Planning Commission Packet - 12/01/1981 POOR QUALITY RECORD
PLEASE NOTE: The original paper record has been archived and
put on microfilm. The following document is a copy of the
microfilm record converted back to digital. If you have questions
please contact City of Tigard Records Department.
MINUTES
TIGARD PLANNING COMMISSION
December 1, 1981.
Fowler Junior High Lecture Room
10865 S.W. Walnut St. - Tigard
President Tepedino called the meeting to order at 7:35.
ROLL CALL:
Present: Tepedino, Speaker, Moen, Kolleas, Herron, Helmer, Owens, Bonn,
Christen arriving at 7:40 p.m.
Staff: Associate Planner Newton; Diane Jelderks, Support Staff
arriving at 7:40, Ed Sullivan, Attorney; Frank Currie, Planning Director.
The minutes of the November 10 meeting were considered. Mr. Speaker corrected the
spelling of two names, Mel Stout on page two and Mr. Nicholas on Page four. Mr.
Speaker MOVED that the minutes be accepted with corrections made, seconded by Moen,
approved with. corrections by unanimous vote.
COMMUNICATION: Newton - informed Planning Commission that it was only necessary to
elect new officers every two years. Elections required to be held the first month
of every odd year. Brought up in discussion was the fact that Chairman Frank
Tepedino, Commissioner Speaker and Commissioner Kolleas appointments expired 7-1-82.
(Secretary's note: Commissioner Owens also expires 7-1-82.) Commissioner Bonn
commented he favored Chairman Tedpedino remaining in his position until term expired.
Tepedino said he had no problem with that.
The President then opened the Study Session by turning the meeting over to Mr.
Sullivan, Attorney for the City, for presentation of Administrative Procedures.
Mr. Sullivan passed out two charts showing process for Planning Director decisions
and appeals and decision-making processes by Approval Authorities other than Director.
He also expressed his appreciation to the Planning Commissioners, especially Commissioner
Speaker, for their input and two major changes in the procedures.
Special attention was first brought to Section 18.84.050 Approval Authority,
which included the position of a Hearings Officer. There was lenghty discussion
regarding the need of a Hearings Officer, how one would be hired, who would do the
hiring and what effect this would have on the Planning Commission.
There was a change made in Section 18.84 050 b, item number 7: "Application
for extension of time". This places the authority under Planning Director rather
than Planning Commission.
Mr. Sullivan then covered Administrative Procedure, section by section, answered
questions raised by the Commissioners, clarified new procedures and made minor
corrections.
COMMISSION ACTION: Mr. Speaker made a MOTION that the Administrative Procedures,
with admendments and correctionsf, be taken to the City Council with further discussion
to be made regarding the Hearings Officer. The motion was seconded by Moen, carried
unanimously.
MINUTES
TIGARD PLANNING COMMISSION
December 1, 1981
Page 2
Further discussion was made as to how to have the concerns of the Planning Commission,
regarding the Hearings Officer, made to the City Council and City Administrator.
Tepedino MOVED that the following items be recommended to the City Council
regarding the Hearings Officer issue:
1. Office to have a term of one year. (six month review)
2. Planning Commission to be able to review annually.
3. Have a 3 member committee for hiring including one Planning Commissioner.
4. Removal because of neglect or malfeasance
5. A determination of need to be made with the Planning Commission.
6. Planning Commission to be notified of all Hearings Officers decisions.
Sullivan stated he would include these items in the Ordinance if motion passed.
Speaker seconded the motion, carried unanimously.
The President declared a five-minute recess.
FLOODWAY ORDINANCE
Frank Currie, Planning Director explained that staff would like for the Planning
Commission to make a recommendation to City Council on a Floodway elevation for
the sole purpose to allow the City to participate in the Flood Insurance Program.
Currie, explained how the "0" foot Floodway and the "1" foot Floodway relates
to the Flood Insurance and how it relates to what the City is doing with the floodplain.
He gave examples of what would happen if there were a flood and how each of the above
options would effect damaged buildings in the floodplain. He explained that the main
purpose is to allow citizens of Tigard to obtain Flood Insurance and have the rates
set.
Discussion followed with Tepedino expressing much concern regarding the issue
"If we passed a "0" foot Floodway would this then enable developers to develope
within the 100 year floodplain." Currie explained that the City Code controlled what
would be done in the floodplain and even though the "0" foot Floodway would be less
1 restrictive (as it relates to insurance rates) .and does not allow building in the flood-
plain. This action is only necessary to be able to establish rates.for Insurance.
J.B. Bishop commented that more lenders are automatically requesting Flood
Insurance and the premium is quite high unless the City has passed a "0" or "1"
foot Floodway.
Tepedino requested having someone of authority from the Federal Emergency
Management Agency speak to the Commission prior to making a decision. Staff said
because of the time involved that would be impossible as the Floodway had to be
accepted by February 1, 1982 to be eligible for this program.
Moen MOVED to recommend to City Council for a "0" foot Floodway, seconded by
Speaker and carried eight to one, with Tepedino voting no.
•
MINUTES
TIGARD PLANNING COMMISSION
December 1, 1981
Page 3
NOISE ORDINANCE
Liz Newton presented wording for the City of Tigard Zoning Code relative to
compliance with DEQ noise standards. This wording would be inserted into the
Industrial Zone sections M2, M3 and M4, as follows:
All uses in an (M3) (M4) (M2) zone shall comply with environmental
standards as adopted by the State of Oregon Department of Environmental
Quality for air, land, noise and water. If it is deemed necessary by
the Planning Director or his agent, evidence of compliance with DEQ
standards for air, land, noise or water may be required. Evidence
shall be in the foam of a letter or copy of a permit' from the regulatory
agency.
Ms. Newton also had a letter from Maggie Conley of the Department of Environmental
Quality approving wording as well as, a memo from Sullivan's v office approving wording.
Speaker made a MOTION to recommend to City Council the above wording to be
added to the appropriate sections of the Tigard Municipal Code, seconded by Helmer,
carried unamiously.
Liz Newton submitted several applications for NPO # ,3. Due to the fact they
were incomplete and not clear whether Mr. or Mrs. was applying, she was requested
to return them to the NPO members to be resubmitted at another time.
f..
The President declared the meeting Adjourned at 11:50.
MINUTES
TIGARD PLANNING COMMISSION
December 1, 1981
Page 2
Further discussion was made as to how to have the concerns of the Planning Commission,
regarding the Hearings Officer, made to the City Council and City Administrator.
Tepedino 'MOVED that the following items be recommended to the City Council
regarding the Hearings Officer issue:
1. Office to have a term of one year. (six month review)t "" � "�"P' f
2. Planning Commission to be able to review annually.04 SG/1 L G
3. Have a 3 member committee for hiring including one Planning Commissioner.
4. Removal because of neglect or malfeasance
5. A determination of need to be made with the Planning Commission.
6. Planning Commission to be notified of all Hearings Officers decisions.
Sullivan stated he would include these items in the Ordinance if motion passed.
Speaker seconded the motion, carried unanimously.
The President declared a five-minute recess.
FLOODWAY ORDINANCE
Frank Currie, Planning Director explained that staff would like for the Planning
Commission to make a recommendation to City Council on a Floodway elevation for
the sole purpose to allow the City to participate in the Flood Insurance Program.
Currie, explained how the "0" foot Floodway and the "1" foot Floodway relates
to the Flood Insurance and how it relates to what the City is doing with the floodplain.
He gave examples of what would happen if there were a flood and how each of the above
optionS'would effect damaged buildings in the floodplain. He explained that the main
purpose is to allow citizens of Tigard to obtain Flood Insurance and have the rates
set.
Discussion followed with Tepedino expressing much concern regarding the issue,
"If we passed a "0" foot Floodway would this then enable developers to develope
within the 100 year floodplain." Currie explained that the City Code controlled what
would be done in the floodplain and even though the "0" fdtot Floodway would be less
restrictive (as''it relates.:toAnisurance. rates)?,and does not allow building .in. the flood-
plain. This action ,is'; only necessary.,to be able to establish rates.for Insurance.
J.B. Bishop commented that more lenders are automatically requesting Flood
Insurance and the premium is quite high unless the City has passed a "O" or "1"
foot Floodway.
Tepedino requested having someone of authority from the Federal Emergency
Management Agency speak to the Commission prior to making a decision. Staff said
because of the time involved that would be impossible as the Floodway had '0 be t+Ai
0 MP
accepted by February 1, 1982 to be eligible for this program.
Moen MOVED to recommend to City Council for a "0" foot Floodwa Ys
Speaker and carried eight to one, with Tepedino voting no. �� econded by 4o,
l ! "a'
} PLANNING COMMISSION ROLL CALL
MEETING
Date j
Frank Tepedino
Clifford Speaker Pi
Don Moen
Geraldine Kolleas
Mark Christen f7;411()
Susan Herron
Richard Helmer )
Bonnie Owens
Roy Bonn
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INSURANCE
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CITY OF TIGARD, • .
OREGON
WASHINGTON COUNTY •
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SEPTEMBER 1, 1981
t' .: Federal Emergency Management Agency
. i -44.'% '' o , COMMUNITY NUMBER•410276
ti TABLE OF CONTENTS
Page
1.0 INTRODUCTION......'...... .....:... OOOOOO OO OO............. . 1
1.1 Purpose of Study.... ................. ........OOOOO.... ..... 1
1.2 Authority and Acknowledgments.. .. .. ......OOOO.............. 1
1.3 Coordination......'. ... .. .. .......... .. .. ......... .... . 1
2.0 AREA STUDIID............. . .. ..........,..... :...... ....
•• 2
2.1 Scope of Study... .. ... ... 2
2.2 Community Description.. . . .. . 2
2.3 Principal Flood Problems... .... ................. .. 4
2.4 Flood Protection Measures.. .............. 6
3.0 ENGINEERING METHODS... ...... ..... . . . .
3.1 Hydrologic Analyses........, 6
3.2 Hydraulic Analyses... .. .... 7
4.0 FLOOD PLAIN MANAGEMENT APPLICATIONS, .. 9
4.1 Flood Boundaries..,.. .. 9
4.2 Floodways..... 10
5.0 INSURANCE APPLICATION.. 13
5.1 Reach Determinations 13
5.2 Flood Hazard Factors 14
5.3 Flood Insurance Zones 14
5.4 Flood Insurance Rate Map Description 16
6.0 OTHER STUDIES. ..... 16
7.0 LOCATION:OF DATA.. . 16
8.0 BIBLIOGRAPHY AND REFERENCES... ..................... 17
•
i {
c
TABLE OF CONTENTS (font°d)
Page
FIGURES
Figure 2 Estimated Flood Elevations...... ........... ............. ... . 5
Figure 3 Historic Flooding. .. ........ ......... .... .... .. .......... .. . 5
Figure 4 - Floodway Schematic.... . . 13
TABLES,
Table 1 - Summary of Discharges......... . ........................... . 8'
Table 2 - Floodway Data.... . ................... .................. 11
Table 3 - Flood Insurance Zone`Data.................................... . 15
EXHIBITS
Exhibit 1 Flood Profiles
Tualatin River Panel O1P
Fanno Creek Panels 02P-04P
` Ash Creek Panel 05P
Summer Creek Panels 06P-07P
Exhibit 2 - Flood Boundary and Floodway Map Index
Flood Boundary and Floodway Map
PUBLISHED SEPARATELY:
Flood Insurance Rate Map Index
Flood Insurance Rate Map
ii
FLOOD INSURANCE STUDY
1.0 INTRODUCTION
1.1 Purpose of Study
This Flood Insurance Study investigates the existence and severity
of flood hazards in the City of Tigard, Washington County, Oregon,
and aids in the administration of the National Flood Insurance
Act of 1968 and the Flood Disaster Protection Act of 1973. This
study will be used to convert Tigard to the regular program of
flood insurance by the Federal Emergency Management Agency. Local
and regional planners will use this study in their efforts to
promote sound flood plain management.
In some states or communities, flood plain management criteria
or regulations may exist that are more restrictive or comprehensive
than those on which these federally supported studies are based.
These criteria take precedence over the minimum Federal criteria
for purposes of regulating development in the flood plain, as
set forth in the Code of Federal Regulations at 24 CFR, 1910.1(d) .
In such cases, however, it shall be understood that the State
(or other jurisdictional agency) shall be able to explain these
requirements and criteria.
1.2 Authority and Acknowledgments
The source of authority for this Flood Insurance. Study is the
National Flood Insurance Act of 1968, as amended.
The hydrologic and hydraulic analyses for this study were performed
by the U.S. Army Corps of Engineers, Portland District, for the
Federal Emergency Management Agency, under Inter-Agency Agreement
Nos. IAA-H-7-76 and IAA-H-10-77, Project Order Nos. 17 and 1,
respectively. This work, which was completed in June 1980, covered
all significant flooding sources affecting the City of Tigard.
1.3 Coordination
The initial coordination meeting was held on September 9, 1976,
and attended by representatives of the Federal Emergency Management
Agency, the City of Tigard, and the study contractor. The purpose
of the meeting was to identify stream reaches to be studied, explain
the study concepts, identify data sources, and establish communica-
tion and coordination procedures.
An intermediate coordination meeting was held in Tigard in July
1980 to allow local officials to review plan and profile drawings
showing water-surface profiles, floodway delineations, and flooded-
area outlines.
The final coordination meeting was held on April 9, 1981, and
was attended by city residents and representatives of the Federal
Emergency Management Agency, the study contractor, and the city.
All problems raised at the meeting were resolved.
2.0 AREA STUDIED
2.1 Scope of Study
This Flood Insurance Study covers the incorporated areas of the
City of Tigard, Washington County, Oregon. The area of study
is shown on the Vicinity Map (Figure 1) .
Unincorporated areas of Washington County within the City of Tigard
were excluded from this study. A detailed study was made of flooding
from Tualatin River, Fanno Creek, Ash Creek, and Summer Creek
within the Tigard corporate limits. Approximate methods were
used use to study Hiteon Creek, a small tributary to Fanno Creek
on the northwestern edge of Tigard near Scholls Ferry Road/State
Route 210.
Those areas studied by detailed methods were chosen with considera-
tion given to all proposed construction and forecasted development
through 1985.
Approximate analyses were used to study those areas having a low
development potential or minimal flood hazards. The scope and
methods of study were proposed to and agreed upon by the Federal
Emergency Management Agency and the City of Tigard.
2.2 Community Description
Tigard is in the southeast corner of Washington County, in northwest
Oregon. It is approximately 8 miles southwest of Portland, Oregon.
Tigard is adjacent to the City of Beaverton to the north and the
City of Durham to the south. Unincorporated areas of Washington
County also border Tigard, and there are some small county areas
within the city. Tigard was incorporated in 1961, and its population
grew from 4,302 in 1970 to an estimated 13,500 in 1978 (Reference 1) .
All of the streams considered under this study are part of the
Tualatin River drainage basin. Tualatin River originates in the
Coast Range at an elevation of 3400 feet. The basin has an area
of 711 square miles, is oval in shape, and is approximately 40
miles long and 25 miles wide.
Fanno Creek, a tributary to Tualatin River, drains 13 square miles
upstream of Tigard. It originates in the west hills of Portland.
The stream flows generally southeasterly through Tigard. Ash
Creek, a tributary to Fanno Creek with a 4-square-mile drainage
area, flows southwesterly. Summer Creek, also a tributary to
Fanno Creek, flows easterly as it drains 5 square miles. Fanno,
Summer and Ash Creeks are crossed by numerous bridges and culverts
within the Tigard corporate limits.
2
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CITY OF TIGARD, OR
rri (WASHINGTON C®.) VICiNITY MAP
Economic activity in Tigard is diversified and growing. Industrial
facilities in the community are varied and are located along Pacific
Highway West (State Highway 99W) and State Highway 217. Commercial
development is located primarily along Pacific Highway West and
SW Main Street. Residential development in Tigard is mostly west
of Fanno Creek. Important transportation routes in the city are
Pacific Highway West, State Highway 217g Hall Boulevard, and the
Burlington Northern and Southern Pacific Railroads. The flood
plains of several areas along the stream reaches studied are under-
going development. One such area is along Summer Creek between
SW 113th and SW 121st Avenues, where several residences are
in the flood plain. Another flood-prone area includes commercial
and residential development along a 1-mile reach of Fenno Creek
from Pacific Highway West upstream to SW. Tiedeman Avenue.
The climate in Tigard consists of warm, dry summers and mild,
wet winters. Temperatures are usually moderate, ranging from
an average January minimum of 25°F to an average July maximum
of -81°F (Reference 2) . The average annual precipitation is nearly
45 inches, with 78 percent of the precipitation falling from October
to May. Snowfall occurs on only a few days each year; snow on
the,ground is generally of short duration, with depths seldom
exceeding 6 inches (Reference 3) .
Soils in and around the City of Tigard are silt loams on nearly
level to steep slopes. Drainage characteristics for those soils
are poor along the Summer Creek and Fenno Creek flood plains,
but drainage improves on sloping terrain. Trees, grass, and shrubs
are the dominant vegetation types. The incorporated area is being
rapidly urbanized.
2.3 Principal Flood Problems
Tualatin River, Fanno Creek, Ash Creek, and Summer Creek flooding
is generally caused by rainstorms in the winter, the period of
greatest storm activity. Floods rise quickly following a heavy
rainstorm and usually last less than 1 day on Fanno Creek and
one-half day on Ash and Summer Creeks.
Flooding in Tigard is not well documented. The largest flood
on Fanno, Ash, and Summer Creeks during the last 10 years occurred
in December 1977. Although stream gage records are not available,
it is estimated that the 1977 flood recurrence interval was approxi-
mately 10 years for those three streams. Flood damages in Tigard
were light because the areas susceptible to flooding were generally
known and development was avoided. Flooding along Summer Creek
is accentuated by a high ground water table, which causes nuisance
flooding to numerous residences. Figure 2 shows the heights that
would be expected from 100- and 500-year floods on Fanno Creek.
Figure 3 shows flooding in Tigard from Summer Creek in December
1977.
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Figure 2. Expected Future Flood Heights of Fanno Creek
at SW Grant Avenue
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Figure 3. December 1977 Summer Creek Flooding at
SW 116th Street
5
2.4 Flood Protection Measures
The Tualatin River basin has one multipurpose flood control storage
project, Henry Hagg Lake Project, located upstream of the City
of Tigard. The project was contructed by the U.S. Water and Power
Resource Service, previously known as the U.S. Bureau of Reclamation.
That project began operation during the 1974-1975 flood season.
It provides 30,000 acre-feet of flood storage starting in November
each year. Flood storage capacity is reduced as the winter flood
season terminates and the reservoir is filled each spring in antic-
ipation of the summer irrigation demand.
There are no flood control structures within the Tigard corporate
limits. However, non-structural measures of flood protection
are being used to aid in prevention of future flood damage. These
are in the form of a flood hazard zoning ordinance for controlling
development within the 100-year flood plain. In addition, the
city requires building permits for construction and reviews those
permits to assure that sites are reasonably safe from flooding.
3.0 ENGINEERING METHODS
For the flooding sources studied in detail in the community, standard
hydrologic and hydraulic study methods were used to determine the flood
hazard data required for this study. Flood events of a magnitude which
are expected to be equalled or exceeded once on the average during any
10-, 50-, 100-, or 500-year period (recurrence interval) have been selected
as having special significance for flood plain management and for flood
insurance premium rates. These events, commonly termed the 10-, 50-,
100-, and 500-year floods, have a 10, 2, 1, and 0.2 percent chance,
respectively, of being equalled or exceeded during any year. Although
the recurrence interval represents the long term average period between
floods of a specific magnitude, rare floods could occur at short intervals
or even within the same year. The risk of experiencing a rare flood
increases when periods greater than 1 year are considered. For example,
the risk of having a flood which equals or exceeds the 100-year flood
(1 percent chance of annual occurrence) in any 50-year period is approxi-
mately 40 percent (4 in 10) , and, for any 90-year period, the risk in-
creases to approximately 60 percent (6 in 10) . The analyses reported
here reflect flooding potentials based on conditions existing in the
community at the time of completion of this study. Maps and flood eleva-
tions will be amended periodically to reflect future changes.
3.1 Hydrologic Analyses
Hydrologic analyses were carried out to establish the peak discharge-
frequency relationships for floods of the selected recurrence
intervals for each flooding source studied in detail affecting
the community.
Tualatin River stream-gage records were statistically analyzed,
using the log-Pearson Type III distribution as outlined by the
U.S. Water Resources Council (Reference 4) . Discharge-frequency
6
curves for the U.S. Geological Survey stream gages at West Linn,
Dilley, and Farmington were developed using records from 1938
to 1976, 1940 to 1975, and 1939 to 1958, respectively. Due to
the relatively short record, Farmington gage data were adjusted
by use of the long-term station data at West Linn. All downstream
discharges were adjusted for flood control furnished by Henry
Hagg Lake Project.
There are no stream-gage stations on Fanno Creek, Ash Creek, or
Summer Creek. The U.S. Soil Conservation Service method for rainfall-
runoff and unit hydrograph determination (Reference 5) was used
in conjunction with U.S. Army Corps of Engineers computer programs
(References 6 and 7) for hydrograph computing, combining, and
routing to generate flood hydrographs for selected recurrence
intervals on
Fanno Creek, Summer Creek, and Ash Creek.
Peak discharge-drainage area relationships for Tualatin River
and Fanno, Ash, and Summer Creeks are shown in Table 1.
3.2 Hydraulic Analyses
Analyses of the hydraulic characteristics of the flooding sources
studied in the community were carried out to provide estimates
of the elevations of floods of the selected recurrence intervals
along each of these flooding sources.
Hydraulic analyses were performed using the U.S. Army Corps of
Engineers HEC-2 step-backwater computer program (Reference 8) .
Cross sections for Tualatin River, Fanno Creek, Ash Creek, and
Summer Creek were composites of data from U.S. Army Corps of Engineers
field surveys obtained in 1977 and City of Tigard topographic
maps (Reference 9) . All bridges, dams, and culverts were field
checked to obtain elevation data and structural geometry.
Locations of selected cross sections used in the hydraulic analyses
are showy on the Flood Profiles (Exhibit 1) . For stream segments
for which a floodway is computed (Section 4.2) , selected cross
section locations are also shown on the Flood Boundary and Floodway
Map (Exhibit 2) .
Hydraulic roughness values (Manning's "n") for the channel and
overbanks were first estimated from field observation. The "n"
values for Tualatin River ranged from 0.048 to 0.050 and from
0.095 to 0.120 for the channel and overbank, respectively. The
"n" values for Fanno Creek were modified, when necessary, to match
the high-water profile of the December 1977 flood. The final
calibrated "n" values for Fenno Creek in this study varied from
0.042 to 0.065 for the channel and from 0.075 to 0.110 for the
overbank. Ash Creek"n" values ranged from 0.052 to 0.062 and
from 0.065 to 0.180 for the channel and overbank, respectively.
Summer Creek "n" values ranged from 0.045 to 0.080 and from 0.075
to 0.300 for the channel and overbank, respectively.
7
- I
Table 1. Summary of Discharges I!
Drainage Area Peak Discharges (Cubic Feet per Second) • I
Flooding Source and Location (Square Miles) 10-Year 50-Year 100-Year 500-Year
Tualatin River
At Washington Clackamas
County Line (River Mile 8.8) 686 15,100 23,000 29,500 41,000 II
Fanno Creek
At SW Durham Road 31 2,900 3,800 4,200 5,100
At SW Tiedeman Avenue 24 2,750 3,500 3,850 4,700
At SW Dakota Street 17 1,900 2,450 2,700 3,250
Ash Creek
At Mouth 4.1 750 950 1,000 1,250
Summer Creek
At Mouth 6.2 1,050 1,300 1,450 1,750
ao At SW 135th Avenue
(Outside Corporate Limits) 4.0 800 1,000 1,100 1,350
Flood profiles were drawn showing computed water-surface elevations
to an accuracy of 0.5 foot for floods of the selected recurrence
intervals (Exhibit 1) .
Starting water-surface elevations for Tualatin River were obtained
from a hydraulic analysis for the West Linn Flood Insurance Study
(Reference 10).
Starting water-surface elevations for Fanno Creek in Tigard were
obtained from a hydraulic analysis performed by the U.S. Army
Corps of Engineers for the Washington County Flood Insurance Study
(Reference 11) . Starting water-surface elevations for Ash and
Summer Creeks were based on normal depth calculations.
Approximate flooding for Hiteon Creek was taken from flood plain
delineation maps published by Washington County (Reference 12).
All elevations are referenced to the National Geodetic Vertical
Datum of 1929 (NGVD) . Elevation reference marks used in the study
are shown on the maps.
The hydraulic analysis for this study is based on unobstructed
flow. The flood elevations shown on the profiles are thus considered
valid only if hydraulic structures remain unobstructed and operate
properly.
4.0 FLOOD PLAIN MANAGEMENT APPLICATIONS
The National Flood Insurance Program encourages State and local governments
to adopt sound flood plain management programs. Therefore, each Flood
Insurance Study includes a flood boundary map designed to assist com-
munities in developing sound flood plain management measures.
4.1 Flood Boundaries
In order to provide a national standard without regional discrimina-
tion, the 100-year flood has been adopted by the Federal Emergency
Management Agency as the base flood for purposes of flood plain
management measures. The 500-year flood is employed to indicate
additional areas of flood risk in the community. For each stream
studied in detail, the boundaries of the 100- and 500-year floods
have been delineated using the flood elevations determined at
{ each cross section; between cross sections, the boundaries were
interpolated using topographic maps at a scale of 1:4800, with
a contour interval of 4 feet (Reference 9) .
The approximate 100-year flood boundaries for Hiteon Creek, a
tributary to Fanno Creek in northwest Tigard, were obtained from
flood plain delineation maps published by Washington County (Refer-
ence 12) .
9
Flood boundaries for the 100- and 500-year floods are shown on
the Flood Boundary and Floodway Map (Exhibit 2) . In cases where
the 100 and 500-year flood boundaries are close together, only
the 100-year flood boundary has been shown. Small areas within
the flood boundaries may lie above the flood elevations and, there-
fore, not be subject to flooding; owing to limitations of the
map scale, such areas are not shown.
4.2 Floodways
Encroachment on flood plains, such as artificial fill, reduces
the flood-carrying capacity, increases the flood heights of streams,
and increases flood hazards in areas beyond the encroachment itself.
One aspect of flood plain management involves balancing the economic
gain from flood plain development against the resulting increase
in flood hazard. For purposes of the National Flood Insurance
Program, the concept of a floodway is used as a tool to assist
local communities in this aspect of flood plain management. Under
this concept, the area of the 100-year flood is divided into a
floodway and a floodway fringe. The floodway is the channel of
a stream plus any adjacent flood plain areas that must be kept
free of encroachment in order that the 100-year flood may be carried
without substantial increases in flood heights. Minimum standards
of the Federal Emergency Management Agency limit such increases
in flood heights to 1.0 foot, provided that hazardous velocities
are not produced. The floodways in this report are presented
to local agencies as minimum standards that can be adopted or
that can be used as a basis for additional studies.
The floodways presented in this study were computed on the basis
of equal conveyance reduction from each side of the flood plain.
The results of these computations were tabulated at selected cross
sections for each stream segment for which a floodway was computed
(Table 2).
As shown on the Flood Boundary and Floodway Map (Exhibit 2) , the
floodway widths were determined at cross sections; between cross
sections, the boundaries were interpolated. In cases where the
boundaries of the floodway and the 100-year flood are either close
together or collinear, only the floodway boundary has been shown.
The area between the floodway and the boundary of the 100-year
flood is termed the floodway fringe. The floodway fringe thus
encompasses the portion of the flood plain that could be completely
obstructed without increasing the water-surface elevation of the
100-year flood more than 1.0 foot at any point. Typical relation-
ships between the floodway and the floodway fringe and their signi-
ficance to flood plain development are shown in Figure 4.
10
BASE FLOOD
FLOODING SOURCE FLOODWAY WATER SURFACE ELEVATION
SECTION MEAN WITHOUT WITH
CROSS SECTION DISTANCE 1 WIDTH AREA VELOCITY REGULATORY FLOODWAY FLOODWAY INCREASE
(FEET) (SQUARE (FEET PER (FEETNGVD)
FEET) SECOND)
Tualatin River
A 9.84 1,218/2
1,100 _ 16,236 1.8 126.4 126.4 127.3 0.9
B 10.20 1,592/310 14,708 2.0 126.7 126.7 127.6 0.9
Fanno Creek
A 1.11 78 698 6.0 125.8 123.7 128.7 0.4
B 1.44 89 761 5.5 128.3 128.3
C 1.53 265 1,783 2.3 130.0 130.0 130.7 0.7
. D 2.41 250 1,556 2.7 133.8 133.8 134.5 0.6
E 2.69 90 903 4.6 136.9 136.9 137.5
F 2.80 220 1,621 2.5 137.7 137.7 138.3 0.6
G 3.34 400 2,412 1.7 140.0 140.0 140.6 0.6
H 3.68 320 1,730 2.4 141.1 141.1 141.7 0.6
1 3.86 280 1,379 3.0 141.9 141.9 142.5 0.6
J 4.16 260 1,960 2.1 145.9 145.9 146.4 0.5
K 4.50 240 1,517 2.7 146.8 146.8 147.4 0.6
L
4.73 440 2,010 2.0 14P.0 148.0 145.6 0.6
M 4.81 73 501 8.1 151.0 151.0 151.2 0.2
N 4.86 101 843 4.8 152.8 152.8 152.9 0.1
0 4.93 195 1,487 2.7 153.6 153.6 153.7 0.1
P 5.07 I 55 613 6.6 153.9 153.9 154.1 0.2
4
5.21 280 2,507 1.6 154.6 154.6 155.4 0.8
R 5.67 400 2,617 1.5 155.3
155.3 156.0 0.7.
S 5.83 60 2 546 7.1 156.2 156.2 156.6 0.4
T 6.35 117/902 744 3.6 160.1 160.1 160.5 0.4
U 6.58 300/215 2,298 1.2 16.0.5. 160.5 161.2 0.7
I; V 6.85 310 1,997 1.3 160.8 160.8 161.5 0.7
W 7.09 , 160 I 1,103 2.4 161.4 161.4 162.2 0.8 1
'Miles Above Mouth 2Width/Width Within Corporate Limits 3Elevation Computed Without Consideration
of Backwater From Tualatin River
FEDERAL EMERGENCY MANAGEMENT AGENCY
a FLOODWAY DATA
U
w CITY OF TIGARD,OR
n, TUALATIN RIVER-FANNO CREEK
N (WASHINGTON CO.) 4
I
BASE FLOOD
FLOODING SOURCE FLOODWAY WATER SURFACE ELEVATION
WITHOUT WITH
SECTION MEAN (REGULATORY FLOODWAY I FLOODWAY I INCREASE
WIDTH AREA VELOCITY
CROSS SECTION BISTANCE (FEET) (SQUARE (FEET PER (FEET NGVD)
FEET) SECOND)
i
A 0.10 47
Ash Creek 183 5.6 160.1 155.82 2 156.4 0.6 1
B 0.40 95 477 1.9 160.2 160.2 161.0 0.8
C 0.49 35 231 3.9 160.6 160.6 161.5 0.9
C
Summer Creek 561
2.6 157.1 154.92 155.5 0.6
A 0.30 120 B 0.30 89 351 4.1 157.3 157.3 158'.1 0.8
161.8 161.8 162.5 0.7 180 687 2.1
C
0.76 120 346 4.1 168.0 168.0 168.7 0.7
D E 1 1.13
1.07 125 688 2.1 169.0 169.0 169.5 0.5
E
165 1,045 1.3 169.5 169.5 170.1 0.6
F 1.30 65 267 5.0 171.1 171.1 171.1 0.0
B 1.50 55 569
G 1. 0 2.2 171.7 171.7 172.0 0.3
I 1.51 60 550 2.3 171.7 171.7 172.1 0.4
3 554 2.3 171.7 171.7 172.2 0.5
K
I, 1.74 195 585 2.0 172.5 172.5 173.3 0.8
K 1.74
'Miles Above Mouth 2Elevatian Computed Without Consideration of Backwater From Fanno Creek
I
lumwma■ FEDERAL EMERGENCY MANAGEMENT AGENCY 1
FLOODWAY DATA
CO CITY OF TIGARD,OR
ASH CREEK° SUMMER CREEK
rro (WASHINGTON CO.) Q;
ei
100•YEAR FLOOD PLAIN
L4 FLOODWAY FLOODWAY
FRINGE l 4 FLOODWAY FRINGE
STREAM--i
CHANNEL
FLOOD ELEVATION WHEN
CONFINED WITHIN FLOODWAY
ENCROACHMENT ENCROACHMENT
SURCHARGE a4H I+++ear war B
A AREA OF FLOOD PLAIN THAT COULD FLOOD ELEVATION
BE USED FOR DEVELOPMENT BY BEFORE ENCROACHMENT
RAISING GROUND ON FLOOD PLAIN
LINE AB IS THE FLOOD ELEVATION BEFORE ENCROACHMENT.
LINE CD IS THE FLOOD ELEVATION AFTER ENCROACHMENT.
*SURCHARGE IS NOT TO EXCEED 1.0 FOOT'(FEMA REQUIREMENT)OR LESSER AMOUNT IF SPECIFIED BY STATE.
Figure 4. Floodway Schematic
5.0 INSURANCE APPLICATION
In order to establish actuarial insurance rates, the Federal Emergency
Management Agency has developed a process to transform the data from
the engineering study into flood insurance criteria. This process includes
the determination of reaches, Flood Hazard Factors (FHFs) , and flood
insurance zone designations for each flooding source studied in detail
affecting the City of Tigard.
5.1 Reach Determinations
Reaches are defined as lengths of watercourses having relatively
the same flood hazard, based on the average weighted difference
in water-surface elevations between the 10- and 100-year floods.
This difference does not have a variation greater than that indicated
in the following table for more than 20 percent of the reach:
Average Difference Between
10- and 100-Year Floods Variation
Less than 2 feet 0.5 foot
2 to 7 feet 1.0 foot
7.1 to 12 feet 2.0 feet
More than 12 feet 3.0 feet
13
The locations of the reaches determined for the flooding sources
of Tigard are shown on the Flood Profiles (Exhibit 1) and summarized
in Table 3.
5.2 Flood Hazard Factors
The FHF is the Federal Emergency Management Agency device used
to correlate flood information with insurance rate tables. Correla-
tions between property damage from floods and their FHF are used
to set actuarial insurance premium rate tables based on FHFs from
005 to 200.
The FHF for a reach is the average weighted difference between
the 10- and 100-year flood water-surface elevations expressed
to the nearest one-half foot, and shown as a three-digit code.
For example, if the difference between water-surface elevations
of the 10- and 100-year floods is 0.7 foot, the FHF is 005 if
the difference is 1.4 feet, the FHF is 015; if the difference
is 5.0 feet, the FHF is 050. When the difference between the
10- and 100-year water-surface elevations is greater than 10.0
feet, accuracy for the FHF is to the nearest foot.
5.3 Flood Insurance Zones
After the determination of reaches and their respective FHFs,
the entire incorporated area of Tigard was divided into zones,
each having a specific flood potential or hazard. Each zone was
assigned one of the following flood insurance zone designations:
Zone A: Special Flood Hazard Areas inundated
by the 100-year flood, determined by
approximate met__hods; no base flood
elevations shown or FHFS determined.
Zones Al, A3, and All: Special Flood Hazard Areas inundated
by the 100-year flood, determined by
detailed methods; base flood elevations
shown, and zones subdivided according
to FHFs.
Zone B: Areas between the Special Flood Hazard
Areas and the limits of the 500-year
flood, including areas of the 500-year
flood plain that are protected from
the 100-year flood by dike, levee,
or other water control structure; also
areas subject to certain types of 100-
year shallow flooding where depths
are less than 1.0 foot; and areas subject
to 100-year flooding from sources with
drainage areas less than 1 square mile.
Zone B is not subdivided.
14
ELEVATION DIFFERENCE FLOOD BASE FLOOD
1 BETWEEN I% (100-YEAR) FLOOD AND HAZARD ZONE ELEVATION 3
rn".""ualw"lgmm.""g"""m8R'gm7
SOURCE PANE:L i0% 2% 0.2%, FACTOR (FEET lEWD)
(10-YEAR) (50-YEAR) (500-YEAR)
0003,0005 -1.4 -0.4 0.9 015 A3 Varies - See Map
0003 -0.6 -0.2 0.5 005 Al Varies - See Map
Summer Creek
Reach 1 . 0002,0003 -0.7 -0.2 0.5 005 Al Varies See Map
Tualatin River
Reach 1 0005 -5.46 -1.86 3.67 055 All Varies - See Map
1Flood Insurance Rate Map Panel 2weighted Average 3Rounded to Nearest Foot
FEDERALEMERGENCY MANAGEMENTAGENCY FLOOD INSURANCE ZONE DATA
co
� r U
CITY OF TIGARD,OR FANNO CREEK-ASH CREEK-
(WASHINGTON(WASHINGTON CO.) SUMMER CREEK-TUALATTIV RIVER
--
m ;
Zone C: Areas of minimal flooding.
The flood elevation differences, FHFs, flood insurance zones,
and base flood elevations for each flooding source studied in
detail in the community are summarized in Table 3.
5.4 Flood Insurance Rate Map Description
The Flood Insurance Rate Map for the City of Tigard is, for insurance
purposes, the principal result of the Flood Insurance Study.
This map (published separately) contains the official delineation
of flood insurance zones and base flood elevation lines. Base
flood elevation lines show the locations of the expected whole
foot water-surface elevations of the base (100-year) flood. This
map is developed in accordance with the latest flood insurance
map preparation guidelines published by the Federal Emergency
Management Agency.
6.0 OTHER STUDIES
Flood Insurance Studies are being prepared for the adjacent Cities of
Durham, Beaverton, and Tualatin (References 13, 14, and 15) and the
unincorporated areas of Washington County (Reference 11) , including
the areas adjacent to Tigard. The results of the Durham, Beaverton,
Tualatin, and Washington County Flood Insurance Studies will match exactly
with this study.
A Flood Hazard Boundary Map for Tigard (Reference 16) has been published.
This Flood Insurance Study is more detailed; thus, it supersedes that
map.
In 1969, the U.S. Army Corps of Engineers prepared a Flood Plain Infor-
mation (FPI) report for Washington County (Reference 17) . The 100-year
flood profile presented in the FPI report varies within approximately
1 foot from the 100-year profile for this study through the City of
Tigard. The difference in flood heights is attributed to improved data
obtained for this study. This study will supersede all previous U.S.
Army Corps of Engineers flood hazard studies.
This study is authoritative for the purposes of the National Flood Insur-
ance Program; data presented herein either supersede or are compatible
with all previous determinations.
7.0 LOCATION OF DATA
Survey, hydrologic, hydraulic, and other pertinent data used in this
study can be obtained by contacting the Insurance and Mitigation Division,
Federal Emergency Management Agency, Federal Regional Center, 130 228th
Street, SW., Bothell, Washington 98011.
16
8.0 BIBLIOGRAPHY AND REFERENCES
1. Portland State University, Population Estimates: Oregon Counties
and Incorporated Cities, July 1978
2. Pacific Northwest River Basins Commission, Climatological Handbook,
Temperature, Volume 1, Part A, 1969
3. Pacific Northwest River Basins Commission, Climatological Handbook,
Precipitation, Volume 2, 1969
4. U.S. Water Resources Council, "Guidelines for Determining Flood
Flow Frequencies," Bulletin 17, April 1976
5. U.S. Department of Agriculture, Soil Conservation Service, SCS
National Engineering Handbook, Section 4, Hydrology, January 1971
6. U.S. Department of the Army, Corps of Engineers, Hydrologic Engi-
neering Center, Unit Graph and Hydrograph Computation, Computer
Program 23-J2-L228, Davis, California, July 1966
7. U.S. Department of the Army, Corps of Engineers, Hydrologic Engi-
neering Center, Hvdr graphic .Combining and Routings, Computer
Program 23-J2-L232, Davis, California, August 1966
8. U.S. Department of the Army, Corps of Engineers, Hydrologic
Engineering Center, HEC-2 Water Surface Profiles, Generalized
Computer Program, Davis, California, November 1976, updated October
1977
9. City of Tigard, Oregon, Topographic Maps, Scale 1:4800, Contour
Interval 4 feet; Aerial Mapping Company of Oregon, 1974
10. U.S. Department of Housing and Urban Development, Federal Insurance
Administration, Flood Insurance Study, City of West Linn, Clackamas
County, Oregon, March 15, 1977
11. Federal Emergency Management Agency, Flood Insurance Study, Washington
County, Oregon (Unincorporated Areas) , unpublished
12. Washington County, Oregon, Department of Public Works, "Flood
Plain Delineation Maps," 1974
13. Federal Emergency Management Agency, Flood Insurance Study, City
of Durham, Washington County, Oregon, unpublished
14. Federal Emergency Management Agency, Flood Insurance Study, City
of Beaverton, Washington County, Oregon, unpublished
17
MOP
15. Federal Emergency Management Agency, Flood Insurance dy ity
Stu , C
of Tualatin, Washington County, Oregon, unpublished
16. U.S. Department of Housing and Urban Development, Federal Insurance
Administration, Flood Hazard Boundar Ma., Cit of Ti•ard, Ore.on,
1:9600, February 14, 1978
17. U.S. Department of the Army, Corps of Engineers, Portland District,
"Floodplain Information, Washington County, Oregon," June 1969
1
18
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STREAM DISTANCE IN MILES ABOV E I ONFLUENCE WITH FANNO CREEK ®"
r. /- . . Department of Environmental Quality
1.4._ 522 SOUTHWEST 51 AVE. PORTLAND, OREGON
VICTOR ATIYEH MAILING ADDRESS_ P.0. SOX 1760, PORTLAND, OREGON 97207
GOVc RNOR
August 26, 1981
•
Elizabeth Ann Newton
Assistant Planner
City of Tigard
P.O. Box 23397
Tigard, OR 97223
Dear Ms. Newton:
I have had an opportunity to review the proposed wording of the City of
Tigard Zoning Code relative to compliance with the DEO noise standards.
The proposed wording appears adequate to comply with DEQ standards and
Statewide Planning Goal 6 implementation measure requirements.
I appreciate the chance to review this implementation language and look
forward to providing any other necessary input during the planning process.
Sincerely,
U(1
Maggie Conley
Land Use Coordinator
MC:j
M3118
Ea
O'DONNLL, RHOADES, GERBER DATE: October 7, 1981
,SL)LLINAN & RAMIS
ATTORNEYS AT LAW TO: Elizabeth Ann Newton, Assistant
,4727 N,W. HOYT STREET Planner
PORTLAND, OREGON 97209
(503) 222-4402 FROM: Corinne C. Sherton
RE: Environmental Standards Provision
to be Added to the City 's
Industrial Zone Districts
The wording proposed for the new environmental stan-
dards subsection of the "Additional Requirements" section of ,
the City' s M2, M3 and M4 (industrial) zone districts, as set
out in your August 20, 1981 letter to Maggie Conley, meets
the requirements of Statewide Planning Goal 6. (Air, Water and
Land Resources Quality) I have attached to this memo a copy
of your August 20th letter and attachments, as you requested.
•
{
CI111OF1I( A RD
WASHINGTON COUNTY,OREGON
August 20, 1981
Maggie Conley
Land Use Coordinator
Department of Environmental Quality
522 S.W. 5th Ave. Box 1760
Portland, Oregon 97207
Dear Ms. Conley:
Enclosed is proposed wording roar the City of Tigard Zoning Code
relative to compliance with DEQ noise standards. This section
will be inserted into the industrial zone sections (M2, M3 and
M4) as an "Additional Requirement". I have attached copies of
the "Additional Requirements" section of each chapter of the code
where this section will appear. The proposed wording for noise
compliance is as follows:
"All uses in an (M3) (Ma) (M2) zone shall comply with
environmental standards as adopted by the State of
Oregon Department of Environmental Quality for air,
land, noise and water.. If it is deemed necessary by
the Planning Director or his agent, evidence of compliance
with DEQ standards for air, land)noise or water may be -
required. Evidence shall be in the form of a letter
or copy of a permit from the regulatory agency."
I would appreciate any comments or concerns you have on this as soon
as possible. The Planning Commission and City Council will be re-
. viewing this item in September. 1
Sincerely,
ei odh 44441 /le/Vila'?
Eliabeth Ann Newton
Assistant Planner
EAN:dmj
•
12420 S.W. MAIN P.O. BOX 23397 TIGARD, ORF.GON 97223 PH: 639-4171
18.4 4.0 50-- -18.48.010
a rear yard setback of forty feet shall be required;
(4) Setbacks are not required when side or rear prop-
erty lines abut a railroad right-of-way. (Ord. 70-32 5160--4,,
1970) .
18.44.050 Buildin. height. Except as otherwise provided
in Section 8 . . 10, no' •uzl•ing in the 11--2 zone shall exceed
a height of three stories or thirty-five feet whichever is
less . (Ord. 70-32 S160-5, 1970) .
18. 44.060 Additional reauirements. Additional require-
ments applicable to the M-2 zone include but are not limited _
to the following:
(1) Off-street parking and loading, see Chapter 18.60;
(2) Access and egress, see Chapter 18 .64 ;
(3) Enclosure and screening required, see Section 18-
.12.080;
(4) Signs, advertising signs and sign structures shall
be subject to the conditions, limitations , prohibitions and
requirements of Title 16, to which particular reference is
made;
(6) Nuisances prohibited, see Section 18.12 .070. (Ord.
78-32 (part) , 1978; Ord. 71-4 §7 (part) , 1971; Ord. 70-32
§160`-6, 1970) .
O. ) Old Ifif0Y1 IWAtifaP 54-andr-dc
Chapter 18 .48
LIGHT INDUSTRIAL ZONE (M-3) *
Sections:
18.48.010 Permitted uses.
18.48.020 Conditional uses .
18.48.030 Lot requirements.
18.48.040 Setback requirements.
18.48.050 Building height.
18.48.060 Additional requirements.
18.48 010 Permitted uses . No building structures or
land shall be used, and no building or structure shall here-
after be erected, enlarged or altered in the M-3 zone, except
for the following uses:
( 1) Assembly of electrical appliances, electronic in-
struments and devices, radios , phonographs, television, in-
cluding the manufacture of small parts only;
* For sign regulations, see Chapters 16 . 36 and 16 .40 of
this code_
•
• 279 (Tigard 7/15/78)
18.52.090
landscaping plan, waste disposal fields and other construc-
tion features on the property; and all buildings, streets,
alleys, highways, streams and other topographical features
outside of the property for one hundred feet from all prop-
erty lines;
(2) A description of the industrial operations pro-
posed in sufficient detail to indicate the effects of those
operations in producing traffic congestion, noise, toxic or
noxious matter, vibrations , odors, heat, glare, air pollution,
wastes and other objectionable effects;
(3) Engineering and architectural plans for the
treatment and disposal of sewage and industrial wastes and
any on-site disposal of wastes;
(4) Engineering and architectural plans for handling
of any excess traffic congestion, noise , glare, air pollu-
tion, fire hazard or safety hazard
(5) Designation of the fuel proposed to be used and
any necessary architectural and engineering plans for con
trolling smoke or particulate matter;
(6) The proposed number of shifts to be worked and
the maximum number of employees on each shift.
(b) If found necessary and upon request of the city,
information sufficient to determine the degree of compliance
with the standards of this title shall be furnished by the
industry. Such request may include a requirement for con-
tinuous records of operations likely to violate the standards ,
for periodic checks to assure maintenance of standards, or
for special surveys in the event it appears a violation is
in progress. (Ord. 70-32 5180-8, 1970) .
18. 52.090 Additional requirements. Additional require-
ments applicable_ to the M-4 zone include but are not limited
to the following:
(1) Off-street parking and loading, see Chapter 18.60 ;
(2) Access and egress, see Chapter 18. 64;.
(3) Enclosure and screening required, see Section 18-
.12.08 0;
(4) Signs , . advertising signs and sign structures shall
be subject to the conditions, limitations , prohibitions and
requirements of Title 16, to which particular reference is
made;
(6) Nuisances prohibited, see Section. 18_ 12.070 . (Ord.
78-32 (part) , 1978; Ord. 71-4 57 (part) , 1971; Ord. 70-32
5180-9, 1970) .
(7) (add , ►v,ONWlenia, A,oddrols 56 'aa
•
18 . 48. 030-18.48 .060
(7) Railroad right-of-way;
(8) Any business, service, processing, storage or dis-
play essential or incidental to any permitted use in the M-3
zone and not conducted entirely within an enclosed building;
(9) Garden supply store when in conjunction with a
landscape contractor's office. (Ord. 76-46 §4 (part) , 1976;
Ord. 70-32 §170-2, 1970) .
18. 48 .030 Lot requirements. In the M-3 zone the lot
requirements shall be as follows :
(1) The minimum lot area shall be six thousand square
feet.
(2) The minimum lot width shall be sixty feet.
(3) No maximum lot coverage shall be required. (Ord.
70-32 5170-3 , 1970) .
18.48.040 Setback requirements. .Except as may other-
wise be provided in Section 18.12. 100 , the setbacks for non-
residential uses in the M-3 zone shall be as follows:
(1) The front yard setback shall be thirty feet.
(2) The side yard setback shall be twenty feet, except
when abutting or across the street from a residential zone,
a side yard of forty feet shall be required.
(3) The rear yard setback shall be twenty feet, except .
when abutting or across the street from a residential zone,
a rear yard setback of forty feet shall be required.
(4) Setbacks are not required when side or rear prop-
erty lines abut a railroad right-of-way. (Ord. 70-32 §170--4,
1970) .
18. 48.050 Building height. Except as otherwise pro-
vided in Section 18.12. 110, no building in the M-3 zone shall
exceed a height of three stories or thirty-five feet which-
ever is less . (Ord. 70-32 S170-5, 1970) .
18.48.060 Additional requirements. Additional require-
ments applicable to the M-3 zone include but are not limited
to the following:
(1) Off-street parking and loading, see Chapter 18 .60 ;
(2) Access and egress , see Chapter 18.64;
(3) Enclosure and screening required, see Section 18-
.12 .080;
(4) Signs, advertising signs and sign structures shall
be subject to the conditions , limitations, prohibitions and
requirements of T r
Title 16 , to which particular reference
is
made;
(6) Nuisances prohibited, see Section 18.12 .070. (Ord.
78-32 (part) , 1978; Ord. 71-4 §7 (part) , 1971; Ord. 70-32
§170-6, 1970) .
C7) odd el/L. vim j 41da )s 5C-06°01)
•
281
(Tigard 7/15/78)