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SLR1992-00003POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. ' . • N ; of Cook Parki t. of 92nd Ave. 2S]. 14ACi 700 • , 4 ,,, • . • , , . WIJklenOrrilIFFIMPAIMMO■ 4 PROPOSAL DESCRIPTION FILE NO: SLR 92-0003 FILE TITLE: CITY OF T/GAAD APPLICANT: City of Tigard 13125 SW Hall Blvd .Tigard, OR 97223 REQUEST: APPLICABLE OWNER: SAME A request for Sensitive Lands Review for a wetland mitigation project at Cook Park. The project would include excavation within the 100 year floodplain of the Tualatin River in order to expand an existing wetland area. The purpose of the approval is to replace existing wetlands to be displaced elsewhere as part of a road construction project. REVIEW CRITERIA: community Development Code Chapters 18.50, 18.84. North of Cook park, west of SW 92nd Avenue. (WCTH 281 14AC, tax lot R-4.5 (Residential, 4.5 units per acre) The R-4.5 zone allows single family residential units, public sdpport facilitleS, reSidential treatment home O farming, and Other wsee-fte, permitted. uses. Community recreation ttEMES) such as parks, are allowed as conditional uses. NPO NO 6 NPO CHAIRPERSON: Sue Carver PHONE NUMBER: 639-8507 CHECK ALL WHICH APPLY: STAFF DECISION COMMENTS REE_OcK TO STAFF ON PLANNING COMMISSION DATE OF HEARING: TIME:7:30 DATE OF HEARING: 08L42191 TIME:7:00 DATE OF HEARING: TIME:7:30 X HEARINGS OFFICER CITY COUNCIL ATTACHMENTS X VICINITY MAP JL LANDSCAPING PLAN .JL NARRATIVE ARCHITECTURAL PLAN x SITE PLAN OTHER: STAFF CONTACT: ilreirmOfismipsty....39-4171 aBREILLME_LA0.5 ARPLICATUI CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639-4171 FOR STAFF USE ONLY 1 CASE NO. 5L 6rg".-C'CCL3 1 OTHER CASE NO'S: 1 RECEIPT NO. ---------- APPLICATION ACCEPTED BY: 1 DATE: 1. GENERAL INFORMATION I Applica ion elements submitted: hd A PROPERTY ADDRESS/LOCATION SW 9,a-,.- tpadc 1 (A) Application form (1) I L,....,er's signature/written TAX MAP AND TAX LOT NO. I authorization _ ZS i ___________,O. AC. SITE SIZE a 0 ,.., r . I al., -'''' 70e) I _49, Title transfer instrjn:1)) , . D) Assessor's tap (1) PROPERTY OWNER/DEED HOLDER* C,' • I E) Plot plan (pre-app checklist) ADDRESS t a tor PHONE Aill1411/ 1 <31,5 Applic/MItatement CITY '71, ZIP i_212iaj____, 1 '(Pre-sa ggecVlat) APPLICANT* 1 ( )-47.1-st-Id-lneerfeffrrimmwers-artd----- ADDRESS PHONE - add& -,........., CITY ZIP I 01)-34464:11%-f*ee-445"4* V4410E1) . :.---.-------;--------- ...................- *When the owner and the applicant are different I people, the applicant must be the purchaser of record 1 or a leasee in poasesaiOn With Written authorization 1 DATE DETERMINED TO BE COMPLETE: from the owner or an agent of the owner With Written I authorization. The owner(s) must sign this 1 i applicaton in the space pt0Vided on page two or 1 FINAL DECISION DEADLINE: „ . , submit 6 written authorization with this applications I I COMP. PLAN/ZONE DESIGNATION: 2. PROPOSAL SONNARY 1 Jg:2YL'5:I.,,...JLL-!-1Px) The otters of record of the subject property 1 recideSt a Sensitive tanda Permit to allow 1 I N.P60, Numbet: , 65 I 1 Approval bate: 6.....................................„..........., „......., I I Vitial Approval bate: 1 I Planning .._. 1 0523P/13P 1 Efteetihg kev'dt //88 1 3. List any variance, conditional uses, or other land use actions to be considered as part of this application: 4. Applicants: To have a complete application you will need to submit attachments described in the attached information sheet at the time you submit this application. 5. THE APPLICANT(S),SHALL CERTIFY THAT: A. The above re uest does not, violate an deed restrictions that may be attached to or im osed u on the sub ect ro ert B. If the application is granted, the applicant will exercise the rights granted in accordance With the terms and subject to all the conditions and limitations of the approval. C. All of the above statements and the statemats in the plot plan, attachments, and exhibits transmitted herewith, are true, and the applicant a -so acknowledge that any permit issued, based on this application, may be revoked if it is found„that-any such statements are false. D. The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. DATED this IN day of 4 1917! SIGNATURES of each owner (eg. husband and wife). of the sai3edt property. adiefloiaer • ' t •■ ' ' • "." • ". r rem gib 1111i1079N111111.11411461111WIWIDEMEV Larry Epstein, Esq. Land Use Hearings Officer City of Tigard Subject: Cook Park Wetlands Mitigation Project Dear Mr. Epstein: Please accept this as the application for a Sensitive Lands Review for this project. P...t.l.M.9.221 The purpose of the project is to replace wetlands displaced by a City street construction project as required by Section 404 of the Clean Water Act. Site: The site is within the eastern portion of a 15.25 acre City- owned parcel along the north of Cook Park, west of SW 92nd Avenue as shown on the attached site map. The site is entirely inundated by the 100-year flood elevation of 126' and designated "low density residential" on the Comprehensive Plan Map. Pr_1(2,jsLagaulatjarl: The mitigation plan includes 1.38 acres of wetlands enhancement and 0.5 acres of created wetlands. Minor grading without imported fill is proposed. Details of the proposed plan are described at Section 5.2 of the Wetlands Mitigation Plan submitted here and to the Corps of Engineers for approval. A copy of this portion of the plan is attached. The plan recommends that construction be delayed until net summer so that further groundwater table fluctuations and periods and depth8 of inundation may be documented, Aparoallatmlaniu The standards as set out at 18.84.040 of the Code are met as follow: 1. The proposed land for alterations preserve the floodpiain storage function since the proposed grading does not include bringing fill to the site Moreover i the grading is confined to the fringe of the floodplain designated as "flooding caused by poor drainage" so narrowing of the floodway boundary will not result. 13125 SW Hall Blvd, ko, Bo X 23397 , Tlgdid Oregon 97223 003) 689-4171 --------- 2. Landform alterations within areas designated as residential are permitted if the "alterations or developments [are) associated with community recreation uses". The proposed project would expand Cook Park with nearly 2 acres of wetlands featuring diverse native wetlands plants that are rarely found in urbanized areas. An interpretive center has been suggested by the biologists preparing the plan. Accordingly, the site will provide, a unique urban recreational facility. 3. Since proposed grading is minor, will not require imported fill, and is confined to the fringe of the floodplain, no increase in the elevation of the 100-year flood will result. 4.-5. The City's adopted pathway plan does not include a path through this parcel. 6. The necessary U.S. Army Corps of Engineers and Division of State Lands applications have been submitted after consulting with the appropriate agencies and are attached. 7. The entire site will continue to provide open space. Attachments: -USCE Wetlands Permit Application with wetlands mitigation plan -County assessor's map -Vicinity map -Site map -Planting plan If you have questions or require additional information please call. Sincerely, affAl‘ 24 Greg N. Berry UtilitieS Engineer dattAlr WETLAND DETERMINATION AND DELINEATION AND CONCEPTUAL MITIGATION PLAN FOR THE P RCDPOSEia DARTMOUTH ROAD EXTENTION IN THE CITY' OF TIGARD, OREGON • 5.2 Compensatory Mitigation "s not possible within i anon i p the immediate vicinity of Compensatory wetland mitigation � t. i the alignment. The City does not own sufficient land surrounding Red Rock Creek or adjacent to S 72nd Avenue to create a suitable mitigation area In addition, surrounding areas will probably be developed in the future =Icing the purchase of P .Y P g P property to create wetland unlikely, After an extensive search throughout the City of Tigard g • ti ,. determined that an area within mitigation .'... for a suitable m ton area SRI. as determi Cook ... Park has the providing excellent ntiti ation Pi re potential for ro� an e � Park is greatest p al p vidmg 6 Cook Park i located at the southern end of SW 92nd Ave, north of the Tualatin (T , Section 16 • The , River in Tigard T 2S R �. Section �� e r�utiga�ion area consists of ` i acres � 13g of wetland almost Completely dominated by reed canary grass, plus an additional 0,5 Scientific Resotli esj disc. .....e++!uo4:iirilllr m•k�� n d v e r _'�' :... _ �. z r. .S -'•. . +.- a G.. e , � ': _. - �-s_ � -+� ) .... . _ ._ . .. _ f � .: . �- .. r _, �. ... .. a. _ is ..:. .. �. I. .. ( •g}. . :. ..,. _ _ _. _a. , a ..<., -,. ... ..i : -„ _ ^v.: � _.- S _ _ <,>r � _ ^ ... ,� a .... .., . . .� ._ .. . _ -. i,� ,. .. -- - -_ � ' - ....:f .- , .-t . . • . ^ •i�-... . «.. ?�. . t • v try i^•t n. _ . . _. — . -. ._ ... t . • , - :...• ._ .z _. ..,,.. .':� w za +�.. o is - Z v ,,., ... r a:. ,.... ,�.. -... r. .. -.... _ _ ....- - •,.. -:,_. ..:. ... ... ... .... . L 77 -� i Kam" �,. { 4 � r .^': . T�' . rl ..._ a•.• _ - Ef•-' �% ,r �i 3,, ,_ � i . >. _.. ..- -- .. n. _. s.. -_.- �„- •'�' yam ..� .i_i - + --: k:'� `-.,.. �i �- ',�..., � - -r �� • r 444.4. ' acres, of fill material dominated by teasel (Dipsacus sylvestris) and Himalayan blackberry. Although historic aerial ' photographs were not consulted, the fill material appears to be at least several years old. ate No trees or shrubs exist within the area that will be used for mitigation. Adjacent areas owned by private landowners are dominated by Oregon ash and willow. Due to the location of the park facilities and adjacent wetland, residential development within the immediate vicinity of the mitigation area is not anticipated. The 0.94 acres of wetland impact associated with the construction of Dartmouth road will be mitigated by using a 3:1 ratio for wetland enhancement and a 1:1 ratio for wetland creation. An area of 0.5 acres will be created into upland within the mitigation site. A total of 1.38 acres of reed camtry grass dominated wetland will be enhanced to mitigate for the remaining 0.44 acres of wetland impact, which is slightly more than the 3:1 ratio required. The total area for the wetland mitigation project will be L88 acres. Enhancing an area dominated by reed canary grass requires complete control over its growth, It is imperative that other species be allowed to become established to out-compete this aggressive grass, Therefore, the first task in creating the wetland mitigation area will be to remove the top 6 to 12 inches of soil from the project site. The removal of the topsoil will not only remove the shoots of the grass, but also remove the seed base within the soil. The long term control of reed canary grass will be accomplished by the anticipated vigorous growth of an herbaceous plant community, the creation of areas of open water, and by the shade from the planted trees and shrubs. These measures will hopefully prove successful in the enhancement of the wetland area. The mitigation area slopes from west to east. Elevations within the western portion orthe project site are at approximately 124 fedt NOVD decreasing to 120 feet in the eastern portion adjacent to SW 92nd Avenue. The site was first visited by SRI for this project during mid-June, 1992. We have not observed, therefore, the hydrology of the site during the early growing season. Through June and July, 1992, the project site has been dry although there are obvious indications (i.e, algal mats) that the site is inundated during the early growing season. :A small stream channel, which was also dry during June, is located along the southern boundary of the mitigation area. We are uncertain of the main source of water for this channel and how it interacts with the reed canary grass wetland to the north, We are also uncertain whether a spring fed stream channel to the north of the mitigation site flows into the mitigation area during winter and early spring. Based on this lack of knowledge Of the hydrology of the project site, we propose to delay construction of the mitigation project for a period of one year During this „ time we will instait tour shallow water wells within the mitigation area and monitor them to document guctuations of the groundwater table and periods and depths of inundation, It is imperative that the hydrology of the mitigation area be established ; n t 13, .0001 final m, n before grading within the wetland begins —wing a Lin mitigation plan will be .submitted to the regulatory agencies for the review, This report will Sciei4c ResoUrces, lhc Page - 7 include a final grading and planting plan reflecting the knowledge we will have gained observing the hydrology of the mitigation area. Although h the construction of the mitigation area will be delayed for a period of one year, the City plans to construct the Dartmouth Road extension during 1992. One of the conditions of many State Removal /Fill permits is that the mitigation area be constructed during the period of wetland impact. It is generally agreed, however, that the failure of many mitigation projects is the lack of understanding of the hydrology of a proposed mitigation project. Therefore, we feel that it is in the agencies best interest to issue a permit this year knowing that the wetland will not be constructed until next year Although there will be a period of one year where there will be a net loss of wetland, it is important that mitigation projects become successful to insure a no net loss of wetland in the long term. • � � Y � with the final Although the final grading and planting plan will be submitted wi h t radio prepared plant materials and a conceptual grading mitigation plan, we have re aced aassof of open water and. areas which plan. The wetland will contain areas permanently have only a shallow water table during the early growing season. The slopes of the wetland will be gently sloped at 10.1 to 20:1 to allow a gradual change in the hydrology of the wetland. Two small islands will be created within the wetland to Y �' provide refuge for waterfowl, Without specific knowledge the hydrology of the project site, we cannot led a excavation is required. However, a wetland area to determine of depth d which which is dominated by broad - leafed cattail and the east of Sw 92nd connected to the mitigation site through a culvert, is at approximately 118 feet, NGVD. This wetland contains shallow, standing water at least through July, It is ... p robable that to achieve open water conditions within the mitigation area at least 3 feet of material would have to be removed. Figure 7, shows the location of the mitigation site within Cook Park and the proposed grading plan. Native plants will be used throughout the mitigation .ea. Within areas of shallow anon ar p and 2 feet), Wapato (Sagitaria latifolia) and broad -leaf water (depths between 0.5 Wapato q y • . ail (Typha latifolia) will be planted (Figure ) g inundated catt ' (yp f �) p (� re $ Alen the frequently i5 u spikerush edge of the wetland, depth can teach 0.5 feet, p lrush Sclr trs . . .�' where -che de th o water c microcarpus), and water. ( small-fruit bulrush � Lleocharls palctstrls); small...,..`... � will be ...lanced, Where the groundwater table is smartweed (Potygonr�r�a arnphlblc� ) i willow (Salix lasiandra); beaked sedge (Ca''e and to a depth of 0.5 feet, Pacific rostrata), and Oregon ash (Frazlnms latifolia), will be planted. . .. . e .. pt . foot, Where the water table is frequently feu h of 0 � feet to � foe -. between a depth found betwe f ) red-osier dogwood (Comas drier hardback (Spittle(' d Ga dOtt trill , re the �+ ( us stotoinl era � tufted g (. � '. .p ... � . ,. .. _ , ... � and • is hair grass Descham sla caes itosa , and Oregon ash will be planted. In t which areas, . �. , .. . .,.. . .. '5 feet �i�, tmtts as, `where pine lupine is usual) found between 1 foot an a water table colonial bent rays (,�,�rostas toads), p , � ' p�. (Lupinus will serve as the buffer, c g Douglas hawthorn (Cratae dory lase ; Scoulers willow =. (Sat)& atbzcatttis); g g ) scotlleriataa); and red fescue (�'estuca abra) will be planted, Scientific Resoiii es, i,ie, Page =8 ` •` J � <:� ` Y� � "" "„ 1.r 3.'�,� H ..n r:�.:. ti.r.u� i r.,�. C ,. , .., :!.t �. k.s�... ,. t ".�� will increase the habitat potential of the mitigation area by providing The plants. will shelter. The trees and shrubs will also provide shady conditions which will food and s gentle slopes of the mitigation limit the growth of reed canary grass. ��ies by allowing a variety of hydrologic provide a gradual. change of plant communities regimes. The location of the mitigation area within Cook Park, will provide the e view of the mitigation area. The wetland will not only replace e public a close but will serve. as an opportunity lost by the road construction, area. lo, ►t to impact ed ucate the public as to the benefits and importance of wetlands. � � 1•f M�1. .} r ,tiM r� � i Corps of Engineers Number Date Received JOINT PERMIT APPLICATION FORM TWSS APPUCATION WILL MEET THE REQUIREMENTS OF BOTH AGENCIES Oregon Division Of State Lands NumberY Date Received District Engineer ATTN: CENPP -PL -RE P O Box 2946 Portland, OR 97208 -2946 503/326 -6995 State of Oregon Division of State Lands , 775 Summer Street NE Salem OR 97310 503/378-3805 Q Applicant Name and Address (503) 639 -4171 N/A Sc O Authorized Agent e Scientific Resources, Inc. ,ATTN: John van Staveren O Contractor 11830 SW Kerr Parkway, Suite 375 Nome and Address Lake Oswego, OR 97035 Property OWner Same as above (if different than applicant) Same Name and Address (503) 245 -4068 N/A Stteet, Road or other descriptive location Uarte Section Township Range Dartmouth Street SW 1S . 1W 3bt1 ToxMap# Tax lot tit in or Neat (City or Town) a2S1 l ' 100°o ioi 1BA Tigard 36Gtrl�. i _ River Mile date k creek; a tributary of N/A County Fanno Creek and unnamed tribe Washington the Division of State Lands,? • � (�! Yes 0 No ' Is consent to enter property granted to the Corps and 0 PROPOSED PRaiEcr INFORMATION 3 Activity Types, Structure n Fill a EXcavation (removal) 0 In-Water 0 Maintain /Repair an Existing Structure Btief Description: Proposed project is the constrttction of Dartmouth Roast ['tom HighWay 99 to Interstate 5._ 17'36 cubic yards annually and /or cubic yards tot the total project Sand ( Silt... Fill will involy © �� � �� ' 0 Riprap � Gravel 0 (� Clay 0 Organics Other Rock depth Fill will be width: Fill Impact Area Is , 094' ac _ ;Acres .._... tength: .. -- cubic yards annually and /or cubic total project Removal will involve .���_. _ Other cubic yar i or the er Removal will be 0 Riprap 0 Rock 0 Graver 0 Sand Silt 0 Clay 0 Organics 0 O Removal impact Area is ., 0 ac Acres: ;,, length; width: depth Estimated Start Date „ x/14/92 Estimated Completion Date 9%12�°..�- enter a wetland or water 7 0 Yes 0 No Will an material construction debris, runoff, etc, Way y It yo t, describe the type of discharge 9nd show the discharge location on the site plan. NPP F'orTn 358 C� CITY / COUNTY PLANNING DEPARTMENT AFFIDAVIT (to be completed by local planning official) 0 This project is not regulated by the local comprehensive plan and zoning ordinance. 0 This project has been reviewed and is consistent with the local comprehensive plan and zoning ordinance, 0 This project has been reviewed and is not consistent with the local comprehensive plan and zoning ordinance, 0 Consistency of this project with the local planning ordinance cannot be determined until the following local aporoval(s) are obtained: ()Conditional Use Approval O Plan Amendment ° Other 0 Development Permit 0 Zone Change An application 0 has 0 has not been made for local approvals checked above. Title Date COASTAL ZONE CERTIFICATiON if the proposed activity described In your permit application is within the Oregon coastal zone, the following certification is required before your application can be processed, A public notice will be is.sued with the certification statement which will be forwarded to the Oregon Department of Land Conseivation and Development for its concurrence or objection For additional Information on the Oregon Coastal Zone Management Program, contact the department at 1175 Court Street NE, Salem, Oregon 97310 or call 503/373 -0050, Certiflcatlon Statement one Management Pro gram and will be completed in a manner consistent complies I certify oved Oregon Coastal �, knowed a and bolief, the proposed activity in this application with the with the appr g 9 program, SIGNATURE FOR JOINT APPLICATION (REQUIRED) - Application is hereby made for the activities described herein. I certify that I am familiar with the information contained In tD my knowledge and bell . , .. on is true, complete, and accurate, I further certify 4� proposed ue,com to that Ip ossess the authority to undertake the ro osed activities, I understand granting permits by local, � the a licahon, and, to the best of m g lief, this informs p � tend That the ragnfin P of other erms4s b l county, state or federal agencies does not release me from the equir ment of obtaining the ed before e permits request y project, d local p s may be required before the state removalrfill permit is issued. $ comrnencin� the roject I Understand that I cal permits understand that payment of the required state processing fee does not guarantee permit issuance, Applicant Signature Date I certify th _ I may act cis the„ duly authorized agent of the applicant. i11r✓,,i., ! �1' i r .11:.:.4,: rJ it ,r .:L 61 :p+ °L, • , j c Site Conditions of impact area Impact area is 0 Ocean Q E d0. • l.S. UPPLEMENTAL WERAND IMPACT INFORMATION' '!. ► y �{ r�;. 4, ,(l=or3 Wouw No'Fi us ONLY) Freshwater Wetland Note: Estuarian Resourde Replacement is required by state law for projects involving intertidal or tidal marsh alterations. A separate Wetlands Resource Compensation Plan may be appended to the application, Has a wetland delineation been completed for this site? Yes 0 No If ye's, by whom: Scientific Resources, Inc. Describe the existing Physical and biological character of the wetland /waterway site by area and type of resource (use separate sheets and photos, if necessary) In g9neral, y that will be impacted by the construction of the road consists of open wet meadow, dominated by grasses such as meadow foxtail, tall fescue, and velvet grass. Within the right -of -way east of Pacific Highway, the proposed road will cross Red Rock Creek, a tributary of Fenno Creek and a narrow band of riparian vegetation. The road will also run parallel to a small tributary of Red Rock Creek for a distance of approximately 650 feet east of SW 72nd Avenue and impact a small area of scrub shrub wetland dominated by clustered and Nootka rose. Please refer to attached report for additional details. Resource Replacement Describe measures be Mitigation taken to replace unavoidably Impacted wetland resources The 0.94 acres of wetland impact associated with the construction of Dartmouth road will be mitigated using a 3.1 ratio of wetland enhancement and a 1 :1 ratio of wetland creation. An area of 0.5 acres will be created into upland within the mitigation site A total of 138 acres of reed canary grass dominated wetland will be enhanced to Mitigate for the remaining 0.44 acres of wetland impact, which is slightly more than the 3 :1 ratio required. The total area for the wetland mitigation project will be 1.88 acres, The mitigation area is located in !Cook Park at the southern end of SW 92nd Ave in Tigard (T 2S, R 1W, Section 16), The Wetland mitigation area will contain areas of open water, two small islands to provide waterfowl refuge, and extensive plantings of trees and shrubs to create a riparian zone, Gentle slopes (10:1 to 20:1) will be excavated to allow a gradual change in the hydrology of the wetland All plant material will l be native. Please refer to the attached report for additional information. because this information is not necessary for d Complete applications you may submit this sheet and other environs rfontal information otter submitting your application t;•••.,:t•o••••,.., dift Marie H. Martin c/o Gordon R. Martin 12265 SW 72nd Avenue Tigard Oregon 97223 Harold & Violet Williams 11660 SW 79th Tigard, OR 97223 Super Value Stores c/o West Coast Grocery 3601 State Street Salem, OR 97301 Donald E. Pollock / Julia Gail 1834 SW 58th 0 202 Portland, OR 97221 Milan Seifer / Grace Julia 11835 SW 72nd Tigard, OR 9723 . Tom Moyer Theatres /03 Broadway, Rm. 605 Vancouver, WA 98660 Western-Duff Tigard Partners 10080 N. Wolfe Rd. Suite 310 CUpertino, CA 95014 Aubrey Borde and Julia Ann Brown 11795 SW 72nd Ave. Tigard, OR 9723 H. and Linda K. Hemopala 7505 SW Duvall Tigard, OR 97223 djInttildeaffieht4int • • Site location and . etieral to'� o� �ra"` by Sources LJ4Sx Geolo ical Survey g ,. ,Pg P}�� ,.�. p Beaverton and Lake Oswego Oregon 124 OQ0 15 minute ma s; Be q oadran� l g. es)3 SRI LEGIBILITY STRIP 7,/ „,z 4) Figure 4. Site map: overview of the potential road alignment and location of potentially jurisdictional wetland& • vs. -Nah, ma_ SpericEell: Gos Inc.. 1986: LEGIBILITY STRIP Scientific Resources; Figure& M0ISJREREGIME SPECIES" Proposed planting plan.. Herbaceous vegetation will be planted according to their hydrologic requirements- and the final elevations of the mitigation area. ShalEaw submerged (=os— zcft) Saturated: r C-o.s -oft) wapato (sue: raakaa) Cattaa (lp is laujoEa) Stalansh (Oeodzaris paliisois) Smarnveol(ralyscruun ampTatiur,j wall-fruit bulrush Creq nria arpus) Padbcwfllor, (c,&ffiandrri) Beaked swig: (Car=s) Oregon null (Maim taafoffc); Damp/Dry° ( +oS- +iMM); Dry/Damp (+i- +LSft) hardback (Spy dougicsia) red -osier kgwood (Cam= fita) Oregon ash Cz ain:a loaf a) coloa`vl beatgrass (Agosiar tome) pinelapine ( isrin sabicau s) Bees hawthorn pataega davgtaai) Sys laow (S.l&rscouterimsa) red fey= carrbia) • A, Fraxfnus latifolia 0 Saliz lasfandra •'° Cornus stotonifera Scouters: willow Pacific willow Salix scauferfana� • Spiraea: douglasif Crataegus douglasli. 118`: 720 122' 1 120 118 120 LEGIBILITY STRIP �-c Scientific Resoucces�jnc.- O Figure 7.. Proposed wetland mitigation area and preliminary grading plan.. 4 l • • • MmGATION AREA i 12 118- 120 118 120 COOK PARK Drawn bum Itztaratail Sleep. hi= aerial pesc/o. tific 19esources.Irtc.mismemempicammummems ." .:r` • ...__;.�..5.` -efrr -r R ±�� . • •� �a.� i Ki.:�/ -� .. r • Y � • r . •aa so • UN ATIN C rj r Location of proposed nnit gatiori area within Cook Park •47 (� ''ti t 4; „'t ",1,t1 a 700 /5.25 AC. [ CS. 10,349 ) SEE MAP 2S 1 148D dIti SA197tE1J31 ?./41 MARTHA ST. TIGARD. HIGH SCHOOL SERENA • .44 4•••••••••■■••■... COOK PARK CITY OF TIGARD) • PLACE UNDER CITY OF TIGARD LOGO The following will be considered by the Tigard Hearings Officer on Monday, at; z011211 at Tigard Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the rules of Chapter 18.32 of the Tigard Municipal Code, and rules and procedures of the Hearings Officer. Failure to raise an issue in person or by letter Precludes an appeal, and failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. Further information may be obtained from the Planning Division at 13125 SW Hall Blvd., Tigard, Or 97223, or by calling 639-4171. PUBLIC HEARINGS LANDS REVIEW aT_y op nomL000K PARK (NPO #6) A request for Sensitive Lands Review for wetland mitigation project at Cook Park. The project would include excavation within the 100 year-floodplain of the Tualatin River in order to expand an existing wetland area The purpose of the approval is to replace existing wetlands to be displaced elsewhere as part of a road construction project. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50 and 18.84. LOCATION: North of Cook Park, west of SW 92nd Avenue (WCTM 221 14AC, tax lot 700) ZONE: R-4.5 (Residential, 4.5 units/acre) The R-4.5 zone allows single family residential units, public support facilities, resi&ntial treatment homes, farming, and other permitted uses. Community recreation uses, such as parks, ar .. allowed as conditional uses. TT PUBLISH __ bkm/sLR92-03.Bni - • !", ..,-.r , vmw, . , CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER - BY HEARINGS OFFICER 1. Concerning Case Number(s): SLR 92-0003 2. Name of Owner: Cit of Ti ..ard Name of Applicant: Same 3. Address 13125 SW Hall Blvd. City TiaarcL State OR Zip 97223 4. Address of Property: North of Cook Park west of SW 92nd Avenue Tax Map and Lot No(s).: 251 14AC tan lot 00 5. Request: A request for Sensitive Lands Review for a wetland mitigation project at Cook Park. The project would include excavation within the 100 year floodplain of the Tualatin River in order to expand an existing wetland area. The purpose of the approval is to replace existing wetlands to be displaced elsewhere as part of a road construction project. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50 and 18.84. Zone: R-4.5 (Residential, 4.5 units/acre) The R-4.5 zone allows single family residential units, public support facilities, residential treatment homes, farming, and other permitted uses. Community recreation uses, such as parks, are allowed as conditional 110811. Action: Approval as requested Approval with conditions Denial 7. Notice: Notice who published in the newspaper, posted at City Hall, and mailed to: The applidant and owner(s) X owners of record within the required distance X The affected Neighborhood Planning Organization _. X Affected governmental agencies 8. Final Decision THE DECISION SHALL BE FINAL ON UNLESS AN APPEAL 18 FILED. The adopted findings of fact, decision, and statement of conditiond can be obtained from the Planning Department, Tigard City of 13125 SW Hall, P.O. Box 23397, Tigard, Oregon 97223. 94 Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290(B) and Section 18.32.370 which provides that a written appeal may be fi1ed Within 10 days after notice is given and Sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee ($315.00) and transcript costs (Varies up to a maximum of $500.00). The deadline for filing of an appeal is 3:30 p. NOIMMENIMOO 104.• 100iitiejfidi 40dOtiohd4 please call the City of Tigard Planning D�part . �nt, 630,,41114 bkio/StA0,434844 ..„ ........• , . .•. STATE OF OREGON County of Washington City of Tigard If depose and AFFIDAVIT OF MAILING ) se. (Please print) That am a The City of That I That I measgarmasnounima being first duly sworn /affirm, on oath Tigard, Oregon. Nerved NOTICE OF PUBLIC HEARING FOR: served NOTICE OP DECISION FOR: for City of Tigard Planning Director igard Planning Commission Tigard Hearings Officer Tigard City Council Exhibit r A was mailed to each name Decision) t which is A copy Public Hearin Notice/Notice o "A") � d reOns at the addr attached ,list marked exhibit "0" on the day of a. said notice NOTI on the ION ofhe�o attached, wan poe9 d bulletin in the United States Mail on the postage pr paid. day of attached $ Marked e Shown orb., the 19.:211.=, on anF2ppropriate g and depo ited ig ---., repared Notice Suba9ribed and sworn /affirm to me on the 19 day of NOT PUBLIC OF OREGON My iaeion Expires -' � .... � ...1,.. k �l , r 4. t i. .. .. 1. '.r .. Y .� a. . J 'r. V • r . >.. � Y 7 t �1 J.e r... .,. .....1l. G.,.... .....:wt. .: «.. �, :, ,, },x.. . ,e. i.:'. 'n fr! 6. .r d ". ..-. ,. !'c•'"• .i4.') }J :. ti, .. �. y,Y..t. it i T .. r.. .P <,. id ir..x...:<,e..,..yZr,�.. .ry ., I•...., .nl",- •1•,', -. ,.. {. ..:.��w 1�. .,;.,�..,.,�, fJ ,;+ }.i :,,rJJ.. CIS.. u. h.:.:.. .+f"Y:Ah.,. {�.,t. , � x �., Rt .•h, R.. ... p:. rlt t�..�n. •. Y .1 -.1�0 at�r, �.. 7tY�:�P 4u0 47. "tt..:i. .t x.4 NOTICE O F _ P U B L I C HEARING NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A, MEETING ON MONDAY, Auquet.31,. 1992, AT 7 :00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BLVD., TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SLR 92-0003 FILE TITLE: City of Tigard /Cook Park NPO NO: 6 APPLICANT: Ciy of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 OWNER: Same REQUEST: SENSITIVE LANDS REVIEW SLR 92-0003 CITY OF TIGARDJOOK PARK A request for Sensitive Lands Review for a wetland mitigation at Cook Park. The project project would include excavation within. the 100 year floodplain of the Tualatin River in order to expand an existing wetland area. The purpose of the approval is to replace existing wetlands to w be displaced elsewhere as part of a road construction project. REVIEW CRITERIA: Community Development Code Chapters 18.50 and 18.84. North of Cook Park, west of SW 92nd Avenue (WCTM 2S1 14AC, tax lot APPLICABLE LOCATION: 700) residential units, public 4support facilities, residential treatm single t homes, ZONE: nits /acre The R -4 5 zone allows farming as conditional onal.. it es uses. Community recreation uses, such as parks, are THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AAD AVAILABLE CITY HALL, OR RULES 01? PROCEDURE SET FORTH IN CHAPTER 18.30. ANYONE WISHING TO PRESENT PRIOR TO OR AT � THE PUBLIC ,J RESi'NT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN THE PUBLIC HEARING. AT THE PUBLIC HEARING, , THE HEARINGS TESTIMONY MAY B OFFICER WLLLRECIEVE A CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN T TI ._... ... . TESTIMONY ` THE HEARINGS OFFICER MAY CONTZNL�I; THE STAFF REPORT PRESENTATION F PUBLIC HEAR • INVI HEARING TO ANOTHER MEETING DTING 70 OBTAIN ADDITIONAL INFORMATION, THE ACTION ON THE APPLICATION. T TION IF A PERSON SUBMIT • I'ARMATION OR PUBLIC HE ` SUBMITS EVIDENCE CE HEARING THE TAKE Auqust,11 1992 , ANY PART'' IS ENTITLED IN SUPPORT CON REQUEST A CONTINUANCE p HEARING. OF THE . IF THERE AT T�iE. ' PLZ ATION AFTER , ARE IS NO CONTINUANCE GRANTDD, G y ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT `` , LEAST SEVEN DAYS AFTER THE HEARING. • , ''; , • ■■• , +.,.• • , • INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO T:E REQUEST FROM THE TICARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE ,HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST OR FAILURE TO PROVIDE SUFFICIENT SPECIFICITY TO AFFORD THE DECISION MAKER AN OPPORTUNITY TO RESPOND TO THE ISSUE PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE-NOTED FILE ARE AVAILABLE FOR INSPECT/ON AT NO COST OR COPIES CAN BE OBTAINED FOR TEN CENTS PER PAGE. AT LEAST SEVEN DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TEN CENTS PER PAGE. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNEkarmaffsmaruMegg Marx= AT 639-4171, TIGARD CITY HALL, 13125 SW HALL BLVD 4 , OR CONTACT YOUR NEIGHBORHOOD PLANNING ORGANISATION (NPO) # 6 . CHAIRPERSON: PHONE NUMBER: 'reneNA' TIGARD, s WARTHA T. HIGH SCHOOL iCS CT. RNEROIOOD 4 cook PARR (citY or tjoAno) 2S1l40A-00100 2S114D0-00200 TUALATIN COUNTRY CLUB PO BOX 277 TUALATIN OR 97062 2S1140A-01000 2S114CA...00300 . ... . .. . TUALATIN CO Y CLUB PO BOX 27 TUALAT OR 97062 28114BD-01400 TIGARD, CITY PO BOX 233': TIGARD 0 97223 2S114BD —01900 LONG, THOMAS W Ire FEAMMELLI, DEBRA J 9760 SW RIVERWOOD LANE TIGARD OR 97224 25114BD-02100 MCDONNAL, WILLIAM D AND WENDY L 9740 SW RIVERWOOD TIGARD OR 97223 2S114BD-02300 NEWLIN, KENNETH EDWARD AND DIANE LYNN 9680 SW RIVERWOOD LANE TIGARD OR 97224 2S114BD-02900 i.e....mi....4.mi. CONDRIN, CHRISTOPHER J AND KIMBERLY A 9600 SW RIVERWOOD LANE TIGARD OR 97223 2S1148D-03100 ANT, KENNETH R & MARILYN D 9560 SW RIVERWOOD LANE TIGARD OR' 97223 281148b-D330O KELLY, MAftk B AND GAIL E 9520 SW RIVERWOOD LANE TIGARD OR 072 8.11480.,,,,041266 ttO4hbI et.tCY OF • Pb BOX 23397 ttGAAD OR f 01:223 28114BD-01800 CORD, AILEEN N 9770 RIVERWOOD LN T/GARD OR 97224 2S114BD-02000 ALLEN, ROBERT E AND GAYLE L 9750 SW RIVERWOOD LANE TIGARD OR 97224 25114BD 02200 SLOTTEE, RICHARD A 9690 SW RIVERWOOD LN TIGARD OR 97224 2S114BD 02800 HARRINGTOk, RICHARD LEE AND VICKI L 9620 SW RIVERWOOD LANE TIGARD OR 97223 2S114BD —03000 LISCHNER, RAY H AND KLIPP, ChERYL L 9580 SW RIVERWOOD LN TIGARD OR 97224 2S114BD-03200 ................. . LESLIE, DANIEL S AND CAROLYN C 9540 SW RIVERWOOD LANE TIGARD OR 97224 s114tp-03460 DONOVAN, EILEEN d 9500 RIVERWOOD LN ttdAtb OR 0113 k 2Bii4BD�430Q .o' tt0Ahtii.dt'i''''• • • #0...86X•20:- ttOAAiiti"- 0124. 1,'?"f • 4.2'4 ' , , r • •••■■, • • ... .. ,. ... t ...: rn .. r.rsen. 2S114SD -04400 o•• ee••w�o� o ••• • GREENOUGH, JAS W c CAROL C 9965 SW JU RGENS LANE TUZ LATIN OR 97062 SUE CARVER 10155 SW HOODVIEW DR TIGARD OR 97224 2S1140A 00100 TIGARD SCHOOL DIST 23J 13137 SW PACIFIC HWY TIGARD CR 97223 2S1140A -01000 CHARLES & ZADA LAMB ADAM & LINDA GRAY 11445 SW TIEDEMAN TIGARD OR 97223 25114AC -00600 •.................. HXC OX, JOHN 13154 BARRY KNOLL HOUSTON TX 77079 ij 2S1140A...00100 28114D0...00200 TUALATIN COUNTRY CLUB PO BOX 277 TUALATIN OR 97062 28114BD...01400 . . . TIGARD, CITY OF PO BOX 23397 TIGARD OR 97223 281148D..•01900 . .. .......... LONG, THOMAS W FEAMZ4ELLI, DEBRA J 9760 SW RIVERWOOD LANE TIGARD OR 97224 2S114BD..02100 MCDONNAL, WILLIAM D AND WENDY L 9740 SW RIVERWOOD TIGARD OR 97223 22114BD..02300 NEWLIN, KENNETH EDWARD AND DIANE LYNN 9680 SW RIVERWOOD LANE TIGARD OR 97224 2S114BD.402900 .4■44.144.e.ii.issiii CONDRIN, CHRISTOPHER J AND KIMBERLY A 9600 SW tavnaWoob LANE TIGARD °R 97228 611411),.4)3100 AXT, KENNETH R a MARILYN D 0560 SW RIVERWOOD LANE ttdAttb OA 97223 281148D..03300 KELLY, MARK B AND GAIL n 9520 SW RIVERWOOD LANE TIGARD OR 97223 .'.28114db.,,,04200 TIGARD •dttif. OF O 002.23101' TICAND• on 0122j• MIXIMMId#1.61.11.1M1.1.#K 251140A••• 0000000000000000000•0 2S114CA.40300 44,44e4oeioo. . . .04s TUALATIN. COUNTRY CLUB PO BOX 277 TUALATIN OR 97062 281149D01800 CORD, AILEEN M 9770 RIVERWOOD LN TIGARD OR 97224 2S114BD.42000 ALLEN, ROBERT E AND GAYLE L 9750 SW RIVERWOOD LANE TIGARD OR 97224 291142D-02200 SLOTTEE, RICHARD A 9690 SW RIVERW000 LN TIGARD OR 97224 2611481/..02800 HARRINGTON, RICHARD LEE AND VICKI L 9620 SW RIVERWOOD LANE TIGARD OR 97223 2S114BD-03000 a. .... ............... LISCHNER, RAY H AND KLIPP, CHERYL L 9680 SW RIVERWOOD LN TIGARD OR 97224 2811480•..03200 ...i'.. LESLIE, DANIEL S AND CAROLYN d 9540 SW RIVERWOOD LANE TIGARD OR 97224 21014BD003460 DONOVAN, EtLEEN J 9500 RIVERWOOD LN txdAND oh 0123 • 2d114db.,,,04366 • ttohhbi CITY 010 Box 23 97 012J• t "4" • l ? ",:`r it- ..'.i', 4 ro� "... ! -r w+ 4 trr't.;c >���.�,:t„ �.cr;•::0•.Va- ;:.;;, 2€3114BD- 0440 ••• •• .,., GREENOUGH, JAMES W & CAL C 9965 SW JURi EP S LANE TUALATIN OR 97062 �9 q 7l. /, 20114AC 0 - 0 •• •w••00 a•••••oo•i HICKOX, JOHN 13154 BARRY KNOLL HOUSTON TX 7707' [Page Too Large for OCR Processing] LEGIBILITY STRIP 4A® 0,_s a 1 I WV. 969. WASHINCTON? COUNTY OREGON _SCALE I1a20O1 SEE MAP 2S ! t t CC SEE MAP . 2S i' 9 4 DD 11 SEGIN: C& 2076'. 76. 19112: DURHAM: 63- 31423' C TERM. CR Ada 4 ROAD CR.429 1644.9' aAs;o. TIGARD HIGH SCHOOL. SCHOOL_ OfSTRICT 23d 14 v F- 53' i/3' RODS xa 1100 $J4Ac. 2S l t4AS 0 -was ?' sew- - • Z�3 HO • 1 200, &38 Ae. 14� +64r0' RC.. 4-60' • & /W .020.2°' 66.5.4' 1300 g Cg 0 0, - re 375 1302 2.00 Ac. AIM S 0 239:95_ AEA 14AC mar: des; 20+27.0 RT. 41a 127/12+`: °'54'2 mss-: 359.6 679.__' iH00 5' 67R as`! 23-7 1301 295.2 1.07Ae. 237 125 1320' 66o' Tera-Cs R.4.. Ida- 2076 274.394. SEE. MAP 2S: I 140 , TO: FROM: Tigard Planning Department RE: SENSITIVE LANDS REVIE2 SL 9. 0003 CITY OF T/GARD •K PARK (NPO #6) A request for Sensitive Lands Review for a wetland mitigation project at Cook Park. The project would include excavation within the 100 year floodplain of the Tualatin River in order to expand an existing wetland area. The purpose of the approval is to replace existing wetlands to be displaced elert.where as part of a road construction project. APPLICABLE REATIER CRITERIA: Community Development Code Chapters 18.50 and 18.84. LOCATIONS North of Cook Park, wept of SW C2nd Avenue (WCTI4 281 14AC, tax lot ',MO) ZONE: R-4.5 (Residential, 4.5 unite/acre) The R-4.5 zone allows single family residential units, public support facilities, resiaential treatment homes, farming, and oth-:,r permitted uses. Community recreation uses, such as parks, are allowed as conditional uses. Attached is the Site Platt and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Alla. 17,, 1992. You may use the space provided below or attach a separate letter to return your comments. If Cu are unable to gstsjateljay, tiv_a_ji_bove date please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the, Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. STAFF CONTACT: 0yrr Of fonap_m_perry_ PLEASE CHECK TNN , POLLOWIIIIG ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. 414,. gELLEILEgii_comicam DATE: Au 9u_t_ki_l_.992 Please contact Please refer to the enclosed letter. Written Comments: of our office. Name of Person Commenting: Phone Number: bkm/SLN92-03.8KM 1. V INPO NO. 6 (2 ) 2. CITY DEPARTMENTS Building Official /Brad R. ,pity Reorder NOTIFICATION LIST FOR ALL APPLICATIONS es CPO Brian a - ' Enginoering /Chris D. Permits Coordinator/Viola 0, 3. SPECIAL DISTRICTS Piro Dintrict (Pick -up box) Tigard Water District - 8777 SW Burnham St. Tigard, OR 97223 Tualatin Valley Water District - 6501 SW Taylors Ferry Rd. Tigard, OR 97223 4. AFFECTED JURISDICTIONS Wash. Co. Land Use & Transp. 150 N. First Ave. 0il3.eboro, OR 97124 Brent Curtis Kevin Martin Joann Rico - Scott King Prod Eberle Hike Borrenon City of Beaverton Jim Hendryx PO Box 4755 Beaverton, OR 97076 City of King City City Manager 15300 SW 116th Xing City, OR 97224 City of Lake Oswego City Manager 380 SW A Lake Oswego, OR 97034 State llighWny Division PO Box 25412 Portland, OR 97225 -0412 5. SPECIAL AGENCIES General Telephone - Russ Wells 12460 SW Main St: Tigard, OR 97223 NW Natural CaO Scott Palmer 220 NW Second Ave. Portland, OR 97209 - TCI CabloVinion of Oregon Mike Hallock 3500. SW Bond S. Portland, OR 97201 Columbia Cable (Frank Stone) - 14200 SW Brigadoon Ct. Beaverton, OR 97005 STATE AGENCIES Aeronautics Div: (ODOT) - Engineer Board of Health Piah 4 Wildlife Parke 4 Recreation Div 5tibdivJai on Siiporvisoe `; , Dept: of Energy Dept. of Environs Quality 1, FEDERAL AGENCIES Cdr064,of Engineers Pent office OTHER - Soiinh Ms Porne1, Trams po . to ion jj theta Pacific Trans or 800 reject Engiheor - Dlia" N%i 6th Avelliieo . +. 324, tinier Station Portiandy OR 07100 park& Recreation Hoard Police - Field Operations bchool idiot NO. 48 - (Beaverton) Joy Pahl PO Box 200 Beaverton, OR 97075 School Diat. 23J (Tigard) 13137 SW Pacific Hwy. Tigard, OR 97223 Boundary Commission ▪ 320 stark Room 530 Portland, OR 97204 METRO - 2000 SW lot ave. Portland, OR 97201 -5390 DLCD (CPA's only) - 1175 Court St. NE em, OR 97310-0590 Other 1 1_ 0 City of Durham City Manager 17160 ;SW Upper Boones Ferry Rd. Tigard, OR p 97224 City of Portland Planning Director 1120 SW 5th Portland, OR'. 97204 ODOT, - Lidwien Rahmann 9002 SE McLoughlin Blvd. Milwaukie, OR 97222 Portland General Elec. 14655 SW Old Sch011s Fry. Beaverton, OR 97007 Hetro Area Communications - Jason Hewitt Win Oaks Technology' Center 1815 NW 169th Place 8 -6020 Beaverton, OR 97006 -4886 . OS. West„ Pete Nelson 421 SW Oak S. Portland, OR 97204 2.4.,:z:04.r:::MI Division of 8tato Lands r Commerce Dept: - H:B. Park LCDC Ptd . - Fire Marshall Other other_ RECEIVED PI(N JUL .'5 1992 July 13, 1992 Mr. Dick Bewersdorff Senior Planner City of Tigard '13125 S.W. Hail Blvd. Tigard, OR 97223 Re: The Friends of Cook Park RICHARD A. KASSON WILLIAM H. AURR* *Also Admitted in Washington and Colorado OF COUNSEL: JOHN L. HENDERSON, P.C. Dear Mr. Bewersdorf f I represent "The Friends of Cook Park" ( "FCP ") , a newly formed group which has been organized to maintain, and when necessary, enhance the viability of Cook Park as a community resource. west and just north of contains wetlands, a large pond, immediate concern to FCP is the land soccer field which a Class _ Cook kI II perennial ennial stream, and is also, in part, in the 100-year a Cla p flood plan. This natural setting, while privately held, is often assumed for purpose An to be part of Cook Park because of its synergism d ra.th the park. of offer to purchase this land has been made p p residential construction, and FCP is very concerned about the potential loss of this unique environment parcel. i In 1986, a proposal to develop this land was approved with many restrictions. Lincoln Savings & Loan then sold the land for a . difficulty and expense of meeting those restw price because of the � �' many additional + .. Since that time, man wetlands, restrictions. ; cta.o greenspace, wildlife, and environmental protection standards have been implemented by various plemented variou agencies. FCP is committed to the prospeCt that no ` development occur until it has velo men: e ' joril determined that all en cntal issues �L,u .. re ri ScxV:�btcil:ii �rcel are examined and the proper procedural stepsataken to appropriately deal steps with those tissues. i will reveal that this land is not An objective evaluation wil i for p , that it should be reserved. That suitable fob develo men: the following: p ' assessment is based upon g Sensitive.., Lands;. Chapter 18.84 of the City Tigard�� s Ilu9 � � r . , y Community Development code sets out provisions for ,� protection of certain areas deemed "sensitive lands. p requirements .:, ated in this code; the Actvrdin to .the most certainl falls within this g Subject parcel y . definition. AS a sensitive y land area, development of this parcel should be prohibited. �elephbr�e' :o297-38o 0 Tele 503 297 9332. 900 5.\V F ea v i1!sdake Highway Wes Co utt aMM d Su►te 170 Beavettotii Oegt 9100a Mr. Dick Bewersdorff July 13, 1992 Page 2 (2) Wetland Area. Much of the land proposed for development falls under the classification of a wetland area Because of the dramatic reduction in wetland areas in the past decade, many restrictions have been placed upon the development of this type of land. The Wetlands' Conservancy has determined that the parcel in question is indeed a wetland area. For your reference, the Wetlands' Conservancy June 9, 1992 memorandum is attached hereto as Exhibit No. 1. (3) Class II Stream. A Class II perennial stream flows through the middle of the subject parcel. Class II reams are protected under the Oregon Department of Forestry ("FPA"). In addition, Forestr Forest Protections Act T'PA i FPA rules provide for additional protection should a Class II stream flow into a Class I stream. Since the stream in question might flow into the Tualatin River (a Classl it should qualify for this additional protection. FPA rules state specific equiremeits and p C r prohibitions regarding development of Class II streams. A descriptive copy of the Department of Forestry's stream protection rules is attached hereto as Exhibit 2. In addition, an application for review and a permit must also be submitted to the State of Oregon if plans would require moving more than 50 cubic yards of material. (4) Unified Sewer Agency• The Unified Sewer Agency ("USA") has been directed to clean up the Tualatin River. The plant life along the and and stream P flowing through p g P t parcel hel. to remove debris and sediment bed. flows the sub3ect parc p from the water prior to Ultimately entering into the Tualatin River. The channel of the stream carries all of the Street runoffs from a lar ge portion of Millen Street eet and 9 3rd Avenu e. During storms , a large volume of t his water overflows the banks and feeds the wetl and areas soccer eld at Cook Park. The adjacent occer f i. reens acetareahis a significant asset to the USA and is g P an excellent example of the intended protection of the Tualatin River from runoff contamination. Any disruption r , . ' p � .,. process is . ,, the , utmost would no doubt requite e of this natural urifcat�.an rocess is of concern to FCP and wool q permits and studies �� to ) Goal , . 5. . is o promote the The of Goal 5 preservation of open space. A letter from the State of Department of Land Conservation indicates that Oregon Depar axon and (attached hereto as Exhibit No. 3) the C of es ect to t a an objecta.on has been filed with r p o .. sty ( Mr. Dick Bewersdorff July 13, 1992 Page 3 Tigard 's periodic review of wetlands. The City is still using a wetlands inventory developed in 1983. Many of these sites could now be considered "significant" wetlands rendering them unbuildable, including the subject property. It is FCP's intent to ensure that development does not occur without a thorough examination of Goal 5's impact upon the parcel. (6) wildlife. The land area in question provides a habitat for many plants and animals. The stream and pond support frogs, crawdads, and other organisms which in turn . support other wildlife in the area There are at least 35 species of birds (including the great blue heron which is listed on Oregon's Sensitive Species List) which either live in or use this habitat. Other wildlife include raccoons, chipmunks, coyotes, and bats. Any development of this area must take into consideration local ordinances and state statutes protecting species, and the residual effect it would have upon the wildlife. Limited . Sight Distance. FCP is concerned that any road or entrance built into the proposed area of development roved will not provide the required 300 feet of sight distance onto 92nd Avenue. This is because the pond and wetland area requires any roadway to be located toward the steep hill and curve on 92nd Avenue. Plans for such a roadway must take this into consideration before being approved. This is a critical safety issue. (8 Park Generated Noise. Coo is used extensively xtensively for soccer and other noise-generating tin g activity. This noise carries a significant the summer residential area on 93rd Avenue. During vthem busier s , the vegetation in the, subject greenspabe to damper this noise. Any defoliation in this area Would thave �aesevere and detrimental effect upon the neighborhood. In effect, the ty Tigard would be abetting the creation of a public of where to date r none exist. As an see, at this time identified a partial you dan � in d only list of issues t es for the City's consideration n conjunction with the proposed development the Of course, FCP expects the City to I read with interest recently the statement attr ibuted to Mayor Jerry Edwards where he expressed his view that the wetlands issue was often raised by citi ;tens simply as a way to keep development from taking place. Vor the City to take such a narrow Mr. Dick Dewersdorf f July 13, 1992 Page 4 position with respect to this land would be irresponsible. The development or preservation of the land adjoining Cook Park is not a question which is presented by the parochial interest of the developer or the . affected neighbors who border this site. Rather, Cook Park serves the entire community and the City mutt act accordingly. Finally, please keep me informed with regard to any activity on this property. RAK:dj Enclosures cc: John Ackers Ken Bierly Jack Broome Judy Fessler Dr. Daniel Graham John Jackson Paul Ketcham Carol Landsman Peggy Mason Ed Murphy Richard Olsen, DEQ. Doug Smithey Very truly yours, KASSON & MURR The Wetlands Con "+ ancy Post Office Box 1195 Tualatin, Oregon 97062 (503) 691 -1 394 Memorandum Date: 9 June, 1992 Subject: Cook Park Wetlands From: Jack Broome To: File Today I inspected the wetland area north of Cook Park and west of 92nd Ave. at the request of Sue Kasson, a concerned property owner uphill from the wetland on 93rd Ave. I had inspected this site several years a o and it is much as I remembered it. The weather was P Y � clear and warm with almost no rain for the past 6 to 8 weeks or more. The wetland lies immediately north of the Cook Park soccer field and extends for about 1500 portion largely canarygrass edges and intermixed, larger areas of feet west from 92nd Ave. The eastern ortaon is Dar el reed canand sass wt some om�sed es and rushes intermixed. As one is west there are stands cattail on the hillside beyond the willows To the north there is a vigorous stand of willows and Y willows are alder trees. There is a deeply rutted dirt roadway running from 92nd Ave. to about 93rd where it ends and to p Y �' g the north of that "roadway' is a year around stream that is still running even after the very long dry and hot period t h having. contains springs or seeps also I am . that we have been The hillside told. The stream runs into a very nice pond adjacent to 92nd Ave. and is bordered by willows. There are some cottonwood trees also growing along with the willows to the west. The wetland area is about 1000 ft. north and south and the alder - covered hillside runs for about another 1000 ft. north- south. The Ontire area is shown very clearly on the 1989 Metro color infrared photographs. There involved it seems that the area should be a o�lved here and alteration, especially since a permit was re are the usual wetland values inv jurisdictional wetland requiring a state permit for any p y p 9 .g required for the wetlands to the east of 92nd Ave. End of Menmo. EXHIBIT PAGE "4'i September 29, 1991 Published by the Forest Practices Section Oregon Department of Formby 2600 State Street • Salem, Oregon ® 97310 tecti Current Stream Protection Rules Class 1 streams generally support fish populations or provide domestic water. Other streams that have a definite sham channel or bed are called Class 2 streams. Class 1 Stream Protection , If a forest operation is proposed near a Class 1 stream, the operator must submit a written plan to the state forester The plan must describe the riparian management area (RMA), and outline how the operation will be conducted to protect the Class 1 stream. The Class 1 stream protection' requirements are described in Forest Practices Note #9, Class 2 Stream Protection Class 2 streams, stream beds and banks are protected during forest operations using general forest practice rules. A written plan is not required when operating near a Class 2 stream Additional Stream Protection Rules Class 2 streams that have a direct influence on a Class 1 stream now receive additional protection, These "influential" Class 2 streams are streams that are important to threatened, endangered, sensitive, or game fish They are also important for water quality because they flow into a Class 1 stream. Influential Cass 2 streams receive this additional protection until the Board of Forestry adopts new stream classes and protection rules in September 1992. Additional protection incliid : • Leaving Frees for shade and stream struchrea • Leaving vegetation for water quality, • Suspending logs when yarding across the stream, • Prior approval required to cross the stream, • Prior approval required to remove rnercharitable trees= (A sun-intary of the protection requirement and pet=itit` Criteria to Identify influential Class 2 streant are provided on the balk (i( this page) UHIMT PAGE LEGIBILITY STRIP Influential Class II Streams Class Il Stream i 01-15-92 (IA) Known use by fish Full protection rru (IB) No known use by fish, but stream is otherwise. "important* to fish species Tailored protection (IC) No known use by fish (2A), Perennial <: 8% Perennial, Intermittent (2A) > 8% ©r Ephermeral Intermittent Class H Protection S 8% Confluence Class I Stream (may be indirect) Full ` protection. No Confluence Class I Class II protection No Copiluence Class I Class II protection (2B) Width. > = 3 feet Modffied protection (1st 500') If the Class I stream is designated for domestic water use only, then Class II protection is provided.. -4-'w(r6/02/ 92 16: 05 '13626705 DLCD SALEM CO 0 0 2 June 2, 1992 Ed Murphy Community Development Director 13125 S.W. Hall Blvd, PO Box 23397 Tigard, OR 97223 Dear Mr. Murphy: We have received an objection from Doug Smithey to the city's final periodic review order. Specifically, the objection is that the order does not include a specific wetland site on its Goal 5 wetlands inventory. As Provided by OAR 660-16-000(5) (a) : "The local government is not required to justify in its comprehensive plan a decision not to include a particular site in the plan inventory unless challenged by the Department, objectors or the Commission based on contradictory infOrmation." (emphasis added) The objection is bat.,,A on information contained in a wetlands report conducted for the city in 1989 by Scientific Resources, Inc. Mr. Smithey claims the report demonstrates that a wetland site (labelled B-2 in SRI'S report) provides valuable wildlife habitat and should be determined nsignifitantn and protected under Goal 5 We agree the SRI report does provide information that supports the objection. V�r this reaSoni the City of Tigard is required to explain, in writing, why this site was not included on the plan inventory. In the alternative, the city may decide to label the site as iisignificant" and cOmplete the Goal 5 process. Until one of these options has been completed, the city's periOdic review cannot be terminated. In addition, it appear 8 that the city has chosen not to inventory Aax of the wetland sites discussed in the SRI Wetlands docUmentk since the city is still using the wetlands inventory map developed in i984 . Cohsideting that the SRI report is certainly specific concetning location, quality and quantity of spcific reSource sites XBT pAot DEPARTMENT OF gegfilreee.reee.emearaloCerMerdlwrero■ele• LAND CONSERVATION AND ' I rier.ruor.e.e.NOMMINE*■••••••1■0■1= DEVELOPMENT 13- 2 1-/Ats.1- Los,‘<rz. Etat‘ara itobertk GovTior 1.1,s Court street NE salemi OR 973i0-a590 (503) 373-0050 FAX (503) 362-6705 ,'; , • ' '4, ,=,•-■, 0,14,f • / tfi / CIA • • j. ■.• • 4,1 ,Ed Murphy q)U.V S •••• -2- .• .■•■•.o. • • ,. • • • . 4:11Lool:004 June 2, 1992 and addresses wetlands that could be considered asignificant,' we request an explanation of why none of these. sites were inventoried. If you have any questions and would like information regarding wetlands and Goal 5, please call Lynn Beaton at 378-8009. Sincerely, g4A-4-4? Michael a. Rupp Plan Review Manager <wet> cc: Doug Smithey Mel Lucas riu • %,0 4, • • - 1/,-9 being first duly °worn/affirm on oath depose and say: (Please print) That I am a k CJZ 14( 56-AIL_ for The City of Tigard, Oregon. • )bat hat I served NOTICE OP PUBLIC HEARING FOR That I served NOTICE OF DECISION FOR: ___- City of Tigard Planning Director lgard Planning Commission Tigard Hearings Officer Tigard City Council A copy (Public Hearing Notice/Notice of Decipion) o Exhibit "A") was mailed to each named petpons at attached list marked exhibit "B" on the __ILL day o raid notice NOTICE OF DECISION as her to tt ched, w bulletin board on the day of in the United States Mail on the day of postage prepaid. f which is attached (Marked a dre s shown on the f 19 a° Po ad on an appropriate 1 Z- ; and depo ted 19 hAL," 4. YillA 4,42 P °Pared Notice rAi . . • - 4. 0.'4 I.. ,P • ....Si Y., -.`'‘; CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER - BY HEARINGS OFFICER 1. Concerning Case Number(s): SLR 92-0003 2. Name of Owner: cityAE21,11101_ Name of Applicant: Same 3. Address 13125 SW Hall Blvd. 4. Address of Property: North of Cook Park, west of SW 92nd Avenue Tax Map and Lot No(s).: 2S1 14AC tax lot 700 City glgand State OR Zip 97223 5. Request: A request for Sensitive Lands Review for a wetland mitigation pro3ect at Cook Park. The project would include excavation within the 100 year floodplain of the Tualatin River in order to expand an existing wetland area. The purpose of the approval is to replace existing wetlands to be displaced elsewhere as part of a road construction project. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50 and 18.84. Zone: R-4.5 (Residential, 4.5 units/acre) The R-4.5 zone allows single family residential units, public sUpport facilities, residential treatment homes, farming, and other permitted uses. Community recreation uses, such as parks, are allowed as conditional uses. 6. Action: Approval as requested X Approval with conditions 7. Natice: Notice was published in the newspaper, posted at City Hall, and mailed to: X The applicant and owner(s) X Owners of record within the required distance x The affected Neighborhood Planning Organization x Affected governmental agencies 8. Final Decision: THE DECISION SHALL BE FINAL ON September 18 1992 UNLESS AN APPEAL IS FILED. The adopted findings Of fadt, diadidion, and Statement (Of Conditions can be obtained from the Planning bepattment, Tigard city Hall, 13125 SW . , Hall, P.O. BOX 23397, Tigard, Oregon 972230 O. Appeal:, Any patty to the decision may appeal this decision in accordance With 18i32.290(8) and Section 18.31.310 which provides that a written appeal may be filed Within 10 day a after notice is given and bent. The appeal may be submitted on City forms and must be accompanied by the appeal fee ($315.00) and transcript costs (varies up to a maximum Of $500.00). The deadline for filing of an appeal is 3:30 p.m. Seotembet_ig,h, • . buebtionst If you have any 4tiesti�na, pleat-id call the City Tigatd , . . Planning "aepaktmen4 6:30-4111, • bkm/aA0,00101' •• • BEFORE MiE LAND USE HEARINGS OFFICER FOR 'FFIE CITY OF TIGARD, OREGON Regarding an application by the City of Tigard ) FINAL ORDER for a Sensitive Lands Review for a landform alteration ) at the north edge of Cook Park in the R-4 5 zone ) SLR 92-0003 in the City of Tigard, Oregon ) (Tigard/Cook Park) I. SUMMARY OF THE REQUEST The applicant requests approval of a Sensitive Lands Review and Conditional Use Permit modification for development in Cook Park within the 100-year flood plain of the Tualatin River outside the zero foot rise floodway. Based on the preliminary grading and landscape plans, the applicant will excavate and grade roughly 14,000 square feet adjoining the north edge of Cook Park west of and adjoining SE 92nd Avenue to enhance and enlarge the existing wetland there. No change is proposed in the use of the park, and no structures are proposed. The modification is intended to mitigate the impact of wetlands filling for the Dartmouth Road construction project in the Tigard Triangle area, consistent with anticipated US Army Corps of Engineers and Oregon Division of State Lands permits for the road project. City staff recommended conditional approval of the request, The applicant accepted the conditions of approval. Four members of the public testified with concerns about the proposed landform modifications and about implications of the application for park acquisition and planning in the City generally. LOCATION: West of and adjoining SW 92nd Avenue at the north edge of Cook Park; WCTM 251 14D, Tax Lot 101 APPLICANT & OWNER: City of Tigard SITE AREA: About 14,000 square feet of the 15-acre parcel APPLICABLE LAW: Tigard Community Development Code Chapters 18.50 (R-4,5 zone), 18,84 (Sensitive Lands), and 18.130 (Conditional uses), Comprehensive Plan policies 2,1,1, 3,2,1, 3,2.2, 3,23, 3.5.3, and 4.2.1 STAFF RECOMMENDATION: Conditional approval HEARINGS OFFICER DECISION: Conditionally approved IL HNDINGS ABOUT SITE AND SURROUNDINGS The Flearings Officer incorporates by reference the findings regardmg the site and Surroundings in section II of the City of Tigard Staff Report dated August 31, 1992. APPLICA13LE APPROVAL CRITERIA & DEVELOPMENT STANDARDS th Hearings Officer incoiporates by reference the findings regarding the applicable approval criteria and development standards in section in of the City of Tigard Staff Report dated August 31, 1992, Page .1 - Hearings Officer decision NIS 90-0003 (Tigard/Cook Park) ■,•` • ‘• ,•• IV. HEARING, TESTIMONY, AND NPO & AGENCY COMMENTS A. Hearing. The Hearings Officer received testimony at the public hearing about this application on August 31, 1992. A record of that testimony is included herein as Exhibit A (Parties of Record), Exhibit B (Taped Proceedings), and Exhibit C (Written Testimony). These exhibits are filed at the Tigard City Hall. B. Summary of Testimony. 1. Jerry Offer testified on behalf of the City of Tigard Planning Department and summarized the staff report and recommendation. He introduced and responded to comments by NPO 6. He also responded to questions about the potential for residential development on land north of the project site. 2. Greg Berry testified for the applicant, summarized the proposed modification, and responded to questions by the public. Among other things, he explained that the City will undertake a hydrologic study to determine the elevation of groundwater at the project site, so the City can excavate to the minimum extent necessary so that groundwater will surface to water planned wetland plantings. 3. Sue and Richard Kasson, Vicki Harrington and Diane Newlin testified with concerns regarding the project. In summary, Ms. !Casson argued that planned hydrologic research should consider more than that site of the proposed mitigation project, particularly the impact on land to the north. She also expressed concern about the success of the proposed mitigation project. Mr. Kasson appeared as attorney for Friends of Cook Park, He objected to the project in general. He opined that the City should do more to consider the impact of the project on the park, the need for additional parkland acquisitions (particularly the adjoining land to the north), and the impact of the project on streamfiow to the north, Ms. Harrington and Ms. Newlin asked questions to clarify the location and nature of the proposed project. C. NPO & Agency Comments The Hearings Officer incorporates by reference the findings regarding NPO and agency comm i ents in section IV of the City of Tigard Staff Report dated August 31, 1992. V. EVALUATION OF REQUEST The Hearings Officer incorporates by reference the evaluation in section V of the City of Tigard Staff Report dated August 31, 1992 with the following amendments: 1. The proposed project is not reasonably likely to affect hydrology in the area, because it does not withdraw water from the aquifer or Tualatin River, introduce water into the aquifer or river from other Watersheds, or change other hydrologic features. Daylighting groundwater could marginally increase evaporative water losses: but, new plants are likely to absorb and retain a roughly equivalent water volume. Moreover, potential impacts on hydrologic regimes is not relevant to the SLR, provided the capacity of the zero foot rise flood Way is not reduced: The Hearings Officer finds that, based on the level of detail in preliminary plans and on public agency review of preliminary and final plans and work in progress, the proposed wetland mitigation will be undertaken in a Manner that is reasonably likely to succeed as represented. Page 2 - ilearbigN Officer' decision SLR 90.6003 (Tigc&dICook Pork) •...••.„ ..•,..... ;YYi.7m, �.. �:t i 0�+ °�� �� ���.� 7�. i..;., ... � kt'f i �!t .6�.r�,,;�,Y, f ,.5.� ►, }: f `i'� °�: }.:�, s`,7,;�.�.! a. ,ya1�a ! f . yG��� ��1��. ,.1k, , ay. �,�'�' }^"?.i��u,,. +,,iii t,�.. �a 2. The Hearings Officer does not have jurisdiction to decide whether the project is an exercise in good public policy (except insofar as any project that complies with a... licable ppro al criteria and development standards is presumptively assumed to be . consistent with adopted public policies for the common good) or whether the money spent for this project would be better spent acquiring additional land for Cook Park. VI. Sill': VISIT' BY HEARINGS OFFICER The Hearings Officer visited the site without the company of others. VII. CONCLUSION AND DECISION . Officer concludes proposed � i� modification applicable el approval roval criteria for a sensitive lands review permit and for the conditional use permit for Cook Park. In recognition of the findings and conclusions contained herein, and incorporating the Staff • Report and other reports of affected agencies and public testimony and exhibits received in this matter, the Hearings Officer hereby approves SLR 90 -0003, subject to the conditions of approval recommended in the City of Tigard Staff Report dated August 31, 1992. Page 3 = il eat'uigs Office,' decision SLR 90 -0003 (Tigard/Cook Park) SLR 92-0003 SUE KASSON 16570 SW 93RD TIGARD OR 97224 9400ASKASSON W BEAVERTON- HILLSDALE HWY. #170 BEAVERTON OR 97005 VICKI HARRINGTON 9620 SW RIVERWOOD TIGARD OR 97224 DIANE NEWLIN 9680 SW RIVERWOOD TIGARD OR 97224 SUE CARVER 10155 SW HOODVIEW DR TIGARD OR 97224 64Atit06- t. 'mt 4`: dM= 1+ �F' PI S:, Y. GY! NUi�tY'. �fFC�-'« �l v: iA' R' iYMx: 1: AdM' XY1M 'St.4'it#�^:�.+'�f'fTFniY�:,a4 .X. +F;.1'.YffmMN..Y4:4�•.K. f.f: - �.:: v' AYM- C'.' MNdFYi 'K4M�✓wxiHl�tYu3'Cf;Y!{.Yp! �•.: R' YaMUY. t" it,' aM`« K. UpK%+"+< F:,:. t++ +'tML:m:..sY1WtiW6.�diF'fif:�Vt4 .wd- 4M'wt1::' rH.a f. %K+"+:.F'... ..t- a ;ly ?StiKMG.%«:xP,:!a(x�wariYM.Y a,axrYaar�'rrYa.:.�y+r= xc...,. �S. uF:;ia. .w .f «.Gk:- a'JII:. "'t4.uelu...vsi "l.v.:+J.kUM •:.xiF+u"W.wuvvi i»t♦ 's..:. Rltl+- .,:.k.Rf� 52 a. +rr: u, 4:3if i..y.0, imF F:tANWYYt�:. -.lR 'M .:ldt.K. .rA!"tIC... E: Rt_,...::. adMYS, k. e. A+ ?4�i1+ V' skiYL'% iiF+" 1=' Y#r"+w.:tlin�MAx>✓YiYAq`:eab9iti 1.:'.. ■ _F ; ;'��j 1 ,;,7 :yRii to` •• AGENDA ITEM 2.2 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARDp OREGON In the matter of an application by the City of Tigard for Sensitive Lands Reviv approval for site work within the 100 y-,ar floodplain of the Tualatin River. The site is within Cook Park. I. SUMMARY OF THE REQUEST STAFF REPORT SLR 92.-0003 CITY OF TIGARD The City of Tigard requests Sensitive Lands Review approval to allow landform modifications within the 100-year flood plain of the Tualatin River. The proposed landform alterations would include excavation to expand an existing wetlands on the site by an area of approximately 0.5 acres and excavation within the existing wetlands to create open water areas and two islands. The planting plan for the project includes replacement of some existing vegetation with dvariety of wetland plantings. This project is proposed as a wetland mitigation project to compensate for wetlands that the City has proposed to fill as part of road construction project. The site of the proposed wetland filling is more than two and one half miles from the Cook Park site The proposed wetland filling elsewhere is not the subject of the current application. Because the proposed wetlands mitigation site is within Cook Park, an existing community recreation facility, the proposal is also to be considered as a minor modification to an existing conditional use. Community recreation is a conditional Use in the R-4.5 zoning district applied to the site. LOCATION: Northern portion of Cook Park on the Vest side of SW 92nd Avenue. The proposed wetland mitigation site is located just north of the existing soccer fields. (WCTM 251 14D, Tax Lot 101. APPLICANT: City of Tigard Contact: Greg Berry PROPERTY OWNER: City of Tigard I., APPLICABLE LAW: Tigard Commun.. y beVelopmet Co de chapters 18.50 (R-4.5 zone), 18.84 (Sensitive Lands), 18.130 (ConditiOnal Use); Comprehensive Plan Policies 2.1.1, 3.2.1, 3.2.2, 3.2.3, 3.5.3, and 4.‘2.1 STAFF RECOMMENDATION: Approval subject to conditions. HEARINGS OFFICER STAFF REPORT PAC 8 1 SLR 92-0003 (Cook Park Wetlands) 6 II. FINDINGS ABOUT SITE AND SURROUNDINGS A. Site size: Tax lot 700 is approximately 15 acres in size, Cook Park is approximately 51 acres in size. B. Site location: The area proposed for the wetland mitigation project is located just north of the soccer fields in Cook Park. The site is on the west side of SW 92nd Avenue and south of an undeveloped parcel that is under private ownership. C. Existing use: The portion of tax lot 700 that is proposed for the mitigation project is an undeveloped open wet meadow dominated by grasses such as meadow (oxtail, tall fescue, and velvet grass. South of the proposed mitigation project site, tax lot 700 contains two soccer fields, a sport coutt and parking The western portion of the parcel is wooded. D. Proposed use /Proposal description: The City of Tigard proposes no change in the usage of this portion of Cook Park from its current natural area status but � s Review approval values. seeks to Therefore modify Sensthe itive Lands enhance wetland is requested allow landform modifications within the 100 -year floodplain to of the Tualatin River. The proposed landferm alterations would include expansion of the existing wetlands by : ® e to he on the site b an area of approximately 0 5 acres immediately to es ' y o the west. In addition, excavation existing wetlands e planting plan for open water areas e a and itwo islands . Th p done g p project includes replacement of some existing vegetation with a variety of wetland plantings. ° � fluctuations next summer in City lu a The Cif.: intends for construction that further studies of g n to take s of the water table and periods and depths may a the of inundation ?a, be made. In addition' the City a ticiates that the joint DSL /Corps of Engineers permit that would g� � ` . modify a wetland. • p ood uld be necessary o mo and p °n area would be conditioned upon construction occurring during the drier months. applicant's pp icantss statement and attachments further detail the proposal. A copy of the joint permit application is also included. This project is rands that the City has. mitigation p�`oj ect to compensate for wetlands y proposed o to fill as HEARINGS OFFICER STAFF' REPORT PAGE 2' SLR 92-0003 Gook Park Wetlands) to, part of the Dartmouth Road construction project within the Tigard Triangle area The site of the proposed wetland filling is north of Highway 217, more than two and one half miles from the Cook Park site The proposed wetland filling elsewhere is not the subject of the current application. Because the proposed wetlands mitigation site is within Cook Park, an existing community recreation facility, the proposal is also to be considered as a minor modification to an existing conditional use Community recreation is a conditional use in the R-4.5 zoning district applied to Cook Park. No other improvements to Cook Park are proposed. E. Topography and drainage: The site is relatively flat and is in the 100-year flood plain of the Tualatin River. The 100-year flood elevation is 126 feet according to the FEMA Flood Insurance Study for the Tualatin River maps for this area (last updated in February, 1984). The site is within the flood plain fringe and not within the zero-foot rise floodway. A small creek drains westward through the existing wetland area towards the Tualatin River. (NOTE: the floodplain map/aerial photograph for this area does not reproduce well and therefore has not been included in the applicant's proposal package or the staff report. The aerial photo is available for review at the Planning Division office and will bra available at the public hearing on this propo0a1). F. Plan designation and zoning: The site is designated for Low Density Residential usage by the Comprehensive Plan. The site is zoned R-4.5. G. Streets and access: he site is within CoOk Park next to SW 92nd Avenue. SW 92hd Avenue is classified as a minor collector street on the City's Transportation Plan Map. SW 92nd Avenue extends from Durham Road to the entrance of the Cook Park, Although south of Kneeland Estates and Tigard High School the road serves largely as a park road. The Street has a 24-foot wide pavement width within a 50-foot right-of-way. The street has streetlights but no curbs, Sidewalks or storm drainS, H. Surrounding land uses: Tigard High School and single family residential development are located no of the park. A dairy farm is immediately east of the park. The Tualatin River form s the Southern boUridarY of the patk. Tualatin douhtry club is' tutthet south, HEARINGS OVVIdER 8TAPF "ijO1 PAGE sLA 92°0003 (Cook Park WetlandS) III. APPLICABLE APPROVAL CRMER A & DEVELOPMKNT STANDARDS A. Chapter 18.50 (R-4.5 zone) Chapter 18.50 contains the regulations of the R-4.5 zone including use, structure setbacks, minimum lot size, and other dimensional standards. Community recreation use is listed as a conditional use in the R-4.5 zone. B. Chapter 18.130 (Conditional Use) Section 18.130.050 subjects enlargement or alteration of an existing conditional use to Conditional Use review, with major modifications to an existing conditional use to a full publIc hearing review and minor modifications to an existing conditional use to administrative review. Section 18.130.050.B provides standards for determining whether a change is a major or minor modification. .w+ !ti C. Chapter 18.84 (Sensitive Lands Review). 1. Chapter 18.84 contains the regulations for land subject to sensitive lands review. Sensitive lands review is intended to implement flood plain protection measures and to protect rivers, streams, and creeks by Minimizing erosion, p i g bank Nbilityp maintaining and enhancing water quality and fish and wildlife habitat, and p reserving scenic quality and recreational potential. Suction 18.84.015(A) allows community recreation uses such as parks in areas sub j ect to sensitive ive l ands review. Section 18.84.015(C) requires Hearings Officer approval of land form alterations or development in the 100 -year flood plain. 2. Section 18.84.040 provides that floodplain landform alterations subject to s ensitive lands review must comply with the following criteria: e function and maintenance enhance the flood plain alterations shall preserve or fend form a. L. p ain storag nance of the zero-foot rise floodway shall not result in any narrowing of the f loodway boundary; Landform alterations or develo p menu within the 100 ear floodplain hall be allowed only in areas designated as co industrial on the _y Flan Land use Hap, except Comprehensive mmercial or ndustr a that p alterations or developments associated With HEARINGS OFFICER STF REPORT - °ACE 4 Sla 92 °0003 (Cook Park Wetlands) c. • • • - ' , , - :0 A r,,,s 4. It community recreation uses, utilities, or public support facilities a: in Chapter 18.42 of the Community Development code shall be allowed in areas designated resithntial subject to applicable zoning standards; 0 c. Where a land form alteration or development is permitted to occur within the floodplain, it will not result in any increase in the water surface elevation of the 100-year flood; d. The landform alteration or development plan includes a pedestrian/bicycle pathway in accordance with the adopted pedestrian/bicycle pathway plan, unless the construction of said pathway is deemed by the Hearings Officer as untimely; a. The plans for the pedestrian/bicycle pathway indicate that no pathway will be below the elevation of an average annual flood; f. The necessary U. S. Army Corps of Engineers and State of Oregon Land Board, Division of State Lands approval shall be obtained; and g. Where landform alterations and/or development are allowed within and adjacent to the 100-year floodplain, the City shall require the dedication of sufficient open land area within and adjacent to the floodplain in accordance with the Comprehensive Plan. This area shall include portions of a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in adcordance with the adopted pedestrian/bicycle pathway plan. D. Applicable Comprehensive Plan Policies. 1. Policy 2.1.1 provides the city will assure Citizens will be provided an opportunity to be involved in all phases of the planning process. 20 Policy 3.2.1 provides that the city will prohibit any development within the 100--year floodplain tha t. would result in any rise in elevation of the 100-year floodplain 3. Pdlicy 3.2.2 provides that the City prohibit deVelo ment in the floodway but may allow development in the floOdWay if the alteration preserves or enhandes the function and HEARINGS OFFICER STAFF REPORT - PAGE 5 SLR 92-0003 (Cook Park Wetlands) maintenance of the zero-foot rise floodway; Policy 3.2.1 also provides that the City may allow limited specified development in the flood plain outside the zero-foot rise floodway. 4. Policy 3.2.3 provides that development is within the 100- year floodplain outside the .3ero-foot rise floodway is conditioned upon specified requirements. 5 Policy 3.5.3 provides that the City has designated 100- year flood plains of the Tualatin River as greenway and that development within the 100-year floodplain shall be conditioned upon the dedication of sufficient open land area for greenway within the floodplain. 6. Policy 4.2.1 provides that all development within the Tigard Urban Planning Area shall comply with applicable federal, state and regional water quality standards. IV. NPO & AGENCY COMMENTS The City of Tigard Building Division and Engineering Department have reviewed the proposal and have offeted no comMents. The Unified Sewerage Agency has reviewed the proposal and recommends approval subject to the following conditions: An undisturbed buffer with a minimum width of 25 feet shall be required between the wetlands and any adjacent structures except streets; A fihal wetlands enhancement/mitigation plan shall be submitted to U8A for review. NPO #6 has reviewed the proposal and offered several comments. The August 19, 199 NPO meeting minutes are attached. (Staff notes that none of the NPO comments appear to be on point with regard to the scope of the Hearings Officer's review of this application. The comments are primarily concerned with urging the City to purchase a parcel immediately north of the subject site, and to a lesser extent, are concerned with whether filling of wetlands in the Tigard Triangle has been minimized. The NPO comments have been forwarded to City employees responsible for park planning and the road construction project ih the Triangle). The Oregon Division of State Lands and the US Army Cotp6 of Engineers have also been notified of the Sensitive lands Review request but have not returned comment to the City, The City has also tade application for a joint DSL/Corps perMit for wetland and floodplain todifiCations. That requeSt is pending. HEARINGS OFFICER STAFF REPORT - PAGE 6 SLR 92-0003 (Cook Park Wetlands) • V. EVALUATION OF REQUEST A. Compliance with Community Development Code Requirements 1. The use of the site as a public park complies with Chapter 18.54 because community recreation use is listed as a conditional, use in the R-4.5 zone. Existing buildings within Cook Park comply with the requirements of the R-4.5 zone concerning minimum building setbacks and maximum building heights. The current application does not propose any additional buildings in the park. There are no minimum landscaping or maximum site coverage standards in the R-4.5 zone. 2. The application proposes no change in the usage of the site or intensification of the existing community recreation usage. The proposal, therefore, is not a major modification of an existing conditional use as outlined by Code Section 18.130.050.B (1) through (10). Since this is therefore a minor modification of an existing conditional use pursuant to Section 18.130.060, a new Conditional Use application is not required. However, this section requires that the Planning Director, or in this case the Hearings Officer, to determine that no Code provisions would be violated. The remainder of this report contains staff's analysis and proposed findings related to the proposal's consistency with applicable Code provisions. If the proposal is found to be consistent with these other Code provisions, the proposed minor modification to an existing conditional use should also be approved, 3. The proposed use coMplies with the standards of Chapter 18.84 because: 4, Community recreation use is listed as a p6t0tteclUS'ati in areas subject to sensitive lands review (section 18,84.015.A.3). b. A landform alteratiOn in the 10-yeat flood plain is permitted in A. residential zphe for a totowthity recreation use. (Section 211.84.040.A,2). c. meet jurisdidtional requitoittaritoaodpettiatptittia-Of the VS Army Corps Of Engineers and Oregon DiVieiOn of State lands do not require Sensitive landS permit ) except where other Sensitive Lands Review requiteteoto.. apply .•(dsotio. 164.84.404) 4. The stOject. .. site bohtains. wetlands The tity has app141 for a joiht'dortisibal- wetland todititati:oh• permit Sinde the site ad Otbitoda4 14tA1U0b$ OFFICE 'MVP it1l5Oft PACE SLR 92-0003 (Cook Park Wstland0 4 A, fall within Corps/DSL jurisdictional requirements. Therefore, th H.arings Officer need not review the proposal for consistency with the standards of Section 18.84.040.D dealing with wetlands but instead the Hearing 4 Officer should defer to the Corps/DSL permitting process. The Hearings Officer, however, does need to review the proposal with the Sensitive Lands Review approval criteria of Section 18.84.040.A for alteration to the 100-year floodplain. Approval of the joint Corps/DSL permit should be required as a condition of approval of the Sensitive Lands Review permit. d The proposed development is outside the zero-foot rise floodway and therefore should not result in narrowing of the floodway boundary (Section 18.84.040.A.1) . The proposed grading does not include bringing fill to the site and therefore should not result in any increase in the water surface elevation of a 100-year flood or any change in the floodplain storage function (Sections 18.84.040.A.1 and .3). e. A pedestrian/bicycle pathway is not necessary since a path already exists through the park and extending westward within the Tualatin River greenway and that path is not located below the elevation of an average annual flood. (Sections 18.84.040.A.4 and .5). f . Approval of the US Corps of Engineers and Oregon Division of State Lands is required because the proposed work is within an existing wetland with open and possibly navigable water. The City of Tigard has applied for a joint DSL/Corps permit. Approval of the Sensitive Lands RevieW request should be subject to the City also receiving approval of the joint permit and should else be subject to any conditions of approval of the joint permit. (Section 18.844040.A.6). g. Dedication of open space is not necessary because Cook Park is already owned by the City. (Seeteon 18.84.040.A.7). B. Compliance with Applicable Comprehensive Plan Policies. 1. The proposal complies with Policy 2.1.1, because notice of the application and hearing was forwarded to the neighborhood planning ,organization and to owners of property in the Vicinity of the site. Notice of the impending hearing Was also published in the Tigard TiirteS. • litARXMO$ OPPItta 4iAV1 tkt#Ottit, PAGE 4tit ((��k Patk. 2. The proposal complies with Policies 3.2.1, 3.2.2, and 3.2.3, because the proposd landform modification is outside of the floodway of the Tualatin River, should not result in any increase in the elevation of the 100-year flood since no additional material other than plantings is being added to the floodplain are, and because the proposed landform modification within an area designated Residential by the Comprehensive Plan Map is associated with community recreation use. As noted above, dedication of floodplain area and development of a pedestrian/bicycle pathway has already occurred. 3. The proposal complies with Policy 3.5.3, because the City already owns Cook Park. 4. In order to comply with Policy 4.2.1, a condition is warranted to require the applicant to submit an erosion control plan and follow accepted erosion control construction practices ensuring compliance with interim erosion control measures for the Tualatin River Basin as part of the final grading permit application. VI. CONCLUSION AND RECOMMENDATION Staff concludes that the proposed minor modification to an existing conditional use and the proposed landform alterations within the 100-year floodplain of the Tualatin River comply with the applicable approval Criteria for a Sensitive Lands Review permit. Staff therefore recommends that SLR 92-0003 be approved subject to the following Conditions; 1. The approved floodplain landform modifications may dnly be constructed if the City has also obtained approval of a joint Oregon Division of State Lands/Corps of Engineers permit for modification of a wetlands. Approval of this Sensitive Lands Review permit is conditioned upon compliance with all conditions of the associated joint permit. 2. An erosion control Plan shall be provided as part of the building Permit submittal. The plan shall conform to °Erosion Control Plans Technical Guidance Handbook, November, 1989." 3 A final wetlands enhancement/mitigation plan and/or copy of the DSL/Corps joint permit shall be submitted to the Unified SeVerage Agency. USA STAFF CONTACT: Walter Haight, 648-8621) 4 THIS APPROVAL IS VALID IF IMPLEMENTED WITHIN 18 MONTHS OF THE DATE THE DECISION BECOMES FINAL. HEARINGS oputg STAFF tqtpopv.. ,,,, ma 9 at o2-0003 Idook Park wetlando COOK A • TIGARD HIGH SCHOOL KS CT. s.w►. JULIA PL R% 1ERWOOD COOK PARK Of • ' '0* v , , A e I —, • , RE UEST FOR COMMENTS FROM: Tigard Planning Department 41610 RE: ONSITIVE,2_1111EV LR 92-0003 CITY OF TIV COMIM_t PARK (NPO #6) t-vom- A request for Sensitive Lands Review for a wetland mitigation project at Cook Park. The project would include excavation within the 100 year floodplain of the Tualatin River in order to expand an existing wetland at43.. The purpose of the approval is to replace existing wetlands to be displaced elsewhere as part of a road construction project. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50 and 18.84. LOCATION: North of Cook Park, west of SW 92nd Avenue (WCTM 281 14AC, tax lot 700) ZONE: R-4.5 (Residential, 4.5 unite/acre) The R-4.5 zone allows single family residential units, public support facilities, residential treatment homes, farming, ant Aher permitted uses. Community recreation uses, such as parks, are allowed as conditional uses. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Aug. 17, 1992. You may use the space provided below or attach a separate letter to return your comments. ou are by the above datLit„. please phone the staff contact noted below with your comments and confirm your comments in writing as soon as posaible. If you have any questions regarding this matter, contact the Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. DATE: kikvLs_lt 6_,_1992 , .• 2:2m. ▪ co C) •••••■••• 11,* STAFF CONTACT: Jerry Offer Greg_nerry________ PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Wri.tten Comment: a- m • ...RgcOVE4PLONING • • Name of Person Commenting: Ui . Phone Nde: bkm/SLR92-b3 .BKM b $ce Ath 11310 ("- el( moggpR COMMENTS DATE: Auqut 62 1992 FROM: Tigard Planning Department RE: SENSITIVE LANDS REVIEW SLR 92-0003 CITY OF TITABILmg PARK (NPO #6) A request for Sensitive Lands Review for a wetland mitigation project at Cook Park. The project would include excavation within the 100 year floodplain of the Tualatin River in order to expand an existing wetland area The purpose of the approval is to replace existing wetlands to be displaced elsewhere as part of a road construction project.' APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50 and 18.84. LOCATION: North of Cook Park, west of SW 92nd Avenue (WCTM 251 14AC, tax lot 700) ZONE: R-4.5 (Residential, 4.5 units/acre) The R,-4.5 zone allows single family residential units, public support facilities, residential treatment homes, farming, and other permitted uses. Community recreation uses, such as parks, are allowed as conditional uses. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a deciston will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Aulat...17, 1992. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date,. please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questiond regarding this matter, contact the Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. STAFF CONTACT: GLKimlEyT PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: WE have reviewed the proposal and have no objections to it. Please contact of Our office. Pleame refer to the enclosed letter. 2rittOn Comments: Wei • ow Minutes - NPO 6 August 19, 1992 • Called to order at 7:35 p.m. • Present: Carver, Davenport, Kasson, Mitchell, Pasteris, Sellers Excused: Clinton, Dilitn, Watson • There were no previous meeting minutes to approve. • Agenda items: ° • NPO 6 recommends the of Tigard purchase the 6.68 acres of land directly north of Cook Park instead of the wetlands enhancement or creation adjacent to Cook Park (SLR 92-0003). 2 NPO 6 recommends the City of 'Tigard seek funding from the appropriate federal agencies: 1) Soil Conservation Service - Washington County/State Office 2) ASCS - Washington County 3) RC & D - Washington County 4) Federal transportation - Regional Office Have eell alternatives been examined to preserve the Wetland's in the Tigard Triangle near Dartmouth extension? if so, NPO 6 would like to see a written report by next meeting. 4. A Friends of Cook representative (Mary Meininger - President) attended the NPO 6 meeting and reported that the 6.68 acres of land adjacent to Cook Park Is for sale for $110,000 by John Hickox. This area contains wetlands and a perennial stream. This area was thoroughly evaluated in 1986 and designated Et wetland and riparian environment by Mike Houck. 5. a. NPO 6 recommends the City pay close attention to site distance at the intersection (Bonita and Hail - south). Ensure that the setbacks are adequate. Remember that the speed limit on Hall is 45 rnphi b. NPO 6 recommends NPO 5 absorb the density loss due to building at R-7 vs. R-12. 6, SUB 92-0007 (VVardin) is on track and moving forward. 7, Other Business NPO 6 endorses the proposals submitt' ed by Judy Fessier regarding "historic tree preservation?' Rinhermore, we suggest Tigard mining the Lam Oswego no cur policy for trees in their city, with the idea of adopting a similar policy in Tigard. .Adjoiktied. at 8:65 p.m. Iletpootfolly. obitittddi • . Phil Pasteris.. togInvit\hoseoiti. 9 UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY INTEROFFICE MEMORANDUM DATE: August 17, 1992 TO: Jerry Offer, City of Tigard FROM: Walter Haight, USA SUBJECT: Cook Park Wetland Mitigation PROJECT DESCRIPTION The project proposes the creation of wetland area to replace an area of wetland lost to the construction of an adjacent street in the city of Tigard. The project also proposes the enhancement of 1.38 acres of existing wetland area in the aforenamed park. RECOMMENDATIONS The Agency recommends approval of this land use application with the following conditions: /eb Ah undisturbed buffer with a minimum width of 25 feet shall be required between the wetlands and any adjacent structures except streets; A final wetlands enhancement/mitigation plan shall be submitted to the Agency for review. isg Nei-tn.:Hitt Avenue,. Suite .tO tinenin,.608/8460661 ......,.......... . • .PA)tt::$0d/i.)40,.$0 HHisb�E� CifedOti 97i.24 • • MilnilSNESSIVEMEISISEW INAInitifIlletiMINIAL41211.0.111.44 RE ESLALF01L.,__COMMENTS DATE: Augye. FROM: Tigard Planning Department RE: gnimtTzmgz_ CITY Y ,t2E2Mi_COOK PARK (NPO #6) A request for Sensitive Lands Review for a wetland mitigation project at Cook Park. The project would include excavation within the 100 year floodplain of the Tualatin River in order to expand an existing wetland area. The purpose of the approval is to replace existing wetlands to be displaced elsewhere as part of a road construction project. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50 and 18.84. LOCATION: North of Cook Park, west of SW 92nd Avenue (WCTH 281 14AC, tax lot 700) ZONE: R-4.5 (Residential, 4. 5 units/acre) The R-4.5 zone allows single family residential units, public support facilities, residential treatment homes, farming, and other permitted uses. Community recreation uses, such as parks, are allowed as conditional uses. Attached is the site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by mad.; j2, 1992. You may use the space provided below or attach a separate letter to return your comments. lf_you are unable to rem'orElly_li the above datqL please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you , have any questions regarding this matter, contact the Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. STAFF CONTACT: Je Offer/Greg Berry PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: A__ We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments: Name of Perdon doMMenting: Phone NUMber: bkm/SLR92-03.BKM • • ^;: ,•• , • •77 RE tirrn012COMMENTS DATE: FROM: Tigard Planning Department RE: ONSITIVE LANDS REVIEW SLR 92-0002mquxfaffTICGAID COOK OM #6) A request for Sensitive Lands Revi or a wetland mitigation project at Cook Park. The project would include excavation within the 100 year floodplain of the Tualatin River in order to expand an existing wetland area. The purpose of the approval is to replace existing wetlands to be displaced elsewhere as part of a road construction projact. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50 and 18.84. LOCATION: North of Cook Park, west of SW 92nd Avenue (WCTM 281 14A0, tax lot 700) ZONE: R-4.5 (Residential, 4.5 units/acre) The R-4.5 zone allows single family residential units, public support facilities, residential treatment homes, farming, and other permitted uses. Community recreation uses, such as parks, are allowed as conditional uses. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Wm. j.7, 1992. You may use the space provided below or attach a separate letter to return your comments. muare unable to dy the above dat please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, PO Box 23397, 13125 SW Hall. Blvd., Tigard, OR 97223. PHONE: 639-4171. STAFF CONTACT: pLelic:'7c2A,_.)ffsrjGs Berry PLEASE CEZCK THE FOLLOWING ITEMS THAT APPLY: have reviewed the proposal and have no objections to it ■•••■•■•101...MM Please contact of our office. Please refer to the enclosed letter. Written Comments: Name of Person Commenting: Phone Number: ol bhnt/SLA92-03 B(4 [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing]