The URL can be used to link to this page

Hearings Officer Packet - 07/22/20020 0 CITY OF TIGARD Community Devefopment Shaping A Better Community CITY OF TIGARD HEARINGS OFFICER MONDAY -JULY 22,2002 - 7:00 PM AGENDA 1. CALL TO ORDER 2. PUBLIC HEARING 2.1 MUSLIM EDUCATIONAL CONDITIONAL USE PERMIT (CUP) 2002-00003 SENSITIVE LANDS REVIEW (SLR) 2002-00004 WATER RESOURCES OVERLAY REVIEW (SLR) 2002-00006 ADJUSTMENT (VAR) 2002-00009 The applicant is seeking Conditional Use approval for a phased expansion of the existing facility that was approved by conditional use in 1992, Sensitive Lands Review approval for sewer line construction within the 100-year floodplain, and Water Resources Overlay approval to connect and excavate within the Water Resource Overlay district adjacent to Hiteon Creek. The applicant is also seeking an Adjustment to the minimum bicycle standards that would be imposed on the development. Ultimately, the expansion would constitute 28,000 square feet of new construction. LOCATION: 10330 SW Scholl's Ferry Road; WCTM 1S134AB, Tax Lot 3300. ZONE: R-12: Medium-Density Residential District. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.330, 18.360, 18.370, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, 18.797, and 18.810. 3. OTHER BUSINESS 4. - ADJOURNMENT CITY OF TIGARD HEARINGS OFFICER PAGE 2 OF 2 7/22/2002 PUBLIC HEARING AGENDA CITY OF TIGARD HEARINGS OFFICER J U LY 22, 2002 - 7:00 PM TOWN HALL TIGARD CITY HALL, 13125 SW HALL BOULEVARD TIGARD, OR 97223 Anyone wishing to speak on an agenda item must sign-in on the appropriate sign-in sheets. PUBLIC NOTICE: Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Hearings Officer meetings by noon on the Friday prior to the meeting. Please call (503) 639-4171, Ext. 320 (voice) or (503) 684-2772 (TDD - Telecommunications Devices for the Deaf). Upon request, the City will also endeavor to arrange for the following services: ➢ Qualified sign language interpreters for persons with speech or hearing impairments; and ➢ Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. To request such services, please notify the City of Tigard of your need(s) by 5:00 p.m., no less than one (1) week prior to the meeting date at the same phone numbers listed above so that we can make the appropriate arrangements. OVER FOR HEARING AGENDA ITEM(S) CITY OF TIGARD HEARINGS OFFICER PAGE 1 OF 2 7/22/2002 PUBLIC HEARING AGENDA 10 6 DA ITEM NO. a-- - AGEN • • BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an application by Muslim Educational ) FINAL ORDER Trust for a conditional use permit, adjustment and ) CUP 2002-00003 sensitive lands reviews for a two-phase expansion of ) VAR 2002-00009 a private school in the R-12 zone at 10330 SW ) SLR 2002-00004 & -00006 Scholls Ferry Road in the City of Tigard, Oregon ) (MET School) A. SUMMARY 1. Muslim Educational Trust ("MET" or the "applicant") requests approval of a conditional use permit ("CUP") to expand an existing private school on a 2.54-acre site at 10330 SW Scholls Ferry Road (also known as tax lot 3300, WCTM 1S1 34AB or the "site"). The applicant has been operating a school on the site since 2000.1 The applicant now provides general and religious education for about 50 full-time students in the daytime and religious education for other school-age children and adults in the evening. The site is in the R-12 (Medium Density Residential) zone. a. The applicant proposes to expand the school use in two phases. i. In the first phase, the applicant will place a total of 8200 square feet of one-story modular structures on the south portion of the site to accommodate nine classrooms and up to 200 students. The applicant also will place bicycle racks at the modular structures and will build a new driveway aligned with Conestoga Drive to the north. Other than for construction vehicles, access to the site will be from that new driveway. The applicant will improve the Scholls Ferry/Conestoga intersection to serve the site, such as by adding a traffic signal for the south leg of the intersection. Also the applicant will improve a stormwater quality and detention facility south of the proposed modular structures. The applicant will start to build the first phase as soon as authorized by the City. ii. In the second phase, the applicant will remove all existing structures from the site, including the modular structures, and will build a two-story 28,000- square foot structure containing 19 classrooms, a prayer hall, a gymnasium and indoor swimming pool, covered and uncovered play spaces, and related offices and accessory spaces on the east portion of the site. The applicant will revise the parking lot substantially to provide 85 parking spaces and will place more bicycle racks. When this phase is complete, the applicant will remove the existing driveway to Scholls Ferry Road and will serve up to 300 students in grades 1 through 12 and 20 preschoolers and 10 staff. The applicant will begin to build the second phase by 2005. b. The applicant also requests approval of an adjustment to Tigard Community Development Code ("CDC") 18.765.050.E to allow the first phase of the school expansion to be served by 14 bicycle spaces instead of the 56 spaces required by the CDC and to allow the second phase of the school expansion to be served by 28 bicycle parking spaces rather than the 109 spaces required by the CDC. 1 Prior to the use by the applicant, the site was used for a roughly 2000-square foot single family dwelling until 1992, when the city approved a permit for use of the dwelling for church and private school purposes by the Korean Hope Presbyterian Church (CUP 92-0003). MET did not need a permit to begin operations at the site consistent with the manner in which its predecessor operated. However, in 2000, MET applied for and the City approved a permit to expand by 188 square feet the building in which the school is conducted and to modify the operations in what the City law considers to be minor ways (MMD 2000-00014). CUP 2002-00003; SLR 2002-00004 & -00006; VAR 2002-00009 Hearings Ogicer Final Order (MET School) Page I 9 • c. The applicant also requests approval of a Sensitive Lands Review and a Type U Water Resources Review to allow alterations within the floodplain of Hiteon Creek associated with extension of sanitary sewer to the site and grading for the project. 2. Tigard Hearings Officer Larry Epstein (the "hearings officer") conducted a duly noticed public hearing to receive testimony and evidence in the matter. At the public hearing, City staff recommended conditional approval of the application. The applicant accepted the recommended conditions, with certain exceptions, and responded to public testimony. Three persons testified orally with questions and concerns, particularly about access, outdoor activities on the site, lighting and landscaping. The hearings officer held open the public record for two weeks after the hearing for new evidence and testimony. The principal disputed issue in this case include the following: a. Whether the proposed use can be accommodated without causing significant adverse off-site land use impacts and, if so, how; b. Whether conditions of approval should be added to address what happens if the applicant does not begin construction of the second phase by 2005; and c. Whether proposed access to the site at Conestoga will violate an applicable standard or will create or exacerbate a traffic hazard. 3. The hearings officer concludes that the applicant sustained the burden of proof that the proposal does or can comply with the applicable standards for a conditional use permit, adjustment and sensitive lands and water area reviews, based on the findings and conclusions provided and incorporated herein and subject to conditions at the end of this final order. B. HEARING AND RECORD 1. The hearings officer received testimony at the public hearing about this application on July 22, 2002. All exhibits and records of testimony are filed with the Tigard Department of Community Development. At the beginning of the hearing, the hearings officer made the declaration required by ORS 197.763. The hearings officer disclaimed any ex parte contacts, bias or conflicts of interest. The hearings officer disclosed that he visited the site before the hearing and invited witnesses to question and rebut his observations. The following is a summary by the hearings officer of selected testimony offered at the public hearing in this matter. 2. City planner Brad Kilby summarized the Staff Report to the Hearings Officer dated June 10, 2002 (the "Staff Report") and introduced written testimony from Ronald Brower. Mr. Kilby testified the height of the proposed school does not exceed the maximum height in the zone. The maximum permitted height is 35 feet; the proposed building will be 28 feet high, as measured according to the CDC. He testified about the character of the area, noting that apartments are permitted outright on the site, and such a use would have the same impact in terms of building height/bulk and the noise of children playing outdoors. My providing buffers in excess of CDC requirements, the applicant mitigates those impacts of the proposed use. He also discussed lighting to address crime. 3. City development engineer Brian Rager testified about the improvements the applicant will make to the Scholls Ferry/Conestoga intersection, all of which will be completed by occupancy of the first phase of the project. He also responded to questions about when construction can occur, noting that the CDC authorizes work to be conducted seven days a week. From Monday through Friday, work is allowed after 7:00 AM. On CUP 2002-00003; SLR 2002-00004 & -00006; VAR 2002-00009 Hearings Ofcer Final Order (MET School) Page 2 • Saturdays, work is permitted after 8:00 AM. On Sundays, work is permitted after 9:00 AM. On all days, work can continue until 9:00 PM or dusk, whichever is earlier. 4. Scott Siegel offered testimony in support of the application. He summarized the proposed use, highlighting the reasons why the site is suitable for it. He noted the school will result in completion of the Scholls Ferry Road/Conestoga Drive intersection. He testified the school now serves 50 students, and phase I improvements will increase the school's capacity to 200 students. He highlighted certain design measures to reduce impacts, such as providing an indoor gymnasium and swimming pool and covered and open play areas that are enclosed on three sides by the building (north, east and south) so that it is unlikely that noise from the play area will carry off-site to the east or south where it could affect adjoining residents. He described the proposed water quality/detention facility. He testified there is frequent bus service on Scholls Ferry Road. To support the adjustment to bicycle parking, he testified that the students will come from a wide area, rather than from the surrounding neighborhoods, and most students are unlikely to travel by bicycle. 5. Three neighbors testified with objections and concerns: Bonnie Bishop, Donald Moen and Greg Knakal. a. Ms. Bishop testified on behalf of herself and the 40 households who live to the southeast. She described problems she and her neighbors have had with the existing uses on the site due to noise of outdoor play activities, particularly when those activities extend into the evening. Based on those problems, she expressed concern that the proposed expanded school will have more people, more outdoor activities and more noise, particularly during phase 1, when the outdoor play area will not be enclosed or buffered. b. Mr. Moen asked what happens if phase 2 does not proceed as expected. Will the applicant continue to use the modular structures? Can the applicant do so in perpetuity? He also expressed concern about the impact of site-related traffic on the safety of the intersection of Scholls Ferry Road and Springwood Drive, noting that intersection is not signalized and poses a challenge for drivers attempting to turn left. He also expressed concern about the visual impacts of the two-story building proposed for phase 2. c. Mr. Knakal, who represented the management company for Springwood Village, asked about the details of fencing and landscaping for the site. 6. Feres Kekhia and Wajdi Said testified for the applicant in rebuttal. a. Mr. Kekhia pointed out that there will not be much room available for outdoor play, because most of the site will be developed. He testified all outdoor activities on the site will end by 9:00 PM. He testified that the signal modifications at the intersection of Scholls Ferry Road and Conestoga Drive will increase the gaps or platooning of vehicles on Scholls Ferry Road, so that left turn movements from Springwood Drive should be easier to make after those modifications. b. Mr. Wajdi testified about his reasons for creating the MET school, which the hearings officer characterizes as: to increase understanding and awareness through education and opportunity for interaction and dialog in a community setting. 7. At the conclusion of the hearing, the hearings officer ordered the record held open for one week to provide an opportunity for the public to respond to the application. The hearings officer held open the record for a second week to provide an opportunity for the applicant to respond to new evidence submitted the first week and to submit a closing argument. The record in this case closed at 5 PM on Monday, August 5, 2002. CUP 2002-00003; SLR 2002-00004 & -00006; VAR 2002-00009 Hearings Orcer Final Order (MET School) Page 3 • • C. DISCUSSION 1. The primary issue in this case is whether the applicant has sustained the burden of proof by providing substantial evidence that persuades the hearings officer that the proposed school expansion does or will comply with the applicable approval criteria of the Tigard Community Development Code. The conditional use permit is subject to CDC 18.330 (Conditional Uses). Related site development review is subject to CDC 18.360 (Site Development Review) and relevant provisions of 18.510 (Residential Zones), 18.705 (Access, Egress and Circulation), 18.725 (Environmental Performance Standards), 18.745 (Landscaping and Screening), 18.755 (Solid Waste), 18.765 (Parking and Loading), 18.780 (Signs), 18.790 (Tree Removal) The sensitive lands reviews are subject to CDC 18.775 (Sensitive Lands) and 18.797 (Water Resources Overlay). The adjustment to number of bicycle parking spaces is subject to CDC 18.370 (Variances/Adjustments). 2. In the Staff Report, City staff applied the applicable standards to the record in the case. The hearings officer largely concurs in the analysis and conclusions of City staff in that report. That is, substantial evidence in the record shows that the proposed use does or can comply with the applicable approval standards and criteria, and adoption of recommended conditions of approval as amended will ensure final plans are submitted and implemented as approved consistent with those criteria and standards and will prevent, reduce or mitigate potential adverse impacts of the development consistent with the requirements of the CDC. The hearings officer adopts the findings and conclusions in the Staff Report as his own except as otherwise expressly provided herein. a. The City must base its decision on "substantial evidence," which is evidence on which a reasonably prudent person would rely in the conduct of a serious matter. If such evidence persuades the hearings officer a proposed use can comply with applicable approval standards using conditions of approval, then the City must approve the use subject to those conditions.2 3. The proposed use is a private school, based on the plain meaning of the words in the definition of that term in CDC 18.130.020.B.10). If it complies with the applicable standards for associated applications, the proposed use is permitted in the R-12 zone pursuant to CDC Table 18.510.1. See "CIVIC (INSTITUTIONAL)". 4. The conditional use permit is subject to CDC 18.330 (Conditional Uses).3 2 ORS 197.522 provides as follows: A local government shall approve an application for a permit, authorization or other approval necessary for the subdivision or partitioning of, or construction on, any land that is consistent with the comprehensive plan and applicable land use regulations or shall impose reasonable conditions on the application to make the proposed activity consistent with the plan and applicable regulations. A local government may deny an application that is inconsistent with the comprehensive plan and applicable land use regulations and that cannot be made consistent through the imposition of reasonable conditions of approval. 3 CDC 18.330.030 provides as follows: The Hearings Officer shall approve, approve with conditions, or deny an application for a conditional use based on findings of fact with respect to each of the following criteria: 1. The site size and dimensions provide adequate area for the needs of the proposed use; CUP 2002-00003; SLR 2002-00004 & -00006; VAR 2002-00009 Hearings Officer Final Order (MET School) Page 4 a. The size of a site is an inherent constraint for any development. The site in this case is large enough for the existing school activities, based on its use for that purpose for 10 years, not withstanding some noise issue. However the proposed changes are significant: an increase in the number of students from 50 to 200 and, later, up to 320 and an increase in the built area from 2000 square feet to 8200 square feet and, later, 28,000 square feet. A site this size is not necessarily large enough to accommodate those increases without causing significant adverse off-site impacts. However the hearings officer is persuaded that this site has characteristics that make it feasible to accommodate the proposed development without causing significant adverse off-site land use impacts, based on the following findings: i. With regard to the phase 1 modular structures, they are situated relatively far from property lines much more than required setbacks so that distance mitigates visual and noise impacts of their use. Their one-story height minimizes visual impacts, too. The stormwater impacts of the structure can be accommodated on-site, based on the preliminary stormwater drainage plan. The adjoining park to the south and west further buffers activities in the modular structures. Although the structures will not win any architectural awards, neither are they garish or unusually obtrusive visually. Also because they are intended to be temporary,'the modular structures do not warrant landscape buffers beyond those the applicant proposed. See Drawing EX-32. However, if phase 2 is not undertaken by 2005 and the modular structures are used for more than the three years proposed, additional landscaping should be provided south of the modular structures as proposed in the August 5, 2002 memorandum from Jerry Offer to Larry Epstein. ii. With regard to the phase 2 school building, the proximity of the building to the east property line is problematic. Only a 20-foot setback is proposed. (A) On a larger site, a greater setback could be provided, because more of the site could be left undeveloped. That would reduce the potential for adverse privacy and noise impacts. But just because a better site is possible does not mean this site necessarily fails to comply. The City recently approved a 20-foot setback for a two-story private school in a residential zone where circumstances were not as favorable as they are in this case. See CUP 2001-00004 (Westgate Baptist). So such a setback does not make the site is too small as a matter of law or fact. (B) In this case the building design minimizes the impact on the land to east. There is only one door facing east (a back door to the gymnasium), so there will not be a lot of foot traffic east of the building. The view east from windows in the ten classrooms (upstairs and downstairs) at the north end of the building is obstructed by 30- to 35-foot tall evergreen hedges that form an opaque barrier at the property line. From the south end of the hedge (from historic water tower at about the midpoint of the east lot line) to the south property line, and along the south and west lot lines, the applicant will plant vegetation that can grow to create a visual buffer. The portion of the building south of The impacts of the proposed use of the site can be accommodated considering size, shape, location, topography, and natural features; All required public facilities have adequate capacity to serve the proposal; The applicable requirements of the zoning district are met except as modified by this chapter; The applicable requirements of 18.330.050; and The supplementary requirements set forth in other chapters of this code including but not limited to Chapter 18.780, Signs, and Chapter 18.360, Site Development Review, if applicable, are met. CUP 2002-00003; SLR 2002-00004 & -00006; VAR 2002-00009 Hearings Officer Final Order (MET School) Page 5 • the existing hedge is the gymnasium, which will not have windows, so a mature hedge south of the midpoint of the east lot line is not needed to address privacy impacts due to windows in the south half of the proposed building. Activity spaces (e.g., entry courts or outdoor play areas) are not oriented to the east. On the contrary the proposed principal outdoor play area is oriented west and is enclosed by the building on three sides, significantly reducing the potential for play-related noise in that space to carry off-site to the east. iii. Access to the site is not through the neighborhood. Rather it is to an arterial street at an existing signalized intersection that the applicant will improve to address the impacts of the new driveway to the site. This avoids direct impacts due to access, which commonly is a principal issue in siting institutional uses in residential zones. Also it increases the separation between Springbrook Drive and access to the site, thereby increasing the distance and time in which drivers entering or exiting either access point can react to other vehicles and road conditions. The signalization of the south leg of the intersection also will increase the gap between platoons of vehicles on Scholls Ferry Road, based on the engineer's testimony, thereby improving conditions for left turns generally. In short the proposed use does not cause adverse traffic impacts. iv. Although one multi-family residential structure is close at hand southeast of the site, other structures in the vicinity of the site are not close to the common property line. Homes to the west and south are separated from the site by park land and/or creek. Homes to the north are separated by Scholls Ferry Road. Homes to the east appeared to the hearings officer to be separated from the common property line by a small parking lot, carports, a driveway and landscaping. People will not be able to look down from the proposed school building into the homes to the east due to existing vegetation and the location of those homes. The school is setback 73 feet from the south property line, and a clump of large fir trees will be retained at the southeast corner of the site, so the residential building to the southeast is not reasonably likely to be adversely affected by activities in the building. Also parking is proposed to be situated on the west part of the site, shielded from the neighbors to the west and south by distance and intervening vegetation and from the neighbors to the southeast and east by the building, existing and proposed vegetation and distance. This minimizes the potential for adverse impacts due to parking. v. The proposed site plan is consistent with the considerations for site plan review. 4 Buildings are situated to preserve existing trees and drainage and to allow 4 CDC 18.360.090.A provides the following approval criteria for site development review in relevant part: 2. Relationship to the natural and physical environment: a. Buildings shall be: (1) Located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; (2) Located in areas not subject to ground slumping or sliding; (3) Located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and (4) Oriented with consideration for sun and wind. b. Trees shall be preserved to the extent possible... 4. Buffering, screening and compatibility between adjoining uses: a. Buffering shall be provided between different types of land uses, for example, between single- family and multiple-family residential, and residential and commercial uses, and the following factors shall be considered in determining the adequacy of the type and extent of the buffer: (1) The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; (2) The size of the buffer required to achieve the purpose in terms of width and height; (3) The direction(s) from which buffering is needed; CUP 2002-00003; SLR 2002-00004 & -00006; VAR 2002-00009 Hearings Officer Final Order (MET School) Page 6 • for adequate light, air and circulation. The width of the buffer is adequate, because existing mature vegetation on part of the property line and proposed fencing and vegetation on other property lines achieves the purposes of the buffer (i.e., to address visual and noise impacts and to make up for a 20-foot setback). Over time, the buffer plantings will grow to fulfill their function. To facilitate such growth, the applicant should be required to plant or to guarantee the timely planting of the buffer plantings on the east and south periphery of the site before occupancy of phase 1, so that the plants will be well-established before phase 2 begins, when they will be needed more. vi. The applicant does not propose to improve a sports field or sport court. That avoids one source of potential impacts. However there are areas of the site where sports and outdoor activities could be conducted, simply because they are not developed. For instance, in phase 1, there are grassy areas east of the existing maneuvering drive and east of the modular structures where the applicant has conducted outdoor play in the past. The site plan for phase 1 shows a "playground" east of the existing carport. It is not clear what improvements the applicant will make to the playground or what equipment will be installed there, because the applicant did not provide details. In phase 2, there will be a smaller open grassy area south of the building. Activity in the playground and open grassy areas could generate noise that would adversely affect neighbors, based on the testimony by Ms. Bishop. The hearings officer finds that use of those areas for outdoor activities generally should not occur before 8:00 AM nor after 8:00 PM and should be prohibited after 9:00 PM on those infrequent occasions when activities do continue after 8:00 PM so that noise impacts do not unduly interfere with the peaceful enjoyment of nearby residences when there is a reasonable expectation of quiet. This is consistent with the decision in CUP 2001-00004 (Westgate Baptist) and with testimony by Feres Kekhia. (A) Counsel for the applicant argued outdoor activities at the site should be restricted no more than outdoor activities at the adjoining apartment complex. The hearings officer disagrees. The apartment complex is an outright permitted use. The MET Center school is a conditional use. A conditional use is subject to standards that do not apply to a permitted use, and it is pursuant to one of those standards that the hearings officer finds a condition of approval is warranted. Also, the hearings officer concluded a condition was necessary only after considering the particular characteristics of the site that warrant it, i.e., proximity of the open outdoor areas to the residential uses to the east and southeast. Counsel for the applicant did not describe where the pool and outdoor activity areas of the apartment complex are situated, so the hearings officer cannot draw parallels or make distinctions. The applicant failed to develop this argument with sufficient specificity and adequate evidence for the hearings officer to say more about it. vii. Although Drawing EX-31 does not show the expected foot- candles at the property line, the hearings officer finds that lights in the parking lot are (4) The required density of the buffering; and (5) Whether the viewer is stationary or mobile. b. On site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops, i.e., air cooling and heating systems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening: (1) What needs to be screened; (2) The direction from which it is needed; (3) How dense the screen needs to be; (4) Whether the viewer is stationary or mobile; and (5) Whether the screening needs to be year around. CUP 2002-00003; SLR 2002-00004 & -00006; VAR 2002-00009 Hearings Officer Final Order (MET School) Page 7 • • unlikely to cause glare or adverse visual impacts off-site, because of the distance and vegetation between the light fixtures and residences. However the plans do not show all outdoor lighting. For instance, no lights are shown on either building. It is reasonably likely the applicant will add such lights. See the note on Drawing EX-31. Therefore a condition of approval is warranted to ensure that lighting on the site will not cause adverse impacts. For purposes of this decision, lighting does not cause adverse impacts if it casts not more than one foot-candle at the property line or if it is shielded to prevent light from being cast away from the building on which it is situated or toward the east or southeast. Recommended condition of approval 1 should be amended accordingly. viii. The preliminary plans do not show outdoor heating, ventilation and air conditioning installations. If HVAC equipment is installed outdoors, as it commonly is, the applicant should be required to show that views of the equipment from off-site are obscured and that the equipment will not cause noise in excess of environmental performance standards (CDC 18.725.030) or that equipment noise will be mitigated using sound attenuating measures. b. Based on the foregoing findings, the impacts of the proposed use can be accommodated on the site, and the site plan does or can comply with CDC 18.360. c. There is no dispute in the record that: i. All required public utilities have adequate capacity to serve the proposal, including roads. The hearings officer is persuaded that the proposed Conestoga Drive intersection will be safer than the existing access and will improve conditions for users of Springbrook Drive; ii. The proposed use complies with the applicable standards of the R-12 zone, including building setback and height; and iii. The proposed use complies with CDC 18.330.050.B(8). 5. The hearings officer adopts as his own the findings in the Staff Report regarding the applications for the bicycle parking adjustment and sensitive lands reviews. No one disputed those findings. 6. Testimony by Ronald Brower suggests generally that the proposed use does not comply with certain (unidentified) standards or defers compliance with those standards. Or that some aspects of the proposed use have not been described fully. He expressed general concerns about tolerance, education, national security and violence. However Mr. Brower does not raise his issues with enough clarity for the hearings officer to understand how they are relevant to the application based on the CDC. Although understanding always is important in life, the hearings officer's jurisdiction in this case is bounded by the CDC, which deals with issues less broad in scope and breadth. D. CONCLUSIONS Based on the findings and discussion provided or incorporated in this final order, the hearings officer concludes that the applicant sustained the burden of proof that the proposed conditional use permit and associated adjustment and sensitive lands reviews do or will comply with the applicable criteria and standards of the Community Development Code, provided development that occurs after this decision complies with applicable local, state, and federal laws and with conditions of approval warranted to ensure such compliance occurs in fact. CUP 2002-00003; SLR 2002-00004 & -00006; VAR 2002-00009 Hearings Officer Final Order (MET School) Page 8 • • E. DECISION In recognition of the findings and conclusions contained herein, and incorporating the Staff Report and public testimony and exhibits received in this matter, the hearings officer hereby approves CUP 2002-00003, VAR 2002-00009 and SLR 2002-00004 and - 00006 (MET Center), subject to the following conditions of approval : THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE AND/OR BUILDING PERMITS: Submit to the Planning Department (Brad Kilby, 639-4171, ext. 2434) for review and approval: 1. Prior to the issuance of building permits, the applicant shall: a. Submit and receive approval of a lighting plan for the site showing that lights will not cause significant adverse off-site impacts. For purposes of this decision, light is not a significant adverse impact if it is not more than one foot-candle at the property line or if it is shielded to prevent light from being cast away from the building on which it is situated or toward the east or southeast. b. Submit a revised landscape plan to show the applicant will plant a minimum six-foot high evergreen hedge between the modular structures and the water quality facility if the applicant has not started construction of phase 2 within three years of the effective date of this final order. C. Submit and receive approval of a revised site plan showing where HVAC equipment will be situated with supplements and/or amendments to the plan as necessary to show views of the equipment from off-site are obscured and that the equipment will not cause noise in excess of environmental performance standards (CDC 18.725.030) or that equipment noise will be mitigated using sound attenuating measures. 2. Prior to site work for each phase, the applicant shall provide a sign-off letter from the franchise hauler that services the site with a letter approving the facility location. 3. Prior to the issuance of building permits, the applicant shall revise the parking plan to accommodate 14 bicycle parking spaces with phase I, and 28 bicycle parking spaces with phase II. Said spaces must be designed and constructed to the standards that are identified in TDC Section 18.765.050 4. Prior to the issuance of building permits, the applicant shall relocate the existing chain link fence outside of the identified 50-foot vegetated corridor, and revegetate the affected areas with native vegetation as required by Clean Water Services. 5. Prior to site work for either phase, the applicant shall submit a tree plan from a certified arborist that identifies the location, health and size of all trees over six inches in diameter at DBH on site, and the applicant shall identify which of those trees over 12 inches are to be removed to accommodate construction. The applicant shall retain the mature conifer trees at the southeast corner of the site as shown on the preliminary landscape plan unless a qualified arborist shows they are unhealthy or unsafe. CUP 2002-00003; SLR 2002-00004 & -00006; VAR 2002-00009 Hearings Officer Final Order (MET School) Page 9 6. Prior to site work, the applicant shall provide city staff with a mitigation plan for those trees over twelve inches DBH that have to be removed in accordance with TDC Section 18.790(B)(2). 7. Prior to site work for either phase, the applicant shall submit a tree protection plan from a certified arborist that defines standards that will be used by the applicant to protect trees during and after construction as required by Section 18.790.030(B)(4). Prior to site work, the applicant shall provide the City Arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. 9. Prior to site work, the applicant shall notify the City Arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. 10. Prior to site work, the applicant shall submit an erosion control plan for work within the 50-foot buffer area of Hiteon Creek. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 11. Prior to issuance of a site permit for Phase 2, a Public Facility Improvement (PFI) permit is required for this project to cover the proposed sewer connection at the southwest corner and any other work in a public easement. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 12. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 13. Prior to issuance of the site permit, the applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County, to perform work within the right-of-way of Scholls Ferry Road. A copy shall be provided to the City Engineering Department. The applicant shall also demonstrate that they have satisfied the County's requirements listed in the June 20, 2002 letter and any subsequent conditions listed in the County's Traffic Staff Report. 14. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. CUP 2002-00003; SLR 2002-00004 & -00006; VAR 2002-00009 Hearings Officer Final Order (MET School) Page 10 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Planning Department (Brad Kilby, 639-4171, ext. 2434) for revi and approval: 15. Prior to final occupancy of the building in phase I, the applicant shall install or guarantee the timely installation of the peripheral landscape buffer shown on Drawing EX-32 on the east and south property lines of the site. 16. Prior to final occupancy of the building in phase II, the applicant shall: a. Install a street tree that is identified as a desirable street tree in the approved list at the location of the access way that is proposed to be relocated. b. Show that the 17 designated carpool spaces and the 4 accessible parking spaces are properly designed and designated pursuant to TDC Section 18.765.030(F) and (G). 17. Prior to placement of any signs on site, the applicant shall apply for a sign permit and supply staff with the appropriate plans to verify compliance with TDC Chapter 18.780. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 18. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. 19. Prior to final inspection, the applicant shall demonstrate that they have completed the required improvements for Scholls Ferry Road as directed by Washington County. FAILURE TO SATISFY THE CONDITIONS OF APPROVAL WITHIN 18 MONTHS OF THE EFFECTIVE DATE OF THE HEARINGS OFFICER'S DECISION SHALL RENDER THE HEARINGS OFFICER'S DECISION VOID. 20. Outdoor recreational activities generally should not occur before 8:00 AM nor after 8:00 PM and are prohibited after 9:00 PM on those infrequent occasions when outdoor recreational activities do continue after 8:00 PM. DATED this 19th days August, 2002. Larry EpsOX, , AICP J City of ar and Use Hearings Officer CUP 2002-00003; SLR 2002-00004 & -00006; VAR 2002-00009 Hearings Officer Final Order (MET School) Page 11 • Depending on the number of people wishing to testify, the Tigard Hearing's Officer may limit the amount of time each person has to speak. We ask you to limit your oral comments to 3 - 5 minutes. The Hearing's Officer may further limit time if necessary. Written comments are always appreciated by the Hearing's Officer to supplement oral testimony. AGENDA ITEM NO.: 2.1 DATE: JULY 22, 2002 FILE NAME: MUSLIM EDUCATIONAL TRUST CENTER CASE NOS.: CONDITIONAL USE PERMIT (CUP) 2002-00003 SENSITIVE LANDS REVIEW (SLR) 2002-00004 WATER RESOURCES OVERLAY REVIEW (SLR) 2002-00006 ADJUSTMENT (VAR) 2002-00009 APPLICANT: OTAK OWNER: Muslim Educational Trust Attn: Jerry Offer PO Box 283 17355 SW Boones Ferry Road Portland, OR 97223 Lake Oswego, OR 97035 REQUEST: The applicant is seeking Conditional Use approval for a phased expansion of the existing facility that was approved by conditional use in 1992, Sensitive Lands Review approval for sewer line construction within the 100-year floodplain, and Water Resources Overlay approval to connect and excavate within the Water Resource Overlay district adjacent to Hiteon Creek. The applicant is also seeking an Adjustment to the minimum bicycle standards that would be imposed on the development. Ultimately, the expansion would constitute 28,000 square feet of new construction. LOCATION: 10330 SW ScholI's Ferry Road; WCTM 1S134AB, Tax Lot 3300. ZONE: R-12: Medium-Density Residential District. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.330, 18.360, 18.370, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, 18.797, and 18.810. PLEASE SIGN IN TO TESTIFY ON THE ATTACHED SHEETS FOR THE AGENDA ITEM INDICATED DIRECTLY ABOVE. 0 0 rk AGENDA ITEM NO. 2.1 (PAGE / of 1 . DATE: JULY 22, 2002 PLEASE PRINT YOUR NAME AND ADDRESS AND INCLUDE YOUR ZIP CODE Proponent - (Speaking in Favor) Opponent - (S hone No. Name, Address, Zip Code and Address, Zip Code and Phone No. Name, P G~ e< i , rAO ~1 ^i S 0j S CkQ.Qp U . yt ~ S, CUB ~ 1 -7 7- 74, Name, Address, Zip Co and Phone No. A ddress, Zip d e and Phone No. Name, o / ~ r7 PBN19W~ / 1046 V 6r 3 yg' t w ,~G[on~w n Gp- Tl 6 o2 D 042 ga-3 Name, Address, Zip Code and Phone No. Na , Address, Zip Code nd Phone No. S vJ u01~ 1- N XIAT) Name, Address, Zip Code and Phone No. Name, Address, Zip Co be and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. 9 The following will be considered by the Tigard Hearings Officer on Monday July 22, 2002 at 7:00 PM at the Tigard Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the Tigard Municipal Code and the rules of procedure adopted by the Council and available at City Hall or the rules of procedure set forth in Chapter 18.390. Testimony may be submitted in writing prior to or at the public hearing or verbally at the public hearing only. Failure to raise an issue in person or by letter at some point prior to the close of the hearing accompanied by statements or evidence suf- ficient to afford the decision-maker an opportunity to respond to the issue precludes appeal to the Land Use Board of Appeal based on that issue. Failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are avail- able for inspection at no cost. A copy of the staff report will be made available for inspection at no cost at least seven (7) days prior to the hearing, and copies for all items can also be provided at a reasonable cost. Further information may be obtained from the Planning Division (staff contact: Brad Kilby) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171. PUBLIC HEARING ITEM: SITIVE LANDS REVIEW (SLR) 2002-00004/ WATER RESOURCES OVERLAY REVIEW (SLR) 2002- 00006/ADJUSTMENT (VAR) 2002-00009 > MUSLIM EDUCATIONAL TRUST CENTER < REQUEST: The applicant is seeking Conditional Use approval for a phased expansion of the existing facility that was approved by conditional use in 1992, Sensitive Lands Review approval for sewer line construction within the 100-year floodplain, and Water Resources Overlay approval to connect and excavate within the Water Resource Overlay district adjacent to Hiteon Creek. The applicant is also seeking an Adjustment to the minimum bicycle standards that would be imposed on the development. Ultimately, the expansion would constitute 28,000 square feet of new construc- tion. LOCATION: 10330 SW Scholl's Ferry Road; WCTM 1 S 134AB, Tax Lot 3300. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accom- modate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also per- mitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.330, 18.360, 18.370, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775,1 18.780, 18.790, 18.795, 18.797, and 18.810. 0 I-I a - aa~mr wwr J ®®@® - ® m®®®®® ® CUP2002-00003 SLR2002-00004 =002.00006 VAR2002-00009 ® ® ® 9 NUSUN EDUCATIONA ®0 ®0 ® TRUST CENTER TT 10101 - Publish July 4, 2002. "EXHIBIT A" PARTIES OF RECORD (Written Public Testimony received at the hearing) 45°8E1VD IgFxeTEE 12"L.AT. IrBFV-OFF 12Boy Ir t Dl. _ 12kIfRED.. 17 12'TM W/PLUG 8 B.O. y' ~r+LVE I 12'DI TO M 12'POST 1PoICAm VALVE . vv~ ~ • 'io~o' . ~2F'-9'~ 43"-9' TO -MLLAT LID , PXV --r ~•--~~'24' DETAIL • i MULT DETAIL "A". 1 1% 4' ' 68T LA ~ 8'-B'x 6'-8' M R04(VVF]_L . TURBO METER., W-20OO'DR I10' 12°TEE 4EMEND TO Sw 121ST AVE SHOPPING CENTER TO Sw . NIMBUS AVE. sergo 120' ABANDONED Cl /g' \ ` ~t8• 12°CROSS DETAIL 74-10° SOUND WALL \ J 37-6° I 39' 12'BFV 12"SFV-USE A 10 VAL H 10 Zg Z TO SW IRONWOOD LOOP 0 34 NE 1/4,SEC 34,TIS,RIW 65 -TIGARD-MATER DISTRICT SW SCNOL RY RD S SW SPRINGWOOD DR 4 - 91 . SEW ~src~tN.c11'..19Fai•+aba::-'as.if~~ DETAIL ' B " EXHIBITS SUMMARY ~MUSLIM EDUCATIONAL TRUST CENTER (CUP2002-00003/SLR2002-00004 & S/VAR2002-00009) 7/22/02 PUBLIC HEARING EXHIBIT: Exhibit A Submitted at the 7/22/02 public hearing to the Hearings Officer by Brad Kilby, Associate Planner on behalf of citizen, Ronald Brower. EXHIBITS SUBMITTED WHILE THE RECORD WAS HELD OPEN: (Week one the record was held open) Exhibit B Submitted by citizen, Ronald Brower. (Week two the record was held open) Exhibits C & D Final closing arguments submitted by the applicant. Wdocs\exhibits summary.doc U USE REVERSE SIDE FOR ADDITIONAL COMMENTS MET CENTER • 13300 SCHOLLS FERRY ROAD • TIGARD. OR 97223 EXHIBIT A 2: 7-q COMMENT FORM U11 PROJECT: MET CENTER PROPOSED EXPANSION DATE: OCTOBER 15, 2001 17 a/V NAME Ilv®J~QI /.S j'`D WEr' ADDRESS 1 D9~4D S, W f i aA re go Y) PHONE # sf Thank you for attending the neighborhood meeting. You are invited to write your comments or concerns for the project on this form. You may leave it with us tonight or mail or fax it to the address below. Please mail-in your comments to us by October 22nd TEL: (503) 228-3754, (503) 579-6621 • FAX: (503) 228-1273 C B e R ~k. .CV ' V p~~ q4l y' . t.. • JOHN A. KITZHABER, M.D. GOVERNOR September 1, 1998 Ronald Brower 10940 S.W. North Dakota Street Tigard, OR 97223 Dear Mr. Brower: `z Thank you for your letter ,end for providing me a copy of the letter you sent to (fie Governor. As you are aware, the Governor is very much concerned about the issues of violence. He appreciates the seriousness of your concerns and your desire to help address these issues. The Governor agree, that learning is critical piece of the solution to any problem, and that the issue ol'violence is no different. "Therefore our office appreciates your willingness to share your Thoughts abota the problem and to share your ideas on a solution. These issues cannot be taken care by any one individual. You noted that the PrFsident, the Governor, as well as all of us, need to work together on this matter. Whether it is the schools, parks, or other resources, we have to try to utilize them to the best of our ability to help meet the needs of the people. Again, your concern arid ideas are deeply appreciated. I hope you will continue to advocate for the prevention of violence. Best wishes. Sincerely, Daniel P. Santos Education Policy Coordinator Aps brower 090198 1?46 . 9-3.- 9'? ~ IC SERVICE BLDG. SUITE 126, SALEM 973 1 0-1 338 (503) 378-3921 FAX (503) 378-4789 r V • V " ~.[J EXHIBIT B r; CITY OF TIC R PLANNING/ENO 9!•/A~ejII Y C~* lJad: aPpo--~s~',a, ~17 aav2 .4y~ M&4-rv ,Zt,f - allile ~ ~Ve~y..lmpn,~`EQnC~ riv ~jx-- I /A • 11 A-A INA eke, - A. 'r ,RS,4,V ,gam d All", arpry~ u • Q~ n (MaV AWZIa velu -A #AOk n? rDM,P~t~ r~?%d -AA j" cz~ lo~ -or s 9 0 0 t 1 i'f 14 i i 'ovalll-d Ifloorviom wed -~kt b 7 J-z P, , z & r ~j ItAlu WV-j 1" ,mot ,1 u.au0sl~~~ Foryt;'~ ~h ~ tG~~~ ~ 'rh e People i vv APO' Jo- 41,1 • • De Z2 - &t44 •auo~,~QantPi 42 s1.: vim.. LU?~d~9/~rMf dog j 7'. Ronald Brower - 10940 SW North Dakota St. Tigard, OR 97223-4121 j .1 i This letter is in regards to a solution to' "the roblems" of violence and etc., that have been occurring at some of "the schools an in our nation l have included my name, address, and phone number at the end of this letter and a little information about myself here; near the beginning. The idea and thought tribe able'to realize a solution to the problem and make it available to others, to become "The'Solufions" are the result of approximately 30 - 40 years of study, learning; and'wo*. Being a never married man, I have devoted a lot. of time to studys of learning; in school, as well as general life. Some of my interests in school, as well as, every day life, have been about things like science, business, success;; truth, time and human relations. realized the need to "change" toward :a "goodwill lifestyle" at an early age; so have developed into a goodwill type person over the last 30 -40 years. So 1 have had a very unusual lifestyle with some very special learning experiences and opportunities that most people would probably never see in a lifetime. Being a "Goodwill" person also means.l have been able to use a far greater percent of teaming experiences from the past, alongq "with" the present leaming. and its benefits. So I have planned to share:thbse ideas and benefits with others "for" the future,.if there is sincere interest. As a United States citizen whose age is 5 y have studied to learn about the law "with" a goodwill interest that it might someday help "to serve" the needs of "the people". JUL-30-02 17:03.FROM:OTAK Inc. 0 ID=503 635 5395 PAGE 1/1 • EXHIBIT C Fag Transmittal Date July 30, 2002 Pages (including cover) 1 Project Muslim Educational Trust Project # 10339-PTA1 To Brad Kilby Fax # 503-654-7297 Of City of Tigard Planning Dept_ Re Response to additional submittal - CUP 2002-00003 Message Brad, 1735.5 SW Boones Ferry Rd. As you know, the hearing record for the Muslim Educational Trust Lake Oswego, OR 97035 school application was left open through July 29, 2002- The only Phone (503) 635.3618 additional comment submitted during that period was submitted by Fax (503) 635-5395 Ronald Brower. I have reviewed Mr. Brower's letter. I do not find that Mr. Brower has submitted any evidence or raised any issues which relate to the Muslim Educational Trust conditional use application and other related applications compliance with the applicable approval criteria. Therefore, we have no rebuttal to offer in response to the additional comments. We believe that we have already submitted sufficient information in support of our application. Thanks_ From Jerry Offer 503-699-2417 Fax 503-635-5395 TTT _ 1 ` [t l T T. _ t' Y\ 1. 1 Rl i n 1 1 cc waicu Said, Musum 1Jaucationaa crust Llicnoot Fares Kekhia Architects Engineers Landscape Architects Planners Scientists Surveyors Urban 09signers 0 EXHIBIT D Memorandum AUG052002 • c►~r oFl ° To: Larry Epstein, City of Tigard Hearings Officer From: Jerry Offer 17355 SW Boones Ferry Rd. Lake Oswego, OR 97035 Copies: Brad Kilby, City of Tigard Phone (503) 635-3618 Wajdi Said, Muslim Educational Trust Fax (503) 635-5395 Date: August 5, 2002 Subject Response to Hearing Comments - City of Tigard Case File CUP 2002-00003 On July 22, 2002, you presided over the hearing for case file CUP 2002-00003, an application for expansion of the Muslim Educational Trust school on Scholls Ferry Road. You left the record for the hearing open until July 29, 2002. The only additional comment submitted during that period was a letter submitted by Ronald Brower. I have reviewed Mr. Brower's letter. I do not find that Mr. Brower has submitted any evidence or raised any issues which relate to the compliance of the Muslim Educational Trust conditional use application and other related applications with the applicable approval criteria of the City of Tigard Community Development Code. Therefore, we have no rebuttal to offer in response to the additional comments. At the hearing, you requested that the Muslim Educational Trust team submit additional information or responses related to several issues which were raised at the hearing. Accordingly, we submit the following responses related to those issues. 1. Traffic at Sprinawood/Scholls Intersection - This intersection was not requested to be studied by the Washington County Department of Land Use and Transportation's traffic analysts and therefore there is no specific information within the traffic study for the MET application related to this intersection. However, since the proposed intersection improvements at the site/Scholls Ferry/Conestoga intersection will include a fourth leg to that intersection as well as modifications to the timing for that signal to add time for northbound movements from the site this additional interruption to eastbound traffic on Scholls would logically be beneficial in providing breaks for left turning westbound traffic from Springwood onto Scholls Ferry and left turning from Scholls onto Springwood. 2. Noise Impacts - The operators of the Muslim Educational Trust school will abide with the City of Tigard Municipal Code's noise regulations. The school operators do not feel that the school should need to be subject to any higher standards or restrictions on operating hours that are not also applied to the outdoor swimming pool and other outdoor activities at the Springwood Apartments adjacent to the eastern edge of our site or to the public park to the south and west. The Muslim H:\P-j. \I0-M\IOxf94epon pd • Response to Issues - CUP 2002-00003 August 5, 2002 • Page 2 Educational Trust site has been designed to place active areas away from property boundaries, shield neighboring properties from noise impacts through building placement and landscaping, and to provide for recreational uses within a gymnasium and indoor pool. 3. Privacy to the East - You requested additional information how the MET site is designed to provide privacy for the apartment residents to the east. First, as shown on the landscape plan, Exhibit EX 32, the row of existing trees on the northern approximately 210 feet will be retained along the eastern edge of the site. We have looked at these trees again and we would estimate that these trees are at least 30 to 35 feet in height. Most of these trees are evergreen trees. Photos of the trees from the MET side of the boundary are attached. Also, the east elevation of the Phase 2 building illustrates that there will be only second story clerestory windows on the southern half of the eastern elevation of the building, primarily to the south of the existing trees to be retained. Again, the landscaping plan illustrates that a mixture of sawtooth oak trees and a photynia hedge will be planted along the southern half of the eastern boundary of the site as well as along the southern boundary of the site. An existing 6-foot tall chain link fence will be retained. These plant materials will provide additional screening and security along these boundaries. With these additional plants in place, appropriate screening will be provided to ensure privacy between the neighboring school and apartment complex. 4. Screening of Temporary Classroom Building - Concerns were raised with regard to the appearance of the temporary classroom building if it is not removed within the initial three year period which is currently proposed. We understand the concerns of the neighbors to the south, and therefore we would recommend that you apply the following condition of approval: A minimum six-foot high evergreen berm or row of evergreen trees shall be planted between the southern elevation of the temporary classroom building and the water quality pond if construction has not commenced on the Phase 2 school building within three years of the effective date of this decision. 5. Lighting Impacts - The utility plan, EX 31, illustrates the 8-foot candle photometric contours for the pole mounted parking area lights. No significant off-site impacts of these lights are anticipated due to their location relative to the neighboring lands uses as well as the shielding provided by the proposed landscaping and the building. H:\P jocl\IO'f00\IOJJ9\reeponsememo.wpd i i i 4 , NIT" r ~ti f j .ski ~,p~yk~"i,4'~'1 arrr ~•yy"arb r °~`'f?''.r J,•~ ~ ' J~~S 4iq~a~ Y ~~:4~'~e~~ "EXHIBIT C" WRITTEN TESTIMONY (Applicant's materials and pertinent correspondence filed with Hearings Officer prior to Public Hearing.) 0 0 Agenda Item: 2.1 Date: STAFF REPORT TO THE HEARINGS OFFICER CITY OFTIGARD Community Development FOR THE CITY OF TIGARD, OREGON Shaping A Better Community 120 DAYS = 09/28/2002 SECTION I. APPLICATION SUMMARY FILE NAME: MUSLIM EDUCATIONAL TRUST CENTER CASE NOS: CONDITIONAL USE PERMIT (CUP) 2002-00003 ADJUSTMENT (VAR) 2002-00009 SENSITIVE LANDS REVIEW (SLR) 2002-00004 WATER RESOURCES OVERLAY OWNERS: Muslim Educational Trust APPLICANT: OTAK PO Box 283 Attn: Jerry Offer Tigard, OR 97223 17355 SW Boones Ferry Road Lake Oswego, OR 97035 PROPOSAL: The applicant is seeking approval for a phased expansion of the existing facility that was approved by conditional use in 1992, sensitive lands review approval for sewer line construction within the 100-year floodplaln, and water resources overlay approval to connect and excavate within the Water Resource Overlay district adjacent to Hiteon Creek. The applicant is also seeking an adjustment to the minimum bicycle standards that would be imposed on the development. Ultimately, the expansion would constitute 28,000 square feet of new construction. LOCATION: The project is located on at 10330 SW Scholl's Ferry Road and is described as: WCTM 1S134AB Lot 3300. COMPREHENSIVE PLAN and ZONING DESIGNATION: R-12; Medium Density Residential APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.330, 18.360, 18.370, 18.390, 18.510, 18.705, 18.725, 18.745, 18.755, 18.765, 18.775, 18.780, 18.790, 18.795, 18.797, and 18.810. MUSLIM EDUCATIONAL TRUST CENTER PAGE 1 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER 0 0 SECTION II. STAFF RECOMMENDATION Staff recommends that the Hearings Officer find that the proposed Conditional Use Permit, Sensitive Lands Review, Water Resource Overlay, and the requested Adjustment will not adversely affect the health, safety and welfare of the City and meets the Approval Standards for a Conditional Use. Therefore, Staff recommends APPROVAL, subject to the following recommended Conditions of Approval: CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE AND/OR BUILDING PERMITS: Submit tote Planning Department (Brad i y, 639-4171, ext. or review an approval: 1. Prior to site work, the applicant shall submit a lighting plan for the entire project area. 2. Prior to site work, the applicant shall provide a sign-off letter from the franchise hauler that services the site with a letter approving the facility location for both phases. 3. Prior to the issuance of building permits, the applicant shall revise the parking plan to accommodate 14 spaces with phase I, and 28 bicycle-parking spaces with phase Il. Said spaces must be designed and constructed to the standards that are identified in TDC Section 18.765.050 4. Prior to the issuance of building permits, the applicant shall relocate the existing chain link fence outside of the identified 50-foot vegetated corridor, and revegetate the affected areas with native vegetation as required by Clean Water Services. 5. Prior to site work for either phase, the applicant shall submit a tree plan from a certified arborist that identifies the location, health and size of all trees over six inches in diameter at DBH on site, and the applicant shall identify which of those trees over 12 inches are to be removed to accommodate construction. 6. Prior to site work, the applicant shall provide city staff with a mitigation plan for those trees over twelve inches that have to be removed in accordance with TDC Section 18.790(B)(2). 7. Prior to site work for either phase, the applicant shall submit a tree protection plan from a certified arborist that defines standards that will be used by the applicant to protect trees during and after construction as required by Section 18.790.030(B)(4). 8. Prior to site work, the applicant shall provide the City Arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. 9. Prior to site work, the applicant shall notify the City Arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. MUSLIM EDUCATIONAL TRUST CENTER PAGE 2 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER i • 10. Prior to site work, the applicant shall submit an erosion control plan for work within the 50- foot buffer area of Hiteon Creek. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 11. Prior to issuance of a site permit for Phase 2, a Public Facility Improvement (PFI) permit is required for this project to cover the proposed sewer connection at the southwest corner and any other work in a public easement. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 12. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 13. Prior to issuance of the site permit, the applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County, to perform work within the right-of-way of Scholls Ferry Road. A copy shall be provided to the City Engineering Department. The applicant shall also demonstrate that they have satisfied the County's requirements listed in the June 20, 2002 letter and any subsequent conditions listed in the County's Traffic Staff Report. 14. The applicant shall provide an on-site water quality facility as required by Clean Water Services Design and Construction Standards (adopted by Resolution and Order No. 00-7). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit tote Planning Department (Brad i y, 639-4171, ext. or review an approval: 15. Prior to final occupancy of the building in phase II, the applicant shall install a street tree that is identified as a desirable street tree in the approved list at the location of the access way that is proposed to be relocated. 16. Prior to final occupancy, the applicant shall ensure that the 17 designated carpool spaces and the 4 accessible parking spaces are properly designed and designated pursuant to TDC Section 18.765.030(F) and (G). MUSLIM EDUCATIONAL TRUST CENTER PAGE 3 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER 9 0 17. Prior to placement of any signs on site, the applicant shall apply for a sign permit and supply staff with the appropriate plans to verify compliance with TDC Chapter 18.780. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 18.To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. 19. Prior to final inspection, the applicant shall demonstrate that they have completed the required improvements for Scholls Ferry Road as directed by Washington County. FAILURE TO SATISFY THE CONDITIONS OF APPROVAL WITHIN 18 MONTHS OF THE EFFECTIVE DATE OF THE HEARINGS OFFICER'S DECISION SHALL RENDER THE HEARINGS OFFICER'S DECISION VOID. SECTION III. BACKGROUND INFORMATION Site Historv: The property was utilized as a single-family residence until 1992. At that time, A conditional Use Permit for the Korean Hope Presbyterian Church was obtained. The Muslim Educational Trust purchased the property in 2000 to utilize as a place of worship and education for Muslims (MMD2000-00014). The current proposal involves increasing the academic focus of the facility thereby requiring a major modification to the Conditional Use. Vicinity Information: The site is zoned R-12 and surrounded by a mixture of multi-family and single-family residences. A portion of the green way off of SW Scholl's Ferry Road and adjacent to Hiteon Creek also borders the site. Properties across Scholl's Ferry Road from the project site are located within the City of Beaverton. Beaverton has had an opportunity to review the project, but did not offer comments. Site Information and Proposal Description: The site is roughly 2.54 acres in size and occupied by the existing facility, a parking lot, and several out buildings. The site slopes generally from the northeast portion of the site to the southwest portion of the site. The proposal is for a two-phase expansion to accommodate a 28,000 square foot facility. The applicant is also requesting sensitive lands approval and a Water Resource Overlay review to locate a sewer line within the floodplain and water resources overlay zone of Hiteon Creek. Finally, the applicant is requesting an adjustment to the bicycle parking requirements of the development code. Phase I would involve sitework in preparation of the ultimate buildout of 28,000 square feet and placement of an 8200 square foot modular on the site to accommodate nine classrooms and 200 students. Phase II involves the removal of all buildinggs on site, and construction of the 28,000 square foot facility to accommodate 320 students. SECTION IV. DECISION MAKING PROCEDURES. PERMITS AND USE Use Classification: Section 18.130.020 Lists the Use Categories. MUSLIM EDUCATIONAL TRUST CENTER PAGE 4 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER 9 0 The applicant is proposing to construct a 28,000 square foot religious and education facility. Religious Institutions and schools are permitted by Conditional Use in the R-12 zone. Summa Land Use Permits: Chapter 18.310 Defines he decision-making type to which the land-use application is assigned. The proposed use is a Conditional Use permit which is a Type III-HO decision. The Hearings Officer reviews Sensitive Lands permits within the flood plain. Staff reviews the adjustment and Water Resource Overlay. However, when multiple applications are being reviewed for the same property, the highest authority will oversee all review. In this case, the review is handled by a Type III- HO process and heard by the Tigard Hearings Officer. When the application was accepted, the WRO Chapter was in effect and later repealed under Ordinance 02-15, which became effective on April 30, 2002. The application was initially submitted prior to that date. A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this report are as follows: A. Specific Conditional Use Criteria yenerai Hp rovai c;ntena) ~`Dplicable Conditions of Ap B. Development u.6bu Site uevelopment Keview) 18.370 Variances/Adjustments) 18.510 Residential Zoning Districts) 18.705 Access, Egress & Circulation) 18.725 Environmental Performance Standards) 18.745 18.755 Landscaping and Screening) Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street Parking and Loading Requirements) 18.775 Sensitive Lands) 18.780 Sign 18.790 Tree Removal) 18.795 Visual Clearance) 18.797 Water Resources Overlay C. Street and Utility Improvement tandards 18.810 D. Impact Stud (18.3991 SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A. SPECIFIC CONDITIONAL USE APPROVAL CRITERIA Section 18.330.010.A states that the purpose of this chapter is to provide standards and procedures under which a conditional use may be permitted, enlarged or altered if the site is appropriate and if other appropriate conditions of approval can be met. There are certain uses which due to the nature of the impacts on surrounding land uses and public facilities require a case-by-case review and analysis. Section 18.330.020.A states that a request for approval for a new conditional use shall be processed as a Type III-HO procedure, as regulated by Chapter 18.390.050, using approval criteria contained in Section 18.330.030A and subject to other requirements in Chapter 18.330. Phased development approval. As part of the approval process, the Hearings Officer shall approve a time schedule for developing a site in phases over a period of time of one year, but in no case shall the total time period for all phases be greater than three MUSLIM EDUCATIONAL TRUST CENTER PAGE 5 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • years without reapplying for conditional use review. The criteria for approving a phased conditional use review proposal is that all of the following are satisfied: The applicant has proposed to begin construction of phase I this year, and phase II by the end of 2005. This meets the required timeframe for phased development. The public facilities shall be constructed in conjunction with or prior to each phase. The applicant has proposed to construct all of the required public facilities concurrent with phase I. This criterion is satisfied. The development and occupancy of any phase shall not be dependent on the use of temporary public facilities. A temporary public facility is any facility not constructed to the applicable City or district standard. There are no temporary facilities proposed as part of any phase. This criterion is satisfied. The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as part of the approved development proposal. As stated previously, the applicant has proposed to construct all of the required public facilities concurrent with phase I. Neither the City of Tigard, nor, any other property owners will be required to construct public facilities that are required as part of this proposal. This criterion is satisfied. GENERAL APPROVAL CRITERIA FOR A CONDITIONAL USE: SECTION 18.330.030: The site size and dimensions provide adequate area for the needs of the proposed use; The existing site size is 2.54 acres or 110,642 square feet in size. The proposal ultimately calls for a 28,00 square foot religious educational facility. This report evaluates the proposal and necessary setbacks, landscaping, etc., and as demonstrated in the application and this report, the site size is adequate for the needs of the proposed use. The characteristics of the site are suitable for the proposed use considering size, shape, location, topography, and natural features; The site is currently developed with a single-family residence that was converted to a Church by Conditional Use approval in 1992. The site slopes from the northwest to the southeast. There are no other apparent natural features on this site. This site appears suitable for the proposed development. All required public facilities have adequate capacity to serve the proposal; and All public facilities including streets, storm and _ sanitary sewers, and water have adequate Canarity to serve the site n, riISCl1SSP_ri in rietnil PlsPwhPrP in this rPnnrt --'r" ---J - - • - - - - - .-r-'" The applicable requirements of the zoning district are met except as modified by this chapter. The proposed site is located within the R-12 zoning district. As indicated earlier, religious facilities and schools are permitted conditionally. As discussed later in this report, the project will meet the applicable requirements of the zoning district. The supplementary requirements set forth in other chapters of this Code including but not limited to Chapter 18.780, Signs, and Chapter 18.360, Site Development Review, if applicable, are met or can be conditioned to be satisfied. The applicable review criteria in this case include the following chapters of the Community MUSLIM EDUCATIONAL TRUST CENTER PAGE 6 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • Development Code: 18.330, Conditional Use; 18.360, Site Development Review; 18.370, Variances and Adjustments; 18.390 Decision Making Procedures; 18.510, Residential Zoning Districts, 18.705, Access, Egress and Circulation; 18.725, Environmental Performance Standards; 18.745, Landscaping and Screening; 18.755, Mixed Solid Waste and Recyclables Storage; 18.765, Off-Street Parking; 18.775, Sensitive Lands; 18.780, Signs; 18.790, Tree Removal; 18.795, Visual Clearance Areas; 18.797, Water Resources Overlay District; and 18.810, Street and Utility Improvement Standards. The development standards and requirements of these chapters are addressed further in this report. The proposal contains no elements related to the provisions of the following chapters: 18.350, Planned Development; 18.380, Zoning Map/Text Amendments; 18.410, Lot Line Adjustments; 18.420, Land Partitions; 18.430, Subdivisions; 18.520, Commercial Zoning Districts; 18.530, Industrial Zoning Districts; 18.620, Tigard Triangle Design Standards; 18.630, Washington Square Regional Center; 18.640 Durham Quarry Design Standards; 18.710, Accessory Residential Units; 18.715, Density Computations; 18.720, Design Compatibility Standards; 18.730, Exceptions to Development Standard; 18.740, Historic Overlay; 18.742, Home Occupations; 18.750, Manufactured/Mobile Home Regulations; 18.760, Nonconforming Situations; 18.785, Tem orary Uses; andl8.798, Wireless Communications Facilities. These chapters are, therefore, found to be inapplicable as approval standards. The use will comply with the applicable policies of the Comprehensive Plan. The Comprehensive Plan is implemented by the Community Development Code. Compliance with Comprehensive Plan policies are, therefore, assured by satisfaction of the applicable development standards of the development code as addressed within this report. FINDING: Based on the analysis above, the General Approval Criteria for a Conditional Use are satisfied. ADDITIONAL CONDITIONS OF APPROVAL FOR CONDITIONAL USE. Section 18.330.030.6 states that the Hearings Authority may impose conditions on the approval of a conditional use, which are found necessary to ensure the use is compatible with other uses in the vicinity, and that the impact of the proposed use on the surrounding uses and public facilities is minimized. These conditions may include, but are not limited to the following: Limiting the hours, days, place and/or manner of operation; The applicant has not indicated hours, days, or manner of operation and although the City of Tigard received no neighborhood comments, the minutes of the neighborhood meeting suggest that many of the surrounding neighbors had concerns related to noise and hours of operation. A search of the City's code enforcement records shows no complaints against the existing church operations. Therefore, staff cannot state with certainty that limiting the hours, days and manner of operation is warranted. This criterion is satisfied. Requiring design features which minimize environmental impacts such as noise, vibration, air pollution, glare, odor and/or dust: The proposal would not likely generate any vibration, air pollution, odor, glare, noise, or dust that would be considered out of character for the use. The applicant has proposed a landscape plan that should assist in mitigating any adverse impacts of the school. This Criterion is satisfied. FINDING: The proposed site is surrounded by noise sensitive units as defined in TMC Chapter 7.40. MUSLIM EDUCATIONAL TRUST CENTER PAGE 7 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • Requiring additional setback areas, lot area, and/or lot depth or width; The lot is large enouggh to accommodate the proposed building that is to be constructed during phases I and Il. The proposed uses already meet or exceed the setbacks of the underlying zone. This criterion is satisfied. Limiting the building height, size or lot coverage, and/or location on the site; Phase II developmenf will gcover roughly 67% of the site. At the completion of Phase II, the development will cover only 33% of the site. Coverage will not exceed the maximum of 80% imposed by the underlying zoning regulations. The applicant has indicated that the tallest building will be constructed during Phase II and will not exceed 28 feet in height. This dimension is well within the height requirements of the underlying zone that allows a 35-foot high building. Designating the size, number, location and/or design of vehicle access points; The applicant has proposed to utilize a temporary access during construction and the duration of Phase I, and has proposed to realign the access with Conestoga Drive in Phase II. Access is discussed in more detail later in this report. Requiring street right-of-way to be dedicated and street(s) to be improved; This criteria is addressed later in the street and utility improvements section of this report. Requiring landscaping, screening, drainage and/or surfacing of parking and loading areas; These items are addressed later in this report. As conditioned, the proposal will meet the prescribed requirements of the TDC. Limiting the number, size, location, height and/or lighting of signs; Compliance with the sign requirements for the underlying zone will be considered once a esign is reviewed. The applicant will be required to indicate the location and type of sign design' proposed for this site prior to building permit issuance. Limiting or setting standards for the location and/or intensity of outdoor lighting; The applicant has indicated that two light poles will be located within the interior of the parking areas to light the parking areas. As with many projects, there are often times a need o light other parts of the site to ensure safety and function of the site. This criterion is not fully satisfied. FINDING: Staff cannot assure that lighting from the remaining portions of the site will not produce glare onto neighboring properties based on the applicants description of lighting for the facility. CONDITION: Prior to site work, the applicant shall submit a lighting plan for the entire project area. Requiring berms, screening or landscaping and the establishment of standards for their installation and maintenance; As discussed further in this discussion, the applicant has proposed a mixture of landscaping and fencing to screen the use from surrounding properties. Requiring and designating the size, height, location and/or materials for fences; The required and proposed fencing meets the height, location and material standards that are prescribed in TDC Chapter 18.745 for buffering and screening. MUSLIM EDUCATIONAL TRUST CENTER PAGE 8 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER Requiring the protection and preservation of existing trees, soils, vegetation, watercourses, habitat areas and/or drainage areas; Some of the trees on site are scheduled for removal to accommodate construction. The applicant has provided a tree plan that will be discussed further in this report. Requiring the dedication of sufficient open land area for a greenway adjoining and within the floodplain when land form alterations and development are allowed within the 100-year floodplain; and The site abuts an already developed green way (Englewood Park), and the 100-year floodplain and the 50-foot buffer adJ'acent to Hiteon Creek encumber a portion of the site. A pathway exists on the west side of Hiteon Creek. The Transportation System Plan (TSP) and Park Plan show no additional need for dedication. This criterion is satisfied. Requiring the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. There is a pedestrian/bicycle pathway already constructed within the identified green way, therefore, there is no need to require additional construction to the pathway. This criterion is satisfied. ADDITIONAL DEVELOPMENT STANDARDS FOR CONDITIONAL USE TYPES 18.330.050 There shall be no minimum lot size requirements for schools other than what is required for the applicable zoning district; As discussed later in this report, the site size exceeds the minimum lot size requirements for ordinary development and religious institutions. This criterion is satisfied. Setbacks The front yard setback shall be a minimum of 30 feet; As proposed, the front yard setback exceeds the setback standard by a minimum of 7 feet in both phases. This criterion is satisfied. On corner lots and through lots, the setback shall be a minimum of 20 feet on any side facing a street, plus meet visual clearance areas, Chapter 18.795; The subject site is neither a corner lot nor a through lot. This criterion is inapplicable. The side yard setback shall be a minimum of 20 feet; and The construction of the building in phase II will bring the new building to 20 feet from the side property line as required. Other than that all buildings current and new will exceed the 20 foot requirement. This criterion is satisfied. The rear yard setback shall be a minimum of 30 feet. The closest building to the rear property line in both phases is 55 feet. That is the existing barn that will be removed with phase II. At that point the building will be located 73 feet from the rear property line. This criterion is satisfied. Religious Institutions Minimum lot size shall be 20,000 square feet; The lot is 2.54 acres in size. This standard is met. MUSLIM EDUCATIONAL TRUST CENTER PAGE 9 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER The front yard setback shall be a minimum of 25 feet; As discussed in the previous section, the front yard setbacks for this proposal have been exceeded. This criterion is satisfied. On corner lots and through lots, the setback shall be a minimum of 20 feet, plus meet visual clearance areas, Chapter 18.795 The subject site is neither a corner lot nor a through lot. This criterion is inapplicable. The side yard setback shall be a minimum of 20 feet; The construction of the building in phase II will bring the new building to 20 feet from the side property line as required. Other than that all buildings current and new will exceed the 20 foot requirement. This criterion is satisfied. The rear yard setback shall be a minimum of 20 feet; and The closest building to the rear property line in both phases is 55 feet. That is the existing barn that will be removed with phase II. At that point the building will be located 73 feet from the rear property line. This criterion is satisfied. Each setback shall be increased five feet for every 10 feet of building height over 45 feet. The tallest building on site will be 28 feet with the construction of the facility in phase II. This standard is satisfied. FINDING: As conditioned, the proposal satisfies the Conditional Use Approval requirements of the Tigard Development Code. B. APPLICABLE DEVELOPMENT CODE STANDARDS SITE DEVELOPMENT REVIEW (18.360) The Site Development Review approval standards require that a development proposal be found to be consistent with the various standards of the Community Development Code. The proposal's consistency with these Code Chapters is reviewed in the following sections. SPECIAL ADJUSTMENTS (18.370 The Director may approve a reduction of required bicycle parking per Section 18.765.050.E by means of Type II procedure, as governed by Section 18.390.040, if the applicant can demonstrate that the proposed use by its nature would be reasonably anticipated to generate a lesser need for bicycle parking. The applicant has requested an adjustment to the bicycle parking standards that would be imposed on the development as dictated by Table 18.765.2 (Minimum Parking Standards). Under the current requirements, the MET would be required to provide 1 space for every preschool classroom, 6 spaces for every elementary, Jr. high, and high school classroom. During phase I construction, the applicant contends that there will be no preschool classrooms and only nine other classrooms. The MET would therefore be required to provide 54 spaces. At the time of completion of phase II, the applicant contends that there will be one preschool classroom and eighteen other classrooms. The MET would therefore be required to provide 109 bicycle parking spaces with phase II. The applicant is requesting an adjustment that would allow the placement of 14 spaces with phase I, and 28 spaces with MUSLIM EDUCATIONAL TRUST CENTER PAGE 10 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER phase II. The applicant makes the point that the MET will be a private religious school providing service to Muslims from all over the Metropolitan area. The applicant states that only 25% of the schools' students live within 2 miles of the center site with the remaining 75% of students living further than 2 miles. The request would constitute a 75% adjustment, and the applicant has indicated that the bicycle parking would be monitored, and if over time, the schools bicycle parking needs were not met, they would add more spaces. The applicant adds that the facility is regional in nature and not serving an immediate population like most public schools tend to do. Staff concurs. The bicycle parking standards are imposed to meet the needs of the population that is to be served by the facility. It is very unlikely that school age children will be permitted to ride more than two miles to school and two miles to home. It is not unfeasible, but more so unlikely. This criterion is satisfied. RESIDENTIAL ZONING DISTRICTS (18.510) The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. As discussed in the previous discussion and identified on the plans that have been submitted, the proposal meets the minimum development requirements of the underlying zone where applicable. This criterion is satisfied. ACCESS, EGRESS AND CIRCULATION (18.705) No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The applicant has proposed to utilize the existing access during phase I, and to relocate the access to align with Conestoga Drive in phase II. Because the parking requirement is less than 100 spaces, the TDC requires at least one 30 foot access with 24 feet of pavement. The applicant has indicated in the narrative and on the plans that there will be one 30 foot access with at least 24 feet of pavement. This criterion is satisfied. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The site has frontage on SW Scholl's Ferry Road, a public street. With phase I, the applicant is proposing to utilize the existing access. With phase II, the applicant is proposing to realign the access so that it lines up with Conestoga Drive. This criterion is satisfied. REQUIRED WALKWAY LOCATION On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The applicant has indicated that a concrete walkway will be extended from the entrance of the main buildings to SW Scholl's Ferry Road. There are already sidewalks located between this development and the existing neighborhoods by way of the public right of way located along SW Scholl's Ferry Road. This criterion is satisfied. MUSLIM EDUCATIONAL TRUST CENTER PAGE 11 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; This criterion is in applicable to this proposal. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; The applicant's plans show a variable 4-8 foot wide concrete sidewalk in both phases, and there are no crossings of traffic aisles over 23 feet in phase I, and there are no required walkways crossing traffic aisles in phase Il. This criterion is satisfied. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The applicant is proposing to construct all sidewalks with concrete materials, and lighting was discussed previously in this report. This criterion is satisfied. FINDING: As proposed, the applicants plans meet the required access egress standards of the TDC. ENVIRONMENTAL PERFORMANCE STANDARDS - CHAPTER 18.725: Requires that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 Performance Standards regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40 of the Tigard Municipal Code shall apply. Visible Emissions. Within the Commercial zoning districts and the Industrial Park fl-P) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department f Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district, which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line MUSLIM EDUCATIONAL TRUST CENTER PAGE 12 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. There is no evidence in the record that would suggest that any problems associated with noise, emissions, vibrations, odors, glare and heat, or insects and rodents. FINDING: Based on the information provided by the applicant, the expanded use of the property will conform to the above requirements. If for some reason the above standards were in question, and it was subsequently found that the use was out of compliance with any of the above standards, the property owner would be subject to code enforcement, court review, possible fines until they were brought back into compliance, and revocation of the Conditional Use Permit. A search of City records does not indicate any code enforcement issues associated with the existing use. LANDSCAPING AND SCREENING - CHAPTER 18.745: Street trees: Section 18.745.040 states that all development projects fronting on a public street shall be required to plant street trees in accorclance with Section 18.745.040.C Section 18.745.040.C required that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). The project fronts SW Scholl's Ferry Road, and currently has street trees located along the frontage. The applicant has proposed to install one silver maple tree when the access is relocated during phase II construction. FINDING: Silver Maples are not permitted street trees. CONDITION: Prior to final occupancy of the building in phase II, the applicant shall install a street tree that is identified as a desirable street tree in the approved list at the location of the access way that is proposed to be relocated. Land Use Buffering and Screening: Buffering and Screening is required between different types of land uses. The proposed facility is in a residential zone and abutting residential uses on three sides, and a park on the fourth side. Scholl's Ferry Road runs along the northern border of the site. There Is no buffer requirement alongg that propert line. Residential uses abut the east and south property lines. gAccording to tF~e TDC Table 18.745.1, the use is required to provide a buffer that meets the requirements of the D buffer standards in TDC Table 18.745.2. The applicant has provided a landscape plan that includes a site obscuring chain link fence along the east and south property lines and a chain link fence along the property line that fronts the park. Additionally, the landscape scheme that utilizes a combination of native trees and shrubs at a varying width between 13 and 40 feet wide that meets or exceeds the landscaping standards that is prescribed for the use. This criterion is satisfied. MUSLIM EDUCATIONAL TRUST CENTER PAGE 13 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • Screening of parking and loading areas is required. The specifications for this screening are as follows: Landscaped parking areas shall include special design features, which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; The parking area is currently screened from adjoining properties with a vinyl fence along SW Scholl's Ferry Road, and the proposed landscape plan and supplemental fencing along the perimeter of the site provide an excellent screen of the parking areas. This criterion is satisfied. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and The applicant's plan demonstrates compliance with this requirement by calling for 24 trees within the interior of the parking in a matter that at maturity would meet the standards of the development code by providing a canopy effect over the parking area. The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The landscape plan shows planting islands within the interior of the parking area that varies between four and ten feet wide and are significant enough to exceed the minimum dimensions. The islands will be protected by six-inch curb. This criterion is satisfied. Screening of service facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; The applicants' plans do not show any service facilities other than the refuse containers discussed below. This criterion is inapplicable. Screening of refuse containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. The applicant is proposing to screen the refuse container in the first phase with a six-foot high wood fence, and the second phase with a six-foot high masonry wall and some landscaping. This criterion is satisfied. FINDING: As conditioned, the proposal meets the requirements of TDC Chapter 18.745 as it pertains to landscaping, buffering, and screening. n11A~iM VVIILJ WWU VLC w11Y 1 !R {.r~HIQLJIGJ VLL/1 QLM1-i - VI101JLC1 1O./ JJ. Chapter 18.755 requires that new construction incorporates functional and adequate space for on-site storage and efficient collection of mixed solid waste and source separated Recyclables prior to pick-up and removal by haulers. The applicant must choose one (1) of the following four (4) methods to demonstrate compliance: Minimum Standard, Waste Assessment, Comprehensive Recycling Plan, MUSLIM EDUCATIONAL TRUST CENTER PAGE 14 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • or Franchised Hauler Review and Sign-Off. The applicant will have to submit evidence or a plan, which indicates compliance with this section. Regardless of which method chosen, the applicant will have to submit a written sign-off from the franchise hauler regarding the facility location and compatibility. The applicant has indicated that the project would utilize the minimum standards method. Under that premise, the development would be required to provide 4square feet for every thousand feet of building. In phase I, the applicant is proposing a 60 square foot enclosure based on 10,200 square feet of building. In phase II, the applicant is proposing to construct a 280 square foot enclosure thereby surpassing the minimum requirement. However, the criterion is not fully satisfied. FINDING: The applicant has not provided a sign-off from the franchise hauler regarding the facility location and compatibility. CONDITION: Prior to site work, the applicant shall provide a sign-off letter from the franchise hauler that services the site with a letter approving the facility location for both phases. Location Standards. To encourage its use, the storage area for source-separated recyclable shall be co- located with the storage area for residual mixed solid waste; indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations; Exterior storage areas can be located within interior side yard or rear yard areas. Exterior storage areas shall not be located within a required front yard setback or in a yard adjacent to a public or private street; Exterior storage areas shall be located in central and visible locations on a site to enhance security for users; Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. Storage areas shall be appropriately screened according to the provisions in 18.755.050 ~ design standards- The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The site plan shows a trash enclosure at the rear of the lot next to the loading space. The location requirements are met. Design Standards. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The applicant has indicated in the narrative and on the site plan that all service facilities will be screened as required. The dimensions of the refuse facilities and the illustrations indicate that the applicant can construct a 10-foot wide opening that is locked. This criterion is satisfied. FINDING: As conditioned, the proposal satisfies the approval criteria for Mixed Solid Waste and Recyclable Storage for institutional uses. MUSLIM EDUCATIONAL TRUST CENTER PAGE 15 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER 0 01 OFF-STREET PARKING AND LOADING (18.765) At the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. The subject site is located within the Metro Zone A. This designation establishes a maximum parking standard of 7 + 1 space per preschool classroom, 2.5 spaces per elementary or Jr. Ng h classroom, and 1 space for every 3.3 students and staff for Sr. High. The applicant has indicated that eleven classrooms will be elementary classrooms, one classroom will be a preschool classroom, and seven classrooms will be Sr. High classrooms for a total of 19 classrooms. The applicant has also indicated in the narrative that there will be approximately 100 students and 10 staff members representing the Sr. High class. As such, the facility can provide a maximum of 68 parking spaces. The minimum parking standards are as follows: 5+1 space per classroom, 2.0 spaces per classroom for elementary or Jr. High, and 1 space for every 5 students and staff for Sr. High. As such, the minimum parking requirement for the development will be 50 parking spaces satis ing the minimum requirement. The applicant has indicated that there are currently 28 par zing spaces within the existing development. During phase II, the applicant is proposing 85 spaces. This would exceed the maximum by 17 spaces, however, TDC Section 18.765.070(E) states that designated disabled access parking spaces and designated carpool and vanpool spaces are not considered when determining the maximum parking requirement. The applicant has identified 4 designated disabled access-parking spaces and 17 designated carpool spaces within the design of the parking lot. Deducting these spaces form the maximum allowed brings the project into compliance with the standards. FINDING: The applicant has identified that 17 designated carpool spaces and 4 designated accessible parking spaces would be included within the project. CONDITION: Prior to final occupancy, the applicant shall ensure that the 17 designated carpool spaces and the 4 accessible parking spaces are pproperly designed and designated pursuant to TDC Section 18.765.030(F) and (G). Commercial and industrial uses which require more than 40 parking spaces may provide for the spaces in excess of the required first 40 spaces up to a distance of 500 feet from the primary site None of the proposed parking spaces are located further than 250 feet from the main entrances of the buildings that they are intended to serve. This criterion is satisfied. With regard to access to public streets from off-street parking: Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; The number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; As discussed earlier in this report, this criterion is satisfied. Access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; The applicant has indicated that during phase I, the applicant will utilize the existing access and during phase II, the access will be realigned to line up with Conestoga Drive. The applicant will be making modifications to the intersection. The modification includes clearly designating the entrance by installing an additional traffic light to serve this development. This criterion is satisfied. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; Vision Clearance is discussed later in this report. This criterion is satisfied. MUSLIM EDUCATIONAL TRUST CENTER PAGE 16 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • Access drives shall be improved with an asphalt or concrete surface; The applicant has proposed to pave the access and all parking areas. This criterion is satisfied. Excluding single-family and duplex residences, except as provided by Subsection 18.810.030P, groups oftwo or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The parking spaces are services by the access way proposed within this project, and there is room for service vehicles to turn around and enter the street so that no backing movement will be required. This criterion is satisfied. Loading/unloading driveways: A driveway designed for continuous forward flow of passenger vehicles for the purpose of loading and unloading passengers shall be located on the site of any school or other meeting place which is designed to accommodate more than 25 people at one time. The applicant has identified a loading and unloading area both on the site plan and in the narrative. The loading and unloading area is located along the west side of the new building to be constructed as part of Phase II. Phase I is served by an access drive through the parking lot and along the frontage of the existing home and proposed modular. This criterion is satisfied. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The applicant has indicated that the parking lot will be striped and has indicated striping and direction arrows on the plans. This criterion has been met. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant has proposed 6-inch concrete curbs or wheel stops at the edges of paving and adjacent to planting areas. This criterion has been met. Space and Aisle Dimensions: Table 18.765.1. outlines the minimum dimensions for angled parking. The proposal identifies a total of 85 new spaces utilizing 90-degree parking. Staff review of the parking plan illustrates compliance with figure 18.765.1. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. Bicycle parking was discussed previously in this report, and staff has recommended approval of an adjustment to the bicycle parking standards. FINDING: The applicant has illustrated and briefly discussed a bicycle-parking scheme for the proposal, however, there is no discussion of the design as required by by TDC MUSLIM EDUCATIONAL TRUST CENTER PAGE 17 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • 0 Section 18.765.050 CONDITION: Prior to the issuance of building permits, the applicant shall revise the parking plan to accommodate 14 spaces for phase I, and 28 bicycle-parking spaces for phase II. Said spaces must be designed and constructed to the standards that are identified in TDC Section 18.765.050 Off-street loading requirements: Off-street loading spaces: Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: A minimum of one loading space is required for buildings with 10,000 gross square feet or more; A minimum of two loading spaces for buildings with 40,000 gross square feet or more. Off-street loading dimensions: Each loading berth shall be approved by the City Engineer as to design and location; Each loading space shall have sufficient area for turning and maneuvering of vehicles on the site. At a minimum, the maneuvering length shall not be less than twice the overall length of the longest vehicle using the facility site; Entrances and exits for the loading areas shall be provided at locations approved by the City Engineer in accordance with Chapter 18.710; Screening for off-street loading facilities is required and shall be the same as screening for parking lots in accordance with Chapter 18.745. Because of the size of the building, the facility would be required to provide one (1) off-street loading space to meet the standard. The applicant has indicated a loading space on the plan and within the narrative meeting this requirement. This criterion is satisfied. FINDING: As conditioned, the application will comply with TDC Chapter 18.765 as it pertains to off street parking and loading. SENSITIVE LANDS (18.775) The City Engineer shall review the installation of public support facilities such as underground utilities and construction of roadway improvements including sidewalks, curbs, streetlights, and driveway aprons by means of a Type I procedure, as governed by Section 18.390.030 subject to compliance with all of the standards of TDC Chapter 18.775. The appropriate approval authority shall review all permit applications to determine whether proposed building sites will minimize the potential for flood damage. The applicant is proposing to connect to a sewer trunk line that is located within Hiteon Creek. Hiteon Creek is identified on the FEMA maps as being a 100-year flood plain. Location of underground utilities is a permitted use provided the applicant minimize the potential for flood damage. The City Engineer has reviewed the proposal and has indicated that there will be no quantifiable impact associated with the placement of the sewer line. The line will be buried, and the land will be brought back up to grade and revegetated as required. There is also a chain link fence located within the 100-year flood plain. According to 18.775.020(B)(7), fences are aloud to be located within the 100-year floodplain, but not within a water quality sensitive area or vegetated corridor. This criterion is not met. FINDING: The applicant has provided a wetland delineation from Fishman Environmental Services that illustrates the 50-foot vegetated corridor adjacent to Hiteon Creek. MUSLIM EDUCATIONAL TRUST CENTER PAGE 18 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER The applicant has indicated that there is an existing chain link fence located within the vegetated corridor. CONDITION: Prior to the issuance of building permits, the applicant shall relocate the existing chain link fence outside of the identified 50-foot vegetated corridor, and revegetate the affected areas with native vegetation as required by Clean Water Services. SIGNS (18.780) Requires that -a permit be issued for any sign that is erected, re-erected, constructed, structurally altered, or relocated within the City Limits. The applicant has indicated that signs will be applied for at a later date. CONDITION: Prior to placement of any signs on site, the applicant shall apply for a sign permit and supply staff with the appropriate plans to verify compliance with TDC Chapter 18.780. TREE REMOVAL - CHAPTER 18.790 Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist be provided for a conditional use application. The tree plan shall include identification of all existing trees, Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, identification of which trees are proposed to be removed, and a protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided a tree survey and removal plan from, John O' Shea, consulting arborist that generally describes the trees that are on the project site and their condition. According to the report, there are a total of Twenty-five trees over 12 inches in diameter on site that may be affected by construction. According to the Arborist's report, eight of the trees that are over 12 inches in diameter will have to be removed to accommodate construction. Since the applicant is removing 32% of the trees, and accordinto TDC Section 18.790.030(B)(2)(C), the applicant will be required to mitigate for 50-0/6 of the removal. The applicant has provided tree plan that indicates that 32 frees will be removed, and of those 32 trees, only three are over 12 inches. The plans and the report do not coincide, so staff cannot determine the appropriate mitigation requirement without additional information. FINDINGS: The applicant has provided a survey from a consulting arborist indicating that 68% percent of the trees over twelve inches on site will be retained. The applicant's plan does not match the information that was provided by the arborist. The applicant did not propose any tree protection measures that would be necessary in order to ensure the viability of those trees that are in close proximity to the construction areas as required by Section 18.790.030(B)(4) CONDITIONS: Prior to site work for either phase, the applicant shall submit a tree plan from a certified arborist that identifies the location, health and size of all trees over six inches in diameter at DBH on site, and the applicant shall identify which of those trees over 12 inches are to be removed to accommodate construction. MUSLIM EDUCATIONAL TRUST CENTER PAGE 19 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • Prior to site work, the applicant shall provide city staff with a mitigation plan for those trees over twelve inches that have to be removed in accordance with TDC Section 18.790(B)(2). Prior to site work for either phase, the applicant shall submit a tree protection plan from a certified arborist that defines standards that will be used by the ap licant to protect trees during and after construction as required by Section 18.790.030(8)(4). The applicant shall provide the City Arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. The applicant shall notify the City Arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. VISUAL CLEARANCE AREAS - CHAPTER 18.795 Section 18.795.020.A. states that the provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Section 18.795.030.B. states that a clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center fine grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. The applicant has proposed to remove vegetation that would potentially be located within the vision clearance areas and the street trees are permitted as Iona as they are maintained properly. Therefore, there are no proposed structures inside of the vision clearance area, and this standard is.satisfied. WATER RESOURCES CHAPTER (18.797) NOTE: The Water Resources Overlay Chapter has been incorporated into the Sensitive Lands Review by Ordinance 02-15, which became effective after this application was deemed complete. The applicant submitted the application materials to address the WRO chapter and included background information that indicates that the project will have no impact to the current criteria imposed with the Title III review criteria. Both reviews include the 50-foot buffer and share similar review characteristics for the proposed utility encroachment. Applicability and Generalized Mapping: Section 18.797.030 e VVK overlay district applies to a significant wetlands and streams and applicable riparian setback and water quality buffer areas, that appear on the Tigard Wetlands and streams, and riparian setback and water quality buffer areas, that appear on the Tigard Wetlands and Stream Corridors Map. Standard Riparian Setbacks and Clean Water Services (CWS) Water Quality Buffers: Section 18.797.030.C. The applicant shall be responsible for surveying and mapping the precise location of the top of bank wetland edge ripparian setback and/or CWS water quality buffer at the time of application submittal. 'Table 18.797.1 summarizes riparian setbacks and water quality buffers that apply to significant water resources within the WR overlay zone: MUSLIM EDUCATIONAL TRUST CENTER PAGE 20 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER 9 • FROM TABLE 18.797.1 RIPARIAN SETBACKS AND WATER QUALITY BUFFERS SIGNIFICANT WATER RESOURCE TYPE WR STANDARD RIPARIAN SETBACK' CWS STANDARD WATER QUALITY BUFFER2 Tualatin River & associated wetlands 75 feet 25 feet Major streams & associated wetlands 50 feet 25 feet Developed subdivision lot exception (major streams & associated wetlands) 25 feet 25 feet Minor streams & adjacent/isolated wetlands Not applicable 25 feet ' Measured in feet from the top-of-bank or the associated wetland edge, whichever is greater. s Measured in feet from the stream top-of-bank or the wetland edge, whichever is greater. Division of State Lands notification required for all proposed development activities within any wetland. Clean Water Services standards are applicable when development activities are proposed within 25 feet of any wetland or stream. The subject development site includes designated wetlands, floodplain, and a primary stream, Hiteon Creek, along the southwestern portion of the site. Table 18.797.1 indicates a 50-foot riparian setback for major streams and associated wetlands. Applicable definitions for major streams and riparian setback area are contained in Tigard Development Code Section 18.797.020. The applicant has submitted a Wetland Determination and Vegetated Corridor Assessment from Fishman Environmental Services, LLC. The applicant has provided mapping of the top- of-bank, and riparian setback on the plans and it is discussed within the report. See also, Chapter 18.775 Sensitive Lands in this decision for the discussion related to development within the floodplain. Application Reauirements: Section 18.797.060 Type II and III uses: required studies and mitigation reports. Each of the following studies shall be required whenever any Type II or III use is proposed within the WR overlay district. Each required report must consider the City of Tigard Local Wetlands Inventory (Fishman Environmental Services, 1994) shall be in addition to the submission of information required for specific types of development, and shall be prepared by professionals in their respective fields. This is a Type II Water Resource Overlay Review in accordance with Table 18.797.2(h) underground utilities. The following reports are required for Type II Water Resource Overlay Review applications: 1. Hydrology and soils report. 2. Grading Plan. 3. Vegetation report. 4. Streambank conditions report. The applicant has submitted the Wetland Determination and Vegetated Corridor Assessment from Fishman Environmental Services, LLC, which addresses the hydrological, soil, and vegetative impacts to the riparian setback area. The reports indicate that the placement of the pipe in conjunction with the proposed enhancement will minimize impacts of the development to the Water Resource Overlay Zone. No grading is proposed within the Water Resource Overlay Zone. MUSLIM EDUCATIONAL TRUST CENTER PAGE 21 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER 0 • Development Standards: Section 18.797.080 The following shall apply to all development, including native vegetation removal and excavation, within the WR overlay district. No application for a use identified in Section 18.797.050 shall be deemed complete until the applicant has addressed each of these standards in writing. Alternatives considered. Except for stream corridor enhancement, most Type II and III uses are expected to develop outside of water resource and riparian setback areas. Therefore, Type II and III development applications must carefully examine upland alternatives for the proposed use, and explain the reasons why the proposed development cannot reasonably occur outside of the water resource or riparian setback area. This application is for the connection of a sewer line to the trunk line located within Hiteon Creek. Because of the grade of the lot, there are no other reasonable alternatives to connect to sewer. Minimize siting impacts. The proposed use shall be designed, located and constructed to minimize excavation, loss of native vegetation, erosion, and adverse hydrological impacts on water resources. For Type II and III uses, the civil engineer with experience in water quality must certify that any adverse water quality impacts of the development proposal will be minimized consistent with best management practices; No adverse water quality impacts are expected to result from the proposed sewer connection. A mitigation and enhancement plan may be required by Clean Water Services (CWS) for their approval, and the service provider letter requires that mitigation be complied with as part of the CWS approval. In their report, CWS states that the wetland area has been degraded and domesticated with lawn. They have not determined whether or not mitigation wilf be required. For all uses, the development shall be located as far from the water resource, and use as little of the water resource or riparian setback area, as possible, recognizing the operational needs of the proposed development. The applicant has proposed to observe the fifty-foot buffer requirement of the riparian setback, and recommendations have been made to ensure the long-term maintenance of the riparian setback Construction materials and methods. Where development within the riparian area is unavoidable, construction materials or methods used within the riparian setback area shall minimize damage to water quality and native vegetation. The applicant has indicated that an 6" pvc pipe will be installed, but has not indicated by which method. With the implementation of the recommended erosion control techniques, and the implementation of the enhancement, any damage should be minimal. Minimize flood damage. Above-ground residential structures shall not be permitted within the WR overlay district, where such land is also within the 100-year floodplain. On-site flood stora a capacity shall not decrease as a result of development. The cumulative effects 01 any proposed development shall not reduce flood storage capacity or raise base flood elevations on- or off-site. Any new commercial or industrial land development proposed within the 100-year floodplain shall be designed consistent with Chapter 18.775, Sensitive Lands. Impacts to the floodplain have been addressed previously in this report under the Sensitive Lands Review Chapter. The effects of this development on the floodplain will be minimal. MUSLIM EDUCATIONAL TRUST CENTER PAGE 22 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER Avoid steep slopes. Within 50 feet of any water resource, excavation and vegetation removal shall be avoided on slopes of 25% or greater and in areas with high erosion potential (as shown on SCS maps), except where necessary to construct public facilities or to ensure slope stability. No steep slopes within 50 feet of the Water Resource Overlay will be impacted by this proposal. Minimize impacts on existing vegetation. The following standards shall apply when construction activity is proposed in areas where vegetation is to be preserved. Temporary measures used for initial erosion control shall not be left in place permanently; Work areas on the immediate site shall be carefully identified and marked to reduce potential damage to trees and vegetation; Trees shall not be used as anchors for stabilizing working equipment. During clearing operations, trees and vegetation shall not be permitted to fall or be placed outside the work area; In areas designated for selective cutting or clearing, care in falling and removing trees and brush shall be taken to avoid inJ'uring trees and shrubs to be left in place; Stockpiling of soil, or soil mixed with vegetation, shall not be permitted on a permanent basis. The applicant has submitted a vegetated corridor report as part of the Fishman Environmental Services, LLC that indicates the corridor is in degraded condition. The applicant's proposal does not further impact any vegetated areas. In fact, the mitigation, if required by CWS should enhance the corridor. Vegetation mitigation plan. If a Type II or III use is proposed within a water resource site or riparian setback area, or mitigation is proposed as a method to reduce the riparian setback in accordance with Section 18.797.100, a mitigation plan shall be prepared and implemented. The applicant shall be responsible for re-vegetating areas temporarily disturbed by excavation on a 1:1 basis; Where approval is granted to reduce the riparian setback area, the applicant shall be respponsible for mitigating for the reduced setback by replacing non-native vegetation within the remaining, protected riparian setback area on a 1.5:1 basis. That is, for each 100 square feet of riparian setback that is lost to development, at least 150 square feet of existing disturbed area within the riparian setback or wetland shall be re-planted with native plant species; The re-vegetation plan shall provide for the replanting and maintenance of native plant species designed to achieve pre-disturbance conditions. The applicant shall be responsible for replacing any native plant species that do not survive the first two years after planting, and for ensuring the survival of any replacement plants for an additional two years after their replacement. This criteria has been addressed in part by the mitigation requirement of CWS that is discussed in Section 18.797.080.E above. However, the applicant has indicated that the disturbed area will be revegetated. Water and sewer infiltration and discharge. Water and sanitary sewer facilities shall be designed, located and constructed to avoid infiltration of floodwaters into the system, and go avoid discharges from such facilities to streams and wetlands. The proposal includes an on-site detention facility that is designed to filter water prior to being discharged to Hlteon Creek. This criterion has been met. MUSLIM EDUCATIONAL TRUST CENTER PAGE 23 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • On-site systems. On-site septic systems and private wells shall be prohibited within the WR overlay district. This criteria is inapplicable as there are no proposed on-site septic systems or private wells within the WR overlay district. Erosion control plan. If a Type II or III use is proposed within a water resource site or riparian setback area, the following erosion control standards shall apply within the WR overlay district: Specific methods of soil erosion and sediment control shall be used during construction to minimize visible and measurable erosion; The land area to be grubbed, stripped, used for temporary placement of soil, or to otherwise expose soil shall be confined to the immediate construction site only; Construction activity will take place during the dry season (June-October), whenever feasible, and the duration of exposure of soils shall be kept to a minimum during construction; Exposed soils shall be covered by mulch, sheeting, temporary seeding or other suitable material following grading or construction, until soils are stabilized. During the rainy season (November through May), soils shall not be exposed for more than 7 calendar days. All disturbed land areas which will remain unworked for 21 days or more during construction, shall be mulched and seeded; During construction, runoff from the site shall be controlled, and increased runoff and sediment resulting from soil disturbance shall be retained on-site. Temporary diversions, sediment basins, barriers, check dams, or other methods shall be provided as necessary to hold sediment and runoff; A stabilized pad of gravel shall be constructed at all entrances and exists to the construction site. The stabilized gravel pad shall be the only allowable entrance or exit to the site; Topsoil removal for development shall be stockpiled and reused on-site to the degree necessary to restore disturbed areas to their original or enhanced condition, or to assure sufficient stable topsoil for re-vegetation. Additional soil shall be provided if necessary to support re-vegetation; The removal of all sediments which are carried into the streets, water resources or on to adjacent property, are the responsibility of the applicant: The applicant shall be responsible for cleaning up and repairing streets, catch basins, water resource areas and adjacent properties, where such properties are affected by sediments or mud. In no case shall sediments be washed into storm drains, ditches or drainageways; Any other relevant provisions of the Erosion Prevention and Sediment Control Plans Technical Guidance Handbook (City of Portland Bureau of Environmental Services and Unified Sewerage Agency of Washington County, Revised February 1994), required by the Planning Director. The applicant has not provided staff with an erosion control plan for site work. This criterion is not satisfied. FINDING: The applicant has not submitted an erosion control plan for work within the 50- foot buffer adjacent to Hiteon Creek. CONDITION: Prior to site work, the applicant shall submit an erosion control plan for work within the 50-foot buffer area of Hiteon Creek. MUSLIM EDUCATIONAL TRUST CENTER PAGE 24 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • Plan implementation. A schedule of planned erosion control and re-vegetation measures shall be provided, which sets forth the progress of construction activities, and mitigating erosion control measures. An approved Erosion Control of Re- vegetation Plan shall be implemented and maintained as follows: Erosion control measures shall be installed prior to any stripping or excavation work. The applicant shall implement the measures and construct facilities contained in the approved Erosion Control Plan in a timely manner. During active construction, the applicant shall inspect erosion control measures daily, and maintain, adjust, repair or replace erosion control measures to ensure that they are functioning properly. Eroded sediment shall be removed immediately from pavement surfaces, off-site areas, and from the surface water management system, including storm drainage inlets, ditches and culverts. Water containing sediment shall not be flushed into the surface water management system, wetlands or streams without first passing through an approved sediment filtering facility or device. In addition, the applicant shall call for City inspection, prior to the foundation inspection for any building, to certify that erosion control measures are installed in accordance with the erosion control plan. These criteria will be addressed by the previous condition and through the site inspection process. This standard is met. FINDING: As conditioned, the plan will comply with the approval criteria of the Water Resources Overlay District. C. STREET AND UTILITY IMPROVEMENTS STANDARDS CHAPTER- 18.810 Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires an arterial street to have a 64 to 128-foot right-of-way width and varied paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Scholls Ferry Road, which is classified as an arterial street on the City of Tigard Transportation Plan Map, as amended by the Transportation System Plan (TSP). At present, there is approximately 50 feet of ROW from centerline, and the roadway is fully improved with curb, sidewalk and some street trees. This roadway is also under the jurisdiction of Washington County. The County submitted a letter, dated June 20, 2002 MUSLIM EDUCATIONAL TRUST CENTER PAGE 25 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • indicating they are currently reviewing the applicant's access report. Once the review of the report is completed, the County's Traffic Analyst will issue a "Traffic Staff Report", which may include additional conditions. The County stated that they will require the applicant to relocate the main driveway for this site, as proposed by the applicant, to align across from Conestoga Drive. The County indicated that even this location does not meet their access standards, and that the applicant would have to submit an application for a modification to their access standards. Since the applicant has a desire to maintain the existing driveway near the east end of the site for a construction driveway, the modification request must also include that information. The applicant will also be required to make any necessary modifications to the traffic signal at the intersection of Scholls Ferry Road/Conestoga Drive to facilitate the fourth leg of that intersection. The applicant's materials state clearly that they will provide those improvements. Other County requirements include certification of the sight distance at the proposed driveway location and completion of sidewalk improvements along the site frontage. If there are areas of missing sidewalk, or sidewalk in disrepair, the applicant shall replace those areas with new sidewalk. A County permit must cover all work in Scholls Ferry Road. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By completing the sidewalk improvements along the Scholls Ferry Road frontage, per the County's requirements, the applicant will meet this standard. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.C states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 15-inch public sewer line along the edge of Hiteon Creek to the southwest of this site. Public sewer presently serves the existing structure. For the Phase 2 improvements, a new connection will be needed. The applicant's plans show they will provide a new connection to the public line at the southwest corner of the site. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. MUSLIM EDUCATIONAL TRUST CENTER PAGE 26 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • Accommodation of Upstream Drainage: Section 18.810.100.C states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream public drainage areas that impact this site. Hiteon Creek flows along the south and west boundaries of the site. Effect on Downstream Drainage: Section 18.810.100.13 states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans show they will route their onsite stormwater to the south end of the site where it. will be treated and detained in a pond facility. The applicant's preliminary sizing calculations show they will need a detention volume of approximately 3,053 cubic feet. With the water quality volume being approximately 3,073 cubic feet, the total pond volume must be approximately 6,126 cubic feet. The proposed pond volume is shown to be approximately 6,226, which more than accommodates the needed volumes. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Not applicable because Scholls Ferry Road is a Washington County facility. Cost of Construction: Section 18.810.110.6 states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. Not applicable. MUSLIM EDUCATIONAL TRUST CENTER PAGE 27 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER 0 • Minimum Width: Section 18.810.110.C states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. Not applicable. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.C states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in- lieu of under-grounding. Not applicable because Scholls Ferry Road is a Washington County facility. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: Ejaz Khan prepared a traffic impact report. Washington County is currently reviewing that report and will prepare a Traffic Staff Report that may contain additional conditions. The applicant will be required to comply with the conditions listed by the County for Scholls Ferry Road. Public Water System: This site is located within the City's public water service area. There is an existing 12-inch public line in Scholls Ferry Road that presently serves the existing building. No additional public water line improvements are needed. MUSLIM EDUCATIONAL TRUST CENTER PAGE 28 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER Storm Water Quality The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require 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. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. As was stated previously, the pond at the south end of the site will provide for treatment and detention. The pond volume will easily accommodate the design volumes of both treatment and detention needs. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform. construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The Building Division as a part of the site plan review process will review a grading plan. The overall site size is 2.54 acres, thereby eliminating the need for a NPDES permit. MUSLIM EDUCATIONAL TRUST CENTER PAGE 29 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER i • Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). Since the existing building will continue to be used, the applicant may continue to use the existing site address of 10330 Scholls Ferry Road. D. IMPACT STUDY: Section 18.390.040.B.2.e states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility syystem and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. The applicant has submitted an impact study addressing the required elements above. ROUGH PROPORTIONALITY ANALYSIS Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development. Presently, the TIF for this project is estimated at $33,165. According to the Washington County TIF ordinance, 32 percent of a projects impacts are met by its TIF assessment in Tigard. This leaves 68% unmitigated. The actual cost of system improvements per trip generated by new development on the Tigard street system can be determined by the following equation (Larson, Mackenzie Engineering, Dolan Findings, June 1995): $33,165 divided by .32 equals $103,640.62 ($33,165 is theTIF assessment according to the Washington County TIF ordinance effective July 1, 2000). Less mitigated costs Improvements to the signalization at the intersection of SW Scholl's Ferry Road and Conestoga are required and valued at an estimated $60,000. Estimate of Unmitigated Impacts Full Impact .......................................................................................$103,640.62 Less TIF Assessment $ 33,165 Less Mitigated Costs $ 60.000 nmitiamea Im FINDING: Using the above cost factors, it can be determined that the unmitigated impacts exceed the costs of the conditions imposed and, therefore, the conditions are roughly proportional and justified. SECTION VII. OTHER STAFF COMMENTS The Cit of Tigard Building Division has reviewed this application and offered no comments or objections. The City of Tigard Engineering Department was sent this proposal for review and the comments have been incorporated into this report. The City of Tigard Operations Utility Manager has reviewed this application and has expressed that the waterline will have to be extended to provide service to the site. All utility work should be coordinated with the City. MUSLIM EDUCATIONAL TRUST CENTER PAGE 30 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • City of Tigard Property Manager has reviewed this application and offered no comments or objections. City of Tigard Police Department has reviewed this application and offered no comments or objections. City of Tigard Arborist has reviewed this application and recommended protection measures. His approval is conditioned for tree protection measures. SECTION VIII. AGENCY COMMENTS Clean Water Services has reviewed the proposal and offered comments which have been incorporated into the body of this report as part of their preliminary review. The City of Beaverton has reviewed the proposal and has requested that the access be realigned with Conestoga Blvd. Tri-met has reviewed the proposal and has requested that the adjustment be denied, and that the bike parking spaces be covered. The Oregon Division of State Lands has reviewed the proposal and has indicated that a state removal-fill permit will not be.required based on the available information. Washington County has reviewed the proposal and offered comments that have been discussed in the body of this report. Their approval is conditioned as a part of this report. Portland General Electric, Verizon, and Tualatin Hills Park and Recreation District, were given the opportunity to review this proposal and submitted no comments or objections. Tualatin Valley Fire and Rescue has reviewed this application and offered the following comments: The minimum required fire flow for Phase I is 2445 gpm @ 20 psi . Prior to the issuance of building permits, documentation shall be provided that indicates the minimum fire flow is available at.the required hydrants. A minimum of 2 fire hydrants shall be provided for phase I of this development. Fire hydrants shall be installed so that no part of the structure is more than 250 feet from a fire hydrant. It would benefit the applicant to install the hydrants in a manner that will provide coverage of the building proposed in Phase II also. Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. (UFC Sec. 8704) A building survey and plans, in accordance with TVF&R Ordinance 99-01, Appendix III-F, shall be submitted. A copy of Appendix III-F, the building survey form and the instructions are available on the Fire District web site. To access this information via Internet, follow this link: MUSLIM EDUCATIONAL TRUST CENTER PAGE 31 OF 32 7/22/2002 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER httR://www.tvfr.com/Departments/FireMarshal/newconstruction.htm ~ PREPARED BY: Brad Kilby Associate Planner APPROVED BY: Richard Bew r dorff Planning Manager June 10, 2002 DATE June 10, 2002 DATE MUSLIM EDUCATIONAL TRUST CENTER 7/22/2002 PUBLIC HEARING PAGE 32 OF 32 STAFF REPORT TO THE HEARINGS OFFICER o 0~ SAN EEC/ i M li o v 43' 7a.77' Found Sanitary Manhole U.S.A. Sanitary Eosemanl LL CITY OF, TIGARD T Cm Of TIGARD s rE PLAN N Ma is not to scale i , x ~ rl ~A i i ffiCovere®CLrport I~w r k ~ - ~ ower le Yi li® moo. Waler Tower 1--_ls L-J -J Shod i- v 0T i ffi-' r-- 1 1 1 I W i i earn i CUP2002-00003/SLR2002-00004/SLR2002-00006NAR2002-00009 MUSLIM EDUCATIONAL TRUST CENTER (PHASE ONE) ~O 9~ - o J 20' 120 LF 35 iST FLOO~SCHOOL `I{ 2NO fi00R: LE RE ALL MAIN 35 J ENTRANCE 10 COURTYARD ADMIN. 35• 1 J N 35 u - \ 106 LF CHILDREN'S CTM 20' \ PLAY AREA P O b 48 LF t 60 LF e j ` POOL J -0 \ O o 60 lF a8 lF OPF.jd SPACE 73' - found Sontlory . Monnole U.S.A. Sanitary Eaeanenl CUP2002-00003ISLR2002-000041SLR2002-00006NA 2002.00009 oF TIGARD USLIM EDUCATIONAL TRUST CENTER ~ ('Ty M srtE PLAN [1I (PHASE TWO) • • _ -I- lb I1u.1.. r i i 1 f 1 1 f 1 1 R 1 1 1 • Muslim Educational Trust' Center Tigard, Oregon Request for Conditional Use Approval and Site Plan Review Approval Prepared by - o _ RECEIVED February 22, 2002 MAY 2 0 2002 (May 20, 2002 Resubmittal) CITY OF TIGARD PLANNING/ENGINEERING CITY OF TIGARD GENERAL INFORMATION • is CONDITIONAL USE TYPE III APPLICATION 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX.- (503) 684-7297 PRE-APP. HELD WITH: DATE OF PRE-APP.: S n `06 Property Address/Location(s): 10330 Sw Scholls Ferry Road (opposite SW Conestoga Drive) Tax Map & Tax Lot #(s): 1S1 34AB, TL 3300 Site Size: 2.54 acres Applicant*: Muslim Educational Trust Address: PO Box 283 City/State: Tigard, OR Zip: 97223 PrimaryContact: *see below Phone: 503-228-1273 Fax: Property Owner/Deed Holder(s)*: (Attach list if more than one) Muslim Educational Trust Address: PO Box 283 Phone: 503-228-1273 City/State: Tigard, OR Zip: 97223 * When the owner and the applicant are different people, the applicant must be the purchaser of record.or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY The owners of record of the subject property request Conditional Use approval to allow (please be specific): A major CUP modifi- cation to file CUP 92-0003 (previously modified by file MMD 2000-0014) to allow a 2-phase expansion of the existing Muslim Educational Trust School on the subject site. *Primary contact is Jerry offer; Otak, Inc. 17355 SW Boones Ferry Road; Lake Oswego, OR 97035, 503-699-2417 phone 503-635-5395 fax FOR STAFF-;USE O'NLYs Case No (s:) ~'o OG 036-3 ,~Ottier Case ~No (s):,1~t~ 7s.JoZ t~4oo, ,,d y rp1lcatipn-ccepted By mate=` ~,,~z✓~~.z-, _ Rev; 8121/2M' REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Application Form Owner's signature/written Authorization Title Transfer Instrument or Deed Copy of Pre-Application Conf. Notes [/Site/Plot Plan # of copies based on pre-app check list) 03/lSite/Plot Plan (reduced 81h"x 11 Applicant's Statement of copies based on pre-app check list) ❑ CWS Sewer Use Information Card istributed/completed at application submittal) [~CWS Service Provider Letter ❑ 2 Sets of Pre-Addressed/Pre-Stamped #10 Envelopes & Copy of 500' Property wrier List Generated by the City Zoleighborhood Mtg. Affidavits & Notes Filing Fee (City) $1,615.00 126.00 1 • List any VARIANCE, SENSITIVE LANDS PERMIT, OR OTHER LAND USE ACTIONS to be considered as part of this application: Site Development Review; Adjustment to Section 18.765.050.E to allow a reduction in the required bicycle parking; Type I Sensitive Lands Review to allow sanitary sewer connection within a floodplain; and Water Resource Overlay review for the same. APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. - (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications) THE APPLICANT(S) SHALL CERTIFY THAT: ♦ The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. ♦ If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this zz-tk day of , 20-zQ "7 O%Vn4WS-S#iaiure Owner's Signature Owner's Signature Owner's Signature 2 t 02,26!2002 15:34 FAX 5035981960 CITY OF TIGARD Q 002 M SENSITIVE LANDS TYP1 II or TYPE III APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard. OR 97223 (503) 639-4171 FAX (503) 684-7297 GENERAL d FORMATION Property Address/Location(s): 10330 SW Scholls Ferry Road (opposite SW Conestoga Drive) Tax Map & Tax Lot #(s): 1 S1 34AB, TL 3300 Site size: 2.54 acres . Applicant': Muslim Educational Trust Address: PO Box 283 City/State: Tigard, OR Zip; 97223 Primary Contact: *See below Phone: 503-228-1273 Fax: Property OwnerlDeed Holder(s)`: (Attach List if more than oee) Muslim Educational Trust Address: PD Box 283 -Phone. 503-228-1273 City/State: Tigard, OR gyp;. 97223 " When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with ~ authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a written audxxU bon with this application. PROOPOR& SUMMARY The owners of record of the subject property request a Sensitive Lands Permit to allow (please be specift): A" . . Type I Sensitive Lands Review and Type II Water Resources Overlay°yReview are requested to allay excavation and restoration PRE-APP. HELD WITH. DATE OF PRE APP.: 'L q wA, • .:~~I=AR STAKF~USE{itiJLY - Duo . VIM r I i.:~?i!;v4L' ~t• rN'V'' • rYd g j.(~{':.:..~ . :~l.' i.R: IVA ~V.V+•MV.I •t G: R99 UIRED SUBMITTAL ELEMENTS (Note: appOcatIm will ao be accepted without VW requtreid submittal elements) ❑ App([(-.Won Form ❑ Owner's Signature/Wd ten Authors ation © Title Transfer Instrument or Deed ❑ COPY of Pr- p caflon Conf. Notes ❑ SlIa/Plot Plan of copies based on pre-app meat Est) SWPiot Plan (reduced VWX 11") ❑ Applicant's Statement of ooptes based on pr+o-app check rot) Q CWS Sewer Use Information Card (DSbu6edkoompteted at 2ppficabW submittal) ❑ CWS Service Provider Letter ❑ 2 Sets of Pre-Addressed/Pre-Stamped #10 Envelopes & Copy of SW Property Owner List Generated by the City ❑ Neighborhood Mtg. Affidavits & Notes C3 Filing Fee (Administrative) $ 745.00 1 *Primary Contact is Jerry Offer; Otak, Inc; 17355 SW Boones Ferry Road; Lake Oswego, OR 9703. 503-699-2417 t,irY OF TIGARD Q003 APPLICANTS: To consider an application complete. you will need to submit ALL of the REQUIRED SUBMITTAL MEME" as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications,) THE APPLICANT(S) SHALL CERTIFY THAT: ♦ The above request does not violate any deed, restrictions that may be attached to or imposed upon the subj_ect~perty. • if the application is granted, the applicant will exercise the rights granted in accordance with the terms and, subject to all the conditions and limitations of the approval. ♦ AlI of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. BATED this day of 20 4-r- d tA. 5 L", L,:) ,,•c - Owner's Signature . owner's Signature Owner's Signature Owner's Signature 2 013/01/2002 10:36 FAX 5035981960 CITY OF TIG_ARD • 0002 r C& OF TIGARD j3ENERAL INFORMATION ADJUSTMENT TYPE fl APPLICATION 13125 SW Haff Blvd., T7gard, OR 97223 ($03) 639-4171 FAX_- (503) 684-7297 Pr Addres~/~ocationts • 10300 SW Scholls Ferry (opposite SW Cbi~ a_ i e Tax Map S Tax Lot #(s): 1S1 34AB, TL 3300 t Site Size: 2.54 acres Applicant% Muslim Educational Trust Address: PO Box 283 City/State: Tigard OR Zip: 9772-4 Primary Contact: *~e ht-low Phone: 503-228-1273 Fax: (Attach list if more than one) City/Swte: 9722 • When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on •the back of this forth or submit a written authortzatlon with this application. The owners of record of the subject property request permission for an Administrative Adjustment to the. following provision(s) of the Community Development Code (please c'rrde one only): ' > naluser~s • Aooessand Epnsas StendardsAdlustrrtert or • PaftV Aiqudmw ts -Raducbm In A&wwm PaW Mj • Psaft Aoiumhwft - Redadlon in Repu:eo ekyae Parwng • P80*Q l4> V*M is - R&*Xftn h Krft m P01* ror Tmr" 1nVm nwftMew Dav. • PatldnQ A4tuiihe * - Use arANaretive Pv p Genes LsYout • S1FC011eA*Ktnwd . . • Sheet rnpavamm RewAww nto Adl wbmm i ♦ Wbeles! Oomm►aurxdon Fatally ustrnente - oistanoe Flom pasibe Keacenriai Please state the reason for the Adjustment request:, An adjustment to allow a 75% reduct. number of bicycle parkings spaces for a school is requested. The school is a private school serving a large geographic area such that the majority of the school's enrollment-lives beyond a resonable distance for bicycling to school. *Primary Contact is Jerry Offer Otak, Inc. 1 17355 SW Boones Ferry Road Lake Oswego, OR 97035 503-699-2417 PRE-APP. HELD WITH: DATE OF PRE-APP.: W FOR STAFF USE ONLY Case No.: Y zeo-L_ `gcob 1 Other Case No.444 2wZ -,rYza3 ♦5tA1_uo z - Receipt No-- Application Accepted By: Date: 2-L/o L Date Determined To Be Complete: Comp PianrZone Designation: CIT Area, Recording Date and Number. Rsv. 1 uuut .dot R99UIRED SUBMM L ELEMENTS ✓ Application Elements Submitted: Application Form C❑ Owner's Sionature/Written Authorization ❑ We Transfer instrument or Deed ❑ Sde/Plot Plan (6 copies) ❑ Site/Plot Plan (reduced 8'11 x 11") 0 Applicanrs Statement (Amms3in9 criteria Under section 18.370.020) ❑ Filing Fee $545.00 000 All required submittal elements were submitted on February 22, 2002 with the conditional use application for the Muslim Educational Trust School: 112/26/2002 15:35 FAX 5035981960 CITY OF TIGARD • 411003 List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be Considered as part of this aapplicatiop: Conditional Use/Site Plan Review for school expansion; adjustment to amount of bike parking required., EAPPLICANTS: der an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMES ad on the front of this application in the•"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications) THE APPLICANT(S) SHALL CERTIFY THAT: ♦ DA above request does not violate anv deed restrictions that made attached to or imposed upon the subject aroper_ty. ♦ If the application is granted. the applicant will exercise the rights granted in accordance with the terms and subject to all the condidoris and (imitations of the approval- AN of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and to applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria,, and understands the requirements fcr approving or denying the application. SIGNATURES of each owner of the subject property. ~C~ r 20 4 2- DATED this -day of Owner's Sign re Owner's Signature Ownees signature Owner's Signature 2 APPLICATION SUMMARY REQUEST: Conditional Use/Site Plan Review approval is requested for a major modification to the approval for Case File CUP 92- 0003. The requested modification would allow expansion of the existing religious school facility of the Muslim Educational Trust at 10330 SW Scholls Ferry Road through a two-phase expansion. The first phase would involve placing an approximately 8,200 square feet modular classroom on the site. The second phase would include building an approximately 28,000 square foot new educational building and removing the modular classroom building as well as all existing buildings. The proposed school will have nineteen classrooms, a prayer hall, a gymnasium, an indoor swimming pool, and offices. In addition, an Adjustment to the minimum bicycle parking standards of Section 18.765.050.E is requested to allow the proposed second phase of school development to be served by 28 bicycle parking spaces rather than 109 bicycle parking spaces as this Code standard typically would require. In ' addition, the requested Adjustment would allow the first phase of development to be provided with 14 bicycle parking spaces rather than the 56 spaces which would normally be required. Also, Type I Sensitive Lands Review approval is requested to allow excavation and restoration within the floodplain of Hiteon Creek to allow for connection of a sanitary sewer lateral to an existing public sewer within the floodplain. Type II Water Resource Overlay review approval is also requested to allow for the sanitary sewer connection construction and minor site grading within the Water Resource Overlay district adjacent to Hiteon Creek. LOCATION: 10330 SW Scholls Ferry Road PLAN DESIGNATION: Medium Density Residential ZONING: R-12 (Residential, 12 units per acre) SID: lS 1 34AB, TL 3300 t r 0 • DEVELOPMENT TEAM APPLICANT/ Muslim Educational Trust DEVELOPER: 10330 SW Scholls Ferry Road PO Box 283 Tigard, OR 97223 Contact: Wajdi Said, Phone: 503-228-1273 ENGINEER/ Otak, Inc. PLANNER: 17355 SW Boones Ferry Road Lake Oswego, OR 97035 Contacts: Engineer: Fares Kekhia, PE Planner: Jerry Offer Phone: 503-635-3618; Fax: 503-635-5395 TRAFFIC ENGINEER: Ejaz Khan, P.E. Phone: 503-635-3618; Fax: 503-635-5395 WETLAND Fishman Environmental Services, LLC SCIENTISTS: 434 NW Sixth Avenue, Suite 304 Portland, OR 97209-3600 Contact: Stacy Benjamin Phone: 503-224-0333; Fax: 503-224-185 TABLE OF CONTENTS Page I. Proposal Description .......1 II. Site and Vicinity Information 3 III. Pre Application Meeting 5 IV. Neighborhood Meeting .......5 V. Compliance of Conditional Use Request with Approval Standards 5 r VI. Conclusion 32 VIII. Appendices .......................................................33 Appendix One - Copy of Pre-Application Conference Notes Appendix Two - Final order for CUP 92-0003 Appendix Three- Decision for Minor Modification MMD 2000-00014 Appendix Four - Access Report - Ejaz Khan, P.E. Appendix Five - Arborist Report - John O'Shea, consulting arborist Appendix Six - Hydrology Report - M. Hassan Abdalla and Adnan Haddad Appendix Seven- Natural Resource Assessment Report by Fishman Environmental Services Appendix Eight - Water and Sanitary Sewer Capacity Analysis by Adnan Hadad Appendix Nine - Final Stormwater Management Report by Adnan Hadad Appendix Ten - Deed and Legal Description Appendix Eleven - Impact Assessment Report IX. Plan Set Sheet C1-1 - Cover Sheet/Vicinity Map Sheet EX-10 - Existing Conditions Sheet EX 11- Sheet EX 12 - Site Dimension Plan, Phase I Phase I - Elevations Sheet EX 20 - Site Dimension Plan, Phase II 1 Sheet EX 30 - Grading Plan Sheet EX 31- Preliminary Utility and Grading Plan Sheet EX 32 - Landscaping Plan, Phase II Sheet EX 33 - Off-site Improvement Plan Sheet EX 40 - First Floor Plan, Phase II Sheet EX 41- Second Floor Plan, Phase II Sheet EX 42 - East and West Elevations, Phase II Copies of a separate larger scale Plan Set which includes Exhibits 2 through 9 have been submitted, along with one 8.5- by 11-inch copy of the site plan. H:\Project\10300\ 10339\cupnarr.wpd r 0 0 r I. PROPOSAL DESCRIPTION Conditional Use approval is requested to allow expansion of the existing religious school facilities of the Muslim Educational Trust (MET) at 10330 SW Scholls Ferry Road. Site Plan Review approval is requested for the proposed site improvements, along with associated requests for approval of an Adjustment to the bicycle parking requirements of the Community Development Code and Sensitive Lands Review and Water Resource Overlay approval for sanitary sewer connection work within the floodplain/Water Resource Overlay zone for Hiteon Creek to the south of the site. i I ? r I 1 i The requested approval would constitute a major modification to conditional use permit CUP 92-0003 which approved establishment of a religious facility on the site. That application, which was made by the Korean Hope Presbyterian Church, was approved by the City of Tigard Land Use Hearings Officer on October 5, 1992 (the final order for CUP 92-0003 is included as Appendix Two). The Korean Hope Presbyterian Church established a church within the former single-family home on the site and installed most of the exisitn site improvements such as the parking lot and driveways. The Muslim Educational Trust acquired the site in 2000 and established the existing religious school. A minor modification to the prior conditional use permit was approved by the City of Tigard Planning Department on June 26, 2000 to allow a 188 square foot expansion of the buildings on the site and to recognize a minor change in the usage of the site. City staff found that "[w]hile the tenant has changed from the original applicant, it has been determined that the proposed Muslim Educational Trust will continue to be a religious institution, even though classroom facilities will be provided, therefore the modification does not involve a change of use and this standard is met." (See Appendix Three, Decision for Minor Modification MMD 2000- 0014). While the decision for Minor Modification MMD 2000-0014 found that the combined religious and academic training offered by the MET at the site could be considered a minor modification to the approved religious facility use of the site, the current proposal increases the academic scope of the training as well as the size of the proposed facility, and thus the current application should be characterized as a conditional use application for school use. It is noted that neither religious institution or school are defined in the City of Tigard Community Development Code. .11 1 The plan for the Muslim Educational Trust Center provides for a two phase expansion of the existing school facilities. The MET Center currently serves M u s l i m E d u c a t i o n T r u s t C e n t e r H:\Project\10300\10339\cupn .wpd 1 otak r 1 i r 1 1 1 r 1 1 0 0 approximately 50 students in preschool and grades 1 through 7. MET would like to serve up to 300 students in grades 1 through 12 and 20 preschoolers. The first phase expansion consists of placing a nine classroom modular building with an approximate square footage of 8,200 square feet on the site to increase the capacity to 200 students. The modular classroom building would be installed to the south of the existing parking lot, as illustrated on Sheet EX-21. Existing buildings and parking facilities would remain, although the access to the parking lot would be modified by constructing a new driveway in alignment with the intersection of SW Scholls Ferry Road and SW Conestoga Drive. The existing driveway would be converted to a construction use-only driveway. The existing parking area with 27 parking spaces will remain largely unchanged. Bike racks with spaces for 14 bikes will be placed on the gravel courtyard in front of the modular classroom building. A water quality and detention pond will be constructed in the southern portion of the site with phase one development. The first phase of the MET expansion is intended to be completed in the Summer of 2002. Appendix Four is an Access Report for the proposed MET expansion. The Access Report concludes that the MET Center can be expanded as proposed while maintaining an acceptable level of service and safety at the Scholls/Conestoga/site access intersection and the surrounding transportation system. The Access Report recommends that MET install a new signal standard and mast arm at the northeastern corner of the intersection to accommodate a signal for outbound traffic from the MET site and to also make other modifications to the existing signals and intersection improvements in response to adding a fourth leg to this intersection. These improvements would be completed with phase I of the MET expansion. Phase II of development of the MET Center is intended to begin construction no later than Fall 2005. The phase II expansion calls for construction of a two-story, 28,000 square foot, two-story school building with nineteen classrooms, a prayer hall, a library, a gymnasium, and an indoor swimming pool. The building will be located on the eastern portion of the site. A nnrtinlly cnrlncarl nnan-air ernirtvard with n nlavarounrl etrnctnra will he provided on the west side of the building. In addition, a covered play area and a landscaped courtyard will also be provided. Sheets EX-40, EX-41, and EX-42 illustrate the plans for the proposed building. All existing buildings on the site will be removed, including the modular classrooms from phase I. The proposed expansion will allow an increase in school enrollment to 300 students plus 20 pre-schoolers. The expanded school facilities will also be utilized for evening and weekend Muslim religious study classes for school Muslim Education Trust Center H:\Pro jeU\ 10300\ 103 39\a pnarr. wpd 2 otak f r 1 1 t • • age children who do not attend the school during the day, as well as for adult religious education and meetings. With phase II development, the existing parking lot will be expanded to provide 85 parking spaces, including four disabled person spaces and 17 carpool only parking spaces. Bike racks for 28 bikes will also be installed. The existing driveway to Scholls Ferry Road will be removed after construction is complete. In addition, significant landscaping modifications to the site are proposed, as illustrated by Sheet EX-32. II. SITE AND VICINITY INFORMATION i 1 I 1 i Location - The site is located on the south side of SW Scholls Ferry Road at its intersection with SW Conestoga Drive. The boundary between the cities of Tigard and Beaverton is along SW Scholls Ferry Road. SW Conestoga Drive is located in Beaverton. Existing Use - The site is currently occupied by the Muslim Educational Trust Center which is located within an approximately 2,000 square foot single-story with basement former single-family home. A number of outbuildings are located to the southeast of the school building. Site improvements include several mature trees, a playground area, and a paved parking lot. Access to the site from SW Scholls Ferry is provided by a driveway which is located approximately 100 feet east of the signalized Scholls Ferry/Conestoga intersection. A "No Left Turn" sign for outbound traffic is located at the driveway exit. Topography - The site is moderately sloped, ranging from a high point of 105 feet near the northeastern corner of the site adjacent to SW Scholls Ferry Road to a low point of 87 feet in the southwestern corner of the site. An investigation by Fishman Environmental Services, LLC, found that there are no wetlands present on the subject site but that wetlands do exist within Englewood Park approximately 15 feet southeast of the southeastern corner of the subject site. Sheet EX-10, Existing Conditions Map, is a topographic survey map with existing features shown. Neighboring Land Uses - The immediate area surrounding the site is fully developed with suburban, primarily residential land uses. The City of Tigard's Englewood Park and Hiteon Creek are located to the south and west of the site. Englewood Park is landscaped with short grasses and a variety of deciduous and evergreen trees. Detached single-family homes are located to M u s l i m E d u c a t i o n T r u s t C e n t e r H AP roject\ 10300\ 103 39\cupnaw. wpd 3 otak the south and west of the park. The Springwood Gardens apartments are located to the east and south of the subject site. The Conestoga Park apartments and the On the Green condominiums are located across SW Scholls Ferry Road from the site. Transportation and Nearby Transit Service - The site is well served by a dense network of public streets as well as public bus service. The network of streets in the neighborhood is illustrated on Sheet C1-1, Cover Sheet. Most of the streets in the area of the site have sidewalks on both sides. SW Scholls Ferry Road is a state highway, Highway 210, which is under the jurisdiction of the Oregon Department of Transportation. SW Scholls Ferry Road is a 74-foot wide, four lane wide principal arterial with a center turn lane, bike lanes on both sides, and sidewalks on both sides. The posted speed is 40 miles per hour near the site. No parking is allowed on SW Scholls Ferry Road. Most site frontages along SW Scholls Ferry Road, with the exception of the MET property and Englewood Park, have concrete sound walls along them. SW Scholls Ferry Road was reconstructed approximately five to seven years ago. SW Conestoga Drive is a 40-foot wide City of Beaverton three-lane collector street with sidewalks. The intersection of SW Conestoga with SW Scholls Ferry is a signalized three-way intersection. 1 1 t 1 i 1 Tri-Met bus service is provided on SW Scholls Ferry Road by routes No. 42, No 65, and by express route No. 91. Bus headways range between 15 and 30 minutes. Utilities - The development site is provided with sanitary sewer service by a 15-inch sanitary sewer line paralleling Hiteon Creek, just to the south of the site. As illustrated on Sheet EX-30, the easement for this sewer cuts across the southeastern corner of the site. Hiteon Creek adjacent to the site is the closest downhill storm drainage channel. The proposed development site is served by the City of Tigard public water supply system (see Sheet EX-30). There is an existing 12-inch water main in SW Scholls Ferry Road adjacent to the site. Other utilities such as electricity, natural gas, telephone, and cable television service are currently available to the site. C M u s l i m E d u c a t i o n T r u s t C e n t e r H:\Projw\ 10300\ 10339\cupnw.wpd 4 otak 1 I III. PRE-APPLICATION MEETING In preparation for making this application, the applicant's representatives met with the City of Tigard staff in a pre-application conference on April 17, 2001. The necessary applications and procedures were outlined by City staff in this meeting, along with a discussion of the potential key issues related to this review. Because it is normally required that the pre-application meeting occur within six months of the submittal of the application, the applicant's planning consultant met with City staff on February 5, 2002 to review and update the pre-application conference notes. The pre-application conference notes from both meetings are included as Appendix One. IV. NEIGHBORHOOD MEETING AND COMMENTS 1 i 1 Consistent with the neighborhood meeting requirements of the City of Tigard, the applicant held a neighborhood meeting on October 15, 2001 to discuss the proposed school and religious facility with interested neighbors and citizen involvement team members. The meeting was held within the existing MET building on the site. Appendix Three includes minutes of the meeting. Also included in Appendix Three is a copy of the notice of the meeting which was sent to owners of properties within 500 feet of the site and to the westside CIT, along with a mailing list and affidavit of mailing. In addition, a mock up of the sign which was posted on the site to announce the meeting is included along with an affidavit of posting of the site. Written comments received from neighbors or others interested in the project are also included. V. COMPLIANCE WITH CONDITIONAL USE APPROVAL STANDARDS .11 r Conditional Use - Chapter 18.330 The applicant concurs with the determination by City of Tigard Planning Department staff that the current proposal would constitute a major modification to the existing conditional use at the site due to several of the factors listed in Section 18.330.020.B.2 including a change in use, a change in accessway locations, and an increase in floor area by more than 10% as compared to what was previously approved for the site. Therefore, this request should be subject to a new conditional use Type III review procedure. M u s l i m E d u c a t i o it T r u s t C e n t e r 5 otak H:\Project\10300\ 10339\cupnarr. wpd 1 Section 18.330.020.D provides for the Hearings Officer to be able to approve a time schedule for developing a site in phases, as long as the time frame is not longer than three years. The MET desires that the proposed development plan be phased with installation of the modular classrooms to occur within one year of approval, preferably prior to August 2002, with development of the second phase with permanent buildings to occur for occupancy prior to August 2005. Consistent with the requirements of Section 18.330.020.D, all required public facilities will be constructed prior to each phase, no temporary public facilities will be necessary for any phase, and the phased development will not require the City or others to construct any public facilities which will be required as part of the development proposal approval. The site is already served by public sanitary sewer and public water supply which will be sufficient to serve the needs of either phase I or two of development. Necessary connections to these services will be made as each phase is developed. A storm water quality treatment facility sufficient to serve the needs of either phase I or II development will be constructed with phase I. The access report (Appendix Four) concludes that the school facility can be expanded to its ultimate proposed capacity while maintaining acceptable levels of service and safety at the intersection of SW Scholls Ferry Road and Conestoga Drive and the surrounding transportation system with the proposed site access and signal modifications proposed as part of phase I site development. di i l l f or a con t ona criteria Section 18.330.030 provides a listing of the approva uses application. In addition, the applicable review criteria in this case include the following chapters of the Community Development Code: 18.330, Conditional Use; 18.360, Site Development Review; 18.390, Decision Making Procedures; 18.510, Residential Zoning Districts; 18.705, Access, Egress and Circulation; 18.730, Exceptions to Development Standards; 18.740, Variances and Adjustments; 18.745, Landscaping and Screening; 18.755, Mixed Solid Waste and Recyclable Storage; 18.765, Off-Street Parking; 18.775, Sensitive Lands; 18.785, Signs; 18.790, Tree Removal; 18.795, Visual Clearance Areas; 18.797, Water Resources Overlay District; and 18.810, Street and Utility Improvement Standards. Compliance of the proposed development with the applicable development standards and requirements of these chapters are addressed below. The proposal contains no elements related to the provisions of the following chapters: 18.600, Community Plan Area Standards; 18.710, Accessory Residential Units; 18.715, Density Computations; 18.720, Design Compatibility Standards; 18.725, Environmental Performance Standards; 18.370„ Historic Overlay; 18.742, Home Occupations; 18.750, M u s l i m E d u c a t i o it T r u s t C e n t e r H APro jecA 10300\ 103 39\cupnart. wpd 6 otak 1 1 1 1 1 1 1 I 1 1 i t 0 • Manufactured/Mobile Home Regulations; 18.760, Nonconforming Situations; 18.780, Temporary Uses;; and 18.798, Wireless Communications Facilities. These chapters are, therefore, inapplicable as approval standards. Conditional Use Approval Criteria Section 18.330.030.A contains the following general approval criterion for a Conditional Use: 1. The site size and dimensions provide adequate area for the needs of the proposed use; Response: The proposed expanded Muslim Educational Trust Center will be developed on a 2.54-acre parcel. The parcel is irregularly shaped with dimensions of approximately 360 feet along SW Scholls Ferry Road, 370 feet along its eastern boundary with Spring Garden Apartments, 270 feet along its southern boundary, and 260 feet along its western boundary with Englewood Park. The first phase of the school expansion project will occupy approximately 36% of the site with buildings and parking. The proposed 28,000 square foot second phase school building and parking will occupy approximately 67% of the site. The proposal includes adequate parking for each phase as discussed later in this report and more than twice the required amount of landscaping. Therefore, the site's size and configuration are of a suitable size to accommodate the proposed school facility and all required site improvements associated with the proposed use. 2. The characteristics of the site are suitable for the proposed use considering size, shape, location, topography, and natural features. Response: The site's size and shape allow for development of the site without restriction. The site slopes gently to the southwest. No ~irrnifi r•~n+ r»+nral faa+rnrae nr eiornifir-nn+ nkuainal 11a75IrrIQ avkf nn +1,P site. The location of the site at the intersection of an arterial street with a collector street and in an area where it is surrounded by residential zoning and existing residential development makes the site easily accessible and convenient to a large potential market of local residents as potential students of the proposed school. Therefore, the site's physical characteristics and location are of a suitable size to accommodate the proposed school facility and all required site improvements associated with the proposed use. Muslim Education Trust Center HAProjea\ 10300\ 10339\wpnwr.wpd 7 otak 1 1 1 1 3. All required public facilities have adequate capacity to serve the proposal. Response: All public facilities, including streets, storm and sanitary sewers, and water have adequate capacity to serve the site as discussed in Appendix Four - Access Report; and the response to Chapter 18.810 - Street and Utility Standards. 4. The applicable requirements of the zoning district are met except as modified by this chapter. 1 1 1 1 1 1 Response: This application proposes expansion of the existing religious school facility and associated onsite improvements. Schools are listed as a conditional use in the R-12 zone per Table 18.510.1. The table below compares the proposal with the minimum dimensional standards of the R-12 zone. Rtnndnrd Requirement Phase I Phase II Minimum Lot Size 3,050 sq. ft. Approx. 110,642 Approx. 110,642 s q. ft. s q. ft Minimum Lot Width None Approx. 270 ft. Approx. 270 ft. Minimum Setbacks - Front yard 20 ft. 37 ft. 30 ft. - Side facing street on corner & 20 ft. NA NA through lots - Side yard 10 ft. 120 ft. east 20 ft. east 43 ft. west 170 ft. - Rear yard 20 ft. 74.5 ft. 73 ft. - Side or rear yard abutting more 30 ft. NA NA restrictive zoning district - Distance between property line 20 ft. NA NA and garage entrance Maximum Height 35 ft. 13 ft. 7 in. 28 ft. Maximum Site Coverage' 80% 64% 33% Minimum Landscape Re uirement 20% 64% 33% * Where different numeric standards for single-family versus multi-family residential development are given in the code, the more restrictive is noted here. ' Lot coverage includes all buildings and impervious surfaces. M u s l i m Education Trust Center 8 otak HAProject\ 10300\ 10339\cupnarrmpd 1 Therefore, both phases of the proposed MET school development plan satisfy the applicable standards of the R-12 zone. ,l 5. The applicable requirements of Section 18.330.050; Section 18.330.050.B.19 includes the following additional dimensional requirements and approval standards for a school: (a) There shall be no minimum lot size requirements for schools other than what is required by the applicable zoning district. Response: As noted above, the subject site is 2.54 acres or approximately 110,642 square feet in size. This site area greatly exceeds the minimum lot size standard of 3,050 square feet for the R-12 zone. (a) Setbacks: (1) The front yard shall be a minimu,n of 30 feet; Response: The front yard (north, along SW Scholls) setback will be 37 feet from the existing house for first phase development and 30 feet for the proposed new school building second phase development. (2) On corner lots and through lots.... Response: The MET site is neither a corner lot nor a through lot. This standard is therefore not applicable. ' (3) The side yard setback shall be a minimum of 20 feet; and Response: The east and west side yard setbacks will be 120 feet and 43 feet respectively for the modular school building for first phase development (and greater for the existing house) and 20 feet and 160 feet for the new school building in the second phase of development. (4) The rear yard setback shall be a minimum of 30 feet. M u s l i m E d u c a t i o n T r u s t C e n t e r HAProjeet\10300\10339kupn .wpd 9 otak 1 Response: The rear yard (south) setback will be a minimum of 74.5 feet for the modular building in first phase development and 73 feet for the new school building in second phase development. The proposed development plan is therefore consistent with the additional development standards for schools as conditional uses listed at Section 18.330.050.B.8. To the extent that the MET Center could also be considered a religious institution, the only specific approval standard for religious institutions which exceeds the standards for schools is a requirement that the minimum lot size for a religious institution is 20,000 square feet. The subject site is 2.54 acres in size, which exceeds the minimum site size standard for religious institutions. 6. The supplementary requirements set forth in other chapter of this code including but not limited to Chapter 18.780, Signs, and Chapter 18.360, Site Development Review, if applicable, are met. Response: Other applicable standards of the development code, including Chapters 18.780 and 18.360, are discussed later in this report. _ Site Development Review - Chapter 18.360 r 1 Section 18.360.020.A.5 says that the site development review requirements are applicable to any proposed development which has a valid conditional use approved through the conditional use permit application process. Typically, most conditional use applications reviewed by the City include concurrent site development review rather than waiting until the conditional use approval has been granted. Since the MET Center application seeks conditional use permit approval, the site development review regulations are applicable. Section 18.360.090.A provides the following approval criteria: 1. Compliance with all of the applicable requirements of this Title including Chapter 18.810, Street and Utility Standards; M u s l i m E d u c a t i o n T r u s t C e n t e r HAProjea\10300\1033%cupnam.wpd io otak 1 • • Response: This report addresses applicable requirements of Title 18 including Chapter 18.810. 1 1 1 1 2. Relationship to the natural and physical environment: (a) Buildings shall be: 1. Located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; 2. Located in areas not subject to ground slumping or sliding; 3. Located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and 4. Oriented with consideration for sun and wind. Response: The site of the proposed development includes no significant natural features nor steep slopes which might be subject to slumping or sliding. Approximately one-half of the existing trees with a caliper in excess of 6-inches will be preserved with full development of the site, including the 60-inch caliper oak which is located to the southeast of the existing school building. The arborist's report, Appendix Six, recommends measures to protect these trees during the proposed site redevelopment activities. An estimated 36 of the existing trees will be removed. The natural topography slopes gently to the southeast towards Hiteon Creek. This natural drainage pattern will be preserved. The proposed new school building will be oriented so that the open air outdoor play area within phase II is open to the south for maximum solar exposure while being shielded by the building from the other three sides. Using the building as a shield for the open air playground area also will serve to reduce noise impacts from the children on the playground which otherwise might affect neighboring properties. (b) trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. Response: As noted above, approximately xxxxx existing trees on the site will be preserved. The landscaping plan, Sheet EX-32, M u s l i m E d u c a t i o n T r u s t C e n t e r HAProject\10300\10339\tupnam. pd 11 otak 1 provides for approximately 63 new trees to be planted which will serve to mitigate for the trees to be removed. 3. Exterior elevations: (a) along the vertical face of single-family attached and multiple- family structures, offsets shall occur at a minimum of every 30 feet.... Response: The proposal is for a school. This section relates to residential development only and, therefore, is not applicable. 4. Buffering, screening and compatibility between adjoining uses: (a) Buffering shall be provided between different types of land uses, for example, between single-family and multiple-family residential, and residential and commercial uses, and the following factors shall be considered in determining the adequacy of the type and extent of the buffer: Response: The proposal involves a school. Compliance with the buffering and screening standards of Chapter 18.745 is considered in detail elsewhere in this report. (b) On site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical ' devices on roof tops, i.e., air cooling and heating systems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening. d b e screene ; (1) What needs to (2) The direction from which it is needed; (3) How dense the screen needs to be; (4) Whether the viewer is stationary or mobile; and (5) Whether the screening needs to be year around. r Response: The adequacy of the proposed parking area screening and trash/recycling enclosure screening is addressed later in this report under the specific provisions of Chapter 18.745, Landscaping and Screening. M u s l i m E d u c a t i o n T r u s t C e n t e r H:\Pmject\ 103 00\ 10339\cvpnwr. wpd 12 otak 1 5. Privacy and noise: multi-family or group living uses: Structures which include residential dwelling units shall provide private outdoor areas for each ground floor unit which is screened from view by adjoining units as provided in Subsection 6.a. below; t 1 t 1 t 1 1 1 1 Response: The proposal is for a school use. This section relates to residential development only and, therefore, is not applicable. 6. Private outdoor area: multi-family use: Private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of four feet; and Response: The proposal is for a school. This section relates to residential development only and therefore is not applicable. 7. Shared outdoor recreation areas - multi-family use: In addition to the requirements of Subsections 5 and 6 above, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents... Response: The proposal is for a school use. This section related to residential development only and therefore is not applicable. 8. Where landfill and/or development is allowed within and adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian /bicycle pathway within the floodplain in accordance with the adopted pedestrian/ bicycle plan. Response: According to FEMA floodplain information, the site is not located within the 100-year floodplain, but is adjacent to floodplain area which is already under City ownership as Englewood Park. There already is a pedestrian/bicycle pathway within the park. M u s l i m E d u c a t i o n T r u s t C e n t e r 13 otak HAProject\ 10300\ I0339kvpnarr.wpd 1 9. Demarcation of public, semi-public and private spaces for crime prevention: a. The structures and site improvements shall be designed so that public areas such as streets or public gathering places, semi-public areas and private outdoor areas are clearly defined to establish persons having a right to be in the space, to provide for crime prevention and to establish maintenance responsibility; and b. These areas may be defined by, but not limited to the following.- A deck, patio, low wall, hedge, or draping vine; A trellis or arbor; A change in elevation or grade; A change in the texture of the path material; Sign; or Landscaping. Response: The MET Center site will be differentiated from the SW Scholls Ferry Road right-of-way by a combination of landscaping, fencing, and street trees. The walkway approach to the building entrance provides a clear visible corridor for visitors coming from public space to the private space of the school. This entrance will be visible from the administrative offices of the school. The remainder of the MET site perimeter will be fenced. Therefore, this standard is met. In addition, MET uses outdoor supervision by adults of all outdoor activities involving its students. 10. Crime prevention and safety: a. Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; ■ Response: All proposed building elevations for both phase one ■ and phase two are provided with a number of windows so as to allow surveillance of the entire school site from within the proposed buildings. I Subsections b. and c. refer to residential improvements I I M u s l i m E d u c a t i o n T r u s t C e n t e r H:\Projm\ 10300\ 10339\cupmff.wpd 14 otak 1 1 1 I t 1 1 t 1 1 • 0 d. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; e. Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet which is sufficient to illuminate a person. Response: Two double-fixture light poles are proposed for the parking area to provide for an appropriate level of lighting for the parking lot. 11. Public transit: a. Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; b. The requirements for transit facilities shall be based on the following: The location of other transit facilities in the area; and The size and type of the proposal. Response: SW Scholls Ferry Road is served by Tri-Met bus service. There are several bus stops in the vicinity. The closest bus stops in each direction are in front of the site on either side of SW Scholls Ferry Road at its intersection with SW Conestoga. The on-site sidewalk system will connect with the public sidewalks along Scholls Ferry Road so that continuous accessible sidewalk connections will be provided between the school and bus stops on SW Scholls Ferry Road. 12. Landscaping.- a. All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.100. Response: The applicable standards of Chapter 18.100 are addressed later in this report. M u s l i m E d u c a t i o n T r u s t C e n t e r H:\Project\10300\10339\cupnarr.wpd 15 otak b. In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 percent of the gross area including parking, loading and service areas shall be landscaped; and c. A minimum of 15 percent of the gross site area shall be landscaped. Response: As noted earlier in this report, the project will provide 33% of the site in landscaping with phase II development. Approximately 64% of the site will remain with its current landscaping with phase II development. 13. All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan; Response: Storm drainage is addressed below under Chapter 18.810, Street and Utility Improvement Standards. 14. Provision for the disabled: All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447; and difi d to e Response: All existing buildings have previously been mo meet accessibility requirements. The proposed phase I modular building is designed to be fully accessible to the disabled. Two disabled person accessible parking spaces are currently provided in the parking lot. Four accessible parking stalls will be provided with phase II development, consistent with the UBC requirements for a parking lot of the size proposed. An elevator will be provided to provide that the disabled will be able to access both floors of the proposed school building in phase II. Accessibility of walkways and structures will be addressed through the building permit process. It is the intent of MET to have the entire site and buildings be as accessible as possible. 15. All of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments, Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. Response: The provisions of the underlying R-12 zone are addressed later in this report. All of these standards are met. M u s l i n E d u c a t i o n T r u s t C e n ter 16 otak H:\Project\ 10300\ 10339\cupnarr. wpd Access Egress and Circulation - Chapter 18.705 Section 18.705.020.A. states that the provisions of this chapter shall apply to ' all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Since the proposed MET expansion program will include the construction of new structures, this Chapter applies. Section 18.705.030.F. states that pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and ments ei hborin develo g g p ; n Response: The site plan indicates that sidewalks will be provided between the main building entrances and the public sidewalk on SW Scholls Ferry Road for both phase I and phase II development.. 1 1 1 2. Within all attached housing (except two-family dwellings) and multi- family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Response: The proposal is for development of a school; therefore, this standard does not apply. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a M u s l i m E d u c a t i o n T r u s t C e n t e r H:\Pmjca\ 10300\ 10339\cupnwTmpd 17 otak 1 1 minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and signposts, and shall be in compliance with ADA standards; Response: The site plan provides an internal site sidewalk without crossing vehicle access driveways or parking lots. The sidewalk varies between 5 and 8 feet in width and where it is adjacent to roadways, the sidewalk is physically separated from the roadway by a 6-inch vertical curb. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. Response: All sidewalks will be surfaced in concrete. Section 18.705.030.1. 1 states that vehicle access, egress and circulation for 1 commercial and industrial use shall not be less than as provided in Table 18.705.3; TABLE 18.705.3 1 VEHICULAR ACCESSIEGRESS REQUIREMENTS: COMMERCIAL AND INDUSTRIAL USES REQUIRED MINIMUMNUMBER MINIMUM MINIMUM PARKING OF DRIVEWAYS ACCESS WIDTH PAVEMENT SPACES REQUIRED 0-99 1 30' 24' curbs required 100+ 2 30' 24' curbs required or 1 50' 40' curbs required Response: The City of Tigard applies this table for all non-residential projects, even those which are not commercial or industrial projects. Less than 100 parking spaces will be provided with this project. According to the table above, one 30-foot access with 24-foot pavement width is required for a parking lot this size. The site plan indicates that one 30-foot access way with a 24-foot paved width and curbs is proposed onto SW Scholls Ferry Road. Muslim Education Trust Center 18 otak HAProjecA 10300\ 10339\cupnm.wpd 1 Section 18.705.030.2 states that vehicular access shall be provided to commercial or industrial uses, and shall be located to within 50 feet of the primary ground floor entrances; Response: The site plan indicates that the access driveway for phase II 1 development will allow someone to be dropped off within approximately 15 feet of the primary entrance to the proposed school. Parking spaces and access driveways will be located within 50 feet of the main entrances to the modular classroom building and the existing house within phase I development. Section 18.705.030.3 says that additional requirements for truck traffic may be placed as conditions of site development review. Response: Provisions for school bus loading for phase II development is discussed below. No significant truck traffic to the site is anticipated with the proposed school use. Section 18.705.030.K.2. states that to eliminate the need to use public streets for movements between commercial or industrial properties, parking areas shall be designed to connect with parking areas on adjacent properties unless not feasible. The Director shall require access easements between properties where necessary to provide parking area connections. Response: The subject property and adjacent properties are zoned for residential use, therefore, this criterion does not apply. In addition, the abutting properties are already developed with a park and an apartment 1 complex and do not really provide opportunities for connected parking facilities. 1 1 1 Exceptions to Development Standards - Chapter 18.730 Section 18.730.040.A. provides for additional setbacks from specified roadways. To ensure improved light, air, and sight distance and to protect the public health, safety, and welfare, structures in any zoning district which abut certain arterial and collector streets shall be set back a minimum distance from the centerline of the street. Where the street is not improved, the measurement shall be made at right angles from the centerline or general extension of the street right-of-way as follows: Muslint Education Trust Center 19 otak HAProjecA 1 0300\ 1 0339\cupn .wpd 1 1 1 1 1 1 1 1 I • Arterial Streets: The required setback distance for buildings on arterial streets is the setback distance required by the zoning district plus the following distances measured from the centerline of the street as contained in Table 18.730.1. Response: SW Scholls Ferry Road is an arterial street, which requires a 50- foot building setback from right-of-way centerline in this section of the road. The site plan indicates that the right-of-way is 52 feet wide from centerline. The proposed building locations in phase I and phase II are 35 and 30 feet respectively from the northern property boundary which is 52 feet from centerline; therefore, the proposed setbacks from SW Scholls Ferry Road are more than required by this standard. Landscaping and Screening - Chapter 18.745 Section 18.745.020.A. states that the provisions of this chapter shall apply to all development including the construction of new structures.... Response: Since the proposed Muslim Educational Trust school facilities will involve the construction of new structures, this Chapter is applicable to the review of this application. The following are the development standards that are applicable to this proposal: Street Trees: Section 18.745.040.A.1. states that all development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. Response: The subject property has frontage on SW Scholls Ferry Road. Street trees already exist along the site's frontage with SW Scholls between the sidewalk and curb. An additional silver maple street tree will be placed along this frontage as the existing driveway is removed with phase II development. Buffering and Screening: Section 18.745.050.A.2. states that buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in M u s l i n E d u c a t i o n T r u s t C e n t e r H AProjoct\ 10300\ 103 Mcupnw. wpd 20 otak 1 accordance with the matrices in this chapter (Tables 18.745.1. and 18.745.2.). The owner of each proposed development is responsible for the installation ' and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; l d i h d R ocate on a s te t at is zone -12. Response: The proposed school will be All adjacent property on the south side of SW Scholls Ferry Road are also zoned for residential use (R-12 and R-7). According to the above-referenced matrices, development in commercial zoning districts (and, by inference, development of commercial or institutional uses in other zones) requires buffering and screening from adjacent residential property at the D level, such as occurs adjacent to the eastern and southern boundaries. No specific 1 buffering standard is specified where the commercial (or in this case, institutional) use abuts a public park. No buffer is required along an arterial street, such as Scholls Ferry Road. The D-level buffer standard requires a buffer 10- to 20-feet wide with trees, shrubs, and a screen. The 20-foot D-1 buffer requires a hedge screen; the 15-foot D-2 buffer requires a fence screen and the 10-foot D-3 buffer requires a masonry wall screen. f l l h d d oot an ong t e scape area a The landscape plan provides for a 15 to 20- property's northern boundary with SW Scholls Ferry Road. In addition, the existing six-foot high solid vinyl fence along this boundary will be retained. The proposed landscaping and fencing should satisfy the buffering standards on this boundary. To the east and south, a minimum 20-foot wide buffer is proposed with a combination of existing trees along the northern portion of the east boundary and the southeastern corner of the site, and a combination 1 1 of Sawtooth Oaks and photynia shrubs as an evergreen hedge. These boundaries are fenced with a 6-foot tall chain link fence. The combination of these materials should meet the requirements for a D-1 buffer along these boundaries. The western boundary will have the same plant materials and a chain link fence, with white slats in the fence within approximately 100 feet of Scholls Ferry Road along the western edge of the site. Section 18.745.050.E. 1. a. states that screening of parking and loading areas is required. The specifications for this screening are as follows: Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; M u s l i m E d u c a t i o n T r u s t C e n t e r 21 otak H APtoj ect\ 10300\ 103 3 9\cup nart. wpd 1 ' Landscape planters may be used to define or screen the appearance of off- street parking areas from the public right-of-way; ' Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; ' T h ll b l d i l d d i l d i ll ki rees s a e p ante n an scape s an n a par s ng areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. Response: The landscape plan shows that shrubs and trees will be provided around the perimeter of the parking lot. The proposed plantings will provide the required balance between low-lying and vertical shrubbery and trees. In ' addition, the existing five-foot tall vinyl fence along SW Scholls Ferry Road will screen views of the parking lot from the street and the site perimeter ' buffering and screening will screen views of the parking area from neighboring properties. The proposed parking lot contains 84 parking spaces, which would require 12 trees within islands spaced so as to provide a canopy. The landscape plan provides for 14 Honey Locusts and 10 Gingko trees within the parking lot ' islands with additional trees around the parking lot perimeter. Together, these trees should provide the desired canopy effect. 1 1 1 Section 18.745.050.E.4. states that any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. Response: The site plan indicates that a refuse collection area will be provided at the southwestern corner end of the parking area with phase II development. The plan indicates that this area is to be enclosed with a 6-foot high masonry wall, gated on the front side. A six-foot tall wooden fence will be used as a the screen for the trash enclosure for the first phase. Muslim Education Trust Center 22 otak H AProject\ 10300\ 103 Mcup narc. wpd 1 ' Mixed Solid Waste and Recyclable Storage - Chapter 18.755: Section 18.755.010.B. states that the mixed solid waste and source separated ' recyclable storage standards shall apply to new multi-unit residential buildings containing five or more units and non-residential construction that ' are subject to full site plan or design review; and are located within urban zones. that allow, outright or by condition, for such uses. 1 1 1 1 1 1 1 Section 18.755.010. C. 5. b. states that non-residential buildings shall provide a minimum storage area of 10 square feet, plus 4 square feet/1,000 square feet gross floor area (GFA) for "office" and "other" uses. Response: The total square footage of the proposed phase I modular building is approximately 8,200 square feet. In addition, the existing building is approximately 2,000 square feet in size. The combination of buildings of these sizes is required to be provided with storage of 50.8 square feet (10 + (4 x 2) + (4 x 8.2) = 50.8 sq. ft). A 12 ft. wide by 5 ft. deep by 6 ft. high wooden trash and recycling enclosure will be constructed adjacent to one of the existing outbuildings with phase I development. The total square footage of the proposed phase II school building is approximately 28,000 square feet. A building this size is required to provide storage of 122 square feet (10 + (4 x 28) = 122). The site plan indicates that the proposed trash enclosure to be built with phase II development will be approximately 28 feet wide x 10 feet (280 square feet), thereby satisfying this standard. Off-Street Parking - Chapter 18.765 Section 18.765.020 states that at the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. Section 18.765.070 provides both minimum and maximum parking space standards based upon uses and, in the case of maximums, based upon location within the city. For purposes of maximum parking, the site is located within parking zone A. Response: The site plan and floor plan indicate that the proposed building in phase II will total 28,000 square feet of gross floor area and contain nineteen classrooms. Eleven of the classrooms (including one computer lab) should be considered as elementary school classrooms; one classroom should be considered a pre-school classroom, and seven classrooms (including one M u s l i n E d u c a t i o n T r u s t C e n t e r H:\Pmject\10300\ 10339\cupnarr.wpd 23 otak I computer lab, the science lab, and the lecture room) should be considered as senior high school classrooms. Table 18.765.2 states that the minimum ' parking requirement for an elementary school is 2 spaces per classroom, 6 spaces for one pre-school classroom, and 1 space per every 5 students or staff for high school. Based on the number of classrooms intended for elementary school use ((2 parking spaces per each of 11 elementary classrooms) + 6 ' spaces for the one pre-school classroom + the number of senior high students and staff ((100 students plus 10 staff)/5 x 1 parking space)) = 50, or a minimum parking requirement of 50 parking spaces. Table 18.765.2 states that the maximum parking requirement in parking ' zone A for an elementary school is 2.5 spaces per classroom, 7 spaces per pre- school classroom, and 1 space per every 3.3 students or staff for highschool. ' Based on the number of classrooms intended for elementary school use ((2.5 parking spaces per each of 11 elementary classrooms) + 7 spaces for the one pre-school classroom + the number of senior high students and staff ((100 students plus 10 staff)/3.3 x 1 parking space)) = 63.8, or a maximum parking ' allowance of 64 parking spaces. The proposed parking lot for phase II provides for 85 parking spaces which satisfies the minimum required parking standard but exceeds the maximum allowed parking standard. Section 18.765.070 allows designated carpool and designated disabled accessible parking spaces to be excepted from the parking which counts towards the maximum parking standard. Four designated disabled parking spaces will be provided along with 17 designated carpool parking spaces. With these 21 parking spaces excepted, the 64 remaining parking spaces satisfies the maximum permitted parking standard for parking zone A. ' Section 18.765.030.B. states that the location of off-street parking will be as follows: Off-street parking spaces for single-family and duplex dwellings and single- family attached dwellings shall be located on the same lot with the dwelling(s); ' Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building. Response: Parking areas for both phases of development are located almost immediately adjacent to the school buildings. The furthest point of the parking area is within 250 feet of the building proposed for phase II development and within 125 feet of the buildings within phase I. M u s l i n E d u c a t i o n T r u s t C e n t e r HAProjecl\10300\10339\cupn .wpd 24 otak 1 • • 1 ' Section 18.765.030. G. states that all parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. Response: State standards require three accessible spaces for parking lots providing 50 to 100 parking spaces. State standards also require that at least one required accessible space must be sized and designated "van ' accessible". The site plan indicates that four ADA accessible parking spaces will be provided. Two of these spaces will be sized as van accessible spaces. Section 18.765.040.J. states that parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back ' from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed ' the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. 1 1 1 1 Response: Perimeter curbs are proposed for all parking spaces around the perimeter of the parking lot. The spaces around the perimeter of the parking lot either have been reduced in depth in order to utilize the bumper overhang landscaping provision or else wheel stops three feet back from the front of the parking stall are utilized where the perimeter parking spaces are located adjacent to walkways. Section 18.765.040.N.1. states that except as modified for angled parking in Figures 18.765.1 and 18.765.2, the minimum dimensions for parking spaces are as follows: 8.5'x 18.5' for a standard space; 7.5'x 16.5' for a compact space; and As required by applicable State of Oregon and federal standards for designated disabled person parking spaces; The width of each parking space includes a stripe, which separates each space. M u s l i m E d u c a t i o n T r u s t C e n t e r 25 otak H:\Pmjxt\10300\10339kupmff. wpd 1 Response: All proposed parking spaces are sized according to these standards. The four accessible spaces are 9.75 feet wide with an 8-foot-wide ' access aisle as required by ADA regulations. Section 18.765.040.2. provides that aisles accommodating two-direction ' traffic, or allowing access from both ends, shall be 24 feet in width. Response: All access aisles are at least 24 feet wide. Section 18.765.050.A. states, with regard to the location and access to bicycle parking. Bicycle parking areas shall be provided at locations within 50 feet of ' primary entrances to structures; Response: Two bicycle parking areas will be provided on the west side of the phase II building within approximately 50 feet of the primary building entrance. Bicycle parking racks will be located within the gravel courtyard ' area on the north side of the phase I modular building within 50 feet of building entrances. ' Section 18.765.050.E. states that the total number of required bicycle parking spaces for each use is specified in Table 18.768.2. in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family ' residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as ' governed by Section 18.390.040., using approval criteria contained in Section 18.370.020. C. 5. e. ' Table 18.765.2 states that a school use must provide 6 bicycle parking spaces per elementary or high school classroom, and 1 bicycle parking space per pre- school classroom. Response: Eleven elementary school, seven high school classrooms, and one ' pre-school classroom will be provided with phase II development of the MET Center. The bicycle-parking requirement for phase II development is therefore 109 spaces (6 spaces x 18 classrooms) + 1 space = 109 bike parking ' spaces). 28 bicycle parking spaces within four bicycle racks are proposed with phase II development. ' Nine elementary and high school classrooms will be provided, with no pre- school classrooms, with phase I development of the MET Center. The bicycle-parking requirement for phase I development is, therefore, 54 spaces ' Muslin Education Trust Center 26 otak H AProject\ 10300\ 1 0339kupnarr.wpd 1 1 1 1 1 1 1 • • (6 spaces x 9 classrooms) = 54 bike parking spaces). Fourteen bicycle parking spaces within two racks are proposed with -phase I development. An adjustment is requested to the minimum bicycle parking standard to allow less than the normally required number of bicycle parking spaces for each of the proposed phases of development. Section 18.370.020.C.5.e provides that a reduction of required bicycle parking may be approved if the applicant can demonstrate that the proposed use by its nature would be reasonably anticipated to generate a lesser need for bicycle parking. The bicycle parking standard is intended to provide enough bicycle parking for any school, including public schools which have a limited enrollment area in which a great number of students live within a reasonable distance of the school for commuting purposes. The MET Center however, is a private school which draws its enrollment from throughout the Portland metropolitan area and therefore has a lesser percentage of students which might be anticipated to bicycle commute to school than the schools the standard is intended to serve. Approximately 75 percent of the present MET student enrollment lives at distances greater than 2 miles from the MET campus. Greater than 2 miles distant from a school would seem to be beyond a reasonable bicycle commuting distance for elementary and high school students. MET anticipates that the geographic distribution of its enrollment should not change significantly as the school grows into its proposed expanded facilities. Since it is anticipated that approximately 75 percent of the student enrollment will live beyond a reasonable bicycle commuting distance, it is requested that the required bicycle parking standard be cut by 75 percent to 28 bicycle parking spaces for phase II development and 14 bicycle parking spaces for phase I development. MET will commit to provide additional bicycle parking rack spaces if the bicycle parking demands of its students and teachers is not satisfied by the facilities which are provided. Section 18.765.070.H states that the minimum and maximum off-street parking requirements are contained in Table 18.765.2. Response: Minimum and maximum off-street parking is addressed earlier in this section. Section 18.765.080.A states that commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: 1 ' Muslim Education Trust Center 27 otak HAPfojea\ I0300\10339\cupnan.wpd A minimum of one loading space is required for buildings with 10,000 gross square feet or more; Response: One loading space will be provided on the south side of the school building with phase II development. In addition, a school bus loading space will be located adjacent to the main building entrance on the west side of the phase II building. No loading spaces are to be provided with phase I development. Sensitive Lands - Chapter 18.775 ' The southeastern corner of the site may include a very small area of the ' Hiteon Creek 100-year floodplain, although it is difficult to ascertain due to the imprecise nature of the FEMA floodplain map for this area. No development is proposed within the potential area of floodplain within the southeastern corner of the site with the exception of retention of the existing chain-link fence which might be located within the 100-year floodplain. Section 18.775.020.A.7 allows, without a permit, fences within sensitive ' lands areas other than within floodways. The site does not include any area of floodway; therefore, the fence is permitted. ' Section 18.775.020.B.1 allows the City Engineer to review and approve through a Type I sensitive lands permit procedure for the installation of ' public support facilities including underground utilities. The Utility Plan, Sheet EX-31, provides for connection of the proposed sanitary sewer lateral to the existing 15-inch sanitary sewer within the floodplain and floodway of ' Hiteon Creek. After excavation to make this connection, the trench will be filled, compacted, and revegetated in order to restore the area of impact to its original grade and appearance. Details on the proposed connection will be ' provided with the building permit plans. ' Sians - Chapter 18.780: 18.780.130.B states that no signs shall be permitted in R-12, R-25 or R-40 zone except for the following: For non-residential uses, one illuminated or non-illuminated freestanding sign not exceeding six feet in height and 32 square feet in area per sign face for uses approved under the site development review or conditional use ' Muslim Education Trust Center 28 otak H AProject\10300\ 10339\wpnart.wpd 1 1 1 1 1 1 1 1 i 0 process will be permitted. Wall signs may not exceed five percent of the gross area of the wall face on which the sign is mounted; Response: No signs are proposed at this time. A permit will be obtained for any future signs to be placed on the site. Tree Removal - Chapter 18.790: The Grading Plan, Sheet EX-31 shall serve as the tree plan required by Section 18.790.030. No trees are proposed to be removed as part of the phase I development plan. Approximately 27 regulated (6-inch or greater caliper) trees are proposed to be removed as part of phase II site development. All trees to be removed are needed to be removed in order to construct proposed building or pavement improvements. 54 trees will be planted as mitigation for the trees proposed to be removed. Vision Clearance Areas - Chapter 18.795: Section 18.795.020.A. states that the provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Section I& 795.030.B. states that a clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. Response: The clear vision area associated with the Scholls Ferry Road/site entrance intersection will be unobstructed by vegetation and signs. Water Resources Overlay District - Chapter 18.797 The southeastern corner of the site includes a small area which has been mapped as being included within the Water Resources overlay district. This area has apparently been included within the Water Resources district because it is riparian corridor to Hiteon Creek and because it is within the Muslint Education Trust Center H:Wmject\ 103 00\ 103 Mcupnar mpd 29 otak 1 1 1 1 s 1 t 1 a t 1 • • required buffer for the wetlands within Englewood Park. Consistent with the standard riparian setback for Hiteon Creek and the required buffer for the wetlands, no new activities will occur within the 50 foot buffer area other than the planting of buffer plantings. Street and Utility Improvement Standards - Chanter 18.810 Chapter 18.810 provides standards related to streets, water supply, sanitary sewer, and storm drainage facilities which are necessary to serve proposed development of a site. Streets Section 18.810.030.A.3 states that streets adjacent a development shall be improved in accordance with the standards of that chapter. Section 18.810.030.A.4 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with that chapter. Response: The site is bordered by SW Scholls Ferry Road. This roadway is classified as an arterial street on the City's Transportation Plan Map and is under Washington County jurisdiction. The roadway is fully improved adjacent to this site. No additional right-of-way dedication or street pavement width improvement should be necessary with the proposed redevelopment of this site. Traffic Impact Study Findings An Access Study was completed by Ejaz Khan, PE. This report is included as Appendix Four. The study reviewed the intersection of SW Scholls Ferry Road at SW Conestoga and the proposed site driveway. The study found that the intersection currently operates at Level of Service B in the AM peak period and is within the tolerable traffic safety range of Washington County intersections. During the AM Peak Hour, 59 trips through this intersection are expected to be generated by the school at its ultimate capacity; however 12 of those trips are considered to already occur with the school at its present size. The study found that with the additional projected trips generated by the proposed school at full enrollment, the Scholls Ferry Road/Conestoga intersection will operate at Level of Service (LOS) C or better. This LOS estimate is within the acceptable LOS range. Muslina Education Trust Center HAProjecA 1 0300\ 10339\cupnwmpd 30 otak 1 1 The Access Study concurs with the plan to relocate the site access driveway to align with SW Conestoga in order to improve traffic safety and overall traffic operations. In addition, the study recommends installation of a variety of measures to add a fourth leg of the existing Conestoga/Scholls Ferry intersection to include the proposed new school access driveway. No other additional offsite transportation improvements are warranted. Water 1 A r t i 1 r There is an existing 12-inch public water lines located within SW Scholls adjacent to the site. A water service is already provided to the existing building on the site. The water meter for this service may need to be upgraded with construction of phase II. However, no additional public water line work is necessary with the proposed further development planned by MET. Sanitary Sewer There is an existing 15-inch public sanitary sewer line located adjacent to Hiteon Creek to the south of the site that is available to serve this site. The utility plan indicates that a connection will be made to the sewer line for the proposed development. Storm Drainage Hiteon Creek is located within Englewood Park adjacent to and southwest of the site. On-site storm drainage will be collected by a system of catch basins and private storm sewers and will be directed to a water quality and detention basin to be constructed on the southern portion of the site with phase I site development. Discharge from the water quality and detention basin to Hiteon Creek. The water quality and detention basin will be landscaped consistent with the Clean Water Service planting standards and will be enclosed by a 4-foot tall chain link fence. Grading and Erosion Control Clean Water Services design and construction standards regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. The applicant will submit a detailed erosion control plan for City review as part of the building permit submittal. M u s l i m E d u c a t i o n T r u s t C e n t e r HAProjecA 1 0300\ 103 3 9\cupn .wpd 31 otak 1 Existing Overhead Utility Lines There are existing overhead utility lines along SW Scholls Ferry Road. Section 18.810.120 of the 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. The MET will discuss the potential placement of the utilities below ground or the payment of the fee- in-lieu of undergrounding with the affected utilities and the City prior to the l~ submittal of building permit plans for phase I. 1 Chapter 18.390 Decision-Makin' Procedures Section 18.390.050.B.2.e states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. Response: An Impact Assessment Report is included as Appendix 11 to this report. In addition, this application package one small pathway tract includes an Access Report as Appendix Four; a Natural Resource Assessment Report as Appendix Seven; a Water and Sanitary Sewer Capacity Analysis Report as Appendix Eight; and a Stormwater Management Report as Appendix Nine. VI. CONCLUSION This application narrative demonstrates that all applicable provisions of the City of Tigard Community Development Code are satisfied by the Conditional Use/Site Development plans for the proposed Muslim Educational Trust school project. The applicant therefore respectfully requests approval of this application. f Muslin Educal ion Trust Center 32 otak HAPfojeet\10300\10339kupn .wpd 0 0 I Appendices t 1 i 1 1 1 1 1 i r 1 1 i t • i ne APpeTt 11 z-"" r t 1 CITY Of TI.AR PRE-APPLICATION ,,CONfE f-=N'i -NOTES a . co top,► (Pre-Application Meeting Notes are llalld 'ht- 1b,) .6 ths) RESIDENTIAL 101APP. MTG. DATE: D STATE AT PRE- APP--APPLICANT: &.~SLK-alioa 1AXA.A-,r Phone: &81 PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: Sui Sc~~ I 1 r r AGENT: NQu~ a4~4 Ou 2 AA- S 11~ Phone: (5n 92 3 -7 4 4( TAX MAP(S)/LOT #(S): NECESSARY APPLICATIONS: PROPOSAL DESCRIPTION: COMPREHENSIVE, PLAN MAP DESIGNATION: ZONING MAP DESIGNATION: CITIZEN INVOLVEMENT TEAM (C.I.T.) AREA- bil b)c ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 33 a I MINIMUM LOT SIZE:3,050 sq. ft. Average Min..'lot width: ft. Max. building height: ft. moo, Setbacks: Front ~?O ft. Side a~ ft. Rear So ft. Corner a6 ft. from street. MAXIMUM SITE COVERAGE: Minimum landscaped or natural vegetation area:,2Q_%. NEIGHBORHOOD MEETUIG [Refer to the Neighborhood Meeting Handout] THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE APPROPRIATE CIT FACILITATOR, AND THE MEMRFRS OF ANY I AND USE :,Ube -UI✓II✓II I 1 Ll_(:)) ui U101 I11uIJUSJI. A 1111H11111-111) Ul Mu (L) wuci\.- outv.,Uu1 i Hit 11 i.anli iy U,,it, the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application orb application will not be accepted. NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. OTT Of TIGIlllO r(t filkation Coafewce Notts rag< I of, l Ierle.il yMCrw.m..:( aa:,lraiw ISJ SN A (N Tcl4 t°V *3306 NARRATIVE [Refer to Code Chapl&8.3901 0 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement -is not roughly proportional to the projected impacts of the development. ACCESS 'Meter to Chapters 18.105 and 18.7651 1' twv,\s on PckTVTN) Ryuarenwr.-%h,) ~ L q9 SI" ~3 Minimum number of accesses: Minimum access width: 3 6 Minimum pavement width: "Pi ca4s All driveways and .parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: WALKWAY REQUIREMENTS [Refer to Code Section 18.105.0301 WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES E GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commerci institutional, d industrial uses, to the streets which provide the required access and egress. Walkwa a provide b/ convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. SPECIAL SETBACKS [Refer to Code Chapter 183301 / ➢ STREETS: 30 feet from the centerline of S~ ~~o/ ~>orry ~c~ LA& ➢ LOWER INTENSITY ZONES: feet, along the site's boundary. ➢ FLAG LOT: 10-FOOT SIDE YARD SETBACK. SPECIAL BUILDING HEIGHT PROVISIONS (Refer to Code Section 18730.010.83 BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a height of 75 feet provided that: nn'' l ➢ A maximum building floor area to site area ratio (FAR) of 1.5 to 1 will exist; 1V ➢ All actual building setbacks will be at least half of the building's height; and ➢ The structure will not abut a residential zoned district. BUFFERING AND SCREENING [Refer to Code Chapter 18.7451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the ;l.'(~:i;;t::. ~.i:. I,,{{,.:,!.,.. ,.,,~...t ~!.iilil,tn!r,r.- f-r.,:irr,.! Itii~~.. •rr.•::,.. described by the Code m terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may al be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. air or trm • Pre-Wiation (onkf ae Notes Page 2 of 9 The ESTIMATED REQ*ED BUFFER WIDTHS applicable to 0 proposal area are: ? feet along north boundary. ? feet along east boundary. ? feet along south boundary. feet along west boundary. ADDITION SIGHT •BSCU HG SCREENING IS REQUIRED ALONG: "Aa ~f Rc t 6,1* .~%t I ( 2°vi mod' ' w co taKC Q_ L-i#, 04 1360, (AiiUSCAriNW' (Rbferto Code Chapters 18]45,18.5 ad 18.7051 ` C STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- O> ~ way boundary. Street trees must have a minimum caliper of to least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations tpraffecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7). PARKING SPACES MUST BE PLANTED \ in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may indude the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. 1 t RECYCLING (Refer to Code Cha0er18.7551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a dear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. 2 A * F Tble PARKING (Refer to. Code Section 18165.0401 2 Q"a cW r - re : ~ ,tea 15 REQUIRED parking for this type of use: 765, Z req Parking SHOWN on preliminary plan(s): Ae_ s~ SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): NO MORE THAN 50% OF REQUIRED'SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3) feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. HANDICAPPED PARKING: ➢ All Sparking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED ABLED PERSON PARKING spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space Y BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL U4 DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. 10AUING AREA REQUIREMENTS (Refer to Cade Section 18365.0801 ye~ Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. CITY Of 11GARD Prt4poiation Conference Notes Page ) of 9 11004aidn" A"kM6 Muir tli,i k(6o BICYCLE RACKS (Refer to Code soon 183651 • BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. SENSITIVE LANDS (Refer to Code Chapter 18.7151 The Code Provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas and their boundaries is the responsibility of the applicant Areas Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS STEEP SLOPES .[Referto Code Section 18.715.080.Cl When STEEP SLOPES e)ist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code N~ Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. 1 1 UNIRED SEWERAGE AGENCY (USA] BUFFER STANDARDS (Refer to R a O 964WUSA Regulations -Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Desi n Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS . SOURCE: USA DESIGN AND CONSTRUCTION STANDARDS MANUALJR ESOLUTION & ORDER 96-44 t E4rtNSI F © Y t ACE T© ENSff1VE , © EGEiAD' i two c Cwt RRIDI'M ER$iDE • Streams with intermittent flow draining: <25% 15 feet 1 10 to < 50 acres 25 feet 1 > 50 to < 100 acres • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands > 0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres Natural lakes and ponds • Streams with intermittent flow draining: >25% 30 feet 1 10 to < 50 acres 50 feet 1 > 50 to < 100 acres • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting Streams with intermittent flow draining > 100 acres point to the top of ravine (break in Natural Ickes and ponds, <2 5%, slope), add 35 fart past tho 1„l, u1 I.,Vnu: Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers. delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or welland vegetated corridor, shall not serve. as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from (tie top of the ravine and sets (fie outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet, if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. QTY Of TIGM Pre lloiation Conkrena Notes Page 4 of 9 I N tew, it S"k"nRlwiK oi: train Restrictions in the Ve Corridor: NO structures, deve opment, construction activities, gardens, awns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. USA Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a USA Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, USA must still issue a letter stating a USA Service Provider Letter is not required. SIGNS (Refer to Code Chapter 18.1801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS - [Refer to Code Section 18.790.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: e 5 ➢ Identification of the location, size and species of all existing trees including trees designated y as significant by the City; Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: # Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; 1 Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; 1 Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; 0 Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; 1 ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be mi)lar;od ncr;orriinq to ';nnlinn 16.7go ono.n. MITIGATION [Refer to Code Section 18.190.060.E.1 REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. Y If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. OFT Of rIGM frt4f Nation Codam Notes Page S of 9 ttonUdesad ankw."wq Owem ka. ➢ If a replacement * of the size cut is not reasonably avale on the local market or would not be viable, the Director shall require replacement.with more than one tree in accordance with the following formula: 1 The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the r consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA (Refer to Code Chapter 181951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. TThhe size of the required dear vision area depends upon the abutting streets functional classification and any existing obstructions within the dear vision area. WATER RESOURCES OVERLAY DISTRICT (Refer to Code Section 18391.030) The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while l establishing dear and objective standards to: protect significant wetlands and streams; limit i \ development in designated) riparian corridors; maintain and enhance water quality; maximize flood \ storage capadty; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildfife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1.000 cubic feet per second (cfs). ➢ Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Deny Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Rip'a'rinn Setback Area:;; iii' il '.I.i' I UALATIN RIVLR TOP OF-BANKS, OR THE EDGE= OF AN ASSOCIATED WEI-LAND, whichever is ggreater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). ➢ The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. ➢ The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, nu less modified in accordance with this chapter. pn Of 11GO Previation ("femm Notes Page 6 of 9 ' 41004aiko" 46mtiw~ 0i. bar 1 1 1 1 1 r ➢ ISOLATED WENDS AND MINOR STREAMS (inc*1required g adjacent wetlands) have no riparian setback; however, a 25-foot "water quality builer" under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. RIPARIAN SETBACK REDUCTIONS (Refer to Code Section 18]97.1001 The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.100 that demonstrates all of the following: ➢ Native plant species currently cover less than 80% of the on-site riparian condor area; ➢ The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; cJ, V ➢ That vegetation was not removed contrary to the provisions of Section 18.797.100 regulating removal of native plant species; ➢ That there will be no infringement into the 100-year floodplain; and ➢ The average slope of the riparian area is not greater than 20%. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Referto Cede Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. 1 1 The DEPTH OF ALL LOTS SHALL NOT EXCEED 2Y2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'h times the minimum lot size of the applicable zoning district. jjes5 18.3 30.0 Q. 8 as QS ~.IIre to Znv 0.030 CODE APTERS 6e 18330 (fadidw use) 18340 (Disewes in"a6A 18.350 (Fanned Devekpmen4 18.360 (site Drnkpment ksiM 18.370 Variances/miusaants) • 18.380 (toning Map/rac(amendments) 18.385 pti tKmous Pemba) 18.3 90 pkosims wing Prom ms/k w smdA 18.410 pat line miumnents) 18.420 pond ivtido a) / 18.430 (Subdivitinnt) 18.520 ((ommewal toning orsmcts) 18.S30 pndasaw toning asaita) 18.620 (rvd Uiz* on g. sw&ds) 8.630(YVa kw sq= kgioail (not) 18.705 (acass/fgress/c0b6on) 18.710 (cms«r kw au units) I .715 (ornsitr uap nuio.4 18.720 (Design (onV digswduds) ( 8.725 gmim=aw Mkraunce standA,) 18.730 "dons fa oatkprnertt swduds) 18 40 pust«it oKna~ 8.742 pkra owvtio. Mara) 18.745 Panduaping d krtening Sundardt) 18.755 (Hued Sobd Wure/&(ydng Sto(age) 18.760 (Nonconk r ng%xiom) 8.765 (Off-um Pulan&Aing kquitdant) 18.775 Oeasiix aa6 krin4 18. 80 (sigq 8.785 (sea p my use Permits) 795 OvA Gunna areas) 18.797 aw ksouaes (q om&y Diuric4 . 98 (Wmess (anmuaiation fadties) 8.810 (sow i uaq invm aat standards) CITY Of TIGMW Pre-Apoiatioa (onferena Noes Page T of 9 .1 0 Q rfAO c., _ ~ - r ? d r PROCEDURE Administrative Staff Review. Public hearing before the Land Use. Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SURMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance maybe returned. The Planning counter.closes_at 4:00_PM. Maps submitted with an at?jLlicalion shall be folded IN ADVANCE to 8.5 by 11_!1.10 f~ fhn cfnff enm. rf nr The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. UrT Of 11GW I'm4 fatim Gonkm tt Rota WQ\ YQr-K~`,AeT _ A..,,,, hP -.,c PA!>h(c0wL. / 1S..> (U, UZUA-_ ADDITIONAL CONCERNS OR COMB A# C. , ,kI.r 1 1 1 1 1 1 1 1 1 The administrative decis*or public hearing will typically occur 0oximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing A 10-day public appeal period ollow all land use decisions. An appeal on this matter would be heard by the Tigard ( A basic flowchart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION [County Sunfeyors Office: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are uir to complete and file a subdivision plat naming request with the Washington County Surv eyo s Office in order to obtain approvaVreservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reserv ation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the_City's policy is to apply those system DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all (ode requirements and aspects related to site planning that should apply to the development of your site plan.. failure of the staff to provide information required by the (ode shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask an questions of City staff relative to Code requirements nor o submitting an lication. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: r11Y or TIrArn PIAf1fM,(. DIVI mil PfE(nu rnivmr, PRr Ar'p Mffimr. PNUNL: (S03) 639-4111 1AX: (S03) 684-1191 E-MAIL bufrs first wmef @ d.tigard.orm TITLE 18 (CITY Of TIGARD'S (OMMUNITY DEVELOPMENT (ODE) INTERNET ADDRESS: ci.tigard.or.us HApatty\nusters\Pre-App Notes (ommerdal.doc Updated: 18-tan-2001 (Enginee6ng section: preapp.end ' OTT Of 11GA80 Pre-Wiation (,onterew Notes page 9 of 9 M r M r M= M M s r M i= M M M r r [able 18.765.2 Minimum and Maximum Required Off-street Vehicle and Bicycle Parking Requirements (Cont.) L.DI l,uuu 3.011,000 4.511,000 0.3/1,000 none none none none 1.0/2 seats in main assembly area 1.0/1.7 seats in main assembly area (No 1.0/1.3 seats in main assembly area 1.0/20 seats in main assembly area Preschool: 5.0+1/c assroom Elementary/JR.- 2.0/classroom SR: 1.0/5 students/staff M Preschool: 7.0+1.0 classroom Elementary/JR. 2.5/classroom SR. 1.0/3.3 students/staff (Ivl) Preschool: 10.0+1/classroom Elementary/nL 3.5/classroom SR: • 1.0/3.3 students/staff (M) Preschool: 1.0/classroom Elementary/JR: 6.0/classroom SR:.6.0/classroom es 10.0/1,000 main assembly area 12.0/1,000 main assembly-area 14.0/1,000 main assembly area 2.0/1,000 main assembly area CommercW Lodging 1.0/room 1.2/room 1.4/room 1.0/10 rooms Eating and Drinldng Fast food: 9.9/1,000 (M) 12.4/1,000 (M) 14.9/1,000 (K All: 1.0/1,000 Ertablishments other. 15.3/1,000 (M) 19.1/•1,000 M 23.0/1,000 (M) Entertainment - Oriented Major Event Entertaizunent 1.0/3 seats or 1.0/6' bench 1.0/2.5.seats or 1.0/2 seats or 1.0/10 seats or 40' bench 1.0/5' bench 1.0/4' bench Theater. 1.0/3 seats (M) Theater: 1.0/2.5 seats (M) Theater 1.0/2.0 seats (M) 1.0/10 seats Adult Enteminment 2.5/1,000 3.5/1,000 4.5/1,000 0.511,000 1.0/3 seats 1.0/1.25 seats (NJj 1.0/2.0 seats (Ivi1 1.0/20 seats 2.5/1,000 Bank with drive in: 4.3/1,000(M) 3.0/1,000 5.411,000 M 4.5/1,000 6.511,000 1.0/1,000 1.0/1,000 3.3/1,000 4.0/1,000 4.5 1,000 0.3/1,000 1.0/1,000 but no less than 10.0. 1.3/1,000 2.0/1,000 0.3/1,000 1.0/1,000 sales area 1.3/1,000 sales area 2.0/1,000 sales area 0.1/1,000 sales area Off-Street Parking and Loa,: •;g Requirements . 18.765-16 11126198 i:\curpln\mastenMewcode\textchanges since 11 26 98 adoption\18.795-16 table.d Mar-99) :,'x ~iii.• ...ti~.u^ N ~':.~y 4y °".~.t~~ ~ i'F' Sf~l~,ji ~-~~a~j ~ ji~~~{ii?.s ~.t. g~yE! ,~y.~•~+~~ t~t~~5,~ ~ t~ 3 c ~ t ~ s~. M ` t . n~'T;+~'~ •.x:i,.~`Y'f~a~3' -s+r. } tii= a ~ e ....;~F fi. ' x ' Xik. • A CATIO ON pR . ES t C s - `.r~ r 3 " ' ~ • i ~ ,p,-... ~ ~ ...•yt ~7 R „ '7 jK °"s' t ,,3 . ~ i y~ 4 _ fBLIC FACILITIES TuMap[sl: 1S134AB Tax LOS): 3300 use Type: Muslim Educational facility t 1 1 1 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 to feet ❑ SW to feet ❑ SW to feet ❑ SW to feet Street improvements: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement iJ 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. W IFnsasg h*4 W czd*n ceatereace NeM rage 1 of 6 r 1561WORWIseft U VlllVl ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ 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. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ foot concrete sidewalk 1 ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ' ❑ Other: r ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ff ❑ street signs, tra ic control devices, streetlights and a two-year streetlight fee. ❑ Other: III IIIIU'."Jlll:lliJ VVIII IJC IIUI.CJ:J.~iy 011011 JVV lV IIII,IUUt; ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk 'xTY IFTIGA60 PnWIMIaden Cenimm Iles hoe 2 et 6 ,ap~ee~ taws L_1 street trees ❑ street signs, traffic&trol devices, streetlights and a two-or streetlight fee. ❑ 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 execute a non-remonstrance agreement which waives the property owners right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: 1 0.) Overhead Utility Lines: ❑ 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 ' Prior to ; 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 adjacent to the western boundary of the site. The proposed development must be connected to a public sanitary sewer. It is the developers responsibility to (NOTE: Existing building is already served). ' 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: 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. CM of 11GUO ft4AW0006111 Ceetereace Neu Moe s el 6 ~d/I...dN2.iKa.. ' 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. Onsite detention will be required if the onsite impervious areas will be increased over 5,000 sf. From the site plan, it appears this will be the case. The applicant's application plan shall show clearly where ' the proposed onsite detention facility will be located, and they shall provide preliminary sizing calculations for the facility. 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. ' ❑ Payment of the fee in-lieu. Onsite water quality facility shall be required if the onsite impervious area will increase over 1, 000 sf. 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. 1) The main access into this site shall be relocated to align SW SW Conestoga Drive, 2) The access ' change will necessitate closing the existing driveway entrance and replacing with Washington County standard curb and sidewalk, 3) The applicant must obtain approval from Washington County for this ' work.- 4) The applicant ivill also likely have to make adjustments to the existing signal at SW Gonesloga brave, which vvdi legume apprvvai from Me C ouidy. 4RAFFIC IMPACT FEES I X" of nGun P11-40gtlea CeafK ate Kan Poe 4 of 6 F"w" III IVVV, VVQJIIIIII,LVII VVUIIIY QUVF%a. u vW-..Y •1.... ..u..w ....rawva . vv / v.a..n .a....w. ...a. Impact Fee program collec es from new development base the development's projected impact upon the City's transpMation system. The applicant shall be quired to pay a fee based upon 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 ~Ul when the TIF is greater than $5,000.00. Pay TIF for building size increase. rMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering ' Department. There are two types of permits issued by Engineering, as follows: ' Street Opening Permit (SOP). This permit covers relatively minor work. in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permidee must submit a plan of the proposed work for review and approval. - This type of permit requires a non-refundable $150.00 fee. In certain cases, where City costs may exceed the $150.00 fee, an administrative deposit will be required. In addition, the permittee will be required to post a ' bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. This type of permit requires a deposit to be submitted with the construction plans. The amount of the deposit depends upon the overall value of the public improvements. 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. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will I obligate the design engineer to perform the primary inspection of the public improvement construction work. ' Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. ■ NOTE: If an Engineering Permit Is required, the applicant must obtain that ■ permit prior to release of any permits from the Building Division. ITY 6F TIGAB0 Pr*400111CMG CooteroaCe Notes rage 5 816 V 560NOWSICU41 Building Uivision Permits: The following is a brief over of the type of permits issued by is 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. ' 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. DRABING 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 speck site and floor plan for each lot. The site plan shall ' include topographical contours and indicate the elevations of the comers of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: 9 G ' GINEERING DEPkRTMEKT STAFF' Phone: 15031639-4171 Fax 15031684.7297 ' bng%bhandM"plaleslpreap poles - wV dot CfFT IF nGAM0 Pr~csdon Coatore n Notes Pape 6 of 6 ' fa~~aW ~ntfwWWu 1 1 1 1 1 I 1 1 CITY OF TIGARD i LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the Pre- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: K yeu!~a Date: 7 l 7101 1.. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this chec 'st provides details on what information to include on each plan~~freliminary Map l: Grading/Erosion Control Plan icmity Existing Conditions Map liminary Utilities Plan ❑ ubdivision Preliminary Plat Map eliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan ee Preservation/Mitigation Plan ite Development Plan Drawings 11--19 a5XLandscape Plan ❑ Sign Drawings Puhlic Imhmvem~nts/Streets flan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES 40PIES OF ALL APPLICATION MATFRIALS. Ilse ~~6 c"/ Are& -fit- /I SFls fir cn ~ ~eSS City of Tigard Land Use Application Checklist Page 1 of 5 4. SPECIAL STUDIES A REPORTS 0 ' Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ' ❑ Traffic Study ❑ / Local Streets Traffic Study Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation Storm Drainage System Downstream Analysis t ti ilit d W t lit d/ D F li i i f P Q en ropose a er ua y an or e on ac y ons or Pre m nary Sizing Calculat B ❑ Geotechnical Report ❑ Other 5. PREPARING PLANS AND MAPS. ' . " ' = 10120/50/100/200 ) and include a north arrow, legend Plans and maps should be prepared at an engineering scale (1 and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision. plat to be shown on a single sheet. Architectural' drawings may be prepared at an ' architectural scale. One copy of each plan must be submitted in photo-ready 8Yx 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map Showing the location of the site in relation to: • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ Existing Conditions Map Parcel boundaries, dimensions and gross area ❑ Contour lines (2' intervals for 0-10% slopes or 5' for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands Potential natural hazard areas including: ❑ • Floodplain areas ❑ • Areas having a high seasonal water table within 24" of the surface for three or more weeks of the year ❑ Slopes in excess of 25% ❑ • Unstable ground ❑ ' • Areas with severe soil erosion potential ♦ Areas having severely weak foundation soils ❑ ❑ Locations of resource areas including: • Wil(,110', hnhllnt nlQns identified in the Comprellensive Plan Wt'-diii Id l, I I I I a Other site features: • Rock outcroppings • Trees with z 6" caliper measured 4' from ground level ❑ ❑ Location and type of noise sources ❑ Locations of existing structures and their uses ❑ ' Locations of existing utilities and easements ❑ City of Tigard Land Use Application Checklist Page 2 of 5 ' ~ Locations of existing dedicate*t-of-ways • ❑ Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer (as applicable) ❑ ' Scale, north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land ❑ ' Contour lines related to a City-established benchmark at 2' intervals for 0-10% grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ Domestic water mains including fire hydrants ❑ ' # Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ ' • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ ' Supplemental information including: • Proposed deed restrictions (if any) ❑ • A proposed plan for provision of subdivision improvements ❑ Existing natural features including rock outcroppings, wetlands and marsh areas The proposed lot configurations, lot sizes and dimensions, and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ Preliminary Partition/Lot Line Adjustment Plan ' The owner of the subject parcel ❑ The owner's authorized agent ❑ The map scale, north arrow and date ❑ Proposed property lines ❑ Description of parcel location and boundaries ❑ Contour lines (2' intervals for slopes 0-10% or 5' for slopes >10%) ❑ ' Location, width and names of streets, easements and other public ways within and adjacent to the parcel [ Location of all permanent buildings on and within 25' of all property lines Location and width of all water courses [ Location of any trees with 6" or greater caliper at 4' above ground level [ -7.:> All slopes greater than 25% [ Location of existing and proposed utilities and utility easements [ Any applicable deed restrictions li bl d di i i h f l [ [ ' ere app e an v s on w ca uture Evidence that land partition will not preclude efficient Future street extension plan showing existing and potential street connections ' City of Tigard Land Use Application Checklist Page 3 of 5 Site Development Plan . 0 The proposed site and surrounding properties Contour line intervals The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways • Easements on the site and on adjoining properties • Proposed streets or other public ways and easements on the site • Alterative routes of dead-end or proposed streets that require future extensions The locations and dimensions of the following: • Entrances and exits on the site Parking and circulation areas Loading and service areas Pedestrian and bicycle circulation ' • Outdoor common areas Above ground utfiifies • Trash and recyclable material areas The locations, dimensions and setback distances of the following: Existing permanent structures, improvements, utirities and easements which are located on the site and dri adjacent property within 25' of the site Proposed structures, improvements, utilities and easements on the site ' . Sanitary sewer facilities Existing or proposed sewer reimbursement agreements • Storm drainage Wities and analysis of downstream conditions Locations and type(s) of outdoor lighting considering crime prevention techniques The locations of the following: ' • All areas to be landscaped . Mailboxes Structures and their orientation Landscape Plan 1 1 Location of trees to be removed Location, size and species of existing plant materials General location, size and species of proposed plan materials Landscape narrative that addresses: Soil conditions and how plant selections were derived for them Plans for soil treatment such as stockpiling the top soil • Erosion control measures that will be used Location and description of the irrigation system where applicable Location and size of fences, buffer areas and screening Location of terraces, decks, shelters, play areas, and common open spaces Public Improvements/Streets Plan fir inn : 1 6011 of w:rv Inr"Iti<ur; nnrt v✓idlh1 : A scaled cross-section of all p oposed sli uuts Iglu;; any i esui vu sU y,c, Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ 13 n i~ City of Tigard Land Use Appication Checklist Page 4 of 5 ' Grading/Erosion Control P* The locations and extent to which grading will take place ' Existing and proposed contour lines El Slope ratios ❑ Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated th l on e p ans 0 Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants n ' Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow Location, width and direction of flow of all water courses and drainageways Location and estimated size of proposed storm drainage lines Where applicable, location and estimated size and dimensions of proposed water quality/detention facility El Tree Preservation/Mitigation Plan Identification of the location, size and species of all existing trees El Program to save existing trees or mitigate tree removal (Section 18.790.030) E) A protection program defiling standards and methods to be used during and after construction El Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use ' Elevation drawings for each elevation of the structure El Sign Drawings ' if S d l i pec y propose ocat on, size and height El 1 1 1 i. curplnVnasters\revised\checklistdoc 5-Jun-0O City of Tigard Land Use Application Checklist Page 5 of 5 1 0 0 mnino 4,,) a C.UP ~_C.0P01d.-ao0031 9 ' r tiffY F' TI GA,R.D , a F ~ NC O~ CONfE~RE~E A'PP:~LICAT`ION , i Community,Deve(oprrient i . : - L S~idl7t/4~.a tlerCOmflttU uy ; ~ are 'W d for Six (b) Months) t (Pre Application Meeting ;Notes # NON-RESIDENTIAL C(OP WjVff EAR APPLICANT: OTRK IoC. AGENT: T.Ra~ at Phone: ( ) Phone: (sot0 (M - ag I rl ' PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: emu) S U) Sc l,bll t ~EfzRL oAo ' TAX MAP(SYLOT #(S): i sl 341 AR TL 3-wcs ~.1Ro NECESSARY APPLICATIONS: '~7 s 1 PROPOSAL DESCRIPTION: COMPREHENSIVE PLAN ' MAP DESIGNATION: riltlm ns'%TU Qt=.Si eala( ZONING MAP DESIGNATION: Q- la CITIZEN INVOLVEMENT TEAM (C.I.T.) AREA: t, s-r ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. 510 l MINIMUM LOT SIZE: 0W sq. ft. Average Min. lot width: ft. Max. building height:,-Rs ft. Setbacks Front 3Q ft. Side 10 R-0 ft. Rear RO ft. Comer _ 20 ft. from street. MAXIMUM SITE COVERAGE: -'80 % Minimum landscaped or natural vegetation area: X NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handooo THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meetina is to be held prior to submitting vour application or the_application _ will not be accepted. • NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 NONAesidenfial Appkation Planning DivWw Section 0 0 NARRATIVE (Beier to Code Chapter 1113901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. [;]-'IMPACT STUDY [Refer to Code Sections 111390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users.. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. D' ACCESS [Refer to Chapters 18.105 and 181651 Minimum number of accesses: 1 Minimum access width: 30 Minimum pavement width: All driveways and parking areas, except for some fleet storage parking areas, must be paved. Drive-in use queuing areas: (WALKWAY REQUIREMENTS [Referto Code Section 18305.0301 WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways should be constructed between a new development and neighboring developments. ❑ SPECIAL SETBACKS [Refer to Code Chapter 18.1301 ➢ STREETS: feet from the ➢ LOWER INTENSITY ZONES: ne of . -feet, along the site's boundary ➢ FLAG LOT: ❑ SPECIAL BUILDING HEIGHT PROVISIONS tHefer to BUILDING HEIGHT EXCEPTIONS - Builc height of 75 feet provided that: Section 18.130.010.BJ located in a non-residential zone may be built to a ➢ A maximum building floor area to ite area ratio (FAR) of 1.5. to 1 will exist; ➢ All actual building setbacks will a at least half (Y2) of the building's height; and ➢ The structure will not abut a r idential zoned district. [v111"BUFFERING AND SCREENING [Refer to Code Chapter 18.1451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 NON-Reside W Apprrgom?lanning Division Section 0 The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: feet along north boundary. feet along east boundary. of Qe~ feet along south boundary. feet along west boundary. JP P~ IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: I l]^""UMUSCAPING (Refer to Code Chapters 18.745,18165 and 181051 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property-within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. a~ ~P t 1 1 ns~~g( These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. [RECYCLING (Refer to Code Chapter 18.7551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. PARIaNG [Refer to Code Section 18365.0401 d REQUIRED parking for this type of use: Parking SHOWN on preliminary plan(s): SECONDARY USE REQUIRED parking: Parking SHOWN on preliminary plan(s): i rAU r i 'rade e Assurnina senior (aurel c.1wseE- min (A0 iax q0 NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. PARKING STALLS shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet, 6 inches x 18 feet, 6 inches. ➢ Compact parking space dimensions:- 7 feet, 6 inches x 16 feet, 6 inches. Note: Parking space width includes the width of a stripe that separates the parking space from an adjoining space. Note: A maximum of three (3) feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth. This area cannot be included as landscaping for meeting the minimum percentage requirements. HANDICAPPED PARKING: ➢ All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED DISABLED PERSON PARKING spaces. The minimum number of disabled person {parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space .symbol shall be painted on the parking space surface and an appropriate sign.shall be posted. ➢ BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. LOADING AREA REQUIREMENTS [Refer to Code Section 18.765.0801 Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space. The space size and location shall be as approved by the City Engineer. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 NONAesidential AppficatiwAmning Diva Section (CYCLE RACKS [Refer to Code Section 183651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. [SENSITIVE (ANDS (Refer to Code Chapter 18.715) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to preasely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. r 1 i Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. ❑ STEEP SLOPES [Refer to Code Section 18.715.080.C1 When STEEP SLOPES exist, prior to iss nce of a final order, a geotechnical report must be submitted which addresses the approval andards of the Tigard Community Development Code Section 18.775.080.C. The report shall b based upon field exploration and investigation and shall include specific recommendations for ac eving the requirements of Section 18.775.080.C. D,'CLEANWATER SERVICES [CWS1 BUFFER STANDARDS [Refer to R a 0 96-WUSA Regulations -Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION & ORDER 96-44 i f SLOPE ADJACENT WIDTH OF VEGETATED SENSITIVE AREA DEFINITION TO SENSITIVE AREA a 3 "CORRIDOR PE SID , x; A Streams with intermittent flow draining: <25% 15 feet ► 10 to <50 acres 25 feet > 50 to < 100 acres Existing or created wetlands <0.5 acre 25 feet Existing or created wetlands > 0.5 acre <25% 50 feet Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres Natural lakes and ponds • Streams with intermittent flow draining: > 25% 30 feet 10 to < 50 acres 50 feet 1 > 50 to < 100 acres Existing or created wetlands > 25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining > 100 acres point to the top of ravine (break in Natural lakes and ponds <25% slope), add 35 feet past the top of ravine6 Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor, shall not serve as a starting point for measurement "Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet, if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 NON4Residential ApplicatioWWning Division section Restrictions in the Ve etate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the CWS Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. dSIGNS [Refer to Code Chapter 18.7801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. [TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.790.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: 0 Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; 0 Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.790.060.D., 0 Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; 0 Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. I r 1 MITIGATION [Refer to Code Section 18.790.060.EJ REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. CITY OF TIGARD Pre-Application Conference Notes NONAesidendal AWicdw"anning Division Secdon Page 5 of 9 ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. . ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. "C VISION AREA [Refer to Code Chapter 18.1951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. .PATER RESOURCES OVERLAY DISTRICT [Refer to Code Secdon 18.1910301 The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and ob'ective standards to: protect significant wetlands and streams; limit development in designated' riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). ➢ Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Foresmaps . Minor streams in Tigard include Summer Creek, Deny Dell Creek, Red Rock Creek, Nog, Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 NONAesiden6al AppF"onMmning Division Section 1 i i i 1 ➢ The standard .TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. ➢ The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. ➢ ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Cleanwater Services (CWS) standards adopted and administered by the City of Tigard. ❑ RIPARIAN SkTBACK REDUCTIONS (Refer to Code Section 18.797.1001 The DIR TOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJ STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or ' pervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for entified major stream resources is ensured through streambank restoration and/or enhancement o iparian vegetation in preserved portions of the riparian setback area. the riparian corridor it determination must b demonstrates all of the RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that substantially disturbed at the time this regulation was adopted. This based on the Vegetation Study required by Section 18.797.100 that ➢ Native plant species urrer ➢ The tree canopy cun- tly trees have not been re v ➢ That vegetation was not removal of native plant spe ➢ That there will be no infring ➢ The average slope of the ri ❑ ADDITIONAL LOT DIMENSIONAL REQ Eli MINIMUM LOT FRONTAGE- 2 Lots created as part of a partition 15-foot wide access easement. tly cover less than 80% of the on-site riparian corridor area; covers less than 50% of the on-site riparian corridor and healthy ed from the on-site riparian setback area for the last five years; moved contrary to the provisions of Section 18.797.100 regulating dies; into the 100-year floodplain; and area is not greater than 20%. [Refer to Code Section 18.810.0601 unless. lot is created through the minor land partition process. >t have a minimum of 15 feet of frontage or have a minimum The DEPTH OF ALL LOTS SHALL parcel is less than 1 Y2 times the mini r t r CODE CHAPTERS 18.330 (Conditional use) 18.340 (Dins interpretation) 18.350 (Plannm Develn'vr,antyl :L/ 18.360 (site oeveopment Review) 18.370 (varianoe Adjmtnents) 18.380 (zoning Maplrext Amendments) 18.385 (Miscellaneous Permits) 18.390 (Deasion Making Proceduresnmpaa study) 18.410 (tot Line Adjustments) 18.420 (Land Partitions) 18.430 (subdivisions) 18.510 (Residential zoning Districts) 18.520 (commercial zoning Districts) 18.530 (industrial zoning Districts) EXCEED 2Y2 TIMES THE AVERAGE WIDTH, unless the lot size of the applicable zoning district. 18.620 (Tigard Triangle Design Standards) 18.630 (Washington Square Regional Center) 18.7051AmagalFnrwcclr &-itionl 18.710 (Accessory Residential Units) 18.715 (Density computations) 18.720 (Design Compatibility Standards) ✓ 18.725 (Environmental Performance Standards) 18.730 (Exceptions To Development standards) 18.740 (Historic overlay) 18.742 (Home occupation Permits) 18.745 (landscaping & screening standards) 18.750 (Manutactured&W Home Regulations) _AZ 18.755 (Mixed said wasWRecyding storage) 18.760 (Nonconforming situations) 18.765 (off-street PadcirglLoading Requirements) 18.775 (sensitive Lands Review) ./I R _7801Cinnsl 18.785 (remporary use Permits) 18.790 (Tree Removaq 18.795 (visual Clearance Areas) 18.797 (Water Resounoes (WR) Overlay District) 18.798 (w'aeless Communication Facilities) 18.810 (Street & Utility Improvement Standards) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 NON-Residential Applicationgwr ing Division Section ADDITIONAL CONCERNS OR COMMENTS: Lejel G ; iye L-Qjs w d'ilenAs Q ivit would c is c It~O NEw2 4'1O0a1\~Q~n. y( (Y~ I I (l~ UttFfzifiG (`e4~1~1'e . SUG!if3V AWtIrnfA t~f`O[~nSG RUG'p/`inc -b 4~ -E54 Qn4 56241 ?M?eAj4 ine5. ad 9'a LG~sc,QOinc hPnu~rennen~ ~ d LOad~nc f2reA *COS J~r~iL2 nrn~l~~r le6r n sired A1,6rist repo(} .g Lrcc Plan reauirej PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be rphimpd_ ThP Planninn cnuntPr clnsPS at 4.00 PM_ t CITY OF TIGARO Pre-Application Conference Notes Page 8 of 9 NON4le-Aentiaf Appkafim 0awq Division Section The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or. additional copies of the submitted materials are required. r r I 1 1 1 1 1 The administrative decision or public hearing will Mrining cally occur approximately 45 to 60 days after an application is accepted as being complete by the Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard GAT., C-ouucj . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed; as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system develonment credits to the first building permit issued in the development (UNLESS OTHERWISE OBTAINED). TIME IN WHICH THE DEMOLITION PERMIT IS PLEASE NOTE: The conference an noes cannot cover a e requirements an aspec s related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an a plication. r r t 1 AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY. &P&O CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4111 FAX: (503) 684-1197 E-MAIL (staff's first name)@d.tigard.or.us ( M3I.eb TITLE 18 (CITY Of TIGARD'S COMMUNITY DEVELOPMENT CODE) INTERNET ADDRESS: WWW.cib98r10r US K\pa"asterslPre-App Notes Commercial.doc Updated: 1-Nov-2001 (Engineering section: preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 NON ResidenfiA AppFcafioN wrdng Division Section CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: Ab fl t_e u Date: At /oa 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: 1 Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). 1 Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes Filing Fee . 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): C/ Vicinity Map V Existing Conditions Map ❑ Subdivision Preliminary Plat Map ❑ Preliminary Partition/Lot Line Adjustment Plan Iii' Site Development Plan Landscape Plan 1 W,*- Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES aO COPIES OF ALL APPLICATION MATERIALS. 2"' Preliminary Grading/Erosion Control Plan [[a- Preliminary Utilities Plan 61,- Preliminary Storm Drainage Plan 19,"_ Tree Preservation/Mitigation Plan Architectural Drawings Sign Drawings kdj~-o J Page 1 of 5 City of Tigard Land Use Application Checklist 0 0 endzx TWO APp t 1 t BEFORE THE LAND USE HEARINGS OFFICER FOR TIGARD, OREGON Regarding a request by the Korean Hope ) FINAL ORDER Presbyterian Church for a conditional use permit ) for a church at 10330 SW Scholls Ferry Road ) CUP 92-0003 in the City of Tigard, Oregon ) (Korean Presbyterian Church) 1. SUMMARY OF THE REQUEST The applicant requests approval of a conditional use permit for a church on a 2.54-acre parcel zoned R-12 (Residential, 12 units per acre). The applicant proposes to convert the 2000-square foot basement of the existing dwelling on the site into a church. The main floor of the existing dwelling will be occupied by the pastor. A new 25-space parking lot is proposed on the west side of the dwelling. Access is proposed from Scholls Ferry Road either opposite its intersection with Conestoga Drive or at the existing driveway to the property about 110 feet east of that intersection. The applicant proposes to discharge storm water into the creek southwest of the property. A biofiltration swale may or may not be improved between the parking lot and the creek. At the hearing in this matter on September 30, 1992, City staff recommended conditional approval. The applicant accepted the recommended conditions, but proposed that the applicant have the option of providing an on-site storm water facility or paying a fee in lieu thereof. Two members of the public testified. One had concerns about the proposed use and availability of the staff report. The other had concerns about traffic access and visual impacts of cars in the proposed parking lot. The hearings officer deferred announcing a decision until a second site visit could be made to assess visual impacts. LOCATION: 10330 SW Scholls Ferry Road; WCTM 1S1, 34AB, Tax Lot 3300 APPLICANT K H P : orean ope resbyterian Church PROPERTY OWNER: Chester Robinson APPLICABLE LAW: Community Development Code Chapters 18.54, 18.100, 18.102, 18.106, 18.108, 18.114, 18.130, 18.150 and 18.164 and Comprehensive Plan Policies 2.1.1, 4.2.1, 7.1.2, 7.3.1, 7.4.4, 8. 1.1 and 8.1.3; Unified Sewerage Agency Resolution and Order 91-47 and 91-75 STAFF RECOMMENDATION: Conditionally approve HEARINGS OFFICER DECISION: Conditionally approved II. FINDINGS ABOUT SITE AND SURROUNDINGS A. Site size, shape, location and existing use : 1. The site is irregularly-shaped. It varies from about 270 to 370 feet north-south and from about 280 to 380 feet east-west. It contains about 2.54 acres. It is situated on the south side of Scholls Ferry Road opposite its intersection with S.W. Conestoga Drive. Page 1 - Hearings Officerfinal order CUP 92-"3 (Korean Hope Presbyterian Church) 2. The site contains a single family dwelling situated about 37 feet from Scholls Ferry Road and more than 150 feet from west, south and east property lines. A driveway situated about 130 feet from the east edge of the site provides vehicular access to the property from Scholls Ferry Road. The driveway forms a loop on the east side of the dwelling. There are four outbuildings east and south of the driveway loop. The majority of the south and west portions of the property contains a garden and the remnants of an old fruit tree orchard. There are numerous mature conifer and deciduous trees at the northeast and southeast corners and along the east edge of the site, several mature oak trees east of the dwelling, and numerous apple, pear, filbert and plum trees, particularly west of the dwelling. B. Surrounding uses : East of the site are the Springwood Terrace and Englewood Terrace apartment complexes. Northeast of the site is the Parkside shopping center. Directly north of the site are the Conestoga apartment and On the Green Condominium complexes. West and south of the site is Englewood Park. About 200 feet west of the site and across the park property is the Westwood Green apartment complex. About 100 feet south of the site and across the park property are single family dwellings. C. Proposed uses and structures : 1. The applicant proposes to convert the 2000-square foot basement of the dwelling into a church hall and meeting room. The main floor of the dwelling will be occupied by the church pastor and his or her family. 2. No significant structural changes are proposed to the dwelling except as necessary to comply with the Uniform Building Code and related building and fire/life safet y regulations. No signs are proposed-as part of the conditional use permit application. 3. Based on the preliminary site plan, the applicant proposes to remove the existing driveway and to replace it with a new 24-foot wide driveway opposite and aligned with the centerline of Conestoga Drive. That new driveway would provide vehicular access to a 25-space parking lot west of the dwelling and about 70 to 90 feet from the west property line. A service drive south of the dwelling will connect the new parking lot to the existing loop driveway east of the dwelling. A bicycle rack will be installed south of the dwelling. 4. Based on the text accompanying the application, the applicant will develop a grassy swale between the parking lot and the creek about 40 feet southwest of the site, and storm water collected from the structure and paved areas will be directed into the swale before being discharged. 5. Three 13/4-inch caliper flowering cherry trees will be planted in the new parking lot. About 4 existing trees on the site will be removed to accommodate the new driveway and parking lot. ' D. Topography and drainage : The site slopes from a high point of about 185 feet above mean sea level (msl) at the northeast corner of the site to about 177 feet msl at the southwest corner. Storm water flows by gravity southwest to the creek situated about 40 feet southwest of the site. Page 2 - Hearings Officerfma[ order CUP 92-0003 (Korean Hope Presbyterian Church) 1 0 0 j E. Plan designation and zoning : The site and surrounding land south of Scholls Ferry Road is designated Medium Density Residential on the Comprehensive Plan Map and is zoned R-12 (Residential, 12 units per acre). Land farther east, south and west is designated Low Density Residential and is zoned R-4.5 (Residential, 4.5 units per acre). Land across Scholls Ferry Road to the north is in the City of Beaverton. It is designated and zoned for medium density residential and local commercial use. F. Public services and utilities : 1. There is a 15-inch public sanitary line in the southwest corner of the site that can serve the proposed church as it serves the existing dwelling. The Building Division notes that a sewer connection permit will be required. 2. The site is served by a public water line, and the applicant can extend a line from Springwood Road if necessary to fulfill fire flow requirements. Tualatin Fire and Rescue recommends the applicant install a fire hydrant within 250 feet of all portions of the building on the site to provide adequate fire flows. 3. The applicant proposes to discharge storm water to the creek southwest of the site and to provide a storm water quality enhancement features (i.e., grass-lined swale) between the parking lot and the creek. City staff recommend that the applicant pay a fee in lieu of providing an on-site water quality feature. The Unified Sewerage Agency recommends that the applicant provide an on-site water quality facility and provide an engineering assessment of the impact of storm water from the site on the hydraulic capacity and function of downstream features. There also may be a storm sewer in Scholls Ferry Road to which storm water could be discharged. G. Streets and access : 1 Th h d f h i . e nort e ge o t e s te adjoins SW Scholls Ferry Road, which is under Washington County jurisdiction and is being improved to comply with Washington County arterial standards including 4 travel lanes, a center lane for left-turns, curbs, sidewalks, and a 3-way signal at the intersection with Conestoga Drive. 2. Access to the site is proposed either via the existing driveway or a new driveway opposite Conestoga Drive. Either access is acceptable to the City: 3. Washington County expressed concern regarding the new driveway. See the County response form in the file and the County letter regarding CPA 92-01 dated April 13, 1992. Incredibly, ODOT assumed the site would be used for no more than one single family dwelling when it designed the adjoining Scholls Ferry Road improvements. It did not provide a left turn refuge on Scholls Ferry Road for westbound traffic at Conestoga Drive and did not provide for a signal for traffic exiting the site from a new drive opposite Conestoga Drive. There is, however, a continuous center lane in Scholls Ferry Road that would function much like a left-hand turn lane h h w et er the existing or new driveway is used for access to the site. Because of its concerns about the new driveway, Washington County recommended the applicant fulfill a number of conditions if the new drive is used. See page 8 of the City of Tigard Staff Report dated September 23, 1992. City staff recommend that the applicant obtain a street approach permit from Washington County for the new driveway to ensure that County concerns are addressed before the new access point is built. Page 3 - Hearings Officer final order CUP 92-0003 (Korean Hope Presbyterian Church) III. APPLICABLE APPROVAL STANDARDS The Hearings Officer incorporates by reference the Applicable Approval Standards in Section III of the City of Tigard Staff Report dated September 23, 1992. ■ IV. HEARING AND TESTIMONY A. Hearing. The Hearings Officer received testimony at the public hearing about this application on September 30, 1992. A record of that testimony is included herein as Exhibit A (Parties of Record), Exhibit B (Taped Proceedings), and Exhibit C (Written Testimony). These exhibits are filed at the Tigard City Hall. B. Testimony. 1. Ron Pomeroy testified for the City and summarized the staff report. 2. Richard Givens testified for the applicant. Mr. Givens summarized proposed plans d an argued the site is eminently suitable for the proposed use. He generally accepted the conditions recommended by City staff. He proposed that the applicant be given the option of providing an on-site water quality facility or paying a fee in lieu of providing such a facility, because there is a good opportunity to provide such a facility on the site, given the location of proposed development, the topography of the site and the nearby location of the creek. He objected to a request by NPO 7 that sight-obscuring landscaping be provided along the west edge of the parking lot, arguing that existing trees and the distance between the parking lot and the nearest dwellin s mak h g es suc landscaping unnecessary. Mr. Givens testified that there are now 85 individual members in the church (about 50 families). He acknowledged that the applicant understands that, before the church can be expanded or the house replaced with a more formal church building, such development must be approved by the City pursuant to a new conditional use permit review process, including a duly noticed public hearing. He also noted that the applicant is preparing a traffic study for submission to the County and is willing to comply with County recommendations. 3. Cal Woolery, chairman of NPO 7, testified that his organization reviewed the application at their meeting on September 2. NPO members had concerns about traffic access, but were willing to trust the public agencies to resolve them. The greatest neighborhood concern was with the potential impact of headlights in the parking lot shining into dwellings to the west. He requested that the Hearings Officer require 4- foot landscaping to be planted along the west edge of the parking lot. He noted a similar requirement was imposed on another church in the community, and disputed whether the distance buffer was enough to prevent headlights from causing adverse visual impacts. 4. Jack Polans, a resident of King City, testified with questions about the proposed use and the availability of the staff report and community development code. 5. The Hearings Officer took the matter under advisement pending a second site inspection to assess the need for sight-obscuring landscaping next to the parking lot. Page 4 - Hearings Officer final order CUP 92-0003 (Korean Hope Presbyterian Church) C. Agency and NPO Comments. The hearings officer incorporates by reference the agency and NPO comments in Section ]V of the City of Tigard Staff Report dated September 23, 1992. V. EVALUATION OF REQUEST A. Compliance with Title 18 (Community Development Code). 1. The proposed use complies with Chapter 18.54, because the proposed use is listed as a conditional use in the R-12 zone. 2. The proposed use can comply with Chapter 18.100, because the existing and proposed landscaping will provide adequate screening of the parking and loading areas, development areas will be landscaped, a tree removal permit can be obtained, and replacement trees can be planted. A condition is warranted requiring submission and approval of a tree removal permit to ensure compliance with this chapter. a. The Hearings Officer concludes that sight-obscuring landscaping or fencing is needed along the west edge of the parking lot or site to protect adjoining residences from visual impacts due to headlights in the parking lot. Although distance and existing vegetation will mitigate those impacts somewhat, the significantly greater protection afforded by additional landscaping and the relatively low cost of such landscaping warrant providing the additional mitigation. 2. The proposed use complies with Chapter 18.102, because adequate visual clearance is required before a road approach permit will be granted by Washington County if a new driveway is created. 3. The proposed use complies with Chapter 18.106, because the existing and proposed uses on the site require a total of 22 parking spaces, and the applicant proposes to provide 25 spaces. Additional spaces exist in the driveway loop east of the dwelling. Handicapped and bicycle spaces are identified on the site plan. 4. The proposed use complies with Chapter 18.120 because the applicant has submitted all of the documents and plans required by the Code or will submit them as a condition of approval. 5. The proposed use complies with Chapter 18.130, because: a. The site size and dimensions accommodate the proposed development while preserving existing mature vegetation and providing new vegetation needed to buffer the use and make it aesthetically compatible with adjoining residential uses. b. The characteristics of the site are suitable for the proposed use, because it is large enough to accommodate development and landscaped buffers, and it does not contains significant physical hazards or natural features that would be adversely affected by development c. Public sewer and water are available to the site and have capacity to serve the site. d. The applicable provisions of the R-12 zone are fulfilled as noted above. Page S - Hearings Officer final order CUP 92-0003 (Korean Hope Presbyterian Church) e. The development will be subject to Code provisions regarding signage and site development review. f. The use will comply with the applicable Comprehensive Plan policies, based on finding V.B. g. The site size exceeds 20,000 square feet. h. The front yard exceeds 25 feet. i. The rear and side yards exceed 20 feet. j. Building height does not exceed 45 feet. 6. The proposed use can comply with Chapter 18.150 provided a tree removal permit is obtained before existing significant trees are removed. ' 7. The proposed use can comply with Chapter 18.164, because: a. There are sewer, water and storm drain facilities that can serve the site, provided the applicant submits connection plans to and receives approval of those plans from the Engineering Department and Tigard Water District, as appropriate. A condition is warranted requiring approval of drainage and utility connection plans or permits to comply with this chapter. b. The frontage of SW Scholls Ferry Road is being improved to County standard within right of way that fulfills County requirements. Therefore, the applicant is not required to improve or dedicate additional land for Scholls Ferry Road per se. However, additional improvements may be required before the County will approve a new access point to the site. Given the concerns raised by Washington County and the lack of objection to the conditions recommended by the County, the applicant should be required to comply with County requirements for the access point to the site. c. The applicant can provide an on-site water quality facility, discharge storm water into the Scholls Ferry Road storm sewer (if any), or pay a fee in lieu of providing on-site storm water facilities. Although the City prefers to have the applicant pay a fee in lieu, the Hearings Officer finds that the site topography, proposed development, and proximity of the creek make it ideally suited for an on-site facility. The applicant should be required to provide an easement at least 15 feet wide over the storm drainage features between the site and the creek and over storm water quality features on the site. The City may require the applicant to submit detailed engineered plans and specifications and a maintenance agreement acceptable to USA and ODEQ before approving an on-site water quality facility. B. Compliance with applicable Comprehensive Plan Policies. The Hearings Officer incorporates by reference Section V.B of the City of Tigard Staff Report dated September 23, 1992. Page 6 - Hearings Officer final order CUP 92-0003 (Korean Hope Presbyterian Church) C. Compliance with Resolution and Order 91-47. The proposed use can comply with Resolution and Order 91-47 by providing on-site storm water quality features or alternatives permitted by law. VI. SITE VISIT BY HEARINGS OFFICER The Hearings Officer visited the site and area that could be affected by the proposed use. VII. CONCLUSION AND DECISION The Hearings Officer concludes that the proposed use will comply with applicable City of Tigard approval criteria and development standards, provided development that occurs after this decision complies with applicable local, state, and federal law and the conditions of this decision. In recognition of the findings and conclusions contained herein, and incorporating the Summary and other reports of affected agencies and public testimony and exhibits received in this matter, the Hearings Officer hereby approves CUP 92-0003 (Korean Hope Presbyterian Church), subject to the conditions of approval recommended in Section VI of the City of Tigard Staff Report dated September 23, 1992, with the following amendments: 1. Condition of approval 3 is amended to read as follows: If the applicant discharges storm water into the creek southwest of the site, then the applicant shall obtain a minimum 15-foot wide easement over the storm drainage line or swale from the site to the creek. 2. Condition of approval 4 is amended to read as follows: The applicant shall obtain a building permit from the City of Tigard before undertaking construction or development on the site. The applicant shall show that the proposed development complies with applicable requirements of the Uniform Building and Fire Codes, the Americans With Disabilities Act, and other federal, state, regional and local laws. 3. Condition of approval 5 is amended to read as follows: The applicant shall submit evidence from a professional engineer, licensed in Oregon that the amount and rate of storm water discharged from the site is not greater after development than before development, or that downstream structures can accommodate storm water from the site without exceeding their capacity. 4. Condition of approval 7 is amended to read as follows: The applicant shall comply with one of the following at the applicant's choice: a. The applicant shall provide plans for an on-site storm water quality enhancement facility prepared by a professional engineer licensed in Oregon 1 showing that such a facility will comply with applicable regulations of the City of Tigard, USA, and ODEQ. Such plans shall include an agreement to maintain that facility as provided by law or to reimburse the City and/or USA for its Page 7 - Hearings Officer final order CUP 92-0003 (Korean Hope Presbyterian Church) maintenance costs. The plans also shall include appropriate easements over and around the facility and from the facility to a public street entitling the City and/or USA access to maintain the facility if the applicant fails to do so in a timely 1 manner and to charge the applicant for the costs of such maintenance. b. In the alternative, the applicant shall pay the surface water quality fees established under the guidelines of USA Resolution and Orders 9147 and 91- 75. Payment shall be made before the City issues a permit to develop the site' with additional impervious surface. 5. A new condition 9 is added to read as follows: 9. The applicant shall comply with one of the following at the applicant's choice: a. Plant landscaping sufficient to form a continuous visual barrier at least 31/2 feet high at maturity along the west edge of the proposed parking lot or along the west edge of the site opposite the parking lot. To implement this condition, the applicant shall submit a plan to the City before approval of a building permit for the site. The plan shall be prepared by a landscape architect licensed in Oregon and shall identify proposed landscape material and its size and spacing at planting and at maturity. The applicant shall install the approved landscape material consistent with the approved plan in a timely manner. If the landscape material is not installed for good cause shown before issuance of an occupancy permit for the church, (for instance, because the occupancy permit is issued when landscaping would be unlikely to survive due to seasonal factors), then the applicant shall submit to the City a cash bond, irrevocable letter of credit, or other security satisfactory to the City Attorney to ensure the City can install the landscaping if the applicant fails to do so within 6 months after the occupancy permit is issued. b. In the alternative to landscaping, the applicant may install a sight-obscuring fence along the west edge of the parking lot or along west edge of the site opposite the parking lot. However, if a fence is used instead of landscaping, then it shall be installed before an occupancy permit is issued. Page 8 - Hearings Officer final order CUP 92-0003 (Korean Hope Presbyterian Church) 1 9 0 I I 1 Appendix Three 1 1 t 1 1 1 1 1 1 1 1 June 26, 2000 Wajdi Said PO Box 283 Portland, OR 97207 Dear Mr. Said: CITY OF TIGARD OREGON This letter is in response to your request for.Minor Modification (MMD2000-00014) approval to modify the Conditional Use approval (CUP92-00003) to add 188 square feet of religious institutional use onto the area previously approved for a church facility at 10330 SW Scholl's Ferry Road; WCTM 1 S 134AB, Tax Lot 03300. This property is zoned Medium-Density Residential (R-12). The use of the site was approved for a religious institution as part of CUP92-00003 and is a permitted conditional use for this zoning district. While the tenant has changed from the original applicant, it has been determined that the proposed Muslim Educational Trust (MET) will continue to be a religious institution even though classroom facilities will be provided. The requested modification is to move the location of religious activities from the basement to the main floor and add an additional 188 square feet of area that will be used for religious activity. All other portions of the existing building will remain unused until further approval (most likely a major modification to the conditional use) is applied for and granted. The Tigard Community ' Development Code, Conditional Use Section, states: "if the requested modification meets any of the major modification criteria, the request shall be reviewed as a new Conditional Use application." Section 18.360.050(8) states that the Director shall determine that a major modification(s) will result if one (1) or more of the following changes are proposed: A change in land use; While the tenant has changed from the original applicant, it has been determined that the proposed Muslim Educational Trust will continue to be a religious institution even though classroom facilities will be provided, therefore, the modification does not involve a change of use and this standard is met. A 10% increase in dwelling unit density; The change does not involve an increase in does not apply. dwelling unit density, therefore, this standard A change in the type and/or location of access ways and parking areas where off-site traffic would be affected; The proposal does not involve a revision to the parking or driveway location, therefore, this standard is satisfied. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 An increase in the floor area proposed for non-residential use by more than 10% where previously specified; 1 The proposal is to increase the area used for religious institutional uses by 188 square feet. The area previously approved was 2,000 square feet, therefore the increase is 9.5%. A reduction of more than 10% of the area reserved for common open space and/or usable open space; There are no areas reserved for common open space, therefore, this standard does not r apply. A reduction of specified setback requirements by more than 20%; No reduction in building setbacks is proposed. An elimination of project amenities by more than 10% where previously specified provided such as: (1) Recreational facilities; (2) Screening; or (3) Landscaping provisions; and There will be no reduction in project amenities as a result of this modification. A 10% increase in the approved density; The proposal does not involve a change in density, therefore, this standard does not apply. I 1 1 The proposed addition of 188 square feet of religious institution use is hereby considered a minor modification. I am forwarding a copy of this decision to Hap Watkins and Al Sheilds in the Building Department for their information. There are no conditions that need to be met for this approval to be valid. Of course, when you decide to increase the area to be used for religious use, you will need to submit an application for a major modification to the existing conditional use. Please feel free to contact me if you have any questions regarding this decision. Sincerely, Julia Powell Hajduk Associate Planner iAcurpln\ ulia\cup\met.doc c: CUP92-00003 MMD2000-00014 Al Sheilds Hap Watkins Gary Firestone 6/26/2000 Wajdi Said/MET Letter Page 2 of 2 Re: Minor Modification (MMD2000-00014) approval for an 188 sq. ft. addition 1 1 1 1 1 1 Appendix Four 1 1 1 I 1 I 0 • Meeting Minutes Meeting: Muslim Educational Trust School 17355 SW Boones Ferry Rd. No.: 10339.PL01 Lake Oswego, OR 97035 Meeting Date: October 15, 2001 Phone (503) 635-3618 Fax (503) 635-5395 Meeting Time: 7:00 p.m. Location: MET School, 10330 SW Scholls Ferry Road Attendees: Approximately 15 people were in attendance, not including the prospective applicant's representatives. A list of attendees is attached. Minutes By: Jerry Offer Fares Kekhia of Otak, Inc., introduced the proposed development plans for a two phase expansion of the existing MET school. Mr. Kekhia introduced the development team including Wajdi Said, Gail Ramjan and Maqsood Chaudhary of MET, traffic engineer Ejaz Khan, architect Nauman Quraishi, engineer Adnan Hadad of Otak Inc., and planner Jerry Offer of Otak, Inc. Mr. Offer described the purpose of the neighborhood meeting. He noted that there was an attendance sign-in sheet and sheets for written comments. Mr. Offer described the land use history of the site with the Korean Presbyterian Church receiving conditional use approval in 1992 for a religious facility on the site and MET receiving conditional use minor modification approval in 1998 for a combined religious facility and school as a replacement for the Korean Presbyterian Church. MET now desires to expand the school with size and access characteristics which dictate a new Type III conditional use approval. The intended timeframe for submitting an application and review by the City of Tigard was described. MET hopes for a hearing on this item by approximately January 2002. Mr. Kekhia then described the proposed two phase development plan. The first phase will include moving the driveway to SW Scholls Ferry Road and installing a temporary classroom building. This is anticipated to occur in Spring and Summer 2002. A second phase is intended to occur by Summer 2005 to include building an approximately 29,000 square foot school building. The school facilities were described. Site plans of the phases were displayed along with elevations and floor plans of the phase 2 building. Questions/Comments Q. Is the property zoned appropriately for this use? A. Yes. Mr. Offer explained that the site is zoned R-12 which allows schools and churches as conditional uses. Most, if not all, of the schools and churches in Tigard are located Architects Engineers Landscape Architects Planners Scientists Surveyors Urban Designers 0 • Meeting Minutes October 15, 2001 Page 2 ' within residential zones. The site plan appears to meet all of the special dimensional standards for schools within the R-12 zone. ' Q. Will there be a fence or wall between the proposed development and the apartments to the south and east? A. Yes, MET will install either a solid wood or a vinyl fence along the southern and eastern property boundaries. The maximum allowed height is 8 feet. Some neighbors commented that they would prefer a concrete wall and they would prefer that it be taller than 8 feet high. Q. Why has there already been some grading on the site? Why did it occur on a Sunday? ' A. It was explained that some of the grading that has occurred involved preparation of a base for a play structure which is about to be installed. Soil which was removed from that area was moved to the southern part of the site and has been spread. There is not a need for a City permit to do that work. However, some other material was also brought onto the site as fill material. The persons responsible for that work were not aware of the City of Tigard's grading permit requirements. That material has also been spread on the southern portion of the site. Mr. Kekhia has recently been in contact with the City's building official with regard to that work. Erosion control measures have been put in place on the graded area. The area will be surveyed and an after-the-fact grading permit will be requested. The grading work occurred on a Sunday because the labor was donated and that was the time available to the donors. It was not done at that time to avoid building inspectors or to bother the neighbors. t C. Further comments about noise from school children and volleyball games coming from the MET site. Q. Will there be any noise abatement measures provided with the proposed expanded school? ' A. Mr. Quraishi explained the design of the phase 2 school building. The play structure will be surrounded on all sides but the west by 2-stories of school building so as to reduce noise impacts. The pool will be within the building. Placing these uses on the west side ' of the building as well as the siting of the building on the east side of the site should minimize noise effects upon the neighbors to the south and east. Most of the windows on the south and east sides will be fixed windows. What may appear to be porches on the elevation drawings are only the effects of the trim materials and design of the building. There will still be some open play area on the southern portion of the site. A fence and ' landscaping will be installed. Most of the existing trees will be retained.. C. A neighbor noted that noise also travels from the Springwood Gardens apartments, ' especially the pool area, onto the MET site. Discussion of noise from the park. The ' Architects Engineers Landscape Architects Planners Scientists Surveyors Urban Designers H:\P,,ki d\10300\10339\oaighmtg.min.wpd Meeting Minutes October 15, 2001 Page 3 ' neighbors who are concerned about noise from MET say they do not notice noise problems from the park. They did not notice as much noise from the MET site when it was occupied by the Korean Presbyterian church. Q. What will be the ultimate enrollment of the school? A. Up to 300 students in kindergarten through 12th grade. Some pre-school is also possible. 1 1 1 1 1 Q. Where was the school previously? A. At Portland State University. Q. Where do the students live? Why should the school be at this location? A. MET looked at where the majority of their students lived before they chose this location. The majority of their students lived on the west side of the Portland Metro area, especially in Tigard and Beaverton. Q. What will happen to the big tree on the site? A. It will be retained. It dictated much of the design of the site. MET has already had an arborist look at that tree and the other trees on the site which are to be retained. The arborist has made recommendations with regard to protecting these trees during construction. C. A neighbor read an article from the December 26, 2000 Oregonian regarding the planned facilities at the MET school. She questioned whether those activities are typical school activities. Mr. Kekhia said that he has requested advise from the City and Clean Water Services regarding storm drainage treatment and detention. Because of safety concerns, MET would prefer to not have a detention pond on the school property and would prefer to detain stormwater within oversized pipes. Stormwater will be treated prior to discharge to Hiteon Creek. C. How is this school going to benefit this area? There already are a lot of schools in this ' area of Tigard. Having a school on this property removes the property from the tax rolls. Q. How is the school funded? A. Primarily from tuition, with some contributions. The school does not receive any public funds. Q. Will there be extracurricular activities, like sports, using the site? A. If there are sports activities for the older children, they will likely use local parks or join ' with other nearby schools or churches. ' Architects Engineers Landscape Architects Planners Scientists Surveyors Urban Designers H:\Proiect\10300\10399\neis6mtg.min.wpd 1 1 1 1 1 Meeting Minutes October 15, 2001 Page 4 Q. Has an environmental impact statement been done? Have the effects upon property values been addressed? A. No, neither of these are approval standards for the requested conditional use permit. Impacts upon public services and roads are being addressed as part of the application. The applicant's team doubts that the school will have a negative impact upon property values. C. A resident from On the Green condominiums across Scholls Ferry from the site said that she was concerned about the potential traffic, noise and litter impacts prior to the development of the nearby Southridge High School. She now feels these impacts are minimal. She does not expect the MET school to have significant impacts. Q. What are MET's plans for security? A. The security plans are not well developed at this time. The site will be fenced along SW Scholls Ferry. MET may use a gatekeeper to check all visitors. The use of surveillance cameras is being considered. An adult will always supervise children outdoors. The City of Tigard police Department and the fire district will have an opportunity to review the plans for the school. We welcome their comments. 1 Ejaz khan discussed the traffic impact report findings and recommendations. The access driveway will be relocated to align with SW Conestoga. A new signal mast arm will be added for outbound traffic from the site. Outbound traffic will utilize the same signal cycle as SW Conestoga traffic so there should not be longer delays on SW Scholls. The traffic study found no significant impact upon traffic safety or functioning on SW Scholls or other nearby streets. There was discussion with regard to the significant number of emergency vehicles along SW Scholls and how when they over-ride the signals with their opti-com systems, it takes the signal system a while to recover and re-synchronize. C. A resident played a tape of noise from the existing MET playground and Scholls Ferry Road as recorded from her apartment. C. Many residents are just surprised at this proposal. They were unaware of MET's expansion plans so they are in shock about the current proposal. 1 t 1 t The discussion on this topic ended at approximately 8:45 PM. Issue Date October 16, 2001 By Jerry Offer of Otak, Inc. Architects Engineers Landscape Architects Planners Scientists Surveyors Urban Designers H:\Pmjmc \10300\10339\neighmt`.min.wpd 0 0 Meeting Sign-in Sheet Muslim Educational Trust - Neighborhood Meeting October 15, 2001, 7. 00 PM Name Address Phone Number Emso.,/ /!¢y'S- sppa 4,1 VfZ A-5 -S?~- 13 0 c,~ S ~O,(, ~ J SAD Lac b SOP Vie s'°3 SYot y~ - 4,j /f O)ld6r rir/~ v'o 7~~~ .sc P6 0;e, S~3 7 g - Da f~ s A A s -0 D ~i "o Lam' K 2-"T 3 i5- " a2- -7 Zv -1 22Y-3-7 I./dy Se /I >/-fB ff SC Z/ Xyoww00d/1~1o ~973 63 ►~B~\ sE, l9 z ~t . wA 98~ wee D 0 ~u1, X03 W 3 73 ~~5-ism ° -5943 1 1 1 1 1 1 1 1 0 r COMMENT FORM PROJECT: MET CENTER PROPOSED EXPANSION DATE: OCTOBER 15, 2001 NAME ADDRESS ~'~3) `1 lj _ ~:1J PHONE # Thank you for attending the neighborhood meeting. You are invited to write your comments or concerns for the project on this form. You may leave it with us tonight or mail or fax it to the address below. Please mail-in your comments to us by October 22nd I USE REVERSE SIDE FOR ADDITIONAL COMMENTS MET CENTER • 13300 SCHOLLS FERRY ROAD • TIGARD, OR 97223 TEL: (503) 228-3754, (503) 579-6621 • FAX: (503) 228-1273 1 COMMENT FORM ' PROJECT: MET CENTER PRO POSED EXPANSION DATE: OCTOBER 15, 2001 ' NAME /G cEie C, &1e0 (tlC~ ADDRESS //6-go Z'u/, gPU U2 i / L7lexl e'c.r od M, z ' 3 0 , ~ ~ u.s - , 3 1 1 1 PHONE # 5D 3 - 1-90 - D 16 Thank you for attending the neighborhood meeting. You are invited to write your comments or concerns for the project on this form. You may leave it with us tonight or mail or fax it to the address below. Please mail-in your comments to us by October 22nd COMMENTS: -7'1)1 Ivor //I `i' VOID 17a611A,J6 7-#/J ~'Ey/"oJ-~ ~x Nx1 i✓J"/o,y 1/~~~ T~9~T Th'-i~5 G-o ('.9Tr~ ~J /~S / 07- iAl ~~T /N7`L L~si- Di- •UZ~l6/1f~a2//aaD, ~iU//(/~ Jk~ SID, yr- r//E Lo CA -TivA) w/T!/ oAyF- A/ 6F NvccJ61 ANP ,y/~z~LwyvrJ L~ S i i93- yu { Z ST/Lc_ Gy /~>3T L l-i L !J ;1: A' CGS S/J~ Na /f ~ 19AlD 7'H/.S J`14,017 oSE~rj&~, wjTH 6AJjy 3v CA ldeeu, Mo,5 r Ref/ dr,v ~s s /G/7-13o 17'D 6,0 Aetr 2:-: -e, OF 00AI.7ES770hl /!Np / S 6 u eC ~-5 101 iv- S"G ll o~S `~C Ltu/'~i f /A.) ~;I /oS ,UT CO x1.141 1,T a r ~ a r T /alt G6 NC P Nc° tT Si Z/AJ 6 -5-1-160W Re L~Et=7 14-d /J FS P IINw S' / 771, ti s 0 1-Lel eras: aL~~'t` ,e o l2P X g- c., ilea la e av o kv x ,eC_leJ /e Ac, The a Zcead c%ollI AA2,CL, W014, (d lC ~O USE REVERSE SIDE FOR ADDITIONAL COMMENTS MET CENTER • 13300 SCHOLLS FERRY ROAD • TIGARD, OR 97223 TEL: (503) 228-3754, (503) 579-6621 • FAX: (503) 228-1273 awl e U 0_( k w ©rzs e n e c e s4 ka b'I' J Oven, C~~I e wife e Ca~,/~ P'Vj'a' . C/1 41+;xPS /~i E~cS r P-f/cX (0,7 fS 1,U 7Z/ S 117 Plct dD/Z boo C/ ' 61 -2 , CGlcJe E,~ r Q~i / QGt/.L. /7Gd ~1 P~ e (9-t' G I rk. KI 6 ~ ~/i P e~ h o ~ b h / clu2/,v bu e e k s ki c e k P .IJ , ! 1~ a rs ti /;I. 1 Gu Pe C' i S v S S~-~ , ~i T -P 2 f GJ o a ~J a Z-e Oec lLI / P.I G~Ol6t~ on~. 1 1 1 1 1 1 1 9 .0 COMMENT FORM PROJECT: MET CENTER PROPOSED EXPANSION DATE: OCTOBER 15, 2001 NAME ADDRESS i 3 PHONE # -iE5- 5 .Thank you for attending the neighborhood meeting. You are invited to write your comments or concerns for the project on this form. You may leave it with us tonight or mail or fax it to the address below. Please mail-in your comments to us by October 22nd. COMMENTS: 1 5 t USE REVERSE SIDE FOR ADDITIONAL COMMENTS MET CENTER - 13300 SCHOLLS FERRY ROAD - TIGARD, OR 97223 TEL: (503) 228-3754, (503) 579-6621 - FAX: (503) 228-1273 171 1~(ll~~ vn 17 /1 Z' l l r !"l/9f1.~ t 1 1 t 1 1 1 1 ■ COMMENT FORM PROJECT: MET CENTER PROPOSED EXPANSION DATE: OCTOBER 15, 2001 NAME BONNIE BISHOP, Member of West Citizen Involvement Team of Tigard and im_oacted resident of this project ADDRESS 11341 SW. Springwood Dr. Ttualu, OR 9/223 PHONE # 503- b9U-Z/1b ,Thank you for attending the neighborhood meeting. You are invited to write your comments or concerns for the project on this form. You may leave it with us tonight or 22 ail or fax it to the address below. Please mail-in your comments to us by October nd. COMMENTS: The proposed expansion of the Muslim Education Trust School at 133UU SW c o:7 s erry is no in my opinion appropriate for the following reasons: ' 1) The noise pollution level is at the present time already terrt5ly unnerving n disrupttve to Me many famt1tes surrounding the scrool.The extremely close proximity of the months long outdoor activities (volleyball, soccer, pinning pi-n- ) i-n t-ha many fermi ? i Ag l .?,wnac havA impnsimil a great deal of stress and anxiety to this neighborhood. The --eiae--level from the 4 lenes of b i+f f +_i,, Schools Ferry Rd. 41-es Lr great noise pollutant for all who live in this neighborhood -tt - a Z) .The proposed expansion to a 300-student school(,L,' throuch 12) would increase the vehicle traffic not only on Scholls Ferry R , bu* s o or the P ,--oose - school- property, x4irh xPxoui d add another negative factor to the very close residents ' For 16z years I've lived within approximately 10 feet of this school site an i has been a very pleasant residence both inside and outside. However,. since the school has located so very close to my residence, it has become a very unpleasant ,xv0caA-ion 2nd l don't €eal l chau3d baud to moue v s 3) All summer long (on Saturday and Sunday late afternoons and playing very noisy Volleyball games for hours - this was resi- eing one EiR a ~ resri eneom deuce and A W Needless to say, the noise level rendered the neighborhood very unpleasant to listen to. It was impossible for people to e4joy their decks or patios . OVER---- > MET CENTER - 13300 SCHOLLS FERRY ROAD - TIGARD, OR 9T223 ' TEL: (503) 2283754, (503) 5793621 - FAX: (503) 228-1273 4) The proposed expansion design plan appears to have removed the large fir and cedar trees at the south end of the property. These trees are right up against the fenxe that separates the school property from a 2-story family unit apartment building. The apartment units' decks and patios are right up to the wire fence which separates the apts. from the school property. The presence of the trees help r somewhat..as a screen to the apt. families homes. It seems the proposed expansion plan is to remove these large trees and create an "Open Space"--i which will, no doubt, be used for outdoor activities producing an intolerable noise pollution environment right up to the 2-story family residences - as was the case this summer a mother with a 10-month old baby trying to take naps was impacted by the noise level coming from the groups screeching in play up toward the front of the school property. 5) Security concerns are a part of this scenario - both for the surrounding home owners and the 24 families in the very close location to the school property. And also, in regard to the security of the Muslim school, there have been expressed to me concerns and some fear of the possibility of it being harmed by some misguided hateful person or persons. And they also were concernedlin this regard about their residences being so close to the school and how it might impact them. ' 6) ve talked with are very concerned about the Home owners I impact on their property values. Some of them also ex- pressed unhappiness about the noise level they experienced from the activities on the schocl-property these past few months. One activity that was intolerable just a few Sunday after- noons ago was heavy land moving equipment was brought on the property Sunday afternoon and the noisy grading of land right by the 24-family apt. units and the surrounding homes ensued for approximately 2 hours. I went to the City of Tigard offices the next flay to report this Sunday excessive noise pollution only to learn that a permit for the grading of the land had not been secured- let alone it should not have disturbed a whole neighborhood on a Sunday afternoon. 7) The m_~ny hours of use of this property is of a_reat concern to all surrounding residents inasmuch as they are all in such close proximity to the achdol. 8) . Outside lighting is of concern - will it be such as to dis- turb adjacent homes and.residences? 1 1 1 1 1 I 1 0 0 COMMENT FORM PROJECT: MET CENTER PROPOSED EXPANSION DATE: OCTOBER 15, 20001 NAME AO)A4 ADDRESS n ./"r 7 ~ PHONE # r3?J~3- 9 ~r7 7 Thank you for attending the neighborhood meeting. You are invited to write your comments or concerns for the project on this form. You may leave it with us tonight or mail or fax it to the address below. Please mail-in your comments to us by October 22nd COMMENTS: l; /.rrP ~ic.~ v9 USE REVERSE SIDE FOR ADDITIONAL COMMENTS /o330 MET CENTER -42M SCHOLLS FERRY ROAD - TIGARD, OR 97223 TEL: (503) 228-3754, (503) 579-6621 - FAX: (503) 228-1273 d } Z 17355 sw boones ferry road lake oswego, oregon 97035-5217 (503) 635-3618 fax (503) 635-5395 September 27, 2001 www•otak.com 1 Re: Neighborhood Meeting on Proposed Muslim Educational Trust School Expansion at 10330 SW Schools Ferry Road 11 Dear Property Owner: Otak is sending this letter on behalf of the Muslim Educational Trust, which is considering expanding their existing school at 10330 SW Scholls Ferry Road with a two phase expansion. The first phase of the expansion would involve placing a temporary modular classroom building on the site. The second phase would involve building a 24,000 to 30,000 square foot religious educational building on the site, along with removing the modular building and all other existing buildings. The site is also known as Washington County Tax Map 1S1 34AB, Tax Lot 3300 (see the attached map). This site is zoned - Medium Density Residential (R-12). Prior to applying to the City of Tigard for the necessary Conditional Use approval and possibly Sensitive Lands and Water Resource Overlay application approvals, we would like to discuss the proposal in more detail with the members of the West Citizen Involvement Team and surrounding property owners. Therefore, you are invited to attend a discussion on the proposed development on: Monday, October 15, 2001 7:00 p.m. Muslim Educational Trust 10330 SW Scholls Ferry Road, Tigard Please note that this will be an informal meeting on the preliminary plans for the site. The plans may be altered prior to submittal of the application to the City. We look forward to discussing the proposal with you. Please call me at 503-699-2417 if you have any questions. Sincerely, ' Otak, Incorporated O ?erry fer I Enclosures: Vicinity Map Frequently Asked Questions H:\Project\10300\10339\NEIGHB.LTR.wpd creativity, integrity, and skill strengthening our communities • performing exciting work • serving our clients on 00. M no M so so go, ME an so M- N" OEOGRAPNIC INFORMATION eYeTeM AREA NOTIFIED 0 (500') y n 0 RD t I I 1 1 1 1 1 HORN LN w 0.~ OR FOR: Jerry Offer, OTAK Inc. m CHAPS CT W CALICO CT WILK = RE: 1S134AI3 3300 LN - 10330 SWScholls Ferry RI GINGHAM u LN M L K CS P YtELCM ,L EBBE jtE p G j SPURC ~L Property owner information 8stoG" ® 1512 co940o s is valid for 3 months from ® 5 the date printed on this map. on ® ~ 9 7 IS1s001100200 SAO010 a b ® 15154A~0 ~i'P SUBJECT SITE b ® law 3 30803 0 0 1 11 N L It 0 400 800 1200 Feet ~1 l I I~i~ yd` 0~ 0 o 1'= 758 feet N 0 0~0' 4 s t9 ~ S co P co [ AYO N A i. City of Tigard N A Information on this map is for general location only and should be verified With the Development Services Division. riMOT 13125 SW Hall Blvd Tigard, OR 97223 (503) 839-4171 http:/twww.ci.tigard.or.us Plot date: Sep 21, 2001; CAmagicNAGIC03.APf 1 r 1 1 1 1 1 t FREQUENTLY ASKED City of Tigard NEIGHBORHOOD MEETING QUESTIONS sh,gAoet~ommunity What Is The Purpose Of This Neighborhood Mee6W The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of their proposed development and to let them know what issues or concerns you have in regard to their proposal. What Happens After The Neighborhood Meeting? After the neighborhood meeting, the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the City. Sometimes it takes a while before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application. Once an application is submitted to the City, Staff reviews it for completeness. Once an application has been deemed complete, the formal application review begins. It takes approximately 6-8 weeks from the time the application is accepted for a decision to be made. Many types of applications require a public hearing at which citizens are given the opportunity to provide comments or concerns. For all types of applications, property owners within 500 feet of the subject parcels receive notice of the public hearing (if applicable), notice of the decision, and are given the opportunity to appeal the decision. What If The Proposal Presented At The Neighborhood Meeting Is Not What Is Actually Submitted? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the project is entirely different, a new neighborhood meeting would be required. In any case, notice of decision is sent to property owners within 500 feet of the proposed development allowing them the opportunity to appeal. How.Do I Know What Issues Are Valid? A decision is reviewed based on compliance with the Tigard Development Code. Review the development code to. familiarize yourself with what is permitted and what may not be permitted. A copy of the development code is available for viewing at the Tigard City Library or a copy may.be purchased at the Community Development Services counter. You may also contact City Planning staff and ask what the standards are for a specific issue. Be prepared, however, that you may not LIKE all the standards, but at least you. know what they are. If a development meets the code standards, it can proceed. I., The following is a list of questions developed by a subgroup of the Citizen Involvement Team. These questions are intended to aid you in formulating your own questions for proposed development in your area. Feel free to ask more or alter the questions to address your own unique concerns and interests. PROCESS What applications' are you (the developer) applying for? When. do you expect to submit the application(s) so that neighbors can review it? What changes or additions are expected prior to submittal? Will the decision on the application be made by City Staff, Hearings Officer, Planning Commission or City Council? How long is the process? (timing)/ At what poinf in the process are citizens given notice and the opportunity to provide input? Hasa conference been held with City of Tigard . pre-application rg Staff? Have any preliminary requirements been addressed or have any critical issues been identified? ✓ What City Planner did you speak with regarding this project? (This person is generally the Planner assigned to the land use case and.the one to contact for additional information). STREETS Will there be a traffic study done? What are the preliminary traffic impacts anticipated as a result of the development and how do you propose to mitigate the impacts if necessary? • What street improvements (including sidewalks) are proposed? What connections to existing streets are proposed? Are streets proposed to be public or private? What are the proposed street and sidewalk widths? • What are the emergency access requirements and what is proposed to meet those requirements? TONING AND DENSITY What is the current zoning? What uses are allowed under this zoning? Will there be a re-zone requested by the developer? If yes, to what zone? How many units are proposed for the development and what is the minimum and maximum density allowed in the zone? DRAINAGE AND WATER QUALITY What is your erosion .control and drainage plan What is the natural slope of the property? What are the grading plans? Is there a water quality facility planned within the development and where will it be located? Who wil own and maintain the facility? TREES AND LANDSCAPING What are the tree removal plans and what is proposed to mitigate for trees removed? • Wha+ a. rP thA landscaping plans? What buffering or fencing iwequired and/or proposed? 1 1 1 1 1 AFFIDAVIT OF MAILING STATE OF OREGON ) ) SS. City of Tigard ) I, Alekav►dy~ ~~i ti being duly sworn, depose and say that on S . WaA I caused to have mailed to each . of the persons on the attached list, a notice of a meeting to discuss a proposed development at (w-eaE Ir)'A;;kn SW 5ckol ,ignature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETFINOTARIZE) ET 5cJoo a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated. above in the United States Post Office located at with postage prepaid thereon. Subscribed and sworn/affirmed before me on the Aday of l an u anj , lt26A~2- / NOTARY PISSION UBLIC- NO. O 350221 REGON NOTARY PUBLIC OF OREGON 2MYCOM!MISSION EXPIRES SEPT 24, 2005 My Commission Expires: OFFICIAL SEAL TERRIE WESTER (Applicant, please complete information below for proper placement with proposed project) I NAME OF PROJECT OR PROPOSED NAME: as i NN u c. o (X V c p I TYPE OF PROPOSED DEVELOPMENT: 1n, i I Name of Appheant/Owner: 5 I K, T O to 6- _ S' Address or General Location of Subject Property: 10 3 30 SW LSubject Property Tax Map(s) and lAt#(s): I`~ ( '3 Q -'ra>t---- X300-_ - ---=-t h. In em%aftmail.mst 1 S134BA-91282 1 S 134BA-91272 AAMOLD LARRY A SR CAROTHERS MATTHEW D 15468 NW TEE CT 11644 SW BOONES BEND DR PORTLAND, OR 97229 BEAVERTON, OR 97008 t 1S134BA-90021 1S134BA-91301 AMES LEANNE CASTANEDA GUS A 11661 SW BOONES BEND DR 11632 SW BOONES BEND RD BEAVERTON, OR 97008 BEAVERTON, OR 97008 I 1S134BA-91211 1S134BA-90082 ARNDT MARJORIE A CHEN SHERRY & 11650 SW BOONES BEND DR LIANG MONICA BEAVERTON, OR 97008 11685 SW BOONES BEND #51 BEAVERTON, OR 97008 1S134BD-05400 1S134BA-91141 BELLEVILLE LEO D AND CHILLESS TEDD F AND NANCY E CAMILLA 5826 SW 53RD AVE 11560 SW GLENWOOD COURT PORTLAND, OR 97221 TIGARD, OR 97223 1S134130-05100 1 S134BD-01000 BLAUROCK JAMES CAROLYN CHIONG ARNOLD P AND 11600 SW HAZELWOOD LOOP PELAY JOCELYN P TIGARD, OR 97223 20305 SW DELINE ST ALOHA, OR 97007 1 S 134AB-00200 1 S 134BD-06000 BONNER SHERI R CHITSAZ CHRISTINE T 11302 SW IRONWOOD LP 11460 SW HAZELWOOD LP TIGARD, OR 97223 TIGARD, OR 97223 1S134BD-05800 1S13413A-00200 BROWER ROGER E CONESTOGA PARK NO. 1 11520 SW GLENWOOD CT 1440 SW TAYLOR ST TIGARD, OR 97223 PORTLAND, OR 97205 1S134BD-05300 1S134BD-00700 BURNS EDWIN M/JANET J COTTON TODD M & LYNETTE R 11570 GLENWOOD CT 11535 SW HAZELWOOD LOOP TIGARD, OR 97223 TIGARD, OR 97223 1 S 134BA-91061 1 S134BA-91232 BUTVILL KENNETH J & COUCH SHARON BUTVILL JENNIFER PEREZ 11654 SW BOONES BEND DR 11963 SW LESSER RD BEAVERTON, OR 97008 PORTLAND, OR 97219 1 S 134BA-91242 1 S 134AC-00900 CANDEAUX TERRY A & DARKE DEANNE & THOMAS BRAATEN SANDRA 11404 SW IRONWOOD LP 11656 SW BOONES BEND DR TIGARD, OR 97223 BEAVERTON, OR 97007 1 S 134AB-03100 1 S 1348D-00400 DEGUZMAN GREGORIO B & YOLANDA M HAHN GREGORY A 12510 SW GLACIER LILY CIRCLE 11475 SW HAZELWOOD LOOP TIGARD, OR 97223 TIGARD, OR 97223 1S134BA-91192 1S134AB-00100 DOWN ROBERT LEE & JOANNE CECELI HARRINGTON THOMAS E 11674 SW BOONES BEND DR BEAVERTON, OR 97008 105 FREMONT AVE STE B LOS ALTOS, CA 94022 ' 1 S 1 34BA-900 11 1S13413A-90072 DUGAN LINDA C HUGHES DONNA M 11663 SW BOONES BEND DR 11687 SW BOONES BEND DR BEAVERTON, OR 97008 BEAVERTON, OR 97008 1 S 1346D-07009 1 S 134BA-90032 DULLEY STEPHEN V AND HUGHES FRANK T AND BARBARA KATHLEEN J 11667 SW BOONES BEND DR 11470 SW SPRINGWOOD DR BEAVERTON, OR 97008 TIGARD, OR 97223 1 S134BD-05700 1 S134BA-91112 FERGUSSON CATHERINE & WILLIAM G HUNGATE DEANNA ' 11530 SW GLENWOOD CT 11724 SW BOONES BEND DR TIGARD, OR 97223 BEAVERTON, OR 97008 1S134BA-91122 1S1348D-00300 FRIEDMAN TED E INGLE TIM 11726 SW BOONES BEND DR 11455 SW HAZELWOOD LP BEAVERTON, OR 97008 TIGARD, OR 97223 1 S 134BD-00100 1 S 134AB-03201 GARDNER KAREN G KORNBLUM FAMILY TRUST & 1121 SW SALMON ST HOFSTETTER DAVIS A & PORTLAND, OR 97205 DAY CHARLES W TRUST 355 S FALL CREEK RD WILSON, WY 83014 1S134BA-91202 1S134BD-06100 ' GIMBEL FREDERICK L AND LANGTON JANICE P ELIZABETH A 11475 SW SPRINGWOOD DR 11676 SW BOONES BEND DR TIGARD, OR 97223 BEAVERTON, OR 97005 1 S 1348A-00100 1 S 134AB-00300 GRAY STANLEY G & LEONNA M LASCINK GARTH V AND RUBY E BY WYSE INVESTMENT SERVICE CO 11304 SW IRONWOOD LOOP 200 SW MARKET STE 345 TIGARD, OR 97223 PORTLAND, OR 97201 1 S134BA-91251 1 S 134BA-91101 HAGEN LESTER 0 & KATHRYN G LAVELLE JAMIE R 11640 SW BOONES BEND DR 11722 SW BOONES BEND DR BEAVERTON, OR 97005 BEAVERTON, OR 97005 1 S134BA-91091 1 S134AB-03300 LEMKE JEFFREY P 11720 SW BOONES BEND DR MUSLIM EDUCATIONAL TRUST INC PO BOX 283 BEAVERTON, OR 97005 PORTLAND, OR 97223 1S134BD-05200 1S134BD-00500 LETT DAVID M AND LISA R NELSON RANDAL D SR & CAREN S 11580 SW GLENWOOD CT 11495 SW HAZELWOOD LOOP TIGARD, OR 97223 TIGARD, OR 97223 ' 1S134AC-01100 1S134BD-00900 LETT GLENN F III & HOLLY R NEWTON GREGORY CLARK AND 11408 SW IRONWOOD LOOP SALLY N TIGARD, OR 97223 11575 SW HAZELWOOD LOOP TIGARD, OR 97223 1S134BA-91131 1S134BA-91221 MACHARG JOSEPH F JR & OLIVER ELLEN C TOTORICA CAROL E 11652 SW BOONES BEND DR 16869 CRESTVIEW DR BEAVERTON, OR 97005 VICTORVILLE, CA 92392 1 S134AC-02603 1 S1348A-90000 MACY JED C AND JANET C ON THE GREEN HOMEOWNERS 11385 SW COTTONWOOD LN ASSOCIATION TIGARD, OR 97223 BY L B NELSON CORP 64 WILLOW PLACE MENLO PARK, CA 94025 1 S 134AB-02900 1 S 1348D-00600 MASTRONI MICHAEL V & JENNIFER A PEARSON BRUCE D/PATRICIA M 11307 SW IRONWOOD LOOP PO BOX 230791 TIGARD, OR 97223 TIGARD, OR 97281 1S1348D-05900 1S1346D-01100 MAZER ROBERT A & LINDA K PETERMEYER RAYMOND H & 756 NE LOMBARD DELORIS V TRUSTEES PORTLAND, OR 97211 11605 SW HAZELWOOD LOOP TIGARD, OR 97223 1S134BA-91291 1S134BA-91042 ' MCHUGH ALEXANDRIA F PETERSEN KENNETH AND 11630 SW BOONES BEND DR ERIKA E BEAVERTON, OR 97008 12162 SW SCHOLLS FERRY RD PO BOX 57 TIGARD, OR 97223 1 S 134BA-90061 1 S 134AC-01000 MILLER SUSAN D PFALLER KELLY J/JANETTE L 11681 SW BOONES BEND DR 11406 SW IRONWOOD LOOP BEAVERTON, OR 97008 TIGARD, OR 97223 1 S134BA-90042 1 S1346D-05500 MOE ELEANOR S POTTRATZ LOUIS A JULIA E 11665 SW BOONES BEND DR 11550 SW GLENWOOD CT BEAVERTON, OR 97008 TIGARD, OR 97223 1 S 134BD-05600 POWERS JAMIE 11540 SW GLENWOOD CT TIGARD, OR 97223 1S134AC-01500 RAUEN DOUGLAS P & JULIE A 11403 SW IRONWOOD LOOP TIGARD, OR 97223 ' 1S134BA-91011 RODRIGUEZ NELLY 11770 SW BOONES BEND BEAVERTON, OR 97008 1S134BA-90051 ROSKOPF YVONNE D 11683 SW BOONES BEND DR #5-2D BEAVERTON, OR 97005 1S134BA-91171 RUTHERFORD DOROTHEY A 11670 SW BOONES BEND DR BEAVERTON, OR 97008 1 S 1 34BA-91032 SAGER SUSAN M ' 11774 SW BOONES BEND DR BEAVERTON, OR 97008 1 S 1 34BA-9 1072 SAMANDER GHASSAN 1985 SW 6TH #2a BLVD PORTLAND, OR 97201 1 1S134BD-05000 SEDEY JEFFREY S 11610 SW HAZELWOOD LP TIGARD, OR 97223 1 S 134AC-01300 SELL LLOYD E AND ELNA E 11409 SW IRONWOOD LOOP TIGARD, OR 97223 1 S134AC-01200 TAIT WILLIAM L TAIT GAIL W 11410 SW IRONWOOD LP TIGARD, OR 97223 1 S134AC-01400 TANADA ANNA A & TANADA TIMOTHY N 11405 SW IRONWOOD LOOP TIGARD, OR 97223 1 S 134BA-91082 TAYLOR THOMAS H 16580 SW PENINSULA CT BEAVERTON, OR 97006 1 S134AC-02601 TIGA PTY OF 13125 HALL TI RD, OR 97223 1 S134BD-00200 TIG ROR CITY OF 131 HALL TI 97223 1S134AB-03000 TILLOTSON JOSEPH L & HEIDI K 11305 SW IRONWOOD TIGARD, OR 97223 1 S 127DC-00400 TUALATIN HILLS PARK AND RECREATION DISTRICT 15707 SW WALKER RD BEAVERTON, OR 97005 1 S134BD-06200 VELAZQUEZ-ALVAREZ JUAN E & GAITAN-MOLINA JUANA 11485 SW SPRINGWOOD DR TIGARD, OR 97223 1 S 134BA-91152 VONALLMEN DANIEL R AND ANNE E 12975 SW SCOUT DR BEAVERTON, OR 97005 1 S134BA-91181 WALTON LINDA SUE 11672 SW BOONES BEND DR BEAVERTON, OR 97005 1 S134AC-02602 WARNER SCOTT & JANIS 11395 SW COTTONWOOD TIGARD, OR 97223 I. 1 • s 1S134BA-91051 WASHINGTON MUTUAL BANK 9451 CORBIN AVE NORTHRIDGE, CA 91324 1S134BA-91312 WEHUNT CHRISTOPHER E & JOANNE T 11634 SW BOONES BEND DR BEAVERTON, OR 97008 1S134BD-00800 WHEELON LORNE F YVONNE N 11555 SW HAZELWOOD LP ' TIGARD, OR 97223 1 S 134AB-00400 WHITE PHILIP S & CAROL J 32391 SW LAKE DR WILSONVILLE, OR 97070 1S13413A-91162 WIEDMAIER RANDALL G 11696 SW BOONES BEND DR BEAVERTON, OR 97008 1S134BA-91021 WILLIAMS JEAN K 11772 SW BOONES BEND DR ' BEAVERTON, OR 97005 1S13413A-91322 WINFREE KRISTI L 11636 SW BOONES BEND DR ' BEAVERTON, OR 97008 1S134BA-91261 ' YOUNG NICCOLA J 11642 SW BOONES BEND BEAVERTON, OR 97008 ' Ed & Fran Egan 14635 SW Bull Mountain Road Tigard, OR 97224 Earl & Marilyn Elias 13540 SW Village Glenn Drive Tigard, OR 97223 Craig Minor ' 14210 SW Windsong Court Tigard, OR 97223 Harold Howland 13145 SW Benish Tigard, OR 97223 Carolyn Mirich 15025 SW 141St Avenue Tigard, OR 97224 Ellen Beilstein 14630 SW 139t1 Avenue Tigard, OR 97224 ' Paul E. Owen 10335 SW Highland Drive Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Craig Smelter 14900 SW 103rd Avenue Tigard, OR 97224 I Joan Best 10705 SW Murdock Lane, #F2 Tigard, OR 97224 Kathy Palmer c/o John Tigard House ' 14260 SW High Tor Drive Tigard, OR 97224 Jeanette Phelps 15305 SW Bull Mountain Road Tigard, OR 97224 Charlie & Larie Stalzer 14781 SW Juliet Terrace Tigard, OR 97224 ~ITY OF TIGARD - WEST CIT SUBCOMMITTEE (I of 2 pages) Kevin Hogan 14357 SW 1331d Avenue Tigard, OR 97224 Bonnie Bishop 11341 SW Springwood Drive, #40 Tigard, OR 97223 Karen Elings 11542 SW Woodlawn Court Tigard, OR 97223 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Jon Sirrine 12761 SW 133rd Avenue Tigard, OR 97223 Judith Anderson 16640 SW Jordan Way King City, OR 97224 (i:\curpln\setup\labels\CIT West.doc) UPDATED: 17-Aug-01 • 0 ' Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 1 1 1 1 1 1 t klTY OF TIGARD - WEST CIT SUBCOMMITTEE 2 of 2 pages) (i:\curpln\setup\labels\CIT West.doc) UPDATED: 17-Aug-01 1 1 1 1 t 1 AFFIDAVIT OF POSTING NOTICE , Z &r~. , do affirm that I amr<represent) the party initiating interest in a proposed Co Nd i fi o Inca 1 u.~;rE affecting the land located at (state the approximate location tioPtYvlw ) if no pddress(s) and/or tax lot(s) currently registered) 10?2 2>o SW ~c Inns KA , and did on the , ' _ day of -4~pol personally post notice indicating that the site maybe proposed fora Wo liimcf_~ ll~e application, and the time, date and place of a neighborhood meeting to discuss the proposal. rr✓-~ ~11 (i The sign was posted at a+ jykgeWA~ ~tifVCt (~t~ -f©VLn. .mow S&A (state location you posted notice on property) ~l Signatu a (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and swom/affirmed before me on the ~2 7 day of nFFIMAL SEAL ~lD A o i 70 ~ V i"' EARLEN£ KRIETZ NOTARY PUBLIC-OREGON NOTARY PUBLIC OF OREGON 2 03 My Commission Expires: 10WO3 ' MY COMMISSIOMMISSIO EXPIRES O NO. 3271 8,J (Applicant, please complete information below for proper placement with proposed project) ---------------------------------------------------------------------I NAME OF PROJECT OR PROPOSED NAME: I TYPE OF PROPOSED DEVELOPMENT: I I Name of Applicant/Owner: - I I Address or General Location of Subject Property: - - - Subject Property Tax Map(s)'and Lot #(s) I r - - - - - - - - h:yogk,~patty~maslets~affpost.mst L_-------------------- J V1+ 1 1 1 i 1 Meeting Date Time Location ~~1~ c~-TaU'Pl~ l,~ 7-00 ~c~51'an ~c~crz~roH~l (v/0336 ScJ S~/~.~ fevt ~ 1 PROPOSED PROJECT: y 1 ~f ov- lNlr~C '7 ~k~5~iyly ~1~I~~~OY1C~r atAS'r ©(q (c), 441414~z&cc i(c), r,C.Se s<G,ov/ (SIGNS ARE AVAILABLE FOR 0WHASE AT THE DEVELOPMENT SERVICESWNTER AT THE PRICE OF $2.00 EACH.) t • App endix Five 1 1 1 1 1 1 1 1 • ACCESS REPORT FOR MET CENTER PROPOSED EXPANSION 10330 SW SCHOLLS FERRY ROAD TIGARD, OREGON PREPARED BY: EJAZ KHAN, P.E. OCTOBER, 2001 A OQ`~ PTE SVO, ~ ~M 18547 } elo lot EJAZ KHAN MARCH 1998 2~ RENEWAL 06/30/2003 1 1 1 t 1 1 1 0 • PROJECT DESCRIPTION An elementary school from grade 1 through grade 7 is currently being operated by Muslim Educational Trust to serve the educational needs of the Muslim community in Portland metropolitan area. The school located at the southeast quadrant of the intersection of Scholls Ferry Road and Conistoga Drive currently has an enrollment of nine preschool children and forty children from grade one through grade seven. The location of the school is illustrated in Figure 1 of the study. To accommodate the growing school enrollment demand, Muslim Educational Trust (MET) is proposing to expand the existing school capacity to accommodate 300 students from Grade 1 through grade 12 including child care with a capacity of 20 children. MET is proposing to replace the exiting school structure in two phases. The first phase would consist of modular classrooms with a capacity of 200 students. The existing school structure would ultimately be replaced with a 28,000 square foot gross floor area new structure, in the second phase of the project. The school will be able to accommodate 300 students including 20 preschool students at the ultimate build out of the school. The phase 1 and phase H of the proposed site plan of the school are illustrated in Figure 2A and 2B respectively of the study. The existing offset driveway of the existing school is proposed to be relocated to align with the signalized intersection of Conistoga Drive. SCOPE OF THE STUDY: The study determines the traffic operational and safety impacts at the intersection of Scholls Ferry Road and Conistoga Drive, associated with the proposed expansion of existing school and relocation of the existing driveway. The influence zone and the study intersection were selected based on a review of the local transportation system and direction provided by Washington County staff. The study also reviews the intersection channelization and left turn storage lane requirements, existing intersection accident history and potential safety impact of relocating the school access, sight distance and pedestrian safety. An intersection turning movement count was conducted in August 2001 to evaluate the impact of the proposed development. Scholls Ferry Road is currently experiencing an ADT of almost 47,000 vehicle per day. This figure is higher than the ultimate projected build out ADT for the arterial. Land use being served by Conistoga Drive is also completely built out and no further increase in traffic volume being served by Conistoga Drive is expected. The study has used the existing traffic volumes to evaluate the operational and safety impacts at the intersection. EXISTING CONDITION: The proposed land use is 2.5 acres parcel site with 2010 square feet area net floor area currently in active use. At this time the school is serving nine pre-school students and forty students from grade 1 through grade 7. The existing access to the school is 125 feet offset to the east of Conistoga Drive. Right-in, right-out and left-in movements are permitted from the existing driveway. The left-out movement out of the driveway is prohibited with a posted "No left turn" sign. Drivers turning left-in experience delays and 1 t 1 1 0 0 safety risk in executing the movement at the existing driveway. Drivers exiting the school and heading west bound also complain about having to make a right turn and then execute an undesirable U turn at the unsignalized arterial intersection of Springwood Drive located 525 feet to the east. Figure 3 of the study illustrates the existing condition plan of the school., The site access is served by Scholls Ferry Road. Scholls Ferry Road is a 74 feet wide four lanes principal arterial with 14 feet center turn lane, bike lanes and sidewalk on both sides. The posted speed limit of the arterial is 40 MPH. Scholls Ferry Road at its intersection with Conistoga Drive has a dedicated westbound right turn lane. Conistoga Drive is a 40 feet wide collector street with sidewalks and parking allowed on both sides of the street. The street is stripped with centerline strip and has a posted speed limit of 30 MPH. The collector serves residential units and apartment complexes. Consitoga at its intersection with Scholls Ferry Road consists of one left, one right turn lane and a sixteen foot wide departure lane. Parking is not allowed on Conistoga at its intersection with Scholls Ferry road. Traffic signals along Scholls Ferry Road are coordinated with protected left turn phases. North of the site across the arterial are apartment complexes, to the west is a public park accessed from the south. Land use to the east and south of the site are zoned residential R-12. The school and the land use to the south are buffered by Hiteon Creek. Tri-met currently serves two regular routes (No. 42 and 65) and an express route No. 91 in the vicinity of the site with headways ranging between 15 minutes to 30 minutes during the peak hours. TRIP GENERATION AND DISTRIBUTION: ' ITE trip generation manual does not recommend a trip generation rate for schools similar in nature to the proposed school and recommends data collection for estimating projected trip generation. Because of the uniqueness and nature of the school, a number of ' important elements were identified and considered in identifying the trip generation and distribution from the proposed school. These include: ' • The existing trip generation for the existing number of students is taken as basis for future trip generation rate. • Trip distribution is based on the population distribution projected to be served by the school. Staff and students are projected to come from as far as Camas and Hazel Dell in ' Washington State to Beaverton and Hillsboro in Oregon. Similar to the existing trend, most of the students will either be bussed or car pool. The school currently has forty primary school students and nine pre-school students. A thirty seat capacity school bus ' owned by the school transports students and staff to and from the school. The current trip generation for the school is one school bus trip and eleven automobile trips during morning and afternoon hour each. Due to the distances involved parents take turn to 1 • • carpool children to and from the school. The existing average automobile occupancy rate is 3.75 per vehicle (not including the school bus transport) and this trend is expected to ' continue in future. The school plans on contracting for three large school busses (50 seat capacity) from a school transportation services company with the option for a fourth school bus subject to transportation demand. The three large buses plus the exiting ' school bus will have a net capacity to provide transportation services to 180 student. For the purpose of this study it is conservatively assumed that 120 students would utilize ' bus transportation services. The remaining 180 students and 25 staff are expected to car pool at an auto occupancy rate of 3.75 generating 55 incoming trips. ' The trip distribution for the development is based on population distribution and relative distance of population segment from the school. The trip distribution is expected to be as follows: • 10/ of the trips is projected to come from Washington State. • 80% of the trips is projected to come from Beaverton, Hillsboro and Tigard area. • 10% of the trips is projected to come from other areas of Portland. The expected AM trip generation at the build out of the school is estimated to be Bus Trips (entering) = 4 Automobile trips (entering) = 55 Total entering trips = 59 Bus Trips (Exiting) = 3 Automobile Trips (Existing) =37 Total exiting trips = 40 1 PEAK HOUR PROJECTED TRIP GENERATION AM Trips Enter New school (300 Students) 59 Existing school (49 Students) 12 Weller aced I'NVW 111PJ It / Exit Total 40 99 9 21 3i 78 The existing intersection turning movement count, existing and future school trip generation and distribution based on population distribution of the users and the ultimate combined AM peak hour trip distribution for the school are illustrated in Figures 4A and 4B of the study. The study does not take into account Pass-by trip for this development. 3 1 1 I 1 0 • WARRANTS/SAFETY ANALYSIS The study analyzes the existing condition, identifies site conditions and the current operational and geometric characteristics of the intersection of Scholls Ferry Road and Conistoga Drive with-in the influence zone of the study area. It then compares the existing condition to projected future conditions and proposes mitigation. TRAFFIC VOLUMES AND PEAK HOURS OF OPERATIONS Discussions with school official regarding the operations of school hours indicate that the start time of school for grade 1 through grade 12 would be 8:30 AM and the end time would be 3:30 PM. The proposed preschool hours would be 8:30 AM to 12:15 PM. As per preliminary discussions with Washington County staff, the intersection would be impacted during the AM peak hour and need to be analyzed for existing and future condition. Manual turning movement counts for the intersection were obtained for the intersection of Scholls Ferry Road and Conistoga Drive in late August 2001. These turning movement counts were conducted during the weekday morning between 7:00 AM to 9:00 PM. The morning peak hour occurred at the study intersection between 7:30 AM and 8:30 AM. For the purpose of the study the highest 15 minutes counts was used to analyze the operational conditions at the intersection. The turning movement count sheet is attached in appendix A of the study. EXISTING LEVEL-OF-SERVICE: The signalized intersection of Scholls Ferry Road and Conistoga Drive is currently a T intersection running on a coordinated system on Scholls Ferry Road. The geometric layout and the existing AM peak hour turning movement count is illustrated in figure 5 of the study. Analysis using Highway Capacity Software indicate that the intersection is currently operating at a level-of-service B during the AM peak. TRAFFIC SAFETY: Accident data at the intersection of Scholls Ferry Road and Constoga Drive were reviewed to identify potential traffic safety issue. Accident data provided by Washington County staff for three year period from January 97 to December 99 indicate 14 accident at the intersection. 11 of the 14 accidents have been rear end accidents, one is a sideswipe, and two are angle accidents. Majority of the accidents at the intersection have been westbound accidents in the evening hours. The school is proposed to be off at 3:30 PM and as such the impact of school traffic during the PM peak hour is estimated to be minimal. Rear end accidents are a typical characteristic of signalized intersection. The accident rate is usually expressed in millions of vehicles entering the intersection. The accident rate for the intersection is accidents 0.26 per million entering vehicles. Compared to national statistics the accident rate at this intersection is well with-in acceptable range. Discussions with Washington county staff indicate that the intersection 4 1 ' is well below 50th percentile of the high accident locations. According to County practices, accident locations in the top 50th percentile require attention for safety improvements. The collision diagram for the intersection is included in appendix A of this study. ' PEDESTRIAN AND BIKE SAFETY ' The school frontage and the entire stretch of Scholls Ferry Road is stripped with six foot bike lanes. Both Scholls Ferry Road and Conistoga Drive have fully developed sidewalk on both sides of the street. The signalized intersection of Scholls Ferry Road and Conistoga Drive has provided for pedestrian phase and all necessary facilities for bicycle and pedestrian safety. SITE ACCESS: The existing access to the school is 125 feet offset east of Conistoga Drive. Right-in, ' right=out and left-in movements are permitted from the existing driveway. The left-out movement out of the driveway is prohibited with a posted "No left turn" sign. Vehicles turning left into the site from Scholls Ferry Road experience considerable delay in 1 executing the movement. Drivers heading west bound out of the existing driveway first turn right and then make a U turn at the unsignalized intersection of Springwood Drive. Drivers approaching the site from Conistoga Drive also have to execute a right turn immediate after executing a left at the signalized intersection creating a safety concern. The access has experienced three accidents in the last three years. ' The closest intersection/access to the east of the existing access is the unsignalized intersection of Springwood Drive located at a distance of 525 feet. After the intersection of Conistoga Drive, the next closest intersection/access to the west is the signalized intersection of Boones Ferry Drive located at a distance of 1600 feet to the west. County Code requires an access spacing of 1000 feet for principal arterial. ' The remodeled school would relocate the access to align the new driveway with Conistoga Drive. The relocated driveway would consist of a 12 feet egress lane and an 18 feet ingress lane. The relocated driveway would improve the traffic safety and operations ' of vehicles going in and out of the driveway and eliminate the 125 feet offset from Conistoga Drive. The relocated driveway would also increase the existing intersection spacing of 525 feet to the east to approximately 650 feet. To minimize conflict of ' construction traffic with the students, it is proposed that the existing access be maintained as a right-in/right-out during the construction phase of the school. The existing access would eventually be closed at the full build out of the school. Scholls Ferry Road is a straight piece of road with no sight distance obstruction. The available intersection sight distance coming out of the driveway is easily over a thousand feet. 1 1 1 1 1 TRANSPORTATION IMPACT ANALYSIS: The schools would be improved in two phases. The first phase would accommodate 200 students. 300 students (including preschool) would be accommodated at the ultimate build out of the school. Since Scholls Ferry Road is already carrying traffic volumes above the ultimate projected capacity and land use being served by Conistoga Drive is built out to its ultimate, the existing traffic volume plus the school generated traffic is used to determine the intersection level-of-service at the build out of school. The existing intersection would be modified to accommodate a westbound protected left turn on Scholls Ferry Road. The right turn lane on Conistoga would be designated as shared right-through lane. The south leg (relocated access) would have one 18 feet ingress lane and one 12 feet egress lane. A new signal standard and mast arm at the north- east quadrant of the intersection would have to be installed to accommodate the new south leg. The modified lane configuration and the signal phasing plan at the completion of phase I of the school is illustrated in Figure 6 of the study. Analysis using Highway Capacity Software indicates that the intersection would continue to function at a level-of-service C, at the build out of the school, during the AM peak. Queue lengths for the left turn lanes on Scholls Ferry Road and left and right turn lane on Conistoga Drive were estimated using Poisson Distribution. The level-of-service computation and 95th percentile queue length estimation is included in appendix A of this report. The 95th percentile queue at the ultimate build out of the proposed school is estimated to be accommodated by the existing available left turn storage striping. CONCLUSIONS AND RECOMMENDATIONS: ' A review of the access report indicate that the proposed school can be remodeled to its ultimate capacity while maintaining acceptable level-of-service and safety at the intersection of Scholls Ferry Road and Conistoga Drive and the surrounding ' transportation system. Findings 1 • The intersection of Scholls Ferry road and Conistoga Drive is operating at a level-of- B in the AM peak hour. • The accident pattern of rear end accidents at the intersection is typical of a signalized intersection. The intersection rates below 50th percentile of the high accident locations in the County. It is with in tolerable traffic safety range of Washington County practices and no safety improvements are recommended at the intersection. • The existing offset location of the present school access is traffic safety and operational concern. • The relocated access would improve the traffic operations and safety of the driveway and improve the overall traffic operations over the roadway network. 6 • The relocated driveway will eliminate the 125 feet existing offset with Comsto a g Drive and increase the access spacing with intersection to the east. ' • The proposed expansion of the school would add less than three- percent traffic to the existing intersection traffic of Scholls Ferry Road and Comstoga drive. ' • The intersection of Scholls Ferry road and Conistoga Drive would continue to operate at acceptable level-of-service (C) at the ultimate build out of the proposed school. • The existing eastbound left turn lane is adequate to accommodate future left turning queues. ' • The existing vehicle storage lengths on Conistoga Drive are adequate to accommodate the future traffic queues. 1 Recommendations: t • Install a signal standard and mast arm at the northeast corner of the intersection to accommodate the relocated access. ' • Install traffic loops at the relocated access to accommodate the school traffic. • Restripe the pavement marking at the existing left turn lane on Conistoga Drive to modify existing lane configuration to shared through and right turn lanes. ' • Restripe existing median at the east leg of the intersection to accommodate 200 feet long left turn storage lane and install necessary traffic loops. ' • Replace the signal mast arm at the northwest corner of the intersection to accommodate westbound protected left turn. • To facilitate pedestrian movement at the south approach, install pedestrian signal ' heads on the traffic signal poles at the southeast and southwest corner of the i t ti n ersec on. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 VICINITY MAP I 1sw. j. Z 3 PROPOSED SITE N a sv u~ ERROI 51: S~ L SW 'a ALBERTA ST 4 WASHINGTON COUNTY - OREGON i w PROPOSED SCHOOL EXPANSION MUSLIM EDUCATION CENTER ` 10330 SW SCHOLLS FERRY ROAD FIGURE I TIGARD, OR 97223 1 1 1 1 c) pCC~s m-es CANS I. f OE~ Y 4 00C N we R~~pCp w ` ` \ ~ooe om ! i FK 1 t d, CID X i 1 x rME 1 N 1 4Y q)FRT 1 I i F su ca FRr Q,riRt_ F}y E~IEV ~ i i ~ ~ ry~'gs, an -b~ i 1 1 i ' --_.Nc ~ .;=Gtir.._:,..:..• .•I ~ ~ 1 , m ~ ~ r job .r 26 LF MODULAR CLASS PHASE 1 om co U_ J 43' 1 120 LF ' - lvi~ & R 1 , i \ 8q SE R X4.5' 77' an \e?>> i FM 1 14. Found Sanitary/ Manhole PROPOSED SCHOOL EXPANSION WASHINGTON COUNTY - OREGON MET CENTER - PHASE 1 10330 SW SCROLLS FERRY ROAD TIGARD, OR 97223 FIGURE 2A r i 0 o N O~ NEW SIGNAL PED 1 1 _ j. 7 \ co r ~ \ \ us 1 \ Zo r \ r r \ 1 r 1 WASHINGTON COUNTY - OREGON 1 0 o N0~1.S 30 k 20' °EC 120 LF ` 35 1ST FLOOR: SCHOOL u MAIN ENTRANCE 2ND FLOOR:,LECT,IJRE HALL J Lo COURTYARD co 35' 108 LF CHILDREN'S PLAY AREA POOL Li J O 60 LF 48 LF J 00 ~u I I I OPEN SPACE 73, I PROPOSED SCHOOL EXPANSION MET CENTER - PHASE II 10330 SW SCHOLLS FERRY ROAD TIGARD, OR 97223 FIGURE '2B \y IC *d 60 0 15 30 30' ' l SCXLE S E~R~y l- it 4 r,, S~ y6 OUSS 1 09 os W~ p.~ N+~ 1 LEGENO cv " ~pR \Y WOO OX a 1e~°oo' e~ _ _ , G muo 05 9M w;m ry ' • ~ and _ WOO go va \ M1 woo won 0 co-,, aa~ "0°"° P W~Kp lq~ qt 1~ yp100 1610m 1 EXPANS~O P SCHO co PR NpIT~oN pPQSE D ENTER _ ~ER IN R4 A0 FIGV 1AET Sw gc"OLLS COVN~Y OREGON TIGARD, OR 87223 SH1NGTpN WA EXISTING SCHOOL GENERATED TRAFFIC (AM Peak) ' INTERSECTION: Scholls Fem Road AT Sd QnlA+x&ss to 9:00 AEI Sshollc Fem Road PEAK HOUR TRAFFIC VOLUMES INTERSECTION: Scholls Ferry Road AT Conic nea Drive Date of Count Aug 16. 2001 Day of Week Thursday Time of Count 7-00 AM to Q;QQAM Scho is Ferry Road I TRIP GENERATION AND DISTRIBUTION WASHINGTON COUNTY - OREGON MET CENTER 10330 SW SCHOLLS FERRY ROAD TIGARD, OR 97223 FIGURE 4A 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 PEAR HOUR TRAFFIC VOLUMES ULTIMATE (INTERSECTION + SITE GENERATED) - AM PEAK INTERSECTION: Schollc Fe= Road AT istopa Drive Mll~ Schol c Ferrv Road SCHOOL GENERATED TRAFFIC 0 ULTIMATE BUILTOUT (AM PEAK) ve INTERSECTION. Schollc F Road AT onist a Dri Scholc F era Road TRIP GENERATION AND DISTRIBUTION WASHINGTON COUNTY - OREGON MET CENTER 10330 SW SCHOLLS FERRY ROAD TIGARD, OR 97223 FIGURE 413 • • 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Z 0 0 r.. PROPOSED SCHOOL EXPANSION WASHINGTON COUNTY - OREGON MET CENTER 10330 SW SCHOLLS FERRY ROAD TIGARD, OR 97223 Figure 5 EXISTING INTERSECTION CONFIGURATION 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 • • FUTURE INTERSECTION CONFIGURATION `o \ a nom. w y` a a H a _l 1 ~ a~ ~Q U w m e~ Tnq 4 \ tn t i PROPOSED SCHOOL EXPANSION WASHINGTON COUNTY - OREGON MET CENTER 10330 SW SCHOLLS FERRY ROAD TIGARD, OR 97223 Figure 6 MET CENTER PROPOSED EXPANSION 1 ~ APPENDIX A 1 t 1 WASH.CO.LUT WALNUT CTR•- ~8/15/01 11:2121 F~503`846 79~ :..,17 A 0 a 0 'N ~o 0 0 0 /*1 _ 03/08/9919:00 _-#4- i0/16/9917:00 12/17/9910:001 ' 06/15/98 8:00 01/02/37 8:00 Q002/002 :Ad .4 E& 09/28/9718:00 02/17/98 16=00 'q & 07/29/9814:00 10/05/9818:00 . 04/09/99 7:00 ,c--• _ 07/26/9911:00 -a EO-0 12/01/9918:00 Q_dr . a•n a 0X-c.iA4WkS 2 Pa~~ a~+ci-~`^~3 ArC t~av~k mc~~~ tl~n ~-Y1~ w.$ v2.1^,+c~a aac.~&A ^ k,L `p 6 c -E AAtYr x365 X I'n .4--- Straight ast:ince ACCI • e Parked w X tn`suifii e t Pedestrian r is ay . Fixed objects: Stopped Erratic X Bicycle o General a Pole M Signal a CMb Unknown r Out of control Q Injury ® Tree § Animal .~-.r Backing Right turn Q Fatality . Overtaking , Left turn Nighttime d 3rd vehicle a- Sideswipe U-turn t-~ DUI X Extra data ' a - HCS-Signals 3.2 Filegetex.hcs • HCS: Signalized Intersections Release 3.2 inter: Scholls Ferry Road Q Conistoga City/St: Washington County Analyst: EK Proj Existing traffic )ate: 08/30/2001 Period: AM Peak /W St: Scholls Ferry Road N/S St: Conistoga Drive 1 7 4o. Lanes LGConfig Volume :,,ane Width ZTOR Vol Eastb L T SIGNALIZED INTERSECTION SUMMARY Westbound Northbound R I L T R I L T R 1 2 0 L T 26 2013 12.0 12.0 0 2 1 T R 521 40 12.0 12.0 10 Southbound L T R Paae 0 0 0 1 0 1 L R 176 21 12.0 12.0 7 'duration 0.25 Area Type: All other areas Signal Operations rPhase Combination 1 2 3 4 5 6 7 8 FB Left A NB Left ' Thru A A Thru Right Right Peds Peds X 1 4B Left SB Left A Thru A Thru Right A Right A Peds X Peds X ' dB Right EB Right 5B Right WB Right Green 6.0 67.0 27.0 fellow 4.0 4.0 4.0 All Red 1.0 1.0 1.0 Cycle Length: 115.0 secs ' Interse ction Performance Summary kppr Lane Adj Sat Ratios Lane Group Approach Lane Group Flow Rate Grp Capacity (s) v/c g/C Delay LOS Delay LOS '~9,astbound L 94 C 2449 1805 3610 0.31 0.052 678 0 91 0 54.4 11 2 D B 11 7 B . . . . Westbound C 2103 3610 0.28 0.583 7.4 A 7.3 A R 941 1615 0.04 0.583 6.3 A Northbound Southbound 379 1615 0.52 0.235 39.6 D 39.2 D Z 379 1615 0.04 0.235 34.1 C Intersection Delay = 12.7 (sec/veh) Intersection LOS = B HCS-Signals 3 .2 Fileetfut.hcs • Page HCS: Signalized Intersections Release 3.2 I Inter: Scholls Ferry @ Conistoga Dr. City/St: Washington County Analyst: EK Proj Future Traffic ' late: 08/30/2001 Period: AM Peak '/W St: Scholls Ferry Road N/S St: Conistoga Drive To. Lanes : jGConf ig Volume I 'pane Width :TOR Vol Eastb L T SIGNALIZED INTERSECTION SUMMARY I Westbound ( Northbound R L T R I L T R 1 2 0 L TR 26 2013 35 12.0 12.0 0 1 2 1 L T R 20 521 40 12.0 12.0 12.0 10 0 1 0 LTR 35 4 20 12.0 0 Southbound L T R 1 1 L TR 176 4 12.0 12.0 0 21 7 Duration 0.25 Area Type: All Signal other areas Operations )hase Combination 1 2 3 4 5 6 7 8 ED Left A NB Left A I Thru A Thru A Right A Right A Peds X Peds x r1B Left A SB Left A Thru A Thru A Right A Right A Peds X Peds X M. Right ED Right -:B Right WB Right Green 6.0 82.0 27.0 7ellow 4.0 4.0 4.0 :11 Red 1.0 1.0 1.0 Cycle Length: 130.0 secs Intersec tion Performance Summary ' ppr/ Lane Adj Sat Ratios Lane Group Approach Lane Group Flow Rate Grp Capacity (s) v/c g/C Delay LOS Delay LOS astbound L 83 1805 0.35 0.046 62.6 E T R 2271 3601 1.00 0.631 31.3 C 31.7 C Westbound 1, 83 1805 0.27 0.046 61.6 E 2277 3610 0.25 0.631 5.3 A 7.2 A 1019 1615 0.03 0.631 4.5 A Northbound TR 280 1350 0.23 0.208 43.3 D 43.3 D 57 1237 0.76 0.208 61.2 E TR 347 1672 0.06 0.208 41.4 D 59.3 E ' Intersection Delay = 29.0 (sec/veh) Intersection LOS = C ^ ~ uthbound 2 M M M M M i M M M M M M M M M M M M M H:\PROJECTS\...\TRAFFIC\metfut.xls\Signalized Intersection Queuing INTERSECTION: Scholls Ferry Road @ Conistoga Drive SCENARIO: Future Ulimate AM Peak Future Cycle Length: seconds Vehicle Length: 25 Vehicles Percent Number Green per Avg # Avg Queue 95% 95% Queue Movement Per Hour Trucks of Lanes Cycle Vehicles Length Vehicle Length (Vol) % (G/C) (veh) (ft) (95% veh) (ft) NB LT 0 0.00. . NB TH & COMB 59 0 1 ,0.21 - 2 50 5 125 NB RT 0 0 0 0.00 s SB LT 176 0 . 1 0.21 6 150 10 250 SB TH & COMB 25 0 2 0 21 ' . 1 25 3 75 SB RT 0 ' 0 -0.00 EB LT 26 0, - 1 0.05 1 25 3 75 EB TH & COMB 2048 0 2 0.63 ' 14 350 20 500 EB RT 0 0 0 0.00 WB LT 20 0 1 0.05 1 25 3 75 WB TH & COMB 521 0 . 2 0.63 4 100 8 200 WB RT 40 0 1 0.63 1 25 3 75 Average # vehicles=ROUNDUP[(1-G/C)x(vol)x(1+%trucks)]/[(number of lanes)x(3600/C)] Average Queue Length=(Average # vehicles) x (vehicle length) 95% Vehicle = Average # Vehicles x Poisson Distribution Factor 95% Queue Length = 95% Vehicle x Vehicle Length • M M M M M i M M M M i M M M M M M M M H:\PROJECTS\...\TRAFFIC\metex.xls\Signalized Intersection Queuing INTERSECTION: Scholls Ferry Road @ Conistoga Drive SCENARIO: Existing AM Peak Future Cycle Length:-•5 seconds Vehicle Length: 25 Vehicles Percent Number Green per Avg # Avg Queue 95% 95% Queue Movement Per Hour Trucks of Lanes Cycle Vehicles Length Vehicle Length (Vol) % (G/C) (veh) (ft) (95% veh) (ft) NB LT 0 0 0.00: ; NB TH & COMB 0 0 0:00 NB RT 0 0 ,0.00 SB LT 176 0 1 `.-o.-24--,4 5 125 9 225 SB TH & COMB 21 2 0:24 . 1 25 3 75 SB RT 0 0 . . ' 0.00 EB LT 26 0;05 1 25 3 75 EB TH & COMB 2013 h 0 - 2 X0:68 11 275 17 425 EB RT 0 0 x;0.00 WB TH & COMB 521 0 2 ©5$~ 4 100 8 200 WB RT 40 0 " 1 25 3 75 Average # vehicles=ROUNDUP[(1-G/C)x(vol)x(1+%trucks)]/[(number of lanes)x(3600/C)] Average Queue Length=(Average # vehicles) x (vehicle length) 95% Vehicle = Average # Vehicles x Poisson Distribution Factor 95% Queue Length = 95% Vehicle x Vehicle Length 0 1 1 1 1 1 1 I INTERSECTIMTURN MOVEMENT COUNT SUMMARY AWPORT L SCHO F ERRY RO AD A T CON ESTO GA DR ♦ T= 3.6% P=.781 N 197 ♦ DATE OF COUNT: 08/16/01 0 166 DAY OF WEEK: Thu R 21 0 17 6 TIME STARTED: 07:00 T TIME ENDED: 09 :00 H 4-542 -56 1 26 J L-4 0 T= 2.2% T= 8.9% 2013-► -o-521 P=.895 P= .810 0 0 r TEV=TOTAL ENTR Y VOLUME ♦ T=%T RUCKS BY A PPROAC H ~1 P=PH F BY APPROACH 2039-p- 21 8 9--► LTWG 10 0 0 0 Peak 07: Hour 20-08:20 Traffic Smithy T= 0% P=O. 10 TEV=2797 (503) 641-6333 EAST BOUND SOUTH BOUND NORTH BOUND WEST BOUND TIME PERIOD ♦ FROM - TO -0. 1 3 I r ~ ALL 07:00-07:05 0 170 0 4 0 it 0 0 0 0 34 4 223 07:05-07:10 0 130 0 1 0 22 0 0 0 0 37 2 192 07:10-07:15 0 161 2 2 0 15 0 0 0 0 26 1 207 07:15-07:20 0 122 1 3 0 11 0 0 0 0 37 1 175 07:20-07:25 0 188 1 3 0 5 0 0 0 0 51 4 252 07:25-07:30 0 152 1 2 0 23 0 0 0 0 40 3 221 07:30-07:35 0 181 0 1 0 14 0 0 0 0 36 1 233 07:35-07:40 0 154 1 0 0 22 0 0 0 0 38 0 215 07:40-07:45 0 192 2 2 0 16 0 0 0 0 39 3 254 07:45-07:50 0 157 2 2 0 21 0 0 0 0 31 1 214 07:50-07:55 0 215 1 3 0 7 0 0 0 0 41 4 271 07:55-08:00 0 167 4 1 0 12 0 0 0 0 49 5 238 08:00-08:05 0 164 4 3 0 14 0 0 0 0 52 5 242 08:05-08:10 0 146 3 2 0 17 0 0 0 0 55 7 230 08:10-08:15 0 150 3 2 0 6 0 0 0 0 45 5 211 08:15-08:20 0 147 4 0 0 19 0 0 0 0 44 2 216 08:20-08:25 0 149 4 6 0 9 0 0 0 0 52 4 224 08:25-08:30 0 172 4 2 0 17 0 0 0 0 42 5 242 08:30-08:35 0 148 3 4 0 8 0 0 0 0 36 6 205 08:35-08:40 0 133 1 1 0 20 0 0 0 0 39 1 195 08:40-08:45 0 159 1 1 0 5 0 0 0 0 60 3 229 08:45-08:50 0 137 1 1 0 17 0 0 0 0 36 2 194 08:50-08:55 0 183 2 1 0 13 0 0 0 0 50 4 253 08:55-09:00 0 116 5 2 0 11 0 0 0 0 73 1 208 Total Survey 0 3793 50 49 0 335 0 0 0 0 1043 74 5344 PHF 0 89 .59 ,.75 0 75 0 0 0 0 83 59 .931 Trucks 0 2.2 2 0 0 4.2 0 0 0 0 9.4 1.4 3.7 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Peds 0 0 0 0 2 0 0 0 0 0 12 0 Hourly Totals 07:00-08:00 0 1989 15 24 0 179 0 0 0 0 459 29 2695 07:15-08:15 0 1988 23 24 0 168 0 0 0 0 514 39 2756 07:30-08:30 0 1994 32 24 0 174 0 0 0 0 524 42 2790 07:45-08:45 0 1907 34 27 0 155 0 0 0 0 546 48 2717 08:00-09:00 0 1804 35 25 0 156 0 0 0 0 584 45 2649 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Am, PROPOSED OFF-SITE IMPROVEMENTS. * z +I .I ignal Sts an ~ar' ovation S r, Existing Pedestrian Standard to remain ~h '`1aa - s ! ,fa. PROPOSED NEW SIGNAL STANDARD AT THE NORTH LEG OF CONISTOGA DRIVE. j Q4 LAY' MODIFICATION ADDITIONAL PEDESTRIAN ADDITIONAL>REDESTRIAN AY- DISPLAY SIGNAL DISPLAY MODIFICATION AT THE PROPOSED NEW SCHOOL ACCESS PROPOSED SCHOOL EXPANSION WASHINGTON COUNTY - OREGON MET CENTER 10330 SW SCHOLLS FERRY ROAD TIGARD OR 97223 - , 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 t t 1 WASHINGTON COUNTY - OREGON PROPOSED SCHOOL EXPANSION MFT CENTER 10330 SW SCHOLLS FERRY ROAD TIGARD, OR 97223 VIEW OF THE EXISTING SCHOOL BUILDING AND PARKING LOT 1 0 0 1 1 t 11 t 1 1 Appendix Five John O'Shea, Consulting Arborist 433 SE 70"' Avenue Portland OR 97215 (503) 408-9308 banjoist@qwest.net The Moslem Education Trust Attn.: Mr. Fouad Elgharabli 10330 SW Scholls Ferry Road Portland, Oregon • September 27, 2001 Subject: Assessment of trees at MET, in accord with the planned development and City of Tigard's Tree Removal Plan (Sec. 18.790.060D) As you requested, I have inspected the MET site where, in two osed to build a arkin area and lar er facilit hases it is ro g g p p p p y. , Enclosed is a copy of the map, which I have copied only for ease of use with this report. Please note that I have included some common tree names and some Latin (genus only) for the same purpose. There are many cultivars and I can provide you with their names if you require them. There are a total of 25 trees I expect to be affected by the 1 development. Eight would be removed. Two of the sweetgums and the large (53 1/2" diameter) oak will require protection during construction, as well as two firs out by the northeast corner, and perhaps others. I would like to be onsite during the initial excavation, as I find actual roots in places not necessarily marked for mitigation. It would be helpful to have me meet the construction foreman. I understand that MET is concerned with preserving as many trees as possible. This is the policy of City Page 2 of Tigard as well. Mitigation for existing trees over 12" during construction shall be as follows: • the installation of orange tree protection fencing at the dripline of trees to be preserved. • no parking, driving or construction materials stored inside fenced areas. Please check the map or have me explain which trees are affected. A d b l f d b h wor a out roots: a qua i ie ar orist s ould cut out all roots over 2". Compacting or rupturing roots it the worst of construction trauma and this must be avoided. Clean cuts are essential. It is noted that a good portion of the largest (Quercus #SE 53) oak's roots were probably impacted at some point by creation of the existing hardscape. ~I ' " height, on the MET There are 25 trees 12 diameter or greater, at 4 property. The construction will require the removal of eight trees over 12". According to the City of Tigard's Tree Removal Plan, this retains 68% of trees on the property. Fifty per cent of these, a total of four trees of "like species" (see 18.790.060D Mitigation), shall be planted where appropriate on this property. Although I do not contract for tree work, I can make referrals to an appropriate company. Any help I can give in this, or in the capacity of contract facilitation and ongoing tree preservation, I am happy to perform at my hourly rate. ' Sincerely, John O'Shea r Consulting Arborist ISA Certified Arborist #WC1877 QvAlk a C~.tS t~yL„ CIO) ,tea,; SP:.-.._~O.t~~,..._t„ qY'' aam-dol"' ~ilrt5 !~T G~s~Vab t3 J aroJ s C C 9.5 6r' ¢i~M GS~~NtJ - t~ 1~~ Gz+~~ti6~l f~StJ~ 1 s A 1 °Ful1 Rt6 . c,~s Ste. F~ s-; s W Y- 4 5 15~t f~mo 9 4 ,lam n( I " at rlffi\04C-, W1 t_L8u1 ~-~C- ©A~ t ~ sruMp ~~t+ sr AS n 110 \ 5 6 v2~~~- 6,V Y I 91 Mt Gwl. cJl~ .V,Vfcltg- 4' lld~ ~o~o ti - A Q s - AT 4 i C~Ql) 5-S Y--i i - - 53+/l/ ca~a r~~~ /9;res ~a>r~ ~e~i~• MeaS~ce~ wt 2 ~i ~ow► ~ ~ is lk -~nr. fQNKe~1eS - - - ----5--`-"-rte to, ~Yz-, - YqC - 2~~ I+A~ Q 1*24;ci~cr Fl -2- LA&smM-5 Air,- . _s-~ vim. _ w ~G~ ~ ~ ~►_s-_A~4- - - w ~i 1 _Ge _ ' , ~'tV \ ~ to q-1-7, - f r ~3 t r Seven APpendix 1 1 1 1 1 Appendix Six i 1 1 1 1 1 1 1 0 o Rep°r' H~Idr°~ gy prelim~~ar`~l Center Trust (MET) oregon) ._.~.iim Education Ferry -.at ..hOIIS Road, Tiga prepared For. CAY of -r;gard prepared BY an Haddad bdalla & Ate' ET) Center M Hassan P* Trust QA Muslim EwcScholls Ferry Road 10334 S. Tigard, Oregon October 2001 1 1 1 1 1 1 1 • • Preliminary Hydrology Report Muslim Education Trust (MET) Center Prepared For. City of Tigrad Prepared By. M. Hassan Abdalla & Adnan Haddad Muslim Education Trust (MET) Center 10330 S.W. Scholls Ferry Road Tigard, Oregon October 2001 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 • a Table of Contents A. Project Overview ..............................................................................................................1 B. Downstream Analysis ......................................................................................................1 C. Quantity Control Analysis & Design 2 D. Conveyance Systems Analysis & Design 2 E. Water Quality Design 3 F. Soils Evaluation 3 G. Maintenance & Operations 3 Attachments Maps Calculations Hydrographs 1 A. Project Overview This report contains the hydrologic and hydraulic design parameters for the Muslim Education Trust (MET) center located at 10330 S.W. Scholls Ferry Road, in Tigard Oregon. This report should be reviewed in conjunction with the project plans and City of Tigard standard details, specifications, and requirements. ' The project consists of expanding the existing religious institution, establishing approximately a 25,000 to 30,000 square foot of educational and religious training facility from kindergarten to 12`h grade. The site is located in a Medium Density Residential (R-12) zoning. The total area of the site is 2.54 acres. The project is planned to proceed in two phases: i i ng ld Phase I; consists of minor grading, installing 5,096 square foot of a temporary bu modular for class room spaces, and constructing new access onto Scholls Ferry Road across from Conestoga Street. Phase II; consists of removing the existing buildings and constructing a two story building learning center and associated parking area. The existing curb cut onto Scholls Ferry Road will be removed. With total build out, the total additional impervious surface area is 1.02 acres. The total impervious surface area for build out is 1.65 acres while the total existing impervious ' surface of the site prior to the expansion is 0.63 acres. The general direction of drainage is toward the southwest. The Hiteon Creek crosses the southwest corner of the MET site. There is also an existing 20 foot wide sanitary sewer easement along the south boundary of the site. Both quality and quantity treatment for storm water runoff is provided on-site. Storm water runoff from the site (building roof and other impervious areas) is collected and directed to the southwest corner of the site to be treated in water quality biofiltration swale and detention ' facility. The resulting information is included as attachments to this report. B. Downstream Analysis The downstream receiving body for the MET site is the Hiteon Creek. According to conditions of approval for CUP 92-0003, the Surface Water Management Regulation (Resolution and Order No. 91-47) requiring the construction of on-site water quality facilities or fees in -lieu of their construction. On-site water quality treatment and detention facility is provided, and the ' stream flow rates will not exceed the existing flow rates after development. A downstream Preliminary Hydrology Report 10126101 Muslin Education Trust (MET) Center Page 1 1 1 1 1 1 1 1 1 • • analysis is not required in conjunction with this project since down stream rates remain unchanged. C. Quantity Control Analysis & Design Quantity control for the MET site is provided in the new detention pond located at the southwest corner of the site. An existing conditions hydrologic analysis has been performed to determine release rate for pond. The hydrographs are included as attachments to this report. 1. Soil Type: Woodburn, Hydrologic group "SCS Class C" 2. Curve Number: Pre-developed: Pervious: 77 Impervious: 98 3. Roughness Values Developed: Pervious: 86 Impervious: 98 Pre-developed: Overland Pervious Collector Channels Developed Overland Pervious Overland Impervious Collector Channels 0.15 Short grass/ lawns 0.013 Concrete Pipe 0.15 Short grass/ lawns 0.10 Concrete/ Asphalt 0.013 Storm pipe 4. Precipitation: water quality: 0.83 inches 2 year: 2.50 inches 5 year: 3.00 inches 10 year: 3.50 inches 25 year: 4.00 inches D. Conveyance Systems Analysis & Design The conveyance system for the MET is designed using the Santa Barbara Method based on the 25-year design storm. Pipes are PVC Altra Rip 3034. Area inlets are used in sag areas. The mainline system uses Type II inlets, standard manholes, water quality structure, flow control structure, and outlet structure. A minimum velocity of 3 feet/sec is maintained throughout the system. Calculations showing design flows, velocities and conveyance capacities for structures and pipes are included as attachments to this report. Preliminary Hydrology Report 10126101 ' Muslin Education Trust (MET) Center Page 2 E. Water Quality Design As with' the quantity control design, water quality treatment of storm water runoff from the new impervious area is provided. This facility is a biofiltration swale, planted with a variety of grass. The swale is on line with the detention pond, and the planting designs for each are designed to provide aesthetic as well as functional value to the site. Water quality calculations are included as attachments to this report. F. Soils Evaluation The attached soils map shows the soil type that is found at the site. The project is located in a WOODBURN soils (SCS class C), which are not suitable for infiltration, as they have high clay contents and do not drain well. Existing slopes on the site are mild, and only short segments exceed 10% slopes at the southwest corner. The majority of the site contains existing slopes that are 5% or less. No drainage or water quality problems are anticipated due to steep slopes. Approximately 0.83 acres of site will be cleared as a result of the construction activities. G. Maintenance & Operations All stormwater facilities will be privately owned and maintained by the MET. B/OFILTRATION SWALE After site construction is complete, the newly planted vegetation must be watered and ' maintained until well established. All sediment must be removed. Any eroding or channeling in the bottom of the swale must be graded out, and then re-seeded. Biofiltration swales must be mowed regularly during summer. Remove cuttings promptly and dispose in a way that no pollutants can enter receiving waters. Remove sediments during summer months when they build up to 6" in any spot, cover biofilter vegetation or otherwise interfere with biofilter operation. Use of equipment ' like a Ditch Master is strongly recommended over a backhoe or dragline. If the equipment leaves bare spots, re-seed immediately. Inspect biofilters periodically, especially after periods of heavy runoff. Remove sediments, fertilize, and re-seed as necessary. Be careful to avoid introducing fertilizer to receiving waters or ground water. Preliminary Hydrology Report 10126101 Muslin Education Trust (MET) Center Page 3 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 • • The outlet structure in the swale should be periodically checked to insure that the system is not plugged. At least once a year the sedimentation should be removed from the area near the drain. This will insure proper treatment and conveyance of runoff. DETENTION POND All new vegetation must be watered and maintained until well established. All sediment must be removed. Any eroding or channeling in the bottom of the pond must be graded out, and then re-seeded. Eroding and channeling must be continually eliminated as it occurs. Any sediment that accumulates must be removed, especially near the outlet structure. The small orifice on the outlet structure must be checked at least twice yearly for debris plugging the hole. The interior of the outlet structure should also be checked for sediment buildup. Preliminary Hydrology Report Muslin Education Trust (MET) Center 10/26/01 Page 4 1 1 1 1 1 1 t Maps Vicinity/Site Location Map Soils Map Development Plan m r m m m mm mm mm m M .M m m m m r Oct-09-01 10:12A En enious ' !Systems, Inc. 1 i 1 1 1 i 1 1 1 1 1 1 1 1 1 of I P.15 http://wwo9enious.nettEsiHome/SCSCN/SCSClass. asp Soils Classification ;oils Name S Class This page maintained by Engenlous Systems, Inc. 10/9/20017:11 AM mm mm m m M m i mm m mm m m m i m 0 n 0 0 0 N D • 0 v nRF usr_ (I,cOb' I 0.139X001 0.139x190 0.139X230 PROJECT MAP MET CENTER TIGARD, OREGON OWNER Name: MUSLIM EDUCATIONAL TRUST Phone: (503) Fax: (503) CIVIL ENGINEER Name: Otak Incorporated Contact: Adnan Haddad, PE or Fares Kekhia, PE Phone: 503 635-3618 Fax: 503 635-5395 GOVERNING JURISDICTION Name: City of Tigard Contact: xxxxxxHgxx Phone: 503 Fax: 503; i 8~ / I i 30 120 LF 35 n m 35' 35 1 1i` rv 108 LF Ir 0 m ,8 LT 60 LF m 0 m 60 LF 48 LF M 73' LLU 20' 40 0' 25~ 50' 100' i i 09/09/2001 Dote SHEET INDEX AAH Designed zz AAH Cl-1 COVER SHEET N Drawn EX-1 EXISTING CONDITION S EX-21 SITE DIMENSION PLAN PHASE I Checked By Dote j EX-22 SITE DIMENSION PLAN PHASE II EX-3 UTILITY AND GRADING PLAN _ GENERAL NOTES 0 s L ALL WORK SHALL BE IN CONFORMANCE WITH THE CURRENT REOUIREMENTS AND SPECIFICATIONS OF THE CITY OF BEAVERTON, THE UNIFIED SEWERAGE AGENCY OF WASHINGTON COIMTY, AND TUALATIN VALLEY WATER DISTRICT. 2. ATTENTION EXCAVATORS OREGON LAW REOUIR£S YOU TO FOLLOW RUES ADOPTED BY THE OREGON UTILITY NOTIFICATION CENTER. THOSE RUES ARE SET FORTH IN OAR 951-001-0010 THROUGH OAR 951-001-0090. YOU MAY OBTAIN COPIES OF THESE RUES FROM THE CENTER BY CALLING (503)231-1987 IF YOU HAVE ANY QUESTIONS ABOUT THE RUES YOU MAY CONTACT THE CALL CENTER. YOU MUST NOTIFY THE CENTER AT LEAST 1 BUSINESS DAYS, BUT NOT MORE THAN 10 BUSINESS DAYS BEFORE COMMENCING AN EXCAVATION CALL 503-146-6699. A THE LOCATION OF EXISTING wDERGROtND UTILITIES SHOWN ON THE PLANS ARE APPROXIMATE CONTRACTOR SHALL DETERMINE EXACT LOCATIONS OF LNDERGROWD UTILITIES AND PROTECT THEM FROM DAMAGE DURING CONSTRUCTION. 4. A TOPOGRAPHIC SURVEY WAS PERFORMED BY OTAK ELEVATIONS ARE BASED ON CITY OF 5. GRADING AND EROSION CONTROL SHALL BE PERFORMED PER SPECIFICATIONS 6. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO LOCATE AND COORDINATE THE REMOVAL OF EXISTING UTILITIES OR ABANDONMENT OF UTILITIES (SEPTIC TANKS WATER WELLS POWER LINES, ETC), PER CITY AND STATE REOUIREM£NTS IF THEY ARE NOT TO REMAIN. 7. REA40VAL OF EXISTING INTERIOR STRICTURES, FENCES, VEGETATION , SERVICE LINES (ABOVE AND (NDERGROLND), POLES MISC. ITEMS NOT SHOWN, AND THE CONSTRUCTION AREA DEBRIS CLEANLP ARE TO BE INCLUDED IN THE DEMO ITION BID ITEM. 8. THE CONTRACTOR SHALL PROVIDE ALL WORK ILLUSTRATED ON THE DRAWING SET INCLUDING ALL INCIDENTAL WORK REWIRED TO COMPLETE THE PROTECT IN A MANNER ACCEPTABLE TO THE OWNER. m a rnb Cd ~4 0 Ea ~ ~4 04) O Iir ul M Cd 04P- b~rn W J O 14 Q b co ce) OEF W E W Q E •w LL. W N OO" 5O r 1 y Project No. Z 0339C1-1 File No. Cl-1 a Sheet co!"' . 0 c'!"' P-4 ~.0 H I~ ~ Incorporated 17855 57 Ba,Oes Ferry P,mt Ink, O-g,, 68 fr=-5217 Phone: (563 675-9618 FAX (563 635-5395 z 10339 VICINITY MAP VFW wo so t \ _ l l~$ !rrrl ) ~ I 11, 11 I I I \1 1 t ~ l , I r !r , , r I , \ \ Iyl II I I + ~r ! r r ! III \ I ) ( Tip j ~ / ' l ( / / 1 t 1 /1 1 ` ) .n 11 ) 1 ~ ; 11 ,j t t 1 l r` ~~r t! 1 r'~t t f ~ o p' t „ i1 1 11 i ( ! 1 / _ p 1 1 \ tpl. t t JJ It t, 1, `t ttt % ! !!1 t r II 1 1 I ~ 1 1 1 ! ! ~ ± i Illy r// /!r t!i m°p ~ N C / X+ 11 I, tl 1, I, I, Ir r! f t fl r/ ` / l r pP N t d / t t r/ r t ! ! ! ~ /t,~ / 1 j 1 r! / t ( t !r jr IJ !t t / !t ~i/y`!" i t t 1 1 t t! !1 I /j !J !1 +,l ~ T ~ / I t)! 1 1 1 1 !1 11 t, rll tSr ) ! ! t ) + ) t r! rl t + I c° ~ f t t J t t 1 1 ) r r i t 1 1:iasnNc ~ J (i 1 1 1 1! 1 j t t ~1~ a t I / ~ ~ k~l t /i J i! 1! 1/ r1 ~ 1,1 II 11 / ! / / 1 1 t 1 41*41 / J~ III t1 !1 I! /r t! ! ~%~-=~1~~' t ~ /l t! !I r , l ! t r >ytttlt! % trt i --"T II L__---t/~, ! y'i t g! e~-~n t ~ ~ I I! \1 ~r 2 Vic", r Z c .Ar, a ~a, ~ oe8 G \V Q 11 111 DATC I l P'LA ttaZ o O 3~ ~ ~ o W x X ~ I~ ! J E ~ . CENSER ~~'S.nNO CONDITION PLAN Trilst Fexx9 330 Sw S~hQ1.1s Tgard' oR 97223 book I uoAad DJ39XCOI 0JJ9+190 J"W'2,11 1 i* - 0' 15' 30' 60' 7L:7 0 1 -ODEC ~N DEC DEC 1 4 I~ ® ; I ` I OFM W 0-` 1 t t 1 H 3O IS 6 On 43 r-----n Ir _ A_ I X I I ~ 1 I x f .E I I PINE I I Ala , ; ' i O WC PI I CoverefPftrport 31 0DEC 1 r { I I I I I iz W Power ale 4 , `yS I I r *CED j II I I dater Tower I---91 L-J T_J m Dryer Shed \pyof p \ 74.5' 77' H Of ` 63~ \So~11\ aJ. wy M \ye . \ \ \5 aSa ~s Found Sanitary Manhole \\S C vJyB B2 Ov. U.S.A. Sanitary Easement - \ ° ~-fx s~alvE / - 1 POWER POLE I I Barn ; I L I m _ 09/09/2001 Dote AAH N Designed ~ z AAH 0 w Orown 5 a: Checked By Date m 0 00 E"1 w co is 0 ij 00 (v) Cd 4N e~ (/2 W /'"t V W C) co W -4 a w E z J CL F z 0 Cn z W oN ~a rn a H ~ CIncorporated 17355 ST Bwnm Ferry Roe, I-~ IA, bn{a. OR 91035-5217 I~ Phone: (503) 635-9616 (/a FAX: 501)) 635-5395 z 10339 y Project No. F-' D339EX-21 File No. EX-21 Sheet No. ' ar:roa. Vii, a«wKe 0!!9X001 0339X190 D!l9X1l0 I 0' 15' 30' 60' 13 N or 63Yr0 \Jw ~Me. Found Sanitary/ Manhole \ cs S r6° ~ rJ 0 e°s. \ F , U.S.A. Sanitary Easement i i OPEN SPACE 73 PE 20' ALL tl J to Do 20 09/09/2001 Dale AAH N Designed z AAH O m Drawn 5 w I Checked By Date m a OZ 'd Cd 0 Fa a) 0a) 0w ee) Cd 4 C.) 0 C\2 ~4 rC4~ V W~ C) rl D] ce) ce) Fi OC" LW E-1 z V z J a E- t z 0 to z w O turn a ~ in a E- ~ Incorporated 17955 ST Boon Ferry Road lake Osrga OR 67 015-5 217 Phone: (503) 635-9618 Cn FAX: (503) 695-5395 l 10339 y Project No. Fr D339EX22 z e No. .1 Re EX-22 134 Sheet No. 15 0 ~F--0 30 Carp C, found SonitorYJ Mont'o%e S \e . \ \Jy8 SA S°n~tO~Y.,t i i 60 15' 3p• R SANITARY LINE ANHgLE ORM LINE S ~ T QLE M fsD~ STORM NLET STORM UNE ASSEMBLY ETER FIR S Y WA ASSEMBL TER B 011- W A GVAI STREET U a 0 w'N• m 4 O 0 N W 0 C', U 001 'd r- 00) W O ~N O bb W Wa Z H~ Z W4 Y .J Ni Incorporated 3 tYi1 51 o " 65- ~ gp'gp,1l 5& V^ Lake~ Y' Phoae ~Sp3)) ~ y t ' P~oy- t No. z o- File NoC a she" L1 1 i Calculations t i , t r 1 1 v r Hydrology Calculations Water Quality Calculations Conveyance System Calculations 1 Oct-09-01 10:08A I Adnan Haddad, PE AAH 07:01 09-Oct-01 1 1 1 1 t ~l 1 r 1 y Project 10339 MET CENTER RUNOFF by the SANTA BARBARA URBAN HYDROGRAPH WHOLE SITE EXISTING CONDITIONS 2-year, 24-hour rainfall = 2.50" P.02 flow type description coeff. distance fa22 820pe T/C 1 overland sheet short.grass,lawns n=0.15 213.0 1.0' 0.47% 36.2' 2 pipe concrete.pipe n=0.013 178.0 3.0' 1.69% 0.4' 3 pipe concrete.pipe n=0.013 188.0 10.0' 5.32% 0.3' total Time of Concentration - 36.9' storm hyetograph: SCS TypeIA return period = 2 years storm duration = 24 hr. total rainfall = 2.50 in. pervious area - 1.91 A CN - 77 GpC:Brush-grass.pr.cnd impervious area - 0.63 A CN = 98 total site area - 2.54 A hydrograph file: c:\program files\quick3\metpre02.hyd peak flow = 0.39cfs @ 8.00 hr. runoff volume = 10,317 cu.ft. ti 34. Oct-09-O1 10:09A 0 Quick TR-55 Ver.5.46 SIN: Executed: 07:44:14 10-09-2001 SANTA BARBARA URBAN HYDROGRAPH METHOD MET CENTER 10339 PREDEVELOPED FLOWS PRELIMINARY DRAINAGE ANALYSIS BY ADNAN HADDAD OTAK LO Distribution file: SCS-lA RDT Description: SCS Type lA 24 Hour Rainfall Hyetograph Time increm.(dt): 6 (minutes) f!!!ff!!!•!!llrr•f tlw•rf i•r!t•wrlt•! + Frequency: 1 years ' ! Rainfall: 0.83 inches ! ' (total rainfall for duration) * Input file: MET-EXTG.SBH ! t ! •rrwrfrr!•ttlwwrraaarrrf trrwttttrtrr Total area: 2.540 acres Tc: 37.0 minutes PERVIOUS AREA IMPERVIOUS AREA r' Area: 1.910 acres Area: 0.630 acres CN: 77 CN: 98 S: 2.9870 S: 0.2041 0.2S: 0.5974 0.2S: 0.0408 Cumulative Cumulative Pervious Runoff Impervious Runoff 0.0168 inches 0.6270 inches 0.00 ac-ft 0.03 ac-ft Total Volume under computed hydrograph: 0.04 ac-ft rrfrtf rfrrrrwet!• ttalrrrr•!!tf •ff SUMMARY OF PEAK DISCHARGE Output Hydtograph: METEXWQ.HYD Tp: 8.00 hrs Qpeak: 0.1 cfs P.03 Oct-09-O1 10:09A P.04 I 1 1 1 1 1 1 1 1 1 1 r r Quick TR-55 Ver.5.46 SIN: Executed: 07:44:14 10-09-2001 SANTA BARBARA URBAN HYDROGRAPH METHOD MET CENTER 10339 PREDEVELOPED FLOWS PRELIMINARY DRAINAGE ANALYSIS BY ADNAN HADDAD OTAK LO Distribution file: SCS-lA RDT Description: SCS Type lA 24 Hour Rainfall Hyetograph Time increm.(dt): 6 (minutes) rr•rr+rr•rr+waerrr•aaearraaarra+'++ra • Frequency: 2 years ' • Rainfall: 2.50 inches • (total rainfall for duration) • Input file: MET-EXTG.SBH •a••aa•arra ar►•ararraraaaafatr♦aaa•• Total area: 2.540 acres Tc: 37.0 minutes PERVIOUS AREA Area: 1.910 acres CN: 77 S: 2.9870 0.2S: 0.5974 IMPERVIOUS AREA Area: 0.630 acres CN: 98 S: 0.2041 0.2S: 0.0408 Cumulative Cumulative Pervious Runoff Impervious Runoff 0.7403 inches 2.2707 inches 0.12 ac-ft 0.12 ac-ft Total Volume under computed hydrograph: 0.24 ac-ft ........•..r.a ara SUMMARY OF PEAK DISCHARGE •.asat.a ••+•+•wa Output Hydrograph: METEX02.HYD Tp: 8.00 hrs Qpeak: 0.4 cfs Oct-09-01 10:09A 1 1 1 1 1 i i 1 t i • 0 P.05 Quick TR-55 Ver.5.46 SIN: Executed: 07:44:14 10-09-2001 SANTA BARBARA URBAN HYDROGRAPH METHOD MET CENTER 10339 PREDEVELOPED FLOWS PRELIMINARY DRAINAGE ANALYSIS BY ADMAN HADDAD OTAK LO Distribution file: SCS-IA RDT Description: SCS Type lA 24 Hour Rainfall Hyetograph Time increm.(dt): 6 (minutes) ••ff afff•f*fa*f •ffflw.f affaRRafwaaaR * Frequency: 5 years • Rainfall: 3.00 inches ' * (total rainfall for duration) ' ' Input file: MET-EXTG.SBH • • w •*a►ww••••aaaa..fraaaa•awafRafaaaf•• Total area: 2.540 acres Tc: 37.0 minutes PERVIOUS AREA Area: 1.910 acres CN: 77 S: 2.9870 0.25: 0.5974 IMPERVIOUS AREA Area: 0.630 acres CN: 98 S: 0.2041 0.25: 0.0408 Cumulative Cumulative Pervious Runoff Impervious Runoff 1.0710 inches 2.7683 inches 0.17 ac-ft 0.15 ac-ft Total Volume under computed hydrograph: 0.32 ac-ft *awaaf.aaa*aa..a. SUMMARY OF PEAK DISCHARGE ♦.•.RfRrfffar.a. Output Hydrograph: METEX05.HYD Tp: 8.00 hrs Qpeak: 0.5 cfs 0ct-09-01 10:09A • • P_06 r i Quick TR-55 Ver.5.46 SIN: Executed: 07:44:14 10-09-2001 SANTA BARBARA URBAN HYDROGRAPH METHOD MET CENTER 10339 PREDEVELOPED FLOWS PRELIMINARY DRAINAGE ANALYSIS BY ADNAN HADDAD OTAK LO Distribution file: SCS-lA RDT Description: SCS Type LA 24 Hour Rainfall Hyetograph Time increm.(dt): 6 (minutes) ••rfr••r•rrrr r+r*+r•ff••f wf r•rr+••f• • Frequency: 10 years • Rainfall: 3.50 inches (total rainfall for duration) " • Input file: MET-EXTG.SBH ffffffifff•fffffff rfff•f►f *•*ff •ffff Total area: 2.540 acres Tc: 37.0 minutes PERVIOUS AREA ----------i---------- Area: 1.910 acres CN: 77 S: 2.9870 0.2S: 0.5974 IMPERVIOUS AREA Area: 0.630 acres CN: 98 S: 0.2041 0.2S: 0.0408 Cumulative Cumulative Pervious Runoff Impervious Runoff 1.4305 inches 3.2665 inches 0.23 ac-ft 0.17 ac-ft Total Volume under computed hydrograph: 0.40 ac-ft SUMMARY OF PEAK DISCHARGE Output Hydrograph: METEXIO.HYD Tp: 8.00 hrs Qpeak: 0.7 cfs r r Oct-09-01 10:10A 0 0 1 Quick TR-55 Ver.5.46 SIN: Executed: 07:44:14 10-09-2001 SANTA BARBARA URBAN HYDROGRAPH METHOD MET CENTER 10339 PREDEVELOPED FLOWS PRELIMINARY DRAINAGE ANALYSIS BY ADNAN HADDAD OTAK LO Distribution file: SCS-lA RDT Description: SCS Type lA 24 Hour Rainfall Hyetograph Time increm.(dt): 6 (minutes) ff!♦rffrarf rf if llrfffrffr*laf r!!rf!! * r * Frequency: 25 years • Rainfall: 4.00 inches ' * (total rainfall for duration) • • Input file: MET-EXTG.SBH ' r + afr!!lrawalrrrlrrrrlrfrrrrrlrr lrarff t e 1 1 1 r Total area: 2.540 acres Tc: 37.0 minutes PERVIOUS AREA Area: 1.910 acres CN: 77 S: 2.9870 0.2S: 0.5974 IMPERVIOUS AREA Area: 0.630 acres CN: 98 S: 0.2041 0.2S: 0.0408 Cumulative Cumulative Pervious Runoff Impervious Runoff 1.8120 inches 3.7651 inches 0.29 ac-ft 0.20 ac-ft Total Volume under computed hydrograph: 0.49 ac-ft ♦!r*****'******'* SUMMARY OF PEAK DISCHARGE •*'•*•'+****:rar Output Hydrograph: METEX25.HYD Tp: 8.00 hrs Qpeak: 0.9 cfs P_07 Oct-09-01 10:10A 0 P.08 Adrian Haddad, PE AA H 07:09 09-Oct-0I Project 10339 MET CENTER RUNOFF by the SANTA BARBARA URBAN HYDROGRAPH WHOLE SITE DEVELOPED CONDITIONS 2-year, 24-hour rainfall = 2.50" flow type description coeff. distance fall alcpe T/C 1 overland sheet short.grass,lawns nm0.15 2 pipe concrete.pipe n=0.013 100.0 1.0' 1.00% 450.0 9.0' 2.00% 14.6' 1.0' total Time of Concentration = 15.61 storm hyetograph: SCS TypeIA return period = 2 years storm duration = 24 hr. total rainfall = 2.50 in, pervious area = 0.89 A CN = 86 GpC:Open.space,pr.cnd impervious area a 1.65 A CN = 98 total site area = 2.54 A hydrograph file: c:\ ro ram files\ uick3\met t02 d h g p ps q . y peak flow a 1.10cfs @ 8.00 hr. runoff volume 17,615 cu.ft. r -97 V-M S •0%/1'1 z-o :XedD sag 06'L :dS aAH'UMA3a7,3H :gde2bojpAH 3ndan0 r•+•+r+s.+++•r•. 301MOSIa 3K3d 30 ;.)IV WnS r•++r.+•s •.+•rr•+ 3;-Ov OI'0 :gdeiboipAq paandmoo sapun amnTOA TVZOX 1;-Dv 60'0 3;-De TWO SagOUT OLZ9'0 sagouT E6TT'O ;;oun-d snoTASadm2 ;;oung snoTASad aATTeTnumO OAT;vlnumD 8060'0 :SZ'0 T60Z'0 :S 86 NO Sazov 059'1 :east 9SZE'0 :SZ'0 6LZ9'T :S 98 :NO sasoe 068'0 :vast tt3uv SAOIAvsdHI v7vv SA01AU3d sa;nuTm 91ST :3,L sasov O6S'Z :vale jv;o,L H9S-ZSOd-S3H :aTT3 3ndul + (uoT3v3np xo; TTe;uTv-7 Te3o4) sagouT £B'0 :TTe;uTe3 + s.zeaA T :Aovanbai3 (sa;nuTm) 9 : OP) 'uiaiout amT.L gdeabolOAH TTv;uTvg 3nOH 6Z VI adAj. SOS :uoTadT3nsaa aax' KT-SOS :OTT; uoTangTs:jsTa OZ )IVW artaavH NKNQK A8 SISA'IVNK 30VHIWa ]CU[HIHIZ3'gd II 3SKHd IH3Hd0'I3A3a ZSOd 6££OT UUN33 JSH (30HS3H HdYdE)O'daAH XV891) VdVg"H YSNVS TOOZ-60-OT 00:8£:LO :P84nO8x3 :NIS 96'S'3OA SS-Hl XOM 60 "d 0 VOT:OT TO-60-'4=)0.ll Oct-09-01 10:11A I I Area: CN: S: 0.2S: ~i • Quick TR-55 Ver.5.46 SIN: Executed: 01:38:00 10-09-2001 SANTA BARBARA URBAN HYDROGRAPH METHOD MET CENTER 10339 POST DEVELOPMENT PHASE II PRELIMINARY DRAINAGE ANALYSIS BY ADNAN HADDAD OTAK LO 0 Distribution file: SCS-1A RDT Description: SCS Type lA 24 Hour Rainfall Hyetograph Time increm.(dt): 6 (minutes) fffff*}♦f♦f }ff}ffffff/♦♦**fffffif lf♦ ' Frequency: 2 years * Rainfall: 2.50 inches • • (total rainfall for duration) * Input file: MET-POST.SBH f}}}}ff ♦f }f}♦♦•ff♦fA♦fffff♦♦tf}*fflf Total area: 2.540 acres Tc: 15.6 minutes RVIOUS AREA IMPERVIOUS AREA 0.890 acres Area: 1.650 acres 86 CN: 98 1.6279 S: 0.2041 0.3256 0.2S: 0.0408 Cumulative Cumulative Pervious Runoff Impervious Runoff 1.243S inches 2.2707 inches 0.09 ac-ft 0.31 ac-ft Total Volume under computed hydrograph: 0.40 ac-ft SUMMARY OF PEAK DISCHARGE ffff}ff*♦f}fff♦f Output Hydrograph: METPST02.HYD Tp: 7.90 hrs Opeak: 1.1 cfs P.10 ~ . 1 Oct-09-01 10:11A 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 • • P.11 Quick TR-55 Ver.5.46 SIN: Executed: 07:38:00 10-09-2001 SANTA BARBARA URBAN HYDROGRAPH METHOD MET CENTER 10339 POST DEVELOPMENT PHASE It PRELIMINARY DRAINAGE ANALYSIS BY ADNAN HADDAD OTAK LO Distribution file: SCS-1A .RDT Description: SCS Type IA 24 Hour Rainfall Hyetograph Time increm.(dt): 6 (minutes) rrr•ww.ww•rar.•r•r..a.rrw•a•arrwrrw. . * Frequency: 5 years ' • Rainfall: 3.00 inches • (total rainfall for duration) ' Input file: MET-POST.SBH r • :a•w•w.waawrwar.r•..r..rrarrr ra.•.rr Total area: 2.540 acres Tc: 15.6 minutes PERVIOUS AREA Area: 0.890 acres CN: 86 S: 1.6279 0.2S: 0.3256 IMPERVIOUS AREA Area: 1.650 acres CN: 98 S: 0.2041 0.25: 0.0408 Cumulative Cumulative Pervious Runoff Impervious Runoff 1.6625 inches 2.7683 inches 0.12 ac-ft 0.38 ac-ft Total Volume under computed hydrograph: 0.50 ac-ft a •.r•rarrrrr.r.•r SUMMARY OF PEAK DISCHARGE •'wwrrarr•rw.•w• Output Hydrograph: METPST05.HYD Tp: 7.90 hrs Qpeak: 1.4 cfs Oct-09-01 10:11A I PERVIOUS AREA IMPERVIOUS AREA Area CN: S: O.ZS I • Quick TR-55 Ver.5.46 S/N: Executed: 07:38:00 10-09-2001 SANTA BARBARA URBAN HYDROGRAPH METHOD MET CENTER 10339 POST DEVELOPMENT PHASE II PRELIMINARY DRAINAGE ANALYSIS BY ADMAN HADDAD OTAK LO 0 Distribution file: SCS-IA RDT Description: SCS Type 1A 24 Hour Rainfall Hyetograph Time increm.(dt): 6 (minutes) !rlw.a.rl.arww♦+r SUMMARY OF PEAK DISCHARGE w!►l.rrrw!l. rff. Output Hydrograph: METPST10.HYD Tp: 7.90 hrs Qpeak: 1.7 cfs .•rarr.rrrlrwwwlf.waf.!►.rlwwwww.rrw r t ' Frequency: 30 years ' * Rainfall: 3.50 inches ' • (total rainfall for duration) ' Input file: MET-POST.SBH ♦ r f.lfl.l.!!rwlfr..!lfarlwtrlw!!frllrw Total area: 2.540 acres Tc: 15.6 minutes 0.890 acres Area: 1.650 acres 86 CN: 98 1.6279 S: 0.2041 0.3256 0.25: 0.0408 Cumulative Cumulative Pervious Runoff Impervious Runoff 2.0983 inches 3.2665 inches 0.16 ac-ft 0.45 ac-ft Total Volume under computed hydrograph: 0.60 ac-ft P_12 Oct-09-01 10:11A • . P_13 Quick TR-55 Ver.5.46 SIN: Executed: 07:38:00 10-09-2001 Distribution file: SCS-IA RDT Description: SCS Type 1A 24 Hour Rainfall Hyetograph Time increm.(dt): 6 (minutes) 1 r 1 i 1 1 1 1 SANTA BARBARA URBAN HYDROGRAPH METHOD MET CENTER 10339 POST DEVELOPMENT PHASE II PRELIMINARY DRAINAGE ANALYSIS BY ADMAN HADDAD OTAK LO rra•a+r«ar+arrr•••arar•«««++araa+a«• + Frequency: 25 years • Rainfall: 4.00 inches • (total rainfall for duration) + • Input file: MET-POST.SBH • r + rrarrrrr•rrrarr••a•••ra►••r••rrrrrr• Total area: 2.540 acres Tc: 15.6 minutes PERVIOUS AREA Area., 0.890 acres CN: 86 S: 1.6279 0.2S: 0.3256 IMPERVIOUS AREA Area: 1.650 acres CN: 98 S: 0.2041 0.2S: 0.0408 Cumulative Cumulative Pervious Runoff Impervious Runoff 2.5463 inches 3.7651 inches 0.19 ac-ft 0.52 ac-ft Total Volume under computed hydrograph: 0.71 ac-ft wrrr•r•r•re•rrrwr SUMMARY OF PEAK DISCHARGE rar«+•r•rre«r+ra Output Hydrograph: METPST25.HYD Tp: 7.90 hrs Qpeak: 1.9 cfs 00 ot tom n~scaW"a` Sower AT rOWER 1 O O N O W 0 to SE AcuMr OAP 5( 0m'W "kOMKK NC • Oct-09-O1 10:13A 0 • Adnan Haddad, PE AAH 09:30 09-Oct-01 Project 10339 MET CENTER RUNOFF by the SANTA BARBARA URBAN HYDROGRAPH WATER QUALITY total Time of Concentration = 1.0' storm hyetograph: SCS TypeIA return period = 2 years storm duration - 4 hr. total rainfall = 0.36 in. pervious area = 0.89 A CN = 86 GpC:Open.space,pr.cnd impervious area = 1.65 A CN = 98 total site area = 2.54 A hyetograph file: c:1program fileslquick3lmet-wq.hyd ' peak flow m 0.49cfs @ 1.33 hr. runoff volume - 1,168 cu.ft. 1 P.17 Oct-09-01 10:13A 0 • P.19 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Adnan Haddad, PE AAH 09:40 09-Oct-01 Project 10339 MET CENTER RUNOFF by the SANTA BARBARA URBAN HYDROGRAPH DEVELOPED CONDITIONS 2-year, 24-hour rainfall - 2.50" flow type description coeff. distance fall slope 1 overland sheet short.grass,lawns n=0.15 100.0 1.0' 1.00% 2 pipe concrete.pipe n=0.013 450.0 9.0' 2.00% total Time of Concentration = storm hyetograph: SCS TypeIA return period = 25 years 1-- storm duration - 24 hr. total rainfall - 4.00 in. pervious area - 0.89 A CN = 86 GpC:Open.space,pr.cnd impervious area - 1.65 A CN - 98 total site area - 2.54 A hydrograph file: c:\program files\quick3\metpst25.hyd peak flow - 1.94cfs @ 8.00 hr. runoff volume = 30,775 cu.ft. r/c 14.6' 1.0' 15.6' 0ct-09-01 10:14A • OTAK Kirkland Project 10339 MET CENTER ' TRAPEZOIDAL CHANNEL 17AW WATER QUALITY SWALE Y-, P_20 0 AAR 09:23 09-Oct-01 ~t- d 1 left slope - 25.00% bottom width = 4.00' right slope = 25.00% channel slope - 1.50% flow - 0.20 cfs channel type: shallow swale Manning's n 0.250 depth = 0.19' : 2• velocity - 0.22 feet/sec = L t e flow area 6 0.92 sq. ft. vt 0. -22 'Ft X 5 ~-Q /lit 6' 8a surface width = 5.54' 1 1 1 1 1 1 so.-~ 120 L-F - 5 te,,?f Lu Oct-09-01 10:14A • ~ P_21 Adna.n Haddad, PE AAH 09 :41 09-Oct-01 Project 10339 MET CENTER RUNOFF by the SANTA BARBARA URBAN HYDROGRAPH DEVELOPED CONDITIONS 2-year, 24-hour rainfall = 2.50" flow type description coeff. distance fall slope T/C 1 overland sheet short.grass,lawns n=0.15 213.0 1.0' 0.471 36.2' 2 pipe concrete.pipe n=0.013 178.0 3.0' 1.69% 0.4' 3 pipe concrete.pipe n=0.013 188.0 10.0' 5.32% 0.3' total Time of Concentration = 36.9' storm hyetograph: SCS Type IA return period = 25 years storm duration - 24 hr* total rainfall = 4.00 in. pervious area - 1.91 A CN - 77 GpC:Brush-grass.pr.cnd impervious area - 0.63 A CN - 98 total site area = 2.54 A hydrograph file: c:\program files\quick3\metpre25.hyd ' peak flow = 0.89cfs @ 8.00 hr. ti 0% runoff volume a 21,166 cu.ft. 1 o 1 1 1 1 1 1 I 1 1 1 Hydrographs 1 Oct-09-01 10:14A 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 • • P_22 Adnan Haddad, PE AAH 09:41 09-Oct-01 Project 10339 MET CENTER HYDROGRAPH DETENTION BETWEEN 25 EXISTING AND 25 POST DEVELOPED load C:\Program Files\4UICK3\metpst25.hyd detention for 0.89 cfs 2.00 1.50 1.00 0.50 10 20 30 peak flow - 1.94 cfs @ 8.00 hours volume - 30,852 cu.ft. detention volume = 2,181 c.f. to limit flow to 0.89 cfs Yo t z, I ~l x~~0~ 3,0 53 F VC t' V,v~~ Oct-09-01 10:14A 0 Adnan Haddad, PE Project 10339 MET CENTER ' DETENTION ROUTING DETENTION POND ' flow (cfe) 2.00 ' 1.50 1.00 50 0 . 0 00 19 AAH 09:47 09-Oct-01 0 5 10 15 20 25 30 time (hr) DETENTION TUBE (stage-volume calculated) diameter - 4.001; length - 240.001; slope - 0.508; invert - 90.00'MSL (A S V PA-e~ J STAGE VOLUME 90.0 0 ' 90.9 331 91.7 880 92.6 1508 93.5 2136 94.3 2685 ' --,95.2 3016 OUTLET TYPE ELEVATION SIZE circ. orifice 90.0 dia.(in) - 4.00 inflow hydrograph: c:\program files\quick3 \metpst25.hyd peaks: inflow - 1.94 cfs @ 8.00 hr. fl 0 out ow - .95 cfs @ 9.00 hr. stage: 5.13 ft. detained volume: 2,991 c.f.~ . • ~ o 5• ~ ~ = 5 • ~ 3 C 9 5 2o . c~ P.23 i. a FISHMAN ENVIRONMENTAL SERVICER) LLC ' CONSULTANTS IN ECOLOGY AND NATURAL RESOURCE MANAGEMENT TECHNICAL MEMORANDUM NATURAL RESOURCE ASSESSMENT MUSLIM EDUCATIONAL TRUST 10330 SW SCHOLLS FERRY ROAD, TIGARD TIS, R1W, NW 1/4 SECTION 34, W.M. WASHINGTON COUNTY OREGON ' Prepared for. Fares Kekhia Jerry Offer Otak, Inc. 17355 SW Boones Ferry Road ' Lake Oswego, Oregon 97035 Prepared by: w Stacy Benjamin Fishman Environmental Services, LLC d Xatuna! Resource Afanagemenl (onsu[[u -I[[s [ =-r[G- E -{.:VFLlov an "d X. 434 NW 6th Avenue, Suite 304 ' Portland, Oregon 97209-3600 December 2001 FES Project 01118 O 0 ' 434 NW Sixth Avenue, Suite 304 Portland OR 97209-3600 phone: 503 224 0333 fax: 503 224 1851 ' TECHNICAL MEMORANDUM ' Date: December 19, 2001 To: Fares Kekhia & Jerry Offer, Otak, Inc. From: Stacy Benjamin, Wetland Ecologist Subject: Wetland Delineation and Vegetated Corridor Condition Assessment SITE NAME: Muslim Educational Trust 1 SITE LOCATION: West of Highway 217 and Fanno Creek at 10330 SW Scholls Ferry Road in Tigard, Oregon. Washington County. ' T1 S, RI W, Section 34 NW 1/4; tax map/lot IS 1 34AB/3300 APPLICANT: Jerry Offer, Otak, Inc. ' DATE OF SITE VISIT: December 7, 2001 PROJECT STAFF: Stacy Benjamin, Wetland Ecologist C. Mirth Walker, Wetlands Program Manager FES PROJECT: 01118 INTRODUCTION AND BACKGROUND INFORMATION Fishman Environmental Services, LLC (FES) was contracted by Fares Kekhia of Otak, Inc., on behalf of the Muslim Educational Trust Center, to conduct a wetland delineation and vegetated corridor condition assessment to meet Clean Water Services natural resource assessment requirements. A new building is proposed to be constructed on the site which is located at 10330 SW Scholls Ferry Road ' in Tigard, Oregon (Figure 1). Hiteon Creek, a tributary to Fanno Creek, is located south of the property boundary. No wetlands are mapped on the site on the Beaverton, OregonNational Wetlands Inventory (NWI) map or in the City of Tigard Local Wetlands Inventory. Hiteon Creek is mapped as palustrine, persistent emergent with a saturated semipermanent/seasonal water regime (PEM1 Y) on the NWI map (Figure 2). A narrow wetland fringe was delineated along the north side of Hiteon Creek in Englewood Park, which borders the site on the west and southwest. However, no wetlands were determined to be present on the Muslim Educational Trust site. The wetland boundary is closest to the site at the ' southwest property corner where the wetland is located approximately 15 feet to the south of the site. A 50 foot vegetated corridor setback is required adjacent to the wetland boundary, since adjacent ' slopes are less than 25%. The vegetated corridor on the site was determined to be in degraded condition. i Fishman Environmental Services, LLC Project 01118 Page 1 1 1 1 1 1 0 • Muslim Educational Trust Natural Resource Assessment December 19, 2001 METHODOLOGY The methods for determining the presence of wetlands follow the routine methodology of the Army Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, 1987) used by both the Corps and the Oregon Division of State Lands. Field work was conducted on December 7, 2001. Soils, vegetation, and indicators of hydrology were observed at 2 sample plot locations to document site conditions (Attachment A). Sample plots were marked with pink flagging tied to 3 foot lath stakes. The wetland boundary was marked with orange "WETLAND BOUNDARY" flagging tied to 3 foot lath stakes and was surveyed by Otak, Inc. Vegetation in the vegetated corridor was sampled at one plot location (Attachment B). The vegetated corridor is shown in Figure 5. Site photographs are included in Attachment C. The City of Tigard Local Wetlands Inventory map and data sheets for the site are included in Attachment D. ' SITE CONDITIONS The site slopes gradually down to the southwest property comer toward Hiteon Creek, a tributary to Fanno Creek. Several buildings and a parking lot are present in the north half of the site. A recently seeded lawn, fill slope, silt fence and a barn are present in the south half of the site. Hiteon Creek is ' located south of the property boundary. Hiteon Creek is 5 to 8 feet wide. The stream banks are short and obscured by reed canarygrass. A narrow reed canarygrass-dominated emergent wetland fringe, ranging from 5 to 15 feet wide, is present along the north side of Hiteon Creek. The wetland boundary is closest to the site at the southwest property corner where the wetland is located 15 feet to the south of the site. A lawn is present immediately north of the wetland boundary in Englewood Park. The park is mowed regularly, and a small portion of the wetland was mowed at the time of the site visit. A row of trees is present along the north side of Hiteon Creek. Trees noted in the area adjacent to the delineated wetland boundary include several 1 to 6 inch diameter red alder, one 8 inch diameter Douglas fir and two sweetgum. In addition, several 2 foot tall Douglas fir saplings appear to have been recently planted in the wetland, very close to the stream. Most of these trees will probably not survive since this area is too wet for Douglas fir which are an upland species. ' Wetland Plot 2 was located a few feet north of the edge of Hiteon Creek. Vegetation at Plot 2 was dominated by reed canarygrass (Phalaris arundinacea, FACW). Soils along Hiteon Creek are mapped as the hydric Wapato silty clay loam in the Soil Survey of Washington County, Oregon (USDA SCS 1982; Figure 3). Soils at Plot 2 were a very dark grayish brown (IOYR 3/2) silty clay loam to 3 inches. From 3 to 14 inches, soils were a very dark gray (1 OYR 3/1) silty clay loam with dark brown (1 OYR ' 3/3) and dark yellowish brown (IOYR 4/4) redoximorphic concentrations. A low soil chroma of 1 indicates the presence ofhydric soils. Soils were very nearly saturated at Plot 2; however, we expect this area to meet the wetland criteria early in the growing season. Plot 2 was determined to meet the ' hydrophytic vegetation, hydric soils and hydrology criteria. I Fishman Environmental Services, LLC Project 01118 Page 2 Muslim Educational Trust Natural Resource Assessment December 19, 2001 Upland Plot 1 was located 20 feet northeast of Plot 2 and was approximately one to two feet higher in elevation. Plot 1 was located in a small undisturbed and unmowed triangular-shaped area located just downslope of the recently seeded lawn on the new fill slope. Vegetation was dominated by common ' velvetgrass (Holcus lanatus, FAC), meadow foxtail (Alopecurus pratensis, FACW) and tall fescue (Festuca arundinacea, FAC-). Soils upslope of Hiteon Creek are mapped as Woodburn silt loam, which may have hydric Dayton inclusions. Soils at Plot 1 were a dark brown (IOYR 3/3) silty clay loam to 2 inches. From 2 to 16 inches, soils were a brown (1 OYR 4/3) silt loam with dark brown (7.5YR 3/3) redox concentrations. A high soil chroma of3 indicates the presence ofnon-hydric soils. Soils were saturated to the surface. Although Plot 1 met the hydrophytic vegetation and hydrology ' criteria, it was determined to be non-wetland based on a failure to meet the hydric soils criterion. Vegetated Corridor Condition Assessment ' Clean Water Services requires a 50 foot wide vegetated corridor, measured horizontally from the boundary of the sensitive area (Hiteon Creek wetland) for areas with a slope of less than 25%. Site topography slopes gradually down to the southwest property corner toward Hiteon Creek. The slope of the 50 foot vegetated corridor is 10 to 15%. A portion of the 50 foot vegetated corridor is located on the Englewood Park property. The condition of this portion of the vegetated corridor was not assessed; however, it consists of mowed lawn and a few trees described above in the Site Conditions section. ' The vegetated corridor on the site consists of one plant community containing a lawn that was recently seeded with an unknown bluegrass (Poa species, which is likely non-native. Small amounts of several non-native grass and herb species are also present including meadow foxtail (Alopecurus pratensis, FACW), clover (Trifolium species, spotted cats-ear (Hypochaeris radicata, FACU), bull thistle (Cirsium vulgare, FACU), crane's-bill (Geranium species, FAC-/FACU+/UPL), vetch (Picia species, and wild onion (Allium species, A small amount of Himalayan blackberry (Rubus discolor, FACU) is present along the cyclone fence. No trees are present in the portion of the vegetated corridor located on the Muslim Educational Trust site. The vegetated corridor was determined to be in degraded condition, according to Clean Water Services' vegetated corridor ' standards in Table 3.2 (see Attachment B). CONCLUSION A narrow wetland fringe was delineated along the north side of Hiteon Creek in Englewood Park, which borders the subject site on the west and southwest. However, no wetlands were determined to be present on the Muslim Educational Trust site. The wetland boundary is closest to the site at the southwest property corner where the wetland is located 15 feet to the south of the site. ' The slope of the vegetated corridor is 10 to 15%; therefore, a 50 foot vegetated corridor setback is required adjacent to the wetland boundary. A portion of the vegetated corridor setback is located on ' Fishman Environmental Services, LLC Project 01118 Page 3 1 1 1 1 1 1 1 9 0 Muslim Educational Trust Natural Resource Assessment the Englewood Park property. The portion of the vegetated corridor located on the Muslim Educational Trust site was determined to be in degraded condition. Vegetated corridors are typically required to be enhanced to a "good" corridor condition under Clean Water Services guidelines as part of any site development. However, since the vegetated corridor on the site is separated from the stream by a regularly mowed lawn at Englewood Park, we recommend coordinating with Clean Water Services to determine whether enhancement of the vegetated corridor is appropriate for this site given the maintained nature of the adjacent park. The services provided under this contract as described in this report include professional opinions and judgements based on data collected. These services have been provided according to generally accepted practices of the environmental profession. Wetland boundary delineation is an inexact science, and different individuals may disagree on exact boundaries. The boundaries drawn in this project represent our best professional judgement after examination of the site conditions and background information, taking into consideration the time of year of the delineation. This report is not a jurisdictional document until reviewed and confirmed by the Oregon Division of State Lands and/or the U.S. Army Corps of Engineers (the Corps is currently only reviewing wetland delineations when accompanied by a permit application to fill wetland). This report documents the investigation, best professional judgement and conclusions of the investigator. It should be considered a preliminary Jurisdictional Determination and used at your own risk until it has been reviewed and approved in writing by the Oregon Division of State Lands in accordance with OAR 141-090-0005 through 141-090-0055. Please contact the undersigned with any questions. Report prepared by: 1 std n 1 Stacy N. Benjamin Wetland Ecologist Fishman Environmental Services, LLC Report reviewed by: C` C. Mirth Walker, PWS Wetlands Program Manager December 19, 2001 Iand S <`a! f s'f1~1 i ~ S C~ 000415 ~kt`°wa]►~~4b-` Project 01118 Page 4 Muslim Educational Trust Natural Resource Assessment ' December 19, 2001 REFERENCES ' Environmental Laboratory, 1987. Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1. U.S. Army Engineer Waterways Experiment Station, Vicksburg, Miss. ' Fishman Environmental Services. 1994-1997. City of Tigard Local Wetlands Inventory Il "O site Option" and Wetlands Assessment. Prepared for City of Tigard. FES 94043. Hitchcock, and ro ist 1973. Flora ofthe Pacf i r A C nqu 'c Northwest. University of Washington Press, Seattle. Kartesz, J.T.,1994. A Synonymized Checklist of the Vascular Flora of the United States, Canada, ' and Greenland. Volume I-Checklistand Volume 2-Thesaurus. Second Edition.Inassociation with Biota of North American Program of the North Carolina Botanical Garden. Timber Press, Portland. Kollmorgen Instrument Corporation, 1998 revised washable edition. Munsell Soil Color Charts. Baltimore. Reed, P.B., Jr., 1988. National List of'Plant Species that Occur in Wetlands: Northwest (Region 9). U.S. Fish and Wildlife Service Biological Report No. 88 (26.9). Reed, P.B., Jr., et al., 1993. Supplement to List of Plant Species That Occur in Wetlands: Northwest (Region 9). ' USDA SCS, 1982. Soil Survey of Washington County, Oregon. United States Department of Agriculture Soil Conservation Service in cooperation with Oregon Agricultural Experiment Station. USDA SCS, 1989. Hydric Soils in Washington County Area, Oregon. ' USDI Fish and Wildlife Service, no date. Beaverton, Oregon National Wetlands Inventory map. 1:58,000 CIR, 8/81. USGS, 1961, photorevised 1984. Beaverton, Oregon 7.5' topographic quadrangle. Fishman Environmental Services, LLC Project 01118 Page 5 ~ J w 1 r y h~ • y a d:. O i t ~ ,q{ ter ~ ~ z'~i as t x x t { vV o p a ~~i t~ ~'yir,.4 i7d'd~ 3°i +°i fit) as t , ~ ~ ~ i `''ti ~Zyl ! , / ' ° ~ s ~ ,~~t~ e F~ r. tj 4'd`L ~ ~ SF~.~, 1} /i ~ a. a•^'a • t.'P ~f.~. a Y 1 k ~u• Vii... 9< ~ + ~ d,` k -a„ } Y ;~:~X ~ r•// i✓ i a n ~ s a • S:.a••• ti •r • -'der r -~f'.ip~ : • a a' e'er ~,1 e . IWO, li ~ u . _ 1 inch 0 rdhh ~ducationa MuS ay Ie5OulCe ~sseSSm' o Nawr O ishman I..OCATION NL ~ prOjec E= o _ env ironment~l S~T~ 0 q~ Services, LLC # 1 December 2001 %N EcotOG,( P mo F t e VA.fs c~URp~ RE OuRCE MAMA t,c[,S Beaverton, Sed,19g4ophic NA 1. jar P`EMtI i LEGEND PEM 1 Y - Palustrine, persistent, emergent, saturated semipermanent/seasonal Source: USFWS Beaverton, Oregon NWI Quadrangle, 1:58,000 C1R, 8/81. P0*b :'.0!4-r TI•oce 1 inch = 2,000 feet o Muslim Educational Trust Fishman Natural Resource Assessment Environmental Services, LLC NATIONAL WETLANDS INVENTORY MAP CONSULTANTS IN ECOLOGY AND NATURAL RESOURCE MANAGEMENT Figure # 2 December 2001 Project # 01118 1 Elm L Clay loam ydno) 43 - Wapato silty drip Dayton incl.) 45 A, B - Woodburn silt loam (hY aWshington USDASCaQso shee v44' of O o Fishman o Environmental oq~ services' LLC TANTS ~N ECOLNAGEMENT NATURAL RESGURC~ tJ1A 1 inOe h ~ 166-7 Trust uslim EducationsseSsxne a al -eSource ~ SOIL bet 2001 Pto)eCt 3 D1,ce "'b Fide # Oc a L c^ ~ Rpp,O S GRASS GRASS W04 BSS WI x x GRASS PUMP Qa BUILDING HOUSE m x~ 9 W Z O (.clef I \ 6' CYCLONE FENCE v 'a FOUND FW_ ND FOUND 5/8' R WITH ALUMINUM CAP W WITH 5/8• IR SIDE 5/8' IR W f~l0 r INSCRIBED VURRY MCCORmcK' WNSCRIIFTUIO UNRE~~oA>3tr INSCRIBED a 1&1 0) ►-I ~ ~-ea-~ Cie l( Nv4e: Oas'~(er con-►-ot.~r l~n~s (qo/ 95 + ~oo~ 6►- Gum,4-,S 4p- -topoo~rapl,C,. Li gh+er corer 1 i n e S '3 Ad ~ revl S pCqraph L1 prccr- f o cer-v-•+- LEGEND O ® o Muslim Educational Trust Fishman Natural Resource Assessment Reduced to °~qCt Environmental 1 inch = 60 feet Services, LLC WETLAND MAP & SAMPLE PLOT LOCATIONS CONSULTANTS IN ECOLOGY AND Source: Otak, Inc., 12/01. NATURAL RESOURCE MANAGEMENT Figure # 4 December 2001 Project # 01118 o mw ~j x G 4 AC L .00W. } F i{ 1 f ' ,1 ,~:t'f'q.~ 7 jv . ~ F ,r .~w __~rw •w}. 4 e" Site Englewood Park 1- MUM, W ~e-j. ON. i' w d2 A10. J 600 Feet 300 0 so N o Muslim Educational Trust Tax lots ~V Arterials O % Stream Minor Streets o , r Fishman Natural Resource As 0 Plot Environmental vegetated corridor boundary Services, LLC VEGETATED CORRIDOR MAP rote: actual stream location is -40 ft south December 2001 CONSULTANTS IN ECOLOGC E Figure # 5 ource: Metro Region Project # 011 ] of RLIS mapping al Land Information System, 12101. NATURAL RESOURCE MAMA 1 f 1 1 1 1 1 t 1 1 1 1 1 1 1 ATTACHMENT A WETLAND DETERMINATION DATA SHEETS Fishman Environmental Services, LLC Project 01118 , WETLANATERMINATION DATA SHEET - 1*7 MANUAL Project #:01118 Site: f it. Qon gal lYut - County:L4).-,Lrq1h2^ State:01Q Date: al 7:? Dl Plot: 1 Applicant/Owner: O+aK Sect.(IA)Ml.W Township L5 Range IQ Wet / U Plot Location: St,-) Corocr o -ke in Smal) i a.►raa Topographic Location: lo o-= ~c1~n o or'< <'m a K Do normal environmental conditions exist? N Explain: o+ re cen+lZ4 sew &C\ )at o►--~ tapSho'-_ Are soils vegetation _ hydrolog significantly disturbed? N :TEpW1m* VEGETATION *Dominant Plant Species % Cover Ind. Herb Stratum total coverlb. ) (5 ft. radius) 1 Uolcu_s la-~a+r.~s_ _ 4a FAQ r 2. to j. 't-tc, +ewx~i.S 3o FA al inao=a 2,o FAC 4.~uDoG~,~~S f~iCa~c9 ~ Fr~u 5. C_zraar~ine O)i off ,-rte _ Ac. 6. 8. 9. Remarks: *Dominant Plant Species % Cover Ind. Shrub/Sapling Stratum total cover: (10' rad.) 1. 2. 4 Tree Stratum total cover: ) (30 ft. radius) 2. Percent of Dominant Species that are OBL FACW, or FAC (excluding FAC-): a/3 = 6f'% Hydrophytic Vegetation Criterion Met? 6~§ NO NWI Class s SOILS Mapped unit name: IU(n 51 14- 1 Matches Profile? Y Taxonomy: Aq uu l l--i C Aaz i Y aco l) 5 Drainage Class: De 5th Horizon Matrix Color Mottle Abund., Size, Color, 3 on Pores/Peds? Texture, Struct., Other ~ o 0 tola )DWN l1w~ A C~ W013 cry, jrnc: -~.SYQ 3)3 S i Histosol Histic Epipedon Sulfidic Odor t, Prob. Aquic Moisture Regime Remarks: 5o i) probe Reducing Conditions (test) Gleyed Mottled (wh 10") Concretions (w/i 3", >2mm) Hi. Organic Cont. Surf. Laver Organic Streaking Organic Pan On Hydric Soils List Hydric Soil Criterion/. Indicators Met? YES ~VO~ hi 411, Cj,rcr-k:~ HYDROLOGY Depth of inundation:- I' Indicators Inundated Saturated in upper 12" Water Marks Drift Lines Sediment Deposits Drainage Patterns Depth to free water: Depth to saturation: _S(Ar a cs seeps: I 2° Indicators 2° Indicators Oxidized Root Channels in upper 12" Local Soil Survey Data Water-stained leaves FAC-Neutral Test Recorded Data Available (aerials, gauge)? Explain: Other: Remarks: Wetland Hydrology Criterion / Indicators Met? ES NO ' DETERMINATION: Is this plot a Wetland? YES Comments: 1 1, -A t_ a I. I. h--.* Determined by.C ;IIA d a S± („man-,;n Fishman Environmental Services rev.a/oo ' WETLAND DOERMINATION DATA SHEET -1!*gANUAL Pro 01118 Site: MUSIiMEAt,Ica+6'1aITYZdCountyCJa.Skino,State:0~ Date: al ~'/DI Pot: a Applicant/Owner: O+a1C Sect.(1/4)311 /1X.5 Township 13 RangejW e / U Plot Location: 616 e 5l on n e t---4ooA Par K r er Topographic Location: - 64- a Do normal environmental conditions exist? (JN Explain: r Are soils- vegetation- hydrology- significantly disturbed?Explain: VEGETATION *Dominant Plant Species % Cover Ind. *Dominant Plant Species % Cover Ind. Herb Stratum total cover: 100 ) (5 ft. radius) Shrub/Sapling Stratum total cover: IQ ) (10' rad.) 0 6I jar ar~inace~ o EALUj 1. ubus k3color jo FA 2.SCjqr1 4 M1'6-4o C&4 L43 oaL 2. 1 3. - 4, 4. 5. 5. 5. Tree Stratum total cover: ) (30 ft. radius) 7. 1.~clr~c~s rl.tbra S 8. 2.Lr4u~~am~ar S i't,faC~lua_~ 9. 3. 1 l 'a sk fall d~u o,l a~ i'~ !r1 Remarks: At So Se-- u era ( - f'l~r~ Percent of Dominant Species that are OBL FACW, or FAC (excluding FAC-): t? YES NO it M V i C i h i I = 10070 NWI ClassRE111 r er on e egetat on yt c Hydrop SOILS Mapped unit name: 5,1-14,, Ciao U Matches Profile? p oovyU Taxonomy: Drainage Class: Depth Horizon Matrix Color Mottle Abund., ize, Color, on Pores/Peds? Texture, Struct., Other o-3 I Y 3la S i6 L, y. r0611.1 3~1{ IU`~Q's Ccfh 4ine /()y p 3J3 1/ S i GL Histosol Reducing Conditions (test) Hi. Organic Cont. Surf. Layer _ _Histic Epipedon Gleyed Organic Streaking Sulfidic Odor Mottled (w/i 10") Organic Pan Prob. Aquic Moisture Regime Concretions (w/i 3", >2mm) On Hydric Soils List Remarks: SO i l R(D)be Hydric Soil Criterion Indicators Met? 0 NO HYDROLOGY Depth of inundation: Depth to free water: Depth to saturation: seeps:- I' Indicators 2° Indicators 2° Indicators Inundated Oxidized Root Channels in upper 12" Local Soil Survey Data Saturated in upper 12" Water-stained leaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge)? Explain: Drift Lines Sediment Deposits Drainage Patterns Determined by:. Wetland Hydrology Criterion / Indicators Met? a " - ~u►It~f ruAhar~ed Fishman Environmental Services rev.a/oo 1 1 1 1 1 t 1 ATTACHMENT B VEGETATED CORRIDOR CONDITION ASSESSMENT DATA SHEET I Fishman Environmental Services, LLC Project 01118 1 1 1 r 1 1 t 1 1 I•e 3.2 Vegetated Corridor Standards. Existing Vegetated Corridor Condition Requirements of Vegetated Corridor Protection, Enhancement, and/or Mitigation Good Corridor Condition Provide certification, per Appendix C: Natural Resource Assessments, to Agency or City/County • Combination of native trees, shrubs, and that the vegetated corridor meets condition criteria. groundcover covering greater than 80% of the area Remove any invasive non-native species' within the And corridor by hand. • Greater than 50% tree canopy exists (aerial measure) If impact is to occur,. provide Agency or City with a Or native plant revegetation plan appropriate to the site • Less than 10% of the area is covered by conditions developed by an ecologist/biologist or invasive, non-native species or noxious landscape architect to restore condition. See weeds Appendix E: Landscape Design. • Revegetate impacted area per approved plan to re- establish "good" corridor conditions Marginal Corridor Condition Provide certification, per Appendix C: Natural Resource Assessments, to Agency or City/County • Combination of native trees, shrubs, and that the vegetated corridor meets condition criteria. groundcovers covering 50%-80% of the area Remove any invasive non-native species' within the And corridor by hand or mechanically with small • 26-50% tree canopy exists (aerial equipment, as appropriate to minimize damage to measure) existing native vegetation. or • 10-20% of the area is covered by invasive, Provide Agency or City with a native plant non-native species or noxious weeds' revegetation plan appropriate to the site conditions developed by an ecologist/biologist or landscape (Enhancement up to "good" corridor condition architect to restore to a good corridor condition. See required regardless of planned impact or not) Appendix E: Landscape Requirements. • Vegetate corridor to establish "good" corridor conditions Degraded Corridor Condition Provide certification, per Appendix C: Natural Resource Assessments, to Agency or City/County • Combination of native trees, shrubs; and that the vegetated corridor meets condition criteria. groundcovers covering is less than 50% of the area Remove any invasive non-native species' within the And corridor by hand or mechanically as appropriate. • Less than 25% tree canopy exists (aerial . measure) Provide Agency or City with a native plant Or revegetation plan appropriate to the site conditions • Greater than 20% of the area is covered by developed by an ecologist/biologist or landscape invasive, non-native species or noxious architect to restore to a good corridor condition. See weeds' Appendix E: Landscape Requirements. (Enhancement up to "good" corridor condition Vegetate corridor to establish "good" corridor required regardless of planned impact or not) conditions ' Per State, Metro Native Plant List, or other local plant list, whichever is more comprehensive USA Design and Construction Standards - February 2000 'G:\USAstds\USAstdsTable3.l.wpd Storm and Surface Water Rules - Chapter 3 - - Page 14 Vegetated Corridor Condition Assessment for Clean Water Services Natural Resource Assessment Page 1 of 1 Site: Muslim Educational Trust Investigator: Stacy Belijamin & Mirth Walker Date: 12/7/01 ity# 1- Lawn Commum % of Corridor 100% Plot # 1 - Southwest comer of site, 2 feet upslope from cyclone fence Tree Species, % Cover, Native, Invasive or Noxious ? - 30-foot radius: None Shrub Species, % Cover, Native, Invasive or Noxious ? - 30-foot radius: Himalayan blackberry (Rubus discolor, FACU), trace, invasive Herb Species, % Cover, Native, Invasive or Noxious ? - 10-foot radius: ' bluegrass (Poa species, 95%, probably non-native - recently seeded lawn meadow foxtail (Alopecurus pratensis, FACW), 5%, non-native clover (Trifolium species, trace, non-native spotted cats-ear (Hypochaeris radicata, FACU), trace, non-native bull thistle (Cirsium vulgare, FACi), trace, noxious crane's-bill (Geranium species, FAC-/FACU+/UPL), trace, probably non-native vetch (vicia species, trace, probably non-native wild onion or wild garlic (Allium species, trace, non-native /o o 0 Cover by Natives: 0/o % Tree Canopy: 0% I % Invasive/Noxious: trace Corridor Condition (if only 1 plot; otherwise average plots for each community): I Degraded t 1 Fishman Environmental Services, LLC GA200I\01118\vccnQ1ots..pa 1 1 1 1 ATTACHMENT C SITE PHOTOGRAPHS 1 1 1 1 Fishman Environmental Services, LLC Project 01118 MUSLIM EDUCATIONAL TRUST SITE r r r r r r t I r r Fishman Environmental Services, LLC Project 01118 photos by M. Walker, 1217101 Photo 1. View southwest toward site boundary (cyclone fence) and wetland boundary along Hiteon Creek to south of site at Englewood Park. Note newly seeded lawn in foreground. Photo 2. Close-up of southwest corner of the site, showing location of upland Plot I in small unmowed triangular area just downslope of newly seeded lawn. MUSLIM EDUCATIONAL TRUST•SITE I I I Fishman Environmental Services, LLC Project 01118 photos by M. Walker, 12/7/01 Photo 3. View north of upland Plot 1. Photo 4. View south of wetland Plot 2 and wetland boundary (orange flagging) along Fliteon Creek. MUSLIM EDUCATIONAL TRUST SITE 1 1 s 1 t r Fishman Enviromnental Services, LLC Project 01118 photos by M. Walker, 12/7/01 Photo 5. View northwest of wetland boundary along Hiteon Creek in Englewood Park (off site). Photo 6. View southeast of wetland boundary along Hiteon Creek in Englewood Park (off-site). i 1 1 1 1 1 1 1 1 1 1 1 1 1 1 i 1 1 3 * 0 ATTACHMENT D CITY OF TIGARD LOCAL WETLANDS INVENTORY MAP AND DATA SHEETS Fishman Environmental Services, LLC Project 01118 s~ ~ i r W000 R H GHTS y i T 'n, t Rode CITY OF TIGARD I i Wetlands Inventory city or Tigard' Unit 3 Identified Wetlands Streams Public Land survey 33~ 34.. Section IDs 4 3 Resource Unit Boundary a Sample Plot Location SOURCES: Scientific Resources Int:: and Fishman Environmental Services. Aerial photography from 4194 at a nominal scale of 1" = 400'. Information on this map is of a generalized nature. In all rases, actual field conditions determine wetland boundaries. All pudic land survey sections depicted on. thid map are either T1SR1W or 12SR1W. 1\InCV SMAn 08/20/97 1" = 600' A Tigard Wetlands Inventory and Assessment November 1995 Unit 3 Upper Fanno Creek Unit 3, Upper Fanno Creek, is located in the northern end of the study area between S.W. Scholl's Ferry Rd. and S.W. Tiedeman Ave. It also includes a tributary, Hiteon Creek. Unit 3 contains approximately 32 acres of wetlands including 24 acres of emergent, 6 acres of forest, and 1.5 acres of open water. All of the wetlands occur adjacent to Fanno or Hiteon Creeks. The width of these contiguous wetlands varies from approximately 10 feet to 400 feet wide. Fanno Creek separates residential uses on the west from industrial activities to the east. Dominant land use adjacent to Unit 3 is residential; there is also 23% industrial and 22% open ' space. Wetlands in Unit 3 provide 5 important functions: wildlife habitat, water quality, hydrologic control, recreation, and aesthetic quality. Fanno Creek contains a broad floodplain, up to 400 feet wide, which provides a variety of food, cover, and water resources for wildlife. The floodplain provides hydrologic control by storing flood waters and reducing peak flows. Fanno Creek provides a fishery for native species such as dace, sculpin, and sucker; native cutthroat trout have also been observed upstream. Recreational opportunities are available at Englewood ' Park (131, B2, B20). Public access and a trail system are developed with views of the wetlands. Fishman Environmental Services - page 20 I. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Tigard Local Wetland Inventory - Offsite Option WETLAND SUMMARY SHEET UNIT: 3 WETLAND: B-1 Wetland Acreage: Stream Field Date: 9/13/94 Location: Hiteon Creek from Scholl's Ferry Beaverton Quadrangle T1S R1W Sec. 34 Rd. to SW Springwood Tax Map: Zoning: R-12, R-4.5 Park Aerial: NW NWI Classification: R WWHA Score: 25 Mapped Soils: 43 Wapato SiCL Hydrologic Basin: Fanno Creek Sub-basin: Fanno Creek Hydrologic Source/Comments: Hiteon Creek, perennial stream (Fanno Ck trib.) Dominant Vegetation: Trees Shrubs Herbs/Emergents Salix sp. (scattered) Typha latifolia Rosa sp Juncus effusus Phalaris arundinacea Boundary Information: vegetation changes to mowed lawns, maintained by park. Buffer Information: Standard 25ft min. Comments: B-1 is a channelized, perennial stream (Hiteon Creek) that is a tributary to Fanno Creek. Riparian vegetation is dominated cattail, soft rush and reed canarygrass. There is a paved recreation trail adjacent and limited garbage. Fishman Environmental Services 1 1 1 1 1 1 1 1 t 1 Tigard Local Wetland Inventory - Offsite Option WETLAND SUMMARY SHEET UNIT: 3 WETLAND: B-20 Wetland Acreage: 0.10 (PEM) Field Date: 8/29/94 Location: Englewood Pk; North of Springwood Dr. Beaverton Quadrangle T1S R1W Sec. 34 Tax Map: 15134 BD Zoning: R-12, R-4.5, Park Aerial: NW NWI Classification: PEM, R WWHA Score: 40 Mapped Soils: 43 Wapato SiCL I Hydrologic Basin: Fanno Creek Sub-basin: Fanno Creek (Hiteon Creek) Hydrologic Source/Comments: Hiteon Creek, Fanno Creek tributary Dominant Vegetation: Trees Shrubs Herbs/Emergents Salix sp Phalaris arundinacea Scirpus microcarpus Typha latifolia Boundary Information: vegetation changes from reed canarygrass to mowed lawn (park); wetland =50 ft wide. Buffer Information: Standard 25 ft. min. Comments: B-20 is a low flow stream (Hiteon Creek) and small pond. It lies between single-family homes and apartments. There is a recreation - walking path on the west side of the creek. B-20 is in Englewood Park. Fishman Environmental Services 1. 1 1 1 1 Oregon Method Summary Sheet Unit 3 Upper Fanno Creek and Hiteon Creek Function Evaluation Descrtptton Rationale Wildlife habitat A Permanent water, diverse habitat, structure, connectivity. Fish habitat B Lack of instream cover and canopy coverage reduce fish habitat value. Water quality A Stream corridor with EM (76%) and FO (19%); contiguous wetlands trap sediments & nutrients. Hydrologic control A Stream corridor provides runoff & flood storage opportunities. Sensitivity to impact B Potentially sensitive Enhancement potential A Soil minimally disturbed; wetlands connected by stream. Education B Safe access: Englewood Park; Fowler Junior High adjacent to southern boundary. Recreation A Englewood Park, public access and trails (B1, B2, 619, B20) Aesthetic quality A Most of Unit 3 is a stream corridor with limited noise and garbage. Characteristic <:Descrption Physical characteristics of watershed or basin gently sloping topography with 10 to 400 ft wide wetlands contiguous with stream; includes 24 acres EM, 6 acres FO, & 1.5 acres OW. Biological information Fanno Creek upstream of Tigard provides native cutthroat trout habitat Water quality Fanno Creek has been rated severe WQ condition by DEQ (1988) Land use Existing land use within 500 ft. of wetland edge includes 22% open space (park), 55% residential, and 23% industrial Fishman Environmental Services page 21 TIGARD LOCAL WETLANDS INVENTORY - "OFFSITE OPTION" ASSESSMENT Unit Wetland PFO PSS PEM PEMx PEMf POW POWx POWh POWb R WILD FISH LINK UNIQ WQ HYDR REC ED AES' 3 .13-1 R M M M L L H H L M 3 B-2 1.0 2.0 1.5 H M H L M H H L H 3 B-3 14.1 H M H L M H L L H 3 B-4 2.0 1.0 H M H L M H L L M 3 B-5 3.0 5.0 H M H L M H L L M 3 B-19 2.0 M M H L M H M L M 3 B-20 0.1 M M M L L H H L M Total 31.71 6.0 0.0 24.2 0.0 0.0 1.5 0.0 0.0 0.0 Ah 4 A-1 2.6 0.2 H M H L M H H L 4 A-2 3.3 6.0 H M H L M H H L M 4 A-3 1.0 9.5 H H H H M H H H H 4 A-4 1.5 M L L L L M L L M 4 A-5 0.3 0.2 M M L L M H M M M 4 A-7 0.3 H L M L M H L L L 4 4 A-8,9 A-10 0.5 2.0 1.1 4.0 R H M M L H M M L M M H H' H H H L H M 4 A-11 8.0 2.0 M L M L M H L L M 4 4 A-12, E-36 A-13 12.3 1.3 2.7 H L L L H L L L M L H M L L L L M L 4 A-14 0.3 H L H L L L L L H 4 B-17, E-35 11.4 H L H H L M M L H 4 E-34 4.7 H M H H M H H H H 1 otal 75.21 41.2 U.5 1 b.b U.U U.U U.L L.V 13.0 U.U PFO = Palustrine Forest POW = Palustrine Open Water WILD = Wildlife Habitat HYDR = Hydrologic Conn PSS = Palustrine Scrub-Shrub POWx = Palustrine Open Water, excavated FISH = Fish Habitat REC = Recreation PEM = Palustrine Emergent POWh = Palustrine Open Water, diked / impounde LINK = Linkage ED = Education PEMx = Palustrine Emergent, excavated POWb = Palustrine Open Water, beaver UNIQ = Uniqueness AES = Aesthetic Qualit, PEMf = Palustrine Emergent, farmed R = Riverine WQ = Water Quality Fishman Environmental Services 1995 1 1 1 1 1 CleanWate; Services Our commitment is clear. RECD JAN 7 P2001? Jurisdiction Tigard Date Map & Tax Lot 1S134AB03300 Owner Contact Site Address 10330SW Scholls Ferry Rd Tigard, OR 97223 Address Proposed Activity Modular school Phone File Number I So Clean Water Services Service Provider Letter January 16, 2002 M.E.T. Center Jerry Offer Otak 17355 Boones Ferry Road Lake Oswego, OR 97035 503-699-2417 This form and the attached conditions will serve as your Service Provider Letter in accordance with Clean Water Services Design and Construction Standards (R&O 00-7). YES NO YES NO Natural Resources Assessment (NRA) ® ❑ Alternatives Analysis Required ❑ lIzZSl Submitted (Section 3.02.5) , District Site Visit Date: ❑ ® Tier 1 Alternatives Analysis ❑ ❑ Concur with NRA/or submitted information ® F] Tier 2 Alternatives Analysis ❑ ❑ Sensitive Area Present ❑ ® Concur with Alternatives ❑ ❑ On-Site Analysis Sensitive Area Present Off-Site ® ❑ Vegetated Corridor Mitigation Required ❑ Vegetated Corridor Present On-Site ® ❑ On-Site Mitigation ❑ ❑ Width of Vegetated Corridor (feet) 50 Feet Off-Site Mitigation ❑ ❑ Condition of Vegetated Corridor Degraded Planting Plan Attached? Approved plan shall be ❑ Enhancement Re uired ® F] submitted prior to any clearing, grading, or construction q Encroachment into Vegetated Corridor El ® RSAT, or Equivalent F1 V\j (Section 3.02.4) Required Type and Square Footage of Encroachment NA Concur with RSAT, or Equivalent ❑ ❑ Allowed Use (Section 3 02 4(b)) ❑ ❑ Conditions Attached ® ❑ . . This Service Provider Letter does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. Page 1 of 3 File Number In order to comply with Clean Water Services (the District) water quality protection requirements the project must comply with the following conditions: 1. No structures, development, construction activities, gardens, lawns, application of chemicals, uncontained areas of hazardous materials as defined by Oregon Department of Environmental Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within the sensitive area which may negatively impact water quality, except those allowed by Section 3.02.3.a (1), (2), or (3). ' 2. No structures, development, construction activities, gardens, lawns, application of chemicals, uncontained areas of hazardous materials as defined by Oregon Department of Environmental Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within the vegetated corridor which may negatively impact water quality, except those allowed by Section 3.02.4.b.1) (a through h). 3. The vegetated corridor width for sensitive areas within the project site shall be a minimum of 50 ' feet wide, as measured horizontally from the delineated boundary of the sensitive area. 4. Prior to any site clearing, grading or construction the vegetated corridor and water quality ' sensitive areas shall be surveyed, staked, and temporarily fenced per approved plan. During construction the vegetated corridor shall remain fenced and undisturbed except as allowed by Section 3.02.4.b.4. and per approved plans. ' 5. For vegetated corridors 50 feet wide or greater, the first 50 feet closest to the sensitive area shall be equal to or better than a "good" corridor condition as defined in Section 3.02.6, Table 3.2. 6. Enhancement/restoration of the vegetated corridor shall be conducted either concurrent with or prior to development of the site. Enhancement/restoration activities shall comply.with the guidelines provided in Appendix E: Landscape Requirements (R&0 007: Appendix E). ' 7. Prior to installation of plant materials, all invasive vegetation within the vegetated corridor shall be removed. During removal of invasive vegetation care shall be taken to minimize impacts to existing native trees and shrub species. 8. Prior to any site clearing, grading or construction, the applicant shall provide the District with the required vegetated corridor enhancementlrestoration plan. 9. Maintenance and monitoring requirements shall comply with Section 2.11.2 of R&O 00-7. If at any time during the warranty period the landscaping falls below the 80% survival level, the Owner shall reinstall all deficient planting at the next appropriate planting opportunity and the two year maintenance period shall begin again from the date of replanting. 10. Performance assurances for the vegetated corridor shall comply with Section 2.06.2, Table 2-1.4 and Section 2.10, Table 2-2.2. ' 11. Appropriate Best Management Practices (BMP's) for Erosion Control, in accordance with the CWS Erosion Control Technical Guidance Manual shall be used prior to, during, and following ' earth disturbing activities. 12. Prior to construction, a Stormwater Connection Permit from the District or its designee is required pursuant Ordinance 27, Section 4.13. 13. The applicant shall notify the District within 72 hours following completion of the vegetated corridor enhancement/restoration activities. ' Page 2 of 3 1 1 1 1 1 File Number i S0 14. Activities located within the 100-year floodplain shall comply with Section 3.13 of R&O 00-7. 15. Final construction plans shall clearly depict the location and dimensions of the wetland and the vegetated corridor (indicating good, marginal, or degraded condition). Wetland boundaries shall be marked in the field. 16. Final construction plans shall include landscape plans. Plans shall include in the details a description of the methods for removal and control of exotic species, location, distribution, condition and size of plantings, existing plants and trees to be preserved, and installation methods for plant materials. Plantings shall be tagged for dormant season identification. Tags to remain on plant material after planting for monitoring purposes. 17. A Maintenance Plan shall be included on final plans including methods, responsible party contact information, and dates (minimum two times per year, by June 1 and September 30). ' 18. Should final development plans differ significantly from those submitted for review by the District, the applicant shall provide updated drawings, and if necessary, obtain a revised Service Provider Letter. Please call (503) 846-3613 with any questions. d4dz-~ Heidi K. Berg Site Assessment Coordinator Page 3 of 3 Mmod DEC-20-01 13=33 FROM-OTAKInc. ID-503 S S39S PAGE 2/2 ~r-DSL WD # .7 b (03 Wedaad Determination Forth for partets With No Wetlands or Waterways This form may be used to do matient and report on the resalt of a wetland determination fat scull parects that,va=in w wetlands or otb er waters such u shearers or ponds (see OAR 141-090-0035(22)), It troy not be used far parcaL, that caamin vie3latlds or outer wawrwayt. this form must be fully completed and indade slt•attachmeats tisoed in #4. Include at t,,v one wettaud determinatiaa dais forts rcpmscndn& field dau collected in the lowest area or cake area meat lik ly m bo wetland: Cheek pet%aa t€i or 92 as the primary contact person for questions about the report. If in doubt about the appropriate use of this fors, contact the Wetlands Program at @:e Divisicm of State Lands. 1. Landowner ~Ar cot ormztiiota ;('Pcuaaly Contact Mailing Address: t tJa 17O'►ft-.5 t =/U G-E Phone: Fax: So3~ ~,3 Name .1~'-~2.f VirmName: Signature: Date- l-)n4 Nam; Address: r~l~, 40 L7-40 Phone: x~3o Fax:lS~a3~a~~1-18i5! 5 Permission is Smwed for Divisi= of State Lands staff to access property ifceeded to vve6fy report eonclusioas. DSL wilt aotesact the C riap~ duciag a sine VL'it. ~ _.hL p~ ~~k+¢~ ~ s fire l tCa.~t 2. Cans s Ia rrsatiott ~ Ptimazy Coat= ~ ~ e°-~~`~►i f~ ~nt~i SCtt~iGeS ~Je St~~'~30~{ Firm Name: (So'~ ~ ~ -a333 E t&M- Sb~~~~«-~irti~' Sb,e~r•+Sr-~tl. C~t~~ 3. Site Infortcadon Addzcss/Iroc~cioa: ~O 330 Sl,~ SG3,aj#S f ' I.at 1Long• caotsoi+d 4 5° a(-,' 4 f''4iX-t, 141-11 3b'1 d _ Nwt ~+~5 C•t. S~' Parcel Size: T 15 k ! Scctift QQ ~Jw Tax Lao 33ota Covsity:~ir1~~Qy^t City (if within clty limits): Tieav-A 4. Required Attachments (P'accl(s) aw_st be einrty indicated an all maps: note sarwic plot 10c 3don on paace! amp.) E3 Vicinity map la NWI or LWI Map 0 Soil virvcy map 0 Parcell trap 0 Dam fertn(sl plcas~ fe{P-~4-0 fl-acJ~~a na~u~a►1 tnsSa 4'ce asses r.-}• 5. Invest imaoa ReUdtR Date of Site Visit. l o/ ! 1 i orC.J""t'' ice: ~ 'eytr► +0 Sot '_C~ ,SS t posidoa/Site newriptioa & Topogmphy: 6 rZh e iCA a j cS l oA~ ci r5 oC ~ e tC -K' : L-o Ecan no C, l a 1e Over CCCvM Division cc sale t&eda :ns sUxswor soRU N1~ sc- 100 SatcftOR 97501-1279 Ph: 503.3-28-3805 RECEIVED DEC 2 4 2001 1 1 1 Page 2 • RECD JAN 16 ~p# Plant Communities and Dominant Plant Species: DSL WD # ZOI~ I D(03 (o 1'oa S ccl'es lar-~~~ c ~ all x n~ alb 2rea ~n st.D noyner- of s de yelc~~aiaSSr-,~a Uc..~A Mapped and Observed Soils: a pOrA a S Wwa+o S I C L a 1 mrn sjYz & ~ (n ,S; L +o ►ncr+l, . o bsertr IoW 3/ 5.6L w/r~ }-►t~s ;n ( ~-1~1 ~a~{ s~ ) ar.~ loV y 3 SiL in LAP) Con -Sil-e , Hydrology Observations: Soi I S L e(1.l r noi5+ fo Other Pertinent Observations or Information: 6 n.a4c-gaol / esajrc - a,$$G$S r,-}- (,J`as a GIe (der Se_rodce-S , P)czz- s&_ ~r In 4 1 S cloe_c,,r►-~a-~+ 6. Co ~'lan~ ('n tB S en e. U, a l m W k-~ C4-e-& _Y-' loco m 0-10) IC ,>c 0 Par K . 1 Signature of Field Investigator : Date: I o~ /aU/0 Review and Jurisdictional Determination of the Division of State Lands X Based on the information provided, there are no wetlands or other waters of this state on the parcel(s); therefore, no state Removal-Fill Permit is required for site development. ❑ Based upon a site inspection, by the Division, there are wetlands and/or other waters of the state on Lie parcel(s) that are subject to state permit requirements. The information provided: ❑ ' is not sufficient for the Division to make a jurisdictional determination ❑ indicates that waters of the state may be present ❑ A wetland delineation will be needed to identify and map the wetland boundaries (OAR 141-090-0005 to 0055). The delineation report must be submitted to the Division for review and approvaL This jurisdictional determination is valid for five years from the date below, unless new information necessitates a change in the determination. Circumstances under which the Division may change the determination and procedures for renewal of an expired determination are found in OAR 141-090-0045. A request for reconsideration of the determination may be submitted in writing by the applicant, landowner or agent within 60 calendar days of the date below. Comments: oir' cot M e rt+S a d s, t ~t C 17 •rrefi Determination by: Date: Oregon Division of State Lands 775 Summer Street NE. Ste. 100 Salcm.OR 97301-1279 Ph: 503-378-3805 /Vo (,~~1 ~S (JreSer.-F u~ -1~1-e ub ec a- S i ~e ; -,ct,~~ye~~ 2 r~ alto to IF, CRASS CRASS 'Ef i -100 AC CURB WATER HOUSE TOWER M CURB Stu CD 100 I 110-11 X- L FOUND 6' CYCLONE ENCE FOUND FOUND 5/5- IR WITH ALUUNA CAP 2- F WITH SIC R IM 5/3' IR W D A)(*e: Dar)-r tran+OL 4n'cS (90, 95 +/00) -5-do Gurrcn4-s;4,-- ivpo~jr,aPA Li (jh+er contour- 1~ncs s9~ prev~ .S topoo~rap~y Prfcr to .p]oce'-~+ LEGEND ~ O ° Muslim Educational Trust C Fishman ~v~zot: -cv3 o ~1 Natural Resource Assessment Reduced to ~A , Environmental w 3 H 3-3 1 inch = 60 feet Services LLC ~ S 1 WETLAND MAP & SAMPLE PLOT LOCATIONS CONSULTANTS IN ECOLOGY AND Source: Otak, Inc., 12/01. NATURAL RESOURCE MANAGEMENT Figure # 4 December 2001. Project # 01118 1 1 i 1 r 0 • AP P zx Eight ~na Feb 10, 2002 I 1 r i 1 I 1 M i Department of Public Works City of Tigard Re: Water and Sanitary sewer capacity analysis. Otak Project No. 10339 The purpose of this report is to verify adequate capacity of the water and sanitary sewer systems upon completion of phase H of the Muslim Educational Trust Center improvements. Upon the completion of phase H a projected capacity of 320 students will be attending the school with a 10% staff at full operation , which will bring the total occupancy to 352 persons. The total site area is 2.50 acres All assumptions are based on the City of Portland, BES "Sewer Design Manual", 1991 - Charts 6 and 7 are attached. WATER DEMAND: - 1 cfs = 646,317 gpd (chart 6) - 80 gallon per capita day (gpcd) (chart 6) - 80 gal X 352p = 28,160 gpd total site - 28,160gpd / 2.5. acres = 11,264 gpd / net acre Average flow = 11,264gpd / 646,317 = 0.017428 cfs / net acre. Peaking factor = 3.5 (chart 7). . Infiltration rate = 1000 g/ net acre per day = 0.00155 (chart 6). Assumed fire flow of 2000gpm for 2 hours = 240,000 gal. Residential Design Flow = ( net acre X average flow X peaking factor) + ( net acre X infiltration Rate). _ (2.5 X 0.017428 X 3.5) + (2.5 X 0.00155) = 0.1564 cfs. Peak Daily Demand = 0.15637 cfs X 646,317 =101,065 gpd Average Daily Demand = 101,065 / 3.5 = 28,876 gpd. Average Daily Demand ( including Fire Flow) = 28,876 + 240,000 = 268,876 gpd = 0.4160 cfs SANITARY ANALYSIS: - Existing 15" PVC sanitary sewer. (Existing sewer plan attached). - Assume downstream min. slope of 0.50 % -Qfull @0.50%=4.57 cfs - 0.1564 cfs / 4.57 cfs = 3.42% impact of existing conditions. - In case of fire : 0.4160 cfs / 4.57 cfs = 9.10 % impact of existing conditions. CONCLUSION: The impact of this improvement on the existing system is minimal. Where the peak daily demand of this improvement will not coincide with The peak daily demand of the surrounding area, due to the nature of this Particular (school) improvement. Please do not hesitate to call me at 503 699-2463 if you have any questions. Thank you. Sincerly, Otak, Incorporated Adrian Haddad, PE Project Engineer 0 0 CHART 6 SANITARY SEWER DESIGN FLOWS ZONE TYPE CITY ZONE DWELLING UNITS PER NET ACRE CFS PER DWELLING UNIT' AVERAGE FLOW CFS I NET ACRE RF 0.50 0.00040222 0.00020 E R20 218 0.00088 LL R10 4.36 0.00175 R7 6.22 0.00250 R5 8.71 0.00350 Z `a R2.5 • 17.40 0.00700 w C ~ Cn R3 21 0.00034034 0.00715 w r: R2 32 0.01089 cc < LL R1 65 0.02212 RH 125 " 0.04254 RX 100 or more Use 150 - 0.05105 ZONE CITY AVERAGE TYPE ZONE FLOW* CfS/NET ACRE OPEN OS 0.00145 SPACE CN1 0.00290 Q CN2 " v 001 « w C02 " CM " O CS w v C G 0.00580 M / CA w (PEAK FLOW) Z a EG1 0.00967 EG2 " IG O M I G1 « 2Z IG2 « w ca IH " • Contingency factor included NOTE: Residential & Commercial design flow = net acres x average flow x peaking factor infiltration factor x net acres Employment & Industrial design flow = net acres x peak flow infiltration factor x net acres CONVERSION FACTORS gpd x 0.000,001,547 . cis cis x 646,317 = gpd The sanitary sewer flows In the tables above are based on the following criteria: Domestic per capita flow 80 gallons per capita day (gpcd) Occupants per single family dwelling unit 26 Occupants per multi4amQy dwelling unit 22 Dwelling units per net acre Maximum allowed by c urre4t comprehensive plan Commercial flows (average) - low density 1,500 gpad = 0.00232 cis per net acre w . w w - high density 3,000 gpad = 0.00464 cis per net acre Industrial flows (peak) 5,000 gpad = 0.00774 cis per net acre Domestic flow peaking factor* Refer to curve, CHART 7 Contingency factor to allow for land use changes" 25 percent of sewage flow Infiltration rates" 1,000 gallons per net acre per day (gpad) = 0.00155 cis per net acre • The peaking factor applies to all residential & commercial zones " The infiltration and contingency factors apply to all zones ' BES March 7,1991 CHART 6 0 4 3~ 2 i VERA -V- ppiLY FLOW 10 OF PEAK FLOW 0A RA'T 1 ~ w 0-6 a 0.6 3 04 03 2 OZ 5 A014 0.1 03 0'pl in wttwsea t 1 1 1 I 1 1 200 3040 6060100 s~ d 4 6 $ 10 pp~.~► p~ It P 2 ,fags 41 net. 140. F+g BSS Wst-7. IWO Pw- CHAR I ` 4o00 3000 2000 1000 Soo 600 500 400 300 200 Y a 100 ISO 40 A aY. 30 20 a a 4 3 2 1 404 600 1000 CVIAW w r_ ow on " Im Owl .owl .110, M ENGLEWOOD PARK 30 15 0 30 gyp' F~ ELEY RIM ELEv _ GCB kd+ 1 1 1 , , I M. a* Im law, m m. w Am I" ' 11 1---- ----1 , I I 1 1 ~ CEO 1koter y ~ 1 11 1 ~ 1 1 1 i ~ I I 1 1 ~ ; 1 1 1 1 m ANC Dryer f q Shed fi ,--------i NE- B , 1 qRN , Born • \ Az p \ i sE egRN ,\?y 30~~''~°\, 50' VEGETATED CORRIDOR BOUNDARY IN, \ x- ~1 k x x x FO~o J-w I-I m w 2- \ FONDI't CU WITH S/B' IR INSIDE WETLAND BOUNDARY INSCRIPTION IN o oRl~c~ \ WIC, INSCRIPTION UN CAP \ UNREADABLE Found Sanitary s:9, °s, \ CLEAN WATER SERVICE Sanitary Easement \ \ \ \ Found Sanitary Manhole FOUND M 5/8' IR WITH N INSCRIBED 'MUR Sf .4t • i 1 1 1 1 r Appendix Nine • MET CENTER Final Stormwater Management Report t 1 1 1 1 1 r 10330 SW Scholls Ferry Road Tigard OR 97223 prepared for MUSLIM EDUCATIONAL TRUST prepared by Otak, Inc. Project No. 10339 Feb 14, 2002 MET Center Final Stormwater Management Report 1 I \P"W\1osomIoaWe..+ \FW4M39-FE It"d 1WW 0 otak 1 1. Introduction The proposed MET Center development is on a 2.54 acre site located on scholls ferry Road and Conistoga Drive in the City of Tigard. Figure 1 is a vicinity map that shows the location of the site. Developed areas on this site will be served by a private storm drainage system to. convey stormwater to a private onsite detention facility and then discharge it into the adjacent Hiteon Creek at the south west corner of the site. This report outlines the preliminary hydrologic calculations performed for this site, and the hydraulic analysis for the detention design and the water quality requirements. 2. Proposed System There are no offsite contribution to the drainage basin. The private onsite conveyance system will be sized based on Uniform Plumbing Code requirements and the rational method (Q = ciA). Roof drains and Lynch-type (trapped) catch basins will collect the buildings and the parking lot drainage respectively. The pond is required to contain the full volume generated by the water quality storm event. Design of the stormwater detention capacity for the site was based on peak discharges from the 2 thru 25-year post-development condition design storms and matching the peak discharge from the corresponding 2 thru 25-year existing condition design storm. Onsite detention is proposed through storage in pond at the southern side of site. The 100 year storm event will be bypassed through a system before entering the pond facility. The water quality and detention pond facility will be built with phase I as shown on the plan, and than sized orifices and appurtenances will be designed to allow retrofitting during phase II construction. Refine calculations and exact elevations and sized orifices will be shown with final engineering plan. ' MET Center Final Stormwater Management Report ILWaiod\IOSM10S$9\Amh,%.', SMRMFE Kwpd 107x97 1 otak 1 1 1 a t I 1 1 • 0 V1 C1NITt MA's F x G-v RE I 1 3. Site Hydrologic Characteristics Hydrologic characteristics of the site are discussed below. 3.1 Slopes The proposed site is located on mostly flat terrain with some slope on the order of 3 to 10 percent at the southwest area. The general slope of the existing site is from northeast to southwest. Figure 2 shows the existing topography for the site. 3.2 Vegetation and Cover Existing Conditions The site is currently a single-family residence (used as small school )with a detached garage/shop/barn and an asphalt parking lot. The yard area is comprised of grass lawn and trees/shrubs. Post Development Conditions The site development will consist of 2 phases, phase one will be the stationing of 3 prefabricated modular classroom buildings in a U adjacent to the existing asphalt. Phase II the optimal design will be the elimination of all existing structures on site and the erecting of a 2 story building school with a common area in the center and a paved parking area. Figure 3 shows the proposed phase I and phase II development on the site. 3.3 Precipitation Design storms evaluated for the site were the 2-, 10-, 5- p and 25-year storm events with Type lA rainfall distribution over a 24-hour period. The 2 through 25-year return period storm events were used for sizing stormwater detention facilities. The 25-year storm will be used to size the conveyance system. The 100-year storm was used to evaluate the overflow capacity and maximum water surface elevation of the detention storage areas. The storm events used in this report and their associated precipitation amounts are listed in Table 1 below: Table 1- Precipitation Amounts 1 Design Storm. Event (year) Precipitation (inches) 2 2.50 5 3.00 10 3.50 25 4.00 MET Center Final Stormwater Management Report 4 otak 90 V 53703f1 y+ . `t ~o y y \Y y y \O 4 ~ ~O 2 N Q j 336W 3NOW .9 I i k 30Q 3NOlat] 9 NOUYM34 o _ - , e / Les "Al I ~ 10 o , . "~'~T', °y- -TI IONIQYIB I ~ ~i\CA ,~0+ ~i r3av ane l I _ _ J 2 `vY ~i'dr -r Z~tz 4+ 8 y I y I \ i I~ i rjg 1 M g ~r Y `Y 1 ICA ~y 1-- I 2 cc m 0 0 O U 5t I t / ASPHALT owtW`IK3n+, / ♦ i0 j ~ EX. HOUSE ~ 711 / I 1 / b I / ~t2 1 ` JI _1~ --L I 1 ASPHALT -00 i I I I ( iS../ / / N 0 c t / d CID W CsZVi 6 we m m m m i ail 0. W H .d M a■~ } ..i C;,r god 1 M 0-010 %~p so go o ~EC~ MA ! ~ , PRA, e 1 10 Hydrologic Analysis The Santa Barbara Urban Hydrograph (SBUH) Methodes software was used for calculation of the existing and post-development peak flows and stormwater runoff hydrographs for water quantity and quality purposes. Quick Engineer Detention software was used for modeling the hydraulic characteristics of the stormwater detention facilities. 1 t Hydrologic parameters required for SBUH analysis include precipitation distribution, drainage subbasin size, soil cover, curve number (CN), and time of concentration (tc). Figure 4 shows the site soil type designation. Hydrologic parameters were obtained from field reconnaissance, photographs, and topographic data for the site. The existing and post-developed parameters used for the hydrologic analysis are shown in Tables 2 and 3 respectively. The results of the analysis are shown in Table 4. Table 2 - Hvdrologic Parameters for Lynann Park - Existing Conditions 1 t Pervious Impervious Time of Total Area (Acres) Area CN Area CN Concentration (minutes) (Acres) (Acres) 2.54 1.91 77 1.63 98 36.9 Table 3 - Hydrologic Parameters for Lynann Park - Post-developed Conditions Pervious Impervious Total Time of Area Area CN Area CN Concentration (Acres) (Acres) (Acres) (minutes) 0.64 0.89 86 1.65 98 15.6 MET Center Final Stormwater Management Report 7 otak H:WNrl\103W\1 in.p\FSMR.899FB 1L.yd 10S2 r m m= m= m w i w m r w m m r m m m 0 F\GAJ XF, E t+ 1 1 1 1 1 1 1 1 1 1 t 1 1 1 1 1 1 i lof I • http://wwwengenious.net/EsiHome/SCSCN/SCSClass.asp W",,,15ystems, Engenious Soils Classification Inc. This page maintained by Engenious Systems, Inc. 10/9/20017:11 AM 1 t 1 1 f 1 1 1 1 1 • . • Table 4 - Results of Hydrologic Study for MET Center Storm Event Existing Condition Peak Run-Off Rate (CA) Developed Condition Peak Run-Off Rate (Cfs) 2-year 0.4 1.1 5-year 0.5 1.4 10-year 0.7 1.7 25-year 0.9 1.9 5. Water Quality The total volume generated by the water quality event will be contained than released over a period not less than 24 hours. The water quality storm event produces approximately 3,073 feet of water. Design information and analysis results are included in appendix 6. Hydraulic Analysis Above the water quality permanent pool elevation in the pond will be detention area for capturing the difference in runoff volume generated from the pre-developed and post-developed 25-year, 24-hour storm event. The orifice elevation will be the same as the top elevation of the permanent pool (elevation 94') and will be 5.5 inches in diameter. The 25-year water surface elevation in the detention pond will be 95 feet. The available freeboard is 1.0 feet, as recommended. Stormwater will be released from the flow control structure to rip-rap protected outfall to Hiteon Creek. There will also be an overflow spillway constructed in the berm of the detention pond to allow high intensity events to overtop the pond and prevent flooding. See attached hydrology analysis for existing and ultimate post development and hydraulic calculations and analysis results for the pond and flow control structure . MET Center Final Stormwater Management Report H:\PWJ"\1N-103---.P\MMR339.Pe I j-0 102M 10 otak Adman Haddad, PE AAH 07 :01 09-0ct-01 Project 10339 MET CENTER RUNOFF by the SANTA BARBARA URBAN HYDROGRAPH WHOLE SITE EXISTING CONDITIONS 2-year, 24-hour rainfall = 2.50" flow type description coeff. distance fall slope TIC 1 overland sheet short.grass,lawns n=0.15 213.0 1.0' 0.47% 36.2' 2 pipe concrete.pipe n=0.013 178.0 3.0' 1.69% 0.4' 3 pipe concrete.pipe n=0.013 188.0 10.0' 5.32% 0.3' total Time of Concentration = 36.9' storm hyetograph: SCS TypeIA /V 3 w A return period = 2 years 1 1 1 1 1 1 1 1 1 1 1 1 1 storm duration = 24 hr. total rainfall = 2.50 in. pervious area = 1.91 A CN = 77 GpC:Brush-grass.pr.cnd impervious area = 0.63 A CN = 98 total site area = 2.54 A hydrograph file: c:\program files\quick3\metpre02.hyd peak flow = 0.39cfs @ 8.00 hr. runoff volume = 10,317 cu.ft. 0 Quick TR-55 Ver.5.46 SIN: Executed: 07:44:14 10-09-2001 SANTA BARBARA URBAN HYDROGRAPH METHOD MET CENTER 10339 PREDEVELOPED FLOWS PRELIMINARY DRAINAGE ANALYSIS BY ADNAN HADDAD OTAK LO ' Distribution file: SCS-lA RDT Description: SCS Type lA 24 Hour Rainfall Hyetograph Time increm.(dt): 6 (minutes) 1 1 1 1 1 i 1 1 1 1 1 1 1 1 + + * Frequency: 1 years * Rainfall: 0.83 inches * (total rainfall for duration) * Input file: MET-EXTG.SBH + + Total area: Tc: PERVIOUS AREA Area: 1.910 acres CN: 77 S: 2.9870 0.2S: 0.5974 2.540 acres 37.0 minutes IMPERVIOUS AREA Area: 0.630 acres CN: 98 S: 0.2041 0.2S: 0.0408 Cumulative Cumulative Pervious Runoff Impervious Runoff 0.0168 inches 0.6270 inches 0.00 ac-ft 0.03 ac-ft Total Volume under computed hydrograph: 0.04 ac-ft SUMMARY OF PEAK DISCHARGE Output Hydrograph: METEXWQ.HYD Tp: 8.00 hrs Qpeak: 0.1 cfs 1 1 1 1 1 1 i 1 1 1 1 i 1 1 1 f' • Quick TR-55 Ver.5.46 S/N: Executed: 07:44:14 10-09-2001 SANTA BARBARA URBAN HYDROGRAPH METHOD MET CENTER 10339 PREDEVELOPED FLOWS PRELIMINARY DRAINAGE ANALYSIS BY ADNAN HADDAD OTAK LO is Distribution file: SCS-1A RDT Description: SCS Type IA 24 Hour Rainfall Hyetograph Time increm.(dt): 6 (minutes) * Frequency: 2 years * Rainfall: 2.50 inches * (total rainfall for duration) * Input file: MET-EXTG.SBH # # Total area: 2.540 acres Tc: 37.0 minutes PERVIOUS AREA Area: 1.910 acres CN: 77 S: 2.9870 0.2S: 0.5974 IMPERVIOUS AREA Area: 0.630 acres CN: 98 S: 0.2041 0.2S: 0.0408 Cumulative Cumulative Pervious Runoff Impervious Runoff 0.7403 inches 2.2707 inches 0.12 ac-ft 0.12 ac-ft Total Volume under computed hydrograph: 0.24 ac-ft SUMMARY OF PEAK DISCHARGE Output Hydrograph: METEX02.HYD Tp: 8.00 hrs Qpeak: 0.4 cfs t 1 1 1 1 1 1 1 1 t 1 1 1 1 1 1 1 1 Quick TR-55 Ver.5.96 SIN: Executed: 07:99:19 10-09-2001 SANTA BARBARA URBAN HYDROGRAPH METHOD MET CENTER 10339 PREDEVELOPED FLOWS PRELIMINARY DRAINAGE ANALYSIS BY ADNAN HADDAD OTAK LO Distribution file: SCS-lA RDT Description: SCS Type lA 29 Hour Rainfall Hyetograph Time increm.(dt): 6 (minutes) * Frequency: 5 years * Rainfall: 3.00 inches * (total rainfall for duration) * Input file: MET-EXTG.SBH + « Total area: 2.590 acres Tc: 37.0 minutes PERVIOUS AREA Area: 1.910 acres CN: 77 S: 2.9870 0.2S: 0.5979 IMPERVIOUS AREA Area: 0.630 acres CN: 98 S: 0.2091 0.2S: 0.0908 Cumulative Cumulative Pervious Runoff Impervious Runoff 1.0710 inches 2.7683 inches 0.17 ac-ft 0.15 ac-ft Total Volume under computed hydrograph: 0.32 ac-ft SUMMARY OF PEAK DISCHARGE Output Hydrograph: METEX05.HYD Tp: 8.00 hrs Qpeak: 0.5 cfs 1 1 i 1 1 1 1 1 1 1 1 1 1 1 i 1 1 Quick TR-55 Ver.5.46 SIN: Executed: 07:44:14 10-09-2001 SANTA BARBARA URBAN HYDROGRAPH METHOD MET CENTER 10339 PREDEVELOPED FLOWS PRELIMINARY DRAINAGE ANALYSIS BY ADNAN HADDAD OTAK LO Distribution file: SCS-lA RDT Description: SCS Type lA 24 Hour Rainfall Hyetograph Time increm.(dt): 6 (minutes) * Frequency: 10 years * Rainfall: 3.50 inches * (total rainfall for duration) * Input file: MET-EXTG.SBK + + Total area: 2.540 acres Tc: 37.0 minutes PERVIOUS AREA Area: 1.910 acres CN: 77 S: 2.9870 0.25: 0.5974 IMPERVIOUS AREA Area: 0.630 acres CN: 98 S: 0.2041 0.25: 0.0408 Cumulative Cumulative Pervious Runoff ---Impervious Runoff - 1.4305 inches 3.2665 inches 0.23 ac-ft 0.17 ac-ft Total Volume under computed hydrograph: 0.40 ac-ft SUMMARY OF PEAK DISCHARGE Output Hydrograph: METEX10.HYD Tp: 8.00 hrs Qpeak: 0.7 cfs 1 1 1 1 1 1 i 1 i i 1 1 1 1 1 1 Quick TR-55 Ver.5.46 SIN: Executed: 07:44:14 10-09-2001 SANTA BARBARA URBAN HYDROGRAPH METHOD MET CENTER 10339 PREDEVELOPED FLOWS PRELIMINARY DRAINAGE ANALYSIS BY ADNAN HADDAD OTAK LO Distribution file: SCS-lA RDT Description: SCS Type IA 24 Hour Rainfall Hyetograph Time increm.(dt): 6 (minutes) * Frequency: 25 years * Rainfall: 4.00 inches * (total rainfall for duration) * Input file: MET-EXTG.SBH « + Total area: 2.540 acres Tc: 37.0 minutes PERVIOUS AREA Area: 1.910 acres CN: 77 S: 2.9870 0.2S: 0.5974 IMPERVIOUS AREA Area: 0.630 acres CN: 98 S: 0.2041 0.2S: 0.0408 Cumulative Cumulative Pervious Runoff ---Impervious Runoff - 1.8120 inches 3.7651 inches 0.29 ac-ft 0.20 ac-ft Total Volume under computed hydrograph: 0.49 ac-ft SUMMARY OF PEAK DISCHARGE Output Hydrograph: METEX25.HYD Tp: 8.00 hrs Qpeak: 0.9 cfs 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Adnan Haddad, PE AAH 07:09 09-Oct-01 Project 10339 MET CENTER RUNOFF by the SANTA BARBARA URBAN HYDROGRAPH WHOLE SITE DEVELOPED CONDITIONS 2-year, 24-hour rainfall = 2.50" flow type description coeff. distance fall slope 1 overland sheet short.grass,lawns n=0.15 100.0 1.0' 1.00% 2 pipe concrete.pipe n=0.013 450.0 9.0' 2.00% total Time of Concentration = storm hyetograph: SCS TypeIA return period = 2 years storm duration = 24 hr. total rainfall = 2.50 in. pervious area = 0.89 A CN = 86 GpC:Open.space,pr.cnd impervious area = 1.65 A CN = 98 total site area = 2.54 A hydrograph file: c:\program files\quick3\metpst02.hyd peak flow = 1.10cfs @ 8.00 hr. runoff volume = 17,615 cu.ft. TIC 14.6' 1.0' 15.6' 1 1 1 1 1 1 i 1 1 1 1 1 1 1 1 • 0 Quick TR-55 Ver.5.46 SIN: Executed: 07:38:00 10-09-2001 SANTA BARBARA URBAN HYDROGRAPH METHOD MET CENTER 10339 POST DEVELOPMENT PHASE II PRELIMINARY DRAINAGE ANALYSIS BY ADNAN HADDAD OTAK LO Distribution file: SCS-lA RDT Description: SCS Type lA 24 Hour Rainfall Hyetograph Time increm.(dt): 6 (minutes) + + * Frequency: 1 years * Rainfall: 0.83 inches * (total rainfall for duration) * Input file: MET-POST.SBH + + Total area: 2.540 acres Tc: 15.6 minutes PERVIOUS AREA Area: 0.890 acres CN: 86 S: 1.6279 0.2S: 0.3256 IMPERVIOUS AREA Area: 1.650 acres CN: 98 S: 0.2041 0.2S: 0.0408 Cumulative Cumulative Pervious Runoff Impervious Runoff 0.1193 inches 0.6270 inches 0.01 ac-ft 0.09 ac-ft Total Volume under computed hydrograph: 0.10 ac-ft SUMMARY OF PEAK DISCHARGE Output Hydrograph: METDEVWQ.HYD Tp: 7.90 hrs Qpeak: 0.2 cfs 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Quick TR-55 Ver.5.46 S/N: Executed: 07:38:00 10-09-2001 SANTA BARBARA URBAN HYDROGRAPH METHOD MET CENTER 10339 POST DEVELOPMENT PHASE II PRELIMINARY DRAINAGE ANALYSIS BY ADNAN HADDAD OTAK LO Distribution file: SCS-lA RDT Description: SCS Type lA 24 Hour Rainfall Hyetograph Time increm.(dt): 6 (minutes) + + * Frequency: 2 years. * Rainfall:' 2.50 inches * (total rainfall for duration) * Input file: MET-POST.SBH + + Total area: 2.540 acres Tc: 15.6 minutes PERVIOUS AREA Area: 0.890 acres CN: 86 S: 1.6279 0.25: 0.3256 IMPERVIOUS AREA Area: 1.650 acres CN: 98 S: 0.2041 0.25: 0.0408 Cumulative Cumulative Pervious Runoff Impervious Runoff 1.2435 inches 2.2707 inches 0.09 ac-ft 0.31 ac-ft Total Volume under computed hydrograph: 0.40 ac-ft SUMMARY OF PEAK DISCHARGE Output Hydrograph: METPST02.HYD Tp: 7.90 hrs Qpeak: 1.1 cfs 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 0 Quick TR-55 Ver.5.46 SIN: Executed: 07:38:00 10-09-2001 SANTA BARBARA URBAN HYDROGRAPH METHOD MET CENTER 10339 POST DEVELOPMENT PHASE II PRELIMINARY DRAINAGE ANALYSIS BY ADNAN HADDAD OTAK LO Distribution file: SCS-lA RDT Description: SCS Type IA 24 Hour Rainfall Hyetograph Time increm.(dt): 6 (minutes) * Frequency: 5 years * Rainfall: 3.00 inches * * (total rainfall for duration) * * Input file: MET-POST.SBH * Total area: 2.540 acres Tc: 15.6 minutes PERVIOUS AREA Area: 0.890 acres CN: 86 S: 1.6279 0.2S: 0.3256 IMPERVIOUS AREA Area: 1.650 acres CN: 98 S: 0.2041 0.2S: 0.0408 Cumulative Cumulative Pervious Runoff Impervious Runoff 1.6625 inches 2.7683 inches 0.12 ac-ft 0.38 ac-ft Total Volume under computed hydrograph: 0.50 ac-ft • SUMMARY OF PEAK DISCHARGE Output Hydrograph: METPST05.HYD Tp: 7.90 hrs Qpeak: 1.4 cfs 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 0 0 Quick TR-55 Ver.5.46 SIN: Executed: 07:38:00 10-09-2001 SANTA BARBARA URBAN HYDROGRAPH METHOD MET CENTER 10339 POST DEVELOPMENT PHASE II PRELIMINARY DRAINAGE ANALYSIS BY ADNAN HADDAD OTAK LO Distribution file: SCS-lA RDT Description: SCS Type lA 24 Hour Rainfall Hyetograph Time increm.(dt): 6 (minutes) * Frequency: 10 years. * Rainfall: 3.50 inches * (total rainfall for duration) * Input file: MET-POST.SBH * * Total area: 2.540 acres Tc: 15.6 minutes PERVIOUS AREA Area: 0.890 acres CN: 86 S: 1.6279 0.25: 0.3256 IMPERVIOUS AREA Area: 1.650 acres CN: 98 S: 0.2041 0.2S: 0.0408 Cumulative Cumulative --Pervious Runoff ----Impervious Runoff - 2.0983 inches 3.2665 inches 0.16 ac-ft 0.45 ac-ft Total Volume under computed hydrograph: 0.60 ac-ft SUMMARY OF PEAK DISCHARGE Output Hydrograph: METPSTI0.HYD Tp: 7.90 hrs Qpeak: 1.7 cfs 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 • • Quick TR-55 Ver.5.46 S/N: Executed: 07:38:00 10-09-2001 SANTA BARBARA URBAN HYDROGRAPH METHOD MET CENTER 10339 POST DEVELOPMENT PHASE II PRELIMINARY DRAINAGE ANALYSIS BY ADNAN HADDAD OTAK LO Distribution file: SCS-lA RDT Description: SCS Type lA 24 Hour Rainfall Hyetograph Time increm.(dt): 6 (minutes) * Frequency: 25 years * Rainfall: 4.00 inches * (total rainfall for duration) * Input file: MET-POST.SBH Total area: 2.540 acres Tc: 15.6 minutes PERVIOUS AREA Area: 0.890 acres CN: 86 S: 1.6279 0.2S: 0.3256 IMPERVIOUS AREA Area: 1.650 acres CN: 98 S: 0.2041 0.25: 0.0408 Cumulative Cumulative Pervious Runoff Impervious Runoff 2.5463 inches 3.7651 inches 0.19 ac-ft 0.52 ac-ft Total Volume under computed hydrograph: 0.71 ac-ft SUMMARY OF PEAK DISCHARGE Output Hydrograph: METPST25.HYD Tp: 7.90 hrs Qpeak: 1.9 cfs Iwo so' 'Jim ' w ~ / GEw y~E . ° _ GEC / p~/`~NGEG 1 V kr 02 CbrPOrt or- i ty 1 SL1,C8 ~ _ fit' 'le power - + Sower L, - OP GEO 1 aioter PIPE:- W on m "CE AT TOWER t 1 brr, ; She F tv 100 NE BARN ~Q3 3 p Barn ~l ® al dos` 11 1\ ~O rte` _ \ ~ _ 4 ~ ~ BARN• /OC rit SE ALUM N IRA ~~Pro WRY SJg IA IN51~ 2' IP 1 1 1 1 1 1 1 1 t 1 1 1 1 1 1 1 1 0 Adnan Haddad, PE AAH 09:30 09-Oct-01 Project 10339 MET CENTER RUNOFF by the SANTA BARBARA URBAN HYDROGRAPH WATER QUALITY total Time of Concentration = 1.0' storm hyetograph: SCS TypeIA return period = 2 years storm duration = 4 hr. total rainfall = 0.36 in. pervious area = 0.89 A CN = 86 GpC:Open.space,pr.cnd impervious area = 1.65 A CN = 98 total site area = 2.54 A hydrograph file: c:\program files\quick3\met-wq.hyd peak flow = 0.49cfs @ 1.33 hr. runoff volume = 1,168 cu.ft. 1 1 Adnan Haddad, PE Project 10339 MET CENTER HYDROGRAPH WATER QUALITY load C:\Program Files\QUICK3\met-wq.hyd detention for 0.15 cfs 1.00 r 0.80 0.60 0.40 0.20 e•~S 0 AAH 09:30 09-Oct-01 1 2 3 4 peak flow = 0.49 cfs @ 1.33 hours volume = 1,163 cu.ft. 88 5 C1 GS o oz `~Oz X 4-- YC o , S 3 _ 3 ~ -3o~3~t ~z 1 1 1 1 1 1 i r r Adnan Haddad, PE AAH 09 :41 09-Oct-01 Project 10339 MET CENTER RUNOFF by the SANTA BARBARA URBAN HYDROGRAPH EJeVMVb5'eONDIT IONS 2-year, 24-hour rainfa ll = 2.50" flow type description coeff. distance fall slope TIC 1 overland sheet short.grass,lawns n=0.15 213.0 1.0' 0.47% 36.2' 2 pipe concrete.pipe n=0.013 178.0 3.0' 1.69% 0.4' 3 pipe concrete.pipe n=0.013 188.0 10.0' 5.32% 0.3' total Time of Concentration = 36.9' storm hyetograph: SCS TypeIA return period = 25 years storm duration = 24 hr. total rainfall = 4.00 in. pervious area = 1.91 A CN = 77 GpC:Brush-grass.pr.cnd impervious area = 0.63 A CN = 98 total site area = 2.54 A hydrograph file: c:\program files\quick3\metpre25.hyd peak flow = 0.89cfs @ 8.00 hr. runoff volume = 21,166 cu.ft. 1 1 1 1 1 1 i 1 1 1 1 1 1 1 1 1 1 1 1 Adnan Haddad, PE AAH 09:40 09-Oct-01 Project 10339 MET CENTER RUNOFF by the SANTA BARBARA URBAN HYDROGRAPH DEVELOPED CONDITIONS 2-year, 24-hour rainfall = 2.50" flow type description coeff. distance fall slope 1 overland sheet short.grass,lawns n=0.15 100.0 1.0' 1.00% 2 pipe concrete.pipe n=0.013 450.0 9.0' 2.00% total Time of Concentration = storm hyetograph: SCS TypeIA return period = 25 years lr~- storm duration = 24 hr. total rainfall = 4.00 in. pervious area = 0.89 A CN = 66 GpC:Open.space,pr.cnd impervious area = 1.65 A CN = 98 total site area = 2.54 A hydrograph file: c:\program files\quick3\metpst25.hyd peak flow = 1.94cfs @ 8.00 hr. runoff volume = 30,775 cu.ft. TIC 14.6' 1.0' 15.6' Adnan Haddad, PE Project 10339 MET CENTER DETENTION ROUTING DETENTION POND flow (cfs) 2.00 1.50 1.00 0.50 0.00 0 10 20 30 40 time (hr) DETENTION POND (stage-volume calculated) elevation area volume 1.00 628 0 9 92.00 1313 950 ~~rr c 4 T 93.00 2054 261$„__ ' 94.00 2852 5062 95.00 3707 8332 of U~C~~T ~ ~ ~ ~ S V • ~ ~ v STAGE VOLE94S / • 91.0 0 92.0 950 93.0 2619 94.0 5062 95.0 8332 OUTLET TYPE ELEVATION SIZE circ. orifice 91.0 dia.(in) - 2.50 circ. orifice 93.8 dia.(in) - 5.50 A&d - A - inflow hydrograph: c:\program files\quick3\metpst25.hyd peaks: inflow - 1.94 cfs @ 8.00 hr. outflow m 0.89 cfs @ 9.17 hr. stage: 3.36 ft. detained volume: 6,226 c.f. -,,0, 2 26 t~ AAH 15:29 14-Feb-02 1 1 Appendix Ten t 1 1 Sent by: CHICAGO TITLE 5036537853; 02113/07:30Piu1;jetFax #946;Page 2/5 CHICAGO TITLE INSURANCE COMPANY 10001 SE Sunnyside Road Clackamas, OR 97015 Phone (503) 786-3940 Fax(503)653-7833 =METROSCAN PROPERTY PROFILE= Washington (OR) Reference Parcel # Parcel Number Owner CoOwner Site Address Mail Address Telephone OWNERSHIP INFORMATION 1 S 134AS 03300 80263404 RTSQ: 01W-01S -34 -NE Mualiiu Edurationd Trust Inc 10330 SW Scholls Ferry Rd Tigard 97223 PO Box 283 Portland Or 97207 :Owner: Tenant: 5ALFS AND LOAN WORMATION Transferred :09/3011999 Loan Amount Document #l :1.11831 Lender Sale Price : $595,OU1 Loan ?ape Deed T)pe : Contract Of Sale Interest Rate is Owned -100 Vesting Type ASSESSMENT AND TAX WFOR1ITATION MarkeiLand $448,200 1<xemptAmount $615,840 Markes Structure : $167,640 Exempt Type : Exempt Market Other 91a Imp roved :27 Market Total : $615,840 Levy Code :05195 01-02 Taxes Millage Rate :14.9721 Assessed Total School Dili : Beaverton PROPERTY USCRIPTION Map Grid Census 1V'br.hdCd Sub/Plat Land Use legal 655 C2 Class Code Tract: 319.03 Block: 1 : 4T1G MWRate 9602 Soc,Religious Organization ACRES 2.54, NON-ASSESSABLE PROPERTY CHA11sACTERiSTIC6 : R14 Bedrooms : 3 Lot Acres : 2.54 Year Built : 1956 Bathrooms : 2.00 Lot SgFt :110,642 EffYearBlt : 1956 Neat Method : Comb HtglCool BmiFin SF ; Floor Cover ; Carpet Pool BanUnftnSF : 2,353 Foundation : Concrete Ptg Appliances Bm%LowSF : Roof Shape Dishwasher Bldg SqR :4,706 Roof Mat! : Comp Sbingle flood Fan 1stF1rSgFr :2,353 InteriorMat : Drywall Deck UpperFlSF : Paving Matt : Asphalt Garage Type: Detached Porch SgFt : 25 Const Type : Wd StuMhtg Garage SF :616 Attic SqR Ext Finish : 251 Deck SIFt nmlxformwioa PmvtdedlsLWoodR41abic. Swi Ir M' G,mranteaa Sent by: CHICAGO TITLE 5036537853; 02/ 13/02 7: 30PM; JeLEa& #946; Page 3/5 ` b - MCAGO 0 cam* *I Wn"n o a UMVIN Oi[ O! C'O3i'i'"= 01 AAMW ' .p Dated: 9 - Lq- - -71) 0d 61 ISM TU BTAT»UMM TOi Muslim Educational Trust, Inc. ' P. 0. Box 283 Portland. Oregon 97207 &FTAR 83CORDI1i0 PJIDX TO: 000 : o9313i31 4 pogor V. "dor■on Rfct: 110971 637.00 ' ar 1 Dittwa 0940/1999 01:59:07a M o N Ao Ywt 13006 _ Tigard. all 97261-2006 sellers scotr. v. stolsenburg, and Purchaser; Muslim Educational Trust, Inc., an Oregon corporetian. The true an actual consideration In ¢595,001. BY An IRSTRUM= IN KITING dated 1999, Geller and Purchauer, made and entered into a certain Contract wherein and ahareby seller agreed to sell and Purohaeer agreed to buy real property as set forth in Exhibit A attached hereto. The testa and conditioAa at said sale am fully set forth in paid agreement and reforeace thereto is hereby made. THIS INSTRtMONT WILL NOT ALLOK XU OF THE PROPERTY DESCRIBED IN TKIS INSTRUMENT I VIOL-ATION OF APPLICABLE LAND = WWS AND AsaM ATIONS . BEFORS BIGNING OR ACCEPTING THIS INSTRUMRNT TIC ' PFRSOK ACQUIRING FER TITLE TO T'= PROPERTY SHOULD CHECK WITH TiiB APPROaRIATB CITY OR OOVM PLANNING DBPARTtd1M TO VERIFY "PROVED « UBH19 AND TO DEI43ItMIME ANY LIMITS ON LAWSUITS AGAINST FARMING OR x'41iMST PRAC.TICM AS D13FIN•!CD IN ORB 20.930. . F ril1AC;iiABl;R s W Muslim Educational Txuat,'1oc. a t W. 7 4q burg l;y PA O 3 - MOMMUN OF CONTRACT S r 11 ' QCIIL UY: UNIGAGO TITLE 5036537853; 02113/02 7:30FM is 40 ,Igirg&_#946; page 4/5 ' 8TAT6 OP CREGUN ) ) as. County of waehington r The fare Din instrument "y of 1_, 1939, aka aaknawledged before me Chia „ by Scott 0, 6tollawwrg. OHM uAL AACNxL elLL 1, 0 NOTARY PWLI~tHCQON coMN197IKlNNOa~M~~ uvw►wlst;ral¢~InRWAVft+~t►p+~.tsoo~ - ~OCd O farOregon my Conmissicr Expitew: 8TAT8 08 ORF,=, ; as . County of Waehinston I ' The r leqcoinjj Ustrurant wag ak-awled~ed before me this Az 4 ~ limy- of 1994 bb y Y~ { .J 8& c M"WA ] duoatioael I/1c . 2 8 00 11 tFitvlALaGAL . - .6 w0 aYy 1VC t0%'ff0gQA - 10N N EXPIMS WIt»HPa 6 E0TFIAeI( TE6 ty 147001 My Cotmniesion FScpirees Dsgc 2 - MH)40RWM OF cOMMICT ;Lj Sent by: CHICAGO TITLE 5036537853; 02113107:31PEA;]fiLEm #946; Page 5/5 1 - 0 I 6. LEGAL Q88CRIPTTON Cvmmaneing At a 1 1/4 inch square iron bar at the center of Section 34, Tovn,ship 1 South, Range 1 ;seat of the Willawtts Mmridian, iri the Oounty of Washington snd state of Oregon, and running thence North 002+12" Rust, 1,798.76 fact, more or le on, along Ira north-South centerlina of Said Section to 4 point on the centerline of scholls curry Road (Cowty-Road No. 348) Said point being the true p1206 of beginni,dg; thence tollowitig the centerline of Scholl, farsy Fwad 3forth 72023' Bast 167.63 feet to a point; thence due South . 439,70 feet to a yoint; thence due West 287.12 fast to a point; thence at right angled to 64%olle Berry Rood Oarth 176371 West 331.19 foot to a point on the centerline thereof 1 theacm following said centerline ;north 72023' Bast, 144.10 feet to a true point of boginaing. ExCB1'7 that portion conveyed to the state at oragonI by and through its Department of Transportation, Highway division, rccordad November 5, 1990, Fee No. 90-61074 rise corrected by flood recorded December 10, 1000, Bap No. 90-69157. Subject to the fallowing exoegtiona: 1, powers including power of aeseenazat of the unified. Sewerage Agency, Washington county. 2. The rights of the public in and to that portion of the 9 romisee harain described lying within the limits of outhweet 9cholls Ferry Road. 3. An easement created by inutrument including the terms and conditions thereof recorded December 18, 1875 in Book 3059, page 528, Records of Washington County. Oregon. a. Limited aaeeeca provisions contained in Deed loot recorded December 15, 1990, as Recorder's Fee 140. 90069257, and the eamemeAt described therein. S. The Treat Deed including the terms and provisions thereof. recorded November S, 1997, as Washington County Aecorder'a Fee No. 9701497, and rerecorded January 9, 1990 sa Washington County Rec«rdsr's Fee No. 98001145. SXFt3SIT A 1 w 0 0 Appendix Eleven 1 0 0 Muslim Educational Trust School ' Conditional Use Application Impact Study 1 General The plan for the Muslim Educational Trust Center provides for a two phase expansion of the existing school facilities. The MET Center currently serves approximately 50 students in preschool and grades 1 through 7. The first phase expansion consists of placing a nine classroom modular building with an ' approximate square footage of 8,200 square feet on the site to increase the capacity to 200 students. The existing school building will be retained with the first phase of the proposed expansion. The second phase of the proposed expansion of the Muslim Educational Trust school will provide classroom space in a new 28,000 sq. ft. building to increase enrollment to 300 students within grades K-12. Both the existing school building and the modular building would be removed with the second phase of expansion. ' School Impacts The Muslim Educational Trust school site is located within the boundaries of Tigard-Tualatin School District 23J. Since the intended use is a K-12 private school, the proposed use would not be anticipated to have any detrimental impacts ' upon public school enrollment for the public schools within the district whose attendance boundaries include the subject site. Park Impacts ' The Muslim Educational Trust school site is adjacent to the City of Tigard's Englewood Park. Englewood Park is primarily a landscaped greenway adjacent to Hiteon Creek. The park includes lawn, landscaping, a paved pedestrian and bicycle trail, and a play structure as well as the creek. The proposed expanded Muslim Educational Trust school will include its own play structure, uncovered play areas, some open lawn area, and a swimming pool, covered play area and gymnasium during the second phase of development. ' Because of the presence of these facilities on the school site, it is not anticipated that the school will regularly use the adjacent park except for occasional walks or stream-related field study activities. 0 • Noise Impacts As noted above, the school will provide a variety of indoor and outdoor recreational facilities for its students. With the planned first phase expansion, students will continue to use the same open play area and playground equipment as currently exist on the eastern portion of the site. Adult supervision will continue to be provided at all times that children are on the playground. The MET school will instruct the adult supervisors to discourage loud behaviour by the students in light of the comments which have been received from neighbors in the Springwood Gardens apartments to the south and east. The second phase of the school expansion has been designed to use the school building itself to serve as a sound barrier between the proposed open children's play area, the covered courtyard, and the parking lot so as to minimize noise travel to the adjacent apartments and other neighboring properties. The extensive site landscaping which has been proposed should help decrease noise travel from these active play areas towards the neighborhood to the west. The school building and proposed site landscaping should also serve as a partial noise barrier to reduce the noise impacts of traffic on Scholls Ferry Road upon the residents of the adjacent apartments. ' in addition, the preliminary building design does not include any windows on the eastern elevation of the gymnasium so as to minimize noise impacts from within the building upon the properties to the east. Traffic Impacts ' The Muslim Educational Trust school site is bordered by SW Scholls Ferry Road on the north. This roadway is classified as an arterial street on the City's Transportation Plan Map and is under Washington County jurisdiction. The roadway is fully improved adjacent to this site. No additional right-of-way ' dedication or street pavement width improvement should be necessary with the proposed redevelopment of this site. An Access Study was completed for the Muslim Educational Trust school expansion by Ejaz Khan, P.E. This report is included as Appendix Four. The study reviewed the intersection of SW Scholls Ferry Road at SW Conestoga and the proposed site ' driveway. The study found that the intersection currently operates at Level of Service B in the AM peak period and is within the tolerable traffic safety range of Washington County intersections. During the AM Peak Hour, 59 trips through this 1 intersection are expected to be generated by the school at its ultimate capacity; however 12 of those trips are considered to already occur with the school at its present size. The study found that with the additional projected trips generated by ' the proposed school at full enrollment, the Scholls Ferry Road/Conestoga 1 1 1 • • intersection will operate at Level of Service (LOS) C or better. This LOS estimate is within the acceptable LOS range. The Access Study concurs with the plan to relocate the site access driveway to align with SW Conestoga in order to improve traffic safety and overall traffic operations. In addition, the study recommends installation of a variety of measures to add a fourth leg of the existing Conestoga/Scholls Ferry intersection to include the proposed new school access driveway. No other additional off-site transportation improvements are warranted. Bike Lanes/Bike Paths There are already bike lanes provided on both sides of SW Scholls Ferry Road in the vicinity of the subject site, and bike paths in the adjacent Englewwod Park and the neighboring Fanno Creek greenway to the north of the site. It is not possible to accurately predict the increase in bicycle use which might be attributable to the proposed school expansion. However, since the existing bike lane and bike path facilities in the vicinity of the school site are relatively extensive, it is believed that these facilities should be able to adequately provided for any increased needs for bicycle facilities brought about by the proposed school expansion. Storm Drainage Hiteon Creek is located within Englewood Park adjacent to and southwest of the site. On-site storm drainage is proposed to be collected by a system of catch basins and private storm sewers and will be directed to a water quality and detention basin to be constructed on the southern portion of the site with the first phase of site development. Discharge from the water quality and detention basin to Hiteon Creek. The water quality and detention basin will be landscaped consistent with the Clean Water Service planting standards and will be enclosed by a 4-foot tall chain link fence. Appendix Nine is a Final Stormwater Drainage Report by Adnan Hadad, P.E. which provides storm drainage calculations for the site and the proposed system. The calculations demonstrate that the adjoining creek has adequate capacity to convey the additional storm drainage anticipated to be generated by the proposed school. Water Supply There is an existing 12-inch public water lines located within SW Scholls adjacent to the site. A water service is already provided to the existing building on the site. 1 1 1 t 1 1 1 1 1 1 The water meter for this service may need to be upgraded with construction of phase II. However, no additional public water line work is necessary with the proposed further development planned by MET. Please see Appendix Eight for calculations regarding water demand posed by the proposed site development. Sanitary Sewer There is an existing 15-inch public sanitary sewer line located adjacent to Hiteon Creek to the south of the site that is available to serve this site. The utility plan for the MET project indicates that a connection will be made to the sewer line for the proposed development; As shown in Appendix Eight, the proposed expanded MET school will contribute only approximately 3.42% of sanitary flow as compared to the capacity of the receiving sanitary sewer line. In addition, the peak period for sanitary sewer flows from the MET school will occur during weekday daytime hours whereas the peak periods for contributions from the residences also using this line are earlier in the morning and in the evening. It is therefore concluded that the existing 15-inch sanitary sewer line will have adequate capacity to handle the additional flow anticipated from the proposed expanded MET school use. 0 0 pfan Set 1 IACr Mr . lank: 1-- 03"X001 ' Wl9tttd ndi9r3lr 1 I 1 09/09/2001 Jr. i El 1 1°Y / o' 15' 30' 60' 1 i PROJECT MAP Date AAH u Designed z° AAH MET CENTER S Down w a: Choked By Dote TIGARD, OREGON OWNER Name: MUSLIM EDUCATIONAL TRUST Contact: Wajdi Said o Phone: (503) 228-3754 ; (503) 579-6621 - -6j Fax: (503) 228-1273 ° CIVIL ENGINEER 0 Name: Otak Incorporated r, Contact: Adnan Haddad, PE or Fares' Kekhia, PE Phone: 503 635-3618 Fax: 503 635-5395 G Dw GOVERNING JURISDICTION A0' ~INa Name: City of Tigard C) 0 N Contact: Brad Kilby r0 N Phone: (503) 639-4171 'd O Fax: (503) 684-7297 L>a WO SHEET INDEX O b C1-1 COVER SHEET M tw EX-10 EXISTING CONDITION .L O -4 EX-11 SITE DIMENSION PLAN PHASE I C[~ EX-12 PHASE I ELEVATIONS EX-20 SITE DIMENSION PLAN PHASE II EX-30 GRADING PLAN EX-31 UTILITY PLAN EX-32 LANDSCAPE PLAN EX-33 OFF SITE IMPROVEMENT PLAN EX-40 FIRST FLOOR PLAN EX-41 SECOND FLOOR PLAN EX-42 EAST & WEST ELEVATION GENERAL NOTES x 1. ALL WOW SNAIL BE IN CONFORMANCE W17N THE CURRENT NEOUIREYENTS AND EE-I swctrtrwRONS or THE CITY OF rIGIRO AND CLEAN WATER SERVICES z 2 ArTENfION EXCAVATORS OREGON LAW REQUIRES YOU TO FOLLOW RUES W ADOPTED BY THE OREGON UTILITY NOTIFICATION CENTER THOSE RUES ARE U SET FORrH IN OAR 957-001-0010 rwou I DAR 932-001-009a You MAY E.. 08rAIN COPIES OF THESE RULES FROM THE CENTER BY CALLING (503)232-IS87. W IF YOU HAVE ANY OLESTIONS ABOUT THE RUES YOU MAY CONTACT THE CALL W CENTER. YOU MUST NOTIFY THE CENTER AT LEAST 2 BUSINESS DAYS BUT NOT = MORE THAN 10 BUSINESS DAYS BEFORE COMMENCING AN EXGVAr16N. CALL 503-246-6699. yWj S INE LOCATION or EXISTING LNDEROROND UTILITIES SHOWN ON THE PLANS ARE ^ N APPROXIMATE CONTRACTOR SHALL DETERMINE EXACT LOCATIONS OF W LNDEROROLND UTIL I TIES AND M7ECT TKU FROM &A-MACE Dav iNv QAVSTRLCTtOL 0 O ~v U 4. A TOPOGRAPHIC RRVEY WAS PERFORKD BY 07AX INC ON A.NE 14, 2091. VERTICAL DATUM IS ASRWM OTAX MOMENT I I IS ELEVATION I00.00, S GRADING AND EROSION CONTROL sNALL BE PERFORMED PER SPECIFICATIONS , DETAILED ON SHEET EX-JO a Q IT SHALL BE THE RESPONSIBILITY O' THE CONTRACTOR TO LOCATE AND COORDINATE THE REMOVAL Or EXISTING UTILITIES OR ABANDLNMEHr or r UTILITIES (SEPTIC TANXs WATER WEUS POWER LINES, ETC). PER ClrY AND rr STATE REQUIREMENTS IF THEY ARE NOT TO REMA IAE ~y Incorporated 7. REMOVAL or EXISTN/G INTERIOR sTRUC7UIES FENCE$ VEGETATION, sERVIO: 17355 SW mode"EOM L INES (ABOVE AND INDERSROUm,L POLE; MISC. I TEMS NOT SHOW AND THE a Phcdc 1 OR 635-MB cONS7RLCrlaN AREA DEBRIS fLr~ ARE TO BE WOWED IN THE DEMOL ITION BID ITEM FAL SW B THE CONTRACTOR SHALL PROVIDE ALL WORK ILUUSTRATED ON THE DRAWING SET INaLOINc ALL INCIQENTAL WDeI RCWIRED TO LYIIf kErE THE PRO[Cr IN A z 103M MANNER ACCEPTABLE TO THE OWNER Z Na 03390-1 Q File No. a. C1-1 Sheet No. C-Pyrkm 9f101 0 VICINITY MAP cola t hsaree D3"X0at tm X400 1 1 1 1 • / i i ONDOMIMIUMS 10 iL SE % \ 11\ $ I ~I LAWN ~ ` ~ ~ . \ I BN81 ~ ~ L L---J tt\ m % PIT V I \c~~~\ 5t'tC101&tENICE •3Q't•,.E\ \ 132.23' (1'2.06)Record 154.6 (154.34)Record WETLAND BOUNDARY ELF PER FISHMAN 50' VEGEYATED CORRIDOR BOUNDARY ENVIRONMENTAL SERVICES. Found Sanitary ~ q, \ \ APARTMENTS Monhole c` \ S r~♦ l` rJ CLEAN WATER SERVICE` ` Sanitary Easement Found Sanitary Manhole LEGEND 09/09/2001 Date AAH ut Designed z AAH 0 v Drown s o: Checked By Date -DUG DENOTES UTILITY POLE NTTH DROP d o Q DENOTES UMM POLE . o a E - DENOTES UTIUTY POLE GUY ANCHOR m DENOTES LIGHT DENOTES UTDM POLE WITH LIGHT a OJB DENOTES HAND HOLE JUNCTION BOX d +T 10 ® DENOTES TRAFFIC SIGH& POLE Iz O DENOTES PEDESTRIAN SIGNAL ® DENOTES GAS METER MM DENOTES STORM DRAINAGE SIPHON CATCH MIN ® DENOTES ST(NIM DRAINAGE CATCH BASIN M w ow 0 SO CO DENOTES STORM DUN C7EAN OUT ce) M DENOTES WATER VALVE co 0 ( CQ DENOTES DEMUOUS TREE DENOTES EVERGREEN TREE W O A DENOTES SIGN DENOTES OIL TANK FILL HOLE X~ O - DENOTES FENCE U1 co CONC DENOTES CONCRETE O F AC DENOTES ASFhkT HVC DENOTES HEAT PUMP 0 DENOTES SURVEY MONUMENT AS NOTED TOTAL SITE AREA = 110,459 SQ•FT• = 2.54 ACRES W E'•1 W F LLl u v F 'k"1 R W F Incorporated 17755 51 Boone"Road take Oa94 OR BY895-5217 w7 pb m `505 855-3818 Ca FAY: 1503 895-5385 a z 16339 y Project No. For D339EXIO Re No. y EX-10 Sheet No. Cwpyocid mot 0 ENGLEWODD PARK ` `•y 3 / .GCE S~{gpE• ~ . . o p G~ r ka, / ~ / . SON r !oreac ME rw rv* GRASS DES AC t:! 16 L ° `f till [r .102-- `GRASS I i I I m ~•r0~ I e t l R rd r I m 1 uDi I SPRWGWOOD 1 1~' I >c I v l ' I I GARDENS APARTMENTS VOY'' GRASS < I~ I S t l ~ l HS tan I I c ¢ N-C y ( I rn I BRICK t- --v-- ? I Lr I ' i i ~z<ece . orport rl at N FRW ir- x j r Dr's t r m %.r AC y. _ I a 1, 1 ~44 r~rf 6- r 5?- ower le nw re 9,~ l'' r- -OAr i -13 ~ryer Ar 1CR Shed 30 130 II I:I r w °arirooI 0.7!9.190 R1797t1S7 nP'^ • 0' 15' 30' 60' 2 I _ I g / s ON THE GREEN / - CONDOMINIUMS O~ L 1 1 0 ENGLEWOOD PARK GUS 1 I r rye' f+- 4 2 I ~I Q~ r~ 1 1 1 1 1 1 tL E CURB RIM uc ELEV 1 1 78 11 11 f_~ C,- MKING ~ / .G~Ex• 5 , . AKC M GRASS pp,~ 16 / PL ANTE I I I I I i I N I ro I D IRA 30 1~D 11 67•C 43' ,f R POLE I 25 EXISTING DRIVEVAY TO BE I I CHANGED TO CONSTRUCTION t qS 1f USE ONLY DRIVEWAY. 6 ~y \ AC I 01 ZEC_ 1 ' ` • l q~. ~ I e l I r i' I D 1 nE I I GRASS I GARDENS ARTMENTS m X Y C to m I I I jC 41. F GRAVEL:,. :GRAVEL` J _ +J I r II ~ Q0 I 1 aEC ~ I BRICK! I I~~ !wPax j OE i wered ~omort 0\ I a l z AC S5 tid r~` r-ower le / I j I I I PU1P I t I Dryer E Ar TOUR Shed 41 7 LF BAGE ENCLOSURE 6' WOODEN WALLS AND BATE. ll J l0 l0 \ \p\°~e~ ! 75.10 67.2' 75.1 ~ I i .6'WIDE R1 ALL EXISTING BUILDING AND SITE IMPROVEMENTS ARE PROPOSED TO BE RETAINED WITH PNASE ONE DEVELOPMENT 09/09/2001 Dote AAH m Designed AAH z 0 a Drown 5 o:'Checked By Dote m a 0 U2 0o F~ CIO t, 0 +.1 U1 C.) r1 /V 00 0 0 WHO 0 b Inn mca ~OF W W U N ~ z z W W O ~yyIn.~r~ F Q a d Incorporated 17355 S11 B..0. Pap Raed U& Os q OR 91085-5217 Phone f508} 6m-5616 On PAC 1 1 635-5595 z 10339 Z Project No. D339EX-11 File No. EX-11 Q4 Sheet No. I I ~ I I LAWN I ~ I LL I GRADING PLAN if I1 la~'R is w_-- H'If 1\3 ~S WETLAND BOUNDARY PER FISHMAN 50' VEG ATED CORRIDOR BOUNDARY ENVIRONMENTAL , SERVICES. Found Sonitory~ \ GARDENS GWOOD APARTMENTS Manhole 0 rJ\g eoe♦ f \ 8 CLEAN WATER SERVICE ^ \ , -o D N -I -o s 01 01 (n 0 D r m 0 i u° 0 X M Z77 O 70 M r-- D O Z V) 0 A I z 2 L 0 c x IN _G PLANNING SUBMITTAL = x M. E. T. CENTER P P ITT C a x PHASE I ELEVATIONS I m ~ o w N ~ Y N `10 Y m ■ 0 DATE BY APPD. REIASiONS n f u Muslim Educational Trust s 10330 SW Scholls Ferry Road e ! Tigard, OR 97223 0 > 1 0 g ~ u.cok: aewky DJl9XD01 DJJ9.r90 D-UOX230 1 1 0 0 1 1 t i i /yoo PC~- , Side S491, 6n%17) 19 N n ij 35 1ST FLOOR: SCHOOL VIP NE~', 2ND FLOOR: LECTURE HALL p 35 9.75' x I6S) ' to MAIN ADMIN. COURTYARD NTRANCE 35' . J cli on k + 35 3 ` - 108 LF q O k G 21 BICYI h PARKING N N 0 k a a a° CHILDREN'S PLAY AREA 1 min I 1 SrAtt' 2~ I ~ i (9 x; t7 I i POOL J O cD 60 LF LOWING AREA GYM - ► J 48 LF 60 LF J 00 d 418 LF 1 I I I 20' AU MSnNG BMDOKS ARE TO BE I REMOVED WN RASE D DM011WW P OPEN SPACEI I r0j P . °kc\ \ TRASH ENCLOSURE 73 RETAINING WALL WITH WO AS WALLS SN GATE WETLAND BOUNDARY ~ PER FISHMAN 50' VEGNATED CORRIDOR BOUNDARY ENVIRONMENTAL , SERVICES. Found Sanitary \ \ \ Manhole \ So \ , S ~6 ~ r5e~•~~\ 8 CLEAN WATER SERVICE Sanitary Easement 09/09/2001 Date AAH u z Designed AAH O N Drown S o: Checked By Date m `a 0 0 rr ~ co Rr 0 +j y , C7 co ON roams W En 0 a z W U ~ a E' o a z W o~ W1 0~ b a F Incorporated IM 17355 57 Boma Parr Road We omw. OR 97015-5217 P6mc ((5W M-3619 PAC: (52 635-M Z 10339 Project No. z 03MEX20 z Pte No. EX-20 134 Sheet No. Cmnrnt 2091 0 a `r`~ 1 i . ~ CDRRIDiJR Bt1UNDARY A. iATED c's. \ 5D VCGE / \J C` tort J ~r~~~ , Ikk CLEAN Wp~R SERVICE j,~ SooitorY^t a a m W 4 O 0' S5' 30' 60' i EGENo _ EXISIAN CONT 1, COOUR - 205 X 5, CONYOUR FENCE PROP05E0 205 COMTOUR TREE TO BE REMOVED o H 4 rV" too 000 W ~o W H Z W U H4 a Wi, 4 H 1 tncorp°ret°d PaA Istt Qa 05~ (5¢1~ 05, V.59 y~ projK H ~N, Q-3 ':4:.455' L!K•4I a.w.a D339Xmt 0739.190 D339X230 D339X600 LIGHTING 1 i 0 132.23' Found Sanitary-/ Manhole I ~Ito m ~0 fp 4r. dt CLEAN WATER SERVICE p \ Sanitary 0' 15' 30' 60' PROPOSED UTILITIES S - S-- - SANITARY LINE 0 SANITARY MANHOLE SD STORM LINE • STORM MANHOLE STORM INLET Y - WATER LINE FIRE HYDRANT ASSEMBLY a WATER METER • WATER VALVE 6 WATER BLOW-OFF ASSEMBLY D STREET LIGHT ELECTRICAL LEGEND: POLE MOUNTED SINGLE LIGHT 150 WATTS WITH PRESSURE SODIUM, POLE HEIGHT 25 FT. POLE MOUNTED TWIN LIGHT 150 WATTS EACH WITH PRESSURE SODIUM, POLE HEIGHT 25 FT. 0 8 FOOT CANDLE PHOTOMETRIC CONTOUR TYPICL. GENERAL NOTES: 1. BUILDING PERIMETER LIGHTING TO BE ADDED DURING FINAL DESIGN. 2. LIGHTING WILL BE PHOTOCELL / TIME CONTROLLED. 09/09/2001 Date AAH ut Designed z 0 AAH Y Drown s W Checked By Dale m' W 0 0 ~a co ~ Lsr ~ Old co ~W~ WHO '0 0 ca Cl) OE" a H z W U Ey (ta a = ~F I ~ Q. d "E" Incorporated 1RC5 St Boom rem 6md 191oe tbXgo. D9 97035-52It ►7 Phmc (5091 635-3616 fn PAL (503) 695-5395 z 10339 Project No. z 0339EX31 Re No. p• EX-31 Sheet No. Cap7rTtal ED01 ~ • a\ N Of / / i X92' 154.69' (154.34)Record - - r= o' i 0 PLACE NEW STREET TREE F WHERE DRIVEWAY IS REMOVED. (EXISTING STREET TREES NOT SHOWN). EXISTING TREE GROVE NJ' m `l COURTYARD x312- N ~ W Z C% 1 A m m 132.23' WETLAND BOUNDARY PER FISHMAN ENVIRONMENTAL \ SERVICES. WATER QUALITY 6 DETENTION A II i iteWrttNCE 154,69' (154.34)Relq,0rC15'HIGH CHAIN LINK FENCE ` AROUND POND 50' VEGNATED CORRIDOR BOUNDARY LANDSCAPING LEGEND I EXISTING RED OAK 2 EXISTING SWEET GUM ,r 0 22 GINKO 'FAIRMOUNT' Ginko biloba 'Fairmount' Min. 1.5' caliper 17 SAWTOOTH OAK Ouercus ocutissima Min. 1.5' caliper 12 SHADEMASTER HONEY LOCUST Minimum 2' colipor Gleditsia triancarrthos 'Shademoster' Min. 1.5' caliper I RED SUNSET "`vvvrrr Rubrum Red Sunset Min. 1.5' caliper EXISTING CONIFER TREES 79 PHOTYNIA Photynia Fraseri O 15 EVERGREEN EUONYMUS Euonymus japonica EXISTING TREE GROVE 09/09/2001 Dale AAH rn Designed AAH z 0 v, Drown S o' L Checked By Date m 0 0 ca i~. 0 mCr3 ".4 CQ w o yob In V) 0 D CO) E o w z U Ey W W a N Z J WA E F a In a z 10339 y F Project No. • D339EX32 Z File No. EX-32 04 Sheet Na • MODIFIED PAVEMENT MARKING MODIFIED SIGNAL ARM 2A SjOP / NI / ~GEWp`K p ES~NG~~Opl ~E E C / 005µi fEEj MD tpll 4. DATr- 1 E F`TpGHEO 0 / . 'E M 0' 10' 20' 40' REVISIONS 7 O O Y~ O 1 J 1 t 1 -iOpSUa a « 10 I i i t ice/ r t fiA, p~ M~ DY7S D I i ODEC r DESIGNED BY. Qc DRAWN BY: EK BY: CHECKED BY: NEW SIGNAL POLE STANDARD WITH ILLUMINATION ~ \Uetw\ I & VIA& MAIN - ENTRANCE APPROVED BY: OATS PEDESTRIAN POLE STANDARD TO C::p N p P~ fT ~ti U WOE R~ , tiE S~tPF. R'~ CALL /i~~E~ i ~ l A , / ~MIN'1 iNO~ EX15S1NG . I ,0tg, i , 500.7 ~ REp~pC£ PGµ£v'~ SEE p LL- J In 00 SECTION B-I ADMIN. LL_ J O N EXts "fs / OpUB~ / i 120 LF 1ST FLOOR: SCHOOL 2ND FLOOR: LECTURE HALL COURTYARD 108 LF CHILDREN'S PLAY AREA J I' lI(D GYM 48 LF eJ ra a- ra PLAN ca.oou orte Baru Im m orm _ ana (owlq a. s wIle 10 r of 31e I/r ABCK w sr NOM COMYORVL OMEWAn II CWCOM%WL K - ovkm"w VKp vnA nW14010 p 0.w A SLu 0.M1aM +/r a r. ww. r c wn (ramlua a 1M"A a IOM M S14 K Im rr . lamn awe nw f*OEM n 0w~3ry Kmnm rd 0ruw 1Ar uoia 401c aol a Da n Ca'w6d a 9 a'/r A , r w3ow a(MvAxrM w4 m til Acc OI r o cw-c 01 ~ sw« sru wA,. or O•. ROW S' MIN, CONCRETE WALK CURS ~WI4T-0- CRUSHED ROC` -7 2% SLOPE TO STREET ROAD .s SEE NOTE S STERILIZE AND COMPACT SUDGRADE NOTEs COI= SLUM 1➢JA W TO CURB - RTNt CS-305 1. CONCRETE SHALL BE COMMERCIAL MI(, MM. COMPRESSIVE STRENGTH OF 3300 psi AT 28 DAYS. 2. PANELS TO BE 5 FEET LONG. 3. EXPANSION JOINTS TO BE PLACED AT SIDES OF DRIVEWAY APPROCHES, UTIUTY VAULTS, WHEELCHAIR RAMPS, AND AT SPACING NOT EXCEED 45 FEET. 4. FOR SIDEWALKS ADJACENT TO THE CURB AND POURED AT SAME TIME AS THE CURB. THE JOINT BETWEEN THEM SHALL BE A TROWELED JOINT WITH A MINIMUM 112- RADIUS. 5. SIDEWALK SNAIL HAVE A MINIMUM THICKNESS OF 6 ACHES IF MOUNTABLE CURB IS USED, OR IF SIDEA'ALK IS INTENDED AS PORTION OF DRIVEWAY. OTHERWISE SIDEWALK SHALL HAVE M1MMuM THICKNESS OF 4 INCHES. 6. DRAIN BLOCKOUTS IN CURBS SHALL BE EXTENDED TO BACK OF SIDEWALK WITH 3' OIA. PLASTIC PIPE AT 2% SLOPE. CONSTRUCTION JOINT TO BE PLACED OVER PIPE. I re° 1e31TP8 ° g osraoe (RAJ ~rF RDCriL W/JO/M MET CENTER EXPANSION I OFF SITE IMPROVEMENT PLAN - 27 1 DATE: 10/11/01 1 FILE: EX-33 SHEET 11 brawn by, Jason Kr►eq p~ppraved bu' M. "rash, Muslim ~du►catton Trust Center per; 10 10-01 5cal e: /g" 10550 5W 9145 Ferry FU t1gard, OR. 9122~ Architectural Plan first door ValueCAD r 1111111 In In IM IMMIIMMIMIIMIMIMIM IM 111111 11111 IM 1111- 0 0 0 ~NAR o~ z0 0 z 0 Muslim ~duicaticn trust Center brawn by: Jason Krieg Approved 6y: M, QUrai5111 10330 5W 545 Perm Rd, Date: 10-10-01 5cale:ValueCAD Tigard, OP., 97225 Architectural flan 5econd Floor ~X-41 m m m IM m m m m w m m m m m m m m IM m O z U 0 N O O z 14 281-011 41-011 241-0:1 31-011 0 Muslim Eduication frost Center nraorn by; Ja%n Krieg Approved 6q: M. Ouraishi 10330 5W 5hdl5 term pd. ✓ate: 10-10-01 5cal e, I" - N EX-42 Valme ` ttgard, 01?, 91225 Architectural Flan East & West devotion