City of

Bull Run Watershed Land Exchange with US Forest Service

Application for a Modification of Casefile T3-2018-10227: Community Service Use, Design Review, Fire Safety Zone Exception, and Variance Approvals to Allow a Microwave Communication Tower and Accessory Equipment in the Commercial Forest Use 3 Zone.

Application for a Category 1 Land Division A Four-Lot Land Division in the Commercial Forest Use 3 Zone.

To: Rithy Khut, Planner Multnomah County Land Use and Transportation Program

From: Robert Fraley, Senior Planner Portland Water Bureau

Bull Run Watershed Land Exchange REVISED JANUARY 2020 LR, CSU, DZ, DR, V, LD Applications Page 1 A.29 Table of Contents Table of Contents……………………………………………………………………………………………………………………..2 Applicant and Land Use Information…………………………………………………………………………………………4 Acronyms………………………………………………………………………………………………………………………………….5 Figures………………………………………………………………………………………………………………………………………5 Appendices……………………………………………………………………………………………………………………………….6 SECTION 1: INTRODUCTION………………………………………………………………………………………………………..7 A. General Description of the Project…………………………………………………………………………………...7 1. The Bull Run Water System……………………………………………………………………………………………………7 2. Project Overview and Rationale…………………………………………………………………………………………….8 3. Previous Land Use Reviews……………………………………………………………………………………………………9 4. Required Land Use Reviews…………………………………………………………………………………………………11 5. Description of Surrounding Area……………………………………………………………………………………….12 6. Zoning………………………………………………………………………………………………………………………………….12 7. Response to Key Issues Identified in Pre-Application Conference………………………………………..13 8. Application Submission………………………………………………………………………………………………………..15 SECTION 2: MODIFICATION OF CASEFILE T3-2018-10227 LOT OF RECORD, CONDITIONAL USE COMMUNITY SERVICE USE, FOREST DEVELOPMENT STANDARDS, DESIGN REVIEW, EXCEPTION TO SECONDARY FIRE SAFETY ZONE AND VARIANCES……………………………………………………………...... 18 A. Introduction…………………………………………………………………………………………………………………..18 B. Lot of Record………………………………………………………………………………………………………………….26 §39.3005- Lot of Record – Generally………………………………………………………………………………………..26 §39.3040- Lot of Record – Commercial Forest Use (CFU 3)………………………………………………………27 C. Commercial Forest Use District Standards………………………………………………………………………28 § 39.4080 Conditional Uses……………………………………………………………………………………………………..28 §39.4100 Use Compatibility Standards…………………………………………………………………………………….29 §39.4105 Building Height Requirements………………………………………………………………………………....30 §39.4110 Forest Practices Setbacks and Fire Safety Zones……………………………………………………….30 §39.4115 Development Standards For Dwellings and Structures……………………………………………..33 § 39.4120 Lot Size Requirements…….…………………………………………………………………………………...... 35 § 39.4135 Access……………………………………………………………………………………………………………………..36 §39.4140 Lot Size for Conditional Uses……..…………………………………………………………………………….36 §39.4145 Offstreet Parking and Loading……………………………………………………………………….…………38

Bull Run Watershed Land Exchange REVISED JANUARY 2020 LR, CSU, DZ, DR, V, LD Applications Page 2 §39.4155 Exceptions to Secondary Fire Safety Zones………………………………………………………………41 D. Community Service Uses………………………………………………………………………………….…………….43 §39.7515 Community Service Use Criteria……………………………………………………………………………….43 E. Radio and Television Transmission Towers in the Commercial Forest Use Zone………………44 § 39.7560 Application Requirements……………………………………………………………………………………….44 § 39.7565 Approval Criteria for New Transmission Towers……………………………………………………..45 § 39.7575 Radiation Standards………………………………………………………………………………………………..50 F. Design Review (MCC 39.8000)…………………………………………………………………………………………54 §39.8040 Design Review Criteria……………………………………………………………………………………………..54 §39.8045 Required Minimum Standards………………………………………………………………………………….56 G. Variance Standards…………………………………………………………………………………………………………….57 SECTION 3: CATEGORY 1 LAND DIVISION STANDARDS……………………………………………………………….62 A. Introduction…………………………………………………………………………………………………………………..62 B. Lot of Record………………………………………………………………………………………………………………….67 §39.3005- Lot of Record – Generally………………………………………………………………………………………..67 §39.3040- Lot of Record – Commercial Forest Use (CFU 3)………………………………………………………68 C. Land Division Approval Criteria and Standards……………………………………………………………….70 § 39.9035 Category 1 Land Divisions …………………………………………………………………………………70 §39.9400 Criteria For Approval, Category 1 and Category 2 Tentative Plan……………………….70 §39.9405 Contents of Category 1 and Category 2 Tentative Plan………………………………………72 §39.9410 Category 1 and Category 2 Tentative Plan Map…………………………………………………72 §39.9415 Category 1 and Category 2 Tentative Plan Map Contents………………………………….72 §39.9420 Written Information: Category 1 and Category 2 Tentative Plan……………………….73 §39.9425 Supplementary Material: Category 1 and Category 2 Tentative Plan…………………74 §39.9500 Application of General Standards and Requirements………………………………………..74 §39.9505 Land Suitability………………………………………………………………………………………………….74 §39.9510 Lots and Parcels………………………………………………………………………………………………..74 §39.9515 Acreage Tracts………………………………………………………………………………………………….76 §39.9520 Street Layout……………………………………………………………………………………………………77 §39.9525 Street Design……………………………………………………………………………………………………77 §39.9530 Street Reserve Strips………………………………………………………………………………………..78 §39.9535 Temporary Turnarounds………………………………………………………………………………….78 §39.9540 Street Names…………………………………………………………………………………………………..78

Bull Run Watershed Land Exchange REVISED JANUARY 2020 LR, CSU, DZ, DR, V, LD Applications Page 3 §39.9545 Required Improvements……………………………………………………………………………….78 §39.9550 Streets, Sidewalks, Pedestrian Paths and Bikeways………………………………………78 §39.9555 Easements……………………………………………………………………………………………………79 §39.9560 Street Trees………………………………………………………………………………………………….79 §39.9565 Street Lighting………………………………………………………………………………………………80 §39.9570 Water System……………………………………………………………………………………………….80 §39.9575 Sewage Disposal…………………………………………………………………………………………..80 §39.9580 Surface Drainage and Storm Sewer Systems…………………………………………………81 §39.9585 Electrical and Other Wires…………………………………………………………………………….81 §39.9587 Required Improvements……………………………………………………………………………….82 §39.9588 Streets, Sidewalks, Pedestrian Paths and Bikeways, Water System, Sewage Disposal, Surface Drainage and Storm Water Systems…………………………………………………82 §39.9590 Other Utilities……………………………………………………………………………………………….83 CONCLUSION……………………………………………………………………………………………………………………….83

Applicant and Property Information Applicant/Owner: City of Portland - Portland Water Bureau 1120 SW Fifth Avenue, Room 600 Portland, 97204 Contact: Robert Fraley, 503-823-3573 Location: East Multnomah County Site Address: 56150 National Forest Road 1200126, Bull Run Watershed (TL 2500 only) Legal Descriptions: T–1S R–6E, SECTION 20 TL 2500 (Camp Creek Microwave Tower Site – 240 ac) T–1S R–6E, SECTION 20 TL 2400 (80.0 ac) T–1S R–6E, SECTION 19 TL 2200 (630.32 ac) T–1S R–5E, SECTION 24 TL 1000 (20 ac) T–1S R–5E, SECTION 24 TL 900 (620 ac) Zoning: Commercial Forest Use District 3 (CFU3) Land Use Reviews: Application for Modification of T3-2018-10227 [Approval of Community Service Conditional Use (CSU), Design Review (DR), Forest Development Zone, Exception to Secondary Fire Safety Zone, Variances to site a new microwave communication tower], and Application for a Category 1 Land Division. Pre-app Date: April 25, 2019 Submittal Date: August 23, 2019/REVISED January 23, 2020

Bull Run Watershed Land Exchange REVISED JANUARY 2020 LR, CSU, DZ, DR, V, LD Applications Page 4 Acronyms The following acronyms are used in this narrative or in supporting figures and attachments: BRWMU Bull Run Watershed Management Unit CFU Commercial Forest Use District (Multnomah County base zone) CPO Community Planning Organization (Multnomah County) CS Community Service Use CU Conditional Use DR Design Review EFU Exclusive Farm Use District FERC Federal Energy Regulatory Commission GIS Geographic Information System MCC Multnomah County Zoning and Development Ordinance NEPA National Environmental Policy Act NIER Non-Ionizing Electromagnetic Radiation ODF Oregon Department of Forestry PWB Portland Water Bureau (aka “the Bureau” or PWB) SCADA Supervisory Control and Data Acquisition - a monitoring and control system used to monitor and control various mechanical and electrical components (valves, meters, pumps, etc.) in a water distribution system. TBR Timber District (Clackamas County base zone) TSP Multnomah County Transportation System Plan USDA United States Department of Agriculture Forest Service (Forest Service) USFS United States Forest Service

Figures, Photos, and Plan Sheets The following figures, photos, and plan sheets are referenced in the narrative:

Figure 1 Overview of Portland’s Water System Figure 2 Area Zoning Figure 3 City of Portland Microwave Network Figure 4 Vicinity Maps Figure 5 3D Vicinity Map

Bull Run Watershed Land Exchange REVISED JANUARY 2020 LR, CSU, DZ, DR, V, LD Applications Page 5 Figure 6 Aerial – Existing Site Conditions Figure 7 Proposed Site Layout (Approved under Casefile T3-2018-10227) Figure 8 Primary and Secondary Fire Safety Zones Figure 9 Facilities Connected to City via Microwave Communication Figure 10 BRWMU Current Land Ownership Figure 11 BRWMU Land Exchange Ownership Figure 12 Existing Parcel Configuration and Ownership Figure 13 Proposed Lot Reconfiguration Figure 14 Proposed Preliminary Plat Figure 15 Lot of Record Taxlots with Deed Reference

Photo 1 Camp Creek Development Area (View West) Photo 2 Camp Creek Development Area (View East) Photo 3 Hickman Tower with Solar Array Photo 4 Accessory Communications Equipment Building Photo 5 Accessory Communications Equipment Building – End View Photo 6 Propane Tank at Headworks Treatment Facility

Appendices The following appendices are referenced in this narrative: Appendix A Completed Land Use Application Form Appendix B Title Reports and Lot of Record Deeds Appendix C Pre-Application Conference Notes (April 25, 2019)/T3-2018-10227 Decision Appendix D Local/State/Federal Forms Appendix E Camp Creek Tower Plan Sheets Appendix F New Tower Engineering Reports Appendix G Emissions Letter/Licensing Information/Microwave Dish Information Appendix H Equipment Building Plans/Elevations Appendix I Preliminary Land Division Plat Appendix J Existing Conditions Map Appendix K Lot 4 Site Plan Appendix L Septic Review Certification

Bull Run Watershed Land Exchange REVISED JANUARY 2020 LR, CSU, DZ, DR, V, LD Applications Page 6 SECTION 1: INTRODUCTION

This section describes the reasons for the proposed project, its history and context, and reviews the public involvement process. Section 2 proposes modification of T3-2018-10227 and includes findings demonstrating compliance with Community Service Conditional Use, Design Review, Forest Development Zone, Exception to Secondary Fire Safety Zone, and Variance standards to site a new microwave communication tower. Section 3 includes findings demonstrating compliance with Category 1 Land Division standards.

A. GENERAL DESCRIPTION OF THE PROJECT

1. The Bull Run Watershed The Bull Run watershed has been used by the City of Portland, Oregon and the region for water supply since 1895. The City’s water system provides water to residents and businesses within the city limits of Portla