Ordinance No. 87-66 CITY OF TIGARD, OREGON
ORDINANCE NO. 87G
AN ORDINANCE TO AMEND CHAPTER 18.84 AND POLICY 3,5.3 OF THE: COMMUNITY
DEVELOPMENT CODE AND COMPREI4ENSIVE PLAN (ZOA 87•--03 AND CPA 87-02) AS THEY
PERTAIN TO SENSITIVE LANDS,
WHEREAS, the City of Tigard finds it necessary to revise its Community
Development Code periodically to improve the operation and implementation of
the Code; and
WHEREAS, the City desired to streamline the Sensitive Lands approval process
and clarify definitions and requirements in the Sensitive lands Chapter of the
Community Development Code and Policy 3.5.3 of the Tigard Comprehensive Plan;
WHEREAS, the planning staff made recommendation of findings to the City of
Tigard Planning Commission on July 21, 1987, and September 8, 1987, at public
hearings; and
WHEREAS, the Planning Commission voted to recommend approval of ZOA 87--•03 and
CPA 87-02 at its meeting on September 8, 1987; and
WHEREAS, the Tigard City Council held a public hearing on the proposed changes
on December 7,1987;
THE CITY OF TIGARD ORDAINS AS FOLLOWS:
Section l: The Community Development Code shall be amended as shown in
Exhibit "A". Language to be added is UNDERLINED. Language to
be deleted is shown in [BRACKETS].
Section 2: This ordinance shall become effective on and after the 31st day
after its passage by the Council and approval by the Mayor.
PASSED: By _(fC � r ; vote of all Council members presen
dr» t
after being read by number and title only, this 27�. _ day
1987,
of T
Jv�,o,-.,�,A�
.oreen R. Wilson, City Recorder
APPROVED: This day of o. p� 1987.
Thomas M. Brian, Mayor
Approved as to form:
h
y Atto ney
ORDINANCE No. 87--100
sb/3253P
"EXHIBIT A"
18.84 SENSITIVE LANDS
18.84.010 _ Purpose
(a) Sensitive Lands are lands potentially unsuitable for development
because of their• location within the 100--year• floodplain, within
natural drainageway, on steep slopes or• on unstable ground.
(b) Sensitive land areas ar•e designated as such to protect the
public health, safety and welfare of the community through the
regulation of these sensitive land areas.
(c) Sensitive Lands regulations contained in this Chapter are
intended to maintain the integrity of the rivers, streams, and
creeks in Tigard by minimizing erosion, promoting bank
stability, maintaining and enhancing water quality and fish and
wildlife habitats, and preserving scenic quality and
recreational potentials.
[(d) Development is prohibited within a].l areas designated as
significant wetlands on the Floodplain and Wetlands Map.
Development on property adjacent to significant wetlands shall
® be done under the planned development section of the Community
Development Code. In addition, no development shall occur• on
property adjacent to areas designated as significant wetlands on j
the Floodplain and Wetlands Map within 25 feet of the designated I
wetlands area.]
[(e) Except as explicitly authorized by other provisions of this
Chapter, all other uses are prohibited on sensitive land areas.]
[(f) A use established prior to the adoption of this Code, which
would be prohibited by this Chapter or• which would be subject to
the limitations and controls imposed by this Chapter shall be
considered a nonconforming use. Nonconforming uses shall be
subject to the provisions of Chapter• 18.132 of this Code.] I
e
[(g)]• l The regulations of this Chapter are intended to implement the
Comprehensive Plan and the Federal Emergency Management Agency's
flood insurance program, and help to preserve natural sensitive
land areas from encroaching uses and to maintain the September
1981 zero—foot rise floodway elevation.
E
[(h)](e) The areas of special hazard identified by the Federal Insurance
Administration in a scientific and engineering report entitled
"The Flood Insurance Study of the City of Tigard," dated
September 1, 1981, with accompanying Flood Insurance Maps
(updated February, 1984) is herby adopted by -iference and
declared to be a part of this Chapter. This Flood Insurance
Study is on file at the Tigard Civic Center. E
t
[(i)]� When base flood elevation data has not been provided in
accordance with Section 13.84.010(h), the Director shall obtain,
i
ZOA 87-03 AND CPA 87-02 11-3-e7 - PAGE 1
review and reasonably utilize any base flood elevation and
floodway data available from a Federal, State, or other source,
In order to administer Sei {:illus io.v4.^v2v[(h) and (1)] L and
l
c� Where elevation data is not available either through the Flood
Insurance Study or from another, authoritative source,
applications for building permits shall be reviewed to assure
that proposed construction will be reasonably safe from
flooding. The test of reasonableness is a local 9udgement and
includes use of historical data, high water marks,
_photogri phs
of past flooding, etc. , where available. Failure to elevate at
least two feet above grade in these sensitive lands areas may
result in higher insurance rales.
[(j)](h) City actions under this Chapter will recognize the rights of
riparian owners to be free to act on the part of the City, its
commissions, representatives and agents, and land owners and
occupiers.
For- the �Ju �Josej of t�iii� Chapter,
car 1__h@ word "structure" shall
exclude: children's play equipment, picnic tables, sand boxes,
shelters, grills, and basketball hoops.
18.84.015 Applicability of Uses — Permitted Prohibited and Nonconforming
(a) Except as provided by subsection (b), the following uses shall
be outright permitted uses within sensitive land areas:
/ (1) Accessory uses such as lawns, gardens or play areas;
(2) Agricultural uses conducted without locating a structure
within the sensitive land area;
F
(3) Community recreation uses such as bicycle and pedestrian
x paths or athletic fields or parks, excluding structures;
(4) Public and private cons )rvation areas for water, soil, open
space, forest and wildlife resources;
(5) Removal of poison oak, tansy ragwort, blackberry or other
noxious vegetation;
(6) Maintenance of floodway, excluding rechannelxng;
(7) Fences, except in the floodplain area;
Separate _permits shall be obtained from the appropriate
Community Development Division for the following.
Installation of underground utilities and construction of
roadwa improvements including sidewalks, curbs
streetlights, and driveway aprons
Minimal 'ground disturbances but no landform alterations;
and
irvA
n 811—vS W AND CPA a' r02 ilt
PAGE 1
mNe vrrn v, - \'
131 repair,__ reconstruction or improvement of an exist•ing
structure or utility, the cost of which is less than
50 percent of the market value of the structure prior to
--Ile improvement or the dar�a-e_rec�uiring reconstruction
pruvide_d no deve�ment occurs in the rtoodway.
[(b)] [The following uses and activities are permitted only by a
Sensitive Lands permit granted by the Hearings Officer except as
provided by 3(A) and (B)]
(C) The Hearin s Officer shallc3rant a Scrisitive lands permit upon
review of requests fur: [(1) A] a land form alteration or
development within the 100—year floodplain[;].
[(2.) A land form alteration or development on slopes of 25% or
greater and unstable ground;]
[(3) Land form alteration or development within a drainageway
where there is year round water flow, unless:
(A) The drainageway is proposed to be incorporated into a
Public facility of adequate size to accommodate
maximum water flow in accordance with the adopted 1981
Master Drainage Plan as prepared by Ch2M Nill; or
(B) 'The land is not proposed to be partitioned, subdivided
or, developed.]
[(A) Application pursuant to subsection 3 (A) and 3 (B) shall be
approved by the Director.]
The_following uses and activities are permitted only by a
Sensitive ..Lands-::iermit granted by thv [Hearings Officer]
Director:
A landform alteration or development on slopes of 25 % or t'
greater and unstable round
Land form alteration or development of areas outside of the
101000 wear floodplain within a there is
year round water flow, unless: F
;
r
The drain ac eway is proposed to be incorporated into a
htublic facility of M adequate size to accommodate
maximum water flow in accordance with the adopted 1981
Master DrainAe Plan. 4
[(d)](e) A Sensitive Lands Permit approval shall be obtained before
construction or development begins within any area of special
flood hazard or drainageway as established in 18.84.015 (b) and
(c) above, The permit shall apply to all structures including
manufactured homes.
[(c)] LfZ Ecce ittas explicitly authorized by other provisions of thio
Chapter all other uses are prohibited on sensitive land areas.
ZOA 87-03 AND CPA 87--02 (11-3-87) — PAGE 3
ad
[(d)] SS.Z A use established prior to the adoption of this Code. which
would be prohibited b_y this Chapter or which would be sub'ect to
the limitations and controls_ im used by this Chapter shall be
considered a nonconr"or•min use. Nonconfor-ming uses Shall be
subject to theprovisions of Chapter 18.132 of, this Code.
18.84.020 Administration and Approval Process
(a) The applicant for a Sensitive Lands permit shall be the recorded
owner, of the property or an agent authorized in writing by the
owner.
(b) A Pre—Application conference with City staff is required. See
Section 18,32..040. a
(c) Due to possible changes in State statutes, or regional or local
policy, information given by stuff to the applicant during the
Pre—Application Conference is valid for not more than 6 months.
(1) Another Pre—Applicatiun Conference is required if any
variance application is submitted more than 6 months after
the Pre--Application Conference.
s:
(2) Failure of the Director to provide any of the information
required by this Chapter shall not constitute a waiver of
the standard, criteria or requirements of the application.
(d) The Hearings Officer shall approve, approve with conditions or
deny an application for Sensitive Lands permit: as set forth in
Section 18.84.015 (b)(1)(2)(3), excluding subsections (b)(3)(A)
and (3)(R). The Hearings Officer's decision may be reviewed by
the Council as provided by 18.32.310(b).
(e) The Director shall approve, approve with conditions or deny an
application for a Sensitive Lands permit as set forth in
Sections 18.84.015(b)(4). The decision made by the Director may
be appealed to the Planning Commission as provided by
18.32,310(a).
(f) The appropriate approval authority shall review all Sensitive
Lands Permit applications to determine that all necessary
permits shall be obtained from those Federal, State or- local
governmental agencies from which prior approval is also required. ;.
(g) The Director shall notify communities adjacent to the affected
area and the State Department of Land Conservation and
Development prior to any alteration or relocation of a
watercourse, and submit evidence of such notification to the
Federal Insurance Administration. F
(h) The Director shall. require that maintenance is provided within
the altered and relocated portion of said watercourse so that
the flood carrying capacity is not diminished.
(i) The Hearings Officer and the Director shall apply the standards
ZOA 81--03 AND CPA 87-02 11--3-•87 — PAGE 4
I,,.L
, i
set forth in Section 18.84.040 of this Chapter when reviewing an
application for a Sensitive (._ands permit,
(j) the Director, shall give notice of applications to be heard by
LLie Hearings Officer as provided by 18.32,130.
(k) The Director shall mail notice of any sensitive lands
application decision to the persons entitled to notice under-
18,32. 120.
18.84.025 Maintenance of Records
(a) Where base flood elevation data is provided through the Flood
Insurance Study, the Building Official shall obtain and record
the actual elevation (in relation to mean sea level) of the
lowest floor (including basement) of all new or substantially
improved structures, and whether or not the structure contains a
basement.
(b) For all new or substantialiy floodproofed structures, the
Building Official shall:
(1) verify and record the actual elevation (in relation to mean
5e6k 1pvnl.l; and
(2) maintain the floodproofing certifications required in this
Chapter.
(c) For all new or substantially floodproofed structures, the
Director shall:
(1) Maintain for public inspection all other records pertaining
to the provisions in this Chapter.
18.84.026 General Provisions
.Cal The appropriate approval authority shall review all perms,.:
plications.ications to determine whether proposed building sites ill be safe
from flooding.
_(tl [(a)] All new construction and substantial improvements shall be
constructed with materials and utility equipment resistant to
flood damage.
t [(b)] All new construction and substantial improvements shall be
constructed using methods and practices that minimize flood
damage.
i [(c)] Electrical, heating, ventilation, plumbing, and air-conditioning
equipment and other service facilities shall be designed and/or
otherwise elevated or located so as to prevent water from
entering or accumulating within the components during conditions
of flooding. r
[(d)] All new and replacement water supply systems shall be designed
"ry ZOA 87-03 ANO CPA 87-02 (11--3-97) - PAGE 5
.:.._...._.- -_.._.
to minimize or, eliminate infiltration of flood waters into the
system in accordance with the Uniform Building Code and the
1Vn
1iform Plumbing Code.
[(e)] All new construction, all manufactured homes and substantial
improvements shall be anchored to prevent flotation, collapse,
or lateral movement of the structure.
[(f)] New and replacement sanitary sewerage systems shall be designed
to minimize or- eliminate infiltration of flood waters into the
systems and discharge from the systems into flood waters; and
Shy [(g)] On—site water disposal systems shall be located to avoid
impairment to them or contamination from them during flooding.
[(h)] Residential Construction
(1) New construction and substantial improvement of any
residential structure shall have the lowest floor,
including basement, elevated to or- above base flood
elevation.
(2) fully enclosed areas below the lowest floor that are
subject to flooding are prohibited, or shall be designed to
automatically equalize hydrostatic flood forces on exterior
walls by allowing for the entry and exit of floodwaters.
Designs for meeting this requirement must either be
certified by a registered professional engineer or
architect or must meet or exceed the following minimum
g criteria:
(i) A minimum of two openings having a total net arca of
not less than one square inch for every square foot of
enclosed area subject to flooding shall be provided.
(ii) The bottom of all openings shall be no higher than one
foot above grade.
(iii) Openings may be equipped with screens, louvers, or
other coverings or devices provided that they permit
the automatic entry and exit of floodwaters.
[(i)I Nonresidential Construction
(1) New construction and substantial improvement of any
commercial, , industrial or other nonresidential structure
shall either have the lowest floor, including basement,
elevated to the level of the base flood elevation; or,
together with attendant utility and sanitary facilities;
sj shall:
`i) be floodproofed so that below the base flood level the
structure is watertight with walls substantially
impermeable to the passage of water;
(ii) have structural components capable of resisting
hydrostatic and hydrodynamic loads and effects of
buoyancy.
i`, ZOA 67-03 AND CPA 87--02 (11-3-87) PAGE 6
(iii) be certified by a registered professional engineer or
architect that the design and methods of construction
are in accordance with accepted standards of practice
for, meeting provisions of this subsection based on
their development and/or- review of the structural
+ design, specifications and plans. Such certifications
shall be provided to the official as set forth in
Section 18,84,025(b).
(iv) Nonresidential structures that are elevated, not:
floodproofed, must meet the same standards for, space
below the lowest floor as described in
18.84.026(1)(2). Applicants floodproofing
nonresidential buildings shall be notified that flood
insurance premiums will be based on rates that are one
foot below the floodproofed level (e.g. , a building
constructed to the base flood level will be rated as
one foot below that level). !
18.84.030 Expiration of Approval — Standards of Extension of Time
(a) Approval of a Sensitive Lands permit shall be void after one It
year:
(1) Unless substantial construction of the approved plan has
begun within one year period; or
(2) If construction on the site is a departure from the
approved plan.
(b) The [Hearings Officer] original approval authorit shall, upon
written request by the applicant- and payment of the required
fee, grant an extension of the approval period riot to exceed six
months provided that:
(1) No changes are made on the original plan as approved by the
[Director] approval authority;
2 a can show intent( ) The applicant pp t oi' initiating construction of �
the site within the six—month extension period; and
(3) There have been no changes in the facts or the applicable
policies and ordinance provisions on which the approval was
based.
f
(c) The decision of the [Hearings Officer] approval authority may be r
reviewed by the Council as provided by 181.32.310(b). `
18.84.040 Approval Standards '
(a) The Hearings Officer shall make findings that all of the
following criteria are satisfied when approving, approving with
conditions or denying an application request within the 100 year
floodplain;
(1) Land for•n► alterations shall preserve or enhance the
7.OA 87-03 AND CPA 87-02 (11-3-87) - PAGE' 7
floodplain storage function and maintenance of the
zero—foot rise floodway shall riot result in any narrowing
of the loodway boundary.
(2) The land form alteration or development within the 100—year
floodplain shall be allowed only in an area designated as
commercial or, industrial on the Comprehensive plan land Use
Map;
[(3) The land form alteration or development is riot located
within the floodway;]
[(4)] S [iho] Where a landform alteration or development is
permitted to occur within the floodplain_it will not result
in any increase in the water surface —elevation of the
[zero—foot rise floodway] 100—near flood;
[(5)] jq The land form alteration of 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;
[(6)] J�j The plans for the pedestrian/bicycle pathway indicate that
no pathway will be below the elevation of an average annual
flood;
[(7) The land within the 100—year floodplain boundary which
remains after development shall be dedicated to the public.]
(b) The [Hearings Officer] Director shall make findings that all of
the following criteria are satisfied when approving, approving
f with conditions or, denying an application request for a
Sensitive Lands permit on slopes of 25% or greater or unstable
ground:
k
(1} The extent and nature of the proposed land form alteration
or development will not create site disturbances to an
extent greater, than that required for the uses;
(2) The proposed land form alteration or development will not
result in erosion, stream sedimentation, ground
instability, or other adverse on—site and off—site effects
or hazards to life or property.
(3) The structures are appropriately sited and designed to
ensure structural stability and proper drainage of
foundation and crawl space areas for development with any
of the following soil conditions; Wet/high water table;
high schrink—swell capability; compressible/organic; and
shallow depth—to—bedrock; and
(4) Where natural vegetation has been removed due to land form
alteration or development, the areas not covered by
structures or impervious surfaces will be replanted to
prevent erosion in accordance with Section 18.100
(LANDSCAPING AND SCREENING).
'}
PAGE 8
SOA 87-03 AND $7—G2
(o) The [Hearings Officer] Director shall make findings that all of
the following criteria are satisfied when -pprvvine' approving
with conditions or deny irig an application request for a
Sensitive Lands permit within 6rainagewayo:
/-
\ (1) The extent and nature of the proposed land form alteration
on
or, development will not create site disturbance, to the
extent greater than that required for the uses;
(2) The proposed land form alteration or development will nut
result in erosion, stream sedimentation, ground stability
or uther adverse nn�-oite and off--site effects or hazards to
life or property;
(3) The water flow capacity of the drainageway is not
decreased; and
(4) Where natural vegetation has been removed due to land form
alteration or the development, the areas not covered by
structures or impervious surfaces will be replanted to
prevent crosiun in accordance with Section 18. 100
(LANDSCAPING AND SCREENING) .
(5) The drainageway will be replaced by a public facility of
adequate size to accommodate maximum flow in accordance
with the adopted 1981 Master Drainage Flan/ and
[(0) The land on which the alteration is to take place will not
he partitioned' subdivided or developed an a part of this
application request,]
The necessary U.S, Army goEps -i cLineers and State of
Oregon Land Board, Division of State Lands Approvals shall
be obtained.
Where landform alterations and/or,.. development are allowed
shall require. the dedication of sufficient open land area
within and adjacent to the floodp.lain._ in accordance with
the Comprehensive Plan. This area shall inclu09__porti.2ns
of a suit�blp elevation for the construction of a
'
accordance
`
^ [(d) The Director shall make findings that all of the following _
`
criteria are satisfied when approving, approving with conditions
or denying an application request for a Sensitive Lands permit
within drainagewayy;
` (1) The extent and nature` of the proposed land form alteration
will not create site disturbances to an extent greater than
� that required for the uses; .
- (2) The proposed land form alteration will not result in '
erosion, stream sedimentation, ground stability or other '
'
adverse on-site and off---site effects or hazards to life or
property;
(3) The drainageway will be replaced by a public facility of
adequate size to accommodate maximum flow in accordance
with the adopted 1981 Master Drainage Plan as prepared by
CHpM Hill; and
(4) The land on which the alteration is to take place will not
be partitioned, subdivided or developed as a part of this
application request.]
[18.81.045 Exceptions far Development in the 108th/113th Ravine Sjanificant
Wetlands Area below the 104' Elevation
Under the Sensitive Lands Permit process, the Hearings Officer
may allow portions of the Ravine at 108th and 113th designated
as a significant wetlands area to develop provided that all of
the following criteria are met.
(1) All of the land (within the ravine) being considered for
development is at less than 25% slope.
(2) There are no unstable soil conditions on the land being
considered for development.
(3) The provisions of Chapter 18.150 TREE REMOVAL shall be met.]
18.84.045 Exceptions for Develapmerit_in the 108th/113th Ravine Significant
Wetlands Area below the 140' Elevation
. Under the Sensitive LandsPermit process, the [Hearings Officer]
Director may allow portions of the Ravine at 108th and 113th
designated as a significant wetlands area to develop provided
that all of the following criteria are met.
(1) All of the land (within the ravine) being considered for
development is at less that 25% slope.
(2) There are no unstable soil conditions on the land being
considered for development.
(3) The provisions of Chapter 18.150"FREE REMOVAL shall be met.
18.84.050 Application Submission Requirements
(a) All applications shall be made on forms provided by the Director
and shall be accompanied by:
(1) Five copies of the Sensitive Lands permit proposal and
necessary data or narrative which explains how the proposal
conforms to the standards, and
(A) The site plan(s) and required drawings shall be on
sheets not exceeding 18" x 24" unless a larger size is
approved by the Director; and
f nn AIN r» 7f 2 ( 1-2_.!2 l _ PAGE
40A 8�—vo rn�D .,cA 8 0 7, PAS_ O,
(B) The scale for the site plans) shall be [20, 50 or' 100 E
feet to the inch] a standard enaineerina scale.
(C) All drawings or structure elevations or flood plans
shall be a standard architectural ncale, being 1/4" or
1/8" to the foot.
(2) A list of the names and addresses of all persons who are
4
property owmars of record within 250 feet of the site.
(3) The required fea.
(b) The required information may be combined on one map.
(c) The site plan(s), data and narrative shall include the following:
(1) An existing site conditions analysis, Section 18.84.070;
(2) A site plan, Section 18.84.080;
(3) A grading plan, Section 18.84.090;
(4) A landscaping plan, Section 18.84.100
18.94.060 Additional information Required and Waiver of Requirement
(a) The Director may require information in addition to that
required by this Chapter in accordance with Section 18.32.080
(a)
(b) The Director may waive a specific requirement for information in
accordance with Section 18.32.080 (b) and (c).
18.84.070 Site conditions
(a) The site analysis drawings shall include:
(1) A vicinity map showing streets and access points, '
pedestrian and bicycle pathways, and utility locations;
(2) The site size and its dimensions;
s
(3) Contour lines at 2-foot intervals for grades 0-10% and
5—foot intervals for grades over 10 percent;
I
(4) 'The location of drainage patterns and drainage coarses;
(5) The location of natural hazard areas including:
(A) Floodplains areas (100—year floodplain and floodway);
(8) Slopes in excess of 25%;
(C) Unstable ground (areas subject to slumping, earth
slides or movement);
ZOA 87-03 AND CPA 87-02 (11-3-87) - pAC` 1.
(D) Areas having a high seasonal water' table within 24
inches of the surface for three or more weeks of the
year.;
(E) Areas having a severe soil erosion potential; or' as
defined by the Soil Conservation Service;
(f') Areas having severe weak foundation soils.
(6) The location of resource areas as shown on the
Comprehensive Plan inventory map and as required in
Section 18.84.035 including:
(A) Wildlife habitat; and
(B) Wetlands.
(7) The location of site features including:
(A) Rock outcroppings; and
(B) Trees with 6" caliper, or, greater measured 4 feet from
ground level.
(8) The location of existing structures on the site and
proposed use of those structures.
18.84.080 The Site Plan
(a) The proposed site development plan shall be at the same scale as
the site analysis plan and shall include the following
information:
(1) The proposed site and surrounding properties;
(2) Contour line intervals (see Section 18.84.070 (a)(3);
t (3) The location, dimensions and names of all:
(A) Existing and platted streets and other public ways and
easements on the site and on adjoining properties; and
(B) Proposed streets or- other public ways and easements on
the site.
(4) The location and dimension of:
(A) The entrances and exits on the site;
(B) The parking and traffic circulation areas;
(C) Loading and services areas;
(D) Pedestrian and bicycle facilities;
F
ZOA 67-03 AND CPA 87-02 (11-3-87) — PAGE 12
(E) outdoor common areas; and
(r) [A►„ove ground] utilities.
(5) The location, dimensions and setback distances of all:
(A) Existing structures, improvements and utilities which
thin 25 feet of the
ar•e located on adjacent property wi
site and are permanent in nature.
` (g) Proposed structures, improvements grid utilities on the
site.
i
(g) The location of areas to be landscaped; and
(7) The concept locations of proposed utility lines.
(8) Th_e method for mit i atin an adverse impacts Pon wetlands
i
r pMi__an off' wildlife habitat areas. f
18 84 090 Grading Plan
(al grading plan which contains the
The site plan shall include a
E
following information:
(1) Requirements in Sections 18.84.070 and 18.84.080 of
this Chapter.
The identification and_ local loci of the_benchmark and
6
corres pondin datum.
3 The location and extent to which grading will take
�(2
. )]�
place indicating contour lines, slope ratios and slope
stabilization proposals.
[(3)] A statement from a registered engineer- supported by
factual data substantiating:
(A) The validity of the slope stabilization proposals;
(g) [That other off-site problems will be mitigated;j That
cthe_ r off site im acts will not be created;
(C) Stream flow calculations;
(0) Cut and fill calculations; and
(E) Channelization measures proposed.
18 84 100 Landscape Plan
(a) The landscape flan shall be drawn at the same scale of the SiLe
Analysis pian or a larger scale if necessary and shall indicate:
(1) Location and height of fences, buffers and screenings;
ZOA 87-03 AND CPA 87--02 (11-3-87) - PAGE 13
�f
(2) Location of terraces, decks, shelters, play areas and
common open spaces, where applicable; and
(3) Location, type and size of existing and proposed plant
materials.
(b) The landscape plan shall include a narrative which addresses;
(1) Soil conditions; and
(2) Erosion control measures that will be used.
OTHER CODE AMENDMENTS
18,80.120 (approval Standards for, Planned Developments)
iQ Floodplain Dedication
Where landfill and/or development is allowed within or adjacent
to the 100-year floodplain,_ the City shall require the
dedication of sufficient open land area forJgreenway adjoining
and within the floodplain. This area shall include portions at
a_ suitable elevation for the construction of a
pedestrian/bicycle pathway with the floodplain in accordance
with the adopted pedestrian bicycle pathway plan.
18.94.030 (Manufactured/Mobile Wome Park Standards)
) Where landfill and/or development is allowed_ within or adjacent
to the 100-year floodplain, the City shall require the
dedication of sufficient open ' n are- for e;reem�ay adjoinina
and within the floodplain. This area shall include portions at
a suitable elevation for the construction of a
pedestrian/bicycle_n�athway with the floodplain in accordance
with the sdoated pedestrian bic cle pathway plan.
18. 162.050 (Partition Approval Criteria)
Where landfill and/or development is allowed within or adjacent
to the 100-vear floodplain, the City shall require the
dedication of sufficient open land area for greenwav adjoining
and within the floodplain. This area shall include portions at
a suitable elevation for the construction of a
pedestrian/bicycle pathway with the floodplain in accordance
with the adopted pedestrian bicycle pathwav plan.
18.130.040(c) (Approval Standards for Conditional Uses)
JL31 Reauirinq the dedication of sufficient open land area for
g eenway adjaigka and within the floodplain when landform
alterations and development are allowed within the 100-y
floodplrain.
14 Require the construction of a pedestrian/bicycle pathway within
the floodplain in accordance with the adopted pedestrian bicycle
pathway plan.
ZOA 83-03 AND CPA 87•-02 (11-3w83) - PANE 14
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18. 160.02V{e} (General Provisions of Subdivisions)
the 100-vear- flood.plain outside the zero-foot r-ise floodwav, the City
shall r-equ.i r,e the dedication of sufficient opgn li��d ar-ga for,
qrq.entE iri!i2 and within the floodplain. This area shiAT1
tb2__adop ed pedestrian bicycle p
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10. 128.020{d} (Applicability of Site Development Review Provisions)
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_Cdl Where landfill and/or AStvelopiLiqnt is allowed within and adiacent to
the 100--vear- floodplain the City. shall—require the dedication of
suf f ic p
floodolain. This ar-ea shall include por�ARqLat a suitable elevation
for the cor)structiori __2f__a_pq(t2.s�r�an/�if.yclq a wa within the
flood:)lain in accordance with the. adopted pedestrian bicycle_pLw�j!�a
plan.
VOLUME II POLICY 3.5.3
�9 3.5.3 The City has deoiynmte6 the 100--year floodplain of Fanno Creek'
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its tributaries, and the Tualatin River as greenway' which will
.' be the backbone of the open[—] space system. Where landfill
and/or develonment are allowed within or adjacent 11-*u the
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floodplain.
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10.20.080 (Meaning of Specific Words and Terms)
Base Flood. The flood having a_one percent change of being equalled or
f lood.
exceeded in any giver year. Also referred to as the "100--year
Landform alteration. Any m.an--made change to im roved or unimpro ed real
estate,_—irciudinq but not limited to the addition of buildings or other
structures, mining, quarrying, dredqing, filling,___graqing, earthwork
construction, stockpilinq or rock, sand, dirt...or qr-avel or other earthmaterial, paving, excavation or- drilling_....operations located within the~
area of special flood hazar-d.
Floodplain. The zone along a watercOLirse enclosed by the outer limits of
land which is subiect to inundation in its natural or lower revised
contours by the..base flood.
[D!-ainageways. Any land which requires larger than a 12" pipe at minimum
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slope.]
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Drainageway. Undeveloped land inundated......during a 25--year storm with a
peak flow of at least 5 cubic feet per second and conveyed, at least in
part, by identifiable channels that either- di-ain to the Tualatin River
directly or after flowing through other drainageways. channels, creeks, or
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