Loading...
MMD2007-00017 OMINIIYd Sf111 TOOHDS HOIH WIVOIl LJ000LOOZGJ'\TJ'\T City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 June 20, 2007 Mr. Roy Burling, CFO T I G A R D Tigard-Tualatin School District 6960 SW Sandburg St. Tigard, OR 97223 RE: Tigard High School Bus Parking Modification to a Conditional Use,Case File No. MMD2007-00017 Dear Mr. Burling: This letter is in response to your request for a Minor Modification (MMD2007-00017) of the approved site development plans (CUP2004-00001). The site is located at 9000 SW Durham Road, WCTM 25114_ A, Tax Lot 100. The original approval in 2004 was for portable classrooms and a 72,316 square foot addition. You have requested a Minor Modification to remove the portable classrooms and park school district buses on existing paved areas. No changes to access or impervious surfaces are proposed. Bus parking is permitted as an accessory use at Tigard High School for a time period of no longer than three years. Analysis 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 a public high school. These use is not proposed to be changed. 2. A 10% increase in dwelling unit density; The site is not developed with a residential use; therefore 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 buses will utilize an existing access from SW Durham Road. The buses will be parked in an existing parking lot adjacent to the soccer field and swim center; therefore off-site traffic will not be affected. 4. An increase in the floor area proposed for non-residential use by more than 10%where previously specified; No additional floor area is proposed. Existing portable classrooms will be removed thereby reducing the floor area. 5. A reduction of more than 10% of the area reserved for common open space and/or usable open space; The buses will be parked within an existing parking lot. No reduction of common/usable open space is proposed. 6. A reduction of specified setback requirements by more than 20%; Because the proposed change does not involve any new structures, the setback requirements for schools found in the Conditional Use Page 1 of 2 Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 . section of the Tigard Development Code does not apply. However a 200 foot setback from property lines of residential uses is required for bus parking. An aerial photo provided by the applicant (Exhibit 3) shows that this requirement will be met. 7. An elimination of project amenities by more than 10% where previously specified provided such as: (a) Recreational facilities; (b) Screening;or (c)Landscaping provisions; The bus parking area is an existing parking lot adjacent to the soccer field, the swim center, and a commercial development. No changes are proposed to any on-site recreational facilities. The applicant is not proposing any changes to screening or landscaping provisions that were previously approved under the Conditional Use (CUPO2004-00001). 8. A 1O% increase in the approved density; The proposed modification request does not involve residential development;therefore,no increase to density is involved in the request. 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 detrimental,or injurious to surrounding properties,provided that development which occurs after this decision complies with all applicable local, state, and federal laws and the condition below: PRIOR TO THE ISSUANCE OF. SITE AND/OR BUILDING PERMITS, THE FOLLOWING CONDITION SHALL BE SATISFIED:, (T he staff contact shall be Cheryl Caines in the Planning Division'(503)639417L) ♦ Submit a letter to the City of Tigard Planning Division stating the date buses will begin parking at the Tigard High School site. This request for Minor Modification approval is hereby granted. . - "' . . If you need additional information or have any questions,please feel free to call me at(503) 639-4171 ext. 2437. Sincerely, Cheryl Caines Assistant Planner c: Ed Murphy,AICP Page 2 of 2 ' PR&APP.}MID BY: CITY OF TIGARD PLANNING DIVISION . ,ri , LAND USE PERMIT APPLICATION 'ui lkk City of Tigard Permit Center 13125 SW Flail Bhd, Tigarr1 OR 97223; o Phone 503.639.4171 Fax:503.598.1960 Y��� 00? File# Mr(,{ 001- 0a)/7 Other Case# a//1/0 � Imo,' � Date `r%QO7 By `a' Receipt# L7as-og/ Fee. 45-69't` Date Complete (/57 07 TYPE OF PERMIT YOU ARE APPLYING FOR ❑Adjustment/Variance (I or II) ❑Minor Land Partition(II) ❑Zone Change (III) ❑ Comprehensive Plan Amendment(IV) ❑Planned Development(III) ❑Zone Change Annexation(IV) © Conditional Use(III) Mknch- Mod . ❑Sensitive Lands Review(I,II or III) ❑Zone Ordinance Amendment(IV) ❑Historic Overlay(II or III) ❑Site Development Review(II) ❑Home Occupation(II) ❑Subdivision(II or III) LOCATION WHERE PROPOSED ACIIVITY WILL OCCUR(Addnss it available) 5 600 Su) 1�WANGsti RocAd, TPep✓d TAX MAPS&TAX LOT NC6. ZS INAA0o1oo TOTAL SITE SIZE ZONING CLASSIFICATION y3-66 etc R- 41, APPLICANT** c r d4i t 5-�OG( bfrct Z . , 4TT N g. / eu ' CFO MAILING ADD si��TTE PHONE No%4 C `5`J SG rld b U rl st. T�'9 a ed , OR 97Z2 3 FAX NO. s0 3—y31- 1005 . 5-03-Y31 - yotri PRIMARY CONTAOrPERSON PHONE NO. 1Ec( Mgr phy 503- 62,4-y62s PROPERTY OWNER/DEED HOLDER(Attach list if more than one) .5a MC AS Ct�of/� MAILING ATEJZIP • Scify. a5 Grille PHONE-NO. FAX NO. 5401G G5 abddPi N1e GS G([Jolt *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 owners must sign this application in the space provided on the back of this forn or submit a written authorization with this application. PROPOSALSUMMARY(Please be sped&) A/ � � a 4 I / . / a fort-, /: f? ' •e i v Ii CO- 'a r'i s. 5- goof 4v td_p ,vee C?,) ,/.eoir'S APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS A DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. is\curpin\masters\land use applications\land use permit app.doc THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All 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, map 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(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. 6/y/TOOT Owner's Si ture Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature - Date CITY OF TIGARD, OREGON MINOR MODIFICATION OF A CONDITIONAL USE PERMIT TIGARD HIGH SCHOOL 01 ,,,,_*1.4k~ a — . 1 ,,,,7„,—er. 44,0itik 0 A Pr 4" — w p 4 a 10 N - 1# IS 41 - )011144,0i11.4111k I Si 111Mr e": .;,,ti, PREPARED FOR : TIGARD-TUALATIN SCHOOL DISTRICT PREPARED BY : Ed Murphy & Associates JUNE 4, 2007 ♦�♦ 1_ MURPHY & ASSOC_ATES Land Use Planning and Development Services June 5, 2007 Dick Bewersdorff, Planning Manager Department of Community Development City of Tigard 13125 SW Hall Blvd. Tigard, Oregon 97223 RE: Bus Parking at Tigard High School -- Minor Modification of Conditional Use Permit Dear Mr. Bewersdorff: 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 Tigard High School to allow the District to park school buses on the property. This is a Minor Modification to CUP #2004- 00001, and a follow-up to the Text Amendment application, DCA2006-00007, approved recently by the City Council (Ordinance #07-05). This request is to allow parking of school buses for up to three years at the Tigard High School site. The buses will be parked in the area behind (south of) the swim center, over 200 feet away from the nearest property zoned residential, on existing pavement. We respectfully request that you approve this application. Please let me know if you need anything else. Thanks Dick. Since ly, Ed Murphy, AI cc. Roy Burling, Chief Financial Officer, Tigard-Tualatin School District Kelly Hossaini, Attorney, Miller Nash LLP 9875 SW Murdock St. Tigard, Oregon 97224 /Phone 503. 624.4625 /Cellular 503. 314.0677 /Fax 503. 968.1674 • KEY INFORMATION Project Name: Tigard High School Minor modification of an'existing conditional use to allow bus parking Property Description: 2S114AA00100 Location: 9000 SW Durham Road Parcel size: Approximately 43.65 acres Zoning: R-4.5 Applicant: Tigard-Tualatin School District 233 Attention: Roy Burling, Chief Financial Officer 6960 SW Sandburg Street Tigard, Oregon 97223 Telephone 503-431-4003 Fax: 503-431-4047 Property Owner: Same Applicants Representatives: Ed Murphy, AICP Ed Murphy & Associates 9875 SW Murdock St. Tigard, OR 97224 Telephone 503-624-4625 Fax 503-968-1674 SUMMARY The Tigard-Tualatin School District (District) intends to park school buses at Tigard High School, which is now a use permitted on high school sites as an accessory use under Chapter 18.510 of the Tigard Development Code, providing that a modification to the existing Conditional Use Permit is granted. The District is not proposing to alter the driveway entrances, create additional impervious parking surface, or park the buses on this site for longer than three years. Therefore, the application is a Minor Modification to the Conditional Use Permit under Section 18.330.020 of the Development Code. ttsd/minorrnodapp/busparkingl6/04!07 BACKGROUND INFORMATION History: The property is made up of one tax lot, a 43.65-acre parcel with frontage on SW Durham Road on the north side, SW 85th Avenue on the east side and SW 92"d Avenue on the west side. (Please refer to the Tax Assessor's map, Exhibit '1'). The site slopes slightly from north to south, and from west to east. The school has been in this location since it was built in 1953. It was expanded over the years with a series of conditional use permits, including CUP #2004-00001 for the last major upgrade in 2004. The District recently applied for a Development Code Text Amendment (DCA2006- 00007), which was approved by the City Council on April 10, 2007 (Ordinance #07- 05). That amendment allows bus parking at public high schools with certain restrictions. The District parked buses at Tigard High School prior to the remodel of the High School in 2004. If fact, the buses were moved to another location on a temporary basis to make room for four small modular buildings or temporary classrooms. The intention now is to move the buses back to high school site, in the same location in which they were parked for approximately 10 years prior to early 2004. Adjacent uses. The property is zoned R-4.5, as is the surrounding neighborhood. The property is bordered by single-family homes on the west, north and south sides, and industrial uses on the east side. Description of Proposal. The District seeks approval of this minor modification to the approved Conditional Use Permit (CUP) in order to park school buses on the Tigard High School site for up to three years. Chapter 18.510 of the Development Code (specifically Table 18.510.1) stipulates that the parking has to be located at least 200 feet from the nearest property line of any surrounding property zoned residential. See Exhibit '2' for an illustration of the impact of the 200' buffer area on the high school site. The general location proposed for bus parking is south of the Swim Center, where the modular buildings are now located, as shown in Exhibit '3'. In fact, this photograph was taken prior to 2004, and shows the parked school buses next to the soccer field. They were moved from this site to make way for four new portable classroom buildings, which are shown on the high school site plan, Exhibit '4' as "new port." The existing conditions of the proposed site are shown on Exhibit '5', photographs taken of the property in May 2007. IMPACT ANALYSIS Chapter 18.390.040.8.2.e Impact Analysis: No improvements to the transportation, drainage, parks, water, and sewer systems are necessary to serve this use. Environmental: There are no sensitive lands that will be impacted by the proposed use, i.e. wetlands, steep slopes, floodplains, or wildlife habitats. No trees will be removed for the bus parking. ttsd/minormodapp/busparking/6/04/07 2 Transportation System: There are no significant impacts to the transportation system as a result of this proposed development. Access to the school will not be changed. No improvements to the transportation system are necessary to meet City standards or to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. Parking: The existing parking is over the minimum required amount of off-street parking (403 spaces required; 528 provided). The proposal does not increase or decrease the number of parking spaces available. Drainage System: No storm water detention ponds or storm water quality swales are proposed. The existing storm water system is adequate. The overall storm water system was reviewed with the 2004 CUP application, and several improvements were made at that time. No new impervious surface will be created for the bus parking. Lighting: No changes to the outside lighting are proposed. Police, Fire and other Emergency Services: No impact to police, fire or other emergency services will occur as a result of this proposed site development. Parks System: No impact to the park system will occur as a result of this proposed site development. Water System: No impact to the water system will occur as a result of this proposed site development. Sewer System: No impact to the sewer system will occur as a result of this proposed site development. Noise impacts: The overall noise level will not substantially change as a result of this modification. Potential noise impacts were reviewed at the public hearings before the Planning Commission and City Council before the Text Amendment was adopted. The noise levels from the bus parking activities, particularly the engine noise, should be well within the City's noise standards. Certain types of noise, such as testing the horn or warning system, are exempt by Chapter 7.40.180.C, "Sounds caused by bona fide use of emergency warning systems and alarm system". RESPONSE TO CUP CRITERIA The Tigard Development Code (TDC), in Section 18.330.020.C.3, lists only two criteria for approval for a minor modification to a Conditional Use permit, which are: a. The proposed development is in compliance with all applicable requirements of this title; and b. The modification is not a major modification as defined in Subsection A above. Addressing the second criteria first, the modification is not a major modification because the recent amendment to the Development Code specifically permits bus parking for up to three years as a minor modification to a CUP. Moreover, the ttsd/minormodapp/busparking/6/04/07 3 proposed use does not meet the definition of a major modification, as stated in Section 18.330.020.B.2. That is, the proposed use does not involve: a. A change in land use; Response: The basic land use will continue to be a public high school. Bus parking is an accessory use to the high school. b. A 10% increase in dwelling unit density; Response: This criterion is not applicable because it is not a residential use. c. A change in the type and/or location of access ways and parking areas where off-site traffic would be affected; Response: The District does not plan to change the type and location of access ways and parking areas. d. An increase in the floor area proposed for non-residential use by more than 10% where previously specified. Response: There will be no increase in the floor area proposed for non- residential use. In fact, there will be a reduction in the floor area available for school purposes because the modular buildings will be removed. e. A reduction of more than 10% of the area reserved for common open space and/or useable open space. Response: There will not be any reduction in the amount of open space. f. A reduction in the specified setbacks by more than 20%. Response: There will not be any reduction in the specified setbacks. The only applicable setback standard for bus parking is the 200' buffer area required by Table 18.510.1, footnote #12. g. 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 Response: There will be no elimination of project amenities. h. A 10% increase in approved density. Response: This criterion is not applicable because it is not a residential use. Therefore, it is clear that the application is not a major modification of a Conditional Use Permit. The other criterion is that the development is in compliance with all applicable requirements of the Development Code. The proposal is for bus parking on an ttsd/minormodapp/busparking/6/04/07 4 already developed site, not for buildings or other types of development. Most of the Development Code requirements are simply not applicable. The most directly applicable requirements of the Code are those listed in Table 18.510.01, which permits school bus parking on public high 'school sites in the R-4.5 zoning district, with certain restrictions. Specifically, the Code states, in footnote #12: 12School bus parking in permitted on public high school sites as an accessory use if located a minimum of 200 feet from the nearest property line of any tax lot used for residential purposes. Maximum time limitation is three (3) years. An extension to the time limit is possible through a major modification to the approved Conditional Use. The proposal meets the requirements of this accessory use, in that: 1. The proposal is for school bus parking. 2. The site is a public high school site. 3. The buses will be parked in an area that is over 200 feet from the nearest property line of any tax lot used for residential purposes. 4. The proposal is to allow bus parking for up to three (3) years. Following is a brief review of other Development Code requirements. (The Development Code requirements were addressed in the Major Modification to the Conditional Use Permit review (CUP #2004-00001), when the buildings and site were substantially upgraded. The minor modification proposal is simply an alternative use of a previously developed area. Chapter 18.705 Access, Egress and Circulation. The access, egress and circulation will not change. Chapter 18.710 Accessory Residential Units. The Chapter is not applicable. Chapter 18.715 Density Computations. The Chapter is not applicable. Chapter 18.720 Design Compatibility Standards. The Chapter is not applicable. Chapter 18.725 Environmental Performance Standards. This Chapter applies the federal and state environmental laws, rules and regulations to development within the City of Tigard. • Noise. As noted above, any noise associated with the bus parking activities should be well within the City's noise standards, found in Article IV of the Tigard Municipal Code, Section 7.40.160, or are exceptions provided in Section 7.140.180. • Visible emissions. This applies only to areas zoned commercial or industrial, and is not applicable to schools. • Vibration. There will not be any vibrations emanating from the bus parking use that will be discernible without instruments at the property line. ttsd/minormodapp/busparking/6/04/07 5 • Odors. There should not be any odorous gases or other matter generated from the school property in such quantities as to be readily detectable at any point beyond the property line. • Glare and heat. The will be no direct or sky-reflected glare visible at the property line, or any emission or transmission of heat or heated air which is discernible at the property line. • Insects and rodents. There will not be any materials that might attract rodents located in the area where buses will be parked. Chapter 18.730 Exceptions to Development Standards. This Chapter is not applicable. Chapter 18.740 Historic Overlay. This Chapter is not applicable. Chapter 18.742 Home Occupations. This Chapter is not applicable. Chapter 18.745 Landscaping and Screening. Buffering and screening. The buffering and screening matrix (Table 18.745.1) does not show a requirement for buffering and screening between existing detached single-family units and institutional uses such as schools. Therefore, the buffering and screening requirements are not applicable. Street Trees. There are already several street trees along SW Durham Road. Street tree requirements were addressed in CUP 2004-00001. Screening. Screening and landscaping of parking lots is required by Section 18.745.050.E. However, the area where the buses will be parked is not a new parking lot (as it was used previously as a parking lot), and the site is not adjacent to a street or to any residential uses. It is bordered by a soccer field, a swim center, a stand of oak trees, a parking lot and the high school. There is no screening of the existing parking lot between Durham Road and the proposed bus parking area, and it is impractical to provide screening at this time for the bus parking area. Chapter 18.750 Manufactured/Mobile Home Regulations. This Chapter is not applicable. Chapter 18.755 Mixed Solid Waste and Recyclable Storage. This Chapter is applicable. Chapter 18.760 Nonconforming Situations. The existing structures on the school property conform to the current yard setback, height and other basic dimensional requirements. The use of the land and structures is allowed in the R-4.5 zoning ttsd/minormodapp/busparking/6/04/07 6 district. The lot size meets the minimum requirements. The existing parking lot may not conform to current city requirements for parking lot landscaping, but that is a pre-existing situation that would be impractical to remedy as part of this short-term bus parking activity. Further, parking lot landscaping was addressed in CUP 2004- 00001. Chapter 18.765 Off-Street Parking and Loading Requirements. Vehicular parking. For a high school, a minimum of one parking space per five students and teachers is required. There are 2015 teachers and students. At a one to five ratio, a minimum of 403 parking spaces are required, and a maximum of 672 are allowed. The high school currently has 528 spaces, counting the 16 accessible spaces. The area where the buses will be parked was previously used for bus parking, and was therefore not included with those parking space counts. This proposal will neither add nor subtract any off-street parking spaces. Accessible parking. The District is not planning any changes to the parking area. Access drives. The District is not planning any changes to the location or size of the access drives. Loading/unloading driveways. The District is not planning any changes to the driveway for loading and unloading passengers, which will still occur in front of the main building. That is, passengers will not be loading or unloading in the area where the buses will be parked. Bicycle parking. There will not be any increase in the number of students attending Tigard High School as a result of this proposal for bus parking. The existing number of parking spaces is adequate (and was approved by the City in VAR 2004-00011). Chapter 18.775 Sensitive Lands. There are no sensitive lands affected by this proposal. Chapter 18.780 Signs. The District is not proposing any new signs at this time. Chapter 18.785 Temporary uses. This Chapter is not applicable. Chapter 18.790 Tree removal. The District does not intend to remove any of the existing trees on the site. Chapter 18.795 Visual Clearance Areas. No changes to the existing driveways are proposed; the visual clearance areas are not affected. Chapter 18.797 Water Resources (WR) Overlay District. This Chapter is not applicable. Chapter 18.798 Wireless Communication Facilities. This Chapter is not applicable. Chapter 18.810 Street and Utility Improvement Standards nsd/minonnodapp/busparking/6/04/07 7 Block Lengths. The block length standards found in Section 18.810.040.B.1. cannot reasonably be applied in this case, which involves the addition of bus parking to an existing school within an established neighborhood. Between the building facilities, the tennis courts, the stadium, the track and the ball fields, the site is fully developed. Because of the exiting development patterns, there is no practical way that the School District can meet the maximum block length standard for this site. The existing three street connection to SW Durham Road provides a safe and convenient transportation system. Pedestrian Accessibility. Creating formal pedestrian connections that would meet the City standard of one connection per 330 feet is not feasible (Section 18.810.040.B.2). The site is quite accessible to students walking to school from all directions. Further, neighbors will be able to walk across the grounds after normal school hours just as they do today, as the proposed bus parking area will not impact the level of pedestrian connectivity. Right-of-Way. The right-of-way for SW Durham Road should be 52 feet from centerline to meet the current standard for an arterial with bike lanes. The current right-of-way is 45 feet from centerline. This issue was addressed with the Conditional Use Permit for the high school expansion. The bus parking use does not include any changes to any of the access driveways. Streets. No changes to the street system or facilities are proposed. SW Durham Road, SW 92nd Avenue and SW 85th Avenue are the three streets bordering the high school site. SW Durham Road is already fully improved. SW 92nd Avenue has a wide (9'-10') sidewalk along the school frontage from SW Durham Road to the ticket gate by the stadium. From there it has a 7' wide (approximately) asphalt walkway to the southwestern corner of the school property. SW 85th Avenue has already has sidewalks and street trees along the entire school frontage. Traffic Impact Fee. No Traffic Impact Fee (TIF) should be required since the student and teacher populations will remain the same. Water System: No impact to the water system will occur as a result of this proposed site development. Sewer System: No impact to the sewer system will occur as a result of this proposed site development. Storm Drainage System: The proposed site is already paved. The four portable buildings for the classrooms were placed on existing asphalt, and the bus parking will be located where the portables are now located, so no new impervious surface is being created. Fire protection: The bus parking will not impact fire protection or other emergency services. ttsd/minormodapp/busparking/6/04/07 8 Utilities. No new on-site or off-site utilities are necessary. Parking lot landscaping. As noted above, the parking lot is already partially landscaped. Since no changes to the parking areas are being made, the District is not proposing any changes to the parking lot landscaping. Parking lot lighting. The parking areas are already partially illuminated. Since no changes to the parking areas are being made, the District is not proposing any changes to the parking lot lighting. Minimum percentage of site landscaping. There is no minimum required percentage of landscaping in the R-4.5 zone. Buffering and Screening. Buffering and screening is not required in this case because schools are not listed in the buffer matrix (Table 18.745.1). Vision clearance. No changes are proposed or appear to be necessary. Signage. No changes are proposed. SUMMARY The proposed Minor Modification to a Conditional Use Permit to allow bus parking at Tigard High School is consistent with the Text Amendment that authorized the use, and meets the criteria for approval. Therefore, the City should approve the application. ttsd/minormodapp/busparking/6/04/07 9 EXHIBITS Exhibit '1' Tax Assessor's map Exhibit `2' Aerial Photo showing 200 foot buffer Exhibit '3' Proposed bus parking area, generally Exhibit '4' Site Plan Exhibit '5' Photos of site ttsd/minormodapp/busparking/6/04/07 10 EXHIBIT '1' O Legend e Subject Property (2S114AA00100) 0 U 1 2S 1 14AA V,L ..••.� •!_ ._t! we. .-_s.. : r } d o .. ,, • • •ar • '�R . • n -4, . ._ "- an ....w-w+..•..so.. ,le+ 3 ! ROAD SYV.•. r DURHAM .... ROAD ... ♦264 .1 VI 4 c • JJt I. �-- R =i.. LL .U o w Eft. C a• o w ■ to U el.i 111410‘ F OW I me CI pi ; 23-74 Se. Y y . . r !1 i �l , 4. MU I _ . I 1 - - I co io 1 11 0 . t 3 > '3• f • i 1:111 1 Je o ' `. ra1111rj:ire.'irfruir-rrlc. 'nr.ilriis'= �•'' _ _,=."'' : j:�I E 1164* N.1 1 •I; •� R/. �1 »� i- ' �-, ,.•,e. ; '° ff ��cYaP. Lye-i•r:ae y .ii! ° �• e 1 F • a r may. —_ WAVERLY V.✓ v O M O 0 A 421 I cc Date: T Exhibit 1 : Tax Map 11ro6/2oo6 PARATI Bus Parking Text Amendment Not To Scale I City of Tigard, Washington County, Oregon Project#: — 20086 NW TANASBOURNE DRIVE 1446001 00 ; - HKISBORO,OREGON 97124 PH:603.856.4242 Source: i to FAX:503.645-5500 Washington County Intermap Drawn By:CEB i a-- - ` 1,...t.148 Cp1''GSVAA:C1444 e1TAXAVP,Y.+ 1 EXHIBIT `2' )fir., 'tii p ,,'K.70e �� X1 .1 r�' ,r .i+_ a Ni -} ;4' ��,(/' PI: :1`di itt'V -IP 41' Legend 11..,, `q'' -�i .�'_ • ?� r, .6 '% ,yam* 'yti., yii Subject Property (2S114AA00100)414, Trl'r. .';IP %. WOW 200ft. No Bus Parking Buffer t r _ )' ,,* ; 'f -��t . " , t •l ,,,,. Tax Lots dTLI, ' 1 ` r� _,J L'1`4 �\ :!!,.''Or- 1'P. l A .' Li- -sit .'Cl i {r 40AtfoIQ-!i Y..11r 1 Ii _ �j T, ir' `-. r P , ;y .1�J.}rya 1_v/ (IR t'S)r1 r a " s ,�jy,.:A—..> 00-4I.; :' -'''4-4,-.r„ - t, b' r I� .ia+.) 1 �-N,: •1 fi ti ' f • var 11r - X71' g j ,.sai- ..kW I.�-i!....:. t1,,A4 ',it' s:1 1,.44it sr , , . • • 'i ! r 1 0 ....4.... ,,4. Its_ • '," 1 F .t ul, , i' S - r 8 ,g 1/2,., c'., g . \ till. .\\ . ' 0. I: Tirl "I V. '. " '. ' c\,. .' !,,....„.e :-,. - ,.1 .1. 1; �... 1r•Mi .rf 1. .1"1” ,,. it � '1 � �� 1. � .w Z,,,., � f 1 ,� �1 1 �_ _ - _ v 4.imrig:-1 . „, . 4 i . , ,... J,., , zN _ Sc 1 T.�_,•y - r� 6. 'gI .. ;h O_r V e ,_ + {. T ...it. 7 7 _ -' _ a '`' . 'r ..r t a y -stir P. r ie I . . y 1 Y 1.,,,,,4.... •. •: l l 9 lip r•;q -- . � ` . - 17 _ n• rr 1 " - '_ 1,¶ 7:/ + _ I .41.11'4 C° - ..1.t., ilb,:,,),-: 0` Anair 1 IF: ' 4, iii Exhibit 5: No Bus Parking 200 ft. Buffer Date:/ 1/2007 ED MURPHY BASSOCIATES Bus Parking Text Amendment Scale: 9875 SW MURDOCK STREET 1 in. =300 ft. TIGARD,OREGON 97224 City of Tigard, Washington County, Oregon PHONE 503-624-4625 Project#: Sources: 1446.001.00 Metro Data Resource Center,RLIS Lite Data Disc,May 2007 and Metro Data Resource Center,RLIS Photo,2001. Drawn By:CEB P:\144&0011GISWIaps.1446-001 BUFFER.mxd EXHIBIT '3' ' ` )1' /. 1 S� '' Legend A 4. jj )0, .� Subject Property(2S114AA00100) r. ` ' ' + Tax Lots ti 1111 ,�+. - 4, # 'It} i . II Proposed Bus Parking Area :Top .10' ! , . ..it . ,...ir - .. ,- 1 I I.jit,41, 151,4 0 7.1 -1 , . . (;.111r r.411! I lrte 1"4. lit:, ,. --oiii:; to S ,.,li ,1 0..... . ., .. - W'37 . v t . :°- .4."11 . I "--4131P OLAF ' • f __ . - -_. .., _._...... ,, . to 1 oir N., 1 so 4 k \ v • '‘•. k '4 1 No\ '., id }! .,, 1 ' - �� • .. \ N TA I -"S•s 'St*.-1,1\\14. 4itie • 1 : ' * .:or ill ,4:o 0 ill.„..,_ .., ‘.... ir. - - . 1 I I ii PL.- ) ,. 11.1 tilt f *TNT ' , 4'' li : : .6: 4 I 2.. 411:111'44*. :7...i f..7.PI* v rit• %. .7; 4 1 r - Iii .I a. •4 J F AP11.41 . Ia.* T� • Date: Exhibit 3: Aerial Photograph East Property 06/01/2007 ED MURPHY 8.ASSOCIATES Bus Parking Text Amendment Scale: 9875 SW MURDOCK STREET 1 in. =200 ft. TIGARD,OREGON 97224 City of Tigard, Washington County, Oregon PHONE:503-624-4625 Project#: Sources: 1446.001.00 Metro Data Resource Center,RLIS Lite Data Disc,May 2007 and Metro Data Resource Center,RLIS Photo,2001. Drawn By:CEB P.i 1446.001\GI S1Maps\1446-001 AE RIAL_EAST.rrK d -.\• <,...._____EXHIBIT '4' \--...,, �. / \ \ . \ \ �.\ \ \ ./...,,,. .,, ,.,,, / N--,..,. j '■/. ' D / 'EW //POR ' E \ EW PORT \ \ S POR A \ (E)PORT. /•POR ' PO" / NEW ZIA POR ./ '� / o Y O / / / 44/111111111111.11 rein All SWIM ❖. .iii:: CENTER ♦ •::• :■ 4111111111111P l'Ab //, , - AUDITORIUM / I :11 '! / !� lii',IEEE'1111 . 44e ., / P •., ■ee / = _I. j .. r. s ' / • • -W4 4111N046./ ----,...,,,, 4 ,____ AL 4 . j . ^r i\1/4 7. ,4 — �+— Jy 503fiO3J576 J6 ! l— . •u:; - 1 T . 11 : � .. ._._�� i,, • ... '' f+ r , 4 Ali r • of Existing Mod ula s • East edge p avement Looking south from Swim Center rhx .,... .. . „:•...,, .4:. -.-, - to P �,i !.- - y , }., View from Durham =� , ,_. __s ` ff..... _ '.'t - __ . _ .i •• . • . 4,..:%,R y,: • 4 "' 6. View from 85th View from driveway ��y H