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SDR1991-00001 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. f� 4`1 1 I J F; . 2 1 ' ar °1Fp yV �•1. L a v r r Ve ,•!• 1„ ..7''j'1 ,. 'r.i:.`.� x. ,o.rAl l7.x...,W1..... ,.1'°,4 Fil +..,.m;;a..:,.t.Gi,.A�x,..,.a,.+,.weu,.°.,»,r:�,•,.m+.�,.:.«•�, L,r,:m.+e:,rr w:_a'�,r .r. .,. a.•.u,,•�. `t a (.7 i✓7 w .f, uW•7 N, r 1 '`-•'.7 •G yj1 7aAV1ir 1F1 J rti 8I. f S ' ? irnz i"ke ,,see. St 9✓ 0t{,' �L' 2$ 1B ''j 100 r,x'0.1.,;1Q2 Yom,;9.: ' .r .u,w.,ka•.+1._la.{,......J.. .i» .i.•'nt F I ,!i� 1 ..+..... ..,«,..,a,.... :i. .,.,r,n _ � ..•,..-. L,,.,,.n .«r.ea—x,.,....�..,--r......•.....�.1'd,{.xr.,. .a.. _ rV ...,.r ..r, ..a•„ .� ..., ...». ., w �n ar•. iJ�w tar,...�.«.... .....� .La., . .,. a .n �.,•., .w a. P • a. .. • r • C k • • • • • • w • 4 q T ei . e r • • • u r . :F a . ' .' YM.. :Ar ..,' 1,4 Y ,t .1. ,'t. .t` - 11 r'� ' aj' ' ,• .,I.I..,,...Irv• ., u Ir,1,4.*.' , ...-r...n.. .v Yt I! t "tG.�.« 1-r.,.,. �« ..,.,...,...._4...!).,s...,,�.v .....„C,....- rw....a.,...,_,� M...„..,..I .,, _..�.. ,.d�...l...—�..i.c..'w+ti� T ti..0.n... ... ....,. »._li.....,,..'w.r�..� 4-..-+,.,.,— e,s...•,ti,,..,'i,d.1. o e r 'to AFFIDAVIT OF MAILING �. +. ? r• STATE OF OREGON ) , County of Washington ) ss. t i° Cit of Tigard ) , I, e ( :;k`e t ., being first duly sworn/affirm, on oath ail t,e , depose ,d say: (Please print) r', a (ti f'' that I am a V1 r tC aA65k(41L for , , The City of Tigard, Oregon. ,. That I served NOTICE OF PUBLIC HEARING FOR: That I served NOTICE OF DECISION FOR: City of Tigard Planning Director ' ' Tigard Planning Commission •• t....-'"-Tigard Hearings Officer ', Tigard City Council 4 A copy (Public Hearing Notice/Notice of Decision) of which is attached (Marked , ', Eathibit "A") was mailed to each named pesons at the addr ss shown on the k' attached list marked exhibit B on the. /7:51-V- day of _ 19 IC, • said notice NOTICE OF DECISION as hereto attached, Was postdd on an appropriate Jt bulletin board on the 43.°7- day of L.A.. L( , 119 I r ,_; and depo ited in the United States Mail on the G - day of ,j ,r rt . 19 , postage prepaid. ~` ,, ' , , Ill Prepared Notice Posted (For Decision_ '+.+,,l 'Si`k' / hs %r% ibed a ac sworn/affirm to me Oak t t`'. — day of 1 Iv a 1 ) .t.1 . - 4" + Air_ -_ _ 1 1,. . 1 ,�, $C� F PUBLIC OF OREGON 1 My iommission Expires: , ,. , Person w 4, delivered to POST.{ OPPICE Subs gibed.` and sworn affix j rm to me on the day of t�� r_:i.�;�. _ o t I .r r f NOTARY UBLIC OF O GON My CC1 misa�on Dxpiresr s y rl. bkm/X i?IDAV.137CM WIY fl •�' 1 ,,t {{ P II h7 a A k e ;,; , • CITY OF TIGARD Washington County, Oregon 1 NOTICE OF FINAL ORDER -- BY HEARINGS OFFICER L 1. Concerning Case Number(s):SLR 91-_'(J001oSDR 1-0001�VA�t 91-0004 2. Name of Owner: John S,,, Knez, Sr. :_..r Name of Applicant: Same _. 3. Address 81.8,5 SW' Hunziker Street City Tigard State OR Zip 97223 4. Address of Property: 8185 SW Hunziker Street b Talc Map and Lot No(s).: 25:1 1BC, tax lots 1CO 101 & 102 t , '' 5. Request: A_ re,_guest for Sensitive Lands review approval to fill and a modif ,Red Rack Creek and related channels and wetlands. Also requested is�.Site Develo cp�entreview and Variance ,approval to allow construction of an approximately 50,000 mare foot building mRaterial41 facilyyr;J01 th G6 parking spaces whereas the Code requires 74 spaces and a 24 foot front yard setback cahereas the Code reatuir0 feet,, Since the June 24, 1991 hearing on this application,' the applicant has added a request for a Variance from Community „ Development Code Section 1$.84.040 1Dl zwhich requires as '5 foot development setback from a sictnificant wetland as • identified the Com•rehensive. Plan's Flood.lain and Wetlands ma . ZONE: I--L (Light Industrial 6. Action: Approval„ as requested X Approval with conditions Denial �y. . 7. Notice: Notice was published in the newspaper, posted at City Hall, and mailed to X The applicant and owner(S) X Owners of record within this required distance X The affected Neighborhood Planning • Organization X Affected governmental agencies • 8. Final Decision: THE DECISION SHALL BE FINAL ON 'August 15,,. 1991 UNLESS AN APPEAL IS FILED. , ! The adopted findings of fact, decision, and statement of conditions can • obtained from Department, Ti gard City Hall, 13125 SW Hall, P.O..O. Box 23397, Ti and r Oregon 97223. , . .on ma a eal thisz decie 9. al. An arty to the dedisi Wit and Section 18.32 37 provides. .X90 E an �P ` � pp : icon • accordance with 18.32 ( � .' 0 wh�:c rovides that , a written appeal may 1 Y S given d ,' .eal. ma be filed within 10 da s after notice i ven an sent. The appeal may be submitted on City forms and must be iedin� of fee 15.00 tranSdript costs (varies accompanied � up • p n�.ed by appeal ($3 � and p os s u to a maxi $500.00). •I• •, T he deadline for filing of an a ppe al iS 3:3n p.m. August 15, 199" M 10. Questions: If you have any questions, please call the City of ' ig and ' Planning Department, 639 -4171» bkm/SLR91-01.8KM rry . r t ll` r ti,, Y %. _.:, r . BEFORE THE LAND USE BEARINGS OFFICER • ' FOR THE CITY OF TIGARD,OREGON \, ' Regarding an application for site development review ) F I N A L 0 R D E R L . .. . and exceptions by Knez Building Supply for Sensitive ) SLR 91-0001 i Lands Review for land at 8185 SW Hunziker Street in the) SDR 91-0001 ' I-L zone in the City of Tigard,Oregon ) (Knez Building Supply) L SUMMARY OF THE REQUEST J N b : The applicant requests approval of a Sensitive Lands Review to modify the 100-year'`food . plain of Red Rock Creek as it passes through the site. Modifications will include(1)tilling within the floodplain, (2)wetland and channel alterations to Red Rock Creek, and(3)main • channel expansion by 20 feet. These modifications will allow the applicant to build a 48,800 square foot warehouse building and associated improvements on the site. The ' .., applicant has obtained federal and state permits authorizing the fill and removal. The t,. •• : • applicant requests approval of exceptions to allow(1) a front yard set back of 24 feet rather `` than the standard 30 feet, (2)66 parking spaces rather than the standard 74 spaces,and(3) a meandering wetland set back of not less than 15 feet rather than the standard 25 feet. . The Hearings Officer held public hearings regarding the application on June 24th and July 29th, 1991. The applicant and his representatives testified in favor. Two witnesses ; testified with concerns about drainage back up,loss of a natural resource and compliance ! , with City Policies. City staff recommended approval at the second hearing. , LOCATION: 8185 SW Hunziker Street,WCTM 2S1 1BC,Tax lots 100, 101,and 102• ,,I'. APPLICANT: John Knez, Sr. PROPERTY OWNERS: Tax Lots 100 and 102 Tax Lot 101 : • Knez Building Supply U.S. Natural Resources, Inc. • 8185 SW Hunziker Street PO Box 23038 Tigard,Oregon Tigard,Oregon 97223 . APPLICABLE LAW: Tigard Community Development Code Chapters 18.70, 18.84, ; 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.134, & 18,164, Comprehensive • plan policies 2.1.2, 3.2.1 through 3.2.4, 3.4.1, 3.5.3, 4.2.1, 7.1.2, 7.3.1, 7.4.4, 8.1.1 & 8.1.3. • . . STAFF RECOMMENDATION: Conditional approval EXAMINER'S DECISION: Conditionally approved II. FINDINGS ABOUT SITE,SURROUNDINGS, AND PROPOSAL • The Hearings Officer i 1 . . .. .. incorporates and supplemental application g � s b reference the a c s by Engineers(USCOE) Oregon Department of atla�x an su by the applicant,U.S. Army Corps gx ) g State Lands (ODSL)permits,and findings in Section II of the staff report dated June 24, 1991,and the amended staff report dated July 29, 1991. As revised,the applicant's r proposal is summarized as follows: 1. The applicant proposes to build a 48,800 square foot building situated about 80 feet • from the east property line and at least 24 feet from the south property line. Page g Officer decision . B PP' SLR 91.0001 ei dss(7 �r��d OR 91-0001 (tenet 13uildih� Su ly) ; •1 It t . I , . . . . i I a. , r , , ,' )i410 r BEFORE THE LAND USE HEARINGS 01-iNCER V 0 , FOR THE CITY OF TIGARD,OREGON .. Regarding an application for site development review ) F I N A L 0 R D E R and exceptions by Knez Building Supply for Sensitive ) SLR 91-0001 • • Lands Review for land at 8185 SW fiun,ziker Street in the) SDR 91-0001 • , I-L zone in the City of Tigard,Oregon ) (Knez Building Supply) ,H. ,e I. SUMMARY OF TELE REQUEST . , 1, , , . , The applicant requests approval of a Sensitive Lands Review to modify the 100-year flood ; plain of Red Rock Creek as it passes through the site. Modifications will include(1)filling , within the floodplain, (2)wetland and channel alterations to Red Rock Creek, and(3)main . • , channel expansion by 20 feet. These modifications will allow the applicant to build a „ - 48,800 square foot warehouse building and associated improvements on the site. The ,, applicant has obtained federal and state permits authorizing the fill and removal, The applicant requests approval of exceptions to allow(1) a front yard set back of 24 feet rather , than the standard 30 feet, (2)66 parking spaces rather than the standard 74 spaces,and(3) a meandering wetland set back of not less than 15 feet rather than the standard 25 feet. . . , , The Hearings Officer held public hearings regarding the application on June 24th and July ' - 29th, 1991. The applicant and his representatives testified in favor. Two witnesses testified with concerns about drainage back up,loss of a natural resource and compliance . with City Policies, City staff recommended approval at the second hearing. • ,. LOCATION: 8185 SW Hunziker Street,WCTM 2S1 113C,T,ax lots 100, 101,and 102 : . APPLICANT: John Knez, Sr. f■ PROPERTY OWNERS: Tax Lots 100 and 102 Tax Lot 101 , Knez Building Supply U.S. Natural Resources, Inc. ' 8185 SW Hunziker Street PO Box 23038 ,,,• „ , i Tigard, Oregon Tigard, Oregon 97225 .. , . , APPLICABLE LAW: Tigard Community Development Code Chapters 18.70, 18.84, , .'.. 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.134, & 18.164. Comprehensive , . plan policies 2.1.2, 3.2.1 through 3.2.4, 3.4.1, 3.5.3, 4.2.1, 7.1.2, 7.3.1, 7.4.4, 8.1.1 . & 8.1.3. STAFF RECOMMENDATION: Conditional approval , t - EXAMINERS DECISION: Conditionally approved . , ,t- II. FINDINGS ABOUT SITE,SURROUNDINGS,AND PROPOSAL . - The Hearings Officer incorporates by reference the application and supplemental application by the applicant,U.S.Army Corps of Engineers(USCOE)and Oregon Department of , State Lands (ODSL)permits,and findings in Section II of the staff report dated June 24, 1991, and the amended staff report dated July 29, 1991, As revised,the applicant's . . proposal is summarized as follows: • I..9 1. The applicant proposes to build a 48,800 square foot building situated about 80 feet from the east property line and at least 24 feet from the south property line. Page 1 - Hearings Officer decision SLR 91-0001 and SOR 91-0001 (Knez Puilding Supply) • , . „ I ..-4''' ' . , , ' , . ,, , . , ' " . ., , . • . •/ f i . , . • 11111111111111111311111111111111111111111MMINEMMIVIMIIIIMMIMEMIN • — • 2. The applicant requested the following exceptions: a. That a meandering wetland setback be approved to provide a 25-foot landscaped setback area,tapered to a minimum width of 15 feet in areas where necessary to • provide an adequate turning radius for tractor trailers that will use the site b. That a front yard set back of 24 feet be approved rather than the 30-foot front yard set back required by the Code; and . - C. That 66 parking spaces be approved rather than the 74 spaces require by the Code. APPLICABLE APPROVAL CRITERIA&DEVELOPMENT STANDARDS The Hearings Officer incorporates by reference the the findings in Section III oldie staff report dated June 24, 1991 with the following additions: 1. Comprehensive Plan policy 14.1 provides: 3.4.1 The area shall designate the following as areas of environmental}concern. • a. Significant wetlands; b. Areas having educational research value,such as geologically and scientifically significant lands; and, C. Areas valued for their fragile character as habitats for plants,animal or aquatic life,or having endangered plant or animal species,or specific natural features,valued for the need to protect natural areas. 2. Comprehensive Plan policy 3.4.2 provides in relevant part: 1 a. Protect fish and wildlife habitat along stream corridors by man 'aging the riparian habitat and controlling erosion,and by requiring that as of standing trees and natural vegetation along natural drainage cm=and • waterways be maintained to the maximum extent possible... . , 3. The City hac.determined,in compliance with State Goal 5,that industrial nses within the floodplain arc allowed subject to the provisions of the Sensitive Lands Review process of the Community Development Code. IV. HEARING,TESTLV1ONY,AND NPO&AGENCY COMMENIS A. Hearing. The Hearings Officer received testimony at the public hearings about this WI twation on " June 24,and July 29, 1991. A record of that testimony is included herein asExhibit A • (Parties of Record),Exhibit B (Taped Proceedings), and Exhibit C(Mitten Testinvny), These exhibits are filed at the Tigard City HA Page 2 - Hearings Officer decision SLii? 91-0001 and SDR 91-0001 (Knez Building Supply) •• • , • . ' • 0 • .• .. . 't■ .. \\ ? I /\ , B. Witnesses and a summary of their testimony. . \,,, 1. Jerry Offer testified on behalf of the City of Tigard Planning Department at both hearings. He summarized the staff report and recommendation and responded to . questions. . a. At the first hearing,he recommended denial of variances to parking and front ' 'I' •\' yard set backs and revision of site plan to provide a 25-foot set back from the edge of wetlands. . .. \ b. At the second hearing,he summarized the amended plan and applications for \ , \ exceptions and recommended approval. -- • . 2. Roger Harris appeared as the lawyer for the applicant Knez Building Supplies. John Knez,Sr. testified on his own behalf. Paul Agrimis testified as the applicant's , ' landscape architect . . ,, ; a. At the fit hearing the following testimony was offered for the applicant: , . , . .••. Mr.Harris disagreed with the application of the 25-foot wetlands setback buffer . requirement,because it had not been raised earlier. He argued issues regarding , vegetation on the site and proposed mitigation measures had been raised in the ODSL and USCOE review processes,and additional restrictions would be , ,. contrary to state and federal permits. He submitted a draft of the USCOE permit . ? Mr.Knez answered questions about the typical operational and business . activities of his company. ,,:• , , Mr.Agimis testified that the proposed mitigation measures were based on a 6- , , month hydrology study conducted by the state to determine the dynamics of the wet prairie on the site. He stated the proposed weir system and channel . widening worked together so that only 6 inches of water backed up to maintain • consistent hydric conditions on the site and on land to the north. i , , . . b. At the second hearing the following testimony was offered for the applicant: - i I 0 Mr. Harris accepted the staff report and the conditions of approval as modified ,, and withdrew the variance requests submitted originally for the front yard and i c , parking reductions. i ,,. . 3. Rick Jervis and Mark Wilson testified at the first hearing with concerns and I objections about the proposal. ,1 ;1 a. Mr.Jervis testified for the owners of the 217 Office/Commercial complex to the , . the north. He expressed concern that the land to the north would be adversely .. ' affected by drainage backup from the subject property. b. Mr.Wilson objected to the project. He argued that the project would eliminate ' • . sensitive and rare nature of botanical species at the site that sufficient study had not been done to ensure maximum preservation of the site, and that City Policies 3.4.1 /I and 3.4.2 prohibit the proposed development. Page_I - flearings Officer decision SLR 91-0001 and SbR 91-0001 (Knez Building Supply) . . .. .. , ■ . 4 . A , , 4 Z' k • „ • /4. , C. NPO &Agency Comments. The Hearings Officer incorporates by reference the findings in Section AV of the staff report dated June 24, 1991. • V. EVALUATION OF REQUEST The Hearings Officer incorporates by reference the findings in Section V of the staff report, dated June 24, 1991 as amended by the staff report dated July 29,1991 summarized below: A. Compliance with Chapter 18.70(I-L zone). 1. The proposed use, as modified,complies with the dimensional requirements of Chapter 18.70 except for the 30-foot front yard setback requirement. 2. An exception to the front yard setback should be granted because: a. The applicant proposes a 24-foot set back which will result in less wetland loss from the northern portion of the site. , b. The exception will have not adversely affect adjoining properties in terms of light,noise levels,or fire hazards,because adjoining structures are set back far enough so that there will be no interference, C. The exception will not increase noise levels,and adequate, safe pedestrian and • emergency vehicle access will be retained. d. The exception is not more than 20 percent of the required setback-,because an exception of only 6 feet is requested. B. Compliance with Chapter 18.84 (Sensitive Lands Review). . , , • The proposed use complies with Chapter 18.84, because: • a. The use is listed as a permitted use in an area subject to sensitive lands review. b. The pmposed development will not increase the 100-year flood level, because , the applicant proposes extensive grading and channelization which will provide a 2590 cubic yard increase in the floodplairi storage capacity. In addition,the project • will not narrow the floodway boundary. c. A pedestrian/bicycle pathway is not required, because the Pedestrian/Bicycle Pathway Plan does not identify the subject site as the location of a planned path segment. • d. Detailed plans have been submitted to and a permit has been issued by the USCOE and ODSL for wetland filling and modification which has been considered in acting on this application. e, The City accepts the conclusions of USCOE and ODSL that the proposed mitigation fulfills the purposes of Sensitive Lands Review and relevant 4, Comprehensive Plan Policies. • Page 4 - Bearings Officer decn ,L44k 91-0001 and&OR 91-0001 (Cruz Building Stoply) 44, , „ , 90 • • _. " c 0, C .. ., t, f. The proposed floodway modifications will increase the volume and retention capacity of the natural drainageway by means of a detention pond,weirs,channel relocations,and replanting. Dedication of the floodplain area is required because of a its designation as an open space and to provide for public storm drainage management) g. The applicant's request for an exception to the 25-foot wetland setback should be granted based on the applicant's Supplemental Report findings at pages 4 through 7. . (1) The applicant has revised the plan,moved the building 12 feet to the west and decreased its size,thus avoiding the need to fill more wetlands and r increasing the wetland setback over what was proposed originally. The result is a reasonable balance between permitted uses and wetlands protection. (2) The area where the exception is proposed is adjacent to what is primarily a stream channel that the applicant will widen and replant,rather than wetlands that will be preserved in their natural state. A narrowed buffer at this point will . not affect wetland wildlife habitat. (3) The Hearings Officer concludes the applicant has made significant efforts to mitigate and minimize the impact of its development on the unique natural features of the site and to modify its proposal to preserve the integrity of the applicant's plan, serving both its needs and the public interest. N::� C. Compliance with Chapter 18.100(La °caping Standards). ,, The proposed use eneredl comp lies with section 18.100,because the applicant has s iden ed the type and quantity of landscaping it will use along SW Hunziker and in the } '• floodplain and wetland areas{ However,before final site plan approval,the applicant ! must show that trees along SW Hunziker will have at least a 2-inch caliper and that additional trees will be provided for the arking areas. f pro p r , ,, . D. Compliance with Chapter 18.102 (Visual Clearance Areas). . : The ro osal can comply with the visual clearance standards of Chapter 18.102 ,: • . However,e a detailed landscape .plan showing height and type adjacent to the • accessway by pp " compliance. . to Hunziker must be submitted b the applicant to assure cony E. Compliance with Chapter 18.106(Q street Parking and Loading Requirements). i The proposal generally complies with Chapt er 18.106 because the applicant icant wi:l1 , provide 66 parking spaces,including 3 handicapped p bicycle spaces . , . .,: � � � an exception..dolt.sho�1 s ages and 6 b�c cle; • �.lthou�la 7�spaces are required, p• d be granted because� l� L The applicant downsized the building dxn g ta p reserve more wetlands and consequently reduced park .g space needs. 2, The number of employees at the site is lower than projected for the use in question;many employees drive company vehicles and will not need personal 4. g paces ro parking s zee4 for only 5b employee parking spaces is anticipated. i i P tge 5 - Flearings Officer decision %. , SLR 91-0001 and SDR 91.0001 (Krum Building Supply) 7. r ti IMF, q Yi1 y • •. 41,4 .4 • 3, Few customers will come to the site,because most business is done by phone and goods subsequently delivered. If customers do come to the site,they are '! normally loaded within the building,based on the applicant's past experience. e • 4. 55 shared parking spaces are available on adjoining tax lots providing adequate overflow parking. 5. Fewer parking spaces will result in more wetland preservation. ' F. Compliance with Chapter 18.108(Access,Egress and Circulation), Chapter 18.120 (Site Development Review),and Chapter 18.164(Street acid Utility Improvement Standards). 1. The proposal can comply with Chapter 18.108,because the site plan shows adequate access. The number and dimensions of accessways complies with the City code. Adequate emergency access has been provided. The site plan should be amended,however,to show that the proposed sidewalk from the entrance of the building will connect to the public sidewalk along SW Hunziker, 2. The proposal complies with Chapter 18.120,because it promotes the general welfare of the City by creatively conserving and enhancing the natural environment and contributing to attractive appearance for the City. .'; :• 3. The proposal complies with Chapter 18,164,because the frontage of the site along SW fluriziker is fully improved,and adequate sanitary and storm sewer and public water supply service can be provided,to the site e G. Compliance with Comprehensive Plan Policies. 1. The proposed complies with Policy 2,1.1,because notice of the application or • " hearing was provided to the neighborhood planning organization in the area and to owners of property in the vicinity of the site and published in the Tigard Times. New notice of the second hearing was provided,because the application was amended. The concerns raised by the NPO and other interested parties have been considered in reaching this decision. 2, The proposal complies with Policies 3.2.1, 3.2.2, 3.2.3, 3.2.4 and 3,5.3, for the following reasons: a. The proposal will not result in a rise in the 100-year floodplain elevation according to the hydraulic analysis submitted by the applicants b. The proposed rdain channel widening will preserve and improve the functioning of y increase its s p `ty. f the zero-foot rise floodway and treaa�flo�cr ca icy c. is s,separated from segments of Red Rock +elf by upstream and downstream bridges other se en � The p g and embankments, ` g the inn rr� e c 1 isolating impact of development on ts,thus the site. A buffer is not needed between the site and residentially zoned or • o e areas,because none exist J the site. Similarly, th d Area Comprehensive developed Pedesiri is cle Pathway does not ll for a pathway in this :.;• y y l� �y • area,and thus,dedication of land for such a purpose is not warranted. • Page 6- Hearings Officer decision SLR .91=0001 and SDI? 41-0001 (X•nez Building Supply), I • I I . M nr.•1.....t.-4 r ,,.n«,,4 ■4 4r IrA.............n r,.-... ., ,- d. Conditions warrant dedication of all undeveloped land within the 100-year r, - floodplain,pursuant to Policies 3.2.4 and 3.5.3, as a condition of approval. if •'' 3. The proposal complies with Policies 3.4.1 and 3.42,because a. The existing riparian vegetation to be removed will be replaced by more diverse plantings and a wier water retention system installed to compensate for the . disturbance caused by the development. ,• b. Although the site has been designated an area of significant environmental concern,the City has followed the Goal 5 process to deter m ne how to manage this area. Volume I of the Tigard Comprehensive Plan notes that the City his decided to ' • fully allow uses which conflict with resource values within industrially designated . .r areas within the floodplain subject to the provisions of the Sensitive Lands process :, of the Community Development Code. The City considers the USCCE and,ODSL , ' ". permits for the proposed fill and removal comply with the Policies. 4. Conditions warrant that the applicant comply with Policy 4.2.1 by'submitting)an •e erosion control plan,complying with WI.ashington County erosion control measures, • and using sedimentation control features on slope& 5. The proposal complies with Policies 7.1.2,7.1.4,and 7.6.1, because adequate public water, sanitary sewer and storm sewer facilities are available to serve the . p. • proposed project • . 6.• The proposal,complies with•Policies 8.1.1 and 8.1:3,because: • ;' i. a. There is adequate access to a safe,improved and sufficient road system. b. Proposed access driveways are appropriately sized,located and improved„ • .,' VI. S1'1,E'VISIT BY HEARINGS OFFICER ` The Hearings Officer visited the site without the company of others. . g P Y �;�r, VII. CONCLUSION AND DECISION • • The Hearings Officer concludes that the proposed wetland and floodplain modifications i , comply with the applicable approval criteria for a Sensitive Lands Review,the site plan . } complies with applicable standards for Site Development Review,and the exceptions I v�al,standards. and I.. comply with the applical>le i�ppro ds. In recognition of the findings and ■ ■ conclusions contained herein,and incorporating the public testimony and exhibits received •j in this matters the hearings officer hereby: 1. Approves SLR 91-0001 and SDR 91-001, based on the amended site plan. 2. Approves an exception to the 30-foot front yard setback to allow the proposed 24- -' l foot set back as shown,on the amended preliminary plan. . . . y standard instead of 74 as shown on the amended 3. Approves an excpetion to the minimum parking spte�lane ax to allow 66 spaces p preliminary 1? }I' Page. 7- Hearin gs Officer decision n I , ' SLR 91-0001 and SDR 91.00W (Knez Building Supply) ! ; • p 1, .. I I 1• d • , • . ^ :.,«..— ._.. .. a.....�a..,-_:.... __ s i i.. _ �.� a.,r. � - ,.....-.....� �.�:_....^�. -. w ..,..:._... _ J «.. .....a, a.4..:.:...1Y-...-•u..n M• ._a _ _ �i. 4. wetland setback requirement to allow a meandering set othew Approves an excepdon t back no less than 15 feet as shown on the amended preliminary plan. Before implementing the development and exceptions authorized heiein,the applicant shall comply with the conditions of approval of the June 24 staff report except as modified by the July 29 staff report. i , i D I-ED is 2nd day o a. st, 1991. 1 / A1'0' • Larry Epstein, .cfr -fficer r • 1 • � e8 H�drit� s Officer decisiori �• SLR 9J-0+01 and.SDI? 9.1-0001 (Kr i Building Supply) • t 1. bCl• it ' fib r.. w I•, - .r ,.0 a s.,.. ..»m,n. .--,...r+..-.n..�.w. „.-..ur. .....r.... .&..4.IIw ....- �...'.'. .'.,'',''''r lu ' '..n.+tn'''''..'' '''''' ''''':r,r,.••,�.''' ''"...nw":"...,. '''n <f a I ROGER K. y • 1670 SW ONE MAIN PLACE r� " PORTLAND, OR 97204 t:,' I PAUL, ,AGRIMIS DAVID EVANS & ASSOCIATES ' ' 2828 SW CORBETT 9 201 PORTLAND,. OH 7 . . JOHN S. KNEZ 8185 SW HUNZTKER TIGARD, OR 97223 • MARK WILSON 980 SW BROADWAY DR ' ' PORTLAND, OR 97201 r ` W.C. LUDDERS 2180 SW CREST DR . LAKE OSWEGO, RICK GERVAIS . X139 SW WESTWARD HO''' , LAKE OSWEGO, OR 197034 ' ' , i JOHN A. CFRTSTY 1205 SW 25 'H AVENUE PORTLAND, OR 97210 . . . I 1., I „ I . !fir f,.1. h 7 A h i , It' .I.-.,.+.... ..J�.Mw�+.-,r' ,..m.. �.....�,.w...•.,i+,.-...J......,.«,,».w..?�.w:�4 .....,.,.,..._.,».,....,. L:,,.....i 4 .. , .,. .. ,.........rte_♦«.,,,..�.,..._...,..lu ...'i�......,....•.».i _.m a. a ,. —.�.�...,.'+1,1. w..;J,l-..w....,-1',�-.»,-:,ST..,..,..n::,p...,...., � �� I NOTICE: All persons desiring a to speak on any item must sign their name and note their address on this sheet., (PLEASE PRINT YOUR NAME) l ITEM/DESCRIPTIO : L 1 q I' C `' ✓ R1 f. COO( V 1 'g- 61{ ✓l/'. 1/�/ hr ,r\,)POtr5 ...L. e,vvk, ___2___,____. i _1 if • P SASE PRINT_YOUR ANA!_' . ADDRES S I i< ff PROPONENT (FOR) OPPONENT (AGAINST) s' 4 ' � 6//- ri+ 7e/XS r r rl . I • I , ti • ••�. ���� �♦wr .fir. Lr 1+ w.w+ .r..+r'Y �r r� I • I I' `t I' • • I f 4 , ili ' / • 1 rr. '...,..._...,G,.c,`.,..a, , -;-_,,..,.,.))• 'Ma_!.i,,..M., 1 J i AFFIDAVIT OF MAILING . . STATE OF OREGON County of Washington ) e Y 'I City of Tigard ) I, , being first duly sworn/affirm, on oath . depose and say: (Please print) That I am a Y\ a k LQ 161/ 515 for The City of Tigard, Oregon. O . NOTICE OF PUBLIC HEARING at I served N .,,,.- That 'I served NOTICE OF DECISION FOR:City of of Tigard Planning Director _, Tigard Planning Commission IL.-- Tigard Hearings Officer Tigard City Council A copy (Public Hearing Notice/Notice of Decision) of which LS attached (Marked Exhibit "A") was mailed to each named p r oes at the ad ress shown op, the attached list marked exhibit "B" on the day of c 19 1 _, said notice NOTICE OF DECISION as here o attached, was posted r. an appropriate 4 bulletin board on the day of _, 19______.; and deposited , in the United States Mail on the 14 day of : U. , 19J , i postage prepaid 1 l i t 1 • ',- -•- �,e Prepared Notice Posted _ For Decision Only„ • ,,� ''?k'�4� "' i.,1,„r, / 3 t •i, 46'`” ,„r,,.' S 1Wdied,and sworn/affirm to me on the day o , � , ` ' , . 'Li si It. � �NA. • , i ” „ / r ' � 7 ' 42,6 b t.,,,,,,r1.,.1,,..,:., " y „0,;.,,-2, . 406 ... ......... ,,g ! 5 ` 1p ry 1 ',i t li., y p P/ •L ° r ti7O ,. . r P y+: r,, ;,� ,,, r - Commission Expires:� Person .:ho delivered to 'POST OFFICE • Sixb"tribed and sworn/affirm to me on the day of 4 /l, —, „1 . O Expires:HOTA� PUBLIC �� oiiE t, • •)/•.I,&_'r'c A C�• (14_11//1 RD N O T I C E O F P U B L I C HEARING NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY, d.. July 29, 1991, AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW 1 ,. HALL BLVD., TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION. THE HEARING BEGAN ON JUNE 24, 1991 AND WAS CONTINUED TO ALLOW INTERESTED PARTIES TIME TO REVIEW AND COMMENT ON NEWLY SUBMITTED MATERIALS. FILE NO. : SLR 91-0001/SDR 91-0001/VAR 91-0004 FILE TITLE: Knez APPLICANT: John S. Knez, Sr. OWNER: Same 8185 SW Hunziker St. Tigard, OR 97223 REQUEST: SENSITIVE LANDS SLR 91-0001 SITE DEVELOPMENT REVIEW SDR 91-0001 VARIANCE VAR 91-0004 KNEZ (NPO #5) A request for Sensitive Lands review approval to fill and modify Red Rock Creek and related chau.,lels and wetlands. Also requested is Site Development Review and :ariance approval to allow construction of an approximately 50,000 square foot building materials facility with 66 parking spaces whereas the Code requires 74 spaces and a 24 foot front yard setback whereas the Code requires 30 feet. Since the June 24, 1991 hearing on this application, the applicant has added a request for . a Variance from Community Development Code Section 18.84.040 (D) which requires a 25 foot development setback from a significant wetland as identified by the Comprehensive Plan's Floodplain and Wetlands map. ZONE: I-L (Light Industrial) f , LOCATION: 8185 SW Hunziker Street (WCTM 2S1. IBC, tax lots 100, 101, & 102) APPLICABLE REVIEW CRITERIA: Community Development Code chapters 18.70, 18.84, , • 18.100, 18.102, 18.106, 18.108, 13.114, 18.120, 18.134, 18.164; Comprehensive Plan Policies 2.1.1, 3.2.1, 3.2.2, 3.2.3, 3.2.4, 3.4.1, 3.4.2, 3,5.3, 4.2.1, 7.1.2, 7.3.1, 7.4.4k 8.1.1, 8.1.3. (See Map On Reverse Side) THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.320F THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ANY PERSONS HAVING INTEREST IN THIS MATTER MAY ATTEND AND BE HEARD, OR TESTIMONY MAY BE SUBMITTED IN WRITING TO BE ENTERED INTO THE RECORD OF THE HEARING. INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE LET O THE�EQ REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TI COMPREHENSIVE pLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE COMMISSION WILL BE BASED UPON THESE CRITERIA TO TO CRITERIA ONLY. HEARING TAINSPECIF CALLY TOTHEIAI APPLICABLE IMPORTANT THAT COMMENTS RELATING THE REQUEST PERTAIN 'ABLE CRITERIA LISTED. FAILURE RAISE TO SPECIFY PERSON OR BY LETTER PRECLUDES AN APPEAL, AND FAILURE SPECY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL BASED ON THAT CRITERION. ALL DOCUMENTS IN THE ABOVE-NOTED FILE ARE AVAILABLE FoR INSPECTION y .. COST � • ECTION AT NO�C � � • COPIES CAN BE OBTAINED FOR TEN CENTS PER PAGE. . . . COPY .. AVAILABLE FOR INSPECTION PR10A T NO COST, OR A COPY CAN BE OBTAINED FOR REPORT CE WILL BE T, THE HEARING, A P OF THE� STAFF,. QiRT Tn1 AT N CENTS PER . PAGE. , M „ . PLEASE CONTACT THE PLANING DEPARTMENT AT 639 - � FOR FURTHER INFORMATION PWE...�HALL BLVD., OR .CONTACT YOUR NEIGHBORHOOD PLANNING., ��' TIGARD CITY HALL, 13125 SW HAL ' ORGANIZATI ON �) . . , CHAIRPERSON: ClracH11.11_ PHONE NUMBER: 539"823 l f _ - • n - r + • ':.-- ---- . - /#44004i6.r:- 7 I-/ - . --\ -1.1..' —._I -• . '-- -4 - . - - - is.:S -- - ---- - - ' - •V: -.:- _411,0*-- ._ 1.: . 40,:- -:-'-_- -.- ---- -- ..__,-- : 4_& .•- -- -44-- - _- • _ -- -. _. --7___ ._. _ :.. -.--'\\c:Sr.' A-VIA-- -- __ _--- -- -- -_-_- - __ --:_ - . . • i _. : _ - _ - . ; S -- Sri`•. Ms R lir .. x_ 11 - th . _ .,..... 04 . • - _ - ; - •rte J c,:i . .,. • . AEI' .- .4*. 3 MIS -. - . - ':::- - .. / \�l �/• ff A �// • if/ lini...• __ .. 1.1 • . i it _ - _ _ • ..._ . ' - .1 - -i 4-- A - -- ' .- -- -- - *4 \ ' _ .4.. - • .._, • ._ . . ---...... " .e e b Ig /a/ .•. _ 11..... ••,will 1: -,.,?"' ....„0,..;-.----_ _ _ Ifill._,... _ INA. III - 2ti ft. PLII3L a- ROADWAY - _. . _ : :_. s -- - - - - - -- - - -_ - - -- - - I. - .� ��.� - - m r~ ®-f - - - t �� r ^• / ,• : :, _ 4C e / 3_ : ___. a�m� e:a s...o �s s"� i . . ... 001...,, ,,, ila � MI 1- . i i� e e al - . , . }i.Zw +._ate f - -- - - - - - -_,_ , F ee r--- . - ORM ' y 1 I .. .k�`d,l- ,u...:+*+,—..«+,..F.1:..u,..,.4`...q.,1,..w.........,.a._4.e -+J,-....«.. ,.. , ,,. ,... .,q , .-,-r.....-....,y.a ..+A:n..J.. Y..1,n.....:w....t:,..».....a...a..il..::.k::...-n..-..,.:..lti•.:..i........7.F.:Ma4.'LL:...:.......4::....:1r_' P I ��. + r " 25101180-00200 �, r,; 281018c-002u6 . U.S. NATDRAL RESOURCES, INC ��'=w ' I SEA PORT ASSO -ATES .. Pa BOX 23038 BY HARRY H 13ORWLTZ CPA ` 1?QRTLAND OR 97223 2206-1,1TH AVE WEST #3 SEATTLE' WA 98119 v • 251©1330--00301 2S�f�D18C-015030 - CRAIG, WARREN C' AND ANNE N ', WILLIAMS, FORMS W AND SARAH. T . 12360 SW KNOLL DRIVE , 12390 SW,KNOLL DR ,, TIGARD OR 97223 ; TIGARD OR 97223 .. , : 25101) D1600 ' I .� 281O118C-01700 ' 1 RAGAN, STEWART R AND REF.T)ER, PAUL H/LANA D' VICKIE S 21050 S 1URGUSON 12420 SW KNOLL DRIVE OR;04 I CITX • OR 97045 � TIGARD OR 97223 2S101BC-01801 2S1O1BC.-02100 a....q................a, LDDDERS,, WILLIAM O ANNAND, JOHN D II AND 2180 SW CREST DR EDNA. N 4 8260 SW,HLBNZIKER RD LAKE U5WEGA OR 97034 , 1 ' TIGARD OR 97223 I ♦ 2810180 .02201' • . 2 1e1sc-.o250o . HuNzIKFA, R R ET AL ' WESTERN FOUNDRY OOMPANy ,/, % RAUSER, KENNETH F Sr," 'SHIRLEY P, 0 BOX 23278 ,Po BOX 231297 ' . PORTLAND OR 97223 a TIGARD : OR 97223 2S1OIBC-02 501 -.,... - ,, • 2810180--02600 . . r PALMER G LEWIS COMPANY Jilt SEVERSON ' ' • ' 525 C ST NW, 29404 SW HEATER ROAD] AUBURN WA 98001 , SHER,WOOD, OR,97141 . 2SIO1BD--00104 .. ..... 28101BD--00200 ......_4. ..,.... ..iY. . EAST SIDE VAN AND STORAGE ' ,' KLOKKE CORPORATION 4836,8E PCDWE>`.L OR T U ALAI Id 97062 I PORTLAND OR 97206 2510180-00 +y�l 1 y■ y■♦II �/�I■(I 3 V'0 M 1N yl Y,4 i�i�.1. q 28yG:0i4ID-V1�\� //y�1 - SLI, E HOWARD AND .. ELIZABETH � EAST SIDE � ELIZAB ET A�. LOSLI a HOWARD EL ANN � VAN .& STL)RAGE LI, DONALD A / ' G ARET 4836 B S 315 SE )WFF:?i; �HLVIA 8015 80 RZIKi R ST' PORTLAN CD R 9"D 72011 3 'S101BD 003o2 .... •. .. .., , '3I 2810=1-HB O 1400 .. , . ,. a. ' tIC�9, CT� OF '' I � ' � � �GR9W5ITg�R-8OS� UD :67 ' 10K 2397 , , ;' ' BX` :SPIEKER Pltk'(TNEXtS ' ' . TIGARO 0 97223 ' : tox 590 POOTLAMb OR 97228 I1 �7C�HDZ cRAxGC�X' 18 lfiNlc. 8185 sw HuN' LC R 7430 SW VARtNS ST `IGARD, ;OR. ' 97223 11"-GARD, GR 9723 ..nj W...+ur.4 +....,w...rr..w.v+-..... ....IJ..•. -rv...M1.+.G..-Y.Y...._. 1.». ....a+.+�.-.�.•.•.i... .r U ... w....WJ .^yF.w..:1+..a. ..-y. .w..y......w !N L «....ywt.:&.t.,n. %G:M,.. F'�144+{. "{...wu1:.i:. I I • AFFIDAVIT OF MAILING �. I I , STATE OF OREGON. ) County of Washington ) ss. City of Tigard • • t'e If , being first duly sworn/affirm, on oath I depose and say: (Please print) That I am a �(L �\�k Q6,1 for The City of Tigard, Oregon. VThat That I served NOTICE OF PUBLIC HEARING FOR: ve That I served NOTICE OF DECISION FOR: • City of Tigard Planning Director Tigard Planning Commission e" Tigard Hearings Officer Tigard City Council A copy (Public Hearing Notice/Notice of Decision) of which is attached (Marked „ ' Exhibit "A") was mailed to each named persons at the address shown; on the attached list marked exhibit "B" on the u day of J t 19!'1 said notice NOTICE OF DECISION as here o attached, wag posted on an appropriate ` bulletin board on the day of _,, 19 ; and deposited in the United States Hail on the 0, day of J�. -, 1943'1 postage prepaid. t • • Pr e p��••d 3btiCe P_._osted (For Decision Or 1 yl Agia • • „ `S'ib ibed;and' sworn/affirm to'me on the ' `~` day of �`"y ( 9 rl N • OTA.RY ,`BDIC OF O � R CON ti, ,: My Co,''fission Expires: Y• ,,w�L�. fi r j/ 'll ys n who' de wive c d to UST OFFICE sworn/affirm to me on the d , 1y pµp ' NO Y PUBLIC or 0 tire- Commission Expires: • bkm/AFFIDAV.BKM • • I I I , n I . I �• , :v , : • . ! 11111$ A . (,9 NOTICE OF PUBLIC HEARING • NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY, June 24 1991, AT 700 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BLVD., TIGARD, OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO. : SLR 91-0001/SDR 91-0001/VAR 91-0004 FILE TITLE: Knez 'APPLICANT: John S. Knez, Sr. OWNER: Same 8185 SW Hunziker St. Tigard, OR 97223 REQUEST: SENSITIVE LANDS SLR 91-0b01 SITE DEVELOPMENT REVIEW SDR 91-0001 VARIANCE VAR 91-0004 KNEZ (NPO #5) A request for Sensitive Lands review approval to fill and modify Red Rock Creek and related channels and wetlands. Also requested is Site Development Review and Variance approval to allow construction of an approximately 50,000 square foot building materials fal.iility with 66 parking • spaces whereas the Code requires 74 spaces and a 24 foot front yard setback whereas the Code requires 30 feet. ZONE: I-P (Induettrial Park) • LOCATION: 8185 SW Hunziker Street (WCTM 251 1EC, tax lots 100, 101, & 102) APPLICABLE REVIEW CRITERIA: Community Development Code chapters 18.70, 18484, 18.100, 18.102, 18.106, 18.108, 18.114, 18.120, 18.134, and 18.164. , . • Comprehensive Plan Policies 2.1.1, 3.2.1, 3.2.2, 3.2.3, 2.5.1, and 4.2.1. (See Map On Reverse Side) 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 AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ANY PERSONS HAVING INTEREST IN THIS MATTER MAY ATTEND AND BE HEARD, OR TESTIMONY MAY BE SUBMITTED IN WRITING TO BE ENTERED INTO THE RECORD OF THE HEARING. INCLUDED IN THIS NOTICE IS A LIST OW APPROVAL CRITERIA APPLICABLE TO THE REOUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. • APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE COMMISSION 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 PRECLUDES AN APPEAL, AND PAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AM APPEAL BASED ON THAT CRITERION. ALL DOCUMENTS IN THE ABOVE-,NOTED FILE ARE AVAILABLE FOR INSPECTION 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 Ca,T0 OR A COPY CAN 88 oBTAINEn FOR TEN CENTS PER PAGE, FOR FURTHER INFORMATION PLEASE CONTACT THE PLANNING DEPARTMENT AT 689-4171, , TIGARD CITY HALL, 13125 SW HALL BLVD., OR CONTACT YOUR NEIGHBORHOOD PLANNING ORGANIZATION (NPO) # 5 CRAIRP8RsoNt Craig Hol-Skins PlioN8 NUMBER: 639-5823 • 41 • ' _ • `" _ _* • - -j. L'.. - - - ..` fix - • - - - - t- -- - - 1 - 1,1- I --- _-- - - - .- - .. - -- a I s . u 4 - _ -- -_- ' -_- - - - - - _- - - - - - -- _ - - . . 3 �� r = _ . �0 Ate♦ ...o�,,b� ���, �a- •� ' �• 1 lila : _ ... ;,., _ _. . .. _ _ _ _ . ...,.... ..e. , .,. \ , .... _ _ . . _ tyg __. , - ' -- �— ...L J •.f AYAF@a! J!`lit P:�i...`4°i 0`Z: iii, tl 7 . - -L. - 161. I air _ " . 7.11[11 -- - !Lii -- - ���..........a���ç' 'i t. iii k 1 1/- ,1.:_i.... . - 51111110," , _ . _ _ -1-19 1.-- ' A s. ' \ J./ / . . \ / , . . 1\b ��o r ►4ii. ... / �l , -. 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U.S. NATURAL RESOURCE. , INC Ste -PORT AS SOr I A rEs , ' • • PO BOX 23038 BY IIM RY H HORWITZ CPA 'PORTLAND OR 97223' 2206--11TH'AVE WEST #3 SEELTTLE WA 98119 ., 2S10180-00301 2S10180--0150d ' n C1 AIG, WARREN C AND ANNE It ''I WILLIAP4S, 10ORTUS W AND SARAH T ' - 12360 SW DOLL DRIVE, 12390 SW KNOLL DR 1 TIGARD OR 97223 TICARD OR '97223.: ' . ,•' 2S101BC-01600 . . .231018d-701700 ' a i. RAGANN STEWART R AND REEDER s PAUL HJLANA D ' 21050 S FURGTISON ' - �TCKIE ' ' 12420 S O KNOLL DRIVE .- OREGON 'CITY, . OR 970,45 TIGARD OR 97223 1 4. ' ' :2S101BC:--0_lpa.L. 2sI101BC,-.02100 w. '. 11 . LUDDER S, W]►LT M C AN N ND, 'JOHN D 11 AND 2180 SW 4Y4ST DRI 1N �LAKR O5"YFG� OR 97034 8260 I SW AUNZIi t RD TIGARD OR • 97223 1 . 2S1OIBC-02201 O ... ...,. ......»...O 2S1018C-02500 a..1•1 1 . HUNZI ®,,E It ET AL i'TJLSTERN FOt�IT�DRY COMP HAUSEft,, KENNE TH F & .SHIRLEY Ph O BOX 23278 1. 190 BOX 231297 PORTLAND OR 97223 ' ' I' TIGARD ' OR 57223 2S181BC-02 S01r. 2S1OiB6--02600 w ' : ,PALMER G LEWIS: COMPANY JIM SEVFP,SO . ' '525 C ST NW 1 29404 SW HEATER, ROAD AUBURN WA 980011 SSEERWOOD, OR '97140 1. . 2S1O,1BD-00104 ' ... 2S101BD-00200 • • _... . .'' • , EAST 1 SIDE'VAN AND .STORAGE KLOKEE COR.POR.2U1IOTVI ' 'INC PO BOX 1069 I : :• 4836 SE DWELL `rUALATIN Ott. 97062' ' ' PORTLAND ' OR 97206 . 1 -00 ..'__. . 2S101BD- 0301 ... . � r c �B® X00 »..� O .. �' r Sl0 D AN LOSLI r BOWAR�G t ELIZABETH ET AL . ELIZABETH ANN I' % EA,ST SIDLE VAN & STORAGE ' LO" A / GARET. 4816 SE POWEL�L BLVD ' . �L7� .IIONALD 241�R 3 8015 SW HUNZIEER ST PORTLAND OR 97206 , 'T 1CR1tD OR 1 47223 y/� �y` ' '' 2S�, ,.. .. .. .IV i r 1, a 1'.4.1»1 .,... ,B--0,1400 1 r.—.a.'.-'.1.,a♦o....i.... HOARD .. �--0030 2S�.O11B IO�.B� .,. 1 . —SP�LEEi�-t�iOS�ORI7► X67 ' PO BOIL 233.. Pb 16 97 BY. SPIEKER PAR E R..S• 117c O 5►7223 OX 5909 , +R OR 572 ' T7Jitl ,L4V8G 1 r r . 835 S JZIER I430 W V. .81' , ' �G i O 3223 T� `�� � 77 2j . R r A •, 0 r• - ' \ ' . 0 , N b, » . ,, • p. ..,... w A AFFIDAVIT OF MAILING STATE A E OF GO ORE N County of Washington ) ss. City of Tigard ) I, A ' OL if ' , i , being first duly sworn/affirm, on oath . depose and say: (Please print) ;y— • That I am a ) � � f or '�zc,�iL The City of Tigard, Oregon. . . That I served NOTICE OF PUBLIC HEARING FOR: That I served NOTICE OF. DECISION FOR: City of Tigard Planning Director Tigard Planning.Commission V'Tigard Hearings Officer __. Tigard City Council A co py (Public Yea i n g Notice/Notice of Decision) of which is att..ach e d Marked E,xhibit'' "A")'' was mailed 'to each named persons at the ads ess shown o the attached list marked exhibit "B" on the __5.11±1. day of ,;;,b l9,II{ , said notice NOTICE OF DECISION as here o attached, was po,:ted on an appropriate , bulletin board on the ' day of ,/sJ ,, 19 ; and deposited in the United States Mail on the ____7.1_,_ day of r r 19.41_, postage prepaid. (, 1' '' 1.''11. L.'2A. Prepared Notice Posted For Decision Only) , Sub ibed and sworn/affirm to me on the -"" day of ,/ , NOT..' PUBLIC OF OREGON M 'ott1mission 'Expires: ...5- ...-.3 ill CAI Persi+ ho • vered to. PO..,T OFFICE ' Subscribed and Sworn/affirm to me on the day o `� ; 1. , /'e444 1- ' r Y' NOTE PUBLIC OF OREGON � , ' ' rn My CoMmission Expires: ,, Gfj i .i ksrf �l,F�,��D 0l'.BhM .- r m I v iIl • :r.......w.«......« ..4H. ..,.....r.,«+......,....a....+A.:. a.. .A... .:,.«» ....,,, ..,,.... ,........,«« . ..—,.,w..«....+i.,. ,..,.,w,..,...,.w,+ .A ,.F..L...r:l.,.....,�.Jwk.'�..Y.:w,.'...i4. ..w. e, ,• :w'„ ,...L.«: ..._ ... ,. t..,...».,__..._._ _ __ ., ..,. ..,.ltie:.d..,,' w u4lAt:....w•....:i»s..,,..,.:.w:w.s_ ::7 i.; ., 2 III V.�atiJ k, • : N O T I C E OP PUBLIC U B L I C HEARING I N G • POSTPONED ' I N®EIFI NITELl( r: NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY, 15, 1991, AT 7:QQ PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 sl", SW HALL BLVD., TIGARD,' OREGON, WILL CONSIDER THE FOLLOWING APPLICATION: j ', FILE NO. : SLR 91'0001/SDR 91-0001/VAR 91-0004 FILE. TITLE: Knez APPLICANT: John S. Knez, Sr. OWNER: Same 8185 SW Hunziker St. ) Tigard, OR 97223 REQUEST: SENSITIVE LANDS SLR 91-0001 SITE DEVELOPMENT REVIEW SDR 91-0001 VARIANCE VAR 91-0004 KNEZ (NPO #5) A request for Sensitive Lands o review approval to fill and modify Red Rock Creek and related channels and wetlands. Also requested is Site Development Review and Variance approval to allow construction of an approximately 5O 000 square foot buildin g materials facilit y with 66 parking spaces whereas the Code requires 74 spaces and a 24 foot front yard setback whereas the Code requires 30 feet. ZONE: I-P (Industrial Park) -. LOCATION: 8185 SW Hunziker Street (WdTM 281 1BC, tax lots 100, 101, & 102 I I r (See Map On Reverse Side) i'. ^a r', Or CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND A RULES ACCORDANCE WITH THE RULES y'y: i HEARING ON THIS MATTER WILL BE CONDUCTED PROCEDURE ADOPTED �; < rw BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL. ANY PERSONS HAVING MATTER� MAY RD: FAILt7P,1;ri TO RAISE MAY ISSUE IN i .., INTEREST IN THIS MATTER MAY ATTEND AND BE HEARD, t�,�R TESTT BE IN WRITING TO BE ENTERED INTO THE RECORD. SE AN ISS PERSON , OR BY LETTER PRECLUDE '�ECIF . .. CRITERION FORM THE ES AN APPEAL, AND FAILURE '� , 11 F COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN T WHICH A COMMENT IS DIRECTED PRECLUDES BASED ON THAT CRITERION. AN APPEAL B r is I r 5' SW HALL BLVD., OR C'©NTA.�';T ��'OUR NEIGHBORHOOD AT 639-4171,. � INFORMATION PLEASE ' ., TOG. FURTHER HALL, 13125 S PLANNING i TIGARD CITY ORGANIZATION (NPO) # 5 C HA.Il. IM S O_.N d y g_Ho i ng PHONE NUMBER: F39-5�, 23 . _. blemST►• / R91-01.8KM fx A K I , 41 , • / _ ' ' R .. ' . , . ii all . .. . wat mil 1 ., : . Nit 7111 . EN* mi :I lel , p i .................1 V : lip ,i . ) — . . ,�. IIsw. !r :! gi NI ill°11111 . cASII\Itiiiiii I — ,1 , ' . i'gr '''6,...a--7,-;.. -----;,N. , t, , , . ,. . . ‘. anow�r 9 1 . I `S‘. i • \ \:�~`�. ri \\ \�,,,. 1 0 I t 'iN„t,,.'"' �.,�.�- j , '— i,l, �� °fin. r.1'CCC � k I, �. ' \\ ‘ I I illip ' II . ' 0 \ N.:4\+.: \, I 1 1 s._ -,,.....4.„ *.°...''..'.'''\/..\''''''', 1 1 11011 ,• 13 43.2116 1,- ...... ,.. r 41 . 3,, i . • i 0 ,..,. 1; St. AAROEN Pi. i. —T----"'------3 . t; 217 N , 1 ,, . Ilk � I � • � W i • • i , I O , a �• ■ ..., .-..-l.1.....«.11.-...._,.,r.......... ..... ._r w..-..,,., ,.., .. ...,.........w......,k.,.r =. ..«......1.-..w..4«....rJU.._......wnG.A-nx.0�Nn+kti.rr-rtiw-.-..+awn.N.. rh.�+N..ri.Mi14'N..u..»,m.r.s..w.uc .... d. 2S1O1BC--00200 _ 2S101BC-00z ........... . C ' E.S. NATURAL RESOURCES, INC SEA—PORT ASSOCIATES • PO BOX 23035 BY HARRY H ,HORWITZ CPA ' PORTLAND OR 97223 2266-11TH AVE WEST #3 . . SEATTLE WA 98119 2S10.18C-00301 : ' 2S1018C--01500 . . „ H CRAIG, WARREN C AND ANNE M WILLIAMS, PORTUS W AND SARAH T • ' ' 12360 SW'KNOLL DRIVE ' H 12390 SW KNOLL DR , . TIGAiRD' OR 97223 TIGARD OR 97223 ' a ..... ..,.1 . 2S101BC-01600 2S101BC-01700 ...................... ' RAGAN, STEWART RAND ' ' ,' REEDER, PAUL H/LAMA D ICKIE S' 21050 S FURGUSON , .12420 SW KNOLL DRIVE ' OREGON CITY OR 97045 ' „ . • TIGARD OR 97223 • . , � , . i � � � � � C-0 100 ...... G B 2 , 2S1018C—Ot801 2S1 1 • ', LUDDERS, WILLIAM C - ,' ,' ANNA.ND, JOHN D, II AND . ''` 2180 SW CREST DR , ', H. EDNA N LAKE OSWEGO OR 97034 l ' 8260 SW HUNZIKER RD . .TIGARD OR 97223 i ' • 2S1015C--02 201 ' ' , 2S101BC-02500 .. HUNZIKER,, E R ET AI, ' ' WESTERN FOUNDRY COMPANY % HAUSER, KENNETH F '& SHIRLEY ” ' ' P 0 BOX 23278 ' PO BOX 231297 '' PORTLAND ' OR 97223 • TIGARD OR ' 97223. , 28101BC-02501 .......'.a............ .2S101BC-02600 ..�.... , PALMER G LEWIS COMPANY ,, H� ' � ' ' �' '' ' ' JIM SEVERSON ., 525 C ST NW 29404 SW HEATER ROAD, ' AUBURN WA 98001 , : SHERWOOD, OR'97140 ' 251018D--00104 ' . ' ' , 2S1018D=00200 ........ • ' EAST. SIDE VAN AND STORAGE ,,', KLOKKE CORPORATION • INC PO BOX 1069 4836 SE POWELL' . , , TUALATIN OR 97062 ' PORTLAND OR 97206' ' 2SS101 B )-00300 ' 4 - '. . , . . 1810180-00301 4,............,...... ... ' LOLI, E POWAR) AND H ; � LOSII, HOWARD' ELIZABETH ET ht ELIZABETH ANN ' ',, : ,' : ,' ' . ' % EAST SIDE VAN & STORAGE ' ' LOSLX, DONALD A' / MARGARET H 4836 SE POWELL BLVD 8015 . ZIK7 R ST POT#.TLAND ' OR 97206 03 5 SW F�UrY ' 'TXGARD- OR '57223 - - ' 2S101B0--00302 ..... ....4i4..4...4b 2S101BB--01400 ..44. . . . -, .. TIGARD a' CITY OF ' ' ''''' CROW--vP'IER`EI.—RCS STa ORD #67 PO BOX 23397 97 ' „ BY SPIEKER PARTNERS ' • TTGARD, 6- ' 97223— H, PO 80X' 5909 PORTLAND Oit 51128', F OPI INS ' X708 KNEZ ' ' , � CRAIG SW 8185 .8W JLZIKR 7015 S 'TIGA.ti, OR. 97223 , 1TGAR0i OR 97223 • ti r 1 r '1y r n».w.... ♦4 i nrrn'-m.u.{'w.r.w.1....J.-.A:n A..a.i.l.. ' u ..w , r r . AFFIDAVIT OF MAILING STATE OF OREGC'l County of Washington ) ss. City of Tigard . being first duly sworn/affirm, on oath depose and say: (Please print) That I 4LC2 am a A51i & 2ifor The City of Tigard, Oregon. 6' That I served NOTICE OF PUBLIC HEARING FOR: That I served NOTICE OF DECISION FOR: City of Tigard Planning Director ,Tigard Planning Commission , Tigard Hearings Officer , Tigard City Council A copy (Public Hearing Notice/Notice cif Decision) of which i8 attached (Marked Exhibit "A") was mailed tc each named persons at the adds ss shown on the attached list marked exhibit "B" on ths, �.�4�"' day of fv t et.,�/ 19 said notice. NOTICE OF DECISION as ,hereto attached, was posted on an appropriate bulletin board on the , day of Pt , l9 ; and deposited in the United States Mail on the .. z.4''' day of A.M.% , 19 , p.:cage' prepaid. �1 �� '0 '� r ✓ �"-- F ' + 1 P epatedr Notice Posted (For Decision 0: l r , OC • B tbs ribed and sworn/affirm to me on the t ay of ,.w ' i i ' rwwrrinrww�wr. Y•r NOT PUBLIC ." >. OF OREGON My ��mmission Expires: Tq �:ron wh'+' peliered to GCB ' OFFICE Subscribed and sworn/affirm to me on the day of le tS t...._.— , L NOTARY PUBLIC L IC OF OREGON N u " My Corimiss ion Expires: t i 1 i 1 e 1 • ' A r ♦ 1 k., 4..�. ,. `._. M.... J .,• ..0 ll_,., v. ,iuwM. .. w w IL «.,! _.w i w u i.;M w • N O 'I+ I E O F PU BL I C H E A R I N o NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY,, April 15, 1991, 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. . SL R 91-0001 SDR 91-0001/VAR 91-0004 FILE TITLE: Knez APPLICANT: John S. Knez, Sr. OWNER: Same 8185 SW Hunziker St. Tigard, OR 97228 REQUEST: SENSITIVE LANDS 91�0�1 R -0001(NPO #S DEVELOPMENT REVIEW SDR 91-0001 SEN ANDS SLR 9 � ( #5) A request for Sensitive Lands review approval to fill and .Modify Red Rock Creek and related .p channels and wetlands. Also requested is Site Development Review and. Variance approval to allow Construction of an approximately { 50,000 square foot building materiaia faci,l,Lty with 66 parking a spaces whereas the Code requires 74 spaces and a 24 foot, �t ror�t� yard !.: ' p • . setback whereas the Code requires 30 feet. ZONE:: I-P (Industrial Park) ft • LOCATION: 8185 S W Hunziker Str eet (WCTM 2S1 1 1BCy tax lots 100, 101, Ec 102) (See Neap On Reverse Side) . THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES r' OF, CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL. ANY PERSONS HAVING ; •,, � INmWRIT7CNGNTO�BE TERED�INTOImTHE RECORDS HEARD, OR TESTIMONY MAY 3BE SUBMITTED ATTEND AND FAILURE IN PE AND FAILURE CRITERION ... y, . OR BY LETTER PRECLUDES AN SPECIFY THE CRITERION FORM THE LURE xa RAISE AN ISSUE COMMUNITY DEVELOPMENT CODE OR APPEAL, L'iJ]RE TO SPECI COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL BASED ON THAT CRITERION. FOR FURTHER INFORMATION PLEASE CONTACT THE PLANNING DEPARTMENT AT 639-4171, TIGARD CITY' HALL, 13125 SW HALL BLVD.; OR CONTACT YOUR NEIGHBORHOOD PL ANNINd ORGANIZATION (NPO) # CHAIRPERSON: raid_ Hot�kins PHONE R: CNA : C + , ; � NE NUMBS 639-8823 bkm/SLR91-,0I.8KM ■ 11 . • . .. ._ • . . , \ :‘, =6-.. _ -.igs- . . , • - ._y ;,,,_• . ,.4*.... : .. .- . .. . in . .,,,, ._ .: • • . _ . ..: ii . _i,_ .._ _ __: __ .:_.__, _ _ itt:-.11EilriL..-- P, . . , ---T-T-FIN -071 -- _ , ia.::1-:':7:. - : .0., _• - -- - - _ ..AA - ems- - �� -_ - [ - - _„ , o .* .5 , : 40_ . . .it? 1. _ ___..r,,.......„ _ .1:-1 ._ .1„, . _..;------(1-\\* -\. -- ..„.., . ...,11 .._ . . . . . , _., . . .../„...--, / • .? / ,/;# ' :- Milli"VI .. . r -- -- : * -- "di \ / -7 - ,,' f.. ,. 7', ) \4 c\\ . . ._ . , - -? ..),.„ A , In- i , _ .. . ., , . / \ . i I \ , fr _. _win ini . „, , , . Abb.. „-- , ‘,.... ....,, ,__..._.% . . • . , '1* . i, . ,„.. _°�r _ �_- '' - �,�s..w.�e self.'. - -• , . „. . eJu, J t_ • �__ __ . . . t ..., . , . _ _ _ __, ft., PUBLIC- e.o►cwAY - - a _ _ _ • .. ..,. _ . • . .. .. . _ __ - : o _ ' __. Y o C ," s - it: =- - _ i- . Q l _ • .... . ,:„ - ay_ l ,. _ . .., , $ �tr� - _ ' , . e T. 0 • - _ i *Iw.'a w.w.s.r•�._._iL. ..... ..ni, +/y��M.m....w...i, n.....,......„w,-J..4-+.... ..M.N.,r.....-_.....r....1,” . ,. r-„ ., ..-..w, .,_tM.u1... ,...-m.w.. .,:.w.M...r...xl.ir...Hw... y.'.,e ; �2SlO1BC-00200 : r 2S1O1BC 001J �, H ' J.S. NATURAL RESOURCES,' INC SEA—PORT ASSOCIATES ' t' ' PO BOX'23038 BY ,HARRY R HORWITZ CPA 1,' ' PORTLAND OR '97223 2206-11TH AVE WEST #3 ' • r ' SEATTLE, WA 98119 ' 2S1O1BC--00301 ' '' ' 2S1O1BC--01500 1 • ' CRAIG, WARREN C AND ANNE M ' ' 'WILLIA}SS, PORTUS W AND SARAH T 12360 SW KNOLL DRIVE' 12390 SW KNOLL DR . ' TIGARD OR 97223 9 223 TIGARD OR 7 2S101. 0-01600 .....c:e................. '2S101BC-01700 �, ' RAGAN, STEWART R AND REEDER, PAUL H/LANA D VICKIE S ' 21050 S FURGUSON ' • ' ' 12420 SW KNOLL DRIVE ' ' ' '' 'OREGON CITY OR 97045 ' . H ' TIGARD OR 97223 . . 2S1 018C-018 01 ' 2S1O1'BC-02100 ' ,'' LUDDERS,' WILLIAM C ' ' I, ANNAND, JOHN D II AND • , . . ' 2180 SW' CREST DR ' '' EDNA N . 'LAKE OSWEGO ' OR 97034. 8260' SW HUNZIKER RD ' '' ' TIGARD OR 97223 . � ' 2 S1O18C-02201 2S101BC-02500 „ ' . • HUNZIKER, B R ET AL ' ' ' WESTERN FOUNDRY COMPANY ' • % HAUSER, KENNETH F &''SHIRLEY ' ' P O BOX 23278 ' ' ' PO BOX 231297, 1 , ' PORTLAND OR 97223 I:. . „ .'. , TIGARD OR 97223 ' ' 2S101BC-02501 1...i•......♦♦ ..♦.♦e.. 2S101BC42600 .. .r•.n PALMER G LEWIS COMPANY 'JIM SEVERSON 525 C ST NW 29404 SW HEATER ROAD ', ' , AUBCIRN WA 98001 SHERWOOD, OR 97140 '2S101B -- 4 . - 2S1.O1B 00200 D 0010 � . D- • EAST SIDE VAN AND' STORAGE ' .. ''' ' .''KLOKEE CORPORATION' • INC , PO. BOX'1069 r, ' 4836 SE POWELL' ' ' ' TUALATIN OR 97062 PORTLAND OR 97206 I . /y m�-0(,9�yCit� � I I tl � 2$1018D,-00301. .'.' .44.44 25,10�•$ 3 ..,•♦•,'.Y♦,i.•o�Y e Y.•e e•r•e•a. LOSLI, °E HOWARD AND LOS I:JT, HOWARD g ELIZABETH ET AL ELIZABETH ANN '''. % EAST SIDE VAN & STORAGE ' LOSLI, DONALD A / .MARCP,RET 4836 SE POWELL BLVD '. 80 :5 SW. HUNZIJKER ST ' ' �ORTLAND OR 97206 y�f P - 03 .. LBB 01400 444444444444. Try�T+ P,PD� /� 97223 r��ry/�' 25101.BD-00302 .♦Ya.'' Y.♦•.ws•«•or• 2510, r..�Y..44 TIGAItD, CITY OF CROW--SPIEK,,,,. 'R,-430SPORD 67 TM PO BOX 2397 ,' ' '1 • 'BY SPIER R PARTNERS . A• GR1 O 97223 PO ,BOX 9909 T PORTLAND OR 97228 JOHN I{NFZ CRAIG HOPS Ii S 8185 SW HtJNZIKEF. ' ' 7450 SW UAk�15 S ' `rIARn i O 9123 I AR r O 723, , , -ii.-1. . . . ... _.. • _ sz_g C3r/-0 C>4.- 1 x [,. „ .,. . .o p TV ES Oily eAvers09 - hf i U R5D� fRIPy ',. Igh, - . . f a 42p icC --d ,%_J- 42p n Ved_ 1 6, A �1) le . - _ - t f 1 _ 1 - (2----q) - : , ".= . • '-k-a-----'i g) ,-- . , = ,f*„.-- 6:, f-'ti-, o. _,&.1- ___,„ 'Lc.) ii-c-',:'---(1/--t------c_A-a-- :7-c) p ,_ _ i___ __, /, sr\... , _ \ 0 /0 Afr. ._ .,iok)t Ad 14--x-----„P'-- - ---p-9---(- . . , t50.______.„,67 itre„,„,,,,(2.._ Le) k)(..„4-Lcsa. ,_,--,..4..„.6z- m) cid-_- -,-, )--- z57„2„4..) :. (2---2-2--) .... } t • f t I. I 1, - = i i_ yi- C= 4 i. i r p_rust-� (.1-17 - _ t • 17 I -- _ _ -� ' - - - _ - Yam''--^'-' • ;•, ..,.nu ..w._..,.-.... •. .......-,. r.-.,... .,....n........................ ...........«...,-... ... ...._.. w_ ,............-. _n . - ., -,-.J._ .... .. ...w..l«.,..L....n.,.......Y..+4.a...........,-.....1,.... • .......,.........._..7?._..1� 1...-...t...........1 ,._ ..,.. , ! carve �. ,�, ���� ∎coF TIG & D •1SENSITIVE LANDS APPLICATION CITY OF TIGARb,, 13125 SW Hall, PO Box 23397 'Tigard, Oregon 97223 (503) 639-4171 FOR STAFF USE ONLY , • CASE. NO. 1! o 00 • OTHER CASE O. S: . -o „ RECEIPT NO. I ')-colo3 t �• APPLICATION ACCEPTED BY: S � 14 � GEtER.AL, TNFOFtMATION . PROPERTY ADDRESS/LOCATION 8185 S.W. i Hunziker Street Application elements submitted: . , . . TAX MAP AND TAX LOT NO. Map #2 �F3 ✓ tj Tax Lot ,1OO & 1 01 . ',.e A„) Application form (1) f, ITE SIZE fB) Owner's signature/written PROPERTY OWNER/DEED 'HOLDER*John . fez S . . authorization DDRESS Same as Above PHONE62O-6142 /.i' (C), Title transfer instrument (1 ) ITY Tigard;_ OR „ ZIP 97223 D,) Assessor's map (1) APPLICANT* Same as Above E) Plot plan (pre--app checklist) .'DDRESS_ ) Applicant's statement {{ , ITY..�_._ ZIP (pre-application checklist) G) List of property owners and When the owner and the applicant are -�' addre within 250 feet ( 1) different people, the applicant must be 1'f'� (H) cling fee ($520.00) ” -he purchaser of record or a leasee in •ossession with written authorizatiozi ''" DATE. DET'E,RMINED b - O BE COMPLETE. from the owner or an agent of the owner Applcca't� a►� d � 0 t,e � � 9-91 Ie e ith written authorization The _i-t_ y����,�_ - � a �,1 40; x i .� e",e-f4: ldG /► M� h Aced p r,./4,� (� Mei Ca. . owner(s) must sign this application in ) p�e ��, .0 F A � SCI t. N „ .r. he space provided on page two or qi► 'Ilmitt a written authorization with Wit'-rc+iik 'o r. COMP. PLAN ONE DESIGNATION: h. 3 application. Lte014 . PROPOSAL SUMMARY The owners of record of the subject NtiP:O. NU'NiDEIt: sroperty request a Sensitive Lands Approval Date: ermit to allow: Expansion of Building Materials C 1. P'acility„ mith R.esitaratinn of Partially . Final Approval Date. Ho.rained P al au strine h. et land Planning Engineering, , s !IG +♦ J �wnx..:+le.-k..+,K.iw—,.-...ill..W..i `�d.,A M i.w.[ I,. + 1 w.t»+...+++-+...-.+,rL.nu.,r a. »++..>r«.»a'Mdrv..-tr,...,.....1 i..,.+...+....+.-+...... ..;.�♦,.«.- 4nh ..w....->.., +.,.+ ', . e+s.uu..-•..G'.»✓•.n-+r+4.n.......:,.2..ai..:+-n«w,+..+..+.i.....4.«....:».l.J.+,-._.n.I..X.s .. r .a • + 3. List any variance, conditional uses, or other land use actions to be considered as part of this application: A variance tags been requested for c' the front 'yard setback, and for the number of required parking spaces. ' 'a Site development review a. aroval is re.uested herein also.' 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 requ est does not violate any deed restrictions that ma � be attached to or imposed upon the subject aroperty. " ' r granted, the applicant will exercise the H. Z f the application is gran rights granted in accordance with the terms and subject to all conditions and limitations of the approval. C. All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted ,herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false applicant read the .entire contents of the application, D. The a lx>rca��t� has re including the policies and criteria, and under stands the requirements for approving or denying the application. DATED this 9,(1,. ,� � day of 19 + + SIGNATURES of each owner (eg. husband and wife) of subject property,, rr ` ./her coif 44.44 (KSL:pM/0737p) • i r - . • 251018C—•00200 k .. 0 • ' 2S1018C-0020 ;,,. U.S• NATURAL RESOURCES, INC I SEA-PORT ASSOCIATES .. PO BOX 23038 1 ' BY HARRY H HORWITZ, 'CPA • • PORTLAND' OR 97223- 2206-11TH AVE WEST #3 SEATTLE WA 98119 ` ' 251018070030i 2510130-01500 ... .. n..... ....•. ..• ::: CRAIG, WARREN C AND ANNE N , ' ' WILLIAMS, PORTUS W AND SARAH T , 12360 SW KNOLL DRIVE 12390 SW KNOLL DR ' • . TIGARD OR 97223 TIGARD OR 97223 i 2S101BC-01600' - ' 2S101BC-01700 RAGAN, STEWART R AND REEDER, PAUL H/LANA.D VICKIE S 21050 S FURGUSON • ' 12420 SW KNOLL DRIVE OREGON CITY ' OR 97045 . TIGARD OR 97223 ' ' ' 2SIOIBC-01801 ,. •.'. ... •.. . . . ..r...... ' . . 2S1018C-02100 d LUDDERS, WILLIAM C ' ' 'ANNAND, JOHN D II AND ' . . 2180 SW CREST DR ' ' EDNA N LAKE OSWEGO OR 97034 8260 SW I'UNZIKER RD ,. , TIGARD OR 97223 �- 2S10,18G 02201 — r � 2510 1BC 0200 . ' ' HUNZIKER, E R ET AL ' 1 'WESTERN FOUNDRY COMPANY° '» % HAUSER, KENNETH F & SHIRLEY ' , ' P 0 BOX 23278 PO' BOX 231297 ' ', PORTLAND OR 97223 , .,.. „ . . ,TIGARD OR 97223 !, , , : , 1 28101BC-02501 ' ' ' 25;10180-02600 ,,. . . . .....•. . .. PALNER G LEWIS COMPANY ' i7IJ SEVERSON • ' 525 C ST NW 1 ' 29404 SW HEARER ROAD AUBURN WA 98001 SHERWOOD o OR 97140 2S1018D--00104 . r ... ..m. ne 2S1018D-00200 . . ..... •.• d. . ..•e: . ''.' . EAST SIDE'VAN AND STORAGE XLOKKE CORPORATION ' INC PO BOX 1069 4836 SE POWELL TUALATIN OR 97062 ' PORTLAND OR 97206 ' ''' ' 2S101BD-,00300 . . . q . ' � 2�10��D-^OV3�'1 • e•r.. •,r►A•e. .. .. b''i i LOSLI, E HOWARD AND LOSLI, HOWARD & 'ELIZABETH ET AL ELIZABETH ANN % EAST .8/DE VAN & STO`iAGE ' / ' ' 4836 SE POWELL BLVD LOSLI, DONALD A MARGARET 80 PORTL I T AND OR 97206 ' TIGARD ' OR 97223 } 15 SW' F�UNL IK.lEI2 S 0.. 2 • b r • •o,o ed 2s1 0188`'O1400 b . ..1 - CITY .,. ,..� CROW SPIEKER—BOSFQRD #67 BY IE ,, XEH PARTNERS ., ' PO BOX 23397 PO BOX 5909 SPIE ,. TIGARD OA ' 97223 ' PORTLAND ' OR 51228 ' ' '- I , yy 1 t vi: SCALE. 1". 100' , , ass R H..DBON O,L�E No.yh 461 GEOR s, L,L. N°. r9 (' eere era NORTN LINE WILLIAM G-ARAM 0. 100 aalaUta TAX INTA yy` 101 9.74Ar, too=Altt4ohAhl401-Atr ' y.rY,eaaMtA 1,y,2OO,, ,�,ex�a a000,eoa,etoe; ii , italANAk 4''1X'1' • RM.4 rrtONA WILLIAMO ,ee ro 3. 1' 489 t 5r140,120281 toa f, • • rt etTrt3,,p 0.7 n erli yll I I ` flit ,t'i N + 1 nI I INITIAL hc t._.."1„t 1 I I' \\ e., N 1 fr .I 1 0 r INJ.(A [ h ..r u r. e / �-~` tAitMClltr '1 _ «to'`1LAstIaNT r 1' I a ..• �I \ f SCiQ,y 1)-�-1''''2— I N7I44!'te'YI IIf0.07 to ° • SAf J 11:11 ai''' 3 1'` 11 _ .t _.._ __J 14 n T f ieseo.a� �“! III H �, ''',,,,s I SEE Map , � UAr2i w 1 1 r 2S 1 top ;NE I? \, HOC Tw 1.' � \ G ao`�el 74 T.o�At. • 1a1 R c FOR ASSESSMENT • $IQD '„ '; °ot FUFIFOSES ONLY 8.d2Aa .4 q ai C5,38116 ek 00 NOT RELY ON sad. t��' .;1N.,260 34 I�U"y, �xb F'OR ANY OTHER USEi : • 2 bO �s7At: °pro AI li ' ' 410 Ig96-D41 2400 .. 1 r�e, M o bt At-Jt y, A�i� ♦•a" 8SE IMAIi i R • ?S ■ ! IOC r O d , I i`oi:;�, �—, — a�� `, S.E; '4 f�,VU.B/4 SECTION�� SO2,. ,� WASHINGTON C OUP 4i . . 794c. tt,' aaz.aal—^---3-51...e ,__ SGALE GREENWAY -- S_t ----- t �/ ��06 k Y00 Aa,„ 0,1 rA �' 3.12 Ae. a 1 'rn1 ".,. I 1'''J ,,BT Ar. 1 a' asa.io '� arar'aa•a �� ,AOP 0 J. T J '61264A d 23 • i 4 r 1 „ 1 r,,ro / Q SEE MAP 2S'. I IBC d ! k . / 103 �'( ,300'.; Y. k .. " _1 C 'r5 e, r G . 1 1 1 101 4.064,, '' v W ti k�a I. 6,p; lit ao up . w i C, yam,Fi, . . y st MAP S /�` 2s I It n C 1 I r I • I I � I . i ry J ' + ■ v . . � • --- -t EAST _32 LOW I .� A 1 - 4 r1 D " .Ay \l` 1 1201 O 80:9 {'� - y.- .r, - - - - - l O ii EST MK. çcocRi IL ` -w c Fl 0 V.'s ' z k 11\ 1: z,7= ,� 17991 ?- 1 257.T C: 7:r _- _ S i9450 �r __ - 900 -.•f. _ - `1a r' WEST xss_e x,./ • 12154 i - N�.pi�z - - < -1324 - _- ° - -_- - - -- r.' r i -+ �JqJ 9 Y R. -b -r - S-51-- X ♦ 2.3-7 _- a` /'f _ 159' - .. "%-, GARDEN, - Ae O' is,.B _ - j''' - S. _---. 71.10-•�'_ -tStT3 - I.4 - `� -_ - _ _ - - 4i- �P a mss >: tcqq r iSVO` =OY J N - k 222ds~ -- - -- - - -C r` 0 W F A - _`1 2lc 2 -1 I °° 3 . "° a ..."\\ . _ R _ -IO --IN...AL POINT--- - - -- - - - - - I - - - - - - - m.. -- --- - - - i - - - - - - 71GARD-ROAD GARDENS _ - - - -- - - - - - - - _ ov ans'. 4 GEURGE RICHARDSON /cr! areas LC:3g y - -- - `� / - _ _ -NORTH UNE-_1{rytt[gy. GRANA6fO. c.3�rtK - --- - - - ;- -- - - - 2S 9 !Bg • . ,.._ _.,....Y,.- .....,r» . .-,...,.._..,.a,:.„r....,:....a..-.a.,. ,.w._,,..... .t...... t...:.«.,w,..� cos, _.. - • REQUEST FOR COMMENTS TO: �Se Ak4i , J w DATE: February 13, 1991 FROM: Tigard Planning Department RE: SENSITIVE LANDS SLR 91-0001 SITE DEVELOPMENT REVIEW SDR 91-0001'' VARIANCE VAR 91-0004 KNEZ (NPO '5) A request for Sensitive Lands review approval to fill and modify Red Rock Creek and related channels and wetlands. Also requested is Site Development Review and Variance approval to allow construction of an approximately 50,000 square foot building materials facility with 66 parking , spaces whereas the Code requires 74 spaces and a 24 foot front yard setback whereas the Code requires 30 feet. ZONE: I-P (Industrial Park) LOCATION: 8185 SW Hunziker Street (WCTM 2S1 1BC, tax lots 100, 101, & 102) Attached is the Site Plan and applicant's statement for your revi v. 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 Feb. 25, 1991. You may use the space provided below or attach a separate letter to return your comments. Y ysu 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 questions regarding this matter, contact the, Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. STAFF CONTACT: Jerry Offer PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our offide: Please refer to the enclosed letter. Written Comments o Name of Person n i Phone Number: • , '..Sv t'..♦.�1�Mf,•rr4,tl .J _ _. J_i .... ,.. . _ -.. ♦,_-,. ., ,.u._. a i.-.- ..z.r .». l.a....iuul....le1w....wyt'..:w.l'...o..A... Y ', t. /u 1/ ( c.1<e.t5 I 14• FIC2&TIOZ LIST FOR ALL A'PPLI C AT"` TS h w 1. ,NPO NO. � (2 copies) CPO JO. L 2. OITY• DEPARTMENTS ` A mfr'SE`°�4'Q ``a/? _�' L.--------Building Inspector/Brad R. Parks & Board ' �1�w r,i■w G'ty Recorder ?slice l may. :..... ... riyineering/Gary A. Other . :r.. op 1' i Permits Coordinator/Viola G.i� _ / 1;. 3. SPECIAL D 'fRICTS I, ' ,Fire District School Dist. No. 48 (Beavr) / (pick-up box bldg.) Joy Pahl n PO Box 200 d Water District Beaverton, OR 97075 Ti ar W . r Bu St School District 23J (Ti g) 1 8777 SW Burnham � g) Tigard, OR 97223 13137 SW Pacific Hwy. Tigard, OR 97223 Metzger Water District 1,; 6501 SW Taylors Perry Rd. Ti r and OR 97223 Tigard, 4. AFFECTED JURISDICTIONS . . Wash. Co. Land Use & Transp. Boundary Commission 150 N. First Ave. ~ 320 SW Stark Room 530 o Hillsboro, OR 97124 Portland, OR 97204 i Brent Curtis Kevin Martin METRO Joann Rice 2000 SW 1st Ave. 1 ' Scott King Portland, OR 97201-5398 , Fred Eberle , Mike Borreson DLCD (CPA's only) 1175 Court St. NE Jim Hendryx Salem, OR 97310-0590 City of Beaverton ;,,,„- - PO Box 4755 I� er � Beaverton, OR 97076 ... I I I, , _ State Highway,Division . ortland General Electric Lee Gunderson a Brian Moore PO Box 565 . 14655 SW Old Schoils 'Ferry , Beaverton, UR 97075 . Beaverton, OR 97007 5. SPECIAL AGENCIES Metro Area Communications I Harlan Cook I i neral. Telephone Twin Oakes Technology Center'.A � �Mike �� � II fell � � -, leplyone Beaverton' OR Place 8-6020 �•. Ma.he Lutz 69 12460 SW Main St. ' , 97006-4886 ! , Bea' erton, OR 97007 4 US Wet { NW Natural IGas Pete Nelson 1 , ' I I Don TT honas 421 Oak St. 1 220 NW Secon d Ave. Portland, OR 97204 Portland OR 97209~ I I ,TCI Cable vi ibn of Oregon, Ind., Mit e H allowk 3500 SW Bond ' sos.44 � Portland, OR 97201 , _ I I 1 .,•40400 I 4 i' . dNNYi;IrYCC 4'Sn r,.�i.m.,.�-aNni�1M^"��N � , • ;:A.e r....i--."..-...l-,w...- n.,+.JrN.1.....Gay.a.. ..,...t..... r......•...,l:.w.f4.•-•+.u...».•.+....-, .e... - _ „.._._,. _ ....-..x:,.u+z.....:-.t...�w ....l i-•.....,.'IU.,..,..M1.:...•.r,...w"'...n.4%•.1.«..w a..--,.xx i ..a _ .,_a w,..., ..,..uu _ { • STATE AGENCIES 6. Aeronautics Div. (ODOT) DOGAMI • Engineer Division of State Lands pard of Health $ Commerce Dept.-M.H. Park & Wildlife( + Paarks & Recrea. Div. ,, DCDC Subdivision supervisor PUC • , Dept. of Energy Fire Marshall • Dept. of Environ. Quality Other M• I 7. FEDERAL AGENCIES • Corps. of Engineers Other Post Office 8. OTHER Southern Pacific Transportation Company Duane M. Forney, PLS •-- Project Engineer 800 NW 6th Avenue, Rm. 324, Union Station Portland, OR 97209 I r I • 4 I�! Voni i • • • I tl I I I I k; • i NOT:LSZ • I I • • • • ..-.,.ray..., .• _ _• ' 4—w ,.,:.. � F«..;,�t:....�_....r._.I,..a.,,1,.._.r.--,....,._._o.�,.n,..,��...:...,..,.... r . '• «..........R....:w..r•..+«w1 Ls..+k,..,..a-;n....,,..�.R.�w.,.«,N.+......w,ut....«w,.:)._E!n,u 0 , • I • wv:.W.nva,wn,,,,w ia,,...+. a......-- +.. 1 , Y 'I rK K $ "tr >z,od Au. .a'<a, Pi" x +d .�y Nw nm^ " NO.' A w'i >,v.ru'. 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($ I ot)k it,-5'44/c79 k) ' to l I 'r"(:1(1.14,41.,.,. t ii1't.,ii',w1N pfl X D , —. ...R r : a,, :'"ii.r • 0 • ,. , r .1 . • ,,, r x,� 1 �I , ri a.,,e,. pp a1 r 1 .J( r � e � ...w^•......+4vxu•„y.Mx^-.».w....... ..x.«x..a«......-.. .. -. �.-�..Ir..,i-.....w.0 w».«:.r-1xW.....:rr1..»lww....n.u.«.MV.Yxi.lJ..r«....«.i.r..L� •Mr Awh. .v.,....k.i..wn.lwn..,.r«..r..r r..r«.,A'WrtiY+:.n s. .,...� r,i.nu.•SSwa..,..,..„.,,..,u-. �C it I`• • ,Irk/V YA I-00,M!If '� �. wry �}�+p, J'�+0 u�e w a r 0 s•0 s w o 2S101BC . .w..'w Y���� �,yy REEDEYR, PAS B/ ��{ 21050 S FU'RGU SON t' k' O G]C Y OR 3704 +` � .r 1.r T,„, 'N4,•rot^,rfC 1,wv41 ti'rFry`fC�'''n, 5 I.1,4', .r;S ht 3.1 'n,idgp„ zxu.r.xi .nr ` v D , ,, i, . . , 1 „ 1 I• '10 1t rYiyYM l 4.• ,• r,.,II ` 23 ,, {23 $ ,, r. t, I ! $t : J2 +. . Y 5L ^ f • 80 i1bIIIR 5 , D Ott 97223 . I `t'�l � ;�.,...i rs, .� ..w . o., ,'*,....mih..,t-'ri{R ,. gip• r• 1 P r +,err` v n ,' , 'i w ' ', .�.. _ .v� .. i .-,.a..-...�.+.,........�.we.xnr.,.h-...rI.LJ..1.4+1..1.4....s...{�I.��.�r4h.� .�M41n�.,...r.ht..n ......+.+e4' x �«.xx..r.rrviah+....rn«rvr ....,n.-r r rs..x.,._.,_a i r. • nl.w i FT! ARD ' ■• Box 23397 (' ,% . a, �At Dregon 97223 € 1 • • • �' �r • I 2131018D-00300 V • LO'SLx., E HOWARD AND ELIZABETH ANN LOSLI, DONALD A / MARGARET 1 8015 SW HUNZIKER ST (.. TIGARD OR 97223 1 - t't--X601 KYye, ., , 1 w«a y ' k I 4 � fit 1 1 ,GAR[ : . 1 4,,,, • loll BI t40, 0,.4..,„,,„ ,4„4y4 e 4,, , « <ror . w . ?3397 , ,...?4,!,44,,),.4 ti, { )n 97223 1.-.),,,•.�, � `� �, �v" 16 i /6 ♦• •b 1A o w ri•A 1 O'•o w M 75�.�18D-0030A r LOSLI, E HOWARD AND 1 ; ELI ZABETI ANN ' LOSLI, DONALD A / MARGARET 8015 SW 11131NZX1 ER ST TIGPAID OR 97223 i IW/D I , 1 lall Blvd. ,�` .,� , , . , !3397 rh 97223 0%, , ,, .01;4t 74?),:.7;:',,I;1" -:','s, '411i ' .)d �, �""{, 1 `"' �� 1 1 , L gt 4iglit,,6,,e2,0,1.:*c,,,,,, , t ! 5'�-fr1 e , Letn '' SLR; 1')-.c' 01 4 1 0 MI rv,;, t4 101B1 003O0 '' 4 ! Yr i P,t� ��7' •i•d wr•,�'ii w d r is�1 i d i� :I r. 1, µ,1�,,,?,,„•4.4,4, 'wNi LOSSLI, E.' BOW1B ) 1` ',41 w• ELitZAJ3E° A1lN ,{ LOSLI, 13, NALD A / RGA T 80115 SW a�ZIL R ST . r i o • 1 • . . • u ti, May 7, 1 999 .. ... CffYOFflGARD Russ Langbehn • 8250 SW Hunziker Road Tigard, OR 97223 RE: Minor Modification for the Knez Building Supplies Warehouse Expansion 8250 SW Hunziker Road; WCTIVI 2S i 01 BC, Tax Lot 00101 Dear Mr. Langbehn: This letter is in response to your request for a Minor Modification approval to modify the site plan for the property located at 8250 SW Hunziker Road in the. Light Industrial (I-L) Zone. The request is to add 2,700 square feet to an existing building supplies warehouse. The present use of the site is listed as a permitted use for this zoning district. The Tigard Community Development Code Section 18.360 states that the Director shall i approve or conditionally approve a minor modification if the proposed development is in compliance with all applicable requirements of the Tigard Community Development Code and the modification is not a major modification. A major modification would result if one (1) or more of the following changes are proposed; 1. An increase in dwelling unit density, or lot coverage for residential development. The proposal does not involve a residential development; therefore, this standard does not apply. 2. A change in the ratio or number of different types of dwelling units. This criterion is not applicable, as this request does not involve a residential 1) development. A change that requires additional parking in accordance 3. � ` ` al on�site parks . with Chapter square footage. The change increase warehouse building a ,e requirement 18.765. g would increase the war' However, the current on-site parking area presently exceeds the code �r q i ty- a of commercial or industrial structures as.defined by 4. A change in the p s uctu y the Uniform Building change in the type of structure is proposed. • Iding Codes No Chang the ct«re p p g( ) more . � , . 9 building(s) than An increase in the height of the buildin s by the percent. No change in the height of the building is proposed+ type and location o c° .. y .d parking.+ I areas w• of 6. change This wa s a. A chairo in the t #' ,access will n where off-site traffic would be affected: This request wi not require a change ih accessways or parking areas where off-site traffic tra c would be affected, .. .m.•..�...�.r.�rLn••�+ . ' . 13125 Sw Full Blvd„'Tigard, OR 97223 503 639-4171 T'C�b,(503)b84-277'2 Page 1 of 2 • • • 7. An increase in vehicular traffic to, and from the site, and the increase can be r) expected to exceed 100 vehicles per day. Less than 100 vehicle trips is • anticipated. Therefore, this criterion is met. • a An increase in the floor area proposed for a non-residential use by more than percent 10 excluding. p 'expansions under 5,000 square feet. The proposed expansion would involve less than 100 vehicle trips per day. reduction A�Y Y , . in the area reserved for common open space and/or usable open r . space which reduces the open space area below the minimum required by this code or reduces the open space area b Y more than 10 percent. According to the applicant, 25% of the subject site and the adjoining site contains I • landscaping. Therefore, this standard does not apply. • 10■ A reduction of project amenities (Recreational facilities; Screening; andlor • Landscaping provisions) below the minimum established by this code or by more than 10 percent where specified in the site plan. There is no change in, project amenities; therefore, this standard has been satisfied. A modification to the conditions imposed at the time of Site Development Review 1 � ." approval which are not the subject of Section 18.360.050.B. 1 through 10 (above). The facility was built in 1973. On March 19,1981, Site Development Review (SDR 2-81) -. approved a 2,520 square foot office expansion to an existing 20,732 square foot warehouse. On February 13, 1998, a minor modification allowing a 7,864 square foot expansion was approved for this site and the site to the south (8185 SW Hunziker Road). � I This request is determined to be a minor modification to an existing sie Di t . The Director's q designee has determined that the proposed minor modification of this existing site will continue to promote the general welfare of the City and will not be significantly detrimental, injurious nor s to surrounding development" . g properties provided that, which occurs after this decision complies with all applicable local, state and federal laws. THIS REQUEST FOR MINOR MOD l llA I C APPROVAL HAS BEEN APPROVED. If you n e ed additional information or have an questions, please call me at (503)639-4171 x317 Sincerely, ,. Doris mi chael . 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W d,..« ..,..�...,...d .«�...... ,.,.'M-+ ...,..".....MW.4 N««wF...•r�rr-u.d++r.+•r.w+......++w,u,uwWE.�..++..u...l.,.,:.w.rt..+,.i..a� pl i'' r '1 I 4 1 IS i I S i • CENTREX CONSTRUCTION • 503-684-0443 I Fax 503-620 6692' VA at Q, Y Date: April 26, 1999 To: City of Tigard �: • • Planning �rR „, n, j �?> . ' g Division From: Russ Langbehn CENTREX CONSTRUCTION, INC. a Reference: Minor Modification Request . •• Building Addition at 8185 SW Hunziker Road;Tigard,Oregon t, e4,4 jet g- c y W ,, ,1 (1, F, ( e( 1. The proposed non-residential addition is to an existing industrial use warehouse. This standard ' does not apply. '.,I r e r!' q involve • � ' 2. This criterion is not applicable, as this request uest does not i e a residential development. `���'�;"`° 3. The required parking for this use is one (1) space per 1000 SF of gross floor area With the addition of 2700 SF, the building will equal 90564 SF. Therefore 97 parking spaces are required for the project. The plans indicate a total 120 parking spaces, This is in compliance with the minimum standard. 4. No change p � proposed,in structural occupancy is ro osed, Therefore this criteria is not applicable. .• .. 5. No increase in height, the addition will be shorter than the existing buildings. Therefore satisfying , this criteria. 6. This request will not require a change in accessways or parking areas where off-site traffic would be affected:Therefore the building is In compliance with this criteria, 7. A trip generation study has not been initiated. 8. The modification will increase the total floor area from 8 - increase m 7 664 SF to 90 564 SF. Net o cre•�,�e is a 2. of ,70 total 2,700 SF or 3,0%.this standard has been satisfied. • 9. is no reserved for common open space,ace therefor _ standard,, There . aroa reser� p p , e, this tandard does not apply to the proposal: 10. 421,250 SF property includes 104,020 SF in existing landscaping, 25% of the area is landscaped.ed, ping, 25p e a p '11; The app licant has provided ed findin gs thp t demon strate the modificat ion tion ' will not preclude rec lude conformance to the an gina i e 7e�elo en Review's Conditions of Approval,, satisf y in g this criteria. 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H . . / , , • • T • r 0 �, • 1.j' I i i I'', '.'' 1 _ 1 1 4 APR-27-99 05:35..PM ARCHITECTS OFFICE 503 2230342 P.01 • • • I / I Landscape 1 / . TAk LOT 101 TAX LOT 103 4 x? • , NEW 30°x90° ADDITION Ary i 1,., ,, 4,40 r w1 w., ,r.L.. ..,.,'Y�III '.1 . Lind cape 1 /east, 1 EXISTING r—.._.ns t^ 1� OFFICE 10.. WAREHOUSE ,Pe TAX LOT 100 a r Landacape, i i v Oa mon- ' 1 ir . 41 a ,„i„ ' E 4 'T4p a ,. EXISTING // , I , „,a.� 1., /La a pe WAREHOUSE .' ,• i ' 11 i /' �-.� t .C) 1 EXISTING "�'� q, i, 1 WAREHOUSE t� ; w tl a J 1 �r 1 • ��, Landlc a II • a o< o \ t 1-'1 I "o'au 4a 1! l/1/////4 L;dpe • LBhdSCIW�B •:w af1d9Cape r ' .r ii' NTH ^-if't`Eti, . ,, SITE PLAN laiir ,tio 1 1 • , t 4 , } T 7.1 a F---- Ai METAL R€OFIN_ i 1 1 �.• crl- .•- i --. i• 11. 1 . 11. I I ! • i . ! 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NORTH CITE a FLOOR PLAN • r • • _. .. .., i v• CONSTRUCTION C�NTR 503-684-0443 Fax 503-620-6692 04— nt ,' Date: April 26, 1999 • To: City of Tigard Planning Division' From: Russ Langbehn CENTREX CONSTRUCTION, INC. Reference: Minor Modification Request Building Addition at 8185 SW Hunziker Road;Tigard, Oregon 1. The proposed non-residential addition is to an existing industrial use warehouse, This standard does not apply, 2. This criterion is not applicable, as this request does not involve a residential development. . • 3. The required parking for this use is one (1) space per 1000 SF of gross floor.areo.,t: With the addition of 2700 SF, the building will equal 90564 SF. Therefore 97 parking spaces are required a for the project. The plans indicate a total 120 parking spekces. This is in compliance with the ' minimum standard. 4. No change in structural proposed. Thereforethis criteria is not applicable uctural is r a 5: No increase in height,the addition will be shorter than the existing buildings: Therefore satisfying this criteria 6. This off- site hi request will not require a change in accessways or parking areas where off site traffc Would be affected. building is In compliance with this criteria. • fleeted:Therefore the b 7. A trip generation study has not been initiated. The modification will inc, e r ase e t 'totaf floor r area from 87,864 SF to 90,504 SF. Net increase is a total of 2,700 SF or 3:0%:this standard has been satisfied. . There is no area reserve d for common open space, therefore,this standard does not apply to the proposal, 10: 421,250 SF property includes 104,020 SF in landsca in , 25% of the area is la n exlstin p g 25°/ ndsc existing th aped: 11: The a pp licant has provided findings that demonstrate the Modification will not preclude corformance to the original Site bevelo rnent IRevie w's Conditions of Approval, satisfying this • criteria, 8250 SW Hunziker Road Tigardi Oregon 91223 • . •• HN0•c-2(-99 05:35 PH ARCHITECTS OFFICE 503 2230342 P.01 f—"'�"�'..� ' / • ° 1 Landscape 0 {{ e i TAX LOT 101 TAX LOT 103 . i t i • :, i NEW 30'x90' o ADDITiOr4 '4,‘,. / ,L . wn.i _.,_. .... �„I' ti•IY III ' ,a..eavarwr.y` EXISTING «a� �i E \. XIST. WAREHOUSE EIS OFFICE / ; TAX LOT 100 . • l.pridscaps�� /4100oor , ✓ , iII 1 1 1„,/,-.). ./i/./ ffi.an ma e P 4.• ore .. . , , 4 1 .• a i //,/,,,,,, ,,,, / ,,,, r VI . , ,,QX/STIN r r Lands cape %WAREHoU8E r W kEN/UJUSE i tl A /// I . Landtta . 1 A I. "' "°11 Lartidstape ik),..m. .filre e.,,..., / A I 1 , °"",‘!`.� `Landscape ; ;' j ) nt.bn, NUN iVt►KTFf ` ` dr r, (-: _._s_J-_____r p....LAtA . } 01! i 1 I I ft . . l • -_ - - . - - . - - - -- --, ' -• • 8 . j. _ ' F------ -- - , Di '0 3r: - METAL ROOFING ' 1 I T. , , .. 1, , i , ,, !, _ , { i• 1 l • r i ; i t ' i r t � , r . .„, : i ! ( • -� �SIDING � - - - I IIT : CRWALL- 0 • t -i 0 WEST ELEVATION a • in i _--_ (- - t - - 1 _ • f t - - i I{ I • _ - - 4 - r - _ - • -- ' - - - - I cn i I I N T r i -: - -- I° I to t A t . I i`• - I I I r_ ■ 1 - �..i i ( ; _ O`x 7'O C i - ` E --` __ - - pp.. - . , ._________ ................................. CD , SOUTH ELEVATION. (----,, NORTH ELEVATION - - - - 1/8" V-U" APR-27-99 05.51 PM ARCHITECTS OFFICE 503 2230342 P.O2 201x1 7' O.N.DOOM �. NEW 30'x90' EXISTIN ADDITION WAREHOUSE • • • • • • BL)G. NO17"f • P ICt :. rLoOR PLAN .1I�"N i'4w0n . . ...-~' 1 j -C� .�,'"" t t r �A� + �00� ,,, .__ p ye-,w.{y 0 ...— ',..c.,\61 0%10 640. 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Tigard, OR 97223 Re: Suildiod E �ansior'r to Existing fcnez Site at 8185 SW Hunziker Road Dear Russ: • This letter is in response to your request for Minor Modification approval to expand the existing Knez Building. The proposed modification is to add a 7,884 . square foot addition to the existing 87,864 square foot building for use as an inventory materials cover. The Director has approved this request subject to the �-; findings provided in your memorandum dated January 30, 1998, a review of the r ex approval due land use file for#hep previous expansion. This a rova{ has also been made to a site inspection of the property and the trip generation letter provided by ' r John Rena{inge�. Please submit a copy of this letter with your Building Permit request. Please also feel free to contact me concerning this information, . Sincerely, AQ'1441/t7 Mark Roberts Associate Planner, AICP cc: Land Use the sDR 9 w90oi/SLk 91.909 iwvvou (tilmark< tiktiez,knocl 13126 SW Hall Blvd, ardi ) • • • • • b.. .,. w.,... ._ ;. a ,aw emu.✓ ...N , • ..,tea...,_,..i,.,..,»,:..::,.a...:,..lit,.....r.x.....«s.,:...'.,..,..,..,;„�,.:c. i CENTREX CONSTRUCTION • 503-634-0443 Fax 503-620-6692 itn • r Date: January 30, 1998 To: City of Tigard Planning Division From: Russ Langbehn CENTREX CONSTRUCTION, INC. Reference: Minor Modification Request . . Building Addition at 8185 SW Hunziker Road;Tigard, Oregon � • 1. The proposed non-residential addition is to an existing industrial use warehouse. This standard does not apply. • 2. This criterion is not applicable, as this request does not involve a residential development: 3, The required parking for this use is one (1) space per 1000 SF of gross floor area. With the addition of 7864 Si",the building with equal 87864 SF. Therefore 88 parking spaces are required for the project. The plans Indicate a total 120 parking spaces. This is in compliance with the • minimum standard. 4. No change in ng n occupancy is proposed. Therefore this criteria is not applicable. 8. No increase in height,the,addition will rrtatch existing height.Therefore satisfying this criteria. • 6. This request will not require a change in accessways or parking areas where off-site traffic would be affected.Therefore the building is In compliance with this criteria. • 7. A trip generation study has not been initiated. 8: modification will increase the • � � � The rno � ,n the total floor; � � � �� or area from 80,000 S��to 87864 S�': Net increase is a total of 7,864 SF or 9.8%.this standard has been satisfied. 9. There is no area reserved for common re this standard does not apply open space,therefo `s stands pp y to the proposal.' ` 6 720 SF landscaping, the area lis landscaped. 10. .21,�5�D SF property. inr�udes�9 , in existing landsca� in ,��5/o of th applicant emons rate • o n The provided findings that t the ion will not conformance the rgin 1 Ap p vi modific�t -. of preclude c t�t`ig• al Site Development Review's Conditions of Approval, satisfying this criteria IJ 8250 SW , n zi er Road Tigard, Oregon 97223 D JJ .,tJ;,.....w-,.....-.._,,.. .ra.., ,,...rM-,,..,,n....,ti.....,..., ._'a..ay.r,.....,,.,..4,....w..,w..,..,.u....M.,.+e,:w,.>a,.:....:,t'axtax.+.._..,.,..,.,..._.......... ,,...».....a.-w;,..s.�a;.+*.._.. ...-...:.:�.t..;,lY;,.:.::r1$L"L'.w.. _.....,ar..,::,..a.,:w..,..:.:1....._,,....,W,...:.:.:.-..,..,.t,H.,t:::;t...,iw...+,.i::, C ,;, „ r DAVID EVANS AND ASSOCIATES, MEENIIIII . February 10, 1998 , 2828 SW Corbett Avenue Mr.Mark Roberts Portland,Oregon 97201 , _ City of Tigard 13125 SW Hall Boulevard gel: 503x223 6663 Tigard,OR 97223 Fa�,., 6 ,2 0f SUBJECT: TRAFFIC GENERATION REPORT-KNEZ BUILDING MATERIALS WAREHOUSE . IMPROVEMENT ,o,. Uear, Mr.Roberts: 1 Knez Building Materials is proposing an improvement of their operations at their site at 8185 SW Hunziker Road. , The proposed improveinent,which totals 7,850 square feet, is essentially a covered loading and unloading area for . moisture-sensitive construction materials. These activities are currently being conducted in the yard, resulting in . ' ) exposure of these materials to the.weather, 1(nez does not anticipate that this covered loading and unloading area will result in any increase in the quantity of materials handled nor the number of deliveries or traffic to or from the site. , Knez also represents that the proposed loading and unloading will not cause any increase in employment. 1f,to be , conservative, one were to assume that employment is increased over time by five employees, the resulting traffic ' . i increase would be extremely low. Using the ,Institute of Transportation Engineers' Tril„generation, 6th Edition "Warehousing” (land use category 150), we calculate the daily increase in trip generation for five potential new employees as follows: wir 3,89 trips per day per employee x 5 potential new employees= 19,45 trips per day, This is less than the standard of 20 daily trips used by the City to,trigger a major land use review process. , If you have any questions about my calculations or require further information, please call me at 223-6663. . Sincerely, DAVID +'VANS AND ASSOCIATES,INC. q'gg':''':"'''''''' 1 C-N F ro n Replcigei 5 PE� .' � •� 'enior Trans Transportation Engineer JOT G�E:rxt. pp J , C. 6 • C c: Jilt) Severson, Centrex Constriction ,i'Do '� l It s:\ttans1pi•acct\c6nc0001\correspoirobcrts'2.doc I �Y .. 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" 1 j . n 1 O • I. , it .. ..x,..:_ :•• M ..:0.r.,,tiM,w...*uw.,..a..041.._0.,M1r_ ..,.,1.,_u»:.._..1,:r,ulvi I1. • • • Q• l �;Post-itt'rout�9 re s 6 . , 00,..ii„4 14:22°.9.°61:1*14'1614°If'''''' -- ' jEST: , plaaa$ ; • i,. a , , 1 tr...F 0 RW AR D , �E'6UF1� Gem . ODSCA�� tEEP R E I V � ^ ,,.....-/07 , , • I • '„ I x• • h, • I I I •, 4 i-ICY m w 4 . d • w � � i .. . 1 0),C41,/ ' liteVidLl'. '''-'''' • Davison of State Lands � a 7- 1992 . 775 Summer Street NE �.aw� --, ' Salem,OR 97310 MEMOR A N D U � 'LANNI BG ° RECEIVED ' To: Reviewing Agencies � JUN 10 1992 • From: Waterway Permit Section Subject: , Permit Renewals I We have received requests to renew the following Removal or All permits. In each case, suitable applications and plans were included with the existing permit, and no changes are fi planned, fjum ber applicant Locdflon '-, RP 538 Oregon State,Highway'Division l Applegate R.,Josephine Co. . removal . , RP 563 ' , Mel Barlow Illinois R.,Joeephine Co. commercial removal RP 620 City of Elgin Grande Ronde R., Union Co. • 1 removal • RP 1854 Beaver State Sand 8 Gravel S, Umpqua Ry, Douglas Co, �,! ' commericial removal RP 3572 Davidson industries,inc, Sluslaw R,, Lane Co. ,,, maintenance dredging 1 RP13907 Oregon State Highway Division Viento Cr, Hood River Co, remoVCi I RF 5678" John S. Knez,Sr, 1 Red Rock Cr.,Washington Co, wetland fill I ' SP 1730 City of Dufur Fift�eenrnile Cr,,Wasco Co, erosion control ,I SP 3168 Grace'Hennings ' , 8. Fk, Moo R„ Benton Co, erosion control I k' SP 3197 Port of Coquiilo Coquille R., Coos Co, erosion control I "Modification request, . , your comments' � ' � Please review your�flle copies�of these a�apiicr�tlons, and respond.�with y, ., by f . As SOON SSI5M..E, It you need d copy of the ec filer�appiication, please call the Permit Section cif 378-3805 W - Jim, the win biologists:C�I�F■�V copies have�been sent to Jim Turner and th folh n� g � � � � I � � �, � -. i DISTRICT, . I I Jay Massey Gene Herb Jim Newton I on Hasseiman Steve Lewis i 4 `It Geri°Stewart Paul F elmers Will Beidler C bob Ldulle n John Johnson Dave,Loomis. Duane West Jerry MacLeod, ,, A I • i i I . • • • • • + .. }'R,' �' �� .�.-rte' � January 28, 1992 KNZX0001 Mr. Bill Parks Division of State Lands • h 775 Summer Street, N.E. • Salem, OR 97310 RE: Permit]renewal for Knez Building Materials Wetland Mitigation 7 Removal/Fill Permit No. 5678 Dear Bill: I' I have received from. 1VYr. Knez an application for removal-fill permit renewal. The action f we wish is renewal with slight modifications. As noted in my letter of December 9, 1991, construction is on hold until the summer, and after approval is given by the Beaverton ' Engineering Department. Larry Devroy and I met with Gene Herb on January 13, 1992 here at the offices of David Evans and Associates. We reiterated the concerns conveyed by, Beaverton Engineering . Department staff at a meeting held at the Tualatin Hills Park and Recreation District offices on December 5, 1991. Due to these concerns about potential floodplain impacts,the grading has been modified to minimize cutting below the winter low-water elevation. This has the most impact on sites B and C, requiring less cutting. The consensus of the meeting was the grading revisions will require added attention to and effort in controlling Phalaris at sites A and B especially. I. • l. Two significant impacts result from the ,necessary grading changes: soils will have to be ' exported from the mitigation site to an appropriate site, and inoculation of the mitigation . areas with soils from the Knez site will need to be limited. The soil volume currently . calculated as.necessary for export is over 900 cubic yards. More of the existing stockpiles y P � �' g hP� �;� at the Knez site in Tigard will require export now also, and this volume will be about 2,300 cubic yards: The increased cost for hauling 3,200 cubic yards of wetland soil from the two sites is •, substantial: Contacts with consulting colleagues, and individuals such as Jack I3rootne has ,° • yet to yield a large wetland creation or enhancement project that could use a good portion of the material, or'a stockpile site to keep the Knez and its cha npsia seed: wetland soil, an des this material to a landfill seems as wasteful it is c .' i Hauling r' as it costly given the general concern about the limited success of wetland mitigation p ro j ects within the regulatory andconstilting community, It strike s me th at there is g r eat need fo r r egio nal sites where s ail and plant `, • materials salvaged from wetland fill sites could be stockpiled temporarily before use of those resour es iii mitigation efforts. A two to four acre site hi in Portland area with a water c. I supply dedicated to this purpose would be a wise investment in.improved wetland mitigation. , • , r ()'1!Ili l;\f\NsANDASStx 1A!LL,iNC ' • I•\Cii■hi';ltS,ail R\l:\0lCS,,i'I, N\Ilts,I t\IN APE Al0;111 I"I'( I'S,SC"II;V'I'ISIS • 011'IC I'',IN OREGON,\\AylllNCeTO \\L7 It` yH28 X1.1\.C ClkIIii`I"('A\I?\l'I: li i c-'J C) 1.C) i ) tl '��Il I Itll;��I lilac C�J � (���. 1 �l i I "CIti•� i �) � r C C I , • I X14 , ,».,r.n,. �.w.....,xr.+r�...��,.,..-..,ti1.t.unJ... ,....,.nom... ..r..+. .W:,.,P,...._.u. ... aw, .a.n«r......»,d.. �4.r.,..-�i....:................».'..i.kn..,u....P'..A . ,.�....n1.:,..., .».}.,.....,...»..r., ,wr.L'la.! .a�AJ 4.....,...J..ir5.:,..,n4J.iti.lr,..r�.,w wAfi.-„w...,.mM...-...w.r..w•1,...�a_ru.J `vw.r.LM«.....a r• • • • • • Mr, Bill Parks Jannnnry 28, 1992 Page two Please call me with any questions you might have regarding the permit renewal request. Modified permit drawings will be submitted shortly. �. Sincerely, I � DAVID .VANS AND ASSOCIATES, INC. • (EP-ID)(TC1)) Paul Agrinus, Project I r P lVlana er PDA:katn • cc: John Knez, Sr., Knez Building Materials, Inc: Jim McElhinny, Tualatin Hills Park and Recreation District Andy Priebe, City of Beaverton Gene Herb, Oregon Department of Fish and Wildlife Rich Johnson, U.S. Army Corps of Engineers • • I ,II I , \ \V li • DAVID E«NS ANt C[AvrES.INC. laNGINEE1 S.SLIIVEVORS,IfI.ANNEI(S,Il `E)SCAl?I:ARLU II I'L( I S. (.1 r.N.I'I�'I: I I . '. � I...,, .1,u�,..,.,...*/,,t,•r,„,.. 1 .. �t,,,..,,,i �.,.n ... .....,........-.fR.,......,a...�...«_...._,...i.......,,.-.... ... , ,x _ ...,..x. i ,...,,...,..i....L.,-.»if...:.i...«,,,.._........,....,«.. ,w.,,.,«..,;.r....,w....,.i ..... J.,M.., ...«!.... u.,,...+...,_._«.... ,...,-.........,._ [ ri M1r C x� 11 proposed development is consistent with City standards. Staff recommends denial of the requested front yard setback variance and the requested parking space reduction variance. Staff, however, recommends. approval , ' of an exception to the number of required parking spaces. The exception is r provided for by Code Section 18.120.170.B. 'UNLESS OTHERWISE NOTED, THE FOLLOWING CONDITIONS SHALL, BE HET PRIOR TO ISSUANCE ' OF BUILDING PERMITS: '®. The applicant shall dedicate to the City as greenway all portions of the site that fall within the existing 100-year f149dplain, as ;identified on R the Corps of Engineers Red Rock Creek floodplain study map/that will not be filled as approved by the Corps/DSL permit. A monumented boundary survey showing all new title lines, prepared by a registered professional land surveyor, shall be submitted to the City for review and approval prior to recording. The floodplain area should be clearly marked in the field and this delineation should be maintained throughout construction activities on the site. STAFF CONTACT: Chris Davies, Engineering Division. • . 2. A revised site plan shall be submitted that provides for a minimum front ' yard building setback of 30 feet and a minimum 25 foot setback from all wetlands for all development including driveways and parking areas. A a' minimum of 66 automobile parking spaces shall be provided. A minimum of 3 appropriately sized designated handicapped parking spaces shall be If ' provided. A sidewalk shall be provided between. the public sidewalk along / I(y SW Eunziker and the main entrance to the proposed building. The plan � � ` ' r� shall be consistent with all other applicable development standards of the ,,�Q}; Community Development Code. 6/1 ,h""' r LA i- The landscaping plan shall be revised or details on the current plan shall Aop IN be provided demonstrating that the proposed landscaping can he maintained 5 It consistent with Community Development code vision clearance standards. ,o 100^ STAFF .CONTACT: Jerry Offers Planning Division. V"3. Sanitary sewer and storm drainage details shall be provided as part of the public improvement plans. Calculations and a topogratihic map of the S;tyorm drainage basin shall be provided as a supplement to /the public' improvement plans. Calculations shall be based on full development of the serviceable , ., � area, The location and capacity of existing, proposed, and future lines shall be addressed. • 4. The applicant shall demonstrate that storm drainage runoff can be discharged existing drainageway without significantly impacting properties downstream. w 5, The applicant shall, as part of y the public improvement plans, submit �'i details of, the on- water quality ility , will be maintained sitr� w r qual�.t facility and show how the facility 6. gr adin g plan shall be submitted Showing the e existing and proposed }1 bt ContoUrs. In Adito n� the applicant s � lude a finished floor elev ation. This shall include elevations at 4 different corners of the HEARINGS OFFICER. STAFF REPORT SLR 91- 0Ol/SDR 9l-Oool/vAR 91-0004=-KNEZ BUILDING SUPPLY ' PAGE 22 . Ali (, • • ttik ` ' ,i a n..{4.. 1J1,f•.M vw�/�4bk.n ✓n�+j-«. r.. u..}-w-✓•vw....l0l N.+a...nu0-4 4+...,04...iY.l...r-.«.....4 ysJ..in..H.,,+,.n+».-✓r...MUw.w.l�...rvrh.+nnLer..M41ik-+..... L\ r 1 \i r . it • ' �' . floor lan which are tied to the top p o f curb elevations, as shown in the . public improvement plans. y 7 / ; . An erosion control plan shall be provided for the entire development and .� be part of the public improvement drawings. The plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, November 1989." 8. Building permits will not be issued and construction of proposed public improvements shall not commence until after the Engineering Department has • •*Cr reviewed and approved the public improvement plans and a street opening permit or construction compliance agreement has been executed. A 100 percent performance assurance or letter of commitment, a developer-- l' engineer agreement, the payment of a permit fee and a sign installation/streetlight fee are required. ■ • THE' FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR :CO THE ISSUANCE OF AN OCCUPANCY PERMIT OR A SATISFACTORY MONETARY PERFORMANCE ASSURANCE SHALL BE POSTED r GUARANTEEING THEIR COMPLETION WITHIN A SIX MONTH PERIOD. (Unless noted otherwise, T staff contact is Vi Goodwin, Permit Coordinator, 639-4171). • • 22/ All landscaping materials and other proposed site improvements shall be installed or financially assured prior to the occupancy of any structures. 2-3: A sign p p ermit shall be obtained prior to t he erection of any sign. Sign pry°• location and size must be in compliance with Chapter 118.114 of the ' Community Development Code STAFF CONTACT: Victor Adonri, Planning S 'ia ' Division. . THIS APPROVAL SHALL BE VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF i 2?;NAL DECISION. • APPROVED' BY: .-� (},pe/C I' Dick Be orff, Senior ?la !- • 1 IL • t' . � HEARINGS 4F OER � S P G 2 STR 9l 0001/SDR 91-0001/VAR 91-00 B x DI� SUPPLY r, Pf war O L1 .. 4'f ' AGENDA ITEM 2.1 '. MEMORANDUM CITY' OF TIGARD, OREGOPd TO: Larry Epstein, Land Use Hearings Officer FROM: Jer Offer, Development Review Planner . 1, DATE: July 22, 1991 .' SUBJECT: Knez Application Supplemental Report and Additional Variance Request SDR 91- 0001, SLR 91-0001, VAR 91-0004 , . ^ • 4 On June 24, 1991, you issued a continuance of the public hearing for the Knez Building Supply application in order to allow interested parties additional time to review new information submitted by Knez's representatives at the hearing. In addition, the continuance was to provide the opportunity for Knez to request ' an additional variance that was not included in the original application. The . applicant's representatives requested an opportunity to request a variance, to Community Development Code Section 18.84.40.D which requires a 25 foot development setback from wetland areas designated as a significant wetland area by the Comprehensive Plan's Floodplain and Wetlands Map. The wetlands on the subject site have been designated as significant wetlands on this map. . . On July 8, 1991, David Evans and Associates, representing Knez, submitted a • request for a variance from the significant wetland setback standard. In ' addition, David Evans and Associates submitted a supplemental report in support ' of the Knez .application and a revised site plan. This submittal also includes withdrawal of the eiitrlier request for a variance to the minimum required parking for the proposed use to be replaced by a request for approval of an exception''to 1 # the parking standard as recommended by the June 17, 1991 staff report. Notice ' of the July 29, 1991 hearing on the amended application has been provided as required by the Community Development Code. e In addition, Knez's representatives have provided a copy of the U.S. Army Corps . of Engineers permit for the proposed wetland filling and modifications and off- site mitigation project. These additional materials are attached for your review. . d Staff Res.onse to Supplemental Re.ort and Revised Plan . a. Plan Modifications ' In order to provide increased area for a buffer from the wetlands on the site," . tho Site plan has been revised to decrease the size of the building by 1,200 the eastern,side Of the bu lding1 were relocated.feet to the handicapped and parking aresibin s .,are feet, the building e west eye o r ated. Thre acoes s `" parking spaces were added and one additional standard space has been provided, Staff finds that these changes are consistent with Community i evelopm Int Code 1 • standards, except with regard h and setback` e which the applicant has e requested var antes, ln adda tzon to plan , . changes reduce the amount of variance necessary from the wetland setback. b. Front Yard Setback Variance Requeet he Sfappleme tal Repos. .,t provides' the applicant's ro p oeed variance tstificatih' i for s reduction from the required foot front and to allow the southwestern coiner of the building to be as dose as 24 feet to the front ° property line. The justification Statement iO at pages 3 and 4. '1***' . . �, • i ' \ • • '' ...,._ _,..,,r.a. .,,..,._,...t_.! ,,.., .,... ..... ........t;�.... .._... _..... . ,.__.,_...i ,.._...�,.,._,..,�.,...,...._ .._.4.M_...,..11..M..,.,..._.�..,._.....:.,,,__,. ,,,4,..._...,.,_..,.,_,!..,._u.,..........a..,.,..,.....r,..,,,.,.,_.n�.,..«..,H:a,.s..:........_...._a......,...ai..,,..._' ,, , • Approximately 14 to 15 feet along the front of the building would intrude into the setback area. Based upon the applicant's and the applicant's representatives ` testimony at the June 24th hearing as well as the improved justification s":atement, staff would normally be willing to recommend approval of the requested variance. However, staff feels that the same objective can be obtained, without needing to grant a variance, through approval of a setback exception as provided for by the Site Development Review process. Code Section 18.120.170.A provides �. for granting an exception to the setback requirements of the applicable zone if it can be found that the requested exception will result in the following: 1. An exception which is not greater than 20 percent of the required 3 , setback; 2. No adverse effect to adjoining properties in terms of light, noise levels, and fire hazard; 3. Safe vehicular and pedestrian access to the site and on-site; I i • 4. A more efficient use of the site which would result in more landscaping; and, • 5. The preservation of natural features which have been incorporated into the overall design of the project. The requested 24 foot setback for the southwestern corner of the building is 80 ) percent of the normally required 30 foot setback. Therefore, a setback exception I1' would not be greater than 20 percent of the required setback. The buildings adjacent to the proposed new Knez building in all directions are a substantial • distance from the proposed building and therefore there would be no foreseeable adverse effects upon adjoining properties in terms of reduced light, increased f noise, or fire danger. The requested reduced setback would not affect vehicular or pedestrian access in any way. The proposed site plan adequately provides for ' • pedestrian sidewalks and safe vehicular access. The reduction from the required front yard setback would provide for preservation of wetland area on the northern portion of the site as compared to forcing the, proposed building northward to Meet Zhe standard setback. By allowing for additional wetland retention, the reduced front yard setback will result in at least the same amount of natural and "man-made" landscaping, if not more landscaped area because a building further to the north would necessitate a longer sidewalk and longer driveways to serer* the proposed building and a resultant decrease in landscaping. The standards for • an exception to the front yard setback requirement are therefore satisfied. The 24 foot setback should be allowed as proposed. c. Wetland Setback Variance Request 25 ootpsetbackZfromoatsignificant wetland ar for ea pages 4 through 7. The T.. 25 t g ,� g 9 plan has been, reviseddtoa provide idet landscaped along the and sides of to the p vide wetland area to provide a f buffer g y west south • andsca ed setbac)�c area tapered a minimum width of 15 feet in areas where necessary to provide an adequate turning radius for tractor/trailers anticipated to Use the driveways. Staff accepts the F Supplemental Report's proposed findings relative to this request as appropriate and woulddalSo add a comment to the discussion for "a approval Oet criteria. Staff foot buffer action of the variance ' or �"riter>r One that is to be provided in areas adjacent to the existing wetland area on the northern p ortion o f t he site and the area Where the buffer fir wtid h is decreased would b e adjacent to are a that is primarily stream channel and l ess of we tlan d wildlife habitat. Because the buffer reduction would occur in this acts of the width ands isppalso to be significant. int, of the wetlandS row, any p buffer would not appear to be as'. si' nt. Staff cecamren ds approval of the regtested varia 'e with the Su pp l e men ta1 • Re ore proposed findings as the basis of the su pp ort for th e app roval. j 1.. ti • r, . ...,.. ..,.. 4.. _ .. ..Y, a...,....,..,..,..,.I' , w,l. , {t,....,...„ti.l r.n....Jn'M"ri..,..•r+..,,.., ....,..._, r : . N a (: \ d. Wetland Vegetation Modification Issue w Mr. Mark Wilson testified at the June 24, 1991 hearing on this matter regarding the proposal's potential effect upon the Def hampsia wet prairie vegetation on this site You were provided with a copy of Mr. Wilson's April 17, 1991 letter to Earle Johnson of the Oregon Division of State Lands. . , �', . • In addition, a letter was received from John A. Christy of the Oregon Natural Heritage Program urging reduction of the fill area that would disrupt tufted hairgrass prairie on the site. This letter is attached to this memo. Staff assumes that Mr. Wilson and Mr. Christy are deacriki:.ng the same prairie • vegetation on the site. Wilson's testimony on June 24th raised objections with regard to the proposal's consistency with Plan Policies 3.4.1 and 3.4.2. Policy 3.4.1 states: ' • '' . The area shall designate, by definition not by location, the following as areas of significant environmental concern. • a. Significant wetlands; ` b. Areas having educational research value, such as geologically and scientifically significant lands; and, •h ' . c. Areas valued for their fragile character as habitats for plants, animal or aquatic life, or having endangered plant or animal species, or specific natural features, valued for the need to protect natural areas. (' Policy 3.4.2 states: P a. Protect fish an wildlife habitat along stream corridors by managing , the ripar iai) x.abitat and controlling erosion, and by requiring that • areas of standing trees and natural vegetation along natural drainage courses and waterways be maintained to the maximum extent possible; i ,, • ' b. Require that development proposals ls in designated timbered or tree areas be reviewed through the Planned Development process to j minimize the number of trees removed; and, Re qu ire cluster t ype development in area having important Wildlife habitat value as delineated on the Fish and Wildlife Habitat Map° on file at the City. While staff appreciates Mr. Wilson's and Mrr, Christy's concerns with regard to r a diminishing resource, staff finds that the City already has designated this J " area by location as a significant environmental concern by its designation as a D significant wetland on the Comprehensive Plan's T`loodplain and Wetlands Map and i g Map has followed the Goal 5 process and has made decisions on how to manage this resource area The subject site is included within the area noted in. Volume 1 H v and Road. Volume 1 notes that the Hall Boulevard an �• of the Comprehensive City has ede��dedeto fully allow uses which conflict with resource values within industrially designated areas within the floodplain subject to the provisions of the Sensitive [ands process of the Comrunity Development: Code. Further, the Council delegated decision-taking on wetland resources that are also subject to Corps fnga need s a nd Oreg on Div ision of State ,ard s jurisdiction to the ermittin g p rocesses! of , those agencies. Sedaizse thos -agencies 'have issued permits for modification f this wetland ar ea and the zss ueof the prairie vegetation modification has also been raised in their permitting rocesses staff b elieves the HearingsCfficer need not reconsider this issue with regard to Policy 3:4:1. staff finds that the `proposal iS consistent with Policy 3.4.2 because the p QrM cd project would e., ' ' include replacement of existing riparian vegetation with other typical. riparian t r r J • A• 1 .d ...,,n.„..,_....+�.....a+.•.-W,1. ,..,,,��.-+is,-.x„-,�S..µ...ti-..«.r«..:s,a,.a.,.,.Jl.,,w',1�.� . .a, : usa�....,._1.::.-.i.i .J.,,..i.,,x_,...li.e+-«....-+:.:,.a..�w....-_s.w:....-:..,'r+:.,,.' Iw bwH.-r.....-..+.»,.....;...,i.,-,;1»r.., nu..,.,:a..,.'M.i\«,.w.......MJ.......:.:..a.M..t.i.�.u/rxuW r...-«.wrr!-.I:ti. n,..,.....w...»,.rs. .• • s . vegetation and would include measures intended to reduce erosion and improve water quality in Red Rock Creek. Recommendation Staff recommends approval of Sensitive Lands Review request SLR 91-0001 subject . to the Conditions of the Division of State Lands and Corps of Engineers removal/fill permits. Staff recommends approval of Site Development Request SDR 91-0001 subject to the recommended' conditions of approval of the June 17, 1991 staff report on this matter, except that the first paragraph of condition 2 should be omitted. 1 0.. Staff recommends approval of an exception to the I-L zone's front yard setback to allow a minimum 24 foot front yard setback as proposed. Staff also recommends approval of an exception to the number of required parking spaces. The exceptions are provided for by Code Section :18.120.170.A and B. If the Hearings Officer is inclined to approve the front yard setback exception, it is recommended that the applicant withdraw the front yard setback variance request. Attachments: Knez Application; Supplemental ate ort from David Evans & Associates 7/8/91 letter from Roger Harris with Corps permit 7/17/91 letter from. John Christy to J. Offer and B. Mulhea i Comprehensive Plan,' Vol. I, pages I-1011, 1-102 ” • „ I 1 Jo/IQJEZ.MEM • • • • • • • • • • • • • • • • • • • • F' ik F • • ` ' .. .... l�. m,. . .,..,.0.......«,..-w.,.r. ••, „ ,r .w•...1:.:_y,_. �� .,.., w.—tf.._.�nr a..1..r ,�.:.:.... , • • • F f 6! ,o,n 17 Jul 1991 .. ( . ' r,., Mr• •;rr y. Offer, Ms. Bonny Muihearn ; �`: ;, t:"tf; �GrfltI'' NATURAL Planning Department HERITAGE , , • city of Tigard PROGRAM P.O. Box 23397 Tigard, OR 97223 t. Subject: Knez Sensitive Land Review/ Site to DevQ10 men t Review 1 , Dear Mr. Offer and Ms. Mulhearn.i I understand that a continuance on the development • proposal for the Knez property was granted by Larry Epstein until July 29. I was asked to view the property by Mary i Yoshinaka of the U.S. Fish and Wildlife Service, when that agency was reviewing a fill permit with the Army Corps of Engineers. i . The enclosed copy of my letter to Mr. Yoshinaka outlines my findings and recommendations, and I request that it be included in the hearings record. If you ,have any questions, please call. • Sincerely, . Jo A. Chr sty' elands Ecologist • A COOPERATIVE PROJECT OF: • "i w s i�EAiun 4 n J M ctvI1SE.hala `G+e; It 1205 NVV 25th Ave, Portia d,Oregon 97210 503 29 5073 FAX(503)228-3153 • tip' r• 1 i 4 , • ego n 31 May 1991 NATURAL Mary Yoshinaka HERITAGE U.S. Fish and Wildlife Service Portland Field Station PROGRAM 2600 SE 98th Ave. , Suite 100 Portland, OR 97226 Dear Marv: • Many thanks for showing me the proposed fill site at the Knez wetland in Tigard on May 9. I was impressed by what I saw, and want to comment as part of the wetland fill review process. To the best of our present knowledge, the Knez site is highly significant and it should be protected. Although we haven't been able to conduct intensive • inventories, nor investigate the historical background of the Knez site in particular, it appears to be the only surviving example of native tufted hairgrass prairie known to occur in the Tualatin Valley. It is a high-quality remnant that is in surprisingly good condition despite the impacts of surrounding developments. The original extent of this prairie in the Willamette and Tualatin Valleys has been estimated • at 150,000-500,000 acres and 25,000-50,000 acres, respectively, with 99% or greater losses in both cases. The Oregon Natural Heritage Program ranks the western Oregon interior valley tufted hairgrass community as G2S2, threatened globally as well as locally. The plan should be modified to fill only up to the southernmost east-west drainage ditch (see attached map) , thereby eliminating about 150 feet of fill that would cover high-quality prairie. • The proposed on-site sedimentation pond, char-el widening of Red Rock Creek, riparian reveget.A.cion, • stormwater swales and log weirs are all unnecessary and will only further the scarification, dewatering and A COOPERATIVE weed problems in the wetland. The drainage ditches PROJECT OF: will all in on their own from sedimentation, and the entire prairie will serve as a stormwater retention basin during flood events, Without any additional - engineering. Awhity ColiSeMlicy • • ":0 rinally, I am troubled by the off-site mitigation plans, Which appear to be costly, engineered solutions with mediocre results. Many experts I have spoken with 1205 NW 25th Ave. • have voided the same concern. The prevalende of reed Portland,Oregon 97210 . canary grass at these sites will greatly diminish (503)229-5078 k - survival of many species (including tufted hairgrass) FAX(505)228153 that are proposed to be planted. 0 ,- - ,,,..,„.. r„•.,....»n.»._a.a..,wl.,-._.iw._.c. i. y..+M.-..',:...Y:..-a ...•...•,.w.._r.,.....-...,. a.,t,..l...,„ ., ,.,..w„-,-t.«....y., 1..w.,,..;},:�,...1,.....',... .. »n.,i4.n..........,.. ,..+,... .,,...... .. a . .0 nA•., ..........,,.•-......«.-.aa4n..L,.w._....,..:.{L..nn..n+.,.,.n...n.l-n.mir:3../r...,..W4..:....w.u�+.a...r ,.nHr....,n.w._.......• a The proposed $50,000 in mitigation monies would be better spent on (1) restoration of the tufted hsirgrass • • prairie at the Knee site and (2) funding a comprehensive inventory of the Tualatin Valley to determine the historical extent and present location of any surviving examples of tufted hairgrags prairie. These two activities would go much further in preserving diversity in the native landscape, and preserving native wetlands in particular. It would also give us badly-needed data to make more rational decisions about future wetland fill applications in the Tualatin Valley. Sincerely, r c'hn A. Christy t. e, '� Hands I cclog Lst cc: Bi ll Parks, DS � Icen Bierly,DSL 1 . Jack Broome, Wetlands Conser'rancy • I ' • • • ' I I r I I • I I {H • X� _ r. r 5 ., l � yt • • Y^ ''.'•• *N.S\I, k''',,,,,.. * .... ..* ' (Hi N..,,,,, . . a • • ^ • 1� ` • yypp + r ,/ � yam' \ - Z' • \ f , ' .. .imig.!k.r,"1.."1""' :::::::,.....,;*.:::,:::: ' .iii.:Wk::::::.ii?::::iii.. ' . 4,, . . \ .„,,,..3.."°":'*. ,. 4 , se- - '' ,-I' ,..: :,...::..•..,,•:•;•:•;•:.:.:.:•:.:•:11 . ' ' 4,1 01 ' ":"•t, ‘`:;::::::::::,:::::::•;;;;;;::::::::::::* . . \\ ,,. ■ , i . . : .. • •1 . pi ,.. , .,, ,, 1 ,4 . ♦ Y : :::' i•�•` .a , :::•.7: ::::: :::: • y : � . . . . In i t I .�i . ii. \I ' i \' L•ate' , ,;� , wog N sus a ges a°''' '* -,-1-4. %liar- prareft&I ,, i, , . , \ . . . , - . °I t . :.,k... 111.4 . 77ii!..u;60 I • l a 11 1,1 ,. .1,,,,„,,,4 1 ..,,,.... , . \ , . e 0 \ . 1 0 '"I/ .. I 'qt. ‘ii%i\It, I Z --r" N, is —I! • ,0 2. .11 ‘I. I) i ' '*' \*""'*'*'***'" '""'.....,ss) atait k. ‘04,41%',cc . r 14 n oittig If te, , \ 4(4#116' • ITi Pis . r f" �r. r 1') p .b�� p '� s� �1 w 'O • t, N ._ BL VII �t d �� t o��, 'le`g � ,A;t�: Red onz �' � � :`. gib Sty♦, . . r 4 r• ,e ,r ...'Da.t.e, ..g.17.6. , Y r , a P ,�.,..•.�•�••� a "1-«-...,i.r ....,...>1 ......,..a—.A,......_.:4..,......._..t a.,.....-.r. ....,._a..Yn...a...,....._....a..............m:.4..,a...a....,a..r, ii ', '. , : L M4 pg ( • • The staff recommendation for this Goal #5 resource area is to: 1) limit . • conflicting uses on the industrial side of the creek, 2) provide any pedestrian/bike pathway that may be required with this section of the .) floodplain/greenway area, 3)perform any necessary channel work for Fanno Creek to alleviate existing and potential increased flooding along Fanno Creek. I . Residential development alone the west side of the floodplain would be prohibited. Twenty-five percent of the density on the unbuildable land • may be transferred to the buildable portion of the land for development ., purposes. I. Fanno Creek Hall/Bonita — Bonita/Durham . E . . The Fanno Creek floodplain south of Hall Blvd, and north of Bonita Road was considered to be a significant water area and op, ', space/recreation resource. The resource includes the land within the 100-year floodplain, approximately 50 acres in area. The 'majority of the floodplain area south of Hall Blvd. to about the Bonita Firs development is heavily wooded and provides an excellent buffer for ; •.� the residential areas along the west and south sides of the creek. I'. ' Light Industrial designated areas border the creek on the north and east sides. Besides serving as a buffer, the wooded areas also �.. support a wide variety of small birds and animals. • • Residential development within the 100-year floodplain is prohibited • in accordance with policies 3 .2.2 and 3,2.3 of 'Tigard's adopted N ' Comprehensive Plan. Although if additional residential development does occur adjacent to the floodplali n/greenway area, pedestrian/bike pathway would be required to the development, in accordance with the standards set forth ir► the Sensitive Lands chapter of the Community Development Code, f-. i The areas adjacent, and in some cases within, the 100-year floodplain area have been determined to be needed and desired industrial . ; development sites, which are vital to maintain Tigard's strong commercial and industrial economic base, These sites are abutting railroad tracks and have easy access to collector and arterial • classified streets, The need to develop these sites may, in sotne instances, require a portion of the floodplain area to ,be altered in order to adequately accommodate the developments. Any such proposals I, • would be reviewed in accordance with the standards set forth in the 1h Sensitive Lands section of the. Community Development Code, to ensure • that there would not be s�ny adverse impacts as a result of any. such development. The staff recommendation for this resource area is to limit conflicting uses on all areas within the floodplain that are designated for residential uses, The limitation would include any pedestrian/bike' pathway that may be required of development, plus any necessary channel work along Fanno Creek to alleviate existing and potential ! increased , flooding along Fanno Creek, Actual residential development within the floodplain area is prohibited in accordance with policies 3,2,2 and 3,2,6, Twenty-five percent of the density on the unbuildable portion of the land may be transferred to the buildable portions of the land for w development purposes, provided all of the applicable code, requirements are mot, I. 101 • • i "., • ' . i, . On areas designated for industrial uses within the floodplain, conflicting ' uses will be allowed fully in accordance with policies 3 ,2,2 and 3.2.3 and ( ) the standards set forth in tho ,scan,i t iVt' I.Andn t'hm pt or' or Lho taommtrtot t'y Development Code, J. Ravine 108/113 Tualatin F'loodplain This resource area is actually part of the Tualatin Floodplain' area, yet has a setting much unlike the normal floodplain area. It has, , therefore, been considered to be a significant open space, water shed and wetland area; and it includes all of the land designated as floodplain, approximately 35 acres. This low lying area is primarily covered with deciduous trees and underbrush with a few marshy areas. I ,• T: , It provides a habitat for a variety of small animals and birds while . , providing a unique open space resource. In some of the areas, the property owners have maintained the area as lawn. 1 This natural area alsc functions as a drainageway primarily during ;, the months or higher water concentration. Many of the slopes going "'• • into the area exceed 15%, and adjacent to the mobile home park the . r reinforced slopes are a minimum of 25 percent. The actual floodplain area is less area than the entire resource area, The Tigard Comprehensive Plan indicates that the areas surrounding • this resource will be developed for Low Density Residential uses (1-5 I`•' units per acre), except for the mobile home park which is already , .. developed at a Medium Density Residential use (6-12 units per acre), These uses may conflict in some ways with the preservation of this ♦ . resource. If the entire resource is preserved, there may be a loss : p• of buildable lands, fewer dwelling units, and additional development • costs. Oh the other hand, land and amenity values might be enhanced, ' dwellings buffered from other dwellings, and local open.` space , •, generated, If the conflicting use is allowed unaltered, there may be • a loss of wildlife habitat, lower water quality, 'and additional costs ' of modifying the area, The staff recommendation for this Goal #5 is that the floodplain and the ' low the 150 foot elevation mark be preserved in their entire ravine area be 0 natural condition, including topography and vegetation, Density transfer from the site will be allowed up to 25% of the density allowed within the resource area Parcels containing any of the resource site will be required to develop under an approved Sensitive Lands permit and the ' • standards set forth in the Community Development Code, ` , K, Durham Elementary_Sc. 1 hoe ur • r The Durham rham �lElementary School was determined ' to be a significant , historic structure, The school site includes 5,59 acres,` Now, part of the Tigard School District 28J, the Durham school was erected in , 1920. In 1951, an addition Was added to the facility which how • houses classes to the sixth grade, In addition, this school house isll ° the only remaining institutiohal land mark in the southeastern portion of Tigard, Efforts are continuing to place the structure on the National Historic Register, 7f +, /, r.. � 1/ "fir , '^ 1. I • �1 • ' , `� �,''�+ ' 9�.�..w.�..«c .r�:.+:..31::W.wo-,.'.n+«-,..,.-J,.....6.,...«.,1.,...-..-.-r�..,...1w':._f...'.;d.:.i:..,,.....n�....,.:.1xN....1.y,..,—_.,,........�hw-.+.1�.•�.�.r«...,.,-.;.I.,u.a,6s,........?.:...,.n,--.,M-,................�+H .nw,�.�M.,....r,_.,.:-.—M..«;..v—..,.'..,.r....e...h-.w-•.,«-.:-,�.,.;.,.,,.A.-5:....,1�+.,....,.w4.1a.S:ui-..�r.-:a-:.,.,n,-,.yq.-.,...r~,..w:.,n.......1,�..,.7..aJ.w.,kat�.,4.a:.U.0 , , JAMES & DENECKE CHRISTOPIiER JAMES h PROP=FSSIONAL CORPORATION EF 1F gg p C) ARNO H.DENECKE • 'F U tau 9�w" OF COUNSEL. DAVID R,bL'•IAIECKE ATTORNEYS AT.LAW ' ROGER K.I'IARRIS FACSIMILE J.RICI'IABBD URRUTIA 1670 ONE MAIN PLACE 1,t•(� 1 (503)222.7261 ' CEEANN CALL-Al t. " CHRISTOPHER E.MART'N1 i0i S.W.MAIN STREET IN 1 J PLY,RE ER rc� PORTLAND,OREGON 97204-3226 �f�pp ( ouR PL E NUMBER: '� •MEM131.:ROREGON 4�E�11 Y i)rVELOri{Lr.'`,q ANID KANSAS BARS (503)228.7967 tMCMB'SR OREGON AND WASHINGTON BARS 20 0/8700 • Ju :y3, 1991 Mr. Jerry Offer Associate Planner City of Tigard" • 13125 SW Hall Blvd. • Tigard, OR 97223 Re: Knez Building Materials - Sensitive Lands Review and Site Development Application Dead Jerry: Please find enclosed for your file and information, a copy of the wetlands fill permit issued by the U.S. Army Corp of Engineers, Portland District. If you have any questions, do not hesitate to • contact me. Very truly yours, 0 ' & D l i CKU • RKH:mk Encl. cc: Paul Agrimis (w/o encl. ) , . John Knez (w/encl ) • i I i 1 I � • Y .... ......... ....1..V ...w....hl._«._...._.1.« r......•..':A..r.«.. ...,....1.-.r...,«..... v.....•t.....:. .r......r _....,..w,..a .....$....ra.-. ...t,..a.........n\..-..,,....rir rl,..�...r_...4.a....r,._.....n..r.-.n.,n•„ww.....n n ..._ -....r..4.-.-....n«.....r.UN.. .«._.r.l n. M.....Jr r.r..a....«..Nw..a..«...w.J a .. � 1 ' f , ( DEPARTMENT Tt3XTg I>'u ARMY PERMIT PF r , Permittee: JOHN S. KNE SR: Permit No: ,071-OYA-4-00902.5 Issuing Office: Y.T.S. ARMY CORPS OF ENGINEERS, PORTLAND DISTRICT Y ' NOTE: The term "you” and its derivatives, as used in this permit, means the permittee or any future transferee. The term "this office" refers to the appropriate district or division office of the Corps of Engineers having jurisdiction over the permitted activity or the appropriate official of that office acting under the authority of the commanding officer. You are authorized to perform work in accordance with the terms and conditions specified below. b ,. , Protect Description;' Expand the Knez Building Materials Company materials distribution center in the City of'Tigard by the addition of a 50,000 square foot building adjacent to the existing 22,000 square foot building. The expansion includes the construction of paved areas to accommodate the parking of trucks and customers vehicles. The site development would fill 1.7 acres of herbaceous and scrub-scrub wetland adjacent to Red Rock Creek. To compensate for the fill in the floodplain and reduction of flow carrying capacity of Red Rock Creek, the creek would be lexcavated,'to a width of about 20 feet and deepened to provide a channel of 23 •� ' feet in depth. Mitigation to offset the impacted wetland will be accomplished at 3 sites adjacent to Farina Creek on Tualatin Park . v • . and Rec:cation District property. I (Description of mitigation on page 2a) Pur se: The expansion allows the Knez Building Materials Company to house their segmented business at one location provide for more storage of materials,offer customer convenience,enable the delivery trucks to park within a secure area,and make the operation • of the business more economical. • • bravvings: Eight sheets labeled 009025 (Red Rock Creek Fill). • . Project Location: Red Rock Creek, MIIe 0.4, in Tigard, Washington County, Oregon I ; , ' Permit Conditions: • ■ General Conditions: • , I, The time limit for completing the work authorized ends on June 30L 1904, If you find that you need more time to complete the i authorized activity,submit your request,for a time extension to this office for consideration at least one month before the above date is reached. ^ ' r ' 4. 1 � must maintai n th e a ct�v l t y cut or zed � thi s �r m it !n cod cordtt ion aid rn N onformanc e w rt h the terms and this permit. You are not relieved of this required if you abandon the permitted activity,although you may make a good faith transfer ° to a third party in compliance with General Condition 4 below, Should you wish to cease to maintain the authorized activity or should you desire to abandon it without a good faith transfer, you must obtain a modification of this permit from this office, which may require re the area: restoration of I • 3. If you discover any previously unknown historic or archeological remains while accomplishing the activity authorized by this permit, • you must imir'icdiateiy noftify this office of what you have found. We will initiate the Federal and state coordination requited to ' determine if the remains Warrant a recovery effort or if the site is eligible for listing in the National Register of Historic Places. ,I ^ . ENG rORM 1721, N p v IG (33 C"R 325 j��peftdrx��� '' • 1 , li it i w 1 } to .J ` i ( �' `�u.. • Permittee: JOHN S. KNEZ, SR. i Permit No: 071-OYA-4-009025 • - 4.` If you sell the property associated with this permit,you must obtain the signature of the new owner in the space provided and • forward a copy of the permit to this office to validate the transfer of this authorization. ' . S. If a conditioned water quality certification has been issued for your project,you must comply with the conditions specified in the ' certification as special conditions to this permit. For your convenience, a copy of,the certification is attached if it contains such . conditions. • 6. You must allow representatives from this office to inspect the authorized activity at any time deemed necessary to ensure that it is being or has been accomplished in accordance with the terms and conditions of your permit. , , Special Conditior s: See page 2b .. . ,.y �.' Further Information: 1. Congressional Authorities: You have been authorized to undertake the activity described above pursuant to: ( ) Section 10 of the Rivers and Harbors act of 1599 (33 U.S.C. 403). . • (X) Section 404 of the Clean Water Act (33 U.S.C, 1344). r ' ( ) Section 1113 of the Marine Protection, Research and Sanctuaries Act of 1972(33 U.S.C,1 1413). 2. Limits'of this authorization. a, This permit does not obviate the'need to obtain other Federal,state,or local authorizations required by law. 1 • i • b. This permit does not grant any property rights or exclusive privileges. • • c. `Phis permit does not authorize any injury to the property or rights others. d, This permit does not authorize interference with any existing or proposed Federal project. . , 3: Limits of Federal Liability, In issuing this permit, the Federal Government does not assume any liability for the following: • .. a« Damages to the permitted or uses therefore as a result of other permitted or uht�rmiitcd activities,or from natural causes. b. Damages to the permitted project or uses therefore as a result of curreot or future activities undertaken by or on behalf of the United States in the public interest. c. Dam ag a s to persons, p ro per t y� or to other permitted or unpermitted activities or stru cture s caused by th e activity authorized zcd ' • by this permit. d. .D signed or cohstruction deficiencies with the permitted work. i t . i , 4. ,, iX • ■ 1. ■ • , • 1 ermiuec+ .1011N S. KN1.1 Sit: Permit No: 071-f)YA-4-0)e)025; . , • M1''1GATAON >, X . • Cil'site 'Enhancement Areus (`A, B, & C . . Fannta Creek Park f !! flail Blvd., es of Bike Path I North C 13 1 A. � of r �1 ., � f . This area will be cut in an irregular pattern,with elevations based on the invert of the small east-west ditch which drains across this • now flat, reed canarygrass-dominated plain (Sheet 6A), Beginning at this ditch, the grades will be cut on very shallow slopes heading • . south, so as to intersect ideal elevations for tufted hairgrass establishment, North of the ditch, the area will be excavated to ditch •.• invert grade,with the surrounding areas as shown in,the plan views to be stripped of the canarygraass mat,mulched with topsoil from , . . . the K.nez fill site, planted or seeded with tufted hairgrass, and planted as shown, • thteavation wt Iutd amount to 1,430 cubic yards of material. Lxcavuted material will be placed so as to create berms on the east, ; . side of the wetland, adjacent to the,pathway. The grading will be done so as to leave slight hummocks,or islands, inscribed in the ' ' ' • landscape, while the edges will,be feathered bank to create 4:1 side slopes. Pacific ninebark (Physocarpus capitattas), Oregon ash • (Fraxinus latifolia),serviceberry(Atinela itchier alnifolia),black hawthorn (Crutaegus e/vtaglasii),red-osier dogwood(Corms stvlonifera), • western chokecherry(Prunus ernaarginata),blue elderberry(Sambitcus cerulea),cascara(Rlitunmis par/:iana),swamp red currant(Ribes , laacustre and tufted hairgrass Uescltam sia ces itvsu will be installed as shown on the planting plan. The total area to be planted )i b ( F F ) P gP P and excavated would be 1.5 acres'(65,300 square feet). The intent is to provide diversity and structure in this meadow-like area ' presently dominated by reed canarygrass. Groundeover would be tufted hairgrass transplants from the iKnex site fill area and seed spread over the entire excavated area Tufted hairgrass seed will be mixed with red fescue (Festuca rubra) and broad-leafed lupine (Lopinus po/yphyliw). • M• preenw<iy Park � � � � � � � � � � � � � �� . '. B. Fenno Creek Backtivater An existing backwater slough,located roughly 350 feet south of I fall !toad and west of bike pathway,will be. excavated between 0.5- 1°over a U.S acre (35,000 square: foot) arca,(see Sheet 6B). This plan expands the slough, removes the reed canaarygrass mut,and adds to community structure and wildlife: habitat, The excavation volume is calculated to be 1,300 cubic yards, and will be placed as ' a berm east of the wetland. Oregon ash, black hawthorn,swamp red currant,serviceberry, red-osier dogwood, and tufted hairgrass '. 1 i � 1 ! Y ♦ , serviceberry, Y . 1 ) Y will be installed here, after again placing a layer of mulch from the, Knez site over the area to be treated. Cascara will be installed , here, , placing a layer . Y 1 Y area be Cascara [ A' : : on the berms created by placement of 1111 on the east side of this backwater. Groundcover,will be the sane as for Area A. C+ i orid forth of Seholls'Perry Road , ,, I This pond, approximately 900 feet north of Schulls Ferry 11.oad,will be expanded, by excavation to 1.5-2' depth, to create a shallow F, • ' . 1,8-acre(18,408 square foot)aquatic area with 46;1 side slopes'(see Sheet 6C)Y This area will be planted with the same complenient , • of plants as proposed for the area north of flail;Road in funnel Creek Park. To provide at buffer for wildlife from disturbance by park users, 1,200 cubit yards of excavated material will be placed to create low berms in the upland areas surrounding the lake on $ , I both the west and at sides. Plantings for this acua include black hawthorn, Oregon ash,serviceberry,red-osier dogwood,nine bark, western chukechetry,swamp red currant, aand,cuscatra on the berms. Oroundcover w!'Y be the wine as foe`Area'A and this area will •• also be mulched with organic topsoil from I the.knell lilt area, . Onsite I,iiitatieemetit , ' Knox Site- The details of the nsite enhancement are h i on drawing 5, The main Items of tth � Y details he lit enhancement Y � � sheiw� on r�i , � the plan provide for excavation of , '. , • a sediment detentlt)n pond,construction of aswale along the edge of the paved urea to treat sturnmwuter runoff from the paved area, ' the excavation of Red Rook Creek to negate any rise in the flood water elevations,me revegctatkrn of the disturbed creek channel, the YY s Y the + channels v i , Y . • Y Y the + + . • and the, placement of weirs in the., small in the remaining wetland area to impede the. runoff of surface:' stormwJte,r+ w . , , I , • I I W , i v • I I • w; 1 I „..«I..,„..k,.....-.......µ..-.,.4.._,...r,..,. .-.,.._;,.M,I .�., .......++y..,.-.«.....,w..m..,.«.. ,. ...,......u.._.s..y;,..«�i.i....h.....:.,.rti,..ru..':7..«:,...A...1.«.a::.k•u«u.,L.,w_:,,-. .M.l.«.U.+...,+.w:.,:..,:.:_....s:..uas,,.�.. • Permittee: JOHN S. KNEZ, SR, Permit No: 071-C)CA-4-011902s S ciai Conditions a.‘through i. `- a. The goal of the mitigation is to have no net toss of wetland functional values and in particular to compensate fur the loss , of the tufted hairgrass that occurs in the filled wetland at the Knez site. b. All areas along the bank, disturbed or newly created by the construction activity,shall be seeded,sodded, revegetated, or ., • given some other equivalent type of protection against subsequent erosion. ; • c, Work in the waterway shall be done so as to minimize turbidity iricreasles in the water that tend to degrade water quality and . damage aquatic life. d. The selected herbaceous plant species,including those salvaged and transplanted from the I(n,ez site,for onsite and offsite . , ' mitigation shall provide ground surface cover in accordance with the following percentages each year: 50% 1st year 65% 2nd year 80% 3rd Y ear 80% 4th year ti 80% 5th year • e. The introduced shrubs, for onsite and of ite mitigation,Shall have an 80%survival rate at the end of each year for a period. 1. The hydrology of the remaining wetland area at the Knez site shall be closely monitored for a period of 5 years and corrections to the surface flow shall be made to prevent any detrimental wetland Impacts caused by the onsite channelization of Red Rock Creek. g. At mitigation site A,a 1/2 acre area south of the ditch that bisects tht ,ate shali be planted with tufted hairgrass transiplailted from the Sriez site. h. To provide an isolation factor around mitigation site C,at Greenway Park near Scholle)terry Road,the berms and vegetation plantings shall be designed to discourage human intrusion. L A monitoring report shall be submitted annually to the Corps of Engineers and U.S. Fish and Wildlife Service for a period of 5 years. This report shall include infornmation regarding the success of the onsite and offsite miti atiorl areas,and would include � y � g 6 g �•,' . information to substantiate conformance to the special conditions listed above. r 6 • 2b • • • • y� r r • • 'r r . • 1 r:.. -• _.. _ I4_..+:L4—,..w..n..._.....,..,"...—.4,..,,,:,—, . ■ -1' r itt 7 PIN S. ICNE., SR. e � e P >a e O l' Permit No: 071-OYA-4-00902 - • •. C. Damage e claims associated with any future modification,suspension,or revocation of this permit., e X3 g Y lx I� i;, 4. Reliance on Applicant's Data: The determination of this office that issuance of this permit is not contrary to the public interest i' • • was made in reliance on the information,you provided. i 5. Reevaluation of Permit Decision. This office may reevaluate its decision on this permit at any time the circumstances warrant. Circumstances that could require a reevaluation include, but are not limited to, the following: a. You fail to comply with the terms and conditions of this permit. " • b. The information provided by you in support of your permit application proves to have been false, incomplete, or inaccurate ,, •,, •. ; (See 4 above). , 5� •.Y. office did not consider in reaching the original ublic interest decision., ff � no C. Significant new information surfaces which this o i g p • Such a reevaluation may result in a determination that it is appropriate to use the suspension,modification,and revocation procedures \ contained in 33 CFR 325.7 or enforcement procedures such as those contained in 33 CFR 326.4 and 326.5. The referenced enforcement procedures provide for the issuance of an administrative order requiring you to comply with the terms and conditions i where appropriate,p You will be re uited to for any corrective measures w r legal action h. for the initiation of q pay Y permit ri and • of your xii Y � g • ordered by this office,and if you fail to comply with such directive, this office may in certain situations(such as those specified in 33 • ' CFR' 209.170) accomplish the corrective measures by contract or otherwise and bill you for the cost. - '.• „, . ,� 6 Extensions. General condition 1 establishes a time limit for the completion of the activity authorized by this permit. Unless there are circumstances requiring either a prompt completion of the authorized activity or a reevaluation of the public interest decision; °, • . the Corps will normally give favorable consideration to request for an extension of this time limit. 1 Your signature below, as permittee, indicates that you accept and agree to comply with the terms and conditions Of this permit. . '2 — / , (pt I'1 t�E) (DATE) ice• : , •„• This permit becomes effective when the Federal official, designated to act for the Secretary of the Army, has signed below, 4 • • (DISTRICT ENGINEER) (DATE) • r • • • ed ill'in existence at the time is transferred,or work ue to by this the new owner(s)s, of the property, To property transfer of this terms and , When the authorized permit are still pe y ' , e�structures permit wilt cotitihort� t r it, ` binding on the �� conditions of this � , �bi g t'h �nerO p perty� validate the tr� � permit the associated liabilities associated with compliance with its terms and conditions,have the transferee sign and date below, . (TRANSFEREE)FREE) (DATA?) • , • M 1„ , ern, • • 3� • • ' ., . • , . . , , . ,. ., . . . . . .,.. . .'' • ....- . , ' - - ,-, -. ,, ..,..,: ----01z-ry T'......si--.'--:rirtrmrt.....,: 1wmgrmtlimmtwgzgaZanganiszo-' ' , . (4 ,... 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' t! , City! Cotint ! 3Easjihigtona. State , t EVAfl s mt 5B of 8 . IJa�tci �il 4� Gih� SURVEYOfaS �tl , � 1 IUI;NAt'E,�1.Rfi�iYiFL�,�'F',107211'ISIS aa. • T•M • r,.. _., . . :.. n.. ,:,.�... . ..,s,.. 1,•.1:. r..•,r YI. tn+MUGIr.•W r. � 1J.1;M�,�.r�tR O.N.r.W � , '41'..".•'t.'F i 1 l}• .7`�rr 4..11;?C j';'•:=fir'�h�"h� r�ji : 1 , t •w Ada b �. , , i , , — ' ' ' /` •,r � '": /1:1 \ \ (----'L.) C.) el. riyitz.. 162.7 se", 0) '..LN ° ..'". '\s„, '''. i . 1629 C) �� \ gX/$7710 WE r PEP/4E5'5/0H 14 r' 0 () \ ."--N t Ploy 1 �,. t, 1 Court \ o 0 •„ • -• \ \ 160,4 x / I 1EXT'�. \ ° \ ALPILIJ N,, o N.° ° O \ g 4 ° 'x 166'5 1`\, , o Gott {Fuld • •`� ; ;1 L • -� �` 550 0 o 0..i • A' ''''''‘'N'''''''''. .,,, . 4 4 `• � \�` �'�164.5 , i . .4 • ` ,,,,� w e 16nr t ,P • 1 ,4�, 0.0' a8 x s, ti 1 169, , t ` . Ci ►LE. /400470 p 1 ii ---)\ i ✓r?+ 15 810 r l � \ 4... /'q POSE y) MITIGATION ATION CO111•itIQRS____A: - • ins ,;.fed Roof. At J City:Y T1�. 1. County: _,�s�ji�i_•tart Slatc: C � Application I By J e, j�-v+� vans n� a�tatt�, Irt 1 DAVID EVANS AND ASSOCIATES C. , . LNG12��S,SURYh`YDRSr 1 bate: .�4ar_sh.14. 19 a � PIANNMS Sheet �► 0 Atat7 Ecit# S+G�fIISI , S 1 :Y<Y f- a - - f • F_ / �_- k;'- ` F p. ���-� _ --*� _ , Amy r- - •• ` - ~ J _ �.• -- f _- �„ r - - +.r- c LY I/ - rte. . - _ e�:- _ _ •,- __ anno creek Park . a oulevaj I � - ∎...r' 4, - ,�- ' .( • .. ..„...."- ,,,,y/ >)1 •f( - ----_, * lil. .". . 7 lf -..."--• • •-•,.."-'" ' /7(/ I c. \ -,----"" t* 6 ) (II j,,A, 0, its;4,14;e4k.z .. .—:)i.\ \ ' ,i, i 0 ' ,>" ;) / : / -.-./- 's 4° a_ to.r , ! i 6,..4,- .,ej 4.,, , • iit -▪ n , . -_ / 'T' n 0 *** . 0, L-., . : _....._:.: is I. 1 \...., , .. fat' Mk %.•- - .X. - L. ,,...12A..... .,(C:f \C) ' - _ eL , a'70-1 ,,........,_ .. ... ,...,_I ice. ,,.� _ fPlfl?/s X4'1`„,,,,,,„, &AA,. 1 --t 1 - /- / i 1 L /4,a, i /7/ - t - -k'i, (*...- - /t , 9_ 24 ... r-`1.77 r., /ft, ,,„... .,- op .„,---/ ,,.,&. _ f f I :�� / j - i _ - ,£- :;/%AL- /I/ o . ( Af,-/---- ta 1,, 4 • ------ . --- --(' fig,4,6/7;47- N. / \ \ -7°eMAA111°1- i dor - / •on- - ,---/j,.7 ( ..7 i”' -, ,_ . d ,m7-6•71-f lbe-It '''/g9--._ 1,,1 4 , / ,7 0 • ' -N., / ° —, 1 :....; e , ... . \ // I' ir ,„ i , . . - - - _...„,....„, .-- -. . / S------ 1 c/, v :.i• _;, . - 1_, /C Pule ANO ,'.•,',!rip ; ,lid ". _ .+, �a -, 9�_ef i�'".'4 Y e 3411 fAf.�• ' - 0. i no I i = - 1 . / 177:0 n... s. Q'' A r,,,,/. ' �' IPROP SED WET LANDFILL °M1TTGA.TION a / -.... ---"---"\\\ el .4,,,iiii„. 1 / / - . * . . G ----.... 'ELT r \ i . _ • V----__..„...._) ( ?. 1/ Z-'■ /7 ..14tir i - t. O 1 ` - .1a • '°: ,. -t. Ira: Red Rock Creek At NIA City.. � Count y ��hcn an State:Oregon I, Application By:Ravi Eve_and Mates. Inc,. DAVID EVANS An ASSOCIATES, /N C. . ENGINEERS,SURVEYORS,MANNERS. • Late: areh ` sheet I► IANDSCLPE ARainx rs,samiS s °FECES ta*d OREGON,.WASHINGTON,AM G%IIFQRNIA = , ,.. .•r • ..,,,.'� � � :,.�.� ..... • ,,,.u,,,.-S„',l.r,+'•t%',ti.i , ,I;...ryr't•le ut ♦u rte.,. . ,,l.IY'Y•.T. d\♦/V•••W....:•iw i..•i• .i-w11I c^wcyi•ifi.v•rv!v .•r:.....*u:r5atsV'�.t�.1.5•1 b'�d•, 1..�• ,',, ...r wY,. `! YY` . .L a S, • - reenwayl Park Near foall Boulevard I •, `-”0 ' //////� ,� Marsh Enhancement �1 . I, ,\,...1 / 4 V � 494; � , "� L. 10-an•/ s ,. 1;,'‘,\ i t r.� t . ! ) 4 1. 11 ' 1, c-rr • ' .,. L //,,,/ o,•-• ... '\-:,,.,-..... c , ) 1 .... .. , %\ .1, i , / 0 ti.D. \\::: ,,........., ,,, . ,,, , 1 . Vi 7;•,, tili $Q .. ':fit ;&� Ptp'oseD i3p> v(n',/ ..,� �. ,� ► ,/ 1 . f _ t. st 'ffiN ',` , . fJJ s ■ l \ /L'f 0, i �. ,�i�, 168 7' ( `,\ �� , , N. \ � er r n E �. 1 ,‘‘. r 17:: ,,r?fis,ro 6,q , i . • i \ ) I. I , ) ' !• \ e . 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Marsh Enhancement.-- 4 {. ..:,„• , , h Is! PsTc ; I. 4114 , \\S\ 11 CI\ ,61.5 .' I / \ ', i 6. .-}, . ., Ploy' -"*.k.".... ' . . 4• .. 1{ a ...„'‘.. . \ -, -- .• '�,' \ 160.4 x .., • i , \ •• , 'E) ,'. . c \ �• ' . • • AC. P'/117.4::, ••. � �• .; " „.%..,C see O �� � =0 �. 1.or r , .4g::3-) 16.5 ti � � ” . 'tit,, • \ i ,: _ . . , — or wPre-0 H.Aiftave"5 , .• .01, tr. ,ot: , ) ik Ea r-&--,c4,,et AND ' N.,_,,,.. .,. . ' e'f .-L. ,.4,VE V 1.V/o/N, (/ „„/„, 4,i ,e'72,e'V'c,-4,00 - 1650 .•� �'� L�• r�t!� !'r . . •• . 013771/Z 49 Oa AizeA. ** --,,,_,,...-Ns:'%"--...-\,„ 0.i'. -'. , , .,, � a 164.5 a 16O .t1 (, .ilNolip'-' ■ \\, ' --)-.1 , 2,, ,c----/—,,,,_4, ` 5 c loo l I1t � \s,... i 16 8 t a 16 9,2-.,,,.\\.,N, r, i lampativeraum , PROPOSED vVETLAND J TES,AND D mind rio all illiFianting ' Iti Rock rg&k At t IALA City: rigaa. County:nt� :Washington State: . Application By: Dth y � Lc A, tam Ins. DAYx , ,..lytar_dti4j221, 114GINEERSe SifttVEYURS,PIA1411131S LANDSCAPE AlnintICIS MEN-115'6; t, .,1)' 0 . , , , . . . - - . -- ..,......,. ,,,,,.i,..,...4..,,,a2ntrar.riztit .... ' , , ' • . , I" 1/4',„ , ... ,. ,.! ".„ r v...........................................* or............................... 11i . . il - 1, 1 Pjp . .. .riti Plan Legend • . F1',1 '' evr/svvreetpylovitioN NAfl •_ -N-te - erti/wrnr . tv, • - 0 6/2„..krAet,/ oewt.,45,11 ‘,-.01 ,go , r%:foI4 PyravilrYiril . il '' . il I 6-6 1.0 . t i rplo) P/tAxilv't* tA•r/PiaLIA ‘''--iv Ore9er7 lli ' , -• . 1 lip itHAMA4 rtie-45Hbetiv,A 6-1,1 i' 1 , 6A6ara .. 4kA:let -77/1,4/A 104/ ,,,vrA 6-101 2- , , • )eerth We -7 #-/7 Ped CedIr . c,, AbleLAyaVE-A ALN/P'L/A z--.. ' I zo eetwceberty v.. a eviri-,Ala dgrtpLoNi.P.6114,4 2-1' lzoi . .4,,, ieci-as7er Paqkva9d • 6g.'1 ,ilvt.feivetl, cgAill-e,4 istue ' 20 elde y•rb-err z-o , .• lioSstiO litlY ,01.a41,-./ eApir,47w, 2„- ` 1,00 ‘1"‘ . AlmeParte c,-;0 P12-PiviV• OrttAirzipIArA -- 1 30 ..,. . ' Wegterri 61101-0 clien7 , ,* • il..145/6 7--,czire 2=5' 34) 14,/,,fnip 'keel a/Irani- . ,, • -.• c • : 1 Nor 7-8,4r 6P-4wNP'e4veiz WILL • ., WITI-1 A itiii7i1,26 OP pgSe*VIRCIA - , e-r-5fire>5:4‘&*-W7eP ikethe61A5,42, . . ' 1 it -i-vo,i4 p-MM (API,Facet/ d)) ANP . 0/44,isii, ttiltyNe ao"/Nus Pe6r1"1/r415)- ...„ , . . • - , .. . PROPoSED IVETLAND MIL ArTo ryttilOATioN Plauttnalanidegend i in: _ ed oRhsLfrujLc At:_NIA eilk City: Egad_ County: Washin2-Jon State; Oregott Application 13y:Pat tdavns and MsociateAjm DAviD EVAN s mut Assocans INc Match, morizEits,suRvEyoks,pi a , • , Date: marcn 1.4.„LIDa, sheet a...21m LANDSCAPE ARCIITTECTSi SainsTS , . , OMCES IN OREO0N1 WASHINGTON,AND CAIITORMA t - . e . . . , .. • `,.:;'). , . -- tic` P 1---7. r r• .. i I ---1 -Ne . i - r=X-1-€74.- -.X.T16: HAJITHOW 114e13'-..416145 f r C40:54V0i7L, , 1 . . HAL-1-.esbib. p, f 14t5ili ', ! PA-ND. ' f )7'1a BEAM 5hiA1-44141 affi 4 00 _,, -1 - c-irr ,,,..... _ -4- �..-. -. ! jb� .,gyp:l . ,gyp/7E section a= . CA4 Fanno Creek Park At Hall Blvd. v YitNt� Marsh: Enhancement i mzeikr eXS7. _ _ _ _ .S- - - •_. • r _ 4 �; ,, . :: Scale: .�'�-"9-'��=�i1 ' 1141706-141•": .,..:�< -. e;; tt� t�[iZfillta '���°�Q[} 3c:! 0:1�a-3P° _ fl,�-Pa Section ' _ Vertical:1 _ .iO- reaawa Park South of Hal! Blvd. r Marsh Enhancement PROPOSED WETLAND FELL AND MITIGATION i4� � - ' t rn: e I r ma c- .. �t .!fit. .' Ctt,. :tg C�otinty:was . . ingfan State: . of' Appl%afion B. ,_ ? f. DA Associates once _DA EVANS AND ASSOCIATES, INC. r INVEYORS,MANNERS, i DBt :_Ma c y�1- Sheet $ LANDSCAPE CHIIFCi ,SCIIIYIISIS OFFICES IN OREGON,WASHINGTON,AND Citl FORMA :" , i t • a O t _ •-. -.. :'•‘ . '•` ------.-;-,N,$•:-- '`tf•-•.t_,i:~.,r,,, If'A- i i-4.)y k. a.-1 J-•„T V` G-at• 4Y --ts-tr ;_•_• ,- - - - --- - -- i. I i N ',VR`f� 1, 1 �. t !' & !{ ilz - Agli I/A O / .6 CYP-IW�f- t. - � 7IL _ � , P/OLO 4 0 :-.. 170 ,.1. Lair 111,701=1011, N.\.wart !ter`�,/ • - --7,-;. - ate-,1 :R ..e�+►;,7.�.�i•� • lea k,•g-�-:-- '*1 t. Greenway Park At Scholls Ferry Marsh° Enhancement .. Scat: . t Horizontal: l`_ 100 Ft: Vertical'ff 30 Ft. ;r.: En C-C' I PROPOSED WETLAND FEL AND MaTIGATION ' _ .r•. In 1, ' Red Rock Cfeek At: M D G n _r ., 1_`City: Tigard, County: Washington : State:Oregon _ - Application By:David Evans and A iat _ DAVID EVANS AND ASSOCIATES, INC. li ENGINEERS,_SURVEYORS,PLANNERS, Al - - Date: idarch 14a_ 92�: Sheet 8 of 8 OFFICES Thr OREGON,w.s GIDN,AND CALIFORNIA ' _ - -- - - - - - - - -- - 1-- -.e ev.?Mb'�'C•` - - - - - - - - - - - - - - 331 - _ . ,J UDC NLL, RAMIS, CREW & CC)`., LOAN ATTORNEYS AT LAW BALLOW&WRIGHT BUILDING 1727 N.W.Hoyt Street Portland,Oregon 97209 TEEPHONE: (503) 222-4402 FAX: (503) 243-2944 DATE: July 1, 1991 TO: Dick Bewersdorf, Senior Planner Jerry Offer, Planner FROM: Michael C. Robinson, City Attorney's Office RE: QupstionRega.rdingNatigeEgr01Agirlpdicial Hearing gaUTION PRESENTED AND FACTS: Jerry Offer called me on June 26 and asked a question regarding notice requirements. He gave me the following facts. An applicant has submitted an application for sensitive lands and site development review. The hearings officer held a hearing on the application on June 24 and continued it until July 29. The record remains open. The hearings officer determined that, in order to proceed with the application, the applicant must also receive a variance from the Tigard Community Development Code section requiring a 25 foot setback from wetlands. • Jerry asked whether the hearings officer may consider the variance at the hearing on July 29 without additional notice of the variance. Jerry told me that a separate application for the variance would probably not be required in this situation. DISCUSSION: In order to answer this question, I have consulted the Tigard Development Code, the Oregon Revised Statutes and decisions by • LUBA. 1. TIGARD DEVELOPMENT qanamummENTs. • Section 18 .32 . 140 states the requirements for notices for public hearings. Subsection A.4. requires that the notice contain "the notice of the application in sufficient detail to apprise persons - - entitled to notice of the application's proposal. Thus, any notice must contain a suffiCient description of all requests that are to be Considered. / believe that this wnuld also include the present situation where a formal variance application will not be • made but will be considered anyway. • DONNELL, RAMIS, CREW & C� 2IG�N ate, Memo re: Question Regarding Notice For Quasi-Judicial Hearing July 1, 1991 Page 2 2. QRS PROVISIONS. ORS 197.763, "Conduct of Local Quasi-Judicial Land Use Hearings; . Notice Requirements; Hearing Procedures" controls the notice provisions for quasi-judicial hearings. This statute has two requirements relevant to this question. First, subsection (3) (a) requires that the notice shall "explain the nature of the application and the proposed use or uses which could be . authorized." Subsection (3) (b) provides that the notice shall "list the applicable criteria from the ordinance and the plan that apply to the application at issue. " Thus, the statute requires that the requests ani i.he applicable criteria to those requests being considered in a quasi-judicial hearing be specified. 3. LUBA DECISIONS. Where a local government fails to follow its notice requirements, the action may be reversed. Both v. Benton County, 6 Or CUBA 108 (1982) In Bosh, the County published a notice stating only that it was considering a request to approve a conditional use permit for a mobile home. In fact, the County went beyond the scope of , the notice and also considered a request to expand or modify an existing nonconforming use to allow automobile repair and outside storage. The petitioners challenged the approval of the nonconforming use on the grounds that they did not have actual or constructive notice that the County was considering this request. LUBA ruled that the petitioners were prejud iced because the County had failed to give them notice of consideration of this matter. 7 Or LUBA at 116. Thus, failure to give notice of a matter actually considered was grounds for reversal. CONCLUSION: In this case, I understand that the hearings officer will hearings cons idler the request variance request in addition to the Code, statutory the original a van - request made in authorities, I recommend that abo . � _ ry. and case ., application. on the pp . Based orities, r e at the City provide notice of .Iie variance request. 37 763 requires notice of the particular application and the applicable , t ry R cr�:teria� Unless notice is given for requirement is not met. Further , Tigard Community Development that the h Code requires e n �.ce be specific .' inform people ,' d If the original to L e p f �° c ' o of what is being considere g� l notice did not list 4 ; ••, .. .r r..1.^r..nh'r•n..J.a..w.LY+m-•r«n.xu.l aa..J....•nr.M.n.•.f...'nwM..Mr..1r.uAM.u.,d1:,.r..w....4.C.r.r,v.+ w d t...0.--1 �tr« rn ......4 rnrw y,. .,•Ir. w.'^�w.-ar.r+,+. N .._ ,.A.. ..A;,r.Y,...l.. a...t_:w..r.,. «..1'.w..ara.,�;.. +nw...a'=ala- .«rA—.Ir,.l.., «dw.L:..,��.:..,1.......+l,d,-w ..l..m.w..1.+..x.u...::..L.tA .:�CaCw.�.....+«,:...rr:it_.i.. n:l.+...... O'DONNELL, RAMIS, CREW & C&, 4,, Memo re: Question Regarding Notice For Quasi-Judicial Hearing ' July 1, 1991 Page 3 P a variance request and the hearings officer considers one, then the original notice is insufficient. rr _ The notice should conform to your normal notice requirements. Failure to provide notice of consideration of a variance could lead to invalidation of an action on the variance. Jerry also informed me that a new application will probably not be required for the variance. He said that the City's normal practice is not to require an additional application for the variance. It is worth noting that in the Boeh case, LUBA questioned whether, without an application, the County had authority to grant approval. Boeh, 6 or LUBA at 116, n.10. Since the matter was resolved q without reaching this issue, LUBA did not answer this question. While you do not need to make the process overly burdensome or cumbersome for either yourselves or the applicant, you may want to consider at least amending the original application to reflect the variance request. If you have further questions or additional facts concerning this matter, please do not hesitate to contact me. MCR:bj d MCa■TIGARDWITER.Mpi • I I I b • • I I I I I • I , II' .,.il '!. ....1...,. ...k,.,.,..r,.--..... ...,..x.,.-................m„w.A.i..l,.u......:....+ww.r.iw,,.x,.t Mn,.,x.-......u.......m.,.r.4uJ,M.a.4.,.M-ru:.J....iA.,e.n...N.a.+-:......•n.w.rn...+a.:....4...a.n..««.Ji:J..4.I—V.........I N,. ..!•1»,..,....Aw ......rv..i.... .i...�..,.,....... ..«�..w,-iC.r.F.-.ar. i14 } AGENDA ITEM 2.2 STAFF REPORT TO THE HEARINGS OFFICER MONDAY, JUNE 24, 1991 - 7:00 PM TIGARD CITY HALL - TOWN HALL 13125 SW HALL BLVD. TIGARD, OR 97223 I. SUMMARY . I I I Y OF THE CASE: Sensitive Lands. Review SLR 91-0001 Site Development Review SDR 91-0001 Variance VAR 91-0004 1, FILE TITLE: Knez Building Supply SUMMARY: 1, The applicant requests Sensitive Lands Review approval for modifications to the 100 yeas.' flood plain of Red Rock Creek as it passes through the site. Modifications will involve some wetland modificat ions. The proposed landforut alterations include the following: • A. Filling within the floodplain S. Wetland and meandering channel alterations. C. Main channel expansion by 20 feet. 2. Site Development Review approval is requested to allow construction of a°.^ 50,000 square foot warehouse building and the associated site improvements, in addition to the existing 23,720 square foot warehouse c building on the site. 3. A Variance :s requested to allow 66 parking spaces to serve the 2 lance z. buildings, whereas the Community Development Code would require a total of 74 parking spaces for the combined Knez Building Supply development. 4. A Variance is also requested to allow the proposed warehouse building to be set back 24 feet from the front property line, whereas the I-L zone normally requires a 30 foot front yard building setback. I , COMPREHENSIVE PLAN DESIGNATION: Light Industrial ZONING DESIGNATION: I-L (Light Industrial) APPLICANT: Knez Building Supply g pP Y (John S. Knez, Sr.) 8185 SW Hunziker Street Tigard, Oregon OWNER: Tax Lots 100 and Ta 102 a I Tax .'Lot 101 I John Knez, U.S.Sr: Natural Resources, Inc: PO Box 23038 Tigard, Oregon 97223 HANGS OFFICER STAFF REPORT SLR ..• I !II 91 0001 S)F 91 no01 VAR 91-00 04-KNFZ S LDTNG SUPPLY PAGE 1 1 . • I Irr LOCATION: 8185 SW Hunziker Street (WCTM 251 1BC, Tax Lots 100, 101, and 102). APPLICABLE LAW: Community Development Code Chapters 18.70, 18.84, 18.100, . 18.102, 18.106, 18.108, 18.114, 18.120, 18.134, and 18.164. x,; Comprehensive Plan Policies 2.1.2, 3.2.1, 3.2.2, 3.2.3, 3.2.4, • 3.4.1, 3.5.3, 4.2.1, 7.1.2, 7.3.1,7.4.4, 8.1.1 and 8.1.3. STAFF RECOMMENDATION: Approval of the Sensitive Lands Review and Site Develop- ment Review requests subject to conditions Denial of the Variance requests. II. FINDINGS ABOUT SITE AND SURROUNDINGS A. Site size and shames Tax lot 100 is a 3.74 acre trapezoidal parcel approximately 908 feet long and 170 feet wide. Tax lot 101 is rectangular . in shape, approximately 360 feet long by 290 feet wide, and 3.82 acres in size. Tax lot 102 is a 2.11 acre trapezoidal shaped parcel that is approximately 290 feet wide by 300 feet deep. B. Site location: The area of proposed work is on the north side of SW Hunziker Street, approximately ' half way between Hunziker Street's intersection with SW Hall Blvd., and SW 72nd Avenue. The area of proposed work would involve tax lots 100 and 102 and a small portion of tax lot 101. C. Existing uses and structures: A 23,720 square foot warehouse building exists on tax lot 102. The structure is used as a building materials warehouse by Knez Building Supply. The structure is surrounded by a combination of paved parking, gravel parking, and driveways. The site has • two access drivways from SW Hunziker Street. The parcel includes some landscaping materials near the building. Tax lot 100 includes a bit of gravel parking area, as well as the floodplain and wetlands associated with Red Rock Creek. Red Rock Creek flows through the site to a culvert under Hunziker Street, and on to Fanno Creek. Tax lot 101 includes a manufacturing building occupied by U.S. Natural Resources, Inc. This tax lot also includes a combination of paved and gravel parking. This tax lot receives access from an access easement over tax lots 102 and, 200. Tax lot 100 includes an undeveloped area covered with native wetland vegetation that is almost entirely within the 100 year floodplain of Red Rock Creek. Numerous branches of Red Rock Creek pass through this parcel. The t?.S. Army Corps of Engineers Red Rock Creek floodplain study (4 une, 1979) designates a Significant portion of the subject properties as being Within analysishmap indicates the floodplain in area ' i entire Rock Creek. The applicant's a�. on the Site. Almost the � � parcel is considered wetlands. Pro osed uses and structures. The applicant rte oses filling a l portion of the wetland, floodplain area a p g he �and 101. � 'T p large Applicant has received a re o �. � and floc ' area of tax lots 100 �a pp permit removal it from the Division of This ermit auth orizes the removal of 2 9�b and t � 1 ,� up to _ of material the placement of u to 2 yards of fillGmaterials 1 yards ' and � ;775, cubic� �. . Within the Red Rock Creek floodplain and 'adjacent wetlands. The purpose SLR 9l-0001/SDR 1l000 ELb REPORT KN2 STAFF SUPPLY PAGE 2 i 5 TM .,._, .,_._.,,.... 4,:a;, _....._,.m ,...,,....,_m.......,,.N,.,,.. ._....... ........._ ._.... .,..,_,.,.......,..,,...,..,.,,_..........,,.. .,. ......,_.,w....,,...,,....,.,....,_...,..M..,.,,.._ ..,,,.,.,,_,_..,.,,...,..... ,...._ _,..,...,_,...,,,N..a.::...,..._.t,,,.._,w:......i...:.�J,:.__....,..a..u,�....i..,a.i.. .:u.,.»,.... (1: of the fill is to allow construction of a 50,000 square foot building and sso a ciated parking. Th e approval of the permit is conditioned upon the applicant providing wetland mitigation at other sites approved by the Division of State Lands. The permit was issued on March 21, 1991. A copy of the permit and application for the wetland fill permit are attached to this staff report. In order to pursue the removal and fill permit authorized by the State, the applicant must also receive Sensitive Lands Review approval from the City of Tigard. The applicant has submitted a site plan, narrative addressing the sensitive lands review approval criteria, and an engineer's statement and hydraulic calculations regarding the proposed modifications within the Red Rock Creek floodplain. The proposal includes filling a large part of the southern section of tax lot 100,with modifications to the wetlands and channels on the northern portion of tax lot 100 and widening, of the stream channel of Red Rock Creek through the site. The purpose of the wetlands/floodplain filling and modification is to allow additional buildable area for construction of a 50,000 square foot warehouse and distribution building for expansion of the Knez Building Supply operations. As shown on the applicant's site plan, the proposed building would straddle the boundary between tax lots 100 and 102. A new access driveway is proposed immediately ' in front of the proposed new building. Parking would be provided on either side of the building. Site Development Review approval of the development plan is requested. The applicant requests a variance to Community Development Code Section 1.8.8.050.A.3.a, which requires a minimum front yard setback of 30 feet. The applicant requests that the southwestern corner of the proposed building be allowed to be setback 24 feet from the property boundary with the I3unziker Street right-of=-way. In addition, the applicant requests a variance to allow 66 parking spaces to serve the combined site including the existing 23,720 square foot building and the proposed 50,000 square foot building. Community Development Code Section 18.106.030.D.2 would require 74 parking spaces be provided for the proposed gross floor area of these two buildings at a ratio of 1 space for. each 1,000 square feet of gross floor area., E. Plan designation and zoning: The Comprehensive Plan designation for the subject parcels and all surrounding parcels is Light Industrial. The zoning of the subject parcels is I-L (Light Industrial). The. I-"L zoning • variety g of industrial use types including district allows for a var"et . construction Sales and service uses. F. Surrounding land uses Surrounding land us are all industrial in ' es a� The y _ Company in located approximately 15International feet�east of Tax Lot 100 on the other side building�Re g p y operations located buildings]e. J. S. Natural at�.ohs are Rock gs both tax, lot 101 and 200. The Palmer G. Company s r an o er in � s Le p y ; . ldin s on was located ax .Lot 2501 the co ai cpated on t. in a building on Tax Lot ouse h ` planned �o be loc 01 to he sbuth. A nstrizcti.bn office and wareh across SW , located i. uildin under construction 2600 ' � I3unza.ker Street. An office building is located on Tax Lot 201 • to the wet of the subject site. HEARINGS ; STAFF REPORT SLR 91-0001/8DR, 91-0001/VAR F x�,� 91-0004-:cNEZ BUILDING SUPPLY ' PAdF 8 • Ii • • .... G. Public services and utilities: The existing building on tax lot 102 as • • well as the proposed building on tax lot 100 are to be provided with sanitary sewer service from an 8 inch sanitary sewer line on tax lot 102. Both buildings are to be served by a water line within SW Hunziker Street. The site plan proposes a network of catch basins within the proposed expanded parking area with storm sewers outfalling to Red Rock Creek. �y III. APPLICABLE E Aliia APPROVAL,CRITERIA AND DEVELOPMENT STANDARDS A. Community Development'Code: 1. Chapter 18.70 (I-L zoning district) specifies land uses that are permitted in the I-L zone. Minimum building setbacks, maximum building heights, and site coverage standards are also stated for development within the zoning district. 2. Chapter 18.84 (Sensitive. Lands Review) contains regulations for development of lands within 100 year floodplaitxis. Sensitive lands review of proposed developments in these areas is intended to implement federally mandated flood plain protection measures and to protect the quality of rivers, streams, and creeks by minimizing erosion, promoting bank stability, Maintaining and enhancing water quality and fish and wildlife habitat, and preserving scenic quality and recreational potential. Section 18.84.020(D) requires hearings . ` officer approval of landform alterations or developmen'': in the 100 year floodplain. Section. 18.84.026 requires the use of designs, materials and practices to minimize flood damage and the potential for damage. Section 18.84.040.A provides that landform l� a Herat i.ons within floodplain areas must comply with the following criteria: a. Land form alterations shall preserve or enhance the floodplain storage function and maintenance of the . zero-foot rise floodway shall not result in any narrowing of the floodway • boundary; b. Land form alterations or developments within .the 100-year' floodplain shall be allowed only in areas designated as • commercial 'or industrial on the Comprehensive Plan Land Use r Map, except that alterations or developments associated with • community redreation uses, utilities, or public support facilities as defined '�n Chapter 18,42 of the Community { Development Code shall be allowed in areas designated • residential subject to applicable zoning standards; x 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 lan d form . alteration or development e vel p � plan includes a • pedestrian/bic x dle pathway in accordance with the adopted p e destrian/bicyc le pathway plant unless the constriction of said pathway is deemed by the Hearings Officer as Untimely; H`BFRxNC5 8 REPORT SLR 9i-0001/8DT g 1-0 001/VAR 91-080 KNDz 3UI bI N � P P LL 3... PAGE '4 • • e. The plans for the pedestrian/bicycle pathway indicate that no pathway will be below the elevation of an average annual flood; f. Necessary U.S. Army Corps of Engineers and state of Oregon Land Board, Division of State Lands approvals shall be • obtained and g. Where land form 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 accordance with the adopted pedestrian/bicycle pathway plan ` Code Section 18.84.040.0 contains the following criteria for the f review of proposals to modify drainageways: a. The extent and nature of the proposed land form alteration or development will not create site disturbances to the extent greater than that required for the use; b. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, J or other adverse on-site and off-site effects or hazards to life or property; c. The water flow capacity of the drainageway is not decreased; d. 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 Chapter, 18.100, Landscaping and Screening; e. The drainageway will be replaced by a public facility', of } adequate size to accommodate'macimum flow in accordance with ,.. the adopted p 1981 Master Drainage Plan, f. The necessary U.S.' Army Corps of Engineers and State of Oregt-n h. Land Board, Division of State Lands approvals shall Le obtained. g Where landform a ltera ti ons and/or development are allowed within and adjacent to the 100-year floodplain, the City shall re quir e the dedidation of sufficient open la n d area within and adjacent to the lai • � e floodplain in accordance with the Comprehensive Pl4n. This area s hall include portions of • Suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance p . with the adopted pedestrian bicycle pathway plan. Chapter 18.84 alto contains regulations for the development of lands including or' g within. 25 feet of an identified wetlands. Wetland iodations may include but are not limited to those areas identified HEARINGS OFFICER STAFF REPORT SLR 91-0001/8DR 91-0001/VAR 51-0004-IC.NE%' BUILDING SUPPLY PAGE 5 yy' • y ° • as wetlands in either the Comprehensive Plan's Floodplain and Wetlands Map or the "Wetland Inventory and Assessment for the City , of Tigard, Oregon," by Scientific Resources fInc. , 1989. Specific identification of wetland boundaries by qualified professionals may be required to be done at an applicant's expense. Code Section 18.84.015.0 states that landform alterations or . modifications within wetland areas that meet the jurisdictional requirements and permit criteria of the U.S. Army Corps of , Engineers, Division of State Lands, Unified Sewerage Agency, and/or other agencies do not require a Sensitive Lands Review permit. All other applicable City requirements must be satisfied, including other Sensitive Lands Review requirements for non-wetland areas. • . Code Section 18.84.040.D provides that the hearing body may approve a development adjacent to a significant wetlands provided that the proposed development is no less than 25 feet from the wetland boundary. 3. Chapter 18.100 (Landscaping and Screening) provides landscaping standards for new or enlarged developments within the city of Tigard. Street trees are required for all developments fronting on a public or private street more than 100 feet in length. Code SeCtion 18.100.035 specifies spacing, location and size standards for street trees. No specific buffering or screening standards apply to developments within the I-L zone which abut other properties that are zoned for industrial use, as is the case with the subject property. • 4. Chapter 18.102 (Visual Clearance Areas) requires that adequate vision be provided at road intersection8. 5. Chapter 18.106 (Off-Street Parking and Loading) requires that a minimum of one parking space be provided for every 1000 square feet for construction sales and service uses. Standards are also provided for the provision of designated handicapped parking, bicycle parking, and loading areas. Design standards are provided for parking areas. • 5. Chapter 18.108 (Access) establishes standards for safe and adequate access. A minimum of one access driveway is required for an ' • industrial use served by 1 to 99 parking spaces. A minimum 24 foot ' wide access width is required. Walkways are required between a public sidewalk and the main entrance to an iadustrial use. 6. Chapter 18.114 (Signs) establishes standards for sizes and locations of signs. A process is established fot the review and approval of sign permits. 7. Chapter 18.120 (Site Development Review) provides a process and approval Criteria for the review of Certain types of development ' • applications. 8ection 18.120.170.8 provides criteria by which the hearings authority may grant an exception or dedudtion to the Minimum off-street parking Standards for a partiCular use. There aw' mat be evidence of low demand for off-street parking for the use. I ' There must also be a community interest in the preservation of a BEARINGS OFFICER STAFF REPORT • SLR 91-0001/SDA 91-0001/VAR 91-0004-TOM BUILDING SUPPLY PAGE 4 N. -„..C:...r.r. 4.-......,a.,.. w. M+.J'. »..n-..IS+.ice.... .+..,........r..........--.”i.r1..+..A..,JA........«... .L.....f.,,......e....-J,N..d.«.....,u.r-..,+...+,,.... ...i1........-.«.a.l...u..J.r.,,.u.r...........wM.w...,w....l..l..., ---......w....,:,J.. .«..,N✓- .a4n.Jf..i+...1.,........nwwrv.,.. akL.o.:n.w..+,:i-:.,«H....::44n'.»n.- natural feature on the site, th e site must be s erved bY y public a' transportation, and public interests must not be adversely affected by the granting of the exception. t. ' 8. Chapter 18.134 (Variance) provides a process and criteria by which an applicant may request approval of a variance from the strict application of a Community Development Code standard. the variance r, approval criteria area; a. The proposed variance will not be materially detrimental to the purposes of this Code; be in conflict with the policies of the Comprehensive Plan; to any other applicable policies and standards; and to other properties in the same zoning district or vicinity. b. There are special circumstances that exist which are peculiar culiar '�` to the lot size or shape, topography, or other circumstances ' for which the applicant has not control and which are not applicable to other properties in the same zoning district. c. The use proposed will be the same as permitted under this Code and City standards will be maintained to the greatest extent that is reasonably possible, while permitting some economic use of the land. d. Existing physical and natural systems, such as but not limited to traffic, drainage,drains e dramatic land forms or parks will not be adversely affected any more than would occur if the development were located as specified in the Code. e. The hardship is not self-imposed and the variance requested is the minimum variance which would eliminate the hardship. 8. Chapter 18.150 (Tree Removal) requires a permit and contains standards for removal of trees having a trunk 6 inches or more in diameter four feet above the ground on undeveloped land. A permit for tree removal must comply with the following criteria: ,` a. The trees are diseased, present a danger to property, or !' interfere with utility service or traffic safety; b. The trees have to be removed to construct proposed improveMentd or to otherwise utilize the applicant's property ,' in a reasonable Manner t:needed to prevent ilit or c. The trees are not p nt eros�ion, ��instab` y, drainage problems d• The trees are not heeded n e � w" windbreaks or as a desirabl e balance betw e shade and open space; ,.� e. The aesthetic , character in the area will not be visually y d by the tree removal and adversel: affected . - f. Iew vegetation pl anted b y the applicant, if any, willrepla ce ll' the aesthetic value of trees to be cut. N StIR 01.0001 91-0001/ 1-00 KNE BUILDING REPORT SUPPLY PAGE 7 �sDR • h) .n • ''' .,..,._... mgt,-„..,..,.._.,,,...x ._a,._.,»._a....,,...,._,,.......,......__,._,_. _., ,._,,.,_.,........,,.,,........ ....„.,....a,.,...x.0........................,_..x.....,..........-.._,.....,«...,..,..m....,.....:.a.•,...,•....,.... „N;,.,.... i ...a«.......M.,.,_.a._._-„.....a. x..s,--•w_.:l-.•a,u.m...,.... 1” • 9. Chapter 18.164 (Street and Utility Improvements) contains standards • for streets and,utilities. a. Section 18.164.030.A requires streets within and adjoining a . development to be dedicated and improved based on the , • classification of the street. 0 b. Section 18.164.030(E) requires a minor collector street to have a minimum 60 foot right-of-way and 40-foot paved section between curbs and sidewalks. C. Section 18.164,070 requires sidewalks adjoining all collector , streets. d. Section 18.164.090 requires sanitary sewer service. e. Section 18.164.100 requires adequate provisions for, storm water runoff and dedication of easements for storm drainage facilities. B. 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. 2. Policy 3.2.1 provides that the City will prohibit development withi:, the 100--year floodplain that would result in a rise in elevation of the 100-year floodplain. �o ' 3. Policy 3.2.2 provides that the City shall prohibit•development in the floodway l� alterations preserve 'or enhancethe be allowed the • function maintenance of lowed if on and maintenan the zero-foot rise floodway; Policy 3.2.2 also provides that the City may allow development in the floodplain outside the zeros-foot rise floodway only in areas designated,.by the Comprehensive Plan for commercial or industrial use. 4. Policy 3.2.3 provides that landfortn modifications or 'development within the 100-year floodplain outside of the zero-foot rise may tr e conditioned u pon certain requirements ements including demonstration that the streamflow capacity of the zero- foot rise floodway is maintained; that it be demonstrated that there i resultant detrimental effects elsewhere within the w111 be no r floodplain; that a buffer be provided screening industrial or commetcial development from views adjoining residential land . and that' area within and adjacent to the 100 year floodplain be de dic a bicycle/pedestrian e or p at pathway development. menu . Policy requires all undeveloped 5. the•1.003 year floodplain. s the dedication of a lowed land within Y' • i.thin I I i i �,. 6. Policies 3.4e1 and 3:4.�, call for the protection of significant wetlands and wildlife habitat, especially riparian i areas. The implementation strategies ate for these P of ly� call for the City' to BEARINGS OFFICER STAFF REPORT SLR 91-000 /ShR 91.0 001/V 1 0004-KNEZ BUILDING SUPPLY P AGE £ lr n I ,' Mau,..,..._ ...., .,.m..,. _..:.,...... ,.., ,._.,,,,..,....__.:_,_ . ,. .•.,..., ... .._.. .........a.....,_..,..,_....,,...._.,..,, .,M,. ..�. ._....,....._.,,,aM,....._.0 ..".,..�.<„�.......,...._...."...,::::....�...............�...:...�,.�,_ ... . . ensure that development projects not substantially alter the character of major significant vegetation areas through the Planned Development and Tree Removal sections of the Community Development Code. r• y 7. I , Policy 3.5.3 requires the dedication of sufficient land area within o. and adjacent to the 100--year floodplain, of Fanno Creek and its tributaries for greenway and open space purposes. 8. 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. . I 9. Policy 7.1.2 provides the City will require as a condition of . development approval that public water, sewer, and storm drainage � - will be provided and designed to City standards and utilities placed underground. • 10. Policy 7.3.1 provides the City will coordinate water services with water districts. 11. Policy 7.4.4 requires all new development to be connected to an approved sanitary sewer system. 12. Policy 8.1.1 provides the City will plan for a safe and efficient street and roadway system that meets current needs and anticipated growth future r development. g and develo 13. Policy 8.1.3 provides the City will require as a condition of approval that: a.' Development abuts a dedicated street or has other adequate access; b. Street right-of-way shall be dedicated where the street is substandard in width; c. The developer shall commit to construction of the streets, f curbs and sidewalks to City standards''within the development. • d. The developer shal], participate in the improvement of existing Streets, curbs, and sidewalks to the extent of the development's impacts; Y' O. Street improvements shall be made and stre et signs ns or signals shall be provided when the development, is found to create or',I intensify a traffic hazard. IV. NPO & AGENCY COMMENTS 4 • 1. The City of Tigard I Engineering Department ha s reviewed the sensitive lands issues relat ed to the application and provides the following comments: The a pp lican t proposes t o fill 90 yards within the fl ood plain of Red Rock Creek ' to acdommodate the expansion of a building. BEARINGS OFFICER STAFF RT SLR 91-0001/SDR 91--0001/VAR 9i'-0004-KNEZ BUILDING SUPPLY PAGE 9 Ce I I I E I ' i k LJ.. ..,..t-.« ._ .. m ... ,.....w.ti-, •.sr!}-..':..-.4>.;...k=+.... nYkwm+,..+•L. ..,.u„t.:..,:J......v..t.u.,. ... ......,.'......rlv....a:».-rn.....i«nwl.....w .,,:ws,.4»;:...a•,.:«..0-,L.-•,w'm:.._ • (r M ° 18.84.015 !C of the Code requires a sensitive lands permit granted by , the Hearings Officer for a land form alteration or development within the 100 year flood plain. The sensitive land ordinance requires that the proposed improvements "shall preserve or enhance the flood plain storage function and maintenance of the zero-foot rise floodway and shall not result in any narrowing of the floodway boundary." The ordinance further requires that the proposed improvements can "not result in any increase in the water surface elevation of the 100 year flood. The applicant proposes to accomplish this by extensive grading and channelization and has submitted the required gradinc7 plan, details and calculations. The loo f o dlain storage ' function ll� y n will be enhanced since the excavation required for channel widening exceeds the fill required for the proposed building as shown by the submitted calculations. ' As mentioned in the applicant's submittal, the U.S. Army Corps of Engineers has 'determined the rate of discharge for the 100-year flood at the site. The applicant has submitted calculations showing that the proposed channel is adequate to convey this discharge without increasing the water surface elevation of the 100-year flood This will ensure the maintenance of the zero-foot rise floodway as well. Similarly, the proposed channel widening ensures that there will be no narrowing of the floodway boundary. The Sensitive Lands Ordinance also requires a'' joint permit from the US Army Corp of Engineers and State of Oregon, Division of State Lands. The applicant states that an application for the permit has been Submitted. Since the permit has not been approved and approval, if granted, ''could result in modifications to the proposed plan, final review of the plan should be delayed until the permit is approved. {{ Accordingly, with the exception of the joint permit, the proposal. , meets all requireirtents of the Sensitive Lands Ordinance for floodplains. 2. The Engineering Department has also reviewed the site development review aspects of the plan and provides the following comments: A. Streets: The site accesses to S.W. Hunziker Street, a. major collector street. The majorxcollector, Along the frontage of the site,'a ex sting for a . right. • improvements include ag36 foot wide pavement with Curb g street d of the road With Sidewalk.in front of the Site; existing on both sides p repaired.ie� sidewalks that are in disrepair should be rep aired. There is ssuffidient' existing Street lighting available. B. Sanitary Sewer: Sanitary r: The Site will have access to an, existing 100 sanitary sewer line '. located in S.W. Hunziker Streets The existing line appears to be HEARINGS OFE'ICER O 0 0 0 91-0001/VAR. 91-0004-I'NEZ BUILDING STAFF REPORT �.;� D • ST3It 91.-�00t71/ ]:NG SUpPLIY ,laACL 10 rf • - .,..xu%f.-::w „...u.,+..w.............__.... ..,.i,:.-,......_.._......a. ...n....,,..... ._..,,.....y. ..:.,.......,..._.,......,....,.........n.......»_u. ..,...,..,;L.,...a...4..__»,.F..,...u...r......r..._...,.,............,. ...4,a,..-....a.«....,.. . w.-.....,.....-....1.!. ..✓:µ,,.-...» ,�.,La,. .-,--t.i+.a....::...n,.r.-i.:.+,wu.....,.-.,4....,.+a',.....z, . M A... adequate to,service this facility. C. Storrs sewer: . The applicant is proposing to direct the storm drainage to the • southern portion of the development and discharge it into an existing drainage way; Red, Rock Creek. Therefore it should be required of the applicant to show that the existing drainage system is adequate and that downstream toP p erties will not be significantly , qu properties impacted. The Unified Sewerage Agency has established and the City has agreed to enforce, Resolution 90-43 Surface Water Management Regulations, requiring construction of on.-site water quality facilities or fees in-lieu of their construction. The applicant has not proposed any t•, such' on-site water quality facility but based on the size and . location of the development a on-site facility should be installed; therefor a on-site water 'quality facility should be required. D Traffic Impact Fee: Washington County has established and the City has agreed to enforce, (resolutio No 90-65) Traffic Impact Fees. The purpose,of the fee is to ensure that new development contributes to extra- j capacity transportation improvements needed to accommodate additional traffic generated by such development. The applicant shall be required to pay the fee. B ased on the applicants proposal for a 50,000 S.f. building materials facility the fee would be calculated as follows: � Land Use Category: 812--Building Materials/,cumber Basis for Trip Determination: T.G.S.F. Weekday Average Trip Rate: 30.56 Trip Rate: $34.00/ave. weekday trip 30.56 X 3 4.00 = 51. 952.00 T.I.F. = 50 X � $ � PLEASE NOTE THAT THIS IS ONLY AN ESTIMATE OF THE TRAFFIC IMPACT FEE. THE ACTUAL FEE WILL BE DETERMINED AT BUILDING PERMIT ISSUANCE. • 3. The Ci t Tigard Building Division has rp eviewed the propOsal and has commented that a re po rt from a registered p rofesaional engineer shall be i t submitted all p � property. report i ndicatg th e suitability lit Y of the soil for buildingconstruct on and soil bearing capacity. 4. The d the proposal has , he Cit � of Tigard Parka Department has revl.e�;�e' propos� and� � � � �r� •. City '� commented that the going try mitigate loss park no the problem Withthe Co if the developer i�. go,�: g g that, there ;is no��net, loss,� the� ..ark ,department -,sees p • proposal. • 5. The Tualatin'Malley Fire and Rescue District has reviewed the proposal and has Commented that: Hydrant � � locations ions w' • ' A � ill need to be reviewed and approved by the. Eire � STAFF REPORT sLA 31 0001/s DR 9i 0001 jVAR �ooa���sUILAxNG SUPPLY PAGE 11 P, .• ... m,1,_*:‘................h..,.,ti«...........c.....r:,a.._...,..r.,...... .....-.......w.... ,.:r4.........i::.,a.. e,.,..,...._... .........1,.... ':a-+,;...-», . ,.,+. «M�n..�'1,„w.1-.:-:.�JJ....,,.-»r-., l:c..,.✓t«.........4,.•:,.I„,....,.w.I...e..,.....:.:+..;-:,I.+.+.wr..wt„w.=.....laki;.....;.,-.uei»,.,..Ra v...,.`.....: ' District and Tigard Water District; and • B. The proposed warehouse structure is of such a size that fireflow requirements will impact it's fire protection construction. These issues will be reviewed in greater depth during the building permit review process. 6. Oregon The Department tment of Fish and Wildlife has commented that is has P worked with the Division of State Lands and the applicant in developing an appropriate mitigation program to compensate for the proposed filling. 7. The Unified Sewerage Agency has commented that the proposed project proposes the destruction of wetlands in a basin noted for poor water quality. Inadequate mitigation is proposed. USA recommends denial of the proposed project because of unsatisfactory wetlands loss mitigation replacement (the Unified Sewerage Agency comments were issued prior to the applicant receiving approval of the modified mitigation plan. Staff phone calls to the Unified Sewerage Agency to determine whether USA wished to modify these comments in light of issuance of the DSL permit were unanswered). 9. PGE and the Tigard Water District have reviewed the proposal and have offered no comments or objections. • 10. No other comments have been received. V. EVALUATION 'OF REQUEST A. Compliance with Communit Development Code. 1. The proposed use is largely consistent with Chapter 18.70 because: a. proposed expanded use construction Gales and service, 'is » Thep po p , nstru , a permitted use within the I-L district; • with maximum site i b. The proposed developments is ar e conr��.stent w 0 coverage standards of 85 percent. ( 56.7 coverage of gross site proposed; a5 percent of net de v minimum landscap d area re qu irem ent of 15 (42.3 3 P ernttotal landscaping and natural area proposed on gross site; 15 percent landscaping of net site P "� site) . c. The proposed osed.build•in g.. loc a on is co nsistent wi th all minimum building setbadk requirements with the exception of the • requested front yard setback variance. d. No building elevation drawings have been provided, nor has any statement been provided as to the maximum height of the ` p .ip� states that no building in the I L zoning 18.70.050.A.4 p building. Code S - g g district. shall exceed 45 feet in r .. ..HEARINGS OFFICER STAFF REPORT SLR 91e0001%SDI 91-0001/VAR BUILDING SUPPLY PAGE 12 • • • • •• .,. _,,.......,,•r:-,tcr...�.,a...it.'.,.W ._...._'.,,._:.+.w.,.w.,,..„_..I., ....w,......,.uu,• •• ..,—.x,. , • •,L..c,..w..,. •L.t..«,:.,.,._...,...,•._,•....,."+:.u.•..,_....<:,._._.,....•,..._...br,._.,..,...•_.,...•...`_*_.a.._......�.».,....,.fi..,,..:...al.:-si.«w..."i,.,,, - • height. tiherefore no building g Therefore, g P ermit can be issued for a • building in excess of 45 feet in height on this site. e. As previously mentioned, the proposed building location is not consistent with the 30 foot front yard setback required in the I.-L zone. The applicant has requested a variance to this standard. The applicant provides proposed findings related to the variance approval criteria (Code Section 18.134.050.A through E). The applicant's proposed findings are as follows: Criteria 1. Granting the front yard setback " variance request will not violate the purpose of the I--L' zone, nor will it be detrimental to � surrounding properties. Allowing the request will position the proposed building 6 feet closer i to SW Hunziker Street than if the 30 foot standard was enforced. No view obstruction will occur on Hunziker or in any of the circulation areas around the site. No adjoining properties property lines, buildin g areas or parking and circulation facilities will be impacted by granting this, request. Criteria 2. Enforcing the 30 foot front yard setback . f' would force the building 6 feet further back onto the lot, requiring more area to be filled in the wetland preserve. It is within the public interest +:o avoid filling this preserve more than is necessary to serve the, proposed building location and its paring and circulation needs. Criteria 3. The proposed use will not be changed by granting front yard setback variance request. Criteria 4. By approving the request, more on-site wetland area can be preserved and improved. Enforcing t' the setback would result in increased fill and a loss of wetland area. Criteria 5. The applicant has propos d a n expansion that meets the needs of his growing business, A smaller (' facility expansion could provide more front yard area, but would not serve the applicant's need for increased space. There are no set standards from which to judge what percentage of buildable area versus wetland should be this parcel. The applicant. , has worked With the • b on the pro City, as well as other regulatory agencies, in good mitiatio em ti:n tol verall size of the builation its parking and circulation facilities and yard setback needs. The effort of balancing has meant hardship for applicant. The • the.' proper balance is not standardized, • leaving the applicant to suggest development scenarios that allow of allow him use his property while preserving, wetland areas. 1 01./STIR 91.-0001/vim'-0004 GS OFFICER S'E`]?TF REPORT 5;[,R: 9 �a�0 -0004 BUILDING SUPPLY PAGE 13 • • 1 . a • ,+ ti Z . u .;'1_» _,...tea.. a4,. w. F �. .. »•ri. a...au»Mw. wu ' °(' ■4 Staff is not persuaded by the applicant's proposed findings. Staff I concurs that the proposed variance will not cause detrimental effects to adjoining properties or physical or natural systems and the request will not result in changing the uses allowed on the site. However, the staff is unable to find that the City requiring the applicant to comply with the 30 foot setback standard will cause an undue hardship to the applicant. It is noted that there is 85 , feet from the northern portion of the building to the top of the i slope adjacent to the wetland and fleodplain''area. The applicant has not addressed why the building cannot be reconfigured to provide the same amount of square footage with the building shifted further to the north in order to comply with the front yard setback standard. Further, the applicant has not provided sufficient ' reasons why the building cannot be reduced in size somewhat so that it could be located consistent with the setback requirements. Staff does not believe that just because the applicant has been required to leave some of the site as wetlands and floodplain area, that this? justifies relaxing other standards. Staff fails to see that an extreme hardship exists that needs to be relieved by the granting of . the requested variance. The crriteria for approval of a variance are therefore not satisfied. The variance request should be denied. 2. Staff finds that the proposal is consistent with the requirements of ii' Section 18.84.040 for approval of landform modifications within the k: 100 year floodplain for the following reasons: J' .,. The sensitive land ordinance requires that the proposed improvements "shall (preserve or enhance the flood plain, storage function and maintenance of the zero-foot rise floodway and shall.not result in any narrowing of the floodway boundar y T he ordinance further re quires that the proposed improvements ' Can not result in any increase in the water surface elevation of the 100 year flood. The applicant proposes to accomplish this by extensive grading and f channelization and has submitted the required grading plan, i . ,, details and, calculations. • The floodplain storage function will be enhanced l since the 2680 cubic yard of excavation required for widening the channel by 20 feet exceeds the 90 cubic yards of fill required for the proposed building as shown by the applicant's submitted calculations. Floodpain storage will be increased by 2590 cubic yards. As applicant's' submittal, the • of Engineers has determined rmined the rate of discharge for the 1©Corps Engineers has deg- i p year flood at the site. The applicant has submitted calculations showing that the proposed widened channel is adequate to convey this didcharge without increasing the water Surface elevation afythe zero-foot 100-year This as will ensure the although , o rise y well, is noted that zero rise floodway has not been it d � y s a th the zero-foot ra to el' widening ensures thac�, t re�w� be narrowing r Red Rock y win of than on p Creek 11 no the proposed shown that G Map. n he �' the floodway boundary: } I I I • HEARINGS OFFICER STAFF • i I REPORT A . ., � .. . .. 0 4 � ��� SUPPLY PAGE 14 01-0 , .. - xN`Ca • SLR O1 0001/SOR 91,-0001/VAR' 0 �- � � �l II r -e. ,,i , 0 { T ..._k.,l._-.-.._.._. ........_:,....o..... ..Y,-.-.....,...., ,....f,... .;..._I.1_,. <... -...w......._....M.,_+.M.......-,....J-...».....»,.,A..»..H-....,._ ............:A,;._....._....,«...,.....-....,.._.....+,w..........-..., ,+.w ._l:'...day,-+...,nfA....„i, w,..:J.s.-a.:;.,.4....,.,,.«=.L....bl+tc...l.;-.u.».,r+.c.....,.:....:..a...,.«,..4...e_ The proposed floodplain modification will occur on property s. designated for light industrial use by the Comprehensive plan , Map. o Because of the combined effects of the proposed channel , w idening and cleaning, the proposal would be expected to decrease the water surface elevation of the 100 year flood, if it has any impact at all. Code Section 18.84.015.D requires a joint permit from the US Army Corp of Engineers and State of Oregon, Division of State .. Lands for wetland filling and modification within the City. If such a permit is obtained, no Sensitive Lands Review permit is necessary for wetlands concerns, although other applicable City regulations must be satisfied, including Sensitive Land permits for other areas meeting non-wetland Sensitive Lands criteria. This is the case with the r;urrent application. The review of this application is Us .ted to the non-wetland Sensitive Lands floodplain modifiJation issues related to Section 18.84.040.A. The Tigard Area Coarehensive Bicycle/Pedestrian 'Pathway Plan does not identify this area as an area for a ath Y wa p Y Therefore, the criteria of Section 18.84.040.A.4 and 5 related to pathway construction do not apply. The Parks/Open Space/Greenway map of the Comprehensive Plan, however, identifies the floodplain area of Red Rock.Creek on these parcels for future open space purposes. A condition of development approval is therefore warranted requiring dedication of the portions of the subject properties that are within the 100 year floodplain of Red Rock Creek for open space purposes. The. City is agglomerating floodplain and wetland areas adjacent to waterways throughout the city in order to develop an open space network serving wildlife, drainage, flood protection, and runoff-filtering purposes., • Thin area will be added to other City owned open space to the north and east of the subject site as a dedicated greenway to be managed for these purposes. The Division of State Lands issued Material Removal Fill Permit No. 5678 to the applicant on March 21, 1991 thereby satisfying Section 18.84.040.A.5„ The permit requires that the applicant perform wetland loss mitigation work at several wetland elsewhere in!,Wash Washington County although these sites in nn within the City of Tigard. The permit includes a program for DSL monitoring of the activities on the subject site as well as the mitigation sites, therefore satisfies the a able requirements of the proposal pplAd Sensitive Lands Review Section of the Code for floodplain modifications: ' y use the proposed f loodplain,modifications would occur in an Seca area that is also considered a drainageway, ,, wa the hearings grin s o f�.cer must g Y, f also find that t g ha the proposal,, is cons:�ssten� with the standards of 'Code. S LR 9 � �� CDI�'�'14�R STAFF ��t?RT 1 0001 SDR 91 00 BEARINGS 0 91-0001/VAR 91 0004'-1tNE7 HU1LDING SUPPLY i PAGE 15 fi WV - • + i„r+.....A...ri.rr .ww..«.I..,._.(rf.l...,1,........;n...nr.-„..' ......... «...iai...H.,_,.......,..........,.. ....�I..-_%,..r_....i..n.,.l._,..,.,..w._«...,r.................,....._.»,.�...k.,.«.kA ......-..«Ar....L,n.. .w t ..-,.+....--... • • _...v.....HnR.A.............. .................. ... w ....:.Jl..+ ...,._...a,„...a..,._W... ..f..,. I.M.Ir ,y ` r° Section 18.84.040.C. Staff finds that the proposal is consistent with these requirements because: The proposed site disturbances within the drainageway area � . would be limited to the filling allowed by the DSL/Corps permit, channel widening, and the wetland enhancement plan approved by DSL. The applicant states that the detention ; pond, four weirs, channel relocations, and planting plan are 8 . F 3 P F are approved in order to improve wildlife habitat designed and r P . ,. g - pP , and water quality functions. Therefore, the modifications are limited to 'onlw what is necessary to implement the wetland • enhancement plan. • The applicant will be required to provide an erosion control • plan prior to commencing construction. Stream channel side • slopes are designed between 2: and 1.5:1. The system of the y g entry F ntr detention and and four weirs should assist with sediment trapping and nutrient uptake. For these reasons, erosion, ground instability, and stream sedimentation should be minimized. The water flow capacity of Red Rock Creek through this area should be improved through the proposed channel widening and modification. The applicant's plan as well as the DSL/Corps permit include requirements for replanting the areas to be disturbed. The existing drainageway will be replaced by a modified drainageway with increased size to accommodate anticipated flows. Dedication of the floodplain area will be required so that, it may be managed for P ublic storm drainage and open space purposes. As noted elsewhere, the necessary DSL/Corps Permit applicable to this project has already been obtained. In addition, it has previously been pointed out that it will be necessary for, dedication of the floodplain area only to be required since the City's plans do not call for a 'bicycle/pedestrian pathway in this area. • The proposal therefore satisfies the drainageway modification approval criteria contained in Section 18.84.040.D. • The wetlands associated with Red Rock Creek on the subject'' properties are identified by the Wetlands Inventory and Assessment, produced for the City by Sdienti p ve Plan's Floodplain lain and Wetlands map designates�t y Incorporated The Cont- rPhensi. p � he majority of this Wetland area as a Significant wetland. The } y e la inventory ±.. applicant's submittal includes a detailed Wetland inven for the ..tailed .wet site. 1Qedause the applicant has obtained a `DSL/Corps permit for th iS pro ject, the hearings officer is not •r equir ed to review the wetland modification as pects of the proposal against the Sensitive ;. Lands Review criteria, consistent with Section 18.84.015.d. The wetland area should be clearly marked in the field, and this • HEARINGS OFFICER STAFF REPORT 04�-0004 ,BUILDING SUPPLY PAGE '16 SLR 31:-0001/5DR: 91-0001/VAR 9]:-•00 rr • • ,rj delineation should be maintained throughout construction activities on the site. Any development will need to maintain a minimum 25 , foot setback from the'wetlands in order to be consistent with,Code c k fx m Section 18.84.28.A. . The site plan will need to be revised to provide this separation from the wetland area for the proposed parking area and driveways. 3. The proposal is largely consistent with the landscaping standards of Chapter 18.100 because the landscaping plan proposes adequate numbers and types of street trees along the site's SW Hunziker Street frontage, and provides appropriate re-vegetation of the floodplain and wetland areas as required by the wetland fill permit. However, the -lan must be revised to provide details on the minimum planting size of the proposed street trees and to provide for additional parking area trees. Code Section 18.100.035 specifies that landscaping in the front yard of a development shall include trees with a minimum caliper of'2 inches and 4 feet in height. The plan will need to be revised to specify a minimum planting size of at least 2 inches in caliper. 4. It is not clear from review of the landscape plan whether the site ' developments will be consistent with the vision clearance • requirements of Chapter 18.102. Code Section 18.102.030 sets standards for a vision clearance area for all intersections of streets and accessways, such that a triangular clear vision area is provided. The clear vision area cannot contain hedges, plantirtga, or other temporary or permanent obstructions exceeding '3 feet in height, measured from top of the curb. The landscape plans notes some low-lying vegetation to be provided. However, details on the • type 've g pe of vegetation are not shown. The landscape plan will need to • be revised consistent with the vision clearance standards. The Community Development- Cod the Code does allow for deciduous trees that are proposed as street trees to be located within the vision clearance area. 5. The proposal is only partly consistent with the standards of the parking and loading Standards of Chapter 18.106. No designated handicapped parking spaces a shown on the site plan. Community ha ar Development Code Section 18.106,020.N states that all parking areas which contain over 5 required spaces shall be provided with one . handicapped parking space for every 50 standard parking spaces. The proposed 66 space parking lot would therefore be required to have 2., designated handicapped parking spaces based on City of Tigard standards. However, the Oregon Revised Statutes require a minimum of 3 designated handicapped d parking spaces for a.'parking' lot of this size. T � Oregon Revised Statute requirement is stricter than the he i +� nt City's r y quirem ent, f 3 d therefore is the. applicable i_ abe standagr c Therefore a min ce of designated handicapped parking ]u a, . be p rovided. Spaces must be ade quately sized, located, and Sig ned i ' in compliance with the Oregon Revised Statutes. • Community Developme nt Code S ec tion 1 8.'10 6.020 P requires that one bicycle rack space be spaces-.. provid ed fo automobile i._ lre ar n inh cel, The applicant note that a bicycle racks iyud g 6 bicycle will be provided i n the parking a rea adjacent • to the southwest c order of the new bnildin g v ,., This; is consistent RINGS OFFICER STAFF REFOR`i � � � � �� � � � � � � , ' SLR �1 -0001/SbR 91-0001/J AR 91�000� �tH2 BUI01i NC SUPPLY PAGE 17 • d ,...............M ....,...,...., .., w •..» ......,., _ ..,.._.....,.. ._. .. ._..,_,_,..,.,.,i_.» ._.•.,,.,....,-..,.,•w.,...•.,.._....,,n..,,......,—,m„L._,........ ,-.i.....w.,--...,x«m i<,.,«nr1; »••,........,... ._.,t+,-L..uW:..' ,.N.... .......,6".., .-:.-•,,.c,u:+.c�:•...u.-, ...r.,,..,.-.w...., , r with the Code requirement. The applicant has noted that the site plan will not provide enough parking spaces to satisfy the Community Development Code's minimum off-street parking requirements for a construction sales and service use of one space for each 1,000 square feet of gross floor area. The combined area of the two buildings on the site is approximately 73,000 square feet. Therefore, 73 parking spaces would be required. The applicant requests a variance from this standard. The applicant provides a narrative addressing the variance criteria on pages 15 and 16 of the application report. Without going into great detail with regard to the applicant's response to the variance criteria, staff does not find that the requested variance is justified because, much like as addressed under the setback variance above, the applicant has not shown that an extreme hardship would result if 'e the City, were to require full compliance with this Code standard. The applicant has simply stated that they need a building this large without providing detailed justification as to why the building cannot be downsized with some of the increase in uncovered site area d being.; used for !meeting the parking standard or for reducing the amount of parking that would be required. Rather than viewing this as a situation'where a variance is needed or justified, staff would typically say that this is a case of too large a building for too f small a site; it therefore normally should be up to the applicant to downeize the building rather than the City adjusting its requirements. o� Nevertheless, Staff finds that the same reduction in parking sought by the applicant can be approved by a provision in the Site Development Review section of the Code as an alternative to granting a varia.nce.. Section 18.120.170.B states that the Director may grant • an exception or deduction to off-street parking dimensional and , number of space requirements, provided the following situations can x: be found to exist: 1, Demonstrated low demand for off -street parking; 2. An opportunity for shared parking exists; • 3. A interest in preservation of feature provided t hat reducing standards will not adversel y affect adjoining uses, and therefore the public interest will not be adversely affected by granting of the exception. review the that it 1 applicant's far request with regard H to the Officer exception Staff finds tha 's far g� fficer` to e applir�.nt request 9 p standards rather than reviewing the request aS a variance. The ' applicant on page 16 of the application report, states that parking ., than the Community Development ment Codes standardsefo needs for the existing facility and proposed expected to be leas � y p, for two reasons. The applicant's report states: i liveries and other busine do nsactios r actually collie to the site C�rdett� few custom� de ss transactions �':�rs ers� t�► rs, estimates take place There_ � and over the �phone. � � e p at�.job sites 'an er f: pones � is little need for customer parking:' Customer activity that does take , . HEARINGS OFF a, CER STAFF REPORT SLR 90 1 8b O%Ok=KNEZ BUILDING SUPPLY t i r . a 1_„r.« ..,w. M,,.,.w.«.» ................•..,.m..-......._.....,...._... _.w._.. .. _.. ,....4,_.... �._•v_.,.,.,..v..am ......•,.. ,N .,.i..•...,_.., ..,».,_...,. ,..«.:,r..w., ....«.... ........._., .,,.,..,. ,.,..,..•,a..u.,.0 .._m._.. .«. ..... • • • place will occur primarily in the loading areas in the center of the proposed building, further reducing the need for customer parking. Second, the anticipated number of employees working in the proposed expansion , building will be low (approximately 40 or 0.8 per 1,000 square feet), reducing the • number of parking spaces needed for employee automobiles. Thirty-five emploYees are projected to, work at the exist' ng building if the expansion is approved. Of the 75 total employees on site, many drive trucks and delivery vehicles that are not parked at the business operation. It is estimated 50 spaces will be necessary to park employee vehicles. The 66 proposed spaces will be adequate to handle both customer and employee parking needs. If a shared parking agreement is, reached with adjacent tax lot owners, an a'Table. beava. • abundance of parking will Staff agrees with'the applicant with regard to the relatively low demand for ,parking related to this particular use. Because of the type of building propoeed, there is minimal potential for the . building to be converted to a use that would generate a high demand for parking. Further, the applicant has noted that adjadent parcels provide a substantial, area of parking with an opportunity for approximately 55 spaces for shared parking. A formal written shared . parking agreeMent is being pursued but has not been finalized. • Therefore, the opportunity exists for a shared parking agreement. Approval of this application could be conditioned upon execution of a shared parking agreement, if the hearings officer believes this is necessary. In addition, as the applicant has noted, there is a • substantial community interest in preserving wetland and floodplain area on this site. For this reason, we certainly would not want to see any additional filling to provide increased parking area or a further reduction in domestic landscaping. Staff does not foresee • any adverse effects upon adjoining uses from a reduction in parking spaces. An exception to the parking standard id therefore justified. The bite plan should be approved with the 66 spaces proposed. 6. The proposal is largely consistent with the a.dcess requirements of • Chapter 18.108. The parking area would be provided with an a,degd.ate number and width of access driveways. The site would ,be provided adequate sro Deed along the west side�of App that a sidewalk is emergency vehicle access. T�� the proposed building; - his e idewa k is shown to • however�'� this 1 �.s not �sh � o cor�nect to the,� public sidewalk along SW Hunziker Street. Code Section 18.108.050.A statles that walkways shall extend from the group nd floor of all industria l buildings t o the street which provide the required access an d, a' gxess� The site plan will therefore hee • to be revised to provide for connection o f this proposed sidewalk w ith th e pub lic sidewalk along SW Hunziker Street. • 7. Chap'”.ter 18.120 le largely satisfied because the . proposal consistent w ith the requirements of the Various Cod chapters apters and Plan policies as not ed within the surroundin g paragraphs, and as required by the site development review approval standards contained in Code Section 18.120.180.A.' 91-0001/VAR HEARINGS 4 STAFF REPORT SLR 9i 0001�S R 91 000 -� �UfLD1 O SUPPLY PAGE 19 I aI rM �K f, f 8. The proposal is consistent with the street and utility standards of Chapter 18.164, because the frontage of the site is fully improved with major collector street improvements, and because the proposed ° improvement plan provides for adequate provision of sanitary sewer, storm sewer, and public water supply service to the site. • B. Compliance 'With Comprehensive Plan Policies • 1. Plan Policy 2.1.1 is satisfied because NPO #5, as well as affected p ublic service providi ng agencies have been notified ed of th is �. • , propo sal and have been given opportunity to comment. 2. The proposal is consistent with Policy 3.2.1 because the proposed channel modifications are not anticipated to result in a rise in the 100 year floodplain elevation as demonstrated by the, hydraulic analysis submitted b the applicant. The proposed expanded main channel of Red, Rock Creek and wetlands excavation will add 2,680 cubic yards of floodplain storage, more than offsetting the 90 cubic yards of wetland filling approved by the nSL permit. 3. The proposal is consistent with Policy 3.2.2 because the area of proposed work is designated Light Industrial by the Comprehensive '` Plan and the proposed main channel widening is expected to improve f , the functioning of the zero-foot rise floodway, although the Corps' Red Rock Creek study does not designate a zero-foot rise floodway. Logically, channel straightening and enlargement would be anticipated to reduce the elevation of flood flows rather than 1, ° increase the level. 4..' The proposal is consistent with Policy 3.2.3 because: //± a. The strea1Ytflow' capacity of the floodway is expected to increase due to the proposed channel enlargement and straightening as demonstrated by the applicant's hydraulic analysis; • b. No adverse impacts pre am g or downstream from the proposed area of wok because the pas sa g e of Red Rock Creek under Highway 217 upstream from the site and under Htinziker Road downstream of the site would tend,to isolate impacts of the proposal to the site itself. The bridges and ... r embankments associated with these roadways Should prov ide a •. separation of the sttbject site from other segments of Red Rock Creek; c. The site does not abut residentially developed or toned properties, Therefore, no buffer is necessary; and • d. The Tigard Area Comprehensive PedestPedestrian/Bicycle Pathway Plan does not call for a pathway in this area. No dedication ' of land therefore needed. adjacent to the floodplain area is 5. A condition. of development approval is warranted requiring dedication of all undeveloped land within the 100-year floodplain for the three parcels involved in this application. Dedicaltion is HEARINGS OFFICER STAFF 1BPORT SLR 91-0001/SDR 91-0001/VAR 91-0004°-KNEz BUILD/LTG SUPPLY PAGE 20 • i • . , • • necessary to be consistent with Plan Policies 3.2.4 and 3.5.3. ' 6. The proposal is consistent with Policies 3.4.1 and 3.4.2, although the proposed project would replace some native riparian vegetation that are important for animal life in the area, because the proposed project would include the planting of more diverse plant materials and a system of weirs in the wetland area These plans were reviewed by the Oregon Department of Fish and Wildlife and did result in any negative comments with regard to the plan's effects on riparian habitat. • 7. In order to comply with. Policy 4.2.1, a condition is warranted to require the applicant to submit an erosion control plan ensuring • compliance with erosion control standards for the Tualatin River Basin prior to beginning construction on the site. the applicant's • statement notes that standard Washington County erosion control measures will be employed during construction. Sedimentation fences and haybales will be used at the base of each 2:1 slope to capture sediment. 8. Plan Policy 7,1.2 is satisfied because adequate public water, sanitary sewer and storm sewer facilities are available to serve the proposed project. 9. Policy 7.4.4 is satisfied because the proposed warehouse building will be connected to the public sanitary sewer system. • • 10. Policy 7.6. 1 is satisfied because the proposed development will be provided with water service by the Tigard Water District. This system has adequate capacity and water pressure for Fire protection purposes. • 11. The proposal is consistent with Plan Policies 8.1.1 and 8.1.3 • because the proposed development is adequately served by Hunziker Road and other nearby streets that will provide a Safe and efficient • roadway system for the expanded use of the site. The site will be • served by appropriately located, sized and improved access driveways. the street frontage of the site is already Improved to • minor collector street standards VI. CONCLUSION AND RECCMHENDATION The staff concludes that the proposed wetland and floodplain modifications, will promote the general welfare of the City and will not be significantly detrimental C nor injurious to surrounding land useS, provided that development that occurs in • compliance with applicable local state and federal laws. Staff therefore recommends approval of this Sensitive Lands Review request SLR • 91-0001, subject to the conditions of the Division of State Lands/Corps of • Engineers Removal/Fill Permit. Staff finds that the development plans for this site are largely Consistent with the approval standardS for a Site Development Review request. Staff therefore . recommends approval of Site Development Reqtest SDR 91-0001, Subject to the following conditions and modifications to the pland which will assure that the HEARINGS OFFICER STAFF REPORT SLR 91-0001/SDR 91-0001/VAR 91-0004-KNEZ BUILDING SUPPLY PAGt 21 • . ze..‘1 k • proposed development is consistent with City standards. Staff recommends denial of the requested front yard setback variance and the requested parking space reduction variance. Staff, however, recommends approval ' of an exception to the number of required parking spaces. The exception is provided for by Code Section '18.120.170.B. UNLESS OTHERWISE NOTED, THE FOLLOWING CONDITIONS SHALL 3E MET PRIOR � ISSUANCE • OF (BUILDING PERMITS: The h applicant di licant shall dedicate to the City as greenway all portions of the site that fall within the existing 100-year floodplain, as identified on the Corps of Engineers Red Rock Creek floodplain study,map, that will not be filled as approved by the Corps.jDSL permit. A monumented boundary survey showing all new title lines, prepared by a registered professional land surveyor, shall be submitted to the City for review and approval prior to recording. The floodplain area should be c shou� leanly marked in the fieldl and this delineation should be maintained throughout construction activities on the site. STAFF CONTACT; Chris Davies, Engineering Division. 2. A revised site plan shall be submitted that provides for a minimum front yard building setback of 30 feet and a minimum 25 foot setback from all wetlands for all development including driveways and parking areas„ A minimum' of 66 automobile parking spaces shall be provided. A minimum of 3 appropriately sized designated handicapped parking spaces shall be provided. A sidewalk shall be provided between the p ublic sidewalk along j SW Hunziker and the main entrance to the proposedbuilding. The plan '7/Z shall be consistent with all other applicable development standards of the r' Community Development Code. The landscaping plan shall be revised or details on the current plan shall be provided demonstrating that the proposed landscaping can be maintained consistent with Community Development Code vision clearance standards. STAFF CONTACT: Jerry Offer, Planning Division. 3. Sanitary sewer and storm drainage details shall be provided as part of the public improvement plans. Calculations and a topographic map of the storm Qs. drainage basin shall be provided as a supplement to the public improvement plans., Calculations shall be based on full development of the serviceable area. The location and capacity of existing, propesed, and future lines shall be addressed. 4. The applicant shall demonstrate that storm drainage runoff can be i i . i disch ar g ed into the exist ing drainageway without s nf .can tly impacting g properties downstream. 5. The applicant shall' as part of the public improvement plans, submit A details maintained. tairYed en-site water quality facility and show how the facility i ted Showing the existing and proposed 6. �3. grading plan shall be submit g g P g g ndro used b contours. In addition, the applicant shall include a finished floor elevation. This shall include elevations at 4 different corners of the � 91-0001/VAR 91-0004 �"ICL�[t STAFF REPORT SUPPLY PAGE 22 SLR 9l- SDI. 91-0001 HEARINGS 0001,/, KNEZ BUILDING Sw. 1J' ...i ,. ..w,.r._..n.,..,.....».......J..r...a_..-.+»...i.....r...wr..N....v`r....rUr.....unr....-..........rL+....«.L. .. J ., .JhJt'4:'L. li• floor plan which are tied to the top of curb elevations, as shown in the public improvement,plans. 7. An erosion control plan shall be provided for the entire development and be part of the public improvement drawings. The plan shall conform to y a. "Erosion Control Plans —Technical Guidance Handbook, November 1989." 8. Building permits will not be issued and construction of proposed public improvements Shall not commence until after the Engineering Department has reviewed and approved the public improvement plans and a street opening , permit or construction compliance agreement has been executed. A 100 percent performance assurance or letter of commitment, a developer- engineer agreement, the payment of a permit fee and a sign installation/streetlight fee are required. THE FOLLOWING CONDITIONS SFiAIJJ BE SATISFIED PRIOR TO THE ISSUANCE OF AN OCCUPANCY PERMIT OR A SATISFACTORY MONETARY PERFORMANCE ASSURANCE SHALL BE POSTED ,•. GUARANTEEING THEIR COMPLETION WITHIN A SIX MONTH PERIOD.', (Unless noted otherwise, staff contact is Vi Goodwin, Permit Coordinator, 639-4171) . All landscaping materials and other proposed site improvements shall be installed or financially assured prior to the occupancy of any structures. 2-5. A sign permit gn permit shal:l be obtained prior to the erection of any sign. Sign location and size must be in compliance with Chapter 18.114 of the Community Development Code. STAFF CONTACT: Victor Adonri, Planning Division. IffiI ry � 9 �i • THIS APPROVAL SHALL BE VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE DATE OF FINAL DECISION. APPROVED BY• Dick 'Be orff, Senior Plapx br/JO;SLR9i-01.H0 • S ' 0 ti 5 OFFICER STAFF REPORT F 1-00 /SDR 91-0001/VAR 91 0 ✓ SLR � 01 HEX�.RI:NG 004 KNI+;Z HUILDING SUPPLY PACE 23 • ti I' .4A. . ---r...■ -- \\r\C . . is ' # • ' ..s..'Y'llir �� 1 • 4.1 III IL lir. ii,pr" - - - -H-- . . _ . ..,:t. I.2. . . .....L.Hr.0 ,S1 . A. , _ Air 411 . t.., IP li - 1 ti"" ; . , cs) .110 . A.,,,,,,,s .,- i ._ . , , . At . . e 11 0 so;';'/' 40/01t . - . - ' At .• i 0 .1%,:s , . , , A/ -----, 4i 9... mili .-. . • ... _ _ aw i ) . .• ,, 00111 ,. .... / , , ,..„ ,-,./ . . . d mi (N) .1%, \ < ill PREINII, .........„ - ._ 114 4.. .0 v . . 47 . . 11 ti \\ „ 1 . ��� w,. , he. • imia_,.... . . . i Am . _ IN , 11111 79fi 1 V -. :=ter-- ' 20 ff. � a ► -u . , /11111.0/ i gi _ . . : . . _,.. ...'...":"="....""" 7 ' I A e.;-) Liii.,11,11 , a :%...... . .,L.,,,) -.--*—.4.-..... , .5.....1 - _ 1 ID '. \%. . 10):0 , ' : * -- - - Ilir I 1 / /4 1. ,t13 � - "a 111111 _ • • • • • • MEMORANDUM CITY OF TIGARD TO Ch-is Davies February 28 , 1991 FROM: Greco Berry SUBJECT: SLR 90-0001 FINDINGS: The applicant proposes to fill 90 yards within the flood oo plain of Red Rock Creek to accommodate the expansion of a building. 18. 84 .01.5 C of the Code requires a sensitive lands permit granted by the Hearings Officer for a land form alteration or development • within the 100 year flood plain. The sensitive land ordinance requires that the proposed improvements "shall preserve or enhance the flood plain storage function, and maintenance of the zero-foot rise floodway and shall ° • not result in any narroIdng of the floodway bounuary. " The ordinance further requires that the proposed improvements can „not result in any increase in the water surface elevation of the 100 year flood. The applicant proposes to accomplish this by, extensive grading and channelization and has submitted the required grading plan, details and calculations. However, this work cannot be • accomplished without a joint permit from the US Army Corp of Engineers and State of Oregon, Division of State Lands. Since the permit has not been approved and approval, 'if granted, could result in modifications to the proposed plan, final review of the plan should be delayed until the permit is approved. . RECOMMENDATION a 1 , 1. The applicant shall obtain a fill permit describing the proposed work in detail. • 2 . An erosion control plan shall be provided as part of the fill permit. The plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, November 1989 . " 3. A permit shall be obtained by the applicant from the U A � obtained ... �, � i�t Army Corps of Engineers and Division of State Lands, (Authority: Section 404, Clean Water Act, and ORS 541.605 to 641.695) . A copy of the permit shall be provided tol the City Engineering Department. The applicant' s plan to satisfy the requirements 1 of the Sensitive Lands Ordinance shall be resubmitted with any r revisions required by the permit. I I dj/G o1r90- MN j. I I I i I , I � � 1 • .{:. -.,,,,ek.,..d.. .,..4,-....L....A4...ua,..,i...f ..-1,',L-..,J.,;.;.,,_..--,..-t,::+.»,,n«,:.,.,r..-,,,,..•«„ .,.. -,, ..-..,,, •_....."-..--,.,,,—.,....._.,...,..._•.,.i:,,,...a..-0....;.•............,,,r..,...-;.,. •.-'d,l.w--,.....-4..,i,.ta„,„„,--......,;t',4,::...:u. ::,..",,,..H.-..—._-, MARK GRISWOLD WIIcON c_oet,i „ft, cdt,,,,-,..1 . .., ,.' ,,,. . . .; , ,, , , Horticulturist _.___. e.:.:8_, ....A.,,,,..k._ t ; , , (1_ ,CA1-). , , r'',\341 ',',..,:fi,i 4,,-,- ko,...k1e..,_,.. -tsfas-:-) •••-"F . •,,.,1 .. . , :I, ..„4 ..... \rt.., . , ,, ,,.• • • d R v;,,' ,, \%,,.,}�'• :, . ,•. � . w...;_� ,__ + „ t'stt, ,,101(4„elrbliiii... , ,,,,x,:itlk, .,i /•\41 ,” ic''-.- '''ti' i . . %,,,,..,4.$. 1 ,,, .f! . ''' )CC ---W-'\e— --ts—DI )”. c'IAE:1-9:7.1.‘''.1 h�y tiQ� �� 1 11.\R; {`'I n ? c„ `.', L ,, .f I C1.5. *1111°44%*'''' r'; ' *,.�' d''e, , ,�� .d � � `�,. . �,' +� ‘ )''''\okr\\<:,.,. 0 ,,, , , 111'. ,r . + • [ 4 i 3 I i 6 a • I I + .a j N I. trd{” . .rU•+».. 1.....,.:rilw.. .rr..x4. r..il.:,v.:dr•'i+ .k,„:.... n.«..... ..a».z;..:,.i x+..••r'j`'.}rl r _ urL.,./#ti. ...... ♦M"tl+.,r x a ry_.e «+. 4....u., rn-J. ., ..•.._ .r ..-.t.. _.v......I IaJ.L..•,...wh.n.:r .••,..,..r..w,...l_, _,a-.r,. ...........,,-_n i • • • • • • • • • tfoc .r RECEIVED PLANNING • -,��r..�-���e _ � --� APR 4 4 '1991 1 ' r�ir Y, l7•+-�p, w,,,.,aA �' -' - ' �. TK»•y sY ,:,r—,•. t .:��.t, _.4.�'L�,a.' ••+%r``V�+� •�I T�\Ya` ...;;3.g/• 'v.�s•� ,w,.J�•as .r�-r r. �;s2�, r='_y,�..� .fi � �:;;. . #y,•i:;^ �u•c vy � � �y � e�� ��v � ����, •' w���-��ri""`'r` 'mow_l � J /� �� ✓ r�rfffl r.r•'.,..f .- -'`"`7,.r'''-i•,,.'��.+�. ,t._ "'..\\�.\�� ., , Mark Griswold Wilson,Horticulturist . 980 SW Broadway Drive,Portland,Oregon 97201 (503)222-0134 April 17, 1991 RE: DSL Permit # 5678 . Red Rock Creek -- Washington County bear Earle. I have several objections to the resubmitted removal/fill permit application for the Knez project : The site, as you know, is the only known fragment of Tescham ps a wet picairie i�n the Portland metro area. Even though it has been degraded by bath ditching and invasion by exotic species it is still an important, historical " and ecological model of a rare wet prairie ecosystem. In my opinion, the selected mitigations sites and work proposed are not "in kind" replacement for the loss of wet • prairie; furthermore, I doubt that, the proposed mitigation site enhancement plantings of Deschampsia will succeed due to inadequate sate preparation and planting specifications in the plan. The proposed site development plan ignores the significance of the prairie by offering no • plan for it restoration and/or maintenance but , in fact, details grading and the construction of structures that may well endanger the prairies ' survival . The general site plan states that the existing bescharnpsia' wetland will be left undisturbed; however, the proposed fill , creation of stormwater swale,s , construction of a sedimentation pond and planting of prairie invading riparian species will at the very least further reduce the size of the prairie and could severely affect the surface and subsurface hydrology. The ground disturbance resulting from construction will certainly result in • ground compaction and the it creased likelihood of invasion by exotic species , • The entire site shJu,ld be restored and preserved as as at imp.ortant environmental education and Desdhampsia grass seed source for local r Portland area wetland projects . 1 request that a hearing be held as soon as possible regarding Y srding this permit, Please k e ep me apprised. 777 l A{1 Mark d, Wilson I r i ppi�,,ryr. *{ �tyr y •' •� a.,y, /y y ry� 1'� g �d�►�a c� B�ra o m e �'h e �`e t��n d.� �c��x s e��a�'�r;�` I • • L.+'4.e r (J�.l.:L� '1,J L4�G L, Iy..Y,,{a t� t./,la .4� a K 4 .1 li���u,�ICI I 1 1111�•�`''\, 13125 S.W. HALL LV D►. ■• P.O. BOX 23397 , CITY OF TIGARD TIGARD, OR 97223 (503) 639-4171 OREGON T0: FROM q88 1' 4 I r� '61'1J.,x („4/4,'",(2,c___, t 6 (.3.,/4,. & 7 74;20/ ,66, 6v,i'`a,e, ` l /t,/1,6. 60 ° 4liL Le 56:. oa v Or1 0 1,1 i q7 MESSAGE c/"' I Ave i:,I i ,,, .ad. ev '% ,,(,•4g °II//'.` ;1/u., .L ` &t t / iaL : • ' ,,+ "u � J s, � '11'7 ' / +�r 't`TM' "' �'Yfl I�e'.II' M.d . �� •. r° �' I,��a�I 7y ,td i, r..� . . r�C ..Ij4�i , lr, , I, ` 0 F. ') ,,, ti, •, , i ' ,�- ._'j r,,, • }' r`� x.1` �,� I �+ (:// ,+ ,,rte,.' �,� 14164111j41 C ra.✓� r / LI f�.J� 1" J', F' .,, L, ati'(✓�✓G f �i1 LIw�. ?C� ie. 4l '(/`tid, "°J 1✓1 11,6er, � r7.�+'Li � L+ �/1 �'� ✓ L,Ci" / �'L.r!'X»+' r„bid eYY�,.'ia(rr„7 �” n • ) it;# ./, a ! em , 41,016:i' '"i` 44 ( ,rA . fe',4- ° 4 '' 7;104 try '' a°J Of . 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J 4j M dA,a"t ,n:t,ii! ,k-frk � i� r s ` p � 1f r k , ! y 4 ilb L V J '/ " f i t 6 .a[i , - , ,„, ✓' ai„; s" 7 I✓ ' lJf"d x M • Siva ..._ DATE._. 6 Met ;� ,3? / )111, ci'l , ti,.'1 t1J Pau. r�G,'4e/t,4%( N% • / ,• . k `�ru e,i I', a&i 1 '', • �: ‘,/ n'" �� ,� ,/ /�'��J�/(�,/ �}l,�,y�/� /� a� ���' fm ��f�f"� ,,���n�,y{ r�rlY}` A{'`y+r�'r�;r r�r�' � ,�d+�.yi�� p /+Yr w �..._L'^N,d1 r✓✓'" /✓ d14,z 1^✓.✓`"sad L.'',"'x''�ff+i,+1�'d: c,.; i.Z ,'+ir ,;�' iteiff,,+rrftr°w-4 (,�`�u/ 'iii,t .4 J ,'L�"'! 64214 ' � (:/,:re,,,iwoL0190# .W, e n Y n' 4 ✓ 6, , tiled t 4 ' t' 4„ r , (dm, t t C br ` �' 'r V14: , r ' r,P♦'d` .r.r 'r /'�r° Y•• '� IJ`"r ,+%, '` �, `" 'If M • A + a *, r ,i� ' ,i r l"t. ,: rr�o; ,t 6 r 2'; t° It 'tt%>t;, /., �L t: : t,` ,, 4" '' i', / ii I I l ,` ', ie�S, ::,M- y ri1 a,1 ii( ,tt c w s,,,o 6,4 ih e ' r ^ 'e , Ian,, Ir �{„ �w„ � r `v"' rr�rC.r+raY,��e 7 � '% hd 1 %�p ,(� (4:11,641 r' ,gD'rp�l /y'vd r )i o !,�'` /��1 ` g,t t� �✓/,F M"J,,'p ,-i /� . �/y'/ 'Syr�,. y'�',r ti,4 `r{ y'a° d'c"'+" ''I f, 1: ('" ;0 1 '^, ��r� �a��i//`"Y t'I'+a[.I'p!',�,"�lr'"� �.«f> 1.A,w.'u4.ir,✓uu�;,"Yx t'��G��'M...F.,� �S ��C+l+aly�i �w,di,'�, � ' 'r 6 �.•ir'�, fr �^��r �;.. �', ''� C, , SIG NED 3 11. DATE :. PLEASE RETURN ORIGINAL COPY WITH REPLY. KEEP PINK COPY FOR YOUR RECORDS, t , YOUR COPS° ■ . • . . , , . , ` • .,,,,.,..„....,ti._», ».....,.w..,_t.•„.......-a..,...,..',-:..w.._...,<,...„a,. ...c. ., . ..,. •.....a.,... , .....,..1.v,...,:.,;...,.._.,......,t:.....,,,:..w1,: ,-..:....,.;....;K..w.-..�.:,.'...a.«.a::. ,1 Y h, I I. 4,n % 0..—+” ,ter Si't t J UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY May 14, 1991 RECEIVED PLANNING A I MAY1 6 199 U.S. Army Corps of Engineers Regulatory Branch Attn: CENPP-'PL--R (Johnson) P.O. Box 2946 Portland, OR 97208-2946 Re: CORPS PERMIT APP. NO. 071-OY'A-4-009025, ODSL R/F NO. 5678 KNEZ, Applicant s Unified Sewerage Agency has had the opportunity to review the permit issued to this project by Oregon Division of State Lands (ODSL) . We j : • have major concerns in that the project permitted has substantial ,,• portions of information that was not provided during the permit review period. USA voices the concerns of: Mitigation of private projects on public lands; k, Violation "NO NET FILL" in a flood plain requirements by USA • � of p y ordinance; Because of our not havin g the opportunity to review a "complete” application, USA objects to the issuance of the ODSL permit and requests, rejection of f the application by y 'the Corps. Should you have any questions regarding this matter, please eel free to call. 1' i Very truly yours, Russell A.. . Lawrence, P.E, Project Manager j a• • /eb c: Oreg on Department of State Lands pity of Tigard City of Se � rt n a e o r• 156 North First Avenue,Suite 270 Phone:503/64 3621 Hillsboro Oregon O7124 FAX 5q�/6dp-3825 Y' • ..._ .•,.._:.-.:a .,,;',:i..: ......,,.....,...1:•.,,.w..--•......»,........_..... -,_F, .1_._,»µ.», »,r.r 4..:..w....... ..,-...,.-.:....,..,..-....... w..,..»._..,,..rw-.......a'..::-+....r..«,i, ......::.,:w-....._.',...-'x..:.+,..-:-.:..,.A:..n,»......,u.,,+...+..ww:,...,'.w.:,v..c..e. AGREEMENT µFOR LIMITED EASEMENT 1, . , This Agreement for Limited Easement is made this day (: g y of May, 1991, between John Knez,! Sr. and Jeanne Knez ("Knez") and '' U.S. Natural Resources, Inc. ("USNR") RECITALS A. Knez is the owner of certain property located at 8185 S.W. Hunziker Road, Tigard,and r g Ore on, further described on the I ' attached Exhibit A ("Knez Property")'. The Knez Property consists of tax lot 100 and 102, with tax lot 100 being on the easterly portion of the Knez Property. 1 (, Be USNR owns certain property located adjacent to the Knez I . r Property, further described on the attached Exhibit B ("USNR t Property") , also described as tax lot 101. C. Knez has proposed to expand its existing facilities located on the Knee Property.perty. As a part of such expansion it is necessary to fill 1.7 acres of land located on the Knez Property and USNR Property. D. USNR Ihaal agreed to grant a limited easement to Knez for purposes of the fill and 'bringing the fill area up to a grade which is approximately 155 feet above sea level, upon the terms and conditions of this Agreement for Limited Easement. r� i i THERE 'ORE in consideration of the fore- oing and the t foregoing I` tee conditions herein, the parties agree as follows terms and con.,d p 1. Conve a I � nce. of_. Easement. USNR hereby grants and conve s to Knez an ea s eme1t for the limited p urpose of entering jl onto to the USNR Property for the fill and grading area n b of the located I i 0 I i, II I S{, r" r • �• w D n .. .ml J ...,... r_........rA,4•.,..i..n.-..._...,......._.. ...-.,.. .. -,. .............. ....u,......... ...✓-.......,•.......,..•..� aJ.w.f,....r.,.,.1....,...w•..el.....n.....-.....L' .:..,..,.. ..r.w..-,w,I.J.:•..-.r..„.,ti ...u,:=1.......w.4.:..1..•::.:...••«.....,.;4.,u:.-...•re...i w.....G.. 4{ in the southeasterly portion of the USNR Property as described below: Beginning at the southeasterly, most corner of the USNR • Property, then continuing north along the common property , line between tax lot 101, the USNR Property, and tax lot 100, the Knez Property, a for a distance o f approximately Y 155 feet, thence westerly, across tax lot 101 for a distance of approximately 65 feet, thence southwesterly in a line parallel to the, common' property ' line between tax lot 101 and 100 for a distance of approximately 180 z; ' . feet, thence easterly to the point of beginning. F A map designating the general area described above is attached as Exhibit C. Such map is to be used for reference only to evidence the parties' intent. 2. Use Limitations. This Easement is to be used for entering onto USNR Property for purposes of the fill of the area designated herein and bringing such area up to a grade which is approximately 155 feet above sea level, and maintaining such grade. !, This is not a. general easement for traffic, utilities, or the like. 3. Construction/Expenses The fill work and grading described above shall be constructed and maintained in good repair by Knez at Knez 's sole cost and exp ense. Knez shall perform such work in a timely and reasonable manner and in Such a manner as to not interfere with the business' operations on USNR Property. All expenses associated i h the .. shall be borne b costs or sso d wit e fill wo rk s y Knez. ' 4. KreZ Water Supply. Knez shall install a separate water meter for the existing Knez 1mprotiiments, a s well as for any new improvements i including without limitation any ...:rri ation systems. r pay any associated p az� and 'all costs Knez water. ' Ki?ez shall a with the � , supply. i a • .._.,....�.d'...„„H„.._.,.r,..-w,r.>.R:., ....-w+,.,a.a•.,.,.._..A-._.....,...,.-.,r.t-,_n.,.,,.... :_.,... «..,_...•r....,..,u_r..,..•..r_..-...,. ....,.., , .«.. .. .,-.,.,.i...,.a.w....xr.-.....«,..L.+:.,+..,..,...,..:.,:..1..,. .:,L-.'-..,,.'.....I-...n,.f-.-:..a.«..:,i........,.,....,.n+«.J`w,..r—....,w:.1.w-..r«.'e.r-.w::1:'1.,4u.U,-..Y..,,',.-e:u•ne.a.wo,....-...il xc..,.__ ,w ;:•:{ 5. Knez Sewer. Knez is agreed and hereby assumes all responsibility for sewer hookup, maintenance for the same and. subsequent sewer fees for the ;Knez property. 6. Traffic Access Restriction. Knez shall not direct or route traffic across the filled and graded USNR Property, in order to minimize additional traffic occurring at, near or between the buildings on the USNR Property and Knez Property. 7, 7. Hold Harmless Agreement. Knez is agreed to save and hold • harmless, defend and indemnify USNR for any and all claims, costs or liability of whatsoever nature imposed upon USNR by reason of the fill project including, the fill project's impact on the flood plain, its impact on the wetlands, any surrounding property, or anyone on the waterwa waterway, either eith above or below the USNF. Property. I The liabilities covered by such indemnity shall only include those arising after the execution of this agreement. A copy of the indemnity agreement is attached hereto as Exhibit D, which the parties are entering into contemporaneously herewith. Knez acknowledges that the indemnity agreement may be recorded in the public rer_ords. ' INC. OHN KNEZ SR. 5. N'.A�'U`1� L RE 'tTROES, ' �. is• fte ... /De.. r' 17EANN'E KNEZ . P r'. Kati 0.. ., ...J. - Aar,/, I• _ _.wu....»...�.»...,w-..................�✓.-.u;�.k»e��.a.....,.. +i�l,«._..,.,.,,..........,..,...,.k....:...,._ ....,..,-.,u:...»,._._.FA. �..__., .,_.. � .�,� .._....�.....�,,..-a,�.-.»,.......-�.,.,-. .._..�._...,......�..,.,.......A...�..e...»...u..�,.i..r...w.,r:w.+..«,-.i.:.-Iew...,:.4.4T.�..o-�./_...w.:.�,..--�.�.,....t.....,�n:4eti�,�:k-:I.:t.'a».4'..+:a�au:.. • ter 7. �, ! �-; '/i,• !_., .. Li, f i� } >� 1,ti'', State of Oregon �.�, P In,G l' 1{!yp !ft3�r�� " 4(''''' ) s s• l .,,,r,A, .l''f', County of Multnomah 1 ,v h N.,, This instrum-nt wa acknowledged bef re on this '1,--1-day of ` May, 1991, :by _ ,.,.�e �, „e as / -' f (..i_ ,., ©f, U.S. . t'; Natural Resources, Inc. S dt I 1 :: t C , a 1 +t," • 0 — . 4 , C i+ 1, # , NO .FURY PU L C FOR OREGON ti' , . My Commission Expires Wit.)/I) 'L f J State of Oregon a ss. County of Multnomah This instruments was acknowledged before me on this day of May, 1991, by John Knez, Sr. and i'eanne Knez. n NOTARY PUBLIC FOR OREGON My Commission Expires I , 1, , [[Suu f, 4 r • t, • .._.Fw..., ...i,....W%+-..._t,wJ..w +,.,,.........,4.kw•............w.-......>._.iU ..,.+4....,..,....,..,.«..+,.,1.0.,w....1..,...•........Ik_ ., ` „•. . . .,.';,:` v'llt..t.ftf,': A r */e .ry,1 3,I.r•. i i •.1 I,� :•,. ., k." r • A:!."� '--..'"-• �. .. . ist_______...., * i� >y 4 +i;4L`Fir ' x 7 .Y_ -'= ;-r... .` ...„ _ �•. , CA �! 7.�Y1.of k C'�t°;,t I , ' 7''� ? i „41,1:;.1;',:, r.„ 1 7 fit rlE'.f 4,,a h• t” .• I '� /,. .. ' ...� _..... ....,.... _......r....rP....,.,,_—....•.....,....._..r„ y _. �Ir. ,.i.,': ` EXHIBIT "s" ,1. h• Z P 1: a AR r PARCEL I „ ,. . The following described tract of land located in the Northwest h of Section 1, Township 2 South, Range 1 West, ttillamette, Meridian, Washington County, Oregon being more particularly described as follows: Commencing at the Northwest corner of the R.W. Graham 13.L.C.; thence . ' South 82°57'00"E.•rst 123.00 feet to a 1" i.ron pipe; thence South 82028'52" East 210.75 feet to a 1" iron pipe marking the Northwest • corner of that tract,conveyed.to Thomas W. and Minta Saddler in Decd Book 166, rage 71; thence South 12'24'00" test along the West line of . said Saddler tract 560.85 feet to the Point of L e&inning; thence, from , •.said Foint or 1►cginning, continu nC along the ;test line of said Sadd] r • tract, South 12°24'00''l(est 273.54 feet to it point on the Northerly right of,way ii'no of F'unzi ter f:oad, said line being thirty (30.00) t, fret, when measured at right angles co, the centerline of said • ltunzilcer Road; thence along said Northerly right of way line, South 6 0 5 9 00 L asL 30?Y G t fete; thence North 12° 24 00 East 360.63 foci z thence North 77°42'29" Hest 290.00 feet to the Point of , Beginning and containing 2:11 acres. • PARCEL II . �I I w r Me Ea,t 168.3 feat of the following cicz;c:..tb1_d tract, ...aid 1,6>t.J feet being parallel with and rn asur.-o 1 at right angler; to tho East lino or said tract, to-r:it:1 Ii �f{ y, • A panto]. of bind in Section 1, Town Ship 2 Eolith; flange l'Ttazrt:,! •" • Itiz.Ct:.et;tc fleric,titn, Washington County,•, Orc cn: . 5 • notlii:riing at an iron pip.) which lies Sat t:h 02" 30' Eaot 335.6a feet tinny a stout: at tho 1:orthwest corner of the W.U. Grabao D.L.C. No. 3.'7, 1 and c•oilig ttl+'.iit:o 5oath 12' /2" Wont 844,2 raat to an iron FiPn on tlrs { � 'uorthor)y'line of n 40 foot wide public roadway; thence continuing Eolith 120 '12' West: 21 feet to,a point on center line; thence on 1 LC1to nc south GO' j rot 477.5 1cct to ' point; thence North 12° 124 i;er:t. 21 feet to en {eon pipe on the uforacatd VOrt.tcrly line of the rorcway; hence continuing Norte-. 12'' 12° E;ect 1021, feet to a stone;-thence north 52' 32' Wont 455.3 feet to the true point of � beginning and being tho name land convoyed to 7'homDs.0. V.*ddicr and /ante Saddler, lzccbo.ad and wife, by deed recorded in Eoni: 166, page 71, 1 c:cords of Washington County, Oregon---_,.._... _ .._.._Y I . I ' . _ I . • • • • e I Y A I • 1 k 1 I 1 2501 Y r"Pig Pu + h✓ r. 14r.�J --•—. 1 • • . h I • ■ , Y ' q • ■ .---74*. ;; j. L pro' .1 "`" 11 . w a,1t1 .,. 114p M _ . C �. .�:�w.� Li..... kaw. � 7•x�.11 — �;Lt_____ _ _:� °+,.,r + • �. f, A • M1 / Y Y�cnznxx •c. . The licnt: 2%0'feot or tic'follot:ing dozcr'ibcd tract, maid 20t7 Cent. !. being p::rape:). iit)t a d,rcn ctil:cci it right anglen to the Wont line o>r onid CXLCL-. Mo-vi L: A • ,parcel of land i n iccUcn•i '' ;^+�•' t South, y. J., ant....,l.�i I.,rlga 1 'Elect, , ` / Willamette ;:eriGia�n, 1:c.Yztxigton County, Oregon: i r}=`t:iri:in7 at a n iron pt i"o lwh`Ch lie o:11 82° 30' 'East 335.6Z ree' ' • • I, fro Lt ::l:Cill: att tho :01'.:h'.:::;:i: corner Q«' the K.W. Graham J.L.C. :o. 3:), end ;U inC thence South 12° 12' 14p: r44:2 LC :: to z: iron itl?- on ta • I 4:or'.:hcrly lino of r. 40: foot wide piaaljc rtr..dwayr thence continuing rot:th 12° 12' i"cc:xc::. 1'1 feet to z point on canter line; t nonce on ' CC ... line Jbla. u ° Jy' ant /77.5 fee: to z xi} :,Q:Ct North. , 22G.,12", Cast 21 itrat to ,an.iron Pipe on t%e aforesaid e:orthcrly lino' . of't:tl:s : .dray: thence eo tw nc n; north 12" .121 La't 1021 'ceL to a otc.ti; thence North i;2° 32' t•ect 45B.3 feet to the true. point of 1 • . , beginning and bei g tha came lend co niiorecl to .hot.' U. Saddler and . X& nt:a Saddler, hz^band and Wife, by dee& recorded in Baoc 1GG, page. it,I.ucozde oi @:.ai ng ton Coe ty, Oregon.--- � _________�, t l Excepting the:refro!zt The following escrilaed �CZact Of land' oaatecl in o w • 1 z the It rth est of 4 It Section 1, Township 2 South, Range l West, YI5.11amet:te. Meridian, Washington Count, Oregon being more particularly described as fo1lewsc . Commencittr at the' Northwest corne,w of the W.W. Graham D.L.C.; thence • '' 1I South 82`55°00"Ects t ,123.00 feet to a 1" iron pipet: t:pence South ' 82028'52" East 210.75•feet to a 1" iron pipe marking the riort:htaest �` corner or that tract conveyed to Thomas t:► and 'sinta Saddler in Peed f{ Book 166, 1Pa,e 71: thence South 12°24°00" test along,, the West line of 4' • said Saddler t:':act 560.89 feet to the Point of Becinningt thence,, from said k Y o` i o n L!t f' Gn an Gonti:ll!kn along 1N' t the West line of S • C 5 6 f SXid Saddler " tract, South 12°24'00"ttiei;t 273.'54 feet to a point on the (northerly right of•hay line of iluya:�ilcer Road, said line beint thirty (30.00 ■ 'feet, when tncastarcd at right angles to, the centerline of said nunziker ,Roadi thence along said N o s thcrl right of y a 0line • South 60°59'00"'Last 302.64 feet; thenctNorth 12°26 '0 ° Eas t t 360.63 ' feet) thence North 77°42°29" Vest 200.00 feet to the Point of jl Beginning and containing 2.11 acres. " • srAtE,oF'oREGO$ f .t� , • 1. Roped T.onitbdn. [NbcU, of Racsubi and Elietlonti ai d Eii.ON/CKo H.coac".i od C i. : r i YeVIncr>i Ion said cbUniy,iil1 tia+eby tirt�tr:lisp • I o" the within insidtJmrnT d! wit t "nsd' Y.th 0. dtt alld/4CDndOd in bboli e.4 daeordi of iibid I:ounrq i1 2/ ` dottil THOMSttN,04,ivior al Rocs:40s t EMetwnd L 2�qt 13 1 r�js. tr}a..ti•. 1 d • . / /F:,,y, : . .1. . ,,, , , , , , " , rz B ; , , , „ , „ , , , . . , , , , , , , , , . . „ „ hth, , , , , , . : , , . . , , , . f r ,r'�'�i. 1 e' .O - ,, A I Y1 y s, • ,,. .,,,■,+44...«,w...,..++04 1 ...,..,..4∎aa+.,:+u.,...4;a...a+.a....:,.....n«,...,»,P.,44.«.-....4 ...,.. i,,,,,..,--:,+,::r,.nw,«i,4.1x.+wm a.. .,.. 'uS(.,..,,,,,r •.. • ‘ N\ • Y , . . ,,, . , . .. . / tit§' • , , . , -..).- . . . . ,..,_..,....., , . , U . .„.....__ 1.‘,„,,.. ' • ' CS:2,c, / i'11.) dil 6C)0 t 2.,e...., . - . w.....,..'r.--•• :, .,- . 4..........)........•.4 , . •;4'4'4:-• ••••••••• •:-:-:•:•:•••••.•:-,•,:•:•:•:••.-:••• •••••:":-:-::•:•:-::::::••::::::::::::11 IN 1 • HI2c? .:.:• :•1 1':x: 1 -• •I .f.jam.{I . RI'�•:• : ..3: +::.:' _ • ,. ,fe,i „ , \ , •::,:::::::::1:::::::::::',4:•:.:::....,:::filVir•:•::.:•:.::.:,:•::.:.:•::.:.::.• ' .‘"1 ” ' * . 'gyp ••'• :•l::r.•:::y.�. +;;�:1;��`.••.'•«"' �,' 1 • f • T If ::: . :;jam% 1/7uC.:'��., • tt 111111111111............ ' `•+!'+• •`.:,::•::•.• ''i:��y:::�:+ 1 • • . ' V limit" * m ,- k I iil 141, •x0114,:`"/.'SAG: • 1 '"•-•‘\ li A *. I , 5•.r.) 111 MI 4 . ., CZ) " al k 1 io. ,.., , , ! Zt(15-1 7:i.-. '11(\l,a...,!.. - ., 4102 ‘1,,k .•�t tt 1 410k Ali Pit,t 5# i*5�k,.' �� s7.74e. * . . 2 Via ' • . , i EXH3.331. .s. �p Or'l r • r Bey t el INDEMNITY AGREEMENT F'- i i This Indemnity and Hold Harmless and defend Agreement is • made this date by the undersigned, John Knez, Sr. and Jeanne Knez ("Knez") in favor of U.S. Natural Resources, Inc. ("USNR") . R E C I T A L S A. The parties have entered into an Agreement for Easement, whereby,USNR has agreed to and contemporaneously with the execution of this ,agreement is granting a limited easement to Knez for purposes of permitting the fill of certain area located on USNR property located adjacent to property owned by Knez. B. As a condition to USNR granting such limited easement to Knez, USNR has required that Knez indemnify, defend, save and hold USNR harmless from any and all claims, costs, or expenses of whatsoever nature that USNR might incur as a result of any work performed by or on behalf of Knez on the property described in the easement, or any adjacent property thereto. AGREEMENT In consideration of the foregoing recitals and covenants and terms contained in this Indemnity Agreement and the Agreement for Easement, Knez hereby agrees as follows: S Knez agrees indemnify, defend, save and ..arm reel tci rode hold harmless ", r against any and all claims, costs � or liability of USNR from om and aga�.n y + � whatsoever natu re t hat ma y be imposed or assessed agai ns t USNR resul tin g from the chan ge in fill, g rad e o r c on. datao n of the VSNR by property . construction performed reason of the fill and grading constructi b i p formed or property by Knez on much USNR property r any adjacent pro 'ert thereto x �' p p PAGE 1 INDEMNITY AGREEMENT • XI • 4 . .^ .•N Aw.;�..,.„.a,;:,.i-. " .,l'....w.._...:....._,,..,....i....;..�,...._. .. �..._,..- ....,.�............._.u�+.u'.a�. t:a,»....,..:•.,...__ ,,.N.'ae-,.._.rv-w.r,t....w.r,�.'...,.,..-.. t.v-.ac.:�i:,a._..�,»'as.w,+....+..z,J..�-�A�..m,,,..u.,..,a.r.:.,,,..o-i.,v.„.,.;..:I..r..,:v.l._.._,.' r '`C4.�tl+yNt�•f' 1 tl bi,.��pfi.�, including but not limited to, the fill project's impact on .the ' �x, '-. flood plain, its impact on the wetlands, any surrounding.property, 1.° or anyone on the waterway, either above or below the USNR Property. The liabilities and claims 'covered by this Indemnity shall only include those arising after the date of this agreement. Y”•°3 DATED this — day of May, 1991. JOHN KNEZ, SR. JEANNE KNEZ o C 3 � _ STATE OF OREGON { ) ssa County of Multnomah ), Personally appeared a eared before me on this day of May, ' 1991, John Inez, Sr. any ,Jeanne Knez, and acknowledged , the foregoing instrument to be their voluntary act and deed NOTARY PUBLIC for Oregon My Commission Expires: • . Y� ° PAGE 2 - INDtMNITY AOREEMENTI d4101to�`��,:: �jj� � 13125 S.W. HALL BLVD. . 1 � P.O. BOX 23397 ' " CITY OF TIGARD TIGARD, OR 97223 ,,, (503) 539-4171 OREGON *Fcr,Erz, -i-i-A-R .1 TO: FROM: PA-W— - RlM LS 1:?E'E.A J -iV OF--7p--c---12._ . LARRY A-144406a./... L 62-±..y____YoGve: P- ��rt.�to rz. ,���4eV��. , � c,�rr r�� . r- - ? et� t,,c cc t l� i gape c. ' . V i v C).AR ..OPFKES T DAy TO RE-VietAi RE-Vi THE Fit_ " Fok C..R: q t wo( ffoLg /1/10C>trIcA-Tic),/d.'," To -rue RE1) ?..00K C,12_,... ..K, FLe._,__._ ____)cs. __)>PO4-0Q iii,11) Velia0P - OF A A)EA U t LD r/ _.,__.._Q . KJ6 P . 714EY f'i t u1E-b 00;T 7M-A- 714-..e.- Pu- s Via: 714 t6 Pocr ('J .:cucco:l F't c,bikKo 4 Ortt6-72 , O . '- 4 tttletil Wt4 t c,i-t- Is OtAJAED By IRV It /3 MOORE1 uS N41 kI- esb t 1&)(,. ToEy S (2 5 04-rTARA-L, Re5otitgce.5c r i6r-logi . • ell.t6 6(30-1, k4- 00, 'me 4pPLtcTic B'E . T14 APLcA-no ` o / t i 7 . ,..PIEP.L■c kricsiO IS '482k.-..791/__I -GriA, _______4___)q__0(44.-PL6:1 " I ,46,'-‘1) The `1,1-641Q.006 14, ' PIR LL 1 ( 9( (141\)Cdr AGRiM , . 4YC) [2DCQ HALRfli I6 'iiii 0 a oT i3-(C-- O -1-5 , ' . 1.3y et-f-or,) Oit fV\ftic w.: s z s r e-r) J P A T 1,0e or F'Fi c..r/'LL C A L L, c a r : i& o r !L toy APEdL I,,, /1ii ik Obi -z-b O MMM u ,. iU4-AltkAL _...C12, 1Q,C- 5' LiriOSE:1`31- 1--(:--) 7-11s APPCicktlok) fI7* * I i SIGNED �.�. DATES L . AS C PLEASE RETURN ORIGINAL COPY WITH REPLY, KEEP PINK COPY FOR YOUR RECOROS, ORIGINAL • • ,. ...».... ...,•m «,.....,•...l.,ww,.,_..,. _ .iw.., L:.••.......... S1,r_„..W,.nm.,3...».n...... ......aR..........—:-,LeLa.,„....-...i,+v.A•wU,.'....w...n..y.4.-.J....n...,.«.+I.h.,w,..+.,.....,v..l.r ii.w.i.u....r...,t:w+I.+,.t..L.lF.a,.,eu-4•.w.L.....tm.ni.,,.nw..n.... • • • C”" • CITY OF TIGARD Washington County, Oregon t NOTICE -- BY TCE �OF FINAL ORDER HEARINGS OFFICER s 1. Concerning Case Number(s) SLR91i� -0001lSDR 91-0001. VAR 91-0004 2 Name of Owner: John S. Knez, Sr. Name of Applicant: Same . . 3. Address 8185 SW Hunziker Street 'City Tigard State OR Zip 97223 4. Address of Property: 8185 SW Hunziker Street Tax Map, and Lot;No(e).: 2S1 1SC, tax,lots 100,_11114&102 102 5. Request: A request_ for Sensitive Lands review approval to fill and modify Red Rock Creek and related channels and wetlands. Also .9_ _Fated is Site Development Review and "Variance approval to allow construction of an _ap�proxcimately 50,000 square foot building materials facility with 66 arking apacea whereas the � Code requires 74 spaces and a 24 foot front yard setback whereas the Code requires 30 feet. ZoNEz r_g Industrial, Park) .6. Action: Approval as requested pP A roval with conditions o��s Denial 7. Notices Notice was published in, the newspaper, posted at City Hail, and mailed to: X The applicant n � and owner(s) ) X Owners of record within the required distance u X The affected Neighborhood Planning Organization X Affected governmental agencies 8. Final Decision: T HE DECISION SHALL BE FIN AL ON UNLES 5 F Dc IS FILED. The•i. be obta�ried from thesPlenn Planning decision, and statement of Condit�orsa C n 1 ` g Tigard City Fall, 13125 SW Hall., b ( P.O. Box 23397, Tigard, Oregon 97223. I y �• E i 9. Appeal. Any party�to the dec�.sa.on may''appeal. this�deCision in accordance with appeal lmay be filed within n 10 days 18.32.370 otice provides given and sent. The • . . . ovides that appeal may on City .forms and must be ads p d ,by the a sal' be submitted City ort arxie' appeal fee ($315.00) and transcript casts (varies up to a maximum of $500:00). , The 3 deadline for filing of an appeal :3 dead.. filing ppea�, ��:� 0 p.m 10. Questions „ If you have any questions, please Call the City of Tigard Planning Department, 639-4171. • bkm/SLR91-01 SKNt r. • _ _ a ...«_-...ter:........a..,._.w�..M. k«i.u.'.. w..�a.._�. «,�. �_,.«.«tJ'�..»L.. a_c.. `• • • • .,+a...,.,-N.+«».•,..,. .+-wr-v.l-..-,., ..rv-...M.r..o. «« «,4..h ,..,. "4,'.+... ...�.. -+«�..SU,.w..�,.._.lw...w.rt�..r..r.«..L..na,.....„«..vn-«�-l4«k�N--„.o.�'•rlr n��.,�L..-n•,.nn ,•• I i ,-.:i....M .1.—”, ,-. nh «n w� �. «v-...•1..�1,«/' � RECEIVED PLAN ; a , # • APR 5 '199 J 1,00 BOSS sswis FOREST PRODUCTS DIVISION or u S NATURAL RESOURCES INC P.O.Box 23038/Portland,Oregon 97223 Phone(503) 2 -0800 6 0 /Fax(503 620-8600 a March 29th 199 1 29th, 1; Mr. Jerry Offer, REF: File #SLR 91-001 City of Tigard, #SDR 91-001 13125 S.W. Hall Blvd. , VAR 91-0004 P.O.Box 23397 File Title: KNEZ Tigard, OR.97223 Dear Mr. Offer, In regard to the above files and their subject matter, we must • inform you that the proposed development invo]ves modifications 101 without our prior being perfnrme�. on our property (Tax Lot 101) � knowledge and/or consent. Further, we have a copy of a "Sensitive Lands Application" listing Tax Lot 101 as being owned by Mr. Knez, which it is not. Additionally, the proposal calls for moving various easements around, one through the middle of the proposed new building, of which we have not been previously advised, and with which we do not agree. u permits City can issue ,A11. in all d we do not understand how the C y p 6 for construction work to be done by someone on property he does not own: We strongly disagree with the proposed project. Very truly your i IRVINC b -MO d Vine, rresi .�nt/General Manager OH/AS /,/ b. 1 a , .r r........,w.,w•+.M ,..rP +,.t..,..tu.'rte,..,F:.,...1..«wW.. '.�«a.ri:f..,,.r-.a.i�., ..1:.....w.....4....4 ..MN,r. _..,. 4.., ,_....h..w.,..:.;...-.. ..+Jc:.:,::+;':.,.-.'µ..-,_1.....+.:-:n:�u•+Iti..,-...u.l_;."...:a.,rw.r•.._tw-..".+•:.......,a-..:.:+.t.l\t.•-i-...•,-: 'm��..:..:r::......,.w.-•.a:w.-M;s.r,�w«".i>..wfu« ,4 I14 6f ' d t "let r 4 1, ! 1 4',11 A'' 1 —Are b d ` ,O ! ''Yk t.', FN} ;ill-1'o rk P , , tB' 1 Ar ' �,,,, '[J lu ti it+N • UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY ['1 -. March 15, 1991 Pct-t'M brand fax transmittal memo 7671 #ofi pees Tar x. r ! �--r� ;M►,t=S621WV Co. Gm.". M, t ckv Dept. Phone'# „,� Planning Dept. - g P r .. City of Tigard Fax# `_....• Fax# �" ,; , P.O. Box 23397 ________ Tigard, OR 97223 Re: KNEZ Sensitive Lands Permit To whom it may, concern: , USA is in receipt of the proposed sensitive lands work in conjunction u with the proposed expansion of KNEZ facility. t We have been commenting upon this project since. it first crossed our ,'; desks lase. summer . This project proposes the destruction of wetlands 4. in a basin noted for poor water quality. Inadequate mitigation is proposed. USA recommend:; ' denial of this proposal without satisfactory wetlands loss mitigation , rrd replacement. If you have further questions regarding this matter, please feel free • to call. h. Very truly yours, i, 41..-61,41/„. ete-ft),-1.4-st,e,t,i i • 0 Russell A. Lawrence, P.E. ' Project Manager yi /eb y . l;, is RECEIVED PLANNING MAR 2 t x f� 1991 155 North =ust J t�27� r. .Phone:503/648-a62 1 ; . Hillsboro,Oregon 0712 FAX:508/640-865 }, ,.ct - . rw � •:.t�.�.a_.w .... ,1G.— .-_.._.................._. ...�_..,,„._ ... ,.._-�, �����. ..� �- � ., � �. .,.. .�.....•.. ...,r.:...,... ..„�1.,..i--........ .� »...0..-u.,,,,.«.......µ ..�„r ...�k.....-..,m..»u..:.,.�..,....:.d. ...1„.».r .w.r, _., ,.. r . • 1 1 I 1 1 LARRY CANMPaELL 1,; fl I Production uction Va a er , .. � •�`�� �Rio � r t K WdNtRtllR1NNSJdpS 1YR{Y(alr •'\ •,i (P9 i t r 1 f •lor d,@N'^; � '',11;,',..'.,t.f +,,, ", , ,• .u , ', , k u , i"• � '. }l ' ; '': FOREST P'IOatUCTS DIVISION 1 OP US-NA`tll'PAw.PESOURCES,INC, 1 P,0,Dolt 2303E ' Phone(603)G20�Sp0/Tel�lt t 41 t • Portland,Or�pon 972$3 , 6.11 1 • 1 • } 1 11 1 /1 1 1 I' 1 pp • rr I 7.•";::'• „ 11 I 1 1 I t, ,r• m j, • • • 'y MEMORANDUM , CITY OF TIGARD r "'; Z�, Chris Davies March 25, 1991 FROM: Greg Berry Pay SUBJECT: � 9 0 0 0 0 q SLR :7 AJ"•1,J 1J 1J 1„ • FINDINGS:' A. ' of The applicant proposes to fill 90 yards within the flood plain Red Rock Creek to accommodate the expansion of a building. 15M 84 . 015 C of the Code requires a sensitive lands permit granted by the Hearings Officer for a land form alteration or development , I within the 100 year flood plain. • The sensitive land ordinance requires that the proposed "improvements "shall preserve or enhance the flood plain storage function and maintenance of the zero-foot rise floodway and shall. not result in any narrowing of the floodway boundary. " The ordinance further requires that the proposed improvements can not result in any increase in the water surface elevation of the 140 •• year flood. The applicant proposes to accomplish this by extensive . grading and channelization and has submitted the required cr.rading plan, det""aj is and calculations . '" • The f Loodp1ain storage function will be enhanced since the w excavation, required for channel widening exceeds '',he fill required for the proposed building as shown by the submitted calculations. As mentioned in the applicant ' s submittal, the U.S. Army Corps of • Engineers has determined the rate of discharge for the 100-year flood at the site. The applicant has submitted calculations showing that the proposed channel is adequate to convey, this . discharge without increasing the water surface elevation of the 100-year flood. This will ensure the maintenance of the zero-foot , rise floodway as well. Similarly, the proposed channel widening • a ensures that there will be no narrowing of the floodway boundary. , The Sensitive Lands Ordinance also requires a joint permit from the. US Army Corp of Engineers and State of Oregon, Division of State Lands. The applicant states that an application for the permit has , been submitted. Since the permit has not been approved and approval, if granted, could result in modifications to the proposed plan, final review of the plan should be delayed until the permit is approved. • Accordingly, with the exception of the (joint permit, the proposal meets all requirements of the Sensitive Lands Ordinance for f*oodplains. i I i , ' • • RECOMMENDATION 1. The applicant shall obtain fill permit describing n the proposed work ,in detail . 2. An erosion control plan shall be provided as part of the fill permit. The plan shall conform to "Erosion Control Plans Technical Guidance Handbook, November 1989, " 3• A permit shall be obtained by the applicant from the US Army Corps of Engineers and Division of State Lands, (Authority: • Section 404, Clean Water Act, and ORS 541.605 to 641. 695) . A copy of the shall b permit provided to the City Engineering Department. The applicant ' s r. t r s 1 gala � to satisfy a.s�y tZ1e re�,uz�.er�,ent�, of the Sensitive Lands Ordinance shall be resubmitted with any revisions required by the pwrxrLL t, The Director may approve the revised permit so long as excavation quantities remain Y . Unchanged djftr0:$Ir'90-01. NO • • • • i n GI tte ; Ot1 db ailetiaL . Division of State Lands t RECEIVED PLANNING Perm lo. 5678 {` , 775 Summer Street NE Permit Type Removal/Fi ll Salem, OR 97310 Waterway e oc ree • Phone: 378-3059 MAR s 1991 County Washington County 378-3805 Expiration Date March 21 1992 :,b PN 009025 ' JOHN S. KNEZ, SR. IS AUTHORIZED IN ACCORDANCE WITH ORS 196°800 TO 196.990 TO PERFORM THE OPERATIONS ; • DESCRIBED IN THE ATTACHED COPY OF THE APPLICATION, SUBJECT TO THE SPECIAL CONDITIONS , 1 0 A A MY 1 1 00 I ' FOLLOWING GENER _� ."._._.._._... 1 . This permit does not authorize trespass on the lands of others. The permit holder shall obtain all necessary access permits or rights-of-way before entering , lands owned by another. 2. This permit does not authorize any work that is not in compliance with local zoning or other local , state, or federal regulation pertaining to the operations authorized by this permit. The permit holder is responsible for obtaining the necessary approvals and permits before proceeding under this permit, 3. All work done under this permit must comply with Oregon Administrative Rules, Chapter 340; Standards of Quality for Public Waters of Oregon. Specific water . . quality provisions for this project are set forth on Attachment A. 4. Violations of the terms and conditions of this permit are subject to ' administrative and/or legal action which may result in revocation of the permit or damages. The permit holder is responsible for the activities of all . • contractors or other operators involved in work done at the site or under this . permit. 5. A copy of the permit shall be available at the work site whenever operations authorized by the permit are being conducted. 6, Employees of the Division of State Lands and all duly authorized representatives of the Director shall be permitted access to the project area at all reasonable times for the purpose of inspecting work performed under this permit. T '; 7. Any permit holder who objects to the conditions of this permit may request a hearing from the Director, in Writing, within 10 days of the date this permit was issued. ..; .� g submersible sUbmehseofaOR�s�b4e53 . l anhe the apl applicant NOTICE: If removal i s from state-owned land, � must comply with leasing and royalty provision 3O If th project , involves creation of new lands by filling on state-owned submerged or submersible must comply with ORS 274.940., Thi s permit d relieve he lands,� yo�t mus 274 905 .. p does not r i e the , permi ttee of an obligation to secure appropriate leases from the 'Division of State Lands, to conduct activities on state-owned submerged or submersible lands. Failure ' to comply with these requirements may result � ` lorcriminal liability, For or 4 . m ore information about the se requirements, please the of State Lands, Waterway Leasing Office, 378-3805, Janet C. Neuman, Director Oregon Division of State Lands larch 21 '1991 c i�t ors,�ed �gnature Date Iss u d f. . 7 ' .,...t,.r -.L.,.r. r..._., _.. .. _,. ......_._... ....».✓.«.,..........�......0..................._....._,.ter.a_r...,. «., ..._..,...a....lw.r.,,,.n..,...... w..i..,......-r... T ATTACHMENT A r. ; Special Conditions for Material Removal/Fill Permit No. 5678 1 . This permit authorizes the removal of r 2,950 cubic yards of material and the placement of up to 2,775 cubic yards of fill material in Section 31 ; T2S, R1W (Red Rock Creek and adjacent wetlands) for construction of a new 50,000 sq. ft. building and associated parkin as outlined in the attached permit application, map and drawings. • a . This permit also authorizes the removal of up to 3,950 cubic yards of 4 • material in Fanno Creek Park and Greenway Park for wetland enhancement, subject to condition 9 below. F 2. Work in the waterway shall be done so as to minimize turbidity increases 1' in the water that would degrade water quality and damage aquatic life. Turbidity shall not exceed 10% above natural stream turbidities, except as allowed by OAR 340-41 . 3. Care shall be taken to prevent any petroleum products, chemicals, or other deleterious materials from entering the water. r 4 The operation shall be conducted behind a berm or leave strip or sediment p barrier sufficient to isolate the operation from the free flowing stream and wetlands. • r: 5. Waste materials and spoils shall be placed above the bankl i ne and not in any unauthorized wetland areas. 6. The stream shall not be diverted from the natural bed. 7. There shall be no operation of equipment in the active flowing stream a '1 between October 1 and June 1 . Temporary berms (i.e. straw bales ) shall be placed below the in-water work area during construction. The str eamfl ow shall be diverted around the. construction area during the in-water work period. Two weir structures shall be placed on lateral ditches to Red Rock Creek at location indicated on modified permit ;: drawing Sheet 3 of 8. 8. Removal of existing woody vegetation shall be minimal . MITIGATION CONDITIONS 9. The following o wi ng conditions apply to the Mitigation n Plan as described in t appl i cati on and a s depi cted on Sheet s 5A throug h 8B o f 8: The wetland excavation and grading i n i~ a. in anho Creek Park and Greenway Park shall be completed prior to September 30, 1991 .' be excavated edeth 'adsloese cifeed in b. The wetlands shall e exca ated i.o the n w p slope P the Mitigation Plan. r , page one 1 1 • • t I fr Attachment A RF 5678 Page two c. The shoreline of the wetland enhancement areas shall be seeded or planted with grass and/or legumes, and native shrubs and trees as outlined in the Mitigation Plan and modified Planting Plan Le g �end .. (Sheet 7 of 8) . A total of 500 plants shall be planted of the following species: red osier dogwood, chokecherry, cascara, Oregon ash, serviceberry, red-flowering currant, blue elderberry, red cedar, hawthorn, and ninebark. The planting arrangement will be generally as set out in the mitigation plan, but may be modified by , # the Division of State Lands or the Oregon Department of Fish and Wildlife (ODFW) based upon input from the property owner or other information which would justify a deviation from the plan. Following planting of the areas, the vegetation shall be allowed co ' establish a natural character with minimal maintenance. The criteria for success shall be a seventy percent survival rate ,o of desirable planted or recruited species at the end of each year for a period of three years. d. Donation of Funds. The permittee shall provide $50,000 for compensatory mitigation work as prescribed below: ' • (1 ) . The permittee shall purchase $20,000 of excavation and grading equipment time from Olsen Construction Company of Forest Grove, using whatever portion of that time that is necessary to . complete the mitigation work at the three sites on the Tualatin Hills Park and Recreation District property. Thereafter, any remaining hours will be used for wetlands enhancement work at the Fern Hill Wetlands site in Forest Grove. The remaining work at Fern Hill Wetlands Will be Under, the supervision of the ODFW; the permittee will have no responsibility for oversight, management, or follow-up on this, work. (2) . The permittee shall additionally provide $5,000 to a contractor selected by ODFW for off-site wetland enhancement/creation work , at the Fern Hill Wetlands site. Work will be under the . ' q supervision of ODFW, t he permittee will have no respon sibility for oversi ght, management, or follow-up on this work. (3) „ At completion of the wetland construction and planting work on the Tualatin Hills Park and Recreation District property and upon receipt of a firm estimate for mitigation, site management, and monitoring, the permittee shall provide funds for wetlands creation/enhancement work in the Tualatin River Basin to a contractor selected by DDFW3 The amount of funds • i $ $20,000 steal l� be � 50 . �n special � (. e condition,000 less s i.he n g d)(1 ) 0 . management,above; and above; the $58000 in special cand�tion 9(d)(2) d th costs mitigation ins � . . a. monitoring ' .. . : costs of plantings,, s��to � and at the Tualatin Hills� Park and Recreation District property. eN The objective of the mitigation plan is to enhance 4.5 acres of wetland habitat on. Fanno Creek and create additonal'l wetland habitat r at the Fern Hill site in Forest Grove to compensate for the loss of 1 .71 acres of filled Wetland habitat. Attachment 'A RF 5678 ' Page three MONITORING CONDITIONS 4; 10. To insure a successful h abi tat replacement the permittee tee shall , for • period of three years, maintain the enhanced wetlands integrity unti l vegetation has become established. •. 11 . The permittee shall establish fixed photo stations, and vegetation sampling quadrats as specified in the Monitoring Program of the Mitigation Plan (page 6) . ,A monitoring report shall be submitted annually to the Division of State Lands for a period of three years. CONTINGENCY MEASURES M 12. Following receipt of the annual monitoring report, the Division of State ' f.., Lands, in consultation with the Oregon Department of Fish and Wildlife, shall review the data submitted and the site conditions with the applicant. Necessary measures to ensure achievement of the Mitigation oectives will be determined after review of the monitoring report. • ' • 13. he Division of State Lands retains the authority to require r e appropriate � corrective actions to the mitigation site in the event the wetland enhancement/creation work is not functioning as designed within a period of three years. • 14. The work allowed in performance of this permit is conditional upon acquisition of the required site development review approval from The City of. Tigard. 15, The Division of State Lands retains the authority to temporarily halt or l� modify the project in case of excessive turbidity or damage to natural resources. , March 21 , 1991 3553p • i F • • t r ( ,) ( : j ' )H O - :. :, . , -. ; N -;s OINT APPLICATION R Err U.S.ARMY CORPS OF El‘IGINEERS , P1AR Ii 12 Id� Ri'�(' OF OREGON,DIVISION OF STATE LANDS , aWHEREAS Department of the Any permits for proposed w o r k in or a f f e c t i n g navigable wa c of the Llnitsxl States„the discharge of dredgoxl or Pill material into those 77 waters,and the transport o;dredged material for the purpose of dumping it into ocean waters are authorized by Section 10 of the River and Harbor Ad of 1899,Section 404 .' of the Clean Water Act of 1977,and Section 103 of the Marine Protection Research,and Sanctuaries Act of 1972,revectively,—AND.-perrniu for that part of those t project activities which,Includes the rsnaoval or fill in the waterways of Oregon of rock,gravel,Silt,And day are authorized by 0,p State of tarcgo¢i under O.R.S.54L605 to ,• , ' • 541.695;THIS APPLICATION WILL MEET THE REQUIREMENTS OF BOTh AGENCIES. Corps of iEngimeers# 4 State of Oregon# ?F. •":..>62 7..8 7 i . Y O Q • g r,�- , J V , 1 Date Received C3 Date Received . . ' w ■ I` Name of River Local t Waterway.L... ed iRc kC_'reek Mile rICA_ TTatne_ �']1" at.45eD?5`39" Section 1 Township 2S _. Range-_____13Y 4 Estimated Starting Ptimated Completion Date of Project Date of Project__.. Aim 1993 E NAME ar - - --- AUTiHORIZED APPLICANT John 5, Sr, AGENT Chris Jam ,.•p. /a Rrs r Harris • n' • . � Address � $1H5 y�.Nip iker � t Address. 1.670 One_Main Place-101 S ,..Main atr , , City,State, City State, , Zip Code, ,Tigard. 23 Zip Code Aortland_bre,, gn 97 0 . E A, Area Area Area Area Phone: ork._ 1 1..620-C142,_ome (503)1i.37.4 Phone: '. . .. ,A :- •• ore, ( ) PR iTEC' Area Area Sf,'IERVISORMe,1 a•.atria,David Evans and A aciates,ir1i;, Phone:Work (501' 223 5 Home(..., ) PROPERTY OWNER IF OTHER OTHER TT IAI PROTECT , , APPL.ICANr ADDRESS ' j City,County,State , , ' Address Zip Code ., . 1 City,State, Assessor's Records-- ;, Zip Code Shown on:�Yfap# M_LiB13 Tax Lott/ 100&1Q1_ , I M : Area Area Name of Phone, orrk_.. ( ) Home _4__.) .� Subdivision N/A ,of_._ ,WA__ _„Block_. N/A ... In order to expedite , _ h the processing of this application,the following city and/or cot my department,which has local jurisdiction over the I' proposed project,,bkas been contacted: . Name of Department: " • '1,41 •• P•r • ^•is r: .IC .' ••., w Address' dA PS2iiiox2Vir/ar.lgatli.S2R52'27- Phone Number. ,' 39-417''1 ' . APPROV ALS OR C. E„ R�. 'ICA II0 N5 a pplied f�or already Obtained from other age'.n.,�.�(F ee de interstate state raaity city. area)1 for any of the proposed projects described in this ipplimti n t , ��of Engineers Fill Permit(Withdrawn) ��-UYe �tS2S 26 e b re sty 1988 N/ . , a ti . .. • s a. r. ....,.a......,..+........ .. .wJ..1..4.i.•.n.y .t...rwar...wwl..... rn _ (.. ,.,,,, 1 ... . (.'( i (1,, . . • Has any agency denied approval for the activity described herein of for any other activity directly related to it? I • • 1 YES p-c-1 NO If yes,please explain in Remarks. I ! • ADJOIMTING PROPERTY ON THE WATERWAY: Give names,addresses,and phonic numbers of owners and/or occupants. , • See General Site Plan and Adjacent Property Owners List. • PLEASE EXPLAIN IN DETAIL,your plans to restore the area to its natural condition. ' ,. : See Attached Narration-Mitigation n&Restoration Plan g ; INFORMATION FOR FILL OR REMOVAL; 2956 , , , FILL WILL INVOLVE cubic yards annually,and cubic yards for the total project. ^ • ,• Ri a Rock X Gravel Sand Silt Cla Organic • Prp y 1 REMOVAL W LL INVOLVE, cubic yards annually,and 2951._.,cubic yards for the total project. i 1 ,'-.- t hock Gravel Sand Salt Clay ' purpose,- ' � ' DESCRIBE IN*DETAIL THE PROPOSED ACTIVITY—its Y its rims r5 purpose and secondat� ifan any,—intended use(private, public, of extra al __t i l or removal. . blic corntiter ) ype of structures and use—type of vessels using facility,--facilities for handling wastes---type of conveyance and ,. • and disposal any FiTi � ' ction of any fill or recxtoval- die quantity and composition of,and the source pawl sites for (If additional space is needed,use plain sheet of paper) Attached Narration b pp ication is hereby a permit or permits o authorize the activities described herein; Ice y that with the in-; :�� � A I �reb � made for. i pe t � rtaf Ikiat I and . formation contained in this application,and that,to the best of my knowledge and belief,such information is true,complete,and accuttlite. ; ,y possess y further . .' a proposed activities, u certify that I ss t�e authority to undertake„ c nature'• Applicant o 4.thorized Agent , provides in part: 'Vtiocver,in manner wi : the jurisdiction of an department ..of� United States lar ►in i, and ' ' a mate willfitv}►pfalsifies � ':n�y any false e�.statement or »-;uses any false..,document...shall be�trGd not more , � material�a or makes . 18 UGC,� in a than statt:tnent ri than$10,000 or imprisoned not mote than hive years,or both:'' • • JAMES & DENECKE • ,\PrK)rf:s5lC)N,V..CC)IU'c)roTI(iN ATTORNEYS AT LAW ARNO I'1.DENECKE ZISTOE:,I JrVv1 OP COUNSEL, 1670 ONE MAIN PLACE FACSIMILE .AVID 13,DENECKE. I . ROGER K.f IARRIS 101 S.W.MAIN STREET (503)222.7261 ' PORTLAND,OREGON 97204.3226 CCLANN'CALLA!IAN' � IN REPLY,REFER TO � 4,. OUR FOX NUMBER: (503)228.7067 88-200700 'MEMBER ORIXCON ANU KANSAS BARS March 14, 1991 E . VIA HAND DELIVERY Mr. Earle A. Johnson Assistant Director Environmental Planning & ' Permit Section Division of State Lands 775 Summer Street Salem,. SOregon 97310 1 Re: John Knez RF 5678-PN009025 '. Dear Mr. Johnsons Please find enclosed with this letter the revised and final schematics and accompanying narrative for the off-site mitigation work that Knez Building Materials is prepared to undertake in 4: connection with the issuance of a wetlands fill permit, by the Division of State Lands. The permit will allow the Knez enterprise I' to fill approximately 1.7 acres of wetland adjacent to its present ' , business site .. � �.te on SW FT�un��.ker Road in dragon: It is my understanding that the issuance of the permit will J . include the usual conditions plus the following: 1. That KBM will purchase $20„000 of excavation and grading equipment time from Olsen Construction Company of Forest drove using whatever portion of that time that is necessary to complete the mitigation work at the three sites on the Tualatin Hills Park and Recreation District property. Thereafter, any remaining, unused hours will _ be donated to the State Fish and Wildlife for wetlands / upgrade and mitigation work on property owned by USA in the Forest trove area. KBM will have no responsibility for oversight, management or follow-up on this work. 4 . u 2. KBM will undertake to purchase plantings and thezi. labor and o©n€�truotiC7 i ' n site arYa ernen� necessary to ��;om�lete the off-site mitigation work described in the narrative g and set forth in the schematics, indluding a three year r monitoring plan. Will A : 3 . ABM Will' make 5 000 cash donation to State Fish and B a $ .'. Wildlife for use in additional' off-site mitigation work which < i no responsibility res ons�,b�.l.st: eat for w ADM will have � : eit WARi 5 1991 crry OF liGARD PLANNING Pt Mr. Earle A. Johnson March 14, 1991 Page 2 ,'` management of the mitigation work nor in monitoring or subsequent modification. 4. Additionally, once all off site mitigation work has been completed as, set forth above and the sums set forth above paid, KBM will donate an additional, cash, payment to State . Fish and Wildlife for Wetlands mitigation work in the amount by which $50,000 exceeds the total cost, of the above referenced donations and work, but in any event not to exceed $10,000, including the $5,000 donation referenced above. It is my understanding that Mr. Bill Parks is preparing and 1, drafting the permit and that it will be issued not later than Friday, March 15, 1991 and will be forwarded to, my attention :. Further, it is my understanding that Mr. Knez will have a minimum time period of one year in which to implement the terms and conditions of the permit. Finally, it is our understanding that r. the onsite mitigation work proposed with the original application will not be undertaken by Mr. Knez and he will only undertake to widen the Red Rock Creek channel in order to meet hydrological . specifications plus develop plantings along the west side of that ' i channel where the widening takes place and install gates or weirs in the ditched area of the wetlands to: ensure an adequate water level. Also note that the narrative addresses the issue of water quality in this Fanno Creek tributary. I am providing copies of this letter and the enclosures directly to Bill Parks and Gene Herb. We are also providing this information to the Tualatin Hills Park and Recreation District. � If anything set forth herein is at odds with your understanding, please contact me as soon as possible. If I do not hear differently from you, I will assume that you are in agreement and I Will move forward and advise my client based upon my understanding. Thank you for your assistance and consideration in this permitting process. Very truly yours, AM S & DENECKE CpJJ .,..: • Rog r K. arris RKH:mk Encl. k . cc: Mr. Bill Parks (w/encl. ) Mr. Gene herb (wjenCl. ) Mr. Jim Mcllhinne (W/en01. ) Mr. John Knez, Sr. (w/enci. )' fir. n . . ., \' j • March .14, 1991 KNZX0001 . i• r Mr. William Parks, Staff Biologist ,.•. Oregon Division of State Lands 775 N.E. Summer Street Salem., Oregon 97310 Dear Bill: . On behalf of Knez Building Materials Co., David Evans and Associates, Inc. (DEA) . submits the enclosed re • revised permit p applacataoa�. to fill 1.7 acres of wetlands located along Red Rock Creek, just upstream from Hunziker Road, in Tigard, Washington ty g The project area is located in Section 1 of Township 2 South, Range County,, C��"e �n, . . 1 West. The wetland fill is needed to construct a 50,000-square foot warehouse facility. As noted above, an application form has previously been submitted. To support this . revised application, the following documents are submitted for your review: 1) Permit narration with detailed information on the project history, existing . conditions, proposed project, project purpose and need, alternatives examined, and a proposed mitigation plan. ' 2) Supporting graphics: Figures 1. Site Vicinity Map 2. Mitigation Areas Vicinity Map r. 3. General, Site Plan 4. Existing Site Conditions 5. Existing Mitigation Area Conditions 6. Grading and Planting Plan 7. Planting Plan Legend 8. Cross Sections xi If you have any questions, please call. Sincerely, DAVID EVANS AND ASSOCIATES, INC. Paul D. Agrimisy Wetland Designer Enclosures 1 DAVID CVANs ANDAsSocIAITS,INC. MAR 1991 ENGINEERS,SLIV1iYORS,PLANNERS,LANDSCAPE ARCHITECTS,SCIENTISTS c � � z rrs IN OREGON,WAS1•iINr401a AND cALtroy NlA 2828 s.�W.1;C7itkii°t"I`At�I�,Nl1 � " " I4GPittt 223 (503)223,2`101 • PoRrLANr),OREGON 97201•4830 P NNi DLP� 0 63 FA) d And ... .wY...l..tl;(rti'�.•.,•.. .. .,xr,,,« ,.,vL....m.-..,,�..»....i..rv.s...c,«�_..,., _._�,..».. ,_«,.,.. ,,., ^ -., AI,.,.-.r_,...,...,. , ,..,. .. _ ...,....,,._..t....A.,...«...,.r--l.,.,..,,.....•...-�.�„ ...-a,.,.x�..rv.......,.a..,_�4w..,.t.,....,c..a...�.:.a.�.0 � � REVISED JOINT REMOVAL/FILL I APPLICATION •, T�J � I t I OREGON DIVISION OF STATE LANDS AND t. ` o n 0 US ARMY CORPS OF ENGINEERS For it .• KNE BUILDING MATE FACILITIES EXPANSION Prepared For: K NEZ BUILDING MATERIALS CO. « . 8185 Hunz!ker Road Tigard, Oregon 97223 ' I Prepared By: 1By DAVID EVANS AND ASSOCIATES, INC. 2828 SW Corbett Avenue Portland, Oregon 97201 March 14, 19 Cfg \C,771t C) .4 . DAV1D EVAN'S AIN 7A55ocEAra INC , ENGINEERS,S!J16'11YlliS+.P'C.A,NNERS,LANDSCAPE ARClflT'. CTS,SCIEN`IISTS l MAR 1 : 1991, OFFICES IN OR11601,WASHINGTON AND CALIFORNIA ■ 2828 S,1V,CCJIIIII,'I 4I'AVENC1I; CITY Of 1 a(3/AFtL) 1'CURr1.A 11),OREGON 97201.4830 PLANNINO DEPT. (703)223,6663 FAX(5(13)223.2701 • I , r • a 4' PROPOSAL The Inez Building Materials Company proposes to expand their existing facilities in the , City of Tigard by 50,000 square feet, from 22,000 square feet of buildings to 72,000 : square feet. The subject site is on the 'north side of SW Hunziker Street, located ' between SW Hall Boulevard.and 72nd Avenue, south by southeast of the intersection of Highway 99W and Highway 217,in Section 31, Township 2S, Range 1W, Washington County, Oregon (see Sheet 1). Approximately 2,775 cubic yards of fill would be placed in 1.7 acres of herbaceous and scrub-shrub wetlands on-site. Another 2,950 cubic yards of material will be excavated on-site to widen the ;4 •d Rock Creek charmel. To offset • impacts of the proposed unavoidable on-site fill, 4.5 acres of degraded wetlands in the Fanno and Greenway Parks within the Tualatin.Hills Park and Recreation District in the CD City of Beaverton are proposed to be enhanced 1� excavation and wetland vegetation °� plantings (see Sheet 2). One area in Fanno Creek Park and two in Greenway Park will ' be deepened and planted,requiring the excavation of 3,950 cubic yards of silty clay loam. This enhancement provides a 2.6:1 mitigation ratio. Additionally, a minimum contribution of $5,000 will be paid to support an ongoing wetland restoration project sponsored by the Unified Sewerage I' .-4ncy and the Oregon Department of °Ash and Wildlife. EXISTING CONDITIONS The proposed project is partially located in wetlands associated with Red Rock Creek. These wetlands were characterized and delineated by Scientific Resources, Inc., employing the Federal Triple-Parameter Method. A copy of this report was included , as part of the original application. Lateral ditches were excavated to facilitate the site • drainage between 1962 and 1979. These ditches have altered site hydrology awe has the . construction of Highway 217 and the detention lake north of this property. Evidence from a shallow well-based groundwater study suggests that the ditches are facilitating , partial dewateling of the site The wetland area on Tax Lot 100 and Tax Lot 101 includes a total f 4.65 acres (Tax Lot 101 is not owned by the applicant, but an easement to work on this property will be secured prior to the start of this project). • PROJECT HISTORY AND PURPOSE i• The expansion as proposed involves construction of a new 50,000-square foot building ' with associated required parking for 66 vehicles and truck circulation area. Fifty parking r in ` d (one 1,000 square feet) . , the building,sixteen for the old. � �• spaces are q ire � per qua �fo � ��new budd g, The existing faculty,about 22,000 square feet of building,has become grossly inadequate to house current level of business. Considerable quantities of supplies are currentl • Ouse the cat Considerable f supp ` are currently stored the open site in Clackamas Oregon, subject to p here and :. . � � � � � � .. toned xn � d at another t , .. er sat site analysis plus a . weathering and theft. A detailed alternative y p supplemental { DAVID EVANS ANDASSOCIA IN ENGINEERS;SURVEYORS,PLANNERS,LANDSCAPE morrEcrS,SCIENTISTS CIC7fCS IN OREGON,WASHINGTON AND CALIFORNIA 2828 S X CORBETT AVENUE PORTLAND,OREGON 0201.4830 (503)223.6(43 VAX(503)223.2701 • i „ f.r . .:-v+n.,.....4;..,. u.,. ,......,,.,.,.,....,,,_. .,.,,_,,..u_.,..r... ..... -..-... ,�, ,. .,...... ._..»..,..,.......,...,....e.,..",...,.,.a_u... ,».....s.a..,...wr...;....,.w......«..::r,.-�...,.'..._-.,,;f..a»M.[ai..,..u..:.».-,,,+:u..,J.wcv:.: .,......, .. ,. . art submission, performed by Leland Investment Company, plus a detailed addendum, ' explains other sites examined,for expansion, the economic and logistical justification for ��a~ present plan,the . p an,and overall impacts of the various alternatives which can be reasonably considered. I \ An earlier permit application, . p t submitted in summer of 1988, proposed the filling of approximately four acres of this wetland area to allow construction of a mini-storage warehouse. Enhancement of the existing drainage channel was proposed as the only mitigation for the fill. A specific mitigation plan, detailed enough to satisfy objectors, was never developed. As a result of the negative response by commentin g groups and � .. federal agencies, the application was withdrawn. .)(--, 2 VVETLA1VD FILL IMPACTS AND OTHER ASPECTS OF THE PR,U ECF • The current proposal is an expansion of the existing business area, with associated parking spaces, and space necessary for truck traffic circulation. The> l area has been . downgraded dramatically from the original four acres,proposed in the 1988 application, to 1.83 acres,proposed in the 1990 application, and finally 1.71 acres, as proposed in the 1991 modified application (see Sheets 3 and 4). The fill.acreage currently proposed amounts to only 57 percent of the area in,the original 1988 proposal. In addition, an . . extensive off-site wetland enhancement/mnitigation plan has been developed as part of this final modification. This off-site enhancement and mitigation plan is designed sspecifically to offset impacts associated with this project. This plan replaces the former r on-site wetland enhancement plan and is the result of negotiations with the Tualatin , . Hills Park and Recreation District, the Division of State Lands, and the. Oregon �,,, Department of Fish and Wildlife. Other portions of the project include: 1) water quality enhancing aspects such as M . � � excavation of a 500-cubic yard sedimentation pond toy provide a primary settling of es arriving on-site from upstream construction of a shallow along. particulates atn ati�c w Swale alon the edge of the new fill area to provide filtration of stormwater runoff; 2) the widening of Red Rock Creek by 20 feet along its entire length to prevent a change in the 100-year '« flood elevation and 3)revegetation` � ev�ati and, ) g of the new west bank with live willow cuttings to be salvaged from those presently along the channel edge On the proposed fill site, over 61 percent of the original wetland area on Tax Lots 100 and 101 will remain. The immediately associated wetland, Tax Lot 300,on the Losli site to the east, would be left untouched. Further, . . p cts are to be prohibited, . io i ` her, future impacts� perpetuity by donation of the newly enhanced area to the City of Tigard for its greenway system ' L) VtI.)'NAM AND AS OClA!'ES.INC c. t:',161milRts,Sly'MINO1tS,PLANNERS,LANDSCAPE Al CWI`l'IiCTS,SCIENTISTS • . • MITIGATION PLAN • The impacts of the proposed 131-acre wetland fill project are the direct elimination of wetland functions and wildlife habitat over the 1.71-acre wetland area on the Inez parcel. However, no net loss of wetland functional value would result from this proposal. it relates to the wetland x, WET 2 0 computer analysis, performed b SRI, �as t The WE p Y A P by functioning of this site, rated removal and filtration of nutrients as high (see Table 1). Groundwater recharge and discharge,sediment stabilization,sediment toxicant retention, wildlife diversity/abundance and uniqueness/heritage was rated moderate by the analysis. Floodflow alteration and recreation were rated low. g) Q�i The proposed off-site enhancement/mitigation plan involves the excavation and planting of 4.5 acres (see Sheets 5 and 6). Analysis by DEA wetland ecologists, using WET 2.0 as was done for the proposed fill site by SRI, rates the wetland value of the proposed enhancement. 7' owever, as the enhancement area involves three separate areas, and ti each would have to be evaluated separately, we performed the analysis for only one area, the southernmost area proposed to be enhanced. This area was chosen as the lowest value wetland area both before and after treatment since it does not have a direct connection to Fanno Creek, unlike the other two areas which are fringe wetlands presently, and will remain so after enhancement. Nonetheless, this area under the assumption of a successful enhancement effort, rates HIGH in social significance for floodflow alteration, sediment/toxicant retention, nutrient removal/transformation, x uniqueness/heritage, and recreation. The fill area rated HIGH in social significance only in the nutrient removal/transformation h.nction. "Social significance assesses the value of a wetland to society due to its special designations, potential economic value,and strategic location," according to the authors of the WET technique. In terms of effectiveness,or a wetland's capability to perform a given function,the southernmost enhancement area rated HIGH in sediment stabilization,s ediment/toxicant reduction,,nutrient removal/transformation, } and aquatic diversity/abundance: Therefore, the least valuable wetland derived from this enhancement effort will be of higher value than the proposed Inez fill site (note in Table 1 that"a:8858eval"is the analysis for the f;NEZ site, while"knzthp'` is the analysis for the THPRD Greenway Park site). As mentioned,. . i proposed... ........ e� and, cement mitigation for the is in the form. of evaluation by the WET 2.0 program indicates that the loss©t functional values at the fill site will be more than offset at the three Fanno and Greenway Parks Sites. The enhancement fill area ratio on an areal extent basis gives a 2 e ' ent t 2.6:1 ration DAVID f VANS AND ASS OCIAI`I S,INC. ENGINEERS.SURVEYORS,PLANNERS,i..NbSCAI'E ARCHITECTS,SCIENTISTS • i I «...,..,.M•�.,.„,.,.N......v.-.w;m.-.,.,,,µ.u..,..,.«..s....,,..,«... ;.,-..a.,,..»...,,.s w..,._.»uxr..... ... ,-,.,.•.... .... .,.,».....x., ....... .,.11.. ...x.,r......,.»....,. ....,,....... .. Ha:a..:+....-..,..f. ....:-«:..»....:....:xk;.......................,.........,., .::+.N....:u,xuJ..'..tu.aY-.,_. .-._. •a«-w.,..,_. . , a Enhancement Areas Fanno ;reek Park A. North of Hall Blvd., West of Bike Path This area will be cut in an irregular pattern, with•.elevations based on the invert of the small east-west ditch which drains across this now flat,reed canarygrasswdominated plain (Sheet 6A). Beginning at this ditch, the grades will be cut on very shallow slopes heading south, so as to intersect ideal elevations for tufted hairgrass establishment I North of the ditch, the area will be excavated to ditch invert grade,with the surrounding areas as shown in the plan views to be stripped of the canarygrass mat and planted as shown. cDn Excavation would amount to 1,450 cubic yards of material. Excavated material will be ', ' placed so as to create berms on the east side of the wetland, adjacent to the pathway. The grading will be done so as to leave slight hummocks, or islands, inscribed in the landscape, while the edges will be feathered back to create 4:1 side slopes. Pacific ninebark (Physecarpus capitatus), Oregon ash (Fraxinus latifolia), serviceberry ' (Antelanchier alnifolia),black hawthorn(Crataegus douglasii),red-osier dogwood(Corpus {, stolonifera), western chokecherry (Prunus ernainata), blue elderberry (Satnbucus cerulea), cascara (Rharaznus purshiana), swamp red currant (1ibes la.custre), and tufted hairgrass (Descharnpsia cespitosa) will be installed as shown on the planting plane The total area to be planted and excavated would be 1.5 acres (65,300 square feet). The f 11, intent is to provide diversity and structure in this meadow-like area presently dominated ants from the K Groundcover would be tufted hairgrass transplants by reed canarygrass. g p site fill area and seed spread over the entire excavated area. Tufted hairgrass seed will be mixed with red fescue (Festuca rubra) and broad-leafed lupine (Lupiruas polyphyllus). n�way i ric �, �. Fanno Creek Backwater existing backwater of Hall • ,� . � g ckwater slough located roughly and west of ' An slough, stet ro ghly 350 feet south Road bike pathway,will be excavated between 0.5-1' over a 0.8 acre (35,000 square foot) area (see ) p xp slough, �'gr see Sheet 613 : This lane ands the slou removes ass the reed n d xan a is a and adds to community structure and wildlife habitat. The excavation volum: calculated ted a to be 1,300 cubic yards, and will be placed as a berm east of the wetland: Oregon ash, , black.hawthorn,swamp red currant,serviceberry,red•osier do dogwood,and tufted hairgrass . . P � grass will be installed here. Cascara will be installed on th&berms created by placement of fill on the east side of this backwater: Groundcover will be the sate as will for Area A. o • DAvII?[3\'A NSANDA.ss :IAF S.INC. , ENGIN"ls'Iil S,S1 RVI;VO1 S,PLANaNIPAS, ANDSCAN!ARC(f1TEC';S.SCH NT1S 1"5 } • !� n. a...,.. 'M......., Jn; ,,...... ,:.......,,._... ., . .... „. ,......, .,. , «. «.. w...,. ..-...,�.....c.__»... ,..._,,.»........._...wa.r..,..,._.,... a....-,..,.s,.., Pond North o f Scholls Ferry Road � .T This pond, approximately 900 feet north of Scholls Ferry Road, will be expanded, by excavation to 1.5-2' of depth, to create a shallow 1.8-acre (78,408 square foot) aquatic area with 4-6:1 side slopes (see Sheet 6C). This area will planted with the same complement of plants as proposed for the area north of Hall Road in Fanno Creek Park. ii, , To provide a buffer for wildlife from disturbance by park users, 1,200 cubic yards of excavated material will be placed to create low berms in the upland areas surrounding the lake on both the west and east sides. Plantings for this area include Black hawthorn, ' Oregon ash,servicebe rry,Red-osier do gwood,nine e bark,western chokecherry,swam red currant, and cascara on the terms. Groundcover will be the same as for Area Donation of Funds )Cfl Following a firm estimate of the costs of the mitigation plan, the difference between g g p � these costs and the sum of$50,000,but not less than$5,000 will be donated by check to restoration of the Fern Hill Wetlands in Forest Grove. Mitigation costs include plant materials; plant materials installation and watering, fertilizing; monitoring for three years; construction management; and earthwork. ¢ CONSTRUCTION SEQUENCE Five tasks have been recognized for implementing the present mitigation plan. These tasks include: 1) a pre-construction meeting; 2) staking of construction boundaries; 3) ��. widening of Red Rock Creek and new stream channel by backhoe or front end loader; , 4)planting with front end loader,backhoe or by hand; and 5 post-construction ost-construction meeting. A pre-construction meeting would be held on-site with the project proponent, construction contractor, DSL,inspector, and wetland biologist. During this meeting the ;f . site conditions and mitigation plan would be reviewed. This would allow all parties to understand the < and intent of the plan and to ensure that all specified materials and conditions would be met. A front end loader or backhoe would be used to plant the larger trees. All other plant material would be hand-planted, A post-construction p review of the completed work would be conducted to verify that the plan was properly implemented. CONSTRUCTION MANAGEMENT Because plant locations, water regimes, and final grades are critically interrelated in regimes, . ._ wetland mitigation projects, and because constt-uctioti plans are commonly adjusted on site, a wetlal+i :biologist employed with proper implementation of the wetland biolo ��st would be inn to ed to assist wi fan, s Functioning as a construction manager, wetland would responsible traction>rnana`er,the wetl d�►iolo st woul be res o l�� g biologist P � - n.., i ... thatY the intent and specifications of the plan are me y biologist would for ensuring p p t: The solo t also make modifications to the site plan.based on unforeseen site conditions. If specific s' IM NS U.MNS AND AsS X,.;IA FRS,INC. f NOINEERS,4L1\'tYoRS,PLANNERS.LANDSCAPE ARCHITECTS,SCIENTISTS „.,.. I .««..,..,M-,._..w. .,;t,:.. ,...,_.xJ...._.,...,a.... w.a,.......,....w+a ..a,.:..x l.,.,..-...x................ .......,._ ., ,.... .,..-„a,.,..,..,.,_..t 4»aw_,.._...wv-.....i....rx.,.--w.,.a....µ... ,.....1,.. _.a.a..,1.a+,...w,..................;.r.Fr..,«.N:.,.«o.:.,w.,.L....x-,:...4nt,:...,..:»1,...+.+.,.:—.«z,J......,;...yev...,«..:,,aca,_.....,... � • Y • plant teaterials are not available, the biologist would authorize planting substitutions. j The wetland biologist would work directly with the construction contractor in providing assistance and guidance for meeting plan specifications. i MONITORING PROGRAM To ensure the successful completion and viability of the wetland, it is anticipated that mitigation and enhancement areas would be maintained by the project proponent. A monitoring program has been developed to evaluate the success of the mitigation plan. , This program would monitor vegetation parameters and wildlife use for a period of three years. Cover of vascular plant species would be assessed in three 0.01 acre quadrats per enhancement area. Sedimentation and wildlife utilization would be noted for each area. A site visit and condition inspection would also be include for the fill site. Adequate ctc)- n permanent photographic points would be established in the enhancement areas to provide clear documentation. Mortality counts and vigor and vitality observations would be used to monitor plant communities in the enhancement areas, to ensure that the desired goal of at least a seventy percent survival rate of desirable planted or recruited 4s species at the end of each year is met. Vegetation sampling would be conducted annually during the month of June. Wildlife observations would be conducted quarterly to coincide with the seasons. CONTINGENCY PLAN Should the desired goal not be achieved at the end of three years, a determination. by DSL should be made to implement the contingency plan. The contingency plan would provide for replacing plants that have not survived, and for further excavation where required, to provide the necessary hydrologic regimes. An assessment of the cause of t mortality would be made by the monitoring biologist, and a recommendation made for species composition changes or excavation. The contingency lan can be enacted rn s ec'e co g plan � � • � p whole or in part whenever the action is warranted. The performance security is meant to ensure that the contingencies are implemented when warranted. 6 DAVID EVANS ANbA. OCIA"1� 5,INC, ENGINEERS,SURVEYORS,PLANNERS,LANDSCAPE ARCHITECTS,`CIENTIS`! { t • ' ...:J:,..a,......,.,-.._.,. .. ,.... - .... .., ..._._..,.r .,,... __, ...,,..,_...... - .,� -- .u „_w...„,...c.-...,+.. ,._.__ .."..A_.. .:.G..,. .....,..+,.i,«,..,...a.. ...4.i..+.., ...............iw....,.....«+..� ..4.,......... ....xin WetlaiL Evaluation Technique ,.:di'1rt� r qY Table °1 r a Summary of Evaluation Results for "a;8858eva1" r� a FO L§ tt *ttx�t�t# Social S ignificance Effectiveness Opportunit y .• Ground Water Recharge M L Ground Water Discharge Floodflow Alteration L M Sediment Stabilization M M Sedirent Tox' Ica Retention e / te►�tion M L L Nutrient Removal/Transformation H L L Production Export * M I Wildlife Diversity/Abundance M # * Wildlife D/A,Breeding * L Wildlife 0/A Migration * M Wildlife D/A Wintering * M Aquatic Diversity/Abundance M M Uniqueness/Heritage M Recreation L * Note: °H" = r = n v' = ' f Note: High, '1 ' -- Moderate, L few, 11` Uncertain, and, "��'"s identify conditions where functions and teal ties are not evaluated. ****************** *• :******4*• *-e** *•*•***4*********** Summary w f Evaluation r t 1 f r E n z 1 - ' s �r �rwira � r n t *** �r* 9V*#X*X90 * ICV t1 ` - ****1* *** .****** Ioi S c ic`tl. , Significance Effectiveness' Opportunity ' Ground W8ter Recharge M L ' • Ground Water Discharge tai M lc F1clodfileiu Alteration H H H j Sediment Stabil ization i H `'. Sediment/Tcix i s ah t Retention H H M ' Nutr ier►t Removal/Transformation H H N ` Production Export M * i Wildlife Diversity/Abundance M • Wildlife D/A Breeding L * Wildlife D/A Migration g ration * L . Wildlife �1� Wintering * iyi _ Aquatic Diver sity/Abundahce M H Uniguene .s/Neritage H Rocreat on H * ' � High,"H" � i i Moderate, 1L i . wo w� i iUncertain, a i d 1 * 1 ! 5 identify conditions where functions a d values are not va1u ai 7 ' __ _ - - - -- - - - - -- - _ _-- - - j: r E _ , 11)`_J ,� -�+ 868 : t Z r: ; % --//'s/ -. -j /•1G - — .t, .. C e e^ - .- f 1 --' _ i i-� _ - / -- ' 1 ..._ /41; tt�1\ - -\7,..r_b_ ipd ,,,,y1___ C V _- .- E , C !Xl . //_ �-__�y1-tz- - • __ _ice�'-`.`-�_ (j ^ I, r�'-\ - . . 2 .• 2G / f, / f � f� �� j - f t /` r - / I HUt°'1M Y .� /� 171.0 lr ^`�_' ' 7 �' r ' r77 0 `t' ' flee'coW - - .' /trt r_ _ 9 j : 1 I 1 ,..'-- __ ' ' 0 lib gEZP i : I. . . ! ' I I \ .fr:::;:>,/ I, 1 I T.ii-,:_f/ ..... 's.c.:3 , , ' ' r f, NI a n � x 174 3 . -: ,,, _..., --- __----''.e-e, 'r- J .:./N... • = '-, . ; ›At‘ „ii .. r777.4.34k '''t ,s, _ -il, -''' ,_./ i ` ... ,' '�. CAMAY 1st ` _yf r i7 .0 Ar —�``' `-\ 4,�a: ` % i t X / - 1 ‘..•`,`,- ---,..-..,_ .. - - 7 ' / .r,\-------,6b Y t f , _ "if' . i , .. \ ..1 .\\„\\ .„., ,,m 77` j^' .� ''t f-, ` 1 �� ' \� E_ 0 179 5 #. & / .-:-..„... _ it t c` i, PROPOSE IA �GAT� Mitigation � i Rai � : W J. City: Tigard.- County;Washington_ State: t :`�ipplicationBy::PavidEvans-arid Associates,Inc; DAVID YANS ASSOCIATES, INC, i ENGINEERS,SURVEYORS,BANNERS, .mate: March 1l,.1991. I�NASCAPE ARCHr'EC'I' , "rS"I'S Sheet OFFICES IN OREGON,WASHINGTON,AND CALIFORNIA E ,a'I.d-.n.„..•»4.-r. ..,f .n ....a_ I u , , w .x x.w,a J t I, 1 1 alsomonsoloar ■ ' ( / - / /// 1 / I , e .-11 i / \ , 1 /// x j j `1� , ...,,__.7"-... .1,\\\\..1 ,', '. , ‹t (1/ r', Z 1 ' 1 4 • 1 ' �G ,,,..........., //170,5 1...., tt r I r `� \ .-P--,—,'/ i ,'- J' )' //' I I i (5) \ ■ , . iltri .., i \' r �- :� 1682 I • '� � r \ 7TEE P ,.r .'�'. \ ' i/ A \\ isiLI 'w \ ``. Q V‘ ''�' t �� r B r C''� `� / ' E j • -* . ,>�. G/'WA red ,y --� r f/ -- !' ( '� .�� • •. 51-Otl ! �,x / ;,�,�/ 4i/ ,.- ~y. i..... ..,„ .. . .. 7* it • w.--,..,-, ' , . , . scotirEsEi, ,,,,,,..„...y_c___:). (,.....„_,...„,,_z_i__,...____xii,,,,,., ,, , . . ctoe„,„..,:....--...---:;. ,,, , • vilizzowo ,. _ ‘ j . ,, 162.1. . -. , �` .—`.~. '`��' 169.2 \ r i f 167 5 j V � 1 , r'` 167.0 \,— 168.2 �� ,— .:1 f ,/ 167 3 od y �,�, ,� C� y���� c 1 ,,' ' .. , '\ 0 p I i } 1 168 2 � � ��� 0 166,3 164.5 . A . 1 ! (t'l \ A�,� Git OPOS ED WE'rLAND VIII,AND � �� �ilC`,CIG�i r r I c amity. nut/. County: �j State: ,• . Apps cation By:1.,11,,yisLay,Aulattigs-astzjug, 1 r GCS, vEYORs,PI , bated ril el is 1221, Sheet aB of 8 s ;� uitt sis L �►k�tCES IN()WON�WAscTor% jRNIA a r • 9 i, 4'» i 0..6)61 \N ... 162.7 I .-- .. --N....„../.:----;\-- c..7\ \ 7.... . CD . 1 1 ' c ( \. ..2\.L,,,,,,,_____ . 162 9 ,\- ._.•. a X157"/NG d'VE7' pEf'PE101Vj � \ - N\ C • // �A/TL.y'l�fowEP © 161.5 0 Ploy _ .-_ t/ `N o . \ Q 0 ----- _�` , . Court • \ _ e e ' \ ... , ../ • \ ... e ‘ 160.4„ - 1 \ 0 . \ • EXV6. ` •. \ \ , \ , .• EMU. /,,,t 1..p .• / . \ \ l'• . f c 46 j N`, � 161.x.13 •I .6, °y 5 Boll ll Field •• Q 160.9 . . N\\ 0 1+ 5•a r \\\,.. .` iTlldc's 0 SM,akL1°• ra . ', 0 1-65.0.•'„ / \ e..„..., , \\..,,,, ,...- `• \ 0 . Allitigittt ./// '' .-- \'• -',N. '' - \ P 1 1 k Ei ■. 165.2 \ SC, LE://t tO01 /FJI ■ -,./ \ ,4 L I 1 i e ' PROPOSED WETLAND FILL t91dD6 MarITGATION 0 l'. 1. , • t __BeAgoc;k C City. .County: __ State: C1 regari . �,�; � � . �JVa�sl�im Application By y_i vans pcl, sa^ates.'Inc. DAVID EVMS ENGQERS SoRSXORS,P CDate. � VI '�AR �,SQgNidSIS OFFICES IN()Wok WAstiiiiMN;AND eituFoRMA, X a . . t _ r s. i - 7 enno reek Park Hall oulev4r tf ., ^ r� } Marsh Enller�ceren# - t e - - – X f— f J I7'!.fy ‘X*. , ,Vi-d• -7--1). ' (' ._ :_ 1 , . E , _, r;),, I .i/- „Iv, ,7 g ' / 1 '?')I- : 1 r , qes,,,... i i 4,„... ,_ _____ ... t.,„, i, _ : ,,,,"„,„:„0,.,, „4,.,....5,7y,„,A,.., . 1ij; ( I - /1 ) 10 if 4' '! ' \f{ (r----c3 ,mss &M OB - j , ( -►O a �%fb ilea 1::.!d9. i'16.9 :: •� APB 001TOM <',!D'/VG , �' � :if�,���/� .yam p f c�:f � s**� •:+' '�� � n fiA/� / t,�p i ' 1 r ppn-p14., !7f A '... 'i' /W"' . /� / 175.0 E i n I / i !F 177.9 i 1 ∎:::`, tiO % / I��/ O 1 i : 171 1.,€'19 z% 64,**".11V C!/1 f- l ?. '� �'7l �� �� x 174.3 i r ;� 1+�. 6,9 171 168:II /09 2O` /9.11 C��- -� tom , 4„,AA� 77.----.-', . /70 *0.7 '..:....girt 1 . iv .ri % .,_ a. .:.:...40 . ...; , !it f OE,_r_M-:Ar 1111)CrOge aP a it ? 0 50 j00' r 1 177.0' A x .79.5 , © ° 176.5 ,i # ° b e PROPOSED � MITIGATION= - Inr wed Roc C eekL At: NIA (:g6d) _ City: Tigard County:Washington State:Wigan z Application By:David Evans and Associates.Inc: DAVID EVANS AND ASS9CIA.'I'ES INC. ENGINEERS,SURVEYORS,PIANN 3S, Date. March 14. 111 sheet 6 of 8 1UVISCAPE ARCIMECIS,S< I OFFICES DI OREGON,WASIDNGTOK,AND rrxrara - a g, T o I 5 I I' ' v I. . r ,, /Li/. ir ,. ,k,_., reenwa Park Near Hall Bou1e rd I ! l` �;� 1 w (i/, 1 1. x , i 1 Marsh Enhancement 1 ) �1 1 1 /lei/ :pus ��� �, \` , 1 •3 • - Tr�f / Aa1a"v�4 ✓X \ ,.' ,I'. / V \--' ! or. 4,0.15; - .. \ 0' , :: - , , t. , - ) . /i / , 1,, ' r N\1 '1 C) 1 27/ , ' '‘ 43 - 4)At , r 'Q. \ . 1 (e71 N 'NA % (/ \- 4" ..*** f1/del X-247��/Ott , . `-jj \�� yy,] ,•��i r ✓v��-rte 168 2 p I ' �� IO\'� 'tit 1 �'1S r' \ �G Oi 1)4� 168.7 ,� '�\\`\\`- ? ,. °" 61 y/4 '1-Gig, `' '�, \ , , I i Ot,i 1, I 4 , . op .., ,---) ,7 8 r 't, \\\ ''// - • , ) 1 \ 0 " Ali 11 1 1 e m I�i s , , i 1 deg / /�, %✓ . I 1\ \ 6 a. •r.-- ___9, ----7 i 1 I I use �� �� •_ .•• _,_ _._ �+ .. „ ,, - ` i I �- - 169,2/r „,,7-- -- - `�t. ,,„--,,, lofpife;- , - 1., ,, , ,... ,v iir ,, i 'L.. G \ ---‘,...: ,\, ' , \ ieV77 / i , �„ �5'.a Rev �OVri/e,Amo I ...•'/i '1?.,II,eS,-F.D . ° 0 5 p C9sR00vacel e,‹ Q'gatz '!sT fGp” \'� / EtA/ /57/Nc ' `� . r © 5CA7fl f 17 W1L.WW \' x p \l,, 166.3 1 I, \ 164,5 'S1\ / , I `' _ • PROPOSED WETLAND FILL AND MITIGATION - ' I In: •_ Red E,eV,IC' C=k At: ,.ea I ( y � Application�n j3 : �' v �i ., DAVID EVAN'S AND A ENGINFEtS SURVEYOLS IANIISCAPE Date: 1991 Sheet G 1 OFFICES Pi OREGON,WASHINGTON, J' I , . • , •A 1, • P ,,_Greenway Park Near`,\ 162.7 �,`� Scholls Ferry `� 0 )0- . Marsh Enhancement .44' 0,4 I 1" 0„, )\\\.7 -\)\ . ___ ___. I 16)2tAi:: irt, 4.' , C, ' ' :,,.N 5: ( ,,,,,, • i 4111‘ • . 0 ir t . ..... . : J „..:,..8 ii...,_ A... 161.5 f . o - , 0 Ai\ • ...0 1! [ • Ploy ' ' • � b,za7 /ate a ,- 1 Court r 1 I n I I Q ,,r . 60,4 of, .; ;:A • \\ / • a. : .. h AALL / t •o' \ t ,160.8 1\ 0 0 . 1 , tin • 401111 I+?6: \ i . •,, , Ia oop Or -#' ,.9 �. 0 '• • 171.-1,ANO 7Apol. A• -% . . 0 M APFX. ` ' • h1 /ti!!X`Tt 1 0-laq S,G � 0. pp ° -L7/ OTC-0, °150, it• ,', LEAVED..)) 0/60- 165.0 ' i'i. 1,oit rIt��r Li �.. "� I<164.5 160.1 i cx `� ,� �� +� \� 161 limmor � � o Nola ' 16 .2 ��/ k\ ° �� .......„... ! i \\I \\. R \ , ..........--, , 4c,,,,) t 11~ 1. • I i .1� _ 1 ° I ,' PROPOSED .. n t . Tigga County d. ga. S4ate:an . • Application heation Bye Vid EYSri1 1 A5Eeatatta ttgs DAVID EVANS AND ASSOCIATES, INC k� SURVEYORS PiANP RS Date: � �' E A � &M�� GLS , onus IM DAMN WASHINGPON, D 1 . 0 • l • , ■ A ■ . ■ , . . / _ • . , • ' I . — —, —,, . 4 1 .. y a . n. ■ a,— , — , —, 4 ,, . '0 \ , 6 , ( F2.l a n.1" 1 i P 1 a n Legend . . , .• eerAtt i iCekigOONAlm NArtie 1-45" ... .07,,vvror , • Ali 6/2,,A7;49w, apv-6,z,All $ gig, elaaX gotfrthiRara . , , CD PA-Axina/* I-A77/1-7041A b-b' arelefi f6th Asii te.H.Ammw fr.O. Hfrdriv,4 6-e1 /s. wr 6.61.5.6grof 2W&•I e , "rhydA /91./ A-i/A 23-rol z • 7)111'6 kt/e5-ren 1€4 Ceekr . , .11 AMezAA/ari/e14 ALA/wt./A 2- ii I zo it Oert/&:1,.. rry , .4,,..0,,,, )iAla* 617P147N/FelzA 2-01 lzo i 1 feai-Osier Pagwvad ,cs1 s/Aitie:3,1111,9 Al/LA Z-3 1 erne gifeeeel2etri i Plis(.9aA/z,,,W 64/0/7-Anv 2.- /00 •• °P1/4‘1% AllrieParie- 1 ' coo PAIINI* ONAlziAr/4 TA 2--,g Wee-/tern &ie't-e ,therry el, Illt5/e ritzirp :2.-51 30 •• . . ' As/eunp /Kea' airront • NarEmAroNipatielz WILL ø .5FerAEP WTI/ A fri,M711A5 Of pgce-N,AittiVA er-5pireas-A&Vfret,NA/P-Age4 .$)) F4,---7116A AP13P-,A1 (Met)pe.cao ,i)AMP ,01640,4PePuinple (40/6/Ate/5 IV.1.79/011Y111.)., 1 : . .. . , . . . .. . , . .. , • PROPOSED WEILAND FILL AND MITIGATION Etingnanisztnd • • . In: e_a_LR_LIcisSigaL, At:._,Nlil 1 Ity: 14.....,1 County: 34th.e......_i cm State: Ort_wIL • 413 1 Application By:Pav'd 11E, cjAssociateLins, • DAVID 'EVANS AND ASSOCIATF„Si INC. , . Date: ivi_ i_..,,1 ..reui 4....12....: 1.) . ING/Nins,sum/TORS.pump.%•cii, i nc 12 utoscog mourrais,SCIENTISTS • 1 ulair..rA .2.2:2. t'_ ' OFTICES IN OREGON,WASHINGTON,AND CALIFORNIA limmemmmumnri, • ,• ' -•t * •. . , • , ' q• i ,.. _i.: i__ ____ _s__ -_-,____ .--: - _-- :__-: __-: : --- _ -__- - _ - __ - - - --'_ BEAM __ _ - - ` -'5 ;4.0141 - . --.- • All1'.9, 1 -- - - - - - l .- OGt- °P6 - N- - _ Section L .4sxi ONHAN - - - - Fanno Creek-Park At:-Hall Blvd_. - A F'c�-GENTER ,sN I • 111 hrsh Enhancement gent HA S ' --- gx 7- - . L • ex-r-/ ._ -- -.411-k. -_ - -41 _ _ _, ft, - - .t r ,__ __.__ __ _. -- - - _ - ----_ -- rya. _ _ -- Stale: - _7�� � /�� Y, - ,_4 .- _ ° -- - --- - - - s - - ���es. nis,;, - 9o:7 r 0:I-SVPf` - - - - Horizontal f 0.O Ft - - - . - Vertical:f: 30 Ft-. Greenway Park South of Hall-Blvd. - - -- - - -- Marah Enhancement cti A- $ B. PROPOSED WETLAND FILL AND MITIGATION - . , = - In••:{{= Red Rock Creep -- - - --� t: N/A: - - Cii - - -- - _ _ i y� Tigard County:�a '1 QTt State:Oregon . Application By:Lased Evan-aid Associates,inc. - ; _ _ __,._ DAVID EVANS AND ASSOCIATES, INC. - ;- _ ENGINEERS,SURVEYORS,PLANNERS, - t _ Date:.March 14.9 - - Liars. ' - - - • _. - OFFICES IP1 L�REGGN,WASitGTON;AND Gt':LIFORNL - - r -= - - 3D T s 9 P , it-.@. ‘ if{ `�� v S• iV/ ANC6 - k y _ i 7 %Y7/Vv a'6 G.EAPCOIZ p‘ '-HoR# oernumet2P L , _ 10 - PAMN® 1 170 r®�� : j 3 .1 .1 lira am-ma....immirrialidieletiglr-- I Section Greenway Park At Scholls Ferry r Marsh Enhancement : Scale: i Horizontal in 100 Ft. 1 Vertical:13.: 30 Ft. } etin C-C 9 PROPOSED WETLAND FILL AND MITIGATION hr Re_Rock_cFcek At: 96(1;1 7 Ci - Tigard County: .i on State:Klima. 1 _ Application:By:David and Associates.Inc., DAVID ANS AND ASSOCIATES, INC. ENGINEERS,SURVEYORS,MANNERS, z:I IANDSCAPEAR Date: cba 1 - Q1fl ,Sa TIVIS EN 1- Sh 0 0 ,: OFFICES IN OREGON,WASHINGTON CALIFORNIA • . ..1:._. i u .� ♦�.. i��..r, � i ..r, .,, - .. � r.._ .....I.i r.. ,i r.M..._.�...._,...r......�„i....._..................�._._.a....■.1... ..-.I>....■ ,..._1..... .4.._..i ._........ $ • (:1/4,. t, ,. .. .. I ir— ‘N, I . a . H . N Q R.e ' �/. 1 r:) >''� < • 0)'i' "''� ,,. �� z k 8 COUNTY 1 --cl, bli t_, iil ‹y 4( z 4ks:e.;frilk 0 Ili A y t 'ium af�®f���ame■m ‹.400010/./. .. 4 z CLACKAMAS COUNTY . lelef (in /4 ,./.., / , / A 1 1 t Project Site ' <tiv A 0 t d 4 4:11k . 1111611111160.1111111111111111111111111111 ir. 1 • • P R O P O S E D WE'ILAND FILL AND IMTMATION ..i.ty. rn County: l c a. State.O .3 G.//I , .r. . PPltcaktbtt By: " s . ���111 I nom, )�v� ��ANS AND ASSOGIATLS, . .. INC: p 4',SURVEYORS . .. , air air. Date:�� • OFFICES 1[4 OREGON,WASIIIIIMION,AND CALIFORNIA , , . . . . . •. . •,•, . . . - „ ; . . • • .• • 4' it . 1 . 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I1, co ' ^qty • • AS Q • ' � � '� � � � � � SURVEYORS,PI.�]� Z'E'�� , • ENGINEERS, sheet 4 cad.8 Dot ch, 4.�: • E OREGON,11� 5XIlNG'l�ll,APID OFFICES ll'I \ t, ...... ..... ...�.,�,....b...;,�..... ,. ........�.._ ..,.,•.., ..� ,...,.. 1.111 _...,, �. _, ,.. ,,. ,...�,. .1.11..1., 111....1 . 1111.., ..,,, • • ( I II I , Date, /4"/4"1/1-Pc-4, u a To•_, /4,1 f Z Project 142 LkP I1' j 7076-4vap Subject m-5x' z'34/7 Item Copies Date Description / ,ter ic-/d/i/A/30N C t .�, • I I 199 _I , 0 As,xerequested C3 For your approval 0 Return requested firellor your inlorniation 0 For your review 0 I I C.� M pram , I r (` I �I I DAVID VANS ANrDAS,sOC:iATES INC.,. 13Nois8rits, OILS,ILAV.'ib1 tS,I.k∎IDSt'A1'1•A1tt:1IttttTs,atIliV°lt i t)rFICI,„S OltVtit1'V,11'ASIII vti"IX)>i ANt)t':4111't111QIA 2828 S.W.C05111iTTAC1 st'1i 1'(.)NTt r1 VTI,t)l1ICJCUN 9'201.4830 (503.)223.053 FAA(5(13')223.2701 . I r - ._...,.a... ...- .. .r.,.„_...:,dt.,...,.„.,r.,.,..... ,,.,_l.,.,.. ..... .... .,...... .... -....................,. .,...._,,,.,-.>....._.... ..,1_..... r» ..i..T......,.....ai.-„,,,..,_..r..„._......1.i....-..—,"-.,...1-_....,....w.1 '.....,i..:-......—wiis...n .,Fw....w,o-»aa,..d....r-:.:4..,_ w CLY • • REQUEST FOR COMMENTS TO: ^~ DATE: February 13 1991 FROM: Tigard Planning Department RE: SENSITIVE LANDS SLR 91-0001 SITE DEVELOPMENT REVIEW SDR 91-0001 VARIANCE VAR 91-0004 KNEZ (NPO #5) A request. Q ) for Sensitive Lands'' review approval to fill and modify Red Rock Creek and related channels and wetlands. Also requested is Site Development Review and Variance approval to allow construction of an approximately 50,000 square foot building materials facility with 66 parking spaces whereas the Code requires 74 spaces and a 24 foot front yard setback whereas the Code requires 30 feet. ZONE: I-P (Industrial Park) LOCATION: 8185 SW Hunziker Street (WCTM 2S1 1BC, tax lots 100, 101, & 102) , Attached is the Site Plan and applicant's statement for your review. From 1 information supplied by various departments and agencies and from other information available to our staff, a report and re commendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish use the space provided below or attach a your letter Y tj ` �1. You is to comment on this,application, we need our comments by Feb. 25, 19 may p to return your comments. If you are unable to respond by the above date, please phone the staff contact possible. you any questions confirm your comments in writing as soon a,4 noted below with your comments and p If ou have an ons regarding this matter, contact the Tigar 639-4171. p ,' � Box 2 a PHONE:Planning Department, P�7 Bo� 339?, 13125 SW Hall Blvd., Tigard, OR 97223. PF�O STAFF CONTACT: Jerry err Offer ier PLEASE CHECK THE POLLOWING ITE MS THAT APPLY: Y. reviewed the proposal and have no objections to it. 'Cnle have' � , Please contact of our office. Please refer to the enclosed letter. Written Comments Name of Persian Comment�.ra Phone Number« 'c_, Y•, // .,., ... . • • b3cz�i/��R9 �. 1oi.n I I ..,.,....r,.J- ..i--«....,+»...,.... w...,..} r.-.., _r.",_.-.r...,.....v.,... ..,s,4.u..L.,._.A... »I,.w- ._-. .c.._._...,.I .6.rm_M.r,.-,,.i.+....-HS.-._-}......,r......«w ............+.-.,...._....l..M_,.-•,..,..4...s...l.........e r...uk., _ s..,-...a.•.... .., r I MEMORANDUM CITY OF TIGA.RD, OREGON TO: Jerry Offer, Associate Planner March 8, 1991 • FROM: Chris Davies, Development Review Engineer&P, I I I RE: SDR 91-0001/SLR 91-0001/VAR 91-0004 - KNEZ Description: Proposal to construct a 50, 000 square foot building on a site that will access to S.W. Hunziker. • Findings : . I 1 . Streets : The site accesses to S.W. Hunziker Street, �a major { collector street : The existing right of way of 60 Feet ' is the required width for a major collector. Along the frontage of the site, existing street improvements include .a 36 foot wide pavement with a curb on both sides of the road with sidewalk in front of the site; ,existing sidewalks that are in disrepair should be repaired. There is sufficient existing street lighting available. 2 . Sanitary sewer: I }; The site will have access to an existing 10° ' sanitary sewer line located in S .W. Hunziker Street . The existing line appears to be adequate to service this facility: pp q J . Storm sewer: The applicant is proposing to direct the storm drainage to the southern portion f• the development and discharge I it into an existing drainage way; Red Rock Creek. Therefore it should be requiredof the applicant to show that the existing drainage system is adequate and that downstream properties will not be significantly impacted, The Unified Sewerage Agency has established and the City has agreed to enforce; Resolution 90-43 Surface Water Management Regulations, requiring construction of on-site 1 water quality facilities or fees in-lieu of their ant not ion� The.tap facility has based on the construct ' Th any such on-site water quad y Y size and ;' . , .......v..a..,+,4_.4. ....r.,1„. .. .._.,,„..._...,.-+N..... ,M.M-„... ....... .............. ..,,....,...,...,».,..i.Mw«.....,.u.,...,,...,,,.,...,...M .......,«..«—_M.a.,....1.........._..._.,. ...+..,,,., ..,,.,.«...,w. ....r,....u....-.,..,y..,+.-... .....,..r.4n4'tA...t.,..._a...r.,,.,w...,_..._... -li.,,�.......u.... , C43: location of the development a on-site facility should be s , installed; therefor a on-site water quality facility should be required. • 4 „ Sensitive Lands Review: Please see attached memorandum from Greg Berry, Utilities .- Engineer, City of Tigard. 5 . Traffic Impact Fee: Washington County has established and the City has agreed to enforce, (resolution No. 90-65) Traffic Impact Fees . The purpose of the fee is to ensure that new development contributes to extra-capacity transportation improvements needed to accommodate additional traffic generated by • such development . The applicant shall be required to pay the fee. Based on the applicants proposal for a 50, 000 S.f ' building materials facility the fee would be calculated as follows : Land Use Category: 812--Building Materials/Lumber Basis for Trip Determination: T.G.S .F. Weekday Average Trip Rate: 30 . 56 Trip Rate: $34 . 00/ave. weekday trip T.I .F. = 50 X 30 .56 X #34 . 00 = $51, 952 . 00 PLEASE NOTE THAT THIS IS ONLY A ESTIMATED OF THE TRAFFIC IMPACT FEE AND THAT THE ACTUAL FEE WILL BE DETERMINED AND ASSESSED AT TIME OF BUILDING PERMIT ISSUANCE • Recommendation: PRIOR TO THE ISSUANCE OF ANY BUILDING PERMITS THE APPLICANT SHALL: 1. Sanitary sewer and storm drainage details shall be provided as part of the public improvement plans . Calculations and a topographic map of the storm drainage basin shall be provided as a supplement to the public improvement plans . Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, an d future lines shall be addressed. 2 .' The applicant shall demonstrate that Storm drainage runoff can be discharged into the existing drainageway without significantly impacting properties downstream. }} 3 , The applicant shall, as part of the public improvement plans, y` submit details of the on-site water quality facility and show how the facility will be maintained. .... ,..... ».r.u«^.�d..r.+�;:,...u.r�...,.«,_.,....,w.r,. .�..,.�.r..rt..�.-.,.» c..Ya:_w..u....+.-...�....»..w..,4.F.a ,J,r r..:... .•..x7 c''..rr: .aAr..»4.,....-,.a,..-.•.,..;t,:+,-,ww..:.T.i a.,u.w ,,.u�.,i,...,::.-[ M.,,.U.'•..,.....+.n.5«:.,.il h+.»'..,.- t,.u..«.47arM 1I .,..w,_..i..+.1••+.,:`--t,',.,c.;•....�..,..: w..»....., . x 4 . A grading plan shall be submitted showing the existing and • proposed contours . In addition, the applicant shall include a finished floor elevation. This shall include elevations at 4 different corners of the floor plan which are tied to the top of curb elevations, as shown in the public improvement plans . 5 . An erosion control plan shall be provided for the entire development and be part of the public improvement drawings. The plan shall conform to ''Erosion Control Plans - Technical Guidance Handbook, November 1989 . " 6. The applicant shall obtain a fill permit describing the • proposed work in detail . 7 . A permit shall be obtained by the applicant from the US Army Corps of Engineers and Division of State Lands, (Authority: Section 404, Clean Water Act, and ORS 541 . 605 to 641 .695) . ' copy of the permit shall be provided to the City Engineering Department . The applicant's plan to satisfy the requirements of the Sensitive Lands Ordinance shall be resubmitted with any revisions required by the permit, 8 . Building permits will not be issued and construction of • proposed public improvements shall not Commence until after the Engineering Department has reviewed and approved the public improvement plans and a street opening permit or construction compliance agreement has been executed, A 100 percent performance assurance or letter of commitment, a developer- . . 2 engineer agreement, the payment of a permit fee and a sign installation/streetlight fee are required. APPROVED: -Randall R, Wooley, y Engineer CD.sdr91-01.CD • • • • • x,77 .... ........... .r..,..... ......... ..n .. .i. ' r (I: Fa f i it o � MEMORANDUM CITY OF a'I:Tfi3RD t OREGON l; o TO: Jerry Offer, Associate Planner March 5, 1991 FROM: Chris Davies, Development Review Engineer er' r RE: SDR 91-0001/SLR 93 -0001/VAR 91-0004 KNEE ,, } Description: Proposal al to construct a 50, 000 square foot building on a site that will access to S.W. Hunziker. Findings: F 1. Streets: , ..." it. attod Of The site accesses to S.W, Hunziker Street, a major collector street. The existing right of way of 60 feet "kon is the required width for a major co1lectr Along the 4 ,b frontage of the site, existing street improvements ), 4�I� include a 36 foot wide pavement with a curb and sidewalk. 4 ', '` 2 . Sanitary sewer: The site will have access to an existing 10" sanitary sewer line located in S.W. Hunziker Street, The existing line appears to be adequate to service this facility: ° 3 . Storm sewer The applicant is proposing to direct the storm drainage to the southern portion of the development and discharge . it into an existing drainage way; Red Rock Creek, Therefore it should be required of the applicant to show that the existing drainage system is adequate and that downstream m� Y o r'ties will not be significantly jte� I'h�.1.�/t�ryWa•�f �41 r'W.���L M✓ �� .4.W �� �� �VS./�wNdU ' The Unified Sewerage Agency has established and the City , has agreed to enforce, Resolution 90-43 Surface Water Management Regulations, requiring construction of on-site water quality facilities or fees in-lieu of their construction. The applicant has not proposed any such • on-site water quality facility but based on the size and location of the development a on-site facility should be 0 I installed, therefor a on-site water quality facility ty r should be required t • • r1 4. Sensitive Lands Review: Please see attached memorandum from Greg Berry, Utilities 0 Engineer, City of Tigard. 5. Traffic Impact Fee: • Washington County has established and the City has agreed to enforce, (resolution No. 90-65) Traffic Impact Fees. z . The purpose of the fee is to ensure that new development contributes to extra-capacity transportation improvements I • needed to accommodate additional traffic generated by v" such development,. The applicant shall be required to pay the fee. Based on the applicants proposal for a 50, 000 S.f. building materials facility the fee would be calculated as follows: Land Use Category: 812---Building Materials/Lumber I Basis for Trip Determination: T.r.'S»F. Weekday Average Trip Rater 30 . 56 a . Trip Rate: $34.0Q/ave. weekday trip T.I .F. = 50 X 30 . 56 X *34. 00 = $51 , 952.00 PLEASE NOTE THAT THIS IS ONLY A ESTIMATED) OF THE TRAFFIC IMPACT FEE AND THAT THE ACTUAL FEE WILL BE DETERMINED AND ASSESSED AT TIME OF BUILDING PERMIT ISSUANCE. Recommendation: PRIOR TO THE ISSUANCE OF ANY BUILDING PERMITS THE APPLICANT SHALL 1. Sanitary sewer and storm drainage details shall be provided as part of the public improvement plans . Calculations and a topographic map of the storm drainage basin shall be provided as a supplement to the public improvement plans . Calculations shall be based on full development of the serviceable area. The location and capacity of existing, proposed, and future lines shall be addressed. 1p 2. The applicant shall demonstrate that storm drainage runoff can be discharged into the existing drainageway without significantly impacting properties downstream 3, The applicant shall, as part of the public improvement plans, submit details of the on-site water quality facility. :54 0 tvlea ‘64,76,, X11,444041,444,441, 4. A grading plan shall be submitted showing the existing and proposed contours. In addition, the applicant shall include a, typical finished floor elevation: This shall include elevations at 4 cli_ ferent corners of the floor plan Which are k A 44,0 okted itatt" ti 400 ,ttteL) 4r fJ o • hersved 410 Oirtette ett.41 144,110,ge 0 6010,104,1045 M'4 tied to the top of curb elevations, as shown in the public improvement plans . 5. An erosion control plan shall be provided as part of the public s. improvement drawings. The plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, November 1989. " 0 6 . The applicant shall obtain, a fill permit describing the proposed work in detail. 7 . A permit shall b e obtained by the applicant f ro m the US Army Corps Corps of Engineers and Division of State Lands, (Authority: Section 404, Clean Water Aot,I and ORS 541.605 to 641 .695) . A copy of the permit shall be provided to the City Engineering Department. The applicant' s ' plan to satisfy the requirements of the Sensitive Lands Ordinance shall be resubmitted with any revisions required by the permit. 8 . Building permits will not be issued and construction of • proposed public improvements shall not commence until after the Engineering Department has reviewed and approved the public improvement plans and a'' street opening permit or construction compliance agreement has been executed. A 100 percent performance assurance or letter of commitment, a developer- , engineer agreement, the payment of a permit fee and a sign installation/streetlight fee are required. APPROVED: Randall R. Wooley, City Engineer • CD sdr,9l-01.C 10 4 II ' I Li I I I , .,�, »+.-,—.....»..�.- .,.....;:Aa:.,,_.+.-:--«. ...-.....«-....................fn. _... . ... ,,,,.....„.,.,,._..-.,. T.M.,-.a,.,._..,._.,w--...,..,..a.,...s. ......,..�.w,."«-•':a........_•..,...,....._...,...•....,-.,_..,,.,w,aM,.......-...-..,---...«...1:,a.M'.A...s., .w,.«M. `=fir MEMORANDUM V i CITY O�1 TIGARD TO: Chris Davies February 28 , 1991 ' FROM: Greg BerryA SUBJECT: SLR 90'-0001 FINDINGS: ., • The applicant proposes to fill 90 yards within the flood plain of Red Rock Creek to accommodate the expansion of a building 1884.O15 C of the Code requires a sensitive lands permit granted by the Hearings Officer for a land form alteration or development " within the 100 . year flood plain. The sensitive land ordinance requires that the proposed improvements "shall preserve or enhance the flood plain storage function and maintenance of the zero-foot rise floodway and shall not result in any narrowing of the floodway boundary. ” The ordinance further requires that the proposed .improvements can "not result in any increase in the water surface elevation of the 100 year flood. The applicant proposes to accomplish this by extensive grading and channelization and has submitted the required grading • plan, details and calculations,. However, this work cannot be •, accomplished without a joint permit from the US Army Corp of • , Engineers and State of Oregon, Division of State Lands. Since the . permit has not been approved and approval, if granted, could result ' in modifications to the proposed plan, final review of the plan should be delayed until the permit is approved. , RECOMMENDATION: 1 . The applicant shall obtain a fill permit' describing the proposed work in detail. ( 2 . An erosion control plan shall be provided as part of the fill permit The plan shall conform to "Erosion Control Plans - . Technical Guidance, Handbook, November 1989 : '` '° � 3 . A permit shall be obtained by the app licant from the US Army ,C:orps of Engineers and Division of State Lands , (Authority: Section 404 , Clean Water Act; and ORS 541.605 to 641.695) A . copy of the permit shall be provided to the City Engineering Department. The applicant ' s plan to satisfy the requirements of the Sensitive Lands Ordinance shall be resubmitted with any revisions required by the permit. dj/Cns1r90 01,,Oa • 4 ...,..r.1,,,. wa„ ,..«a..n....r. ......r...+...w...i.,.,.t....-.,,r e.1..... r.... ....«.lr..,L.............r....,t-.+..+__.....W...-..,, ....,r.........,.n...a..err_r._w..•+.....«..r.:1..... 1.....w....r._......r...o_..w .r..........r., ,.w.....,,.....4r.......lA—.r.nn.r m.w.r. ..nA , .,....ary-.,r I i RECEIVED PINNING MAR 7 1991 �r REQUEST FOR COMMENTS TO: 62 :: p& -ioy' DATE: February 13, 1991�„_�_„ ; f FROM: Tigard Planning Department R' RE: SENSITIVE LANDS SLR 91-0001 SITE DEVELOPMENT REVIEW SDR .91-000 VARIANCE VAR 91-0004 KNEZ (NPO #5) A request for Sensitive Lands review approval to fill and modify Red Rock Creek and related channels and wetlands. Also requested is Site Development. Review and. Variance approval (' to allow construction of an approximately 50,000 square foot building materials facility with 66 parking spaces whereas the Code requires 74 !, spaces and a 24 foot front yard setback whereas the Code requires 30 feet. , ZONE: I-P (Industrial Park) LOCATION: X3185 SW Hunziker Street (WCTM 281 • ' r 18C, tax lots 100, 101, & 102) 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 Feb. 25, 1991. You may use the space provided below or attach a separate letter to return your comments. If you are unable to resmnd. 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 questions regarding this matter, contact the Tigard }; Planning Department, PO Hoer 23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. • STAFF CONTACT: Je:rry,Offer • PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written Comments: 4., i rr • o • Ng° N_....:....� ame of Preen Coir�u�ent fin' � Phone Number: " t-r -01.8KM .S RECEIV D , �. FEB 5 1991 ti T , I I D , • IL...J • • • • .,. ........ .............,-_-..«.. ..u.._r.re ,IuM........_.......s._.w_.-.....n. Ir w...,, ,. I■ ,.I A. . . m ...» r•,. • • • • • REQUEST FOR COMMENTS r TO: ) "(sV t s i DATE: February..,,13;.4 1991 }' FROM: Tigard Planning Department RE: SENSITIVE LANDS SLR 91-0001 SITE DEVELOPMENT REVIEW SDR 91-0001 VARIANCE VAR 91-0004 KNEZ (NPO #5) A request for Sensitive Lands review approval'.to fill and modify Red Rock Creek and related channels and • wetlands. Also requested is Site Development Review and Variance approval to allow construction of an approximately 50,000 square foot building materials facility with 66 parking spaces whereas the Code .requires 74 �. spaces and a 24 foot front yard setback whereas the Code requires 30 feet. ZONE: I-P (Industrial Park) LOCATION: 8185 SW Hunziker Street (WCTM 2S1 1BC, tax lots 100, 101, & 102) • 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, • e. need your comments by Fe b._25, 1991. You may use the space provided below or attach a separate letter to return your comments. ; if .v_az'e unable to. respond b° the above t ate, , 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 Plannin Department, PO Roy. ry +� .y+� i. I 23397, 13125 a1W Hall Blvd., Tigard,arch OA 97223 r PHONE:9 P � o d g 639-4171. STAFF CONTACT: Jerry_ Of fer PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: . E We have reviewed the proposal and have no objections to it. Please contact of our office. • • Please refer to the enclosed letter. Written Comments: V,.,„ A-Cr\ c;') ;')(i\( L/la'''y*�' -� ,r 1 f[°'t -',✓" "rS y ,r; yw t,, �/� �"��f ` M � i Name cf... Person Commenting: ,9 Jr?, .� ... .,... .... . Phone Number ., .„ J mo t°' bkai/sLR9 i-o1.3K RECEIVED PLANNING �' FEB 6 1991 • • • • • a.a- ,..._..,..,.......,...rd.........,.. .,.«,_.,..M..l,.,_,,.....,.,._i......,.. .,...a.,.,............,,w...u...,-,._a� ,......,....0 ....�v.......a..,,.«a:... ,,..,.+.,......F.l.....,.,....«.. a.m.._,__.................._..,.i ,,..., ...a...-ns.L.+,_........,r....«i:.:.µ,...l.,...,.._,...,.,K.:..,.., .._ c7,5 REQUEST FOR COMMENTS 13 199.1 . gyp/ f K.-- DATE: Februar ,_.. FROM: Tigard Planning Department RE: SENSITIVE LANDS SLR 91.0001 SITE DEVELOPMENT REVIEW 91--0001 VARIANCE VAR 91-0004 i NEZ (NPO #5) A request for Sensitive Lands review approval to fill and modify Red Rock Creek and related channels and wetlands. Also requested is Site Development Review and Variance approval to allow construction of an approximately 50,000 square foot building !, materials facility with 66 parking 'spaces whereas the Code requires 74 • spaces and a 24 foot front yard setback whereas the Code requires 30 feet. ZONE: 1-P (Industrial Park) LOCATION: 8185 SW Hunaiker Street (WCTM 251 1BC, tax lots 100, 101, & 102) Attached is the Site Plan and applicant's statement for your review. From C, 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, your comments lr You may • u se the space provided below or attach a separate letter to return your comments. . 1 . If_you 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 questions regarding this matter, contact the Tigard Planning Department, PO Box 23397,' 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. STAFF CONTACT: aver Offer • 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, 4" . Written Comments: • Y'a Name Of Person Commenting:n �1 1\ ��� M me Phone N'Umber o bkm l t+�,LR91-01.BKM �1 • j RECEIV p PLANNING F ,,e 19 19911 ........ .. ....-.,-.. .,..._..,<......I_.;i'..,,.,._.......i,..,.., .«..,.......y..d................il...,.- ...,.._i,.._.r,,..,,..-...«.............i N............,...a.i,- _...,,.., ...i..,..,w,w .i. .,.:. .+..» .u:.. .+:w+.4.,. .u,,.,.w.,...1.. ,..ia1...:.....i,..-u.vi....w, • • hf REQUEST FOR COMMENTS TO: 61 DATE: February 13, 1991 FROM: Tigard Planning Department RE: SENSITIVE LANDS SLR 91-0001 SITE DEVELOPMENT REVIEW SDR 91-0001 VARIANCE VAR 91.-0004 KNEZ (N'PO #5) A request for Sensitive Landis review approval to fill and modify Red Rock Creek and related channels and wetlands. Also requested is Site Development Review and Variance approval ' to allow construction of an approximately 50,000 square foot building t materials facility with 66 parking spaces whereas the Code requires 74 spaces and a 24 foot front yard setback whereas the Code requires 30 feet. ZONE: I-P (Industrial Park) LOCATION: 8185 SW Hunziker Street (WCTM 251 1BC, tax lots 100, 101, & 102) Attached is the Site Plan and applicant's statement for your review. Pram 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 Feb. 25, 1991. You may use the space provided below or attach a separate letter to return your comments. Tf ou are unable to res ond. b 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 questions regarding this matter, contact the Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. STAFF • F CONTAr;T: _ ggrry 'Offer PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: . We have reviewed the proposal and have no objections to it: ' Please contact of our office. Please refer to the enclosed letter. • Written� Comments: • � I I • Name of Person Go mme at Phone b /SLR9l-Ol.BKM • I I , • • ' lull--Ara- rd~or-and tto rM me.r_Zrf' -- r _ - - _ - - - _- -- - - - ar.c tYa�Aar 1TY0 /ASn ! S(rt I - - -- Srf s7�rQ=prim GJr+�+Y'!-fa! W;a - - - - - - - - -_- - - - - - - M=glpr� Yy rc_.. CO Vs, 3..�:. 0,-0,As. r it s- 'f _t - S k -_ _ _— - - - - - - - _ n _ ' reitir4, /frie ..—-— .,,,ill..Iv '1,../• ..," '.4. -1--..."':10/1" - i . dJiir . - . ss - Ata 1f` �t ;hollow;sox°S4 Foat Blidng a 4 . _ — ill-l►, t ----- — FEE i5„8 --- th.Lee vo - ,,J ` / -__ f . ' f 1111F(14}11.11 r Y lfs._ � asA �' -f7�1•£�jri' ' j i _ art."-6...r., ' >ti"oar i _ _ " - -- 4i) l• !ear teorAte - - „ -- °� � � t, ''.�' -t " Kt.m.. ? ...St - - ` �4111.'. '". a !fir 1Li • - _- _ - - _ _ _- _ ---- ., . _ r--- i i_____i________I .....4„„,,,,,,, \ , .„ 1 ,1 .. , , . . i . . \ ,I. lia,, 1 , ....,,... ....,. , . , 44112,_ \ ,,,,,„tut:Lot.ICI lsthg KflSL D l3ng_ . ■ / . , •_- -- - - - - is- _ - -Lavit ' =Amt.Ria'R..s•N w _R7- _ - - - - - M ? Tax L*172. !Oboist ltwys* - f t p { • .lt0;,.„‘qqf ._ . Ii[6 • i4Lt t. I '�.'"�����-. ems. � - - -_ _ N'�" _ :6?.-fi! -- - ..Sii _ -- - -i- • I w,_ -�.. PRELIMINARY . 1. S�I+�'+f3JtraTiac �- 11 ,t s ¢ t. t t s - z - - - - 1.. . . - z _ -.. - /__--- _ . - - • =_, -• ds‘tqv/\,- -. eif. _ -• 'c_. \ _-:, .-14;5 . . I . . .% 1_ • _ ... . _ • ....:,----.04116,, - . . . A _ .'I' NIL *--- ..•.-. ' ,-. • vollipr - _=-_ -_A. -•-mill - .. ... � :, _.:...: :: - .._ , 1 . . _ .. , . 1 . illi. . 1 _0.1 1111*kii . .. ,. .. . • . — - • - -- - 1,,,,Efiw--:-L. -.--- --• _ - -. --- : at - --, _ A. iime . ... IIII1.. . I-170) -- -0- 1.4 . am - -- - . . . _ -44 ... .. _ , . . r - . . _ . • , . _ . , ,,_ . . , _ AO 1111111111111 . 0 - 16 . _ . _ _ _ .•• __ . . .. ., : _.. _ . • : _ _ _ 4 . = �l eon //// .• nil _ r \ � ` 82r i •\\/ sae_ . _ -,.......,..:. /, : .. _. _ _. . _ . .. .- �.� fi� '�, i 00-- Imo/ • „ I , .): . . . .. . . . .. .,_ .ii* . -n _ _ -. •, a z/ i . . • , ,_ _ .. •. .. I illognaihr 111P- • •1111N k .. ._ . II_ , .• _ , . ,. . . . . I i__,__ __ ... _ : . _ . • .7 ,Emi . ....., .. - :...H. pu,L,,,c. ,c,A..wky „„ir,,- .- .. . .,„.........„„h._ _ _ __ _ _ __ _ _ alt (' IIIIN : _. _ ..._ .__, ... . . .. . . .- -• .. - - e ��„ - - an i - - /1' ita: iN%,. 100 •'• _ - _ -,. to •. , _.,..... :- _ _ i _ iii -$11 - . - int • - Y s gg. _. . - r . _ ........... _ . _ . ,. . , . Oh, . :- -, __... _ _ _ • _ ® ri t. ...,;\ , :. ..,.»....+'+«.......:-..,.:,.,.,,,-,,.,�....« .,-w..s,.,Aw.,...�,..,w..s..,wi,s.,.::tilt'::._..-..:w....,.«._..w'....,..,..__�..:m�....,._r-,w..l..w,:..,.:�.;w;.,_..,..,...t.:�,...�...,i......,..,«....r,;L„H,�,.,.:...��,......1..,..i....,.._........,«M„_...«.r....:.:.,,,. .:,,...,�u.e-.:,........1w..., ,�_.w J:t...,,»,..—r..,•o.,.,,..:,.n»;..:M:..w..1n.«, • • a tq■ ' I i SLR91-0001 o A report from a registered engineer shall be submitted for all fill placed on the property. The report shall indicate the suitablity of the soil for building construction, and soil bearing capacity. Building Div. 1' • • I , n , REQUEST FOR COMMENTS TO: -7-11117.7 1C DATE:. February 13 1 9 FROM: Tigard Planning Department RE: SENSITIVE LANDS SLR SLR 91-0001 SITE DEVELOPMENT' REVIEW SDR 91-0001 VARIANCE VAR 91-0004 Y•NEZ (NPO #5) A request for Sensitive Lands review approval to fill and modify Red Rock Creek and related channels and wetlands. Also requested is Site Development Review and Variance approval to allow construction of an approximately 50,000 square foot building materials facility,with '66 parking spaces whereas the Code requires 74 spaces and a 24 foot front yard setback whereas the Code requires 30 feet. ZONE: I-P (Industrial Park) LOCATION: 8185 SW Hunziker Street (WCTM 2S1 1BC, tax lots 100, 101, & 102) 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 Feb. 25, 1991. You may use the space provided below or attach a separate letter to return your comments. If you. are unable to resmond.by the abo�re.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 Hail Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: ?err„ Of e'er . PLEASE CHEM THE FOLLOWING ITEMS THAT APPLY: rev � have reviewed the proposal We al and have no objections Please contact of our office. Please refer to the enclosed letter. Written Comments: e', t�' rcw t tt.G, • c, 1 s� erson Co entin • • Name of P �tea' g. • Phone"NuY'nber 1 bkn/SLL91-Di.BENL' YL.IrW.r...l... n....+.,. ....... ...r,u..Yw.r.....,xr...A,..,al.,.l, ..... ..,..._ •_i_..-... -......w..r...+.... ..Y...,..........r._.+,i. ..1.................:r..J_....«.,..uw,lt..l rw..r... . ...........,..1.... .....Mw.,.•...m...,....w.4.u... .r,,.x..la» G..,r.-.li,:,...,....,,«w... "ice.. ` ; �„ • 1 REQUEST FOR COMMENTS +.� DATE: ,�Februar�,s 11591 T4: E FROM: Tigard Planning Department RE: 9.1 0001 SITE DEVELOPMENT REVIEW SDR 91--0001 �. SENSITIVE LANDS SLR '� VARIANCE v 91-0004 KNEZ '(� #5) A request for Sensitive Lands ; , review approval to fill and modify Red Rock Creek and related channels and wetlands. Also requested is Site Development Review and Variance approval • to allow construction of an approximately 50,000 square foot building i , materials facility with 66 parking spaces whereas the Code requires 74 spaces and a 24 foot front yard setback whereas the Code requires 30 feet. ZONE: • I-4 (Industrial Park) LOCATION: 8185 SW Hunziker Street (WCTM 2S1 1BC, tax lots 100, 101, & 102) ! r 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 Feb. 25, 1991. You may ?' use the space provided below or attach a separate letter to return your comments. If you .are unable,to res end b the above date please phone the staff contact noted below with your commexite 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 2.3397, 13125 SW Mail. Blvd., Tigard, OR 97223., PHONE: 639-4171. dr, STAFF' CONTACT: tem. Offer,. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. . d . . Please contact of our office. f,l III Please refer to the enclosed letter. i _ Written, Comments: , __ ___4A__. .", el.-0 . t"I C-k--- , i.,.... .A. It— __,„6j, ,t — te-- c--- • 1 ...a______si ai__ ____1.... <j1..._a_. r i - - i .. i-%-6-CT2,_,_,_,___ ad,_,__.„,__,__--rt,-I _..,, 1 Name of Com�entin g. . �, r I..-6.- �.�� /7 4., , • • Phone Number: S . -z..'` C� . K. TUALATIN VALLEY FIRE wA RESCUE /' i i.rncM b��cm sz.�9 C��T FIRE BEAV`EI�T � , DEFARTNiENT , , 1• • .• GENE(3IRD�I1�. i. C.ar"1 ' Deputy Pire Marshial/ i,;. Plans Examiner n a JOS-626 y�SQ2 z , - er • 4 • • • • } REQUEST FOR COMMENTS • • .. TO• l��fi � R 1.x'1�" ���. 1�AT'E• Februal-y FROM: Tig rd Planning Department • • SLR 91.0 0 SITE DEVELOPMENT REVIEW SDR' 91-0001 r' . LANDS LR ® 1 I E � RE• � SENSITIVE� x,AND VARIANCE VAR 91-0004 KNEZ (NPO #5) A request for Sensitive Lands review approval to fill and modify Red Rock Creek and related channels and wetlands. Also requested is Site Development Review and Variance approval to allow construction of an approximately 50,000 square foot building e materials facility with 66 parking spaces whereas the Code requires 74 , spaces and a 24 foot front yard setback whereas the Code requires 30 feet. ZONE: I-P (Industrial Park) LOCATION: 8165 SW Biunziker Street (WCTM 251 1BC, tax lots 100, 101, & 102) • 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 Feb..25, 19Q_1• 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 questions regarding this matter, contact the Tigard Planning Department, PO Box 23397, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE:, 639-4171. • STAFF CONTACT: Jerry ffer PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: • X We have reviewed the proposal and have no objections to it. � Please con tact .... of our office. RECEIVED PLANNING Please the enclosed letter. � . Pl.a 'refer' to Written Comments: FEB 0 +�91 Name of P r a e Rio ohs P. Miner n Commentin . Phone Number: 639-1554 bkm/SLR91-01.BKM • 1# ,.....,.M ti._,.-,u.x. w,.»M::.:._,_......a.aM,x,,.,...-,,«.,:.i ,,_.... «....k,,..a,....-...,°,,. ...,. ...�:..,,... ,;,,'. _,..,w.xa.l�..n._.....»,i..'..a-....,.+.......a..w.,d i.a..._....._ r4..,u.•+_..... .;,J.:,w,,..,«.,4',s....,+.-..,..,.. m„..,.a «,,, ,.....t.,.,....,...,.- - 1 rho i i , CiLa PROPOSAL OSAL DE R.�PTI SC ON FILE NO: SLR 91- 0001 r SDR 91-0001 / VAR 91-0004 • FILE TITLE: KNEZ APPLICANT: JOHN S. KNEZ, SR. OWNER: SAME 8185 SW HUNZIKER STREET TIGARD, OR 97223 AGENT: REQUEST, ZONE, LOCATION:: Applicant requests Sensitive Lands Review approval to fill and modify Red Rock Creek and related channels and wetlands. Applicant requests Site Development Review and Variance approval to allow construction of an approximately 50,000 square pP y foot building materials facility with 66 parking spaces whereas the • code requires 74 spaces and a 24 foot front yard setback whereas the code requires 30 feet. ZONE: I--P (Industrial Park) LOCATION: 8185 SW Hunziker Street (WCTM 2S1 1BC, tax lots 100, 101, 102) COMPREHENSIVE PLAN DESIGNATION: Light Industrial. NPO NO: 5 NPO CHAIRPERSON: Craig Hopkins PHONE NUMBER: 639-5823 CHECK ALL WHICH APPLY: STAFF DECISION COMMENTS DUE BACK TO STAFF ON 1991,. PLANNING COMMISSION DATE OF HEARING: TIME:7:30 DATE p •� HEARINGS ATE OF HEARING: Aril 15 TIME:7:00, X H C7S OE'FICER CITY COUNCIL DATE OF HEARING: - TIME:7:30 REQUEST FOR COMMENTS AND ATTACHMENTS: X VICINITY ;KAP LANDSCAPING PLAN X NARRATIVE ARCHITECTURAL PLAN X SITE PLAN X OTHER GRADTNCx {' PREPARE FOR PLANNER APPROVAL: X ADVERTISEMENT X. NOTICE ��TO PROPERTY MAILED , 1�E IAN _ �..., - T'IGARD TIMES, (� GON RTY OWNERS TO BE ;..._; LETTER OF ACCEPTANCE OF APPLICATION NOTICE TO DLCD ATTACHMENTS: ,.� ..• {,, STAFF CONTACT: Jerry y Offer • � • • •'a c . • • Division of State Lands Jo, 740 ► hie -PP wr • ,.. NEIL GGbOLOSCH V�RNOR MIDT 775 SUMMER STREET,SALEM,OREGON 97310 PHONE(503)'3783805 r t , December' 28, 1990 •' OREGON STATE LAND BOARD 1 NEIL'GOL.DSCHMIDT Governor Christopher James M Jame and Denecke Attorneys at Law BARBARA ROBERTS , • Secretary brState 1670 One Main Place, ANTHONY MEEKER 101 SW Main Street State Treasurer Portland, OR 97204-3226 Re: John Knez, RF 5678/PN 009025 Dear Mr. James : We have completed our re1rie of state removal--fill application no. RF 5678 by John S. Knez, Sr . to fill 1. 71 acres of wetland adjacent to Red Rock Creek and to . • relocate a portion of the creek in the City of Tigard, Washington County. This application presents a significantly reduced fill proposal than that submitted by Mr. Knez ' s 1980 application for a permit to fill a approximately four acres of wetland. Mr. Knez also proposes to create 0. 06 acre o:f wetland on-site and offers $50, 000 in cash as compensatory mitigation. While the reduced fill and the mitigation offer go a great distance in reducing the overall project impacts II it is our 'determination the fill and removal application still is not permittable under the Removal-Fill Law and administrative rules . I am therefore denying a state removal-fill permit for the following reasons . 1. The wetland proposed to be filled is an ecologically rare native prairie plant community of tufted hairgrass (Deschampsia caespitosa) . There is no plan to fully, replace this lost resource. 2 . The fill site lies Tualatin River lies in drainage • basin. The Tualatin iver. has been identified by bas ` n R the Department of Environm..ntal Quality (DEQ) a„ti a "water quality limited” stream, DEQ has recommended that a permit be issued until water quality concerns have been addressed. A copy of DEQ' s September 13, 1990 letter was sent to Mr. over letter asking Knez with our October 2 1990, cover g that we be sent a copy of t he applicant ' s response department ' s to the - s concerns We have seen no � response. • • Am,U1- '.k.....,...w.n ..MiN... ...w.-.,.,.wm.....1..,.u....»w:.x evA....w. , -^+ .... ,«..., w-a.n....n,.+a....,ai..._...., ..-.J.,..._1.--:,.r.e.............m ,...... .....-.a ..wy...,.t.,..._:J w,.+...,—+. n.. ,..-,.._J,r,...«. fL r5.,.....:.,dti.-.w....... of 3 . The Oregon Department of Fish and Wildlife (ODFW) expressed concern that "changing the hydrology of the area with wiers and channels may have 1i 1e ry : value, and in fact, may be detrimental to the present plant and animal species c9i versity of the ! ' area.. The site already has a high value for :, removal and filtration of nutrients and moderate value for most other uses . " ODFW also expressed concern that the mitigation offered in the application is s s o insignificant gna£acant that it cannot be given much value as mitigation. " A copy of ODFW' s a' . August 3 1990, memo was sent to Mr. Knez with our r` August 27, 1990, cover letter asking that we be sent a copy of the applicant ' s response to the department ' s concerns . We have seen no response. 4 . Acceptance of funds in lieu of actual wetland Acceptance ' replacement can be accomplished in a legally sound manner under ,the provisions of ORS 196 . 640 and 196 . 650 and, in certain circumstances, may be acceptable from the policy standpoint . However, from the standpoint of sound policies of conservation, we choose to consider cash payment as an option only when we are confident the significant values lost or degraded in permitting 'a project are being replaced. In this instance . potential loss or degradation of water p w unlit degradation quality, • habitat, heritage values and other functions and values of the D. raespitosa prairie wetland would not be off-set through the offered mitigation and tender of $50, 000 . If the above concerns can be addressed to our �! satisfaction through project mod .fication and submittal of an acoeptable mitigation plan, we would be pleased to reconsider a revised application. I appreciate the fact that mitigation demands can be quite costly to applicants, but mitigation as defined at ORu 196 . 800(10) , as required at ORS 196825(5) and as set in policy at j ` 196 . 672(4) ' (4)' make at clear that a plan for replacement of unavoidable . �', av e v�3etland resources is a to wetland filling . If no affordable sites for wetland ?, creation are available in the, immediate area of the development site on Red Rock Creek, it may be necessary I ' . to expand your search into the Fanno Creek drainage. ORS 196 .825(6) provides, "Any applicant whose application for a permit has been denied . may, ,within 10 days of the director; the permit . � � hearing the denial of p - � , request a he ' ng from I: Thereupon the directo r sha ll set the matter down for hearing, which shall be conducted a s a Codntested case in accordance y w` +440 to 18 ~ - ;� 83 .�70� � 18.3415 to 183 .430, r ,I �. ORS . o 18 3 .4 6 0 and 1 0 ' . • »...•.i..._..:......,+.....,.,..«...,..,.-_._._-.�, ,:t'«....•...- . ..L:...:..w.l'..:-:�,..:.k•,:..u.o-�„�::...'F If ou have questions, please call Bill Parks or me at r any time. Sincerely, ANL Earle A. Jo - . . ° Assistant Director Environmental Planning and . Permits Section �. I � , EAJ/tkr ear: 103 • • cc: Richard Johnson, Corps of Engineers Patty Snow, Oregon Dept . of Fish and Wildlife Gene Herb, Oregon Dept. of Fish and Wildlife Gene Foster, Dept. of Environmental Quality Jerry Offer, City of Tigard f,. Rick Raetz, Washington County • Jack Broome Iz Mark Wilson US Fish and Wildlife Service Environmental Protection Agency I . • k : • 44 I I • I I f I I' 9� 11, �1._ 4 • ( ,. DIVISION OF STATE LANK ' {0 Seitg K • . Waterway Project Permit Review 'AUG 8 1990 . • Division of State Lands Date: August 3, 1990 (` • 775 Summer Street NE CITY OF f IGARO ' Salem,OR 97310 PLANNING DEP"1". IT 378-3805 • • Corps Public Notice No.: 071-OYA-4-009025 State Penrett,No.: RF 5678" . Corps Coordinator. Jim Goudzwaard(326-6995) DSL Coordinator: Bill Parks(378-3805) s..''° RD ApPI'icant: John S. Knez,Sr. Please return comments to the Division of State Lands by: _Au .-t 23, 199(3 . ,w. Application involves: ci Structure 4r Fill U movol Di Riprap Wetlands El Coastal Zone U Willamette Greenwa y to LWRNIP C1 Scenic Waterway •. • * •REVISED APPLICATION =r Notice of Permit Application The attached proposal has been received for work within the waters of the State of orepon, if you wish to make written comment • on the proposed project,please use this form or attach comments and return it to us, This form is v self-addressed mailer for your • convenience. Please affix the proper postage, A public hearing may be requested Within 25 days from the date of this notice, if a public hearing Is requested,the director of the Division of State Lands will decide whether a public hearing wiii be held based on the 1' . merits of the request and the level of public Interest. THiS NOTICE hS NOT A PERMIT ' have reviewed the attached information and'offer the 9 I h evle following comments: A ii,,, 6,,„(13,c,,j, , - Ea A'S �" ' ' .- y r permit Is required by this agency " �� ►� • , X l We do not believe the project'wauid have an adverse effect: J 0 We belleVe the effects of the project,although rneasurable,'•would be acceptable. e U believe the project would be acce t p able if Methods construction' design altered, . ethod constru i n Were We s of or des as listed below: ould_attend a conference it_ ppl project altenotives: � We� rence with�e applicant trx s 01 The project is unacceptable as proposed. (Please eXpiainbelow: 01 w6 have no comment: y. COMMENTS: "' / al i „.vim av ,, 1. ,_ ,-,A.->,-fo 6u4s+101A e ict,44s-,p.�L /i 7dGph4e r r/aUi516/45. r . a , tei►at cvelo e . fkx49/aht c wee, , _ , . , prov1 &c, Aocdp(t:diA r TLi/�l r areas ave. mtitui.464 ac p'ev a in t..14 d'irci% ,a,16 t. a 5. pet �' M Y �►•enc• . i �,� � � R�' �� �� mate: 1 ,r ►l '1 • . • ., ,. , , ■- , . • , . i . . . • . . , . .. 4, ,',.=- ' : -4,. . ,-, . . , . ,.. : PUBLIC NOTICE . ,- . Nip 7'. '.' : l • FOR PERMIT APPLICATION . • us Army Corps of Engineers 1 .. Issue Date: July 31, 1990 Portland District Expiration Date: Augthit 31, 1990 , ! Corps of Engineers Number: 071-0YA-4-009025 30 Day Notice Oregon Division of State Lands Number: RF-5678 ,i. , . Interested parties ar e hereby notified that application has been received for a Department of the Army permit for certain work in waters of the United States, as described below and shown on the attached plan, • . , COMMENTS: Comments on the described work should reference the U.S. Army Corps of , • Engineers number shown above and should reach this office no later than the above expiration date of this Public Notice to become part of the record and be considered in the decision. . . Comments should be mailed to the following address: • . . • U.S. Army Corps of Engine....era . ATTN: CENPP-PL-R (Goudzwaard) , ' P.O. Box 2946 . , Portland, Oregon 97208-2946 , I . .. APPLICANT: John S. Knez, Sr. . . LOCATION: Red Rock Creek, Mile 0.4, in Tigard, Washington County, Oregon ' , • ,, .7 / PRC.,_. PLrl' DESCRIPT: Place 2,775 cubic yards of fill in 1.71 acres of a larger 4.65 acre . . , . wetlands on-site that are adjacent to Red Rock Creek. • ,. PURPOSE: Expansion of the 1Cnez Building Materials Company to house the current level or business. The proposed expansion involves construction of a new 50,000 square foot building . . with associated required parking for 47 vehicle Th s, and truck circulation area. The company is split , . .4. into several segments within the greater metropolitan Portland area. This plan would allow the entire company to be located in one area. A detailed alternatives analysis has been prepared for the applicant by Leland Investment Company, MITIGATION PROPOSAL: a. The partially disturbed wetland area to the north of the proposed fill area would be r restored. The applicant, plans to rehydrate the area by constructing a new meandering stream channel to create more natural conditions with four log weirs placed across them to hold both .. . upland run-off and Red Rock Creek flows on and in these previously ditched portions of the site, The stream,like meander would average three feet in width and 12 to 18 inches deep with 1.51 side slopes. The rehydration channel and the adjacent areas would be enhanced with an assortment e1 native herbaceous and woody species. The size of this enhanced area would be approximately 22 acres. , ( area b. New wetland will be created in a present upland edge by excavating 2,112 square foot (0,06 acre) to 14915 foot average elevation adjacent to SW, nunziker Street. The new wetland would be buffered with soft rush and red cedar trees while the wetland plantings will consist of a random mix of hardstern bulrush, cattail, and sedge (Carex obtltaa). ,. , - 4,v , • • . .„, . „tt, a CENPP-PL-R • PN-00902 c,'' A settling pond of 500 cubic yards in volume will be excavated immediately south of the • property line and at the approximate intersection of the outfall of the off-site pond on the Crow - Park 217 parcel and the Red Rock Creek main channel. This pond would be approximately .10 acres and planted with bulrush and cattail. d. The main channel, Red Rock Creek, would be widened by 20 feet along its entire length creating 029 acres of open water channel. The channel would remain shallow, not exceeding 2,5 feet in depth. e. The upland area northwest of the proposed fill will be lowered (still being maintained as an upland), removing existing blackberry plant, and replanted as an upland buffer with ; appropriate species. The approximate size of the area would be 10 feet by 210 linear feet. f. Clumps of tufted hairgrass (feschampsia cos itosa) will be removed from the proposed fill areas and transplanted in appropriate areas on the remainder of the wetland. MONITORING. The applicant proposes a detailed monitoring plan that includes the following: • a. Monitoring of vegetative parameters and wildlife use will occur for a three year period, b. Sedimentation, vegetation, and wildlife utilization will be monitored over two tratisects In the enhancement area (one in the northern half arid one in the southern half). c. Survival, mortality counts, plant vigor and vitality observations will be made for the enhancement area as well as the wetland mitigation site. d. Four photographic sampling sites will be established in the enhancement area and two sites in the new wetland area, OTHER INFORMATION: The applicant states that the enhancement plan could improve the nutrient assimilation and filtration functions of the subject wetland. Associated functions such as groundwater recharge or discharge, sediment stabilization and toxicant reduction would also improve by a lengthened hydroperiod and reduced flow.v'elocities due to weir placement, vegetated settling pond construction and channel widening since all relate to increased wetland ■ residence times for given parcels of water. DRA NGS! Ten sheets marked 009025 (Red Rock Creek Wetland Fill) ADDITIONAL INF MATM)Ni Additional information na� be obtaine d.f�� Christo her James, 1670 One Main Place 101 S,W Main Street, ',Jrtland, Oregon 97204-3226, telephone • 967 or b tel Jim Gourizwwaard, Environmental ect �� � '' (503) 228-7967, by telephoning � �� Environmental p "alxat, U,Sd Army Corps of • Engineers at (503) 326-6995, • • • • p • • CENPP-PL-R 8 AUTHORITY: This permit will be issued or denied under the following: , Section 404, Clean Nate,. Act (33 U.S.C. 1344), for discharge of dredged or fill material into waters of the United States. SPECIAL, CONDITIONS: The requested permit, if issued, shall be subject in part to the • following conditions: a. All construction debris shall be disposed of in such a manner that it cannot enter the waterway, b. Care shall be taken to prevent any petroleum products, chemicals, or other deleterious materials from entering the water. • c. Slope of bank, or, excavation shall be no steeper than 2.0 feet horizontal to 1,0, foot vertical. • • d. Only clean, durable riprap shall be used. • e. All areas along the bank, disturbed or newly created by the construction activity, shall be seeded, sodded, revegetated, or given some other equivalent type of protection against • subsequent erosion if not included within the mitigation plan. f. Work in the waterway shall be done so as to minimize turbidity increases in the water that tend to degrade water quality and damage aquatic life. • g. Land disposal of dredged material shall be accomplished behind adequately (maintained protective beans, which will prevent the material from returning to the waterway. h: If a bucket dredge of any type, including but not limited to grab or clamshell, dipper, ° & ragline, or bacl haul bucket, is used, all digging passes of the bucket shall be eompleted without any material, once in the bucket, being returned to the wetted area • i. When the District Engineer has been notified by a fishery agency that a filling activity is adversely affecting fish or wildlife resources or the harvest thereof, and when the District, Engineer subsequently directs remedial rneasures, the permittee comply directions y *a.'shall c;om ,t with. such as j be received modify the extent required to mitigate ate or a�, may 'ved to suspend or 'fy h� activity, to the e cot req ' "g� eliminate the adverse effect. wA'rEE QUALITY CEkTiPICATIQN. A permit for work will not b + �� �p or�� the described�w will be issued until I certification, as required under Section 401 of the Clean Water Act (P.L. 95 21'7), has been received or is waived from the certifying state. Waiver will be deemed to occur if the certifying state fails or refuses to act oh the request for certification within 45 days, Attached is the qute"s notice advertising the request for certification a • . :•.+~'•'M i , • • 1 _ .o-..:. . i..,,.•.r .,:._M. pie CENPP-PL-R , w • PN-009025 I SECTION 404(120 EVALUATION: The impact of the activity on ale public interest will be ' evaluated in accordance with the Environmental Protection Agency guidelines pursuant to Section 404(b)(i) of the Clean Water Act. PUBLIC HEARING: Any person may request, in writing, within the comment period specified in this notice, that a public hearing be ''held to consider this application. Requests for :ublic hearings shall state, with particularity, the reasons for holding a public hearing. • ENDANGERED SPECIES: Preliminary determinations indicate that the described activity will not affect endangered species, or their critical habitat designated as endangered or threatened, under the Endangered Species Act of 1973 (87 Stat. 844). Formal consultation under Section 71 of the Act is not required for the described activity. CULTURAL RESOURCES: The described activity is not located on property registered or • eligible for registration in the latest published version of the National Register of Historic Places, This notice has been provided to the State Historic Preservation Office. _ EVALUATION: The decision ,,,vhcther to issue a permit will be based on an evaluation of the probable impact including cumulative impacts of the described activity on the public interest. That decision will reflect the national concern for both protection and utilization of important resources. The benefit which reasonably may be expected to accrue from the described activity • must be balanced against its reasonably foreseeable detriments. All factors, which may be relevant to the described activity will be considered including the cumulative effects thereof; among those are conservation, economics, aesthetics, general environmental concerns, wetlands, historic properties, fish and wildlife values, flood hazards, floodplain values, land use, navigation, shoreline erosion and accretion, recreation, water supply and conservation, water quality, energy needs, safety, food and fiber production, mineral needs, consideration of property ownership and, in general, the needs and welfare of the people. The Corps of Engineers is soliciting comments from the public; Federal, state, local agencies and officials; Indian Tribes; and other interested parties in order to consider and evaluate the impacts of this proposed activity. Any comments received will be considered by the Corps of Engineers to determine whether to issue, modify, condition or deny a permit for this proposal. To make • this decision, comments are used to assess impacts on endangered species, historic properties, water quality, general environmental effects, and the other public interest factors listed above. Comments are used in the preparation of an Environmental Assessment and/or' an Environmental Impact Statement pursuant to the National Environmental Policy Act,) Comments are also used to determine the need for a public hearing and to determine the overall public interest of the proposed activity. ADDITIONAL RE�UI �ENEN S: State law req uires that leases, easements, or permits rmits be obtained for certain works or activity in the described waters, These State requirements must be { the Army . where applicable, art tine met, e ap,linable, and a Department of thy. y pe. "t must be obtained before any work • within the applicable Statutory Authority, previously indicated, may be accomplished. Other local • governmental agencies may also have ordinances requirements remen is vh ich must be satisfied bef ore the work is accomplished, • 4 • • I I ' I K • • 9 009025 (Red Rock Creek - Wetland Fill) 1 .v IA V '� �-op f'�U o , Cy k\il lu N � hAflll.TtM®MARS C®UNTY * ., 40111k 0 . '' q,.<) 11 i ,In 0 3 z CLACKAMAS COUNTY . ' 441110"A.4 J • -11-wl 6.-Ar-12 i7 19e'vzii.4#-Az . r ,4,, • • , / ,s N. 4), • ,,. : • . 1 . .. , '. .... - - • . . . • . . \4:. . . . „, ., i 1 10 tte.\\ \'''',, ■ Project Site Alik C fc7o linaliesurafilMalliMMIN . . 9j' . f rmurrtmammapiesmaxemetsammeamomenewnenzosomeavetrammtemmumeommemswaiennentricessimeersamaritair PROPOSE')VVEIILAND FULL AND MITIIGATION VICINITY 1 Red Rock Creek Flood Plain At N A City: T . County: asl rgto State .Qregon o y Application Cor By. c w.�S.. �,e� Sr. ; David Evans aril� c. Date: February. Q90 Sheet 1 0 10 utveyocs0 Prulcs L.an iscap e Architects,Scientists Offices iri Jreoi ,tlasu ntct adiakiy la r m. . r N . ,, peak `- vetland u . t}� 02 (Red RC, 1. , . , . 114 - • , * 4 'ti . . , • , ,. ,.; . • .., , , ‘,I)- ., ., , . 2. : N5e. , . .. . , .. \._: , ,, , :/7.'":.-771.- ,,, ii.„. ,...)------....„.....f. .1:•�::1•+;:.•1 i•'•' ,. ,f . . . A- �r ; ° , pl, ...., , i,,, - . ((,..,_____ ,eta ,'4,,, . ',';''....1.;.'.4.9'', Lr f+ i Y * - Y ✓ ....04......••, .. ..,..._...,............,,...,....„4, . 1 y•��� • • t 0 ♦ ��■ . `�Y + ■ . Y . •. Pr".::::4•; ::t,Y 4 ' ' .i.r ::�D'�Y '�y ' ' 1::::10001: ;" I v \tt: .:•.� ; U '\\Ili"'' 4 41 • •119,1.111, ‘ lilliki ...• 9,,,,,,,,,,,1 "'woI0 WSW . ''7k-'...' lk itstr, . I 1M.,_ . . . it \-----\' ' , ‘. i IA k , , . , , ‘, . . . -:--.D 1 i-.3i4i --77/.... . • :,... .w y ; is i r M 7��++Z+/ • 11 llama g a 11, i C . 4 • V ;, 0 J `t•. 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Jerez l', \` 1, .. \\ .,& 1 .1 , , , 1 ' _,I;e,p//e . , ' .\4, k•I l' 'I u \�1 ki', \ L � 1• • y f (i1 `1\`\ if . .n-/J/e.017-r/I (' • /�i�,�{y�/ j `1 ,, �,,, Its 1 1 ',! 1 W1"1/6. it , , J• . ,..,,,‘.,... .... . .; ,,.. .. ..0,„,.......,,,,s. it.„, / 1 , I . 0, 411rOttx -,� t) .01.a46770-14gi'le& .- \ 1" . 4--.......,,,........,.....„/....1! „ , -,...., , ..._...., ,. .1,t , . ,e9 .1 -, , _, .�,rpe.``"•`-. . , 1 • Nr."'"... ........„....,......:,-- ,1e.r I" • , tc '' .. r PROPOSE') WETLAND FILL AND MITIGATION r EXISTING COT1►I7CIONS e . ' In, ' Red flock Creep Flood Plain Ate Part A y ; 1, City Ti gird County: 1,_ .�tdri State », . Application By: l®lin S zr •ate Inca'titans and r David ►serve ors � ¢Planners,�.ndLscape Date: February 2l7 y9U hest 10 A.cmeet,Scientists sts tnt and California — ' • II 4 009025, (Red Rc' '- Creek — Wetland Fill) ■ 'Y `I' • ti 0 .l.0 :./',C.:. , -v/ If l00 ,,,,4l;A„. T,>•ix,,S4 ''z. . ; err, • :,.',';'7�,4 ,r� 1 k r+, yy xr ► x . r o- k • i ' '?r a ,P I ' . tin A x P i s T N;tr, • '. e 't , t ' `” ?/'.I i ■ . / r}, ♦• �4 Y .'N� ' t 'J 7 � Y.rl. r•v�ry�T JJ ,44' ` f 7 '!` 4 1y ,it R 161 0,P.4 St "'n.n1,t4'.414' ,j , "�''f , , iT ! 4 i 'NYs 1,br■. � o . H , ,' h.,i ii,,k.II 10 1 g„,4'., ;.4 . .r. ',,,, t S r®• oo. Pr ,t p,t,,, ' ,16! • . 009025 (Red - '.k Creek - Wetland Fill) rill I' ' I+ ; I. 1 ` 1 i /"'"Jc fffif i kr/ -mr-t- t c: 4NNE9, 1 : ,, I I�•; -' neoro6e.r t,. gigs 1 t I I° oP;►5t 720 iI t riL-, rIIt 1 .. 11I I 6 ,, I I 1 I 1 t e i ffzal°d�r;p Rrf�Nlt 1I 1 ,� 'r , t s1- .tx-rUp (1,71'p tom) . i - 1"' 'iO t7 I I I j . . 0. " .I . I 50,000 1 i .,� � M N, ._......_ 1 /--.'I _«_.__ ------" -".«,- :.:` -- -_ PaOPo, Ex) • , 1 ' 1,JILpIN.G Fib I Ell r_ i \ 1X70 ! I1'1 r . i I. C j i '.\ I , II � \fi j e r 11 ■` 2.1 st,O` ' I I \ \ \ ( { K1 ; ,\` \+I i �,_..j 1 I)‘ \'I' I F'• KING t. r i ,I I1I I I lvr5e -/o 15 ..- r ,d e.--•' r r ( 't Jav0//6/ .' I I q ix .2V, ,� �.� ri ` �r t .i t45T o "' . �� yip^ �, = -rI�N , , ---,II/A/2 , ------ • 111<tik,k ‘1 \'' ' 7 lailawrilawimemagami: , , . ct.: . . --,,------------------- ,„ . . . ----,,,...,...„..", . :., FILL MO MITI EI3 �V�E"T (� O1V j- riwvos GRADING PLAtst ° Part A In Red Rock Creek Flood Plain At: • Cit y. Tigard County: 7shir ton. state . Oregor -c:-"D g:DA Avlication 13y: David Evans and Associates. Inc, late. �e�ri_�� z-o o �4go Architects,� Sheet L 5 4'10 E ngtn.,:crs,Surveyors, brtl1 ���, Landscape. � iCis Cis ih Oregon, � fihii�ton,and ��� o rnla ..�... .. t . Ii • . 009025 (Red R. Creek -- Wetland Fill) ti ‘""namwmula"."16"..summum\7 , 0 20 ,A icy 200 riallealgainarilifillini rl+- % 1"0 1001 >'�ti f -1-YP'e,,,1-1d... 1.-06. BAIP-112. \ --7,1_. \ 1 ,0 , • ix , / N\ \\\, • -4 / � a h = 4.\\\ ''''.,G�°X iii neoPooaP . I � ._.---- . --- -�- r' r .,Tly T o� Po Nr�b ..-------4, I -r- !f I � �e t � \ / 1 Y.. 1 . ,..,r / 1 \\4\ 1 o • IN1 I x k � I 06 GF N5t- Hi /I I X06 .- 1 1 I 11; P P`d ie- I I 14'?�PV5 1 ; I V I' f I I / �Iy�it t"."51.111 r� CC)12- -514� M I -„.� / Itet/ I"QC I4 i 1 i \t\ir\o"."......._. "N""k,'"""*..... !' 1 _ CI - . , 1 Illai 1 1.90&We-112- i 1 l I , , I1 \ 1 . I • PROPOSEI) WETLAND FILL AND NIrCIGA ..O GRADING PLAN . Part In: Red Rfock Greek Flood Plain At N/A r City: y 1 Y Tigard County: n�Washington,�tonr Stale Oregon §)g"-Da) Application By John S. Knezt Sr. ,I David {��rvand Associates, Inc, Late; Ftj 42,CL 29O Sheet of 10 Engineers, �or�;Mantras, �ncstap e . `tech 9clenti•' Offices' in Oregon as � and California I I V,. , V Y 1 ' 009025 (Red ', .k Creek - Wetland Fill) ` !y 1 ! I. 1 f: h t;/tics — �~�" . .. . . i . igi II )1 , : , •. 1 -IrV,. G e4UN1C7 O\/ P �I l,l, I I . , �,..' LiSLrt7 ON SLOP 5-S I I ' I WEIR I i Set. .. ur./ U Ht 11 `f'H5- Fz0F0.350 , !! I ;' 1JII.t7IN F7 t2— t l r t I i I , - . . \ *, I1 r.:r"1_uc \ ruIei U—U l-,61 i i�tJl - ,,iU Caul iz Fke•t7 '�e 'U ) / vr•-r.."""'- -``. '.. --.-.—_--. L... .. . sue. I 4r�./' 'r'"c7 ` 4./` i : _ 1 CSHE 'P e e-t..I ,, I ■' � (I \ ,,___-_ I I A . 51 PSI X1ii o.► xi I I •,\ = I G"�. 14-9—I2.5 • i � Al \i.?,) # �� �"1. , LL \ i ' I 'I _. \I\ il k\ . . K I = (! yl ��1 X\) " I j 1 tb r` �i 4 u ' u � y;\ I 655 1-- b2" � V i Ii V. ! L,, ------------'-',.....„--: .... ikelliitair,41“,,,,ti \ . 1 ' ''..4ii,, , ' , -,-- srRet/. . ..4, .i„,,,., , 1"imaci'imanamai 4.,..1.. , .......,_ PLANTING PLAN In: Red lock Creek Flood Plain At: N A. City: ''Tigard Count Washington State Care oil Application B : Joint CD CD o ii " Knez Sr, David Evans and Assoeiateso Inc, 7 ri�ri �rs Surveyors Harriers Landscape , , r ' " Date: Februar. �Q 9U Sheet et, n s, — tus c . .. . : .. r r C?1ffices Oregon,'bV'a► n�,tert,and California if . I 009025 (Red Red Creek - Wetland Fill) '..? , ___________±.)) rziri lr ..,.., . '::-... ---" amiPPOg.I1400111fri Ale I \\... '-'''.:' 4,41 I -- 1 d WrA I..r1 I Ir 441 4."4,.)ri . ( j Z....°&,._:".___1 (::2_(.'__ _T•‘1_ 1 .'r....-45,- -"L.4or . irr. A pik0,„,4,44i i 1� ( 4frl1V ./; e ' o 1" a�• f NJ S ST LL•c)C' I F?A I I ' C .' „ ii § C�oo ) • Li \`,.J, \ / )w..I z5 IIT ' 1 • . , .ti.iiiii , AI ''A'. al) I , ! it.4•N 1111;,::: ti.":,, , -li i ' 1‘%gig k‘,1 —— . --dili Neilzg5N-Ts . . ) i11r r \ I � 1 �, • 5- 7 I TUS 0 AL.-1\11)G t .(J1 ,1=y‘ .40 L- +b GrzeeNrre4, 61.1s triJel-Asil Ci3LAC I T I,N P < 4U ) 'Lily a as a 202 C a nifiraiallignallilliNli , («) ,Al..,i X LAGI/4,\Npitze4\ .6c-AGe.,,,Plicit91 (V IL V . ,:, ,Q9. 11-1U,AA 11.-1__CektcrA ., .. . Ca"t f PROPOSED WETLAND FILL AND MITIGATION t PLANTING PLAN -Part In, Rd :o ck Creek Flood Plain At N/ 4 • Application By! JV n 4i.�fez� Sr, 4 _ David Evan and Associates,Inc. Date: February,2O 1 Sheet 18 tgiteersf Sur'. eyors;Manners,Landscape _ Scienttsit Offices in O>zegoh, Waghittiti,and California 1. n 4 n. 009025 (Red ....ock Creek - Wetland Fill) '''"�` , Glik .•.,:...,:iiiii PrLc, WMLlreh .5P°p '-°---- 1 Pip cA, +I L 6 IN !°RU`; �'ONI, _,y 1 ;. • rieoP olANNal.---�-- .;. u '� NI :.cv • 7?giA11115.1,, -- � � '1 1 . r.::; .• . ::::::' CA 1" . � , .: • .•• f FAG . "t:, ��o �r�� j :: ,. .. ..iii 11• i p 6I-6ANNEL ,,:: >. ,.... . , r� ,' , , 1 rgolf. Nocri14,4, 20...0 — mg ,iiii;:. E-4, non /mil u-40-,0 i .u vz,/ :51. 8 Pie i 51,Qeo LOU &. .... ...„..... f',, 1 ....„,...,...,: . . XS`t'h. alp.sUhP u } i ::;:iiii::i a. 1 c, cu 11, , ,,, . 8aa ..... N .8 54..57- , e N i.. :. 11 ii G; °G ,r-! j . �--- r� .SC >a . C7 bI as 6;1M5ST., ,5::1+1:; . 9 c ca tll F �, : ; a"°"°!!' to..5f, d.0 oik ' -' , . --'...41itt\\:' . '...‘.::::.:: aiiii.a., „CO [..., ...... to '� ,CATrAI f IN � ' ' VJT A . - , . .. ' Ir:::ilio. , , i . .\ . 0‘ , . , , s , , , f - - _g�` - - _ _ _ _-- _ u __ _ - - __ - - _ __ - - - -.. --t 4\ •-z-'4 k. : - . k - c\g = v, 4.4 N .- ... _ c,.,.. ,..., .41/4\1- ,4 , „, -"-- rs 2 1s-fl Lft r HP -S-Acn\t ?(: , . { I _ j ���� g, 1--1 Z-70 6 +f i 4161111,11•1.111111151111111E01.15, NIMESIV-901111111•11M SECTION PROPOSED WETLAND FILL AND ATIO In: Red.Rock Creek Flood Plain At: N/A -- City: f and County:W ashington State:Oregon C:' ) gpn0 I Application By John S�In David Evans and Associates,Inc, ___° Engineers,SurY�y� ,Pe ,Landscape Date:I~ hrt �. 1��? of i Architects,Scientists Sheet + _ _. Offices in Oregon,Washington,and California • . . . . y r �.' �Ir:WA Department Of Environmental, Quality r• r•,tia° r r oovta MG I ' 811 SW.SIXTH ,VENUE,PORTLAND,OREGON 97204 PHONE:(50J)229-5696. ' Date: - J•u1, 31 1990 , 'Public Notice The following shall constitute public notice, by the ' ' . State of Oregon that the Department of Environmental , . Quality, .pursuant to the requirements of Section 401 of ,' , the Federal. Cl inter Act f 19779 PL 95-217 has been ' requested to certify there is reasonable, assurance that f , the project described in Corps of Engineers Public ' Notice' �4d 0�5 c' net ,violate e applicable able water quality standards.s • y Cou Tents regarding poaaible water quality effects of . • the proposed project shall be,sent Within. 30 days to . the Department of Environmental Quality, Water Quality , Division, 811 $. 41. 6th Avenhe,' Portland, OR 972o4. ' ' • �. li ' i, • I 1401638 4 f • , • • wl 1 i r i r ` 401,,,v,pop IFIED SEWERAGE AGENCY OF WASHINGTON COUNTY • I I • AUGUST 17, 1990 Mr. Keith Liden • Senior Planner City of Tigard 13125 S.W. Hall Blvd. Tigard, Or . 97223, re: KNEZ 404 application Dear Mr. Liden Were the referenced project under U.S.A. jurisdiction, we would be concerned about the following: -25 ' construction buffer from identified sensitive lands -Permanent water quality/water quantity facilities developed or payment of in-lieu-of fees -Significant net loss of wetlands, needs to be mitigated or otherwise, I I •• alleviated I hope these comments will be of use to you. If you have questions regarding this, or other matters we may be able to help with, please ' feel free to call. Very 'truly you s, Russell A. Lawrence, ?.E. , P.L.S. Project Manager y "a�1 I I A U(' 2 0 1 . _ I, G..•lcr t�1P•rk�tfHt.�YI97Ms.1t;WM.LtanL" ' k,fia37C:.hI�Y7Rdnd'kW�4W111fMbMMUknMPWbIMM.. .:, .. ..... ,._....,. ... .... ...... . ... .. .... ... _.:.. 155 North First Avehue,Suite 270 Phone;503/645-5521. I Hillsboro,Oregon 97124 FAX:603/640.3525 . • . 1, ` t 'rr• , I SCALE 1"a 100' GEORGE R FHAR060N 0,I-.C.No,38 ,r,. ,' Aaa t9LI. _ 6•MIAM 0LC. No. 39 as NORTF LINE WILLIAM 11,0,eonMtn 200 '1;0( (00 CANaLI tb TAx Loot ZOO-Al I tdp -AI 1401-A2 « � D.LG NI of N,t.DDnnan m00,�nD,ttOD, ►W,+rnb1,A wILLIAUa • w/►a - goes t � ( / (c.s.HoJ2o291 k" t90 73a 1 d3` I INITIAL'0 W€ r. I , TI6AROfA/ERR * 11 oa°"+ 1 1 1.D1.j_ 11 eo,e ,"'�. _ -� Ior rj0�' CA4CNtNt I m 1900 •�—._._Tr..-.7,796.-it"-- , ___1 a 1 C a ;.',. 1 .,„ N» 7rta W °9b.o,' —^%.1' 01 e I 1 �� ,...r, 2�I IA.VO r I 1, a 1 • - r kP 3 ;A"Ae, 11 'I � ' ——102 _.—._ —�-U ( ' �, I _.' 2,114e. W I r II 61 I *"1 J j r ,,e •e d ( \ ‘ . , tJ 1 9 I r..,he(0a.rr, II 1 11 U //c 1 I SE MAP kFR 1 1 25 1 100 ' L W I1 ' 2201 re 'r` �'1 °aa a( - N I 4. 74 Y 1.d5Ac, d 'e7 a l' i I.. „ 2100 ,, 1 F'ON ASSESSMENT , C,S,3606 .§..4, 141,1. a e�e 1 ,. sa Sel' :, 1 I PURPOSES ONLY •po"'.2800 t r� 00 NOT RELY ON .? } I.724e,� 2500 d° b �to 1 FOR ANY OTHER USE 1 �� 1 m• 2501 ! tJ trboe 7,5 7,57.4c. aea,ao b 1�' . 4$ 1 ''y. Jg9C)-04i 2100 1 v2Ae �.. 1; I • i I r .1 reap �, S' 2700 ° w e o k tiU" .94Ac. ildd b^ -3 r' 4S eo a .4, SEIF MAI' gS; I I +oyes h� i yd• r l + r d . . ris` +.. ' .� i, �}�.� III , , T,6ARp as I IBC II ,, . w,• r , - - - r / - ' : . V' z. `gam _, . ilum. .. .-- - . . "._ _-_. . _ , .; ,N- _ •.. . - a, - .._. . i -itia- - _ , • s.w - -- - -- - . . . _ • .. _ -- i„, .-,,,„„,r,i vv.. . .. .. „,......, . .. _ . . _ • •_. • ri, _ . . . (je, A, . . , _ . .. . . . �� °� , - .. kiii . ..t . .• .*if .''P'4 '',4 g Wil° . // / RI -I . -_ __ �a - -, -Bill , • _ . . _ _ . . 72 / \ \ / i . - /.7 ( I En__ . , _8?.r _ /I" / \ ' . am t` Millar- . 1 ._ --I) . iiii,_ c„). ,,. . „ ,,,, - t tk_ ,#) . i . . _ Jiakki., - ,.....•.....1 _. ... , _.... _ ..__ _ _ .. . , 24- ..- ,- -. ... -.;••• -'_ -, 1 "• '..-- - _ -_;• --AA. . _... . • .. . 7.. .,_ , . _ . _ _ , . 1., 1111 .- . -• - AI 81:It • EJt( --- . - ..2 • • . C e e. + �. s A ' amigillii•. . • $ �.e • ,� 0_-- fir' Wit° nig .-� ' 6 if to r• . lir 11.1 r i.. • -:' - - .0 imi ;)_ B �� � . 0 ,. .- . 1 ,___4_ . • :_ __ _ ... _ .. . :: . . . _ . _ ... ... .. . . . . ... . . . ,_ . . .. . . __ . , . . ,_ . ... , . . . R . . .s. • . . . • . .. .._ I •' :.1a•YYnn..sYr..._.YI._F I...•,L,.J,Lw.J....e...n• I..I.,. n.......w..w.......l..e,-•.... ...i......•1• Vw....,..:Y +....,..I...J.. nnwV.........i _--,.J.A.- -.. ul.....•r....{,;', .:t_ _.a.•.,1,t•. ..•1...,M,.—..-+ ....-,«...A.....,{, ...t 4. I', ' iAx..ti, r.�..µlti.vn,al..r.n,..wn -naHrv. ++•-.++•,k,' r4r.•.rrnl.Y•.•.....wrr....,.-. {r( I • + JAMES & DENECK1E.. I "' A PRO'*tSSIONAL CORPORATION JUN �,.� � '�� ATTORNEYS AT LAW ARNO hl,DENECKE hIRISTOPI Efi JAMES OF COUNSEL C 1670 girgE MAIN �. DAVID a DENECKE FACSIMILE N PL .CE ROGER K.HARRIS 101S.W.MAIN STREET (503)222.7261 CEEANN CALL.AHAN* PORTLAND,OREGON 97204-3226 IN REPLY,REFER TO OUR FILE NUMBER: (503)228-7967 : • 88 -200700 `IYIGMBI4I2 OREGON June 18, 1990 . AND KANSAS BARS Mr. Keith Liden • Senior Planner City of Tigard 13125 SW Hall Blvd. • Tigard, OR 97223 Re: Knez Permit Application - Parking Space and R� wetlands Fill • ' Set Back Variances Dear Keith N This letter confirms our most recent telephone conversation p • with respect to what the city's position might be in the event that Mr. Knez sought to reduce the required number of parking spaces for • a ,warehouse facility (from the required 50 to around 25) and the .•.. set back requirement on the building (from 30 feet to 24 feet) in order to reduce the amount of fill material deposited upon wetlands to provide pad parking and "vehicle access to an expanded Knez Building Materials operation on SW Hunziker road. With respect to parking spaces I understand to nd t ha t your primary concerns are that employees and customers be accommodated on premises and not be required to park on street or on property belonging to nearby businesses. The fact that the proposed 50,000 sq. ft. warehouse would have only a handful of employees working in it and 1 preserve wetlands, would such parking reduction would p wetlands, suggest a favorable disposition in this variance request. With respect to set back requirements, the City's primary concern is accessibility and visual obstruction for the roadway and businesses. A g ain, in t his circumstance where, for e ach foot of 11.• , ' I set back cut there would be a corresponding increase in wetlands preserved, the City of Tigard would look favorably towards some reasonable variance this requirement.ert. • . If this s summary of our conver sation i s different than your r c ion please advise me, otherwise I will assume that I have understood your comments correctly. Thank you for your response r recollection lease an , , consideration in this • �' you y response d consideration � matters Very truly yours, 1 0' 1E)9) & DENE .ene--'** /4----- „(H -"7 — -a. " )(_ ,__ RKH:mk cc. John Knez, Ur. �t John Knz, Sr. ", , I„1 ., 1,,. Iw^r • avid Evans and Assodiateis ,"''• I • ---- , t: 1ti� - r , r' ' t ",':.:':':',.. . ,I 1 ' ii 1 DIVISION OF STATE LANDS `tA °.. Waterway Project Pernilt Review 1-A i I . :,,,,, Division of State Lands 47 ,; 1600 State Street, 1",'. „-�; :4z. Salem, OR 97310 Date: June 3, 1988 .,„.s Phone:378-3059 • • I Corps Public Notice No._ a.r.^. State Permit No FP 4859 j.' Bi Parks 378-3805 Corps Coordinator. DSL Coordinator i .q : Applicant: _: on S. Knez, Sr Please return comments to the Division of State Lands by: June 23 198$ Application involves: El Structure Fill ❑ Removal R R!prap 1 ❑ Coastal Zone ❑ Willamette Greenway 0 LWRMP ❑ Scenic Waterway • Notice of permit Application ;; 4 The attached proposal has been received for work within the waters of the State of Oregon, If you wish to make written comment on the proposed project,please use this form or attach comments and return It to us,This form is a self-addressed mailer for your convenience, t Please fold and affix the proper postage.A public hearing may be requested within 25 days from the date of this notice.If a public hearing is • requested,the director of the Division of State Lands will decide whether a public hearing will be held based on the merits of the request and • the level of public interest, r- : TI°IIS NOTICE IS NOT A PERMIt p I have reviewed the attached information and offer the following comments: lVA ” ..1" c I , p ermit is required by this agency. , ❑ We do not believe the project would have an adverse effect. ❑ We believe the effects of the project, although measurable,would be acceptable, i;. ❑ We believe the project would be acceptable if methods of construction Or design were altered as . listed below. ❑ We would attend a conference with the applicant to seek project alternatives. • ❑ The project is unacceptable as proposed. (Please explain below.) ' i .'. ❑ We have no comment, Comments: .5 a* `Y„0 P 4" ∎lA,(_,.,, t '.:,9;, � l � ly t A OF 1 i ''1.I � , f - 1 L ' 476)::64.64:4-i:Aa564)::6) 1.5 12/,....Quizc..-D 4CY-e-A t.5' ... '.1',0 49,7e)IA tTIALTI I L/0 leg . a Dc A O , L ► t P. PLANNIN D T 1 6et.Ylim-4- \ —1 nalz.-9 f-) Ct're... g61-r LA LtDc..-0 1 , . • , .• ho\AmAJI-0,)1 1,. ..t/Lit.,. '96"Vt.. 60:1A- 41'71 1 I . . . . „# . a c, -t-a 1 „,---,,, ,, .,_, 1 ,/, : ../ „„,_ ,v, L . .. : Agency: � y. , I ) A • '. . / ' • • •, � - r _, ' �I 1 / �. • 4 JOIT APPLICATION FOR PE lT D j 4 ;c ,,L o 1 1 U.S. ARMY CORPS 'OF ENGINE ENGINEERS . . I • • �•i i c s STATE 0,F OREGON, DIVISION OF STATE LANDS } l`; j} 1iiti, ill U t`US i•irl `�b8 ' vnTsrAs Dapertmoot of the Array permits,fcir'propodedl'work in or affecting navigable waters of they United State., the : discharge of'1d,recti'geed or fill eweterial into thou waters, and the trab3port of dredged material fair the purpose of l , dwping It Into *team writers era authorized by Section 10 of the River and Herhor Act of 1899, Section 404'of the ". Clean Voter Act aft 1977, and Section 103 of the Marine Protee;t;r,t„n Research end Sanctuaries Act of 1972, respactivaty', ' --AND---permit. for that part of thoee projects activities 'wt"r1'.F:is loclodes the removal or till is the waterway. of ' ' Oregon of rock, iiravtei, wilt,'ewd clay are authorized by the State pf Oregon =diet O.R.S. 541.605 to 541,695---TSB APPLICATIQtt MILL MEET TEE REQUTREMENIS OF Df1tT{ ACtUCTRS, � a g Q 0 flgineer. F St f O , j u • r v w bate rctjLvd m bate r ec e tv e d Name of , Rive ez tl uararw4r lied flock Creek t4i1e , ti Rock Creek • Section i ' Townishi ' 2 South' an� l J_ - E sLimeted Sto rting tetfLns ted Ca'edpletioa ' ream of Project - -June 198 ? ' bat« of Project November 1988 9 ' UA'tl OF AtrrffoltIYEb ,• PPrck , 1n 4. Kt iti., AZr William D.. Peterson c Andrews - Addraea i COeldolea Lt • City, State, City, (State, e Zip Code Tige;rd Old, • 97223 L zip Lake Oswego'; OR 97035 ' p ode i'` Area �� I Pi7one: Vork' t;�30 7�ed3 fgoem• f21 V 1-3J I !hose: Work. AniS22.1-22.1..2.9_ 13arise 0 1? E7—�V1.„72yl 511p� 11.1.ifltri D. 1 ER�•tton Peterson 1ti * Si _ - „� 1�i►oae; ltdrkl� U�9 636 b170 � �a36 6�.�U , i''OPCiri Y tfrtrElt r. . • f F OTHER THAN !'RfJJ1CCt � �tFSS Aa ��cet to �r�� ax Appute _ _ . a ^ rO x• Ca 3„ . , 4.lp coda w Ti Q w�tsfl iagtoi Or�Qo 722 Addrlai City, teat.),' Aava.iac's Records- zip cane Shown cm Nap • 25L-1.BC ' nue Got • 1.00 I Arois �� Ares Nana f ; sham Wor& 1 ) ilo.uee ( ) Subdtvriehion .- „ I'ii ardPr to expedite she proee.sing,of'thi. application, the relieving city rand/or county department, which u i local. loetidi`ction oiler' the propitiaed project, hiei been eohtected:' Marne of 1?ipartee«tit; c1 ��1 rLiE''(13tAH ldlhlfJ; !?(Dta Addiriea; s i '�, 11111 � � 9.7223 . triune! U l;t' 9 j j 1 E t1. 36 4'ICJtTt7N5 d t l rebtainei! lydet ether a Wihc! a rn ad4 ra e y i� e.clde . • AQPOVALS Ok Ct*T rpp tad tot or atrauid” - Ce Trent il�it~enrata�to (Delta, cater 'a �, t lty� eraeb Cr o eaaey''of tFee p` pa p j bts dsecrlbed ti this app'ti�t era: (> i�eutn�c Act% Grua. dt' Aei ina,rat �dantir4cairtie ire ra€ A. ,rte { cion d ApOticettdin !elite >!ra 1 `Testis is l�iirst Applic itimtl fil I . ttr!1P Fo rei i 5 d 1 t - ECl' 15t�C9 = v4 f �1 ?4 ab � Tl�i e s I ' , i „ : ICI' 1 . • •r . t ti . II � . ,. N. ` 1¢m ,„ ., , as any agency denied approvat for the activity described herein or for any other activity directly seletbd Co it? ? •,,. Q yes 50 No t>f per, pledge explain in Remarks. __ .• . ADJOINING PROP RrY ON THE WATERWAY., Give names, addresses, and phone numbers of oeaners and/or occupants. • r 97223— (503) 684-0750 LOali International Inc. -8(115 SW linnziker Itd. , Tigard, Oregon, 97223 (5 3, . Irvington—Moore Lnc.-82(J5 SW lhniziker lid,, Tigard, Oregon, 97223 — (503) 620-0800 Eas is ide Van & Storage Co..�-48 b SE k'owel l Blvd.Blvd., Portland, Oregon, 9720b — (503) 777-14181 f PLY.ASE EXPLIIM IN DETAIL your plane to restore the area 0,-c, its natural condition., { • I Landscape as per Local Agencies, tregnireuiea�ts, 1 • • ,. �. INPOP?SATION FOR'FILL OK REMOVAL: ,g t. Max.ks t, Max.rax. PILL VILt INVOLVE cub lc yards an:wally, and Q 000 cubit yards for the total project. r Ripraiy �� � ltvt1t 0 Gtsordt 0 Send �( 'Siht 0 Ctay � Organic . VAL.:tt.L.ltd nLW� cubic yards annually, end cubic yards for the total project. . 0', k 0 Gravel 1 0 Sand 0 Silt 0 Clay . tYtSCRIZE tit .�� t) M:rrtvtTY-� ©f vrascersls secondary purpose, if any, ,--intended use (private bET1lIL `F� P�QYt�E sec�e ry P public, drmmerciat) type' of structures and ccse,,--type using facility--•-facttLtiea for handling aite,-'... .. , .JA 1 type of conveyance and manner of aktreetion of any fill or remnant.--the quantity and composition of, and the source r' . , and disposal sited for any fill or removal, (If edditionel.,spec* is needed, use plain.eheat of.p*paae':) ”' ',. The Pr oposed project will involve 15 storage tuiYdinga, 38' wine x 130.67 long, yielding , . ' 28 storage spaces/building (ea, space approx. 91 411 x 181). The buildings will be bonatructe, of exterior masonry blo k w�Ills, metal roof and drywall interior partitions. The concrete �, slab floors of these units will be a.t elevation 152° (Tire 100.'Year flood plain of lied .Hock , Creek is 151.1 ).. The intent for site use is to drain all water towards the existing drainage ; flow facilities. The storage spaces will be fenced and monitored for individual renters ,. • security, 1 411. 4 Application to hereby'nadae tar a pe It or Permit* to authorize the ettivtttaa� desetibed heroin. t certify diet t a { • ., , thus etppttc tton et'4 thee, to that beet+t of lacy iat±, ese.k1t m a lit tnaonfe:tt t to a 3rlt aCaeei 1n i4se hs>r �ee:t tf t$uat l ealssaeac Chi Meat rei�do�dsei e, ardd es2„ . , I`an.t,Xtab,r with � yin Z ,Rlae; a► oe , ° , nr3 ctirakee. y hortt t: Band:lake 'e$!A 'pa�sap�st activities, k I of Al k . �>,Mina of Applicant •r edther.ised Agent �� . lg Blain.' lOOt in rt. ``.'lkaarv�+ar, in an eonnae. at.tle'4 • Nrisdictio of any department . r . of , USattsd Eastils ' Tingly sd gala y i1att'teee . . .a oacarteatafa make/ erep taiga , a'.. 'Statement er� . s , � � . ate It halt c ^- . • nay tfslsee ,. . . d0int�. . , ; If tt „b fiuic( clot more Ohara $10,000 or imprisoned not more then five yeara6 `Oaai t jf !'r f 6 1 ' , + N, A <. ' t1Wa16T ; • V)C j P•l I T` �_.A\,., NO !.-rte , H U, [3::, • ■ p;1\\\\\ 1 rtig. . ' .zz-li \\ ,,j ?t, N Z I LC t�.1% Ray.- �� ' —ii.._.--, Yom, \ •4 . . ■ ■ G R b W P A, >x K 2 1 7 { '' ` . rP t c wA 7 , .. _ - 1.3 . . . • y ` , ) 11 ,E .' AC=a f ily I, /J/0 ,7l.// 1f D - i / 3 "fp" '''', 4,s, Tg,t , •M \I,' Sit I / 4. ri) , /k1 4.,.., I '� � I A i 4/41 1 e 1. 0 1 I .; , il .L U f . lea 3' 1 IT 4 a i$,-, mx.tora;. 9' ‘''',i4,:l ex, %.0. .r, , 1/ ' h 1 it SGA,L- 44 t edi- �7eI 1 �y to r,6 0 100 10 ,,` E' . yr a I 1 67M.. "51TO 1S PST' i M1,-1,t�,1, IOC;p FILL +► ILL: 4, i use+1 Pt4 re Pe:25A,. plzl 1m0e0 dli Srorilt.am 5pAc 'd 4 A!�I 'i 1a►�e su. c ant AT.L{a. C, 12 X84,;C f' ' �� c 1 106 La IIN G; 1 `:'' "'Y a ' 'L li -` ` , i. .ATE t »s • • r ti it ! f _ • .n......./.1,,,..150,47 I NOTE ' i rc� IZ ��,e��x*t 1 1 . t�TtNG'. I'f` os� IdaN' r� ►� !,. • rap RAW Ft!LL W I LL. EW. PMA.C.adcs, meta it ®(I',4,04 To a I4rt. DrsatN p6• N.f.2 l , , , . .8 r-7:------.„ - b4 0 • � ,.,, t tc 0 ri i.L 1�L.1 la"f"' ,'�.t' -7;,4' "-- :,. •,,+ .-1,-.. k .> rrrd a et*t 3T t3r¢A,ca .1I�1�y© V. � eGLa IN i b, ., '" /..../.."...46 , . " ',Li t------Ito--4-----, 1,144i .., 1z, ... ,--;„ iv) --------t-0 . .---„/ ..._ ... .. �� ,... . .., .. ,. .. iv Ito .1,.. z o �r g • !, _ . .,_.......,....... V . 4?,,. ,1,7; -------.......7 , 1 • , „:.1, i§ 4=,.., , x.,, .. 1 q . .. ,-...._1 , , • 41 r---_____ ---"J l . . "'� ~ I i'w :: .JPJIIL A 1 ri neletioreil.L i • , .. . _C,� ._ ,i,,5© . t crx i E E.46 0 f per-sup r p ti% -- I f 444t, 0 L 'IN r r PLAN 5 eEi rz . 14! flew FitsdiA.C pt..A1 i4 PUrz potz: pI'ailVll E i ) - 't ' ' (4'i.:' " ''..8 k• 4 N ;.•� Division of State Lands Ia • NEIL GOLDSCHMIDT 1600 STATE STREET, SALEM,OREGON 97310 PHONE(503)378=3805 i. GOVERNOR ,4 Vt May 23, 1989 f ,; , OREGON STATE ''° RECEIVED PINING LAND BOARD w• I ' NEIL GOLOSCHMIDT • Governor MAY 5 1989 1, 1 BARBARA ROBERTS John 0. Knez 1 Secretary of State 8185 S.W. Hunziker Rd. � • ,- ANTHONY MEEKER Tigard, OR 97223 State TreasUI 3r, Re: PN 007829; FP 4859 Dear Mr. Knez: We received a copy of the Corps,of Engineers' May 22, 1989, letter withdrawing your application for�t`ederal permit. I am assuming that your .-.." ' state application is withdrawn as well, recognizing your intent to reapply at I...... a later date. Prior to reapplying at the state and fa tz.al level, I strongly suggest you resolve a number of the issues at the local level. The City of Tigard 4 requires a Sensitive Lands permit and has requested a reapplication + '. . meeting. Additional issues to be oonsidered by the city are urban runoff • and floodplain encroachment State and federal issues will be mitigation, alternatives (including project reduction), riparian buffer, and water quality impacts. We would be glad to meet with you prior to further application to review these matters.. Thank you for your cooperation and please call if you have questions. Sincerely, ?` ' ,e i e---7 .. , 4.„ . , Earle A. John ,;•.. —... „,) Assistant Director ` . Environmental Permits Section ; , EAJ/beh 3464f cc Corps of Engineers Oregon Dept of Fish and Wildlife * Dept. of Land Conservation and Development City of Tigard Planning Department • • ao , • J1 DIVISION OF STATE LANDS( Waterway Project Permit Review / ' . ^' Division of State Lands Date: May 21, 1990 ' , 775 Summer Street NE Salem,OR 97310 •• ., • v 378-3805 - . . . Corps Public Notice No.: N/A .,:.•.:1; 7.•:,.;..... StaLer Ps rntf No.: _RF 5�i78. _ (Corps Coordinator: N/A ' SI C icto Bill Parks(378°380 Applicant John S.Knez,Sr, . . ... :;, : • . . : , Please return comments to the Division of State Lands by: ,Mane 8,1990 ..: , . lin involves: OIStructure it taliernoval pi Riprap 12<etlands . ' • U Coastal Zone DIV4.1iarnette Greenway ED LWRMP Ii Scenic Waterway Notice of Permit Application , .'' ; '' The attached proposal has beet)received for work within the waters of the State of Oregon. If you wish to make written comment • .r on the proposed project,please use this form or attach comments and.return It to us, This form Is a self-addressed moiler for your • convenience, Please affix the proper postage, A public hearing may be requested Within 25 days from the date of this notice. If a public hearing Is requested,the director of the Division of State Lands will decide Whether a public hearing Will be held based on the I.: merits of the request and the level of public interest, Yi-llS MU110E is NAT A PERMIT' II , P 1 i . . . & I have reviewed the attached Information and offer the following comments: .~ A iseciu� L4 permit i .� �. p s required by this agency. i , CI We do not believe the project would have an adverse effect. Li We believe the effects of the project,although measurable,would be acceptable, .1 . U We believe the project would be acceptable if methods of construction or design were altered as listed below. Di We would attend a conferenc e with the a pplica nt to seek project alto atives r / The project is unacceptable as proposed. (Please explain ip ,elow,� ,. DI We have no coMment: t 6 LA .P6 ttJ l, Zvi „ i i 61 ''rt ., Att,ii' , 4''P'F,. , *to d td pE tiNED PUNNING r'AY 2 31990 • 1 I ( Lk � I �/2,,g e c F - :.. r. ..1„” -__ oV 1 r /. . / V,,,,,. 4 6/./ 021 740 ' 1.11 e Y , Ir f ,fit N�1 t „r. L + i ) y,f ) . , an i)1♦ r”' ST r �,.�;+.,' : ..q i J S JOINT', ''PLI� 77f ot,-,E_Qa. I iTr I• U.S. RMY CORPS OF ENGINEERS timi 3 W I L e 1 A OF OREGON,DIVISION OF STATE LANDS • ,, , WHEREAS Department of the Army permits for proposra work in or affeeding'navigabie wafers of the United'States,the discharge of dredgedor fill material into those•-- :–•. • waters,,and the transport of dredged material for the purp'as• of dumping it into ocean waters arc authorized by Section 10 of the River and Hat3or Act of 1899,Section 404 of the Clean Water Act of 1977,and Section 103 of the Marine Protection Research and Sanctuaries Act of 1972,respectively,-AND---permits for that part of those,- -.. • project activities which includes the removal or fill in the waterways of Oregon of rock,gravel,silt,and clay are authorized by the Slate of Oregon under O.R.S.541.605 to 541.695-THIS APPLICATION WILL MEET THE REQUIREMENTS OF BOTH AGENCIES. . ' Corps of Engineers# 02 b State of Oregon# Ri'E 510.7 C� __� k r..., p D,ft../.."/-it.. .. u .t�, �,U . •Date Received. ,, o Date kteived :' 81 16 ' 1 a .. _ _. u.'tee... ..,.rw' .. .. ... , ' ' Name of River Local Waterway ......_. Mik N/A Name Img,122°4C' 11".Lot:45°2:S'39" . Section 1. Township_2,5 Range 1W Estimated Starting Estimated Completion . ' Date of Project— April 1990 , - Date of Project Jum.22 - . , ' . NAME OF .._ AUTHORIZED . API'L.ICANT J n Ivry Sr. AGENT Chris.tames.P,Ca e N �'. /o oger arri� . 1 Address 8185 SAK_Hunzikaatreet ; Address 167 One Mein'tl��,�-101 fi WyMain Street ..14 City,State, City,State, zip Code__ Tigard �R2?3 Zip Code_ Portland,Oren X3720_ 4-322F . Area Area Area Area • ' Phone: Es2ck.4.51 2(161..Home__,(40: 26.1;3743 Phone: : 'r1s=- ;i22 j967.' Home.....c....-,1...__.._ PROJECT Area Area SUPERVISOR Mel J.Sl uL a d'Evan&anCLA fates.Inc. hone:WoiJc 3,1.2, 3. 6 Home( ) , 1, PROPERTY OWNER ...,. .a.. IF OTHER THAN PROJECT ' APPLICANT ADDRESS 818 S.W,Hur ik tr _. City,County,State Address Zip Code�. Tiglird,Oregon 97223 ail City,State, Assessor's Records-- Zip Code _. Shown on Map 4 2S 1113B Tax Lot# '100 6 101. Area Area Name of Phone Houle `I Subdivision N/A J NLA Blocs /p. ' . r In order to expedite the processing of this application,the following city and/or county department,which has local jurisdiction over the ' proposed project,has been contacted: Name of De rtment, I Address: 1::125. ::ll; lyrl„Pa_$n ?3397..T;arci:OR 2'7223 •- .. Phone Number: (503)639-4171 APPROVALS OR CSR 1lkC ATIO NS applied for or already obtained fro m other agencies(Federal,1 t erstate,state,county,city, ' for y of th p r oposed projects described in this application: Bluing Agency Ideniffication# Dl t QLAp ,Date of Approval, Corps of Engineers Fill Permit(Withdrawn),, O 1-OYA-4-007829 26 February 19 N/A .i d r p _.-..« .... ......,..,.,,_,_.,._,.-.• ... ._..,.mow... z W.w Mh. usu•ri y... • ii (.(- (.,,,, 1,- , ' , Has any agency denied approval for the activity described herein or for any other activity directly related to it? YES NO If yes,please explain in Remarks. ADJOINING PROPERTY ON THE WATERWAY: Give names,'addresses;and phone numbers of:owners and/or occupants, •".... •,.'.•.. 1 it • See General Site,Plan and Adjacent Property Owners.List. . : . . . r. , _ , , , , PLEASE EXPLAIN IN DETAIL L your plans to restore the area to its natural condition. See Attached Narration-Mitigation&Restoration Plan. ' , { , [, ' . INFORMATION FOR FILL OR REMOVAL: 2956 ' FILL WILL INVOLVE ' cubic yards annually,and cubic yards for the total project - Riprap I I.-1 Rock x Gravel Sand ilt X Clay Organic 1 " 2951 i REMOVAL WILL INVOLVE cubic yards annually,and ;..cubic yards for the total project. I 1 r FRock Gravel [ I Sand X Silt x Clay . ' - DESCRIBE IN DETAIL THE PROPOSED ACTIVITY---its primary purpose and seconda ry purpose, any,--intended use(private, ` public,commercial)--type of structures and use quantity and composition s fa of a-f aril r g y and manner of extraction of any fill or removal-411e d use---type of vessels using of,and the source and disposal sites for an facility--facilities for handling wastes--type of conveyance f Posa any fill or removal. (If additional space is needed,use plain sheet of paper.) 1. See Attached Narration Application is hereby made for a permit or permits activities herein.hereby pe to authorize the aotivities described he n: I certify that I am fatnrf rar with the in= 3 formation contained in this application;and that,to the best of my knowledge and belief,such information is true,complete,and accurate. •1 ` ' I further certify that I possess the authority to undertake the proposed activities, b 't.' . , Ilk 'I 1 / . r r 4 :at i_nature Applicant o .. thorized Agent I• • f, • 18 provides in"part: "Whoever,lie .. manner within the jurisdiction of anl de'.. .., merit...Of the United States knowingly and 1 Willfully p y pal : `kes any false::.: any 3 illfull, fal ific,s�.:a Material any y Mj :.. document: halt be fined not more ; ' 'tX�t�' r , y s 1 fact or m� statement or uses any false::: .:� ' than$10,000 or imprisoned not more than five years,or both: "' • • • • • 1 PROPOSAL K N7.001 � • The Knez Building Materials'Coirixpany.proposes to expand their existing facilities in } the Ci ty of Tigard b Y y 50,000 square feet, from 22,000 square feet of buildings to 72 000 square feet. The subject site is o side Hunziker . j `s' on the north rkh of SW Street, located between SW Hall Boulevard and 72nd Avenue, south by southeast of the intersection of Highway 99W and Highway 217, in Section 31,Township 2S,Range 1W, Washington • ' County,, Oregon. Apt,roxirately 2,956 cubic yards of fill would be placed in wetlands on-site. Another 2,951 cubic yards of material will be excavated on-site to perform channel widening, stream creation,and wetland mitigation. EXIrsTINO CONDITIONS . The proposed project is partially located in wetlands associated with Red Rock Creek: 1 • These wetlands were characterized and delineated by Scientific Resources, Inc., employing the Federal triple parameter method. A copy of this report is included as � . part of this application. Lateral ditches were excavated to facilitate the site drainage sometime in the past. These ditches have altered site hydrology as has the construction of Highway 217 and the detention lake north of this property. Evidence of this alteration is manifest by the dominating presence of common teasel(Dipsaccis,sy1vestris), a plant typical of drier conditions, found throughout the property in association with • facultative, facultative-wet, an d obligate ate wetland species. This hydrologically disturbed area on Tax Lot 100 and 4.65 wetland Tax Lot 101 includes 5 acres (Tax Lot 1,01 is not ow d by applicant this caned y PP _ property t ���; easement to work oTl, t`o erty will be secured prior to the start of this F ect. 1 )ro The SRI report states that this site is becoming wetter but, the presence of the common teasel, ditching and the HEC-II 100 flood analysis pr com�� el. 100 year indicate that the site is tending to be drier than previously. Further site characterization is included in the report by ST.I. DAVIO EVANS NC)ASSOCIATES,TES INC, E�GINIMIS,SURVEYORS.P1.A.�VEi$.i� N DSCAPti ARCHITECTS,S, C1ET15TS • • ham:. • • ) J Fq • 2 PR E. STORY AND 'PUR-PO'SE W . The expansion as proposed.involves, construction of a new 50,000 square foot building. with associated required parking for 67 vehicles, and truck circulation area. Fifty parking spaces are required (one per 1,000 square feet) for the new building, seventeen for the old. The existing facility, about 22,000 square feet of building, has become grossly inadequate to house the current,level of business. Considerable quantities of supplies are currently stored in the open air here and at another site, in Clackamas, . Oregon, subject to weathering and theft. A detailed alternative analysis, performed by Leland Investment Company and DEA,explains other sites examined for expansion,the • i economic and logistical justification for the present plan, and overall impacts of the various alternatives which can be reasonably considered. This alternative analysis is a part of this application The original permit application, submitted in summer of 1988, proposed the filling of approximately 4 acres of this wetland area to allow construction of a mini-storage warehouse. Enhancement of the existing drainage channel was proposed as the only mitigation for the fill. A specific plan was never developed. As a result of the negative response res by commenting groups and Federal agencies, the application was withdrawn. PRE EI T PROPOSAL AND IMPACTS • . The current proposal is an expansion of the overall building area with associated required parking spaces and necessary truck traffic circulation. The fill area has been downgraded dramatically from the original 4 acres, proposed in the 1988 application, to 1:83 acres, a 54%reductio n, and an extensive Wetland enhancement/mitigation plan • has been developed. This enhancement and mitigation plan is designed specifically. , to offset impacts associated with this s pr J ect r BAS EVANS AND ASSOCIATES,INC j' ENGINEERS.SURVEr'ORs,PLANNERS,LANDSCAPE ARCHITECTS,SCIENTISTSi • sue' • .. .. .,_. ..i .... -. ._... ... .♦ .. - .....-.- .._._.a.- .. .....u_ . .a.:nw+. ._.. ....r—.x...,nu.r,.,.....+.a.,..r....„♦...«....,.,. .I....w.x«....Wt1..+ _....,:....,,.«a....,.....,...a,..,w.�.»..:....n I' r 3• Impacts of the proposed project are :,related directly to the elimination of'wetland : functions and wildlife habitat. The WET computer analysis, perforrned by.SRI, as it . • •• • relates to the wetland functioning of this site, rated removal and filtration of nutrients • • as high. In the analysis, ground•wa!er recharge and discharge, sediment stabilization, ' • sediment toxicant retention,wildlife diversity/abundance and uniqueness/heritage rated • moderate. Floodflow alteration and recreation were rated low. • • The proposed mitigation plan would maintain, and possibly increase, the nutrient P Y removal and filtration,groundwater recharge and discharge,sediment stabilization, and • sediment toxicant functions through the retention pond and system of weirs. The proposed mitigation plan would support increases in wildlife diversity/abundance by increasing the variety and number of plant species, as compared to the diversity of species currently found on the parcel. The uniqueness and heritage functions are presently rated low, thus small impacts are expected from the proposed project. Over area Lots 100 and . I ! 61% of the original wetlat yea on Tax' 101 'wiIl` remain. The ♦ immediately associated wetland,Tax Lot 300, on the Losli site to the east, would be left untouched. Further, future impacts are to be prohibited in perpetuity by donation 11 f the newly enhanced area to the City of Tigard. The fill site is not used for recreational purposes due to its location between two commercial light industrial parcels with no public • access Flood alteration by this wetland is rated low, as verified by the 100-year flood study which indicates no increase in the 100-year flood elevation after construction of Y ich iti ates „flit the project as proposed. IViLTIGATION,1PLAN io mitigation for the proposed fill is specifically designed to offset the As mentioned, mztsg above enumerated im acts. Mitigation would be in the form P ' 'g e orm of both enhancement and restoration a o i n of` the partially disturbed wetland area to the north and creation of a small IAA ry. Vii)1JVAI�S AND�S(� INCi ASSOCIATES,Ili!�. ENGINEEP.S,SUg.VEYOIS.S,PLANNERS.LANDSCAPE ARO-11110S,SCU NTiS`S • el I dI 1 i • 14, 1/ 4 new wetland on the south adjacent to SW Hunker Street. The restoration comiionent r . of this mitigation plan involves the rehydration of the e fist ing wetland-area north of the proposed fill area. This rehydration would be acccnPfished by construction of ue'w � .I stream channels meandered to create more natural conditions with four log weirs placed across them to hold both upland run-off and Red Rock Creek flows on and in these previously ditched portions of the site. These stream-like meanders would javerage three feet in width by one to one and one-half feet deep with 1.5:1 side slopes. . • > , � . These rehydration channels and� the, adjacent areas would be enhanced with an . assortment of native herbaceous and woody species: Please see the Grading Plan and • Sections A-A and B-B. The herbaceous species would include arrowhead (Sagittaria lati,folaa),soft rush (Juncus e fus s'), cattail (Typha latifolia), sedges(Carer obnupta), and Ibulrush (Scirpus acut s). Willow (Salix lasiandra and Salk scouleriana), Oregon Ash „' (Fraxinus lati alia Red Alder Traits rubru , Western Red Cedar (Thuja plicata), Douglas' spiraea (Spiraea douglasii), rose (Rosa nootkana), hawthorn (Crataegus ., dougla ii),and dogwood (Cornus stolonifera) are the proposed trees and shrubs. See the detailed Planting Plan and Plant Specifications Sheet, Besides their wildlife habitat value, these species will serve to decrease flow velocities, increase particulate sediment settling rates, and increase biofiltration and assimilation of nutrients and heavy metals running-off of upstream lawris, parking lots, roads(particularly Highway 217),and other, urban areas within this 1,1 square mile drainage basin. A settling pond of 500 cubic yards in volume will be excavated immediately south of the property line and at the approximate intersection of the outfall of the offsite pond to the north on the Crow Park 217 parcel and the Red Rock Creek main channel, to further facilitate heavy ` metal and other particulate settling, This pond will be planted with bulrush and cattail. This main channel will be widened by 20 feet but will remain shallow, not exceeding y d 1, , 2.5 feet in depth : • • New wetland will be created in a present upland edge by cutting down a 2,712 square foot area to 149.5 foot average elevation, A row of soft rush and red cedar trees DAVID EVANS AND ASSOCIATES,INC. ENGINE E115,SURVEYORS,PLANNERS,I_1NDSCAPE ARCHITECTS,SCIENTISTS tr' • • • 5 • (Thuja plicata) will border this,area. The mitigation.area itself will consist of a random mix of hardstem bulrush, cattail; andisedge (Carer obnupta) installed on 4.foot centers after six inches of mulch from the till•area is spread: See .the Planting and Grading plan for further details. , .. . :... ... :: , 4. • Hydrologically, the restoration plan would have water entering the site from the north , via the pond outfall or the existing creek channel which would flow partially into the newly restored wetland area and partially down the main channel That water which flows west onto the wetland side would be thoroughly cleansed by the reduction in flow velocity and biofiltration activities performed here. That water continuing down the • main channel would thereby be reduced in flow velocity by the widened channel as compared to the existing conditions. Though not as great as in the wetland area, particulate settling will be enhanced by the reduction in flow velocity. The HEC-II 100 year flood study, based on Corps of Engineers data and performed by DEA's hydrologist, shows no increase in 100-year flood elevation due to the proposed project. The overall effect of the proposed weir installation is to increase the hydroperiod of the wetland to a p P oint more closely approximating that of the wetland before ditching was undertaken. The restoration plan would significantly improve the nutrient assimilation and filtration functions of the subject wetland which are already rated high by the WET analysis, (See the SRI, Inc. report), compensating for both the dewatering by ditches and the loss of gew . function in the fill area. Red channel drainage would also be • Rock Creek n cleansed by en t to SW and the this area. Likewise, mitigation adjacent Hunziker r�ua: Lakewise the, miti ation a lCe , rea ad ac nzi r. Street settling pond on the north will provide pretreatment of roadside and pavement runoff, • These imp roved water quality functions are high ly sign i fca n t because the Tualatin � River, the ultimate receiving watercourse, is recognized as being pollution sensitive, e ultimate e- ctions such as groundwater recharge or discharge, sediment stabilization �.ssociated functions disc and sediment toxicant reduction would also be improved be expected ed to by a }{ Ilengthe ned hydroperiod an d reduced flow-velocities du ae to weir placement, ve g etated DAVID L ti A5 AV�ASSOCIATES,INC, , ENGINEERS,SURVEYORS,PLANNERS.LANDSCAPE ARCHITECTS,SCIENTisTs I; n4 1 , ._,.._.,....,..,,_.,...._.,wm. .,.....,-........._.__...•.......,._.».:.r......._..X.,,..,..w„q.,..+_....,.,........._..mow m,.,...-..1 ...-:a.,r-,...+,,.,.....a•,..n..,,, • 6 I, ' Creek channel widen�ri since all relate toN , settling pond construction and Red Ro ck C g increased wet l and residence'times' for'given arcels of water. 'Enhancement•of s p existing remaining wetland by the proposed diverse planting'plan would be expected fo _ •• create a concomitant increase in wildlife habitat and abundance, here particularly f important to insects, songbirds and small Mammals. In combination wi:h this increased residence time, increased vegetative diversity and habitat quality in the lower strata . would attract a greater number of waterfowl, already known to be utilizing the pond . and creek channel on the north extensively. Aquatic habitat, quite limited on the south portion of the site presently would be expanded considerably over the northern enhancement area since standing water areas would be deeper and exist longer due to weir installation. The meandering,vegetated, slow water stream sections and the widened Red Rock Creek will provide a greater diversity of habitat for aquatic and terrestrial organisms including small mammals,small l fish, amphibians, insects and other invertebrates. The cover and shade provided along the new streams is important to crayfish, water beetles, aquatic mites and minnows,at the bottom of the foodweb. Such riparian areas also attract and are important to small mammals including beaver, mink, raccoon, and birds of prey like the red-tail hawk at the top of the foodweb. Additional enh ncement activities include work ark r nu upland area bordering t he wetland d on Tax Lots 100 and 101. First, removal of blackberries by bulldozer on the existing slopes will allow more desirable grasses to be installed. Planting on this slope will x.. include durar hard fescue (Festuca darluscula and sheep fescue (Festuca ovitza) .in a ) p � ( 50:50 mix from elevation 152 feet upward, and barnyard grass (Echinochloa crusgcalic) h toe the sloe, Barnyard grass } from elevation 152 feet to the to o f p y gi'ass was selected to be planted n the lower wer portions of exposed slopes because it provides excellent forage for planted� to p d wildlife • DAVID EM&NS AND ASSOCIATES,1NC IiNGINEEItS.SUltVEYOItS.PL&N,NEItS,LANDSCAPE ARCHITECTS,SCIENTISTS • • 7 J onstr fiction SeguencC • Five tasks have been recognized reognized for implementing the present mitigation plan. These tasks include:(1) a pre;construction meeting; (2).staking of construction,boutrdaries;'(3) ' l , • widening of Red Rock Creek and new stream channel by backhoe or front end loader; (4) planting with front end loader, backhoe or by hand; and (5) post-construction meeting. A pre-construction meeting would be held on-site with the project proponent, construction contractor, DSL inspector, and wetland biologist. During this meeting the site conditions and mitigation plan would be reviewed. This would allow all parties to understand the intent of the plan and to ensure that all specified materials and conditions would be met. A front end loader or backhoe would be used to plant the larger trees. All other plant material would be hand-planted. A post-construction review of the completed work would be conducted to verify that the plan was properly implemented. Construction Management • Because plant locations, water regimes, and final grades are critically interrelated in 'I wetland mitigation projects, and because construction plans are commonly adjusted on- site, a wetland biologist would be employed to.assist with proper implementation lementation of the plan. Functioning as a construction manager, the wetland biologist would be responsible for ensuring that the intent and specifications of the plan are met. The biologist would also make modifications to the site plan based on unforeseen site cond1 p plant materials are not available, the biologist `would authorize itions. If specific lant maters planting substitutions. The wetland biologist would work directly with the construction contractor in providing assistance and guidance for meeting plan specifications. Measures to ensure that these Performance Standards are met and maintained are described below in Monitoring•, described n tl�ie Program. DAVID EVANS S AND ASSOCIATES,ES ,INC, ENGINEERS.SURVEYORS. P��N`ERS.Li,\fSSc;A PP.ARCHITECTS,SClLWIS'I'" 1 . • • 8 M ��3.1�V �16�V 11.11• � .,- To ensure the successful (completion an viability p d viabili of the wetland it is anticipated that mitigation and enhancement`areas would be maintained by the project proponent. r/Iiti.ation as used in this section Means wetland creation as opposed to enhancements. A monitoring program has been developed to evaluate the success of the enhancement and mitigation plan. This program would monitor vegetation parameters and wildlife 4 w ._. use for a .. peri osi of three years. ' Two transect lines would be permanently established . . in the enhancement area to monitor sedimentatioi vegetation,�, g n, and wildlife utilization. Transects would be oriented in the east-west direction, with one in the northern half, and one in the southern half of the enhancement area. An overall assessment of these parameters would be conducted in the mitigation area adjacent to SW Hunziker Street. In addition, six permanent photographic points would be established in the enhancement area and two in the mitigation area to provide further documentation of the changes in wetland vegetation over time. Mortality counts and vigor and vitality ' observations will be used to monitor plant communities in both the enhancement and mitigation areas. Vegetation sampling would be conducted annually during the month of June. Wildlife; observations would be conducted quarterly to coincide with the 9 seasons. Each of the parameters to be monitored is further described below. Annual monitoring reports would be submitted to DSL and COE. Vtion Monitoring Vegetation foul d be monitored annually during June along two permanent transacts }' in the enhancement areas Six quadrats (25 cm by 50 cm .per transect would be ` th; y established during the first sampling period. Establishment of these quadrats would occur on both sides Of the transect Once established,transect. q.. r ou e inonito d uadrats �� ld b re throughout the three,-year program, Vegetative cover by species would be recorded: To supplement this information, photographs of each quadrat would be taken. DAVID EVANS AND ASSOCIATES,INC ENGINEERS,SURVEYORS,PL OINERS,IANDSCAP8 ARCHITECTS,SCHIN11STS • • • ,,tea • • 9 In the mitigation area, vegetative cover by species would be monitored over the=•total sr;-`:, '.:: , 2,712 square foot zone. gill-Viva! and'mortality. counts, and plant vigor and vitality' ' ' • observations would also be°made•throughout the enhancement and mitigation areas: ' • Mortality counts would be further supplemented by noting signs of stress, such as:thews,, °- ::l.k t i' . • presence of dead wood, root suckeiin and disease. Vigor and vitality would be p o . g� g � defined by signs of new growth,vegetative propagation,flowering, and seed production. ' This information would be collected during the month of June concurrent with transect . sampling. , Overview Photo aphic Samnplin To supplement the sampling measurements described above, eight permanent overview photographic points would be established. Four of these would occur at the ends of the ; two sampling transacts, two other points would be established at the north and south end of the facility, and two would be located in the new wetland area. This would provide photographic documentation of the overall character of wetlands in the Imitigation and enhancement areas. Performance Security In order to ensure that the mitigation and enhancement plan is properly implemented, . g includin monitorin • and contingencies,encies, s ecific control measures have been included g � p is plan These measures give DSL authority to ensure that the plan is satisfactorily in this la G y r • implemented, without putting an undue burden on the project proponent. The following control me asures are proposed as conditions of overall project approval. • nstrnction Implementation The rnitigation'and enhancement plan would be implemented by the project proponent concurrently with development, To ensure that the plan is carried-out DSL could IDAM EVANS AND ASSOCIATES.1NG, ENGINEERS,SURVEYORS,PLASSERS,LANDSCAPE ARCHITECTS,SCIENTIS1S • r , ( ) ( ) + 10 require that the plan be fully.constructed prior to occupancy of.any structures as a ' contingency of permit approval:-This would"provide control by-agencies and motivation ' . . to the project proponent. s • £ontingency 21an Should the desired goal not be achieved at the end of three years, a determination by -. .. DSL should be made to implement the contingency plan. The contingency plan would ' provide for replacing plants that have not survived, and for further excavation where required, to provide the necessary hydrologic regimes. An assessment of the cause of • mortality would be made by the monitoring biologist, and a recommendation made for ¢` g g species composition changes or excavation. The ccc, itingency plan can be enacted in whole or in part whenever the action is warranted. lie performance security is meant to ensure that the contingencies are implemented when warranted. The contingency rl �� plan,would be warranted, for implementation at the end of any monitoring year in June when (1) planted trees are not at a 60% survival level; (2) planted herbaceous ands shrub material is not at an 80%level of survival; (3) coverage of wetland species in the enhancement and mitigation areas is not at a 70%level; or (4) when other detrimental conditions arise which threaten the overall success of the mitigation effort, regardless of season. I I f } LL V. . F. 1 DAVID FANS AND ASSOCIATES,INC, ENGINEERS.SURVEYORS.PLANNERS.'LANDSCAPE,ItCHITEC, S,SC N'11SI5 I r Q d i a • • • • ■ 11 �. . PROPOSED PLANT SPECIFICATIONS _ Common Name Scientific'Name Size ' Spacing t - (Centers or A i ;;' C pp . # o t � �•. Rate) lndiv. ,Emergents Slough Sedge Carex. obnupta Clumps 4' 250 Soft Rush .Tuners effusus Clumps 4' 375 , Arrowhead Sagittaria latifolia Tubers 4' 150 u i _ Hardstem Bulrush Scirpus acutus Clumps 4' 160 Cattail Typha latifolia Tubers 4' 170 • TOTAL 1,105 , { Sh Red-osier Dogwood Corpus stolonifera 3'-4' 4' 65 Douglas Spiraea Spiraea douglasii 2'-3' 4' 550 Nootka Rose Rosa nootkana 3'-4' 6' 385 TOTAL 1,000 Trees Red Alder Alnus rubra 4'-6' 6' 25 (�( I-Iawthorn Crataegus docaglasii 2'-3' 4'-6' 25 • Oregon Ash Fraxinus latifolia 4'-6' 8'-10' 15 Scouler Willow Salix scouleriana and 2'-3' 8'-10' 5 & 5 and Pacific Willow Salix lasiandra • Western Red Cedar Thuja`a P licata 6'-8' 10' 20 • '"r trrSl r Durar Hard Fescue f esluca durxuscula Seed 4#/ac 1 lb, in mixture I Sheep Fescue Festuca ovina Seed d 4#/a.c1lb. in mixture • Barnyard Grass Echinochloa crusgalli Seed 4#/1000 4 lbs. Sq:Ft. DAVID EVANS AND./. OCIATES, ENGINEERS,SURVEYORS,PL&.\,NERS,1.1\I)sGAPa ARcHHITTCI'S,SCIENTISTS I III . , , ( ) ((s '') , 12 A_RIACF3NT PRC'PE ''1* ' OV' R:S-- :I�TEZ REMOVAL ILL APPLICATION y '''-'11.-.4 Tax Lot Name .;a; °•_- Address .u, i 101 U.S. Natural Resources P.O. Box 2.3038 Portland, OR 97223 0". 300 Losli, E.Howard & East Side Van & Storage P Elizabeth, et al 4836 SE Powell Boulevard c/o East Side Van & Portland, OR 97206 ' .. Storage 301 & 302 East Side Van & Storage 4836 SE Powell Boulevard Portland, OR 97206 } 500 & 600 Speiker Partners P.O. Box 5909 Portland, OR 97228 ..) 1 . i . • 1 DAVID E\'ANSAND ASSOCIATES,INd . . 1 ENGINEERS,S1}tVEYdRS,PL N EELS,L1NDSCAP1 A17CH!ThCTS,SCIENTISTS ti , 1 a : ,, N,,,, ; I I�• MO w/ 8 sit AULTNJhAHC ) NTY„.1„, Q 0U N ,, z .• N, >n z CLACKAMaS COUNTY f •,ii:;i:i'• , ) co I . t.. i f ; t 1 ‘' ' . . , Project Site P'. 1 . . o I n. , .. ,. 1111111111111maummewriallallilla , • , , , 1 lit- 2 ; ' \* i , I. ,.. VICINITY 1 1 ' ,PROPOSED 7. D FILL AND MITIGATTIDIV Y ICI 1 : In: Red Rock Creek Flood Plain At. 1/A P t City: hi�ad County: Wa shin ton State i Ore on A. lication B John S. Knez, gj(TOJ PP y ez� Sr,Sr� i David Evans arid Associates,Inc., ! `I Dates I�ebi-�:Yar 20 1990 Sht�et of 0 Engineers,SurveVors,Platinf,trs,Landscape Architects,Scienfists , Offices in Oregon,W�shingw[� n Cai�c 11 N .. •- M • ' J �.,, , • \\> . ' "\\ • ''k 'e ' ''' ' ' • • • ` • .. - ■NMI 6,Mill a REM !.�."1.e.®!se . * ! �:�! . . `''r'-"" ~' :,M j :";:;:•. :,:.77:-•:.''(.;:,::ti::,'::fir �'• ' . ' I '. • ''''.. li•:::::::::::::Arli,/...*:::::::: .4::: :i:::*I f.'e).'i f::':Viii. .•',■ , (� ) ....,..*:-..,:::::::v, :;:; i. ,.X',";'i . -.;,....,. . :.;:;„.".!-'.''''' 1.i$':i.:::::..::';':;:;;:::::':;;;:ii:i:„ a. li i a • .. y,,,'`�, . : v..- j .,, , ' ,tr i .' ' ' \ I . . ,...;:.:....-,„,,, ...,::..; pit! , • i III .• ,i11, .. ......„....1:!:?::.,:iiiiiiiii,iii.,:,,...-. . . . . ,, i -T--- ....10,.......,i,ft, . .. . . , , 01 ' Hiik ititir: .. . sue o oar , • c. . i i..T.1 '',$,.. 411 '• l"3-cfl*ei-il "AI .. i . i `i to 2 ! .::',...*: , :. M Ittkil -'"'', . ,des .boa , PROPOSED WETLAND) FEU,AND ,t liG TZO PLAN GENERAL SITE LA , • . I ' 4 Int Red Rork Creak Flood ID,lain At: L City: Tigard, County: �ashthr State Q e � O I Ppliatioro S,n ilz r. David Evans and Associa�es.�ric.,; 1 9f1 her � � Engineers;Su veyors,Planners,L,nr�c:strape , rata: P`abruary 0, t' At..ci teeis,&tents ` - p,r and Iifatrtta C7�ces in C)�Aga . ' 1 4 i ) `' .' / VR . . . : t r I •� (M/ d i`• \::" �U,, �.//s 4�, 1 k 'l^ « J rat c 1 '� V i. _ ;_�4' �� .,j¢ry.'xr,t o"�; '4 yk ro'^erl@.ro*..sf,a 4's W 'i: '1x�l e1.f'6. +",; " v_t wa x l 4. 0 S„r ' Ca A t ri`l r7 t' 0 �3. '- . k 4/ ° ' •(� • , n !, x t + ±at A,Gx; ;i P 1pyI1`s".: L.NS•,:4V.� s, .�V !, , «}3a g motap n ( `r t i )rt •y i 4 .:k'>' y i 4>4 11E .,�;r '„is>4 g a ,kw/ 1�s .,.rogr°tti q P • t 1 1 R.,,, , r p ,4 -ir;.Yi,,', �Y F f" r 4 i T�. L// I � ' r .y )UF r-7—: , s?n -k^l;4 cro 1t" ,: f •.Y Y'n°d,ivA0 ,/r1 r " N ' I�r 1:.:0,,,,,-."� x . ia. .ln pr,s-. yy N:, I I-',. .. t ;,"li,.y7rn:IF y 4 Y J .f,r t wtd , I/w Iy—/ FeY I / ,ir?Ili I \\ ! i 1 I \` 1 I , /'/V �y`,r-t�/ I ©U .5'1.71-e, � � C 1 I t� \� S 577 l I ' „ . 1 •`„,„,' \\•,,, ' i' \ li i : IL.i..- 4,` , , , • . I `Gr1i \ I` j 7rL, - /' Ctfi/!4 1 -, I r , I • .1 , . ,0""`""*"*.U411: I i \mot 1 . , A; c rk ' Fr PROPOSED INE TL ION In Red Rock Creek F'lood'Plain At Par A ' • City! Tigard„ County vashjp ton State Ores ,, ca'rF.' n , I .., ,. 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'\ 'k ' r L',,,,,,-,5"..;'kui F,r ns zM t r{,,' i ,y i s.F ',.,.,"*,w,f`«rr+ ty 1.. �#y t�*a ,, ■ e:.:�.... a > z1cr ,s, d �� t.c:.' `r {{11 1 y f t.r '•0::., T,� x y ' Y, 7.',.1 � v(!'''A3 srCh';.ri�$E.,tYtTS� GS a}`rYi.7,,` ;1,a+ .V,yy.,tr '•11 I I 1 Al‘l.. .ti'jliii ." i'' A glirillir , . : a . ti I' ON • PROPOSED Nr F�L M GAf EXISTING CONDITIONS In ' Red Rock Creek f'lo'od Plain At IV/A' ' • City Ti jCounty: asn State, , .. U • •. PP i�cat�cn B Y .�ohtiSKnez, Sr. IJU . ,. David ^ van. and . , soci i s;Lie, Jelin ary CJ, X990 he ' EEngineers;Surveyors,Piatiriers;Landscape Date ? t 0 Ajchitcts;SC��ntitS CUES Oregon and a car „ ;., ort r . I 1J I� i I I IPi fi I I . ' \ `I I 5 .„. , i /F/w / I. ` : : . + . G- NN t. . I I �°�U p' I S 1 � ocgc1I ON �----� I C� I»2i1 9l-OE P ..- I �O 'O7 pe©po5-et ' 1 WIp�NIN ' I .. I b P2-0014.GI Ei�•F=I Lt,' i . I I ,I I .1 I , I �2 h0s� rz T�NI� j• ta9S-q I I f � --- t. Ib rl � 'I GJ INS r-� I i try ,P ■ 7. , . . . = II _ i i ,. . . _____, 1 ,, , .. 1 si.......i k-,\) ';'.\ I\t\ s \\ - I I I , � '1 �\ ' fir?1=Z e .� i I ____ ,l, V. 1 . i I ........... �'r � I I f 0fb5 G' \ --, I FAR INS / \ t, ,w , --) •J ' ' J , . Wn •air I` ,,,, GR-NA'T'ION 1 i-a...,A,,, , , ‘ .‘ ,... ,, 1 .3 r r I .5C> 1 210 F'i ' • k 1 .., 1" . 1001 1 . i ' , -- PROPOSED NVEILAdD k'rr,r, Nt]TIG TIoN PLAN , Part A ,. 1 I 1 At! Red Rock Creek Flood Plain t. � In: R !�� n .-�. ty � City: , County: Washino2n, State: Oregon Sheet g7:)(. 1). j ' Application By: John S. Knez Sr David Evans and Associates„rifes„ Itch Date: e ?C, ���0� � of 1� �� n� ,Surveyors;Planners, I.�n dcap e .Archtects Sc entsts . j , 1 ,.: . . . . , . . , . Ot5c,ets � . n;e California llf' in� � a5 �tC7 and ia. C1 � i . . . . , . K • • ' : ':' , '' '' ' • • ; ■ M I,. ' 1112°M1111111'inalilialliellealliii. : .1 ':' ' ' ' ' li. . , ' H ' C 2‘1--�' 1 II QUO I \ ,3 • • 0 \ � � .,� PlzOlco5 G N h-it.- r I It / ..\ , J I • ) P1 NT10H ro1-4p „�.--i� ���. �' 1. �„", - _ -- � 1 ..' I I�— e- ' � \lief\ •I' i N.........y•Air,:iil '" ' I l' I I (1 Iii �r� � � V • OPOs p , I' A) , . � I tG�oFO t7 2 7 o M i �� i / wl►:ar�tH- oP � s,1 I ; t.e,a R.o�r. 1 �` ' . y I 1 c _...r '41411441 P'S ' t � r I F' 1 f' • C-1At'IP�Il. lir �'dC� R� .k"�;ATIOH i � 1,eOF'll � 1 ' � . , � � i � mss' 11 j (, PROPOSED . •.WETLAND FILL GRADING rt B Int Red'Rock Creek Vlood_Pliin At: ILIA; ' „ J�i : . . City: Tim County: sim�t o n St ate Oregon Application By:' John.So, ;xiez, 5r1 ' 0 . David, Ev►ai�s rind. sociates,Inc, Date: 'l�`el�ivinry 20 1990 Sheet. 6 of 10 1 Engineers,S'utveyors,Planners, Iand. ape nr , A.rc�.t efts j Scientists .s..., ., _. �. � 01hc�in ire go n Washington,and California I I. 1 O O i I I I 1 ` i, ► e i I �, I r 1I � , uJGIR--•-, r ! ,c laM111.��, ! . `40TH, I: : :"' 1 . "� .- ���.. I .T»1 'UUNP cod R WI LL- I 11111111111 E I 1 ' 1.15 'cN S-01 '5-S t v��l I� f�C. .Utzi2-o,U Np I Nk T1-iE FIB FS2 1 ! I �UILI�ihG hob--» i E MIMI LI I ' I ;.•. :�: Ira2 ca � . • 'I11 1 \ Tu.�106N ptNa l U U L i I 1I�l' C L 1-34q7.-.)2 p" eU ) I. • I I — �c, F6--r'UC, , OVIh _ �, - III C5H551.? F ,6.L1�.) TI i --- i I •I � � x� � �� I �1 LIZ !— // M I I / III XT'Ul ill Iq I t �' I --- . �il�. 14-9-12:5 l I1. i \�` III w I ,;\,•• I I I • \, 1 I I `\t ilk ' ^_ I i \ 1 _ r t1 tt • r i \ Cl ..�� CJ � 50 1D0 20th I k � +Mill \� pi�oroS ,,n FILL tvrr rIGATI°N P G PLAN Pa. `t A. . In Red Rock Creelc,Plood Plain At N/A City: Tigard County, Washington State , Oregon ��2 I Application By: ,Jchri S. I .tieza Sr. a. -- David Evans rind.Assocan.tes,Sc. ht Engineers,Surveyors;Flanneis I...ands ipd A Date: F�tarri�rry 01 t9�t sheet ( 1Q Aic ectsi Scientists . i i...6;. ;..... .....-...'..........:..,:. .... d ces in Grego 'Wusl ten;arid California . . a / ✓ I • • I. ,• W J . • y it t• • .. .. ..„...-1 i .1=' �. ,..,:��o'�. r:u. ' L \D'CC, -r- ,"rY- #21,A#., - . i i.,,:.'"*"..:4 ,%!,';'''' '''. 'TT . ...:I _ . , -."——.'—' ' .4.1 I P(1 tilFt4S.ri* Sil"Fk L'It * ' _. ' ... i ....____ t ( 'd "fiP I/ ('�. 1 O:A N n "i . i1 P 1 l r 1 I r 5 'I‘i-Vil V "---Iti.--. )- '!� 7 l \eat\ , !I -h / i 5 C N U P"" r lir ! U rvL,1 I - -- 6 _ (z) ilzl-us AGUTUG ) l ALNuG IRU E� •:1%14! --i_-1/4.\ ' /W F?,) (comiNfroN '"i"rA L. + GR,4irrAtsUs tUGl.eA, 1I ' , (..) NU ,-- Lire o 2o o ioo y • 4LE io0 • j, 11--icUv\t" _r_rLV'A--T; c.50,,,, ,.,) .1 C) '''l { PLANTING PLAN -Part B Ir Red Rock Creek Flood Plain At:,1_\1,1.A I 1 City: �i . � d 'County: as%h n ton State :_Oregon §,), C� J Application . 1��n S, �lez Sr. 1� �1v1C Evans and ld �RC 1 Engineers,. _Surveyors,:�Planxners,Landscape . Date: FebrtiorY 2( { 1990 ,,sheet . 0Mc�in Oregon, "� hingicln,and California Architects, dentists E 'I f _ - - - ��: srt. I.. Lam.. awssr- ir...o`. y , CN J' WtM. ?XI TAN " - t^r - - 4_ - c 1, :� a 7kT v- wl qyi i - ! . : i :7"0--i_i V.- 6 - o "g - ±.'"13 Clti Z. Z _ - "M v– --( *q '' j_ , e- ,-,- , , ,_ i _. 270, 1 -z(f - - . . 1 I I I I I=I I_, i m_ i—ow all,,,�, r �. lei. s t�tz� � 2 J ,i,.� 00W .: - •.ti. - v , lc - SECTION A A I PROPOSED� _FILL AND MITIGATION j'Tn Red Rock Creek Flood Plain At: N/A r:.. • City- Tigard County:Washington State: Oregon ga _._..__-.. _ Application By: John S..Knez1 Sr._ David Evans and Associates,Inc. Date:February 2£l, 1990 = Engineers,Surveyors,Planners,Landscape r5' Shut 9 of 1 - 1 Architects,Scientists -- - Offices in Oregon,Washington,and California . • I. c-,,Ivi -_ (.,-\ i i - a i - g . ,_ __ _ , - - - i G.•, - , - ° z 1 -� C1sT1H0 Uf LA!-1� . :22, s -- - _ 1-IMIT -R m . 0 0 . al 1 --a v 4 -' ( 4270 :. ' "Haiti — . 7 zi . f L` J� � - [...._ROPOSE W N FILL A MITLGA`ION n: Red.-Rock Creek Flood Plain At: N/A ity: Tigard County::Washington. State. rego pplication_By:._ John S.Knez, Sr ,1- ., _,_ i _ David Evans and Associates,Inc.- { y� En in-errs� u t�1•ars_Planners,l.ans cax F ate:February 2€z-1-99(l' l 1 ` of 10 - Architects,Scientists —�- Sheet � _�. Offices in Oregon,Washington,and California i._ . . • . • r, ' n •«.i,,.,......„p 1»uA....,+.�.... .,*Y�L.,,...,...i,....., ,at.. ....... ..., .,..i ,,.. _ _ _ _ __.»... ....,.....«s.,i..-a,.. ..............r..«✓.«..,...«..M„••«.......•..,...,l:.w3«.._.. ■ f•.., �,�i+y�,. ,/� �q{`may- n t t r, •'' j •1.1"*�`:F•+rI:ik Or.ATC. , �'^+• r ' , 1 • ,T,:,•{y+,"��, '•�j .�t���;•�f■C•� '"��#'1•r•r '•I • t �,r: �� J7 I • St�ff'Review _ . �. ---- I CITY OF TIGARD 'rr .yr. • ; '.' 'r... ,; '1 t COMMUNITY D((VELDPMENT DEPARTMENT ' ` • • , , PRA-APPL3Cf'�#�"]CD ��iEC1C 7 � T5 . ,•...• ,If t',.. .:-. ' of:, 4,, • . • � M1� ' 'e •' 'i: lT re ,.S •.r•:;.',,.•1` :.. , .,f Ar;,wlC;k „ ■• ' 1 APPLICANT I ., .f.,. ;4,• ,,., t=Y , .r„_i a:= • ,.y I'V' '. .7� =�v-} v▪•1, �`• .f'• 1:1.:x, ..ro •�' ' • I� 'w•-... ••.;., ,.r°•, e, ' ,r M:'_),�,.•T.":1«'Yayt+�/� g •1,�,•f' ,t,,,yi1X,r''I:4 13.0 ,• ZQ' PROPERTY L(JCATa'�N,:, :. , •,� :..`. ,� . ,F'Irr{�•(�'k` ' ::P y�j .%?. . • � : ' ,••', 'f' •I is Y,., '�'�'r• ,1h�'I,k F•.5i#�;y,�. ,�pk...'��•]tll;•.,� f� 111„d..';'r:+• � � � M P�'•".' . �j1�yq'`�� : f�`/•� :y. ! t ,.'f1'y �f',{.,`,••,�"yam '•"•t``ti�C'• Address 'f/ `J , ' .l:'lli'"i;OP,''i.'° i 4:;:. . ,. ` •;;- »i. ',''.. ; .4.-11/5'r''' '',',• •�t P,•t,t` ,1i. h' .f 14'M%i,”{.i•.yr •�,• �! :�• .f, ''+• e s'.'•.• ,••• . . ' Tax-t1apf`Tax Lot ':', '. • , `�Ax' C.oir 1��/��yjy ' 1. • 1: ''t,,:',,r)`?f� 'r. ".. a.: ti ,.m.i.,iL•�'� it•'y:'X"! 'NJ.( 1�•� •• y�t„. „,,,:....:.g....;.:,:.• ;.6...• 3 'PROPOSAL DESf RIPTI, "''',,..)$'"- r , "m e �}� 1�i 7e ': ,, � OA).:':' fI -sL,d►rl t �.._tor'1704*`7 .' I 1■r7i■�m■i■ ■ .. rr. .■.d�■i.d+�.d■.nd.�■dr�.wr.•e• AEc. SAP, A kiIr■a os' i S1 S ill Ve" ,L ..•.�.��D■■ e';, ` '''' 'f?,�, r•fGa Nfa� ciaiva •. 4. USE • t �I Tr"(E'& oRI .71,1:• , !5• :7-� ''Coax ke e�- t..� ' • ' �-or 4. 1 E �utrill fs 6, Existing '�LIAds•- i a: � i2 = e��' , .� ,....,_„ _j& ..._ _ ,■ Y. ■O Adjacent Property . . - so�tl� .A.-Lt 11 , L. � westI 5. d PREH,9ENSIVE PLAN DESIGNATION L1 T 9 N O ZONING DESIGNATION rL L t " N�"Us rr M M C_ 7. I' NE (�B®RH . PtAnNr NG ORGANIZATION E ktow e k44*1 NoPKIA)S 1 1 1 . .ON6 , w l N 8 Rtw 0IREKENTS 1 I -.. (�linitnum lot si e�'i adt�t Q l ° 1. w• I Setbacks: Front 3O ern I 0 rdAr Ii Special set baCkS s s trees� estahlu�ted area s I e r.I lower in to s ty W � s I - wetlai ct - r i' flag, lot acce s o ry stractcrQS ._:._.. tiar • 1 o f x rte • "tetAkirrilliti iot ctiiierat o t; 70 ti udmum building lie icht _ T"T ................•,...,.,,,,.,.,,,_........w-•.,......,«,...•,..1' , u,...k...,,,,,,,,,..,+,N.n'wA:, r,:,3-i..,-...t.....a..,l,.y,✓,,,...Mw.«.i.Mh.1.rw,r4 4.L:.4-∎.u.,r...:Mr.0rL i�»n.4.1.4.,.,,a,:li-..-lwr n•.4wi.ti,......',,,.,....W:..,,,.Lr-.r.n•,,,,,aH:,,,w.«,n,.,tkrw.au.,.x..i.w,,,,,,,, . . ,.,,,,.aw.a.+.ru. ..7Fw,, 1..:nt:+...:.--...,+,......-:ln U,.w.,,,......4,,,,, ;.{^1:U,N:■ ,�� 1 A , k 4 . I, Rci PAUL AGIIIMIS,RE, LANDSCAPE DESIGNER r , -*) &::) ''''''''' DAVID LEANS Al D AS.SOI:IA`I ;71y(; ENGINEERS,SURVEYORS PLANNERS . LANDSCAI Es ARCHITECTS,5C[EI,4T1S7s OFFICES IN OREGON,WASHINGTON AND CALIFORNIA 28285.W,CORIIIEITAVENUE' PORTLAND,OREGON 97201.4830 (503)223.6663 FAX(503)223.2701 V 4 • W f' il Ar ' 1 I te, y A ') pF ' u , n • s + ,Pk , ,'R4 ° o , k 4 . R' A �', I14., ,.c A r ' 1 ,r• 4 1 fr,,d ' ,.,„0„. ..1 , . 1 r } 4 • • !°' • :• 1`,�p.':�^•�'la,li*-6.'7.1;qtr�r•7;�•r` „+ �p� r '.3'► • ..Sr`it•. 'r i ''hk �' " + P•�I '*,. r 7 .'�1 ti r , ,, ►t '1. • . te , ( r .'^/()'r 6'r1 r i;ti`' ' •'S 4 ' `.. I 1 .', t' t h y1��,^ n. , . •C ► `�it'�.1 '} d'C7.# ' ; ' `t'7 e ,.J , . ..s,`..R3�1 r+�j' y) r�yi�.:v}.J. , .'''Y .,�:,"�` •�t t -' .y N.a , ���tj...�::• �<i•� n�R,pl h•�5,1�^',•+'• l + r , , ,.6 �_a..I ; 5.•.,;;Speci 1, height;Limitis'''' a, flag`'' lot --- ' other • --',.........•1'. 4.4-.:. .,,,...4f''.'..: •,,,. .,a�'!!t.i,.,, ': .f •u .t , ' 'f!''''')�t:T3 eb .)Qensity 'calculation. ,;•�•, s :�;' ,4 ,,.r.� ''"t•' c''y�°='' ,' . . Jr r r<; .,,0, , ' ;f`,z�,t f'' ....ph, r{'r:,,•4},� 'i, '� ;.', Density transition ',;4,. .,,• <• ,.. ., • • +. lV�'J �' tai � 4. Landscaping: minimum`X of.lot area /6"-‘70 _. .. ,,r• • ,. �• � p.M}'r., =N •�'t:�.r�.•• : ;. .'Street Trees �a�ieRe'D' <�.,,(-/ ,/��/� r O• !=`'` 5i z;� i: • . ,r r Jk Buffer,Areas ./v0 01 0i N fie' ,AL :+44; +'.,;`�,f„,;x'..CM :; ' ��. '��1t • + rrrr,r�rrrir,er.<'•,+ N r ' ,. . ' :,,' • ,' ,'',',r; .L.`,. Parking Areas /�l�Ik'AMG". .•' � "�. �' A�ro /"' r�: :..p L ° :� i '', )/�.\ 15,,,\ r ,„ r'' �,tw .k, , r' ?j; ``..•.f�ii;bs.,S? 4q:0'•. . ft.i i •.• ti•_, ` l air -�- i Visual.clearanc2',,',,' iac os ` �. e ,'r' .K 610 ''..t ' r.# i. 'e ., r.-., i. ,r .',i.t�.,��. µ i •.t' '•� l, ..•'.•y7,,� i:.,.. '•�,,i1 ` ?"1.4"''''4,,.'.,,�'JF'1.431`.„..' `: r �•Z'•''•s:#'r• 7`:1,• ?, ',,,`,,': h` :Parking •and-load load Lng-• �� .,/,,1 •0 r.!. .-4, • /.. /tit -/ (/• /I I/ ? t 1' � ��I.%i'`•� 0 , "{.y •,' �:•�,, • 1•, r• �.. ' '.: ` ;: nor .. . • y,` r` JV_L':.-, ' ",1 r4.' .r /'� t' Ix,' p ,� �t t%+' ri4 ti ;,i'"�Ali; 'J,. t •ti f ±��. ;:c •, �. ..,7 �jyr ', ? e,.�,. r5? 1/ + ,.. eA:,7i•' '�•''p, a `•:. i.,. '♦ , , X •.•'/ :=:t!"?.,• .,i/ j'�i,'•. jmèe.to, „� id 9 r �,c„I:=.. r} • Die..', I..J. / .. '� :I.r :. , '1._3 S"7,'., .'""1' '' {,, 4 . i;'y. .;*' ♦i :4i 1� .�' .1' 9r• rye i;' I' , �+*,ai'y , Access. . . ..cxrc�.n .attony.>,ti i, ' �� / 4r r t; •, 1 -•: ,-"*4,44.,i.•. , ••Ii• ',” ot ' l 'ii,s,-;�'.+ ''';'141,,.•O' • "IrI%eW P1 l 0 • ,,, •r• ,.r.2.,?rk't�'+:,:+'` t t,..s ,,,• '•#' .,V?' Signs . ;1 :�' ^.; ,f. 4 • • ' r 4'';,0 ER l iSIOERATIONS ,;(See appli.cat Qn c ecklist for speczf c' items)' t1 4-, 4.' ''1' '' Sgnsi,tave lands: .floadplain iIra.nagePsay >25% slope. • . .. ::1-.1.y' ^ , . 1, . roWetlands Z, Rgs: € "a‘/,o 4 ire A4 „ ` ''.':;44.'-'77' Open space •�—�-'-"�-- WerbwoS Ae R4-7?,Q 4Eit1I/.E, A W , s .days ,•*•. ...�.... 3EAds,t er. .,4.,..tai' , 12 c.�rFOAI 0,F- eeh,„u, _ag. 6' Historic overlay ----' F04,00 ,Af a4 -�ad41a.. f ' ..ci ct4 — • • A k l'St et improvements 1 r n9 wr: xc 1 34'x' 6ht.rS .ide I , 'C/554 '. , ltd :.2.,.... ,.re iel ,�, •It Right of- ►y�dedication Q I; • 't . e . Sanitary Sewer improvement �., ,.ink-o- . . „ zp;� ' ,i• a•-x I.dd. 15 1 . �; / Kr< . ' 11 : . 3 '' , torm Sewer improvements NAB' :-• e4rr�►s'4 _ �° :� C .. .12 Improvement� ment �Pkgreeineir�t Permit: Bands; Fees I �; , rove , • ti , } , . < �., '3. 'Z' k Other agency permits � ,. 10: PROCEDURE i ?/ i/ oPI1 '` 'ialii 8�ii�anxstrat`tiie staff rearxew ,�dT�° � e ' c or , 4 � r� ' PUb 1 ic y eararU/kearings Officer �k _ 'j rri4�� � . cX?'/per f , j ' Public teararg/Planring commission �� '• isa:on oe Public Hearra� shall occur , 'The Acii�xni�ltra,.tave �dr�ci approximately 30 days after a complete application is filed., A 'dray . ppeayL period follows all decizirris. . I I, I I I I • ' • c r4,: -: r.r . .1. , III . , . Staff ,,t�® �o�' �. Date ,...':i., � CITY OF TOGA RO COMMUNITY 1MUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST The items on the checklist below are required for the successful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be brought and submitted with all other materials at the time you submit your "' application. See your applicati!an for further explanation of these items or call Planning at 639-141 71. ITEMS TO BE BASIC MATERIALS INCLUDE4D A) Application form (1 copy) C 8) Owner's signe ure/written authorization ( C) Title transfer instrument • C� ©) Assessor's map C E) Plot or site plan (t N.-1' F) Applicant's statement 4 (G) List of property owners & ad rasses within 250 feet sSF,.J1 st-rive- '• . � (H) Filing fee ($ � � +, � r`�.�3 c� ' SPECIFIC MATERIALS a ustis -(SE Fobs- stet nu:u. ps.t+'S 1.2/ ; AK ta"• Lein 1444a5r't+le-707- • A) pite Xnformation shawl:r (No. of copies .....a...): C I • Cam' 1) Vicinity 2) Site size & dimensions C t ' 1 3) Contour lines (2 ft at 0-1.0% or 5 ft for grades > 10%) • C ' 4)' Drainage patterns, courses, and ponds b ''" 5) Locations of.natural hazard areas including: a) Floodplain areas CO--- ` � � b) Slopes in excess of 25% ['l b c) Unstable ground K ( 3 �,, d) Areas with high wa er table ( 3 f"Y1 h' seasonal ' ''' ' z ' e) Areas with severe soil erosion potential C ] r► f) Areas having severe foundation c� eq severely -weak si l 4! 6) Location of resource areas as shown on the Comprehensive Map inventory including: J <C a) Wildlife habitats ( 3 14i tu b) Wetlands 1 C "--- VI Z > W 7) Other site features: ` Nit C . p : a) Rock outcroppings� caliper measured�� 4 feet � � � � . .�, b) Trees with 6" r. u g j..: from ground level ` • C isti.. structures Yo 8) Location oi" ex cure.. andthe�r uses (�, -'''� on and t and off-site s �� 9) Location type on a" -sate, noise sources ( �, tO) •Location of existing Utilities and easements C ! t. �` ` Location o existing wdedicated right-of-Ways C . @ 4) ' s � � � d) �xte Qetela�nent Plan shoi nq (No o f co Pies La): C ] ed site an surround �,) The p�^oiphis ing properties (64'' 2) Contour line intervals '" a 3) The location, dimensions and names all: a) Existing platted streets & ways :. and ealsemen on �t ts the site and oh adjoining '' properties , Page I I APPLICATION CHECKLIST l I , r F , . • b) P► , .used streets or other public wz & easement: on the site. C �. c) Alternative routes of dead end or proposed streets that require future extension ( ] A 4) The location and dimension of: kr/a) Entrances and exits the site ( , b) Parking and circulation areas ( c) Loading and services areas C d) Pedestrian and bicycle circulPrtion e) Outdoor common areas, ( " f) Above ground utilities [LI/ . 5) The location dimensions of ns &' setback distances o� all. ' a) Existing permanent structures, improvements, � utilities and easements which are located on ° the site and on adjacent property within 25 feet of the site [W b) Proposed structures, improvements,. . utilities and easements on the site Cif'' '<. 6) Storm drainage facilities and analysis of ��, downstream conditions (to 7) Sanitary sewer facilities rte''' I 8) The location of areas to be landscaped E41.--- 9) The location and type of outdoor lighting `� considering crime prevention techniques [ 10) The location of mailboxes ['o '� . 11) 'The location of all structures and their orientation [ ? • 12) Existing or proposed sewer reimbOrsement agreements [ ] R C) Grading (N Plan o. of copies C. ] , The site development plan shall include a grading•plan at . - ' the same scale as the site analysis drawings and shall . ,v contain the following information: ,e051 ., �C 1) The location and extent to which grading will ;take ". , ,PG place indicating general contour lines, slope ratios' • r and soil .stabilization• P posa�ls, .and time of year LW it s proposed to be done. C ,. 2) A statement from a registered engineer supported by data factual substantiating: � �`: a) . aubsurface exploration .geotech*ncal '1 • engineering report C ] 'r'"-r:,'••' � �x4 . �b), The validity ofsanitary -ewer-and storm � ' , .drainage service proposals, ,` [ r . .,.� i �• d'r.f..r' �4".+, mitigated :..� x.t " . ;. f i4� , ,^ r problems will be and �: �. That a'11 R blems ■ r r � .t alr `Y ' ; ' ' ' ' r A '!_• i,`w� r ∎4e'4.` how they will be mitigated •' k,rr r: :1 'r `ti,ti y,0 e'�. , P.;,;�r.4:4=4'2 S,. �:,401.fr.,4.:.,,/,' .,f .. .. , ` + 1 + f `�" }V of ff" a ���!;- ,stir; . D Architectural..nraiai... s o. i ), '� 4 r : ry t� -t + s� y • - � • .. `i«F s �t�r; ��"�,z."The" •• �R,-,� development plan p�"t�}'��I�ia�. shall ��'IS.',�,�de. ••'w. ,. ,, r�`�'i8 :,4 .. .. ,1),,y t r'loor'plans indicating the square footage of all .i.,., y-. r ”t', , ,Ts structures proposed for 't,. .. use on—site; .and ` r •,• � ' 2)z...:.'' ypicaY elevation draw. structure. .� �, , ''° »xi��?'�r. 4 e � • .� � ngs of each [� ..�,� TE Plala (No. of copies . . .. .• ' cSp � . f , ° The landscape plan s hall bedrawn at the same scale of ':ie ' ' ` '' • 1 ` sae analysis p lan or a la rger.scale if and shall.'I � A . J) ,Description of the irrigation system where applicable .. �y, ` �) Location and height of fences, buffets ard screerng s f T ,, •�' , �:� 'APPLYC UON t ECKLXS ' `P e w,• - + t , r •,•,nA'�• 1)jr�`r.�.;i,r A r Tt;,f,,..��1 1 it I P�� I i y t 0 o • • ,, r 4 r3) Locat� .4 of terraces, decks,, sheltes, e�ay areas �I • , , Y and 'common open 'spaces [ ] ' • 4) Location, type, ' size and''species of,' existing and ' proposed plant materials. [ ' The landscape' plan shall include a, narrative'which addresses: ' 1) Soil conditions,. . ca ;/ 2) Erosion control measures that will, be, used. [ ] , F) ' Sign Drawings 1ign drawings,of a Codll ge submitted in accordance with Chapter e a pa of Site Development Review or ' ' '. prior to obtaining a Building Permit to construct the sign., [ G) Traffi ener^ation estimate H) preliminary partition o�^ lot lint adjustment mats showi.nsl ' (No. of Copies ' _): ' ' . • 1) The owner of the subject.parcel [ ' • 2) The owner's authorized 'a✓ 'ent , ' [r . 3) The map scale, (2®,50,140 or 200 feet=1), inch north' arrow and date + [t j • 4) description of parcel location 'and boundaries (iA ' f } 5) Location, 'width aand, names of streets, easements and other public ways within and adjacent to the parcel [ i • 6) Location of all permanent buildings on and within, , r 25 feet of all property lines [%'3 1 : 7) Location and width of all water 'courses C4,P'" , 8) location of any trees with' try or greater caliper at ' 4 feet, above..ground level (i3 0). All slopes' greater than 25% ib) Locat�on o f ecisting utiliti es and utility e asement s 1111.. : : ';':. .,11) For ,major land partition which creates a public street: . a) The proposed eight of-way location and width [ ' ` ' b) A scaled crass sactiu n, of the proposed Posed street; „ plus any re,ser ve stri.p 0 ' ;{ 12) Any applicable deed`,'restrictions C .. '*w 13)' Evidence:'thiait .land partition .eiil not, preclude ..;,1{`:.7 effzca.ent. futuraA'and;,dlv3 sign-where,1 prplicably „ :• . •- 4.1.•,., •.43.� k. CIYL i �.Z,4.- �. 1 �i r.• -:-., .i+'r,,' �`, • I) Subdivisi9rr Pr»e jmtinar y plat data+.sand' data �hc4 jg(No. of i .' ,:',,:,..,.c:?4X-, j Copies q�. y. d•4�!�1�r;.44"�•^tir 1 �" 'q"+�r•, Xt •� � .' �r "J•���� }�z�,1 �i �, h Copies' v ' I': ;� ;;'f+h.',��:'it{✓ �r�T,•0.}1.,. ,,•*'7 ' ': ► . ....._. r. .. ..„- .. - , ,.,r.,,_,/......_.� ,a.ai.............. ,..w..l.. ..+.,»«...r.,..w,r..w.,K•. .....:1..,...JL...+•r...+...Xav.G•....,. ...�._, _.�.., ., .. .. ..,.-<, . --4�.,n,r....A6....,,.,....,au41il.wr',�....+.m..+.,.,..ti—w.»!,..ti..ufe,l:;w<.i-.,:-Yw�.:.ti..F.'+•w.a.r l L r APPLICATION FOR SENSITIVE LANDS ANALYSIS, VARIANCE REQUEST AND SITE DEVELOPMENT REVIEW {. ,, (SUPPLEMENTAL REPORT) l' ' [ > . -LD en Prepai ed for: Inez Building Materials 1 I 8185 S V.- la zy er Street eet I Tigard, Oregon 97223 �._. 'resented to: [ City of Tigard r 13125 S.W. Hall Tigard, Oregon 97233 •e I I July 8, 1991 �_ I I r • I I II I � r ,•1 I I, k'r Freilared by I David Evans and Associates, Inc. t; I • 2828 S.W. Col'!bett Avenue Portland, Oregon 97201 • 11 1DAVIE Etti\NSt.A:Ni)ASSOCiATES INC. I1NGINEERS,SLYR\�L`ORS,PLAtNaNEJ S,I ANDSCAJf M{CWTECrS,SCIENT!S* OFFICES IN OREGON,USHINGTON AND CAI,IVORNIA 2828 S,W!coRritrr Av ENU w PORTLAND,OREGON 9'7201,4830 (503)223 6663 FAX(503)22342101 :. ' 4 : 1 • • It PURI'OSE 1j( The applicants for Site Development Review and Variance request for expansion of Inez • • Buildmg Materials operation respectfully submit the following supplemental information for consideration by the reviewing authority. , :La • Revised Site Plan (Appendix "A11) • Front Yard Setback Variance Justification e Variance to the 25-Foot Wetland Area Buffer t C 0 The original application for Site Development Review requested variances for parking ' requirements and the front yard setback. Due to findings in the staff report and a decision to continue the first hearing, 'a revised site plan is submitted. The revised Site Plan has provided the handicapped spaces (3) required of buildings this size by Oregon Revised Statute and 67 total• parking spaces, one more than the original proposal. However, applicants are requesting a'variance to the 25-foot wetland buffer called for in Chapter 18.84 of the Tigard Community Development Code. — L The applicants request that the revised Site Plan and variance requests to front and setback. . FF � � y and wetland buffer requirements be reviewed concurrently with the Sensitive Lands Application and Site Development Review. A discussion of the revised Site Plan and • variance request justification is included below. • REVISED SITE PLAN In,order to provide increased wetland buffer and adequate truck turning and circulation area, parking areas on the eastern side of the building were moved, the building shifted F g g � g and overall building size decreased by 1,200 square feet. approximately 12 feet to'the west, er building y � q Larking spaces were relocated to areas previously used for storage on the eastern edge of the existing building. The three (3) handicapped parking spaces called for in the staff report • were included and one (1) more space provided, bringing total parking spaces to 67, one more than previously proposed, Although the number of parking spaces is less than that required by code,staff found in their staff report that the Director can grant an exception to the . ar requirements the' I � parking req menu for this use, Given.;this finding, 'applicants withdraw their � , request• parking for the p g variance. Removal of the parking and the 12-foot building foot: rint to r. • ' � P king:area'an foot'�vestv�rard shift of the buildin I loft t .: F salts in a the eastern varies in width from the requited wetland portion of the parcel that eq 25 feet to 15 feet to allow for necessary truck turning The building cannot of be shifted • 1 �' g radius: g �, DAVID EVANS ANDASSOCIATES,INC, G1GIN>tItS,SURVEYORS,PLANNERS,LANDSCAPE ARCHITECTS,SCIENTISTS w I I a , •.�.i ..:.,.:....,,.w4.u,,....., ... ,. ., : ..., -..:,.•_.......„, ., , •..,._.,i _ ,._.. . . ,..,...., x.._«. .„..wa:-naw.,t,.:aX.,..:.u.J»:..w,w...,»w..M..'. ..,,.-..w,a,u,..,, further to the west without losing parking stalls and truck queuing area, infringing on a 24- . foot wide access easement to US Natural Resources and losing more square footage of the proposed building. The building cannot be shifted to the north, as the staff report suggests, • ; without impacting both wetland buffer and needed turning radius area for the trucks that will commonly deliver or receive goods at this site. Because the applicants cannot shift the building further to the north, south, east or west, without severe impacts to their operation, the wetland area, and/or recorded easements, they are requesting a variance of the front yard setback and wetland buffer requirements. VARIANCE JUSTIFICATION A. According to Chapter 18.134 of the Tigard Community Development Code, the purpose of a variance is to alleviate undue or unnecessary hardship caused by either • special or unusual circumstances related to a specific piece of land or literal interpretation of the provisions of the zoning code. Each variance request will address the criteria for granting a variance contained in 18.134.050 of the Code and read as follows: detrimental o The proposed variance 1 not�be materially de rime tal�to the ses of 1. Th wYl n purpo this title, be in conflict with the policies of the Comprehensive Plan, to any other a pp licable p olicies and standards, and to other properties in the same zoning district or vicinity; 2. There are special circtanstances that exist which are peculiar to the lot size p or shape, topography or other circuthstances over which the applicant has no control and which are not applicable to other properties in the same zoning PP p p n ® district; e t 3� The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonable possible while permitting some economic use of the land; 4. Existing physical aticanand natural ofris or systems, ar affected.. such as but not limited to traffic, drainage, dram land f parks will not be adversely af y more ccur if would � the development were located as specified in the e tin would title; and J 5. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. 2 DAVID. VANS ANDASS IA'1 ES,INC ENGINEERS,SC!INORS,PLANNERS,LANDSCAPE ARCHYTECiS,SCIENTISTS • 1: Front Yard Setback 'Variance Request d According to 18.70.050 A(3)(b.) describing dimensional standards of the 1-L Zone, the • • minimum front yard setback shall be 30 feet. The applicants are proposing a 24-foot setback, a 20 percent reduction,of the 30-foot figure cited in the code. The applicants' request meets the variance criteria as.follows: , Criteria 1. Granting the front yard setback variance request will not violate the pur&, de of the 1-L zone, nor will it be detrimental to surrounding properties. Allowing the request will position the proposed building six feet closer to SW Hunziker Street than if the 30-foot standard was enforced. Because the proposed ,__.., C building is situated at an angle to Hunziker Street, approximately 14-15 feet of the 0 145-foot-long Hunziker Street building frontage will be closer to the street than 30 145-foot long I� g g feet. No view obstruction will occur on Hunziker Street or in any of the circulation . areas around the site. No adjoining properties property lines, building areas, or z, parking and circulation facilities will be impacted by granting this request. 1,— ,. Criteria 2e Enforcing the 30-foot front yard setback would push the building 6 feet '- further back onto the lot. Forcing the applicants to move the building to the north will result in decreased turning radius area for the large trucks making right-hand turns as they leave the northern end of the building. The 100-foot-long trucks that will serve this facility need a turning radius of at least 60 feet to complete the turn. • The trucks cannot make a left-hand turn out of the north end of the building as they would need to cross an adjoining property whose owner has allowed the applicants the allow / a limited use easement (Appendix �r B��). This easement is primarily to all iw applicants licants to fill the adjoining property owners parcel, The easement does not include provisions for circulation,traffic, and utilities. Thus,if the building is shifted northward, either n . reduced wetland buffer must more,wetland area must,be filled or a reduc provided to accommodate adequate truck turning �� be pr v vid q g radius: It is within the public interest to avoid filling this preserve or reducing the wetland , , buffer ore than necessary t o serve the proposed building location and its parking, circulation and turning radius needs. r - . Criteria 3. The proposed use will not be changed by granting the front yard setback varianc• e request. r a sna l .oxt portion of the building n g is within the 30-foot buffe r � area. Approximately 90 percent of the building frontage is 30 or more distant t from Hunziker Street, i 3 fir ' IAr INC, �� � � � DAVID��4�i5�1NDA55UC , ENGINEERS,SURVEYORS,PLANNERS,LANDSCAPE ARCH1T. CCS,SCIENTISTS • ■i• , • ..-«.,.».,...w..r..�.i..,�ti<.a u o .� ..a.i • • • Criteria 4. By approving the request,more on-site wetland area and/or buffer can be preserved and improved. Enforcing the setback would result in increased fill and . a loss of wetland area and/or wetland buffer. Criteria l 5. The applicants have proposed an expansion that meets the needs of his growing business. A smaller facility expansion could provide more preserved and mitigated wetland area on-site and provide more area for front yard setback, but would not serve the applicants' need for increased space. In order to meet state and federal agency requirements for provision of wetland fill permits, the applicants provided information to the Division of State Lands and the Army Corps of Engineers to meet criteria that calls for 'avoidance, reduction and N.� oini compensation" for wetland fill. As part of the effort to satisfy these criteria, an "Alternative Sites Analysis Report" and Supplemental Report was completed by Leland Investment Company, a real estate advisin g firm. The applicants were required to show through the 'Alternative Sites Analysis Report" and the report Supplement, that the need for the 50,000-square foot ex expansion p pp ti p , - building, its associated parking and circulation facilities were justified and necessary, and also that no other sites were available in the vicinity that could satisfy the needs of the applicants' business expansion. Based pp on p z this document and other information , necessary to is the criteria, sa r f m the Division of State Lands SL and The Corps of Engineers concluded that the applicants had shown that the fill is unavoidable and that they had minimized fill. Thus, the state and federal agencies encres issued ernits to partially fill the site to accommodate the expansion needs. Copies of the"Alternative Site Analysis Report" and the Supplement to that report are included in the Appendix • C of this document. There are no standards from which to judge what percentage of buildable area versus wetland should be on this parcel. The applicants have worked with the City, as well as other regulatory agencies,in �o faith to ba lance wetland preservation d the overall size of the building, its pad ` and mitigation and ih e king and. circulation facilities and yard setback new+ effort of balancing has meant for the acrlitres an The effo g p �.. applicants: The proper balance is not standardized, leaving the applicants to suggest allow economic N.. scenarios v hurt soir�� e� of his property `while I , development scenarios that llo� ` use preserving wetland areas, Wetland :Buffer Varianoe l .e tlest pp. responsibility. ., t com d . n � / .dress all applicable d is th Although r the applicants' o comply with ,and or a Chapters and Sections of the development Code, the applicants would like to note the late 25-foot date at which the need for the -foot wetland buffer was brought to their attention. ]will • i III 4 . DAVID b'AN5 AN���S t ATCS,I , ENGINEERS,SURVEYORS,PLANNERS,tANN1)SGAPC SC111NTIS i • iw • application, including the site plan, was made to the City of Tigard in January, 1991. City staff had a full six-months to notify the applicants of the 25-foot wetland buffer. The applicants were not alerted. to the need for the setback until they reviewed the staff report • on June 21, 1991. Furthermore, although the City claims to have had the staff report available to review on June 17th,the applicants did not receive nor were they notified of the •. staff reports availability until June 24th, three days prior to the public hearing date. ., Although this has been a complicated and time consuming application for both the applicants IF and the City, the lack of communication by the City on the wetland buffer issue has resulted � y, y y - in increased expense and delay for the applicants. According Chapter to Cha ter 18 a 84 of the Tigard Community Development Code provides for a 25- foot setback/buffer for all development adjacent to wetlands. The applicants are proposing CI))) a 25-foot setback from the wetland along the eastern boundary of the parcel which tapers to `r■� 15 feet along the north and south ends of the eastern boundary to allow for truck turning radius. A 25-foot wetland setback is maintained along the northern edge of the parcel. The 25-foot width is maintained where possible, but must be decreased in critical turning movement areas to allow trucks to maneuver in and out of the building and onto Hunziker Street. The 15-foot buffer represents a 40 percent reduction of the code requirement. The applicants'' request meets the variance criteria as follows: Criteria a L Gr an tyng the wetland buffer variance wi ll not be detrimental to o the purposes of the Code nor will it be in conflict with the policies of the Comprehensive i Plan. Because the building, at its present size, cannot be shifted in any direction w without impacting adjacent property, the applicants' circulation, p arkin g and truck turning radius needs, the applicants face two alternatives if the wetland buffer strictly enforced. The first alternative is to further fill the existing wetland to provide more non-wetland area that can be used as a wetland buffer:' The second alternative is to reduce the square footage of the proposed expansion further: Both these alternatives result in severe hardship to the applicants. The applicants have received wetland fill permits from the Division. of State Lands and the Arm y Cor p s of En g`me ers: More fill in the wetland would require r e application and review through the state and federal permitting agencies. This would be consuming expensive process.' � umu� and expensive If the applicants did re-apply to state a time cons and federal agencies for a new fill permit, it is highly doubtful, considering the criteria of fill avoidance, that a new permit fill additional wetland avoidance, t would be issued to fil to provide a buffer to protect it. Further reduction of the building square footage is not possible: The applicants have l� er redu already y decreased the size of the building 1,200 square feet to try.to accoinnodate wetland buffers arid the front yard setback, As indicated by the applicants and the Leland Investment Company report, a facility of approximately 50,000-square feet is , 5 DAVID E ANS.ANDAssoChrts,iNC ENGINEERS,St:MTVORS,PLANNERS,LANDSCAPE A.RCHITEC15,SCIENTISTS • e ` • `' needed to accommodate the business expansion. A further reduction of square x, footage or a move to another site will severely impair the applicants' competitive ability and result in undue financial hardship. y P ;:„ Criteria 2. The applicants are attempting to provide adequate access,circulation and A building pad area for the business expansion while minimizing the fill of the wetland 4 il . site. The proposed 25-foot buffer is a 15-foot increase over the previous buffer area , shown on the original plan. The applicants have shifted the building and decreased the square footage to try to accommodate the wetland buffer and front yard setback and still meet their business and truck turning radius and circulation needs. They can in provide no more buffer area unless the building square footage is decreased further. As claimed by the applicants and shown by the Leland Investment Company report, . }o Cia—la the proposed facility size is needed for the business to continue to serve its customer i_ competitive the building materials business. Reducing base adequately and remain competitive�n th g g the square footage of the building further will result in a loss of business potential and a direct financial hardship on the applicants. Criteria 3. The proposed use will be the same use as permitted under the code and . will not change by granting the wetland buffer variance. The City standards will be I met to the greatest extent possible by allowing the taper to the 15-foot setback and „N still allow the applicants to use their property by meeting their expansion needs. L. Criteria 4. A bio-swale, which is a grass lined waterway designed to remove contaminants m. phosphorous porous and, other contaminants from storinwater runoff before it enters the . wetland area, will be placed within the 25-foot wetland buffer. Several types of . native vegetation will also be planted within this buffer to help protect the enhanced wetland area. Included in this vegetation are larger deciduous trees which will shade g g Red Rock Creek and help keep its water temperature cooler. The lower temperatures and cleaner co sds"tions of Red Rock Creek's water will help improve fish habitat in 1 the rnainstem of Fa no Creek. Criteria 5. The hardship caused by the wetland buffer is not self imposed. Even if applicants y e e �lier they would still be 11 the , previously they , e had been notified of the need for the buffer earlier, faced with the same difficulties that have been p y described. To summarize, these difficulties are as follows. • The building cannot be shifted further in any creating y direction without crew` �. ig xn p properties, _. n d the applicants si significant impacts to other the wetland area ate • parking and circulation needs; • 6 6 w DAVID EVANS ANDASSOC TES,INC. ENGINEERS,SURVEYORS,PLANNERS,LANDSCAPE ARCHITECTS,SCIENTISTS ' a r,:'l wt r,e.+.n.sr,.,.,l'.r,M ,....,u...,.,- _•-+.,.uu ..•....,..4..+ ...w...,L. is... ............ i. ....r. ...,.. u__..mot r...r.n.- i A .PUrJ.....-4....-,._.Y.-iw_:t_.::•ink.nA..-:4.lu.Fv....b,..4i..w1l.Frl:..,.' , 1 .. • It would be extremely difficult, if not impossible; to receive permission from state and federal wetland permitting agencies to further fill the wetland to provide additional buffer; I • The trucks serving this site need a 60-foot turning radius to complete a right f hand tuna; and i , 0 The building's square footage cannot be reduced further without impacting the } • applicants' ability to serve their customers and remain competitive in the I building materials business. i 1 . Given these limitations, the reduction to the wetland buffer is the minimum variance , c .-.)(t-----)1--/--.� which would eliminate the hardship. L• CONCLUSION The applicants have been workin in good faith with the City of Tigard and state and federal pp g g Y g reviewing agencies for approximately two years. It was found by state and fed.Fral reviewing • agencies that the applicants could not move to an alternate site without severely impacting the business. It was also found by state and federal reviewing agencies that the applicants had met the criteria of "avoidance, reduction and compensation" which are necessary for a fill permit to be issued. The variances requested do not result in any significant impact to neighboring h • properties and/or surrounding wetland area, nor do they alter the use as to • disallow it under the provisions of the Tigard Community Development Code. Granting the . variances will alleviate the extreme hardship faced by the applicants and caused mainly by the unique natural and physical characteristics of this development proposal. o � a w I I . L 1 • DAVID EVANS Ai DASSOCIATES,INC. ENGINEEILS,SLIWEVORS,PLANNERS,LANDSCAPE ARO IITEC1.s,SCIENTIST r, ,. • r • r • • • r .. ,. i. r... _ ,.n ..M......r.. r .._r.. � � i. r .•...r.0,-. Fle.i w.la..,.,: .,:.ni, ., - ._�- .. .,. .. ..�. rr ,...r ,.._ ,. ..�iwy.r�.U».�{JIn+lA.•...:.i.�rVvJ.u,n.NJd-��'i.Yri»Y.iv..wNM1,w.w.wr,.. pppyyyyyy NFU {�+• • Y ' .APPFi IX „A., t v G.C. 1 . . . E7) q a, ') ■ i , n y • • {lull" . H. w i }'1 1. a DAID EvANs A DAsO5c ,INc tNGIN. it5,51,11S ' PS,PLANNERS,LANI)SCAPt A.IECH-1IT EC'T'5 SClENTIS'I J • F i , 1 I t_).. '.al J.ZI: X1,.1 4:11t'w E'EI ECKE ere I., ' JAMES gt. DENECKE C.I ti 0'11'0k tl;t<JAmr...9 A11ttilqgti:;l{/IVAA.c.01{I`01V\TION AI4J U 11.be.lq_'{.. 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THE USE OF THE INDIVIDUAL oR ENTITY TO WHICH' IT IS ADDRESSED, AND MAY CONTAIN INFORMATION THAT . _ IS PRIVILE6gD, CONFIDENTIAL AND EXEMPT FROM DISCLOSURE UNDER APPLICABLE LAW: If the reader of th,ir C imassat e is nr, : the it tshaed recipient, or the emp1oyee or Agent r,espOOSi. f'.ir die2•ivoring the rnes age to the intended recipients you are hereiry notified that any dissemination, dietrk�utian or dopyini of this co nin .cation is .i . strictly prohibited. If you have received this comtumunication in ez�-ar, please notify ti lit ed ate1y key t.ee .es'phon y ana return tkie ar3 ii a1 masl ag i to ue at the �Ibove re I via the tJn sac Scat s �� � c ' t , ■ • , J HIIE°, L'ENEC V j °t I ��;'. RL►In 1 ►aF�f-l.r l i ► 0=, —I—--' EL 'THEOrR, _ • uruiE gT FoR,LIMITAD rAAPIO T 'Whi14 :hgreeme ;t, fc r 'uitnited is metda th ,a d'A 0: Mayo 991, 'bo wcien ohn Knez Sr. arx4 0"a nna 1<n%z ( !ner and V,S e 1120tura1 Resou cesI � •h taw �4� � �-� � rlekr R4' 06rtm4n px'apf:Arty Iocated at 8145 u $1W. , Huriz k{ r Rood 8' TI rA�:`G p 0;.ego 4 tu,rther, d sc,t 4b,ed on t1-1 ► (ftnl'`oz Props ',ty9) . 740 And ' 1t 2 it '�� R� lot 1O0 bcdng + n om .altatly Prdperty.Q �; G �l l i owns c� aim ert znn C� e�c� � �Mt to tha Knaz. rcp,r xurthp c,n )9xhiJajt 2 (flux g;R VQp Z ty") , eoc: ibed 6 ''.611 c 7 o 101 Kn!Z ,ham propoov to oknd :exi,pt$,t p p , . &�o �� ' tQ �i1 1. `r� & G �b 14h.d. H1oceitod ors the. t(t14:1;,1511A Pro i 'i9: a ,w t$NR hi tp cox , i d A nt� to ,stot t'r' Q o e o Qt. th ► ,gip & d x tio4t Abovo 940y 1.+ vo1 ns o thi& A/ro ttont 110AE OA a , i'ic tlt4 der A.. 6h 0t h to isvolhO ttrlQ ‘h6 ht ekt io tk� 0►0a C1�z1� tO ` th0 11,m for �G���+��� try ���,� �► purpv04. mitgr1114 6.1t t4 U$NR; Pt o rty for this fia l' Asld oeaaciin ri of the roo 1aoatod • • ' n Fr..I EDP THEOi,. TO i2227261 P.'0`' •r, • I a, [ in the southeasterly portion of t+he. USN?, Pe, arty as demnribed bylaw. eoutheSterly pl �o Kati ner �of the. UStm x` + ka tope1t "r then oontinuing north along the ooY scan property • lino between 'fax ,lot 101, the V NR Property, and tax let 100 the Xnaz Property, for a distance or approximately 55 feet, thence WebOtar3 across talk lot 201 for a d1iBtanQe Qf approximately 65 f +ate thonce southwesterly ri in a line,' parallel to the ooltmQn property line between tax;,lot 101 and 100 fora distance of ApproxiMate1y' 180 • feet, thence easterly to the point of bsginninc . A map dofELgnekt.l.ng the t encra1 area described abovo is AeicheAll r G as Exhibit Ca Such map is to bo used for referehOe only to ovidGnce the phrtieff 24 Witg,j6idgiktiong. Thia Datilement is to be used tor entering onto USNA Pet party rot' p rpopes Of the fill, of the area (40445nat edl heroin 411d btinginy mach area up to ck ejr1,,Aft which is ApprOXi Patel' 153 feet abov* sea level( and maintaita iq such c ta:de. This is not to general vase ent nor tratti( q utilities, or the like. • 34 9.211.01319.W.P.WileMittar ' ht fill Work grid gr*di deadribed above shall, be c gnat Acted and maihta .ixerr ih rood t' raid All' erfo • h by �fi�ez t�, XYI•�►Y,� 'J6i oole coot and expense. �in6�z gh �! � r� 1�1]Io • work ih a timely r na reaec nablo Mannet and in auob rkariner 68 to not a with the burd:nese opetat .r nos h USNA Propotty. All costs or eXpelnatai efamocieltOd with the fill. %ork' shall e by • • , I I I stall a ra ter r , ;toter for the existing Rhez irprovements„ as well as for any new , n improvements, including Withou t li i��1 �Qn any irrigation yeitem®. p, Y and al a etdctooitttad with ,tar • • ����� ������1 a; �..�' tb� �the � �n�� � pp��O', • 114Y-07-195i 07;48 FROM i''.PPL; 7) THEnP . 5, fig agmtr. 2:nex is egrcec1 and hereby aeau es 411 1- reoporxaibi1.Lty for sewer hookup, rn int Oinanoo for tha same and Oubee ent sewer x090 Vor the 2tr eim property. w et tat.t.4, ,._ASLatibl_JYMLIMattrtica, Xnez shall not direct or ' Iry ,Xc ute tra ffio agrooa the tilled and graded UhNR Feopert , in order to minimize additional tr&ffio ociourring at, near or between the buildings on the US NR Property and Inez Proptarty. 7 L.A0 Ops! aamimmtat, knez is agreed to save and hold OG P hArmlepeiTand indemnify tt3NR for any and aU i� �n a 1i& flity Whatesoever nature impoeed upon vsNR by re►aman of the till pro ect~ irko . nditgf tha t, 11 prc j3ct r e impact on the flood plain, its impact I on the we' i&stds, Amy surrounding prQptaxty, or +triyone on the waterway, either above; Q bei w the tis1,11k ope 'ty 4 The liabilities 4 . cc:worm:1 by suc h indatnit y shall only in t ulle those arising' ��t�r tba a eeOution of thiaa tic maze tt A csop Q the indemnity avreat •ht is attached hereto *a Exhibit D, Whithh the parties Are entering into ciontampOraneoclely berewitn, itxiez e cknoutl 'd es that the ,,rldfamnity agreement may be reoorc ell in the public records. • U.S. NATURAL RESOURCES/ IHr. 4.101114 ittttt, BR, l ( BY ff t • i r I r •.L4.. �.�:1...,....., a d,_,..1.-�...♦........ r. ._,_.,- .. ,...i . ,r u..t.,,+.,,.+.-,•. ".a..,.raa..a.,,MA.'a.k.,:.G4....w..«w..•,:,Ma.r».....-1'�.W.. �.,3w...,.�r..0 : ' ••�•••_`•- '" .+..,..,r�wk':..tl�•:+'My...�LUn�Wnw•x1A•+ ..Ii1.:�iP..uF.�1J1'tl'••r.u..l:iWw..+'t�. t11?-1 I 0 i%4 = O1 HF1 E.1 LL I HE> � , TO 12 '=fY2 1 P.05 ' , '., State of Oregon County of fl% t1 math ) This instrument was ackn,c�wledgec� b fora zito an this �.. �T�' (��a . ,j Ha" 9 by h1 1j f 4JI 1 Natural Rogouro , Xna e ; .. i 1,- w My commisoion" Bxpirep a Stott* tit Oregon ria'i f , This .nit n*nt woo aokrzow1 ' t•ed beforo me oh this ,h d&Y of ' Nay, 1991, by John Xnez, (Ira and J'dbt Knee . • i i . :a B IC OR �• ON a M * ; mansion Zx ►ir 1 ,,, `'I i I I i I I I 0 4 fr I . r 1 ;'��, '''. . t r: I,, • ., F., r. r µ , _ , , . To -..., to , ..f.lk .. ., ,,..-. ,i, / 1 ,..' . , , ..., ..........,.........., ,,, ; ,,,,,.,. .,.frA......,--=,.- - . ., ), F' .06 i .1 r -- «. . . , 11- ',';: . ..I' . 1, .t..) f txAIr q , i' rAimEt x X1471 rAltaLil ' ' , : 4 . . 5ti.r. it '� A •,•:-. _ • , 4N _re The cuaoutn dcgrLbod u�aCt of 2ar0 SbGtct in thu 4o hY' k vt Sr:cLwt 7■ mQin; li; x �vutri, A yti 14100t uilIdMattr H 4GRG. ".r =fi. •:' . ` ' 144uhiniion 4,004, oracon being nore percicut)4rJy dencr'ibod 29 ta1zOvaZ con,mwMciita at,' chc h`rstt:hti:r;.t Qoi'nar of tho 4.W. Crdtx.a,m p,1G.C,t Chnflau . Sout;h e20 53'4tl"Cris t: 123.00 rOcat co a 14" Cron p loo$ Memo* Sbuch 82°26`52" C4sr 210,75 £ccc c0 o 1" tram Milo marlamt L15ry Northwest t or•ht»t' 'or chat tvnr t convnyoti to ThOmt3t3. ,►', anci Mitts S,:ddicr in Uccd Uot"<; 106, rav, Tit thcncQ OUClt i.a"24+t1p ti* t ;11onc the Vast zing of c (0 g14014:c t;t'aCG aGO,DtJ 4GtrL' eo ahC PDi tt of I t in.oinct tucugv, rrom s41+) Potot of $ H.nninS, comO.ntti,tt : 41gile, t~hc <acsc Unc of, odd S«7d01uz' trAct», ouO 1.1024'00"ric>sc, ?/3.5'4 fml; uo A poknt: on clic hbrt',tidrl ` t•i ht; o,. Amy i i of i! , t- 1 t b ncr ���,� tc,c Rcs�d, �at�r� Una hrc�i►ttA Gh1t'Ly (�O, Q� 1'' ,. `cat;, klt rt inca;ttXat� 'aC t'b�,t'►er t1�1 Zvi trig tl t� oanuorrt.rt© b ,t6tt! ' , fyntimor Amt ' 111cnvn .•>.!•at'a Bain Nora tt:cts' rit�,ft of ti,'{�y0 amt. South GO°59•cr�" 1C a • 30?,G' ,ftlac t t:ttotlt•Ll xt�trtn t2`'2r,'Otr Coco 360,63 �� b 0ou r t$iQrlco North 7862'29" ';tortt< 2.90,0O (cot CO thsr 1'tas,nc of ?pic)nO end toheait i 2.11 aoz'ao. , ' ' , PARCEL It a , 14, TTh Flat 10,e,3 tnAIY o,f the rotlraotn/ deoe),.tt t,d Cr«i:t:, rtal,d iR!!A1 r, bairo pn>o1/07, 0j011, A0tt tai Italln r2 et, r1.jt.t ,ier1cri Lc tilti Paar: 1.trtr� >s'+g 60a,44 01aACZt;t t esmuttit h )1orasq, Orr tend IA Sc at:Lon I. locr„nhi s 2 EOUthr R.n9a i twat, %li�LLtimos' d lit! i9. au, 1 annitic;toct cow W0 ArCcon: f Otntnnir,7 of 1t irbh 04.7 wh,$,oh /too f'kAll:i qa, ;U baot 15:"00 td ! �4 i tkLtiy a ntOl _ 41V. atP •( 1EhQIt dt2vS at Bl? it'a1. 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' 4 . , � ', ' , GP . • . _ " • , ■ ro • , r; a i> ;t t' �, ::::: 00 � " ii '-O�^ 194i (7:4n FPOi APPLIED THEORY ' I U 1272'"261 P.0? � . : . { , , : : '' „iiva-,-,„ .: 1 • . kW „ „ : 44;: ,• ir 4°. , - ii L•f .::‘, Ifit . 4. ' ,, A f i , f 1 r 5, ' + • . { ,tX1X 'Cr- P x .);o tt�trrt; x;d knot o x:910 erI ,xotll,n'r� d*rc:ibQc t rAct QMSt1 ADO clvt: l',.:; L.;1iia ty:arcil,,,c:;, 0.t�h rtnd��IoZtttirQd v� g'w'Gitw 0,1177 0 tto t�lio tr6r. , ��.�no v '' r : 1 ' ' h/T;'r;ov), ati ,�,ctntt An tccUpn l., 'ta+t>,nttLp Z. .o;;th, tAnwo i ifat.to ' n2q.", 1t.ti+.n' �,t no ;�.g.on lt;'tio.' F,1► ,C1+ 7.J.�:.w 'ir0rjtd�t Q7° :t0' 8Auti" 7.'".0n cpou ' ' ' L ota 4 ::t orl ;t: Q4* ti,t 0.4t ov... cot1 4 Ted vita t•i.w. 0..411...A OtI.C. Not aQt '! ,4'1,"ltt�'0 it3t3f:4t )..7,° 12' t.' a.: 5Irk 1�c44tt! ttl itat Sro4 Ltl+114 on tht 2zt�Y'dyi�:!.1 5,:.iiG.'.07'n /,0 ':Root: 0,40 pi$4.1ii� r�cnth,ttyt, tilc•;1tt` rpr7C�,rttti,SipnO , � cotttth 1 L l:0 Vol.! 2L l'utet to A r�tA$nt1 9h t'�tontita h$,in t1: rig4 On ca_.'4c_ -Aat�• Vstt'�4t 4.00 01.' KitFL 477.& 0C'Qt t:0 +;t r..,�l.n,+,;t 4,hontn '�eQk'th 1;'' X,;it' Ilaz!. ?,7, L'vr�t� bo at) ir,"t ; rLt *i, t.h OecVnt c c ftoxt1#0e/v tin off" t1�tu' z„ac.a'k:+,t L:a�:=c� csii bnu�t� t�r�tnit �,�. . , + y' ; �` r. 2' 12 r v is :4 0 2 f. et2 o t Itro n• �5t:eAt�;1 the:Ica:ca 11P)Mh t)2° 32' 1•;L•�ct: G;14.; £c. :: tO tho, t rao, i'chlie O0 ' ' `'. ' ' bt dtr.:.tlfity 'A t.t 1.,���c�' Elie civo2cr iurtct Q04.itu,'tyt,4 t:u 14:-Iozrir� tt. t ed..1.,wZ O1fl ' ' • �� j��. 1�i�t d�ttr��1//�(ch�.,1�1 #l�+� 4�r�tzt�pp.�►�.�tpti��' a�o f��y1�r� r tt�id rQco rto�d , Qa)t x 10 i Rayed �.0 • ' �t�C>k' V,4/ 1'1•ll4d��Yli � 4.d t;11�''� , � ��61kYlie.,D�tr.....,... ..,,,,-0,,,,..0..7.ia rdl,elVith►ww.n .... Exol tin; t~f1®tt.Atr6r,', • Trt� tolloWin9, t c i r�.hed t>;act 'of ,land located in tho Nort!West fit' i �;acf✓ian, ., 'ownrhip-2 south, 4tano 1't'(4:;:, t#�.ryiamtst;te Meeld.iai ¶1 hinct;.oh CiU 't,Yi COgOn, bainy iauxE_ as 44vAilittly 41,0eeti:,bed aA fb l.b'Nrrtl i . . L . . Oomm&.natit :' � tttw'No>rehk+aea .40r0o44 of laha Qfi 't dcdhan+ fl+L:Q,.1 0,11�t�test 1 ., avt,ll' 82,0 5'00"2nstr XZ +oQ toot; to 1" Lx'b t1(P&' t ence tquich . ' 026260,P° r � .,:, „ , f� i1 Ma K h et,hOttst Cl O X t't Q Cetat: xxv �'apc to troll rare qer,OK QC 1.Ati't l' c?t G6l"1,rct c"d trn /. aVnta 1; �t, uPl t F lh a 1ud d1 e n t o e d Boot; id S, x ano 171 c.bvvo Stiut t,, /4 14 W704 h Oita rha ^febC 1.iett A t c tac�C �f A <CC t > 411' IIEi t � L I� hil� t c 7 c*t t»r a �' � • � d t� � � t �ht i t t oontiolo h 4 0 tt clr �ot. ttne o� d 3dddl to ' trhe�, S*Ut 1A° 4'1 'zt 2/3.5a root. to n pait an te Notr,i 't ibht 'O '+0A tine of kitig k:ex i 040. 4601 t kra t tLh th ev (aQ. ? � 1 , u, r ,pt it 1A0e ha�.ttrod It rL&bt 4n its tot. wilt oetitcrlina G 601 i lt :a Rc� � l s c� it t � a eoth 4 , $9 00 rt La�t $02i , r u~t,1 Lh i �a h 12624'0Q" EfOt Q.E9a 6 1 �out t' ;hthen North 17422 Weal!, 1DQ,OQ toot to the nt t tagiit+$fa ah oontoiaind2411, arrea. ' : , I, i i QTR R!aA1N4 r•i i, : ' : % tiitrl trf0i4m.tl,k�es at *►orso, i ►mod�t,�l,v�4 OAf re GNr64d�AtlA �I elw + i N't).ia!►if s ktt►r„ t)y l hii l+�c W+i1rn l$t1 4+.�iM}�114,404 1 0 i�Wi.+�it i 1�J i V.,+w 4Yi�b.a l,.a.4� it »id 46:.n+r 4 7 : .1 . ' ' ', '." . ' . ,. , ' ' ,eif . - ' '�� i . . � I , I g al �V N 2,a F�i'IS , L �' �.t LI , A f �, r. 1 1„,......„:.� , I i • • ••.+Htiw«: ..+.....r...-.wF.. -«.-...1r+G.x....�4.........,...a. , .....�w.c...,.,.... ,. _ ._..w.,�.a.a H.,..�....Wi.,....A...«...-.��.1s.1:....p...-.«..+YMI.?r.......L-a..:..IL.L..+.-iYa+A.w.i...++..J..+a�.uz.....«nl.,u«.rv....,.u-...-..-.,_J.{u..%IJ.u....-,..,•1..!'wl...,,a...N..n.,...w..i.,•••MJ.+.+,.:......1-e........:..4+......;l.+.. It f ' ti E 1('"-.1991 07:51 FROM MPPL 1 1:1 THEORY TO ac.'22"261 P,08 C ''' ...- c '''' w.wn+++.rw+•��.. •,r.,W.+-.....�,.•••nw....•.•M,•.I.. . ..V•4wA�.w�•....,., , , . ... \\) .\ « , i \\,« , \ • '. § • ":• \\...,:\ .., \:\\\'\'; ' //r/. 'N/ .//:-•‘-‘NN .• '04A: ‘44(‘11.*)1;7 ' • 3•Nt ' ' [ ' 4..,: r b w , i1{ 6` t1 w'' `, "M Yi"1'.Ii i,, ,• •�,`f�: ''',..1' ,+'''•• •+'�•i•;,�j;';',',,,,,`+,1 r 1+ 'I,a,, sc.--,,v h •t, + • , 1 .rr.>, 'P• ,j•1+,• 'r+l;.;l��,':;:•:'1•1'1'. rr �f'•, ti�t�i �,r�• (r, r r '. r 'i•"•�'�'j 'il�i1+',` fPh1lill /l I1{+':[,`�},, '•i•',r , � . I• • ' ' ' i'��1��i� i•1S�� ♦. `+y`';i P ✓r,ty° +�• }�•i:':•r, j•'l •� • , ` 4. ;y..' • \ � � • 1 �. "• i �i' , t1 .l'r f' /,�t r•r• � +1',• �r. r v. , r. X11/�,r(/� 1 ”CN4L'I:Y'' ;lji;r t'r lil t' ...:,a, 71. S�'0'1 . • . a . ..'.' ,. i;:e::: '..40.4/':%).1);• ' ,.: /..v: ;-, a • i ' Of 4:,:,;:;„.,a•''4.1;!,P,1411,?::::',4:::1 . %;kt*:;f:':::::,■: .:P' $ ' ' \ 1 • ' i�',� i;.,,-.i+�i,,,1r0i,r,' 1..'''%0,,,,.4 ;y 555111"' I•,'4. I \ i ,.�l;,,,,•i�l'1,���j+�, �•�+^"�'Aw' • . y,';. ;1•i1�i,t 111�1i,,,'^' '..0;40,4:41,4a", •?' ,1,r1, , , ,,t, 1°1 1,�1!1•,•41 1 ; al ■ el TA,S)' :01')11:4V1',„..,:,., . :::::;;;.4.\,A.,,...•,.....t., i 1 r , .•f, ,•i ' fly'fir✓,ur; 4•t: •.1 ' I t I .. : 4, � 1,,, i' Stir 4 ' '`1� Inl� Li ,._ n.ti , /.ii.... 1 . .11 htt k , ........._ . .------ -moviaRglegesta sp i,.....-* . %. te ays;:tN:y:i$.: 1 : . ":), - 'A.:4.1,.,11. 4,,.. • 4 log i pig ad , 0, a k ':, vt,'.. itAX.oftl$4V I , J it � � + �1.•++ 1 ,ii...\t w , 1!...:‘, %. i , . .....,.........„.....4 dii ) in . 7:des4 t( '411,4\ili,4. ..s. „ , I j„_ t11\ ,:,, ,"*.,,,,,,..„.„...,1/4‘) Al4li i t _ s.„4: .4;., 48440•72 .i a, li‘liktl,1. 4(46\ X10 I IN •A4 ' 414 741.1 i •1 ,4411.It "7*sit Ot11.1 '''' 14 ., ' •r { it [ . 1 4eAP et, r i .444.„,,,,,,,,:es.. . . 4 . • 1 f • : ' . E. • APPENDIX "Pi" • , .._f..,.) : n , , , . 1 1 , , , , . . 1 1 , . , 1 1 1 , , , , 1 1 L II . • , , , , , , . .,( . , .... 0 , . C , , , , . 1 , , 1 . . , . , , . , . ... , , • r I • • t ' 1 r� D11VD E � N , ENG•IN1"sE1tS,SI'RV'l:'YORS,PLANN);1RS,I,ANNDSCAP1i AltCl.11`.1'P.CTS,SC11iNT1SIS 1 , 07 03/91 15:30 l r lE'S a DENECI,E 001 _ - JAMES & DrNEC,KE C�SIilHIMPI II:14,JAMILR A I'ftt>If6:4:yttMAL,MItl VItAT1t* A141'4011,,bit/vat:Ku 1,M1t,t It,W?,l,:W..+d{+. 01;coUN.Sr_t. �17 )� : �f V IK10i'.141vi 11f11y1tiS �PAt:OMI a=. i 01AT OMIUTIA I670 ON12 MAIN `LACC usual 221.7201 ' ANNC:/1 ,Ai f 1'01 i b.W MAIN I1 U23P ' ;, . C1i1115Thl11 iti(t f?tMA RTh _ oh tMl•1?Nt,IMtti►,l t` ��c�a�-�•t.AJvc),C.REC10NN!972..04,:3226 *10P.`1IPIlt(Ail?(10/4 (S 1'i)227.1.7067 , AND 1cArotuss Lw11tI4 , i tM19■4111'LN CAt1:C)O1d pp q�y ry eVJI?V4'ASIIINMO'1'ONS,lork,, 20,0/8 f 00 ' VIA FAX: 223-2701 ' . r FACSXXXLE TRANSMITTAL SHEET , . •F' `y DATE: t� l 3 . 13��1 TIME: �,., • ' . [ ,, 1 PAGE 1 OF , ' FROM: a .. X41"310 1 FAXED BY: QE a 1 Iv LOU NEED PAGES RE-TRSM EDC PLEASE CALL (503) 228-796/ `„ " . THIS MESSAGE S INTENDED ONLY -TOR THE USE F {H INDIVIDUAL c�. .h . - . ENTITY TO IT IS ADDRESSED, AND D N1l CONTAIN A XS PRIVILEGED, CONTIDENTAL AND EXEMPT FROM DISCLOSURE UNDER . APPLICABLE LAW If the reader of thie message is not the intended recipient, oir. the employee or agent reOpon :ble tor delivering the intended distribution recipient, you are hereby notified that t any i se t n tin, d stribution or copying of this do Un Cation is etriotly prohibited. If you have received ���% ��7m�ni�ati�r � � I err�r i ��eaee notify ue immediately by telephone, and return the Original relessage to us at the above address via the United states Postal Service Service:1h t :iank you [ ' ., ,•' t d . . .._. „�_., .,, ... ... ..,L ^.,■' O?I"1"'/911 15' 31 Th1ME a D C 1 '� -1 G 4? FO!1 1 ' :', r '7PL l ED. THEoR.+ 11,____, 1 to A222,7201 p. 2 " 1 t I 1 w,. .!kentEKENT Port LIKX ANT ' , ' . This Agpoloent fOr ' 4,mite , gasOment 1�.s, 'made .'hit ' da►y ' . �.;: a 91 bete ee . rohn I<ne0 pi`, �.n 'e&nne Xn�z I 'OXnez") anal �I Resource X c. (fit/9141V) 1 r ', ': ' A. 9z; 0.6 h0 ogner pf cGrttkin property ?oc aced at 8118 OI ► ' Hunzikav 'Reid,: Til+mtc , Oregon, fu:ither, : 44aackibed. on t110 ' tt ? 4 txii.ibi't A (t' 4i.,tas Props ty") . Thh Xnei Pop ) ty Oohs it ItiA0 j'g. 'tax let 1,00 and 1021 with tax lot 100 being ,on the 4t&3terly H . ', ports p,„9c th* ' neg Property, :11,11 l'ir ':,H, ..., ', by VpNA 'Wpm cettlain property leG*' cm1 ad iEl.C� it 4o ,the X v,t.;, Prop rty, frthr d ► �1 d c *40, atiabhod $xhi ttit Ta " ("�`O1lla.•Property` e) r m demarbsd as tail sot 101 L ' Co oz 400 Poi?Q' kd io • ( *T1 iii e40,8 t&hv fae,i1 itI*B• .. 1ocio ted on the fat i AO is ;tArt of vti0ki (exp�ariri t ,t4l. i�,,.. .,. , A0,040001 t6 fill 1'47 &c1'GM of 1 Ztd ' .oc6te q.ri the ki16 ` `a��p�*r,y ,'a. /: anO D 10. Propettya 1 t .: D., t1$? ( h 5fret4 to Iza nt 11ti.ted et s tikmrtn4t P,to .Xntts eot , i,.. 1 �'�,'y:'i,�'�'1��4 Qt t�'i6 fil , aJP�t�li�,�tc,�fzt4,� ''���,.'�`��,�. '����,�p ��,'d ��1G�k.7/.9..k,kii1' ., '' , " , 1' : id .AppPPx.iptAtAly 1,6$ foirt 4pciv, 464! 34, 161,,, uppri,,, o,./.kt,tail..011, mdta , , , ' ; : abo on 0 . : ., ..,. [ : ,,, :_, ,',,,,.1 ' ' H ', ': ,: . .. oh " �,�.� th� ���� 0 i ' condi0.00 h'it7Oiti, 1 1 �' 1 i o W> :N h4z'« by gtAxrt *kid:f Igloo r' omh Or 0 . J H,' 1 .41vilyEA-4 0 ' 'th0i V$14R loco Forty f ii l and r&&in d ` o 1eo4toa I I I .. ,.. 1111...., n.. .,,,,,...a ...r..... (1}iI :( 0P•-IS FI`Oi �U- ' TG' 1222728� [ar in the 5outhearterIy portion of the USNR Property &$ described below: Belinning at the sOutheaaterly pock Property, then oontir►uing no 'ch along the coritIon ptop.rty 11,1101 between tax ',1ot 101, the VOIllit..' ?ra porty, and tax lot 100, the Xnaz Property, for s distance i.of approximately .. 1 x.55 feet, thence wtoter1y, Across tax lot 101 for a ' distaste Qf, epproximately 05 foot, thence southwesterly . , in ala ine� parallel t the OO Qf property line between t 10 and r 4 �disi &n of approximately 1e0 y feet, thence •taaterly to the point of ' eginn .n+ . A map d004inoting the general area detidei ed Abovo is attoch6d as E?hi it C. Such map is to be used for referar ae only to - '. LI evidence the portico, ' intent. 21 glig,„2,14kAtiongs This Eoo*meht- is to he tined for enttirinq ont6 Pr,cpaety for purposee Of the fill of the Area 40mignated herein and bringiny such area up to A qrmda which ie ppt XLmately 153 feet abov* yea level, and Thei attizainq ou + grade. F This is not a /eneral cabernet* for tray 'fine ' It liaise„ or the like. 3 4 021101=ligUattiMateint This fill work and grad.w deadtiked aboVe shall be conotru steel and rte nte.ined in good roAie by li fitZ at Xhev t iu 0a10 coot ant expahae. Xnez shall perform suoh worX in 4 tizely atut at? 3'iaobnable X AI"l`6r and it buoll m mariner exti tO not i4terfere With the bUainesa o er coats or expensso With the till work shra .l be bor m by KhetoI 44 itproviements, oo well die for any new ! inoludinq vithout liMitkti00 any itrigation Xnes ohmi1 pay any and tal coats ageocihted 1ith the Knez Water V r • HAY ER'—a,' 9 i 07;48 ,P'POIT1 APPLIED THEOP'T, Li�t, 17 'ti S , 54 ' & L.. a.c . Xnez iv agreed a,nd hereby arroauma.a all ;,H. 'eopontibility , tsar graver hookup' ma.ix taranosi fo.r the game and • , OUbeintlant aawar reef for the, Xne�m pr p+ rty. . 6 0 gad ' �t:! � Pl1 UMIP c j ian. tc ez shall not dire©t or , . [ rpute traffic' ap =��� the fill ea d and graded. USNR Px'oporty, it order . ,.,, 'i [ to minim 49 additional traffic! ocaurz+ing 'at, near or batwao n the buildir ga, viz th9 tYMIR ?raper ix and Inez Prape.*.t . o , [ , , . 7, ' i. . ';',:!,...1!,:-.0gElisittgamiat. , Kne2 ie agreed to &lave aAd hold • " ''''''s: hA lomiand inOe ii£y t NIk. for any lad 412 ola v�Aar 1ia.,ility o ' ' '' If. ' ' WhmtmQ�►ver natura impooied upon asN'R by reamoxi of the liil Pra4 ecso y' 17AcIudihylr the ,gill proje4 'a i7mpav t on tha, flood p .ain, {te impact '' ' *n the' watlendm, tttly surrouhdi r0 prowirty, of ah cane On ttha . . [ ,• I gate W a ", either ebQve o 01 .yaw the USrfiP Prope3 J 4 The 2.iabi itie, QoveZed „by sash, hide xtirii i, ah a ,1, only in nude those o ri ,irg after J' • . ;thou execlutiOn of'Ithir agettti elit 4 A' ootl Qt the inclemt4ty aiireemeht,1 • ' Jo ittachod heroto 40 Exhibit b,,, Vhiph the parti9 are ez teriaag . irit0 oohta po `e.ho ely ber i titti: 1rex aokn .d•d ` that the , hdaTrit teauteht m be '@dp 'd�3d11 fit' � y �� the �°�k��-l o �e�az�c�ei a {� 1 1. `� • 1 ' ' bl,1, 11'' _ , , ' 1 4iI i N r pis V, � I i ' a' u i , a ^ y • „ .,u ei.,_.a. „ �..,•..,.,w.......,.r......•.,. ,.... r.. ,-,u i.....,4,-.-u...,-.4.1-r..,....:.,R++.r+..«6.--....rwbr. :liw.r..,444..-e.N....utux:J • o tiff-T1'-.Q7 r i'-'4-i 0�7:;4...+ FROt'1 r�F'F'I._I ET.) THEOR*1 "�f • TO 9. 22 r 281 P.05 I . state of Oregon county of ) • Al ' Thin inst ruma nt was e c nowledged bcifar•e A4 on this dray of Hay, 1991, by (.fit AZ 17,86 {{f at rp_..w•+r „av,w•,M J�tiYiQ'ww•tio•-.•IAM�1 . Natural Resources, X,nc. . Aw • . a to of Oregon • 'fee COunty Q ' . tug .t.no iah I ' 1 , 7, T° di i�tstz°tIment Wab s'oXnow�.ftdgad before me oh th•i; , el y 'f may, 199lf by John Kne z, $2 s and arfa.a: • . Entke. , , 1 14 rt i 1 t 1 j 4 I i' • I f • ,. 1 f • • ti •.e;" 0 M p .4.t • . ., i • �l � H.,z-r,� .r . . 1'11Y`=7- 341 Dn;49 FPrT APFL,lE': THEORY' HEO Y . 1"0 i ...:«.i::.L...:..':k....-r«.o , w,. . 4. .,.....7 aV► r • .43 . . .1 . . , .,..„ !...... „ '4. ',.....r. -* :.:r..:,,"4.. {It0.,,:wtIt,�t,� ..{ K fit 1 y - .„ rte:..-7 i...- ,.•'R.fl WN:w YI' .. ......r .I � ' . ,. ,...,:;e1 ' ' ,, , , .K 'Thy rw.1.),45 in9 �tc5er'i1wod tt*Ct of 1444 �3.4xCaircci in thy 1.$0;-hi4r`dtrf� 14 og 1' , 5cec.vli J,. `GWcd11i .1 'Suitt1. nango r,.>vOO UilXatnetrn t1QrJeit.A0, Nnah�.n�t9rt crovittay, ora5on being rntrra Iaxa:Lculax)v 41,111crikad a.a' ttalloosri Gon;rnul'tc'it14.At, the ,�'e�E4�]v;'G�11 tlg:�tic of rho ��. ., brak,am l3Ait.. .ti 1�hnna!� . . ,.' Svuc►i, 2°53 4 001'trlb t 123.00 rcgpi4 to 1" c,ron (f l,o i theine6 S w:h ' 82tr2a'S2''' t4st'210,75 Cec'c'is t� 1" troll '0 14'nrat!kflitt it t orthoest• is doz`t+ct� of,,that tract can�.n��O0 t;9 '9,'lt X100 Id's wad,i•tftta � dtt er in Qc d � . lioet 106, ro ;a7'; i :n0 a Qcil 1E 4't6' Vett ,lai;G a - c,c tl, t it 50(0'f1431(C' L act .560,09, Qdti l,o «110 Oiht of Lr61r:yinr thcn;t;. r.CO+ .;k1 EOttu Of 110bLtnirg; tarlrtitei 4lgadthe 'ic t in of .snid $4t41uZ^ a tract, Smith 1T°2ld'00"i►<t,t ''73.54 tg0q tO A. pOknt On end Northeviki t^!6ht 4f' ,Aye,i it9u b ii1.11 141,te ' ito d# 44d �krt0 boL m tratty (?9,.60i O) I � t tt Xltr/t rn�ti:�ifKGd �'tC !'��'IhC nit�lct� cm, �k�:! Q4�}l't!' �,fyb �� SAL i , , • ,,1,' 11t►nt then a:od1 1 onQn' moot Ddi4 i�Ot�l;:�►eet ' r�,i�tat. at' d'4y t r. SgW;h 00'"�9'cO4 140 • 30�?,+G4 COW!! t»hOnt Nertm i2,24.00- Encc 300. 3 ' ;,i, Quc r r~ 9craaaiQil conk 7w 'Z9'► .task 2';t�i b6 ':i t to rrha t°o1.n or agi.1n 4 t hin; 2,11 .44r ro. 1 . . 4. , .. . , t , : It, iI 111 • I 73E fiA�C,lb,a. Can` vf ~io C 11b�lnti ao ).t �d t;it >eal i$AL lee , 'ba1r 9 ,i,rivi 1Xol v l;li 43d 3 otit tt4tahl At.. 41a0iaa; anrylcn'LG th0 fas.at l�ntt la and► trx��cLr �o,ottta , {� �. e `nX tt 14rtcl trt sooclOra I. ''otiaaht 0 t tofu h, ic,tir>sl6 i Itwat, '' 11L.L111n►d,$a4.4,t 11Q+i.',Qitih; t�hr:i4i494..Qti +Oo'u&a�^N#a ©rc�0On, , . '1'b(P-rets%rs t tz . �.rt5it �4�,p'' tt154,ch. 1>dri trfaiit�lr R '� ��� rapt a, ��00 'ft~t�1! . � L�i.'(,t: �a tone At tL •tee be <Iti4 if 3P�. ge'1111o* J) L C 11b 140 and (;ti aq t1 nt4o fottkii 14. 1�'i 1td�dt 1!<4�,# trdc;E tO .'.y+ i tk pIph oh kl+t.' '0O Oita' tiro 0Ri to 4O'fiod r�`440 PU01 0 e4).at;n'�_tltnnt. vr:tt:$410 i i 1', ' •titt �. rr,. t�,oui� 2.. oct to a trv�n 'fin tictivt: �,t+c i t,l;otta aan 06hto# ILli , PCti+ h 60 ' lit" t1t ,1 70$ COOK to t vOLn%; tahuhOv VotO$ , 1:0 L .a ghat: 7t fcidt t. on iron �+l� # OA th0 6Coradhld VOkt iortr Lino, ' tit t;i,c tntiCWtt r: ' tulip + cOnt$.,t401 0 960 126 121 4'166. 021 CO 46 a )k.i eku,,eo: thvhda hor h V.2' 3ie' t.toot 4:0.1 Cock iit�.04 4ACUb 1atk t of in livilin_ 4hd h0,n ' W a'tJca0a 1oiid ody:Wektai l 40 Tiiol;tors,try,, t .4tf2rt~z atia . . - ' Ittr0.,4 Ggtt,ll.ai, tt�t�aboOd' 4n4 Otto. Sri' c�er�tt tta:�idod to 4ctr 1,06'o pave 74. . tioote,# Ok tilkehit�cOtitt c,wtyi OtOge1a1y" -..........--,,._:.,........q... :.r..r.:.4..,:_,�:.:,A ,, + � Y, ii .4 .' . .4 o' 4 ya r� �, i 1 1. , 14 a i, o fJj , M � ,. + �, fl :� •, Y `` �+ Ili A I' 'j + , f y ., t e 1 11 y Y i i •1i i 11 k , A , tbP»y.�..:. � r1 t 1 2661 �" "°,, d 2.104114 r w 1://4 .,, , :::., ,: , ...,, :,, , . , ,: , r , .:,,. 1 M4 j.,.....4,44444•44 444 1 M w+H . .ip , 1..,14 rr 9 , xn"� ,....�L,.is+'•i.w yam.,.+•- 1 N ' r, / ? 1 " ''' a w 1 , ,,..�., .k>_.aua-m. 1.rr(H..�•...>•..T++{++rv.r1LMr+1r.1Ai..n-SF4.Crv4A'`n •■ .»... ... ., .. . ., 't.. • i ].fr 41"r'r't�,, '7..i 1 Lam, _ 3Hf 1L_ �, MI:N-0?-199i 07:50 FRuf i FIPPL I ED THEORY ' ' '1"U 1.w7,'i 261 P.Q7 r . w. . ' ..0 ' �,� .10:: ^ r •� a f ;P a, . ., �' ** w,��,�.H�,. .. , �]ryy'/�}�,,'� M!�•}lam-. , • W�' �+ ' i.»w:.{-.tl �,,," r,,' - N r•'..yL :,, . n� A, .�: .ice ,. , , [ . , , : „ ' .. . :': • • ., . , ;a V1`ant r30 kt'rttit Og tatvr >yolt,o4l,nv dtttc::.ibod tract, a$it't 'De ffle L.:L119' L� a-ti9.'•.t:7. 0,14.h And 4attatrvex st : ar'404. o,etvi,t�rn to tato Vont 11110 c$ " aecs�f,rvre�:clt, te?-i ila 1 ' h ' A rtir�ut ot �hrct An Lkatc �e � � �r��� � Ka t , #an�� � taail�„ L � ot ' t 1; i,u1 ne 1140 e►vbn C ,t� , Orgo 1 n 7),A t' f: 1t? aL 4f LgOn tt;t1Q' o1Iich %Avg :>mvu p.?.s 20' snvt 22s,60 40ti 44'f:,aty Y 01. csrttcr: S�gIt�a tr ti ate a y G :.a �.tr 404 tf t:ho 4o ;out:lt I?' �2.' t;eoi; t:4,4 >~�`&taaL t~o teas /eon It 2 o , thv 4torei,:40.y ),w$1{., o'7 ct 4c Foot w��,t pv► �.l,Q rcrtds. 'r t�ltt�n_te cttAt 4iLi#Ap , • 1_,,. t;t,tec:lt 12' � t S1fCl0i�' 23. k'ak�t; to r� R7t Oh Q11tlJltV �.',stb: Ysv+nsF4 t q tsoe..c:. ,I.Aal4, Ott i Gtr• D." )6141 477.1 >aoott to .� i 1. .r timcft Voeth i;t' Xnt Gt.0, 29, fooe eo are 4t,°an% T Ltre tit L.hc neol cttaf;ck 04rtrheo.1 £x$0 i ,� pt �4 J `H t q ri,p . I br4 T;OL.O'{�`,,.'Y : 1...4:.0 1itta' n 4o t crt4 ley A+a rr io,o$ 9 021.4 �oot. to fQ! y +� � �, +� ri J ) �. S, t.0 ,� tr — At.Gr�1>,� tt4,..:rCC .�q,r1/ 1t� � '�C`,'GS: G,�a`La� :'X�t3G i..4 1.�, j 10401$ 04�,t Aad h elAltida Ltd r .t 1di y 610a Q.at ctc d,,Y z10W •1 Q . L , , , a ,rA�tt�e yea f:Oc*r�iin c�,t,' i'Putll�.fti !coil cr"oLZnt'� eke bli,�i4.a�.oa ws.o..n.u.4,.,a „��,w�bn.a..4r.�u,d1.�,..e, , ,: 1 mgve' t ,h tttier*trot9r �i,', . . , , , P 9 .,t.., , , , . , , , , 1 „ T�►1l foitc Whig 4eeot,thed tr t of 3arod located In Ott NOzthweat i o± be tty ©n' �r `<` Nn>�t � seLZ ?4, 4tat� e i tddo-t~1 tP.3.;,iai�orttc Meric'Ui.aai gaahin tors Cc�witq.# tlrtcan heinq 4,1,011, Sart4�:4ktlx dp.4o t t as f Oilotf OommesAdth's rat e;to h`Ori:h+oOtt4 n0 oC at.0 Viwe CeAhom D'.L.0,.t Owlet �$o 0..a S"0 0"t oht ot 1/3000 toot to A f!e pi pot t honoc *ouch $2,12042' b a t x 0,�� ���C Rd o I" Leon pipe *ha "stn G thi ker�w t � heae a C' 4:iv t trii vonve ad to Nloma4 0, mh0 M10tia 4uddlc Ln oe od r ♦out S % o o l t thong +ut1,, r • c4 t ng *4 d tadd2ai trOot D6(5.41 root t t;1i# t'ut,iia: of it hthaMl,ct0t thont o4 �`r./ eoLd J-otxtt oe $t; tcttt�,r c cdsei4t1,i ii a 10(i t', ViA ikAtt o 444 PO/OW0 ' ' tolat; '3oUt h ' ° 4 t00"aoet 27 ,454 P#vc u4 rt ph lib on the N'vct,�igct r t.i,thu;.o>ti,WA it ho of Uhh Asset ttat:d; ttattS Brie 4eLh `thitey ia000Q7 . . ' Pt'Gtt4 4 titi.r iwa or4d At! ei :i;�t Ant.0Wdt to f ehc Ot2tttd fait: At 64 , , , ' . 'lltttr+tJ(kao 00A01 demo ttiofi *Oo I NoeOlee1 c'it kt.o1 t y' �t noe ��; , Utn Gd�;tQ G'' ;att tt O Ce*oL'l l�cttloti t wth 1 6Z1' rC► " tic Atli&� f. ;fo�ttVl ththet virtu 77 42tZA11 1ta t`. eh� �OLno Or 4 Sottitt $ and odrtt,4(hin6 /41L ucFoto , 'i %•Rim Yo\'n Yr... J 11 r� «.,,.,... 1...' r i k vi411 t`0.4411.. hc i I i'►1 ttt04044 PM 144.44.3 i444410•t eA. .ix140{rt 14 1 M iat�t d1ih�H 1Mt I ' , lrK Witt r,IUNNMM 440;4 id1A fAbi I I a , 4 , „ i p N{�.i4'i,i gyp!,'. 4�af isM%+,i,i �'' f •ify ', 1 e {a -1 : , .4,-,„tr+61Allibi,ddbe► i 1 , ', It*y 2i�1 , ` "� ', ` „ . ti ,BY ..a pA....a, , i..1 do , .....ua. . i i'''' , .4 , .t4 w1{��l♦ �' t � .�� 1' '. ,. 1 , htzl) / /P,o. . , : . ,. ' '.1'' • , , , , : „ , , : , , , . „ „ I P I " , • m ' ('1t=tY-07-J,.99] 07:51 FROM HPFL.I'f'C1 THEORY 1.1 it l_ 1���7�b1 F.CJ 7, . ' ( °. c '" ' t -- "r ■ ? • 1 . 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''t...,4111/4 ', • ■ . 01110 Illsog fd , I 40' CZ A e r � � ' rti ti I : 1 IN 7:L.„ 4; 0) ij, I y • /c/a .110, I, lit1/4:9111 4*'‘A *e.' 4410 ill ‘\* 'Iklklit I • lr�. E + b a • i • _., ,.. .. ._ .� ,,. ,>•..»,..U.eau.�.,_:.....:c,.�.:wa�w„.m:�::rim,»,+�,.;._.�:.+_.:�,.u'r4.1.:.�. ,,...'r,'',_ ti. J. , . C_✓(§c-o-i) , 1 1 $. I I I ' A' /_ 1 1 1I • ,.� e{cNkA[ ' it 1 ` �, ■ 1141. 0 I I 3 II I i I • yy a' I {{ ■ • YYP ii DAVID EVANS AND AS- DCIAT ,INC, 9 ENNGINEEItS,SL!ItVlEYQRS,PLANNERS,LANDSCAPE ARCHITECTS SCIENTISTS �:, • • s.fr. m ...., • _ _.... .• - .-..a.�.��aa.,,......uA-++..v.•.-- ..,.4.u......w....,.x..V-1' �, 1 ..1.: I • i I r•. u' 1.: I I i. , j•1 . ; 1 Y . 3 :a v m� � APPLICATION-SUPPLEMENTAL REPORT ITO THE ALTERNATIVE SITES ANALYSIS I Prepared port James & 1Der:lecke ` '. March 1991 1 , Y• I EELANTD INVESTMENT COMPAN , Real Estate Advisors 325 Nor'tllVvest 22'hd Avenue Portlaidl Oregon 07210 . .i Tel 503-222.1600 ?•, F,, Fax 503-222-5078 . , I i I I t, ". 1, KNEZ RIIILDING MATERIALS • WET'LA•D FILL APPLICATION ALTERNATIVE SITES ANALYSIS,SUPPLEMENTAL REPORT MARCH 15,19.91 ,, i , . , . INTRODUCTION I �`�': Leland Investment Company was requested by James & Denecke, Attorneys, to pre-' pare an Alternative Sites Analysis for the KBM property. Specifically, the assign- rnent was to conduct research to understand the KBM business, how the company o operates on their property and how business operating procedures might impact the practicability of moving KBM to an alternative site. The second part of the assign- ment was to determine the availability of ;potentially alternative properties and to ,,.----: IL 1 evaluate the suitability of those properties with regard to accommodating KBM. The third part of this assignment is to describe how the KBM project meets public needs. ": To that end, Leland Investment Company met with officers and operating'managers of KBM on several occasions for the purpose of understanding: ) ; k I 1-Iistory of the company ,''t ' 2 Present business activities 3 Forecasts for future expansion of company operations . r . 4 General characteristics of the building supply business 5 Costs associated with operating the business, Leland Investment Company met with industrial brokers from major commercial ! 'k real estate firms that specialize in industrial real estate, for the purpose of indentify- j • , ..'' i [ ing properties that might serve as alternative sites for KBM, The real estate firms that were contacted represent the major commerciril and industrial brokerages in the 'e, Portland Metropolitan Area and therefore, their computerized listings and general knowledge would cover all industrial properties on the market. The firms con- p P tacted included: I Grubb & Ellis, Commercial Brokers 2 Coldwell Banker Commercial Brokerage 3 Bullier & Burner, Commercial Brokers 4 Norris Be gg s & Simpson,son, Commercial Real Estate ' . , , , , 5 Cushman & Wakefield Commercial Brokerage , 6 Sherzer Partners Development Company ", r Macadam Forbes Real Estate Brokers This research was conducted during January through March of 1990 and is docu- N f , LELAND INVESTMENT COMPANY • REAL ESTATE ADVISORS 1 ` I , I r. , KNEZ BUILDING MATERIALS o y.VETLAND FILL A'PPLICA770N ALTERNATIVE SITES ANAL'YSIS,SUk`PLEMENTA!REPORT MARCH 15,199.1 ', mented in a report entitled " Al p d Alternative Sites Analysts For The Knez Building Ma- . • terials Company, Tigard,Oregon."• •,' - PROCEDURE&QUESTIONS That Alternative Sites Analysis document was sent to all the governmental agencies , involved with the KBM Wetlands application. In addition to the application, a letter , , .• ' i dated 8 November 1990 was sent by James & Denecke to the Corps of Engineers with additional details in response once to questions.estion . ' ,ti.. • recently, the letter sent by Mr. Russell Peterson of the U.S. Department of the a y Interior to Colonel Charles Cowan of the Portland district, U.S. Corps of engineers, . �' states that; z i "The proposed purpose of the project would be to provide for construction of a new build- inI with parking for 67 vehicles and a truck circulation area. We do not consider the proposed uses of the•project to be ze ter- f .•- f p j a dep;�ndent. To be acceptable to.the Service (Fish and Wildlife), an a pp licant proposing a n non-water dependent must demonstrate that there is no practica— ble upland land site or alternative design available and that the project meets ts an existing public need." t ~ Mr.Peterson's letter goes on to say: �y "We continue to believe that there are other upland sites in the Tigard Area that are . L available for the construction of buildings." Mr. Peterson's letter raises two principal Issues: ti • 1 Why can't KI3M move its operations to another site? Specifically, why is it not reasonable to so relocate? ' 2 Why would multiple sites for KBM not work as well as the proposed consclida- ►,,. p p Lion at the present 1 unziker site? What do the additional distances (generated by ' ., a move to a less convenient location) mean in terms of dollars, employment, ,� marketing and market share? ' • '3, The prior work (Alternative Sites Analysis) addressed these issues generally, but as • shown by the Fish a nd Wildlife lette r and Mr. Johnson's on`s in�uiry, some regulator y 6"• agencies feel further documentation and support would be helpful before the y could: support issuance of the requested permits. The purpose of this supplemental report is to augment the prior work with certain fi ridings and conclusions developed since the prior work EL ND INVESTMENT COMPANY o R.EA STATE VISORS 2 , . • •' ., ••, KNEZ BUILDING MATERIALS ' WETLAND FILL APPLICATION ALTERNATIVE SITES ANALYSIS,SUPPLEMENTAL REPORT ., MARCH 15,1991 1, . • , A , , • • J • • • 4 .. ' . . 1 t. Section I •, r NATURE OF THE KNEZ BUSINESS AND OPERATIONS , ■ , .• KBM is a wholesale supplier of a narrow range of products for the building construe- , [1, tion industry. These products principally include gypsum dry wall panels,batted and blown insulation products, and an array of supplies, tools, and appurtenances 1 needed by the dry wall and insulation contractors who are KBM's customers. The ' t1 1.,,- * majority of the company's sales require delivery by KBM personnel and trucks, 4 . although an important portion of the business involves customer pick up. In addi- • , • lion, KBM produces a line of metal window and door products which is not central . , . . t, ,,.A to the company's marketing position in the dry wall and insulation products supply business, and do not necessarily have to be consolidated with the primary lines. The . . , prior analysis by Leland Investment Company projects that the present split in lam- \, , dons results in an incremental cost (vis-a-vis pro forma cost of operating only in the \ Tigard location) in the range of$300,000 or more annually. , , i The company has proposed to the Metropolitan Service District that it operate a dry , wall recycling center at the present Hunziker Street site. Success of the proposed re- . •, cycling project will depend on I<BM's convenience to its contractors, who will bring '• the recyclable material to KBM for sorting and reprocessing. The building trade's perceived convenience would be sharply reduced if this activity is separated from the "will call" desk or if both parts of the business are moved to a less accessible location. , . Finally, the company has organized its own trucking company to all it to increase utilization of its interstate truck fleet operations by contracting third party cargo. „. This trucking operation bases out of the Tigard location. , . . The most important thing to understand about the KBM business is that it is essen- tially a service business, which involves a fairly heavy and bulky commodities. As with any successful service business, convenience, price and credit are vital business .,.. .i elements, with the primary emphasis on convenience, The materials sold by KBM are positioned for the benefit of its customers, who need the convenience of easy ac- , . •cess to facilitate completion of their construction contracts, Although some of the .), contractors are very large and do volume business with KBM, the majority are smaller contractors who work their jobs and schedules very tightly, and for whom an extra ten minutes of round trip driving time between a lob site and their principal .., LELAND INVESTMENT COMPANY . REAL ESTATE ADVISORS 3 .. ,... . i 4 ' ''..d '' ' , ' , V . . , . , ' • i . Id , • ■ ' l . _.. l _ ,.. ....._._I_.... ... _ _.,.. .. .., .. .. •., ......, , ICNEZ BUILDING MATERIALS • WETLAND FILL APPLICATION ' ALTERNATIVE SITES ANALYSIS,SUPPLEMENTAL REPORT MARCH 15,1991 . . • supplier can be all it takes to drive them to other competing suppliers. This seem- .,,..:. ingly insignificant factor led Rose City Building Material Company to locate in the : , Tigard Area after ICBM's greater convenience began to erode Rose City's customer r KBM'S CUSTOMER BASE I ICBM's customer base, although distributed around the Metropolitan Area, is most •r t heavily,weighted to the central, west and southeast parts of the Portland Metropoli- ' tan Area. This is particularly true of customers that,have an office separate from their homes, who have tended to concentrate in a few areas of the Portland area, including, most importantly, the Tigard and Southwest Portland Area. Presumably, this preference has occurred for the same reasons of accessibility thak are paramount in KBM's determination to stay in Tigard. �` . As stated above, it is telling that ICBM's only major competitor in the dry wall and . L insulation supply pp y business (Rose City Building Material) also relocated.,in Tigard after ICBM, moved there in the late 1970's. it, Table 1 provides a picture of the regional distribution of ICBM's sales volumed These estimates, taken from the company's active account ledgers for the period July to December, 1990 suggest that the company's business- while mostly concentrated in the Southwest -- is distributed around the various subareas of the Portland Metropolitan Area. ICBM's management states that this sales pattern'has been reia • , .. lively consistent over the past several years, and reasonably'can be expected to con- , _ �= tinue in future years. , , Figure 1 provides a generalized picture of the customer base listed in Table 1, The .• ..>r circles -- the area of each circle is proportional to the sales volume -- are positioned ' on the map to generally represent the data,. . In Figure 2, the sales volume and customer's location (by ZIP code) are used to com- pute a two-dimensional "center of gravity' model for KBM's customers. The loca- . ' tion "X-Y" grid weighted by sales volume to compute the on an :�-�C rid is I wei bled b the met location at which the volumes would be equally balanced., This analysis shows that the locate ' ' do n of this "center of gravit y" includin g customers in the Sal em Area -- is a. pproA- . i , y quarter of I. 2.5 miles east ancl,a the present zrxtatel carter mile south p Pi'unziker Street site This location is in the middle of Lake Oswego, which is neither industrially zoned I nor served by close freeway connections„ `Z According to KBM officials and at least one oustortterwho di matter front of the ; E 1 a a discussed the m irk from . consultants,Rose City's present location at 7220 SouthWest Bonita Road is perceived by the trades as less ' ti venient than ICl3M though is is less than a half b • .�. ion even this des, alb a trifle further off the freeway. ' r ,, I ,• LE LAN- 7 INVESTMENT COMPANY 1Y � REAL ESTATE ADVISORS 4 • • l KNEZ BUILDING MATERIALS • WETLAND FILL APPLICATION f ' ALTERNATIVE SITES ANALYSIS,SUPPLEMENTAL REPORT '.{ARCH 15,1991 Table 1 GEOGRAPHIC DISTRIBUTION OF ICBM ACCOUNTS i . AND SALES VOLUME,SECOND HALF 1990 .:. .' No of Market / Location Customers, 6-Month Sales r r 1 Southwest Portland&Tigard 38 $ 973,570. 197% Near est Side Suburbs r Eastern Wash. County 1 20 $ 242,421 4.9% , NW Suburban'Multnomah County 9 44,818 • Subtotal 29 $ ' 287239 5.8°, . Suburban Western Wash. County 4 � 19491 3_____9% • 1 Southwest Suburbs • Tualatin/Wilsonville 8 $ 254,615 52%a 1 Lake Oswego.West Linn 20 1771,3,2_ 3.6% Subtotal 28 $ 431.647 8S% ' Clackamas County 56 ..S 1 A29S63 20.9% f Portland,1-5 Preference Portland,Downtown Area 14 $ 454,058 92%a Portland,Close in East Side 14 177,839 3.6% 1,._ Portland,North 6 13,191 0.3% Portland,Mid East Side 10 51.962 1.1%, • , Subtotal. 44 1,_ 697.050 14.1% • Portland,1-205 Preference Portland,Far East Side 10 $ 37,825 0.8% ..; East Suburban Multnomah County 15 292,004 5,9% ' . ' , Subtotal 25 $ 329,8299 6.77% ,, Other Downstate, Western Oregon 26 $ 347,336 7.0%d Columbia County 2 12,920 03%a Central Oregon 2 8,316 0.2% ., r r Washington State 15 209,651 4.3% ,1 Distant States 10 „ 408250 8.3% - • • Subtotal 55 986 473 20.0% 1 • Total 405 $______4:,929,)62 100.0% •, �Y qq Y LE1,ANb ItsiV1 5TMENT,COMPANY d REAL ESTATE AbVISOItS 1 5 • - • ' a- 'a - { '•: • -- _-o..> f ,.... . •----- — - -- =- F -- IMF t 0 • F in Figure 1 INN03,... .. - ., - GEOGRAPHIC DISTRI.BLrfION OF ICBM'S PORTLAND AR :1; �( 1-.205 - . c� ACCOUNTS AND SALES VOLUME,SECOND OND HALF199Q �t�`''r r�,� _ u G _ (areas o€ cles'are proportional ortional to°I{BM s z s — ,,,, _ z P P `�a�: c�, volumes in each area) _ �-` ``� ° ,.: _ _ )0 • cri .?,7/". Ilp-1 - '- -;,,, ':,... 1 I- Mary.- . *lir .. •K 1 -7"11141#1-- ' .-' -I''' ' - a.- 1 141=111...-.!•.., . _ . . 4- I � P..L R � ' �� W f. _ _ - a= - - ' - „r./KOHL . r • • - '� r; • _ 1 -- 2 _-„f- 1, T s - - - - - -- t _i i--- jra.s ..mss.... NNIIII‘ •3 r. �` - - - X ''.-t ._f,� 2: ��•• _ IBSS � � '; _- - -- ` - - libber t L` .. - 'A ..--� — - - - i1�';;. 'mo - ,... ._._ _ . _ - _ ›' ".:�,z Q - e - _ - ''„-. - ,_,� 1- 05 :a1 //mr �� — tn Z -- 11 -- -r••� ,11 ' .qtr! e�r7 — —.. 1-'- 4#0,4 V.,.. .. . 7,.71, pp d_i.AIL .'4..._i_ , rn . _ JJ t 'c a z . i Hwy 217 _.mt.-.c tt_ t� /" i 4�, !2L 1-- f..:._._. • r t err ! 1 v j t`n. - �_ , TIri a -cif _ - I;!R 'fig ON A�7 /�> - �+E`t�.�i6:�i.3b�3 L'�l,iE"ti. ' � _ ' � '� --� _ � -- _ -• li,I _ poll I .., —. �a z+onr vaer V` • .4•vs _ - " err �� E _ - - ca - \ HUNZIKER STREET L ' '�f =.mot VC- im ../ , '°. - _ •-; =---" _• - ___ - _ _ _ -�� 'err tt �� �� y,r•y aW q:r G1 /` ��� 7[,Y. + - - • - TUALATIN AREA r - i.'' S _ ' �=kg ki. e - -- - - - .....Td - - T,Gaii: .- -tinrYsn _ - .w _� -r �. _ -- - - - L�__ �a' �; _ �" '\ .�`a, t � -mow . ,f �� ��r ¢ �� 1!7Ns` .2-2Rs t Nl a >�� � '�iL"C.,-_ i \ - ( ‘ 1 I \\Its* . 1 . ,_ , . ' - = --' ' 4' ' /El' ..' • t .t.:-.':,. -1111111111 MIMS ell111.1 =Mir ammo mum IMMIllik aegames mom room MEM twos, mti,_imiti, 1. 1: r . i __ e ` t. m_- Fi re' ,_ Y�> - , ___ - _-. . ,._ =. t. COMPUTED"CENTER OF GRAVITY"OF EM"S PORTLAND AREA. '� 1-205 t t. z to - c SALES VOLUME,SECOND T€ALFr199O %. -,,,,,;„...,,,i,..7,41.-2„..:-..,,,,,,.....„.;--__‘,....i.t. .G‘4 'y/ t#'`.T , Ek- y1E :tea rn illiiri: yv - - t al_ c. yet\Sjb •~ i�( �� Q 1-8:. 44 • _ -_ -- - �t i a - _ I�lj7p-j. ��' '1s'. -ri 6sod _ ', ,> _.. -} =.. , "-_ s. .« 1-405 vre Timm.... :Z --' - r s 1 rue r�� r �� l T ,% jot. ......„ ' dft g, ni 110-.. ....PRI„.... .,:,_ _ , A ta ,, - kAl mom 11.cr41....= Nem. 5.., ,: ,... , 1 : - >- --,_____LI:y-•.,,,, cr------Zi . NO fail) _ . AllIti. 4,1%, MI ' IIIN ,p 1 ‘• - 0 ,, _ A 2 op Ifi o 1 n _ t- I las, V\ trrAink. it , 1 :41 . 1 !: -i,. .. r, , m ir ,._ . ' illaktilliii 1 •.Hwy 217 imirintlik :14-, a E.r l t BEAVERTON AREA -. $ - . CENTER OF GRAVITY, DI 2 v t.1. EXCLUDING SALEM AREA CUSTOMERS�E R S j i f • ' 1 /LL � 1' I }'.. �,y t PRESENT KBM S t- .- x.41 - ;� �; , - 1. GtNTE OF GRAVITY,HUNZIKER STREET `- `_ t INCLUDING SALEM AREA CUSTOMERS - - - •-..-_-_ -n : . _ '-3 t • • c4_at 5l -t ; er. _ q -ter , � �.?'' • I • tt• . ' ' � �• w � " TUALATIN AREA - ., q _ hxi. " t 3E....,,,d Tudatt:/k, .Slotre.s.........4 4-r R.: 1[1:41 - •----e,.. - 1r1 7 3X05 - �istt 1: `i/*-,, 4 'in t 1 1.,i f . ;. —j-- _ - libilik , .,/ilk . i 4; • • 0. ALTERNATIVE N BUILDING MA TERIALS • WETLAND FILL APPLICATION ° S ANALYSIS,SUPPLEMENTAL REPORT MARCH 15,1991 If the Salem customers (from a point just south of Woodburn) are excluded, the , . "center of gravity" of KBM's sales is located at just south of 1-5 freeway, a short dis- tance east of the Capital Hill district of southwest Portland. This area, while close to the 1-5 freeway, is zoned almost exclusively for residential use, and contains no sites : suitable for the KBM operation. 2 , t,,,, Equally important is the location of the construction jobs to which the material is delivered by.KBM or taken by its will call customers. Although the materials sup- :. plied by KBM are installed in commercial, industrial and residential buildings ' throughout the Portland Metropolitan Area, the most powerful concentrations of r, construction are in the Portland Central Business District and Central Area and the 1 entire West and Southwest portions of the Metropolitan Area. Building activity in `- Gresham important for g graphi the Clackamas and reshaxn areas also are p KBM, but are eo cally less concentrated. , ^, The company keeps no data on the job site distribution of its total sales; but believes that it parallels the distribution of new and remodel constructions activity. Although this activity, which includes primarily residential, commercial, and office:commer- cial space, occurs throughout the region, the dominant sectors are the Central and Western portions of the Metropolitan Area. The outlying and easterly areas have ;' some growth, but its total volume is not that of the combined Central and Western L., areas. The job siI tes are an eve n m ore important deteminant of convenience for contractors, who find KBM's location allows them to cover supply shortfalls.' r ff . L — , . , ...., , 1 , .. . : ,_,,., ". . .. . ' . __ tlnY i, ,li, . . y i, Please refer to Tables 5 and side considered at 1'on'` a ell, for a list of west s 2 g properties th e time of the originn aa l a pp licatio n for a wetlands fill permit, No sites or combination site i ' ' ' . a buildings were available in the southwest Portland districts irdicat ed by this attalysl5: � • � LELANi 1VVE5 ME T C b PAUY s REAL ESTATE A�VtSCR S 8 , . • KNEZ BUILDING MATERIALS • WLTLANC FILL APPLICATION ALTERNATIVE SITES ANALYSIS,SUPPLEMENTAL REPORT ' • MARCH 15,199I . Ei ... ' , p ' 4_ • .1.... ' L Section II RE-REVIEW OF SELECTED SITES My }, In response to Mr. Peterson's questions, Leland Investment. Company re-examined • 4r' I,`, - four sites and two combination site/building situations that were considered possible alternatives to which KBM might consider moving its operations. It is important to remember that very specific criteria were established, by KBMVI's senior management for the evaluation ation of alternative sites. The criteria are listed. below as they were orig- ,• inally established in the Alternative Sites Analysis. These are the conditions that would have to be met in order to reasonably and practicably respond to or exceed the r .• conditions available at the Hunziker Stree t property in Tigard with the proposed fill ll and construction., The criteria includes: L. •• 1 A minimum site size of seven (7) acres or 305,000 square feet. 2 For sites with existing buildings, the structures had to be at least 70,000 square feet in size. Individual buildings had to be at least 20,000 square feet, with adequate ,•..-, space for truck maneuvering and throughput. 3 The buildings must be high enough to accommodate easy movement of semi- trucks through the building with loading and unloadin g of trucks on either side.de. '' 4 The site has to be zoned industrial, permitting the range of land use activities . conducted by KBM in its normal course of business and construction of necessary . buildings on undeveloped portions of the site. ' 5 The site has to be located in the close-in Southwest portion of the Portland ' • Metropolitan Area --defined as very accessible to Highways 217 and 1-5. 6 The site has to be fully serviceable with necessary urban services, utilities, access permitting a steady flow of trucks to the si te, convenient site ingress and egress, • fire and olice and other emergency services. p g y ; 7 The site has to be flat and usable, y' i " site had to be available (on or lease) and be priced com e 8 The site ort the market for sale o comp et- , itively. Based on the site selection criteria, in. fo rnation was th en ga thered abo ua t utdeve l- o ed industrial sx te s ocated in n the close-in and nd the outl y i g Southwest portions of ; the Portland Metropolitan Ar ea in communities such as Southwest Portland, Tigard, I;LA1Vt? INVI�STMENT 'COMI'ANY • REAL ESTATE ADVISORS ' 9 r - , "iii" fi. . . - . . / , A . I. KNEZ BUILDING MATERIALS • WETLAND FILL APPLICATION ..., ALTERNATIVE SITES ANALYSIS,SUPPLEMENTAL REPORT . J; ' • MARCH 15,1991 . . i f - ,,,,. Tualatin, Lake Oswego, Wilsonville, Hillsboro, Cornelius Pass and others. The real .. estate brokerage firms cited previously supplied the information about the various . . :, , . properties on the market. These sites were then tested against the criteria,, Very i .• • .. small sites (under three acres) were not included as such sites could not come close • ' to accommodating the space requirements of KBM. • .,, . , e, , Available sites were listed in the origthal alternatives Sites Analysis -- Tables 3 and 4, , - . . pages 11 and 13 of the original report, respectively. The sites to be re-examined ris re- , , quested by James Sr Denecke, include two sites in the vicinity of Washington Square I • , with existing industrial buildings, and four undeveloped industrial sites located west 1.. of Tualatin. The four sites are numbers 1, 6, 7 and 8 from Table 3. The alternative sites with existing buildings that were re-reviewed are numbers 4 and 5 from Table 4. A ,...., Those two tables from the Alternative Sites Analysis report are reproduced on the . following page. .• ,. , ..,- -- , " g TUALATIN SITES • - . ve.r. The four Tualatin sites (from Table 3) are located approximately two miles west of . . . I..., the City of Tualatin's Central Business District. Downtown Tualatin is located one- half mile west of Interstate 5, immediately south of the Tualatin River. ' • L ,„. • The locational disadvantage of these two sites -- expressed in terms of comparable • driving time vis-a-vis the existing KBM's Hunziker Street site in Tigard, is consider- . able. Figure 1 and 2 (preceding, pages 6 and 7) show the location of these sites. The , .., .- disadvantage for customers coming from areas to the north is obvious, but that dis- • .„ , - advantage is compounded by the fact that no offsetting advantage is obtained for ‘• customers coming from the Lake Oswego or West Linn areas, Clackamas County, eastern Multnomah County and downstate areas accessed by the 1-5 and 1-205 facili- ties. w 4 . i While these Tualatin locations would superficially appear to make these southern . t - and eastern market areas more accessible, in fact that is not the case. This paradox is the product of the traffic congestion in Tualatin which is caused by the number of ,•: r •1 traffic signals, heavy traffic from commercial, industrial and residential users of this confluent connection to 1-5 and the limited capacity of Tualatin's arterials to accom- modate traffic. I-lence, the Tualatin alternative would penalize KBM's central and . 1 .. .. .. t , northern sector customers, while providing no better service to its south and south- eastern customers. • . II The only portion of the Metropolitan Area that is better served from this location is the Tualatin / Western Wilsonville / Southwest Tigard / and Yamhill County areas • • ho, . - 1 — which together represents only a small fraction of KBM's existing and potential market share (see Table 1, earlier). .r . . i, ' . LELAND INVESTMENT COMPANY • REAL ESTATE ADViSORS • , i ,ol Y • , . • ' . ' • - ° : ';1 ' . .. ' . .. ,. i , . . - KNEZ BUILDING MATERIALS • WETLAND FILL,APPLICATION ALTERNATIVE SITES ANALYSIS,SUPPLEMENTAL REPORT MARCH 1.5,1992 3 Table (from_ ( the original Alternative Sites Analysis) LISTING OF UNDEVELOPED INDUSTRIAL PROPERTIES IN THE OUTLYING SOUTHWEST PORTION OF THE PORTLAND AREA,MARCH,1990 • • site Size Indust. ,Distance Cost lVv. Listc lan Acres ,f o, Ding To EresHay J.5q,gt . Y-a #.aiivn 1 Tv.alatin Business Campus 27 Yes 2.00 miles $1.38 See Narrative Tualatin,Oregon 2 Parkway Center 65 Yes 0.50 miles $2.50 Too far;too costly ' Wilsonville,Oregon 4,• 3 Quad 217 Corporate Center, 28 Yes 1.00 miles $4.00 Too far;too costly x' Wilsonville,Oregon 4 Wishing Well 32 Yes 1;00 miles $1.32 Too far;inaccessible , Cornelius Pass 5 Tualatin Commercial Ctr 3 Yes 2.00 miles $2.70 Too far;too costly Tualatin/Sherwood 6 S';)uthwest Tualatin 8 Yes 3.00 miles $1.95 See Narrative ,, Sherwood,Oregon 7 Coaxco Pro ertx 6 Yes 3.00 miles $1.61 See Narrative • Tualatin,Oregon s • 8 Southwest I t 18h 20 Yes 3.00 miles $1.61 f' _ mil $1. 1 See Narrative Tualatin,Oregon 1., 9 8250 SW Hunziker St 3 Yes 1.00 miles $2.75 Too small,too costly ,,. ., . , w Tigard,Oregon , '. Table 4 (from the original Alternative Sites Analysis) _., LISTING OF DEVELOPED INDUSTRIAL PROPERTIES IN THE SOUTHWEST ,'; ;, �� T SC)1,t7:'13�VES 4• PORTION OF THE PORTLAND METROPOLITAN`AREA,MARCH,1990 f' Site Size Building. Distance blz T.L2ca 1QU Aci eS 5. . l L i 1~'teeWa. .Esal .tisi1A '.„ t^ r 1 6900 SW Sandburg 1.0 15,000 2.00 miles Too small � ► Tigard,Oregon 2 7340 Landmark Lane 0.8 12,000 1.50 miles Too small Tigard,Oregon 3 11113 SW Greenburg Road 4.7 19,250 -.9,250 1,50 miles Too small I'. ,y Beaverton,Oregon 4 SW Nimbus Drive , G.0 43,800 0.50 miles See Narrative t ,,, Beaverton,Oregon , 5•• 10385 SW f asG o de Blvd 8.0 8.0 56a 132 ZOO miles See Narrative . Beaverton,Oregon i i w.n : , [ A , [ ' LEL,AND INVtSTMINT COMPANY « REAL ESTATE AD'ISORs 11 • t'' . KNEZ BUILDING MATERIALS w WETLAND FILL APPLICATION .1 ALTERNATIVE STIES ANALYSIS,SUPPLEMENTAL 1REPORI' MARCH 15,1991 ..n....... �' v � Site #1: Tualatin Business Campus •.. This industrial project is comprised of a total of more than 200 acres which have been developed into a relatively high quality industrial park. The developers have t done considerable land preparation, including development of a high quality infras- " tructure to serve the land offered for sale. Two of the sites have been acquired by .• • b large Japanese electronics firms (Japan Aviation Electronics and OKI Semiconduc- F,. tor), both of which have manufacturing facilities in operation. A third parcel, which is immediately south of the OKI facility, has been acquired by Toflex. , N ' Th e locational disadvantages of this general area, discussed above, apply to this s ite. • Additionally, the activity that comprises the KBM business (especially the,heavy truck activity) would be incompatible with existing and planned uses in this indus- , a• `: trial park complex -- which is emerging as an office industrial high-tech center. ' Site #6 Southwest Tualatin t. L i • The locational problems indicated for the entire Tualatin complex apply to this site.. ,. . ,.. ,. , ,A; Site#7 Coaxco Property,Tualatin ' L. This site -- in addition to being only six acres in size and therefore too small for , KBM's purposes -- is located even further out on the end or the potholed road de- 9 ' scribed in the Site #8 narrative, below. The site would be totally impracticable for an operation of the KBM's type, and probably is only suitable for the most marginal of t- industrial uses. i Site #8t Southwest 118th,Tualatin This 20 acre property, located about a half mile south of Site #1, discussed above (and south of Herman Road) is disqualified as an alternative site for KI3M to consider ,t _' ` r moving to for the same reasons listed for Site #1. Locating at either of these sites ' would result in a significant loss of KBM's business. As previously stated, ICBM has established a successful business strategy that effectively generates large volume sales {' ' through access (for day to day necessities), convenience (for large orders), price, and ! .' _, credit. • Tualatin KBM was located in atin in the past. As stated in the original Alternative Sites '' Analysis, company moved was because of complaints from customers ' . .A.nal sis� the reason the con an gno because about poor accessibility and travel time inconvenience. Loss of business and market '. '' share precipitated the move to ICBM s present site • BEA.VEETO l' SITES/f3UILDINGS ur ac Beaverton area has the illusion On a map s f ej the Beane r. n of good accessibility. The I� � � � i has 10 g � � � � �"- . • • tELANn i N'�ESTME T tohP ANY a REAL E8TATE ADVISORS 12 . r . . l' . • ' • ■ •• '• ■ . , . • . .. • 0. ■ . 1 . • S . . .1 . KNEZ BUILDING MATERIALS • WETLAND FILL APPLICATION • ALTERNATIVE SITES ANALYSIS,SUPPLEMENTAL REPORT • MARCH 15,1992 --.....-.....--- ----- . . .. .." . • ,. . ,. ., . southern portion -- near Washington Square -- is no further from the Hwy 217- • Pacific Highway interchange than KBM's present site. However three very impor- • ..e..! 1 . tant facts dissolve this illusion: . e • ,. . , ,, . .. , . , --1 The non-industrial traffic in and around the Washington Square complex in- chiding a large number of transiting commuters and heavy retail patron traffic -- , fully load the 217 facility and its feeding and relieving interchanges for a substan- '''' ''.' ; ., tial portion of the day, and would generate unpredictable levels of delay for . .. KBM's trucks and its customers. ,. 2 The additional number of traffic lights and interchange negotiations required to . . - e access the sites in Beaverton geneeal:e further predictable delay and increase the ,,.• ' ' hazard associated with movement of large, heavy truck and trailer rigs. . ' , . . „ , . a . 3 The relative inconvenience to KBM's customers, and cost of its operations, would increase even more if it were to locate on a site further north of the small ., zone that is relatively close to the 1-5 system's unsurpassed ability to serve the . . needs of customers and suppliers alike. . Site #4: SW Nin-bus Di - a, Beaverton . 1 ' 1 This site I building – r of the Koll Business Park– has an overall size that is too . ' small for KBM's purposes. Moreover, the Koll Business Park is not designed for the a . „ .. kind of extensive truck traffic that would obtain from the KBM operation, which — .. [. . .. 1 ,. would be in severe conflict with the present uses. : . ., ., r•• Site #5: SW Cascade Blvd Building/Site . . ,. . aa This 8-acre site has an existing 56,132 square foot industrial building which is best characterized as high-end flex industrial space, The building has a relatively low F- . . roof height and would not be suit' le for the business that is conducted by KBM. As , a stated in the site criteria, KBM's building requirements are that a semi-truck (or two) , must be able to move through the building with ease -- loading and off-loading ma. . •• , teriale on either side. . . , I Although the close accessibility to the 217 freeway might seem to place this site near lk, • a par with the present KBM site on 1-lunziker Street, the Filature of surrounding uses • , aa ti, • F . , - and related traffic facilities and activity suggest that it is seriously disadvantaged: , 1 . 1 The uses in the immediate area range from industrial to retail (Office Club and a . . Toys R Us store) These uses are not compatible with the type of heavy trucking activity that is inherent in and the kind of traffic generated by KBM. , • • . . , . „.,.. 1 2 Other nearby uses that employ the Greenburg Road freeway interchange include • the Washington Square complex of retail and food service activities and the adja- cent complex of office commercial uses. These uses generate large volumes of • ' , . . traffic and would greatly conflict with both customer traffic and truck traffic that . must access KBM's operation. . ,, . : , .. L8LANID INVtSTMtNT COMPANY • R1AL tSTATt AOVISORS 13 .r. . • i • . • • o . . ;I • n , . -- ., . KNEZ ELUDING MATERIAr 5 • WETLAND FILL APPLICATION ALTERNATIVE SITES ANALYS/S,SUPPLEMENTAL REPORT e. , MARCFI 15,1991 . d. e, 3 The traffic facilities in the immediate area are congested and difficult to negotiate . — even for automobiles. To arrive at KBM from the southbound lanes of the . ''."I freeway requires passing through two signaled intersection from the northbound I fr . lanes (which would be the dominant connection to the all-important Ie.: freeway system) requires passing through three signaled intersections. These signals are -, Itightly spaced and process'very large volumes of traffic related to the Washington . Square complex and to the general industrial/commercial complex to the south- ' west of the freeway. •, ' . 11 • • THE IMPORTANCE OF ACCESS AND DRIVING TIME P i As noted above, KliM is principally a service business, dealing in a,group of special- g L . ized and bulky commodities, and related supplies and tools. For their customers, time is money in a most direct sense. Although product quality is always a factor, • i r Li the reality is that most or perhaps all of the products offered by KBM are essentially , ' commodities which are offered by competing manufacturers and their wholesale dis- ! tributors. KBM's products are not substantially better (perhaps none better) than c those offered by Rose City Building Supply, its largest competitor,so factors of service ,J- and convenience become uppermost in the customer's consideration of who to pa- • .; , tronize. ' 1 ., L. The time for a customer to travel from a job site to a critical vendor and back iseitself a cost, but an even more important consideration is the effect travel time can have LIon crew production at a job site. A shortfall in one minor item (attachment supplies, tape, mud, or a broken tool) can idle several men and reduce the profitability of the ° work for these contractors who comprise KBM's customer base. Needless to say, the . . • accessibility and reliability of a vendor's inventory are critical to the decision to pa- . „,,,, tronize a particular vendor. . . [1 The first part of this equation, additional travel time for KBM's customers at an al- ternative site, can be approximated by the projections in Table 5. These projections IF assume that the a verage, impact of a move b'y KBM to either the Tualatin or the Beaverton area will be in the range of five minutes each way, or ten minutes round trip. This assumption is borne out by a set of driving time analyses by Leland In- vestment Company comparing the relative accessibility of the Hunziker Street site . with the possible sites considered in Tualatin and south Beaverton. Actual impact • . .. will, of course vary with time of day, traffic conditions, and the other factor s that in- . fluence actual time to traverse a section of road and freeway. Under some circum- stances, the freeways and their supporting surface streets will be congested with commuters and/or shoppers. On some occasions, such as Sunday mornings or late . , . ,, t;) evenings there will be little or no impediment to the free flow of traffic. As shown, many hours and gallons of gasoline (and tire wear, etc.) would be wasted . r annually as a result of such a move. Of course, traffic congestion and airshed pollu- , t .1_, b• n also would be impacted. The present truck fleet of KBM would have to be ex- , . . panded to offset the lower delivered productivity of its existing fleet (due to greater , LELAND INVESTMENT COMPANY • RgAL tsTATE ArivY,sots 14 '° •,, \ • . . ,, \ , , \- • _.., • a , -_- - er.wwW4 - - § - -.lam - a* fr .s- :+�..... - __ - _ t - _ - - - _ - --- _ - I. -- . ,--- � -_ -- --- - _�. - -- - E - _� :1 t� 1 - - _ c - - - C' ;4 N- a ,--,., p . F Table,5 tn GI tri ESTITVIATED ADDITIONAL TRAVEL TIME AND FUEL CONSUMPTION FROM MOVE BY KEM . - TO A.LOCATION 5 MINUTES MORE REMOTE TO VEHICLE BORNE CUSTOMERS > - n y .ti Trips Estimated Miles Estimate Time Fuel Consummed(GaIs.) q - - flail" Count Minutes! Hours Equiv.Days �' Z Ran•e Av:e PerWeek Rnd`flip Per Week Per Year Rnd Tri Per Week Per Year Per Year Per Week Per Year z 6 - o WiIL�Iland _ rte•p Counter Customers _ a _ - rzi u Weekdays. 40-50, 45 225 7 - 1,575.(} 81,900 10 37.5 1,950.0 243.8 98.4 5,119 Q . Weekends 20-30 - 25 25 7 175.0 9,1001 10 4.2 216.7 27.1 10.9 569 Z rrt 250 1,750.0 91,000 41.7 2,166.7 270.8 1. 109.4 5,688 - ca ICBM Truck-Deliveries 0 Z crt Weekdays 50-80 65 325 7 2,275.0 118,300 15 813 4,225.0 528.1. 142.2 7,394 Weekends 20-40 30 30 7 210.0 10,920 15 7.5 390.0 48.8 13.1 683 3551 2,485.0 129,220 88.8 4,615.0 576.9 1553 8;076 Totals 605 4,235.0 220,220 130.4 6,781.7 847.7 264.7 13,764 _ CA ri- ' 1 KNEZ BUILDING MATERIALS • WETLAND FILL APPLICATION ALTERNATIVE SITES ANALYSIS,SUPPLEMENTAL REPORT I ` MARCH 15,1991 travel time required by the new site), and additional drivers and hours would be the 1 .. Ii result. In terms of direct economic costs to Knez, these additional time burdens equate to '' . the following additional costs: p, Annual Annual Units Unit Cost Cost Truck Mileage'Costs 129,220 Mi $1.60/Mi $206,750 IIAdditional Labor Costs 4,681 I-Irs $14.50/Hr $ 67,870 7i Cost of Fuel Consumed(included in Truck Mileage Costs 8,026 Gal $1.10/Gal $ 8,880 In the short run, a move to a new location additionally will generate a surcharge of f' inconvenience as customers and employees learn new routines for accomplishing h the materials movements that are the heart of KBM's business. This confusion can • lead--to further ms ' , incalculable-- and in many cases overti-- ie rreco?laceable ts, down;lost crew revenues time for uthe de to customer the inconveniand ence imposed '•• on KBM's customers. From the customer's point of view, the on-going impact of a change in location is both direct and subtle. The certainty that a given amount of time (now greater for j • L most than it was ) is required for him or her to continue doing business with KBM is !' a reasonably direct assessment that the customer will make, The customer also will consider more subtle factors, such as potential for unexpected congestion, hazards for I larger truck movements, and even,the potential for diversions that may increase the completed trip time. Both assessments will enter into the customer's composite pic- ture of the advantage-disadvantage vis-a-vis KBM's competition. The configuration of the freeway and arterial systc m of the Portland Area has an im,- portant bearing on the relative accessibility of various locations that might be,con sidered for ICBM's operations In most larger urban areas throughout the U8, major 1 „ traffic facilities radiate out from a central.area, and ring freeways or expressways pro- vide circumferential access between these spokes. The Portland area has elements of yi each, but important missing segments affect the regional access of alternative sites. In particular, region has "spoke' to sou r� re weak „sp �j l the n a theist quadrant'(Clackamas by CCounty, southeast Multnomah County), which vector is served onl y b slow surface routes that are easily congested: Although the eastern hemisphere of an outer ring Ifi by freeway is place (the 1-205 facility that : of is in p y t swings through the east side the Portland -r west side of the Portland Area Area from its connection with 1 � near Tualatin), the h is served only by an "inner ring" '(FIwy 217) This inner ring on the 'west side has LEI.AND I NvESTM=rT caMCA Y � �E�� 15iATE A bvlso�5 I 4, h w ., KNEZ BUILDING MATERIALS • WETLAND FILL APPLICATIO,'J ALTERNATIVE SITES ANALYSIS,SUPPLEMENTAL RETORT , MARCH/5,1991 • ,, awkward and congested connections to the - g e I 5 freeway system and the 1-205 ring sys- tern, both of which provide the access to most of the rest of the Metropolitan Area. .. As a result of thi s freeway pattern, a business y p y ss that must be located to serve the entire , metropolitan construction industry market does not have the option of downtown '` location.3 Such a location would be less convenient to the fast owin suburbs of �' g :. the west side, would offer very little additional convenience to the g rowth areas to . the southeast, and would only be more convenient to the portion of the business that is in or near thc, central area. Moreover, the cost of occupying a site large . enough to permit this type of operation in the central area would be prohibitive. ' The only location in the Portland Area that gives maximum accessibility to the en- tire region is the sector ranging from Tigard/SW Portland southward along I-5 to the parts of Tualatin and Lake Oswego that are immediately adjacent to the 1-5 freeway. • This area gives the best possible access to the north without sacrificing good access to .' ` the 1-205 ring system that connects to the otherwise inaccessible southeast area. If an analyst were to look for a site with superior access to the markets served by KBM, the Tigard Triangle area (formed by 1-5, Hwy 217, and Hwy 99-W) and its immediate stir- rounds (which includes KBM's Hunziker Street site) would be at the very top of the list (see Figures 1 and 2,pages 6 and 7 preceding). SPLITTING KBM OPERATIONS '''' ' ri One of the suggestions in Mr. Peterson's letter to the Corps of Engineers was the possibility of splitting ICBM's operations between two or more sites. t, As was pointed out in some detail in the on inal'Alternative Sites Anal sis, ICBM. •'d y was forced to temporarily split its operations when the company was not permitted to expand operations at the Tigard, Hunziker Street site due to the wetland issue. As a result, KBM temporarily expanded to.Clackatrtas. The anrual negative cost impact of that expansion, not including initial move and set up costs, is estimated at $314,000 per year: KBM is a successful enterprise.rise. The come an and its predecessors s are'more than 50 . � p , . t y I years old. It has built a steady and loyal patronage and successful market share by carefully planning its expansions, giving price and credit advantage to loyal cus- tomers, and by continually providing good service. One of the key elements of good service is convenience -- a location and a product mix that allows the customer to . quickly the facility and to find range �. access th a full ran a of the products de�lred: to further more additional . If ABM, were t er split the operation into one or sites in the • h district K was as located in the northwest industrial dtstra downtown prior to a move to the ` ' he earl 1970's, 15 location was considered � This Tent up until the time that sebum in the wa coziven rbS on red customer expectations` ns and convenience became affected by the existence of the l-5 freeway. IMMVUOMO .__.. ' LELAND t���s T� r N � C�v rAv� DIAL FS1 AID' A D V I s ot 5 �� • , v ss 1 i • KNEZ BUILDING MATERIALS • WETLAND FILL APPLICATION ALTERNATIVE SITES ANALYSIS,SUPPLEMENTAL REPORT MARCH 15,/991 ._. ri, b Tigard area (as is suggested by Mr. Peterson) the impacts would be economically se- _ were and, most certainly, would be impracticable. Impacts of multiple locations in . .4 the Tigard area include: Y 1. Duplication of product inventories that would have to be carried at each location, with attendant increase in investment and financing costs. 2. Duplication of inventory storage area under roof, and behind fence, to support ,.,,, product inventory. ,, .� 3. Duplication of shipping and receiving areas (both indoors and outdoors) as well as truck movement and storage areas. . 4. Additional personnel (both sales and warehouse personnel) to handle the same _ or reduced level of business. 5. Additional capital investment in land, building and equipment to permit opera- ', to take place at multiple locations. For the reasons cited above, this addi- tional investment would be in a business environment of restrained or reduced , sales activity. 6. The possibility that inventories at each site might be less than adequate (possibly . . due to the desire to minimize working capital investment and related costs) 1.,. could result in customers having to go to more than one site to meet a pressing supply need. This level of inconvenience would use up customer good will very fast,and the competing suppliers will take up the slack very quickly. Of course, all of these adverse financial impacts would be in the context of future sales volumes that would be diminished by the reduced convenience. • SUMMARY summary, first business,s the dimity and foremost a convenience �;.� ish ment of its relative convenience ur�nma 'since is irs • ienee that would result from a move to a new loco- tion, or from a splitting of the o peration into several locations, would adversely *e. impact KBM's business to a significant extent: Moreover, the additional direct an- , Huai costs that would e in curred by KBM are very significant to n company of its size, and well cou ld diminish its ability to continue the service and product avail- , ability that are its lifeblood. Therefore, by any reasonable ineasurer,it is impracticable to relocate or divide KBM's operation as an alternative to the requested wetlands fill: i 4yr 1 LELAND INVESTMENT COMPANY • REAL DVISOR E�L�k.STATE � 5 18 , i t, • ALTERNATIVE SITES ANALYSIS "° FOR TFIE KNEE,BUILDING MATERIALS CO. • TIGARU,OREGON ' t„ WETLANDS FILL PERMIT APPLICATION, 4�V . , Prepared For: The Law Office of Christopher James, P.L. March 1990 , I I i p ., .wry u L 1`i LEL M 7✓ Y E s i ENT COMPANY : Real Estate Principals Sr Advisors 1 1012 Sont•West King Suite 10 Portland Oregon 97205 Tel 503=222j1600 FaX 503,222-507$ . i1 • c I I I I. o r d. ' ...+:.z...-:,_._._................a......_,,« - - ... ....._,•_ ...J.,......... ..+..,.i,.�...,...,,T,...,..«u..., ,.4.. •.,. -..-., - .. , .-- ..-_....www.«..,.0__......:.,ii.a...,..,._....:M-..:...Y.:;Me'...u,::.. "r 1. w I+ 4' Knez Building Materials Co . • Wetlands Application r''' a TABLE OF CONTENTS Page • INTRODUCTION 1 DEVELOPMENT PROPOSAL 2 • ,/ .N •. BUSINESS GROWTH BUSINESS IMPACTS 4 , 1,,,,,, ALTERNATIVE SITES ANALYSIS Research Methodology ' 7 History of the Business 8 Future Business Growth 8 Site Features & Characteristics 9 Site Search 10 Recent Industrial Sales 13 LI. SUMMARY&CONCLUSIONS 14 , LIST OF TABLES V Table 1 , , M Business Growth At Knez Building Materials Co. 4 Table 2 Estimated Financial Impact of Construction Delays to Knez Building Materials Co. 6 4. Table 3 Listing of Undeveloped Industrial Properties In The Southwest Portion of Portland Metropolitan Area II Table 4 . I Listing of Developed Industrial Properties In The Southwest Portion of Portland Metropolitan Area 12 Table 5 y Undeveloped Industrial Prop er Sales Survey of pe Property ales ' In The Southwest Portion of Portland Metro Area 13 II Irtzrestment Company Estate Principals & Adztisitrs Getarid Real Bs • r M,:.._.a...+a.t.,..a.-.._...-.,. «. .,, ...,....-,..... .-..ar.'+a«.0 .«l..r..l...w.,:.......r. ..r...'+..a-at<..._I....l.e x._a....+.1.a..r.+a..Hn..wu.a.-e.w..a.-:a 4..k,:.'...:a+.•.........,ua:.....1,..- u.-.-.«- ._n.. , . 0. t • • • • �v Knex Building Materials Co . IP Wetlands Application L , 15INfarch 1990 • a KNEZ BUILDING MATERIALS CO. ,, ALTERNATIVE SITES STUD 9 t' Wetlands Fill Permit Application INTRODUCTION xt.ai The predecessor business to Knez l3uilding Materials Co.'(KBM) opened its •, i . doors in 1902 on Southeast Ankeny Street in Portland,Oregon. The company has grown over the years and is today, a successful organization of integrated and diversified companies anies serving and supplying the r P g .,_ construction industry. In 1971, john Knez, Sr.,moved his operations from the city of Tualatin, 1' • Oregon to its present location on Hunziker Street in Tigard, Oregon. The business moved in response to increased market opportunities and the need to rovide for expansion p p nszon of its plant and operat�ons, Also, customers had complained of the travel time and accessibility to Tualatin. A site closer to • , { .*- order site customer satisfaction. Portland was needed in or to maintain custom The �- attractions of the Hunziker Street site include: • A central location, convenient to many of the building contractors served by ICBM Quick and easy access to the freeway system (which reduces delivery 1 time and costs) including Oregon Highway 217 and Interstate 5. • A An established nei g hborhood of compatible industries, '+ • Close proximity to business e ss support service s su ch as banking,rg, shopping, ��� restaurants,supplies, etc. ia L eland htvestnient 'C dmpaiy • Real Estate Prin. cip als & Advisors ,,. as N 1 -...:......:y.,.....n..,.....:....,.._.w+,.i., _..., .... ... ....... _,_..i,................._..._,:_..,.,..o.. ..«.....,, ..,r_.... ..« : ...,,..,.. . ..............,,k.-«_..... __...._......_.... ,_ ., .......wa...,a.. i....«f......,_. ...+...-,,......I..r..-..H..ti,.. .....i.i 0 . I . d Knez Application.. Building Materials Co . Wetlands Applzc . ? • An existing 22,000 square foot buildin g,able to accommodate storage of . • building materials inventory with a drive-through configuration for expeditious loading and unloading of trucks (inside-the building). Trucks can also be stored within the building at night for security purposes. . ■ • Office space in the industrial building to serve as the company's headquarters. • Paved outdoor p p arkin g and storage area. • An adjacent parcel of 3.74 acres was purchased in 1979 for expansion. . The property was purchased for the express purpose of eventually : accommodating more than 100,000 square feet of additional building and necessary parking. a: o •' A right of first refusal was acquired to purchase an additional parcel cif c. land north of the KBM property. This additional parcel is 3.72 acres and . i '' , has a 20,000 square foot industrial building on the property which has been used since before KBM moved to Hunziker Street. The building and operations is owned by a national firm headquartered in Florida. The property is not available for purchasenor has it been since KBM moved to Tigard. the Hun site, company officers full Hunziker Street I . �; • ' When KBM moved to . , mpany office fully expected to accommodate business growth in a reasonable and timely manner through on-site expansion of buildings and operations. , . DEVELOPMENT PROPOSAL L . KBM proposes to fill, develop and occupy a 1.83 acre portion of its holdings of 3.74 This fill site is expansion area .7'4 acres at Hunziker utreet. the south area presently designated as wetlands, The outh e located at t end of the p y gn . L.. company wishes, construct a 50,0 . , high-ceiling an w` hes to 00 square foot single-level, h lr�eex • industrial building on this parcel as well as required off-street parking, ramps and traffic access. A wetlands mitigation program described by David { Evans And Associates, Inc., is part of this subyxiittal ,.. Whil e KB M would prefer an even larger building and site fill, the company tt 4 now proposes to construct a 50,000 square feet building -- the minimum size the organization, Figure' . anticipated to meet the needs of the gu re 1 shows the site and plan E , [.el,and �rtvest»terit Company eal Estate .Principals £a Ad xsors 2 i n p • 1 a, W u i. Knez Building Materials Co . • Wetlands Application • snr•MINININIMS Figure 1 KPJEZ BTJILDING MATERIALS CO. c 7 SITE PLAN FOR EXPANSION ).„ 1*j 1sTs)IT101d fbrp r ---4111**.tior,IIP •-..........-r":"':'.:r.2.-'...-----.,..., \ !! . .,a 1 t � j 1 , } �.i7 Gfi�MV*b I•/, wJ �I p"flr193d t . RLbF...... ' I 1 t• 1 1 1_ RtD paOClr.G1'M�, L 1 4� ,t/ IN. _ 1 u CJ4 1. . 1��� \t C.J.44.0rEL. ( 1 r 1 L 1 I ri.„.... ,.,, .., . iii,e,•-.—,i01i 1 1, f'tdfbra i 1 1.0'✓WY4IR- .,....44,,,,, 1 1 1, . . 1 w4G,t6':tON S .illili I" !re rwwra > , W101iNtS'0$", sCr, p1.L. ! f f6GLe►Gltti•� ..it . 1 1 i t?qO b ------- eta t 1 cD t: Dtht Uth1/.y : ag, .... { • 11' !t , _ l 1I1 L1■CK 1,20 I , , ; 114110 1= I! I 1-'1 % ,4+ �,,'` f li f ■ b ` ... 't 4 : i f St�i�LpP 1 .. •,,�i, 1'SI 1 1 ..`d i '1is t t w. r CS�'o ao CO zod rite<I.:4 t ' 1' 1 • VC 1++Ii 1 1 1 `' Leland Invsstirte 1 rtt Company • Real testate Principals & Advi.. Sbrh 3 I 1. I . a. o. . .-.L:Cr..E..,_...._..,...,....,.e,,,.. _...................U...— ......"a.,,.,...,.....,,,.».....,...,.....,_.. _i. .a _ ,.......,.u...t..,.._,..o...«._......a,_ .�,..,.. -...,. ..M . ,..... .. ., - ,.,..._r,.,,...uL....c..a.Wn.3.w.,1..L..:';:.4.,.....:i,,. t' , y i° Knez Building Materials Co . • Wetlands Application BUSINESS GROWTH • &BUSINESS IMPACTS This section of the analysis describes the growth of the company during recent years and a forecast for t .,short-term future. Also discussed are some of the impacts associated with not being able to expand operations on- , . i., site in a timely manner. During the period 1986 to 1990,KBM experienced considerable growth. This growth has come with operating cost penalties as a result of the company's , inability to expand its plant on-site. q Business growth for KBM and its headquarters operation at Tigard from 1,. r 1986 to 1989 (actual) and 1990 to 1993 (projected assuming expansion) is . summarized as follows: .:. Table 1 BUSINESS GROWTH AT ICNEZ BUILDING MATERIALS CO. 1986 to 1993 (Projected) Company Tigard .__ u lQX , * 1986 $ 7,859,300 $ 6,500.000 61 40 , 1987 $ 7,724,000 $ 7,693,978 59 45 .r 1988 $11,744,000 $ 9,138,864 70 52 1989 $14,400,000 $11,810,312 130 80 1990 $x:7,000,000 $12,400,000 143 107 1991 $20,000,000 ; $13,100,000 160 135 1 i 1992 $23,000,000 $17,900,000 185 160 • 1993 $26,000,000 $23,900,000 210 200 ., I/Assuming expansion into a new 50,000 square foot building during 1990.1991. i Source: Knez Buildin1 Materials'Co. As a result of the li,injtations to on-site expansion; the company has been p .. make to alre a number of non-preference divisions in order to continue to serve its customers and accommodate business growth. These �:;,1 accommodations include,but are not limited to: [ i • , Lelard .i 7estmen� Company y c Real Estate Principals & Advisors 4 ti-a • . , . . . . , . , . . . • • . Knez Building Materials Co . • Wetlands Application , .... . r. ,, , • Land and building of 15,000 square feet were acquired at Clackamas, Oregon to accommodate business growth in the insulation and door . [ • manufacturing operations. The facilities were purchased at Clackamas '. at a cost of$450,000. The annual cost of operations at Clackamas is a $409,480 (1989) of which $75,000 is a duplication of Hunziker Street e • 4 operating costs. ' • Additional administrative personnel are required at Clackamas since it ,, . . is remott, from the headquarters location. The cost of additional 1 '., personnel is $120,000 annually (1989). 47. . • Additional travel time from Hunziker Road to Clackamas is required l*:'' . i-., . , for both KBM personnel as well as KBM customers (who now have to r . make multiple stops to pick up supplies). Additional travel time costs for KBM personnel is estimated at$50,000 annually (1989). .,, - i , • There is also additional shipping time for materials from Hunziker 1 Street to the Clackamas facility (bulk materials arrive at Hunziker • Street). Additional shipping cost for KBM is$15,000 annually(1989). 4 , ° • Trailer rentals at Hunziker Street have been needed to provide , -,,.. additional,secured storage area for building materials. These trailers • . Trailer rentals are$15,000 annually(1989). , Security costs and insurance premiums have increased due to vandalism to trucks and theft of supplies--both attributable to a lack of space inside the building to store trucks and at night and to secure all building materials inside a structure. Security costs,insurance premium increases and losses from theft (uninsured or below the deductible) are$10,680 annually (1989), - • A store dose to downtown Portland store was opened to reduce and/or eliminate small customer traffic and, therefore, minirni2e further , congestion at the Hunziker Road site (lack of parking due to trailers and . • '. [ a , other on-site storage). This downtown store, which would not :. I otherwise be needed,costs $15,600 annually for rent and$23,000 for personnel which is a duplication of staff required at the Tigard site. ii • ) b , i Leland Investment Company • Real Estate Principals & Advisors 5 , „.. II, .,, .„. . • :,•• , , , A,. r } i 0 II, I • Knez Building Materials Co . • Wetlands Application The estimated cost impact of these various factors on KBM operations is f summarized in Table 2. As shown,the additional, estimated cost of 1. . .4 . operations associated with not being able to expand at the Hunziker Street sitL!has been$1,257,300 during the 1987 to 1990 period or an average of , $314,000 per year. u Table 2 k. ESTIMATED HNANCIAL IMPACT OF CONSTRUCTION EXPANSION DELAY }; TO KNEZ BUI,LDING MATERIALS CO. . 1987-1990 (Thousands of Dollars) s. il!l, lnnpact Factor 19.132, 1988 1989 1990 ...isttaL f', Clackamas Facility 1/ $ 65.0 $ 70.0 $ 75.0 $ 80.5 $ 290.0 • i:r ' Additional Personnel 2/ $108.3 $114.0 $120.0 $126.0 $ 468.3 Addiitional,Travel Time 3/ $ 41.0 $ 45.0 $ 50.0 $ 56.0 $ 192.0 Additional Shipping Cost 4/ $ 14.0 $ 14.3 $ 15.0 $ 15.8 $ 59.1 Trailer Rentals 5/ $ 14.0 $ 15.0 $ 15.0 $ 16,0 $ 60.0 Security & Insurance 6/ $ 9.0 $ 10.4 $ 10.7 $ 11.0 $ 41,1 Cost of Downtown Store 7/ $ 31.5 2_11,2, ,L .6 S 41.7 1._..1414$ • Total $282.8 $303,7 $324.3 $346.5 $1,257.3 1/ Additional cost of maintaining a facility in Clackamas,Oregont. 1,, 2/ Additional administrative personnel. 3/ Additional travel time for KBM personnel to Clackamas from Hunziker Street. 1 r 4/ Cost of shipping materials from Hunziker Street to Clackamas. 5/ Rental of trailers to store materials on site. 6/ Cost of security and insurance associated with increasing vandalismand theft. • 7/ Rent and additional sales personnel to relieve congestion at Hunziker Street. ' I I I „ �_ ALTERNATIVE SITES ANALYSIS •, An alternative sites l analysis was conducted as part of the wetlands permit application process. 'The purpose of the alternative sites analysis is to `' ° determine if there are other sites available that will accommodate the a pp licant's business needs. Specifically,ecificall y.are there other sites available where ' . KBM might operate? , I As shown in the preceding section of this reort, the cost of separating KBM � I Y' p g report, I� operations and running multiple facilities (due ttolimitations to expaning at the Hunziker Street site) is in excess of$300,000 p ,i ..4� p annually. 'pII, M Leland In vestment Company • heal Bstate Pri� ci Pals & Advisors 6 Ir ....... , ... .,,.... ....,... ... r.. n.. •,...,..,. ...., .. i. ... n-...:hy..w...4..._.... +r.IN...,.da .._.. ..,...».. �...°w..J.:w.-..r».� .....w—ww....w v-.,. ,_.a....... ....... .... -�_,. ..w.. ,„..cr°_...r,.. _ �.. ....�,°. .��..w_s xuaa°�• ... 1 r p r a. ` , , • .. : Knez Building Materials Cl . + Wetlands Application 1 4 To further split off additional operations would only compound the �• problem-- adding personnel,shipping costs,rent,insurance, travel time, . : p �'p pP� � ° � °,. cost of moving,security, and other duplicate business charges. The goal is for KBM to be able to aggregate its operations at the Hunziker Street site,not further disperse them. . •'. F Two options have been considered in the alternatives sites analysis: • .. Alternative I--The proposed construction of a 50 000 square foot ,' p p � �. building on a filled 1.83 acre portion of the Hunziker Road property. i� , , • Alternative II -- move the entire KBS operation to another site. ,° .I Research Methodology • The methodology for conducting this analysis included the following major ,, work elements• ._,. I Interviews were conducted tivith the officers of KBM to understand the L ' historical and current nature of the business,its growth,dynamics and costs, r • • M r • Interviews were conducted with the officers of assess t h need r ## d y for the company to expand its operations. f;_ • A description of the site features and characteristics that are required was prepared in the event that KBM was to relocate its operation. •• A search of industrial real estate was conducted with major cormriercial real estate brokerages to determine availability of sites suitable to • 1.� � accommodate the needs of KBM. r • A search was conducted of recent industrial real estate sales with major • f. t major _ commercial real estate brokerages to determine prevailing revailin industrial values hes in the narketplace, This researc h was augmented with discussions with industrial brokers who are active in the Southwest ff I ,,. sector of the Portland Metropolitan Area, ti• , . h Leland Investment Company « Real Estate Principals & Advisors 7 r , i - 4. . _ I r .. ., .,..,_.«.._.,,.._w.._,....,:,. w_._.........,.. ...,_,."r..,,..ri.:.,.,...... *rte i..« 1..,..».0�,w,.....a. ....» _..,. • ,T . ' V Knez. Building Materials Co . • Wetlands Application .' Economic/ Demographic Factors The,history of the business has been described in preceding pages. KBM is a L successful and rapidly growing business that serves the construction industry. The KBM business volume approximately doubled between 1986 ,, and 1989. Oregon is currently one of the top ten growth states in the country , ii I y and is projected to maintain that status for five or more years. At present, the Portland Metropolitan Area has the highest volume of apartment construction of any-city in the United States. KBM serves that construction market. • Quality of life, relatively low-cost housing, competitive labor rates, n , abundant water,a strong relationship with the Pacific Rim and lack of . growth opportunity in many parts of the country all contribute to r population and business growth in Oregon and the Portland Metropolitan \rea specifically. In-migration to the Portland Metropolitan Area was between 20,000 and 24,000 people in 1989 and is expected to increase in 1990. This is the highest rate of growth ever experienced in Portland and Oregon. TL ., I Future Business Growth , . W The KBS business forecasts and the company's need for expansion (as shown in Table 1 page 4)is considered realistic given the company's: a. • • Strategic location in a strong growth and construction market--situated ; in the close-in westside of Portland,--the area of strongest constriction' activity. I ' t Established reputation, customer base and market share; demonstrated i'' by a continually increasing business volume. I, I • Expansion into horizontally-integrate d businesses suc h as insulation, 1; and door manufacturing to be tter serve company's the growing base of customers. 1.A , , 4l� Succe sshi operating history and evidence of growths / ' 11 • I, .. .. .. .'t .. .... ..... ,. ., . i'' Leland intiest'nient Co»ipan •. . cal :E9tats Printipu'1s� & Advisors 8 } II • - 1,.+s....,l w..ti. _.. ..,.,..-,,..._.,...uw•._..."ulw.. ....,«...... ,.... _,.+,.,,4..,a`. ,,...♦ .... ..„..., , ...-_-_.,.....1.,... i - .._ ., ,.- ,. - ..•.....,. ....,+„«»,.ni,I..:,Ak.:r,....✓li..-w 4.tr_r.+......t1..MY,:r.J-i..,.l. J Knez Building Materials Co . • Wetlands Application , , In summary,the company needs 72,000 square feet of building.� q area as soon as possible to accommodate immediate and short-term business needs: • Expanded materials storage and materials handling • Insulation company operations • Door manufacturing operations ,b ' Additional office space for KBM and some of the company's clients such IL,,, as insulation contractors. . • Consolidate operations at Hunziker Street to reduce operating costs by , ,� over$300,000 annually. ` The 72,000 square feet of building area will be met through the existing 22,000 s q uare foot building and the proposed 50,000 square foot building on Y the filled 1.83 acre subject site. Expansion of paved areas will facilitate movement and access to and by the 5,000 to 6,000 semi-trucks that arrive at ' the Huniziker Street property• annually (an average of 20 to 23 semi's per � Y g p day). As with the existing building, the semi-trucks must be able to move through the center of the new building; establishing a circular traffic flow on the site. , . [ Site Features & aracteristi • . Ire, order V , ertoe evaluate to alterna tive sites for KBM,a set of criteria was w r,� d. b ire carder to easoestanabl blishe res These n • • � r y pod to are or the exceed conditions the conditions that would available have to at e thmet e H unziker Street property: The criteria includes: . , • A minimum I axle size o If seven en (7 ) acres or 215,000 square feet. • For sites dings, the had to be at least 70,000 wikh existing boil square feet in size. Individual buildings must be at least 20,000 square Ii feet in size and be not less than 100 feet wide;preferably 130 feet wide. • The Y7r buildings must be high enoug h to accommodate easy movement of ii semi-trucks through the building(s) with loading and unloading of ': vehicles on either side. I Le�and Itzestntefi Company • Real J stale Principals & Advisors 9 I . m • ,,. a 1 : „, „ .r. r _...: ti, ,1x1 . 1 K,nez Building,'Materials Co . •• Wetlands Application • The site has to be zoned industrial, permitting the range of land use activities conducted by KBM in its normal course of business and construction of necessary buildings on undeveloped portions of the site • The site has to be located in the close-in southwest portion of the Portland Metropolitan Area --defined as accessable to highway 217 and within reasonable proximity to 1-5. u The site has to be fully serviceable with necessary urban services, utilities,access permitting a steady flow of trucks to the site, convenient site ingress and egress, fire and police and other emergency services. The site has to be flat and usable. R + The site has to be on the market (for sale or lease) and competitively priced. Site Search „ ; Leland Investment Company contacted major,respected real estate brokerages specializing in industrial properties for the purpose of gathering information about industrial sites that met the KBM criteria, These brokerages included: i • Grubb & Ellis Commercial Brokers • Coidwell Banker Commercial Brokerage . } • B112er & Bullier Commercial Brokers • Norris Simpson, Commercial Real Est s Beggs & Sim , Cornme Estate � . • Cushman Wakefield Commercial Brokerage `.. m Sherzer Partners -,Development Company k * Macadam Forbes Real Estate Company The site criteria were described to key industrial brokers within each of these organizations. Information was requested about the availability of ' specific properties on the Southwest side of the Portland Metropolitan Area, The research did not'rev nY sites that met the criteria in lose-in s,� 'Tiar�orBe ' cz cola crit thec g averton areas, P;, Additionally, p rior to thi s a.ltern ative site s analysis, officers ers of CBM independently conducted a search for an alternate location. The search included both discussions with re al estate brokers an.. d a helicopter flyover o f ' the region. ° They were unable to find a site that met the company's needs. , . . . . j ' r le tarid .irvetmrtt Comp an y • Ieat Estate Principals & Advisors 10 . . , t. • w Knez Building Materials Co : • Wetlands Application Nevertheless, information was gathered on eight undeveloped industrial _ sites located in the outlying fouthwest portion of the Portland Metropolitan Area in communities such as Tualatin, Wilsonville,Hillsboro, Cornelius Pass and similar areas approximately 15 to 20 miles from Portland. These sites are listed in Table 3 following. However,as previously mentioned, ICBM customers complained of the company's previous location in Tualatin. Table'3 h l i Ik LISTING OF UNDEVELOPED INDUSTRIAL PROPERTIES IN THE OUTLYING SOUTHWEST PORTION OF THE PORTLAND METROPOLITAN AREA ;1 March 1990 Site Size Indust. Distance Cost , .: i No. Location a Zn1ing. To Freeway Lisitii 1 Tualatin Business Campus 27 Yes 2.00 miles $1.38 Tualatin, Oregon ParkWay. u 2 I arkN►ay Cen�;er 65 Yes � 0.50 miles $2.50 -' Wilsonville, Oregon . / 3 Quad 217 Corporate Center 28 Yes 1.00 miles $4.00 Wilsonville, Oregon , 4 Wishing Well 32 Yes 1.00 miles $1.32 Cornelius Pass 5 Tualatin Commercial Center 3 Yes 2.00 miles $2.70 , Tualatin/Sherwood 6 Southwest Tualatin 8 Yes 3.00 miles $1.95 ... Sherwood, Oregon r% 7 Coaxco Property 6 Yes 3.00 miles ¶1.61 ,, Tualatin, Oregon 8 Southwest 118th, 20 Yes 3.00 miles $1.61 r "Tualatin, Oregon 10 8250 SW Huniziker Street 3 Yes . 1.00 miles $2.75 Tigard, Oregon The real estate brokers contacted as part of the analysis indicated that the N, cost of undeveloped ustrial.land tends to y e in direct proportion to 1, co develop industrial rid to + decrease distance from the center of Portland (as shown in Table 3). Discussion with the brokers further indicated that land.in the Tigard area pa i .g -- particularly near Hunziker Street s rt er " "� ells for approximately$?.75 to ��.�5 per square foot L. when it is available. . 4, Leland investment'CO ipany • Real Estate Principals & Advisors 11 �r ti • to Knez Building Materials Co . • Wetlands A, lication a u FP 4 The market was described by several of the interviewed brokers as being "a very tight market--both for close-in undeveloped industrial acreage as well • -as industrial buildings." Only a,very limited number of parcels are • available near the KBM property, typically properties of 1.5 acres or smaller. ,. Both the small parcels and the outlying undeveloped industrial properties do not meet the KBM site criteria. Finally, no properties were found in the Tigard and Beaverton area,with a building size confi:. ration or hei•ht that met the criteria identified for KBM. Table 4 shows represeantative industrial properties available for sale or lease with buildings on the site in the Tigard and Beaverton area. Table 4 :. . 1. ■ LISTING OF DEVELOPED INDUSTRIAL PROPERTIES It ERTIES IN THE SOUTHWEST PORTION OF THE • PORTLAND METROPOLITAN AREA a March 1990 tee • e Size Site Sate Building. Distance ' l: hat Location n_ r____. Acres ;ize/sf, Tc� Hreeoray 1 6900 SW S 15,000 2.00 miles �4l and3vuir 1..0 15 00 2. m g ,Tigard, Oregon 2 7340 Landmark Lane 0.8 12,000 1.50 miles Tigard, Oregon 3 11113 SW Greenburg Road 4.7 19,250 1.50 miles Beaverton, Oregon 4 SW Nimbus Drive 6.0 43,800 0.50 miles Beaverton, Oregon 5 10385 SW Cascade Blvd 8.0 56,132 2.00 iniiv. Beaverton, Oregon Also, there are .r of multi-tenant spaces available in tl o; th number the Southwest ,; , mar s. Y , 1 market, however, such industrial space (multiple tenants in the same t. structure) and the properties listed above,do not meet the KBM site criteria • f, Leland stntent Company • Real 8 Principals 'stirs 1 L I.vtve p � st`ate Prattci "cols � Advisors � f' 7 i 1.' . 9 5' • • c.1 ;,t Knez Building Materials Co , • Wetlands Application Recent Industrial.Sales a Research was conducted to determine the value of industrial property based. on actual sales in the marketplace. • Research included undeveloped properties as shown in Table 5. The data indicates that close-in industrial land sold for approximately$2.20 per,square foot in 1987 to 1988. Current pricing reflects the tight market and the .K growing Oregon economy where comparable land is now selling for$2.75 to $3.25 per square foot (when it can be found). This represents a 36 percent increase in land cost in less than two years. I l' Table 5 ' A SURVEY OF UNDEVELOPED ,ll : . INDUSTRIAL PROPERTY SALES IN THE SOUTHWEST PORTLAND . METROPOLITAN AREA March 1990 1/ , Size Price . nsat a 0 E 2-88 Koll Business Center, Beaverton 5.16 $ 545,000 $2.42 3-87 185th Er Walker, Beaverton 8.00 $ 489,756 $1.41 I t 1-87. Twin Oaks Drive, Beaverton 9.09 $ 857,130 $2.16 ' L.. " 6-89 Southwest Avery,Tualatin 7.20 $ 866,750 $2.76 C 2-89 Southwest Boons Ferry, Tualatin 12,76 $ 960,000 $1.73 8-89 Fourth Avenue, Cornelius 5.05 $ 245,000 $1.11 E' 2-89 Northeast 53rd, Hillsboro 5.50 $ 287,560 $1.20 i! 11-89 Northwest Cornell, Hillsboro 5.79 $ 462,760 $183 ?' 7-89 'Alexander lexan er Street, Hillsboro 18.64 $1,400,000 $1.72 I Northwest Cornell & Walker 12.48 $ 930,000 $1.71 8-89 West Kinsman Road, Wilsonville 17.00 $ 974,924 $1.87 3-89 Interstate 5 ,Front. Rd, Wilsonville. 77.99 $1,008,800 $1.29 Note: Research is of sales of industrially zoned,undeveloped property that occurred during the period 1981 to'1989 and were in the 5 to 20 i acre parcel s zei 1 i I ) i• 1 fii 1 , �' v • Leland : rtve?,tmeitt Compare ~ Real E'sta,te Prirtci'i als &I...Advisors 7j ( P l ti t, I I f I I ' -"«x....k.-...a•.w....M....u.»,. ,. � ,.._- ..w..,..._._.,..,u_..,.,_,...«w..:a....u.,„..,t+.»,.r.�L.....x•1.�.n..m.r..».,a....,...,.a.._..,.. .,..,.,. ., ,. -. .-._. - ..M w,w..k,,..,._...«,.........�«I.<_.u:'.s.:w,m„.......•I., ,. ,• I:. . . • : ' Knez Building Materials Ca . • Wetlands Application ' ifSUMMARY&CONCLUSIONS '. • The summary and conclusions from this analysis of alternative sites . . includes the following: rr KBM is an established, successful and growing business serving the . building trades and construction industry. The company sought out the location on Hunziker Street and purchased adjacent property to ;, ' , meet the needs of its customers. • KBM is currently operating under difficult and crowded conditions. The financial impact of fragmented operations exceeds $300,000 annually. 4, Moving the company to another location is not an option (Alternative I). The customers support KBM in large part because of the • L. convenience of the Plunziker Street property to the freeway system, and v, • .. the site's relatively centralized location to development activities in the Portland Metropolitan Area. I • A search of industrial properties reveals there are no undeveloped ol. developed industrial sites in the vicinity of Tigard or Beaverton; Oregon. I' that meet the site selection criteria. The close-in Southwest industrial supply market is very tight as evidenced by lack of product to sell and „ rapidly rising prices. 1; Although the company has a right of first refusal on adjoining property, Although p y g that property is not for sale nor has it ever been since.KBM has been at the Flunziker Street location. r • KBM needs the proposed 1.83 acre fill site to maintain and continue its successful business growth,stop excessive operating losses associated ' •" .: with multiple sites and congested conditions, and better serve its customers (Alternative 11). KBM's inability.to expand business operations on its present lunzi Cer -w. Street site will likely force a reduction in business growth,loss of market share, reduce price competitiveness,reduce customer satisfaction and negatively impact business opportunities. + � .. � sfactxo Leland •Investment Corn an Real Estate Principals ti 4 v n • l r • • • • • • • RECEIVED PLANNING Cjt:ti d2 Division of State Lands OEC ° ` 1992 Permit No.: 5678-Renewal .. . 775 Summer Street NE Permit Type: Removal/Fill Salem, OR 97310 Waterway: Red Rock Creek tr 378-3805 County: Washington County .. 378-3059 Expiration Date: December 2, 1993 PN•009025 • JOHN S.KNET .SR. LS AUTHORIZED IN ACCORDANCE WiT.h• ORS 196.600 TO 196.990 TO PERFORM TELE . OPERATIONS DESCRIBED IN THE ATTACHED COPY OF THE APPLICATION, • SUBJECT TO THE SPECIAL CONDITIONS LISTED ON ATI'A A AND TO THE FOLLOWING GENERAL CONDITIONS: 1. This permit does not authorize trespass on the lands of others. The permit holder shall obtain all necessary access permits or rights-of-way before entering lands owned by another. • 2. This permit does not authorize any work that is not in compliance with local zoning or other local, state, or federal regulation pertaining to the operations authorized by this permit. The permit holder is responsible for obtaining the necessary approvals and permits before proceeding under this permit. 3. All work done under this permit must comply with Oregon Administrative Rules, Chapter 340; Standards of Quality for Public Waters of Oregon. Specific water quality provisions for this project are set forth on Attachment A. 4: Violations of the terms and conditions of this permit are subject to administrative and/or legal action which may result in revocation of the permit or damages. The permit holder is responsible for the activities of all contractors or other operators involved in work done at the site or under this permit. 5. A copy of the permit shall be available at the work site whenever operations authorized by the permit are being conducted. 6, Employees of the Division of State Lands and all duly authorized representatives of the • Director shall be permitted access to the project area at all reasonable times for the purpose of inspecting work performed under this permit. 7. Any permit holder who objects to the conditions of this permit may request a hearing from the Director, in writing, within 10 Clays of the date this permit was issued. C� .state-owned submerged submersible land, t most comply and the applicant NOTICE: • mTZ •E If removal vleasin and royalty provisions of ORS 274.530, If the project involve.. ■ creation of new lands by leasing on state-owned submerged or submersible lands, you must comply - relieve the permittee with ORS 274.905 274.940. This permit does not rel p mittee of an obligation secure appropriate leases � i �State Lands, to conduct activities on state-owned submerged or submersible lands. Failure o comply with these requirements • !' may result in civil or criminal liability. Poi- more information about these requirements, please contact the Division of State Lands, Waterway Leasing Office, 378-3805: Gary Gustafson,stafson y �is ,Ac Ling'Director I a, Oregon'Division of State Lands . .Det ember°24, 1 992 A I.,'ord Sign/attire Date Issued �. •.4YrY • .. N • Y •,' • P • • ATTACHMENT A Special Conditions Ons f0 r Material Removal/Fill al/Fill P'ernnit No. 5678 1. This permit authorizes the removal of 2,950 cubic yards of material and the ; • placement of up to 2,775 cubic yards of fill material in Section 31,T2 S, R1W (Red Rock Creek and adjacent wetlands) for construction of a new 50,000 sq. ft. building and associated parkin g permit application,as outlined in;the attached ermit map and drawings. This permit also authorizes the removal of up to 3,950 cubic yards of material in Fanno Creek Park and Greenway Park for wetland enhancement, subject to condition 9 below. I � 2. Work in the waterway shall be done so as to minimize turbidity increases in the water that would degrade water quality and damage aquatic life. Turbidity shall not exceed 10% above natural stream turbidities, except as allowed by • OA 340-41. , 3. Petroleum products, chemicals, or other deleterious materials shall not be allowed to enter the water. 4. The operation shall be conducted behind a berm or leave strip or sediment barrier sufficient to isolate the operation from the free flowing stream and wetlands. 5. Waste materials and spoils shall be placed above the bankline and not in any • unauthorized wetland areas. 6, The stream shall not be diverted from the natural bed. 7. There shall be no operation of equipment in the activ e flowing stream between o berms(i.e. October 1 and June 1. Temporary straw bales ) shall be placed below the in-water work area during construction. The streamfiow shall be around construction area durin r the in-water work period.diverted al� d the � during� in k lieritod Two weir structures shall be placed on.lateral ditches to Red Rock Creek at location indicated on modified.permit drawing heet 3 of 8. 8. Removal of existing woody vegetation shall be minimal. MITIGATION CONDITIONS g conditions apply to the Mitigation Plan as described in the 9. The �win co ` ` � �ali�following application as depicted icted on Sheets e atxon and'a p. 5A through 8B of$: o a, ��e wet and eexcavation and grading'In�Farm Cr eek Park and d Greenway Park shall be completed prior to September 30, 1991. I b. The wetlands shall be excavated t o th e de p th and slope specified in the Mitigation Plan page one I} • • • • j • Attachment A RF 567.8 Page two _ C. The shoreline of the wetland enhancement areas shall be seeded or planted with grass and/or legumes, and native shrubs and trees as • outlined in the Mitigation Plan and modified Planting Plan Legend(Sheet • 7 of 8). A total of 500 plants shall be planted of the following species: red • osier dogwood, chokecherry, cascara,Oregon ash, serviceberry, red-flowering currant, blue elderberry, red cedar, hawthorn, and • ninebark. The planting arrangement will be generally as set out in the mitigation plan, but may be modified by the Division of State Lands or the Oregon Department of Fish and Wildlife(ODFVV)based upon input from they property owner or other i.nfola m ation which would justify a deviation from the plan. Following planting of the areas, the vegetation shall be allowed to establish a natural character with minimal •. maintenance. The criteria for success shall be a seventy percent survival rate of desirable planted or, recruited species at the end of each year for a period of three years. • • • d. Donation of Funds, The permittee shall provide $50,000 for compensatory mitigation work as prescribed below: • (1). The permittee shall purchase $20,000 off excavation and grading equipment time from Olsen Construction Company of Forest Grave, using whatever portion of that time that is necessary to complete the mitigation work at the three sites on the Tualatin,Hills Park and Recreation.District property. Thereafter, any remaining hours " • • will be used for wetlands enhancement work at the Ferni11 ° • Wetlands site in Forest Grove. The remaining work at Fern Hill Wetlands will be under the supervision of the ODFW; the permittee • will have no responsibility for oversight, management, or follow-up on this work, • (2). The permittee shall additionally provide $5,000 to a contractor selected by ODFW for off-site wetland enhancement/creation work *' at the Fern.Hill Wetlands site. Work will be under the supervision a: • of ODFW; the perrnittee will have no responsibility for oversight, management, or follow-u on this work. �' s follow-up w planting work on the (3)Y At completion of the' construction and lantn.n. Tualatin, Hills Park and Recreation District property and u upon receipt of firm estimate mitigation, management, z roc f a stiinate for nut• � n., site ,and monitoring, the permittee shall provide funds for wetlands creation/enhancement work in,t a.e Tualatin River Basin to a selected shall be contractor 0 000 in s ��condition amount of funds �h $50,000 y FW��txon 9 The a special �2 p and the cost of mitigation the $5, n less the 9(d)(1) above 000 in sec `al conditi 9(d)(2) above; Park plantings,: p ` 'on Y , s o I site management, and monitoring at the Tualatin Hills Park and. Recreation District property, Y -, mitigation plan Y objective of they r acres of vv'etl�.cl, e+ The o ve atio lan xs to enhance�.o habitat in and create additonal and at the Fern " ad al wv'etl habitat � • Hill site in sorest Grove to compensate for the loss of 1.71 acres of filled on an con's. ens�ate wetland habitat. • • Attachment A �. RF 5673 ` Page three MONTT i BIN C • I _ 10. To insure a successful habitat replacement the permittee shall, for period of three years,maintain.the enhanced wetlands integrity until vegetation has become established. 11. The permittee shall establish fixed photo stations, and vegetation sampling quadrats as specified in the Monitoring Program,of the Mitigation Plan(page 6). A monitoring report shall be submitted annually to the Division of State Lands for a period of three years. CONTINGENCY MEASURE • 12. Following recei • ..................»A.........n..,, > IrYe........,.........NN.+.4....+..ww:4-Mw..aisln.. AGENDA ITEM 2.1 . • MEMORANDUM CITY OP TIGARD, OREGON TO: Larry Epstein, Land Use Hearings Officer . FROM Jer Offer, Development Review Planner DATE., July 22, 1991 • SUBJECT: Knez Application Supplemental Report and Additional Variance Request I • SDR 91- 0001, SLR 91-0001, VAR 91-0004 • On June 24, 1991, you issued a continuance of the public hearing for the Knez Building Supply application in order to allow interested parties additional time to review new information submitted by Knez's representatives at the hearing. In addition, the continuance was to provide the opportunity for Knez to request an additional variance that was not included in the original application. The applicant's representatives requested an opportunity to request a variance to Community Development Code Section 18.84.40.D which requires a 25 foot development setback from wetland areas designated as a significant wetland area by the Comprehensive Plan's Floodplain and Wetlands Map. The wetlands on the subject site have been designated as significant wetlands on this map. On July 8, 1991, David Evans and Associates, representing Knez, submitted a request for a variance from the significant wetland setback standard. In addition, David Evans and Associates submitted a supplemental report in support of the Knez application and a revised site plan. This submittal also includes r'1 withdrawal of the earlier request for a variance to the minimum required parking for the proposed use to be replaced by a request for approval of an exception to the parking standard as recommended by the dune 17, 1991 staff report. Notice of the July 29, 1991 hearing on the amended application has been provided as required by the Community Development Code. In addition, Knez's representatives have provided a copy of the U.S. Army Corps of Engineers permit for the proposed wetland filling and modifications and off- site mitigation project. These additional materials are attached for your review. Staff Response to ,SUpplemental Report and Revised Plan a. Plan Modifications In order to provide increased area for a buffer from the wet:-.ands on the site, ', the site plan has been revised to decrease the size of the building by 1,200 square feet, the building was shifted 12 feet to the west, and parking areas on the .. . east ern te r n Sid of the building were relocated. Three handicapped ac c es si bl e g sp ced were added one additional standard space has been provided. Staff f inds that these changes are consistent with Community Development Code standards, ce t with regard wetland an d front standards which the applicant haS requested v ran es. In addition these site p lan ° Changes reduce the amount of variance necessary from the wetland setback. b. Pront Yard Setback Variance Request The S_isplemental Report provides the applicant's proposed variance justification ' f,.or a reduction from the required 30 foot front r a setback to al.low the southw ester n Corner of the buildin g to as Close to the front p ro ert y line. The justification on tat m_nt is at p g es 3 and 4. • • • t, i •f, C ., • A Approximately 14 to 15 feet along the front of the building would intrude into • the setback area. Based upon the applicant's and the applicant's representatives testimony at the June 24th hearing as well as the improved justification statement, staff would normally be willing to recommend approval of the requested variance. However, staff feels that the same objective can be obtained, without needing to grant a variance, through approval of a setback exception "as provided for by the Site Development Review process. Code Section 18.120.170.A provides • for granting an exception to the setback requirements of the applicable zone if it can be found that the requested exception will result in the following: 1. An exception '1iich is not greater than 20 percent of the required setback; 2. No adverse effect to adjoining properties in terms of light, noise levels, and fire hazard; 3. Safe vehicular and pedestrian access to the site and on-site; 4. A more efficient use of the site which would result in more landscaping; and, 5. The preservation of natural features which have been incorporated into the overall design of the project. The requested 24 foot setback for the southwestern corner of the building is 80 percent of the normally required 30 foot setback. Therefore, a setback exception would not be greater than 20 percent of the required setback. The buildings adjacent to the proposed new Knez building in all directions are a substantial distance from the proposed building and therefore there would be no foreseeable adverse effects upon adjoining properties in terms of reduced light, increased noise, or fire danger. The requested reduced setback would not 4 ; feet vehicular ' or pedestrian access in any way. The proposed site plan adequately provides for ' pedestrian sidewalks and safe vehicular access. The reduction from the required front yard setback would provide for preservation of wetland area on the northern portion of the site as compared to forcing the proposed building northward to meet the : :andard setback, By allowing for additional wetland retention, the reduced front yard setback will result in at least the same amount of natural and °man_made° landscaping, if not more landscaped area because a building further to the north would necessitate a longer sidewalk and longer driveways to serve the proposed building and a resultant decrease in landscaping. The standards for an exception to the front yard setback requirement are therefore satisfied. The 24 foot setback should be allowed as proposed. c. Wetland Setback Variance Request The Supplemental Refit proposes a justification for a variance to the required 25 foot setback from a significant wetland area at pages 4 through 1. The site A. plan has been revised to provide a buffer along the west and south sides of the wetland area to provide a 25 foot landscaped setback area which is tapered t0 a ' ' minimum width of 15 feet in areas where necessary to provide an adequate turning : L' radius for tractor/trailers anticipated to use the driveways. Staff accepts the . S, plemental Re'port's proposed findings relative to this request as appropriate and adequate findings satisfaction A the variance approval criteria. Sta 'g in of' would also add a comment to the discussion for Criteria One that a 25 foot buffOr y1 the buffer width azid �ar northern 1 y aF is to be provided in areas adjacent to the g + area on the northern adjacent to area that is 'prxmarilywa stream channel and less of wetland wildlife would be t y habitat. Because the buffer hob er reduction,woul.d occur in this area where the width buffer would wetlands t a ear to be any impacts 'of the narrowed, of np significant. , ,Suppleme` , Staff recommends approval of the rcglxasted variance with, the ntal proposed findings approval. Report's ro osed fa.nci�tn s as the basis, of the support for the p roval ! I • y. ' 4 ' , A • i • 1 d. Wetland Vegetation Modification Issue 1:. Mr. ,Mark Wilson testified at the June 24, 1991 hearing on this matter regarding the proposal's potential effect upon the Deschampsia wet prairie vegetation on this site. You were provided with a copy of Mr. Wilson's April 17, 1991 letter' 4e to Earle Johnson of the Oregon Division of State Lands. In addition, a letter was received from. John A. Christy of the Oregon Natural 1` Heritage Program urging reduction of the fill area that would disrupt tufted €'' • - i; hairgrass prairie on the site. This letter is attached to this memo. Staff asses that Mr. Wilson and Mr. .,nristy are describing the same prairie J vegetation on the site. • • Mr. Wilson's testimony on June 24th raised objections with regard to the proposal's consistency with Plan Policies 3.4.1 and 3.4.2. Policy 3.4.1 states: The area shall designate, by definition not by location, the following as areas of significant environmental concern. . a. Significant wetlands; b. Areas having educational research value, such as geologically and scientifically significant lands; and, c. Areas valued for their fragile character as habitats for plants, animal or aquatic life, or having endangered plant or animal species, or specific natural features, valued for the need to 0 protect natural areas. 1 ,I Policy 3.4.2 states: ' a. Protect fish an wildlife habitat along stream corridors by managing the riparian habitat and controlling erosion, and by requiring that areas of standing trees and natural vegetation along natural drainage courses and waterways be maintained to the maximum extent };" . possible; • b. Require that development proposals in designated timbered or tree I, areas be reviewed through the Planned Development process to 1' b minimize the number of trees removed; and, c. Require cluster type development in areas having important wildlife habitat value as delineated on the "Fish and Wildlife Habitat Map" ; on file at the City. ;'• + • • • While staff appreciates Mr. Wilson's and Mr. Christy's concerns with regard to k' a diminishing resource, staff finds that the. City already has designated this area by location as a significant environmental concern by its designation as a I'.'• significant wetland on the Comprehensive Plan's Floodplain and Wetlands Map and !` has followed the Goal S process and has made decisions on how to manage this +' ,'' resource area. The subject site is included within the area noted in Volume I of the Comprehensive Plan as the wetlands associated with Vanno Creek between 1`, Fall Boulevard and Bonita conflict with resource fully e I note that the City industrially • onita Road. Volum s t, to stria y a>,Zow uses which valuer e Cite has decided within x.ndu , . Y g as within the p 7 s w provisions of the Sensitive Lands proces Community Development rt C de to Further, the Council delegated designated are process '' t' ,, ' • decision-making on wetland resources than are also subjedt to Corps of Engineers ' . thoseragendies. Because those agencies have issued perm s for of ` s of g : • this wetland area and the issue of the prairie vegetation Modification has 'also need not, re their permitting pros , staff believes Staff finds thatl + been raised in t p ses the Hearings `' ider . consider this issue with regard B to Policy 3.4.1. the proposal is consistent with Policy 3.4,2 because the proposed project" Would include repladement of exiSting riparian vegetation with th other typical riparian 1 , 1 I I r , 1 .......• - ,...,...«..._rr....t.. _vrr .,., ,.,av_.�....,..+... ..Ga uA+.r...a..._,..x.......-.....0 .. ..o-a w.-.. ro..•krw Ln.a....:1.....jl,:.al.—li...d,r-+r..roYr.w.{...._.A.r.... •'' �' ql rl• vegetation and would include measures intended to reduce erosion and improve water quality in Read Rock Creek. Recommendation Staff recommends approval of Sensitive Lands Review request SLR 91-0001 subject to the ::onditions of the Division of State. Lands and Corps of Engineers removal/fill permits. Staff recommends approval of Site Development Request SDR 91-0001 subject to the • recommended conditions of l approval of the June 17, . 1991 staff report on this matter, except that the first paragraph of condition 2 should be omitted. Staff recommends approval of an exception to the I-L zone's front yard setback to allow a minimum 24 foot front yard setback as proposed. Staff also recommends approval of an exception to the number of required parking spaces. The exceptions are provided for by Code Section 18.120.170.A and B. If the Hearings Officer is inclined to approve the front yard setback exception, it is •• recommended that the applicant withdraw th' front yard setback variance request. - I I Attachments: Knez Application Supplemental Report from David Evans & Associates 7/8/91 letter from Roger Harris with Corps permit 7/17/91 letter from John Christy to J. Offer and B. l4ulhearn Comprehensive Plan, Vol. 1, pages 1-101, 1-102 $46/ (://i t I I I �a/�tx�z.t�ca I , I , r '. 4. )401/ yie:t4,04„,f AO 1/41) 4471(/ OF / , ., . • 1111 p w • • RECEIVED --(Drew 17 Jul 1991 Eli !. , i 1991 • Mr. Jerry Offer, Ms. Bonny Mulhearn COM Ut I i i' DEVELOPMENT . ' NATURAL Planning Department HERITAGE City of. Tigard P.O. ROGRAM wO• Box 23397 339 . Tigard, OR 97223 Subject: Knez Sensitive Land Review/ Site Development Review Dear Mr. Offer and Ms. Mulhearn: I understand that a continuance on the development proposal f or the Knez property party was gr_anted by Larry Epstein until July 29. I was asked to view the the property by Mary Yoshinaka o f the U.S. Fish and Wildlife Service, when that age'icr was reviewing a fill permit with the Army Corps of Engineers. The enclosed copy of my letter to Mr. Yoshinaka outlines my findings and recommendations, and I request that it be included in the hearings record. If you have any questions, please call. Sincerely, • J y 7;iTTh . h y tiandS Ecologist A COOPERATIVE . PROJECT OF 1205 NW 25th Ave, o rtia G n Oregon 97210 (503)229-5078 MX(503)228-3153 • 4 • , i ' • 6 4 a I 31 May 1991 . NATURAL Mary Yoshinaka , HERITAGE U.S. Fish and Wildlife Service Portland Field Station PROGRAM • . 2600 SE 98th Ave. , Suite 100 . ., Portland, OR 97226 , Dear Marv: : Many thanks for showing me the proposed fill site at . the Knez wetland in Tigard on May 9. I was impressed by what I saw, and want to comment as part of the i wetland fill review process. . To the best of our present knowledge, the Knez site is highly significant and it should be protected. , Although we haven't been able to conduct intensive inventories, nor investigate the historical background of the Knez site in particular, it appears to be the ..soit only surviving example of native tufted hairgrass prairie known to occur in the Tualatin Valley. It is a . high-quality remnant that is in surprisingly good condition despite the impacts of surrounding developments. The original extent of this prairie in . . the Willamette and Tualatin Valleys has been estimated at 150,000-500, 000 acres and 25,000-50,000 acres, respectively, with 99% or greater losses in both cases. The Oregon Natural Reritage Program ranks the western Oregon interior valley tufted hairgrass community as . G2S2, threatened globally as well as locally. The plan should be modified to fill only up to the southernmost east-west drainage ditch (see attached map) , thereby eliminating about 150 feet of fill that .• would cover high-quality prairie. I The proposed on-site sedimentation pond, channel . widening of Red Rock Creek t riparian revegetation, .. - stormwater swales and log weirs are all unnecessary and will only further the scarification, dewatering and A COOPERATIVE weed problems in the wetland. The drainage ditches PROJECT OFt will fill in on their own from sedimentation, and the • • entire prairie will serve as a stormwater retention --- ' basin during flood events, Without any additional -- Th engineering. r '•••=4" - *.! iNkhle90 cro minty . 3;i' Finally I am troubled by the off-site mitigation . A plans, which appear to be costly, engineered solutions with mediocre results. Many experts I have spoken with 1205 NIVV 25th Ave. • have voiced the same concern. The prevalence of reed 1 Portland,Oregon 97210 • canary grass at these sites will greatly diminish (503)229-5078 PIO( -3153 survival of many species (including tufted hairgrass) 03)228 that are proposed to be planted. ,.. 0 , , , . . • ' .....-.... ..r 1.......a....All..-..,..a. .,.,....... ...,. .. i. .. u..,.i.,-_.......»F._... tur...w.....-,..1-«»........,,.«.......«r...u........ ,. .. i - ., »...t. a-. ..n Fa.itp, n . I I The proposed S50,000' inmitigation monies would be better spent on (1) restoration of the tufted hairgrass prairie at the Knez site and (2) funding a comprehensive inventory of the Tualatin Valley to determine the historical extent and present location of any surviving examples of tufted hairgrass prairie. These two activities would go much further in preserving diversity in the native landscape, and preserving native wetlands in particular. It would also give us badly-needed data to make more rational decisions about future wetland fill applications in the a Tualatin Valley. f Sincerely, ,: +hn A. Christy Wetlands Ecologist I''. cc: Bill ';arks, DSO, Ken $a.erly,UAL Jack Broome, Wetlands Conservancy I I I , I III I II yy \ I II I I ' :>' ,, `�\ ). , N , ` - am It . . aio*SMS.1.-- .,. ."....f.,:,::,•'1.1:-..:..::,.:z •:•:-71:171,.:.4%-:-:-.:,•:::-...: • •.i• ,,, .w : ,�: �• ::�.•: , ......4....,:.. ,:„.... ...- ' ...,.,:. :,.....:41:11....,-;:77.7./.:H.....;.:,.....1.i.:: :, ::::-::::::.:49.g...„..:::::.,•::.....ii:1, . • ' : . Lw • w I '°° - •+ w ® -7.- j tom'• • rr :y,'.;: ::='•. \ . ' . 'I ''''. '-'-'::::::::-.-. ...,, _.. • . ' • 0 • ''''''.""*"..".%C.%.... .' I I . ...:::1.:;.:'....R,:*•7 1:.......:::.:.............;::*..: 1.'' .i01 lei ig Si Ilk..z. ; ill I "*r:1 r:4*VA:,.'Ira 1:••••::1*. •.••••••• •" •••••••,*- 0 , Ills ii� gyp{ *:4 •:.-'wCr�i: , .�* 1r-A A .� :'r:•` t-, r \ . . C)I . : 't taos pia--1' - . \ii , , * 11, a . . 1143:i -- 101 _ . 'Itz.) , 2 -ii-.. \\:4414114,1 a I z/k&,k • , ,,• w II ti \ 411(;:116 y \ 0 : 0° iloutt) 5E ,l:r• MI A la re ' an '� • - for c1 • qty' �, , �,�,C9•1111 1I tOn ; APP , • :. ^ • -_.. . r2t"f S`�.•'- r ' ' „.,, ,,•' rte , 0 ,, I! a • • ■ this limit • The staff recommendation for thx� Goal #5 resource area is to: �.) 1i conflicting uses on the industrial side of the creek, 2) provide any ''�� ,\ pedestrian/bike pathway that may be °equired with this section of the ) floodplain/greenway area, 3)perform any necessary' channel work for Fanno' V, Creek to alleviate existing and potential increased flooding along Fanno Creek. Residential development along the west side of. the floodplain would be prohibited. Twenty-five percent of the density on the unbuildable hand • may be transferred to the buildable portion of the land for development purposes, ;I!.;` , I. Fanno Creek Hall/Bonita -- Bonita/Durham The Fanno Creek floodplain south of Hall Blvd. and north of Bonita Road was considered to be a significant water area and open `' space/recreation resource, The resource includes the land within the 100-year floodplain, approximately 50 acres in area. The 'majority of the floodplain area south of Hall Blvd. to about the Bonita Firs development is heavily wooded and provides an excellent buffer for the residential areas along the west and south sides of the creek. Light Industrial designated areas border the creek on the north and east sides. Besides serving as a buffer, the wooded areas also support a wide variety of small birds and animals. • Residential development within the 100--year floodplain is prohibited,' in accordance with policies 3.2.2 and 3.2.3 of •Tigard's adopted Comprehensive Plan, Although if additional residential development does occur adjacent to the floodplain/greenWay are a pedestrian/bike pathway would be required to the development, in accordance with the standards set forth in the Sensitive Lands :t chapter of the Community Development Code. The areas adjacent, and in some cases within, the 100-year floodplain area have been determined to be needed and desired industrial . � development sites, which are vital to mainta:kn Tigard's strong commercial and industrial economic base, These sites are abutting ,, railroad tracks and have easy access to collector and arterial ',, classified streets. The need to develop these sites may, in some instances, require a portion of the floodplain area to ,be altered in order to adequately accommodate the developments. Any such proposals would be reviewed in accordance with the standards set forth in the Sensitive Lands section of the Community Development Code, to ensure that there would not be any adverse impacts as a result of any such 4:• development, • The staff recommendation for this resource area is to limit conflicting uses on all areas within the floodplain that are designated for residential uses The limitation would include any pedestrian/bike . pathway that may be required of development, plus any �. ' existing necessary y channel l work along =a nno Creek to a l lev iate and potential increased flooding along Fanno Creek. Actual r es idential development w ithin the floodplain area is prohibited in accordance with policies 3,2,2 and 3 � � Twenty-five the on of the land for , . . 3 , y- percent of t; density n the unbuildable portion of I. the land may be transferred to the buildable portions development purposes; provided all of the applicable Code requirements are met. I -1ojl I I I I I II I I I �I, . • I I • tt On areas designated for industrial uses within the floodplain, conflicting , , uses will be allowed fully in accordance with policies 3.2,2 and 3 .2.3 and the standards set: forth in tho Se>n,i t.i ,t> t.4arid;t chowt or• or t t►o Community Development Code. J. ' Ravine 108/113 Tualatin Floodplain This resource area is actually part of the Tualatin Floodplain area, yet has a setting much unlike the normal floodplain area. It has, therefore, been considered' 'to be a significant open space, water shed c and wetland area; and it includes all of the land designated as �n .:. : floodplain, approximately 35 acres. This low lying area is primarily '' covered with deciduous trees and underbrush with a few marshy areas. , It provides a habitat fora variety of small animals and birds while . providing a unique open space resource. In some of the areas, the property owners have maintained the area as lawn. This is natural area also functions as a draa a e wa Y primarily during g ,�. the months of higher water concentration. Many of the slopes going into the area exceed 15%, and adjacent to the mobile home park the reinforced slopes are a minimum of 25 percent. The actual' floodplain area is less area than the entire resource area. • I I The Tigard Comprehensive Plan indicates that the areas surrounding this resource will be developed for Low Density Residential uses. (1-5 units per acre), except for the mobile home park which is already developed a:: a Medium Density Residential use (6-12 units per acre). These uses may conflict in some ways with the preservation of this . . resource, If the entire resource is preserved, there may be a loss' of buildable lands, fewer dwelling units, and additional development , A., costs. On the other hand, land and amenity values might be enhanced, dwellings buffered from other dwellings, and local open space generated, If the conflicting use is allowed unaltered, there may be . a loss of wildlife habitat, lower water quality, and a dditional costs • of modifying the area. The staff recommendation for this Goal #5 is that the floodplain and the entire ravine area below the 150 foot elevation mark be preserved in their natural condition, including topography and vegetation. Density transfer from site will be allowed up to 25% of the density allowed within the m the srt resource area, containing' requxr to de�feporc under an any of the resource ce site will be .. �: ur required develop approved Sensitive Lands permit and the standards set forth in the Community Development Code. • IC Durham lemen, tart' School t=l ar School was determined to b : The Durham enient y ool wa e a significant nifxcant historic structure, The school site includes 5' y X59 acres, Now part of the Tigard School District 23J', the Durham School was erected in 1920, In 1951, an addition was added to the facility which now houses classes to the sixth grade,, In addition, this school house is ,, the only remaining institutional land mark in the southeastern portion of Tigard, fforts are continuing to place the structure on the National Historic Register, 1 Y! I --10 I , / . • • I � � � � � � 1, • Sensitive Lands Application, Variance Requests and Site Development Review for nez Building Materials rr, Facilities Expansion. • "�.brrattcd by: David Evans and Associates, Inc. January 25, 1991 i f4' (`I F • r w • _�.__......�,,.,,,,.,�...:, .,,.. _.. -. w,w-�..:r„�.:...... .. .. .: ..w .. ,. ,..._..�_,_.N..-...,«,. ,,....�..•.�._,.,. w,-...�_ � ..�....,..,.,-, ... 4 yam,.wow:��s�::.�..,«,.a....M.�.�..._,.� .',�'• w Contents Application Form Sensitive Lands Information Variance Justification Engineer's Statement and Calculations Exhibit A - Washington County Assessor's Map p..� Exhibit B - City of Tigard Assessor's Map Exhibit C - Copy of Title Transfer Instrument Exhibit I) - Planting Plan-Part A, and Part Sheet 1 - Site Analysis and Site Plan Sheet 2 - Grading Plan and Landscape Plan 1 • r i �i • w1 • 4' SENSITIVE LANDS 'APPLICATION [CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 (503) 639-4171 FOR STAFF USE ONLY CASE NO NO. 'S: OTHER CASE N +RECEIPT NO., APPLICATION ACCEPTED BY: 1. GENERAL INFORMATION. DATE ,PROPERTY ADDRESS/LOCATION 8185 S.W. Hunziker Street Applications elements submitted: a I TAX MAP AND TAX LOT NO. Mapf 2 51lBB Tax Lot #100 & 101 (A) Application form ( 1) , SITE SIZE _ (B) Owner's signature/written PROPERTY OWNER/DEED HOLDER*J©hn S. Knez,Sr. authorization • ' ADDRESS game as Above PHONE620-6142 ,r,;:(C) Title transfer instrument (1) CITY Tigard, OR ZIP 97223 ;_ (D) Assessor's map ( 1) " APPLICANT*. Same as Above _ (E) Plot plan (pre-app checklist) ADDRESS (F) Applicant's statement LCITY ZIP. (pre-application checklist ) (G) List of property owners and , address within 250 feet ' (1) When the�,own and �the applicant are H" Fil�.n f �V 3h t owner t .� ;different people, the a must be ( ) g lee ($520 .00 ) % the purchaser of record or a leasee in possession with written authorization from the owner or an agent of the owner DATE DETERMINED TO BE COMPLETE: with "written authorization. The )wner(s ) must sign this application in the space provided, on page two or FINAL DECISION DEADLINE: t±is uhm.itt a written authorization with a Nation. COMP. PLAN/ZONE DESIGNATION: pp PROPOSAL .SUMMARY N.P L .O.owners of record of the subject O NUMBER: . I, Approval Date: property_, request a Sensitive Lands I pe � � �� � ' ' rmit to allow: I I Expansion xpansion of Building Materials _ .._ FiI nal Approval Date: I � Ladility Vath Restoration of Paytiall I I I b Planning { Tyrairied. Pad. ustr�:ne Wetland ', Engineering I I 0523P/13P , I ev'd: 5/87 ty N„ qt . 3. List any variance, conditional uses, or other land use actions to be I ' considered as part of this application; A variance has been requested for 1,. -x� the front: ay rd setback, and for the number of required parking spaces. , Site development review approval is requested herein also. • Applicants : To have a complete application you will need to submit attachments described in the attached information sheet at the time you E. 1 submit this application. 5. THE APPLICANT(S) SHALL CERTIFY THAT: A. The above_ . reauest does not violate any deed restrictions that may Y be attached to or imposed upon the subiect property. B. If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all a{ , ".., conditions and limitations of the approval. C. All of the above statements and the statements in the plot plan, , attachments, and exhibits transmitted herewith, are true; and the ,', applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. i DR 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. DAT D th �s__ `r. . / l'�r day of 19 '_74*Z,8 SIGNATURES of each oWner ' (eg. husband and wife) of sUbject property. I I wr ■ y w, $."*?' , � „`1 L/.' rte' ' l (1SX:pm/0737p) . 1 Y i i f ' • SPY" , i 4 APPLICATION INFORMATION SENSITIVE LANDS , :- , PART I SENSITIVE LANDS APPROVAL PROCESS , A. Sensitive Lands are lands potentially unsuitable for ''development because ; [r of their location within the 100-year floodplain, within a natural drainageway, on steep slopes (over 25%) or on unstable ground. „,,, B. Except as provided by subsections I.C. and D. below, the following uses shall be outright permitted uses within sensitive land areas: t 1. Accessory uses such Ps 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 paths or athletic fields or parks, excluding structures; 4. Public and private coiiaervat Ion areas for water, soil, open space, K forest and wildlife resources; { 5. Removal of Poison Oak, Tansy Ytagxvort, Blackberry, or other noxious (� ; vegetation; 5. Maintenance of floodway, excluding rechanneling; and 7. Fences, except in the floodplain area. ' C. The following uses and activities are allowed only by a Sensitive Lands pe rmit g ted by the Hearings Officer: ran 1. 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, except as provided in Section D. below. D. The following uses and activities within drainageways are allowed only by permit ' a Sensitive Lands p t granted by the Planning Directox under the r following circumstances: 1. The, d ainageway is proposed to be incorporated into a public b: li c facility of ads�ate size to accommodate maximum water flow in accordance with the adopted 1981 Master Drainage Plan as prepared by CH2M Hill; or „• .. , 2. The e is not proposed to be partitioned, su bdivided� or developed. I {, E The app lication and approval pro ces s is a t wo-step process • and involves: 1. A ge_tARplication Conference Prior to . .. Sensitive Lands l `staff discus cant f make an appointment with the Planning l�saaffnr the app (. submission pp • ' I must � pp g to proposal as it relates to the applicable requirements. i e is _ i ,. I, • i I • • . Mi., (;a 2. Hearings Officer for Staff A••roval of the Application' The application will be approved, approved with conditions, or - denied by the Hearings Officer or Planning Director based' on the • {. applicable criteria. Items that are the reaponaibility of the Hearings.Officer (Section C. above) shall be reviewed at a public hearing. Planning Director's decisions (Section D. above) are ,, reviewed administratively. Notice of the decision will be given by -. the Hearings Officer or Planning Director as provided in the Community, Development Code. . [ 1 PART XI n- APPROVAL STANDARDS IA. Floodplain I 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 form alterations shall preserve or enhance the floodplain' (:, i storage function and maintenance of the zero-foot rise floodway C shall not result in any narrowing of the floodway boundary; , RESPONSE: The land is being altered in three basic ways. The first ' I M is the, reason for the application -- the fill, for the placement of , the structure. The second is the meandering l channels and related wetlands alterations. The third is Red Rock Creek's main channel ti . . width expansion by 20 feet. The net effect of floodplain alterations is an expansion of storage by 2,590 cubic yards. The fill reduces the 100-year event storage II by 90 cubic' yards. The expanded main channel and wetlands excavation add 2,680 cubic yards to the 100-year event storage. • Our floodplain hydraulic analysis is based on the Corps of Engineers model of the creek. This' is the model that PEPA will eventually •. I adopt. .fn late 1989, the Corps supplied us their computer data file. A zero-foot rise floodway has not been I calculated by the , Corps for Red Rock Creek. In the absence of a previously calculated zero-foot rise floodway, !, we developed a p proposal that does not increase the water surface' , elevation of the 100-year event anywhere along Red Rock Creek. The � of the lx thus there xarnnlireecwa� erssurfacer' t1Yeplacement '' ' in the 100-year, � '' " The land shall be only 2. alteration or development" within � t t II floodp allowed onl in an area designated as commercial i p Land Use Map; or industrial on the Comprehensive Plan Map; '�� � RESPONSE: The development within the 100-year,floodpla.an is ' the Lot 100 designated .g ►� g only in Comprehensive P diaa� �to the ' 1 he T'ax i mated as by ht: .�ndu,strzal actor p'; ehensive ,Man hand Use Na . and form alteration or development is not located within the • 3. The ��l p � � � • floodway; meets the intent o floodway has been determined, 'proposal RESPONSE:. , r Again,. .. ... y P P rise no flo � et�eri»�.ned, but our� �a al • '� of the zero-foot rise floodway. by this p.rcapo,��a • in l00-year event water surface elevations � y There• �l. ' 4. form alteration development plan Will not result The .ease in the a rat3.on or; nor' a ,., It iii a t - dw y the hero-foot land for eve to me n ihcr elevation of floe . i 1 • ., it RESPONSE: The responses to items 1 and 3 above address this standard--the land form alteration and development does not result e, in any increase in the elevation of the zero-foot rise floodway. 5. The land form alteration or development plan includes a pedestrian/bicycle pathway in accordance with the adopted pedestrian/bicycle pathway plan; I, RESPONSE: The land form alteration within the 100-year floodplain , ,' does not require a pedestrian/bicycle pathway in accordance with the adopted pedestrian/bicycle pathway plan. The proposed enhancement will increase wildlife habitat, and a pedestrian pathway would be , detrimental to nesting species. 6. The plans for the pedestrian/bicycle pathway indicate that no , . , pathway will be below the elevation of an average annual flood. RESPONSE: There will be no pedestrian/bicycle pathway. f B. Steep Slopes/Unstable Ground f I- The Hearings Officer shall make findings that all of the following ,. r I criteria are satisfied when approving, approving with conditions, or denying an application request for a Sensitive Lands permit on slopes of . E 25% or greater or unstable grounds 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; ' . RESPONSE: The proposed land form alteration will not create any unnecessary site disturbances. There will be 2,950 cubic yards of I organic silts and clays removed from the location of the building/parking pad. Then, approximately 120900 cubic yards of ;; fill would be placed on the pad and compacted with two-foot lifts. There will be a 3.5-foot high stepped gabion, 100 feet long, placed at the northeast corner of the fill to protect the corner of the fill from stream erosion. . 2. The proposed land form alteration or development will not result in erosion, stream s:edimentation, ground instability, or other adverse t,, on-site and off-site effects or hazards to life or property. y RESPONSE The proposed land form alteration will not result in 1 erosion. During construction, filter 'fabric and hay bales will be w set up as sedimentation barriers. Slopes will be planted and at abl iex1 bar sirgton County recommended Erosion Control zd z before 3. The structures are appropriately sited and . to o ensure structural stability a nd proper drainage of foundation and crawl o � as development n � gy the foiloWing soil r conditions: Wet/high table; high Shrink-swell capability; comp r eesible/organic, and shallow depth-to-bedrock; and RESPONSE: The proposed building pad IS at elevation 15 the soil g According .8, well II above the high water elevation of 149.2-x. g` t .� e F survey prepared by the 5oi1 Conserva tor! Serv►iCeSCS) for �to S � Verboort clay loam has high clay conten , p eraea� it is Very slow,silty o sreamban erosion is Severe. The widening to a 2Q root cbannSi Will reduc e streambank F •• ' ero mlon. These SoLlS are e 7, 1 . r s " capabilities. constructing the building/parking pad,Shrink-swell all or gan sit s will be r emo ved further soil testa may indicate eed to a ` building of pilings and hold paving off until all settling ng had , occurred. 3 e • 1 I iT w �` , . ' • In terms of compressibility, these soils are clayey in nature, and, historically, when the organics are removed, they compact well to receive fill material for building pads. 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 l.>'�l accordance with Section 18.100 (LANDSCAPING AND SCREENING). �' RESPONSE: All areas of the site that have been disturbed by . construction and will not be covered by structures or impervious surfaces will be revegetated and landscaped consistent with the proposed on-site enhancement/mitigation plan to prevent erosion. For disturbed areas within the wetlands see Planting Plan Part A and � ,'' B on Sheets 7 and 8 of 10 from the Joint Application to the Corps of Engineers and Division of State Lands. Along the 20-foot wide channel improvement where there is stream velocity involved, we , propose to hydroseed Birdsfoot Trefoil, and cover with an • } agricultural straw/coconut fiber erosion control blanket stapled 1 into the stream bed. Tufted hairgrass found in the proposed fill area will be retained for transplanting in the mitigation area (s) . , - o i. for this project. )0 ' -.3. For improvements along S.W. Bunziker Street, there are ten (10) Red ;k; �' Sunset Maples thirty feet on center. Shrubs underneath these trees e are Compact EuonY m oss v Oregon Grape, Rugosa Roser and Potentilla. In the parking lot area, there will be one tree per seven parking I' spaces. Each tree will be in an island approximately 10' x 20', or h 200 square feet. Overall, landscaping will be 42.3 percent of the 1 site, or 2.47 acres including wetlands mitigation. Minimum requirements are 15 percent of the site. If of; -site improvements are required, planting plans will be revised per City of Tigard advice that approval process may prompt evolution of the design. . „, Preliminary discussions with the Division of State Lands and the Corps of Engineers indicate that large-scale on-site - mitigation/enhancement is not required. , If the property line between Tax Lot 102 and Tax Lot 100 is vacated, `' improvements will be made to increase landscaping, street trees, -" . , bike racks, and one handicap space per fifty spaces on the previous Tax Lot 102 site. i C. Drainagewaye • The I g of the following .'. . Hearings Officer shall make findings that all criteria ate satisfied when approving, approving with c�r,-�itiona, or denying 2.:n application request for a Sensitive Lands permit within l'' drainageways (as described in Section I.C. above): 1 I 1. The extent and nature of the proposed land form alteration or • d._ pm greater , Selo ent will not c disturbances to the esctente j v reefs site d�:stuxban ester fj than that required for the uses; . PO d facilitios ex��ansion by K.nez Building_ P Y �I e ro ose� . �., �. . i � g Sup'Pl.�'` P ... building includes t��components: canstrurct;�an of a 1.71-acre . � ' � g pad' for a structure and associated access and required parking; and an \, E hegbuilding te d xi 'he �► to di u °bands assort directly. impacted n p e , fated w.z.th enhancement y ' fact dby .. � the building pad is the minimum extent which will meet the needs of the 2.29 `acres of ' . •. bed wetland which will not be this growing, locally owned busine disturbance within .� of existing d:z.dtt�r 1 4 wetlands. ',. filled i d the result of,. a proposed csed enhancement plan, . • for tho$e wetZan s. The detention pond, four weirs, drainage relocations, and planting plan are designed t o improve Wildlife ' habitat and water q uality fufct�on relative to the imp airecC state existing • currently. :, 4 • q I, *.r� _ , 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; , 41 ‘, ^ / RESPONSE: The proposed building pad will cover 43 percent of the site. Side slopes from this pad will be graded at 2:1 and sediment fencing and sediment barriers will be designated when construction drawings are prepared. Land form alteration in the 57 percent of the site not directly associated with the proposed facilities r expansion is designed to improve wildlife habitat and water quality functions. The system of the entry detention pond and four weirs will ossist sediment trapping and nutrient uptake. ... decreased; and 3e The water flow capacity of the drainageway is not d cre ; RESPONSE: Conveyance capacity will not be decreased because the a flood channel will be widened from approximately four feet to 24 feet. No backwater will result from the proposed alterations. 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 erosion in accordance with Section 18.100 (LANDSCAPING AND SCREENING). RESPONSE: An extensive planting plan is included as part of the proposal. The planting plan will increase the diversity of plant material. With the proposed system of weirs, the net effect should be an enhanced wetland plant community. The planting plans are . li shown for the developed area on Sheet 2 of 2, and for the wetlands ,,, in Exhibits C and D. \, . D. Drainageways The Director shall make findings that 1..11 of the following criteria are satisfied when approving, approving with conditions, or denying an • ,fp application request for a Sensitive Lands permit with drainagewaye (as described in Section I.D. above): 1. The extent and nature of the proposed land form alteration will not create site disturbances► to an extent greater than that regUired for the uses; RESPONSE:SE: The proposed alterations to Red Rock creek and four associated drainage ditches have two purposes: passing flood flows to protect public safety and detaining base flows to enhance . Wildlife habitat. The extent of the site disturbances has ,ben kept to the minimum necessary to accomplish these two vital objectives. 2. The proposed land form alteration will not result in erosion, stream dimentation' instabilit or her adverse on-site f- other d sedimentation, g round y, and ofd Site of facto or hazards to life or property; RESPONSE: Land f ormi alterations associated with the proposed ropose d project ar e de Signed base d on sound civil engin eering p roc c � principles and on natural resources best management p ractices. Stream channel aide slopes are designed between 2:1 and 1.5:1. Sediment b methods will Called for in construcct erosion control ion drawings in order to protect . .. wads. act Iced Rock :reels, and its ,surrounding watt 1 3. The dtai„tiageway will be replaced by a public facilit ,� of adequate c ' site to accommodate accordance " ,,. y g Hill; d date nta��c:Cmum flow in with the adopts 19i31 t as prepared by CHZM Hill; and Masten 1s,,.aiina eplan ■ M a. a+c.;�.._, ...,..,..,........ ..._. .—,-,. . u..,u.,,..•..M,.........1...3.1•,....,.—. 4.1.4 .1.I_.....,-._....n_ ...., If fig P RESPONSE: Red Rock Creek will remain an open channel, and the proposed alteration will not impair the adequacy of the channel to accommodate maximum flows as identified in the 1981 Master Drainage ,' n"' Plan. Hydraulic modeling using the HEC2 model for the proposed 24- foot channel indicates that no backwater conditions will result from '.' the proposed channel alterations. !. f 4. The land involved on which the land form alteration is to take place will not be partitioned, subdivided, or developed as a part of this a� application request. ,• RESPONSF: The proposed project does not include partitioning or subdivision of Iand. PART III - APPLICATION SUBMISSIONFtEQUIREMENTS ,' A. All applications shall be made on forme provided by the Director and shall be accompanied by: 1. one application form. RESPONSE: See attached yellow form. . sa and necesear data or f± ro o L 2. Copies of the Sensitive Lands permit ,�•,� _•,•y narrative which explains laans how the proposal conforms to the standards, ' • p proposal � (number determined at the pre-application conference) and a. The site plan(s) and required drawings shall be on sheets not ' preferably to exceed 18" x 24"; and }' b. The scale for the site plan(s) Shall be an engineering scale. . [P c. All drawings or structure elevations or floor plans shall be - a standard architectural scale, being 1/4° or 1/8" to the foot. 3. One list of the names and addresses of all persons who are property (, owners of record within 250 feet of the property involved. ., Map 1Vu Lot No. Kamer and Addressed ' f 281 1BA 200 Homer G. Williams 117 S.W. Taylor St. f, • ' Portland; OR 97204 . 2S1 1BB 1201 Hans Grubaum / Route Box 2778 Sherwood, OR 97140 1' 2S1 188, 1400 Crowe•-Spieker-Hodford by Spieker Partners i (' ' ' P.O. Box 5909 Portland, OR 97228 101 U.S. Natural Resources, Inc. • 281 1BG P.O. Box 23038 Portlan.:", OR 97222 251 150 2400 James F. Xing P.O. aoft21819 ;44 Tigard, OR 97223 SS1 1BC 25 00 Wegtern Foundry Company P.O. Box 23278 Portland, OR 97223 6 di • :t;.. . 2S1 1BC 2501 Palmer O. Lewis Company :25 C Street N.W. Auburn, WA 98001 2S1 1BD 200 Klokke Corporation P,O. Box 1069 Tualatin, OR 97062 2S1 1BD 300 E. Howard & Elizabeth Ann Losli Donald A. & Margaret Loali 8015 Hunziker Rd. Tigard, OR 97223 2S1 1BD' 301 Howard & Elizabeth'Losli et al. c/o East Side Van & Storage 4836 S.E. Powell Blvd. Portland, OR 9720E L" 2S1 1BD 302 City of Tigard F, P.O. Boat: 23397 Tigard, OR 97223 4. One assessor's map for the property. `' RESPONSE: See attached map, Exhibit A. 5. One copy of the title transfer instrument. f RESPONSE: See attached Title Transfer Documents. 6. The required fee. RESPONSE: The required filing fee is $520.00. See attached check;. B. The required information may be combined on one map. (L O. The site plan(s), data, and narrative shall include the followings i F 1. Site conditions The site analysis drawings shall include: a. A vicinity map showing streets and access points, pedestrian and bicycle pathways, and utility locations; RESPONSE Site access is from Hunziker Street for vehicles and edestrians. A deteriorated bicycle path just t PA.iC' 8 � p iora ed ,� ath exist orth of the'sit S, associated wadi .k 211. b. The site Size ' ionsS � 'e and gas dimensions; 4 ��nt and RESPONSE: The parcel proposed for development wetland enhancement is Tax Lot lob shown in Exhibit A. The parcel is a trapezoid approximately lta g feet wide, or acres.p 980 feet long ar.� nearly four ac C. Contour lines at 2 1 grades 0 5=-foot -foot intervals for .�.� .� and 10� intervals for grades over 10 percent; 1 RESPONSE: Cor t otr intervalS are shown at two-foot sntexwai s Iac ross this essentially flat a te ' • d. The iodation of drainage patterns and drainage courses, RESPONSE: Drainage dou rseS and the,ia:= flow directions are indicated On the sate analysis drawan `. , I , ,\p u.__. .h , µ. e. The location of natural hazard areas including: (1) Floodplain areas (100-year i;,loodplain and floodway); ' RESPONSE: The floodplain is identified on the Site Plan. A floodway is not calculated by the Corps of Engineers (COE), but for the proposed channel widening adds sufficient flow capacity to compensate for the . fill. u (2) Slopes in excess of 25% • .,. RESPONSE: No slopes exist on site greater than 1$ . percent. Most of the site is flat, and moderate slopes of five to 15 percent exist along the bank separating Tax Lots 101 and 102 from the subja;^t site Tax Lot 100. (3) Unstable ground (areas subject to slumping, earth slides or movement); g, RESPONSE: Available data show no areas of unstable ground on site. 4 Areas having a high seasonal water table within 24 ( ) $ g inches of the surface for three or more weeks of the year; , RESPONSE: The area shoran shaded on the site analysis , [ drawing as wetland defines those areas where the seasonal water table is within 24 Inches of the ground surface for three or more weeks per year. (5) Areas having a. severe soil erosion potential; or as defined by the. Soil Conservation service; RESPONSE: The site is generally underlain by the 'erboort silty loam described by the SCS. This is a drained soil found in f . � poorly flat floodplain areas. The • erosion hazard has been described by DSO': as slight, but potential for streambank erosion is rated as severe. (6) Areas having severe weak foundation soils W � RESPONSE: The e Verboort silt y clay loam has been ra ted . by th having limitations building. site development to high water table and shrink- swell potential. p&, f The�l�cu t location of resource areas as shown on the Comprehensive Plan inventory map including: (1) Wildlife habitat; and (2) Wetlands. RES..PONS.E "The Comprehensive, Plan Floodplain Yain and Wetland Naprevuese d March, ��5 doe S not show the site significant Wetlands. g. The location of site features including: (1) Pock o utcroppings; and , RESPONSE: No rock oUtcroppingfs exist on site. i n • 1. 1 measured or w, (2) Trees with six--inch caliper reater p gr ured four feet from ground level. ';:: . 1RESPONSE Two existing willows on site have a '6" DBH. wa The one willow east of the southernmost dense stand of slough sedge will remain after the proposed site . development is completed. h. The location of existing 'structures on the site and proposed use of those structures. RESPONSE: No structures currently exist on the site. ' 2. The Site Plan The ro sed site development p po pment plan shall be at the same, ecale as the ' site anaiya�ia plan and shall include the following information: a. The proposed site and surrounding properties; RESPONSE: The site plan shows the site and adjacent properties north of Hunziker Street. The adjacent accnt properties • south of Hunziker Street are Tax Lot 2500 Western Foundry Company and Tax Lot 2501, Palmer G. Lewis Company. ' l ' , b. Contour line intervals (see Section III.C.1.c.. above); RESPONSE: Contour lines are at two-foot intervals. c. The location, dimensions, and names of all: ' (1) Existing stand platted streets and other public ways and , ,,, L easements n a the site and on adjoining properties, and 1• RESPONSE: S.W. Hunziker Street runs northwest to I • southeast along the southern end of Tax Lot 100. The ' .., E. right-of-way width for this road is 40 feet. According to the Washington County At'oessor's Nap, there is a 20- foot wide easement, Easement 79-801 that travels a north, to south direction on Tax lot 100. See Assessor's . Napa ExhJ.biis A and B. There is a 70.-foot wide easement between Tax Lots 101 and 102. This easement is �II approximately 210 feet long. See Assessor's Nap, Exhibits A and B. Highway 217 passes within 200 feet of the northeast corner of Tax Lot 100. 2 Proposed streets or other ( ) p public ways and easements on the site. .,. is one proposed o g. .. ..the• � RESPONSE: There ro Dees` easement inV loin th 1 of owner of Wax L a1 A,e .Cnez and .the owner Tax Lot 101 (U.S. Natural . or�n Lots 102 and 100 (lK �i t will ' a'mux'de8, .Inc j. This 1 snvolve a 24-foot wide vehicle access easement between the two Tax Lots filling ..,, send which includes the fillsn of wetlands described previously. d. The location and dimension of: 1 ' • � (1) The entrances.. ... and exits on the site; RESPONSE: There are two existing entrance/exits at the resent S.W. a z One tl 105 feet � .. p.. .t(nez site along S.W. Hunziker Street. entrance/exit is located app , et asst of the Southwest property r. tri��fg' The width of the opening entrance/There id another it wa1 will opening further east' of is 28 feet: this entr however, i tax y ,• � �. . closed opening . e the proposed entrance/exit ex Lot 100. s 1 d h 1. , 4'1 ^, 1 • i' r. f , will be 56 feet wide for the truck traffic at the new 50,000-square foot warehouse. The distance between the two driveways will be 135 feet. At times of overcrowding of truck traffic at the existing KNEE site, there is the opportunity to drive through and exit the parking lots to the west at Tax Lot 200. There is an access to the north of the existing Knez building to do , this, if necessary. (2) The parking and traffic circulation areas; RESPONSE: The proposed parking will include 66 parking , spaces. With the proposed expansion of the new building, the property line will be vacated between Tax Lot 100 and Tax Lot 202. Knez is seeking a variance in order to reduce parking requirements to 66 in order to » reduce the amount of wetland fill. The parking `^ requirement variance request is a need resulting from demands to reduce wetland fill by the Division of State . Lands (aSL) and the CCE. Consensus exists that this is ,' a desirable goal. Proposed traffic circulation will involve large trucks (semis) heading into the south end of the proposed building, loading, exiting through the north end of the building, and then heading east and turning south to • 9r g turning exit the property at S.W. Hunziker. Unloaded material will be stored,, purchased, and then taken to construction sites on smaller trucks, operated by KBE or by contractors. There is a proposed joint access easement for Knez to access the southeast corner of Tax Lot 101, by relocating easement 70-8019 to between the existing and proposed buildings. This will provide complete circulation around the north ends of both buildings for „ . L truck traffic. All surfaces for truck and car traffic will be p aved (3) Loading and services areas; w � g : g : i plans w� p Y aldzn The architectural floor:l1 be Within RESPONSE. The loading and service areas w the building. wall }. reflect the storage pallets of each material which are forklifted onto or from the trucks 'inside the building. (4) Pedestrian and bicycle facilities; RESPONSE: here wall be one bake reek w h d for fives bikes. Knez is required to install one bikesslot per p er fifl:een parking stalls. The location of ebaefze 1 [ rack will be at the southwes t corner of the proposed building.g The pedestrian circulation will be along the west side of the proposed 5t ,000-square foot building. There are 46 parking Spaced at this _Ideation. ,The w k to Concrete and widened to four feet. be e replaced North of the site there is a paved walkway encircling the pond at Park 217. M 1C� .., m / " - • .A tt1 ■ i. (5) outdoor common areas; and RESPONSE: The only outdoor common area is the enhanced . I wetlands area that is a total of 2.29 acres. There is no need to have any common areas adjacent to the building because this is Light industrial use. There could be a few picnic tables located on the upland fringe of the wetland for workers to have lunches. Approximately 15 perceett of the total developed site, in and around the paved parking areas after the property k; line as vacated, will be planted to meet landscaping requirements. See attached Landscape Plan on Sheet 2 of 2. (6) Above ground utilities. r RESPONSE: The above ground utilities are telephone and 1 electrical power lines. Both of these utilities come r, off a pole located on Tax Lot 200 with the telephone E going into, the southwest corner of the existing Knnez building, and the electric going to the middle of the west side of the building. A t the proposed building,g• , . all utilities will be underground. e.' The location, dimensions, and setback distances of ally [.. (1) Existing structures, improvements, and utilities which 1 are located on adjacent property within 25 feet of the site and are permanent in nature. RESPONSE: At Tax Lot 300, there is the Losli international building, which is iodated between 15 and 21 feet from the east property line of Tax Lot 100. The utilities located near the south property lines of Tax 1 ' Lots 102 and 100 are telephone and power, both above f ground and one point being 1� feet off the property �� ground P g p p Y Hunziker right-of-way. of Tax eight-inch h To the north Lot 102, there is an ei ht inch lane Tax line eight to ten feet off the property sanitary I .. Y } lain � Lot 101. There are two manhole/Clean-outs , , located along the sanitary line. , . ductile t of Tax Lot 102, g .:.nch t ' To the wron water line, a approximately ten feet of 02, there is an eight p ro erty line on Tax Lot 2 0. There is a fire hydrant the .zro f p P Y .. ydran t $„ located at the six feet from then corner Tax line. 102, approximately property . corner of the b existing K ez building at There is a catch basin for the .. the ,southwest co. building, about 18 feet from the property line. thwest cor� of Tax Lot 10 d � ne,�` 2 there are two I.. At the sou telephone/power popes,~ 28 feet and 15 feet from the west property line. Pro.. �, s . ct .. - on the. . 1 �� e3,�-�. ed strvl urea, 3.iliprovement®� and i�tilti,ee r ,I RE PONSE a Shown .... On site Plan. , W , 11 fir+ 1 `k n y ' .,...-.-,—„',,, .,.e....,, -;._.�.,,_ .., .F., . r i y ' : f ,„The location of areas to be landscaped; and ' : RESPONSE: Landscaped areas are identified on the Site Plan,' ` ' Sheet ,1 of 2. These are indicated by the shading. 1',''' , ,,. g. The concept locations of proposed utility lines. �� :' 1 RESPONSE: Shown on Site Plan. l 3. Grading Plan. , , H„ ): ,, The site 'plan shall include a grading plan which contains the „• :: .. following' information: � � �� T and �2. � above. - a. Requirements in Sections 1I.�.1 RESPONSE: Shown. ' , t",:„ '„ ”, , ,I, „ , ,' b. ` The locat ion l and 'extent to which grading will take place indicating contour �, li.nea,, slope ratios, and slope stabilization proposals. : : ' -,,. RESPONSE: The site plan describes the proposed grading plan" ' Note that a gabion wall is proposed for the northeast corner ' of the proposed building pad. This gaabion wall serves two ' purposes: protecting the building pad from potential erosion at flood flows and'keeping graded slopes in that area to 2:1 sl opes.' Since :slopes on site are under ',15 percent and , , „,,,:,, , generally, 1 g y f at,, wa.th the exception of the bank paraZlelx.ng the,, west boundary, no Slope stabilization per se is required. ' Slopes will be' hydroseeded with' grasses to protect „ against .,'�,. erosion following construction,;,' Sediment fencing and/or ;.., 'erosion control fabric will be used to control ;roil erosion which might result from th'r grading of slopes. r c. A: statement from a registered'engineer supported by factual data substantiating; �: : (1Y The validity of the elope stabilization proposals t ' RESPONSE: 4 /A" i y F {y ( ) That other offsite° problems will be mitigated; , 1, ESPaNSR:' N/A. , , 1 j (3) Stream flow calcul.ations e c ' R R�SPONSS o , Stream flows r angi n g from the average arival � low n c1 Died calcul atso s t f or nt ewroc arulek ted the P ro osed project site. y Vithall s 1. Red pock Creek its well under the 500 00 o c i e ow of 1 .93 eft', a headwaters wetland. A .ermittsn process appropriate+for p g P ppro r :a to for this category of wetland 10 currently underway. , ' � The atormwater discharge for the ' l o0-,year event was calculated a by the kat:z al Me w the I1.S "on ethod. Mork, by t n are of 14i c,fS whi .. p Aing y a ra .„ s a1' �� Army � .��ne�ers yielded, 1�00� ,year event ' ' � � , � ' � ' �� � d.�ach�, .g� � � , ct� �zncZudes�st�3 ge effects at , a the,..bas n abode t aghway 217.he flood des C xp Of ' Eng.a.neers calculation treats the y chxonizatson ,r e d wasise to des i"'ra the new channel. e accurate , .a an r�secl by u streae� st�ra e, it ,zs believed mir�r ,, (. Ill ":CT • • 4 '1 (4) Cut and fill calculations; and • P RESPONSE: Cuts and fills were calculated for the various alterations proposed for the site (see the • enclosed calculations). , The fill within the floodplain reduces 100-year storm storage capacity by 90 cubic yards. However, the ( cha • nnel Kann l widen.zn 9 excavations and excavations for created wetland ponds and channels contributes 2,680 cubic yards of storage. The net effect of the proposed earthwork would be an overall increase of storage by 2,590 cubic yards. The calculations show the proposed widened channel could , • convey even the discharge found by the Rational Method.' (5) Channelization measures proposed. RESPONSE: As shown 'with the streamflow calculations in , L part 3, the 24-foot by 25-foot trapezoidal channel can handle the 100-year event without creating backwater. 4. Landscape Plan The landscape plans shall be drawn at the same scale of the Site y ; larger l jl Analysis lan or a g kale �.f necessary and shall � � •' - a. Location and height of fences, buffers, and screenings; j,.', RESPONSE; The vegetative buffer proposed is that of Nootka ( : Rose (roaa nootkana) and Hardback (apirea douglasii). These ;, deciduous shrubs grow to be four to eight feet high with a.' . compact branching system, making it difficult to pass through 1, h . _.: ideal as a buffero .. . See E sC for xh.�.b.�t and D f r prvposec� wetland plantings. � b. Location of terraces, decks, shelters, play arS, and common ' ` ea; open spaces, where applicable; and ,, ' RES PONSES. There arc no to rrace g, decks, s helt ers, or play � areas proposed for this landscap e plan. The Common open wetland is h i�u.�. titxonerand two welts Tax Lot 100� where space acres of the 'g creek s and meandering are ' proposed. and proposed plant 2 c: Location, type, and size of existing nd p mater ial�r ..... yt hRESP NE There existing plant materials along west side of the existing Inez building. There are some . i trees: n lelf MapleS,rs and SChvedler�pMapl s, and s r bs:P:zn Pfitzer � gf`ou�dco�vgz' of�i�ost:�y bark�riusand Dwarf Hugo Pines, With At t,'�e :right-of,way along S.W. S'unriker St.teet i street trees • wcles Sag-leaf Maple, London Plane Trees, and Shore Pines,e, ith some shrub 8 and roundcover consisting of P z "Junlpers, Mugo Pines Fraser Phot�nia, and bark dust The proposed landscape plan calls for Red Sunset Maples alcng the right-of Islands in then rkIn lots, there are hanticleer Pe rs idler p �� deal r kd�v" b 1' . .. , . . , . , , , . , e , for tight situations with curbs. All proposed trees are 2- ' 1 , - 1/2-inch caliper. . 1 In these parking islands, building foundation, and along the right-of-way planting strips along S.W. Hunziker, the shrubs proposed are Oregon Grape, Potentilla, Rugosa Rose, and Compact Euonymous, all good :pecies for drought tolerance, color, screening capabilities, and hardiness for this variety of planting. The size of the shrubs will be two-gallon or . five-gallon plants. . . The only place for a formal-looking lawn is at the planting . strip at S.W. Hunziker. This will require irrigation for all • lawn area and in planting beds to ensure survivability. There are 1,200 linear feet of 2:1 slopes that run from Tax Lot 101 south to S.W. Hunziker Street. To stabilize these slopes, planting of Durar Hard Fescue and Sheep Fescue above - the elevation of 152 is proposed. At the 2:1 slopes below 4, . 1 152, Barnyard Grass is to be planted. At the toe of some of . these slopes there are some Red Osier Dogwood to be planted. I , See Landscape Plan on Sheet 2 of 2 and see Exhibits C and D for the proposed Planting Plan in the wetlands. e d. Narrative which addresses Boil conditions and erosion control . 4 measures that will be used. RESPONSE: Soil Conditions: The majority of Tax Lot 100 is hydric soils ideal for the proposed wetland planting plan. The weirs will act to detain water for a loner residence time •. on-site in order to rehydrate wetland soils. There is no need to amend the soils to enhance vegetative growth, only to regrade and remove the current ditching so the area will te- , hydtate and increase the function of the wetland. The primary r _ [ wetland functions are to provide habitat, to absorb nutrients/sedimentation, and to reduce the velocity of Red Rock Creek in order to aid in the Tualatin River cleanup. It is Important to promote plant and groundcovet growth along , I the Red Rock Creek drainage because the Verboort soils are • highly erodible where the creek flows are high in winter and spring months. The grasses proposed along the stream banks will , . Stabilize these soils. • Erosion Control: Washington County Erosion Control methods will be implemciited during construction to protect Red Rock Creek. Sedimentation fences and haybales are proposed at the - . base of each 2:1 slope to capture loose sediment. There Will be strict compliance with the Washington County Erosion • Control measures and close coordination with City of Tigard H \\ I Engineer, dreg Berry. Jute netting and/or other methods may be used as additional protection against erosion control where applicable. ', Eart IV - Variance Judtification • The applicants request variances to parking and front yard setback requirements to be reviewed concurrently with the Sensitive Lands Application and Site j . 1 Development Review. A. According to Chapter 18.134 of the Tigard Community • Development Code, the purpose Of a variance is to alleviate undue or . 1 1 tel hardship caused by either special or unusual Circumstances related to a specific piece of land or literal interprtation of the ,, tw' , • t ka, t ,.• G ' • • provisions of the zoning code. i Each variance request will address the criteria for granting a variance contained in 18.134.050 of the Code and read as follows: 1. The proposed variance will not be materially detrimental to the , , purposes of this title, be in conflict with the policies of the Comprehensive Plan, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; § 2. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; , 3. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonable possible while permitting some economic use of the land; 4. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms, or parks will not be adversely affected any more than would occur if the development were '+' located as specified in the title; and 5. The hardship is not self-imposed and the variance requested is thrd minimum variance which would alleviate the hardship. RESPONSE: Parking variance Request: According to Section 18.106.030D(2) of the I) Community Development Code stating minimum parking requirements, the existing 23,720 square foot storage and distribution facility would require 24 parking spaces (1 space per 1,000 sq. ft.) to satisfy the code. .•a The proposed 50,000 square foot building would require 50 parkin; spaces, ' creating a total parking need of 74 spaces between the two buildings according to Code requirements. All loading and unloading of materials will take place e inside the building. Trucks enter and exit the expansion building via a 30 foot wide corridor running down the center (See detailed Site Plan). Forklifts will have approx 10 feet on either side of a truck parked in the center of the Corridor to maneuver during the loading and unloading process. s , pp are proposing 66 parking spaces the two buildings, 8 short •* The applicants a kin a ace,s between th . . of meeting the Code requirements. Twenty (20) spaces are proposed at the existing site and 46 at the proposed expansion site: Thiel represents an 11% i' ' . reduction of total parking spaces indicated as requited by the Code. The applicants request meets the variance criteria listed earlier as follows; j Criteria 1. Granting the variance will not violate or be in conflict with any additional standard of the Light Industrial (T-L) District . contained in the„Community Development meat ode n or any of the policies of the 1 i r r Comprehensive Plan governing j { Properties adjacent to the site in the same I-L toning district and those shared parking between by granting Of se kill , , fice%Comx�erczaZ u .�Zl not be harmed .� rantin such vRr�ance. informal_ p g _ .. the ex�cst�.ng� dcnez facility and the for located on 1�tax lots 200 roxirriateZan165�crs8 Seen on Exhibit A, hail been and area available on p the adjacent lots serving the Tarr lospaces 201 1 (Irvington/Moore -o US .Natural Resources offices) and Tax Lot 200 Wake . p ( sq. ft aof ice/ 32,000* sq ft manufacturing) and Cor• oration manufactur.a.n f estimates of number of employees, approximately sq. z r needed to of � office/ serve both uses. According to g these es"l�1 tea, 110 spaces 55 spaoeS are available for shared parking. According to the a pl applicant, th ere re 5 to 35 unuSed nused spacesa l daily which Pi s errp y gee periodically n ' i t i � p ar] h formA ; wri tter share d piin g g reemen is currently being ,I pursued, but has not been finalized at the time of this submittal. y l p 4;1 s � ear 4 0 P , , - • . k ' Parking needs for the existing facility and proposed expansion are . expected to be less than the Community Development Code standards for two reasons. First, few customers actually come to the site to do business. ' I Orders, estimates, deliveries and other business transactions take place at job sites and over the phone, There is little need for customer Thparking. customer activity that doea take place will occur primarily in the loading areas in the center of the proposed building (See detailed . . . I Site Development Plan ), further reducing the need for customer parking. Second, the anticipated number of employees working in the proposed • expansion building will be low, (approximately 40 or .8 per 1,000 sq. ft.) i reducing nmbeaofp arkngspacesneed needed Thirty.fiveozemployeesarepeojectedtoworkat theexis t llgbu i lding . if the expansion is approved. Of the 75 total employees on-site, many . drive trucks and delivery vehicles that are not parked at the business operation. It is estimated that 50 spaces will be necessary to park employee vehiclea. The 66 proposed spaces will be adequate to handle both customer and employee parking needs. If a shared parking agreement is reached with adjacent tax lot owners, an abundance of parking will be ' available. ' g . conditions Criteria 2. Special condan do exist for this site that do not pertain to other areas within the ,I-L Zoning district, and are explained fully in the Sensitive Lands portion of this application. To summarize, the number of parking spacea provided on the proposed expansion site has a direct - impact on the amount of fill required in the identified wetland area. A , reduction in the number of parking spaces will require less fill and allow 1! ' more area to be included as preserved wetland habitat. Criteria 3. The proposed expansion of the building material distribution , business vill not vary in activity from the existing business, which is r specifically provided for under 18.70.030(3)(c.) of the X-1, district. , 1 Other atandards pertaining to the development of this site will be I . maintained to the greatest extent possibW, but still permit some economic ' , i use of this parcel. . Criteria 4. The applicant has devoted over 40% of his site to , preaervation and mitigation of on-site wetlands. Potential off-site mitigation to wetlands an Fenno Creek and Greenway parks are also being , , explored aa an alternative to on-site mitigation. This has left q, aignificantly less room for the applicant to design and site the proposed • e facility and still provide circulation and parking. No opportunities for expanding parking are available at the exiating building. because there , is a direct relationship between the amount of wetland to be failed and ' the size of the proposed building expansion and its circulation and parking facilities, providing flexibility with the parking requirement is - in the best interest of the public. r ° " 1 Criteria 5. The applicant has proposed an expansion that meets the needs of hist growing business. A sMaller facility expansion could provide more preserved and mitigated wetland area on-site and provide more area for parking, but wouad not serve the applicants need for indreased Spade. There are no get standards in which to judge what percentage of buildable area versee wetland should be on thiS pardel. The applicant has worked with the City, as well as other regulatory agencies, in good faith attempting to balande wetland preservation and mitigation and the overall gaze of the building and its parking and Circulation faClizties. The hardahip the applicant is facing is generated by the need to reach a , balance between facility expansion needs and on-site wetland preservation ' . This that satisfies regulatory agenCies and reviewing boaies. Tnas balance is , not Standardized, leaving the applicant to suggest development scenarios • ' • ! that allow him use of his property while preserving wetland areas. eee 1 ,, •If•',:' ' - em . . - .. r . . . . . 1 . In further support of the request in the reduction of parking space requirements, . 18.120.170 (B) of the Community Development Code states that the Director may - dant an exception or deduction to off-street parking dimensional and number of space requirements in the applicable zoning district provided the following findings: . . 1. e. demonstrated low demand for off-street parking; . • 2. an opportunity for shared parking exists; ane; 3. there is community interest in preservation of a . . natural feature, provided that reducing standards will not adversely affect adjoining uses, therefore the public interest is not . adversely affected by granting the exception or reduction. . _ The applicants have addressed the low demand for off-street parking finding L . '.. previously. The low demand for parking is anticipated for two reapons; low 1 employee numbers projected for the new building, and limited customer traffic to Itthe site, with customer service occurring primarily in the loading, area, v decreasing the need for customers parking. I As mentioned previously, the applicant has informally shared parking facilities with adjacent uses for years. A formal 'agreement for shared parking is being . pursued at the time of this applicatione but has not been finalized. ' A The applicant's proposal preserves and improves much of the existing wetlands present on the site. The proposal also meets the zero i -foot rise n the floodway cL level policy contained ;In the Comprehensive Plan.: , Since the applicant has received little constrect,,ve criticism from regulatory agencies, he is also ft investigating an alternaLve mitigation proposal in Fanno Creek and GreenWay ' . parks. Because there is a direct relationship between providing additional , - - parking area and ultiwate fill to the wetland area, it is within the public . interest to grant a reduction to the required number of parking spaces to ' preserve the remaining wetlands on-site. 1 Front Yard Setback VarigaggRauggt , • . According to 18.70.050 A(3).(b.) describing dimensional Standards of the I-L Zone, 1 the minimum front yard setback shall be 30 feet. , The applicant is proposing a 24 foot setback, a 20% reduction of the e.30 foot : • . ... figure cited in the code. The applicants request meets the variance criteria as • - follows: . . Criteria 1. Granting the front yard setback variance request will not violate the purpose of the I-L zone, nor will it be detrimental to surrounding properties. Al/owing the request will position the proposed building 6 feet closer to SW Hunziker Street than if the 30 foot standard was enforced. No view obstruction will occur on Hunziker or in any of the circulation areas around the site. No adjoining properties property lines, building areas or parking and circulation facilities will be impacted by granting this request. criteria 2. Enforcing the 30 foot front yard setbaCk would force the P building 6 feet further back onto the loti, requiring More area to be filled in the Wetland preserve. It is within the public interest to avoid filling this preserve more than is necessary to Serve the proposed ' building location and itS parking and circulation needs. • , Criteria 3. The proposed Use will not be Changed by granting the front yard setback variance reqUest. . Criteria 4. By approving the request, mete on-Site wetland area can be i preServed and improved. Enforcing the setback would result in increased ' fill and a loge' of wetland area. . , 4 , I . . "&♦. ,. (' y ter. •s*9 Criteria 5. The applicant has proposed an expansion that meets the needs of his growing business. A smaller facility expansion could provide more ' preserved and mitigated wetland area on-site and provide more area for front yard area, but would not serve the applicant's need for increased' space. There are no set standards from which to judge what percentage of buildable area versus wetland should be on this parcel. The applicant has . , worked with the city, 'as well as other regulatory agencies, in good faith ` attempting to balance wetland preservation and mitigation and the overall . , a.. size of the building, its parking and circulation facilities and yard setback needs. The effort of balancing has meant hardship for the applicant. The proper balance is not standardized, leaving the applicant to suggest development scenarios that allow him use of his property while preserving wetland areas. , am • r qfi 44 • µ } ' '__,.-....,..•_...._.«�;....J L....ter, _..�......,, • , • .I ., _ ,-w.. ....�_...._.., -.,. • - W -n• • 1 1, C• I nu , � ? ENS IT ENGINEER'S STATEMENT ALD CALCULATIONS j Z BUILDING MATERIALS FACILITIES E A®SIOh ' B • ''' � " . rdF°.'t r r W � , r • , 4....4,_,'*'tt 4) 14,851 '''' .4",c . , i icy'} .t.•p i_rR.31'14V+"`tli 44%'k 1 fRf "kL �",'�' %• rr �y 4 • December 9, 190 i • f' • YYY • • • • ' 1, • / r ` a _ .• i'1.. r. ' .'Y .•1. x.. r. ♦.......,.r •»n - ...,r...v .-......n--•-. ..... ...._h.r.....w.w....... .....r. r,x ..a. i, :, . _. ....._..u_r....+-":I.....«:1r.rvu•Iem+.ln.A.., TO ICNZX0001 File FROM: Paul Agrimis DATE: December 18, 1990 SUBJECT: Engineer's Statement Introduction The proposed expansion.of facilities by Knez Building Materials at the Hunziker Street L site attempts to work with and around the existing site features. Because much of the k' site is within the Red Rock Creek floodplain, development requires extensive grading and channelization. The proposed site plan would preserve and enhance 2.2 acres of wetlands, fill 1.7 acres of wetlands, but not diminish the flood storage capacity of the site due to channelization of Red Rock Creek. Statements addressing the specific questions follow. 1. Slope stability is not a pertinent issue for this proposal. 2. No off-site problems will occur as a:result of this;project, so no mitigation is necessary. 3. Stream flows ranging from the average annual low flow to the 100-year storm event were a ere calcul ted (see the enclosed calculations)for Red Rock Creek at the proposed project site. :. With an estimated average annual low 1 w ow fl o f 1.93 cfs, Red Rock Creek is well the 5.00 criterion for undercfs emit a headwaters wetlands A permitting process Y a:• b appropriate s category 'w ° ' y y for this of etlaiid is currently xuiderwa } iinwate the the a r discharge for the 1.00-year event•w� e stor calculated by Rational Method. Work by the U.S. Army Corps of Engineers yielded a 100-year event discharge 141 cfs, which includes storage effects in i Highway ` chair e of 14 sto e sin the'basin above �3i xway 217: Corps Since �ol �U i j i. c `p of Engineers the flood de yn n in the ineexs calculation treats th s chroi�izatio caused by upstream storage, it is believed more accurate and was used to design the new channel, • r r b y a ■ KIZ ,0001File December 18, 1990, Page two t. 4. Cuts and fills were calculated for the various alterations proposed for the site (see the enclosed calculations). The fill within the floodplain,reduces the 100-year storm storage capacity by 90 cubic yards. However, the channel widening and excavations for the created wetland ponds and channels contribute 2 680 cubic yards of storage. The net p y y g -: , effect of the proposed earthwork would be an overall increase of storage by 2,590 ,• a cubic y ards. n. I •. The calculations show the proposed widened channel even has the capacity to 3 convey the discharge predicted by the Rational Method. 5• As shown with the streamflow calculations in part 3, the 24-foot by 2.5-foot trapezoidal channel can handle the 100-year event without creating backwater. I w ii. ` t • r 0 \ • u,. , ,I.,'11,:4) ;, ',,',, -,-,'... :1? 1::,'HH.'1,. '. MV .T - • G:,. .� G. c,3 LJA117,91VS, :0124- G`- (: 3) . I , ∎ 4 -,r /441,f! Z.. �r p4 41V./ - ' �diV jo l d /. boot -' ?,, 4,/e)-71 A-2"' , /3' ' ' ' ' ' ' • • 0 ay e-7 /,//tip ,i,„41,0 le- 6„,2_0) h 2- 3 1 „ ,,.,, , . 4 ;-=, 4 93 1 1 , . " 1 . „ „ ,. . , — r'!.g,. (_2=2„) 6,-,0-,,,75 . e,p, 5:7v //v-c-,, ,t,.. fl--0017 57-114:Pr r lz-g7CYC-71,1" /4 I,C1i4°' '' ' , I.:'. , U - /,E,,, 77-/-e" /4.D Y,,. 6-17-o,42 4 p r wWw .ft t !,!,:4;:r:u 4. ■ ,h5A,' /iv =-- G;)0 / 7z, /Sr gut v 7" .0 z /4 rlr.+�l.'1 / F 5./4/ 7-71-- z-E. /V/ G , /4".045,r`i/y✓v /1)/ G, : C//1,'/ i, iki 1 1, /r'o.1z7/4'!/r°, o Y I',v'i" S77-frvi. r 5' v, ,4 : t) i'-r 5.4-‘'/`'4 [ , �.. 8r . f ,�� ! , . /' , "e(v 4 g = t5 . /40/41 �' L. (" • 1 .<-" , •/AJ&- 1Vv4/1 N 0 4;- 427P' -tr, vg — r p, p, - ,'4-&E" " ---eLi4 ,% .,-,4?'=.1.'.. ,' ' -rr givt C ,7 5) , .„. ,.. , , ,yveet.e.4)9E-5 ).1, ,,,, .,,,, ,c-,,/,,,.1 z... c--4-,--4,,,, e).,-'--,..1&„ ,i4=iv.40'2.--, &•,:vr/Ali,o,.. -riziAi..., i, .,. :i-7" /0 �. Cam.',4o --, • .,•M e .',/,,' f 00 ", ( j C, , e.g.„ _,) 'e. ;3,460', .; '",,tea u ' zf 'f" cw•T/ �1/ Y x '. d t 1 • 7 / ,,r 4- -�' P� � . , , j,', . ' ' .. . . . . . , . . . . , . . trace , IdG9 rsrYOx f ANN 1,"!1,I . ., , ' '[„ ' 4. �. h • . q. •4 ,• • 4. MAN—MADE CHANNELS , tl r L./AR I ABLES ( x FLOW DEPTH E CHANNEL BOTTOM WIDTH S - CHANNEL SLOPE 0 w.. FI_OWRATE ' M — CHANNEL.. 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WASHINGTON COUNTY OREGON 2S I 183 r SCALE i = 1001 �r.� roINY attr, . ` a„L ACRES GEORGE,•RI�HARDSON O.L C, Nb" 36 . 4St •r''� •+• tt3,2 WtLI tAW1 G'ARAN � 1'' PJOR7H LIPeE 1 +1 N.W.CGkNfR 200 101 \y �o ,.•''rte CANCCU.Kp x',1,k 60T3� .�, •Vt.sw;44 3.82'Ac. 9,74!4 1 Las-xl tad ul,z+ot•1 I.2r L4c, v 0300,,ta°, c` N.C,CO0t04i01 " . • i',• r.w.4 mon/.PILL.tatiall IOt/fJ I,'; . CP 0Q,0÷ 1 LLh CSNo.12O29) "� !r .,�� 1 vaad° I' ; L zrG �' .. ti : _ ,_ ,,' t. g' (ski r)I`oti ``' 4Vtr•,,,� d I .sue 4� ` ! zra.rr �' �i Vs O 0 1500 J� 'i11,t�.75A c, �� 1�, I ��, 1(`,. T h 00,..,.,,�;;�t4 e3r,,r " sy I INITIAL '• . nt• g� TIGAROIA TERR k .�.,,. � �� a�A��j { .T ,, fCr•IJ`�' w , I, I , ~k i�F V ,,,�, -------- ASE4C r " � — ra, tatcneNr ,. _.) (II a.I l�\J., ••i 1 `i w n N , ;,J].It " . .1 ism dGtG i , 1900 J , ,92. 1 0 i N T7°IS'3r•N N r � ' 201 _ "" , I .r � _ I ! i 2.11 Ac, 1 rr• 1'"N 9H ^ / I , a - 11,1� I d I C w N � w1 d t s 4NJq ; ; I 1 j,r1q 91 192,?d I ( I y.` J `� 6jAr� t2',J,.�, (, I II I ; �: 1' SEE MAP 4. s,/�'�. 1 d 1 ZS 1 WO ' to i • .. " c. •r ! '' 1 ' 2201 I 107 0� �.. r E + l �I 0 �. I a a - bo FORIOAT J ERSESLME0 NP T ��M a i 3-.74 1,05 dc. M «, 2100 ,, , • 112. . � 4 o • C,S�d186 s� PURPOSES ONLY tr' . W c � 507 � I FOR ANY OTHER U . . Ia oro b d I t rhg.oy s+' s 0. ' 4, 2400 Y M I . I L i iI . y 6 ,�� `x ibit A �, C 5 `' Washington County ii/ i+ 1 I Map 2S �1 I L . . ;'t;T .• . •.U;_- . , . ar\ Cvury 1 Y uKtUv,v f i, �L� Q© �0 36 S82°37.E 6 ' _ O.L.C. 56 uORGE RICHARDSON ° ;82°55E �H ' LfNE WILLIAM G ARAM D,'LC. No• 3`� 1z3,Z I NOR 100 1 101 cORNER ?00 3.&' .4c..' 3 74Ac. •V R:,HAK . G 4. 20A I D•L'.G. Nt 39 ' N.F.,CORNER .: P.W.4 FRONA WILLIAMS , I 189/93 co 1 N ^ a , _ 290 00 . to In H1 • :k. Ol 1 j I i IJ . ,. . .../ i ..4 to N I 1 H r N I I I ti 1. I TO `eASEidE3dT 1 I tU 1 l��-,,` +,5 _" I l N �n.,z' fig"W 250.00 v'` to 201 `14.y0 _ Ism r i m I N C .924c. •3 1 Ir v _ 102.__ _.._. ._.. _ 1 ,ti i Z 1' f N 2.// 4C I w . I1 cr, I .a SIN/ N ea 1 1 n N , I } 36�sr /g� I I rr I ? 1 z6 /I i r a OysAos P i r i 1 SEE' i o , + i 2S I AUQC r w 1 ( • • /78'.--,...... ' o s86 f -7-,, � 2r . . 1 i i°4.,../' s ' ; I 4 . 991 Os9, I I?I ., ; i 2100 , d a 32!`le. S/ � 8 L,,:', "� 11 6Z�� �OL b* C,S,3686 b J 4p3 6/ i a °r4 U(I CI w f r' f ° rw..1, o LJ00 I I a 0 0 '5746*. '1 C"tv eirf' • /do hi it ; S b or1 s MfrS/! h `'�" g 7 574c. j ,' • • / . • , , , ' • '.. ` • • , '`r n • • +•' M • . ,y .. a ....._. ;• . • . . . a....._ . ,. (' • .. . a...r....�r.�. ..raw: �.,, !, �w rA w APultA. --$Z�, .reY rtva 7 8 a 0 a o 1 se'{ll U4 s. 4;xu RAL RESbt?RGES, IN A, I� • , r.•� ,.• .,w...».r,.e»..,..».n ».,..,..-.._,r. ,,,,� ,...._.., , _...' .., ,., v1[rK�oratlt)rY : duly orakrrixrd and**(sting undet EN fewe,Gl1(he Slide 61 „..•...•. .'C tam tor,,.... . .. nUr, d3nrer>r end li • ; ' . t Warrant,ao JOI1N S. MU, SR. Atr1),,JEAItP2,S,.!!..„IGIEZ.,..h4sband„kad ,info,.,.., ,.,•.. , Grantee, '1 R the toll�nr4g described reed property feet cd crcrntbrar e, except as sprdlierallr %el forth herein' aftuated in );• t itiaehilgtTo ..coarly,Otef*v towit�ti• 1 EE EXHIBIT "A” A?TAatED HERETO AND MADE A.PART I4 EQF. • f' . , ll t 1 . / ' ' . , ' . ' ' , k aSo$-nt Accesp Agreement'ber�iecn U. S. 1Vmturel Resources. Ind.t a Delaware co �' '•'' , � corporation and + John S. 1➢cnex, Sr. and.Jeane ?!« Kttez, teu*band and wife. � k, �� to!+•ct 4'0vrircrtln,cosruran tRM; rteO t d.1 wits'Pets . rite said propsrtie to tree front mil ertcunsbrances f'.rxpt atdeutor raver$, including the power of t3esaisir- tent of the fvnifi.6d St terag* Agency of titashi:ngtts• County; rights of the public in streets. ;j ' (, t ' , , rO*do,and hfghway,a; sewer lira easement. recordtbd 1.2/10/71 in Book $4tr page 625 (affects a •, ' '• P ortion win in Htnki sQ r, Road)# sager line a theme nt t recorded 10/26/73 An Book 950 p A ;e 818; sl c. easement, co dedd.9/27175 in ot,k 104 pegs ft95 /rt f cte, ggo chexlv 40 fe tni zr+ra 110(toe crytteoderarron tar uses ersnveyance r' 207.504.06 (tfete comply wren tne r.vqutrom+nr.'oef�RS .ui ' 1:.• i IS pt �� .0.-_.a._,r.....;.,r......,. .,....r. »»....,».•,w„r.r..._........4,,,.r,-p._...i..-..ru•...,.,...»». ...,,•...•au,....• ... ,. ,a,....».._,..--...»�.. I ' Done br order of fire grantor's boatd of ditrctorr,'with its corporal*seat attired 011 Febriust 27th ,,,,1!`79. d ' f U, NATURAL RES & _INC..,A ... ,.»..,_.. .I F I h ....,. _ , ..�...... c 1', 3r'.I!'s`Or or-Eat)iv,ti nt,et. ..,Mul Cnoaa h......... ....,1 ,F;rbrilt .... ».._.:....:•_: . hft,...t},drr,.Mad.,DOnald L...ittobz...,•,..,,..r,..._.... •, ......„!...Fwd,•...•_...-..._,.r,,...r....•.._....,.._,-r......--....,.»•.•N.--4 n L :oho.rem 1 Sint 41.11),$Siva,,did r dud ate lie..dA tie,, ViCe k..idaM and Arai A. ar'hr-b 11*_ ..•.....,.-•—_. ._., ,; � 1•eti ra+f r , Ck ttATekAl, itE54UfOES a INC•• : o 00f 00 I a�ei, ►r] A+0 tAatst lYhi.a4 is the ibr. ,int raitrvmriM:a thi cwiadlt lee,d ad r.rr•sften a+d►ran o►+d l.t.Vrrwrrt's.rr llttwl „ �' h` , ' and shaYt i hihall at trahi , reskin'by Adel uttr'of Its a1 rlii•i+wi • oh Ed tP e4*47.-4•44.‘ ' t,' bad Awgrihn'imi 0.*1 h?i'rhihlt.1! alt led 4.4." (o7rIti�.taw.` a.,/e irwt.7 ! a41rk -_ 1 Ici . , i• fN;,,tRly,IlrtdM lee by: :AIr arawf4lw4 rtidn' `•,1D`Zg $Z�� K`ldAtxA24?t t1tt:ED , , .0.4,,,:4»,tik17�AL SOUltCt:S,:.r.3it :;. STATE 6T©xEGQN «. y4. ,. ,. F I arftIr t1 Ea the wieht6�'instni., ! r •.n4. ...,, 1 • 06440 SOS, eisc0 ad 101' tsrlhng an 4h4 ' tgiat11:Ai.7,49 ails I tSIIrithLi tG rAhi it,. a .:.,M.,.t d + ' '£ i. S. �'� STAkk.,•. �a.a•,.,.,..-...• s+MCt*tlt.Wo took In, . .,,...... YI►� .r ........ ,poRTi.Vp, ciREQON $'7?�4 j ,», ,,,le•roro'a yr fikjiss,o i.iber., ...,1..,,,,_,. �,, , , • 1 i,:: a k1 of ad+ ccklfr♦ t\L t a. IlI tai C': .4t1�ra ins .l.. .l` ,i� JS ldM i+,td , . _ — fib.•Fae.ia.:►. 1itr#i* ltiy hand ! itAb! al �,' AR 1 slim!o Ain tome eel: , N 101 N.A..Ara ra it 1`pft , . i ... r ,.l ,�> c �_,' ' iB5. ; . ts3lt,., ,,. Reioret i! C1k* �u ' 1 T1- s`d, 1iztr od,_M –__—____ r _..•,,. _ ....".,.,.. 044 t' • w%ee 1at a�e,, 9 )■ a r 1: I 1 , , , :,;i4,....:„...„,„....iai, _ . ..:,. ...... „;..4,t „ i .,,,,, , A . , I .. -. .1 C! . ,,.,. , 0 II !41 f +. , _ ", .+ {. ^ 0. r Y ,..h1 , . y uV ' ,. • P .` , ,ii� ye q 1 1■1 f?'1 a �' • I :�i'.r ;. 1 '''t::•;,`.:.w++ .. fb ♦�•."r l '?r "\7l, •• ,et' . .:'d' J', .' t �It;I.x„ti ^•y ti.C•t ms s. :P..,,•:61:r .1.. _ '''' a. X A1'.;� „r� `''y�X l�.ir.1�a• ii'. r •1 •' rfs...._..•._ r. _ra.`ri CC::WW; ♦h.� .. .. .r.�r 4 '�'r`'� . • '." . •.,: i ' 44 : . . .1*j,. ... •, . 1; r •1, i:;• . •% I ■ , • I'', •1 j A portiorn of that tract conveyec'd to' Tomas t9. saddler, et ex, lay deed recorded in Loot: x66, pugr� 71,`1/ashingt<nn County Deed Records, said tract located irk, the Rort hweat quarter of Section 1, Township 2 .South, Range 1 Vest, Willamette Meridian, Washington County, and more particularly described as folio d t • hogi►tn4,xg at an iron 'pipe which'lics south 82* 30' teat 335.68 :feet from a steno At thou 0Orthwcat corner of the w.w. Graham D.L.C. No, 39 and going, thence South 12• ]2' 4;e>✓t O 4.2 feet to an iron pipe On -" the Northerly line of a 40 foot wide public roadvayt thonce continiding South 12• 42' test 21 feet to a point on centerline; thence on cenL.Orl the South 60* 51' Fast 477.5 feet to a point; thence North 12* 1 , 12" East 21 feet to alt iren pipe on the aforesaid Northerly line of ' the ro c?May; t hence'continw ,nq North 12* 12° ;rest 10x3. feet: to a stone; i thence North 82"'36'".West 458.3 feet to the true point of begin nl. „� ,. rxc Txud l TatkLFhoH the Went 2'34 feet on ter lured b]► 'a line drawn 1 II, parallel l.with and moasaretd at right angles to the West line of the ! ., tove described tract; ruulizrA txcretertm Ann pa afro i lying within that tract conveyed to John S. Xne2, Si., et twi by deed, recorded in Fee 7 e. 78-14373, Wa:shtii gton County', heaco td�s. 1 t : ?ZS0 EXICtIPTiUG those p or tt ions deeded to the City of Tigard as a Public r��aC b MS� d:@dQ tcgtcgd in f0� 986, page �9y and � r rook 1044, page 493, Washington County RotOrdse-__. .. .--,_..;-...:._..........r--• 1 a ,,• $YAi$tJf 17l4fOt7M ' s ! l li. ti i. Fivu Th t,�►sr•. Garrlr: s+l yweml6��b_i iD,'1j' 4?;:iq.n�CI.(, 1Ca*hgVV Iry�..7"' • +�tYr„ttti 40*4 covi,h,�o l.peW wn\'that 'I t$' W1N,ih iwkiiuASra wr,4«1gj 1wv4'aewasO ' 4•I' trx!0*too 4.44 Ifs boots ail rrcwdl.t..4 c l*it1. • \ I , hp4Eh 11-4S7M iCLII.1?+tecttk c.4 . r 1 I[4iwtionr' M I I ( I t \ 4 , . r A Ir r �,. • .� y y i J ✓7r,y,lr;AYy} � 11 , • Y a � 14 , . 1a i ,,, i ,, y le, �y r.,a.,.,....w»„A•� —u + rW', r y h I f-)L'1 f T` • • • . • 1 1 ( . I \ II , I • I L c , 1 I; Match Ibu�L Pa�r7 ai I i 1 Y „..-7.,.... to -1100 6-'c..0, UNV 0\,/ g. Wli.i., : i i I � I U i� ON s -oF' s • I J ll- I • ILL . ug.- UNbIN(' ''n e. Piro Fos C7 I \1 ma rUILi�IN. F71b-- 11 r 1 iv . . Is ,5 c'' 11 1 \ ; 1� G� pug-i1J U � li 1 I 1Ij` ' i .1v ( 7Ui \R - F'GSGU ) . \ 1....-- ate' !1 , t--- ,- - �1"UG,� OVA I t �;t (Ia. C5frie5F? F5� -u ) I % I : (1 I 1 A . .o1 r”it c1"Utr • x' W . 1 \1 fit--. 14,- -1.- •5 • + I ' ,\ \,\ _ °24°` --f IOGIt-O L A C424.J rL-I ; \ te� R --"-I 11/4, �, 1 ��� I1 R I , ,\'‘, 1 • 1 ,I , \, I ' I -� I1 I� , ' , it 1 t ,•k'1 •. „.. —" i i \ \\ 6D f =-- b r("-:r tom„ . t I I \ . �' ` ., L , it • I 1„ ...... ' i'itjA/..., 4 ........3 4,„ . ,,,..,/ i. ` ,�. ` ,s50 IBC? 200 141iiriallegginilailai 4 . A \ .sL�. 1”,loo • • I P D7� WETLAND D FILL M ^�.MITIGATION PLANTING PL.. Part A f ." .1,1��11S�1J �?J..J'J..�..tl'11'IL AND lYli��`1.V'H.J.'J.�J' r ' in: Red Rock Creek Flood Plain At: i\t/A City; Tigard County:Washington State : Oregon Application Ey: :Jon S.Knez. Sr. ---=- -� David E�rans and,Associates,Inc. Date: February?________AL I____1 Sheet 'IEXHIBIT D " Engineers,Surveyors,Planners,Lancisc.ape ., rchitpctsj Scientists L � ��in Oregon,Washington,arid Calitornia . . - h:, c• 1. ti 1 " I ,4I ___-,1 ) I ••w+" ----` —* r-- 7:4' • , - :::::----_------------"-- ,4011111101M ' 4 . ' . '. ' '' ' --- 411Villw' ''''I‘ll„e it,&,71;'A"' ... • , . ''"- . i r—/.50------*- it-sm.,... -411.0j.'-'61.4.4,4 .:‘1..I 1 1"..--=-5—C--7 —n.--- — , . - A - „ -- /apvtifizie - - ' ' 7- 7' '' 4 t F-NS wit :raP•aj s--rF.,L ja-s . i. : 1 k* Y�i � � I w CP.Nt,1 s 1.-ONIF=Q-A 'I,.''',i- 1� ,�. ,C(\ N oTr, _,,_.,,,, ,c,,,,,,„. • ' r ! I (! t 1 i \ A f (NooT1 I - > .• ,:, , ' a , .. 1 r.--. r ,, ; . �� � ,III � �- (H,,,,,,„{„,) , ,„ AI" ( . : if, iv • vo -, \ 1 - ... ,... 1 ' • Is. • I `"�-- ._--_ - , i 'a �Gi'`l I i,'; '. .', ' , 3 f iii 1 1 1,';; �i �� f � � � QU (' r ... • 1 H (s toL ��-I sec ) ' fi ii 1 ' ,1 ! ► l'' . I , 1 it 1 11kle i JUN0 5 -,UGU f.. 1 ,, , 1 t ` PctrrA 1 1 C " pU ) ■► <,I I I 1 1 I. -i l L,Acil F�l%1A • 0 `C/'�P ` D) . . 1-F-T--1--; C_._ 1 , Us u TuG , _ ) AL-NuG 1�•U ate, ,� �'1"'',1 r-1--. \ Li,i ccotviNetaNi - -,4ac--- vU tUGL. \ 11 , 1 CZD-- CL . . :. 0 PP-,4\')<INIUG ,-7-6\-ri ',cL-1,46.,, 0 20 ".'cV 00 02) • , C) .6sNi.-1 >< (--Aslea,,Nr3P-eA\ ' • U,1,r �1�1 _`_' I C5 P-:) , I . . PROPOSED AND MITIGATIdN.•. In: Red Rock Creek Flood Plaint At: ,1\i/A. 1, City. ,Ti�ard. Coi7,�.t�y: Was�iiiigtot:i State,,_Or �o�i , Application: J By. olis 5 :(Ligz, 5r._ David iEvans arta Associates;Inc, ' • tngri ee is,S e rs s ,P1Aiuers Liidcape Date', Fe o 20' x.990 snent � Archi tech Scirn�f I _._ .. _....., . . .. , . :',,,,,,NA 7�ces in,er ego n,Washington, and California' . ; , , , , . 1 .- ' ' MI L ' ' ' ' S 1 1 1 a RECEIVED PLANNING APR 11991 Date '11---'6) V � �� / ?le �1 � q To 0A/ LI l a"- Project ° ' " /741 I Subject 1 .17` A- if , 672 y r' ''' ' C:, )1(§ n ' a. 1. 1 Item Copies Date Description — . , / , / AvAlez,ed It;eizmir tiA.)/M . ift --"te;frivriE'12 s"4/444.1/MO 1 1 1 ' '; ;'' . , w . T ii • D [A �" )ate' ', .. Rem -� 1 , • -5/ 7fr 1 ;P ?/r &p V '4 z / E Lam, - 1 i•• .1'Ai . t ' G, f` v ,, CI IA requested C� "ut your approval Return requested • 1' Nor your information 0 I'nr your review AI Front I I 1 DAVID E1AN5 AND A,Sc;IATT,1N�W ,. l N G I N t i E t t s,suRVt•sYOiis,P LNNL'It5,iANi7SCAP8 ARCitritei'S,s oEtoloS „' I Oi'f10ES IN OREGON,1l',ISNING'i'ON AND U1.11,ORNIA PORT AN�oiuGt'A 2$285. . ti; , b,OItGGCJN h72ut i3 I (505)x2 (503)2/3./701 i ter, 1. e + c., ■ :. .' ..1..._... ., ..r. .. .,_ ,i.s.. «.. ..++....aw w....,,....,.•.,.............,w..,,a ..,• u... .,ss 4a..•...w+...lY... n JAMES & DENECKE CHRISTOPHER U4't E l AstES 1 A PR(*rssIoN.a ►oN }�'�p-s ARNO H.DENECKE i�l L,ta.j �,�L: OF COUNSEL 4 `r K. �s ATTORNEYS AT LAW FACSIMILE .1,RKIIARD URRLT\ 1670 ONE MAIN PLACE ►t.'., Q y 1091 (503)2 22-7261 CEP.ANN C L LANA\� , CrHR$TOPtiF_R E.NLARTINI 101 S.N .MAIN STREET ,N REPLY. PORTLAND,OREGON 9i'2' '-3226 i' ;►:t , , /`5,•.•. OUR Ftl s,.tirc.tt3 `MEti t OREGON rfirilUI"t DE L. `VitifE.N` AND KANSAS BARS (503)228-7967 tM • e AND WASHLNGiON BARS t/ 7 July 3, 1991 Mr. Jerry Offer Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Re: Knez Building Materials Sensitive Lands Review and Site ' Development Application Dear Jerry: Please find enclosed for your file and information, a copy of the wetlands fill permit issued by the U.S. Army Corp of Engineers n Portland District. If you have any questions, do not hesitate to contact me. • Very truly yours, • , . r. e & DE►ECKE • T • IJ, Roge . Harris I.cd:m 1. Encl. i i 1 Paul A� rixais (w o encl ec, � t / ) John Knez (w/encl. ) 1. { j LCk'' r. a B 1r ■ y C ■ • DEPARTMENT OF THE ARMY PERMIT Permittce:JOHN S. KNEZ,SR. - •- Permit No 071-OYA-4-0090255 Issuing Office: US. ARMY CORPS OF ENGINEERS, PORTLAND DIS t ttTG"i' NOTE: The term "you"and its derivatives, as used in this permit, means the permittee or any future transferee. The term this L office"refers to the appropriate district or division office of the Corps of Engineers having jurisdiction over the permitted'activity or the appropriate official of that office acting under the authority of the commanding officer. \ , You are authorized to perform work in accordance with the terms and conditions specified below. Protect Description: Expand the Knez Building Materials Company materials distribution center in the city of Tigard by the addition of a 50,000 square foot building adjacent to the emoting 22,000 square foot building. The expansion includes the construction of pawed areas to accommodate the parking of trucks and customers vehicles. The site development would fill 1.7 acres of herbaceous jr an,i scrub-scrub wetland adjacent to Red Rock Creek_ To compensate for the fill in the floodplain and reduction of now carrying capacity of Red Rock Creek,the creek would be excavated to a width of about 20 feet and deepened to provide a channel of 23 feet in depth. Mitigation to offset the impacted wetland will be accomplished at 3 sites adjacent to Farina Creek on Tualatin Park j r and Recreation District property (Description of mitigation on page 2a) • Purpose: The expansion allows the Knez Building Materials Company to house their segmented business at one location,provide for more storage of materials,offer customer convenience,enable the delivery trucks to park within a secure area,and make the operation • of the business more economical. 1, Drawings; Eight sheets labeled 009025 (Red Rock,Creek-Fill). 1 Protect Location: Red Rock Creek, Mile 0.4,in Tigard, Washington County, Oregon • • Permit Conditions: General Conditions: 1. The time limit for completing the work authorized ends on.June 30, 1994. If you find that you need more time to complete the authorized activity,submit your request tor a time extension to this office for consideration at least one month before the above date is reached. 2 You must maintain e i d rman with terms a i by � � good a good faith ktrans of intain the activity authorized this permit in ood con'ition and in coiifo ce with the ter this permit, You are not relieved of this required if you abandon the`permitted activity,although you may make g transfer to a third party in compliance with General Condition 4 below. Should you wish to cease to maintain the authorized activity or should you desire to abandon it without a good faith transfer, you must obtain a modification of this permit from this office, which may require restoration of the area. 3, y , . . � i. archeological accomplishing i ' i If ou discover any previously unknown historic or g remains while the activity authorized by this permit, l�. .. this office you have found` We will initiate the Federal •ion re qu i you must immediately notify of what .bti will initiate rat and state coordination a aired to ' l ty effort ` g Historic determine if the remains warrant a cerove. eff or if the site is eligible for listing in the National Register of J��istorit�'Places, ENG FORM 17z1y'Nov $h (33 CFR 325(Appetulir A)) • 1 is 1 ti. • " p ,per, r.. -,.rte. r -,..-r.s.•..,r n . .. L...J...A..InM-..::=.N....r•K: •.. 1_r.•. - . _..r sir • • Permittee:JOHN S. KNF7, Slot. ' Perri, No: 071-0YA-4-000025 • • 4. if you sell the property associated with this permit,you must obtain the signature of the new owner in the space provided and forward a copy of the permit to this office to validate the transfer of this authorization. S. If a conditioned water quality certification has been issued for your project,you must comply with the conditions specified in the . certification as special conditions to this permit. For your convenience, a copy of the certification is attached if it contains such conditions. • 6. You must allow representatives from this office to inspect the authorized activity at any time deemed necessary to ensure that it is being or has been accomplished in accordance with the terms and conditions cf your permit. Special Conditions: See page 2b Further Information: 1: Congressional Authorities: You have been authorized to undertake the activity described above pursuant'to: ( ) Section 10 of the Rivers and Harbors act of 1899 (33 U.S.C. 403). (X) Section 404 of the Clean Water Act (33 U.S.C. 1344). ( ) Section 103 of the Marine Protection, Research and Sanctuaries Act of 1972(33 U.S.C. 1413). 2 Limits of this authorization. a. This permit does not obviate the`need to obttin other Federal,state,or local authorizations required by law. fl b. This permit does nOt grant any property rights or exclusive privileges. c. This permits does not authorize any injury to the property or rights others. d, This interference with any existing or proposed Federal project. Pc p J t. its rmit does not authorize interfereric s of Federal Liability. In issuing this permit, the t does not assume any liability for the following: 3. Limits Federal Government liabilit' a. Damages to the permitted project or uses therefore as a result of other permitted or unpermitted activities or from natural causes, es to the permitted project or uses current or future activities undertaken b_ Damages pe tted p" 1 therefore as a result of cur ac rid� ken by or on behalf of the United States in the public interests c. Damages to persons, property,or to other permitted or unpermitted activities or structures caused by the activity authorized by this'perinit� ds Designed or corl:,trut:tion deficiencies with the permitted work } -i. . r •: r e itteL • • Y rm . 3t7IIN S. h l Nr.�:, SI . • • Permit No:'071-OYA-4-00,X)25 Tb11'111:A'l'l O N ' l f Offsite Enhancement Areas ( A, B, & C) l: Fanno Creek c k bark A. North of Hall Blvd., West of Bike Path This area will be cut in an irregular pattern,with elevations bused on the invert of the small east-west ditch which drains across this Y' now flat,reed c:anarygrass-dominated plain(Sheet 6A). Beginning at this ditch,the grades will be cut on very shallow slopes heading south, so as to intersect ideal elevations for tufted hairgrass establishment. North of the ditch, the area will be excavated to ditch invert grade,with the surrounding areas as shown in the plan views to be stripped of the ranarygrass mat,mulched with topsoil from . the.Knez fill site, planted or seeded with tufted hairgrass, and planted as shown. • • Excavation would amount to 1,450 cubic yards of material: Excavated material will be placed so as to create berms on the east side of the wetland, adjacent to the pathway. The grading will be done so as to leave slight hummocks,or islands, inscribed in the ' lands tpe, while the edges will be feathered back to create 4:1 side 5,icopts. Pacific ninebark (Physocarptts capilattts), Oregon ash (Fraxintts latifolia),serviceberry(iltneluncluer ulltifolia),black hawthorn(Crulaegus clottglasii);red-osier dogwood(Cornus stvlonifera', ' ' western chokecherry(,counts elnarginata),blue elderberry(Stunbuctes centka),cascara(Rhtunnits ptushiwia),swamp red currant(121),es ,', lacustre), and tufted hairgrass (bescltutttpsia cespitasu)will be installed as shown on the planting plan. The total area to be planted and excavated would be 1.5 acres (65,300 square feet). The intent is to provide diversity and structure in this meadow-like area ' presently dominated by reed canarygrass. Grouncicover would be tufted hairgrass transplants from the Knez site till area and seed spread over the entire excavated area. Tufted hairgrass seed will be mixed with red fescue (Festuca ntbra)and broad-leafed lupine 1',; (Lupinats polyphy11Us), • Greenwa Ey 'ark B. Fartho Creek Backwater ' An existing backwater slough,located'roughly 350 feet south of I loll Iteoad and west of bike pathway,will be excavated between 0.5- 1'over a 0.8 acre (35,000 square fo'..1t) area (see Sheet 613). This plan expands the,slough,removes the reed caratarygrass mat,and adds to community structure and wildlife habitat. 'Me excavation volume is calculated to be 1,300 cubic yards,and will be placed as ' a berm cast of the wetland. Oregon ash,black hawthorn,swanlp red currant,serviceberry, red-osier dogwood, and tufted hairgrass • will be installed here, after again placing a layer of mulch from the 1tnez site over the area to be treated, Cascara will be installed on the berms created by placement'of fill on the east side of this backwater. Grotindcover will be the same as for Area A. ' C. Pond North of Scholls Ferry i.Jar! . This pond, approximately 900 feet north of Scholls Ferry Road:will be expanded, by excavation to 1.5-2'depth, to create a shallow p' 1,8-acrd(78,408 square foot)aquatic area with 4-6:1 side slopes(see Sheet 6c). Ibis area will be planted with the same complement ' • ht Ni of plants as proposed for the area north of Hall frond in Fanno Creek Park, To provide a buffer for wildlife from disturbance by park users, 1,200 cubic yards of excavated material will be placed to create low berms in the upland areas surrounding the lake on i,.' both the west and east sides. Plantings for this area include black hawthorn,Oregon ash,serviceberry,red-osier dogwotxl,nine bark, 1'{. ' 'western chokecherry,swamp red currant, and cascara on the berms. Groundeover will be the same as for Area A and this area will also be Mulched with organic topsoil from the Knez till area, On.ire Kult:itzcemrnt ' S the details of the onsitc enhanc own d i , I''ihe maiin items of provide Kreet Site, .` trttleilt are sh on � r.ativiltg�3 items- the plan provide for excavation of a sediment detehtion pond,construction of a swale along the edge of the paved area to treat stormwater runoff from the paved area, the excavation of Red Rock Crea=k to negate any rise in the flood water elevations, the revegetation of the disturbed creek c=hannel, , and the placement of weirs in the small channels in the remaining wetland area to impede the runoff of surface stormwater. i'''' f i 2a x \\ 1 •. '' n ,e- . . Permittee.:JOHN S' KNEE, SR. Permit No: 071-OYA4-OO9025 Special COOnditions a. through,i, a. The goal of the mitigation is to have no net loss of wetland functional values and in particular to compensate for the loss of the tufted hairgrass that occurs in the filled wetland at the Knez site. , • • 4 b., M areas along the.bank,disturbed or newly created by t:ae i construction activity,shall be seeded,sodded,revegetated,or . given some other equivalent type of protection against subsequent.erosion. '', C. Work in the waterway shall be done so as to minimize turbidity increases in the water that tend to degrade water quality and damage aquatic life. .,�'' P 0. d. The selected herbaceous plant species,including those salvaged and transplanted from the I�;�ez site,for office and offsite . mitigation shall provide ground surface cover in accordance with the following percentages each year. " r 50% '1st year '<, 65%2nd year • 80% 3rd year 80% 4th year. y' 80% 5th year e. The introduced shrubs,for otnite and offsite mitigation,shall have an 80%survival rate at the end of each year for a 5 year .«;�' period. f. The hydrology of the remaining wetland area at the Knez site shall be closely monitored for a period of 5 years and y{ ;; corrections to the surface flow shall be made to prevent any detrimental wetland impacts caused by the onsite channelization of Red f:'. Rock Creek. . ,,, g, At mitigation site A,a 112 acre area south of the ditch that bisects the site shall be planted with'tufted hair grass transplanted L from the Knez site. I � ,� h.. To provide an isolation factor around mitigation site C,at Greenway Park neat Schollss Ferry Road,the berms and vegetation i plantings shall be designed to discourage human intrusion. v1;�, , i. A monitoring report shall be submitted annually to the Corps of Engineers and U.S. Fish and Wildlife Service for a period of 5 years. This report Shall include information regarding the success of the onsite and offsite mitigation areas,and would include information to substantiate conformance to the special conditions listed above. . . Z ,' ,r,., .,.»q .,.0...w. ..,ow«,w•».«.,nw.w..r.«u.w,.a.N.,..,.... .«,.,.u,.'. n w 1 . . 4 .. _ • 4•P er ittc c: JOHN S. KN E St: ' Permit No: 7-OYA-A- 5 l''' C. Damage claims associated with any future modification,suspension,or revocation of this permit. , 4. Reliance orr Applicant's Data: The determination of this office that isst e,. of this permit is not contrary to the public interest lr was made in reliance on the information you provided. 5. Reevaluation of Permit Decision- This office may reevaluate its decision on this permit at any time the circumstances warrant. ' Circumstances that could require a reevaluation include;but are not limited to,the following: a. You fail to comply with the terms and conditions of this permit. b. The information provided you'in support of your permit application proves to have been false, incomplete,or inaccurate prtvid y4 ppo S'o Fc PP P p , • (See 4 above). 1,` t, 1 C Significant new,information surfaces which this office did trot consider in reaching the original public interest decision. Such a reevaluation may result in a determination that it is appropriate to use the suspension,modification,and revocation procedures d ' 3 4 and .5 The referenced such as those contained in 33�CFR .� n 326 procedures contained in 33 CL-14. 325.7 or enforcement enforcement procedures provide for the issuance of an administrative order requiring you to comply with the terms and conditions of your permit and for the initiation of legal action where appropriate. You will be required to pay for any corrective measures ° ordered by this office,and if you fare to comply with such directive,this()flee may in certain situations(such as those specified in 33 ,_ CFR 209.170) accomplish the corrective measures by contract or otherwe and bin you for the cost. 6. Extensions. General condition 1 establishes a time limit for the completion of the activity authorized by this permit. Unless there • are circumstances requiring r., ther a prompt completion of the authorized activity or a reevaluation of the public interest decision, the Corps will normally give favorable consideration to request for an extension of this time limit. 1 Your signature below,as permittee, indicates that you accept and agree to comply with the terms and conditions of this permit. " .)‹ \ 6 , ^-) - L-Q--<, "'Nei-- 7 ..... / ,.....:_zi_ . 1 (P ly1 I.L EE) �(D T E) I • This permit becomes effective when the Federal official, designated to act for the Secretary of the Army,has sigr!'ed;below. DIS'T'RICT ENGINEER) (DATE) I. work authorized this permit are still in existence at the time the pr transferred, the � When urges To validate the transfer terms and ', n the;structures or ' property is transfers to conditions of this ,t permit will continue to be binding on the new owner(s) brippr petty, vali ate h sign and r Of below.h this pe rmit and s,: ' of . the associated liabilities associated with compliance With its terms and cord'' i (TRANSFEREE) (f)ATE), fit. • h. . ' u , ...... \ ///v)._ G. H s� U--lbp / ' z 0 MULTNOMAH COUNTY 41111, , L 1.... , is use 2 saw i me sa sue n am s mom -J. z CLACKAMAS COUNTY co . . s (9 -�.__ < , Q 2 . -fl r--2 412'1KE ,y G. S " : . / e )61".. . Project Site 0 f°eV Z � . 000 •.t , hai,',:"..,: (Et-- 2e:60/ ) , . . P C wETgd17 VILL mi'TTcATito • ' t � �' i: .•-_• RQ2k Cock At: i• City': Ti, �rd County: lyast n fan State:,Oregon A�lc i k n B�: IGd�Lti1. yn4,6: 7C ?1 S� tlC� �D EVAN'S An So�AES INC E NEERS SURVEYORS . � N = Lbate: M Sheet E A sarThm CFCFS IN OREGON,WISUINGSUN,AND CALIFORNIA R. . 6 . • W 1111 ~J } .. r. - —________4 . . . \ • ti...,. - \ --1 1 \ -9 ' . . \I 1 . �(� 4 . . ' i p5-NNY 12--0A7 5 ti • j: IL 1 ibgation Sites ' .:•:.. J-'1 4 - .� in Fanno Cr ant 4;iii.,id (f) a` -i9 .Greenwayr P, . '• ( ., .7\...,,,:\ ":.,-::::::::::::::p ,/,,y;/3)C// 6H_ 80>'"*"......„ 1 f " .t::: eL &TO N 0 L.8t,,,Ii, V . .K**.;:::.::.:,..\. MAU- 41 1 .•-i9„ ).'. ' ��. I � . 1 1 ...., ---, ir,i . . ----7"-:,,Eizi-1 ; ,•‘ , ‘t,& �< 0 i 0 z g : ill=2-0 / 1' t, • r_ r . PROPOSED S D WET ILL AND fIY GATXON •,� - . i, .. ' I is _Rck 1 At — , City: Co tint)',:ZEtzlili Stale: ' ?wri ' .. A yin By:t?�.�zas�d �.�ortFit 65, ti, �. DAVID EVANS °' O .'�S, INC. �� � � � ` I r 104'4,SURVEY S,P1ANNEf S, aI Date:: .r&h L 4 x 1 1 Shed ,_ o f 8 ., L�IS ARC3I1"i7r�CrS,�� O��IN�i�,' N,AMY)CAL�'�f?YZNYA z U Y M • • �i.'` EST"Ca POhlp �� �.............. '" .........• �r/�/J� ,r5-'"'�`�r� �� /" ter, ..... .......... .../-i iti \ • ti i Pt=oPSED GClll�;�VT� ... .l •M • t i • WL TLAND " �,� . ` :E • t/Np/5''vre0 77 POSE� 20°O Ili f� EL WIPE v11'�1Cs• Ali --l�i„'' i`: �•� ................... ::..` :, tempo=5'Ela LOG `arE/1'�- i. I r �� •4I "' `r ( '. q . 1 -UPas f�iPAP-IAN f L'Rd 7" to �, �' ::''' j ij•, vBTCANp 8 1,4 vAlpi5rvntEp c` :•:-•,6 W PBS s1 Pfl �'AT -- s�At- r. :. I ! ,; i ::: : :• - _.__ •Y!.:�q f' PoseD Af 1�.�• 1- `" f� s•I i, r '.� f i , --fPO5d P .57 -i Arp-. S!s'AL,L "• .. !t�1 • t' yam/ . ::::::::::::::$:::-:::::,* 111 ,,,,, :::::::::::::•*i::: 1 ..e. ii(t.;:;:i.: .1 s. \ .,.::; 1 I 'IN 1 • : / O j o. . :•♦":• •`• `:. ,;:,;-::••• ` ,:-T t... ‘44.'ath.,‘_'•,.•A .:.''-......2...e.:*?‘ ..... A 'll i 1- . PROPOSED WETLAND PILL AND NIMGATION ' 2.: w 1n: Red Rik Creek; At: n, ' p)( 3A)r City: fl Ca uta Stnte:_ ;gin ,b ItC8tKt�ye �4 ? S � 15,' . ENGNEss,SI}{r.y/ Date:Nardi 14,1221 Shed . [3 ►f �xa�c, � t s ' OFFICES ill orb',WASHINGTON, d t t ,1 i .;ii • N • • \\‘, \\ . <..\\\ . . .� . __ \\\: . . , . k-- - ,_ . , . 1 /. . , 4:v 1 • , 4, tu i . w `7 1 "��'�e . . • • �' - X u M' .ffi.�9IM,a. ff .r.”!. DR,�!l T.:. • '•M. .•%! !:4'.,•1.a "� .......- ::: ,11 t . 'ffir7-.."---r-±j--""*---"\;:: ••::-•-:-:•':. -:•:•:•:•:••••:•:•:•:•:.:•:---,:• ,71 '.- -4•••4‹..y.::-:- . Al ,.�: ?,:::. ▪:::•:•� :.:° ::::: • 1 • �..• :•:•:.:•,,•••,::,..,:::::::.•• •-•-••-•-•. ::is' •.C•'•.! T •,.'::: • . ....NI i. i . *, . .iii,„....)) ••• ."', V a . • -: t :•Xf.iit..:-:•:::-:•:•. '...7::::4g, .,:•:.:-:•:•,::::•::::::•%.":•:•;.,•,:•: ' :.'!k.::1:::::::1.3i:' .,,...., ..•.,, • ■ ••` , :1.: 1I.1.1i.‘;tt-- in .-•• 1 :,:.:a fir ! . -.,. .,, i. • _Nam M ow SA J k1 sow ill b., :::::::::0::::::::::::,::::::::::.•• • ' i*-----------7-7' . ' C.)I i. ,.. I \rn Niif i•'::: ..... m 1"7"'" • p _. '� • 7'I-.. X / / i il-ip;Iiiir - .0, iliNiVellit, c .,.....,...,..„,,,,,...... ,4 1. . i . . i.........:....„:„. cz::, - ui iL AI ivo , ..., illiiii . , .11,1, . t:c1".-1‘ . 771._. .\\ kn\ \611411 . ,,. ,(1. � Thti _� I II 1, ,-. .... a/e.: / :-..- ef,e)1 ••,. • t PROPOSED AND h TX AT1ON ° `In _Red gc k... `:zs'�... fit: o o i .City: 1 ;nL County: ua J - State:f��Incf, n S � i [ApphCattOn By:J 'd By r DAVID k`V NS E'�SSOCt. :'I- C� L. 3 SURVfiYORS►PLANNMS, II at et OFFICES IN , Rpl�l ., S . • . k, . M v t Y a 4 - i I .6 F _, ... .1'—;')--/..---- r� w ...../ • -- - «• - - �V V �• r } ` r• - ` - •�/'-+•�- - - - t• -_ •." 1,1 e %. / i s ' . - , � . \ - a• .- . -_ - - E. I 4 '. t " -! j • I _• 5��� •_.�'^' t, , i �,•�` -_ 0 , ----, ,...„,......_.•_- -. ,..( / ! • '-- - • - . •� t � /• `! i ,YI • • •.• ......�„„ • ;647:r • � a V''.'.." /r.. ' / I :er • e - -- _ _�R- F' r,`.• • .---" f i]Vtj f Y _ 1 i � v1 /'� ` •t --- - i --"-----<,' ', _ 1.-(Z/ _. .- . I - •' . NN. ;_ r ,.... . \ _ ., i -• fa•s. / \ ' 0/ 4.47• c . -... ■ / & ,\•..N.N....,,, \ '''''''''''''''',............. / it. \ %:., \ ‘../...''''`,.,,if,:, ,,,..,.'.-.N. : I ti r • `.v'J 4 i a r .Q.., ti.) ijf..\///,/ / / ./., • ' • i , .......0 i i d , \ -- , ....... 1 .1665 " 1.� / / b, ti °�✓ `1 \\,\\._.____ ‘;(4/ .... ..•')./b, ' S o .+� !\ I \ \ ,„ , ...i \ . t :\ \ ./..,----,' ) ti 1 1 ; pf //' .. /.:' 1 . h jr---_: ;• 16e.2 1 .ar � � r ti � N`, �'' -�. ►68 7 k _� 0 ' .BTU c� • '� Ij( \\\ wirvs , : . L,. / % ' A / i. 1:-...0, , i'--",\ 1 i t 4 . // - .• 7 =r K i t ,4', �. .� •,. \)■\\).i T � D i .-.'�•. e 'a I ✓ =' , y _._ t692 `•r : fi r. - 11 \ l • �l �Lij�` ' 167,07 `.,��--.'" 168 2 �'f , e`-,- ".tri. �� r p G) . �.:+ti a •,. •� .�---i' r✓ 167 + : �r � . Y j" N, Y\ i f 168 2 ,\\ 166 3 ,, 16 .5 �. E; %l t i' M Are t PosEn WETLAND II 4 Red R • City:. Tigard County:Aas.hingioa. State: Application By: 1 ... nd mm2ciat. DAVID t ►'t4N OD 1 ;4t2 ►'I' 5, IN ,w laiG S,S'uRvaOF S, Ageis S� � Date: ?1EzciLm 221 51�r t S of U4 E h tGI 1 GT , 1"IS� 1 • � 0 �S b�EGUNi xSE[IIV iC7 , 4 } o t j� .,....,...,, • a m� • 162 9 „—.-' Rte',' ; iX/$T iNG w E r PL P ft-Ec h w, cUp E-NT-Y no WEp )i \ \\\\ . 0 1.............. .......... 0 t t Court •. • % \ \ _- , •e r• d160.4 R. r✓ ' ii -./ \ -.. 1 \ . / \ \ 0 .. C i• OA la-f.V i•p ••• \, • \ • � 1\ Y i•• 1 \ Q ek • 1 6.5 Boll {Field ••, 1 f a •LL .i• 1609 �... 1\.\ ,. . .,,,. I 9 \ • N. .)05rit,t , , p 1650:.- - ' . *11 Y.) ! \N ",`..."' 'N'„ t)\.:\4.a 4.\.4 \a\. \. '< t 'p. • �► N.,,, a 164,5 . 180,1, ■. r 410 '4"''''..-s.C.:,)- ::,N \ 0 , \II: o 1 56.41, r .10oI . 2, , \ \A .. N\ \ PROPOSED WETLAND FILL AlsiD ` ON c41/I I sig. . In: w Red Rock Creel_ At:J41A , City ` a County: Washington State a Application By:David Evans And Associates Inc> DAviD INC. „...,...,.,, , i ENGINEERS,sURVEYDRS,IVallitR.S, ' , Data, r h 14. 991 Sheet . : o. , - __ _ '.1 1-.- sue- 1+•.��..�- rte. -- - - • - _ • • �r 4 rr l i t ,,, al :nn ,r Park .fit ' a able _ FI Marsh Enhancement, - . : \1\16/4/ 1/Ir. ' \ .') /II • 2/9 i f l - . ---/-0 y i s /-4/1,,% .., 7/--,_21: \ „1. .,___.-- • De 4, ..„.. „... , ,-i . , , i I ra 040 , 411416\ si: ‘,,,*. . Fixofwol, e.--,1‘415 r. , s r 1 f _ .- J t€'i�� ` ---� ►74,1 * • 164 a., AgE< 'ail c� v.' • 'lean-pm- , ! !fir r :. ; .' j �_ J® GRD IQ,�`51G�"` - .� — -- 1177" _ ..' ,�,: ,/ ,,,,,,--- ----- 9 / -may /� . _,..„- , ,,„...,,.../ /i ; 1 i ,-:--e---/ / f—` I 'r -....:-.4.-.... 0,-1 , ap ftT0 SAL. ,...." .. ) '., -' '-' ' - .,,.,. L_Io.1e: ,0- .1---,Im ._,,, '' 'o7a►f I6B. �� 2p y N. o P5 7 4 1 -N.\ ., .. /, \ 1 - i'' ,,,.. i re s ) \ jitity ":70 -o• A 7„, ...„,,........ . 1 1. s. j �1 '7 _ ?TiPrE512 I AII��� n---__ / =L� .. ��� a 4' 1 j t �'F C, ,s o f o // 7O ,F, ,► .,,-a- 0 A IV ' fo- ,41,./ ,,. so \ a.reivrixot/ArzczeopeAfi.... • - s o • 176. 1 �ttg g) ° V it a 1' g /3 PROPOSE WETLAND II3, • — --...., ,v e) 1 1 afi PC'•.----...,:„.......„... L A M TIGATtO�T t • t �,e� rru Red Rock Creed At: . §:::)@ a. County: uh #on State: Oregon Application &y: David td Pnz and caim nc. DAVID EVANS AND ASSOCIATES INC.at�� ENGII SURVEYORS, ? (arch 1 4": I 6A of 8 LANDSCAPE A /IEC3'S,SEEN OFFICES IN OREGON,\ViGN,AND llRRL{ - • Iw. • � ' // 1 /1 � 'J , � L / reenway ,ark Near Hail Boulevard >~i . ..... i C.\ ..!. ,.., / -- 1 , _ 0 1 / . ��� 7,..,, , / s kt el-U*1 .---- B r . s ' ` , TAPO/t e1.9;r0/4 AfritivX : \\...„„slik.. \ti '' / ; 4644:4011" +:;:: . -1 (/ \ . ■ 1%„; 7-:- - _ • , V.. . 1:. ':::. - 't # } 1 T / .--7- -~ PSG �. �� ' .tt) , J Viz ' . ! t ,..,.,.._ --o-f-At> ;/,0v S,r.Ir �y:�" ,•�;� ,.. J• . .. I °ALL a :00 . • I . j4_7P 1 • ;,,�r�,.,v -rte e 5 -•-� �. r y `` E�3<t5T NG 6 - 1. r / "169 2,./; \ . ,;• ----)r- 1) --..'-(-- \-- I `i . )1 '-. ' ' ... r,... :04,- ,....,..,,,,- ,,,, ---,_:---- .--:-, :.-_---.:-,-• "� 1i " 7 � ` ` I r \\ .e.:41Z.,1,•A // i 167. / 0 H 4AM 7/f "E7 f /fl& :: ;,:;;' 16: 0 •-......---r o ,d/Cs , � /ti�: ' /. "IA/l/ C/,57"/'NG .\ , 7S © 5GATTLpED' 6071,1 \ \`1! 166.3 // ‘,\, J t • vs PROPos ''�' •, , S. . 1' In- I y � dun State:S Eota. Gm �� ' 'plc. Y IVk 1R1E��R�Wit': N 0 ar�cit iFtr�x�r ai��f�i,� i 1 , . i l r • • i• A� . . �, �..wr \ • ..rte-�+w.•" \` Greenway Park Near 1 • . �\ 162.7 .,�,, `•. . Scholls Ferry �-:,�-,�----Nt.„. • `-'� Marsh Enhanceme � 11 ' ' :0- e: . , I D I l is 'N e.. 1 , M n I `. .Y6�\\ •• ., der. • :`` , • ,;` _ " '�0.‘....-.••0 E.,...a. ,.P t::r,C ,; I .11 P �./ 7 '^ .. I ' \* . •" 'fll, ` ` 160.4 x c' /" y O I Ear[?' i'' �, " PAL fI L1 .::� \ :°•. \ ..i .. �` �" i * ♦, 164 1 . Q 166.5 M �, a , ,.. ... •` •' �� 1657 • , � �,^`i o 0 j i &414Z411/A/1760 Va< 491/551e• \ ...../ ' • 'DI' TiW -47, AA. ', ,, O• . s • alsz,b6,4104;‘ /_I "--....,,, '''''' ...• ,..,1 ~ n~�'. c'x1\:,: 160 2 N"\ 4 1, .0011g1110=*.wiff=val i , i \--)z 4.+4 c t I i I. M RC) k i', In: _ At: IVA (('*� y Tigard.. Ccruny� 9r t oy� O cony lilt a J1Y County:�c1,�lt�l��4i,j� State: Vi'GGVII., i� �. �� � ' ,', , Application Ely': L3.wid ya: ;.. +Ocams' i�tdic. DAVID ANS AND ENGI ,8tiRYEYORI,PtAt�NERS, Datc,, , .� Shdtt 6 • of 8 LkfDSCAPEARci n36-Ts �GO QF'FI aS iN OFtEG{7N '4�',ASlt�^t N ,ATW��ff'�'RhrtA i u ti • ,, I _ LE' , ....___________. ______. • . . d • II, Planting Plan Legend i,?Nr✓.iel5 /z6" q?urvf7 err . ) C) 746P&e 06,v6-1..41/ 6.-, 1 3o or/1 1 (D Pi AX/t/I1 /-fir/, L1A b-�1 Or e.,9 /7 Il't5 tt, GA ar4 w re77?M7 d irr . i , AMeL,4M:Hf,-A t N/P'L./A z-,l I zo ervi berry RN TPLONlP fzA 24' /Z0 f ed-'a5ier 1 a91/vaad fyyn ,, 113.ii iI e 1llL z• ' 2a "mac fderlaer r. .4\t't Nbiepdrf�- -v-N\ / fl/NY�' 0,�'li"'g INA 1A .2.- • ,..,,er. We;i t-7 CiOi &1 ° . . xiiii, Izif51 3 7"`Az15r � :7--51 y grant' 1 Nom mAr Nhc v WILL PE 5 gp P/Th' ( /, 6M )1 r 7"U4A f-b M(1zEO PESGUE,1) ANA Bf L3A %J)p/N (LJ/INU$ Pdl-Yp//r 1 .&,). • PRO, POSED WETLAND FILL.AND ICIITIGATION In: Rrd R. k Ct- At: A_ ` , . City: and County:Washington State: Oi✓gon l x • fates O By: vans • d SURYEYO�tS y v � ��er �� s ASSOCIATES ��`� G1�VR , • R' } { •• , i , f.,', r ,' • Data of er 7.--------..............----_____ Y 6..: La - 5NAL,Lei •• ' tivvEzec ..._ .. msss ... ,� .rw _ Section A c 1`vf■fR eiS/d lC6 � Fanno Creek Park At Hall Bly i. - '�e ae hsH F. Marsh. Enhancements ii : I __ ---r, I`70 seat - - •�°' "Jo Horszonfia�. �" HOC} �t� - Sectio Greenway Park South of Hall Blvd. Marsh Enhancement PROPOSED-WETLAND ND L AND MITIGATION ? - in: Rc�i�Rxk rat . � • City: ligarth, Coun • Muhfraton Application By: ayid avans axed ociatrs tLi. §) DAVID `YANG .AlY`1)ASS ClCAfiES INC. Datc: a_rclt t i 9 I ENGAY tS,SURV'EYORS,TANNERS, '—iugh--- sheet 18A of 8 IANDsCAPEA carrEcrs Sty OFrICES I!OREGON,WASHINGTON,AN CALIFORNIA ' i - - - . I R ► r is C - t F , - - l _ - f .•,y+-.,.y,ry ,..., .,.:.'-. ? wii--: L. i',1 4. �•. \.•'4 ° •a;•t 1.ice l 0i l:-”! u ,!• 1 •. ` / t_ K.� [i t,r,� .4..�:..:x�;Y�;fr e.�ti.flStt: �:t *r3i`��;i'ti• twit 4�, • •�� ;b. H. :,�. �.r.�'YJ .�;.3j :w! r — • .mss. ---i —a. — - i iv/AV 04;11AN'c-eiv • 6Y p 9N/N6 t A514 ' HAN /sft/ oan 614 Cvfi"' Wirt'. T AAIL 1 .. . .;/ .. 1 ACT�. G .Ei /7 /I; • •i!`1I ArT'•-.-7..v 44 _It 0ir: _ y r - - - _ - t St.o • • .?y-' Section C Greenway- Park At Soholis Ferry • • Marsh Enhancement Horizontal:1 100 Ft. Vertical: 13=30 • ! PROPOSED WETLAND FILL A.ND MITIGATrOisi - _ l in: Red Rack Creek At:,NLA c r 1 City: Tigard County: a htn; on State:Egon " t Application By: DAVID EVANS AND ASSOCIATES, IN.C. . t. ENGDIEZRS,SURVEYORS,MINERS, Date: March •14. 12:1 Sheet t$ �f It PLA �I CIS,sc .; I �.! OFFICES IN OREGON,WASHINGTON,AND L'FORNIA - .f.�.....,,,.. . _/