The URL can be used to link to this page

CPA 30-84 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. . t i •! ` 1l ,' s b41 TLANiS POLICY CPA 30-84 ----' CITY 0E1 TIGARD 3.1.1 3.2 3.4 I • ,,0, :yI. v. , r • yr q6 i`. . ,, r; r. r. • a`. w F • • • tr ,60 11 .y,„ (••, �I 8. ZONE CHANGE ANNEXATION ZCA 1-85, COMPREHENSIVE PLAN AMENDMENT CPA 2-85 GENE AND VIVIAN DAVIS NPO #4, Staff summation by Liz Newton. Petition for annexation. Public testimony given by Proponents: Gene Davis, 10875 SW 89th for annexation to improve see-vices. Other proponents speaking: Shirley Burns, Thomas Ashlot, 9200 SW Oak would like his lot annexed also, Judy Ashlot also, Brian Adamson, Joel Adamson would like his lot annexed also, Sharon Van Dan, Randy Jungworth, Andy Cox, Darrell Dunford Bertha Dunford and Shirley Melton are in favor. Opponents—Nancy Lou Tracy concerned about the special area designation ane the wildlife, John Blomgen opposed to piecemeal annexation. Others opposed Alice June, Lucia Hansen, Judy Wood opposed to the piecemeal. John Everitt, 8'900 SW Oak again concerned with the special lands and Possible zone change. Staff recommends annexation. The public he ig was closed. Mayor Cook reminded the public that this was not an annexation hearing. Jerry Edwards stated that he would not vote on the issue due to a conflict of interest, but is a ere -enent. Phil. Edin asked about the acreage that was advertised. Apr .tly, the notice did not include the total acreage to be annexed. Tim Ramrecommend readvertisement. Phil Edin moved to readvertise and to enlarge the area to be annexed and include discussion of the legislative intent ? the Council before the public hearing. Ima Scott. seconded. Voti 4/0/1 abstention by Jerry Edwards. • 9, COMPREHENSIVE PLAN 'AMINDMENT CPA 30,-84 CITY CF TIGARD. Summation by Liz Newton. JO Bishop of NPO 1 said they were not notified. Staff assured Council that all NPO chairman and the CCI were notified. This item was held off 2 months to allow input by the committees. Council discuseion followed. Phil Edin moved to adopt. Tom Brian seconded, Approved by unanimous vote of Council present, 10. ZONE ORDINANCE AMENDMENT ZOA 2-e5 CITY OF rIoARo. summation by Bill Monahan, Tom Brian moved to adopt. Jerry Edwards seconded. Approved by unanimous vote of Council present, 11. CIVIC CENTER PROJECT & CALL FOR SIDS. Valerie Johnson and Norm Dull spoke about the project. Norm Dull pointed out four deductive alternates: 1. Delete asphalt in undetermined areas. 2. delete entry canopy. 3. delete the library quiet room. 4. delete portion of City Hail including the administrators office, a storage area and a conference room. A resolution requiring prequalification was presented, • :leery Edwards moved to pass Resolution 85-22. Tom Brian seconded Approved by unanimous vote of Council prwlent. Tom Brian moved to call for bio , to be opened on May 15, 19350 3:00 p.m, at City Hell. Ima tcott setonoed. Approved by unanimous vote of Council present. 12. CONSENT AGEN0A. Tom Brian moved to accept the consent agenda removing the .78 Bizhop item from 12.4. Phil Edin s000nded. Approved by unanimous vote of Council present. /,(5- •. • YM CITY OF TIGARD, OREGON _ COUNCIL AGENDA ITEM SUMMARY AGENDA OF: April 8, 1985 AGENDA ITEM if. DATE SUBMITTED: March 29, 1985, PREVIOUS ACTION: ISSUE/AGENDA TITLE: CPA 30-84 Amendments to letlands Policy PREPARED BY: Elizabeth Ann Newton r=•a kEQUESTED SY Planning Staff fi DEPARTMENT HEAD OK: ._._ CITY ADMINISTRATOR: INFORMATION SUMMARY i. At the March 5, 1985 Planning Commission meeting, the Commission voted to' forward the amendments to policies 3.1.1, 3.2, 3.2.3, 3.4 and 3.4.1 as proposed by the Planning Staff to Council with a recommendation of approval. Aol piesf related to Staff proposed the changes, to p nu ,es floodplainse and d. Twetlands to conform to the newly ,amended' floodplain and wetlands' policy. Attached is an ordinance for your review. 9 •, ALTERNATIVES CONSIDERED 1. Adopt the attached ordinances, 2 Modify the proposed policies and' direct staff to .prepare a revised ordinance, 3. Retain the existingpolicies.poi,a;c a.es SUGt3ESEC ACTON Adopt the attached ordinance. SEAN«.pm� 1 } - .. b. Mur +,`.. r ..•. a i - iy -.f - *; w q * ^ • ■y a • b 7r ,..., CITY OF TIGARD, OREGON , . • t lt!)INANCF° NO. Ss-.j • AN ORDINANCE AMENDING POLICIES 3 . 1. 1, 3 .2, 8 .2.8, 3.41 and ADDING POLICY ; VOLUME 2, FINDINGS, PD!..ICIES AND IMPLEMENTATION STRATEGIES AS ORIGINALLY ADOPTED BY ORDINANCE NO. 83-5'14 (CPA 80•-84 • WHEREAS, the City of 1 igard finds it necessary to revise its Comprehensive Plan policies periodically to improve the operation and implementation or the '0': plan' and WHEREAS, the Tigard City Couicil has reviewed the Comprehensive Plan policies and has adopted the same; and WHEREAS, the City rvf Tigard' Planning Commission held public hearings on the • proposed changes on March 5, 1.985; and b. , • WHEREAS, the Tigard City Council held a public hearing on the proposed changes : on April 8, 1985. THE CIrY 'OF TIGARD ORDAINS AS FOLLOWS: SECTION 1. The Comprehensive Plan policies shall be amended as set forth in Exhibit "A" attached, items to be added ave underlined, items to be deleted '� are shown in [brFtckets] SECTION 2: In order that the Community Development Code may improve the operation . and implementation of the Code and to protect the public health safety and welfare, an emergency is hereby declared to exist and this Ordinance shall become effective upon its passage by the Council and approval by the Mayor. PASSED: By ,.'..Z..,_,.../. L.1..1,,./:.',2.2.1,,._,:/.1..,11-:_-^' vote of all Council members presnt after beingread by number and title only, this day of 1985. D-*„ ty City Recorder `- City of Tigard k 'Y , e. APPROVED; This ; .87' �" � 4,. day or `,�'• l.985,« j ,,-mayor°- City of T t, and (EAN:pmI1146P ORDINANci No. it /_ page 1 3 W d y *Bir : • EXHIBIT "A., Title To Section '41. 1,1 Existing 'Language PHYSICAL_ LIMITATIONS AND NATURAL HAZARDS Proposed Language PHYSICAL LIMITATIONS, NATURAL HAZARDS AND WETLANDS "Chis change• is proposed to include Wetlands in the title. Polio 3.1.1 (a) Existing Language 3.1:1 THE CITY SHALL NOT vl":_LOW DEVELOPMENT IN AREAS HAVING THE FOLLOWING DEVELOPMENT LIMITATIONS EXCEPT WHERE IT CAN BE , SHOWN THAT ESTABLISHED AND PROVEN ENGINEERING TECHNIQUES h.LATED TO A SPECIFIC SITE PLAN WILL MAKE THE AREA SUITABLE FOR 'THE PROPOSED DEVELOPMENT: a. AREAS [HAVING A HIGH SEAS')NAL WATER TABLE WITHIN 0-24 INCHES OF THE SURFACE FOR THREE OR MORE WEEKS OF THE YEAR:] Proposed Language A SHALLDEVELOPMENT IN AREAS HAVING THE 3 .1:1 THE CITY NOT ALLOW FOLLOWING DEVELOPMENT L MITATONS EXCEPT WHERE IT CAN BE . ' ' SHOWN THAT ESTABLISHED AND PROVEN ENGINEERING TECHNIQUES • SPECIFIC SITEMAKE AREA SUITABLE RELATED• TO A SPE ` � PLAN WILL TUE FOR THE PROPOSED DEVELOPMENT: a: AREAS MEETING THE DEFINITION OF WETLANDS UNDER CHAPTER 18.26 OF THE COMMUNITY„ DEVELOPMENT CODE. ti. This change will address the concern of giving cot sideration to all land • which may meet the wetlands definition, IMPLEMENTATION STRATEGIES FOLLOWING 'POLIC'r .3„1,1 Existing Language IMPLEMENTATION STRATEGIES { [1. The city shall designate ona map areas having physical limitations (poor drainage, seasonal flooding, unstable ground) and shall incorporate these d. goat ipns �n the , es�, Tigard Community` D+ veli pment Code and trap, and shall develop graduated_ development: restrictions according to the dist111 inct characteristics of the constraints and anticipated lmitations, CPA. 10-04 - PAGE l •r• p • 2. The City shall revise the sensitive lands section of the Tigard Community Development Code to identify those areas having distinct constraints and limitations. 3 . The City shall cooperate with other agencies to help identify these areas, 4. The City of Tigard shall provide in the Community Development Code a provision for the City to require site specific soil surveys and geologic studies where potential hazards are identified based _ upon available geologic and soils evidence, When natural hazards are identified, the ' City will require that special design considerations and 1 construction measures be taken to offset the soil and geologic constraints present in order to protect life and property, and to protect environmentally sensitive areas, 5. The Community Development Code shall not permit developments to be planned or located in known areas of natural disasters and hazards without appropriate safeguards. Proposed Language • '•. a IMPLEMENTATION STRATEGIES 1. A eeas Y hay n_g physical limitations (poor drai`nacle, s;easona flooding, unstable ground) may be subject to poli,c 3.1.1 of the Comprehensive Plan., 2. The City shalt revise the sensiti.e>e lands section of the , Tigard Community Development Code to identify the standards and define thos4 areas having di;;tinct constraints and limitations The changesgwill put property owners on notice that any land having -. . p � physical limitations may only be developed in conformance with policy 3.1. 1, Ys addition, any areas with distinct development limitations should be identified in the Community Development Code, Title for Section 3,2 Eist_ing Language FLOOD PLAINS LAND WETL Proposed Language rLoop PLAINS This change is propo .ed because Section 3,2 deals only with rlood plains FINDINGS In Section g.2 CPA 30-84 : PAGE • C, n t p Existing Language 3 ,2 FLOOD,'PLAIN$ FINDINGS .r;. The objective of the City is to use the detailed information gathered p Engineers,.C1n floodplains from, the U.S. ArmyCorps of En a.neers, and develop ' policies to: A , 1. Control development, as to not adversely affect the flood plain and floodway areas, 2. Minimize the runoff—erosion impact of development on the surrounding area and downstream properties, and , 3. Emphasize the 1 retention of a vegetative buffer along streams and ;. draina ewa s, g y to reduce runoff and flood damage and provide 1 . .". erosion and siltation control. u 11 o In adr ,titan, there is the issue of the cumulative 'affect of development upstream of Tigard. Flood levels in Tigard will be �� substantially determined by the controls exercised over development outside the plan area, As welt as inside Tigard's' Planning Area, ,: m' to The Fanno Creek drainage system includes numerous small water courses. The integrity of thesenatural .draInageways is intrinsically connected to the system's capacity to absorb excessive runoff and on subsequent flood levels, Often, however, water courses are altered to provide more usable land. Theresultant adverse .. inpacts are detrimental to the entire drainage system, ie. , the . ,storage capacity of the water course is lessened and flooding occurs.] • [o Besides the basic need to control development in flood prole areas, `' it was, found thouublic knowledge of flood p g plain hazards was A. . gMany obstructions previously placed' in the flood lacking, of the plain were the of either ,u or overly optimistic result ignorance �� ,. attitudes about potential 'Flooding proiems. Th se obstructions ;, (e.g, Main Street Bridge) hinder the flow of high water ,end tend to i. increase flood levels.] '41 h pp heavily upon '. o Proper administration of the flood lain areas relies 4 e a4ailability of adequate information upon which to assess the environs rttal impacts of a project. The development, which creates ._ the need,' should be re: Cons ible Fur providing the City with the necessary data for making sound decisions. The burden is on the applicant to prove that, a project will not adversely afFect the 1 • environment or create undue future liabilities for the City, o The City of `t a.gard, with assistance from the U.S. Army Crops of Engineers, has established an area: designated ,i,ithin the 100-year flood plain. h CPA 30-84 — PAGE 3 • n •..nf,.saert5r,i.+w w ,ne.ww.-n.,ram r4..•. . :: cn-., i. . ^ ` a'x ,e+ .. - M 1 b is •,•t. t • o The City of Tigard has been accepted as an eligible area for the Flood insurance Program, and as a result flood insurance will be available to property owners in flood prone ,sras. The P P 1 federal program, however, requires the City to adopt an ordinance federal standards. which meets certain . �,. o The City of Tigard currently has ordinances, policies and standards .within the Tigard Community Development Codewhich provide adequate * coni:rrls for development within florid plain area. o According to the 1981 Drainage Master Plan Study conducted by CI-12M Hill for the City, flood levels of two to four feet higher e r t an the existing 100-y;;5.ar flood plain m�y be expected xf no corrective measures are taken, • Proposed Language o The Fanno Creek drainage _ system includes numerous small water courses 1 The integrity of these natural drai.nacaewa+_s__ is intrins scally connected to the ystems caTracity t o absorb excessive runoff and on subsequent flood levels. Often however, water courses ; ' . are altered to , provide more usable land; If alterations ar.; done_ in�cor+reetl � impacts can be adverse. If the imaacts are adverse_L they can be detrimental to the entire' drainage system %,e: the storaq capacity of the waterr course is lessened and flood .n occurs . f c.t, in lower reaches, it is beneficial to haus more water move throute,h ata faster rate. o Besides the basic need to control development in flaod prone areas` it was found thatpubl 4.o knowled e__ of f l.000 plain hazards was +_ P flood .; • on and ar.3e cote runoff - lacking. Mann result of a r'laci�o ofns �,�nfa�rma,t�.� laced �.n the .,. 'lain were the q - '; predictions about potential flooding roblems. These obstructions (e. 1 Main Street Brie) hinder the flow c.if h ch water ani tenr to i.norease flood levels, o (added) to protect the intent + • �_ eenway policy, the • � �the Cxt s Cr •. Omer__ s defined with the same rah s cal boundaries as the 100--year flood flood �alain boundary. " These modIficatI•ons are proposed to clarify the Greenway definition and to ' ilaclude findings on potential adverse im+:pacts from development. Policy 3,2.E Sxi sting Language 3,2.3 WHERE LAND FORM ALmiATIONS AND DCVI.LOPMENT ARE ALLOWED WITHIN THE 100-YEAR FLOOD PLAIN*' COI-SIDE Mr ZRO-FOOT RIS FLC DWAY4, THE C: "+ SHALL REQUIRE. '" a, THE sitizelmFtow, CAPACITY or THE ZERO-FOOT R748e FLOCDWAY* BE MAINTATNEkI CPA 10-04 - PACE FI, r« ..« y..,...M.. A e • • b. ENGINEERED DRAWINGS AND DOCUMENTATION SHOWING THAT THERE WILL BE NO` DETRIMENTAL UPSTREAM',.. C HANGED;_, 7 IN THE FLOOD PLAIN* � OR DUDOWNSTREAMAREA, AND THAT THE ,.I CRITERIA SET FORTH IN THE SENSITIVE LANDS SECTION OF THE CODE HAVE BEEN MET (See FIS September 1981); [c. THE PLAkTING OF AN EVERGREEN BUFFER ON THE COMMERCIAL OR INDUSTRIAL LAND ABUTTING RESIDENTIAL LAND WHICH • SCREENS THE DEVELOPMENT FROM VIEW BY THE ADJOINING RESIDENTIAL LAND, AND WHICH IS, OF SUFFICIENT WIDTH TO FF. BC NOISE ATTENUATING" AND] d, THE' DEDICATIO•, OF [SUFFICIENT]` OPEN LAND DEDICATION AREA FOR GREENWAY AD JOINI.. G THE FLOOD PLAINS INCLUDING PORTxONS AT A SUITABLE ELEVATION FOR THE CONSTRUCTION OF A PEDESTRIAN/BICYCLE PATHWAY WITHIN THE FLOOD PLAIN* IN ACCORDANCE WITH THE ADOPTED PEDESTRIAN BICYCLE PATHWAY PLAN. The Flood plain and Floodway, as defined j ^Me Flood Insurance Study for the City of Tigard dated September 1, 1981. Proposed Language 013 2 b G ENGINEERED DRAWINGS AND DOCUMENTATION SHOWING THAT ',.T1 THERE WILL BEDETRZMENTAL ,3 , NO UPSTREAM OR DOWNSTREAM EFFECTS IN THE FLOOD PLAIN'A AREA, AND THAT THE CRITERIA SET FORTH THE. SENSITIVE LANDS SECTION O September THE CODE HAVE SEEN ME .. See FIS_� ��`'tiamber 1981)r c. A BUFFER, EITHER EXISTING OR PLANTED, ON THE .. COMMERCIAL OR INDUSTRIAL LAND ABUTTING RESIDENTIAL _, 9 ATE ENS THE LAND WHICH ADE UATELY SCREENS DEVELOPMENT FROM VIEW BY THE ADJOINING. RESIDENTIAL LANIO, AND WHICH IS .',` OF SUFFICIENT,WIDTH TO BE NOISE ATTENUATING'' AND , d. THE DEDICATION OF OPEN LAND, AREA FOR. GREENWAY t. •x AaJOzr�ING THE FLOOD PLAIN* INCLUDING PORTIONS AT SUITABLE ELEVATION FOR THE CONSTRUcTIDN OF A . , PEDESTRIAN BICYCLE PATHWAY WITHIN THE FLOOD PLAIN* IN ACCOPDANCE WITH THE 'ADOPTED PEDESTRIAN BICYCLE PATHWAY ;. PLAN. ThesechP.;iges are proposed for clarification. Exiting Language Norte Proposed Language THE CITY' HS L L .RQT3IRE TH�E I pTcATION Or ALL UNDEVELO !ED LAND .WITHIN M rill Lrr,. _• THE 100—YEAR FLOOD PLAIN PLUS SUFFICIENT OPEN LAND FORGREENWAY i`°♦ ; PURPOSES SPECIE ICALLY IDENTIFIED FOR._.RECREATION WITHIN THE PLAT CPA, 30-S4 — PAGE 5 r ... ,....w ..,.5 , ,. .;..� ink 4.4 .,,i o„-• ti _ }t a a fir. I t Policy 3 .4.1. Existing Language 3.4. 1 THE CITY SHALL DESIGNATE `'HE FOLLOWING AS AREAS OF SIGNIFICANT ENVIRONMENTAL COPERN d" Proposed Language 3.4.1 THE 'CITY SHALL DESIGNATE, BY DEFINITION NOT BY LOCATION, G A'S AREAS OF SIGNIFICANT ENVIRONMENTAL CONCERN. THE FOLLOWING This change is p►-uposed to tie this policy to definitions and not to site • specific boundaries which are difficult to determine without field surveys. (EAN:pmi1061P) • i I CPA 30-04 — PACE 6 , Y i y ' y h ,• , 'I I .. 'p .. r r t . if 1�}d 5.2 CPA 30-44 MEMORANDUM CITY OF TIGARD, OREGON To: City council March 29,. 1985 AI FROM: Planning Staff SUB3E',CT: Floodplain and Wetlands Policies' (' At the January 8, 1985 Planning Commission MeetiA94 the Planning Staff i.. proposed changes to policies 3.1.1. 3.2, 3.2.3. 3.4 ~bki.4 3.4„/ relating to floodplains and p wetlands. At that meeting, the Planning C7)mmission directed 1,•, staff to take the proposed I language changes 'to the CCI and the tilP6's for. ., review,, Since the Sanuary Planning Commission Meeting, Staff has scheduled a presentation to the CCI and has made the information available to the NPO's. ; , \ The The CCI was scheduled to review the proposed change. on January 28, 1985, a however, a quorum of members was not'present so no action ',as taken. The February 25, 1985 NPO #3 meeting agenda listed review of, the pr .,,Josed policy changes as a discussion item. The Planning Staff has not received x minutes or a written response on the changes, NPO #4 scheduled a meetingfor Januar y 9, 1985 to review the proposed changes, however, a quorum was not present to Yrevieu the language, NPO #5 reviewed the language at their January 16, 1985 meeting and supported the changes 'on JanuaryF ' • recommended by staff. NPO �#6 also reviewed the changes .. proposed 16, 1.085 and supported the laiguage suggested by staff. ro ose • On March 5, 1985, the Planning Commi,ssxon votedto forward che Planning • ' Sta:1f's recommendation to City Council with a recommendation of approval. (EANtpm/1061P) ' t I 1 ti 1 i iJ ti 7- - • . • • • • PLAISIhrNG Ct0,411.1.*:&.)I011 CITY MACE 5, 1985 I5, CPiO84 prnsident and Member of the Commissions name is Geraldine Bail I em representin#3 LTB, Inc. and rive elf,, G. L. As you will rber, you &focussed CI'ti 30-64 before on Jaraiary 8, 1985. At the • ' "UM et of the discussion of Item 3.4.1 I asked a question but I certainly did rwt stay that I felt that there was no need for a Yield 81 -vey, aa reported in the minutes. • To be certain of what I said I wet dotal to the City of Tigard and made a transcript of that portion of the Planning Cow/onion meeting...end it went like this. „. .'• Geraldine Bell aPeaking: ••• question I haVe i nov with this map you are taking off the wetlands map than do you !•..4ed a field suryoy in addition? Is that what you mean?" Liz Newton speaking; •..• 'Tot VIII" the Policy 411 metz is that now 3,..f they ohelege the policy...if You have an '.• • ere a of lend that meets the definition .a,f wetland you could still be subjs.:A to the • policies that apply to wetland but you aay nevi a field survey if there is a que-4tion." Geraldine Ian Speaeingt • rI see* that's the point. I adz't know if you meant all the areas we,. 1 &Aug to have •• iield ey." ,• Lie Newton speakin : "No* aa a eeneral rule if there is a question the boundary of wetlands will be determined • by a field survey. Obviously some area; art. not wetlands." aerstadinie U speakingl 'lea interested because Iota chairman of ki74-.) #4 and wie vet going to have a meeting tomorrow night and I want to know at least part of whi.t talking about." Please make notation in the ainutes of thin meeting oil' ',iamb 5, 1985 to show the • eorrection to minutes of Jen. Of 1985. After receiving a copy of map of the Triangle from wasnington County on February 19, 1985, I realize how very iseportatt Field Surveys are especially in view of the fact that the map shows the water from the Villa Bids* avine, one of ard's largest tributaries to Panto Creek beillg diverted onto 8. Ix. 66th. I trust the City of Tigazd will reqUire a field survey in the Villa Ridge Aavine area before an,' building or reed construction its allowed and also t...tat they will see that the water stays in its naterel drainagewey as shown on the 19,h0 ODOT wen.; copy or which I an giving you to- night. This ie important so es to not disturb thy wildlife habitat in the area as well ." as preventing the water ending up on pri'r*te property* both of $rhich I believe are • against the lag. t ans also submitting herewith a copy of map obtained from Wathington . • County on keb. 19* 1985 from which I obWenpit ay information. Said '48tp deer not .. properly show Veoated S. 114, Dartmouth -act:561:N, 67th, wet of loath has been leased A to the Ford dealership since 1970. To verify the street vaeatien copy of 'ektehineton County t & 0 67-576'; attest. Attorney General, Jack Sollist"s letter or June, 29* 19820 "..• • along with map* iteut Circuit Court Case 42.399 are herewith aubmi,tted. We ask that • all theie documents alone with the OreL,OZI Det, of .'17-reneeportetiert 19e0 mese 2.rid the obtained fr Washineton County Op 7eb, 19, 19851 be made part of tonight's e. Planning Commieeion Public Bearing on Item 5.2 Comprehensive Plan ezendment 36-4-84. Also I want to pint out that the inieetnation regarding bed kook Creek reported on Page I -58 Of Cozerehensive Plan t incorrect. Red Rook Creek aterts on S. V. 72nd not on Kt. 41.vat4iitio, *UM I droll LtA, 00.1 the Corps or 1.'etekireittere in 1982 the verified this infezeation as well as the location of Villa kidgo Ravine and 44111 Creek as the tit sant as shown on the 1980 ODOt! zap. Ball Creek it not In the Triabgle bnt Villa mage Ravine is and, is ,jtot south of Cou'ost„ the rOlottao Pt , Chevron Station„ eto, ali of which are located on Highwey 99W. Please tesIts this and all atteobeeenta -art of ton:41140a heerine read the City of n'ieard „reVOZG,, • TIGARD PLANNING COMMISSION REGULAR MEETING - MARCH 5, 1985 a., 1. President Moen called the meeting to order at 7:35 PM. The meeting was ,„. . " held at Fowler Junior High LGI Room - 10865 S'� Walnut. �. ' 2. ROLL CALL: PRESENt: President Moen; Commissioners Butler, Fyre, Owens, Vanderwood, 5cr55mann, and Campbell. ABSENT: Commissioners Leverett and Peterson. STAFF: Associate Planners Keith S. Liden and Elizabeth �• A. Newton; Secretary Diane M. Jelderks. . 3. APPROVAL OF MINUTES * Commissioner Fyre moved and Commission Bergmann seconded to approve minutea as submitted. Motion carried by majority vote of Commissioners present, Commissioner Owens abstained. 4. COMMISSION COMMUNICATION o Staff distributed copies of sections of Land Use Procedures and 1 Practices in Oregon. Also, a letter from NPO # 3 was distributed .1 regarding agenda item 5 .1 (ZOA 8-84). 5. PUBLIC HEARINGS • 5.1 ZONE ORDINANCE AMENDMENT MENT ZOA 8-84 (COMMUNITY DEVELOPMENT CODE) r • (5.1 a.) Review Section 18.26, 1;3.94 (Manufactured Homes), (5.1 b.) 18.96 and 18.98 (Flag Lots and Height Limits)• 5.1 a. Associate Planner Liden, explained that the information on Manufactured Homes had been taken back through the NPO process. He reviewed NPO 3, 5, and 6's comments. The other NPOs had not responded. He requested that the Commission make a recommendation to City Council whether or not manufactured/mobile homes should be allowed on individual lots. PUBLIC TESTIMONY o No one appeared to speak PUBLIC HEARING CLOSED 11, COMMISSION DISCUSSION AS ACTION 0 Consensus of the Commissioners was that Manufactured Homes should be allowed if they met the standards as required by ,stick built homes. And have criteria which they {would have 't° met to be allowed Or individuAl Also* they felt their was a need for a stro;<itg, defihition, betveeu manufactured homes and mobile homes, w PLANNING COMMISSION MINUTES March 54 .195 Pae I t1 + ^r• ,. e l seconded to 'ar t * Commissioner Campbell moved and Commissioner Fyne w recommend to _.City Council to allow Manufactured Homes on Single Family Lots, thatthey meet the same standards as required for stick built houses, that they meet the standards for subdivision and A criterions be established to allow manufactured homes on. individual lots. Also that a definition be made for manufactured and mobile homes. Motion carried unanimously by Commission present. information stating 5.1 b. Associate Planner Lif�en reviewed.. the memo and i. that staff preferred alternative number five. Lengthy discussion f olle.ded PUBLIC TESTIMONY o Mary Clinton, 9865 SW w Court, representing NPO # 6, read the NPO's recommendation from their February 25, 1985 minutes. They were concerned about giving authority to the Director to decide this issue. PUBLIC HEARING CLOSED COMMISSION DISCUSSION AND ACTION . �xre, Bergmann, Butler,: Owens and Campbell r, Commissioner Vanderwood, . favored alternative number five. Commissioner Bergmann was not sure why the code needed changing, *ne felt it was adequate as is. Ler gthy discussion regarding the side yard setbacks. o President Moen stated his concernP for alternative five. He supported ' alternative number two, which would require that the Code provisions art be applied only to flag lots which aro not in' subdivisions. � r .; * Commissioner Pyre moved and Commissioner Vanderwood seconded to recommend alternative number 2, which reiterates their recommendat!ot of May 8, 1984, to have toe Code provisions only apply to flag lots which are not in subdivisions. Also to add 10 ft. for side yard setbacks, also removethe word provided. Motion carried by majority _ t vete of Commissioners pY•osent, Commissioner Butler voting no. 5.2 COM'' , k E PLAN AMEND. . CPA 30-84 FINDINGS POLICIES AND MPLErMENT i TION STx 1TEGIES " Review Po1icies 3.1.1, 3.2, 3.2.3, 3.4, and. 3.4.1. Associate Planner Newton reviewed the status and requested that staff's: • , rerommendations be forwarded to City Council. .W, .° PUBLIC TESTIMONY µ; o Geraldine Bail read her concerns into the record, she fav Dred s taa' f t s recommendation. , PLANNING COMMISSION MINUTES ' March 5, 1985 Page ..wµuux,...rwµ`�. .ru.,ewµ'.M x.c.uw:..o{v, y ra_.w..+r.m .w r. .. � -+. _ . r.+.✓u r n.,,r ...; • o Associate Planner addressed NPO. # 31.s written concerns. * Commissioner Fyre moved and : Coin issioner Owens seconded to forward staff's recommendation to City C..)uncil with a recommendation for approval. 5.3 SUBDIVISION S 1-85 EDITH CARNAHAN NPO # Request to subdivide a 129,329 square e foot parcel into 13 lots ranging � � � g from 7,500 to 8,400 square feet on property, zoned R-4.5 (Residential 4.5 units/acre). Located: 10985 SW North Dakota St. (WCTM 151 34BC lot 200). Associate Planner Liden noted corrections on the staff report and made staff's recommendation for approval with 10 conditions. APPLICANT'S PRESENTATION o Gordon' ?obbs, President, OR-AK Corporation, 13050 SW Forest Meadow Way, Lake Oswego, OR 97034, accepted staff's recommendation and asked the Commission for their approval. PUBLIC TESTIMONY o Stan Smith, 10925 SW 108th; adjacent property owner, was concern about the severe drainage problem they currently have,, he did not want to see this project develope if it would increase his existing. problem. He also wanted to know what type of homes would be built. REBUTTAL o Gordon Hobbs tated that the City has drainage requirements and if there is any affecton the adjacent property it would decrease their water runoff. Ha was not sure of the :.ypes of homes, he would be selling off the lots to builders, but expected them to be compatible with the surrounding neighborhoods, o tdith Carnahan, 10985 SW North Dakota, owner of the property, objected to the fact that she was requited to do half-street improvement in front of her house. She felt, the improvement should only be required in front of the subdivision. PUBLIC HEARING CLOSED 4 Discussion followed regaxding the 25t easement strip, why Mrs Carnahan was being required to . tprove in front of her house, road d alignments and the turnaround. o Commissioner Butler moved and Comriissiontt Bergmann seconded, to r 9. Requiring F 1-85 con Cityand at. approve S addingcondition nutnbea turnaround the end of 109th which is acceptable by the Fire Department. Change Condition number 9. to 10. and condition number 10. to 11.. and modify condition number 1. to read PRIOR TO RECORDING OF FINAL PLAT instead of ISSUANCE. OF BUILDING PERMITS. Also, to PLANNING COT 'IIS°BION HINUTES Narch 5 1985 Pa g e 0 • MEMORANDUM gpn $ô --g ( • CITY OF TIGARD, OREGON • TO: PLANNING COMMISSION March 1, 1985 ti FROM: Planning Staff 1 SUBJECT: Floodplain and Wetlands Policies , At theJanuary 8, 1985 Planning Commission Mee��mg r Ithe PlanningStaffff proposed changes to policies 3,1,1, _.3.2, 3.2.3, 3.4and 34.i relating to floodplains and wetlands. At that meeting, the Planning Commission directed staff to take the proposed language changes to the CCI and the NPO's for review. Since the January Planning Commission Meeting, Staff has scheduled a presentation to the CCI and has made the information available to the NPO's The CCI was scheduled to review the proposed changes on January 28, 1085, however, a quorum of members was not present so no action was taken. • The February 25, 198 ' NPO #3 meeting agenda listed review of the proposed ?• policy changes as a discusson iters. the Planning Staff has not received minutes or a written riesponsr, on the changes. NPO #4 scheduled a meetingJanuary9, 1985 to review forev iew the proposed changes, however, a quorum was not present to review the language, NPO #5 reviewed the language at their January 16, 1985 meeting and supported the changes recommended by staff. NPO #6 also reviewed the proposed changes on JM.,nuary 16, 1985 and supported the language suggested by staff. STAFF RECOMMENDATION: Staff requests that the Planning Commission review the language as explained M ComprehensivePlan+ to in attached Exhibit ' A to amend o . related' " " policies xis �.n the Corr, re floodplaxns .and wetlands recommendation to City Council. and forward a (5Ah pm/1061P) • • a e +G r f r j r C January 9i 191.5 . 4 .x CPA 30-84 MEMO ' TO: CCI and NPO Members „. 4 4 FROM: / Planning Staff 7. v ; SUBJECT: Wetlands Policies In the past few months, several issues have been raised in connection with development where the City's wetlands policies have been applied , As the policies have been applied, it has become apparent to Staff that, in some policies, ng p cap e, the findi s and implementation strategies are vague and do not state whatt staff perceives to be the intent of the City Council and Planning Commission on wetlands. Staff has reviewed the Findings, Policies, and Implementation strategies relating to wetlands and proposed changes to several sections. The changes were presented to the Planning Commission at their January= 8, 1985, meeting. The Planning Cammissic o relauested that the NPO's and CCI review the changes Padoption raor to c©ns,�derataon for '`in February. �` Title To Section 3.1:1 Ei:isting Language PHYSICAL LIMITATION AND NATURAL HAZARDS Proposed Language ry 1 PHYSICAL LIMITATION,, NATURAL HAZARDS AND WETLANDS Thi:t change it proposed to include wetlands in the titlei Policy 3.1.1 (a) Existing language ' 3.1,1 THE GUYSHALL NOt ALLOW DEVELOPMENT IN AREAS HAVING THE FOLLOWING DEVELOPMENT LIMITATIONS EXCEPT WHERE IT CAN BE ANO PROVEN' LOPMENT IN AESTABLISHED TECHNIQUES,. RELATED TO A SPECIFIC SITE PLAN WILL MAKE THEAREA SUITABLE FOR THE 'PROPOSED DEVELOPMENT. ai AREAS HAVINWATER: TABLE WT -24 TNIt� C) INCHES' OF TH ASU HIGHFACE SEASONALFt�R THREE OR MORE WEEKS OF THE ... R YEAR' CPA 80-84 - PAGE 1 Proposed Language 3.1.1. THE CITY SHALL NOT ALLOW DEVELOPMENT IM AREAS HAVING THE, FOLLOWING DEVELOPMENT LIMITATIONS EXCEPT WHERE IT CAN BE SHOWN THAT ESTABLISHED AND PROVEN ENGINEERING TECHNIQUES RELATED TO A SPECIFIC". SITE. PLAN WILL MAKE THE AREA 4 SUITABLE FOR THE PROPOSED DEVELOPMENT: a, AREAS MEETING THE DEFINITION OF WETLANDS UNDER CHAPTER 18.z6 or THE COMMUNITY DEVELOPMENT CODE This change will address the concern ofgiving consideration to all land which may meet the wetlands definition. IMPLEMENTATION STRATEGIES FOLLOWING POt.r,:Y 3.1.1 Existing Language IMPLEMENTATION STRATECIF' 1. The City shall designate on a map areas having physical limitation (poor drainage, seasonal flooding, unstable , grou+ ) and shall incorporate these designations in the Tigard Community Development Code and map, and shall develop graduated developmentrestrictions according to the distinct characteristics of the tonstraints and tai"{ anticipated limitations. � The City shall revise the sensitive lands section of the Tigard. ... , ; gard Community DevelopmentCode identify those .areas.. ' to �.deni having distinct constraints and limitations, wCity with other agencies to :help " 3+ The. shall cooperate, identify these areas. 4. The City of ,• Tigard shall provide in the Community potential Development Code aprovision for, the City to require site � P specific soil surveys and geologic studies where ote l hazards are identified based• upon available geologic and 3011$ evidence. When natural hazards are identified, the City will require that special design considerations and construction measures be taken to offset the soil and geologic constraai,nts present in order to protect life and property", and to protect environmentally sensitive`areas. �w The he: Community Development Code shall not, permit • developments to be planned or located in known areas of natural disasters and hazards without appropriate • safeguards. CPA 11)-84 .., PACE • w " " 11 Proposed Language IMPLEMENTATION STRATEGIES 1. Areas hating physical ,limitations (poor drainage, seasonal flooding, unstable ground) may be subject to policy 1.1.1 of the Comprehensive Plan 2. The City shall revise the 'sensitive lands section of the Tigard Community [development Code to identify the standards and define those areas hawing distinct constraints and limitations. These changes will put property owners on notice that any land having physical limitations may, only be developed in conformance with policy 3,1,1. In addition, any areas with distinct development limitations should be identified in the Community Development Code. Title for Section 3.2, ., Existing Language FLOOD PLAINS AND WETLANDS Proposed Language FLOOD PLAINS This chat,ge is proposed because Section 3.2 deals only with Flood Plains FINDINGS in Section 3,2 Existing Language PLAINS 3 2 FLOOD _ 4 FINDINGS o The objective of the City is to use the detailed informatioon gathered on flood plains from the U.S. Army Corps of Ergineers, a develop policies to: 1 Control development, as to not adversely affect the flood plain and floodway areas, 2. Minimize the rt,m?ff-=erosion' impact of develt°»anent on the surrounding area downstream properties, and 3. Emphasize the retention of a vegetative buffer along streams and drainageways, to reduce runoff and flood' damage and provide : erosion and siltation control, CPA 30-04 PACE 3 .. r O In addition, there is the issue, of the cumulative effect of development upstream of Tigard. Flood levels in Tigard will be substantial,.y determined by the controls exercised over development outside the plan area, as well as inside Tigard's Planning Area. o The Fanno Creek drainage system includes numerous small water courses. The integrity of these natural drainageways is intrinsically connected to the system's capacity to absorb excessive runoff and on subsequent flood levels. Often, however, water courses are altered to provide more usable land. The resultant adverse impacts arra detrimental to the entire drainage system. i .e. , the storage capacity of the water course is lessened and flooding occurs. o Besides the basic need to control development in flood prone areas, it was found that public knowledge of flood plain hazards was lacking. Many of the obstructions previously placed in the flood plain were the result of either ignorance or overly optimistic attitudes about potential flooding problems. These obstruction (e.g. Maid Street Bridge) hinder the flow of high water and tend to . ` increase flood levels. o Proper administration' of the flood plain areas relies heavily upon the availability of adequate information upon which to assess the environmental impacts of a project. The development, which creates the need, should ,he responsible for providing the City with the necessary data for making sound decisions. The burden is on the applicant to prove that a project will not adversely affect the environment or create undue future liabilities for the City. o The C .tof Tigard, with assistance • y »g from The U.S. Army Corps of Engineers, has established an area designated within the 100-year flood plain, o The City of Tigard has been accepted as an eligibs a area for the National Flood Insurance Program, and as a result flood insurance will* be available to property owners ih flood prone area. The federal program, however, requires the City to adopt an ordinance which meets certain federal standards. o The City of Tigard currently has ordinances, policies and standards within Tigard Community Development Code which provide adequate controls for development the . within flood . lain at�e��,, o According to the 190: Drainage Master Plan Study conducted by CH2M Hill for the City, flood levels of two to four feet-hgher than the existing 100 -year flood plain may be expected if no corrective measures are taken.` CPA a0-84 -. PLACE • Proposed Language o The Fanno Creek drainage system includes numerous small water courses. The integrity of these natural drainageways is intrinsically connected to the systems capacity to absorb excessive runoff and on subsequent flood levels. Often however, water courses are altered to provide more useable land. If alterations are done incorrectly, impacts can be adverse. rse. If the impacts are adverse, they can be detrimental toair the entire drainage nage system i.e. , the storage capacity of the water course is lessened and flooding occurs. In fact, in lower reaches, it is beneficial to have more water move through at a faster rate, o Besides he basic need to control development in flood prone ' areas, it was found thatublic knowledge of Flood' Pplain r .h hazards was lacking. Many of the obstructions previously placed in the floodplain were the result of a lack of f, information and adequate uate runoff q predictions about potential flooding problems. These obstructions (e.g. Main Street Sriige) hinder the flow of high water and tend to increase flood levels o (added) To protect the intent of the City's Grceenwwy policy, the Greenwr. y is defined with the same physical boundaries as the 100--year flood plain boundary. These modifications are proposed to clarify the Greenway definition and to include findings on potential adverse impacts from development. Policy 3.2.3 Existing Language F 3.Z,3 WHERE LAND FORM ALTERATIONS AND. DEVELOPMENT ARE ALLOWED WITHIN THE 100-YEAR FLOOD PLAIN* OUTSIDE THE.: ZERO-FOOT RISE FLOODWAY*, THE CITY SHALL REQt)IREt a. THE STREAMFLOW CAPACITY OF THE ZERO-FOOT RISE FLOODWAY* BE MAINTAINED: b, ENGINEERED DRAWINGS AND DOCUMENTA"ION' SHOWING` THAT THERE: WILL BE NO DETRIMENTAL: UPSTREAM OR DOWNSTREAM CHANGES IN THE FLOOD PLAIN* AREA, AND THAT THE CRITERIA SET FORTH IN THE aENSI,TIVE LANDS SECTION OF THE CODE HAVE BEEN MET (See FIS September 1981)} c. THE PLANTING OF AN EVERGREEN BUFFER ON THE. C '1ERCIAL_ OR INDUSTRIAL, LAND ABUTTING RESIDENTIAL LAND WHICH SENDV; LGPMENT FROM VIEW BY TUE AD 'OINING RESIDENTIAL LAND ANLL WHICH IS OF SUFFICIENT WIDTH TO BE NOISE ATTENUATING ' AND CPA 30-94 — PAGE 6 fl d. THE DEDICATION OF ,SUFFICIENT OPEN LAND AREA FOR GREENWAY ADJOIN CNG THE FLOOD PLAIN* INCLUDING PORTIONS AT A SUITABLE ELEVATION FOR THE CONSTRUCTION OF A PEDESTRIAN/8ICYCi.E PATHWAY WITHIN THE FLOOD PLAIN* IN ACCORDANCE WITH THE ADOPTED PEDESTRIAN BICYCLE PATHWAY PLAN. * The Flood _plain and Flaodway, as defined by the Flood Insurance Study for the City of Tigard dated September 1, 1981. Proposed Language 3.2.3 b. ENGINEERED DRAWINGS AND DOCUMENTATION SHOWING THAT THERE WILL BE NO DETRIMENTAL UPSTREAM OR DOWNSTREAM EFFECTS IN THEFLOOD PLAIN* AREA, AND THAT THE CRITERIA SET FORTH IN THE SENSITIVE LANDS SECTION' OF THE CODE HAVE BEEN MET (See FIS September 1981); c. A BUFFER, EITHER EXISTING OR PLANTED, ON THE COMMERCIAL OR INDUSTRIAL. LAND ABUTTING RESIDENTIAL LAND WHICH ADEQUATELY SCREENS THE DEVELOPMENT FROM VIEW BY THE ADJOINING RESIDENTIAL LAND, AND WHICH IS OF SUFFICIENT' WIDTH TO BE NOISE ATTENUATING; AND d. THE DEDICATION OF OPEN LAND AREA FOR GREENWAY ADJOINING THE FLOOD PLAIN* INCLUDING t-PORTIONS AT A SUITABLE ELEVATION FOR THE CONSTRUCTION OF A PEDESTRIAN BICYCLE PATHWAY WITHIN THE FLOOD PLAIN* IN ACCORDANCE WITH THE ADOPTED PEDESTRIAN BIC1CLE PATHWAY PLAN. These changes are proposed for cl-Arif ication, . 3.2,4 `4 Existing Language None Proposed Language THE CITY SHALL REQUIRE THE DEDICATION OF ALL UNDEVELOPED LAND WITHIN THE 100 YEAR FLOOD PLAIN PLUS SUFFICIENT OPEN LAND FOR GREENWAY PURPOSES SPECIFICALLY IDENTIFIED FOR RECREATION WITHIN THE PLAN policy 1,441 Existing LU nguage. M THE CItY SHALL DESIGN y. TH y G _ 3��.1 A1 E, THE FOLLOWING�:F C)WYF IVF �T AS ARE�`.� OF SIGNIFICANT ENVIRONMENTAL CONCERN CPA 30-84 Y- PAGE 6 444 Proposed Language 3.4,1 THE CITY SHALL DESIGNATE, BY DEFINITION NOT BY LOCATION, THE FOLLOWING AS AREAS OF SIGNIFICANT ENVIRONM1ENTAt, CONCERN This change i proposed to the tie this policy to definitions and not to site specificaoundares which are difficult to determine without field surveys. STAFF RECOMMENDATION: Staff recommends that the Planning Commission hold a public hearing on the proposed changes to gain public input and direct staff as to which changes should be prepared for action at the February' meeting. (EAN:bs/0888P) CPA 30-84 — PAGE 7 ► M..au,,.., j /li.k ' '7, ,. . , , ,,,,, -, / //e-- ' .....,,,,,,,..t.minger, 1 .. .,,,......:—;: :5 - -1- „---* a MEMO TO: Cai l'14. `,ri, ,✓iet 4 ” n FROM: Planning Staffe. /7 '- • SUBJECT: Wetlands Policies In the past few months, several issues have been raised in connection with development where the City's wetlands policies have been applied. As the policies have been applied, it has become apparent to Staff that, In some case, the policies, findings end implementation strategies are vague and do not state what staff perceives to be the intent of the City Council and m Planning Commission on. wetlands. . Staff has reviewed the Findings, Policies, and Implementation strategics relating to wetlands and " : n ""i".1= » ‘1,6 Weproposed Lamate , eCh =1-t fde ..--;•••••,,.1..4=.~'' 7,-•— _ yw pg . r j' 7' ,/,' Policl, 8 i 1.1 ta) dI,,':e;ifi/,?),,,• L / , ., - * 1. / , f, e *," ' ' -4/ ,� 1 , 11114.)X 1 ) ir?�,71-- - rZ � .� v- ' i`,77� � , -- '''''6!:,,,5. „'+ , 'G"+,�17';'14'•14.'-Cf ' c4- ' Exzstilanoa ir” ??.,17 �� , � ,� , � 4 � �t�° �; � � ,� f ! . 1 B ,1,1 THE ' ° ,�'�'` ��';'"'! , crry SHALL NOT ALLOW DEVELOPMENT IN AREAS HAVING THE . 1/1/ FOLLOWING DEVELOPMENT LIMITATIONS EXCEPT WHERE IT CAN BE SHOWN THAT ESTABLISHED AND PROVEN ENGINEERING TECHNIQUES RELATED TO A SPECIFIC SITE PLAN WILL MAKE THE AREA SUITABLE. FOR THE PROPOSED DEVELOPMENT a. AREAS HAVING A HIGH SEASONAL WATER TABLE WITHIN 0-24 INCHES OF THE SURFACE FOR THREE. OR MORE WEEKS OF THE YEAR: Proposed Language • 3.1.1. THE CITY HALL NOT ALLOW SHOWN DEVELDEVELOPMENTIN �1�'�EAS" HAVING TSE FOLLOWING DEVELOPMENT LIMITATIONS EXCEPT WHERE IT CAN THAT PROVEN. ENGINEERING TECHNIQUES RELATEDTOA ESTABLISHED AN SPECIFIC SITE. PLAN ILL MAKE THE. AREA SUITABLE FOR THE PROPOSED DEVELOPMENT: a. AREAS MEETING THE DEFINITION OF WETLANDS .. UNDER i. CHAPTER 18.26 OF THE CO iMU iITY DEVELOPMENT.-'Cob a This change will address the concern of giving consideration to all Land' which may deet the wetlands definition, ' ti • CPA 3o-84 • PAGE 1 1 . . k - e p 0 1-l 1-te, F c\'''/). ;1/>x7 ter: /,.. /, ' ' 00 ° ` M fix.I1 /? . /a / f(I I X. W6//*6 -- /, . ' �� ,. ' - ;fit- - k. r i r? .7,--ele:,;,.„( ,,/(6.4-, ,(. t ,, ,r6?' 1 , ' , , t. ,N. j2 y5gA /Al M77z",)A ,. j A l/ . 17,-') 7 {' ,-)` , '"' t.1,,Iin ttl'r"7 t ,,4--7\iP,1 , 1Jtt ...,A, , i , /11,,,7,647 /y.14. 71','-'7,,,,7,„7,,Y.,4 ' ,. ,4 7,-;,,,,,y,,,,,,,,,c,k, ', , o' 1 .2 e' ' ec.irler '' " 1 • { x i. A AI' I . it - .y ' ., M +r.,.r`� - .. Y 0 �. r�•;e ...».. i...w+.fw ,,.�,.e+..w ..,:.n IMPLEMENTATION STRATEGIES FOLLOWING POLICY 3.1.1 Existing Language IMPLEMENTATION STRATEGIES 1. The City shah;, designate on a map areas having physical limitation (poor drainaqe, seasonal flooding, unstable round and shall incc,rporate these designations in the ground) g Tigard Community Development Code and map, and shall develop graduated development restrictions according 'to the distinct characteristics of the constraints and anticipated limitations. 2. The City shall revise the sensitive lands section of the Tigard Community Development Code to identify those areas , having distinct constraints and limitations, 3 The City ' shall cooperate with other agencies to help identify these areas. of 4. The City of Tigard shall provide in the Community Development Code a provision ?o►' the City to require site specific soil surveys and geologic studies where potential hazards are identified based upon available geologic and soils evidence, When natural hazards are.. identified, the x y considerations and • C�.t will require that special designken to offset the soil and geologictlon measures Presentbe s in order to protect ` and constraints sensitive areas, property, and to protect environmentally S The Community Development Code shall not permit developments_ to be planned or located in known areas o? natural disasters and hazards withoutout a ppro riat(. , safeguards, Proposed Language IMPLEMENTATION STRATEGIES 1. Areas having physical limitations (poor drainage, seasonal flooding, unstable ground) may be subject to policy 3,1,i of the Comprehensive Plan. 2, The City shall revise the sensitive lands section of the 0 Tigard' Community Development Code to identify the standards and define those areas having distinct constraints and limitations. These changes putproperty � p- ry owHe. rs o� notice that any 'Aland nd having physical limitat ons ra only bedevelod in conformance with polity ;. ,.1.i. ,In addition, any areas, ,with distinct development limitations �. me . w should be identified in the Community Development hent C CPA 30_0,4 p de C • r r• a •+• wlliY.w w,iiw..ee,_«f N •.. - wr`.w Y , • , Title for Section 3.2 Existing Language FLOOD PLAINS AND WETLANDS Proposed Language FLOOD PLAINS This change is proposed because Section 3.2 deals only with Flood plains FINDINGS in Section 3.2 Existing Language 3.2 F C,.(X)D PLAINS i '.�: :�s. � �: �� —•-'� FINDINGS o The objective 6'°" the City is to use the detailed information gathered on flood plains from the U.S. Army Corps of Engineers, and develop policies to: Control development, as to not adversely affect the flood plain and f loodway areas, 2. minimize the runoff—erosion impact of development on the surrounding area and downstream properties, and 3. Emphasize the retention of a vegetative buffer along streams and drainageways, to reduce runoff and flood damage and provide erosion and siltation control. the cumulative there is the issue of effect of development o In addition, upstream of rigard i Flood levels in Tigard will ` be substantially determined by the controls exercised over developmen'l, outside the plan area, as well as inside Tigard''s Planning Area, o The Fanno ` Creek drainage system includes numerous small water courses. The integrity of these natural drainagewa,ys is intrinsically connected to; the'' system's capacity to absorb excessive zn runoff and: on subsequent flood levels.' Often, however, ` water courses art altered to provide more usable land. The resultant adverse impacts are detrimental to the entire 'drainage system, i,e4 , the storage capacity of the water course is lessened and flooding occurs o Desides the basic � ent odevelopmentin flood prone areas, t was found thatpublic knowledgeof flood plain hazards was lacking i Many, of ''the obstructions previcusly placed in the flood plain were the result. of either ignorance or overly optimistic plain attitudes about potential flooding problems. These obstruction • ,0 g, Main Street Bridge) hinder the flow of high water and tend to increase flood levels. 0PA 10-84 — 'P G't • o Proper administration of the flood plain areas relies heavily upon the availability of adequate information upon which to assess the environmental, impacts of a project. The development, which creates the need, shouldbe responsible for providing the City with the necessary data for making sound decisions. . The burden is on the applicant to prove that a project will not adversely affect the environment or create undue. future liabilities for the City. o The City of Tigard, withassistance from The U.S. Army Corps of Engineers, has established an area designated within the 100—year • flood plain, o The City of Tigardbeen has; accepted as an eligible area for the National Flood Insurance Program, and as a result flood insurance . property will be available to ro erty owners in flood prone area. The federalro ramthe City however, requires adopte p D which meets certain. federal standards. to ' an and i►�anc c The City of Tigard currently has ordinances, policies and standards within the Tigard Community Development. Code whichprovide adequate controls for development within flood plain area° . • o According to the 1981 Drainage Mat ter Plan Study conducted by ` CH2M 2 Hill for the City, flood levels of two to four feet higher than the existing 100—year flood plain ma;, be expected if no corrective measures are taken" Proposed Langgaor o The F'anno Creek drainage s st system includes numerous small water courses. The integrity of these natural drainageways is intrinsically connected to the systems capacity to absorb excessive ruvo'.f f and on subsequent flood levels"' Often however, water courses are altered to provide more useable land. If alterations are done incorrectly, impacts canbe k adverse, If the impacts are adverse, they can be detrimental to the entire drainage system i,.e, , the storage capacity of the water course is lessened and flooding occurs. In fact, in lower reaches, it is beneficial to"have more water more through at a fa stet rate" O Besides the basic need to, control development in flood prone areas, it was found that public knowledge of floods plain hazards was lacking many of the obstructions previously placid in the flood plain were the result of a lack of information and adsut�e q runoffpredictions about potential flooding problems, a These obstructions (e.g. Main street midge) hinder the flow of high water and tend to increase flood feels ) protectintent of the City's Greenway policy, (added) To the " ht � the. Greenway is defined with the same physical boundaries as ;. the 100-year flood ;plain boundary" Thesemorix" Pications are Proposed to Clarify the Oreenway definition and to in..:l.ude;findings on potential adverse impacts from development CPA 30-84 pAC 11 _ r * policy 3.2.3 Existing Language 3.2.3 WHERE LAND FORM ALTERATIONS AND DEVELOPMENT ARE ALLOWED WITHIN THE 100—YEAR FLOOD PLAIN* OUTSIDE THE ZERO—FOOT RISE t`LOODWAY*, THE CITY SHALL REQUIRE: STREAMFLOW CAPACITY OF THE ZERO—FOOT a, THERISE FLOODWAY* BE MAINTAINED: b, ENGINEERED DRAWINGS AND DOCUMENTATION SHOWING THAT THERE WILL BE NO DETRIMENTAL UPSTREAM OR DOWNSTREAM CHANGES IN THE FLOOD PLAIN* AREA, AND THAT THE CRITERIA SET FORTH IN THE SENSITIVE LANDS SECTION OF THE CODE HAVE BEEN MET (See FIS September 1 1 c. THE PLANTING OF AN EVERGREEN BUFFER' ON THE COMMERCIAL OR INDUSTRIAL LAND ABUTTING RESIDENTIAL LAND WHICH SCREENS THE DEVELOPMENT FROM VIEW BY THE ADJOINING RESIDENTIAL LAND, AND WHICH IS OF SUFFICIENT` WIDTH TO BE NOISE ATTENUATING" AND d. THE DEDICATION OF SUFFICIENT OPEN LAND AREA FOR GREENWAY ADJOINING THE FLOOD PLAIN* INCLUDING PORTIONS .AT A SUITABLE ELEVATION FOR THE CONSTRUCTION OF A PEDESTRIAN/BICYCLE PATHWAY WITHIN THE FLOOD PLAIN* . IN ACCORDANCE WITH THE ADOPTED PEDESTRIAN BICYCLE PATHWAY PLAN, The Flood pl&in` and 'Fl+todwayr, as defined by. the;:Fl6od Insurance Study for the Cit of � ard CityT g dated September 1 1981. Proposed Language p 3,2.3 h. ENGINEERED DRAWINGS AND DOCUMENTATION SHOWING THAT THERE WILL BE NO DETRIMENTAL UPSTREAM OR DOWNSTREAM EFFECTS IN THE FLOOD PLAIN* AREA, AND THAT T E CRITERIA SET FORTH IN THE SENSITIVE LANDS SECTION OF HAVE FIS � _ � x)._ � THE CODE ' BEEN MET (See Cid September � c4 : BUFEER EITHER EXISTING OR ILANTED, ON THE COMMERCIAL OR INDUSTRIAL LAND ABUTTING RESIDENTIAL LAND WHICH ADEtUATELY SCREENS THE DEVELOPMENT FROM VIEW BY THE ADJOINING RESIDENTIAL LAND, AND WHICH IS OF SUFFICIENT WIDTH TO BE NOISE ATTENUATING; AND d', THE DEDICATION OF OPEN LAND ARE:. FOR GREENWAY ADJOINING THE r OOD PLAIN* INCLUDING PORTIONS AT A SU/TABLE ELEVATMN FOR THE CONSTRUCTION OF A PEDESTRIAN BICYCLE PATHWAY WITHIN THE FLOOD PLAIN* IN ACCORDANCE WITH THE ADOPTED PEDESTRIAN BICYCLE PATHWAY PLAN, These thatiges are, proposed for clarification* flyy. r t Gi'o 10_04 PAGE 5 ; �� ate;" • , ,,.h, .,/, 4 , .,. , /4Of'"C <7,.f , C/ ?( /4w2a ,€ t' i ,, C/7 Z,/ 6,;•,,, . 1,_.Z_. 1-ci 4--)(;,,, i //,_,,,t-- ..2,--#,,&.... i,,,6,_7,),,,e,.,„t,,,-)70,,v d ,‘,_ . w . -a �i D .1-.,''.1,,,,• c't)1).e.-pt,' 7L\l' , , PLL)e--), ' (cur-i----1 ile-Ni'' 6)k,e.-)\. L.,,,,,q-/vID 'ft'-..),1,) ‘..,. .4 . , . fes' �' ' v IA ! � $'' `�"" `' lG ) ..y'�f f F/( /kU L.I //`.r, r'--7v4 f '( ;/ t. • • �. :. ( ( , - � ti , j 1 i1 FZ,4N 3 • f,. a / ,. ' i v • r: s �pp Ti le to 'Secton 3.4 ExtstI Languag-. dr' .4 IATURA AR •S P, opo4 ed La gua! } • 3.4 NA UR•L AREAS *ND W TLAN • , This change i ' proposed to 'n lude we 1. ;ds i the 'tie. Policy 3.4.1 Existing Language 3.4.1 THE CITY SHALL DESIGNATE THE FOLLOWING AS AREA C, SIGNIFICANT ENVIRONMENTAL CONCERN,, Proposed Language 3.4.1 THE CITY SHALL DESIGNATE, BY DEFINITION NOT BY LOCATION, THE FOLLOWING AS AREAS OF SIGNIFICANT ENVIRONMENTAL CONCERN. y . This change is proposed to the tie' this policy to def ;nit'.ons' and not to site specific boundaries - difficult to determine without field which are surveys. STAFF REC01%1MENDATIONt Staff recommends that the Planning Commission hold a public hearing on the proposed changes to gain public input and direct, staff as to which changes should be prepared' for action at the February meeting. 1 (EAN:bs/0888p) - I CPA 30-84 PAGE :T - ...., ...,,, -..., .. ,-. .,. .. .., ....,,. - u, .0 4 .. w, ..... •. urwr .t,.tnt uN. w ,. . TRANSCRIPT FROM MINUTES OF PLANNING COMMISSION - Jan. 8, 1985 as transcribed from tape at City Hall by Geraldine L. Ball Liz Newton speaking, 3.4.1 We talk about designating the following areas of significant environmental concern and we want to say City shall designate by definition not by location the following as areas of significant environmental concern and t}}en list..,.eto. so that gets back to map for designated areas by location...then tape cannot be understood and then it goes on to Gera.dine L. Ball speaking The question I have is now with this map you are taking off the wetlands map then do you heed a field surv, y in addition. Is that what you mean? Liz Newton speaking: No - What the policy will mean is that now if they change the policy. If you have an area of land that meets the definition of wetland you could still be subject to the policies that apply to wetland but you only need a field survey if there is a question. Geraldine L. Bahl speaking I see, that's the point. I didn't know if you meant all the areas were going, to , • have a field survey. t Liz Newton No, as a general rule if there is a question he boundary of wetlands will be determined by a field survey. Obviously, some areas are not wetlands. interested because I'm chairman of NPO #4 and we are going to have a meeting tomorrow night and I want to know mac at least part of what I'm talking ab,yut. ' k _ Ml. APPLICANTS PRESENTATION o Mel Stout, David Evans & Associates, 2626 SW Corbett, Portland, 97201', explained why the were proposing to revise Phase 4. They accepted all the conditions on the staff report. o' Stephen Bleek, 20945 SW TV Hwy. Aloha, stated they had met with the NPO and the NPO was delighted with their proposal. PUBLIC TESTIMONY o No one appeared to speak. PUBLIC HEARING CLOSED o' Consensus of the Commissioners was to support the proposal. * Commissioner Vanderwood moved and Commissioner Campbell seconded to approve PD 6-84 and S 11-84 based on staff's findings. Motion • carried unanimously by Commissioners Present. RECESS: 9:20 RECONVENE: 9:32 5.4 COMPREHENSIVE PLAN AMENDMENT CPA 29-84 CITY OF TIGARD FLOOD PLAIN MAP A review of the Flood plain Wetlands Map to cons l'tder modifications to the wetlands designation. Associate Planner Newton• reviewed the flood plain map and the areas they were proposing to eliminate fro.n the map. PUBLIC TESTIMONY r4 o C-zy raldine Ball, 11915 SW 91st, supported removing the wetlands designation from the area by Landmark Ford. PUBLIC 'HEARING CLOSED o Discussion followed regarding areas to be deleted from the wetlands map. * Commissioner Peterson moved and Commissioner Campbell seconded to forward to City Council 'recommending staff's changes as submitted. Motion carried unanimously y by ComMissioners present. 5.5 COMPREU'ENSIVE PLAN ARENUMEN`h PA 30-84 CITY, OP TI+GARD Findin Review Policies. g,� +, and. Implementation Strategies for Policies 3.1.1, 3.4.1, and 3.4.2 . Associate Planner New ton reviewed the memo she had submitted to the w Commission y adding changes proposed by the Public Works Director. ,, . PLANNING COMMISSION MINUTES January 8,-,, I98i P< ge 4 PP! PUBLIC TESTIMONY o Geraldine Ball questioned the need for, a field survey. Discussion i followed. PUBLIC HEARING CLOSED o Vice President Owens moved and Commissioner Butler seconded to set . . CPA 30-84 over to the February 5, 1985, Planning Commission meeting. t Motion carried unanimously Y y Commissioner present. FINAL ORDERS FOR ITEMS 5.2 and 5.3. Associate Planner Lidera reviewed the final order for PD 4-84, S 9-84, ZC 12--8 and V 15-84. Commissioner' Peterson moved and Commissioner Bergmann seconded to adopt the final order as proposed by staff and authorize Vica President Owens' to sign the final order. Motion carried unanimously ? . by Commissioner present. Associate Planner Liden reviewed the final order for PD 6-84 and S 11-84. * Commissioner Peterson moved and, Commission Butler seconded to adopt the final order as proposed by staff and authorize Vice President Owens to sign the final order. Motion carriedunanimously by Commissioners present. 5.6 ZONE ORDINANCE AMENDMENT ZOA 8-84 CITY OF TIGARl7 Reviestt section 18.26, 18..94, 18.961, 18.98, and 18.144 of the -Con.. Laity Development, Code P Director of Community Development Monahan reviewed his memo regarding . 1 } ' xi nufactured/Mobile Homes He requested that the Commission give him some direction as to whetherowed on single family lots. manufactured homes should be all PUBLIC TESTIMONY Don falbrook, 1109 Sierra Vista, Newberg, supported staff's recontmendation dor the definition of manufactured , homes, he suppor ed allowing manufactured homes on single family lots.' Mary + lintot#, 986,E SW ViewCourt was concerned about the effect Manufactured homes would have on established homes if they were allowed on single family lets: , Er; PLANNING COMMISSION MINUTES Januar ' 8, 1985 Page 5 4 Agenda Item 5.5 11 January 8, 1985 CPA 30.94 MEMO TO: Planning Commission // 47FROM: Plan►Hing Staff SUBJECT: Wetlands Policies In the past few months, several issues have been raised in connection with ' development where the City's wetlands policies have been applied. As the policies have been applied, it has become ,apparent to Staff that, in some ( ' case, the policies, findings and implementation strategies are vague and do not state what staff perceives to be the intent of the City Council and Planning Commission on wetlands, Staff has reviewed the Findings, Policies, and Implementation strategies relating to wetlands and would like the Planning Commission to review the language proposed by staff and indicate whether the staff's language more clearly states the ComO ission's intent. Policy 3,1 .1 (a) Existing language 3,1.1 THE 'GITY SHALL NOT ALLOW DEVELOPMENT IN AREAS HAVING THE FOLLOWING DEVELOPMENT LIMITATIONS EXCEPT WHERE IT CAN BE SHOWN THAT ESTABLISHED AND PROVEN ENGINEERING TECHNIQUES RELATED TO A SPEC"FIC SITE PLAN WILL MAKE THE AREA SUITABLE FOR THE PROPOSED DEVELOPMENT: • a, AREAS HAVING A HIGH SEASONAL WATER TABLE WITHIN 0-24 INCHES OF THE SURFACE FOR THREE OR MORE WEEKS OF THE YEAR: Proposed Language 3»I,i THE CITY SHALL NOT ALLOW DEVELOPMENT IN AREAS HAVING THE FOLLOWING DEVELOPMENT LIMITATIONS EXCEPT WHERE IT CAN fiE SHOWN THAT ESTABLISHED AND PROVEN ENGINEERING TECHNIQUES RELATED TO A SPECIFIC SITE PLAN WILL MAKE THE AREA SUITABLE FOR THE PROPOSED DEVELOPMENT a, AREASMEETING THE; DEFINITION OF WETLANDS ' F)ER CHAPS 18 ti 2.6..or THE COMMUNITYELOPMENI LADE Thit change will address the concern of giving consideration to al:l land which May meet the wetlands definition. CPA 30_04 PAGE, . III IMPLEMENTATION STRATEGIES FOLLOWING POLICY 3.1.1 Existing Language IMPLEMENTATION STRATEGIES City The shall designate on a map areas having physical. limitation (poor drainage, seasonal flooding, unstable ground) and shall incorporate these designations in the Tigard Community Development Code and map, and shall develop graduated development restrictions according 'to the distinct characteristics of the constraints and anticipated limitations. 2. The City shall revise the sensitivelands section of the Tigard Community Development Code to ,identify those areas having distinct constraints and limitations, 3. The City shall cooperate with other agencies to help identify these areas. , 4. The City of Tigard shall provide in the Community Development Code a provision for the City to require site specific soil surveys and geologic studies where potential hazards are identified based upon available geologic and ,; soils evidence. that ence When n natural hazards are identified, the City will require special design considerations and construction measures be taken to offset the soil and geologic constraints present in order to protect life and property, and to protect environmentally `'sensitive' areas 5. The Community Development Code shall not permit developments to be planned or located in known areas of natural disasters and hazards without appropriate safeguards. Proposed Language IMPLEMENTATION N STRATE _ DIES 1. Areas havingphysical limitations. �. i (poor drainage, seasonal flooding, unstable ground) may be subject to policy 341,1 of the Comprehensive Planw, 2, The City shall revise the sensitive lands section of the Tigard Community Development Code to identify the staAdards and define those areas having distihct cohstraints and limitations, These chanes will put property owners on notice that, any land having physical limitations may only be developed in conformance with policy traddition, any areas with distinct developmment limitations should be identified in the Community Development, Code. CPA ao- 4 - PAGE n 4i Title for Section 3.2 Existing Language FLOOD PLAINS 'AFD WETLANDS Proposed Language p FLOOD PLAINS This change is proposed because. Section 3.2 deals only with Flood plains FINDINGS in Section 3.2 Existing Language 3.2 FLOOD PLAINS AND WET LANDS FINDINGS o The objective of the City is to use the detailedinformation r gathered on flood plains from the U.S, Army Corps 01 Engineers, and develop policies to: 1. Control development, as to not• adversely affect the flood plain and floodway areas, ► 2. Minimize the runoff—erosion impact of development on the surrounding area and dowryttrea. properties, and 3. Emphasize theretention of a vegletative buffer %,long streams and drainageways, to reduce runoff and flood damage and provide erosion and siltation �ntrol. o to addition, there is the issue of the cumulative effect of development upstream' of r gard. Flood level in Tigard will be substantially _determined by the controls exercised over d'evelopnent outside the plan area, as well as inside Tigard's Planning Area, o The Fannia Creek drainage system includes numeroussmall.' water a courses the integrity o1' these naturaldrainageways is, intrinsically connected to the system's capacity to absorb excessive runoff ' and on subsequent flood levels Often, however, water cour ses are altered to provide tore usable land. The resultant adverse impacts are i.e., the storagedetrimental to the entire drainage system, capacity a _ the Water course is lessened and � , flooding occurs, basic need to control development in flood prone o Besides the areas, it was found that public knowledge of flood plain hazards was lacking. Many of the obstructions previously placed in the flood plainwere the, result of either ignorance or overly optimistic attitudes about potential flooding problems, These obstruction (e*g. Main Street Bridge) hinder the flow of high. water and tend to increase flood levels. CPA O-84 PACS; • r • .. .. _ . ,. o Proper administration of the flood plain areas relies heavily upon the availability of adequate information upon which to assess the environmental impacts of a project. The development, which creates the need, should be responsible for providing the City with the necessary data for making sound decisions. . The burden is on the applicant to prove that a project will not adversely affect the environment or create undue future liabilities for the City. o The City of Tigard, with assistance from The U.S. Army corps of Engineers, has established an area designated within the 100—year flood plain. o The City of Tigard has been accepted as an eligible area for the National Flood Insurance Program, and as a result flood insurance will be available to property owners in floodprone area. The federal program, however, requires the City to adopt an ordinance which meets certain federal standards. o The City of Tigard currently has ordinances, policies and standards within the Tigard Community Development Code which provide adequate controls for development within flood plain area, o According to the 1981 Drainage Master Plan Study conducted by CH2M Hill for the City, flood levels of; two to four feet higher than the igplainmay expectedno corrective measures are taken, if existing 100—year flood be Proposed Language o The Creek drainage system includes numerous small water Farm()no courses. The integrity o‘'. these natural drathageways is intrinsically connected to the systems capacity to absorb • excessive runoff and on subsequent fl'. 4 levels Often however, water courses are altered to provide more useable lands If alterations ars done incorrectly, impacts can be ad vers e. If the impacts are adverse, they can be detrimental to the entire drainage system 1,e„ the storage capacity of the water course is lessened and flooding occurs, . In fact, in lower reaches, it is beneficial to have more water more through at a faster rate o Besides the basic need to control development in flood prone . areas, it was found that public knowledge of flood plain. hazards was lacking many of the obstructions previously placed • in the flood plain were the result of a lack of information and adequate runoff predictions about potential flooding problems. These obstructions (e,g. Main 'Street Bridge) hinder the flow of high water and tend to increase flood levels o (added) To protect the intent of the City's Greenway policy, the, Greenway is defined with the sameh sical boundaries as, p y the 100-year flood plain boundary Thesemodifications are proposed to clarify the Greenway definition and ' to include findings on potential adverse impacts from development. CPA 80-94 — .PAGE 4 e A 11 . 11 - E Policy 3.2.3 , Existing Language 3.2.3 WHERE LAND FORM ALTERATIONS AND DEVELOPMENT ARE ALLOWED WITHIN THE 100-YEAR FLOOD PLAIN* OUTSIDE THE ZERO-FOOT RISE FLOODWAY*, THE CITY SHALL REQUIRE: a. THE STREAMSFLOW CAPACITY OF THE ZERO-FOOT RISE FLOODWAY* BE MAINTAINED: b. ENGINEERED DRAWINGS ANn DOCUMENTATION SHOWING THAT THERE WILL BE NO DETRIMENTAL UPSTREAM OR DOWNSTREAM CHANGES IN THE FLOOD PLAIN* AREA, AND THAT THE ' CRITERIA SET FORTH IN THE SENSITIVE LANDS SECTION OF THE CODE HAVE BEEN MET (See FIS September 1971); c. THE PLANTING OF AN EVERGREEN BUFFER ON THE COMMERCIAL OR INDUSTRIAL LAND ABUTTING RESIDENTIAL LAND WHICH SCREENS THE DEVELOPMENT FROM VIEW BY THE ADJOINING RESIDENTIAL LAND, AND WHICH IS OF SUFFICIENT WIDTH TO BE NOISE ATTENUATING" AND d. THE DEDICATION OF SUFFICIENT OPEN LAND AREA FOR GREENWAY ADJOINING THE FLOOD PLAIN* INCLUDING PORTIONS AT A SUITABLE ELEVATION FOR THE CONSTRUCTION , OF A PEDESTRIAN/BICYCLE PATHWAY WITHIN THE FLOOD . , PLAIN* IN ACCORDANCE WITH THE ADOPTED PEDESTRIAN ' BICYCLE PATHWAY PLAN. * The Flood plain and Floodway, as defined by the Flood Insurance Study for the City of Tigard dated September i, 1981, Proposed Lariguage 3.243 b. ENGINEERED DRAWINGS AND DOCUMENTATION SHOWING THAT THERE WILL BE NO DETRIMENTAL UPSTREAM OR DOWNSTREAM EFFECTS IN THE FLOOD PLAIN* AREA, AND THAT THE CRITERIA sEt FORTH IN THE SENSITIVE LANDS SECTION OF THE CODE HAVE BEEN MET (See ris September 1971); c, THE BUFFER, EITHER EXISTING OR PLANTEO, ON THE COMMERCIAL OR INDUSTRIAL LAND ABUTTING RESIDENTIAL LAND WHICH ADEQUATELY SCREENS THE DEVELOPMENT FROM VIEW BY THE ADJOINING RESIDENTIAL LAND AND, WHICH IS OF SUFFICIENT WIDTH TO BE NOISE ATTENUATING; AND d, THE DEDICATION or OPEN LAND AREA FOR GREENWAY ' ADJOINING THE FLOOD PLAIN* INCLUOING PORTIONS AT A , SUITABLE ELEVATION FOR' THE CONSTRUCTION OF A . PEDESTRIAN BIUYCLE PATHWAY WITHIN THE rL000 PLAIN* IN ACCORDANCE WITH THE ADOPTED PEDESTRIAN griCyCLt ' PATHWAY PLAN, These changes art proposed for cIarification. CPA a0-94 -, PACE' 5 ( Title to Section 3.4 Existing Language 3.4 NATURAL AREAS 1 PrcY;�-ised Language 3.4 NATURAL ARFCS AND WETLANDS This change is proposed to include wetlands in the title. Policy 3.4.1 Existing Language 3.4.1 THE CTTY SHALL DESIGNATE THE FOLLOWING AS AREAS OF SIGNIFICANT ENVIRONMENTAL CONCERN, Proposed Language 3 .4.1 THE CITY SHALL DESIGNATE, BY DEFINITION NOT BY LOCATION, THE FOLLOWING AS AREAS OF SIGNIFICANT ENVIRONMENTAL CONCERN. This change is proposed to the tie this policy to definitions and not to site specific boundaries which are difficult to determine without field surveys, •STAFF RECOMMENDATION: L I Staff recommends that the Planning Commission hold a put. sic hearing on thl proposed changes to gain public input and direct staff as to which changes should be prepared for action at the February meeting. (EAM bs/O888P) • 1I _I CPA 3+ 04 — PAGE 6 MEMORANDUM CtTY OF TIGARD, OREGON , TO: i l l Monahan December 10, 1984 , FROM: Frank Currie SUBJECT: Sensitive Land or Wetl-'nds,' i,e, , G. L, Ball, et, al. in Tigard Triangle ingle ,, Mrs, Ball has approached me requesting that the dtisignation 'of "drainageway or wetlands" on her property in the Tigard Triangle east of SW 69th be removed, It is my perception that the sensitive lands map is not exact , is - schematic, and is intended as a guideline - one of those resource: used to make responsive decisions, As . such, staff should be able to change the map according to actual information AST development occurs, riot doggedly stick, to A information assembled =rorn many non-measured sources In my opinion, Mrs. ` Ball through her attorney Mr, Anderson, and her geol.ogi$tt Mr. Hughes, has sufficient documentation to alloy the staff to change the sensitive lands map to show no natural drainage ways. or wetlands east of SW 68th Ave. in the vicinity of SW Dartmouth. I con.„ ;r with Mr. Hughes that, by definition and by field investigation, no such sensitive land exists in this area, • ^ . " • 3e) ANc!ERSON, DITTtiMAN1: 8G ANDERSC>N ATTORNEYS AT LAW TIGARI`D PROFESSIONAL CENTER 8865 S. W. CENTER STREET P. 0. 6OX 23006, TIGARD, OREGON'97225 503 - 639-1121 C 10 FRED. A. ANDERSON / 1� ©ERr:YC:K H. DIT:^L.1AN GT�f ROGER F. ANDERSON December 4, 1984 city of Tigard p.o. Box 23397 Tigard, OR 97223 Attention: Frank Currie Directcv of Public Works Dear Mr. Currie: As we discussed by telephone last week, I have obtained for the herein p P p copy the ether with af proceedings before the Planning ing express ur ose�r a Commission of July 12, 1983, gcopy of Paul W. Hughes' testi- mony and report of his findings with respect to lands of DJB, Inc and Ball located easterly of 68th Street near the N. Tigard - S. Tigard Interchange. It is my understanding from my conversation with you that immediate action will be taken on the part, of the City to remove the DJB, Inc, and Ball lands from any category y of wetlands, as shown on certain of the witr's charts and maps: short, the lands lying easterly of 68th Street near the N. Tigard S. Tigard In none of -- Interchangewetland category and cor- g `g ate involved in the rective action should be taken without delay to conform charts to. the facts. very truly yours, ANDERSON DITTMAN S. ANDERSON . Anderson FAA:s Enclosu res cc, DJB Inca is • • a,.* r > ..-* • sib yam:no. .i 1"., tf:.: Al C �•7�? y * Y-.?;..,,..i,....t ,.1-i :t14.1,,,,-.,,,' /. -c,,.., R .- •• 3 y y i .. . ..S. •fit >•-f a i, y•.e K!'7' .•Mt r 'Y"tT ♦:'' �•'. } `i r i ♦ 1 o .1 l • 4 N� •• ,70.;(`rte •it 1 r• • *. DEPARTMENT .t HIGHWAY LEGAL 7 I13 Tra�txtati on Bu(Wdirn ' I Salem Oregon 973to .+•moi: . .. Telephone: (503) 37t,-42594-.,,,',,,T•^4,, 7�'r es iS s s June 2 1982 '3, Mr . Fred Anderson_ ' Attorney at Law R. O. Box 23006 Tigard , Oregon 97223 RE: Haines Street Interchange' DJB, Inc. and G. L . Ball Washington County Circuit Court Case #42-399 #42-402 _ , Dear Fred ' .the i-''I • y what y��our concern is. about these cases �_ ,� in as Duch as they he final .: I really don' t and W ,� are all. completed and judgment is � entered . I a�+� sending you fort your informatin a copy of the r Tom : rlght�-r��-way map that was used in the acquisition of the _- properties and that is still the right-of-way that has been P P by g Y acquired everybody involved ani is the right-of-way that will .` be used by the Highway Division ,to construct the project . If this is any different than the right-of-ray map that you feel an ,. . agreement was made on please let me know. P •Very truly yours , . :` -. a : ,411(„42.€4,:er. .,:i...;,„. 4 , .t.-4- ..,- ss,istant Attorney General �,... ' t3` . . anfi A.tt�orney�-In-f;harge '-',, ,-.74.�rR ., i' ♦� A '4, r . ;, ..:1:5..,*- Enclosure :,..,..7z,f,?.., • `.4r,� c : t. B. Boyd . .. ,t: ,` .. w.� *• - �.* ,d 1 ;. MyII '*, 1 yµ , • ,i0 ' lit' ..x. .. .ani ''i� .f4t' " -1 . 4 '.y i►.""*a* : n• » M.r , '' ;'wi L' St` w. , i*°°'.^'yy1*i r:+ *. �F. tai*w ,.if "1` ,. ty4.*i...' �dN++*rk. .' "0'4", 4, ,• a ++:•iii 4'�4,7-iw A t,'": *" •t *•-•••;.a',.x •, ,� " as .: •.., !I . yr et. Va y�' * ,**s' r �� .it^t.... "� ^`� • a.y,•1'. 1 - w . y 'ts',• r'y. ii'.Y I�yq. ' :Y_ +°..,y 4.k.N.'' r 4• •Y r a /'L .« i w %,,r,711,1"i. io: ".c • *1 4 x '1'i i nt; 41,***'fm`'""•, '•7,'7�iiL u i t'd* a Y 3.f ,'..t 444! C4" tj M. .,,, 11 .. .,...+• i W ,t' � 1 n p ♦ i y it, y0 !'rl,,,,,,'"./k4,4,1'', '**111‘.,114 ,,,,44,:h .r y lkir t ,� 4 i " yi! t•i.°r.'"'.1 1 4 f + �1',,'io, �-•"Mid, '.} .y+*./ra 41'µ1'*4 �.'•ft-',..t` 'Iti�gfo Fr `.',::. '1•• :;�.a, .w •; - ;j" ••,'''.:, ',Pi: •s��ay5 F tl: w I' i-. 4t,. 13 , 4 e.;i y y .....'4?-;, �.+C` .i �;"� r, �1W'�rt WW.. wi ,.. +4 SSxM� YK �1�4 *i1�,�p �►i 5 .•k ! ,wF S'J" + y. *S:'"" -r,Z*tt,t . .�" ». *. 1. + .';�h t., s ..M� x " .ka.eyl,,,.14',Y"4.....,-,,,, '1 L o y ...i�.;7y-�,,�Pf.rn..„„+. w+ .i * a * * *1 .4, '. wh i`i' ,a�•°' x♦'i''v�i*'1 i411 4 4, '4"" .4+'.7,1-t...„; }'h ` 1.,;*,.,t.--;'.o. 44 Jy ,„z'' 141' x ,,yam ��,�Ij� �M�� ;y�; I�� a . is w� i 4'. :� 'auk �'*.k, ,*''�'�'r. 414'�"✓'�� * '°�'��I�J "� ,is i ,,. mo++ .4,,1' 1.. M . 4 i t. *I .' i 1 CIRCUIT COURT OF THE STATE OF OREGOILED 2 COUNTY OF WASHINGTON 182 JAW 20 G► 0' 31 Case9No. 42 REc,, A,: . �c F.�cciit�hi 3 i,, ��-Cl,l 4 STATE OF OREGON, by and through ' its Department of S Transportation, ) 6 Plaintiff, 7 °v. 8 G. L. BALL, 9D efendant. 10 FINAL JUDGMENT 11 The above-entitled cause having come on regularly upon stipu- 12 lation of the parties, plaintiff acting by and through Robert A. of 13 Holland, attorneys; defendant acting by ani� through Fred its 14 A. Anderson, her attorney; and 1 s It appearing to the Court and the Court now finds that the 16 acquisition described in paragraph III ofPlaintiff' s Coe laint 17 on file herein is necessary for public use; and It appearing to the Court and the Court now 18 finds that prior to the commencement of this action 19 Plaintiff, � and pursuant 20 to its resolution, attempted to acquire said acquisition by 21 agreement and purchase, but was unable to do so; and kis. C a 22 It appearing to the Court from the records and files herein 8 23 and the stipulati,on of the parties that the sum to be awarded to 24fetadant for the appropriation' of the property hereinafter the, le • �a ° 2 is $24, sum of +D00.00, and described the m Page 1 - FINAL JUDGMENT 8013Kts. . t. 1 It further appearing to the Court that the plaintiff on the -, 2 10th day of April, 1981, deposited with the Clerk of this Court 3 the sum of $10,000.00 for tie use and benefit of the defendant; 4 and It further appearing that the pl.aintifx has deposited with • 6 the Clerk, of this Court the balance of the amount of the 7 appropriation which is over and appropriation above the $10,000.00 heretofore 8 dep e -. Y - plaintiff r •Y4 , aei•t.�� d,, to w�.t. the sum.. of $�.4,OQC?.00?, a�rad -. , is now 9 entitled to judgment, appropriatingthe e ae usxtaon hereinafter 10 described, to the State of Oregon, by and through its Department 1Y of Transportation, infee simple, free and clear of all liens and A 12 ` encumbranc61,• except as hereinafter mentioned, now, therefore, , V 13 IT IS HEREBY ORDERED, ADJUDGED AND DECREED by this Court as 14 follows : 15 I 16 That the acquisition hereinafter described be, and the same 17 hereby is, appropriated ro r .aed for public purposes; and title to said 18 ' acquisition, together with all rights and easements therein, be, 19 and tho same hereby is . vested in the, State of Oregon, by 20 9Departmentpsimple,through its of Trans ol-tation t in fee sim le, free 21 andclealr of all liens and pncumbrances except as hereinafter provided.. Said acciuisitionappropriated -.s described as S, 23 follows ...} ":. o r = 0 oa ? rj tr25, F ii " • 2 - F.l,mAL, JUDGMENT BOOK 498 rAst 553 ° • r° M Title in fee simple to the following descrzbed real property for right of way purposes including its use 2 for the Haines Road Interchange: 3 A parCel of land lying �n Lugs l q through 22, Block 13, WEST PORTLAND }EI(HTS, 4 and that portion of the N1/2 of vacated S.W. Dartmouth Street inuring to said Lot 19, 5 Washington County, Oregon; the said parcel being that portion of said Lots and said 'N-'Z 6 of Northerly t vacated S.W. Dartmouth Street lying �I r herly and Westerly of the following 7 described .lino: Beginning at.a Point opposite and 30 feet Easterly 'o: Engineer's Station "H" 67+00 9 on the center line of relocated S.W. 68 ti? Avenue; thence Northerly in a straight line 10 to a point opposite and 50 feet Easterly of Engineer's Station ''H'► 64+20 Can said center ti 11 line; • nce Northeasterly in a straight ling tothe Northeast corner of qaid Lot 9� 2, .12 The center line of relocated S.W. 68th 13 Avenue referred to her.ein, is described as `, follows: 14 Beginning at Engineer's center line I 15 Station "H" 60+00, said station being 475.98 feet North and 759.24 feet West of the Northeast. 16 corner of Section 1, Township 2 South, Range 1 West, W.M. ; thence South 2° 34' ,,West 1544.23 17 feet to Engineer's center line Station "H ' 75+44.23. 18 itL r `cig5' :ire b: -t irP"" t1, °I t ;ren C(- • 19 ordinate System, North Y.c no. 20 The parcel of land to +,rill ch this de:;er i pion applies contains 3,244 square, ft.c't 21 y � All rights of dccess or e.v ry t:iture to t1Ic r►r i 't 22 her -in8bove desc t i b,d ce23 iI ►., rr There h r �sere � ro appropriated emxt of et .y. t.6 a✓qu,re 25 and entirely remove the house bise ted by the acgt si.tio Page 3 ly A Fels OtIEN'f oo r 554 IC a ti 41 approximately opposite Highway Engineer's center line Station "H" 2 64+20 and Easterly of the center line of S. W. 68th avenue, and 3 in connection with this removal, declared it necessary to ^.qui ,, .r e 0 4 rightentry gouponthe de fefdant' s remaining real pro- a of to 5 perty inguous to the house ert dont' g for the purpose of moving, ds-- 6 mantling or otherwise disposing of the same. That none of the parties shall recover interest, costs or 9 attorneys fees herein. 10 DATED on •12 13 Circuit Judge 14 Rq 15 17 1 1� 2044 21 � � � STATE( '',, n� ,fit u ±� 0 24 'Oea )t 10,-,,j � v 25 , ' Page 4 1 INAL JUDGMENT 12/4/81 m BOOK, die. p p555 . " t,l I. • 1, ih'' ".'. 0 V VJ Irl i, �. v'ZY !+, t a„ a <. i + y:.;k d { n1 fr x IN THE BOARD OF COUNTY COMMISSIONERS ' :, rM 2 POR WASHINGTON COUNTY, OREGON ""',� '.}y 0+ #i� J RESOLUTION ) IN THE MATTER OF THE \C TI+':T ' A ..,,e',,,,,,,,,, AND ) /- M' PORTION OF FOURTH STREET 1:JAi,,,r1rtdUTH -6.,,,',,,,i t 4 ORDER ) ST.) AND LI ;COLLA STREET (E.: .r.,0 .:1° • ,",x ,.,, AVE.) in THE PLAT OF ".'/ ST ST £'rJ::TLAND „ ,i,411:,,,, HEI l.,ITTb�=., 0 : '4t,,.s .<1 :70, 6 This matter having come on for hearing before the Board of Count; s 1f. .ae 7 Commissioners at its regular: meeting on December 5, 1967; and ” ;4k�.;s;,: .," ' 8 It appearing that on October 26, 1567 a petition was filed for ' 9 vacation of a portion of Fourth Street (Dartmouth Stn) and Lincoln r s" , Ill Street (x5.'W. 67th Ave.) in the pla:,f f "west Portland l eights" a plat • •psi' a. 1 w' i1 (:).f record in Washington County, Oregon; and "Nay,{,- !, is i �4 41. U n`It Further appearing that said petition did describe the zprtio :V*"+,$»_s 1 - :,'„...„-.." ' ,, ,,i 13 of the roadwa • to be vacated, the names of the persons to be particularly • .# V , 14 affected, 'and set forth the particular circumst':ances of the case; and µw;,w,,,` -• 13 it further appearing that notice of the pendency of said petition 'r= l6 was given by written notice being posted more than 30 days prior to the ski,*x§. .•.' r 17 date of the hearing which notices were posted in three of the most public ..**4:;.:',14,,„4,- . y:',1 ant conspicuous places within the limits of said streets as shown by '� :' w t. :iiii a6« u , ' 19 t:.ho affidavit on file herein; and _'Y'. '20 It further appearing that said notice contained a description of ,:'2e44.,"-.-?'> I a .:w 't t: _ ' 21to vacated, and gave the date of t~* .,w the, portion:. of the streets be ? December 5, 1967 at 7.30 P.M. as '•,. ,, `. 'l '*:';::: �� the time,' and Room 206 of the Washington '��`, �� . � s the 1 a or hear` �,�µ��.��,=i . . . 23' se, Hillsboro, a p ae f ing the matter; and 1`..:,f County Caurthou appearingthat no objections have been made to theIII ' M 0 ` ' It Furth, .w , .. 1z 25 granting of said l peta.tina; and ), `.'m .ti ▪ 1,"' • a. 26It further appearing that said vacation Would net be detrimental ",*'..,..: ',!.-}' t ',°, 27 to the interests of the public and that good cause appearei therefor; '' *!, " A; f '3 now, tnerorore it is hereby Lg PX.C.OLVE? .ND Ci a'2DERED that the following described portion o " ' - 1 ou.tth ;;t:eet ( artnout i St.) and Lincoln Street (S,xt, 6.7th Avo—) II x • nt t If West Le.tx 4.lani SMeight's be., and the sirie i..3 iXtItt :. ,. ..% w o • . 1 4 rk, � ori " ,g, , .'W " 3 3r rf "x".4.* y **a",g „,,,,,,„.t.,"411,;,.,, tJI`-'3`: rr'"�'* I 2egin «4r. at the southwest corner of Block 17 running a'"-`1” 'a''• " ' (R,i^it,'k y"•. thence north to the nortx- est corner thereof; thence east' to *.,* ti.. 1 t'1 r3'i`te "e+,,a„"R 2 the northeast corner of said bloc' 'thence nort.t':`rlesterly to a"t t.%',. `rr tYc+ta3rr.' _ a' t,a,7 drwua?,,?,, a poi?,lt n t�': south line of int 25 4• } t -e was �"--,-,, ,i.7.".4. block 1=a 2� aJt. ,{r.i+ v Z, * •,kk tnenCe west i,..o "t..1e ~rkk , *��4,_.,:111.,...; � Q,f t.,Q SQil�1.C':3 5 t,, corner o. s.)../ ..J..O..' a +� �. r " 4 ..{ ,,, 1qit+w southwest corner of said bot,"+; ,,et,ce north to t..-he north- i4,k* 1 „1t»,��it".✓It'�xv,;a� � '�`1G fix» %, . ,",., ; _ 4 '.vest corner of lot i7, said ,31....,..:t.., thence northwesterly to „,.:::;,,,,,z4.1,,,,,,,. 4:,;;I '; the southeast corner of lot,"30„ %.n k 1.3; thence south to the ;,r ,..* '�7,`'b -�`z h , 5 southeast corner of said block;, r ':� t.*. ,; � r,..e west to the south rest *�� ,, • 11.4,* �4y.,11 yr corner of said block; thence sorith to the northwest corner .titr't,,ti4�»'' *lam -44,„ 6 of block 18; thence east to the,northeast corner thereof; ;e:” ' it t z • '4'y►gip„{. `; thence south to the southeast corner thereof- thence east "`, "3.L-itt 4.;, "r 7 to the point of beginning �k�i �r' , � 47.' "r r ,y "� 3 and it is . urther * k ,y ,. ' t�tx1$r 4. >w w "~ g RESOLVED AND ORDER.c.D that the County Surveyor of Washington County, ,` �'„,i,,:,,,6%,,-,1,'ma10 Oregon be and he is herebyauthorized and directedy, .,-°way.; . to ma ,'tion ;�' #,ar L . mark that ,..” gYVSIt ,, 11. of Fourth Street' (Dartmouth St.) and Lincoln Street S. ;�. 67th Ave.) . 41'"� 4', 4 r t'F" Aye , as , t.44. •k,° * :, A ♦ ? u �... R •�.� 1 ry platsand records of Washington County, 4 �'� .. �.. vacated �: , vacated upon the 4.;� lr 13 Oi.egon: and it is further q ':. that the Director of Records andi , ' ' . ```r kElections of M . 14 RESOL FET} AND L7'"sDr.`ZEi3 x ,I, ashin ton Count Ore on i e:f, 3 Viet.- . F ,.r a,s, �S 9 '. g y, and directed to" collect 1*,,` ",-�',, �. , s hereb authorx.4ed ,„ , '; 16 from t14. petitioners herein the required statutory fees nor payment to : *0t1� ,{' p,iiIsf * 17 surveyor as *' ` 1' !!jj� i�'� � ,�tthesurveyor surveyor's fees,. and-. pay-ment to the recorder as recorder's ;��r f4��.'�yy~ « ° fi 18 * ,"" l'M^I'I�:'y 7 F t itt..41,3.f., "a 1 � this Order of vacation reCQrded on the records o z �'�-�,�,�,��„9J �'�. `wr�� fees and have. Washington Count , � 20 ♦ 41.},i".".J,''J;.. x J4 it Dated this 5th day cf December, 1967. 14,, , r,, COMMISSIONERS , q y,Y � � Y t* � BOARD OF COUNTY COMMISSIONERS �,a�"�+`�, .,F t+,� ys'.fc+# FOR WASHINGTON COUNTY, ) EGO.7 y .k,;s�. .. `i, , = 23 4, �flir . ,,,,,,:04 a 4-. . y„':t1,4,x;"J•• 'F��",+�r�rK�W,� � }.f y�� ul»�"�-�.�Z.tr. n f'A'* "1��`*. f � «r 2' 24 chairman p' 1%?It', '�', rtlG;er ire" +}5 y. .' + 11*� M1 r .-* ♦ ( / , j y Al i. ' 14w'rV,, y�. Jk,,'r i ::' Recordizig Sri,:retary 'Jw t ••:r ;q'J r : .-_�z P 26 " .. rcI" b 4 kY"�«,*._ w,`...... "+ .4.1;.„:.,. . —ter - 55Se 4:41+ q 9, t4." ,, 27, ; ee OFit of wtncoaei w _ t..+ aY "`ja"+ �G1 x trA r ;r''- to.1 1. "�.i4.-„,,,,:„.,:„..„,...,ry , . " I.t'000rt Xhrr4.t+erfo Dt/rectar of ittceedi aad i,,y 1 d '" "'*+; t. 0"t * ri+kt",�"» 'ada E.thtitio Arctidat at'Ca+:wa•'irocia11,-,',4 .t1 4,,piw":µ . 0 X t e*44 county.to,t"+rrtt`#ir tertkV that Ott t.rtttin ;:,,,,..4,4...,,,,,, t ' �x" .1., ,+ * 0 Ktitr'4rrkrlt et kr'tpe.i rai rt,trNtd artd rtkt,ctrl! 7 «,': *' �T�w'�,'ttk" & � � h :�+� tr1 L-+ak ..'' r�4" z.r�,,,� 'I,,' 'x *+r�p 4 *.1",',:e,t," . ,x a 1 cot ii,iy tory, � t ,.'„---44,,,„ , � �� w Air'irt1's kTi'�'dMci CMd;1ib1 ll4lttYrr+t x ,� 4 - 32 'E 'r*'�Y4*It r1,4tr�RlM' +. i* it�h. � if . � t. itw+a..4." �riwaw M.d�+�r�. # + tad v 5w"„ , ..,,,,. ., :.,:,... : ,x°-.r , .0 rlt> .1 41., u...,tt..v, ,, vut(.n it♦...... r 4 • , * Y « xM... .. u 1, • and south Garden Home, The portion in the plan area is a low gradient floodplain with a small 'drainageway entering from he east-. The basin is thereforequality is rather' poor and flooding largelyurbanized and water ua is common during storms Redrook Creek - This fourth largest tributary of Fanno Creek drains • *; southwesterly from the northwest heights of Mt. Sylvania where the ? d'•ainage divide with Ball Creek on the south is rather indeterminate, The lowerportion of the stream is a low—gradient floodplain. Few hydrologic measurements have been made on the stream. , — Ball CreekThis third largest tributary of Fanno Creek drains the ~' flowingits southwest slopes of Mt. Sylvania, ; southwesterly to a. mouth. The ,rY short lower section within the plan area has been extensively channelized, t +� but east of Interstate 5, 90% of the basin is in woodland or agriculture with only 5% impervious surface, Little hydrologic data is available. ' Urbanization ,of the Tigard area creates several water resource mana1ement problems including flooding, water pollution, and declining ground water levels. With regard to flooding (also see following appendix), the Tigard area is the recipient of the exportation of dranage/runoff of upstream urbanization, especially from Multnomah County, Portland, Metzger, Garden Home and Beaverton. The steep slopes of the West Hills have sluiced more storm water downhill as they have been covered with impervious surfaces. Flood storage areasdeveloped, g within the floodplain have also been filled and causing higher flood crests. For any given storm intensity (precipitation Per hour) flood crests/frequencies in the Fanno Creek basin can be expected to . continue to rise as urbanization proceeds. The major contributors will be floodplain filling (unless severely restricted), further development in the West Hills of Portland, and new development of Mt, Sylvania, Bull Mountain and Cooper Mountain. The steep slopes and drainageways of the latter area's will require stringent protection if there is to be any hope for a leveling off of increasing flood problems. Since this is the basinwide problem, enactmant of protective measures within the plan area must be matched by effective watershed management by upstream jurisdictions. The Tigard Plan Area has 16 large ponds and lakes. They range in size from over 4.5 acres to about one tenth acre (see Table III), 4,1 >-1 0 e. 44i tAl 11.( uk.t a ae /227 r .s Kik# -" —58 Rr t 91,K 1 I I 11.1.1:—.1 Pt NE — r, —r 1 2 [] L.n.,..A...„.•4.,.,,..*.4•„%..t,,.•t'i1Li•-t 44,- ..`...i. 1 aeN••• ?.,;„•-'••;.!..4.'L'4::*4;,*- • 0 0 ". .44` I Li ':t..-.!.. .:..-me-,,'. ..- . El. tt iii SPRI.1 .• = ST ' • '. si..., tAs..-.1-,. 1 i 76714 pt. %• ti' (:) ‘ . _,....14ttish, itat,'•:1,,;:::::::„:;-‘..0,.......;'::.:,`,,,i-: 71. • es, 4•.•;••. *I* #C. ta- F)----,] II.0 ,„•,,,,,,,'A:.,.,.,,,,,,,,:.:4;:,„,r.', •( I I), ., g,- ,....-,,,,,,-..,,, g ' t '46 r4) 110 0 0 , ..,ti. • ,It 4 . ..•-•---,-:',.`--,:*1.:ti:,-,• / xclv toe ,,....s....s.y-;...T. — S . 4 _ 7. ............, ,...... s... „A, i ST tv i,,;,,,•.vf: . ,.,e,.t:e.,p.,,.• ATLANTA °I .. SN1. e.4,bu.',:'.Y.t•:-.‘,";r:,11,,4. 0 , • il . Y . I ,T,,,!41,‘..f"i",'..«,,,7',,',4,., VALL ST1, ,•'! ",c it"."e4, ..A8f1'..t.;.r. . DU . S.W.'t *g:: 4 0 1 I •..,.... ;,••••..,-,`r,,,•.: * CLINTON :: L A :.:- •,:.'.•••::::**,,';'.-'''''' 81 . F.I.. k.,..'".4 •1 '• ''"' :. i.:1 111 EiAN • ....„.„ .. -- ,_,..L...,;.., i„,;..,...„............,!, " -, t..., ye. . .::: .,e, til. .:b•'..-.1?.;?.. .4 ii Lli r :i S . 4. we, t.-1„ ;it.•,t• , if••.'''II:- I,.`4,:,,l'e It\ 1200 ..... ,,...„ ,... cll. ,...,,.it....-:,,,;1*' •Nr :«•• & 4C-RieVisg *.... * 11.11i e.","1 1 .. 4/444 . °O 3i.r."'''''' ,....,,..4'Y:::. li Rt.! t•-e--'+': '.1':'''.'.',,..' T , s vo .: q 4 .',4':',,*:f•-..i'lf:'.".;44,7,- ", 4:•;!..z.''',I-- ..?".1'.::,',kti: L , „:„ •,,4.,,-4t•.1.4,., t.t e,,, ... .! .e.'• rt -: • ... ,-•. . i'`o .:i . , ... . - I..• ,it N 8`„,„S• ,-'•' , .: S*. j.:, .:.:' IN 'e-Vi.' '.'`...t4'•'-'44'' , , , . , . . ,,,,,, ,t,,...:-. , • r—Ifillai .4 <':...)4.. 125 0 . -*:,.,..'.-.1.,.-4:zie:,•.--.-::, * ST „, otviNe__ . ' CR TVIEVV ,4 S.W. YARNS ST ,,,....... I.A.78:: '-- .tc 7•1'..''' liltith„ 130 0 611,.:,,„....,;-..,t,,,,.:-.--;;„,7,,.. -...,... ,....,.,.. .,,; ,f- i \\\\\ I * A,,,,,,....,,,„.,./,7.%-,,,,,„,..o. :,..a.',1,,,,r,,v.•,.f,,4,,,....,"-P,,1,..,: -tis-'•••<J,L'ic-,i,',11,4' 4 • ./ Zil'il:irotk.:4:1,7..,4,1".4,4, tet . . •AI , , ,c,« . CHERRY '1*,, s Vi - J , "••2 ,= kr% .,---''4"1- .....11/4,,,, '4, . ftA 1 LAtibt4ARk LN 'A,.z.••••.* ,:%..kk- v , .k.,...,., ,...„,,,,514 . :,,,,t .., - •,... .1. r ?et cq) / 4 At / t,,......--, % ....., 800,- to) Rap w' V.,.• 1.-T, ..7'.. 14 50 I'-'''-.-• 1 . . -> , 7 ,t• V / lit'.2'it),1 •I / i‘ . .. I 1.---4 • , RI 15 0 . , ........ 0 0 " - s* 1 • ,..e,4' •- 11.81' a ,...ii , . •,•,, t . , v, • , _ • .., h«r .� ' +7'.".♦{n" . '.,� � ..yu .. h*, tu .{�� 6 �r ",.A•ICw. I 1 ."�, 4^i„*;, . !N «*Y.F•x4W • ♦ Rfi •r ^'.,9e•*-rn : rY� FM..,17 ♦n � w i.•. .},♦ '♦� ' k �.*.e 9p*•r.(y .�xr' r ♦rl" *rr44r+ ..!' '.-* *« .� ^,1 . » ry•„�.L»tlr5iAl!r. a... +..*rr *••••tdn•" N«tr*r•1:-r.* + ^W h 9at•44444,4 44 4h'I".t" ... „w, „" .9r w ++r+ . , '.;:i 'w„°. tf ''' mw« *' ♦ n« M .tl' +t, � t* ”" ,.at . , rr".y" " r. t MN 4. I -1T44tr ,'4' ' 45 TM *MR71 *4*.w• * -.. ^4.M" „ * a°" * • '".•T : , o h t " ...r, w ,. ry... '. 1,1 * M**7« t .....Si a. .»rk..,4 '.9^' 4nu.-,fh , 4 ., J:n4t4. 444,44 .y.414 ' '* t r'Me. rr+"44*h'A,;1� • r ,ah ,rt t.^ ,',.-.e w,. ,', " **.M w4. "..,••r11e4.4.• ++••r.p"..., ...•441 " -r ..448 ^ * . , ,«h " *' ' ,:trw * .":""','"'"'_2_,'"'",_;:.",..,,,„.f'♦. • ,♦b. " * x '„,,,........44.:;;,,,:;,;-",'w.•'.•x fl" r '''''"--",-----1-'4*`rr tf^"'wm*-4—'*U-". xTK.y :p- -'"-- .h "'wn---.. . � ".- '-, , .' --,.w ta,-• ce '— 1T•' R.-„,*t4w, .r;4;1-*'�i1r hi"IY V,r+"* m,"-,9,+xhM.1M+' ,. t!4r^ 't- 'TWr.+ >,,.h»q.r.a•.^ae^'TT. a .+'•.wT_" !' . •� * ...n+r..-4.-4'�'444.4.4,444„„,i ; - .'.'.788xr..• . 8 * t1•,r n.•rt;. 44A" r*44+.r::!4r . l1- .. .,. t - r» + r :? rel.' ' h J' It, x "'.'� 1 r %rc3 *;!'rrt" *" ,.r.'r.*r:rr+r+n..r* e «a ,ON r • OI �Kt 1g �f. ��1 �** M :. F�YM.. r �r • 4.'' 1 r,a L,..... ftp 1s. ,c ',. z v IrL 11" : "*,ni�8 f u1)„.,, Arra M31�� r,lw a1�171a� -1. T a r QHr / aF lr,, 1i , ... ,,,„, % .4 .% 1)411e1r n- - hPrF ;11 ,111r--7, .. A. was �.r RM 31MY3eS 77HY. 2 m ua)"�Jr1 F41 1 4 ]OMA]M !ti � 1 R++.: 1J1^Ibni "O c '� �.�ir•�,�•i, f1�JM �'' 1" AVM '"".-..'^' * p� a ' ` s 1 Q 0 trill .43v11.943...14 t i # t 1KFK514M V...1.11411 e (. :',. ....1 $MI.7 .' , 2.0044 A`1K11101 y 4 R a' "• 1WnMi , 11 "+". 4.9 QS 1�.4 r ! �,q. 14 1.___ _:'^'�r{_ 4a. al .,, -^:4 r ,"4411.1'";''' 4.---.'"-V":„„1„-,,...1',..,,,., o' �•l l i..l ,g,...:',.....,.....112 c, 0 i� $ 1AMh�`'AA,hNvKh�n�O r ` f1MRu t. ,, Kt4WM„+' 914a _.. K1,IMW ,, . I.'... . it ti M• ^ C s noo s......,,,,,*� 4 O bra L, J °' '1� jciin � O w * 4; �'�.1' 4 - _ • �� at � }T,� rr1NDiAHiat,`,r,o, r.••.,- 1” /0 L.,..//) . h Y ..,. c,2 'ow :sM40v :..- Y -\ Q pl /J 15 QCTh:` r ,/ .�" `!,\ i '111 4' m '''T+1 44,,. i 1]I'Hal] n p 444 '� !F 4. !. tf• A q I } II r aft� vim, nl 1 m,lain ti�7 4`"4 ll --- y�+',�, v',�� ;2.. , +�poa.uaq� S0 as r OH� ... -. „{�` "°'. Qanlh�... 1�!1pM1N74 xi • � F#1rI c:::-,;; '1�Q ...•==f�»'>�+� C�'`1 /,/�' '^,�; 16L.. ` 4-0,.0 .. rwrrt4 � irn ^ /\/ I1/yi �, '1 IS 1121 .•y � 1S *off .� /D l .1.' y 1, a 41141Ser11YK4114 .�`� I , O ` p , ~v?y..ry ri r q *I, t'FP aa'cl 5 he n '� . 1 IF a.4. Fha l••. ss -1-a 3 . A , Ijlllyl ► ny ..o . .b 1satia ...-.'...r .�. .^..-..�*.. sly /a71nss7y3 11--\_t___ atltlwvtr IY.=1L7M4 1� h D c.,,, -- 1,' p 1 1 1 1 /r.►� t �'� I\` j; * r as r �` �( r 344AMI s N ) ),*---^1. \\ 7 , z 4 "D r+-wl R n a at Nu y \ _ QY�1 n!. Z \,� n 2.117 M) .i0.0 : .� ❑ R 2 d �,?1 ^ 66>aa n ^ j �' 1 � " �. '� +1c raaa v i',4„4, 4,s,r� r 'Ys:7"1:Nirl:."'"--..„,.....\11(41::1141 n Ali L a/= J _. r01� !SI" �" oN.1 l s•Iayti?�+.� { >s. � tit'. 7 ,y J - �4 �r'D ` O I.w. a' ] 1 ^�QM•.+nCJFTasr„ r 1'-. � "tFJ rnn ^�tiry1t,� ► •R"H71yq.1 �\* ' 1SVr'iM4r{r� 1� p ,�r .A n 7J I = 1{ / r 1 a 1 II�- A1osnwa�rl 3JItf7 'man, L�. +a v*aa 1O .tJt".�470 0„• x „. zts �FHVAOS n�.� "`, ^1 T +s i -----nlaFL"- 1 z� �''o � 1 .., �. ..... a 7 J5 a , h 1"+ 1 1' .F.'# + .'\''y iv17n0a ]L i � "R7 ��.1 1,7 Qy - t. 31.1 m ,y` '. \' ao{, bril.„''.14,,, +r.,yhy e1.Al'.2 h1rII Ip ''�-.J11 r. � � i � , i57 Od^ e •• YJh.-,.� 4 .; a N^s 4 M]14.1)1 L i 2x Itr rj Np+N 1S �+ yh s'+s ~1r^-i M d. f�'\� ('�4 �'laC ,7' *'It{sis 171. As I�^ ®�I '11vMw (Jah'* �~ `'' 7" I!i y.. 111oNv1�-s 1 5Q ( 11 ,�, 1 ha......,^--'. +r Ni 1 c :ni :a5 y :al,r 1 r y3 y• y5# ct, .+� (�_ g. 44, Jn {,�j *, 1L y . S7NIVM. 1S raNY'lt `� 54 N . y . 1 t y : i7711D -- "..1 / � \, ,..�IN tY' '. _ *rllwnnnQ. ' /* ,./ ,tlh. �: ^. 31lyYd \ �"^ 1 / �;' aN„11rw x f 3 / �1 x 1 1 . .. 1 '� �'11INaI ,Li :d ��,' .-444444444 r..1 , m � _ ! « a . 1� ri..,,..,__ a a l 15 ` -�jM'y 4'440;,43 A ..c•'m...'--.....................�Ur.1....2~...' L.....+y `\ \. ~ "�1 1 •. 1 T "111 n .a.�. 1 ` •• WRSN319tl31. _... C .5 illi^1 1 I 4,..,1 al ,..a. „,Q r..."'.n.+ba 1 1 u' 7M� i.s: , Fa:, y 0 N ” 1; I �„ 1S Nd01/l `-'J r.roH+ r � �� j v r_____.,„,„..,•IC .• t .l=='vNn9vA" P 4 ,.,• a?n NJt �.• `A 1_115 iDn'ii S : • ,r,:.,,,,'.„?.cupoaa as I_J f".Irr.uga� 1 J �I ��J" t1h11t11L.J.,.. — � 1 1 Y I 4 i ,,,,,,,,........4‘1'74.4 :. L1'*v' ,.IS.. 1� is I p ]Nli N 1'• ),..r, ao .-r y-, L. T _ / 15 - N11�NlOgna ' ' eI 1.1.4 4 O1 .�;,,,/'.. �2 n1'� 2i l .� AS..., - II — :Is !S aru 4+11,7 N1 10HI�1 15.. i�nU O�h1� / 4J, �0.. 3� 1.V0 a "1 )IVO r AMMMd2� 1 �r 'e�1 _ n r, " +«1 � . --.. !.J ell / {4 11 Yh11.*lrtl _ y ln❑N.1{ !s 11------1----7...--... vhuwatl y..� -1*1H N ,�� •1S 11431 11dV.v ' r70ta 1"'1 �'1�? _...QIMOtl•,.._ rt• aKt aN 7 Jriv„�'• ,'�1 In �,�7 S '� w .-.... �. ^ C --nyy�.�N;�'MOl1SASl C /�� 6 1 MR' IS � y y A,• 1T .. -_ Y l u� 1\ ..,.f� it �2 n..oa � � c � � +,1S c 15noo I� s ^^� 1Sn Zil ...CR n. \tea` NnSNIr\�Oill] Jn U7213W 11 1s NotN1 i,o \ * - -J�� • 1 �� i ly 'r n -�. 7 '15 nvONvl �".,,. �-1 *. r..l — .7111' II N I I. �. D 1=�'`•�`r ,.,•.id tw•.--1..1,.„" ....-7-4,,,.,,,,,,i,,,.../" ,'c,. `� wave•0] 1S' �_114 AI ' Nasr❑vf ;� i�-1`"I'-i .°t' ''''''.e, ' .....��,1.U.d,/.)w 1.-�..�.r A•' 14 Nnt 11170n." a —�, 1. •o I " ~ ~ N15 Ita.J 't MO I54^ "�"- r 1S `. NVriH711/ o . • ,•.`� p,7 N o , . •], n li ♦ /irNN ar17 ^ h* (-,-;-----4,,, ' "w1".' rra V! W� T t I~ I C 0 � � AaNnOa� � „4 9714•;, 1a rnni�~ Lc ,S r7ft V{I .. OSNIMa10 • - I\`[ a } i ^:: �n n /'�' ( 1 a „r ` I ^- 2 1S OOOA4V1� n] y!• w L-,_.l,4 1S01aa\r •-li / 1 M ��' \. 14 L 4 .�... �. y._... y �.•. ,.vVt71V /,1 ! 1y ,, WI tl.V1a0v,�' . O' I1 , 1L 1nNIi:1HJ i Im S y D Y W7MnN I `�./X /�F�'f� z i 1 n(,t Iiimlano'.� t7 �h ` - �1' S2 z\ ;, M y Oates... .rha Ign ► C �. . - 1•.II,N'tIM. m . • J :a._. 1s ....-------�./"�� /oV n x ""11501E9i I ri�aidn,t <,15y ls]H�Nvaa�-� It .. Q ..r ( nr'--�1 JII+ N+i7^ -,/ j-7 •} IIa.I� „ I-�' /ti'1+1 * ` \ 110evxilM� Y M. , o ,t \ i.;,H,7Nta / 41 1+anla yanlr lti la iaYu lS y�tlOJ /// I tiM1-I^ J S S f : II C 1] H M A]'i1L�1/�1Q -�NevNOY y : Ub ` A A,b3f, * Stl0 b ....All,]e. -.— SbOlAY1. _ '7. %��`, I.a1,,,.. L!i (,5 ,107 ,,, 7 i is n. ,.�.. < n w N.�`S+ ° /�wn':�-1 MrrM, �1„tl)U7) r l.a ..�.......�J( 7lWln4 No 7:1NF,0111In �O5' 7 !t ` i ` n a 1� a17nr ^ ---r,_.-, Rb a�w- a s� I'�' (P ; M1.1 I ,i,' _ 0 `--"'" I 041va O:..1rOn ln� „� Y r„_, uN.V S�I; ' `"11�I -----1,r-, l � � J a .tib 1 J h •..) 1 ,1 ► ,5 • ll* r ^ \ . /5„O*1M laU ^ ` � j -0.,'..� Ua )11[7l a J_ u 1a11V A \ �„ "�.. '. dV + ♦S, 15"11157N017N15N �. •• 11 ,,,x,1)1•JS3w1..CO+n ' ." I,i, r ,01,, 5 O a5/7.0• 1 4, Irc,. ^\��`'fir`` I b0 i.;rPMiV�� 1 O }�-�NiM00 2. 7. SNM00▪ SS 11...4 Z. I r.�/'+ ` 4` � , ti tt:0 1 ' 1 ( +7.y Pb yt, �' ..41 j} r • t S.r JX� �!6' • 3!t�.' it i'---4.:— -1 1 .. '. ,' 4 t rJz4/I: I 11 .�"---4.$ , tel i }' `fes 1,11; 1 i l h \____ J + • 4'r:1. i s /8i----�,;u%, ••In-, — }(G,` ,<f • I:+ 7: ------ i./ ` o !♦ 8 �, = `V' ,,: ►pit $ U .. /f Lara.�k qtr 1 i 1; i . 1 A.Liixrr �— 4 .. 1/1.^.,rr Lax.•S/t+yra �.I t 1 i„ .., *, 3061e7"5,77 '11 • 1� i,,a}� •' Q 1 /,dT tvrr�n , W k'irJt ` I . uN, ., „r`., I, t,� r,,� .r.5741.so • ♦♦ J. t tt•J'tie c " ��ll 1.114, ?77.vial It " ( \ .. ti 4.I., ` . t'•"""""•" I v s SY•i.,9 t 1 s 4.s C yrci, 1`ti •' _tL�4»»_, 1 ( , !h 1` v. S c ..„,'.o., iii- 1 .,..1�_ .�,..._,;, 1 f.i 'mem k..� ' ( �•�''�i' to Al �_ r9 14 tt i� �jh •' u Q 1.t ' {►tr rvi 1 )I I k n 4. , '.z., 'i•''-- ,\ \ 1r ;c,s�, •t,• cy� ,.. , Vi:1,,,,I;1 ., , ,C1 e,!r , , 1 + !t .� I 1 `�„� 1, at. ,+'::rk. �• ::l' 1''t zx .4 .: itd, , 14: LI,\cii : .N 2;t �t t2 ,t9 Z. 2_ tG J .... , ,``'' ! 1 j ..,... ,,,„it6.,.../ 't ic:1 4•••Ve,, !.4e7:.0-42e) tir•�.,. ..' am` arr a..,; ''`� c C; `' .......,.........» ,arra - - ,L:.-.......,....-, ..«........... «...,�.�;*,:.;4:!i9:,e, dr 4523.93 a Yr' ,...,h... ar ra-»*.-..h..-. , ...4- r J 'J /:0,241C4.0/ 4 'Mi' 14 _I.s ♦,4. ., ... . ., y ": ' I ,-.. - I . $ k), .\.t.. - :1.4114 „1 , i., e a¼ : ,i © ti a 1 -' a;>',o ?, 1 � w t,"'ai' /Q� •.t3C t` ; i, ''. to 4S a;` '`�t� I 1 -' a. \Ly z l a, \ — ' 101 4 i~, . c ': . ara.'.,' I . , ,e'er' ,, r • 1 4.1 ,,‘ -* t; Iii' 1 =or ,, ''....3"75-4"1" ttl + i. - .1011111111M. - ‘1,1*,, 4 +1 V1:1.:*k++` y '' ._:.�.7C, 19 `.t�. .h, ..,'-,c7,,x.11 1Sh •ffilinti �tf� ' V .ti7.:'-'' ' IT 4 4 ! 4--``{ '"Jwr ear••�s t ^• t' Q '[,h .h'1.1.,A'''.. r ' ' y /f•730 ! Ii .0 Y l •'f {Y. • Z �, . r - , .,arra ., 1+� �,d�y,� `'s".t`` J� x1 •^ 4 arra. arra! . fr `� 7A Y !';'1'.1....♦rJ i.+ ,1tl'ail+t;b. 1 1 i!)- F t 1 4 is ,p ♦, .�� + tt 1 4Xii ' 'A � t ' ��.�(�� .•� �,,.a �r-,----\,.,. arra ��..yw,1 i � ill *• - r . . x , .4,,,_i .,, � rei,j .,,„ j , ,,, tl, , ,;[,-.1,1 ,..1 -, ii Min _ %k\ 1w ,„ ,c,t____Ic.;.7, 1h� -1 1 I is d 1 L.✓t/J / +44 ,., i ' t't h/ t. 4:1`i ,.1 t, •. 1 }{y�,',y --1 1— 1 1 t), ; ,,t., . .,, „,,,,t-- ' ; , , ; ,t'g , 4t $/. (x,11' •, w t �i.,, . , tt . '''".,f, n 1 _-:.,,,,,' .i'. $” ‘ %'". t' , '..Y', .1 41 . Jr" V bh .,. Vt ,t'` 141+1: # t.„. -"'"°— '' i t V M Ip1 /� P' r �y I yf f + I CJ ,. 1, f .µ • (h � N, � t «�� d '.� `► �(� MVV .: , y ,�.. ,.1 J' . ,t3 ea.PPP S'" Y;. t, / ... 1 -., yinrr I' ' i � e, � dI .4.Jrr.A,_. "_kl, , t . , fe c.ax i i. t w b t . I u - -' I .rz-.4.`,..:r. .� . 1s .10 tk . 1 ...,, .•4.. :,......,tea ^,». '4