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SDR1998-00019 SDR98 - 00019 KNHS WAREHOUSE NOTICE OF DECISION SITE DEVELOPMENT REVIEW ISDRI 98-0019 CITY OFTIGARD Community Development KNHS WAREHOUSE Shaping A‘Better Community 120 DAYS = 4/21/99 SECTION I. APPLICATION SUMMARY CASE: FILE NAME: KNHS WAREHOUSE Site Development Review SDR 98-0019 PROPOSAL: The applicant has requested Site Development Review approval for an approximately 26,500 square foot office/warehouse building with associated site improvements. APPLICANT: KNHS Development OWNER: Same Attn. Gale Nelson 26262 South Meridian Aurora, OR 97002 COMPREHENSIVE PLAN DESIGNATION: Light Industrial. ZONING: I-P; Industrial Park. The I-P zoning district allows for combining of light manufacturing, office and complementary commercial uses. WR; Water Resources Overlay District. LOCATION: The subject site is located west of SW 74th Avenue and south of SW Bonita Road; WCTM 2S112AC, Tax Lot 01200. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.85, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. SECTION II. STAFF DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section IV. NHS Warehouse PAGE 1 OF 17 • SDR 98-0019 CONDITIONS OF APPROVAL ALL CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. (Unless otherwise specified, the Staff contact is Brian Rager with the Engineering Department at 503-639-4171.) 1. A revised, annotated site plan shall be submitted for review and approval. The plan must clearly show the proportion of the site to be landscaped and the proportion of the site to be covered in hard surfaces. The site plan must comply with Section 18.68.050.5 through 6. Required street trees, parking lot trees and screening may not be counted in the landscaping calculation. Staff Contact: Mark J. Roberts (639-4171). 2. A revised landscaping and screening plan shall be submitted for review and approval. The plan shall show screening along the project's west boundary that meets the requirements of TMC 18.100.080 and 18.100.110. Staff Contact: Mark J. Roberts (639-4171). 3. The revised landscape plan shall provide parking lot trees in conformance with TMC 18.100.110.A.1 .d. Trees must be evenly spaced in landscape islands to provide a canopy effect. Staff Contact: Mark J. Roberts (639-4171). 4. Revised elevation drawings shall be submitted indicating how rooftop mechanical equipment will be screened in accordance with TMC 18.120.180.A.4.b. If such equipment is to be provided as a tenant improvement, the elevations should show, in general terms, what screening methods may be employed at the time equipment is installed. Staff Contact: Mark J. Roberts (639-4171). 5. The revised site or landscape plan shall indicate that street trees a minimum of 2" caliper will be provided along the SW 74th Avenue frontage. The species selected shall be spaced appropriately according to the spacing standards of TMC 18.035.B. Staff Contact: Mark J. Roberts (639-4171). 6. The revised site plan shall indicate that a minimum of three 3) bicycle parking rack spaces will be provided. Staff Contact: Mark J. Roberts (639-4171). 7. The revised site plan shall indicate that a 6-inch vertical separation between walkways, and driveways and parking areas will be provided. One additional ADA accessible parking space shall be provided. One accessible space shall be sized and designated "Van Accessible". Staff Contact: Mark J. Roberts (639-4171). 8. A revised tree plan, indicating topography, riparian area setback boundaries and the proposed site improvements shall be submitted for review and approval. The tree inventory shall also be revised to include only those trees located on the re-configured Tax Lot 1200. A tree removal and mitigation plan must be prepared that complies with TMC 18.150. The plan must indicate the total caliper inches of all trees on the property larger than 12" dbh, the total number of inches to be removed, and should express the latter as a proportion of the total existing trees. A mitigation plan, if applicable, must identify the total inches of mitigation required and identify a planting plan for provision of mitigation trees. Tree removal and planting is not permitted within the riparian area NHS Warehouse PAGE 2 OF 17 SDR 98-0019 setback without further land use review. This land use approval does not permit any development-related activities, including, but not limited to, tree removal and planting, within the Riparian Setback Area. Staff Contact: Mark J. Roberts (639-4171). 9. The applicant shall provide written evidence that the franchise hauler has reviewed and approved the location as shown. The applicant shall design the enclosures as required by the franchise hauler. Staff Contact: Mark J. Roberts (639-4171). 10. No development activities, including grading, excavation, vegetation and tree removal may take place within the Riparian Setback Area. Design of the proposed water quality facility and stormwater outfall and connection to sanitary sewer service (if an existing stub is not available on-site) shall be closely coordinated with the Planning Division. Any work proposed within the Riparian Setback Area will require additional review. The revised site plan shall indicate that a surveyor, licensed in the State of Oregon, has surveyed the location of the 50-foot Riparian Setback Area. The applicant shall be responsible for clearly delineating and fencing the boundary of the Riparian Setback Area on the site and for ensuring that site preparation and construction activities do not impact the protected area. If tree removal within the buffer area is deemed necessary to protect public right-of-way or the proposed site improvements from an immediate hazard posed by dead or dying trees, a separate Type I land use review is required. Staff Contact: Mark J. Roberts (639-4171). 11. Prior to issuance of a building permit, the applicant shall obtain the public improvement permit for the half-street improvement on SW 74th Avenue. 12. The description of the proposed right-of-way to be dedicated to the Public along the frontage of SW 74th Avenue shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. The proposed dedication shall be in place prior to issuance of building permits. 13. The proposed half-street improvement along the frontage of 74th Avenue shall be in pace or assured. The improvements necessary to meet City standards include: A. City standard pavement section from curb to centerline equal to 17 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5-foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. driveway apron (if applicable); and K adjustments in vertical and/or horizontal alignment to construct SW 74`h Avenue in a safe manner, as approved by the Engineering Department. NHS Warehouse PAGE 3 OF 17 SDR 98-0019 14. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION BEING PERFORMED: 15. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 16. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 17. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History City records do not indicate any previous development approvals have been granted for this property. Vicinity Information The project site is located west of SW 74th Avenue, approximately 800 hundred feet south of SW Bonita Road. The area adjacent to SW 74th and east toward Interstate 5 is designated almost exclusively for industrial land use. The strip of industrial land immediately west of SW 74th Avenue, which includes the subject property, is zoned for Industrial Park development. The area generally west of the subject property is designated for medium-density residential use and zoned R-7. Industrial land uses occupy abutting parcels to the south and east. Tax Lot 900, located immediately to the north, is vacant. This property and the subject property are in common NHS Warehouse PAGE 4 OF 17 SDR 98-0019 ownership and together were the subject of the aforementioned Lot Line Adjustment. Residential land uses occupy the two abutting parcels to the west. The subject property is separated from abutting parcels to the north and west by Ball Creek and Fanno Creek, which pass through or are adjacent to the subject property. The subject parcel is separated from parcels to the east by the 74th Avenue right-of-way, which is improved with a paved travel surface only. Description of Proposal The subject property, Tax Lot 1200, was the subject of a recent lot line adjustment (MIS 98- 0018) which decreased the size of Tax Lot 1200 in favor of adjacent Tax Lot 900 (to the north). The subject property is, therefore, approximately 2.6 acres in size, not 3.5 acres as indicated on the most recent tax assessor's map. The Lot Line Adjustment approval is final although it was not recorded at the time of submittal of this SDR application. The applicant requests Site Development Review approval to develop the site with a 26,300 square foot office/warehouse building and associated parking, utilities and landscaping. The proposed building would include 15 units: two with 1,725 square feet of warehouse space and a 200 square foot office; and thirteen with 1,450 square feet of warehouse space and a 200 square foot office. Ball Creek and Fanno Creek have their confluence on Tax Lot 900, to the north. Fanno Creek then meanders south, adjacent to the east property line of the subject parcel. Development of the subject parcel is constrained by areas of steep topography associated with the streams, and by floodplain, wetlands and setback areas associated with the creeks. Both Fanno Creek and Ball Creek are classified as "Major Streams" by the City's Water Resources Overlay District (TMC 18.85). A 50-foot Riparian Setback Area protects Major Streams and Associated Wetlands. Concurrent with this Site Development Review, Type I Water Resources review is required to confirm that no development activities are proposed within the Riparian Setback Area. Sensitive Lands Review is not required since the applicant proposes no development or landform alteration within the 100-year floodplain. NOTE: This application was submitted on October 20, 1998, before the effective date of the revised Community Development Code. In conformance with ORS 227.178(3), the proposal has been reviewed for compliance with the applicable code standards in effect at the time of submittal. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Impact Study: Section 18.32.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. NHS Warehouse PAGE 5 OF 17 SDR 98-0019 Section 18.32.250 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an Impact Study as part of the application submittal. The site has approximately 255 feet of frontage on SW 74th Avenue. According to the applicant's information, the SW 74th Avenue right-of-way is 20 feet wide to the centerline and contains a partially improved roadway. City standards for a local industrial access street require a 50-foot right-of-way. According to the Engineering Department, construction drawings have already been submitted indicating that the applicant proposes additional dedication to provide 25 feet of right-of-way from centerline and to construct a half-street improvement. Street standards are discussed in more detail elsewhere in this decision. The applicant has submitted preliminary storm drainage and utilities plans. The applicant proposes an on-site water quality facility and proposes to hook-up to the existing Unified Sewerage Agency sanitary sewer service. By complying with the applicable City and agency regulations concerning stormwater and sanitary sewer, the project's impact on these public facilities will be minimized and/or mitigated through fees. Public facility concerns are addressed in more detail later in this decision. COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS Use Classification: The applicant proposes to build a warehouse/office building. This use is classified in Code Section 18.42 (Use Classifications) as Administrative and Professional Offices. The site is located within the Industrial Park (I-P) Zoning District. Section 18.68.030.3 lists permitted uses in the I-P zone. The applicant proposes to create warehouse/office space for lease, but has not proposed specific uses at this time. The property owner is responsible for ensuring that proposed uses comply with City of Tigard zoning regulations. Failure to comply will result in enforcement action. Dimensional Requirements: The I-P Zoning District standards contained in Section 18.68.050 state that there is no minimum lot area requirement and the average minimum lot width is 50 feet. A development is required to provide 25 percent of the site in landscaping and a maximum of 75% of the site may be developed with impervious surfaces. The site area is approximately 2.6 acres (113,256 square feet) and has approximately 255 feet of frontage on SW 74th Avenue. The applicant has not indicated the proportion of site to be landscaped or the percentage of site coverage in hard surfaces proposed. Therefore, Staff is unable to determine whether or not this criterion is satisfied. It appears from the site plan and landscaping plan that adequate site area exists to the north and west of the proposed improvements to satisfy this requirement. However, the applicant must demonstrate that all applicable standards are met. Condition of Approval #1 requires that before any permits are issued for the project, a revised, annotated site plan be submitted for review and approval. The plan must clearly show the proportion of the site to be landscaped and the proportion of the site to be covered in hard surfaces. The site plan must comply with Section 18.68.050.5 through 6. Compliance with the condition of approval will ensure that this criterion is met. Setbacks: The I-P zone standards, as provided in Section 18.68.050, state that a front yard setback of 35 feet shall be provided, and that side and rear yard setbacks of 50 feet NHS Warehouse PAGE 6 OF 17 SDR 98-0019 shall be required where residential zoning abuts. The site plan indicates that the proposed building will be set back more than 50 feet from the front property line. The site abuts I-P zoning on both sides, so no side yard setbacks are required. The site abuts residential zoning to the rear so that a 50-foot setback applies. The site plan indicates that the building will be setback approximately 120 feet from the rear property line. Therefore, the setback standards of the I-P zone are satisfied. Building Height: The dimensional standards of the I-P zone state that the maximum allowed height of buildings is 45 feet. The applicant's proposed elevations indicate that the building will stand approximately 28 feet high, well within the 45-foot maximum height. Therefore, this standard is met. SITE DEVELOPMENT REVIEW - APPROVAL STANDARDS Section 18.120.180.a.1 requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are chapters 18.68, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations) or 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180.A.1. These chapters are, therefore, found to be inapplicable as approval standards. Landscaping and Screening (18.100 and 18.120) Buffering, Screening and Compatibility Between Adjoining Uses: Section 18.120.108.4(a) states that buffering shall be provided between different types of land uses. Section 18.120.108.4.B. states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. Screening: Special Provisions: Section 18.100.110.a requires the screening of parking and loading areas. Landscaped parking areas shall include special design features that effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The buffering matrix (Section 18.100.130, Figure 1) requires no buffering or screening between industrial. uses in the I-P zone. A 20-foot landscaped buffer, with screening, is required where Industrial Park uses and parking lot areas abut residential uses. As noted earlier, the west boundary of the project site abuts residential zoning and existing residential uses. Since the proposed building would be located more than 120 feet from the west property line, the required buffer area is easily accommodated. The applicant has not proposed any landscaping or screening and ,therefore, the proposal does not meet the standards. The applicant has stated that since the distance between the different uses is so great and since vegetation is present throughout the riparian area, additional landscaping is not necessary. However, the applicant has stated that additional landscaping will be provided if NHS Warehouse PAGE 7 OF 17 SDR 98-0019 Staff deems it necessary. The project site is a plateau, elevated 12-14 feet above Fanno Creek. This makes the project site much more visible from the west than the wide horizontal separation suggests. Because of the topography, existing vegetation cannot effectively screen the proposed development from residential property to the west. The presence of steep slopes and the riparian buffer area also restrict the opportunity for additional buffer area landscaping. Screening, on the other hand, requires significantly less space and provides a significant degree of aesthetic mitigation where different uses abut. Condition of Approval #2 requires a revised landscaping and screening plan to be submitted for review and approval. The plan must show screening along the project's west boundary that meets the requirements of TMC 18.100.080 and 18.100.110. The applicant's landscape plan shows provision of three (3) parking lot trees. Trees are not provided at the rate of one per seven parking spaces, equally distributed to provide a canopy effect, as required by this section. Condition of Approval #3 requires that the revised landscape plan also show compliance with the parking lot tree standard. Similarly, the applicant's elevations do not indicate rooftop screening for any rooftop mechanical equipment. Condition of approval #4 requires that a revised elevation drawing be submitted for review and approval. The elevation must show actual proposed screening of rooftop equipment or, at least, generic screening methods that may be employed if these items are to be added as tenant improvements. Based on the above noted facts and analysis of the applicant's plans and narrative statement, Staff finds that the landscaping and screening standards are not met. However, it appears in each instance that the criteria can be met with appropriate revision to the submitted plans. Therefore, Staff finds that the applicable landscape and screening standards can be met as conditioned in this decision. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicant's landscaping plan indicates that Japanese Maples (Acer palmatum 'Bloodgood') are proposed as street trees along SW 74`1 Avenue. The Western Garden Book describes the Japanese Maple as a deciduous shrub or tree, and the 'Bloodgood' variety as growing to 15 feet in height. The Landscape Plan notes that eleven 5-gallon maples will be provided as street trees. The "5-gallon" classification appears to indicate that the species is a shrub, rather than a tree. The minimum tree size acceptable for street trees is a 2-inch caliper tree. Based on the information provided by the applicant, the street tree standards have not been met. In order for Staff to determine that the standards have been met, the applicant must submit a revised street tree plan for review and approval as required by Condition of Approval #5. The plan must indicate that street trees with a minimum 2" caliper will be placed in conformance with the spacing standards of Section 18.100.035. The applicant must also submit evidence that the proposed street tree species will meet the spreading dimension specified for the applicable spacing width. Therefore, compliance with the condition of approval will ensure that this standard is met. Visual Clearance Areas (Section 18.102): This section requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that NHS Warehouse PAGE 8 OF 17 SDR 98-0019 may be located in this area shall be visually clear between tnree (3) and eight (8) feet in height (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The project includes visual clearance areas at both driveway entrances off SW 74th Avenue. No structures are proposed to be placed within these areas, according to the site plan. Street trees may be placed within the clearance area, provided no branches are permitted less than eight feet off the ground. Therefore, based on the analysis above, the visual clearance area standards have been met. Off-Street Parking and Loading (Section 18.106) Minimum Off-Street Parking: Section 18.106.030.D.2 requires a minimum of one (1) parking space per 1,000 square feet of gross floor area for Warehouses and one (1) space per 200 square feet of related office space. A maximum of 40 percent of required parking spaces can be developed as compact parking spaces. The applicant proposes a building of approximately 25,300 gross square feet. A total of 22,500 square feet will be used for warehouse space and will ,therefore, require 22 parking spaces. A total of 3,000 square feet will be used for office space and will require an additional 15 parking spaces for a total of 37 spaces. The applicant's site plan indicates that 52 parking spaces are proposed, 15 of which are proposed to be compact (40% of the 37 required). Therefore, this standard is met. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Based on the number of required parking spaces (37) noted above, a total of 3 bicycle parking rack spaces are required for this project. The applicant's narrative states that bicycle parking will be provided and the plans indicate that it will be located to the east of the building. The site design provides adequate space for provision of bicycle parking in compliance with this standard. Condition of Approval #6 requires that the applicant's revised site plan indicate that three bicycle parking rack spaces will be provided. Therefore, compliance with this condition of approval will ensure that this criterion is met. Off-Street Loading Spaces: Section 18.106.080 requires that every commercial or industrial use having floor area of 10,000 square feet or more, shall have at least one (1) off-street loading space on site. The proposed warehouse/office building will have a floor area in excess of 10,000 square feet. The applicant's site plan indicates that one loading space will be provided. Therefore, this standard is satisfied. Access Egress and Circulation Access: Section 18.108.080 requires that commercial and industrial uses which require 0-99 parking spaces provide one (1) access with a minimum width of 30 feet and a minimum pavement width of 24 feet. This site has 52 parking spaces and so one (1) access point is required. The applicant proposes two (2) access points. Both access points have a pavement width of 24 feet with 30 feet of total width provided at the entrance. Therefore this standard is met. Walkways: Section 18.108.050.a requires that a walkway be extended from the ground floor entrance of the structure to the street that provides the required ingress and egress. Wherever required walkways cross vehicle access-driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six (6) inch vertical separation (curbed), or a minimum three (3) foot horizontal separation; except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four (4) feet in width, NHS Warehouse PAGE 9 OF 17 SDR 98-0019 exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. The site plan indicates that walkways will be provided in compliance with this standard. The proposed walkways must also meet the above separation standards and be designed and constructed to comply with ADA regulations. The proposed site plan indicates that the walkway will not be separated from traffic and parking by at least three feet. A minimum 6-inch vertical separation is ,therefore, required but is not indicated on the plans. Condition of Approval #7 requires that the revised site plan indicate that a 6-inch vertical separation between walkways, and driveways and parking areas will be provided. Compliance with the condition of approval will ensure that this standard is met. Parking Lot Connections: Section 18.108.110.B states that in order to eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide parking area connections. The site abuts constrained resource land to the north (Ball Creek) and partially developed land to the south. The applicant's proposed site layout does not preclude a future connection to the south if redevelopment of that site were to occur in the future. Therefore, this standard is met. Tree Removal (Section 18.150.025): This section requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a Site Development Review application. The tree plan shall identify all existing trees and identify a tree preservation and mitigation program. The program shall either save existing trees over 12 inches in caliper or mitigate for the removal of such trees. The program shall identify which trees are to be removed and describe a tree protection program including specific standards and methods that will be employed during and after construction. The applicant has provided a tree report that identifies all trees 6" caliper or greater on the subject property. A tree map is also provided but is not to scale. Both the tree report and tree map cover the subject property and the abutting property to the north. As a result, the arborist's recommendations regarding tree removal and mitigation cannot be relied upon. While the applicant's site plans do indicate the location of those trees closest to the development site, there is no way to cross-reference the plans to the arborist's inventory. Condition of Approval #8 requires a revised tree plan, indicating topography, riparian area setback boundaries and the proposed site improvements. The tree inventory should also be revised to include only those trees located on the re-configured Tax Lot 1200. A tree removal and mitigation plan must be prepared in compliance with TMC 18.150. The plan must indicate the total caliper inches of all trees on the property larger than 12" dbh, the total number of inches to be removed, and should express the latter as a proportion of the total existing trees. A mitigation plan, if applicable, must identify the total inches of mitigation required and identify a planting plan for provision of mitigation trees. Tree removal and planting is restricted within the riparian area buffer. This land use approval does not permit tree removal or planting within the Riparian Setback Area. ADDITIONAL SITE DEVELOPMENT REVIEW CRITERIA Section 18.120.180.A.2 through 18.120.180.A. 17 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed NHS Warehouse PAGE 10 OF 17 SDR 98-0019 sections. These other standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the following provisions and are, therefore, found to be inapplicable as approval standards: 18.120.180.3 (Exterior Elevations); 18.120.180.6 (Private Outdoor Areas: Residential Use); 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use); 18.120.180.8 (100-year Floodplain); 18.120.180.9 (Demarcation of Spaces); and 18.120.180 (Public Transit). The following TMC Sections were discussed previously in this decision and will not be addressed in this section: 18.120.180.13 (Parking); 18.120.180.14 (Landscaping); 18.120.180.15 (Drainage); 18.120.180.17 (Signs); and 18.120.180.4 (Buffering and Screening). Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant's site plan indicates the location of two 79 square foot trash enclosures to the east of the proposed building. The total enclosure space of 158 square feet meets the minimum standard method for calculating required on-site storage capacity. Condition of Approval #9 requires that the applicant provide written evidence that the franchise hauler has reviewed and approved the location as shown. The applicant shall design and construct the enclosures as required by the franchise hauler. Compliance with the condition of approval will ensure that this standard is fully met. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6) inch caliper or greater, shall be preserved or replaced by new plantings of equal character. As noted earlier, the site contains protected streams and wetlands, steep topography, natural vegetation and trees over 6" dbh. The applicant has proposed a building location that is totally outside the Riparian Setback Area (50 feet from all streams or wetlands). Since all of the natural features located in the site are related to the streams, this location also avoids steep slopes, natural vegetation and minimizes tree removal. Therefore, this standard is met. NHS Warehouse PAGE 11 OF 17 SDR 98-0019 Privacy and Noise: Section 18.120.180.5 states that on-site uses which create noise, lights, or glare shall be buffered from adjoining residential uses. The proposed use is a warehouse/office building. No specific land uses are proposed at this time. Due to the industrial zoning of the property, it is possible that future tenants may generate noise. A condition of approval requires installation of screening at the west edge of the proposed site improvements where residential zoning and land uses abut. Therefore, this criterion is satisfied. Crime Prevention and Safety: Section 18.120.108.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. Staff forwarded the proposal to the City of Tigard Police Department for comments. The Police Department has not provided any objections or concerns with regard to the proposal. Therefore, this criterion is satisfied. Access and Circulation: Section 18.120.180.11 requires access points as provided in 18.108.070. All circulation patterns within a development must be designed to accommodate emergency vehicles; provisions must be made for pedestrian ways and bicycle ways if shown on adopted plans. The proposed access points are in compliance with Section 18.108.070 as discussed earlier in this decision. The Building Division and Fire Marshall's office have reviewed the plans and their comments are included later in this decision. No City planning documents or maps indicate that any pedestrian or bicycle ways are planned for this area. Therefore, this criterion is met. The Americans with Disabilities Act (ADA): Section 18.106.020.M became effective on January 26, 1992. All parking areas shall be provided with the required numbers and sizes of disabled person parking spaces as specified by applicable State of Oregon and federal standards. All disabled person parking spaces shall be signed and marked on the pavement as required by these standards. The applicant has proposed a total of 52 parking spaces. For parking lots containing 50-75 spaces, the ADA regulations require a minimum of three (3) accessible spaces, at least one of which must be sized and designated "van accessible". The applicant proposes two (2) accessible parking spaces according to the site plan. Both proposed spaces appear to be sized correctly for a regular accessible space. A "van accessible" space consists of a 9-foot parking space with an 8-foot aisle. Condition of approval #7 requires one (1) additional ADA space. The space shall be sized and designated "Van Accessible". Compliance with the condition of approval will ensure that this standard is met. WATER RESOURCES OVERLAY DISTRICT Site Specific Water Resource and Riparian Setback Determinations: Section 18.85.060.B provides that the applicant is responsible for preparing a survey of the entire site that precisely maps and delineates all streams, wetlands, steep slopes, vegetation, trees, topography and applicable riparian area setbacks or water quality buffers. Section 18.85.060.0 provides that if excavation, vegetation removal or development is proposed completely outside of a water resource, riparian setback or water quality buffer, no further Water Resources overlay requirements apply. The applicant's site plan and existing conditions plan clearly show the location of the Riparian Setback Area and demonstrate that all development activities are proposed outside this protected area. Therefore, this criterion is met and no further Water Resources overlay requirements are applicable to this proposal. Condition of Approval #10 states that no development activities, including grading, excavation, vegetation and tree removal may take place within the Riparian Setback Area. The applicant shall be responsible for clearly delineating and fencing the boundary of the Riparian Setback NHS Warehouse PAGE 12 OF 17 SDR 98-0019 Area on the site, as it is shown on the site plan, and for ensuring that site preparation and construction activities do not impact the protected area. If tree removal is deemed necessary to protect public right-of-way or the proposed site improvements from an immediate hazard posed by dead or dying trees, a separate Type I land use review is required. PUBLIC FACILITY CONCERNS STREETS: Tigard Community Development Code 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the CDC standards. CDC 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the CDC. This site lies adjacent to SW 74`h Avenue, which is classified as a local commercial industrial street on the City of Tigard Transportation Plan Map. This roadway classification requires a right-of-way (ROW) width of 50 feet. At present, there is approximately 40 feet of ROW on this roadway, according to the most recent tax assessor's map. Because this roadway borders the railroad tracks on the east side, the City typically does not require a public sidewalk on the railroad side of a road. In cases like this, the ROW width can be reduced to exclude the sidewalk and planter area width accordingly. If the ROW is reduced by the width of the sidewalk and planter area, the remaining width could be 43 feet. The applicant's plans indicate that they will dedicate additional ROW to provide 50 feet of overall width; therefore, this standard will be met. SW 74th Avenue is currently paved, but not fully improved to City standards. The applicant has already submitted construction plans to the Engineering Department for review and approval of a half-street improvement. Therefore, this standard will be met. WATER: This site will be served from the public water line in SW 74`h Avenue. The plan indicates that the applicant will need to tap the public water line for a service to the new building. SANITARY SEWER: There is an existing USA trunk sewer line that crosses this site near the western boundary. There is an existing lateral stubbed out to serve this site. The plan indicates that the applicant will tie into the lateral to serve the building. STORM DRAINAGE: The topography of this site falls to the northwest toward the creek that crosses the site. The applicant's plan indicates that the onsite storm water will be conveyed to the west end of the site where it will be treated in a "widebody biofilter". From there, the water will be released to the creek channel. Any development-related activities proposed within the Riparian Setback Area must be approved through the applicable Water Resources review process. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality NHS Warehouse PAGE 13 OF 17 SDR 98-0019 facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a building permit, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant's plan indicates that they will install a widebody biofilter to handle the treatment of the storm water. The preliminary sizing calculations indicate there will adequate space onsite for this facility. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. GRADING AND EROSION CONTROL: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. EXISTING OVERHEAD UTILITY LINES: There are existing overhead utility lines along SW 74th Avenue. Section 18.810.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. However, 18.810.120.A states that there is no obligation if the overhead lines are operating at 50,000 volts or above. The lines on 74th Avenue currently operate at or above 50,000 volts, so there is no obligation in this case. SECTION V. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed this application and has offered the following comments: • Each office/loft/warehouse unit requires separate permit for tenant occupancy. • Each rest room shall be accessible with "occupied" indicator lock. • The 50' buffer boundary shall be determined by a licensed surveyor. • A geotechnical & soils report is required for compaction of fill, liquefaction and soil bearing capacity. • Fire flow work sheet and fire hydrant flow test required. • Provide fire hydrant within 250 feet of all exterior walls. • Provide detail sheet for catch basin design, pipe slope etc. NHS Warehouse PAGE 14 OF 17 SDR 98-0019 • Provide erosion control plan. • Provide sanitary sewer plan, pipe size and slope. City of Tigard Water Department has reviewed this application and has offered the following comments: • Since this building is not being fire sprinklered, the fire hydrant spacing needs to be 250 feet. All portions of the building must be within 250 feet from vehicle access route. City of Tigard Police Department has reviewed this application and has offered the following comments: • This office will need to review the "lighting" plans for the project. The packet, at present, does not make any reference to lighting schemes. SECTION VI. AGENCY COMMENTS GTE has reviewed the proposal and has offered the following comments: • Developer to place conduit per GTE locations and specifications. Developer to pay any relocation costs and coordinate timeframe with GTE. The Unified Sewerage Agency (USA) has reviewed this proposal and has offered the following comments: Sanitary Sewer The development shall be provided with a means of disposal for sanitary sewer in accordance with R&O 96-44 (USA's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. • According to Agency records, there is no hook-up credit for this parcel. • Engineer to verify if there is an existing sanitary lateral, and if so, provide as-built information to Agency, otherwise Agency line tap permit will be required for connection to trunk line. Storm Sewer The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend service as required by R&O 96- 44. Hydraulic and hydrological analysis of stormwater conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25- year, 24-hour event, the applicant is responsible for mitigating the flow. Water Quality Developer should provide a water quality facility to treat the stormwater runoff generated by new impervious surface. • The water quality facility may not encroach more than 10 feet into the buffer. Sensitive Area A "sensitive area" exists (may exist). Developer must preserve a 25-foot corridor as described NHS Warehouse PAGE 15 OF 17 SDR 98-0019 in R&O 96-44 separating the sensitive area from the impact of development. The sensitive area shall be identified on plans. • The buffers start at the top-of-bank or the edge of the wetlands. Floodplain Site contains flood plain/flood way designations. Grading within the flood plain/flood way shall be done in such a manner as to preserve the flood storage and flood conveying area without affecting any upstream or downstream properties in accordance with R&O 96-44. Division of State Lands/Corps of Engineers A DSL/Corps of Engineers permit is required for any work in the creek or wetlands. Erosion Control A joint 1200-C erosion control permit is required. US Army Corps of Engineers has reviewed this proposal and has offered the following comments: • Where will water quality facility outfall? This may require DA permit. • The applicant has a pending 404 application with the Corps for the widening of 74th and relocation of Ball Creek. Based on that, the Corps objects to the removal of trees within 50 feet of the top of the south bank line. If they are removed, they should be left within the buffer area for structure; they should only be removed if diseased or because they will fall in the parking lot. Oregon Department of Fish and Wildlife has reviewed this proposal and has offered the following comments: Jim Grimes of ODFW conducted a field review of the site during 1998. Landscaping We recommend the use of native plant species for landscaping to benefit native birds and minimize the potential to introduce noxious species. Buffering The western part of the site should be buffered with an appropriate mix of trees, shrubs, and herbaceous plants. USA Buffer We concur with the 50-foot buffer requirement. However, the plan notes that several trees are scheduled for removal. We recommend that tree removal be limited to those that are leaning toward the development. Further, we recommend that the trees scheduled for removal be topped rather than totally removed to provide wildlife habitat, streambank stability, and shade for Ball Creek. Replacement trees should be planted for any topped or removed trees. The woody debris from topping or removal should be placed in tax lot 900 for wildlife habitat. No tree removal should occur in Tax Lot 900. In addition to the replacement trees, we recommend additional native shrub and herbaceous NHS Warehouse PAGE 16 OF 17 SDR 98-0019 plantings and removal and control of non-native species. Stormwater We recommend that the stormwater facility function to detain stormwater in addition to treating the water. The proposed plan did not include outfall details. We recommend that the system outfall towards the wetlands north of the building. The outfall should mimic sheet flow rather than a point discharge. No other comments or objections were received. SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: DATE OF FILING: FEBRUARY 18, 1999 THE DECISION SHALL BE FINAL ON MARCH 1, 1999, UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code that provides that a written appeal must be filed with the City Recorder within ten (10) days after notice is given and sent. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON MARCH 1, 1999. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulev. •, Tigard, Oregon at (503) 639-4171. \\,1 : A Q i P February 18, 1999 PREPARED BY: Mark J. Roberts DATE Associate Planner it/ February 18, 1999 APPROV ichard Bewersdorff DATE Planning Manager i.\cu rpl n\mj r\s d r\sd r98-19.d e c NHS Warehouse PAGE 17 OF 17 SDR 98-0019 — T.L 801 IL 800 N895774T 443.04' / / i .. t i lgi I I / T.L 900 20* 20' I I 1 * Z , i I / . 0 I 12 '•-- • 0 11 -..,_..........._ / , Z ,.......______________/,./ 21:1* 213• ! . Z .ir El y 2 . Z \........____tik N90'00'OCE 443.24' SI : < - - — - - — — — — - - — -- — . — — — A ..-• 2 ....I H .i. 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C C / N i `7.119RASF.sii/Rtcycti-.: 30 20' a 6. 604=1 STD. 30 VADE aim'. In a 8" SD a< El-SD a < 6' SD .. CEMENT D/W • Ile\ T __. _ _ _ _ . _ _ _ _ _ _ ... 1 _ _ _ _ ___ __ vo.: . S8940.42-W 453.30 EXISTING F.H-----.' I L 1300 CASE NO(S)&CASE NAME(S): p\ i I SITE PLAN + SDR 98-0019 EXHIBIT MAP N KNHS I Warehouse , q� 10111 .O PIIIII aft a MIIP • Gay _ CITY of TIGARD � fT�ipA GEOGRAPHIC INFORMATION SYSTEM �� I„I .•'''♦ �°„ �2 VICINITY MAP ClID 1 MI DI ' • AO• 1,... 1111411410 . � •• 9 z G ■�7 WEAVER SDR 98-0019 °NITA or:1._ 1rau \ It ` KNHS RB Ic' 1 f BONITA RD t" , j ____ � = \ Warehouse SUBJE 1; w SITE _ ill" (� 'a CT _ - I� rn m n ` N. I 0 C 0 D I- _ VO Si \\ Ir. O �S UM i D 7 PARK ST m MIMI ME \ � CARDINAL LN rr _ • J 1tno N /7) ca 1.1114•, s i �L 0 200 400 800 Feet • PO 1'=472 feet Jw el ■0� I REDWOOD LN (------ ���� A °M= ':�: ,IflI ,u _I Tigard City of Tigard MEN_— •.■ ■11,,,,,. Information on this map is for general location only and -= / ," 7.,,,,,,,,0 4 should be verified with the Development Services Division. 13125 SW Nall Blvd �G�,. ■ Tigard.OR 97223 Q{'\ ^ 'W Ce (503)639-4171 -� \ \ � w 7-\..._________ http:llwww. .or.us Community Development Plot date: Dec 31, 1998;C:lmagicWMAGICO2.APR REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: February 5, 1999 TO: Mark Roberts, Associate Planner FROM: Brian Rager, Development Review Engineer RE: SDR 98-0019, KNHS Warehouse Description: This proposal is for the construction of a 26,300 square foot office/warehouse structure on SW 74th Avenue, south of SW Bonita Road (WCTM 2S1 12AC, Tax Lot 1200). Findings: 1. Streets: TDC 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. TDC 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. This site lies adjacent to SW 74th Avenue, which is classified as a local commercial industrial street on the City of Tigard Transportation Plan Map. This roadway classification requires a right-of-way (ROW) width of 50 feet. At present, there is approximately 40 feet of ROW on this roadway, according to the most recent tax assessor's map. Because this roadway borders the railroad tracks on the east side, the City typically does not require a public sidewalk on the railroad side of a road. In cases like this, the ROW width can be reduced to exclude the sidewalk and planter area width accordingly. If the ROW is reduced by the width of the sidewalk and planter area, the remaining width could be 43 feet. The applicant should dedicate additional ROW to provide at least 43 feet of overall ROW width adjacent to this site. The applicant's plans indicate that they plan to dedicate additional ROW to provide 50 feet of overall width, which is more than adequate. ENGINEERING COMMENTS SDR 98-0019 KNHS Warehouse PAGE 1 SW 74th Avenue is currently paved, but not fully improved to City standards. In order to mitigate the impact from this development, the applicant should construct a half-street improvement adjacent to this site. The applicant has already submitted construction plans to the Engineering Department for review and approval of the half-street improvement. Therefore, this standard will be met. 2. Water: This site will be served from the public water line in SW 74th Avenue. The plan indicates that the applicant will need to tap the public water line for a service to the new building. 3. Sanitary Sewer: There is an existing USA trunk sewer line that crosses this site near the western boundary. There is an existing lateral stubbed out to serve this site. The plan indicates that the applicant will tie into the lateral to serve the building. 4. Storm Drainage: The topography of this site falls to the northwest toward the creek that crosses the site. The applicant's plan indicates that the onsite storm water will be conveyed to the west end of the site where it will be treated in a "widebody biofilter". From there, the water will be released to the creek channel. 5. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a building permit, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. ENGINEERING COMMENTS SDR 98-0019 KNHS Warehouse PAGE 2 The applicant's plan indicates that they will install a widebody biofilter to handle the treatment of the storm water. The preliminary sizing calculations indicate there will adequate space onsite for this facility. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. 6. Grading and Erosion Control: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. 7. Existing Overhead Utility Lines: There are existing overhead utility lines along SW 74th Avenue. Section 18.810.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. However, 18.810.120.A states that there is no obligation if the overhead lines are operating at 50,000 volts or above. The lines on 74th Avenue currently operate at or above 50,000 volts, so there is no obligation in this case. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE AND/OR BUILDING PERMIT: Note: Unless otherwise noted, the staff contact for the following conditions will be Brian Rager, Engineering Department (639-4171). ENGINEERING COMMENTS SDR 98-0019 KNHS Warehouse PAGE 3 1. Prior to issuance of a building permit, the applicant shall obtain the public improvement permit for the half-street improvement on SW 74th Avenue. 2. Additional right-of-way shall be dedicated to the Public along the frontage of SW 74th Avenue to increase the right-of-way to at least 43 feet total. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 3. The applicant shall construct a half-street improvement along the frontage of 74th Avenue. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 17feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. driveway apron (if applicable); and K adjustments in vertical and/or horizontal alignment to construct SW 74th Avenue in a safe manner, as approved by the Engineering Department. 4. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: 5. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. ENGINEERING COMMENTS SDR 98-0019 KNHS Warehouse PAGE 4 6. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 7. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. \\tig333\usr\depts\eng\brianr\comments\sdr98-0019.bdr.doc ENGINEERING COMMENTS SDR 98-0019 KNHS Warehouse PAGE 5 JAN-19-99 08 :05 Am IS. WILDLIFE AREA 503 521 3025 P. 02 A REQUEST FOR COMMENTS CITY o TIGARO RECEIVED PLANE C .Au n® t iter>fCopmmmertur n ity DATE: January 4,l099 JAN 1 5 '1999 TO: Oregon Department of fish a Wildlife CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner[x315) Phone:150318394171 Fax 6847297 RE: SITE DEVELOPMENT REVIEW(SDR)90-0019 KNNS WAREHOUSE A request for Site Development Review approval for the placement of an approximately 26,300 square foot 1 office/warehouse structure. LOCATION: The subject site is located west of SW 74`"Avenue, approximately 650 feet south of SW Bonita Road, WCTM 25112AC, Tax Lot 01200. ZONE: I-P; Industrial Park with WR; Water Resources Overlay District. the I-I' zoning district allows for combining of light manufacturing, office and complementary commercial uses, The Water Resources Overlay district implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity, preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18 32. 18 08, 18.84, 18.85, 18,96, 18.100, 18.102, 18.106, 18,108, 18.114, 18.116, 18.150 and 18 164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. It you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: (THURSDAY_:._,lAHUARY 14. 199$). You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223_ PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: 1 • i F&xrse prm.iii•the folkiccnrzoi ii fnnrrnrcn+!!Nagle of Personfs1 Commenting: 1 6Filito9S ^^ l Phone Numbertsl: So 3 6 21 3 Scale-0010 rcNRS vvAREkOl, E PROPOSAL/RPM/PST P>R COMkIFNTS J'"AN-19-99 08 :05 AM SA'"+IE IS. WILDLIFE AREA 503 S21 3025 P. 03 Review of Application • City of Tigard, Site Development Riview: 98-0019 KNHS Warehouse Agency reviewed by Oregon Dept . of Fish & wildlife Review date: January 13, 1999 Reviewer: Jim Grimes (503) 621--3488 Overview 1 . A field review of the site was conducted by Jim Grimes of ODFW during 1998 . Landscaping 3 . We recommend the use of native plant species for landscaping to benefit native birds an minimize the potential to introduce noxious species. Buffering 4 . The western part of the site should be buffered with an appropriate mix of trees, shrubs, and herbaceous plants . USA Buffer 5 . We concur with the 50 foot buffer requirement. However the plan notes that several trees are scheduled for removal . We recommend that tree removal be limited to those that are leaning toward the development. Further, we recommend that The trees scheduled for removal be topped rather than totally removed to provide wildlife habitat, streambank stability, and shade for Ball Creek. Replacement tress should be planted for any topped or removed trees . The woody debris from topping or removal should be placed in tax lot 900 for wildlife habitat. 6. No tree removal should occur in Tax Lot 900. 7. In addition to the replacement trees, we recommend additional native shrub and herbaceous plantings and removal and control of non-native species . Stormwater 8 . We recommend that the stormwater facility function to detain stormwater in addition to treating the water. The proposed plan did not include outfall details . We recommend that the system outfall towards the wetlands north of the building. The outfall should mimic sheet flow rather than a point discharge . w.nA . f Rovi ev JAN-19-99 08 :04 AM SAI'VIE IS. WILDLIFE AREA 503 621 3025 P. 01 y��.rs OREGON DEPARTMENT OF FISH AND WILDLIFE OREGON `�•� SA UVIE ISLAND WILDLIFE AREA LOWER COLUMBIA DISTRICT OFFICE yr)4 . 4:111111-S"`; <- s 18330 NW SA UVIE• ISLAND ROAD AV.IYIII•A...u.e PORTLAND, OR 97231 TELEPHONE NO. 503-621-3488 [Fh BWIId11fe FAX NO. 503-621-3025 TEA 1 E: /- / ?- c1,. PAGES TO FOLLOW: ;:f 7,----' 1U:. XA Ob2Ri> FROM. -11,n /1iI SUBJECT: k>v ji'S bijAret/Ol -- COMMENTS REQUEST FOR COMMENTS �TI CITY OF GARD Community Development RECEIVED PLANNING Shaping Better Community DATE: January 4,1999 JAN 11 1999 TO: Brian Moore,PGE Service Design Consultant CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner 1x3151 Phone:15031639-4171 Fax:15031684-7297 RE: SITE DEVELOPMENT REVIEW(SDR)98-0019 KNHS WAREHOUSE A request for Site Development Review approval for the placement of an approximately 26,300 square foot office/warehouse structure. LOCATION: The subject site is located west of SW 74th Avenue, approximately 650 feet south of SW Bonita Road; WCTM 2S112AC, Tax Lot 01200. ZONE: I-P; Industrial Park with WR; Water Resources Overlay District. The I-P zoning district allows for combining of light manufacturing, office and complementary commercial uses. The Water Resources Overlay district implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.84, 18.85, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: (THURSDAY - JANUARY 14, 1999). You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: fr$C- We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. Written comments provided below: (Please provide tfie following information)Name of Person(s)Commenting: I Phone Numberfsl: -10-440(o SDR 98-0019 KNHS WAREHOUSE PROPOSAUREQUEST FOR COMMENTS REQUEST FOR COMMENTS # I CITY OF TIGARD t L rti G Shaping orb7t DATE: January 4,1999 Julia Huffman,USA/SWM Program 9c � 0 1999 JAN 1 5 1999 CITY OF TIGARD FROM: City of Tigard Planning Division ST CONTAC �Rark Roberts,Associate Planner 1x3151 Phone:[5031639-4171 Fax:(5031684-7297 RE: SITE DEVELOPMENT REVIEW ISDR)98-0019 KNHS WAREHOUSE A request for Site Development Review approval for the placement of an approximately 26,300 square foot office/warehouse structure. LOCATION: The subject site is located west of SW 74th Avenue, approximately 650 feet south of SW Bonita Road; WCTM 2S112AC, Tax Lot 01200. ZONE: I-P; Industrial Park with WR; Water Resources Overlay District. The I-P zoning district allows for combining of light manufacturing, office and complementary commercial uses. The Water Resources Overlay district implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.84, 18.85, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: (THURSDAY - JANUARY 14, 1999). You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: (P(ease provide the fo(Cowing information)Name of Person's]Commenting: / f � I Phone Number[sl: 0 a ft SDR 98-0019 KNHS WAREHOUSE PROPOSAUREQUEST FOR COMMENTS . . u A f UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: January 13, 1999 TO: Mark Roberts, City of Tigard FROM: Julia Huffman, USA C�31,, SUBJECT: KNHS Warehouse, SDR 98-0019 SANITARY SEWER The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. • According to Agency records, there is no hook up credit for this parcel. • Engineer to verify if there is an existing sanitary lateral, and if so, provide as-built information to the Agency, otherwise an Agency line tap permit will be required for connection to the trunk line. STORM SEWER The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25- year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. • The water quality facility may not encroach more than 10 feet into the buffer. 155 North First Avenue,Suite 270, MS 10 Phone: 503/648-8621 Hillsboro, Oregon 97124-3072 FAX:503/640-3525 January 13, 1999 Mark Roberts, City of Tigard KNHS Warehouse Page 2 SENSITIVE AREA A "Sensitive Area" exists. Developer must preserve a 25-foot corridor as described in R&O 96- 44 separating the sensitive area from the impact of development. Fanno Creek and the wetland/sensitive areas shall be identified on plans. • The buffers start at top of bank or the edge of the wetlands. FLOODPLAIN Site contains flood plain/flood way designations. Grading within the flood plain/flood way shall be done in such a manner as to preserve the flood storage and flood conveying area without effecting any upstream or downstream properties in accordance with R&O 96-44. DIVISION OF STATE LANDS/CORPS OF ENGINEERS A DSL/Corps of Engineers permit is required for any work in the creek or wetlands. EROSION CONTROL A joint 1200-C erosion control permit is required. __ • . -MINI,. Allil 1P,F4 -...W 3-) .1 ' itAll al ''4,11 :1150ttfli;:;■.'441:' -":Iirarkt"-- Iiiirillill- atinirillia: a to,t647#101. (/) ----, islaritil." painaMM iniS.;•:4-41, *IA * ' 11111111111110.1111111111111.11. k44 de, IPP, ,,..:4'..-,:y em ii, 7.., , 4, Ziam ieela a „........ .-------trilimincriy-psornmErrE • 'ql0)Alta IA #4,-.4.-N, k -- ii .: al,,. aim i istgi, --7.)1 4.1.14 ilk Of 'N.., ,,, ' ' - ' -'4r ,„ - Vglitriara F-----= ina.mi" '7„,, . ',-", ,Alk, , up.,," 46411/i r, _ an alig mgagirmrirDirAvinir ,,,, . ' 1''.i. ' ' , - lira iwal ...04,8i so, 1:In. 'aim #-:- 4 kill Inikii a"`a 9!ri; imw. 4 111111111Eit filighl -.'..."*.-.441=74 akilr"...k%"‘ „si . 4100, 4 -, iS/W !I ::,_ :, wt.!' Rom: lirLIIr app-ip--fr 1:15.----- . 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'''''' IIW 1 11 11,3 11111111R IgIbladr I Oh 11 XIII I RI *,1,-,„431.Itl., Vilke:tirt:/rim ...01,21 sic; rex; -- MEM IP, einarili A.01 " ...41 _ , -...„,,,beim. gip .4.4.' , ca. nit .48.4.91 um idli ' Lill4f all illarat'r.•141 LIR r 11. 1 r Y { RECEIVED PLANNING i ., rr } JAN 1 51999 i ` 11 s m.act Stud CIIYOF TAD �` se of this section is to quantify the effect of the development on public facilities and The p- se ; , services in the area. The subject site maintains approximately 255 feet of frontage along SW 74`x ' Avenue. SW 74th Avenue currently has 20 feet of right-of-way on both sides of centerline. The 1 iq� designation of SW 74th Avenue requires that of 30 feet of right-of-way on both sides of EI �' .,' centerline. Thus, approval of this development should require dedication of 10 feet of right-of- ' ., way along the subject site's frontage on SW 74th Avenue. In addition to dedication of right-of- I . way for SW 74th Avenue,upon approval of this development,a half-street improvement should be required. Street improvements on SW 74th Avenue should include 17 feet of pavement from 1centerline plus the installation of curb and gutters and storm sewers. As per an earlier is conversation with City of Tigard Planning the applicant has come to the conclusion that no 1i requirement to place the overhead utility wires underground will be made due to the fact that the • i overheard lines are high voltage. Access to the subject site is proposed via two access locations. Access to this building is i proposed via two 30-foot wide entrances from SW 74th Avenue. The 30-foot wide entrances gradually become a 24-foot paved surface that surrounds the proposed structure. This paved surface also serves as adequate space for all required parking. The paved surface and parking areas have been designed to meet city engineering standards. The developer will place utility lines beneath the proposed paved surface. In addition,paved/striped pedestrian pathways will extend from the first floor building entrances to SW 74th Avenue. These pedestrian pathways have been designed to meet city engineering standards. The applicant has proposed to connect this structure as well as a proposed fire hydrant to the existing water line located in SW 74th Avenue. The developer will extend this public water to the - building as well as the proposed hydrant. Extension of this line will cause little to no impact on the surrounding neighbors. 7 i 0 The applicant has proposed to connect the structure to the existing Unified Sewerage Agency C trunk line adjacent to the West property line of the subject site. The developer has a hook up c -4 credit with the Unified Sewerage Agency and would like to take advantage of that with this P A project. Extension of this line will cause little to no impact on the surrounding neighbors. af:".:.1 A storm drainage plan has been shown on the preliminary plan. The plan includes the construction of one on-site water quality facility connected to a system of catch basins. The runoff from the impervious surfaces as well as the downspouts from the proposed building will drain directly into the catch basins. The catch basins will then drain directly into the water quality facility. This facility will then treat the water as a requirement of the Unified Sewerage Agency. The storm water facility has been designed to remove 65 percent of the phosphorus ±contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. This system has been designed to substantially lesson the impact of development on -4 - L-77---.--- - • . C C I �o PROPOSED F.H. 6" WATER 10" SD _ - 6,111f-s-- -\\-- • 111 Us T.L. 300 A _ 6� v`Q-�` 120.00' MAP 251 12BD S Vpa I o r r 1 N 4115ft u k LATERAL o 3 FOOT DOOR (TYP.) C cn C�, Q 12 FOOT GARAGE (TIP.) ! P V N I� tr 1, ? I ` ` E p O ` _ - k O N \ (nu) ,- tI) Q % REGULAR \ \ PARKING O z 8'-8"X18' 0 I o 0 0 (TYP.) \ \ `4 C I a " - ,rlrrrf ° rlrr,�'n�rrl�rrrrr � '. . \ Iffi) Z \ it % Q m o • 8" SD • 0 I i \ : REQUEST FOR COMWIENITNG �I CITY OF TIGARD JAN 11 1999 Community Development Shaping A Better Community DATE: January 4,1999 CITY OF TIGARD TO: US Army Corps.of Engineers FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner(x3151 Phone:15031639-4171 Fax:15031684-7297 RE: SITE DEVELOPMENT REVIEW[SDR198-0019 KNHS WAREHOUSE A request for Site Development Review approval for the placement of an approximately 26,300 square foot office/warehouse structure. LOCATION: The subject site is located west of SW 74th Avenue, approximately 650 feet south of SW Bonita Road; WCTM 2S112AC, Tax Lot 01200. ZONE: I-P; Industrial Park with WR; Water Resources Overlay District. The I-P zoning district allows for combining of light manufacturing, office and complementary commercial uses. The Water Resources Overlay district implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.84, 18.85, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: (THURSDAY - JANUARY 14, 1999). You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections..? it. Please contact of our office. _ Please refer to the enclosed letter. . Written comments provided below: -? i�,P Q-�.� O a_ fa ,607 -1ffA. . >��z7.,�� tT C'4Qi t ikajt 1_ l^ r' betA■lc- � - Imo: . ✓/ I .. ' g d.P.,,,ICQACZA.64 49-2- u_xt.;11 4 u-u wh 00, ayo (TCease provide the fodowing information)Name of Persons)Commenting: _ eO Phone Number[sl: Ata • SDR 98-0019 KNHS WAREHOUSE PROPOSAUREOUEST FOR COMMENTS • REQUEST FOR COMMENTS CITY O TIGARD Community Development RECEIVED PLANNING SfaptngA Better Community DATE: January 4,1999 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer JAN 1 1 1999 FROM: City of Tigard Planning Division STAFF CONTACT: Nalftissociate Planner[x3151 Phone:[5031639-4171 Fax:[5031684-7291 RE: SITE DEVELOPMENT REVIEW ISDR]98-0019 KNHS WAREHOUSE A request for Site Development Review approval for the placement of an approximately 26,300 square foot office/warehouse structure. LOCATION: The subject site is located west of SW 74th Avenue, approximately 650 feet south of SW Bonita Road; WCTM 2S112AC, Tax Lot 01200. ZONE: I-P; Industrial Park with WR; Water Resources Overlay District. The I-P zoning district allows for combining of light manufacturing, office and complementary commercial uses. The Water Resources Overlay district implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.84, 18.85, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: (THURSDAY - JANUARY 14, 1999). You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. 7 Written comments provided below: -c , be CQ. ‘1`).k\\ w I ko (eu►\eA,J a'vvt- " V&\kvey fikar5 a^w. cAcTc..k. TvA packet at ptrc.L C\w' ro< "'Ail 04, (eFe1 J 35D \k/. cx q/Mth- (Please provide the foffowing information)Name of Personfsl Commenting: 64 vo1c PhoneNumber[sl: ',Y1. 1.10 1 SDR 98-0019 KNHS WAREHOUSE PROPOSAUREQUEST FOR COMMENTS 01-'1.3.99 11:34 FAX 503 64035? UNIFIED SEWERAGE AGENCY 0001 REQUEST FOR COMMENTS CITY A me Sh pi A uni CsED DATE: January 4,1999Cj 41 5 1999 JAN 1 5 1999 \tDINN Julia Huffman,USA/SWM Program CITY OF TIGARD FROM: City of Tigard Planning Division ST z I I F.' .L' ,d.Miens,Associate Planner(x315) Phone:(5031 6394171 Fax 1503)684-7297 RE: SITE DEVELOPMENT REVIEW(SDRJ 98-0019 ➢ KNHS WAREHOUSE < A request for Site Development Review approval for the placement of an approximately 26,300 square foot office/warehouse structure. LOCATION: The subject site is located west of SW 74th Avenue, approximately 650 feet south of SW Bonita Road; WCTM 2S112AC, Tax Lot 01200. ZONE: I-P; Industrial Park with WR; Water Resources Overlay District. The 1-P zoning district allows for combining of light manufacturing, office and complementary commercial uses. The Water Resources Overlay district implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory_ Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas_ APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.84, 18.85, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: (THURSDAY • .IAN.UARY 14, 1999). You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. if you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: (Please provide the fallowing infnnnation)Name of Personisl Commenting: L // dr*/ I Phone Number(s): � 01.13.99 14:35 FAX 503 6403525 UNIFIED SEWERAGE AGENCY CI 002 fil f UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: January 13, 1999 TO: Mark Roberts, City of Tigard FROM: Julia Huffman, USA SUBJECT: KNHS Warehouse, SDR 98-0019 SANITARY SEWER The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. • According to Agency records, there is no hook up credit for this parcel. • Engineer to verify if there is an existing sanitary lateral, and if so, provide as-built information to the Agency, otherwise an Agency line tap permit will be required for connection to the trunk line. STORM SEWER The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25- year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. • The water quality facility may not encroach more than 10 feet into the buffer. 155 North First Avenue, Suite 270, MS 10 Phone: 503/648-8621 01/13/99 14:35 FAX 503 640352s UNIFIED SEWERAGE AGENCY 1 003 • January 13, 1999 Mark Roberts, City of Tigard KNITS Warehouse Page 2 SENSITIVE AREA A "Sensitive Area" exists. Developer must preserve a 25-foot corridor as described in R&O 96- 44 separating the sensitive area from the impact of development. Fanno Creek and the wetland/sensitive areas shall be identified on plans. • The buffers start at top of bank or the edge of the wetlands. FLOODPLAIN Site contains flood plain/flood way designations. Grading within the flood plain/flood way shall be done in such a manner as to preserve the flood storage and flood conveying area without effecting any upstream or downstream properties in accordance with R&O 96-44. DIVISION OF STATE LANDS/CORPS OF ENGINEERS A DSL/Corps of Engineers permit is required for any work in the creek or wetlands. EROSION CONTROL A joint 1200-C erosion control permit is required. • REQUEST FOR COMMENTS CITY TIGARD Community(Development RECEIVED PLANNING Shaping Better Community DATE: January 4,1999 JAN 1 2 1999 TO: Elaine Self,GTE CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner(x3151 Phone:[503)639-4171 Fax:15031684-1297 RE: SITE DEVELOPMENT REVIEW(SDRI 98-1119 KNHS WAREHOUSE A request for Site Development Review approval for the placement of an approximately 26,300 square foot office/warehouse structure. LOCATION: The subject site is located west of SW 74`h Avenue, approximately 650 feet south of SW Bonita Road; WCTM 2S112AC, Tax Lot 01200. ZONE: I-P; Industrial Park with WR; Water Resources Overlay District. The I-P zoning district allows for combining of light manufacturing, office and complementary commercial uses. The Water Resources Overlay district implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.84, 18.85, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: (THURSDAY - JANUARY 14, 19991. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. X Written comments provided below: r %j_ I _ .lA !! _ .r& _I - 1 ` J / , (Please provide the following information)Name of Person(s)Commenting: I Phone Numher[s): 9_ 7 7 I SDR 98-0019 KNHS WAREHOUSE PROPOSAL/REQUEST FOR COMMENTS ..l :•Ili • REQUEST FOR COMMENTS CITY OF TIGARD RECEIVED PLANNING Community(Development ShapingA Better Community DATE: January 4,1999 JAN 1 2 1999 TO: Lori Berney,US West Communications CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner[x315) Phone:15031639-4171 Fax:1503)684-7297 RE: SITE DEVELOPMENT REVIEW ISDRI 98-0019 KNHS WAREHOUSE A request for Site Development Review approval for the placement of an approximately 26,300 square foot office/warehouse structure. LOCATION: The subject site is located west of SW 74th Avenue, approximately 650 feet south of SW Bonita Road; WCTM 2S112AC, Tax Lot 01200. ZONE: I-P; Industrial Park with WR; Water Resources Overlay District. The I-P zoning district allows for combining of light manufacturing, office and complementary commercial uses. The Water Resources Overlay district implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.84, 18.85, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: (THURSDAY - JANUARY 14. 1999). You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: ((Please provide tfe forfirwing information)Name of Personfs)Commenting: CrQ_N C--1 I Phone Numberfs): O ...- sc�. I SDR 98-0019 KNHS WAREHOUSE PROPOSAL/REQUEST FOR COMMENTS • REQUEST FOR COMMENTS CITIFY OF TIGARD Community(Development RECEIVED PLANNING Shaping Better Community DATE: January 4,1999 JAN 1 1 1999 TO: Michael Miller,Operations Utility Manager CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner 1x3151 Phone:15031639-4171 Fax:15031684-7297 RE: SITE DEVELOPMENT REVIEW(SDR)98-0019 KNHS WAREHOUSE A request for Site Development Review approval for the placement of an approximately 26,300 square foot office/warehouse structure. LOCATION: The subject site is located west of SW 74th Avenue, approximately 650 feet south of SW Bonita Road; WCTM 2S112AC, Tax Lot 01200. ZONE: I-P; Industrial Park with WR; Water Resources Overlay District. The I-P zoning district allows for combining of light manufacturing, office and complementary commercial uses. The Water Resources Overlay district implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.84, 18.85, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: (THURSDAY - JANUARY 14, 1999). You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: / I: i_„I A _ . i /Al _ / '��/A/ /ZO TA4C �/4C iil/ ,V6cfDS T ,. 26-6' f`T. Mt'i4 /AJ6.- 4 PD(a-wNS 7Q Be-eic.rn,u6 /l4i5T ,t5 E• Gtlir/in) 2S) PT. C A- AIY/MA-Air /ies15N2£0 ,A4.0/vet: vE/.lie1 /4-z -E' ,Oo UT E() (Please provide the folTowing information)Name of Persons)Commenting: I Phone Number(s): a S I SDR 98-0019 KNHS WAREHOUSE PROPOSAUREQUEST FOR COMMENTS • hjlll REQUEST FOR COMMEM r,,EDPLANNING CITY TIGARD Community cDevetopment JAN 1 1 1991hapingA Better Community DATE: January 4,1999 TO: David Scott,Building Official CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner(x3151 Phone:[5031639-4171 Fax:[5031684-7297 RE: SITE DEVELOPMENT REVIEW[SDR]98-0019 ➢ KNHS WAREHOUSE < A request for Site Development Review approval for the placement of an approximately 26,300 square foot office/warehouse structure. LOCATION: The subject site is located west of SW 74th Avenue, approximately 650 feet south of SW Bonita Road; WCTM 2S112AC, Tax Lot 01200. ZONE: I-P; Industrial Park with WR; Water Resources Overlay District. The I-P zoning district allows for combining of light manufacturing, office and complementary commercial uses. The Water Resources Overlay district implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.84, 18.85, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: (THURSDAY - JANUARY 14. 1999). You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: L /J 0 /"AJ e u , f- re,a I re) et 191741"4- 1_._. p- -if 'r 2, 14i "Ft f� Il?-+t s4 .. 1) 1 ' 4rr�I,/ I ' (Jilt e r4c4p 1.4i/ Ac4ty f to 7 1-Re so ' 6 t, 6.0 ��� 11.c I) 1b ed e A1"r,.. ,v; �• bj •� 2-lfc r n t tl�1".1/it r, `I 4 6 t /Sidi! Ref r" rJ r-' � �T 'C U) At ) of D/'/- / )1 Ll� M1 ��e 1'1 vfl • t 1' fr,,_ 1 1 (p4 C1 74.7. F .c FC tp-' a, . r k 1&,1".e f- -1- F.1- Flo -/-.t/ Z. F. I+, 2„5—o' F ,I ex I 7_ 29(1-40 -CAr - / - lilfeA 6 •11 %■ ,re'rhitel ro �` f ) opt 1" I 1 (T1 ase provide the fortinving information)Name of Person[sl Commenting:t°s '°'^ ettorfo L ']Phone Number[s]: l&N!1'4ry re NJ1t 14h pviw f12C c' tl• s-c SDR 98-0019 KNHS WAREHOUSE PROPOSALJREQUEST FOR COMMENTS a iq I REQUEST FOR COMMENTS CITY OF TIGARD Community Development Shaping Better Community DATE: January 4,1999 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts,Associate Planner 1x3151 Phone:(5031639-4171 Fax:(5031684-7297 RE: SITE DEVELOPMENT REVIEW(SDR)98-0019 ➢ KNHS WAREHOUSE < A request for Site Development Review approval for the placement of an approximately 26,300 square foot office/warehouse structure. LOCATION: The subject site is located west of SW 74th Avenue, approximately 650 feet south of SW Bonita Road; WCTM 2S112AC, Tax Lot 01200. ZONE: I-P; Industrial Park with WR; Water Resources Overlay District. The I-P zoning district allows for combining of light manufacturing, office and complementary commercial uses. The Water Resources Overlay district implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.84, 18.85, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.150 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: (THURSDAY - JANUARY 14. 1999). You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: — (Tlease provide the following information)Name of Persontsl Commenting: Phone!lamberts': SDR 98-0019 KNHS WAREHOUSE PROPOSAIJREQUEST FOR COMMENTS REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE&COMMUNITY DEVELOPMENT APPLICATIONS CIT Area:MI El (SI DM CITIZEN INVOLVEMENT TEAMS 0 Place for review In Ubrary CIT Bookisl FILE NOISI.: 1c�—C )(-i FILE NAMEESI: I,(PckS U./+ -koQSS CITY OFFICES _ADVANCED PLANNING/Nadine Smith,Pann ng supe so, COMMUNITY DVLPMNT.DEPT./Dvlpnrt Svcs.Technicians "POLICE DEPT./Jim Wolf,Gme Pe anoon OfFe - /BUILDING DIV./David Scott,Bulling Official /ENGINEERING DEPT./Brian Rager,DVpmt.Review Engineer /HATER DEPT./Michael Miller,uuupeslianage, _CITY ADMINISTRATION/Cathy Wheatley,crtyRecorder _OPERATIONS DEPT./John Roy,Properly Manager _OTHER SPECIAL DISTRICTS _TUAL.HILLS PARK&REC.DIST.*�TUALATIN VALLEY FIRE&RESCUE* _TUALATIN VALLEY WATER DISTRICT ill /NIFIED SWRGE.AGENCY* Planning Manager Fire Marshall Administrative Office Julia Huffman/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Street Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS,L �CITY OF BEAVERTON * CITY OF TUALATIN * OR.DEPT.OF FISH&WILDLIFE !1/.OF STATE LANDS _Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street,NE _Mike Matteucci,Ne,gebmd coom PO Box 369 PO Box 59 Sateen,OR 97310-1337 PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Beaverton,OR 97076 _OR.PUB.UTILITIES COMM. _METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street,NE _CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 PO Box 23483 /US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. 333 SW First Avenue Mel Huie,Greenspaces Coordinator(CPA's/ZOA's) 635 Capitol Street NE,Suite 200 PO Box 2946 _CITY OF KING CITY* Salem,OR 97301-2540 Portland,OR 97208-2946 City Manager _METRO AREA BOUNDARY COMMISSION 15300 SW 116th Avenue 800 NE Oregon Street _OREGON DEPT.OF TRANS.(ODOT) _WASHINGTON COUNTY King City,OR 97224 Building#16,Suite 540 Aeronautics Division Dept.of Land Use&Trans. Portland,OR 97232-2109 Tom Highland,Planning 155 N.First Avenue _CITY OF LAKE OSWEGO * 3040 25th Street,SE Suite 350,MS 13 Planning Director _OR.DEPT.OF ENERGY Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Bonneville Power Administration _Brent Curtis(CPA's) Lake Oswego,OR 97034 Routing TTRC-Attn: Renae Ferrera ODOT,REGION 1 * Scott King(CPA's) PO Box 3621 Sonya Kazen,Dcipmt Rev cord Mike Borreson(Engineer) _CITY OF PORTLAND Portland,OR 97208-3621 123 NW Flanders Jim Tice(IGAs) David Knowles,Planning Bureau Dir. Portland,OR 97209-4037 Tom Harry(current Pr Apps.) Portland Building 106,Rm.1002 _OREGON,DEPT.OF ENVIRON.QUALITY _Phil Healy(Current Pl.Apps) 1120 SW Fifth Avenue 811 SW Sixth Avenue _ODOT,REGION 1 -DISTRICT 2A * Sr.Cartographer(ceazceiMS+. Portland,OR 97204 Portland,OR 97204 Jane Estes,Perna speciaM1St 5440 SW Westgate Drive,Suite 350 _ODOT,REGION 1 -DISTRICT 2A Portland,OR 97221-2414 Right-of-Way Section(vacations) Rick Reeves 123 NW Flanders Portland,OR 97209-4037 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN RJR,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC RJR(Burl ngton Northern/Santa Fe R/R Predecessor) Robert I.Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS _TCI CABLEVISION OF OREGON _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only-) Pat McGann Michael Kiser,Project Planner 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court 710 NE Holladay Street Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 Portland,OR 97232 /PORTLAND Beaverton,OR 97006-4886 P GENERAL ELECTRIC 1NW NATURAL GAS COMPANY /GENERAL TELEPHONE ./US WEST COMMUNICATIONS Brian Moore,Svc.Design Consultant Scott Palmer Elaine Self,Engineering Lori Dorney,Engineering Dept.. 9480 SW Boeckman Road 220 NW Second Avenue MC: 0R030546 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Tigard,OR 97281-3416 Portland,OR 97219 _TIGARDITUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 Marsha Butler,Administrative Offices Joy-Gay Pahl,Demographs&Planning Dept. 13137 SW Pacific Highway 16550 SW Merle Road Tigard,OR 97223 Beaverton,OR 97006 * - INOICAUC5 AUTOMATIC NOTIFICATION IF WITIUM:SO' OF MC SUVA=PROPERTY FOR A14Y/AL, Cllr PROJECTS. (smarter PLANNta 1i RLSPONSIWWL FOR INOICAWIC PARVIES TO MOTIFYI h:\patty\masters\rfcnotice.mst 2-Dec-98 MAILING RECORDS AFFIDAVIT OF MAILING -4 CI TIGARD Community Development Shaping Better Community STATE. OF OREGON- ) County of Washington )ss. City of Tigard ) I, cPatrtcia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Bebw) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: AMENDED NOTICE (File No/Name Reference) City of Tigard Planning Director © NOTICE OF DECISION FOR:. SDR 98-0019 KNHS WAREHOUSE _ AMENDED NOTICE (File No/Name Reference) O City of Tigard Planning Director ❑ NOTICE OF PUBLIC NEARING FOR: i7 / ❑ AMENDED NOTICE (File No Name Reference) iDate at P,mI,Reanngi ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF FINAL ORDER NO. FOR:. __ I AMENDED NOTICE (File No/Name Reference) (Date of Public Hearing) ▪ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF: FOR: , I (File No/Name Relerence) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE'S) of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"0", on the 18th day of February,1999, and deposited in the United States Mail on the 18th day of February,1999, postage prepaid. ( }dZI,-i,";;;(,_ - ,e.{,,i,, tr7eL.-- (Person hat Prepar-• •tice) Subscribed and sworn/affirmed before me on the () day of .I.M - , '9 3. •5,.., OFFICIAL SEAL 1 / , i_ A LA 44‘ (..,_': w DIANE M JELDERKS ` I I I I ' ' It I NOTARY PUBLIC-OREGON 1 ,;�'J COMMISSION NO.046142 My Commission Expires: MY COMMISSION EXPIRES SEPTEMBER 07,1999 9 EXHIBIT A �I�Ju` NOTICE or DECISION SITE NII,ON ~�IEN ' SI CITY OFTIOARD �� a m.. KNIIS 120 DAYS = 4/21/99 SECTION I. APPLICATION SUMMARY CASE: FILE NAME: KNHS WAREHOUSE Site Development Review SDR 98-0019 PROPOSAL: The applicant has requested Site Development Review approval for an approximately 26,500 square foot office/warehouse building with associated site improvements. APPLICANT: KNHS Development OWNER: Same Attn. Gale Nelson 26262 South Meridian Aurora, OR 97002 COMPREHENSIVE PLAN DESIGNATION: Light Industrial. ZONING: I-P; Industrial Park. The I-P zoning district allows for combining of light manufacturing, office and complementary commercial uses. WR; Water Resources Overlay District. LOCATION: The subject site is located west of SW 74th Avenue and south of SW Bonita Road; WCTM 2S112AC, Tax Lot 01200. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.6a8 18.8518.164., 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and SECTION II. STAFF DECISION h t that .Tigard a �a t � designee has APPROVED the abou�e request subject to certain conditions of approval The findings and cvndus%ns on which the decision is based are noted in Semen 11f NHS Warehouse PAGE 1 OF 17 SDR 98-0019 CONDITIONS OF APPROVAL ALL CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. (Unless otherwise specified, the Staff contact is Brian Rager with the Engineering Department at 503-639-4171.) 1. A revised, annotated site plan shall be submitted for review and approval. The plan must clearly show the proportion of the site to be landscaped and the proportion of the site to be covered in hard surfaces. The site plan must comply with Section 18.68.050.5 through 6. Required street trees, parking lot trees and screening may not be counted in the landscaping calculation. Staff Contact: Mark J. Roberts (639-4171). 2. A revised landscaping and screening plan shall be submitted for review and approval. The plan shall show screening along the project's west boundary that meets the requirements of TMC 18.100.080 and 18.100.110. Staff Contact: Mark J. Roberts (639-4171). 3. The revised landscape plan shall provide parking lot trees in conformance with TMC 18.100.110.A.1 .d. Trees must be evenly spaced in landscape islands to provide a canopy effect. Staff Contact: Mark J. Roberts (639-4171). 4. Revised elevation drawings shall be submitted indicating how rooftop mechanical equipment will be screened in accordance with TMC 18.120.180.A.4.b. If such equipment is to be provided as a tenant improvement, the elevations should show, in general terms, what screening methods may be employed at the time equipment is installed. Staff Contact: Mark J. Roberts (639-4171). 5. The revised site or landscape plan shall indicate that street trees a minimum of 2" caliper will be provided along the SW 74th Avenue frontage. The species selected shall be spaced appropriately according to the spacing standards of TMC 18.035.B. Staff Contact: Mark J. Roberts (639-4171). 6. The revised site plan shall indicate that a minimum of three 3) bicycle parking rack spaces will be provided. Staff Contact: Mark J. Roberts (639-4171). 7. The revised site plan shall indicate that a 6-inch vertical separation between walkways, and driveways and parking areas will be provided. One additional ADA accessible parking space shall be provided. One accessible space shall be sized and designated "Van Accessible". Staff Contact: Mark J. Roberts (639-4171). 8. A revised tree plan, indicating topography, riparian area setback boundaries and the proposed site improvements shall be submitted for review and approval. The tree inventory shall also be revised to include only those trees located on the re-configured Tax Lot 1200. A tree removal and mitigation plan must be prepared that complies with TMC 18.150. The plan must indicate the total caliper inches of all trees on the property larger than 12" dbh, the total number of inches to be removed, and should express the latter as a proportion of the total existing trees. A mitigation plan, if applicable, must identify the total inches of mitigation required and identify a planting plan for provision of mitigation trees. Tree removal and planting is not permitted within the riparian area NHS Warehouse PAGE 2 OF 17 SDR 98-0019 setback without further land use review. This land use approval does not permit any development-related activities, including, but not limited to, tree removal and planting, within the Riparian Setback Area. Staff Contact: Mark J. Roberts (639-4171). 9. The applicant shall provide written evidence that the franchise hauler has reviewed and approved the location as shown. The applicant shall design the enclosures as required by the franchise hauler. Staff Contact: Mark J. Roberts (639-4171). 10. No development activities, including grading, excavation, vegetation and tree removal may take place within the Riparian Setback Area. Design of the proposed water quality facility and stormwater outfall and connection to sanitary sewer service (if an existing stub is not available on-site) shall be closely coordinated with the Planning Division. Any work proposed within the Riparian Setback Area will require additional review. The revised site plan shall indicate that a surveyor, licensed in the State of Oregon, has surveyed the location of the 50-foot Riparian Setback Area. The applicant shall be responsible for clearly delineating and fencing the boundary of the Riparian Setback Area on the site and for ensuring that site preparation and construction activities do not impact the protected area. If tree removal within the buffer area is deemed necessary to protect public right-of-way or the proposed site improvements from an immediate hazard posed by dead or dying trees, a separate Type I land use review is required. Staff Contact: Mark J. Roberts (639-4171). 11. Prior to issuance of a building permit, the applicant shall obtain the public improvement permit for the half-street improvement on SW 74th Avenue. 12. The description of the proposed right-of-way to be dedicated to the Public along the frontage of SW 74th Avenue shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. The proposed dedication shall be in place prior to issuance of building permits. 13. The proposed half-street improvement along the frontage of 74th Avenue shall be in pace or assured. The improvements necessary to meet City standards include: A. City standard pavement section from curb to centerline equal to 17 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5-foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlights as determined by the City Engineer; I. underground utilities; J. driveway apron (if applicable); and K adjustments in vertical and/or horizontal alignment to construct SW 74`h Avenue in a safe manner, as approved by the Engineering Department. NHS Warehouse PAGE 3 OF 17 SDR 98-0019 14. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. THE FOLLOWING CONDITI NS SHALL MiSATISFIED PRIOR TO THE FINAL BUILDING INSPECTION BEING PERFORMED: 15. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 16. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 17. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. THIS APPROVAL BE VALID FOR IS MONTHS FROM THE EFFECT 7. ATE OF iikatittisert SECTION III. BACKGROUND INFORMATION Site History City records do not indicate any previous development approvals have been granted for this property. Vicinity Information The project site is located west of SW 74th Avenue, approximately 800 hundred feet south of SW Bonita Road. The area adjacent to SW 74`h and east toward Interstate 5 is designated almost exclusively for industrial land use. The strip of industrial land immediately west of SW 74th Avenue, which includes the subject property, is zoned for Industrial Park development. The area generally west of the subject property is designated for medium-density residential use and zoned R-7. Industrial land uses occupy abutting parcels to the south and east. Tax Lot 900, located immediately to the north, is vacant. This property and the subject property are in common NHS Warehouse PAGE 4 OF 17 SDR 98-0019 ownership and together were the subject of the aforementioned Lot Line Adjustment. Residential land uses occupy the two abutting parcels to the west. The subject property is separated from abutting parcels to the north and west by Ball Creek and Fanno Creek, which pass through or are adjacent to the subject property. The subject parcel is separated from parcels to the east by the 74th Avenue right-of-way, which is improved with a paved travel surface only. Description of Proposal The subject property, Tax Lot 1200, was the subject of a recent lot line adjustment (MIS 98- 0018) which decreased the size of Tax Lot 1200 in favor of adjacent Tax Lot 900 (to the north). The subject property is, therefore, approximately 2.6 acres in size, not 3.5 acres as indicated on the most recent tax assessor's map. The Lot Line Adjustment approval is final although it was not recorded at the time of submittal of this SDR application. The applicant requests Site Development Review approval to develop the site with a 26,300 square foot office/warehouse building and associated parking, utilities and landscaping. The proposed building would include 15 units: two with 1,725 square feet of warehouse space and a 200 square foot office; and thirteen with 1,450 square feet of warehouse space and a 200 square foot office. Ball Creek and Fanno Creek have their confluence on Tax Lot 900, to the north. Fanno Creek then meanders south, adjacent to the east property line of the subject parcel. Development of the subject parcel is constrained by areas of steep topography associated with the streams, and by floodplain, wetlands and setback areas associated with the creeks. Both Fanno Creek and Ball Creek are classified as "Major Streams" by the City's Water Resources Overlay District (TMC 18.85). A 50-foot Riparian Setback Area protects Major Streams and Associated Wetlands. Concurrent with this Site Development Review, Type I Water Resources review is required to confirm that no development activities are proposed within the Riparian Setback Area. Sensitive Lands Review is not required since the applicant proposes no development or landform alteration within the 100-year floodplain. NOTE: This application was submitted on October 20, 1998, before the effective date of the revised Community Development Code. In conformance with ORS 227.178(3), the proposal has been reviewed for compliance with the applicable code standards in effect at the time of submittal. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Impact Study: Section 18.32.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. NHS Warehouse PAGE 5 OF 17 SDR 98-0019 Section 18.32.250 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant has provided an Impact Study as part of the application submittal. The site has approximately 255 feet of frontage on SW 74th Avenue. According to the applicant's information, the SW 74th Avenue right-of-way is 20 feet wide to the centerline and contains a partially improved roadway. City standards for a local industrial access street require a 50-foot right-of-way. According to the Engineering Department, construction drawings have already been submitted indicating that the applicant proposes additional dedication to provide 25 feet of right-of-way from centerline and to construct a half-street improvement. Street standards are discussed in more detail elsewhere in this decision. The applicant has submitted preliminary storm drainage and utilities plans. The applicant proposes an on-site water quality facility and proposes to hook-up to the existing Unified Sewerage Agency sanitary sewer service. By complying with the applicable City and agency regulations concerning stormwater and sanitary sewer, the project's impact on these public facilities will be minimized and/or mitigated through fees. Public facility concerns are addressed in more detail later in this decision. COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS Use Classification: The applicant proposes to build a warehouse/office building. This use is classified in Code Section 18.42 (Use Classifications) as Administrative and Professional Offices. The site is located within the Industrial Park (I-P) Zoning District. Section 18.68.030.3 lists permitted uses in the I-P zone. The applicant proposes to create warehouse/office space for lease, but has not proposed specific uses at this time. The property owner is responsible for ensuring that proposed uses comply with City of Tigard zoning regulations. Failure to comply will result in enforcement action. Dimensional Requirements: The I-P Zoning District standards contained in Section 18.68.050 state that there is no minimum lot area requirement and the average minimum lot width is 50 feet. A development is required to provide 25 percent of the site in landscaping and a maximum of 75% of the site may be developed with impervious surfaces. The site area is approximately 2.6 acres (113,256 square feet) and has approximately 255 feet of frontage on SW 74th Avenue. The applicant has not indicated the proportion of site to be landscaped or the percentage of site coverage in hard surfaces proposed. Therefore, Staff is unable to determine whether or not this criterion is satisfied. It appears from the site plan and landscaping plan that adequate site area exists to the north and west of the proposed improvements to satisfy this requirement. However, the applicant must demonstrate that all applicable standards are met. Condition of Approval #1 requires that before any permits are issued for the project, a revised, annotated site plan be submitted for review and approval. The plan must clearly show the proportion of the site to be landscaped and the proportion of the site to be covered in hard surfaces. The site plan must comply with Section 18.68.050.5 through 6. Compliance with the condition of approval will ensure that this criterion is met. Setbacks: The I-P zone standards, as provided in Section 18.68.050, state that a front yard setback of 35 feet shall be provided, and that side and rear yard setbacks of 50 feet NHS Warehouse PAGE 6 OF 17 SDR 98-0019 shall be required where residential zoning abuts. The site plan indicates that the proposed building will be set back more than 50 feet from the front property line. The site abuts I-P zoning on both sides, so no side yard setbacks are required. The site abuts residential zoning to the rear so that a 50-foot setback applies. The site plan indicates that the building will be setback approximately 120 feet from the rear property line. Therefore, the setback standards of the I-P zone are satisfied. Building Height: The dimensional standards of the I-P zone state that the maximum allowed height of buildings is 45 feet. The applicant's proposed elevations indicate that the building will stand approximately 28 feet high, well within the 45-foot maximum height. Therefore, this standard is met. SITE DEVELOPMENT REVIEW - APPROVAL STANDARDS Section 18.120.180.a.1 requires that a development proposal be found to be consistent with the various standards of the Community Development Code. The applicable criteria in this case are chapters 18.68, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120, 18.150 and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.92 (Density Computations), 18.94 (Manufactured/Mobile Home Regulations) or 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.120.180.A.1. These chapters are, therefore, found to be inapplicable as approval standards. Landscaping and Screening (18.100 and 18.120) Buffering, Screening and Compatibility Between Adjoining Uses: Section 18.120.108.4(a) states that buffering shall be provided between different types of land uses. Section 18.120.108.4.B. states that on-site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops shall be provided. Screening: Special Provisions: Section 18.100.110.a requires the screening of parking and loading areas. Landscaped parking areas shall include special design features that effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The buffering matrix (Section 18.100.130, Figure 1) requires no buffering or screening between industrial uses in the I-P zone. A 20-foot landscaped buffer, with screening, is required where Industrial Park uses and parking lot areas abut residential uses. As noted earlier, the west boundary of the project site abuts residential zoning and existing residential uses. Since the proposed building would be located more than 120 feet from the west property line, the required buffer area is easily accommodated. The applicant has not proposed any landscaping or screening and ,therefore, the proposal does not meet the standards. The applicant has stated that since the distance between the different uses is so great and since vegetation is present throughout the riparian area, additional landscaping is not necessary. However, the applicant has stated that additional landscaping will be provided if NHS Warehouse PAGE 7 OF 17 SDR 98-0019 Staff deems it necessary. The project site is a plateau, elevated 12-14 feet above Fanno Creek. This makes the project site much more visible from the west than the wide horizontal separation suggests. Because of the topography, existing vegetation cannot effectively screen the proposed development from residential property to the west. The presence of steep slopes and the riparian buffer area also restrict the opportunity for additional buffer area landscaping. Screening, on the other hand, requires significantly less space and provides a significant degree of aesthetic mitigation where different uses abut. Condition of Approval #2 requires a revised landscaping and screening plan to be submitted for review and approval. The plan must show screening along the project's west boundary that meets the requirements of TMC 18.100.080 and 18.100.110. The applicant's landscape plan shows provision of three (3) parking lot trees. Trees are not provided at the rate of one per seven parking spaces, equally distributed to provide a canopy effect, as required by this section. Condition of Approval #3 requires that the revised landscape plan also show compliance with the parking lot tree standard. Similarly, the applicant's elevations do not indicate rooftop screening for any rooftop mechanical equipment. Condition of approval #4 requires that a revised elevation drawing be submitted for review and approval. The elevation must show actual proposed screening of rooftop equipment or, at least, generic screening methods that may be employed if these items are to be added as tenant improvements. Based on the above noted facts and analysis of the applicant's plans and narrative statement, Staff finds that the landscaping and screening standards are not met. However, it appears in each instance that the criteria can be met with appropriate revision to the submitted plans. Therefore, Staff finds that the applicable landscape and screening standards can be met as conditioned in this decision. Street Trees: Section 18.100.033 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.100.035. Section 18.100.035 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The applicant's landscaping plan indicates that Japanese Maples (Acer palmatum Bloodgood) are proposed as street trees along SW 74th Avenue. The Western Garden Book describes the Japanese Maple as a deciduous shrub or tree, and the Bloodgood' variety as growing to 15 feet in height. The Landscape Plan notes that eleven 5-gallon maples will be provided as street trees. The "5-gallon" classification appears to indicate that the species is a shrub, rather than a tree. The minimum tree size acceptable for street trees is a 2-inch caliper tree. Based on the information provided by the applicant, the street tree standards have not been met. In order for Staff to determine that the standards have been met, the applicant must submit a revised street tree plan for review and approval as required by Condition of Approval #5. The plan must indicate that street trees with a minimum 2" caliper will be placed in conformance with the spacing standards of Section 18.100.035. The applicant must also submit evidence that the proposed street tree species will meet the spreading dimension specified for the applicable spacing width. Therefore, compliance with the condition of approval will ensure that this standard is met. Visual Clearance Areas (Section 18.102): This section requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that NHS Warehouse PAGE 8 OF 17 SDR 98-0019 may be located in this area shall be visually clear between three (3) and eight (8) feet in height (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The project includes visual clearance areas at both driveway entrances off SW 74th Avenue. No structures are proposed to be placed within these areas, according to the site plan. Street trees may be placed within the clearance area, provided no branches are permitted less than eight feet off the ground. Therefore, based on the analysis above, the visual clearance area standards have been met. Off-Street Parking and Loading (Section 18.106) Minimum Off-Street Parking: Section 18.106.030.D.2 requires a minimum of one (1) parking space per 1,000 square feet of gross floor area for Warehouses and one (1) space per 200 square feet of related office space. A maximum of 40 percent of required parking spaces can be developed as compact parking spaces. The applicant proposes a building of approximately 25,300 gross square feet. A total of 22,500 square feet will be used for warehouse space and will ,therefore, require 22 parking spaces. A total of 3,000 square feet will be used for office space and will require an additional 15 parking spaces for a total of 37 spaces. The applicant's site plan indicates that 52 parking spaces are proposed, 15 of which are proposed to be compact (40% of the 37 required). Therefore, this standard is met. Bicycle Parking: Section 18.106.020(P) requires one (1) bicycle parking rack space for each 15 vehicular parking spaces in any development. Bicycle parking areas shall not be located within parking aisles, landscape areas, or pedestrian ways. Based on the number of required parking spaces (37) noted above, a total of 3 bicycle parking rack spaces are required for this project. The applicant's narrative states that bicycle parking will be provided and the plans indicate that it will be located to the east of the building. The site design provides adequate space for provision of bicycle parking in compliance with this standard. Condition of Approval #6 requires that the applicant's revised site plan indicate that three bicycle parking rack spaces will be provided. Therefore, compliance with this condition of approval will ensure that this criterion is met. Off-Street Loading Spaces: Section 18.106.080 requires that every commercial or industrial use having floor area of 10,000 square feet or more, shall have at least one (1) off-street loading space on site. The proposed warehouse/office building will have a floor area in excess of 10,000 square feet. The applicant's site plan indicates that one loading space will be provided. Therefore, this standard is satisfied. Access Egress and Circulation Access: Section 18.108.080 requires that commercial and industrial uses which require 0-99 parking spaces provide one (1) access with a minimum width of 30 feet and a minimum pavement width of 24 feet. This site has 52 parking spaces and so one (1) access point is required. The applicant proposes two (2) access points. Both access points have a pavement width of 24 feet with 30 feet of total width provided at the entrance. Therefore this standard is met. Walkways: Section 18.108.050.a requires that a walkway be extended from the ground floor entrance of the structure to the street that provides the required ingress and egress. Wherever required walkways cross vehicle access-driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six (6) inch vertical separation (curbed), or a minimum three (3) foot horizontal separation; except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four (4) feet in width, NHS Warehouse PAGE 9 OF 17 SDR 98-0019 exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards. The site plan indicates that walkways will be provided in compliance with this standard. The proposed walkways must also meet the above separation standards and be designed and constructed to comply with ADA regulations. The proposed site plan indicates that the walkway will not be separated from traffic and parking by at least three feet. A minimum 6-inch vertical separation is ,therefore, required but is not indicated on the plans. Condition of Approval #7 requires that the revised site plan indicate that a 6-inch vertical separation between walkways, and driveways and parking areas will be provided. Compliance with the condition of approval will ensure that this standard is met. Parking Lot Connections: Section 18.108.110.B states that in order to eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide parking area connections. The site abuts constrained resource land to the north (Ball Creek) and partially developed land to the south. The applicant's proposed site layout does not preclude a future connection to the south if redevelopment of that site were to occur in the future. Therefore, this standard is met. Tree Removal (Section 18.150.025): This section requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a Site Development Review application. The tree plan shall identify all existing trees and identify a tree preservation and mitigation program. The program shall either save existing trees over 12 inches in caliper or mitigate for the removal of such trees. The program shall identify which trees are to be removed and describe a tree protection program including specific standards and methods that will be employed during and after construction. The applicant has provided a tree report that identifies all trees 6" caliper or greater on the subject property. A tree map is also provided but is not to scale. Both the tree report and tree map cover the subject property and the abutting property to the north. As a result, the arborist's recommendations regarding tree removal and mitigation cannot be relied upon. While the applicant's site plans do indicate the location of those trees closest to the development site, there is no way to cross-reference the plans to the arborist's inventory. Condition of Approval #8 requires a revised tree plan, indicating topography, riparian area setback boundaries and the proposed site improvements. The tree inventory should also be revised to include only those trees located on the re-configured Tax Lot 1200. A tree removal and mitigation plan must be prepared in compliance with TMC 18.150. The plan must indicate the total caliper inches of all trees on the property larger than 12" dbh, the total number of inches to be removed, and should express the latter as a proportion of the total existing trees. A mitigation plan, if applicable, must identify the total inches of mitigation required and identify a planting plan for provision of mitigation trees. Tree removal and planting is restricted within the riparian area buffer. This land use approval does not permit tree removal or planting within the Riparian Setback Area. ADDITIONAL SITE DEVELOPMENT REVIEW CRITERIA Section 18.120.180.A.2 through 18.120.180.A. 17 provides other Site Development Review approval standards not necessarily covered by the provisions of the previously listed NHS Warehouse PAGE 10 OF 17 SDR 98-0019 sections. These other standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the following provisions and are, therefore, found to be inapplicable as approval standards: 18.120.180.3 (Exterior Elevations); 18.120.180.6 (Private Outdoor Areas: Residential Use); 18.120.180.7 (Shared Outdoor Recreation Areas: Residential Use); 18.120.180.8 (100-year Floodplain); 18.120.180.9 (Demarcation of Spaces); and 18.120.180 (Public Transit). The following TMC Sections were discussed previously in this decision and will not be addressed in this section: 18.120.180.13 (Parking); 18.120.180.14 (Landscaping); 18.120.180.15 (Drainage); 18.120.180.17 (Signs); and 18.120.180.4 (Buffering and Screening). Mixed Solid Waste and Recyclables Storage: Section 18.116 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant's site plan indicates the location of two 79 square foot trash enclosures to the east of the proposed building. The total enclosure space of 158 square feet meets the minimum standard method for calculating required on-site storage capacity. Condition of Approval #9 requires that the applicant provide written evidence that the franchise hauler has reviewed and approved the location as shown. The applicant shall design and construct the enclosures as required by the franchise hauler. Compliance with the condition of approval will ensure that this standard is fully met. Relationship to the Natural and Physical Environment: Section 18.120.180.2 states that buildings shall be located to preserve existing trees, topography, and natural drainage and that trees having a six (6) inch caliper or greater, shall be preserved or replaced by new plantings of equal character. As noted earlier, the site contains protected streams and wetlands, steep topography, natural vegetation and trees over 6" dbh. The applicant has proposed a building location that is totally outside the Riparian Setback Area (50 feet from all streams or wetlands). Since all of the natural features located in the site are related to the streams, this location also avoids steep slopes, natural vegetation and minimizes tree removal. Therefore, this standard is met. NHS Warehouse PAGE 11 OF 17 SDR 98-0019 • Privacy and Noise: Section 18.120.180.5 states that on-site uses which create noise, lights, or glare shall be buffered from adjoining residential uses. The proposed use is a warehouse/office building. No specific land uses are proposed at this time. Due to the industrial zoning of the property, it is possible that future tenants may generate noise. A condition of approval requires installation of screening at the west edge of the proposed site improvements where residential zoning and land uses abut. Therefore, this criterion is satisfied. Crime Prevention and Safety: Section 18.120.108.10 requires that exterior lighting levels be selected and the angles shall be oriented towards areas vulnerable to crime and shall be placed in areas having heavy pedestrian or vehicular traffic. Staff forwarded the proposal to the City of Tigard Police Department for comments. The Police Department has not provided any objections or concerns with regard to the proposal. Therefore, this criterion is satisfied. Access and Circulation: Section 18.120.180.11 requires access points as provided in 18.108.070. All circulation patterns within a development must be designed to accommodate emergency vehicles; provisions must be made for pedestrian ways and bicycle ways if shown on adopted plans. The proposed access points are in compliance with Section 18.108.070 as discussed earlier in this decision. The Building Division and Fire Marshall's office have reviewed the plans and their comments are included later in this decision. No City planning documents or maps indicate that any pedestrian or bicycle ways are planned for this area. Therefore, this criterion is met. The Americans with Disabilities Act (ADA): Section 18.106.020.M became effective on January 26, 1992. All parking areas shall be provided with the required numbers and sizes of disabled person parking spaces as specified by applicable State of Oregon and federal standards. All disabled person parking spaces shall be signed and marked on the pavement as required by these standards. The applicant has proposed a total of 52 parking spaces. For parking lots containing 50-75 spaces, the ADA regulations require a minimum of three (3) accessible spaces, at least one of which must be sized and designated "van accessible". The applicant proposes two (2) accessible parking spaces according to the site plan. Both proposed spaces appear to be sized correctly for a regular accessible space. A "van accessible" space consists of a 9-foot parking space with an 8-foot aisle. Condition of approval #7 requires one (1) additional ADA space. The space shall be sized and designated "Van Accessible". Compliance with the condition of approval will ensure that this standard is met. WATER RESOURCES OVERLAY DISTRICT Site Specific Water Resource and Riparian Setback Determinations: Section 18.85.060.B provides that the applicant is responsible for preparing a survey of the entire site that precisely maps and delineates all streams, wetlands, steep slopes, vegetation, trees, topography and applicable riparian area setbacks or water quality buffers. Section 18.85.060.0 provides that if excavation, vegetation removal or development is proposed completely outside of a water resource, riparian setback or water quality buffer, no further Water Resources overlay requirements apply. The applicant's site plan and existing conditions plan clearly show the location of the Riparian Setback Area and demonstrate that all development activities are proposed outside this protected area. Therefore, this criterion is met and no further Water Resources overlay requirements are applicable to this proposal. Condition of Approval #10 states that no development activities, including grading, excavation, vegetation and tree removal may take place within the Riparian Setback Area. The applicant shall be responsible for clearly delineating and fencing the boundary of the Riparian Setback NHS Warehouse PAGE 12 OF 17 SDR 98-0019 Area on the site, as it is shown on the site plan, and for ensuring that site preparation and construction activities do not impact the protected area. If tree removal is deemed necessary to protect public right-of-way or the proposed site improvements from an immediate hazard posed by dead or dying trees, a separate Type I land use review is required. PUBLIC FACILITY CONCERNS STREETS: Tigard Community Development Code 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the CDC standards. CDC 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the CDC. This site lies adjacent to SW 74th Avenue, which is classified as a local commercial industrial street on the City of Tigard Transportation Plan Map. This roadway classification requires a right-of-way (ROW) width of 50 feet. At present, there is approximately 40 feet of ROW on this roadway, according to the most recent tax assessor's map. Because this roadway borders the railroad tracks on the east side, the City typically does not require a public sidewalk on the railroad side of a road. In cases like this, the ROW width can be reduced to exclude the sidewalk and planter area width accordingly. If the ROW is reduced by the width of the sidewalk and planter area, the remaining width could be 43 feet. The applicant's plans indicate that they will dedicate additional ROW to provide 50 feet of overall width; therefore, this standard will be met. SW 74th Avenue is currently paved, but not fully improved to City standards. The applicant has already submitted construction plans to the Engineering Department for review and approval of a half-street improvement. Therefore, this standard will be met. WATER: This site will be served from the public water line in SW 74th Avenue. The plan indicates that the applicant will need to tap the public water line for a service to the new building. SANITARY SEWER: There is an existing USA trunk sewer line that crosses this site near the western boundary. There is an existing lateral stubbed out to serve this site. The plan indicates that the applicant will tie into the lateral to serve the building. STORM DRAINAGE: The topography of this site falls to the northwest toward the creek that crosses the site. The applicant's plan indicates that the onsite storm water will be conveyed to the west end of the site where it will be treated in a "widebody biofilter". From there, the water will be released to the creek channel. Any development-related activities proposed within the Riparian Setback Area must be approved through the applicable Water Resources review process. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality NHS Warehouse PAGE 13 OF 17 SDR 98-0019 facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a building permit, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant's plan indicates that they will install a widebody biofilter to handle the treatment of the storm water. The preliminary sizing calculations indicate there will adequate space onsite for this facility. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. GRADING AND EROSION CONTROL: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. EXISTING OVERHEAD UTILITY LINES: There are existing overhead utility lines along SW 74th Avenue. Section 18.810.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. However, 18.810.120.A states that there is no obligation if the overhead lines are operating at 50,000 volts or above. The lines on 74th Avenue currently operate at or above 50,000 volts, so there is no obligation in this case. SECTION V. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed this application and has offered the following comments: • Each office/loft/warehouse unit requires separate permit for tenant occupancy. • Each rest room shall be accessible with "occupied" indicator lock. • The 50' buffer boundary shall be determined by a licensed surveyor. • A geotechnical & soils report is required for compaction of fill, liquefaction and soil bearing capacity. • Fire flow work sheet and fire hydrant flow test required. • Provide fire hydrant within 250 feet of all exterior walls. • Provide detail sheet for catch basin design, pipe slope etc. NHS Warehouse PAGE 14 OF 17 SDR 98-0019 • Provide erosion control plan. • Provide sanitary sewer plan, pipe size and slope. City of Tigard Water Department has reviewed this application and has offered the following comments: • Since this building is not being fire sprinklered, the fire hydrant spacing needs to be 250 feet. All portions of the building must be within 250 feet from vehicle access route. City of Tigard Police Department has reviewed this application and has offered the following comments: • This office will need to review the "lighting" plans for the project. The packet, at present, does not make any reference to lighting schemes. SECTION VI. AGENCY COMMENTS GTE has reviewed the proposal and has offered the following comments: • Developer to place conduit per GTE locations and specifications. Developer to pay any relocation costs and coordinate timeframe with GTE. The Unified Sewerage Agency (USA) has reviewed this proposal and has offered the following comments: Sanitary Sewer The development shall be provided with a means of disposal for sanitary sewer in accordance with R&O 96-44 (USA's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. • According to Agency records, there is no hook-up credit for this parcel. • Engineer to verify if there is an existing sanitary lateral, and if so, provide as-built information to Agency, otherwise Agency line tap permit will be required for connection to trunk line. Storm Sewer The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend service as required by R&O 96- 44. Hydraulic and hydrological analysis of stormwater conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25- year, 24-hour event, the applicant is responsible for mitigating the flow. Water Quality Developer should provide a water quality facility to treat the stormwater runoff generated by new impervious surface. • The water quality facility may not encroach more than 10 feet into the buffer. Sensitive Area A "sensitive area" exists (may exist). Developer must preserve a 25-foot corridor as described NHS Warehouse PAGE 15 OF 17 SDR 98-0019 in R&O 96-44 separating the sensitive area from the impact of development. The sensitive area shall be identified on plans. • The buffers start at the top-of-bank or the edge of the wetlands. Floodplain Site contains flood plain/flood way designations. Grading within the flood plain/flood way shall be done in such a manner as to preserve the flood storage and flood conveying area without affecting any upstream or downstream properties in accordance with R&O 96-44. Division of State Lands/Corps of Engineers A DSL/Corps of Engineers permit is required for any work in the creek or wetlands. Erosion Control A joint 1200-C erosion control permit is required. US Army Corps of Engineers has reviewed this proposal and has offered the following comments: • Where will water quality facility outfall? This may require DA permit. • The applicant has a pending 404 application with the Corps for the widening of 74th and relocation of Ball Creek. Based on that, the Corps objects to the removal of trees within 50 feet of the top of the south bank line. If they are removed, they should be left within the buffer area for structure; they should only be removed if diseased or because they will fall in the parking lot. Oregon Department of Fish and Wildlife has reviewed this proposal and has offered the following comments: Jim Grimes of ODFW conducted a field review of the site during 1998. Landscaping We recommend the use of native plant species for landscaping to benefit native birds and minimize the potential to introduce noxious species. Buffering The western part of the site should be buffered with an appropriate mix of trees, shrubs, and herbaceous plants. USA Buffer We concur with the 50-foot buffer requirement. However, the plan notes that several trees are scheduled for removal. We recommend that tree removal be limited to those that are leaning toward the development. Further, we recommend that the trees scheduled for removal be topped rather than totally removed to provide wildlife habitat, streambank stability, and shade for Ball Creek. Replacement trees should be planted for any topped or removed trees. The woody debris from topping or removal should be placed in tax lot 900 for wildlife habitat. No tree removal should occur in Tax Lot 900. In addition to the replacement trees, we recommend additional native shrub and herbaceous NHS Warehouse PAGE 16 OF 17 SDR 98-0019 plantings and removal and control of non-native species. Stormwater We recommend that the stormwater facility function to detain stormwater in addition to treating the water. The proposed plan did not include outfall details. We recommend that the system outfall towards the wetlands north of the building. The outfall should mimic sheet flow rather than a point discharge. No other comments or objections were received. SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: DATE OF FILING: FEBRUARY 18, 1999 THE DECISION SHALL BE FINAL ON MARCH 1, 1999, UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code that provides that a written appeal must be filed with the City Recorder within ten (10) days after notice is given and sent. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON MARCH 1, 1999. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulev ci, Tigard, Oregon at (503) 639-4171. fAifik February 18, 1999 PREPARED B : Mark J. Roberts DATE Associate Planner e �� February 18. 1999 APPROV BY: ichard Bewersdorff DATE Planning Manager is\curpin\mjr\sdr\sdr98-19.dec NHS Warehouse PAGE 17 OF 17 SDR 98-0019 • \\\--T.L 801 T.L 600 N89'57,14'E s 443.04' IL F /ff I f 1 20' 20' f T.L 900 li 1 I I Z / T I�I� r f 0I CO.,. , Cu t \`\\ .':-.^.I L`/ , , ,\„„............ ........_ f ,_______,../..... j ,L / J I / i , i �� f 1 ! / , .,1/ // jl ,+�J f Z '- I 2o' 20• m, i,Olt!' r /! C i t -� E z r \_._..--f f Z — — — — — — N90_00'00"E — — 443.24' —— Q t.,,,H I I i•30' t Ow ' C C 70P OF SW( I -, S n Q 'RDPOSED F.H. 6" WATFR I __ __ 10 SD LOADING ZONE z6;vDAUI i- Y_ re / ` ' ♦ 6'WATER N -P Q 10 3 in us I :-:q-14:4,if//. ri/4,c/.../I II..:.,..v/.ui+61..e I. • �J e" SD SD (� 1O N EXISTING Al , 12..00' 1 ,6 e✓ / II / •• i ° q I Lr,ERw " ( , { ,�� �1W "� � H 3 FOOT DOOR TYP. l' /::-.,'/ ::v' :2 .3[i! { 12 FDOT GARAGE(TYP.) ;COMPACT 1 150;0. PARKING 79 S.F. ` L 1 Ulm I '8•X15' 1 TRASH/RECYCLE ,; u :...1 f C w $ ( ) BUILDING 1 m O O • °— rISUNITS....1.. ..y{• ....._. _.... ° CV uNi 1 TWO UNITS i °'1 y u :':: 1 A71:2 in I 1 1,725 SF WAREHOUSE ( ' ME C) I 1 1200 SF OFFICE m u p REGULAR 1 1 ITNIRISF UNITS u CD PARKING 1,450 SF WAREHOUSE 2• - Z I 8'-8'X18' 3 1200 SF OFFICE PEDESTRIAN STREET ACCESS / u WATER N I ° (TIP.) 3 F.F. 142.00' u SERVICE In : '- ?—aI .•.'::: U v' 1 I / N x.00 Q1-. Il.�l�S/l.� lTtAff�d)';2?� /�JfhLl/�3'Ir%lP7 1�E/F:.;l... .:.ff'� lk. .:..,4,,,,.. .....,' 9 /i. •I 1 1 1 I 1 c I♦ j / ♦ c c / 1 79 S.F. 30' 20' I gL TRASH/RECYCI.E ... F $ • 8 SD • 8 SD • 6 SD • 6 SD • STD.30'WDE I x.00.. CEMENT D/W .'1 � " !i • S89'40'42"W 453.30` EXISTING F.H.- Ti. 1300 CASE NOISI&CASE NAME'S): -- SDR 98- SITEPLAN 0019 EXHIBIT MAP N KNHS I Warehouse 1 Al= piip Hill, G Y •O t♦�}y� S_ i!i>�♦ CITY of TIGARD Pli•àQ� � � GEOGRAPHIC INFORMATION SYSTEM '� +`�G �� ��, VICINITY MAP a p *o I r... eriv 40 • �� WR SDR 98-0019 lir ilt:,:i3O i ___, •. TA RD I l KNHS I / IBONITA RD \ _____ Warehouse W SUBJE H 1. W SITE Ilph r 12 s cT l 0 m 4$ ' ~ \ \ O D INIm PARK 3T m 7 4 ME a CARDINAL LN .. if- ,___ H Z N• /7) . — .,�`�P� 0 200 400 800 Feet J .O l• 1"=472 feet REDWOOD LN � -__ 1111112 VI --111 INN 7 �- ''(' = • •�■■.■ tiHIHi ? City of Tigard Information on this map is for general location only and . l „' _■,,,,,,,� O 6hould be verified with 13125 SW Hall Services Division. 13125 SW Hall Blvd / Tigard,OR 97223 • IV \ (503)639-4171 iligar \ h http.//www.ci.tigard.or.us 'Community Development Plot date: Dec 31, 1998;C:\magic\MAGICO2.APR DC 9r-en 9 ,rig/ akei ehouse, o-7 l 2S112AC-00400 2S112AC-00800 SOUTHERN PACIFIC TRANSPORTATION BHK PROPERTIES LLC 1700 FARNAM ST 10TH FLOOR SOUTH 14280 SW 72ND AVE EXHIBIT B OMAHA, NE 68102 TIGARD,OR 97224 2 12AC-00801 12AC-00900 TIGA" CIT •F KNH a VEL•- ENT CO 1312 : ALL 26262 S • IDIAN RD ARD,OR • 223 UR•RA,OR 9 e! 112AC-01000 ' 112AC-01100 SOU RN PACIF�I �-RANSPORTATION PA IC RE• - ASSOCIATES 1700 FAR "S-T-10TH FLOOR SOUTH 1535'' SEQUOIA PKWY#300-WMI QMAHNE 681 TLAND, •R 97224 2S112AC-01200 2S112AC-01300 KNHS DEVELOPMENT CO RIVAS ERNEST AND ROSE 26262 S MERIDIAN RD 14905 SW 74TH AVE AURORA,OR 97002 PORTLAND,OR 97224 112AC-01500 2S112AC-01600 PA Fl REALTY CI ■TES SKOURTES JOHN&JACKIE 15350 S QUOIA PKWY#300-WMI 17010 SW WEIR RD �0 LAND,OR 7.224 BEAVERTON,OR 97007 12AC-0160 2S112BD-00100 TIGA•• CI ► OF BOROS STEFAN A&FIVIA 13125 ALL PO BOX 1890 TI =-D,OR • 223 GRESHAM,OR 97030 2S112BD-00200 2S112BD-00300 CASTLEBERRY ALBERT G& MALO ROBERT W VIOLET M 14760 SW 76TH AVE 11720 SW LYNN TIGARD,OR 97224 TIGARD,OR 97223 COMMUNITY NEWSPAPERS, INC. Legal P.O. BOX 370 PHONE(503)684-0360 Notice TT 9338 BEAVERTON, OREGON 97075 Legal Notice Advertising SITE DEVELOPMENT REVIEW[SDR]98-0019 >KNHS WAREHOUSE< Tigard/Planning The Director has approved, subject to conditions, a request for Site •City of ❑ Tearsheet Notice Development Review approval for the placement of an approximately 13125 SU Hall Blvd, ( 26,300 square foot office/warehouse structure. LOCATION:The subject •Tigard ,Oregon 972 2 3 • ❑ Duplicate Affidavit ! site is located west of SW 74th Avenue, approximately 650 feet south of SW Bonita Road; WCTM 2S112AC, Tax Lot 01200. ZONE: I-P; In- dustrial Park with WR;Water Resources Overlay District.The I-P zoning 1 • ccounts Payable • i district allows for combining of light manufacturing, office and com- plementary commercial uses.The Water Resources Overlay district imple- ments the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard AFFIDAVIT OF PUBLICATION Local Wetlands Inventory. Specifically, this chapter allows reasonable STATE OF OREGON, ) economic use of property while establishing clear and objective standards COUNTY OF WASHINGTON, )s s. to: protect significant wetlands and streams; limit development in desig- nated riparian corridors; maintain and enhance water quality; maximize I, Kathy Snyder flood storage capacity;preserve native plant cover;minimize stream bank being first duly sworn, depose and say that I am the Advertising erosion;maintain and enhance fish and wildlife habitats; and conserve Director, or his principal clerk, of theTiga rd-Tua 1 a t i n Times scenic, recreational and educational values of water resource areas. AP- a newspaper of general circulation as defined in ORS 193.010 PLICABLE REVIEW CRITERIA: Community Development Code and 193.020; published at Tigard in the Chapters 18.32, 18.68, 18.84, 18.85, 18.96, 18.100, 18.102, 18.106, aforesaid county and state; that the 18.108, 18.114, 18.116, 18.150 and 18.164. SDP.98-001 9/KT1HS [1arehoiise a printed copy of which is hereto annexed, was published in the -ix =`1 ' I I— I vI entire issue of said newspaper for ONE successive and ,.� �\ -. ..�� consecutive in the following issues: - ' �. '�. y` I,-m_._-.4,0 February 181 1999 ;.;"4.; 17—:,. 4...,., i\ :,.\%,,.-r-,----\..1.„,' f, .ore �' iii 1 Subscribed and sworn to fore me thisl81-h day of F Ahr_uary, 1999 v—,-- _ ( ■ I-r-v--, ____11 I ,.,. Nota duicer_, i for Oregon _ - I/ , t, %,MOW' 1 1 My Commission Expires: -L. 1 1 t \. �� w ''• I AFFIDAVIT u I —� 1 ^ I� 4 I I The adopted finding of facts,decision,and statement of conditions can be L obtained from the Planning Division,Tigard Civic Center, 13125 SW Hall 1 Blvd., Tigard, Oregon 97223. The decision shall be final on March 1, 1999. Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.340 of the Community Development Code, which provides that a written appeal may be filed within ten(10)days after notice is given and sent.The deadline for filing an appeal is 3:30 P.M.,March 1,1999. TT9338-Publish February 18, 1999. J \ I- \ \ \ CITY of TIGARD BONITARD GE?^AADHIC INFORMATION SYSTEM if i NOTIFICATION AREA (250') 251126000100 SDR 98-0019 2S112AC00801 S112AC00800 2S1 2A00040e KN H S 1 \o 76 Warehouse 2S112AC00900 25112E1000200 2S112AC01000 '\\\\,, ",:k1- -7\;.:.:70 SUBJEC ,k SITE �� \; � � . 2S112AC01100 .\\ .„N\NN,c4„r. .., ,k\1/4.,\ ':,,,,,,,ft:,,,,, ,A-atk„ , ,.,:,:., ..,:. - ., , _ 2S112AC01300 2S112BD00300 m N 2S112AC01500 LL 2S112AC01601 25112AC01600 Q L V=472 feet ~ 2 i. Al‘;kCC City of Tigard ■ i \ \ 92% %I I. Development Plot date: Dec 31, 1998;C:\magic\MAGICO2.APR APPLICANT MATERIALS SITE DEVELOPMENT REVIEW , 1 •!'!' APPLICATION '``' 60, ' CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (50 ) 684-7 97 GENERAL INFORMATION PRE-APP. HELD WITH: IM 7R DATE OF PRE-APP.: Li "2 3 4$ Property Address/Location(s): SW 74th Avenue FOR STAFF USE ONLY South of Bonita Road CN1g 67-51/q Tax Map &Tax Lot#(s): 2S1 12AC TL •900/ 1200 Case No.(s): 7 Other Case No.(s): Site Size: 5 . 51 A c r c e 2.6 Acvv S Receipt No.: 3/C` ( _f Application Accepted By - Property Owner/Deed Holder(s)*: KNHS Development Date: /6, - ° 1 , Address: 26262 South Meridianphone: 678-1878 City: Aurora Zip: 97002 Date Determined To Be Complete: Applicant*: KNHS Development Comp Plan/Zone Designation: Address: 26262 South Meridian Phone: 678-1878 City: Aurora Zip: 97002 CIT Area: C-- 1 1 '- ' When the owner and the applicant are different people, the applicant .4/21/97 i:turpinkmasters■sdra.doc must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or st.Ibmit a written authorization with this application. REQUIRED SUBMITTAL ELEMENTS PROPOSAL SUMMARY • Application Elements Submitted: ❑ Application Form The owners of record of the subject property request Site j 1 Development Review approval to allow (please be specific): ❑ Owner's Signature/Written Authorizatio " '`� ❑ Title Transfer Instrument or Deed "I) Site Development Review for the n ❑ Site/Plot Plan placement of --tie- office/warehouse (#of copies based on pre-app check list) structures--on site . ❑ Site/Plot Plan (reduced 8'/7"x 11") r tiled Sensitive La n d e R e v i c w for work to ❑ Applicant's Statement 114e.e t • - . - • • (#of copies based on pre-app check list) / ❑ Construction Cost Estimate C_ • uQem plain . ❑ USA Sewer Use Information Card (Distributed/completed at application submittal) ❑ Filing Fee (Under 5100.000) $ 800.00 (S100,000.5999.999) $1,600.00 (S1 Million 8 Over) $1,780.00 (••S5/510.000) 1 List any VARIANCE. CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as part of this application: �+atill�l.+wn•,r.. �•"sU•Aw�rArrM••T.• oar - • - . • . . - - - - - - - 49,4 AI `` '" R.40.401 . within the 100 ycar floodplain . •• APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • 11 - ••• 1,:•• a. • • :_• 1 • •• • _ - 1 • - =a• lam- 11 /•1 1 . 11 . •.: • 1,. 1 :•• • • 11 ••-. ••1 1 • 1 orooertY. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of girl owner of the subject property. DATED this day of /9/}6-425 • 19 Owner's Signature Owner's Signature Gale Nelson , President KNHS Development Owner's Signature Owner's Signature 2 Aa- �. CITY OF TIGARD Community(Development Shaping)4 BetterCommunity LAND USE PROPOSAL DESCRIPTION 120 DAYS = 4/21/99 FILE NO(S): SITE DEVELOPMENT REVIEW ISDRI 98-0019 FILE TITLE: KNHS WAREHOUSE APPLICANT: KNHS Development OWNER(S): Same Gale Nelson 26262 South Meridian Aurora, OR 97002 (503) 678-1878 REQUEST: Site Development Review approval for the placement of an approximately 26,300 square foot office/warehouse structure. LOCATION: The subject site is located west of SW 74th Avenue, approximately 650 feet south of SW Bonita Road; WCTM 2S112AC, Tax Lot 01200. ZONE: I-P; Industrial Park with WR; Water Resources Overlay District. The I-P zoning district allows for combining of light manufacturing, office and complementary commercial uses. The Water Resources Overlay district implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.68, 18.84, 18.85, 18.96, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.150 and 18.164. CIT AREA: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: DATE COMMENTS DUE: THURSDAY JANUARY 14,1999 _ )( STAFF DECISION DATE OF DECISION: HEARINGS OFFICER DATE OF HEARING: TIME: 1:00 PM PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 PM CITY COUNCIL DATE OF HEARING: TIME: FPM: COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION X VICINITY MAP X LANDSCAPING PLAN X NARRATIVE PLAN ARCHITECTURAL PLAN TRAFFIC IMPACT STUDY —TREE PLAN GRADING PLAN STAFF CONTACT: Mark J. Roberts, Associate Planner (503) 639-4171 Ext. 315 SDR 98-0019 KNHS WAREHOUSE PROPOSAL/REQUEST FOR COMMENTS • October 26, 1998 CITY OF TIGARD OREGON Land Tech Inc. Attention: Dutch Sigmund 8835 SW Canyon Lane, Suite 402 Portland, OR 97225 Re: Notice of Incomplete Submittal/KNHS Warehouse/SDR 98-0019 Dear Dutch: This letter is in response to your request for your recent Site Development Review application. This application has been considered incomplete pending submittal of the following additional information: 1. Provide 20 copies of an existing conditions plan with site features as noted in the Preapplication Conference Notes Checklist. 2. Provide 20 copies of the proposed building elevations. If rooftop or ground mounted equipment is proposed we will also need a mechanical equipment screening plan. 3. Provide 20 copies of the proposed floor plan. As discussed previously the loading space size you have proposed would be sufficient where several tenants would occupy the building but larger semi-truck loading spaces may be necessary if a few tenants would occupy this building. 4. Provide 20 copies of a landscape plan. The current site plan indicates that street trees are to be provided along the SW 74th Avenue frontage but the species type was not indicated. The site plan also does not indicate that parking lot landscaping is to be provided. A minimum of one parking lot tree for each 7 parking spaces is required. 5. Preliminary calculations indicate that as many as 3-4 fire hydrants will need to be provided in different locations around the building. The initial submittal was reviewed briefly with Eric McMullen of the Tualatin Valley Fire District. For ease of access, the Fire District would prefer to have one of the fire hydrants located near one of the driveway entrances on SW 74th Avenue. Additional fire hydrant locations will need to be shown on the site plan. For a more detailed review, it is recommended that you discuss hydrant locations with our Building Division Commercial Plans Examiners Jim Funk or Bob Poskin prior to resubmittal. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 Page 1 of 2 6 Please provide 20 copies of sizing calculations for the proposed water quality facility. 7. For ease of use, we will also need to have the required new plan sheets and any existing plan sheets stapled together in sets. These sets then need to be folded down to an 81/2" x 11" size for distribution with Agency Comments. Please fee free to contact me concerning this information at (503) 639-4171. Sincerely, /1 , • / , Mark Roberts Associate Planner, AICP i:\curpin\mark_r\letters\knhs.doc c: SDR 98-0019 land use file 10/26/98 Dutch Sigmund, Land Tech, Inc. Page 2 of 2 Re: SDR 98-0019 Letter of Incomplete Submittal matitIA CITY OF TIGARD OREGON December 23, 1998 Mr. Gale Nelson KNHS Development 26262 S Meridian Road Aurora, OR 97002 Also Via Fax: 503-678-1233 RE: Notice of Complete Submittal - KNHS Warehouse (SDR) 98-0019 Dear Mr. Nelson: I have reviewed the additional application materials submitted in response to our letter of incompleteness dated 10/26/98. This letter is to inform you that your application for Site Development Review (City file reference: SDR 98-0019) is now considered complete and has been accepted by the Planning Division. If you have any questions concerning this information, please feel free to contact me at (503) 639-4171. Since ely, Mark Roberts Associate Planner i s\c u rp I n\mj r\s d r\s d r98-19.c m p c: SDR 98-0019 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 12/23/98 17:13 $503 6R4 7297 CITY OF TIGARD 0001 .f.d } f 4 i f f Y f f f i'f f f f f f f•f f f$O f f f..f.i. ACTIVITY REPORT :f::f::f: .1..1..t..;..I.... :$:f:is i::}::}::{::}::f:.}. ..}..}..}.. TRANSMISSION OK TX/RX NO. 0916 CONNECTION TEL 6781233 CONNECTION ID START TIME 12/23 17:13 USAGE TIME 00'43 PAGES 1 RESULT OK alliatak CITY OF TIGARD OREGON December 23, 1998 Mr. Gale Nelson KNHS Development 26262 S Meridian Road . Aurora, OR 97002 Also Via Fax: 503-678-1233 RE: Notice of Complete Submittal - KNHS Warehouse (SDR) 98-0019 Dear Mr. Nelson: I have reviewed the additional application materials submitted in response to our letter of incompleteness dated 10/26/98. This letter is to inform you that your application for Site Development Review (City file reference: SDR 98-0019) is now considered complete and has been accepted by the Planning Division. If you have any questions concerning this information, please feel free to contact me at(503) 639-4171. Sincefely, () t1 � J • • go PIRA les.to--asomml• LA 11 1i...11A Oil Paw 1.04.1.1: Igo. . . .. _ _ « •w. £ AA4ttAtt 4Jt * IX ice- TA TO1tY toltat n` 68 Waahfrron cownyr 1.v w t � CALE A. NBLSOI . ,r.r.+..IM�••....._r.•w.. ••. n. ,... •. r.....i..... .r,r.w...n....._.r...r•...n...._.._.........,. .. M...•r.......,..,...r...w..,,.a r,..,,.,,a• .. ��!! , l . canvIva 14 .......- HS...Pg ,0TIP. ...P. ..1XJ....i�n.•.Q1Cq.sol..C.Itts?P 'ti Pl1... .•..•... .a ............ .•. .... ...•.•.:. —.•....... .....,.».................a.. •.orerars, the tollowind r9.1 proper'', air Wits! 1f1 ........NA Ah1,1l$C,an.. t County,Or./an, to-wit: :i PAJ.CEL I : Beginning at the Southwest corner of the North one-half of the Southwest quarter of the Northeast quarter of Section 12 t2 KLW of I1 w.M. , Washington C'tsrtty, Oregon; thence Easterly and arallel with the Korth boundary line of said section, 520 feet; to 4 pottat 25 feet WJest- Qtly from the center of the Oregon Eldctric Company right of Way; thence Northerly and parallel with said right of way 179 feet; thencbe 1• ? 1Westerly and parallel with the North bou.dary of 'aid section oo a point On the Westerly line of that certain tract conveyed to kobin K. Dobson, • tat ux. , by decd recorded Jute 26, 1944 , in Dead Hook 232 , page 93 ; there* Southerly along the Westerly lino of said Dobson tract to the point of beginning. PARCEL It= Lots 19 and 20, Fenno Creek Acres T (ff racts, Washington County, j Oregon . II (K YKt aa,llflle 1!l1+, Iparf 'A'a elXi•►I el+. o.r 1IV1�1a 1+0(1 I � true coruudrraIipn /Or this eldn,rcynr ccr ;Y �...�,4. (litre coMpl with the r.4uirsm•n14, ca ORS D3,010) fi ........,tw}►*x*C....t tun...true...cpnzidaz'.at,tara...ca.ns,i.st.a .e+r ..a .ht;r ve.].ue...oiv.R-n, . ........ ._........ 1 I Darted tlws..2. n. .....clay of....J.411]u,ir,�T............,H,.8.9 r%.Y. .. 11 y IN: I 11UMi1+r Mitt. KV PALO* i 0 TM ROrtA'rT OZ. -er-ii w.._ :,s... ..... „,f _......4,...._..,.................. IFt�tN rttrs tktra OhlifiT+N VIOCAVON ON ANOVEAOic ►w SALE A. N LS I[ l�N1i ATII II 4ULA1tOMi. •t'OAE 144010 Ok Att> % r .icirY. t►+c YCR O,1 AC•UtJ11+1ita Iit TI1�E TO Tkt » ., . ._.,.._.............. ......... I # flhi1p O(t�TPILNt to7 KY AreltOW J 4; OM 1 1 STATE OF Q.RECOtV. County el......�rLachazate.. .....) :s• ....n.•..J.2:113AX,y,._.. .�‘. .. .' 8t... ', r ■ l►atran.lts spOaart;d the abor•Armed .....,.GALE.A....NILSON._...,•. .. ....,. ............_... ... 1 ........... ........sn .dr►ww1, 4+dI6• larriailf14 inilrurP is b..:h.11; POW11NSry •Rt and deal. D�Ior. EMI. ». .f.: 1 . COrncw ',5kA;.). . Notary P ebbs tat Crgor1—My tern/? 1k .aplrof: :',!:..c.G. ...___.,.. ..... ... t •— — j '-_ .'7;,N.+►�IOiUX?'0*Ail DlZ 1 ' S or ORFGOr-, 1 716' k aTna v .' .,.r...., sr.ti'tt of OwLaOti• � tl x1144.,Qr gPP ._.9.7.7.11..1_. . III ar- 1 1Y . ..-� trw+uY N liwa'1ina+an h. i ,.�.wn.a.,1...1« I.Dar+lab •Melon.Ow►A1rre'1*I$,$FW 'l f XA1FlS D VE_LOPM£N�1. r�r��q♦may ;It* Tahoe n ' r� o, 7:1:41Pf v1 t-ph• ,d ,I I i...ticNf•1f•eC7�1JJ►_...w..-..... a►MS +t►1�v• ryvan4pk 0 ∎ak.,coHoly..04 va fllY It t I `12:04. ! ele.>tva 11.5.41.4k. „•.,. ►rw test � �rrY11e1►art 4t � J a t. Pr,t1Qn..... 7.7 1.1......,... .•ac•14•411. v. iir*wtebIONS N►bOOI 4t liea00 0,401.cow All. ,1 II _.. . . . imie,.,...+i'i..• . . Weld M Mason, il�,c$ot d �..« / M.ht /A../WOW. ER, i ..... ----- ..-.-... -...- Milo Cason*/Oak ,j 1, 4 1140•attars ito 0.1+.x..11 q{ /M►.n.M,e. to Abed la pm t.IM ei tn.n ' . o +Air ..... rl ot1......9.?7.4.1 . ..r•.•.+.....•.».r«........ . .,..... .......... Doc : 99017ov� v *wt.�rN4.1,• ' . . . - .. ..... . ,c--.....t.- Rect.: 9!S 3 11. 00 05,03/lQe9 71.2°":1112M ri__ i.„ ‘ J ,, , 0 rr 8835 SW Canyon Lane#402 Portland,OR 97225 PHONE: (503)291-9398 FAX: (503)291-1613 CIVIL ENGINEERING-SUBDIVISION PLANNING&DESIGN-LAND SURVEYING-CONSTRUCTION SURVEYING August 12, 1998 City of Tigard Planning c/o Mark Roberts 13125 SW Hall Blvd. Tigard, OR 97223 RE: Application for Office/Warehouse Structure Dear Mr. Roberts, As you are aware the plans for development of this site have changed since our original submittal. When we first attempted to submit for development review we had proposed two buildings on Tax Lots 900 and 1200. However, since we first attempted to submit this application our development plans have changed. A property line adjustment was submitted and has been approved for Tax Lots 900 and 1200. The casefile number for this property line adjustment is MIS 98-0018. Land Tech, Inc., is currently in the process of getting this property line adjustment recorded. After this action is recorded each lot will be approximately 2.6 Acres in size. Land Tech, Inc., has now chosen to propose one structure on Tax Lot 1200. This structure,the necessary parking, and all utilities have been designed to properly fit this site. All pertinent information should be included with this application. If you have any questions, or require any additional material please contact me at(503) 291-9398. Thank You, Matt Wellner Land Tech, Inc. Division of State Lands egg 775 Summer Street NE Salem,OR 97310-1337 e j John A.Kitzhaber,M.D,Governor (503)378-3805 FAX(503)378-4844 December 15, 1998 TTY(503)378-4615 State Land Board John A.Kitzhaber Governor Rita Mroczek Phil Keisling 3980 SW 170th Avenue Secretary of State Aloha, OR 97007 Jim Hill State Treasurer RE: Wetland Delineation Report for Nelco Site Washington County; T2S,R1W, Section 12 Det.#98-0355 State Permit No.FP 15970 Dear Ms. Mroczek: I have reviewed your report dated May 1998 for the project referenced above. The site includes wetlands identified as G-3 on the City of Tigard Local Wetland Inventory(enclosed). Based on the information presented in your report and a site visit by Bill Parks of our office, I concur with your findings as mapped on Figure 5 (enclosed). These wetlands and waterways are subject to the permit requirements of the State Removal-Fill Law. Federal and local regulations may apply as well. If it is necessary to fill,remove, or alter more than 50 cubic yards of material in a wetland or waterway, a state permit will be required. In evaluating a permit application,our agency will first consider whether there is an analysis of alternatives that avoid or minimize wetland or waterway impacts. Your contact person for a Removal-Fill permit is Bill Parks. Thank you for your report. Sincerely, Joel Shaich Wetlands Technician Enclosures cc: City of Tigard Planning Department Jim Goudzwaard, Corps of Engineers Jan Stuart,Corps of Engineers Bill Parks,DSL Gale Nelson,Nelco,Inc. K:\Wetlands\J oe l\Letters\98-03 5 5.doc ./.s; '✓'_'f.,'„ zitr b.(;rIvo17E .•. •, •\ 'F''•..yam ' "•!hE•hv.'•_ ; ..,�.'Iz€_,_.-•.........,......zi ..rp m•. _ `! \ .�•////•. e1n• — - r. ._ ••t,:=._[ `f.—',nr P Li- . I :In:�M'• Nh7c:.p .p > Cr\ �\•_• .�•. . -•-••'�.. lfl, - �.4_ rte - -..:1 . - 1'_v.n�ir . . 1 - f--._ Y.:4— r-u-• •--K n•w � 'r c 1 1 • -i... • •. •. �% .. b , NR 'aef r�• • ; ."..•:.„.:-.-".^ - --i_:hra . v .p Imo/", a 1 ...1 r. d'^ ' ,: a 3 44 r ; y,rBta .v ;.. ::/... - �1 E 5• _ _.crW '•oiikly711::: -_ _ .... a(AO ,f• ..-_-: •__ __ ' � ...._...,j - : : - f f : ' '-� ) 1=71 _4-7ix � = '�•''� c-' . - - • „d• : :,Q AAC: v - I J�V _ -, •'i - rte'`/ BM rata -:=<-**; FC '`""- Ro 4 (f D ti r h a m /%' c _� ..Myra ,- .{ _ _ •RITA MROCZEK, PWS FIGURE 1. 3980 SW 170TH AVE. USGS QUADRANGLE MAP — PROJECT: SW 74TH AVE. ALOHA, OR 97007 BEAVERTON, OR Prepared for NELCO, INC. QUADRANGLE MAY 1998 N 1 ,..„-N, i �- V I I I Ur i I /- r u r �; W' ends Inventory Unit 11 i� , 1111 , " " � Identified Wetlands , •‘ .i. . . \\ ' Streams • 7:?. \ \ •\ \\ N 3 Public Land Survey ►.� \\ \ 4 3 Section IDs -Go so,� r E-21� �\\� y4. $,,py\ . Resource Unit Boundary r 91.c \F�\. i lie s , `T \P t • Sample Plot Location ;: 7-7■N. > Source: Scientific Resources Inc. and E-25, '� Fishman Environmental Services. Aerial �°C photography from April, 1994 at a `�� \ \ nominal scale of 1" = 400' . 1 III , map 1 Information on this ma is of a ------_ 11 BONITARO , generalized nature. In all cases, actual ---j [ ;l( �� \ field conditions determine wetland I � � �� , _ boundaries . oPublic Land Survey Information: All -5 ; w Public land survey sections depicted on ' I this map survey are within either I ( Lr\.-'-=,:i-''.k,.; T1SR1W or T2SR1W. `\ J G-3 i _ Index Map 7 I , A 40101 , . ti ,— IPIIIP libill.,., f-t.: ,.;5,-.'.._ ...+ -., \., ■mo,MINIM 1 ;~.,. 0. g 1 tat.. � h 0 `r "'tug,': ! \ �,..r �, . =II I +'C:T'. ryl ___L -tad. k ' , ' . I .) 11111, r■' ' j�- :: ' \KABIE W / V II i- . , i r t Plot Date: 09/23/96 Scale 1" = 600 feet 3 LL /96 N SW BONITA ROAD i .; 7' p r " ' _ %RI:+ \ s... .. i ),i FIGURE 5. WETLAND DELINEATION `� SW 74th AVENUE• I., ..ia, f .. -: , ay S 1 :r: 'G "' Allmillir Study Area Boundary • • —! I` s — Wetland Boundary . ' '. ammo Creek N I„ 9a Data Point ins R 1994 Air Photo Scale: 1" = 100' (approx.) v� ' Rita Mroczek,PWS for NELCO, INC. - May 1998 .,1. .fie+Sr.' •,. t rf' • -"-r .�. 0: 4s +:.• 7 � i, ■W .��.. , i �-. .1 y'd-'an y_ '•0 k, "-4'.1 -F .• „fir'. ,.o CREEK ::::i.....4%.-%." •'' 1. ,�-••*. I _, _ 9 o, a r° �;,• Y 'y , � .z BALL CREEK II_,._,...., ,,,, i,.4.--. v,.......„.,., .... --,_ 1 .41 f r• : BA CREEK M..., .... .- - . . .._ . .., . , .... . 4 ................ _ ,. . ... • .. ......:_,.. .._ . .. ...., ..,.,; ., -.,• J 7. 70;•'-r---, .i.....4i7;-:_i -f,-,,.„.:,,,-; ':•,-77-.:- vic-s....,,,ur . . Tr • ]• ��ti S• .rx .. . ! - . , ti •' Via'''"'' ''',t:',,-- %t:: 'l: + t!r ♦ ii _..riii •'i.: NARRATIVE Nom/ ��-��- Cft s ill"n- 1 Of' '1.(c_i Bc 4w0L. -1 '' I i, I „ 4 ,01- ,, 8835 SW Canyon Lane#402 Portland,OR 97225 PHONE: (503)291-9398 FAX: (503)291-1613 CIVIL ENGINEERING-SUBDIVISION PLANNING&DESIGN-LAND SURVEYING-CONSTRUCTION SURVEYING October 12, 1998 NARRATIVE FOR THE CONSTRUCTION OF ONE OFFICE/WAREHOUSE BUILDING Office/Warehouse Space No Addresses Issued 2S1 12AC TL 1200 Applicant Contact: Planning Contact: Nelco, Inc. (Gale Nelson) Land Tech,Inc. (Matt Wellner) 26262 S. Meridian Road 8835 SW Canyon Lance#402 Aurora, OR 97002 Portland, OR 97225 Phone: (503) 678-1878 Phone: (503) 291-9398 Statement of Intent The intent of this submittal is to obtain preliminary permission to construct one office/warehouse building with necessary utilities,parking and drainage facilities on tax lot 1200 of tax map 2S 1 12AC. In order to receive approval for this project the applicant must address issues of interest to only Site Development review. Building Height Provisions The applicant has included a building elevation with this application. This architectural elevation is not exact to what the applicant intends to construct. However,this elevation depicts approximately what the applicant has in mind. With the proposed building the applicant intends - 1 - to construct an eve elevation of approximately 18 feet,with a roof pitch of approximately 110 inches. This structure would be approximately 27 feet high. The applicant will construct this office/warehouse structure to City of Tigard Planning and Building code requirements. The applicant does not wish for the above noted calculations to be requirements of any conditions. Parking and Access The applicant has proposed adequate parking and access for the proposed building site. For this building the applicant has proposed a total of 52 parking spaces. The proposed building size and possible layout requires 39 parking spots. The applicant has included 15 compact spaces and 2 handicapped spaces within the proposed 52. City of Tigard Development Code allows for up to 40 percent of the proposed parking spaces to be compact. The number of compact parking spaces proposed is below the maximum of 40 percent for required spaces. In addition to the 39 required parking spaces the applicant has proposed 13 regular spaces. All of the proposed standard parking spaces and handicapped spaces measure 8', 8"x 18'. The compact parking spaces to the North and South of the proposed building measure 8' x 18'. The compact parking spaces to the East of the proposed building measure 8' x 15'. Along with the proposed handicapped spaces the applicant has provided the necessary 6-foot loading and unloading handicapped area. Bicycle parking has been provided East of the structure. This proposed development would retain access at two points. The first will be a 30-foot wide access point approximately163 feet North of the South lot line of Tax Lot 1200. The second will be a 30-foot wide access point approximately 13 feet North of the South lot line of Tax Lot 1200. Each one of these access points will softly narrow to a minimum of a 24-foot paved surface. The proposed structure will be surrounded by pavement, which will serve as a two-way access, as well as parking. In addition,the building will have pedestrian walkways extending from the ground-floor access to the street. The applicant has satisfied all applicable criteria of this section with this parking and access layout. Walkway Requirements The applicant has shown pedestrian walkways extending from the ground floor entrances to the sidewalks abutting SW 74th Avenue. The applicant will design these pedestrian walkways to City of Tigard Engineering requirements. -2 - Loading Requirements This proposed structure would require one loading space. The applicant has proposed one loading space. This space is located at the northeast corner of the development. The proposed loading space will be designed and constructed to meet City of Tigard Engineering and Building Code requirements. Clear Vision Area The applicant will meet all requirements of this section. Construction plans, which will be approved by City of Tigard Engineering, will address this chapter. Buffering and Screening City planning has stated within the pre-application conference notes that screening will be recommended along the West boundary of the project. The applicant does not show screening along this boundary on the site plan due to the fact that the contiguous property to the West is over 120 feet away from any proposed structure. As well, a great deal of vegetation already exists along the West boundary of the subject site. However, if deemed necessary,the applicant will comply with the recommendation staff makes in conditions. Landscaping Street trees have been shown on the tree plan that is included with this application. An adequate number of street trees along the site's frontage on SW 746 Avenue can be seen on page 2 of the site plan. More trees have been placed throughout and around the proposed parking lot. All of the above noted items can be located on the tree plan that was submitted with this application. Sensitive Lands A Sensitive Lands review is no longer necessary for this application due to the fact that Tax Lot 900 is no longer in the development plans. The City of Tigard Planning Department has approved a property line adjustment, which reduced the lot size of tax lot 1200 and increased the lot size of tax lot 900. There are no longer any proposed plans to work within or around areas deemed as Sensitive Lands. Thus,a Sensitive Lands review is no longer necessary. USA Buffer Standards The applicant has designed the proposed development in accordance with this section. A 50-foot buffer has been shown at all locations that require a buffer. Therefor the proposed development meets all restrictions of this section. - 3 - Impact Study The purpose of this section is to quantify the effect of the development on public facilities and services in the area. The subject site maintains approximately 255 feet of frontage along SW 74th Avenue. SW 74th Avenue currently has 20 feet of right-of-way on both sides of centerline. The designation of SW 74th Avenue requires that of 30 feet of right-of-way on both sides of centerline. Thus, approval of this development should require dedication of 10 feet of right-of- way along the subject site's frontage on SW 74th Avenue. In addition to dedication of right-of- way for SW 74th Avenue,upon approval of this development, a half-street improvement should be required. Street improvements on SW 74th Avenue should include 17 feet of pavement from centerline plus the installation of curb and gutters and storm sewers. As per an earlier conversation with City of Tigard Planning the applicant has come to the conclusion that no requirement to place the overhead utility wires underground will be made due to the fact that the overheard lines are high voltage. Access to the subject site is proposed via two access locations. Access to this building is proposed via two 30-foot wide entrances from SW 74th Avenue. The 30-foot wide entrances gradually become a 24-foot paved surface that surrounds the proposed structure. This paved surface also serves as adequate space for all required parking. The paved surface and parking areas have been designed to meet city engineering standards. The developer will place utility lines beneath the proposed paved surface. In addition,paved/striped pedestrian pathways will extend from the first floor building entrances to SW 74th Avenue. These pedestrian pathways have been designed to meet city engineering standards. The applicant has proposed to connect this structure as well as a proposed fire hydrant to the existing water line located in SW 74th Avenue. The developer will extend this public water to the building as well as the proposed hydrant. Extension of this line will cause little to no impact on the surrounding neighbors. The applicant has proposed to connect the structure to the existing Unified Sewerage Agency trunk line adjacent to the West property line of the subject site. The developer has a hook up credit with the Unified Sewerage Agency and would like to take advantage of that with this project. Extension of this line will cause little to no impact on the surrounding neighbors. A storm drainage plan has been shown on the preliminary plan. The plan includes the construction of one on-site water quality facility connected to a system of catch basins. The runoff from the impervious surfaces as well as the downspouts from the proposed building will drain directly into the catch basins. The catch basins will then drain directly into the water quality facility. This facility will then treat the water as a requirement of the Unified Sewerage Agency. The storm water facility has been designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. This system has been designed to substantially lesson the impact of development on - 4 - the surrounding property owners. There are no proposed open space tracts within this development that may serve as an addition to the city park system. The proposed development is only that of one office/warehouse building. This development would be destroyed with the requirement of a park. This proposed development would not force any impact upon the local park system. Noise impacts of the development on the surrounding community will be held to a minimum. Once construction is complete, noise will not be an issue. During construction of the development noise suppression will be addressed to City of Tigard code standards. Hours of construction will remain between those hours set forth by law. The subject site is zoned Industrial Park(IP). Surrounding zones in the area range from other industrial zones to residential zones. The applicant is aware that screening will probably be required between the subject site and the contiguous residential zones. However,the applicant does not show screening along this boundary on the site plan due to the fact that the contiguous property to the West is over 120 feet away from any proposed structure. The applicant believes that this distance is a more than adequate buffer for this development. This proposed development has been designed to properly accommodate fire protection. The access to this building and the parking areas will allow for proper vehicular turn around. As well, one hydrant has been proposed in order that proper fire service is provided to this structure. Neighborhood Meeting The applicant has included all information pertinent to the neighborhood meeting within this application. Announcements were sent out to all property owners within the required radius of the subject site. The subject property was posted. However, only the developer and the developer's representatives were present at the meeting. 18.32 Procedures For Decision Making: Quasi-Judicial With this application the applicant has satisfied the criteria of this section. Any further material that is required of the applicant will be supplied. The applicant is under the impression that the Site Development Review will be done by Staff. 18.85 Water Resources Overlay District The subject site has only one concern applicable to this code section. This concern is that of the surrounding wetlands. The wetland areas have been surveyed, and their precise location can be seen on the enclosed site plan. No site improvements are proposed within the required 50-feet Unified Sewerage Agency buffer. Therefor, all requirements of this section will be met. - 5 - 18.108 Access,Egress, and Circulation Scaled plans will be submitted to City of Tigard Engineering that show how access, egress, and circulation requirements will be fulfilled. The site plan that has been submitted with this application shows approximately where access points will be located. As well, the site plan shows the width of the proposed access points. Engineered drawings have not been submitted with this application. Further information about these access points can be seen in the above section titled Parking and Access. 18.114 Signs The applicant has not shown a sign on the enclosed site plan. However,the developer will likely place a sign on the site's frontage on SW 74th Avenue. As well, individual businesses will likely place signs on their individual office/warehouse units. The applicant will meet all regulations that the City of Tigard has set concerning sign construction and placement. All necessary work will be done at the time the developer chooses to construct the signs. 18.116 Mixed Solid Waste and Recyclables The applicant has shown waste and recyclable storage areas for this building. The proposed structure will require a storage area of 158 square feet. Two 79 square foot storage areas have been shown on the site plan. The applicant has satisfied the criteria of this section. Any additional criteria set forth by code will be followed. 18.120 Site Development Review With this application the applicant has satisfied the criteria of this section. Any further material that is required of the applicant will be supplied. The applicant is under the impression that review will be done by Staff, and the decision will be made by the Director. 18.150 Tree Removal Plan Requirements A tree plan prepared by a certified arborist has been submitted with this application. This tree plan has accurately determined the location, size and health of each tree on the subject site. On page 2 of the site plan the applicant has shown which trees the developer has chosen to remove. These trees must be removed in order to create proper access and necessary space for a building pad. As per the arborist's evaluation,there are 23 trees on the subject site. The applicant has located 10 trees over 12" in size. The developer has chosen to remove 7 of these trees over 12" in size. The tree plan prepared by the certified arborist accurately shows that all 7 of these trees are unhealthy, and should be removed from this proposed development. These figures show that the - 6 - developer is not liable for any trees over 12" in size due to the fact that the applicant is not proposing to remove any healthy trees. Tigard Municipal Code Section 18.150.025(B)(2d) states: Retainage of 75 percent or greater of existing trees over 12 inches in caliper requires no mitigation. The applicant has not proposed to remove any healthy trees. Thus,the applicant is retaining exactly 100 percent of the existing trees over 12"in size. No mitigation is required. 18.164 Street and Utility Improvement Standards The applicant's preliminary application follows the requirements stated within this chapter. All proposed utilities have been shown on the site plan. The applicant will design and construct all street and utility improvements to City of Tigard Engineering requirements. - 7 - Cost Estimate Worksheet Off Site (Public) #ir a /-(1:1 U D cON ULTIN ENGI EER • ENGINEERING - LAND SURVEYING 414 < g#0.yar Lary, u t 3 Pl c : 292-5825 Fatx: 2 9013 Project Name: Nelson / SW 74th Job#: 9801201 Engineer's Estimate: Preliminary Off Site Date: 10/19/98 Developer: Nelco Type of Development: 1/2 Street Improvement Size: 255 LF Section 1 - Earthwork Item Description Quantity Unit Price Amount 1 Mobilization 1 LS $ 1,000.00 $ 1,000.00 2 Cleaning & Grubbing 1 LS $ 500.00 $ 500.00 3 Topsoil - Stockpile on-site 100 CY $ 8.00 $ 800.00 4 Excavation - Unclass 100 CY $ 3.50 $ 350.00 Subtotal $ 2,650.00 Section 2 - Roadways/Paving On-Site Item Discription Quantity Unit Price Amount 1 AC - Wearing 25 Tons $ 50.00 $ 1,250.00 2 AC - Base 25, Tons $ 50.00 $ 1,250.00 3 Top Rock 20. CY $ 24.00 $ 480.00 4 Base Rock 105_ CY $ 22.00 _ $ 2,310.00 5 Concrete Curb & Gutter 255 LF $ 8.50 $ 2,167.50 6 5" Concrete Sidewalk 142 SY $ 24.00 $ 3,408.00 7 Hydroseeding 100 SY $ 0.50 $ 50.00 Subtotal $ 10,915.50 Total $ 13,565.50 Cost Estimate Worksheet H. I II N :.0 S_:: IZTIN ENGINEER .:.: : <.> ::: CIVIL ENGINEERING- LAND SURVEYING . Gotartx 5lute 402 Ptv 22825 Fa . 1 40 ; Project Name: Nelson /SW 74th Job#: 9801201 Engineer's Estimate: Preliminary/ On-Site Date: 10/20/98 Developer: Nelco Type of Development: Commercial Building Size: 2.6 Section 1 - Earthwork Item Description Quantity Unit Price Amount 1 Mobilization 1 LS $ 2,000.00 $ 2,000.00 2 Topsoil - Remove off-site 1500 CY $ 8.00 $ 12,000.00 3 Excavation - Unclass 1000 CY $ 2.50 $ 2,500.00 4 Embankment - with on-site material 100 CY $ 1.40 $ 140.00 5 Erosion Control Measures 1 LS $ 1,000.00 $ 1,000.00 Subtotal $ 17,640.00 Section 2 -Sanitary Sewer Item Quantity Unit Price Amount 1 6" Sewer Lateral with Rock Back Fill 100 LF $ 20.00 $ 2,000.00 2 6" Cleanout 1 EA $ 425.00 $ 425.00 Subtotal $ 2,425.00 Section 3 -Storm Sewers Item Discription Quantity Unit Price Amount 1 4" Pipe with Rock Back Fill 250 LF $ 18.00 $ 4,500.00 2 8" Pipe with Rock Back Fill 1000 LF $ 24.00 $ 24,000.00 3 Trapped Catch Basin 12 EA $ 500.00 $ 6,000.00 4 8" Cleanout 8 EA $ 425.00 $ 3,400.00 5 8" x 6" Tee 10 EA $ 60.00 $ 600.00 6 Water QualityPond / Facility 1 LS $ 8,000.00 $ 8,000.00 7 12" x 12" Tee 1 EA $ 250.00 $ 250.00 8 Flow Control Manhole 1 EA $ 2,000.00 $ 2,000.00 Subtotal $ 48,750.00 Section 4 -Water Line Item Discription Quantity Unit Price Amount 1 6" D.I.P. Water Line 340 LF $ 21.00 $ 7,140.00 2 Wet Tap to Existing Main 1 EA $ 1,800.00 $ 1,800.00 3 Fire Hydrant Assembly 1 EA $ 1,600.00 $ 1,600.00 4 1 1/2" Service Connection 1 EA $ 400.00 $ 400.00 5 1 1/2" Service Connection 55 LF $ 3.00 $ 165.00 6 1 1/2" Meter Box 1 EA $ 80.00 $ 80.00 7 6" - 90 Degree Bend 1 EA $ 125.00 $ 125.00 8 Check Valve Assemble & Vault 1 EA $ 10,000.00 $ 10,000.00 Subtotal $ 21,310.00 Section 5 - Roadways/Paving Item Discription Quantity Unit Price Amount 1 AC - 3" Thick 750 Ton $ 50.00 $ 37,500.00 2 Top Rock 2" Thick 250 CY $ 24.00 $ 6,000.00 3 Base Rock 8" Thick 1000 CY $ 22.00 $ 22,000.00 4 Concrete Extruded Curb 900 LF $ 3.50 $ 3,150.00 Subtotal $ 68,650.00 TOTAL $ 158,775.00 J1 {I ' i � 1 0 7 T■:' 4 41 8835 SW Canyon Lane#402 Portland,OR 97225 PHONE: (503)291-9398 FAX: (503)291-1613 CIVIL ENGINEERING-SUBDIVISION PLANNING&DESIGN-LAND SURVEYING-CONSTRUCTION SURVEYING OFFICE/WAREHOUSE BUILDINGS- SITE DEVELOPMENT REVIEW/SENSITIVE LANDS REVIEW APPLICATION TABLE OF CONTENTS Letter to Staff and Supporting Information Including: Narrative Vicinity Map Original Grading Plan Arborist's Tree Plan Wetland Delineation Report Neighborhood Meeting Packet EXHIBITS A—Preliminary Plat Page 1 (Front Pocket) B —Preliminary Plat Page 2 (Front Pocket) C—Arborist's Tree Survey (Back Pocket) D—Application Form, Tax Map and 8'/2 x 11 Site Plan (1 Each in First Application Packet) E—First Application Packet Will Include Proof of Ownership and Construction Cost Estimate TWENTY COPIES OF ALL ABOVE INFORMATION HAVE BEEN SUBMITTED TO FULFILL THE REQUIREMENTS MADE FOR SUBMITTAL AT THE TIME OF THE PRE-APPLICATION CONFERENCE. INCLUDED SEPARATE FROM THIS PACKAGE IS A REPORT PREPARED BY A CERTIFIED WETLAND BIOLOGIST. LETTER TO STAFF i VICINITY MAP y,l'e Allegro > a •° 0 c 0 u fhWOO yrV' •Trece *ems pd d� °.° `� > Ti. k co CO N _ A i • a1 ., N 0 m ,5) 1 L SW °mara� a ° a } Eli SW Edgewood St S ro 'NI ■� •tanford's l':esta_urant rn * r. W. SW McDonald St 1 t^� �6, Olive Garden •r Si evil ail Restaurant —.:onita r `� I MAP 251 12AC TL#'s 988/1200 Bonita Rd — ~ Lanatortrtln l - / v — ? a �Bilrrra Rd C . `y S h N �� Reim„ c4 a11r rn ¢ co co ro - fi o v a �7 r. c co !'tom rn a m a -��shf d s ¢ q ro a a 0 3 a S�yomiB — 3 i,i 0 to ' s vile Si 0 SW Bond sr r a J • <75 0.mino's Q I SW Durham R. Pizza III LZ W• hin.f•n 4 0 lb tea' Fos I O U Q a) a > oC' ¢ —w Q 00 • fi Ch fi 1 G, h y C) ,o rosewood St d CO/ J f, Q o Ir ¢ acc „ a 0s x ooh' a Fir,/ cker .iy V 0 mi 0.2 0.4� 0.6 nIc.ososirE=EL Streets Plus OFFICE/WAREHOUSE BUILDINGS KNHS DEVELOPMENT Copyright®1988-1996,Microsoft Corporation and/or its suppliers.All rights re,,vi ved. Page 1 ARBORIST'S TREE PLAN • --'" Tree I )( ) care Ce Z CI Odr Lapdscapes UNLIMITED, UNLIMITED,INC. NLIMITED,INC. ARBORIST REPORT Nature of the Report: Evaluation/Recommendation 1200 Address of the Report: Lots 843-6- and 900 on SW 74th in Tigard Date of the Report: June 29 , 1998 Report Submitted To: Gale Nelson @ Nelco Inc. 26262 S. Meridian Road Aurora, Oregon 97002 This site has a mix of issues. The most important obviously is the creek and wetland concerns. Most of the trees are old and varying degrees of poor condition due to storms, age, ivy, flood and fill covering up the root systems. Many of the trees on the South side . and North side have had substantial amounts of fill dumped and graded on the root systems. Most of these trees are dead or dying. Many of the trees have Ivy choking the foliage of the trees. Numerous dead or dying trees in the creek area could be left as habitat. None of the recent fill material is in or near the wetlands. Alders have relatively short lives and most are in poor condition. 70 of 100 of the following trees are recommended for removal. 1. ' 24" DBH, Ash, top half dead, remove 2 . 12" DBH, Cherry, fill dirt, pushed up half of trunk, remove 3 . 12" DBH, Maple, dead, remove 4 . 12" DBH, Alder, co-dominant at stem, dead, remove 5. 10" DBH, Cedar, decaying trunk, remove 6. 28" DBH, Spruce, typical, ok, keep for habitat 7 . 18" DBH, Cedar, dying top, remove 8 . 6" DBH, Hawthorne, leaning, remove 9 . 6" DBH, Hawthorne, leaning, remove 10. 10" DBH, Hawthorne, leaning, remove 11. 21" DBH, Ash, co-dominant covered with Ivy, weak, remove 12 . 28" & 24" DBH, Ash, co-dominant at stem covered with Ivy, typical, ok 13 . 24" DBH, Alder, covered with Ivy close to creek, decayed, remove 14 . 24" DBH, Willow, top half broken, remove 15 . 24", DBH, Alder, co-dominant 6! off ground in creek, weak crotch, typical, ok 16 . 24" DBH, Alder, covered in Ivy co-dominant, weak crotch, typical, ok 17 . 28" DBH, Ash, rotten trunk, remove Residential and Commercial Spraying• Fertilizing• Pruning• Landscape Installation• Landscape Maintenance•Consultation MEMBER: National Arborist Association• International Society of Arboriculture•Oregon Golf Course Superindents Association •Oregon Landscape Contractors Association •Oregon Association of Nurseryman State Licensed Tree Service#62635• Landscape Contractor#5659•Chemical Application #000231 • Insured P.O. Box 1566• Lake Oswego, OR. 97035•(503) 635-3165•Vancouver(360) 737-2646• FAX (503) 635-1549 18. 32" DBH, Alder, top half of tree is dead, remove 19. 16" DBH, Alder, top half of tree is dead, remove 20. 24" DBH, Alder, dead, remove 21. 12" DBH, Ash, dead, remove 22. 24" DBH, Alder, dead, remove 23 . 10" DBH, Alder, dead, remove 24 . 12" DBH, Alder, dead, remove 25. 6" DBH, Alder, dead, remove 26. 14" DBH, Maple, co-dominant 2 ' off ground, typical, ok 27 . 16" DBH, Maple, typical, ok 28. 12" DBH, Alder, dead, remove 29. 8" DBH, Alder, dead, remove 30. 12" DBH, Alder, dying top leaning, remove 31. 12" DBH, Alder, growing close to dying Alder, remove 32 . 40" DBH, Spruce, co-dominant 5' from ground split trunk/healing, typical, ok 33 . 20" DBH, Alder, leaning in creek, remove 34 . 21" DBH, Alder, leaning in creek, remove 35. 20" DBH, Maple, top of creek bed, remove, 36. 10" DBH, Maple, decayed trunk leaning over creek, remove 37 . 18" DBH, Alder in creek exposed roots, remove 38. 16" DBH, Alder in creek co-dominant stem 5' from ground, remove • 39 . 24" DBH, Maples, co-dominant from base rotten, 1 tree not 2 , remove 40. 36" DBH, Fir, co-dominant from base, 1 tree not 2 , typical, ok 41. 18" DBH, Fir, leaning over creek on edge, remove 42 . 18" DBH, Maple, Prune out Ivy, typical, ok 43 . 32" DBH, Fir, typical, ok 44 . 36" DBH, Fir, typical, ok 45. 14" DBH, Maple, of fill dirt West side of tree, remove 46. 8" DBH, Alder, 12" to 16" of fill dirt on South and West side of tree, remove 47 . 8" DBH, Maple, co-dominant from ground multi truck, remove 48 . 12" DBH, Maple, leaning toward street, remove 49. 12" DBH, Alder, leaning hard towards street, remove 50. 12" DBH, Alder, leaning decay, remo a---- - -' -°-- 51. 12" DBH, Maple, leaning towards street, remove 52 . 8" DBH, Maple, leaning hard towards street fill dirt growing from base of fir, remove 53 . 12" DBH, Maple, growing close to 10" Alder with 12" of fill Southside, removal 54 . 10" DBH, Alder, remove 55. 48" DBH, Fir, 3 ft. of fill suffocating roots, may die, ok 56 . 32" DBH, Fir, dead from fill dirt, remove 57 . 16" DBH, Cherry, Ivy remove 6' fill Southside, remove 58. 12" DBH, Cherry, filled with Ivy most likely to die, remove 59 . 12" DBH, Aader, dead top, remove 60. 8" DBH, Alder, dead, remove 61. 12" DBH, Alder, 3 1/2 " fill dirt most likely will die, remove 62 . 12" DBH, Alder, Ivy 1 1/2" fill dirt, remove 63 . 24" DBH, Alder, Ivy deadwood, typical, ok 64 . 12" DBH, Alder, heavy lean towards wet land (flooded) , remove 65. 20" DBH, Alder, with Ivy top of creek, typical, ok 66. 45" DBH, Alder, Co-dominant from stem dead top, remove 67. 10" DBH, Alder, leans towards wetland area, typical, ok 68. 6" DBH, Alder, typical, ok 69. 8" DBH, Hawthorne, co-dominant 4 ' off ground, typical, ok 70. 58" DBH, Fir, typical, ok 71. 24" DBH, Ash, typical, ok 72. 20" DBH, Alder, consider top soil 8 ' pushed on S. side, typical, ok 73 . 16" DBH, Ash, 30' dead, remove 74 . 18" DBH, Ash, Ivy, remove 75. 14" DBH, Ash, 15' dead, remove 76. 14" DBH, Maple, 6' fill dirt pushed S. side, typical, ok 77 . 18" DBH, Ash, remove 78. 40" DBH, Ash, 6' to 8 ' topsoil on S. side, remove 79 . 12" DBH, Ash, broken top filled with Ivy, remove 80. 16" DBH, Alder, broken top, remove, HAZARD 81. 14" DBH, Ash, 'Co-dominant 25' up Ivy, remove 82 . 8" DBH, Cherry, Ivy, Remove 83 . 16" DBH, Dead Alder, remove 84 . 16" DBH, Alder, remove or leave, Habitat 85. 30" DBH, Ash, Ivy, typical, ok 86. 16" DBH, Ash, Double trunk, typical, ok 87 . 48" DBH, Fir, Ivy deadwood, typical, ok 88. 18" DBH, Willow, rotten decay top half, remove 89 . 18" DBH, Willow, severe lean, remove 90. 12" DBH, Alder, dying, remove 91. 12" DBH, Alder, typical, ok 92 . 12" DBH, Dead tree, remove 93 . 8" DBH, Dead tree, Remove 94 . 8" DBH, Alder, typical, ok 95. 8" DBH, Alder, typical, ok 96. 10" DBH, Alder, top broken, remove 97 . 10" DBH, Alder, rotten trunk decay, remove 98. 10" DBH, Alder, co-dominant one half broken one half rotten, remove' 99 . 10" DBH, Alder, remove 100. 10" DBH, Alder, remove Alder tree Aldrus rubra Pussy Willow - Salix amplifolia Oregon Ash - Fraxinus latifolia Douglas Fir - Pseudotsuga menziezii Hawthorne - Crataegus douglasii Maple -Acer macrophyllum Spruce - Picea engelmanni Cherry - Prunus denissa Western Red Cedar - Thuja plicata • If we can be of further assistance to you, please don't hesitate to call our office, (503) 635-3165. Sincerely, �.� / 4°' Raymond Myer, General Manager Tree Care Unlimited, Inc. Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, License # PN-0160 Oregon Landscape Contractors Lic. # 11604 Oregon Dept. Of Agriculture, Commercial Pesticide Applicators License # 00187 WETLAND DELINEATION REPORT WETLAND DELINEATION REPORT SW 74th AVE.-TIGARD Prepared for: Mr. Gale Nelson Nelco, Inc. 26262 S. Meridian Aurora, OR 97002 May 1998 Rita Mroczek, PWS 3980 SW 170th Ave. Aloha, OR 97007 (503)642-3739 Fax 642-4158 TABLE OF CONTENTS INTRODUCTION 1 SITE DESCRIPTION 1 METHODS AND MATERIALS 1 RESULTS AND DISCUSSION 3 CONCLUSION 5 SUMMARY 6 • FIGURES. 1. USGS Quad Map (Beaverton, Oregon Quadrangle) 2. Soils Map of Washington County, Oregon 3. List of Mapped Soils for Washington County, Oregon 4. NWI Map (Beaverton, Oregon Quadrangle) 5. Aerial Photograph of Delineation Site APPENDIX Request for Delineation/Determination Review Field Data Sheets RITA MROCZEK, PWS SW 74th Avenue-Tigard Nelco, Inc. May 1998 Page 1 INTRODUCTION Mr. Gale Nelson of Nelco, Inc. contracted with Rita Mroczek, Professional Wetland Scientist (PWS), to determine the presence/absence of wetlands on a property located on SW 74th Ave.just south of SW Bonita Road in Tigard, Washington County, Oregon. The site is proposed for development by its owners. Preliminary investigations showed that wetlands were present and that a formal delineation was required. This action is needed to meet the jurisdictional requirements of the US Army Corps of Engineers and the Oregon Division of State Lands. SITE DESCRIPTION The property, which is comprised of Tax Lots 900 and 1200, is approximately 5.51 acres in size. It is located on SW 74th Ave.just south of SW Bonita Road in Tigard, Washington County, Oregon. The legal description locates it in Section 12, T 2S, R 1W. The applicable USGS quadrangle is Beaverton, OR (Figure 1). The site is bounded on the north by industrial development, on the east by SW 74th Avenue and the Burlington Northern and Southern Pacific railroad rights-of-way, on the west by undeveloped property, and on the south by a small hobby farm (Figure 5). Ball Creek flows along SW 74th Ave., having crossed under the road through a culvert, and crosses the site east to west, then drains into an oxbow of Fanno Creek that enters the west side of the property. Areas of fill lie north and south of Ball Creek. There is an abrupt elevation break just south of the riparian area associated with the creek, and a less pronounced elevation break on the north side. Ball Creek's sharply curving channel is steeply incised, with banks up to 8' high in places. Vegetation on the site consists primarily of mixed deciduous trees such as big leaf maple (Acer macrophyllum), red alder(Alnus rubra) and an occasional Douglas-fir (Pseudotsuga menziesii), as well as various grasses and forbs, with extensive invasions of Himalayan blackberry (Rebus discolor) and English ivy (Hedera helix). METHODS AND MATERIALS Prior to engaging in field work, studies are made of available information such as the National Wetland Inventory (NWI) map of the area (See Figure 4). The Beaverton, OR Quadrangle, which indicates palustrine broad-leaf deciduous wetlands associated with the perennial streams onsite, was used for this delineation. Ms. Mroczek uses the Routine Onsite Method as defined in the Corps of Engineers Wetlands Delineation Manual, January 1987. Vegetation is classified according to the National List of Plant Species That Occur in Wetlands: Northwest (Region 9), US 3980 SW 170th Avenue Aloha,OR 97007 (503)642-3739 Fax 642-4158 RITA MROCZEK, PWS 5W 74th Avenue-Tigard Nelco, Inc. May Page 2 Fish and Wildlife Service Biological Report 88, May 1988 and supplement dated December 1993. Wetlands are defined as areas that have a predominance of hydric soils and that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and under normal circumstances do support, a prevalence of hydrophytic vegetation typically adapted for life in saturated soil conditions. Vascular plants are divided into basic groups, commonly known as "wetland indicator status", based upon the frequency of the species' occurrence in wetlands. Dominant plant strata within a 15 foot radius of each data point (soil pit) were identified and percent cover of species within strata was visually estimated. Each species was classified according to moisture tolerance and placed in one of the indicator categories defined in Table 1. Table 1. WETLAND INDICATOR STATUS Plants that almost always Obligate Wetland Plants (OBL) appear in wetlands Estimated probability>99% Facultative Wetland Plants Plants that usually occur in (FACW) wetlands Estimated probability 67-99% Plants that are equally likely to appear in wetlands or Facultative Plants (FAC) nonwetlands Estimated probability 34-66% Facultative Upland Plants Plants that usually occur in (FACU) nonwetlands Estimated probability 67-99% Upland Plants (UPL) Plant species that almost always occur in nonwetlands Estimated probability>99% under normal conditions (From:National List of Plant Species That Occur in Wetlands, Reed 1988) 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 (SCS 1987). These soils usually support hydrophytic vegetation. The Washington County soils maps prepared by the Soil Conservation Service (SCS) were studied for mapping of hydric soils (See Figures 2 and 3). Soil mapped on the site is Wapato silty clay loam, which is hydric. However, field investigations disclosed that Aloha silt loam, a non-hydric soil, is more prevalent. During the field visit, soils were inspected for evidence of hydric soil indicators. Soil moisture content, matrix color and presence of mottles and/or gleying were recorded. Soil value, hue and chroma were determined using the Munsell Soil Color Chart. Soils were examined at twelve data points to verify the published mapping. Pits were dug to verify hydrology. Wetland hydrology is the force that creates wetlands. It was investigated on a site- wide basis as well as at each data point. Hydrologic field indicators including inundation and soggy or saturated soils were noted and drainage patterns were examined for signs of periodic flooding or inundation. Hydric soils, hydrophytic 3980 SW 170,"Avenue Aloha.OR 97007 (503)642-3739 Fax 642-4158 RITA MROCZEK, PWS _,N 74th Avenue-Tigard Nelco, Inc. May —d98 Page 3 vegetation and wetland hydrology are the three criteria which must be met when making a wetland determination. RESULTS AND DISCUSSION On May 1, 1998, Ms. Mroczek and Jack Parcell, Certified Soil Scientist, visited the site. On the day of the field investigations, weather conditions were sunny and warm. No rain had fallen for more than a week. The determinations at each data point are summarized in Table 2. Data Point 1 is located at the north end of the study area just west of SW 74th Ave. Vegetation here is big leaf maple and red alder, with a dense shrub layer of Himalayan blackberry. Soils area Aloha-like, somewhat poorly drained, with a chroma of 2 and mottles of 10YR 5/6. No free water was found in a test pit 40" deep. As the criteria of a wetland are not met, this stop was determined to be an upland area. Data Point 2 is found 125 feet west of Data Point 1. Oregon ash (Fraxinus latifolia) and red alder form the tree layer, with dense Himalayan blackberry and red osier dogwood (Corpus stolonifera) in the shrub layer. Soils are Aloha-like, with a chroma of 2, and no free water was found. Data Point 2 is an upland. Data Point 3 is 100 feet southwest of Data Point 2, in an area vegetated by Himalayan blackberry, large barnyard grass (Echinochloa crusgalli) and a trace of creeping buttercup (Ranunculus repens). Soils are Aloha-like, with a chroma of 2 and no mottling. No free water was found in a 40" test pit. This stop is an upland area. Data Point 4 is located on the south bank of Ball Creek just across from Data Point 2. Madrone (Arbutus menziesii) forms a sparse overstory, with Himalayan blackberry and red osier dogwood in the shrub layer. This area shows extensive invasion by English ivy. Aloha-like soils show a chroma of 2 and mottles of 10YR 5/8, however, the test pit revealed no free water. Data Point 4 is an upland. Data Point 5 is 50 feet southwest of Data Point 4. Reed canary grass (Phalaris arundinacea) is the only vegetation present, and there is a fairly high percentage of bare ground at this location. Soils are Wapato-like, gleyed, with a chroma of 0 and free water at 7" in saturated soil. Data Point 5 is a wetland. Data Point 6, immediately east of Data Point 5, is vegetated by reed canary grass, Himalayan blackberry and English ivy. Wapato-like soils show a chroma of 2 and mottles of 10YR 5/8. The soil contains less clay than is usual with Wapato soils. Saturation was encountered at 16" and free water at 25." This data point is at the edge of the elevation break, and meets the three criteria of a wetland. Data Point 7,just south of Ball Creek near Fanno Creek, has a dense understory of Himalayan blackberry, with some Indian plum (Oemlaria cerasiformis), and red alder 3980 SW 170th Avenue Aloha,OR 97007 (503)642-3739 Fax 642-4158 RITA MROCZEK, PWS 74th Avenue-Tigard Nalco, Inc. May _398 Page 4 in the tree layer. Soils are Aloha-like, with a chroma of 2 and no mottling. No free water was found in a 40" test pit. This stop is an upland area. At Data Point 8, 70 feet south of Fanno Creek in the bottom of a constructed overflow swale, vegetation is comprised of grasses and forbs such as colonial bent grass (Agrostis tenuis), annual bluegrass (Poa annua) and some reed canary grass, white clover (Trifolium repens), curly dock (Rumex crispus), Canada thistle (Cirsium arvense) and dandelion (Taraxacum officinale). Soils are Aloha-like, although possibly up to several feet of native material has been excavated. The surface horizons are more sandy than typical Aloha soils. A chroma of 2 and mottles of 10YR 5/6 were found. No saturation or free water were encountered. Data Point 8 is an upland area. Data Point 9, along the south bank of Fanno Creek 50 feet north of Data Point 8, is vegetated by reed canary grass, with some bare ground. This area is a poorly drained swale, where soils are gleyed and show a chroma of 1 and mottles of 10YR 5/8. Soil was saturated below 12" and free water was found at 19". This stop is a wetland. Data Point 10 is on the south bank of Ball Creek,just 50' from its confluence with Fanno Creek, in an area vegetated by Oregon ash, red osier dogwood and reed canary grass. Wapato-like soils show a chroma of 2 and mottles of 10YR 5/6. Saturation was found at 9" and free water at 27". Data Point 10 is a wetland. Data Point 11 is just west of#10, along the south bank of Ball Creek. Vegetation is comprised of red alder, Himalayan blackberry, red elderberry (Sambucus racemosa), English ivy, curly dock and some reed canary grass. Somewhat poorly drained Aloha- like soils show a chroma of 2. No saturation or free water were found in a test pit 36" deep. This data point is an upland area. Data Point 12 is on the south bank of Ball Creek 60 feet west of Data Point 4. Himalayan blackberry is the dominant vegetation. Soils are Aloha-like, with a chroma of 2 and mottles of 10YR 5/8. No saturation or free water were found in a 40" test pit. This data point is an upland. 3980 SW 170th Avenue Aloha,OR 97007 (503)642-3739 Fax 642-4158 RITA MROCZEK, PWS J 74th Avenue-Tigard Nelco, Inc. Ma) _198 Page 5 Table 2. DATA POINT DETERMINATIONS Vegetation % of dominants Evidence Data ' which are of Wetland Point Soils hydrophytic Hydrology? Determination 1 non-hydric _ <50% no _ upland 2 non-hydric >50% no upland 3 non-hydric <50% no _ -upland 4 non-hydric <50% no upland 5 hydric 100% FACW yes wetland 6 hydric >50% yes wetland 7 non-hydric <50% no upland 8 non-hydric >50% no upland 9 hydric >50% yes wetland 10 hydric 100% yes wetland 11 non-hydric >50% no upland 12 non-hydric 0% no upland Data points and the wetland boundary are identified on the aerial photograph (Figure 5). CONCLUSION After careful review of available reference material and an onsite evaluation of conditions on the property, it was concluded that wetlands exist in three small low pockets. These areas are found south of Ball Creek and Fanno Creek and are vegetated only by herbaceous vegetation, in spite of the area's mapping as forested wetland. The creek banks are up to 8 feet high, too deeply incised to support wetlands along the banks. 3980 SW 170th Avenue Aloha,OR 97007 (503)642-3739 Fax 642-4158 RITA MROCZEK, PWS .J 74th Avenue-Tigard Nelco, Inc. May _./98 Page 6 SUMMARY On May 1, 1998 Rita Mroczek, PWS and Jack Parcel!, Certified Soil Scientist, examined soils, hydrology and vegetation on a Tigard property proposed for development by Nelco, Inc. It was determined that wetlands are present in three small pockets on the south side of Ball Creek and Fanno Creek. These areas are distinguished by standing water, and by lower elevations than the surrounding upland areas. The US Army Corps of Engineers and the Oregon Division of State Lands are the final authority regarding wetlands. This determination is subject to their confirmation. eb-P ' L Rita Mroczek Professional Wetland Scientist, 3980 SW 170th Avenue Aloha.OR 97007 (503)642-3739 Fax 642-4158 ,\* ,\ 4 • •/ 1- — ..:i, \. • ,� 100 I''. .••7 a nA` .• ` 9,, �j;sq bopcwo.. §fi i'\90 "t/C-'i�l �) ': �' /r eh �}Y• ':' • .x..216 ,...� g•. `^ I. \��• (.11L. � : C.NROt•• r 1�_ .f1 *cbJ• ••o • - �..•� I o\, 1 �, •� T. 111 _,— -liar • •• ••''..• r• `'• ww • •• I %''/. - .' .▪•ia••�, __,.•— - --1I v :BoniI.d. ..- 'Th a � �-� ,i.B'�Y�`WM- ipEK 45 k"..-!✓ �i�1 I,,1�"e.. �•.1✓ Il4, •, ),.1". �j��11' ay �! ax .Y:' hits , R.• 1: t L. C .h•o I _ .. z •, • I , •.° �p ,sue` ;, ' ,.�:.v / � ,,*•.. 1.• — QI , - 3 ;%3�;r oi . " ',„ii •f v 'Erb sch - -mii7 •al ti li. I 1 1 ■ y • • ;f:1. I ' . I >---, :.• 3; � ,-•= I v t �~t▪it ■ — - ` ( l .-• `s-i- ;.4' i ' C a�_ • a • • ofa= ,RD •; �^• �. 14 / �" rfiam 1 • 11��. . • . • - "Z`V� ms's I- • Mile 1- r -.� .. l M=1 n :'•� of ° � , ' ; \ i�I'I/ = ' r I' I I 1 •�' • r .. —1.: :r :I U4ATIN I' , _• RITA MROCZEK, PWS FIGURE 1. 3980 SW 170TH AVE. USGS QUADRANGLE MAP — PROJECT: SW 74TH AVE. ALOHA, OR 97007 BEAVERTON, OR Prepared for NELCO, INC. QUADRANGLE MAY 1998 N - ..,_-.4... ■• - I 4,i. "•..1, :/.4 ..iltrir" 1 ._ : ..,.... . ,- - . ..-- ,...14.,.. kl—tr-E--''''-fr'. ' • 4/ -.T. 15rolk!----. ,... . ,,,,,,r,....., . ... 10.r f 4., {.44,.. 1,4.r • //,...., 4 s. .. .' ''.\ ■... l'eA., ...a „..,...- 4, r.,i■.,- . -.1,4 --- "...r20-:---. 4k ...„.......„„ Iv, ....:0,.. .a7a,, , . . -...T.:1,...4a0, _ , kr, : 6..,.... • (k, „. 4.44>, 0 ;:.''''......41....) JP••• !IA',0 - '''' . %N 41.1pr ' 'LI.•.„.N.,,,p,...c, IjoitAr '•tilk l• 4 2,-1-- , . 410' 0-,-4.•isintivvr,'1'k.. 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"."::-'1,....-k.. .ii•-..,,,' ,1 t'''Sts -:: $ t..e - .• -SO •-- : • 1,1*•••4r-,,:....;.-;',--,----=.-P".--;:z. ; ” 1!.-X;7-,....f'," 0:r. . :......,;4.... `...:-.:k 4 - " '.1"-:. ''' •,' 7D4 4-1/* 1r f tillit - - - - - ',.7 .„1 ,„„L•." . ::...1 ,.„,,,, -,-,,,,,,,.---...7.- ..-„"'...,:',V. PA,,,c .'.-,..... ' ..i -. 6. " • . - • .„ 1.....V,.*:,, .1.,fir- 9 , 1,.....t,--- 4.-• ,...os ,,, , RITA MROCZEK, PWS FIGURE 2. PROJECT. SW 74 "AVE SOILS MAP FOR 3980 SW 170TH AVE. ALOHA, OR 97007 WASHINGTON COUNTY, OR Prepared for NELCO, INC MAY 1998 N SOIL LEGEND Arabic numerals in the symbols indicate the map units.The capital letters A.B.C.D.E,F,or G following the numeral or numerals indicate the slope class.Some symbols without slope class letters are for nearly level soils. SYMBOL NAME SYMBOL NAME 1 Aloha silt loam 27 Labish mucky clay 2 Amity silt loam 28B Laurelwood silt loam,3 to 7 percent slopes 3E Astoria silt loam.5 to 30 percent slopes 28C Laurelwood silt loam,7 to 12 percent slopes 31 Astoria silt loam,30 to 60 percent slopes 28D Laurelwood silt loam,12 to 20 percent slopes 286 Laurelwood silt loam,20 to 30 percent slopes 4B Bnedwell silt loam,0 to 7 percent slopes 29E Laurelwood silt loam,3 to 30 percent slopes' 5B Bnedwell stony silt loam.0 to 7 percent slopes 29F Laurelwood silt loam,30 to 60 percent slopes 5C Bnedwell stony silt loam,7 to 12 percent slopes 5D Bnedwell stony silt loam,12 to 20 percent slopes 30 McBee silty clay loam 31B Melbourne silty clay loam.2 to 7 percent slopes 6B Carlton sat loam.0 to 7 percent slopes 31C Melbourne silty clay loam.7 to 12 percent slopes 6C Carlton silt loam.7 to 12 percent slopes 31D Melbourne silty clay loam,12 to 20 percent slopes 7B Cascade silt loam.3 to 7 percent slopes 31E Melbourne silty clay loam.20 to 30 percent slopes 7C Cascade silt loam.7 to 12 percent slopes 3I F Melbourne silty clay loam,30 to 60 percent slopes 7D Cascade silt loam,12 to 20 percent slopes 32C Melby silt loam,3 to 12 percent slopes 7E Cascade silt loam,20 to 30 percent slopes 32D Melby silt loam.12 to 20 percent slopes 7F Cascade silt loam,30 to 60 percent slopes 32E Melby silt loam.20 to 30 percent slopes 8C Chehalem silty clay loam,3 to 12 percent slopes 33E Melby silt loam.2 to 30 percent slopes' 9 Chehalis silty clay loam,occasional overflow 33F Melby silt loam.30 to 60 percent slopes 10 Chehalis silt loam,occasional overflow 33G Melby silt loam,60 to 90 percent slopes 11B Cornelius and Kenton silt loans,2 to 7 percent slopes 11C Cornelius and Kenton silt lams,7 to 12 percent slopes 34C Olyic silt loam.5 to 12 percent slopes 11D Cornelius and Kenton silt lams,12 to 20 percent slopes 34D Olyic silt lam,12 to 20 percent slopes 11E Cornelius and Kenton silt lams.20 to 30 percent slopes 34E Olyic silt loam.20 to 30 percent slopes 11F Cornelius and Kenton silt lams,30 to 60 percent slopes 35E Olyic silt loam.5 to 30 percent slopes' , 12A Cornelius Variant silt loam.0 to 3 percent slopes 35F Olyic silt loam,30 to 60 percent slopes 128 Cornelius Variant silt loam,3 to 7 percent slopes 35G Olyic silt loam,60 to 90 percent slopes 12C Cornelius Variant silt loam,7 to 12 percent slopes 13 Cove silty clay loam 36C Pervina silty clay loam.7 to 12 percent slopes 14 Cove clay 36D Pervina silty clay loam,12 to 20 percent slopes 36E Pervina silty clay loam,20 to 30 percent slopes 15 Dayton silt loam . 36F Pervina silty clay loam,30 to 60 percent slopes 16C Detena silt loam.3 to 12 percent slopes 37A Quatama loam,0 to 3 percent slopes 175 Goble silt loam.2 to 7 percent slopes 376 Quatama lam.3 to 7 percent slopes 17C Goble silt loam.7 to 12 percent slopes 37C Quatama loam,7 to 12 percent slopes 17D Goble silt lam. 12 to 20 percent slopes 370 Quatama loam.12 to 20 percent slopes 17E Goble silt loam.20 to 30 percent slopes 186 Goble sill loam.2 to 30 percent slopes' 388 Saum silt loam.2 to 7 percent slopes 18F Goble silt loam,30 to 60 percent slopes 38C Saum silt loam.7 to 12 percent slopes 380 Saum silt lam.12 to 20 percent slopes 19B Helvetia silt loam.2 to 7 percent slopes 38E Saum silt loam.20 to 30 percent slopes 19C Helvetia silt loam.7 to 12 percent slopes 38F Saum silt loam.30 to 60 percent slopes 19D Helvetia silt loam, 12 to 20 percent slopes 19E Helvetia silt loam.20 to 30 percent slopes 39E Tolke silt loam.5 to 30 percent slopes 20E Hembre silt loam.3 to 30 percent slopes 39F Tolke silt loam,30 to 60 percent slopes 201 Hembre silt loam,30 tc 60 percent slopes 200 Hembre silt loam.60 to 90 percent slopes 40 Udifluvents.nearly level 21A Hillsboro loam.0 to 3 percent slopes 41 Urban Land 216 Hillsboro loam,3 to 7 percent slopes 21C Hillsboro loam.7 to 12 percent slopes 42 Verboort silty clay loam 21D Hillsboro loam,12 to 20 percent slopes 22 Huberly silt loam 43 Wapato silty clay loam 44A Willamette silt loam,0 to 3 percent slopes 238 Jory silty clay loam.2 to 7 percent slopes 448 Willamette silt lam,3 to 7 percent slopes 23C Jory silty clay loam,7 to 12 percent slopes 44C Willamette silt lam,7 to 12 percent slopes 23D Jory silty clay loam. 12 to 20 percent slopes 44D Willamette silt lam,12 to 20 percent slopes 23E Jory silty clay loam,20 to 30 percent slopes 45A Woodburn silt loam,0 to 3 percent slopes 23F Jory silty clay loam,30 to 60 percent slopes 45B Woodburn silt loam,3 to 7 percent slopes 45C Woodburn silt loam,7 to 12 percent slopes 24G Kllchis•Klickitat complex,60 to 90 percent slopes 45D Woodburn silt lam,12 to 20 percent slopes 25E Klickitat stony lam,3 to 30 percent slopes 25F Klickitat stony loam,30 to 60 percent slopes 46F Xerochrepts and Haploxerolls,very steep 25G Klickitat stony lam,60 to 90 percent slopes 47D Xerochrepts.Rock outcrop complex 26 Knappa silt loam 'Broadly defined unit RITA MROCZEK, PWS FIGURE 3. 3980 SW 170TH AVE. SOILS LEGEND FOR PROJECT: SW 74TH AVE. ALOHA, OR 97007 WASHINGTON COUNTY, OR Prepared for: NELCO, INC. MAY 1998 N I.1 mr.4.,h / roi.oly /I, • . 'f • ' - * .. . I pey / pi mi, Pr (iry • ■ v 4 - PyWK/h / . k . ' , h MI Y \'. - lk-1 • ' \. 01 ' .81/ 1 , ,, c i N'tvq, ) / logNity--- • f 14(HY PhWKi, () - -,,,.... 4,... /r , . 111.4)IY,1 . C 1/4, / P , I k.. hil , ) ( SITE J \ Pi 0)1Y . IV VI(IlY cr' a Povvz P powk g,, 0 ///: . EMIY- ' POWK2.)., C-) >of t.../, l. D R3OW1.—.4. 1/ ,..• i. S. 'POW■s<z)¼ p 11 );ZS7 , 1 Pl/ / Pr--orr . 1 .. t . Ppor V ,- 41-, ...- '' Proli . Pcmc.....,zx Oth/Vklit(*.r N.....'..-4... ... i , i , Pp101 P9WKLx - H : ) ..,, _-- Pt:mr \-i , / 7,7---. R2 Wl Pt/)IY \ 4 t) c JP 1 _ . :. . (1101w , „„,, • •,. ,,,.. ..,_ RITA MROCZEK, PWS FIGURE 4. PROJECT: SW 74TH AVE. 3980 SW 170TH AVE. NATIONAL WETLAND ALOHA, OR 97007 INVENTORY MAP - Prepared for: NELCO, INC. BEAVERTON, OR QUADRANGLE MAY 1998 N -_-_.,.• . ____, ‘-.-..,.„s-- 4.1.: . -,__ ___.--- ---— -W BONITA ROAD , ..,, ._ ..._. -• -t ....." - -41■.- • -4 1. , . 4 _ , , 7 . ,10 . , Mil .,...,. ,, - .4 i a.-.4.. , ,_ . ..._ „.... . , T.i..,., . , ., .... .,. __ . . , ,...„. . ., r . . ..... , ), . *N.. - T • - ,`, 9411P , fa 111 4111 • . • •s ' . ' tab it 4 FIGURE 5, WETLAND DELINEATION SW 74th AVENUE 1 . 1 J • • ' t • '' if ' AM111.11r Study Area Boundary -. . to -.,:' .a". • /Os' • ---4 i --. . • ,k : 4 ., -- 401 t wi■ Wetland Boundary • --,, _ - .. , .N.".: .. =or Creek O 4 f■ • 1 L N 4 - ,- _ 1. - 4t- - N 1 ---. ,i) Data Point 4ic it 1994 Air Photo Scale: 1" = 100' (approx.) , -- __ ._--_. , . _ ,_, tli ,,e Rita Mroczek, PWS for NELCO, INC. •• • .„.• , May 1998 .-. - --.,-- - .-.. ' '''' 4 1 -• - '... ' t 1 . '•',■Mil.,„".....!:.-4..._ z ti.„-;',1 I f-"''.'.. ....."".'.'"..-".-.''-•,.. \,. , .- aii-.... • ..,. . :,,.,,, , _. _ •,....., t . . „...• : . , ... 11. '-et• ,,., 2,.- --,-+-..-...41- - • .,..-- •:,t. ,._ -. -. •_. ..E-- _ - - - .. ... . . f.• ' • ., —— '40-- - .,- -....„2,-_,.....,-...-- _ •, -t, . .. . .. ..4.....r: .•-3.N. •N',... ;..- -. : - •. ; 7'. -A. • ...AS .. . : '',•, 4,i4t--k"- - "— - ..•''- ' a.. .--_.iiii . _-,-.7„-:* _. : •..... „ . - - ' '-'^ - it-' - .- - - ',.`•-•`.cr , . , .. , . 1:-.'-'• ‘ ., .., , - , -• V= ...„vi:.. ' ,..____ ...., -.4 vg 4- 4 -.= <,. - 4.. : . .: .;, - ,6. -._ -.,..= --A. - .. ik IV 1.- -:v • . - - .. )0 , : - . --- :tsi.0- - ---- . , . '1.. mr. _,..m,_,..- . I'l'r • - - k,,t 4-1 '. .... • , -1 p4 i. .__,rk, Ai, s --k . )1. .,,. - -, ..... ,.--•;4..- . i ' • - .... '.&i,..e. '-'-_-.-•,---i.A--,-, •-- eL, .4 ',4,..- -- x .. -.. _4" -.., - - • :4 - , •• ' -..::: ',.„- ....; :.... 01p. I .._, , , • • w! _I. 4f. -4 ..,',_i....2t7-1:-`.'._vi.,,2s s' 7 kitik ■ " -44 :: •■•.:ir„4 . _ ------ •• • • 401' '' 4_ . -, - . -..''''=- - WA,, .',...-4`. ,-: .. - . , '- =.-. -ILWali -‘1. ':-':::: 4, .• ' k.,•-• c 1074" t.• '.- _ A...iik .,...r .- ' - . -. ., .. ,,.; ..,...., _ ti.:1 -. -=-. 1' -.. ---:,-.- . -•.-, ...`, t. Iv, r- 9.,3,.. 'li, 0,. to, ft, -t..''.'.'-'.4 '' tt. ..2,- .: "'ilk.:'• '-'41-...,,,-.". ...11i, - .'' .4,,Iiiik: 3...,.., ,...,, _, -.. • is... , IF .44 ,. - - -_:.- -.•,...4•RF.-. -I t-.,,• v 4' 440,5 CREE 1 0•'.•„-..V-nr___, . '-'.1:1 ..-J-- .i 0 -' 0 „ , 'I0.,..0!:,`'.,„.-,.','..,--... .' -,, --,1.-,_- .••''-..'..--g-.3..,”.'.,. -:,•• ito ...... . ,.,, --.'4. 1 , , . 11 , it "I''.".. . A.., lt---- '''_144.,. 10.. 4144 1.... -• , , . ..- --1“.... • .. 1 . '-.-!•%.:1..%, .-:'_ ..4,..,....1 ..A10. trill le..... , - 7 A •'-..."34 .- IA -,4 AL *'14 ..4 • .• I- :'-•,_,- ---Wij.Apt ',_, .-*. - ,,-.- - ,..- -i'-, . . _- . . _. A,..L1. CREEK -- . -,,,_"-;)••- ..1 ,... ..„ slitiP r- • 4761:: "-4 NW-%r'-4,7 1 , ..-. .:".--, _.r.,4; ;.-...," ",r--. .• '14,.iv.i,-,.- -; _-,,„- ,_. if- .,'•.' 7 41: - ,,„' • ;:.I "--# ''..- - ;' •.1 •1 V. _1 7 i. .-e• 4 1 • ''''-' -,z,..,....,,--- -- .‘ r,t• ' "c•--•‘-.* - • Is r • - 1;.:-... .1.. -- -.-..;■,',,,.-, " -',. ,-.--.... - '''..1.--- % -',.. . . . --a • '''' : - - I c — •- 1 1 i'-'-''' - IN i . '11 --:_ .-:" - - .:- .-.''•it, t - . • -. _,.=t. - , .--:,_.''-7 . . --'. -.,-F_-_-.i g--*'.•_.'„,-,11_.r t--.- A'l.i-i i'r-r't--.,'.,;i._t':,'"---'-•---.-*-• .• ' e:- +I f _ .-".1‘,o.--0"._;0,,I.;..---.'.-.,__,e.,,-,;,--,.. ':4•&'-';.e'a7.-r_l3,--.*_!-.'.f-i.r„.-■•-.1' r 1.; ...i.,.- „ APPENDIX REQUEST FOR WETLAND DELINEATION/DETERMINATION REVIEW Oregon Division of State Lands Attn:Wetlands Program Manager 775 Summer Street NE Salem, OR 97310 (503)378-3805 Applicant Name&Address: Business Phone: (503) 678-1878 Nelco, Inc. Home Phone: 26262 S. Meridian FAX#: (503) 678-1233 Aurora, OR 97002 Co-Applicant: Consultant/Contractor: Business Phone: (503) 642-3739 Authorized Agent: Rita N. Mroczek, PWS Home Phone: Name and Address: 3980 SW 170 'Ave. Aloha, OR 97007 PROJECT LOCATION Project Name: SW 74`"Ave. site Latitude 45*25' Longitude 122*45' Proposed use: Commercial development Tax Map# Tax Lot# 1S112AC - - 900, 1200 Project Street Address or other descriptive Township: Range: Section: location: SW 74`"south of Bonita 2S 1W 12 City or Town: Tigard Waterway River mile: County: Washington Ball Creek, Fanno Creek unknown WETLAND DELINEATION INFORMATION Wetland Consultant Name and Address: Business Phone: (503) 642-3739 Rita N. Mroczek Home Phone: 3980 SW 170"'Ave. FAX#: (503) 642-4158 Aloha, OR 97007 Certified as a Professional Wetland Scientist Date of Delineation Wetland Present? Total Site Acreage: Date of Field Work: Report: May 1998 Y N 5.51 acres May 1, 1998 Total Wetland Acreage: < %acre OTHER INFORMATION Is applicant land owner/lessee?Y USDA program participant?N Is any of the property Agricultural Land?N Has a NRCS Form 026 been completed?N Is site within Urban Growth Boundary?Y Is site on Local Wetland Inventory?N Has a previous delineation/application been made for property?N If Yes, Corps of Engineers# NWI Quad Name: Beaverton, OR Site Zoning: Commercial Division of State Lands# For Office Use Only Status: Project Mgr. Wetland Mgr. Date Delineation Received: / / Corps# DSL# Date Delineation Approved: / / Related Case Number(s): FIELD DATA SHEET WETLAND DELINEATION ROUTINE ONSITE DETERMINATION METHOD FIELD INVESTIGATOR(S):Rita Mroczek,Jack Parcell DATE: May 1, 1998 PROJECT/SITE: SW 74th Ave. STATE: OR COUNTY: Washington APPLICANT/OWNER: Gale Nelson/Nelco, Inc. PLANT COMMUNITY#/NAME: 1 Note: If a more detailed site description is necessary, use the back of the data form or a field notebook. Do normal environmental conditions exist at the plant community? YES NO Has the vegetation, soils and/or hydrology been significantly disturbed? YES NO (If yes, explain on back) VEGETATION Dominant Species % Dominant Species % TREE STRATUS Status Cover HERB STRATUS Status Cover 1. Acer macrophyllum FACU 50 1. 2.Alnus rubra FAC 50 2. 3. 3. 4. 4. SAPLING/SHRUB STRATUS 5. - 1. Rubus discolor FACU 100 6. 2. 7. 3. 4. 5. Percentage of dominant species that are OBL, FACW and/or FAC: <50% Other Notable Species: Is the hydrophytic vegetation criterion met? YES NO SOILS Soil Type: Aloha-like Subgroup: Aquic Xerochrepts Is the soil on the hydric soils list? YES NO Is the soil a Histosol? YES NO Histic Epipedon present? YES NO Is the soil: Mottled? YES NO Gleyed? YES NO Matrix Color: 10YR 4/2 @ 9-24" Mottle Color: 10YR 5/6 Other hydric soil indicators: Is the hydric soil criterion met? YES NO Rationale: Only somewhat poorly drained, no free water found. HYDROLOGY Field Data Depth of Inundation: Depth to Saturation: none Depth to free water: none found Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): Inundated Oxidized root channels Saturated in upper 12" Water-stained leaves Water marks Local soil survey data Drift lines FAC-neutral test Sediment deposits Other: Drainage patterns Criteria met? YES NO JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? YES NO Rationale for jurisdictional decision: The three criteria of a wetland are not met. RITA N. MROCZEK, PWS 3980 SW 170TH AVE. ALOHA,OR 97007 (503)642-3739 fax 642-4158 -- -- — — — — — — Soils Form - 1 Soil Type AFQN,Q LIKE I Date 5 / �1! Q g _ 1 1 l Stop No. Classification AGaU�G Xt,k'G►�,-l2cFis Location _ N. Veg. (or crop) 7 4 ( t A/V N 0 Parent material Ai.td✓iyM Drainage Depth to Water Table rd0Nc Slope 70 Moisture 0-404 vEa y mO∎c r Permeability r4ac1UTt.Ly sto,� Is Soil Hydric? NC I Why? Additional Notes r Color Horizon Depth D M(oist) Con- Special p ( y) M( ) Texture Mottles sistence Roots Features .6 7 0)die j/1 ✓E4• 0- 4 04(k S `• NC�E s! cr 4` r M �iaA/iS N 64�w/V cas•� I..',Astir, 4) JQrR 412 DARK (4-1MM641 ,L'YR Vir 9-24. M G?AYISu 604a4 ti I ce,,!MON (Cie Sid 24--:0 M ++ 30-4 $ f0YQ S/s L.(5ay 14/11V j' ,o ye s,, M 644)eisw aRAJ4 D M D M D M' Notes: 1 By: eattilLOJ FIELD DATA SHEET WETLAND DELINEATION ROUTINE ONSITE DETERMINATION METHOD FIELD INVESTIGATOR(S):Rita Mroczek,Jack Parcell DATE: May 1, 1998 PROJECT/SITE: SW 74th Ave. STATE: OR COUNTY: Washington APPLICANT/OWNER: Gale Nelson/Nelco, Inc. PLANT COMMUNITY#/NAME: 2 Note: If a more detailed site description is necessary, use the back of the data form or a field notebook. Do normal environmental conditions exist at the plant community? YES NO Has the vegetation, soils and/or hydrology been significantly disturbed? YES NO (If yes, explain on back) VEGETATION Dominant Species % Dominant Species TREE STRATUS Status Cover HERB STRATUS Status Cover 1. Fraxinus latifolia FACW 40 1. 2.Alnus rubra FAC 40 2. 3. 3. 4. 4. SAPLING/SHRUB STRATUS 5. 1. Rubus discolor FACU 100 6. 2. Corylus cornuta FACU •. 20 7. 3. 4. 5. Percentage of dominant species that are OBL, FACW and/or FAC: >50% Other Notable Species: Is the hydrophytic vegetation criterion met? YES NO SOILS Soil Type: Aloha-like Subgroup: Aquic Xerochrepts Is the soil on the hydric soils list? YES NO Is the soil a Histosol? YES NO Histic Epipedon present? YES NO Is the soil: Mottled? YES NO Gleyed? YES NO Matrix Color: 10YR 4/2 @ 9-24" Mottle Color: none pronounced Other hydric soil indicators: Is the hydric soil criterion met? YES NO Rationale: Only somewhat poorly drained, no free water found, no pronounced mottling. HYDROLOGY Field Data Depth of Inundation: Depth to Saturation: none Depth to free water: none found Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): Inundated Oxidized root channels Saturated in upper 12" Water-stained leaves Water marks Local soil survey data Drift lines FAC-neutral test Sediment deposits Other: Drainage patterns Criteria met? YES NO JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? YES NO Rationale for jurisdictional decision: The three criteria of a wetland are not met. RITA N. MROCZEK, PWS 3980 SW 170TH AVE. ALOHA,OR 97007 (503)642-3739 fax 642-4158 Soils Form - 1 Soil Type ALOHA e.114E Date 5/Vg g Stop No. Classification Ada�4 ye4644kVITS Location 7y. F44/Ye N. Veg. (or crop) Parent material AitaV aM Drainage SDM�.w,r4; POL1R(.Y DRA,,,E+7 Depth to Water Table NCNt Slope 0 (° Moisture pip dr 0- Ole'S-7- 12--35' Permeabi 1 ity Ne00Q4•U)' S�o� Is Soil Hydric? N C Why? Additional Notes Color Con- Special Horizon Depth D(ry) M(oist) Texture Mottles sistence Roots Features b 10Y2 3/2 rE&y s,..T ;�,.�, NC�yb STk;tr 0-g M 414.2ie 6,t4 yIg,' &coati i-o4$1 $ I OYQ1 &W SYA.; 'C/Q 5/f 3-16 M DAgr 6414/'sw 84C4::Al 8 ti1bN'l riNE ,OY? 54. 16-25 M g )(beg S/1 i-�� +1 t4,510 'Ow? SAC 2S--35 M 6ply D M D M D M' Notes: By: di kiQax l FIELD DATA SHEET WETLAND DELINEATION ROUTINE ONSITE DETERMINATION METHOD FIELD INVESTIGATOR(S):Rita Mroczek,Jack Parcel) DATE: May 1, 1998 PROJECT/SITE: SW 74th Ave. STATE:OR COUNTY: Washington APPLICANT/OWNER: Gale Nelson/Nelco, Inc. PLANT COMMUNITY#/NAME: 3 Note: If a more detailed site description is necessary, use the back of the data form or a field notebook. Do normal environmental conditions exist at the plant community? YES NO Has the vegetation, soils and/or hydrology been significantly disturbed? YES NO Of yes, explain on back) VEGETATION Dominant Species % Dominant Species % TREE STRATUS Status Cover HERB STRATUS Status Cover 1. 1. Echinochloa crusgalli FACW 10 2 2. Ranunculus repens FACW T 3. 3. 4. 4. SAPLING/SHRUB STRATUS 5. 1. Rubus discolor FACU 50 6. 2. 7. 3. 4. 5. Percentage of dominant species that are OBL, FACW and/or FAC: <50% Other Notable Species: Is the hydrophytic vegetation criterion met? YES NO SOILS Soil Type:Aloha-like Subgroup: Aquic Xerochrepts Is the soil on the hydric soils list? YES NO Is the soil a Histosol? YES NO Histic Epipedon present? YES NO Is the soil: Mottled? YES NO Gleyed? YES NO Matrix Color: 10YR 4/2 @ 8-16" Mottle Color: none Other hydric soil indicators: Is the hydric soil criterion met? YES NO Rationale: Only somewhat poorly drained, no free water found, no mottling. HYDROLOGY Field Data Depth of Inundation: Depth to Saturation: none Depth to free water: none found Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): Inundated Oxidized root channels Saturated in upper 12" Water-stained leaves Water marks Local soil survey data Drift lines FAC-neutral test Sediment deposits Other: Drainage patterns Criteria met? YES NO JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? YES NO Rationale for jurisdictional decision: The three criteria of a wetland are not met. RITA N. MROCZEK, PWS 3980 SW 170TH AVE. ALOHA,OR 97007 (503)642-3739 fax 642-4158 — _— — — —— -- Soils Form - 1 Soil Type Ad.4440 Litz Date .-/i/Q S Stop No. 3 - Class ifi cat ionAQ(II4 x&P046JRa)rs Location r4 x.4N4a N. Veg. (or crop) Parent material Drainage fowl w 44 pe6a1Y Depth to Water Table ,ycNE Slope eqo Moisture YEQy „„ ©-_aiC�•• Permeabi 1 ity t WO& 4Ta, 544,:, Is Soil Hydric? NC Why? Additional Notes Color Con- Special Horizon Depth D(ry) M(oist) Texture Mottles sistence Roots Features /Did 3/1 6/4rY ,�i' NONE $Eu.tr�y 0-e M 0.41r e oi•ru bei.AJN 2.0614 stk <V fr.. AfASs/G i1N4 µ/1 $-Ib MDot 6eA✓:SN ,646x4 :01,4 FEW iC✓rl S/+� 14-27 M 6Q4Y?sy 64C 'J if 2.5-Y 511 m4N, )00/1 Sir X1-440 M 44„.41, D M D M D M' Notes: By: trkJ 6: .Q) FIELD DATA SHEET WETLAND DELINEATION ROUTINE ONSITE DETERMINATION METHOD FIELD INVESTIGATOR(S):Rita Mroczek,Jack Parcell DATE: May 1, 1998 PROJECT/SITE: SW 74th Ave. STATE: OR COUNTY: Washington APPLICANT/OWNER: Gale Nelson/Nelco, Inc. PLANT COMMUNITY#/NAME: 4 Note: If a more detailed site description is necessary, use the back of the data form or a field notebook. Do normal environmental conditions exist at the plant community? YES NO Has the vegetation, soils and/or hydrology been significantly disturbed? YES NO (If yes, explain on back) VEGETATION Dominant Species % Dominant Species TREE STRATUS Status Cover HERB STRATUS Status Cover 1.Arbutus menziesii n.l. 20 1. Hedera helix n.l. 35 2. 2. 3. 3. 4. 4. SAPLING/SHRUB STRATUS 5. - 1. Rubus discolor FACU 40 6. 2. Corn us stolonifera FACW 20 7. 3. 4. 5. Percentage of dominant species that are OBL, FACW and/or FAC: <50% Other Notable Species: Is the hydrophytic vegetation criterion met? YES NO SOILS Soil Type:Aloha-like Subgroup: Aquic Xerochrepts Is the soil on the hydric soils list? YES NO Is the soil a Histosol? YES NO Histic Epipedon present? YES NO Is the soil: Mottled? YES NO Gleyed? YES NO Matrix Color: 10YR 5/2 @ 20-26" Mottle Color: 10YR 5/8 Other hydric soil indicators: Is the hydric soil criterion met? YES NO Rationale: Only somewhat poorly drained, chroma of 2, no free water found. HYDROLOGY Field Data Depth of Inundation: Depth to Saturation: none Depth to free water: none found Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): Inundated Oxidized root channels Saturated in upper 12" Water-stained leaves Water marks Local soil survey data Drift lines FAC-neutral test Sediment deposits Other: Drainage patterns Criteria met'? YES NO JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? YES NO Rationale for jurisdictional decision: The three criteria of a wetland are not met. RITA N.MROCZEK, PWS 3980 SW 170TH AVE. ALOHA,OR 97007 (503)642-3739 fax 642-4158 Soils Form - 1 e .._ - Soil Type Acc►ud LIKE Date S•J/f41? Stop No. Classification 64 tJ)6. wz acN&FOzs Location 74.,tiv ` f Avid N. Veg. (or crop) Parent material Acluviuey Drainage SoyEw447 poc,QZy Depth to Water Table NONE Slope O pp Moisture 1404- 0_..,0 ow>, M� 1.0-S6 Permeability 1,,40.6444r4b, BEGIN , Is Soil Hydric? N e Why? Additional Notes Color Con- Special Horizon Depth D(ry) M(oist) Texture Mottles sistence Roots Features $ 101'2 .2.. S,tr NONE 54.4.4rer 3s�.-° 2,0 M D44 644/iS N 8kburl; y Pi t s s4 $ /Cre? 511 M4 NV 2.0--24 M 644/aS/1 644L; 0✓Q Sil M4%rr ,Die Sir '-3 M (,My m4.-vv 44,0y Ator 4414'41'14; D 11 D M D M D _ M Notes: By: te,d0 FIELD DATA SHEET WETLAND DELINEATION ROUTINE ONSITE DETERMINATION METHOD FIELD INVESTIGATOR(S):Rita Mroczek,Jack Parcell DATE: May 1, 1998 PROJECT/SITE: SW 74th Ave. STATE:OR COUNTY: Washington APPLICANT/OWNER: Gale Nelson/Nelco, Inc. PLANT COMMUNITY#/NAME: 5 Note: if a more detailed site description is necessary, use the back of the data form or a field notebook. Do normal environmental conditions exist at the plant community? YES NO Has the vegetation, soils and/or hydrology been significantly disturbed? YES NO (If yes, explain on back) VEGETATION Dominant Species % Dominant Species TREE STRATUS Status Cover HERB STRATUS Status Cover 1. 1. Phalaris arundinacea FACW 50 2. 2. 3. 3. 4. 4. SAPLING/SHRUB STRATUS 5. 1. 6. 2. 7. 3. 4. Some bare ground at this stop. 5. Percentage of dominant species that are OBL, FACW and/or FAC: 100% Other Notable Species: Is the hydrophytic vegetation criterion met? YES NO SOILS Soil Type: Wapato-like Subgroup: Haplaquolls Is the soil on the hydric soils list? YES NO Is the soil a Histosol? YES NO Histic Epipedon present? YES NO Is the soil: Mottled? YES NO Gleyed? YES NO Matrix Color: N 5/0 @ 16-28" Mottle Color: none Other hydric soil indicators: Is the hydric soil criterion met? YES NO Rationale: Chroma of 0, free water at 7". HYDROLOGY Field Data Depth of Inundation: Depth to Saturation: at surface Depth to free water: 7" Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): Inundated Oxidized root channels X Saturated in upper 12" Water-stained leaves Water marks Local soil survey data Drift lines FAC-neutral test Sediment deposits Other: Drainage patterns Criteria met? YES NO JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? YES NO Rationale for jurisdictional decision: The three criteria of a wetland are met. RITA N. MROCZEK, PWS 3980 SW 170TH AVE. ALOHA,OR 97007 (503)642-3739 fax 642-4158 - -- Soils Form 1 Soil Type WdpArO 1_4(6 Date S/Ide4g Stop No. 5 Classification NApol 'uoLzs Location -� t, rdNNO N. Veg. (or crop) Parent material 41441v,aM Drainage pooke/ Depth to Water Table f . FQLE jN�f.E 4 AY 740,10 Slope 022 Moisture S'ATurtA%ED 0-7'' Permeability MOatgdr / scc6:; Is Soil Hydric? rES Why? LC•J cNQcasA t 14141 iV47.4e %ABLE Additional Notes Color Con- Special Horizon Depth D(ry) M(oist) Texture Mottles sistence Roots Features ,er 2.45-y e)/i 5'zry M At ,0 Y? SAY f,T'c r/ 0-16 M QA2i( GOol .�+ e N 5"/C NC 14-2i M GQ,4i 41 566 5/1 28-3S4 M G•24gAJ is'd (y4Ar sit 1 D M D M J Notes: By:V id QdiJt FIELD DATA SHEET WETLAND DELINEATION ROUTINE ONSITE DETERMINATION METHOD FIELD INVESTIGATOR(S):Rita Mroczek, Jack Parcell DATE: May 1, 1998 PROJECT/SITE: SW 74th Ave. STATE: OR COUNTY: Washington APPLICANT/OWNER: Gale Nelson/Nelco, Inc. PLANT COMMUNITY#/NAME: 6 Note: if a more detailed site description is necessary, use the back of the data form or a field notebook. Do normal environmental conditions exist at the plant community? YES NO Has the vegetation, soils and/or hydrology been significantly disturbed? YES NO (If yes, explain on back) VEGETATION Dominant Species % Dominant Species TREE STRATUS Status Cover HERB STRATUS Status Cover 1. 1. Phalaris arundinacea FACW 20 2. 2. Hedera helix n.l. 30 3. 3. 4. 4. SAPLING/SHRUB STRATUS 5. 1. Rubus discolor FACU 40 6. 2. 7. 3. 4. 5. Percentage of dominant species that are OBL, FACW and/or FAC: >50% Other Notable Species: Is the hydrophytic vegetation criterion met? YES NO SOILS Soil Type: Wapato-like Subgroup: Haplaquolls Is the soil on the hydric soils list? YES NO Is the soil a Histosol? YES NO Histic Epipedon present? YES NO Is the soil: Mottled? YES NO Gleyed? YES NO Matrix Color: 2.5Y 3/2 @ 9-19" Mottle Color: 10YR 5/8 Other hydric soil indicators: Is the hydric soil criterion met? YES NO Rationale: Poorly drained, mottled, wet throughout profile. Note: Less clay than is typical of Wapato soils. HYDROLOGY Field Data Depth of Inundation: Depth to Saturation: 16" Depth to free water: 25" Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): Inundated X Oxidized root channels Saturated in upper 12" X Water-stained leaves Water marks Local soil survey data Drift lines FAC-neutral test Sediment deposits Other: Drainage patterns Criteria met? YES NO JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? YES NO Rationale for jurisdictional decision: The three criteria of a wetland are met. RITA N. MROCZEK, PWS 3980 SW 170TH AVE. ALOHA,OR 97007 (503)642-3739 fax 642-4158 Soils Form - 1 Soil Type jNAPAYO kE Date 5/,/11 Stop No. • 6 Classif icat ion )445/744 4410444 Location 74 ., ( r•4, JJO N. Veg. (or crop) Parent material ALcu✓ru,ii Drainage pOCr1L. Depth to Water Table FQEE iv,trex AT 25--, 04 3"/i Slope Q Jc Moisture y 0• Ncis 0_,d- 5.4, IE—<S- Permeabi l ity tai+, Afgly 5•440-0 is Soil Hydric? ti ES Why? hi4N 0./e76€ 1-48z4- 4.1 1-o.;; 449:4A44 f MOUE/ Additional Notes ass (. At' ,N TaZ ,pQ0&'1.E 7-44N :yPit4t 14.40470 SD,4s, Color Con- Special Horizon Depth D(ry) M(oist) Texture Mottles sistence Roots Features .4 i0S ( 311 ✓L v 5a-1 NC-it: SL 14: x►c D M D4('( 6441 i'1 N 64c.;;�u )-004 s ry > 5:•. Pl45rr4 .8' 2 5 y 3/2 V Zy (A AMC,ly ,C VS' 4-+4 MO4Rr &44y,s4 DQcwv .8' j.Sr 5/i M & A, M4fy ic',a 6,4 ie--3itt M ti Y D M • D -- M Notes: By: i. .k../ ait) FIELD DATA SHEET WETLAND DELINEATION ROUTINE ONSITE DETERMINATION METHOD FIELD INVESTIGATOR(S):Rita Mroczek, Jack Parcell DATE: May 1, 1998 PROJECT/SITE: SW 74th Ave. STATE:OR COUNTY: Washington APPLICANT/OWNER: Gale Nelson/Nelco, Inc. PLANT COMMUNITY#/NAME: 7 Note: If a more detailed site description is necessary, use the back of the data form or a field notebook. Do normal environmental conditions exist at the plant community? YES NO Has the vegetation, soils and/or hydrology been significantly disturbed? YES NO (If yes, explain on back) VEGETATION Dominant Species % Dominant Species % TREE STRATUS Status Cover HERB STRATUS Status Cover 1.Alnus rubra FAC 20 1. 2. 2. 3. 3. 4. 4. SAPLING/SHRUB STRATUS 5. 1. Rubus discolor FACU 90 6. 2. Oemlaria cerasiformis FACU, 15 7. 3. 4. 5. Percentage of dominant species that are OBL, FACW and/or FAC: <50% Other Notable Species: Is the hydrophytic vegetation criterion met? YES NO SOILS Soil Type: Aloha-like Subgroup: Aquic Xerochrepts Is the soil on the hydric soils list? YES NO Is the soil a Histosol? YES NO Histic Epipedon present? YES NO Is the soil: Mottled? YES NO Gleyed? YES NO Matrix Color: 10YR 4/2 @ 8-18" Mottle Color: none Other hydric soil indicators: Is the hydric soil criterion met? YES NO Rationale: Only somewhat poorly drained, no free water found, no mottling. HYDROLOGY Field Data Depth of Inundation: Depth to Saturation: none Depth to free water: none found Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): Inundated Oxidized root channels Saturated in upper 12" Water-stained leaves Water marks Local soil survey data Drift lines FAC-neutral test Sediment deposits Other: Drainage patterns Criteria met? YES NO JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? YES NO Rationale for jurisdictional decision: The three criteria of a wetland are not met. RITA N. MROCZEK, PWS 3980 SW 170TH AVE. ALOHA,OR 97007 (503)642-3739 fax 642-4158 Soils Form - 1 Soil Type AWcw4 Date 5/Vqs. Stop No. 7 Classification q��, Location 74L.. # tQNA+e N. Veg. (or crop) Parent material A�4.uv�uy Drainage SQfrtz.4Ndr 0.0044„,1 Depth to Water Table NG'Nk .Slope 07n Moisture yE„tY /46,s7 Q-4©° Permeability MpbLa 7-Z4.y sue, Is Soil Hydric? N a Why? Additional Notes Color Con- Special Horizon Depth D(ry) M(oist) Texture Mottles sistence Roots Features ;fJ 3/2 VF4`r' SI.lo rU 1JCNt s scar O M Odt4' &t4,1 +V 641C.JN 1A4M Sc.P r74 s-`e M porK 624/;tr/ s/Z ,0%,l sit 18'-26 M 4I A/1% 6.W'' .f' fA i y Zs" M D M D M D -- M Notes: By: dui-)a�Xil) FIELD DATA SHEET WETLAND DELINEATION ROUTINE ONSITE DETERMINATION METHOD FIELD INVESTIGATOR(S):Rita Mroczek,Jack Parcel) DATE: May 1, 1998 PROJECT/SITE: SW 74th Ave. STATE:OR COUNTY: Washington APPLICANT/OWNER: Gale Nelson/Nelco, Inc. PLANT COMMUNITY#/NAME: 8 Note: if a more detailed site description is necessary, use the back of the data form or a field notebook. Do normal environmental conditions exist at the plant community? YES NO Has the vegetation, soils and/or hydrology been significantly disturbed? YES NO Of yes, explain on back)In the overflow channel of Fanno Creek. Possible that several feet of material has been excavated. VEGETATION Dominant Species % Dominant Species % TREE STRATUS Status Cover HERB STRATUS Status Cover 1. 1.Agrostis tenuis FAC 20 2. 2. Trifolium repens FAC 20 3- 3. Poa annua FAC 20 4. 4. Rumex crispus FAC+ 10 SAPLING/SHRUB STRATUS 5. Cirsium arvense FACU+ 10 1. 6. Taraxacum officinale FACU 5 2. 7. Phalaris arundinacea FACW T 3. 4. 5. Percentage of dominant species that are OBL, FACW and/or FAC: >50% Other Notable Species: Is the hydrophytic vegetation criterion met? YES NO SOILS Soil Type: Aloha-like (excavated) Subgroup: Aquic Xerochrepts Is the soil on the hydric soils list? YES NO Is the soil a Histosol? YES NO Histic Epipedon present? YES NO Is the soil: Mottled? YES NO Gleyed? YES NO Matrix Color: 10YR 4/2 @ 9-32" Mottle Color: 10YR 5/6 Other hydric soil indicators: Is the hydric soil criterion met? YES NO Rationale: Chroma of 2, only moderately poorly drained. NOTE: The surface horizons are sandy, not typical of the Aloha soils. HYDROLOGY Field Data Depth of Inundation: Depth to Saturation: none Depth to free water: none found Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): Inundated Oxidized root channels Saturated in upper 12" Water-stained leaves Water marks Local soil survey data Drift lines FAC-neutral test Sediment deposits Other: Drainage patterns Criteria met? YES NO JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? YES NO Rationale for jurisdictional decision: The three criteria of a wetland are not met. RITA N. MROCZEK, PWS 3980 SW 170TH AVE. ALOHA,OR 97007 (503)642-3739 fax 642-4158 Soils Form - 1 Soil Type Aycom LrKE — - [ ate Stop No. et Classification A k, )(UAL:4REOrs Location 74./C, FdNNO N. Veg. (or crop) Parent material ALcui/'nNf Drainage SOMt .yar poogD Depth to Water Table NONE Slope f 7e Moisture mops O_ Ai' VET, MW•s* 14-•40° Permeabi I ity moD0Zarztje SiA4.1 Is Soil Hyd^ic? NO j Why? Additional Notes TNIt srrO W4r IN A OVEeFEdim Ca4NNE1, Or rANNO GQEEK, PD "%etv SEVM44, %E'Er pg MA7E4IAL 441 9EEN 47d(CAv4TED I • TAE nigzAta Naar ZUidt ME S4N41yy WIJ,C IS NOr 7411o'G4L 0A. THE A40144 S0,44, Color Con- Special Horizon Depth D(ry) Moist) Texture Mottles sistence Roots Features+ .Pl ,OVR U✓1 tT44r.Xip p.661, 'c S/ ""in r °-49 M Nat' 614/1o1 M kery Lour S4.7D t Se+�9V tope«. tioN OiK'rig. GOMmc. .DYQ s14 l 4`32. M $ 1 s'iL7 60.1"4 P4.jyr idvg S&s Ms�Y 32'40 M 4.11011 s/i sr'gAv f s•, PzArrr t D M j D M D M D _ M Notes: By: [k/' Galati) FIELD DATA SHEET WETLAND DELINEATION ROUTINE ONSITE DETERMINATION METHOD FIELD INVESTIGATOR(S):Rita Mroczek,Jack Parcell DATE: May 1, 1998 PROJECT/SITE: SW 74th Ave. STATE: OR COUNTY: Washington APPLICANT/OWNER: Gale Nelson/Nelco, Inc. PLANT COMMUNITY#/NAME: 9 Note: If a more detailed site description is necessary, use the back of the data form or a field notebook. Do normal environmental conditions exist at the plant community? YES NO Has the vegetation, soils and/or hydrology been significantly disturbed? YES NO (If yes, explain on back) VEGETATION Dominant Species % Dominant Species TREE STRATUS Status Cover HERB STRATUS Status Cover 1. 1. Phalaris arundinacea FACW 30 2. 2. 3. 3. 4. 4. SAPLING/SHRUB STRATUS 5. - 1. 6. 2. 7. 3. Some bare ground at this stop. 4. 5. Percentage of dominant species that are OBL, FACW and/or FAC: >50% Other Notable Species: Is the hydrophytic vegetation criterion met? YES NO SOILS Soil Type: poorly drained swale Subgroup: Is the soil on the hydric soils list? YES NO Is the soil a Histosol? YES NO Histic Epipedon present? YES NO Is the soil: Mottled? YES NO Gleyed? YES NO Matrix Color: 10BG 4/1 @ 17-19" Mottle Color: 10YR 5/8 Other hydric soil indicators: Is the hydric soil criterion met? YES NO Rationale: Shallow water table, mottling, gleyed and low chroma. HYDROLOGY Field Data Depth of Inundation: Depth to Saturation: 12" Depth to free water: 19" Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): Inundated X Oxidized root channels Saturated in upper 12" X Water-stained leaves Water marks Local soil survey data Drift lines FAC-neutral test Sediment deposits Other: Drainage patterns Criteria met? YES NO JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? YES NO Rationale for jurisdictional decision: The three criteria of a wetland are met. RITA N. MROCZEK, PWS 3980 SW 170TH AVE. ALOHA,OR 97007 (503)642-3739 fax 642-4158 Soils Form - 1 --- -- - 4 Soil Type pothet,r pti,NED Su1Ai.E Date 5� /4Y Stop No. • q Classif icat ion — Location 74 !k, s F4NNO N. Veg. (or crop) Parent material ALLiitl,UM Drainage p40+2Ly Depth to Water Table rieEE i/4 Ar /q' 04 Slope 0?o Moisture v44r 1NC,ts- 0-'i ' (471 /z-- " Permeability (040E44rE Is Soil Hydric? YES Why? N,G,41 V4r-4 7441E j MOrri.ES tco1 GI.I( AMA Additional Notes Color Con- Special Horizon Depth D(ry) Moist) Texture Mottles sistence Roots Features D JO B G y/j s tnd:rr 0Y11 5-/F Nc.: - s.� i:o rcc.. c Sr•c.� i 0- i7 M.4a( 64F.1.4 G4A/ s Aiv tC. *: rua R�•V�a0i:�6 iT-•,r M S�r�v .cw.� 4 D 604.144 ( C.‘166147t. 19T M D M D M D M D M' Notes: ay: &JO gait/ J FIELD DATA SHEET WETLAND DELINEATION ROUTINE ONSITE DETERMINATION METHOD FIELD INVESTIGATOR(S):Rita Mroczek, Jack Parcell DATE: May 1, 1998 PROJECT/SITE: SW 74th Ave. STATE: OR COUNTY: Washington APPLICANT/OWNER: Gale Nelson/Nelco, Inc. PLANT COMMUNITY#/NAME: 10 Note: If a more detailed site description is necessary, use the back of the data form or a field notebook. Do normal environmental conditions exist at the plant community? YES NO Has the vegetation, soils and/or hydrology been significantly disturbed? YES NO Of yes, explain on back) VEGETATION Dominant Species % Dominant Species TREE STRATUS Status Cover HERB STRATUS Status Cover 1. Fraxinus latifolia FACW 15 1. Phalaris arundinacea FACW 20 2. 2. 3. 3. 4. 4. - SAPLING/SHRUB STRATUS 5. 1. Corn us stolonifera FACW 60 6. 2. 7. 3. 4. 5. Percentage of dominant species that are OBL, FACW and/or FAC: 100% Other Notable Species: Is the hydrophytic vegetation criterion met? YES NO SOILS Soil Type: Wapato-like Subgroup: Haplaquolls Is the soil on the hydric soils list? YES NO Is the soil a Histosol? YES NO Histic Epipedon present? YES NO Is the soil: Mottled? YES NO Gleyed? YES NO Matrix Color: 2.5Y 4/2 @2-14" Mottle Color: 10YR 5/6 Other hydric soil indicators: Is the hydric soil criterion met? YES NO Rationale: Poorly drained, low chroma, mottling. HYDROLOGY Field Data Depth of Inundation: Depth to Saturation: 9" Depth to free water: 27" Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): Inundated Oxidized root channels X Saturated in upper 12" Water-stained leaves Water marks Local soil survey data Drift lines FAC-neutral test Sediment deposits Other: Drainage patterns Criteria met? YES NO JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? YES NO Rationale for jurisdictional decision: The three criteria of a wetland are met. RITA N. MROCZEK, PWS 3980 SW 170TH AVE. ALOHA,OR 97007 (503)642-3739 fax 642-4158 --- — — Soils Form - 1 Soil Type WAG4r0 LUZ& Dates/ /q Stop No. !c Classification Location 7 :,b , NO N. Veg. (or crop) Parent material Aacuv,uM Drainage PDL LY Depth to Water Table ma ►v47Eq AT 27' 0y 3"// Slope 0 Moisture V& y :Jasr O-4" $47, q.-27'' Permeability pick SiQArs1y Is Soil Hydric? r'ES Why? Lc..) r.. r�4 Pa.., i'y 4rZ12 74624 f MCmcCs Additional Notes • Color Con- Scecial Horizon Depth D(ry) M(oist) Texture Mottles sistence Roots Features .8` 066 5'1/ s r•�Kr 0-z M 6e u4.•:s w 60w ,.,.c.; cNE Ayes s.G try D 2_Sf 4/2 mAAY 'CY4 5/4 2- MMeV 64,1115 AA. J /0-.26 D MAny aO✓e Sid' 1 M 2h-34 M 2.3-/ 51 1 D M D M f Notes: By:44(lOAx JJ) FIELD DATA SHEET WETLAND DELINEATION ROUTINE ONSITE DETERMINATION METHOD FIELD INVESTIGATOR(S):Rita Mroczek, Jack Parcell DATE: May 1, 1998 PROJECT/SITE: SW 74th Ave. STATE:OR COUNTY: Washington APPLICANT/OWNER: Gale Nelson/Nelco, Inc. PLANT COMMUNITY#/NAME: 11 Note: if a more detailed site description is necessary, use the back of the data form or a field notebook. Do normal environmental conditions exist at the plant community? YES NO Has the vegetation, soils and/or hydrology been significantly disturbed? YES NO (If yes, explain on back) VEGETATION Dominant Species % Dominant Species TREE STRATUS Status Cover HERB STRATUS Status Cover 1.Alnus rubra FAC 10 1. Hedera helix n.l. 20 2. 2. Rumex crispus FAC+ 15 3. 3. Phalaris arundinacea FACW 10 4. 4. SAPLING/SHRUB STRATUS 5. 1. Rubus discolor FACU 40 6. 2. Sambucus racemosa FACU , T 7. 3. 4. 5. Percentage of dominant species that are OBL, FACW and/or FAC: >50% Other Notable Species: Is the hydrophytic vegetation criterion met? YES NO SOILS Soil Type: Aloha-like Subgroup: Aquic Xerochrepts Is the soil on the hydric soils list? YES NO Is the soil a Histosol? YES NO Histic Epipedon present? YES NO Is the soil: Mottled? YES NO Gleyed? YES NO Matrix Color: 2.5Y 4/2 @ 14-25" Mottle Color: none pronounced Other hydric soil indicators: Is the hydric soil criterion met? YES NO Rationale: Only somewhat poorly drained, chroma of 2, no pronounced mottles.. HYDROLOGY Field Data Depth of Inundation: Depth to Saturation: none Depth to free water: none found Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): Inundated Oxidized root channels Saturated in upper 12" Water-stained leaves Water marks Local soil survey data Drift lines FAC-neutral test Sediment deposits Other: Drainage patterns Criteria met? YES NO JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? YES NO Rationale for jurisdictional decision: The three criteria of a wetland are not met. RITA N. MROCZEK, PWS 3980 SW 170TH AVE. ALOHA,OR 97007 (503)642-3739 fax 642-4158 Soils Form - 1 oil Type ALOHA Date S-4/4g Stop No. f; Classification AQu,4 xe„vcciatArs Location 74.dv FEE NN O N. Veg. (or crop) Parent material Aciu✓iuo Drainage soma r�RAr pormax Depth to Water Table NCrJF Slope (J ( Moisture ybkv Aloisr Permeabi 1 ity M00&QA:E4, S..o..1 Is Soil Hydric? NC Why? Additional Notes Color Con- Speci_' Horizon Depth D(ry) M(oist) Texture Mottles sistence Roots Feat.:resl .8' 2.Sy ILA $,.7 NONE s6,G 4TLY 0-/LF M 0AAk 644 ./sN egcu;Al 1-0A•1 s7,'1- c' s'.,pusr'�4 C,0 0;404 FA,NT f�l-1.y5 M 2-5� ! , 'd GOI ND A; Z2.5-Y .5-4.5-4 25+--36 M • D M I D M D M D — M• Notes: 8 y:datk.J Qd?CQ.tQL) FIELD DATA SHEET WETLAND DELINEATION ROUTINE ONSITE DETERMINATION METHOD FIELD INVESTIGATOR(S):Rita Mroczek,Jack Parcell DATE: May 1, 1998 PROJECT/SITE: SW 74th Ave. STATE: OR COUNTY: Washington APPLICANT/OWNER: Gale Nelson/Nelco, Inc. PLANT COMMUNITY#/NAME: 12 Note: If a more detailed site description is necessary, use the back of the data form or a field notebook. Do normal environmental conditions exist at the plant community? YES NO Has the vegetation, soils and/or hydrology been significantly disturbed? YES NO (If yes, explain on back) VEGETATION Dominant Species % Dominant Species TREE STRATUS Status Cover HERB STRATUS Status Cover 1. 1. 2. 2. 3. 3. 4. 4. SAPLING/SHRUB STRATUS 5. - 1. Rubus discolor FACU 80 6. 2. 7. 3. • 4. 5. Percentage of dominant species that are OBL, FACW and/or FAC: 0% Other Notable Species: Is the hydrophytic vegetation criterion met? YES NO SOILS Soil Type:Aloha-like Subgroup: Aquic Xerochrepts Is the soil on the hydric soils list? YES NO Is the soil a Histosol? YES NO Histic Epipedon present? YES NO Is the soil: Mottled? YES NO Gleyed? YES NO Matrix Color: 10YR 5/2 @ 16-32" Mottle Color: 10YR 5/8 Other hydric soil indicators: Is the hydric soil criterion met? YES NO Rationale: Chroma of 2, no free water found. HYDROLOGY Held Data Depth of Inundation: Depth to Saturation: none Depth to free water: none found Primary Hydrology Indicators: Secondary Hydrology Indicators(2 or more required): Inundated Oxidized root channels Saturated in upper 12" Water-stained leaves Water marks Local soil survey data Drift lines FAC-neutral test Sediment deposits Other: Drainage patterns Criteria met? YES NO JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? YES NO Rationale for jurisdictional decision: The three criteria of a wetland are not met. RITA N. MROCZEK, PWS 3980 SW 170TH AVE. ALOHA,OR 97007 (503)642-3739 fax 642-4158 Soils Form - 1 soil Type A4o44 LIKt Date 511/4gr Stop No. /z Cl ass if ication Aou,4 x. 64.41, vrs Location 74 yL t pNN© N. Veg. (or crop) Parent material AtZuvIUM Drainage someivi44 Feoaiy Depth to Water Table NCNF Slope 070 Moisture v,v2y mejs7 0_tii(!` Permeabi 1 ity MCD1tdrt1v saw Is Soil Hydric? N o Why? Additional Notes Color Con- Special Horizon Depth 1 D(ry) M(oist) Texture Mottles sistence Roots Features $ kDWQ 4/2. c/L9 At COVE S4.14•I2• J U-is M D,A1t llAyis'u 6.0.:;.-v '.y 5,4414i AI 54. 044.1.1..c. .8 #0 a T/2 14-32 04ilv4 BRe4,4ty "5 u Py tom✓ LL6401 MA/Si iCY/ sip S;)cr • suirrii, i I 32._40 t 10Y4 `i/4 5.'Ls C.G44 14 ov ic/l( `+t S""r..Y M Dail 6.1.1/4.01 64cw v LOd1 Srway ti D I M D I M D M D -- M• Notes: By: ©dx[.() NEIGHBORHOOD MEETING NEIGHBORHOOD MEETING FOR GALE NELSON PROJECT May 21st, 1998 7:00 PM THE FOLLOWING PEOPLE ATTENDED THE MEETING: Gale Nelson 26262 S. Meridian Road Aurora, OR 97002 678-1878 Bud Horton 29735 NW Scotch Church Road Hillsboro, OR 647-5308 J.H. Sigmund 8835 SW Canyon Ln#402 Pdx, OR 97225 291-9398 Matt Wellner 8835 SW Canyon Ln#402 Pdx, OR 97225 291-9398 MEETING MINUTES: • Matt Wellner opened the meeting by stating that the above noted people attended the meeting. Those who attended were the developers,the engineer, and the planner. No members of the community were present. • The meeting was closed at 7:30 PM. THESE MINUTES WERE RECORDED May 21St, 1998, BETWEEN THE HOURS OF 7:00 AND 7:30 PM. ALL PRESENT PARTIES WERE AWARE OF THE RECORDING. Matt Wellner Land Tech, Inc. PLEASE SIGN IN NAME ADDRESS PHONE ;AL"; A/L=GS O vti 7-*206 2 z v rzR s,on &-f51‹ v o i -o.v Z g7 g- F rig etia /74,474 A c 7 35/%i SCo-rC" I/C/7/Q011/S1*9 97 5109 ' a.pf, U, 1) -s cu..) se&4 , .p 7`) S 2S /`/101+1 k)e((r) 2C /UW OL-e.-/ ' D- -.V/53_) ?°7( _93'�� CITY OF TIGARD NEIGHBORHOOD MEETING MAY 21ST, 1998 • • 8835 S.W. Canyon Lane • • Suite 402 • • Portland, OR 97225 • • Phone: 291-9398 Fax: 291-1613 Land Tech, Inc. May 4, 1998 RE: Proposed Development at SW 74th Avenue South of Bonita Dear CIT Representatives and Residents, Land Tech, Inc. is representing the owner of the property located at SW 74th Avenue South of Bonita (2S1 12AC 900/1200). We are considering placing office/warehouse space on this property. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Date: May 21st, 1998 Time: 7:00 P.M. Place: Tigard City Hall (Town Hall Room) Address: 13125 SW Hall Blvd. Please note that this will be an informational meeting on our preliminary development plans. These plans may be altered prior to the submittal of the application to the City. We look forward to discussing the proposal with you. Please call me at 291-9398, if you need further information before the meeting. Sincerely, C/I‘h/1 - Matt Wellner Land Tech, Inc. Planner Afl Land Tech,Inc. 199:_ AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN(7) CALENDAR DAYS OF THE SIGN POSTING,RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 I, ii\G+ Lie- ((v ?K , do affirm that I am (represent) the party initiating interest in a proposed oir7cc° /1-iG✓e)--ra1 .fce affecting the land located at (state the approximate location(s) if no address(s) and/or tax lot(s) currently registered) 251 12A( 9OO//2oo , and did on the �/TI-1 day of /":,,y , 19 cn personally post notice indicating that the site may be proposed for a off(icc°/ u,0rel-40c.,e ....Tot cc- application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at 2-1 ru A — -1 So•.• o t 80r-v.-6., ,G+ c-cc .:>>was, Tax!o+ 1200 (state location you posted notice on property) 6 Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETENOTARIZE) Subscribed and sworn/affirmed before me on the /' day of /19/,, 19 . 1 K'r, OFFICIAL SEAL ' BEVERLY A.JORDAN .;J NOTARY PUBLIC-OREGON �� COMMISSION N058747 r � �� — � gMYCOMMSbOOO f O RY PUBL C ORE ON My Commission Expires: (Applicant, please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: TYPE OF PROPOSED DEVELOPMENT: Name of Applicant/Owner: I Address or General Location of Subject Property: L Subject Property Tax Map(s)and Lot#(s): I J h:'Jog,\patty'masters`at'post,st AFFIDAVIT OF MAILING STATE OF OREGON ) ) ss. City of Tigard ) 1, " c Isle I Ire► , being duly sworn, depose and say that on /"1c .41+1. , 1998 I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) 7 -1 "k A ve r- c 45c-). ; (2.--5-112A 900/000) a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at 325 -s-1-1 ' 7 Thl Aveb-. e with postage prepaid thereon. 417(4/4/L- Signature .. (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETEJNOTARIZE) Subscribed and sworn/affirmed before me on the �rn day of >LL , 19_. eIr 9 f"R'v OFFICIAL SEAL f " '• BEVERLY A. JORDAN ) ( NOTARY P10BNIOOREGON COMMISSION N0.058747 &IV COMMISSION EXPIRES OCT.22,2000 0 -P� . NOTARY PUBLIC OF OREGON My Commission Expires: (Applicant, please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: TYPE OF PROPOSED DEVELOPMENT: Name of Applicant/Owner: Address or General Location of Subject Property: Subject Property Tax Map(s)and Lot#(s): h:'Jcg m1patty\ma st ers attmatl.mst • 8835 S.W. Canyon Lane • Suite 402 Portland,OR 97225 Phone: 291-9398 Fax: 291-1613 Land Tec , c. May 4, 1998 RE: Proposed Development at SW 74th Avenue South of Bonita Dear CIT Representatives and Residents, Land Tech, Inc. is representing the owner of the property located at SW 74th Avenue South of Bonita (2S1 12AC 900/1200). We are considering placing office/warehouse space on this property. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Date: May 21St, 1998 Time: 7:00 P.M. Place: Tigard City Hall (Town Hall Room) Address: 13125 SW Hall Blvd. Please note that this will be an informational meeting on our preliminary development plans. These plans may be altered prior to the submittal of the application to the City. We look forward to discussing the proposal with you. Please call me at 291-9398, if you need further information before the meeting. Sincerely, C/11"1( Matt Wellner Land Tech, Inc. Planner Land Tech, Inc. 1998 PACIFIC REALTY ASSOCIATES 15- -1 SW SEQUOIA PARKWAY#300-W CRAIG HOPKINS PL .'LAND, OR 97224 7430 SW VARNS STREET TIGARD, OR 97223 BOROS, STEFAN A &FIVIA PO BOX 1890 MARK F. MAHON GRESHAM, OR 97030 11310 SW 91ST COURT TIGARD, OR 97223 CASTLEBERRY, ALBERT G& ROBERTA A PAT 14760 SW 76TH AVENUE 8122 WDSPRUCE STREET TIGARD, OR 97224 TIGARD, OR 97223 MALO, ROBERT W&VIOLET M C/O CORNUTT, JACQUELINE TRUST SUE RORMAN CORNUTT, HOWARD L JR. 11250 SW 82ND AVENUE 11720 SW LYNN AAD, OR 9M3 TIGARD, OR 97223 BHK PROPERTIES LLC 14280 SW 72ND AVENUE T RD, OR 97224 CITY OF TIGARD 13125 SW HALL TIGARD, OR 97223 RIVAS, ERNEST AND ROSE 14905 SW 74TH AVENUE PORTLAND, OR 97224 SKOURTES, JOHN & JACKIE 17010 SW WEIR ROAD BEAVERTON, OR 97007 INTERSTATE DEVELOPMENT LLC 15065 SW 74TH AVENUE PORTLAND, OR 97224 SOUTHERN PACIFIC TRANSPORTATION BY UNION PACIFIC RAILROAD CO. 1700 FARNAM STREET, 10TH FLOOR S OMAHA,NE 68102 , X 40 14. APPROXIMATE BUILDING ,j, I .'. . LOCATION AND ACCESS 1 w NOT TO SCALE I 5.00' 442.69' I S 89'54'20' W �r 30.00' c OFFICE/WAREHOUSE a ° APPROX. 1,246 SF .o cl I FIN. FL. EL. 136.5+1- Icy 120.00' 40.00' 50.00' FEASIBLE ACCESS I I N n co I 3 N in 1 1 o o I 1 N I I I 450.22' I S 09'51'30' W I U, I 2 1 2 > IN Z to C M m n I II o N IIn O 0o FEASIBLE ACCESS I N 50.00' f� 25.00 380.00' I I j 1 ° OFFICE/WAREHOUSE g I I IN APPROX. 45,600 SF AAI FIN. FL EL 137+/- I I I• I J 40.00 ' 50.00' 50.00' - - - - - - 380.00 . - - - - I 5400' 50.00' FEASIBLE ACCESS I 4 463.49' 1 I N 89'47'30' E I I I 1lvW 866; E; :EI :9; ;a AeW nql 6Mp'wt t aJd 5817\5817\JMO\O 9NOZ\ :3 SW V4 NE I/4 SECTION 12 T2S R I W W.M. 2S I 12AC WASHINGTON COUNTY OREGON \ \ v r \ SCALE I`=100' SEE MAP ~ K \\3 23 1 1268 p a • J L ■_ S.W. w s BONITA a i< ROADS . pp,,�„. .CR Tf-MnK1 I _l urn ..TI •Vs '.;..K ;� aw.rw M 300 100 1M 600 IS 8. ` _ auM. I 200 I _ .'DAC' ii10,01kii W w /.97AC. IC I Z S00-AI W w L _no—-1 5- C �A I Ii W / a I a . E ° z p • I 898 I.nN• L_ maul Z — — J L _ s _ cumw in.en b 6f .011,MI.N.. a,.. TOO •or te'E _ fl.NAr. 2400 TO '. IT.TT S 600 4.19 AC. M.w ..I..'. ./SIC f. t Tan ..Ee..,9 .., .✓'�j 1 " ' 800 9.Aa. 801 wn * .I3 A1. d ' .. DITTTIMAT se,900 .inn \ a w • 499 AC. _ lite l 1000 9 SEE MAP .0 IC: 6 22 1 1280 2 1000'41 • 2.n,J_A}8 I SEE MAP 2S 1 MAO - INNM N4.1' .te:w:w .. .... N.M' mow• Z 1200 ••""''t 1 4 C 2300 i • 31 M. 1.949.. L N AC FANND 20 21 n `a`rn ip A z ,b 48 1 1 •;5.• zzoo X. :1 1 .x AC 23-74 _ _ ° g 3 # S - ,w w 'S f FOR ASSESSMENT 19 2100 IeL uzMl E PURPOSES ONLY .�4� �p I DO NOT RELY ON 5555•/ R E F' K N p w FOR ANY OTHER USE . 1700 L R 2� w AG .9�AC ! 18 IS00 22 47 " t.re A.. w N 1800 N.TO. (ca.Mott `-• .HIG .I iss To 1601 1500 A C R TIT.4 a ••• 7!AG ,.0351. a I 17 i. —t y IBD,r '• 2 i fR M., - z a O ■ D SOUTH LINE JA YES X.NICKLIN DLL _ . II,: a r O 46 E b a,... . f. 23 7 i s w y a I a } m f Si. SEE MAP k 1 E T rl C i 25 1 1206 i; 16 T E RI E p VS : - ,r i SEE MAP — '1 TIGQRD R 1111,W MY .7 2S 1 1208 - a 1 :.r 2S I 12AC J.H. SIGMUND CONSULTING ENGINEER, INC. CIVIL ENGINEERING LAND SURVEYING Preliminary Storm Drainage Report for KNHS Warehouse Tax Lot 1200, Map 2S 1 12AC Washington County, Oregon City of Tigard File No. SDR 98-0019 Gj G �, A,`'14,057 4 OREGON UGC r 26,1�a Q S`GMvV‘ cr:=, 0101/"C October 28, 1998 9801201 8835 S.W. Canyon Ln., Suite #402 Phone: (503) 292-5825 Portland, Oregon 97225 rax: (503) 291-1613 1 5411041—"41 .■■■•••• 1 CYThl oLL Q1' 7-T z)--)- --=-- L c3 cy.) -Z. ( c. 'c:" =.• 4/-1 -47i7 LC? a --_. (1,,c3)=•o 5 -\ •CD \-A c;? cA, .9.. ( ' r\ 1 ) t , CY\ 7-7-a C:=9 ) do, (7e, itNCIC)a, -ED c\el 70,„ DESIGN PHILOSOPHY FOR THE "WIDEBODY" BIOFILTER Lee Walker DRAFT 4/6/98 INTENT Create a functional water quality facility that has low maintenance requirements, reduced area impact, can be used on a wide range of topographically challenged sites, and can be used to retrofit existing difficult to access and maintain water quality facilities. Local regulations mandate the treatment of a "mean summer storm" event. This summer storm has been defined as a 0.36" four hour storm with a return time of 96 hours. The treatment intended is to remove 65% of the phosphorous from 100% of newly created impervious surface runoff installed by development. Current methods of treatment include Sedimentation ponds, wet ponds, water quality swales, extended dry detention ponds, wetland facilities, as well as several types of patented systems such as StormCeptor, Vortec vaults, Downstream Defenders, and CSF filters. These devices have all been criticized as expensive to construct, having variable removal rates, and being difficult to maintain. The average cost for constructing these facilities ranges from about$6,000.00 to over$10,000 per acre of impervious surface created (not including land value). Most of the non-patented facilities listed above can use valuable development area, for example one extended dry detention facility investigated, treats about 1/2 acre of impervious surface, utilizes 5,000 square feet of developable area and cost$15,500.00 to build. This facility uses significantly less land area, but must be as designed with minimum allowable variation in grade. METHODOLOGY For the purposes of this design and example, I am using the accepted 9-minute treatment time for a vegetated swale. I anticipating 50% phosphorous removal, and am utilizing an additional 15% credit for sumped catchbasins in the development and a combination flow splitter/P.0 manhole. In order to reduce mowing and maintenance I am using low height native Oregon rushes, forbes and sedges. This type of facility should work equally well on natural slopes from 2% to 25%, and in forested areas (the facility should not be used in areas where springs or perched water tables are evident). FACILITY LAYOUT See attached sketch The proposed Widebody facility is terraced (minimum 2 terraces)to allow an aggregate time of treatment in the terraces equal to 9 min. Serrated cedar or redwood spreader bars are to be used at the upper and lower reach of each terrace to prevent concentrating the water into rivulets. In addition to the vegetative treatment, a combination forebay- spreader berm constructed of a concrete lined ditch 36" wide by 8" tall the full with of the facility is placed at the upper end to allow large sediment deposition, and to spread the flow completely and evenly across the width of the treatment facility. The terrace drops (maximum 50% slope) are to be protected using Coir mat and are to be planted with willow, dogwood, wild rose, etc. to protect from erosion and to provide some measure of shade to reduce water temperature. The lower"post-treatment" collection system is a simple hand placed rock swale discharging to an area drain. Because of the required tolerances in grading this facility(1/10t f°°`variation per 50ft.), the engineer and developer must be in complete accord to ensure this facility is installed exactly as designed. The design engineer is to provide cut/fill stakes and certify grading throughout the construction process. Coir matting is to be used on the surface of the topsoil throughout the graded area. MAINTANENCE I anticipate maintenance to be 1 visit per quarter, with scheduled maintenance in the late fall to remove leaves and debris from the lower end area drain, and to check the main storm by-pass orifice upstream of the facility. DESIGN DATA Manning's "n" terrace area slopes 0.005 to 0.015 ft/ft =0.13 to 0.24 Size of forebay-spreader=as needed to span the width of the Widebody facility. Calculate Velocity using Manning's formula, adjust width and length of terrace area to allow 9 minutes for treatment storm to pass from the upper terrace to the lower collector. Disregard terrace drops and passages through upper berm when calculating time of passage. EXAMPLE Development is creating 130,000 square feet of new impervious surface, approx. 30 lots. Treatment storm volume 0.14cfs = E;Z 5 Manning's n for the treatment terrace=0.24 Available width 45' Natural slope 10%,Terrace slope .5% (0.005 'i') Terrace Drop @ 2:1 V=0.04 fps @ 0.04 fps the terraces must be 22 ft. in aggregate length to equate to 9 min of treatment. The forebay spreader should be the width of the facility, and 8"deep. 1- terrace drop will be needed. The 2 terraces will be 11'long each The post treatment swale can be as narrow as 2 ft. The total area used for this facility would be approximately; Width 45' Length 35' Area 1575 sq.ft. • PRO'S CON'S Pro Con Small size compared to Requires very concise grading and placement other types of natural facilities of structures. Low initial cost per acre of Access for maint. may be difficult impervious surface treated. Native vegetation could be difficult to Less maintenance than most acquire. Other types of facilities. Treatment storm discharge to facility ► Terrace Drop Max 2:1 Geotetxtile, trees-shrubs _____ 411.41.10 ----- kWilib Collector CB 4" compacted topsoil -- 4" thick l I concrete spreader Serrated Cedar or 8" tall Redwood Spreader Bars 36" wide full width of facility G: \DWG\485\PRELIM3.dwg Thu Oct 15 12: 51: 19 1998 MATT oori 71 WA DNUSIX3 .0C tct PA.Z1..04.69S • 3 .• tJO 1•3•430 X.' 30VA.0C 015 1:? )C: S 9 .0, .0c3.':: 3101.0311/NSVAII. t 1 %I'S 6L, iiii. % • 3 3 N. / as of )4 05.9 ,•-? %.0. 101 li 1 %/ ) 4 • )-- --1M4 e 1 i -..., 1111r,„/„..,.,,,...„./..„, <4,,,„„x.., g,0 %. If) 33,Ates' on :: : : , 1,7o.z.pt -.it 1 I N 3Y1 dllWA n t' 55330V 133/95 NV11453031 I a '."% n n .; t 331130 15 00ZI 1 35110143NWA_AS OS•1 sum N33121014 33U.40 15 OM I I i ..J.:1 i ......, WWI 1 Ti '''' ,tor8 ‘ GI § 2131V ,..2 . 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I °I IA ''..coi• • LIS.• • OS.9 • .• al 2131VM IS PIF invn• Min 3NOZ DNIOV01 1 ) ) I I uml v000.9 OS.01 ■, I DZ PC. i I N o os a 0 4 1[1 1 310I I I I 1 1 : 1 1 ..1PLTVIP 3.00.00.06N ---11-1 Ar 7"----110 ; -.—_-..... 3 1 II ti ---.......... !II •, rol- Os 1 :3 1 ..4 :17in ji I 1 1 I 006 71 .0Z .0Z I I / I 1 3 Mtn, ■ .41.L.S.68N 009 71 ..\\ 109 71 ____ PRE - APPLICATION CONFERENCE NOTES , : CITY OFTIGARD 4 ...4. 1,T: PRE-APPLICATION CONFERENCE NOTES Tigard,Deve t [Pre-Application Meeting Notes are Valid for Six(6)Months) s� �Be ' "` " ++,� y NON-RESIDENTIAL PRE-APP.MTG.DATE: 1661 1nn 23 �� STAFF AT PRE-APP.: r ' ✓u/ APPLICANT: AGENT: P u4-6‘‘ ��u+w�CI Phone:I I Phone: I I 2 92._ �s25 PROPERTY LOCATION: ADDRESS/GEN.LOCATION: 14, adJvcs5 `1 sskadoz71 )S w-74` & X044 6P ty TAX MAP[Sl/LOT#[Sl: -Z 51 17- At - / L-dif75- 67o O a of 1 2 O 0 i NECESSARYAPPLICATION[SI .:4e- �eu -t €u� ee( ect) � ,ts;�v� f 1 1 � Q,4Q eQv G QQUS .�� rtmc,i A-v. 4 w Q �GV ?� 1 PROPOSAL DESCRIPTION: aeveiop aki o Z - 1,1j,Jidi cic-tt Wov.4 vase I £Q.¢(cge_g 5 L cl--Cs5 COMPREHENSIVE PLAN / CI L-)DESIGNATION: L--;q tt 174 ko�'I./ CI - ZONING MAP DESIGNATION: _L i,a@uvlai i°14 � 1 C.I.T.AREA: C; wile FACILITATOR: /---)5\7( PHONE: 1503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: IVer sq. ft.Average lot width: 54 ft. Maximum building height: 4/5ft. Setbacks: Front 35 ft. 31-Side H4 ft. Rear SO ft.4dH a--Corner H/cj ft. from street. Maximum site coverage: -75 % Minimum landscaped or natural yegetation area: 2-S [Refer to Code Section 18. 6 6 l ' ADDITIONAL LOT DIMENSIONAL REQUIREMENTS MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1;times the minimum lot size of the applicable zoning district. [Refer to Code Section 18.164.060-Lots) CRY OF IMAM Pre-AttplIcation Conference Notes Page 1 of 9 NON-ResldeaUaleaplicetloa/Plaaalaa Department Section SPECIAL SETBACKS Streets: 3.1 $ feet from the centerline of t Established areas: feet from K GI ➢ Lower intensity zones: 0 feet, along the site's 1/04- 'i boundary. • Flag lot: 10-foot she yard setback. (Refer a Sectiof�and 18.961 SPECIAL BUILDING HEIGHT PROVISIONS BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a---) height of 75 feet provided that: • A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; > All actual building setbacks will be at least half (1/2) of the building's height; and ➢ The structure will not abut a residential zoned district. [Refer to Code Section 18. .8,0201 - ----- PARKING AND ACCESS Required parking for this type of use: I A4., 3 S` o 6e Ls42 .Zo s •gcle Parking shown on preliminary plan(s): A.54— - e 4e Secondary use required parking: ( sue aurz eadi 1600 s�� °�U.v 'L'�"�°`�r , each Co Parking shown on preliminary plan(s): NO MORE THAN 40% of required spaces may be designated and/or dimensioned as compact spaces. PARKING STALLS shall be dimensioned as follows: • Standard parking space dimensions: 8 feet, 8 inches x 18 feet. • Compact parking space dimensions: 8 feet x 15 feet. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3) feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. [Refer to Code Section 18.106.0201 Handicapped Parking: • All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans I with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. > BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL i DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided on the basis of one space for every fifteen (15) required vehicular parking spaces. / i Minimum number of accesses: 6'(-1+- r8.r e•c4rdoi%Ve Minimum access width: .30 . Minimum pavement width: y' All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: ki/6/ [Refer to Code Section 18.106 and 18.1081 CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 NON-DosldnWI appliatln/Pl000lIN DepartmntSocttol WALKWAY REQUIREMENTS WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and I industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. (Refer to Code Section 18.108.050) LOADING AREA REQUIREMENTS Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. -- — (Refer to Code Section 18.106.010-0901 CLEAR VISION AREA The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE AND EIGHT FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Code Section 18.102) BUFFERING AND SCREENING In order TO INCREASE PRIVAC 'I TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the \\\ City requires landscaped buffer areas along certain site perimeters. Required buffer areas are ,\ described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. (Refer to Code Chapter 18.1001 The REQUIRED BUFFER WIDTHS which are applicable to your proposal area are as follows: i' feet along north boundary. feet along east boundary. feet along south boundary. su' utu" � /feet along west boundary. eve t�/ In addition, sight obscuring screening is required along LANDSCAPING — _-- STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100,18.106 and 18.108) CITY OF TIGARD Pro-Agollcatlon Conference Notes Page 3 of 9 M•M-a1ssllsottil ap.IIcatlso/PlarulnI nuoanmsut Swctlos SIGNS SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. _ _�_ (Refer to Code Section 18.1141 SENSITIVE LAN The Code provides REGULA • 1 •R LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive lands areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. (Refer to Code Section 18.841 STEEP SLOPES When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.84.040.B. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of 18.84.040.B.2 and 18.84.040.B.3. _ --- UNIFIED SEWERAGE AGENCY(USAI BUFFER STANDARDS,R a 0 96-44 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25-FEET-WIDE, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: 1 NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as allowed below: A GRAVEL WALKWAY OR BIKE PATH, NOT EXCEEDING 8 FEET IN WIDTH. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than 10 feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and ) CITY OF TIMAU Pre-ADDIIcatlon Conference Notes Page 4 of 9 MOM-ls Wsntlol appIIcatln/Plannlna Department Section > WATER QUALITY F. ILITIES may encroach into the vege .d corridor a maximum of 10 feet with the approval of the Agency or City. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. [Refer to R a 0 96-44/USA Regulations-Chapter 3,Design for SWM) WATER RESOURCES OVERLAY DISTRICT The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). > Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. 1 Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). > The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. :• The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. > ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage I Agency (USA) standards adopted and administered by the City of Tigard. I [Refer to Code Section 18.85.010) 1 CITY OF T16AR0 Pre-Application Conference Motes Page 5 of 9 MIN-lasIdeotlal eppllatlop/Planolno Oepertmeat Section Riparian Setback Reductions The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.85.050.0 that demonstrates all of the following: • Native plant species currently cover less than 80% of the on-site riparian corridor area; • The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; That vegetation was not removed contrary to the provisions of Section 18.85.050 regulating removal of native plant species; ➢ That there will be no infringement into the 100-year floodplain; and > The average slope of the riparian area is not greater than 20%. '� � It •TREE REMOVAL PLAN REQUIREMENTS A TREE PAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. The TREE PLAN SHALL INCLUDE the following: 1 > Identification of the location, size and species of all existing trees including trees designated as significant by the City; > Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.150.070.D. according to the following standards: Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.150.070.D; Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.150.070.D; b Retainage of 75% or greater of existing trees over 12 inches in caliper requires n mitigation; Identification of all trees which are proposed to be removed; and 1 A protection program defining standards and methods that will be used by the applicant tc protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT\ APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.150.070.D. Dieter to Code Section 10.150.025) CITY OF T16ARD Pre-Application Conference Notes Page 6 of 9 NON-Desldeetlol sopIlatJon/PlannIng Department Sectloe • MITIGATION REPLACEMENT OF A TREE shall take place according to the following guidelines: • A replacement tree shall be a substantially similar species considering site characteristics. • If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: ➢ The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. > The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. — - (Refer to Code Section 18150.070 SUBDIVISION PLAT NAME RESER' TION PRIOR TO SUBMI ' NG A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicant's are require. • complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approvaVreservation for any subdivision name. Applications will not be a• epted as complete until the City receives the faxed confirmation of approval from the County of the .'.ivision Name Reservation. �-�_ only Surveyor's Office: 648-88841 NARRATIVE The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable— approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. [Refer to C e Sectien18.321 CODE SECTIONS 1 .3 z— _L , , -. 18.80 _ 18.92 102 8.116 !%18.150 18.84 _ 18.96 106 8.120 18.160 18.85 - 18.98 f 108 18.130 _ 1162 18.88 ✓18.100 x18.114 —134 18.164 IMPACT STUDY As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements J necessary to meet City standards, and to minimize the impact of the development on the CITY OF TIGARD Pre-Application Conference Notes Page 7 N 9 NON-8esldsntlal apnllcatlon/PlannInp Department Section public at large, public fac. Js systems, and affected private pr ,rty users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. [Refer to Code Chapter 18.32,Section.050) WHEN A CONDITION OF APPROVAL REQUIRES TRANSFER TO THE PUBLIC OF AN INTEREST IN REAL PROPERTY, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. (Refer to Code Chapter 18.32,Section.2501 NEIGHBORHOOD MEETING i THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 250 FEET AND T APPROPRIATE CIT FACILITATOR AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) of their proposal. A minimum of 2 weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application ill not be accested. / (Refer to the Neighborhood Meeting Handout) _--------------- BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is in recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. RECYCII Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE, SERVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. (Refer to Code Section 18.1161 ADDITIONAL CONCERNS OR COMMENTS: 0 V12Qd o cLeYG lie L') , - &?e ' ''ces (Juev/a 5 or n fY J.u G>� In,r.r/ s r.i .i th,i. ). L21 o.e- f L o r u ?z !J.- tv�' (2) 1!/' • It,al-• 41,t vin, " v. 11 7( 4j r '1;1. /.t r I' t� if)/. +1, 1 �..- fro.�1 ., L..� ( V ! l� Pow �Ifv✓ �f/ ii: ,/ D?/L 'C' -. Y / 'M/ �totkL /14,41 r M-' AeI i,• �✓/ 74-L /fyi.]/' f>J CITY OFTIuAAD Pre-Apollcatlon Conference Notes Page 8 019 MOM-isslIoepaI apelleitlee/Plinelei DepartmentSecUo■ PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), EPA" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard 8-, L-ou . A basic flow chart which illustrates the review process is available from the Planning Division upon request. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the si: . PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP.MEETING PHONE: [5031 639-4111 FAX: [5031684-7297 E-MAIL {staffs first name)©Ci.tigard.or.us h:Ueplo\patty\mastsrs\pref pp-c.mst IEapineerlig Seaton:masters\pnepe-e.ea9) 54eb-98 CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 NON-ieslieetlel applleatloo/Pleulo8 Department Slalom � ; 2:� � , im � :^'" ° ' � I r :{ '` ,11 1 � ( il '�' ° " � �r � : ; ., :' Cfy of Tlgard,Oregon � .'4.. .'4>''',‘,` • , 7 . ' Comruri � ./� 2Sl lz AC PUBLIC FACILITIES -4 clop/ I2oo The purpose of the pre-application conference is to: 1415 Sty -1441` (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1 .) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ( l 1+44' to > D feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. Street improvements: ( t) street improvements will be necessary along svu f Al'. . ( ) street improvements will be necessary along . ( : Street improvements on t c tifi� shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs and traffic control devices, streetlights, and a two year streetlighting fee. ( ) Street improvements on shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of CITY OF TIGARD Pre-Application Conference Notes Page 1 of 5 Engineering Department Section :utility wires (a fee r be collected if determined appror by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to L ,eider on arterials or major collector streets, or in the Central Business District), necessary street signs and traffic control devices, streetlights, and a two year streetlighting fee. \\ (N) Section 18.164.120 of the Tigard Municipal*e (TIC) requires all overhead utility c lines lines adjacent to a development to be placed underground or, at the election/of the '' \)(` .)1.'� developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even t)(-14p,`16 if the utility lines are on the opposite ide of the street from,\the site. If the fee in-lieu is so`/ proposed, it is equal to $ 27.5 er lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site long SW . Priol.to , the applicant shall/either place these utilities underground, or pay the fee in-lieu described above. In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) (2.) Pedestrianways/bikeways: • Sanitary Sewers: The nearest!sanitary sewer linesto this property isEa0-1) x inch line which is located in +4.1A A•e_ AO) o' USA The proposed development must be connected to a public sanitary sewer. It is the developer's resp/(7�} sibility to -C ', ,,,./ FA.AwA,u,rs -ca ur 46 poj,,,U6rsf w-r- PI• L-Ime . Water Supply: 6-40fe The --1T 4-r7 Water [fit - Phone:(503) L-91-4411 provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. CITY OF TIGARO Pre-Application Conference Notes Page 2 of 5 Engineering Department Section Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birunill, (503) 526-2469) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. rr try. Sic D24>ir4A4C: F' 2 A APPALL/ Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. STORM WATER QUALITY The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ( LK Construction of an on-site water quality facility. ( ) Payment of the fee in-lieu. CITY OFTIGARD Pre-Application Conference Notes Page 3 of 5 Engineering Department Section TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171 , ext. 304. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 5 Engineering Department Section Site Improvement ..rmit (SIT). This permit is gene, , issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: �� "> 4/2z he) ENGINEERING DEPART ENT STAFF Phone: (5031639-4171 Fax (503)684-7297 n:\patty\m a sters\preapp.eng (Master section.preapp-r.mst) 18-Nov-97 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 5 Engineering Department Section • CITY OF TIGARD CONIMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. II Staff: 04(2e Date: Z3 Qtc-- I APPLIGATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREmE,NTS INCLUDE / MARKED ITEMS A) Application form (1 copy) 8) Owner's signature/written authorization C) Title transfer instrument/or grant deed D) Applicant's statement E) Filing Fee No. of Copies y6 SPA e (L-C442,. Y z II SITE-SPECIFIC MAPS)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE MARKED ITEMS 11 A) Site Information showing: No. L'`c o. of Copies 1. Vicinity map 2. Site size & dimensions 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) 4. Drainage patterns, courses, and ponds 5. Locations of natural hazard areas including: (a) Floodplain areas (b) Slopes in excess of 25% (c) Unstable ground 4� (d) Areas with high seasonal water table (e) Areas with severe soil erosion potential (f) Areas having severely weak foundation soils 6. Location of resource areas as shown on the Comprehensive Map Inventory including: Q� (a) Wildlife habitats (b) Wetlands 7. Other site features: (a) Rock outcroppings (b) Trees with 6" + caliper measured 4 feet from ground level 8. Location of existing structures and their uses 9. Location and type of on and off-site noise sources 10. Location of existing utilities and easements 11 . Location of existing dedicated right-of-ways St LAND LSE APPLICATION/LIST PACE 1 CF 5 B) Site Development Plan Indicating: No. of Copies cl' 1 . The proposed site and surrounding properties 4� 2. Contour line intervals 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements on the site and on adjoining properties (b) Proposed streets or other public ways & easements on the site o (c) Alternative routes of dead end or proposed streets that require future extension 4. The location and dimension of: (a) Entrances and exits on the site (b) Parking and circulation areas (c) Loading and services area (d) Pedestrian and bicycle circulation (e) Outdoor common areas 0 (f) Above ground utilities o/ 5. The location, dimensions & setback distances of all: (a) Existing permanent structures, improvements, utilities, and easements which are located on the site and on adjacent property within 25 feet of the site (b) Proposed structures, improvements, utilities and easements on the site 6. Storm drainage facilities and analysis of downstream conditions 7. Sanitary sewer facilities 8. The location areas to be landscaped 9. The location and type of outdoor lighting considering crime prevention techniques 10. The location of mailboxes 11 . The location of all structures and their orientation rt� 12. Existing or proposed sewer reimbursement agreements Copies ��D C) Grading Plan Indicating: No. of Co P The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1 . The location and extent to which grading will take place indicating: (a) General contour lines (b) Slope ratios (c) Soil stabilization proposal(s) (d) Approximate time of year for the proposed site development 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report (b) The validity of sanitary sewer and storm drainage service proposals (c) That all problems will be mitigated and how they will be mitigated f LAND USE APPLICATION/UST PACE 2 OF 5 D) 'Architectural Dra gs Indicating: No. of Copies The site development plan proposal shall include: 1 . Floor plans indicating the square footage of all structures proposed for use on-site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies E /0 The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1 . Description of the irrigation system where applicable 2. Location and height of fences, buffers and screenings 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑ 4. Location, type, size and species of existing and proposed plant materials 5. Landscape narrative which also addresses: 6cti.;-Z (a) Soil conditions (b) Erosion control measures that will be used F) Sign Drawings:— 0 Sign drawings shal be submitted in accordance with Chapter 18.114 of the Code as part o Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Generation Estimate: 0 H) Preliminary Parti' awn/Lot Line Adjustment Map Indicating: No. of Copies 1 . The owner of the . bject parcel ❑ 2. The owner's authori:ed agent ❑ 3. The map scale (20,-11,100 or 200 feet- 1) inch north arrow and date ❑ 4. Description of par-el location and boundaries ❑ 5. Location, width . nd names of streets, easements and other public ways within and a...cent to the parcel ❑ 6. Location of all perma 'ent buildings on and within 25 feet of all property lines 0 7. Location and width of all water courses ❑ 8. Location of any trees ithin 6" or greater caliper at 4 feet above ground level 0 9. All slopes greater than 2\5% 0 ❑ 10. Location of existing utilities nd utility easements ❑ 11 . For major land partition whit creates a public street: (a) The proposed right-of-wa' location and width ❑ (b) A scaled cross-section of tie proposed street plus any reserve strip ❑ 12. Any applicable deed restrictions ❑ 13. Evidence that land partition will not preclude efficient future land division where applicable % ❑ I LAND L.SE APPLICATION/LIST PACE 3 OF 3 I) Subdivision Prelim tat Ma. and Data Indicatin•: No. of Copies 1 . Scale equaling 30,50,1 60 or 200 feet to the inch and limited to one phase per sheet ❑ 2. The proposed name,of the subdivision ❑ 3. Vicinity map showing property's relationship to arterial and collector streets ❑ 4. Names, addresses and telephone numbers of the owner, developer, engineer, surveyer and designer (as applicable) ❑ 5. Date of application ❑ 6. Boundary lines of tract to be subdivided ❑ 7. Names of adjacent subdivision or names of recorded owners of adjoining parcels of un-subdivided land ❑ 8. Contour lines related to a City-established benchmark at 2-foot intervals for 0-10% grades greater than 10% ❑ 9. The purpose, location, pe and size of all the following (within and adjacent to the propose subdivision): (a) Public and private r ht-of-ways and easements ❑ (b) Public and private sanitary and storm sewer lines ❑ (c) Domestic water mains inccuding fire hydrants ❑ (d) Major power telephone transmission lines (50,000 volts or greater) ❑ (e) Watercourses ❑ (f) Deed reservations for parks, open spaces, pathways and other land encumbrances ( ❑ 10. Approximate plan and profihes of proposed sanitary and storm sewers with grades and pipe sizes ind ted on the plans ❑ 1 1 . Plan of the proposed water distri ution system, showing pipe sizes and the location of valves and fire by rants ❑ 12. Approximate centerline profiles showing the finished grade of all streets including street extensions for la reasonable distance beyond the limits of the proposed subdivision ❑ 13. Scaled cross sections of proposed street right-of-way(s) ❑ 14. The location of all areas subject to inundation or storm water overflow ❑ 15. Location, width & direction of flow of all water courses & drainage-ways ❑ 16. The proposed lot configurations, a proximate lot dimensions and lot numbers. Where lots are to be sed for purposes other than residential, it shall be indicated upo such lots. ❑ 17. The location of all trees with a diame r 6 inches or greater measured at 4 feet above ground level, and the loca ion of proposed tree plantings ❑ 18. The existing uses of the property, includng the location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ 19. Supplemental information including: (a) Proposed deed restrictions (if any) ❑ (b) Proof of property ownership ❑ (c) A proposed plan for provision of subdivi 'on improvements ❑ 20. Existing natural features including rock outcroppings;,,wetlands & marsh areas ❑ 21 . If any of the foregoing information cannot practiOably be shown on the preliminary plat, it shall be incorporated into a n rrative and submitted with the application ❑ LAND USE AP°LICaTlON/LIST PACE 1 CF 5 J) Solar Access Calcula ' ns: ❑ K) Other Information No. of Copies ❑ h:Vogintpatty■ asoersV-ddiu.mst may 21 1995 za f LAND USE APPLICATION/LIST PACE 3 OF 5 CITY OF TIGARD Washington County , Oregon NOTICE OF FINAL ORDER - BY HEARINGS OFFICER 1 . Concerning Case Number(s) : SL 9-85 . 2. Natie of Owner: Mr. & Mr . George Koeber & Mr . & Mrs . Gale Nelson 3 . Name of Applicant:_ Same as above Address 6700 SW 111th Ave . City Beaverton state OR zip 97005 4 . Location of Property : Address 14865 SW 74th Ave . Legal Description 2Sl I2AC lots 900 and 1200 5. Nature of Application: Sensitive Lands Permit allowing for the placement of fill and overflow channel improvements within the 100 year flood plain on property zoned I-P (Industrial Park) . 6. Action: Approval as requested X Approval with conditions Denial 7. Notice: Notice was published in the newspaper, posted at City Hall and mailed to: XX The applicant & owners XX Owners of record within the required distance XX The affected Neighborhood Planning Organization XX Affected governmental agencies 8 . Final Decision: THE DECISION SHALL BE FINAL ON December 30„ 1985 UNLESS AN APPEAL IS FILED . The adopted findings of fact, decision, and statement of condition can be obtained from the Planning Department, Tigard City Hall , 12755 SW Ash, P .O. Box 23397, Tigard, Oregon 97223 . 9 . Appeal : Any party to the decision may appeal this decision in accordance with 18 . 32 . 290(A) and Section 18 32 . 370 which provides that a written appeal may be filed within 10 days after notice is given and sent . The deadline for filing of an appeal is 4 : 30 P.M. December 30, 1985 . 10. Questions : If you have any questions, please call the City of Tigard Planning Department, 639-4171 . STAFF REPORT AGENDA DIM 2 . 1 November 14, 1985 - 7 :00 P .M. DURHAM TREATMENT PLANT CORNER OF HALL & DURHAM TIGARD, OREGON 97223 A. FACTS 1 . General Information CASE . Sensitive Lands Permit (SL 9-85) REQUEST: lo allow for the placement of fill and overflow channel improvements within the 100--year flood plain. COMPREHENSIVE PLAN DESIGNATION : Light Industrial ZONING DESIGNATION: I-P (Industrial Park) APPLICANT: Mr. & Mrs . George Koebc,r OWNER : same Mr. & Mrs . Gale Nelson 6700 SW 111th Ave. Beaverton, OR 97005 LOCATION: 14865 SW 74th Ave . (WCTM 2S1 12AC, T.L. 900 and 1200) 2. Background No other land use proposals have been reviewed by the City regarding this property . 3 . Vicinity Information The properties to the north and south are also zoned I-P. seventy-fourth Avenue and the Burlington Northern Railroad tracks lie to the east and residentially zoned parcels (R-7 and R-12) are directly west. 4 . Site Information The property is presently undeveloped and predominantly wooded . Fanno Creek meanders in and out of the parcel near 0.1!-., western property line and Ball Creek crosses the northern half of the parcel from 74th Avenue to its confluence with F. nno Creek . The 100--yea: flood plain elevation in the immediate area is 135 feet . i The applicant proposes to place fill within the 10u year flood plain to create one building site on each side of Ball Creek . An area of approximately 140 feet in width will be left in its natural state on each side of Ball Creek , The channels for for creeks will l n not be altered, however, an overflow �'.ar.iel i s p P to compensate for the fill . 5. Agency and NPO Comments The Engineering Division has the following comments : a. Because a sewer trunk line controlled by U .S.A. is located in the vicinity of the proposed overflow channel, U.S.A. should be given opportunity to review this proposal prior to construction. b. Fill and excavation work should not occur between Oct b ems 1st and April 30th because of potential erosion or flooding p c . A hydrologic stuuy prepared by a registered engineer including cross sections and an analysis of the before the issuance and low flows should be submitted for review permits . d . A geotechnical report prepared by a soils engineer will be necessary relating to the landfill areas prior to issuing building permits . e . The necessary approvals must be obtained from the Division of State Lands and the U .S. Army Corps of Engineers . The Beilding Inspection Division indicates that a civil engineer should be involved to ensure the suitability of the fill areas for building construction. Tualatin Rural Fire Protection District has no objection to the proposal but notes that further review will be necessary when specific plans for the warehouse and office building are formulated . NPO ft5 has no objection to the application provided that all engineering requirements related to Sensitive Lands approval are followed and that the developer retain as many Douglas fir trees as possible. B . FINDINGS AND CONCLUSIONS six Section 18 .84 .040 of the Community Develop rove a Code request wa ns the criteria that must be addressed in order to approve flood plain. 1 . Land form alterations shall preserve or enhance the flood plain storage function and maintenance of the -_aro—foot rise floodway shall not result in any narrowing of the 2. The land form alteratiun or development eh 100—year uor plain shall be allowed only in an area designated as commercial industrial on the Comprehensive Plan Land Use Map. 3 . The land form alteration or development is not located within the floodway . 4 . The land form alteration or development will not result in any increase in the elevation of the zero-foot rise floodway . 5. The land form alteration or development plan includes a pedestrian/bicycle pathway in accordance with the adopted pedestrian/bicycle pathway plan. 5. The plans for the pedestrian/bicycle pathway indicate that no pathway will be below the elevation of an average annual flood . Although some additional information will be necessary, the Engineering division is satisfied that no encroachment or development will occur within the zero-foot rise floodway . The property is zoned I-P and this proposed land form alteration is appropriate. The proposed grading plan will allow for the installation of a bicycle/pedestrian path at a later date. The City has not required the installation of the path when it would represent an isolated segment without any legal access . The City has a policy of requiring the dedication of the Fanno Creek flood plain For open space purposes. In commercial and industrial zones, the City requires the dedication of all land which remains within the 100-year flood plain aFter a plan for modifying the flood plain boundary is approved . Poli':y 3 .2.3 of the Tigard Comprehensive Plan supports this greenway dedication requirements. C. RECOMMENDATION Based upon findings and conclusions noted above, the Planning staff recommends approval of SL 9-8f subject to the following conditions : 1 . Construction of the proposed channel and site earthmoving shall not commence until after the Engineering Division has issued approved public improvement plans . The Division will require posting of a 100% Performance Bond and the payment of a permit fee. Also, the executioN of a street or construction compliance agreement shall occur prior to, or concurrently with the issuance of approved public improvement plans . SEE THE ENCLOSED HANDOUT GIVING MORE SPECIFIC INFORMATION REGARDING FEE SCHEDULES, BONDING, AND AGREEMENTS. 2. Right-of-way f r construction of the proposed overflow channe' shall be secured prior to issuance of any builaing permits am prior to any site earthwork activity . 3 . No work shall occur within the flood plain from October is through April 30th unless approved by the City Engineer. 4 . Prior to any channel work occurring, U.S. A. shall review an approve the improvement plans . • 5. Dedication of all land below the 100-year flood plain elevation of 135 feet to the public for greenway purposes is required and shall be executed on City forms . 6. A hydrologic study shall be prepared by a registered engineer, including cross-sections and an analysis of the backwater curve at low and high flows . This report shall be submitted to the Engineering Division for review and approval prior to issuance of any permits . 7 . A geotechnical report by a soils engineer relative to the proposed filling on the site, for development thereof, shall be submitted to the City for review prior to issuance of an .. permit. 8 . The area shown on the site grading plan (Cooper Consultants, Inc . , 8/16/85) as "desired buffer area" shall be maintained in its natural state. A tree cutting permit 'gust be obtained from the City prior to cutting any trees over 6 inches in diameter which are within this area. 9 . The necessary permits shall be obtained from the Division of State Lands and the U.S. Army Corps of Engineers prior to the issuance of any permits . 10. This approval is valid if exercis_td within one year of the final decision date noted below. °. 10 r4 t JO. " PREPA ED BY: Keith Lidan APPROVED BY: William A. Monahan Senior Planner Director of Planning & Development (KL:pm;?116P) ti 1 BEFORE THE HEARINGS OFFICER 2 FOR THE CITY OF TIGARD 3 IN THE MATTER ) FOR A SENSI TIVE No. 4 ALLOW FOR ) - AND OVERFLOW SL 9 85 5 WITHIN THE 100-YEAR FLOOD PLAIN ; ) Mr. and Mrs . George Koeber and ) 6 Mr. and Mrs. Gale Nelson, ) applicants. 7 8 The above-entitled matter before the Hearings Officer a 9 the regularly scheduled meeting of November 14 , 1985 , at the Durhe 10 Waste Treatment Plant , in Tigard , Oregon; and 11 The applicant requests a sensitive lands permit to alit 12 for the placement of fill and overflow channel improvements withil 13 the 100-year flood plain of Ball Creek on property zoned I-P 14 (Industrial Park) , and located at 14864 SW 74th Avenue , property 15 more specifically described as Tax Lot 900 and 1200 , 2S1 12AC , Ci 16 of Tigard, County of Washington, State of Oregon; and 17 The Hearings Officer conducted a public hearing on No' 18 14 , 1985, at which time testimony, evidence and the Planning Depi 19 Staff Report were received; and 20 The Hearings Officer adopts the findings of fact and 21 conclusions contained in the Staff Report, a copy of which is at 22 hereto , marked "Exhibit A" and incorporated by reference herein; 23 NOW THEREFOR!! IT IS HEREBY ORDERED that SL 9-85 be au 24 hereby is approved subject to the following conditions : 25 1 . Construction of the proposed channel and site 26 e arthmoving shall not commence until after the Engineering Divi: Page 1 - SL 9-85 A 1 has issued approved public improvement plans. The Division will require 2 posting of a 100% Performance Bond and the payment of a permit fee . 3 Also , the execution of a street or construction compliance agreement 4 shall occur prior to , or concurrently with the issuance of approved 5 p_lp1ic improvement plans. SEE THE ENCLOSED HANDOUT GIVING MORE 6 SPECIFIC INFORMATION REGARDING FEE SCHEDULES , BONDING, AND AGREEMENTS . 7 2. Right-of-way for construction of the proposed overflow 8 channel shall be secured prior to issuance of any building permits 9 and prior to any site earthwork activity. 10 3. No work shall occur within the flood plain from October 11 1st through April 30th unless approved by the City Engineer. 12 4 . Prior to any channel work occurring , U. S .A. shall revie 13 and approve the improvement plans . 14 5. Dedication of all land below the 100-year flood plain 15 elevation of 135 feet to the public for greenway purposes is requi -ed 16 and shall be executed on City forms. 17 6. A hydrologic study shall be prepared by a registered 18 engineer, including cross-sections and an analysis of the backwater 19 curve at low and high flows . This report shall be submitteu to the 20 Engineering Division for review and approval prior to issuance of 21 any permits. 22 7. A geotechnical report by a soils engineer relative to 23 the proposed filling on the site, for development thereof , shall be 24 submitted to the City for review prior to issuance of any permit. 25 8 . The area shown on the site grading plan (Cooper G6 Consultants, Inc. , 8/16/85) as "desired buffer area" shall be De nn - CT_ Q.-,RS 111„ 1 maintai ned in its natural state. A tree cutting permit must be 2 obtained from the City prior to cutting any trees over 6 inches in 3 diameter which are within this area. obtained from the Division 4 9 . The necessary permits shall be 5 of State Lands and the U.S . Army Corps of Engineers prior to the 6 issuance of any permits. 7 10. This approval is valid if exercised within one year 8 of the final decision date not below. 9 DATFt)this_72.2_ y of December, 1985. 10 HEARIN = OFFICER 11 APP 'OVEDD/ + / 12 '13 :ETH ' O 15 1 16 17 18 A 19 20 21 22 23 24 25 J.H. SIGMUND CONSULTING ENGINEER RECEIVED CIVIL ENGINEERING LAND SURVEYING APR 2 _ 1998 LETTER OF TRANSMITTAL TO: !\'`> ZY-- �i S DATE: f-R'mi11-- 2�) 1 C p C 1 `( cce6 11 6,64A / V1--Ao,-)ov I 6 JOB NO: A-Z C� 1 3 / ZJ .5v,J LAI) PROJECT: N�-Sc)N/ :Trolv -1 (o 3 C-)-7 223 RER -A..? 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'ii ''' 1.- I ,;";:ifiil''il,:::".f'°°/''''''''';:::#:; 3t6..14.:*:,•-t..1: ' ''' ''' lr'•:44 4'1 t al,. �� .,...,. * t E Ir .. _ r iIii—'i tgt 4M.. _ .. r... . ,. ,.... .„. ....• IL �' _5. de" . '� pc t--.. ,,#G ,,,„ ,.' , .° e s�"- ■ i: , , r�,,,a*z`w.K*- dh { S"'titfa. fiFLL yak- > +neikry. , - i Nary CD \R cam,1 ( JdA (),400.4c5 © 64, mv.- SLtt- cfJS 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. uuuu UuUU 268Li • CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER - BY HEARINGS OFFICER 1. Concerning Case Number(s): SL 9-85 . 2. Name of Owner: Mr. & Mr. George Koeber & Mr. & Mrs. Gale Nelson 3. Name of Applicant: Same as above • Address 6700 SW 111th Ave. City Beaverton state OR zip 97005 4. Loc-,.tion c,f Property: • ` Address 14865 SW 74th Ave. Legal Description 2S1 I2AC lots 900 and 1200 • 5. Nature of Application: Sensitive Lands Permit allowing for the placement of fill and overflow channel improv.ments within the 100 year flood plain on property zoned I-P (Industrial Park). 6. Action: Approval as requested —37 Approval with conditions Denial • 7. Notice: Notice was published in the newspaper, posted at City Hall , and mailed to: XX The applicant 6 owners dX Owners of record within `he required distance yX The affected Neighborhood Planning Organization Affected governmental agencies .• 8. Final Decision: • F • THE DECISION SHALL BE FINAL ON December 30„1985 UNLESS AN APPEAL IS FILED. • The adopted findings of fact, decision, and statement of condition can be obtained from the Planning Department, Tigard City Hall, 12755 SW Ash, P.O. Box 23397, Tigard, Oregon 97223. ... _._._._--_-- 9. Anneal: Any party to the decision may appeal this decision in accordance with 18.32.290(A) and Section 18.3:.370 which provides that a written appeal , may be filed within 10 days after notice is given and sent. The deadline for filing of an appeal December 30, 1985. r n9 Ppeal is 4:30 P.M. , 10. Questions: If you have any questions, pleats call the City of Tigard Planning Department, 639-4171. • 0257P • r — — t • nnnn UUUU Lass 1 BEFORE THE HEARINGS OFFICER 2 FOR THE CITY OF TIGARD 3 IN THE .MATTER OF THE APPLICATION ) FOR A SENSITIVE LANDS PERMIT TO ) 4 ALLOW FOR THE PLACEMENT OF FILL ) No. AND OVERFLOW CHANNEL IMPROVEMENTS ) 5 WITHIN THE 100-YEAR FLOOD PLAIN; ) SL 9-85 Mr. and Mrs. George Koeber and 6 Mr. and Mrs. Gale Nelson, ap^licants. 7 8 The above-entitled matter before the Hearings Officer at g the regularly scheduled meeting of November 14, 1985. at the Durham 10 Waste Treatment Plant, in Tigard, Oregon; and 11 The applicant requests a sensitive lands permit to allow 12 for the placement of fill and overflow channel improvements within 13 the 100-year flood plain of Ball Creek on property zoned I-P 14 (Industrial Park) , and located at 14864 SW 74th Avenue, property 15 more specifically described as Tax Lot 900 and 1200, 2S1 12AC, City 16 of Tigard, County o' Washington, State of Oregon; and 17 The Hearings Officer conducted a public hearing on November 18 14, 1985, at which time testimony, evidence and the Planning Department 19 Staff Report were received; and 20 The Hearings Officer adopts the findings of fact and 21 conclusions contained in the Staff Report, a copy of which is attacheu 22 :'.ereto, marked "Exhibit A" and incorporated by reference herein; • f 23 NOW THEREFORt IT IS HEREEY ORDERED that SL 9-85 be and 24 hereby is approved subject to the following conditions: 25 1. Construction of the proposed channel and site 26 earthmoving shall not commence until after the Engineering Division Page 1 - SL 9-85 1 SCSOOO:N&MASd1 SINS W.NN NW d low MSlp Iwv. Orpao"MS I iNooApq I5611 1141..9.50'S!O a0 G 0000 0000 2585 1 has issued approved public improvement plans. The Division will require 2 posting of a 100% Performance Bond and the payment of a permit fee. 3 Also, the execution of a street or construction compliance agreement 4 shall occur prior to, or concurrently with the issuance of approved 5 public improvement plan.;. SEE THE ENCLOSED HANDOUT GIVING MORE 6 SPECIFIC INFORMATION REGARDING FEE SCHEDULES, BONDING, AND AGREEMENTS. 7 2. Right-of-way for construction of the proposed overflow 8 channel shall be secured prior to issuance of any building permits 9 and prior to any site earthwork activity. 10 3. No work shall occur within the flood plain from October 11 1st through April 30th unless approved by the city Engineer. 12 4. Prior to any channel work occurring, U.S.A. shall review } 13 and approve the improvement plans. 14 5. Dedication of all land below the 100-year flood plain 15 elevation of 135 feet to the public for greenway purposes is required 16 and shall be executed on City forms. 17 6. A hydrologic study shall be prepared by a registered 18 engineer, including cross-sections and an analysis of the backwater 19 curve at low and high flows. This report shall be submitted to the 20 Engineering Division for review and approval prior to issuance of 21 any permits. 22 7. A geotechnical report by a soils engineer relative to 23 the proposed filling on the site, for development thereof, shall be 24 submitted to the City for review prior to issuance of any permit. 25 8. The area shown on the site radin g g plan (Cooper 26 Consultants, Inc. , 8/16/85) as "desired buffer area" shall be Page 2 - SL 9-85 saroccI«..wsopi • •I 9$ W.w11$1.4. 3....,340 Mavenw..Q.Y.•17003 T.Igir".I503I NI•T$0 • 1 0000 0O02E8 'i I maibe ntained in its natural state. A tree cutting permit 6 inches in 2 obtained from the City prior to cutting any trees over 3 diameter which are within this area. • 9. The necessary permits shall be obtained from the Division 4 Engineers p Corps of Eng prior to the cb PA^I+. 5 of State Lands and the U.S. Army P C1 ged4s n kV 4( +413 � $ issuance of any permits. 7 10. This approval is valid if exercised within one year 8 of the final decision date noted below. 1985 9 DATED,this -.7/c7------of December, 1 10 HEARIN : OFFICER ti , • 11 APP'OVED/ • 13 • ....: Al! 111/. - :ETH 1• 15 . 16 17 18 19 1 20 1 1 21 l 22 j 23 24 25 26 pag, 3 - SL 9-85 SC.000I74•,• SO• N L.� SINS w Ary w1�Nd..$,.n.310 s...~,O..pI•7)OOS f.1Ml..m 15031 MI.79'7C • 1 . - nn.rv- nnn.n, 258 8 , • . U.UUL.i ,U Li LS STAFF REPORT A�ENOA ITEM 2.1 November 14, 1985 - 7:00 P.M. DURHAM TREATMENT PLANT CORNER OF HALL L DURHAM • • ion TIGARD, OREGON 97223 ,,.:i f. l A. FACTS 1. General Info-mation CASE: Sensitive Lands Permit (SL 9-85) REQUEST: To allow for the placement of fill and overflow channel improvements within the 100-year flood plain. COMPREHENSIVE PLAN DESIGNATION: Light Industrial ZONING DESIGNATION: I-P (Industrial Park) APPLICANT: Mr. & Mrs. George Koebcr OWNER same Mr. 6 Mrs. Gale Nelson 6700 SW 111th Ave. Beaverton, OR 97005 . LOCATION: 14865 SW 74th Ave. (WCTM 281 12AC, T.L. 900 and 1200) :'r. ; . 2. Background No other land use proposals have been reviewed by the City regarding this property. 3. Vicinity Information The properties to the north and !ouch are also zoned I-P. Seventy-fourth Avenue and tha Burlington Northern Railroad tracks he to the east and residentially zoned parcels (R-7 and R-12) are directly west. 4. S'te Information • The property is presently undeveloped and predominantly wooded. Fanno Creek meanders in and out of the parcel near the western property line iand Ball Creek crosses the northern half of the parcel from 74th Avenue to its confluence with Fanno Creek. The 100-year flood pain elevation in the immediate area is 135 feet. 0 • STAFF REPORT - SL 9-85 - PAGE 1 • . ?,i ', ,"S ::_,.a $S'-%,',. - ..'� ,•�99+f.:a.li �.,%'::'4 °j' ,i- ....•r''. - - • rx d • , , .r i . . • r• . nnnn nnnJ o � ' uuuLr . uvuu [,�7,0 . • . . • The applicant proposes to place fill within the 100-year flood plain to create one building site on each side of Ball Creek. An area of L. approximately 140 feet in width will be left in its natural state on • each side of Ball Creek. The channels for both creeks will not be • altered, however, an overflow channel is proposed for Fanno Cr••ek to 7 • compensate for the fill. 5 Agency and NP0 Comments ` The Engineering Division has the following comments: a. Because a sewer trunk line controlled by U.S.A. is located in the vicinity of the proposed overflow channel, U.S.A. should be given • • , an opportunity to review this proposal prior to construction. b. Fill and excavation work shouli not occur between October 1st and , April 30th because of potential erosion or flooding problems c A hydrologic study prepared by a registered er.3ineer including cross sections and an analysis of the backwater curve at high and low flows should he submitted for review before the issuance of • permits. d A geutechnical report prepared by a soils engineer will be necessary relating to the landfill areas prior to issuing building permits. M1. i , e. The necessary approvals must be obtained from the Division of , State Lands and the U.S. Army Corps of Engineers. The Building Inspection Division indicates that a civil engineer should • be involved to ensure the suitability of the fill areas for building • construction. • Tualatin Rural Fire Protection District has no objection to the proposal . , • • but notes that further review will be necessary when specific plans for the warehouse and office building are formul-ted. " •• , NPO NS has no objection to the application provided that all engineering +.'•:: .., '`'- requirements related to Sensitive Lands approval are followed and that • the developer retain as many Douglas fir trews as possible. B. FINDINGS AND CONCLUSIONS . • • Section 18.84.040 of the Community Development Code contains six criteria that must be addressed in order to approve a request within the ' 100-year flood plain • s ' 1. Land form alterations shall preserve or enhance the flood plain storage function and maintenance of the zero-foot rise floodway shall not result in any narrowing of the floodway boundary. M 2. The land form alteration or development within the 100-year flood . plain shall be allowed only in an area designated as commercial or - indi.atrial on the Comprehensive Plan Land Use Map. . STAFF REPORT - SL 9-85 - PAGE 2 • . r m v,rrrn 215 O0) • UUUUuu K • • • • 3. The land form alteration or development is not located within the floodway. • 4. The land form alteration or development will not result in any increase in the elevation of the zero-foot rise floodway. 5. The land form alteration or development plan includes a pedestrian:/bicycle pathway in accordance with the adopted pedestrian/bicycle pathway plan. 6. The plans for the pedestrian/bicycle pathway indicate that no pathway will ne below the elevation of an average annual flood. • Although some additional information will be necessary, the Engineering division is satisfied that no encroachment or development will occur • within the zero-foot rise floodway. The property is zoned I-P and this proposed land form alteration is appropriate. The proposed grading plan • will allow for the installation of a bicycle/pedestrian path at a later date. The City has not required the installation of the path when it would represent an isolated segment without any legal access. The City has a policy of requiring the dedication of the F.anno Creek 0 flood plain for open space purposes. In commercial and industrial zones, the City requires the dedication of all land which remains within the IOC-year flood plain after a plan for modifying the flood plain at boundary is approved. Policy 3.2,3 of the Tigard Comprehensive Plan supports this greenway dedication requirements. • C. RECOMMENDATION }, • Based upon findings and conclusions noted above, the Planning staff • recommends approval of SL 9-85 subject to the following conditions: 1. Construction of the proposed channel and site earthmovina shall not commence until after the Engineering Division has issued • a approved public improvement plans. Tha Division will require posting of a 100% Performance Bond and the payment of a permit fee. Also, the execution of a street or construction compliancy � ^ agreement shall occur prior to, or concurrently with the issuance of approved public improvement plans. SEE THE ENCLOSED HANDOUT • GIVING MORE SPECIFIC INFORMATION REGARDING FEE SCHEDULES, BONDING, AND AGfi',MENTS. 2. Right-of-way for construction of the proposed overflow channel shall be secured prior to issuance of any building permits and 4 prior to any site earthwork a'tivity. • 3. No work shall occur within the flood plain from October 1st through April 30th unless approved oy the City Engineer. 4. Prior to any channel work occurring, U.S.A. shall review and approve the improvement plans. STAFF REPORT - SL 9-85 - PAGE 3 _V� 0000 . UUUU �j -1 1 • • • . 5. Dedication of all land below the 100-year flood plain elevation of • , d 135 feet to the public for greenwa� purposes is required and shall • be executed on City forms. • 6. A hydrologic study shall be ,.repared by a registered engineer, • including cross-sections and an analysis of the backwater curve at . * , . ' low and high flows. this report shall be submitted to the Engineering Division for review and approval prior to issuance of • any permits. 7. A geotechnical report by a soils engineer relative to the proposed - • • - filling on the site, for development thereof, shall be submitted . . to the City for review prior to issuance of any permit. • . . 8. The area shown on the site grading plan (Crlper Consultants, Inc , 8/16/85) as "desired buffer area" shall be maintained in its natural state. A tree cutting permit must be obtained from the • City prior to cutting any trees over 6 inches ir diameter which are within this area. 9. the necessary permits shall be obtained from the Division of State Lands and the U.S. Army Corps of Engineers prior to the issuance of any permits. 10. This approval is valid if exercised within one year of the final deci!ion date noted below. • a• ' 17e/X0,4‘)1 .4°14 . ' PkEPA E : Keith Liden APPPOVED BY: William A. Monahan Senior Planner Director of Planning 6 Development •� pment - • p - (KL:pm/2116P) . s r' I. Y STAFF REPORT - SL 9-85 - PAGE 4 ;{� ;r •• . 07/23/98 08: 14 $503 6544 7297 CITY OF TIGARD I ]001 *** ACTIVITY REPORT :seta ***** :********5**S:5*:f:***a*a TRANSMISSION OK TX/RX NO. 5210 CONNECTION TEL CONNECTION ID START TIME 07/23 08:09 USAGE TIME 04'17 PAGES 8 RESULT OK • • Dale *of g ate . Post-it'Fax Note 7671 gages TO YYib.. r FromGe ,� .• Co./Dopt. t...4 ,r r f dF�;, r� �y Phone# Ct `! 3`T/y I Phone* Fax a q I v r 3 Fax* O r �4 CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER - BY HEARINGS OFFICER 1. Concerning Casa Number(s): SL 9-85 2. Name of Owner: Mr. 6 Mr. George Koeber d Mr. b Mrs. Gale Nelson 3. Name of Applicant: Same as above Address 6700 SW 111th Ave. City Beavercoa Stete OR tip 97005 4. Loc-Ition of Property; • Address 14865 SW 74th Ave, Legal Description 251 12AC lots 900 and 1200 5. Nature of Application; Sensitive Lands Permit allovin for the placement of fill and overflow channel im•rovlments "tthin the 100 tar Iaod .lain an property toned I-P Industrial Park _ 6. Action: Approval as requested Approval with conditions Denial 7. Notice: Notice was published in the newspaper, posted at City Hall and mailed to: JQ( The applicant 6 owners M_ Owners of record within 'he required distance m. _.o. The affected Neighborhood Planning Organization Affected governmental agencies • S. Final Decision: THE DECISION SHALL BE FINAL ON December 30,x1985 UNLESS AN APPEAL IS FILED. r , • nnr) n nnnn � 5 �� . • uuuu uuuu1 Ior 1nspa•ct inns c.i11 b19-61i5 :.ITY OF TIGARD 639-4171 DATE �y�/9_____ BUILDING PERMIT Box 21J9;, i Il;..rd OR 97223 TAXMAP-z?"-/�' 1NO. ono SLJ8O VIsloH ""�, - OW1;st !J, rte,ccrr-� -r _ IL•r•L'5.oN JOBADCRESS .1 Ul b6- ----- r `f , , • BUILDER —. _____i i r'.2 rani 1-,rv-a,:ra r • 'AL STATEREG.NO. EXP.DATE • ,.,ul s••„,P„t 6 4/ ti .-i ;'....$1j.--------- - ARCHITECT - — PHONE — — OTHER ' STRUCTURE 0 NEW 0 REMODEL 0 ADD!TIOF. 0 REPAIR 0 MOVE OTHER C3 DEMOLITION R • - I U ^ESIDENCE 0 COMM 0 EDUCATION 0 IND 0 RELIGIOUS ❑ACCESSORY D GARAGE 0 OTHER 0 FENCE OCCUP%•NCY LAND USE ZONE -A.P BLDG.TYPE FIRE ZANE PLAN CHECK BY HEAT _. `r=T^c-%-:, I- .•1!p P J2 , 1 Y �C'n G LA - x•� s car= F: v- . n e- T,".CL..,., --r- 2 /.r-`,1'4( i t-• n 1- `--L '9 `-'V • • - • -r• rr•-t r.1 r I.- , •r p-r , c •-.i- ,,j- T)/? T " r C%.r+��te.i 4 .- "• SEWERPERMITs a. - _ .- -+.. ,a. - A= rMrnii ■ E O .LOAD - ----PLOORtOAO- _. HttOHY- ir0.'3'YOAiE6-----A t*----NO.BEDROOMS-- - VALUE-- 6U/WING DEPARTMENT SETBACKS FRONT REAR LEFT SIDE R,GHTSIDE * °•.•^+II /`t 4 THIS PERMIT IS ISSUED SUBJECT TO THE REGULATIONS CONTAINED IN THE BUILDING CODE.ZONING • REGULATIONS ANO AU.APPLICABLE CODES AND ORDINANCES,AND IT IS HEREBY AGREED THAT THE ' - • Pw+Ch.ck WORX WILL SE JONE IN ACCORDANCE WITH THE PLANS AND SPECIFICATIONS AND IN COMPLIANCE • • • ` WITH AU.APPLICABLE CODES AND ORDINANCES.THE ISSUANCE Of THIS PERMIT DOES NOT WAIVE ' Pi.CIL Fire - RESTRICTIVE COVENANTS.CONTMCTDR ANU SUB CONTTU1CTl1*S TO HAVE CURRENT CITY BUSINESS —a—E-'TAXPER MRB.SEPARATE PERMITS REOUIREO FOR SEWER,PLUMRINOANunL/n4G. t---- Till // -Y.+ SOC- • Total _ - _-< APPLICANT OR AGENT ■ POCI ` I, L8a1.DUO , ! •••c• RauIDI No. ADDRESS PHDHE • - IssuW 8y Appro.W By 'OC - N.. 4 ' EWER CONNECTION S -td` /!J. # EWER INSPECTION `I , i''•t 4(. • t • EWER SURCHARGE S • • }.. �• i i i:'°4 �.f3a,N^vJ=^Y•t*.r ,i,T.'! .A�: 7•,.,• ..'..ii.', n °',., R.^rte,. F• . — ---------- — — `' Wig_ sr- • nnnn /nnn r , + 5 '' UUUU VU U � VjO] 2 ` y , • • t CITY OF TIGARD STOP WORK OR R BUILDING DIVISION 13125 SW HALL BLVD.,TIGARD ' fjj, uY {•-I(rw �(a()all a lI 6394171 e JOB ADDRESS: ? S l,�J y — #: N/At , OWNER: — -- —CSNTRACI'OR: Inc) LI YOU ARE IN VIOLATION OF THE FOLLOWING: w I :Aepo f7// G//7/9 .fid /Q/Pf/7 x/74/7 71-/I/ �15i IkE.�� /s g1-60 DIET/G.!/) ..7,f 0 / AND HEREBY,NOTIFIED THIS � DAY OF .71/.4./e- 19 1. AT � M. THAT NO MORE WORK SHALL E DONE ON THESE PREMISES UNTIL THE ABOVE VIOLATION HAS BEEN CORRECTED AND VERIFIED BY THE CITY. CORRECTIONS SHALL BE MADE WITHIN S' • LAYS OF THE ABOVE DATE. FAILURE TO COMPLY WITH THIS NOTICE WILL RESULT IN THE ISSUANCE OF A CIVIL INFRACTIONS SUMMONS. • /, • NOT REMOVE THIS NOTICE- 7 ,! BUILDING INSPECTOR • t./ - • • 1 • . n rare rr , cr i uuu • uuuu LJLJ 2 r • • MEMORANDUM CITY OF TIGARD TO: Don Bohn, Code Enforcement Officer June 27, 1991 FROM: Greg Berry, Utilities EngineerWe SUBJECT: 14865 SW 74th In response to your request dated June 24, 1991, I investigated the fill at this address. I understand that there were complaints • , about filling within the floodplain or wetland in violation of • Division of State Land Permits and City Sensitive Lands Permits. The fill was permitted by SL 9-85 that required the construction of • an overflow channel for Fanno Creek within the floodplain. This permit al'.o required a hydraulic and soils report as well as dedication of the floodplain. All work required by this permit has been completed except for the dedication of the floodway. The owner tells me he plans to dedicate the floodplain once all site improvements have been completed. He expects that this work will be completed within a year. • ' All recent work has been confined to upland areas, consequently • there is no violation of the DSL or Sensitive Lands Permit. Moreover, all of this work is exclusively regulated by the fill permit. The Sensitive Lands Permit file did not contain a fill permit, but the owner assures me that he has kept the originally issued fill permit in effect. The contractor and the owner have stated that the purpose of the current work is to complete the fill as shown on the Sensitive Lands Permit and the fill permit. On June 26, 1991, Carl Vieweg and I met with the contractor on the site. He pointed out the one ._, load that had been dump onto the site and said that all other work was limited to grading in preparation for more fill to be placed on the _i__- He also explained that the purpose of the rocks along the heel of the slope along the creek was to control erosion. We also noted that brush and similar material api,cnrcd *n be under the • toe of the fill along area desi ?nated on the plans as a natural area to he preserved. After reviewing tha Sensitive Lances Permit file, viewing the site, and speaking with the owner and the contractor, I recommend that A the Building Division review the fill permit to determine if it remains valid, that inspection of the fill is being conducted as • required in the soils report, and that erosion controls conforms to �I current ,:`andards. If I can be of further assistance, please call. c: Randy n'ooley . F d;lCD..-d5-c. •' - ' !. • . . • . •n nip rinn o 4141. : �h as �, • 1.441. Public Notice US Amy Corps of Engineers of Application Portland District Regulatory Branch for Perrriit ' P.O. Box 2946 Portland, Oregon 97208-2946 PUBLIC NOTICE DATE: 15 October 1985 4r CLOSING DATE: 15 November 1985 • 10-DAY NOTICE REFERENCE NUMBER: 071-OYA-4-006267 (Fanno Creek - Fill) Mk, 1.1.1=1.11.1111■1111111.111M •• I Interested parties are hereby notified that application has been received for a Depart- went of the Army permit for certain work in waters of the United States, as described r below and shown on the attached plan. APPLICANT: George Koeber and Gale Nelson 6700 S.W. 111th Avenue Beaverton, Oregon 97005 (503) 641-1901 r LOCATION: Fanno Creek, River Mile 2.4, in Washington County, at Tigard, Oregon. . ` WORK: ' a. Remove 3,600 cubic yards of material to create an overflow channel for flood • - - management purposes. The excavated material will be disposed of at an approved upland :y site. • •D - b. Place approximately 18,500 cubic yards of fill, 3,680 cubic yards of which will impact 0.31 acres of forested wetland. c. No fill or removal will occur within Ball or Fanno Creeks. A buffer zone of 40 . feet on either side of Ball Creek will be maintained in its natural state, except for limited pedestrian access. PURPOSE (Per Applicant): To provide an elevation above the 100-year flood plain for construction of an industrial complex. } ADDITIONAL INFORMATION: Additional information may be obtained from Don Kliewer, ' Cooper Consultants, Inc. , 11675 S.W. 66th Avenue, Portland, Oregon 97223, telephone • ;503) 639-4914, or Jerome Simpson, Project Manager, or Dana Siegfried, Environmental , . Specialist, Portland District, U.S. Army Corps of Engineers, P.O. Box 2946, Portland, ,< Oregon 97208-2946, telephone (503) 221-6995. a '•-) `? a . ; e s S a 3, Fr �$ �t`•3Y t YY NPD 16C Fell Si � 1Xi.41 .t a - . K! • ♦ ` 4 4 ..•.04S A n "...t -?4,- , 41■'C, a ."S f .» , •S` 4 ..� - • 4141. *� _ ;'R` f 'M • • • nnn uuuu UUUU 2683 . . . • . . . • • CITY OF TIGA RD • February 19, 1987 OREGON 25 Yeors of Service 1961.1986 Mr. a Mrs. George Koeber Mr. a Mrs. Gale Nelson 6700 S.W. 111th Avenue Beaverton, Oregon 97005 Re: Sensitive Lands Permit I SL-9-85 Dear Permit Holde;-s: This letter is rr,garding the red tag I placed on your project at 14865 S.W. 74th Avenue on February 19, 1987. Enclosed is a copy of the requirements that you were to do before you started any work on your site. When these items have been taken care of you may then precede with the site work. Thank you, R.L. Thompson Public Works Inspector RT/mj 6v(j -2?/- QU2y Builder of fine , 1 r GAte ,vex U`i✓ :5015 S''■oun,„n Rind•' e,t Linn,OR 97061•501 6111 6776 KAZEBEE • NELSON CO. • 13125 SW Hall Blvd.P.O.Box 23397,Tigard.Oregon 97223 (503)639-4171 • } • �,. . /.do / :S133HS 59-17-8 :31A1 /VQ57 ,VJ.15PAN't7 " 140 NO 031,0 3iYIS NW-OWNS."( A anO3 fray' CUIVVLL y330.2 ONNIKW .•• ••■••=nr■4.v../no. v. 1.10 ...sm... • 0-7 eer• r Z•be• ••• /1., •• ..•.•-• -14.,11;r1. 1. I •••••••• it• o It,: .•6 d I • Ow. ■■•• r • "•••• • • •••• 1:••'e 11 4 I - .011.••I • • = •'1 '' N ' i.".".. 'N....A; .1 t..../ •• 1......... .........___4....r.....,.. ..0••.- _...... 3...d....6:L •' '''' \\..--(/ i .../.....0 ..,..,,C.•.: / , 41...•V...d. . .1 .............. /V ••• •I• / / '`..•- ! .. . • .- .10,' 2 ,/ .......0:7.a. : • • •L.-...j-1"- 16.0 1-3• - a-1 ) u••-;i• ." 1 • •••••• ••••• ■ •1.• 4 ,ITTIVW4.31k nn nn nnnn � �C �� +-i . . LUL UU LJULIU L. • • de- -4 Department of Environmental Quality • 522 S.W. 5th AVENUE. P.O. BOX 1760, PORTLAND, OREGON 97207 PHONE (503)229- . 358 • • Victor Atiyeh #1. ' Governor P1'£LIC NOTICE al 0 • • The following shall constitute public notice by the State • of Oregon that the Department of Environmental Quality, pursuant to the requirements of Section 401 of the Clean • Water Act of 1977, PL 95-217 has been requested to certify that there is reasonable assurance that the project described in Corps of Engineers Public Notice No.Ot-DYA-4- 006267 will not violate applicable water quality standards. Comments regarding possible water quality effects �f the proposed project shall be sent within 30 days to the Department of Environmental Quality, P. O. Box 1760, Portland, Oregon 97207. • • • • •r=.! z T � r,.73..1 e�' {Y {"�5. y3"u " " t { :'r ._ .__ t , :�•6 .d. 4 • 7 n in 11 n rT.r., n I-I .ar, 13 3 .. .. 1 • . . ' . NPPOP-R-1 PN-006267 R • AUTHORITY: This permit will be issued or denied under the following authority: Section 404, Clean Water Act (33 U.S.C. 1344), for discharge of dredged or . fill material into waters of the United States. SPECIAL CONDITIONS: The requested permit, if issued, shall be subject in part to the following conditions: a a. All construction debris shall be disposed of on land in such a manner that it cannot enter the waterway. • . b. Care shall be taken to prevent any petroleum products, chemicals, or other • deleterious materials from entering the water. , c. Slope of riprap, bank, or excavation shall be no steeper than 2 feet horizontal to 1 foot vertical. td. All areas along the bank, disturbed or newly created by the construction activity, shall be seeded, sodded, revegetated, or given some other equivalent type . • of protection against subsequent erosion. • WATER QUALITY CERTIFICATION: A permit for the described work will not be issued • until certification, as required under Section 401 of the Clean Water Act (P.L. ° 95-217), has been received or is waived from the certifying state. Waiver will be deemed to occur if the certifying state fails or refuses to act on the request for certification within 45 days. Attached is the state's notice advertising the • request for certification. SECTION 404(b)( 1) EVALUATION: The impact of the activity on the public interest f,Tr ;:,. • will be evaluated by EPA guidelines, under authority of Section 404(b)(1) of the ' , . ' Clean Water Act. ' •s `: , _;'-•_* PUBLIC HEARING: Any person may request, in writ ir within the comment period 4, mr -.le speci'ied in this notice, that a public hearing be held to consider this . application. Requests for public hearings shall state, with particularity, the • reasons for holding a public hearing. ENDANGERED SPECIES: Preliminarily, the described activity will not affect endan- gered species, or their critical habitat designated as endangered or threatened, • under the Endangered Species Act of 1973 (87 Stat. 844). Formal consultation under .-- 'e Section PLA oIN the Et M EiNs T: not E vraelquuaitreon for the ddeessccrriibd aaciviivtiyt.y , ,, pformance with appropriate State or local flood plain standards; consideration of alternative sites and methods of accomplishment; and weighing of the positive, (; concentrated and dispersed, and short- and long-term impacts on the flood plain. a , / CULTURAL RESOURCES: The property described is not a registered or eligible prop- „- ...01 erty in the latest published version of the National Register of Historic Places. , w 2 . :" � U1..1U �IJU � � � J . r 1 A .. , - _ J+r • . a NPPOP-R-1 006267 •• EVALUATION: The decision whether to issue a permit will be based cn an evaluation • of the probable impact including cumulative impacts of the described activity on • ' the public interest. That decision will reflect the national concern for both pro- tection and utilization of important resuvrces. The benefit which reasonably may • be expected to accrue from the described activity most be balanced against its reasonably foreseeable detriments. All factors, which may be relevant to the * described activity will be considered including the cuilative effects thereof; . among those are conservation, economics, aesthetics, general environmental con- • cerns, wetlands, cultural values, fish and wildlife values, flood hazards, flood plain values, land use, navigation, shore erasion and accretion, recreation, water • supply and conservation, water quality, energy needs, safety, food And fiber pro- . duct ion, mineral needs and, in general, the needs and welfare of the people. r ADDITIONAL REQUIKEMENTS: State law re,uires that leases, easements, or permits be • obtained for certain works or activity in the described waters. These State ` requirements must be met, where applicable, and a Department of the Arry permit suet be obtained before any work within the applicable Statutory Authority, previ- ously indicated, may be accomplished. Other 'ocal governmental agencies may also have ordinances or requirements which must '• satisfied before the work is accom- 4 plished. • Comments on the described work, with the reference number, should reach this office no later than the expiration date of this Public Notice to become part of the record and be considered in the decision. , Fr .1 4, 1 ''''...171,;.��' � S i" �i „*="t` :,, _ ,•"si x le i - t. _. ,fit �. ,..,..1„.... . s, F --44--,..4 Vii•.+ `fry . �. : rye-_ rt v .. ..' II ZHYit •r • rm�A 1, } • *,, • crap nnnn Ds � s uuUU . ULJUU L • • • • • • S aa.:•, • Department of Environmental Quality 522 S . 5th AVENUE. P O BOX 1760, PORTLAND. OREGON 97207 PHONE (503)229- 5353 • yY Victor Atiyeh r. Governor I ":'"` ' • • • PUBLIC NOTICE • The following sh..11 constitute public notice by the State • . • of Oregon that the Department of Environmental Quality, pursuant to the requirements of Section 401 of the Clean . Water Act of 1977, PL 95-217 has been requested to certify that there is reasonable assurance that the project described in Corps of Engineers Public Notice No. 071-0vA-4- • • 906267 will not violate applicable water quality standards. Comments regarding possible water quality effects . of the proposed project shall be sent within 30 days to the Department of Environmental Quality, P. O. Box 1760, Portland, Oregon 97207. • • • • Jr I E Rik ' _ ; n.4 , , 3s '4 4 \ �; $ L"".�y, r �} � .r t}. _t • nnnn nnri.-11 ' n • uuuu uuuu L iii. �u TELEPHONE NF,NOGRAM CITY OF TIGARD/BUILDING DEPARTMENT REASON FOR CALL/SUBJECT MATTER: • DATE: 9-6- ?/ TIME: ? U PHONE NUMBER: 7CJ I ciUZ L� PERSON SPOKE TO: 34.0 f''Q.: ADDITIONAL DOCUMENTS • JUL-28-99 WED 18 :39 ' AND TECH INC 503 291 1613 P. 01 J.H. SIGMUND CONSULTING ENGINEER, INC. CIVIL ENGINEERING LAND SURVEYING July 27, 1999 MARK ROBERTS Planning Department City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 Re: Fanno Creek Business Park/KNHS Warehouse 14865 S.W. 74th Avenue SDR 98-0019 Dear Mr. Roberts, Thank you for your call today regarding the above noted project. Per our discussion, I have reviewed the Conditions of Approval and offer the comments, by condition number, as follow: 1. A revised Landscape Plan has been submitted. The 114,200 square foot(SF) lot will have approximately 69,700 SF(61%) of hard surface and the remaining 44,500 SF (39%)will be landscaped or remain in its present state. 2. A revised landscaping plan has been submitted showing then required screening. 3. The revised landscape plan shows parking lot trees to the extent possible considering the approved building plan. 4. Revised building elevations have been submitted. No rooftop mechanical equipment will be used. This obviates the necessity for screening. 5. The revised landscape plan shows the street trees with the size as planted within the right- of-way of S.W. 74th Avenue. 6. The revised site plan shows a parking space adequate for up to 20 bicycles. The Owner has selected to provide parking racks for 3 bicycles. A detail of the preferred model (Thor-Rax TB 3)is included as a part of this transmittal for attachment to the approved plans. 7. The revised site plan does not show any vertical separation between the parking areas and the walks. The at-grade walk was selected because of the many doorways on the exterior of the building. These doorways are spaced so closely that the ADA access requirements would not allow a reasonable flat, elevated area in front of the office doors. Wheel stops (Bumper Curb) are 8835 SW Canyon Lane, Suite 402 Phone: 503-292-5825 Portland, Oregon 97225 Fax: 503-291-1613 • JUL-28-99 WED 18 :40 ' 4HD TECH INC 503 291 1613 P. 02 to be installed to prevent vehicles from entering the walk areas. A detail of these wheel stops and their placement is included for attachment to the approved plans. 8. The revised plan , as submitted shows the riparian setback boundaries as established by CaswelUHertel Surveyors, Inc. No construction activities, with the exception of installing erosion control silt fencing, is scheduled within the riparian setbacks. No trees are scheduled to be removed as a result of construction. 9. The Owner has obtained a letter from the franchise hauler (Pride Disposal) approving the refuse pad location and design. The letter will be submitted to the City for approval separately. 10. No development activities are scheduled within the Riparian Setback Area(RSA). The Owner will direct the Surveyor to delineate the RSA and will fence it to insure compliance. 11. The required improvements within S.W. 74th Avenue are complete 12. The dedication of additional right-of-way for S.W. 74th Avenue has been given to the City. 13. The required improvements within S.W. 74th Avenue are complete. 14. An on-site Water Quality Facility is included as a part of the construction plans. Calculations have been submitted to the City for review. Please do not hesitate to call if you have any questions or comments. Thanks again for your assistance throughout the course of the project. Sincerely, ' G 1 N E (`';�. c i .n II c...__c_ Ott �� � ,. , , Sigmund PE, PLS ,,. ,, . ; =y, SIGyt JUL-28-99 WED 18 :41 ' AND TECH INC 503 291 1613 P- 03 * _UN 1.........4P. :1,,,..'J.`•�•. 1 U •r .,,>3,.46 ,Y. 1 N • Zk N 1 LL HKUM l 1 tl: 1 �Id3 FjbbY Y. Id4•• • �1t�� CREA�IV PIPS, INC. t. . • 2632 SW Sherwood pl ive Portland, Oregon 97241 - t : : 800-644-8467 Fax 503-223-6378 , a Specification8 40 steel pipe(other diameter pipe can be i used•'upon customer request). ■ Manufacturer: •: 2. Stainless Steel • AU Thor-Rax bicycle racks are fabricated Optional stainless steel racks are made .. . using a hydraulic pipe bending machine and from;ASTM A312 Schedule 40 TP 304 : rnar�drel specifically tooled fot'this purpose• stainless steel pipe with#4 satin finish. All bicycle racks atf manufactured by ' . ' Creative Pipe.Inc.TMin Portland,Oregon. . a Finish: . • . 1.1191-dip Galvanized 4 Bicycle Hack Length • Galvanized versions of Thor-Rax racks are ,,. . • • . . • hot dipped',galvanized subsequent to ',E;' N In fabrication. : .f:••. 11] . 5 5 7 m 1 7 $ • f 6 7 6 I 2.Polyest r Powder Coat �' • in the powder coating process, resin is ms : , , , , is , ground into a fine powder,electrostatically pi. sprayed on the metal surface acid baked. ' ' Powder coaled versions of Thor-Rax racks ' are cleaned prior to the powder coat M ..,; Ca , : r • : 1 . s 6 7 , 11 10 n ,z ,a application wing the phosphate method. a „ F in electrostatically sprayed with a polyester H.. powder coat to a thickness of 6 to 8 mils, Model #of :• . and baked in alt oven at.400°Fahrenheit for # : Bicycles Height ••• Length 40 ntirtutes. The end result.is a chip,crack, TB 3. 3 36": 14" cortvsioit and fade resistant finish far more TB 5 5 • :36". ..• 38" durable than standard liquid paint. This • TB 7 7 , • :36";. • . 62" process'also pillows fora wide range of l',;' ---•P TB 9 9 36" : 80" cal'ois,:gliosses and textures • TB 11 11 • .36" . HO" . . • TB 13 13. • . :36" 135" 3; • • lnStalfation :.: • 1.Standard Embedded Anchor Mount m Thor-Rax a .bicycle racks'are embedded 8" to 11,;".-' - libli I • : a maximum of 10-1/4"underground, Before applying a finish each leg of the rack is drilled 3"above the base and fitted with a 'w y . I 4, : OTT a 11 7 ■ II to ,I 13 6"long,7/16".diameter:steel cross bar. t• I This cros3 bar is welded into place.lies : hor17ontally,and acts as an anchor. i Model #of ,2.Optional Flanged Surface Mount , :•; # . .. .Bicycles Hei36ght" • Len24gth" Thor-Rax bicycle racks are fitted with a pre- ilk[4 4:' drilled steel flange prior to the application • /EH 8 8 • 36" 64" of the Fnish. This flange is welded to each 4` • . •. 1,01 I2 12 : : 36" 105" leg of the bicycle rack and accepts l/2" . ' ' stainless steel bolts(included). . i Material: a Deivery Time•it 1. Galvanized>tn¢Forties Coated . Please allow 2 to 4 weeks from the receipt l All Thor•12ar biCyr le racks.are constructed of the order. Special order colors may take of 2-3/8"0.17.ASTM(,154".wall)Schedule longer.•I: _ . ' JUL-28-99 WED 18 :43 LAND TECH INC S 0 3 291 1613 P. 04 BUMPER CURB ECOLOGY BLOCK ,--(2)-Pinning Holes GUARD POST w/(2)-1/2"x 18"Long Rebars Included '''e ,,� 6" 2'1, 6'-0" ' '<- h.. Lift Hole---\ 9" 1'-0" '''''.‹, 2'-0" 2"\ 6" 6" BUMPER CURB /-- '' O 7" 6'-0" LONG ..), 290 lbs. 1 4" \ �G\/ t0" GUARD POST 6'-0" LONG 400 lbs. r-Lift loop 6'-0" 6'-0" 1 441 4111111111111110 _ J\ 2'-0" ECOLOGY BLOCK y 3,600 lbs. / Interlocking Keyways for Stacking Alhhilh■ `rY 2'-0"• MI5UTILITY VAULT PO Box 323 Phone(503)682-2844 Wilsonville,Oregon 97070-0323 Fax(5031 682-2Rc7 'ITEMS SHOWN ARE SUBJECT TO CHANGE WITHOUT NOTICE. JUL-28-99 NED 18 :43 ' AHD TECH INC 503 291 1613 P. �5 4 EN 4� SIDEWALK 4 4 / �. 1.5' •CONC WHEEL STOP \ 10 \ in cu U d 18' ce • v 8.5' 1 WHEEL STOP LOCATION DETAIL J.H. SIGMUND CONSULTING ENGINEER, INC. 8835 S.M. Canyon Lane, Suite 402 Portland, Oregon 97225 (503) 292-5825 (PHN) (503) 291-5813 (FAY1 5-pie9sP---o A'i Pride D x� ,� {.A Co. Fa)C pc---------, Tot C4y 0-t_ t J Ct p�y1 Front; . Ftua aid 4-72-9 7 Data 7- T-- ' rhos.' Pest / Rot Attw: /1/1 OVS•k g ❑ Urry.nt ❑ For Review 0 Please Comment 0 PM.o..Reply 0 Ploss.R.oyol. TELEPHONFt(803)8 177 , 6ifri,yP —< FAX 0 (503)8258179 •Coro nonta ) L/ b C c °- 4' , r L.),),,r s 1 .. . 4,_ 1 wt- - i7 '1>-14-- ` 15 ft' 5 Iv 1,4pri.a.,q- fr 24.4 lArt,.‘,..L der,„44,,d--41 4-4 4°14/k r T.ti. 4.1,-,...„- k. tio-14., , L.:42* i dfri7 .. 4 N STATE OF OREGON RETURN RECORDED DOCU'"NT TO: SS CITY HALL RECORDS DEP, 4ENT, inty of Washington CITY OF TIGARD I, Jerry SW Hall Blvd. ment an.y. nr, �'�-.`�- of Assess- 13125 +o Tigard,OR 97223 Clerk fort R , rtrtfy th t the wit r 441 eceived aondnre •r�, isgtzaF. :,dfd= of said* CORPORATION File No. SDP- Ooo l� !, o r ireetor of s-. i m axation,Ex- CI `. •>;c• y Clerk Doc : 99103237 Rect: 239307 21.00 DEDICATION DEED 09/03/1999 09:44:42am FOR ROAD OR STREET PURPOSES -->\1w5 t 1.1Gu31 does hereby dedicate to the public a perpetual right-of-way for street,road,and utility purposes on,over,across, under, along,and within the following described real properties in Washington County,Oregon: Attached Exhibit"A" To have and to hold the above-described and dedicated rights unto the public forever for uses and purposes hereinabove stated. The grantors hereby covenant that they are the owner in fee simple and the property is free of all liens and encumbrances, they have good and legal right to grant their right above-described, and they will pay all taxes and assessments due and owing on the property. The true consideration for this conveyance is $ 0.00 . However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IN WITNESS WHEREOF,I hereunto set my hand on this 2 2 day of , 19 °V9 11( H S DeVEi-ari'-t ENT c.00urpfAvy 4 �y Name of Corporation Signature x62-.67t S. -16XID,010 RD Si 4i'7 Address Title nthee At.,9 a /t2 i 70 4.-7-- Signature Tax Statement Mailing Address(if different from above) Title STATE OF OREGON ) )ss. County of Washington ) This instrument was acknowledged before me on ( �,1 -7.� /W7 (date)by J ' ' 4 c( r.�/S n (7 (name(s)of person(s))as r (type of authority,e.g.,officer,trustee,etc.) of kAi H$ Vie-ve/3.p„-,e rd (';, (name of party on behalf of whom instrument was executed). �.►?'', OFFICIAL SEAL BEVERLY A.EAR-DAN I o 's Si natu 1 � NOTARY PUBLIC-OREGON g '" COMMISSION NO. /47 My Commissi Expi :�� �( .2) r MY COMMISSION EXPIRES OCT.22,?_0"0 L -tt% Accepted on behalf of the City of Tigard this 12 day of A07-) 4"- , 19 91 City Engineer IIENGIPUB-FORMIROWDE-CO.DOT • J.H. SIGMUND CONSULTING ENGINEER, INC. CIVIL ENGINEERING LAND SURVEYING EXHIBIT "A" A portion of that certain tract of land in the Northeast quarter of Section 12, Township 2 South, Range 1 West, of the Willamette Meridian, in the City of Tigard, Washington County, Oregon, described in that deed to KNHS DEVELOPMENT COMPANY, an Oregon Corporation, recorded as document No. 99047852 in the Washington County, Oregon, deed records, said portion being more particularly described as follows: Beginning at the Southeast corner of said KNHS tract, a point 20.00 feet westerly of the centerline of S.W. 74th Avenue, thence, along the south line of said tract, S89°46' 10"W, 10.01 feet to a point which is 30.00 feet from the aforesaid centerline, when measured at a right angle; thence, parallel with and 30.00 feet from said centerline, N 02° 09' 00" W, 255.11 feet to the North line of said KNHS tract; thence, along said North line, East, 10.01 feet to the Northeast corner of said tract; thence, along the East line of said tract, S02° 09' 00"E, 255.07 feet to the point of beginning Containing 0.059 Acres, more or less. REGISTERED PROFESSIONAL LAND SURYEYOR A lis, O '4- ON 1976 1ULIUSj IGMUND, 4111r ' 1049 7 (P/)3 /00 8835 S.W. Canyon Lane, Suite 402 Phone: 503-292-5825 Portland, OR 97225 Fax: 503-291-1613 ).11. SIGMUND CONSULT1iNG ENGINEER, INC. CIVIL ENGINEERING LAND SURVEYING EXHIBIT `B' -in \ \ I c) I I N 1 20' 20' I 1 0.01 (VJ . EAST 442.92' 30' 1 I I 1 1 L Li I I KNHS DEVELOPMENT COMPANY DOC No 99047852 , Q O '00 oy 1 I c 11 0� 1 e( (N I§ InomZ �T p ! � t` Z Cc o `� I I I I vi 1 1 0 1 I C. O (r) \ 1 "6-c' SCALE: 1" = 50' 1 aJ 1 I 1 I 1 I 30' n S 8949'42" W 452. 96' _ 11 v 10.01' 20' 20' 8835 SW Canyon Lane, Suite 402 Phone: 503-292-5825 Portland, Oregon 97225 Fax: 503-291-1613 5 CONDITIONS OF APPROVAL ALL CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. (Unless otherwise specified, the Staff contact is Brian Rager with the Engineering Department at 503-639-4171.) 1. A revised, annotated site plan shall be submitted for review and approval. The plan must clearly show the proportion of the site to be landscaped and the proportion of the site to be covered in hard surfaces. The site plan must comply with Section 18.68.050.5 through 6. Required street trees, parking lot trees and screening may not be counted in the landscaping calculation. Staff Contact: Mark J. Roberts (639-4171). A revised landscaping and screening plan shall be submitted for review and approval. The plan shall show screening along the project's west boundary that meets the requirements of TMC 18.100.080 and 18.100.110. Staff Contact: Mark J. Roberts (639-4171). r. The revised landscape plan shall provide parking lot trees in conformance with TMC 18.100.110.A.1.d. Trees must be evenly spaced in landscape islands to provide a canopy effect. Staff Contact: Mark J. Roberts (639-4171). 4. Revised elevation drawings shall be submitted indicating how rooftop mechanical equipment will be screened in accordance with TMC 18.120.180.A.4.b. If such equipment is to be provided as a tenant improvement, the elevations should show, in general terms, what screening methods may be employed at the time equipment is installed. Staff Contact: Mark J. Roberts (639-4171). The revised site or landscape plan shall indicate that street trees a minimum of 2" caliper will be provided along the SW 74th Avenue frontage. The species selected shall be spaced appropriately according to the spacing standards of TMC 18.035.B. Staff Contact: Mark J. Roberts (639-4171). 151 The revised site plan shall indicate that a minimum of three 3) bicycle parking rack fu spaces will be provided. Staff Contact: Mark J. Roberts (639-4171). '7 7. The revised site plan shall indicate that a 6-inch vertical separation between walkways, and driveways and parking areas will be provided. One additional ADA accessible parking space shall be provided. One accessible space shall be sized and designated "Van Accessible". Staff Contact: Mark J. Roberts (639-4171). 8. A revised tree plan, indicating topography, riparian area setback boundaries and the proposed site improvements shall be submitted for review and approval. The tree inventory shall also be revised to include only those trees located on the re-configured Tax Lot 1200. A tree removal and mitigation plan must be prepared that complies with TMC 18.150. The plan must indicate the total caliper inches of all trees on the property larger than 12" dbh, the total number of inches to be removed, and should express the latter as a proportion of the total existing trees. A mitigation plan, if applicable, must identify the total inches of mitigation required and identify a planting plan for provision of mitigation trees. Tree removal and planting is not permitted within the riparian area NHS Warehouse PAGE 2 OF 17 SDR 98-0019 setback without further land use review. This land use approval does not permit any development-related activities, including, but not limited to, tree removal and planting, within the Riparian Setback Area. Staff Contact: Mark J. Roberts (639-4171). J9. The applicant shall provide written evidence that the franchise hauler has reviewed and approved the location as shown. The applicant shall design the enclosures as required by the franchise hauler. Staff Contact: Mark J. Roberts (639-4171). 10. No development activities, including grading, excavation, vegetation and tree removal may take place within the Riparian Setback Area. Design of the proposed water quality facility and stormwater outfall and connection to sanitary sewer service (if an existing stub is not available on-site) shall be closely coordinated with the Planning Division. Any work proposed within the Riparian Setback Area will require additional review. The revised site plan shall indicate that a surveyor, licensed in the State of Oregon, has surveyed the location of the 50-foot Riparian Setback Area. The applicant shall be responsible for clearly delineating and fencing the boundary of the Riparian Setback Area on the site and for ensuring that site preparation and construction activities do not impact the protected area. If tree removal within the buffer area is deemed necessary to protect public right-of-way or the proposed site improvements from an immediate hazard posed by dead or dying trees, a separate Type I land use review is required. Staff Contact: Mark J. Roberts (639-4171). 11. Prior to issuance of a building permit, the applicant shall obtain the public improvement permit for the half-street improvement on SW 74th Avenue. 12. The description of the proposed right-of-way to be dedicated to the Public along the frontage of SW 74th Avenue shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. The proposed dedication shall be in place prior to issuance of building permits. 13. The proposed half-street improvement along the frontage of 74th Avenue shall be in pace or assured. The improvements necessary to meet City standards include: A. City standard pavement section from curb to centerline equal to 17 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5-foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlights as determined by the City Engineer; I. underground utilities; J. driveway apron (if applicable); and K adjustments in vertical and/or horizontal alignment to construct SW 74th Avenue in a safe manner, as approved by the Engineering Department. NHS Warehouse PAGE 3 OF 17 SDR 98-0019 14. The applicant shall provide an on-site water quality facility as required by Unified Sewerage Agency Design and Construction Standards (adopted by Resolution and Order No. 96-44). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the building permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION BEING PERFORMED: 15. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 16. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 17. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History City records do not indicate any previous development approvals have been granted for this property. Vicinity Information The project site is located west of SW 74th Avenue, approximately 800 hundred feet south of SW Bonita Road. The area adjacent to SW 74th and east toward Interstate 5 is designated almost exclusively for industrial land use. The strip of industrial land immediately west of SW 74th Avenue, which includes the subject property, is zoned for Industrial Park development. The area generally west of the subject property is designated for medium-density residential use and zoned R-7. Industrial land uses occupy abutting parcels to the south and east. Tax Lot 900, located immediately to the north, is vacant. This property and the subject property are in common NHS Warehouse PAGE 4 OF 17 SDR 98-0019 I \ ''t\c: Agar LO 61 /¢,ate= \ 'iT 'T7 1 l --_ DI / -4-444:c1 .31 \ ) 11 / I Ik �► ---\-- 36 le 1 , /R \ N _ \ 4 ff41 I 1 � u 0 I% :i 1�" Gib . �:Qf/rte- \\ / \ \ 1 ; t /B Qfie wl . Z: \ ,�',Ctf 4:9\Q F/re\ iG l�/iC • 3l0 &/R v 1 \-k- ( ,, \ 1 \4 '--N - ---___ _ 4,7 147, _ \-k .1Z!.r. .idge■-___. \ . . ‘ ________ 1_, \, \ ,\\\ I 1 • it / 1.4./Y 'f4a..-4/1I \ g■ i •K N \ . \ \ \ \ 11 ( \ \ \ / / \ ' 2°e-C-- -.&/1A19k)i4/. . \ \ \ \ / \ fee "7/‘;9 \ I 41 / - -,, N \ \ oiz-- \ , N 1 . 1 , -ii sid'ax X /z ACG�,e N \ x \ 5 \ 1 N. / r 0 ` \ `� \ \ \ \ , ►� \ `� \ , \ 1 V / ' , ' ../W.MW \ \ \ \ \, N LI \ \ \ \ \ I \ 1 01;1.:'?4,1 al • 20 jici hi �:' z, 4.A. wE N \ \ . f \ • '.• f I I I \ \ 1 I 1 I . Q f l / \ � 1 ) � � / I 4 / 1 \\la-, v....._ , lirom .., 1117. 1 5 4-----____4____\4 o ... ■ AN\ i 3 ; \ _ � / \ \ 7 - \ \ \ \ \ \ \ \ f i ' 1. 1 \ 1 \ ' I SD R 7-ce6 ( -5 i 1430 S w 7 7 :; z ,Zmd4v - 4...„.....A CITY OF TIGARD January 19, 2000 OREGON KNHS Development Gale Nelson 26262 South Meridian Aurora, OR 97002 As owner or resident of property in the City of Tigard, you may not be aware of the ordinance below, which was enacted for the safety and welfare of citizens. Property located on SW 74th Avenue, Tigard, Oregon, at Washington County Tax Map 2S112AC, Tax Lot 00900, is in violation of the following: TIGARD DEVELOPMENT CODE SECTION 18.360.030 SITE DEVELOPMENT REVIEW (SDR) APPROVAL PROCESS: A) Site development review for a new development or major modification of an approved plan or existing development, as defined in Section 18.360.030A, shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.360.090. On January 14, 2000, staff discovered a fenced-in parking lot and shed located within the wetland area of the property indicated above without prior City of Tigard land use review or approval. Since your property is in violation of the above stated code requirements, you will need to acquire SDR/SLR land use approval from the City of Tigard or the shed and parking lot will need to be removed and affected land restored to its natural state. We would appreciate your immediate attention to rectifying this problem. Please resolve this matter by January 31. 2000. If this does not provide sufficient time to comply with City code requirements, please call me to discuss signing a Voluntary Compliance Agreement for a time extension. Failure to comply may result in the issuance of a citation, court date, and possible fine. 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503) 684-2772 Page 1 of 2 I am available to answer questions and otherwise assist you as may be required at 503-639-4171, extension 317. Office hours are from 8:00 a.m. to 4:00 p.m., Monday through Friday. If I am not available, please leave your name, phone number, and the best time that I can reach you so that I can call you back as soon as possible. Sincerely, athew Scheidegger Assistant Planner is\curpin\mathew\74"'ave.doc c: Oregon Division of State Lands 775 Summer Street, NE Salem, OR 97310-1337 U.S. Army Corps of Engineers 333 SW First Avenue PO Box 2946 Portland, OR 97208-2946 SDR98-00019 Land use file Code Compliance Specialist 1/18/2000 Code Violation Ltr. Page 2 of 2 Re: 2S112AC, 00900