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MMD1997-00008 MMD97 00008 GAGE INDUSTRIES July 1, 1997 Nick Shur, Shur Associates l t� CITY OF TIGARD, 607 Concord Building 5� OREGON 208 SW Stark Street \( 'PO Box 2428 Portland, OR 97208-2428 Dear Mr. Shur: This letter is in response to your request for Minor Modification approval to construct 22,688 square feet of additional paving/parking at Gage Industries, Inc. at 8005 Hunziker Street. This property is zoned Light Industrial (1-L). The present use of the site is listed as a permitted use for this zoning district. The Tigard Community Development Code, Site Development Review Section, states; "if the requested modification meets any of the major modification criteria, that the request shall be reviewed as a new Site Development Review application." Section 18.120.070(B) states that the Director shall determine that a major modification(s) will result if one (1) or more of the following changes are proposed: 1. An increase in dwelling unit density, or lot coverage for residential development. This criteria is not applicable as this request does not involve a residential use. 2. A change in the ratio or number of different types of dwelling units. This criteria is not applicable as this request does not involve a residential use as previously indicated. 3. A change that requires additional on-site parking in accordance with Chapter 18.106. The proposed parking lot design brings the existing building into compliance with the parking standards. The new tenant of the site will not require more parking than the previous tenant. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. No change in the structure of the building is proposed. 5. An increase in the height of the building(s) by more than 20 percent. No change in the height of the building is proposed. 6. A change in the type and location of accessways and parking areas where off- site traffic would be affected. This request will not require a change in accessways or parking areas where off-site traffic would be affected. 7. An increase in vehicular traffic to, and from the site, and the increase can be expected to exceed 20 vehicles per day. The new occupant of the site will have less traffic than the previous occupant. Even at full anticipated production levels, the increased traffic will not exceed 20% of the previous occupants traffic generation. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 Page 1 of 2 8. An increase in the floor area proposed for a non-residential use by more than 10 percent excluding expansions under 5,000 square feet. No increase in floor , area is proposed. 9. A reduction in the area reserved for common open space and/or usable open space which reduces the open space area below the minimum required by this code or reduces the open space area by more than 10 percent. The amount of open area (landscaping) will be reduced by 9.1%, therefore the total remaining landscaped area will be 19.3%. 10. A reduction of project amenities (Recreational facilities, Screening; and/or, Landscaping provisions) below the minimum established by this code or by more than 10 percent where specified in the site plan. There is no change in existing project amenities proposed. 11. A modification to the conditions imposed at the time of Site Development Review approval which are not the subject of B. 1 through 10 above. At a pre- app meeting on May 14, 1997 the applicant was informed of the need to do a wetland delineation to insure that the proposed expansion would not disrupt the wetland or protrude into the required buffer. A wetland delineation was done and the proposed expansion will not protrude into the required buffer. This request is determined to be a minor modification to an existing site. The Director's designee has determined that the proposed minor modification of this existing site will promote the general welfare of the City and will not be significantly detrimental, nor injurious to surrounding properties provided that, development which occurs after this decision complies with applicable local, state and federal laws. THIS REQUEST HAS BEEN APPROVED SUBJECT TO THE FOLLOWING CONDITION: 1. A building permit shall be obtained from the City of Tigard Building Division. Please provide a copy of this letter when applying for building permits. If you need additional information or have any questions, please feel free to call me at (503) 639-4171. Sincerely, ulia Powell Hajduk Associate Planner h:\curplankjulia■rninormod.dot c: 1997 Correspondence File Page 2 of 2 SHUR ASSOCIATES INDUSTRIAL PLANNING ARCHITECTURE DESIGN-BUILD Mr. Mark Roberts, AICP May 17, 1996 COMMUNITY DEVELOPMENT DEPARTMENT 13125 SW Hall Blvd. Tigard, OR 97223 Subject: Gage Industries Inc. : Pre-Application Conference Dear Mr. Roberts, Attached is the information you requested as a first step in this process during our meeting of May 14, 1996. As you know, we are not requesting a change in occupancy from the previous tenant (Mission Plastics) we would like to make some modifications to the existing building and add parking for Gage employees. We feel this is a minor change and can be handled by staff approval. For Step 2, we request approval to submit building modification plans for minor building improvements enabling an initial low volume production start up in July 1996. Thirty-eight (38) parking spaces are available for use in the existing paved areas, These spaces will accommodate current production needs until September 1996. (see "Staff Levels" in chart below) DATE ACTIVITY STAFF LEVELS MAY 1996 Step 1 - Approval Tigard Planning Dept. day = 1 Step 2 - Approval Tigard Building Dept. (code compliance: building modifications) JUNE 1996 Restroom remodel, pit construction & day = 2 equipment installation. (maintenance staff) Step 3 - Flood plane & Wetland Identification + Parking Lot design by: Kurahashi & Assoc. Submittal to City of Tigard for minor modification approval. JULY 1996 Gage to Start production in new facility day = 7 (Existing Parking on Site) night = 7 Step 3 - Approval by City of Tigard Start construction of Parking Lot Aug. 1996 Gage to increase production in new facility day = 14 Complete parking lot construction night = 14 Sept. 1996 Gage: Full production staff on site day = 35 night = 29 133 S.W. Second Ave., Suite 301 • P.O. Box 2428 • Portland, OR 97208-2428 U.S.A. • Telephone (503) 222-3645 To comply with Step 3, we are retaining Kurahashi & Associates, Inc. to provide information that will address your concerns and comments, page 7 of 8 in the conference notes: (1) A delineation of the 100-year flood plain. (2) A delineation of the wetlands areas adjacent to the property, in order to design a 25 ft. buffer from the proposed parking. (3) Site Coverage: Attached is the site plan we have been working with to develop our preliminary design. The existing landscape area comprises approximately 61 ,500 SF. With a site area total of 300,000 SF a 15% requirement would be 45,000 SF leaving 16,500 SF for new parking. Additionally we will be designing a water quality facility for the additional parking, as we discussed, that area will be included in the landscaping area requirement. Respectfully, SHUR ASSOCIATES 1\46.,m° Nick Shur Industrial Architect gagetig.doc GAGEGAGE INDUSTRIES,INC. 6710 McEWAN ROAD PO BOX 1318 May 16, 1996 LAKE OSWEGO. OR 97035-0516 503.639.2177 Mr. Mark Roberts FAX: 503.624 1070 City of Tigard - Planning Department 13125 SW Hall Blvd. Tigard, OR 97223 Dear Mark: As per our meeting on 5/14/96, here is the recent history of our leased property and traffic information. The previous tenant at 8005 Hunziker was Mission Packaging, Inc. Mission occupied the premises for three years, until April 30, 1996. Mission produced blow molded plastic bottles for the beverage industry. Mission employed up to 80 people in 1995. We know they ran a 7 day/4 shift schedule for part of the year, and are not sure of other shift schedules. Truck traffic was heavy due to the nature of the product Mission made. They only needed 3-4 open dock spaces because their loads were one product and quick to load. Gage Industries will employ 60 people initially, and may employ up to 100 in the future. We will run a two shift operation initially and expand to 4 shifts/7 day schedules as the need dictates. Truck traffic for Gage will be lighter than Mission. Our product mix dictates that a single trailer be loaded during a weeks time due to the number of different products our customer orders and we produce. Mission produced plastic bottles at high volumes for the soft drink industry 20 trucks/day (estimated shipping). Gage produces diverse low volume custom products, 5 trucks/day - shipping, 1 truck/day - receiving. (See attached photographs which show our trailer staging dilemma at our Lake Oswego facility). Sincerely, GAGE INDUSTRIES, INC. A/ t11:11e6/7-----‘t Mark Bayer Plant Manager Enclosures Gage. Custom Plastic Thermoforming and Sheet Extrusion. ";1, 91f/ • • • i f! N v t , � ;o • gliwinel.00111.1111111111111111.1111111111411111.1.111111".117111111- • i Wetland Report for Proposed Site Improvements at 8005 SW Hunziket' Street (Gage Industries) Prepared For: Shur Associates, Inc. September 18, 1996 liO/Lk KURAZ-IA.SHI �5S0(. IATES, tr+C. .:,6100 S.W.72nd Avenue.Suoa 10.) Tigard,(kc yon X1'2_3 503.968.1605 FAX 5U3.968.1 I O5 II II III II WETLAND DETERMINATION KURAHASHI REPORT COVER SHEET �.� ASSOCIATES, INC. GENERAL Client: Shur Associates Project No.: 1409 Attention: Nick Shur Project Name: Gage Industrial Site Street: PO Box 2428 Investigator: Brent Davis City/State: Portland, OR 97208-2428 Date: September 18, 1996 SITE LOCATION County: Washington Township: 2S Range: 1W Section: 1 1/4:NW City: Tigard Tax Map(s): 2S1 1 BD Waterway: Red Rock Creek Tax Lot(s): 200 LAND USE Zoning: L-1 (Light Industrial) Parcel Size: 6.26 acre ❑Flood Plain ❑Public Agricultural ®Private ❑Park Crop Land 0AD-1026 Certified ❑Undeveloped ❑Greenwayispace ❑Pasture/Hayland ❑Other(remarks) ❑Easment/Dedication ❑Openspace ❑Abandoned Other(remarks) ❑Other(remarks) ❑Converted WETLAND INVENTORIES ❑NWI Map Name(s): ❑LWI ID(s): ❑All ❑All ❑Partial ❑Partial Previous/Related Determinations: METHODOLOGY Comprehensive Routine ❑Problem Area ® Abnormal Environmental ®On-site Typical Situation Conditions _ 00ff-site Atypical Situation WETLAND TYPES ®PEM ❑PFO ❑R3RB ❑R4SB ❑E2SS ❑ Other: ❑PSS ®PWM 0R3UB ❑E2EM 0E2FO REMARKS Industrial warehouse site. Study area is predominantly covered with blackberry(cleared two days prior to the on-site determination). One side of a ditch wetland(non-jurisdictional)was delineated. 12600 S.W. 72nd Avenue, Suite 100 Tigard, Oregon 97223 503.968.1 605 FAX 503.968.1 105 • •,+. -1- 4ti •4~{ I,, S.. A / A'; ]' 'I e '. ^+ ,� t•, . � �• Y`r at• {1.. .' ' ' i !'• '•i q ' ,• . 1•� j' 4 • . . n•.,fir A`y^"ti �: F: 17 � :!I L:.:0!,.4,•,:f•, •,,, 'r r iw i -,Y .L'.rf, r •:l;'• .+ Y4- 1 Y i'' t ;,�� 'r• • .. . •y: .j.f�_4,•3 tir 7t4' •i;e , 1 ►%t4,!k.'i7w ;; •rti' . r ..1,• .t'•h, ,I',•. . , ,,,i,.-,...•., :i4t!'r'a)•.4,.7'(II.:Sn•.}•: 7~ . N +•;• ,.,7...:,,, I. .,. r'i ,i.:("1..r:. i.l:• '^ l•• • i '. �yY ••' Y ^ ••!'::•••.• ry.• • '-"�..itY.'•:',4••4 .t^:y�.4" ,f 5O, IT'i•R J '-,1'.1.; •{ '',. •r. • - ' S. t f. Y. 'r..•a:• J:• .t ti;r�ti.tti 1 .j,. +..)i,g yj .ir ,;Z .r .t•Y. F �'+^i•'••••:‘ :A.,:'• •' . r'•''� �\ i�•• • •,, • • • , . •• 'J" i•14 ,ti . t ''. •}iq •e+ -/ f ,., ,I r \, ' .R ,r, . I.I; ' ,,• of ����,+Yr f��,'•! `i>r '4 ■„; •i ;wr t- '''14... i'. d: r s i{1D•, i tiq. a• ,t+^,S +,t' '.:-.A. 4:, %4t. •j ••4•'y r ` t • ` .•r:r.!>t'•''t 4 ► ��r, V I `'r, 4 t ..Y . I.:ii:P. t ! ,.i`, +.. 4,• 't 7 • 4- •.s r .if i.'� ."�."� �. Y YM1 • • `.' ,, T � , . e '. ,' • 7, 7 ' .f;Y...:/::"-i- • J . ti } 'R• • • • • • c •A • • • Gage Industries Site Shur Associates 1 Introduction Kurahashi & Associates, Inc. (KAI) was contracted by Shur Associates to provide engineering services for the design of a parking lot on an industrial site in Tigard, Oregon leased by Gage Industries. The City of Tigard has requested that a wetland delineation be included in the design review application for the project. This document is intended to serve two purposes: a) To report the delineation of wetlands on the site, and b) to identify the potential impact of the proposed site improvements upon those delineated wetlands. 2 Wetland Definition & Project Methodology Wetlands are formally defined as "those areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, the prevalence of vegetation typically adapted for life in saturated soil conditions." (Federal Register 1980, 1982). Federal. state, and local regulations governing activities located in or near wetland and streams include: • Sections 401 and 404 of the Clean Water Act (CWA), administered through the Army Corps of Engineers • The "Swampbuster" provision of the Food Security Act (FSA) of 1985, administered by the Natural Resource Conservation Service. • Oregon's Removal-Fill Law (ORS 196.800 - .990), Oregon's Wetland Inventory and Wetland Conseil ation Plans. Standards, and Guidelines (ORS 196.668 - .692) which are administered through the Division of State Lands. • Washington County•s Comprehensive Plan. Article IV, Sections 422 and 423. • The Natural Features & Open Spaces and Air. Water & Land Resource Quality sections of the City of Tigard's Comprehensive Plan. The routine on-site determination methodology outlined in the Corps of Engineers Wetland Delineation Manual (1987) was used to delineate the wetland boundary. Typical situation methods were used, but normal environmental conditions do not exist within the study area. Both a review of existing information and an on-site investigation were completed. The wetland delineation parameters that were followed are outlined in Appendix I and data forms are in Appendix II. 3 Site Location & General Characteristics The site is located at 8005 SW Hunziker Street in Tigard, Oregon (T2S R 1 W SI NW 1/4, Tigard Tax Map 2S1 I BD, Tax Lot 200). It is an industrial warehouse bounded by Highway 217 on the north and Red Rock Creek on the west. The study area is a small triangle in the northwest corner of the property between the highway and a raised lawn. Prior to the field visit the site was cleared of himalayan blackberry. A drainage ditch runs along the highway and flows westward into an off-site wet prairie.emergent wetland mosaic (some features are indicated in Figure 3) within the floodplain of Red Rock Creek. Kurahashi &Associates. Inc. September 18, 1996 Page 1 • Gage Industries Site Shur Associates 4 Wetland Characteristics The National Wetlands Inventory does not list any wetlands within the study area (Figure 4). The only area on the site that has wetland characteristics is the highway drainage ditch. A segment of the boundary was delineated on the southwest side of the ditch (Figure 3) based on physical characteristics and flagged with 5 points. As this ditch approaches the northwest most corner of the site, it flattens an opens up into a wetland are on the adjacent property. The ditch is maintained by the Oregon Department of Transportation as drainage for the highway, and thus, does not meet the criteria for jurisdictional wetlands under Corps of Engineers and DSL rules or a sensitive area under USA rules. The vegetation over most of the study area is dominated by Himalayan Blackberry with limited wetland vegetation present within the ditch. Observed vegetation is summarized in the following table. Table 1: Observed Vegetation Species Common Name Indicator Status Rhamnus purshiana Buckthorn Cascara FAC- Veronica beccabunga ssp. americana* American Brooklime OBL Holcus lanatus* Common Velvetgrass FAC Spirodela polvrhi:a* Duckweed OBL Alopecurus pratensis Meadow Foxtail FACW Phalaris arundinacea* Reed Canarygrass FACW Rub us discolor Himalayan Blackberry FACU- Crataegus monogyna Common Hawthorn FACU+ Fraxinus /atifolia Oregon Ash FACW Rosa eglanteria Sweetbriar FACW Epilobium ciliatum* Purple-Leafed Willowherb FACW- *Species observed in ditch only The SCS Soil Survey of Washington County maps Huberly Silt Loam over the entire study area (Figure 2). The presence of the Huberly mapping. unit was not confirmed by direct soil observations. With the exception of the ditch bottom, , the soils were very dark brown (10YR 2/1), generally moist and loamy to a depth of 18 inches. Dataplots 6 and 7 were saturated at a depth of 10 inches, however these areas were used as entry and exit points and were found to be heavily impacted by the equipment used to clear the blackberry(evidenced by multiple 10-12 inch deep tracks). No mottling was observed at any of non-wetland data plots. In the ditch, the soils were saturated with a thin (4 inches) very dark brown(10YR 2/1) muck with glee(N 3/) underneath, mottling density varied from none(plot 1)to 50% 10YR 3/6(plot 2). 5 Impact There are no identified jurisdictional wetlands or sensitive areas within the study area. Even so, the parking lot and associated water quality facility leaves an undisturbed corridor along the delineated wetland boundary of 25 feet(see Figure 5). No direct wetland impacts will result from the proposed site improvements. 6 Limitations It should be recognized that the delineation of wetland boundaries is an inexact science. Wetlands are ecotones or transition areas between upland and aquatic environments. Consequently, their Kurahashi Associates. Inc. September 18, 1996 Page 2 1 Gage Industries Site Shur Associates boundaries often change over time and individuals will often disagree on the precise location of a boundary. The final determination of wetland boundaries is the responsibility of the resource agencies that regulate activities in and around wetlands (for the State of Oregon it is the Division of State Lands, for the Federal Government is the US Army Corps of Engineers or, for agricultural wetlands, the Natural Resource Conservation Service). Accordingly, the wetland delineation performed for this study, as well as the conclusions drawn in this report, should be reviewed by the appropriate regulatory agency prior to any detailed site planning or construction activities. We recommend that the wetland study be verified with the appropriate regulatory agency as soon as practical. Within the limitations of schedule, budget, and scope-of-work, we warrant that this study was conducted in accordance with generally accepted environmental science practices. The results and conclusions of this report represent the author's best professional judgment, based upon the information provided by the project proponent in addition to that obtained during the course of study. No other warranty, expressed or implied, is made. 7 References Clark. J.R.. and J. Benforado, editors. 1981. Wetlands of Bottomland Hardwood Forests; Proceedings of a Workshop on Bottomland Hardwood Forest Wetlands of the Southeastern United States. Elsevier Scientific Publishing Company, NY. Hitchcock. C. Leo and Arthur Cronquist. 1973. Flora of the Pacific Northwest. University of Washington Press, Seattle, WA. 730 pp. Munsell Color. 1975. Munsell Soil Color Charts. Kollmorgan Corporation. Baltimore, MD. Pojar. Jim. and Andy Mackinnon. 1994. Plants of the Pacific Northwest Coast. Lone Pine Publishing, Redmond. WA. 527 pp. Reed. Porter B. 1993. 1993 Supplement To List Of Plant Species That Occur In Wetlands: Northwest(Region 9). US Fish and Wildlife Service. Washington DC 10 p. Resource Management Group, Inc. 1993. National List of Plant Species that Occur in Wetlands, Region 9-Northwest. B.J. Sabine. editor. Resource Management Group, Inc., Grand Haven, MI. 72 pp. Soil Conservation Service. 1982. Soil Survey of Washington County. George L Green, editor. US Department of Agriculture. US Army Corps of Engineers. 1987. Corps of Engineers Wetlands Delineation Manual. Technical Report Y-87-1. US Department of Commerce. National Technical Information Service, Springfield, VA. Kurahashi Associates. Inc. September 18, 1996 Page 3 • Gage Industries Site Shur Associates boundaries often change over time and individuals will often disagree on the precise location of a boundary. The final determination of wetland boundaries is the responsibility of the resource agencies that regulate activities in and around wetlands (for the State of Oregon it is the Division of State Lands, for the Federal Government is the US Army Corps of Engineers or, for agricultural wetlands, the Natural Resource Conservation Service). Accordingly, the wetland delineation performed for this study, as well as the conclusions drawn in this report, should be reviewed by the appropriate regulatory agency prior to any detailed site planning or construction activities. We recommend that the wetland study be verified with the appropriate regulatory agency as soon as practical. Within the limitations of schedule, budget, and scope-of-work, we warrant that this study was conducted in accordance with generally accepted environmental science practices. The results and conclusions of this report represent the author's best professional judgment, based upon the information provided by the project proponent in addition to that obtained during the course of study. No other warranty, expressed or implied, is made. 7 References Clark. J.R.. and J. Benforado, editors. 1981. Wetlands of Bottomland Hardwood Forests; Proceedings of a Workshop on Bottomland Hardwood Forest Wetlands of the Southeastern United States. Elsevier Scientific Publishing Company, NY. Hitchcock. C. Leo and Arthur Cronquist. 1973. Flora of the Pacific Northwest. University of Washington Press, Seattle, WA. 730 pp. Munsell Color. 1975. Munsell Soil Color Charts. Kollmorgan Corporation. Baltimore, MD. Pojar. Jim. and Andy Mackinnon. 1994. Plants of the Pacific Northwest Coast. Lone Pine Publishing, Redmond. WA. 527 pp. Reed. Porter B. 1993. 1993 Supplement To List Of Plant Species That Occur In Wetlands: Northwest(Region 9). US Fish and Wildlife Service. Washington DC 10 p. Resource Management Group, Inc. 1993. National List of Plant Species that Occur in Wetlands, Region 9-Northwest. B.J. Sabine. editor. Resource Management Group, Inc., Grand Haven, MI. 72 pp. Soil Conservation Service. 1982. Soil Survey of Washington County. George L Green, editor. US Department of Agriculture. US Army Corps of Engineers. 1987. Corps of Engineers Wetlands Delineation Manual. Technical Report Y-87-I. US Department of Commerce. National Technical Information Service, Springfield, VA. Kurahashi Associates. Inc. September 18, 1996 Page 3 -. T7,!*••••■ . -7\2 T� .---- f 26 - .,. -c?':▪ • J- r: nom! I▪ f ,j.• P./11Y DGOIW .+ 76r.' •7 `;�'�,` i ••1y•?so •": - . 11'7)-,/-7..ps, t 41,1 1 `-' :tuts. •J \� • I. .IY111:..•IJ� • ..y, f• ._•••�••••- •• :�. ''I . ","----7,---7-...!.-----• PcMIY—r , POWKl ( • :: PEMIY ..r' I ow ; f'• r . N -. ,• I ,I iio•i-.{---•. j-. ..,„,,, •,.• ."17.1 'it„..g...oc=L=o....., I a.. . 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' ,J 1 i l S , t 7 vt,.1 rf kJ- ' 5 !� ,.' /` "'• , ' . • . ' 4 .`.r ',1 ai f?• • rY.'r• t ' t - 1 ' 1 e J , rJ,l}1 , � r 1 ' 1 t ,ti !f f' d 'n tr .r t..'.1....1% . t tS r s• hd,:., ' t ..t: • • ' r},:•4 , 1 i 3 ?•• •fH ••! a ' • i • d. '',"..°• h.• :1•••,.,',..• .Sti }a• •,'t fC .' 14..4.;- :•� J:, b�: .:1 - f- ri 'r•• )IC01..4..i• •::•,"..:0',?,,•;::•,$,,•••,,,_ • • ' , , • • • , • • „ , I. . . . . .• .. ,. , y. 1 k. � f �r .,, r. .1• '� "'r �.r .. 5 'a" 1e• '.r 1•+. ' . . . • .• •w f 0 r f s F , I 0 _ .! _ ; _ t. _ • 8 Appendix I: On-Site Wetland Delineation Criteria • 8.1 Hydrology Water must be present in order for wetlands to exist: however, it need not be present throughout the entire year. Wetland hydrology is considered to be present when there is permanent or periodic inundation or soil saturation for a significant period (usually a week or more) during the growing season (Federal Interagency Committee for Wetland Delineation, 1989). Indicators of wetland hydrology, including areas of ponding or soil saturation; evidence of previous water inundation or saturation, such as dry algae on bare soil, or soil mottling along live root channels; and drainage patterns should be examined. When positive indicators of wetland hydrology are observed, wetland hydrology is likely to occur for a significant period of the growing season. The table below summarizes some of the hydrologic regimes that can be encountered and their wetland characteristics. Degree of inundation or Saturation Duration* Wetland Characteristic Permanently inundated** 100% present Semipermanently to nearly permanently inundated or sat.*** >75- 100% present Regularly inundated or saturated >25-<75% usually present Seasonally inundated or saturated >12.5-25% often present Irregularly inundated or saturated >5- 12.5% often absent Intermittently or never inundated or saturated <5% absent * percent of growing season ** inundation>6.6 ft mean water depth *** inundation<or=6.6 ft mean water depth Sources: Corps of Engineers Wetlands Delineation Manual, 1987 Clark and Benforado, 1981 8.2 Soils One characteristic of wetlands is hydric soils. Hydric soils are defined as soils that are saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part of the soil profile. The Soil Conservation Service has compiled a list of hydric soils in the United States. The list identifies soil series mapped by the SCS that meet hydric soil criteria. A map unit of upland soil may have inclusions of hydric soil, and vice versa. These inclusions may not be included as part of the SCS soil survey; therefore, field examination of the soil conditions is important to determine if inclusions exist. The wet anaerobic conditions create certain characteristics that are typical of hydric soils. Such characteristics or indicators include: high organic content, accumulation of sulfitic material, greenish or bluish gray color (gley formation), spots or blotches of orange/black color (mottling), and or dark soil colors(low soil chroma). Gage Industries Site Shur Associates Hydric Indicator Diagnostic Criteria Organic Content >50%by volume Sulfidic Material "rotten egg"odor Soil Color mottling,dark soil matrix,gleyed colors Water Saturation poorly drained soils with low permeability Sources: Corps of Engineers Wetlands Delineation Manual, 1987. USDA 1975. 8.3 Vegetation Plants must be specifically adapted for life under saturated or anaerobic conditions in order to grow in wetlands. Such plants are classified as "hydrophytic" vegetation, meaning "water loving." The Corps of Engineers and the US Fish and Wildlife Service have assigned "indicator status" to most plant species, based on the estimated probability that the species occurrence in wetland areas. Definitions of each indicator status from the Federal Interagency Committee for Wetland Delineation,(1989) are listed below. Species with an indicator status of OBL, FACW, or FAC are considered adapted for life in saturated or anaerobic soil conditions. Indicator Definition OBL Obligate. Species that occur almost always (99% probability) in wetlands under natural conditions. FACW Facultative wetland. Species that usually occur in wetlands (67%-99% probability), but occasionally are found in nonwetlands. FAC Facultative. Species that are equally likely to occur in wetlands or nonwetlands(34%- 66% probability). FACU Facultative upland. Species that usually occur in nonwetlands (67% -99% probability), but occasionally are found in wetlands. UPL Upland. Species that usually occur almost always in nonwetlands under normal conditions (99%probability). NI No indicator. Species for which insufficient information was available to determine indicator status. Sources: Corps of Engineers Wetlands Delineation Manual, 1987. Resource Management Group, 1988. US Fish and Wildlife Service, 1993. Kurahashi&Associates, Inc. September 18, 1996 Page 5 ... philibm Routine On-site Wetland Determination Data Form KIJRAHA S HI Adapted from the Corps of Engineers and Division of State & ASSC)C 1ATES. I N4C. Lands data forms, February 1995. Civil Engineering Water Resources Landscape Architecture Planning Surveying Project Name: G«y..z, lAd,,sI-*-ie.S Project Number. iypI Investigator. '3 . ,, , 4, ,4 ,,,s Date: S[2°I I °I(, Plot 1D: Plant Community: J,L-‹.,,_,e. Normal Environmental Conditions? Yes ) Remarks: '� uck �. �c. ,,,3�cl_ Significant Disturbance(Atypical)? Yes (Ni) ._..»»_.. - to.r t4' Z.11 Co,v.. 1 a — Problem Area? Yes Sti ,t r-e.Ikc.:S'L. VEGETATION Species Stratum Indicator %Cover Species Stratton Indicator %Cover ver,;^_''c'` ..:,,4::5.!::.c_ca,e,+ ,......--A. <L ,: h ......._._..__._..» ».,.. ■ . '-e .i....!-`r lc..I!..^ dA-4..it'.I._.f'±.e..±-- S� ...._ _. % Dominant'Species (FAC OBL) 'I _--'-., Total%Cover Trees Shrubs Vines Herbs Wetland Cnteria Met? `e - No By Stratum — — 10°?.- NO°I, Remarks: ^ c _ .., -. .,._ .- -'� -- 'Indicates dominant species NL status indicates species not listed by USFWS HYDROLOGY Recorded Data: Field Data: Stream. Lake or Tidal Gauge Depth of Surface Water Aenat Phatographs Depth to Free Water in Test Pit 1 p Other(explain below) Depth to Saturated Soil 10" No Recorded Data Available: Pnmary Indicators: _ ' Secondary Indicators: Inundated Oxidized Root Channels in first 12 Indies .xSaturated within first 12 inches _ Water-stained Leaves _ __Wate_r Marks » �� � �»» Local Soil Survey Data - » Dnft Lines yFAC-Neutral Test Sediment Deposits Other(explain below) Drainage Patterns in Wetlands »����» Wetland Cntena Met? Crers2 No »Remarks: -O, ., r‘A.G, Q,1 IA,s _.c._.__._...._.... 1,,,, -1 •,,, ,lr,-4„l' d 1 2600 S.W. 72nd Avenue. Suite 100 Tigard,Oregon 97223 S03.968.1605 FAX 503.968.1105 SOILS Map Unit Name Series and phase): v ba,r,, +- n., Drains a Class: Subgroup: Field Conformation of Mapped Type? Yea (-14") Profile Desalption: Depth(•n) i Horizon . Matrix Color . Mottle Colors(Moist) . Mottle Abundance/Contrast . Texture,Structure,etc. n r 4 10-1a2/ (1 _ — 4_ — Lox. ,/ 11-_Ib'- 1 a NI "Z L — _ — PIA,4-'4. bi,c 1.c..kti Hydnc Sod Indicators: Histosol Concretions Histic Epipedon High Organic Content in Surface Layer in Sandy Sods Sutfidic Odor Organic Streaking in Sandy Sods ,(A uic Moisture Regime Listed on Local Hydnc Sods List Reducing Conditions Listed on National Hydnc Sods List Gleyed or Low-chroma Colors Other(explain in remarks) Wetland Cntena Met? `Yes No Remarks: WETLAND DETERMINATION Hydropnytic Vegetation Present? /=f s No Wetland Hydrology Present? No Is the Sampling Point Within a Hydnc Sods Present? No Wetltland? `` 1 /Yes '..} No Remarks: IT la, = l. ^. a 1 1, f,„1„. .`.u,r..,,,,e i c. rc4i.6.q.{; ____c i. .c.:„ ___________:- pM ! ! Routine On-site Wetland Determination Data Form KURAJ-A S HI Adapted from the Corps of Engineers and Division of State ASSC)C[RTES. 11V e:. Lands data forms, February 1995. Civil Engineering Water Resources Landscape Architecture Planning Surveying Project Name: I is Project Number. tl.4 Investigator. -BrQ,- ,',, Date: Plot ID: Plant Community: Normal Environmental Conditions? Yes So Remarks: -619 c k l . . , v.:,a. ykr) Significant Disturbance(Atypical)? Yes V t.` 2_11 Problem Area? Yes a VEGETATION Species Stratum Indicator %Cover Species Stratum Indicator %Cover :.• s411M__.../.1e Fig'%»-..» °'o Dominant'Species (FAC b OBL) .�`''c Total%Cover Trees Shrubs ■ Vines Herbs Wetland Criteria Met? ? No _ By Stratum — - — I — (1 Remarks: r':1o5�1� Cu"4, .:.'�:. '�. o M S ' ,-... -1.4 ' 7.1C. Indicates dominant species NL status indicates species not listed by USFWS HYDROLOGY Recorded Data: Field Data: Stream. Lake or Tidal Gauge Depth of Surface Water 4 Aerial Photographs Depth to Free Water in Test Pit Other(explain below) _ Depth to Saturated Sod No Recorded Data Available: Pnmary Indicators: Secondary Indicators: ,)Slnundated Oxidized Root Channels in first 12 inches Saturated within first 12 inches Water-stained Leaves Water Marks Local Sod Survey Data Drift Lines FAC-Neutral Test _...... �Sediment Deposits _ _»» Other(explain below) Drainage Patterns in Wetlands Wetland Criteria Met? (Yes, No Remarks: 12600 S.W. 72nd Avenue, Suite 100 Tigard. Oregon 97223 503.968.1 605 FAX 503.968.1 105 SOILS Map Unit Name(Series and phase): i.J„ie.l�_,� !4 L./4.r., Drainage Class: E,00,- Subgroup: 'r\u„-r rr,,5 4, 1 Field Conformation of Mapped Type? Yes --(Flo Profile Description: Depth(in) i Horizon Matrix Color Mottle Colors(Moist) »Mottle Abundance/Contrast . Texture,Stricture,etc.'- c) -61 i A to sett l i. — Vl■_4ck .24...:..14+ A N. .1 ____I to-I 31(., _. .19..& ... , hLocky «... .............._.._./....._.....___ _i ...�...... ...._.»...»».» _._._.. Hydric Soil Indicators: Histosol ,LConcretions Histic Epipedon High Organic Content in Surface Layer in Sandy Soils Sutfidic Odor Organic Streaking in Sandy Sods kAquic Moisture Regime Listed on Local Hydric Soils List Reducing Conditions Listed on National Hydric Soils List ,(Gleyed or Low-chroma Colors Other(explain in remarks) Wetland Criteria Met? ('. No Remarks: WETLAND DETERMINATION Hydrophytic Vegetation Present? Y ) No Wetland Hydrology Present? _ No Is the Sampling-Point Within a �� Hydric Soils Present? !Yes No Wetland? T es.„1 No Remarks: i\je•t- ( u r-i..i_C.l.• :, C _�...r∎Ar ,..e-e! of ra;,rt 1. C .._ -C- . _ 111111611 Routine On-site Wetland Determination Data Form KLTR.A.1-LA..S HI Adapted from the Corps of Engineers and Division of State & .A.S S 4C I d=i+.7-E S. I IC. Lands data forms, February 1995. Civil Engineering Water Resources Landscape Architecture Planning Surveying ■ Project Name: Gg, i Acl.s-*-i Q- Project Number 0.4001 Investigator --Brg..."4- —0,..;1 Date: 5'j 2_°t Plot ID: -- Plant Community: Normal Environmental Conditions? Yes Ty Remarks: "g‘0 c tc.l.z,ax-t--,. pc.44fick -------4-- , Significant Disturbance(Atypical)? Yes (Ni) ,.......__ b z_1.-1.,,rea...., ii■J..1‘.1 Z.C/ ci.w,Olt fk Problem Area? Yes a v,,,,-,...k,...;,..... VEGETATION Species Stratum Inoicator %Cover ' Species Stratum Indicator %Cover ..- 53 ... - - __6°. (I--:.4.,,, :---■ sz_I::, VN c.4.4-% ICC *_ ?, <- ._,..c.._ 1 % Dominant Species (FAC CBL) -j-L c'-2,., Total 04 Cover Trees Shrubs Vines Herbs Wetland Cnteria Met? Yes ifp-■ By Stratum 2. Loa , Remarks: 'Indicates dominant species NL status indicates species riot listed by USFWS HYDROLOGY Recorded Data: Field Data: Stream, Lake or Tidal Gauge Depth of Surface Water — ..._ Aenal Photographs Depth to Free Water in Test Pit — __ Other(explain below) Depth to Saturated Soil — No Recorded Data Available: Primary Indicators: Secondary Indicators: --- _--Inundated Oxidized Root Channels in first 12 Inches ------......... Saturated within flfSt 12 inches Water-stained Leaves __ --------- Water Maas Local Soil Survey Data —_ ---------- —_- Drift Lines FAC-Neutral Test __ — __..... Sediment ....... Deposits Other(explain below) Drainage Pattems in Wetlands Wetland Cntena Met? Yes QV:), Remarks: .._ ..._ . ------ 12600 S.W. 72nd Avenue. Suite 100 Tigard,Oregon 97223 503.968.1605 FAX 503.968.1105 SOILS enes and phase): Drama a Class: poor Map Unit Name S • Subgroup: ? ., n om' je 5 Field Conformation of Mapped Type? Yes v l Profile Descr)ptlon: Depth(in) Horizon Matrix Color Mottle Colors(Moist) Mottle Abundance/Contrast Texture,Structure,etc. - i R °1 < _. - Hydnc Sod Indicators: x Histosol Concretions Histic Epipedon High Or g.anic Content in Surface Layer in Sandy Soils Sulfidic Odor Organic Streaking in Sandy Sods Aquic Moisture Regime — `_Listed on Local Hydnc Sods List Reducing. Conditions Lsted on National Hydnc Sods List Gleyed or Low-chrorna Colors Other(explain.n remarks) Wetland Cntena Met? 3� No Remarks: V WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes • Kr _ Wetland Hydroiog.y Present? Yes Is the Sampling Point Within a Hydnc Soils Present? /es No 'Wetland? Yes NO- , Remarks: III 111 Routine On-site Wetland Determination Data Form KLJRAHA S HI Adapted from the Corps of Engineers and Division of State & ASSOC tATES. I r 4C. Lands data forms, February 1995. Civil Engineering, Water Resources Landscape Architecture Planning Surveying Project Name: G Project Number. 0401 °1 Investigator. 3ro," •• Date: SiZclI °i(, Plot ID: Li Plant Community: Normal Environmental Conditions? Yes ( Remarks:3 lck .r��� �c11 Significant Disturbance(Atypical)? Yes (a) .b¢. ur. l4'Jj 2-11 Problem Area? Yes CO VEGETATION Species Stratum Indicator %Cover Species Stratum Indicator %Cover 10 fr 1 0 0*.. "o Dominant'Species (FAC OBL)("1 .- Total%Cover Trees Shrubs l Vines Herbs Wetland Cntena Met? Yes By Stratum I 0 v Remarks: 'Indicates dominant species NL status indicates species not listed by USFWS HYDROLOGY Recorded Data: Field Data: Stream, Lake or Tidal Gauge Depth of Surface Water Aenal Photographs Depth to Free Water in Test Pit Other(explain below) Depth to Saturated Soil No Recorded Data Available: Pnrnary Indicators: Secondary Indicators: Inundated Oxidized Root Channels in 5rst 12 inches �� I Saturated within first 12 inches Water-stained Leaves Water Marks Local Soil Survey Oata Drift Lines FAC-Neutral Test Sediment Deposits (explain below) Crainage Patterns in Wetlands Wetland Critena Met? Yes \' J Remarks: 12600 S.W. 72nd Avenue, Suite 100 Tigard,Oregon 97223 503.968.1605 FAX 503.968.1 105 SOILS map.Unit Name Series and phase): •mil. S I_ ,„ Drainage Class: poor Sub roup: �',J C P'r�u ; Cye, ,1p?1"4. Fleld Conformation of Mapped Type? Yes r� Profile Description: j- ` _ Depth(in) • Hor¢on , Matrix Color •, Mottle Colors(Moist) . Mottle Abundance/Contrast i Texture,Structure,etc. 0 j 4 11 ►o-l�R 'III -- — L')C.""' l'Iw $ i I Hydric Sod Indicators: i Histosol Concretions Histic Epipedon High Organic Content in Surface Layer in Sandy Soils Sulfidic Odor Organic Streaking in Sandy Soils Aquic Moisture Regime Listed on Local Hydric Soils List Reducing Conditlons Listed on National Hydric Sods List >(Gleyed or Low-chroma Colors Other(explain in remarks) Wetland Criteria Met? ( No Remarks: WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes (-N Wetland Hydrology Present? Y s o Is the Samplin Point Within a I'tY b9y _� 9_�. Hydric Soils Present? Y� No Wetland? Yes Remarks: 11111111111 Routine On-site Wetland Determination Data Form K.URAHA S HI Adapted from the Corps of Engineers and Division of State & ASSOCIATES. 1 . Lands data forms, February 1995. Civil Engineering Water Resources Landscape Architecture Planning Surveying Project Name: GUcia, q_s Project Number. 1140°1 Investigator. 'ory.,,,,k ,;,5 Date: ,2°11 cli, Plot ID: 47' Plant Community: .c 'ca-r Normal Environmental Conditions? Yes loo Remarks: (t. Significant Disturbance(Atypical)? Yes ® _____ 2e ^)4°'^ tow% ZCI Problem Area? Yes a Jerre. VEGETATION Spec:es Stratum Indicator %Cover Species Stratum Indicator %Cover % Dominant'Species (FAC OBL) ;f I Total%Cover Trees Shrubs Vines Herbs Wetland Criteria Met? Yes y By Stratum I Remarks: i _.. _...._.. _.. _. _.... 'Indicates dominant species NL status indicates species not listed by USFWS HYDROLOGY Recorded Oata: Feld Data: Stream.Lake or Tidal Gauge Depth of Surface Water Aenal Photographs Depth to Free Water in Test Pit -- Other explain below) Depth to Saturated Soil No Recorded Data Available: Pnmary Indicators: Secondary Indicators Inundated Oxidized Root Channels in first 12 itches Saturated within first 12 inches Water-stained Leaves Water Marks Local Soil Survey Data OW Lines _w FAC-Neutral Test Sediment Deposit __ Other(explain below) Drainage Patterns in Wetlands _Wetland Cntena Met? Yes Remarks: _.... 12600 S.W. 72nd Avenue. Suite 100 Tigard. Oregon 97223 503.968.1 605 FAX 503.968.1 105 SOILS Map Unit Name Sertes and phase): Claws: Profile ,_ ' ~- ' --- ' '- �e�h---;'Homzun i �Am��Colo, : Mottle Colors(Mnvm) : mottle Abundance/Contrast i Texture,Suure.etc. G. L. A i /D -- ___. /_"`/~'' /2I /| -- -- � �-�'�c ^ �/^� '� ' - ' � ^ ------ __- ___�.___'_-. -_-. -_-�' ---__' ` Hydnc Soil Indicators: -_-Histosol-___--_--_- �������� L Sandy Sods Surfidic Odor Organic Streaking in Sandy Sods Aquic Moisture Regime , Lsted on Local Hydnc Soils List x Gleyed or Low-chrorna Colors Other(explain ,n remarks) Wetland Cntena Met? ',Yes` No Remarks: --- -`----'' ______ ' WETLAND DETERMINATION *yum mmcv m�xo n � - - Present? __-- ___ Wetland H Present? No,. / � ~ = a /�g_p2�r���/na ' - — .-- Hydnc Present? = C� Wehand? Yes Remarks: �-^ -- I ,- __--�-_-'-- ___----_'-_-- _ __' - ____-_-_. __-_-'-_- � � -_-- _- . — -----__ _ • '-__-.— -- ------ -- ------ --- -- — ------ --- ---'-----------------'----------'---- --------'---'--- ----''---''-- _-- __'- --___- _-___-_- _..'___'.__-_. ' ! Mb . Routine On-site Wetland Determination Data Form KI TRAHA S HI Adapted from the Corps of Engineers and Division of State & A.SSOC tATES, i tvc. Lands data forms, February 1995. Civil Engineering, Water Resources Landscape Architecture Planning Surveying Project Name: G N , Project Number. 11401 Investigator. r3,.Q," -s Date: 512-°11 °((. Plot ID: Plant Community: Normal Environmental Conditions? Yes +o Remarks �,uck �c� �J�a Significant Disturbance(Atypical)? Yes () e_ &," (4'.J Y Problem Area? Yes VEGETATION Species Stratum Indicator %Cover Species Stratum Indicator %Cover _ •r .................___..»....«_.... r n-1 • Dominant'Species (FAC o OBL) Total%Cover Trees Shrubs 1 Vines Herbs ! Wetland Cntena Met? Yes Na By Stratum 2S 1 y a S Remarks: •4 'indicates dominant species NL status indicates species not listed by USFWS HYDROLOGY Recorded Data: Field Data: Stream. Lake or Tidal Gauge Depth of Surface Water Aenal Photelraphs Depth to Free Water in Test Pit ! . Other(explain below) Depth to Saturated Soil " No Recorded Data Available: _ Primary Indicators: Secondary Indicators: Inundated Oxidized Root Channels in first 12 inches Saturated within first 12 inches Water-stained Leaves Water Marks Local Soil Survey Data Drift Lines FAC-Neutral Test _.. Sediment Deposits Other(explain below) Drainage Patterns in Wetlands Wetland Criteria Met? /Yes No Remarks: C 12600 S.W. 72nd Avenue, Suite 100 Tigard. Oregon 97223 503.968.1 605 FAX 503.968.1105 SOILS Map Unit Name(Series and phase); /4,,6e,(,( <i:11- (--24n_.�_ Drainage Class: Poo r Subgroup: T,)r ii 5(�,c ti✓4�o < Field Contormation of Mapped Type? Ye, / / _Profile Description: •Depth(in) ± Horizon ; MatrIx Color Mottle Colors(Moist) Mottle Abundance/Contrast i Texture,Structure,etc. 0- ' 1 /4- kk5.4r2,zIl i - — Lo, y :w i Hydnc Soil Indicators: ;7 Histosol Concretions Histic Epipedon High Organic Content in Surface Layer in Sandy Sods Sulfidic Odor Organic Streaking n Sandy SoiLs Agwc Moisture Regime Lsted on Local Hydric Sods List _Reducing Condi ions Lsted on National Ftydnc Soils List .,c Gleyed or Lowy-chrona Colors Other(explain in remarks) Wetland Cntena Met? /Yes No Remarks: F ,J-._4 /[<- -, rP .'1 - ' _- . —_ WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes Wetland Hydrollo�yy Present? No Is the Sampling Point Within a Hydnc Soils Present? �es No Wetland? Yes 1;157 Remarks: . 11111. 11 Routine On-site Wetland Determination Data Form KLTRAHAS HI Adapted from the Corps of Engineers and Division of State C ASSOCIATES. I T C. Lands data forms, February 1995. Civil Engineering Watcr Rcsourccs Landscape Architecture Planning Surveying Project Name: Gwn, 1Actis r- e s Project Number Igoe( Investigator. '3r ,4 ,;,s Date: s12°l1 °1(, Plot ID: —f Plant Community: Normal Environmental Conditions? Yes (ice Remarks: -a, c, rc-� -kk zcA Significant Disturbance(Atypical)? Yes ® _..r___r .'� ^}°4" ti\,1 L 0, .. Problem Area? Yes ( v4cr t VEGETATION Species Stratum Indicator %Cover Species Stratum Indicator %Cover .4 Dominant'Species(FAC OBL) 7-1L4 S�_-, Total°'e Cover Trees Shrubs Vines Herbs i Wetland Cnteria Met? Yes /ISO■ By Stratum S C 30 Remarks: 'Indicates dominant species NL status indicates species not listed by USFWS HYDROLOGY Recorded Data: Field Data: Stream. Lane or Tidal Gauge Depth of Surface Water — Aenal Photographs Depth to Free Water.n Test Pit I c Other(exoletn below) Death to Saturated Sod No Recorded Data Available: Pnmany Indicators: Secondary Indicators: Inundated Oxidized Root Channels in first 12 inches Saturated within first 12 inches Water-stained Leaves Water Marts Local Soil Survey Data Drift Lines FAC-Neutral Test Sediment Deposits (explain below) Drainage Patterns in Wetlands Wetland Cntena Met? Y3sm No Remarks: 12600 S.W. 72nd Avenue. Suite 100 Tigard. Oregon 972=3 503.968.1605 FAX 503.968.1 105 • SOILS Map Unit Name cSeries and has p e): 2{,. c_ri.1 f- ,,., Drainage Class: Field Conformation of Mapped Type? Yes Subgroup: T�, is Fr%��;s,,-, ;��is Profile Desatpbon: Depth(in) . Horizon I Matrbc Color I Mottle Colors(Moist) i Mottle Abundance/Contrast i Texture.Structure,eta I i - i . —_ Hydnc Sod Indicators: Histosol Concretions Histic Epipedon H gh Organic Content in Surface Layer in Sandy Soils Sulfidic Odor Organic Streaking in Sandy Soils Agwc Moisture Regime Listed on Local Hydric Soils List Reducing Conditions Listed on National Hydnc Soils List Gleyed or Low-chroma Colors Other(explain in remarks) Wetland Cntena Met? No Remarks: 'E,—,, / 1---..-- — z,. _ . i) . " „:. . Y,--- c,_s WETLAND DETERMINATION Hydropnytic Vegetation Present? Yes ,--49,Wetland Hydr9 y_Present? No Is the Sampling Point Within a — Hydnc Soils Present? Yes No Wetland? Yes Remarks: . SHUR ASSOCIATES RECEIVED PUNNING INDUSTRIAL PLANNING ARCHITECTURE JUN 2 6 1997 01 G� • DESIGN-BUILD 5I Mr. Mark Roberts, AICP CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT 13125 SW Hall Blvd. Tigard, OR 97223 June 26, 1997 Subject: Gage Industries Inc./Minor Modification Review Dear Mr. Roberts, This is an application for an Minor Modification Review for a parking lot proposed for site located at 8005 SW Hunziker Street, Tigard, OR 97223. Attached is the summary of modifications per section 18.120.070 of Tigard's development code. We have answered each item as per your instructions. Additional Back up exhibits include: (1) May 17, 1996 letter responding to the Pre-Application Conference of May 14, 1996. (2) Wetland Report by Kurahashi & Associates Dated: September 18, 1997. (3) Three copies of Drawings describing proposed parking lot. (4) Application fee check for $100.00, made out to the City of Tigard. As you know we are opting for the "Fee in Lieu of" procedure for the water quality requirements of the site. Please let us know if you have any questions. Respectfully, SHUR ASSOCIATES Jr Ji Nick Shur, Architect G-COV.DOC 607 Concord Building • 208 S.W.Stark Street •P.O.Box 2428• Portland,OR 97208-2428 U.S.A. • Telephone(503)222-3645 8. An increase in the floor area proposed for a nonresidential use by more than 10 percent excluding expansions under 5,000 square feet; Answer: No increase in floor area is proposed. 9. A reduction in the area reserved for common open space and/or usable open space which reduces the open space area below the minimum required by this code or reduces the open space area by more than 10 percent. Answer: Reduction in open space for parking does not exceed 10 percent and provides 19.3 percent landscape area on the site. 10. A reduction of project amenities below the minimum established by this code or by more that 10 percent where specified in the site plan: A. Recreational facilities; Answer: No change B. Screening; and/or Answer:: No change C. Landscaping provision; and Answer: New landscape design see proposed plan 11. A modification to the conditions imposed at the time of site development review approval which are not the subject of B. 1 through 10 above of this subsection. Answer: See attached letter Dated: May 17, 1997 responding to Pre-Application Conference of May 14, 1996. See attached Wetland Report by Kurahashi &Associates Dated: September 18, 1997. See Attached Drawings 18.120.070 Maior Modification to Approved Plans or Existing Development B. The Director shall determine that a major modification(s) will result if one or more of the following changes are proposed. There will be: 1. An increase in dwelling unit density, or lot coverage for residential development; Answer: NA - Commercial property 2. A change in the ratio or number of different types of dwelling units; Answer: NA - Commercial property 3. A change that requires additional on-site parking in accordance with Chapter 18.106; Answer: Proposed parking lot design brings the existing building into compliance with this part of the ordinance. 4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code; Answer: Not change in the structure of the building is proposed 5. An increase in the height of the building(s) by more that 20 percent; Answer: No change in the height of the building is proposed 6. A change in the type and location of access ways and parking areas where off-site traffic would be affected; Answer: No change in the location of access way is proposed 7. An increase in vehicular traffic to and from the site and the increase can be expected to exceed 20 vehicles per day; Answer: Gage industries (the new occupant of the building) will have considerably less daily truck traffic than the previous occupant. Increased auto traffic at full production will not exceed 20 vehicles per day.