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Home My WebLink AboutOrdinance No. 26-06 CITY OF TIGARD, OREGON TIGARD CITY COUNCIL ORDINANCE NO. 26- Oo AN ORDINANCE APPROVING COMPREHENSIVE PLAN MAP AMENDMENT, CMA2025-0002, TO REMOVE GOAL 5 PROTECTION FROM 0.03 ACRE OF LOCALLY SIGNIFICANT WETLANDS FROM THE "TIGARD WETLAND AND STREAM CORRIDOR MAP" INVENTORY ASSOCIATED WITH CONSTRUCTION OF A PATHWAY TO STEVE STREET PARK WHEREAS, Tigard Community Development Code (TCDC) Section 18.510.080 includes Special Provisions for Development within Locally Significant Wetlands and Along the Tualatin River, Fanno Creek, Ball Creek, and the South Fork of Ash Creek; and WHEREAS, TCDC 18.510.080.A. states in order to address the requirements of Statewide Planning Goal 5 (Natural Resources) and the safe harbor provisions of the Goal 5 administrative rule (OAR 666-023-0040) pertaining to wetlands, all wetlands classified as significant on the City of Tigard "Wetlands and Streams Corridors Map"are protected.No land form alterations or developments are allowed within or partially within a significant wetland, except as allowed/approved pursuant to Section 18.510.100;and WHEREAS, TCDC 18.510.100 Plan Amendment Option, provides that any owner of property affected by the Goal 5 safe harbor (1) protection of significant wetlands, or (2) vegetated areas established for the Tualatin River, Fanno Creek, Ball Creek,and the South Fork of Ash Creek may apply for a quasi-judicial comprehensive plan amendment under Type IV procedure. This amendment must be based on a specific development proposal.The effect of the amendment would be to remove Goal 5 protection from the property, but not to remove the requirements related to the CWS Stormwater Connection Permit, which must be addressed separately through an alternatives analysis, as described in Section 3.02.5 of the CWS "Design and Construction Standards;"and WHEREAS, TCDC 18.510.100.E further provides that the applicant must demonstrate that such an amendment is justified by an environmental, social, economic and energy (ESEE) consequences analysis prepared in accordance with OAR 660-23-040; and WHEREAS, the applicant prepared an ESEE analysis (Exhibit C) in accordance with OAR 60-23-040, to justify removal of Goal 5 protection from 0.03 acre of significant wetlands from the subject property; and WHEREAS, on February 2, 2026, the Tigard Planning Commission held a public hearing, which was noticed in accordance with city code, and recommended approval of the proposed CMA2025-0002 by a unanimous vote in favor, and WHEREAS,on March 3,2026,the Tigard City Council held a public hearing,which was noticed in accordance with city code,to consider the Commission's recommendation on CMA2025-0002,to hear public testimony, and apply applicable decision-making criteria;and ORDINANCE No.26- Opp Page 1 WHEREAS, Council's decision to approve CMA2025-0002 and adopt this ordinance was based on the findings and conclusions found in Exhibit B and the associated land use record which is incorporated herein by reference and is contained in land use file CMA2025-0002. NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS FOLLOWS: SECTION 1: Comprehensive Plan Map Amendment(CMA2025-0002) is hereby approved. SECTION 2: The attached findings (Exhibit B) are hereby adopted as the basis for the Council's decision. SECTION 3: The ESEE analysis(Exhibit C)is incorporated by reference into the Tigard Comprehensive Plan, and the"Tigard Wetland and Stream Corridor Map" is amended to remove the site from the inventory,as approved. SECTION 4: This ordinance shall be effective 30 days after its passage by the Council,signature by the Mayor,and posting by the City Recorder. PASSED: By l)fQftrY1O0Svote of all Council members present after being read by number and title only,this 3rd day of MQYGh ,2026. Lindsay Bartholomew, Deputy City Recorder APPROVED: By Tigard City Council this 3Yd day of MarC1n ,2026. Yi-K g Ma (S 9 Hu, r Y Approved as to form: ‘SCZ City Attorney Date ORDINANCE No.26- OW Page 2 Exhibit A KEY MAP LEGENDWORKS: L11-EXISTING CONDITIONS PLAN L20-TREEPROTECTNJN NO REMOVAL PLAN n.oss_ U0•DEMOLITION PUN 1/1-MATERIALS PLAN ' L51•LAYOUT PLAN LO0.GRANING RAN LT 1-IRRIGATION PLAN LA 1-PLANTING RAN 1 - ir_.a.m�>.�:.IN_A. . r. • \ 1. +LWROFWORK - - / s ._ \. sw&TNAVE ._ �. - I J 1..\' A A _ LI ttt,, i.',. / •' — `_.y I w —al %3 i M5I{ PUYPAEA /\�\��.� %.. 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SI�SC - \ --- —r-- / d1• e'er g t '•A1'�11 '- " ,•m w issr�- - .i- •-i �_om -� -L J\ �--T -r :1.,,I ii > Via' ---- i DUSTING sralunvATEa \T EASELENT ,-�-- 5' -r- , - / _F-1,-,_. ' FACILITY I Z _1 5 sg /L 1// 'fI F LOTS LOT LOTS LOT9 WIN LOT 12 r 1` 10T 15 f '' to B 0 l m N Ronson LOT It I LOT DI V I Owm h. 9S1MLPl MOW if PG JIINI. 2002A9.5 WE:1•.10-0' soma/ BJ � S�"1 G0.2 NMTN D• 10 O0 4 Sheet NO. 3 of 39 Exhibit B Hearing Date:March 3,2026 Time:6:30 PM PLANNING COMMISSION RECOMMENDATION TO CITY COUNCIL P FOR THE CITY OF TIGARD, OREGON TIGARD SECTION I. APPLICATION SUMMARY FILE NAME: STEVE STREET PARK CASE NO.: COMPREHENSIVE PLAN MAP AMENDMENT CMA2025-0002 PROPOSAL: The applicant is requesting a Comprehensive Plan Map Amendment to remove Goal 5 safeharbor protection of 0.03 acres of Tigard significant wetlands in order to construct a pathway to access Steve Street Park. APPLICANT: City of Tigard Jeff Peck 13125 SW Hall Blvd Tigard,OR 97233 APPLICANT'S Winterbrook Planning REP: Grace Coffey 610 SW Alder St Portland,OR 97205 OWNER: Same as applicant LOCATION: 8400 SW Steve St;WCTM 1S136CB Tax Lot 4402 and 8500 SW Spruce St; WCTM 1S136CB Tax Lot 4400 COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential ZONE: Parks and Recreation (PR) and RES-D APPLICABLE Statewide Planning Goals 1,2,5,8,and 12;Metro's Urban Growth PROVISIONS: Management Functional Plan Title 8;Tigard Comprehensive Plan Policies 1.1.2, 1.2.1, 2.1.3, 2.1.8, 2.1.16, 2.1.22, 2.1.23, 5.1.1, 5.1.8, 5.1.10, 5.1.12, 6.2.1, 6.2.4, 8.1.2, 8.1.4, 8.1.17, 8.1.20, 11.1.1, 11.1.6, 11.4.2, 12.1.1, 12.1.2, 12.2.4, 12.4.1; and Tigard Community Development Code (TCDC) Chapters 18.110, 18.140, 18.510, 18.710, 18.790, 18.910,and 18.920. PLANNING COMMVIISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 1 OF 42 SECTION II. PLANNING COMMISSION RECOMMENDATION The Planning Commission recommends to the Tigard City Council APPROVAL, subject to conditions of approval,of the Comprehensive Plan Map Amendment as complying with all applicable comprehensive plan policies and map designations,Statewide Planning Goals,and Metro policies,and that the applicant has demonstrated adequate public services exist to serve the property at the intensity of the proposed zoning. CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS MUST BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: The applicant must prepare a cover letter and submit it, along with any supporting documents or plans that address the following requirements to the ENGINEERING DIVISION,ATTN: Buck Smith,Principal Engineer at(503)718-2464 or Buck.Smith(&,,tigard-or.gov.The cover letter must clearly identify where in the submittal the required information is found: 1. Improvements associated with public infrastructure including street and right-of-way dedication, utilities,grading,water quality and quantity facilities, streetlights,easements,easement locations, and utility connections must be designed in accordance with the following codes and standards: • City of Tigard Public Improvement Design Standards • Clean Water Services (CWS)Design and Construction Standards • City of Tigard Community Development Codes and Municipal Codes • Tualatin Valley Fire and Rescue (TVF&R) Fire Codes • Other applicable County,State,and Federal Codes and Standard Guidelines 2. Prior to commencing any site work, the applicant must obtain approval of a Public Facility Improvement(PFI)Permit to cover all improvements associated with public infrastructure work, including stormwater management facilities, or any other work in the public right-of-way. An Engineering cost estimate of improvements associated with public infrastructures including but not limited to street, street grading, utilities, stormwater quality and water quantity facilities, sanitary sewer,streetlights,and franchise utilities are required at the time of PFI permit submittal. 3. Prior to commencing any site work, the applicant must submit all right-of-way dedication documents, utility easements, public access easements, and maintenance agreements review and approval. 4. Prior to final acceptance,the applicant must record all applicable right-of-way dedication,public access, and utility easements including, but not limited to, for access, storm and surface water drainage,sanitary sewer,water,and franchise utilities and provide recorded copies to the City. 5. Prior to commencing any site work, the applicant must submit site plans and a final storm drainage report for approval indicating how run-off generated by the development will be PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 2 OF 42 collected, conveyed, treated, and detained. The storm drainage report must be prepared and include a maintenance plan in accordance with CWS Design and Construction Standards and the City of Tigard Standards. 6. Prior to final acceptance,the applicant must complete all improvements associated with public infrastructure under the City and CWS jurisdiction. Public infrastructure includes,but is not limited to,street improvements,streetlights,street trees,sidewalks,public and private stormwater management facilities,sanitary sewer,water,natural gas,electrical,and telecommunication.The applicant must receive conditional acceptance from the City of Tigard. 7. Prior to commencing any site work, the applicant must provide a performance bond for all public improvements and stormwater treatment facilities associated with the development. 8. Prior to final building inspection, the applicant must request an inspection and obtain final approval from TVF&R. 9. Prior to final acceptance,the applicant must complete all improvements associated with public infrastructure under the City and CWS jurisdiction. Public infrastructure includes,but is not limited to,street improvements,streetlights,street trees,sidewalks,public and private stormwater management facilities,sanitary sewer,water,natural gas,electrical,and telecommunication.The applicant must receive conditional acceptance from the City of Tigard. 10. Prior to commencing any site work,the applicant must submit the exact legal name,address,and telephone number of the individual or corporate entity who will be designated as the"Permittee", and who will provide the financial assurance for the public improvements.Specify if the entity is a corporation,limited partnership,LLC,etc. and the state within which the entity is incorporated and provide the name of the corporate contact person. 11. Prior to commencing any site work,the applicant must submit a construction vehicle access and parking plan for approval. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking must be provided onsite. Parking construction vehicles or equipment on adjacent residential public streets is prohibited. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application and must include the vehicles of all suppliers and employees associated with the project. 12. Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection Authorization prior to issuance of the City of Tigard Stormwater Management (SWM) Permit Plans must be submitted to the City of Tigard for review. The City will forward plans and the storm drainage report to CWS after preliminary review for CWS's review and approval. 13. Prior to commencing any site improvements,the applicant must obtain an Erosion&Sediment Control(ESC) permit from the City of Tigard. The City of Tigard will review and forward the plans to CWS for approval of the NPDES permit. 14. Prior to commencing any site work, the applicant must submit a final grading plan showing the existing and proposed contours for approval. The plan must detail the provisions for surface PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 3 OF 42 drainage of all lots and show that they will be graded to ensure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Division. The design engineer must indicate areas that will have natural slopes between 10 percent and 20 percent,as well as areas that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections or permits will be necessary. 15. Prior to final acceptance,any monuments that are disturbed shall be replaced. 16. Prior to final acceptance, the developer's registered professional land surveyor must provide certification to the city that all boundary and interior monuments shall be reestablished and protected. SECTION III. BACKGROUND INFORMATION Site Description: The total project area is approximately 1.37 acres and is located at the north terminus of 84th Avenue and the west terminus of Steve St. The main property at 8400 SW Steve St is currently an undeveloped, relatively flat field but is proposed to be developed as a neighborhood park.It gently slopes down to the north to an existing wetland, identified as a significant wetland on the Tigard Wetland and Stream Corridors Map.This property is zoned Parks and Recreation (PR).The proposed pathway will connect from SW Steve St to the proposed park through a pedestrian and bicycle easement on the property directly north owned by the Japanese International Baptist Church,which is zoned RES-D.A tributary of Ash Creek runs through this property through the wetland. There is an existing informal soft surface path within the 50-foot wide wetland buffer identified in the City's Wetland and Stream Corridors map. The surrounding area has been identified as a "gap area" in the Tigard Parks System Plan,which is an area where residents are not able to access a park or natural area within a 10-minute walk of where they live.The area around the proposed park is more racially diverse,contains more multi-family homes,and has lower average household incomes than Tigard as a whole, and is underserved in terms of access to parks.Land uses surrounding the project area include single-and multi-family residences and a church. Proposed Request: The proposed request is to construct an 8-foot wide pathway within the wetland and associated vegetated corridor to provide pedestrian and bicycle access to the park from SW Steve St. The proposed park includes the installation of paved paths and trails including a loop trail around the perimeter,the installation of a water quality facility in the northern portion of the park,and picnic and play areas. The Tigard Local Wetland Inventory (LWI) depicts the wetland and wetland buffer in the northwest corner of the park property, extending off-site to the north and west, however an on-site wetland investigation in 2024 concluded that the wetland and wetland buffer occupy a larger portion of the north end of the property compared to the LWI.Accordingly,the proposed path is located within the delineated wetland buffer. In order to construct the proposed pathway, a Comprehensive Plan Map Amendment is requested to remove protection from a total of approximately 0.03 acre (1,437 square feet) of locally significant wetlands and associated vegetated corridor. The amendment is supported by an environmental, social, PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 4 OF 42 economic and energy (ESEE) analysis (Attachment 2).This comprehensive plan map change will allow for the construction of a facility that would otherwise be prohibited due to the location of existing locally significant wetlands.The proposed path is the only method for the park to connect to Steve Street and the northeast side of the park because wetlands cover the rest of the north side of the park.Additionally, formalizing the existing path will reduce the likelihood of users going off the path and trampling the remaining wetland buffer. Mitigation for the proposed encroachment will include replacing the impacted vegetated corridor with 3,790 square feet of mitigation and improve the existing vegetated corridor from a "marginal and degraded" status to a "good" condition. Proposed park development also includes restoring approximately 18,500 square feet (30% of the total site) to natural area, which will provide critical wildlife habitat within a highly urbanized neighborhood.Restoration of a degraded wetland buffer will significantly improve both the quality and quantity of wildlife habitat. Removing non-native species and replanting with a variety of native plants, shrubs, and trees will provide year-round food sources and homes for this urban wildlife.The proposed mitigation and enhancement is detailed in the CWS service provider letter (Exhibit 5) and ESEE analysis (Exhibit 3) provided by the applicant. Decision Process The application is processed through a Type III-Modified procedure. The Planning Commission will make a recommendation to City Council on the proposed Comprehensive Plan Map Amendment.The Council may approve the amendment, approve with conditions, deny the amendment, or remand the amendment back to Planning Commission. SECTION IV. PUBLIC COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal and be given an opportunity to provide comments prior to a decision being made.The Planning Commission hearing was scheduled for February 2,2026. Staff mailed a Type III Notice of Public Hearing regarding this application to affected parties on January 13,2026. The notice was posted at the project site on January 14,2026.One written comment was received prior to the hearing in support of the project. On February 2,2026, the Tigard Planning Commission held a public hearing on this case, however no members of the public provided testimony. SECTION V. SUMMARY OF APPLICABLE REVIEW CRITERIA This section contains all of the applicable city,state,and Metro policies,provisions,and criteria that apply to the proposed comprehensive plan map amendment. Statewide Planning Goals: Goal 1:Citizen Involvement Goal 2:Land Use Planning Goal 5:Natural Resources,Scenic and Historic Areas,and Open Spaces Goal 8:Recreational Needs Goal 12:Transportation PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 5 OF 42 METRO Functional Plan: Title 8:Compliance Procedures City of Tigard Comprehensive Plan: Chapter 1:Citizen Involvement,Policies 1.1.2 and 1.2.1 Chapter 2:Land Use Planning,Policies 2.1.3,2.1.8,2.1.16,2.1.22,2.1.23 Chapter 5:Natural Resources,Areas and Open Spaces,Policies 5.1.1,5.1.8,5.1.10,5.1.12 Chapter 6:Air,Water and Land Resources Quality,Policies 6.2.1,6.2.4 Chapter 8:Recreational Needs,Policies 8.1.2,8.1.4,8.1.17,8.1.20 Chapter 11:Public Facilities and Services,Policies 11.1.1,11.1.6,11.4.2 Chapter 12:Transportation,12.1.1,12.1.2,12.2.4,12.4.1 Tigard Community Development Code 18.110 Residential Zones 18.140 Parks and Recreation Zone 18.510 Sensitive Lands 18.710 Land Use Review Procedures 18.790 Text and Map Amendments 18.910 Improvement Standards 18.920 Access,Egress,and Circulation SECTION VI. APPLICABLE CRITERIA.FINDINGS,AND CONCLUSIONS The following subsections address only the criteria applicable to this decision. Statewide Planning Goals Goal 1—Citizen Involvement: This goal outlines the citizen involvement requirement for the land use planning process, including the adoption of Comprehensive Plans and changes to the Comprehensive Plan and implementing documents. FINDING: Citizens,affected agencies,and other jurisdictions were given the opportunity to participate in all phases of the planning process. Several opportunities for participation are built into the Comprehensive Plan Map amendment process, including public hearing notification requirements pursuant to Chapter 18.710 of the Tigard Community Development Code.This goal is satisfied. Goal 2—Land Use Planning: This goal outlines the land use planning process and policy framework. FINDING: The Department of Land Conservation and Development (DLCD) has acknowledged the city's Comprehensive Plan as being consistent with the statewide planning goals.The Development Code implements the Comprehensive Plan. The Development Code establishes a process and standards to review changes to the Tigard Development Code in compliance with the Comprehensive Plan and other applicable state requirements. As discussed within this report,the applicable Development Code process and standards have been applied to the proposed amendment,and the intent of these amendments are to meet the requirement of state law,administrative rules,and the Statewide Planning Goals. This goal is satisfied. PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 6 OF 42 Goal 5—Natural Resources,Scenic and Historic Areas,and Open Spaces: This goal outlines how cities must protect,inventory,and plan for natural and historic resources including waterways,groundwater,wildlife habitat, and trails. FINDING:The applicant conducted an inventory of natural resources in the project area in compliance with this goal as well as an ESEE analysis (Exhibit 3) prepared in compliance with OAR 60-23-040, to justify removal of Goal 5 protection from approximately 1,437 square feet (0.03 acre) of significant wetlands and vegetated corridor on the subject properties. The project has been designed to avoid and minimize impacts to natural resources including waterways,groundwater,wildlife habitat,and trails to the greatest extent practicable and will provide on-site mitigation to ensure no net loss of significant functions and values.This goal is satisfied. Goal 8—Recreation: This goal requires local governments to plan for the recreation needs of their residents and visitors. FINDING:The Tigard Parks and Recreation System Plan includes the recommendation to develop the subject site as a park to serve a densely populated area that is currently isolated from other parks. The project has been designed to fulfill this recommendation and the proposed pathway will provide a connection that will allow nearby residents to easily access the park. This goal is satisfied. Goal 12—Transportation: This goal outlines how each city must develop a transportation system plan that considers all modes of transportation. FINDING: The project will pave an existing informal path to provide ADA-compliant pedestrian park access to Steve Street. Consistency with the city's Transportation goals and policies is discussed later in this report under applicable policies of the Tigard Comprehensive Plan.This goal is satisfied. CONCLUSION: Based on the above analysis,all statewide goals have been fully met. METRO Urban Growth Management Functional Plan Title 8: Compliance Procedures The purposes of this chapter are to establish a process for ensuring city or county compliance with requirements of the Urban Growth Management Functional Plan and for evaluating and informing the region about the effectiveness of those requirements. FINDING: This title has been met by complying with the Tigard Development Code notice requirements set forth in Section 18.710.080(Type III-Modified Procedure).On January 13,2026,notice of the Planning Commission public hearing was sent to the interested parties list and all property owners within 500 feet of the subject parcels. On January 26,2026,the proposal was posted on the City's web site. On January 14,2026,the site was posted with a notice board. On January 26,2026,the staff report was made available.A minimum of two public hearings will be held(one before the Planning Commission and the second before the City Council) at which an opportunity for public input is provided.This title is satisfied. CONCLUSION: As shown in the analysis above,the proposal is in compliance with all applicable Titles of Metro's Urban Growth Management Functional Plan. PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 7 OF 42 City of Tigard Comprehensive Plan Goal 1: Citizen Involvement Goal1.1 Provide citizens, affected agencies, and other jurisdictions the opportunity to participate in all phases of the planning process. Policy 2 The City shall define and publicize an appropriate role for citizens in each phase of the land use planning process. FINDING: Citizens,affected agencies,and other jurisdictions were given the opportunity to participate in all phases of the planning process. Several opportunities for participation are built into the Comprehensive Plan amendment process,including public hearing notification requirements pursuant to Chapter 18.710 of the Tigard Community Development Code.This policy is met. Goal 1.2 Ensure all citizens have access to: A. opportunities to communicate directly to the City; and B. information on issues in an understandable form Policy 1 The City shall ensure pertinent information is readily accessible to the community and presented in such a manner that even technical information is easy to understand. FINDING:The applicant held a neighborhood meeting on December 10,2024. On January 13,2026,a public hearing notice of the Planning Commission public hearing was sent to the interested parties list and all property owners within 500 feet of the subject parcels. On January 26, 2026, the proposal was posted on the City's web site. On January 14,2026,the site was posted with a notice board. On January 26,2026 the staff report was made available.This policy is met. Goal 2: Land Use Planning Goal 2.1 Maintain an up-to-date Comprehensive Plan,implementing regulations and action plans as the legislative foundation of Tigard's land use planning program. Policy 3 The City shall coordinate the adoption, amendment, and implementation of its land use program with other potentially affected jurisdictions and agencies. FINDING:The project was designed in coordination with the applicable affected City agencies including the Public Works,Community Development,and Parks&Recreation departments,in addition to Clean Water Services and the Department of State Lands. A request for comments was sent to applicable outside agencies,whose comments are included as Attachment 3. Additionally,notice of this application was provided to the Oregon Department of Land Conservation and Development(DLCD)35 days prior to the first evidentiary hearing on this application.This policy is met. PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 8 OF 42 Policy 8 The City shall require that appropriate public facilities are made available, or committed,prior to development approval and are constructed prior to, or concurrently with,development occupancy. FINDING: There are existing sanitary sewer and storm lines under the proposed path and an existing water line that serves the site. The stormwater facility will be designed and constructed to meet CWS Design and Construction Standards for stormwater treatment and detention.Further compliance will be demonstrated at the time of the applicant's Public Facility Improvement (PFI) permit submittal. This policy is met. Policy 16 The City may condition the approval of a Plan/Zoning map amendment to assure the development of a definite land use(s) and per specific design /development requirements. FINDING: This application includes specific development plans meeting CWS and city standards. Conditions of approval will be included with the decision.This policy is met. Policy 22 The City shall identify,designate,and protect natural resources as part of its land use program. FINDING:The City has identified significant wetlands within its'Wetlands and Streams Corridors Map" and has also adopted Goal 5 protections within TDC 18.510 for sensitive lands, including significant wetlands and riparian areas associated with a number of waterways.The applicant is following the correct procedures to request approval of impacts to these natural resource areas. As described in more detail within the applicant's CWS service provider letter(Exhibit 5)and ESEE analysis(Exhibit 3),the applicant is proposing on-site mitigation in order to ensure no net loss of significant functions and values. This policy is met. Policy 23 The City shall require new development,including public infrastructure,to minimize conflicts by addressing the need for compatibility between it and adjacent existing and future land uses. FINDING: The proposed pathway will minimize conflict and is compatible with the adjacent existing and future uses.The site is currently surrounded by mainly residential uses in addition to a church on the parcel to the north. These uses will be better served by more connected pedestrian infrastructure and park improvements.This policy is met. Goal 5:Natural Resources,Areas and Open Spaces Goal 5.1 Protect natural resources and the environmental and ecological functions they provide and,to the extent feasible,restore natural resources to create naturally functioning systems and high levels of biodiversity. Policy 1 The City shall protect and,to the extent feasible,restore natural resources in a variety of methods to:A. contribute to the City's scenic quality and its unique sense of place;B.provide educational opportunities,recreational amenities, and buffering between PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 9 OF 42 differential land uses; C. maximize natural resource functions and services including fish and wildlife habitat and water quality; and D. result in healthy and naturally functioning systems containing a high level of biodiversity. FINDING: The north side of Steve Street Park is constrained by wetland natural resources and the associated buffer, offering no way to avoid the wetland buffer while still providing a connection to Steve Street.The applicant has designed the project to avoid and minimize impacts to natural resources to the greatest extent practicable. The applicant will provide compensatory mitigation to ensure no net loss of significant functions and value,as described in the applicant's CWS service provider letter(Exhibit 5) and ESEE analysis (Exhibit 3). The proposed pathway that serves the new park will provide better access to recreational amenities that are currently lacking in the area Additionally, the proposed stormwater facility will ensure a greater volume of stormwater runoff is adequately treated prior to being discharged,resulting in a healthier fish and wildlife habitat and greater water quality. This policy is met. Policy 8 The City shall protect and, to the extent feasible,restore the diverse ecological and non-ecological functions and services of streams, wetlands,and associated riparian corridors. FINDING: As described within the applicant's CWS service provider letter (Exhibit 5) and ESEE analysis (Exhibit 3), the applicant is incorporating mitigation measures to ensure the replacement of the functions and values of impacted resources.Further,as described throughout the submitted narrative and associated documents,the applicant has carefully designed the project to avoid and minimize impacts to the significant wetlands areas to the maximum extent practicable.This policy is met. Policy 10 The City shall complete a baseline inventory of significant natural resources and update or improve it as necessary, such as at the time of Comprehensive Plan Periodic Review, changes to Metro or State programs, or to reflect changed conditions, circumstances, and community values. FINDING: The City has conducted an inventory of natural resources in compliance with Statewide Planning Goal 5.The applicant is proposing amendments to the City's'Wetlands and Streams Corridors Map",a component of the Tigard Comprehensive Plan,in order to permit impacts to significant wetlands areas as described throughout this narrative and the associated documents submitted with the application. On approval of this request, the ESEE analysis will be incorporated by reference into the Tigard Comprehensive Plan, and the "Wetlands and Streams Corridors Map"will be amended to remove the area from the inventory.This policy is met. Policy 12 The City shall develop and implement standards and procedures that mitigate the loss of natural resource functions and services,with priority given to protection over mitigation. FINDING: The location of the park property is constrained by natural resources and offers limited opportunity to avoid the wetland and vegetated corridor while still providing a pedestrian connection at the north boundary of the park.The applicant has designed the project to avoid and minimize impacts to PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 10 OF 42 natural resources to the greatest extent practicable and will provide on-site mitigation to ensure no net loss of significant functions and values.This policy is met. Goal 6:Air,Water,and Land Resources Quality Goal 6.2 Ensure land use activities protect and enhance the community's water quality. Policy 1 The City shall require that all development complies with or exceeds regional, state, and federal standards for water quality. FINDING:As described in the preliminary stormwater report (Exhibit 9), the applicant is proposing a new stormwater management facility designed to meet CWS's Design and Construction Standards that will meet CWS requirements for stormwater treatment and detention for the project area.These stormwater improvements will ensure a greater volume of stormwater runoff is adequately treated prior to being discharged,which will contribute to improved water quality.This policy is met. Policy 4 The City shall protect,restore, and enhance, to the extent practical,the natural functions of stream corridors,trees, and water resources for their positive contribution to water quality. FINDING: As described within the applicant's CWS service provider letter (Exhibit 5) and ESEE analysis (Exhibit 3), the applicant is incorporating mitigation measures to ensure the replacement of the functions and values of impacted resources. The applicant has designed the project to avoid and minimize impacts to significant wetlands to the maximum extent practicable. This policy is met. Goal 8: Recreational Needs Goal 8.1 Provide a wide variety of high quality park and open spaces for all residents,including both: A.developed areas with facilities for active recreation;and B.undeveloped areas for nature-oriented recreation and the protection and enhancement of valuable natural resources within the parks and open space system. Policy 2 The City shall preserve and, where appropriate, acquire and improve natural areas located within a half mile of every Tigard resident to provide passive recreational opportunities. FINDING: The City of Tigard purchased the subject property in 2010 to provide a park in an underserved area of the city.Neighborhood parks are intended to provide a variety of active and passive recreational opportunities for all age groups. Developing an accessible pathway near the wetland will provide the opportunity for passive recreational activities near the park's natural areas in addition to providing access to the active recreation activities provided in the rest of the park.The policy is met. Policy 4 The City shall endeavor to develop neighborhood parks [or neighborhood park facilities within other parks, such as a linear park] located within a half mile of every resident to provide access to active and passive recreation opportunities for residents of all ages. FINDING: The overall purpose of the project is to provide a new park to a neighborhood of approximately 600 residents of Tigard,in an area identified in the Parks and Recreation System Plan as lacking a park within a 10-minute walk of its residents.The proposed pathway will allow access to active PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 11 OF 42 and passive recreational opportunities consistent with this policy.This policy is met. Policy 17 The City shall maintain and manage its parks and open space resources in ways that preserve, protect, and restore Tigard's natural resources, including rare, or state and federally listed species, and provide "Nature in the City"opportunities. FINDING: Natural resources within the proposed park area were carefully evaluated by the applicant's consultant, and significantly more protected resources were identified than originally mapped. The proposed location of the pathway provides the alignment with the least possible impact on natural resources while retaining park accessibility.The minor impacts are proposed to be mitigated as shown in the applicant's CWS service provider letter (Exhibit 5) and ESEE analysis (Exhibit 3). The proposal preserves, protects, and restores natural resources while providing "Nature in the City" opportunities, directly implementing this policy.This policy is met. Policy 20 The City shall continue to improve access to neighborhood parks and other facilities in order to serve all citizens,regardless of ability. FINDING:People with mobility limitations are currently unable to access the Steve Street Park property from the north.The proposed path will be fully accessible to everyone,including those reliant on wheeled devices. The proposal improves access to a neighborhood park to serve all citizens, regardless of ability. This policy is met. Goal 11:Public Facilities and Services Goal 11.1 Develop and maintain a stormwater system that protects development,water resources,and wildlife habitat. Policy 1 The City shall require that all new development: A. construct the appropriate stormwater facilities or ensure construction by paying their fair share of the cost; B. comply with adopted plans and standards for stormwater management; and C. meet or exceed regional, state, and federal standards for water quality and flood protection FINDING: As described in the stormwater report submitted with the application (Exhibit 9), the applicant is proposing a new stormwater management facility that will meet CWS requirements for stormwater treatment and detention for the project area. The proposed stormwater improvements will meet or exceed regional, state, and federal standards and will ensure a greater volume of stormwater runoff is adequately treated prior to being discharged,which will contribute to improved water quality. This policy is met. Policy 6 The City shall maintain streams and wetlands in their natural state,to the extent necessary,to protect their stormwater conveyance and treatment functions. PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 12 OF 42 FINDING:The project's design will require impacts to significant wetlands areas. However,the project will incorporate mitigation measures to assure the replacement of the functions and values of the impacted resources, as described in greater detail within the applicant's CWS service provider letter (Exhibit 5) and ESEE analysis (Exhibit 3).This policy is met. Goal 11.4 Maintain adequate public facilities and services to meet the health,safety,education,and leisure needs of all Tigard residents. Policy 2 The City shall continue to develop and maintain a Capital Improvement Plan to help provide for the orderly provision of public facilities and services. FINDING:The proposed project has been identified on the Tigard Capital Improvement Plan(CIP) as project #92064. The infrastructure needs identified through the CIP are necessary for the orderly provision of public facilities and services and are critical to the economy of Tigard and the region.The proposed project supports this policy by delivering a project identified on the City's CIP.This policy is met. Goal 12:Transportation Goal 12.1 Provide a safe, comfortable, and connected transportation system for all users, especially pedestrians and other vulnerable users. Policy 1 The City shall prioritize transportation projects according to community benefit, including (but not limited to) safety, performance, and accessibility,as well as the associated costs and impacts. FINDING: The proposal delivers a transportation project identified on the city's CIP that provides numerous community benefits.The project was identified on the CIP as being critical to the economy of Tigard by maintaining safe access to jobs,schools,and essential services.This policy is met. Policy 2 The City shall design, maintain, enhance, and invest in a transportation system that emphasizes multi-modal travel options for all types of land uses. FINDING: The project benefits the community by providing a new park to an area with a population that is currently underserved and more racially diverse and economically challenged than the rest of the city.The ADA-accessible pathway will allow these residents to safely and easily access the park in a variety of ways.Allowing and encouraging pedestrian connections will reduce dependence on vehicle access to the park, reducing Vehicle Miles Traveled (VMT) and reducing the carbon footprint in the area. This policy is met. Goal 12.2 Support environmental and community health by reducing our carbon footprint, minimizing impacts to natural resources, and addressing unequal health impacts/outcomes of our transportation system on low-income communities and communities of color. PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 13 OF 42 Policy 4 The City shall mitigate impacts to the natural environment associated with proposed transportation construction or reconstruction projects. FINDING: The project will require impacts to significant wetlands areas. However, the project will incorporate mitigation measures to assure the replacement of the functions and values of the impacted resources,as described in greater detail within the applicant's CWS service provider letter(Exhibit 5) and ESEE analysis(Exhibit 3).The applicant has carefully designed the project to avoid and minimize impacts to these areas to the maximum extent practicable. Despite impacts to these areas, the project supports this policy by providing an ADA-accessible pathway for pedestrians and cyclists to access the park.This has the overall impact of supporting alternative transportation methods and reducing Tigard's carbon footprint,creating a more environmentally healthy community.This policy is met. Goal 12.4 Create livable neighborhoods that are designed to improve multimodal connections while discouraging unsafe interactions. Policy 1 The City shall develop and maintain neighborhood and local connections to provide efficient circulation in and out of the neighborhoods. FINDING: The project includes a new park,which will increase livability in the neighborhood and the proposed pathway will improve multimodal connections that allow for efficient circulation in the area by providing access at both the north and south ends of the park.This policy is met. CONCLUSION: As shown in the analysis above, the proposal complies with all applicable policies of the Tigard Comprehensive Plan. 18.110 RESIDENTIAL ZONES 18.110.030 Land Use Standards A. General provisions.A list of allowed,restricted,conditional,and prohibited uses in residential zones is provided in Table 18.110.2. FINDING:A portion of the proposed pathway is located within a bicycle and pedestrian access easement within the residentially-zoned property at 8500 SW Spruce St.No design standards apply to the pathway, however the sensitive lands standards do apply. 18.140 PARKS AND RECREATION ZONE 18.140.030 Other Zoning Regulations Sites with overlay zones,plan districts,inventoried hazards, or sensitive lands are subject to additional regulations. Specific uses or developments may also be subject to regulations as provided elsewhere in this title. FINDING:The project area contains sensitive lands that are proposed to be impacted by the proposed improvements, including significant wetlands, floodplain, and vegetated corridors. The applicable provisions of Chapter 18.510 Sensitive Lands are addressed later in this report. 18.140.040 Land Use Standards A. General provisions.A list of allowed,restricted, conditional, and prohibited uses in the PR zone is provided in Table 18.140.1.If a use category is not listed,see Section 18.60.030. PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 14 OF 42 FINDING: The proposed park furnishings and pathway are allowed development associated with a "Government Services"use in the PR zone.No site development review is required and no development standards apply to the proposed pathway or park improvements. 18.510 SENSITIVE LANDS 18.510.020 Applicability A. CWS stormwater connection permit.All proposed development must obtain a stormwater connection permit from CWS in compliance with its design and construction standards. FINDING: The applicant submitted a standard site assessment to CWS and a Service Provider Letter (CWS File No. 24-002783) was issued. The applicant will obtain the necessary stormwater connection permit.This standard is met. 18.510.050 General Provisions for Wetlands A. Code compliance requirements. Wetland regulations apply to those areas classified as significant on the City of Tigard "Wetland and Streams Corridors Map," and to a vegetated corridor ranging from 25 to 200 feet wide, measured horizontally, from the defined boundaries of the wetland,as provided in"Table 3.1,Vegetated Corridor Widths," and"Appendix C,Natural Resource Assessments,"of the CWS"Design and Construction Standards."Wetland locations may include but are not limited to those areas identified as wetlands in"Wetland Inventory and Assessment for the City of Tigard,Oregon,"Fishman Environmental Services, 1994. FINDING: The project area contains a wetland, as depicted in the applicant's Natural Resources Assessment (Exhibit 4, Figure 4) and on the preliminary plan set (Exhibit 11, Sheet G0.2) which is identified as a significant wetland on the City of Tigard'Wetland and Streams Corridors Map".There is a vegetated corridor measured 50 feet horizontally from the delineated wetland boundary as specified in CWS Design and Construction Standards.The boundaries have been field verified by the applicant's consultant,Environmental Science Associates. B. Delineation of wetland boundaries. Precise boundaries may vary from those shown on wetland maps;specific delineation of wetland boundaries may be necessary.Wetland delineation will be done by qualified professionals at the applicant's expense. FINDING: A wetland delineation was provided by the applicant and is included in the applicant's Natural Resources Assessment (Exhibit 4). The wetland delineation was prepared by a team of qualified professionals, including wetland scientists and ecologists. The applicant has submitted the wetland delineation report to the Oregon Department of State Lands (DSL) for concurrence. 18.510.070 Sensitive Lands Applications. A. Approval required.An applicant,who wishes to develop within a sensitive area,as defined in this chapter, must obtain approval in certain situations. Depending on the nature and intensity of the proposed activity within a sensitive area,either a Type II or Type III review is required, as provided in Subsections 18.510.020.F and G. The approval criteria for different types of sensitive areas are provided in Subsections 18.510.070.B—E. PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 15 OF 42 FINDING:The proposal includes ground disturbance in the significant wetland area and the associated vegetated corridor;therefore a Type III review is required. 18.510.080 Special Provisions within Locally Significant Wetlands and Along the Tualatin River,Fanno Creek,Ball Creek, and the South Fork of Ash Creek A. In order to address the requirements of Statewide Planning Goal 5 (Natural Resources) and the safe harbor provisions of the Goal 5 administrative rule (OAR 666-023-0030) pertaining to wetlands, all wetlands classified as significant on the City of Tigard "Wetlands and Streams Corridors Map" are protected. No land form alterations or developments are allowed within or partially within a significant wetland, except as allowed or approved in compliance with Section 18.510.100. FINDING: The subject property includes wetlands that are identified as significant wetlands on the City of Tigard'Wetlands and Stream Corridors"map and are,therefore,protected.The applicant has applied for the Plan Amendment Option in Section 18.510.100 to remove Goal 5 protection from 1,437 square feet (0.03 acre) of significant wetlands to allow the proposed pathway. B. In order to address the requirements of Statewide Planning Goal 5 (Natural Resources)and the safe harbor provisions of the Goal 5 administrative rule (OAR 660-023-0030) pertaining to riparian corridors, a standard setback distance or vegetated corridor area, measured horizontally from and parallel to the top of the bank, is established for the Tualatin River, Fanno Creek,Ball Creek,and the South Fork of Ash Creek. 5. The standard setback distance or vegetated corridor area applies to all development proposed on property located within or partially within the vegetated corridors, except as allowed below: a. Roads,pedestrian or bike paths crossing the vegetated corridor from one side to the other in order to provide access to the sensitive area or across the sensitive area, as approved by the city in compliance with Section 18.510.070 and by CWS "Design and Construction Standards"; b. Utility or service provider infrastructure construction (i.e. storm, sanitary sewer, water,phone,gas, cable,etc.),if approved by the city and CWS; c. A pedestrian or bike path, not exceeding 10 feet in width and in compliance with the CWS "Design and Construction Standards"; d. Grading for the purpose of enhancing the vegetated corridor, as approved by the city and CWS; e. Measures to remove or abate hazards,nuisances, or fire and life safety violations, as approved by the regulating jurisdiction; f. Enhancement of the vegetated corridor for water quality or quantity benefits, fish, or wildlife habitat, as approved by the city and CWS; g. Measures to repair, maintain,alter,remove, add to, or replace existing structures, roadways, driveways,utilities, accessory uses,or other developments provided they are in compliance with city and CWS regulations,and do not encroach further into the vegetated corridor or sensitive area than allowed by the CWS "Design and Construction Standards." PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 16 OF 42 FINDING:The project consists of an 8-foot wide pedestrian and bike pathway designed in compliance with CWS"Design and Construction Standards."Therefore,the standard setback and vegetated corridor area associated with Ash Creek do not apply. 18.510.100 Plan Amendment Option A. Comprehensive plan amendment.Any owner of property affected by the Goal 5 safeharbor(1)protection of significant wetlands or (2)vegetated areas established for the Tualatin River,Fanno Creek,Ball Creek, and the South Fork of Ash Creek may apply for a comprehensive plan amendment as provided in Chapter 18.790,Text and Map Amendments.This amendment must be based on a specific development proposal.The effect of the amendment would be to remove Goal 5 protection from the property,but not to remove the requirements related to the CWS Stormwater Connection Permit, which must be addressed separately through an alternatives analysis, as described in Section 3.02.5 of the CWS"Design and Construction Standards."The applicant must demonstrate that such an amendment is justified by either of the following: B. ESEE analysis.The applicant may prepare an environmental,social,economic and energy(ESEE) consequences analysis prepared in compliance with OAR 660-23-040. FINDING: The applicant has chosen to demonstrate the amendment is justified through an ESEE analysis, rather than a demonstration that the wetlands are not significant. The applicant submitted an ESEE analysis dated August 2025 (Exhibit 3) prepared in compliance with OAR 60-23-040 to justify removal of Goal 5 protection from approximately 1,437 square feet (0.03 acre) of significant wetlands and associated vegetated corridor on the subject property. 1. The analysis must consider the ESEE consequences of allowing the proposed conflicting use, considering both the impacts on the specific resource site and the comparison with other comparable sites within the Tigard Planning Area; FINDING:As described in the ESEE analysis(Exhibit 3),the applicant has considered the consequences of allowing the proposed conflicting use,in this case the proposed pathway,and considered the impacts on the specific resource site as well as other comparable sites within Tigard.As described in the applicant's analysis, the consequences of allowing the proposed conflicting use provide a net positive benefit by providing access to a park in an underserved area.Since the proposal is specific to providing access to the park,there are no comparable sites within the Tigard Planning Area that can provide an alternative site with fewer impacts.This standard is met. 2. The ESEE analysis must demonstrate to the satisfaction of the city council that the adverse economic consequences of not allowing the conflicting use are sufficient to justify the loss, or partial loss,of the resource; FINDING:The ESEE analysis provided by the applicant demonstrates that the economic consequences of not allowing the conflicting use would be negative.As stated in the analysis: "There may be slightly negative economic impacts of increasing park maintenance costs in the pathway area due to lack of paving. There is an opportunity cost in not providing an accessible pathway to Steve Street Park, as a key purpose of park development is to provide a neighborhood park in an identified Gap Area within a 10-minute walk of residents. If the pathway is not built and a park is not provided within a 10-minute walk of the residents, other park facilities may need to be acquired and built to meet this need. Supporting plans, including the Tigard Parks and Recreation PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 17 OF 42 System Plan, the Washington Square Regional Plan, and the Capital Improvement Plan, relying on the Steve Street path to meet gap area needs would potentially need costly revisions. Economic benefits identified from Steve Street Park development (identified in the Washington Square Regional Plan and described in the Metro Local Share grant application)would be compromised. Prohibiting the conflicting use would result in negative economic consequences from increased park maintenance costs and the need to acquire different park lands to meet the goals of various city plans. Alternatively,allowing path development would have positive economic consequences by supporting a project identified as a priority in various city plans (Tigard Parks and Recreation System Plan,Capital Improvement Plan, and Washington Square Regional Plan) and funded by parks bond money and Metro grant funding. The path would serve an important function by providing a pedestrian connection to the north, making the park more accessible to surrounding currently underserved residents. It would also provide access to the Washington Square Regional Center, which has a concentration of jobs and retail. Overall,the economic impacts of allowing development of the path are positive and are aligned with the City's funding priorities and long-term planning efforts.This standard is met. 3. In particular, ESEE analysis must demonstrate why the use cannot be located on buildable land, consistent with the provisions of this chapter, and that there are no other sites within the Tigard Planning Area that can meet the specific needs of the proposed use; FINDING:The conflicting use (8-foot wide pathway) is an improvement that serves a critical function of connecting nearby residents to the park. The installation of a path to Steve Street can only occur in the wetland buffer area as nowhere else on the site can provide access to Steve Street and the rest of the northern part of the park is covered in significant wetland areas. The project is specific in location, therefore there are no other sites within the Tigard Planning Area that can meet the specific needs of the proposed use.This standard is met. 4. The ESEE analysis must be prepared by a team consisting of a wildlife biologist or wetlands ecologist and a land use planner or land use attorney, all of whom are qualified in their respective fields and experienced in the preparation of Goal 5 ESEE analysis; FINDING:A qualified team consisting of land use planners and environmental scientists,all qualified in their respective fields with experience compiling such analyses, prepared the ESEE analysis submitted with this application as Exhibit 3.This standard is met. 5. If the application is approved,then the ESEE analysis must be incorporated by reference into the Tigard Comprehensive Plan, and the "Tigard Wetland and Stream Corridor Map"be amended to remove the site from the inventory. FINDING: On approval of this request, the ESEE analysis will be incorporated by reference into the Tigard Comprehensive Plan, and the "Tigard Wetland and Stream Corridor Map"will be amended to remove the site from the inventory. 18.790 TEXT AND MAP AMENDMENTS PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 18 OF 42 A. Approval process. 2. A quasi-judicial comprehensive plan map amendment application is processed through a Type III-Modified procedure, as provided in Section 18.710.090,which is decided by the City Council with a recommendation by Planning Commission. FINDING: The applicant is proposing to impact sensitive lands,including a significant wetland and the associated vegetated corridor to allow the proposed pathway. Per Section 18.510.100, this protection can only be removed through a comprehensive plan map amendment. As such, this application is being reviewed through the Type III-Modified procedure. B. Approval criteria.A recommendation or decision for a quasi-judicial zoning map amendment or quasi-judicial comprehensive plan amendment will be based on the following: 1. Demonstration of compliance with all applicable comprehensive plan policies and map designations; and FINDING:The proposal demonstrates compliance with all applicable comprehensive plan policies and map designations,as described above. 2. Demonstration that adequate public services exist to serve the property at the intensity of proposed zoning. Factors to consider include the projected service demands of the property, the ability of the existing and proposed public services to accommodate the future use, and the characteristics of the property and development proposal,if any. FINDING: The proposed project will allow the construction of a pathway to serve a new park. Park improvements are proposed within the project area, including a new stormwater management facility, play equipment, picnic tables, and drinking fountain. Sanitary sewer and storm lines already run underneath the proposed pathway area. No bathrooms are proposed as it is a neighborhood park expected to serve nearby residents. Rather than increasing demand on public facilities, the proposed project is adding public facilities in order to meet current public demand.The proposed amendments to the comprehensive plan in order to remove the "significant" designation from wetlands and vegetated corridor areas impacted by the project will have minimal impact on public services or demand for public services.This criterion is met. 18.910 IMPROVEMENT STANDARDS 18.910.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter,provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this chapter are constructed adjacent to the development. PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 19 OF 42 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. The proposal is for a new park located at the end of SW 84th Avenue,which is classified as a local street. The subject property does not front SW Steve Street, but the development shows that a sidewalk will extend from the north end of the park, across the southeast corner of the property to the north (8500 SW Spruce Street),then connecting to the existing sidewalks along SW Steve Street,which is also classified as a local street. Both streets are fully developed and additional widening or right-of-way dedication is not necessary. However, the construction of public sidewalks on 8500 SW Spruce Street will require a public access easement or right-of-way dedication.This standard is met. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final plat; however, the council may approve the creation of a street by acceptance of a deed,provided that such street is deemed essential by the council for the purpose of general traffic circulation. 1. The council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or partitions if any one or more of the following conditions are found by the council to be present: a. Establishment of a street is initiated by the council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use;or b. The tract in which the road or street is to be dedicated is an isolated ownership of 1 acre or less and such dedication is recommended by the commission to the council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or partitions c. The street is located within the mixed use central business district (MU-CBD) zone and has been identified on Figures 5-14A through 5-14I of the City of Tigard 2035 Transportation System Plan as a required connectivity improvement. 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and partition approval. a. The applicant shall submit such additional information and justification as may be necessary to enable the commission in its review to determine whether or not a recommendation for approval by the council shall be made. b. The recommendation,if any,shall be based upon a finding that the proposal is not in conflict with the purpose of this title. c. The commission in submitting the proposal with a recommendation to the council may attach conditions which are necessary to preserve the standards of this title. 3. All deeds of dedication shall be in a form prescribed by the city and shall name "the public" as grantee. Frontage improvements along SW 84r1i Avenue and SW Steve Street will not require right-of-way dedication,but the public pedestrian walkway going through 8500 SW Spruce Street will require right-of- way dedication or a public pedestrian access easement. With the following conditions of approval,these standards are met: PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 20 OF 42 • Prior to commencing any site work, the applicant must submit all right-of-way dedication documents, utility easements, public access easements, and maintenance agreements review and approval. • Prior to final acceptance,the applicant must record all applicable right-of-way dedication,public access, and utility easements including, but not limited to, for access, storm and surface water drainage,sanitary sewer,water,and franchise utilities and provide recorded copies to the City. With conditions of approval,this standard is met. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this chapter provided such an easement is the only reasonable method by which a lot large enough to develop can be created. 1. Access easements shall be provided and maintained in compliance with the Oregon Fire Code, Section 503. 2. Access shall be in compliance with Subsections 18.920.030.H,I, and J. The proposal does not require an access easement. This standard does not apply. D. Street location,width and grade. Except as noted below, the location,width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the City Engineer in compliance with Subsection 18.910.030.N; and The proposed development is adjacent to SW 84th Avenue and SW Steve Street Existing streets and the street grades will remain unchanged.This standard does not apply. 2. Where the location of a street is not shown in an approved street plan,the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas,or b. Conform to a plan adopted by the commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. The plans show the location of all existing streets. The plans submitted indicate the final design will comply with standards design requirements for the cross section,width, and grade. This standard is met. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or within the Tigard Downtown Plan District,street right-of-way and roadway widths shall not be less than the PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 21 OF 42 minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The city council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.)These are provided in Table 18.910.1. The approval authority shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: 1. The type of road as provided in the comprehensive plan transportation chapter - functional street classification. 2. Anticipated traffic generation. 3. On-street parking needs. 4. Sidewalk and bikeway requirements. 5. Requirements for placement of utilities. 6. Street lighting. 7. Drainage and slope impacts. 8. Street tree location. 9. Planting and landscape areas. 10. Safety and comfort for motorists,bicyclists, and pedestrians. 11. Access needs for emergency vehicles. The site has frontage on SW 84th Avenue and SW Steve Street. Both streets are fully developed and street widening nor right-of-way dedication is required. This standard does not apply. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other lots within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request,the city may prepare a future streets proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes,pullouts or other transit facilities,bicycle routes and pedestrian facilities on or within 530 feet of the site. A subdivision or partition is not proposed.This standard does not apply. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be cul-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 22 OF 42 b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer,the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. Street extension or cul-de-sacs are not proposed or deemed necessary. This standard does not apply. G. Street spacing and access management. Refer to 18.920.030.H. Street spacing and access management is discussed under Chapter 18.920, Access, Egress, and Circulation. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1,1995 which preclude street connections.A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. 2. All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15 percent for a distance of 250 feet or more.In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities,such as schools,shopping areas and parks. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. The site is located adjacent to SW 84th Avenue and SW Steve Street.Street extensions are not proposed or deemed necessary.This standard does not apply. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable,except where topography requires a lesser angle,but in no case shall the angle be less than 75°unless there is special intersection design, and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 23 OF 42 New street intersections are not proposed.This standard does not apply. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. Additional right-of-way dedication on SW 84th Avenue and SW Steve Street is not required.This standard does not apply. K. Partial street improvements.Partial street improvements resulting in a pavement width of less than 20 feet, while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. Partial street improvements are not proposed or deemed necessary.This standard does not apply. L. Cul-de-sacs. A cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: 1. All cul-de-sac shall terminate with a turnaround. Use of turnaround configurations other than circular shall be approved by the City Engineer; and 2. The length of the cul-de-sac shall be measured from the centerline intersection point of the 2 streets to the radius point of the bulb. 3. If a cul-de-sac is more than 300 feet long,a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the city. Cul-de-sacs are not proposed or deemed necessary.This standard does not apply. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County,except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the City Engineer. New street names are not proposed or deemed necessary.This standard does not apply. N. Grades and curves. 1. Grades shall not exceed 10 percent on arterials, 12 percent on collector streets, or 12 percent on any other street (except that local or residential access streets may have segments with grades up to 15 percent for distances of no greater than 250 feet); and 2. Centerline radii of curves shall be as determined by the City Engineer. The proposed development is adjacent to SW 84th Avenue and SW Steve Street, both existing streets. The streets and the grades of the streets will remain unchanged. This standard does not apply. PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 24 OF 42 O. Curbs,curb cuts,ramps,and driveway approaches.Concrete curbs,curb cuts,wheelchair, bicycle ramps and driveway approaches shall be constructed in compliance with standards specified in this chapter and Chapter 15.04,Work in the Right-of-Way,and: 1. Concrete curbs and driveway approaches are required;except: 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to city configuration standards. Curbs,curb cuts,ramps,and driveway approaches are shown on the submitted site plan.This standard is met. P. Streets adjacent to railroad right-of-way.Wherever the proposed development contains or is adjacent to a railroad right-of-way, provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land.The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in nonindustrial areas. The site is not adjacent to any railroad right-of-way.This standard does not apply. Q. Access to arterials and collectors.Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to 2 streets with different classifications, primary access should be from the lower classification street. The site is not adjacent to any arterial or collector streets.This standard does not apply. R. Alleys,public or private. 1. Alleys shall be no less than 20 feet in width. In commercial and industrial zones,alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 2. While alley intersections and sharp changes in alignment shall be avoided,the corners of necessary alley intersections shall have a radius of not less than 12 feet. Alleys are not proposed or deemed necessary.This standard does not apply. S. Survey monuments.Upon completion of a street improvement and prior to acceptance by the city, it shall be the responsibility of the developer's registered professional land PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 25 OF 42 surveyor to provide certification to the city that all boundary and interior monuments shall be reestablished and protected. All boundary,internal monuments, and street monuments must be protected in accordance with the City's and County's requirements and standards.The applicant's narrative has acknowledged intent to comply with this requirement.The following condition of approval is required to meet this standard: • Prior to final acceptance, the developer's registered professional land surveyor must provide certification to the city that all boundary and interior monuments shall be reestablished and protected. Through the conditions of approval,this standard is met. T. Private streets. 1. Design standards for private streets shall be established by the City Engineer; and 2. The city shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than 6 dwelling units are permitted only within planned developments, mobile home parks, cottage cluster, courtyard units, and apartment developments. Private streets are not proposed or deemed necessary.This standard does not apply. U. Railroad crossings.Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval,or another equitable means of cost distribution shall be determined by the public works director and approved by the commission. Railroad crossings are not proposed or deemed necessary.This standard does not apply. V. Street signs. The city shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. Street signs are not proposed or deemed necessary.This standard does not apply. W. Mailboxes.Joint mailbox facilities shall be provided in all residential developments,with each joint mailbox serving at least 2 dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on the preliminary plat or development plan, and shall be approved by the City Engineer/U.S.Post Office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City Engineer/U.S. Post Office prior to final approval. Residential development is not proposed.This standard does not apply. PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 26 OF 42 X. Traffic signals. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed.The cost shall be included as a condition of development. Traffic signals are not proposed or deemed necessary.This standard does not apply. Y. Street light standards. Street lights shall be installed in compliance with regulations adopted by the city's direction. A preliminary lighting plan has not been submitted to demonstrate that the existing street lights meet the applicable standards.The following conditions of approval are required to meet this standard: • Prior to commencing any site work,the applicant must provide a final photometric analysis of the proposed development frontages for the review and approval. Photometric analysis will follow the recommended values and requirements described in ANSI/IESNA. The analysis must show the location of streetlights;and the type and color of the pole and light fixture.All public streetlights must be PGE Option B. With conditions of approval,this standard is met. Z. Street name signs.Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. Street name signs are not proposed or deemed necessary.This standard does not apply. AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final city acceptance of the roadway and within 1 year of the conditional acceptance of the roadway unless otherwise approved by the City Engineer.The final lift shall also be placed no later than when 90 percent of the structures in the new development are completed or 3 years from the commencement of initial construction of the development,whichever is less. 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphaltic concrete; 3. The final lift shall be placed on all new construction roadways prior to city final acceptance of the roadway;however,not before 90 percent of the structures in the new development are completed unless 3 years have elapsed since initiation of construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; and 5. No lift shall be less than 1.5 inches in thickness. The development will not require frontage improvements along SW 84th Avenue or SW Steve Street. This standard does not apply. BB. Traffic calming. When, in the opinion of the City Engineer, the proposed development will create a negative traffic condition on existing neighborhood streets,such as excessive PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 27 OF 42 speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development or offsite as deemed appropriate. As an alternative,the developer may be required to deposit funds with the city to help pay for traffic calming measures that become necessary once the development is occupied and the City Engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The City Engineer will determine the amount of funds required and will collect said funds from the developer prior to the issuance of a certificate of occupancy,or in the case of subdivision,prior to the approval of the final plat.The funds will be held by the city for a period of 5 years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval.Any funds not used by the city within the 5-year time period will be refunded to the developer. Traffic calming is not proposed or deemed necessary.This standard does not apply. CC.Traffic study. 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. When they generate a 10 percent or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the city street at the point of access and the existing ADT fall within the following ranges: Existing ADT ADT to be added by development 0-3,000 vpd 2,000 vpd 3,001-6,000 vpd 1,000 vpd >6,000 vpd 500 vpd or more c. If any of the following issues become evident to the City Engineer: i. High traffic volumes on the adjacent roadway that may affect movement into or out of the site. ii. Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive. iii. Inadequate horizontal or vertical sight distance at access points. iv. The proximity of the proposed access to other existing drives or intersections is a potential hazard. v. The proposal requires a conditional use permit or involves a drive-through operation. vi. The proposed development may result in excessive traffic volumes on adjacent local streets. 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances a. When the site is within 500 feet of an ODOT facility;or b. Trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility;or c. Trip generation from a development adds 50 or more peak hour trips to an ODOT facility. PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 28 OF 42 As confirmed by the applicant,no off-street parking will be provided to the park,thus no additional daily trips are expected to be generated.This standard does not apply. 18.910.040 Blocks A. Block design.The length,width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: a. Where street location is precluded by natural topography, wetlands, significant habitat areas or bodies of water,or pre-existing development; or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. c. For nonresidential blocks in which internal public circulation provides equivalent access. 2. Bicycle and pedestrian connections on public easements or rights-of-way shall be provided when full street connection is exempted by Paragraph 18.910.040.B.1.Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The development does not propose any new streets and does not warrant a block design or future street plan. Street or pedestrian connections are precluded by pre-existing development surrounding the proposed development.This standard is met. 18.910.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development is traversed by a watercourse or drainageway, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of the watercourse. B. Utility easements. A property owner proposing a development shall make arrangements with the city, the applicable district, and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development.The city's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or City Engineer. This subject property has sanitary/storm sewer easement along the eastern edge that will remain and be protected.No additional utility easements are proposed or deemed necessary. This standard is met. 18.910.070 Sidewalks A. Sidewalks. All public and private streets adjacent to industrially zoned properties shall have sidewalks meeting city standards along at least one side of the street.All other public and private streets shall have sidewalks meeting city standards along both sides of the PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 29 OF 42 street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. This application is for a paved pathway to connect the existing sidewalk on SW Steve Street to the proposed park.New sidewalk is not required or proposed.This standard does not apply. B. Requirement of developers. 1. As part of any development proposal or change in use resulting in an additional 1,000 vehicle trips or more per day,an applicant shall be required to identify direct,safe(1.25 x the straight line distance)pedestrian routes within 0.50 miles of their site to all transit facilities and neighborhood activity centers(schools,parks,libraries,etc.).In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction,the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). The proposed development does not result in an additional 1,000 vehicle trips or more per day.There is an existing sidewalk extending to the frontage.This standard is met. C. Planter strip requirements. A planter strip separation of at least 5 feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist:there is inadequate right-of-way;the curbside sidewalks already exist on predominant portions of the street;it would conflict with the utilities;there are significant natural features (large trees,water features, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as required; or where there are existing structures in close proximity to the street (15 feet or less) or where the standards in Table 18.910.1 specify otherwise. Additional consideration for exempting the planter strip requirement may be given on a case-by-case basis if a property abuts more than one street frontage. As previously noted,new sidewalk is not required, thus a planter strip is not required. This standard does not apply. D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. New sidewalk is not required or proposed. This standard does not apply. E. Application for permit and inspection. Separate street opening permits are required for sidewalk segments that are not part of a current subdivision approval: 1. An occupancy permit shall not be issued for a development until the provisions of this section are satisfied. 2. The City Engineer may issue a permit and certificate allowing temporary noncompliance with the provisions of this section to the owner, builder or contractor when, in his or her opinion, the construction of the sidewalk is impractical for one or more of the following reasons: PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 30 OF 42 a. Sidewalk grades have not and cannot be established for the property in question within a reasonable length of time; b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk; c. Street right-of-way is insufficient to accommodate a sidewalk on 1 or both sides of the street;or d. Topography or elevation of the sidewalk base area makes construction of a sidewalk impractical or economically infeasible 3. The City Engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. As previously noted,new sidewalk is not required. This standard does not apply. 18.910.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in compliance with Clean Water Services requirements and the-comprehensive plan. B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. D. Permits denied. Development permits may be restricted by the approval authority where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. The applicant's preliminary utility plan shows connection to an existing 8-inch sanitary sewer main located within an easement along the eastern edge of the property. No facilities requiring a sanitary lateral are proposed or deemed necessary. This standard is met. 18.910.100 Storm Drainage A. General provisions.The Director and City Engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made,and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. B. Easements.Where a development is traversed by a watercourse,drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. The applicant has proposed a storm water drainage system separate and independent of any sanitary sewerage system. Inlets are provided so surface water is not carried across any intersection. Surface water drainage patterns are shown on the development proposal plan. A 12"public storm sewer main is located in a sewer easement on the eastern side of the property. This standard is met. PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 31 OF 42 C. Accommodation of upstream drainage.A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,whether inside or outside the development,and the City Engineer shall approve the necessary size of the facility,based on Clean Water Services requirements. D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in compliance with Clean Water Services requirements. A preliminary storm drainage report was submitted as part of the land use submittal. The applicant has proposed to meet CWS standards for water quality and water quantity by constructing a flow through lined stormwater planter.As shown on the preliminary civil set, the stormwater system will connect to the existing 12"public storm sewer main located in an easement on the property. The applicant submitted preliminary plans for storm drainage and a preliminary drainage report in preliminary accordance with City of Tigard and CWS standards. The following conditions of approval are required to meet this standard: • Prior to commencing any site work, the applicant must submit site plans and a final storm drainage report for approval indicating how run-off generated by the development will be collected, conveyed, treated, and detained. The storm drainage report must be prepared and include a maintenance plan in accordance with CWS Design and Construction Standards and the City of Tigard Standards. • Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection Authorization prior to issuance of the City of Tigard Stormwater Management (SWM) Permit. Plans must be submitted to the City of Tigard for review. The City will forward plans and the storm drainage report to CWS after preliminary review for CWS's review and approval. • Prior to final acceptance,the applicant must complete all improvements associated with public infrastructure under the City and CWS jurisdiction. Public infrastructure includes,but is not limited to,street improvements,streetlights,street trees,sidewalks,public and private stormwater management facilities,sanitary sewer,water,natural gas,electrical,and telecommunication.The applicant must receive conditional acceptance from the City of Tigard. Through conditions of approval,this standard is met. 18.910.110 Bikeways and Pedestrian Pathways A. Bikeway extension. 1. As a standard, bike lanes shall be required along all arterial and collector routes and where identified on the city's adopted bicycle plan in the transportation system plan (TSP). Bike lane requirements along collectors within the downtown urban renewal district shall be determined by the City Engineer unless specified in Table 18.910.1. 2. Developments adjoining proposed bikeways identified on the city's adopted pedestrian/bikeway plan shall include provisions for the future extension of such PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 32 OF 42 bikeways through the dedication of easements or rights-of-way, provided such dedication is directly related to and roughly proportional to the impact of the development. 3. Any new street improvement project shall include bicycle lanes as required in this chapter and on the adopted bicycle plan. B. Cost of construction.Development permits issued for planned developments,conditional use permits,subdivisions and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. C. Minimum width. 1. The minimum width for bikeways within the roadway is 5 feet per bicycle travel lane. 2. The minimum width for multi-use paths separated from the road and classified as regional or community trails in the Greenway Trail System Master Plan is 10 feet.The width may be reduced to 8 feet if there are environmental or other constraints. 3. The minimum width for off-street paths classified as neighborhood trails, according to the Greenway Trail System Master Plan,is 3 feet. 4. Design standards for bike and pedestrian-ways shall be determined by the City Engineer. The proposed development does not have frontage along an arterial or collector route. This standard does not apply. 18.910.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above, and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The city reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets;and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information,easements for all underground utility facilities, and 1. Plans showing the location of all underground facilities as described herein shall be submitted to the City Engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. C. Exception to undergrounding requirement. 1. The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of PLANNING COMNIISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 33 OF 42 undergrounding in conjunction with the development.The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles,rather than the removal of above-ground utilities facilities. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay the fee in-lieu of undergrounding. 3. Properties within the MU-CBD zone shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. 4. The exceptions in Paragraphs 18.910.120.C.1 through 3 shall apply only to existing utility lines.All new utility lines shall be placed underground. D. Fee in-lieu of undergrounding. 1. The City Engineer shall establish utility service areas in the city. All development which occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide underground utilities, unless exempted by this chapter. 2. The City Engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within each service area. The total estimated cost for undergrounding in a service area shall be allocated on a front-foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front-foot basis. 3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities. The City Engineer shall determine the amount of the credit, after review of cost information submitted by the applicant with the request for credit. 4. The funds collected in each service area shall be used for undergrounding utilities within the city at large.The City Engineer shall prepare and maintain a list of proposed undergrounding projects which may be funded with the fees collected by the city.The list shall indicate the estimated timing and cost of each project. The list shall be submitted to the city council for their review and approval annually. A preliminary utility plan was submitted as part of the land use submittal and indicates that overhead utilities do not exist along SW Steve St or SW 84th Ave. This standard does not apply. 18.910.130 Cash or Bond Required A. Guarantee. All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of 1 year following acceptance by the city council. B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. C. Compliance requirements. The cash or bond shall comply with the terms and conditions of Section 18.830.070. The applicant acknowledges that they will provide a performance bond for the improvements which will remain in effect until the end of the one-year warranty period. The following conditions of approval are required to meet this standard: PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 34 OF 42 • Prior to commencing any site work, the applicant must provide a performance bond for all public improvements and stormwater treatment facilities associated with the development. • Prior to final acceptance,the applicant must complete all improvements associated with public infrastructure under the City and CWS jurisdiction. Public infrastructure includes,but is not limited to,street improvements,streetlights,street trees,sidewalks,public and private stormwater management facilities,sanitary sewer,water,natural gas,electrical,and telecommunication.The applicant must receive conditional acceptance from the City of Tigard. Through the conditions of approval,this standard is met. 18.910.140 Monuments—Replacement Required Any monuments that are disturbed before all improvements are completed by the subdivider shall be replaced prior to final acceptance of the improvements. The applicant's narrative has acknowledged intent to comply with this requirement. It is feasible and possible to meet this standard through the PFI permitting process. The following condition of approval is required to meet this standard: • Prior to final acceptance,any monuments that are disturbed shall be replaced. Through the conditions of approval,this standard is met. 18.910.150 Installation Prerequisite A. Approval required. No public improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the city,permit fee paid, and permit issued. B. Permit fee.The permit fee is required to defray the cost and expenses incurred by the city for construction and other services in connection with the improvement. The permit fee shall be set by council resolution. The applicant's narrative has acknowledged intent to comply with this requirement. It is feasible and possible to meet this standard through the PFI permitting process. 18.910.170 Plan Check A. Submittal requirements. Work shall not begin until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The developer can obtain detailed information about submittal requirements from the City Engineer. B. Compliance.All such plans shall be prepared in compliance with requirements of the city. The applicant must submit a permit for review and approval for all public improvements. All plans must be in compliance with all applicable standards. The following conditions of approval are required to meet this standard: PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 35 OF 42 • Improvements associated with public infrastructure including street and right-of-way dedication, utilities,grading,water quality and quantity facilities, streetlights,easements,easement locations, and utility connections must be designed in accordance with the following codes and standards: • City of Tigard Public Improvement Design Standards • Clean Water Services (CWS) Design and Construction Standards • City of Tigard Community Development Codes and Municipal Codes • Tualatin Valley Fire and Rescue (TVF&R) Fire Codes • Other applicable County,State,and Federal Codes and Standard Guidelines • Prior to commencing any site work, the applicant must obtain approval of a Public Facility Improvement(PFI)Permit to cover all improvements associated with public infrastructure work, including stormwater management facilities, or any other work in the public right-of-way. An Engineering cost estimate of improvements associated with public infrastructures including but not limited to street, street grading, utilities, stormwater quality and water quantity facilities, sanitary sewer,streetlights,and franchise utilities are required at the time of PH permit submittal. • Prior to commencing any site work,the applicant must submit the exact legal name,address,and telephone number of the individual or corporate entity who will be designated as the"Permittee", and who will provide the financial assurance for the public improvements.Specify if the entity is a corporation,limited partnership,LLC,etc. and the state within which the entity is incorporated and provide the name of the corporate contact person. • Prior to commencing any site work,the applicant must submit a construction vehicle access and parking plan for approval. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking must be provided onsite. Parking construction vehicles or equipment on adjacent residential public streets is prohibited. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application and must include the vehicles of all suppliers and employees associated with the project. Through the conditions of approval,this standard is met. 18.920 ACCESS,EGRESS,AND CIRCULATION 18.920.020 Applicability A. Applicability. The provisions of this chapter shall apply to all development including the construction of new structures,the remodeling of existing structures and to a change of use that increases the on-site parking or loading requirements or changes the access requirements. The proposal is for new development or modification to existing development.This chapter applies. 18.920.030 General Provisions PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 36 OF 42 A. Continuing obligation of property owner. The provisions and maintenance of access and egress provided in this chapter are continuing requirements for the use of any structure or lot of real property in the city. The applicant has acknowledged that the provisions and maintenance of access and egress provided in this chapter are the continuing obligation of the property owner. B. Access plan requirements. A plan demonstrating compliance with the access, egress, and circulation requirements of this Chapter must be provided prior to any land use approval or development permit issuance. The applicant has submitted preliminary plans that demonstrate compliance with the access,egress,and circulation requirements of this Chapter. This standard is met. C. Joint access.Owners of two or more uses,structures,or lots of land may agree to utilize jointly the same access and egress when the combined access and egress of all uses,structures, or units of land meets the combined requirements of this chapter,provided: 1_Satisfactory legal evidence must be presented in the form of deeds,easements,leases, or contracts to establish the joint use;and 2. Copies of the deeds,easements,leases,or contracts are placed on permanent file with the city. The applicant has not proposed joint access. This standard does not apply. D. Public street access.All vehicular access and egress as required in Subsections 18.920.030.H, I and J must connect directly with a public or private street approved by the city for public use and must be maintained at the required standards on a continuous basis. As shown in the preliminary site plan,all vehicular access will be via a public street, SW 84th Avenue. This standard is met. E. Surfacing.Driveways and drive aisles must be paved with a dust-free,hard-surfaced material, or utilize a turf grid or open joint pavers. All driveways and drive aisles will be paved with a hard-surfaced material.This standard is met. F. Curb cuts.Curb cuts must be in compliance with Subsection 18.910.030.0. See findings in Subsection 18.910.030.0. G. Pedestrian access. Paths for pedestrian access and circulation are required to, through, and sometimes between development sites. Path standards are provided in 18.200 Residential Development Standards,18.300 Nonresidential Development Standards,and Chapter 18.410, Off-Street Parking and Loading.Additional standards may also apply if the site is located in a plan district. PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 37 OF 42 The proposed path is not required by any of the referenced chapters. The standards of the referenced chapters do not apply. H. Inadequate or hazardous access. 1. Applications for development permits will be referred to the Director for review when,in the opinion of the Director,the access proposed: a. Would cause or increase existing hazardous traffic conditions;or b. Would provide inadequate access for emergency vehicles;or c. Would in any other way cause hazardous conditions to exist that would constitute a clear and present danger to the public health,safety, and general welfare. 2. Direct individual access to arterial or collector streets from small form residential development lots is discouraged. Direct access to collector or arterial streets will be considered only if there is no practical alternative way to access the site. If direct access is allowed by the city, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. 3. The design of the service drive or drives must not require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Small form residential development is exempt from this requirement. The applicant has submitted a preliminary civil plan and traffic memorandum containing proposed access, egress, and circulation through the site. The preliminary civil plans demonstrate preliminary compliance with the access, egress, and circulation standards. The proposed development does not result in inadequate or hazardous access. See findings in CDC 18.920.030.I.This standard is met. I. Access management. 1. An access report must be submitted with all new development that verifies design of driveways and streets are safe by meeting adequate stacking needs,sight distance,and deceleration standards as set by ODOT,Washington County, the city, and AASHTO (depending on jurisdiction of facility). 2. Driveways must not be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection.The minimum driveway setback from a collector or arterial street intersection is 150 feet,measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer.In a case where a development has less than 150 feet of street frontage,the applicant must explore any option for shared access with the adjacent lot. If shared access is not possible or practicable,the driveway must be placed as far from the intersection as possible. 3. The minimum spacing of driveways and streets along a collector is 200 feet. The minimum spacing of driveways and streets along an arterial is 600 feet. 4. The minimum spacing of local streets along a local street is 125 feet. The applicant has submitted a preliminary civil plan illustrating proposed access, egress, and circulation through the site.The preliminary civil plans submitted demonstrate preliminary compliance with the access,egress,and circulation requirements of this chapter. This standard is met. PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 38 OF 42 K.Minimum access requirements for nonresidential uses. 1. Vehicle access, egress, and circulation for nonresidential uses must comply with the standards provided in Table 18.920.2. The project does not propose off-street parking, so a driveway is not required. This standard does not apply. 2. Vehicular access must be provided to nonresidential uses, and be located within 50 feet of the primary first-story entrances; The project does not propose off-street parking, so a driveway is not required. This standard does not apply. 3. Additional requirements for truck traffic may be imposed through conditions of approval of a land use application. SW 84th Avenue is a dead end street that extends more than 150 feet from SW Pfaffle Street with no fire department turnarounds provided. The applicant will not provide off-street parking, but will construct a turnaround meeting the criteria of TVF&R to allow for access and maintenance of the property. This standard can be fully met through the following condition of approval: • Prior to final building inspection, the applicant must request an inspection and obtain final approval from TVF&R. Through the condition of approval,this standard is met. CHAPTER 18.930 VISION CLEARANCE AREAS 18.930.020 Applicability A. Applicability. The provisions of this chapter apply to all development, including the construction of new structures,the remodeling of existing structures,and to a change of use that increases the on-site parking or loading requirements or changes the access requirements. B. When site development review is not required.Where the provisions of Chapter 18.780,Site Development Review, do not apply, the approval authority will approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedure,as provided in Section 18.710.050,using the standards in this chapter. The proposal does not include off-street parking. This chapter does not apply. ADDITIONAL CITY OR AGENCY COMMENTS: Storm Water Quality: The City has agreed to enforce Surface Water Management regulations established by CWS Design and Construction which require the construction of on-site water quality facilities.In addition,a maintenance PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 39 OF 42 plan must be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. • Prior to commencing any site work, the applicant must obtain a CWS Stormwater Connection Authorization prior to issuance of the City of Tigard Stormwater Management (SWM) Permit. Plans must be submitted to the City of Tigard for review. The City will forward plans and the storm drainage report to CWS after preliminary review for CWS's review and approval. Through the condition of approval,this standard is met. Grading and Erosion Control: The City of Tigard and Clean Water Services Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Prior to commencing any site work, the applicant must submit an erosion control plan for approval.The plan must comply to the"CWS Erosion Prevention and Sediment Control Design and Planning Manual"(current edition). The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System(NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. The site is larger than one acre. The following conditions of approval are required to meet this standard: • Prior to commencing any site improvements,the applicant must obtain an Erosion&Sediment Control (ESC) permit from the City of Tigard. The City of Tigard will review and forward the plans to CWS for approval of the NPDES permit. • Prior to commencing any site work, the applicant must submit a final grading plan showing the existing and proposed contours for approval. The plan must detail the provisions for surface drainage of all lots and show that they will be graded to ensure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Division. The design engineer must indicate areas that will have natural slopes between 10 percent and 20 percent, as well as areas that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections or permits will be necessary. Through the conditions of approval,this standard is met. SECTION VII. OTHER STAFF COMMENTS The following City of Tigard staff were sent a copy of the proposal: • Development Engineering • Building Division • Public Works • Transportation Planning • Police Department Comments from Development Engineering have been incorporated throughout this report. No other PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 40 OF 42 comments were received from other staff. SECTION VIII. AGENCY COMMENTS Clean Water Services issued a Service Provider Letter(CWS file 24-002783)for this proposal on August 19, 2025, and determined that this project will significantly impact the existing or potentially sensitive area(s) found near the site.The mitigation plan submitted by the applicant was approved by CWS. The City of Tigard and CWS have an intergovernmental agreement stating that the City will ensure implementation of CWS Design and Construction Standards; therefore, this approval is conditioned to satisfy CWS requirements. SECTION IX. ANALYSIS,CONCLUSION,AND RECOMMENDATION ANALYSIS: As shown in the analysis above,the applicant's ESEE analysis addresses the requirements of the Tigard Development Code, Chapter 18.510 Sensitive Lands. The subject property contains locally significant wetlands and vegetated corridors protected under Goal 5 safe harbor. The applicant has applied for a quasi-judicial comprehensive plan map amendment under a Type III-Modified procedure. The application is based on a specific development of the construction of an 8-foot wide pathway to provide access to Steve St Park from SW Steve St. The applicant has demonstrated that such an amendment is justified by an ESEE analysis consistent with OAR 660-23-040. The ESEE analysis concludes that allowing the conflicting use of the pathway would result in the most positive consequences of the decision options.A decision to allow the conflicting use will avoid many of the negative consequences attributed to prohibiting the conflicting use,which include limiting access to residents at the north end of the park or needing to find and purchase additional park lands to achieve the goals of the city's Parks and Recreation System Plan. Allowing the conflicting use offers the most benefit to the wetland through clearly defined access and enhancement of the surrounding area and to the community by providing equitable access to a park in an underserved area. CONCLUSION Based on the findings and analysis, staff finds that the proposed Comprehensive Plan Amendment is consistent with applicable provisions of the Tigard Development Code,Chapter 18.510 Sensitive Lands. Staff agrees with the conclusion of the applicant's ESEE Analysis and recommends allowing the conflicting use within the 0.03 acre area of significant wetland to allow construction of an accessible pathway to the park. CONCLUSION As demonstrated by the findings above,the Planning Commission finds,by a 6-0 vote in favor,that the proposed comprehensive plan map amendment complies with the applicable Statewide Planning Goals, applicable regional, state, and federal regulations, the Tigard Comprehensive Plan, and applicable provisions of the City's implementing ordinances. The Planning Commission recommends approval to the Tigard City Council of the proposed comprehensive plan map amendment and sensitive lands review. PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 41 OF 42 ((6 February 3,2026 PREPARED BY: sU Jen4 McGinnis Associate Planner RECOMMENDED: THE 2ND DAY OF FEBRUARY 2026 BY THE CITY OF TIGARD PLANNING COMMISSION. 914<iltet. L.i y Nathan Jackson,Planning Commission President Dated this 12th day of February 2026. Attachments: Attachment 1:Site Plan Attachment 2:Plan Set Attachment 3:Applicant's ESEE Analysis PLANNING COMMISSION RECOMMENDATION CMA2025-0002 STEVE STREET PARK PAGE 42 OF 42 KEY MAP LEGEND Sevoyam. Li I-E FISTING COMMONS PLAN LSO-TREE PROTECTION AND REMOVAL RAN v..n=.w.. LSO•DEMCLIRON RAN LA I-NATURALS PLAN LB.I•LAYOUT PLAN LSO• G PLAN �+,wa.•- LI I-IRRIGATION PLAN LB.I-PUNTING RAN a sr a .�..iNe - ' •��' 1-�i: .. N.>. I iLMRGF_wGIC(Il 1; ; i _ 1- I.... .- 'F-_.• ��w�r 'LYr —ili.'»��.!wawu w .�n,L d`' '��" le :li i\�-JI /1 �;.� ''a Furw /`=- ,'r' L a• Fuu'a.% II"'., s ..:,_____ /C T J L\ / ,�;yV, • i easlDLlxr c. !\ M -0,,,aG e\. al 'P Ne- i F .`. r� 1 \ 1 I I/ I I <+� I ry `I 1 I --._ • • I- ._�- v7. FQpR/IN MYfAgIM /I,'y I V.. 1 1 I /' pp`i _I.. I Il` EgSiND I a •III,I I I'll F ' ' 1 \Aff9z61S11 I I p I I 1 ', U i\ 1.A 11 1 , i WETLAND 1 CfeOe 1 I L l'fl',l'1� + Jr* I 1 1 Ti and 1 sI i,!, D '.) /. 'I tamEoswcnnE I 'i e p -JI- 11 l i lr Ell /'_- NDPIGNIC TABLES 1 1 , '1 I` I J I 1 I I d ASH CREEK Ly 111�\ FICSGTIdE `I ,\' ''C 1 ' '1 1 MFADOnH 1 Y __ / (/, l J' -�\ •, '1 I 1 1 FRROPDfiED I ,I I 1 { 1/ I I . � \'\ " \ L I ' \G,DRuw,LTER 1 I 1 I S j1 1`/G, ��GGGCCCJJJCCC ��>> "t--- Y�3 of / `� i <t.i, L um, I = PAGAIw 1'1 ' 'I II , 1 8 f,. — q ! urramuxo r �1 Q ' i I I \! \ I 1, I ' / e ;- LOT ID Y?yt i c: III ��, i svNcs ... , i� •i ,:i \\I t 1\ ! _ — Vet"i Cri Y « 'I » „,,�,P—'- — - . -r'7^,'te r-,— -4- 19—i. / 11.. I I w_._-- - - -mac - -- '-- ,,.. a L DRUM STORMWAIER EASEMENT 1 - -� �� _ �E ' mum, I `/ I � z �F"I �, A g I° ' IL i- lW6 LOT LDTI L019 • 1tl/1 TAT 11 V 1 _I LOT 11 i 'G S _ 1 E10 ----1... 0 LD. DAuvmx tin LOT II pr,± asnavl I choose or PG lot No. 2002415 SCALE I'.NW .- Be i—IL_77 G0.2 NORTH a 10 XI AD Sheet No 3 .111 Attachment 2 STEVE STREET PARK WOE ORMUMII Oa SUBMITTAL PROJECT DESCRIPTION SUBMITTAL:LAND USE APPLICATION STEVE STREET PARK IS LOCATED IN TIGARD,OREGON NEAR HIGHWAY 217 OFF OF SW STEVE STREET. DATE:09-02-2025 PARK IMPROVEMENTS INCLUDE ADA COMPLIANT PATHWAYS,NATURE PLAY AREAS,NATIVE PLANTINGS, AND TURNAROUND VICINITY MAP SITE PLAN e-L ,.... , . • . . • • �. tr Tigard ......... < • -11111r z..,9',. , '''' , ,..: I.,1.-- ') t e . .....*_• _ ,-,. ._ ie .. . . -- Y112 • . , RAY' • $ 61 PARK ADDRESS:8400 SW STEVE STREET,TIGARD,OR 97223 NORTH 3 PROJECT DIRECTORY SHEET INDEX IA OWNERICONTACT LANDSCAPE ARCHITECT CIVIL SIEET TIRE SHEET SHEET TIME SHEET, OTT OF 111GRR0 GREO MOROL9,P.C. KMCIVIL CM,D nq W TIGARD,OREGON 110 MAN ST,SUITE lOO InSW 5TH AVE,SUITE 2500 GU COVER C0.1 CM NOTES AM COVER SHEET 26 8 PHONE 503116.2486 PORf1AND.OR 91211 PORINND,OR 97204 G0.1 GENERAL LEGENDS AND NOTES CID SITE RAN 21 .0 1 0 W.(9E CONTACT JEFF PEP[ WWENMORI(SPC.COY PRONE:SN6423880 GA2 OVERALL SITE RAY C2.0 GRADING PLAN 2B (..) EMAL.JEFFPO11CARDgLGOV PHONE:503225512 CONTACT:JES.SICA JINX L1.0 EXISTING CONDITIONS LEGEND AND NOTES W0 STORM PLAN 29 - - CONTACT,BEN JOHNSON NAL E53ICA.ZNM0PFF.CW,1 L11 OWING CONITONS RAN C4.0 CIVIL DETAILS 30 AJL BENJBGREEN50IWC.COM L2.0 TREE PROTECTION AID REMOVAL PLAN C4.1 CIVL DETAILS 31 G��ed EI U.0 OEMOLTION PAN G2 CMDETAOS 32 - e 14.0 MATERIALSSC/EMI AND NOTES ECI.0 ESOP COVER 33 '��'�� •• ELECTRICAL GEOTECHNICAL ARBORIST LI.1 MATERIALS RAN ECM ESOP EXISTING CON3R0NB 34 . oamTna L42 MATERIALS PLAN 6WAGELENT 1 EGO ESOP GLEANS AND GRADNG 35 ROW SWSLEERING 301109 N16 LIE TOGO PRAGER AND ASSOCIATES LSD LAYOUT MEDDLE AND NOTES 1 EGO ESCP UTILITY NSTALLNO ROAD CONSTRUCTION 16 R.Nxlve' 9635 5W ALLEN KM SURE 307 30110 E WOODARD RD 603 R ROAD L51 LAYOUT RAN I ECSA ESOP ETMJ.STABILIZATION 37 05-WOO BEAVERTON,OR 97005 TROUTDALE,OR 97060 LAKE OSWEGO,OR 97034 1.51 LAYOUT PUN EYMLELENT 1 ECU ESOP.OETALS 36 PHONE 503-2925000 PHONE 503.7302459 PHONE'.9712951035 A GRADING CONTACT SAM MASON CONTACT:ANGLE MARE CONTACT 1000 PRAGER LTA I SE EARL.SRUSSUM®RWENWE GC FMAB.AMAEf0E0TEOINCS.COM EMAIL TLOOSITOODPRAGERCOM LTA IRRIGATION AA®NO1E9 1 ELECTRICAL LT.I IRRIGATPLASONIG SPLW 1 EID LEGEND LI AGRAM OCNS6EEC 40 LBA PLANING SCIEWLE AND MOTES 1 E1.1 ELEEIREONG OJLS ElECTNICAL DETAILS 40 LID SITED I E11 ESITE PLAN OETABS 41 Drum 010CSAS' MEOW PG LID SITE DETAILS FIA SITE 42 CII4r21.ABT: Ell SITE DETAILS 20 AO91E4. 20 20 02195 1.12 SITE DETAILS 21 NP1w40 RI LLt3OA SITE DETAILS 22 LOS.0 IRRJGA1ION DETAILS 24 G0.0 19 IRARINIG DETAILS 24 91 RARING DETAILS 25 Meal No. I 04 38 GENERAL NOTES TABLE OF ABBREVIATIONS SYMBOLS LEGEND G FRiE E N _ 1. ALLWOUPERFORAED IN CONNECTION WPM THE COMITNCTDOCU@TS,NCLUWIG MATERIALS FUNIIED.%I MMANENT"AND MEANS NOTE,NOT AIL ABBREVIATIONS REFERENCED IN ORAWNG&ABBREVIATIONS MAY BE SHOWN NTH OR WITHOUT PERIODS. RYIMOE IRII • •A MD ME!MIA OF CONSTRUCTION SOUL COMPLY WITH THE CTYOF TIGARD STMOARDS 41. ® AT HPRM HORIZONTAL SEC SECONDARY 4. R SHALL BE UFDERSTOW THAT DE IMPROVEAEMS SHOWN ATE ORAWINDS AND SPECIFICATIONS ARE MEW TOCOPLY WITH ALL ALUM AIUINIIM HP HIGH WONT SO SMEAR IWf-- LEADER LABEL asaN® APPLCAEE CODES AID ORDNANCFS.MWFICATIOS,CONFLICTS,OR ISSUES MATNBSE THAT WALED CONTRADICT PELEVAHTCOOES AHD anum APP'U% TR H99 HOLLOW STRUCTURALPAL 55 SWEARS SEWER ORDINANCES SHALL BE BROUGHT TOTE ATTENTION DF TIE OWNERS RETIESENTATIVE IMMEDIATELY. ARCH ARCHITECT O INSIDE DIAMETER 557E STAINLESS STEEL Orr_to AC ASFHNT CONCRETE IE INVERT ELEVATION STA STATION TYP 1.T OCTAL KEYNOTE: 'n'v"v 8. IT SHALL BE THE I/C POIAELI1Y OF MECOIIFUCTHP ID VERFY ALL URITYLOCATOIS,OEPTLS ANM 5055I1OFC PRIOR TO BC BOTTOM OF CURB NT IDESRODIATE STD STAfNRD Tr tA4A�� CONSTRUCT ON AND ARRANGE FOR PERELOCATICN OF MY INCOVWUCT WITH ALL CONSTRUCTION AGITATIES.TNE LOCATIONS AND BID BALEOANO BURLAP IR IRON ROD TO STRUCTURAL (RA BLOC BUIDNG LITT EMT ID TRENCH DRAM IOENTFKATON OF UTCIIES WT/EJ MIS DOCUMENT IS FOR NFONANIKRNOMY ND IS NOT GUARANTEED TO BEACCUMTEANY BM BENG/IMAM, LT LEFT TEL TEIEPACNE TYPQ1 REFFRFurE NEYNOIE RSCREPARCES BETWEEN SURVEY WFORM4TIOI AND FELDMNN/1E10AS SHALL BE BROUGHT TO THE ATTEMpN OF THE OWNERS BS BOTTOM O STAIR LF LOWUNEAP FEET T THICK REFESENTATNE MMEDNTELY,WOOLED THE ONEGON UTILITY NOIEICATION CENTER. BR BOTTOM OFWWP LP PONE TOPO TOPOGRAPHY BOW BOTTOM OF WALE(HEV MAN MAJOAUN TC TOP OF CURB IOC(0 MEAL REFERENCE 8. REPAIR AT OWN MANURE ANY DAMAGE DONE TO WILDA SYSTEMS,SURFACE PAVEMENTS,SITE FEATI.RES AND STRUCTURES.AS/RFN NS BELOW HNISH%Vl COIN MGIIAIM TR TOP OF MEP INSIDE OR OUTSIDE O TIE PROJECT LAIRS,THAT ARE NOT DIRECTLY ROUTED TO BE REMOVED OR RELOCATED AS PART OF TIE PROJECT Bw BOTiOADF WALL ID.EV MH MANHOLE TR TOP OF STAR CONSIRUCTI ON THE MAY INCLUDE PIING ON PRIVATECURB,RIOTER SDEWALI(DR ASFHAIT GIMIGED OIFWG CONSTRUCTION NIA AT FINISH GRADE) MC NOT VICONTRACT TPZ TREE PROTECTION ZOE ELEVATION DETALL REFERENCE SHNl BE PEPNIED TO CRY OF TCNO STANDARDS. CB CATCH BASIS NON NORNNL TYP TITER. CF CUBE FEET TES NORMAL FIFE SINE TW TOP OF WALL ]. UPON PROTECT COMPLETION,TIE PROJECT ARFA ADO ADJACENT SPACES SHOE BF FREE AND CLEAR OF All CONSTRUCTION MATERIALS. CAL ALPER MS NOT TO SCARE UG WDERCAOUIO 47.1 ♦ SECTION DETAL REFERENCE WASTE AND DEBMS.CONTRACTOR SHALL REMOVE AND PROPERLY MSPOSE OF ALL MATERIALS AS N OCAIED IN THE PROJECT CONTRACT CJ CONTRACTION OHOIFR FEND VP VERIFY SOLID DOCUMENTS AND MUST MEET ALL MINEABLE REGULATIONS OVFASASNG WASTE DISPOSAL CFO COITMGTOR CO ON CENTER VAR VALUES MO/SHED, OD OUTSIDE METER VC VERTICAL CURVE �1 ♦ SECTION 000AAONCE MINNDETAILSI Iv v CONTRACTOR INSTALLED. DFCI OWNER FURNES WM WATER METER 1LJl d CIA CLEAR CONTRACTOR WP WORK POINT CE CAST-II-PLACE INSTALLED WT WEIGHT COAT CSRTAINERI PA PLANTING AREA WWU WELDED WINE MESH 4 ELEVATION REFERENCE(BATHE DETAIL) CONTINUOUS PC PONT OFCUVATTBLE AO YARD CL/A CENTER LINE PEG POINT OF COMPOUND x0 CP CENTER PONT CURVATURE �� EMARGEMEM REFERENCE DIM DIMENSION P PONT OF INTERSECTION �__A DIA OWNER PP PW M RETRACE L DEM O DEMOLISH Ft PATE 1. 1S Tigard DE EXISTING RS PURE SEED LIEN DIMENSION EA EACH PT PONT OF TANGENCY/ EI E%PANSION JOINT PRESSURETREATED EMEV ELEVATION PERF PERFORATED I" )+ RADARS DIMENSION ETC ENGINEER PI( POSIT KNOWN ECP EDGE OP PAVEMENT FP POWER POLE EO EQUAL P/C POLYVINYL CHLORIDE PPE ANGLE DIMENSION EST ESTRATE B RADAS ED FIELD DRAIN REF REFERENCE FO FINISH GRADE RENE REINFORCED/ FL NOW LINE REINFORCFMBR SCNEt•=1GV CO FOC PACE OF CURB BEAT REQUITED d FIG FOOTING ROW READOEWAY 71.77 SCARE PAR GAIN GNAWED RPZ ROOT PROTECTOR 'Cr) GA GAUGE ZONE P S 1G 20 HOG HOT DPSNUVMIZEJ Ti RICMT HAW HOT MR ASPNLT SAN SANTANA 14 CAC CONCRETE 50 STORM DRAIN CoF, RO N ARW i.d!I NORTH Ecn deg GENERAL LEGEND REVISION TRNNUEAND aouD ECISTWO =MGICgD.) 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WALLS DIN SWAMLINERAND BUFFER TI ION WM DmoM AWm DETAIL FRAME LEGEND RAN. -- PROPERTY LETS WETLAND Ti OOI AXE DONN .,-DETAL -- ROAD CENTERLINE KEY'W TR KEYNOTE CALLOW Ti LIMOII DOOM TRECES OI CRIPTI / --- --- NNOR CONTOUR REFERENCE ROAMERS \ O/7--NOATOJ PROPOSED '" IOIDUO °°°°°° TITLE_-_"_ MINCONTOUR- MINOR CONTOUR ct rowY SC'LFY.1• LIMB OF WORK LEAR OE WORK LINE IS LUILIOI DMEDD REFERENCE •` SECTION 01IM•1? I' Owl.B1; sPG wan .• - CONCRETE PAVNG I.B IIXlOt NURSER / `�SGLE JM1MI, 2002493 DRAWING TYPE - BAR APPP•4B AU . J CETAL TIRE)/1 AK DETAL MER AIL SPECIFICATION /J/OWM G0.1 SHEET LOCATION SECTION Shea No. 2 al M ONE M KEY MAP LEGEND WORKS''. 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IT SRAMBE TIE RESPONSELRY OF THE COVEOWY ALLUTIIITY LOCATIONS,DEPIIIS AND ELEVATIONS PRIOR TO -OFT CH.➢h1NNFENGE DECDUOUS TREES COISTRUCTION AND AHLMIGE FOR THE RELOCATION OF ANY IN CONFLICT WITH All CONSTRUCTION',MINIMS,THE LOGTDNS AND IDENTIFIGTDN OFUTl111ESWITHN TH5 COMMENT IS FORNFORVATDN ONLY AND IS NOT GUARANTEED TO OWLLN%GOIE DECDUOUS TREES ADDED BY AMORIST BE ACCURATE MN DISCREPANCIES BETWEEN SURVEY NFORMATIDI AND REID CONDITIONS SHALL BE BROUGHT TO THE (LOCATION APPROXBMTE) ATTENTION OF THE OWNERS REPRESFNTATIE IMMECIATELY. OFT W000 FENCE L_. -._ I I CONCRETE RODEOS OFT WOOD FENCE - ROAD CENTERLINE -.-•-o-•-OFT WOOD FENCE CONCRETE WAIL ®n 42. NFJC3EORNG WOOD FENCE SIZE TOPo AMOR uwDExrFED TOPo MAJOR Tigard PROPERTYL E .-1[ UTILITY EASEMENT SIORMWATERJ SANITARY -- -REWER EASEMENT --_EAh--OTHER EASEMENTS LO a —BO STORRAMATER CD 0) g —St SNNITARYSEWER UNE Li) a, gfli —cat GUM e d W Ea 53 w WATER Z 2 —F PROWS O W r 0 STORM SYTEOL Z O SANRARY SEWRR C)Z SYMBOL. 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I NETVHD BUFFER 932 SF r:::r•'. !r:.:r:r:r:.NEA OF(RAGINGBUFFER IMPAC4555E G I I I I 1VEl1NB BUFFER 1555E LOT 11 1 LOTH \\AREA FOR V E VEGETATED CORRIDOR PRE IN0.92 03.298SF Epwn B ss...IPL NMAREA OF EWING OHSITE Credal By PG VEGETATED CORRIDOR_10.580 SF A4 N. 2002495 /\�i�./�/ SCALE =2OI 1'E9NEAOF EXMSRNOON911E AOP�r. Bl `! ^ NEiUND5.5)625F L2.0 NORTH ID II 29. NV SOWN. 6 a 39 LEGEND WORKS; SYMBOL ITEM µ.= •-IDS---- . 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AS+R H � - \--_ O't -I I - • -•� - r �- - GRADES INIIE FEIA PRIOR TOCWIAENCNG o 1I 01... 5 't O - _ --1Ihgri O $� 19 25% OwNERS REPRESENTATNE WEPANCESTOTE A� i8 �� ( -F.. ram' • Atr• � p , �g1 p� Lr� lVl• leia« � _ � M rQC Ub\flpc]vm E NA%IMIM SLOPES FOR WALKWAYS AND I �_- (CROSS SL PETHOUTIWSASITL1TOBS O EG IB] TOPEDAAGG SSELEND VS ONGIROINAL SLOPE) I 1 EG IB]] IB]% TOPE ADAACCESSRIE. 1 I I I I EG183.B GIp:81 3. WHERE NEW FINISH GRADESTE INTO BIGWIG 4 ,tI G 1B3&] GRADES.EARMWORK SMALL BE BLENDED S Z Islu SMOOTHLY ME ROUNDED AND SEAMLESS .�,` iRN61HCN5. a LOTS I LOT I LOTS I LOTS LOTS LOT 12 I I LOT 13 1 I I I I z_ S I ti 5 I I H------ I `_ . _ �..o Dew MMUS 1 Rem 1 10T 11 LOTN •- - Oem BT SSNNW Cnq•11Y PG 00 No 2002495 EDSCP1E.1'•Xf-0' r" '�"� 81 �-1 L6.0 NORM 0 IN 20 /0 Sleet NO. 14 of 39 PLANTING SCHEDULE MISC SCHEDULE ©RECLI SYMBOL ICOOO IOIY IBOTANIVLICpLpRNAME IS1 AND TYPE ISPACNG OWL/O MIT OEJIGIUIIai IMAM WJORKSN TREES eneweLere OAF I LONG ROOT BARRER RAVE AT EDGE OF PAVING(MY. A.rc�..m • AGAR 3 ACER GRIMM IPAPEPBNI(MAPLE 1S HT jpp' AS j/j// 31.044 VEOEIATEDCOPRDOR ENIWCBIBIF p0 .t{:f.//� 11111 Nb 0'2'HT BIB,2' :'"{:^�•�•;r 0 NSW S AURA RUNU/PEDALDf:R CAPER AS SHOW O PLANTING NOTES LAM 3 U0HSBTR0EN1A BOCA/CRAPE MYRTLE Ed HT BOB, AS SHORN 1S CALIPER 1. PROVOE PLANTNG SOL AND BARK Wl01 TO RE CRPOSOON AO DEPTHS IN AOCCROACE WTTH TIE DRAWINGS AND SPECIFICATIONS OF THE CONTRACT DOCURENTS. - 2. PETALL%ANTS N ACCORDANCE WITH THE DRAWINGS AV THE SPECFCATONS OF THE CONTRACT DOCIMENTS a.....=r" B. RATNG COUNTS MUST BE ARNIEM PRIOR TO INSTALLATION N THE CASE OF A DISCREPANCY BETWEEN THE LEGEND AND THE RJR.RANTS POUTED ON RE RAN SHALL SUPEDLEDE QIMNTTTES LISTED W THE LEGEND. v IT I. 11 RBl 1 RATANVS%ACERagpµ ELOOD('.00D'IBLOODGOOD LONDOI RARE TREE CAPER B$RT BIB,S AS SHORN A. UILAY LOCATIONS SHOWN ON PUNS MY DIFFER FROM FIELD EDUTICTIS.ARETO TOR TO FIELD 01E0ALLUNJRES BEFORE NSTALIATON CONFLICTS BETWEEN ANY FASTING AND PROPOSED UNITES TO BE BROUGHT TO THE ATIFNIION OF THE OWNERS REPRESENTATIVE BOAEDLATELY. FV, 5. RANTS BERATED TO BE INSTALLED IN SIOLVWATER FACLRES DESIGNED WTH PERIMEW POOLS OF WATER OR FACILITIES ANTCPATEO TO Y '. BE FREQUENTLY WIIIIATED(TO WATER DEPTHS ABOVE TIE ANA1 BST NSTIUSI PURR MIGHT)SHALL BE ENTIRELY DEWATFAHI PRIOR TO RANI INSTALLATION.PUNTS NSTMIED INSTOWIWATER FACLTES WM 1 ANICPATED WW1 WATER LEVELS MAY BE INSTALLED OUTSIDE THE Tigard SPECIFIED PLANT INSTA INSTALLATION WTOOW IF ADDITIONALSIAPLEMENIM IRRIGATOR IS PROV0E0. O OUSU 1 OUERCUS SOBER CORK OM SG4PE US'r ASSHO'h, OJ CL SHRUB$ _S1 AMA 18 AELAN:HERAINFOLN/SEIMCESERRY 12CONT AS SHOWN 'if) QQ CEDE 21 CEANOTMIS GL0a0511S I PONT 1EYESCEAAOTHIS OCOAT AS SHOWN `D O COTE S0 CORMS SERCTA RESEW I KELSEYS DWARF RED TWIGDOGW000 AI COAT AS SHORN MMO a WHOM AOUFQIIJM'OREGON GRAPE 11 COAT AS SHOWN E HA 'MIRE II NAHUMA REARS/CREEPINGMAHOHLA 11CONT ASSHORN a) lEgF Q PAW 10 P'A%BTWNYRSNTESI OREGON BORROW WANT AS SHOWN— . 0 ! . RP) 2? RIUOELPHUS PUSESCENSI BROADLEAF MOIL GRANGE NCOM AS SHOWN aE ' �a RSA 25 RBESSAGVBI ELNIRFD ROWFRNG CURRANT INCUR ASSHOWN O SPTD N SPPAEABFIUIIFOW TORT METE FROM.BROIFAF SPIREA 61 CPR AS SHOWN GRASSES.GRASSLIKE AIO PERENNIALS W ® AOFO '23 A00LEON FORMOSAI WESTERN COLUMBINE E 11CO AS SHOWN = ODA 65 URANIA W HUI CR0LIM PURPJPASCEM'I PURPLE&GROUT GERANO NE MI 11 CO AS SHOWNa a O MUG S MULENSEFOIA COMMIS IPNIXMUH.Y GRASS F M 1CO AS SHOWN C O PEAL _ L __PFMVISETW AOPESIPDIDES SHACK I M4£LN FOLNTAN GRASS 11CONY AS SHOWN O POAO 10 PCLYSTRtOMMUNOUR I WESTERN SWORD FERN 110EIT AS SHOWN =w GRASS AREAS 0{ N En W ___ tA226F BERGENT Z O ___GOB 131 CARF%OBNIPIA/SLOICN SEDGE in cow 2O%OIS'OC I- ---_--CECE 111 DES0WiP0NCERT?OSAITEl®B0*GRASS NCOM 30%81 N.OC 1 Z 0___EPA 131 ELEOCIWIS PALOMAR/GREAT RAKE RUSH NCDM 21%®1TDC ___JIEF B0 JUNCOSETF USUSI SOFT RUSH 41 POT Mil WOG to gnC. Q ____JIEN N JUNCLIS ENSFOLOSISWOROLEAF RUSH I'POT 15%e181 0C GROURDCOVERS 0. `vo - -. 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REFERENCE KEYNOTES , 1, 9 AIM `� • so � 1 o PROPOSED SYRC RING FOR REE9 Tigard T I ,,,1 I 4 , Noe `S M .1 - I .O i j• 1 . /l_ O STOMPED marry I.11- I II I %_-- t oo Yo pm , s °'" oce°� �j� SO 1 l0 0 S LONG TREE ROOT BARRIER BACK Of o 4:6, ` . , 19 SIOEWA.ENO CURE 1® L,I D ra 1 o % ,• 11PERL o 1` i i I Ip 04 EASING LAWN AREA TO REMO I paf µp �L I - ,r o: ` I L a �; L l,` 0Tw 111, I A 1 9 aR I • 11 ✓ o� ` I I s ��c 1 n ri f Olo --, Q III a iL 0 11� ,I i I ,. ZY 41r -0o ; OAP °� { , ', L� I F;414.91�' 4 , A ' 1 .,_o. , „ARM ;�c \.\ 's-- __=_ r a r —sr,- E • J e I w p Y ' Q,TOo J o o 0©ro os,„000 66 w o 4 c a to l o p 00 OOtOaon °:E" OToY0.01OOOi0000►00 aLpO 3E?vp �si E• f — 3rt 1r,1—L�%i'� —I—uer L—K__ler a_r— I /�Eiw-."alFjMgi- •LfM 1)0050 ' 1 I 11 1 is, I , 1 IV I E Ae I S Z k4 El' 1 1 I I i 2 1 I i1g I I I I Eli s _ " .gym.. I I I I 1 R.f.;D. •amoffi I I I 1 i I I 0110A1 r Sarin.i Br PG JP". 2002114 sCNE.I-lU- A'^'tl B1 I"�LJ-1 L8.1 NORTH 0 10 00 I0 511*N N. Is a>0 STEVE STREET PARK kprr G E?N TIGARD, OREGON 90%SET-CIVIL SET GENERAL NOTES CONSTRUCTION NOTES MATERIAL NOTES _ X,A Y'j'f T. SURVEY ROVO. WESE CC�OTANTS NC.DATED APIARY SI W..EL...5A. EARTNWORNS I DOOM MTERNtS...EE HEW TE tF£OF/U.S....65 I.E.AND AIALMO IS i• wA51NDT ..DATION..ESTAOISHEO REP BEN.UM MOOD 10 FETABILM S CUM.RO.. OMEM..WENDS.SWNNTONS Sw I ....o,WDMNELENATONOF DM?. I .. x AL F INSTALLATION. .n A ' DENS.IS DETER...ASOI 0REE FLOOD..TA..BBACA..TRENMES W. mtk 2 ...EL.11.E IAES..Of SI SW0I BE ST.Y.Br A PROESSIMUL WA IS ROT PERAETTED. 2 STORM AIM.SMALL BE PVC RIPE CMONAIIc TO TIE ROIECT SPECIFICANYA9.A5 TOGTEDN '� 1 •`Ms.E.REGISTE IN STATEI.OEG.BAUD.COMMUTES.ONEMROS. MERANi A'N 1Y,1 B EWSNDNEN.Ta s Ow a TE 2 y.. Sle"e. _ --;a •' F :_ , aEWREo N TAME SOILS REPORT. NEI CET.THE 2 Cp,CHE1EFOR CU.5u10 SIDEARM SNAIL NAVE A WM..CINRESNA STRENGTH CA MX. ,.a„,FE„� yq( '� -" �1'.5.. CONTROL FELD.RIED MO CIEQEO FOR REMOVE Np@MTAL PROTECTmSPEWCEIelui0nMA5.WOw5 A mGYS. /�41,• I. x. ` C�V:'� a PCSM..TO REM..GaAs TalxTT.too, B MATH APHROPAL O ME ENOMER RODUIDE.TEsmos n susaNnE.w.w.....aE ,)'. ai I. :'•T "-f S-- BASER IN SUB51INTEO T.0..COEK,gN MTNG .'T' ^ J'X H•� .)�'�' I ) 1 .. PROJECT WHNR.SN4I BE KDVERAT.A.M..FOR RELATIVE P...ROW. f BASED ON HEREON PRIOR TO acc.RRNoca15MIIGnox uvour. . CONTRACTOR SH4I REVENT SEUMEMSANDSEM..IADENw.TER ERDAL ENTE»IG THE STIR ABBREVIATIONS '':��; • •y v W.�.w M., w,EN VISIONS NO COMMA.LOCATIONS.NEE.S.TED-aLEBM.S.ALL Man DruN.tE avaTEu. AC wVwil fn./ATE E� Pamin C.ECNUE R I,I. ' 'IL iEF•+-. - wn0,ax0nEr TIE Ew,VENEER a RECDRDINxEDMrur UPON A APPRO.AATEPA Me. _ :_" .�Er;AAA. m•R�jEC�{f E LIP 1 S aSCOVEAYOA asCPE wNEs. DE.1.1. BOOB VI OCK OF[G...WEI s SOREEL. •7• ..yail:r,"l.. '� • , -L • A EAW.G SETBKN MEN..ERMA PROPERTY MM.. AU. R Cl CENTERLINE SO STOPL DO. E [ , ^ ;. GMEM,i HRaRERTY LNES m,mmcm46D T BE ORe0RT0 I THE CONTRACTOR SMALL BE RESFONOBLE FON OMOUTOM MD MOM,O EASING.MASS W. PATE SIMx STORM BRAIN...HOLE '1. t�F.V• ' :~ ••�-• E �,, S E� OONSIRUCIION WPM. aCIEwws AND OmER SITE EL E.BIT.THEMEMkID...1EDIHTHERUNS NR 5. MET u�� PROJECT SITE 1. WNIRACIOR SMw SEE.AND MT/CT PRO,0.....ALL EMS.MON,ENTAT. E+CEPT FOR UATERWS HMIGTED TO BE aTDawO.ED OR TO REP..MENEM PROPERTY UEA MSTMG STD srµEED.1N0 . ECCAISTALA T ...cT.Ls RFcvw.E MAR CCORMATNG INC MATING [IMRE...R.5M.BECOME CONTRwcrwrs PROP.,REMOVED ERMA ME SITE A. FG RNLI CODE SW SIDEWALK - • •�^' ,?, TOR MEAL OFAMY MONIENTSWAGED OR REMOVED WOW CONSTRUCTION OIS„OSBO OF PROPERLY. CB GALE BREA. TO le ., . NEW IMCMANNRSHALL PE REESTAHUSHOG Sr A LICENSED SVREYOI. E DIVERT ELEVATION TAR CURB ' •Ri ....um TO BE...ED SMALL BE WENT L.ROAM..0 DELT/ERECT STMIEO AI T. MAR TNNITKK. TOP WNA E CONTRACTOR OTORREPEPANGE GEOTEC,MCU MONEERNG REPORT M OPOECMMCS MC A ,ROECT MBAS OPFCTED BY THE OWNER Mx MANE • .,, , £ P CITY OF 5.2W.FOR THE SIR BENS COMaROMi I MIN - - Tigard lAxDSGFWG.PAVFMEM.CINHHSAHORWw4A5.BEvaDIHEl0ENT9E0 BITE.EN.DAMAGED NORTNG W, W'AT • �. •' M.COY SON°w1E 15 SNAIL 10 M5 PLANS RE KM...CT A ROBING ME CUNSTROCMON MALL BE ORKED 10 MIR OR..CONON..BETTER OF 1E, P,� EPEGON STAND. A PROPERTY LNE , ��. i WECRIGATONS COFISTLACTONEon OREGON PUAS.SPECIALTY CC.AHD S CONCRETE SIOEWALNS SHOT.FOR OMwnw SMALL BE REMOVED TO TIE NEAREST DEM ,ECOIRMI.,OF DE ar.OF TIGARD. ORE CONSMUCTONMOIL AG? � �. .u.,TION MU B. SAWWTSTRAEMO WTCIEYE510 CREATE ABUnJCIM BETWEEN 1....AAD NEW v.VELExI. - . tii: . ;}. • l74 WOEEs�NwEN.NCES AM ra0IATlws:u tMIS.MIS. AND NSSEEC.N ulurEt SHEET INDEX -.c "" -Is, . 7 wuBE SEC.Bi.CCOONNIIMETTOTOR PPOES OHTO COTORNCINGCCONSSDT ICITlCN. I. AWNS,ALL INEN301T11 STRUCTURES v r FR.M R VICINITY MAP ' .MUTT ETC,TO MIMEO GRADE. sww,DlEs ALNE Bo�iu CAT.xws Es.NDcovES j SHEET SCALE Ma CO COPES. _ DTXnO1 T•E CENTER.NOTE 1141 2 CONTRACTOR MALL.JUSI M _ NUMBER SHUT NAME M.O.PALMER FOR TNE OREGON LIEU.NOMMT.1 CUITER S 15.2u wn OR MEW WWII'0.41 MEOEUIEWONMAIAIEOAM.0411.5 NOTES MD COVER yEFT EX.VA TORS LEAST HOT,ALL PERIM.CCOIP.MES.ACANNCFS WTR,MFRG.O SEWER ETCI r CONFLICT OCCUELEC.ETCT TO CMAR AM RS MOOR NEW REA OI.O So PLANN MAYS PRwF10 CC90fr.CYW VIIDGAMION 50vREES Mr BE AawATE1°r CCORD 1Evnn7RNVAIE LATE c0w�5 FOR TIE NSTAIunw OF aD �• PROJECT CONTACTS IMAMS w BONxE55OArMWRS.Bu,rgtHg9f OR SOIL G.0 9�LOEiALS - °r-AUD. OOSTHEM TOW ELECT E OWNER, UNO3C.NPEMOl1T[Cfri _ CAP CITY OF TIGARD OREENWORILS,P C. M.IT.OFr ISTPO NDERGI AND COOTIES BE CC.ONMETE 1 PLANS LAN SAE UyHDRKIOR I Om.uE SIDE MATT NPROVEMCM5 CMIWLIM SNAIL SURVEY ON CI.I COM MEALS QM SW MLL BLVD. HOSE MM'SI..SUITE 100MOR r '+�� 5.1 Or.41.5 gOLENOTS.TAPE MONTEE0 TO BE FESOALL INOEUM..CORTM s RECORD DER+'M.Gi MrfEXACT LOGO.MOMPER MO WORT TO ENINEER AND OWEAFOR G1 CM DETALS TIG.ARD.0 WM PORMOm MIT i a) y -~ TTEAMPanF MI DF NF CO SONG. TORS 12 HOURS P CONSTGAROON AND SHALT RIOR To sT.Ta CONSTRUCTOR TO x uL EC,O ESGPCOYERMEET rµI.CT URUSrA[OTBR CON1Acr BEx1OWIDTlu i(/� 3'C' R..GRADE.aNOM .COHELICIi WON TOCOxFOW r0 TE N250REGON 0.UH.BBq SRfuItt CON. ESOP DOT.COMMONS . ER CIVIL ENGINEER. /LEGERE,ENGINE Q.NE ENGINEER OR ONN.t5 NOT RE_ CREw.w0.5RA REGUATONS YUIL BE STRICTLY ROAMED TOM MEr�aFOaw,CEO S�µD DKr Eu ESOP URm NM RD.CO.TRUCTp. NPFF CONSULTING ENGINEERS RICO ENGINEERING SUITE PG IS SW ALLEN BLVD Dr THE WORN , O]NOCRMS 10 MOW 570N004CC G0*ON TO ALE MO MOON 51M.DO05PECVIC.N.S EC5.0 EYi FN.STABEWE0N �TO� O OREGOOSIA N SUITE NM TEL E AHD S SE •..TFNROP/JT+AHOIEwu•EMEIIOSnICONTRO WASURESOwi 6EILIREHExTFD.ME ILROa.SECMWOM30 VOW O3 FAST. T104 ES 1U '. GA OCR DETOS TEL 50-5A2.'5I VE FORC015T MAMBOS 0 CONTRACTOR SHALL ERE MUTT Or TRAM TR. 0AO DEO FOR MMM..EROSION CO MO x 2 BEGIN UYNGV.00I OVEN AT ME LON PONT OF ME SYSTEM TRUE TO GRADE MOM MAUFI CONTACT RE500500R PE COMKT SAM RIESUM b Z C A THE MC FACILITIES MOWN IN NESE RATS ARE TIE MM.REMOLD/MR FOR NINEA1E0MTM WORM.WORM.CONTIVIM OF NVEM TH. E COMAPAOOR SHAH E51A0I5H IRE ANO < ANTICIPATED SITE RU H STOW WE USI. ST0. G[OI[UInILVI[NOlo)0E ARRANT G A U _ w ur.P,� NEEDED FOR UNEAEC PTEO LRAM T ENE.STORM EVE AMA to ENSUREM SEPAIMT MO F 010TECWIICSLLG TODDMNCER AND ASSOCIATES SENEM IAON WATER DO HOT LEAVE ME SIZE 0. ALL CACN BANN LEADERS BONE MINE Awe.M ACRE GA TER..UNLESS TOTED PINERY/SE PI BOLO E WOOD..D R,AMU FNNOM w L11 O ...RED.Of CSTRUCTION MATEw MD 10 DEBRIS ME PROVIDING DunECONmda MONED O. Nr3 TT A ALL 10 TIE STOW OFW SEVERS MALL BE OE .E BRANCO MPG, C0HI.CT ANDRE WANKGE GDI NCI T00DPH.CER N O N.ME CPCRACTOR WU.O RESPOIRS.FOR COOIEGW.TRO AND SCMEOUT.Hi ALL WORE Z ElT I.WM,CM Of...ARO NSPEC-OR TT HORS BEFORE ' ENGINEER CON E j?REPREST3rtATNE SNAL RE RFOLMD. I. SEE IUWSGPEMCHTTECIUM MS FOR SIDEWALK RA SIDEWALK FNSMNG AND.0R.PATTERNS 0e TA U 0 WINE TO FITCAPA TERM REWIRES YOU 0 m a',':..., SEPARATION STATEMENT ATTENTION, F wOREGON n RULES M. CARCN BY THE TROSE RULES ARE MT F.114 IN WATER YAWS CROSSOVER SWTART BONE�NPHOAIISTATE MMIIMO HEATH... tBETWEENNT R1150E 92-OM-0100.TLU 00 W LNMN DM Dab-,•••••••0E02/2025 °METE.Or FINE 441.ALL ME TORTS SM..WATER.1ER MARsIMP.PE HApa1MO SEWED IN PARALLEL NOMA LABORS SHALL Or NG NANO.IP. CENTER.COPIES Of E RULES RV G TIE R�e Ua MST..Fat ALL OMER MLITT CRGSSRGS MD Ir HHONEOrtM MNX. [MOIL ME TELEPHONE NUMBER FOR DISTA.E IN CASES NNE.IL LS M L MT POss6E TOMNNTAN THE M..,N ICCOF93030 SEPMURM THE CREOON UTRITY NOTIFICATION SEPARATE MELF N THE TRENCH Tr PENES ABOVE ME SEWER COMER IS(501)-302-1997). POTENT.UNDERGROUND FAGIUM 0101E35 o Cali before you dig. Den BY CUSL I alliiiii or XW332-2344 GINCN)By u 5 2002<9S Y Appro. 0 cool qSheet No. 23 a 39 G'IEE�N SHEET NOTES I. w MEW..ARE LOFT.a CURSOR UNLESS OTHERWISE NOTED. 2 ALL PR PAVEMENT MITTS CHAU OE CONSTRUCTED T SERIES n w Po S PROREOFRONTAGEIIMPROVEwOnS IN RO4TOFWAT .._ _. _. • .- . . .__.__ SHOWN FOR REVERENCE WRY TORE PE.TTEC UNDER __-__-_ SEPARATE PUBLIC FACILITY wvxO+ENENTs PERMIT • ,_. r_ KEY NOTE 0 00 O•CV' ';� yam— - I O cex was 5 u�u °�:: 0 T _ 6 I P�xo PROTECT ¢n wrEE ownhA ACCESS SW 84TH AVE •.j© 0 ~'j2 , I EXIST.IITLITY 70 REMAIN -- Imo: �©- ,00 •1 �'4:/ I INSTAL- o.rIEN z 0 Q •..�r�" 413. d2 l•• 40. / 1 axe RED FOR NO P.M.ME II f -, �u s ' 4-,pi. �x,� T D� 1 Ti "ard�; .-ffN/ 1 \ 1 I O PUBLIC IMPROVEMENTS 9 /�`-/ - • • • ••T'•' .NDPNRNw TOR TRAIL iii I , IsrowNPI w FOR iNcuTUREFERENCE aaSEE SEPARATE lfiluraEn tJ I� /y �N ^'� F�(d y�/w SEE yr SERIES ,.us son I n sRannE• rr �;//O r /ram/ /l� �/'/ 1 P. 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SLOPES PR0.10ED ON SLOPE ARROW ARE FOR eeEanNR..,e.nsE,.DR_ REFERENCE OM, — "N"E -'"`• 2 L/MP.ON ACCE59&E NOSES SNAIL NOT ECM .4 n IN.DIRECTION. m00 iP _ _ _,_._._ _._. .— 1 ,� J. .,NCCEssm�E ROUTES 58,.COLS,wnRCURRENT __ _ _ '• az6LT ELnEs wa6uLDrm MO WI_—_____ ,tea •--• I�Tr�sw..c wn �,.:Zs-. mxwm r — _ _ — _�T_�___ _• REFECCES�ILM GUD IN.5 F- PUN 101.2T002 • R TO 0. I� I •RJm-P E 4 � �\ I is `yI' I+� / s. mDPOSED FRUTKE lruwE.Ennry RrrtaE-w.r '�.•^=,.•� a I �s I \ I SNOWN 022.2E RRELEREKEPYv.iD6E PERU ED UNDER 1mib.1'. SA___I_� 1®.r6 iC S\ L I •1 I 9EPNNiE W&GiuMYM°RP'ELEMSPEPII,. SW 84TH AVE —J� I �09.26� ,�J,p, 1\ i I O KEY NOTES I / 1 ' j 1 .DESCRPTPR .— ��_— *�`� (.TR % mo.s 1 I MX. - �ImeEa i 1 I Y DE soEw.0 TO EnsnNc GRACE N.NT, iz. �.. ((( II v 'I 1 �;-'''-'11 .�0 .'� . 06, m% y`~ i i ,/ I '•i � I IIGRADING LABEL LEGEND . CITY OF ' :m1�,r ,� \; 9HISEmSmtlFbFROM6 E ; � =t Tigard J..I' ml11c \ror `_Ir,.lw' \MOM,wa rnovuawwLs - - _` ' "w cR.onc xaPE.:oD.aC.�oNm,m,. _ r — In.�ea g a a 5 A.' \ I 1 IDowNNua I / /I A RN Of STRUCTURE CU CL• I� TwJ¢a `\\ �9 + A ; •,.'. +\ `__________; �asxdal 1144204 10i.OF CURB TOP OF PAVDANT "tii mfts212UM LIc..Af1 a) WATT; r—I _ I _ _ —� — ---_ f_ _ ° ,rma•._ l SHEET LEGEND gg�' • venPwsm°ml . m SIORAI MD rrt� _. 0,ma9ra �._.�c �' `J 8 ......• maERnLec a Cn 61'OSt ._ _ L —2 —4_.. _ _�`�--••_ --`TG. _ GRADE WAX -r. + _. .� r —____— uwcur uLE ER ME I •• I EASFIENf I I I I I 1 I +s= fAfAnIWNLWai Z tih- EX.OmTOUR MAJOR I I 1 -, PROws[D CONT0101.09 I I /1 I -a macaw cow.*NN.DR II N ° I $ORIrNNTEx !h] W W1 1 Q y EIo vDale S 11.0204 1.v 09�fA25 p Rw e SCALE "C�"�U)1 vat•ROM e m Orr.Bf GL151 € m WCIwJ6D�: JZ_ Job No. 203249.5 Z NwP+u: n 1 C2.O Sneer NO. 25,r 39 Ii GRE?E?N B p SHEET NOTES I. 09311EPPE BEOPBOAHO 6.70 LLFOS.uTh.rnES .F.PY'WarF%18FTf01. 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DETAIL aosakti Service .�..,.,nu w. /.. n•Y,�nr�• ao 3 m CLASS'B• CLASS-A" I c go^.+,+Q:� ku A II A B s,r B .s v.um I w...unl mmv,wMq...wv>.rt e(nFSiJ 1 ;01� n .,.;� „� .,o..a.,, a 1 r° n 1 .0., cO0SVv VI� e r lira:' ,%�/�� 2..<..,... :M 0JA4 ESr` _fn 4fmK_L SECTION B-B • 1 // S f+Y /.:i::ii,i,.., f—'—;- -±. • - I///�T',,;V_..:- .,,� -� = E.!. 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Y.er) eioI Me sekvirw a70 use of flpes DETAILS • I A\i :•:-I-r erepeee e acceetwee ern CONCRETE INLETS TYPE CG-L CG.2 L.- II \ l*s,-1.1- 1 Sok reaponl.firr a.user .9 2.. ,a. DETAIL A 1 ...o..,,,........,..... erveessee,engin«, a CURB OPENING I RD3643 a CO _I Effective Date June I,2025-November 30.2025 I— LL1 CI 41t —I 2 P — 1 I 0> 0 Clein: 00.022025 Rooms: Drawn By CUSL Cele:inn By J7 -Ind NO 2002495 ‘Z Awn. 22 C4.1 Sheet No. 28 of 39 1zp�ff GREEN Y�•i 4 .. .EREDDBmA e w..`�:` E6EENAX I r =ram_ 1�OF SLOPE L—IIT--_ r —1_ dam/ ehSE ly�i..,,c"tees AC SuRFACE n e.. IVmENESSE .. Da..FABRIC GI Nvl% 4,SALGST AGCAEGATE `OMR AciED 1,0 013 14,...BEG, •BASE-:Rt E ile OOUTFALL RIP-RAP PROTECTION O ASPHALT CONCRETE PAVEMENT SECTION SCALE NTS SCALE NY{ CITY OF III PL AN Tigard isx `W�•Gh1EAUEWIL( / W.INIGWE55 KAN 1:Dw SNoo� —, v� vPER tOW ir Svatwclw,E s&cIOED TO BAaFMLE I 1-. {.e.::..,...{ ---ih��_ IIIII !F �B ON Rea, eEG1E CL BASE FRONT r[COxY. �OAN4M n`xE SERIES. N =R G YVE)EDPINE L B GO.1i F :.:w0mE ES!REeR Eno SEtMw n•mu.STRN.5 WEIDED TO Flolw ▪ ' t nqE PPE Ns. 4-PLACES Si...WFOM. SEC I ION �S,EN WO;NON.CCaRotsvEBoLT.,so 1^1 �CONCRETE SIDEWALK *k7 15 U SGLE NTS �� S 02�) pe. 1. PARTS COMECIOFS LUST BE ALW011.OR W..CMtED G4VAN., i ALL RRu Ni OR BETTER. z .1.0 Al AIL IOHTS. OMITERED OUTFALL W/TRASH RACK 5 x: gE?u ^�r 8 to MITER CI unu T1OVO�ELNW 1 CO _I MEANT- E.T . \1 5. W 0 •fr EP. NAVELENT� .T Rz :•:i�TB.sE-:TwY m • V tEN EIDOAMEF.S Tyv.VMYABBN0M.MPUNS SLRUDi&crzD. ▪ �R;,;-�°,;� z O IlS 512T CONO4C0E'N DON AT ISS1IE SPACING ARO ATRNVB.Cb6m5C•EINN.$DI1 � IOM5A1 kg NAx SPACING Al RANTS OBTA ENCY..AT Das a vcnoRNEwAv. Oar T�v09020025 BK.BE TOBB I'SL 0000 INY AOOREWTE IS COMM.VAu tyres 6NV1SLOPE TOWARD ME ROWw,r,T O%Ox1E55OTIERVASF 1*0NN OR Rnrovo .cRErE TTWaI ' As a i z INST..CbrtMCTRA AND E 1.1.NS N Aw,TS AT SVEGIED PST... a. OYERIORS ARE ROYIBN AND WWII,TO Corn°.wRH CORB 4,CNYE AS MVRINED BY THE ENGINEER. CONCRETE CURB-MOUNTABLE CURB AND GUTTER O SGLE NTS CD MS p0Rn By ❑/SL Chaise By JI Fl b0 No. 2932415 0000e0 I, g C4.2 Sheet No. 29 d 39 L ABBREVIATIONS tI�`�yG��-UyL�`��/MMI�SE��wyl V,�/Y`� A AMPERE.AAP DC DIRECT CURRENT NH HANSKLE MCB MAN CIRCUIT BREAKER WORKS: AC ALTERNATING CURRENT DIED OEOOATED HO,HS HEGHT MOP MAIN CASIRIBUTON PANEL RGs MOO GALVNRZE°STEEL Iaw...rm= A NIP FRAME ON DIVISOR TV ITCH VOLTAGE MR MANUFACTURER RN ROOM AFCI ARC-FAULT CIRCUIT IMERRWHR ON DOWN Hi HERTZ(CYCLE)PER SECOND MIN MINIMUM RI C RIGID METKUC CONDUIT u CCFIABOYE FINISHED FLOOR DWG DRAWING C STATED GROUND MSC MSCELLANEWS SIC RIGID NON-METALLIC CONCUR AC AMPERE INTERRUPTING CAPMITY OIL DCNL INC INTERMEDATE METAL C.O. MLO MIN LUGS ORLv RSC RIGID STEEL CONDUIT AL ALUMNUS (E) EXSTING,C%6rmo TO KW. NC INTERMEDIATE NON-MERAUC CONOurt MOD MOUNTED RSC RIGID STEEL CUNDLXT 059 KC AROMATIC IC RING CONTROL E EMERGENCY.WIRED ON EMERGENCY CRC. IRO INETOR 1G MOUNTING SIGH SCHEDULE ,, `A AA ARCH ARCHITECT.ARCHRECnnK EA EACH J.JB JUNCTION BOX (N) NEW SEC SECONDUrc P-4 LH 11-Y AS AMP STITCH fF EANOINT FAH LAC THOUSAND AMPERE INTERRUPTING C.C.S 0NEUT NEUTRAL SIM SIMILAR AT AAUP TOP d ELEVATION,ELEVATOR KCAL THOVSNNN CIRCULAR MILS N/A NOT APPLICABLE SN,s/N SOLD NEUTRAL W R1 ......0. 1 ATs MJOOwTIC TRANSFER SWITCH SECT ELECTRIC(A) K/0 KNOCK-OUT NEC wTgMK D-ECTRMUL CODE SP SPARE AUX AUXIwRT EMT ELECTRIC YETALLC TUBING KVA KILOVOLT AMPERE NE NON-FUSED SLOP SUSPENDED A/V AJOI0/VISMAL COUP EWIPMENT WAR KILOVOLT AMPERE RUCTNE NEPA NATIONAL ORE PROTECTION ASSOCIATION SWOT SWRCHGEAR In AWN AAE0CW STEM.GAUGE ENT STEM KW KILOWATT NIC NOT IN CONTRACT TEL LOEHR/NE C OFF BELOW FINISHED FLOOR (F) FUTURE LW UGHTING CONTROL PANEL SAC NON-uETKLC SCATHED CABLE TEMP iDIPoPMY BFG BELOW FINISHED GRADE F FUSE LAIC AGUOTIGH1 FLEA METAL CONDUIT HIS NOT TO SCALE N TELEVISION le BLDG BUILDING PTA FURNISHER ER OTHERS LAW LEWDTCHI RLEX NONMETAL COTOVU WNOUrt,CONTROL_CONTINUOUS / NUMBER MS TRANSIENT VOLTAGE SURGE SUPPRESOR NOR FEEDER LP U°MTING PONEL(BWNO) 0P OVERHEAD POWER 1YP TYPICAL GAT CATALOG FLA FULL0 AMPS LTG LIGHTING 0T OVERHEAD TELCO LA UNDERGROUND Tigar L.0d COTS CABLE TELEVISOR FLOC FLCNBLE LV LOW VOLTAGE P POLE UON UNL ESS OTHERWISE NOTED CO CIRCUIT BREAKER FLR FLOOR NINE MIKE-UP AIR UNIT PR PEAL BOX.PUSHBUTTON UPS UNINTERRUPRBLD POWER SUPPLY CKT CIRCUIT FIX SCR.METALLIC CONDUIT MIX MAXIMUM PC PHOTOCELL PLUM°HG SYSTEM CONTRACTOR LES unary CO CONDUT ONLY MC FLEXBLE NON-METALC CONDOR NB MEIER BASE PH• PHASE v VOLT CT CURRENT TRANSFORMER FWN FURST.G, MC METAL CUD CABLE PALL PAMEL(BOARO) VA VOLT-AMPERE CU COPPER GEC GROUND,GROUNDED PT PRIMARY W WATT.WIRE _[ D.DISC DISCONNECT GC GENERAL CONTRACTOR PS PRESSURE.POuNOS PER SawDE-INCH WI WITH co DB °SECT BURIED CEN GENERATOR PV PALL VAULT WIT WEATHERPROOF Cl- GFCI GROUND FAULT CURRENT MfTTUPTSR PVC POLYVINYL CHLORITE cONOurt C. TRANSFORMER cu CO GROUND FAULT IMEPRUPTER PIWR POWER Y WYE GRC GALVANIZED MID CONDUIT REPT RECEPTKLE F72 MOUNTING UNITS TO CENTERULL TZ-INCHES ABOVE FINISHED FLOOR ORcv 452 NOV GALVANIZED CPO STEEL(CONDUIT) GRADE g wag. RACEWAYS SM I ANEOUS SWITCHES ION __ 63 CONDUIT-CONCEALED IN CONSTRUCT IN FINCHED 0• SPEC. CONNECTION $ SINGLE-ROLE Ll3 MCS AREAS.EXPOSED IN UNFINISHED AREAS CONDUIT-CONGELLLO IN,ONOFR EIDER SUB OR BELOW Q JUNCTION BOX-GEORG MOUNTED,UON $. SW IG=CONTROL(LOWER CASE LETTER DENOTES LUMINAIRES —— CR. Qj r JUNCTON BOX-WALL-MOUNTED IRT BE CONTROLLED PER CORRESPONDING LETTER NEXT 10 ♦ AL MINAI LURES) ..w... CONDUIT-FLEXIBLE m I JUNCTION BOX-IN GROUND $D DOPIER y � —NR TYPE AS IRO ;LL IAL, LOW VOLE g Z . P -OVERHEAD POWER D O SHEET NOTE DESIGNATION Q T ♦=OVERHEAD TELCO $M MOTOR STARTER SWITCH 2 F .....iti Xa BROADBAND REVISION DELTA GENERAL NOTES 5 06 a CITE RAN. 0TSH MARKS NOCATE(2)/10 WIRE UNLESS Qj tlM: A NOT CR ABBRMATONS ARE USED. NOTED OTHERWISE SUCHARD SWITCH UgMTING HEIGHT SHALL BE Er AFT NON. ADBPM.ATONS USTCD APPLY r0 !I Q S NECHANCK EWIPMENt TAG NUMBER.PEfER N ELECINGS ANT(TAILS.ENTATION 2 Ili /W\ AS ISDI NRFUS I�C%ISOAKS) 2 OR As NO1[0(WANnn e MECx4RCK EOUIPNENT SCHEDULE COMMON ANO DETAILS. 2 # W C4 AR Amu EWIPNENT TAG HOMER, EWER TO NKR/N AL B. NA ORIONNOD-ELECTRICAL AS (7 m "AN GROUND WIRE EWWUENT SOIEWLE RECEPTACLESCODS RCOMPASSm �� Y'-KUCHEN. . COOREC110NS ,S.E.w, )AND Q t'=COMPUTER • FLUSH GRADE RECEPTACLE TYPE AS SNOMN CHEM CC. uNOs(D2,CIR. -- O 'NOTE L, FERN NOTE AS INDICATED ETC)MARE MOT INCLUDED 0_=„= SNORT NOTED OF EG WIRE.LASSERCGAUGES ARE SHOWN OR NOTED ELSEWHERE.LONG PERPENDICULAR _�L GROUND BAR.LENGTH TO BE NOTED -- 1 LONGBCROSS�INDICATES WITH DOT INSC TES GREEN OR GROUND WREHA lv-J�. OEIAL HDOER Im REVERSE sGMMr LIGHTING Wh 09I02025 2 FOR uN C00 O RUBBERRU DCCC At'TTPOwERL CD OUNLONOENRRERR STALL REWIRED NU OF wR6 [( POST TOP POLE MOUNTED IICHO,SEE RELATED HIES wDIG1E0 ON PLANS Rw1aRs. An/aa CONTROL °R nE SOURED RI S.O BE/Mars ❑ D. ARM MOUNTED POLE LIGHT,SEE RELATED NOTES INDICATED ON PLANS CODE RANSFORMER Y D. SIZE CONDUIT ACC G TO SPECIFICATIONS ONO �� PLYW APPLICABLE COOL RD.N OOO BACKBOARD LEG+ - GROUND CONNECTION PER NEC 250 ® PHOTOCELL METAA-SIN0.E Dow BY MAP RACEWAYS TTO cRTUNO-NFurRA BOND STRAP ChwRJ BY 200 CORDUIL-STUB TERMINATE WITH BUSHING,OR PROVOE NW. SIR .13 q CAP IF UNDERGROUND UR '°—. NAwe3 SIR 41 —R,CONOUT-SNB-UP g —=CONAUIT-sTUe-SOWN .- E1.0 •".`.gym•, `••_•'"_••,• Sheet No. S a a i Ark A OMEN E�� 41111. � NOTES THIS SHEET GENERAL NOTES WORKS.PCE O OI POWER PEDESTAL PEDESTAL SHALL PROVDC 120/240V BRANCH CRCUITS A SCE DRAWING E1.0 FCC SYMBOLS AND ABBRflMignS. vmNA® SHORN ON CONTROL DMGRNA AND PANEL SCHEDULE.LIGHTING CIRCUITSB. CONTRACTOR i0 FIELD COOPOSATE NEW UTILITY POWER PAD MOUNTSHAM BE CONTROLLED BY INTEGRAL PHOTOCELL TO BE PROADED WITH NVICE XNAR Ann XI POWER PEDESTAL. SERVICE W.POE PRIOR TO CONSTRUCTION, 1 pill I �i ori ®POWER PEOESLAI WEN BIOMER.PROVIDE 10M 2-POLE.11.2bV RATED C `OR PPE ELECTRIC SEREOLA EMENTS YEAS D TO EFINCE K BRUKEP FOR SERVICE MMN DKCONx[<T OR SPECIFIC UTILITY REOUIPENCNTS IEUIED 10 SERv%C ' I16TALUTIDN.COORDINAR ALL uTi 171SERVKE REOUWEUEMS O LWHDxC SYSTEM TEST swnCH TO BE RIPAOEO WTI POW WRH PCC PRpR TO COYYExCEUFNi Of CONSTRUCTION. SYATCH SMA1 tC SPOT ANp 1Y,RAlEO,Y D. ALL SWEEPS i0 HAVE MINIMUM 2K'RAdUS. UTILITY O ©MEGRA PHOTOCELL TO BE PROMO WITH NPOwER PEDESTAL.SEE DETAIL IAUMAN \ III. SERVICELij R/E1.1 FOR ACRE NFOHAATON. E. A MWMUM Of 1-f007HEPARA LION BETWEEN EwSTNGCRETE ELECTRICAL CIRCUITS AND ALL TAT ES ROUTED IN �• PRIMARY E FOR Qy POWER PEDESTAL SEINCE CROON°.MONDE 2A ARC RARE COPPER cQMTAI>N AREAS MO TRENCHES. PLi LEN'1'Y FEED Ix ROUxO GROUND UND CONDUCTOR FOR BONDING OF ALL SERVICE GROUND ELECTRODES. 'no REIC F. UTILITY SERVICE CALCULATED FAULT CURRENT AT METER EL AM CA AWL BRAE ©PRpWOE COPPER GROUND RODS OR SYSTEM GROUND f0 WIN SPACED IS A1.g'PROVIDE SERVICE EQUIPMENT RATED FOR 0KA. U.GROUND 10•-0'APART,41 M.GROUNDFROOS S1000 M B'.5/B•BARE wNI Uu M A.PE_ CAPPER-CUDS W. ,MINMU4,QUANTITY AS SHOWN ON ONE-NNE DMGMA. I co..��X1M 1 1 YPE-SERIES IV. ENCLOSURE ENS LIED Oj pR WOE`t1)}' CNEOV F b PC COxWT wTHF PuLL RO fn TAG FOR 00000 ENCLOSUREINSTALLED 01N WITH STRONGBOX ICE 0 w.TE ALL REOIAREUE1NTs WITH 0 CONCRETE AD OUICN➢AD(OP-MP[) O INSTALLATION.N COORDINATE EXACT ROUTING rID YRVICC I TRNSFORIER W.PGE _ ��• 10'-0'41M uuM�---{ © �•YYY• DRoLNx%N OF O O SEE OEIAA 1/E11 FOR MANCN CIRCurt GRO.NO No, 1S.ID'ER CONCRETE UxATER PIPE ca ' COPPER ENCASED WRIER PIPE NO ROO ELECTRODE .� TYPICAL OF 2 L-J LUMIWRES,SERVICE PEDESTAL ANO ELECTRICAL EQUIPMENT. El NOTE. SEE SITE PLAN DRAWINGS FOR LOOM..OF -` O PARK UGHING CONTROLS LOCATC N is O SERVICE PEDESTAL 204 1 ONE-LINE DIAGRAM R/im 1 PHOTOCELL SENSOR 1 Ti 8fd El NOT TO SCALE ® ItI�.J�m . . DETAIL NOTi ' -n:=gal=ir-� _._ A=g... Ii= un.•_• II- '=1,, n4E CLOCK • ITh I-11- �.II-11 IZA METERED I1 SECTION i PC 1C CONTACTOR _ I, STRONGBOX METER ENCLOSURE STAINLESS g SERVICE LNE CONWII}'MR UT LIT' AMO Y_ STEEL RENA TYPE}R MK-SERIES TRANSFORMER WIRE SIZE PER NEC STANDARDS •�� _____ 0-20UAMP SERWCE FOR AIPERAGE LOAD. OIf .O. CO --- O __----_ 2. COMACRCML METER SOCKET 100A WITH IQ PEA GRAVEL 41 FULL INSIDE ODCKPAD BASE a I Mg1 TEST BLOCKS. 11 u.PAO MOUNTNC PAO.PONDER COATED I 1 TSTSERVICE METER EWNC WHOOP K Y up wLH MWNTIxG BOUTS i , ATTACHED TO PO,BASE TO SECURE IN SO, r B%IFRpR LOOS I P -_J SIDE HINGE°REMCNABLE FRONT UO 1 AM NOS -TAPE. 5. LOAD CENTER WITH A0N BREWER. 2 POUISO CONCRETE RASE-6•MN '/C�1 N 6 STRONGBOX CONTROL ENCLOSURE FULL THICKNESS-EXTEND CONCRETE 6'BEYOND 4 a �® } LENGTH FRONT DOOR,PADLOCKABI£. SLOPE DIMENSION Of ENCLOSURE WI1H Ns 9a�5 O �� ' PART NO. se-I55355 IB'.SY• SLOPE AWAY FOR COURAGE. V1-1 III LIGHTS a75 �.gSyL2�g O I J2. I}. STA ANCHOR 6ASE NBIALEO WRING III SPARE OE A^L7 J. LOAD arm COMPARTMENT.G0SKETED CONCRETE POUR AND CONDUIT PLACEMENT. TACTS p 1.+11E1� PANT 12G1HTS T- OLE, OORABLE IA. OILRY LANDING LVG COMPARTMENT INN CONE I ' IN I B. LOAD CONDUIT FROM LOAD CENTER L- 2-FOIE -I N . ' SECTION INTO CUSTOMER ENCLOSURE -Ii 1P I SB-1062SS.KIN.2 AS PER NEEDED. °0R°N0°E I ®SERVICE METERED POWER PEDESTAL DETAIL W LIGHTING CONTROL DIAGRAM t9 o CODAn0R.• I 11001ON SCALE. NONE El NOT 10 SCALE •;p R CONTROLLER 0 Q I I PARK w U -�leA° RECEPTACLES Z •zyA• SPORE RNRI EERDU CARE RREL 10-1' OUR IOU A am w/0/I6 NnIACD 120/242 MiA. 1 PILA1f,0 WME J �i=o Fg�wN__xL aNc-Mc wau4 x 0 LOAD LOAD MN..WM. 1 0 IOU W i ;CA SPARE i NO nWR Non RRCN4T O2S0RrWIg11 NIPS/ROUE tWN[ m RM[ TOE IM/f/FO[ anon R `g0[RPm4 xe.a MA an $ Z • ma A A� O w • P0Tg4 R4nmu2W 20)1 2 ' i O 20/1 1RRER��zO„o SPARE Ian.CONMOL 1sn 2 25 2e/1 0-- Mt 20/I 20/I SRME I ssx r s SPACE D. MOMSS MOE G N N IL.'S� ynAs 1 gwkbW: L0•D Eq XNAa(vA) A• 525 NOTE:LEAVE SUFFICIENT BRANCH BREMER A. tW w SPACE i0(B)aDOTANAL POLE . G SPACESF(0NO)B001 E I1DCATEO FOR FUTURE BRANCH CIRCUITS. L:PO Rt.1..51 S. PI A D ....OP MA O ; CNPIOM9Y SIM Jm N5 2102495 TOM LOAD OM) �� ASV WO 2 CIRCUIT DIAGRAM 101k L0'° SA"w `7" S EI.1 SCALE 1.10.11131FuNo,INC.0.*1r - E1.1 • -"--a- —••••-A•• A Sheet No. /D et e3 TO COVER BE wRWEO ©MEN -ELEB1qE�` GENERAL NOTES WORKS:, 1y FINISHED OWE (GAAWEI.PAVEIENi OR$00 AS RfWIREO) A SCE MADDED f,.0 FOR SYMBOLS AND ABBR[NARONS 'IDFII:r� II-11 B. CONTRACTOR TO FIELD COORDINATE NEW VDU,POWER y II1,I 17k7I SERVCE WITH POE PRIOR TO CONSTRUCTION. %!�''� .... -III j�IIIi I C. SEE POE ELECTRIC SERv10E PEOUIRENENrS(ESR)HANDBOOK IssIANHJAPN AWnN® 6 G WIIDEO WIRE GIRID- I I FOR SPECIFIC UTILITY REWWE14NiH RELATED r0 SFRWCEma a GNU on CONCRETE BOX ONLY MCNEILL MR 'We' I So INSTALLATION.COORDINATE ALL UTILITY SERVICE REM%RENEMS COMPACTED / WITH POE PRIOR TO COVAIENCENENT OF CONSTRUCTION W OUZO._-1.•L�COR Ic S A APE [I. ALL SWEEPS LO HAVE MMIUu 24'RMUS. \ v � HERS T DE 1'OF r E KMINTAIN A IASMUY OF I-FOOT SEPMATION BETWEEN ELECTRICAL ORCOTS AND ALL OTHER UTILITIES RENTED IN d ABOVE FREE SOIL COMMON AREAS ANO TRENCHES. P N L ii '1"Y BELOW SERVICE 9 G WELDED WIPE EPwME O O P.POWER CNNCCT[ONBEF REINFORCED B.SRNAL 1•2 H WR ® I Low n1�F I NO µL MILL f%rENO AEYBI. B• 1/RI - - - \ OFIB-BEYOND NJ.SOAR OF iYli �•�m DEEP,BELOW BE THE BOX.1.1 OF IB"E I R uREMENIS REFERENCE AM AIDING. (PGE TRENCHING RE ACNRER: UTILITY VAULT LL�Y FOR UTILITY UCIS ENG.EIELD COORDINATE NAM ENGINEER P 46.., ' OR APPROVED ERE CONFLICTS EXIST. is, ®FLUSH HANDHOLEJSPLICE BOX DETAIL B PARK CONDUIT TRENCH DETAIL NOT TO SCALE E1.2 Nor TO SCALE CJIYOP Tigard PROWOE WON $OVER TO O[LT PE ALLOW SEE DETAIL NOTE I. COVER i0 fIALY OPCN. 56E AS SHOWN ON I GAZEBO N LEO DUP.RECEPTACLE WITH WEATHER VERUCAL PROOF COVER MTTH HAETAL COVER SP.P LDCAIBLE, FINISHED GRADE tl A PRIOR APPROVED FOWL.EL WP26^TOR Ye UNN CONDUCTORS smuc�uliEDLLD COORDINATE YnrNPnD�.,Ixo jII Ilk 11=11k�11.I II 11 .If11 II I n-u�n�p�llk �n uyu It�ll ,_ STRUCTURED MAR ,CppOTEMl<Ti ICNFOP CONDUCTOR U) qqqq QI R oE2 ELBOW,24' RADIUS V > Igi L .,Sff 00 005 ,. COUPLER s CO gig �°� NOTE Li77d MIA PA •M • CO S WN ON PLAN .AS SHOWN N • -C MN PVC a ROIL F. II 'ROE PGS FOR E%IER0R EXPOSED LOCATIONS. • . - s( o M 2. PROVIDE PVC SCHEDULE BO ELBOWS FOR STUB-UPS IMWO - . • ^� J ENCLOSURES OR UCHT POLES.PROVIDE PVC-ROS OR PBEROLASS a FOP UINITY ELBOWS AS REWIRED BT UMW. ' 3. PRIDE 3 M UM 6" NIM RADIUS ELBOW AS REWIRED BV POWER ` CONCRETE STRUCTUREOV re VTIU FOR OR ALL POWER UTUT CONDUIT RUNS AND TERMINATIONS. C/1W11IL0L PERSTR r ®CONDUIT GRADE TRANSITION DETAIL 4 COLUMN MOUNTED RECEPTACLE DETAIL W NOT TO SCALE Et SCN.0 NONE S J 4 W 0 LUMINAIRES SCHEDULE " ` 111YNVTT DOWRY Dm: pypy2N2N K CESONKOR LK POST aux O..Pell 1IFN, mORIE ANA LO.WUW.OPE 2 ODIRS,a, THKE vsLEO LMIWNs JIIv WIrNT LOOM ORNRmH LUXAO-A us.. W-TV IR 1 rosloon SONS: ygygyg` N f UMc- - -11 W30-01-120/27/ON IT oa. 6 aN wJ 6wu IL 20-f1 INC PATIxc e1 o0 01 q Ur•,As'm)vn. g NAnol vac wn,1wmwlc AM.1.6.NID AVTFIgTATTO AAXTSO 00 Draw By MJP CM BY R PS SI JR M. 200218.5 1 R wE1.2 1 1",•®' "`-..."CAW Short No 41 d 63 S WORKS: SCE T gD FOR CprtwwmN GENERAL NOTES 'MIN i , i t / �• �.\ +' T� A. SEE DREMPC(IC FOE SYMBOLS 1N0 ARBREVpnoMs y„ � 1 11.- �•-, I F 4'$'0•\ o1 A. SEE CONTRACTOR TO FIELD cSYMBOLS NEW COLDLY TONER SERVICE M11N 1 I •� + I 1/�. Gyre. • PR TO CONSTRUCTION. • , •1 I. `¢F�Vi //i t I I I`� C. SEE ESE ELECTING SERVICE REOU ROAENTS(ESN)HANDBOOK FOR �p}�P �.I j (L I I� -• 1 •/ I/i,Y // / SPECIFIC UTILITY REQUIREMENTS RELATED TO SERVICE NSTALunON. �\"y� V : • c___C--- � / //� 'u, ICOORpWTE ALL LMUTT SERVICE REOUIREMENIS MEIN PCE PRIOR TOt +y/i �' I I I cowcNccuENr of corrslRucrla+ 1 I \� U�` /Myui `y/qa/i / ,'jj1, Nu P 7 LJ9'Y ' III I \/1 1// /i.p. �iy��y f� r/1n o. ALL swEms ro w,�M uu zr wD us.] _ 7fd `_- I \. �/ \/1. 'A ��I I ( E. WRENN A WOMAN Of I FOOT SEPARATION BETWEEN ELECTRICAL 4.11 TL ^F•{ • ' N\ 4•.. f s'� I i ProANNS SAND ALL OTHER UTILITIES ROUTED IN COMMON AREAS AND M N� �_ � I i iI ��yF I I I l , } �' I .1I II NMaw1�`H L T \W NOTES THIS SHEETilD p • I l !lI I1 ± pSEE PCE UTILE,SERVCE DESIGN ref,ADprgNAL INFORMATION.FIELD 1 I ,n 1• I. 1 �,a\ 1 COORDINATE SPECIFIC SERVICE FEED ROUTING BACK r0 EXISiNG SERVICE R! // I II I; ` I �� ^ I I I I APPROOHLIELYOMET]1iN AVE 101A1 El/STANCE AS]NOON IS tliY OF 1 • s, 9 ' I II = , p NEW uE ERGO SER E CARNET.SE(DETAILS ON SHEET E,I. T� and �� -. i 1 �Y- I I 1 O ADORONLIMMFORWSONwMCBRE S10000(E ON SHEET E,S FOR Sr I I l� Oj-'�.=C q&. / I I I O LOCKABLE WEATHERPROOF GOVERTURE N RECEPTACLEGEERAL O(ruL ON SHEET ELE A 1 o - RR•�I�� I ( COORDINATE NS1Al1ATION WITH STRUCTURE MANUFACTURER'S / IIII■.d �. ,^�- I11:11 / I STALATIDN REQUIREMENTS. %/' ' 1 Ill! I• -•I II ■ O NANOFKKL.SEE OETAL I ON SHEET ENE. I II • •�� !_ Y. I `L • % _ • I II IIII' I I I SERVICE TRANSFORMER GE. V- .•/ _ - - �, I •C II I I II I 1 I I i O NNWCEN)1.SCHEDULE 40 uGHT.PTA.. CONWrt WrtH(3)/10 AW0 qu ! 1 +LT-- I Q PROVIDE(I)1'SCHEDULE 40 PVC CONDUIT MTTN(3)/10 ATM (n 0� I ' 'I I I 1 I 11 I __-I —.——.—.—. I I wNoucroRs FOR RECEPTACLE POWER a) I g Vqt J I -' L.ICK M"� o 1 I p5. 1 1 V 11 I g k .i 1 j ] 1 TP,I r2 I �I — • -SEE]�EZ.O FONFOR CONMUATpN Dew 09/02Q075 RwMbW ®SITE PLAN-ELECTRICAL ® 0 A§ITEPLAN-ELECTRICAL g 4 r ow.Ry 'UPEI CMOs,BY SMR $y kp No. AO]/B5 g Raw g _ E2.0 B &TORU N°. 42 of 43 1 WORKS. stsnW_ .....�...r w.dr.. -.r...a vr.A A,.... �,_f _ __ zO FOR CONTINUATOR per_ I GENERAL NOTES ..Ii.-...-...•'w I •Y�2//>./ I I A SEE OIAWINC El F.SYMBOLS AND ABBROAARONS �I p. „/ I .Jul I+MPM1 n' I• ,/�i��-Avo.. �. I & ILLUY NATI.DATA POINTS RAl CALCULATE 00 IRE NOT SHOWN` 1 ✓fir ( I C. NNER WUN.VRE SO CURVE NOCATES I FOOT GNDLE.OUTER —^—Y—�-- -1 •I iR-' I: •l. y--.4,; LUdry ‘ I I LUurwRE s°CURVE No CATES 0s F°OT CANDLE pP�. .04 - R \ koe,..(e •4- `„ I 0 F007 CANDLE SO CURVES ARE SHOWN AS A SINGLE FIXTURE ` L 1 *+.,A --• . '. I I CONTRIBUTION W.SET VALUES E 50 CURVE VALUES MAY NOT i ,y" `^. II � /j1F•i f�• .' I i � N. i ,EH D, NL,, LANEPOINT YALOEs SINCE H CALCULATION P'� LIMIN'1-Y ��` i a` I: }s / ��yj y" 4� I E MINE � (i y V) f , /y I I RACE UN CALC CONTRIBUTION FROM VALE ,SI ONE LUCALCU TI0 — - — _ I�1� ,to a c F-`. ��i�. --- y\/ d. .Y os-roar MOLE i,.•tar,65 , -,-_ � a / ,\ TYP. '' • I }'t' hII i t 2# El .4` A„ i i I FOOT unOLE . ^.+. le'.�„N ` I y i.0,l1.Nply.I .,{.+' � "�_3: y / // r . Tigard III. `.. — i III �.. in 1 ._._._._._.__ yi i !:1: ...4;1.. . Il 17-, ' 1 \ -J— a_ I. I I- HI )-.\,_______]! 1 j ,I 1\I ...�A GEEµ MEPOO l I 1 ' i I ®SITE PLAN-PHOTOMETRIC et) I 20 1 �: i Irk J w a it 11 ...//' ifi SEE 2/E1.0 FOR CO5744U0100 E00 I 3 NW 09/02/202i R..= 1 S)TE0 PLAN-PHOTOMETRIC Dram By R11, OJN4.B BY SMR All No 2002493 . R�VV= — ',R . E 3.0 tirve ramm� om....... Sheet* 43 a 43 STEVE STREET PARK Y TIGARD, OREGON ‘e,I€ DEVELOPMENT PACKAGE-CIVIL SET LEGEND PROJECT CONTACTS p PROPOSED DESCRIPTION EgSTWG W o DLVNER: LANDSCAPE ARCHNLGT'. 3 —--—RIGHT OF WAY/PROPERTY LINE—--— I. GDP.M SW 6LP 11 I CITY OF TIGARD GREENWORRS.P.C. EASEMENT LNE -———- •� 1)Ii5 D.P.BLVN. IIO SE STA SUITE 100 TIGARD OREGON...2 P.M..OR ORM SCEWALNCO0CRETE I. COPIA....LA SIMMERC0NIACI UFNXMWSN.LA BB BBY — CURB --- Z OMW ST: _ CURB6GUTTER CIVIL ENGINEER ELECTRIC,ENGINEER Om®BT — EDGE OF ASPHALT -———- OFF CONSULTING ENGINEERS R6WENGINEERNG GAMUT IU SW ILFuns REGONE SLATE 2W0 W 7blP st €� RORTuxDi OREGON.. CH9.33 Elm PRELIMINARY CHAIN LING FENCEI TEL SVG SOR hl 501392EO0P AGPAVE6ENT fi CONTACT ETA, CONTACT YNMSSUM NOT FOR p CONSTRUCTION GFOT[CHNICAI ENGINEER nRBORISi- 236—CONTOUR NS PROJECT SITE GEOTECHNICSLLC TODD PPAGERAND ASSOCWTES —SR—STORM DRAM — P U SW Mr.L B01�OOEVAIODON�ARp ca. rn0 TER....ROAD LAKE TWI SANITARY SEWER s91— ION TEL 97I ffi16. • CATCH ROSIN alCtNIAL1.NUxE AME¢.PE GECOM.CI,Opp PPAGFR 9 DORTP/E *A rw 64Il62.1.651 I ; MAxHGLE ©Qp * ABBREVIATIONS ''pJ6, E:qN{' WATER METER ® _ \\ ; AC IWKS.ONS CONCRETE OF _P6-0 A AVIMIEP.P.Tx I NI t BACA OE w. INC FIRE HYDRANT NIIIIIINikllij:agd j CBE CATCH BASw PPOCHA NTC.ORICE WATERY.. 6.6 a CL CENTER.. RAG. BTCONC CONCRETE SLOPE CAS METER ® ( EIW,O NOGSION 4 E STREETFREEf GUN0.. 14 FGBT TOP.CIRBGB GPAOEBaEAx TOP.PAVEMENT TIV PlaR60ST SCR MAN45rG. L INVERT TON WATER ww MIRIAM Ye NGPwwu WM WATER METER V MS • gOA =2.6 MATNAN CwiNNIR I 10,5'341'cme SHEET INDEX d a cz' SITE MAP ST/lE T H a< Ti, SCALE Ma HUMMER"ET NAME N i Q co, _ SHEET W �pe COD NOTES > o Xk coo cusTNccoxomoRs L 2. CID N IMPROVEMEMNAN W C3D EROSION CONTRO I.N O C2D O.DUALS CO C31 EROSION CONTROL PETALS m g el .. . .i. °Ti gard, DACE TO fE LA TO FOLLOW RULES OREGON LAW REQUIRESYTHE YOU TO FOLLOW RULES ADOPTED BY ME U OREGON UTILITY NOTBTCAP.CENTER n PION FF T B orwrooR MOSE MASS ARE SET FORM M OAR (NT)KNIT II. 932-WI-0010 MRWOI PAR Q. B�2-0 1-0100.YOU MAY OBTAW RU— (NOiOF THE RUES BY CALL.ME In L...USE MG: ER. 1 (NOTE:TIE TFIEPROVE NIA RER FOR 2—_— THE OREGON UM.NOIWFlCAn00E S MI6 Row no: y UBITER.S(503)-232-ISOT1 O—_— POTENTIAL OFRfRWNO FACILITY INNERS MING POW 00: f EAS l Call before you Mg. Q—=— I- COVER SHEET 4 MEG or 800-332-2334 � z C0.1 i CITY OF TIGARD GENERAL NOTES CITY OF TIGARD GENERAL NOTES CONTINUED T lHE .UNIFORM NwFC PERS"HOLDER MALL.0VOE L C OF A PROPERLY EXECUTED RELEASE AW WAIVER g d CONTROL OSM¢s�FOOR�S SPECIFICATION x�OMNAATS OA DEvr,OF T.N.ORumx.0AVA TVA FIT TO ME 0,FOR EACRO.E PwTURND CONSTRUCTION AClmrc. , E0. EVIDENCE Of DRNROACE RESOLUTION MO CANTER urtsmnox. S 2. TRAFFIC CONTROL SMALL BE FOMM FOR BY ME CONTRACTOR N ACCORDANCE WITH ME P EXISTING MONUMENTS PROPERTY CORNERS AND SUREY IWOERS SA.BE PROIECTFO. CIEMS STANDARD m(AE...ELI REPUCEMEw SHALL BE Al THE PERMIT HW TIERS EXPENSE. Pl w Kiwi OF ME APPROVED m snccuTROL FLAN SHALL BE ANAILAaLE AT THE WORN AREA 211,IiFINa SON wL*Ni.r/K5T T. WAST.INGr Cwxry SURVEYOR WHEN T.NBMium WON WRITTENJ. PUBLIC APPROVAL TNE....OUT„AVE,GFIRST _ a OBTAINED .ME CITY ENGINEER,THE PERMIT HOLDER IS...SOLE NSPECT.,N WRITE°ME N,MES AW E. OMSIY.OF MMELY NOTIFICATION OF rWiFIC FLOW DRRIPROHS:OAREA WIDE ROm ESERGENCVS LE..e.F wMIER OF TOO IRE PERSONS,.HAVE AUISUtS TO _ EMERGENCY ...(MAW POLICE DEPT....1N FRE BRESWE INDIO TOME 1 DAD RESOLVERPROST..TME CORRECRVE ACTON.,,N.NLOtu.WILL BE RESPON..SELEN SCHOOLTIGARD VOW-AVERT. C61RCT. CASE OF ANY Y WARRING SHALL NOTIFY TIE CITYNSVECTOR.NARRG OEMs. — Of ADVANCE WIEICATION STORM FFIC DISR.TION SMALL BE f D TO THE E..HEAR OF OCArr/uLMwILEui CHANGES. ORATE m MOTIORNGPUBLICLYRMEAENT CONSTRIFTION AREA R H.NSI N.BEFORE NG..OE CONSTRUCTION WOK RED . mti M HE PORI I NOLAN Su CONTRACT TO PRE TO E CITY IMPEL IN N Wm'm BE'LN WRITING,THE PRE AND T.HOUR RJERGEREY TELEPHONE NULEER OF A nsxNATEO ACCESS TO MST.PROPERTIES BE WORMED AT ALL TUES.1.0100.0 NORM. TORPETEXT PERSON'RESPONSIBLE FOR C.STRuCHOR SA,E,AS PER OPKANA.CHAD.411. S. EFFECTIVE ACCESS IS ES AND TABLISHED. CI,OFNOT vwTBE CALL.FOR xoMH STOPPAGE wnL Cm ISPECTOR OF ANTALL ASSIGNMENT CHANGES THE CONTRACTOR SHALL OTF.ME PRELIMINARY B TRAFFIC Rsaa ETC.SRA,BE IN MACE PRIOR TORRID.OF > R TOPROVEE F.PROPER NOT FOR CONSTRUCTION WORK AND MACES. BE EFFECTIVELYMWUNEO. I P T-OFEN155 wND..Ew5ELENTS PROP STARTING WOW PROOF OF RCNr-P3NTRTO CONSTRUCTION T. NOwORX WILL BE PERMTIED DUIOC THE NOUNS.D..SS NOR BETWEEN B LOPU TO IRO PENPRO...5'MOOTED EASEMEN,SHALL BE PRO,.S FLLUIY TO TO OBTAIN OR PRO FO CI,SHALL RI.R 1. BETIEEN0W P.N.I BOG♦M.SATUWnr.NOR BETWEEN BE OF RIC,17-0FFIRRY OR EASEMENTS. e E xpTHSHul BE TRELVE1101 PEET PEDESTRIAN TRAVEL SHAWL ALSO BE 52 BEFORE PUCE..OF THE RIVAL I FT OF ASPHALT TIE PERMIT HOLDER SHALL WEAN AND PRO VIDEO F. THE CITY COMPLETE A PFEAOCEPIwCE VIDEO NSFECOR OF ALL KVA SEWER ROES uA BENEnss.R ME FIGHT TO ADO T.FERMI HOLDER DEFICESHALL ES PROVIDE REPMM nwrsa NOME PLACEMENT THE EMILE-T. e 9 .NDOFrC TRAFFIC DT CONTROL MLIC SAExiSA.4 INSPECTION.ANY OBECEHCESSNAB BEfEPUREO BEFORE PUCE.xTORRWAL LPT, i +� I: BEFORE MIMING ANY CONST.CTONA...,DITY. DATE FOR A PRE.n.R'TRA:50N WET.,CIT VS PRNA LE DEVELOPMENT REVIEW ,HE CITY OF TIGARD GENERAL NOTES-GRADING PLAN PERMITS IE'o H OR WILKIE,'TN CITYSNVECT.AT SBB.I11 I WSGRADNG PERM"LSNOT TOLE CONSTRUED... s CPWE...X.NDs kkk TWENTY*OUR 1I ODU.PPRICR iocaMIENCRIG WORN.TVIENTY,.5 G.IHal.PR.10 ENEwXMENT OR SIRUCRRALFU WOW,.RELY FOR ANY STASED CTIO,SEE ATTACHED'JSTNDI AND AFTER COMPLETING w.H COVETED BY SUB.ECT TO GRANGE FENP.00ITY wPROvu OF lxf E..COHRTRUCTIONORIELOPMFNT THt,Ro. SET. H RUCTION 2 W.A.OF MUD.DEBRIS UPON ANY PUBLIC WAD R PROMOTED.THE CITY PRY WIDER 11 PLAN ARO AL L AVENOMENTS...A BE AVABABLE FT ME NORM ME1.L WORK SW, CONFORM TO ME PERKT TERMS CDN.TIONS MO PROV6YONS NC TO THE CT, APPROVED ETOPRAGF OF ROM TO EFFECT CORRECTIVE FFECTIVE EROSION CONTROL OUST um.A4wt,ARV[I. CONTROL RREWXREO AiuL ANT THEAFOFESMD TIMES.HE ES.T CITv MAT ORDER ST.PAGE Of WORN NO EFFECT CORRECTIVE ACTIN Al ARV THE MUST BE.PROVED BY THE CITY M1 ADVANCE W MOMt PERFORMANCE, A. STRUCTURAL FILLS FOR ROADWAY EWISIRUCTNR OR FEES TO BE G.M.TE551vOCE OF TFE WORN.EA AND APPRO1.58150ADS IS ME RESPONSIBLI,Of THE CONSTRICTED OONN BIUDAB..OTS SHALL BE CCNSmuCTEO FROM EXCAVATED...LS PERIPT HOLDER...WORK AREA A.D APPFM.A.ROADS SnA,BF 11ARTAINFO IN A CLEAN ACCEPTABLE 10 THE SOO.ENGINEER A.sWU.N BROUGHT TO OWE N Ong HOT To WATNUT RCN EOF uwwNCE BIH.lBE AvA.BLAAIl NS AND T.WORE OF APFRMDHWDfRs EXCEED..LOOSE CO.,M OBTANEEDaY AAVHO WI°COP.ION 1FSI.BE PRCRaxr OF MAwwM B STRUCTURAL TILLS . N I•. STRICT,PROHIBITED PRO VIOLATION snot BET CAUSE FOR COM CONSTRICTL..E"T.SLOPES WYATEA MANS PALL BE AWLEVED Or' wv IDE ORDER PAW.F CLEAN BENG. .TEEMVP.BON A WORM Of TEN FEET.,PR BENCH EXPOSES SAND SOL UP AHD STOPPAGE LOf Wput ACC....MEAN UP. ARINDERO..MUST BE PROVEDCra wueETr.F REPINED BECONSTRUCT.. 40 IB,eEFFECTIVE0NT..0 RUING TCIS R 0.01..fWSON CONTROL WY DEVILANAT ANT :I tfD Of PIE STARTING ME OR.ROCX wrtx ME NONWOVEN MIER FAOLC,SUCCESSIVE r0u Q O Ei� CORRECTIVE ACTTo R0S1ONPA..WWOP TO ACCMawCIS101FECVIOYER..ONC.IRn. R. s RO ICTEOWTM VERTICAL{LE BETWENTwo TOFRE FEET AROSE a '. Q 5!51 COMPACTED N ROWERS NOT TO EXCEED B M.S.EAWI�H LAYER SHALL BE COMPACTED TO Lam,n xT AASNTo T C.m w ' movERn.DISTURBED BY CONSTRUCTOR ACTIVITY MEE...YIN.wMeTTEER EXCEED BEAR A BE 50 SHALL BE REESTABLEHED RLNSTALLED ORRERACEO WITH LIVE MO PRO MAITRE. ` ALLOSTEDN ME s1T T w+FFII,'.pwTEa.t Fn as BEES A��E,R�B IPA.�NO W €o� T EFFECTIVE DRAINAGESHALL RE SO L 6 ROUTEED THAT Awiwcfsnuff S. THE C.OTECHNICAL.GE.ER FOR STRUCTI.11.1.FBI SH.L BE NOTIFIED 2.HOURS Pi ADVANCE ATE PROPERTY RAUL PROPERTY BY THE CONTRACTOR,OFpurnm BENNWMt TO DETER.*T.WED OR AN MOERMAN W JZ<ANO fENNO SYSTFM6.TADTERBELY W0CDJACENT rt5.1NECITYCTT AT ANY R.OROFR CORRECTIVE ACTT.wOSTowA.OEONwoRX TOACCOMNRH EFFECR+E OANAOE CONOROL UVEA AW iO VERF'EUs'TNG<PNDROxS F �L P. Of LBLLBEDAIONPROVIDED CHANGES. r W THE OEORWNGU EMOE£R9 N 2 Q VATOgBI UTILITY COMRPLYwFMORELOCAT RROCNTSSSTI FXOIORTTO T,SHALL 0 L wm ML ulUn co.wcs FOR IRE LaulCxsnxouLSII.LNIPFBOD TO srwrawaX P°NTHRNcoWENwTON OANtEx g DERS OMLWETOUILs SHALL BE CWLTECTPOATME PERDU HWRIT,.ELESHALL.TrI THE SOBS AND MIL ENGINEERS OF P.CONORIONG M..AND CCORETRATE VATI uDCTMILEA NNNOPRTHAT A t,LOW THEE.BREHCAINrtO R ID 10.CWNANONVONTAL LOCATION OC TIONM MOOR TESb.GMfE.(PPOMO.OR BEFORE OP.IF IpxuD THE R.I.,.SITUATION DOLED CONFLICTS ARISE6EANO REDESDNOR RELOCATION OF FACILITIES BE NECESSARrSHALL BE CO. 55ARrl. 9. LrAC.Tw.CT.SwA RAVE ME SCES EI.GW[sR.AxEECOMPACTCN iE5T5.AbNMeii .. .. pp� A WORN TEPW RTAANCE CE RACT. GEWOR BETE TNEwouIMOVED MTHECM TH MREE TESTS M.BE READIED F.EACH t FEET OF Fu. O N THE..H.ES GI T..ROADNAvS.AT ME ENO.EAcH DAYS wORA,NO TRENCH..SITE OR AfiFCTW IITLDYAGNKES IB EXCAVATOR Nui GORR.xm CRS TSfS.I NHNOLOH T5N 5TI HURT.FRENOTFICAPN 3y91 .DIARY HARPS.,ALF PATCH1.0 MX AC OR HOT LBX BASE PAWBNGI SHALL BE PU[ED ETCH. Of F.TE SHALL BE LEFT AT MP it.IN AN UNSAff CONDIT.TNE wM IOLDERIS PROSEC• HuT.ONi LSL.LL FOR HAZARDS OR D.vaAGE RECULTNF R.THE ORK os R WU.PROVVED FOR UNDER THE KUrtKNOM.RRfP OF S FACER. Z CfT'OF OVERCOME• DITCHES. D MARCH OCCURREDD00 PERM M.DE g Tigard 00105DPEN-E PLC.ROM IIPROVEYENT i IOI 0RAR OIAWOC SHOAT.ALL NEAR IMPROVEMENTS.AND.ALSO.OIlANT ¢IPFTIF�LT KG LPPOVEMEN:W55.WY.UAW.RADE TO 11. MAN DR SIT.RAWL SYSTEM OR FACILITY.ALL BE RI__.... �W'w iOM£gWTr BYARF�WSRERCmL BNWEFAORN DG x1MwFNGIEEPS coWO IRE IIO: 1 T BET u . TEAT Nx5R TV TEST IANCE TRFPOP SYSTCARE SET OF BLUNmE'AB Z9IE EOBOIWTAXi. 5 Of EEMER OR M M MITE STORM MD SA SANITARY SEAVER SYSIEMSI WAY BE REWIRED BY THE 9 SCITY FOR YSTEM.REVIEW AND APPROVAL PRIOR TO CONNECT.CF ANY OOLONGS TO T..WER MINE f 10BFl 1p, E4.THE REPAST HOLDERS ENCIIKERINSKCIOR SHALL 6.441 0.411 INSPECT.REPORTS ON A WEEDY BASIS TO THE OTT,..PECI.HSFFDEVELOPER.ENGINEER AGREEUENITT E 5G O--_— _ 2 NOTES REPORTS FROM THE,RIAIT HOMER SUCH TESTSREPPORTSS OF TUO.IDSD�ATSI.OF TESTS MOOR �PER�HOMERS EXPENSE. 0 CO.FE 10 z L i SURVE1. MIS sY NOTE A SURVEY S: OATS OF MORT Bi.2mN AT amAM. 2. FIDE.'NATIO..TITLE COMPANY wancon ORDER NU 4S14.2401{113.vn.A T.Wirt BASE OF BEARINGS AND COORMNTE SYSTEM ARE OCRs PORTLAND 20NE NmBA2014 A C I EROLKN,O.MI. _ I I ELEVATELEVATIONS a iE NOVD29 BASED ON WASIN 4 OTON CPA,'BENCMAARM.1 MTN A RAs1YED 4. ON BASCO ON FELD SURWYED FEBRUMY 1,14.0 IE 202.. �I L -- BETWEEN MEASURED LOCATES. — - — S. MEASUsw�aw ooa LINE WV g, R Rv,e.RE su LY a 1. I—� •— -- n I l ._ N-�._,�A_•_.—.. ._ B MEua £TTRATE CwwI LO�viZ TAREA OF AM. Or FLOOODASSER 14...F0PE 20111, R ow a� oEVOm er: _ ° .IIlII _ I!!II s, u"�E R ACCESS RO�m NON AB �B. �' 7 & DR.aLw ou,wirosswAVIE wR�vE,Irn RANEsm rzcuw.N,F IY OTTERS \ I CovA0 aia IC?�- E.BNED6�aA n IITION AY R rnwwuRLrzcsswwluENTIF FYAcr LovnwlwuTcoA.,4oucn NE oocs CONSTRUCTION vnv YOR wS NOTLnHYSICALLY L0.1.111.UUNIX RGAS ROUND unrtisWV I O ly- ---. I I \g 6II TOPOGRAPHY LEGEND wee I I ' O 1 L ry1' 7 ' - I it .Y' 6 MC HYDRANT ? CO / w GATE POST BOX * ULM POLE W OWL BO% 1 I I ° I I I O ---___ ,, _ OF SANITARY SEVER MIMI. till C !l1"V\v"2 II E I o >i STORM SEWER CUL.,ENO ° a STORY DICN INLET I I A \ Q:- STORM SERER YANKSE 1 R ] °a. I ,. xawaus mEE B I a^ I = a I TP E' EIERR.TREE y { I I 4 P I _ Y`,• T VIA.la. Y �2 1 R I ' I ' I A N M WATER YALNE Q ..O '( I a [ ONOEE d aay j I I ; IL. IIhIi EOCEO PA4MpT ow_ - FENCE AS NOTm N Q Q H I ° g I Fay—ss--g -—I-ss�—n —g__ss v TI ____A_ ____g ___STgW Flo'wrv[ sw x� W 0 '--_-__ —i. UDERWOLND CAS LITE X M I —EROERwouND fol. Q d d a GTP R. uowaw m swlTury SEINER UNE '° $p UHDERalmeo — ——� � /A —�8 UNDERGROUND STORM DRAIN U UNE(OS) m 8 I G m uNUAwunm MTORX oI.NA UNE d RAIN LINE(GIS) UNERRGRCUND UNt I MERINO DEUR CN F cvn /I O s °d 9 ° Z ga $ 2TiCITY orfd I;R�OFAWR,'IMAM.ED z._____ ay1.N 1003 POW NO- __— I V BUIUW POW NO, SCALE I.,-,nEr 0 EXISTING U. 3 y CONDITIONS I- B z CO.3 i�.1 L.J.n\ o I '� \ SHEET NOTES s I ` ARE TO E AGE or a,rrs OF,AGE or WALL Y d ® PPao Ec CIE oNw.t�13551a.ESN g 1 PERMIT OM,AND ca+sna GTED UNDER SEPAP,E 1 tV C O y >m.33,c KEY NOTES 4 I .®c Ean.,wai3w, • 2... msew + . OEswwrwu all c/ i / L� I O PROTECT FENCE N N�.ttEss a�K — CJ E,�.'wE.a. I s SIMON.GM MDG„Fn awNo 1xczD PRELIMINARY 202.53 LC NOT FOR ' j��" 4 w�scO -. I O I I O r ws*tiEw,wE,E soewuN one N5+wa.D CONSTRUCTION 0 0 ro:,�, s _ Ss I I \\, -� a "s,tiEw:NEt.PER 10),SM g D 7\1\ m,.w.. �n I 1i C. SHEET LEGEND s I i --_ EA9ENENr E ° E>u3,DIGEENt I I Gv \. i.L Ex canonE J I \ 4 Ci n , .-1 L.— a� I u, 1 �S e._�J �` - mreErEDE3s%PENem < -1---J— J I ss ��I�' a• to , 1 'E/SENEN,' © g 1— owNe N Q I I I w sag I _�—F —=—�f/ I a \ I II II elIn Il ; °I Ti gar d7 yAV USE No CD Z .wa PEs.I MO, 3 0—=_ S V BUMS nwn ND. 0 FRONTAGE SCALE Iv.-s MIj IMPROVEMENT '-- PLAN 3 D 3 .. 2 cI.) i I �Ti �®` 1 �� Ty . ,� E _ r r� ....e.......•»-- e as SIDEWALK ADJACENT TO CURB -........ - Y- �• A Je.1-",—I'l— �'st � PRELIMINARY F•. =rMW .r+emx• •.. a NOT FOR DUAL BsrTT)Iart31I31R CONSTRUCTION TAKE A SIDEWALK AWAY FROM CURB ,-N w•~ Fry W��ry•'.... `•„ NEM "-y er li e.:u 1- ! K.� rfY ri4• L`OR'�,...m.1 � i 1 • orptirmen �5 - ...1' .one ._. ..i \_.,.,,,^—•_D IA a}5[..-5p5pt'' • '�'. —. •q' i. . LIAR OLTA. e.....AN.sew..-..."". o• .�.�d o o 11 II An I CONCRETE INLETS 4-r-1 A 3 �\ I--e---leo- { TYPE C6L CD-2 M1_ -e.t gm.vs 1p�R •.-_.r ., DETAIL Iti n.b."ve,v w tot. COIICR arig....W� _ NBLWA1 C wR c ...r..w CURB OPENING w.e "� 9DLWALN -+•a .dBl'. 1✓Pi�+•I RDSBB 2U ENeOive June 1.2025 November KO.2025 ago oH w LDNP.CMLD SDBCRADE to wD CC .VE 2. LEVEL : m " O COYKIE 10 N.A wdNU110 SwfNCIN Of!OWNS.MIEM M 1 ANIS A WBE ARO., )AT[To w1 ""'Ce MM CWB 21 Al[Kn Cr:LLO Awl. •:•-•:•-•: -•�-•:•�.. ....,:..:.. O)Al MN DX Of MCI SI+OCANCS .)Al CKn EM Cf OWN..S s).1 eKA1040 NITITSLAw W 1wl VAN..M0 A«WI `COMPACTED Mr O`SUWASE ILO OR BOOAGGREGATE e. , emronuwa!rx-uo.aasn,%n-:,vwrE,,;n'.e,s�NrcunRuwwSLR.. COURSEwR.A.,UNESS Of Yi ,.. ,E[. O ASPHALT PAVEMENT SECTION 2 $ A Y.On.MD SC Col NON Nun. SCALE NTS CITY OF °Tigardt B.tt BOCK ra0 R 5/ -.ESR SIN c WM BAtt 045 Sn t BC P.. LFfAAO[d'SI L 5 eICRiC M o(P maMK 5 QL RR. U I OUR.iOCaW EGP —max fAO1NO RRaO.9[Xi Q MD - NO,N B .[Accras NAV.. C Ff mL BE ON NAB WAD II5E N0. �t Lea O ZRRROOPEROTN0. A. O wow FWFr lw: 0 m too ou 2 CIVIL DETAILS 1M culls a ourBu 126 I-r 2 C2.0 i i CI'UAL. a . . ?�- i SHEET NOTES .'F EPOS/ON SEDIMENT AND Pa.uaDN CONTROL OF ROADS PIPES RESTRICT..CHANNELS d I�` LNE 2 TNE IMPLEMENTATION OF uru+oia�Pr,TIE Dpsc ESPCP 5 G d � �, -MAINTENANCE Taesrons0:.moEw ESTABLISHED ETED j �_--- �!� 0O• / µow ` NTER THE DELARAGF I_ -.�� lJ N—.j.—.— ROS SYSTEM E S ro AND MAIO.LAC.WATER DO�TEECOMMO a,o Is- — ; 'I d I;Oi �.�.'. /j I REQUIREMENTS n NE gESVCPE 9u,[:sx,iy Eµ'" =O ft Mw.— L;— , �•�• i I `. / '' ENSURE THAT NEEDED WATORN ER DOES NOT „•. — e�EsrcFK.,,E.c ,`a I ' '/0/ .inwv.,coxrws,w.rm�.,:,ice,:eoE. E'cEswE+To ENSURE(��1I' . ,�I I I / /' s NOLPSFLEnc.°A ST.NUED.EVENT sswi.BE wvEc,ED PRNOT FOR ELIMNARr •,.'1 d \fig I 'P' � tl I I / iN. O �� .Dias MAINTAINED u�EVEwcE.wErxawrtrw n�E x. CONSTRUCTION I 1 \® e/ 1' w. i �~ • SHEET LEGEND I � i` ———— nnrEnTr ONE I j m —r o a CONTOUR €;g; ogilI I I 50 EX DDHTDUA AVJOR E1, I .N Cana N Nr oN d % R `�� tli I i \r} j u9, w onto coxrDDr,wwwx i I i ------ Ex NTo waix • a I I Q —----- -�- �'i � rncs-ac.,s ow.m,c r.o. s ��///f)// c\ \lO 'AV PROTECTION PER 4M5 • • I A d pl I--- Z—x— nf.�l \.13. I• W 1 I I '7 ��VN1 s` CONCRETE WASHOUT ©i �i I.▪ I 1 I CC _ i1v-�---- ---- TP 4 / •\ ,� a iiswswE now oaecnoN Q iii v3i dI �meE um wart ---.- V II`II ~Cl. p1p4 gW E,NscNENr _ ...,1- N 4 I ss_s is I- s w 8gt. ss— n Ty- a I I - -- (A ttu ot a a ei \ FiV i i 4 I Z' I d . CItY OF it-Tigard d N9N:E/.ZnT YPND,NIflrt cc 01)pow ma l'. 2— 0sm.00¢routNn: 5 0 mum mart No. cC—----— SCALE NN-:nET 0 EROSION LL CONTROL PLAN s o s io z C3.0 Id c.m.wzH OWE ... rc 81. a e I L.i;IO'I.,.•11 OI'r I 1 ^""'�R✓ cw,aa .om n... 314: V%y.v4Vi 9` et am ft MOM lit — I Me/N I .➢ �`x PRELIMINARY ,,we W.,..„Fl . ti:4 i' a"�cr•• FM NOT FOR ill ".. CONSTRUCTION J .. nW.s+w !macs: Fi(�I$ CATCH BASIN INSERT s Aw.nvs.Wew ;! • MILWAN NEW , ....x ux_1 ca..1 n.M r .14, °aTrewa.o nl 2rrrri. O'�'iTi li, m..Hm¢c_e e oe oerw.wem o":r ao FgE rw FrI eve„Hva 1.„No ,. INLET PROTECTION C eanl 51W Swice! WATTLES UranWdhrrrSetviceA H 1 .W cRNG NO.920 TYPE 5 .rHsro.r,.a cHAAINc NO.!uo 1 he d• a 0 aqk W N,ET 8Qa u) W R k Q1-1.1--I --MW—IMI k Jill I li '' GI 9 6. 1 IOW. ANOI!.E,aaWAINOOf.WOMNT!ucxMO[OU.LLOGRTKWW1=M °Tigardl W*4SA WrwlcEAtt896E JT.EWPM Tlut!& 2 W1ar.le TX r LOWIWASHOO MII.MIMl.@ OS PROMO n01rr01w WASHOUTS Af R!W.EDTO NWOIMOOM MAOI COMMON! PAK MOM IP101BOIT 1 FOR IIIPUL._F O NR Tcxs EIADW asaw. 50.113511M aeuEo itm l)PEW NW — O CONCRETE WASHOUT well WINO: 1 SC.N.Eg Na 2— i II-aWTS WTS.r In: Q-- O EROSION U.CONTROL DETAI z C3.1 i DEQESCP NOTES 1 200-CN STEVE STREET PARK tr�IE�E?N ,.n TiAcAusTG.uRVirri rNAAEUD Fo 211nui.aER,: alit afocEsry Nsrfr ri"s •• •1 . .N1Ew FaSTCRMWARR COTRD IFAVRFSE.GfSCP aVSICRR.BLN1`STALLERBSFE SECROAIO:AS Wfll AS rtN N RE IREREOR STBE12ADFwARNER.,AT DEO1200.PER.REEPARNENTS.ISED,EO, WASHINGTON COUNTY, OREGON -12� >INSPECT.LC.x,R EP IN OLD VI.D DS,� Rw R G R N&I�nDNUDI LOCATED IN THE NORTHWEST 1/4 OF SECTION 36,TOWNSHIP 1 SOUTH,RANGE 1 WEST,WILLAMETTE MERIDIAN AGENT OR ME Local NY, LIUNICPALITYiR;C5 CNION61:1 E �RFA<r,,1„rzt OFINE CONTROL MEASURES.PRACTICES 1 200-CN (1-5 ACRES) EROSION AND SEDIMENT CONTROL PLANS INSPECTION FREQUENCY "" w Rona ME VERrTlsfcnaxsNNoaHI srtE canarlONs RA T SITE COMMONS ISEcrnN.ar I.ACTIVE PERIOD _ oRTuRA.wcEN ES 'NCI. sip,,,,, Nrc°issEn"rR moEO! ! EEE ,,,, t s"EE soaav wDER SPEcnc mxGRlwsPALT.C.O..DF ME SPE cPf!o!!!! OFAMY,LCO...a INOENPERIM REOLMOSED N.CTIVE.REAS FROM DEC..asro PREvurt sraww.TER FRou REFER �SA RUc C11ETIO P Of AVAILABLE r-1' - `;I; uParhb.' �',r GREATEER MAiNNE iwRTEEN Fn AAREA ov TTHE`L`WINNE¢it ST.muZA.w MPS IN AN Po n:c`xisEnOxvEl J.✓•` .,�� CONSECUTIVE CALENDAR SECTION uaTNn,E BEEN rnwErcD,oTxTCEPm MONTH RDA 6WDTEGT,sYGas,MI,LD. EA,� RRAWNA ,Ap NEDE,.,IH Trfi.).!A0 f CLAYS RSl NO 1155 MAN I.CALDRON Gvs APART THEN N TrrE wEFE °NE NT w".,� c Eusn. STANLL..O rII. IIs Ire* t ;1`.[.`T=AIr 1'• 2PERDOS IMENGWFSGH• OWE 1ECEEs05E AND PRACTICAL.NSPEnONS IAST OCCUR VEOED,EDEXTRzERE,SN ENT AD SENSITIVE 66MT..,A.OT AR TO EPRESENTD SERVEER6TNG VEE,ATCN WIEN PWCMA2 UD REYEGETAIF OPEN AREAS RE-vEGEA,E OPEN AEEIS vmEN 50*01 nS .ANGRADGHD N ROM SrABLMAnO 1*4 J1. -:, -� THE SRE IS I5,GGEsvmE DAL.Al A RELEVANT +wLR w CPwNS IRE.,. ,,,,,,,,,,�„R •1.PW4M EICPORE.RD AZTIAAINNGOR ONST/IL NDORIFYTIE,wEOEVEPE TE SEEDWU'VEC,W326 CONSTR. �•R� l v* WFiONCtELEMi WEATHER LOGTYX.OF THE ISCEfMGWATEFwODY. �•.��a. TLI:NTAN Al.aLNEATE ANY ELLR,NG NAME.E BUFFERV.01 ME MEET of WATERS OF THE STATE iSEI:Rw uAI BMA. 4.. e 1 F.PERIODSDORM x ACTM IC VISUALIONSWFDU.T�ELVCREs.MAYi.Y BE TEMPORYPILY POwa TIuwM A.j ,�:el�ll: • - ARE SUSPENDED NO RUNOFF a+AMEN WGTrtRcaaTONS MARE CECRARCEs WELT. - LNsi.LL PE.$VETE� SECo.F DP5rW6vPCE.LL¢1ONt'EipW DRAM F¢FT PROTECT.AS wELLA54L 5EWENl WINS TRAPS COMPOST MOO. 6 VMNFLY WE M IROLFN A.BARREN .USE 521.)� CONCRETE TRIER WAv1WT '+ A CONTROL BUM RN(F1.0N RATES..w TOT.ST ',SEA VOLLTLE TO WNW/EROSION AT W'IETS AAO DOWNSTREAM [ONmRVCTDV EHTRANFE " " �I; .-t .- DURING WHICH vISULL MONITORING INSPECTIONS u..BE REDUCED,D ONCE DUST CONTROL lL.LNAE,5 E..15:NU..nwm J ,I srRucna ACTIVITIES Noxrn wHEONrELr RESUME NavIwNG UPON THAWING,. ,sue as rOOLImLCR�WIIPEXYFE IIRLEVE, oPERL C,E ibI1,N1E 1INIT�.,DRAw.."'A,Ni NrDROSEEOING `°i 3;1P=l ^ CONDUCTED AND WHEN WEATHER CONORIC S UAKE DSCRARGES MELT. e ONE _ • # _ IMaF Ben ELY DURING 16 RE AWS/11,1 TRU°,MOODIER 000RTE EMIR..WASV.AREAS BEFORE GEOM..CONCRETE woRC CA551NATURAL •A.i'LN Ft.. -A A x , ' FROIIJN[OHq,AYE AT D Tr P ...TRY ON RI CISRRBED�ARE,ASA GRADING PROTECTION-„O w,,,,,,,G y - •�.R S R ATTENTION EXCAVATORS,.NARY TEMPORARY MAYOR PERMANENT SCR DA�IT..TDNMF.n,R3 OUTLET `I► CITY of + LMAIVA=LIF ENT,TNNA,n5NFA5l,t7ETTRE ROFT�S C EESTNG�GE,ATDN T�, Y. O SL S.OPTED OREGON x� Tigard A Sr w 4 AO wASTE STORAGE AREAS MO O ER..TawwATERCCONTROLS IS..i],1 YUB/WFv,FENCING k + -- 1. �F� TAN COMES OF rm.RULES R.THE CEINEN Cr CAW, .`I CONTACT THE 16 KEEPµSrzECON` R WS CLOSED WHEN NOT w USE.FC CLOSE LIDS AI ME END OF THE DON... APE`S OAP FOR WORE SECS.,BARRER N CENTER TTERY23. O Rr ME CENTER ABOUTL.,ME RUE OATS!AFORE 1�ERFFRC1 ARE MwEMTDIE SUSEDOTTEOPMREVOUT THEDDAY.FOR WASTE C1YOxu`S THAT DON.PRELOS.PROLOE WIER SOWNG � U AN EXCAVATION. nECATNA6.651 TVq 's YOU 6EEYE . AN' SECP1 DDIIIANMENTI(Y ll. STOMA CRAM RSONLIRCN x I P.� - rl�.) COMLEMJUGAN EEGVAION CALL SaTa.66mA NL55 T T> .b' \� LOCAL AGENCY PERMIT ONTO PUBL.OR PRIVATE ROADS...PS 52CHAS CO.TRUCNON ENTRANCE GRAVELED SEEDINGSTRAW WATTLES ON AND s, T- �f I CITY a TOAD wRLC MERV LEROVEMENR WARN No tx.x EOONPANED,EATS MO RAPP PG`EEAA...GRAVEL ALL UNPAVED ROAO6 LOCATED WERE CRUSE MEAT TM WASH MESE DUBS SYS,EM At UAW UBE PERIRT M.MrM MIST BE N it.PRIOR TO LAP.L6TUImNO ACRTES IBELTKN 22F1 ,I. NTRUCLOPC.nMATED SO.FROMM5171011 RDSEWATER.RR DTR,<ES.ORANLOAD5.SITE.PEG°.22„B G�.MEa�R:� VICINITY CU aGCL ROLPRO Ow.P ANOCTN I.VNO TME CONSISECTRUCT.WAR..CONCRETE WA.v5our WAs0EWATER FROM -•SIGNIFIES WILL x',STALLED..TO ANY GROUND D1Tw0NG ACTIWn. SCALE NM SHEET INDEX 21 ENSURE THAT STFEP MERE CONSTRUCT.AGITATES ARE.1 OCCURRING ARE NOT OISTU.., KR RAIN GAUGE OWNER ENGINEER 'MN I.0 _SHEET DESCRIPTION al N EL FREVENT SOIL COUPACI.IN AREAS WERE FOS,COSIRUCION NHL NATION FUGUES ARE,o.1,151.LLEDISECIIn an a11WF0 N.CONSULT.EIDNERS BMA ESCP COVER SEEI l) OCAS.nwoa ASH CREEK •AaTKARHJ CONTACT JEFF P. CONTACT E55.3624,PE EGA SCP ExISTNGCCROMENB p I. ES USE LIMPS TO PREVENT S WORN S,ORAMATERERPUSiE TO RALWARM PROM 5NL2 vEN¢E R.fg1NN.ENl F.m. L. 'NORTH SIn SA'NALL&ro H. MINNAVNU sun ®p PwTAKE AND STORAGE,orMR DLUNNG AND MYRFMVCE AGITATES AID WASTE RA MO.ACTMTE'S MESE LOIENMOf•I23.76-WEST T.P.OREGON3E PORI..D OEGOeFm,EWA ECM ESOP CLENNG AM OR.. uruNTSrruL<FUEL IfIDEMIAJC MP AND DRIER O.FF.MEWL.AND.01E,.WELL AS DEBRIS FERTIRER. P M1T NS45 PRONE M}NJ-BEM EGA ESOP U,LAY I.TALLA,NM AND RDU CONSTRUCTOR r > Li ,LEES AHD HERBEDES RAMS.SOLVENTS CURING COMPOUNDS ANON AME5NE5 FROM CONSTRICTION OPERATIONS. 12,11...122. FARR PAR.Je.02062. & ISECTONS:I.IS AM,2R EEOSA ESOP FINAL STMARATION Y. Lp ES PR°"CLEF'�sSPURSiA.EPPASESEERL1EBSEEASECT°I''u°.,;w`"19E BEENO...NED PER RECT.22R"msTAMPEO BY AN MEG. PROJECT LOCATION PROPERTY DESCRIPTION ARCHITECT SURVEYOR EGA SOP OVALS `V) 5^ 3 j eO/REPO SOILS ARE USED ON SITE A SEO101051IN BASNINPOU1EAREN7 MUST BE MSTALEO.IEEE SECTORS 22„AND ,INb1O.WLAV H 50JM TAn01 SNOT XISISECBCOO,v TU RAAUESM.4 TAMS RI.uR A RROnoE ADFnnTENDFIVUNFOV ACaERLA,EowAIER ER 8*115 050000 AND UNtWIAaIM,EO GROUNDWATER SEEPAGE W 1� COUNTY.ASNPPOTON M PROP0*10INM IIwAa 1HESECTION 25 TOW..I lSSY CEOs CONT� P.C.T BE 11 xiI.NSON u csT'O IS.oxEEOUDOSEGON RN SUITE IOC w PROCEDURES. _ _ _ LONCAETUVEE•1210D11T'Es 0LRNCWCORRY OREGON NAN MunswF PHONE.005]wu,*L.E.0 PERMITEES SITE INSPECTOR = R BRAEMFMR40.TRAPANGON EVENTAPSWTEx.PNEABOSAL ,FN PREVENTION SIN DR E5PO5f;EWANE.TEXANCE ev1Qm�"^tNpcm" R'^PA^®`VrbWm^N'Mam^ AREASFF WAS AND .N auERY NO SIORA.C.5 LS MAN. SIGAP.MO CO ERE➢251 GEOTECHNICAL ENGINEER CDR.sAWR.GENGY SCNEOR oRA X.USE w.TER 5ENaNONO AGENT OR OTHER DUST CONTROL ROINDI.AS NEEDED *50020WN SOL SECTII I2T 0E0TEF.N.CS LAC PN FAA Ui ES%.DCNw t01fl00 WE 5U5E010 REESnABI15n vEGEIAIIOMY5I FOLLOAn MA AOIVPFXS RFCOM4503.20 CONACT MAR PE GE 1 w AIEE� ZORFEE ISESSSEC qN SSUVAGE wAlFA E+fRpSE C.lIpx SURER USMGI ELSE iFR'LNtRS wTNx Alr MOrtOAF CECEN OM DESCRIPTION OF EXPERIENCE. 0 SI rtAo. Y ! 1 FRG.555,./49 9 X ,,PA ,NEME.TMENTS.S,EMBF RE.Ar"!E TMD�DAD,.,TINaDG°A TEARITR.,IDN.E 4'7+SEDLExDR U oT,E?IuuS�E ERAov nI EAPLOYEo iaA R AN aEDurTOx.xDNWNExNEE RAh�wuuCINc m4DP xIENLAn. rs u.°OrAHuvR06PFwIR5EIu0fVw.ce tN'Fv AA wu 3 a N Fr ARID FREaECatiMiRRUTVZUREA �AVA1iNOMNNttitec 1REArNExlSrertNAJZOR�aTO C w"'ENIuicTwR sPEcilTaN.scrnrizBi�EJ` SITE DESCRIPTION ! 0 ro-wnw, NN,RNLI r x N xT ALAI a 10AE1WAO110010EONGESUMA6 EXISTING SITE CONDITIONS TOTAL DISTURBED AREA ENGINEERED SOILS. i, w TrICIAAEHIL NO r ANEUS,NGrEES6WpOp PNbLRISUNR¢r A0PA49YARFA N,ix .31L SF.DY/.CIES USED OXIExl If EN EREO SOLE ME NRI:NEM D 2.51.0212 BASED ONW G RW. S TNES ZENTFER ENGINEERED SOILS MR EDIOBEEDsECRENT NI �ORNG ARAM a Rc vuN45.Isi BEEiTRON Shc COMMONS.oPRENANEN1UAWawG�ESiosouG'RAAT SCR TER50A CONVEYANCE WATERS SWATEERSS LEK00.10 MEMO SOILS I.NOIM SOT L13.COVE SIT'u4IIER STRICTwLE ON THE PROpENTY. CONSTRICTION SUPPORT ADTVITYOM1uIeE0 ARGa.PPROrAurEIY OAt.CRES MC WRE0,SECTIONS ZAN. 0O 6A,E 0re w`eN. EP iEEKEE RE AI1002552 SU�FE�MDFUtE II IFAGESOETHWTa,rt ABOh tRDMp HENCE rtID9T ANON R000 NOTE THE ROPERTYBHWM HEREON 1 HOT WRIT A ROM 20NE. I FADI020IMECOES WILL BE EuroaEMIJCICN APEC 1Rrt R£AUTHORIZED NONSTORMNATER 05CNARGES: P-&�, SOL CONTAMINATION THERE S A Po,ENG;NEE°MR DUO CONTROL WRING CRY NODS MERE 6 A POTENT.Dui x rOEEGn0 rSEiD�NIRftNE UERErOSUO AS NOBASI REIOCE SEEDER,REFUTE II HEACHES IW080505CFPTn ROPE GROUND OCAT N NATURE RE OF CONSTRUCTION ACTMTY AND ESTIMATED TIME TABLE WATER USED TO CONTROL OUST WIIUSCNMa FRWDE SITE AFTER PA590G0M0IN GTCRBAA6.CLEAN OM 6ECTONZ0IT 06COVERE000 ILSN TENT4 DON0TE RR 0E ECSIGEA D.FOWrAARMIEJ SOLS ME UTM,INSTALLNRO02 AUG,rsT 20E,ROAST Ant PORUETFRE CMEASYRES.CU6,RUCTCNDEWAIFA,GARM,FS AF NOT ONE0RC00 Fa1Mf M WN/NZS REGIME. 129i µCONSTR.,. isA UTq 3,SEPTEARER imSI B.Cst UON.0..NOW. [RPMAD E...I.DAMN.I55C IA, R,,,, T. REIENTIN CARApr0N�l00110*05EDSTIEDu0 ERCENTv1ERE0010.0A ALMCWPLFSEEN NINII NPuauENT WwwIBER Rut ST.ALPATIx DEC OCTOBER NCR IA ECRESET 2SO'ODENT5 BEFORE INS - I T D�VELOPEDCONDMONON P xvmx PAVEDDALS Pu.AREAS.2D APAVEOr3w5ILAR POLLUTANT-GENERATING ACTIVITIES.EXPECTED owaTEFu°yl FILL rE : TCEr. NG TRTRESAE Tor U51oRAGE ONO, 15 WPM N NOUNS.RGNE KAT SEDIENT THAT HAS LEFT ME COHITRUCON STE LUST BE REI.EWTED INVESTIGATE THE MRVuiWIq IAEA O Trt SOUTH, REs CUTA.V.AC REUSED AS ELL DLY INHON6rRKNRA AKAR WORM° ..ARR•ISECTIN J. g WAP•rT 601311AMRELEASEo 5E0I01M�NEN5LITEP5ff= EO ATZ.RGE O i05 MEOREGDU E100551101 TS A11iO as SF NO,NAL MA AGOREWTE STWLD BF FOR,EO. rDURS.AM wGT EIRCIt2I'ONu�flA PERVxxJS AEA 0,55E•IAA ACRES CCLEDEAR.PAU..CRUSTED ANGULAR NOCNSM NATURAL.BUFFER ZONE REDUNED0ME[ .NOUEEOAREA .IIESF•OAOACRES ME EPOHWICT wL MANTNN00610 065RSED.TT.M.BVIFEREONE.WAG COSTRKTON WS"CAN GTt""'""G OR DRY TEMPORARY SEED MIX OPT IONS' Trt HRACEDA SCREAM TIE RROrECTEDAJEV. H SWFEENGAND WEIEPoAL RGci W6iBEB POI R¢FIIaEO SEDEDMEHYF,SI SECRM Z1191 TOTAL SITE ARCA MIX MN.ICU U,ACI pN^Br WSL 0.000 Esrt2WI5REIAHOpsrunm2ACXE6 NAYERRMAx1NRr CEASED a+wu BE EA N,sF.Iv 00000 ,y Lvrcl SPILL RESPONSE. 01 rtuwa01150N EFI�J INORMCIE CALE,.D.N OL.0,,,,C«6s.F1 RECEMNG WATER DOOIEs A5*59ROWERPIT WILLS SOVEIOFACSr�ISECr1lD 2.22.4NSSC NIGE OF L geS,A CLEANED UP Me UNCESSSHHALLLED OF BE A, AD NO. 20DN9S • OarIE.,,N E - _" ..50K A TiBuTANyEO FREE) EH NNE, •CREEPING RED pas 30 v REPORTED To ME RESPONSE SYSTEM BEN MESU ISNTI4 w¢WNTrinEIN, ..c oE�F NEEIEN�+I DAYNE ADi.OE.16 WO.PA RESUMES ON MAT PORTION OF THE WD-I6FiiID1 vOSEt2xiT1`w of c�cMtw`B4OwCE�SCC�cosr uiSCHONE TMNISMART.CF MEivuwRIUAL MIN TO MESE WATER NE icrNEI5 •TURr TYPO FESCUE ISM Dr HER, ID E u WATER 23.DO NOT o REMOVED D Y M :�,.=r mvi ESE c �0,.a.TER , iEo BGaE$RIVEN EEN ER I EA EC1.0 .PEREl COVEAAGE ISECid 2221, MERE ARE NO IMPACTED WATER BODES W.TNS PROJECT. SheeIND, 30 01 39 'cif G' v-- N xrm SHEET NOTES ,. wvRwu 0,144 EROS0.0010frATrox CONTROL IFSC)PLAN OCES MOT CONSTITUTE AN PERMANENT ROAD OR saaiD.D....PROD.OF wm LOGO.CDsMc,WS CHANNELS. I RETENTONG CETTES,O,wnEs.F,C.I •—•—•I.i.l—�ma-i��F m•a-mo L u4 4 LX'i=LL -•L-�� l 1 -- I 2 WNsTRL,nw THE n,vJxa,Irts[Escau15uD0E TLES.ESL MUTES IS T,E' SPONSIRSITY S TIOxwnsnrnc IS ESTABLISHED.® yi PERMANENT rT. nIE BOINO.E S R,IE CLEARING LAIR SHOWN ON iI LL ;I i S. MSN.w 5Hu1&0.unr FLUXED N THE SFN P 1 L 1 PERM I wIOR rOpCM5in611E,gx.9ErM0IRE RAGGED CONSTRUCTION SW 84TH AVE 1 I SS` 1'! i SHALL BE rTTRuw.'unio eev Tm�rn.%ioa PUGGING __ 1 / - fi i I awu,cxacanmuc,nx. _ _ �--� / •. THE SY FACILITIES SHOWN ONTHO RN.ANST BE e I`^ � 1 rl cox� TRL ADDIORoxcrEwwmN ALL gEumw MD .—.1 i—•-�—— ` `I 1 II I I A.9 TO FLAME ACTIVITIES DµENr AJO MOMEN SUCH A T LADEN WATER DO II ^-` .� }, 1 I II 1 MLnTE.vrtivsL EWER THE�Bw DRAINAGE SYSTEMsr.ra.T+wvxrs on CITY OF ' T 11iMSFORAH;Co.Ds;EHE Tigard 1I , I '/ - I `• 1 I SEMI xl AND SEOLExr LADEN WATER Do NOT LEAVE '1Iii 4 ! ' 1i4 , NSCEC,EONm:NW,ME0A4NNIM OEOIa'E ,,r, "'444 OR nTiHN nE HWrtS fOUOWNG•sTOEU Fhxr. I II \` — .,HD sE SHALL MORE HN�ErDG D MOMENT SE a) R?� 1 "�'-_ ��I ALLOwE0,0AOgnE/IAR NTNNA,MwEp pTON {�•• x .4h. . I ' •—,�-_A—• - 3Al SHALL ALL CATCH w,°PT°RB.sNsuowrrvEX/ACE LINES SHALL X I i ; , �Alr ` —1 , DOLLNST_SH RM..Nuua• NOiNipT OPERATION Tg P RI ' T EM I E sABLIII w.56v5rmuc,EHExmAw:ES SHALL BE FE A"•ga~ I I ® 1 a INSTALLMAINTA AT a°CONSTRUCTION E .. -L cn > hl /` I _ 1 _ POMONA.MEASURES MAX BE REWIRED TO ENSURE = A— —• •—t. —. —��.�f r�;r—.__. . i—.—.ERR— —a—A—..'�-1'T=r�-r-- DNAT AU.PAVED ARM URATION OF THE PROJECT. KEPT CLEAN FOR THE 1 ;, SHEET LEGEND h OR 49 ��.� a wau qq I I I I I v~i I W F- I W 1 f. MET OO�LTS.PER CFS 0 I ' I icn0 I I R --—--—-- -- 5 I - SURFACE FLOW ONECrq•R ,u ll.l () I I I H 1 I i E I � =� Dal. 09tl2/20I5 Fmuau i t }} B CD Oran Br r Gl.9L raEM B CA I kE No. A074A5 Rpm ee u SCALE B m EC2.0 30 •0 SMre1 NG. GI a 39 I kpff ,tk,E'E.�N. EROSION CONTROL PLAN NOTES I. OF WI EROSENSEIMMEAT AWN E , PAM DOES HOT OMASmUTE MORRO or PERMANENT rSL CREWE IESSID.EO_SEE AROLOCATEe OF ROAM R STRI T., EES REM..FAMMEs LEWES. ° II iwlFtATEOFIUJtRSEEfR.Y<tl.gJJlSAxprti rtr.,iHE — Yi,w.,.-i-A.f Awn i�meI -oimL�1.'M 11�flr1 -.1- 'm.-.Es m-..- Fw.S=1—F .�" WWI..WESE ESC FAD..IS WE REVOKES. CCERETED MOA APPROVED DMD PE�RIE.JEiEHT LECTETADOW.® • I ,li �144 MINI S y 1 q• i \�A I R"nHDw�u rraFRxal rsvp aH,ws ®F Ilt t�1 1��11�. 1 p I muswUCTICK MEW.caamwnTHE a±PERIOD.NO V ITT t• �..:E�li"..')b1�/...1 04 AA 1 1) I 11I / asnae.HCE SEvaw THE FLAWED CLEAR.uuns Shwa. SW 84TH AVE j-,.Ictlict�nU�.t .s ('6 11J of I FE wFERACTTORFOR FLAGGING OFDOHSRI",w,Lkt BY WE — �—H [ ) ) i ;tYt �� cHu auHs wwarnw wsTSET mEHrum sO'nuExiv w.Texa w IEH4,44 / I R" HH E A.B EH RD D An LR a,E �mE' WATER STµ..,._....., • ESC amED r..Tw a. rY t` I RFa.EE srDH Hke.TEDSDEL�HbHSW W rs�,�PERIDD H�EUP�HEslff igard 1 , y 1 I Ur4RWEO AS nFEDEO FDR IIHEUELTID Srpa EVF.RSAFe — O ENSWE Tw,T SEavEur AHp SEDUEHT WEN WAIEX W 1 1 ) Yy 1 II I I N E7BCETHESITE L 1 �I 6 CWRACTOIJREs HAMMED AS NECESSARY BY THE mil J { WECOW A.WWIAIHEDABnECESB..RV TO WORE j ,o b! 1'E _ 1� I E. W„»SD WWI~H� 1 1 I ' 1 =W� UH SEES HIEEw � I I 1\ \��``J' I CL % I L ONCE OR E I s �1, AMwi.EDA.AS.HD„ Al MDR.SW,MORE"µwmlO ONE+OOTTwPEOro uic��aw�,w FY \9 I A \, -- S ME CAW BMWS RID EE..lN SWM BE a> , �� _ CLEARED..TOR.w+c.DE aE.rwOPERA,TOH swat y7 F \\� n\ .+� —— � _. ._ .�_ — HmrwsH SECA..LAD.WATER WO LW OamsTREw � 75 R 1 i _ / /,,, ,,.) qt^ \�\\! I A 1 9. slat°co ST *ron&mu..ssxul DE OF CONSTRUO90.210 wHAST LED CD R - -- —T--- -- -- a it„E I °owoo:"w"°�: °:o"" '��` Bcggb�g $ f. 4- I j \ — I I LIEM FOR THE WRWETKATAL REELECT W (/� ,^10! _ �. ESA�� 4 o COO--_ ; -.. COO`'-G�- —s / SHEET LEGEND p IA El MOW MINOR I I I --- Et COMOWRAnR b Z I CONTOUR no,CR b WE Q I I I on.Or vARI, W Ur 1 I I F SOOO Of wet PER Z I '� 41:' I 00000�0 „,,,,inO„, 4 V I G I I (21 L Nr=RSW FENCE PER II , Ca.) I I I • I' 1 a O E 1 I , 13 k MET PROTECTION HER DES y AO W C0 I I I I I MORO.mocrEw ---- ------4 I EFLOW�EL W C��TCI�� T cws rnwDDxa BssEH 50050 PeR oam� 04g7R025 i t€ Orr.Br R ,r .ND. 20121/93 0 Appro. JZ SCALE I.0,•arm EC3.0 .'� n o m 0 Sheet No. 32 N 39 r► i•1 , EROSION CONTROL PLAN NOTES Esc, PUN 000 NOT cwEimnniAN OPProvKa ENT ROAD OR OW..DES/ON(E.G..SIR..O EOU.1010 11 THE W.I.NTAlTaI OF DIME.PLANS MD THE WTI. �S motif-oar im_roi'�'ii'/�i't{��•y�-i I {, ! C6,.....Cr.NESE Ew.WEI,.E. TS,.ESPC ' daa, �'��5-�-��"�'�f"a�l`�i'il�� S� lf'CP .-T 00R al IT.LCO.T.V Ei¢SPMSBEI,Y CO THr•:TE0M APPRO E wa CaRTAA.NTONa -T� -,-----I —mow u_ � (k' ---__--- --• VI .0Yedd ON 1• • • IIWOW IHAT iOuTE_•fi 111.= a. .) a w.EP T xo R0 1 I..,r .✓1. i/ , \ I 1 I 1 \ I, 9 THE FnpunES�Swvx DX THIS ww�wE THE W.A. CITY OF I I'y Y I '' aEo N0.5 rP.,EDWEc ;� , ; , x EY Tigar , ^` , I_ 1 1 II a I o.,,a MO 5E0MM LADEN wMp00 r}ff�E 1 P=��I HOT IEA'VE THE SITE ``� I h.Mr E`+I Ij IF 1 I, f SC FnaunE55H.uur¢o xECEEsury r0 Eh5Uu i L ' -�' `` /� // \ ., ,111 EJ 1 ,Hiw cox,uuED ruc,owHc. I i,1' / / 1 / � ddd 1\ \ ' ` I\l ' ], rHE E�� SOx w4nri SIZES Swu BE wit£C,ED L IYy II I I / 1 / ;I C N If A , 11\, \ \``s a 1 ze HwuRsrouovnNs.srorsN Mtn.NoxrHox+n,w„ra m 1 I 1\ _�" / i/ / ffi 0``. •�\�\ ;,ch a .� rfEsx.11NaRErHwoHEFoorasEorEmeE a o,'I / '//1 I e' ` ` �` — WI.MO GENVEVOT.E lrdE9 SHALL BE a �o.au.w..re wmlx.TRUREo CATCH BASK d I \ ._' / �• •� `� .�� _ ._ nrgE,gwr.,a....TE1 INTO 1.Do.r+snEA.i 6 ilgliI �CI -- 1 — I _ __ _ \ IV •� , I 8 Sw ParR ,gxEx RN ESSxualxE,uD N ��'I"r__-'r �r ' _- �G.s „,,•`I� 74; I = e7°.'.,wnm AT TEE ar°FHE PRw�E .00T�w u swEDaw. k d pr,,i! 1 _-- �g s_ '-- g I��Y WAN TOR EC a;oND ` E<,. �° kg �^Od �T� , — •' - —��. --—' --• - — _AIL _ SHEET LEGEND OHO •..' 1 F r,l, "1' --- PROPERTY u.£ 0 I I I 1 19 EA.comam.vTOR 0 U I I I I I EX cartoon Ev.ioR § Q I I 1 15 maP.car,ouR M. 1— W • I m P,roP.cavraR w\qR co J Z I I I I I • '� •OOOOCOIO. cwsw Hn m�R O • • vi • 1 0 0 owc .c COMROLFEEPER V R 0 < 0.I I I PROTECTION PER curs I CO O I I 1 I I i H . Emc NO.amr.DOEiwl xEao 'P' W Q' I I I I __—_____—_ swv.cEn o°`�P....,._ rE ,I,, o.ofncmHaTend... �I �i WN91R11CiTON PIMP.. 09\Y2Q925 0X41X111.•Y. C.O.0 No.ev N..Na„ l ware xw—TE wyrEy r Drown Br ` ® CCheckedBY 1Z�J Jot 1b. Z00219.5 ( Appro. iz SCALE N w .WILT EC4.0 m e m a SIN.NO. 33 a 39 Y 1C1 ff � 'y--A- EROSION CONTROL PLAN NOTES T. ESC, RANCID.NOT casmV,E.w.PPRwu a PE T wwr ND,DOR D....DESIGN lea.S.NuIOumx0F • nF• ETC., T.S..C.NErs RETENTION FES, �� .� ! THE MNENEM,TIM OF THESE ESC RAMS AND ME NO —•� r —.•--.F. ------4m-Ei-�L;i..L ma L'-i- '°-Jr�ii'r • WOW..OF 0ESE Ex F,CEfrES RI.F&vWSEEIry OF ME cvF,PxrDHUNn,u caa,NVUTgNs vi CO.`,End APPROVEDO MO PERMANENT, I ( 9d N 1\ N Eo_ ® yl b �� I r: _ .`F "PR 10N _ v I BE • I '1 ) `v,? x `�� I �1. D� ,DHFDH,HEDDN„BN,DDF ITIT.EH�E SW 84 l Ave i •/ _• .A f� II° I • „D E ` °�`,,,F�.,w oo.'n" • 4, le•.... t '1 I C4114.0•40/CM TIES MD Pi SUCH Am...AS TO ET6442E e. WATER STANDARDS I IT^,mo w„ �. • 1 I /� 1 1 1 0 EmuF SS HOW.THIS AftE TE iwW�IGu • CITY OF 1 • � - 4\ if io. UPTON GRADED �E�,FACILITIES�MSI Ti a rd eI .. 1 I TO ENSURE TIT LEAVE T. INE. m,DEEMNN„ENDD • 1111 L ' I__\\ • .'• ____\ • E. 1 ' I aCONTE.TOR AHD ncaNnwEu< ME vcrw AS Eaes,�mN.o w.su,E Rio II I 1 `• 1 l 1 , unrs Wwt;mE grFS EN�.eewmfCrFo Y • _ 1�yi \ `� II zT Ha:.rauamNc,sronN.ME, monm wr�E CL Io \ • I S.I.NDNETH,HDNEFOOT UD..EN,BE &LOWED TO ACCUMULATE MAN A II / a " E �"u �• asjjj4i UJ aE INs� ito4. —, - .V,E"':aE47 m � � � = .� Ir CT. i CO J _ �-. _ �s _ _ _ _ "_ —— uf °�®\"�' =�v-�-E �� SHEET LEGEND I I 1 N Ic CONTOUR I I I 1 SO Ex C0.410 44.w § Z I I II i il • I w IIPR..COMM.IT•ICII ProP. ouN wiON O Q a 1Q I I I I 1 N �p J 1 fN IE SURF,tE on owEc,gN H C.) Q I 1I 1I I .S 1 CO ~ g O. O9/,2OT25 I CI! ;r95 200219.5 /ppaed 12 SCALE EC5.0 m o za a 51,001ND. IE d 99 kpff GREBE.° : 'fic �v ass / . I - • .r, x :� Y n. .a. .wwe ,.�� ` :: w"4v L..±__ __,... PI�/9 * i //�/ \ / (Ul wE .../ I ' 5,.-^� mn w.U. PLAN NEW ft` I � j.0,7•4 a amv umo Ji. ,�r • 't r•e I, I m �� ,_1 I I CITY OF I i Tigar 9 d SPRI (1 €:iI . ' -1 . . I I �" �': ,� .1 .1sI '•1°•w°• CATCH SASV INSERT Y mxw sws.r.eA'XInenoxn.xr.,.ta......ow> 'Ir 1..._ :%/G:/I• u..e w..o,..,. 11 I I _I. 'TJ PLAN OF ti CONSTRUCTION ENTRANCE SEDIMENT FENCE WATTLES INLET PROTECTION . " �'� .... a.xwWr a�Wm smKB 'RAW..,aaa ahnW� sw TYPE 5 annW� se xes .:Cn I g 111 0w5 xFRIER as swue T,m OR DITCH MAo wiTII et v DID. /. .t \ 1 NOTE 6 (n 3A. Q ® -.:_`ti , rosFwaireewc ¢ J aws Atm. W o ',w. ..j .c 5 0 AO 1 /Jill Ili \ 1;� . awesa PEGS u m_ a .. Dal: 090"2025 s xD, x OVERLAP EDGES -9.11PUR CONCRETE FJI. PAR EIWwL�.IE THE WASHOUTIN Rom UISMS SECTION'A , cuovoE...,wwow.,,wwl,,.,w.wcw<�sE slrE ox.nonoE xpwrro.w WASHOUTS AS �� sU RE�EOTOARCDI,NOD,TEN�ECTCORDImxs LARGE OVERFLOW INLET z FUR.STMEE$.•ros' y sxwlw.rlrzowouxo SURFACE 3. FOR WASHOUTS taunoix AREAS oEscx+rEo TO RECEIVE xwosuff sxim.uveE BUM Ix PLACE FOR OTHER AIIRLICAUDIS RdOvF # O OVERFLOW INLET PROTECTION O BIO-FILTER BAG SEDIMENT BARRIER O CONCRETE WASHOUT xoorsro ea aws Clyde]By 3S ttt3 9f.VE I.TS E xis sGUE. xTs 935Nu. 2002495 C Append 32 i EC6.0 i Sheet No. 35 of 39 3 Attachment 3 Exhibit B: ESEE Analysis Introduction The City of Tigard (City) is requesting a Comprehensive Plan Amendment(CPA)to accommodate a paved pathway as part of the proposed Steve Street Park project(Project). The City is developing Steve Street Park to serve a park"Gap Area"identified in the Tigard Parks and Recreation System Plan (City of Tigard, 2022). "Gap Areas"are areas where residents that are not able to access a park or natural area within a 10-minute walk of where they live.The 1.37-acre park will be located in northwest Tigard at the terminus of Steve Street and 84th Avenue, north of Highway 99 and east of Hall Boulevard.This is an underserved area that is more racially diverse, contains more multi-family homes, and has lower average household incomes than Tigard as a whole. The Project includes paving an existing informal path within a 50-foot wide wetland buffer that is identified on the City's Wetland and Stream Corridors map as a"significant wetland" (Figure 1). "Significant wetlands"are protected under Statewide Planning Goal 5, and in Tigard, includes wetlands and their associated buffers.The 8-foot-wide paved path would impact a 0.03-acre strip of a Goal 5-protected wetland buffer. The City protects all significant wetlands, and landform alterations are not allowed within wetlands or their buffers, as detailed in Chapter 18.510 of the City's Development Code (TDC).The City provides two mechanism for property owners to remove Goals protection for mapped significant wetlands: (1)a comprehensive analysis of environmental, social, economic, and energy(ESEE)supporting the CPA needed to remove Goal 5 protections for the impacted resource, or by(2)successfully demonstrating that the protected wetland no longer meets the significance threshold as defined in Goal 5 Oregon Administrative Rule (OAR)660-023-0040. For this Project,the City prepared the following ESEE analysis to evaluate the positive and negative consequences of allowing or denying the CPA needed to construct the proposed pathway.The City assessed economic, social, environmental, and energy consequences and has concluded that allowing the proposed CPA and constructing the proposed path has generally better consequences across the four categories than maintaining existing protections. City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 1 Project Description The proposed Steve Street Park will be located at 8400 SW Steve Street in Tigard, Washington County, Oregon.The anticipated park development includes the installation of paved walkways/trails (including a paved loop trail around the perimeter to provide transportation connectivity),the installation of a water quality facility in the northern portion, community garden beds, picnic and play areas, and parking with curb cut for garden maintenance access at the southern portion of the park. The paved path would be ADA accessible and would connect two dead end streets—Steve Street and SW 84th Avenue—to the commerce and residences along SW Hall Boulevard via SW Pfaffle Street. The paved path and associated grading would encroach 1,437 square feet into the 50-foot wetland buffer at the northeastern corner of the park.The City proposes to replace the impacted wetland buffer/vegetated corridor at a minimum 1:1 ratio per Clean Water Services (CWS) requirements. Mitigation would occur adjacent to the existing buffer, not to exceed 3,790 square feet in area. Mitigation would include the removal of non-native species followed by native plantings in between existing native trees within the mitigation area.The Project would also improve the existing wetland buffer from marginal and degraded to good condition with native plants. Conflicting Use Goal 5 Administrative Rule OAR 660-023-0010 defines"conflicting use"as"a land use, or other activity reasonably and customarily subject to land use regulations, that could adversely affect a significant Goal 5 resource(except as provided in OAR 660-023- 0180(1)(b)). The following sections present the ESEE decision process required under OAR 660-023-0040 and the City's response to those requirements. City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 2 VEGETATED CORRIDOR LEGEND SYMBOL ITEM \♦ AREA OF PATHWAY MPACT TO ',�+'�Y�4--I i a 1 WETLAND BUFFER 982 SF 1 .X, - '-1 ♦♦♦♦♦♦♦♦♦♦♦ AREA OF GRADING IMPACT TO ....J I wlraranl♦r ♦♦♦♦♦ 1 �♦�♦�♦♦j♦♦� WETLAND BUFFER 455SF #,Z` ; . a' AREA FOR VEGETATED CORRIDOR f......... LIMIT OF WORK vv.1" .3; i ■ ^ PLANTING UP TO 3 790 SF AVAILABLE 1 « • , ,�`S"r••r....... N � ad 1 ■ _ AREA OF EXISTING ONSITE , + + ° ' •�«y.+.''':'I• + + + + ' ; •++++++++ VEGETATED CORRIDOR 10 580 SF 1 + • •' • ' « ••«••••.:•; ;•I 4, u AREA OF EXISTING ONSITE • • + • , • • ••••+ ; S r^ * W WETLANDS:5262 SF r• • • • + • • • , , ,�:::::::.•::.•:•« ; V• •+''`5+•ice•• •::/ 1 II *IL lv/ `l'i\ I ■6-, 4 I ; V l : a(111 le ` X C 1 ! �� = ' 1 % aj ! ! �LII,�Y.• 1 1 7_e t :;.• I 311 1 i 1 I '* is14/ ' ° i .1'; - I ! I ;' © lea I ::-iv7v E B 1 Y ii i a i I 1 rs ( 1I 1�0 1 1'1 I f : !ao Il71 1_5 aL. .L- Y "'.1 i +•'; y�T1 s I .-.ram`\ y.SS ;all -p' a II ♦ Ic _� 1.1 fr I' Io7”1"t- ... r at J1 ! O 0 SO Feet 1 : § o i § Source(s):GreenWorks 2025 Figure 1:Site Plan showing path impact to Wetland Buffer City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 3 OAR 660-023-0040: ESEE Decision Process (1)Local governments shall develop a program to achieve Goal 5 for all significant resource sites based on an analysis of the economic, social, environmental,and energy(ESEE) consequences that could result from a decision to allow, limit, or prohibit a conflicting use. This rule describes four steps to be followed in conducting an ESEE analysis, as set out in detail in sections(2)through(5)of this rule. Local governments are not required to follow these steps sequentially, and some steps anticipate a return to a previous step. However, findings shall demonstrate that requirements under each of the steps have been met, regardless of the sequence followed by the local government. The ESEE analysis need not be lengthy or complex, but should enable reviewers to gain a clear understanding of the conflicts and the consequences to be expected. The steps in the standard ESEE process are as follows: (a)Identify conflicting uses; (b)Determine the impact area; (c)Analyze the ESEE consequences;and (d)Develop a program to achieve Goal 5. Response:The City of Tigard adopted its wetlands protection ordinance in 2002 to comply with Oregon Statewide Planning Goal 5.A key component of the ordinance was the establishment of the Water Resources Overlay District,which aims to protect water resources.Tigard created the"Wetlands and Streams Corridors Map,'which inventoried all wetlands classified as significant within the City.All significant wetlands were protected, and no landform alterations are allowed within wetlands or wetland buffers(TDC Chapter 18.510). Figure 2 shows the location and approximate size of significant wetlands and streams identified on the Local Wetland Inventory(LWI) in the Steve Street Park vicinity.The LWI was completed in 1994 and has an estimated accuracy of+/- 15 feet. On-site delineations are typically performed in development scenarios to determine more accurate boundaries. The applicant's wetland delineation report is included in this application.As shown on the site plan,the delineated wetland is larger than that of the LWI;therefore,the 50-foot buffer extends further to the east across the north end of the property. City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 4 7/7/7 , / I � e11 , � " Wetland extends offsite ler ,, Es f '.r / f /'/ ' /// r ;-* .• ,�'..r •fie+ Steve Street Q / / .. '.:r..'� '. Properly'/ ,•:.. . :1-,Ti. ° l co ,1 tt . ' ::" ,..;.,,::::•:::-.'...,W;:i::::y II ''';'0N4, ,.:*.f::;'' '''Z.,.;;Af:':K.:'. '' 1 t 00 ...: *:....`::::::* :'::*:>*::7 ' ! ' • 40 I I, ris'r § CM LWI Wetland ® Delineated Wetland •.I %e I I Wetland Buffer V/ Wetland Buffer C .j 9 Y I _ - I :I1— © 0 100 Feet O 0 V• ,_- 50 Feet 1 1 fi Sourcels):Esri 2025,City of Tigard 1997 Source(s)GreenWorks 2025 I I tl Figure 2:Comparison of LW/versus Delineated Wetland City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 5 Figure 2 shows the LWI wetlands in the northwest corner of the Steve Street property compared with the delineated wetland, extending further southeast into the property, on the right side of the image. (2)Identify conflicting uses. Local governments shall identify conflicting uses that exist, or could occur, with regard to significant Goal 5 resource sites. To identify these uses, local governments shall examine land uses allowed outright or conditionally within the zones applied to the resource site and in its impact area. Local governments are not required to consider allowed uses that would be unlikely to occur in the impact area because existing permanent uses occupy the site. The following shall also apply in the identification of conflicting uses: (a)If no uses conflict with a significant resource site, acknowledged policies and land use regulations maybe considered sufficient to protect the resource site. The determination that there are no conflicting uses must be based on the applicable zoning rather than ownership of the site. (Therefore,public ownership of a site does not by itself support a conclusion that there are no conflicting uses.) (b)A local government may determine that one or more significant Goal 5 resource sites are conflicting uses with another significant resource site. The local government shall determine the level of protection for each significant site using the ESEE process and/or the requirements in OAR 660-023-0090 through 660-023-0230 (see 660-023-0020(1)). Response: For this ESEE analysis,there is only one conflicting use under consideration- the planned pathway within existing resource area(the wetland buffer).The intent is to allow for the paving of an existing unimproved path within the wetland buffer. No development is allowed in wetland buffers; however,the Tigard Development Ordinance and Goal5 allow for amendments to the comprehensive plan to remove Goal 5 protections.Such requests require a comprehensive analysis of environmental, social, economic, and energy(ESEE)consequences.This ESEE analysis is for the portion of the proposed paved pathway that is within the Goal 5 protected wetland buffer. (3)Determine the impact area. Local governments shall determine an impact area for each significant resource site. The impact area shall be drawn to include only the area in which allowed uses could adversely affect the identified resource. The impact area defines the geographic limits within which to conduct an ESEE analysis for the identified significant resource site. Response:The impact area for this site-specific ESEE analysis is the 1.37-acre Steve Street Park property. In contrast,the on-site wetland buffer area that will be disturbed by the paved City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 6 pathway is 0.03 acres.The area of impact within the wetland buffer is shown with cross- hatching(grading)and solid gray shading(pavement)in Figure 3. 0 i.T.}tmkriit—��an if. +0+ +.0+ +� 1F+ +-+ +i it-+ + + 4 + + 1 +++4 i + t+ . +1 + � + 4 + + 1++,4+ r4 . } + _;++++. j +++A . +++. r'... "'---_--_ .,_1.1MITOFWORK + +A + + I + + • 3 4 3 3 3 3 3 4 - +++++++++++ ,w4 " ep II + + + + + + A "i4/1 1' + + 3 34 4 3 3 _+++++++++++++ v4 04 S 1, + 4 3 4 4 4 4 -> + + + + + + + 1 ► 1 �+++++++++++++ ,4 I�A 41 I 4 + 3 4 3 4 4 3 + + + + + + + r4 ►,y g • + 3 3 3 •i + + + + .- +++++++++++++ n4 ►4 : na 1 M4 / I} + 4 4 + 4 3 3 4 �•++++++++++++++++++++4 I}++' 4 4 4 + 4 + . r + + + + + + + + + + 4 -� + + + 7 + + + + + + + + + +'++ * + + 4' 1 + + + + T + + + + + + + + + + + + + + + + +' + + + • IF + + + + + + + + + + + + + + + + + + + + + + + + i+ + + +14; �T + + + + + + + + + + + + + + + + + + + + + + + .+ + + +FF - 1 1 If+4,+ + + + + + + + + + + + + + + + + + + + + + + + + + + I + + + + + + + + + + + + + + + + + + + + + + + + + + + + I}++++++++++++++++++++++++++++++ 0+++++++++++++++++++++ 1 It + + + + + + + + +.-+ + + + + + + + + + + + + + + A Ir++++�'+++++++++++`+off-+++++++++++++++ +++++++++++++++++++ 1 + + + + + + + + +• + + + + + + + + + + + + + + + d 1+ -�•- + + + + + + + + + + + + + + + + + + + ' 1 + + � + + + + + + + + + + + + + t + + ' . + +q+ + + + + � +�+ + + \\ iliA 1 + 9++++++ ++++ + 1+ /+ r AI s ,Ire4-77.,,..:i,,- ,.,4 ? 1Vev ,• . . ti 1 _\ \ - ;ab� _,1. `._gin Figure 3:Clip from Site Plan City of Tigard: Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 7 (4)Analyze the ESEE consequences. Local governments shall analyze the ESEE consequences that could result from decisions to allow, limit, or prohibit a conflicting use. The analysis may address each of the identified conflicting uses, or it may address a group of similar conflicting uses.A local government may conduct a single analysis for two or more resource sites that are within the same area or that are similarly situated and subject to the same zoning. The local government may establish a matrix of commonly occurring conflicting uses and apply the matrix to particular resource sites in order to facilitate the analysis.A local government may conduct a single analysis for a site containing more than one significant Goal 5 resource. The ESEE analysis must consider any applicable statewide goal or acknowledged plan requirements, including the requirements of Goal 5. The analyses of the ESEE consequences shall be adopted either as part of the plan or as a land use regulation. Response: ESEE Analysis The following analysis examines the positive and negative ESEE (Economic,Social, Environmental, Energy)consequences of maintaining wetland buffer protections(Prohibit conflicting use) in the 0.03-acre pathway area and the positive and negative ESEE consequences of removing these protections from 0.03 acres to pave the existing unimproved path (Allow conflicting use). Notably, other protections, such as vegetated corridor protections regulated by CWS,will continue to stay in place regardless of changes to wetland buffer protections. Each consequence given a rating. -1, 0, or+1. • -1 represents negative consequences, on balance. • 0 represents neutral or mixed consequences. • +1 represents positive consequences,on balance. Economic Consequences Economic consequences for the proposed scenarios include city infrastructure costs and operational efficiency, construction jobs, and parks maintenance costs. Maintain Existing Protections The economic consequences of prohibiting conflicting uses and maintaining full wetland buffer protections mixed and generally negative. City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 8 • Positive Consequences:There would be a short-term positive economic benefit in that the City would save the up-front cost of building an accessible pathway and undergoing vegetated corridor restoration. • Negative Consequences:There may be slightly negative economic impacts of increasing park maintenance costs in the pathway area due to lack of paving.There is an opportunity cost in not providing an accessible pathway to Steve Street Park, as a key purpose of park development is to provide a neighborhood park in an identified Gap Area within a 10-minute walk of residents. If the pathway is not built and a park is not provided within a 10-minute walk of the residents, other park facilities may need to be acquired and built to meet this need Supporting plans, including the Tigard Parks and Recreation System Plan,the Washington Square Regional Plan, and the Capital Improvement Plan, relying on the Steve Street path to meet gap area needs would potentially need costly revisions. Economic benefits identified from Steve Street Park development (identified in the Washington Square Regional Plan and described in the Metro Local Share grant application)would be compromised. Rating=-1 Allow Path Development Economic impacts of allowing path development are generally positive. • Positive Consequences:The property was bought with 2010 parks bond money to build a park in an underserved part of the community. The City identified the Steve Street Park development as a 2024 Capital Improvement Project and has invested in the neighborhood park.The pathway would deliver an important park function by providing a pedestrian connection to the north in an underserved area. Allowing the path development for park accessibility is aligned with the City's funding priorities. The long-term investment in funding the Steve Street Park to meet the City and regional objectives,the use of the Metro Grand funding for improvements,the plans supporting the park and park connectivity(Tigard Parks and Recreation System Plan, the Capital Improvement Plan,Washington Square Regional Plan)would be able to be realized as planned and funded for.The pedestrian path along the VC is the only northern access to the Washington Square Regional Center, an area with a concentration of jobs and stores • Negative Consequences:The proposed change does not affect employment land. There are short-term costs to path construction efforts and mitigation efforts. Rating=+1 City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 9 Social Consequences Social consequences of the two scenarios include aesthetic and scenic, health, recreational, educational, and social equity. Maintain Existing Protections The social consequences of prohibiting conflicting uses and maintaining full wetland buffer protections in the pathway area are limited and negative. • Positive Consequences: None anticipated. • Negative Consequences:The property was bought with 2010 parks bond money to build a park in an underserved part of the community.The Tigard Parks and Recreation System Plan includes recommended park improvements, such as developing Steve Street Park with recommended trail connections to the north, as shown in Figure 4 below(see Gap Area 11). i / 1 i Mari TIGARD �` i /_° ! t ,,•e_.,,tr r / i j �, I ,% I r,-, Tigard Parks and Recreation System Plan ` ; i It i ( 12 ' 10 ,;, Within an 10-Minute Walk'of a Tigard Park 11el �F i Within an 10-Minute Walk'of aTra I Condor j Outside of a 10-Minute Walk`to a Park or Trail aa Gap Area 1 \� �r 9 PARKEACILfilES P' '�. i j um Neighborhood Serving Park V\ ! i i I 1 Community Serving Park r • i i-, Ai Apil , ill 8 i Linear Park r' i , 1 1 Natural Area S. l ' + ' \ i - Undeveloped Land •p �+t�. j M. Less than 1 (Park Evaluation Rating) r i �j1 I ' -- ExistingTra I 6 i Recommended Tra I Connections 7 i x I * Recommended Additional Parks ' OPark Development/Enhancement I Figure 4:Clip from Tigard Parks and Recreation System Plan City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 10 • The most significant issue addressed by the Project is fostering equity and inclusion across Tigard's Parks system.The overall purpose of this project is to provide a new park to a neighborhood of 616 Tigard residents, identified in the Parks and Recreation System Plan as not having a park within a 10-minute walk.This path would provide access to the park from the north by connecting the park to Steve Street.The only other public access to the park is from SW 84th Ave to the south. Providing an accessible ADA path to the north is key to providing inclusive park access within a 10-minute walk of Gap Area 11. Maintaining protections where the path is would limit the benefits of a neighborhood park in an underserved part of Tigard,thus have negative social consequences. Rating=-1 Allow Path Development The social consequences of allowing conflicting uses and the proposed path are positive. • Positive Consequences:The proposed amendments facilitate the timely development of the park pathway, consistent with adopted plans.The property was bought with 2010 parks bond money to build a park in an underserved part of the community.The Tigard Parks and Recreation System Plan includes recommended park improvements, including developing Steve Street Park with recommended trail connections to the north, as shown in Figure 5 above(see Gap Area 11).The most significant issue addressed by the Project is fostering equity and inclusion across Tigard's Parks system.The overall purpose of the Project is to provide a new park to a neighborhood of 616 Tigard residents, identified in the Parks and Recreation System Plan as not having a park within a 10-minute walk.This path would provide access to the park from the north by connecting the park to Steve Street.The only other public access to the park is from SW 84th Ave to the south. Providing an accessible ADA path to the north is key to providing inclusive park access within a 10-minute walk of Gap Area 11. Neighbors in a 10-minute walk of the park are expected to benefit most.This area has 266 households and a population of 616: a higher percentage of Hispanic residents(12.3%compared to 11%citywide), a higher percentage of black residents(3.5%compared to 2%citywide),9% live below the poverty line.The Park will also benefit the Washington Square Regional Center, home to 2000 residents. It is identified as a destination to be linked by a ped/bike trail loop connecting Bagan Park to the west and future mall property parks to the north.WSRC is more diverse and has above average indicators of potential disadvantage compared to Tigard overall. • Negative Consequences: None anticipated. City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 11 Rating=+1 Environmental Consequences Environmental consequences of proposed changes include effects on water quality, hydrologic control,wildlife habitat, and trees. Notably,the proposed changes would not affect the vast majority of existing environmental protections at the Steve Street Park site, including CWS vegetated corridor protections and wetland protections. Maintain Existing Protections Environmental consequences of maintaining existing protections in the path area would be limited and mixed. • Positive Consequences: Ecological values of this area are documented in the CPA narrative as follows: "The area within and adjacent to the path footprint is considered to be a degraded vegetated corridor. The area of wetland buffer that would be impacted by this path is dominated by non-native pasture grasses and forbs including the following listed below.A couple native trees(Douglas fir, big-leaf maple)are rooted along the eastern parcel boundary, but they contribute less than 25%canopy cover and no shrubs are present other than sprigs of Himalayan blackberry. Creeping buttercup and common dandelion are also present in the utility corridor.A 6-foot chain link fence within the southern and eastern portions of the on-site wetland buffer limits potential wildlife movement and further degrade the vegetated corridor. However, this chain link fence will remain in place as part of the project to prevent trespass into the adjacent private property.Additionally, utility easements exist where the path is proposed, sanitary sewer lines and stormwater lines run underneath the path area." Habitat values that would be protected are very limited. Maintaining protections may allow for restoration that could introduce higher habitat values in the area in the future and would limit any additional impervious surface in the area. • Negative Consequences: Protecting this area from path development would have the opportunity cost of the required vegetated corridor mitigation proposed as a part of the Project.This would mean that 3,790 square feet of park area near the wetland buffer would not be enhanced.Without a formalized path, pedestrian traffic may be more likely to stray into and negatively impact higher habitat value areas nearby. Rating=0 City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 12 Allow Path Development The environmental consequences of allowing conflicting uses and allowing the proposed formalization of the pathway would be mixed and limited, but generally positive. • Positive Consequences: Formalizing and paving the pathway would potentially reduce deviations from the path into more sensitive vegetated corridor/wetland buffer areas.Additionally, due to vegetated corridor impacts, onsite mitigation is proposed. Park development will include restoring approximately 18,500 square feet(30%of the total site)to natural area. Impacts to the vegetated corridor and wetland buffer will be mitigated in an area not to exceed 3,790 square feet, and the vegetated corridor area will be improved from"marginal or degraded status"to "good"condition". This restoration will replace nonnative ground cover with native vegetation. Despite the conversion of a small portion of degraded wetland buffer to a paved pathway,the overall functions and values of both the on-site wetland and the larger wetland system will be maintained and enhanced through strategic restoration efforts and improved habitat quality.The natural area will provide critical wildlife habitat within a highly urbanized neighborhood. Restoration of a degraded wetland and wetland buffer will significantly improve both the quality and quantity of wildlife habitat. Removing non-native species and replanting with a variety of native herbaceous plants, shrubs, and trees will provide year-round food sources and homes for urban wildlife in the area. No impacts to the wetland itself are proposed. • Negative Consequences: Paving the path would create disturbance within 50 feet of a wetland, and add 982 square feet of impervious surface, creating a slight change in water hydrology near a wetland.As described above,the habitat values in the area of disturbance are limited and impacts to the vegetated corridor would be mitigated. Rating=+1 Energy Consequences. Energy consequences considered for the scenarios include transportation connectivity (VMT)and efficient urban development. Maintain Existing Protections The energy consequences of prohibiting conflicting uses and maintaining full wetland buffer protections in the pathway area would be limited and slightly negative. • Positive Consequences: None anticipated. City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 13 • Negative Consequences: Maintaining protections would potentially result in less energy-efficient park access by restricting effective pedestrian access to the south from SW 84th Ave.This could increase vehicle miles traveled (VMT) and associated greenhouse gas emissions. Rating=-1 Allow Path Development The energy consequences of allowing conflicting uses and allowing the proposed pathway amendments would be mixed but slightly positive. • Positive Consequences:There may be long-term transportation efficiencies by allowing access to the park from the north. Otherwise, park users from the north would need to circle around and access the park from SW 84'Ave to the south. • Negative Consequences: Short-term energy costs include construction efforts. Rating=+1 ESEE Analysis Conclusion As described in the analysis above and summarized in the table below, economic and energy consequences are limited, and the proposed amendment to allow a pathway has generally better consequences across the four categories than maintaining existing protections. ESEE Summary Table ESEE Maintain Existing Protections Proposed Path Economic -1 +1 Social -1 +1 Environmental 0 +1 Energy -1 +1 Total Score -3 +4 Allowing path development within the wetland buffer, paired with the approved mitigation associated with vegetated corridor impacts, presents a net benefit under the ESEE framework.This scenario allows the City to provide reasonable access to a neighborhood park to an underserved area in the City and can result in a net ecological gain with on-site mitigation. City of Tigard: Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 14 (5)Develop a program to achieve Goal 5. Local governments shall determine whether to allow, limit, or prohibit identified conflicting uses for significant resource sites. This decision shall be based upon and supported by the ESEE analysis.A decision to prohibit or limit conflicting uses protects a resource site.A decision to allow some or all conflicting uses fora particular site may also be consistent with Goal 5,provided it is supported by the ESEE analysis. One of the following determinations shall be reached with regard to conflicting uses for a significant resource site: (a)A local government may decide that a significant resource site is of such importance compared to the conflicting uses, and the ESEE consequences of allowing the conflicting uses are so detrimental to the resource, that the conflicting uses should be prohibited. (b)A local government may decide that both the resource site and the conflicting uses are important compared to each other, and based on the ESEE analysis, the conflicting uses should be allowed in a limited way that protects the resource site to a desired extent. (c)A local government may decide that the conflicting use should be allowed fully, notwithstanding the possible impacts on the resource site. The ESEE analysis must demonstrate that the conflicting use is of sufficient importance relative to the resource site, and must indicate why measures to protect the resource to some extent should not be provided, as per subsection(b)of this section. Response: Removing a 0.03-acre area from wetland buffer protections to allow for the formalizing of a pathway to connect Steve Street Park to the north has been determined to have generally positive ESEE consequences.Therefore, it is proposed that Tigard allow the conflicting use in this 0.03-acre area consistent with (c)above. By approving the requested CPA,the City of Tigard can effectively balance the need for providing park facilities to its population with the preservation and enhancement of its valuable natural resources. City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 15 Citations City of Tigard, Oregon. (2022). FY 2022-2023 Capital Improvement Plan [PDF].Tigard, OR: City of Tigard. Retrieved from City of Tigard website City of Tigard, Oregon. (2025, March 4). Community Development Code(Title 18 of the Municipal Code). Retrieved from City of Tigard municipal code database City of Tigard, Oregon. (2025,June 21). Wetlands and Stream Corridors (Map)Tigard, OR: City of Tigard, Environmental Services Department. Retrieved from City of Tigard maps portal City of Tigard. (2022). Tigard Parks and Recreation System Plan [PDF].Tigard, OR: Tigard Parks & Recreation Department. Retrieved from City of Tigard website Clean Water Services. (2019, December). Design & Construction Standards for sanitary sewer and surface water management:Resolution & Order 19-5(as amended by R&O 19-22) [PDF]. Washington County, OR: Clean Water Services. Retrieved from Clean Water Services website Fishman Environmental Services. (1997). City of Tigard Local Wetlands Inventory: Wetlands Assessment. Prepared for the City of Tigard, Oregon. December 1994; approved September 1997 City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 16 Exhibit C Exhibit B: ESEE Analysis Introduction The City of Tigard (City) is requesting a Comprehensive Plan Amendment(CPA)to accommodate a paved pathway as part of the proposed Steve Street Park project(Project). The City is developing Steve Street Park to serve a park"Gap Area"identified in the Tigard Parks and Recreation System Plan (City of Tigard, 2022)."Gap Areas"are areas where residents that are not able to access a park or natural area within a 10-minute walk of where they live.The 1.37-acre park will be located in northwest Tigard at the terminus of Steve Street and 84th Avenue, north of Highway 99 and east of Hall Boulevard.This is an underserved area that is more racially diverse, contains more multi-family homes, and has lower average household incomes than Tigard as a whole. The Project includes paving an existing informal path within a 50-foot wide wetland buffer that is identified on the City's Wetland and Stream Corridors map as a"significant wetland" (Figure 1)."Significant wetlands"are protected under Statewide Planning Goal 5, and in Tigard, includes wetlands and their associated buffers.The 8-foot-wide paved path would impact a 0.03-acre strip of a Goal 5-protected wetland buffer. The City protects all significant wetlands, and landform alterations are not allowed within wetlands or their buffers, as detailed in Chapter 18.510 of the City's Development Code (TDC).The City provides two mechanism for property owners to remove Goal 5 protection for mapped significant wetlands: (1) a comprehensive analysis of environmental, social, economic, and energy(ESEE)supporting the CPA needed to remove Goal 5 protections for the impacted resource, or by(2)successfully demonstrating that the protected wetland no longer meets the significance threshold as defined in Goal 5 Oregon Administrative Rule (OAR)660-023-0040. For this Project,the City prepared the following ESEE analysis to evaluate the positive and negative consequences of allowing or denying the CPA needed to construct the proposed pathway.The City assessed economic, social, environmental, and energy consequences and has concluded that allowing the proposed CPA and constructing the proposed path has generally better consequences across the four categories than maintaining existing protections. City of Tigard: Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 1 Project Description The proposed Steve Street Park will be located at 8400 SW Steve Street in Tigard, Washington County, Oregon.The anticipated park development includes the installation of paved walkways/trails(including a paved loop trail around the perimeter to provide transportation connectivity),the installation of a water quality facility in the northern portion, community garden beds, picnic and play areas, and parking with curb cut for garden maintenance access at the southern portion of the park. The paved path would be ADA accessible and would connect two dead end streets—Steve Street and SW 84th Avenue—to the commerce and residences along SW Hall Boulevard via SW Pfaffle Street. The paved path and associated grading would encroach 1,437 square feet into the 50-foot wetland buffer at the northeastern corner of the park.The City proposes to replace the impacted wetland buffer/vegetated corridor at a minimum 1:1 ratio per Clean Water Services(CWS)requirements. Mitigation would occur adjacent to the existing buffer, not to exceed 3,790 square feet in area. Mitigation would include the removal of non-native species followed by native plantings in between existing native trees within the mitigation area.The Project would also improve the existing wetland buffer from marginal and degraded to good condition with native plants. Conflicting Use Goal 5 Administrative Rule OAR 660-023-0010 defines"conflicting use"as"a land use, or other activity reasonably and customarily subject to land use regulations, that could adversely affect a significant Goal 5 resource(except as provided in OAR 660-023- 0180(1)(b)). The following sections present the ESEE decision process required under OAR 660-023-0040 and the City's response to those requirements. City of Tigard: Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 2 VEGETATED CORRIDOR LEGEND SYMBOL ITEM rol 4 II § AREA OF PATHWAY IMPACT TO •."Tr4.i'1 (- WETLAND BUFFER:982 SF 4..,'_<-•, r It 4 r�,..,::::O,O AREA OF GRADING IMPACT TO "' 'i a 8 * ............. WETLAND BUFFER:455 SF #-'•`�% -ii m' AAA_•_•_•_ :1'' : '". \`` AREA VEGETATED ILA Tom.-- .....w__LIMITOFWORK ,.+.>;' 1 PLANTING:UP TO 3,790 SF AVAILABLE ;' , r--*.-.-- 1' ++++++++ AREA OF EXISTING ONSITE > gg ' > " > ' , :+•i ++++++++ VEGETATED CORRIDOR 10,580 SF > > ,2 > > 1a • • 4 AREA OF EXISTING ONSITEIIII + - ;• WETLANDS 5262SF r I i:` Q :'w. y_/ ' ' 'Ig � � I I♦4 -- - 1 „ i Is I >' • I 11 0, l% 1 O. T 0I ! \'j_, f tCam • I n 1 § � p I I11 0 1 •1 I u a ..1 I ' n -2, 't,. 1 2 ! I 9 S , . ' III ° 11 1 I ii ), ¢IrlF;1 I I I, " NI is I I� G -_ -� ''_ \ t 1 'e1-• -__' r \ -at p p'•6-.p1 ,�;�-, III i O 0 50 Feet \�. • ( Source(s);GreenWorks 2025 Figure 1:Site Plan showing path impact to Wetland Buffer City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 3 OAR 660-023-0040: ESEE Decision Process (1)Local governments shall develop a program to achieve Goal 5 for all significant resource sites based on an analysis of the economic, social, environmental, and energy(ESEE) consequences that could result from a decision to allow, limit, or prohibit a conflicting use. This rule describes four steps to be followed in conducting an ESEE analysis,as set out in detail in sections(2)through(5)of this rule. Local governments are not required to follow these steps sequentially, and some steps anticipate a return to a previous step. However, findings shall demonstrate that requirements under each of the steps have been met, regardless of the sequence followed by the local government. The ESEE analysis need not be lengthy or complex, but should enable reviewers to gain a clear understanding of the conflicts and the consequences to be expected. The steps in the standard ESEE process are as follows: (a)Identify conflicting uses; (b)Determine the impact area; (c)Analyze the ESEE consequences;and (d)Develop a program to achieve Goal 5. Response:The City of Tigard adopted its wetlands protection ordinance in 2002 to comply with Oregon Statewide Planning Goal 5.A key component of the ordinance was the establishment of the Water Resources Overlay District,which aims to protect water resources.Tigard created the"Wetlands and Streams Corridors Map,"which inventoried all wetlands classified as significant within the City.All significant wetlands were protected, and no landform alterations are allowed within wetlands or wetland buffers(TDC Chapter 18.510). Figure 2 shows the location and approximate size of significant wetlands and streams identified on the Local Wetland Inventory(LWI) in the Steve Street Park vicinity.The LWI was completed in 1994 and has an estimated accuracy of+/- 15 feet. On-site delineations are typically performed in development scenarios to determine more accurate boundaries. The applicant's wetland delineation report is included in this application.As shown on the site plan,the delineated wetland is larger than that of the LWI;therefore,the 50-foot buffer extends further to the east across the north end of the property. City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 4 / / /:/ , Wetland extends offsite ' �•'� la er ey�'. +N'�anan ♦`� III J11 - // .` �j' /'ri •1 Steve Street Q pit,/ ; !day Property a Y cr 4. 00 00 ..,:'41:::i V:..:::f.,":,:4,:.Z:;:;*:i I 0:> 0 a .'.`F+ +''. . 4r I 1 --. lit\ '''/ -''' -, ' I _J.! ,,_ - 4c',) ' 1 'er-,.., 74.• ,.-`' \g 1!I., 1 'etL, MI LWI Wetland ® Delineated Wetland .1 Q ' 1 Wetland Buffer J 7/ Wetland Buffer C, ;1 e - L �� I a [1 O 0 100 Feet O 0 S0 Feet 1 O r i Source(s):Esri 2025;City of Tigard 1997 Source(s):GreenWorks 2025 Figure 2:Comparison of LWI versus Delineated Wetland City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 5 Figure 2 shows the LWI wetlands in the northwest corner of the Steve Street property compared with the delineated wetland, extending further southeast into the property, on the right side of the image. (2)Identify conflicting uses. Local governments shall identify conflicting uses that exist, or could occur, with regard to significant Goal 5 resource sites. To identify these uses, local governments shall examine land uses allowed outright or conditionally within the zones applied to the resource site and in its impact area. Local governments are not required to consider allowed uses that would be unlikely to occur in the impact area because existing permanent uses occupy the site. The following shall also apply in the identification of conflicting uses: (a)If no uses conflict with a significant resource site, acknowledged policies and land use regulations maybe considered sufficient to protect the resource site. The determination that there are no conflicting uses must be based on the applicable zoning rather than ownership of the site. (Therefore,public ownership of a site does not by itself support a conclusion that there are no conflicting uses.) (b)A local government may determine that one or more significant Goal 5 resource sites are conflicting uses with another significant resource site. The local government shall determine the level of protection for each significant site using the ESEE process and/or the requirements in OAR 660-023-0090 through 660-023-0230 (see 660-023-0020(1)). Response: For this ESEE analysis,there is only one conflicting use under consideration- the planned pathway within existing resource area(the wetland buffer).The intent is to allow for the paving of an existing unimproved path within the wetland buffer. No development is allowed in wetland buffers; however,the Tigard Development Ordinance and Goal 5 allow for amendments to the comprehensive plan to remove Goal 5 protections.Such requests require a comprehensive analysis of environmental, social, economic, and energy(ESEE)consequences.This ESEE analysis is for the portion of the proposed paved pathway that is within the Goal 5 protected wetland buffer. (3)Determine the impact area. Local governments shall determine an impact area for each significant resource site. The impact area shall be drawn to include only the area in which allowed uses could adversely affect the identified resource. The impact area defines the geographic limits within which to conduct an ESEE analysis for the identified significant resource site. Response:The impact area for this site-specific ESEE analysis is the 1.37-acre Steve Street Park property. In contrast,the on-site wetland buffer area that will be disturbed by the paved City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 6 pathway is 0.03 acres. The area of impact within the wetland buffer is shown with cross- hatching(grading)and solid gray shading(pavement) in Figure 3. I* +++I�++++ 1 Iro+ +..,4- +� 4+ + # +. - f+++++ ► '°i 4+++++'4 � a 1++++',+ I++44+, .f,� i► ---"t•e---. LIMIT OF WORK I++i++:►' Fe► + + + + + 4 + + + + + + + + + + ►,4 ®®, + + + + + + • <♦-, + + + + + + + + '� .+++++++++++++ v; � + 4 4 + 90. + + + + + + + + + + + / ►A 1 ► + + + + + + + + + ++++++++++++++ r1 ►V + 4 + + , + + + ++++++++++++++ A� + 1,1 + + + + + + + +++++++++++++++ ti ti + + + + + + 4 + +++++++++++++++++ .,f ► r + + + + + + + + + +,o! ' h++. 3 + + + + T r + + + + + + + + + + I � k + t + r +•+ ++t+++++++++++++++F+++++1+►� 4 . 1 + + + + Y + + + + + + + + + + + + + + + t.i+ +' + + + f + + + + + + + + + + + + + + + + + + + + + + + + .'+ + + +1 + + + + + + + + + + + + + t + + + + + + + + + .+ + + + d 4-+++++++++++ ++ ++++++ ++ ++++++++++++++++t+++++++++++++ ++ ++++1 1+► ; 4- + + + + + + + + + + + + + + + + + + + + + + + + + + + + i t + t + + + t + + + + + + + + + + + + + + + + + t + + + h t t t t t + t + t t t t t t + t t t + + + t t t t + + + + + t t t t t t t t + t t t t t t t + t t t + f + + + + + + + + +4+ + + + + + + + + + + + + + + t + + + + + + + + - + +� + + + + + + + + + + + + + + + + + + + + + + + +h;+ + + + + + + + + + + + + / 1 F + + + + + + i + +i*+. + + + + + + + + + + + + F ,--F._+ + + + + + + + + + + + + + + + + + + ,„ , , ,, .,--e its. + + + * + + + 0.-+ + + t + + + t + .,,,cii, + + 4. �/ I /�, - 1 ' 4----i g / � 1 a // ,?1 01 -\\ \\\ . c,~I 1, Figure 3:Clip from Site Plan City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 7 (4)Analyze the ESEE consequences. Local governments shall analyze the ESEE consequences that could result from decisions to allow, limit, or prohibit a conflicting use. The analysis may address each of the identified conflicting uses, or it may address a group of similar conflicting uses.A local government may conduct a single analysis for two or more resource sites that are within the same area or that are similarly situated and subject to the same zoning. The local government may establish a matrix of commonly occurring conflicting uses and apply the matrix to particular resource sites in order to facilitate the analysis.A local government may conduct a single analysis fora site containing more than one significant Goal5 resource. The ESEE analysis must consider any applicable statewide goal or acknowledged plan requirements, including the requirements of Goal 5. The analyses of the ESEE consequences shall be adopted either as part of the plan or as a land use regulation. Response: ESEE Analysis The following analysis examines the positive and negative ESEE (Economic, Social, Environmental, Energy) consequences of maintaining wetland buffer protections(Prohibit conflicting use) in the 0.03-acre pathway area and the positive and negative ESEE consequences of removing these protections from 0.03 acres to pave the existing unimproved path (Allow conflicting use). Notably, other protections, such as vegetated corridor protections regulated by CWS,will continue to stay in place regardless of changes to wetland buffer protections. Each consequence given a rating. -1, 0, or+1. • -1 represents negative consequences, on balance. • 0 represents neutral or mixed consequences. • +1 represents positive consequences, on balance. Economic Consequences Economic consequences for the proposed scenarios include city infrastructure costs and operational efficiency, construction jobs, and parks maintenance costs. Maintain Existing Protections The economic consequences of prohibiting conflicting uses and maintaining full wetland buffer protections mixed and generally negative. City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 8 • Positive Consequences:There would be a short-term positive economic benefit in that the City would save the up-front cost of building an accessible pathway and undergoing vegetated corridor restoration. • Negative Consequences:There may be slightly negative economic impacts of increasing park maintenance costs in the pathway area due to lack of paving.There is an opportunity cost in not providing an accessible pathway to Steve Street Park, as a key purpose of park development is to provide a neighborhood park in an identified Gap Area within a 10-minute walk of residents. If the pathway is not built and a park is not provided within a 10-minute walk of the residents, other park facilities may need to be acquired and built to meet this need Supporting plans, including the Tigard Parks and Recreation System Plan,the Washington Square Regional Plan, and the Capital Improvement Plan, relying on the Steve Street path to meet gap area needs would potentially need costly revisions. Economic benefits identified from Steve Street Park development(identified in the Washington Square Regional Plan and described in the Metro Local Share grant application)would be compromised. Rating=-1 Allow Path Development Economic impacts of allowing path development are generally positive. • Positive Consequences:The property was bought with 2010 parks bond money to build a park in an underserved part of the community. The City identified the Steve Street Park development as a 2024 Capital Improvement Project and has invested in the neighborhood park.The pathway would deliver an important park function by providing a pedestrian connection to the north in an underserved area. Allowing the path development for park accessibility is aligned with the City's funding priorities. The long-term investment in funding the Steve Street Park to meet the City and regional objectives,the use of the Metro Grand funding for improvements,the plans supporting the park and park connectivity(Tigard Parks and Recreation System Plan, the Capital Improvement Plan,Washington Square Regional Plan)would be able to be realized as planned and funded for.The pedestrian path along the VC is the only northern access to the Washington Square Regional Center, an area with a concentration of jobs and stores • Negative Consequences:The proposed change does not affect employment land. There are short-term costs to path construction efforts and mitigation efforts. Rating=+1 City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 9 Social Consequences Social consequences of the two scenarios include aesthetic and scenic, health, recreational, educational, and social equity. Maintain Existing Protections The social consequences of prohibiting conflicting uses and maintaining full wetland buffer protections in the pathway area are limited and negative. • Positive Consequences: None anticipated. • Negative Consequences:The property was bought with 2010 parks bond money to build a park in an underserved part of the community.The Tigard Parks and Recreation System Plan includes recommended park improvements, such as developing Steve Street Park with recommended trail connections to the north, as shown in Figure 4 below(see Gap Area 11). i a i. /� r i I I_,-1 Tigard Parks and Recreation System Plan �'.`_. r it I i iiii )12 10 Within an 10-Minute Walk'of a Tigard Park 11 r.' i Within an 10-Minute Walk'of a Tra I Corr dor ,' i Outside of a 10-Minute Walk'to a Park or Trail ' U - Gap Area `� /r! 9 PARK FACILITIES .10 I Pr�`�' I - Neighborhood Serving Park ir is o` r. i i 1 ) Community Serving Park ` Ai dif 11 8 I 1 1 Linear Park iI1 s i Natural Area y - Undeveloped Land 1� t �Q 1 Less than 1 (Park Evaluation Rating) ,* r S I r Existing Tra I ] i 6 I Recommended Tra I Connections 7 i i * Recommended Additional Parks 3 i i I 0 Park Development/Enhancement Figure 4:Clip from Tigard Parks and Recreation System Plan City of Tigard: Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 10 • The most significant issue addressed by the Project is fostering equity and inclusion across Tigard's Parks system.The overall purpose of this project is to provide a new park to a neighborhood of 616 Tigard residents, identified in the Parks and Recreation System Plan as not having a park within a 10-minute walk.This path would provide access to the park from the north by connecting the park to Steve Street.The only other public access to the park is from SW 84th Ave to the south. Providing an accessible ADA path to the north is key to providing inclusive park access within a 10-minute walk of Gap Area 11. Maintaining protections where the path is would limit the benefits of a neighborhood park in an underserved part of Tigard,thus have negative social consequences. Rating=-1 Allow Path Development The social consequences of allowing conflicting uses and the proposed path are positive. • Positive Consequences:The proposed amendments facilitate the timely development of the park pathway, consistent with adopted plans.The property was bought with 2010 parks bond money to build a park in an underserved part of the community.The Tigard Parks and Recreation System Plan includes recommended park improvements, including developing Steve Street Park with recommended trail connections to the north, as shown in Figure 5 above (see Gap Area 11).The most significant issue addressed by the Project is fostering equity and inclusion across Tigard's Parks system.The overall purpose of the Project is to provide a new park to a neighborhood of 616 Tigard residents, identified in the Parks and Recreation System Plan as not having a park within a 10-minute walk.This path would provide access to the park from the north by connecting the park to Steve Street.The only other public access to the park is from SW 84th Ave to the south. Providing an accessible ADA path to the north is key to providing inclusive park access within a 10-minute walk of Gap Area 11. Neighbors in a 10-minute walk of the park are expected to benefit most.This area has 266 households and a population of 616: a higher percentage of Hispanic residents (12.3%compared to 11%citywide), a higher percentage of black residents(3.5%compared to 2%citywide), 9% live below the poverty line.The Park will also benefit the Washington Square Regional Center, home to 2000 residents. It is identified as a destination to be linked by a ped/bike trail loop connecting Bagan Park to the west and future mall property parks to the north.WSRC is more diverse and has above average indicators of potential disadvantage compared to Tigard overall. • Negative Consequences: None anticipated. City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 11 Rating=+1 Environmental Consequences Environmental consequences of proposed changes include effects on water quality, hydrologic control,wildlife habitat, and trees. Notably,the proposed changes would not affect the vast majority of existing environmental protections at the Steve Street Park site, including CWS vegetated corridor protections and wetland protections. Maintain Existing Protections Environmental consequences of maintaining existing protections in the path area would be limited and mixed. • Positive Consequences: Ecological values of this area are documented in the CPA narrative as follows: "The area within and adjacent to the path footprint is considered to be a degraded vegetated corridor. The area of wetland buffer that would be impacted by this path is dominated by non-native pasture grasses and forbs including the following listed below.A couple native trees(Douglas fir, big-leaf maple)are rooted along the eastern parcel boundary, but they contribute less than 25% canopy cover and no shrubs are present other than sprigs of Himalayan blackberry. Creeping buttercup and common dandelion are also present in the utility corridor.A 6-foot chain link fence within the southern and eastern portions of the on-site wetland buffer limits potential wildlife movement and further degrade the vegetated corridor. However, this chain link fence will remain in place as part of the project to prevent trespass into the adjacent private property.Additionally, utility easements exist where the path is proposed, sanitary sewer lines and storm water lines run underneath the path area." Habitat values that would be protected are very limited. Maintaining protections may allow for restoration that could introduce higher habitat values in the area in the future and would limit any additional impervious surface in the area. • Negative Consequences: Protecting this area from path development would have the opportunity cost of the required vegetated corridor mitigation proposed as a part of the Project.This would mean that 3,790 square feet of park area near the wetland buffer would not be enhanced.Without a formalized path, pedestrian traffic may be more likely to stray into and negatively impact higher habitat value areas nearby. Rating=0 City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 12 Allow Path Development The environmental consequences of allowing conflicting uses and allowing the proposed formalization of the pathway would be mixed and limited, but generally positive. • Positive Consequences: Formalizing and paving the pathway would potentially reduce deviations from the path into more sensitive vegetated corridor/wetland buffer areas.Additionally,due to vegetated corridor impacts, onsite mitigation is proposed. Park development will include restoring approximately 18,500 square feet(30%of the total site)to natural area. Impacts to the vegetated corridor and wetland buffer will be mitigated in an area not to exceed 3,790 square feet, and the vegetated corridor area will be improved from"marginal or degraded status"to "good"condition". This restoration will replace nonnative ground cover with native vegetation. Despite the conversion of a small portion of degraded wetland buffer to a paved pathway,the overall functions and values of both the on-site wetland and the larger wetland system will be maintained and enhanced through strategic restoration efforts and improved habitat quality.The natural area will provide critical wildlife habitat within a highly urbanized neighborhood. Restoration of a degraded wetland and wetland buffer will significantly improve both the quality and quantity of wildlife habitat. Removing non-native species and replanting with a variety of native herbaceous plants, shrubs, and trees will provide year-round food sources and homes for urban wildlife in the area. No impacts to the wetland itself are proposed. • Negative Consequences: Paving the path would create disturbance within 50 feet of a wetland, and add 982 square feet of impervious surface, creating a slight change in water hydrology near a wetland. As described above,the habitat values in the area of disturbance are limited and impacts to the vegetated corridor would be mitigated. Rating=+1 Energy Consequences. Energy consequences considered for the scenarios include transportation connectivity (VMT)and efficient urban development. Maintain Existing Protections The energy consequences of prohibiting conflicting uses and maintaining full wetland buffer protections in the pathway area would be limited and slightly negative. • Positive Consequences: None anticipated. City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 13 • Negative Consequences: Maintaining protections would potentially result in less energy-efficient park access by restricting effective pedestrian access to the south from SW 84th Ave.This could increase vehicle miles traveled (VMT)and associated greenhouse gas emissions. Rating=-1 Allow Path Development The energy consequences of allowing conflicting uses and allowing the proposed pathway amendments would be mixed but slightly positive. • Positive Consequences:There may be long-term transportation efficiencies by allowing access to the park from the north. Otherwise, park users from the north would need to circle around and access the park from SW 84th Ave to the south. • Negative Consequences: Short-term energy costs include construction efforts. Rating=+1 ESEE Analysis Conclusion As described in the analysis above and summarized in the table below, economic and energy consequences are limited, and the proposed amendment to allow a pathway has generally better consequences across the four categories than maintaining existing protections. ESEE Summary Table ESEE Maintain Existing Protections Proposed Path Economic -1 +1 Social -1 +1 Environmental 0 +1 Energy -1 +1 Total Score -3 +4 Allowing path development within the wetland buffer, paired with the approved mitigation associated with vegetated corridor impacts, presents a net benefit under the ESEE framework.This scenario allows the City to provide reasonable access to a neighborhood park to an underserved area in the City and can result in a net ecological gain with on-site mitigation. City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 14 (5)Develop a program to achieve Goal 5. Local governments shall determine whether to allow, limit, or prohibit identified conflicting uses for significant resource sites. This decision shall be based upon and supported by the ESEE analysis.A decision to prohibit or limit conflicting uses protects a resource site.A decision to allow some or all conflicting uses for a particular site may also be consistent with Goal 5,provided it is supported by the ESEE analysis. One of the following determinations shall be reached with regard to conflicting uses for a significant resource site: (a)A local government may decide that a significant resource site is of such importance compared to the conflicting uses, and the ESEE consequences of allowing the conflicting uses are so detrimental to the resource, that the conflicting uses should be prohibited. (b)A local government may decide that both the resource site and the conflicting uses are important compared to each other, and based on the ESEE analysis, the conflicting uses should be allowed in a limited way that protects the resource site to a desired extent. (c)A local government may decide that the conflicting use should be allowed fully, notwithstanding the possible impacts on the resource site. The ESEE analysis must demonstrate that the conflicting use is of sufficient importance relative to the resource site, and must indicate why measures to protect the resource to some extent should not be provided, as per subsection(b)of this section. Response: Removing a 0.03-acre area from wetland buffer protections to allow for the formalizing of a pathway to connect Steve Street Park to the north has been determined to have generally positive ESEE consequences.Therefore, it is proposed that Tigard allow the conflicting use in this 0.03-acre area consistent with (c)above. By approving the requested CPA,the City of Tigard can effectively balance the need for providing park facilities to its population with the preservation and enhancement of its valuable natural resources. City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 15 Citations City of Tigard, Oregon. (2022). FY2022-2023 Capital Improvement Plan [PDF]. Tigard, OR: City of Tigard. Retrieved from City of Tigard website City of Tigard, Oregon. (2025, March 4). Community Development Code(Title 18 of the Municipal Code). Retrieved from City of Tigard municipal code database City of Tigard, Oregon. (2025,June 21). Wetlands and Stream Corridors (Map)Tigard, OR: City of Tigard, Environmental Services Department. Retrieved from City of Tigard maps portal City of Tigard. (2022). Tigard Parks and Recreation System Plan [PDF]. Tigard, OR:Tigard Parks & Recreation Department. Retrieved from City of Tigard website Clean Water Services. (2019, December). Design& Construction Standards for sanitary sewer and surface water management:Resolution& Order 19-5(as amended by R&O 19-22) [PDF]. Washington County, OR: Clean Water Services. Retrieved from Clean Water Services website Fishman Environmental Services. (1997). City of Tigard Local Wetlands Inventory: Wetlands Assessment. Prepared for the City of Tigard, Oregon. December 1994; approved September 1997 City of Tigard:Comprehensive Plan Amendment ESEE Analysis Winterbrook Planning I August 2025 I Page 16