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Correspondence (2)
CITY OF TIGARD, OREGON MAJOR MODIFICATION OF A CONDITIONAL USE PERMIT AND RELATED ADJUSTMENT TIGARD HIGH SCHOOL 50 P200q -002 O, ' 466. WOO sw .w,t,/A le # "'- :k ."M,4 } _ ....N._ b siltyAppf ....._ .1. : , —0 ' 7 r :L. M-J i � i ilk ,> .,,'\ PREPARED FOR : TIGARD-TUALATIN SCHOOL DISTRICT PREPARED BY Cornerstone Construction Management Inc . FEBRUARY 23, 2004 Tigard High School Conditional Use Application TABLE OF CONTENTS KEY INFORMATION 1 • SUMMARY 3 BACKGROUND INFORMATION 5 RESPONSE TO CUP CRITERIA 9 BICYCLE PARKING ADJUSTMENT 17 CONCLUSIONS 19 EXHIBITS 21 Exhibit'A' Tax Assessor's Map Exhibit`B' Aerial Photograph Exhibit'C' Pre-application conference notes Exhibit`D' Neighborhood meeting documentation Exhibit`E' Zoning Map Exhibit'F' Utilities Maps Exhibit'G' Service provider response-Clean Water Services Agency Exhibit'H' Tree Assessment Exhibit'I' Letter from Principal Kubiaczyk regarding bicycle parking needs Exhibit'J' Site Plan, including: A0.0' Survey C1 General Arrangement C3 Civil Site Plan - North C4 Civil Site Plan -South C5 Grading/Erosion Control Plan -North C6 Grading/Erosion Control Plan - South C-7 Utility Plan - North C-8 Utility Plan -South C-9 Front Parking Area Plan C-10 Temporary Construction Access Road L3.0 Grading Plan L5.0 Construction Plan L7.1 Planting Plan A0.20 Architectural Site Plan A0.30 Lower Level Existing Floor Plan A0.40 Main Level Existing Floor Plan A2.01 Lower Level New Floor Plan A2.02 Upper Level New Floor Plan A3.11 Building Elevations R EGENED APR `7 2004 cxrY E�}�� Tigard High School ... KEY INFORMATION . Project Name: Tigard High School Major modification of an existing conditional use Property Description: 2S114AA00100 Location: 9000 SW Durham Road Parcel size: Approximately 43.65 acres Zoning: R-4.5 Applicant: Tigard-Tualatin School District 23J 6960 SW Sandburg Street Tigard, Oregon 97223 Attention: Stephen Poage Telephone 503-431-4003 Fax: 503-431-4047 Property Owner: Same Applicants Representatives: Project Manager Rick Rainone, Senior Project Manager Cornerstone Construction Management Inc. 5410 SW Macadam Avenue, Suite 250 Portland, Oregon 97210 Telephone 503-295-0108 Fax 503-295-1896 Architect Keith Johnson Dull Olson Weekes Architects 319 SW Washington St., Suite 200 Portland, Oregon 97204 Telephone 503-226-6950 Fax 503-273-9192 Civil Engineer Mark Wharrey SJO Consulting Engineers 6650 Redwood Lane, Suite 360 Tigard, OR 97224 Telephone 503-226-3921 Fax 503-226-3926 • edmurphy&associates/ttsd/ths-cup/finaldr/2/25/04 1 Tigard High School Landscape Design Nick Wilson Atlas Landscape Architecture 320 SW 6th Avenue, Suite 310 Portland, OR 97204 Telephone 503-224-5238 Fax 503-224-5239 Land Use Planner Ed Murphy Ed Murphy& Associates 9875 SW Murdock St. Tigard, OR 97224 Telephone 503-624-4625 Fax 503-968-1674 2 edmurphy&associates/ttsd/ths-cup/finaldr/2/25/04 Tigard High School - - - SUMMARY, • • The Tigard-Tualatin School District plans to construct significant building improvements to Tigard High School. The work is mostly interior remodeling and expansion of the existing structure, addition of modular classrooms, and some minor site and utility improvements. • The changes fit the description of a major modification of a conditional use permit. The modifications include demolition of approximately 40,055 square feet of existing classroom space, and replacing it with approximately 84,420 square feet of new space. The net increase in floor area is therefore roughly 44,365 square feet. This includes eight classrooms contained in four modular building as well as the replacement of an existing modular building with a slightly larger one. Overall, the improvements represent a 20% increase in the total square footage of the high school. • No new access ways are proposed. The parking and circulation will stay the same, with the exception of some of the bus parking, which will be moved to another location to make way for the four modular buildings just south of the swim center. • The capacity of the school will not change, and will remain at 1880 students. The number of staff persons will also remain the same at 135. • No additional parking spaces are proposed. The existing parking is over the minimum required amount of off-street parking. • There will be virtually no impact to the sewer, water, roads and storm water systems. There will be no significant increase in the amount of impervious surface. • Included in this application is a request for four small, temporary construction-related modular buildings. • Also included with this application is a request for an adjustment on bicycle parking. The Code requires six bicycle parking spaces per classroom, which would be 390 spaces for the 65 classrooms. The District is proposing adding 16 more spaces to the 24 spaces that are already there, which will be more than adequate. The number of students and teachers will remain the same, and the percentage of them riding a bicycle to school will probably not change, so there is no reason to greatly expand the bicycle parking • facilities. edmurphy&associates/ttsd/ths-cup/finaldr/2/25/04 - 3 Tigard High School 8 S BACKGROUND INFORMATION History: The property is made up of one tax lot, a 43.65-acre parcel with frontage on SW Durham Road on the north side, SW 85th Avenue on the east side and SW 92nd Avenue on the west side. (Please refer to the Tax Assessor's map, Exhibit `A'). The site slopes slightly from north to south, and from west to east. The school has been in this location since it was built in 1953. It was expanded over the years with a series of conditional use permits, including a CUP to allow the placement of two modular units on the site for temporary classrooms (CUP 91-0001 (C)). The most recent conditional use modification was approved in 1991 (CUP 91-0007). Items relevant to that conditional use approval were: • Addition of the "Commons"area • Replacement of the music room • Addition of 103 new parking spaces • Addition of six permanent classrooms • Enlargement of the gymnasium, and replacement of 24 parking spaces because of the gymnasium expansion. • For a view of what the high school campus looks like today, please refer to Aerial Photograph, Exhibit A pre-application conference with city staff was held on the proposed modifications on September 4, 2003. (Please refer to the pre-application notes, Exhibit `C'). The plans have not changed significantly from the preliminary plans discussed at the pre-application conference. School District representatives held a neighborhood meeting on February 24, 2004. No significant changes were made to the plans as a result of that meeting. (Please refer to the neighborhood meeting documentation, Exhibit D'). Adjacent uses. The property is zoned R-4.5, as is the surrounding neighborhood. (Please refer to the Zoning Map, Exhibit `E'). The property is bordered by single-family homes on the west, north and south sides, and industrial uses on the east side. Description of Proposal. The modifications will greatly improve the quality of the high school. Some of the modifications are improvements to the existing building, including the interior remodel of the existing 2-story building (the southern end of the old main building) to convert existing general use classrooms into science classrooms, labs, prep rooms, and storage. The remodeling will involve replacement of the existing windows and installation of rooftop air handling equipment. The work that expands the floor area and therefore triggers the "Major Modification of a Conditional Use Permit" review includes: • A new 72,316 square foot, 2-story, infill building; • Replacement of an existing portable at the south side of the main building with a new portable building for the pre-school; • Four new portable classroom buildings, which will house eight classrooms; • Minor expansion of the Music Department and Girls PE areas. (Please refer to Architectural Site Plan, Exhibit `J', Sheet A0.20). edmurphy&associates/ttsd/ths-cup/finaldr/2/25/04 5 Tigard High School The school is already served with adequate sewer, water and storm water lines. No changes to any of the existing utilities are necessary. (Please refer to the Existing Utilities Maps, Exhibit `F'). The traffic impact is minimal, since access to the school will not be changed. There will be a temporary construction access road built between the east parking lot and SW 85th Avenue. There are no sensitive lands that will be impacted by the proposed use, i.e. wetlands, steep slopes, floodplains, or wildlife habitats. The Washington County Clean Water Services (CWS) Agency has provided a service provider letter. (Please refer to the CWS letter, Exhibit `G'.) Chapter 18.390.040.B.2.e Impact Analysis: No improvements to the transportation, drainage, parks, water, and sewer systems are necessary to meet City standards or to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. Transportation System: There are no significant impacts to the transportation system as a result of this proposed development. No improvements to the transportation system are necessary to meet City standards or to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. Drainage System: No storm water detention ponds or storm water quality swales are proposed. One of the existing catch basins will be replaced with a new water quality filter catch basin. This replacement catch basin will treat storm water runoff from a 7500 square foot area, which is more than the roughly 5000 square feet of new impervious surface being created. With this catch basin improvement, the existing storm water system is adequate. (Please refer to Civil Utility Plan, Exhibit `J', Sheets C-7 and C-8, and also to the companion document, "Stormwater Management Report", by SJO Consulting Engineers, February 2004, for more information). Lighting: No changes to the outside lighting are proposed. Currently, only a small portion of the school building, school grounds and parking lots are illuminated. The plan does not include any new parking lot lights. Building and site lighting will be limited to the courtyard area between the new portion of the high school and the existing cafeteria/auditorium. Police. Fire and other Emergency Services: No impact to police, fire or other emergency services will occur as a result of this proposed site development. The new school building addition will be fully sprinklered and built to modern building code standards. Parks System: No impact to the park system will occur as a result of this proposed site development. The remodeled school will have the same type of recreation facilities available as the existing school does currently. Water System: No impact to the water system will occur as a result of this proposed site development. Sewer System: No impact to the sewer system will occur as a result of this proposed site development. 6 edmurphy&associates/ttsd/ths-cup/finaldr/2/25/04 Tigard High School Noise impacts: Most activities will take place indoors, except for some sports and music activities. The overall noise level should not change as a result of this modification. The noise levels from the school building and grounds will be well within the City's noise standards. Further, the City's noise ordinance, Title 7, Section 7.40.180, specifically makes an exception for noise coming from normal school activities. It states the following in Section 7.40.180 "Exceptions": The following shall not be considered violations of this article,even if the sound limit specified in Section 7.40.160 is exceeded: A. Non-amplified sounds created by organized athletic or other group activities, when such activities are conducted on property generally used for such purposes, such as stadiums, parks, schools, and athletic fields, during normal hours for such events. edmurphy&associates/ttsd/ths-cup/finaldr/2/25/04 7 Tigard High School This page intentionally left blank ,, • rr 8 edmurphy&associates/ttsd/ths-cup/finaldr/2/25/04 Tigard High School RESPONSE TO CUP CRITERIA Chapter 18.330 of the Tigard Development Code (hereinafter "Code" or "TDC") contains the standards and procedures under which a conditional use may be permitted. Section 18.330.030 contains the approval standards, which are as follows: 18.330.020.0 1. Any modification which is not within the description of a major modification as provided in Subsection B above shall be considered a minor modification. Response: The proposed modifications fall within the description of a major modification -) because there will be "an increase in the floor area proposed for non-residential use by more than 10% where previously specified", as per Section 18.330-1 of the Tigard Development Code. 18.330.030 Approval Standards and Conditions of Approval The criteria for approval, as per Section 18,330.030.A, are: 1. The site size and dimensions provide adequate area for the needs of the proposed use. Response: The parcel size is rectangular in shape, and approximately 43.65-acres in size. It is relatively flat, and has no environmental constraints to development. There is a small grove of mature trees just east of the main building, near the cafeteria. The footprint of the main building, which is 143,884 square feet, will be expanded by only about 3586 square feet. The four modular classroom buildings will add another 7272 square feet of floor area. This is for a building campus that currently has almost 221,000 square feet of floor space. The expansion will not reduce the open field areas. The site where the school building additions are proposed are not areas that are subject to ground slumping or sliding. There is adequate distance between the expanded main school building and any surrounding buildings, such as the swim center, which provides for adequate light and air circulation, and accessibility to fire-suppression equipment. Therefore, there is adequate area to meet the needs of the proposed use. 2. The impacts of the proposed use of the site can be accommodated considering the size,shape, location, topography, and natural features. Response: The only areas where the footprint will be expanded are at the northeast corner and along the east edge of the main building, and at the far west side of the main building, between it and the boy's gym. The size, shape, location and topography of the site can easily accommodate that expansion. The only significant natural feature is the grove of trees on the east side of the main building, which will be temporarily impacted by the construction access driveway. There will be no significant impacts to any of the adjacent neighbors. The height of the new addition will be within the 30' maximum height limit. The lighting for the new portion of the school building and courtyard will not be visible to any residential area. Therefore, the impacts of the proposed use can be accommodated. 3. All required public facilities have adequate capacity to serve the proposal. edmurphy&associates/ttsd/ths-cup/finaldr/2/25/04 9 Tigard High School • Response: The student population will remain the same. There is virtually no impact to the public utilities or to the transportation system. Other semi-public facilities and services, including electrical, natural gas, cable, and garbage disposal are available, and the construction of the new addition will not significantly change the impact on those services and facilities. 4. The applicable requirements of this zoning district are met except as modified by this chapter. - Response: The proposed use meets the applicable requirements of the Development Code, particularly with regard to minimum building setbacks, maximum building height, minimum and maximum parking, and clear vision areas. The landscaping is mature, including the street trees along SW Durham Road. No screening and buffering is required between a residential zone and a school. Only a couple trees over 6" in diameter will be removed -- not - enough to require any mitigation. The property is zoned R-4.5. The high school is a pre-existing use. The addition to the main building and the modular buildings will comply with all of the applicable requirements of R-4.5 zone. Following is a summary of how the school and site comply with the zoning district regulations. Minimum lot size. The requirement is 7500 sq. ft. per unit. The lot size exceeds this minimum lot size requirement. Average lot width. The requirement.is 50 feet. The lot width exceeds this minimum average lot width standard. Minimum building setbacks. The setback requirements ordinarily applicable in the R-4.5 zone are superceded by Section 18.330.050.B.8 of the Development Code. The school will exceed those setbacks (explained in more detail below). Maximum Building Height. The maximum allowable building height is 30 feet. The proposed addition to the high school building will not exceed the maximum building height. Maximum percentage of lot coverage. There is no maximum percentage of lot coverage in the R-4.5 zone. Streets. No changes to the street system or facilities are proposed. SW Durham Road, SW 92"d Avenue and SW 85th Avenue are the three bordering streets. SW Durham Road is already fully improved. SW 92"d Avenue has a wide (9'-10') sidewalk along the school frontage from SW Durham Road to the ticket gate by the stadium. From there it has a 7' wide (approximately) asphalt walkway to the southwestern corner of the school property. The west side of SW 92"d Avenue has a narrow sidewalk only from the mid-block area south of SW Martha Street to SW Durham Road. However, there is an asphalt shoulder all along the west side of SW 92"d Avenue. SW 85th Avenue has already has a sidewalk along the entire school frontage. (According to the pre-application notes, improvements to SW Durham Road, SW 92"d Avenue and SW 85th Avenue will not be required). 10 edmmphy&associates/ttsd/ths-cup/finaldr/2/25/04 Tigard High School Pedestrian and handicapped accessibility. Pedestrian accessibility to the high school will remain the same as it is currently. Accessible parking. No changes to the parking area are planned. There are currently 16 • accessible parking spaces available and 515 regular parking spaces. Bicycle parking. The Code requires 6 spaces per classroom. The high school will have a total of 65 classrooms, counting the classrooms in the modular buildings. At 6 spaces per classroom, a minimum of 390 bicycle spaces would be required. Tigard High School currently has two bike racks, each holding 12 bicycles. There is a maximum of 12 bicycles parked in these bike racks, even in good weather. Based on past experience, the existing bicycle parking facilities would be adequate; however, the District will add 16 more spaces, and place them where they will be covered. (Please refer to Exhibit `I', letter from Mark Kubiaczyk, Principal of Tigard High School). Utilities. All utilities will meet City standards. All new on-site utilities will be undergrounded. There are no overhead wires along SW 85th Avenue or along SW Durham Road, except for one wire serving three parking lot lights in the northwest corner of the property. There are overhead wires on the west side of SW 95' Avenue, with a few overhead wires strung across the street to provide power to individual parking area lights. The electrical service comes from SW Durham Road, where there are no overhead utility lines. Therefore, the City should not impose a fee in-lieu-of undergrounding. (Please refer to the Civil Utility Plan, Exhibit `J', Sheets C-7 and C-8). Parking lot landscaping. The parking lot is already partially landscaped. Since no changes to the parking areas are being made, the District is not proposing any changes to the parking lot landscaping. Parking lot lighting. The parking areas are already partially lit. Since no changes to the • parking areas are being made, the District is not proposing any changes to the parking lot lighting. Minimum percentage of site landscaping. There is no minimum required percentage of landscaping in the R-4.5 zone. Buffering and Screening. Buffering and screening is not required in this case because schools are not listed in the buffer matrix (Table 18.745.1). Vision clearance. No changes are proposed or appear to be necessary. Signage. No changes are proposed. 5. The applicable requirements of 18.330.050; Response: Subsection 8 of Section 18.330.050 applies, which sets different setback standards that the R-4.5 does. These standards are: • Front yard —30 feet • Side yard facing street—20 feet • Side yard—20 feet • Rear yard—20 feet. edmurphy&associates/ttsd/ths-cup/fmaldr/2/25/04 11 Tigard High School The building, after the addition of the commons area, will still greatly exceed these setback standards. The expansion of the main building in the northeast corner will reduce the front yard setback by a few feet, but it will still be well over 60 feet from the Durham Road right-of- way. 6. The supplemental requirements set forth in other chapters of this code including but not limited to Chapter 18.780, Signs, and Chapter 198.360, Site Development Review, if applicable, are met. Response: Most chapters of the code are not applicable because this is a pre-existing use. That is, the School District can not be expected to bring the entire site up to current city standards as a condition of the major modification. This proposed use is not subject to the Site Development Review Chapter of the Code. Section 18.360.020.A.5, under "applicability and exemptions", says site development review shall not apply to "any proposed development which has a valid conditional use approved through the conditional use permit application process". However, this application will address those standards in the Development Code which appear to be applicable, as follows: APPLICABLE STANDARDS Chapter 18.705 Access, Egress and Circulation. The access, egress and circulation will not change. Chapter 18.710 Accessory Residential Units. The Chapter is not applicable. Chapter 18.715 Density Computations. The Chapter is not applicable. Chapter 18.720 Design Compatibility Standards. The Chapter is not applicable. Chapter 18.725 Environmental Performance Standards. This Chapter applies the federal and state environmental laws, rules and regulations to development within the City of Tigard. • Noise. The City's noise ordinance makes an exception to the noise regulations for schools, in Section 7.40.180. • Visible emissions. This applies only to areas zoned commercial or industrial, and is not applicable to schools. • Vibration. Other than at sports events and band practice, there will not be any vibrations emanating from the school property that will be discernible without instruments at the property line. • Odors. There should not be any odorous gases or other matter generated from the • school property in such quantities as to be readily detectable at any point beyond the property line. ' • Glare and heat. The will be no direct or sky-reflected glare visible at the property line, or any emission or transmission of heat or heated air which is discernible at the property line. 12 edmurphy&associates/ttsd/ths-cup/finaldr/2/25/04 Tigard High School closed containers, and the grounds will be maintained in a manner that will not attract or aid in the propagation of insects or rodents or create any type of health hazard. Because this is a high school, it is extremely important that the waste disposal and recycling area be kept as clean as possible at all times. Chapter 18.730 Exceptions to Development Standards. This Chapter is not applicable. Chapter 18.740 Historic Overlay. This Chapter is not applicable. Chapter 18.742 Home Occupations. This Chapter is not applicable. Chapter 18.745 Landscaping and Screening. Buffering and screening. As noted previously, the buffering and screening matrix (Table 18.745.1) does not show a requirement for buffering and screening between existing detached single-family units and institutional uses such as schools. Therefore, the buffering and screening requirements are not applicable. Street Trees. Since Tigard High School is a pre-existing use and the adjacent streets are already fully improved, this requirement does not apply. Nonetheless, there are already several street trees along SW Durham Road. Screening. Screening and landscaping of parking lots, loading areas and refuse containers is required, as per Section 18.745.050.E. However, there are no new parking lot area(s) proposed, so the screening requirement should not apply. The refuse containers are inside the building and generally not visible, with the exception of the trash compactor. The trash compactor is located behind the cafeteria, in the southeast part of the main building. It cannot be seen from any residential areas. Chapter 18.750 Manufactured/Mobile Home Regulations. This Chapter is not applicable. Chapter 18.755 Mixed Solid Waste and Recyclable Storage. This Chapter is applicable. The high school uses a trash compactor, and recycles cardboard and other solid waste. This application is not proposing any changes to the existing waste handling and recyclable storage system. Chapter 18.760 Nonconforming Situations. The structures on the school property conform to the current yard setback, height and other basic dimensional requirements. The use of the land and structures is allowed in the R-4.5 zoning district. The lot size meets the minimum requirements. The existing parking lot does not conform to current city requirements for landscaping and lighting, but that is a pre-existing situation which would be impractical to remedy as part of this school building improvement program. Chapter 18.765 Off-Street Parking and Loading Requirements. Vehicular parking. For a high school, a minimum of one parking space per five students and teachers is required. There are 2015 teachers and students. At a one to five ratio, a minimum of 403 parking spaces is required, and a maximum of 672 parking spaces is allowed. The high school currently has 531 spaces, counting the 16 accessible spaces. The architectural site plan, Exhibit `J', Sheet A0.20 shows the location of these parking spaces. edmurphy&associates/ttsd/ths-cup/finaldr/2/25/04 13 Tigard High School No change to the area for loading and unloading passengers (TDC 18.765.040.C) is proposed. Bicycle parking. This standard applies to a major modification of a conditional use permit. However, no increase in the number of students attending Tigard High School is anticipated as a result of these building improvements, and the existing number of parking spaces appears to be adequate. This application includes an adjustment to the minimum required bicycle parking spaces. Chapter 18.775 Sensitive Lands. There are no sensitive lands affected by this proposal. Chapter 18.780 Signs. The District is not proposing any new signs at this time. Chapter 18.785 Temporary uses. This Chapter is not applicable. Chapter 18.790 Tree removal. The location of the trees in the grove of trees just east of the cafeteria building is shown on civil utility plan and on the temporary construction access road plan drawings (Exhibit `J', Sheets C-8 and C-10). Two or three trees over 12" in diameter will be removed - and one of those appears to be dead. No mitigation is required by Code. (Please refer to the tree assessment report from Halstead's Arboriculture Consultants, Inc., Exhibit `H'). Chapter 18.795 Visual Clearance Areas. No changes to the existing driveways are proposed; the visual clearance areas are not affected. Chapter 18.797 Water Resources (WR) Overlay District. This Chapter is not applicable. Chapter 18.798 Wireless Communication Facilities. This Chapter is not applicable. Chapter 18.810 Street and Utility Improvement Standards The recently adopted block length standards found in Section 18.810.040.B.1. cannot reasonably be applied in this case, which involves improvements to an existing school within an established neighborhood. Because of the exiting development patterns, there is no practical way that the School District can meet the maximum block length standard for this site. To strictly meet the block length requirement, a school site could be no larger than roughly 5.7 acres, and would have to have streets on all four sides (500'/side equals a 2000' perimeter, which results in a 5.7-acre area). That is not an adequate building site for high schools, which typically require a significantly larger site. The Tigard High School site is over 40 acres in size. Between the buildings, parking and circulation areas, tennis courts, stadium, track, and ball fields, the site is fully developed. The high school is bordered by single-family homes on the south, and industrial uses to the east. Since the block length standard is clearly precluded by pre-existing development, it should not apply in this case. The existing three street connections to SW Durham Road, along with the access from SW 92nd Avenue, provides a safe and convenient transportation system. 14 edmurphy&associates/ttsd/ths-cup/finaldr/2/25/04 Tigard High School Similarly, creating formal pedestrian connections that would meet the City standard of one connection per 330 feet is not feasible (Section 18.810.040.B.2). There are no residential uses directly to the east, but there are large residential areas to the northeast of the school, north of Durham Road. There are two openings in the school's fence along the east property line that allow pedestrian access to the school grounds from the east. There are homes the south, but students living there would walk up SW 92"d Avenue. Students living to the west can access the school grounds in two or three spots, two near the stadium (the ticket booth and a gate) and one just north of the tennis courts. Students coming from the north would generally cross SW Durham Road at SW 92nd Avenue or SW Hall Boulevard. There are two openings in fence along SW Durham Road frontage between the swimming pool and SW 85' Avenue, plus the four driveway openings. Therefore, the site is quite accessible to students walking to school from all directions. Further, neighbors will be able to walk across the grounds after normal school hours just as they do today, as the proposed site design maintains the high level of pedestrian connectivity that the neighborhood currently enjoys. According to the pre-application meeting notes, SW Durham Road is supposed to be 52 feet from centerline, the standard for an arterial with bike lanes. The current right-of-way is 45 feet from centerline. However, Durham Road was improved to City standards around 1990. The transportation impact of the high school remodel and expansion is negligible, since the number of students and teachers will remain the same. Further, the improvement project does not include any changes to the access driveways. Dedication of additional right-of-way would negatively impact the parking areas, and affect approximately 41 parking spaces. For these reasons, no right-of-way dedication is shown on the plans. No Traffic Impact Fee (TIF) should be required since the student and teacher populations will remain the same. Water System: No impact to the water system will occur as a result of this proposed site development. The only planned improvement is the installation of a 4" ductile iron water line on the east side of the main building for the fire sprinkler system. Sewer System: No impact to the sewer system will occur as a result of this proposed.site development. The school will use the existing service and connection to the public sewer system. There is a 10-inch sanitary sewer line in SW Durham Road with adequate capacity to serve the proposed expansion. Storm Drainage System: The stormwater drains generally south from the site to the Tualatin river. There is a storm sewer line in SW Durham Road and in SW 92"d Avenue that appear to have the capacity to handle storm water from the site. No significant impact to the downstream storm drainage system will occur as a result of this proposed site development. The new additions will tie into existing storm lines. There will be a new catch basin constructed in the realigned fire lane on the west side of the main building. (Please refer to a companion document, "Stormwater Management Report", by SJO Consulting Engineers, October 2003, for more information). According to the pre-application meeting notes, the City may require an on-site water quality facility or a fee of $210 for every 2640 square feet of new impervious surfaces created. The edmurphy&associates/ttsd/ths-cup/finaldr/2/25/04 15 Tigard High School four portable buildings for classrooms will be placed on existing asphalt, so no new impervious surface is created for them. The minor expansions of the footprint on the east and west sides will add 4187 square feet of new impervious surface, and the replacement of a modular building with a larger one for the child care area will add another 767 square feet of new impervious surface. Altogether, once the improvements are completed there will be 4954 square feet of new impervious surface. Instead of a water quality swale or payment of an in-lieu-of fee, the District will replace an existing catch basin with a filter catch basin in the parking area, which will treat a larger area than the amount of new impervious surface being created. Fire protection: The plans call for some minor realignment of the fire lanes on the west side of the main building to accommodate the expansion of the girls PE area, and re-grading and re-paving the fire lane on the south side of the main building so it drains better. 16 edmurphy&associates/ttsd/ths-cup/finaldr/2/25/04 Tigard High School MINIMUM BICYCLE PARKING ADJUSTMENT Background. Currently there are 24 bicycle parking spaces at Tigard High School. According to the Principal, only 10 - 12 spaces are used, even on a sunny day. (Please refer to Exhibit `I', letter from Mark Kubiaczyk). Since this is a high school, most students walk, drive or ride the bus to and from school. Chapter 18.765 of the Code sets forth the standards for bicycle parking. Specifically, Table 18.765.2 requires six parking spaces per classroom. There will be 65 regular classrooms, which means the high school site would have to have 390 bicycle-parking spaces available to meet the Code requirements. Proposal. The District supports bicycle usage, but does not want to add bicycle parking spaces that will not be used. In the future, if the demand for bicycle parking spaces increases beyond what it has historically been, the District can add more bicycle parking facilities relatively easily and inexpensively. Response to Adjustment Criteria. Section 18.370.020.5.e. allows the Director to approve an adjustment of the required bicycle parking by means of a Type II procedure if the applicant "can demonstrate that the proposed use by its nature would be reasonably anticipated to generate a lesser need for bicycle parking." A school by its nature is expected to generate bicycle traffic, and therefore a need for parking for the bicycles. However, it is reasonable to expect that the future need for bicycle parking will be similar to the current and past need. Two bike racks are currently provided. Based on his own 12 years of experience at Tigard High School and in consultation with other staff members, Mr. Kubiaczyk indicates that the new school would not need really need any more than the current number of spaces to provide for the maximum number of bicycles ridden to school. Nonetheless, the Mr. Kubiaczyk is proposing add 16 more spaces, all of them covered. Although technically there is only one criteria for the city staff to use in reviewing a request for an adjustment -- that the proposed use by its nature would be reasonably anticipated to generate a lesser need for bicycle parking -- the criteria used for a variance provide additional guidance. These criteria are found in Chapter 18.370 of the Code. Responses to each of the variance criterion are as follows: a. The proposed variance will not be materially detrimental to the purposes of this title, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity; The "purposes of this title" (18.110.020) include only one purpose statement that is directly- relevant, which is #8: "Provide for and encourage a safe, convenient and economic transportation system within the City". The School District provides much of the -transportation services needed to get students to and from school safely. Students who do not take the bus usually either drive a car, walk, or have their parents drop them off. The number of students bringing a bicycle to school is limited — out of approximately 1880 students, only about 12 ride their bicycles to school. The District proposes adding 16 more bicycle parking spaces at this time. If the demand for more bicycle parking increases, the District will provide additional bicycle parking spaces. On the other hand, if the District installed 390 bicycle spaces, and only a few spaces are actually used, the bicycle parking edmurphy&associates/ttsd/ths-cup/finaldr/2!25/04 17 Tigard High School facilities just take up valuable space, become an attractive nuisance, and use up limited maintenance funds. Granting the variance will not be materially detrimental to the provision of a safe, convenient and economic transportation system within the City of Tigard. Nor will it be materially detrimental to any other applicable standards or policies, or to any other properties in the R- 4.5 zone or the vicinity of the school. Most importantly, granting the variance, and requiring 40 instead of 390 bicycle parking spaces, will not impact the surrounding neighborhood. That is, it is not likely that students will leave their bicycles parked along the side of a street or on a sidewalk, or stashed on someone's property, because they can't find a parking space on the school property. b. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; The special circumstance is that this is a high school in the R-4.5 zone that has been at this site for more than 50 years. Based on the actual experience in this neighborhood, the requirement of six bicycle spaces per classroom is excessive. How many students ride to school depends on the weather; how safe their parents think their children are; how far away from school they live; whether or not they have a car and are old enough to drive; what type of bicycle facilities exist along the route to school; and even whether or not they even have a bicycle. The School District has no control over these variables. c. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting reasonable economic use of the land; The proposed use is a high school, which is a permitted use, subject to Conditional Use approval. The other city standards will generally be maintained. Retaining the existing bicycle stalls can easily be accommodated with the expansion and remodeling of the school. Installing 390 stalls is problematic in terms of space availability, as it would consume a substantial amount of land, and more importantly, would not benefit the students, their parents, or the teachers and staff. ;. d. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms or parks will not be adversely affected any more than would occur if the development were developed as specified in the title; Existing physical and natural systems are not affected one way or the other. e. The hardship is not self-imposed and the variance requested is the minimum variance, which would alleviate the hardship. The hardship is not self-imposed. The school was constructed prior to the adoption of the bicycle-parking requirement. The District is not claiming that there is no room on the site for 390 bicycle parking spaces somewhere on the property, or that there is some physical reason why it cannot be done. It is claiming that the number of bicycle parking spaces required is far greater than the need, and that installing the required number of spaces takes up valuable space that could be better used for other activities. It creates a hardship on the District because of the amount of space it would waste, and because of the on-going maintenance requirements of what would clearly be an excessive number of bike racks. 18 edmurphy&associates/ttsd/ths-cup/finaldr/2/25/04 Tigard High School CONCLUSIONS The improvements to Tigard High School will be a tremendous improvement to the school, and will benefit the neighborhood and the entire city. There will be no negative impacts to the utility or transportation systems resulting from this improvement. The application meets the approval criteria and the special standards that apply to schools. The adjustment for bicycle parking is appropriate, given the very high number of required bicycle parking spaces compared to the very low number of students and teachers who bicycle to school. edmurphy&associates/ttsd/ths-cup/finaldr/2/25/04 19 Tigard High School (EXHIBIT S. Exhibit `A' Tax Assessor's Map Exhibit `B' Aerial Photograph Exhibit `C' Pre-application conference notes Exhibit D' Neighborhood meeting documentation Exhibit `E' Zoning Map Exhibit `F' Utilities Maps Exhibit `G' Service provider response - Clean Water Services Agency Exhibit `H' Tree Assessment-- Halstead's Arboriculture Consultants, Inc. Exhibit `I' Letter from Principal Kubiaczyk regarding bicycle parking needs Exhibit `J' Site Plan, including: Q A0.0' Survey Cl General Arrangement C3 Civil Site Plan - North C4 Civil Site Plan - South C5 Grading/ Erosion Control Plan - North C6 Grading / Erosion Control Plan - South C-7 Utility Plan - North C-8 Utility Plan - South C-9 Front Parking Area Plan C-10 Temporary Construction Access Road L3.0 Grading Plan L5.0 Construction Plan L7.1 Planting Plan A0.20 Architectural Site Plan A0.30 Lower Level Existing Floor Plan A0.40 Main Level Existing Floor Plan A2.01 Lower Level New Floor Plan A2.02 Upper Level New Floor Plan A3.11 Building Elevations edmurphy&associates/ttsd/ths-cup/finaldr/2/25/04 21 2S1 14AA ZS 1 14AA �,Z amlie; a,�j>s��, ni. 1. a6 ,� Tm.__ ...;,`:I• >,� .''_ ��n;e,:�'e` _ _�•.f,b.'� �� eaa,.. ,::.. ,' : ;a ':raao� a�a^ nao= ':.;�;: ::', :. sW.,;:,F,,....77).riot' . ,--t. °50° ' "' ''.,..,�:.""""""",,,,,,, s ,,,•.,'"",,,,,,v,, ".v,�t""y v,r"'"ROAD„v „('e-Rv,4,2g)., .,r -x: 'riew' �\� ROAD.\„ `S`�+%wda,,, DkJR+'IAIv1:..., ,.,,,,.,,\,,,\„\,,,\,,,,.\,,,,1xw.,,,.,,,,,. ....,,,, ,Fr,,,�,ae ;:;;-=�:; , . 6,d ° —--_ 'jpNSw!:=4;v2�:7Nysr.;nv, "by WI 9. rewao _—' �� ,.:: ,,NW ,NON^'' :N.'','' •��Y I � .3ex^;.tsp,t{'.#',',iliy: ssw' 'ds,c.,,,�{ s]w Y'” we fsrw 4AI TIGARD HIGH SCHOOL x WASHINGTON COUNTY OR�E.GON • NE1/4NE114 SECTION 14 T2S R1W W.M. 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I I l>o 0 8$1 5i i gal I$ $ 4:—T.:,,:\ Q s e®s a rn®G 600 yy IA 600 AC $ Y CARTOGRAPHY .11b..0.6.• 4 l07 x CO7 Y I O n I PLOT DATE:June 19,2003 rn FORASSESSMENTPURPOSE; x Y I ONLFOR OTHER USE ON s - sc.°¢ n+°a.°°°denneaNeeerrwxrv.rsnebwr6ierr6mro r wy.,a a �>i w i I pe0em ere lwrer¢rence o+N°^d 1°°r nuRme pre n -e R - - .. ..... .. _• Duran:pODaMDOUMe bs P aese ran ORVO ra T ° i ''',"�••\\„o4n` kXetr+r¢rHwMerrwraWaa/ttHhxrern• r¢.4! for Memasi mrsm.lnlP'm°VOn W �6 i.� ,� �yy, co. ,, ierM0 ,ioz iruD'sfVD.ltlrMD .,rj,lub'za,rLlu iai,uDr z°irMO, LriMO. lup i o zirMd• ,zirrMC a�� '"",`\,\,`\\\. .:,\`,\,je),",,,.,,\,i ,\�NSiN \\\•,,,.\i\,.\" A\\., „\\\R-o_ — '`.: ,.. s,tro,g. Y� .$' g�na...,g".:>'''$nw, .g, ,$„aa ,mi ,,vo. 1 . "I "0 l'' .^ ,10 8. :B .g°po gl,sa', m°, '''6 �, .: A''''''''''' :a D "4,-;;,; WAVERLY .. ,. ., TIGARD !°;..`w"a a°° ,'° +- ¢' 2S 1 14AA 2S 1 14AA dlg2a1w14 J .a a •• -..-',..,••••-:-.-mt-•-- , - • 0 *.• if9 lai!i. l' ' • ' ',.& IP ..4 7 - , SA ' f> Iri 6 c -' • '' - -le WO _ ilti ...: IP - i bri A _— , u.,.•• - -. • ,.0K. . , , [11111 11: wP--- -/- 0 - •••-1P)• tit4i) , w l'..> . $ It „._ , $ 92ND AV . �- Q agis a. IV , r.s x ',rte" °_ — ` *1 1k tx -i; -� !' ,� .rte 7 • ' ' .--4‘ . - 2MO• 61151.. gni . 4. • '''` •,. . ' ' • atillg*reteltit: , . A . IP •iiiit 4110144 , r i • •• ,c),-,*1 ?i, Alt. .^iini:" IA, ',111.4k. ''''\.V I • –OM 7" L . ., : -•)t, .) -. )., k' Iblil 211111CNIF. ,..t7,4i, lt .:t /4'1 fir ,. "A04:1 1 . # iir ; — --, , 0 v.'4k, / A i : - f. 7: ceeiled.")** . . 4. or ins • 4;(*‘ 'F.. . - 4°." Illk eiL ,. , I . ..9 r .' ,, y itl;APV 1111 114 71: , . tAlc. Br :„- ...-..., # Am*" i 4.6 s ;o E{ M � 4• � "., i ii r �, ' ` RV, •hby sp *"#". 1, 111#::: . .• Flt .. 1f�+ ';3„ .4',�•r.'a'—_ Wii1• �k : .,I.....4:,... '4-- . .- II 4 ,.. l`' �, F s 7 .. a �aT a'4/ ' . . I it �-'� �t 'lMC` _ _CO . ` •` A K — A ,• 4 4. "• / t A. t ' • N. A Y ■ ED T. , �Rs f.t r xy EXHIBIT 'c' C tt 3 %''M1 PR ETA PPLICATION�CONFERENCE:NOTES " -Clpi`®ft198rd;'ore9on'.:ry y ;ENGINEERING;-SECTION Q - ff--Community.�Deve(opinent U.. . . .. '>` s: s° S ping'A�detter-Community: PUBLIC FACILITIES Tax Mantel: 2S11411A Tax Latish 00100 Use Type: INSTITUTIONAL The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. ■ Approval of a development application for this site will require right-of-way dedication for: ® SW Durham Road to 52 feet from centerline. This ROW section is per the City of Tigard's current TSP (Transportation System Plan) for an arterial with bike lanes. ❑ SW to feet ❑ SW to feetti--- ❑ SW to feet PcAktt S Street improvements: fl street improvements will be necessary along SW , to include: ❑ feet of pavement n concrete curb n storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. •ITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 ginee►Ing Department Section Other: street improvements will be necessary along SW , to include: I feet of pavement I I concrete curb n storm sewers and other underground utilities ❑ -foot concrete sidewalk n street trees n street signs, traffic control devices, streetlights and a two-year streetlight fee. n Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement n concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk n street trees n street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: street improvements will be necessary along SW , to include: ❑ feet of pavement n concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. n Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement n concrete curb n storm sewers and other underground utilities ❑ -foot concrete sidewalk CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section I J street trees n street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: RI Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW 85' Avenue and 92nd Avenue. If the school power is provided from either of these streets, then the applicant will be required to underground the utilities or pay the fee based on the frontage of the street from which they receive service.. Prior to issuance of building permit, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located all three streets bounding the project (Durham Road, 92'Avenue and 851' Avenue. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to provide sewer service to the new addition(s). This may be accomplished using the existing service on-site or by making a new connection the public sewer system. Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: ITY OF TIGARD Pre Application Conference Notes Page 3 of 6 igIneedng Department Section Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of.Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Detention is required is new impervious surface is 5000 sf or greater. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: _ Construction of an on-site water quality facility. n Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay the fee. 'ERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PEI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. .TY OF WARD Pre-Application Conference Not Page 5 of 6 '910/erIng Department Section Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: "1 q • 4- 03 ENGINEERING DEPARTMENT STAFF DATE Phone: 1503)639-4171 Fax: 15031 624-0752 document2 Revised: September 2,2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section EXHIBIT `D' CO`_FRNERSTONE CORNERSTONE CONSTRUCTION MANAGEMENT,INC. 5410 SW MACADAM AVE., SUITE 250 PORTLAND OR 97239 PH. 503 295.0108 FX. 503.295.1896 NEIGHBORHOOD MEETING NOTICE Application for a Major Modification to a Conditional Use Permit for Tigard High School The Tigard-Tualatin School District intends to apply for a Major Modification to the existing Conditional Use Permit (CUP) for Tigard High School. Prior to applying to the City of Tigard for approval of the CUP modification, representatives of the School District would like to discuss the proposal with the surrounding property owners and residents, and any other interested citizens. You are invited to attend an informational meeting on: DATE February 24, 2004 TIME: 7:00 P.M. LOCATION : Tigard High School, Lecture Hall ADDRESS: 9000 SW Durham Road The project involves demolition of approximately 38,187 square feet of the oldest structure in the main building, and construction of approximately 72,316 square feet of new general classrooms, multi-use commons spaces related to the classrooms, and a new media center in its place. The District also plans to replace one existing portable classroom, construct four new portable classrooms, and expand the girls PE area and the music department. The total net increase in the square footage of floor area is 20%. The project scope does not include any work in the Swim Center, Performing Arts/Cafeteria Building, or the Ancillary Gym. it also does not include any significant site work or changes to the athletic fields, parking, or ingress-egress traffic patterns at the school. Before submitting the CUP application to the City of Tigard, the School District is required by the City to hold a neighborhood meeting to explain the proposal to interested citizens and solicit their comments. (Later, you will receive, a notice from the City informing you about the public hearing on this application.) Please note that this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. If you have any questions or comments, please come to the informational meeting, or contact me directly. CONTACT: Rick Rainone, Senior Project Manager, Cornerstone Construction Management Inc. ADDRESS: 5410 SW Macadam, Suite #250, Portland, Oregon 97201 PHONE NUMBER: 503-295-0108 FAX NUMBER: 503-295-1896 E-MAIL: rcrainone©cornerstonemgi.com SUCCESSFUL TEAMS. SUCCESSFUL PROJECTS. s / / n iiiii / ( / v c ' /. Vi , i ---.. do. . 0::'" i 111 IR / ,. ili , / 4> 04-41,,,„._ ` , I g g: i / � � i S;+111144t, / ' ,-k,,,,,JE4Y-7,7,--.z--- „.„,Fail '' i 4/ .'... krrallPrI3Z1 iff ./ .:11 Iii. , 1 ,,,,,,. 147 , 4 q / i II c i .-I / $ 202 j \ / — '. ill 5 0 2 B r ,. . i ie t / //// d . & 1111 t1 05 � •\jam'Win' ' ///' /� g Al / \ //' 911 \1, / ` ' g\ / /,,j sN.,..ssNIP , / / SSS��� . / / 0 / / OR ®DI I C A I ` I Tigard High School-Addition/Remodel " ` g �� ® q . ;f) Tigard-Tualatin School District . 1 9000 , � PlgnalJ,S/90 CD Tigard.OR 972.65,9 i• PROJECT SCOPE AND PHASING l0u/ PHASE I: -INTERIOR REMODEL OF SCIENCE MING -NO BUILDING EXPANSION THIS PHASE ARCHITECTURE•INTCA,4X"MAXI"° • -WORK TO COMMENCE SPRING 2004 PHASE II: - X -DEMOLITION OF APPROXIMATELY 38,181 S.F.EXISTING BUILDING -CONSTRUCT NEW INFILL,(2 STORY)BUILDING g a -REMODEL PORTIONS OF REMAINING EXISTING BUILDING 3 E -PORTIONS OF EXPANDED BUILDING SHOWN SHADED a It, ``g= -WORK TO COMMENCE SUMMER 2004 -° BUILDING INFORMATION • J =e O • TAX MAP/PARCEL;: 25114AA00100 `a ACREAGE: 43b5 ACRES EXISTING CAMPUS MAIN BUILDING 122,865 S.F. Mil AUDITORIUM/CAFETERIA 30,491 S.F. BOYS GYM 24,209 5.F. SWIM CENTER 14,183 S.F. 0 ART/AUTO SHOP 16,165 S.F. PORTABLES(CLASSROOM USE)(1) 13015 S.F. C TOTAL AREA EXISTING 220,188 S.F. IX PROPOSED CAMPUS c DEMOLITION(MAIN BUILDING AND ONE (40,055)5.F. o F. PORTABLE) NEW CONSTRUCTION Xa s g INFILL BUILDING 12,316 S.F. -a .= 35 NEW PRE-SCHOOL PORTABLE(I) 2,440 S.F. Q Cl) MINOR EXPANSION MUSIC DEPARTMENT 1,411 S.F. II b E MINOR EXPANSION GIRLS PE 845 S.F. — NEW CLASSROOM PORTABLES(4) 1,212 5.F. 0 0 C t t TOTAL(LESS DEMO 5.F) 44,365 5.F. C c a Cl) C i :i".1 REVISED CAMPUS(EXISTING AND PROPOSED) 265,353 S.F. ai r, A:20% AREA INCREASE _ _ N I E PORTABLE BUILDING INFORMATION I-75 £V ce CU tri y EXISTING-CLASSROOM USE 1• $ PROPOSED NEW(CLASSROOM USE): 4 'ONE OF THESE 15 TO BE DEMOLISHED AND c'S,4133414'l REPLACED FOR THE PRE-SCHOOL • »m roxnum,as. . EXISTING(THS STORAGE USE): 1• 9 'OF�' NO NEW STORAGE PROPOSED 4 CONTRACTOR USE FOR CONSTRUCTION = m (REMOVED AT COMPLETION OF PROJECT) +4. CONTRACTOR OR TRAILERS: I CONTRACTOR FILED OFFICE: I Mir PARKING INFORMATION k X y pl... NOTE: ALL EXISTING INGRESS/EGRESS POINTS REMAIN-NO P 'CONDITIONAL MODIFICATIONS I USE dere EXISTING PARKING SPACES: 515" IOOmO EXISTING ACCESSIBLE PARKING SPACES: 13 revisions 1 TOTAL PARKING SPACES: 528 NUMBER OF STUDENTS: 1480 NUMBER OF STAFF: 135 TOTAL STUDENTS AND STAFF: 2,015 PmJect9102954 PARKING SPACES REO'D(I/5 STUDENT/STAFF): 403 ARCHITECTURAL SITE PLAN *TOTALS INCLUDE 121 SPACES ALONG �O.�O S.W.92nd AVE.THAT STUDENTS TYPICALLY OCCUPY •# -.., 4_ %,-__---F--. 7-7— -- -"`CT GEOGRAPHIC INFORMATION SYSTEM \ 44 ../(\*.f 4? / -,,— .., ,--.ck< -;10 eT(---- —7„,. - _, ,.....- iii4iti \ ■.-. \.>- ■ —,F,, s -,, 16. ' : 1 i,u)". W.- ' 4111 _ MI.',.:,: AL. -:. . , ,:i.,..„ .. .,,..._ ' *I. AfrAltitto:'.:.i..;,;',,'“.„, ,.... ,, '''..o.. 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''.'iii■',.;00 ',,,,-...,..".:,‘,.., ,,-.:,--,,', '':';`.';',...,':'''."-:::::::".''';V";‘: ,I.:::i:2,"2'n'''I'''',.‘, ..,",.;'.,...,;; 2'..',,..,:....?.-' ` L / / /\ m*��--- '- -- --� - - -- - --- '^----' '-- — '�` "—^- n2�zoO4; � i�MAG|CO3�PR Dommunity �N� *Plot �� • 0 SIGN-IN SHEET Tigard High School Major Modification of a Conditional Use Permit Neighborhood Meeting February 24, 2004 NAME ADDRESS PHONE 503 arce- SS7 I S D 4 sue' S - , �- 1� 1,..„L C • ffAll-V /4 j ) 311 5 w 10'51-1»,o-To iu 20o 22,6, - 6 ci edmurphy&associateslttsd/ths/neighbormtg/sign-in/2/24/04 el • MII� UTES z a k i t 1 ai TIGARD HIGH SCHOOL I ONDITIONAI, USE PERitif u NEIGHBORHOOI MEETING t ` _ February 24;02004 V Cornerstone Construction Management, on behalf of the Tigard-Tualatin School District, hosted a neighborhood meeting in the Lecture Hall of Tigard High School on February 24, 2004, beginning at 7:00 PM. To advertise the meeting, Cornerstone sent out approximately 256 letters to property owners in the surrounding neighborhood, as well as to members of the South Citizen Involvement Team subcommittee. They also posted two signs on the site, visible from adjoining streets. Danny Bush, 15905 SW Stratford Loop, was the only neighbor who came to the meeting. Others in attendance were Rick Rainone, Cornerstone Construction Management; Keith Johnson, Dull Olson Weekes Architects; Karen Johnson, Keith's wife and a teacher at Metzger Elementary; Mark Kubiaczyk, Principal of Tigard High School; and Ed Murphy, Ed Murphy & Associates. Richard Rainone introduced the project team, and discussed the phasing and timing of the proposed building and site improvements. He also discussed the construction-related aspects of the project, such as the where the contractor's trailers would be; how trucks and equipment would • enter and exist the site; how they would use fencing and walls to separate the students from the construction activities; the contractor's normal hours of operation; and so on. Mr. Rainone used an aerial photograph overlaid with graphics to illustrate the construction program. Mr. Rainone explained that there would be a superintendent on the site, and that Cornerstone would use a newsletter to keep the neighbors informed. Keith Johnson explained the design of the improvements, using drawings to illustrate his points. He displayed an elevation drawing illustrating what the east side of the main building would look like after construction; a floor plan showing what the interior spaces of the first floor would be like after the project is completed; and a drawing showing the how the proposed new sections fit within the context of the remaining portions of the building. Mr. Johnson reviewed the materials used and colors for the outside walls, the landscaping of the courtyard, and other design details. Mr. Bush asked about noise during construction, as well as noise of certain activities at the High School, such as outdoor band practice and late night soccer games. Mr. Bush asked about controlling the dust during construction. He also noted that it is sometimes difficult to make a left turn from SW 88th Avenue to SW Durham Road due to traffic from the school and swim center area. Tigard High School Neighborhood Meeting Minutes Mr. Rainone explained that the contractor was chosen in part because of their experience working on schools during school hours, and in neighborhood settings. He explained that the neighbors could call the superintendent with any concerns during construction. Mr. Rainone also gave Mr. Bush a business card and invited Mr. Bush to call him at Cornerstone if he was unable to contact the superintendent, or not satisfied with the superintendent's response. Mr. Rainone explained that the construction access road is located far from any residential uses. He further said that it would be gravel, and they would use water to keep the dust down. He noted that there should not be much dust from the main site since much of the work area is already paved. Mr. Rainone asked Mr. Johnson to take another look at the courtyard area to see if any more could be done there to reduce the noise from student activities, such adding more landscape materials or using a different material for the walls. The meeting adjourned at 8:00 PM. • edmurphy&associates/ths/neighmtg/minutes/2/24/04 2 4EXHIBIT�.. ,,� .. > `E'0114 ..„.......... , , ,..• AIIII . 6... #...... OT :111.11111:4111,, 7. AEI x . ■ . : ' 1111111 i • till, ii41141i1 111 11Prr ' 1111111111111111 . ., ,. , I 'lie C"-. 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W GV v li FDC i TO BLDG COI .,; \." " ' 6-0•19 e•-1- FIRE SERVICE VAULT . , NE V4 , SEC 14 ,T2S,RIW T/GARQ WATER DISTRICT 8777 SW BURNNAM ST PO BOX 230000 TIGARD. OREGON 97223 (503) 639-1554 • DETAIL OF ;NTERSECTION: I TIGARD HIGH SCHOOL DATE: 8-92 GALE:I_20 SEW .•...,a............. • TTA /AAA FAI 1T3J\TT JA ITT'', TI.,T OCA (`A(! VVJ T7'(`T .IAA7777/7A ■ i Irll err- •■•■•••••••••■••••11 • N I SW DURHAM I i _ TO sw =c stags pm: : 9o" - -— i ( 65. iTnsw eaTI4 AVE 128':e tre I2"SFV • w !2r / 1121201 II .r � \� es-11° —'�r 7-Icr/ :,fit -C-) er I/ c�a s Ch N 1 NE 1/4, SEC 14, Ti 2S ,R 1W i 1 467 cp T/CARD WATER Q/5TR/CT olis I PO BOX 233000000 J TIGARD OREGON 97223 50. (503) 639-1554 TO SW k!AR'TMA ST DETAIL OF INTt$ECT1ON= 14 SW DURHAM RD AND a I, SW 92ND AVE 14 235 OATE:10-9.0 Ea=2d SEW ••,,111.0..w1..a.l TTA I I Anral (TVVATT JA YTT1 TIRT R(eA enc. VW/ T7'(!T ',AA,/(.7/7A 0 W I0 $j ,;re►.w Fro I r Ia OS ° , N 3t 16::? "I � � off` r ti.MARTHA,,,__,,) Nis MARTHA PACIFIC ra 5 i FIRE SPRINKLER STATES VALLT, TO SW 93RD AVE HYO HOC girl�� ITS-I I_ _� 8 BFV1 �� / 6Gv 1 1 N ■ lo' ► I x•� .. 71 / t 6001 , _1 i.. �$.. `~, • T 0 21,-4"� 8"x 6" MP i CROSS Sae Detail every 4-GV 7_3„ NEV4 ,SEC 14,T2S ,RIW • TIGARD WATER D/STR/CT —712.-6" 8777 SW BURNHAM S / PO BOX 230000 Kt-.41 - 15'4" / TIGARD, OREGON 97223 (503) 639-1554 eve_ 0 -p1I'-5" DETAIL OF INTERSECTION: \ t t ._ • SW MARTHA ST \ ", 'IL-.11 \ /I��� AN v 10. 6° SW 92ND AV . DATE: 2-9219C ALE:r620.1 SEW •.•�..r.�w Mn.ta. T •A iAAAFA, /TVV[1TT JA TTT!.l T/FT RCA CAC VW_I T7'CT FAA,/C7/7il 1 a N !!:://�� To s u *T�6 3T _ novse r...__. .. .� ��. r. • .. .. - i 1 s_ ,.. OS CI n ;7t9'6 6 6V,` - i'7 METER ' �Q} Fib T1MGAR0 p SCHOOL M 0 ± ` t ' uNt ' ',STAOIt�' �s e-TEE \ �� FOC ■ t V, 8.FCC __ ,_ 1 16_ •■Pi R, !6305 — - - — p' - -- l - CYCLONE SaDEwtuc TO SW MILLED D3 CURB - NE 1/4, SEC 14,T2S,R1W TIGARD WATER DISTRICT 8777 SW BURNHAM ST PO BOX 230000 TIGARD, OREGON 97223 (503) 639-1554 1 /1 DETAIL OF INTERSECTION: ,-----, SW 92ND AVE DATE: 2—92 CALEsI=2O S E W TTA //IAA(at rAYIJATT .TA TT T/'t TOFT OAA AAA VV_I T,•AT FAA, /!•, I,A -1 _ _ _______ f ,a I I o m 4 z Iti I, SPY �31/L L EN D.f/VE a Q� [42. 17 ---------r _ - .> •Iimit.i. • OK --- 1111.1111118.2 i r r v .534...11. °ow. .* , : ,k 1 'Di 0 , ,,i: . _ „.,/ , . NE //4, SEC 14, TZ5,R/H • TIGARD WATER DISTRICT 8841 SW COmmERC1AL STREET '4 T1GARq, OREGON 97223 TELEPHONE: (903) 639-1554 OEDJL. OF WTEf�CT'ON= . r(fl SS/ 92ND /4 VE ANO SW M/LL.Z.I/ of �oce I 11egi zd[ .� TT0/f1T(Ifi3t (fNVgTT ..T(1 ITT1 T/bT RCA C(1C YV.4 T7 :CT 50(17/C7/70 ""'".jw- -----''—n"----'-'------------'--------jl TC Sig bau.Emt D+ N i , 1 W _-e1 Gv ;z ' � th N rr 9�9 / J CO \ /'r ' - :• 8-01 a' `50 8"TEE , ` , . I :l \ ' .'.. •. —--.13.-51.---.-7---"--.----s -.7/1. 9■TH PL 8GVS i . ate S W Willi/ — NE I/4 ,SECT 14 ,T2S ,RIW 6e— `REY= s TO _TIGARD WATER DEPARTMENT , [6.. FIRE HYp 8777 SW BURNNAM ST o„MwJ HOLDING SPOOL PO SOX 230000 I TIGARO. OREGON 97223 G FLG: MJ GV (503) 639°1554 I 8"MJ : 6"FLG TEE DETAIL OF INTERSECTION . SW WAVERLY DR 14 AND (.?:D3 SW 92ND AVE DATE co_94 SCALE f=2O• S E W TTA/TTAfrh RVVCTT JA TTT'l T1hT QPA PAC VWJ 77[CT f,AA7/P7/7A 5e.5?(i-U5-2014 11:11 llUWH 1-H3-U5-2004 EXHIBIT `G' SJO Consulting 5032263926 02/05 '04 10:45 NO.01 SJO Consulting 5032263926 01122 '04 09:04 NO.d 7.-ik Nr, -[3 . J aeanWaterServices CT¢r com mitmen►i.3 CECar- Sensitive Area Pre-Screening Site Assessment Jurisdiction Cr+s f Crrr o TrePteD Cleve t-ZZ-o't Map &Tax Lot _ZS 1 ri 14111 Tt Met OWner "MAO Site Address ::= A. 5alooi_ TAtsrPtier T GAULU 4 DR °i722. , Canted a-so eov►O Q r-tA Vn:CtwMb Proposed ACtivitY gvrL4r i me-eietet. Address (00t4O 3141 S;lloVDbueG Si" _ Aatt SOME &11 W/ or . 4R cr/ Phone X03-"13)•Ko00 orsot r aaba.e eem Y N IAA Y N NA fa 0 Sensitive Area Composite Map S�(s erbue rasps T Map# — - 1.10 QS# 413.-0 - Cws 'tc r Ty Locally adopted studies or maps Other.Specify Specy Apex 0..e•. / o.-• Eased on a review of Vie above ndvrl:►ation and the requirements of Clean Water Services Design and Construction Standards Resolution and Order Nor 03-11; Q Sensitive as potentially egoist on site or within 200'of the site.THE APPUCANT MUST PERFORM A s17E cER TIRCATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT.If Sensitive Areas exist on the site or within 200 feet on aQnt properties.a Natural Resources Assessment Report may also be required. bet SeheiEve areas do not appear to exiet on site or within ZOO''of The site.This pre- screening ing sibs assessment doed NOT efraal[iate the need to evaluate and protect water quality sensitive areas l they are subsequently discovered on your property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED.MS FORM WUL SERVE AS AUTHORIZATION TO ISSUE A SroRMwATEl coRNECTlieN veverr. ..-. ?.a s? p . yJLy does c are_definition-of-development. NO•SPTE--- -- ' ASSESSMENT OR SERVICE PROVIDER LarreIR IS REQUIRED. Comments: y� car? e% �.or O� re bcX• w.TK-' �do 7�i•i- ✓ I;. 5.'r-e, _ Reviewed By: �..G� 1 Date: 4/-7-/-11 - V Returned to Applicant d dZi 1-L Fax Couru r r Dace :z lait2 ('� Phcno: own 644.862e•Fen 648.45• - LI P t 7] [c � ! • 4 ?Ul]4 —/ SJ© CONSULTING ENGINEERS, INC PQRTLANO.- OREGON 97202 TOTAL P.03 EXHIBIT `H' HALSTEAD'S ARBORICULTURE "Specialists in the care and preservation of trees" CONSULTANTS, INC. David Halstead,Consultant,B.S. Phillip Whitcomb,Consultant • 0 • P.O.Box 1182•Tualatin,OR 97062 (503)245-1383 April 26, 2004 ATTN.: Mr. Nick Harris G Corner Stone Construction Management, Inc. k•.• 5410 SW Macadam#250 t e Portland, OR 97201 Reference: Tree Assessment for Proposed Development Location: Tigard High School, Durham Road, Tigard, Oregon A •. Subject: Tree Survey/Mitigation Report • With your approval, we have inspected the site, site plan and the trees for the 4 proposed project located at the Tigard High School on Durham Road, Tigard, . Oregon. The purpose of this inspection was to identify and assess the preservation potential of all trees six inches in trunk diameter(measured at four • _ feet above ground) and larger in accordance with the City of Tigard's Tree W' Ordinance Chapter 18.150. We have tagged and numbered all trees, both in the field and in this report that are on the site and will be using JK96821 through JK96884 series tags for easy identification. In addition, we have added a field report of each tree that will explain in detail the species, sizes and the individual trees' characteristics. For this report, only the last three digits will be used. The first numbered tree starts in the northeast corner of the property and zigzags north to south in an easterly direction. TREE ASSESSMENT There are a total of sixty-four(64) trees located within the project boundaries. Twenty-seven (27)trees within the hardscape area are less than twelve inches in trunk diameter measured at four feet above ground and seven (7) trees are hazardous and are not required to be part of the City of Tigard's"Tree Mitigation Identification Program." This leaves a residual of thirty (30) trees preservable trees within proposed high school campus boundaries that are twelve inches in trunk diameter and larger. Email: hac @spiritone.com www.halsteadsarboricultu re.corn CCB#0068646 1I it 51 3 Page 2 April 26, 2004 Reference: Tree Assessment for Proposed Development Location: Tigard High School, Durham Road, Tigard, Oregon Subject: Tree Survey/Mitigation Report TREE ASSESSMENT CONTINUED: Hazardous Trees: All of the following trees are listed as hazardous due to severe trunk and limb splitting, dead trunks and dead limbs that are un-repairable, except for TR# 822. l (See field reports). The forthcoming hazardous trees are a serious threat to 1 person and property. Tree numbered 822 although tagged as hazardous may be preserved providing extensive arboriculture work is completed. Hazardous trees are listed as follows: Tree Number. 822, 823, 825, 834, 836, 843 and 847. Although the following trees are not marked as hazardous they do require immediate and extensive pruning and cabling in order'to enhance their structural stability. Any and all work within the dripline of the preservable trees will require a "Tree Care and Preservation Program". Trees that are preservable are as follows: 14 4 Tree Number: 821, 824, 826, 827, 828, 829, 830, 831, 832, 833, 835, 837, 838, 839, 840, 841, 842, 844, 845, 846, 848, 849, 860, 861, 862, 863, 868, 876, 877 and 882. "Retained percentage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation" according to City Ordinance 18.150.025-2b. The following guidelines need to be adhered too. Additional reports may be needed in order to out line specific detailed preservation methods for specific trees affected by construction trauma. This will be accomplished once an on site staking has been completed. if fl 1 1 '1 • 1 U Page 3 ' s April 26, 2004 Reference: Tree Assessment for Proposed Development Location: Tigard High School, Durham Road, Tigard, Oregon Subject: Tree Survey/Mitigation Report Tree Care and Preservation Guidelines Before construction begins, preserved tree root zones will need to be protected by the installation of orange colored Tree Protection Fencing out to the canopy dripline of preserved tree. Fencing needs to be attached to 7-foot tall steel fence posts placed eight feet apart on center forming a protective line around the preserved trees and fence posts need to be securely anchored in the soil to a depth of two feet. The fencing, as described, will need to be maintained throughout the entirety of the project. Before any work is done within the protected area and/or if the fencing needs to be adjusted due to hardscape construction, it will first require the approval of the r y consulting arborist and then be supervised on-site. Structural and deadwood tree pruning needs to be completed during construction site preparation/site clearing in order to make these trees safe for surrounding persons and property. The arboriculture technicians working within the trees will also need to inspect the tree/s very carefully to make sure that preserved trees are suited for their location. Hazardous tree removal within project boundaries needs to be completed in a careful manner as to not damage any preserved tree. i E i 1f Page 4 April 26, 2004 Reference: Tree Assessment for Proposed Development Location: Tigard High School, Durham Road, Tigard, Oregon Subject: Tree Survey/Mitigation Report Any tree or existing stump removed within 15 feet of a preserved tree needs to 1 have the stump ground out rather than excavated to reduce overall root trauma. 'n 3 sf Sincerely, 4 ‘ IQN1 c:j6J David Halstead BS, CA, ASCA 7 James Lowery CA NWC#1808 (Field consultant) CC.: ATTN.: Tigard/Tualatin School District 6960 SW Sandburg Street Tigard, OR 97223 Mr. Ed Murphy 9875 SW Murdock Street Tigard, OR 97224 4 f J t 1 I 1 /// ///\ /// /// ) // \\ ARCHITECTURE•I57E41045•PL.1NMING • / / / / . •••\...„... ' • W o \ / / w. / / / . 4.3 1,06400, / . • 4 NEW PORTABLES,(B / \ / • y \• U CLASSROOM SPACES)TO \ BE INCLUDED ON THIS b / • .� o \ ---„,\, MODIFICATION / / \\ O a = m • \ '\ CONTRACTOR FIELD / \ x \,,.'\., OFFICE \\\ / v r ' \\ (T4R)AI ER5 SUBCONTRACTOR / \ EXISTING PORTABLES, \ / G \ / EXISTING PORTABLE BUILDINGS TO•,A '\ -- "--/_ \ - - . .. .REMAIN,(TYPICAL FOR t). _ .. _ _\ .------- - - ----- -- --- -"----"'--- ----.___._..-.. _-- -. . . _.. _.... _... ._.' --- PQ f � 7 T 8251 ' f - r oN J ° 828 / 824 V 826 �.� oo LEPROeaAn FLOP ALES AN �% \'\ Q� /�� .� e_829 ♦ r / -- EXISTING PORTABLE BUILDINi) j \ / /��/ t4 0 /r�`/ \ A EXISTING.PLAY AREA(FENCED)FOR -- • / ay 834 �.J 83f \ 834\ ' : PRE-SCHOOL USE ./' / \ ° /.".u',R. \�• 834 ' v g PORT. 1111 - FIRE LANE �.-_� \ \`\ • 823 /, / / �`�833 k 840 _ _ I �,,� •I .J \. d �I 831 _ 841 v =Ill di,� / 832: .84 �'842 �, 1 \ / ce \ �..,, 83d 843' PoRr \ \'\ / . • =847 \— �f /,� / 845: , '.I. 846 � ! , � p \ U c / / •848; 1 / \ I i 7/ SCIENCE WING ' AUTO SHOP \ \ / Q� / . a (-.5-• 849. ( 1i i IP ` .. 00 0 =TIER , /// ....:-:•:-5:: Lir ° d ♦ , / •.:?'° \ /I U•OW.25.2 251.522) / / „)!... — •—j . Ai Ci) AUDITORIUM RIO I _ • .' / // /� tao wGRMTm euuomGl/ 11 ��IIIIiA_ y BLEACHERS / = a-1 . T / / illl�ul�^ t NEW INFILL BUILDING , /�l\ -p 'ryry 822 ,/ / / TIGARD HIGH , .••y PROJECT SCOPE AND PHASING o. / • 1 /</'-• / / y . .od• • / / PN E!OR RB40DEL OF SGIE GE WING 1~ I— 2 I- • 851 ' / J SCHOOL 1 -WO BUDDING EXPANSION LING PHASE Iii , -WORK TO COMMENCE SPRING 2004 / 854 EXPANDED • f/Al 1111,1114 '� • 855 BUILDING FINISH FLOOR=100'-0((a2 COMMONS) BUILDING ; ��' ` / PHASE u' oC� d n^ / 853 7/a FOOTPRINT FOOTPRINT p.m ' / -DEMOLITION OF APPROXIMATELY 30,181 5F.EASTIN6 BUILDING r��� uI(856 / / --CONSTRUCT EL O NEW TIoN5 OhREMA t G EXISTING BUILDING �_J '''"1111111k 4114 EXISTING , 852,01 4'/ /•8 /957 REALI / GYM J/// /NOwoRMnRSEULLOmGI /L 881. l /' / TAX MAP/PARCEL R, 25N4AA00100. 1'7'4'p) 0�" 859! `••,"••�* - - - 8 a! 879 '• /-\ ACREAGE:43k5 ACRES 'I EXISTING CAMPUS \ a6 ;P"'. I�, ��' 880 I �' , / ,�// \\ / / MAIN WILDING 12205 5F. 865 862 864 i 865 '� B�orso6RTM AUDITORIUM/CAFETERIA SD,oa S.F. 863.; 864! / �/ \/ SWIM CENTER 14)93 S.F. EXISTING VEHICULAR �, _ ].� al i 872'873 - ` / ART/AUTO S(CLASSROOM I0)05 S.F. PORTABLES(0.A55ROOM VSEX'T) 13/215 S.F. _•s EGRESS �,- � � ti 1,?,/,/,. .,.,i / J/. TOTAL AREA EXISTING 220.988 SF. O CP'• \ 868 I / %/\ / / PROPOSED CAMPUS ■ �866 '��_ 878. PORTTAELE(MAIN WILDING AND ONE (40,055)5F. .4 \ 7 O O / / TENNIS \\ / / NEW ILL CONSTRUCTION COURTS INFILL BUILDING 2,440 SF.• MINOR EnTIANSION GIRLS PE= SG, \ 867 / / MINOR PRE5GHOOL PORTABLE(U 3A40 5 F. NIP-iY / / \ /\ MINOR EXPANSION M)SIC DEPARTMEM 1,447 SF. 349 874 877: \_ / /\ NEM CLASSROOM PORTABLE5(4) 121 SF. k G y p I a R 1212 S.F. ' "{� lO \ 875 I 976 • ' / ' / ' . / ,U' TOTAL(LESS DEMO 5.F) 44,385 S.F. - y� I / \ / J phase CONDITIONAL A ■- / /e/- REVISED CAMPUS-EA..4E AND PROPOSED) 205,353 5F. USE ` R VISE AREA US(EXISTING / / a' PORTABLE BUILDING INFORMATION date 00.00.04 / W / / PARKING INFORMATION revisions / EXISTIN6-CLASSROOM USE: l• EXISTING MAIN \ / VEHICULAR \ /, / / / / �� PROPOSED NEM(CLASSROOM USE), 4 NOTE, ALL EXISTING IN6RE55/E6RES5 POINTS REMAIN-NO INGRESS 'ONE OF T ESE IS TO BE DEMOLISHED AND MODIFICATIONS I ° aa3/// . / REPLACE)FOR THE PRE-SCHOOL-SEE SITE EXISTING PARKING SPACES: $15• s0 \ O V / // // ` PLAN _ EXIST7N6 ACCESSIBLE PARKING SPACES, Ib • / - \ / EXISTING-STORAGE USE. 2 TOTAL PARKINS SPACES, 525 / NO NEW STORAGE PROPOSED 2 1 NJMBER OF STUDENTS, WO N,IMBER OF STAFF, 95 / EXISTING 1 TOTAL STUDENTS AND STAFF: 2,015 1 \ / SECONDARY CONTRACTOR USE FOR CONSTRICTION project#1 02054 , c \ / INGRESS/ (REMOVED AT COMPLETION OF PRO.EGT) PARKING SPACES REO'D(I/5$NDENTSTAFF)■ 403 EGRESS SUBCONTRACTOR TRAILERS, 4 •TOTALS INCLUDE 121 SPACES ALONG ARCHITECTURAL \ - CONTRACTOR FIELD OFFICE: I S W 9250 AVE THAT STUDENTS TYPICALLY OGGLYY SITE PLAN �� \ / i TRUE PROJECT N� . I ARCHITECTURAL SITE PLAN i _ NORTH NORTH � 2 '�., .. O.2 SCALE,I.•50'-0• EXHIBIT `I' 4\0 Tigard-Tualatin School District 23J Tigard High School 9000 SW Durham Road Tigard,Oregon 97224 503-431-5400•fax 503-431-5410 www.ttsd.k12.or.us/frame ths.html February 18, 2004 Ed Murphy 9875 SW Murdock St. Tigard, OR 97224 Dear Ed, I would like to recommend an adjustment in the Conditional Use Permit application for bicycle parking at Tigard High School. I realize the Development Code requirement is now 6 spaces per classroom, which would require 390 spaces for bicycles on our campus. Based upon the current number of students riding bicycles to the campus and providing for some growth, I would suggest we have 40 spaces for bicycles at this time. The location would be the covered area between the main building and the cafeteria. We presently have 2 bike racks that accommodate 12 bicycles each. On a good day we have 12 students who utilize the rack. About 1,100 students use the bus to get to and from school. 375 students drive to school on a regular basis while parents drop off 200. The remainder walk to school out of a population of 1877. Please let me know if I can be of any more assistance. Sincerely, -Aida . k Kubtaczk Principal EXHIBIT `J' Tigard High School - Addition / Remodel - Conditional Use ovmer ligard-Tualatin SD 23J 6969 SW Sanctum St Tlgad.OR 97223 9000 SW Durham Rd. Tigard, OR 97224 503 project manager . Comerstae Management 5410 SW t1arAdan svV 250 . Portland,Oregon 97201 - t(5 03)295-0108 t(503)295-1996 CONTENTS civil engineer 5.O Caawing Engbeen, .. . 6650 SW Redwood Lae.Su8a 360 - Portland,OR 97224 •. .. survey civil landscape architectural (503)226'92't` ' A0.0 SURVEY Cl GENERAL ARRANGMENT L3.0 GRADING PLAN A020 ARCHITECTURAL SITE PLAN landscape architect C2 NOT USED L5.0 CONSTRUCTION PLAN ATLAS SW A�ec300 329 SW S6or Ave..R 97 04 C3 CIVIL SITE PLAN-NORTH L7.0 PLANTING PLAN A0.30 LOWER LEVEL EXISTING FLOOR PLAN Portland,OR 97204 C4 CIVIL SITE PLAN-SOUTH A0.40 MAIN LEVEL EXISTING FLOOR PLAN -- ---._t(563)224 5232 t(503)224 s5219 CS GRADING AND EROSION CONTROL PLAN-NORTH --- — -- C6 GRADING AND EROSION CONTROL PLAN-SOUTH A2.01 LOWER LEVEL NEW FLOOR PLAN architect C7 UTILITY PLAN-NORTH A2.02 MAIN LEVEL NEW FLOOR PLAN CB UTILITY PLAN-SOUTH A2.03 UPPER LEVEL NEW FLOOR PLAN 1w W C9 SITE PAVING PLAN 319 9 SW Wasidsh gSAn 56200 t Su9e 200 C10 TEMPORARY CONSTRUCTION ACCESS ROAD A3.11 BUILDING ELEVATIONS Portland,OR 97204 t(503)228 6950 t(503)2739192 structural engineer Nlshldar Dean 319 SW Washhgam SL Portland.OR 97204 t(503)2741834 t(503)2735698 mechanical engineer 207 SEAN SI Portland,OR 97214 t(503)234 0548 f(503)234 067 electrical engineer MA hK 207 SE Ash SL ' PaNand,OR 97214 t(503)234 0548 5(503)234 067 PVIrelir --s,Norm lot-- i 6 latepJ3111I II1M 1; • a,j , 0 ft . 1010 Ali el A41. - ... pill. 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EXISTING TIGARD HIGH SCHOOL �_ ©// / •/ �t¢rT �' p' I l 1 !� .,x ° / EONSTTLTTNG ENGINEERS INC. q • G % f `� I 4----. � 1 77.77' s � Il+ /i /i/ ONO WNW..;MIT SIN ! maa i� nzu \ q4..\' /_- _ '''�I, - { oi'} I!• y •-1� i�T ! t I ,° r (, X\ /' ac(scm aNam •rm faoal es-m• •. •-:. --,-, - „....„-.,„•, • , --;\ ----1-1, ligalllift i-mime,..___••---_-_____ .... .. ___•__ _,. ...____.___ ri-7.7TH_R. 1 • x ��� © —�..,�.m�? 1—O �� I 0 ,,. III 7019139 ( �9y IS NOS , �� H i.. - „'°-------T-._ ...",- --•:.-.1.(*---- ° °a I, j TCi• 3 \�- .- °fb3. 1� /� ,, _ 5p`'Sb�- 11 ::,....... ...==� 1.--'— /I %I Gf927 �\� • __. q4`�"�° ‘:.' )...a.1/44.1.- i / tea,__ _ I GRADING EROSION AND• --'rss--' \ . ---. . /�. Fi'!°�. CSi--- ,y °�-�'`��so-�em Ir��/ T .�f� _� i '�..v._.Y.�. ,. \; • CONTROL PLAN • . EROSION CONTROL NOTES • GRADING NOTES NORTH Q, INSTALL SEDIMENT.FENCE(TYP CAL) E%SiMG$CONTRACTOR RATE FEAIUREAIN POSITIVE DRAINAGE TOWARD ALL .Y"°""I CONDR)NK (a) INSTALL INLET PROTECTION(TYPICAL) Cr THE CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE AWAY FROM I BULDNG .- - © Gate 1 07.19.04 SEE LANDSCAPE PLANS FOR PEDESTRIAN SIDEWMI(GRADES AROUND BU,LDING. I • ' EROSION CONTROL NOTE p MATCH EXSiWG AT ALL SIDEWALK GRADES • • - 7HE PROPOSED EROSON'CONTROL MEASURES ME A MINIMUM BEST MANAGEMENT,PRACTICE THE CONTRACTOR MAY BE REQUIRED TO TAKE • • ADDITIONAL EROSION CON1RCL MEASURES TO ENSURE THAT NO ' SEDIMENT LADEN'WATER EXITS THE SITE OR ENTERS THE EXISTING • - STORM S WATER SYSTEM 'THE_CONTRACTOR NAY ALSO BE DIRECTED-THE . • CITY ENGINEER.CITY:INSPECTOR•OR PROJECT ENGINEER TO,CONTROL - ` DUST AND AIRBORME'EROSION.- .. plDlect A I oz054 • . . , • • Vi4 - . . 20' 20' 40' 60. C 5 • . 1 • 1 . I ;1 . • \ f�; / \. • • �. .\• If'( I V0 ,—_ /I 1 . 1 (q . 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N \ 1.1 O 1 • 1 • _- \ \ 01 \ o ■ . ■ _ D U L L O L S O N W 6 E R i ° is Tigard High School - Addition / Remodel arehlieete pe 3 I ° rn c ° o 2 b� �• Tigard-Tualitin School District � ; Imo 2 5: -D Z > li I I i O 9000 SW Durham Rd Phone:(503)431-5400 Z 1 ICI Tigard,OR 97224-5539 Z 0. y r 710!W WASHINGTON ST.1200 PORTLAND,DI 17204 S• H C 001 211 0160 ji 001 272 1117 vw.de+n.ae■ • I . •�•K.G- L "' r I r l ,=,11—E-3 - ' C t ■ \•1 11 ./ \_--.—II�tfNNNit�, _j'_ • _ I •- L� ___ _ _ — Ev1- CINTEC,URE•11WG1VI,••LAIRI40• / 4 rr / .AI L 1� N I ii2 / J/, / / `b�� _i! • 1l1LL / • • • /4411:4110, . i;; E::i ' (� N' . . I ;i : I V ! • /1////. - -I 0 / ...N:.:N''''''' .C d • -- 1 . ‘; • ,, .4'. . • • -1 ''- L. ---..--' 4%4\ - .<4., .7'. Mil �\\\ :1'1-7;..:---r-:---------'--: �. // . ___,_ _ mena. \ 1 i ,' r i ,: '- �- Ti\ / _ _'x/'14 �`, \ /4, ,.. .:_._.kN ; --' - /' a imam iii/'y.{dl../ \ •I-- — u � -_-Sy—_--n 3C y; `ss- .ss— ss i -s`. �— s� M1 Q� • �T- i - E I , ., _ I. te, __. '� // I `/-- ---i ( 1�_ 1 °mow` _ice I. _y�" `\ • ';y/ \\ / I I I •�`'6°-'QV' • ��� ,• I rI _ I �- INSTALL •5LF• 'VC SAN LONE O . �F `�---\''v'\� I �$il )($®`' -�� - _ �� •1 I ,� Ii _.--°'— _d------4-i ---\ 5-0.020(u l/ - i1Y�� \/ yam` •w 1 /®t = a 1��■ ! 1 1 1 CONNECT T� X 8'SMJ LINE• \ "'-, 1 • .t....'F•`� ' 1 - 1 1 ( I I I _- \ _—_... E WECN LAMS Fdt BLDG coma e�y • 1 1 �v i c • • •� 1 _ /'7` ��y II L i /1 1-.' ---�,'1 '�' ` //�•� RI4:186.OtN I o li 2p h �- � �f a(AltE} O.6opclosci. X55 --- I o1l x,j� i / /. r / II `\ _ �-.awn _ • -vA-- +� o ` -� /\\ 6 � I /j' - -., i i \ _.___�' r- a N t I `11 'Y I !.i ° R. \ % Ate« j '/ 1 0 O io • 0 • a" c� i I■9(91�(Ul�i �, V 7 . "�;IJ , Ir �G�t^...........•. I— i ._�.........,,....., _,� 9 , ,a:r•.F = .. I -------1 - i_, I = 4_-A W j rr/�" _rlll -� 1�,I 1� ' O O O O ^ I T� N. . VI / . ',4„--i--- 1 /,' . '-‘,44 _ © <>,..,c. o i I ` I-- i 0 a ' �`e' I C E W Cf�/...i. . ..--„„,,, ,ir_ . . . e.E V i r i i / / _ / _ 'xi-___ �� \I IUEIIII'lAA �MWd � // /I/ r / P 1 - �?���```--- \ 1`• !_ ': I d. . ' 1{ {I III 1 1. 11 ' I L. ••_ .1 1, rs lemJ 221,10,41 PAM(6(0)2211-3,81 •• . CIVIL • UTILITY PLAN SOUTH • WATER SYSTEM NOTES STORM SEWER NOTES CATCH BASIN DATA phase I CONDITIONAL • •• "p TIE INTO(X1511011 9 WATER LINE pl INSTALL 5LF 6'DIP CR OP O9 'INSTALL 1616 6'PVC - CB Al 1 USE ' • - O2 INSTALL 6'd WATER UNE(3'COVER IAN.) TIE ALTO(Law) TIE ROOF Mum lE INTO(wSnNG SD/LINE, IE(6N)181.50 INSTALL 6'9(F ELBOW w 10 INSTALL 2716 6'PVC • date 101.19.04 © /1B O INSTALL SIF 6'PVC DE INTO E)OSING STN LINE CR A2 ' TIE ALTO EXISTNG ROOF DRAIN RIM:183.00 revisions 1 • O INSTALL 6'45'wow w/TB • It INSTALL 5(5 6'PVC . E(6E),181.50 • • O5 INSTALL 6'22.5•ELBOW,w/1B - O TIE O 1015 STY LINE 110 INTO EXISTING 571 LINE W,0 CO 01 O NSTALL 2716 6'PVC RIU:192.75 • • © INSTALL 4'X4'X6'TEE W/TB O IN5TALL 71LF 6'PVC 11E INTO ElOSTING Sill LIE IE(6'Ek 190.45 • © INSTALL 4'd WATER lAh(Y COLOR MM.) 11E ALTO EXISTWG$TY UNE • • _ OS NSTALL 1016'6'PVC ® INSTALL 4'9P ELBOW 111/TB - TIE INTO EXISTING STN LINE - *CONTRACTOR SHALL REND VERIFY ALL CONNECTION POINTS 6 NSTILL 7816 6'PVC PRIOR TO CONSTRUCTION • O9 INSTALL 4'45'E1ROw W/iB , TIE INTO EXISTING STN 191E piled#102054 ._ ®,INSTALL 4'225'ELBOW w/713 - O7 NSTALL 4017 6'PVC - ® INSTALL 1-1/2'WATER UNE(3'COVER YIN.) TIE INTO EXIS71140 STN UNE • . tt . . • ® SEE YECNANUL PLANS FOR BURDMG CCFRECndI ® INSTALL (IO 6'PVC 71E 070 LEES 6- 581.10E ® PROVIDE 1{W,3'REDUCED PRESSURE BAO(FLOW sena GN - • • WISING 3'WATER SEANCE.SEE MEOI PLANS FOR .. 20' 0 ` 20' 40' 60' • C 8 . CONSTRUCTION NFORwAlION. _. - ... 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I.w I / L d :. :„. . ,..... . / / ,, . ,,,.:/ , ' , ‹.:77' ,,, : . 1 i / IL I en, ,_. 7 ,_ ,, . / / - � � II wiI _ -I_iiiiiI I P a off : jr 1. � .W . •/ HRH O I I ////7// • .• : -- I I B •/ ,� .0=0 i Alsip:• -; ` � its: • i Alp/ •-• -,,-,, ''''''';:iii:;0,:::!••::.,i:::•::No m„,,„,,---141%-F;::,::%i„,,i,:.:: • //// . -‹-, I/ ''''''"-4 Iv .:i:::t::1:::::„..:. , . . „.........„-sz.,,,,,.: • . '" 9 r I2 . /. . __ • / •, l o'' � Vii/ / -.44,4 I • u ,, ' , . / 1 :. / 0-• - ,I, .• • ' • - ./ ' i 7 • :.. o'u�� OleOX weeKea• '$ . . architects pe _ • _ _- 1Z Tigard,High School -:Addition/ Remodel s -� WA Tigard-Tualitin School District c Z D '�'.:.`; i S 9000 SW Durham Rd Phone:(503)4315400 w Tigard,OR 972245539 7/t ON WABIOxaIOx ST.1000,0U*TLAN6 OP 17101 w-g a 003 II10 1010 R 003 273 1110'www.4rw.eo. • • i,:il()if / .. 1,©ta.... /I 1 I • AACNITICTIDI•IITEWIIU•RAOIWI 4 • / / i % ..� ` nom x It E LI, / i \ -. .. C s --(4/ /'/////6 / i \ -- fa° ," r°sue J I • t J`= S / / --Ni:- te ..;. / � 1700• 0 I • / ,,,,,, I , , _;,..„_-_,„, • . 0 / I 1 / .a.. ,//:, I ,.. <El / ,' r .- _..,.... o i EXISTING ATHLETIC FIELD \ V / 1 ,/ / ,,.., •'tT / , __ 1 1-:'' �/! �� rte. ')5e77 t__.*;c7-(i_ / //' -. °r /'/ /-' /i /' `'; \ /\e per'O . r / ' g / m , / g ` ./. // 7 , „ _- , kii /.--- ,-' .7-- ,- ,...- • ,,,- „ / .,-' • j CONSULTING ENGINEERS INC. • ene T®r°m UM IN Parnue.am 00.4 / // / ea(mT as-saD N.lam)esssm • / ® / /4,/ / /' . /' /'/ I 51 / 1 . I 1/ ,..., • - TEMPORARY •• TEMPORARY ACCESS ROAD CONSTRUCTION NOTES • CONSTRUCTION LEVELING COURSE I❑ SAWCUT EXISTING PAVEMENT IN STRAIGHT UNES'REMOVE ALL EXISTING PAVEMENT WITHIN / ��:S:q ..ViWA:Yy",�:a- • - SAWGUT UNITS AND DISPOSE OF OFF-SITE. __----` ------ ACCESS ROAD �j��Y_�%���_'t� _ ��' BASE COURSE Iz] SAWCUT VESTING SIDEWALK IN STRAIGHT LINES AT NEAREST JOINT.REMOVE ALL _-- �-- -� , CONCRETE WITHIN 511WCUT UNITS AND.DISPOSE 6 OFF-SITE. ' .•y��������i. . X�• 6,�4 • a ❑3 SAVE AND PROTECT EWING ASPHALT THROUGHOUT CONSTRUCTION ACTIVITIES. .. CONDITIONAL CONDITIONAL _L-` 4 SAVE ARO PROTECT EXISTING CURD THROUGHOUT CONSTRUCTION ACTMTES //-\ • . \ ❑5 SAVE AND PROTECT EXISTING LANDSCAPE THROUGHOUT CONSTRUCTION ACTIVITIES. ., date 101.19.04 . COMPACTED SUBGRADE © SAVE AND PROTECT EXISTING unuTTES THROUGHOUT CONSTRUCTION ACTIVITIES 0 TUVOO TS 1 ❑7 CONSTRUCT COMMEROAL DRIVEWAY PER OTT R TICARD STANDARD DETAS 162 •/. . n TEMPORARY ACCESS ROAD SECTION X87 "CCNSTRUCT.HEAVY ASPHALT SECTION.MATCH EXISTING SECTION WITH MATERIALS AND , _ \`\ j 1HIO(NESS. \ /.• C.,10152,0 SCALE:.NONE. ❑ \\ = ... 9 CONSTRUCT-TEMPORARY.ACCESS ROAD • _ .project#102054 • 20' 0 20' 40' 60' • - . • • • ■ , itt:M_o� v �� I ` I•------._ '� I ARCHITECTURE 1 -- \` I I:';;I'1_ I 4 , °a meth drin.w CI r---® 0----------•-/l_--.___-_- I I /\_ 317YJN0] e.IaflW � + ciao... 0 ter--Q `/ 1 ID ./ .. - 17.1.s.C01%w6 l : \� �i., F - -- t // `'T /!�I� �a of 1::1•,136 ;;: ---._I��NIr� �..I > f%Y -Y ,`,•`,� ; �,/ �. i/rl^11- 1ss . 'J!-'""'`' _est. I m E II >,, ,l/ 0 7 189.r ma,' S° 9l'� `3 t -_ / V'n !1 Ir4L 1e� --T 189.•moo fI I ' l 4 L Ntl'Y�ilSJ3L17t1f✓W P ZB(." I 11 ( 191.76 J 3 E. 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N I IL 1 u,Colt i te Seat Wail i 1 s . _________---c...,—__________N,, \\ ' ' \''. •'d. i d im.,,, , ,=Mill 1 , , , , "C ft:1 c° 13) ,-, '4'.4%, 'Concrete Retaining Wall fb . -...,,„ ,•....„ ., , ,-, I,,, dit..0. III I 12.catch b''n(1 of 3),see Civil dtigs ', ' •■■ (1 "0 .... With Railing N'N. 4) 'N " rri 'I J.Jce Wang liplf ') N., 's`\,, / \------- I L X = ;I: Bailing,typ.e _\ --„v„-, Ili , ____ / e -------- — 7 I ilMs" 1-==t----- I— m 0.. "0 1 t c. ---_,_ , ' Trench dniti see Civil dwgs , I''''' INN,,,,:j.s,ceks....9.., \17,71inz. ---___J .r. -_,....-,. c• (13 . .. I _cb, •. 1 . EtiNni won musipi 1111111111111m: , .Qi ifir)?* ..,//' ' -;'§., i.: .„. a) cm .I A • 1' INIEllifilik 41;7/ 14:41 / ";..„."/ . 11._----=-4.„,;---,-.11::A':.7 '''----: :7:''' E'isti ° 72-1.-_-_-L= a 7 ^, :, / e7e. ' -E1-'• - 0 PS A, e-4 ' :-.___--,-_ ----, 1 r I— p--- 1 ... ,./ irillirell,..,,,, 1, O RI i ________, r., A "retaining gre ( ‘.0 ii LL.7._ l r•4 1_ . . 0 Cil 1 1 t1.1„. _ ----I-, 1 -_/:.7L_ Ct."..\ \'•• 1"._r— • LANOSCA • C _.gIIIIIIIrIFIIIMIIIIIII.. Ma I I I I I I I RIPAltir'n ' g' ,:c% 7-7-7_.. .„1 i .-,°1 \ ,...,C› \ ACCNITECTURE . IFIIIII■ VIA iif N- %) .° or —li 300 ill ii il: R.i.d.....,,,,ne. ajfeW f :W : :I) :../ ••- ----1.,_'7"P''''`..., \ / i / - 11 I see Civil dwp iffir its' ' r'.",",) ''''. ",, Ill=7.--__-• /Q,..7 c I L___II I / ..;---. ,/.47 :1,' , k, , AM. 503.224.5298 C14,„ i 1 503.224.5239 ".k,32,,,,l,f v. ,,,,_ __ ,...„. ,...) /. -- .--- I- 3°, • I //,,,,,,g,,/, W ' ' .. . 1 / - —-r 1111Ma / ,/,-- ..'. •e' • / /h „ .• , ___ •iiva3n3P 4 i I o'fbcr C?ifo 81- • 'g, • ' 4•- 1 r / 0 .__,I, - ,....... - ..,_ _FY- KNOW GAECiii■,..-3 , 1 . ' -ii , ,.....„,„ , „49„* ,,c, , . OILLOGN.e 1 , c -, 71 Control Joint,XYP.P-—1A1161"4/ * ! ,...,,..9 -- i -s,......7 r 1 Alt , ,,,e• Y' ' .s .I-'.,/'• I 1 • , „. c gide siting gate .0-,- / __--- i 11111011 ' I N --1 I I L hi. , plan Mill.1.11.1.11111.1111111M i 8 ill / Vii7 6'Chainlink Fence a• WI *439 i 110! , 11 1 l'./"Ar , ' . / 16 wide wing gate ''',„„ / .4CA - 'tb k'i,o, At K. phase 1 CODMONAL /-4 ,' ___..>"---■__ Ili I Al I !USE • \ -10 i irip ,' 6'wide seine gate --- r---------_------- i ; II da 110.19.04 . • -40,,,,, fla)----- • /' ---z------. giessiettit,, ____ .- N -11,1 revisions te I • _ iniari ---_____ -,, ,, - am --------.. --- Con te Cu ,-.... . . Ai, . --,,, .,,, crerb Ramp A 1 ----------- AI -., . --' ' . ._ %WY Expansion Joint.typ. Concrete curtain:614e ----23------...„ ..., ..... -- „... --- / ,----.41111 a p •(-------------_, / 7, '" /, 4;V, ■ / „ „ .76-. ,.. ' 3-411. --- project 4 I 02054 Fire Lane . Cafeteria Courtyard and Choir Expansion Construction Plan L 5.0 ..__, , Note:See Arch.and Civil sheets i i .......... for demolition plane , 16 8 0 . _..., 40 FEET • �,J ; g' I kill'I /—tti3 1 I'- 1 e. -------..j. `t : ; ARCM..CT.ae.unu•aa•eu•aw•• "4t1 `b 1D8.137 i s ° / •__ _ 30 PAT ° ( _ _ P� �, ■�6%/////A��I►,�O� IOSAR o. ... : Q ft 'k 31 I 1� T /// �,,, l�i it ills�-- ��tfl pp���a GAZA 3 c g' O I ' It V J I / 1 71 4 VID •5741=0.P.W*I∎i∎4.,_, !PHO .,.., IN , I_.1 i - Ndylr\■■■1 0 lq a xna]�]7]]�m e.,� � �y'',,.lil■■■1�� ■■„�_ . �-'.a, ,- = e °s - �,� 4 �II■■■<r�a)■il 10vID` teas` 7.� P �st ■■■■■a■��_ "vl"�w % �1c, v ■■i a »- p Uhl - , f������ al Iki .a _ r g:)/ rml■ _Nil 32 PAT —''—'-� I/ I N" •say Co j V J � ���,�♦��• •''rp r I o o ° 95 PAT -:7 y������ ■',1a I ;� to 1■■■■■ ■O;�6 I mews 3t Nw ,r� 12 SPO o•4➢i�■■■''`" K 2�ICS;, �— t,■ll-d,�4 CFC'k'btl l I! 1 -' i4a 1 - Gl�r Ol • I CD I �■■■II',.■■43 , J bra■■■■■� �► _''1'1' 0 ! I �� III ■ ' ----'---_-- ' i c I i :: ; Ilia 12 PAT .I- -- �i I i i ILE , ." r�N 1 I I I I I I I I I I I I I II - % I 3PAT ''d2 AA A b © I I I ,• ---7; . . ; JI --- 11 ■■■ - ■■■■� .Q Q =,i j■ iA ll I 1 I _ ` 7 SP0 IM _-.0 4" 1 ACC —� �I I r u' L lip 45 PAT 6. C o - co v /6 1 JH-__ 6eId.!F��1. Preschool Area !p e,� ,G�, 3NAD o �-'a II, ICI_ +i■■■ - ao9d�r--t 11 POM 0 o /, ,, - -�M 8 RHU ..•\� / ~ \ I _ ,/ /RIM 1__ rir- - -1— _ ; .� _ 5 SPOe PLANT LIST s. r �� LLva:. - \ ����'-9, ( ,fl irf— °I■ ?-=-"9�C�, 6 D.E' c.., -' :' _�:.-=._. , / r ■M __ _ 01 ' ' tea'REY BOTANICAL NAME COMMON NAME # SIZE/SPACING \ ' -:-\ --' `__ �\ �� v ''�o Q�I_z � - 63P0 = E� I _ F- to rN TREES 13 SPO 4 ;\ r - 1 ', Ia1W11 ��I—{ -1 _ l I i� '0 1 t rn ACC Acerrircinamm Vinemayle a 10']r/mnitietem , p �.-1 a----:. L '� p�CFC Cern.florido'Cherokee Chief' flowering Dogwood , 2^cal/malti.stem o 1 PHO 1�",'� �� y IL--AZA Amlea 77ino c' Diamt.wtwl ot+uvjd l ■■■��. \', 7,`'�„/� .\ \i3:7: \\� \ 1 _AO O - �___• — °°. .. l > OO4I :!T Sgnr:J ;; i rn H Hy B s ��.. \ e- 6 NAD , ~'1 POM lblysticAum munitum Sword Fern 9Y _ I�r f- RIIU Rhododrnron'Unique' Unique Rododendeoa 212,^/4'na ��� 7 /� f -' �`';-`� \ I __==--__ SAR Saraossnea hookenanna humulis Sarcoma. 2 ga1Ja o.c. pp N -�.-� / �\ p SPO Saliz purpurea'Nana' Dwarf Purple Osier Willow 3 ga1J3'o.e �.-,—' ,d'o G'ID Viburnumdaoidd David'.Viburnum >a 3ga1J15'ec- 17�!/'1III■IIII�\_ / �C f 4 '' -- a a a a t r a E s VID \�///IIIIIIIII�I q A i__4/ 4 \, '- / GO I L T_ ' 8 Eo r LANDSCAPE OROUNDCOVERS '—�/// a>%hi.�l4alg �' - / 9 �. _/ I. -- »...... ly- ABU Arctostophythu ava-a,ai Vancouver Jade lt4mikinnick xu a•pots/11# / d0'� — �2. O., - _ II '` 9 SAR any S'� ��/ o I) 300 'Vancouver Jade' �_--I 'E ���tt� :6 7 -_�--1 9/ 1 MAS I-�l `�i\ �-0-'.. -.—�_ ,t'^, �S i ( yL y PAT Pachysandra ferminalis Japanese Spurge m 4'potellS^o e o 260 ARU I:= S/e ]'(� .�#t4/ ,. .:� �J —�� d It �' i �=-=�1 j - °,w�` 603;215238 [ 2 ACC -- �. \\•/\ 4(it 4 1114''%%,1 i °' 603;2.5239 . L Lawn Seeded lawn 8 NAD ,ff��j, ,�� -._.-,/ �. r!^ �� - \� .j �+ /CD 1. .. tva],rx] ' .. I i i �Y • Rxietv,g'lteee w be D'reeerved 7 POM .!��a]w'�o o f ,�._ 's�'� .k'; s �',%' !'://;�.^,' f d' / ❑7Tll �1 C'Jy ''s/�'k,• ORH t 3 PHO ��k� . ' �e'b,Q,f / ,(,'-,,-,,,,. ,// /�• - •- 4Y- PINE t �' S� 3 v. ; `//' ,..= e al s mcnou n r..s5r] 3x3-4' 6-8 3 ACC :iil vis ��I // _t ." a J:yi I �- '2 OREGON. [ ,--.. , 0 „-"Y. .--,,,,,4 Nom contractor shall pmvidea fully automatic underground i,� Eai9ting . M ♦ ''' / �?'ay ' • I /l'.t '� � i� f'— / I 1 . • p I • irrigation system as specified See detaan on.beet I.20L 'Il plantings �. , f / �,A, \ " Y to remain •-J �., 22.119 wn verified. P.M&topsm7,Boil amendments,and _ lIi ,r.. ,- 1r ,�' �^+F t t}� /' �. --; •' I phase I CONDITIONAL '`fit I 3.All plan�ah,nhe aetaBea.e.h°w4 a.rmdenaew L ' rj =f % a\V// : I fl 1 i 1USE planting detail.Mee sheet 1.7.0)and specifications. ""� 'i7 "=` \ 1-1 i date 10.19.04/ ,.Rxcept as noted on plans,the contractor shalt remove all ;_- \\ -- I existing Aruba,grenna,prer,and lawn.including stumps /.ill .�t� _---- / �.i 1 !I _ revisions l and rasa,without damaging exi•tutg tree.. 3 NAD , / \ 0 . -_- ' 5-After the contractor has removed all existing plants and d /. / \ ,o i; ��_ other structure the contractor shall scarify and they grade ..\ -\\ \` all plant beds to achieve an even and unit surface. / ' . N. 9- - - - - s.The ally within 'of any to a Root Barrier m specified against �t9'� \ \ % '®\� i all wells 'thi ld of Y tree trunk. I �N , . s_ --- project 8102054 • Fire Lane Cafeteria Courtyard and Choir Expansion Planting Plan i ,� L7.0 �' o 8 18 40 FEET • I¢ \�/ / 4 . \\ b // //./// \� FFOFRFOTYFE.NElFRiOFF.FI.FFINO . / \\ /' / I• / / I j /1 ) : / // ..:; : ! i \\ 4 N81 PORTABLES,(8 1 / \ - J= ;"° ■ L CLASSROOM SPACES./TO / ....... , BE INCLUDED ON THIS \\ c \ MODIFICATION / / \ _ C Y tl e \ cTRACroa F� / \ / 3„ \\ \\ N)T)SUBCONTRACTOR \\ p ._-. u 1.....\ \/ \EXISTING PORTABLES, / \\ \ i / EXISTING PORTABLE BIILDINGB TO \\ ± -'ii�/,\- --- --- - (TPAC FOFL I)-- - -- --- ---0 ------ -------------- - F Y!Y Q ,F�'::i I /J NEM PORTABLE EVADING FOR \ /r`•\\ . yV� F°L t'..� J / , —.L,'' — ERE-sc++WL PRO6Rnn LAL�NI x� \ . / /,,�,, �yy / EXISTING PORTABLE EVADING \ \ AyF•i—,( ••• EXISTING PLAY AREA O'EIC:ED)FOR `/ / xT" PRE-SCHOOL USE — / \ \ 0 ��""''I`., �';� POF2T. 'I PORT. '�I FIRE LINE 44./ PORT' I I� \ C 44111141* 41%.* ..., U °o ,/// SCIENCE WING AUTO SHOP N. .� fil...1z1 O o c n c iii i1 • ,� -C • F CENTER • M° �_` / "'�'r roYO•I oEUUC CA. i / I:: -1:7 * .c/ ili^r�!'€Illli i�nEwmFlusnLBlnG I ITI 1 ;/ 1C7_.."rl / .i E 4/ / ,i� Y ~ f. L 73 p 1IEc:i , CO I- 0 / PROJECT SCOPE AND PHASING Cr) \t► / �- TIGARD HIGH —t �,,,,,i ,ASE,, Cr)°' o ■- !s"f ... ,/ / ,// i / OTC f8GCE 0°'TMH6 00 EXPANDED yy �f.11-1111li / EXPANDED FINISH COMMONS) BALDING iv ` PN/SE IL iipPn 11�' / ,M FOOTPRINT }'�' �q ' / -DENJLITION OF APRtOXMATELY 38,I8T SF.EXISTING evu"'G �ONSTWICT/F1H 1lFILI.,(2 STORY)BUlDIN5 Cj � ' ���� i D•foorL PORTIONS OF REPLMNING EXISTING BALDING 1 7 ]2TR -PORTIONS OF EXPANDED BUILDING SHOW.SHADED $RYEN C OLS011 2•) SECONDARY \ - REALIGNED— _• r BOWS ^ -WfiRK TO COMMENCE 51S48i 2004 H INr ) \ , FIRE LAFE rit / � , /! -�.\ / BUILDING • INFORMATION cf�^*IL'`�'7• BeRr5s 1,10 w'•,ti -.i3fT I TAX MAP)PARGA.. 25114AA o oo �••.LlpriF f/ . / EIO50I E�4343 ACRES \ _ • °. /.\ EXISTING CMAF - .. \ • L �/ / .-. HAM EVADING 122p65 5F. �= AtOROR➢.VLAFETHtIA 30AOI 5F. WA') BOYS GYM 24209 SF.SKIM carrieR 14,163 SP. 1- EXISTING MAIN �. •EF •� \/ / ART/NJTO SHOP 165 SP. VBI -• / /• PORTA9 (GL/SE.RL.OM USE./(7) 1301'SF. - O 0• EeRrthS g 1 O / \� !/ TOTAL AREA EXISTING 220.986 SF. O ED 1 /\ y// / ■ WIWI g \ J J PROPOSED CA�Fl/F F / / DBI2LRION RV.M BUILDING AND ONE (40435)SF. :I \ i / / TENNIS / PORTABLES //`\ NEW CO BUILDING/ MILL BUILDING nyw SP. COURTS N M FRE5.100L PORTABLE n) 2A40 SF. i.' MINOR EXPANSION MFiIC DEPARTMENT 1.491 S.F. \ ♦ / \. / NOIOR EJd'AIFaION GIRLS F£ 695 SF. / / % \ / / TOT e � M FPORTABLEr(4) 1,712 369 5P. k e y 1 p I F 0 Y � / 7 / phase lCANDRIONAL • /e \ - / / \ /Q,- sevlsEO (ETNZ AND PRDPO.,ED) 265 SP. I USE / / PORTABLE BUILDING INFORMATION I date 1 00.00.04 \ / // EXISTING-CLASSROOM USE, 1• PARIOt'7G INFORMATION revisions T EXISTING IN / 0 ■ PROPOSED N3•L(CLASSROOM U5E). 4 nom. ALL EXGTN6 INGRESS/BERMS POINTS REMAIN-NO 9 MODIFICATIONS 2 I' •ONE OF THESE IS TO BE DENOLI%ED AND j REPLACED FCR THE PRE-5.130.-SEE SITE EXISTING PINKING SPACES, 515° / PLAN EJe5TIN6 A•GE"51B1-E PIRY.M E5 6 5PA4 . I6 • p \ DOSING,-5TORAGE USG, 2 TOTAL PARKING SPACE. 528 7 \ NO NFYI STORAGE PROPOSED 2 /UMBER OF STAFF.15� IB80 /EA'BH•OF STAFF, I33 • EXISTINS TOTAL STAEHIS AND STAFF. \ VEHICULAR CONTRACTOR USE FOR C0NS IO TRLGTN 205 (REMOVED AT COHRETION OF PRObCT) PARING 5PACE5 REDO(1,5 SIWBITSTAFF). 403 project#102054 A L \ / C6 SUBCONTRACTOR IRAILEfa 4 •TOTALS INCLUDE 121 SPACES ALOIFS ARCHITECTURAL CONTRACTOR FIELD OFFICE. I Sri 408 AVE 11561 STUDENTS OCCUPY SITE PLAN TILT PT A0.20 NORTH ARCHITECTURAL SITE PLAN • - - TN PROJECT SCALE.I•.50'-0' 0 I 1■G Ie:JP53 PAS 01/23/O. rnow.L\\1.21YV%.Ne1.\01051 Nord US-0004\I-P,.Me1 0.\0mNn6.\I-C.ndNbntl US.VOSA eNp Oyc O im 4X r m M r m , x 5 z O m r O O 7 Z p it ii ig is 9 1 , -----1 _ . _ _ . _ . I i.l- V'1l.T; S,1 i ty r Imo, aA l' ,0 IIII11I„ . > 12 1g la i IIII 1. I iA Ilia I 10 INI6i 15 9A PI i mann ai 19 I 19 li 1 d -I:: dwell 4111 R. 1 1 1 re 8i W vw v' 41114/////, O Aka r D U L L O L S O N W E E N E S O areA/21c21 Pe T oo a . �fs, Tigard High School -Addition / Remodel ft 4 i 1 m e o ° 5,r Tigard-Tualatin School District : �. . W i.n5 $ o , "�V• .Ag 9000 SW Durham Rd Phone:(503)431-5400 fi qt. CO y Tigard,OR 97224-5539 Z 116 SW WASHINGTON ST.11001 PONTIANO OR 67201 A 4 603 226/650 /'501 273 1112 I wow.dove 6061_ • 1Y[:n:4r.I3 OAIt.a/70/• MENAwe:\V9.A\P,.}6.\0005.^.""-]001\I-P,.$I n.\DA.roa.\4-0wl.IU,S ..\AWO..•10YC ■ K mD :z §m < m r m x z I, ill • r- ,,,, li. 0 A ,5 liklir 0 # i 7 ((11 -. • III II , .,...., -o ,,, .,,,, _,.., 7 . ilk 14 - ,,,4 ,,,, .144 -___ v , 5 / ...I itli 41i . e 1 0 0 7 A ; 3i ii °° I�_ =NM 4.7 WI 4 1 .II._..._...__.� ! 1 •I 1i w,r W .0 a 1 1 _, a -1031, ,, 1 1 9 .-Ili 2 ° L Ithilirg ! ii wag i b ciir ' ::.: , . lailill- - "li PE 1 Ilia — �iiuouoliG - 1,1� Di�. �1 151 � WYS a.- JI 7 1..1 ! ,�:±. 11111 L.V I - �liiuuummimimiii v r m �, d IP �' 4 n Noma >u � II ill 1 IiIIrflj1l. 1 k"„,,, is i 2 g Ml' ii, Bs MN L ill I. \E -Ir Alm Ell I *At 4 **Alti, . • f DULL O L 8 0 N W!ENE e 3 archlfscu yc _ �� o o . s Tigard High School - Addition / Remodel TZ in ° . I O z $ _ ® b Tigard-Tualatin School District E o � V.yy`�' 9000 SW Durham Rd Phone:(503)431-5400 0 z Tigard,OR 97224-5539 V7 711 SW WASNINOION ST 1300,POfi1LAN4 OR 91701 0 503 220 1150 j.'503 273 1111'wow.des....n 5 • WE Ito 31.30 DAM 01/73/34 nLLNWE%\\°.7■Vo.eyd.\mm.na..a HA-70041-34.1..1 n.\o•e.Do.V.-<-mice°u..\201a...0. b O m i 7 r M . M r Z m I- 0 O Z r'T-1 11, ❑ rt/"vr, n rn 4 c i._�_�___.J. — .- 414 '� ''u'ef 0 r ,. — •.O 3 a ail, it s.9 la - i 1 il U •al _Ilan „Tamil /r nnmaa D 1. play 1/ DI I 1B111 1111 R VII idllkI Mrs DULL O L E O• W e!K e S „ a '° a . Tigard High School - Addition I Remodel °"h" N r o 1.• m I - 1111111100 � ls>c'm ing Tigard-Tualatin School District g o a e o o • ` m 8 A l� y\4) 9000 SW Durham Rd Phone:(503)431-5400 3733733+ c{ Tigard,OR 97224-5539 710 01Y WA7MWaTO°0T.2200,roaneOa oft 31704 0 c 303 221 2230 /'503 272 1107'1..r.°ere.cool k g D :z r eRI M z ti m .,,, if iir , i 4 Al ] • 0 • • ] 1 r 1 a _31° II �. LG Cr ' _ fie l 1H 1 �_ ... 0 ., , _ i - - ' r �� , „ is iI !I it _ i ' 'P1i '31• n NO� inii Lirlhi E . i 1 1 1. 1 1. 15■■.. 6 I ;i; iI jitn t y m,., ] I , u-- , 0 o •,I No 41: I ,:. a i , . : __ ice! al 6, 0! il . , r jj I 17 d lima 111111_0 .7,1 Milli �■�■ fill ' 1= $ ivy 0 -I MN 11 vrak u MI -1:1 • 4> V7 kip_ _ 411v . I*, A„. ■r. O if * .,, ,, 444 0,,,,AN40.4t 44■ e X14 D U L L..0 Mr 2 O L S O N w e s k i t s Tigard High School - Addition / Remodel architects pa IV §6 . g m 9 0 ° 1,1 % Tigard-Tualatin School District f ;N Z a y\ 9000 SW Durham Rd Phone:(503)431-5400 N 2 13 Tigard,OR 97224-5539 ]t1 SW WASHINGTON ST.MS i PORTLAND.OR 37332 '1:533 213 1150 P533 1/3 1132 t wow low.Pow n NN[:17 IRIS OATO 01/23/04 AUE1444.\\41423 P,.y41.\02034 73d 0!-2000\I-Pre14d n. .e.000C C m b� r m m r Z m m 0 0 - z i 9H ! $ <^ II 169 r3� Itigb IL unro J � — X14 Mrs D U L L O L 9 O N E K E S Tigard High School - Addition / Remodel °""" " 8,P2 B nw Tigard-Tualatin School District rn O $ Co iz g y�4 9000 SW Durham Rd Phone:(503)431-5400 w ` Tigard,OR 97224-5539 211 OW WASHINGTON ST.4200 PORTLAND.ON 92201 0 500 721 1950/.'102 273 9102'RIP*.dews.tow lot i ..141111.11.•IATAAW.A.FLA.NN.• INIE6RAL CLRTAIWIALL SYSTEM INISSRAL CgIOF® SKYLISHT BEYOND • COLORED STUCCO 5Y51131 F.'.v FAGFD LIGHT TgQTOR(BEYOND-AT " s V GFtI V@�2 COMPOSITE y e COVERED ENTRY- CREL ATED 6UZD S IN FETAL PAM- FINISHED W ALUMWM STOREFRONT 5YST01 R.COR EJA5TIN5 0941 ADDITION) r FECAIAWCAI, es r 99OO��' CAN0 HAY ".."'11111111111,--•--.MBE�� � l�ll�� � ��� TO.PARJ,f}7* PAINTED us ^ CONCRETE 3 4 g e GANYXT' PANELS pp'����ppA �_ - ® — MFRONT _-� ®.�j�y.®■ ■. ..'.®■■ ■ — AR7+RT� vIRIe 9'� 1»iu1®.,'_ �•..c �m. Y� l�� � TO.P 0 _ .. p � � ' D y X01 ms `� rl' cy 00uU oi a- I BUILDING ELEVATION-EAST(CLASSROOMS) A ::: CD IX IEGHAWCAL NAT i_ —ALI 1I U1 TOREFR N GOYP6PYM 0 SKYLI6H7 I,a ATE STOREFRONT T TO.PARAPET AL FINISH FLUOR U C -pp op::OD.M..oa-_rn 700.ILIU..;Q■.- OCI-Q-IcU-QC! ::: - L � V______.1. ,^� a o NOTE. TW5 PORTION OP BUILDING ` `INTEGRAL COLORED 5T1.GG0 NOT VISIBLE FROM RALIG STREET SYSTEM OVER PET WD.OVER O O C��• FETAL FRAFNS�- _ -_ U (n 0 BUILDING ELEVATION-WEST(THE"STREET") CO s _ a) a I-- Pa rn L p 0 PAINT EXI5TIH6 L 0 o- CONCRETE ELA TR IMALL . COATING L COATI IrIL TT/ O 01 P:V� Cr) CLASSROCH REPLACE EXISTING Maroc L I` i>) YW1 BEYCFAEL TYP. TV LENT INNSULATED ALLFIWM PAINTED PRE-CAST p�j SiOREFROIR CONCRETE PAMELS FINISH fl_QQe - INSULATED 6V.ZIN6 IN CLASSROOM FANS f{I ALLMIILM BEY01� 1 ! 1� �M STOREFRONT 'C �/ _ , I T.O. MUSE$ STEVEN C.TOLSON ' '{ I L 0 ® �B "�" sue• 1� Y TD.PARAPET _ �(L RWILANU.OM" •1u' L-f1 Li L_f1 F STOREFRONT '14 OF SYSTEM I — II! 00• I/FILL AT FJUSTRG DOOR I .-... .- . _ CO'-0)OO ifl FLR g 3 BUILDING ELEVATION-SOUTH (SCIENCE WING) 4 BUILDING ELEVATION-NORTH (MUSIC AREA) 3 A3.11 SCALE.VMS•.I•-O• 0 A3.11 SCALE.1.40,1Lo. 4. DO 1111 . • millr 5 I Y • T o I A n e BETO m 6 m BEYOND /// E 6.771 phase I CANDITIONAL ■ 00E 1 I ll - E./TWINS 1R52 I AOOITIon WM ADDITION I date •�•�4. E ' I ' FEYI ADDiion f r / revisions I 2 3•-0• _ — _ TO.PARAPET$ __ S ..: :T �OOSTOG GANLWY �. e�❑ —_— El ®4 O O NN STHGCO FMI'JI . ; .t1:-::1 I JIIL 1 `STUCC.O FINISH STHCI.O FIN1511 `—EXIST/NS CANOPY (E GYk Pf project s 1 02054 s BUILDING ELEVATION-WEST(GIRL'S HEALTH &P.E.) - 6 BUILDING ELEVATION-SOUTH (GIRL'S HEALTH & P.E.) , BUILDING ELEVATION-NORTH (GIRL'S HEALTH & P.E.) BUILDING A3 II SCALE.Oro--I'-O• A3.11 SCALE.uw••no• A3.11 SCALE.Ina•=I'O• ELEVATIONS P A3.11