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Planning Commission Packet - 04/07/1987 POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm.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. PLANNING COMMISSION MINUTES REGUL9R MEETING - APRIL 7, 1987 1. Vice President Bonnie Owens called the meeting t� order at 7:45 PM. The meeting was held at the Tigard Civic Center - TOWN HALL CONFERENCE ROOM 13125 SW Hall Blvd. , Tigard, Ore�on. 2. ROLL CALL; Present: Vice President Owens; Gommissioners Newman, Peterson, and Leverett. Absente Commissioner.s Moen, Butler, Vanderwood, Fyre, and Newton. 3. APPR.OVAL OF' MINUTES The Gommission was unable to adopt minutes because of the lack of a quorum. 4. PLANNING COMMISSION COMMUNICATION o Randy Wooley, City Engineer, reviewed the information he had submitted to the Commissian regarding the SW Scholls Ferry Corridor Study. He r�eviewed alternatives for the year 2005 and proposed improvements. o Senior Planner Liden distributed a memo regarding propnsed changes for the the Sensitive Lands portion of the Community Development Code. 5. PUBLIC HEARINGS * Commissioner Newman moved and Commissioner Peterson seconded to set over SDR j 87-02, PD 87-02 for Eldercare and SDR 87-04, PD 87-Q3, & V 87-03 for Tim Perri � to April 21st at 7:30 PM. Motion carried unanimously by Commissioners present. ¢ 6. OTHER BUSINESS o Senior Planner Liden reviewed the request for vaca�ing a portion of SW 70th and SW Gonzaga. * Commissioner Newman moved and Commissioner Leverett seconded for forward the vacation to City Council with a recommendation for approval with the concern that there be 1ega1 access to a11 parcels. Motion carried unanimously by Commissioners present. o Senior Planner Liden reviewed the request for vacattng a port3.on of SW 130th. * Commissioner Peterson moved and Commissioner ewm n se n N a co ded to forward the request to City Council with a recommendation for approval. Motion carried unanimously by Commissioners present. �/�� I Diane M. Je1 . s, Secretarg AT T: � "� Bonnte Owens, Vice Pxesident 3135P/dm� PLANNTNG COMt�1ISSI0N MINUTES APRI� 7, 1987 - PAGE ,1 ' �: , . ... .... .. .. . .. _.. . ,..,::�--�4�. � �-� �� PLANNING COMMISSION RQLE CALL: � v Donald Moen � STAFF: �' Bonnie Owens �1"� John Butler �Q � Milton F re _�� lx��.- Y ._.�.0 r--. ` Deane Leverett �.i �� C - Dave P�terson �'� Chris Vanderwood� Will Newman :.�(CQJ Greg Newton� � r : u_,_.,r : r �I � � �I � � � Y �� P.O.30X 370 P4-IOFIE(503)084-0360 ��{g�� 7—6 9 9 1 BEAVE�iTON,OREGOIS 97Q75 �� tl�� Ftl�9F�� ity of Tigard � � TeaPSheet P�etbce �� PO Box 23397 � ��R 3 D T i g a?-d y 0 R 9 7 2 2 3 � ��oicate Affidavi4 '9�'J . � ��,/ � AFF9�A�f� O� �U��ICA�I�N STA� �� 0��0�9, ) C(�9_9�9�Y �� WASFBIPlC�O�, �ss. i,� b�ing �ies4 �a�y sv�+o�n, d��ose and say 4h�g) �� f�e �dve�tisirag �07��OP, o� ho� pris�cipat cBe�k, ot 4h� 1 g a r im e s _ r� nee�sp�pe� of gee►er�l ci�caala400n �s �efineci in ORS 193.01G '=N° ar�d 9�3.020; ��a�+8is�s�d a8 T i a a r d in 4P�e u -�- �� -- - ---- r_.._ ._ . . ., �.. . .��ee�icc'easII o%t sffo�es�0� cos�n� ae�d �8�te; th�t the '�e io�ls��ri��li��t�ed��#h� __—�_1 �„��=„g Gs au�aa��z o..�a M P P Y i n g - #�,��;8989,�t�.�€9�o�# ��--�.�t��81332 S S� 8 �,DS164�� CO�� O$�$t9C�1 iS P1�PeY0 8i1f0�X&.'C�, w�s �tablish�� is� the ~ �� ei��, �c�8�°��s��a�l5e-c�ffi��E��e ��sd��,3�i��,��'�(l�eg��, �a� b�. es��e i��aa� �6 s�id n��sp��er for 1 s�cce�soue �n� � �� ; *_ cou�.�eceat¢�o 6e� 4�ee Po99owong issa��s: ; . �r � ��I�ti�,S _; �' ° _ � 19 8 7 � � ��€#��d�� . � � � . � ` � a1�r c h 2 6 � �, I��s.��s�,��,3 � ��si��e�.:��op��e�.c��E�p�e��€r��et-�-�t�a�itd. , '� � �,�- - � - . � ��',��g�� #.c�� 'a�a�►��?P��f��.��i�e��,��.�a�}�aa�a' � s��Vi�p+��'�� r18��'��s��e€t�ef l��a�� ed-a�'� ��r�f��a� _ �all��-�€�. ��#��. � , � ��'��'��;��7��S�-Q� Sa��s��c�� o befo�e Paa� thas M a r c h 2 6 , 19 8 7 � , ��-� _ ��`��l�1��.�.�> ` ' �:. . .�t�_�= Y ��r�� ,. �;�� : ��$� �� &�=i��+I`��: . ° _r ��€��te��- � �o4��y P��lac for O�e�on `� � �� ",.;��e��s �.��]E�''��''`��€'� �_ � �28i��v C�s��ei�sao� ��c�a��s: 9–2 0–9 8 + � �� _ � ��'� . r _ � , -. , . :-: ' A��aD�VS� � , ��I�i�< ' ' • °��'�� j�� ° „ ` � DATE r � (/�__.�. _ .. . .. _.__.^�_ G A R D P L A N N I N G C O M M I S 5 I n N T E: ALL PERSONS DEBIRING TO SPEAK QN ANY I'TEM MUST SIGN 'l'Nl:ll: NAME NO IC and note their address on this sheet. (Please Print your nam�) . -� '' ,-� p� �� ..� � ITEM/bE5CRIPTION; c� � � o ?-0 �" ��— , _� � _� �, � � . � � �� _ : OPPONENT (against) PRO�PONENT (For) Name, Address and �f�-iliation Name, Address and Affiliatic�ti � � `��^;�� +�� ' �i` !I/�"z- jr �---� -- Q 7 / �'' ,�;�[��'�"� .��!�-�'i`��%~�r f"� /��,� �� / �S fo� S v� >D �.-' F-"I�.i��'� df}1t� ��"�1 �: �'" ?"/ �,,.�� ;,', � � � 4 . . . .. . . .. . . .. ti 1 - DATE � G A R D P L A N N I N G C O M M I S 5 I O N � � �'� � �� NOTICE: ALL PERSONS DESIRING TO SPEAYC ON ANY ITEM MUST SIGN '1'N�llt NAM�; anci note their addres� on this sk�eet. (please Prin� your name) ITEM/bESCRIPTION: /-"�y' � �' V�_ v �� S � � _ � - � �� ._ PROPONENT (For) OPPONENT (against) Name, Address and Affiliation Name, Address and Affili;�tic�i� /�> jr� `�- . .-r '(,,y � ��..p.�,.� 1 _ Co Z �j�✓ s w�� `'' U r 1 � � L(°/i ' i G'�-'1 a � -� �:7 <:,� .�:=�'� �i � �_ � . . . .... . . . . . .wr.� ..s.�.f T,li. '.��:1��1:�l�i�rn�.v.�.,+...�.w a�. April 10, 1987 Archie W. Erickson Taylor Danley Joseph Van Lom Fred Kindrick Tim Perri Harold Williams RE: Planning Commissi�n Public Hearing March 3, 1987. Dear Please accept this letter as my apology for any inconvenience you may have encounter.ed because of the lack of a quorum to conduct a public hearing. In order to conduct business the Planning Commission must have at least five members in attendance. Unfortuantely, conflicting schedules with the Commissioners resulted in the lack of this quorum. Please be advised that the public hearing items will be placed on the April 21 , 1987, Planning Commission agenda in the same order as they were for the March 3rd agenda. Again , please accept my apology. '� SincereTy, A. Donald Moen, President Tigard Planning Commission. dj c: William A. Monahan Planning Commissioners . M . ., MEMORANDUM CITY OF TIGARD, OREC;ON TOs Liz Newton March 4, 1987 FROM: John Acker SUE3JECT: Buildable Land Inventory • Oregon Administrati�e Rule 660, Division 7, Metropolitan Housing, has been am�nded and was filed on February 18, 1987. You have asked me ta study this . r�ale and cietermine what we need to do to �comply with its reqwirements regardi.ng the Buildable Lands Inventory. The following - is a concise �nd (hopefully) understandable review of what we are required to do. The purpose of the Buildable Lands Inventory (EiLI) is to assess' the change over time to the density and mix opportunity of residentially zoned ].and. The Cii:y's builddble lands should be in compliance with DLCU standards or an in depth analysis should be conducted to show what changes have occurred i:t�at would allow a change in the standards. "Buildable Land" mpans residentially designated vacant and redevelopable l.and ` that is not severely constrained by natural hazards or subject to natural resource protection measures. Lands not included are those �hat �) are publicly owned, 2) have slopes of 25 percent or greater and 3) are within the 100-year flood plain. ; —� The original BLI designated 23 .26 acres in the Central Business Distr�ict as redevelopable. (Housing: (;omprehensive Plan Report, p. 188-189) , Other redevelopable land could be designated at our option. "Net F3uildable Acre" is an acre after excluding rights-of-way, public sp�ces, hazard areas, etc, -- Our ori. in�l BLI uses 20X for streets in single Family areas and 15% 9 • in mul�iple family areas . (p. 187) . There must be sufficient build�tble lands designated �c� provide thc� oppor•tunity for at least 50X of new rpsidential units to be attached single famxly or mul.l:iple family. An alLernative percent�ge can be used iP justified based on factors ou�line� on page 7 oF the rule. — J'im Sifi:zman s�i.d th�t a rigor•aus local needs analysis wou].d nF�d tc� be done for a different mix �o be acc��si:ed� ; a ;, . ,�; �, _ _ _ _ .. r� \ y , ,. .,, BLI Memo Page ?_ If an alternative mix is justified and accepted, the overall density (ours is 10 per acre) nppd nut apply bu't the density of mwlti—family and of single family e�ch must be equ�l or greater than the density at th� time af acknowledg�ment. The iriventory must documer�t the amount of build�ble l�nd in each residential zone as well as determining an overall dc�nsity. The basis for the inventory can b� either: 1) lands with � residential zane designation within Tigard at the time of peri�dic re�iew or 2) BL.I at 'the tzme of acknowledgen�ent as updated. The choice is �urs. There are some potential adv�ntages to choosing the B�I update method. 1. Any imbalance that has been created by unequal development in either mu•lti—family or single famil'y would be eliminated (in effect, we start aL � the same point as, bhe ,previous BLI)`. 2. �and that has developed since the original BLI is count�d at t.he opportunity density rather than density that actually accurred (development at lass than optional density opportunity is not a detriment). 3. A new density st�nd�rd can be calculated when annexatian results in mixing two or more density standat^ds. � —•� For us, this would meari calculating residential land annexed from � Washington (:ounty at 8 units per acre ar�d land in 1'igard at the time ':. of acknowledgement �t 10 units per acre and then aueraging fc�r a new = density s�andard. } BL:I acres x 8 = numk�er of units (Washington County) `-� BLI acres x 10 = number of units (Tiqard) __ ; Total acres To�al Units Total acres Total units — IVew Density Standard ;'� AdjusL-ments to 1:he origin�l BLI must include: : +', 1. . Changes in zoning ordinances ar designati.ons on r�sid�nrial l�nd iP allowed dc�nsi�y is changed. r' 1' ?_, Changes in �l.�nning or zoning designa�ions ei�her to or �ram t � rPSident9.a1, 3 . Changes to annex�d land if �he City changed type or density �fter + ann�xai:ian. �"l.��ne ch�rigr•.s by o�her jurisdictions m��tde P��f��re �r►nexatiori rr�ec� rx�l; ;', he includt�d. j� I I � i � `t ■ . . . ..... _ _. � .. , , , �, . ,, BLI Memo Page 3 Mr. Sitznian suggested �hat documentation (listing) of xone changes, etc• should be in �he form �f an appendix to the BI.I. Ne �also sLated �hat judgement s�rould be used when determining density figures. It is ur�reasonabl� to expect uacant property to develop at maximum density if it is surrounded by property of the same zone designation that is deuelo��d at half the maximum density. It ap�ears tt►at, if we have the data ws�d in the original Bl_T, Lhe update. for periodic review can be accnmplished by researching zone changes that perLain ' ential land Com rehensive Plan amendments that pertain to residential to reszd , P 1 task to ba sure, k�ut if our zones and annexation records. This is no smal records ar•e complete anc� accurate, field work anc! acreage c�lculations would be minimal. It w�uld be to aur advantage in the long run ta develop a w��y to assure that 'the {3LI is continually updated in the future.� I would suggest that this b� done �s p�rt of the periodic review BLI process. JA:�n/08A2W �� `.� ME::Mq(�hIIU l')lJM l'�:C"I'Y OF '1":I(�F�f21�, Qr�F(:�UN �,.� "f'U; Mcmk>er�s �f �:Fi� Pl.�anniru� G;�,mm�.s��.an �-% J� M�ar�ch 3]., 1967' (/�'� k.�� f"12nM; Raru��1.1 R, Waol�y, G;ity E�ngii7caEar• J,V i/ SUG3:�EC:"I": �c�u9:r�w�:st Cc�rri.r�tar• �i�wdy 1"Pie Southw<�st Car�r:ic�ar tii:ut�y :i.> � rpgic>ri�l rr�view r�f �ranspar•i:�t:ic�n n�cads for �l:P�� n�xt 7_0 ye�r•s in thc.� snutriwc.ast m�t:rur>��latan area, l"h� stuc�y h�, b�:��r� a jc�irit ei'for•1: af �.F�e �affcact.ec� c:it��.�s anc� �oun1:7.�s, M�i�ro, 'Tri•-Mc�t, ar�c� i:l�� br�c�an D��aarl�,;men�: nf 1"r�ans�crt�:a�:i.c�n. Qn U�r..en�b�:�r J., ].�8fa, th� C9,t:y Co�.inc:iJ. h��r•c� a �ar�.as�ntataon nri �he Stuc�y' s fxru�inc�s, �ares�n�c�c� by Ar7c�y C�i:�ac�r�o c�f Mca�:r�. A�.1 1�].ann�.ng Cummissic�n memb�rs r��c.eiu�d a.nui.t�i:aar�s t�� i:F��1: pr�sentat9.oi�. J� 5inc� I�ec�amh�r, i:hP Stuc�y' s "I"�chni.c;al and policy Ac�visu►^y Cc�mmii.i:��s H�au� ' d��la��c� C;c�ncl�a:�ic�ns anc� ��c:c�mm�nr��t.i.nns, �:n M�rch, ME�t:r�' s J�int pc�].i.cy f�c�visory (;r�mmitt�� c>n 'Tr�anspnr•tai:ion (;�'F�F�(";T) a�aprovnd 1:Pi� draft uf i:he Snui;hw�st Cc�rr^icic�r C;oncl�ayac�ns �r�cl Rec.�,mm�nc��:i.ons anc� tPi� Sout:hw�st C;c�i^ric�ur F'ua].u�ti.on �ummary, Gc7�i.ps of t:h�s� r�UCwn�nts ar•e ai�:i.ar.hic�d, Qri F��r�il. 1''a, 19f37, J'C��1C'T' wal.l. h�.,1c� � �ukal.i:r,. h��r�:ing on ttiE� dt^aft documr�nts, If i:he Si:udy cc�nclusians �nc� r�connnenc�al;i.ons �rc� �ppr•ovHd h�y ;1'I�A(�T ��r�c� L-h� Meatro C;ounci.l., i.t a.s exp�:�c:t�c➢ 1;hi�t the R�gic�riaJ. �"r�anspnri��ti�.tin Pl�n wi.l.l. b� am�nd�:�d in accor•d�nc� with t�:Nie rc�cnmm�nc�at9.ans , pn].y t,wv mii�or ch�ng�s wau�.c� be nec�ssar•y in T'i.c�arc�' s C;omr>r��ri�nsave �].�an Tr•�r�s�c�rta�i�n Md�, F'i.rst, tki� �r•opas�d re�uti.rig t�f �:he Mur•r�ay F3o�al�vard �xt�nsian wotalc� nc�Ead L-n ba �.m�nc�pc� slight�y t� �gr�e wi`�h the Ut^k�an pJ.�nn9.ng Ar�ta Ftgr•��mc�ni: ac�c�pi:�d by th� Ci.i�:y anc� Cot,in�:y J.�st year, �ecand, 1:he s1:�ady calls ��ar 1:he eucant:ual <axi:�ns;tan of �7ur•h�am Rna� �a C.ql'tl'1(�C'� wii:h '72.r�d Av�riuca i.ri sama futur� yE�ar �fi:c�r th� County c�rauc�l. pa.t is abar�dnnec�, Mtajc�r r�.liHf- 1:o Tic�ar�d raac�w�ys wou.l�� h>e �ar•ovic��c� by the n�w W�st�i^n By-.-�ass rc�<�dw�y fr•om Tual,a�i,n tc� C�hFr•waad i:u f�l.nr�a, cc�mhaxn�d wi.�h imK�rcauements to existi.r�r� roadways tFir•c,ughaut tr�e r�c�ian and imprcau�d transi.t sc�rvxc:e in radi.al corradars, Qn AK��^i.l 13, 19�7, wc� wi.].1. b� ask9.ric� tr�� C,i.ty C;QUricil. tc� zndi.c�t�:e thi� Ci.ty' s pasition �ri �:hi� 5tudy' s eancl.usions arid recnn�mcandati�ns. f'or•mal Pl.ank�ing Cammi.ssi.an aG.1:i.an is nc�t r�yuarec�; h�.,weuer, if tNie C;ommissi.�n c��s hau� any r�connntar�dat:ians, we co�ald curiv�y 1:hc�sp r^�cc�mm�nd"a�ions i:o 1:hp �ounr.il �r:iar ta �.a�ny Council. �e.tic�n on A�r•il. 1.3t,h. ]: w9.11, be re�omm�nding �.ca i:h� C;ounci.J. �Lhai: thE Ca.1:y o�F 'figarc� encic.�r�se dnd suK>pc�r�t i;�� St�u�hw�st Cor�ridor S1:�ady Concltasa.ans and R�cumm�ndai:a.c�ris as draf�ed. 'Thp recommEandE�d �1an ar�pc�a�^s t:a k�e �he b�s1: auai:l.�abl.e lon��.rangc sca�.uti.oh ta grawi.ng rc�girsr�al i:r•�nspor��atian �arobl.�ms. 'The pJ�an 9.s �?xp�ctF�c� ta rcat�ua� grow�h :impacts on Hi.qhw�y �9W ancl Hi:��hw��y ?.i.7 tay prnuic�inc,� n�w rautes fnr thrnuqh tr�affi.4� l"h� p.l.�n is exr�cl:cad ta rpc��ace thraugh-tr�afifii.c a.mp�otcts i.n �:he neic�hborhanc�s i.n �he w�� nd soui:hi �r�� af 7'i,qar�d. Adc�ptac�n �r th� regzoria�. �J.�,n �.s impc�ra�i,ve f'ar � coordi.na�:�c� ��apr�aach �t� M'�50�.lAi.xnn of the i:rans�aor•�a�:xan pr•�bX�ms a,n aur^ arpas, lbr�3 J.07.P SOUTHWEST CORRIDOR S�UDY CONC]LUSIONS AND RECOMMENDATIONS The western porti�n of the Portland metropolitan area is a major �growth area. Together with steady growth in downtown Portland, severe traffic pressures will be placed on virtually all of the transportation system, particularlX in the regional travel corridors . Transportation improvement is an essential prerequisite t� supp�rtin�g this growth. Without adequate improvement to the transportation system, unacceptable levels of traffic congestion will developo access to job and labor force matkets will deterio- rate , neighborhood trafEic pr�blems will grow and ultimately shift to some de ree, to other more attra�tive ' 1 9 con omic rov�th wil , e 9 locations both within the Portland area and elsewhere. The mos� cost-effective method of serving this growth is through a combination of transit :�ervice expansion and improvement to both the regional freeway and arterial syst�ms and l.ocal road network. This r�port presents a comprehensive transit and highway improvement program Eor the Southwest C�rridor area. Parts of the needed improvement program are recommended as additions to the Regional Transportatian Plan; other parts are already reflected in the Plan. Transit expansion is most critical in the I-S and Sunset corridors i to improve accessibility to job centers in downtown Portland and along tt�e Highway 217 corri.dor . Transit expansion is important for � the dual purpose oF providing access to certain job locations plus ; ensuring that the highway system functions adequately so that accessibility to oth�r locations via the automobile can be ! improved . To meet these transit objectives, service expansie�n throughout the Westside is necessary, together with the associated capital improvement5 to support the service expansion, including new transit centers , park-and-ride lots , Fleet expansion and considera- tion of construction oE the Sunset LRT. Improvement to the regional highway system is needed �.n two major. radial corridors , Sunset and I-5, and in two major circumferential corridors, Highway 217 and the Western Bypass. : These improvements entail a package oF ca�acity increases , interchange im�rovements , operational impr_ovements and construction of new facilities to serve existing and projected traEt-ic demands . :[n addition, improvement to the local road network is needed throughout the area to serve local circul�tion requirements and subregional travel movem�nts and to providE� access to the regional highway network. The mosr significant issue associated with improvement �.o the highway system that was addressed by this study is the question of whether or not a Wesrern Bypass is needed to serve the f�zture developmeilt oF the adopted local comprehensive plans as well as the �Ffect this decision has on the scope of regionai improvement needed to the Sunset Highway, Highwa,y 217 and other routes in the system. However , the vast majority of the proposed highway improvements are . nat aFfeated by the Bypass decision and should be implemented •�,�.� � £:,. ..., , � ;;...7... .d«..�....�,. ..� .,�..�ar.r�.a. �:.�`r.u'r-r�t+�x,x`ax��r,s+n�+,�.... .. ,-� i.;e..—.,,..:,,.;.•��:..,�t.:,. ii� _ ._...._�.:.. o, � i regardless of the final conclusion on the Bypass . This i.nc7Ludes a large number of improvements to the major state highways and city and county roads for which �he scope oF improvement is the same under any circumstance. Two areas addressed by this study will be addressec� further at a later date: Tualatin Valley Highway from Beavertan to Hillsboro will be addressed by an ODOT reconnaissance � engineering study and the Macac�am corridor and Willamette River crossing south of downtown Portland wi11 be addresse� by Metro' s Southeast Corridor Study . The foltowing conclusions about the Western Bypass itself can be reached: 1. The Western Bypass would produce several areas of improvec3 service that would not occur through improv�ment ` other facilities in lieu of the Bypass . In particular : - Travel times between the Tualatin-Sherwood area and the HilJ.sboro-Aloha ar.ea would be significantly ! better , thereby improving access to job anci labot force markets �or these areas; � i ' - Access from the developing Sunset corridor to I-5 (near. Tualatin) -- the major highway serving the .fu11 length of Oregon -- will foster furthex economic expansion in this area. - Better tra�fic reliet through the South Beavertan and Sou�h T.igard neighborhoods wou�ld be realized with ths Western Bypass as compared to upgrading Highway 2:17 and the Sunset Fiighway. . - Tualatin Valley Highway (between Murray Boulevard and 219th Avenue) would operate at a better level oE service with the Bypass than without by allowing traffic to be dispersed west of the most Cangested segment at 185th Avenue. Further analysis wi11. be conducted by ODOT' s reconnaissance engineering study. 2. If a Western Bypass is built within the next 20 years, some improvement to Highway 217, the Sunset Highway and Highway 99W can be delayed and, with it , the $17. 7 million required for these improvements can be deferred. • 3. The cost of the Western Bypass ($150 million total cost R< �rom I-5 to +�he Sunset H'ighway) is not an inherent impediment since ik can be divided into as many as seven diFL-erent operable stages which can be implemented over an exter�ded period oE time as �inancing becomes available. With this approach , the project can be divic3ed into increments costing between $6. 6 million and $53. 5 million, thereby making a.t possible to program the project over time. The two primary phases for the Bypass are 1) trom I-5 to Highway 99W, and 2) from Highway 99W to the - ii � i t � . . - . . . . . .. . . . . Tualatir� Valley Highway. The ren�aix►ing phases involve addition of interchanges to the facility and improvements to Boones Ferry Road and 219th/216th/Corne�.ius Pass Road. The First phase (from I-5 to Highway 99W) would provide �n operable f_acil.ity providing a new connection between two state highways and therefore cauld be developed as an independent project or jointly with the remainder �f the gypass. 4. If sufficient financing is not available, a pqxtion og the Bypass can be delayed (with a deferred cost of $70 million) and, instead, further improvement to Highway 217 and , Sunset Highway ($17. 7 million) could be implemented. The �d alternative oF f urther improving Highway 217 and Sunset Highway would provide an acceptable highway system for the next 15 to 20 years in the event the Bypass cannot be full im lemented within that time. How er ev be ond 2005 Y P . Y . the Bypass is needed to serve the fu11 development of Washington County' s Comprehensive Plan. 5. Land use issues regarding consistency of the Bypass with rural land uses need to be resolved before the Bypass can be constructed . These issues are most ,significant in the 11 Highway 99W to T.V. Highway segment where significantly improved accessibility is provided . However , this segment is not immediately r�quired to correct existing and short-term transportation problems. Furthermore, the nd Bypass is intended to serve currently planned regional he travel needs rather than open up new areas for urban development. The Bypass is proposed as a limited access facility to minimize development pressures and does not rel.y on expansion of the Urban Growth Boundary to �nd efficiently utilize the facility. ; 6. The most appro�riate location Eor the Bypass is from I-5 north of Nor�aood Road to the Sunset Highway at Corn;elius Pass Road. AlternatAVe locations for the southern �y. ' terminus at StafFord or Boeckman are not preferred because they are too �ar out of direction for the majority oE users . Alternative locations for the northern terminus at � Murray� Road , 185th Avenue o� west of 219th are not ion preferred due to cost , impact and inadsquate traffic � service . Recommended Actions 1. Amend the Re�ional Transportatipn Plan to include the a� ; highway improvements identified on Maps Rl aa�d R2. Map Rl depicts the Western Bypass and highway improvements directly aFFected by the Bypass . Map R2 depicts the n, remainder oE the required hir�hway improvements (a portion � of which is already included in h.h� RTP -- the remainder m mus� be added; see pa�es 1�.--14 for details) . i - iii - i ,.,,�.F,. , , , . t .a,..�� .... . ,. ,...,� E,:�r�.,..,,,�-,�,.r„��...� � , . . �,s��,..,�-�m.:»�M,.-. ' � � �� . . . _. :..:.....,...,... ......,......- .»,.,....:.�.. �..:r:��x.unan+xwR.a.roz�AUi:�an:.ac.,:........, .. .., . vt.:C:,.l..•..rr•.�. 2. The overall program should be staged aver time as financing becomes available with priority placed on those improvements that correct the most immediate problems. Presented in Section VI of this report is a Staqing Plan to provide guic3ance on which improvements are most critical to correct existing and short-term problems and which can be deferred. The plan is simply a guideline anc� ' � actual funding decisions that are made over time raill neec� to consider up-to-date information on funding availability and the rate at which development creates the need for the im�rovement . The Staging Plan concentrates on the '� regional highway system and does not fully present when improvements are needed on the local, collector and mir�or arterial parts of the highway system. These improvements are more directly required to serve surrounding ��evelop- ; ment and should be implemented by the local jurisdictions as those developments occur . in addition, a Staging Plan is presented f�r both the "Bypass" and "Highway 217/Sunset Highway" alternatives -- both of which have a common Stage 1. If funding does not become availabLe for the full Bypass, there is the opportunity .to shift to the Highway 217/Sunset imprUVement for an interim period. As such, ODOT should identify , areas where right-of--way would be needed for the Highway 217/�unset Highway alternative and, together with the local jurisdiction, take action to protect the right-of-way from encroachment from development . 3. Elements of this improvement program are eligible for available funding from federal, state and regional sources. However , decisions to f und these improvements �� will be made in accordance with reqional priorities established through JPACT and by t?�e responsible furading � agency taking into consideration needs throughout the region. 4. Washington County should begin preliminary engineering (PE) on the Western Bypass with available funds from the Washington County serial levy. 5. Amend the Regional Txanspor�ation Plan to add a transit trunk route on I-5 to the Tualatin Transit Station as reflected in Map R3. Rese�ve right-of-way as part of the proposed Western Bypass to a1J.ow for f uture transitway construction. (The balance of �the tra�nsit improvements identified on the map are already included in the RTP.) 6. Tri-Met and the affected local jurisdictions should implement the already f unded bus transfer stations and �. park-and-riae lots as expeditiously as possible. Service expansion is subject to func7ing availability and regiottal priorities . Construction of the Sunset LRT is subject to f urther analysis and adoption� of � financial plan. - iv - Howevers in accoxdance with previously adopted policy, PE e on the Sunset LRT can proceed with available funds from UMTA to prepare for a canstructimn decision at a later date . n� 7. Metro and Washington County should execute an interagency ed agreemen� definxng the process for ensuring consistency of the B�pass with local compreh�ensive plans and state land ty � use policies. Such a process would entail th� following he steps: , a) Consistent with local , regional and state r � policies , Washington County should determine: :s 1 . If and where expansion of the Urban Growth 'S Boundarp is recommended; 2. If and where exceptions to Goals 3 (Agriculture) , 4 (Fores�) , S (Resource) and '- 14 (Urbanization) are necessary; and ►t ; ` 3. Where none are necessary. �nt ' b) Washington County and Metro will compile ' documentation re uired b local , re q y gional �and state policies to support necessary amendments to the Urban Growth Boundary. c) Metro will consider adoption of necessary Urban Growth Boundary amendments ,and/or Goal 14 exr.eptions . Any UGB amendments proposed as a result �f this process will be distributed to JPACT for review. d) Washington �ounty will compile documentation ' require�7 by state, regional and local policies ' to support necessary exceptions to Goals 3, 4 and 5. e) Washington County will consider adoption of necessary exceptions and changes to land use designations . e Conclusion oP this �rocess to �a►tisfactorily establish �onsistency oE the proposed Bypass with comprehensive plans is necessary before ODOT can publish the Envi,ran- mental Impact Statement (�IS) required for the project . Dociunentation and actions produced through this process will provide input to the EIS. � �ce ' al ` to - v - s 4 , R j . , _. ._ . _ . . . . //"1f. . . . . ....�a�.:...>...w.:...,.w.-�acay�y.,cu;.w.rnnax:nra ,....�-.-.._...._� __.....�vr,.�.._...`.... �,. �. , . ........ o......_..,.. .L'18.Jrt7,-`�•�• 1 � Cosnprehensive P1an consistency for the Highway 99W to T.V. ' Highway segment is more significant than for the I-5 to Highwa� 99V� segment . As sucho the two segments could be separated and imp3.emented as two separate projects with � the I-5 to Highway 99W segment coming first. Although the � two segments should be designed to be compatible with one Y another , the I-5 to Highway 99W segment would provide a logical, operable facility by itself in the event the ; remainde� is not� built. H�i no► _ AC/sm I 6th/ 6465C/478-9 lane :cess. i � , � ! �' . ,� � , � � � f � ,,, . 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( i a� . _ . ��i+i: ��z�jj'--�'—t ^w „R _ IQ�.l�'"—' �` �tr��" ,• ��, � I � � r '� �,�I a �f�Llk r�� T w � . - �. �! \ ��•/ �V ?•-� } �~ `-`''�� .-�-� µr :�: �,. �� y � �-- �_a _] �—" ;R t.r r Tw� '��a' ` \t �ya � -�- .��------� -: � ; _�,a- � . �_ � c� ;.�`��:.r_t � �� -.. + '"�, .- > - .� ` :; f y� _ ---� --- ��:`-1 r- � 'R'"J!—...c-kr1' � ,�{�s .r 7.T��c� `r� � Y �-s� , - ---- � t. c�y �� .,_ .. X � � �' ��1// � '�'--- ;� -�o,,,, i j:�,k '� =rs1 -tr'�� ?s j,� : � \ ( �� <� � 1J � -1• /'79 7 �-.. �`S G��tM�+/��••� � t - •• __ � ' �'.- j '� �� Lj; s< . /// ��..,G , .._ ' �'l i � �i�ir— ��F �1 /�N • •�1 _�af'\. (.� I \ �1 �- _ i . � � ' � �~ � � �„ - • — —�.�_.� � �.� K'�: -.� �--- � '� �li Yr "'"-'':�� \� �� _� - � I �/ � ---�� -"-�"`"`��'�=F r� � _ L_ 1, :�wn� '�.a� i � /��i�. J-' � � y � -' linn f`'F[h •y. `_ Y� � i V4 .'�� 'l,�'f� � ��i �1` � �' 'j �r '��,�� ,:�:� � ��-. S�ooa .�r� � . � , , ��- , � -- -- � I Ji-�-�+L t I A ` 1' " -10, ci �;� � �,.�a � -ti,:o V, '3 �_-� .. -. - I I� �' ! j V� «' ,\: ` �_,,, w� � �, � MBJOf tt8113�t tftJ�t�c�OUtB � � '""L�__l._ `._r�--- --- � '� ^�� ,�� ( � � �__ � � �.� �,__ — . ._ 4__'•� ��`i i' �` : . %_�� . I �. .� � l.RT -� _ T_ ,-.. ' _, ' �� , * s��es��• i '� ' � � I a'} '� � j� � l, � { Translt atatk�n ; �" �i � 1-- - ,. �::,~ ' i.`I 1 � � i ... , , � �,.� , t .,;�,�� ,w �� 1 -i �� P Pet1C 8tK!fide � .Y� � � , . . . � ¢ �� . � � : � � � ��•� Local feeder aervice ;� �,�� `, � ,..,J• `.; �� .ti , , � I . � '' ' � � ' f r^M ' � ' ' ' y� �.�.....w� -s _ � sebs Figure R3 *,��0 Southwest Corridor Swdy ' 1r1 Recommended Westside �'ransit Trunk Route System - _ e� _ - � SOUTHWEST C�P.RIDOR EVALUATION SUMMARY _ Major transit an� highway investment� are needed to implement local comprehensive plans, the majority of which are common to ; all alternatives. - The total cost to meet 20-year highway expansion needs on the Westside is $433-$524 million of which more than $300 mi�lion is common to all alternatives. The higher cost alternative reflects the $139 million co�t of building a western bypass. ; This package is $91 million higher in cost than the Highway 217/ ', Sunset Alternative. Transit expansion needed to accompany the highway improvement requires an annual increase in local costs � from $8� million per year to $132 million per year. - Any of the improvement packages are severely underfunded: ' Transit: 20 percent Highway: 48-52 percent Significant expansion of resources will be needed over time to ; implement preferred alternative. - Tolls: revenue-generating potential marginal due to diversion to otrier facilities. Aiversion also lessens traffic benefits attributable to Bypass constr�ction. System Performance - �ar.,h of the alternatives provide a comparable level of traffic service on the highway system by 2005 -- 216th Bypass ; Alternative being somewhat better overall. - Reserve circum£erential capacity for yrowth i.n local comprehensive plans beyond 2005 will not be available with , 217/Sunset Alternative -- further highway construction in ; Bypass corridor will be necessary. ', - Reserve capacity �or radial travel in any alternative can be best provided through further transit exp'ansion. - All alternatives carry more traffic at better overall travel speeds. - All alternatives pr�duce a good return on investment in the r�gional system -- there is a greater increase in utilization of the regional system than addition of l.ane miles. - All altPrnatives shift traffic off the local syskem -- the Bypass shifts the most (4 percenti versus 11-I3 percent) . 4 nr�,........ . . .n.. .�.......e� �^atiY'Afl'.PNK'wY'•ik'•tl,vtif..•nr ...e .•u .,..�.,xn'f4 a.�rAt'_'Y�Ye.,t*9.:Ym:h�.Y.O�'�'AY!!?kReGW'@:YMHY:#:lxA'A�4:.W.�.'VTM'q'.w{a.y�....:,y.....�♦ 'yGT'i7tx(7 . . .. x .. .i"'.'Me-.,hfR'". a:Il+._��..:. . t b. . .. . ♦ .f r, i ., ., � � � � � ° Travel time improvements for most destina�ior�s are similar between alternatives; improvement in the Bypass corridor is significant (30 percent) . -� There is an improvement of 10-35 percent of work force accessible to employment centers in Tualatin, Wilsonvil.le, Tanasbourne , Aloha and Hillsboro due to Bypass. ; � - There is an improvement of 11-26 percent of jobs accessible to � � residential areas of Aloha, Wilsonville and Tualatin due to Bypass. Transit expansion is as important or more important to � accessibility as highway improvement for locations clustered ; ; � around Highway 217, Barbur Boulevard, Macadam Avenue and ,; downtown Portland. � ! - As traffic shifts from the local system to the regional system, ` � I neighborhood infiltration decreases. Largest benefit -- .i'i� regardless �f alternative -- is to west Tigard, Stephenson Road ; ;j and Corbett-Terwilliger areas. �'� � - Additional significant benefit with the Bypass is realized in I �I the south Tigard and south Beaverton neighborhood areas. � Impacts i � � � - A reconnaissance level impact evaluation was perfprmed to , ; I identify those areas of poten�ial impact associated with the ' I ' � project improvements called for in the alternatives. Specific ' � impacts cannot be accurately c3efined without the detailed preliminary engineering work that would proceed actual , ; construction. In any case, groject design would seek to avoid� ' minimize or mitigate as practical any adverse impacts. ' �' - 5ignificant �iff�rences exist among the alterna�ives relative to patential residential and commercial acquisition impacts in ` the "western bypass" corridor . The largest number of potential � impacts in this area is associa�ted with the 185th Bypass , � Alternative (up to 193 residences and 14 businesses) , followed by the 216th Bypass Alternative (up to 105 residences and 26 businesses) . The 2Y7jSunset Alternative would likely impact up to 20 residences and 13 businesses in the corridor as a result of the limited scope of improvements associated with that ;;i alternative. ; � ��) - Another major difference in possible impacts among the � alternatives is the amount of lanci outside the UGB likely to be � impactied in the western circumferential corridor, although all . ii of the a].ternatives contain improvements outside the UGB. : , '� +� - In the Sunset Highway corridor , more impact could be expected ,.� , with th�e 217/Sunset Alternative due to the improvement to 185th , ` rather than 158th. � � � I :_ _ _ _ _ _ _ � �,. , � I - In the Highway 217 corridor, the majority of imprnvements associ.a�ed with all three alternatives aan be acc�mplishec3 within existing right-of-way, minimizing differences in impacts. In any case, traffic disruption impa�ts are likely to be severe moxe so i � w th the 217 ( 5unset A1 er t n�tive / ) , and ' caref ul staging would be required. 'I ; � Sta in t� - Staging of improvements, regardless of alternative, .wi11 be needea in light of limited resources. Major existing and short-range txavel patterns should be addressed fa.rst and { logical additiona] increments defined. � ' - The 'first stage shoulci include constr uction of a new I-5 to High�way 99W connector as w�ll as some degree of. improvement in all the �ajor travel corridors (I-5, Sunset Highway, :em � Highway 217) . . , ; � - The second stage should include either constr uction of a bypass toad � between Highway 99W and T.V. Highway or further u�grading of � Highway 2]_7 and Suns�t Highway west of 158th. �n - In the s�ort term, transit centers and park-and-�ide facilities designed to accommodate future service expansion should be implemented. Transit service should be expanded incrementally as development occurs, and ultimately the 5unset LRT should be constructed. ' � ' AC/sm :AC ` 6216C/466-3 .,: ,id, ' ,� . �e in � .ia1- �ed . up; �lt . ; i ' f bef 11 `4 a 5th` , , � �.{ �' .�,5 , _... -- _ �`��"'�'�'. ��w"' �� ....,., MEMORANDUM �� ,...-..� �, CITY OF T�GARD, OREGON �� .,. T�; Planning Commission A��'x� �� 987 FROM: Keith �iden, Senior� Planner SUBJECT: Chapter 18.64 Sensitive Lands In order to meet Federal Emergency Management Agency (FEMA) requirements, to protect wildlife habitat and wetland ar�eas as described in the Comprehensive • Plan, to correct miscellan�ous deficiencies, and to modify administrative pracedures, the staff is praposing a revisian of the Sensiti,ve Lands Chapter. F�i:tached is a raugh draft which includes the following gener�al modi�iaations: 1. Review autharity for drainageways, steep slopes, and wil.dlife/wEtland areas to the Director. 2., Flood plain review autharity retained by the Nearings Officer. 3 , All.owance of minor projects triat do not result in any fill (eg. water li.ne installation) without Sensi.tive Lands approval. A, Addition of applicable FEMA requirements. 5, Expansian of Section 18.84.045 to include oth�er signific�nt wetland/wildliPe habitats identified in the Campr�hensive Plan alung with relevant eualuatic�n criter�ia. 6. Madification of Policy 3 .5.3 and appropriate Cade sections to make it clear that flood plain dedicat7.on is a canditian of d�uelopment approval. 7, Allowance af landform alteratxon of land r_onQd residential. 'The si:arf has sch�du].ed a formal. review of L•he praposed ch�anges �n Apri.l 21s�� We would like to haue a recommendation to for�ward Co Ci.ty Council. by tr�e end of May. ' Also, a draft proposal of the Planned q�velopment and Density Ccan►ptatation chaNters wi].1 be ready far Commxssion discuss9.nn on April 21�t. KSL.;bs],162W � f _ ; i ; [ � �- Om a,t ' _......._ .._ Ftt�d ��I::XN:C{:3:C'T' F�" 18,8� ::;E:N�:C"I°CVF l_(�IUl7t.�+ 18 .8�1.01C� f�urpc��. ' (a) w;rns>it;xv� t_�ricls 4�re ].�nr�s pa1•>�:�ni�i�ll.y unsuii;a�a1� f�.,r dcauc�:lc��amEanfi: Ma�c:a�as� af �Lhica:ir lc�cati.nn w:i,t:l��:in �l:he 1UQ...•y(ac�P• f.londp].aan, wii�H�a.n nat:�ar<�7. c�i*•aa.n�g�way, c,ri S�:E�F�p sl.c�p�s ar on un>tahal.� c�rc�und. (b) yer7sii::i.u� l.��rid ar�cas r i�� c�psigr��1;nc� as such to �re.�i.�Gt �t�.he �uryJ.ic ME��l.i:h, s�fe�:y �cuJ w�J,f��e �,f th� ct�mn�un�.ty tl7r•our�Pi tri� r•ec�u.lal:iori ��f th�se 5�nsitivp .l�.�i7d arcaas , [(c) C)�uc�l.a�:�m�r��l�, i.s prc�hii.k�it�d wat:hi:in al.l ar�E��s c��s9.gns`�i:Ead as ' sic�r�:ifi.c�rit wet,larids �n thic� f=lc�cid�al�in and Wetl�ri�s M��. I Q�ve1�:�K>mE�i�t �,Pi w�ro��r�.y ac�jacc�n� to si.c�ni.fi.c�ni: w�t.l.<�;ricl> sh��J.l � bn ca�.,n� uric�er� �:h� pl.�i•ii��d c��uelo�ment sFactian af 1:h� Cnmmur��.ty D�ue).�.,�m�.arit C;c�cl�, Zn �adc�ii:a.c�n, nn c��.aue],opm�r�t: shal]. ucc.u�^ c�ri �r•c�racr•�.y ac�jac�r��: ta ar•�a�as desiyna1:car� as sic�nif:ic.�nt w�t;].�rids an th�� Fl.�oc{�l.�in �an�� W��L],<�ric�s M�p wii:hi.n 7..5 f'��.�1: �f trie d�si<�r�at:�d wet.l�ric�s �i^c�a, ] C(cl) E:xc�apt. �� x�li.ci.l:7.y autN�c�r�i-r_f�r� hay other� �r��uis9.aris of this CN��r>1:�r, a.11 a�:h�r� �asc�s ar•� �r•c�h��.k�it�c� nn scar�sitiv� :Land �r�as.] [(�.a) Fi �.is� E?S�:'r.l�J.].SI'li?CI �r:iar� �l:n i:Ni� �c:lopti.can of tN►is Cod�, whi.rti e . ub'ect ta °.c I� i:h�is Ch�a ter ar• whiich waul.c� b g wcau.lc� k�e �r•ohik�i.i.�� y � ] th�:� ],a.mi.i::�ti.c>ns ar�ra cc�i�tr�a].s xmposerl k�y tNii.S ChiaK�t:Ear� sh�11 k�� • 'c �a^� a r�ar�conform:ii7 use. Nancurifai��ma.r� u;s�s sh��l be c.u ri s a. �c.i c� � � siak>a�r..1: i:ci tr�� pl^OV7.a].OYt5 nf C:ha�afi:�r 18, 1�2 af th9.s Cocl�,] C(��7,�.2 ��rn� r�c��al,�i:ions of �l.l7a.s (ar,ar��:�r� �r�� ;ir�l:er�c�c�c� �L••o im�alcam<?rit thic� C;ompr�l7�nsi.u� F�1�ar� and t;he I��c��r�aJ. �m�rgcancy MG�rtac��.�m�n�; F1q�ncy' s flt�c,c� :irisur•�nc� {ar•nc�r•4�m, t�nd tn H��lp prps�r�v� n�tur•�1 sensit:iv� land �rE�4�s fr�ant encr•aach�.ny �as�s arid ta m�i.nl:�a.n �h� ,��temb�r 1�81 z�ro--fiaat r9,se f�.auc�w�y �l.�uation, (d�.. °I"he ar•�as af s,��ciaJ. haz��d_ic�ent;i.�i.�d k��the__F��d�r•al Ins��r�ar�ce F�dministr^atinn in c'1�SC101'1�1'�lt. �ndµ�.e�_,.n�ineering..._re�nrt �,e�ntit.l.ed .. � .�.___...�._._.... _...._ _ _,.�... .�..._.._._._._.._ ��l..he F'l.o�cl Insurance Stud.y._._ of__.tF�e�Ci�,. _.af T'a;gard":dat�c) S��tE�niber_,� 1, 1961�_with ,_accam an in�. 1=.lond �Insur�ance Ma�s,__ is h�rek��do,pt:�d b� ref�rence and declar��c�_._ta be a._ �>..art_nf_ thas, Cha�te�^� 'This �l.00d Insurance Stud�„is�on ,fil�h a� �he_'r�ard Gi.uic Centc�r. _ _. .. _ (� Wh��ri bas�fland�1eua�ian data has nat; been , t^,�p,,.wauided i.n acc:orclance with S�c�i�an 18.�eA,O].O�f�..� the I�11"QC�OI"`SI1��obt�,in, review� and r�easanab� utilize _ anY,,, base flaad _�Xevation and w1:.��w�. • u«ta «ua:�.l�bl� �s�am a F�det^�_��'°:.�..er o�har qn��r�p� in ar•ca�r� to aciminister �ec�iar�s 1E3�eA.q2.6�h) and (%,�„ SCIUS:C7':CUC �»ANpS I�RF�1=1' i�n. 3 -� 4/16/97 P�ge 1 � _ .. ....... ....._: . _ _ :r 5,..�:.�. ��nsxta.ve l.ands r�u,�latinns .µconta,in�d� in��rii.s_ Cha��r �re _.._ ..__ .._ xnt�nded to maintain the int._ec�ri,ty o'F twhe r,iv�,rs� streams��and ----�- -.� ....�. _..�.._..�.. creeks in: f�drd _�...Y.._.._...m�.nimizin�� erasian�,w,,._.,�?romnting,w..._.bank, .. stak��.lz�,,... maa.ntarnxnc�and.Pnh�ncina wa��r�u�a19,�. and,_fish an�l wa.ldlxfie ,.. habitats.�......_.�and.�.�:pr.�...eseruin sc�nic: u - .. _ .�.__ ��_... �.�. .:�......5...:.,_.�......._.._...__ .......��.....a1it.�L....._.._and recreatxr�nal_pn�pntials� (,q1 C;i,t:y �r.i:a.c�ns und�r tFiis Ch�p��r� wiJ,1 r�cac�ni.r� th� r�ights of r�:Ep�r•i�n awncr�s 1:n ba fr�e to at.t an �he par•i: uf i�he City, z�s cammissic�ns, r�K�res�ritatiu�s and ageni;s, artd 1�nd awners amd occupic�r�s, :(h.�. Fbr �he _�ur oses of_.:this CFia�,ter��he word "structur��" sha1l. exclude: child�r�n's�la�e uipment,,�icnic_ tables, s�nd boxesy sh�lters�, �r�i11s� and bask�tball ho,�o�s.�M 1g•84,015 __,_,�Rpplicabilit�f Uses -�perma.tted,�_prohi,bited and Noncanfarmi,ng (�) E:xc�� as pr�ovic�� by suk�seci�iari (b), th� f�llawing us�s sha�11 be outrigrit per�mittac� uses within sensitiup lari�l are��s; (1) f�r.c�>sar•y uses such as l�wns, gar�dens or pl,�y are�s; (2) Agr�icu].tural �as�s canduc.i:�d withUUt .lncat:tnc� a si�ruct�ar� wi,trii.n �:rte sensitive 1�nd ar�e�; (3) Commun�.ty r�ncr�a�:iun usps s�ach as b9.cyr.le arid pet�pstriari patF�s or• ai:hJ.�tac fields c��^ parks, �xel.uda,r�c� structur�s; (A) Puhlic and r�rival:e conseruatian areas i'or wai�er, sail, npen spac�, faresi: �nd wzldlafe r�s�urces; (5) R�mov�l oF po�.son oak, i;arisy ragwort, k�lackbGrry or oi:her nc�xxc.,us ueg�tatiar�; (6) M�iri�;enance uf floc�c�way, excXtading rechann�l.S.ng; Cand] (7) t"�r�c�s, Eaxc�pt irt tPia� flac�d�al.aa,n �r�c�a; �e,� Tnsta],l�tion o� underground utilities and cnnstruction�al' roadwa4 w�rovc�ments includi.r�c�_.�_sidewalks, curbs, streetlig_hts, and drxveway aprons� � ' , �� Minima_1 round disturbance s but na J.andfarm a7.�erati�ns�„ � ancl -~' �."'�."..._'�-~ - �,1� R��ai.r,�._.re_cons�ructian or i.m rovement nF an existing struct�ure or utili�._,��y4 the cost of whi.ch is 1_�ss �han 5Q ' �,e,rcent af �the m�rket value of �he s�ruG�uw�r�_pr�inr �0 1:he � ,improvement or the damaqe requirina recor�struc�ion provided � ho devela me�t� occurs in the floodw�y� � �' � i' !' s�"�usx�rxv� �.Alups �a��='r ru�, � — ��l��Ia� � .� Page 2 � � .; � , _ _ _ : . .:O (b) Th� fc��.l.�wi.rig uses �ricl activatxes are perniitt�d only b� a Sensit�.va l.arids �er•m:it gr�►ni��d by i;h� Meara.ngs O��].COY'_ �P_XC(ypt a� prcauic��c� hay 3(A) and (k3) belaw]; [(1) l� landf�,rm a].i:ar•ai:ion nr dnvalo�ment wi�hin �:he 1q0—year~ �l.oc�ci�a].�i.rt;] ;�c� 7:he fallowir. ��c..__.._u�es and activities are ��e;rmitt�d on_l�_b�„_a �nnsx�a.up L_ands,.pPrmit cqranted., b�he�Directar, � �f2)� �.��. Fl 1�r�cifc�rm �J,t�►^at:ipri ar deuel.apmFnt; c�n sl.a��s af 25% or c�r•�at�r arid unst�hale qround; [(3)� �?;� l..�ncJfc,rm a].fi:�ratian ar d�v�l,�pm�ni: af areas nwtsic�e af the lp. Q 4�?ar •Fl�od�,�in wxthin a dr�aanag�w�y wh�re �here is yr�r rnunc:l w�i:c�r• fl.c�w, unl:�ss; (A) 'The c�r�inageusay is prc�posed to be incorporated ir�to � puha].9.c facility of adequdl>c.a si-r..e tc� dccommod�te maximum waLer ftaw i.n accardance wxth 1:he adupted ].981 Mot:itet^ L7ra9.nag� plan; ar (13) 7he larrd is not pr�opc,sed tn k�e partit:iori�d, subdivid�c� ar� d�veJ.op�d, [(A) AK�pJ.i.c�i�.i.ari pur�suant tn subs�r.ti.un 3 (A) and 3 (E3) sha11 b� ��a�ai^raved lay the pir�c:tur, ] �, A��ensatiue t_ands �ermit .ap�r.oua,l shall be ok�tained befare constructionM�or� development b.P�qi,_ns withi� area vf s ecial flaoci ha-r..ard ar drainac�ew��as established an 18.84,015 (b) a,nd c above, 1'he ermit sha11,_ap��l,�._,to_all�structures includin„g manufactured ho�tes, C(c)]�e.� E:xr.ept� as �xpl9.ca;tly authic�ri.zed by UtMi�r prou9.sinn� af this Ghapi:er, all other uses ar� prnha.bit�d an sensi�iue larid ar�as , L�C��,�,'�� U5� �5j:ci��.].S�'lE?t� rJM'].OI^ '�:C1 ��'16? &tG'�QrJ'�].QYI G1'F ��'11S CQCa�, W�'17.G�'1 waiald be �ruhik�ited by �:hzs Cha�at�r nr� which would be subject to the li.mil:ataans anc� cr�ritrn].� i.mposed by this Ghd�ater shall. be consid�r��d a noncanform:ing use. Nonconfor•ming uses shall b� s�ak�j�c:t to the pravi.si.c�ns af C;hapter� 18, �,32. of' tFii.s Code. ,18.84.02Q _.� Administra�ianwan�prnval Process (a) The ��plxcant far � Sensitivc� Lands pFrmi.t sriall be the r�corded own�r nf i:h� praper•�y or an agc�nt au�hor�:z�d i:n wrxting by 1�he owne r•, (b) A P�^e�-A{��aJ.acati,ari Ganfer�nce wa.th Ci.�y s�aff a.s requa.red. S�� S�c�ion 18,32.0�►0. (c) l�ue ta pc�s�a.k��.e chang�s in w�at� sta�u�e�, ar reg�,ona]. or lo�a�. po:�icy, ii��orma�a.an giv�n !ay s�a�t= to �rte app�.i.cant during the pre—Applicati.an Coriference is val,ad fat� nat morQ than 6 man�hs, S�NS:CT'�V� LAIVpS pRAFT Np, 3 �- 4/�6/97 P�gQ � (1) Fti�ial:her Pr•�._.Ft�a�lic��ti.an Cc�nf�rFnc� i5 r•ec�ui.r��a if �riy [uari.�nr.�] S�nsitive Lanc�s �pp�.icatinn is s�abm�,�;�:c�d mrar� _...._..�..m..._.....__..._w.,___......__ �Pi�an 6 mui��i:h:� afi�:car� tPi� Pi^ca.....Flppli.c.ai;i.r�n C:�nf�r�r�cca. ' (2) r=a:il.ur•c� uf 1:h� C)a.r��c�:car• 1:n �raui,r�p any of �:hn inf'�,r•ma�:ian r•��q�.ii.r�ec� k�y i�h�,s C;h�K>�Ler• shiGal.J. not consi�::�i�:ut� � wGaiver• ofi 1�h� si:anci�rd, cra.tei�•i:a c�r r��c�u:irc�ments af the �r>�lit:al:Xnr�s , (d) "I"he H�<�i^ings �fi'icer sha].J. �araprnve, ��prcau� wxth cc,ndi.t9.c�ri� �r• c�c�ny �n t�p�licai:ian for a ��nsii;i.ve t.ands ��rmi1: as sHt f`c�r•th in �e�:.ti.��n ].�,B4,q7.5 (k�)[(�.)(?_)(3)], �nd [�xr..l.u<�:irig suk�s��t:i.an� (b)(3)(�) �i�d (3)(B)7�G)�1....�...._....�and�2�, Tha I�iezar~i.ngs Oft=:ice?r•'s dc�r..i.si�.7n m�ay b�.� r�vi�w�c� by th�E C;ounr.il. as pr•nvi.d�d May 18.32,31Q(�a) , (e) Th�.� Di.r�ctc7r sFial.l. ��aprou�. �pprav� wi.i�N� r.c�ric�ii:i.ana ar� cl�ny dri araplicd�:ian far a �ensil:;iu� i...artds �er•ir�it �s s�t forth in S�r..t9.��ns ].£3,B4.q�5C(k�)(4)]�c.�S.i.,�and_...�_?_�., lh� r��ci.si.an mad� by 1:he I�ir��c.�c�r iriay be a��p��:lcad i:a �:h� [Pl.anr�i.rig Cun�mass:lcan] He�rinr�s.,Officer,..as �rr�ua.dEac� k�y 1f3.32,3].b(�) , .�f� 'l:he a�,pra�ariate.._ap,�,ra_v_al„ authorit:Y,_s.ha11..._r�view__all,_ S�n�sitive� .....__�.� L.ands Permil: ap�l�.cat,a.an5 „ to dEter�n�i.ne th�t all n�cessa� .__._.._..._._._.___.._..._._........._.._._ _.__.. ...._....._.�._....�..__.,__......_._.._ ......_.......__._._..._.._.__.__.__ p.ermits .sha1..1__be_,_Ubtai.nec�__from�hose._Federal.�,._..51:ate.....or_.._].ar«al gav�rnmerital. ac�e.ncie�__frnm....wh�cFi...prior�_appµr�val...._is aJ.sa., r�equi;r�d.._ .(�Z �rhe I�irectc�r shall nUtif�y_....cammun.ities_,ae�„Lacen;t..._to, th� affec:tec� ____._____._.._.._____._._....._.._..__._.�._._......_.._� ..,�._.�......_..�...._.._.__....� arcaa and th� �;tate [)e�aartm�nt.�,_of l..and __. Conseruatiai�.� and _.__..___.._..........._._.___.._....____.,...,�...._____,......._._.... Deve�.apment._.�ri.or_�. tU. .. an�._.._alte�^ati.nn..._ o�._._r�elucation.___��.._.� ._._._._._ _._.. ___..._.. watercnurae...,._._and._..�ubmi�_.eui..dence.....of __such._.i�ioi:.if,a.cat.i.ort_ to,�_the 1=eda►^al :Lnsuranca Administratian, (h.�_ "I'he [)irect�r• sha11 rec�uir,e_._.that_..mai.nt:en�nce .9.s �>r�auidc�d._within _._..._..____..�.__._..._.___._...._._................._ _..�.._�.___..._.,...,..__.,..._ the a1l:ered ar rc�locat�d_pnr�tiU�1 af__said�watPrcaurs� so._�hat the ._.___....___..._...__..___.__..__.._.._._..__._.._._.... fl�.,od c�rr��ing__capac,a.t�_i.s,riot_d.xmi.nished� .�:i.ZC(f)a '1'I•�Fa W�aririgs Orfzc�r• �i�d i:he I)ir�c��,1:or sh�l.l ara�ly i:he starrc�ards se�: fori;Fi an S�rti.ons 18,8A,04q �ncl 18.84.045 d� af �hi.s Chia�fi:�r wh�n r�u;i�wing �n a�arl.acation far a S�nsi.ta.vn I..anc�s per•m�.t. �.].�_C��)a °fhe L1ir��ci�ar shal.l. gav� nai;xce nf appla.c:.ata.ons to bca r�eard k�y i:r�e I��arings Offxcer as �ruv�.<��d by �.8.32, 13p, C�C�h)7 "I"he Da.reci:n�^ sM�al.1 m�9.], nc�tice of ar�y Ser�sa.ti.u� L�rids ar�p.li.cal:;ion dpcxs�on ��o i:ha p�r•sans arita,�l+�d i:o n��ica unc�er �� .�z. t7a. ].8.6A,025 Mai.ntenance o� Records ��) Whc�r�e,_bas�fl.00d t�].eva��,c�n data is pravi.ded th�a�h�h�,�F�l.and 7Cnsurance S�ud �he Buildin„�,,, OFficial shall obtain�nd r�:carci �h� �c�ual, el.ev�tion in rela�ion ta mean �� 1evE1 �of �he ].awest �loor including bas�men�' a�r ai1 new ar� suk�s�anici��.ly i.�rou�d s�r�uc�ures and wF��her or� r�a� �h� s�ructure cont�ins � bas�men�. ��IV�;x'I"�:V�' LANp� DR��'l° Np. 3 -� A/i6/�7 F��ge A i i � ,�b� For all new nr SUI�S�:��ltla"1�..,,X� ..'F�OOCI�i^t10�2CI�S�M'UC�UY'85��'�I'1P. . ....._r� ....._. . E3ua.l.drn C3ff�.cia]. shal.l; ......_.� ,,. ...._.....__._.�...._.._......,_..�....... (.1.�. v_.�r xfi'Y..�anc�rec�rd ,th�,_actual,��l�u�taan.__ in �r�l�at,ian to _mean s�a levewl�..�. anc� ,�2� ma.�ntai.n i�:he fi�l.nadproofa.n�c.__certifxcatians r�c,1ui.red in�this (�ha�ter,,....,...__.._......_....�... .�__.� _ �c.). �'or al.�. new ar suk�stanti.all�..__�flaod�ranfed,.„_. strur.tur��.sr__..the _.._........__.._.._....._......._..__........ ._...._._ ......___..,._.. parectar shall, S1) M�intain fnr�iublic,�an�ectiori_a,ll ..oth�,r�►^,�cards ,pertainzng �I _....w_ ._..... _.__. to i.he__prouisxUns of tha.s Gh��r, ].8.$4.026 Gen�ral prnvisinns �,.a.)._ Fll.l.__n�w.....cc�rt.st.ruGt.i.an_.._.ancl, substanti.al im�prouem�nt.s.._.,Mshall, k�� construct�d___..wxth_._matnr.xalti _.and.�utilx��_W ec�u�pment_.reswist�nt.__.to f laad_dama,.�,e.. .... � . .._..w.... _.. .. _ ..._ (b�. All n�w corts�i^ucti.c�n �nd suk>stantial ini rovemen�.s_ sha].1_.,. .be. .........._...._...._..._.�...._...,....�..._..._...__._......___._..._ ......_...�..._....�.___.......__�....�,_.�... . , ; constructed usinq�_methads and practXCes �that mxnima-re �Flaod .._._,._...__._...._....._._.�....._......_._...._... ,__.___..._._. _._.M._._._..._._..w._.__..�.�..,,..w.._..._._..............._. d am.�...�..�_ S..c�. E�_l�ctrxr.al�._ N�eati��,_..v�rit;ilatxon.�_�lumbinc�, and ai.r�-..cor�d9.ti.oninq ec�ui�ment and athpr�._service facilities shall be des9.c ned and%or otherwase._. e�evated nr lc,ca�t�d saM as ta_�r�uent�wa�er frotn enterinc�,ar accumulatin�withi�n.,��he com�nnents dur9.ngLconditians of„�lwoadin�, �, F�11, new and r��a_lac�ment wat�r� su�pl� s�stems shall be desi n�d ta _min9.mize or� eliminatp�infi�ltrati�n of fload waters intn the �s��m_._in n'tGC01^CIo't1'1C@ wi.�h th� Uniform Build,in,�c . Cad� and the Uniform, Plumbi_nc�Code� � w��M �� (e�, A1].__ n�w consi:ruction��_a11 manufac�uredw hames, and _�substantial, imp_rovements�shall _be ar�ch�red to�revent flntation�__collapse� ar lal:eral ,mavem�nt o�,�,the structureµ M � ,�fZ New ai7ci re�lacement sanii;ary__sewer�ge s si:�ms shal.,�be designed ta, mac�im,az� ar el.i.mina�e_znfiJ.tration af F1ood waters~ into th� sy.s,t_ems �nd dischar,qe fram the s,ystems_ intn flood wa�ers;�and ,�g,� On�,-�ite wa�er� dispc�sa�. systems sha].1 be located to auoi.d impairment to them or contamina�aan fram them durinc� floodinc�, �h�, ftesxder��i.al. Cons�ructi.nn �� N�w constr•ucti,an and substanta,al im r�avem,en� a�,_,�a� ; residen�i�1 structure shall. h�ve the loWest floor, ;, a,ncludanq basemerit �leua��d tn ar abov� base �lood Pl�ua''i.ic�ri� T _ ��IV^xT'x:V� LANI�� I�RAF'I" N0. � �- A/16/87 PagQ 5 ,; �� , 1 _ < _�2� �ull�_.�nclosed :ar�as bel�w the lawest floor that �re �.._�...�,�._ �..�__...:...�.._...._. , su,b�ect.,..tn f�lnadin,g, ar�e.,.prohxkri.ted�.., or� shall be desianecl to ...._ .�,.�._... _�..,___...�..._. au1-omatica��eqrua.li.ze h.�drastatic flnod forces on exterior ..��....___._.._... _ ...�._....... .. .....�....:�..�..�.....�._. .W.._._ � waJ,is b�.wa.11owi�nmg_ .for__the entr�and exit_. af flaadwaters. De�sµic�ns..._..._..far meel:i.n�__tl��is r�quiremp,�nt must either� be ; c�rtzfa.ec� �by:�. a_.__r�glst�t^,ed_.., :�..rofessianal. ,�en ine�er•._�o�r a�rcha.tect��o,r,_ must _mePt�ar ,W�xceed the�fal,lpwin�m,ini,mum c��xter�_ia:,� �� - t �a� F� minimum of two apenin�,s_hav_,i�..a, tatal. net area of ;` not��less that one�s�uare inch f�t^, ever,�_s.c,�uare� foot� of enc losecl ar�a swb�ct ta f load in�.._sha,1,1 be_�r,a�ided.� ..�.. _.._ � � ._ ,�,ri,� T'he battom of all openinc�s „shall�be no,,,h_ic�he�r t�han one ' � faat above�qrade.;_� .. .�' �ixi� Op�nin.c�s_.ma...:�._,.k�e �.eq.ui..�.�d with__screens, lauvers, or " oi:hpr coveri,n,gs_.,, or dev�ces �rovidpd that vhe,�__permrt T_._. __ _ ..�.,. ! th� automatic �n�w and ex9.t of f'loodwaters , �` ��, NonresidPntial Canstructican ;; ..�._._� .� s i �� IUew canstruction and ,_ substantial im ravem�nt of „a� cammercial�i.ndustrial ar ather nanresidential struci:ure shal.l �ither• haue th� lQw�,s��fl�orz___i:ncludinq k��semenl�.� elevated to the level of the base flood plevatian, or� toc�eth�r. with_attendant_.ut9.lity:_and_._sanitar�.facilit:ies�. sha11: �.a:.�.. J�i? M'�I�QOCI�M'pQ�ECI, S�Q.,�I'171�I'J�I.OW th�, bas� f'I.00CI level the structur� is watertiqht with walls _,substant�ial� im��rm�able ,ta._the_passag_e of,�wat�r� W � �ii� haue,_ structural com_poncnts capable of� resistin� �dr�astatxc� and _�drod..�namic __loads and y�ffects af bwn.`L��G.� �..� . �_ii� be cer�ifi.�d b�a.,._regis�ered _�rofessi.t�nal enc�'xnee�ar architect_that �he desic�n and methods�of _canstr�uction a�� in accor•dance with _acce ted, stand�ards af ,�r�actic� �or meetinq..,_.,provµisinns nf this suk�section based �nn thezr,,._develo m�e.nt _.and/or review of the structural rlesi n s ec�ificati.ons and lans� Such certifications ..___. ._.. ,�,_ sNiall be provided to the of�Ficial as set forth ar� Section�1.6�84.025�b� � � ,�av�, Nonresi.dential µ s�:ructures th�� r� elevated:� not Fload_praofed mu�et_the same standards for space b�l.ow the _lowest flaor as described ir��18.8A.02.6�h�,.(2�_� Ap�il�i.cants floo_d�roafing nnnresidential buildi.nqs �hal.l _be notified tha� �lood insurance pr�miums will be based on rates tha� are one foat below �he flaodproafQd level e�a , a bui.ld�.n� constructed��o the base flood level will be r�ated��s one foo� b�low tha�. l.�v�l � — SCNS�T:CV� LAI�pS pRAF1` NQ, 3 -� A,/�.b/n7 page 6 ' �� .. � _ _ . _. _ �� . �.-�� .— 18.8A.b30 �xpirat_ian of �p�raval._�'mm�tand�rds af �xt�nsion nf Time (a) Approual uf a Spnsii:iue l.anc�s ��rmi�: shall. k�e uaid a�f��i�er on� , y�ar; 'i (1) UnJ.�s� subsl:anLi.aJ. cnns�Lr�uci:i.on c�fi i:hte apprav�c� pl.ari has I haeg�an wi�LH�in orie y4aa�^ �a�riUd; ur I (?..) xf c.onstr�ur,ti.ori on i;he sai:e is a dF��a�rt:ur•c.a fr•c�m �Lhi� ��ar�roved plan. (b) l"hc [N�.a�r^ings Officei��] or,i. inal_.a.P.�rovaJ. authorit,;�, shaJ.l., u�on wri�l:l:c�n r�c�uE�si: k�y t:he a�plicant anc� r�aymnnt c�f 1:hie rcaquii�•ed fe�, c�r•�r�i: an ext:�.�nsi.ari of tr» ��prav�al. peri.c�d no•� tn exce�c� six mani:hs �rnvicir:d that: (i.) Na chanr��:�s are mac�c� ari the c�r•ic�i.naJ. pJ.an �s ��9�ruued k�y th�� [C)ir�ctor] aa�roual_au�:hnri,i:�; (7.) "f'FiE a��lican�. can sriaw irii:enl� c�f initi�ti.n4� c�7n�tructi.on of 1:he site wii:hin i:ha six-.-mnnth extensian K>er:ind: anc! (3) Thcare I�iaue b�c�n na cNiangFS in thic� fac.ts or tN�� appli.r.ahale palicins �nc� ardinance prc�v:isians on which i:h�e ap�rou�l was k�ased. (c) 'T'hie CIF..C7.SJ.��1'1 af trie (;f�earinr�s pfficer� ap.praval_authorwi.�, may bF r•�ua.eawed by tr�e Gounc9.1 as �rov:idec� by 18,37_.310(b) . 18.8A__,.._p35__.___[;Excep�ions far Deuelopm�nt__in the 108th/].13th Ravine .�i nificant �w ^ Wet�.ands�Ar�a�belnw t�p 140'__ Ele�atic�n] �er._ial � Preliminar Appro�al �Cri.teria for Ueve].npnient_ A, djacent_, to� 8ic�n_ificant Wet�ands and 4Jildlifp Wabitat Areas. � � [Under' '�FIE? Sensi.tive Lands Permi.t process, the H�arinc�s Officer may �1].aw por•tinns of �he Rauin� at 1Q8th �nd 113th c�asignai:eci as a signifi.c�nt: wFtl.ands area i:o develap pravid�d thiat aJ.]. of th� fal].owing criteria are met,] [(1) A].J. aF �Fie ].and (w9.thi.n the rauine) b�ir; cansi.dered fur I d�velnpment is at less i:han 25� S�qpP_,] [(7_) 7h�re are na unstahaJ.e saiX conditi.ons nn tr7� land bei.ng cans�.ciered for devplapm�ri�,] [(3) l"hc� pravi;sa.ons of Chapi:er ].R, i.Sb TF2E�: Rk:MqVf1L shal.J. be met,] _(� Five s�ficant� we�lands _and/nr,�„wildlife areas _h�ve been designatac�, an �he 1981 Wetlands map��The,�can be i.denti.fied as follows ; � � �1� Kru� +�r,�Creek,�„_,Traverses four �ax lots 2S1 AAA lots 90000, and A500 7_S1 AAD lots_�4�00 and 4501) in a northeast to snt�thwest dire_cti,on for a distance of ap�r„oximatel 5QQ linear ma,�, feet, �ENSx1�:1:V� LANI�S pRAFl" Nq. 3 — 4/1�/87 �age 7 _ _ �2� 5�.immer.,,Cr�ek, h 1aod�plain and R�ar9.an Forest. �ec�ins_ on thP _ .�_ .. ._ �asi sa.d� c�f �W �3Caih f�uenue and extends appraxzmatCl�, 6�50 .�_inear ma:p..fe�t��a�thQ._�ast.�,._9�A3_acres T_��. � ,µ.... (�.� �umm�r� C;r•eek FJ.c�n�_];_axn.�nd..µf2i�r�ian Farest,._�,_TNie �umm�r ' (.,re�k,_ 100�yaar.._.flaod�l�in_.µhec�irinin�_at_,th�:__ snui.hwesi.er;n ,.,..._ _ .. . lo�.� af �W Meresl.on� C'ouri� �xtendin5__..ap.prc?xi.m�i-�.1.y.,..,�6pq, , __..�..._........w. ,. ,..._.. _.�..__,., _...��.._..� _,_..�. .�......�....�__.._..._�.. linear fe�t �o the nar�hwast. 2,A9 acres. ....___.._.._......._..._.W�_..._..._.._.......__.._....�__�._.._,._..�...___.....�._.__.�.. _..�_. ....._ (�A.� F�armo C;r�ek narth nf IVar�th Daknta �treet, Th� F'anno Greek I .�_.._.... ..... . -__ ._ ..._ _ .__... ...... . _.._.__... ___..� _.__..�.. �._.....�.. ..__� __. t00 My;�ar�f,loodp.lax.n_._b�qznning, at SW Nnrth�Dakota Street and ,� _........_ � exi.�nda.n.�g.,wnorthward_.,ta the �W W9.ndsor Cc�urt area 3fi 3 _.M........_..�...... .._._�.�........_..___.�.__...__....�....._._._..,_r_..____...__..�..�., _...�.. ...... , . acres. ' ��'a�, "I"hi�� Willnwbrook Gre�k.:G...._�08th.:�.113th�,AvenuE,._.Ravine,,.__ Bec�ins, , �...._........�...._.__.�._...,_....�.__.�._._._,..._ at__the �1"ua�a�i.n Ri�pr.,and extends nartl�ward. for .�..�_ ___. �. __ ._�.. _ � __ . ap�rax a�mat� 615 .�J.a.near map.._feFt into a_ fark,�_Abaut 35 acres. I �� C;�rta9.n si.g,ni�icant wctlands µma�b,� al.lowed tn haE devel.c� ed with '' __..,........_._._._ __.. _...__._._..._....�._..�.. , conflicting._.,uses et with._ certain limitations, Development _____...........__ ��i�sed ta�, occur withiin ,c�r adjacen�,_ta the areas list�d belaw must pt^epare ,a__ Statewid� L�nd__Use Goal.�,. 5.-rec,�uired,_�Fconom,i,� ._._...__.. _ .�.._ . . SncXal. �nvi.rc�nm�ntal and �'ner^c�_Cwc�nf].iet E:�EE anaJ.�sxs OAR ___....._...,...�..._.........._._._._.�........._.._._.�..�....__,.....M..._..._....._ .�..�..�..... 6 60.�16.�.000.)...^ .�1.�. .1..h� 'Tic�ar�cl/µi"i�dem�n..__.F��nno _C,re�k_..._MarsN�...and F'ln�,odplain,._ __..._._._.......__.. 13ec�.'x_ns .on__sauth sit�e af_.Nar�th Dakota.,_Street, and extends southw�st tn SW Galla...place.� 6.7 acres. _..._ . .._._� 'I ,�� .(� The '1"uala�in R iver• 1=1ooc�plain ,west of Cac�k Park, ExtPnds 'I .__....._._.._..�...,_._..__ _...__._....�___....._..,.._. ._._..._....__ _........._.......�......__.�...__.._.._...._.._.._ w�si�war�l fram Gook. Park ta �W (�acif9,c Ni.ghwa�,µapprc�ximatel� _....__.._.__._..__,._.__...._..._..�.....,...._._�.__w.�._.._..__....._..._._......_..w._.___.. 2�00 .19.n��r .u►a�Wfept, About 33 ,A �cres. I �3.�.. Fanno C;re�k�, Pa►�k ._.a� Ma:in_ Str�eet, , "I"his 32.5 acre ar�ea extends� from �Main Str•eet south�ast w�a Hall�Blvd. on i;he ._.._.�.__......_.._.�..._�..._._._.....�..�.__.__w.....,_._._._..�_..�____._.._...._..__..._..._....._...�.....__._.w ..�..:._.___....._._. sou�ti �nd fnr a distanee of a�prax.i.mately�1500.�linear ma�r fe e t,_�..._._.____..�....__._.._.._..._._....�....._._.__�..___._,_. ___._._.�... (�+� Fanr�a Cre�k ��loadplai.n_,._sauthieas�_of�Ndll E31ud. to SW 74�h ._.._...,..�_.,._.._.,.�...._...�._.._—___. ._...._....�._.._..._.._._._...�......._...__ Avenu� .anci _k�onita Road cantinuX„ng.,_..sauth ta ,.Durham_ Raad�, . .�.._._ .�.� _� . _ Ex�:ends ap�r�nximat�lyµ460q linear.�p feet�.__About 5n acres. �bZ A�„�onflic;�in use is one which�_, if allowed��could neg�tive� zn�act_ ane af,_,�he four areas listed in subsec�ion (aZ �� a canflictin�use is�proposed wi.i:ha.r� or �djacen� tn one of these ar•e�s�_.�,�.hen �.he a�licant. shall rpre are a re ort detailing the pconomic� , soci�l., �nvironmental and energy consequences of the can�Fl�a�ting_, useg__�,____This _r,epar� must be provi.ded to the Director �r�i.nr ta an Sensitive l.ands Review and must Fnllaw the gui,deli.ne� cor►�ained in OAR 560--16--000, SE.IVS:C`t'�V� LAI�C�S C7RA�'T Np. 3 � A/S.5/H7 P�ge e �c,� T'h� fo�.J.c�wi.n,�.._cr xt�r�ia...._s,hal.l, ..ap.��.,wfar d�v�la.pm�;nt_..�ra�osed .__�':!�, _. .�.._ .__..... �ra�e�rty _w.�.th�.,n, or ad�acent to._,.�,si.�_f,ican�_. w,rldlxf� habrtat ,.....__.____._,�....m ar�as: .�.....,_._,.. ,_._..,......_....._.._.._ (.1� l"Fi� ��,pli.cant, shal.l iden�.if� thew extent ancl J.oGat�,c�r� nf th� ... ..._, .,.�....�.. ... �.�.._...._ _..__._.�..__ wes�land anr�%�r w�.].dlxfe h�bitat nn a sc.aled drawii�c�. �2� T'aie app.licant.,shall _xc��nta,�� thi�_„�types._W,and species..,._af __..M.�._._ _..._....�_ sr.qnifxcant:fauna,M,flora�,__.and othar na�ur•al feai�ures faund in .the, a�ea .de'Fined in 18.84�,,Q35.� ab...ove�i. �3� 7he a.pylicant shall _.�rovide a description� nf haw the �ro��saJ., .wi11 im�act i,6.�A.q35 �� above; and ' �A� �Jesic�nate:a _min9.mum nf__,two alternatiue�mitiaatin��ite I d�s_i�,n_propragal.��_ ' �d.,�.. E3ased upan...the informatian, �r�auided_as_r�ux.r,ed _in 16 6A�035 (b� _.. _.....�....._. _.__._..�.... ._... and c above�„the�Dir�ctnr sl��iall d�termine whether� a�ensitive __.�.�..� ....... .. .._.. . � _ �_..y L,ands �ermxt or a Plann�d Develc��m�n�Wa�icat.xan as r�qwir�ed�, ,�e� Under the,_S�nsitive I�anc�s _Permit_pracess�, the_._N��Wrxngs, Officer ,. _.. . .. _,.�....._. _ ma�,_ a_1_law.�pnrtzans af these areas desi.c�nated...xn _18 84,,.035_(..a.�.. �...._.__,_.. ,_._�_._ __ above to c�evplo��ravided_,_that all of thE fo�.lowing��are _met.: �.�, F�11. nf the l.and k��inc�.._.cnnsid�red for dev�.l�m�ntµ„is,at less . __....._............._._...._..._._..�._..._..�.._..___.._ _.__..__._.._.._..�. __._._..._._. i�han__2a%._.s 1...�J?.?..� (7� There ar� na unstable saiJ. canditions on the land beinq _.._.._...___.._.......____.,__._._..._..__........__.�....._.�..._...__,._........__._,.__....,.._____.._.._.._._..,..._..._....._._.._._._�...� considered far^ deve.in�ment� �3� "I`he...�raui.s.ion.s �f_Cha.pt�r_18�X50 TF2�E:.__F2.EMOVAI.�sha11 be m�t. �4Z Exisi:in� natural vec�atxon be�rotec�ec� and.._�.reseruerl wM�erEV�er'__.�ossiha�e.,,M_,____Nativ__e., .�].ants_.._ar� recammendec� for .l.andsca�ing`^ --~ ° µ.� ...�... (5,� Insert_7 (�., Siai^face water• runoff and ernsion sh�l.l. tae contralled to ,�rotect_aguat9.c.__habitat�_and^w�tlands��. ....._. "� ._.._._..... (.7� Nn ._ha-r_ardous __snac�s_alo,n._..�.c.�streatns _,shall.__k�e a.1_lawed �o exi�st alon��strpams and wetlands� �� 18�A4,04Q .�..._._.Apprava.]._L�tandard s (a) l"he t�l��r�.ngs pfficer shal.:l. m�k� findinc�s tha� aJ,�. af tt�e Fallowing cri�er�.a are s�ti,sf�,�d whien ap�rnvxrig, ap�rc�uing wath conciz�:i.ons �r� denyanc� ar� ap��,a.cai:i.on r�qu�st wath�i.n th� lOq--year floa<�p1�xn: �CNS:(:1'�:V� I�AIUp� URFl�'"I' N(�. � — 4/16/87 pac�e 9 , (1) L.andfc�r�m a1l:erati.c�ns shall preser�ve or �nhance i:he f].oad�l.<�i.n storag� func.ti.c,n and maa.nteri�nce of the rero••�fc�c�t r•9.se floUCiway shal.'1 not r�esult in �ny na�^r�awing ofi` 1:hE� f'l�aciw�ay faour►dary, C(z) �rhP .lanc�farm alterat�:ion ar d�v�la�m4nt wii:hi.n the t40--y�ar� t'l.aod�la9.n shall. be al.].ow�cJ only in an area design�ted as camm�rcial nr iridustri.al Un thp Compr•phensive Plan I..�nd Us� Ma�,'7 C(3) Th� lanclf'arm �lt�rat:aon or devel.c�pm�nt i.s na� lacat�d wii:hin the floaciway:7 [:{A)� (2.� CC'he� Wher� ,__a lanc�fiorm �l.��ratian ar• d�velc�pm�nt is �,ermi�ted�tn occur within the flo, Oc�pl._,ai.n,,__,it wi�.1 nat resGill:: in any i.ncr�a�sc i.n tFte water�surface elevai:ion af �Lhe ]..00--�ar f locsd. [zero•--Foot ri se f londway;] C(�)7 .�3� T'he ]:�ndf'c�rm �lteratian or d�velopmE+nt pl.an imclud�s a pedestraan/bicycle pathway in accordan�cp with �;he adopted pec�esl::r•ian/bicycl� pathway pl:an, unl�ss tht� construGtion of said pathway is dnamed by i:he I��earings Qi`fiaer as untimPly; [�6)] .�..,4�. l"he pJ.ans for i�hp pecJestr�i.an/bicycl� pathiway andica�e trr�t no pai:hway will be below the �l�vata.on of �n auer•age ann�aal �l��od; [(7) 1"he lar�d wi.tFii.n 1�Fte 100-.-y��r flaod�J.axn bound�ry whi.ch ' r�mains afi:er c�euelopm�nt shall be dPdicated ta the publ.ic, ] �a�. �T'F�e_ necessar�U,S. �rm:lL.._CUr�s,..._ca.f En in�ers and State�of Ore�on�Land Baard,�, pxviszon, of�tate Lands, Ap,�ravals shall i be oF�tained.Y ^ �"� 4 �� Wher�� landform alterations and/or devela�ment �re allawed ';,: __........._..,......,�.._. ._.�.........�....�.._..�..._....,.._.�......._._._...___..�..__. — withrn and�cl�acent__to t�he .10,_„_0•;�year fload�la,in�.,�..,th�e C.x� shall �re�ui.r�� the dedic;�tion af„ sufFicien�, ,ap�n land area. within and ad.jacen� to the flnod�lain in _accor�danc� with th� Gc�m r•ehensive F�lan, "I"his area shall include .partians ._...L......�.._.._...�..�.�..�... nf�w a , sui�table eleuation �for the �constr�uction� of a �destr�ian/b�cle�,�pathwa��within �the_ �lnod�ai.n in accordance with the ado,pted,_pedestrian bic�yc,l�athw��lan�. _.. _ (b) l"he [ficar•anc�s Officer7 Director� shall. make �inda.rigs that al:l of �:he fallowir�g criteri� are sati.sFi.ed wh�n ��apravzng, approvic�g �' w9.�:Pi candatians or d�r►y9.ng an applicati.on request for a ? S�nsit�,ve I�ands per�mit an slopps uf 25X n�^ gr�d�er or ur�st�ble graunc�; (1) 7h�e �x��nt and nature of �:he propased l�nd�a�^m al.tera��nn ar devpl.o�rmen� wi.�]. not cr��.te si.�e ciis�urbanc�s to an axtent great�r �h�n tha� r�quired far the uses; } ;.; 51�N5:C"fxV� LHNi�S p�AFT NQ, 8 w- Q/16/g7 p�g� 10 ;.: � _ .._,...�. � (2.) "G'h� pr'C�pC�aec� ].�nc�fc�rm a].�G�ratian ar d�u�.lc��meni°. will. nc�t r�s�a.l1> in c�rasxan, s1�:i^r•�am s�dimer�i�atian, yrot�nd il'13'1:o11:>i.J.].ty, ar^ otrier �dvers� an.....si.t� �and off--site efrects ar hia;•r_dr�ds to .life nr pra�Far•ty. (�) "fh�� r•ur..i�ures ar� ap�r•o�riai�:el.y s�.tec� �ncl d�sic��i�d �Lo ensur�� s�:ruc�:ur•al. si:abilif:y �.anti �ruper c9r•airiage af fn�and��Lic�n arid c.r��wl s�ac� ar�as fcar� dev�l.c�pmeni: wii:h arby af fi:hp f-all�wfng sqil r,onditians; We�/'h:t�h wai:�r tabl.e; hir�Pi srir•i.r�k•��swe].]. c��abi.l,ity; cc�m�ar��ss�.bl�/organi.c; ar7d sha�.lc�w <�e��:h...-1;o..-bec�rock; <ai7c� (A) Whi�re natural v�gei:�i�:i.on F�as k��ri remov�d dGr� �c� J.and fi'nr�ni alter�ai::ian ur d�u�1.aK�m�rti:, �l:he ar•c!�as nUt cUVer�d by st►^uctur�s nr imw>�rvic�us swr�f�ces w.i.a.J. k�ca re�a]:��ntc�c{ t<a �areuent erosian a.n �cc�r�d�ric� wii:h ieci:ian 18, 1Q0 (l..F�IVD�;(.;AF�I;NG AIVD SC�2�:f;N:IIUG) , (c) Tl7e [Wear:ings Off:iC�r] D].Y'OG�GN' shall m�ke finc�irigs i�hat all �f- �. � ...,,� the fc�l.lc.�winr� cr�iteria �r� s�t,isfiier� wNi�r� a�apr.c:�vinc�, ��a�rt�vi.ng w:i.i:h ccanditic�ns or d�r�yii�ig an a�pl9.cai�iun r�qu�st fnr a Sensil:i.ve L�nds p�rmat witriin dr��i.nac��w�ys; (1) 1`h�� x�car�t aric� riatur� af i�:ha pr�a��as�ci landfic.�r•m altpra�i.on r.�r deve].opm�ni•. wi.l]. not cr��at� sxt� di.stiar�b�nc�s �.c, the e�xi:�rit gr�ai;�r i:han i:hat r•�quirnd fa►^ �he us�s; (i) '1"hi�.a prapc�s��l lancif�.irm ali:er�ai:xon c�r� d�u�J.opment wi.l.]. noi: r�suli: in �r•osion, s1:r•t�a�m sE?dim�nta�:a.c�n, c�rc�und stabi].�.ty ar atri�r adv�rs� an...�.si.te ancl ofi'_-�i.t� eff�ci:s ar hazards tca j life or �ro�a�r•�y; ; ��> -rr,� wGatE�r fl.c�w ��ac:9.ty aT the drainar�.ew�y as nc��. decr��sed; �rid (4) Whc.are nal:uraJ. vec�e�:ati.c�n h�s bc�en remou�d due tc� ].andfGrm ali:er•�i:ian nr i:he davelapm�r�t, i:he ar•e�s not cau�reci by s�ruc�tares c�r imK>ervious s�ar�faces wi�.l b� rep�.anted tc� r�r�ucanl: �r•asi�i� in accorc�ance wi�t;h Sectinn 18, X00 (t_F1NqC�CA�>Jf:NG ANC) 5GF2k.�:IV:T:Nt�) . ,�5� 'Th�draina�g�wa�,will, be ^replaced b�a__�ub],ic f�cility�___.of ar�e�uate, si�e__ tn _accnmmod�te maximum flow in accardance with th�adop�ed ].981 Mastpr�prainaae Plan�.and �6� ;C�ie_ l.ar►d can__which the �rlt�erat9.on is to take �,ce wil.l. not .. . . . . _.. _ b� �ar�S.tione�,.,.__suk>ci:ivided__or dpv�lo �,p,.^d as�,�,_�art _nf,�,,,�,his ap�],i c��i.�n r�,g,u�s t�, [(c�)] Ll"Hie I�xY`P_G�OI^ �hiall maka �inr�xngs 1:Fia� aJ.�. ��F th� Fol.,lawirtc� criter�a.a �re sal:xsfi.ed wri�i7 a�praving, appr�aua.nc� wa�h car�di�a�ons or denyirig an ap�].icat:�on rQC�uest fc�r� a S�nsi�xve L.anc�s ��r�mit wii;hxn dr��i.n��ew�ys, ��I��1'I"�V� G..ANCJS pRF�(""1" IVO, � -� A/].�/67' Page �,1 �� i � , _ _ _ _ . I (1) 'Th� ex��c�r�i: and riature uf the �ropa�ecl .lanci furm al�erai>fan lil wi;1]. nc�t: cr�eat� sa.t� da.stur�ancES to an extent gr��er thi�n 1:ha� requir�ci far the wses; (?..) "fh� prn�c�s�cl ].�nd fi'c�r�m al.t:er�tion wi.l�. n�,t r�sta.lt ir� �r•asian, s�:r•��m snciim�ntatinn, graund si:abil:ity or oi�h�pr adu�rs� an--si.te and off-...sat� �ff�r.•ts ar harards to ],9.f� ar �>1^U�7P.Y'��f; II (3) Th� d.�ain�agew�y wal.], k�� repl.aced by a public faciJ.ity af �.a adnqual:� si.�e to accc�mmod�te maximum flaw 9.n acr.ordance I�� wi.th th�e adc�pted 1981 Master prai.nage P):an �s pr•epared k�y CH2M Hi.lJ.; and (A) �"he l�nd on whiir.h �th� �l,terati:�n is ta t�ke p],ace will: not b� partiti�n�d, subc�iuic��d ar d�velraped as a par�t uf this appli.c.�tic�ri rec�uest.] .18.84.050 _� A.,�l.ication Submission�F2��c u�irements .._ . . _ ._ (a) A].J. a��].i.a�tic�ns shall b� m�d� nn fnr�ms prava.ded by th� Di.r•�ctor �I anc� sha.l l be accampani.ed by, I (1) F"ivE ea{�i.es af �:hie �ensi.ti.ve l.�ncls p�rmi.t �roposa]. ancl , npc:ess�ary c�ata or� narr•a�ive which exp�.ains how the pr�upr�sal I�� can�Far�ms to �he st�andar�ds, and (R) 'The site plan(s) and requir�d c�rawinc�s shal:l be on !, sheets nat exc��dinc� 18" x 24" unless a larc�r size is '� ap�roued by�he Director; and � I (E3) TFie sca].� for• tFti� si.te pl.an(s) sP�al.l be [2q, �0 ar] , [f��t to the inch, ] standard engineeri�scale� , ,..., (C) Al.l, dr�wings ar� structure el.evataons nr floor pl.�ns sha11 bp a standar�d architectural scale, beii�g �./4" or 1/8" �o trte foot, � (?_) F� li.si: c�f- �he ndmes and addresses af aJ.]. persans who �r� ''� prop�rty awners c�f record wi1:hin 250 feet of the sxte, (3) Th� r�cxui.red fp�, (b) The r•�quired :informataon may be cnmF�ined nn one m�p. (c) Thr� si.�e �al.�mn(s), data and ;�arra�i.ve shall, include �he fol�.owing; (],) An Pxista.ng site condi.ta,ons analysis, Se�txan 18,8A,U7q; (2) Fl si.�e p].an, C;�ctzc�n ].8,84,080; ' i (3) A gr�c�ing pl.an, Sec�i.an 18,8A,090; �I (A) A ].�nds�apa,ng �lan, ;iec�ion 19,8A,1.q4, ' � �a�N�x�"xVE L.ANpS DRAFT N0, 3 — A/16/87 Page �.� I' , � � , ;; a �: 18.._8A:C16Q�__,_ Rddi,taonal 1�nfarmation f2eguired_and Waiver af Rec�uir�eme�nt� (a) 'The �ir�c�ctnr inay r�quir� infarmati.an in �ddit�.on tn �that r�quired by 1:hii,s Ctiapter in aecordanc� with �+�ctit�n 18.37,q�0 �a) • {b) °C'h� Di.rer.i;c,r m�y wai.u� a s�a�cifa,c r�quirem�nt fcar inf'ra�ma�Li.an in accorc�ance with S�?ction 1$.32,080 (b) and (c) . 18._BA,�nIO._�,_ Site cnndi.tians (a) 'Th� site analy�is drawin.gs shall include; : {'. (1) Ft va.ci.nity map shc�wi.ng str�eets ar�d ac.eess poi:rits, pPdes�:ri�n and bicycle pai:hways, an�l utility lac�tians; (7..) ThH si�e si.ze and i.ts di.m�nsx�ns; (3) Cantnur l.ines at 2.._f�at ir�i:�rvals f�r grac�es 0--t.q% and �i 5.....fa�t interv�;ls �or� grad�s c�v�r� 10 percen�; (A) 'The lucatian af cir�in�ge pai:te�ns and dr•ainage cuurs�s; ;' (5) l"h� lacati.c�n af nai�ur�l, Fi�x�rd ar��as inc].udinc�; (A) 1=:landp�.ains arpas (ip0•-year fJ.ot�c�K>lain and flnUdway); (B) �;].apes in E?XC�SS c�f 7.5%; , . . , � •t . c�ar h m in C. Unstal�le rc�uiid are�s sub;j�_ct tn sl.0 p g, � ) 5 � slid�s or mavem�ni:); (p) Ar�eas h�uirig � higti s�ason�l water t�bl� w9.tt�in �Q :LY1GI'1�8 af 1:h� sur•f-ace �fnr �t:hrc�e nr� ntnre w��ks uf 1:h� ye��^; (E:) Arcaas hava.ng a s�!uer� snil. erasican pc�t�nt�i.a1; or as r�efinc�d by the Sail �anseruatian S�rvice; (F") Arcaas having sev�re weak faund��iran st�i.].s. (6) The lacatioin o•F resoui^ce ar�as as shawn an the Compreh�Earisive Pl�n inven�ar•y map and as .r� ui.r�ed in 18�8A,045� incl.ut�ingt �' (A) Wi,l.dl.;ife habi.tats; and (s) W�r�lar�ds, (7) Th� loc�ti.an of site f�atur�s inG�.udingC:]�,W but not �.imited, !: , to; _....__ t (R) Rack autcropp�.n�s; dnd k. I; #; f S�.NSx�"xV� LANf�S pRA1=T IUO, 3 »� 4/15/�7 page 13 F. f; , � (k3) "I"rp�s wi.th� 6" c�l.i:per ar gr�at�r m�a:aur�d A feet i�rom graund 1�v�1. �C�_ Other un'x�c ue.__to a raphacal and natural site f�a�ures. (fl) The lacai:aon r�f nxzsi�ing s1:ruGtur•�s �n i:he sa,te and pro�aosed use c�f' tt�c�s� structures. (9) An ESf.-'k. Analysis, �.f r�c�uir��d by the pirector, 18:.8A.064 .._._.7he SiLe Pl.an, (a) �"he� prc�pc�s�d sit� deuelapmen� pl.an shall. be ai: �t�e s�me sc�].e as i:he site analysis plan and shall a.ricluci� i:he following infarmatic�n; (�.) 1"he prt�pns�d si.t� �nd surr•ounda.nc� pt^nperti�s; (2) Con�:aur� 1:i►�� interval.s (see Section 18 ,g4.U70 (s�)(3); • (3) The locatic�n, dimer�sa.nns and names of al:l; (A) Exisl�:ing �i�d plai�:ted str�ets and Uther publi� ways and er�s�mer7l:s on the site and an adjoini.ng prnper�ies; and ([i) Prnpas�d streets or� oL•her� public ways and �asemer�ts on �hre s i tv, (A) 7he ].ocation and dimensi�n nf: (A) TMi� entr•ances ar�d ex9.ts on th�e sa.te; (b) The �arking aric� i:raffic circulatinn �r�as; (C) L.aadi.nc� and se�^vice� areaa; (D) PedestrX�n and b:icyc�.e f-aci.la.��.es; (E) Qutdoor commcan are�s; and (�) �taov� grounc� ufi:ili�ies. (5) Th� lc�c�.atian, di.mensians and se�back clistanc�s of a�.l� �I (A) C:xisl:ing st�^uctures, im�ravem�nts and uta�litxes which �re ],ac��ecl on adjacent praperty wi.�hiri 7.5 �eet of the site and are perman�nt in nature. (E3) Propos�d s�r�uctures, improv�men�s and uta.lities on th� sx1:e. (6) Th� 1�ca�i.on af arcas ta be landsaaped; ar�d (7) The concept ].c�cat�nns of propased utili�y Xxn�s, S�I�C�x7"�:V� G.AIVUS [?�r�F"�" Nq, 3 -� A/i.6/87 Page �,A s I � ,�8� The methad for miti.c�atin_g_._an�adverse impac•ts uyon wetland .__._.._.._.�.._._. �r� wildlife habitat areas , ,18�8Q,,.090,._...._�.Grad i,ng_.P lan (�) Th� si.{:e pJ��an sPi�al.a, i.rtc:],�ar�� c�r�adi.ng pl.�n whacP� cont�i.ris tPi� fallnwing infor•matinn: (i.) Fi�c�ui.r•ein�ni;s i.n S�cti.c�ris 18,8A,07'� and ].8.84.q£30 of Lhiis Ch�pter•, (?..) Th�:� lacati.an and extPnt i:c� which c�radi.ng wi.l,l, tak� pl.ar.� indic�i:ir�g cUni:our 1ii�es, sl�pe rai:iUS �and sl�pe st�bil.i.-r.at:i,��n prapos�ls , (3) A statemerit fr•um a registered erigincaer su�apor•i:ed lay faci.ual da�a sur�et�nti�ti.n�; (A) �..htE� v�xlid9.ty af tMi� sl�o�e st�bS.J.i.r�tic�n p�^apasal.s; (B) That oi:h�r Uff••..sit� problFZms wi..l1 k�e mil:igatnd; (C) Str•eam flaw cal.cul.<ai:i.ons; (I�) Cut and fi:l1 c.a.lculations; and (F) Ctian��l.i.zatian m�asur�s praposed. 18,84, 10Q I_and scape..,_P lan (a) Th� ].�ndsc�� p],�n sh�J.l. k�e drawn ai: tN�� sa�nc± sca].e of tr�e Site Analysis plan or a l.arger scale if necessary ai•ic� shall :inc�icat�: (1) L.�c�i:xon and hc?ight of- fcances, b�aff�rs anr� sc.r�e�r�inc�s; i , (2) l.ocatiun af t�rraces, d�cks, sl�ielters, play ar�c�as �arid comm��n open spaces, wherE appli.cabl.e; �nd (3) I_ocat9.an, �:ype �nd s:�xe of exisi:iriy �r�d �aropas�d p�.ari1: mat�ri�],s, � (b) 'I'hc� landsc�p� p].an shaJ.�. include � narrative which addr�ss�s; (1) Soi1 coricii�:inns; �i�d I'I (2) �:r�sian contr�aJ. m�asures thiat wi.l.l b� us�d. il il UTI•�CR GOUE SFC'1"ION AMGNUMFN'TS; ' il 18 ,80, i.7_t7 SLZ, (Appr�c�vd]. S�and�rcls �or Planried Ueue].opments) ' il P ; �kIVS:L"I'2V� LANpS DRAFT N0. 3 — 4/16/87 Pa�� 15 i: il, � ,�,1::.,� F_�oad�]..ai,,n_U�di�ca��n Wh�r� ].andfill andlor d�v��ment_.is al].ow�d within or_ ad,jac�ent W..� �....�.,..�... .�...._..�._,._�.._ .._..�. ...�.... _...._.._._...�._. tn th� 100�rear, floodp,lain_��_._the,_ Cit.,y_�shal;l� r,_,.e.qwire ,�hp dec�xc�t�.on uf �uffici�n� c��n lan� area fnr r�eTnwa�adjnining and wii:hi.n the�flao,�d�lain;__„_This ar�a� shall�i.nclude�nrtians�at a, suitab�.s el�vai>ion far the constr�wati:an af a pedestrian/b,icycle �athwa�th the floadplain,� in accordance wY1;.h t;he:adopted_ e�de_str�ian bic cle pa�hwa��l�n. � ].8.9A,030�rZ (Manufac.i:ui^ec�/Mabi le Wame I�ark Si:anc�ards) �„r�,� WNi�r� �andfiJ.]. , and/or devel�ment,�is allnwed within c�r ad,Lc�nt to the _.100�Y�...�r._. floocl.l.l.ains the Ci� shall��r�quire the ded�c�ti�ri af suffici�nt _:�pen_ 1�nd area �for �re�nwd.`1..,.adLaininq _ . . _ _._. _._.. _ , _._.� and with�.n th� floadplaxn�,� 1'his a�ea shall include�ar•tians at �.___......,...._ _ ......__ �.__ _.�. _... ..._.,_._. .�. _ .�_.�.�...�. .�...�... . ._...�.....� ___�-__.�.._.�. .�.__. ..� a suii,abl� elevation far trt� constructi.nn of a ��d�str,�.an/bic�y,c1�._pathwa,y�w�.th�.n .,�,the f�londplaz,n .ar�accord�nce _. r .... ._...... .W.Y..� � �... wii.h_ the adc��rted_..�e.destrxan._�,bi�cl�.�athw��plan.. 18, 12O,Q20 ..C.d.Z (A�plicabXlity af Si�te Daupl.U�m�nt R�view Pro�isions) �d.). Wher�� J.andfill and/�r deuela_pm�nt�._..is_.allow�d_ within...ar ,ad.yacent ..._.,._._..______,...,.__....... w.r..�_...._....�._.._.�.._.._..... to the 100,yea�r.�_flaod�.lain�___�he._.� Cit�y�sha,11_ r•ec�ui.re the ._ �.._ _ _ ._:_....� ._.._ �..� ded�.c�txan of sufficient , apen ._._._........�and ..�,..,__._...d�'ea__ _�. _....._ ....�.._....�..._..�...�..._w.,... _._..__.__...�..�__....M..__....�..�_ for _.qreenw� �ad�o.ininc� and within.._ the fload�lain., This ar�a sh�ll. includ� �ortions ai: a suitabl� �levatian for th� _...,_..�__,_.....__....___,_.w.,_._... _ _.�._...._..._._.....___._..___._.._..�..__w._...___.._....__„_.�__.._......�....._........... cnnstruction of a pede.strian/bic�cle �pathwa_y�_, within tE�ie ___..._._..�.._...._......,..�_......_.__._...._._,._._..._. flc�c�dplain_ an accnr�dance, with__the _�do�t�d._��destr�ian,� bic,ycle pathway�l�n� .._.... �.._.....� �..�._... ].8, ].3A.02U � (App].ic�bil.ity �f Uar•i�nr.� prau�.siaris) �c� Where landfill and/ar• dMeuelapment is.allowed within _or adjaceni: to�r�e _lao�year___floo�ain�,....�the�cit�� shall require t�he ci�dication af suffi.ci�nt open land area for r�_�enway adjoininq and w9.thi.n the fJ.aod�la..in.,._ This area shall include nrtions at. _.........._._.__._._...._.._..�.._...�.. �........... _�...._..._._....�___....�.._ a suitable elevation �ar the constructian of a pedµesi:,�xan/bic�cl�eiY4pathwa_y__�,w,ii:h,in _�he fload�lain in accardance w,i�th the ada�ed�edestrian bic cle�yathwa�planw T 18, 16U,p7,0�e� (Geri�r•��1. F�r•avisians c�f Subcli.uisi.�w��) ,�e� Where _landfill__anc�/or c�evelop,merit is allawed within and adjacer�t 1:o the 14Q•-y+�ar._flaadpl^ain autsic�e ;�he_zero �fi'oa� ris�,e, flaodw�, the_�(:it.y, shall�re�qui.r� �he dediwc�tinn af�_sufFi.ci�ntT„�e.n land_ arcaa for_�„g►^e.enwa�_...Madjoinin�and ,�witha.n th� Flo,ad�alain, T'his area shall include�por��ions �t a suitable elevatian fdr�he con.st�uctinn _...of __��_...��stri.an/bicycleM�w��.u_ wi�hin , �he flaa�lazn�xn accordar�ce wi.�h �he ada�d �,pdes_�rian bi�cle �atr�wa,�_�lan m _� �EN�x`I'IV� LAN[7S DFiAFl" NU. 3 -- A/].6/97 P�t�� .6 �.8, 1.G2,0!�0(1.� (I�ar•1:ii:ic�n f�ppr•caual (;r�it�ri�) �,.].�. WherE landfill a�nd/c�r d�v�l�a�nient..__is,, a1l�wed.. .withiri or� ad„jacent ' .......,................_.... ._._.w,�.___ �...� ._.._....�._ tu i:hp 10n ,�ear�_�Fload,wpl,axn_,�the Cit�,,,, sha11 r•ec�uireµc�ed9.cation,�of _...._..�_ suffa.rx�rit o��n_„ lanc! _ar�a for �cre�rnwa'1,...adaax;rixngWwand_._wxthin the ._ .... ..�.. .r_...__._... flaoc�p,la�..n.:,,. 1"hiis ar�a shall xnclude _�orttnn,s, at a suital�].e .__...�..._ ... _. ,._._ ....._..,. ...�....._._ �..._..._.�.._..._ el�vai�:inn fa�^ t:he canstruct9.can cf a p�destµrran/k�.ic,.yµc].e_.,.pathw� ....... .........�,........_ .. ........._,.. wa.thrri 1<h� f lnnd�laxn_.._rn accordance wxth the ada,,�ted��dPStrian _..._.�._.�........,._..._...�.�......._..__.. .,. �_.�,... __...w_.__�._.�..,._.�_...�.�....,. _.._.... b�cy c 1:�....�iatF►way....�l�n.:. 18. 130,QAQ (c)(13� �nd �t4� ��r>�rou�l �L�nc�a►^<�s far Cori��:itiori�l Uses) �13� R�gutrxn.�_,,._the_..._dedi.r.atian c�f suffici.�nt oJa�n_.,.w...land �r�a fc�r _...... __� .__...._......_.... ....._._.....,._ _..._...,.�. ,... .__...._._ c�reenwaY,....ad..�oa..nrn�„ and wii:hrn the, flandplaa.n,rv when la�ndf-nrm ..�......_.._....�..__..........._. ...�..�..._ _-___..___._ a�.t:erat�.c�ns �nd d�v��.npm�n�t...___are....._allowed, w�tha.n the �.Op��ar __.__._...._..._._.._......___..�......_.............._., .....__�._ flac�d�lain� (1�±�. (2e.quire.....tri� cc�nstrur.tion_ af.._a__:pedestrian/bri_cy_c_1e.._�aa.�.thwa...�L...within the flaodplain �in accordance_.w,ith�the aefa�ateci_��ciestrian bic r.le �athw�.Y.....�?.1�n.:.. ].8, �.6p,C17.0 (�eri�ral Prc�visic�ns for S�ahac�ivi.siuns) '''I �f.� Al.�. suk�diui.sior► �►��5_ 5r,�r�....��M,CU�,��St�n�; Wxtr,, ,�r,�need_._tt� ........__...�...___.__..._..�....__...__.. minimiz� fland damac�e. _____...._....�._,.........._._..w._..._�_...,_... �g�.. A.11......_suk�division _.._prc�pasals._. shiall, F�av� �ublic�,._..uti�.iti�s� and �.._.__.._.._.. _. . _ d water s stPms faciliti�s such as sew�r.�...._c�.as.�._..._..�l�ctrxcal�... an..__.__....._..._....._....`1_._......_....._ ._...._..._..____..._......,.,..._.._...,,_..._._.____.._...�....._....__. lncat�d and r.c�nsl:ructec� to mini.mix.e flood dama.�.�..:,.. �h� A11 subdivisian pr,a,pasals__ shall have ad�guate_dr;ainac�e �,arnvidec� .�._...._....._..._........_...._......_.._.._._. _ ...____.w..._.__,._.............._...... to r�duc� �x��asur:e tc�,_f_load, dam��.a�;....,,and, �iZ Wh�re bas� flaod elevatinn has .not be�n �,rovided µor _,.is_„noi: ......_._.__...___._.._......._._.....___..�....__.........._.�.._�_._..._�.....__....M............_..._ __...._._, au�il.alal.� �Frcam another• authari.tative sourc��, it shall be ___..._.._....___._._........._......_.__..._......._.._.__...�.._......._.m...�......_W,__._..�.._..�_._...._...,_......._._..._......._,..._.....__....______.........__.,....._..._ c��r�er.at�c�..___...fnr, ___µsubc�.ivis.i.an_._.._�.r�a.posals and other �ro�os_pd ..�_._.........._..._.._._.._..___.._._.. d�u�l��?m�r�ts_.,, wriicF� cc�ritda.n at lc�ast 50 lots c�r^ 5 �cr�es ___.__.._..... _,__.._.....�......._____ . .. .._._____...�___.__._.._._..___._.._._.�...�___...._...__.._._,..._..._..._�...__..____w__. �whichever is l�ss) , �.9 ,9A.040 (Manuf��cl�ur�c� Hari»s un �:ndiui.clual Rua.lc�i.ng Lots) l'.(3) l'h� N�am� shal�. la� ai;1>acl�eci �r�d arrchorc�d i:o a pt�r�manent faund�ai:a.an in cninfarmanc� wi,t:ri 1:he regul.��:ions adnpl-.ed by �h� Oi^c��on fJ�raa�^i:meant af Camm<�rce �arid wi1:h mantaTactur�r' s ins�al�.at:9.an s��.�ci.fical:9.ons;� �3� �1�. manui'�c�Lur�d hames ,�,to_be „_plac�ci or subs�antiallv improuPC� sh�11, .be el�vated on a_.�ermanent foundation such_,�hat tF�e lowest flaor of the manufactur�d home is at or above the base flood eJ.�va�iar� dnd be secure��nctiored��a _an adweg,uate��anchared faundatian ,_„�sy_stem � in �ccor�dance with the provisions of suhaser.tion 18 ,�.6q.p20(i)(2�„� rec ulatians adopted b �he qre on pa a�,_r�tmPnt of C;ominet^ce and with th� m�nuf�cturQr' s instal lation ��c�.ficati,ans. 4EIVSI:7"�:V�. LANpS pRAF'°f, �10. 3 -- A/�.d/87 P�g� ll' ' 'I #`\� � _ . _._ . ...__. . _._._ _ :. , .18,,?_6,.03p (M<�ani.rig af apec�.fic Wnr�ds ar�d '1`�r•ins) C3ase f�'lnad, '!':he ,floc�d._..,.hauir�.r�.....�_.c�r�e.�percerit ch�ng.�.....c�f�k�ein.,�c_. c.gu�,lled ar ......__.._._...... _ ._.._..__., : exceed�d xn any._c�xu�n,��ar�..___A.1sa r�ferr�ci to as �the "100�ear...Wf.lond " Laridfni^m alt�rai:xort, An�.__mar�-...ni�acl.�.,.e.,.._cF�a.n�u.�.__.to..._im�„rnved nr unim�roved�r��al �. ___._.�.._...._._..._._..�.__..�.._......._�.._.._ ,estate,,__._, i_nc,lud.in�,but .,_nat limited ta thc� ac�ditian of buildinc�s or, other �..__._._._. ..M _._..._._. ._�.. .._.__.�......_. ,_.__ structures� ,_µmaning,,._., .....g;..uarr�ing,_......,cl�edc�znc�..�__ fa]liri.g�,.....�.._g.radinq.�...:_..eartF�w�rk constructian� stackpilin�,, of rockt sand,�dirt ar� c�r�vel._ ar..__other parth m�i:�rial�_.�auinr,�M�xcavatron or dril.li.n_g. ap�ratxan.s Zr�cated_wi.thin �Lhie area af special flood hazarc�,� . .."".�".._......._. �.._._.__ prainac�ewaY�.. �...._land are� adjaininc�._the_..shares af a lake nr ather surfac�. �.._._...._.,._....._.�...___.._ ....__.._ _...,_�.,...._._.._....._....._...�.....W......�...._____...._..._...�. wa�er whi�h due ta thp compositian_. of.._i:he�qrnunc� and..to.paqraph�_.,,is_ like„ 1�(__.ta __..._.._..__-__._...._...._.._......,._.._....._......_.._M_._._� ....... suffer....flaad:�::r�,la�ed.._damar�e ,_...�:erv�s,.as a,_ cor�dua.t to SUY"FdG@ dl'1CI star�mwat�r __„...__._ __._._...... ,__..__..�_.__�..�..._..�.... runaff Draina�ewa�s�ass�ss .s_1o�e „rat.xns,.th�at arwe�raater than A: 1 , F"1�adwaY_., l"he nc�rmal. str•�am or• drain�c�� ckiar�nel. and wh�t �djc�ini.n� �r��a o� ' i�he^ natur•al flc,o��p.lain nc�nc�c?d i:o cc�nv�y �:he wat�rs, �nd i.i•ic.luding �Ll�e 0�._f��.�at ri se f 1oc�dw�y ��r�ea cl�f in�c� by trte U,S, �;c�rK�s c�f E�nginE�rs F�].nod ?risur•ar�ce Study, SnptemF��r 1, 1981 , Floodwa_ys mustw,be _r�servpci.._,._,in nrr�er_.tn di.s.ch�r�e � ..._..._..._..�_ th� base flc�od wa.tNiaut cumulat:ively..., �ncr��a��ng ,the _water sur�face el�vatac�n _...._.._..._._...._._.._.........___..._.___._........_....�__....�..........._,............_..._.�.___.__._� .... __....._.. �....._... ....__...w___._._...,_..�..._. mare than on� foot, Subst�ntial 'T.en�r�av�meni:, An�_�.._r:e.�a.i.r,_...... recanstr�uc�in.n�...._µ�r_.._im�r,c�ueni�nt af a _...__._.._..........._....._._......._._. _._,_ ..____.._ structure,_ i:he_cost of .which .,�guals _ar._exce�ds..,_50 .�er�cent..nf,.the.,m�rket,_ua.lue af i:h�� st:�•uci:ur� eil�:her.,__._..._._....._._ (la. bef��.,re �he _9.mprovem�nt �r r�pair:._..is_ started.r_�'!:. ' �2� if_the__structure _has_be�n ci�ma,y,_ed_and is_, being__restored�_bPror� . __. _. _ � th� damag„e_ nccur�red,_._..!'�ubs�an�za].._Si�rov�emFnt"__as., cartside�^�d ta _._._...____..__ ._.....__......�.... occur when the firsi�;__alteratian nf an wal]. ceilinc� flno►^ or .,._...�...____r..______.,__....__..._ ____..: athier.._str�uctural�art of th� buildinc�. _Gammences, whel;Fi�r nr nat i:hat� alteration aff�cts the external dim�nsions of the _ ___..�....�..__..�._...�.�.._.___._.__._.___._�..�.._._.�....�....w._._.._._..�..__.._...__......�.. ...._. ,, str�uct�urc��"I'�he ter•m dc�e.s not� how�ver�incl.ude._�ither�. (.1� a��pr_•oj.eci:._far improvem�nt nf a structure tu com_1�_,with existi.n�, stat�.... a�^_local,.__k�eal.th, sanital^y, ar• safet cade specifications whirwh, are _ sole,ly neces;sar,�to assure safe �. .�._. . ..._..._.._..._._ livin�,._.ccandit:iarts, ar (2�_ ar�y,�_al.�erai;ian_ o�F_ a.__structur�c�__1,isted on tPi� IVa�ional --._. .,�....�...,..._.._.._...�._._._.._.....___-�__..� R��ister of Na.staric.m_ Placesw�or�a_,�Sta�e�,_:Inventor�, of Nistaric�Pl�ces.�. . � M °W—. . __ _ .. F1oac�wa� Fri:nc�e, 1'he ar�a,.nf the flaod,�,lain l,�,inq�outside af _thp floac�wa� F"l.��od,plain, The�on� alaric„�a�,watErcaurse_._enclosed „b��he, auter limits a�_l�nd which is sub,�e�t �a 9.nur�dation_in _9,tsw n��ur�Z__,or lower_,re,v„is�d,�cantaurs ,b�,y__,�he base fl.oad , ^ �� . S�IVrxl"�:V� I..AN�1S q�AF"r' N0, 3 — A/i,6/�7 F�a��a ].8 � ......., ........_ .. i VOLUME :CT I�nI.:CCY 3 .�S.3 3.5.3 T'h� Caty h�s d�sagnat�d tkie ].00--y�ar flaodplaa.n of F�nn� Cr�eek, :its i:ributaricas, arid i�he Tualai:in River as greenway, �t�ich w.i.11 be th�� ha�r.kk�c�riEa af t:he ��en[—] space system. Where J.a�dfill and/nr ,,...d�v��lo�pment _ar�e _allowed within or adj_acent to,�the 1AU_��,�r _flac�d�'l-ai.Wn�.�_he ,C:i��shall r�guir�e , the dedacatia„�n af sufficieni: o en_ land area far,,, gre�,enway ad�o�inii�q:and within the f.lc�ad��lain._ T 3062P/00�+5P : � i � � � � ; i s i ! z i P � � � f' i: c. ;il I'i f f. }. 1'" 4 t, � � S�N��'I";1:VC G.,AIVDS URAF"1" NU. 8 -- A/16/87 Page 1� � r ; ; � ^al"AF'F' REF�Of27 AGE:IVDA I"I"k:M 5.1 Fi P R�l. 7, 1�8 7 �..� 7;3 p P,M. ��__�_.�.,.__� 1"1CyARq PLf�NN�:IVG C;qMMT.S�;I:qN T.T.GARD (,:C'T'Y I�iAl..l_ .-- l"pWN I-I(�I..,1_ 13].2.5 C,W MAL.L. BLVC), '1':�Gf�Rp, pRF�GpN �7?..'1..3 F�, FA(;T� ]. , Gen�ral Zrifor,��atian CASE.; �i.t� Deve].opment Reui�w S[)Ct 67-�02., Planned D�uelopm�nt pp $7,.._n2, h7E:QUE:S"I°; Tc� cons�rur,t a s9.x b�a�.l.c�ir�c� r�sideritia]. car•e faci].ity tntalir�g �r>proximai:aly 4].,QQO square f��t, C(N1PRE:1•iENSxVE: pl_AN DESIC;NF�l":TQI11: Medi.um Densi�.y Resa.denti.al ZON:LNG I�ES:�(3NA'1`IqN; R-•-12(nq) (ResidPrita.al, 12 units/�cr�, planned d�uel.ow>mFarit) AIaP1..,:LCF�fV'T; �i.11 Cnap�er OWtUkR; Chalmer I.,.ee C�orge, Jr. 14155 SC" Mr.t.auc�hl.in �lvd, 16310 IUE: 101st AvenuF Gladston�, qR �/027 Vancouver, WA 9Q660 L.Q(;A7�:QN; Nor�i�hi��s� cc�rriEar of SW N�FUC± Si:re�t anc� SW f>acifi.c Ha.gP�w�y (WC'TM 2S1 IOD, 'Tax G..nt 740) , 2., E3ackgraund, Tnfo�^m�t.ian IUa preu9.ous lar�c� use cas�s hau� be�n reui�w�ui k�y th� Ca.ty �^egarda.rig this �aroperty. 3 . Vicinit�y,__I:nfarmation Tl�e adjacent pY'�'1�21^'i:].P_S ar•e ].ar�g�].y und�u�l�p�d, The zor�inc� to th� nor•th, Faast �r�c� soul:h is R•--4.!"� (I�asideni:i�l, 4,5 units/�cr�e), R--a.7_ (R�sid�ni�ial, ].7.. uni.ts/acr�), ancl R-•25(PU) (F2esidentaa]., 25 una.ts/acre, pl�r�n�d d�uelo�merit) , Paca.fi.c I-I;ic�hiway ak>u�s �he �raper��y to thp w�st ar��l Ka.ng Ci.ty l�.es an the o��osi.tE� si.de. Naev� Strec�t, a d�si,gnated � minor cnll�c�ar s1:r•cet, rur�s al.ang �he s��a�hearn pra�aer�i:y h�a�anc�ary. ; A, Sate__�:nform�t�aori ancl., propasal C�escri, ti.on ' The �raper�i:y :is �ar�sently urx�PUpl.opEad, �t slapes dawn tc�ward Naeve Str��i, at an averaye gr�ade nf �rapraxamat�ly �i.ght percen�, 1"her� are spupra]. ma�ure tr�ps 1:hati �r�e la�.a•L-�d pr^9,mari�y on th� �astern porti.on o� th� praper�y. ' �TAI�F R�POF2T — SDR H7�Q2 — PA(,E 1 �; ;I _ __ __ _ . . , Th� appJ.ic�rit �rc��as�s �a deue�.op thF sauthern 3 ,35 acres of thie 5.75 acre �a�r•c�l with a care facility for �lderly persnns. 'The pY'O]�C� wzll consist �f sax bui.ldzriys th�t wal.1 each hUUS� 15 indiui.duals plus oi7� si:aff inemk�er, Separ•�ata ro�ms wi.11 b� prnv idec� and each bu i ld ing wi 1.]. hau� comman ki�ch�n, ciin9.ng, �nd liva.ng faciliti.as , pirec.t acrpss will I�� r•avic��d or�to Na�u� �tr•e�t and tF�e pr•iv��e c�ri.vew�y wiJ.l. ext�nd ta the nari�h baundary nf t;ha.s phase nf the deu�lopmer�t. 5. A enc and NPO Commen�s "fhp �.ngin�ering Division has i:N�e followi.rig cnmments: a, l"hE? �xastin<� s�nat�r•y sew�r lin�, which is located ��pr•oxam�t�l.y 600 fc�Eat �nuth nf Nac�ve S�rcet un Pacxric Highway, shnuld be extand�c� tc� tPi� nor•tNiEar�r� baund�r•y of trii.s phase o� �Fi� c��v�lapm�nt. This extensican is necessary in ord�r tn f-ac9.l.it�te develo�am�rit �� propc�ri:ies whii.ch lie north of tr�� subj�ct prnperty , b, 'Th� ir��er�r�al c�riveway npcac�s i:o be r�rivately maini�air�ed and built tn ttie City's l.ocal strF�t si:ructura]. st�nddr•c�, c. O�l...-S].�:P_ si;orm dr�ainage �tnd sani.i�ary scaw�r systcams shK�uld bc� constr•uctc�cl �:�� City standards, The ne�c� far any �ubl.ar. easements and i:Mie assie�rim�r�t �f mairit�n�zi��r.� k��twc�en 1:he �rop�r�ty c�wncr and tti� Ci.ty shc.iulc� �l.so b� dcatermi.nad in conjunc.tian wS.th tPi� suk�miti:al af c��i:ai led plans. � d. No dir�ecl� access shu�uld be all.awecl frc�m thiis phase or�ta P8iG7.�1G H:ic�hway. e. Half si:re�t im�rUV�mFni:s shc�ul,c� k�� r�quar�c� alonc� N��ue Strc.a�i� and Pacific liighway up to i:h� nor•thern bounc�ar•y of i�:he �?I"q]f?Gt, The E3ui.l,di.ric� 7nspeci:ior� Qiui.sior�, P.G,E:, , and NPq #6 have na ok�jectxaris i:o the pr�c�posal. 'I"he Stato Hiq!hway Ui.vi,sian notes that curb, si.dewalk, and storm c�r•�ina�e f��ilii�i.es sha�ald be �rr�v:i<��d alc�ng th� Pacific liigh�way frant�c�e, A revi.ew a� the prapas�d storm dr�inac�e i.m�rov�:m�nfis by th� Division is nec�ssary. ThEZ Tu�Xai:in Rural F ir� Protectian pi.str�ic� h�s the fal lowirig camments, 1 , Fill huildir�gs r�quirpd to be fu�.ly sprinklerPd. 2, Nydr•an1:s w�.11 be requi�r�d wi.thin �Qp f��•� o� all porti.ans af al�. buildings as tr•a�el�d by f-i.re depar�ment appar��us access. Fxve hundrec� fHet rel.a�es t� ful�y s�rinkl.er bui].di.ngs , 3 , Fxre d�par•1:merit Connectxon shall lae lac�i:�d wxthin y0 Fe�t uf a. standard riydrant assemtaly. Approval of locatian �.s res��i.r�ed by the �ire de�artm�rit. aTAFF REWOC2`I' -- SDR 87—Q2 -- PAGE 2 Q. F'ire d��artm�nt r•equests pre-�pl.an rev9.ew cnnferer�c:e with E3ui,3.dS.nc� i pe�aarl:mFan� prinr i�o submiti�al. of plans fnr �ir� and life sai•'�ty �l�ri r�vi.cw. No oi:her cnmm�nts h�ue la�rn rnceivad. F3. F];IV��:111�5 F�Np CONCL.IJ:;�;()N� The r�7.euant a�a�rou�l criteri�a i.n �hi.s case ar•e C;ompr•ehensi.ue Palicies 2, 1, 1, 7. 1 ,2. 7,3 . 1, 7,4,A, and 8, 1.3 arid Cammun�.i:y Deva larament �UC�e Chapters 18,54, 18.87., 18, i.2A, anc� 18, �.64. �a.nc� �tMi�.a Plan hax al.r�ady k�c��n c+IGICI'IOW�PCI(�P(�, �:he Stat�wi,de l,and Use GU�Is no 1an�er h�ave tn be addressed. l"h� Pl�rninc� st�f'� coricludes thiat th� pr�opc�sa�. i.s consistent wi.th the rplauarit �aortions Uf �he Compreh�nsiue P1an bas�d u�on i�he findirigs nated b�lo��; 1 , pp�.i.cy 2. 1. . ], is s�ttisfi�d bEC�us� i:tt� Neighbarhooc� Planning Or�gana.zation and sur•raWric�irig �rnp�r•ty awners w�re given notice of � th� hEaarinc� and an aN�partunity ta comment c�n th� appla.c�nt's pra�nsal. 2. PoJ.ici�s 7, ]. ,2, 7,3 , 1, anr.l 7,A.4 ar^e sati.s�ied b�c:ause adequate wai;nr, s�wc�r �nc� stnr•m c�rainage faci.litic�x are availab].e to the d�u�lc��m�rit, The ��l.i.can� alsa i.n��icates thiat these fac�la.i:i.es I will lae pr�ovided wii:ha.n i:h� praject as rec�uired c'�CCOI^Cll�lg to City I , si:��nc��rcls , '� 3. F�oli.cy 8.1 ,3 wiJ.,l be satisfi�c� wh�n th� cond9.tians af dp�rava]. I�� rp.latnd 1:o s�rc��t imprnu�ments are c�7mplei;�d. Thc� Pl.�nninc� st�ff has d�:�i:�r•minecl th�at the propc�sal a.s conxistent wa.th i:he releu�nt portians of 1:hie (��mmunity Development (aade bas�c� upan the findinc�s noterJ bca].ow; 1, Cha�ater• :18.5�► af 1:hr Gode i.s satisfied b�cause thF pl"0�7QSn"tI. meets all the rec�ui.rpmpnts fnr• i:he R-w12 zana.ng c�a.strict. 2, Ch�pt�rs �.8 ,87. ancl ].8 . 120 af the Cod� �re satisfi.�cl ber.duse aa.]� nf i:he a�placak�le prnv9.sinns Fiave b�en sa�isfi.pc� , It should be nol:ed tMi�t � detail.ec� laric�sca�ainr� pldn w9.1.1 b� requa.rec� pri.or �o building ��r�mit assuance. 3. Chaptcar ].8. 1&4 nf th� Cod�.a wi].l. b� sat9.sfi.ed dui�•inc� �he appraval. �rocpss, G. R�COMM�fVl�AT:I;QN E3aaed upan thF� da.scussa,on ak�ou�, tf�� Planninc� staff r�romm�nds approval u� SpR 87—Q2/PD 87—Q2 subject to thp fallowing c�nciit9.ons; J.. IIIU�,�SS OT'HERWxSE NQTEp, ALI. CON��7`:X:QNS SNALL RE: MET PRTOR Tq :I:SSUANCC OF BUTI,b;CNG I��RM:CI"8� �1"A�'�' R�POF27 — 5pR 87-42 — pAG� 3 � i �. i , ?_, l"he �xxsta�g sani��ry s�w�r lin� lncated dp�r�nxamat;ely 6qQ fee� s�u�h nf �he irit�rsectian of �W Na�ue S�r��t/5W �acific I�ighway sh�11 bF �xt,�.and�d nurtrierl.y a]:ong SW Pacific Hxghway ta the ncarth h�oundary af �h�se orie nf ��aplicarii:s sxte, to assur^e ful:tare sani,t�r�y sew�rag� seruic:� au�al.abi.la:ty t� trac�s fi^c�ntang SW P�cif:ic I-lighway. 3 . l�h� rc.�adw�y pr•�pos�d tc� be i.nst�ll�c� wifihin a��]�ic.an�s tr;�ct, sh�ll k�e a pri:u�ate facili�y and sh�ll. be c�per•�t<�d arid mairttain�d by th�� a�plicant, f"urth�r, i.� shal.J. b� cQn�i�r�uct�d t:c� � l:ac�l. s�r��et crass sec:tiar� si:and�rc� as shall. i:hn wra�aaseci raarkii�g lc�t(s) , A, T'h�� n...sit� stc�rm d�•�i.na�c system �nd sar�it�r�y s�wc�rac�� system shall b� eonstructhd tU (:ii: si:and�rcis, D�ter•minai:ion af Y n��d fnr pub].i.r.. �r�s�m�nts and o�car�atian — mainteri�ance r•es ons9:k�ilit� p y assignm�r�t, far all ur �ar•t pf said systems, sha�.l be iri�c�e by the Cii;y Enc�ai�e�riru� S�r..ti.�.�r► u�ctin a�K�licants submit�aJ. c�f dFtail.ec� plans. 5, No dar•�ct: acr..ess or�to SW Pacific Ni.ghway shall b� p�rmi.tted fr•c7m app�,xcan�s �rhase an� c��u�lopmF�nt, 6, 1"h� ap�l.a.c.�r��: shal.l. ok>taa.n a perma.t fr^ant �P�� at� af �r�gan Higriw�y qiv�.sican, to per•f-ar�m wnr•k within 1;he ri�htw-af--�way of �W Pac.ifi,r.. Highiway, A cc�py �f sai.d p�rm9.1: shall. b� prnuic�ed tp 1°he f.;�.ty Fngineer9.ng nfi�ice priar to isslaance af a p�ahlic �m�r�auen��nt Per�mit. 7. Tt►e apK>19.r.ant sh�].1 pr�ovide �or� pr�ivate rnacl, parki.ne� l.at and ron� rain drainage to the publ9.c stnrmwater sysl:em. 8. 1"h� a�apl,ic�rit: shall. pr•ovi.d� for cpnnection n� prap�s�d bui.].dangs i:o �:he publ.ic sanii:ary s�w�rage syst�m. A cnnnectipn �ermiL- is requ i t^�d, 9, Stanc��rc� h��J,f-�-str�e� imprc�uem�nts iricl.udi,ng concrat� sS.dewa.lk, �nd cur•h�(s) �nc� CR ro�d hase �nd AC pav�ment �nd uta.lita.es inclucli.rx,� sani.t�ry �nc� s�c�rm s�w�r(s), shall b� in5tal�.ec� along i:he 5W Pacific liighw�y f-r•ani:age of pi�ase anp. Said impravPm��ri�s sh�11 k�� d�sigri�d ancl constructec� �a arter•i.aJ. street si:andards �ind shall G�nfarm ta an a�ignmpn� a�apravc�d I�y �hP rity Engint�er anci �h� Sta�e Hi.ghway [)i.vision �ngan��r. 10. Si:anc�ard half-•-si:r•c�c�t i.m�ar�av�m�rits including sa.dewaXks, drxuc�wa�l apr��n �r�c� cur•b, and GR ra�d bas� and AC pauemeri� (tw�nty faur f<��t wa,c�� from i:he �race af 1:he new curb), and si:rcae��.ighhs, pauem�n� mar�kinga, s�orm dr;�i,nac�e and u�i.].ati.es sh�J.X be insi:allc�d along �he SW Na�ue Str�et fr�on�a�e. S�i.d xm�ra�em�nts a].ang SW Na�u� S�ree� skia].J. be bui�lt ta Ci.�y mincir col�.ecto►^ si;aric�ards and cari�orm �o i:hp aXic�nm�n� of 1:he Px9.s�i.rtg cpriterl,xne of SW Naevr 5tre��, STA1=F' R�ppRT' �- SpR 87�02 �- PACE �+ ].1 , �anit�wy �ncl si:c�r•m s�w�r� d�.�1��ta�.s sh�ll b� pr•c�ui.r�ec� as �a�rt of th�.� 13uil.c�ing Per•mit ral.�ns ai7d pulal.ic xmr�rc�vFamant p�.ans, ralcula�iuns ar7cl tapc,�r.�K>Piic� s�ru:Lc:e ar•�a m�a�a sh7�al.J. b� �rc�ua.d�d �s � s�a�a{�lmm�ni: 1:u 1:ha Puk�l.ic :�mprouc�inc�rit plaris if specific�lly r�c�uesi:�d �-�f �;Pi� �K>w�l.i.c�nt by i:hic.a �n�i.n��ri.ri� �ecl:ion tc.� d<?mc�nsi;r^�i:� euic��i�c� nf ar•�a -- la�siri fitall c��ue�.apm�nt s�i^vic:�:�ah�i.].a.i:y, Infor•mat:i�.�r� r•c:�c�ar�c�ing triE� lac.a�.ian aricl ca�aacity of �xisl:ing, �aro�as�d and f�ature l.ines sha�.l. be s�abmi�:l:ed, 17... S�u�ri (7) s�ts of plan-�••�ar�afil� pubJ.i.c im��^avem�nt canstr•ucti�r� �J.ans and one (1) il:emi,x�d ccansi:ruci�:i.on cast c�stimatp, si:ampec� by a 12ec�ast�recl Pr�tifessic�n�a]. C9.val Enc�in��r�, d�tai.l.ang aJ.l. propos�c� publ:ic 9.mprovam�nts shall b� suhmii�t�d to 1:he Engineering Seci�ion FUr a��e^nv�]. , ].3 , C;onsi:ru<�ti,ari of pt^a�cas�d puk�J.ir.. i.m�rc�v�me!ni:s st�dl,�. nat cc�mm�nc� until afl:er i:h�� Fnginfa�r:irig Sectian h��s ].SSIAC�CI apprnv�d publ.ic im�rau�rn�ni: K�1ans, T'h� secti.c�n wal.l r�qui.r� pasti.nc� af a 1pQ96 Pc�rformar�ce Bond, i:h� paymcant af a per•mxt f�e ar�ci a xign instal..lai�i,an;str•e�tl.i.c�hi: f��, Alsa, tFie �x�cuti.can nf a streEat o�c�ni.rig p�r�mit or� cnnstructian cam�ali.ance agreempnt shall occur pr•aor• to, ar c��nr.ur•r�i7tJ.y wa.t�� thc� issuance c�f a�pr•�v�c� publi.c imprnvrment ��.lans. SEE TH� FNC;I.,OS�D I�ANDOUT GIVING MORE SPECIF�LC INF�ORMF�7"T.ON_..kE�GARD7N� FE:_E SCWEUULES, BpNpING ANp ACti12EE�MENT'S�. 14. A<�di�ic�nal. r�iyhi:...-bf...�way shall k�� ci�c�icai:�d i:o 1:he pub.lic alang tFi� SW N��ue Str•�ei: fr�ont�gE t:ca incrcaas� th�� ric�ht...of_.�w�y t� 30 ficacat rrom c�ni:erlinp, "I'he c��scri�ai:ion fc�r said c��da.catian shall b�.a ti.�c� i:c� 1.hi� e�xi.s�:ing ric�ht_.of-�.way c�nt�rJ.a.n� as �st�k�J.ash�d by Washinc�ton c�yur�Ly , "I"h� c��c�ic�i:ic�n dacument shall bc on (�zty fnrms anc;) ��>�r�uec� r�y tPi� Engin��r•inc� S�ction. DE;:DTC;AT':I:QN FORM� �ND :LNS.1°RUC'T':IONS AI�E F�VF�:�LF�131_E F'ROM 'T'HE ImNG:T.NEI'-�F2:CNG ��F.CT:�ON AT cx�r� f��.i..., 15. F� cl�•t�i.l.ec� lrandsc��i.r�c� pJ�r�n �h�l]. be submiti:�c� for� Plannang Direc:tur �rar�rou�i, 16, A �i.gn P�rmi.t sha:l.l I�E? ak�tained from the Planning Dcapar�ment �rior ta :�nsi:al��.irig ar�y signs uisa.bl.e fii^am p�cifa.c I�ighway or Na�v� Stre�t. 17. This a��rov�al is valid 9.f exercised wi.thi.n an� year af tF�e fina]. dpcisian dai;e. . � .Y.�:�� , � ..�.�'� , , .�.7 PR�PARFD sY: Kp9.th l.i.d�n APP ED BY: Wa,Xli�m A. Manaha*� S�n9.or• Planner Director oF Communi.ty DeuexQpment (KSL.,bs31Q�QP) S7"f�� R��>pF2T -�• SDR 87'-�Q2 —� pAG� 5 S"f'F1Ff�' CtEC�qFt"I" ACyEIUDf� �.1"k::M _.. 5.2._ F��I�:L L. 7, 1�B'1 .-. 7;3 Q P.M. °�°xG�ARC) CaI.ACd9U:X:�Ut� C�OMMTS4�:�:�N .�.':fGARQ t��C"fY HALI._ �-- "f'UWN H�ll._L J.3125 L,W HAI.I.. RLVD, -... 'C':I:GF�Fit7, qR A, Ffit:;"I"S ]. . G;eneral ]:nfc�rm�tinn GASE; SI�R 87...pA, PD 87..�.�3, and V 87�._p3 RE.QUE,�;"I"; Site q�u�l.apm�nt Ft��iew to constr�uct a 120 sq, ft, offi.ce Faiaildir�g �nd �o all�w �ar��ratian of a retaa.l riurs�ry oul:let ori a 'S,94 acr�e s it� a�nd 'a Variar�r.e tc� al.law � graueJ. raar•king ar�pa where pau�mc�nt is r�c�uired. CUMF�Fik:F��::N�;7:VE: F�L�tN DE::SI:GNFl`f�:Q111; G_..G (Genera�l CnmmEarcial) '1.'QNxNG I:)C:S:T:(�NA.1..:CpIV; C:.._G (pD) ��n�r�al (:,nmm�rci�l (I�lo�rtrlc?d I�tauelo�m<ar�t) APF�L.I(::ANl"; "t'im �>erri OWNEi:I�t Fiob�r•t R�nd�ll. Co, 62"�3 C�W A61:h Place 9500 SW Ciar•hur B1UC�, Por•tl�nd, QR 9'7'7..21 C�ortlanc�, qR 97'219 I._QCf�"I°:C�N: 11722 SW Par,ific Nighway (W(a"fM iS1 36(,D lot # 2?.00) ?_, F3ackground ,.Informati.on IUa K�r�vaau> appl9.cai:ians have bc�c�n r�u9.�w�d by i:hie f�J.ar�ning Qi.u9.s9.an for� �his �r•U{�erty. 3. Vici.nit�_lnformation "I"he suhajecl: �ar�perty is sur•raundEad on all sid�s Fay C--G xani.nr� except t�n i:he w�st. 70 1:Fie w�st pr•aper•ta.es arp znned R--3 .5 (SS.nc�le Family Resid�riti�al., 3.5 units �a�r �r.rE) �nd deve].opm�nt is str•ict].y si.ng].e f�mi,ly c�efi:ach�d dwpllings. A resi:aur•ant is locai:ed alang pacific Nighw4�y i:a the nc�ri:hi�a>i: of the site and a si.ngle famaly r�Sidence, the r�mnant nf an c�3.ci farm, 9.s situ�t�d an �roper�ty ta 1:h� east. O�herwi.s�, trie g�eneral �rea 9.s undeu�lopec� with land lyinc� uacant, 4, Site :Lnfarmation and Pro�osa,l I�e�cription l"hi.s si.t� is �r•esentl.y vacan�, The praperty sJ.opes c�E�ntly d�wnw�arc� from nor�i:h (nexi: Lo Pacific Highway) to snui:h. Vegetai:iue grawth xs mostly c�r�ss wi.th � f�w clustsrs of thi.cker v�c�e�atanr� (iuy, brambl.es) �.ac�i:ed abaut, mainly corif ined to i:he wpst�rn adge, I Acr..�ss ta th� si.te i.s frc�m a short �ran�age raad th»� parall�l.s Pacxfa.c Highway and i:h�n turns to xnt�rs�ct S.t, At �raser�t, �he s9,t� is not ser•vec� by pub].i.c sew�r, Thc! ap��.ac�nt i.s �rc�posa.nc� tn star�t a r�taa.l nurse�^y bua9.ness which wa.11 i.nc�.ude i:hp salp of ].andscapinc� ma�er9.als such as bark dust, sail�, pai:hway racks, f9.rew�c�d, and s�asanal i.�ems such as Chri.s�mas trees , rx�aansian irito f�nce and d�Gk ma�erials is also can�:em�].atPd, STAFF REPORT -� SDF2 87—Q4, pp 87�•03, & V 6/-�Q3 — PA�E �. - � i A var:i�nce is r�c�u�st�d to a].Xnw tPic! par�king ar�a to b� cov�red wa.thi , yrauel insi:c�d of r�av:iric� as rec�u:Gr•ec� unc�er Seci:i.an ].8. ].06,050(i) nf the � 7'ac�dr�c� CommGin9.t.y CJ�u�J.�pmc�nt C�dc (C�C;) , I� 5, Agen�..and�_NPO (ramments The �t�te� Fiic�N�w�y t7i.u.i.si�r� h�q r��uaewed tPze prapos�J. �r�d m�r�� tH�� fa.11awinc� ccamment: f�n �cc.�>s �er•mit will. be requi.rE�c� f�ram thr� pi.strict Off9,ce, TNi� L-:riya.nPeririg IJiu9.sion hias r�evic�w�d Lhe r�ropnsal �nd m�c�e the fall.owing r.ammFni;s; 7.. F�cr.ess oni:n the fr•c�ni:ag� rc�a<� n�E?ds t�� bca s�curecl by tFi� ��.ic�rit fr•om 1:he Stai:n Highway Dxua.sian, A copy af the per•ir�it sh�ll. be pr�oua.d�d t�� the Ca.ty. 2, F�<:tu�'1 c��u�lca�amc�rit caf �i:h� tract sh�ll be �r'P_G�C�E?CI by for•ma� rev9.�w, af d��rel.��m�rii:: �r•aK��s�c�, by thi� Caty , 3. 'Th� E3ui�.ciir�g niuisian shauld r�vx�w and appr•ave �LMp �p�slicant' s bual.c�irty pl�ri, Me{:zgFr Wai�er �istr•ict has r�vz�w�d tP�e �rapasa]. and has no abj�ctipns. The Builc�a.nc� Diuisican has r�vi�wec� the pr•opnsal arici h�s rin nbject:ions. NP(7 #4 was i.nfnr•mec� af tFi� propasa.l �nd mad� na camments , Nn nther commPr�i�s were recaiu�d regardirig this �r•o�aosal , B, F1:NC)�:NC� AND GpNCI..US7:QnIS "I"hEa PJ.�nning staff has corisi.d�r•�d th� na�4�r•e of thiis �pplication and j d�termir»d 1:hiat i:h� �i^c�pa�al i.s consisi:ent wx1:h t.he rpleuar�t pc�r�ians af thi� C�mmGini.ty D�ueJ.o�m�nt Cad� (CL�C) k�asec� �apc�n i:he fi.ridings nated I�el�w: Ser..�ian 18 ,1U8, F1CCE�58, Egress arid C9.r•cul�atian as s�tisfi.ed exce�t that a variance is n�c�ssary ta i:he min:�mum �av�m�n� rpqui►^smerit for a dri.veway. The minimum accexs widtPi far a camm�rcial. us� a.s 3p fe�t of whi.ch a minimum of 2A faet must be pav�d with asphalt nr concrete. 7he ap�>].ir..�nt a.s requ�sti.ng ta use a c�rauel overl�y an la.eu of imper�v9.ous tnaterials far i:he driu�way. xngress ta and �gr�ess from he property is mad� onta a two••-lane fron�a�e r•c�ad whi.ch r•uns raaa11e1 to arid i:h�n cnr�nec�s direct].y wxth Pac9.f9.c Hi.ghway. Si.r�cc� the frantage road is undsr the ]l.11^x8CI].Cti101'1 0� the Si:�te Highway Diuisian, an acc�ss perm9.� wa,l.l haue �o he abtairtcad from thea,r distr•i.ct offi.ce. 51'AI'=�' I�kPp�T -- SpR �7—pA, PD �7—d3, & V 87—q3 -- PAGE 2 5ecti�n ].8. 106, qff--,�tr��t Parki.rig �nel L.o�ac�ir�r� Req��a:�c�mc�?n�s i.s satisfi.�d b�c�use i;he minimum s9.re af t:he park;ing ar•�a exc�nds i.he requi.�^Eame,nts c�f thie C;[)C:. 'C'hi� ap�alac.ant i.s prc�posang ta proua�d� a 7q' x 70' grau�l. cc�var•�d park:�rig �nd lc��diny ar�na t:o ar.cUmmac�atp custam�rs and d�J,i.ueries. F"c�r the ty�� afi' use cont�mpl�ted he►^c�, the m:ina�mwm off.-str�et �arking spaces shall nnt k�� ],ess tMian 4 s�aacps. 'Th� pr�c�posec� �.40Q sc�uar•� faat parking ar�a wx�l. �asi:ly m��t tPiys s�andard and wa.l.l �nabJ.e interr�al circulation to i�e ia�Gl'1�.�VE?CI aic,�� w;�th th� pruui.c�c.ad r�ar�kanc� sp�ce� , �inr.� th�e p�r�king ar�ea surfdce of comi7ierci.aJ. uses i.s r�qui.rec� t� b� cQV�r•�d wi.t:h asphalt c�r ct�ncr��:e, 1<he appJ.icant is r�questi.ng a , varianc� frUm tFii.s standarel �o p�rmat: 1:h� use of gr�uel. as th�e cnver�ac�e m�teri.�l , Secta.c�n ].8, 100, t_�nc�scapi.nc� �rid ficr�ening ;i� satisfied ber�tas� thP a�aplicant is �rapusa.ng to proui.d� lant�sca�aing wha.ch w.i,ll mEaet C;I�C r�quiremeni:s , �ince th� suk�j�ct: prc�er•fi:y ahauts � si.rtgl� family residenti�J. zan� c�istra.r.t, s�aec'�al. buffering mu�t k�e prauic�pd ta mitiyate nai.se �nd vi.sual imp�ct �nd tc� ensurc � hi.c�h d�gre<a �f pr•i:vacy far thase res:ic�ents , 'Ta satisfy i:he screen;ing r�quir�?►nerit, 1�:he a�ap].icar�t is prupasi.nc� to pl.rani: poug].as fir tr•e�s or photini.a alc�ng the west�rri �raper•ty l.ine, This veg�i:a�i.ue buf-fer� must be placed at l�ast .lp feet frcam thie pr�perl�y 19.n� to m��t thie buFf�ring 3��I'JblG•IC requ9.remerit when a C��-(� zane disi:rici: abul:s an R�--3 ,5 :�c>ne district. !�s 9.ndi,catncl by i;he a�a�li.r..�ant, � ].�ndscaK�inc� pJ.�n wi.J.l. m��t thi.s b�affi�ri.ng/scr��r�ing r�c�u�.r�mer�t, Th� p<�rkxny and laadi.ng �r�a m�ast �a.sc� b� sGr•e�n�d. T'his can bs achic�u�d k�y �ai:il.xx9.ng design f�atur�s such as landscapPd ber�ms, rais�d plan•ters, shriabk�E�ry, or f�ncing. The land>caping plan c�an ac�dr�ss the specific ma�:�r�i.aJ.s and/or type nf scre�ning to be us�d. Sectian ].8.�.34, Var�ianr.e i.s satisfied because this request� meet;s the r�quir�mf�nts rar a uariac��ce r�quest. 52C�lOtl 18. i34,q50 0� i:he (�DC ].i.sts the criteris for c�ranti.ng � uari�nce as fc�l.lnws: (1) 1"h� prapas�d variance wi.�.l no� �ae ma�:eria,l].y c�efirimental �:o th� pu1"pOSes c�f i:his Cod�, be i.n confl.act wi.th tFte p�lici.es of the CUm�ar�hensi.ue Plan, �o any nther appli.c.ab�.e poli,ci.�s and standarc�s; and �n nther pra�:�c.ar�i.es a.n tN�e sam� �rani.nc� di.s�rict or v9.cin:i.�:y. (7) l"here are sp�cial circumstances that �xa.st which at^e �ecuJ.a.dr �n 1:hP lUt si.ze ar shape, tapoc�r�phy or ath�t^ c9.r�cumst�nces �uer which the a�rplxran� hax nC cantr�nl, and whach a►�e not �ppla.cakal� to ai:h�r �raper�ias in �he same zon�ng distri.ct; (�) 1"h� us� prapased will b� the s�m� �ts pernti.�l:ed uhd�►^ this Gode �r�d C�.1;y s��ndards wiXX be main�ain�d ta �he gre��es� �xt�nt �ha� xs reasanabl,� p�xsi.bl.e, whi.l� pe�mi.tti,ng same �c�anama,c use o�F �hQ 1.�nd; �T�F"�' R�pOFtl" � SpF2 87w•QA, F�p 67—Q3, & V 87�Q� -� PRG� � (4) rxistirig physical and natural syst�ms, such as h�ut riot limzt�d ta traffic, drai.nag�, drdma�i.r. l.and farms or parks wi.11, nat k�e advers�ly af�F�ci:ed any mor•e tria�7 wauld ncciar if �he deu�lopmc�nt , wer� l�.�c�t�d as speca.fi.�d in th� Code: and ', (5) The harc�shi�a is not s�lf�-imposed and �he variance requested is ' th� mi.nimum v�araanr.� whach wau:�d all�uiate the hardshi� I Givan i:he sper.i�l. circumst�nces of 1:his propPrty and �he p�rticular us� I, cantemplai;ed, the granting af a v�ridnce is a redsan�hale solutian to this singular sii:uatican. "fhis can be justif9.ed by considering seueral far.tnrs, Fi►^si:, 1�he pr•n�er•i:y is �resent].y far sale and is beinc� actiucaly market�d h�y thp owner. 'Th� qartmaui:h Streat pxtensian, which wi.l]. cnnriect Pae.ifa.c E�i.ghway tc� Ini��rstat� 5, i.s sch�duled t� k��c�in this suimnpr and wa.11 follow an alignm�nt just w�s�� nf i:his prnperty. It can r��sonak�J.y bE� a�sumed �ri�ai: oric� tr�is secti�n of Dartmou�h Stre�t is complete, intense clevelppmer�t wil.l nccur an n�ar•by properties, In such case, th� hxgr��si: and b�st us� of the prape►^t,� wc�uld mast like�.y be snm��hing ai:hier i:h�an 1:he �aropos�d landsca�ing �ausine;�s. Secancl.ly, th� pr�opE�rty is curr�ntl.y v�r.ari�, 1"he a�p].i.c�n� hax stated tN�at 1:he businpss is an inter•im us� allowing undeve].o�aczd l.and to be �aut ta ari �C�'11'1OI11�.Ga"��. USP... Whien th� praper�y is mnre fu].ly devel.op�d is is prnbable i:hat any imprauem�r�ts made )�y the applicant (i ,e. �arking ar��a, struc�ure) w9.].1 hae d�sl:ray�d nr• retnaved, pue 1:o the shc�rt--term nat�are nf thiis develapm�nt r�c��aest, :it i.s unbenefici�l to rpquire an imper•�ri.aus park9.ng are� undQr thie curr��ni: circumstanr.es , Thirdly, it is fe.lt i:hat granting a uariance will nat aduersely affect th� p�^o�eri:y anymar�e tr�an waul.d accur• if al.l. devel.apm�ni�: standarc�s were met, Du� tn L-he lacai:ion �nd s1U��e of the pr•nperty, it is mostly hidden frcani ui.ew �lanc� Pacifi.c Highway and a.s un],i.kely �c� vi.sua.11.y r��gr•ade �:he ar��a, �nc�, since 1:he slnp� c�n the �rop�r�ty is stEaady but gentl�, dr�ainage con�raJ. can be effectuated with mini.mal ac�9.an. Finally, it i.s fn.lt triat i:he N�ar�dship Xs r�ot self--im�aosed and the vari,�nce is th� mi.n�.mum far a].leviating th� hardship, T'he a�apl.i.c�nt has ii7dic�l:ed 1:hat �11 ni:h�r deuplopm�nt standard� will. be mpt (parking sp�c�:a, �ccess wi,dth, scr�c�ni.ng and k�uffering) and on],y r�qu�sts r�laxataon nf iriater9.als usag� for th� p�rking area. C, R�COMM�I�pA7xqN Th� Plannin� st:aff recommsnds a�proval of SDR 67�-OA, PU 87-�03 and V 87—q3 subj�ct 1:o the fo�.lowing candi.�9.ans; 1. UNI.ESS QTHEF2W�:SE NOTED, ALl_ CONQTT]:qNS SMALI. E3� MET PRI;OR TO ;CSSUANC�: qF DU��17:LNG F�kRMT'TS, 2. Th� appla.cant shal.l. prouxdt� for connecti.un of �he prnpnsQd buildxng to the pub.lic sani��ry sewer sys�em, A connec�ion �er•mit i.s rec�uar�d, ; , STAC"F' R�pO�T -� SpR 87-04, PD 87-03, & V 87-43 �- PAG� A : _ �;: 3 , An access permi� far Pacific F�xghway shall. be ak�tain�d f'rom th� St�te Wighway D9.vxsinn, � 4. The E3ui.l.di.ng Da.uisi.an shall reva.ew f�r� apprc�u��. applicant's lauilc�ing plans. 5, The applicant shal]. provi.d� a r^euised landsc�ping p�.an tNi�t 'I specifz�s i:he in�eric�ed type and size of plant materi.als for planning p9.r•�ctor �pprnval. . Code requi.rements ft�r street tr�e�s, bur�erinc� of the parking ar�a, ptc. , must lae �ddressc�d i.n i:he rEVis�d p�.ar�, 6, Fl sign p�rmit shial], be abtai.nec� fr•am th� PJ.anning pivi.sion pr•iur to erecting any signs on the proper•ty. 7, T'his ��prc�val i.s ual.id a.f exerci.ged wi.thi:n one y�ar of th� ri.na]. decision dai:e nai:ed below, il r;, (��w\J/'V/ ' �+ �i��......_..� ...�....._...� __��/•�.r''"'•'.� . . M . � .. .. .T.. ': p12EPAF2E'D BY; Tom Dixon� APP VE:I� Y: Wi 11 iam A. Manahan Assistant planner^ Dir�ctar nf Community � D�ue].opment '` i:. �-ra;bs31p5P) ? i f !• I i i � ; z ST�1�F REPQR7 — SDR 87—OA, Pb 87—Q3, & V 87'-03 -� PAGE 5 t � 4 � CI1Y�OF TIG"�RD Februar� 1Q, 1987 OREGON 25 vears of Sen�ice 1961-1986 Tigard Planning Dept. Attn: Keith Liden Re: 8treet Vacation - S.W. 70th Avenue & S.W. Gonza�� Street Dear Keith: The Cit,y of Tigar�l is considering va�ation of the area shown on the attached map. Plea$e respond, in writing, with regard to any concerns you foresee should this proposed vacation be approved. Also, cite any conditions of app�oval you would recommend to protect your interest. AREA TO BE VAGATED PROBLEMS TO BE ADDRESSED Portion of S.W. 70th i Avenue & Gonzaga Due to time constraints, please return this letter and any questions you have regarding this matter by February 19, 1987 to Loreen Wilson, City Recorder, City of Tigard, PO Box 23397, Tigard, OR 97223, 639-4171. Sincerely, z.��-l�J�.J I,oreen Wilson Gity Recorder LW:cn/0626W EncL 13125 SW Hall Blvd„P,O,Box 23397,TigQrd,Oregon 97223 (503)639=4171 � ' '�`==- ..:rJ'--..:=�— �- ='.—L--- � .., �..r� . •1 �i � � � ! w� ��'�I � ��-�_- � _30� � '��22 ---� � �-�...._2�3--'=S- :L r��_�_�_'i! � -."..'_�l : .,. - .. .... ..�~ ` -- - ! _ �i_ •uo zs_ io -_ - -- � -- ----� � r- a- � -�_ � I � �`:� �7 z� --- a i Zy 4� � . _ -..-�..-r.� - - - - - -- -- - - -- - -- - - --� ; r _� --r---- � � ' ♦ r -- -� � �- -- -, I � �ea� ' �'� � � � ' . Wo wo � i. � T T T� , r r e 7 T_ I - � �- I i .� 1 ' � I I i I � I � i i�� I � �^'I T t � �r /• .. e�ulEr2i12x�i)12�It 2� - � I � � I � i i � � R � ' � I � � a.... ' �•� _ - s ._s,ri• � i � � � � � , � .� � in m�zi�uz�lrib�a I M j '�", �.» , , � , , , � � I � � � , • ,'•� , , f , � , � � � � , , , „ � �- � •� . i�r 1 n.�.�r .�� 1 . 1�....r � + ��a S, t �� . FRANtQ1..ltv ....�� _E!� �.. ` - � ; 1 - : ,"� . . . • ST. �k•, � � ••�•....... •.`.� . 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'' =� _ .._ _ _ '_-� ;' •� =w. , � I ��1 700 1 • t�oo• I �-� _� �-��1 � -� — -i s r—' -" � 1�C I � '. � �� __ _ � _ 2D00 y ��00 � �' ' .'_� _� 7� � • � ' ! _ _ _ — �t00 2� � _ j � 1 , � IC , • I f '�t 1• � i7 j � ' - . ___ _ `- �'1 21 � � . ;. -,- . 2�� 3 �S �A�;� � L 7 T T T �-� ' I -�- ` , ,' -----' , .. � � : • -� -��.� = ��' �:� � I �r ' .! ~ :�! I � l��,i � � i � ;�a� ' � �, .. �...r. �� . � n » n72D2+ ba : i : � '( �i I [,: ~....� ��i I..��r �r'�� : � � I � � •� �pf i�9 2� I t6 . �! S.W. NAMPTON STREET s '� —�' ' ', 1-4! � l �c � �� sw HAMPTON : 2�'8I ia-�+i �� f. �� I �n:r '��'„� . . . ' ' �"�TS'f • • »oo T�-�-T � „�� zoo . -N- � �' I •� • � x . t �'• �-- ----- -•..°•--- •------- =I I I I � I;' + i:��z�� .Ielcl� - � I � i � � �, '- � t. ! � ' � �' 1ll1�1.1!� L 111. _LL�; � ;_Ll � % ' �LL � � , .l� ' __ � � s la_ - - - - - � -- - �J z - - - {- - --=1 F'- i o i� -~ - - cET " � ' . ,! --- 1-----� ►- '' �—'. I. -- --- --- -- � � �- - -�_�'+� ', • I--- --i 1- ': » - "� - - -�t I -- ` ` , ' � ' ' ' - - - - ' � - - - - ' ' ' ' - - - - —— — _'1 1"_ �� -3t .i` �1 __ °'�` !�•.��c. - i r � 4� _{ F— '. �g " i° _3'� —'�'F ,� r: �i � ' �_ � �s� �o S.n -'c��. � - - �• � LOO• ! �"1- �' - - • - -�- • - —� -- -..._...� ►— �• �-�_:;_,? '� _H:�- -- _r�. � - _ .. wii 1 ...� u.� a.s � w •w �w�[ M -N-� �. .�«: "rr" . . i �� . �� : ' ._� ._ • — �� ` �� Y •• • � � � 1 s`�V1. . S . . � j � 8�0 i �, . .:. ' ..a«�.�r � , i : ' °' P.G.E �• \ `.. ...._...�.- +• _�' Wpr�� w WESTERN ` �'�. dVIS10N .,` `�.., � �... ; OfFICE �''�tUMMfRLAKE��/PMlt1C ...\: ...� ..r•' '�� ' �•� i, /� _ `'orK� u. y • c,�., %. �` ' �' !; . � ' w ../' \ � 1 ti� ��+�' '• t�� • � � r. . S, � ' ' i � � • ' � �+ � / 11.NWVIIttM. � • • � �.�� „ .+ _ S i T� ; w ) 5 �� r u `woNr �� 1 �y . �" OII • •`r � �eww «. � . + .� ! 3 . 3� 331 ;. 5 4 �:� . . �"'� � = O �ur�- ! \ \ q A� r � f.W. �� ~ � �t � � � � � -NIMDOM.CT� �� \ � �M ' \��-��.�:E_°C'we � �Qp� y - � r J �IVC fXT[NfION �`��l �'.. ti � � � �\ r ` 1 � f :rj � � : :1' i = z � i '�� ' . .,..,,. .�. � f � ��!' � Wli(R � � . wµ.wur �t. i. • � � � � •- V � I e � `` � . '��' .. . .� . � ... ..� .� .o_o. . — _.�. .. .. eI 7I � i ..,.. . .....,. . �. c . �._ ..__... . ...__. ., . ._.., .,,..:.....�......�.„. s .�Y . .. ...... _ ..:._. ...,.. . . . . _.. ....__ ... � i � March 27, 1987 Re: S.W. 130th 5treet VacatS.on Hearing Dear Property Owner: The Tigar�d City Council will hold a publi.c hearing on Monday, April 27, 1967 at 7:00 p.m. in the Tigard Civic Center Town Hall Ronm, 13125 S.W. Mall Baulevard, Tigard, Oregon, to consider the proposed vacation of the above-mentioned str�et right-of-way. (See enclosed location map and legal description. ) Any i��terested person may appear and be heard for or against the proposed vacation af said lands. Any written objection or remonstrance shall be filed with the City Recorder by 7:Q0 p.m. , April 27, 1987 at Tigard City Nall at the addr^ess listed below. The vacat9.on request was initiated March 16, 1987, by tr�e Tigard City Cauncil per the application of Mr. Russ Krueger *o return i:he land to private , otynershp. This area will be used far development of Ari Green No. 2 Subdi.vision. If you need furtrier infarmatian, please contact my office. Sincerely, , Loreen R. Wilson City Recorder cw/4581A cc: Planning Qepartimeni: Deuelopm�nt Servi.ces Director . : ; C t�.� I � j, �. I. i�. 1 \ j�. �r �,: l _ � �, ' ` 65 uy � ' , � 3�� :• � // '� / / % , r. �� x %��o,y_ - �k ,� � � / --•------� �` . a „370�J � � � ' • 3500+t � a4 � iRac� 't" � I / ,� •��•»'•� • -� LL� / ww�,M�.w.,�wi:.«n.w:«».waiLMM«ww««««wni:.._ Q 5�9a � j .t / venr / � i��•.i'.-i,i '-- � 3�,' � i � . i0B0 ; N . � � � • ( o• r ! �' ' t1070G 6 J,� _ ,�'L � Q .93 ne • �,� i060� 6Gt �� ti L� t.s ��176 ' � '+. �� +`'' � � �r� � 4�OOr '.g��l � � o r..a: � �r�• i ° I 4 �� S1 ! � . �.. t �v•.i. i ' (� +► \�v a!• w•''� /i1 , 200 � �I�.n �»i� � Q� : � 10200 J�' J�� 41i.tc'� .93 at. b: o � 6 \�v � b 4 ..�n � . 10300 �' � �� o �A.�C,•• � '` `�,�� '+ � � M ��i�1 •s io4al . 69 � � ioioo C�� •� iosoo �o . �t �i , 2'� .' ,� Z lr s4�.� ��'*; ,f ti 'ioo 2B'°• : o . ,��c• '•Q, ' ; � AFFECTED ,PROPERTY i 3 .`Z S � � ��+` �9900 ��r ,�•�'°'' y_�Q. . Q OWNERS -: �T! " • OR.:: t ' ``��• 9P,U0 0��1�� '14300 �iio+ � :�.s�� . •600 , �yr� �, 9700 ��g � � , 34� 14400 +�.,� ` 4 �'' 9600 ',� �\, � 35 � 14500 �. " •(f ,�� f� r °2b �„ ,4 O . .�14 j�, „ ; 36� %�J •°�� t � ' 24 � +�'�'ti� ��I4100 3 ' ,, >'�� 0 __N_ �p 9400 .�23 ,s� •,�,•Y 32 — — � — — 00 , 22 ' t;�"' 1400C1�0 G � U �'r .:!'�V.+' � 31 ;Z� ,n"'' 139CC1a� 'T 500 W \ ..,:�� ,7�i 30 e sy,ae ° ��s L.�„""�G 13800 o F- `0 +�"' 13700 29 �" �� O �,� 13600 Z`\ .+'�.:� I Z �,••.,�'iasoo 2�\l —~' 6 VACA ION AREA t•� �.,�� ; � 134pp 26 �' Q � �3300 y�� f.n M 2��5 �,,�'. — \�� '� tc s ro,d.n ' � — — — — — — — — — — -- —• w � � � � �r . w i Q , _ � ,,•`• a k � -�r fi � � -r ,�' � � , , �� / � , �Tt�'��` � � . 1.. �i: ;` .•y..r' .. 11600 ISOOM 1400 130C' .y 1200 I100 1000 900 0 700�, 600 ^ 0 0 ' ,�I 44 4 4D 4 42 41 "�� „40 Y 39 � 3B � 37 e �3E = 35;' 77Ae' a : _ - S , 11.�1. F / ..��.1 � f0.01 101t tf1�.+� '�N��" � 12.t f}Ot StJ! 1:11 St�� o �ALCON E�+�, � RISE �R�� ' �R � .�a �� .�� o��,,, .o�� e � / 3500 3600 "�� +.m n.os `0" T(.... � 28 e 29 g 3700 3f00 390Q 400�J �41034 ��:, inv.�r � �( 3� 10900 i �'�� ' � M30 4 "0 32 33 +\\��\\t �\�k�:.S�c._` � f') ��oi�' �.r �f.)1 lf.�l f4Yt �i.3i ''� � Y •�r.u� • tt.w �� i°'w r�r)��i . � 6800 6700 6600 .v �oo ��°° � �zoo �oo '� �i�z �, , � . � , � wz � = � �000 e o •:. : � ts ' ' � � -tir. ..,,;.., c. � -'Y:'�;+�. ..r.,,..�,.�y�c.,�..r.��ti; 101 4 100 g � - 97 96 : 95'�, • 99 � y800 "9700 9fip 9500 9400 „9Jd ��• ~ •» •,,, ��%1 �1 r� 1� 1 1�I G � ��a �e �� o�N��M:a x +,' , AT ,,, iis : �ia '''' eRirvE ' S.v�� •�. _� Krt 1 H e� rp . .. • t r� :N � � u u f�n �rn '' i�'ao'-� �� x.STRE� � S,W. �� KATHERINE ST. y1900 . 7500 T600 ti-rnn ��oi �tiy .�� tyr� � •�� . y I�EMORANDUM CI'TY OF TIGAI?Cl, OR�'C;ON T0; Liz Newtan March 4, 1987 FROM; John Acker SUE3JEC'('; Buildabl� Land T.nventor�y • Or�gon Administrative Rule 660, Division 7, Metropolil:an Housing, has k�een am�nded and was filed on February 18, 1987. You have asked me to study this rule and determine what we need to do to comply with its requiremen.*.s rer�arding the Buildable Lands Inventory. The following - is a concise and (hopeful,ly) understandable review of what we are required to do. The purpose of the Buildable Lands Inventory (E3LI) is to assess' the change over time to the density and mix opportunity of residentially zoned land. The Cii�y' s buildable lands should be in compliance with DLCD standards or an in depth analysis should be conducted to show what changes have occurred i:t�at would allow a change in the standards . "Buildable Land" means residentially designated vacant and redevelopable land that is not severely constrained by natural hazards or subjecL- �:o natural resource protection measur�s. Lands not included are thnse that 1) are publicly owned, 2) have slopes of 25 percent or greater and 3) ar� within the 100-year flood plain. —• The original BL7 d�signated 23 .26 acres in the Central Business Distr�ict as redevelopable. (Hausing: C�mprehensive Plan Report, p, 188-189) . Other redevelopable land could be designated at aur option. "Net Bui.�.dable Acre" is an acre after excl.uding rights-of-�ay, public spaces, haxard areas, etc. -- Our origin�l BL7: uses 209G for streets iri single Pamily areas and 15X • in mul�iple family areas. (p, 187) . There must be stafficient build�b�� lands degign�ted to provide the apportunity for at least 5QX of new residential �anits to be attached single famaly �r mu].tiple family. An ali:ernative percentage can be used aP jus�iFied basQd on fac�ors outl.ihed on page 7 of the rule. -�-� J'i.m Sa�zman s�id �h�t a rigarous l�cal needs �n�lysis would nFr..d t�� be done �or a dif-Ferent mix �o be accep�ed, � . , 8LI Memo Page ?_ If an �lt�rnative mix is justified and accepted, the overall. density (oui^s is 10 �er acre) 1'1P.P_CI n�t aK>ply hut the density of muiti—family and af sinc�le family e�ch niust b� eGual or greater tha►� the density at th� time of acknowlpdgemer�t. The inventory must dc�c��ment the amqunt of build�abl� land in each residenti�l. zone as well as detc�rmining an overall densaty , The basis f�r the invQntnry can bc� either: 1) lands with � residential zoric� designation within Tigarc� at �he time �f peri�dic r�uipw or 2) f3i._I at `LrtP t:ime of acknowledgem�nt as upd�ted. The choice is ours, There are some pntential advantages to choosing th� BLI updat� method. 1, Any imbalanc.e th�t h�s been created by un�qual development in either mu-lti—family or single famiYy wauld be elimanated (in effect, wp start at - the s�me paint as the .previous BL.I) . 2. Land that h�s develor�ed since the or�iginal Bl_I is count�d at the opportunity d�nsity rather than density that actually occurred (deuelopment at less than optional density opportunity is not a detriment) . 3, A new density si:aridard can be calculated when annexation results in mixing two or mQre density stdndar�ds, --• For us, this would mean calculating residential land annexed from Washington Caunty at 8 units per acre and l�nd in Tigard at the time of acknowledgement �t 10 units per acre ancf then averagi,n� for a new density standard, BLT acres x 6 = number c�f units (Washington Goun�y) BLI acr�es x 10 = number of units (Tigard) .._ Toi:al acres Tot�l Units Total acres Total units -- New �ensa.ty Standdrd AdjusLments to i:he original Bi._I must include: I . 1, Ghanges in zoning ordinances or� designa�a.ons on r�sidenti�]. land iF , allowed dc�nsi�y is .r,hanged. ?_. Ghanges in pJ.anning or zoning desi.gnations ei�Mter to or from rpsidenl:ial, 3 . �Chan�es t.c� annexed land if �he CiCy changed �ype ar density aft�er artn�xaGion. �Z�ane ch�r�ges Fay oL-hnr jurxs�i.c�ions m�tde F�ef�r•e anriexatiari heed n<�i; lae incXud<�d. L .. , � BLT M�mu R�ge 3 Mr, Sitzman suc�gested that daeumentation (listing) o'P xon� changes, etc. should' be in the F�rm �f an appendix to the B1_T. 1-1e also si:at�d that judgem�nt should b� used when determining density Pigur�s. It is unreasonabl,e to expect v�cant property to develop at maximum density if it is surrounded by pr�pe�^ty of the sa�ne zone designation that is c�eveloped «t half tP�e maxinium densa.ty. It ap��ars tFiat, if we haue the data use� in the origirial Eil_.T., L-he upd�tc. for periaciic r�uiew can be accomplished by researchxng -r_one chdr�ges that peri�ain to residential land, Compl^ehensive Plan amendments that pert�in ta residc�ntial zon�s and ann�xation records. This is no small task to be surp, but if aur rEC�rds ar�e comple�e and accurate, field work and acreage c�lculatians wc�uld be m inimal. It would be to aur advantage in the long run tn develop a cv��y ta assure tfiat 'the BL'I is continually updated in the future.- -I would sugg�st that this be � darte �s part oP the periodic review E3LI prac�ss. JA;cn/08A2W � z i i � I, �. k y ,� i i t