MMD2003-00014 TEOOHOS
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August 27, 2003 CITY OF TIGARD
OREGON
Cornerstone Construction Management
Attn: Bryan O'doherty
5410 SW Macadam Ave., Suite 250
Portland, OR 97239
Dear Mr. O'doherty:
This letter is in response to your request for Minor Modification (MMD2003-00014) approval to locate a
modular classroom on the high school site to compensate for lost classroom space during construction
next spring. The site is located at 16300 SW 92nd Avenue, and is described as WCTM 2S114AA-0100.
The Tigard Community Development Code, Conditional Use Section, requires a new Conditional Use
application if the requested modification meets any of the major modification criteria.
Section 18.330.020.B.2 states that the Director shall determine that a major modification(s) has resulted if
one (1) or more of the changes listed below have been proposed:
1. A change in land use;
The applicant is not proposing a change in land use.
2. A 10% increase in dwelling unit density;
There are no dwelling units associated with this project. This criterion is not applicable.
3. A change in the type and/or location of access ways and parking areas where off-site traffic
would be affected;
The proposal is to locate a modular classroom on the back side of the school. The proposed
location would not affect access ways or parking areas. This criterion is satisfied.
4. An increase in the floor area proposed for non-residential use by more than 10% where
previously specified;
According to Conditional Use Permit 91-00007, the floor area of the school including portable
classrooms is 292,000 square feet with completion of the second phase. This portable is 1,680
square feet in size. This constitutes less than a 1% increase in floor area for this site. This criterion
is satisfied.
5. A reduction of more than 10% of the area reserved for common open space and/or usable
open space;
The site is over 43 acres in size, and according to the available site history, there is approximately
1,582,910 square feed in open space or common open space. A 1,640 square foot encroachment
will not reduce this area by more than 10%. This criterion is satisfied.
6. A reduction of specified setback requirements by more than 20%;
The location of the proposed addition is interior to the project site and will not reduce any of the
specified setbacks for schools in residential areas. This criterion is satisfied.
13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD(503)684-2772 Page 1 of 7
I $
7. 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
This proposal would not eliminate any of the project amenities.
8. A 10% increase in the approved density;
Density is not a consideration of this project, as there are no dwelling units associated with the use.
This criterion is not applicable.
THIS REQUEST HAS BEEN APPROVED AS PROPOSED. PLEASE SUBMIT A COPY OF THIS
LETTER WITH YOUR PROPOSED MODIFICATIONS TO THE BUILDING DEPARTMENT.
This request is determined to be a minor modification to an existing Conditional Use approval (CUP91-
00007). The Director's designee has determined that the proposed minor modification of this existing site
will continue to promote the general welfare of the City and will not be significantly detrimental, nor injurious
to surrounding properties provided that, development which occurs after this decision complies with all
applicable local, state, and federal laws.
If you need additional information or have any questions, please feel free to call me at
(503) 639-4171 ext. 2434.
Sincerely,
Brad Kilby, AICP
Associate Planner
c: 2003 Planning Correspondence file
CUP91-00007 Land use file
Page 2 of 2
APPLICANT
MATERIALS
AMOR MODIFICATION
Aar TI TYPE I APPLICATION
CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297
GENERAL INFORMATION
Property Address/Location(s): 9000 S'A) DURHAM RD.
TtC4ALD oR.. 912.24
Tax Map & Tax Lot#(s): ZS 1W 14AA Ii 100 FOR STAFF USE ONLY
Site Size: // 9O/, 221 SQUA-E peer Case No.(s): M NI D .07003-Do o 14
Applicant*: CO' : .Ale co L. . Ls. ., ,„,,_ _ Other Case No.(s):
Address: S¢/D SW NfoteotP4.14 ,4(e.SU/TE LSD Receipt No.: < 003 —3-74,q
City/State: P7R.7j q,y..a [,die OA/ Zip: .57.72z 9 Application Accepted By: C. Cc ,...e '
Primary Contact: £tlL1#N O'(xy '7ZZTY Date: E3 _ai -o3
Phone: 5-03 - Z95--0/06 Fax: -2.,95--1 gig
Property Owner/Deed Holder(s)*: (Attach list if more than one) Date Determined Complete:
71(71 a MO- !T1iAcA N aileoL D/s77ei er Rev.2/28/2003 i:\curpin\masters\revised\minormod.mst
Address: 69604u/S9Na8u124 R.0. Phone:431 -9000
City/State: 774AR0 02t4AN Zip: 77223
REQUIRED SUBMITTAL ELEMENTS
When the owner and the applicant are different people, the applicant (Note: applications will not be accepted
must be the purchaser of record or a lessee in possession with written without the required submittal elements)
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. [' Application Form
PROPOSAL SUMMARY El/ Owner's Signature/Written Authorization
The owners of record of the subject property request permission for a d Title Transfer Instrument or Deed
Minor Modification. To review a modification as a Minor
Modification, the Director must first find that the expansion does not d Site Development Plan (3 copies)
invoke one or more of the 11 criteria discussed within Section
18.120.070(B) of the Tigard Development Code. If the modification 2' Site/Plot Plan (reduced 8'10"x 11")
exceeds the maximum allowed under any one or more of the
following criteria, a Major Modification review is required. Major Applicant's Statement (3 copies)
Modifications are processed in the same manner as a new Site (Addressing Criteria Under Section 18.360.050(B)
Development Review. In a separate letter, please address the
criteria below contained in Section 18.360.050(B) including a detailed Filing Fee $
response to each criteria. NyGi-``'
Jurisdiction: ❑ City ❑ Urb
I. An Increase in dwelling unit density or lot coverage for residential development.
2. A change in the ratio or number of different types of dwelling units.
3. A change that requires additional on-site parking in accordance with Chapter 18.765. In addition, the Director must find that the
4. A change in the type of commercial or industrial structures as defined by the Uniform Building Code. proposed change complies with the underlying
5. An increase in the height of the building(s) by more than 20%. standards of the applicable zoning district. To
6. A change in the type and location of accessways and parking areas where off-site traffic would be complete this review, the Applicant's proposal
affected. must include a discussion indicating how the
1. An increase in vehicular traffic to and from the site and increase can be expected to exceed 100 site expansion will continue to comply with the
vehicles per day. minimum setback, building height, parking land
8. An increase in the floor area proposed for a non-residential use by more than 10% excluding landscaping standards. Other applicable
expansions under 5,000 square feet. requirements such as minimum Clear Vision
9. A reduction in the area reserved for common open space and/or usable open space that reduces the areas near driveways and street intersections
open space area below the minimum required by this code or reduces the open space area by more may also be applicable depending on where
than ten percent. the building expansion is proposed to be
10. A reduction of project amenities (recreational facilities, screening, and/or, landscaping provisions) below constructed on the site.
the minimum established by this code or by more than 10% where specified in the site plan.
I I. A modification to the conditions imposed at the time of Site Development Review approval that are not
the subject of Criteria 1 through 10 above.
,
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 I bl 141-- day of Alia V , 20 C 3
Owner's Si nature Owne Signature
Owner's i to Owner's Signature
08/20.03 WED 15:55 FAX 503 431 4047 TIGARD TUALATIN SCHOOLS ■■-• Cornerstone IQ002
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Application for Minor Modification (Type I)
Tigard High School Portable 2003
Beginning in the spring of 2004, Tigard High School will undergo a major
renovation, which will affect many of the classrooms in the main building. Because of the
extent of the project, construction will have to occur while students are attending classes.
In order to compensate for the temporary loss of several classrooms in the main structure,
the district would like to install a two-classroom modular structure.
The proposed location for the modular structure is in an oak grove on the far side
of the East Parking lot. This location was chosen for several reasons. The buildings
proposed location sets it several hundred feet from the nearest road(Durham Ave.)and
behind the large Swimming Pool Structure. In addition the oak trees provide ample
screening, making the structure barely noticeable from the street. The building will be
approximately 14 feet high, a one storey structure, and will be approximately 80 feet
from the next nearest structure. Because of the buildings location on the site there will be
no obstruction to Clear Vision areas near driveways and street intersections.
1. An increase in dwelling unit density or lot coverage for residential
development: Because it is not a residential development this criteria is not
applicable.
2. A change in the ratio or number of different types of dwelling units: This
modification would add one two-classroom modular building. The site of Tigard
High School currently has several structures, including the Main Building, three
semi-permanent classroom pods connected to the main structure by covered
walkways, one temporary two-classroom modular, an auditorium connected to the
main structure by covered walkway, an indoor swimming pool building, a
maintenance shed, as well as other out-buildings.
3. A change that requires additional on-site parking in accordance with
Chapter 18.765: Chapter 18.765 requires that Senior High Schools provide one
parking space for every 5 students/staff. Tigard High School currently has a
student/staff to parking ratio of approximately 4:1. The proposed portable will not
increase the number of students/staff on site as it is meant to serve students and
staff who are displaced from the main building during the construction phase of
the 2004 Tigard High School Renovation.
4. A Change in the type of commercial or industrial structures as defined by the
Uniform Building Code: This site is for Educational use and there are no
Commercial or Industrial structures.
5. An increase in the height of the building(s) by more than 20%: The proposed
portable will not increase the height of the building.
6. A change in the type and location of access ways and parking areas where
off-site traffic would be effected: The proposed portable does not affect any
access ways or off-site traffic.
7. An increase in vehicular traffic to and from the site and increase can be
expected to exceed 100 vehicles per day: There will be no increase in traffic to
and from the site as a result of the proposed portable.
8. An increase in the floor area proposed for a non-residential use by more than
10% excluding expansions under 5000 square feet: The proposed portable will
add 1680 Square Feet for educational use to the site.
9. A reduction in the area reserved for common open space and/or usable open
space that reduces the open space area below the minimum required by this
code or reduces the open space area by more than 10%: The proposed
location of the portable is not specifically reserved for common or open space. It
is not part of a sports field or courtyard and so is not considered a usable open
space. The proposed portable would reduce the open space area of the site by less
than one half of one percent.
10. A reduction of project amenities (recreational facilities,screening, and/or
landscaping provisions) below the minimum established by the code or by
more than 10% where specified in the site plan: The proposed portable will not
affect existing amenities. The portable will be positioned in order to have the least
possible impact on the site and existing landscape features. (i.e. no trees will be
removed,no perceivable impact on existing parking etc.)
11.A modification to the conditions imposed at the time of Site Development
Review approval that are not the subject of Criteria 1 through 10 above: No
such modification is required.