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MMD2013-00037
MMD2O13 - 00037 WESTSIDE CHRISTIAN HIGH SCHOOL NOTICE OF TYPE I DECISION MINOR MODIFICATION (MMD) 2013-00037111 WESTSIDE CHRISTIAN HIGH SCHOOL GARD r 120 DAYS = 3/4/201' SECTION I. APPLICATION SUMMARY FILE NAME: WESTSIDE CHRISTIAN HIGH SCHOOL CASE NOS: Minor Modification (MMD) MMD2013-00037 APPLICANT: Andy Sears,Principal OWNER: The Hill Land LLC/WSCH Westside Christian High School 5300 Meadows Road,Ste 400 4565 Carman Drive Lake Oswego, OR 97140 Lake Oswego,OR 97035-2574 PROPOSAL: The applicant requests a second minor modification of its conditional use permit for a new school use on the subject property (CUP2011-00002). Modifications include 1) phasing of improvements not earlier anticipated due to the funding schedule resulting in the need for occupancy prior to meeting conditions of approval,2) relocation of the proposed recycling facility, and 3) addition of a "college" use within the remodeled building on the subject site. LOCATION: The property is located at 8200 SW Pfaffle Street. The site is bounded by SW Pfaffle on the north, Hwy. 217 on the west, and Pacific Hwy. on the south; Washington County Tax Assessor's Map 1 S136CC,Tax Lot 100. ZONING: MUE: Mixed-Use Employment. The MUE zoning district is designed to apply to a majority of the land within the Tigard Triangle, a regional mixed-use employment district bounded by Pacific Highway (Hwy. 99), Highway 217 and I-5. This zoning district permits a wide range of uses including major retail goods and services, business/professional offices, civic uses and housing; the latter includes multi-family housing at a maximum density of 25 units/acre, equivalent to the R-25 zoning district. A wide range of uses, including but not limited to community recreation facilities, religious institutions, medical centers, schools,utilities and transit-related park-and-ride lots, are permitted conditionally. Although it is recognized that the automobile will accommodate the vast majority of trips to and within the Triangle, it is still important to (1) support alternative modes of transportation to the greatest extent possible; and (2) encourage a mix of uses to facilitate intradistrict pedestrian and transit trips even for those who drive. The zone may be applied elsewhere in the City through the legislative process. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.520, 18.705, 18.745, 18.755, 18.765. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request, subject to the Conditions of Approval listed below. The findings and conclusions on which the decision is based are noted in Section IV. WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 1 OF 6 NvID2013-00037 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE(CUP2011-00002) CONDITIONS OF APPROVAL Submit to the Planning Division (Gary Pagenstecher, 503-718-2434, garyp@,tigard-or.gov) for review and approval: 1. Prior to a final certificate of occupancy for the proposed new school use, the applicant shall call for a site inspection to ensure that the development is consistent with the approved plan,revised waste disposal site, and parking lot improvements as identified in the applicant's submittal and the development schedule in this minor modification. 2. Prior to a final certificate of occupancy for the proposed new school use, the applicant shall demonstrate that the temporary driveway access meets the conditions outlined in the Tualatin Valley Fire and Rescue Memo, dated November 19, 2013,in particular, a twenty-foot unobstructed roadway width. 3. Prior to a final certificate of occupancy for the proposed gymnasium, the applicant shall complete all required parking lot landscape and screening improvements per plan. 4. If and when the proposed accommodation of Warner Pacific College expands at the subject site from two rooms and three evenings a week approved under this minor modification permit, then a new conditional use permit will be required. SECTION III. BACKGROUND INFORMATION Site History: Staff conducted a search of City records for the subject property and found that a Minor Modification (MMD2003-00016) was approved to utilize the former 36,750 square foot GM training facility auditorium and classrooms for satellite church services by City Bible Church who purchased the building in June of 2004. The subject parcel was recently rezoned (CPA2011-00001) from C-P (professional commercial) to MUE (mixed use employment) to accommodate the proposed school use as a conditional use. CUP2011- 00002 was approved by Final Order of the Hearings Officer on December 15, 2011, permitting the expansion of the existing building from 36,750 square feet to 64,200 square feet and indoor and outdoor athletic facilities to accommodate up to 450 students. A subsequent minor modification (MMD2011-00017): 1) relocated the proposed gymnasium addition from the southwest to the southeastern corner of the existing building to match the existing floor elevation, 2) reconfigured the west and east parking lots reducing total parking from 160 to 130 spaces, 3) moved the mixed solid waste and recycling area from the west side to the east side of the east parking lot,4) substituted the above-grade detention pond to below-grade detention and shifting a portion of the site's stormwater toward Pacific Hwy., 5) increased the total number of proposed bicycle parking spaces to 36, and 6) updated the revised figures and text to address information required in the conditions of approval for CUP2011-00002. Vicinity Information: The subject site is located north of SW Pacific Hwy at the northeast corner of its intersection with Hwy. 217 and south of SW Pfaffle Street near its intersection with SW 82nd. The property is zoned MUE with properties to the north zoned R-4.5, to the west zoned R-25 and properties to the east and south zoned C-P and C-G. Single-family residential is located across Pfaffle to the north, multifamily housing is located adjacent to the west,with office and commercial development to the east. Proposal: The applicant requests a second minor modification of its conditional use permit for a new school use on the subject property (CUP2011-00002). Modifications include 1) phasing of improvements not earlier anticipated due to the funding schedule resulting in the need for occupancy prior to meeting conditions of approval, 2) relocation of the proposed recycling facility,and 3) addition of a "college"use within the remodeled building on the subject site. WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 2 OF 6 MMD2013-00037 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE(CUP2011-00002) SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Conditional Use—Chapter 18.330.020 Minor Modification of Approved or Existing Conditional Use: Any modification which is not within the description of a major modification as provided in Subsection B shall be considered a minor modification. An applicant may request approval of a minor modification by means of a Type I procedure, as regulated by Section 18.390.030, using approval criteria in Subsection C.3. Section 18.330.020.C.3 states that a minor modification shall be approved, approved with conditions or denied following the Director's review on findings that: The proposed development is in compliance with all applicable requirements of this title; and FINDING: As described in the applicant's narrative and plan set, and as provided in the findings for the applicable standards below, staff finds that all applicable requirements of this title are satisfied subject to conditions of approval with this decision. Therefore, the proposed modification may be approved. The modification is not a major modification. FINDING: Staff finds that based on the applicant's narrative and plan set, the threshold changes to determine a major modification, listed in TDC 18.330.020.B.2 (a-h), have not been exceeded or do not apply. In particular, staff finds that although the proposed "college" use is technically a change in land use as described in Chapter 18.130, Use Classifications, the scope and scale of the use is de minimis and can otherwise be practically accommodated under the "school" use for the high school. If, as anticipated, Warner Pacific College were to expand at the site from two rooms three evenings a week under this approval then the applicant understands, and the city would require, a new conditional use permit. Therefore, as proposed, the limited addition of two 15-student college classes three times a week is a minor modification and not a major modification. CONDITION: If and when the proposed accommodation of Warner Pacific College expands at the subject site from two rooms and three evenings a week approved under this minor modification permit, then a new conditional use permit will be required. 18.330.020.D 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 years without reapplying for conditional use review. The criteria for approving a phased conditional use review proposal are that all of the following are satisfied: 1. The public facilities shall be constructed in conjunction with or prior to each phase. 2. 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. 3. 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. FINDING: The applicant did not originally propose a phased development plan at the time of application for conditional use review, but based on available funding, now realizes that implementation of the approved plan, as described in the narrative, will take up to three years (by 1/1/17). However, the applicant does propose completing all public facility improvements including street trees on SW Pfaffle and Pacific Hwy prior to occupancy this year. Therefore, the standards that apply to phased development (de facto, in this case) will be met. WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 3 OF 6 MMD2013-00037 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE (CUP2011-00002) Condition #30 of CUP2011-00002 requires that "prior to a final building inspection, the applicant shall call for a final planning inspection to ensure the project was completed per the approved plan." Since the approved development will only be partially complete (excepting the soccer field, final driveway access alignment, gymnasium and landscaping) when the applicant wants to occupy the premises this winter, this minor modification documents the portions of the project subject to the inspection prior to occupancy this winter, while outlining the schedule for completion of remaining improvements within three years and no later than January 1, 2017, as proposed by the applicant. The applicant proposes the following schedule for approved plan improvements, as follows: WCHS will complete east and west parking lot improvements per plan (except parking lot landscaping and screening) following removal of City Bible Church's temporary buildings and within 60 days of receiving a temporary certificate of occupancy. WCHS will complete all required parking lot landscape and screening improvements per plan, as proposed in the applicant's materials and supported by the project Landscape Architect (Memo, date October 22, 2013) on completion of the gymnasium and as seasonally supported prior to September 1, 2014 and the start of the 2014/2015 academic year. WCHS will complete all remaining elements of the CUP2011-00002 development approval including the soccer field, final driveway access alignment, and associated landscaping by January 1,2017. Commercial Zoning Districts (Chapter 18.520) Table 18.520.1 presents a list of permitted, restricted, conditional and prohibited uses in commercial zones. FINDING: The applicant proposes adding a "college" use, Warner Pacific College, to the operations within the existing approved facility. The initial use is proposed as two classrooms with 15 students each meeting in the evening hours (5:30 to 9:00 pm), three nights per week, on a complementary schedule to the high school use. A larger program is contemplated for 2015 that may utilize up to six class rooms, which would represent a scope and scale requiring a new conditional use review and permit as noted above. The use is allowed conditionally in the MUE zone. Access, Egress and Circulation (Chapter 18.705) 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. FINDING: The applicant proposes interim design modifications to the access drive and pedestrian way (Figure II-3) between the Pfaffle Street apron and the existing parking lot until the access approved for CUP2011-00002 (Figure II-2) is built at the time the soccer field improvements are made. The interim design addresses ADA requirements for pedestrian access and utilizes the existing driveway for vehicle access. Tualatin Valley Fire and Rescue has commented (Memo, dated November 19, 2013) that the interim design will also require a twenty foot unobstructed roadway. Therefore, with a condition ensuring adequate emergency access the provisions of this chapter continue to be met. CONDITION: WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 4 OF 6 MMD2013-00037 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE(CUP2011-00002) Prior to final certificate of occupancy, the applicant shall demonstrate that the temporary driveway access meets the conditions outlined in the Tualatin Valley Fire and Rescue Memo, dated November 19, 2013,in particular, a twenty-foot unobstructed roadway width. Landscaping and Screening (18.745) The provisions of this chapter shall apply to all development that requires a Type I conditional use minor modification, a Type I site development review minor modification, any Type II land use review or any Type III land use review unless otherwise specified in any of the sections below. Certificates of occupancy shall not be issued unless the requirements of this chapter have been met or other arrangements have been made and approved by the city such as the posting of a bond. FINDING: Since the approved development will only be partially complete (excepting the soccer field, final driveway access alignment, gymnasium and landscaping) when the applicant wants to occupy the premises this winter, this minor modification documents the portions of the project subject to the inspection prior to final occupancy this winter, while outlining the schedule for completion of remaining improvements within three years and no later than January 1, 2017, as proposed by the applicant. The applicant's development schedule for landscaping and screening improvements is as follows: The applicant proposes to complete all landscaping required under the public facilities improvement permit, including street trees on SW Pfaffle and Pacific Hwy and landscaping associated with the water quality facility, prior to issuance of any occupancy permits. The applicant proposes completion of all required parking lot landscaping and screening for both east and west parking lots prior to September 1, 2014 and the start of the 2014/2015 academic year. The applicant proposes completion of all remaining landscaping per plan on completion of the soccer field and final driveway access,and no later than January 1,2017. Because the applicant proposes to complete all required parking lot landscaping and screening per approved plans prior to September 1, 2014, a condition of approval requiring this be done prior to occupancy of the gymnasium will assure compliance and a bond is not necessary. The applicable landscaping and screening standards are met. Mixed Solid Waste and Recyclables Storage (18.755): 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. FINDING: The proposed modifications include moving the mixed solid waste and recyclables storage area to the northeast corner of the east parking lot. The applicant's November 4, 2013 supplemental submittal, including narrative, a letter from Pride Disposal dated November 1,2013 and the Revised Trash Enclosure Plans (Exhibits 1 and 2), demonstrate that the Mixed Solid Waste and Recyclable Storage standards continue to be met. Off-Street Parking and Loading (18.765) 18.765.030.A. General Provisions. Vehicle parking plan requirements. 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. WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 5 OF 6 MMD2013-00037 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE (CUP2011-00002) Joint parking. Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following: 1. The size of the joint parking facility shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070; 2. Satisfactory legal evidence shall be presented to the director in the form of deeds, leases or contracts to establish the joint use; 3. If a joint use arrangement is subsequently terminated, or if the uses change, the requirements of this title thereafter apply to each separately. FINDING: The applicant's submittal shows that the parking lot configuration has changed slightly due to re-location of the mixed solid waste and recyclables storage area. However, the Revised Trash Enclosure Plans (Exhibits 1 and 2), demonstrate that the off-street parking and loading standards continue to be met. The applicant wishes to include a new college use on site in addition to the high school and church use. The applicant's narrative contains findings that demonstrate the joint parking requirements are met. Attachment: Exhibit 1, Revised Trash Enclosure Location/Site Plan SECTION V. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Affected government agencies Final Decision: A Minor Modification is a Type I procedure. As such, the Director's decision is final on the date it is mailed or otherwise provided to the applicant, whichever occurs first. The Director's decision may not be appealed locally and is the final decision of the City. THIS DECISION IS FINAL ON NOVEMBER 20, 2013 AND BECOMES EFFECTIVE ON NOVEMBER 21, 2013. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon at (503) 639-4171. L__ ,Pi/ ,l ��ef: November 20, 2013 APPROVED BY. ' Gaiy Pagenstecher DATE Associate Planner WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 6 OF 6 MMD2013-00037 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE(CUP2011-00002) REVISED TRASH --/ ENCLOSURE LOCATION 6 x COMPACT STALLS 7 x COMPACT STALLS 7 x COMPACT STALLS COMPACT STALL 7.5'—WIDE, UNO. WHEEL STOP, TYP. ti, C- �. / ` v CA `� Ca`\ C .:1 \ \: r' ` moo �. :r 1 �=_ l REVISED I EXIST. UTILITY 2 REVISED ` -0 LANDSCAPED STANDARD STALL LANDSCAPED POLE AND GUY PLANTER LOCATION 8.5'—WIDE, TYP. WIRE TO REMAIN o _ I PROVIDE NEW PLANTER LOCATION CONCRETE PAVEMENT CC _L_ I C ( •// 1 ' / / /I Arillitkk •� tom' �/1 `7 g � \/..,,Q No „/ ,, / / 1 Z______ \ 0' -.--, “ , ., ADDITION 60TYP.lallri ± / :/;/ /; IZ/Hl R25'--,....0 CARPOOL STALL l N 8.5'—WIDE, TYP. 20' I i_ 1 3' I /O J 0 0 0 1 0 0 o 0 o..... o..._-____o_ -- C f 1 I_ n iN11111 11111 Z Or a..; • • ���� nally Approved (t >c-] _t 0 ,,,...:: filifirar : ] • only the work as described in: BICYCLE RACKS PER • --RMIT NO. /4 i3/.0 ,Lc, )6—e'C3 LANDSCAPE ARCHITECT PLANS, TYP. - • etter to: Follow 1 1 o Attach ( i :t MCXji Gs -- _ _L_,._ Date- /I-La--J3 Westside Christian High School Addition-Remodel phase1 0 dale 1 October 31 2013 Westside Christian High School project"111015 'II c"; ...-� REVISED TRASH ENCLOSURE LOCATION SCALE 1 INCH=20 FEET reference Tigard„,•„KK„,,� azoo SW�rarne sheet t(503 OR 97223 =N �� EXHIBIT t�so3lss�-4711 SCALE: HORZ: 1” = 20' _.=.av „u P t(503)697-4605 20 0 20 40 1 l J (Dr; www.tvfr.com Tualatin Valley Fire & Rescue November 19, 2013 Gary Pagenstecher 13125 SW Hall Blvd Tigard, OR 99223 Re: Westside Christian HS Request for Type I Minor Mod Thank you for the opportunity to review the proposed site plan surrounding the above named change/delay in driveway minor modification project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: During the temporary driveway adjustment all access shall still be maintained to meet the conditions stated below: 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (OFC 503.1.1) 2) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. (OFC 503.2.5) 3) AERIAL FIRE APPARATUS ACCESS: Buildings or portions of buildings or facilities exceeding 30 feet in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of any building or portion of building more than 30 feet in height. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. (OFC D105) 4) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (OFC 503.2.) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. 5) FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet. (OFC D103.1) 6) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire North Operating Center Command&Business Operations Center South Operating Center Training Center 20665 SW Blanton Street and Central Operating Center 7401 SW Washo Court 12400 SW Tonquin Road Aloha,Oregon 97007-1042 11945 SW 70"Avenue Tualatin,Oregon 97062-8350 Sherwood,Oregon 97140-9734 503-259-1400 Tigard,Oregon 97223-9196 503-259-1500 503-259-1600 503-649-8577 www.tvfr.com Tualatin Valley Fire & Rescue lane. Signs shall read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (OFC D103.6) 7) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (OFC D102.1) 8) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28 feet and 48 feet respectively, measured from the same center point. (OFC 503.2.4 & 103.3) 9) PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red and marked "NO PARKING FIRE LANE" at approved intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background. (OFC 503.3) 10) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). (OFC 503.2.7 & D103.2) 11) GATES: Gates securing fire apparatus roads shall comply with all of the following: Minimum unobstructed width shall be 16 feet, or two 10 foot sections with a center post or island. Gates serving one-or two-family dwellings shall be a minimum of 12 feet in width. Gates shall be set back at minimum of 30 feet from the intersecting roadway. Gates shall be of the swinging or sliding type. Manual operation shall be capable by one person. Electric automatic gates shall be equipped with a means for operation by fire department personnel. Locking devices shall be approved. Electric automatic gates shall comply with ASTM 220-5 and UL 325. (OFC D103.6) Removable bollards are not an approved alternate to a swinging gate. 12) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (OFC C102.1) 13) REFLECTIVE HYDRANT MARKERS: 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 road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (OFC 510.1) 14) PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or other approved means of protection shall be provided. (OFC 507.5.6) 15) CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire hydrants. (OFC 507.5.5) 16) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 100 feet of a fire department connection (FDC). Fire hydrants and FDCs shall be located on the same side of the fire apparatus access roadway and or drive aisle. FDCs shall normally be remote except when approved by the fire code official. Fire sprinkler FDCs shall be plumbed to the fire sprinkler riser downstream of all control valves. Each FDC shall be equipped with a metal sign with 1 inch raised letters and shall read, "AUTOMATIC SPRINKLERS OR STANDPIPES" or a combination there of as applicable. (OFC 912.2) 17) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 1410.1 & 1412.1) Page I 2 1 " www.tvfr.com Tualatin Valley Fire & Rescue 18) ANGLE OF APPROACH AND DEPARTURE: The angles of approach and departure for fire apparatus roads shall not exceed 8 Degrees. (OFC 503.2.8, NFPA 1901) If you have questions or need further clarification, please feel free to contact me at 503-259-1504. Sincerely, lAam (1e4( John Wolff Deputy Fire Marshal Copy: TVF&R File Page 13 °-d toil tip:: (s) H RECEIVED OCT 16 2013 _� City of Tigard CITY OF TIGARD Y 3 F. PLANNING/ENGINEERING• 1,1 . , Minor Modification — Type I Application Iiiimmi,GENERAL INFORMATION Property Address/Location(s): 8200 SW Pfaffle Street In addition, the Director must find that the proposed change is in compliance with all applicable requirements of Tax Map&Tax Lot#(s): 1 S136CC Lot 100 Title 18 of the Tigard Development Code. To complete this review, the Applicant's proposal must include a Site Size: 7.44 acres discussion indicating how the site expansion/change will Applicant*: Westside Christian High School (WCHS) continue to comply with the maximum setback, building height, parking, and landscaping standards. Other Address: 4565 Carman Drive requirements of this title such as clear vision, solid waste City/State: Lake Oswego, OR Zip: 97140 storage, non-conforming situations, signs, and tree Primary Contact: Andy Sears, Principal removal may also be applicable depending on the type and Phone:503-6974711 Fax: x225 location of the proposed modifications. E-Mail: Sears@wchsonline.org Property Owner/Deed Holder(s)*: (Attach list if more than one) The Hill Land LLC / WCHS REQUIRED SUBMITTAL ELEMENTS Address:5300 Meadows Road, Ste 400Phone: 503-697-4711 Ci /state: Lake Oswego OR zi 97305 x225 (Applications will not be accepted without the p following required submittal elements) * When the owner and the applicant are different people, the 24 Application Form applicant must be the purchaser of record or a lessee in 121 Owner's Signature/Written Authorization possession with written authorization from the owner or an EN Title Transfer Instrument or Deed agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a IZI Site Plan(4 Large Plans&One—Reduced to 81/2"x 11") written authorization with this application. A Applicant's Statement/Narrative(4 copies) Filing Fee Minor Modifications: Minor Modifications are processed for permitted uses and conditional uses. To review a modification as a Minor Modification, the Director must first find that the expansion or change does not invoke one or more of the criteria discussed within Section 18.360.050(B) — Site Development FOR STAFF USE ONLY Review or Section 18.330.020(B)(2) —Conditional Use. If the Mµ20� —00037 modification exceeds the maximum allowed under any one or Case No.(s): ?j more of the criteria, a Major Modification review is required. Major Modifications are processed in the same manner as a Other Case No.(s): new Site Development Review or Conditional Use Permit. 5 ,Ob Fee: i Receipt No.: Ig35 Applicant's Statement: p The applicant's statement must include a summary of the Date: 10 ,1613 proposed changes. Criteria in either 18.360.050(B) or v i 18.330.020(B)(2) must be addressed with a detailed response Application Accepted By: /U to each criterion. Failure to provide the information needed Date Determined Complete: to process the application would be reason to consider an Revised: 6,'24/2013 application incomplete and delay review of the proposal. l:\CURYI.N\Masters\l and use Applications\Minor Modification.docx City of Tigard I 13125 SW Hall Blvd.,Tigard, OR 97223 I 503-718-2421 I www.tigard-or.gov I Page 1 of 2 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 site plan, attachments, and exhibits transmitted herewith, 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 the subject property. DATED this /V/4 day of al 4s,✓ ,20 l.3 Owner' Si ature Owner's Signature Owner's Signature Owner's Signature Owner's Signature Owner's Signature City of Tigard I 13125 SW Hall Blvd.,Tigard, OR 97223 � 503-639-4171 I www.tigard-or.gov I Page 2 of 2 Washington County,Oregon 2013-013547 D-M Stn=7 K GRUNEWALD 02/12/2013 01:42:15 PM $30.00$11.00$5.00$15.00 $61.00 I,Richard Ilobernicht,Director of Assessment and Taxation and Ex. Officio County Clerk for Washington County,Oregon,do hereby certify that the within instrument of writing was received and recorded in the book of records of said county. Richard Hobemicht, Director of AFTER RECORDING RETURN TO Assessment and Taxation,Ex-Officio DAVIS WRIOFTT TREMAINE LLP 2300 Wells Fargo Center 1 300 SW Fifth Avenue Portland OR 97201 Attn: Jay Hull Tax Account No. e--2- 4cs-e-- DEED OF TRUST THIS DEED OF TRUST is made effective the 12th day of February, 2013,by and among The Hill Land, LLC, an Oregon limited liability company ("Grantor"), whose address is 5300 Meadows Road, Suite 400, Lake Oswego, Oregon 97035; and Fidelity National Title Insurance Company ("Trustee"),and Westside Christian High School, Inc., an Oregon nonprofit public corporation ("Beneficiary"), whose address is 4565 Carman Drive, Lake Oswego, Oregon 97035 (this"Trust Deed"). The parties agree as follows: Grantor irrevocably grants, bargains, sells and conveys to Trustee in trust, with power of sale,the property in Washington County,Oregon,described as: SEE EXHIBIT AATTACHED together with the tenements, hereditaments and appurtenances and all other rights belonging or in any way now or hereafter appertaining, and the rents, issues and profits thereof, but specifically excluding any buildings or other improvement made to the real property,which are owned by Beneficiary. The property described in this paragraph shall hereinafter be referred to as the "Property." FOR THE PURPOSE OF SECURING PERFORMANCE of each agreement of Grantor herein contained and payment of the sum of One Million Three Hundred Fifty Thousand and no/100 Dollars, ($1,350,000.00),with interest thereon according to the terms of a promissory note of even date herewith,payable to Beneficiary or order and made by Grantor,the final payment of principal and interest hereof,if not sooner paid,to be due and payable April 15, 2013. The interest rate, payment terms or balance due on the promissory note may be indexed, adjusted,renewed or renegotiated. This instrument filed for record by DWT 21128650v2 0092009-000002 1 fidelity National Title as an accommodation only.it has not been examined as to its execution or as to its effect upon the title. n against all persons whomsoever. The Grantor warrants that the proceeds of the obligation and this Trust Deed are for an organization and are for business or commercial purposes. This Trust Deed applies to, inures to the benefit of and binds all parties hereto, their heirs, legatees, devisees, administrators,executors, personal representatives, successors and assigns. The term Beneficiary shall mean the holder and owner, including pledgee, of the contract secured hereby, whether or not named as a Beneficiary herein. In construing this deed and whenever the context so requires,the masculine gender includes the feminine and the neuter, and the singular number includes the plural. IN WITNESS WHEREOF, this Trust Deed is executed and effective as of the day and year first above written. GRANTOR: The Hill Land,LLC,an Oregon limited liability company By: Aequitas Capital Management,Inc., LLC, its Manager By: ligtZta )464,,e-ivhJ Patricia J. Broviin, Chief Accounting Officer STATE OF OREGON ) ) ss. County of Clackamas ) This instrument was acknowledged before me on this 12th day of February, 2013 by Patricia J. Brown, Chief Financial Officer of Aequitas Capital Management, Inc., as Manager of The Hill Land,LLC,an Oregon limited liability company. OFFICIAL.SEAL 7 % LE ANN LYNN KRI Z 0 NOTARY �_- PUBLIC-OREGON COMMISSION NO,439802764- NOTARY PUBLIe FOR OREGON MY COMMISSION EXPIRES JUNE 2;2013 My Commission Expires: 3; , '2 2013 DWT 21128650v2 0092009-000002 5 • EXHIBIT A Real Property Description A Tract of land located in the George Richardson D.L.C.No. 55, and the Southwest one- quarter of Section 36, Township 1 South,Range 1 West, Willamette Meridian,in the City of Tigard, County of Washington, State of Oregon,being more particularly described as follows: Beginning at the Northeast corner of that parcel of land conveyed to Stephen Barasch by Deed recorded as Document number 94-092896, Washington County Deed Records, also being on the South right-of-way line of S.W. Pfaffle Street(County Road No. 975,being 50 Feet wide); thence along the Easterly line of Barasch parcel, South 13°24'30" East, 694.67 Feet to a 1" iron pipe at the Southeast corner of said Barasch parcel on the Northerly right-of-way line of Pacific Highway 99 West(being 70.00 Feet Northerly of the highway centerline); thence along said right-of-way line, 161.16 Feet on the arc of a non-tangent 11,389.2 Foot Radius curve to the right through a central angle of 00'48'39" (the chord bears South 61°16'16" West 161.16 Feet)to a 1" iron bar on said Northerly right-of-way line; thence continuing along said Northerly right-of-way line, South 67°17'03" West, 199.09 Feet to a point of intersection with the Easterly right-of-way line of State Highway No. 217;thence along said Easterly right-of- way line North 36°54'17" West, 169.50 Feet to a 3/4" iron pipe on the West line of said Barasch parcel; thence along said West line,North 13°24'05" West, 717.56 Feet to the South right-of-way line of said S.W. Pfaffle Street;thence along said right-of-way line, South 89°32'20" East, 431.98 Feet to the point of beginning. Note: Being the same premises conveyed to Massachusetts Mutual Life Insurance Company by deed recorded January 3, 1956 in Book 377 of the Records of Deeds at Page 253, Washington County, Oregon. Excepting therefrom the parcel conveyed to the State of Oregon by deed recorded May 24, 1963 in Book 487, of Records at Page 455, Washington County, Oregon. 033552/00070/4327668v7. DWT'21128650v2 0092009-000002 6 II / 1 ,` 1'1,11 1,1 ` \\ / / i \\ \\ 1 / ` • — - •R �N CN�I[CTYR• TFRoORI•ruNNI.0 80.1D w,1ETE \'VC V, ,1C1 \\\\‘'REDvfy1N0 ,1 • r— • EICVCIENEDESTRuw —`' 1, t / / '—_ i 1 __.__�—_,—� — _ ___ E•ERDE"c.usE DRr,Ew.v \ 1, � Y �' ' EAST PARKING LOT° i' \. i,, `• ': '. Y, 1 IE>oETMO •l', / \., / l 111'''y'- w r. 0 o R.a a o a a.a�, NEW STUDENT '1 ` i / ' t. i _ ____� R '.. COMMONS/ t'\ n ,` r GYMNASIUM ; I n i . • Den.D.rurE ADDITION \'. T S11/0. _ • t\ W 8?lp�� I •�' ---•••• SOCCER FIELD - 1 '•t i s.. _' /•' P- ` - MONO unnaRiuww '� • .{ t I� WM' II f _---, , I NEW C SSROOMI �`} "\ ') ��\ / i • LIBRAR ADDITION :MIRA. •' "1' ' / \ EXISTING BUILDING . ;X1'•1 C WI ! 1 \1 O Wr -' 1 It i"1 • Ce Q r I rimrr,i DOO�0UEM/ ,4..,u / 1' i , , ___ .. ___.,_, _ _ , r–– r_. r t t ± Ca 01 S,' • sTOtuw.TER I I ,� "AEELQNEl USER R ..- \ ,r r' �, (� y� (7 i aETEwDw♦RE. I I DNEr sr.[Frr Q (_• / r It ;\. ` "URLID BxEREDESTREW '' /�' '°:I - `° / L' \ •- q--�- t` 1 0 ce U I ,�, \ _ EAEEEEMI i� 1." .. - i� C Q� 1-.t., �ce .. . __.. �1 WEST PARKING LOT .e ��-- /• / ;a p E Y ENTRY DRIVE T \ y I Irl — - - – -- ,;:s,..,..; ;Q�%_ � i Q m:,,,_ /\... 41'•-•:z I � I/r 4 PROPOSED SITE PLAN y2O • BUIE 1'.qU Q2 3 VEHICLE PARKING: PARKING SPACE TYPE DESIGNATED COMPACT SPACES(MARKED"C") :49 phase'Conditional Use PROPOSED SPACES DESIGNATED CARPOOL SPACES(MARKED"CP") :7 — - -.-._-1keed • + WEST PARKING LOT :91 SPACES ACCESSIBLE PARKING SPACES(MARKED W/SYMBOL) :5 �_Naenber30,2011 V, EAST PARKING LOT :39 SPACES h TOTAL :130 SPACES BICYCLE PARKING: ----f- l --- -- - 0 PARKING STREET SIZES(60-DEGREE PARKING) STANDARD PARKING SPACE: BICYCLE RACK SPACES 36 • • 6'-6"x 19'-0"TYPICAL -- x 9'-0"x 1T-0"ADA,WITH BUMPER OVERHANG — COMPACT PARKING SPACE: m T-6"x 1 T-0"TYPICAL x 11015 _ 7'-6"x 15'-0",WITH BUMPER OVERHANG PROPOSED SITE PLAN 4f d DRIVING AISLE WIDTH(ONE-WAY)20 FEET f s 11-1 �R U PI I `; t • REQUEST FOR A TYPE I MINOR MODIFICATION OF WESTSIDE CHRISTIAN HIGH SCHOOL APPROVED CONDITIONAL USE (CUP2011-0002, MMD2011-00017) Presented to: City of Tigard Presented by: Westside Christian High School Prepared with the Assistance of: The Bookin Group LLC Interior Tech October 2013 SUMMARY OF PROPOSAL Applicant: Andy Sears, Principal Westside Christian High School 4565 Carman Drive Lake Oswego, Oregon 97035-2574 Telephone: 503. 697.4711 Ext. 225 Facsimile: 503.697.4605 Email: sears@wchsonline.org Project Manager: Dan Quatier, President Interior Tech 1059 Bayberry Road Lake Oswego, Oregon 97034 Telephone: 503.781.4718 Email: dan.quatier@interior-tech.com Land Use Planner: Beverly Bookin, AICP The Bookin Group LLC 813 SW Alder Street,Suite 320 Portland, Oregon 97205 Telephone: 503.241.2423 Email: bookin@bookingroup.com Request: Per Section 18.330.020(C), Type I Minor Modification (MMD) of the proposed Conditional Use (CUP 2011-00002) as further modified in a Minor Modification (MMD 2011-00017), related to additional changes to the site plan and operational characteristics that have arisen during construction, including: ■ Delay the re-building of the main entry drive and related landscaping until the approved soccer field is built; the interim plan would involve a slight re-routing of the existing entry drive, including realignment of the driveway apron onto SW Pfaffle Street across from SW 82nd Avenue, and creation of a temporary ADA-accessible walkway from SW Pfaffle to the top of the hill where it will connect with the existing pedestrian system through the site to SW Barbur Boulevard. ■ Ensure a temporary occupancy permit can be obtained for the main portion of the school in mid-December 2013, with classes to begin during the second week of January, even though the full site improvements will not have been completed, including: Request for a Type I Minor Modification of the WCHS CU/SDR:Summary of Proposal I- 1 D Full improvement of the West Parking Lot until 2/15/14 following the removal of two remaining City Bible Church (CBC) temporary buildings when its leased spaced in the new school and repairs and landscaping of the lot are completed. D Completion of the Gymnasium and related reconfiguration/ landscaping of the East Parking Lot that will be delayed until no later than 9/1/14. ■ Obtain permission to host a small satellite campus for Warner Pacific College three weekday evenings each week during the school year. Location: 8200 SW Pfaffle Street Site Size: 7.44 acres Legal Description: 1S136CC00100 Zoning: Mixed-Use Employment (MUE) Neighborhood: CPO 4B, CPO M Summary: According to Condition#30 of CUP 2011-00002: Prior to a final building inspection, the applicant shall call for a final planning inspection to ensure the project was completed per the approved plan. Both because of unanticipated delays in construction and timing of fundraising gifts, some aspects of the project will not be completed until after new high school is open for classes in the second week of January 2014. Westside Christian High School is submitting this Minor Modification (MMD) of its original approval (CUP2011-00002), as modified in MMD1022-00017, to insure that it can get at least a temporary occupancy permit in mid-December 2013 for the primary use, with other site improvements to follow within the next three years. Moreover, WCHS has been approached by Warner Pacific College (WPC) to establish a small satellite campus on the site. The college would be the second lessee, in addition to City Bible Church (CBC), to use two classrooms during non-peak weekend evenings. Since this would constitute a change in operations,the MMD also is triggered. Request for a Type I Minor Modification of the WCHS CU/SDR:Summary of Proposal I-2 • II. DISCUSSION Introduction: On 11/14/11, the City of Tigard's Hearing Office held a public hearing for the relocation of Westside Christian High School (WCHS) on to the site of the former General Motors Training Facility at 8200 SW Pfaffle Street. As a conditional use in the MUE zone, the proposed relocation and renovation of the building triggered the need for a Type III Conditional Use /Type II Site Development Review approval (CUP 2011-000002). Prior to the final approval, WCHS submitted a Type I Minor Modification (MMD 2011- 00017) to make several changes to the site. The proposed CUP was approved with these MMD changes incorporated into the site plan. Figure II-11 illustrates the approved site plan. Construction of the school is now well underway with occupancy scheduled for mid- December 2013, for move-in and systems checks in anticipation of students starting the winter term in the second week of January, 2014. In the course of construction, WCHS has encountered some issues and opportunities that it wishes to resolve prior to the opening of the new school. As these issues involve the site design and operations of the school, the City of Tigard's planning staff has concluded that a new Type I Minor Modification (MMD) as governed by Section 18.330.022(C) is needed. This triggered by Condition #30 of the original CUP that the actual construction must comply with the approved site plan. Request. WCHS requests the following changes its approved site plan and operations as follows: • Delay the re-building of the entry drive and related landscaping until the approved soccer field is built in three years, that is, no later than 1/1/17. The interim plan would involve a slight re-routing of the existing entry drive to move the driveway apron to the center of the site opposite SW 82nd Avenue and creation of a temporary ADA- accessible walkway from SW Pfaffle Street to the top of the hill to connect with the existing pedestrian system on the west side of the site to SW Barbur Boulevard. • Ensure a temporary occupancy permit can be obtained for the main portion of the school in mid-December 2013 to facilitate the school's opening in early January 2014 even though the full site improvements will not have been completed,including: ➢ Full improvement of the West Parking Lot until 2/15/14 following the removal of two remaining City Bible Church (CBC) temporary buildings, when its leased spaced in the new school is completed, and final repair, striping and landscaping of the parking lot can be undertaken. ➢ Completion of the Gymnasium and related reconfiguration/landscaping of the East Parking Lot that will be delayed until no later than 9/1/14. • Obtain permission to host a small satellite campus for Warner Pacific College three weekday evenings each week. I Figure III-1A in application for MMD 2011-00017. Request for a Type 1 Minor Modification of the WCHS CU/SDR:Discussion II- 1 Temporary Modification of Entry Drive Location. Currently, the entry drive runs up the east side of the site to the East Parking Lot. As illustrated in Figure II-1, the approved design of the northern half of the site will contain a new soccer field and re-routed entry drive. The latter features the relocation of the driveway apron from the east edge to the center of the site opposite SW 82nd Avenue, to improve sight distance requirements; this driveway location is required by the City in Condition #10(J) of CUP 2011-00002. The applicant then proposed to swing the entry drive around the north and west sides of the new soccer field ending at the north end of the West Parking Lot. The proposed realigned entry drive also features an immediately-adjacent ADA-accessible concrete walkway on its east side leading to the sidewalk on the west side of the building, as part of the site's comprehensive pedestrian system. Figure II-22 illustrates the approved companion landscaping plan that features the planting of trees along the entire west edge of the new entry drive, a portion of which also provides additional perimeter plantings along the west property line. The latter includes a mix of Sunset Maples and Raymond Ash, on the east side of the existing 6' foot wooden fence separating the school site from the multi-family project that already is in place. Some additional trees are proposed for most of the eastern edge of the entry drive/sidewalk. A 40' landscaped area containing trees, shrubs and groundcover also is approved on eastern boundary of the site to buffer the site from the office building to the east. There already is a partial vegetative buffer in place on the other side of side of the east property line, providing some visual buffering function. Finally, extensive landscaping is proposed for the northern property line along SW Pfaffle Street as well as new street trees in the public right-of-way as part of the required half-street improvements. The landscaping here will provide a physical and visual buffer between the school and the residences on the north side of SW Pfaffle Street. Figure II-3, illustrates the temporary driveway alignment that WCHS proposes until the soccer field is built within the next three years (1/1/17). The need to make this change has been driven by financial considerations. As illustrated in Figure II-3, WCHS proposes to alter the current entry drive only as needed so that its entrance can be placed further to the west, in compliance with the CUP approval, and then swung eastward until it connects with the existing alignment. Because this side of the site is steeper than the approved western alignment of the entry road, an ADA-accessible walking route is not feasible along this temporary alignment. For this reason, the applicant proposes to install an temporary ADA-accessible asphalt path through the middle of the site, where the soccer field is slated to be built, that connects from the sidewalk on SW Pfaffle Street southward to the sidewalk on the west side of the building. The proposed temporary plan delays the installation of the buffer landscaping on the eastern perimeter of the site, because it lies within the path of the current entry drive, and delays installation of perimeter landscaping on the western boundary as it doubles as the landscaping for the permanent entry drive that is not yet built. Although the trees on the west side can be installed now, it is likely that construction of the permanent entry drive would impair their roots, so it is more desirable to install the trees after the entry drive is 2 Figure III-4A in the application for MMD 2011-00017. Request for a Type I Minor Modification of the WCHS CU/SDR:Discussion 11-2 completed. As noted above, the existing fence on the western and existing vegetation on the eastern property lines, respectively, already provide some buffering benefits. The landscaping on the northern boundary and new street trees as part of the half-street improvements will be installed per the approved site plan prior to occupancy in late December 2013, unless deferred until the spring planting season at the recommendation of the applicant's landscape architect3. As a result, the applicant requests approval of this temporary driveway and pedestrian path alignments for up to three years, or no later than 1/1/17, at which time the driveway and pedestrian path in the approved alignment will be constructed and all related landscaping on the east and west property lines and the entry drive itself will be installed. Timing of Other Site Improvements Parking Lots. As noted in Figure II-44, one of the major changes that WCHS requested in the MMD 2011-00017 was the relocation of the gymnasium from the southwest corner of the site to southeastern corner of the building. This triggered the need to reconfigure the site's two parking lots. To accommodate the Gymnasium, the East Parking Lot was redesigned from the original 85 spaces to 39 spaces, a loss of 46 spaces, and the West Parking Lot was expanded from 78 to 91 spaces, for an increase in 13 spaces. This has resulted in an overall loss of 33 spaces, from an initially-approved 163 to 130 spaces. This was approved in MMD2011-00017 as this is well within the code-required range on minimum and maximum parking spaces for both the high school and auxiliary church uses of a building of the proposed size. Temporary Delay in Completion of the West Parking Lot. As noted in Figure II-5, there currently four temporary buildings housing City Bible College (CBC) functions that have been displaced by the new high school's construction. As noted in the original CUP application, CBC has sold the facility to WCHS in return for leasing limited use of the building primarily during off-peak periods. This includes an office for use during weekdays, the parking impacts of which were included in the original CUP, and the facilities such as common space, classrooms and auditorium during off-peak hours including Wednesday and Saturday nights and Sunday mornings. To facilitate this, CBC will be leasing a dedicated office/nursery5 accessible from a separate entrance from the East Parking Lot. This tenant improvement is being undertaken under a separate building permit, occupancy for which will not be sought until the first week of February. As a result, two of the five trailers in the West Parking Lot will not be removed until building occupancy. This will delay the repair, restriping and landscaping of the West Parking Lot for this brief period. It is estimated that this will result in the temporary loss of 16 parking spaces until no later than 2/15/14, to allow time for the remaining trailers to be removed and final parking lot improvements to be completed including the installation of landscaping and bicycle parking. The latter includes landscaping that only would be delayed if the applicant's 3 This is flexibility contained within the building permit and not subject to this MMD. 4 Figure III-4B in the application for MMD 2011-00017 5 Only for use during its non-peak hour activities. Request for a Type I Minor Modification of the WCHS CU/SDR:Discussion II-3 landscape architect requests a delay until the spring planting season under the provisions of the Building Code. This will result in a temporary parking supply of 114 spaces (130- 16). This short-term loss of parking will have no significant impact because the current enrollment, 250 students, is significantly less that the approved enrollment cap of 450. Moreover, as noted below, the delay in completing the improvements in the East Parking Lot will not result in the interim loss of parking. Construction of the Gymnasium and East Parking Lot Reconfiguration. The Gymnasium is now under construction but will not be completed until July 2014 whereas the rest of the facility will be ready for operation in the second week of January 2014. As a result, reconfiguration and landscaping of the East Parking Lot cannot begin until the Gymnasium is completed. As illustrated in Figure II-6, the temporary construction fence will be moved to a point 30' of the north side of the Gymnasium to provide room for construction equipment and worker parking. This point is south of new footprint of the East Parking Lot, leaving at least 39 spaces in place; this is better illustrated in Figure II-4. As a result, there will be no loss of parking capacity while the construction of the Gymnasium is ongoing. As the Gymnasium will not be completed until early summer, the repair, reconfiguration and landscaping of the East Parking Lot will not begin until the summer of 2014, when the school is not in session, so temporary loss of all 39 spaces will not be a problem. As a result of these issues of timing affecting the temporary availability of parking, the applicant requests that the City of Tigard: • Approve a temporary occupancy permit for the primary use, the high school, until the occupancy permit is granted for the CBC's leased space and final improvements in the West Parking Lot completed, on or before 2/15/14. • Approve a second occupancy permit for the Gymnasium and East Parking Lot no later than 9/1/14. Warner Pacific College Satellite Campus. WCHS is exploring the addition of an off-peak non-WCHS use of the facility, to serve as a small satellite center in southwest Portland for Warner Pacific College (WPC), which is located in northeast Portland. Since WCHS has an approved CUP, any increase in the intensity of use with other lessees is of concern to the City of Tigard. As approved in the original CUP, the primary use of the facility is as a high school on weekdays from 7:00 AM to 5:00 PM, with the weekday use of one office for CBC. In addition, the CUP approval allows: • Up to 42 school-related non-sport extra-curricular events on weekday afternoons/ evenings and weekends during the nine-month school year. • Up to 65 sporting events held mostly on weekdays from late afternoon to early evening during the nine-month school year. Most of these events will start in the 2014-2015 academic year, when the Gymnasium is completed (see above) with the soccer field to be completed a few years thereafter. Request for a Type I Minor Modification of the WCHS CU/SDR:Discussion 11-4 • Year-round use of the facility on off-peak periods for CBC activities scheduled so as not to overlap with the above school activities except on rare occasions. This includes church activities on Wednesday and Saturday evenings and Sunday mornings. Although the original transportation impact analysis (TIA) prepared for CUP2011-00002 documented that there will be no adverse traffic impacts associated with the above non- peak uses, the scheduling is designed to insure adequate on-site parking capacity. As there is no on-street parking on either SW Barbur Boulevard or SW Pfaffle Street, the on-site parking supply has been calibrated to provide the amount of parking necessary at peak weekday utilization. And if there is adequate parking at peak use, then there will be adequate parking for all non-peak events. WCHS has developed a relationship with WPC with two aspects: • Provide on-site college-credit classes for some WCHS students. Since this does not change the number of students or number of classrooms in use - just changes the subject matter being taught - and only increase on-site faculty by a couple of people, this arrangement will not affect the current operating characteristics of the school during the typical weekday, including traffic and parking impacts. • Allow WPC to use WCHS classrooms for satellite college courses three weekday evenings on Monday, Tuesday and Thursday from 5:30 - 9:00 PM beginning in January 2014. For at least the first 1-1/2 years until September 2015, this will involve only two classrooms with up to 15 students and one instructor each, for a total of up to 32 individuals. These days were selected because CBC is slated to use the site on Wednesday evenings. Whenever possible, large school-related extracurricular events will not be scheduled on these nights but even when smaller events are scheduled at the same time, WCHS believes that the WPC initial utilization will not overwhelm the available parking supply. The WPC evening use of the building could expand over time to as many as 6-7 classrooms beginning in Academic Year 2015/16 but the growth of the program at this location cannot be projected at this time. Given that the initial lease with WPC - two classrooms and up to 32 participants - is so minimal, WCHS asks that this be considered as part of this MMD application in recognition that if this auxiliary use increases after 9/15, the City may require a separate CUP modification to consider the potential impacts. Request for a Type 1 Minor Modification of the WCHS CU/SDR:Discussion 11-5 1 • I // / i \\V\ \L. \ :. 1, . CC/ 7 \ \\ , \ \ A- - - ' / ' \ '' \ \ 1',� ARCHITECTURE*INTERIORS-PLANNING 1 1 ? '\ \' t - SOLID WASTE/ ` {' ?'? 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CONSTRUCTION17000 KANT=unto I FENCE LINE ' 1 LEGEND ;••4 IMIET PRO7EC'r10N BONIER • lCCNENTK BOOM 1 i1 I RETAINING MAA. ` ft14 v SEDp�MT IONIC \, §.. Y �‘',1 �{{+t{H1 CANSIAUCIION FmRANCE I L41 10►E ILUL WATTS• TI/RBANCE X t SLOPE -` 1:1;‘1"01 IMPOSED OHMAGE FLOW OPEC7p1 \115 111 • w `.7' 2b-'7.-,..„.....,....4%,,,24.--; ,i•.,' i �. _` -;#.,..1:47,`��',,,,NAa' r/�� OIIS7WC DRAR4AOE f1DN OMECMIM 4' , _ _ _ 111IITIEVAIITIPTAtki: " tr �j MAN BALE EMECK DAM 1 2r f\ O O O O 6 _ \P{\+ttr{I ' 1 \\{111+4 ® TREE MatoTEc7IGN Allik t` `\ 14[1. i \Yes{{{+5818+ s .....__ �--� EROSION CONTROL KEYNOTES / 'f 1 11{j1{liy liPj�. Wit/ `, ,' + \\ ' 111 ,�y�1'lll lti1 ,{ . ONSTALL SLIMENT FENCE 074M;AL)t , 11\ 1 1 ,PI f 1 { \ i" ONSTALL STMfr[VIBE C?IE'OIC DAki� :�:• PROPOSED GYM M I t t 1 1 1 D�{{\,\tt { / d —— �� 1 ADDITION \� i„„,\ii Nei��i' i f F Qi w$TALL 1MAEr PRortcnar.(1WICAL) FFE=242.4 ' 1 t 11 \Xi:0,,,,.. +•,t\i1 1 , 1 11 I I.11 ./ . OcONSIRIGT ORMEL CWS1Rl1CNCM EMrt1ANCc I�S�..�. . '..11111.11f_ . II l,,1111 ! .• / \ .I1 1 I!1 1 I I11 ' ONSTALL r1¢c nm1ECNCN PER LANOSCAIt ' _�-- ---� 1 \ ...111III .1j111 /,- AR01111V'S MANS I EX Ng.AQMaRlIT i •`.•1 \ 1I•I 1 I, - 11,1111 1 �y Ij1u11 X00.iW. At:2=m C PARI,.grAul N, • 11 1 iii 1'."\ i• iij111 \ L SHEET NOTES SLOPES MALI N. EXCEED n. I, 5 11 y • It„ �! ix N ANT ORE . 11 -. I I I 1 11 i •-'y l ‘‘‘111 -117....--"".--..'-'..-",--1 r 1 1 11 1 ,1.'v ` /r i i 1 f!1 y I. RE110YE AND CEMp�N ALL B70sttlIO;so Go ' .' 1 11 11 0'' /I/1 4 1 - MTHBI UNRS OF DBINIBANCE IN m J NOVATED STRUCTURE 1 t 1 I I 1 1 Noah°DE MME ' '`\ r FFE=242.4 •1 : 1 i' ,I I 111' O,,1�, Ø .. \ 1 0 z maw mA1nn°OIPANSIEN"VIM rat • `1 REA NOT DISTURBED r .1 ' ;I. I I:, iii 1 i; • C+ /, atfv+EluE ONLY. i j--PROPOSED'LIBRARY/ I : 4 11 ,11:;:.V 11.1, 1 0 le$ 0 1 \ ,` q ' �@ SCIENCE ADDTION ;_,:' 7 ^1 11 ; `'' ' 1 z 0 1 J t FFE=242.4 i R i 1 1«1 I (• \ i ' I` ' C,T • 1 j I ACCGSSME PAMCIR,STALLS r. I IIA I P© 1: f I 1 Ili 1 J, _ ' . A:.\11 ! ;� ;I •- SLOPES SHALL N07 EXCEED It / 1 f!f 1 1 I I , \\ill 4 �f 2R q ANY 0NEC7CYL. � !1 j 1 r�111 71�f / \ \ ,•‘,,,,, ,,,\,1 \ •.•.1 `, 777 • - ..... .. ._ #_•.-'t- ' '.`.../ .I = !! 7 71/1111111 \ ``,1\`\1'k1 \ \$,-\, Bt 1 O- i 1 1j11 1 1 i l l-. 1 I I +11111 -/\•,i-\\1,\,,%, I t• 'i 1 • I o I.s b .e I ', • 1)I, / `\e '\‘ \\ \\i, 1\, 11 jf © 11111 7 `� ` \ `\‘',,,ii "1 ,!•. I ‘;,,,e A•1f /r,I _ '` \ 1 \ v,,` �\ 'P 1 *,if""'I , IffAi.IWOO 1 \ , ; I T 1 ' ,•'A.• \ \ \i'11114 CT ' 1 I 1 {\ • 1 / /I / t 1 I! ,• \\ \,,,(11 1 1 1\\ . 7 7 9 7 QA^!\O 7 O\O\O O\O-O\9\O�(\\-�O\r`\`O\\.\!\ O ©,, 1 .. -...:,.2.......,.,,,,,, il///!!!//// �I! `. 1( 11 —•--— _/! // ----Bal-- - -- Ip- UMRS Of KTdWCE ---- "-77.”— .- ��� DUR `"0 f� ! W erS P 'I \ Z WI 4' �� f/I� y.'r p II f W / Z • C) Effej _ ' SCALE IIHLYI•.»rm •Sit PM A.... !h Pm Asf.at oaM..Aad 20 0 20 40 a.euyUf III. LEGAL JUSTIFICATION Introduction. The purpose of this section is to demonstrate that the proposed redevelopment of the site for Westside Christian High School (WCHS) as modified in this Minor Modification application meets all of the applicable standards and requirements of the Tigard Development Code,Title 18. Proposed Conditions of Approval (CUP2011-00002). As noted in Chapter II of this application, the planning staff has recommended 37 conditions of approval to the Hearings Officer for CUP2011-00002 now under consideration; a City-generated status of conditions to date is contained in Appendix A. Of these, Condition #30 requires that the final construction be consistent with the plan as approved. Since the applicant is proposing physical change (interim entry drive and landscaping); timing (gymnasium and east parking lot completion) and additional evening activity (Warner Pacific College satellite location), the need for a Type I Minor Modification has been triggered. According to the City of Tigard, the applicant is now in compliance or in the process of complying with Conditions #1-28. As a result, the applicant must still demonstrate compliance to Conditions #29 - 37. The applicant is aware of this and will provide the City with appropriate documentation of compliance with the remaining conditions of approval in a timely fashion. Chapter 18.330: Conditional Use Section 18.330.020: Minor Modifications of Approved Conditional Uses C. Minor modification of approved or existing conditional use. . 1. Any modification which is not within the description of a major modification as provided in Subsection B above shall be considered a minor modification. Finding: See discussion of criteria for distinguishing Major and Minor Modifications below. 2. An applicant may request approval of a minor modification by means of a Type I procedure, as regulated by Section 18.390.030, using approval criteria in Subsection C.3 below. Finding: By demonstrating that the proposed changes meet the criteria for a Minor Modification, this application will be reviewed by means of a Type I procedure. 3. A minor modification shall he approved, approved with conditions, or denied following the Director's review based on the findings that: a. The proposed development is in compliance with all applicable requirements of this title. Finding: This is demonstrated below. b. The modification is not a major modification as defined in Subsection A above. Finding: See discussion immediately below. (B)(2). The Director shall determine that a major modification(s) has resulted if one or more of the changes listed below have been proposed. Finding: As documented below, the proposed modifications do not meet any of the criteria that would trigger the Request for a Type I Minor Modification of the WCHS CU/SDR:Legal Findings III- 1 • need for a Type III Major Modification. Therefore, the proposed modifications can be treated as a Type I Minor Modification per 18.330.020(C) (3). a. A change in land use. Finding: No change in land use is proposed although the applicant proposes to host a small number of college classes on the campus as for Warner Pacific College. b. A 10% increase in dwelling unit density. Finding: The proposed use, a high school,is a non-residential use. This criterion does not apply. c. A change in the type and/or location of access ways and parking areas where off-site traffic would be affected. Finding: No change in access or off-site traffic will result from the proposed site modifications. d. An increase in the floor area proposed for non-residential use by more than 10% where previously specified. Finding: No change in floor area from the last Minor Modification (MMD 2011-00017) is proposed. e. A reduction of more than 10% of the area reserved for common open space and/or usable open space. Finding: The proposed modifications will not result in a change in the proportion of landscaping/open space on the site once full build-out is achieved as established in the last MMD, 50% of the site will be devoted to landscaping/open space, more than three times the 15% required in the MUE zone. f A reduction of specified setback requirements by more than 20%. Finding: The proposed minor modifications require no intrusion into the setbacks. 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. Finding: The proposed modifications have no impact on on-site amenities, screening/buffering or landscaping. However, a change in timing for landscaping associated with the entry drive and east parking lot is requested. The approved configuration of the entry drive and pedestrian sidewalk will be constructed at the time that the soccer field no later than three years (1/1/17) after primary occupancy. The reconfiguration and landscaping of the East Parking Lot will be completed no later than September 2014. h. A 10% increase in the approved density. Finding: This refers to residential density. As a high school is a non-residential use, this criterion does not apply. Request for a Type I Minor Modification of the WCHS CU/SDR:Legal Findings III-2 Section 18.330.030: Approval Standards and Conditions of Approval A. Approval standards. The Hearings Officer shall approve, approve with conditions, or deny an application for a conditional use or to enlarge or alter a conditional use based on findings of fact with respect to each of the following criteria. Finding: With the proposed modifications, the project still meets all of the criteria for approval for a Conditional Use. Section 18.330.050(B): Additional Development Standards for Conditional Use Types 8. Schools. Finding: With the proposed modifications, the project still meets all of the requirements of this subsection, which requires increased front, side and rear yard setbacks. Chapter 33.260: Site Development Review Section 33.360.090: Approval Criteria. The following discussion is related only to those criteria affected by the changes in the approved development plan proposed in this MMD. The project is in compliance with all criteria not discussed below. A. Compliance with all of the applicable requirements of this title including Chapter 18.810, Street and Utility Standards. Finding: The build-out of the approved plan includes all half- street improvements/landscaping and on-site utilities as approved in the original CUP and subsequent MMD approvals. D. Buffering screening and compatibility between adjoining uses 1. Buffering shall be provided between different types of land uses.....Finding: The approved landscaping plan includes buffering on the western and eastern property lines that meet the requirements of this criterion. This application proposes to delay the installation of that buffering on the northern half of the site until the construction of the entry drive and pedestrian sidewalk in their permanent alignment at the time that the approved soccer field is installed, in no more than three years. It is noteworthy that the proposed landscaping buffer on the northern boundary will be installed as part of the half-street improvements that will be completed at the time the primary occupancy permit is received in mid-December 2013 to facilitate the return of students from winter break in the second week of January 2014. The western boundary between the school and a multi-family development already is screened by a 6' sight-obscuring wooden fence that lies just over the property line on the multi-family site. The proposed landscaping buffer along the east side of this fence, most of which will be along the west margin of the realigned entry drive, will add additional buffering, noise attenuation and tree canopy. However, to plant the trees now would likely result in damage to their roots when construction of the entry drive is undertaken. Because most of the current entry drive lies along the eastern boundary, the required screening between the school and the office building to the east also will be delayed because it lies within the entry drive's footprint, but there are not the same impacts when an institution abuts an office use as when it abuts a residential use. Moreover, as illustrated in Figure II-4, the remainder of the Request for a Type I Minor Modification of the WCHS CU/SDR:Legal Findings III-3 approved landscaping/screening on the western and eastern boundaries from the top of the hill to SW Barbur Boulevard will be installed as part of the landscaping of the West Parking Lot, to be completed by 2/15/14, after the removal of two temporary buildings housing the City Bible Church until its tenant improvements are complete, and reconfigured East Parking Lot, to be completed by 9/1/14. So, the applicant still meets the buffering requirements in the original CU approval with some delays in timing. L. Landscaping 1. All landscaping shall he designed in accordance with the requirements set forth in Chapters 18.745 and 18.790. Finding: As noted above, the approved site plan meets all of landscaping requirements of these two chapters regulating on-site landscaping and urban forestry. The proposed modifications of original CUP contained in this MMD to just phase in the installation of the approved landscaping. These regulations still will be met. 0. All of the provisions and regulations of the underlying zone shall apply unless modified by other sections of this title ..Finding: None of the proposed changes result in the project's falling out of compliance with any other development and design standards in this title. This criterion is met. Chapter 18.520: Development Standards Table 18.520-2. Finding: The proposed project remains in compliance with all of the development standards in the MUE zone even with the proposed changes in the timing of the approved building and site modifications. This includes the delay in the installation of some landscaping/buffering in the northern half of the site and delay in completion of the Gymnasium and reconfiguration/landscaping of the East Parking Lot. Chapter 18.705: Access, Egress and Circulation. Finding: Even with the proposed modifications, the project remains in compliance with all of the standards and requirements in this chapter. The interim modification of the entry drive from SW Pfaffle Street will feature the required relocation of the driveway apron to the center of the property line opposite SW 82nd Avenue, in keeping with the Engineering Department's requirement in Condition #10(J). The proposed interim walkway also will be ADA- compliant prior to its rebuilding as part of the fully re-configured entry drive. These requirements will be met at the time that the initial occupancy permit is sought in 12/15/13. Chapter 18.725: Environmental Performance Standards. Finding: The City approved the redesign of the on-site stormwater facility in MMD 2011-00017. This facility will be constructed as approved and ready for operation when the initial occupancy permit for the facility in mid-December is sought, even as other site improvements in the northern portion are delayed. Request for a Type I Minor Modification of the WCHS CU/SDR:Legal Findings III-4 Chapter 18.745: Landscaping and Screening Section 18.745.030: General Provisions. Finding: Even with the proposed modifications, the project remains in compliance with all of the standards and requirements in this subsection but with some delays in installation described above. Section 18.745.050: Buffering and Screening. Finding: Even with the proposed modifications, the project remains in compliance with all of the standards and requirements in this subsection but with some delays in installation described above. Section 18.745.060: Re-vegetation. Finding: Even with the proposed modifications, the project remains in compliance with all of the standards and requirements in this subsection but with some delays in installation described above. Mixed Solid Waste and Recyclable Storage(Chapter 18.755) Section 18.755.040: Methods of Demonstrating Compliance C. Minimum standards method 5. Specific requirements: a. Non-residential buildings shall provide a minimum storage area of 10 square feet, plus: (4) Institutional: 4 square feet/1,000 square feet GFA. Finding: As the site will have 61,450 gsf, a total of 247 sf of storage of mixed solid waste will be provided. An enclosure is proposed that is 20' wide, 15 feet deep and 6' high (300 sf/1,800 cf), exceeding the required minimum storage area. As proposed in the 2011 MMD, these new facilities will meet all design and access requirements within the east parking lot. Because there is no interim location, these facilities will be completed as part of the Gymnasium construction. Chapter 33.765: Off-Street Parking and Loading Section 18.765.030: General Provisions C. Joint parking. Owners of two or more uses, structures or parcels of land may agree to utilize jointly the same parking and loading spaces when the peak hours of operation do not overlay, subject to the following. Finding: The proposed minor modifications will have no adverse impact on WCHS' plans to share its parking with its lessee, City Bible Church (CBC) as well as its proposed new sub-tenant Warner Pacific College (WPC); the latter will generate only up to an additional 32 people on site on Mondays, Tuesdays and Thursday evenings (5:30 - 9:00 PM), which are non-peak periods for the use of the facility. The school will continue to schedule weekday event school, church and college events to minimize overlap and/or with small enough combined participation to not over-tax the parking capacity of the site. 1. The size of the joint parking facilitj shall be at least as large as the number of vehicle parking spaces required by the larger(est) use per Section 18.765.070. Finding: Request for a Type I Minor Modification of the WCHS CU/SDR:Legal Findings III-5 • WCHS. Using the ratios in Section 18.765.070, a high school with 450 students and 38 staff/employees is required to have a minimum of 98 spaces (@1.0 space/5 students and staff) and a maximum of 148 (@1.0 space/3.3 students and staff), assuming the more restrictive, transit-rich Zone A ratios apply. With landscaping, the concept site plan contains 130 parking spaces, which falls well within the minimum/maximum range. • CBC. Using the ratios in Section 18.765.070, a religious institution must provide a minimum of 1.0 spaces/3.0 seats and a maximum of 1.0 spaces/1.7 seats (Zone A) in the "main assembly area". As there are 250 seats in the existing auditorium, the minimum and maximum required parking for the church is 84 and 147 spaces, respectively. Thus, the proposed revised parking supply of 130 spaces also falls within the minimum/maximum range permitted for the church, which is virtually the same for the high school. • WPC. Using the ratios in Section 18.765.070, a college must provide a minimum of 1.0 spaces/5 students and staff and a maximum of 1.0 spaces/3.3 students and staff,which is the same as for high schools. Since a maximum of 32 students and staff is anticipated so the minimum parking requirement is seven spaces and maximum of 10 spaces. This demand will have little or no impact on the 130-space parking supply. Chapter 18.795:Visual Clearance Areas Section 18.795.030:Visual Clearance Requirements B. Obstructions prohibited. 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. Finding: As noted on the revised Landscape Plan (Figures III-4A) approved in MMD2011-00017, the location of the vision clearance area around the relocated driveway apron is clearly demarcated, in compliance with Condition #10(J) and #28. This illustration documents that there are no obstructions places in the vision clearance triangle on either side of the driveway apron, in compliance with this requirement. Chapter 18.810: Street and Utility Improvement Standards (Chapter 18.810) Section 18.810.040 Blocks • B. Sizes 2. Bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is exempted by subsection B.1 of this section. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. Finding: According to Condition#15 of the Staff Report to the Request for a Type I Minor Modification of the WCHS CU/SDR:Legal Findings III- 6 Hearings Officer for CUP2011-00002, WCHS is subject to this requirement, that is, to provide an easement for a public bicycle/pedestrian pathway through the site from SW Pfaffle Street to SW Pacific Highway. The temporary ADA-accessible pedestrian path proposed in this MM will meet the requirements of a direct pedestrian/bicycle path through the site from SW Pfaffle Street to SW Barbur Boulevard. Within three years, this temporary path will be replaced with the permanent sidewalk that abuts the eastern edge of the reconstructed entry drive. Thus, this requirement will be met with the combination of a designated pathway and legal easement document describing the conditions and restrictions upon public access. Section 18.810.070: Sidewalks. Finding: Even with the proposed modifications, the project remains in compliance with all of the standards and requirements in this subsection. Section 18.810.100: Storm Drainage. Finding: A revised on-site stormwater facility was approved in MMD2011-00017. This facility will be completed as designed in time for the granting of the first occupancy permit in mid-December 2013. Section 18.810.110: Bikeways and Pedestrian Pathways. Finding: Even with the proposed interim ADA-accessible bicycle/pedestrian path to be replaced by a permanent facility no later than 1/1/17, the project remains in compliance with all of the standards and requirements in this subsection. Section 18.810.120: Utilities. Finding: Even with the proposed modifications, the project remains in compliance with all of the standards and requirements in this subsection. These will all be in place when the first occupancy permit is sought in mid-December 2013. Section 18.810.130: Cash or Bond Required. Finding: Even with the proposed modifications, the project remains in compliance with all of the standards and requirements in this subsection. Section 18.810.150: Installation Prerequisite. Finding: Even with the proposed modifications, the project remains in compliance with all of the standards and requirements in this subsection. Section 18.810.160: Installation Conformation. Finding: Even with the proposed modifications, the project remains in compliance with all of the standards and requirements in this subsection. Section 18.810.170: Plan Check. Finding: Even with the proposed modifications, the project remains in compliance with all of the standards and requirements in this subsection. Section 18.810.180: Notice to City. Finding: Even with the proposed modifications, the project remains in compliance with all of the standards and requirements in this subsection. Request for a Type I Minor Modification of the WCHS CU/SDR:Legal Findings III- 7 Section 18.810.190: City Inspection. Finding: Even with the proposed modifications, the project remains in compliance with all of the standards and requirements in this subsection. Section 18.810.200: Engineer's Certification. Finding: Even with the proposed modifications, the project remains in compliance with all of the standards and requirements in this subsection. Request for a Type I Minor Modification of the WCHS CU/SDR:Legal Findings III-8 -ee_61), /V,/ November 4, 2013 Gary Pagenstecher, Senior Planner City of Tigard Community Development Department 13125 SW Hall Boulevard 'H E Tigard, Oregon 97223 BOOKIN GROUP Dear Gary: LLC The purpose of this letter is to submit an addendum to the recently-submitted Type I Minor Modification (MMD) for Westside Christian High School (WCHS) at 8200 SW Pfaffle Street. Through the MMD, the applicant requests further revisions to the site plan approved for the school Land Use& approved in the original Conditional Use application (CUP 2011-00002) as further modified in a ``'st'tutiona1 Minor Modification (MMD 2011-00017). Marring Policy Ana,ys;. The purpose of this addendum is to: Project ■ Clarify the deadline for installing the landscaping for the West Parking Lot until 9/1/14, so that manage"`"" all parking lot landscaping will be in place before the start of the 2014/2015 academic year. Groep • Request the relocation of the trash/recycling enclosure from the southeast to the northeast corner of the east parking lot. The discussion and supporting documentation necessary for these two changes are contained in the attached addendum. With this information now in hand, we hope that the City of Tigard can review the proposed MMD in an expeditious manner. Please do not hesitate to call me if you have any further questions or concerns. Sincerely, ( Beverly Bookin, AICP, Principal The Bookie Group LLC ADDENDUM TO THE MINOR MODIFICATION (MMD) FOR WESTSIDE CHRISTIAN HIGH SCHOOL (CUP 2011-00002/MMD 2011-00017) In its recently-submitted Type I MMD application (10/15/13), WCHS requested the following minor changes to the site plan, construction schedule and operational characteristics first approved in CUP 2011-00002, as subsequently amended in MMD 2011- 00017. Since submission, the need for further revisions has become apparent. The original request is presented below with revisions and additions indicated in underlined text, as follows: • Delay the re-building of the main entry drive and related landscaping until the approved soccer field is built; the interim plan would involve a slight re-routing of the existing entry drive, including realignment of the driveway apron onto SW Pfaffle Street across from SW 82nd Avenue, and creation of a temporary ADA-accessible walkway from SW Pfaffle Street to the top of the hill where it will connect with the existing pedestrian system through the site to SW Barbur Boulevard. • Ensure a temporary occupancy permit can be obtained for the main portion of the school in mid-December 2013, with classes to begin during the second week of January, even though the full site improvements will not have been completed,including: ➢ Fully open the West Parking Lot following the removal of two remaining City Bible Church (CBC) temporary buildings when the latter's leased spaced in the new school is completed and repairs of the lot are completed. Landscaping will be installed by 9/1114 at the same time as the East Parking Lot. ➢ Completion of the Gymnasium and related reconfiguration/landscaping of the East Parking Lot that will be delayed until no later than 9/1/14. • Relocate the trash/recycling enclosure from the southeast to the northeast corner of the East Parking Lot. • Obtain permission to host a small satellite campus for Warner Pacific College three weekday evenings each week during the school year. Discussion and supporting documentation for each of these changes is provided below. Deferral of West Parking Lot Landscaping. In the original MMD submission, WCHS requested that the completion of the West Parking Lot be delayed until 2/15/14, to accommodate the two City Bible Church (CBC) temporary buildings until its tenant space in the building is completed. This deadline included removal of the temporary buildings, repair of the lot due to construction damage and installation of landscaping. On 10/22/13, WCHS' landscaping architect, Atlas Landscape Architecture, requested that the installation of landscaping be delayed until 6/30/14, to allow for more favorable planting conditions. The applicant is requesting that the installation of landscaping in the East Parking Lot be delayed until 9/1/14 to permit completion of the Gymnasium and allow parking lot repairs and landscaping to occur in the summer after the school year is over, so that it is not necessary to close the parking lot during the school year. Assuming that the City agrees to this deadline for the East Parking Lot, it makes sense to delay the deadline Addendum to the Minor Modification Application for Westside Christian High School(10/31/13) 1 for completing the landscaping in the West Parking Lot to the same date, 9/1/14, as it is more cost-efficient to do the landscaping all at the same time. Please note that applicant has agreed to install the new street trees and related plantings associated with the half-street improvements as well as the landscaping associated with the on-site storm water facility by the time that the temporary occupancy permit is granted in mid-December. This will provide a substantial vegetative buffer for residences to the north across SW Pfaffle Street. Relocation of the Trash/Recycling Enclosure. In mid-October, about the time that the MMD application was submitted, the applicant became aware that the approved location of the trash/recycling enclosure in the southeast corner of the East Parking Lot was technically infeasible. This is because it would have been built into the steep slope at the property line, weakening the root structure of two 50' cottonwood trees that lie just east of the property line. Based on an arborist's assessment that the enclosure at this location would destabilize the trees and possibly cause then to fall over, it was decided to seek a new location for the enclosure. The applicant recognizes that a functioning school must have an operative trash/recycling facility at the time of opening. As a result, it is imperative that this problem be resolved as soon as possible. As noted in Figure 1, the applicant proposes to move the trash/recycling enclosure to the northeast corner of the East Parking Lot, where there is little grade change from the parking lot to the property line. The enclosure will have the exact same dimensions and configuration as the approved version, that is, this enclosure will be fenced and gated with perimeter vegetative buffering on its north and east sides and sight-obscured fencing on its south and west sides. The recycling storage in the enclosure will meet all of the dimensional requirements for the "minimum standards method" in Chapter 18.755, Mixed Solid Waste and Recyclable Storage, as documented below. As governed by Section 18.755.040(C)(4), this site must provide 4 sf/1,000 gsf of building area. As the building will have a total of 64,200 gsf, a minimum of 257 sf of mixed solid waste/recycling storage is required. The proposed enclosure will be 23' wide and 14' deep, for a total of 322 sf. The enclosure is designed with a gate at its west end, accessible to garbage and recycling trucks, which will back up to the gate, entering and leaving the site like any other vehicle, that is, in a forward motion. The relocation will not result in any loss of landscaping or parking spaces, although it is proposed to move the two landscaping islands down the equivalent of the one parking space to "even up" the design. Moreover, the new location has no impact on parking lot circulation or bicycle parking. As required, the City requires that the applicant's disposal company provide a service letter that the proposed location for the trash/recycling enclosure meets the hauler's need for access. The revised letter from Pride Disposal approving the relocated facility is attached to this addendum. The applicant also is required to address the standards in Chapter 18.755. The legal findings for the new location as revised from the original approval (CUP 2012-00002) are presented below. Addendum to the Minor Modification Application for Westside Christian High School(10/31/13) 2 Mixed Solid Waste and Recyclable Storage(Chapter 18.755 ) Section 18.755.040 Methods of Demonstrating Compliance A. Alternative methods of compliance. An applicant shall choose one of the following four methods to demonstrate compliance: 1. Minimum standards. Finding:The applicant is selecting this option. B. Provisions. The following provisions apply to all four methods of demonstrating compliance: 1. Section 18.755.050, Location, Design and Access Standards, except as provided in 18.755.040 G. Finding:These requirements will be met;see below. 2. The floor area of an interior or exterior storage area required by this chapter shall be excluded from the calculation of lot coverage and from the calculation of building floor area for purposes of determining minimum storage requirements. Finding: This is advisory. C. Minimum standards method 4. General requirements: a. The storage area requirement is based on the predominant use(s) of the building, (i.e. residential, office, retail, wholesale/warehouse/manufacturing, educational/institutional, or other). If a building has more than one of the uses listed herein and that use occupies 20 percent or less of the floor area of the building, the floor area occupied by that use shall be counted toward the floor area of the predominant use(s). If a building has more than one of the uses listed herein and that use occupies more than 20% of the floor area of the building, then the storage area requirement for the whole building shall be the sum of the requirement for the area of each use. Finding: Since WCHS is the principle user and occupies the whole building most of the time, the calculation for required storage area will be calculated based on this use, rather that the incidental church and college1 uses, which use only a portion of the building and only a limited number of hours a week. This requirement will be met. b. Storage areas for multiple uses on a single site may be combined and shared. Finding: WCHS will provide shared storage for itself and its lessees. This requirement will be met. c. The specific requirements are based on an assumed storage height of 4 feet for solid waste/recyclable. Vertical storage higher than 4 feet but no higher than 7 feet may be used to accommodate the same volume of storage in a reduced floor space (potential reduction of 43% of specific requirements). Where vertical or stacked storage is proposed, the site plan. shall include drawings to illustrate the layout of the storage area and dimensions of containers. Finding: The proposed recycling storage facilities will be 6' in height, thus,less than the maximum height of 7'. I Assumes that the City approves the request in this MMD to allow limited evening use of the school for a Warner Pacific College satellite campus. Addendum to the Minor Modification Application for Westside Christian High School(10/31/13) 3 5. Specific requirements: a. Non-residential buildings shall provide a minimum storage area of 10 square feet, plus: (4) Institutional: 4 square feet/1,000 square feet GFA. Finding: As the site will have 64,200 gsf, a minimum of 257 sf of storage of mixed solid waste will be required. The proposed enclosure will be 23' wide and 14' deep, for a total of 322 sf of surface area, thus, exceeding the required minimum storage area. Section 18.755.050 Location, Design and Access Standards for Storage Areas B. Location standards 1. To encourage its use, the storage area for source-separated recyclable shall be co-located with the storage area for residual mixed solid waste. Finding: All waste-related storage facilities, including source-separated and residual mixed solid waste, will be co- located in the proposed freestanding, screened outdoor enclosure in the northeast corner of the East Parking Lot,in compliance with this requirement. 2. Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements. Finding: The waste-related storage facilities are in compliance with the building and fire codes,as will be documented in the building permit submission. 3. Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations. Finding: Advisory. The applicant has chosen to consolidate all waste-related storage facilities in a single outdoor location. 4. 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. Finding: The proposed exterior storage area lies outside any setbacks, in this case the side yard setback on the site's eastern boundary. This requirement does not apply. 5. Exterior storage areas shall be located in central and visible locations on a site to enhance security for users. Finding: The freestanding, screened outdoor enclosure will be located at the northeast corner of the East Parking Lot where it is readily visible from the internal circulation system off of SW Pfaffle Street. Recycling disposal will occur during daylight hours for the school and its two tenants so that personal safety and security is not an issue. This provision does not apply. 6. 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 C, design standards. Finding: The proposed relocation of the exterior waste-related storage area in the northeast corner of the East Parking Lot can be Addendum to the Minor Modification Application for Westside Christian High School(10/31/13) 4 accommodated without any further loss of parking spaces, the minimum required under the CUP approval,in compliance with this requirement. 7. 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. Finding: As noted above, the exterior waste-related storage area is to be located in the northeast corner of the East Parking Lot where waste collection vehicles can easily access the trash/recycling container, as documented in the 11/x/13 service provider letter provided by Pride Disposal. The storage area will not obstruct pedestrian or vehicle movement on either the site or public streets. This requirement is met. C. Design standards 1. The dimensions of the storage area shall accommodate containers consistent with current methods of local collection. Finding: This is standard procedure dictated by the applicant's hauler,in keeping with this requirement. 2. Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area. Finding: Two 10'-wide gates are to be provided, per hauler requirements. 3. 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. Finding: The proposed screening will be a combination of fencing/vegetation on the north and east sides and sight-obscured fencing on the south and west(gate) side. This requirement is met. 4. Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. Finding:This is standard procedure,in keeping with this requirement. D. Access standards 1. Access to storage areas can be limited for security reasons. However, the storage area shall be accessible to users at convenient times of the day, and to collection service personnel on the day and approximate time they are scheduled to provide collection service. Finding: Access from the interior of the building will be provided via two entrances on the east side of the building at all times the building is in use. The exterior consolidated waste collection facility is to be located at the northeast corner of the East Parking Lot. The gate access to the storage facility will remain unlocked during regular weekday business hours to facilitate pick-ups.This requirement is met. 2. Storage areas shall be designed to be easily accessible to collection trucks and equipment, considering paving,grade and vehicle access. A minimum of 10 feet horizontal clearance and eight feet of vertical clearance is required if the storage area is covered. Finding: As noted in Figure 1, the revised location of the trash/recycling enclosure is designed for easy access by garbage and recycling trucks, which have plenty of room on the entry Addendum to the Minor Modification Application for Westside Christian High School(10/31/13) 5 drive and in the parking lot to back up to the gate and then pull out in a forward motion. This requirement is met. 3. Storage areas shall be accessible to collection vehicles without requiring backing out of a driveway onto a public street. If only a single access point is available to the storage area, adequate turning radius shall be provided to allow collection vehicles to safety exit the site in a forward motion. Finding: As the trash/recycling enclosure is to be located in the northeast corner of the East Parking Lot in the middle of the site, there is plenty of room for garbage trucks to turn around and enter the street in a forward motion. Addendum to the Minor Modification Application for Westside Christian High School(10/31/13) 6 \ ` t t :` j' �. '. \`. j______,A., `t C, ; . C . : r, 1 1 C/' r „ /',„/ . 34.68 \ - ____ I11IIII!% 1 1 � - 4.59 14.34 1 1107 Trash Truck feet 0 Width :8.20 1 -b :, Track :7.84 I Lock to Lock Time :6.0 l Steering Angle :41.8 ;t 0 '2, •:'- 0 .� TRUCK ARRIVAL MANEUVER 0 TRUCK EXIT MANEUVER SCALE: HORZ: 1" = 20' SCALE: HORZ: 1" = 20' fiqft Westside Christian High School Addition-Remodel phase[ fr in r IBI date I October 31 2013 ao@ 111015 c Westside Christian High School SCALE project 1 INCH=20 FEET D4°I.'"w—k -B'o'° retect# w 820o sw Raffle Street l •Rn ,.. Tigard,OR 97223 .� C(503)697-4711 EXHIBIT . If(503)697-4605 20 0 20 40 2 • iii p* R * I * D * E DISPOSAL COMPANY P.O. Box 820 Sherwood, OR 97140 Phone: (503) 625-6177 Fax: (503) 625-6179 November 1, 2013 Beverly Bookin, AICP The Bookin Group LLC 813 SW Alder St#320 Portland, OR 97205 Re: Westside Christian High School We have reviewed the site plan and new location for the enclosure for this site. The enclosure is described as 14' deep and 22.66' wide. The minimum requirement for the inside measurements of the enclosure are 10' deep and 20' wide. There are some additional requirements that need to be met that cannot be determined from the site plan: • There should be no center post at the access point in the center of the enclosure. • The gates will need to allow for the full 20' needed to access the enclosure. They should be hinged in front of the enclosure walls to allow for the full 20' width. This will also allow for the 120 degree opening angle that is required. • The gates need cane bolts and holes put in place for the gates to be locked in the open and closed position. The holes for the gates to be held open need to be at the full 120 degree opening angle. • No roof on the enclosure If you have any questions, feel free to contact me. Sincerely, Kristin Leichner Pride Disposal Co. (503) 625-6177 kristinl(n�pridedisposal.com r t r ' ' ' REVISED TRASH — — " — — — '- "� . ENCLOSURE LOCATION 6 x COMPACT STALLS 7 x COMPACT STALLS 7 x COMPACT STALLS 1---22.66' COMPACT STALL 7.5'-WIDE, UNO. WHEEL STOP, TY?. F1; , ! i r.:. \ \ \ \ \` cV \ �ii • C.: \ �,.\ srs \ �i \ 6a•` ��.+ `i Ca\ �r`i ami�l �i\\ S'.e+' ra,`���v �c �a �s \\ � �r - _ s� { I REVISED I EXIST. UTILITY b b LANDSCAPED STANDARD STALL REVISED POLE ANO GUY 4410".. -`1 PLANTER LOCATION 8.5'-WIDE, TYP. LANDSCAPED WIRE TO REMAIN ' PROVIDE NEW 7 PLANTER LOCATION ,'O/` CONCRETE PAVEMENT P< 1 .� •. / /f / , •/ f f / f / I ,- .:. / / / il / f / , / , , / , 1 , " i ritiiiiii E'3 . %' , /in nom 1, �� :::: / -,,,,/ 'Q ,i,/ ,'�, c ' GYM • /' //1 /60« l ri / / /7 ,yy p 1,1ADDITION �� / i TYPE / / f/ / / /ti\v iN �J // / / //�` ,� / >-/CA)//�. I r �� MIN. I I - IrA a.. , , Ar A/ A,/(i 6l i 0 II : t R25'—�!%Oj CARPOOL STALL N 8.5-WIDE, TYP. 20' j -O O� 0 W-0 0 O O_ O p — —' ,y' ,,i— I r u. . t AK, r— t_. '. 0 i 4, t f, ,.. j BICYCLE RACKS PER '.- {/I LANDSCAPE ARCHITECT PLANS, TYP. 1.11 .111111111 Westside Christian High School Addition-Remodel ! /,,,, , i I date!Nove:rder 1,2013 8200 SW Raffle Westside Christian High School REVISED TRASH ENCLOSURE LOCATION SCALE �°'°""!1015 '''''"`""'"..e."'". T,gery,OR 57223 1 INCH=20 FEET reference! y� u t(503)�4711 SCALE: HORZ ,- = 20' ����=���� .... ..� EXHIBIT . — : ..:� t{503)687.1605 20 0 20 40 1 cTLA LANDSCAPE ARCHITECTURE October 22, 2013 Gary Pagenstecher City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 4 RE: CUP 2011 00002 Westside Christian High School Dear Gary: The purpose of this letter is to request a deferral of the completion of the landscaping at Westside Christian High School until after the issuance of the Certificate of Occupancy which is anticipated for December 15.We understand that the development code allows an applicant to defer landscaping until an appropriate season. We have already passed the window for germination of seed. In addition, preparation of lawn and shrub areas is difficult in wet weather. We would therefore request a deferral of all landscaping until June 30, 2014. This request excludes the street trees between the sidewalk and curb along Pfaffle and landscaping of the water quality facilities as required by Clean Water Services. Sincerely, ATLAS LANDSCAPE ARCHITECTURE */l/ 12562;W hnain Street ick Wilson, ASLA Uie TIGARD.Oregon J A. 9 7 2 2 3 TelepheeeI r Facsimile - 10 11 12 13 o < o q 2 i z v 1 v coo z 1 2 13 14 15 6 7 8 1 '9'10111.12:13 105;16117 1819'20 2122 23.24!25 2627128'29'30131' 14 15 16 17 ` 18 19 70 21