Ordinance No. 21-14 CITY OF TIGARD, OREGON
TIGARD CITY COUNCIL
ORDINANCE NO. 21- 11
AN ORDINANCE APPROVING COMPREHENSIVE PLAN AMENDMENT, CPA2020-00003, TO
REMOVE 5.45 ACRES OF LOCALLY SIGNIFICANT WETLANDS FROM THE "TIGARD
WETLAND AND STREAM CORRIDOR MAP"INVENTORY.
WHEREAS, Section 18.510.080 of the Tigard Community Development Code (TCDC) includes Special
Provisions for Development within Locally Significant Wetlands and Along the Tualatin River, Fanno
Creek,Ball Creek,and the South Fork of Ash Creek;and
WHEREAS,TCDC 18.510.080.A. states in order to address the requirements of Statewide Planning Goal 5
(Natural Resources) and the safe harbor provisions of the Goal 5 administrative rule (OAR 666-023-0040)
pertaining to wetlands, all wetlands classified as significant on the City of Tigard "Wetlands and Streams
Corridors Map"are protected. No land form alterations or developments are allowed within or partially within
a significant wetland,except as allowed/approved pursuant to TCDC 18.510.100;and
WHEREAS,TCDC 18.510.100 Plan Amendment Option,provides that any owner of property affected by the
Goal 5 safe harbor(1)protection of significant wetlands and/or(2)vegetated areas established for the Tualatin
River,Fanno Creek,Ball Creek,and the South Fork of Ash Creek may apply for a quasi-judicial comprehensive
plan amendment under Type IV procedure. This amendment must be based on a specific development
proposal.The effect of the amendment would be to remove Goal 5 protection from the property,but not to
remove the requirements related to the CWS Stormwater Connection Permit, which must be addressed
separately through an alternatives analysis,as described in Section 3.02.5 of the CWS "Design and Construction
Standards."The applicant must demonstrate that such an amendment is justified by either of the following;
WHEREAS, TCDC 18.510.100.B further provides that the applicant shall demonstrate that such an
amendment is justified by an environmental, social, economic and energy (ESEE) consequences analysis
prepared in accordance with OAR 660-23-040;and
WHEREAS,the applicant prepared an ESEE analysis (Exhibit C) prepared in accordance with OAR 60-23-
040,to justify removal of Goal 5 protection from 5.45 acres of significant wetlands on the subject property;
and
WHEREAS, on June 22, 2021, the Tigard Planning Commission held a public hearing,which was noticed in
accordance with city,standards and recommended approval of the proposed CPA2020-00003/SLR2020-00010
by a unanimous vote in favor;and
WHEREAS,on June 1,2021,the Tigard City Council held a public hearing,which was noticed in accordance
with city standards, to consider the Commission's recommendation on CPA2021-00001/ SLR2020-00010,to
hear public testimony,and apply applicable decision-making criteria;and
WHEREAS,Council's decision to approve CPA2020-00003/SLR2020-00010 and adopt this ordinance was
based on the findings and conclusions found in Exhibit"B"and the associated land use record which is
incorporated herein by reference and is contained in land use file CPA2020-00003/SLR2020-00010.
NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS:
SECTION 1: Comprehensive Plan Amendment and Sensitive Lands Review (CPA2020-00003 and
SLR2020-00010)is hereby approved.
ORDINANCF No.21-1 I
Page 1
SECTION 2: The attached findings (Exhibit B) are hereby adopted in explanation of the Council's
decision.
SECTION 3: The ESEE analysis (Exhibit C) shall be incorporated by reference into the Tigard
Comprehensive Plan, and the "Tigard Wetland and Stream Corridor Map" shall be
amended to remove the site from the inventory,as approved.
SECTION 4: This ordinance shall be effective 30 days after its passage by the Council, signature by the
Mayor,and posting by the City Recorder.
PASSED: By emote of all Council members present after being read by number
and title only, 's /-'?1A-day of 9i-6,-zi ,2021.
Carol A. Kroger,City Reco3er
APPROVED: By Tigard City Council this t"-s qday of 914�r.� ,2021.
Jason B.Snider,Mayor
Approved as to form:
City ttomey
7/14/2021
Date
ORDINANCE No.21-I y
Page 2
EXHIBIT B
PLANNING COMMISSION RECOMMENDATION TO
1111
•I
CITY COUNCIL
FOR THE CITY OF TIGARD, OREGON TIGARD
120 DAYS = NA
SECTION I. APPLICATION SUMMARY
FILE NAME: OR 217 AUXILARY LANES
CASE NO.: COMPREHENSIVE PLAN AMENDMENT (CPA) CPA2020-00003
SENSITIVE LANDS REVIEW (SLR) SLR2020-00010
REQUEST: The Oregon Department of Transportation (ODOT) is requesting a Comprehensive Plan
Amendment (CPA) to the 'Wetland and Stream Corridors Map" and a Sensitive Lands
Review for the proposed Oregon Highway 217(OR217) Auxiliary Lanes Project. ODOT
proposes adding auxiliary lanes to OR217 north and south bound between 99W and SW
Greenburg Road. This results in impacts to 0.78 acres of Tigard significant wetland and 4.67
acres of Tigard significant wetland buffer (vegetated corridor) covering mostly the existing
OR217 travel lanes. The total area requested for removal from the significant wetlands
inventory is 5.45 acres.
APPLICANT: Kelly Martin
Region 1 Transportation
Oregon Department of Transportation
123 NW Flanders Street
Portland, OR 97209
Phone:(503-731-3001)
Email: kelly.r.martin(uiodot.state.or.us
APPLICANT'S
REP: Donna Robinson,
DOWL LLC
5000 Meadows Road,Suite 420
Lake Oswego, OR 97035
Phone: (503) 314-8391
Email: drobinson@dowl.com
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA2020-00003 OR217 AUXILARY LANES CPA PAGE 1 OF 11
LOCATION:
1 SI35AC4800 1 SI35DA1400 1 SI35DA3800
1 S 135DA3900 1 S135DA1500 ISI 35DA4000
1 S127DD100 1 S135DA1600 1S135DA500
1 S135AC101 1 S135DA1900 1 S136CC400
1 S135AC2500 1S135DA2000 1 S135BD300
1 S135AC2800 1 S135DA2500 1S135DA2100
1 S135AD 1600 1 S135DA2600 1 S135AD 1400
1 SI35BA3300
1 S135DA2200
1S135DA1401
ZONE/
COMP PLAN
DESIGNATION: CG,CP, IL,MUG,MUE,MUE-1,R4.5,R12, R25
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapter: 18.510.
SECTION II. PLANNING COMMISSION RECOMMENDATION
The Planning Commission recommends to the Tigard City Council APPROVAL of the Comprehensive Plan and
Sensitive Lands Review as determined through the public hearing process subject to certain conditions of approval.
The findings and conclusions on which the decision is based are noted in Section VI of this decision.
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS MUST BE SATISFIED
PRIOR TO COMMENCING ANY SITE WORK:
The applicant must prepare a cover letter and submit it, along with any supporting documents and/or
plans that address the following requirements to the PLANNING DIVISION,ATTN: Monica Bilodeau
(503)718-2427 or MonicaB(aiitigard-or.gov.The cover letter must clearly identify where in the submittal the
required information is found:
1. Prior to commencing any site work ODOT will send in proof to the City that all necessary permits from
USAGE,the DSL, and CWS have been obtained.
SECTION III. BACKGROUND INFORMATION
OR217 is a two-lane directional urban expressway on the National Highway System (NHS).Within the Project area,
the annual average daily traffic (ADT) is approximately 120,000 vehicles per day, with traffic evenly distributed
between NB and SB directions. OR217 has nine closely spaced interchanges,which contribute to conflicts between
entering and exiting traffic, particularly during peak commute times. This interchange spacing leads to suboptimal
performance and a high accident rate. ODOT together with Washington County, Beaverton, Tigard, Hillsboro,
Lake Oswego, Tualatin, and Metro have spent many years conducting extensive planning studies and identifying
recommendations for OR217 that would enhance mobility and safety. The ODOT 2018 Portland Region Traffic
Performance Report (OR 217 Sections) (Appendix 0) states, "The region is facing an increase in congestion along
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CPA2020-00003 OR217 AUXILARY LANES CPA PAGE 2 OF 11
its freeway corridors. The results of this congestion are worsening safety issues and reduced system reliability.". As
the state agency responsible for maintaining Oregon's highway system, ODOT received $98 million for this Project
through House Bill 2017, or the Keep Oregon Moving bill, which is directly funding the proposed safety
improvements.
To address regional safety and mobility needs, ODOT is focusing on low-cost,effective, and immediate solutions to
improve specific bottleneck locations. ODOT proposes adding auxiliary lanes to OR217 as a continuing part of a
cost-effective approach to improve and effectively manage the existing freeway. This improvement package works
to address recurring bottlenecks and to reduce conflicts and accidents,while also improving reliability and mobility.
The Project improvements are not intended to address capacity-related congestion problems but rather provide
immediate and long-term safety improvements at bottleneck locations.
Proposed Improvements in Tigard:
Based on the January 8,2020 preliminary Project plans,the primary elements in the City of Tigard include,but are
not limited to,the following:
• Extension of auxiliary lanes on OR217 NB from just south of OR99W to just north of SW Greenburg Road,
and on SB OR217 from the SW Greenburg Road entrance ramp to the OR99W exit ramp.
• Minor realignment of entrance and exit ramps.
• Replacement of the overcrossing structure at SW Hall Boulevard to accommodate the OR217 widening.
Located between SW Greenburg Road and OR99W,the new SW Hall Boulevard structure will span the NB and
SB travel lanes of OR217.Associated modifications will be made to the intersection of SW Pfaffle Street and
SW Hall Boulevard.
Construction activities within the City will include,but are not limited to, the following:
• Adding auxiliary lanes to OR217 in both the NB and SB direction
• Modifying signals and implementing ADA related improvements where necessary
• Installing retaining walls
• Installing sound walls
• Paving improvements
• Installing signs and sign structures
• Installing stormwater treatment facilities
• Installing light poles and fixtures
The Project will primarily occur within the existing OR217 ROW with some additional ROW acquisition. Because
the OR217 corridor is constrained by adjacent development and design limitations associated with expanding an
existing facility,the opportunity for avoiding impacts to adjacent resources is limited.
Vicinity:
Land uses surrounding the Project are primarily warehouse,light manufacturing,commercial,including the
Washington Square regional shopping center,and single and multi-family residential. Many wetland and low-lying
areas are filled by development,with remnant wetlands remaining around the creeks. Open spaces are generally
wetlands and/or riparian corridors.While most of the surrounding area is developed,there are numerous small
wetlands within the OR217 ROW and large wetland complexes adjacent to both the east and west sides of the
OR217 corridor.
There are numerous small wetlands within the OR217 ROW and large wetland complexes adjacent to the east and
west sides of the highway corridor. Creeks and streams,including a tributary of Ash Creek,Ash Creek, and Red
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA2020-00003 OR217 AUX[LARY LANES CPA PAGE 3 OF 11
Rock Creek, are located adjacent to and within the Project area.Large wetland complexes are also located on the
east and west sides of the OR217 corridor.
Comprehensive Plan Amendment Request:
ODOT is requesting a CPA to remove Tigard significant wetlands from the Wetlands and Stream Corridor map
(Goal 5 Resources) impacted by the Project and existing OR217 improvements.The City does not allow any
landform alterations or developments within or partially within a significant wetland,except as approved pursuant
to TDC Section 18.510.100,which specifies that a CPA is required to allow impacts to mapped significant wetlands
and certain buffer areas (vegetated corridors)referred to in this application as a buffer/VC.
ODOT requests include removal of 33,000 SF of functional significant wetlands impacted by the Project
improvements and removal of 203,700 SF of mapped significant wetlands that no longer exist due to existing
OR217 improvements.
Mitigation:
ODOT will provide mitigation only for impact areas of the proposed Project to ensure that the Project does not
create a net loss of significant wetland function and values. Mitigation for existing impacts areas requested for
removal from the map is not required and is not being proposed. Mitigation includes a combination of wetland
mitigation bank credits,mitigation at the Project site, and buffer mitigation through wetland mitigation credits.
ODOT will purchase wetland mitigation bank credits to replace the functions and values of the wetlands lost due to
Project impacts.The bank credits will be purchased from the Bobcat Marsh Wetland Mitigation Bank located at the
Jackson Bottom Wetlands Preserve in the Tualatin Watershed.The location of the mitigation bank is within the
same watershed as the Project area,which complies with USACE and DSL mitigation requirements.
Table 1:Proposed Project Significant Wetland Impacts and Mitigation Strategy
Buffer/VC
TotalSignificant Wetland Impact atBob at Maretland* s ted Buffer/VC
Mitigated Through Mitigated at Project
Area(SF) (SF)
Mitigation Banking Site(SF)
Total Impact Area 33,800 -- -- --
Mitigation Areas 23,960 4,240 5,520
Mitigated Areas Combined 33,720**
Additional 10 percent of
Total Impact Area for -- 3,380
Public Benefit
Total Mitigation Area -- 37,100
**80 SF of permanent encroachment into buffer/VC for a stormwater outfall is not included in Mitigated Areas Combined as compared to Total
Impact Area because it is an allowed use not requiring mitigation per section 3.05.6 of the current CIVS Design and Construction Standards.
SECTION IV. NOTICE AND COMMENTS FROM INTERESTED PARTIES
The city sent notice of a Public Hearing to interested parties and posted the request on the city's website on June 1,
2021. No comments were received prior to the hearing.
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SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA
The following summarizes the review criteria applicable to this decision,in the order in which they are addressed:
Applicable Review Criteria
18.510 Sensitive Lands
SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS
The following subsections address only the approval criteria applicable to this decision.
18.110 RESIDENTIAL ZONES
18.110.020 List of Base Zones
The proposed auxiliary lanes are considered motor vehicle rights-of-way and therefore not a regulated use. No
development standards apply.
18.120 COMMERCIAL ZONES
18.120.020 List of Base Zones
The proposed auxiliary lanes are considered motor vehicle rights-of-way and therefore not a regulated use
through base zone standards. No development standards apply.
18.510 SENSITIVE LANDS
18.510.070 Sensitive Lands Applications.
B.Within a special flood hazard area.
No development is taking place within the FEMA floodway along Ash Creek. Roadway embankment and retaining
wall work along NB OR217 and a new stormwater outfall along SB OR217 is limited to the floodplain fringe for
Ash Creek. No floodway is defined for Red Rock Creek,but similar to Ash Creek,the NB OR217 roadway
embankment work is limited to the edge of the floodplain and is outside the limits of the City of Tigard
drainageway. No SB work is taking place in the Red Rock Creek floodplain or drainage way. As demonstrated by
the hydraulic model for the project,the proposed development will create no rise in the base flood elevation (BFE)
within the floodplain or floodway of Ash Creek or the floodplain and drainage way of Red Rock Creek. See
Appendix K,within the Applicant materials,Draft Hydraulic Technical Memorandum,certified by a registered
professional engineer, for additional details.This standard is met.
C. With steep slopes.
1. Compliance with all of the applicable requirements of this title;
2. The extent and nature of the proposed land form alteration or development will not create site
disturbances to an extent greater than that required for the use;
The only steep slopes impacted by the Project are engineered embankments that were constructed in conjunction
with the existing OR 217 improvements. No natural slopes greater than 25 percent would be impacted by the
Project. The Project must occur adjacent to the existing highway infrastructure and avoidance of these engineered
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embankments is not possible. Existing and new embankments will be placed and or modified consistent with
current highway design standards and practices. Existing embankments will not be disturbed unless necessary for
construction of the Project improvements. This standard is met.
3. The proposed land form alteration or development will not result in erosion, stream sedimentation,
ground instability, or other adverse on-site and off-site effects or hazards to life or property;
The steep engineered slopes in the Project area will be designed and constructed for stability and protection from
erosion.The Project improvements will not cause impacts to these slopes that would create erosion,instability or
other adverse on-site and off-site effects or hazards to life or property.This standard is met.
4. The structures are appropriately sited and designed to ensure structural stability and proper
drainage of foundation and crawl space areas for development with any of the following soil
conditions: wet or high water table;high shrink-swell capability; compressible or organic; and
shallow depth-to-bedrock; and
The Project will not involve any habitable structures with foundations or crawl spaces. Retaining walls constructed
with the Project will follow the recommendations of the geotechnical engineer to ensure that they meet structural
stability and integrity design requirements.This standard is met.
5. Where natural vegetation has been removed due to land form alteration or development,the areas
not covered by structures or impervious surfaces will be replanted to prevent erosion in compliance
with CWS"Design and Construction Standards".
The steep slopes in the Project area will be replanted or otherwise protected in compliance with CWS Design and
Construction Standards. This standard is met.
D.Within drainageways
1. Compliance with all of the applicable requirements of this title;
2. The extent and nature of the proposed land form alteration or development will not create site
disturbances to an extent greater than that required for the use;
The Project will minimize site disturbances to the greatest degree possible while achieving the purpose of the
Project.This standard is met.
3. The proposed land. form alteration or development will not result in erosion, stream sedimentation,
ground instability,or other adverse on-site and off-site effects or hazards to life or property;
Sedimentation,erosion control, and re-vegetation plans will be designed consistent with local/state/federal
requirements and ODOT's 1200-CA erosion control permit.This standard is met.
4. The water flow capacity of the drainageway is not decreased;
There is one drainageway within the Project area; the culvert crossing under OR217 at Red Rock Creek.The Project
will not modify this crossing and will maintain its current capacity. See Appendix K for drainageway capacity
information, certified by a registered professional engineer, for additional details.This standard is met.
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5. Where natural vegetation has been removed due to land form alteration or development, the areas
not covered by structures or impervious surfaces will be replanted to prevent erosion in compliance
with CWS Design and Construction Standards.
Sedimentation, erosion control, and re-vegetation plans will be consistent with local/state/federal requirements and
ODOT's 1200-CA erosion control permit.This standard is met.
6. The drainageway will be replaced by a public facility of adequate size to accommodate maximum
flow in compliance with Clean Water Services requirements and the city's adopted stormwater
master plan;
There is one drainageway within the Project area;the culvert crossing under OR217 at Red Rock Creek.The Project
will not modify this crossing and will maintain its current capacity.Additional site drainage will meet CWS and City
of Tigard stormwater standards. See Appendix K for drainageway capacity information, certified by a registered
professional engineer, for additional details.This standard is met.
7. The necessary U.S.Army Corps of Engineers and State of Oregon Land Board,Division of State
Lands, and CWS approvals must be obtained;
Consistent with this provision, ODOT will obtain necessary permits from USACE, the DSL,and CWS prior to
project construction.As conditioned standard is met.
8. Where land form alterations or development are allowed within and adjacent to the special flood
hazard area,the city will require the consideration of dedication of sufficient open land area within
and adjacent to the special flood hazard area in compliance with the comprehensive plan.This area
will include portions of a suitable elevation for the construction of a pedestrian or bicycle pathway
within the special flood hazard area in compliance with the adopted pedestrian bicycle pathway
plan.
There are no identified Transportation System Plan or Greenways Trail Systems Master Plan projects in the portion
of the special flood hazard area impacted by project improvements. Project improvements to the special flood
hazard area do not preclude the construction of such trails in the future.This standard is met.
E. Within wetlands.
1. Compliance with all of the applicable requirements of this title;
2. The proposed land form alteration or development is neither on wetland in an area designated as
significant wetland on the comprehensive plan special flood hazard area and wetland map nor is
within the vegetative corridor as provided in"Table 3.1 Vegetative Corridor Widths" and
"Appendix C: Natural Resources Assessments" of the CWS "Design and Construction Standards,"
for such a wetland;
The project complies with all applicable requirements of this Title as demonstrated in the other findings in this
section of the staff report. A portion of the proposed land form alteration is located within wetlands and buffer
areas designated as significant wetlands. The proposal is not in compliance with Criterion E.2 but the Sensitive
Lands Chapter does allow some development within Significant Wetlands through Section 18.510.100,Plan
Amendment Option.This Criterion is not met but the application may be approved through that alternate
procedure.
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3. The extent and nature of the proposed land form alteration or development will not create site
disturbances to an extent greater than the minimum required for the use;
The Project design will avoid and minimize site disturbances to the greatest degree practicable.
This standard is met.
4. Any encroachment or change in on-site or off-site drainage that would adversely impact wetland
characteristics have been mitigated;
The Project will occur with minimal encroachment occurring outside of the existing OR217 ROW. No change in
on-site or off-site drainage that would adversely impact wetland characteristics is anticipated. The Project will result
in impacts to significant, jurisdictional, and non-jurisdictional wetlands. ODOT is proposing to reduce the impacts
and mitigate for the loss of the significant wetland areas,and will use a combination of avoidance measures, BMPs,
and mitigation strategies. ODOT is also proposing to provide an additional ten percent of the total mitigation
required for public benefit (3,380 SF),which brings the total mitigation to 37,180 SF. This standard is met.
5. Where natural vegetation has been removed due to land form alteration or development, erosion
control provisions of the Surface Water Management program of Washington County must be met
and areas not covered by structures or impervious surfaces will be replanted in like or similar
species in compliance with CWS "Design and Construction Standards";
Compliance with Washington County's Surface Water Management program is affirmed within the project storm
water report (Attachment I). The project will also be constructed in compliance with CWS'current design and
construction standards. Confirmation of CWS compliance will be provided in the CWS Service Provider Letter,
which will be provided to the City.This standard is met.
6. All other sensitive lands requirements of this chapter have been met;
All sensitive lands requirements have been met, as detailed through prior responses to Section 18.510.070. This
standard is met.
7. The necessary U.S.Army Corps of Engineers and State of Oregon Land Board,Division of State
Lands, and CWS approvals must be obtained;
A Joint Permit Application (JPA) for proposed impacts to jurisdictional wetlands will be submitted to both DSL
and the Corps.A full Site Assessment will be provided for CWS review,as part of the requirement for receipt of a
SPL.This standard is met.
8. Physical limitations and natural hazards, special flood hazard area and wetlands, natural areas, and
parks,recreation and open space policies of the comprehensive plan have been met
The project includes no known physical limitations, and no conflicts with natural hazards or natural areas are
anticipated. Compliance with special flood hazard areas is affirmed in the findings associated with Chapters
18.510.040 (General Provisions for Special Flood Hazard Areas) and 18.510.070(B) (Sensitive Lands Applications
for actions within the special flood hazard area). Compliance with wetland policies is detailed in the findings of
Chapters 18.510.050 (General Provisions for Wetlands), 18.510.070(E) (Sensitive Lands Applications for actions in
wetlands), 18.510.080 and 18.510.100 (Locally Significant Wetlands).This standard is met.
18.510.080 Special Provisions for Development within Locally Significant Wetlands and Along the
Tualatin River,Fanno Creek, Ball Creek, and the South Fork of Ash Creek
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A. In order to address the requirements of Statewide Planning Goal 5 (Natural Resources) and the
safe harbor provisions of the Goal 5 administrative rule (OAR 666-023-0030)pertaining to wetlands,
all wetlands classified as significant on the City of Tigard "Wetlands and Streams Corridors Map"
are protected. No land form alterations or developments are allowed within or partially within a
significant wetland,except as allowed/approved pursuant to Section 18.510.100.
The subject property includes locally significant wetlands that are identified as locally significant wetlands on the
City of Tigard 'Wetlands and Stream Corridors" map and are, therefore, protected. The applicant has applied for
the Plan Amendment Option in Section 18.775.130 to remove Goal 5 protections from 5.45 acres of significant
wetlands to allow the highway improvements.This request is addressed in the following section.
18.510.100 Plan Amendment Option
A. Comprehensive plan Amendment. Any owner of property affected by the Goal 5 safeharbor (1)
protection of significant wetlands and/or (2) vegetated areas established for the Tualatin River,
Fanno Creek, Ball Creek, and the South Fork of Ash Creek may apply for a quasi-judicial
comprehensive plan amendment under Type IV procedure. This amendment must be based on a
specific development proposal. The effect of the amendment would be to remove Goal 5 protection
from the property, but not to remove the requirements related to the CWS Stormwater Connection
Permit, which must be addressed separately through an alternatives analysis, as described in
Section 3.02.5 of the CWS "Design and Construction Standards." The applicant shall demonstrate
that such an amendment is justified by either of the following:
B. ESEE analysis.The applicant may prepare an environmental, social, economic and energy (ESEE)
consequences analysis prepared in accordance with OAR 660-23-040.
The applicant has chosen to demonstrate the amendment is justified through an ESEE analysis, rather than a
demonstration that the wetlands are not significant.
The applicant submitted an ESEE analysis dated March 2021 (Attachment 1 of Application) prepared in accordance
with OAR 60-23-040, to justify removal of Goal 5 protection from 5.45 acres of significant wetlands on the subject
property.
1. The analysis shall consider the ESEE consequences of allowing the proposed conflicting use,
considering both the impacts on the specific resource site and the comparison with other
comparable sites within the Tigard Planning Area;
As described in the ESEE analysis, the applicant has considered the ESEE consequences of allowing the conflicting
use, in this case ODOT has described the consequences of the proposed conflicting use and has noted that the
proposal is for specific safety transportation improvements for an existing highway, and there are no other
comparable sites that exist within the Tigard Planning Area that can provide an alternative site with fewer impacts.
This standard is met.
2. The ESEE analysis must demonstrate to the satisfaction of the Tigard City Council that the
adverse economic consequences of not allowing the conflicting use are sufficient to justify the loss,
or partial loss,of the resource;
As described in the ESEE analysis, ODOT has considered the economic consequences of prohibiting,limiting, and
allowing the construction of the proposed safety improvements to OR217. The Project will improve safety and in
turn reduce accidents that cause delays, as discussed in the ODOT Draft Traffic Analysis Reports for the
Northbound and Southbound OR217 Auxiliary Lane Project.As stated in the ODOT Northbound Traffic Analysis
Report, "With the addition of the Project, mainline crashes along the analyzed segments are projected to reduce, as
compared to the Future 2043 No-Build." A reduction in delays as a result of the Project is anticipated to have a
positive economic benefit of increased mobility, reduced delays and improving travel time for commercial and
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freight users, as well as noncommercial users traveling throughout the full OR217 corridor. Congestion and travel
delays are a negative impact to commercial and freight users, as well as to businesses, services and manufacturing
facilities located inside and outside of the OR217 corridor (See Appendix 0, ODOT 2018 Portland Region Traffic
Performance Report [OR 217 Sections]). The Traffic Performance Report Fact Sheet' summarizes these traffic impacts
and the hours of congestion and crashes,and daily cost of delay due to congestion.
Reduced mobility, extended travel times, and delays in delivering materials and services create negative economic
impacts,not only for a variety business-related trips,but also for companies operating on a "just in time"work flow
of delivery of materials for manufacturing and distribution. In addition, prohibiting the conflicting uses would have
negative impacts on economic growth due to the lack of new construction jobs and the associated demand for
supporting services that would occur with project construction. The ESEE concluded that limiting the conflicting
use justifies the partial loss of significant resources based on adverse economic consequences.This standard is met.
3. In particular,ESEE analysis must demonstrate why the use cannot be located on buildable land,
consistent with the provisions of this chapter, and that there are no other sites within the Tigard
Planning Area that can meet the specific needs of the proposed use;
The conflicting use (construction of auxiliary lanes and ancillary highway improvements) is a safety improvement
that is critical to the safe operation of the existing OR217 facility. The construction of the auxiliary lanes cannot
occur in an alternative location on other buildable land and meet the safety improvement program for OR217.
Further, auxiliary lanes are coincident to the existing facilities and must be constructed on their proposed
alignments. Functionally, the proposed improvements are required to benefit and improve the safety, health, and
welfare of the traveling public using OR217.This standard is met.
4. The ESEE analysis shall be prepared by a team consisting of a wildlife biologist or wetlands
ecologist and a land use planner or land use attorney, all of whom are qualified in their respective
fields and experienced in the preparation of Goal 5 ESEE analysis;
A qualified team consisting of two senior land use planners and environmental scientists qualified in their respective
fields and with experience compiling such analyses prepared the ESEE analysis provided in Attachment 1. This
standard is met.
5. If the application is approved, then the ESEE analysis shall be incorporated by reference into the
Tigard Comprehensive Plan, and the "Tigard Wetland and Stream Corridor Map" shall be
amended to remove the site from the inventory.
On approval of this request, the ESEE analysis will be incorporated by reference into the Tigard Comprehensive
Plan, and the"Tigard Wetland and Stream Corridor Map"will be amended to remove the sites from the inventory.
SECTION VI. OTHER STAFF COMMENTS
The City Police Department reviewed the proposal and has no objections to it.
The City Public Works Department was notified of the proposal and did not provide comment.
SECTION VII. AGENCY COMMENTS
Oregon Department of Fish and Wildlife (ODFW) were notified of the proposal but provided no comment.
Oregon Department of Land Conservation and Development (DLCD), Oregon Division of State Lands
(DSL),Washington County, and Metro were notified of the proposal but provided no comment.
1 https://www.oregon.gov/odot/Projects/Project%20Documents/2018TrafficPerfomanceReport factsheet.pdf
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA2020-00003 OR217 AUXILARY LANES CPA PAGE 10 OF 11
SECTION VIII. STAFF ANALYSIS, CONCLUSION,AND RECOMMENDATION
ANALYSIS:
As shown in the analysis above, the applicant's ESEE analysis addresses the requirements of the Tigard
Development Code, Chapter 18.510 Sensitive Lands. The subject property contains locally significant wetlands
protected under Goal 5 safe harbor. The applicant has applied for a quasi-judicial comprehensive plan amendment
under a Type IV procedure.The application is based on a specific development of adding auxiliary lanes at 99W and
SW Greenburg Road on south and northbound OR217 in Tigard. The applicant has demonstrated that such an
amendment is justified by an ESEE analysis consistent with OAR 660-23-040.
The ESEE analysis concludes that limiting the conflicting use to the proposed OR217 improvements would
result in the most positive consequences of the three decision scenarios. A decision to limit the conflicting
use will avoid many of the negative consequences attributed to either allowing or prohibiting the
conflicting use. ODOT's project design to avoid and minimize impacts to significant wetlands to the
greatest extent possible, together with proposed mitigation, enhancement, BMPs used during
construction and additional water quality mitigation equal to 10 percent of the total mitigation, provides
a public benefit that would significantly offset the amount of significant wetland impacts, while
contributing to increased public safety,health and welfare
RECOMMENDATION
As demonstrated by the findings above,the Planning Commission by a unanimous vote in-favor of the proposed
Comprehensive Plan Amendment and Sensitive Lands Review complies with the applicable Statewide Planning
Goals,applicable regional, state and federal regulations, the Tigard Comprehensive Plan, and applicable provisions
of the City's implementing ordinances and can be approved subject to certain conditions of approval detailed in
Section II.
Therefore,the Planning Commission recommends that the City Council adopt by ordinance the proposed
Comprehensive Plan Amendment,thereby removing 5.45 acres from the significant wetlands inventory described in
the"Tigard Wetland and Stream Corridor Map" through the public hearing process.
Attachments:
Attachment 1: Applicant's ESEE Analysis
June 23, 2021
PREPARED BY: Monica Bilodeau
Associate Planner
s.._�/•' � �
June 23, 2021
APPROVED BY: Tom McGuire
Assistant Community Development Director
PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL
CPA2020-00003 OR217 AUXILARY LANES CPA PAGE 11 OF 11
EXHIBIT C
OR217: Auxiliary Lanes Project
Tigard, Oregon
Environmental,Social, Economic
and Energy Analysis
March 2021
Oregon Department of Transportation, Region 1
123 NW Flanders Street
Portland, OR 97209
Contact: Kelly Martin, Project Manager
Phone:503.581.3001
Prepared by:
DOW L
5000 Meadows Road,Suite 420
Lake Oswego,Oregon 97035
19-0576
D O W L
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OR217:Auxiliary Lanes Project
Environmental, Social, Economic, and Energy Analysis March 2021
TABLE OF CONTENTS
1.0 INTRODUCTION 1
1.1 Overview of Request 1
1.2 Project History and Background 2
1.3 Project Description 3
1.3.1 Project Elements within the City of Tigard ESEE Analysis Area 4
1.3.2 Construction activities within the City of Tigard 4
1.4 Description of the Conflicting use 4
2.0 ESEE ANALYSIS 6
2.1 ESEE Analysis Requirements 6
2.2 Existing Local Protections 6
2.3 ESEE Analysis Area Description 7
2.3.1 Existing Conditions 7
2.3.2 Site Alterations 7
2.3.3 Significant Wetland Descriptions 8
2.4 Proposed Mitigation 13
2.4.1 Wetland Mitigation Bank Credits 14
2.4.2 Vegetated Corridor Mitigated Through Mitigation Banking 14
2.4.3 Mitigation at the Project Site 14
2.4.4 Additional Mitigation/Water Quality 15
2.4.5 Best Management Practices 15
2.4.6 Avoidance Measures 15
2.4.7 Proposed Mitigation Summary 16
3.0 SITE SPECIFIC ESEE ANALYSIS 17
3.1 Economic Consequences 18
3.1.1 Prohibiting Conflicting Use(Full Protection) 18
3.1.2 Limit Conflicting Use(Limited Protection) 18
3.1.3 Allowing Conflicting Use(No Protection) 19
3.2 Social Consequences 19
3.2.1 Prohibiting Conflicting Use(Full Protection) 19
3.2.2 Limit Conflicting Use(Limited Protection) 20
3.2.3 Allowing Conflicting Use(No Protection) 20
3.3 Environmental Consequences 21
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Environmental, Social, Economic, and Energy Analysis March 2021
3.3.1 Prohibiting Conflicting Use(Full Protection) 21
3.3.2 Limit Conflicting Use(Limited Protection) 21
3.3.3 Allowing Conflicting Use(No Protection) 21
3.4 Energy Consequences 22
3.4.1 Prohibiting Conflicting Use(Full Protection) 22
3.4.2 Limit Conflicting Use(Limited Protection) 22
3.4.3 Allowing Conflicting Use(No Protection) 22
3.5 Conclusion 23
3.6 Recommended Decision 24
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Environmental, Social, Economic, and Energy Analysis March 2021
ACRONYMS&ABBREVIATIONS
ADA Americans with Disabilities Act
ADT average daily traffic
BMP best management practices
City City of Tigard
CPA Comprehensive Plan Amendment
CWS Clean Water Services
DCS Design and Construction Standards
DLCD Oregon Department of Land Conservation and Development
DSL Oregon Department of State Lands
ESEE economic, social,environmental,and energy
GIS geographic information system
HUC Hydrologic Unit Boundary
NB northbound
NHS National Highway System
OAR Oregon Administrative Goal
ODOT Oregon Department of Transportation
OR10 Oregon Highway 10
OR217 Oregon Highway217
OR99W Oregon 99W
PEM Palustrine Emergent
R&O Resolution and Order
ROW right-of-way
SB southbound
SF square feet
TDC Tigard Development Code
USACE United States Army Corps of Engineers
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0R217:Auxiliary Lanes Project
Environmental, Social,Economic, and Energy Analysis March2021
1.0 INTRODUCTION
1.1 Overview of Request
The Oregon Department of Transportation (ODOT/Applicant) is requesting a Comprehensive Plan
Amendment (CPA) to the "Wetland and Stream Corridors Map" and a Sensitive Lands Review for the
proposed Oregon Highway 217 (0R217):Auxiliary Lanes Project(hereinafter referred to as"the Project"),
and for existing improvements of OR217 within the City of Tigard (City). The project area for existing
improvements and the Project is along OR217 between Oregon Highway 10(OR10) and Oregon Highway
99W (OR99W). (Figure 1 - Application Area and Vicinity Map). This request will allow removal of the
"significant" designation from impacted portions of significant wetlands, which are Statewide Planning
Goal 5 Resources, located within the OR217 northbound (NB) and southbound (SB) right-of-way(ROW).
The City does not allow any landform alterations or developments within or partially within a significant
wetland, except as approved pursuant to Tigard Development Code (TDC) 18.510.080 and with a
concurrent Comprehensive Plan Amendment as authorized under TDC 18.510.100. As described in TDC
18.510.100, the City allows applicants to remove Goal 5 protection of mapped significant wetlands
through one of two options;an economic,social,environmental,and energy(ESEE)analysis that considers the
consequences of allowing, limiting or prohibiting the proposed conflicting use,or a second option, which
demonstrates that the wetland no longer meets the significance threshold as defined in the Goal 5
administrative rule.ODOT is pursing option 1,the ESEE analysis for the CPA.
ODOT is requesting removal of the "significant" designation from 33,800 SF of functional significant
wetlands impacted by the Project improvements and 203,700 square feet (SF) of mapped significant
wetlands that no longer exist due to impacts from existing OR217 improvements.
Table 1 provides a summary of the size of the significant wetlands within the area of the Project,the size of
the significant wetland impact areas for the Project and existing OR217,and type of impacts.Figures 6 to 11
show existing conditions with the locations of jurisdictional wetlands (not significant), significant
wetlands,Ash Creek, a tributary to Ash Creek,and Red Rock Creek, other project area features and OR217
roadway features. Figures 12 to 15 show the location of impacted areas (Project and existing OR217) of
the significant wetlands and the tributary to Ash Creek,and the types of impacts. Figures 16 to 19 show a
simplified version with only the impacts areas shown. The CPA would remove the significant designation
from only the impacted areas of the significant wetlands and the tributary to Ash Creek. Ash Creek and
Red Rock Creek are not impacted by the Project.
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OR217:Auxiliary Lanes Project
Environmental, Social, Economic, and Energy Analysis March 2021
Table 1:Significant Wetland Impacts Summary
Significant Significant Significant
Wetland Wetland Wetland
Significant Area Impact Area Impact Area Type of Impact— Type of Impact—
Wetland Within (SF) Proposed (SF)Existing Proposed Project ExistingOR217
Project Project OR217
Area(SF) Improvements Improvements
Roadway widening,
construction of a Roadway asphalt and
Wetland S 20,225 5,515 29,150 bioswale for roadway fill slope
stormwater treatment, extendingto edge of
and stormwater wetland
outfalls
Wetland J 180 180 3,550 stormwater pipe Roadway asphalt
outfall
Roadway widening and Roadway asphalt and
Wetland Q 16,150 10,540 15,400 the re-alignment of a roadway fill slope
portion of the tributary extendingto edge of
to Ash Creek wetland
Soundwall and Asphalt and roadway
Wetland K 9,851 9,720 21,100 placement of roadway fill slope extendingto
fill edge of wetland
Roadway widening,
placementof roadway Asphalt and roadway
Wetland P 32,800 7,330 85,100 fill and construction of fill slope extendingto
bioslopes for edge of wetland
stormwater treatment
Underdrains associated Asphalt and roadway
Wetland N 23,805 515 49,400 with adjacent fill slope extendingto
bioslopes for edge of wetland
stormwater treatment
Total 103,011 33,800 203,700
1.2 Project History and Background
OR217 is a two-lane directional urban expressway on the National Highway System (NHS). Within the
project area the annual average daily traffic(ADT) is approximately 120,000 vehicles per day with traffic
evenly distributed between NB and SB directions. OR217 has nine closely spaced interchanges that
contribute to conflicts between entering and exiting traffic,particularly during peak commute times.This
interchange spacing leads to suboptimal operational performance and a high accident rate. ODOT
together with Washington County, the cities of Beaverton,Tigard,Hillsboro,Lake Oswego,Tualatin,and
Metro have spent many years conducting extensive planning studies and recommendations for OR217
that would enhance mobility and safety. ODOT is continuing to coordinate with local governments to
ensure improvements integrate with the local and regional transportation system.ODOT initially received
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Environmental, Social,Economic, and Energy Analysis March 2021
$98 million for this project in House Bill 2017, or the Keep Oregon Moving bill, which is directly funding
the proposed safety improvements
To address regional safety and mobility needs, ODOT is focusing on low-cost, effective, and immediate
solutions to improve safety issues specific bottleneck locations. To that end, ODOT proposes to add
auxiliary lanes to OR217 as a continuing part of a cost-effective approach to improve and effectively
manage the existing freeway.This improvement works to address the recurring bottlenecks and to reduce
conflicts and accidents, while also improving reliability and mobility. The Project improvements are not
intended to address capacity-related congestion problems but rather provide immediate and long-term
safety improvements at bottleneck locations. Appendix 0, ODOT 2018 Portland Region Traffic
Performance Report(OR217 Sections),provides additional detailed information on OR217.
ODOT's stated project purpose is:
"The OR217 Auxiliary Lanes Project will improve safety and help prevent bottlenecks on a
four-mile stretch of OR217 between Beaverton-Hillsdale Highway and OR 99W. Adding
new auxiliary lanes, or on-ramp to off-ramp connections, reduces merging slow-downs
and gives drivers more time to make lane changes."2
1.3 Project Description
The Project provides an effective solution to improve the bottleneck locations, immediately increase
safety, and provide operational and mobility benefits on OR217. Auxiliary lanes will separate slower
vehicles entering and exiting the highway from higher speed vehicles and provide drivers with more time
to safely change lanes, which results in a reduced number of crashes and enhanced reliability and safety
for drivers.Auxiliary lanes also allow for more stable flow of traffic at interchanges. ODOT expects the
Project to significantly reduce the number of crashes in the area by separating weaving and merging
movements from general highway traffic.
ODOT anticipates the Project to provide the following benefits:
• Prevent bottlenecks that cause congestion and crashes,which create delays for general travelers
and freight and commercial users.
• Separate the slower vehicles entering or exiting OR217 from higher speed through traffic
continuing travel on the highway.
• Allow for more stable flow of traffic at interchanges.
• Reduce the number of crashes and related injuries that currently occur in the project area by
separating the weaving and merging lane from the through traffic on OR217.
2 ODOT Region 1,OR217 Auxiliary Lanes Project,https://www.oregon.gov/odot/projects/pages/project-
detai ls.aspx?project=18841
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Environmental, Social,Economic, and Energy Analysis March2021
1.3.1 Project Elements within the City of Tigard ESEE Analysis Area
Based on the January 8, 2020 Preliminary Plans for the Project (subject to change), elements within the
City include, but are not limited to,the following:
• Extension of auxiliary lanes on OR217 NB from just south of OR99W tojust north of SW Greenburg
Road,and on SB OR217 from the SW Greenburg Road entrance ramp to the OR99W exit ramp.
• Minor realignment of entrance and exit ramps.
• Replacement of the overcrossing structure at SW Hall Boulevard to accommodate the OR217
widening. Located between SW Greenburg Road and OR99W, the new SW Hall Boulevard
structure will span the NB and SB travel lanes of OR217.Associated modifications will be made to
the intersection of SW Pfaffle Street and SW Hall Boulevard.
1.3.2 Construction activities within the City of Tigard
• Adding auxiliary lanes to OR217 in both the NB and SB directions
• Modifying signals and implementing Americans with Disabilities Act(ADA)related improvements
• Installing retaining walls
• Installing sound walls
• Paving improvements
• Installing signs and sign structures
• Installing stormwater treatment facilities
• Installing light poles and fixtures
The Project will occur within the existing OR217 ROW to the maximum extent possible with minimum
encroachment outside of existing ROW. Because the OR217 corridor is constrained by adjacent
development and design limitations associated with expanding an existing facility,the opportunity for
avoidance of adjacent resources is limited.
1.4 Description of the Conflicting use
The Oregon Department of Land Conservation and Development (DLCD) administers Oregon Goal 5
Administrative Rule (OAR) 660-023-000, which states that the purpose of Statewide Planning Goal 5 is,
"...to conserve and protect significant Goal 5 natural resources."
Goal 5 Administrative Rule OAR 660-023-000 identifies Goal 5 natural resources (e.g., wetlands and
riparian corridors) as "significant" based on the relative quality of their ecological functions. The Goal 5
ESEE analysis describes the economic, social, environmental, and energy consequences of allowing,
limiting, or prohibiting uses that conflict with the previously documented and protected identified
significant wetlands withing the project area.
Goal 5 Administrative Rule OAR 660-023-0010 defines as follows:
(1)"Conflicting use"is a land use,or other activity reasonably and customarily subject to land
use regulations,that could adversely affect a significant Goal 5 resource (except as provided
in OAR 660-023-0180(1)(b)). Local governments are not required to regard agricultural
practices as conflicting uses.
Goal 5 Administrative Rule (OAR 660-023-0040) describes how conflicting uses are identified:
(2) Identify conflicting uses. Local governments shall identify conflicting uses that exist, or
could occur, with regard to significant Goal 5 resource sites. To identify these uses, local
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Environmental, Social,Economic, and Energy Analysis March 2021
governments shall examine land uses allowed outright or conditionally within the zones
applied to the resource site and in its impact area. Local governments are not required to
consider allowed uses that would be unlikely to occur in the impact area because existing
permanent uses occupy the site. The following shall also apply in the identification of
conflicting uses:
(a) If no uses conflict ,with a significant resource site,acknowledged policies and land use
regulations may be considered sufficient to protect the resource site. The determination
that there are no conflicting uses must be based on the applicable zoning rather than
ownership of the site. (therefore, public ownership of a site does not by itself support a
conclusion that there are no conflicting uses.)
(b) A local government may determine that one or more significant Goal 5 resource sites
are conflicting uses, with another significant resource site.The local government shall
determine the level of protection for each significant site using the ESEE process and/or
the requirements in OAR 660-023-0090 through 660-023-0230(see OAR 660-023-0020(1)).
For this ESEE analysis,the conflicting uses are the proposed auxiliary lane and ancillary improvements
(stormwater facilities, retaining walls, sound walls, roadway fill etc.) that would impact functioning
significant wetlands. Conflicting uses also include existing OR217 improvements that occur within areas
mapped as significant wetland (but where no wetland exists). This document focuses only on significant
wetlands and does not include a significant habitat evaluation,which is an incentive based,non-regulatory
element of the City's regulatory framework.
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OR217:Auxiliary Lanes Project
Environmental, Social, Economic, and Energy Analysis March2021
2.0 ESEE ANALYSIS
2.1 ESEE Analysis Requirements
This ESEE analysis is based on a refined and targeted removal of areas of significant wetlands that are Goal
5 resources and protected.These areas are portions of large wetland complexes.
An ESEE analysis evaluates the trade-offs associated with different levels of natural resource protection.
As required by the Goal 5 Rule, the evaluation process identifies the consequences of allowing, limiting,
or prohibiting conflicting uses in areas containing significant natural resources. Pursuant to the Goal 5
Rule and TDC Section 18.510.100.6, the ESEE analysis requires the following steps:
1. The analysis must consider the ESEE consequences of building the proposed conflicting use,
considering both the impacts on the specific resource site and the comparison with other
comparable sites within the Tigard Planning Area;
2. The ESEE analysis must demonstrate to the satisfaction of the city council that the adverse
economic consequences of not allowing the conflicting use are sufficient to justify the loss,
or partial loss, of the resource;
3. The ESEE analysis must demonstrate why the use cannot be located on buildable land,
consistent with the provisions of this chapter, and that there are no other sites within the
Tigard Planning Area that can meet the specific needs of the proposed use;
4. The ESEE analysis must be prepared by a team consisting of a wildlife biologist or wetlands
ecologist and a land use planner or land use attorney, all of whom are qualified in their
respective fields and experienced in the preparation of Goal 5 ESEE analysis;
5. If the application is approved, then the ESEE analysis must be incorporated by reference into
the Tigard Comprehensive Plan and the "Tigard Wetland and Stream Corridor Map" be
amended to remove the site from the inventory.
2.2 Existing Local Protections
The Project ROW and adjacent parcels within the application area include the following City of Tigard
Zoning designations(Figure 4,Zoning Map):
• MUC—Mixed Use Commercial • MUE—Mixed Use Employment
• C-P—Professional Commercial • R-4.5—Residential Low Density
• C-G—General Commercial • R-12—Residential Medium Density
• MUE-1—Mixed Use Employment-1 • R-25—Residential Medium-High
• MUR-1—Mixed Use Residential-1 Density
Each of these zones defines permitted and prohibited uses, as well as development standards. Overlay
zones,plan districts,inventoried hazards,and/or sensitive lands are subject to additional regulations.The
requested Comprehensive Plan Map Amendment is subject to a Type Ill Modified review (TDC Section
18.710.080), and development in or near sensitive lands trigger review under the City's Sensitive Lands
chapter(TDC Section 18.510).Sensitive lands are defined as lands potentially unsuitable for development
because of their location within:
• The 100-year floodplain or 1996 flood inundation line, whichever is greater;
• Naturaldrainageways;
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• Wetland areas which are regulated by the other agencies including the U.S. Army Corps of
Engineers and the Division of State Lands,or are designated as significant wetland on the City of
Tigard"Wetland and Stream Corridors Map";
• Steep slopes of 25 percent or greater,and unstable ground; and
• Significant fish and wildlife habitat areas designated on the City of Tigard"Significant Habitat
Areas Map."
The Sensitive Lands chapter outlines the permitted and regulated activities and uses within sensitive
lands,as well as defines the review and approval processes for development consideration based on the
type and intensity of the impact. The chapter also outlines the process for variance and comprehensive
plan amendment requests. With regard to wetlands, sensitive lands were mapped following a wetland
inventory.
2.3 ESEE Analysis Area Description
2.3.1 Existing Conditions
For this ESEE analysis,the project area is defined as the portion of the Project location within the Tigard
city limits and a shown on Figure 1, Project Application Area and Vicinity Map. Land uses surrounding the
Project are primarily warehouse, light manufacturing, commercial including the Washington Square
regional shopping center and single and multi-family residential. Past development has filled many
wetland and low-lying areas. Remaining open spaces are typically wetlands and/or riparian corridors.
There are small wetlands within the OR217 ROW and large wetland complexes adjacent to both the east
and west sides of the OR217 corridor. Creeks and streams,including Ash Creek,a tributary of Ash Creek
and Red Rock Creek are located adjacent to and, in some cases, within the project area. The OR217
Auxiliary Lanes Project Land Use Application provides a list and description of wetlands, creeks, and
streams in the project area.
OR217 is built on fill material that extends to the edge of many of the existing wetlands along the project
area. The proposed project will occur within the existing OR217 corridor with minimal encroachment
occurring outside of the existing ROW. Because the OR217 corridor is constrained by adjacent
development and due to the design of the proposed project as an expansion of an existing facility,
construction must take place immediately adjacent to the existing OR217 facility. The opportunity to
design the improvements for further avoidance of significant wetlands and sensitive lands is limited.
2.3.2 Site Alterations
The site alteration description is based on readily available historical information and information from
the following documents in the Land Use Application:
• Appendix G—Clean Water Services (CWS)Service Provider Letter(Clean Water Services,
October 2020)
• Appendix H—Wetland Delineation Report(ODOT,August 2019)
• Appendix I- Wetland Functional Assessment Report(DOWL October 2019)
Historic site alterations in the project area include logging and farming followed by urban development
and construction of OR217 and the surrounding roadway network. Prior to the 1800s, the area was
relatively flat and low lying. Golf, Camille, Fanno, Ash,and Red Rock Creeks meandered through the area
and likely had many wetlands associated with them. European settlers logged and farmed the area in the
late 1800s and early 1900s. Farmers tiled fields to drain them for farming, straightened streams,and
removed large woodlands.
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I n the 1970s,the area experienced suburban development,including the development of the Washington
Square Mall commercial district, which added approximately 90 acres of impervious surfaces. These
impervious surfaces drain to Fanno Creek through two small streams:Washington Square Creeks 1 and 2.
Developers also built commercial,warehouse, and light manufacturing facilities adjacent to much of the
OR217 corridor. Many of these developments filled wetland and low-lying areas. Remnant wetlands
remain around the existing creeks.
Construction of OR217 in the 1970s altered existing grades and added ditches.These alterations included
realigning Fanno Creek to flow south along OR217 for approximately 300 to 400 feet and then under the
highway after a sharp 90-degree turn. Construction fill has created a berm on both sides of Fanno Creek
blocking water flow from Fanno Creek northward into wetlands that run along the west side of OR217.
Golf Creek Tributaries 1 and 2 were also excavated along with associated wetlands to improve drainage
around OR217. There are no observed recent site alterations that would affect the presence or
distribution of wetlands.
2.3.3 Significant Wetland Descriptions
The significant wetlands in this ESEE analysis are Wetlands S,J, Q, K, P, and N, are shown on Figures 8 to
11, Existing Conditions. Sections of Ash Creek and Red Rock Creek,and a tributaryto Ash Creek are fully
contained within significant wetlands. These creeks are addressed as part of each creek's associated
significant wetland discussion.These significant wetlands area portion of larger wetland areas that extend
outside of the project area.The wetlands outside of the project area do not have field verified boundaries.
The boundaries shown are taken from the Tigard Wetland Inventory Map and publicly available
geographic information system (GIS) data and may not be shown in their entirety.They are provided to
illustrate the approximate location and scale of additional wetland areas in the vicinity of the Project.The
buffer width per the TDC included within each of the significant wetland boundary is 50 feet.
Technical information for the significant wetlands and buffer/VC is found in the following documents
included in the Land Use Application. The documents also provided information for the wetland
descriptions in this application:
• Appendix G:CWS Service Provider Letter(Clean Water Services,October 2020)
• Appendix H:Wetland Delineation Report(ODOT,March 2019,revised August 2019)
• Appendix I:Wetland Functional Assessment Report(ODOT,October 2019)
• Appendix N: Department of State Lands Wetland Concurrence Letter(October 6,2019)
Appendix J includes both the field-verified wetlands and the significant wetland areas as mapped on the
Tigard Local Wetland Inventory map.
Detailed descriptions of the significant wetlands follow, along with descriptions of the proposed Project
impacts for each significant wetland are discussed below. Figures 6 to 11 show existing conditions with
the locations of non-significant jurisdictional wetlands,significant wetlands,Ash Creek,a tributary to Ash
Creek, Red Rock Creek, and other project area features and OR217 roadway features. Figures 12 to 15
show the location of impacted areas (Project and existing impacts)of the significant wetlands and the
tributaryto Ash Creek,and the prosed improvements to OR217,and erosion control measures to be used
during construction. Figures 16 to 19 show a simplified version with only the impacts areas shown. The
CPA would remove the significant designation from only the impacted areas of the significant wetlands.
Ash Creek and Red Rock Creek are not impacted by the Project.
Table 1(see above) provide a summary of the size of the significant wetlands,impact areas for the Project
and existing OR217,and type of impacts.
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Significant Wetland S
Significant Wetland S is an approximately 20,225 SF riverine Palustrine Emergent(PEM) wetland that
extends on both sides of Ash Creek and is located along 0R217.Oregon ash(Fraxinus latifolia)dominates
the canopy with red osier dogwood (Cornus sericea)and willow (Salix sp.) in the shrub layer and reed
canary grass (Phalaris arundinacea)and field horsetail (Equisetum arvense) in the herbaceous stratum.
Within the project area the buffer/VC consists primarily of mixed tree canopy, a mixture of native and
non-native forbs and mowed grasses. The conditions range from good, to marginal and degraded, with
most conditions degraded. For the existing OR217 impact area, the significant wetland no longer exists
and consists of existing roadway improvements. This wetland has the following function ratings:
• "Lower"for Hydrologic Functions because the wetland includes a perennially flowing reach of Ash
Creek that does not store or slow runoff
• "Lower" for Water Quality Support because the wetland includes a perennially flowing reach of
Ash Creek,an aquatic feature that does not store or slow polluted runoff
• "Higher"for Fish Habitat because the wetland includes a perennially flowing reach of Ash Creek
that is designated ESH by ODFW
• "Higher"for Aquatic Habitat because the wetland provides waterbird feeding habitat
Project Impact Area: 5,515 SF
Impacts will be to the delineated wetland and the buffer/VC including trees,native and non-native
forbs,and mowed grasses.Most impacts will occur to the edge of the delineated wetland,in an area
with a combination of good and degraded buffer/VC.
Project Impacts:
• Roadway widening and asphalt,and placement of roadway fill material for grading
• Construction of stormwater outfalls
• Construction of a bioswale
Existing Project Impact Area:29, 150 SF
Existing impacts to Significant Wetland S occurred during previous phases of OR217.The significant
wetland no longer exists in this location.
Existing OR217 Impacts:
• Roadway asphalt
• Roadwayfill slope extending to the edge of Wetland S
See Figure 8 for the location of Significant Wetland S and Figures 12 and 16 for the Existing and Proposed
Project Impact Areas.
Significant Wetland J
Significant Wetland J is an approximately 180 SF riverine PEM wetland that surrounds Ash Creek after it
exits a culvert on the west side of OR217. This wetland is part of a larger wetland complex that extends
beyond the project area. Within the project area vegetation is dominated by Oregon ash and English
hawthorn(Crataegus monogyna). Wetland J impacts are limited to the approximate area surrounding a
storm pipe outfall (180 SF). For the existing OR217 impact area, the significant wetland no longer exists
and consists of existing roadway improvements.
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This wetland has the following function ratings:
• "Lower"for Hydrologic Functions because the wetland includes a perennially flowing reach of Ash
Creek that does not store or slow runoff
• "Higher"for Fish Habitat because the wetland includes a perennially flowing reach of Ash Creek
that is designated ESH by ODFW
• "Higher" for Aquatic Habitat because the wetland provides relatively high-quality waterbird
feeding habitat
Project Impact Area: 180 SF
Impacts will be to the buffer/VC portion of the significant wetland from a stormwater pipe outfall.The
outfall location is in a previously disturbed area between an existing outfall and box culvert wingwall.
Project Impacts:
• Placement of stormwater pipe
Existing Project Impact Area: 3550 SF
Existing impacts to Significant Wetland J occurred during previous phases of OR217. The significant
wetland no longer exists in this location.
Existing Impacts:
• Roadway asphalt
See Figure 8 for the location of Significant Wetland J and Figures 12 and 16 for the impact area.
Significant Wetland Q
Significant Wetland Q is an approximately 16,150 SF riverine PEM wetland located east of and parallel to
OR217 with a tributary of Ash Creek flowing through the wetland.Within the project area,the canopy is
dominated by Oregon ash with English hawthorn and Himalayan blackberry(Rubus armeniacus)present
in the lower stratum. For the existing OR217 impact area,the significant wetland no longer exists and
consists of existing roadway improvements.
This wetland has the following function ratings:
• "Lower"for Hydrologic Functions because the wetland includes a perennially flowing tributary
to Ash Creek that does not store or slow runoff
• "Higher" for Aquatic Habitat because the wetland provides relatively high-quality waterbird
feeding habitat
Project Impact Area:10,540 SF
Impacts will be to the delineated wetland and the buffer/VC.including trees and shrubs. Boththe wetland
and buffer/VC are in good condition.
Project Impacts:
• Roadway widening and asphalt,and placement of roadway fill material for grading
• Re-alignment of a portion of the tributaryto Ash Creek
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Existing Impact Area:15,400 SF
Existing impacts to Significant Wetland Q occurred during previous phases of OR217. The significant
wetland no longer exists in this location.
Existing Impacts:
• Roadway asphalt
• Roadway fill slope extending to edge of Wetland Q
See Figure 9 for the location of Significant Wetland Q and Figures 13 and 17 for the impact area.
Significant Wetland K
Significant Wetland K is an approximately 9,851 SF depressional PEM wetland located on the west side of
OR217 adjacent to a forested area. Within the project area, the vegetation is dominated by Oregon ash
and slough sedge(Carex obnupta) with some Himalayan blackberry on the edges. Wetland K was likely
historically connected to Wetland Q before the construction of OR217. For the existing OR217 impact
area,the significant wetland no longer exists and consists of existing roadway improvements.
This wetland has the following function ratings:
• "Moderate"rating for all except for Aquatic Habitat,which received a Higher rating
• "Higher" rating for Aquatic Habitat because the dominance of emergent vegetation, the flat
gradient,and relatively shallow water that provides waterbird feeding habitat
Project Impact Area:9,720 SF
Impacts will be to the delineated wetland and the buffer/VC. including trees, shrubs, and grasses.
Construction of the soundwall will occur in good condition buffer/VC; however, the impacts will occur
along a narrow strip on the edge of the wetland.
Project Impacts:
• Construction of a sound wall and 1,075 SF of temporary easement adjacent to the buffer/VC on
either end for construction of the sound wall
• Placement of roadway fill material
Existing Impact Area:21,100 SF
Existing impacts to Significant Wetland K occurred during previous phases of OR217. The significant
wetland no longer exists in this location.
Existing Impacts:
• Roadway asphalt
• Roadwayfill slope extending to edge of Wetland K
See Figure 9 for the location of Significant Wetland K and Figures 13 and 17 for the impact area.
Significant Wetland P
Significant Wetland P is an approximately 32,800 SF riverine PEM wetland located east of OR217 and is
part of a large forested wetland area that extends beyond the project area. Red Rock Creek flows through
Wetland P and drains into Fanno Creek about 0.75 miles from the project area.Within the project area,
predominant vegetation in the wetland includes Oregon ash and reed canary grass.For the existing OR217
impact area,the significant wetland no longer exists and consists of existing roadway improvements.
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This wetland has the following function ratings:
• "Higher"for Aquatic Habitat because it provides relatively high-quality waterbird feeding habitat
• "Lower"for Hydrologic Functions because it contains surface water all year and has a permanent
outlet,characteristics that preclude the wetland from storing excess runoff
• "Lower"for Fish Habitat because the wetland is not connected to ESH-designated streams
Project Impact Area:7,330 SF
Impacts will be to the delineated wetland; no permanent encroachment into buffer/VC is anticipated.
Impacts will occur along a narrow strip on the edge of the wetland. Vegetation in the impact area is in
degraded condition and is not representative of the vegetation that occurs in the undisturbed portion of
the wetland.
Project Impacts:
• Roadway widening and asphalt,and placement of roadway fill material for grading
• Construction bioslopes for stormwater treatment
Existing Impact Area:85,100 SF
Existing impacts to Significant Wetland P occurred during previous phases of OR217. The significant
wetland no longer exists in this location.
Existing Impacts:
• Roadway asphalt
• Roadwayfill slope extending to edge of Wetland P
See Figures 10 and 11 for the location of Significant Wetland P and Figures 15, 18,and 19 for the impact
area.
Significant Wetland N
Significant Wetland N is an approximately 23,850 SF riverine PEM wetland located west of OR217 and is
part of a larger wetland that extends beyond the project area. Red Rock Creekflows through Significant
Wetland N. Within the project area vegetation is dominated by greensheath sedge (Carex feta), reed
canary grass,and velvet grass(Holcus lanatus). Significant Wetland N was likely historically connected to
Significant Wetland P before the construction of OR217. For the existing OR217 impact area, the
significant wetland no longer exists and consists of existing roadway improvements.
This wetland has the following function ratings:
• "Moderate"rating for all except for Aquatic Habitat,which received a Higher rating
• "Higher" rating for Aquatic Habitat because the dominance of emergent vegetation, the flat
gradient,and relatively shallow water provide waterbird feeding habitat
Project Impact Area:515 SF
Impacts will occur to degraded portions of the wetland fringe within existing ROW. No impacts to the
wetlands from the construction of the bioslopes are anticipated.
Impacts include:
• Placement of underdrains for stormwater treatment
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Existing Impact Area:49,400 SF
Existing impacts to Significant Wetland N occurred during previous phases of OR217. The significant
wetland no longer exists this location.
Existing Impacts:
• Roadway asphalt
• Roadway fill slope extending to edge of wetland
See Figures 10 and 11 for the location of Significant Wetland N, and Figures 14, 15, 18 and 19 for the
impact area.
2.4 Proposed Mitigation
ODOT will mitigate only impact areas of the proposed Project improvements to ensure that the Project
does not create a net loss of significant wetland functions and values. Mitigation for existing impacts areas
requested by the City for removal from the map is not required and is not proposed by ODOT. Proposed
mitigation includes a combination of wetland mitigation bank credits, mitigation at the Project site, and
buffer/VC mitigation through wetland mitigation credits.
ODOT will purchase wetland mitigation bank credits to replace the functions and values of the wetlands
lost due to Project impacts.The bank credits will be purchased from the Bobcat Marsh Wetland Mitigation
Bank located at the Jackson Bottom Wetlands Preserve in the Tualatin Watershed. The location of the
mitigation bank is within the same watershed as the project area and complies with United States Army
Corps of Engineers (USACE)and Oregon Department of State Lands (DSL) mitigation requirements (4th
Field Sub-basin Hydrologic Unit Boundary [HUC];Tualatin).
The City of Tigard relies on the CWS Design and Construction Standards (DCS) for the regulation of
vegetated corridors when developing mitigation strategies. Per the DCS subsection 3.08, permanent
encroachments into buffer/VC are required to be mitigated in accordance with CWS requirements. Per
CWS Resolution and Order(R&O)13-12,impacts to buffer/VC directly adjacent to impacted wetland areas
do not require mitigation because the wetland mitigation bank credits also address the associated
buffer/VC impacts.The mitigation strategies for significant wetlands are listed in Table 2, Proposed Project
Significant Wetland Impacts and Mitigation Strategy Summary. Additional information on each form of
proposed mitigation follows the table.
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Table 2: Proposed Project Significant Wetland Impacts and Mitigation Strategy
Total Wetland* Buffer/VC Mitigated Buffer/VC
Significant Wetland Impact Mitigated at Through Mitigation Mitigated at
Area(SF) Bobcat Marsh(SF) Banking(SF) Project Site(SF)
WetlandS 5,515 3,190 415 1,830**
Wetland! 180 0 0 180
Wetland Q 10,540 6,235 795 3,510
Wetland K 9,720 6,690 3,030 0
Wetland P 7,330 7,330 0 0
Wetland N 515 515 0 0
Total Significant Wetland 33,800 - -Impact Area
Mitigation Areas 23,960 4,240 5,520
Total of Significant Wetland -- 33,720**
Mitigated Areas Combined
Additional 10 percent of Total -- 3,380
Impact Area for Public Benefit
Total Mitigation Area -- 37,100
*Delineated wetland within the significant wetland boundary.
**80 SF of permanent encroachment into buffer/VC for a stormwater outfall is not included in Total of Mitigated Areas Combined
as compared to Total Significant Wetland Impact Area because it is an allowed use not requiring mitigation per section 3.05.6 of
the current CWS Design and Construction Standards.
2.4.1 Wetland Mitigation Bank Credits
ODOT will provide mitigation for impacts to the delineated portion of significant wetlands through the
purchase of 0.55 acres(23,960 SF) of wetland bank credits.The Bobcat Marsh wetland mitigation bank is
used by ODOT to mitigate wetland impacts associated with highway and airport projects in the Tualatin
Basin. Instead of conducting mitigation on a project-by-project basis resulting in patches of small,
relatively low-functioning wetlands, often adjacent to highways, ODOT and the Port of Portland
consolidated their mitigation efforts into a larger mitigation site that will result in higher functioning
wetlands.Temporal loss is also reduced since the banks are currently established.
2.4.2 Vegetated Corridor Mitigated Through Mitigation Banking
ODOT will mitigate 4,240 SF of buffe/VC through the purchase of wetland mitigation bank credits and will
not require replacement mitigation(see Table 1).This applies to all the 3,030 SF of buffer/VC for Wetland
K, 795 SF of buffer/VC associated with Wetland Q, and 415 SF of buffer associated with Wetland S.
2.4.3 Mitigation at the Project Site
Replacement mitigation for impacted buffer/VC not adjacent to impacted wetlands will occur at the
Project site through the expansion of existing buffer/VC5. Three onsite mitigation areas have been
identified totaling 45,025 SF. These mitigation areas are designated to mitigate for permanent
encroachment of buffer/VC for the entire project area. Onsite mitigation has been maximized to the
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extent practicable within the road ROW and opportunities to expand the mitigation beyond the ROW was
not feasible.There were no opportunities for onsite mitigation adjacent to significant wetlands with the
Tigard city limits as there is limited available space within the ROW and future transportation work within
the OR217 corridor would likely impact any proposed mitigation areas. Roughly 5,520 SF of buffer/VC
associated with significant wetlands will be mitigated onsite. The mitigation site is located within Tigard
city limits and is approximately 5,575 SF in size, which would satisfy the mitigation requirement for
buffer/VC.Replacement mitigation will be provided at the required 1:1 ratio.
2.4.4 Additional Mitigation/Water Quality
To demonstrate additional public benefit related to water quality, the ODOT proposes to provide an
additional amount of buffer/VC mitigation equal to 10 percent of the total mitigation that is otherwise
required by the CWS Design and Construction Standards.The additional mitigation will result in a net gain
of 3,380 SF of buffer/VC within the Tualatin River watershed, thereby providing a water quality related
public benefit.
2.4.5 Best Management Practices
ODOT proposes to use the following Best Management Practices(BMPs)during construction to protect
the wetlands and other natural resources. ODOT will refine the locations of BMP measures relative to the
significant wetlands and other wetlands prior to completion of final construction documentation.
• The contractor will install orange construction fencing just outside the wetland disturbance limits
to establish No Work Areas to protect the remaining portion of the wetland.
• Standard erosion control BMPs will be used as needed. This includes supported and unsupported
sediment fencing, biodegradable erosion control matting, check dams, inlet protection, and
permanent seeding.
• Along the perimeter of the project area, including those areas near wetlands, BMPs will include a
compost filter berm installed just inside the orange construction fencing.
• Depending on the stage of construction, additional BMPs including compost filter socks, check
dams, inlet protection, and erosion control matting will be installed as needed to prevent
sediment or sediment-laden waters from entering wetlands.
• All disturbed areas will be seeded with native seed after construction.
2.4.6 Avoidance Measures
There are no practicable alternative locations for the Project improvements that would completely avoid
the significant wetlands. This is because the significant wetlands are located either parallel or
perpendicular to the roadway and generally extend to the toe of the roadway fill slope.ODOT has carefully
designed the Project to minimize impacts to the significant wetlands to the maximum extent practicable.
ODOT's design and avoidance measures and considerations use for the Project included the following:
• To minimize the lateral extent of the proposed roadway fill prism and to minimize the impacts to
adjacent wetlands, the design incorporates steeper slopes (2:1 slopes) with guardrails and
retaining walls where practicable. Other design changes incorporated to reduce or minimize
wetland impacts include redesigning the soundwall that impacts Wetland K and redesigning
stormwater facilities at Wetland S.
• The initial soundwall design at Wetland K incorporated an overlapping wall design within Wetland
K to allow access for maintenance to the tributaryto Ash Creek culvert located in Wetland K. This
design required the overlapping segment of the wall to be constructed further into Wetland K,
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which would result in more impacts to the wetland. To reduce impacts, the current soundwall
design uses an open segment in the wall for maintenance access with fewer wetland impacts and
access to the culvert.
• The initial stormwater design at Wetland S was designed with a bioslope with an underdrain
outfall into Ash Creek.The design was changed to construct a bioswale feature that results in less
impact to the wetland and no impacts to Ash Creek.
• The unimpacted significant wetlands areas adjacent to project construction will be designated as
No Work Areas and will be fenced off with orange construction fencing.Additionally, a compost
filter berm will be placed inside the fence as a sediment barrier to prevent any sediment or
sediment-laden waters from entering adjacent wetlands.
2.4.7 Proposed Mitigation Summary
The Project will result in 33,800 SF (0.78 acres)of total impacts to portions of significant wetlands within
the project area. Of this total, 33,720 SF will be mitigated. Eighty SF of permanent impacts associated
with a stormwater outfall is not included in Total Mitigated Area as compared to Total Impact Area
because it is an allowed use not requiring mitigation per section 3.05.6 of the current CWS Design and
Construction Standards.ODOT proposes to provide an additional 10 percent(3,380 SF)of the Total Impact
Area for public benefit.This brings the Total Mitigation Area to 37,100 SF(33,720 SF+3,380 SF).To reduce
the impacts and mitigate for the loss of these significant wetland areas,ODOT will use a combination of
avoidance measures, BMPs, and mitigation strategies. Mitigation for the delineated portion of the
significant wetlands will be accomplishedthrough purchasing 0.55 acres(23,960 SF)of wetland mitigation
credits at Bobcat Marsh Mitigation Bank. Of the 9,475 SF of buffer/VC that comprised the significant
wetlands, 4,240 SF will not require mitigation as these impacts will be mitigated for through wetland
mitigation banking.The remaining 5,520 SF of buffer/VC will be mitigated for at a 1:1 ratio through Project
site mitigation areas.
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3.0 SITE SPECIFIC ESEE ANALYSIS
An ESEE analysis describes the economic, social, environmental, and energy consequences of allowing,
limiting, or prohibiting conflicting uses for the Project and existing OR217 improvements within the
significant wetlands in the project area. For the purposes of this analysis,"allow","limit", and"prohibit"
are defined as follows:
Allow Conflicting Uses: "Allowing" conflicting uses means that Tigard is not applying additional
protections to Significant Goal 5 Natural Resources beyond baseline protection provided by other, non-
Goal 5 local,state,and/or federal requirements.This alternative emphasizes developing lands containing
Significant Goal 5 Natural Resources.
Limit Conflicting Uses: "Limiting" conflicting uses strikes a balance between completely developing
Significant Goal 5 Natural Resources and completely protecting them.This alternative involves developing
lands in ways that minimize negative environmental and economic tradeoffs,supporting the development
goals embodied in local and regional land use plans,and protecting the most important Goal5 Significant
Natural Resources.
Prohibiting Conflicting Uses: "Prohibiting" conflicting uses would prevent development actions that
conflict with, or degrade, Significant Goal 5 Natural Resources. This scenario emphasizes resource
protection. Protection measures would exceed baseline protections provided by other local,state,and/or
federal requirements.
For evaluation of all consequences the following items are applicable for the proposed Project:
• Within the project area,the average daily traffic on OR217 is approximately 120,000 vehicles per
day. This volume of traffic, together with closely spaced interchanges, results in deteriorating
operational performance and a high accident rate.
• The purpose of the Project is to improve safety on OR217 between the Beaverton-Hillsdale
Highway(OR10) and OR99W interchanges with the extension of existing and construction of new
auxiliary lanes to reduce traffic bottlenecks,conflicts and accidents.
• The purpose and need statement for the Project states,"This project will provide a low-cost but
effective solution to improve the bottleneck locations and provide immediate safety and
operational benefits."
• ODOT will provide mitigation only for impact areas of the proposed Project to ensure that the
Project creates a no net loss of significant wetland function and values. Mitigation for existing
impacts areas requested for removal from the map is not required and is not being proposed.
For the existing OR217 improvements, the evaluation of economic, social, environmental, and energy
consequences of allowing, limiting, or prohibiting the conflicting uses is not possible since the uses are
already in place and the significant wetland areas no longer exist.As a result, the following evaluation of
the consequences of allowing,limiting,or prohibiting the conflicting uses only addresses the Project.The
following describes the consequences for each of the three protection scenarios.
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3.1 Economic Consequences
The following describes the economic consequences for each of the three protection scenarios.
3.1.1 Prohibiting Conflicting Use(Full Protection)
The consequence of prohibiting the conflicting use would be mixed. The consequences for the significant
wetlands would be positive;the wetlands would not be removed and would remain in their current state
with no new impacts.The overall function and value of the wetlands would be protected. However,the
negative impacts to the fringe areas of the wetlands closest to OR217 from existing traffic would continue.
The economic consequences related to prohibiting the proposed improvements would be negative.
Without the improvements,the purpose of the Project,to improve mainline safety for the traveling public
on OR217, would not be met. Accidents would continue to increase resulting in increased travel delays
and reduced mobility. Travel delays have a negative economic effect on local and regional commerce
including commercial, service and delivery users, freight transport, local businesses and manufacturing
facilities located inside and outside of the OR217 corridor. The ODOT 2018 Portland Region Traffic
Performance Report(OR217 Sections)(Appendix 0)states,"The region is facing an increase in congestion
along its freeway corridors.The results of this congestion are worsening safety issues and reduced system
reliability."The Traffic Performance Report Fact Sheet3 provides a summary of the traffic impacts and the
hours of congestion and crashes,and daily cost of delay due to accident delays and resulting congestion.
The cost of congestion for Portland freeways was over$2 million, of which $133,000 was for OR217 per
day in 2018.This cost can be expected to increase as congestion increases. Delays in delivering materials
and services create negative economic impacts for business-related trips,and for companies operating on
a "just in time" workflow of delivery of materials for manufacturing and distribution. Prohibiting the
conflicting use would result in increased accidents and decreased reliability in the OR217 corridor.
Prohibiting the conflicting uses would result in a negative economic growth factor by eliminating short
term economic growth that would take place due to additional employment through new construction
jobs and an increased demand for supporting services required to construct the Project.
A potential positive economic consequence is that there would be no capital construction expenditure by
the State of Oregon and FHWA for the costs of the proposed improvements and wetland mitigation.
However, not proceeding with construction would lead to no short term employment economic benefit
from additional construction jobs necessary to build the Project.
3.1.2 Limit Conflicting Use (Limited Protection)
Limiting the conflicting use to the proposed improvements and providing the proposed mitigation and
avoidance measures would allow the Project to move forward and would generally have positive
consequences.The purpose of the Project,to improve mainline safety for the traveling public on OR217,
would be met.While the significant wetlands would be impacted,ODOT would avoid the wetlands to the
maximum extent possible and would provide for local mitigation requirements for significant wetland
impact areas with an end result of no net loss of wetland function and values.
The City of Tigard relies on the CWS DCS for the regulation of vegetated corridors when developing
mitigation strategies.ODOT proposes to provide mitigation that would include a combination of wetland
mitigation bank credits, mitigation at the Project site, and buffer/VC mitigation through wetland
mitigation credits.ODOT also proposes to provide an additional 10 percent of the total mitigation added
3 https://www.oregon.gov/odot/Projects/Project%20Documents/2018TrafficPerfomanceReport_factsheet.pdf
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for public benefit. The mitigation strategies for significant wetlands are listed in Section 2.4, Proposed
Mitigation,Table 2.
ODOT has no practicable alternative locations for the proposed Project improvements that would
completely avoid the significant wetlands.The Project is located within the previously developed OR217
corridor with minimum encroachment occurring outside of existing ROW. Due to the location of the
significant wetlands and the constrained OR217 ROW,there is no opportunity for complete avoidance of
the significant wetlands. This is because the significant wetlands are located either parallel or
perpendicular to the roadway a nd generally extend to the toe of the roadway fill slope.ODOT has carefully
designed the Project to avoid and minimize impacts to the significant wetlands to the maximum extent
practicable.See section 2.4.6 for proposed avoidance measures.
Building the Project with these avoidance and mitigation measures would lead to economic benefits.With
the proposed improvements, there would be a decrease in accidents and congestion and subsequently,
delays would decrease and travel times and mobility would improve throughout the OR217 corridor.
Related economic benefits would be realized through increased efficiency for commerce inside and
outside of the OR217 corridor with reduced travel time and more efficient scheduling for commercial and
freight users.This would be an economic benefit to businesses and services for the delivery of materials,
goods,and services,and for operations relying on just in time delivery of materials for manufacturing and
distribution. The Project would also result in a short-term economic benefit from the generation of new
construction jobs and an increased demand for supporting services required to construct the Project.
There would be a significant capital construction expenditure by the State of Oregon and FHWA for the
costs of the proposed improvements,which maybe viewed as negative by some individuals.
3.1.3 Allowing Conflicting Use(No Protection)
The consequence of allowing the conflicting use would be mixed. The consequences for the significant
wetlands would be negative. The wetlands would further deteriorate with portions removed. Since no
local protections would be in place, ODOT would not provide avoidance and mitigation measures.
Allowing the use would require USACE and CWS review and mitigation due to the ground disturbing
activities. Depending upon the implementation of required mitigation strategies, mitigation and/or
enhancement to compensate for the development disturbance would likely occur in a different manner
and potentially in an unconnected area of the site,which may further diminish the quality and character
of the remaining wetland resources.
The economic consequences related to allowing the proposed improvements would be mostly beneficial
as stated above.
3.2 Social Consequences
The following describes the social consequences(public health, welfare and safety)for each of the three
protection scenarios.
3.2.1 Prohibiting Conflicting Use(Full Protection)
The consequence of prohibiting the conflicting use would be mixed.The consequences for the significant
wetlands would be positive. The wetlands would not be removed and would remain in their current state
with no new impacts related to the proposed improvements. The overall function and value of the
wetlands would be protected.However,the negative impacts to the fringe areas of the wetlands closest
to OR217 from existing traffic would continue.
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The social consequences related to prohibiting the proposed improvements would be negative.Without
the improvements, the purpose of the Project to improve mainline safety for the traveling public on
OR217 would not be met.There would be decreased safety and operation on OR217, worsening traffic
bottlenecks, and increasing accidents, injury, and fatalities. These are all negative effects on the health,
safety, and welfare of the general public. Increased incidents of accidents will also increase travel time
and delays,and have the negative effect of generally increasing stress,work time lost etc.and specifically
for users of car and van pool, rideshare,and public transportation traveling on OR217.
Prohibiting the conflicting use would also have the negative impact of eliminating proposed sound walls,
which would in turn lead to increased traffic noise in residential areas adjacent to OR217 and a decrease
in the quality of life.
3.2.2 Limit Conflicting Use(Limited Protection)
Limiting the conflicting use to the proposed improvements and providing the proposed mitigation and
avoidance measures would allow the Project to move forward and would generally have positive
consequences.The purpose of the Project,to improve mainline safety for the traveling public on OR217,
would be met.While the significant wetlands would be impacted,ODOT would avoid the wetlands to the
maximum extent possible and would provide mitigation for significant wetland impact areas with an end
result of no net loss of wetland function and values.
Mitigation and avoidance measures would be used, as stated above in section 3.1.2,to protect the
significant wetlands to the maximum extent practicable. Wetland function and values would remain
intact.
The social consequences would be beneficial. The proposed improvements would increase safety, thus
reducing accidents and related injuries and fatalities. ODOT expects the proposed improvements will
reduce the number of crashes in the area by separating the weaving and merging lane from the rest of
the highway's high speed free flowing traffic. A reduction in accidents would reduce stress for all users,
reduce travel time,and would increase mobility throughout the OR217 corridor. This would contribute to
increased community livability in Tigard and surrounding areas, and a higher quality of life by not only
decreasing stress and but also decreasing time lost due to traffic delays.
An additional positive social consequence will be realized by the addition of new sound walls that would
reduce traffic noise in residential areas adjacent to OR217 and improve the quality of life.
There would be a short-term positive social consequence of increased employment through the need for
additional construction and supporting services workers required to construct the Project.
3.2.3 Allowing Conflicting Use(No Protection)
The consequence of allowing the conflicting use would be mixed. The consequences for the significant
wetlands would be negative. Portions of the wetlands would be removed, and with no local protections
in place, ODOT would not provide avoidance and mitigation measures. Allowing the use would require
USACE and CWS review and mitigation as discussed in Economic consequences above.
The consequences related to allowing the proposed improvements would be mostly beneficial as stated
above in Limit Conflicting Use.
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3.3 Environmental Consequences
The following describes the environmental consequences for each of the three protection scenarios.
3.3.1 Prohibiting Conflicting Use(Full Protection)
The consequence of prohibiting the conflicting use would be mixed. The consequences for the significant
wetlands would be positive. The wetlands would not be removed and would remain in their current state
with no impacts.The overall function and value of the wetlands would be protected;however,the edges
closest to existing OR217 are currently in a degraded state.
Habitat quality is limited within these wetland edge areas where impacts would occur. Prohibiting the
proposed improvements is not anticipated to significantly improve the function and value of habitat. The
current ongoing negative impacts to the fringe areas of the wetlands closest to OR217 from existing traffic
would continue.
Other environmental consequences would potentially be negative without the proposed improvements.
Air quality may continue to deteriorate due to greater traffic congestion and idling time, and the sound
walls would not be constructed, resulting in continuing noise impacts in residential areas adjacent to
OR217. Further, prohibiting the proposed improvements would not allow the purpose of the Project, to
improve mainline safetyfor the traveling public on OR217,to be met.
A positive consequence to air quality would be eliminating dust and particulate matter generated by
construction activity(i.e.earth moving)and the impacts of exhaust and noise from construction vehicles.
3.3.2 Limit Conflicting Use(Limited Protection)
Limiting the conflicting use to the proposed improvements and providing the proposed mitigation and
avoidance measures would allow the Project to move forward and would generally have positive
consequences.The purpose of the Project,to improve mainline safety for the traveling public on OR217,
would be met.While the significant wetlands would be impacted,ODOT would avoid the wetlands to the
maximum extent possible and would provide mitigation for significant wetland impact areas with an end
result of no net loss of wetland function and values.
Mitigation and avoidance measures would be used, as stated in section 3.1.2, to protect the significant
wetlands to the maximum extent practicable.Wetland function and values would remain intact.
3.3.3 Allowing Conflicting Use(No Protection)
The consequence of allowing the conflicting use would be mixed. The consequences for the significant
wetlands would be negative. The wetlands would further deteriorate with portions removed. Since no
local protections would be in place,ODOTwould not provide avoidance and mitigation measures. Benefits
to habitat and wildlife related to wetland mitigation would not be realized. However, allowing the use
would require USACE and CWS review and mitigation due to the ground disturbing activities. Depending
upon the implementation of required mitigation strategies,mitigation and enhancement to compensate
for the development disturbance would likely occur in a different manner and potentially in an
unconnected area of the site, which may further diminish the quality and character of the remaining
wetland resources.
The consequences related to allowing the proposed improvements would be mostly beneficial as stated
above in Limit Conflicting Use.
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OR217:Auxiliary Lanes Project
Environmental, Social,Economic, and Energy Analysis March 2021
3.4 Energy Consequences
The following describes the energy consequences for each of the three protection scenarios.
3.4.1 Prohibiting Conflicting Use(Full Protection)
The consequence of prohibiting the conflicting use would be mixed. The consequences for the significant
wetlands would be positive. The wetlands would not be removed and would remain in their current state
with no new impacts.The overall function and value of the wetlands would be protected.However,the
negative impacts to the fringe areas of the wetlands closest to OR217 from existing traffic would continue.
The energy consequence of prohibiting the proposed improvements is negative. Without the
improvements,the purpose of the Project,to improve mainline safety for the traveling public on OR217,
would not be met.There would be decreased fuel efficiency from increased traffic delays and decreased
mobility and congestion due to more accidents. Increased traffic delays,with associated increased vehicle
idling time on OR217 and adjacent local streets,would decrease the free flow of traffic and increase fuel
consumption.
A positive consequence would be the elimination of fuel consumption by construction vehicles and
construction workers traveling to the project area.
3.4.2 Limit Conflicting Use (Limited Protection)
Limiting the conflicting use to the proposed improvements and providing the proposed mitigation and
avoidance measures would allow the Project to move forward and would generally have positive
consequences.The purpose of the Project,to improve mainline safety for the traveling public on OR217,
would be met.While the significant wetlands would be impacted,ODOT would avoid the wetlands to the
maximum extent possible and would provide mitigation for significant wetland impact areas with an end
result of no net loss of wetland function and values.
Mitigation and avoidance measures would be used, as stated above in section 3.1.2,to protect the
significant wetlands to the maximum extent practicable. Wetland function and values would remain
intact.
Fuel consumption would increase during construction but could potentially be offset by short and long
term benefits.With the proposed improvements,ODOT anticipates a decrease in accidents,related traffic
delays.Vehicle idling associated with congestion and delays would decrease on OR217 and adjacent local
streets feeding onto the highway. As a result, the free flow of traffic would increase resulting in a likely
reduction in fuel consumption and improved energy efficiency.
3.4.3 Allowing Conflicting Use(No Protection)
The consequence of allowing the conflicting use would be mixed. The consequences for the significant
wetlands would be negative. Portions of the wetlands would be removed, and with no protections in
place,avoidance measures and mitigation measures would not be used.
The consequences related to allowing the proposed improvements would be mostly beneficial as stated
above in Limit Conflicting Use.
Page 22
OR217:Auxiliary Lanes Project
Environmental, Social, Economic, and Energy Analysis March 2021
3.5 Conclusion
Significant wetlands are important natural resources to the City of Tigard just as safety is highly important
for residents and drivers using OR217. Safety for the traveling public is a high priority for ODOT. The
Project will increase safety and significantly reduce accidents, injuries, and fatalities on OR217, thus
meeting the Project purpose and also helping ODOT maintain overall transportation system goals.
However, providing transportation safety and preserving the natural environment often involves
tradeoffs.
Prohibiting conflicting uses within the impact area would preserve the existing significant wetlands but
will remove the opportunity for ODOT to construct a critically needed transportation safety project for
OR217,with the following consequences:
• Continuing increase in accidents and travel time,mobility reduction and travel delays with related
negative economic impacts to drivers and business inside and outside of the corridor.
• No positive economic growth benefit from new construction jobs and an increased demand for
supporting services.
• Increasingly dangerous driving conditions due to increasing bottleneck conditions, and related
accidents,injury, and fatalities as congestion increases on OR217.
• Sound walls would not be constructed and traffic noise would not be reduced for residential areas
adjacent to OR 217.
• Decreasing mobility over time in the OR217 corridor, Tigard and surrounding communities,
accompanied by decreasing livability due to increased travel delays.
• Increased energy use over time due to higher fuel consumption as a result of congestion, trawl
delays,and decreased mobility.
Limiting the conflicting use to the proposed improvements and providing the proposed mitigation and
avoidance measures would allow the Project to move forward. While the significant wetlands would be
impacted,ODOT would avoid the wetlands to the maximum extent possible and would provide mitigation
for significant wetland impact areas with an end result of no net loss of wetland function and values.
Limiting would allow ODOT to construct a critically needed transportation safety project for OR217 and
complete the following actions:
• Remove small portions of the significant wetlands located on the edges of large wetland
complexes, with limited function and value, and a degraded condition due to past and ongoing
disturbance from roadway operations.
• Increase safety by reducing congestion and unsafe driving conditions, and significantly reduce
accidents,injuries,and fatalities.
• Decrease in travel times and travel delays and increase in mobility with related positive economic
impacts to drivers and business inside and outside of the corridor.
• Generate positive economic activity from new construction jobs and an increased demand for
supporting services.
• Improve quality of life, health, safety, and welfare due to decreased accidents, injury, and
fatalities.
• Increase mobility in the OR217 corridor, Tigard and surrounding communities, resulting in
improved livability.
Page 23
OR217:Auxiliary Lanes Project
Environmental, Social,Economic, and Energy Analysis March2021
• Decrease energy use due to lower fuel consumption as a result of decrease in travel delays and
increased mobility.
Allowing the conflicting uses with no protection would allow ODOT to construct the Project, with the
results listed above,but would have the greatest impact to the significant wetlands since no avoidance or
mitigation measures would be provided.
3.6 Recommended Decision
This analysis concludes that limiting the conflicting use to the proposed OR217 improvements would
result in the most positive consequences of the three decision scenarios.A decision to limit the conflicting
use will avoid many of the negative consequences attributed to either allowing or prohibiting the
conflicting use. ODOT's project design to avoid and minimize impacts to significant wetlands to the
greatest extent possible, together with proposed mitigation, enhancement, BMPs used during
construction and additional water quality mitigation equal to 10 percent of the total mitigation,provides
a public benefit that would significantly offset the amount of significant wetland impacts, while
contributing to increased public safety,health and welfare.
Page 24
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I Date:March 2021 Figure 5
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Project Boundary, Tigard Local Wet/ands Inventory OR 91035
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Of Tigard,Oregon
—^—^—^ Ordinary High Water Slopes Greater Than 25%
Land Use Application Existing Conditions
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IK I 1
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i Significant Wetland N
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�- (not significant)
....
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--- Project Boundary Lake Oswego,OR 97035
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- !
Tigard Local Wetlands Inventory Existing Significant Wetland Impacts Land Use Application Existing Conditions
Date:March 2021 Figure 10
I \
� \ \
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T+4
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/ Significant Wetland N
/ \ Significant Wetland N extends offsite
/e. Red Rock Creek \\\
I/ ! \ \ 0 100 200
Scale:1"= 100'
LEGEND 1- 5000 Meadows Rd.,Ste.420
I
-- Project Boundary __ --- Tigard local Wetlands Inventorylake Os00 1035
i Ex/sting Edge of Asphalt Q VV L 533--60-661° 3 op �ao
——
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FEMA(IOOTr) Significant Wetland Boundary OR217 Auxilary Lanes
1
Ordinary High Water Slopes Greater Than 25X City Of Tigard,Oregon
r;,---...,,,--.17,J Delineated Wetland Land Use Application Existing Conditions
Existing Significant Wetlandlmpacts Date:March 2021 Figure 11
Note: Significant Wetland Impact Summary )
Type of impacts shown in parentheses
/
below significant wet/and name. Significant Existing Wetland Proposed Wetland Total Wetland /
Wetland Impacts Impacts Impacts • Ash /-`
Wetland J 3,550 180 3,730 Creek //
Wetland S 29,150 5,515 34,665 /' /
\, //
Proposed Significant Wetland S Impact Area/5,515 SF /
(Roadfill and Stormwater Facilities)
I
/
Significant Wetland
Boundary // \
Proposed ///
'\ ) -
/ Grading
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SYSS' / Proposed ofPrAsphalt
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-----+--, Ordinary High Water ramPfcom •- �sss;_•-•,41. . / Soundwa/l
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---.---*---. Delineated Wetland Boundary OW217 / �— /
Significant Wetland To Remain 1 ' ' I _— \,/
yi•' !
-- - Tigard Local Wetlands Inventory •' •\�M. \" / ) \ sham-
Slopes treater Than 25% Stormwater Pipe \ \ / 1 to. I
�� \\ / t '�.- ( �0 60 120
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/ /t r Significant Wetland
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ssssssnrsss�. Sediment Barrier �, / r Lake Oswego,OR 97035
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; /
Significant Wetland Boundary S4 z / Proposed Significant Wetland.'Impact Area/180 SF OR217 Auxilary Lanes Significant Area
Existing Significant Wetland Impacts / : (Stormwater Pipe) City Of Tigard,Oregon Impacts And
Proposed Significant Wetland Impacts /
I
Land Use Application Type Of Impact
_ Date:March 2021 Figure 12
Note:
Type of impacts shown in parentheses
below significant wetland name.
Ash Creek Tributary i'" Proposed Significant Wetland Q Impact Area/10,540 SF
Realignment Impacts r'-- (Roadway Fill and Storm water Facilities)
..--- Significant Wetland Boundary
1 ——— "- Grading Limits
Storm water FacilityProposed Soundwall
za_d
Wetland Q-Existing Impacts/1 5,400 SF
Wetland K-Existing Impacts/21,100 SF
0R20 7(Existing Roadway) -
as .. �" _-- Y s .;- .sa... amc.„
•-,_. -r- r.. ;-_-_ Significant Wet/and Boundary 9
.--.---.---.-\
-- Gradin Limits
Exrg.Edge Proposed Soundwall
of Asphalt Proposed Soundwall Gap in Soundwall Significant Wetland K ImpactArea/9,720 SF
Proposed Edge (Soundwall and Roadway Fill)
of Asphalt
Significant Wetland Impact Summary \\\\w
Significant Existing Wetland Proposed Wetland Total Wetland
\'
Wetland Impacts Impacts Impacts
Wetland K 21,100 9,720 30,820 I i
Wetland Q 15,400 10,540 25,940 0 60 120
Scale:1"=60'
Project Boundary LEGEND _,—•—,_,—,—,_ protective Fencing 4`., 5000 Meadows Rd.,Ste.420
Existing Edge a(Aspha/t Significant Weiland STETTSgsSTETVI Sediment Barrier Lake Oswego OR 97035
FEMA(700 Yr) Tmn D 0 W L 503 -620-6103
Tigard Local CD-CI I Check Dam
\ —,—,— —.—, Ordinary High Water _. _._. Wetlands Inventory OR217 Auxilary Lanes Significant Area
—s,__—w,.__-,r.__sDelineated Wet/and Boundary -- GradingLimits Significant Wet/and Boundary
City Of Tigard,Oregon Impacts And
Existing Significant Wetland Impacts Land Use Application Type of Impact
Slopes Greater Than 25% — ----® Stormwater ProposedSi Significant Wet/and/m acts pp yp p
Conveyance Facilitiesg P Date:March 2021 Figure 13
iv, t
► ' ►
_"--s
`� /
ich
I ... .�. /
/
Extg.Edge of Asphalt- ,i ;1 \ i
/ Proposed Edge of Asphalt J (IK_'''-. ',,,;‘,.::N., /
\ n"1
�� ,
_�' I Significant Wetland P
4 --- 1i; =e1 , � See Figure 1 S for impacts---\
P e• r•
:�. / I ^� 7 '�. - Facilitiesfe s _
.mss — -—--- - `'�_�__�_,_
e _
- --"r------- - - - .. _ _ _ _ - - _ OR21 (Existing oa y)
•
^" —` . ,, ,.- / Storm water
Facilities ----
3 k Significant Wet/and N
!; c („J'—�— / See Figure 15 for impacts
____ /
_.-"---.tea >w.r, �// /
��� �Y /ir. air ��
„__-- .` '�S✓ / 0 100 200
�...... Scale:1"=100'
'� LEGEND •
,♦♦�x ---- froJect Boundary t p Stormwater Conveyance Facilities .� 5000 Meadows Rd.,Ste.420 ,p T
� Exlstln Ed a ofAs Asphalt Lake Oswego,OR-61035 a
4�� (1 9 P -.—.—.—. Protective Fencing D Q W L 503-620-6103
♦ 9 ---- FEMA(/00 Yd SETS E'SE'S' Grad/ng Limits www.00wc.coM
+,44,7" ...a111....-1111--+ Delineated Wet/and Boundary -t3 Check Darn Ii Inlet Protection
4(317 Slopes Greater Th an 25% OR217 Tigard,ry Lanes Significant Area
♦ A Significant Wetland To Remain City Of Oregon Impacts And
t�' ----- Tigard Local Wetlands Inventory Significant Wet/and Boundary
P, --- g ry ExlstingSignificantWetland Impacts Land Use Application Type of Impact
x„ --- cradingLimits ProposedSg fa tWtl dl pats Date:March 2021 Figure 14
Note: -, \
Type of impacts shown in parentheses �\
below significant wet/and name. I \
Pond i \1
Red Rock Creek I 1
/ /
/
/
/
Proposed Significant Wetland P Impact Area/7,330 SF
Roadfill-No Vegetated Corridor (Roadway Fill and Stormwater Facilities) -
/
N ' /
i
N Wet/and P-Existing Impacts/85,100 SF
�� 5—
�,-.k,,, �, _yam
�
Stormwater Outfall / /
‘
_...
— .'- r
Significant Wetland Boundary/
/`
.a� kepplo
�t` 'Off �^ _W -1-a, -``. ramp to pR _ 7.4" �. - tiac. .-.y._- —r_ �.-_+--"—_r_ —._ter--.,--+.__+_
_
xFZ u �= . .�_ +-a
N Extg.Ege
ofAsphal - - - - - - -
- - - - - Proposed Edge of Asphalt Drainageway for Redrock OR217(Existing Roadway)
Creekderro - - - - _ - ` - - -
(un away)
from OR99W 4. --14 '• -. - .'= . _I .......". M.-... _._
OR217On ramp as w •+ . _---
.. _ -4,r
I 1 •�
r
.— .• • I -
•—•_ _ ,. _„_ _ •—'"" Proposed Guardia!/
Vii'-1 - - -L -_— ta.rall�=___ � �t. _ _____ _
— / \ Significant Wetland Boundary
/ \
-._` 4t Significant Wetland N extends offsite
/Wetland N-Existing Impacts/49,400 SF \�� Proposed Significant Wet/and N Impact Area/515 SF
/ (2 Stormwater Outfalls)
/ ..,
/ \ 0 100 200
r Scale:1•=100'
Significant Wetland Impact Summary ��-- Project Boundary LEGEND 5000 Meadows Rd.,Ste.420
Pond Existing Edge of Asphalt
Significant Existing wetland Proposed wetland Total wetland _ Lake Oswego,OR 97035
Wetland Impacts Impacts Impacts — —— FEMA p00 Yr) O Stormwater Conveyance facilities
p pa i —+—..- Ordinary High Water W L 50320-6103 0' 0
\ Wetland N 49,400 515 49,915 -•—•—•—• Protective fencing www.00sv.coas o•
-�+t--+--+Y Delineated Wetland Boundary
wenaner 85,100 T,33o 94,430 i ^rwl",r * Grading Limits
\ 1 Significant Wetland To Remain -7._�-,, Check Dam I�'k/nletprotection 0R217 Auxilary Lanes Significant Area
\ - 7 Tigard Local Wetlands Inventory Significant Wetland Boundary City Of Tigard,Oregon Impacts And
NN ':\ Grading Limits Existing Significant Wetland Impacts Land Use Application Type Of Impact
Slopes Greater Than 25% Proposed Significant Wetland Impacts Date:March 2021 Figure 15
Note: Significant Wetland Impact Summary
Type of impacts shown in parentheses Significant Existing Wetland Proposed Wetland Total Wetland
be/ow significant wet/and name. Wetland Impacts Impacts Impacts ` Ash
Wetland J 3,550 180 3,730 Creek 7.r
Wetland S 29,150 5,51 5 34,665 /
i
Proposed Significant Wetland S Impact Area/5,57 S SF
(Roadf/l and Stormwater Facilities)
r
SignWetland
/
Boundary V /
.
I J
,
Proposed / �/ \ Grading
Retaining Wall /,' /
A Limits
,,L '"*
Stormwater Inlet - -'�---"�...air , '-_vi,-'_%`=;u-"_,.__n,—ter—�_ l..J,% .....,,.;"..-.
R21 7
O�Off-ramp to Greenbur9 Rd. -.. -ii, __...-. __... - ----- I. --- !•}-_ _.-__.... i Proposed Roadway Barrier And BQm l/
Waterty /os
B' wa e
Stormwater Inlet _ -. -
_ - Proposed Retaining Wa//- ,.� -"""""
Wetland S-Existing Impacts/29,150 SF -'-
- 1
-- - Existing Roadway)
- - - - .._ - -
00.217( _
_ --- _ ____.
- -
1 '--- Extg.Edge of
'- ./ // Asphalt
-' — _ Rd• Proposed Edge
`" nbur9 o / Proposed of Asphalt
WO E'tee Soundwall
LEGEND da °n tamp ���--_
Project Boundary ss... � I ` " /
-- -- -
Existing Edge of Asphalt - ' ......s0 \-.. ./-
J 'r t-— —\ —s.I J�
---
FEMA(/00 Yd '' i' /� Shda
-,-,-"---- Ordinary High Water '�I ,� \ j'(n,
-+' +'--- Delineated Wetland Boundary sal ` .�
/\�� /� ) �a 60 120
Significant Wetland To Remain �` / \ / I Scale:1"=60'
Tigard Local Wetlands Inventory / r ' 1 Significant Wetland
--_ / j Boundary 5000 Meadows Rd.Ste.420 `•,
p• / t 1 Lake Oswego OR 97035 �.�''�C1
Stormwater Conveyance facilities Significant Wetland Boundary �a.� ,. I
Wetland.1-Existing Impacts/3,550 SF D 0 W L 503-620-6103 % '.::o
----- ---0 line extends offsite OSx. /
i. i I AVM oowL.COM
SigniRcantWet/and Boundary /
S Proposed Significant Wetland]Impact Area/780 SF 0R217 Auxilary Lanes
Existing Significant Wetland Impacts (Storm water Pipe) City Of Tigard,Oregon Significant Area
Proposed Significant Wetland Impacts �'' Land Use Application Impacts Only
Date:March 2021 Figure 16
Note:
Type of impacts shown in parentheses \
be/ow significant wetland name.
\\ Ash Creek Tributary Proposed Significant Wetland Q Impact Area/10,540 SF
Realignment Impacts (Roadway Fill and Storm water Facilities)
1 \0 Significant Wetland Boundary
—._.. r Grading Limits
�� Stormwater Facility ` --- Proposed Soundwall
_._._.._..,_„.k..... —......s
Wetland Q-Existing Impacts/15,400 SF
Wet/and K-Existing Impacts/21,100 SF
OR217(Existing Roadway)- - - - -
— __ — Significant Wetland Boundary Grading Limits
Extg.Edge Proposed Soundwall ..
of Asphalt Proposed Soundwall Gap In Soundwall Significant Wetland K Impact Area/9,720 SF
Proposed Edge (Soundwall and Roadway Fill)
of Asphalt
Significant Wetland Impact Summary
51gnl0cant Existing Wetland Proposed Wetland Total Wetland
Wetland Impacts Impacts Impacts
Wetland K 21,100 9,720 30,820 0 60 120
Wetland Q 15,400 10,540 25,940
Scale:1"=60'
LEGEND 4 5000 Meadows Rd.,Ste.420
-----_._.. Project Boundary Significant Wet/and Lake Oswego,OR 97035
Existing Edge oIAspha/t To Remain Significant Wetland Boundary D O W L 65033-00046103 o �•
Tigard Local Existing Significant Wetland Impacts
FEMA(700 Fri OR21 7 Auxilary Lanes
Wetlands Inventory Proposed Significant Wetland Impacts
— —, Ordinary High Water11♦ City Of Tigard,Oregon Significant Area
__+. _J,._-. Delineated Wetland Boundary --.-f <- Stormwater Land Use Application Impacts Only
Conveyance Facilities Date:March 2021 Figure 17
I t /
I
I
I
\\
I at
a \\\
I O \
/ _ \\\ /
.__ ... .. .. _ _ \ Roadt//-No I //
\
I Extg.Edge of Asphalt \ Vegetated Corridor //
Proposed Edge of Asphalt \ /
\\ /
\ Significant Wetland P
J
\
�� \ \ See Figure IS for impacts
R
Vii- r �___- "" �Stormwater
- Facilities ____
_.__-_-----_-_
is
__ _ - . - - - - - - ---.77-_ - - - 0R21 7(Existing Roadway)
- - - Stormwater �.
Facilities
r
* ,Significant Wetland N
C ��� / See Figure 15 for impacts
-- i f
. . ? --
r _��
0 10o 200
/
�` Scale:1"=100'
LEGEND A- 5000 Meadows Rd.,Ste.420 ii "
———— Project Boundary - Agard Local Wetlands Inventory Lake Oswego,OR 97035 0
– • Existing Edge of Asphalt W L 503-620-6103 'r, io
———— FEMA(100 Yr) Stormwater Conveyance Facl/ifles voowi..coM a„o,,:�`
OR21 7 Auxilary Lanes
.. *. * Delineated Wetland Boundary significant wetland Boundary City Of Tigard,Oregon Significant Area
Significant Wet/and To Remain Existing Significant Wetland Impacts
Land Use Application Impacts Only
Proposed Significant Wetland Impacts Date:March 2021 Figure 18
�.,,,,, It
Note:
Type of impacts shown in parentheses '- �\
below significant wetland name. i
1 NN,
N\
/ Pond \\
I Red Rock Creek \
1
/
/
// ! l
Proposed Significant Wetland P Impact Area/7,330 SF
Roadfll-No Vegetated Corridor (Roadway Fill and Stormwater Facilities) ,r'"
k // —1 Wetland P-Existing Impacts/85,700 SF
/
.. __
-.._R '� ,`` Stimiarci Outfa/l
g - - / Significant Wet/and Boundary
oo
-217 Off •-�`__ ��' _ -71._._..____-.-.__.____.__-..�........a-...::-» \
=� ramp to OR994y ---*--'*'_ _._.------.—_m—_a..,_____,,, ..,_.-� —a,^,�-^'y e,' � _..__.____..--. —,..,__.___+._�.—_.r__.a.—__ __+ir_.
ti
Extg.Edge ofAsphalt. _ _
Proposed_Edge of Asphalt Drainageway for Redrock 0R217(Existing Roadway)
_ _ _ Creek(under roadway) - - - - - -
C
- - - from OR99W - - _ ..._.____.- - -- --- ■ -- -- •
_„ ,
0R217 On-ramp ,>t
_.�—+---- }— —y „--aF_.'-_.--- —Pl ...,'e... -'-'—_.1, ,,,______,.,„,____.
-- s- r �n--�"" Proposed Guardrail
@ Significant Wetland Boundary
/ !r ��� Significant Wetland N extends offsite
/
/ Wetland N-Existing Impacts/49,400 SF \ Proposed Significant Wetland N Impact Area/51 S SF— �
/ �
. (2 Stormwater Outfalls)
/ I
/
/ 1 0 100 200
( f \ Scale:1"=100'
Significant Wetland Impact Summary LEGEND '-:. 5000 Meadows Rd.,Ste.420
Slgnincant existing Wetland Proposed wetland Total Wetland Pond Lake Oswego,OR 97035
Wetland Impacts Impacts impacts -.-...+� Project Boundary Tigard Local Inventory I� ,
p ,1 J ry 9 ry p O W L 503-620-6103
\ wenande 44,400 519 49,9150 ---_ Evisting Edge of Asphalt www.00w�.cont
Wetland P es,t oo ],330 94,430 ` FEMA(100 Yr) T O Stormwater Conveyance Facilities
\ — — - Ordinary Nigh Water OR217 Auxilary Lanes
\ -..--*--s Delineated Wetland Boundary Significant Wetland Boundary City Of Tigard,Oregon Significant Area
\ Significant Wetland To Remain Existing Significant Wetland Impacts Land Use Application Impacts Only
_/ Proposed Significant Wetland impacts
Date:March 2021 Figure 19