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SLR2000-00002SLR2000 00002 SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION RiOfTIOARD Un ... Community 120 DAYS = 6/6/2000 SECTION I. APPLICATION SUMMARY FILE NAME: SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION CASE NO.: Sensitive Lands Review/Water Resource Overlay SLR2000 -00002 PROPOSAL: The applicant has requested approval of the following land use applications: 1. Sensitive Lands/Water Resource Overlay Review - Type II APPLICANT: VLMK Engineers OWNERS: Harold C. Hambach and 3933 SW Kelly Avenue Mildred M. Hambach, Grantors Portland, OR 97201 and; COMPREHENSIVE PLAN DESIGNATION: Industrial Park; I -P. Water Resource Overlay District; W -R overlay district applies to all significant wetlands and streams, and applicable riparian setback and water quality buffer areas that appear on the Tigard Wetlands and Stream Corridors Map. ZONING DESIGNATION: Michael V. Hambach, Sandra E. Sattler and Lorene Brown, Grantees 7735 SW Durham Road Tigard, OR 97224 I -P: Industrial Park District. The I -P zoning district provides appropriate locations for combining light manufacturing, office and small -scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus -like setting. Only those light industrial uses with no off -site impacts, e.g., noise, glare, odor, vibration, are permitted in the I -P zone. In addition to mandatory site development review, design and development standards in the I -P zone have been adopted to insure that developments will be well integrated, attractively landscaped, and pedestrian - friendly. LOCATION: 7630 SW Durham Road; WCTM 2S113BA, Tax Lot 400. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.390, 18.530, 18.745, 18.775, 18.797 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the Type I Sensitive Lands/Type II Water Resource Overlay District Review subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section VII. NOTICE OF TYPE II DECISION SLR/WR2000 -00002 — SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 1 OF 13 CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: (UNLESS OTHERWISE NOTED, THE STAFF CONTACT SHALL BE BRIAN RAGER, ENGINEERING DEPARTMENT (503) 639 - 4171.) Submit to the Planning Division (Karen Fox, 639 -4171) for review and approval: 1. The applicant shall obtain Division of State Lands (DSL) and US Army Corps of Engineer's concurrence with the wetland delineation and determination, and confirmation that no permits are necessary or that all permits have been obtained for the sensitive lands area, water resource and associated wetlands. All development proposed within 25 feet of any wetland or stream shall be subject to Unified Sewerage Agency (USA) standards and approval. 2. The applicant shall revise the landscape and erosion control plans to indicate the following: Where natural vegetation has been removed due to the proposed ground disturbance for the sanitary sewer connection in the floodplain, erosion control provisions of the Surface Water Management Program of Washington County must be met and areas not covered by structures or impervious surfaces will be replanted with native vegetation. 3. Prior to any site work, the applicant shall clearly mark the edge of the 100 -year floodplain or the 50 -foot riparian setback, whichever is greater, on the site with construction fencing to ensure that the sensitive lands area, water resource and buffer is maintained free of debris and disturbance. In no case shall any above or below groundwork occur in the floodplain or the riparian setback including grading or fill, other than the sanitary sewer connection as shown on the plans dated January 13, 2000. A portion of the protective construction fencing may be taken down to allow for the work on the sanitary sewer connection, but shall be reinstalled following completion of this work until the completion of all construction on the site. 4. The applicant shall revise its erosion control plan and landscape plan to incorporate the protective measures on the plans as contained in Section 18.797.080.F, 1 -5 and in the measures as outlined in the applicant's vegetative mitigation plan prepared by Martin Schott (incorporated in the Sensitive Lands/Water Resource Review prepared by Schott, dated January, 2000.) 5. Immediate notification shall be provided by the applicant to the Planning and Engineering Divisions regarding any changes to the proposed plans or quantity of material disturbed so that a determination can be made as to the potential impacts of such a change and whether a Type III land use application will be necessary prior to issuance of a site permit. Submit to the Engineering Department (Brian Rager, 639 -4171) for review and approval: 6. Prior to issuance of the site and/or building permit, the applicant shall demonstrate that they have obtained a permit from Unified Sewerage Agency to allow the proposed tap of the 60 -inch interceptor line. The applicant shall provide a copy of the USA permit to the City. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE FINAL BUILDING INSPECTION BEING PERFORMED: Submit to the Engineering Department (Brian Rager, 639 -4171) for review and approval: 7. The applicant shall immediately stop work during construction and notify the Planning Division and Engineering Department if the quantity of disturbed material may exceed 50 cubic yards, or if there are any other changes regarding the location or impacts of the sanitary sewer line due to site conditions, or other circumstances. 8. The applicant shall provide certification to the City Engineer that the sewer connection has been successfully tested and shown not to have any leaks, and shall provide written verification from the Unified Sewerage Agency that the connection meets with their approval. NOTICE OF TYPE II DECISION SLR/WR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 2 OF 13 THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information and Proposal Description: The site is 10.51 acres. The southern portion of the site has designated floodplain ( Fanno Creek) and associated wetlands. This proposal is to locate a sanitary sewer connection in the riparian setback, approximately 20 feet from top of bank of Fanno Creek. This proposal is in conjunction with a prior land use decision for Site Development Review, Case file #SDR1999 -00020 which includes the removal of the existing single- family residence and construction of a 91,632 square foot office building and 299 space parking lot to the north of Fanno Creek; this prior application included a Type I Sensitive Lands Review/Water Resource Review, Case file #SLR1999 -00011 with the sanitary sewer connection located outside of the riparian setback. This proposal is essentially a revision to the prior SLR/WR portion of the land use application which requires a Type II Water Resource review due to the proposed change of location of the sanitary sewer connection to within the riparian setback. Vicinity Information: The site is located south of SW Durham Road, north of the Burlington Northern Railroad, and east of Durham Elementary School. Fanno Creek crosses the southern portion of the site. Tax Lot 200, which is immediately adjacent to the west - northwest of the subject property and fronts SW Durham Road, has a newly constructed 21,000 square foot office /warehouse /manufacturing building. Tax Lot 300 has a single- family residence and abuts the subject property at the far west -end of its northern property line. Due west and west - southwest is the Durham Elementary School soccer field (Tax Lot 401) and open space (Tax Lot 500) zoned R -12. There is residential use located on Tax Lot 100 to the south of the subject site zoned I -P. The City of Durham is to the south across Fanno Creek. Site History: Currently, there is a detached single - family older residence and garage shed on the site. This residence and shed will be moved or demolished to accommodate the construction of a new 3 -story office building north of Fanno Creek and its associated wetlands. SECTION IV. DECISION MAKING PROCEDURES, PERMITS AND USE Use Classification: Section 18.130.020 Lists the Use Categories. The applicant is proposing to build a new office building. This use is classified in Code Chapter 18.130 (Use Classifications) as Commercial - Office. The site is located within the Industrial Park District. Table 18.530.1 lists Commercial Office as a permitted use in the I -P zone. Summary Land Use Permits: Chapter 18.310 Defines the decision - making type to which the land -use application is assigned. This is a Type II Water Resource Application due to a proposed sanitary sewer connection in the riparian setback. The Sensitive Lands Review is a revised Type I review limited in scope to the change of location of the sanitary sewer connection which involves less than 50 cubic yards of disturbed material and is located outside of the floodway. Decision Making Procedures: Chapter 18.390 Describes the decision making procedures. A Type II procedure applies to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director with public notice and appeals are heard by the Hearing's Officer. Type III procedures apply to quasi - judicial permits and actions that predominantly contain discretionary approval criteria and are decided by the Hearings Officer or the Planning Commission. NOTICE OF TYPE II DECISION SLR/WR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 3 OF 13 Type I procedures apply to ministerial permits and actions, containing clear and objective approval criteria, and are decided by the Director without public notice. SECTION V. NEIGHBORHOOD COMMENTS No comments were received from surrounding property owners. SECTION VI. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Zoning Districts 18.530 (Industrial Zoning Districts) B. Specific Development Standards 18.745 Landscaping and Screening) 18.775 Sensitive Lands) 18.797 Water Resource Overlay District) C. Street Utility Improvements Standards 18.810 (only 18.810.090 Sanitary Sewer applies) The proposal contains no elements related to the provisions of Code Chapters: 18.705 (Access, Egress & Circulation) 18.715 (Density Computations), 18.720 (Design Compatibility), 18.725 (Environmental Performance Standards)18.730 (Exceptions to Development Standards), 18.742 (Home Occupations), 18.750 (Manufactured /Mobile Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) 18.765 (Off- Street Parking and Loading Requirements), 18.760 (Nonconforming Situations), 18.780 (WSigns), 18.785 Temporary Uses, 18.790 (Tree Removal), 18.795 (Visual Clearance), and 18.798 ireless Communication Facilities). These Chapters are, therefore, found to be inapplicable as approval standards. SECTION VII. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: A. ZONING DISTRICT Industrial Zoning District: Section 18.530.020 Lists the description of the Industrial Zoning Districts. The site is located in the I -P: Industrial Park District. Development Standards: Section 18.520.040.B States that Development standards in commercial zoning districts are contained in Table 18.520.2. B. SPECIFIC DEVELOPMENT STANDARDS: CHAPTER 18.700 Re- vegetation: Section 18.745.060 Where natural vegetation has been removed through grading in areas not affected by the landscaping requirements and that are not to be occupied by structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. Preparation for re- vegetation: Topsoil removed from the surface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway; and such storage may not be located where it would cause suffocation of root systems of trees intended to be preserved; and after completion of such grading, the topsoil is to be restored to exposed cut and fill embankments or building pads to provide a suitable base for seeding and planting. NOTICE OF TYPE II DECISION SLR/WR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 4 OF 13 Acceptable methods of re- vegetation include hydro - mulching or the planting of rye grass, barley, or other seed with equivalent germination rates, and: Where lawn or turf grass is to be established, lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; Other re- vegetation methods offering equivalent protection may be approved by the approval authority; Plant materials are to be watered at intervals sufficient to ensure survival and growth; and The use of native plant materials is encouraged to reduce irrigation and maintenance demands. The applicant proposes to seed areas disturbed by the sanitary sewer connection with native seed mix, and to maintain the plants by watering at intervals sufficient to ensure plant survival and growth. Further discussion of re- vegetation may be found under Chapter 18.797 contained in this decision. FINDING: The applicant's plan for seeding the area disturbed by the sanitary sewer connection in the riparian setback, and handling of topsoil removal sufficiently addresses the criteria for re- vegetation. Therefore, this standard is met. SENSITIVE LANDS: CHAPTER 18.775 Sensitive lands are lands potentially unsuitable for development because of their location within: the 100 -year floodplain, natural drainageways, wetland areas which are regulated by other agencies including U.S. Army Corps of Engineers and the Division of State Lands, or are designated as significant wetland on the Comprehensive Plan Floodplain and Wetland Map, and steep slopes of 25% or greater and unstable ground. A land use application is required for ground disturbances in sensitive lands areas. There is floodplain and wetlands on the southern portion of the subject site as designated on the Comprehensive Plan Floodplain and Wetland Map. The applicant proposes to locate the sanitary sewer connection in the 100 -year floodplain approximately 20 feet from the floodway, and within the riparian setback. This is a change of location of the sanitary sewer from the prior land use application for this site (SDR1999- 00020 /SLR1999- 00011) which indicated a sewer connection further upstream and outside of the riparian setback. Protective measures are needed to ensure that no grading, fill, other disturbances take place during construction in the floodplain and in the riparian corridor due to the close proximity of development work to the edge of the sensitive lands area and the water resource area. Applicability of Uses: Permitted, Prohibited and Nonconforming: Section 18.775.020 Section 18.775.020.A: The City Engineer shall review the installation of public support facilities such as the underground utilities and construction of roadway improvements including sidewalks, curbs, streetlights, and driveway aprons by means of a Type I procedure, as governed by Section 18.390.030 subject to compliance with all of the standards in this Chapter; The sanitary sewer connection encroaches approximately 65 feet into the 100 -year floodplain, and approximately 30 feet beyond the riparian setback. The applicant states that the amount of material to be removed to install a 4 -inch sanitary sewer line is estimated at 29 cubic yards (2 feet wide x 6 feet deep x 65 linear feet). A permit from the Unified Sewerage Agency is required for the live tap since the line is under pressure. Section 18.775.020.B: The City Engineer shall review minimal ground disturbance(s) or landform alterations involving 10 to 50 cubic yards of material, except in the floodway area, for land that is within public easements and rights -of -way by means of a Type I procedure, as governed by Section 18.390.030 subject to compliance with all of the standards in this Chapter; This proposal involves 29 cubic yards of disturbed material due to the extension of the new sanitary sewer line to the public USA main receptor trunkline. Therefore, this is a Type I Sensitive Lands Review. A USA permit is required for the connection. Section 18.775.020.C: The Director shall review minimal ground disturbance(s) or landform alterations involving 10 to 50 cubic yards of material, except in the floodway area, boy means of a Type I procedure, as governed by Section 18.390.030 subject to compliance with all of the standards in this Chapter. NOTICE OF TYPE II DECISION SLR/WR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 5 OF 13 A previous Type I Sensitive Lands review was approved under Case file No. SDR1999- 00020 /SLR 1999 -00011 showing a sanitary sewer location further upstream than the proposed location in this application, and outside of the riparian setback. The current proposal (which represents a change of location from the prior application) is for location of the sanitary sewer connection involving less than 50 cubic yards (29 cubic yards estimated) of material and is located outside of the floodway, but within the floodway fringe and riparian setback, according to the applicant's statement and plans. FINDING: As the quantity of material to be disturbed is less than 50 cubic yards and is not in the floodway, this proposal shall be reviewed as a Type I Sensitive Lands Review (and a Type II Water Resource Review due to the fact that it involves an underground utility in the riparian setback). In order to meet this criteria the following conditions must be met: CONDITIONS: • Prior to any site work, the applicant shall clearly mark the edge of the 100 -year floodplain or the 50 -foot riparian setback, whichever is greater, on the site with construction fencing to ensure that the sensitive lands area and water resource and buffer is maintained free of debris and disturbance. In no case shall any above or below groundwork occur in the floodplain or the riparian setback including grading or fill, other than the sanitary sewer connection as shown on the plans dated January 13, 2000. A portion of the protective construction fencing may be taken down to allow for the work on the sanitary sewer connection, but shall be reinstalled following completion of this work until the completion of all construction on the site. • The applicant shall revise the landscape and erosion control plans to indicate the following: Where natural vegetation has been removed due to the proposed ground disturbance for the sanitary sewer connection in the floodplain, erosion control provisions of the Surface Water Management program of Washington County must be met and areas not covered by structures or impervious surfaces will be replanted with native vegetation. • Immediate notification shall be provided by the applicant to the Planning and Engineering Divisions regarding any changes to the proposed plans or quantity of material disturbed so that a determination can be made as to the potential impacts of such a change and whether a Type III land use application will be necessary prior to issuance of a site permit. • The applicant shall immediately stop work during construction and notify the Planning Division and Engineering Department if the quantity of disturbed material may exceed 50 cubic yards, or if there are any other changes regarding the location or impacts of the sanitary sewer line due to site conditions, or other circumstances. WATER RESOURCES (WR): CHAPTER 18.797 Applicability and Generalized Mapping: Section 18.797.030 The WR overlay district applies to all significant wetlands and streams, and applicable riparian setback and water quality buffer areas, that appear on the Tigard Wetlands and streams, and riparian setback and water quality buffer areas, that appear on the Tigard Wetlands and Stream Corridors Map. Standard Riparian Setbacks and USA Water Quality Buffers: Section 18.797.030.C. The applicant shall be responsible for surveying and mapping the precise location of the top of bank, wetland edge, riparian setback and /or USA water quality buffer at the time of application submittal. Table 18.797.1 summarizes riparian setbacks and water quality buffers that apply to significant water resources within the WR overlay zone: NOTICE OF TYPE II DECISION SLRNVR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 6 OF 13 FROM TABLE 18.797.1 ANI SE1 RS SIG RAC +IIFIC Tualatin River & associated wetlands 75 feet 25 feet Major streams & associated wetlands 50 feet 25 feet Developed subdivision lot exception (major streams & associated wetlands) 25 feet 25 feet Minor streams & adjacent/isolated wetlands Not applicable 25 feet Measured in feet from the top -of -bank or the associated wetland edge, whichever is greater. 2 Measured in feet from the stream top-of -bank or the wetland edge, whichever is greater. Division of State Lands notification required for all proposed development activities within any wetland. Unified Sewerage Agency standards are applicable when development activities are proposed within 25 feet of any wetland or stream. The subject development site includes designated wetlands, floodplain, and a Major stream, Fanno Creek, along the southern portion of the site. Table 18.797.1 indicates a 50 -foot riparian setback for major streams and associated wetlands. Applicable definitions for major streams and riparian setback area are contained in Community Development Code (CDC) Section 18.797.020. The applicant has submitted a Wetland Determination and Delineation Report prepared by Steinkoenig and Martin Schott of Schott & Associates dated August, 1999. The applicant has provided mapping of the wetland edge, top -of -bank, floodway, and riparian setback on the grading plan. See also, Chapter 18.775 Sensitive Lands in this decision for additional criteria and conditions related to water resource and wetlands protection. Application Requirements: Section 18.797.060 Type II and Ill uses: required studies and mitigation reports. Each of the following studies shall be required whenever any Type II or II use is proposed within the WR overlay district. Each required report must consider the City of Tigard Local Wetlands Inventory (Fishman Environmental Services, 1994) shall be in addition to the submission of information required for specific types of development, and shall be prepared by professionals in their respective fields. This is a Type II Water Resource Overlay Review in accordance with Table 18.797.2 as underground utilities are proposed in the riparian setback. The following reports are required for Type II Water Resource Overlay Review applications: 1. Hydrology and soils report. 2. Grading Plan 3. Vegetation report. 4. Streambank conditions report (does not apply in this case as this report is only required if a reduction in the riparian setback is proposed). The applicant has submitted a Sensitive Lands/Water Resource review report dated January, 2000 from Martin Schott, Wetland Specialist, which addresses the hydrological, soil, and vegetative impacts to the riparian setback area as a result of the sanitary sewer connection in that area. This report acknowledges that the sewer line will impact approximately 30 feet of the riparian setback area due to the location of the hookup, and concludes that there will be no impacts to the wetlands, or to Fanno Creek. NOTICE OF TYPE II DECISION SLR/WR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 7 OF 13 Development Standards: Section 18.797.080 The following shall apply to all development, including native vegetation removal and excavation, within the WR overlay district. No application for a use identified in Section 18.797.050 shall be deemed complete until the applicant has addressed each of these standards in writing. A. Alternatives considered. Except for stream corridor enhancement, most Type II and III uses are expected to develop outside of water resource and riparian setback areas. Therefore, Type II and Ill development applications must carefully examine upland alternatives for the proposed use, and explain the reasons why the proposed development cannot reasonably occur outside of the water resource or riparian setback area. The applicant previously proposed to locate the sanitary tap outside of the riparian setback and further upstream to the east, but after consideration of the impact to the vegetative corridor and the complexity and cost of construction at this location, the applicant has submitted this proposal for connection at the existing main within the riparian setback. According to the applicant, the upstream location outside of the riparian setback involved a depth at the existing trunk line of approximately 25 feet below grade which would require sheet piling and caisons to extend below the depth of the excavation. This in turn would necessitate haul roads, a large crane, track hoe, drill rig, and significant de- watering efforts, thus necessitating greater impacts to the sensitive corridor. The proposed inside drop at the manhole requires only a small backhoe which would excavate a 2 -foot x 6 -foot deep trench along the length of the sanitary line. FINDING: The applicant has sufficiently demonstrated that upland alternatives were considered, and has justified that the proposed location for the sanitary sewer connection cannot reasonably occur outside of the riparian setback. B. Minimize siting impacts. The proposed use shall be designed, located and constructed to minimize excavation, loss of native vegetation, erosion, and adverse hydrological impacts on water resources. 1. For Type II and Ill uses, the civil engineer with experience in water quality must certify that any adverse water quality impacts of the development proposal will be minimized consistent with best management practices; VLMK Engineers states in the narrative portion of the application that the adverse water quality impacts will be minimized consistent with best management practices. Protective measures including construction and erosion control fencing and conducting the work during the summer months will assist in minimizing water quality impacts. 2. For all uses, the development shall be located as far from the water resource, and use as little of the water resource or riparian setback area, as possible, recognizing the operational needs of the proposed development. FINDING: The most practical connection for the sanitary sewer is at the existing main as proposed. The area of impact has been minimized to the extent possible, basically consisting of a 15 -foot corridor for the 65 -foot length of the sewer extension. Therefore, this criteria is met. C. Construction materials and methods. Where development within the riparian area is unavoidable, construction materials or methods used within the riparian setback area shall minimize damage to water quality and native vegetation. FINDING: Proposed construction methods consist of the use a small backhoe to excavate the trench for the sewer line extension. Proposed protective measures include the use of silt fences and felt to protect native vegetation in the area of excavation and wheel traffic. Therefore, this criteria is met. NOTICE OF TYPE II DECISION SLR/WR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 8 OF 13 D. Minimize flood damage. Above- ground residential structures shall not be permitted within the WR overlay district, where such land is also within the 100 -year floodplain. On -site flood storage capacity shall not decrease as a result of development. The cumulative effects of any proposed development shall not reduce flood storage capacity or raise base flood elevations on- or off -site. Any new commercial or industrial land development proposed within the 100 -year floodplain shall be designed consistent with Chapter 18.775, Sensitive Lands. FINDING: VLMK Engineers have included a statement in the application narrative as follows: "There will be no net increase or decrease of excavating material in the floodplain and therefore there will be no accumulative effect of the proposed development from the flood storage capacity." Therefore, this criteria is met. Avoid steep slopes. Within 50 feet of any water resource, excavation and vegetation removal shall be avoided on slopes of 25% or greater and in areas with high erosion potential (as shown on SCS maps), except where necessary to construct public facilities or to ensure slope stability. FINDING: This criteria is not applicable as slopes do not exceed 25% within 50 feet of the water resource, excavation or vegetation removal. F. Minimize impacts on existing vegetation. The following standards shall apply when construction activity is proposed in areas where vegetation is to be preserved. 1. Temporary measures used for initial erosion control shall not be left in place permanently; 2. Work areas on the immediate site shall be carefully identified and marked to reduce potential damage to trees and vegetation; 3. Trees shall not be used as anchors for stabilizing working equipment. During clearing operations, trees and vegetation shall not be permitted to fall or be placed outside the work area; 4. In areas designated for selective cutting or clearing, care in falling and removing trees and brush shall be taken to avoid injuring trees and shrubs to be left in place; 5. Stockpiling of soil, or soil mixed with vegetation, shall not be permitted on a permanent basis. The applicant has submitted a Vegetation Mitigation plan as part of the January, 2000 report by Martin Schott, Wetland Specialist. The Mitigation plan addresses the restoration of the impacted area by separating the top soil from the subsoil. This report states that "The top soil will be placed to one side, with the vegetation facing up. When the trench is back filled the top soil will be placed on the surface, with the vegetation facing up. This restoration technique has proved very effective in restoring temporary impacts associated with sewer line construction." The applicant proposes to use felt in the wheel traffic area, and the upper organic zone (native grasses) will be stripped and placed on this felt for ease of removal and to minimize impact to the existing vegetation. In addition, the applicant proposes to plant 25, Oregon Ash trees in the vicinity of the sewer line as shown in the Schott report in Figure 2. FINDING: The applicant's proposal minimizes the impacts to vegetation, however, has not included all the these measures on its plans. Therefore, in order to meet this criteria, the applicant shall satisfy the following condition: CONDITION: The applicant shall revise its erosion control plan and landscape plan to incorporate the protective measures on the plans as contained in Section 18.797.080.F, 1 -5 and in the measures as outlined in the applicant's vegetative mitigation plan prepared by Martin Schott (incorporated in the Sensitive Lands/Water Resource Review prepared by Schott, dated January, 2000.) G. Vegetation mitigation plan. If a Type II or III use is proposed within a water resource site or riparian setback area, or mitigation is proposed as a method to reduce the riparian setback in accordance with Section 18.797.100, a mitigation plan shall be prepared and implemented. E. NOTICE OF TYPE II DECISION SLRMIR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 9 OF 13 1. The applicant shall be responsible for re- vegetating areas temporarily disturbed by excavation on a 1:1 basis; 2. Where approval is granted to reduce the riparian setback area, the applicant shall be responsible for mitigating for the reduced setback by replacing non - native vegetation within the remaining, protected riparian setback area on a 1.5:1 basis. That is, for each 100 square feet of riparian setback that is lost to development, at least 150 square feet of existing disturbed area within the riparian setback or wetland shall be re- planted with native plant species; 3. The re- vegetation plan shall provide for the replanting and maintenance of native plant species designed to achieve pre- disturbance conditions. The applicant shall be responsible for replacing any native plant species that do not survive the first two years after planting, and for ensuring the survival of any replacement plants for an additional two years after their replacement. FINDING: This criteria has been addressed as part of Section 18.797.080.F above. H. Water and sewer infiltration and discharge. Water and sanitary sewer facilities shall be designed, located and constructed to avoid infiltration of floodwaters into the system, and to avoid discharges from such facilities to streams and wetlands. FINDING: The applicant, VLMK Engineers, has included the following statement in its narrative: "The sanitary sewer connection has been designed and will be constructed to prevent infiltration. The system will be tested prior to activation for any potential leaks." This criteria will be met, upon meeting the following condition: CONDITION: The applicant shall provide certification to the City Engineer that the sewer connection has been successfully tested and shown not to have any leaks, and shall provide written verification from the Unified Sewerage Agency that the connection meets with their approval. On -site systems. On -site septic systems and private wells shall be prohibited within the WR overlay district. FINDING: This criteria is inapplicable as there are no proposed on -site septic systems or private wells within the WR overlay district. J. Erosion control plan. If a Type II or III use is proposed within a water resource site or riparian setback area, the following erosion control standards shall apply within the WR overlay district: 1. Specific methods of soil erosion and sediment control shall be used during construction to minimize visible and measurable erosion; 2. The land area to be grubbed, stripped, used for temporary placement of soil, or to otherwise expose soil shall be confined to the immediate construction site 3. Construction activity will take place during the dry season (June- October), whenever feasible, and the duration of exposure of soils shall be kept to a minimum during construction; 4. Exposed soils shall be covered by mulch, sheeting, temporary seeding or other suitable material following grading or construction, until soils are stabilized. During the rainy season (November through May), soils shall not be exposed for more than 7 calendar days. All disturbed land areas which will remain unworked for 21 days or more during construction, shall be mulched and seeded; 5. During construction, runoff from the site shall be controlled, and increased runoff and sediment resulting from soil disturbance shall be retained on -site. Temporary diversions, sediment basins, barriers, check dams, or other methods shall be provided as necessary to hold sediment and runoff; 6. A stabilized pad of gravel shall be constructed at all entrances and exists to the construction site. The stabilized gravel pad shall be the only allowable entrance or exit to the site; NOTICE OF TYPE II DECISION SLR/WR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 10 OF 13 7. Topsoil removal for development shall be stockpiled and reused on -site to the degree necessary to restore disturbed areas to their original or enhanced condition, or to assure sufficient stable topsoil for re- vegetation. Additional soil shall be provided if necessary to support re- vegetation; 8. The removal of all sediments which are carried into the streets, water resources or on to adjacent property, are the responsibility of the applicant. The applicant shall be responsible for cleaning up and repairing streets, catch basins, water resource areas and adjacent properties, where such properties are affected by sediments or mud. In no case shall sediments be washed into storm drains, ditches or drainageways; 9. Any other relevant provisions of the Erosion Prevention and Sediment Control Plans Technical Guidance Handbook (City of Portland Bureau of Environmental Services and Unified Sewerage Agency of Washington County, Revised February 1994), required by the Planning Director. FINDING: The applicable issues related to erosion control are addressed elsewhere in this decision, and are addressed for the development project as a whole in the prior land use decision SDR1999- 00020/SLR1999- 00011. Any additional erosion control measures for the sanitary sewer line are shown on the erosion control plan dated January 13, 2000 submitted with this application. Therefore, the above criteria #1 -9 have been addressed and this criteria is met. K. Plan implementation. A schedule of planned erosion control and re- vegetation measures shall be provided, which sets forth the progress of construction activities, and mitigating erosion control measures. An approved Erosion Control of Re- vegetation Plan shall be implemented and maintained as follows: 1. Erosion control measures shall be installed prior to any stripping or excavation work. 2. The applicant shall implement the measures and construct facilities contained in the approved Erosion Control Plan in a timely manner. During active construction, the applicant shall inspect erosion control measures daily, and maintain, adjust, repair or replace erosion control measures to ensure that they are functioning properly. 3. Eroded sediment shall be removed immediately from pavement surfaces, off -site areas, and from the surface water management system, including storm drainage inlets, ditches and culverts. 4. Water containing sediment shall not be flushed into the surface water management system, wetlands or streams without first passing through an approved sediment filtering facility or device. 5. In addition, the applicant shall call for City inspection, prior to the foundation inspection for any building, to certify that erosion control measures are installed in accordance with the erosion control plan. FINDING: These criteria are adequately addressed on the erosion control plan and specifications dated January 13, 2000, and therefore, this standard is met. E. STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 18.810 Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Sanitary Sewers: Sewers Required: Section 18.810.090.A Requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. NOTICE OF TYPE II DECISION SLRNVR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 11 OF 13 Sanitary sewer service for this site will be provided from the existing 60 -inch USA interceptor which is located along the southern portion of this site. The applicant's plans indicate they will extend a 4 -inch service lateral from the main line up to the building. The applicant will need to obtain a permit from USA for the connection to the interceptor prior to construction. The applicant's prior land use application SDR1999- 00020/SLR1999 -00011 indicated that the sewer connection will be located within the floodplain only, and outside of the riparian setback. However, this proposal changes the location of the sanitary sewer connection to within the riparian setback. The applicant has also estimated that the amount of earth disturbance within the floodplain and the riparian setback will be less than 50 cubic yards. Staff reviewed the estimate and concurs. See the Planning Division section of this decision for more discussion on this issue. ADDITIONAL CITY AND /OR AGENCY CONCERNS Grading and Erosion Control: USA Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The applicant has submitted an erosion control plan which, subject to the conditions contained within this decision, meets with Staffs approval. SECTION VIII. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed this proposal and has offered no comments and has no issues with regard to this project. The City of Tigard Operations Utility Manager has reviewed this application and offered comments related to the public water system which are inapplicable to this application, but relate to the previous land use case SDR1999- 00020. City of Tigard Property Manager has reviewed this application and offered no comments or objections. Long Range Planning Division was notified , but offered no comments. SECTION IX. AGENCY COMMENTS Oregon Fish and Wildlife was notified, but no comments were received. Unified Sewerage Agency: Comments were received on February 28, 2000 and are addressed and incorporated in the Public Facility Concerns Section of this decision. Division of State Lands reviewed this application and commented as follows: These projects may involve lands or interests managed or regulated by the Division of State Lands. Under the Oregon Removal -Fill Law (ORS 196.800-1 96.990), removal, filing, or alteration of 50 cubic yards or more of material within the bed or banks of the waters of this state requires a permit from the Division of State Lands. Waters of the state include the Pacific Ocean, rivers, lakes, most ponds and wetlands, and other natural water bodies. If the proposed plan /project affects land owned or regulated by the Division, according to ORS 274, the applicant must have an easement or license, lease, or registration for the use of these lands. US Army Corps of Engineers reviewed this application and submitted the following comments: If the sewer line is constructed in the location shown, a C.O.E permit is not required. NOTICE OF TYPE II DECISION SLR/WR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 12 OF 13 Oregon Department of Environmental Quality was notified but offered no comments. SECTION X. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MARCH 9, 2000 AND EFFECTIVE ON MARCH 24, 2000 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which rovides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON MARCH 23, 2000. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639 -4171. att PREFJARED BY: Karen Perl Fox Associate Planner APPROVED BY: Richard Be Planning anager March 9. 2000 DATE March 9. 2000 DATE I :curpl n \karen\slr\s1r00- 205.doc NOTICE OF TYPE II DECISION SLR/WR2000 -00002 — SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 13 OF 13 t' Q a• � \ `'4 N CITY Of UGA*o NG DEPARTMENT z z J 0 ce LV r 0 r V (map is not to scale) SITE PLAN EXHIBIT MAP N SOUTHWEST CENTER SLR 2000 -00002 LN .- am r—_— . °°P1�1111 • �� ST c~a LI DURHAM RD LL U w —J w SUBJECT SIT r I- wan ■ CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM VICINITY MAP SLR 2000 -00002 SOUTHWEST CENTER • N 0 100 200 300 400 500 Feet 1 "= 378 feet City of Tigard Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard, OR 97223 (503) 639 -4171 httc: / /WNw.ci.tigard.or. us Community Development Plot date: Feb 14, 2000; C:lmagic\MAGIC03.APR NOTICE OF TYPE II DECISION SENSITIVE LANDS REVIEW (SLR) WATER RESOURCE OVERLAY REVIEW (WR) 2000 -00002 SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION CITY OF TIGARD Community Development Shaping A Better Community SECTION I. FILE NAME: CASE NO.: PROPOSAL: APPLICANT: 120 DAYS = 6/6/2000 APPLICATION SUMMARY SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION Sensitive Lands Review/Water Resource Overlay SLR2000 -00002 The applicant has requested approval of the following land use applications: 1. Sensitive Lands/Water Resource Overlay Review - Type II VLMK Engineers 3933 SW Kelly Avenue Grantors Portland, OR 97201 COMPREHENSIVE PLAN DESIGNATION: Industrial Park; I -P. Water Resource Overlay District; W -R overlay district applies to all significant wetlands and streams, and applicable riparian setback and water quality buffer areas that appear on the Tigard Wetlands and Stream Corridors Map. OWNERS: Harold C. Hambach and Mildred M. Hambach, and; Michael V. Hambach, Sandra E. Sattler and Lorene Brown, Grantees 7735 SW Durham Road Tigard, OR 97224 ZONING DESIGNATION: I -P: Industrial Park District. The I -P zoning district provides appropriate locations for combining light manufacturing, office and small -scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus -like setting. Only those light industrial uses with no off -site impacts, e.g., noise, glare, odor, vibration, are permitted in the I -P zone. In addition to mandatory site development review, design and development standards in the I -P zone have been adopted to insure that developments will be well integrated, attractively landscaped, and pedestrian - friendly. LOCATION: 7630 SW Durham Road; WCTM 2S113BA, Tax Lot 400. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.390, 18.530, 18.745, 18.775, 18.797 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the Full Decision located at City Hall. All documents and applicable criteria in the above -noted file are available for inspection at no cost or copies can be obtained for twenty -five cents (25) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MARCH 9, 2000 AND BECOMES EFFECTIVE ON MARCH 24, 2000 UNLESS AN APPEAL IS FILED. A e�al: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Community Development Code Section 18.390.040.G.1. may appeal this decision in accordance with Community Development Code Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON MARCH 23, 2000. Questions: For further information please contact the Planning Division Staff Planner, Karen Fox, Associate Planner at (503) 639 -4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. (moo n not to Scald SITE PLAN EXHIBIT MAP N CITY OF TIGARD PLANNING DEPARTMENT SOUTHWEST CENTER SLR 2000 -00002 VICINITY MAP SLR 2000 -00002 SOUTHWEST CENTER rth • Gry of Tigard NOTICE TO MORTGAGEE, LIENHr 'ER, VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES , ... , f IF YOU RECEIVE THIS NOTICE, IT SHALL BE PRU,.,, (LY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SENSITIVE LANDS REVIEW CITY OF TIGARD Community (De te (opine nl Shaping )4 (Better Community 500 -FOOT PROPERTY OWNER NOTICE It has come to our attention that you were inadvertently omitted from the original mailing. Comments were to be submitted by 2/28/00. If you feel you need three additional days to submit your comments, please contact Karen Fox at 639 -4171, x 315. DATE OF NOTICE: February 14, 2000 FILE NAME: SOUTHWEST CENTER SANITARY SEWER CONNECTION FILE NUMBER: SENSITIVE LANDS REVIEW (SLR) 2000 -00002 PROPOSAL: This application proposes a change of location for the sanitary sewer connection in connection with a prior decision for a new office building at this site. The new office building and parking lot were previously approved under Case file No. SDR 1999- 00020/SLR1999 -0001; under this prior decision the Sensitive Lands/Water Resource Review was a Type I application. However, in this new proposal, the sanitary sewer is proposed within the riparian setback triggering a Type II Water Resource Overlay Review, and a new Type I Sensitive Lands Review. The total quantity of disturbed material is approximately 29 cubic yards and is outside of the floodway, though within the 100 year floodplain or the area otherwise defined as the floodway fringe. LOCATION: The proposed project is south of Durham Road and just north of Fanno Creek; WCTM 2S113BA, Tax Lot 00400. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON FEBRUARY 28, 2000. All comments should be directed to Karen Fox, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639 -4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION - MAKING PROCESS WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and /or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Planning Commission must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address th levant approval criteria with suffi» 't specificity may preclude subsequent appeals to the Land ,e Board of Appeals or Circuit CL t on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION - MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14 -day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City- recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION /EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." RE :Am Nov -1: ,11 1 -- rAii 11e 111111 111111111111 �rU11111111111111 t liii [SUBJECT SI 111111111111 • \ IF "um CITY of TIGARD VICINITY MAP SLR 2000 -00002 SOUTHWEST CENTER City of Tiprd NOTICE TO MORTGAGEE, LIEN*: )ER, VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SENSITIVE LANDS REVIEW CITY OF TIGARD Community 'Development Shaping A Better Community DATE OF NOTICE: FILE NAME: FILE NUMBER: PROPOSAL: 500 -FOOT PROPERTY OWNER NOTICE February 14, 2000 SOUTHWEST CENTER SENSITIVE LANDS REVIEW (SLR) 2000 -00002 This application proposes a change of location for the sanitary sewer connection in connection with a prior decision for a new office building at this site. The new office building and parking lot were previously approved under Case file No. SDR 1999- 00020/SLR1999 -0001; under this prior decision the Sensitive Lands/Water Resource Review was a Type I application. However, in this new proposal, the sanitary sewer is proposed within the riparian setback triggering a Type II Water Resource Overlay Review, and a new Type I Sensitive Lands Review. The total quantity of disturbed material is approximately 29 cubic yards and is outside of the floodway, though within the 100 year floodplain or the area otherwise defined as the floodway fringe. LOCATION: The proposed project is south of Durham Road and just north of Fanno Creek; WCTM 2S113BA, Tax Lot 00400. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON FEBRUARY 28, 2000. All comments should be directed to Karen Fox. Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639 -4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION - MAKING PROCESS WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and /or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Planning Commission must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOL OSES, THE DIRECTOR SHALL ISSUE A II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION - MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14 -day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City- recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION /EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." JW RELN< co pA LTI.LN DURHAM RD 7 CITY of TIGARD 011111111111 SUBJECT SIT VICINITY MAP SLR 2000 -00002 SOUTHWEST CENTER • 0 ,00 300 300 400 400 l..1 1, n1w.1 Infonnahon en ion pen.�.1 Walla. reev e•e ee-x e. neene .• .e.wa..- See en Denny. 1111! Sw H.. 0w ipan1 OM 01 150)10 »+111 eon /env. c iqua n un REQUEST FOR COMMENTS DATE: TO: FROM: STAFF CONTACT: REQUEST FOR COMMENTS February 14, 2000 Julia Huffman, USA/SWM Program City of Tigard Planning Division Karen Fox, Associate Planner Phone: (503) 639 -4171 / Fax: [503) REceV EE PLANNING R 684 -1297 3 ?400 TIGARA CITY OF TIGARD Community Development Shaping Better Community f J FEB 1 5 Lu00 SENSITIVE LANDS REVIEW [SLR) 2000 -00002 (Type II Water Resource Overlay Review and Type I Sensitive Lands Review) ➢ SOUTHWEST CENTER REQUEST: ZONE:. This application proposes a change of location for the sanitary sewer connection in connection with a prior decision for a new office building at this site. The new office building and parking lot were previously approved under Case file No. SDR 1999- 00020/SLR1999 -0001; under this prior decision the Sensitive Lands/Water Resource Review was a Type I application. However, in this new proposal, the sanitary sewer is proposed within the riparian setback triggering a Type II Water Resource Overlay Review, and a new Type Sensitive Lands Review. The total quantity of disturbed material is approximately 29 cubic yards and is outside of the floodway, though within the 100 year floodplain or the area otherwise defined as the floodway fringe. LOCATION: The proposed project is south of Durham Road and just north of Fanno Creek; WCTM 2S113BA, Tax Lot 00400. COMP. PLAN DESIGNATION: Industrial Park and Water Resource Overlay District ZONE: I -P, Industrial Park. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.745, 18.775, 18.790, 18.797 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: February 28, 2000. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: v k. h, r, • ) (Please provide the follinving information) Name of Person(s) Commenting: I Phone Number(s): UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY DATE: TO: FROM: SUBJECT: MEMORANDUM February 28, 2000 Karen Fox, City of Tigard Julia Huffman, USA Southwest Center, SLR 2000 -00002 RECEIVED PLANNING MAR 0 3 2000 CITY OF TIGARD CITY OF TUALATIN MAR 01 2000 PLANNING On February 22, 2000 the Unified Sewerage Agency ( "USA ") Board of Directors adopted USA Resolution and Order 00 -7 (R &O 00 -7). R &O 00 -7 applies immediately to all development, unless the development is authorized by approval of a land use application that was received by a land use authority on or before February 4, 2000 and was approved or deemed complete by the land use jurisdiction on or before March 15, 2000. SANITARY SEWER The development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with Unified Sewerage Agency's Design and Construction Standards. Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R &O. • An Agency line tap permit will be required for connection to the sanitary trunk line. STORM SEWER The development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by the R &O. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25- year, 24 -hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. SENSITIVE AREA A "Sensitive Area" exists. Developer must preserve a corridor as described in the R &O separating the sensitive area from the impact of development. The creek, wetland/sensitive area shall be identified on plans. 155 North First Avenue, Suite 270, MS 10 Phone: 503/648 -8621 Hillsboro, Oregon 97124 -3072 FAX: 503/640 -3525 r February 28, 2000 Karen Fox, City of Tigard Southwest Center Page 2 FLOODPLAIN Site may contain flood plain/flood way designations. Grading within the flood plain/flood way shall be done in such a manner as to preserve the flood storage and flood conveying area without effecting any upstream or downstream properties in accordance with R &O. DIVISION OF STATE LANDS /CORPS OF ENGINEERS A DSL /Corps of Engineers permit is required for any work in the creek or wetlands. EROSION CONTROL A joint 1200 -C erosion control permit is required. regon John A. Kitzhaber, M.D., Governor March 1, 2000 Karen Fox Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 RE: Sensitive Lands Review 2000 -00002 Dear Karen: RECEIVED PLANNING MAR 0 2 2000 CITY OF TIGARD Division of State Lands 775 Summer Street NE Salem, OR 97301 -1279 (503) 378-3805 FAX (503) 378 -4844 TTY (503) 378 -4615 I have received and reviewed copies of application for a sensitive lands review in the City of Tiard, Oregon. These projects may involve lands or interests managed or regulated by the Division of State Lands. Under the Oregon Removal -Fill Law (ORS 196.800 - 196.990), removal, filling, or alteration of 50 cubic yards or more of material within the bed or banks of the waters of this state requires a permit from the Division of State Lands. Waters of the state include the Pacific Ocean, rivers, lakes, most ponds and wetlands, and other natural water bodies. If the proposed plan /project affects land owned or regulated by the Division, according to ORS 274, the applicant must have an easement or license, lease, or registration for the use of these lands. Thank you for the opportunity to comment. A copy of the plan and this response has been forwarded to Bill Parks, Resource Coordinator. For further information and assistance, please contact Bill at the Salem Office, 775 Summer St. NE, Salem, OR 97310, or by calling 378 -3805 ext. 234. Sincerely, Shannon K Relaford Planning and Policy Section c: Steve Purchase Bill Parks State Land Board John A. Kitzhaber Governor Bill Bradbury Secretary of State Jim Hill State Treasurer DATE: TO: FROM: STAFF CONTACT: Karen Fox, Associate Planner Phone: [5031639-4171/ Fax: (5031 684-1291 REQUEST FOR COMMENT CITY OF TIGARD RECEIVED PLANNING $ , 4./i " 4 -� "Community Deve(opment FEB 1 2 xpingABetterCommunity February 14, 2000 FEB 2 2 2000 US Army Corps. of Engineers CITY OF TIGARD City of Tigard Planning Division 1rsiaii�' - SENSITIVE LANDS REVIEW [SLR] 2000 -00002 [Type II Water Resource Overlay Review and Type I Sensitive Lands Review] y SOUTHWEST CENTER REQUEST: ZONE:. This application proposes a change of location for the sanitary sewer connection in connection with a prior decision for a new office building at this site. The new office building and parking lot were previously approved under Case file No. SDR 1999- 00020/SLR1999 -0001; under this prior decision the Sensitive Lands/Water Resource Review was a Type I application. However, in this new proposal, the sanitary sewer is proposed within the riparian setback triggering a Type II Water Resource Overlay Review, and a new Type Sensitive Lands Review. The total quantity of disturbed material is approximately 29 cubic yards and is outside of the floodway, though within the 100 year floodplain or the area otherwise defined as the floodway fringe. LOCATION: The proposed project is south of Durham Road and just north of Fanno Creek; WCTM 2S113BA, Tax Lot 00400. COMP. PLAN DESIGNATION: Industrial Park and Water Resource Overlay District ZONE: I -P, Industrial Park. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.745, 18.775, 18.790, 18.797 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: February 28, 2000. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: ti (q'(ease provide the fodowing information) Name of Person(s) Commenting r I Phone Number's): REQUEST FOR COMMENTS DATE: February 14, 2000 TO: Gary Lampella, Building Official FROM: City of Tigard Planning Division STAFF CONTACT: Karen Fox, Associate Planner Phone: 1503) 639 -4111 I Fax: (503) 684 -1291 CITY OF TIGARD Community Development Shaping Better Community SENSITIVE LANDS REVIEW ISLRI 2000 -00002 (Type II Water Resource Overlay Review and Type I Sensitive Lands Review) SOUTHWEST CENTER REQUEST: ZONE:. This application proposes a change of location for the sanitary sewer connection in connection with a prior decision for a new office building at this site. The new office building and parking lot were previously approved under Case file No. SDR 1999- 00020/SLR1999 -0001; under this prior decision the Sensitive Lands/Water Resource Review was a Type I application. However, in this new proposal, the sanitary sewer is proposed within the riparian setback triggering a Type II Water Resource Overlay Review, and a new Type I Sensitive Lands Review. The total quantity of disturbed material is approximately 29 cubic yards and is outside of the floodway, though within the 100 year floodplain or the area otherwise defined as the floodway fringe. LOCATION: The proposed project is south of Durham Road and just north of Fanno Creek; WCTM 2S113BA, Tax Lot 00400. COMP. PLAN DESIGNATION: Industrial Park and Water Resource Overlay District ZONE: I -P, Industrial Park. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.745, 18.775, 18.790, 18.797 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: February 28, 2000. You may use the space provided below or attach a separate letter to return your comments. II you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: S >c - /1MiL, Please provide the following information) Name of Person(s) Commenting: I Phone Number(s): 11 T&LN ME DURHAM RD D ST w 1— (0 f` 0 — 0 w w CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM VICINITY MAP SLR 2000 -00002 = SOUTHWEST CENTER 404 o= 0' ,Community Development it 1.11 Alhaillog11.11111. • N 0 100 200 300 400 500 Feet 1 "= 378 feet 4' City of Tigard Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard, OR 97223 (503) 5394171 http:pwww.ci.tigard.or.us Plot date: Feb 14, 2000; C:lmagic \MAGIC03.APR a (map is not to scale) SITE PLAN EXHIBIT MAP N a NG DEPARTMENT z z Q .J 0 N0 CC Q 0 I- LL 0 I- 0 SOUTHWEST CENTER SLR 2000 -00002 Page 1 of 1 We have no comments or issues with this request. R. Poskin file : / /C: \WINDOWS \TEMP \GW } 00001.HTM 2/17/00 s REQUEST FOR COMMENTS DATE: February 14, 2000 Michael Miller, Operations Utility Manager JBOM' _- City of Tigard Planning Division STAFF CONTACT: Karen Fox, Associate Planner Phone: (5031 639-4111 / Fat MOM 684 -1297 CITY OF TIGARD Community Devetopment Shaping A Better Community SENSITIVE LANDS REVIEW ISLRI 2000 -00002 (Type 11 Water Resource Overlay Review and Type I Sensitive Lands Review) ➢ SOUTHWEST CENTER REQUEST: ZONE:. This application proposes a change of location for the sanitary sewer connection in connection with a prior decision for a new office building at this site. The new office building and parking lot were previously approved under Case file No. SDR 1999- 00020/SLR1999 -0001; under this prior decision the Sensitive Lands/Water Resource Review was a Type I application. However, in this new proposal, the sanitary sewer is proposed within the riparian setback triggering a Type II Water Resource Overlay Review, and a new Type I Sensitive Lands Review. The total quantity of disturbed material is approximately 29 cubic yards and is outside of the floodway, though within the 100 year floodplain or the area otherwise defined as the floodway fringe. LOCATION: The proposed project is south of Durham Road and just north of Fanno Creek; WCTM 2S113BA, Tax Lot 00400. COMP. PLAN DESIGNATION: Industrial Park and Water Resource Overlay District ZONE: I -P, Industrial Park. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.745, 18.775, 18.790, 18.797 and 18.810. Attached are the Site Plan, Wildly Map and Applicants Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: February 28, 2000. You may use the space provided below or attach a separate letter to return your comments. !Ivey are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Cteetoua n hc,k., t b -cc,. PtA,6! rk.s \t.Jakrit Cr (0 A-101 c UJA.At,r StroTt r,-. . a 4- Mk - y1t fit -t4-A r 414A--f w1 1P r a-e meri -4 Irk c� r a r AeIc-- (1�rr r l% L �'l r�'1,j be (a,`� 1_, rAt2_ /I I rty Qv- S Ov S I G�-4' l � tAc WI t/ L L c 1-t-c -�(. -6.3 Pia k c-410t1 S hCC. i ( be fork /kJ et et I (1J r? St - Coca' t3e4c It)/ Chin/( imbt , (101414 1-Cc, if(e44 rX A& & c 10. hal& G7Ya°/t'7bit 0'feas[eprof e the following information) Name of Personlsl Commenting:�� LU u Phone Number(sl: X CITY of TIGARD ■ y Community Development GEOGRAPHIC INFORMATION SYSTEM VICINITY MAP SLR 2000 -00002 SOUTHWEST CENTER • N 0 100 200 300 400 500 Feet 1'= 378 feel City of Tigard Information on this map is for general location only and should be verified with the Development Services Division 13125 SW Hall Blvd Tigard, OR 97223 (503;639.4171 http.1/www.d.tigard.or.ua Plot date: Feb 14, 2000; C:knagicWIAGIC03.APR (map is not to scale) SITE PLAN EXHIBIT MAP N ■ z wS I- n. w z z z J a ce cD I- L 0 F- U SOUTHWEST CENTER SLR 2000 -00002 REQUEST FOR COMMENTS DATE: February 14, 2000 TO: John Ro Pro e Mana er /O erations De artme FROM: STAFF CONTACT: Karen Fox, Associate Planner Phone: [5031 639-4171 / Fax: [5031684 -1291 City of Tigard Planning Division CITY OF TIGARD Community Development ShapingA Better Community RECEIVED PLANNING FEB 1 6 2000 CITY OF TIGARD SENSITIVE LANDS REVIEW [SLR] 2000 -00002 [Type II Water Resource Overlay Review and Type I Sensitive Lands Review) SOUTHWEST CENTER REQUEST: ZONE:. This application proposes a change of location for the sanitary sewer connection in connection with a prior decision for a new office building at this site. The new office building and parking lot were previously approved under Case file No. SDR 1999- 00020/SLR1999 -0001; under this prior decision the Sensitive Lands/Water Resource Review was a Type I application. However, in this new proposal, the sanitary sewer is proposed within the riparian setback triggering a Type II Water Resource Overlay Review, and a new Type I Sensitive Lands Review. The total quantity of disturbed material is approximately 29 cubic yards and is outside of the floodway, though within the 100 year floodplain or the area otherwise defined as the floodway fringe. LOCATION: The proposed project is south of Durham Road and just north of Fanno Creek; WCTM 2S113BA, Tax Lot 00400. COMP. PLAN DESIGNATION: Industrial Park and Water Resource Overlay District ZONE: I -P, Industrial Park. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.745, 18.775, 18.790, 18.797 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: February 28, 2000. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: ti (Please provide the following information) Name of Person[sl Commenting: Phone Number(s): REQUEST FOR COMMENTS DATE: February 14, 2000 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Karen Fox, Associate Planner Phone: [5031639 -4171 / Fax: [5031684 -1297 CITY OF TIGARD Community Development ShapingA Better Community SENSITIVE LANDS REVIEW [SLR] 2000 -00002 [Type II Water Resource Overlay Review and Type I Sensitive Lands Review) SOUTHWEST CENTER REQUEST: ZONE:. This application proposes a change of location for the sanitary sewer connection in connection with a prior decision for a new office building at this site. The new office building and parking lot were previously approved under Case file No. SDR 1999- 00020/SLR1999 -0001; under this prior decision the Sensitive Lands/Water Resource Review was a Type I application. However, in this new proposal, the sanitary sewer is proposed within the riparian setback triggering a Type II Water Resource Overlay Review, and a new Type I Sensitive Lands Review. The total quantity of disturbed material is approximately 29 cubic yards and is outside of the floodway, though within the 100 year floodplain or the area otherwise defined as the floodway fringe. LOCATION: The proposed project is south of Durham Road and just north of Fanno Creek; WCTM 2S113BA, Tax Lot 00400. COMP. PLAN DESIGNATION: Industrial Park and Water Resource Overlay District ZONE: I -P, Industrial Park. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.745, 18.775, 18.790, 18.797 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: February 28, 2000. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: ti (Tease provide the following information) Name of Person[s] Commenting: Phone Number[s): REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS G CIT Area: (Cl (El (Sl (Wl CITIZEN INVOLVEMENT TEAMS / Ea Place tor review ln Mary CRBooktsl FILE NO(S).: SLR ,Zoo - v��c FILE NAME(S): y. LONG RANGE PLANNING /Nadine Smith, SuP. vco X._ BUILDING DIVJDavid Scott, a,wxyorf.r CITY ADMINISTRATION /Cathy Wheatley, CAy Recorder COMMUNITY DVLPMNT. DEPTJCMpmn s v T.vf v ENGINEERING DEPTJBrian Rager, CiAptoni Review Engineer OPERATIONS DEPTJJohn Roy, �venrM• _ POLICE DEPTJJim Wolf, cm. Prevent., or . WATER DEPTJMichael Miller, uue.s OTHER SPECIAL DISTRICTS TUAL. HILLS PARK & REC. DIST.* Planning Manager 15707 SW Walker Road Beaverton, OR 97006 _ TUALATIN VALLEY FIRE & RESCUE * /' TUALATIN VALLEY WATER DISTRICT Administrative Office PO Box 745 Beaverton, OR 97075 Fire Marshall Washington County Fire District (place in pick -up box) * UNIFIED SWRGE. AGENCY Julia Huffman/SWM Program 155 N. First Street Hillsboro, OR 97124 _ CITY OF BEAVERTON _ Planning Manager Irish Bunnell, Development Services PO Box 4755 Beaverton, OR 97076 CITY OF DURHAM * City Manager PO Box 23483 Durham, OR 97281 -3483 _ CITY OF KING CITY City Manager 15300 SW 116th Avenue King City, OR 97224 _ CITY OF LAKE OSWEGO Planning Director PO Box 369 Lake Oswego, OR 97034 CITY OF PORTLAND David Knowles, Planning Bureau Dir. Portland Building 106, Rm. 1002 1120 SW Fifth Avenue Portland, OR 97204 _ ODOT, REGION 1 - DISTRICT 2A Right -of -Way Section (vacations) Rick Reeves 123 NW Flanders Portland, OR 97209 -4037 _ CITY OF TUALATIN Planning Manager PO Box 369 Tualatin, OR 97062 METRO - LAND USE & PLANNING 600 NE Grand Avenue Portland, OR 97232 -2736 _ Paulette Allen, Growth Management Coordinator Mel Huie, cree Spaces Coordinator (CPA SrzoA s) OR. DEPT. OF ENERGY Bonneville Power Administration Routing TTRC — Attn: Renae Ferrera PO Box 3621 Portland, OR 97208 -3621 is. OR, DEPT. OF ENVIRON. QUALITY 811 SW Sixth Avenue Portland, OR 97204 OR. DEPT. OF FISH & WILDLIFE 2501 SW First Avenue PO Box 59 Portland, OR 97207 OR. DEPT. OF GEO. & MINERAL IND. 800 NE Oregon Street, Suite 5 Portland, OR 97232 A OR. DIV. OF STATE LANDS 775 Summer Street, NE Salem, OR 97310 -1337 _OR. PUB. UTILITIES COMM. 550 Capitol Street, NE Salem, OR 97310 -1380 'US ARMY CORPS. OF ENG. 333 SW First Avenue PO Box 2946 Portland, OR 97208 -2946 OR. DEPT. OF LAND CONSERV.& DVLP Larry French 635 Capitol Street NE, Suite 150 Salem, OR 97301 -2540 _ OREGON DEPT. OF TRANS. (ODOT) Aeronautics Division Tom Highland, Planning 3040 25th Street, SE Salem, OR 97310 000T, REGION 1 Sonya Kazen, Dvlpmt Rev. Coord. 123 NW Flanders Portland, OR 97209 -4037 ODOT, REGION 1 - DISTRICT 2A * Jane Estes, Perme Specialist 5440 SW Westgate Drive, Suite 350 Portland, OR 97221 -2414 _ WASHINGTON COUNTY Dept. of Land Use & Trans. 155 N. First Avenue Suite 350, MS 13 Hillsboro, OR 97124 Brent Curtis (CPAs) Scott King (CPA's) Mike Borreson (Engineer) _ Jim Tice (IGA•s) _ Tom Harry (corn PI Apps.) _ Phil Healy (Curren Pl. Apps ) _ Sr. Ca rtographer (CPNZCA) ns 14 Jim Nims RICA) MS 15 I/ n Call' 74- 1ca*-pt.= UTILITY PROVIDERS AND SPECIAL AGENCIES PORTLAND WESTERN RJR, BURLINGTON NORTHERN /SANTA FE RJR, OREGON ELECTRIC R/R (Burlington Northern/Santa Fe (2IR Predecessor) Robert I. Melba, President & General Manager 110 W. 10th Avenue Albany, OR 97321 SOUTHERN PACIFIC TRANS. CO. R/R _ METRO AREA COMMUNICATIONS _ TCI CABLEVISION OF OREGON Clifford C. Cabe, Construction Engineer Debra Palmer (Annexations only) Pat McGann 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Portland, OR 97232 1815 NW 169th Place, S-6020 Beaverton, OR 97005 _ PORTLAND GENERAL ELECTRIC Brian Moore, Svc.Design Consultant 9480 SW Boeckman Road Wilsonville, OR 97070 Beaverton, OR 97006 -4886 NW NATURAL GAS COMPANY Scott Palmer 220 NW Second Avenue Portland, OR 97209 -3991 _ GENERAL TELEPHONE Elaine Self, Engineering MC: 0R030546 Tigard, OR 97281 -3416 TIGARD/TUALATIN SCHOOL DIST. #23J_ BEAVERTON SCHOOL DIST. #48 Marsha Butler, Administrative Offices Joy -Gay Pahl, Demographs & Planning Dept. 13137 SW Pacific Highway 16550 SW Merlo Road Tigard, OR 97223 Beaverton, OR 97006 _ TRI -MET TRANSIT DVLPMT. Michael Kiser, Project Planner 710 NE Holladay Street Portland, OR 97232 _ US WEST COMMUNICATIONS Lori Domey, Engineering 8021 SW Capitol Hill Rd, Rm 11 Portland, OR 97219 TCI CABLE (Aeos a or uaeN of 99W) Diana Carpenter 3500 SW Bond Street Portland, OR 97232 * - I14OICAFC5 ANFOMArIC NOrIFICA.FION IF WITHIN %OO' OF VIKC i5NBJCCY P'ROPCaTY FOR RMr /ALL Corr PROJCCV$. (PROJLCT PLANNCR IS RLSPOMSWLL FOR INAICATUIC PARE /ti i'O 144711111 hapattyvnastersvtcnotice.rnst 22- Apr-99 REQUEST FOR COMMENTS DATE: February 14, 2000 TO: Nadine Smith, Advanced Planning Supervisor FROM: City of Tigard Planning Division STAFF CONTACT: Karen Fox, Associate Planner Phone: (5031 639-4111 I Fax: [5031 684-1291 CITY OF TIGARD Community Development SliapingA Better Community SENSITIVE LANDS REVIEW (SLR] 2000 -00002 [Type II Water Resource Overlay Review and Type I Sensitive Lands Review) SOUTHWEST CENTER REQUEST: ZONE:. This application proposes a change of location for the sanitary sewer connection in connection with a prior decision for a new office building at this site. The new office building and parking lot were previously approved under Case file No. SDR 1999- 00020/SLR1999 -0001; under this prior decision the Sensitive Lands/Water Resource Review was a Type I application. However, in this new proposal, the sanitary sewer is proposed within the riparian setback triggering a Type II Water Resource Overlay Review, and a new Type I Sensitive Lands Review. The total quantity of disturbed material is approximately 29 cubic yards and is outside of the floodway, though within the 100 year floodplain or the area otherwise defined as the floodway fringe. LOCATION: The proposed project is south of Durham Road and just north of Fanno Creek; WCTM 2S113BA, Tax Lot 00400. COMP. PLAN DESIGNATION: Industrial Park and Water Resource Overlay District ZONE: I -P, Industrial Park. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.745, 18.775, 18.790, 18.797 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: February 28, 2000. You may use the space provided below or attach a separate letter to return your comments. if you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: \./ We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: v (PCease provide the following information) Name of Person(sl Commenting: I Phone Number(sl: I , C,t,,,, � /'Z � A ci( cl /� 1�r�Cf snt�r�lt -"a / 74 rG 2 f/ 14/4..., 714, si 4A- ■-•-•-•1 3I,4* `. ...-04/ O 1 OA. ) 1 , :14 v K ,1 A w r A+. l V c�b rs •0" ti MAILING RECORDS STArl'E OE O EGOW County of `Washington City of Tigard" ) ss. ) AFFIDAVIT OF MAILING CITY OF TIGARD Community (Development Shaping )1 Better Community I, cPatricia L. Lunsforrf, being first duly sworn /affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: (Cneoc Appropriate Box(s) Below) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: C� AMENDED NOTICE (File No/Name Reference) City of Tigard Planning Director E3 NOTICE OF DECISION FOR: _000-00002/SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION AMENDED NOTICE (File NoJName Reference) ® City of Tigard Planning Director NOTICE OF PUBLIC HEARING AMENDED NOTICE FOR: (File No/Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF FINAL ORDER FOR: AMENDED NOTICE (File No/Name Reference) (Date of Public Heanngs) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF: FOR: (File No./Name Reference) (Type /Kind of Notice) (Date of Public Hearing, if applicable) A copy of the PUBLIC HEARING NOTICE /NOTICE OF DECISION /NOTICE OF FINAL ORDER /OTHER NOTICEISI of which is attached, marked XI chit "A ", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit" ", on March 9 200 I a e • - po sited in t e United States Mail on March 9, 2000, postage prepaid. atP�•dN. j Subscribed and sworn /affirmed before me on the l`,/ day of 727Q9_ OFFICIAL SEAL SHERMA I S. CASPER NOTARY PUBLIC -OREGON COMMISSION NO. 32 MY COMMISSION EXPIRES MAY 13,2003 , 2000. My Commission Expires:,?Y //J 26 TYPE 11 DE SI N DS RE'YIE' R) i ►Y REVIEW Wit 2000 -00002 SEWER LINE CONNECTION CITY OF TIGARD Community (Development ShapingA Better Community SECTION I. FILE NAME: CASE NO.: PROPOSAL: APPLICANT: 120 DAYS = 6/6/2000 APPLICATION SUMMARY SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION Sensitive Lands Review/Water Resource Overlay SLR2000 -00002 The applicant has requested approval of the following land use applications: 1. Sensitive Lands/Water Resource Overlay Review - Type II VLMK Engineers 3933 SW Kelly Avenue Grantors Portland, OR 97201 OWNERS: Harold C. Hambach and Mildred M. Hambach, and; Michael V. Hambach, Sandra E. Sattler and Lorene Brown, Grantees 7735 SW Durham Road Tigard, OR 97224 COMPREHENSIVE PLAN DESIGNATION: Industrial Park; I -P. Water Resource Overlay District; W -R overlay district applies to all significant wetlands and streams, and applicable riparian setback and water quality buffer areas that appear on the Tigard Wetlands and Stream Corridors Map. ZONING DESIGNATION: I -P: Industrial Park District. The I -P zoning district provides appropriate locations for combining light manufacturing, office and small -scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus -like setting. Only those light industrial uses with no off -site impacts, e.g., noise, glare, odor, vibration, are permitted in the I -P zone. In addition to mandatory site development review, design and development standards in the I -P zone have been adopted to insure that developments will be well integrated, attractively landscaped, and pedestrian - friendly. LOCATION: 7630 SW Durham Road; WCTM 2S113BA, Tax Lot 400. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.390, 18.530, 18.745, 18.775, 18.797 and 18.810. SECTION II. DECISION Neer is.herebyr: give n t the City Offi and Community Development Director's designee has PROVED the above ruest'`subj�t`to certain conditions of approve! The findings and conclusions ichti�e decision s': d ar�e.aate in the Full Decision locate: `at -City' Hall. All documents and applicable criteria in the above -noted file are available for inspection at no cost or copies can be obtained for twenty -five cents (25) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: 1 THIS DECISION IS FINAL ON MARCH 9, 2000 AND BECOMES EFFECTIVE ON MARCH 24, 2000 UNLESS AN APPEAL IS FILED. 1 AAp e�al: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Community Development Code Section 18.390.040.G.1. may appeal this decision in accordance with Community Development Code Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. !� THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON MARCH 23, 2000. i Questions: For further information please contact the Planning Division Staff Planner, Karen Fox, Associate Planner at (503) 639 -4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. SITE PLAN EXHIBIT MAP N CITY OF TIGARD PLANNING DEPARTMENT SOUTHWEST CENTER SLR 2000 -00002 .11"1111111 =s0111I1///, .■1 VICINITY MAP SLR 2000 -00002 SOUTHWEST CENTER •� N 10 DA WO =e IL 1, Mimi - --a :.:. ,11Y. - ?S1113AB 01000 R0513670 3 & R Investments 16255 SW Upper Boones Ferry Road Tigard, OR 97224 2S13AB 00800 R0513705 John A. Duncan 7060 SW Palmer Way Beaverton, OR 97007 2S112CD 00700 R0512216 Donna L. Bouman 15940 SW 76th Avenue Tigard, OR 97224 2S112CD 00900 R0512234 Ernest and Rose Rivas 16060 SW 76th Avenue Tigard, OR 97224 2S112CD 01100 R0512449 Dale D. Schoewe 7925 SW Durham Road Tigard, OR 97224 2S113BA 00200 R0514054 David G. & Dianne S. Metzger PO Box 400 Sherwood, OR 97140 2S113BA 00500 R0514081 Tigard - Tualatin School District 13137 SW Pacific Hwy Tigard, OR 97223 2S113B0 00300 R0514107 School District No 23J 13137 SW Pacific Hwy Tigard, OR 97223 2S113B0 00600 R0514143 Burlington Northern, Inc. 1700 E. Golf Road Schaumburg, IL 60173 2S113BA 00700 R0514161 Elizabeth B. Taylor 16565 SW Upper Boones Ferry Road Portland, OR 97224 . EXHIBIT B 2S113AB 00700 R0513689 B & R Investments 16255 SW Upper Boones Ferry Road Tigard, OR 97224 2S113AB 01500 R0513723 Summit Properties, Inc. 4444 NW Yeon Avenue Portland, OR 97210 2S112CD 00800 R0512225 John W. and Madelon Havery 15970 SW 76th Avenue Tigard, OR 97224 2S112CD 01000 R0512430 Mildred Hambach 7735 SW Durham Road Tigard, OR 97224 2S112CD 01200 R0512485 Michael C. and Linda Halseth 7975 SW Durham Road Tigard, OR 97224 2S113BA 00300 R0514063 David Metzber 7910 SW Durham Road Tigard, OR 97224 2S113BA 00600 R0514090 Unified Sewerage Agency 150 S. First Avenue Hillsboro, OR 97123 2S113B0 00400 R0514116 Durham I LLC 8100 SW Durham Rd Tigard, OR 97224 2S113BD 00200 R051452 E A & Virginia Bartlett 16575 SW Upper Boones Ferry Road Tigard, OR 97224 2S113BA 00100 R0514170 The Johnson Family Trust 8965 SW Burnham Street Tigard, OR 97224 2S113BA 00800 R0514189 Elizabeth B. Taylor 16550 SW Upper Boones Ferry Road Portland, OR 97224 2S112CD 01300 R1032509 Michael R. & Sheila M. Buchanan 10525 SW Tigard Street Tigard, OR 97223 2S113B0 00600 R1292988 Unified Sewerage Agency 150 N. First Avenue Hillsboro, OR 97124 2S112CD 03400 R1307632 Wayne E. & Traci L. Laird 7660 SW Bond Street Tigard, OR 97224 2S112CD 03600 R1307650 Vlastimil & Sharon Lebeda 15607 SW Bond Street Tigard, OR 97224 2S112CD 03800 R1307678 Opal B. Girtman Trust 22 Gravatt Drive Berkley, CA 94705 2S112CD 0400 R1307696 Berg /Oldham Investments LLC 4035 Douglas Way Lake Oswego, OR 97035 2S112CD 04200 R1307712 Stanley C. Benge 7850 SW Bond St. Tigard, OR 97224 2S112CD 04400 R1307730 _ Robert W. & Miriam A. Schnepf 15880 SW 79th Avenue Tigard, OR 97224 2S113BA 00401 R1497428 Tigard School District 13157 Sw Pacific Hwy Tigard, OR 97224 2S113BA 00900 R0514205 Gail V. McNally 16515 SW Upper Boones Ferry Road Durham, OR 97224 2S113BA 01000 R1246627 Summit Properties, Inc. 4444 NW Yeon Avenue Portland, OR 97210 2S112CD 03300 R1307623 William L. Cameron 15895 SW 76th Avenue Tigard, OR 97224 2S112CD 03500 R1307641 Ernst J. Wagner 7680 SW Bond Street Tigard, OR 97224 2S112CD 03700 R1307669 Devin P. Koopman 7720 SW Bond Street Tigard, OR 97224 2S112CD 03900 R1307687 Robert D. Quinn 2105 Peregrine Ct. West Linn, OR 97068 2S112CD 04100 R1307703 Glen H. Simons PO Box 5996 Portland, OR 97228 2S112CD 04300 R1307721 Marianne Smith -Henry 7870 SW Bond St. Tigard, OR 97224 2S112CD 00701 R1385174 Jay M. & Traci N. Blackwell 15950 SW 76th Avenue Tigard, OR 97224 Bruce Wood OPUS NW 1800 SW First Avenue Portland, OR 97201 Ed and Fran Egan 14635 Sw Bull Mountain Road Tigard, OR 97224 Craig Minor 14210 Sw Windsong Court Tigard, OR 97223 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Joan Best 10705 Sw Murdock Lane #F2 Tigard, OR 97224 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Sally Christensen 15685 SW 76th Avenue Tigard, OR 97224 Stephen bicker 14235 SW 97th Avenue Tigard, OR 97224 Twyla Brady 9360 Sw Edgewood Street Tigard, OR 97224 Sue Siebold 15374 SW Thurston Lane Tigard, OR 97224 Debra Seeman 13372 Sw Clearview Way Tigard, OR 97223 Earl and Marilyn Elias 13540 SW Village Glen Drive Tigard, OR 97223 Paul E. Owen 10335 SW Highland Drive Tigard, OR 97224 Craig Smelter 14900 SW 103rd Avenue Tigard, OR 97224 Kathy Palmer Go John Tigard House 14260 SW High Tor Drive Tigard, OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Mary Ann Melvin 10395 SW Bonanza Way Tigard, OR 97224 Mark Bogert 14445 SW 100th Avenue Tigard, OR 97224 Debra Muir 15065 SW 79th Avenue Tigard, OR 97224 Tim Esav PO Box 230695 Tigard, OR 97281 Mary Skelton 10355 SW Walnut Street Tigard, OR 97223 2S112CD -04300 Bates Chris & 7870 SW Bond St. Tigard, OR 97224 2S112CD -01200 Hoffart Herbert J 4632 SW Vermont St. Portland, OR 97219 2S 113BD -00100 Kezeor Roberta & Donald 16605 SW Upper Boones Ferry Rd. Portland, OR 97224 2S 113AB -01400 Pacific Realty Associates 1371 Oakland Blvd., Ste. 200 Walnut Creek, CA 94596 2S 113BA -00500 Portland General Electric 13137 SW Pacific Hwy. Tigard, OR 97223 2S113BA -00400 Hambach Michael V & 7735 SW Durham Rd. Tigard, OR 97224 Y a STATE OE OW EGO.Ar County of Washington City of `Tigard ss. AFFIDAVIT OF MAILING Community (Development SFapingA (Better Community I, (Patricia L. Lunsford, being first duly sworn /affirm, on oath depose and say that I am an AdministrativeSpeciaCut II for the City of Tigard Washington County, Oregon and that I served the following: (Check Appropriate Box(s) Below) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: AMENDED NOTICE (File No/Name Reference) City of Tigard Planning Director E3 NOTICE OF DECISION FOR: .SBR2000- 00002 /SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: AMENDED NOTICE 7 (File No/Name Reference) I (Date of Public Hearing) City of Tigard Planning Director • Tigard Hearings Officer • Tigard Planning Commission • Tigard City Council NOTICE OF FINAL ORDER FOR: AMENDED NOTICE (File No./Name Reference) (Date of Public Hearings) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council C NOTICE OF: FOR: (File No /Name Reference) (Type/Kind of Notice) (Date of Public Hearing, if applicable) A copy of the PUBLIC HEARING NOTICE /NOTICE OF DECISION /NOTICE OF FINAL ORDER /OTHER NOTICE(Sl of which is attached, marked' Mit "A ", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhihit"B" on March 9 200 i -and d- sosited in the United States Mail on March 9, 2000, postage prepaid. (• • at Pr red Notice) Subscribed and sworn /a Irmed before me on the day of r} -14 OFFICIAL SEAL SHERMAN S. CASPER NOTARY PUBIC -OREGON COMMISSION NO. 323409 MY COMMISSION EXPIRES MAY 13, 2003 NOTARY PUB C i 0 ' GO , 2000. My Commission Expires:- 7#747� EXHIBIT A DICE 1F `APE II ;DECISION T 11E I E►l DS REVIEV (SLR) tE I/IEW. (MFRS 2000 -0 102 'ER SANITARY SEWER LINE CONNECTION CITY OF TIGARD Commumty Dec •e(pinent Shyrng,4 ,Better Community SECTION I. FILE NAME: CASE NO.: PROPOSAL: APPLICANT: 120 DAYS = 6/6/2000 APPLICATION SUMMARY SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION Sensitive Lands Review/Water Resource Overlay SLR2000 -00002 The applicant has requested approval of the following land use applications: 1. Sensitive Lands/Water Resource Overlay Review - Type II VLMK Engineers 3933 SW Kelly Avenue Portland, OR 97201 COMPREHENSIVE PLAN DESIGNATION: Industrial Park; I -P. Water Resource Overlay District; W -R overlay district applies to all significant wetlands and streams, and applicable riparian setback and water quality buffer areas that appear on the Tigard Wetlands and Stream Corridors Map. ZONING DESIGNATION: OWNERS: Harold C. Hambach and Mildred M. Hambach, Grantors and; Michael V. Hambach, Sandra E. Sattler and Lorene Brown, Grantees 7735 SW Durham Road Tigard, OR 97224 I -P: Industrial Park District. The I -P zoning district provides appropriate locations for combining light manufacturing, office and small -scale commercial uses, e.g., restaurants, personal services and fitness centers, in a campus -like setting. Only those light industrial uses with no off -site impacts, e.g., noise, glare, odor, vibration, are permitted in the I -P zone. In addition to mandatory site development review, design and development standards in the I -P zone have been adopted to insure that developments will be well integrated, attractively landscaped, and pedestrian - friendly. LOCATION: 7630 SW Durham Road; WCTM 2S113BA, Tax Lot 400. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.390, 18.530, 18.745, 18.775, 18.797 and 18.810. SECTION II. DECISION NOTICE OF TYPE II DECISION SLRNVR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 1 OF 13 CONDITIONS OF APPROVAL DF TO flF BUILDING PERMITS, FOLLOWING CONDITIONS HALL�� „ UNLESS OTHERWISE NOTED, THE STAFF CQN'TACT SHALL` ' R, ENGINEERING DEPARTMENT (5 6394171.) Submit to the Planning Division (Karen Fox, 639 -4171) for review and approval: 1. The applicant shall obtain Division of State Lands (DSL) and US Army Corps of Engineer's concurrence with the wetland delineation and determination, and confirmation that no permits are necessary or that all permits have been obtained for the sensitive lands area, water resource and associated wetlands. All development proposed within 25 feet of any wetland or stream shall be subject to Unified Sewerage Agency (USA) standards and approval. 2. The applicant shall revise the landscape and erosion control plans to indicate the following: Where natural vegetation has been removed due to the proposed ground disturbance for the sanitary sewer connection in the floodplain, erosion control provisions of the Surface Water Management Program of Washington County must be met and areas not covered by structures or impervious surfaces will be replanted with native vegetation. 3. Prior to any site work, the applicant shall clearly mark the edge of the 100 -year floodplain or the 50 -foot riparian setback, whichever is greater, on the site with construction fencing to ensure that the sensitive lands area, water resource and buffer is maintained free of debris and disturbance. In no case shall any above or below groundwork occur in the floodplain or the riparian setback including grading or fill, other than the sanitary sewer connection as shown on the plans dated January 13, 2000. A portion of the protective construction fencing may be taken down to allow for the work on the sanitary sewer connection, but shall be reinstalled following completion of this work until the completion of all construction on the site. 4. The applicant shall revise its erosion control plan and landscape plan to incorporate the protective measures on the plans as contained in Section 18.797.080.F, 1 -5 and in the measures as outlined in the applicant's vegetative mitigation plan prepared by Martin Schott (incorporated in the Sensitive Lands/Water Resource Review prepared by Schott, dated January, 2000.) 5. Immediate notification shall be provided by the applicant to the Planning and Engineering Divisions regarding any changes to the proposed plans or quantity of material disturbed so that a determination can be made as to the potential impacts of such a change and whether a Type III land use application will be necessary prior to issuance of a site permit. Submit to the Engineering Department (Brian Rager, 639 -4171) for review and approval: 6. Prior to issuance of the site and /or building permit, the applicant shall demonstrate that they have obtained a permit from Unified Sewerage Agency to allow the proposed tap of the 60 -inch interceptor line. The applicant shall provide a copy of the USA permit to the City. ,row , ING CQIVDITIONS SHE PRIOR TO THE FINAL BUILDIN NSPEC, Fl 0 Submit to the Engineering Department (Brian Rager, 639 -4171) for review and approval: 7. The applicant shall immediately stop work during construction and notify the Planning Division and Engineering Department if the quantity of disturbed material may exceed 50 cubic yards, or if there are any other changes regarding the location or impacts of the sanitary sewer line due to site conditions, or other circumstances. 8. The applicant shall provide certification to the City Engineer that the sewer connection has been successfully tested and shown not to have any leaks, and shall provide written verification from the Unified Sewerage Agency that the connection meets with their approval. NOTICE OF TYPE II DECISION SLR/WR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 2 OF 13 THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information and Proposal Description: The site is 10.51 acres. The southern portion of the site has designated floodplain (Fanno Creek) and associated wetlands. This proposal is to locate a sanitary sewer connection in the riparian setback, approximately 20 feet from top of bank of Fanno Creek. This proposal is in conjunction with a prior land use decision for Site Development Review, Case file #SDR1999 -00020 which includes the removal of the existing single - family residence and construction of a 91,632 square foot office building and 299 space parking lot to the north of Fanno Creek; this prior application included a Type I Sensitive Lands Review/Water Resource Review, Case file #SLR1999 -00011 with the sanitary sewer connection located outside of the riparian setback. This proposal is essentially a revision to the prior SLR/WR portion of the land use application which requires a Type II Water Resource review due to the proposed change of location of the sanitary sewer connection to within the riparian setback. Vicinity Information: The site is located south of SW Durham Road, north of the Burlington Northern Railroad, and east of Durham Elementary School. Fanno Creek crosses the southern portion of the site. Tax Lot 200, which is immediately adjacent to the west - northwest of the subject property and fronts SW Durham Road, has a newly constructed 21,000 square foot office /warehouse /manufacturing building. Tax Lot 300 has a single- family residence and abuts the subject property at the far west -end of its northern property line. Due west and west - southwest is the Durham Elementary School soccer field (Tax Lot 401) and open space (Tax Lot 500) zoned R -12. There is residential use located on Tax Lot 100 to the south of the subject site zoned I -P. The City of Durham is to the south across Fanno Creek. Site History: Currently, there is a detached single - family older residence and garage shed on the site. This residence and shed will be moved or demolished to accommodate the construction of a new 3 -story office building north of Fanno Creek and its associated wetlands. SECTION IV. DECISION MAKING PROCEDURES, PERMITS AND USE Use Classification: Section 18.130.020 Lists the Use Categories. The applicant is proposing to build a new office building. This use is classified in Code Chapter 18.130 (Use Classifications) as Commercial - Office. The site is located within the Industrial Park District. Table 18.530.1 lists Commercial Office as a permitted use in the I -P zone. Summary Land Use Permits: Chapter 18.310 Defines the decision - making type to which the land -use application is assigned. This is a Type II Water Resource Application due to a proposed sanitary sewer connection in the riparian setback. The Sensitive Lands Review is a revised Type I review limited in scope to the change of location of the sanitary sewer connection which involves less than 50 cubic yards of disturbed material and is located outside of the floodway. Decision Making Procedures: Chapter 18.390 Describes the decision making procedures. A Type II procedure applies to quasi - judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director with public notice and appeals are heard by the Hearing's Officer. Type III procedures apply to quasi - judicial permits and actions that predominantly contain discretionary approval criteria and are decided by the Hearings Officer or the Planning Commission. NOTICE OF TYPE II DECISION SLR/WR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 3 OF 13 Type I procedures apply to ministerial permits and actions, containing clear and objective approval criteria, and are decided by the Director without public notice. SECTION V. NEIGHBORHOOD COMMENTS No comments were received from surrounding property owners. SECTION VI. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Zoning Districts 18.530 (Industrial Zoning Districts B. Specific Development Standards 18.745 Landscaping and Screening) 18.775 Sensitive Lands) 18.797 Water Resource Overlay District) C. Street Utility Improvements Standards 18.810 (only 18.810.090 Sanitary Sewer applies) The proposal contains no elements related to the provisions of Code Chapters: 18.705 (Access, Egress & Circulation)18.715 (Density Computations), 18.720 (Design Compatibility), 18.725 (Environmental Performance Standards)18.730 (Exceptions to Development Standards), 18.742 (Home Occupations), 18.750 (Manufactured /Mobile Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage) (Off- Street Parking and Loading Requirements), 18.760 (Nonconforming Situations), 18.78 (W(Signs), 18.785 Temporary Uses, 18.790 (Tree Removal), 18.795 (Visual Clearance), and 18.798 ireless Communication Facilities). These Chapters are, therefore, found to be inapplicable as approval standards. SECTION VII. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: A. ZONING DISTRICT Industrial Zoning District: Section 18.530.020 Lists the description of the Industrial Zoning Districts. The site is located in the I -P: Industrial Park District. Development Standards: Section 18.520.040.B States that Development standards in commercial zoning districts are contained in Table 18.520.2. B. SPECIFIC DEVELOPMENT STANDARDS: CHAPTER 18.700 Re- vegetation: Section 18.745.060 Where natural vegetation has been removed through grading in areas not affected by the landscaping requirements and that are not to be occupied by structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. Preparation for re- vegetation: Topsoil removed from the surface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway; and such storage may not be located where it would cause suffocation of root systems of trees intended to be preserved; and after completion of such grading, the topsoil is to be restored to exposed cut and fill embankments or building pads to provide a suitable base for seeding and planting. NOTICE OF TYPE II DECISION SLR/WR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 4 OF 13 Acceptable methods of re- vegetation include hydro - mulching or the planting, of rye grass, barley, or other seed with equivalent germination rates, and: Where lawn or turf grass is to be established, lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; Other re- vegetation methods offering equivalent protection may be approved by the approval authority; Plant materials are to be watered at intervals sufficient to ensure survival and growth; and The use of native plant materials is encouraged to reduce irrigation and maintenance demands. The applicant proposes to seed areas disturbed by the sanitary sewer connection with native seed mix, and to maintain the plants by watering at intervals sufficient to ensure plant survival and growth. Further discussion of re- vegetation may be found under Chapter 18.797 contained in this decision. FINDING: The applicant's plan for seeding the area disturbed by the sanitary sewer connection in the riparian setback, and handling of topsoil removal sufficiently addresses the criteria for re- vegetation. Therefore, this standard is met. SENSITIVE LANDS: CHAPTER 18.77. 5 Sensitive lands are lands potentially unsuitable for development because of their location within: the 100 -year floodplain, natural drainageways, wetland areas which are regulated by other agencies including U.S. Army Corps of Engineers and the Division of State Lands, or are designated as significant wetland on the Comprehensive Plan Floodplain and Wetland Map, and steep slopes of 25% or greater and unstable ground. A land use application is required for ground disturbances in sensitive lands areas. There is floodplain and wetlands on the southern portion of the subject site as designated on the Comprehensive Plan Floodplain and Wetland Map. The applicant proposes to locate the sanitary sewer connection in the 100 -year floodplain approximately 20 feet from the floodway, and within the riparian setback. This is a change of location of the sanitary sewer from the prior land use application for this site (SDR1999- 00020/SLR1999- 00011) which indicated a sewer connection further upstream and outside of the riparian setback. Protective measures are needed to ensure that no grading, fill, other disturbances take place during construction in the floodplain and in the riparian corridor due to the close proximity of development work to the edge of the sensitive lands area and the water resource area. Applicability of Uses: Permitted, Prohibited and Nonconforming: Section 18.775.020 Section 18.775.020.A: The City Engineer shall review the installation of public support facilities such as the underground utilities and construction of roadway improvements including sidewalks, curbs, streetlights, and driveway aprons by means of a Type I procedure, as governed by Section 18.390.030 subject to compliance with all of the standards in this Chapter; The sanitary sewer connection encroaches approximately 65 feet into the 100 -year floodplain, and approximately 30 feet beyond the riparian setback. The applicant states that the amount of material to be removed to install a 4 -inch sanitary sewer line is estimated at 29 cubic yards (2 feet wide x 6 feet deep x 65 linear feet). A permit from the Unified Sewerage Agency is required for the live tap since the line is under pressure. Section 18.775.020.B: The City Engineer shall review minimal ground disturbance(s) or landform alterations involving 10 to 50 cubic yards of material, except in the floodway area, for land that is within public easements and rights -of -way by means of a Type I procedure, as governed by Section 18.390.030 subject to compliance with all of the standards in this Chapter; This proposal involves 29 cubic yards of disturbed material due to the extension of the new sanitary sewer line to the public USA main receptor trunkline. Therefore, this is a Type I Sensitive Lands Review. A USA permit is required for the connection. Section 18.775.020.C: The Director shall review minimal ground disturbance(s) or landform alterations involving 10 to 50 cubic yards of material, except in the floodway area, by means of a Type I procedure as governed by Section 18.390.030 subject to compliance with all of the standards in this Chapter. NOTICE OF TYPE II DECISION SLR/WR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 5 OF 13 A previous Type I Sensitive Lands review was approved under Case file No. SDR1999- 00020 /SLR 1999 -00011 showing a sanitary sewer location further upstream than the proposed location in this application, and outside of the riparian setback. The current proposal (which represents a change of location from the prior application) is for location of the sanitary sewer connection involving less than 50 cubic yards (29 cubic yards estimated) of material and is located outside of the floodway, but within the floodway fringe and riparian setback, according to the applicant's statement and plans. FINDING: As the quantity of material to be disturbed is less than 50 cubic yards and is not in the floodway, this proposal shall be reviewed as a Type I Sensitive Lands Review (and a Type II Water Resource Review due to the fact that it involves an underground utility in the riparian setback). In order to meet this criteria the following conditions must be met: CONDITIONS: . Prior to any site work, the applicant shall clearly mark the edge of the 100 -year floodplain or the 50 -foot riparian setback, whichever is greater, on the site with construction fencing to ensure that the sensitive lands area and water resource and buffer is maintained free of debris and disturbance. In no case shall any above or below groundwork occur in the floodplain or the riparian setback including grading or fill, other than the sanitary sewer connection as shown on the plans dated January 13, 2000. A portion of the protective construction fencing may be taken down to allow for the work on the sanitary sewer connection, but shall be reinstalled following completion of this work until the completion of all construction on the site. . The applicant shall revise the landscape and erosion control plans to indicate the following: Where natural vegetation has been removed due to the proposed ground disturbance for the sanitary sewer connection in the floodplain, erosion control provisions of the Surface Water Management program of Washington County must be met and areas not covered by structures or impervious surfaces will be replanted with native vegetation. . Immediate notification shall be provided by the applicant to the Planning and Engineering Divisions regarding any changes to the proposed plans or quantity of material disturbed so that a determination can be made as to the potential impacts of such a change and whether a Type III land use application will be necessary prior to issuance of a site permit. . The applicant shall immediately stop work during construction and notify the Planning Division and Engineering Department if the quantity of disturbed material may exceed 50 cubic yards, or if there are any other changes regarding the location or impacts of the sanitary sewer line due to site conditions, or other circumstances. WATER RESOURCES (WR): CHAPTER 18.797 Applicability and Generalized Mapping: Section 18.797.030 The WR overlay district applies to all significant wetlands and streams, and applicable riparian setback and water quality buffer areas, that appear on the Tigard Wetlands and streams, and riparian setback and water quality buffer areas, that appear on the Tigard Wetlands and Stream Corridors Map. Standard Riparian Setbacks and USA Water Quality Buffers: Section 18.797.030.C. The applicant shall be responsible for surveying and mapping the precise location of the top of bank, wetland edge, riparian setback andfor USA water quality buffer at the time of application submittal. Table 18.797.1 summarizes riparian setbacks and water quality buffers that apply to significant water resources within the WR overlay zone: NOTICE OF TYPE II DECISION SLR/WR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 6 OF 13 FROM TABLE 18.797.1 RIPARIAN SETBACKS AND WATER QUALITY BUFFERS SIGNIFICANT WATER RESOURCE TYPE WR STANDARD RIPARIAN SETBACK' USA STANDARD WATER QUALITY BUFFER2 Tualatin River & associated wetlands 75 feet 25 feet Major streams & associated wetlands 50 feet 25 feet Developed subdivision lot exception (major streams & associated wetlands) 25 feet 25 feet Minor streams & adjacent/isolated wetlands Not applicable 25 feet 1 Measured in feet from the top -of -bank or the associated wetland edge, whichever is greater. 2 Measured in feet from the stream top -of -bank or the wetland edge, whichever is greater. Division of State Lands notification required for all proposed development activities within any wetland. Unified Sewerage Agency standards are applicable when development activities are proposed within 25 feet of any wetland or stream. The subject development site includes designated wetlands, floodplain, and a Major stream, Fanno Creek, along the southern portion of the site. Table 18.797.1 indicates a 50 -foot riparian setback for major streams and associated wetlands. Applicable definitions for major streams and riparian setback area are contained in Community Development Code (CDC) Section 18.797.020. The applicant has submitted a Wetland Determination and Delineation Report prepared by Steinkoenig and Martin Schott of Schott & Associates dated August, 1999. The applicant has provided mapping of the wetland edge, top -of -bank, floodway, and riparian setback on the grading plan. See also, Chapter 18.775 Sensitive Lands in this decision for additional criteria and conditions related to water resource and wetlands protection. Application Requirements: Section 18.797.060 Type II and III uses: required studies and mitigation reports. Each of the following studies shall be required whenever any Type II or II use is proposed within the WR overlay district. Each required report must consider the City of Tigard Local Wetlands Inventory (Fishman Environmental Services, 1994) shall be in addition to the submission of information required for specific types of development, and shall be prepared by professionals in their respective fields. This is a Type II Water Resource Overlay Review in accordance with Table 18.797.2 as underground utilities are proposed in the riparian setback. The following reports are required for Type II Water Resource Overlay Review applications: 1. Hydrology and soils report. 2. Grading Plan 3. Vegetation report. 4. Streambank conditions report (does not apply in this case as this report is only required if a reduction in the riparian setback is proposed). The applicant has submitted a Sensitive Lands/Water Resource review report dated January, 2000 from Martin Schott, Wetland Specialist, which addresses the hydrological, soil, and vegetative impacts to the riparian setback area as a result of the sanitary sewer connection in that area. This report acknowledges that the sewer line will impact approximately 30 feet of the riparian setback area due to the location of the hookup, and concludes that there will be no impacts to the wetlands, or to Fanno Creek. NOTICE OF TYPE II DECISION SLR/WR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 7 OF 13 Development Standards: Section 18.797.080 The following shall apply to all development, including native vegetation removal and excavation, within the WR overlay district. No application for a use identified in Section 18.797.050 shall be deemed complete until the applicant has addressed each of these standards in writing. A. Alternatives considered. Except for stream corridor enhancement, most Type II and Ill uses are expected to develop outside of water resource and riparian setback areas. Therefore, Type II and Ill development applications must carefully examine upland alternatives for the proposed use, and explain the reasons why the proposed development cannot reasonably occur outside of the water resource or riparian setback area. The applicant previously proposed to locate the sanitary tap outside of the riparian setback and further upstream to the east, but after consideration of the impact to the vegetative corridor and the complexity and cost of construction at this location, the applicant has submitted this proposal for connection at the existing main within the riparian setback. According to the applicant, the upstream location outside of the riparian setback involved a depth at the existing trunk line of approximately 25 feet below grade which would require sheet piling and caisons to extend below the depth of the excavation. This in turn would necessitate haul roads, a large crane, track hoe, drill rig, and significant de- watering efforts, thus necessitating greater impacts to the sensitive corridor. The proposed inside drop at the manhole requires only a small backhoe which would excavate a 2 -foot x 6 -foot deep trench along the length of the sanitary line. FINDING: The applicant has sufficiently demonstrated that upland alternatives were considered, and has justified that the proposed location for the sanitary sewer connection cannot reasonably occur outside of the riparian setback. B. Minimize siting impacts. The proposed use shall be designed, located and constructed to minimize excavation, loss of native vegetation, erosion, and adverse hydrological impacts on water resources. 1. For Type II and Ill uses, the civil engineer with experience in water quality must certify that any adverse water quality impacts of the development proposal will be minimized consistent with best management practices; VLMK Engineers states in the narrative portion of the application that the adverse water quality impacts will be minimized consistent with best management practices. Protective measures including construction and erosion control fencing and conducting the work during the summer months will assist in minimizing water quality impacts. 2. For all uses, the development shall be located as far from the water resource, and use as little of the water resource or riparian setback area, as possible, recognizing the operational needs of the proposed development. FINDING: The most practical connection for the sanitary sewer is at the existing main as proposed. The area of impact has been minimized to the extent possible, basically consisting of a 15 -foot corridor for the 65 -foot length of the sewer extension. Therefore, this criteria is met. C. Construction materials and methods. Where development within the riparian area is unavoidable, construction materials or methods used within the riparian setback area shall minimize damage to water quality and native vegetation. FINDING: Proposed construction methods consist of the use a small backhoe to excavate the trench for the sewer line extension. Proposed protective measures include the use of silt fences and felt to protect native vegetation in the area of excavation and wheel traffic. Therefore, this criteria is met. NOTICE OF TYPE II DECISION SLR/WR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 8 OF 13 D. Minimize flood damage. Above - ground residential structures shall not be permitted within the WR overlay district, where such land is also within the 100 -year floodplain. On -site flood storage capacity shall not decrease as a result of development. The cumulative effects of any proposed development shall not reduce flood storage capacity or raise base flood elevations on- or off -site. Any new commercial or industrial land development proposed within the 100 -year floodplain shall be designed consistent with Chapter 18.775, Sensitive Lands. FINDING: VLMK Engineers have included a statement in the application narrative as follows: "There will be no net increase or decrease of excavating material in the floodplain and therefore there will be no accumulative effect of the proposed development from the flood storage capacity." Therefore, this criteria is met. E. Avoid steep slopes. Within 50 feet of any water resource, excavation and vegetation removal shall be avoided on slopes of 25% or greater and in areas with high erosion potential (as shown on SCS maps), except where necessary to construct public facilities or to ensure slope stability. FINDING: This criteria is not applicable as slopes do not exceed 25% within 50 feet of the water resource, excavation or vegetation removal. F. Minimize impacts on existing vegetation. The following standards shall apply when construction activity is proposed in areas where vegetation is to be preserved. 1. Temporary measures used for initial erosion control shall not be left in place permanently; 2. Work areas on the immediate site shall be carefully identified and marked to reduce potential damage to trees and vegetation; 3. Trees shall not be used as anchors for stabilizing working equipment. During clearing operations, trees and vegetation shall not be permitted to fall or be placed outside the work area; 4. In areas designated for selective cutting or clearing, care in falling and removing trees and brush shall be taken to avoid injuring trees and shrubs to be left in place; 5. Stockpiling of soil, or soil mixed with vegetation, shall not be permitted on a permanent basis. The applicant has submitted a Vecetation Mitigation plan as part of the January, 2000 report by Martin Schott, Wetland Specialist. 1e Mitigation plan addresses the restoration of the impacted area by separating the top soil from the subsoil. This report states that "The top soil will be placed to one side, with the vegetation facing up. When the trench is back filled the top soil will be placed on the surface, with the vegetation facing up. This restoration technique has proved very effective in restoring temporary impacts associated with sewer line construction." The applicant proposes to use felt in the wheel traffic area, and the upper organic zone (native grasses) will be stripped and placed on this felt for ease of removal and to minimize impact to the existing vegetation. In addition, the applicant proposes to plant 25, Oregon Ash trees in the vicinity of the sewer line as shown in the Schott report in Figure 2. FINDING: The applicant's proposal minimizes the impacts to vegetation, however, has not included all the these measures on its plans. Therefore, in order to meet this criteria, the applicant shall satisfy the following condition: CONDITION: The applicant shall revise its erosion control plan and landscape plan to incorporate the protective measures on the plans as contained in Section 18.797.080.F, 1 -5 and in the measures as outlined in the applicant's vegetative mitigation plan prepared by Martin Schott (incorporated in the Sensitive Lands /Water Resource Review prepared by Schott, dated January, 2000.) G. Vegetation mitigation plan. If a Type II or III use is proposed within a water resource site or riparian setback area, or mitigation is proposed as a method to reduce the riparian setback in accordance with Section 18.797.100, a mitigation plan shall be prepared and implemented. NOTICE OF TYPE II DECISION SLR/WR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 9 OF 13 1. The applicant shall be responsible for re- vegetating areas temporarily disturbed by excavation on a 1:1 basis; 2. Where approval is granted to reduce the riparian setback area, the applicant shall be responsible for mitigating for the reduced setback by replacing non - native vegetation within the remaining, protected riparian setback area on a 1.5:1 basis. That is, for each 100 square feet of riparian setback that is lost to development, at least 150 square feet of existing disturbed area within the riparian setback or wetland shall be re- planted with native plant species; 3. The re- vegetation plan shall provide for the replanting and maintenance of native plant species designed to achieve pre- disturbance conditions. The applicant shall be responsible for replacing any native plant species that do not survive the first two years after planting, and for ensuring the survival of any replacement plants for an additional two years after their replacement. FINDING: This criteria has been addressed as part of Section 18.797.080.F above. H. Water and sewer infiltration and discharge. Water and sanitary sewer facilities shall be designed, located and constructed to avoid infiltration of floodwaters into the system, and to avoid discharges from such facilities to streams and wetlands. FINDING: The applicant, VLMK Engineers, has included the following statement in its narrative: "The sanitary sewer connection has been designed and will be constructed to prevent infiltration. The system will be tested prior to activation for any potential leaks." This criteria will be met, upon meeting the following condition: CONDITION:The applicant shall provide certification to the City Engineer that the sewer connection has been successfully tested and shown not to have any leaks, and shall provide written verification from the Unified Sewerage Agency that the connection meets with their approval. On -site systems. On -site septic systems and private wells shall be prohibited within the WR overlay district. FINDING: This criteria is inapplicable as there are no proposed on -site septic systems or private wells within the WR overlay district. J. Erosion control plan. If a Type II or III use is proposed within a water resource site or riparian setback area, the following erosion control standards shall apply within the WR overlay district: 1. Specific methods of soil erosion and sediment control shall be used during construction to minimize visible and measurable erosion; 2. The land area to be grubbed, stripped, used for temporary placement of soil, or to otherwise expose soil shall be confined to the immediate construction site 3. Construction activity will take place during the dry season (June- October), whenever feasible, and the duration of exposure of soils shall be kept to a minimum during construction; 4. Exposed soils shall be covered by mulch, sheeting, temporary seeding or other suitable material following grading or construction, until soils are stabilized. During the rainy season (November through May), soils shall not be exposed for more than 7 calendar days. All disturbed land areas which will remain unworked for 21 days or more during construction, shall be mulched and seeded; 5. During construction, runoff from the site shall be controlled, and increased runoff and sediment resulting from soil disturbance shall be retained on -site. Temporary diversions, sediment basins, barriers, check dams, or other methods shall be provided as necessary to hold sediment and runoff; 6. A stabilized pad of gravel shall be constructed at all entrances and exists to the construction site. The stabilized gravel pad shall be the only allowable entrance or exit to the site; NOTICE OF TYPE II DECISION SLR/WR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 10 OF 13 7. Topsoil removal for development shall be stockpiled and reused on -site to the degree necessary to restore disturbed areas to their original or enhanced condition, or to assure sufficient stable topsoil for re- vegetation. Additional soil shall be provided if necessary to support re- vegetation; 8. The removal of all sediments which are carried into the streets, water resources or on to adjacent property, are the responsibility of the applicant. The applicant shall be responsible for cleaning up and repairing streets, catch basins, water resource areas and adjacent properties, where such properties are affected by sediments or mud. In no case shall sediments be washed into storm drains, ditches or drainageways; 9. Any other relevant provisions of the Erosion Prevention and Sediment Control Plans Technical Guidance Handbook (City of Portland Bureau of Environmental Services and Unified Sewerage Agency of Washington County, Revised February 1994), required by the Planning Director. FINDING: The applicable issues related to erosion control are addressed elsewhere in this decision, and are addressed for the development project as a whole in the prior land use decision SDR1999- 00020/SLR1999- 00011. Any additional erosion control measures for the sanitary sewer line are shown on the erosion control plan dated January 13, 2000 submitted with this application. Therefore, the above criteria #1 -9 have been addressed and this criteria is met. K. Plan implementation. A schedule of planned erosion control and re- vegetation measures shall be provided, which sets forth the progress of construction activities, and mitigating erosion control measures. An approved Erosion Control of Re- vegetation Plan shall be implemented and maintained as follows: 1. Erosion control measures shall be installed prior to any stripping or excavation work. 2. The applicant shall implement the measures and construct facilities contained in the approved Erosion Control Plan in a timely manner. During active construction, the applicant shall inspect erosion control measures daily, and maintain, adjust, repair or replace erosion control measures to ensure that they are functioning properly. 3. Eroded sediment shall be removed immediately from pavement surfaces, off -site areas, and from the surface water management system, including storm drainage inlets, ditches and culverts. 4. Water containing sediment shall not be flushed into the surface water management system, wetlands or streams without first passing through an approved sediment filtering facility or device. 5. In addition, the applicant shall call for City inspection, prior to the foundation inspection for any building, to certify that erosion control measures are installed in accordance with the erosion control plan. FINDING: These criteria are adequately addressed on the erosion control plan and specifications dated January 13, 2000, and therefore, this standard is met. E. STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 18.810 Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Sanitary Sewers: Sewers Required: Section 18.810.090.A Requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. NOTICE OF TYPE II DECISION SLR/WR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 11 OF 13 Sanitary sewer service for this site will be provided from the existing 60 -inch USA interceptor which is located along the southern portion of this site. The applicant's plans indicate they will extend a 4 -inch service lateral from the main line up to the building. The applicant will need to obtain a permit from USA for the connection to the interceptor prior to construction. The applicant's prior land use application SDR1999- 00020/SLR1999 -00011 indicated that the sewer connection will be located within the floodplain only, and outside of the riparian setback. However, this proposal changes the location of the sanitary sewer connection to within the riparian setback. The applicant has also estimated that the amount of earth disturbance within the floodplain and the riparian setback will be less than 50 cubic yards. Staff reviewed the estimate and concurs. See the Planning Division section of this decision for more discussion on this issue. ADDITIONAL CITY AND /OR AGENCY CONCERNS Grading and Erosion Control: USA Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The applicant has submitted an erosion control plan which, subject to the conditions contained within this decision, meets with Staffs approval. SECTION VIII. OTHER STAFF COMMENTS The City of Tigard Building Division has reviewed this proposal and has offered no comments and has no issues with regard to this project. The City of Tigard Operations Utility Manager has reviewed this application and offered comments related to the public water system which are inapplicable to this application, but relate to the previous land use case SDR1999- 00020. City of Tigard Property Manager has reviewed this application and offered no comments or objections. Long Range Planning Division was notified , but offered no comments. SECTION IX. AGENCY COMMENTS Oregon Fish and Wildlife was notified, but no comments were received. Unified Sewerage Agency: Comments were received on February 28, 2000 and are addressed and incorporated in the Public Facility Concerns Section of this decision. Division of State Lands reviewed this application and commented as follows: These projects may involve lands or interests managed or regulated by the Division of State Lands. Under the Oregon Removal -Fill Law (ORS 196.800 - 196.990), removal, filing, or alteration of 50 cubic yards or more of material within the bed or banks of the waters of this state requires a permit from the Division of State Lands. Waters of the state include the Pacific Ocean, rivers, lakes, most ponds and wetlands, and other natural water bodies. If the proposed plan /project affects land owned or regulated by the Division, according to ORS 274, the applicant must have an easement or license, lease, or registration for the use of these lands. US Army Corps of Engineers reviewed this application and submitted the following comments: If the sewer line is constructed in the location shown, a C.O.E permit is not required. NOTICE OF TYPE II DECISION SLR/WR2000 -00002 - SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 12 OF 13 Oregon Department of Environmental Quality was notified but offered no comments. SECTION X. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MARCH 9, 2000 AND EFFECTIVE ON MARCH 24, 2000 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.6.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON MARCH 23, 2000. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639 -4171. PRE ARED BY: Karen Perl Fox Associate Planner APPROVED BY: Richard Be Planning anager March 9. 2000 DATE March 9, 2000 DATE I:curpin \karen \slr\sIr00- 205.doc NOTICE OF TYPE II DECISION SLR/WR2000 -00002 — SOUTHWEST CENTER SANITARY SEWER LINE CONNECTION PAGE 13 OF 13 (map is not to scale) SITE PLAN EXHIBIT MAP N NG DEPARTMENT SOUTHWEST CENTER SLR 2000 -00002 CITY of TIGARD mon" SUBJECT SIT Community Development ir rug ANN 111111 Aloom---- Jim GEOGRAPHIC INFORMATION SYSTEM VICINITY MAP SLR 2000 -00002 SOUTHWEST CENTER • N 0 100 200 300 400 500 Feet 1 "= 378 feel City of Tigard Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard, OR 97223 (503) 639-4171 http://www.ci.figard.or.us Plot date: Feb 14, 2000; C:Magic\MAGIC03.APR 1 EXHIBIT B VLMK Engineers SLR2000 -00002 3933 SW Kelly Avenue SOUTHWEST CENTER SANITARY SEWER Portland, OR 97210 CONNECTION Harold C. Hambach and Mildred M. Hambach, Grantors 7735 SW Durham Road Tigard, OR 97224 Michael V. Hambach Sandra E. Sattler and Lorene Brown, Grantees 7735 SW Durham Road Tigard, OR 97224 S7Aam OE OREGON County of Washington City of Tigard l ss. AFFIDAVIT OF MAILING CITY OF TIGARD Community (Development Shaping tl Better Community I, Shirley L. Treat, being first duly sworn /affirm, on oath depose and say that I am an Administrative Specialist I for the City of Tigard, Washington County, Oregon and that I served the following: [Check Appropnate Box(s) Bebw} ❑ NOTICE OF: PENDING APPLICATION FOR: SOUTHWEST CNTR SANITARY SEWER CONNECTION SLR2000 -00002 AMENDED NOTICE (Type/Kind of Notice) (File No. /Name Reference) (14-Day Conimenl Penod) ❑ City of Tigard Planning Director NOTICE OF TYPE I DECISION FOR:: , J AMENDED NOTICE (File No /Name Reference) ❑ City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: ❑ AMENDED NOTICE (File No. /Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF FINAL ORDER FOR:. AMENDED NOTICE (File No. /Name Reference) (Date of Public Heanng) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council A copy of the PUBLIC HEARING NOTICE /NOTICE OF DECISION /NOTICE OF FINAL ORDER /OTHER NOTICEIS) of which is attached, marked Exhibit "A ", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", on February 16,2^000, and deposited in the United States Mail on February 16, 2000, postage prepaid. J of (Pers n that Prepared Notice) Subscribed and sworn /affirmed before me on the /5 day of it/tAte-11 , 20,00 . OFFICIAL SEAL SHERMAN S. CASPER NOTARY PUBLIC OREGON COMMISSION NO. 323409 MY COMMISSION EXPIRES MAY 13, 2003 !/ 1(4L'n NOTARY PUBLIC OF OREGO My Commission Expires: 1 (3, Zo o3 NOTICE TO MORTGAGEE, LIENHC ER, VENDOR OR SELLER: P NNtr,T R THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROM' fLY FORWARDED TO'11 -1 CHASER. NOTICE OF PENDING LAND USE APPLICATION SENSITIVE LANDS REVIEW 4‘i CITY OF TIGARD Community Development Shaping Better Community 500 -FOOT PROPERTY OWNER NOTICE It has come to our attention that you were inadvertently omitted from the original mailing. Comments were to be submitted by 2/28/00. If you feel you need three additional days to submit your comments, please contact Karen Fox at 639 -4171, x 315. DATE OF NOTICE: February 14, 2000 FILE NAME: SOUTHWEST CENTER SANITARY SEWER CONNECTION FILE NUMBER: SENSITIVE LANDS REVIEW (SLR) 2000 -00002 PROPOSAL: This application proposes a change of location for the sanitary sewer connection in connection with a prior decision for a new office building at this site. The new office building and parking lot were previously approved under Case file No. SDR 1999- 00020/SLR1999 -0001; under this prior decision the Sensitive Lands/Water Resource Review was a Type I application. However, in this new proposal, the sanitary sewer is proposed within the riparian setback triggering a Type II Water Resource Overlay Review, and a new Type I Sensitive Lands Review. The total quantity of disturbed material is approximately 29 cubic yards and is outside of the floodway, though within the 100 year floodplain or the area otherwise defined as the floodway fringe. LOCATION: The proposed project is south of Durham Road and just north of Fanno Creek; WCTM 2S113BA, Tax Lot 00400. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON FEBRUARY 28, 2000. All comments should be directed to Karen Fox, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639 -4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION - MAKING PROCESS WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and /or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Planning Commission must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address t elevant approval criteria with suf nt specificity may preclude subsequent appeals to the Lan. .,se Board of Appeals or Circuit t._.art on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION - MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14 -day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City- recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION /EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." SUBJECT SI i VICINITY MAP SLR 2000 -00002 SOUTHWEST CENTER • 0 124 200 MO 400 SW Poo City of Tigard *Mew w,we... n. w...m...w n.... } 1222 KO 002, u..m 2S112CD -04300 Bates Chris & 7870 SW Bond St. Tigard, OR 97224 2S 113BA -00500 Portland General Electric 13137 SW Pacific Hwy. Tigard, OR 97223 2S113AB -01400 Pacific Realty Associates 1371 Oakland Blvd., Ste. 200 Walnut Creek, CA 94596 2S113BD -00100 Kezeor Roberta & Donald 16605 SW Upper Boones Ferry Rd. Portland, OR 97224 EXHIBIT B SOUTHWEST CENTER SANITARY SEWER CONNECTION — SLR2000 -00002 2S112CD -01200 Hoffart Herbert J 4632 SW Vermont St. Portland, OR 97219 2S113BA -00400 Hambach Michael V & 7735 SW Durham Rd. Tigard, OR 97224 STAriE OAF OREGON- County of Washington City of Tigard ss. AFFIDAVIT OF MAILING CITY OF TIGARD Community (Development Shaping f7 (Better Community I, Shirley G. Treat, being first duly sworn /affirm, on oath depose and say that I am an Administrative Specialist I for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appopiate Box(s) Bebw) ® NOTICE OF: PENDING APPLICATION FOR: SOUTHWEST CENTER SLR2000 -00002 (Type /Kind of Notice) (File No /Name Reference) (14-Day Comment Penod) ❑ City of Tigard Planning Director NOTICE OF TYPE II DECISION FOR: AMENDED NOTICE (File No./Name Reference) ❑ City of Tigard Planning Director NOTICE OF PUBLIC NEARING FOR: AMENDED NOTICE (File No. /Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF FINAL ORDER FOR: AMENDED NOTICE (File No. /Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council A copy of the PUBLIC HEARING NOTICE /NOTICE OF DECISION /NOTICE OF FINAL ORDER /OTHER NOTICELSl of which is attached, marked Exhibit "A ", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B ", on February 14. 2000, and deposited in the United States Mail on February 14. 2000, postage prepaid. (P�y rson that Prepared Notice) Subscribed and sworn /affirmed before me on the / S day of IAA. ci K 6 , 20 0L) r OFFICIAL SEAL SHERMAN S. CASPER NOTARY PUBLIC -OREGON NO. MY COMMISSION IDS(SPI RES MAY 132003 ._iLm NOTARY PUBLIC OF OREGON My Commission Expires: ,1i14 a 000 ? NOTICE TO MORTGAGEE, LIENHC =R, VENDOR OR SELLER: EXHIBIT A THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SENSITIVE LANDS REVIEW CITY OF TIGARD Community Deve(opment Shaping A Better Community DATE OF NOTICE: FILE NAME: FILE NUMBER: PROPOSAL: 500 -FOOT PROPERTY OWNER NOTICE February 14, 2000 SOUTHWEST CENTER SENSITIVE LANDS REVIEW (SLR) 2000 -00002 This application proposes a change of location for the sanitary sewer connection in connection with a prior decision for a new office building at this site. The new office building and parking lot were previously approved under Case file No. SDR 1999- 00020/SLR1999 -0001; under this prior decision the Sensitive Lands/Water Resource Review was a Type I application. However, in this new proposal, the sanitary sewer is proposed within the riparian setback triggering a Type II Water Resource Overlay Review, and a new Type I Sensitive Lands Review. The total quantity of disturbed material is approximately 29 cubic yards and is outside of the floodway, though within the 100 year floodplain or the area otherwise defined as the floodway fringe. LOCATION: The proposed project is south of Durham Road and just north of Fanno Creek; WCTM 2S113BA, Tax Lot 00400. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON FEBRUARY 28. 2000. All comments should be directed to Karen Fox, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639 -4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION - MAKING PROCESS WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and /or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Planning Commission must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIO[ OSES, THE DIRECTOR SHALL ISSUE A = II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION - MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14 -day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City- recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION /EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." LN dui ��� _ IOW !� �i Iiiii �inun u =!!h11IUIlIIiii muIIIIIIII CITY of TIGARD VICINITY MAP SLR 2000 -00002 SOUTHWEST CENTER • N p lw 200 300 400 500 r «! r- 371.1 City of-Tigard rs.Ml an tilts h RIMY R. .n.e.t t w e D...i.m.m llw. Dm.R. 1Tpom50R 1173]] nnc /Nwru tpMN x.. ,;2S1113AB 01000 R0513670 3 & R Investments 16255 SW Upper Boones Ferry Road Tigard, OR 97224 2S13AB 00800 R0513705 John A. Duncan 7060 SW Palmer Way Beaverton, OR 97007 2S112CD 00700 R0512216 Donna L. Bouman 15940 SW 76th Avenue Tigard, OR 97224 2S112CD 00900 R0512234 Ernest and Rose Rivas 16060 SW 76th Avenue Tigard, OR 97224 2S112CD 01100 R0512449 Dale D. Schoewe 7925 SW Durham Road Tigard, OR 97224 2S113BA 00200 R0514054 David G. & Dianne S. Metzger PO Box 400 Sherwood, OR 97140 2S113BA 00500 R0514081 T Jard- Tualatin School District 13137 SW Pacific Hwy Tigard, OR 97223 2S113B0 00300 R0514107 School District No 23J 13137 SW Pacific Hwy Tigard, OR 97223 2S113B0 00600 R0514143 Burlington Northern, Inc. 1700 E. Golf Road Schaumburg, IL 60173 2S113BA 00700 R0514161 Elizabeth B. Taylor 16565 SW Upper Boones Ferry Road Portland, OR 97224 2S113AB 00700 R0513689 B & R Investmen,0 16255 SW Upper Boones Ferry Road Tigard, OR 97224 2S113AB 01500 R0513723 Summit Properties, Inc. 4444 NW Yeon Avenue Portland, OR 97210 2S112CD 00800 R0512225 John W. and Madelon Havery 15970 SW 76th Avenue Tigard, OR 97224 2S112CD 01000 R0512430 Mildred Hambach 7735 SW Durham Road Tigard, OR 97224 2S112CD 01200 R0512485 Michael C. and Linda Halseth 7975 SW Durham Road Tigard, OR 97224 2S113BA 00300 R0514063 David Metzber 7910 SW Durham Road Tigard, OR 97224 2S113BA 00600 R0514090 Unified Sewerage Agency 150 S. First Avenue Hillsboro, OR 97123 2S113B0 00400 R0514116 Durham I LLC 8100 SW Durham Rd Tigard, OR 97224 2S113BD 00200 R051452 E A & Virginia Bartlett 16575 SW Upper Boones Ferry Road Tigard, OR 97224 2S113BA 00100 R0514170 The Johnson Family Trust 8965 SW Burnham Street Tigard, OR 97224 ,2S113.BA 00800 R0514189 Elizabeth B. Taylor 16550 SW Upper Boones Ferry Road Portland, OR 97224 2S112CD 01300 R1032509 Michael R. & Sheila M. Buchanan 10525 SW Tigard Street Tigard, OR 97223 2S113B0 00600 R1292988 Unified Sewerage Agency 150 N. First Avenue Hillsboro, OR 97124 2S112CD 03400 R1307632 Wayne E. & Traci L. Laird 7660 SW Bond Street Tigard, OR 97224 2S112CD 03600 R1307650 Vlastimil & Sharon Lebeda 15607 SW Bond Street Tigard, OR 97224 2S112CD 03800 R1307678 Opal B. Girtman Trust 22 Gravatt Drive Berkley, CA 94705 2S112CD 0400 R1307696 Berg /Oldham Investments LLC 4035 Douglas Way Lake Oswego, OR 97035 2S112CD 04200 R1307712 Stanley C. Benge 7850 SW Bond St. Tigard, OR 97224 2S112CD 04400 R1307730 Robert W. & Miriam A. Schnepf 15880 SW 79th Avenue Tigard, OR 97224 2S113BA 00401 R1497428 Tigard School District 13157 Sw Pacific Hwy Tigard, OR 97224 2S113BA 00900 R0514205 Gail V. McNally 16515 SW Upper Boones Ferry Road Durham, OR 97224 EXHIBIT B 2S113BA 01000 R1246627 Summit Properties, Inc. 4444 NW Yeon Avenue Portland, OR 97210 2S112CD 03300 R1307623 William L. Cameron 15895 SW 76th Avenue Tigard, OR 97224 2S112CD 03500 R1307641 Ernst J. Wagner 7680 SW Bond Street Tigard, OR 97224 2S112CD 03700 R1307669 Devin P. Koopman 7720 SW Bond Street Tigard, OR 97224 2S112CD 03900 R1307687 Robert D. Quinn 2105 Peregrine Ct. West Linn, OR 97068 2S112CD 04100 R1307703 Glen H. Simons PO Box 5996 Portland, OR 97228 2S112CD 04300 R1307721 Marianne Smith -Henry 7870 SW Bond St. Tigard, OR 97224 2S112CD 00701 R1385174 Jay M. & Traci N. Blackwell 15950 SW 76th Avenue Tigard, OR 97224 Bruce Wood OPUS NW 1800 SW First Avenue Portland, OR 97201 Ed and Fran Egan 14635 Sw Bull Mountain Road Tigard, OR 97224 Craig Minor 14210 Sw Windsong Court Tigard, OR 97223 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Joan Best 10705 Sw Murdock Lane #F2 Tigard, OR 97224 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Sally Christensen 15685 SW 76th Avenue Tigard, OR 97224 Stephen bicker 14235 SW 97th Avenue Tigard, OR 97224 Twyla Brady 9360 Sw Edgewood Street Tigard, OR 97224 Sue Siebold 15374 SW Thurston Lane Tigard, OR 97224 Debra Seeman 13372 Sw Clearview Way Tigard, OR 97223 Earl and Marih 'ias 13540 SW Ville Glen Drive Tigard, OR 97223 Paul E. Owen 10335 SW Highland Drive Tigard, OR 97224 Craig Smelter 14900 SW 103rd Avenue Tigard, OR 97224 Kathy Palmer c/o John Tigard House 14260 SW High Tor Drive Tigard, OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Mary Ann Melvin 10395 SW Bonanza Way Tigard, OR 97224 Mark Bogert 14445 SW 100th Avenue Tigard, OR 97224 Debra Muir 15065 SW 79th Avenue Tigard, OR 97224 Tim Esav PO Box 230695 Tigard, OR 97281 Mary Skelton 10355 SW Walnut Street Tigard, OR 97223 C CITY OF TIGARD (--` CITY HALUFLANNING DIV. 1 a12t) SW HALL BLVD. TIGARD C? 97223 2S112CD 01200 R0512485 Michael C. and Linda Halseth 7975 SW Durham Road Tigard FORWARD TIME EXPJJRTNBTO kAL5ETk 7055 5W ROBBINS RD TUALAT'IN OR 9'/062--`+649 id Od /16 /OO SEND ziyit x � 61-7/ -td. td a A. 61 c J _6_0 2S113AB -00700 ✓ B & R INVESTMENTS 16255 SW UPPER BOONES FERRY RD TIGARD, OR 97224 2S113AB -01000 B & R INVESTMENTS 16255 SW UPPER BOONES FERRY RD TIGARD, OR 97224 2S113AB -01500 SUMMIT PROPERTIES INC 4444 NW YEON PORTLAND, OR 97210 2S113B0 -00600 BURLINGTON NORTHERN INC 1700 EAST GOLF RD SCHAUMBURG, IL 60173 2S113BA -00200 METZGER DAVID G /DIANNE S PO BOX 400 SHERWOOD, OR 97140 2S113BA -00400 HAMBACH MICHAEL V & 7735 SW DURHAM RD TIGARD, OR 97224 2S113BA- 00500 PORTLAND GENERAL ELECTRIC CO 13137 SW PACIFIC HWY TIGARD, OR 97223 2S113BA -00700 TAYLOR ELIZABETH B 16565 SW UPPER BOONES FR RD PORTLAND, OR 97224 2S113BA -00900 MCNALLY GAIL V 16515 SW UPPER BOONES FERRY DURHAM, OR 97224 2S113BD -00100 KEZEOR ROBERTA & DONALD 16605 SW UPPER BOONES FERRY RD PORTLAND, OR 97224 2S113AB -00800 ✓/ DUNCAN JOHN A AND 7060 SW PALMER WAY BEAVERTON, OR 97007 2S113AB -01400 PACIFIC REALTY ASSOCIATES 1371 OAKLAND BLVD STE 200 WALNUT CREEK, CA 94596 2S11380 -00300 ✓ SCHOOL DISTRICT NO 23J 13137 SW PACIFIC HWY TIGARD, OR 97123 2S113BA -00100 JOHNSON FAMILY TRUST THE 8965 SW BURNHAM ST TIGARD, OR 97223 2S113BA -00300 METZGER DAVID 7910 SW DURHAM RD TIGARD, OR 97224 2S113BA -00401 TIGARD SCHOOL DISTRICT 13157 SW PACIFIC HWY TIGARD, OR 97223 2S113BA -00600 UNIFIED SEWERAGE AGENCY 150 N FIRST HILLSBORO, OR 97123 2S113BA -00800 TAYLOR ELIZABETH B 16550 SW UPPER BOONES FERRY RD PORTLAND, OR 97224 2S113BA -01000 SUMMIT PROPERTIES INC 4444 NW YEON PORTLAND, OR 97210 2S113BD -00200 BARTLETT E ANIRGINIA 16575 SW UPR BOONES FY RD TIGARD, OR 97224 2S112CD -00700 BOUMAN DONNA L 15940 SW 76TH AVE TIGARD, OR 97224 2S1 12C D -00800 HAVERY JOHN W MADELON 15970 SW 76TH AVE TIGARD, OR 97224 2S112CD -01000 HAMBACH MILDRED 7735 SW DURHAM RD TIGARD, OR 97223 2S112CD -01200 HOFFART HERBERT J 4632 SW VERMONT ST PORTLAND, OR 97219 2S112CD -03300 CAMERON WILLIAM L 15895 SW 76TH AVE TIGARD, OR 97224 2S112CD -03500 WAGNER ERNST J 7680 SW BOND TIGARD, OR 97224 2S112CD -03700 KOOPMAN DEVIN P 7720 SW BOND ST TIGARD, OR 97224 2S112CD -03900 QUINN ROBERT D 2105 PEREGINE WEST LINN, OR 97068 2S112CD -04100 SIMONS GLEN H PO BOX 5996 PORTLAND, OR 97228 2S 112CD -04300 BATES CHRIS & 7870 SW BOND ST TIGARD, OR 97224 2S112CD -00701 BLACKWELL JAY M & TRACI N 15950 SW 76TH TIGARD, OR 97224 2S 112CD -00900 RIVAS ERNEST ROSE 16060 SW 76TH AVE TIGARD, OR 97223 2S112CD -01100 SCHOEWE DALE D 7925 SW DURHAM ROAD TIGARD, OR 97223 2S112CD -01300 BUCHANAN MICHAEL R & SHEILA M 10525 SW TIGARD ST TIGARD, OR 97223 2S112CD -03400 LAIRD WAYNE E & TRACI L 7660 SW BOND TIGARD, OR 97223 2S112CD -03600 LEBEDA VLASTIMIL /SHARON 15607 SW HIGH PIONT DR SHERWOOD, OR 97140 2S112CD -03800 GIRTMAN OPAL B TR 22 GRAVATT DR BERKLEY, CA 94705 V 2S112CD -04000 BERG & OLDHAM INVESTMENTS LLC 4035 DOUGLAS WAY LAKE OSWEGO, OR 97035 2S112CD -04200 BENGE STANLEY C & MARLYS S 7850 SW BOND ST TIGARD, OR 97223 2S112CD -04400 SCHNEPF ROBERT W /MIRIAM A 15880 SW 79TH TIGARD, OR 97223 CITY OF TIGARD GENERAL INFORMATION ~ SENSITIVE LADS TYPE II or TYPE III APPLICATION 13125 SA0361111EidiP,LICIOK OR 97223 (503) 639 -4171 FAX: (503) 684 -7297 JAN 1 8 2000 CITY OF TIGARD Property Address /Location: 76, 0 5-r.(./ ,A�f1j ,4.,N1 Tax Map & Tax Lot #(s): ZS / 7-L. 7D Site Size: Property Owner/Deed old r *� O e (s) ./(///cs-> zr,7- Address: ? 4 //,ate, 4/Phone: City: Zip: Applicant *: i7 t--4-7 Address: / 7 /Ld2t Phone: 2 2-11- S'-3 City: D/1 fZ,g.vQ 0 Zip: 1W * When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY The owners of record of the subject property request a Sensitive Lands Permit to allow (please be specific): rt ti i4/ D G� �� r� 7Z (1 J E` T ,mot ,vsz ve2 7 7 / d /d c 32- SGi2 t ? -co r a-0/ 5 PRE -APP. HELD WITH: DATE OF PRE -APP.: FOR STAFF USE ONLY Case No.(s): 5L#Z AUVV - a.)oo 2_ Pfeul'vu., , c.Q-e 15 Other Case No.(s): ft sok i9 ti I -61.,,e :: o� Receipt No.:(v 3 )/ 5 `f SL-A.,,'7 - Application Accepted By: ¢ Date: /"./5 OV Date Determined To Be Complete: Camp Plan /Zone Designation: CIT Area: Rev. 11/26/98 i:lcurpinlmasterslsla.doc REQUIRED SUBMITTAL ELEMENTS ✓ Application Elements Submitted: ❑ Application Form ❑ Owner's Signature/Written Authorization ❑ Title Transfer Instrument or Deed ❑ Site /Plot Plan (# of copies based cn pre -app check list) ❑ Site /Plot Plan (reduced 8'/2 "x 11 ") ❑ Applicant's Statement (T of copies based on pre -app check list) ❑ 2 Sets of Pre - Addressed /Pre- Stamped Legal Size Envelopes ❑ Filing Fee (Administrative) $ 745.00 (Hearing's Officer) $1,240.00 • • List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as part of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application In the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: ue property. • s no v I striction I - Il b . I.. a or im .. n the ubi If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the condii:ons and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and he applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such sttements are false. • The applicant has read the entire contents of the application, including the polities and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this day of 77/ /-''' %%/ 2� /% ` /l / C �� Owner's Signature Owner's Signature 2 D oo Owner's Signature Owner's Signature Job 3933 S1ii*LY AVE. / PORTLAND, OR 97201-4396 (503) 2 3 / FAX 248-9263 tfittm Ac Job No CtI Date 99 Phone 0 with Conference 0 with Field 0 with Memo 0 to Subject. vJ(A,ovv\dLyvka4CotAGeAnA: 1-1/\c7 ?,62/4( sextv-- ItA401A ovi v VtA-A4 &f5 ieer 4,\6)n____67..t pow:11-- scoAc S.vxiolo\AA.aa— 040i cet-4-:rovls Guve,6±10444Ni 0,(1- p( ‘I cv, ow a TIMM 0,01/0-le Ue2 (.6 A ahtPt_4(Aes-hein adloeu-t- -H/65 Cu4ov-i00A) (5.6u1,11A SaBeit-) 5)Actrel .40.frf ‘te.f-t, Aceir/ Distribution: WARRANTY DEED After recording return to: JOHN R. SIDMAN 1618 SW 1st Ave., #314 Portland, OR 97201 Send tax statements to: HAROLD C. and MILDRED M. HAMBACH 7735 SW Durham Rd. Tigard, OR 97224 Harold C. Hambach and Mildred M. Hambach, Grantors 7735 SW Durham Rd. Tigard, OR 97224 Michael V. Hambach, Sandra E. Sattler, and Lorene Brown, Grantees 7735 SW Durham Rd. Tigard, OR 97224 _ .,ATE OF OREGON County of Washington I, Jerry merit and Clark for the with and re county. SS of Assess - o County rtlfy that calved f said rector of tlon, Ex- Doc : 96095547 Rect: 174240 10/24/1996 02:19:47pm True Consideration is 0 (Gift) THIS SPACE RESERVED FOR RECORDER'S USE 43.00 0 Cv L WARRANTY DEED - STATUTORY FORM HAROLD C. HAMBACH and MILDRED M. HAMBACH, as tenants in common, Grantors, hereby each convey and warrant to each of the following: MICHAEL V. HAMBACH, SANDRA E. SATTLER, and LORENE BROWN, Grantees, an undivided interest of 1.079% in the following described real property free of encumbrances, except as specifically set forth herein, situated in Washington County, Oregon: SEE THE ATTACHED SCHEDULE A It is the Grantors' intent that after this transfer that title shall be held among the tenants in common as follows: HAROLD C. HAMBACH - 43.526 %, MILDRED M. HAMBACH - 43.526%, MICHAEL V. HAMBACH - 4.316 %, SANDRA E. SATTLER - 4.316 %, and LORENE BROWN - 4.316 %. The true consideration for this conveyance is S -0- (Gift). THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. Dated this j/,_ day of aet. , 1996. STATE OF OREGON County °Multnomah I III ) ss. ) ss. Harol C. Hambach, Grantor Mildred M. Hambach, Grantor This instrument was acknowledged before me on Qiit , 1996, by Harold C. Hambach and Mildred M. Hambach. oast Novarpueuc•oF1ooN COMMON In 042082 oo1 Cw IMAC'm. PUT Notary Public for Oregon ` L le 4 /Lj/9 X'3 ' Att%L /D /,96 Coo JJ� SCHEDULE A PARCEL 11 Doginning at tho Northeast cornor of tho Adam Shavor O.L.C.► thonco running South along oaid Claim lino 80 rodo; thonco Eaat 40 rode; thenco North to tho center of Fenno Crook; thonco up atroam along tho canter of Fenno Crook to tho contar of tho County bridge acrouo Farno Crook; thonco In a Northwaotorly diroction along tho cantor of tho County Road to tho oaction lino botweon Sectiono 12 and 13 in Townohip 2 South of Rango 1 Woot of the Willamotto Meridian; thonce Woat 40 rodo on °aid °action lino to tho place of beginning, all boLng in Section 13, Townohip 2 South, Rango 1 Woot of tho Willamotto Meridian oxcopting therefrom however, tho land° heretoforo convoyod to tho Oregon Qlootrlo Railway co. by dood rocordod in Deed Book 75 at pogo 35, tho lands heretofore convoyed to Harry and Elizabeth Hambach by dood rocordod in Doad Dook 118 at pogo 150, tho landa hcrotofare conveyed to Make P. echo by dead recorded in Deed Book 143 at pogo 143 and tho lands harotoforo ronvoyod to Robort F. Swain and Olady■ L. Swain by deed rocordod in pond Book 150 at pogo 452. SAVE AND EXCEPT that portion convoyod to Portland Canora`. Electric Company by Dead rocordod March 22, 1974, Book 967, pogo 562. SAVE AND EXCEPT that portion convoyed to Unified Seworago Agoncy by Deed racordad Hay 1, 1974 In Book 972, page 292. ALSO SAVE AND EXCEPT that portion convoyod to Tigard School District No. 23J by Dood recorded Auguot 16, 1980 as Foo No. 80- 35795. ALSO SAVE AND EXCEPT that portion lying Woot of tho Woot lino of tho Northeast one quarter of tho Horthwoot ono - quartor of Section 13, Townohip 2 South, Range 1 Wept of the Willamotto Horidlan. PARCEL 2: Beginning at an iron in the canter of County Road No. 23, oaid boginning point being 1871.4 feet South 69. 53' Eaot and 127.0 foot South 56' 48' Eaot from tho cornor of Sectiono 11, 12, 13 and 14 Townohip 2 South, Rango 1 Hoot of the Willamotto Meridian, Waahington County, Oregon; running thonco South 671.0 feet, more or lode, to tho cantor of Fenno Crook; thonco up tho center of °aid crook with the meandering° t;areof in a Northoaatorly diroction 850 foot, moro or laoa, to the cantor of oaid County Road No. 23; thence North 58. 48' Hoot 548 feet, moro or loon, to tho place of boginning. PARCEL 3: Beginning at the oame beginning point ao in Parcel 2 above; thence South 671.0 foot, more or loco to the curator of Fenno Crook; thence clown tho canter of oaid Crook with the moendoringa thoroof In Southwootorly diroction 32.2 foot; thenco North 683 foot to tho cantor of oaid County Road No. 23; thence South 56' 40' Eaot 37.86 foot to tho place of beginning. PARCEL 4: Being a part of tho Northwoot quarter of Section 13, Townohip 2 South, Range 1 Woot of tho Willamotto Horidlan, in Washington County, Oregon, and being moro particularly deocribod ao followos Beginning at a point on tho Hoot lino of that curtain aocond tract in 5action 13, Townohip 2 South, Rango 1 Woot of the Willamotto Mcrldian, Waahington County, Oregon, convoyed to Harry Hamback by dood recorded at page 158 of Book 118 of the Records of Deeds for Haohington County, Oregon, oaid beginning point being South 89' 58' East 1871.4 foot South 58. 48' East 89.1 foot and South 283.8 foot from the Northwoot cornor of oaid Section 13; and running thonco South 390.2 foot to the cantor of Fanno Crook at the Southwest corner of oaid Hamback land; thonco following up tho canter of oaid crook Eaaterly a distance of 32.3 foot to a point on the Eaot line of tho Ocho' land; thonco South along the Eaot line of oaid Ocho' land a dletanco of 354.8 feet to an iron pipe on tho Northerly boundary of tho Oregon Electric Railway Right of Way; thence South 57' 49' Weot along Bald Railway right of way boundary a distance of 205.6 feet to an iron pipe; thenco North 37' 29' Woot 265.0 foot to an iron pipe; thonca North 27' 40' Hoot 151.7 foot to an iron pipo; thence along a 150.0 foot radiuo curve right a diatanco of 237.9 foot to an Iron pipo, the long chord of oaid curvo being North 17° 31' Eaat 213.6 foot; thence North 62. 42' Eaot 168.5 feet to an iron pipo; thonce Eaat 149.3 foot to an iron pipe which io 30,0 foot Weat from tho Wont line of the °aid Ilamback land, thonco North and 'away. 10.0 foot Woot from tho oaid hornbook lino a diatanco of 236.9 foot to tho South boundary of that certain tract conveyed to Hiko oche by dead racordad at page 343 of Book 143 of tho nald Record of Doodo; thonce Eaot 10.0 foot to tho placo of boginning. SAVE MD EXCEPT that portion convoyed to Portland Conoral Eloctric Company by Dead recorded March 22, 1974, Uook 967, page 562. SAVE AND EXCEPT that portion convoyed to Unified Seworago Agency by Dead recorded May 1, 1974 in Book 972, pogo 292. 3 EXHIBIT A ' '2<-/t aOO - ove,oZ AFFIDAVIT OF POSTING NOTICE RECEIVED PLANNING JAN 0 5 2000 CITY OF TIGARD WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 , do affi that I, amArepresent) the party initiating interest in a proposed p✓1 5, ifs ! L EVLi IVA/ keSevirre.O164t cting the land located at (state the approximate location(s) f no add.ress(s) and /or tax lot(s) currently registered) —7630 S w �u.N� I r!l ,and did on the -7 day of , )l, /74/a ri / Zoo() personally post notice indicating that the site may be proposed for a application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at % 30 .5 c41 '✓u rli u r•-3 RA Eimwe /,q (state location you posted notice on property) ignature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn /affirmed before me on the �r4 day of G?/Y? , 19/(1 OFFiC'.'.L. StF.L ?! `orr r •:7:-. • .-' **.;..:;■1.1C- CREGON MYCOMMIS:. •'.1i;.!:; :hEsiAl•i.12,200t ; X�G620 ,Z NOTARY PUBLIC OF OREGON My Commission Expires: 8 -42- D / (Applicant, please complete information below for proper placement with proposed project) NAME P RO OF JECT OR PROPOSED NAME: - - -- ., -- -- 7e ---------------------- - - - - -� TYPE OF PROPOSED DE LOPMENT: Name of Applicant/Owner: (Address or General Location of Subje t Property: vn 20 ',Subject Property Tax Map(s) and Lot #(s)_ _ _ _ _ _ _ _� ------------------------ h: Uogin\patto nasterstaftpost.mst OFFICIAL SEAL SUSAN J. ELLIOTT NOTA°PY PI LIC- OREGON CCiaiM'3SiO a NO. 302564 MY COMMISSION EXPIRES AUG. 12, 2001 RECEIVED PLANNING AFFIDAVIT OF MAILING JAN 0 5 2000 CITY OF TIGARD STATE OF OREGON ) ss. City of Tigard I, atiS he todP/'MillPhr . being duly sworn, depose and say that on , ;‘rriiaj- LP/A a) ,9y I caused to have mailed to each of the persons oN the att'ched list, a notice of a meeting to discuss a proposed development at (or near) fA K(3-c6f . a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at with postage prepaid thereon. Signature (n t e presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn /affirmed before me on the / day of Lj('41 , 19 a NOTARY PUBLIC OF O'. GON My Commission Expires: 9_ /,2_ Q / (Applicant, please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: TYPE OF PROPOSED DEVEL PM NT: Name of Applicant/Owner: eAriS JJ//to la gr -n/a? I Address or General Location of Subject Property: _ /Subject Property Tax Map(s) and Lot #(s): J h:vog OpattytmasterMaftmail.mst A Yv;✓ 3133 - /<e di 4 z //c4d1 (SIGNS ARE AVAILABLE FOR PUr lASE AT THE DEVELOPMENT SERVICES INTER AT THE PRICE OF $2.00 EACH.) NOT CE Developer to hold NEIGHBORHOOD MEETING concerning proposed development of this property. Meeting Date Time V /o0 Location ckctrok Yv\ , B /'0 w\ 4,04,-hr; „,,,,y1 PROPOSED PROJECT: Se,,,,l; LaiAc ) 1/ i2sa,re—e Oet/.� For More Information Contact: Developer Name: Address: Telephone: s 1-.i) /�a Prh -cad l�Q January 4, 2000 RE: Southwest Center Dear Neighbor: I, Christine Radermacher from VLMK Engineers, am representing the owner of the property located at —7630 SW Durham Road. We are considering a Sensitive Lands/ Water Resource Overlay, Class IV Review at this location. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: January 28th 2000 At The Richard M, Brown Auditorium Located across the street from the City of Tigard 13125 SW Hall Blvd 6:30pm Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at 222 -4453 if you have any questions. Sincerely, Christine Radermacher Administrative Assistant C:\WINNT\ Profiles \Chrisr\Personal\Southwest Center Neighborhood Meeting.Doc 251113AB 01000 R0513670 B & R Investments 16255 SW Upper Boones Ferry Road Tigard, OR 97224 2513AB 00800 R0513705 John A. Duncan 7060 SW Palmer Way Beaverton, OR 97007 2S112CD 00700 R0512216 Donna L. Bauman 15940 SW 76th Avenue Tigard, OR 97224 2S112CD 00900 R0512234 Ernest and Rose Rivas 16060 SW 76th Avenue Tigard, OR 97224 2S112CD 01100 R0512449 Dale D. Schoewe 7925 SW Durham Road Tigard, OR 97224 2S113BA 00200 R0514054 David G. & Dianne S. Metzger PO Box 400 Sherwood, OR 97140 2S113BA 00500 R0514081 Tigard - Tualatin School District 13137 SW Pacific Hwy Tigard, OR 97223 2S113BO 00300 R0514107 School District No 23J 13137 SW Pacific Hwy Tigard, OR 97223 2S113BO 00600 R0514143 Burlington Northern, Inc. 1700 E. Golf Road Schaumburg, IL 60173 2S113BA 00700 R0514161 Elizabeth B. Taylor 16565 SW Upper Boones Ferry Road Portland, OR 97224 25113AB 00700 R0513689 B & R Investments 16255 SW Upper Boones Ferry Road Tigard, OR 97224 2S113AB 01500 R0513723 Summit Properties, Inc. 4444 NW Yeon Avenue Portland, OR 97210 2S112CD 00800 R0512225 John W. and Madelon Havery 15970 SW 76th Avenue Tigard, OR 97224 2S112CD 01000 R0512430 Mildred Hambach 7735 SW Durham Road Tigard, OR 97224 2S112CD 01200 R0512485 Michael C. and Linda Halseth 7975 SW Durham Road Tigard, OR 97224 2S113BA 00300 R0514063 David Metzger 7910 SW Durham Road Tigard, OR 97224 2S113BA 00600 R0514090 Unified Sewerage Agency 150 S. First Avenue Hillsboro, OR 97123 2S113BO 00400 R0514116 Durham I LLC 8100 SW Durham Rd Tigard, OR 97224 2S113BD 00200 R051452 E A & Virginia Bartlett 16575 SW Upper Boones Ferry Road Tigard, OR 97224 2S113BA 00100 R0514170 The Johnson Family Trust 8965 SW Burnham Street Tigard, OR 97224 2S113BA 00800 R0514189 Elizabeth B. Taylor 16550 SW Upper Boones Ferry Road Portland, OR 97224 2S112CD 01300 R1032509 Michael R. & Sheila M. Buchanan 10525 SW Tigard Street Tigard, OR 97223 2S113B0 00600 R1292988 Unified Sewerage Agency 150 N. First Avenue Hillsboro, OR 97124 2S112CD 03400 R1307632 Wayne E. & Traci L. Laird 7660 SW Bond Street Tigard, OR 97224 2S112CD 03600 R1307650 Vlastimil & Sharon Lebeda 15607 SW Bond Street Tigard, OR 97224 2S112CD 03800 R1307678 Opal B. Girtman Trust 22 Gravatt Drive Berkley, CA 94705 2S112CD 0400 R1307696 Berg /Oldham Investments LLC 4035 Douglas Way Lake Oswego, OR 97035 2S112CD 04200 R1307712 Stanley C. Benge 7850 SW Bond St. Tigard, OR 97224 2S112CD 04400 R1307730 Robert W. & Miriam A. Schnepf 15880 SW 79th Avenue Tigard, OR 97224 2S113BA 00401 R1497428 Tigard School District 13157 Sw Pacific Hwy Tigard, OR 97224 2S113BA 00900 R0514205 Gail V. McNally 16515 SW Upper Boones Ferry Road Durham, OR 97224 2S113BA 01000 R1246627 Summit Properties, Inc. 4444 NW Yeon Avenue Portland, OR 97210 2S112CD 03300 R1307623 William L. Cameron 15895 SW 76th Avenue Tigard, OR 97224 2S112CD 03500 R1307641 Ernst J. Wagner 7680 SW Bond Street Tigard, OR 97224 2S112CD 03700 R1307669 Devin P. Koopman 7720 SW Bond Street Tigard, OR 97224 2S112CD 03900 R1307687 Robert D. Quinn 2105 Peregrine Ct. West Linn, OR 97068 2S112CD 04100 R1307703 Glen H. Simons PO Box 5996 Portland, OR 97228 2S112CD 04300 R1307721 Marianne Smith -Henry 7870 SW Bond St. Tigard, OR 97224 2S112CD 00701 R1385174 Jay M. & Traci N. Blackwell 15950 SW 76th Avenue Tigard, OR 97224 Bruce Wood OPUS NW 1800 SW First Avenue Portland, OR 97201 Ed and Fran Egan 14635 Sw Bull Mountain Road Tigard, OR 97224 Craig Minor 14210 Sw Windsong Court Tigard, OR 97223 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Joan Best 10705 Sw Murdock Lane #F2 Tigard, OR 97224 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Sally Christensen 15685 SW 76th Avenue Tigard, OR 97224 Stephen bicker 14235 SW 97th Avenue Tigard, OR 97224 Twyla Brady 9360 Sw Edgewood Street Tigard, OR 97224 Sue Siebold 15374 SW Thurston Lane Tigard, OR 97224 Debra Seeman 13372 Sw Clearview Way Tigard, OR 97223 Earl and Marilyn Elias 13540 SW Village Glen Drive Tigard, OR 97223 Paul E. Owen 10335 SW Highland Drive Tigard, OR 97224 Craig Smelter 14900 SW 103rd Avenue Tigard, OR 97224 Kathy Palmer c/o John Tigard House 14260 SW High Tor Drive Tigard, OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Mary Ann Melvin 10395 SW Bonanza Way Tigard, OR 97224 Mark Bogert 14445 SW 100th Avenue Tigard, OR 97224 Debra Muir 15065 SW 79th Avenue Tigard, OR 97224 Tim Esav PO Box 230695 Tigard, OR 97281 Mary Skelton 10355 SW Walnut Street Tigard, OR 97223 MEMBER v �.iv�rc Vonsurting Engineers 3933 SW K' Y AVENUE, PORTLAND, OREGON 97201 -4 (503) 222 -4. .., / FAX (503) 248 -9263 / vimk ® vimk.com January 11, 2000 PRINCIPALS ALFRED H. VAN DOMELEN. P.E. JAMES E. KNAUF, P.E. GREGORY J. BLEFGEN, P.E. JOHN T. BROOKS HAVLIN G. KEMP, P.E. KIMBERLY A. SCHOENFELDER SOUTHWEST CENTER TYPE I SENSITIVE LANDS REVIEW TYPE II WATER RESOURCE OVERLAY DISTRICT REVIEW WRITTEN SUMMARY OF PROPOSAL This application follows the approved Type II Site Development Review and Type I Sensitive Lands/Water Resource Overlay Review for the 91,000 sf. Southwest Center office complex located at 7630 SW Durham Road (SDR 1999- 00020/SLR1999- 00011). This follow up application was required due to the encroachment of the sanitary connection to the main interceptor trunk line at the south portion of the property. The preferred location for this tap is at the manhole of this trunk line which lies within the Riparian setback. To facilitate approval of the initial application, the sanitary tap was moved outside of the Riparian setback. Because this main trunk line is approximately 25 -feet below finish grade, the associated impact to the sensitive lands corridor would be significantly greater than the proposed manhole connection and associated encroachment into the Riparian setback. In follow up to our pre - application conference which was held on January 3, 2000 we have addressed all requested sections of the ordinance. Mr. Martin Schott's wetlands delineation report has been expanded to address would be additional requirements for the Water Resource Overlay District and Sensitive Lands Review approval standards. Please refer to the attached narrative for specifics. K:1Letters\SW Center Durham T H Wtr Ovrly Dist Rev 1- 11.Doc VIL MEMBER [VLMK Consulting Engineers 3933 SW KE AVENUE, PORTLAND, OREGON 97201 -43: (503) 222 -4453 / FAX (503) 248 -9263 / vlmk @ vlmk.com SOUTHWEST CENTER TYPE I SENSITIVE LAND REVIEW TYPE II WATER RESOURCE OVERLAY DISTRICT REVIEW NARRATIVE STATEMENT Location: 7630 SW Durham Road Zone: I -P 18.32 Narrative: The following code sections have been addressed in this narrative: 18.390, 18.745, 18.775, 18.790, 18.797, 18.810. PRINCIPALS ALFRED H. VAN DOMELEN, P.E. JAMES E. KNAUF, P.E. GREGORY J. BLEFGEN, P.E. JOHN T. BROOKS HAVLIN G. KEMP P.E. KIMBERLY A. SCHOENFELDER 18.745.060 Re- Vegetation: Construction techniques will be specified which will minimize the impact to the existing vegetation in the vicinity of the proposed sanitary connection. These techniques will consist of removing the upper organic surface (native grass) and storing them in a manner in which the existing materials can be replaced upon completion of the sanitary line. Several Oregon Ash Trees will selectively placed to blend with the existing native vegetation. As suitable, excavation materials will be re -used to backfill the trench. 18.775. Sensitive Lands: A Type I application for a Sensitive Land Review is included with this submittal. The proposed sanitary extension to the main receptor trunk line encroaches approximately 65- lineal feet into the 100 -year flood plain and approximately 30- feet beyond the Riparian set back. There will be no impact to the "flood way" boundary. The amount of material anticipated to be removed to install this 4 -inch sanitary line is estimated at 29 -cubic yards (2' wide x 6' deep x 65 lf.). Mr. Martin Schott, Schott and Associates, has completed a wetlands delineation of the site and has expanded his report to include a vegetation mitigation plan and to address impacts to the proposed work in the Riparian setback. 18.775.080. Steep Slopes: N /A. UNIFIED SEWAGE AGENCY BUFFER STANDARDS: The sanitary connection does not impact the 25 -foot vegetative corridor of the delineated wetlands. The applicant has been required to dedicate a 30 -foot path easement which is inside the Riparian setback and base flood plain. K:\Reports \SW Center Durham Narrative 1- 11.Doc -Page 2- Durham Office Building Site Development Review Narrative 18.797.03 Water Resources Overlay District Review: Every effort has been made to avoid impacting the Riparian setback. To facilitate a decision on the original application, the sanitary tap location was moved outside of the Riparian setback. This would have resulted in a significantly greater impact to the existing natural vegetated corridor. Due to the depth of the existing trunk line (approximately 25 -feet below grade), construction of this tap would require sheet piling and caisons to extend below the depth of the excavation. This would in turn necessitate haul roads, a large crane, track hoe, drill rig, and significant de- watering efforts. The proposed inside drop at the manhole requires only a small backhoe which would excavate a 1' x 6' deep trench along the length of the sanitary line. To accommodate this trenching effort and pipe installation, the protective construction fencing will be installed to create an approximate 15 -foot corridor to the existing manhole location. Erosion control fencing will be placed within the construction fencing. Construction efforts will be monitored closely by the contractor to ensure proper erosion control procedures are followed. As the work will be completed in the summer months, erosion control problems are not anticipated. 18.797.080 Development Standards: A. As previously mentioned, alternatives considered included relocating the sanitary connection upstream outside of the Riparian setback. Due to the depth of the existing trunk line, Significantly greater impact to the sensitive lands corridor would result. No other sanitary service within the near vicinity is available to the site. B. The proposed relocation of the sanitary tap provides the least impact to the sensitive lands corridor by minimizing the amount of excavation and required traffic to accomplish the tap. 1. Adverse water quality impacts will be minimized consistent with best management practices outlined in the erosion control plans and specifications. 2. The amount of encroachment into the Riparian setback has been minimized to the extent possible. K:\Reports\SW Center Durham Narrative 1- 11.Doc -Page 3- Durham Office Building Site Development Review Narrative C. Construction methods will consist of a small backhoe excavating an approximate 1' x 6' trench extending approximately 65- lineal feet into the Riparian corridor. This may require up to a 15 -foot wide impact area along the length of the sanitary run. Damage to the water quality and native vegetation will be minimized with silt fences and the use of felt to protect native vegetation in the area of the anticipated excavation and wheel traffic. D. There will be no net increase or decrease of excavating material in the flood plain and therefore there will be no accumulative effect of the proposed development from the flood storage capacity. E. N /A. F. As recently mentioned, all efforts will be exhausted to minimize the impacts on the existing vegetation. Felt will be laid down in the area where wheel traffic will occur. The upper organic zone (native grasses) will be stripped and placed on this felt for ease of removal and to minimize impact to the existing vegetation. G. The re- vegetation in the vicinity of the impact area will consist of replacement of the native grass with the existing and selective placement of Oregon Ash Trees. Please refer to the expanded wetlands report as prepared by Martin Schott, Schott and Associates, for additional information. H. The sanitary sewer connection has been designed and will be constructed to prevent infiltration. The system will be tested prior to activation for any potential leaks. I. N /A. J. Erosion control plan of the impact area has been included with the application. The plan and specifications address items 1— 9 of the development standards. K. As previously stated, the specifications contained within the erosion control plans address items 1 — 5. The contractor will be working closely with the excavation sub - contractor to ensure that all erosion control measures are implemented and maintained in accordance with the referenced approval standards as outlined in the erosion control specification. K: \Reports \SW Center Durham Narrative 1- 11.Doc -Page 4- Durham Office Building Site Development Review Narrative 18.797.100 Riparian Setback Reductions: N /A. 18.790.030.0 Tree Removal Plan Requirements: Ray Meyer from Tree Care Unlimited prepared an arborist report including plans for the previous site development review approval. No trees are anticipated to be impacted with this Sensitive Lands/Water Resource Review. 18.390.040. B2e Impact Study: Although the proposed manhole drop lies within the Riparian setback, there will be less impact on the surrounding areas than the previously approved deep tap at the main trunk line. There will be no impacts to the transportation systems, drainage systems, water systems, or sewer system. Noise impacts will be limited to construction activities and will be negligible. Neighborhood Meeting: A neighborhood meeting is scheduled to be held at the City of Tigard on January 28th at 6:30 p.m. A notice for this meeting was posted on December 30t. Comments from the neighborhood meeting will be forwarded upon completion. Building Permit: A building permit for the previously approved Type I Site Development Review was submitted January 10, 2000. Recycling: N/A Additional Concerns or Comments: The volume of excavated material was conservatively estimated at 29 -cubic yards and the Sensitive Lands Review will be a Type I. The ground disturbance for the proposed sanitary tap is just outside the flood line boundary. The location of the 50 -foot Riparian setback and floodway boundary have been clearly identified on the plans. As the application is being submitted prior to February 5, 2000, the new U.S.A. regulations will not apply. K:\Reports\SW Center Durham Narrative 1- 11.Doc VLMK Con�_..Iiting Engineers 3933 SW KELLY AVE. / PORTLAND, OREGON 97201 -4393 [503] 222 -4453 / FAX 249-9263 TOy...,a_VriC G cT 13t05 SC() t -Tt*-ir-c7( CLIM* OoFMAR_SEDTTzL DATE f l I co JOa NO. ATTENTION RE: C.e. See I'Ue 3W is CO yids ti, ,c1 hicxy-►ca • WE ARE SENDING YOU Attached ❑ Under separate cover via f V I.Q,,e"). �i1 t�i ❑ Shop drawings ❑ Copy of letter ❑ Prints ❑ Plans the following items: ❑ Samples ❑ Specifications ❑ Change order ❑ COPIES DATE NO. DESCRIPTION THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ For your use ❑ As requested ❑ Approved as submitted ❑ Approved as noted ❑ Returned for corrections ❑ Resubmit copies for approval ❑ Submit copies for distribution ❑ Return corrected prints ❑ For review and comment ❑ ❑ FOR BIDS DUE 19 ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS Se— cam{: l J!=1-h ,(,( ,sfr Svcs (-jq5 3 COPY TO SIGNED: 41_4_1 ' 4 /;/ /L4. At/ / If enclosures are not as noted, kindly notify us at once. VLMK 'onsulting Enginee` ' 3933 SW KELLY "VENUE, PORTLAND, OREGON 97201 -4393 (503) 222 -4453 / FAX (503) 248 -9263 / vlmk vlmk.com January 28`h, 2000 MEETING MINUTES SOUTHWEST CENTER SENSITIVE LANDS NEIGHBORHOOD MEETING JANUARY 28TH, 2000 Present at Meeting: Bruce Wood, Opus Christine Radermacher, VLMK Engineers Mary Taylor, Neighbor John Havery, Neighbor The following items were discussed at the meeting: PRINCIPALS ALFRED H. VAN DOMELEN, P.E. JAMES E. KNAUF, P.E. GREGORY J. BLEFGEN, P.E. JOHN T. BROOKS HAVLIN G. KEMP, P.E. KIMBERLY A. SCHOENFELDER The purpose of the meeting was to notify the neighbors surrounding the site for Southwest Center of the Sensitive Lands Application. The purposed extension of a 4" sanitary line to an existing main trunk line man hole at the south edge of the property line. It is required to have a Type II Overlay Review due to the encroachment into the Riparian Setback. After the approval of the Design Review, a 91,632 square foot building will be put in for the purpose of leasing office space The concern of the neighbors was for the protection of the creek running along the property line. They are worried that during the construction period, there will be a lot of unnecessary soil that will be washed into the creek. The neighbors voiced concerns regarding the protection of the soil erosion into the creek due to the steep slopes in the vicinity of the creek. Bruce Wood had assured the neighbors that USA regulates and approves all the work that is proposed to be done in regards to erosion control. A formal response will be provided to Mary Taylor and John Havery regarding their concerns. Cc: All attendees Greg Blefgen- VLMK John Gordon Opus MEMBER V L-11/1 1..;onsuizing engineers 2933 SV .:LLY AVE. / PORTLAND, OR 97201-439- — (503) 222-4453 / FAX 248-9263 Job 1)0 1/IAAA A4/ -Na-9191/2j- Job No Date Ct 99 Phone D with Conference 0 with Field El with Memo El to Subject- 11A.Ac7 Witv Sex gJdLA QV o V1A-A EckSiv\ee, cOrtm-4 C(-)AcA. ditOt t.0101AA.e0-- 019pti 0V1 ‘a40iC1V(110144Ael LV7 CV, ouic W? td- W7 (AY41 OAAA1_4(Ae &t447 oioeur -4-66s _ CU, -4A0kr1-51-4-10 ) T.50,-v‘,1f,‘ Sai-Fieit) LJ Aro Ao. /4" Distribution: • AFI AtAVIT OF POSTING NOTICE WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 I, i' rmci c �s -►ado affirm that I am (represent) the party initiating interest in a proposed affecting the land located at (state the approximate location(s) if no address(s) and /or tax lot(s) currently registered) , and did on the day of S �o yi Yid ,000 1-9----,„persona post notice indicating that the site may be proposed for a S� %r.� -„� Griet&.:,ASerialpikation, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at 7 ( 3 Q 5 W (state location you posted notice on property) nature (In the presence of a Nota Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) .7OOo Subscribed and sworn /affirmed before me on the 9M day of �- /�LGPti y , ft " OFFICIAL SEAL (� „ St , ^. ; I.:...LIO Tr \`. \': 7 r�1' .Y Pi' '_r, c�REGO N JC,'.;; ;i`'5I:'11 i,iJ. 302564 MY COMMISSION EXPIRES AUG. 12, 2001 NOTARY PUBLIC OF REGON My Commission Expires: 8- 47- „Qa (Applicant, please complete information below for proper placement with proposed project) ------------ NAME OF PR CT R OJE O PROPOSED N M ------------ A E: l TYPE OF PROPOSED DEVELOPMENT: � Name of Applicant/Owner: � Address or General Location of Subject Property: l Subject Property Tax Map(s) and Lot #(s): _ _ ----------------- h:Uoginlpatty4nasters affpost.mst .FFIDAVIT OF MAILIi ...A STATE OF OREGON ss. City of Tigard I, CiVC , (2a_LE J2 e4ICLd r , being duly sworn, depose and say that on JLI �,.1 a � `f ,'t f I caused to have mailed to each of the persons on the attached6list, a notice of a meeting to discuss a proposed development at r neap 1(i -/-(.14.e - 1J ,/a/a*---,e0,77.4..,-,_&_ a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at with postage prepaid thereon. ignature n he presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn /affirmed before me on the y fh day of/ uray i OFFEC :AL SEAL Pi ;�': w [`" 5 "� J. E :_ 'OTT 4 '.:,:f i `. � P`;.,, r-OnEGON • .,, j MY COMM 13Siili: cXP:R'ES AUG. 12, 2001 ,, ,2000 Yfia L A-‘. NOTARY PUBLIC OF OREGON My Commission Expires: 8-/.2_,2001 (Applicant, please complete information below for proper placement with proposed project) II—NAME OF PROJECT OR PROPOSED NAME: TYPE OF PROPOSED DEVELOPMENT: Name of Applicant/Owner: Address or General Location of Subject Property: Subject Property Tax Map(s) and Lot #(s): J h :Uogin%patty■masters‘aAmaiimst 2S1113AB 01000 R0513670 • & R Investments 16255 SW Upper Boones Ferry Road Tigard, OR 97224 2S13AB 00800 R0513705 John A. Duncan 7060 SW Palmer Way Beaverton, OR 97007 2S112CD 00700 R0512216 Donna L. Bouman 15940 SW 76th Avenue Tigard, OR 97224 2S112CD 00900 R0512234 Ernest and Rose Rivas 16060 SW 76th Avenue Tigard, OR 97224 2S112CD 01100 R0512449 Dale D. Schoewe 7925 SW Durham Road Tigard, OR 97224 2S113BA 00200 R0514054 David G. & Dianne S. Metzger PO Box 400 Sherwood, OR 97140 2S113BA 00500 R0514081 Tigard - Tualatin School District 13137 SW Pacific Hwy Tigard, OR 97223 2S113B0 00300 R0514107 School District No 23J 13137 SW Pacific Hwy Tigard, OR 97223 2S113B0 00600 R0514143 Burlington Northern, Inc. 1700 E. Golf Road Schaumburg, IL 60173 2S113BA 00700 R0514161 Elizabeth B. Taylor 16565 SW Upper Boones Ferry Road Portland, OR 97224 2S113AB 007C R0513689 B & R Investments 16255 SW Upper Boones Ferry Road Tigard, OR 97224 2S113AB 01500 R0513723 Summit Properties, Inc. 4444 NW Yeon Avenue Portland, OR 97210 25112CD 00800 R0512225 John W. and Madelon Havery 15970 SW 76th Avenue Tigard, OR 97224 2S112CD 01000 R0512430 Mildred Hambach 7735 SW Durham Road Tigard, OR 97224 2S112CD 01200 R0512485 Michael C. and Linda Halseth 7975 SW Durham Road Tigard, OR 97224 2S113BA 00300 R0514063 David Metzger 7910 SW Durham Road Tigard, OR 97224 2S113BA 00600 R0514090 Unified Sewerage Agency 150 S. First Avenue Hillsboro, OR 97123 2S113B0 00400 R0514116 Durham I LLC 8100 SW Durham Rd Tigard, OR 97224 25113BD 00200 R051452 E A & Virginia Bartlett 16575 SW Upper Boones Ferry Road Tigard, OR 97224 2S113BA 00100 R0514170 The Johnson Family Trust 8965 SW Burnham Street Tigard, OR 97224 Ed and Fran,Egan ¢4635 Sw Bull Mountain Road Tigard, OR 97224 Craig Minor 14210 Sw Windsong Court Tigard, OR 97223 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Joan Best 10705 Sw Murdock Lane #F2 Tigard, OR 97224 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Sally Christensen 15685 SW 76th Avenue Tigard, OR 97224 Stephen bicker 14235 SW 97th Avenue Tigard, OR 97224 Twyla Brady 9360 Sw Edgewood Street Tigard, OR 97224 Sue Siebold 15374 SW Thurston Lane Tigard, OR 97224 Debra Seeman 13372 Sw Clearview Way Tigard, OR 97223 Earl and Marilyn _,.as 13540 SW Village Glen Drive Tigard, OR 97223 Paul E. Owen 10335 SW Highland Drive Tigard, OR 97224 Craig Smelter 14900 SW 103rd Avenue Tigard, OR 97224 Kathy Palmer do John Tigard House 14260 SW High Tor Drive Tigard, OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Mary Ann Melvin 10395 SW Bonanza Way Tigard, OR 97224 Mark Bogert 14445 SW 100th Avenue Tigard, OR 97224 Debra Muir 15065 SW 79th Avenue Tigard, OR 97224 Tim Esav PO Box 230695 Tigard, OR 97281 Mary Skelton 10355 SW Walnut Street Tigard, OR 97223 2S113BA 00800 R0514189 • 'Elizabeth B. Taylor 16550 SW Upper Boones Ferry Road Portland, OR 97224 2S112CD 01300 R1032509 Michael R. & Sheila M. Buchanan 10525 SW Tigard Street Tigard, OR 97223 2S113B0 00600 R1292988 Unified Sewerage Agency 150 N. First Avenue Hillsboro, OR 97124 2S112CD 03400 R1307632 Wayne E. & Traci L. Laird 7660 SW Bond Street Tigard, OR 97224 2S112CD 03600 R1307650 Vlastimil & Sharon Lebeda 15607 SW Bond Street Tigard, OR 97224 2S112CD 03800 R1307678 Opal B. Girtman Trust 22 Gravatt Drive Berkley, CA 94705 2S112CD 0400 R1307696 Berg /Oldham Investments LLC 4035 Douglas Way Lake Oswego, OR 97035 2S112CD 04200 R1307712 Stanley C. Benge 7850 SW Bond St. Tigard, OR 97224 2S112CD 04400 R1307730 Robert W. & Miriam A. Schnepf 15880 SW 79th Avenue Tigard, OR 97224 2S113BA 00401 R1497428 Tigard School District 13157 Sw Pacific Hwy Tigard, OR 97224 2S113BA 009C. R0514205 Gail V. McNally 16515 SW Upper Boones Ferry Road Durham, OR 97224 2S113BA 01000 R1246627 Summit Properties, Inc. 4444 NW Yeon Avenue Portland, OR 97210 2S112CD 03300 R1307623 William L. Cameron 15895 SW 76th Avenue Tigard, OR 97224 2S112CD 03500 R1307641 Ernst J. Wagner 7680 SW Bond Street Tigard, OR 97224 2S112CD 03700 R1307669 Devin P. Koopman 7720 SW Bond Street Tigard, OR 97224 2S112CD 03900 R1307687 Robert D. Quinn 2105 Peregrine Ct. West Linn, OR 97068 2S112CD 04100 R1307703 Glen H. Simons PO Box 5996 Portland, OR 97228 2S112CD 04300 R1307721 Marianne Smith -Henry 7870 SW Bond St. Tigard, OR 97224 2S112CD 00701 R1385174 Jay M. & Traci N. Blackwell 15950 SW 76th Avenue Tigard, OR 97224 Bruce Wood OPUS NW 1800 SW First Avenue Portland, OR 97201 FEB 02 '00 11 :30AM VLMK ENGINEERS VLMI 'onsulting Engineers 3933 SW nrLLY AVE. / PORTLAND, OR 97201 -4393 (503) 222 -44531 FAX 248 -9263 P.1 /2 FAX TRANSMITTAL TO: IG�Please call 222 -4453 if all pages are not received) DATE: WOO /�� FROM: ;K.4-13v\q,..9.41 NO. OF PAGES TO FOLLOW: j ATTN: PROJECT: SO) URGENT, PLEASE HAND DELIVER COPY TO FOLLOW IN MAIL COMMENTS: 1 • I.... 1 I I I f I' r. .l • I 1 • , • FEB 02 '00 11:31AM VLMK ENGINEERS ATTENDEES OF THE NEIGHBORHOOD MEETING FOR SOUTHWEST CENTER Neighbor Mary Taylor 16565 SW Upper Boones Ferry Rd Tigard, Or. 97224 639 -5170 Neighbor John Harvey 15970 SW 76th Tigard, Or. 97224 -7116 684 -7218 Developer Bruce Wood Opus NW 1500 NW Bethany Blvd Beaverton, Or. 97006 Engineering Firm Christine Radermacher VLMK Engineers 3933 SW Kelly Ave Portland, Or. 97201 C;I WINNTPro1leslChrisr1Per sonehMeeting Minutes -SW Center Neighborhood Meeting.Doc P.2 /2 VLMV Consulting Enginenrs 3933 SW KL AVENUE, PORTLAND, OREGON 97201 -43 (503) 222 -4453 / FAX (503) 248 -9263 / vlmk ® vlmk.com January 4, 2000 RE: Southwest Center Dear Neighbor: PRINCIPALS ALFRED H. VAN DOMELEN, PE. JAMES E. KNAUF, P.E. GREGORY J. BLEFGEN, P.E. JOHN T. BROOKS HAVLIN G. KEMP, P.E. KIMBERLY A. SCHOENFELDER I, Christine Radermacher from VLMK Engineers, am representing the owner of the property located at —7630 SW Durham Road. We are considering a Sensitive Lands/ Water Resource Overlay, Class IV Review at this location. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: January 28th 2000 At The Richard M, Brown Auditorium Located across the street from the City of Tigard 13125 SW Hall Blvd 6:30pm Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at 222 -4453 if you have any questions. Sincerely, Christine Radermacher Administrative Assistant MEMBER WINNT\Profiles \Chrisr\Personal \Southwest Center Neighborhood Meeting.Doc VLMK .insulting Engineers 3933 SW KELLY AVE. / PORTLAND, OR 97201 -4393 (503) 222 -4453 / FAX 248 -9263 Job Job No Date Phone ❑ with Conference ❑ with Field ❑ with Memo Subjec Distribution: 14- I -fiv M-4 By OMER /CONTRACTOR OPUS NORTHWEST LLC 1600 S.w. 1ST SAW 530 PORTLAND. OREGON 97201 (503) 9,6 -6963 PHONE FAX (503) 916 -6964 CONTACT: BRUCE 00005/ JOHN CORDON tatiarsi FLETCHER FARR AYOTTE P.C. 706 5 t 4111 SLNTE 200 PORIEANO. OREGON 97200 (503) 222 -1661 PHONE EPA (503) 222 -1701 CONTACT: DALE FARR S1R11cUI1RA4 /nso rNGI.rr6 &MK CONSULTING ENGINEERS 3933 SR BELLY 09EN1E POIILANO. OREGON 97201 (503) 222 -4453 rAN 246 -6261 CONTACT: GREG BEEram 011001St TREE CARE UNLIMITED P.O. BOX 1026 LANE OSYEGO. OREGON 97035 (503) 635 -3165 RHONE FAX (503) 635 -1546 CONTACT: RAY waft 1 A0OYP` OTTEN AND ASSOCIATES 11055 5.11. RIOGECRE51 OR. SUITE 105 BEAvEN70N. OREGON 97001 (503) 444 -5066 PHONE FAX (503) 141 -3092 CONTACT: JANET 01104 rr01TMNKU T0011r(s TERRA ASSOCIATES 12525 0(1005 RO. 00141400. wASwNGIOTI 99034 (•25) 924- 7777P410110 too (425) 821 4334 TED SCIITPPER 51.111> WEDDLE AND ASSOCIATES 1750 5 B. 5K RINE SEAT[ 105 PORTLAND. OREGON 97221 (503) 292 -6083 0100E FAS (503) 292 -0938 CONTACT: GARY CREEL IIMEOF.....ausuLMAL. STEIN ENGINEERING 6196 S.w. HALE. &A9. SUM 306 6U7ERTON, OREGON 97008 (503) 641-1437 RIOT CONTACT: 0000.110 STEW 6071 AR05 CORFU 14/IT SCHOTT AND ASSOCIATES 14977 5. T01VER R0. MOEAEUA. OREGON 97038 (503)829 -6316 PHONE TAT (503)629-3874 CONTACT: NA1110 $011011 DURHAM DEVELOPMENT 7630 S.W. DURNHAM ROAD TIGARD, WASHINGTON COUNTY, OREGON SITE Vicinity Map: FFA I4411.wn PARA ATOTT& r C iTiren Schedule of Drawings: SENT T9 ONNEA 5EN1 10 On ENT 10 CON194(10R Description of Sets: n6l C -3 0 -4 t >f.__ i-1 00.711 1(01 1R 00 AN 0.00 PL 6 STE T01n IkAm SR 140504 [0.41110t rv+I STE 011015 LIE wOSEwPE PI■• 11/403CAT7 SPECASCAIOI3 410 10443 903 SAND A- A-3 A-3 9-4 009 3R sway (0• 1044 _ 110 PLAN MST FLOOR PUN 1COSO (4000 PLAN 61100 *0000 P476 BUROIIIG D3v0110116 11P10(9 01 OO1 .S 1 SIT Notes: J • RENSES 04004110 0 RE- 155080 01111 110 CNPIIGES DELETED 004000 © 15SUED FOR REFERENCE 0001 0044404 DEVELOPMENT 99177 �i cu.0 ROAD EXISTING BULDING IV nom 4semy PARKING COUNT 299 STAI.(_S • i 3 WORT &I WTM= AT 4.63214_' bT$813r \ PARKING RATIO AT 3.8/1000 : \ NANDICAP STALLS 1 REOIIRED .4+E 0) VAR STALL • TO( + ICI 11111( LAMM WOO. no( 2 .RRR asw.a rte• uvC. rtrolont000 �.ona rrO VIII '.m .:n9 In9+ sne Ms 5 Our +AAA x (WI 722-.151 ah a ]. ne. SOUTHWEST CENTER ... 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W OACWO WM TO MOM • "WNW OM WM WZIWG MO MATO.. 7' \ c..... 7" 7" .7' ' \ ■•••'k ...\ \ lianeld Loo:w1: EXISTING BUILDING , •t- , ,.• .% , ... . , , ' 2,..,-, ,.:.1":1,::..:,. • \ \ .... •\ ...' 1.0111•11 OWN.. WOE= MID W.. NOM W. V SITE GRADING PLAN .. ........ . ... MS 1 MIME LAMS W MC 2 W. WSW= OLOLAY Mar • ...S.;t,..SeeTa„.. TWO TIO MOT POO rC Wror • Wjel:a. =•;'::ZIrOfct .2.•'••• A AA AA' WOO ROT OARS "WT. ■3 BB OM IMNIOOMOWWWIII,O. Ern"."1"52:7KT. %UM CondsOim Forms • \ • MI, *WO POWLNO Maw was OW) "2- wa•wu SOUTHWEST OEN- N OTICTIO/WW. IMO •••■ WOO MPIO WINNOW MUNN. CSAADIO SAN C1.01 , S.W. Durham W I i1B D x wPT.lA.1 FM.c I 1 7. rEIV IVIIGME.RIE AT PM OEXFILTRAnON TRENCH DETAIL VV I ¢ s SANITARY CLEANOUT o Uca.'a.1TRLA.wT.ME OLEANOUE GENERAL NOTES I. CONTMACIOR SHALL PROVIDE ALL TAATERALS. E000IERI, ROTATING. POISOIIN(L, Turf. SAFETY 104100 AND AS -BUT 15 FM ALL PHASES OF CONSTRUCTION. ). CORIRACTM SHALL VERIFY EXISTING AND PROPOSED AMITY L0000CNS, LENGTHS. ELEVATORS AND Y•1w.1 0iA11TE5 PRIOR TO CONS1mxn0N. S CONTRACTOR 5Nµ1 5019! CROMER :Nw(OATELI UPON DETERTTNADON Or uNATT CONCOCTS. {. PROPFA10 UA BEARINGS AN0 DISTANCES AS WELL AS 9R AREA C LOAATI AS AM PROVIDED FOR 2OANG AND P(RMI MY1Ew ONLY REAL PNOPEAry LEGAL 0ESCAwn0S AN0 AREA CALCULATORS ARE 10 K PROV0(0 BY A 1(051E%D .R0TSSONAL SANEYOR. S. CONTRACTOR SHALL COORDINATE PUBLIC IYPROYEY[AIS 4.140 INSPECIIMS RIM w.SRNCl01 CORO, uur EXISTING BUILDING OS ir 9a1. ERN ••••1151•11 M lin umQ .01,ww. Macs OREE.mGAiRK�'L 11O20M G. UNOnON OREGON MOSE RULES AK SET TYOJ0H OA 952 - 001 -0090. 10..1 NAY OBTNN COPES O M1 ROLLS (Kw M CEIITER BY CANNER 503 232 -1942. 101 HAW MY ELES110 5 ABORT M MILES. NO/ SAY CONTACT PIE cALL CEARA. TOLL ws1 NOISY 010 CENTER Al LEAST 2 9)53155 DAY; But ROT ROIL[ TITAN 10 BUSK55 OATS. BELOR COLIICNCING A EACAVAI10l CALL 246-41499. S. ALL SANITARY ORARNAGL RAIN ORAN .w0 STOW SERER Pew. STALLED AIT9i 5' OF M OUTSIDE 0 M BUILDING SHALL BE CAST YON. MCTAE PCP, SOIEDULL II ADS - 0.40. OR 50001LE N1 PIN- 0.P.V. AL PR1vATE 5100 ANN SAw1AY SERER: PW 3034 OR AOS 0 -12 (ESE SC11ED. 40 PAC MERE COWS IS LESS MAN w ALL 00[5101 PATER TRIES 0.1190E OF M BUILDING SHALL IL SCHEDULE 40 Pvt 16 ALL SEES O OW WINCE OOlSTC ANO MGT01 LANES AS ill AS PARR METERS AND DETECTOR OHEOIS SHALL DE IMOLA DEVON KEYNOTES Q FIRE vALIL1 AR 1W1 C4TRAC1M TO ■STALL nSE SOMCt YAM AND 0019E OERCTM 0•000 ASSEMBLY. SE/ DELIA l COORORIATE FIR SLAMLL LAE SEES MM FIRE SPMINRLLA 0501[0 C PROVIDE SA9 MAID (L[. OIOFMOS LIOELEL BOBS 200). P.O.( MPING TO APPROVED MOAR% LEGATION D. MO.5 (2) IR. GULMEITA CONDOM FROM FIRE VAULT TO ELECTRICAL RO0I LOCATIVE. L C00(WUR vim 0L00CAL CW TRACTCR TO MONO( S01MCE TO LAP PLR. F. PROMO( TAKER MICH IF MO RO) BY LOCAL JANSOCIRN. UTILITY PLAN OOHES• SARA wE1FA 5(1 OCTAL y;1 JTOM..! 0*0) AN0 EBOGAnow ICIER O cONsmucT r 04. PEPE PCI SLYMOM000 9TH r DRAIN RODE CORECT PEAONRD PEE TO STORM MAN. MM APPROVED, ACQSSBLL BAQwA10 VALVE mow. NIw. 2.5' DEAN ER. nOSHED MADE CF ARAN ROOT. Q aL-9.1EA Y,AA/T0�1 ©OLANOUT CET. 0 GAS SEANCE LOCA . 0 C ST 3' STRUCTURAL STEEL MNNACE TUBING USE 2/I5' T 001(014 TYPE 1 5E09113E LANDS RENEW TYPE 2 WATER RESOURCE OVERLAY RENEW IV, AL SITE UTILITIES NOTES r EWrE• PEP RION will TARING Tam TI RIGOR 10101 ACN. D Ear DLC1RCAL UMW RA. MARNIG r4 Am RANA IDE DIAN pAr BAN ma WPM WO i 1• • EA9N Ks) RAIal 1..) roa ro9A1 P N ) a 4 APAYLPIPA ..D AAP ALA (MLA PAP MA BMA KC BETY® ,mw / GAPS • FTAV_ .ANP „n pu. PEP IY1aIMM8009 RaPC • %I:L, ,RAE PRETEND 4 (501) F 1A]M Ill -4452 1* 1 N P.M) SOUTHWEST CENT- ORO BOAR POPP MARRIED MITT STAN C2.01 EROSION CONTROL PLAN - STANDARD NOTES Mro NPu x011 RrooKM ..AVxc�x�rO.OMI KM.m!4 wNj • • MOM OR NOM% COMM Mason to . t.NSrwrCR,. w 04,04.13 No EMrMws 1G a Pull «YI� Liss � "%�;:i" °� ,16:1,..-6*,--,- $� - � . : � .. w PM MANLNT .D P D. OCT01. :.`:`i"ul.a r•00,15, x r. 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ANY ROPE u OR CREAIEA. WEST RAN GRGRID COVER PROICCOON MIASURCS N PLACE BY 5UVEMBER Isl, GRASS DUO APCUCAIION EIINEA BY NAND OR 1401•11CAL NYDB0- SEEGND Mu. NCI PROVIDE AOEOOATE GRIMM, COVER P101E01104 UNIONS MA4MUM CERMMADOV IS REACHED BY NOVEMBER I F SEEDING I5 uNSUCCESSEUI- A0GBG1a 000.4(0 (OAF MEASURES uNE SWAB YARD DEBRIS COMPOST. OR ER0510N CONTROL BLANKETS SCSI BE INSTALL£➢ 2 Au ER05(0N CONTROL FACILITIES A40 IECRN101K5 CONINNED w INC APPROVED EA0510N CORWIN PLAN 0YR INC NIP NEED TO BE CNECK(D AN0 MAIN1ANRD RCCULAIIIY. E GM FACILITIES AND 11C0NIOUES IN BE PLAN ARE NUT (COCOA-. ADg110N•L 0(ARRICS Muss Of RML(1HN1ED. w1006A11011 RCOM0(50 MA0IENANCE CAN BC FL 0W OM uN1ED 5RNAA AGNCY0 cONSTWICIION STANDARDS GAPICR SECRON 025 3 IN, ORM•OG1 NEGMOw0 APPROVED SEASURES AND OSTALLAIION PROCEDURES IS CCMt*WCA IN Br( EROSION PREANRON AND SEGMENT CONTROL PLANS IECNNICIA GROANCE NAN080G1. 1 DOLL 00 NOT RAN A COPY AD NOS 00000001. 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OTT RATER DEFT STANDARDS RRMRIG COOK CITY APPROvEI EKKTLOW Kv1 KG RLG i /B `��_ • L M COATI OSHA APPROVED LADDER VIM ALLMIMIL LADDER CYIEOM LY UTDIR• VA IA FUN¢ COUPLING DAP TOR I2• HI GROUND LILAC PLAN O• LAIN 6' NAIL FIRE DCPMTWAT COMIE IION IP HONAL AT TINS LOCATIIH CONTRACTOR TO SEAL ALL OPENINGS IN VAILI 6(110 NON SNRINR GROUT PRIOR TO DRAT ILLING WYIIWO CURS DR ACLU rLG OR [DATA N RA[TOI TO INSTALL LI [ DALLAS, Y WINLV(WDIM DR H N VIER( C %1 ER SLR ELEVATION DOOM( C■CCK VALK ASSETILT TOT_O ate LA AFF Yw J' KIN C11NRMCE OI DOLE) OD• VALVE KINE CHEEK VALVE RAKNI SCRUM GRAIN TO IMAM ER INSTALL SUP PUMP CONTACT CITY FOR PRP SPECIFICATIONS T1' NN 24' VAR FLOOR TO BOTTOM O Della I1 I2• REWIND SOWN. OR 1171U SIDEWALK 2. OR 11 N2 PR IER Z. NOT R COPRESSION CORD SuPPLIEL Or TORE CITY, NOTE L cENTRAC TOR 112 INSTALL au R TAPPED r TEES AT NA• MLLES TO PRIER LOCATIORS. ICRIZONIAL L LEVU. 2 CITY TO PROVO( 2• THCAY IA COMPRESSOR COPCRATION STOP TO K INSTALLED IT CONTRACTOR ICONTIACTOR TO TEST PAIRS V /COPS INSTALLED, ] CONTRACTOR TO MARK LOCATOR O COPS. V110 0 404 PAINTED SLUE •. CITY WILL INSTALL ALL COPPER PIPE L LISTINGS FUJI IMN TO KIER LOCATION 401S, gRR HARR Alm soft AMR IR. DOUBLE CREEK DETECTOR PALK ASSEMBLY RS RR Mal 533 Ala I• . %I" E CHECK FIRE VAULT 7a0-E IL M• 1 SIDEWALK ADJACENT TO CURB Le. CAST IRON 91D I IOU I 6 2. K rLAHE pP� BM SIDEVALX 111 TAR PAPER N (1031314747101*.. 6' DUCTILE IRON PIPE RESTRAIN ALL JOINTS V .FIELD LOK• OR [CJAL GASKETS 6• KGI.LG RETAILER [LAND ADAK IRAN - CIIIK:K If PIER 6. GAIL V KICK FLG. N •u SIDEWALK WITH PLANTER �ZA' STRIP AT CURB • SACRALA Mar[. �,. �,..'..."..`', �'.'." q�'.>','•'.- a.....,,•'.:rirT:`r R.1 N6• FIG TEE ,111 BREAK FLANGE I. M'MANIS TO K MKRN IACLLER COATOIO. A- 442.AR APP-11 ORAL, 6' NO. 5 UL Rvf1 0 PRAT - TWO 2 1/2' PENTAGON OPERATION NIR. 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DnrLm R& 4:42NE#1411QAD..: Jas.,* • 4.0 ser ofib KMoss. \ \ \ \\ \ \ \ \ EXISTING BUILDING RIOst7 r - • • (tfref LEI:1210i. • VI. KM Palm 011.17/1 TREE SURVEY PLAN min I SC Ns nw LANDS RE VIEW TYPE 2 WATER RESOURCE OVERLAY RENEW K V.AV r[sf..s ows ' • • - RJORWINAIM0112.1W ••••• •„, vUOI Con vAng OWjeleer s 3.33 $• MIII .NAM .U1NO. MC. 97101 CM) III •4. Au III WI SOUTHWEST CE' Inial•C■4•••■ NOW MI% MN* nairau• ml■•••• 'FREES MAVEN' TS.01 MM. .0.41 Was MIA SIGS (•• MEN. on atm as, MR.- ow WW•11 S.W. Durham • 111.• 0040 • •IIP Oan =MI MIN„. law • • • • • If MO liZZF'• WAiniizzogwA e • EU EiN Kg • IIMIL17J 4ww■••••••• • ,•1011=WI,■26r1U11= ;•Ca.' W, MP1 IMP IP avow. aul• • .ww For: OPUS Northwest. L.L.C. troesser =AL. on. Om • • MM. ir /...I •■••••■•• •••••• tr■r. •fa• ••••••• 1 'km aim.. • ...Had& MIRA. 4011111. 10•1•11.0•1•0111 VIM NM Mu, MN •■•••Al. 1.011 fli••••• Lt.. L-2Q 4. ageosse wow MIRAN VW • 4000.4. W.5 04 513144-0 00 42001171 1/4 COO Of 52.8701 13. 175. Co. LIVATION • U214. NOW 11711 5(112. • NOW.: .I.N.r••■•• 10.1t Im".• 11.1. • ".• OM,* • "'"'" SCALE 1.■ 1111,11•02 1•••1 ww0111, 010111111W W WOW W 10.110 21.1K 1101 01••• 0•1•11 11 [1 11 Surverw: 11•2•1• • APe.11 hi( 1750 07 •tyllue 01.1 Bull. 100 Porll••4, OR 57821-1544 ((03) 182-0043 1- 801 -122 - 5083 Ra.. (503) 494 -0831 Topographic Survey PART OF A TRACT OF LAND IN: NE 1/4, NW 1/4, SEC. 13, T.2S., R.1 W., C,ty of Tig•rd, Wirshinglon County Oregon 200 742 291510.3 Pt ANT LIST • •M UM ..( / CGMS Ia.( IIa fa• • ...I _; —..r uu.•w• 1 • •w ma Au ww wAmA(5 I•• •.. WS AO /.0.0 AAA ` L••••••• 1 p I I) .4 ...;10•10. •■•w.1 1 N r •• a a� W Ai KtNwro cA4••Y p •a � a '•••∎• IS W 111E or 1 p Ir .• A... Jay a•a.. Iu W MI:.I =O. •Maas• 1 p • •a ar MI I.r•• mob M •.1 •p( far.' A.A.J. Ir I — Ir.y.y Pi SIP •4•f• A.m. Saw, • µ 47 . . 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J • 4954 ■•• AA,. W.rr • a.(�Wylra+�. �.r.. yrr •... r.• • M w.. rz Irr.••.�u.. • r �. a • • w..+ I r • t •N..-. 90 a. ,P9,41,9Pai 90, LEGEND ofW • R I1W910 kw q INA•1 ▪ • .40 i l(� / O LANDSCAPE PLAN r.v,a OTTJOI k £SSOCI•TTf91 •....a.. v.fvn Il -Al ••+• L1 L2 OUTLINE SPECIFICATION — PLANTING AND SEEDING GENERAL: All plants shall conform to all applicable standards of the latest edition of the "American Standard for Nursery Stock ", A.N.S.I. Z60.1 — 1973. Nursery stock shall be healthy, well branched and rooted, formed true to variety and specie, full foliaged, free of disease, injury, defects, insects, weeds, and weed roots. Trees shall have straight trunks, symmetrical tips, and have an intact single leader. The apparent silence of the Specifications, Plans and Special Provisions as to any detail or the apparent omission from them of a detailed description concerning any point shall be regarded as meaning that only the best general practice is tc prevail and that only material and workmanship of first quality are to be used. All interpretations of these Specifications shall be made upon the basis above stated. GUARANTEE AND REPLACEMENT. All plant material shall be guaranteed from final acceptance for one full growing season or one year, whichever is longer. During this period the Contractor shall replace any plant material that is not in good condition and producing new growth (except that material damaged by severe weather conditions, due to Owner's negligence, or lost due to vandalism). Landscape Contractor shall keep on site for Landscape Architect's inspection, all receipts for soil amendment and topsoil deliveries. TOPSOIL AND FINAL GRADES: Landscape Contractor is to supply and place 12" of topsoil in planting beds and 6" in lawn areas if topsoil on site is not conducive to proper plant growth, unless otherwise notified by the General Contractor. Landscaper shall submit sample of imported topsoil (if required) for approval. Landscaping shall include finished grades and even distribution of topsoil to meet planting requirements. Grades and slopes shall be as indicated. Planting bed grades shall be approximately 3 inches below adjacent walks, paving, finished gradelines, etc., to allow for bark application. Finish grading shall remove all depressions or low areas to provide positive drainage throughout the area. Finished sod lawn grade shall meet grade at adjacent walks, paving, etc. HERBICIDES: Prior to soil preparation, all areas showing any undesirable weed or gross growth shall be treated with Round —up in strict accordance with the manufacturer's instructions. SOIL PREPARATION: Work all areas by rototilling to a minimum depth of 8 inches. Remove all stones (over 1 1/2" size), sticks, mortar, large clumps of vegetation, roots, debris, or extraneous matter turned up in working. Soil shall be of a homogeneous fine texture. Level, smooth and lightly compact area to plus or minus .10 of required grades. . In groundcover areas add 2" (two inches) of mushroom compost or Garden Care (or as approved) and till into the top six inches of soil. ALTERNATE BID: Add 2" of compost in lawn areas, and till into the top six inches of soil. PLANTING HOLE: Lay out all plant locations and excavate all soils from planting holes to 2 1/2 times the root ball or root system width. Loosen soil inside bottom of plant hole. Dispose of any "subsoil" or debris from excavation. Check drainage of planting hole with water, and adjust any area showing drainage problems. SOIL MIX: Prepare soil mix in each planting hole by mixing: 1 part native topsoil (no subsoil) 1 part Mushroom compost, Garden Care, or as approved Thoroughly mix in planting hole and add fertilizers at the following rates: Groundcover — 1/16 lb./ plant Small shrubs — 1/8 lb./ plant Shrubs — 1/3 to 1/2 lb./ plant Trees — 1/3 to 1 lb./ plant FERTILIZER: For trees and shrubs use Commercial Mix Inorganic 5 -4 -3 with micronutrients and 507, slow releasing nitrogen. For lawn installation use Commercial Mix (8 -16 -8) with micronutrients. For lawn and maintenance use (25- 5 -10 -2% Iron) with 33% slow releasing nitrogen. Granular gypsum. PLANTING: Place the plant on a layer of compacted planting mix at the center of the planting hole. Plant trees and shrubs upright and face for best appearance. Remove containers or ties and burlap from the top of B &B plants. Check roots and cut clean any frayed or broken roots. Stagger plants in rows. Backfill planting hole with soil mix while working each layer to eliminate voids. When approximately 2/3 full, water thoroughly, then allow water to soak away. Place remaining backfill and dish surface around plant to hold water. Final grade should keep root ball slightly above surrounding grade, not to exceed 1 inch. Water again until no more water is absorbed. Initial watering by irrigation system is not allowed. STAKING OF TREES: Stake or guy all trees. Stakes shall be 2" X 2" (nom.) quality tree stakes with point. They shall be of Douglas Fir, clear and sturdy, stained earth —tone green. Tree ties for deciduous trees shall be "Chainlock" (or as approved). For Evergreen trees use "Gro— Strait" Tree Ties (or as approved) with guy wires of a minimum 2 strand twisted 12 go. wire. MULCHING OF PLANTINGS: Mulch planting areas with approved dark, medium grind hemlock or fir bark mulch to a depth of 2 inches in ground cover areas and 2 1/2 inches in shrub beds. SEED: Bluetag grass seed conforming to applicable State laws. No noxious Sow seeds with a mechanical spreader at a uniform rate as specified below. LAWN — FINE SEEDED AREAS: After areas have been prepared as described lawn areas to required grades, and insure a smooth, firm and mowable lawn 12.5 lbs. per 1,000 sq. ft., granular gypsum at 25 lbs. per 1,000 sq. ft., and even, fine textured seedbed meeting grades, surfaces and texture. FINE SEEDED LAWNS: Seed Mix: "Champion" seed mix (as supplied by Seed Sow at 5 lbs. per 1,000 sq. ft. weed seeds. Submit Guaranteed analysis. Rake seed lightly to provide cover. under soil preparation, float or drag area. Apply commercial fertilizer (8 -16 -8) at rake or work into soil surface. Establish an Research of Oregon — or as approved). WATER QUAUTY SWALE: After areas have been prepared as described under soil preparation, float or drag water quality areas to required grades. Apply commercial fertilizer (8 -16 -8) with micronutrients and 50% slow releasing nitrogen at 4.5 lbs. per 1,000 sq. ft. and rake or work into soil surface. Establish an even, fine textured seedbed meeting grades, surfaces and texture. Sow seed with a mechanical spreader at the uniform rates as noted below. Rake seed lightly to provide cover. NATIVE SEED MIX: Pro —Time 400 Native Grass Mix as supplied by Hobbs & Hopkins, Ltd., or as approved). Seed at 1.25 lb. / 1,000 sq. ft_ WATER QUAUTY SWALE SEED: Pro —time 825 Dwarf Bio— Filtration Grass (as supplied by Hobbs & Hopkins, Ltd., Portland, OR, or an approved equal). Seed to be crop and weed free. Sow at a uniform rate of 5 lbs. / 1,000 sq. ft. MAINTENANCE — LAWNS: The lawn areas shall be maintained by watering, mowing, reseeding, and weeding for a minimum 60 days after seeding. After 30 days apply Commercial Fertilizer (25- 5 -10 -2) at 4 lbs. per 1,000 sq.ft. Mow and keep at 1 1/2" to 2" height. Remove clippings and dispose off site. MAINTENANCE — NATIVE SEED AREAS: watering, reseeding, and weeding for a minimum 60 days after seeding shall maintain The Native Seed areas. After 30 days apply Commercial Fertilizer (25- 5 -10 -2) at 4 lbs. per 1,000 sq. ft. MAINTENANCE — WATER QUALITY SWALE: After 60 days reapply commercial fertilizer (16 -0 -16) with micro — nutrients and 507, slow releasing nitrogen at 6 1/4 lbs. per 1,000 sq.ft. Bio — filtration swale is to be kept free of debris and maintained to insure water flow. CLEAN —UP: At completion of work all extra material, supplies, equipment, etc., shall be removed from the site. All walks, paving, or other surfaces shall be swept clean, mulch areas shall have debris removed and any soil cleared from surface. All areas of the project shall be clean, orderly and complete. FINISH GRADE 2 1/2" MULCH IMUI IMIIIH u+MMII Mxwutumu u3W OI UHIUuw iu1h1wu Ifl II Ar■4r4r#1/ BACKFILL SOIL MIXTURE WITH FERTILIZER. COMPACT AT THE BOTTOM EXISTING SUBGRADE SHRUB PLANTI \G DETAIL NOT TO SCALE TOP OF BARK TO BE AT CROWN OF ROOTBALL 2'x 2" D.F. STAKES 3 STAKES EQUALLY SPACED AROUND TREE 6 "MIN. BACKFILL SOIL MIXTURE WITH FERTILIZER. COMPACT AT THE BOTTOM REMOVE BURLAP FROM TOP 1/2 OF ROOT BALL OS E: REINFORCED RUBBER OR GRO- STRAIGHT TREE TIES GUY WIRE: #10 GA. DBL. STRAND, TWISTED, GALVANIZED. 2 1/2" MULCH FINISH GRADE PLANTING SOIL COMPOST, & FERTILIZER (SEE LANDSCAPE SPECS) EXISTING SUBGRADE 2x ROOTBALL(TYP) EVERGREEN TREE STAKING DETAIL NOT TO SCALE 6 "MIN. 1 -6 "MIN. I I I - iii i1 r /12 X ROOTBALL CHAINLOCK TREE TIES • (OR AS APPROVED) 2" x 2" D.F. STAKES CROWN OF ROOTBALL TO BE 2" ABOVE FINISHED GRADE FINISH GRADE 2 1 /2" MULCH BACKFILL SOIL MIXTURE WITH FERTILIZER. COMPACT AT THE BOTTOM EXISTING SUBGRADE 0 DECIDUOUS DETAIL TREE PLANTING DETAIL NOT TO SCALE 11111 MN 1111 uti,JIn • twir 111111 1011 111.111011 t 11 1 11E14 UT," .111,111114 4093)10 'OA Y511 111, 4111 7Jl111115111 00011 W I I I •wrivia 11111•1119 :1k ••••• ••••••••■■11•10.0 ..1■1111.1•1•11,1. •,.. •••••■1111. /MN MO • Atorma 00 utgirm *MN as Imam e....7.4* 11.111,1".“.1.1,14 \ 000 •1111t _ ,!\ I! :=7:T4i I(_____7_,:j AWS. II —1111""4":1 Viagr '' 01 proovna 1100. Aittftti) ttolitotttiti.% • is 10001111I1 01$ V1141:4 •1 ..• <tun° j February 8, 2000 Greg Blefgen VLMK Engineers 3933 SW Kelly Avenue Portland, OR 97201 CITY OF TIGARD OREGON / RE: Southwest Center, SLR 2000 -00002 Completeness Letter 2S113BA TL 400, 7630 SW Durham Road Dear Mr. Blefgen: This letter is to inform you that your land use application has been deemed complete, and has been scheduled for review. Staff has identified a tentative target date of 3- 29 -00. Please note that this is a target date only and that a decision may be issued before or after that date. If you have any questions regarding this letter or your project , please feel free to contact me at (503) 639 -4171, ext. 315. Sincerely, CL�u aren Perl Fox Associate Planner c: OPUS Northwest 1800 SW 15t, Suite 530 Portland, OR 97201 Attn: Bruce Woods /John Gordon Fletcher Farr Ayotte, P.C. 708 SW 4th, Suite 200 Portland, OR 97208 Attn: Dale Farr /Michael Shay Shott and Associates 11977 S. Toliver Road Mollalla, Oregon 97038 Attn: Martin Shott Mike Hambach 7735 SW Durham Road Tigard, OR 97224 Land Use file:SLR2000 -00012 I:curpin \karen \slr \slr00- 2acc.doc 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 Arbori/'sf Tree e-Pori Nature of the Report:: Address of the Report: ARBORIST REPORT 5 sections of trees Durham Office Complex 7630 SW Durham Rd. Tigard, OR Date of the Report: August 25, 1999 Report Submitted To: VLMK Engineering Attn: Greg 3933 SW Kelly: Ave. Portland, OR 97201 On August 25, 1999 I reviewed the site and the plan. In general we have 5 sections of trees Section 1. The native trees along the bank of Fanno Creek to the South will be unaffectedly this proposed development. There are several hundred trees of native varieties and varying sizes. Section 2: Just North of that are a clump of 5 Alder trees in poor condition. The plan shows them as a 16" Alder and 4 - 12" Alder. They should be removed as they represent a potential hazard. Another 40" Oregon White Oak is in good condition and should be retained and protected. A 36" Ash is in declining condition and rotten in the interior of the trunk. This tree should be removed as it represents a potential hazard. Residential and Commercial Spraying • Fertilizing • Pruning • Landscape Installation • Landscape Maintenance • Consultation MEMBER: National Arborist Association • International Society of Arboriculture • Oregon Association of Nurserymen Oregon Golf Course Superintendents' Association • Oregon Landscape Contractors Association State Licensed Tree Service #62635 • Landscape Contractor #5659 • Chemical Application #000231 • Insured P.O. Box 1566 • Lake Oswego, OR 97035 • (503) 635 -3165 • Vancouver (360) 737 -2646 • FAX (503) 635 -1549 E -mail: TREECAREL@AOL.COM Section 3: • There are 18 giant. Sequoias-against the Northwest property line: ,',These .trees .' 'should be retained pr'ovidedthere is no grade change- planned. These trees are in = good condition. As the worlds fastest growing and largest of trees, they will eventually cause problems to the proposed parking area with root growth... • 'Section 4: The trees near the existing house are all trees planted by the previous homeowner. With some corrections in tree specie,.-their `size_ sand. locations are near correct. These trees due to the proposed development and grade changes will. have to be removed. • There are no specimen or Historic trees among them.- In; fact, all but ,1 Walnut and 1 Dogwood are in'poor condition. Regardless, changes to -the grade would kill them. One tree noted as a 10 ".CW is actually, -an Empress not a.Cottonwood and is in good health and` could.be retained. based; on its location on the East bank near Fenno Creek - Section 5: A row of Western Red Cedars, 21 -.each of average 12" D.B.H. in the Southwest • corner are to be 'retained and "protected. The "proposed „landscape plan should more than compensate for the'loss in foliage • • and tree numbers. The total number. of trees to be-removed is 28. D.B.H. totalfis .298 ". However, 124 of those inches would.be hazardous.trees due to structural • defects, : rotten ' trunks , and -dead leaders.'- Enclosed' is a tree protection plan. Please call if.I.can be of further assistance. Respectfully, Raymond Myer, General Manager Tree Care •& Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, License # PN -0160 . Oregon Landscape Contractors Lic. # 11604 Oregon Dept; of Agriculture, .Commercial Pesticide Applicators License # 00187 . DURHAM OFFICE COMPLEX Tree Survey Diameter @ Breast Height Botanical Name 1 10" D.B.H. Sequoiadendron giganteum Sequoiadendron giganteum Giant Sequoia Giant Sequoia 2 6" D.B.H. 3 8" D.B.H. Gleditsia triacanthus Sunburst Locust 4 8" D.B.H. Laburnum Golden Chain 5 6" D.B.H. Syringa " Lilac 6 24" D.B.H. Juglans regia English Walnut 7 2 x 10" D.B.H. Ilex Holly 8 24" D.B.H. Juglans regia .` " English Walnut 9 8" D.B.H. Laburnum Golden Chain 10 24" D.B.H.- Apple Apple tree 11 12" D.B.H. Sorbus aucuparia Mountain Ash 12. 8" D.B.H. Gleditsia triacanthus Sunburst Locust.. 13 12" D.B.H. Prunus Flowering Cherry 14 8" D.B.H. Flowering Crabapple 15 . 12" D.B.H. Pyrus communis Pear 16 8" D.B.H. Cornus _ Dogwood £6 Magnolia 17 Multi stem 18" D.B.H. Soulangiana 18 10" D.B.H. Syringa Lilac 19 6" D.B.H. ' Prunus Pie Cherry 20 6" D.B.H. Apple Apple 21 " 8" D.B.H. Prunus Flowering Cherry 22 - 10" D.B.H. Sorbus aucuparia Mountain Ash - 23 10" D.B.H. " Paulownia Empress 24 4 x 12" D.B.H. Alnus Alders 25 16" D.B.H. Alnus Alder 26 40" D.B.H. Quercus •arr ana Oregon White Oak 27 36" D.B.H. Quercus garryana Oregon White Ash 28 16" D.B.H. Sequoiadendron •i•anteum Giant Sequoia 29 18" D.B.H. Sequoiadendron •i•anteum Giant Sequoia 30 20" D.B.H. Sequoiadendron giganteum Giant Sequoia 31 16" D.B.H. Sequoiadendron giganteum Giant Sequoia 32 18" D.B.H. Sequoiadendron giganteum Giant Sequoia 33 16" D.B.H. Sequoiadendron giganteum Giant Sequoia 34 16" D.B.H. Sequoiadendron giganteum Giant Sequoia 35 20" D.B.H. Sequoiadendron giganteum Giant Sequoia 36 20" D.B.H. Sequoiadendron giganteum Giant Sequoia 37 20" D.B.H. Sequoiadendron giganteum Giant Sequoia 38 24" D.B.H. Sequoiadendron giganteum Giant Sequoia 39 20" D.B.H. Sequoiadendron giganteum Giant Sequoia 40 20" D.B.H. Sequoiadendron giganteum Giant Sequoia 41 20" D.B.H. Sequoiadendron giganteum Giant Sequoia - 42 24" D.B.H. Sequoiadendron giganteum Giant Sequoia 43 7" D.B.H... Pinus: Pine 44 16" D.B.H. Sequoiadendron giganteum Giant Sequoia 45 8" D.B.H. Quercus palustris Pin Oaks 46 - 21 x 12" D.B.H. Thuja plicata Western Red Cedar Hedge 47 Several hundred native trees of typical native variety and varied D.B.H.. along the banks of Fanno Creek. August 25, 1999 VLMK Engineering Attn: Greg 3933 SW Kelly Ave. Portland, OR 97201 RE: Mitigation for Durham Office Complex 7630 SW Durham Rd. Tigard, OR Trees #6, #8, #10, #11, #13, #15, #17, #24, #25 are the 9 trees over 12" caliper and are the trees being requested for removal permits to accommodate the planned site development. These represent far less than 25% of trees on the site However, in accordance with Chapter 18.790.30 the development of this site falls under Section B -2 -D, retention of 75% or greater of existing trees over 12" inch caliper requires no mitigation. This is the case on this site. The proposed landscape plan will exceed mitigation requirements. Respectfully, Raymond Myer, General Manager Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, License # PN -01 60 Oregon Landscape Contractors Lic. # 11604 Oregon Dept. of Agriculture, Commercial Pesticide Applicators License # 00187 Residential and Commercial Spraying • Fertilizing • Pruning • Landscape Installation • Landscape Maintenance • Consultation MEMBER: National Arborist Association • International Society of Arboriculture • Oregon Association of Nurserymen Oregon Golf Course Superintendents' Association • Oregon Landscape Contractors Association State Licensed Tree Service #62635 • Landscape Contractor #5659 • Chemical Application #000231 • Insured P.O. Box 1566 • Lake Oswego, OR 97035 • (503) 635 -3165 • Vancouver (360) 737 -2646 • FAX (503) 635 -1549 E -mail: TREECAREL©AOL.COM SAVING TREES AND SHRUBS THROUGH CONSTRUCTION Follow the below listed instructions in order to provide the proper protection before, during and after construction. I. BEFORE: A. Identify the trees to be protected, verify their health and structural strengths, review plans, determine stability and check for the grade and drainage changes. B. Check with local government agencies for tree protection ordinances. C. Remove any low limbs that might be in the way of construction equipment, and prune as needed. Leave a protective covering on the soil, i.e., existing ground cover or mulch. Notify all other contractors that these trees are to be saved and protected. F. Install a temporary fence to protect the trees and their root systems. For every inch in diameter of the trunk (D.B.H.) allow 1 foot of radius from the trunk as the protected area. E xample: 24" D.B.H. = a 24' radius of protected root system. G. Identify any insect or disease problems that may require treatment. E. II. DURING CONSTRUCTION: A. Keep equipment off of the root system to avoid compaction. B. Keep equipment away from structure to prevent damage to trunk and. limbs. C. Don't allow chemicals to be dumped on the ground near the tree, i.e.,—gasoline, diesel, paint, herbicides, cleaner, thinners, etc. D. Provide means of temporary irrigation if the project runs through the summer. E. If roots or limbs are cut or damaged, have them inspected by an Arborist and repaired or treated according to his /her recommendations. F Protect the trees from excessive heat, i.e., equipment, paving and /or burning. III. AFTER CONSTRUCTION: A. Carefully landscape the area under the tree, being careful of the roots and structure. B. Provide insect and disease control, fertilization, irrigation, and drainage. C. Avoid direct irrigation spraying onto the trunk. D. Do not cover existing root systems with more than 2" of soil. The more soil you add, the greater the chances of damaging the root system. Residential and Commercial Spraying • Fertilizing • Pruning • Landscape Installation • Landscape Maintenance • Consultation MEMBER: National Arborist Association • International Society of Arboriculture • Oregon Association of Nurserymen Oregon Golf Course Superintendents' Association • Oregon Landscape Contractors Association State Licensed Tree Service #62635 • Landscape Contractor #5659 • Chemical Application #000231 • Insured P.O. Box 1566 • Lake Oswego, OR 97035 • (503) 635 -3165 • Vancouver (360) 737 -2646 • FAX (503) 635 -1549 E -mail: TREECAREL @AOL.CON1 C.noW u o 1}-v g ±? W P UD U 04vau i r 'Jo (4/V\ SCHOTT & ASSOCIATES Ecologists & Wetlands Specialists 11977 S. Toliver Rd. • Molalla, OR 97038 • (503) 829 -6318 • FAX: (503) 829 -3874 Sensitive Lands and Water Resource Review for Durham Road Industrial Park Tigard, Oregon Prepared for: VLMK Engineers Prepared by: Martin Schott January 2000 Site location The property is located in Tigard, Oregon (Washington County, T.2.S., R.1 W., Sec 13 TL R0514072) (Figure 1). The parcel is 10.5 acres. It is located south of Durham Road, north of the Burlington Northern Railroad and east of Tigard High School. Existing site conditions: The north end of the parcel is nearly level and has a residence and two outbuildings. The remaining portions of the parcel consists of a field that slopes to the flood plain of Fanno Creek. The field appears to have been a flower bulb farm, that was abandoned, and has gone wild. The area above the floodplain is weedy. The terrace slope and floodplain is all dominated by grasses. Fanno Creek crosses the southern portion of the site. The banks are forested, and have a dense understory of blackberry. Code Sections: Sensitive Lands (Chapter 18.775) and Water Resource (Chapter 18.797) reviews are required for a sanitary sewer connection within sensitive lands and riparian setback area. As defined in Table 18.797.1 Riparian Setbacks and Water Quality buffers, the WR standard for a riparian setback is 50 feet. The proposed sewer line will impact approximately 30 feet of the setback area. As required in WR18.797.080 A Alternatives Considered; the sewer line was placed to have as little impact to the riparian setback as possible. Additionally, there will be no impacts to wetland, or Fanno Creek. The 30 foot impact was due to the location of the hookup. Chapter 18.775 specifically addresses sensitive lands. Sensitive lands are lands potentially unsuitable for development because their location within: 1. the 100 year floodplain; 2. Natural drainageways; 3. wetland areas which are regulated by other agencies, or are designated as significant wetlands on the Comprehensive Plan Floodplain and Wetlands Map; and 4. steep slopes of 25% or greater and unstable ground. This site has both a 100 year floodplain, a floodway, and wetlands, but does not have steep slopes However, the project will only have an impact on the 100 year floodplain. The sewer line will cross approximately 65 linear feet into the floodplain, 30 of which are inside the riparian setback. Construction of the sewer line will require 29 cubic yards of excavation within the 100 year floodplain. As specified in Chapter 18.797 Section 080 C. Construction material and methods, the construction methods will attempt to minimize any impacts during the placement of the sewer line. The construction area for the sewer line will be kept to a minimum. Due to the short distance of the construction area for the sewer line, construction will be 20 feet wide. Excavated material from the trench should be placed on road felt, or other similar material. This will help prevent imacts to the area outside the trench. A silt fence will be installed prior to start of construction. The trench will consist of a two foot wide trench approximately six feet deep. Twenty -nine yards of material will be excavated and then y SW FARM Cl 11r MACS_ ST EUCA CI I s -.a HOUNTA:kVIEW I EN PrEw SW GREETS -1M a it '-��, e} *ttNCT ST I� u nit/( sr — rtstac� • • • S;f-1 BG�iiTA ; \\\T RD �. Ss+ I .e r x(a_jPc ,_ I; r y� - ' c . asi .�r< ` ST 3,. sw MIEN K a �CT SW IiEiDI CT ~( ck .a .C4LA CR MARLYN; ) p 7-i SL' =LIE CT :Sa' ;LIE . , < ____ EL CT u (I.'S !;,__14._._ Sig { SATTi E4 �.�i . r.: ST ST ma" �.r�t zf" [T 3 Fil TYI ; Ii > � W /. -CRB E� 4y & $ r I 1('i. \ L Y t a Af R i _ tie 0 � ....11..n i 1 c 1 ` � zJr t 0= c *i " 4.i C. IV! 4I %, -- a. C 'RD I b T -�eao 114,C°C1 pt-t4 1 7000 "sure r u fN'l CIA CT t- C' SW ROSS.°' :4 t;Evr; ST 1,3F, Q b . 4p7 — _.Sar weal/ •41 �v i 1 ._; IQ . ; -- L�:4: ST I 8 91 P* I n 2 u�� . Project Area DURHAM RD SW SHAFFER LN V. w�- \- c�-�y 1 L C L I SW 'FIND AY 5 3Qff N 13 C a' Ins a•/ p +, 13 AAii - _TWLATIN "�' '.-'I, 1 'y�d'h' !-=: tOUNTRY �' CLUB COOK,5v- ••• PARK • fDC:►, t K Al i:0 • •f SW ELLJIA11 _! N 7. Q n e�? PE" TL,L\LATI N - ,C �, Y :v a' • PARR _• Sa Stft(! 3i! z f u ." CH s i s !1 \ L (B srAc„ •" •i rr .a? + /r•4K• ` -1 Figure 1 Site Vicinity Map used to back fill the trench. The native top soil, including the vegetation, will be removed and separated from the subsoil during the excavation. The native topsoil will be set aside and used as the final layer of the backfill, and it will be placed with the vegetation facing up. This method should ensure that the site will achieve a pre - disturbance condition within the same growing season. Soils and Hydrology Soil Two soil types were mapped in the area proposed for the sewer line by the Natural Resource Conservation Service (NRCS, formerly the Soil Conservation Service). They include Chehalis silty clay loam and McBee silty clay loam. Both soils are considered to be stable, and not prone to slumping. Chehalis silty clay loam, is found on nearly level and smooth flood plains. This series consists of well drained soils formed in recent alluvium on bottom lands. Runoff is slow , and the hazard of erosion is slight. It is classified as Haploxerolls, which are Mollisols with a xeric moisture regime. The Ap horizon is 0 to 8 inches and has a very dark grayish - brown color (10YR3/2). From 8 to 16 inches the Ap horizon has a dark brown color (10YR3/3). The B21 horizon is 16 to 38 inches and has a dark brown color (10YR3/3). The capability unit is IIw -3. This is not listed as a hydric soil. The McBee series is found on flood plains with a slope of 0 to 3 percent, and is moderately well drained. Permeability is moderate and surface runoff is slow It is classified as a Haploxeroll, which are Mollisols with a xeric moisture regime. The Ap horizon is 0 to 7 inches and is dark -brown silty clay loam (1OYR 3/3). The B1 horizon is 11 to 24 inches deep and also a dark -brown silty clay loam (1 OYR 3/3). The capability unit is IIw -4. This is not listed as a hydric soil. There are three inclusions listed with the McBee soils; Chehalis, Cove and Wapato. Hydrology The property drains to the south onto the flood plain of Fanno Creek. No hydrology was evident, and there were no indicators of wetland hydrology on the area above the floodplain. However, Fanno Creek crosses the southern portion of the site. There were two areas where wetland hydrology was inferred by the topography, vegetation, and soils found in the area. The two wet areas occur at the toe of the slope, where seeps often are found. These areas are within the 100 year floodplain. Vegetation The flood plain, which starts at the toe of the slope, is dominated by creeping buttercup (Ranunculus repens), reed canarygrass (Phalaris arundinacea), common horsetail (Equisetum arvense), colonial bentgrass (Agrostis tennis), poison - hemlock (Conium maculatum) and isolated patches of Himalayan blackberry (Rubus discolor). The reed canary grass forms nearly pure communities. The stream bank is stable, and is forested. The tree canopy along the northern edge of Fanno Creek consists of black cottonwood (Populus trichocarpa), Oregon ash (Fraxinus latifolia), red alder (Alms rubra) and Pacific willow (Salix lasiandra). The south side of the creek has a tree canopy consisting of Oregon oak (Ouercus garryana), red alder (Alms rubra), western cedar (Thuja plicata) and Douglas fir (Pseudotsuga menziesii). A dense layer of Himalayan blackberry (Rubus discolor) dominated the understory. Project Impacts As mentioned above the project will impact approximately 65 linear feet of the area identified as Sensitive Lands, and only 30 linear feet of the Riparian Setback, which is part of the Sensitive Land Area. The area of impact consist of a grass dominated community. The impacts are within the 100 year floodplain, but are not within the Floodway. The impact will consist of a two foot wide trench, which will be approximately six feet deep. Mitigation Plan The impacted area will be restored by separating the top soil from the subsoil. The top soil will be placed to one side, with the vegetation facing up. When the trench is back filled the top soil will be place on the surface, with the vegetation facing up. This restoration technique has proven very effective in restoring temporary impacts associated with sewer line construction. In addition, twenty -five Oregon ash trees will be planted in the vicinity of the sewer line (Figure 2). They will not be planted within the easement for the path. KEY PLAN C.O. N TS _� SEE SHEET L2 PLAN x . _ h i; U`tVnl FOR SITE LANDSCAPE /I 50' RIPARIAN SETBACK LEGEND: mow am= emomern saviss RIPARIAN SETBACK 100 YEAR FLOOD PUW FLOODWAY BOUNDARY FUTURE PAIN EASEMENT Siortungs r■ PROTECTIVE _ WETLAND CONSTRUCTION.,., FENCE Well BM -' —I 100 YEAR FLOOD ■ PLAIN ■ - 1 - �JSi; `- c Vim UI�J C CD - 1 10.81 i1 _T \\ TOP BANK FLOODWAY BOUNDARY FANNO CREEK VEGETATION MITIGATION PLAN CENTERLINE CREEK 1"=30' MITIGATION PLAN Symbol Common Name Oregon ash PLANT LIST Scientific Name Quantity Fraxinus Latifolia 25 Size 36" - ® •\itl za, - - � ,® ®i 5O, \o), rn1 ACS �21PA^4nN da zavAi `ot4 LvN WETLAND TO BANK CSI cRCIPC SULE FIGURE 2 SCHOTT & ASSOCIATES Ecologists & Wetlands Specialists 11977 S. Toliver Rd. • Molalla, OR 97038 • (503) 829 -6318 • FAX: (503) 829 -3874 Jurisdictional Wetland Determination and Delineation - for The DURHAM DEVELOPMENT Prepared for Opus Northwest 1800 SW 1st Ave, ste.380 Portland, OR 97201 Prepared By Claudia Steinkoenig Martin Schott August 1999 TABLE OF CONTENTS EXECUTIVE SUMMARY INTRODUCTION 2 SiteDescription 2 Wetland Definition and Authority 2 REGULATORY CONTEXT 3 METHODS 3 Literature Review 5 Site - Specific Field Investigation 5 Vegetation 5 Soils 6 Hydrology 7 Wetland Determination 8 RESULTS 8 Vegetation 8 Soils 9 Hydrology 11 Wetland Determination 11 REFERENCES 15 APPENDIX A: Data Forms 16 APPENDIX B: Plants Found on Site 17 APPENDIX C: National Wetland Inventory Map 18 APPENDIX D: Aerial Photograph 19 LIST OF TABLES AND FIGURES Figure 1 Site Vicinity Map 3 Figure 2 Soil Map 10 Figure 3A Wetland Delineation and Sample Plot Locations 12 Figure 3B Wetland Delineation and Sample Plot Locations 13 Table 1 Definitions of Indicator Status 6 Table 2 Summary of Vegetation, Soils, and Hydrology 14 a { EXECUTIVE SUMMARY The property is located in Tigard, Oregon (Washington County, T.2. S., R.1 W., Sec 13 TL R0514072). The parcel is 10.5 acres. It is located south of Durham Road, north of the Burlington Northern Railroad and east of Tigard High School. Fanno Creek runs through the property. The north end of the parcel is nearly level and has a residence and two outbuildings. The remaining portions of the parcel consists of a meadow which slopes to the flood plain of Fanno Creek. It appears that the field was previously cultivated for bulb propagation. The parcel has a 0 to 12 percent slope and drains south to Fanno Creek. There is a broad flood plain, which starts at the toe of the slope, along Fanno Creek. The vegetation around the residence consists of a few ornamental species. The field has a large variety of grasses and herbaceous species. Grass species include tall fescue, orchard grass, tall oatgrass, smooth brome, redtop and Kentucky bluegrass. Other herbaceous plants includes rib plantain, and cranes bill. Remnants of daffodil and iris rows are still evident throughout the field. The flood plains consists of a mixed grass community and reed canary grass dominated communities. Creeping buttercup, reed canarygrass, common horsetail, colonial bentgrass, poison hemlock and isolated patches of Himalayan blackberry are found on the floodplain. The vegetation along Fanno Creek, on the north side, consists of black cottonwood, Oregon ash, red alder and Pacific willow. The dominant shrub layer is Himalayan blackberry. The area on the south side of Fanno Creek has a tree canopy consisting of Oregon oak, western red cedar and Douglas fir. The Soil Conservation Service mapped three soils series on the property: Chehalis, Hillsboro, and McBee. None of these soil series are a listed hydric soil, but they may have hydric inclusions. The 1987 Corps of Engineers Wetland Delineation Manual was used for making wetland determinations on the site. A wetland determination and delineation completed on May 27, 1999, confirmed the presence of wetlands. There were two emergent wetlands (PEM) on the flood plain on the north side of the Creek. The two wetlands are located in an area which has not been recently been under cultivation. INTRODUCTION Site Description The property is located in Tigard, Oregon (Washington County, T.2.S., R.1 W., Sec 13 TL R0514072) (Figure 1). The parcel is 10.5 acres and located south of Durham Road, north of the Burlington Northern Railroad and east of Durham High School. Fanno Creek crosses the southern portion of the site.. The north end of the has a residence and two outbuildings. The remaining portion of the parcel consists of an abandoned flower bulb field, which is succeeding to a meadow community. The flood plain adjacent to Fanno Creek is dominated by grasses and forbs. This area was not previously cultivated. There is a woody riparian community adjacent to Fanno Creek. The site has slopes ranging from 0 to 12 percent, and slopes towards Fanno Creek. The vegetation around the residence consists of a few ornamental species. The field has a large variety of grasses and herbaceous species. Grass species includes tall fescue, orchard grass, tall oatgrass, smooth brome, redtop and Kentucky bluegrass. Other herbaceous plants include rib plantain, and cranes bill. Remnant rows of daffodil and iris are still evident throughout the field. The floodplain is dominated by creeping buttercup, reed canarygrass, common horsetail, colonial bentgrass, poison hemlock and isolated patches of Himalayan blackberry. The reed canary grass forms distinct patches. The riparian vegetation on the north side Fanno Creek consists of black cottonwood, Oregon ash and Pacific willow. The shrub layer consists of red alder sapling and Himalayan blackberry. The south side of the Creek has a tree canopy consisting of Oregon oak, western cedar and Douglas fir. Wetland Definition and Authority The U.S. Army Corps of Engineers (COE) regulates the discharge of dredged or fill materials into waters and adjacent wetlands of the United States under authority of Section 404 of the Clean Water Act (Federal Register, 1986). For purposes of the Section 404 permitting program, the COE and other federal agencies define wetlands as follows (Federal Register, 1980, 1982): Those areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions 2 J SW•LAfWENC1 :I S� �Lw: ST"5W ELP.OSE Ci . is •. .<• SW a) Ii Sk ^MDUNTAIh`lIEW.j LN �-I^ ir' ' Sk GREENS\ i -=i Let IEW SW a— • `TERM _ 5r. ,P_ l 10000 sI v $Ev •� =1G 1 ��.t' • rT'�txct ST '44' su thuf :ST` • PttreVOCAKa _@)! 2 NI% x I SW; ;PINE3RDUK 514 I•EIDt CT SUIEtx A CR Mr1RLY1 R.,.:; Et-k: ... -C JIG ST , CO 3UI • qr FA11.'U • 11.:1 , nr S4 1$ • . \ BONLTA .). _us ps CL :1 EE000 .9t 1 <utttEl `� - ' J A'<t LA $k y' • n xI Sr IAA .�_� SW . •ROSS s1 GEM' ... • t . RD r1A \ goo() i } T . r • 4 . DR • 1: REE • - KABLE .E1 I • ps I, cA IjAMIE•C Lt •s:1 v : Sif kfON 6. :aLIY� (, si Ant DURHAM' qko:. 1 -.1 ;9r CFI Project Area $w. SW -Oil ., j- SW Si1AFFER L 1.4: • 4 `• • E:: N R jt. .LLSW - -IFIND(AY S 730 i -= I r`r: w -►sl ue r ■ lq'o iDJ+ :•(;. I .4.-:9'±`.-i; Z! it ::/fat...,._ .' i Jy °1 TEi... •�. s ..d .'!►v. . - t I .y fi41I,. z; At1 T e.. -e-f �+ I �t I tit,. ZI .-.• •lllJ. �T.+�-r�^ t- '�.aii: y r. `� I- 1 •3 ∎y�,\ i :, <1 - .CUUI,i?% 31 `''' -'', r1;' • _. _ !I� s— :CLUB ,.:; -. .. =, . 1 UALATI\ PE S RD M JIE■CI:EC` SSI :WED* 9R z • 5 NES FOPS Figure 1 Site Vicinity Map 3 i e \ c IB srMECA; PO 1 rtltalr.ix•rot:, 411104 SW SW NYE In Oregon, the Division of State Lands (DSL) regulates removal/fill permitting in wetlands under ORS 196.800 to 196.990, and rules OAR 141 -85 -005 to OAR 141- 85 -090, and uses the same definition. REGULATORY CONTEXT In 1987 the COE published a manual (Corps of Engineers Wetlands Delineation Manual or 1987 manual) which describes methods for determining the extent of jurisdictional wetlands under Section 404 of the Clean Water Act (Environmental Laboratory, 1987). Two years later The Federal Manual for Identing and Delineating Jurisdictional Wetlands, published as a collaborative effort by the COE, U.S. Fish and Wildlife Service (USFWS), U.S. Environmental Protection Agency (EPA), and U.S. Soil Conservation Service (SCS), revised the 1987 manual (Federal Interagency Committee for Wetland Delineation, or 1989 manual). Both the COE and DSL used the 1989 manual until 1992 when the 1992 Energy and Water Development Appropriation Act went into effect. The Act limited the COE (federal permitting agency) to using the 1987 manual for determining the extent of wetlands under federal jurisdiction. Oregon continued to use the 1989 manual until March 23, 1993 , when the Director of DSL signed a policy statement requiring the agency to use the 1987 manual. The policy statement was the result of the EPA agreement to use the 1987 manual. METHODS The analysis of wetlands conducted on this site was based on published methods for implementing Section 404 of the Clean Water Act. The 1987 manual was used to satisfy the requirements of the COE on non - agricultural land. For agricultural land, the Food Security Act Manual and the Interim Operating Procedures for Completing Wetland Delineation/Determinations on Agricultural Lands (August 18, 1997) is used. Each manual requires three parameters to be examined: vegetation, soils, and hydrology. According to the 1987 manual, independent evidence of hydrophytic vegetation, hydric soils, and wetland hydrology must be present for an area to be declared a wetland. The analysis of wetlands on the project site was conducted by reviewing and analyzing existing site - specific literature and by field investigation. These two approaches are described below. r Literature Review The following sources were examined for indications that jurisdictional wetlands may exist on the project site (see REFERENCES for complete citations): Hydric Soils of the United States, 1991 edition Soil Survey of Washington County, Oregon 1982 Topography Map National Wetland Inventory Map, Beaverton, Oregon, 1981 Aerial Photograph 1998 These sources were reviewed for information about the vegetation, soils and hydrology of the site prior to field investigation. Site - Specific Field Investigation The Routine Onsite Determination Method (1987 manual, pp. 52-69) was used to determine the wetland boundary on non - agricultural land or agricultural land where natural vegetation was not significantly modified. On agricultural lands, where vegetation is not a reliable indicator, the Food Security Act Manual was used to determine the wetland boundary. Areas of homogeneous vegetation were identified for sampling vegetation type, percent cover, hydrology and soil characteristics on either side of the wetland boundary. Sample plots were established to represent the different plant communities found at the site. For each sample plot data on vegetation, hydrology, and soils was collected, recorded in the field and later transferred to data forms (Appendix). Transects were established in wetlands estimated to be greater than five acres with the transect running either parallel to the major watercourse, or perpendicular to the hydrologic gradient. The decision on the orientation of the transect is based on field conditions, and was made in the field. Vegetation Plants growing in wetlands must be specifically adapted for life under saturated or anaerobic conditions and are commonly referred to as hydrophytic vegetation. The U.S. Fish and Wildlife Service in cooperation with the National and Regional Interagency Review Panels publishes regional lists estimating the probability of plant species' occurrence in wetlands (e.g., Fish and Wildlife Service, 1988). Each species is given an indicator status which represents the likelihood that it will be found in a wetland. Categories, defined in Table 1, are obligate (OBL), facultative wetland (FACW), facultative (FAC), facultative upland (FACU), or upland (UPL). Plants with an indicator status of OBL, FACW, or FAC are considered adapted for life in saturated or anaerobic soil conditions. Table 1: Definitions of Indicator Status Indicator Symbol Definition OBL Obligate. Species that occur almost always (estimated probability >99 %) in wetlands under natural conditions. FACW Facultative wetland. Species that usually occur in wetlands (estimated probability 67 to 99%), but occasionally are found in non - wetlands. FAC Facultative. species that are equally likely to occur in wetlands or non - wetlands (estimated probability 34 to 66 %). FACU Facultative upland. Species that usually occur in non - wetlands (estimated probability 67 to 99 %), but occasionally are found in wetlands. • UPL Upland. Species that occur almost always in nonwetlands under normal circumstances (estimated probability >99%). NI No indicator. Species for which insufficient information was available to determine an indicator status. Sources: Federal Interagency Committee for Wetland Delineation, 1989. Environmental Laboratory, 1987. Reed, 1988. The percent coverage of each plant species within the herb, shrub, and tree layers was estimated at each sample plot. Shrubs within a five -foot radius and trees within a 30- foot radius of the center of each plot were identified and recorded. Within the plot, all species were recorded in descending order of coverage, and dominant species were determined. Dominant species were calculated as those that exceeded 50% of the aerial cover for each vegetative stratum plus any additional species individually representing 20% or more of the total area cover for each vegetative stratum. The presence of wetland vegetation was determined according to the indicator status of the dominant species within each vegetative stratum. According to the manual, a sample plot is considered to have wetland vegetation if more than 50% of the number of dominant species present have an indicator status of OBL, FACW, and/or FAC. By 1987 standards, dominant species are chosen by selecting the three most dominant species from each of the four strata (herbs, 6 saplings/shrubs, woody vines, trees). If only one or two strata are represented, then the five most dominant species from each strata are selected. Soils Hydric soils, defined as soils that are saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part of the soil profile, are one characteristic of wetlands (USDA Soil Conservation Service, 1987). A list of hydric soils of the United States was compiled by the Soil Conservation Service (SCS), in cooperation with the National Technical Committee for Hydric Soils (NTCHS). All soils are mapped in county soil surveys. However, the mapped boundaries of SCS soil types are not at a fine enough resolution for delineating boundaries of jurisdictional wetlands. Errors of omission can occur on SCS maps. Inclusions of upland (nonwetland) soil may exist in hydric soils and uplands may have inclusions of hydric soil. Therefore, field examination of soils is important for accurately delineating the extent of hydric soils. Hydric soils exhibit certain characteristics that can be observed in the field. Field indicators include: high organic content, accumulation of sulfidic material (rotten egg odor), greenish or bluish gray color (gley formation), iron and manganese concretions, spots or blotches of color (mottling), and/or dark soil colors (low soil chroma). A soil auger, excavating down to a depth of at least 18 inches, was used to sample soil along the wetland boundary. Soil samples were checked for presence of sulfide gases; organic content was estimated visually and texturally; and soil colors were determined by using a Munsell soil color chart (Kollmorgen 1975). The Munsell soil color chart provides the standard for three attributes of color: hue, value, and chroma. According to the 1987 manual, hydric soils are required to be inundated or saturated for seven or more consecutive days during the growing season. Soil color is examined in the horizon immediately below the A- horizon or within 10 inches of the surface, whichever is shallower. Hydrology Wetlands, by their very name, must have water. Jurisdictional wetlands are characterized as having permanent or periodic inundation, or soil saturation for five percent or more of the growing season. Saturation occurs when the capillary fringe is within the major portion of the root zone (usually within 12 inches of the surface). Areas meeting one of these criteria are considered to have wetland hydrology. Ponding or soil saturation for five percent or more of the growing season during the growing season is direct evidence of wetland hydrology. Bare soil and dried algae are evidence that a site was previously inundated. Oxidized rhizospheres along live root channels also indicate soil saturation for five percent or more of the growing season. At each sample plot, wetland hydrology was assumed if positive indicators were present. Wetland Determination Presence or absence of wetlands was based on soil, vegetation, and hydrology data collected at sample plots. Following procedures outlined in the 1987 manual, sample plots with homogeneous vegetation were determined to be wetlands if wetland characteristics were present or judged to be normally present (barring human or unusual natural events) for all three parameters. Difficulties in wetland determination can arise as a result of disturbance or in problem areas. Both human (e.g., clearing vegetation, agriculture, filling, and excavation) and natural (e.g., mudslides, fire, and beaver dams) events have potential for obliterating field indicators of the three wetland parameters. In disturbed sites, both field and offsite data may be used to determine the presence of a wetland. Offsite information such as historical records, aerial photographs, previous soil, and vegetation surveys may indicate the presence of a jurisdictional wetland. Some sites are difficult to evaluate because field indicators may not be present throughout the year. Field indicators may vary because of changing environmental conditions that occur seasonally and not necessarily the result of human or natural disturbance. According to the 1987 manual, all three parameters (hydric soils, hydrophytic vegetation, and wetland hydrology) must be present for an area to be determined as wetland. Drumlins, seasonal wetlands, prairie potholes, and vegetated flats exemplify areas that are difficult to evaluate. RESULTS A review of available literature showes the potential for wetlands on the site. The NWI maps Fanno Creek forming part of the eastern and southern borders of the parcel. Aerial photographs show the creek and flood plain. Eight sample plots were taken. The presence of hydric soils, hydrophytic vegetation and wetland hydrology was confirmed on parts of the site. Vegetation The vegetation around the residence consists of ornamental species. The field has a large variety of grasses and herbaceous species. Grass species includes tall fescue (Festuca arundinacea), orchard grass (Dactylis gomerata), tall oatgrass 8 (Arrhenatherum elatius), smooth brome (Bromus inermis), redtop (Agrostis alba) and Kentucky bluegrass (Poa pratensis). Other herbaceous plants include rib plantain (Plantago lanceolata), cranes bill (Geranium richardsonii), and common thistle (Cirsium vulgare). Remnant rows of daffodil and iris are still evident throughout the field. There is an abrupt change in the plant communities starting at the toe of the slope. The flood plain, which starts at the toe of the slope, is dominated by creeping buttercup (Ranunculus repens), reed canarygrass (Phalaris arundinacea), common horsetail (Equisetum arvense), colonial bentgrass (Agrostis tenuis), poison - hemlock (Conium maculatum) and isolated patches of Himalayan blackberry (Rubus discolor). The reed canary grass forms nearly pure communities. The tree canopy along the northern edge of Fanno Creek consists of black cottonwood (Populus trichocarpa), Oregon ash (Fraxinus latifolia), red alder (Alnus rubra) and Pacific willow (Salix lasiandra). The south side of the creek has a tree canopy consisting of Oregon oak (Quercus garryana), red alder (Alnus rubra), western cedar (Thuja plicata) and Douglas fir (Pseudotsuga menziesii). A dense hedge of Himalayan blackberry (Rubus discolor) lines the banks of the creek. Soils The Soil Conservation Service mapped three soils series on the property: Chehalis silty clay loam, Hillsboro loam, and McBee silty clay. (Figure 2). The site visit confirmed the presence of these soils. Chehalis silty clay loam, has a 0 to 3 percent slope found on smooth flood plains. This series consists of well drained soils formed in recent alluvium on bottom lands. It is classified as Haploxerolls, which are Mollisols with a xeric moisture regime. The Ap horizon is 0 to 8 inches and has a very dark grayish - brown color (10YR3/2). From 8 to 16 inches the Ap horizon has a dark brown color (10YR3/3). The B21 horizon is 16 to 38 inches and has a dark brown color (10YR3/3). The capability unit is lTw -3. This is not listed as a hydric soil. The Hillsboro soil series consists of well drained soils that formed in old alluvium. They are classified as a mesic Ultic Agrixerolls, which are Mollisols with a xeric moisture regime. The Ap 1 horizon is 0 to 4 inches with a dark -brown color (10YR3/3). The Ap2 horizon is 4 to 11 inches and has a dark brown color (10YR3/3). The B1 horizon is 11 to 15 inches and is a dark yellowish -brown (10YR3/4). These soils are not listed as hydric. The McBee series is found on flood plains with a slope of 0 to 3 percent, and is moderately well drained. It is classified as a Haploxeroll, which are Mollisols with a xeric moisture regime. The Ap horizon is 0 to 7 inches and is dark -brown silty clay loam (10YR 3/3). The B1 horizon is 11 to 24 inches deep and also a dark -brown silty clay loam (10YR 3/3). The capability unit is IIw-4. This is not listed as a hydric soil. There are three inclusions listed with the McBee soils, Chehalis, Cove and Wapato. 9 SOIL LEGEND FOR SYMBOLS WITHIN THE PROJECT AREA 9 Chehalis silty clay loam, occasional overflow 21B Hillsboro loam 3 to 7 percent slopes 21C Hillsboro loam 7 to 12 percent slopes 30 McBee silty clay loam Source: Soil Survey of Washington County, Oregon 1982, sheet 47 Figure 2. Soil Map 10 • The site visit confirmed the presence of all three soil series, and two inclusions along the flood plain. Hydrology The property drains to the south onto the flood plain of Fanno Creek. No hydrology was evident, and there were no indicators of wetland hydrology on the area above the floodplain. However, Fanno Creek crosses the southern portion of the site. There were two areas where wetland hydrology was inferred by the topography, vegetation, and soils found in the area. The two wet areas occur at the toe of the slope, where seaps often are found. The areas appears to be seasonally saturated, and inundated during flood events. Wetland determination Based on the hydrology, vegetation, and soil data, two wetlands were delineated at the site (Figure 3A, 3B). The total area of the wetlands is 0.13 acre. The wetlands are located on the flood plain of Fanno Creek. They are classified as emergent wetlands (PEM). The area below the top of the bank of Fanno Creek is a jurisdictional water even though the vegetation is not hydrophytic (Himalayan blackberry, FACU). The dominant vegetation in the wetlands is reed canary grass, and. creeping buttercup, reed canarygrass, common horsetail, poison - hemlock, colonial bentgrass The soil color of the matrix is (10YR3/2) with (10YR 4/6) mottles (Plots 1, 3, 5, 6). Soils were not saturated at the time of the site visit, however, hydrology was inferred due to the topography, vegetation and soils. The upland vegetation adjacent to the two wetlands consists of reed canary grass, common thistle , poison hemlock, and curly dock. The soil color is (10YR3/3) (Plot 2, 4, 7). The area south of the stream also has upland vegetation consisting of big leaf maple, Oregon oak and Douglas fir. The shrub Layer is dominated with Himalayan blackberry. The soil color is (10YR3/3) (Plot 8). MC fl.♦il U] • I b. o 0 t ; p o ti 4yo 0 O g z c O • - E fl z Oi GC 301'd 'SL 11009 1 13310d 01 NOUd33X3 L1L • d�`� • Qi 44,4 Ntk‘ LDG 3: 133NVd 7 2 Z6 N 13 1 13 SULSC -99 •011 7N31If 3O0 1 1331Vd Ol 11091337[3 1• ifP "F WDri1 • 123.8 • 12a5 / /* </.. r.i24.o / "p .. 9 r l� / •� •12.6 /WLT 110 / SAN NH / , RIPJ 1 7( WLT 12D -"24.9 1E...303.88 (PLAN) r •123.1 J1 / 124.1 4124.4 / •124.7 FIGURE 3B: WETLAND DELINEATION & SAMPLE PLOTS T rrrr rr� or> t';6.. TB r ,," %I • rrrr rr / • r rrrr t• 117.0 / 4046 z,. ti 1y ' s,. -i .,. L e �4 7.. 23: 4 d °I) �S •122.3 h %�i �l �.I` I i. = _ - ,r 1 •124.7 itid • 122.5 TB ®I 74 "12 U 15' CENTERUNE 30' MOE SANITARY SEWER EASEMENT BOOK 878 PAGE 292 's, CENTERLINE Notes: 1. THE LOCATION OF THE SEPTIC IANK AND DRAIN FIELD IS PER NE OCCUPANT OF THE PREMISES. s• CENTERUNE CREEK PROPERTY UNE e, 0 _�� -- -- 2. THE LOCATION OF THE UNDERGROUND UT1U11ES SHOWN HEREON ARE PER FIELD MARKINGS BY THE UTILITY LOCATE CENTER. AS —BUILT MAPS SUPPLIED BY THE CITY OF TIGARD AND NORTHWEST NATURAL GAS. 3. THE BASE FL000 ELEVATION LINE SHOWN HEREON IS PER FIRM COMMUNITY —PANEL NUMBER 410276 0005 D. 13 Table 2: Summary of Vegetation, Soils, and Hydrology `"'m` T"�---- 1 -.-J i»r^Yz. n;41.,:z., 711p4=vi lnd_ 1.,.. Plod# egetation -M Hydrology ::Soils Determination 1 Hydrophytic Wetland Hydric 2 Non - hydrophytic Upland Non -hydric 3 Hydrophytic Wetland Hydric 4 Non - hydrophytic Upland Non -hydric 5 Hydrophytic Wetland Hydric 6 Hydrophytic Wetland Hydric 7 Non - hydrophytic Upland Non -hydric 8 Non - hydrophytic Upland Non -hydric Wetland Upland Wetland Upland Wetland Wetland Upland Upland 14 REFERENCES Environmental Laboratory, 1987. Corps of Engineers Wetlands Delineation Manual, Technical Report Y -87 -1, U.S. Army Engineers Waterways Experiment Station, Vicksburg, MS. Federal Interagency Committee for Wetland Delineation, 1989. Federal Manual for Identingand Delineating Jurisdictional Wetlands, U.S. Army Corps of Engineers, U.S. Environmental Protection Agency, U.S. Fish and Wildlife Service, and U.S.D.A. Soil Conservation Service, Washington, D.C. Cooperative technical publication. 138 pp. Federal Register, 1980. 40 CFR Part 230: Section 404(b)(1), Guidelines for Specification of Disposal Sites of Dredged or Fill Material, Vol. 45, No. 249, pp. 85352- 85353, U.S. Govt. Printing Office, Washington, D.C. Federal Register, 1982. Title 33, Navigation and Navigable Waters; Chapter II, Regulatory Programs of the Corps of Engineers Vol. 47, No. 138, p. 31810, U.S. Govt. Printing Office, Washington, D.C. Federal Register, 1986. 33 CFR Parts 320 through 330, Regulatory Programs of the Corps of Engineers; Final Rule, Vol. 51, No. 219 pp. 41206 - 41259, U.S. Govt. Printing Office, Washington, D.C. Kollmorgen Corporation, 1975. Munsell Soil Color Charts. Macbeth Division of Kollmorgen Corporation, Baltimore, MD. Reed, P.B., Jr., 1988. National List of Plant Species that Occur in Wetlands: Northwest (Region 9),U .S. Fish and Wildlife Service, Biological Report 88 (26.9) 89 pp. Reed, P.B., Jr., et al., 1993. Supplement to List of Plant Species That Occur in Wetlands: Northwest (Region 9),U .S. Fish and Wildlife Service. Washington D.C. 10p. U.S. Department of Agriculture, Soil Conservation Service 1991. Hydric Soils of the United States in Cooperation with the National Technical Committee for Hydric Soils. Misc. Pub. No. 1491. U.S. Department of Agriculture, Soil Conservation Service, 1982. Soil Survey of Clark County, Washington. U.S.D.A. Soil Conservation Service, Washington, D.C., 138 pp. APPENDIX A: Data Forms Field kn estigstOr s): Li& Praject/Site:if(io SW Applicant/Owner: Note: If a more detailed site FIELD •A A SHE WETLANDS DELINEATION ROUTINE ONSITE DETERMINATION METHOD s-f urharm u ��. �ct.r1(in Scl,f Date: 5 1 7 l q 9• Stair. Care a Co nty: \n/n_,Thrn5Ar'vl Plant Community ity tiNam*: 1,D4 I description is necessary. use the back of data form or a field notebook. Do no al environmental conditions exist at the plant community? Yes No (If no, explain on back) Has the veg ation, coils, and/or hydrology been signiticantiy disturbed? Yes No Of yes, explain on back) Dominant Plant Species n Name 2.�- .i;Mai • 3. 4. S. 6. 7, 5. 9. 10. e VEGETATION Percent of dominant species that are COL. FACW. a9d/or FAC 51 is the hydrophyti�c+ ve etation criterion met? Yes No Rationale: I di or F*4L Series /phase: i�+'t��t@. Si t� as Is the sail on the hydric soils li ? Ye Is the soil a I listasoi7 Yes Na Is the soli: Mottled? Ye No Matrix Color_tal Other hydric Soil indicators: Is the hydric so c 'terion met? Yes Rationale: -e SOILS No o 22 Subgroup`: Undetermined Histrc epidedon present? Yes No !� Gieyed? Yes No M I �Y� y(4o 'Aerie Colors: HYDROLOGY Is the ground surface inundated? Yes _ No /Surface Water depth: Is the soli Saturated? Yes No Depth to free - standing water in pitlsoi( probe hole: List other field evidence of surface inundation or soil saturation. Nyy d - &MA. a{ tp t_ lo s - Is Thew and hydrology criterion met? 'res Rationale:�� ._.� rcrit fopo (ph) JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant Community a wetland? Yes /No Rationale for jurisdictional decision: t h 3 +�....,. gasgerION 111.1 f oberierto , FIELD DA A SHEET WETLANDS DELINEATION ROUTINE ONSITE DETERMINATION METHOD Field investigator(s): • • Q a II fu-i S(V1oft Date: 5 2- ProjecvSite: 1630 S 1 of , r. State: {Iv So,\ County: Applicant/Owner: Plant Community //Name: Dr 4 Note: If a more detailed site description is necessary. use the back of data torm or a field notebook. Do nor al environmental conditions exist at the plant community? Yes No f no, explain on back) Has the veget ion, soils, and/or hydrology been slgniticantly disturbed? Yes No Of yes, explain on back) Dominant Plant Species ri n iii 2. 3. a, 7. s. 9. 10. VEGETATION Percent of dominant species that at OCL. FACW. and /or FA) is the hydrophyti vegetation criterion met? Yes ,. No Rationale: 33 �v s SOILS Series /phase: Mage-e . c f qty CIIN f ps y Subgroup`: Is the soil on the hydric soils list? -4 Undetermined ,_�� Is the soil a Histo3ol7 Yas No , Histic epidedon oresantl� Yes _ No y� le the soil: Mottled? Ye No Gleyed7 Yes _ No Matrix Color: j fly R 1 7 Mottle Colors: Other hydric soil indicators: Is the hydric so crit rion met? Yes , No Rationale: I. • • y1. HYDROLOGY Is the ground surface inundated? L Y �• No 'unlace Water depth: the e soil saturated? Yes No r Depth to free - standing water in pit/soil probe hole: List other field evidence of surface inundation or soil saturation. Is the wetland hydrolcq criterion met? Yes — No Rationale: No in S JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant Community a wetland? Yes Ratfcnafe for jurisdictignal decision: �! _ I'lcl)- 10-..4.'s'. My+ti **led rewire ,-. FIELD DA A SHE WETLANDS DELINEATION ROUTINE ONSITE DETERMINATION METHOD Field kwsstigatOr(s): ! q. • C C • Date: S. 2- Project/Site: & lieramarimmer State: 0,11 Q,, County: rya Applicant/Owner, plant Community t /tcamt: 4a -R Note: tt a more detailed site description is necessary, use the back of data form or a field notebook. Do nor. at environmental conditions exist at the plant community? Yes No f no, explain on back) Has the vsge tion, soils, and /or hydrology been si,niticantly disturbed? Yes No (If yes, explain on back) Dominant Ptant Species ri.fl I S. 7, VEGETATION S•ra:url Indicator % C¢•rer 1± 2_0 Percent of dominant species that are 08L, FACW, d /or FAC l OP `)a is the hydrophytic vegetatIon criterion met? Yes No Nationale: C..k-I-QA&c„.,. rh.t1 SOILS Series /phase: t c �e,t t L c (Ok ,�a re\ Subgroup': Is the sail on the hydric soils list ? Yes ,_„No Undetermined Is the soil a Histesol? Yes No .�Histic epidedon prase, nt , Yes No ,y,z' is the soil: Mottled? Yes 7 No ` Gieyedl Yes _• No Matrix Color: (Pk/12. 371. Mottle Colors: _love `//4., Other hydric soil indicators: Is the hydric soil criterion met? Yes Rationale: - HYDROLOGY Is the ground surface inundated/ Y s No jSurface Water depth: Is the sod saturated? Yes No Depth to fret - standing water in pit/soil probe hale: List, other field evidence of surface inundation or soil saturation. IA t ti •• . a—v,•' s Is the wetland hydrology criterion met? Yes Rationale: to n rrel ♦ /.44s e , • " ✓C 4,.. f 1,1 A --c, h ..- e JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes 2 No _ Rational for jurisdictional decision: 11 C4- « fruti erprM • 7•d T— ,r•. Field investigator(s): C Project/Site: Applicant/Owner: Note: ff a more detailed FIELD DATA SHEET WETLANDS DELINEATION ROUTINE ONSITE DETERMINATION METHOD cLA SC • Date: S 2-3 q el State: • n County: a a Want Communi. //Name: Plo-t use the back of data form or a field notebook. site description is necessary. Don al environmental conditions exist at the plant community? Yes No (If no, explain on back) Hes the vege Lion, soils, and/or hydrology been significantly disturbed? Yes No (If yes. explain on back) Dominant Plant Species $cientifio Name 1, Kanv.hcy.,Qcc.:a enS 2. 3. 4. 5, 6, 7„ s. 9. u 10. VEGETATION Common Name i lu I CA-Wm i�u� C n ial0.C�Y Yctd < et-AActilicA0,1S Percent of dominant species that are COL. FACW, d/or FAC is the hydrophytic vegetation criterion met? Yes , . No -� Rationale: h R 4 A. 5•retvrn i1 H Inds or strCQ_icia c % Cover. 10 A- SOILS Series /phase: kc. -c,2 S i t --� (L4 Subgroup`: is the soil on the hydric soils list? Ye 1 No _Z./Undetermined Is the soil a Histcsoil Yes _ Ne , Histic epidedon present? Yes __. No „/ fs the soil: Mottled? Yes No Z Greyed? Yes _No ✓ Matrix Color: 1 O Y R 7,3 Mottle Colors: Other hydrlc soil indicators: Is the hydric soil criterion met? Yes No 2 Rationale: h,t_ f HYDROLOGY Is the ground surface inundated? Yes _ No ZSwface Water depth: Is the soil saturated? Yes No _L Depth to free-standing water in pit/sod probe hole: List ether field evidence of surface inundation or sail saturation. Is the wetland hydrology criterion met? Yes NO Rationale: No i nc(Lc" c� { JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant Community a wetland) Yes No .Z Rationale for jurisdictional decisio I Rnd h)c(.t-41� movririrq • 'ed T abewsore. cAAfen,,p is nd___V Field lnvutigstor(s): Pro)ect/5ite: Applicant/Owner: Note: tt a more detailed FIELD DATA SHE WETLANDS DELINEATION ROUTINE ONSITE DETERMINATION METHOD site description I M -. . C a. Date: S. 2.1 Stile: County: - as Plant Corn . try //Name: -0 1 5 is necessary. use the back of data form or a field notebook. Co nor al environmental conditions exist at the plant community? Yes. No (If no, explain on back) Nes the vege ation, soils, and/or hydrology been significantly isturbed? Yes _ No .._. of yes, explain on back) Oaminant Plant Species (7 Scientific Name 1, Kayuvlc'.�u7 2. 9. (AT iA hd1Kt_a--Cfe cx 3. Qkts ;t rtr,�e Inc e 4.. �k's•f << i t h.u- 4 5. s._ 7.. 5. 9. 10. VEGETATION S•ratunl Indicator FAC k/ ._ FA( t4 Percent of dominant species that are OSl.. FACW, a dlor FAC 1O0 b is the hydrophytic vegetation criterion met? Yes No Rationale: I;JJ')) h3 4n,viA3 tC ve(,c -la rc�,v g/o Coy j0 SOILS Series /phase: MC c St ( ((t l,xk ivt Subgroup`: Is the sail on the hydric soils list? ifIs No Undetermined Is the soil a Nistcsoll Yas No ,✓ Histic epidedon presen) Yes •oZ is the sou: Mottled? Yes No • • Gleyedl Yes ,_ No Mstnx Color: I O Y 3 Z Mottle Colors: I Other hydric soil indicators: Is the hydric soil criterion met? Yes /_ No. Rationale:, A.o ft(s. HYDROLOGY Is the ground surface inundated? Ye No,/ Surface Water depth: is the soil saturated? Yes Na� Depth to freestanding water in pit/soil p•cbe hole: List other( field evidence of surface inundation or 3011 saturat un. is the wetland hydrology cnterion e,1 s No __ Rations's: cd (In JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant Community a wetland? Yes ✓ No Rationale for jurisdictional decision: 4q �^^l0„ 6 r.w.r . FIELD1A rA SHE WETLANDS DELINEATION ROUTINE ONSITE DETERMINATION METHOD Field Investigator(s): r .. Attr) . ' . S( ,iii Date: S 2, Project/Site: (, • ]}!1/T>j��t�,�1�— State: ileac ,n County: . a ar Applicant/Owner: Plant Community /!Name: 1)131 Note: If a more detailed site description is necessary. use the back of data form or a field notebook. Do no al environmental conditions exist at the plant community? Yes , No (1f no. explain on back) Hes the vege ation, salts, and/or hydrology been significantly disturbed? 'Yes No (If yes. explain on back) Dominant Plant Species ;cie!+tific Name hal.a of n 7, 5. 9. 10. Percent of dominant species that are OBI, FACW, nd/or MC l' X' ?9 is the hydrophytic vegetation criterion met? Yes � No Rational*: VEGETATION SS•retvrt2 lOd (tor • xc> .jds So lb 1n SOILS Series /phase: Tv \C e S, 1+ (1 1001/y) Subgroup': Is the soil on the hydric soils list? Y s .... N4JZ Undetermined Is the soil • Histosol? Yes ..... Hist,c epidedon present Yes _ No is the soft: Mottled? Yes No / „_ Gleyed? Yes r• No Matrix Color:, Vl iZ. 317-. Mottle Colors:IOY�� / 6 Other hydric soil indicators: Is the hydric soil criterion met? Yes /\_._ No •�, Rationale: 7 HYDROLOGY Is the ground surface inundated? Yep No /Surface Water depth: Is the soil saturated? Yes No , Depth to free-standing water in pit/soil probe hale: List other field evid nce of s ce inund tion or soil saturation. \\ &AI ) 11,4 0 Q. V 1 4 )J c J 1 Is the wetla hydrology criterion met? Yes Rationale: JURISDICTIIONAL. DETERMINATION AND RATIONALE is the plant Community a wetland? Yes '! Na _ Rationale for jurisdictional poi • ion:. • .a J FIELD DATA SHE WETLANDS DELINEATION ROUTINE ONSITE DETERMINATION METHOD Field Investigator( Proiect/Site: Applicant/Owner: • 'SRtMI. .. Note: tf a more detailed site description is o-A 1 1 v S< <, Date: 5 �zR 11 ` � State: a c County: IsictS{hwryc'\ Plant Comm iry 'Name: P L -f- T- necessary, use the back at data form or a field notebook. Oo nor-nai environmental conditions exist at the plant community? Yes No If no, explain on back/ pigs the veget ion, soils, and/or hydrology been significantly disturbed? Yes No Of yes, explain an back) Dominant Plant Species rent fib Nernd Ct a VEGETATION 10. Percent of dominant species that are OBL. FACW. a /Or FAC _ (O )o Is the hydrophytic vegetation criterion met? Yes , No Nationale: m.._0. IS r•■_41 n� (� SOILS Series /phase: TY .( (I-y Cfc-L1 loci iil Subgroup`: Is the soil on the hydric soils list? ,' s — No L Undetermined Is the soil a Histosol? Yes ^ No }4istic epidedon oresen ? Yes No is the soil: Mottled? Ye No ✓ Cleye4? Yes _No Matrix Calor: jO Y R � Mottle Colors: Other hydric soil indicators: Is the hydric soil criterion met? Yes No 1 Rationale: t / HYDROLOGY Is the ground surface inundated? Ye No ✓ Su face Water depth: Is the sod saturated? Yes No Depth to fret- star•Aing water in pit/sod probe hole: List other field evidence of surface inundation or sod saturation. Is the wetland hydrology criterion met? Yes __.. No ✓_ Rationale: JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant Community a wetland? Yes _ No Rationale for jurisdictional decision: •• • -1.1 r amawreer, FIELD A A SHE WETLANDS DELINEATION ROUTINE ONSITE DETERMINATION METHOD Field Invest • tor(s): • , a Date: C(2. (`tel ProlectSite: 630 —414M1=111' 4Me a Sfatr ono Yi County: w� Applicant/Owner: Rant Comm w r / /Name: to k Note: tt a more detailed site description is necessary. use the back of data form or a field notebook. Do nor al environments/ conditions exist at the plant community? Yu No (If no, explain on back) Has the vege ation, soils, and/or hydrology been sipniticantly disturbed? Yes No (If yes, explain on back) Oornlnant Ptant Species Saenti'i m 1, h «-c [(A Cr c � r 2.17-lmit, rtoc. i 3. 4. MIL leo vrI 5, sti s. 9. C. • VEGETATION Percent of dominant species that are 08L. FACW. and /or FAC SO is the hydrophytic vegetation criterion met? Yes No V Rationale: liOrnyitioni rani Comrrup its_ Art 04) 1and Series /phases Mc C(,-3 ( Is the soil on the hydric sails list?) Ye �1 No SOILS Subgroup': Undetermined oresent? Yes , No No Mottle Colors: Is the soil a Histasot7 Yes No ✓ istic epidedon le the soil: Mottled? Yes No AGleyed? Yes Matrix Color: I ON/ 12 41? Other hydric soil indicators: s the hydric sail criterion met? Yes No Z Rationale: C"-4. l k NV. 4" HYDROLOGY Is the ground surface inundated? Yf s .._ No Surface Water depth: is the soil saturated? Yes No v�- Depth to free - standing water in pit/soil probe hole: List other field evidence of surface inundation or soil saturation. Is the wetland hydrology criterion met? Yes Ncij_ /t.adonale: NJ ILn JURISDICTIONAL ETE Is the plant community a wetland? Yes _ No f.tlona4 for jurisdictional decision: MINATION AND RATIONALE now SCIENTIFIC NAME Acer macrophyllum Agrostis tenuis Alnus rubra Bromus inermis Cirsium vulgare Conium maculatum Crataegus douglasii Daucuscarota Dactylis glomerata Dipsacus sylvestris Epilobium ciliatum Equisetum arvense Festuca arundinacea Geranium richardsonii Holcus lanatus Lolium perenne Mahonia nervosa Phalaris arundinacea Plantago lanceolata Poa pratensis Polygonum persicaria Polystichum munitom Pseudotsuga menziesii Quercus garryana Ranunculus repens Rubus discolor Rubus spectabilis Rubus ursinus Rumex crispus Salix lucida Symphoricarpos albus Tolmiea menziesii Taraxacum Trifolium pratense Trifolium repens APPENDIX B: Plants found on Site COMMON NAME big -leaf maple colonial bentgrass red alder smooth brome bull thistle poison - hemlock douglas hawthorn Queen Anne's lace orchard grass teasel watson willowherb horse tail tall fescue crane's bill common velvetgrass perennial ryegrass Oregon grape reed canary grass rib plantain Kentucky bluegrass ladysthumb sword fern Douglas fir Oregon white oak creeping buttercup Himalayan blackberry salmonberry trailing blackberry curly dock pacific willow snowberry piggy -back plant dandelion red clover white clover 17 INDICATOR STATUS FACU FAC FAC NOL NOL FAC FAC NOL FACU NOL FACW- OBL FAC - FACU+ FAC FACU NOL FACW FAC FACW NOL NOL FACW FACU- FAC FACU FAC+ FACW+ FACU FAC FACU FACU+ APPENDIX C: National Wetland Inventory Map 18 •• • .f` r.. _ - National Wetland Inventory Map r": APPENDIX D: AERIAL PHOTOGRAPH 19 CITY OF TIGARD Community DeveCopment SFiapingA Better Community LAND USE PROPOSAL DESCRIPTION FILE NO.: 120 DAYS = 6/6/2000 SENSITIVE LANDS REVIEW ISLRI 2000 -00002 [Type II Water Resource Overlay Review and Type I Sensitive Lands Review) FILE TITLE: SOUTHWEST CENTER SANITARY SEWER CONNECTION APPLICANT: VLMK Engineers 3933 SW Kelly Avenue Portland, OR 97210 PHONE /FAX: 503 - 222 - 4453/503- 248 -9263 REQUEST: OWNERS: Harold C. Hambach and Mildred M. Hambach, Grantors 7735 SW Durham Road Tigard, OR 97224 OWNERS: Michael Hambach Sandra E. Sattler and Lorene Brown, Grantees 7735 SW Durham Road Tigard, OR 97224 This application proposes a change of location for the sanitary sewer connection in connection with a prior decision for a new office building at this site. The new office building and parking lot were previously approved under Case file No. SDR1999- 00020/SLR1999 -0001; under this prior decision the Sensitive Lands/Water Resource Review was a Type I application. However, in this new proposal, the sanitary sewer is proposed within the riparian setback triggering a Type II Water Resource Overlay Review, and a new Type I Sensitive Lands Review. The total quantity of disturbed material is approximately 29 cubic yards and is outside of the floodway, though within the 100 year floodplain or the area otherwise defined as the floodway fringe. LOCATION: The proposed project is south of Durham Road and just north of Fanno Creek; WCTM 2S113BA, Tax Lot 00400. COMP. PLAN DESIGNATION: ZONE: Industrial Park and Water Resource Overlay District. I -P, Industrial Park. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.745, 18.775, 18.790, 18.797 and 18.810. CIT AREA: South CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: X STAFF DECISION HEARINGS OFFICER PLANNING COMMISSION CITY COUNCIL DATE COMMENTS SENT: February 14, 2000 DUE:February 28, 2000 DATE OF DECISION: March 29, 2000 DATE OF HEARING: TIME: 7:00 PM DATE OF HEARING: TIME: 7:30 PM DATE OF HEARING: TIME: 7:30 PM COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION X VICINITY MAP X LANDSCAPING PLAN X NARRATIVE X SITE PLAN X ARBORIST REPORT X OTHER (Technical Reports) STAFF CONTACT: Karen Fox, Associate Planner (503) 639 -4171 Ext. 315 PRE- APPLICATION CONFERENCE NOTES 5GR2-voa_DooiZ F //ice7: £evi&&u CITY OF TIGARD PRE - APPLICATION CONFERENCE NOTES (Pre- Application Meeting Notes are Valid for Six (6) Months) (Er or MAIM b. oPZIOM Community (Development Slurping Better Community PRE-APP. MG. DATE: A I b1OOb STAFF AT PRE-APP.: 4(F t P] R NON- RESIDENTIAL APPLICANT: V 1-1`4 1)- En 11 11 ee fS Phone: (563) d a- y 4 S3 PROPERTY LOCATION: ADDRESS /GEN. LOCATION: TAX MAP(S) /LOT #(S): NECESSARY APPLICATIONS: PROPOSAL DESCRIPTION: COMPREHENSIVE PLAN MAP DESIGNATION: AGENT: Phone: ( ) Ourha+y. Road � S it R UA- 1 j 4 jf("het r Qt a not /°`->) rT�, tt 11� Lavat. 1[ 1 e .! i c c c u, C (AY- .IF or aLC_ 5DR Yuric -t iv w i`(1. (Tt V) Cl.e,ci.a.(vl-i., 9l�T- 000 'it al Stujc- Conne tc/IA, c(L. ndt t(i( �a1k ZONING MAP DESIGNATION: it- P C.I.T. AREA: 61))a. FACILITATOR PHONE: (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS KVA aa (IAA a (nl"' ( L L i VL-.. 50R- NeiG - oo02 MINIMUM LOT SIZE: sq. ft. Average lot width: ft. Maximum building height: ft. Setbacks: Front ft. Side ft. Rear ft. Corner ft. from street. MAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area: %. [Refer to Code Section 18. 1 ADDITIONAL LOT DIMENSIONAL REQUIREMENTS MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 -foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/� TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. [Refer to Code Section 18.810.0601 all Of TIGARD Pre - Application Conference Notes NON - Residential Application/Planning Oniuon Section Page I of 9 SPECIAL SETBACKS Y STREETS: feet from the centerline of Z LOWER INTENSIY ZONES: feet, along the site's boundary. D FLAG LOT: 10 -F0OT SIDE YARD SETBACK. [Refer to Code Chapter 18.7301 SPECIAL BUILDING HEIGHT PROVISIONS BUILDING HEIGHT EXCEPTIONS - Buildings located in a non - residential zone may be built to a height of 75 feet provided that: • A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; D All actual building setbacks will be at least half (1/2) of the building's height; and The structure will not abut a residential zoned district. [Refer to Code Section 18.730.010.8)\ PARKING AND ACCESS REQUIRED parking for this type of use: Parking SHOWN on preliminary plan(s): ,\ SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 40% of required spaces may be designated and /or dimensioned as compact spaces. PARKING STALLS shall be dimensioned as follows: Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. Compact parking space dimensions: 7 feet, 6 inches'x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3) feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. [Refer to Code Section 18.165.0401 Handicapped Parking: '. All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number 'of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. :- BICYCLE RACKS ARE REQUIRED FOR MULTI - FAMILY, COMMERCII L AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from ytomobile traffic and in convenient locations. Minimum number of accesses: Minimum access width: Minimum pavement width: All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive -in use queuing areas: [Refer to Code Chapters 18.165 and 18.7051 CITY Of TIGARD Pre - Application Conference Notes NON - Residential Applicwon /Phnnmg Division Section Page 2 of 9 WALKWAY REQUIREMENTS WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi - building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. (Refer to Code Section 18.105.030) LOADING AREA REQUIREMENTS Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. (Refer to Code Section 18.765.001 CLEAR VISION AREA The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road /driveway, road /railroad, and road /road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Code Chapter 18.7951 BUFFERING AND SCREENING In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on ]required buffer area materials and sizes may be found in the Development Code. (Refer to Code Chapter 18.7451 The REQUIRED BUFFER WIDTHS which are applicable to your proposal area are as follows: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: LANDSCAPING STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right -of -way or on private property within six (6) feet of the right -of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. \ A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING' SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information_on design requirements for parking areas and accesses. (Refer to Code Chapte 18.745, 8.765 and 18.705] c tvr Aciake.s h (2euevrtcci riv CITY OF TIGARD Pre - Application Conference Notes NON -Aesdenlsd Applicioon /Phnning Drenon t ton 1 �1 7`(j , 000 Page 3 of 9 SIGNS SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. (Refer to Code Chapter 18380) SENSITIVE LANDS — idev * -1 -�I t�0C�t�u o 1 cM oatt:i vt ( so ' o d, al �, p ,Ct 64. c(< The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100 -YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre - application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive lands areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. (Refer to Code Chapter 18.115) STEEP SLOPES When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. UNIFIED SEWERAGE AGENCY (USA) BUFFER STANDARDS, R & 0 96-44 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25- FEET -WIDE, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as allowed below: A GRAVEL WALKWAY OR BIKE PATH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than ten (10) feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and WATER QUALITY FACILITIES may encroach into the vegetated corridor a maximum of ten (10) feet with the approval of the Agency or City. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained ;n a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. [Refer to R a 0 96-44 /USA Regulations - Chapter 3, Design for SWM1 CITY OF TIGARD Pre - Application Conference Notes 110N-0.rsdentid Application /Planning Don ■ Section Page 4 of 9 Ac WATER RESOURCES OVERLAY DISTRICT The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish- bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH- BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). D Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH- BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP -OF- BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23 - 090(1)(d). D The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25 -foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. - Ada U 4 A . a Sr0 COj. -Fat ( Riparian Setback Reductions ('' ee.(� I c,c) �,1 aQier aco_i el4.4. 1 (1170""t4 "� `� nntrtr "^l�`'^5 S rtG l r''`F'°`�"FS all CA Cte-4 The DIRECTOR MAY APPROVE A SITE - SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and /or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.85.050.0. that demonstrates all of the following: D Native plant species currently cover less than 80% of the on -site riparian corridor area. D The tree canopy currently covers less than 50% of the on -site riparian corridor and healthy trees have not been removed from the on -site riparian setback area for the last five years; That vegetation was not removed contrary to the provisions of Section 18. 85.050 regulating removal of native plant species; (Refer to Code Section 18.191.0301 CITY Of TIGARD Pre - Application Conference Notes Page 5 of 9 NON Aesdmbil &pollution /Phoning Division Section • That there will be no infringement into the 100 -year floodplain; and ➢ The average slope of the riparian area is not greater than 20 %. [Refer to Code Section 18.197.100] TREE REMOVAL PLAN REQUIREMENTS `6,14!i -1 if ia�-- A TREE PAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.150.070.D. according to the following standards: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; Identification of all trees which are proposed to be removed; and A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. [Refer to Code Section 18.190.030.C.1 MITIGATION e tt' (c,(062._ REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. • The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18.190.060.EJ CITY Of TIGARD Pre - Application Conference Notes NON •Residentill Appliauon /Plmning Division Section Page 6 of 9 NARRATIVE The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. (Refer to Code Chapter 18.390] CODE CHAPTERS 18.330 (Conditional Use) 18.340 (Director's Interpretation) 18.350 (Planned Development) 18.360 (Site Development Review) 18.370 (Variances/Adjusnnents) 18.380 (Zoning Map/Text Amendments) 18.385 (Miscellaneous Permits) 18.3 9 ecssion Making Proceduresypact Study) 18.410 (Lot line Adjustments) 18.420 (Land Partitions) 18.430 (Subdivisions) 18.510 (Residential inning Districts) 18.520 (Commercial Zoning Districts) 18.530 (Industrial Zoning Districts) 18.620 (Tigard Triangle Design Standards) 18. 630 (Washington Square Regional Center) 18.705 (Access/Egress /Grculation) 18.710 (Accessory Residential Units) 18.715 (Density Computations) 18.720 (Design Compatibility Standards) 18.725 (Environmental Performance Standards) 18.730 (Exceptions To Development Standards) 18.740 (Historic Overlay) 18.742 (Home Occupation Permits) 18.745 (Landscaping 8 Screening Standards) 18.750 (Manufactured/Mobil Home Regulations) 18.755 (Mired Solid Waste/Recycling Storage) 18.760 (Nonconforming Situations) 18.765 (Off- Street Parking/Loading Requirements) 18.775 (Sensitive Lands Review) 18.780 (Signs) 18.785 (Temporary Use Permits) X 18.790 (Tree Removal) p-A . (I cat;° "�- 18.795 (Visual Oearance Areas) - 18. 797 (Water Resources (WR) Overlay District) 18.798 (Wireless Communication Facilities) X 18.810 (Street & Utility Improvement Standards) w - 4- ULx.C'1C'.fiafIa'GV lt$. 7,4s.04'o IMPACT STUDY As a part of the APPLICATION SUBMITTAL REQUIREMENtS, applicants are required to INCLUDE IMPACT STUDY with their Submittal package. The impact study shall quantify the effect of the development on public facilities end services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts ofthe -development. For each public facility system and type of impact, the study shall propose improveri1 rats necessary to meet City standards, and to minimize the impact of the development on the public atlarge, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically Concur with the dedication requirement, or provide evidence which supports the conclusion that the real p operty dedication requirement is not roughly proportional to the projected impacts of the development. (Refer to Code Sections 18.390.040 and 18.390.0501 NEIGHBORHOOD MEETING - 4 THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE APPROPRIATE CIT FACILITATOR AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. (Refer to the Neighborhood Meeting Handout] SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicant's are required to- complete and file a subdivision plat naming request with the Washington County Surveyor's Office in -order to obtain approval /reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. (COMM Surveyor's Office: 503 -648 -88841 CITY OF TIGARD Pre - Application Conference Notes NON- Aesidemial Appliuhon /Planning Dnown kuion Page 1 of 9 BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre - application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625 -6177. [Refer to Code Chapter 10.7551 }iv€ l,e .�' axial he -_ 1ziet I Socu.t3S- i- no't 'r. 0.� ADDITIONAL CONCERNS OR COMMENTS: t,Ucrier Qc oc- i �5 Type �n1 =Sti Uan(6,"t° 15 nee— t}` e/ tbI L die Cut d--0 of FVI ei■ I .uoftJ-eei' t5 7u-c4er Ac"._ t�fic�.brc �c•cl�o o,i o c y R(tlu c,tiv wt 1 ( 1 G T JIlL reu i&- tt" 5CAutrk-coe.. .I u Lu►tl IOC Tie? ET 1Zil. `.'cc ' p1Ct'"`.'�.,- - CeciAt M ('v% di C ckk l o cct* i ►%vi, of 51)` r it) an (0.-...... se-6_6.k . — 1,) 01P_ nib USA reli�.�-Qi- iril/3 51�,,,.0 LU fr)r I�rrl- eutt4) 51re(JwtA '�- LOH(0_f b COAkt e1f4eLk,,y�-�. 0 5J,3UV''U1 .1 Mtc�LU(1 is "as11 n(3 -is ns�f }offpl�c.u.i4► lt-t-1 Ii? Cl.R_k ail,' c tka_v�(. a,k_'� INCLLPA Q uck., l jt- Ok4 icy Gt o-,• c.t 0,- - . 'e +P r t zp e, D Aeon 4 ) fro._ lAaits o rCL'$tr0LAI.t.t{, rovtokroCtt'v,k.. 00tcovt. USA CL,Ir1Q,2e-d (A 6wvA.i*Gti(1 CA Av\R.CI i vi.. (i a� 0 1, c c�'t t n� 5U b nn. t-{ -keel � It. el (Ake r c)-`S I �� V , ( t;� 1.u,1P a.o (A, in. ,e><.0 \t -, L.9_,11.k. u5-1\ �(vrwcLk . PROCEDURE )( Administrative Staff Review. t '`�l�v� taleeQ cxlorL X Public hearing before the Land Use Hearings Officer. ��� i� tech. t.�c.t Public hearing before the Planning Commission. cc�ti,Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. f ( hod ts� y via- o� V t cr p0.0 r k cry` APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. CITY OF TIGARD Pre - Application Conference Notes Page 8 of 9 NON - Residential Application/Planning Division Section The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10 -day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard . A basic flow chart which illustrates the review process is available from the Planning Division upon request. This PRE - APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE - APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE - APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: CITY TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE -APP. MEETING PHONE: (5031 639-4171 FAX: [503) 684 -7297 E -MAIL: (statfs first name) @ci.tigard.or.us H:\patty\masters\Pre -App Notes Commercial.doc (Engineering section: preapp.eng) Updated: 2- Nov -99 CITY OF TIGARD Pre - Application Conference Notes NON-Rrsidenoal Appi caion /Planning Division Section Page 9 of 9 CITY OF TIGARD LAND USE APPLICATION CHECKLIST please read this form carefully in conjunction with the notes provided to you at the pre - application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6 -8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639 -4171. Staff: +a revs Date: 113 I a.c5v 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre - Application Conference notes) Two (2) sets of stamped, addressed envelopes and a notarized list of all owners of property within 500 feet of the subject property. Mailing envelopes shall be legal -size, addressed with 1" x 4" labels Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre - Application Conference notes Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this J checklist provides details on what information to include on each plan): Vicinity Map ✓ Preliminary Grading /Erosion Control Plan Existing Conditions Map •% Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map ❑ Preliminary Storm Drainage Plan ❑ Preliminary Partition /Lot Line Adjustment Plan IF< Tree Preservation /Mitigation Plan -%fee S -� ../ Site Development Plan ❑ Architectural Drawings Landscape Plan ❑ Sign Drawings ❑ Public Improvements /Streets Plan n ✓. CtVi I taf)4 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES a`{ COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 4. SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ❑ Traffic Study ❑ Local Streets Traffic Study Wetlands/Stream Corridor Delineation and Report Alpo Veyeta k: - i`�"�`�'`" 0��`` -c ❑ Habitat Area Evaluation 1$ ."Itil. 0go ❑ Storm Drainage System Downstream Analysis ❑ Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ❑ Geotechnical Report Other lA ctnblo3yc&d 6a.115 Qepot t (:eradtn j plan, \ec9etectikk 0.p it ct Streamb k Cvr.ai4in -o rr�rnt specAf(ea fr sed (AAA per.4 5. PREPARING PLANS AND MAPS se-t bc-c.k- 5trec-r,n . vs.117. o(oo Apptietei w. re.rk i vvNe.wiS 1MCt.N 1,4.)aier Pe s (01 n Istr ct , Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo -ready 8%Z x 11 format THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). /Vicinity Map Showing the location of the site in relation to: • Adjacent properties U' • Surrounding street system including nearby intersectio s ❑ • Pedestrian ways and bikeways (- r..4".e.. e i∎az -v .-4) g • Transit stops ❑ • Utility access g V Existing Conditions Map - A Parcel boundaries, dimensions and gross area ❑ Contour lines (2' intervals for 0 -10% slopes or 5' for slopes >10 %) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas a.._al I oev. -ie, -Bob d- v.3C.L4i ❑ • Areas having a high seasonal water table within 24" of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with >_ 6" caliper measured 4' from ground level ❑ Location and type of noise sources ❑ Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ Locations of existing dedicated right -of -ways ❑ City of Tigard Land Use Application Checklist Page 2 of 5 Subdivision Prelimina Plat Map The proposed name of the sub vision Vicinity map showing property's r - tionship to arterial and collector streets Names, addresses and telephone n bers of the owner, developer, engineer sury : or and designer (as applicable) Scale, north arrow and date Boundary lines of tract to be subdivided Names of adjacent subdivisions or names o ecorded owners of adjoining • - rcels of unsubdivided land Contour lines related to a City - established ben • mark at 2' intervals for I 0% grades and 5' intervals for grades greater than 10% The purpose, location, type and size of all of the fol wing (within an,. adjacent to the proposed subdivision): • Public and private right -of -ways and easements • Public and private sanitary and storm sewer lines • Domestic water mains including fire hydrants • Major power telephone transmission lines (50,000 olts or gre. er) • Watercourses • Deed reservations for parks, open spaces, p- ways and other land = cumbrances • The location of all trees with a diameter 6 i es or greater measured a feet above ground level • The location of all structures and the present uses of the structures, and a - - tement of which structures are to remain after platting Supplemental information including: • Proposed deed restrictions (if an • A proposed plan for provision • subdivision improvements Existing natural features including rock outcroppings, wetlands and marsh areas The proposed lot configuration -, lot sizes and dimensions and lot numbers. Where lots are to b ° used for purposes other than residen :I, it shall be indicated upon such lots If any of the foregoing info ation cannot practicably be shown on the preliminary plat, it shall be inco •orated into a narrative and sub . tted with the application materials Preliminary Partition /Lot Line Adjustment Plan The owner of the subject parcetN The owner's authorized agent The map scale, north arrow and date Proposed property lines Description of parcel location and boundaries Contour lines (2' intervals for slopes 0 -10% or 5' fo lopes >10%) Location, width and names of streets, easements and . er public ways within and adjacent to the parcel Location of all permanent buildings on and within 25' of al'property lines Location and width of all water courses Location of any trees with 6" or greater caliper at 4' above groun evel All slopes greater than 25% Location of existing and proposed utilities and utility easements Any applicable deed restrictions • Evidence that land partition will not preclude efficient future land division where plicable Future street extension plan showing existing and potential street connections ❑❑❑❑❑ ❑❑ CI ❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑ City of Tigard Land Use Application Checklist Page 3 of 5 Site Development Plan The proposed site and surrounding properties Contour line intervals The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways • Easements on the site and on adjoining properties • Proposed streets or other public ways and easements on the site • Alternative routes of dead -end or proposed streets that require future extensions The locations and dimensions of the following: • Entrances and exits on the site • Parking and circulation areas • Loading and service areas • Pedestrian and bicycle circulation • Outdoor common areas • Above ground utilities • Trash and recyclable material areas The locations, dimensions and setback distances of the following: • Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25' of the site • Proposed structures, improvements, utilities and easements on the site • Sanitary sewer facilities • Existing or proposed sewer reimbursement agreements • Storm drainage facilities and analysis of downstream conditions Locations and type(s) of outdoor lighting considering crime prevention techniques The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ " Landscape Plan ( HA:\ of lje9C-lo-ir r►ti Wit as+t vvv 4PI lit—) ❑❑❑❑❑❑❑ CI CI Location of trees to be removed Location, size and species of existing plant materials General location, size and species of proposed plan materials Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them • Plans for soil treatment such as stockpiling the top soil • Erosion control measures that will be used • Location and description of the irrigation system where applicable • Location and size of fences, buffer areas and screening Location of terraces, decks, shelters, play areas, and common open spaces Public Improvements /Stre s Plan CI Proposed right -of -way locations and the ❑ • A scaled cross- section of all proposed stre lus any reserve strips ❑ • Approximate centerline profiles showing the finis grade of all streets including street extensions for a reasonable distance beyond the limits of the propose bdivision ❑ City of Tigard Land Use Application Checklist Page 4 of 5 • GradinglErosion Control Plan The locations and extent to which grading will take place Existing and proposed contour lines Slope ratios /Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow Location, width and direction of flow of all water courses and drainageways Location and estimated size of proposed storm drainage lines Where applicable, location and estimated size and dimensions of proposed water quality/detention facility Tree Preservation /Mitigation Plan (if app h' cob(L) Identification of the location, size and species of all existing trees Program to save existing trees or mitigate tree removal (Section 18.790.030) A protection program defining standards and methods to be used during and after construction Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use Elevation drawings for each elevation of the structure Sign Drawings Specify proposed location, size and height JuedeA L Cv et, 5 Ve.1 u;s2_,✓ C� ra � eto nkJL4 A6% -{rtes iA; curpin lmasterslrevised\chklist.doc 26- Nov -98 tr(ovl I S-f ae -C�c City of Tigard Land Use Application Checklist Page 5 of 5 • CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the re- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6 -8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639 -4171. Staff: 'ar'ev� ,1 Date: 1131a_eoo 1. BASIC INFORMATION pLL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal . Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre - Application Conference notes) Two (2) sets of stamped, addressed envelopes and a notarized list of all owners of property within 500 feet of the subject property. Mailing envelopes shall be legal -size, addressed with 1" x 4" labels Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre - Application Conference notes Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): 0 0 0 Vicinity Map Existing Conditions Map Subdivision Preliminary Plat Map Preliminary Partition /Lot Line Adjustment Plan Site Development Plan Landscape Plan Public Improvements /Streets Plan 3. NUMBER OF COPIES REQUIRED ❑ Preliminary Grading /Erosion Control Plan Preliminary Utilities Plan ❑ Preliminary Storm Drainage Plan Tree Preservation /Mitigation Plan ❑ Architectural Drawings ❑ Sign Drawings The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES ad COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 • 4. • SPECIAL STUDIES At - EPORTS Because of the nature of your project and /or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ❑ Traffic Study ❑ Local Streets Traffic Study Plea Wetlands/Stream Corridor Delineation and Report qll,o \/�c�et��� - �{ctt j�4" ` ❑ Habitat Area Evaluation \< ,���, ogu. ❑ Storm Drainage System Downstream Analysis ❑ Preliminary Sizing Calculations for Proposed Water Quality and /or Detention Facility ❑ Geotechnical Report Other 1- icUoto��c ct 6,' 13 �e pv t bra Clin j Plan Vecrtecill Pt eat Streamba�k CCw scfieCl -b add.u,cd ir+,pac-i -5 c`r (710er -( ux111e ,n r`pa",a-vA. 5. PREPARING PLANS AND MAPS 5z -ibc_c.k- Aa. MAW 5tr eCt.r1r1 • 5cG \8.117. o (00 hop tie a-I,,,, rei,wLe Uk&A tOaier RcSv�nce-, Oueitloi 0iitr c Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 8%2 x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). /Vicinity Map Showing the location of the site in relation to: • Adjacent properties • Surrounding street system including nearby intersections • Pedestrian ways and bikeways ) • Transit stops • Utility access V Existing Conditions Map - A 1/ = Parcel boundaries, dimensions and gross area ❑ Contour lines (2' intervals for 0 -10% slopes or 5' for slopes >10 %) p Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas a—c). 1oeo--4e- 'fk'o dwa-c� ❑ • Areas having a high seasonal water table within 24" of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ • Other site features: • Rock outcroppings ❑ • Trees with 6" caliper measured 4' from ground level ❑ Location and type of noise sources ❑ • Locations of existing structures and their uses ❑ • Locations of existing utilities and easements ❑ =. Locations of existing dedicated right -of -ways ❑ City of Tigard Land Use Application Checklist Page 2 of 5 • Subdivision Prelimirta Plat tp The proposed name of the sub Vicinity map showing property's r Names, addresses and telephone Scale, north arrow and date Boundary lines of tract to be subdivided Names of adjacent subdivisions or names o Contour lines related to a City - established ben grades greater than 10% The purpose, location, type and size of all of the fol the proposed subdivision): • Public and private right -of -ways and easements • Public and private sanitary and storm sewer lines • Domestic water mains including fire hydrants • Major power telephone transmission lines (50,000 • Watercourses • Deed reservations for parks, open spaces, p9t ways and other land • The location of all trees with a diameter 6 i cches or greater measured a • The location of all structures and the pre ent uses of the structures, and 'vision tionship to arterial and collector streets n �rtbers of the owner, developer, engineer sury ecorded owners of adjoining mark at 2' intervals for wing (within an olts or gre or and designer (as applicable) rcels of unsubdivided land 0% grades and 5' intervals for adjacent to ter) cumbrances feet above ground level a atement of which structures are to remain after platting Supplemental information including: • Proposed deed restrictions (if an • A proposed plan for provision Existing natural features including The proposed lot configuration purposes other than residen If any of the foregoing info into a narrative and sub Preliminary Partition/ ❑❑❑❑❑❑❑ ,zrsubdivision improvements ❑ rock outcroppings, wetlands and marsh areas , lot sizes and dimensions and lot numbers. Where lots are to b- used for I, it shall be indicated upon such lots ❑ ation cannot practicably be shown on the preliminary plat, it shall be inco .orated tted with the application materials t Line Adjustment Plan The owner of the subject parce The owner's authorized agent The map scale, north arrow and date Proposed property lines • Description of parcel location and boundaries, Contour lines (2' intervals for slopes 0-10%6'r 5' fo Location, width and names of streets, easements and Location of all permanent buildings on and within 25' of al • Location and width of all water courses Location of any trees with 6" or greater caliper at 4' above group. evel All slopes greater than 25% ;' Location of existing and proposed utilities and utility easements • Any applicable deed restrictions Evidence that land partition will not preclude efficient future land division where • Future street extension plan showing existing and potential street connections lopes >10 %) er public ways within and adjacent to the parcel roperty lines plicable El ❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑ City of Tigard Land Use Application Checklist Page 3 of 5 Site 'Development Plan The proposed site and surrounding properties Contour line intervals The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways • Easements on the site and on adjoining properties • Proposed streets or other public ways and easements on the site • Alternative routes of dead -end or proposed streets that require future extensions The locations and dimensions of the following: • Entrances and exits on the site • Parking and circulation areas • Loading and service areas • Pedestrian and bicycle circulation • Outdoor common areas • Above ground utilities • Trash and recyclable material areas The locations, dimensions and setback distances of the following: • Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25' of the site • Proposed structures, improvements, utilities and easements on the site • Sanitary sewer facilities • Existing or proposed sewer reimbursement agreements • Storm drainage facilities and analysis of downstream conditions Locations and type(s) of outdoor lighting considering crime prevention techniques The locations of the following: • All areas to be landscaped • Mailboxes • Structures and their orientation Landscape Plan Cry paAl uc l(esa-((-{i„ti) t- 4,j4 irst(V,A, 4101e-K) Location of trees to be removed Location, size and species of existing plant materials General location, size and species of proposed plan materials Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them • Plans for soil treatment such as stockpiling the top soil • Erosion control measures that will be used • Location and description of the irrigation system where applicable • Location and size of fences, buffer areas and screening • Location of terraces, decks, shelters, play areas, and common open spaces Public lmprovements /St e'. s Plan • Proposed right -of -way locations and ' • the • A scaled cross - section of all proposed stye- •lus any reserve strips • Approximate centerline profiles showing the finis :. grade of all streets including street extensions for a reasonable distance beyond the limits of the propose. bdivision o El CI CI City of Tigard Land Use Application Checklist Page 4 of 5 Grading /Erosion Control Pl- The locations and extent to which grading will take place Existing and proposed contour lines Slope ratios /Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow Location, width and direction of flow of all water courses and drainageways Location and estimated size of proposed storm drainage lines / Where applicable, location and estimated size and dimensions of proposed water quality/detention facility Tree Preservation /Mitigation Plan (cf- app ('cub(.L ) Identification of the location, size and species of all existing trees Program to save existing trees or mitigate tree removal (Section 18.790.030) A protection program defining standards and methods to be used during and after construction Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use Elevation drawings for each elevation of the structure Sign Drawings 0 Specify proposed location, size and height ❑ i:l;curpinlmasterslrevisedlchkl ist.doc 26- Nov -98 City of Tigard Land Use Application Checklist Page 5 of 5 ADDITIONAL DOCUMENTS Oregon John A. Kitzhaber. M.D., Ckwernor December 17, 1999 Martin Schott Schott & Associates 11977 S. Toliver Road Molalla, OR 97038 Division of State Lands 775 Summer Street NE Salem, OR 97301 -1279 (503) 378 -3805 FAX (503) 378 -4844 TTY (503) 378 -4615 State Land Board John A. Kitzhaber Governor Bill Bradbury Secretary of State Jim Hill State Treasurer Re: Wetland Delineation for Opus Northwest site on SW Durham Road, Tigard T2S -R1W S1 4 TL -00400; DSL Det. #99 -0-547 -- - -. • . . — Dear Martin: The City of Tigard submitted your wetland delineation report to the Division along with a number of other documents for comments on a proposed development plan. In order to provide comments to the city, I reviewed the wetland delineation report and I concur with your delineation and conclusions. Fanno Creek and the two wetland areas mapped in figure 3A of your report are subject to permit requirements of the state Removal -Fill Law. A state permit is required for fill or excavation of 50 cubic yards or more of material in the wetland areas. This concurrence is for purposes of the state Removal -Fill Law only. Federal or local permit requirements may apply as well. The Army Corps of Engineers will make a determination for purposes of Section 404 of the Clean Water Act at the time that a permit application is submitted. We recommend that you attach a copy of this concurrence letter to both copies of any subsequent joint permit application to speed permit application review. The current proposal (Southwest Center) avoids all impacts to the creek and the wetlands. As such, no removal -fill permit is required. This concurrence is based upon the information provided in the report. Should additional information be`provided or site conditions change, the Division would consider the new information and revise our jurisdictional determination if needed. Thank you for your report. Sincerely, Janet C. Morlan, PWS Wetlands Program Leader cc: Jan Stuart, Corps of Engineers Karen Perl Fox, City of Tigard (SDR 1999- 00020; SLR 1999 - 00011) LWI file K:1Wetlands\Det - WN Letters11999199- 0547.doc CONNECTION PERMIT ISSUE DATE 032100 EXPIRATION DATE 091700 E.G EXP DATE STRUCTURE ADDRESS 5430 ,-'A/ � -Y i4co / / €C4 5TRUCTUPE STREET SW DURHAM TYPE CONNECTION- NEW TYPE INSTALLATION- (3 ) SANITARY LINE TAP TYPE OCCUPANCY- (4 i COM'MERCIAL OWNER VLMK CONSULTING ENG ADDRESS 3933 SW KELLY AVE PORTLAND O R 97201 PHONE 222-4453 .- _-4_._ ..._ FIXTURE UNITS PERMIT 118483 PROJECT 9999 LOT BLOCK OF PARCEL. 291 13BA 400 4 840 TREATMENT PLANT PLIRHAM WATER DISTRICT TIGARII EQUIVALENT DWELLING RESIDENTIAL SERVICE UNITS 0.0 UNITS SERVICE UNITS CONNECTION FEES SURFACE WATER DEVELOPMENT FEES LINE TAr:. INSP 100.00 WATER OUALI TY LESS CREDIT WATER OUAN i I T 'Y l..ES :] CRED ( i EROSIOi,l COWTr.OL 0.00 0 >00> 0000 .00 SUBTOTAL 100.00 SUBTOTAL. 0.00 APPL NAME KRISTINE PHONE _..._._ AFF ILLL rION REP REMARKS SANI LINE TAP SOUTHWEST CENTER i S ONATURl: • l TOTAL 100.00 ISSUED DY AHDERSONL Permit Conditions: The applicant agrees to comply with all rules and regulations of the Unified Sewerage Agency. including those regarding erosion control. A 24 -hour notice is required for erosion control inspections. The inspection request number is 842 -2444. When calling for an inspection, please refer to the permit, project and lot numbers. The permit expires one hundred eighty (18')) days from the date of issuance. The Agency does not guarantee the accuracy of the location of side sewer lateral. u unifi, . sewerage agency 155 N. First Ave., Suite 270, Hillsboro, Or., 97124 503 648-8621 SAhI J TARY• D a SURFACE WATER Li Uu L 7/93 WHITE - USA, BLUE - Accounting, GREEN - Inspection, YELLOW - Customer SCHOTT & ASSOCIATLa MAR 16 2000 Ecologists & Wetlands Specialists 11977 S. Toliver Rd. • Molalla, OR 97038 • (503) 829 -6318 • FAX: (503) 829 -3874 March 14, 2000 Kristine Bachand VLMK Consulting Engineers 3933 SW Kelly Ave. Portland, OR 97201 -4393 Re: SW Center Dear Kristine: „,'•t +: uI i Lj tiltii7VtE1�$ I faxed you a copy of the DSL wetland delineation verification letter. Janet Morlan sent the letter on December 17, 1999. A copy was sent to Karen Perl Fox of the City of Tigard, and to Jan Stuart of the Army Corps of Engineers (COE). The COE recently sent out a memo to all the consultants stating that they no longer send out letters of concurrence for wetland delineations. In fact, they will not accept wetland delineation reports unless there is a wetland permit application. Since DSL has sent a letter of concurrence, and the plans clearly indicate that the wetlands will not be impacted, the project does not need a wetland fill permit from either agency. A request has been made to Bill Parks of DSL to send a letter to the City of Tigard stating that a wetland fill permit is not required. Sincerely, Martin R. Schott, Ph.D. : ▪ o n s Y N CC u N C '` • MEMBER `s VLIV"{ Consulting Engin- . rs 3933 SW _Y AVENUE / PORTLAND, OREGON 97201 -ti . (503) 222 -4453 / FAX (503) 248 -9263 / email: vlmk @vlmk.com March 21, 2000 SENSITIVE LANDS REVIEW WATER RESOURCE OVERLAY REVIEW (SLR2000- 00002) RESPONSE TO CONDITIONS OF APPROVAL PRINCIPALS ALFRED H. VAN DOMELEN, P.E. JAMES E. KNAUF, P.E. GREGORY J. BLEFGEN, P.E. HAVLIN G. KEMP PE. JOHN T. BROOKS ASSOCIATES KEVIN M. KAPLAN, P.E. THOMAS CAMERO, P.E. 1. Letters from Martin Schott, Ph. D. Wetland Ecologist and Janet C. Morlan, PWS Oregon DSL are attached to this response. The letters indicate and concur that no DSL or Army Corps of Engineers permits are required. 2. The landscape and erosion control plans have been revised and resubmitted with this application. The plans indicate vegetation that is being disturbed, vegetation that will remain, and complete planting information. 3. Prior to any site work, the edge of the 100 -year floodplain or 50 -foot riparian setback, whichever is greater, will be marked on the site with construction fencing to ensure that no disturbance to any sensitive areas occurs. 4. The erosion control and landscape plans have been revised to incorporate protective measures, and show the vegetative mitigation areas. 5. If any changes to the proposed plans and/or quantities of materials disturbed are made the City of Tigard Planning and Engineering Departments will be notified immediately. 6. A copy of the USA Sewer Connection permit has been included with this response. Please contact Kristine Bachand, at VLMK Engineers with any additional questions or comments. Thank you. VLF - 1� Consulting Engir -a rs 3933 S1. _LY AVENUE / PORTLAND, OREGON 97201,—A 1503) 222 -4453 / FAX (503) 248 -9263 / email: vlmk @vlmk.com March 21, 2000 SENSITIVE LANDS REVIEW WATER RESOURCE OVERLAY REVIEW (SLR2000- 00002) RESPONSE TO CONDITIONS OF APPROVAL PRINCIPALS ALFRED H. VAN DOMELEN JAMES E. KNAUF, P.E. GREGORY J. BLEFGEN, P.E. HAVLIN G. KEMP, RE. JOHN T. BROOKS ASSOCIATES KEVIN M. KAPLAN, P.E. THOMAS CAMERA P.E. 1. Letters from Martin Schott, Ph. D. Wetland Ecologist and Janet C. Morlan, PWS Oregon DSL are attached to this response. The letters indicate and concur that no DSL or Army Corps of Engineers permits are required. 2. The landscape and erosion control plans have been revised and resubmitted with this application. The plans indicate vegetation that is being disturbed, vegetation that will remain, and complete planting information. 3. Prior to any site work, the edge of the 100 -year floodplain or 50 -foot riparian setback, whichever is greater, will be marked on the site with construction fencing to ensure that no disturbance to any sensitive areas occurs. 4. The erosion control and landscape plans have been revised to incorporate protective measures, and show the vegetative mitigation areas. 5. If any changes to the proposed plans and/or quantities of materials disturbed are made the City of Tigard Planning and Engineering Departments will be notified immediately. 6. A copy of the USA Sewer Connection permit has been included with this response. Please contact Kristine Bachand, at VLMK Engineers with any additional questions or comments. Thank you. H5 Oa- sat 0. lO. coo kc'' e : 4-wc- a (` (044. TO VLMK Con: ing Engineers 3933 SW KELLY AVE. / .- TLAND. OREGON 97201 -4393 (903) 222 -4453 / FAX 248 -9263 Cc r-1-11 WE ARE SENDING YOU Li Attached ❑ Under separate cover via ❑ Shop drawings El Copy of letter CI Prints i i1Tr of Lir.EQaSRIU177a DATE J1 v ATTENTI N RE 10T,0 JOB NO. k4ifyi �oX RECEIVED MAR 2 4 2000 COMMUNITY DEVELOPMENT ❑ Plans the following items: ❑ Samples ❑ Specifications ❑ Change order ❑ COPIES DATE NO DESCRIPTION THESE ARE TRANSMITTED as checked below; or approval O Approved as submitted ❑ Resubmit copies for approval or your use ❑ Approved as noted ❑ Submit copies for distribution ....);?"As requested ❑ Returned for corrections ❑ Return corrected prints ❑ For review and comment ❑ ❑ FOR BIDS DUE 19 ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS COPY TO SIGNED: It enclosures are not as noted, kindly notify us t one*. &Oct(�l A.eectg eleccf), pitib ,� eu 1th e AIsv bId imov ((Qrod /e0) -e p/a-„t bir ectD u ,7 %-t - U LR K 5au Okrui uiew CeeNcri r 114.4 d 0QX5 -C dlAvv.- 1{U-To' 6.44, - t -_ JGvv1/4- (4 - 44.140 6& *cJ 6-1,,, a rc.1 gish s w- to 6.� (744. -. , i, r /A - 4 i,a.k't- /04A w...:1 -EA (pA2., LAA k ' OCAAA_ o '- 7iu.4-e 04- j4 AA. 3D •-k2, g t cic , RA. (64. it-.' < < 4a,' ()474-- .x-- L Customer Receipt CITY OF TIGARD User: front Station: 02 Operator: SSC Rcpt No: 0000591 Customer No: 000000 Name: VLMK CONSULTING ENGINEERS Address: 3933 SW KELLY AVE PORTLAND, OR 972014393 Type Description LANDUS Land Use Applications 'SL \2 Z o0u -� Printed: 03/10/2000 12:02 Date: Amount Due: Cash: Check: N/A : Change: 03/10/2000 30.00 0.00 30.00 0.00 0.00 Amount 30.00