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MMD2004-00016 MMD2004 00016 ALBERTA RIDER ELEMENTARY SCHOOL CITY OF TIGARD October 12, 2004 OREGON Tigard —Tualatin School District 23J Attn: Stephen Poage 6960 SW Sandburg Street Tigard, OR 97023-8039 RE: Minor Modification Request, Case File No. MMD2004-00016 Dear Mr. Poage: This letter is in response to your request for a Minor Modification (MMD2004-00016) of the original Conditional Use approval (CUP2003-00012). You have requested to alter the site plan in order to accommodate the "F" Street extension along the western edge of the site. The project is located on the south side of SW Bull Mountain Road, east of SW 133`� Avenue; WCTM 2S109AC, Tax Lot 2100 and 2S109AD, Tax Lot 1300. An important consideration in this request is that the original approval anticipated the possibility of "F" Street being extended through the site. This is reflected in the conditions of approval from the Hearing Officer's final order: 12.Right-of-way shall be dedicated to the Public for at least a cul de sac termination of the "F" Street stub on the site as approved by the City. The applicant's Public Facility Improvement permit construction drawings shall indicate that improvements, including at least traffic control devices, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, street trees, streetlights and underground utilities shall be installed to complete a permanent termination of F Street as a cul de sac on the site. Improvements shall be designed and constructed to local street standards. This condition shall not preclude and expressly authorizes dedication and improvement of an extension of "F" Street from the south edqe of the site alonq the west edge of the site to the east-west public access road fo dimensions and standards approved bv the Citv." (emphasis added). In that regard, the modification request is not for the placement of Street "F°, since that was already allowed by the original decision, but rather the reorientation of the building, and relocation of various elements of the site plan in order to accommodate what has already been authorized in the conditional use approval. 13125 SW Hall Blvd., Tigord, OR 97223 (503) 639-4171 TDD (503)684-2772 Page 1 of 3 Analvsis of Modification Request: Section 18.330.020 of the Tigard Development Code Conditional Use Review Section, states; "if the requested modification meets any of the major modification criteria, that the request shall be reviewed as a new Conditional Use application." 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 prior uses approved for this site include an elementary school and a utility structure (water resenioir). These uses are not proposed to be changed. 2. A 10% increase in dwelling unit density; There are no increases to dwelling units as part of this application. It is noted that the existing Alberta Rider living trust will continue to be utilized as a residence until a subsequent change of use is proposed, and reviewed accordingly. Staff further acknowledges the area shown for potential future residential lots in the southeast portion of the property. This was shown on the initial Conditional Use Application, and creation of these lots will be reviewed through a future subdivision review process. 3. A change in the type and/or location of access ways and parking areas where off-site traffic would be affected; Since the "F" Street extension was already allowed, this does not represent a change from the original approval. The general traffic circulation is affected by this street connection; however the access ways to the bus drop off/loading and parking areas remain unchanged in type and their location does not affect off-site traffic. In reaching this conclusion, staff notes that access was previously obtained from a cul de sac bulb on the school's east west access road. F Street extended this cul de sac southward to ultimately connect to Summit Ridge. By shifting the throat of the bus and parking accesses further down the road, off site traffic is unimpacted, and may be benefited by the longer queuing length between SW 133`d and the school's entry. The other access onto Bull Mountain Road will remain the same type and in the same location as previously approved. The requirement to close the easterly driveway from Mrs. Alberta Rider's residence, as noted in Condition 13, is still pertinent. 4. An increase in the floor area proposed for non-residential use by more than 10% where previously specified; The prior approval was for a 67,000 square foot school, the revised plans for the school will likewise be 67,000 square feet. No increase in floor area will result from this modification. 5. A reduction of more than 10% of the area reserved for common open space and/or usable open space; The amount of open space will remain the same as was approved. 6. A reduction of specified setback requirements by more than 20%; The school building is being shifted to accommodate the proposed street, and will continue to provide the 20 foot setbacks required by the specific conditional use provisions. Page 2 of 3 7. An elimination of project amenities by more than 10% where previously specified provided such as: (a) Recreational facilities; The same recreational facilities are being provided, namely the basketball court, soccer field, and outdoor play areas. (b) Screening; or Screening will continue to be required unless, as provided for in the conditions of the original approval, abutting neighbors sign a waiver to not place the required screening for each particular lot. (c) Landscaping provisions; and The application proposed 28.7% landscaped area. This was reduced by the approval that allowed F Street to be extended. The amount of landscaping provided on the remainder of the site will remain the same. 8. A 10% increase in the approved density; The proposed modification request does not involve �esidential development, therefore, no increase to density is involved in the request. Finally, staff includes the information contained in the Minor Modification application request to supplement these findings, as pertaining to conformance with other relevant requirements of the development code. THIS REQUEST HAS BEEN APPROVED. PLEASE SUBMIT A COPY OF THIS LETTER WITH YOUR BUSINESS LICENSE TAX APPLICATION. This request is determined to be a minor modification to an existing site. 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 detrimentai, 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. 2428. Sincerely, �. Morgan Tracy Associate Planner C: MMD2004-00016 Land Use file CUP2003-00012 Land Use file i:\curpinlmorgan\workspaceUnmd�mmd2004-00016(alberta rider school).doc Page 3 of 3 Sep 13 04 06: 53a Murphy 5039681674 p. 2 � �CEIVEC� MINOR M4DIFICATIQN F P `' '� 2004 �" TYPE I APPLICATION CITY OF TIGARD 13125 SW HallBlvd., Trgard, OR 97223 (503) 639-4171 FAX: (503) 6&4-7297 ��RD '�1MFI�Rthtr-; GENERAL INFORMATION r/� l I Property AIddress/Location(s): jjf�" �ju�� i�ou.1.T�i� �a4d, FOR STAFF USE ONLY ��s� ot Sw (33"`�• See Gu p tab3-Dav�Z ,.,i;�D I(v Tax Map&Tax Lot#(s): 25 I O g ac.d L 10o qr�d _ � � �L� c-- LS/OR ADDi�00 GaseNo. s : N/1 �OC� -��' Site Size: �Q.�i At�eS Other Case No.(s): Cl,lt�a W.3 ' APplicant*: 2iQQ�-�' Tua�ctf'ih �c�,aol � iSfric'� Receipt No.: ��-r;:� ` �U � �- Address: G960 SW Sah bu�-q St ApplicationAccepted By: � . �c�.c,-. City/State: Ti c�ard 1 Q 2 Zip; q 7 t�3 Date: �? "•—' ' � Primary Contact� SfeA er� Phone: SU3 - Y3l� �(003 F�: S�3 •`��f� �{al7 Date Determined Complete: Property OwnerlDeed Holder{s)'': (Attach Ilst If more than one) Rev.7l1/04 i:\curptn�mastersuevised�minormod•mst Sctwte us a bo Y� Address: Phone: City/State: Zip: REQUIRED SUBMITTAL ELEMENTS (Note: applicaEions wiil,pg�be accepted * When #he owner and the applicant are different people, the applicant withoutthe required submlttal elements) must be the purchaser of record ar 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 p�ovided on the back of this � qppiication Form form or submit a written authorization with this application. ❑ Owner's Signature/Written Authorization PROPOSAL SUMMARY ❑ Title Transfer Instrument or Deed The owners of record of the subject property reQuest permission for a Minor M�diflcatlon. To review a modification as a Minor ❑ Site Development Plan (3 copies) Modification, the Director must fi�st find that the expansion does not invoke one or more of the 11 criteria discussed wfthin Section ❑ Site/Plot Pian (reduced 8Yi'X 11") 18.120.070(B) of the Tigard Development Cade. !f the modification � Applicant's Statement(3 copies} exceeds the maximum allowed under any one or more of the follawing criteria, a Major Modification review is requi�ed. Major (Addressing Criteria Under Section 18.36Q.050(8) Modificatians are processed in the same manner as a new Site � Filing Fee $461.00 Development Revlew. In a separate letter, ptease address the cr,ter�a below centained !n Ssction 18.360.050(B) inc!+!ding a detailed ��risdiction: ❑ City ❑ U�� response to each criteria. _ I. M Inaeue in dwelling unit densityr or!ot corenge far residen6al derelopment. In add'Itloft, #he Director mu5t f►nd that the I. A change in the roGo or number oi different types o(dwelling uaits. propO5ed change Complies with the underlying 3. A change that requires ldditional on-site parking in accordance with (hapter 18.165. standards of the applicable zoning district. To 4. A chinge in the type oi commernal or industrial stntctures as defined br the Uniform Building(ode. CoI7tpIBt2 this YeVIeW, the ApplicanYs proposal S. M inveue in the height a(the 6milding(s) br mare th�n IO'/�. must include a discussion indic2ting haw the 6. A dunge in the qpe �nd lacauon of accessw�s and parking ueu whe�e off•site tn(fic wauld be site expansion will continue to comply with the affeaed. minimum setback, building height, parlcing land T. M inaeue in vehicu�ar tn�c to �nd from ehe site and inaeue can he expected to exceed 100 landscaping standards. Other applicable vehides per d�y. requirements such as minimum Clear Vision 8. M inueue in the ftoor are� proposed for a non•residential use by more than 10°/a exduding areas near driveways and street Intersections expan�ian: under 5,000 square teec. may also be applicable depending on where 9. A reduaion in the are� reserved for common open space and/or �tsible open space that reduces the tt�e buflding expansion is proposed to be open spue area below the minimum required 6r this code or reduas the open spice irea br mare constructed o[1 fhe site. than ten percen� 10. A reductian of project amenitia (rcaeational iaalities, sveening, md/or, landsraping pravisians) below the minimum estaElished by this code or hp mare than 10%wiiere spedfied in the site plm. I I. A modi(icatian to the rnndirians impased at the qme o(Site Derelopment Review approval that �re not the subject ef friteria I through 10 abore. Sep 13 04 06: 53a Murphy 5039681674 p. 3 . . , APPLICANTS: To consider an applicat(on complete, you wilt need to submit A�L of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements"box. (Detailed 5ubmiftal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.} THE APPLICANT(S)SHALi.CERTIFY THAT: • The above re4uest does not violate anv deed restrlctlons that may be attached to or Imposed uaon the suhiect aronerEv. • If the application is granted, lhe appficant will exercise the rights granted in accordance with the terms and subject to all the conditions and fimitations of the approval. . All of the above statements and the statements in the plot plar., at#achments, and exhibi!s!ransmitted herew+th, are true; and the applicants so acknowledge that any permit issued, based on this application, and 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 Ehe subject property. DATED this day of ]�D(/E�'l��L 2 ,20� Owne�'s Signat � Owner's Signature � Owner's Signature Owner's Signa4ure 10/08/2004 16: 03 5032940827 EEA ARCHITECTS PAGE 01/03 TRANSM ITTAL. - EEA ARCHiTECTS P.C. 1230 5W FIRS7 AVENUE,SUITE 300 ■� PORTLAND,OREGON 97204-3236 � 503.223.6963/FAX 5�3,294.0827 r0� Darrin Barnard October 8, 2004 TTSD Alberta Rider Principal 6960 SW Sandburg Street Tigard, OR 97223�8039 cc: Art Rutkin (503) 590-4038, Rick Rainone, Mat SCheidegger(503)684-7297, Ricardo Becriil FROM: Sean K. Scott X FAXEQ, 3 PAGES/ FAX N0,:503 431 4047 MAILED MESSENGERED SUSJECT� Alberta Fiicler Eiementary COPIES: D�SCRIPTI�N 1 Study 1 — Busses on West side af sidewalk axis. 1 Study 2 — Busses on East side of sidwalk axis. COMMENTS: 1. Grading is not a factor in comparing Study 1 8� Study 2. 2. 5ee Study 1 & Study Z for pros&Cons for each scheme. 3. On Study 1, the line of sight is 220' south, from silting in a car on site ready to exit the parking lot. 4 ARE Stud 2 i5 a#best a wash with ueue len ths, if not worse than ARE Stud 1. See table below. STATI5TICS Bus Queue Car Queue Parkin 4Citchen L�oadin ARE Stud 1 $ BUSSES, 355' 400' 79 S4' AR� Stud 2 8 BUSS�S, 365' 2a8' 70 47' TE5 7 BUSSES, 280' 285' 89 62' BYROM 6 BUSSES,250' 4Da' 69 91' STU�Y 9: PROS 1, 8 busses accommodated. 2. Drive Spacing increased and not an issue with agencies or tr2ffic engineer. 3. Future growth possible to North for cars, cantinuing to separate busses and cars. 4, Car drop length increased by 235' = 13 additional car queue at the same time. 5_ Kitchen loading works, Semi truck can park out of traffic flaw. 6. S#udy 1 only can be used with bus on either west or east sides. STUDY 1: CONS 1. Bus queue lertgth is 'i 0' shorter. 2. Bus Ioading is 10' wide on 5outh edge. 3. After bus drop, parents wili have ta re�enter 5treet J, then go in parking. STUDY 2: PROS 1, Driveway spacing is further apart. 2. 3-lane car entry/exit could be applied to either study. 3, Bus queue fength is 10' fonger without ADA infractions. STUDY 2: CONS 1. Busses di�orced from Kindergarten area. 2. Car drop does not work. �uant'tty is'Far below expected requirements. Stacking will occur onto J stree�t. 3. Busses and cars are mixed in traffic, as not all parents will use car drop that is inadequately small. 4_ Kitchen loading does not work. Semi-truck{oading space is removed for bus queue length to work. 5_ Bus queue length can't expand in future without relocating kitchen and mul6-purpose. 6. 7ype I CUP modrfication re-application will be required for another 2 week review. 7. Additional redesign during bid period is required. S. 6us tum radius issue at north end. 10/08/2004 16:03 5032940827 EEA ARCHITECTS PAGE 02/03 i ' f � _ .� _ , � p j� _ � �. / � a fr- �, / p � \ � �,. �• �i! \� � � �,;° ��t�' :: � >> a Q T a Q �„��.�''�,� � \ \\1 f�`/y ..�... I �py�,, \\\\ �.�.I Q`. � 1\ ,/ ` � � \� � � 4 ' � ' b 4 b 4i � a � � � � � � � � � �` :` � � i ` d � � � 3` \\ ��° .r _ ,..,,. � ,,,_. � p... _ ,,.,.,- .r �..,,,,,.� �� _ �. � � L r � . >- \� ,�� .- - - nj � . - - �,. - - - .��\, N "-�. \ � .. � . , ,..� � - :; ; , �. � � , �i \ \ , , \ �\ , � \ \ - � 1 � 1 . \ \ \ � 1 ' ` \ f _ � � � � . ` y _ .� � a o o c �� \ -�� , . � 10/08/2004 16:03 5032940827 EEA ARCHITECTS PAGE 03/03 a . ,J � �f" �J / � �. ' I I � �4 _ � � S � w� � � I ` �.r o` '� �\\ (,.f P _�,,._ \(, ��!!�r r�� f _' -i " � I i \`�,,r..• °Y) _.,..._ , �\ ,3� � Q � � � �\ I_��`IX`!�� — �._.. —�� I I "' .`��J� � a.. a�� f.:. °q►. \ �J�`� � � � � - - � � � � a 4 — ;, a � � � a _�� —---�.� � � � � � � � � . �a� i� il �`'"0�� / �_ ta a / . i �� ^ � re � � � t� 4 b i 3� 1a � ` � i � — — — — — " � L�E � � , � . � , ❑ � b �� \ � \ �"_� � . �_ � cn: � \ � � a � � . ` \\ 4 \ � \ � /� r , � � _ - � � � � � � - , � � � � �� • \ \ 0 O G C �� `�. _� '\ \ • � \ ♦�♦ LD MURPHY &. ASSOCIATES � l,a�z�l Use Yla��t�2inq a�t�t 1)��i�clop�7te�tt Scrv�ces September 22, 2004 ,�� Morgan Tracy >EP 2, 3 2004 Department of Community Development �l'Y OF TIGARD City of Tigard �"=��E�'�►t�+� 13125 SW Hall Blvd. Tigard,Oregon 97223 RE: Alberta Rider Elementary School -- Minor Modification of Conditional Use Permit Dear Mr. Morgan: On behalf of the Tigard-Tualatin School District, I am submitting three copies of an application for a minor modification to the Conditional Use Permit for Alberta Rider Elementary School. The Hearings Officer approved the CUP for the elementary school on August 10, 2004 (CUP 2Q03-OOd12). This modification provides for the extension of"F" Street between the proposed "F" Street stub in the Summit Ridge subdivision and the proposed "West Access Street" connecting the Alberta Rider Elementary School property to SW 133`d Avenue. Please let me know if you need anything else. Thanks Morgan. Sin y, Ed Murphy, CP cc. Rick Rainone, Cornerstone Construction Management Dick Eslick/Sean Scott,Ellis, Eslick Associates/Architects P.C. Stephen Poage,Tigazd-Tualatin School District 9H75 ��' �'7ur�tock St. 'I'igar��, Oregon 97zz4 /Phvne So3. 6zq.46ss /Ce�lular 503. 3�4.0677 /Fax So3. g68.i674 �}�r .��!;E{ �. 1 �- Tsgard-1Lalatin School Distrid z3J Larry Hibbard Administration Center 696o Sw Sandburg Sereet Tigard,Oregon 9�z23 � 503•431-4000•fax 503-431-4a47 � www,ttsd.kl2.or.us p1,p!'tl 22,2(Ml4 Dick Bcwcrsdoit�,Director Planning I)ep�rhnent City of Tibard i;i125 SW Hal1 Bivd. Ti�ard.UF�7223 RF.: Ti�ard-Tualatin Schoo! Distr;ct Trust Accrrunt Dr;ar Mr. Bcwcrsdoif. Please add Mr. Fd Murphy c�f Fd Mu��hy and Astioci�tec tc�die lict c�f individual� uuthori�,ed hy Ti�ard-Tualltin 5choal District to obtain permits for the Albei�ta Rider Project from the City a��d �ign for relate�i ci�sts frum lhe District Tru�l llccoun�. � Sinccr�ly, � � / Stephen Poa�c 1.)i►-ector of Capit�tl Proic;cts c: Rick Rainon�,CCMI C'r-aig M�rkus,CCMI '��y; � � . � � • • ?�; . . � . � • N: ��•�,��-�� w,� �� : , � � . � :;� r ��,� ,��°�s�'�`� �"�'�'.��' ".:#��'-' � �� 3 � � �� ,��a�i�r�`'�n* � �$€ ."-+a .e�-s:�.<.rw` se.,� ��'�"i-�..9i:F+,��'�r^ ;,,. • _. -' .y ' . .'�_.. �.� �� <^-:` �' 'i'' . ' ...T • `,1 ,. �.� ...� �::, . . � � � � � ks;c' �� • C,� u�-. � .' +� � • �� H � � � � ' -� ,�� ,��.�" � �" � ��{�'��w��.s� �,�'�. tt�v � �r x i r 3�'� -s u�.,-=-^�� C�. s �c,�t�,�.,�.�.,.��.em- �,"�..:e;.: i� ��„ s�.�• :,y h j �s� P 4e i'�,.F. �`<$ � � � � I . F P t . �' �:a._�+t.A .-_.e . ;: � c F:, • � � .. . +-3.6'$ .a� �+�'�"vV}/ —W ,F1 -' • Y?f�3�9'�•�i,�j'i��+�,,�`^ •' �,k' i' � �,-,,'Yr-:t. .�.,�r. ,�:s ��'�,�t� • i ;+ �� y� �.`�-�`�'.��'� ',!�. .a��tC-#'`�'i��f ��Dh .,��1n1,�.- - ,��''�c��,�,�` "�u �a.�3+x°e�--.-G� as�-y�+�-�'�; ,,,,�*...,,.,.� .- u i"v �r,� .�z'�F �:.r� �,.-.. q� ...::. ...:,.,: ..r �,,: ��:.' � �� p� r �' t r .i�� r � ¢"`•,�� '�t r t :� .c �:. �;ti. � r K.�- �� . a 1" Z,� �''��.4��'7�'��u'��t � y�Y.. ��'3�'`.'�P 4 +� � ^ .v.�'8"�ittiBeaiY�'� ��:��I:iU1131:�i » >��4 � _ � � � . . . . . . . . �� . - � � ' Alberta Elementary School/City Reservoir CUP • ' � • Project Name: Alberta Rider Elementary School and City Water Reservoir Property Description: 2S109ACO2100 and 2S109AD01300 Location: Bult Mountain Road, east of SW 133rd Parcel size: 10.71 acres Applicant: Tigard-Tualatin School District 23] 6960 SW Sandburg Street Tigard, Oregon 97223 Attention: Stephen Poage Telephone 503-431-4003 Fax 503-431-4047 Property Owner: Same ApplicanCs Representatives: Project Manager Rick Rainone, Senior Project Manager Land Use Planner Cornerstone Construction Ed Murphy Management Ed Murphy &Associates 5410 SW Macadam Avenue, Suite 9875 SW Murdock St. 250 Tigard, Oregon 97224 Portland, Oregon 97210 Telephone 503-624-4625 Telephone 503-295-0108 Landscape Design Architect Harold Beighley Dick Eslick or Sean Scott Beighley &Associates Ellis, Eslick Associates/Architects 12840 NW Cornell Road p,C, , Portland, Oregon 97229 1230 SW First Avenue, Suite 300 Telephone 503-643-4796 Portland, Oregon 97204-3236 Telephone 503-223-6963 Arborist David Halstead Civil Engineer Halstead's Arboriculture Len Schelsky or Pat Tortora Consultants, Inc. Westlake Consultants P.O. Box 1182 15115 SW Sequoia Parkway, Tualatin, Oregon 97062 Suite 150 Telephone 503-245-1383 Tigard, Oregon 97005-4862 Telephone 503-684-0652 Traffic Engineer Wayne Kittelson or Brian Dunn Kittelson &Associates, Inc. 610 SW Alder, Suite 700 Portland, Oregon 97205 Telephone 503-228-5230 edmurphy&associates/ttsd/albrider/typelminom►od/9/22/04 1 ' Alberta Elementu.y SchooUCity Reservoir CUP . • • On August 10, 2004 the Tigard Hearings Officer approved the Tigard-Tualatin School District's application for a Conditional Use Permit and related variances and adjustments. � On August 24, 2004 Venture Properties appealed the Hearing Officer's decision. Venture Properties, among other things, thought that the Hearings Officer erred in granting a variance to the connectivity requirements of the Development Code, more specifically in not requiring the School District to build a north-south street across the school property. • On September 10, 2004, the School District and Venture Properties settled the issue, and Venture Properties withdrew its appeal. • The settlement included a provision that a north-south street would be built across the property. In order to accommodate that street, the site design had to be modified. The School District seeks to modify its approved site plan in order to accommodate a north-south street across the property, connecting the stub of �F' Street in the Summit Ridge subdivision with the proposed West Access Road. The Hearings Officer allowed for such a street connection in condition #12 of his Final Order. The modifications to the site plan are minor in nature, and the site plan is substantially the same as the one approved by the Hearings O�cer. • The school building is the same shape and size; • The plan still has one ball field; � • Pedestrian access routes are still provided from all directions; • The city water reservoir is still on the site, and still underground; • The number of parking spaces is the same; • An emergency only access to Bull Mountain Road is still provided; • No additional trees will be removed. This application does not trigger any of the factors that would make it a "major modification" to a Conditional Use Permit, as will be demonstrated in this application. Because the changes are minor in nature, and because the Hearings Officer allowed for the potential of this street in his decision, the District seeks approval of the modified design through a Type I process. edmurphy&associates/ttsd/albrider/typelminormod/9/22/04 2 � ' Alberta Elementary School/City Reservoir CUP � ' ' • • ' ' • ' • � • � ' • The most significant change is the addition of a right-of-way and street along the west property line. The street will be a three-quarters width street, with a 41-foot wide right-of-way and a 24-foot wide paved area. The improvements will include a sidewalk and street trees along the east side of the street. The right-of-way will be dedicated to the City up to the property tine, but the street improvement will be kept back five feet to avoid damage to the trees along the property line or otherwise impacting the adjoining properties. The building is the same size and in roughly the same location, except that it is turned on its axis counter-clockwise in order to accommodate the street. There is still one ball field below the school building. There are still two pedestrian walkways from Bull Mountain Road, and one from `H' Street (or what will be called Greenfield Drive). Pedestrians will still be able to access the site from the south along 'F' Street, and from the west along the West Access Road. The reservoir is still on the site, and still buried below ground, but it will be moved to the northeast corner of the site instead of the southeast corner. The storm water quality feature will still be in roughly the same location. The District still plans to sell about one-half acre along the future H Street for residential development, as it is not a usefut portion of the site for school purposes. The ►ife estate area, and the grove of trees surrounding the Alberta Rider home, will not be affected by the redesign. The design of the parking lot and bus loading-unloading areas are a little different, but the bus traffic and auto traffic is still separated, the drop-ofF area is much the same, and the parking lot will still provide the same number of parking spaces. The proposed changes will have only a minor impact to police, fire or other emergency services. The entire site will be still be accessible to emergency vehicles from three different entry points -�one to the south, one to the west and one to the north. Emergency vehicles will still be able to access all sides of the school, and the playground and play �eld. The changes noted above are shown on the six plan sheets attached as Exhibit 'A', and particularly Sheet A2.0. Other plan sheets that were part of the Conditional Use Permit application are being modified to reflect the conditions of approval and the settlement agreement with Venture Properties, but the attached sheets provide sufficient information for the City to approve this application for a minor modifications to the approved CUP. edmurphy&associates/ttsd/albridedtypeLninormod/9/22/04 3 � ' Alberta Elementary Schoo!/City Reservoir CUP . . � � • � � Chapter 18.330 of the Tigard Development Code (hereinafter "Code") contains the standards and procedures under which a conditional use may be permitted. Section 18.330.020 contains the approval standards, which are as follows: 18.330.020.B Major modification of auuroved or existina condition �• 2. The director shall deterrr�ine that a major modification(s) has resulted if one or more of the changes listed below have been proposed: a. A change in land use; RESPONSE - The proposed land use is exactly the same. The site is proposed for an elementary school with a parking lot and ball field, a city water reservoir, a life estate, and about one-half acre for future residential use. b. A 10% increase in dwelling unit density; RESPONSE: There are no dwelling units proposed as a part of this site plan. There is a possibility of some of the property in the southeast corner being sold for what would most likely be four residential lots, but this was proposed in the approved site plan. c. A change in the type and/or location of access ways and parking areas where off-site traffic would be affected; RESPONSE: The primary access to the school, West Access Street, will still be the primary access for parents and children on schoot busses. A street built along the western boundary of the school site may affect the Summit Ridge trafFic, but will have minimum effect on traffic on SW 133�d and on Bull Mountain Road from what was already projected in the traffic analysis submitted with the Conditional Use Permit application. That is, it was expected that traffic from Summit Ridge would use SW 133�d, but through a more direct route. The amount of tra�c at the intersection of Bull Mountain Road and SW 133�d should not be significantly different. The Hearings OfFicer anticipated the possibility of 'F' Street, and specifically allowed for the extension of `F' Street in Condition #12 of his Final Order. That condition reads as follows: "This condition sha/l not preclude and expressly authorizes dedication and improvement of "F: Street from the south edge of the edmurphy&associates/ttsd/albridedtypelminormod/9/22/04 [} � Alberta Elementary Schoo!/City Reservoir CUP site a/ong the west edge of the site to the east-west public access road to dimensions and standards approved by the City':1 The school itself is the same size building, planned for the same number of teachers, support staff and students, so no on-site or off-site increase in school- related traffic will occur. The parking area is in the same general location. The types and locations of �la�tall of the accessways are basically the same, with the exception that "F" Street will be connected between the Summit Ridge subdivision and West Access Road. d. An increase in the floor area proposed for non- residential use by more than 10% where previously specified; RESPONSE: The floor area will remain the same. e. A reduction of more than 10% of the area reserved for common open space and/or usable open space; RESPONSE: The amount of open space will remain the same. More specifically, the significant wooded area surrounding Mrs. Alberta Rider's home will still be protected. f. A reduction in the specified setback requirements by more than 20%; RESPONSE: The specified setbacks wi{I not be reduced by more than 20%, and will still exceed the minimum setback requirements for schools. ' CUP 2003-00012,Final Order,page 26. edmurphy&associates/ttsd/albrider/typclminonnod/9/22/04 5 ` A16erta Elementary Schoal/Ciry Reservoir CUP . . � • • � ' � ' The following comments address only those Code requirements where the new site plan is slightly different than the approved site plan. The proposed elementary school improvements are in compliance with all of the applicable requirements of R-7 zone. Following is a summary of how the proposed school and site comply with the zoning district regulations. Minimum building setbacks: The setback requirements ordinarily applicable in the R-7 zone are superceded by Section 18.330.050.B.8 of the Development Code. The school will exceed those minimum setback requirements. Since the school faces SW Bull Mountain Road, the north side of the building is the front. The yard setbacks will be: ♦ Front yard setback -- 300' min feet (minimum 30 feet required) ♦ West side yard setback -- 50' feet (minimum 20 feet required). ♦ East side yard setback -- 50' feet (minimum 20 feet required) ♦ Rear yard setback -- 58' at South feet (minimum 30 feet required). Streets: The school will be served by a new 32-foot wide city street connecting from SW 133rd Avenue to the school, and by "F' Street connecting from the Summit Ridge subdivision to the south. Bull Mountain Road will be improved to city or county standards. Pedestrian and handicapped accessibility: Pedestrian accessibility to the elementary school will be from the west access street, which will have sidewalks on both sides. It will also be provided via,a concrete walkway along the east side of `F" Street; along the east driveway connection to Bull Mountain Road; between Bull Mountain Road and the west access street cul-de-sac; and between the east side of the school and the subdivision to the east (Arbor Summit). Pedestrians will still be able to access the school from all directions. The pathway to the entrance of the school from the accessible parking spaces will meet ADA standards. Handicapped parking: The proposed site plan calls for 87 parking spaces. Out of those, three will be handicapped accessible (with one of those van accessible), as per the accessibility standards set forth in the State of Oregon Uniform Building Code. Four parking spaces will be designated for carpool parking. (The approved plan has 85 parking spaces). Bicycle parking: The Code requires six spaces per classroom. Since there are 31 classrooms, the Code requires 186 bicycle spaces. Based on actual experience, only about 44 bicycles parking spaces are needed. The District edmurphy&associates/ttsd/alhrider/typeIminormod/9/22/04 6 � Alberta Elementary School/City Reservoir CUP applied for and was granted an adjustment to the minimum number of required bicycle parking spaces. Parking lot landscaping. The parking area will still exceed the City standard of one parking lot tree per seven parking spaces. Since the parking lot is now sited next to a public roadway ("F" Street), screening from the street is required. and is shown on the landscape plan, Exhibit 'A', Sheet L2.4. The Coast Redwoods in the island created by the bus turnaround, the Chanticlear Pear trees in the entry walkway, and the Autumn Purple Ash in the parking lot islands provide good screening. The distance between the street and the parking lot provides additional screening. Buffering and Screening: No bufFering is required. Screening will be provided as required by the Hearings Officer decision, and as shown on the attached site plan. (Screening in most cases is provided by installing a 5-foot high, chain link fence with slats2. See Exhibit �A', Sheet A2.0). Vehicular parking. For an elementary school, two parking spaces per classroom are required. The proposed school has 31 standard Classrooms, therefore a minimum of 62 off-street parking spaces is required, and a maximum of 108 is allowed. The proposed Site Plan shows 87 parking spaces. The design of the new parking lot meets the regulations of this Chapter in terms of landscaping, lighting, drainage, width of access aisles, and dimensions of the parking spaces. The parking spaces, as shown on the plan, meet the dimensional standards and aisle width standards, and the landscaping and lighting standards. Of the 85 parking spaces, 4 are required to be '�accessible", and 4 are reserved for car pools. The site plan shows that the four spaces that are closest to the front door are designated accessible parking spaces. The four carpool spaces are conveniently located just north of the accessible spaces. For loading and unloading passengers (18.765.040.C), the plan proposes a circular driveway where school busses°can queue for loading children. Parents picking up or unloading children will be directed to do so using the parking lot to the east of the bus parking area to minimize conflict with the bus loading/unloading areas. 2 Unless abutting property owners forgo the screening,as per Condition#33 of the CUP approval. edmurphy&associates/ttsd/albrider/typeIminormod/9/22/04 7 � Alberta Elementary School/City Reservoir CUP • � • • � • • • • ' None of the conditions of approval imposed by the Hearings Officer for the Conditional Use Permit (CUP 2003-00012) need to be changed as a result of this minor modification. They are alf still appropriate and pertinent to the revised site plan. Condition #12 left open the possibility of a through street access, specifically in the last sentence, which expressly authorizes dedication and improvement of"F: Street. But that condition also states that "right-of-way shall be dedicated to the Public for at least (underline added) a cul de sac termination of the "F" street stub on the site as approved by the City." It goes on to describe the street improvement requirements. This condition can easily and properly be interpreted to apply to the extension of"F" Street through the property. edmurphy&associates/ttsd/albriderhypelminormod/9/22/04 $ � Alberta Elementary School/City Reservoir CUP e • The revisions to the site plan are minor in nature, and the revised site plan is still in conformance with the Tigard Development Code except where variances or adjustments were approved by the Hearings O�cer. The revisions fall under the category of minor modifications to a Conditional Use Permit, and can be permitted by City staff under a Type I procedure. The minor modifications do no require any changes to the conditions of approval imposed by the Hearings Officer on the Alberta Rider Elementary School Condition Use Permit. edmurphy&associates/ttsd/albrider/typelminormod/9/22/04 9 . � \�\ i «i m► � {i . �1 \\ t a.� ��a�.rr � L� '� -\� I �� ,�/ � � � �� I .� �. \� ` �\ � n- n ° � �; II ' �� ` � 0 �. � � . �� .�� ; � •{{ -- �� /�� -- ' ¢ � � I ■ � \ `� �.Q�l)iYr . -�` � r�.��.�_.__.� o'`Yei 3 � � an _ +T�.-a� ' �°;:� "� 1 - -,� � � �i�.�-� /� / '"� � _�° e y�� I�'�\ `\� I'V j �, ;I ,'� � � �--_ � SfTE PLAN - ENLARC�ED � -=� Z �� A � \ �� A2.0 I•..p'-O' �.I •��.��.��.�� 'I.- O' \\ `_ `_` . . ' ■ ■ ■ ■ ■ � �I • . 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F - irw Stakw � :�.°'"�'�,a��s'd`° �,a..� r��. »_..�a-�v VALVE KEY � > ,,�(y, ma R.w►.e) "." � �� g .t,•` . in.tir mer Ha... ti ioo vs�. /Y7 F lY..Mr -Fram owa To FYat CONTROL VALV6 ND. /S ES 3S /S 6S 6}' 7S BS 8S f07 fIT 1P7 € t �ot irr.gy�.i ISOLATI�N / GATE VAL V E DETAIL �py,ys� � ��» 01qp"'°�"T°"'-YeOy��°-101 C.P.Y. 96 b9 96 YO 43 43 J4 27 96 36 19 9s ■ ■ . ' e��i A�w di�Pm 7ayT �VC VITH APPR�VAU • Y u nnnP wq'e J � �� J�'�°i'u�"�� CONTROL YAL7 81ZL 1.6 1.6 1.6 1.0 f.6 1.5 1.5 }.0 f.b f.6 f.6 f.5 � 3 T!rs B4 ww � �� r� �rt.w�.e� � 19T IIT f6T fB7'f7T/BT 19T EOS I/T 2YT ESS Y rtn rv. CONTRpL YALVB N0. rnmw a�vc •��: ... eaaani sa,uke..M � 1��-� Y xx�o r� C.P.Y. 98 98 IB J6 36 36 Yf Y7 19 8B 3B r.�c.s svan r . v. � 2-1/Y 9GS 9ML VKK sca�l wdi�!Bettan m�m �,�y�ny��v�� CONTROL YALYB SIZB f.b f.5 1.5 J.5 1.6 1.5 f.0 I.0 1.6 I.6 1.6 rne rsmt ear�ea uoer xe-ie SCNEMA�f1C BOOSTER PUMP ASSEMBLY me t nwz.a.�iaassn � " '"'"°""°�"°""" ` y "`.a��"" -'""`"•""` "'� DESIGN CRITERIA S�i RooWol On UntlM�xEM Sell. IIY rm n1 stnD�4 BEST-PAKS lu cl1Mi nw�y*�va Tq •TNE DSSlGN OP THd IRRfG�flON SYSTBY IS BdSBD ON Ib P.S.l. O TXd E" s�. STU6 OUT. IRTB B003TBR PAYP-80 P.S.L O 76 C.P.Y. Z �� '�r �� 9ff��""""`"`""' GENERAL NOTES nwrti rao'o.2ae/zao rmgs io POLY FLEX RISER DETAIL IB00 SERIES OILY -wsY��sa�eo caanr ��wna orrK-s+ms n,wtwc srw+ "" ww��awn�wi xow ro soosme �G%NERAL CON77UL7'OR IS RSSPoNSIBL6 lOR R6QUIRSD SLBSVIXG SNOIIN �'.C ON SITB PLtN. LANOSGPS CONSRILT7R M VSRIl7'I?B G6N. CONTR. �ra L �k a'T ounn LOCATION Of dLG scaavss aaroxs sreizrnrc IIOFS � •fRR1CAT10N HFADS M B6 fldLD�YJNfYUY Ol'fY'AIIY FROY dLL f cau+r • dXTERIOR IIAILS. - 1. B�B S10IX lul'BE wB5nN7ED IM7H OOM7NIER STOqf pF(WAL CItAGE •R�INBIRD S6RfBS BODIES 7Y1 BE/iB06-SAY-PRS. YP ROTA79RS ON 2. CdfTANQi$TOCX Y1Y�$I6511TJ1[p w�B�B 57oq(a �L mME f8f2-SdY-PRS BODfdS. S v�wi��m�K v��cpso�y NTM• n�,rpup��pY S7ooC .INSTALL YILV6 BOX6S P8RP6NDICULR TO IIILLS. IIALl6 IND CURBS. �/19 ZE0.1 190E EDI➢ON. M�R • /! , 9 E 1. All 1REL^SIIMl BE BRAXp1m. WLGII ML PlAN1MC BED$M1H J'WN.LA�F.R Oi�E�1m IMCN. ,- . N TE EK11T Oi A qSCRmNlCY BEMEH i1p5 W7Fq,��u571HC up nE �_ •lNSTALL PlPINC IN SAYd TRdNCH IHSN PYlSSIBLd. Drt�Mws�7�rt Diux�cs sH�u co`Ra+7NE Purrr�EaES Aw OuµTl[S REa �� •INSTALL XSdDS P6RPdNOICUlAR TO SLOPBS O/FIMSX GRdDd. �. N 71E T a axsnoH aa uac a aiuer ow puw WoSriwE °� ��Ww 1D •PIAC6 TIO(2) VILVSS IN SAY6 YALYE BOX AAb'X POSSI9L6. - CONIRAC70R 5 70 CNL LWDSCME�rtpnTEt7 g6ppC vreoe�+c. PUMP PAD DETAIL •rNSnu.�esans reusN IITH TOP OP IALLS, AALBS AND CURHS. 6 lM�SCAPE COI/IRACfOR IS i0 NOTih�1NDSCNE ARCMIEGT PIlOR I�L 1 QA R WO Q11ML 9�F 7o NSrAW�nOM OF pI.WT YAiFRIk�cnt�9oE UP. Mis •lNSTALL H61DS A YfN. OF 1' dIIY PROY IAL�S d CURBS. G. r�waT RnNr urauT,�5 r�aiwm o n1 ttdnc�np�crnER�CE pA71EAN. �,,�,K�� •Ix6RS p.C.V.ARd'sNalx IWICa1/T 7'0 CONTROL VALVE, lN3TALL!N vALVd ��TM 6�� BOR I►!TH CON7ROL iALVd. /l(YJ VALVES OCCUR!N SdYd IR6A USB ELLIS E3LICK - �_•�W...�.+�� ,rureo raraR eor pso-�os. A3SOCIATEB ��"��'O1 tl1°�a pP�""� •PROVIDd OIINSR IIITH THE�'OLLOIINC dQUfPLdNT, A'ADOITION 7Y/ AXAT -TM+� !S SXDIIN ON TX6 DRAIINCS AND SPlCIFISD(`QUIP. iTl BB LBfT IX ARCHITECTS P.C. CON7ROL VALVE & BOX DETAIL co�ousx a�e'rJ: � (f] VAL{�d OP67LflON XLT AND YILYE BOI%EY we��nN�.�,.woo f J LOCd GP%E'Y venwHt aww�atsos (1)QUlCS-COUPL7NC YALY3 lCdY A7'X HOSE SIJVSL .� soai raa-�wa �.:�mos�sa�-oes� �� rww er�[ mrr rvi►svuu u s�ac�v � sv�c.urt r.vc umu�ws imo �rtTncru m�s rawarsrwexo aeno . � ar�nc.�s m�ns�an Y ADJUSTABLE RISER DETAIL Romu Mis DAi[: SEOTEMBEP 200a b .pB MU.: 0208.D0 � p1AN71 BY: AYM � a+ecrtn ar: Hse � NFYI90M8� � � �� A M��w�� FIE:WJbR0�9 OJ60 DETAIL SHEET ocr� 3y"u � � n5i ; ��: L 5 . 1 a ,a zo w c�?sa UJI L1I LV�-� a�r.v� .......�� .��_' __.. ...._.._.—_ . _ �P�2�-?�4 07:58 FROP9�HALSTEt71 280RI . ...503-675-0826 T0:��- ��7 E X H I B I T �B� ♦ • HALSTEAD'S �R BOR i�U L�'UR E "Spedattsts In the cers end preservaron ot n+ser' COI�l�Ut�TANTS, INC_ k� Oevld Halstead,Consultant,8.5. PhilfiD NfiitCW�b,COnwkEnt P,O.Bax 1182�'IL31etin,OR 97Q62 � (SO3)�s•t38� v 5eptiemher 20, 2004 M Ellis Eslick ASSOCiatas/Anchitects P. C. ATTN.� Mr. Sean Scott 1230�fN First Avenue Suioe#3�0 Portland,OR 9T204-S238 � ' Reference: 7ree Assesament Repart '� LoC��: AlbBrt RideF Eletner►t�Sehv01 5ubject: Site Pfan Review w;° I ha�re revi�wed thQ Sita Plan,"Albect-Ridec Elementac�'dated Septembec 2004, and verbiage r�egarding the"Tree Protecdon Not�es'and approve both as designed and nvted. � � : Sincerely, � � Davld Halstead BS CA ' {� . � 1 � Emeilt hac�aplrllona_tarr� www.hal5teadsarporioulture.COm