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MMD2011-00017 MMD2O11 - 00017 WESTSIDE CHRISTIAN HIGH SCHOOL • 4111 NOTICE OF TYPE I DECISION q MINOR MODIFICATION (MMD) 2011-00017 4 f WESTSIDE CHRISTIAN HIGH SCHOOLyltei 41% f.� 120 DAYS = 4/5/2012 SECTION I. APPLICATION SUMMARY FILE NAME: WESTSIDE CHRISTIAN HIGH SCHOOL CASE NOS: Minor Modification (MMD) MMD2011-00017 APPLICANT: Andy Sears,Principal OWNER: City Bible Church Westside Christian High School 9200 NE Freemont Street 4565 Carman Drive Portland, OR 97220 Lake Oswego, OR 97035-2574 PROPOSAL: The applicant requests minor modifications of its conditional use permit (CUP2011- 00002) for a new school use on the subject property. The permit expanded the existing building from 36,750 square feet to 64,200 square feet and includes indoor and outdoor athletic facilities to accommodate up to 450 students. The proposed modifications include: 1) relocating the proposed gymnasium addition from the southwest to the southeastern corner of the existing building to match the existing floor elevation, 2) reconfiguring the west and east parking lots reducing total parking from 160 to 130 spaces, 3) moving the mixed solid waste and recycling area from the west side to the east side of the east parking lot, 4) substituting the above- grade detention pond to below-grade detention and shifting a portion of the site's stormwater toward Pacific Hwy., 5) increasing the total number of proposed bicycle parking spaces to 36, and 6) updating the revised figures and text to address information required in the conditions of approval for CUP2011-00002. 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 1S136CC,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. \VESTSIDE CHRISTIAN HIGH SCHOOL PAGE 1 OF 11 MMD2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE (CUP2011-00002) • APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. 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. CONDITIONS OF APPROVAL PRIOR TO THE REQUEST FOR FINAL BUILDING INSPECTION, THE FOLLOWING CONDITIONS SHALL BE SATISFIED Submit to the Current Planning Division (Gary Pagenstecher, 503-718-2434 and Todd Prager, 503- 718-2700) for review and approval: 1. Prior to site work, the applicant shall submit a cash assurance (irrevocable letter of credit or cash deposit) for $3,312.50 (26.5 inches of proposed mitigation tree planting x $125/caliper inch). Any trees successfully planted and maintained in accordance with the approved Tree Mitigation Plan and TDC 18.790.060.D, will be credited against the assurance two years after all of the trees are planted. After the trees are planted, the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period, the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the original cash assurance. Failure to plant and provide documentation of mitigation tree planting by the project arborist within 6 months of certificate of occupancy issuance shall result in the forfeiture of the cash assurance to the city's Urban Forestry Fund. THIS APPROVAL MUST BE IMPLEMENTED WITHIN 18 MONTHS FROM THE EFFECTIVE DATE OF THE HEARINGS OFFICER'S DECISION. SECTION III. BACKGROUND INFORMATION Proposal: The applicant requests minor modifications of its conditional use permit (CUP2011-00002) for a new school use on the subject property. The permit expanded the existing building from 36,750 square feet to 64,200 square feet and includes indoor and outdoor athletic facilities to accommodate up to 450 students. The proposed modifications include: 1) relocating the proposed gymnasium addition from the southwest to the southeastern corner of the existing building to match the existing floor elevation which reduces the expansion from 24,300 to 21,550 gross square feet (total permitted gsf reduced from 64,200 to 61,450), 2) reconfiguring the west and east parking lots reducing total parking from 160 to 130 spaces, 3) moving the mixed solid waste and recycling area from the west side to the east side of the east parking lot, 4) substituting the above-grade detention pond to below-grade detention and shifting a portion of the site's stormwater toward Pacific Hwy., 5) increasing the total number of proposed bicycle parking spaces to 36, and 6) updating the revised figures and text to address information required in the conditions of approval for CUP2011-00002. WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 2 OF 11 MMD2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE (CUP2011-00002) I 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. CUP2 11- 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. 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. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS 18.330.020 Approval Process A. Initial applications. A request for approval for a new conditional use shall be processed as a Type IIIHO procedure, as regulated by Chapter 18.390.050, using approval criteria contained in Section 18.330.030.A and subject to other requirements in this chapter. CUP2011-00002 was approved by Final Order of the Hearings Officer on December 15, 2011, permitting a new school use and 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. B. Major modification of approved or existing conditional use. 1.An applicant may request approval of modification to an approved plan by: a. Providing the Director with five copies of the proposed modified conditional use site plan; and b. A narrative addressing the proposed changes as listed in subsection B.2 below. The applicant's submittal materials included the required site plan and narrative. 2. The Director shall determine that a major modification(s) has resulted if one or more of the changes listed below have been proposed: a. A change in land use; b.A 10% increase in dwelling unit density; c. A change in the type and/or location of access ways and parking areas where off-site traffic would be affected; d. An increase in the floor area proposed for non-residential use by more than 10%where previously specified; e. A reduction of more than 10% of the area reserved for common open space and/or usable open space; f.A reduction of specified setback requirements by more than 20%; g. An elimination of project amenities by more than 10% where previously specified provided such as: (1) Recreational facilities; (2) Screening; or(3) Landscaping provisions; and h. A 10% increase in the approved density; Changes b and h are not applicable to the proposed civic development as they relate to residential use. As shown in the applicant's submittal (Request for a Type I Minor Modification of Westside Christian High WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 3 OF 11 MMD2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE(CUP2011-00002) • School's Approved Conditional Use (CUP2011-00002)), the proposed modifications are not applicable to the changes listed in a, c, d, e, f, and g. Therefore, the proposed modifications are considered minor. 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. The proposed modifications are not within the description of a major modification as provided in Subsection B above and are considered minor. 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. The applicant has requested a Type I minor modification procedure. 3. A minor modification shall be 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; and As reviewed below, the proposed modifications are in compliance with all applicable requirements of this title, or have been conditioned to be in compliance,and may therefore be approved. b. The modification is not a major modification as defined in Subsection A above. The proposed modifications are not within the description of a major modification as provided in Subsection B above and are considered minor. A. ZONING DISTRICTS Commercial Zoning Districts (Chapter 18.520) Lists the descriptions of the commercial Zoning Districts. 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 1-5. 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. The proposed site is zoned MUE. Table 18.520.2 includes development standards in commercial zones related to lot size, width, coverage, and building setbacks, height, and landscape requirements. In this case, the school use is subject to the commercial (C-G) standards for the MUE zone and to additional conditional use (CU) standards for schools. The table below compares the proposed dimensions with the applicable standards. Bold represents the proposed modifications. WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 4 OF 11 MMD2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE(CUP2011-00002) • s TABLE 18.520.2 MUE CU Proposed STANDARD C-G Schools Minimum Lot Size None None None -Detached unit - - -Boarding,lodging, - - rooming house Minimum Lot Width 50 ft. None 420 ft. Minimum Setbacks -Front yard 0 ft.1"1 30 ft. N/A -Side facing street on - 20 ft. 325/28 ft. corner&through lots I'I -Side yard 0/20 ft.[81 20 ft. 20/45 ft. -Side or rear yard abutting - 20 ft. 134 ft. more restrictive zoning district -Rear yard 0/20 ft.181 30 ft. N/A -Distance between front - N/A of garage&property line abutting a public or private street. Minimum Building Height N/A N/A Maximum Building I'eight 45 ft 30 ft Maximum Site Coverage 121 85% 50°'o Minimum Landscape 15% 50% Requirement Minimum FAR 1'1 N/A N/A Minimum Residential N/A N/A Density 141151161 Maximum Residential N/A N/A Density 141151161171 111 The provisions of Chapter 18.795(Vision Clearance)must be satisfied. 121 includes all buildings and impervious surfaces. 131 Applies to all nonresidential building development and mixed use development which includes a residential component. 181 No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. 111 There shall be no minimum front yard setback requirement;however,conditions in Chapters 18.745 and 18.795 must be met. As shown in the applicant's minor modification submittal (gym height will be reduced from 42 feet to 30 feet and the eastern side yard setback reduced from 135 to 45 feet) and in the comparative table above, the proposed development meets all of the applicable development standards of the underlying zoning district and the additional conditional use standards for schools. Special limitations in the MUE zoning district are as follows: 1. The maximum floor area ratio (FAR) for all commercial and industrial use types and mixed- use developments shall not exceed 0.40. Residential use types, including transient lodging, shall not be subject to this requirement; According to the applicant's minor modification submittal, the proposed modifications will decrease the approved 64,200 square feet to 61,450 square feet, nominally reducing the FAR to approximately 0.2. This standard is met. FINDING: Based on the analysis above, the proposed modifications meet the applicable standards of the Mixed Use Employment commercial zoning district. WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 5 OF 11 MMD2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE(CUP2011-00002) • B. APPLICABLE DEVELOPMENT CODE STANDARDS Conditional Use (Chapter 18.330) 18.330.030.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: 1. The site size and dimensions provide adequate area for the needs of the proposed use; 2. The impacts of the proposed use of the site can be accommodated considering size, shape, location, topography and natural features; 3. All required public facilities have adequate capacity to serve the proposal; and 4. The applicable requirements of the zoning district are met except as modified by this chapter. 5. The applicable requirements of 18.330.050 are met; and Section 18.330.050 includes the following standards for Schools: a. There shall be no minimum lot size requirements for schools other than what is required for the applicable zoning district; b. Setbacks: (1) The front yard setback shall be a minimum of 30 feet; (2) On corner lots and through lots, the setback shall be a minimum of 20 feet on any side facing a street, plus meet visual clearance areas, Chapter 18.795; (3) The side yard setback shall be a minimum of 20 feet; and (4) The rear yard setback shall be a minimum of 30 feet. 6. The supplementary requirements set forth in other chapters of this Code including but not limited to Chapter 18.780, Signs, and Chapter 18.360, Site Development Review, if applicable, are met. FINDING: These approval standards were addressed and met with the original conditional use permit as identified in the Hearings Officer's Final Order for CUP2011-00002 (Final Order). As shown in the applicant's submittal (Request for a Type I Minor Modification of Westside Christian High School's Approved Conditional Use (CUP2011-00002)), the proposed modifications are minor and do not change substantively the disposition of the project such that the findings for these criteria would change. Therefore, the approval criteria for the conditional school use continue to be met. Site Development Review (Chapter 18.360) 18.360.020 Applicability of Provisions. Site development review shall be applicable to all new developments and major modification of existing developments. FINDING: The proposed modifications of the approved conditional school use (CUP2011-00002) are considered minor. Therefore, the site development review criteria do not apply. Variances and Adjustments (Chapter 18.370) Adjustments to parking standards (Chapter 18.765). Reduction in required bicycle parking. The Director may approve a reduction of required bicycle parking per Section 18.765.050.E by means of Type II procedure, as governed by Section 18.390.040, if the applicant can demonstrate that the proposed use by its nature would be reasonably anticipated to generate a lesser need for bicycle parking. FINDING: Pursuant to Table 18.765.2, Minimum and Maximum Off-Street Vehicle and Bicycle Parking Requirements, six bicycle parking spaces per classroom are required for high schools. For the proposed 12 classrooms, 72 spaces are required. City Bible Church's use of the assembly area would require 13 bicycle parking spaces (250 assembly area seats/20 seats per space). The applicant originally proposed 16 spaces based on observation of the existing bike use at their current location but later agreed with the 36 spaces staff recommended to the Hearings Officer. The proposed modifications as shown in the revised landscape plan (Sheet III-4B) include 36 bicycle spaces, which meets Condition #24 of the Final Order. The applicant's submittal also includes Sheet III-4C showing a WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 6 OF 11 MMD2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE(CUP2011-00002) • bike rack detail,which meets Condition #25 of the Final Order. 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 proposed modifications do not affect the access approved under the Final Order. Therefore, the provisions of this chapter continue to be met. Landscaping and Screening (18.745) Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small,medium or large). FINDING: As shown on the applicant's Landscape Plans (Sheets III-4A thru 4C) the street trees meet the species and spacing requirements. A letter from the applicant's Landscape Architect in the modification submittal clarifies that the proposed Tri-color Beech along Pacific Hwy would not conflict with overhead utility lines, which meets Condition #21 of the Final Order. Other standards in the Landscaping and Screening Chapter continue to be met under the proposed modifications or are conditioned to be met in the Final Order. 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 storage area to the east of the east parking lot. The applicant's submittal, including a letter from Pride Disposal and the Landscape Plan (Sheet III-4B), shows that the Mixed Solid Waste and Recyclable Storage standards continue to be met. Off-Street Parking and Loading (18.765) Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. According to the Uniform Building Code (UBC), five ADA handicap spaces are required under the modified plan where parking has been reduced from 163 to 130 spaces. The Site Plan (Sheet III-1B) shows five ADA handicap spaces located at the east and west entries to the building, consistent with this standard. In addition, a wheelchair-only space has been located on the west side of the building nearest the front door as shown on Sheet III-1B of the modification submittal,which meets Condition #26 of the Final Order. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall berovided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant's original Site Plan (Sheet III-1) showed no wheel stops for three compact spaces and three ADA spaces that overhung the six-foot sidewalk at the east building entrance. A condition required wheel stops at this location. However, the modification submittal replaced these spaces with the gymnasium. Therefore, Condition #27 of the Final Order no longer applies. WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 7 OF 11 MMD2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE (CUP2011-00002) s S Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5.e. Pursuant to Table 18.765.2, bicycle parking for schools is required at 6 spaces/classroom for high schools, with a total of 72 spaces required (12 classrooms x 6 spaces). The applicant's modification submittal (Sheet III-4B) shows 36 spaces, 20 to the east entrance and 16 to the west entrance of the building as required under Condition #24 of the Final Order. The applicant's submittal also includes Sheet III-4C showing a bike rack detail, which meets Condition #25 of the Final Order. Minimum and Maximum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for a school use is one space per 5 students and staff. At maximum build out the applicant estimates 450 students and 38 staff. Therefore, a minimum of 98 spaces (488/5) are required. The maximum parking allowed is one space per 3.3 student and staff. Therefore, 147 spaces (488/3.3) are allowed. The proposed modification would reduce the spaces approved from 163 to 130 spaces. Therefore, the off-street parking requirement continues to be met. FINDING: Based on the analysis above,the off-street parking and loading standards have been fully met. Tree Removal (18.790): 18.790.030, Tree Plan Requirement A.Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The applicant's original submittal included a Tree Assessment and Development Plan dated September 12, 2011 by Halstead's Arboricultural Consultants, an Existing Tree Plan (Sheets II-5A/B), a Landscape Plan (Sheets III-4A — C), and a narrative, which together contain all of the required elements for a tree plan as listed below. The modification submittal includes revised Tree Plan sheets showing the new location of the gymnasium, disposition of the affected trees, and a revised Tree Protection Fence detail. However, the revised tree plan protection, removal, and mitigation plan does not appear to have been reviewed and approved by a certified arborist,which is required. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The revised Existing Tree Plan (Sheets II-5A and II-5B) contains the required information, consistent with this standard. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 8 OF 11 MMD2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE(CUP2011-00002) • b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. Tree Tables II-5A and II-5B identify whether each tree will be preserved or removed. According to the arborist report, six trees are healthy and greater than 12 inches in diameter and therefore subject to mitigation. The proposed modification shows four trees to be kept as indicated in on Sheets II-5B and III- 4B. Therefore, 50% of the caliper inches shall be mitigated. According to the Tree Table on Sheet II-5A, trees numbered 2 (24") and 3 (29") are subject to mitigation totaling 26.5 mitigation inches (53" x .50 = 26.5"). 3. Identification of all trees which are proposed to be removed; Tree removal information is contained in the Tree Table and is shown on the Existing Tree Plan (Sheets II-5A and II-5B, revised), consistent with this standard. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The Existing Tree Plan (Sheets II-5A and II-5B) has been revised to include a chain link fence detail instead of"snow fence," consistent with the specifications of the project arborist (5-foot tall chain link). FINDING: Based on the analysis above, the applicable Tree Removal standards have not all been met. The City of Tigard Arborist has reviewed the proposed modifications and finds that the revised tree plan does not appear to have been reviewed and approved by a certified arborist, which is required. Condition #2 of CUP2011-00002 continues to require the project arborist to provide a signature of approval on the tree preservation plan certifying that the tree preservation fencing type and dimensions and tree preservation specifications are consistent with their recommendations. The proposed modification resulted in a change in mitigation calculations which is accounted for in the revised condition (Condition #1 in the Final Order) below. With the following condition of approval, these standards will be met. CONDITION: • Prior to site work, the applicant shall submit a cash assurance (irrevocable letter of credit or cash deposit) for $3,312.50 (26.5 inches of proposed mitigation tree planting x $125/caliper inch). Any trees successfully planted and maintained in accordance with the approved Tree Mitigation Plan and '1'DC 18.790.060.D, will be credited against the assurance two years after all of the trees are planted. After the trees are planted, the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period, the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the original cash assurance. Failure to plant and provide documentation of mitigation tree planting by the project arborist within 6 months of certificate of occupancy issuance shall result in the forfeiture of the cash assurance to the city's Urban Forestry Fund. WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 9 OF 11 MMD2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE(CUP2011-00002) O • Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of- way (non-arterials) and the driveway, and then connecting these two (2),30-foot distance points with a straight line. FINDING: The applicant has indicated in the narrative and shown on the Site Plan (Sheet III-1) that no obstructions are proposed within the visual clearance area either side of the intersection of the private drive and SW Pfaffle Street, consistent with this standard. In addition the visual clearance triangle is shown on the Landscape Plan (Sheet III-4A),which meets condition #28 of the Final Order. Street And Utility Improvements Standards (Chapter 18.810) Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. 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: The Hearings Officer detailed the requirements of an easement providing a connection between Highway 99W and Pfaffle Street in Condition #15 of the Final Order. The applicant's modification submittal (Sheet III-1B) shows the alignment of the easement along the new accessway from Pfaffle and then through the west parking aisle and down the old western accessway to Pacific Highway. This alignment may change in the future with the phased development of the auditorium, which is anticipated in the terms of the Condition and the requirements of the easement. SECTION V. OTHER STAFF COMMENTS The City of Tigard Arborist has reviewed the proposed modifications and finds that, as verified by the project landscape architect, the street tree species comply with the standards in 18.745 (meeting condition #21). However, the revised tree plan protection, removal, and mitigation plan does not appear to have been reviewed and approved by a certified arborist,which is required. The City of Tigard Development Engineering Division has reviewed the proposed modifications and finds that there are no changes to public facilities improvements and that no additional conditions are required. SECTION VI. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Affected government agencies WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 10 OF 11 MMD2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE(CUP2011-00002) 0 • 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 JANUARY 3, 2012 AND BECOMES EFFECTIVE ON JANUARY 4, 2012. 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. f i 1 ,. / .- 3 - l&-, APPROVED By G Pa enstecher DATE sociate Planner WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 11 OF 11 MMD2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE (CUP2011-00002) • • _ • _i . _._._. . _ 11111 • !' / \ ,,, , ,,, , „,, , 101 , 1 \ \\\ r 1 ,y'1 ',{ 1, ,{ ``,1 ///)/) ''� \ II /1 ',;\ 1 ARCHITECTURE•INTERIORS•PLANNING , / SOLO WASTE! 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' i t/� in _ ` l �1 rn rn ENTRY DRIVE J (\�\�\,\o a�� \ ______:-'n ♦.+ •++ +� co co 1, / / CD O OO ,/N.I./. \\ . / ; /� 0 _y / N = 1 ix A I .L- / // / - 1/ - ED PROPOSED SITE PLAN 0, __ ---- SCALE- 1"=40'-C C 9 AC Q CO VEHICLE PARKING: PARKING SPACE TYPE phase Conditional Use DESIGNATED COMPACT SPACES(MARKED"C") :49 Revised 5 PROPOSED SPACES DESIGNATED CARPOOL SPACES(MARKED"CP") : 7 ( j WEST PARKING LOT .91 SPACES ACCESSIBLE PARKING SPACES(MARKED W/SYMBOL) : 5 date/November30 2011 EAST PARKING LOT :39 SPACES revisions TOTAL : 130 SPACES BICYCLE PARKING: O PARKING STREET SIZES(60-DEGREE PARKING) BICYCLE RACK SPACTY OF3TICsARD — $ STANDARD PARKING SPACE: . Approved •[ l w8'-6"x 19'-0"TYPICAL — 9'-0"x 17'-0"ADA,WITH BUMPER OVERHANG Conditionally Approved 1,i- l ' For only the work as described in: PERMIT NO. 41/11/) Zt.+l `©c=C. , 7 COMPACT PARKING SPACE: project#I 11015 ' 7'-6"x 17'-0"TYPICAL See Letter to: Follow I I PROPOSED SITE PLAN 7'-6"x 15'-0",WITH BUMPER OVERHANG Attach I ) N Job - Q-2 a3 z DRIVING AISLE WIDTH(ONE-WAY)20 FEET gr ?J Date: 1 "' _�� Ill-I B � �w oUI CV fa O 5 - 11258 11259 11295 11243 11268 VICINITY MAP 11262 11250 11287 'i. 8275 11279 8465 11312 wa 8355 Q 0 1132 J ' ix MMD2011-00017 11326cx c8225 8175 11315 11300 8035 ,_ Westside Christian High School 8400 8 294 � ++++++le +i+ + + ++ ++► '1+ +++ ► +# ++ + ♦ + ++ +♦ 8020 , ______ 8356 �+�+�+i+��+i+�++��i+�+i++++i++�*+�*+�♦ � oo�o 80208020 83 32 ',*+�+;+♦+++++++ + +++ �♦+ ►+++ it.+++ `�i► 8 06 0 L +♦ +4+* ��,} +� + + 8060 8050 — Subject Site •I++ i«+� i+i+++�+++++ ++ ►+ ++++4� 8060 ._ +++i♦40,Ai+i ++++�+ + ++ ► = tI 8050 ,N 8410 + '+41k + ++++++0++ + '+++ ►+ `�\ 8376 0340+++++++++++ ++ i+ + ++ +�, �. N. ►i+ i�ii++ i ++`+ *i++++i++ +i+moi+�, L. ........ 0 gm I,-.-ir 8388 + + 11745 ++++ + re +**+++• � 11745 �� 0,4+++++0 o.►✓' '♦ i + ,'�''++++ ++ r . i. � o 41P+. 44V" ellikv' 111115e4- ' N x ++ +♦ ♦ ++♦4. + ♦♦fit ♦♦ ♦s $4,, so, `• • \\\ ► ++++i+�+++ ++ ++++ 441 1147 * 4 +,��+►t++ i �* ++ + *+ ♦ + *• .. Information on this map is for general location\ \\\ � �` only and should be verified with the + + ++ `++ ++ f`+ Development Services Division.*♦��+ + ++++ + r_...,,,,.---:,•-'''''''' pprox.Scale 1:2,000-1 in=167 ft \\\\\\\ # 4,*+ ++ +++++++ �ft l Map punted at 12:07 PM on 03-Jan-12 DATA IS DERIVED FROM MULTIPLE SOURCES.THE CITY OF TIGARD + - ✓' MAKES NO WARRANTY,REPRESENTATION OR GUARANTEE AS TO THE tti CONTENT,ACCURACY,TIMELINESS OR COMPLETENESS OF ANY OF ` 41' + �y,.' .__-- \ .. THE DATA PROVIDED HEREIN.THE CIN OF TIGARD SHALL ASSUME NO LIABILITY FOR ANY ERRORS.OMISSIONS,OR INACCURACIES IN THE \ 1 - .-"�•.. 1 INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. ll City of Tigard Fee: ��1746 p 13125 SW Hall Blvd ik 0.AR PS Tigard,dR 97223 • .E„ \ \'' Tl M� �-t, 503 639-4171 a i www.tigard or.gov tIc.1Hn MAILING / NOTIFICATION RECORDS • EXHIBIT A 1111 NOTICE OF TYPE I DECISION MINOR MODIFICATION (MMD) 2011-00017 . WESTSIDE CHRISTIAN HIGH SCHOOL ' 120 DAYS = 4/5/2012 SECTION I. APPLICATION SUMMARY FILE NAME: WESTSIDE CHRISTIAN HIGH SCHOOL CASE NOS: Minor Modification (MMD) MMD2011-00017 APPLICANT: Andy Sears, Principal OWNER: City Bible Church Westside Christian High School 9200 NE Freemont Street 4565 Carman Drive Portland, OR 97220 Lake Oswego, OR 97035-2574 PROPOSAL: The applicant requests minor modifications of its conditional use permit (CUP2011- 00002) for a new school use on the subject property. The permit expanded the existing building from 36,750 square feet to 64,200 square feet and includes indoor and outdoor athletic facilities to accommodate up to 450 students. The proposed modifications include: 1) relocating the proposed gymnasium addition from the southwest to the southeastern corner of the existing building to match the existing floor elevation, 2) reconfiguring the west and east parking lots reducing total parking from 160 to 130 spaces, 3) moving the mixed solid waste and recycling area from the west side to the east side of the east parking lot, 4) substituting the above- grade detention pond to below-grade detention and shifting a portion of the site's stormwater toward Pacific Hwy., 5) increasing the total number of proposed bicycle parking spaces to 36, and 6) updating the revised figures and text to address information required in the conditions of approval for CUP2011-00002. 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 1S136CC,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. \VESTSIDE CHRISTIAN HIGH SCHOOL PAGE 1 OF 11 MMD2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE (CUP2011-00002) • • P APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.360, 18.370, 18.390, 18.520, 18.705, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. 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. CONDITIONS OF APPROVAL PRIOR TO THE REQUEST FOR FINAL BUILDING INSPECTION, THE FOLLOWING CONDITIONS SHALL BE SATISFIED Submit to the Current Planning Division (Gary Pagenstecher, 503-718-2434 and Todd Prager, 503- 718-2700) for review and approval: 1. Prior to site work, the applicant shall submit a cash assurance (irrevocable letter of credit or cash deposit) for $3,312.50 (26.5 inches of proposed mitigation tree slanting x $125/caliper inch). Any trees successfully planted and maintained in accordance with tie approved Tree Mitigation Plan and TDC 18.790.060.D, will be credited against the assurance two years after all of the trees are planted. After the trees are planted, the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period, the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the original cash assurance. Failure to plant and provide documentation of mitigation tree planting by the project arborist within 6 months of certificate of occupancy issuance shall result in the forfeiture of the cash assurance to the city's Urban Forestry Fund. THIS APPROVAL MUST BE IMPLEMENTED WITHIN 18 MONTHS FROM THE EFFECTIVE DATE OF THE HEARINGS OFFICER'S DECISION. SECTION III. BACKGROUND INFORMATION Proposal: The applicant requests minor modifications of its conditional use permit (CUP2011-00002) for a new school use on the subject property. The permit expanded the existing building from 36,750 square feet to 64,200 square feet and includes indoor and outdoor athletic facilities to accommodate up to 450 students. The proposed modifications include: 1) relocating the proposed gymnasium addition from the southwest to the southeastern corner of the existing building to match the existing floor elevation which reduces the expansion from 24,300 to 21,550 gross square feet (total permitted gsf reduced from 64,200 to 61,450), 2) reconfiguring the west and east parking lots reducing total parking from 160 to 130 spaces, 3) moving the mixed solid waste and recycling area from the west side to the east side of the east parking lot,4) substituting the above-grade detention pond to below-grade detention and shifting a portion of the site's stormwater toward Pacific Hwy., 5) increasing the total number of proposed bicycle parking spaces to 36, and 6) updating the revised figures and text to address information required in the conditions of approval for CVP2011-00002. WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 2 OF 11 M D2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE(CUP2011-00002) + • • 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. CUP2 11- 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. 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. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS 18.330.020 Approval Process A. Initial applications.A request for approval for a new conditional use shall be processed as a Type IIIHO procedure, as regulated by Chapter 18.390.050, using approval criteria contained in Section 18.330.030.A and subject to other requirements in this chapter. CUP2011-00002 was approved by Final Order of the Hearings Officer on December 15, 2011, permitting a new school use and 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. B. Major modification of approved or existing conditional use. 1. An applicant may request approval of modification to an approved plan by: a. Providing the Director with five copies of the proposed modified conditional use site plan; and b.A narrative addressing the proposed changes as listed in subsection B.2 below. The applicant's submittal materials included the required site plan and narrative. 2. The Director shall determine that a major modification(s) has resulted if one or more of the changes listed below have been proposed: a. A change in land use; b. A 10% increase in dwelling unit density; c. A change in the type and/or location of access ways and parking areas where off-site traffic would be affected; d. An increase in the floor area proposed for non-residential use by more than 10%where previously specified; e. A reduction of more than 10% of the area reserved for common open space and/or usable open space; f.A reduction of specified setback requirements by more than 20%; g. An elimination of project amenities by more than 10% where previously specified provided such as: (1) Recreational facilities; (2) Screening; or(3) Landscaping provisions; and h. A 10% increase in the approved density; Changes b and h are not applicable to the proposed civic development as they relate to residential use. As shown in the applicant's submittal (Request for a Type I Minor Modification of Westside Christian High WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 3 OF 11 MMD2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE(CUP2011-00002) • S r School's Approved Conditional Use (CUP2011-00002)), the proposed modifications are not applicable to the changes listed in a, c, d, e, f, and g. Therefore, the proposed modifications are considered minor. 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. The proposed modifications are not within the description of a major modification as provided in Subsection B above and are considered minor. 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. The applicant has requested a Type I minor modification procedure. 3. A minor modification shall be 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; and As reviewed below, the proposed modifications are in compliance with all applicable requirements of this title, or have been conditioned to be in compliance,and may therefore be approved. b.The modification is not a major modification as defined in Subsection A above. The proposed modifications are not within the description of a major modification as provided in Subsection B above and are considered minor. A. ZONING DISTRICTS Commercial Zoning Districts (Chapter 18.520) Lists the descriptions of the commercial Zoning Districts. 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. The proposed site is zoned MUE. Table 18.520.2 includes development standards in commercial zones related to lot size, width, coverage, and building setbacks, height, and landscape requirements. In this case, the school use is subject to the commercial (C-G) standards for the MUE zone and to additional conditional use (CU) standards for schools. The table below compares the proposed dimensions with the applicable stand.ards. Bold represents the proposed modifications. WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 4 OF 11 MMD2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE(CUP2011-00002) • TABLE 18.520.2 MUE CU Proposed STANDARD C-G Schools Minimum Lot Size None None None -Detached unit - - -Boarding,lodging, - - rooming house Minimum Lot Width 50 ft. None 420 ft. Minimum Setbacks -Front yard 0 ft.X111 30 ft. N/A -Side facing street on - 20 ft. 325/28 ft. corner&through lots 111 -Side yard 0/20 ft.►8► 20 ft. 20/45 ft. -Side or rear yard abutting - 20 ft. 134 ft. more restrictive zoning district -Rear yard 0/20 ft.181 30 ft. N/A -Distance between front - N/A of garage&property line abutting a public or private street. Minimum Building Height N/A N/A Maximum Building Height 45 ft 30 ft Maximum Site Coverage f�1 85% 50% Minimum Landscape 15% 50% Requirement Minimum FAR 131 N/A N/A Minimum Residential N/A N/A Density 141151151 Maximum Residential N/A N/A Density 41151161171 111 The provisions of Chapter 18.795(Vision Clearance)must be satisfied. 121 Includes all buildings and impervious surfaces. 131 Applies to all nonresidential building development and mixed use development which includes a residential component. 181 No setback shall be required except 20 feet shall be required where the zone abuts a residential zoning district. 1111There shall be no minimum front yard setback requirement;however,conditions in Chapters 18.745 and 18.795 must be met. As shown in the applicant's minor modification submittal (gym height will be reduced from 42 feet to 30 feet and the eastern side yard setback reduced from 135 to 45 feet) and in the comparative table above, the proposed development meets all of the applicable development standards of the underlying zoning district and the additional conditional use standards for schools. Special limitations in the MUE zoning district are as follows: 1. The maximum floor area ratio (FAR) for all commercial and industrial use types and mixed- use developments shall not exceed 0.40. Residential use types, including transient lodging, shall not be subject to this requirement; According to the applicant's minor modification submittal, the proposed modifications will decrease the approved 64,200 square feet to 61,450 square feet, nominally reducing the FAR to approximately 0.2. This standard is met. FINDING: Based on the analysis above, the proposed modifications meet the applicable standards of the Mixed Use Employment commercial zoning district. WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 5 OF 11 MMD2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE(CUP2011-00002) • • . B. APPLICABLE DEVELOPMENT CODE STANDARDS Conditional Use (Chapter 18.330) 18.330.030.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: 1. The site size and dimensions provide adequate area for the needs of the proposed use; 2. The impacts of the proposed use of the site can be accommodated considering size, shape, location, topography and natural features; 3. All required public facilities have adequate capacity to serve the proposal; and 4. The applicable requirements of the zoning district are met except as modified by this chapter. 5. The applicable requirements of 18.330.050 are met; and Section 18.330.050 includes the following standards for Schools: a. There shall be no minimum lot size requirements for schools other than what is required for the applicable zoning district; b. Setbacks: (1) The front yard setback shall be a minimum of 30 feet; (2) On corner lots and through lots, the setback shall be a minimum of 20 feet on any side facing a street, plus meet visual clearance areas, Chapter 18.795; (3) The side yard setback shall be a minimum of 20 feet; and (4) The rear yard setback shall be a minimum of 30 feet. 6. The supplementary requirements set forth in other chapters of this Code including but not limited to Chapter 18.780, Signs, and Chapter 18.360, Site Development Review, if applicable, are met. FINDING: These approval standards were addressed and met with the original conditional use permit as identified in the Hearings Officer's Final Order for CUP2011-00002 (Final Order). As shown in the applicant's submittal (Request for a Type I Minor Modification of Westside Christian High School's Approved Conditional Use (CUP2011-00002)), the proposed modifications are minor and do not change substantively the disposition of the project such that the findings for these criteria would change. Therefore, the approval criteria for the conditional school use continue to be met. Site Development Review (Chapter 18.360) 18.360.020 Applicability of Provisions. Site development review shall be applicable to all new developments and major modification of existing developments. FINDING: The proposed modifications of the approved conditional school use (CUP2011-00002) are considered minor. Therefore, the site development review criteria do not apply. Variances and Adjustments (Chapter 18.370) Adjustments to parking standards (Chapter 18.765). Reduction in required bicycle parking. The Director may approve a reduction of required bicycle parking per Section 18.765.050.E by means of Type II procedure, as governed by Section 18.390.040, if the applicant can demonstrate that the proposed use by its nature would be reasonably anticipated to generate a lesser need for bicycle parking. FINDING: Pursuant to Table 18.765.2, Minimum and Maximum Off-Street Vehicle and Bicycle Parking Requirements, six bicycle parking spaces per classroom are required for high schools. For the proposed 12 classrooms, 72 spaces are required. City Bible Church's use of the assembly area would require 13 bicycle parking spaces (250 assembly area seats/20 seats per space). The applicant originally proposed 16 spaces based on observation of the existing bike use at their current location but later agreed with the 36 spaces staff recommended to the Hearings Officer. The proposed modifications as shown in the revised landscape plan (Sheet III-4B) include 36 bicycle spaces, which meets Condition #24 of the Final Order. The applicant's submittal also includes Sheet III-4C showing a WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 6 OF 11 MMD2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE(CUP2011-00002) • bike rack detail,which meets Condition #25 of the Final Order. 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 proposed modifications do not affect the access approved under the Final Order. Therefore, the provisions of this chapter continue to be met. Landscaping and Screening (18.745) Street Trees: Section 18.745.040 states that all development projects fronting on a public street or a private drive more than 100 feet in length shall be required to plant street trees in accordance with Section 18.745.040.0 Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small,medium or large). FINDING: As shown on the applicant's Landscape Plans (Sheets III-4A thru 4C) the street trees meet the species and spacing requirements. A letter from the applicant's Landscape Architect in the modification submittal clarifies that the proposed Tri-color Beech along Pacific Hwy would not conflict with overhead utility lines, which meets Condition #21 of the Final Order. Other standards in the Landscaping and Screening Chapter continue to be met under the proposed modifications or are conditioned to be met in the Final Order. 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 storage area to the east of the east parking lot. The applicant's submittal, including a letter from Pride Disposal and the Landscape Plan (Sheet III-4B), shows that the Mixed Solid Waste and Recyclable Storage standards continue to be met. Off-Street Parking and Loading (18.765) Disabled-Accessible Parking: All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Uniform Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. According to the Uniform Building Code (UBC), five ADA handicap spaces are required under the modified plan where parking has been reduced from 163 to 130 spaces. The Site Plan (Sheet III-1B) shows five ADA handicap spaces located at the east and west entries to the building, consistent with this standard. In addition, a wheelchair-only space has been located on the west side of the building nearest the front door as shown on Sheet III-1B of the modification submittal,which meets Condition #26 of the Final Order. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. The applicant's original Site Plan (Sheet III-1) showed no wheel stops for three compact spaces and three ADA spaces that overhung the six-foot sidewalk at the east building entrance. A condition required wheel stops at this location. However, the modification submittal replaced these spaces with the gymnasium. Therefore, Condition #27 of the Final Order no longer applies. WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 7 OF 11 1'IMD2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE(CUP2011-00002) • Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. Single-family residences and duplexes are excluded from the bicycle parking requirements. The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5.e. Pursuant to Table 18.765.2, bicycle parking for schools is required at 6 spaces/classroom for high schools, with a total of 72 spaces required (12 classrooms x 6 spaces). The applicant's modification submittal (Sheet III-4B) shows 36 spaces, 20 to the east entrance and 16 to the west entrance of the building as required under Condition #24 of the Final Order. The applicant's submittal also includes Sheet III-4C showing a bike rack detail,which meets Condition #25 of the Final Order. Minimum and Maximum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for a school use is one space per 5 students and staff. At maximum build out the applicant estimates 450 students and 38 staff. Therefore, a minimum of 98 spaces (488/5) are required. The maximum parking allowed is one space per 3.3 student and staff. Therefore, 147 spaces (488/3.3) are allowed. The proposed modification would reduce the spaces approved from 163 to 130 spaces. Therefore, the off-street parking requirement continues to be met. FINDING: Based on the analysis above, the off-street parking and loading standards have been fully met. Tree Removal (18.790): 18.790.030,Tree Plan Requirement A.Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The applicant's original submittal included a Tree Assessment and Development Plan dated September 12, 2011 by Halstead's Arboricultural Consultants, an Existing Tree Plan (Sheets II-5A/B), a Landscape Plan (Sheets III-4A — C), and a narrative, which together contain all of the required elements for a tree plan as listed below. The modification submittal includes revised Tree Plan sheets showing the new location of the gymnasium, disposition of the affected trees, and a revised Tree Protection Fence detail. However, the revised tree plan protection, removal, and mitigation plan does not appear to have been reviewed and approved by a certified arborist,which is required. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The revised Existing Tree Plan (Sheets II-5A and II-5B) contains the required information, consistent with this standard. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 8 OF 11 MI 2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE(CUP2011-00002) • • • b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. Tree Tables II-5A and II-5B identify whether each tree will be preserved or removed. According to the arborist report, six trees are healthy and greater than 12 inches in diameter and therefore subject to mitigation. The proposed modification shows four trees to be kept as indicated in on Sheets II-5B and III- 4B. Therefore, 50% of the caliper inches shall be mitigated. According to the Tree Table on Sheet II-5A, trees numbered 2 (24") and 3 (29") are subject to mitigation totaling 26.5 mitigation inches (53" x .50 =- 26.5").26.5"). 3. Identification of all trees which are proposed to be removed; Tree removal information is contained in the Tree Table and is shown on the Existing Tree Plan (Sheets II-5A and II-5B, revised), consistent with this standard. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The Existing Tree Plan (Sheets II-5A and II-5B) has been revised to include a chain link fence detail instead of"snow fence," consistent with the specifications of the project arborist (5-foot tall chain link). FINDING: Based on the analysis above, the applicable Tree Removal standards have not all been met. The City of Tigard Arborist has reviewed the proposed modifications and finds that the revised tree plan does not appear to have been reviewed and approved by a certified arborist, which is required. Condition #2 of CUP2011-00002 continues to require the project arborist to provide a signature of approval on the tree preservation plan certifying that the tree preservation fencing type and dimensions and tree preservation specifications are consistent with their recommendations. The proposed modification resulted in a change in mitigation calculations which is accounted for in the revised condition (Condition #1 in the Final Order) below. With the following condition of approval, these standards will be met. CONDITION: • Prior to site work, the applicant shall submit a cash assurance (irrevocable letter of credit or cash deposit) for $3,312.50 (26.5 inches of proposed mitigation tree planting x $125/caliper inch). Any trees successfully planted and maintained in accordance with the approved Tree Mitigation Plan and TDC 18.790.060.D, will be credited against the assurance two years after all of the trees are planted. After the trees are planted, the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period, the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the original cash assurance. Failure to plant and provide documentation of mitigation tree planting by the project arborist within 6 months of certificate of occupancy issuance shall result in the forfeiture of the cash assurance to the city's Urban Forestry Fund. WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 9 OF 11 MMD2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE(CUP2011-00002) • . JI Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet m height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (trees may be placed within this area provided that all branches below eight (8) feet are removed). A visual clearance area is the triangular area formed by measuring a 30-foot distance along the street right-of- way (non-arterials) and the driveway, and then connecting these two (2),30-foot distance points with a straight line. FINDING: The applicant has indicated in the narrative and shown on the Site Plan (Sheet III-1) that no obstructions are proposed within the visual clearance area either side of the intersection of the private drive and SW Pfaffle Street, consistent with this standard. In addition the visual clearance triangle is shown on the Landscape Plan (Sheet III-4A),which meets condition #28 of the Final Order. Street And Utility Improvements Standards (Chapter 18.810) Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. 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: The Hearings Officer detailed the requirements of an easement providing a connection between Highway 99W and Pfaffle Street in Condition #15 of the Final Order. The applicant's modification submittal (Sheet III-1B) shows the alignment of the easement along the new accessway from Pfaffle and then through the west parking aisle and down the old western accessway to Pacific Highway. This alignment may change in the future with the phased development of the auditorium, which is anticipated in the terms of the Condition and the requirements of the easement. SECTION V. OTHER STAFF COMMENTS The City of Tigard Arborist has reviewed the proposed modifications and finds that, as verified by the project landscape architect, the street tree species comply with the standards in 18.745 (meeting condition #21). However, the revised tree plan protection, removal, and mitigation plan does not appear to have been reviewed and approved by a certified arborist,which is required. The City of Tigard Development Engineering Division has reviewed the proposed modifications and finds that there are no changes to public facilities improvements and that no additional conditions are required. SECTION VI. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Affected government agencies WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 10 OF 11 MMD2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE(CUP2011-00002) s s 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 JANUARY 3, 2012 AND BECOMES EFFECTIVE ON JANUARY 4, 2012. 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. / - 3 APPROVED B. G Pagenstecher DATE socia e Planner WESTSIDE CHRISTIAN HIGH SCHOOL PAGE 11 OF 11 MMD2011-00017 MINOR MODIFICATION TO AN APPROVED CONDITIONAL USE (CUP2011-00002) --/ 11258 11295 11243 I 11259 11268 11262 - 11250 11287 VICINITY MAP y" - "` 8275 11279 8465 11312_ 8355 11320 - F' j _.,. _ MMD2011-00017 11326 8225 8175 11315 5 11300 8035 Q Westside Christian High v- School 1 T_ PFM-i I,F ST oo r--- *Iry 7...F f 8400 8294 + �+•i+ + + ++1+ + ++ ++,�44 8020 ++ i++�+++ i++++ + O+ +i+iii' . 8356 + ++�++ ++ii++++++ ++ ►+++++. 8060 80208020 8332 *+++++ + ++ +++ ++++,+++++ 8060 L ++ + +++ + i ++++ ++*+ 1 8060 Subject Site 0 V*tt +i+ 40+ 4 8060rr---i 8050 8410 ++++♦� ++++++il+ ++++„�+�1►++M✓'+♦ ++ 8376 *+++*+ + ++++++++8364 i++ + i+*+1 lT+#++ 1+ '#lM +��++++ 11745 01°111111t4471--- v *++++ 8.41* 11745 I8388 � +++ ++ '' + + ++ 1 .� q - *eik ►+++* +++ ++� ++ + + + 1111111V-ir : I Ir ATL i+►+++ mai +++ 4.; . R � It .1k .. 'V-411' V 4, .40k 401A 8286 ++ ++"� + i � ► ,,+ , 11747 1. 4, 11110 + + + +� + +•44 k+,4 0 A Information on this map is for general location � ♦ ,it' -•"2'..- •' '' only and should be verified with the + +� + ,,+".- Development Services Division. ,►++ ►+ + ++ + + +, � +++++ � ��+�. Approx.Scale 1:2,000-1 in=167 ft ♦•irt + t. + +i Map printed at 12:07 PM on 03-Jan-12 N.#,� 4" ,A �,`` DATA IS DERIVED FROM MULTIPLE SOURCES.THE CITY OF TIGARD ♦ tom tr`w MAKES NO WARRANTY,REPRESENTATION OR GUARANTEE AS TO THE r+� 1 CONTENT,ACCURACY,TIMELINESS OR COMPLETENESS OF ANY OF 4 # M�...."":„.e.'' ',,,1 THE DATA PROVIDED HEREIN.THE CITY OF TIGARD SHALL ASSUME NO t LIABILITY FOR ANY ERRORS,OMISSIONS,OR INACCURACIES IN THE 1 INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. /!y City of Tigard Feet 1746 13125 SW Hall Blvd 0 250 TwhltDor Tigard,OR 97223 ,. • 503 639-4171 1 \ . .- ".-. . I www.tigard-or.gov 1 R.A R I) 0 • , • 4111 '4 t T L + - __.__ 1 I \', bit/i1 1 I . \ ' 1 '` 1\ . 1 I ' i 1, ,,'1 s ! ARCHITECTURE•IIJTEfilORS+PLANNIItG ` '-\ \, �\ SOLID WASTE! \ RECYCLING1 ' ,••=14, 0,4C., -/ENCLOSURE.` _ , \ ',,1 `, \ \ 1, £ / , •i-S'T7 T, 7 7/7777—n-777— i.. �_•' h`) .Vii. \ .} \� ',_,) \ it 1 ` 1 }., W P c / / /2. EMERGENCY SE DRI h , Ir 3 I r I '•c c c c c c c G�1c c c c c c c c c c EMERGENCY USE DRIVEWAY ,,\ h \h id - T i� -`1 G= EAST PARKING LOTS- �, \ \ 1'=��" W J ' �r- ( , L—_ `� ' •+ \ 1',,41 �'_" \ 3 . •^-r EXISTING Y. / _}., 1 hL _" JDRIVEWAY iz J d ' 1' ��i �'. NEW STUDENT �" ' �, ,p ,``'�� ` I L - -— '\ L , o c� a. o. 4 0. e a ._ COMMONS/ = '� "" j 1. Tl `\ y / / „fr ' - -j _b _' 1 GYMNASIUM \,� \ \' o 0 _ - ) -� Y ADDITION n \ / N DROP-OFF LANE ' ,,'` \ J , , 71� uoo46ub ____= r r,,r; s' . fr, I I — 4S / ! L 1 _�` ,-, SOCCER FIELD i 1 h W NO4VF i �- \ \ .`�. . \, may\ - `, 7 , ;/3 EXISTING AUDITORIUM / , ,',. J / \ \\\,',--....) ; \ I `4 `` It ,11 +I 1 J SIGN { NEW CLASSROOM/ 1 ,111 k�, ', (f/J/ ) .J ' I TERRACE }!� h 1 r \� \ 1 Ii LIBRARY ADDITION . P�1STRIANBICY LE4LINK', 1 \ EXISTING BUILDING 1 \ ��'� ,1 O J1 � _ • O O �I A �_ J 1 . i j — r... _ 1.,11 1 . ,1 = 0 11;/ / // , / tei / ,./... , // y, .:_:, ‘c ' _c ,, \\ \ \ \\ = . co c,-, • . , , „ r-- \ .\/p FFUTUREAUDTDRUMAD(TINI '/i ' nIt'` I IIIIIIIIIIII I�UI1Ull�'-�-_� ` ^ MINENTRCE PARKIN �/ I L \\\ Ig PROP-OFF LANE13 J ---_-,—Hi I "WHEELCHAIR USER P a '/ / 1 / .r: — O (n d A I I t� ONLY"SPACE �,- l+ \\''.\ , L L al r F / i 1 17 DETENTION AREA I L- -t--- —_- _ —y-- ! ✓ I 1 J I ;`�- J- Jh j �1 `, Ln I , PUBLIC BIKE/PEDESTRIAN __ \ _ v p \ \ EASEMENT / \ \ E •IVWESTPARKING LOT-J / / ,/ . ` ENTRY DRIVE �, 0 ,-4- -�� CD CO `_ / / . 0 ----, 000 , 9 7 ,9 9 7 7 / A CD g �� i � � � o 0 o J f ` iy ``l �—y_-_,,,,-•—••----• / j Ln ' do// 1 /- \\ o i ., C Lc' /' / / .--- . E9 PROPOSED SITE PLAN SCALE'. 1"=40'-0' C D . Q 0 VEHICLE PARKING: PARKING SPACE TYPE hase Conditional Use = DESIGNATED COMPACT SPACES(MARKED"C" :49 P ) Revised DESIGNATED CARPOOL SPACES(MARKED"CP") :7 �_ L PROPOSED SPACES __ WEST PARKING LOT :91 SPACES ACCESSIBLE PARKING SPACES(MARKED W/SYMBOL) :5 date November 30,2011 EAST PARKING LOT :39 SPACES _ revisions TOTAL : 130 SPACES BICYCLE PARKING: PARKING STREET SIZES(60-DEGREE PARKING) BICYCLE RACK sPacaITY ORTIGARD --- STANDARD PARKING SPACE: p�°py ------------- 8'-6"x 19'-0"TYPICAL Conditionally Approved l ) t 9'-0" x 1T-0"ADA,WITH BUMPER OVERHANG For the work described COMPACT PARKING SPACE: PERMIT NO. irn/75:P i project#1 11015 L 7'-6"x 17'-0"TYPICAL See Letter to: Follow PROPOSED SITE PLAN 7'-6"x 15'-0",WITH BUMPER OVERHANG Mach t J a Job .. - Q z DRIVING AISLE WIDTH(ONE-WAY)20 FEET B • t' Date: /- a{ r,-_:,e, •i01— O- __Li,1 z __ .. - --- - _ _... i 0 Westside Christian High School, Minor Modification Completeness Item Met Not Met N/A Comments 18.745.040: X As verified by the project landscape Street Trees architect, the street tree species comply with the standards in 18.745. 18.790.030: X The tree protection, removal, and Tree Plan mitigation proposal appears to comply Requirement with tree plan standards in 18.790. However, tree plans are required to be completed by a certified arborist, yet it does not appear the project arborist has reviewed/approved the revised plan. I recommend requiring documentation that the project arborist concurs with the revised proposal so the tree plan standards are met. 18.790.050: X No trees are proposed for removal in Permit Applicability sensitive lands. Todd Prager Associate Planner/Arborist December 14, 2011 • r r � r MEMORANDUM TIGARD TO: Gary Pagenstecher Associate Planner 11 FROM: =' us Duenas Development Engineer RE: Engineering Comments —Minor Modification for Westside Christian High School (CUP2011-00002) DATE: December 14, 2011 The proposed minor modification to the approved Westside Christian High School land use approval (CUP2011-00002) includes changes to the building layout, drainage flows, as well as water quality and detention facilities originally proposed for the project. A review of the application and revised plans submitted indicate no changes to the public improvements. No additional conditions are required for the proposed changes. Revisions to the private water quality and storm water detention facilities are acceptable and are adequately covered by the original conditions of approval. Those original conditions remain in effect for the project submitted with the proposed revisions. c: Mike White, Senior Engineering Technican -4 11258 J 11259 11295 I 11243 11268 11262 11250 11287 / VICINITY MAP < 8275 11279 F ._.-_ 8465- d 11312 8355 >11320 MMD2011-00017 __.) 11326 c8225 ', 8175 11315 11300 8035 rr, 4 Westside Christian High "- �r, School - 1'tAH-LL ST °D 8400 8294AO. .44-1**- 41441($)44;$44124 ♦ 8020 8356 tr*"Nir V , *I 0, it 4 444# 01, # # 80208020[ , 41, ► , ► 8060 — 8332 ♦ ' 8060 Wiriffr� ., . ► ; 8060 + — Subject Site � iAA" . .;*S so 60 8050 ..... J + � o 8050 VA** ••+:60 .5..- ,J 8410 * # 4#** A A r •ON 1 141 *_4 4 4 0 NN 83764t*„. "AV.; N 8364\-,., ri ct 4 0 ro.#4t $0•4 vott'lc*IPA,.41 ?..1 1, ., t41I1I i ._ - ,,,, IL:Pill ''' -4''''--• le • 8388 ► � 11745 i Ilir,•' , 4 44'Or* ..:00 •7;0:4 IP' ..z,_,_.,_,:_. -. • 7:- di .411+44h4;4:4 A 1 ... it00:44.**. dtaW Aso.4740,04 it • r *A tiire 501 v.,. *40' At •.4;# 45 4. 1"..4 ...� �� �"4$* i� 8286 \ f0 47 • 4$* 44t4 # ****♦• #.# 44 11747 f i &hie 0++0 ••+ • 4,4 44044 l• i .,,'-'-- Information on this map is for general location * 4* �, only and should be verified with the i*:::::V:;:•:4 04 Development Services Division. - Approx.Scale 1:2,000-1 in=167 ft,.- Map printed at 12:07 PM on 03-Jan-12 \ \ • .• 4# 4+4 oop 40,10 ' ;IVA* SA+.10 DATAIS DERIVED FROM MULTIPLEOURCES.THE CITY OFTIGARD MAKES NO WARRANTY,REPRESENTATION OR GUARANTEE AS TO THE - CONTENT,ACCURACY,TIMELINESS OR COMPLETENESS OF ANY OF 1,. THE DATA PROVIDED HEREIN.THE CITY OF TIGARD SHALL ASSUME NO \ \ �- LIABILITY FOR ANY ERRORS,OMISSIONS,OR INACCURACIES IN THE .F`'.'• 1; - INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. City of Tigard X11746 D 13125 SW Hall Blvd Feet TIGaR qpS Tigard,OR 97223 ' C 2_ - M 503 639-4171 1 -k\ \ \'''''' , www.tigard-or.gov TlcnKn I 1S136CC00100 Owner re-C'<) (J CITY BIBLE CHURCH 9200 NE FREMONT ST 1 1 3 I 2.0 `� PORTLAND,OR 97220 1 1 '� r • 'u City of Tigard mu • • Minor Modification — Type I Application 4 iititomt .<;,a..,,., <xi.; ,«.... .,..., a ,..,,'.:4:aDS�,�,a,xMgntit.��.c�'rx"�,::;i?'&"N " ''a'SSVAc'�r"'�n,PZMMt�:"�',', GENERAL INFORMATION In addition, the Director must find that the proposed change is in compliance with all applicable requirements of Property Address/Location(s): Title 18 of the Tigard Development Code. To complete 'i'Zo v 5 W P-C.- cte this review, the Applicant's proposal must include a Tax Map &Tax Lot#(s): discussion indicating how the site expansion/change will I $ 1 3 (Q G C Lm-1- 1 0 0 continue to comply with the maximum setback, building Site Size: . A-` height, parking, and landscaping standards. Other requirements of this title such as clear vision, solid waste Applicant*: Wes-�s?de. CG.risk ah 44;J k 5 of storage, non-conforming situations, signs, and tree Address: 5 GS (tteliNetn br;vee removal may also be applicable depending on the type and City/State: L w.ICt Os w r a � 6 Q. Zip: '41 sib location of the proposed modifications. Primary Contact: And.( , Pr;n ; Phone: 56 k Z.Z E-Mail: .5 earsE. Le.J G ks o r I i rt e • o r Property Owner/Deed Holder(s)*: REQUIRED SUBMITTAL ELEMENTS (Attach list if more than one) C &i 1D le C-k U f cIA (Applications will not be accepted without the Z S following required submittal elements) Address: 9 2.C NE Fre r l a"4 5 - PhonedS• Z 2.t5 City/State: Po c--j e O . Zip: 41 7 ZZ 6 [✓r;Application Form Owner's Signature/Written Authorization * When the owner and the applicant are different people, the [/ Title Transfer Instrument or Deed applicant must be the purchaser of record or a lessee in Q- Site Plan(4 Large Plans&One—Reduced to 81/2"x 11") possession with written authorization from the owner or an 1 pplicant's Statement/Narrative(4 copies) agent of the owner. The owner(s) must sign this application in the space provided on the back of this form or submit a Filing Fee $605.00 written authorization with this application. 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 FOR STAFF USE ONLY or change does not invoke one or more of the criteria Case No.(s): t a .)-0 f _00 DI discussed within Section 18.360.050(B) — Site Development /1 Review or Section 18.330.020(B)(2) —Conditional Use. If the l p modification exceeds the maximum allowed under any one or Other Case No.(s): (�` Q more of the criteria, a Major Modification review is required. (�`�-1 Q Receipt No.: 1I1 Major Modifications are processed in the same manner as a Date: [ 7 ' new Site Development Review or Conditional Use Permit. Applicant's Statement: Application Accepted By: The applicant's statement must include a summary of the Date Determined Complete: proposed changes. Criteria in either 18.360.050(B) or Revised: 7/1/11 18.330.020(B)(2) must be addressed with a detailed response c\curpin\masters land use applications\minor modification app.doca to each criterion. Failure to provide the information needed to process the application would be reason to consider an application incomplete and delay review of the proposal. City of Tigard 13125 SW Hall Blvd.,Tigard, OR 97223 503-718-2421 www.tigard-or.gov Page 1 of 2 1111 • 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 C9 day of hoc- day ,20 /1 Owner's Signature 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 I 503-639-4171 Iwww.tigard-or.gov I Page 2 of 2 410 1111 APPLICANTS: 'When the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided or submit a written authorization with this application BY SIGNING BELOW,THE APPLICANTS)SHALL CERTIFY THAT: • The above request does not violate a y deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted,the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued,based on this application,may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. L. Applicant's Signatur Date • /74/ Owner's Signa Date • Owner's Signature Date Authorized Agent's Signature Date • • Print Name Title Phone Number • • SIGNATURES of each owner of the subject property are required • • • • City of Tigard I 13125 SW Hall Blvd.,Tiard, OR 97223 I 503-718-2421 www.tigard-or.gov Page 2 of2 • I '. Washington County.Oregon 2004-096328 06109/2004 09:24:07 AM t)-OW onto Stn. K GRUNE'WALD 4 St d.00 10.00 311.00 84,600,00.Total n$,432,00 After n corelrg return to: (Name,Address,Zip) C t31b1e Church 00841942200400963280030031 I,Jerry Henson,director ofAee►am eentand Taxation tay,„,4::..3'.:',,..11,,,, shy 9200 NE t=rernont Street end Es-Officio County Clerk for Waahingtron County LJ Oregon,do hereby certify that the within Instrument of t Portland10R i •"," � writino was received and *corded in ttie book of arc ;.,! Attn:Robert Jameson records of raid county. th Until requested of atwiae,sand all tax:automatic to: ``' ' y� .•° (Name,Address.Zip) Jerry Hereon,Director et Clerk she and 7txstion, (f) City Bible Church sXant�ta county clerk . 0 9200 NE Fremont Street (1 Portland,OR 94£4,3&- z( % I . 6 v _ SPACE ABOVE RESERVED FOR RECORDER'S USE 0 O WARRANTY bLED —:::1. Stephan 8aracch,Grantor,conveys and warrants to City Bible Church,an Oregon 501c(3)non-profit c: corporation,Grantee,the following described real property free of encumbrances,except as specifically set forth herein,situated In Washington County,State of Oregon,described as follows,to- wit: 0I See Exhibit'A'attached hereto and by this reference incorporated herein A,> .�i WASHINGTON COUNTY W :t i> '" �'' REAL PROPER-re RT1'TI�ANSFER TAX � Property Account Number(2284452 �, •ri., $y !Id � ``` The •property is free from encumbrances,except- See attached Exhibit`B" }.4�. ;);;� ., FEE PAS ix The true consideration for this conveyance is$4,600,000,00. (Here comply with requirements of ORS 93.030.) Dated: June di ,2004 rn THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGUATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT THE PERSON ACQUIRING;FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY MANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUrrES AGAINST FARMING OR FO''=T PRACTICES IN ORBS 30.930. le:0 Stephe• ..'""i ' 4i STATE OF tY iOR ) County of i)c.KIkr)v" } The foregoing instrument was acknowledged before me on this day of June,2004 by Stephen Sarasch. i I l Air AdllIllr t "tblllc' rd for eS.t;oY7_A&lit` iirc r y commission expir= 3 ,., BRUCE A ROOKS NOTARY PUBLIC STATE OF NEW YORK NO,8616300 OARED IN ROCKLAND COUNTY COMA EXPIRES MARCH 31,20)S • I ' 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@westsideoniine.org Architect: Norm Dull,AIA Dull Olson Weekes Architects ' 907 Southwest Stark Street Portland, Oregon 97205-2809 Telephone: 503.226.6950 Facsimile: 503.273.9192 ' Email: normd@dowa.com Land Use Planner: Beverly Bookin, AICP The Bookin Group LLC 1020 SW Taylor Street,Suite 760 • Portland,Oregon 97205 ' Telephone:503.241.2423 Facsimile:503.241.2721 Email:bookin@bookingroup.com Request: Per Section 18.330.020(C), Type I Minor Modification of the proposed Conditional Use (CUP 2011-00002) now under consideration by the City of Tigard's Hearing Officer to approve the following site plan changes for the new Westside Christian High School(WCHS): I . Relocate the proposed gymnasium addition from the southwest to the southeastern corner of the existing building. This single-story addition will contain 21,550 gross square feet (gsf) instead of the previously proposed two-story 24,300-gsf building addition, as it entirely located on the school's main floor level. In its new location, the gymnasium's playing floor and support facilities also are on the same floor as the rest of the school. • Reconfigure the west and east parking lots, resulting in a reduction of parking spaces from 163 to 130. • Shift trash and recycling collection bins from the freestanding enclosure located at the southwest corner of the east parking lot immediately to the east on the parking lot's far edge. WCHS Request q for Minor Modification of Westside Christian High School(CUP2011—00002) 1 I O • • Substitute the above-grade detention pond in the northwest corner of the site near SW Pfaffle Street with a network of below-grade detention pipes and shift a portion of the site's stormwater drainage to the existing stormwater pipe in SW Pacific Highway • Increase the total number of proposed bicycle parking spaces from requested 16 to 36, per the proposed condition of approval #24 in the Staff Report to the Hearings Officer(CUP2011-00002). 111 • Update the revised figures and text to address information required in proposed conditions of approval of CUP2011-00002. Location: 8200 SW Pfaffle Street Site Size: 7.44 acres ' Legal Description: 1S136CC00100 MUEent m . Zonin Mixed-Use Employment Zoning: p Y (MUE) 111 Neighborhood: CPO 4B,CPO M Summary: On 11/14/11, the City of Tigard's Hearing Officer held the public hearing for the relocation of Westside Christian High School (WCHS) onto the site of the former GM Training Facility at 8200 SW Pfaffle Street. The use of the building for a high school is subject to Conditional Use review (CUP2011-00002). At this hearing the city's planning staff presented its Staff Report to the Hearings Officer,which recommends approval of the project subject to compliance with 37 conditions of approval.A final decision on the matter is pending. In the interim, WCHS has made minor revisions to its site plan, as listed above, to reduce the project's cost. As noted in the Legal Justification later in this application, the proposed changes meet the requirements for a Minor Modification of an approved Conditional Use contained in Section 18.330.020(C). The applicant is submitting the request for a Minor Modification based on the assumption that CUP2011 00002 will be approved. As part of this submission, the revised site plan also contains the information required in the recommended conditions of approval for CUP2011-00002, where appropriate. It is important to note that the proposed building and site modifications will have no effect on the operational characteristics of the school, e.g., maximum student body, hours of operation; site access/circulation and traffic generation. Moreover, the proposal still contains the lease arrangements for use of the building by City Bible Church(CBC)when the school is not in session. Request for WCHS Minor Modification of Westside Christian High School(CUP2011-00002) 2 DISCUSSION 111 In General. The purpose of this Minor Modification to CUP2011-00002 is to request a change to the proposed building configuration related to the relocation of the proposed gymnasium from the southwest to the southeast corner, resulting in a decrease of total building inventory from 64,200 to 61,450 gross square feet(gsf). This triggers a number of related site improvements including: • Reconfigure the west and east parking lots, ultimately reducing proposed parking from 163 to 130 spaces. ■ Shift trash and recycling collection bins from the freestanding enclosure located in the southwest corner of the east parking lot immediately to the east on the lot's far edge. ■ Substitute b tote the above-grade detention pond in the northwest corner of the site near SW Pfaffle Street with a network of below-grade detention pipes and shift a portion of the site's stormwater drainage to the existing stormwater pipe in SW Pacific Highway. • Increase the total number of proposed bicycle parking spaces from 16 to 36, per the proposed condition of approval #24 in the Staff Report to the Hearings Officer CUP2011-00002). I . Update the revised figures and text to address information required in proposed conditions of approval for CUP2011-00002 as follows.These include: ➢ #15: Illustrate the location of the proposed easement for the public bicycle/ pedestrian easement through the site(Figure III-1B). ➢ #21: As documented in Appendix C, the proposed street tree species, Fagus sylvatica "Purperea Tricolor", along SW Pacific Highway will not interfere with overhead utility lines. The species, Tilia cordata, referred to in the condition is proposed for the SW Pfaffle Street frontage, the height of which presumably is not at issue here. ➢ #22: Requires that WCHS and the apartment complex to the west to sign a written agreement to keep the existing fence on the apartment complex' side of the property line in good repair in lieu of installing a separate vegetative buffer. WCHS is working with other property owner to draft such an agreement. It will be submitted to the City when completed but in no case later than the submission of the building permit application. ➢ #23: Related to screening from public view of roof-mounted mechanical units, i WCHS cannot respond at this time as the location of these facilities has notY et been determined. This will have to wait until the submission of the building permit application. ➢ #24/25: The revised landscaping plan (III-4B) shows the location of the 36 bicycle parking spaces, including 20 spaces to the south of the east (CBC) entrance and 16 Request for WCHS Minor Modification of Westside Christian High School(CUP2011—00002) 3 1 • I spaces to the south of the main (west) entrance. Detail of the selected bike staple racks is contained in revised Figure III-4C. I ➢ #26: The designated wheelchair-only handicapped parking space is located in the southern-most disabled-accessible space on the west side of the building nearest the front door,as illustrated on revised Figure III-1B. ➢ #27: With regard to the wheel stops for six parking spaces on the west edge of the east parking lot adjacent to the entry sidewalk, these spaces have been eliminated from the plan with the reconfiguration of the lot.This condition no longer applies. ➢ #28: The visual clearance areas on the driveway apron at SW Pfaffle Street are illustrated on revised Figure III-4A,Landscaping Plan. It is important to note that the proposed building and site modifications will have no 111 impact upon: • The school's operational characteristics,e.g.,student body size,hours of operation. I • Lease arrangements for use of the building by City Bible Church (CBC) when the school is not in session,including sharing of parking lot facilities. I • Proposed development on the north side of the site, with the exception of the modification of the stormwater facility in the northwest corner. • Perimeter and parking lot landscaping,except as modified to reduce the size of the east parking lot to accommodate the footprint of the relocation gymnasium. • Site access from SW Pfaffle Street and on-site vehicle circulation. • The proposed amount or distribution of WCHS-related traffic on the roadway system. I Proposed Site Plan (CUP2011-00002). Figure III-1A presents the proposed site plan for Westside Christian High School (WCHS), currently under review by the City of Tigard's Hearing Officer(CUP2011-00002),a final decision for which is likely to occur by the end of December, 2011, assuming no appeal to the Tigard City Council. The current proposed plan features a major renovation and expansion of the existing building and significant site improvements related to on-site parking, access and outdoor sports facilities. The plan includes the addition of 29,600 gross square feet (gsf) to the existing building, for a total proposed net building inventory of 64,200 gsf. The additions include a 5,300-gsf single- I story classroom/library addition on the building's north side and a 24,300-gsf two-story student commons/gymnasium in the southwest corner. A future phase consisting of the replacement of the existing 250-seat auditorium with a 500-seat facility is anticipated in the southeast corner, the approximate footprint of which is shown on the Figure III-1A. As the timing and funding of this future phase is uncertain, it is not part of the current Conditional Use request but presented for information only. Request for WCHS Minor Modification of Westside Christian High School(CUP2011—00002) 4 • Modified Site Plan. The proposed modified site plan is contained in Figure III-1B. The 1 proposed changes to the building plan and related site improvements now under review are described below. Building. Expansion of the 36,750-gsf building is to include two additions totaling 26,850 gsf as follows: • A 5,300-gsf single-floor classroom/library addition on the north side of the building; ■ Relocated gymnasium, which is being moved from the southwest to the southeast 1 • corner beyond the existing auditorium. The new facility will be a single story. In its new location, the gymnasium's playing floor and support facilities also are on the same floor as the rest of the school. This addition will be reduced in size from the 24,300 to 1 21,550 gsf. After accounting for demolition of 2,150 gsf of the existing building in the southwest corner, these two additions will bring the total building size to 61,450 gsf. This is 3,250 (5%) less than the original proposed building inventory of 64,200. Figures III-2 and III-3 illustrate the proposed revised floor plan and building elevations. The relocated gymnasium now lies in the footprint of the proposed future phase of development, the replacement of the existing 250-seat auditorium with a 500-seat facility. If constructed, the new auditorium will be located in the southwest corner of the site where the proposed gymnasium was initially to be located; the potential footprint of this addition is illustrated in Figure III-1B. Since this phase of development will not occur within the three-year expiration of this Conditional Use request, the applicant acknowledges that it will have to do a Major Modification at a later date to accommodate this project, the impacts of which can be evaluated at that time. Vehicle/Bicycle Parking and Loading. As noted in Figure III-1B, the applicant proposes to upgrade the existing west and east parking lots. At the very least, this involves re- coating and re-striping the existing pavement and adding perimeter/interior landscaping and lighting. If fundraising allows,the pavement will be removed and replaced. In the original plan, the west and east parking lots had 78 and 85 spaces,respectively,for a total of 163. With the relocation of the gymnasium, the west parking lot can be expanded to 91 spaces and the East Lot reduced to 39 spaces, for a total 130 vehicle parking spaces. This is a reduction of 33 spaces. Using the minimum and maximum parking ratios for schools contained in Table 18.765.070 of the Tigard Development Code, WCHS must provide between 98 and 148 parking spaces at full build-out for a student body of 450. Similarly, the applicant must provide between 84-147 spaces for CBC use, based on seats in the main auditorium. Thus, the permitted minimum/maximum range of parking for both uses is virtually the same. As a result, the proposed parking supply, 130 spaces, is well within the allowed ranges for each use. Request for WCHS Minor Modification of Westside Christian High School(CUP2011-00002) 5 I • 1 Because of the reduced number of spaces,five disabled-accessible spaces will be required, down from the seven originally proposed. Of these, three will be located in the west lot immediately to the north of the new main entrance, the southern-most one of these being the designated wheelchair-only space, and two on the west side of the east lot just to the south of new CBC entrance. In addition,there will be seven designated carpool spaces,based on the formula in Section 33.765.030(F) that requires 5% of total parking spaces to be set aside for carpooling; this is two fewer than the nine spaces in the original proposal, the reduction related to the reduced parking supply. Six of these designated carpool spaces will be placed in the east parking lot in the rank of spaces immediately across from the new CBC/secondary school entrance, as required by the Development Code to provide carpoolers with "preferential111 parking";orie carpool space will be located near the west main entrance. With regard to bicycle parking, Table 33.765.2 requires that a high school provide six111 spaces per classroom, interpreted in this case as home rooms. As WCHS will have 12 homerooms, a total of 72 bicycle parking spaces are required. Since this far exceeds the number needed for a private school that pulls its students from a wide geographic area, the applicant requested a concurrent Type II Adjustment as part of the original Conditional Use, to reduce the number of parking spaces from 72 to 16, as governed by Section 18.370.030(7)(e). However, in its Staff Report to the Hearings Officer, planning staff recommends that this number be increased to 36 spaces(Condition#24), to which the applicant has agreed. As illustrated in revised Figure III-4B, 20 of these on the east side of the building south of the CBC entrance and the remaining 16 on the west side south of the WCHS main entrance. Detail of the bicycle staple rack specifications is presented in revised Figure III--4C. The proposed modified site plan does not alter proposed arrangements for truck loading. I As part of the original Conditional Use, the applicant requested an administrative waiver to reduce the number of loading spaces from two to zero by designating one of its two bus parking spaces on the west side of the building for truck deliveries. I Trash and Recycling Collection. In the original plan, these bins were placed in a freestanding outdoor enclosure at the southwest corner of the east parking lot near the eastern property line. It was proposed to surround the enclosure with fencing and a gate buffered with perimeter vegetative buffering. Because it now lies within the footprint of the new gymnasium, the trash and recycling area has been relocated directly to the east at the top of the existing east driveway that leads down to SW Pacific Highway. 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. This site must provide 4 sf/1,000 gsf of building area. As the building will have a total of 61,460 gsf, a minimum of 246 sf of mixed solid waste/recycling storage is required and will be storage 20'rovided in a wide and 15' deep facility(300 s . This is in addition P f3 to the traditional trash containers for non-recyclable materials. The enclosure is designed with a gate at its west end, which is accessible to garbage and recycling trucks. This will permit the latter to maneuver on site like any other vehicle so that they will enter and leave the site at SW Pfaffle Street in a forward motion. Given the relocation of the trash Request for WCHS Minor Modification of Westside Christian High School(CUP2011—00002) 6 1 • I 1 0 and recycling collection area, a new service provider letter from Pride Disposal Company indicating its approval of these arrangements can be found in Appendix A. On-Site Vehicular Circulation. The site will continue to take its only access from SW Pfaffle Street to the north since the Oregon Department of Transportation (ODOT) rescinded the site's driveway permit onto SW Pacific Highway. As noted on the proposed modified site plan (Figure III-1B), the only change to the vehicle circulation system is the shortening of the east parking lot to accommodate the footprint of the new gymnasium at its south end. On-Site Pedestrian Circulation. There will be no changes in pedestrian circulation in the northern two-thirds of the site includingthe new sidewalk alongthe eastern edge of the re-aligned main driveway and sidewalks along the entire north, west and east perimeters of the school building. There are three changes in the pedestrian system of note: • The sidewalk along the east side of the building will wrap around the north side of the proposed relocated gymnasium leading to the existing east driveway that leads down to SW Pacific Highway.The driveway apron onto SW Pacific Highway has been closed by ODOT but the driveway remains a pedestrian/bicycle facility. I . The relocation of the gymnasium permits the retention of the western arm of the old driveway down to SW Pacific Highway,providing more direct access to the street from the western side of the site. ■ Condition #15 of the Staff Report to the Hearings Officer for CUP2011-00002 requires that WCHS provide an easement for a public bicycle/pedestrian pathway through the site from SW Pfaffle Street to SW Pacific Highway as required by Section B 18.810.040 . As illustrated in Figure gore III-1B, this easement is being granted as follows: South along the sidewalk on the east side of the re-aligned driveway; southward through the west drive aisle of the west parking lot; and down the western driveway to SW Pacific Highway. As part of this condition, the applicant is being required to sign a perpetual public easement document that guarantees this access. Because of the sensitive nature of the use, a high school, WCHS is concerned about ' signing a broadly-construed easement which does notP ermit school officials to monitor on-site visitors. For this reason, it has submitted a proposed easement document that has reasonable restrictions including limiting public access to ingress/egress; prohibiting public gathering; restricting hours of use from 6 AM - 11 PM; and requiring users to be in compliance with laws and acceptable safety standards. This proposed modified easement document is under consideration by the 1 Hearings Officer as part of his deliberations on CUP2011-00002. Landscaping/Open Space. As documented in the original application, 55% of the exiting site is landscaped. Even with the proposed building expansion from 36,750 gsf to 61,450 gsf, 50% of the site will be retained in landscaping and open space at the completion of the proposed expansion, in excess of the minimum requirement of 15% in the MUE zone. This Ion-site landscaping consists of several elements, which are illustrated in the revised landscaping plan(Figures III-4A-C). Request q st for WCHS Minor Modification of Westside Christian High School(CUP2011-00002) 7 I • I Street Trees. As part of the original submission, the applicant is required to install street trees on both of its frontages onto public streets, in this case SW Pfaffle Street and SW Pacific Highway, respectively. In Condition #15, the City planning staff requires documentation that the proposed species, Fagus sylvatica "Purperea Tricolor", to be planted on the SW Pacific Highway frontage will not exceed a height that potentially 111 interferes with overhead utility lines. The letter from the applicant's landscape architect, Atlas Landscape Architecture, documenting that the proposed species is acceptable is contained in Appendix C. Replacement Trees. The requirements for replacing large existing trees that must be removed to accommodate development/redevelopment of a site are contained in Chapter 18.790. Based on the analysis of the Tree Assessment Report by the applicant's consulting arborist (Appendix C of the original CU application), there are six trees above the 12" caliper size that require mitigation if removed as part of the proposed development plan. As illustrated in the revised tree demolition plan (Figures II-5-B), of these six trees, two will be removed to accommodate the footprint of the relocated gymnasium. That is a total of 66% of existing trees >12" retained on the site which earns a 50% reduction in the amount of caliper inches that must be mitigated through additional tree planting. By this calculation, the applicant is required to plant 14 -2" caliper trees or nine 3" caliper trees, or some combination of the two. As proposed on the revised landscaping plan (Figures III-4A- B), nine 3" caliper trees are to be planted in the buffer on the east property line to comply with this mitigation standard. Proposed Lot Coverage and FAR. Table III-1, Proposed Lot Coverage/FAR has been revised to reflect the revised site plan. REVISED TABLE III-1 PROPOSED COVERAGE ON WCHS CAMPUS AT BUILD-OUT LAND USE TYPE I SF Impervious _ Building Footprints 61,450 19% Paved Surfaces 101,234 31% Subtotal 162,684 50% Landscaping/Open Space 161,406 50% TOTAL (7.44 ACRES) 324,090 100% FAR(61,450 GSF - 7.44 ACRES) 0.2 Source: Atlas Landscaping I On-Site Infrastructure Impacts and Improvements. The proposed Minor Modification will have some impact on the infrastructure related to the substitution of the initially- proposed stormwater facility and relocation of the gymnasium from the southwest to the southeast corners of the site.To this end,the following revised drawings are included: • Grading and Erosion Control. Revised Figures III-5A - B contain the grading and erosion control measures that will be taken during construction. Request for WCHS Minor Modification of Westside Christian High School(CUP2011-00002) 8 I • • I ■ Water/Sanitary Sewer Improvement Plan. Revised Figures 6-A-B contains modifications to the on-site water and sanitary sewer plans resulting from the proposed modifications. These include the demolition of the existing 6" sewer lateral, 4" domestic water service and 8" fire protection service and their rerouting around the Gymnasium addition. ■ On-Site Stormwater Management Plan. Revised Figures III-7A-B detail the proposed new underground stormwater facility in the northwest corner of the site that will replace the proposed stormwater pond in the original Conditional Use application. The specifics of this modification are presented immediately below. Stormwater Management.• Current City of Tigard, CWS and ODOT stormwater management standards collectively requires developments to provide detention and water quality for storm runoff. This Minor Modification to the Conditional Use application include the proposal to substitute the at-grade detention pond located in the northwest corner of the site adjacent to SW Pfaffle Street with a network of below-grade detention pipes. In an effort to reduce the overall stormwater detention volume requirements in this j system, the revised plans show more of the proposed on-site parking and roof areas continuing to drain to the ODOT right-of-way in SW Pacific Highway than previously proposed. ODOT has confirmed that if flows from the proposed development do not exceed the existing 2, 10 and 25-year peak flow rates, detention will not be required prior to discharging to their right-of-way. The Preliminary Storm Drainage Report contained in Appendix C confirms that this requirement is met. Water quality requirements for the west parking lot are met using two, CONTECH StormFilter catch basins while the additional roof area and pavement draining to the southern portion of the site will be treated in a larger StormFilter manhole than previously proposed. Exterior Lighting Plan. Contained in revised Figure III-8A-C, the applicant's lighting consultant, PAE Consulting Engineers, has revised the external lighting plan to reflect changes in the configuration of the building footprint and west and east parking lots. Frontage Improvements. The City Engineer is requiring a full half-street improvement of 37' from the centerline to the applicant's north property line for the full length of its frontage onto SW Pfaffle Street. These improvements will comply fully with the standards in Chapter 18.810. Revised Figure III-9 illustrates the proposed half-street improvements with the new stormwater facility in place. I t Request for WCHS Minor Modification of Westside Christian High School(CUP2011 —00002) 9 I I 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 the Discussion section of this application, the planning staff has recommended 37 conditions of approval to the Hearings Officer for CUP2011-00002 now under consideration. Of these, Conditions #15 and #21-28 must be addressed at this level of review. The manner in which these conditions have been addressed in the text and/or revised figures is provided on Pages 3-4 of this application Chapter 18.330:Conditional Use I 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 be 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 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. 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. Request for WCHS Minor Modification of Westside Christian High School(CUP2011—00002) 10 I s • I 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: The proposed modifications result in a 5% decrease in total floor area. 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 i build-out is achieved. In both the currentp Pro osal under consideration and in the proposed Minor Modification, 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. 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. 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. 1 Section 18.330.050(8):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. Request for WCHS Minor Modification of Westside Christian High School(CUP2011—00002) 11 S • • Chapter 33.260:Site Development Review Section 33.360.090:Approval Criteria A. Approval criteria. The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions, or denying an application. Finding: Changes to applicable approval criteria resulting from the proposed modifications are provided below. The project is in compliance with all criteria not discussed below. 1. Compliance with all of the applicable requirements of this title including Chapter 18.810, Street and Utility Standards. Finding: The project will result in some changes to the on-site infrastructure related to water, fire suppression and sanitary sewer related to the relocation of the proposed gymnasium. This is addressed below in the findings for Chapter 18.810. The major change to the site is the substitution of an underground stormwater treatment system in place of the proposed pond in the northwestern corner of the site and diversion of more of the site's stormwater to the ODOT-owned stormwater pipe in SW Pacific Highway. The adequacy of this revised stormwater system is documented in the Revised Stormwater Report in Appendix C. 2. Relationship to the natural and physical environment: a. Buildings shall be: b. Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. Finding: Based on the analysis of the Tree Assessment Report (Appendix B) by the applicant's consulting arborist, there are six trees above the 12" caliper size that require mitigation if removed as part of the proposed development plan. Of these, two will be removed to accommodate the relocated gymnasium. This is one fewer than the three trees that would have been removed for the facility in its original location. Mitigation for the removed trees will meet the requirements of Chapter 18.790. This approval criterion will continue to be met. c. Innovative methods and techniques to reduce impacts to site hydrology and fish and wildlife habitat shall be considered based on surface water drainage patterns, identified per Section 18.810.100.A.3. and the City of Tigard "Significant Habitat Areas Map." Methods and techniques for consideration may include, but are not limited to the following: 1 Water quality facilities (for infiltration, retention, detention and/or treatment). Finding: The revised stormwater collection and treatment system is in compliance with all CWS standards, which require state-of-the-art technical measures. More information about the proposed stormwater upgrades are contained in the Revised Stormwater Report in Appendix C. This approval criterion will continue to be met. Request for WCHS Minor Modification of Westside Christian High School(CUP2011—00002) 12 1 • S 10..Crime prevention and safety: d. The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime. Finding:The purpose of exterior lighting is to facilitate the personal safety and security of site users and to secure the facility from damage and vandalism. Revised Figure III-8 presents a new exterior lighting plan that reconfigures lighting to accommodate the on-site modifications including the relocated gymnasium and reconfigured parking lots.. As illustrated in Figure III-8, the exterior lighting plan provides a full range of lighting fixtures - on the building, in the parking lot, along pedestrian paths - to accomplish these goals. The lighting plan meets all industrial standards for lighting that is adequate, energy-efficient lighting and non-glare-producing. Additional lighting details are provided in Appendix J of the original Conditional Use application. This approval criterion will continue to be met. 12. Landscaping ' a. In addition to the open space and recreation area requirements of Subsections A.5 and 6 above,a minimum of 20% of the gross area including parking, loading and service areas shall be landscaped. Finding: This provision is in conflict with the minimum landscaping requirement, 15%, in the MUE zone. This issue is moot as even with the proposed modifications 50% of the site is devoted to landscaping and open space, far in excess of that required. This approval criterion will continue to be met. 13. Drainage:All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan. Finding: The proposed alternative on-site stormwater collection and treatment system will meet all the current requirements of the CWS Stormwater Manual, as described in detail in the Revised Stormwater Report (Appendix C).This criterion will continue to be met. 14. Provision for the disabled:All facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447. Finding: All new construction is required to meet applicable standards of the Americans With Disability (ADA) Act as integrated into the Uniform Building Code. This includes designation of one designated wheelchair-only space, the southern-most of three handicapped spaces ' to the north of the main entrance on the building's west side, as required by proposed condition of approval#26. This approval criterion will be met. Section 18.370.020(C): Special Adjustments 7. Adjustment to parking standards(Chapter 18.765). e. Reduction in required bicycle parking. The Director may approve a reduction of required bicycle parking per Section 18.765.050.E by means of Type II procedure, as governed by Section 18.390.040, if the applicant can demonstrate that the proposed use by its nature would be reasonably anticipated to generate a lesser need for bicycle parking. Finding: Originally, the applicant requested a reduction in required bicycle parking from 72 to 16 spaces,based on the argument that WCHS is a private school and,thus, it Request for WCHS Minor Modification of Westside Christian High School(CUP20I1-00002) 13 • • attracts its student body from all over southwest Portland and its suburbs, a service area far greater than the typical high school. As a result, as significant number of students live beyond bicycle commuting distance. However, City planning staff recommended that only a 50% reduction, to 36 spaces was warranted(Condition #24). At the 11/14/11 public hearing, the applicant agreed 111 to this.See revised Figure III-4 for the location of these 36 spaces(III-4B)and detail regarding bicycle staple rack design and installation per Condition#25 (III-4C). Chapter 18.520: Development Standards Table 18.520-2. Finding: The proposed project remains in compliance with all of the development standards in the MITE zone even with the proposed building and site modifications. Chapter 18.705: Access, Egress and Circulation. Finding: Even with the proposed I modifications, the project remains in compliance with all of the standards and requirements in this chapter. Chapter 18.725: Environmental Performance Standards. Finding:Even with the proposed modifications, the project remains in compliance with all of the standards and requirements in this chapter. 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. Section 18.745.040: Street Trees B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. Finding: As illustrated in Figures III-4A - C, the species selected for planting on the property frontages have been selected with great care by the applicant's landscape architect to prevent any personal injury and undue damage on nearby utilities, streets and sidewalks. This is confirmed by a letter from the applicant's landscape architect (Appendix B) in response to Condition #21 that requests documentation that the selected tree species, Fagus sylvatica "Purperea Tricolor", along SW Pacific Highway will not interfere with overhead utility lines. The species, Tilia cordata, referred to in the condition is proposed for the SW Pfaffle Street frontage, the height of which presumably is not at issue here. The proposed modifications will not change the project's compliance to the remainder of provisions in this subsection. 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. Request for WCHS Minor Modification of Westside Christian High School(CUP2011—00002) 14 11) S I 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. 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: 1 (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. 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 a freestanding, screened outdoor enclosure in the southeast corner of the east parking lot, the relocation of which being dictated by the relocation of the gymnasium to the southeast corner of the existing building. The proposed relocated 1 site is in compliance with this standard. 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.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 in the southeast corner of the east parking lot. Recycling disposal will occur during daylight hours for both the school and church so that personal safety and security is not an issue.This requirement 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 exterior waste-related storage area will be located in the southeast edge of the east parking lot and will not cause a loss of parking below the minimum required, in compliance with this requirement. As noted below in documentation for Chapter 18. 765, Off-Street Request for WCHS qMinor Modification of Westside Christian High School(CUP2011-00002) 15 • • I Parking and Loading, total parking will be reduced as a result of the relocation of the gymnasium not the waste-related storage facility, but the total number of spaces remains in compliance with the minimum/maximum range of allowed parking.This requirement continues to be met. 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 southeast corner of the east parking lot where waste collection vehicles can easily access the trash/recycling containers. The storage area will not obstruct pedestrian or vehicle movement on either the site or public streets. This requirement continues to be 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, 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 relocated facility has the same dimensions and design as the one originally proposed; it is just in a different location. This includes two 10'-wide gates are to be provided, per hauler requirements. The other sides of the enclosure will be amply landscaped as illustrated in revised Figure III- 4B. This requirement continues to be met. D. Access standards 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 the letter from Pride Disposal (Appendix A), the relocated storage facility meets these requirements for accessibility and maneuverability. This requirement continues to be met. 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). Request for WCHS Minor Modification of Westside Christian High School(CUP2011—00002) 16 111 • I With few exceptions, there will be no overlap of use. That is, WCHS will use the site Monday - Saturday and Monday, Tuesday, Thursday and Friday evenings. CBC will use the facility on Sundays and on Wednesday and Saturday evenings. The two exceptions include: • Up to five CBC employees may be on site on any given weekday, but the parking impact of this is insignificant. • On rare occasions,the two users will hold simultaneous small events but only if the combined demand for parking does not exceed on-campus supply. 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. Finding: • 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. F. Preferential long-term carpool/vanpool parking. Parking lots providing in excess of 20 long-term parking spaces shall provide preferential long-term carpool and vanpool parking for employees, students and other regular visitors to the site. At least five percent of total long-term parking spaces shall be reserved for carpool/vanpool use. Preferential parking for carpools/vanpools shall be closer to the main entrances of the building than any other employee or student parking except parking spaces designated for use by the disabled. Preferential carpool/vanpool spaces shall be full-sized per requirements in Section 18.765.040.N and shall be clearly designated for use only by carpools and vanpools between 7:00 AM and 5:30 PM Monday through Friday. Finding: A 5% set-aside for student/faculty/staff carpools in this case is seven spaces (0.05 x 130 spaces),down from nine in the original proposal due to the decrease in the total parking supply. These are designated on the revised Proposed Site Plan (Figure III-1B). This requirement will continue to be met. G. Disabled-accessible parking. All parking areas shall be provided with the required Disabled- accessible parking. All parking areas shall be provided with the required number of parking spaces for disabled persons as specified by the State Building Code and federal standards. Such parking spaces shall be sized, signed and marked as required by these regulations. Finding: Using federal standards, five ADA-accessible parking spaces are required, down from the seven originally proposed. Of these, three will be located in the west lot immediately to the north of the new main entrance, the southern-most one of these Request for WCHS Minor Modification of Westside Christian High School(CUP2011—00002) 17 • • I being the designated wheelchair-only space,and two on the west side of the east lot just to the south of new CBC entrance. This requirement will continue to be met Section 18.765.040:General Design Standards J. Wheel stops. Parking spaces along the boundaries of a parking Iot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three fret back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. Finding: Wheel stops will be provided in compliance with this requirement. With regard to Condition #27 of the Staff Report to the Hearings Officer (CUP2011-00002) that requires an illustration of the wheel stops for the six spaces in the east parking lot immediately east of the CBC entrance,these spaces have been eliminated in the revised site plan and so this condition no longer applies. L. Lighting. A lights providing to illuminate any public or private parking area or vehicle sales area shall be arranged to direct the light away from any adjacent residential district. Finding: 111 The revised exterior lighting plan is provided in Figure III-8, which accounts for relocation of the gymnasium and reconfiguration of the parking lots, complies with accepted industrial standards for providing adequate light for on-site safety and security without spill-over lighting/glare on neighboring properties. The specifications for lighting are contained in Appendix J of the original application. This requirement will continue to be met. Section 18.765.050: Bicycle Parking Design Standards A. Location and access. With regard to the location and access to bicycle parking: 1. Bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures. Finding: As illustrated in revised Figure HI-4B, 20 of 36 required spaces (Condition #24) will be located on the east side of the building south of the CBC entrance and the remaining 16 on the west side south of the WCHS main entrance. In both cases, bicycle parking is less than 50' from primary entrances. This requirement will continue to be met. 3. Outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to locate the parking area. Finding: The bicycle parking will be visible from the west and east entrances. Since the existing building is perched on a hill, there is no way to see the bicycle parking from the access drive, which takes its access from SW Pfaffle Street to the north. For this reason, a sign will be posted on the west side of the driveway apron outside the vision clearance area alerting cyclists that bicycle parking is available on site. A second sign will be posted in a strategic location at the top of the access road further directing bikers into the west and east parking lots. Similarly, although the site overlooks SW Pacific Highway, parking will not be visible from the street. As a result, a bicycle parking sign also will be posted at the base of the pedestrian/bicycle access drive from the street up to the school's main entrance.This requirement will continue to be met. Request for WCHS Minor Modification of Westside Christian High School(CUP2011—00002) 18 110 B. Covered parking spaces 1. When possible, bicycle parking facilities should be provided under cover. Finding: As the building has no overhangs, placing the parking under cover is not practical in this ' case.The provision is voluntary. C. Design requirements. The following design requirements apply to the installation of bicycle racks: 1. The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long- term (employee)parking is encouraged but not required. 2. Bicycle racks must be securely anchored to the ground, wall or other structure. 3. Bicycle parking spaces shall be at least 2/feet by six feet long, and, when covered, with a vertical clearance of seven feet.An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking. 4. Each required bicycle parking space must be accessible without moving another bicycle. 5. Required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement. 7. Areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Finding:The proposed bicycle parking meets all of these requirements. The applicant's consulting landscape architect has located and spaced the parking spaces to meet all of these requirements. Construction details related to the installation of the bicycle staple racks is presented in revised Figure III-4C, as required by Condition #25. These requirements will continue to be met. D. Paving. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete, other pervious paving surfaces, or similar material. This surface must be designed and maintained to remain well-drained. Finding:As noted above, the proposed bicycle parking will be installed on a concrete pad, in compliance with this requirement. E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less 111 than two bicycle parking spaces The Director may reduce the number of required bicycle parking spaces by means of an adjustment to be reviewed through a Type II procedure, as governed by Section 18.390.040, using approval criteria contained in Section 18.370.020.C.5.e. Finding: According to Section 18.765.070,the minimum bicycle parking requirement for a high school is six spaces per classroom. WCHS will have 12 home rooms, so the minimum bicycle parking requirement is 72 spaces. The requirements for a religious institution is only one space/ 20 seats in the main assembly area,so in this case WCHS' Request for WCHS Minor Modification of Westside Christian High School(CUP2011—00002) 19 • • I lesser, CBC, requires only 13 spaces (250 = 20). WCHS asked for a reduction of spaces from 72 to 16 by means of an Adjustment per Section 18.370.020(C)(7)(2). However, in its Staff Report to the Hearings Officer, the City planning staff recommended only a 50% reduction to 36 spaces,to which the applicant has agreed. The revised Landscaping Plan (Figure III-4B) identifies the location of these 36 spaces; construction detail of the spaces is provided in Figure III-4C. Section 18.765.070: Minimum and Maximum Off-Street Parking Requirements H. Specific requirements. (See Table 18.765.2). Finding: • The minimum parking ratio for a senior high school is one space/5.0 students and staff. Since at maximum build-out there will be 450 students and 38 staff/faculty, the minimum required number of parking spaces is 98. The minimum parking requirement for the church is one space/three seats in the largest assembly space. At 250 spaces,this is a minimum of 84 spaces. • The maximum parking ratio for a senior high school is one space/3.3 students and staff. Since at maximum build-out there will be 450 students and 38 staff/faculty, the maximum allowed parking is 148 spaces. For the church, the maximum parking ratio is one space/1.7 seats in the largest assembly space, or, in this case, 147 spaces at build-out of the proposed site redevelopment. As indicated on the proposed site plan (Figure III-1B), there will be 130 spaces provided in the revised site plan, well within the minimum/maximum range for each use. Section 18.765.080: Off-Street Loading Requirements. Finding: Even with the proposed modifications, the project remains in compliance with all of the standards and requirements in this subsection. Chapter 18.790:Tree Removal Section 18.790.030:Tree Plan Required A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. Finding: The updated Tree Assessment Report is contained in Appendix C of the original Conditional Use application. The findings of this report have been updated by the applicant's consulting landscape architect, with information on existing trees contained in the"current conditions plan",revised Figures H-5A-B. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city. Finding; Based on the analysis of the Tree Assessment Report by the applicant's consulting arborist (Appendix C of the original CU Request for WCHS Minor Modification of Westside Christian High School(CUP2011—00002) 20 1i i application), there are six trees above the 12" caliper size that require mitigation if removed as part of the proposed development plan. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees. b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D. c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D. d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. Finding: As noted above, there are six trees above the 12" caliper size that require mitigation if removed as part of the proposed development plan. As illustrated in the revised tree demolition plan (Figures II-5A-B), of these six trees, two will be removed to accommodate the footprint of the relocated gymnasium. That is a total of 66% of existing trees >12" retained on the site which earns a 50% reduction in the amount of caliper inches that must be mitigated through additional tree planting. By this calculation, the applicant is required to plant 14 - 2" caliper trees or nine 3" caliper trees, or some combination of the two. As proposed on the revised landscaping plan (Figures III-4A-B), nine 3" caliper trees are to be planted in the buffer on the east property line to comply with this mitigation standard. 3. Identification of all trees which are proposed to be removed. Finding: As noted above, two (33%) of the significant trees identified on the updated current conditions map will have to be removed to make room for the proposed redevelopment. This is in addition to removal of the remnant filbert orchard, which does not have to be 1 mitigated because none of the specimens meet the minimum 12" caliper rule and they have been deemed"hazardous" in the Updated Tree Report. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Finding: The existing significant trees to be preserved on the site are indicated on the Proposed Landscaping Plan, with detail about how they will be protected during construction. C. Subsequent tree removal. Trees removed within the period of one year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060D. Finding: All significant trees to be removed within one year have been accounted for. This provision does not apply. Request for WCHS Minor Modification of Westside Christian High School(CUP2011—00002) 21 • • t 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), the location of the vision clearance area is clearly demarcated, in compliance with Condition#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 18.8101 Section 18.810.030: Streets. Finding: Even with the proposed modifications, the project remains in compliance with all of the standards and requirements in this subsection. 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 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. As illustrated in Figure III-1B, this easement is being granted as follows: From SW Pfaffle Street, south along the sidewalk on the east side of the re-aligned driveway; southward through the west drive aisle of the west parking lot; and down the western driveway to SW Pacific Highway. As part of this condition, the applicant is being required to sign a perpetual public easement document that guarantees this access. Because of the sensitive nature of the use, a high school, WCHS is concerned about signing a broadly-construed easement which does not permit school officials to monitor on- site visitors. For this reason, it has submitted a proposed easement document that has reasonable restrictions including limiting public access to ingress/egress; prohibiting public gathering; restricting hours of use from 6 AM - 11 PM; and requiring users to be in compliance with laws and acceptable safety standards. This proposed modified easement document is under consideration by the Hearings Officer as part of his deliberations on CUP2011-00002.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. Request for WCHS Minor Modification of Westside Christian High School(CUP2011-00002) 22 410 S Section 18.810.090:Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the Comprehensive Plan. Finding. The proposed revised Utility Plan (Figure III-6A-B) illustrates the location of all sanitary sewer connections to existing in- street infrastructure, based on the on-site modifications including the proposed relocation of the gymnasium. This requirement will be met. The City Engineer has indicated that no public sanitary sewer improvements are required in SW Pfaffle St as a part of the half street improvements. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. Finding: This is related to in-street public infrastructure. There is no need to up-size the on-site sewer connection to accommodate additional development,including the proposed modifications. Section 18.810.100: Storm Drainage A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made,and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street;and 3. Surface water drainage patterns shall be shown on every development proposal plan. Finding: As illustrated in the revised Figures III-7A-B. this Minor Modification to the Conditional Use application include the proposal to substitute the at-grade detention pond located in the northwest corner of the site adjacent to SW Pfaffle Street with a network of below-grade detention pipes. In an effort to reduce the overall stormwater detention volume requirements in this system, the revised plans show more of the ' proposed on-site parking and roof areas continuing to drain to the ODOT right-of-way in SW Pacific Highway than previously proposed. ODOT has confirmed that if flows from the proposed development do not exceed the existing 2, 10 and 25-year peak flow rates, detention will not be required prior to discharging to their right-of-way. The Preliminary Storm Drainage Report contained in Appendix B confirms that this requirement is met. Water quality requirements for the west parking lot are met using two, CONTECH StormFilter catch basins while the additional roof area and pavement draining to the southern portion of the site will be treated in a larger StormFilter manhole than previously proposed. This revised plan meets all City and CWS ' requirements. Request for WCHS Minor Modification of Westside Christian High School(CUP2011—00002) 23 ! S 1 Section 18.810.110: Bikeways and Pedestrian Pathways.Finding:Even with the proposed modifications, 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. 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. 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 WCHS Minor Modification of Westside Christian High School(CUP2011—00002) 24 • III S I 041 i ARCHITECTURE•INTERIORS•PLANNING 11 O 0 r 0"0� N W �� 1 LE, y � ozaoMII �> ZZ W r.]r v sr r� W m z C 111114-22212 FOUND Y ALUMINUM DISH 55MN �T)-]oe.e Q 0001 909 12'STORM GRAIN •Y[[KY]]19 V1 Q Y 0 I i IN MONUMENT BOX H =vs, s -11•0 saw ROADSIDE [-]ro., UNAt,IE TO VERIFY •.GK a FOUND 2'ALUMINUM DISK SITE () �i]moi c"a r.,:-A., DITCH E%ACT IOCAnON iY''[[PP 4]a, IN MONUMENT BOX(H) W !--i 6iY �a V W_a vr6a'].•wre `•R � SW PFAFFLE STREET(PU-. ' fb ]]` ♦ ` " ` i`UPSM�. - S i N ura eAswI A w Kx _ tR _ v v „ y oI•.,.ap,yt 1� N89'32'•' 7' Q v.�v.IYar .4 • �.!19 ,Y: ,s.■ �- :0: ;.-i:-a,��ite�� ■.�_ a v- ,,,cos3� 'r - . VICINITY MAP °ioc_7/__-' AFuBRAwflfl r. -'(1L'1 ��; 104.60' } Rnr h -- --"1111 r9� fl } fl p /„Y Y'� POINT OF BEGINNING aE(N}]t6.3 flfl : flfl * N NOT TO SCALE `. CONCREE twMI.rn Bp,.],33 �, fl fl , xi, I FOUND 1'IRON PIPE BEARSc,RXs�-r3• 7flfl flfl- p7a + fl-�7 {] i[, S1324'30-E0.10'x139 fl HELD FOREASTUNE \ C ^ mwaur"�::Iae' * t f fl fl1s flRow ofx. ,�• • 1fl i �, t: FOUND S8•IRON ROD WITH IPCCFOUNDBRASS SCREWW/WASHERfl flflfl * * fl �`� �MAR2o0.E wnLs 5 AAST 0LEGAL DESCRIPTION MARKED'KC DEVELOPMENY(X) e'Roca iT,+GE 0 fl 0 0 S 1324'30•E 5.15'AND EAST 0.32' J ••FRa'm,r uN[ fl 0 ,� fl fl fl_ PER EXHIBIT'ONE'FIDELITY NATIONAL TITLE COMPANY OF OREGON'PRELIMINARY it TLE " - * 0 fl fl fl ]s REPORT,ORDER N0.20110025773-F1POR01,GATED MAY 18,2011: I GRAPHIC SCALE 0 4.80i1T CLUMPS[� 0 0 fl o m • n ," ,e, ]m 1 fl fl MULTIPLE SMALL4OHOOQ fl fl $ N A TRACT OF LAND LOCATED IN THE GEORGE RICHARDSON D.L.C.NO.55,AND THE SOUTHWEST ONE-WARIER - - ! 0 QYPJ 0 fl 7 254. N 7', / c OF SECTION 36,TOWNSHIP 1 SOUTH,RANGE 1 WEST,WILLAMETTE MERIDIAN,IN THE CITY OF TIGARD,COUNTY OF NEM lilE fl 0 0 0 fl /1/ PFAFFLE PLAZA WASHINGTON,STATE OF OREGON,BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: (� ) 0 `'- CONDOMINIUM BEGINNING AT THE NORTHEAST CORNER OF THAT PARCEL OF LAND CONVEYED TO STEPHEN BARASCH BY DEED MIMI • II Toch.80 ft #` 0 fl \\ RECORDED AS DOCUMENT NUMBER 94-092896,WASHINGTON COUNTY DEED RECORDS,ALSO BEING ON THE xr (GCE) SOUTH RIGHT-OF-WAY UNE OF S.W.PFAFFLE STREET(COUNTY ROAD NO.975,BEING 50 FEET WIDE); THENCE G. ]1 ] I' ALONG THE EASTERLY LINE OF BARASCH PARCEL.SOUTH 1324'30"EAST,694.67 FEET TO A 1"IRON PIPE AT /4 THE SOUTHEAST CORNER OF SAID BARASCH PARCEL ON THE NORTHERLY RIGHT-OF-WAY LINE OF PACIFIC *• ]s HIGHWAY 99 WEST(BEING 70.00 FEET NORTHERLY OF THE HIGHWAY CENTERLINE);THENCE ALONG SAID x FOUND G IRON 100 YAM YPC :III ��, x RIGHT-OF-WAY UNE,1fit.16 FEET OFH THE ARC OF A NON-TANGENT 11,389.2 F00T RADUS CURVE TD THE MARKED GkL PLS 1989'• r - x- ` ]' N 76'37'73'E 0.26' RIGHT THROUGH A CENTRAL ANGLE OF 00'48'39"(THE CHORD BEARS SOUTH 6i'16'16"WES'161.16 FEET)TO A i"IRON BAR ON SAID NORTHERLY RIGHT-OF-WAY LINE;THENCE CONTINUING ALONG SAID NORTHERLY O LEGEND Ar4DRRNN� vRIGHT-OF-WAY UNE.SOUTH 67'17'03"WEST,199.09 FEET TO A POINT OF INTERSECTION WITH THE EASTERLY0POTANKS .1RIGHT-OF-WAY LINE OF$TATE HIGHWAY ST 299 THENCE ALONG SAID EASTERLY RIGHT-OF-WAY LINE NORTH �er� SEP ]- BRC A36'54'17"WEST,169.50 FEET TOA 3/4"IRON PIPE ON THE WEST UNE OF SAID BARASCH PARCEL;THENCE EDGE OF PAVEMENT Sp_ STORM DRAIN UNE OF • ER �, ALONG SAID WEST LINE,NORTH 13'24'05"WEST,717.56 FEET TO THE SOUTH RIGHT-OF-WAY LINE OF SAID S.W. 0xd 59-p- OVERHEAD POWER UNE COO STORM DRAIN CLEANOUT •OCUMENT NO ••4-096328 PFAFFLE STREET; THENCE ALONG SAID RIGHT-OF-WAY LINE,SOUTH 89.32'20"EAST,431.98 FEET TO THE POINT �r��1o r OF BEGINNING. V J C/.�) -UE UNDERGRWND ELECTRICAL UNE ® STORY DRAIN MANHOLE ANDREWS MANAGEMENT,LTD. /111111111. 0 `'R�' (] � sc NOTE: BEING THE SAME PREMISES CONVEYED TO MASSACHUSETTS MUTUAL LIFE INSURANCE COMPANY BY DEED � V J cr7�, UnLltt POLE CB❑ STORM DRAIN CATCH BASIN OWNERS `�mw1RECORDED JANUARY 3,1956 IN BOOK 377 OF THE RECORDS OF DEEDS AT PAGE 253,WASHINGTON COUNTY, �••�•� NDocuMENT Ho.95039614 w� OREGON.EXCEPTING THEREFROM THE PARCEL CONVEYED TO THE STATE OF OREGON BY DEED RECORDED MAYV/ NGw� G0r pRE ANa70R _T_ ONERHEAD rELEPHONF LINEWM 6-09-95 T^ y24.1963 IN BOOK 487,OF RECORDS AT PACE 455,WASHINGTON COUNTY,OREGON. .• rnUNDERGROUND TELEPHONE uNE Z eaaAAOBA Z i. T © ELEC7RMC METER -uT- L': 'q. f It N N Z -W- WATER UNE >. r„ 1t:0 �O c © POWER JUNCTION BOX p -'',C ^+ WATER VALVE I % tI&A W ��U CABLE TV RISER fIX •BLDG.HT-254MONAGHAN FARMS, INC. (/) 0 �010.29 ae AlkCD cnr.�/5O• ORATE3 'RROD WMYPC\ 1 MARKED'W.B.WELLS 8 ASSOC.' �v�[1�,� M M CCP CONCRETE PIPE (H) HELD MONUMENT POSITION 0 N 76'37'13•E 0-70' AJJ (1) RECORD DATA PER EXHIBIT-ONE- ANDREWS MANAGEMENT,LTD. ,� S9 `'" \ • // BOUNDARY OF SUBJECT PROPERTY N i LO FIDELITY NATIONAL TITLE COMPANY OF OREGON u1„ 'PRELIMINARY TITLE REPORT'.ORDER NO. OWNERS .a L"r]n.l THE BOUNDARY OF ME PROPERTY,AS DEPICTED,I$PER WASHINGTON COUNTY SURKY NO 30.084 • OD ""' t w,"rn.1 ,1 OVERHEAD POWER SERVICE • 1D710025373-FTPOR01,DATED MAY 18,2017 DOCUMENT N0.95085143 �` Ov GAS DTATION MONUMENTS AT THE PROPERTY CORNERS WERE FOUND PER SAID SURVEY,AND THE BADS OF BEARINGS MDR 11-17-95 1 BRICK BUILDING y'r 1�,, SEE NOTE 9 ARE PER THE EAST UFJE OF DEED DOCUMENT N0.2004-096328. ()D DEED DATA PER BOOK 487.PAGE 455 Ff.[LEV.242.4' ` •I)•'�• p� �.,- MAX RETORT 25,4' , CAIN PETROLEUM E% EXCEPTION LISTED IN TILE REPORT •�reA[A '1 1]1 BLDG.AREA AT GROUND I1 OWNER 'CDR WASHINGTON COUNTY DEED RECORDS , �� LEVEL•36.749 SF !.t DOCUMENT NO.20D5-05L78J5 NOTES • ',MNi1w[/, „ R=11389.20' t,PROPERTY 20NED HUE. SURVEYOR'S CERTIFICATE ]7]9"' �: D=oo4s'3s" • y�] ` L.161.16' CITY OF TGARD ZONING DESIGNATION MAXIMUM BUILDING NEIGH+.45' i (ADJOIN TO WESTSIOE CHRISTIAN CHURCH.F10EUTY NATIONAL TYLE COMPANY OF OREGON: \ .226'1�1 ���//�� �1 ��� 'y � BUILDINGCi SETBACKS-20'WEST UNE STREETS EA NT LIN `,�1 CH,BRG.•S 61'16'16-W li l-allot /',� IB wT-Lna 30'PACIFIC HIGHWAY 30'PFAFFLE STREET Cr0'EAST UNE MIS I$TO CERTIFY THAT THIS MAP OR PUT AND THE SURVEY GD CRCH IT IS BASED WERE • \ ::A. ' 1 Jrat�•.�, " oN woo.w[ 1 2.MIS PROPERTY UES IN-ZONE C.AREA OF MINIMAL FLOODING(OUTSIDE THE t00 MADE IN ACCORDANCE MIM THE'MINN.STANDARD DETAIL REQUIREMENTS FOR ALTA/AGSM aa• /'tea: YEAR FL000 AREA).ACCORDING TO F.E.Y.A.FLOOD INSURANCE:TATE MAP FOR LAND TITLE SURVEYS;JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND HSPS IN 2005,AND \ 1, / u).1 A.���.;1�' NA ,s wrlrR,E"'" / �' / .� THE CITY OF TGARD.WASHINGTON COUNTY.OREGON PANEL NO.410276 0007ti, INCLUDES ITEMS 1-5,7(1),8-10,110),13,16-18 OF TABLE A THEREOF.PURSUANT TO THE tl ' ' '.x"11 �vALV[ DATED MARCH 1.7982. ACCURACY STANDARDS AS ADOPTED BY ALTA AND HSPS AND IN EFFECT ON THE DATE OF \ I THIS CERTIFICATION, UNDERSIGNED FURTHER CERTIFIES THAT IN MY PROFESSIONAL OPINION, RAMP g� : \1� • c'� / �'`�• 3.THERE ARE 212 PARKING SPACES ON THE PROPERTY,INCLUDINi,5 HANDICAP SPACES. ASA LAND SURVEYOR REGISTERED IN THE STATE OF OREGON,THE RELATIVE POSITIONAL i Fp,t•(H) , 8a ARE UNPAIN IED AROUND THE PERIMETER Of THE PAVED AREA,YOUTH CONCRETE ACCURACY OF 7X15 SURVEY DOES NO1 EXCEED THAT WHICH IS SPECIFIED HEREIN. \ ���� i , ■�V ' �"110?),,, s / - PARKING STOPS. THERE ARE 123 REGULAR PIGARD SPACES.FAVED AREA.106.541 SF • ``�� i ' �•� ►�i 99 4 THE SITE ADDRESS IS 8200$w PFAFFLE R AIN.OR 97223 I' ��r►'•N[uc x` Imo! ,' 7 •` `�P 5.ELEYATONS ARE BASED ON arra nGARD BENCH MARK NO.76,ELEVATON.229.75 9�,('� ro.3/a' 1� (� ��4}1••�� ] ,,�'14,4• 41015,�I//���... . 4q , tc7,A • 'a.m.' NATIONAL GEODETIC VERTICAL DATUM OF 1929. BLON PIPE(N) �"• i , .�;- fLO / "� (�1pV1 6.THE FIRM CMT SURVEYING AND CONSULTING DOES NOT CERTIFY TO THE CORRECTNESS OF S SIGN , y,-' �a ] 4'�0 i Py' ' PROFESSIONAL O Y y ]11 1% G1'/ �: Cj'� OR ACCURACY TI THE UNDERGROUND U800-3 SHOWN OR NOT DIG HEREON. / 46 �� CONTACT THE UTILITY LOCATE CENTER(800-372-2304)PRIOR TO DIGGING. GATE: - �C � � . � rPa,.w LAND SURVEYOR �. `2' ] I�/Yt� //.' / / ,_a].. G / 7.THE SUBJECT PROPERTY CONTAINS APPROXIMATELY 7.52 ACRES 1yjS/y9� 8 •Ci'�6,3p � 61,�`vJ �,`�.� '' CSO 01[R CUM 8.THERE iS NO KNOWN AND THE STATE OF OREGON.EASEMENT FOR ERS OF THE THE LAND GIMES' UPON. MICHAEL R.GATES P.L.S.2449 ��0- THEREOF MIIMMIMIIIIIIIIIIphase I Conditional Use CATCH BASH / V. OREGON �� '§. ®.■.� BS' 2'.:46'...P.,"•-/r ��• ~-�4] 9.THERE I$NO KNOWN EASEMENT FOR THE POKER UNE ALONG TFE JUL,]s.Iwo /j ' 4" PR • 4l ' MICHAEL R.GATESL. E"]'"'] SWMEAST BOUNDARY UNE WHICH SUPPLIES POWER TO THIS SITE AND z -- ` w .II,�] Revised 2as9 f BOOK 487,PAGE 455 t 1sA ls9 • ,a//C �' THE PROPERTr TO THE EAST �/� •• ., / WO.T.40K • VAUD UNTIL 6-30-13 3-26-63 SOJA :� �)0��'F'-';.^" ' / •'\ &AmuB» date November 30,2011 ACCESS RESTRICTIONS 217 sy J ' 9'1l 41... . /� / .a�H nrw ` IaN DARE aaa1 `' S?•' •Yl T9 ��� 'rc"BAVI . revisions I FROM ENG STA. 51+55 • ` "' ..D� 4y0 RoAGPN mMrc �^ TO WEST PERa > ` � 5 OT T TB �+\BOOK 487, PAGE 455 iT.:+e- < R S vau[ON1R0.ms[N3-26-63 �` .o,.vw o �� ��,31':17, , o.o.,.sv1 SEE NOTE 8 / I� ��) FOR SIGN 4, i- ......„....„../ /� �`,�\ EXCEPTIONS ISSUES a EXCEPTDNS PER f10EUTY NATIONAL T7LE COMPANY OF OREGON'PRELIMINARY TITLE REPORT,ORDER N0. \�- �- ,,...A„,„--- ,, �� © `,'\f 20110025373-F7POR01,DATED MAY IB,2011: i T ]'W~� A\/ / . , • ® „ 1 80� <TPISf) E%N0. DESCRIPTION �, A, \ 2. CLAIMS NOT IN PUBLIC RECORD ♦ ,Hb ' /L e glwr '��, 8. RIGHTS OF PUBLIC TO PUBLIC WAYS o.o.r.9oN re 9. LIMITED ACCESS TO AND FROM THE LAND A$SET FORTH IN DEED BOOK 087,PAGE 485, ��� / ' • wrR„smlc uw ...IN Run) - \ V.I. WHICH PROVIDES THAT MERE SMALL AE NO RIGHT OF EASEMENT OR RIGHT OF AC:ESS wg,KEO ♦ x 4, T0,FROM OR ACROSS ME STATE HIGHWAY OTHER MAN AS EXPRESSLY PROVIDED FOR /' • ''VA I` 0 ��Yi AT SAID DEED y{ 11 / ,,y "J^(' P� Y `+ 15. ALTA SURVEY REQUIRED - project tt I I IO1S , ;� ";t1-Ton o s) ;\\\� EXISTING ]„ NOTE.SEE LANDSCAPE DRAWINGS FOR TREE / ��I \]\ \ INFORMATION AND DESCRIPTIONS. DEVELOPMENT • 11-3 I EXISTING DEVELOPMENT • SCALE:1-=60'-0' I N i1 • • • tl I 1 !r ..,....._ 1 � i it 1 „,, ,, /Pa \. r \ _ __._ _ ____ , _____ ,, m - __N \ ,, _. / , \.___ _ ____. �,, • ,,,.... .„,, - 1,--- _\—,„:.. . _ _ '____ � / / _ ` TREE TABLE ARCHITECTURE INTERIORS•PLANNING i • i',/ i ,l a' pp+ pp p pp p 1 I O 1 - \- — . — _( l\ \ &F WS �+ \ 6.S � V � 190_ , _1 - 32 / ji r jy - q±G�pC � ti pox —c w o o _ DESCRIPTIONTAG DBH HAZARD** DEMO*** I1J I (lI Pin Oak R42601 25" Y I //" i ���� _� 02 Sweet Gum R42602 24" N Yes o • __I . �� v I 03 Sweet.Gum R42603 29" N Yes 41 e / 04 Birch R42604 19" Y IAA' z I I I 05 Birch R42605 18" Y UI • / r ( J ,,I I 06 Cherry R42606 10" W ! 1 j f — } 07 Cherry R42607 9" ---- --,I _ _ 08 Sweet Gum I / , _: ___-----rI/ \ \!TINN \ I— \ \ 33" Y o, t •�� ,� \ 13 Vine Maple R42613 27" Y c _. y / \ \ •�- 14* Lombardy Poplar R42614 9" a / J \ 15 Lombardy Poplar R42615 9" '' / f 1 ��� ����\. �I I 16* Lombardy Poplar R42616 10" 111 I i' I 1 I tt .��� i :\,, ---‘ -I \, 17* Black Locust R42617 6" I. ' \. 411rUll 18* Lombardy Poplar R4'L618 10" c J c i \ , \ \ 19* Black Locust R4'1619 8" 20* Black Locust R42620 7 = t\ J J \ \` \` \ \ „\ 21* Black Locust IIIIIII R42621 8” \\ i ' I�r \ \ \ 22 Lombardy Poplar R42622 8" _ `/ t i \ \ �, v 23* Lombardy Poplar R42623 ]0" a r /limy } \ 24* I c�mhardy Poplar R42624 10" Il l 1 ,I0 I 0 C3 \ \f \ \ 1 25 Cherry R42625 14" Y 1 II 0 26 All Filbert Clumps R42626 N/A 0 Ir I ' 27 Hawthorne R42627 18" Y Q UI / ��� 28 Doug Fir R42fi28 9.5" O / i 29 Scholar Willow R42629 11" Y r1 t I { N I 30 Hawthorne R42630 13" Y 0 1 1V I/ I / J I' --- C3 * i 1 I -, 5 I 31 Cherry R42631 7" U ... NA. \ 32 Birch R42632 14" Y / ------1----_ ¢ , O N_ ) (I) 1% / U; �\ c� ` 33* Cherry R42633 7" Co an 1 / t f� \\ , l\ v, 1 • 1 , *Trees not shown on survey.Included in Tree Assessment Report, rn ._ I �� I \ c,, L9 September 12,2011,and field located. = O '!"-2. \ / N I m **Recommendations of Arhorist in Tree Assessment Report, = a t J / f = September 12,2011 . •0 (Q cv I 1 J \O rl I �__ �g I! ! \ ***Preservetree listedas>12"andnot a hazardtree. Total of 6 '� _l It J I I N (.91: reserve trees with 2 beingdemolished.Total existingtree L L Cl) , / w 1 t 1 j \ I i 1 I I Q retention:66% mitigationrequired: caliperU Total tree 26.5"or 9-3" ( - 1 I i I § w trees. See Figure III-4B for mitigation tree locations. 0 o l� \I �► I I LEGEND Q 72 d ii r i - - ��,, + J - Tree protection fence/ /i/*' L J W �t I "� _ Q� N o a o 03 7.3 c-7-., F-,-- O t �— I i / 1J V • O � a N / / / / � , • \ Existing tree to remain,protect co �1 1 / I\ \\, , W/ / t i 411 I Z,.,.J ! 0 \ I �� Tree demolition �', it c�o � � , �_ -,-�--- 1116 „// ' + a \ 1 I I l---1-.1'/ i i / 0 irt 1 1/4"top and bottom rails ii 26:All filbert clumps 'Cr 4' -i I \ \ I _ \ C, Co / -,r MAX.[OPI PPACI R /� cp ii I 1 ` ci c 0LL7 i ', \_ _ phase Conditional Use '� / 0 C __— '___ I .i �r.,,�4 2"mesh chain link fabric I Revised // J J r —J 2"post / 1 attach fabric to posts with / ,`f ` ' \, / c f / f p date I November 30,2011 (� (� illt �_ �1 heavy gauge wire I I i /6 w i W J! I l in �\ i y fie y revisions 1 ;,. Use fence panels in paved I • o • • -: • • • ` AI[i�l areas and fabric attached to i !/ \ 1 u II n I�IrI-n-u=1-II-1 u n n n n u n n-n'n" t, 1 II I II II�I_11=n-II-II-II-II II II II 11 N=11 II II-II-II-I stakes in unpaved areas 111 II Y=11=11=11=II=II-II II n II II 11 II 11 II 0 C 0/' 0 11 1 \ \ \ i 1,,,,,,,=,,_n �\ --——- i 1 \ 411 / Conc.post support Finish grade • �� \ X blocks in paved areas tI `I l1 11. Tree Protection Fence, \ I Scale:1/4"_ il� �, �� -- 0 0 0 0 0 0 0 V 1 _ project#1 11015 23 T 19 � v P 1 22 / / 1 ��- "'R�F'� \ ♦ _ AT IAS - t'/ I \ �� EXISTING TREE �� �r� ` � I y _.-4 1.. '`Na• -� _,-'��� S'`�,�; - ` \ \ ;YA AA ,5 F`�', F E PLAN }4 J !•• l I / I All trees tin filbert orchard to removed f#261� l -- <_ __ \ —:..''„.T. -- X v \ �._4_____ __,L______' --;� �-� I'� 300 '. • •YYTlAl1Y,Ore{oA 4sA .... I I—5A • _ MC MIIII 1 ••`"„ 503.224.6258 �' _ r I \ 11 /` 503.2p.5239 �/ 0 10 20 50 FEET �� I l� • c� 1 I I • io • 110 I `` �,�, 1 ` ` \ \\\ — �� —r \ — \1 \`,\ \\ , /II TREE TABLE _� I ' �- �Z � —.j 1,�'` \ ` �. DESCI{II''I'ION TAG 111tH HAZARD**DEMO*** t \` 1 4.5 - I -- — / — �w� _ \\' \ \ \ 01 Pin Oak 842601 25" Y - - ,-'/- j_— = \ ;Fr \ 02 Sweet Gum R42602 24" N Yes ARCHITECTURE•INTERIORS•PLANNING illh ./ , i',.,---" _ , \ G G d /G \ c cG G G G c c A G ��� 44 �.��� �� '{ V__..: \ 03 Sweet Gum R42fiO3 29" N Y\\\, 1 05 Birch 842605 18" Y G-� \ 1 \ 06 Cherry R42606 10" — _ �. - \ \ ` `\l ' \ /---,:- CU 07 Cherry R42607 9� m c I rlMI \ \ 1\' c OS Sweet Gum 842608 '2?" N Na w ' /-- \ \\ \ \ \1 1 n 09 Birch I 16" N No '° o �, 10 Birch 14" N No 3 i \ / ' j 11 Pin Oak 49" N No - �,A / _ 1 ` 1 Hawthorne 33" Y _ S 14 1 13 Vine Maple 27" Y 1, \\ 1 ' 14* Lombardy Poplar 52014-t ' i I -,...e.,,e / • "t gli 16* Lombardy Poplar 10" �h • ` _ !o. 17* Black Locust R42617 6" o `{ , /�� 18 Lombardy Poplar 842678 10" r---:.> /� ( 1 \ 19* Black Locust. R42619 8" ` I 20* Black Locust. R42fi'l0 7" Pr 05 �' Z 21* Black Locust R42621 8" , , / 1 1 1`, L 22* Lombardy Poplar, 84'1622 8" �1 1\\\ a ,, C5 23* m "/_` 1- c� 24* Lombardy Poplar 841624 10" it H\\ \ ' 25* Cherry 842625 14" Y r 71\ I Tr„--11;i;�;;f"4"'t;;r; ;;t".;; \ • I \ �` 26 All Filbert Clumps R42626 N/A 1 if I li ► O-G 27 Hawthorne R42627 18" Y 1 I'', �.' O 28 Doug Fir R42628 9.5" `, \ � \ , \ 29 Scholar Willow R42629 11" Y 5 '. 'i 30 Hawthorne R42630 13" Y ? h ` \ , \\ 31 Cherry 842631 7" ` 32 Birch 842632 14" Y O I i \ \k' ` 1 33* Cherry 842633 7" 01 *Trees not shown on survey, Included in Tree Assessment Report, - I III \ ' \ September 12,'1011,and field located, CO UI, 1' ' I 1 ch I \ **Recommendations of Arborist in Tree Assessment Report, NiI 1/ September 12,2011 ■.� t•1 , I I Crl �1 ( �' ' I I ! ( i \ ***Preserve tree listed as>1l"and not a hazard tree.Total of 6 CD CD Z O 1 Q II I \ t` \ preserve trees with 2 being demolished. Total existing tree o Y 1 retention:66%Total tree mitigation required:26.5"or 9-3"caliper @ I-I:::-- Z — trees.See Figure III-4B for mitigation tree locations. 1Zi I j y 1 ,' �' g O }' I— z w ,. ;, t (•l . I \ - cn --c-- M I= O \i � , , LEGEND t' zij ~1L / i \ \ V 0 c%) Q (� - C , % f 1 to I lI ���� {� \ - Tree protection fence '� m o O ati � se r 1/ • Existing tree to remain.protect (/) = V) iN : 1// 1 i / • ���� � Tree demolition Q o`�o ,( ) \ i „ \ I ii, I H/ ' I/ \/' !, \ c-, \ \ `i 07 7 1 \ \ \ / ! i f ---_,.. ',\\ \ ' \C:'LAJ l...A.-11..A.J i-,_ 1 ___/ . u / \ 1 ' , \\ \\ f Ii \\/ 1 \ \ \ \\\ , . \ , -_ \ ` { f / / \ ,`{ III A \ \ �i 1 1/4"top and bottom rails .\ \-- ) /--_______ / 70'max.post spacin(C ...___., G 0 li, ,t,., tr A 1,\., , __./ , �'v vv phase Conditional Use C / \\Ir ( 2"mesh chain link fabric Revised -si.i" / // - \ \ —2,'post : \' ‘itt j 1 1 / attach fabric to posts with 1 po date November 3 1 1 �. I\ h, e Novem 0,201 ` — ` \, \ heavy gaul,e wire \ „ I III i/. / w �! \ revisions •. s (/1 / I/ Use fence panels in paved aa4` 1 ,...:,,,,..0:14.,,,,,,..t �. j 1 / \ I OIFEiBi areas and fabric attached to :� ,_„�� � .,.......,,,,,,,.,,..,1.0.11=11.11.11.11.0.11.11' ' '' ,11.11.11:II ?%i� / 1 I '� / - \ '�'! / '' 11=1,11,1=1,11,-ni--u=i=l-i I _u Stakes In unpaved areas a 1 \T rnrri Irn n'n n ra_n u P { =� \ / / 1 ! `1 \N l 11=.1.1.11.11.1.1.11.11.11.1.11.1.1.r I 7 / / / r ii ' Q /IJ I,I ii , \ Conc.post support Finish grade I I / _` ;y I Mocks in paved areas 1 /`ti � I');,)//1 1. Tree Protection Fence ✓� A //i. `' , /� Scale:1/1"=1,0” '') \') 1) ° ':' '') (E,: - '' -)--- '') ''') \ .) '') '') fllk: —' `) ° ° °� /1k �I %' /, \ project# 11015 ... _________ I -Q-= :27 _7-® \ -\� -� ��� ®����__�� �`tilit--w,7, . --I_ ,_1 ----- CATLASEXISTING TREE /" - - -44- t —�� 1 AP ,.�a PLAN 2.._;_l_ c--------, - r"--\\ ......... — I I-5 g ' I i.,„ (7" \`\ /, 1` '/ .�..� 503.2 J.5":t, I 0 10 20 50 FEET A 503.224 5z:"' Z , / Milliinil C., I 0 0 0 0 I 1 / / ,, \ \ , Salmi !`- , ' 1, ARCHITECTURE-INTERIORS-PLANIIING i I 1 // / i: .. ...............rt G G G G G G G G 6 G G G G G G G J�\ - —\\\\G\\G\\G 4\\ k__-, 1--itvE'IZ-ill,P1---NS-siTEN � CN - ___�-_ ,_- ___.—__-._. -_. �.- - 1 •, w a,? R EAST PARKING LOTDRIVEWAY__ \ Y s •3 // EXISTING j /^.. %� �� \ •.. ' .....:.\____.:------- ..2,---- '/� _ o__ i DRIVEWAY ' ' _ w t."'. , // / - 4 Oe Se Qs Q lb 41 / FUTU UDITORI MADDITION1 .9 O0 I r — / - - _._. . -- ._ Cq�� Q� 7 �r��'/ I�SOLID WASTE! �. , \ `'^[� / y - a ua / i DROP-OFF LANE \ ,i \ ,��\A « / ,I r I \ II RECYCLING ` 1', y `� /` .HUI00� 1___ :,i__. I I I Il I ENCLOSURE \, `, T O y // / . � J '^— `•� Y \ \ �I i 1\ I Z I S�82ND4V SOCCER FIELD J z11 r �\ ;III / c EXISTING AUDITORIUM �. \� / `\\ I SEATING I 1 , ,�� \ / _,„ ,L., N \ . 1------, \ \ '', \ , NEW CLASSROOM/ TERRACE 1 ` I LIBRARY ADDITION ` �� / J , ` _i' 1 1 1 1 I P D*STRIANBICIl LE LINK, EXISTING BUILDING \ e i! MONUMENT I I _ I 1 •', SIGNr' , � l - .,.--� �/, 0I Q.'�/ ! ` z , o Ii`, NEW STUDENT 1 COMMONS/ / 0 0 GYMNASIUM U / I { 1 CO co /1 �/'' — — --— I Wrvr1E ADDITION / ` N '"� PARKING f i i� T ^_ Ili 11101111111 Ogg p��U 1- -- 91CYCLE _� I \}V , + MAIN ENTRANCE _ PARKIN , / I r l STORMWATER I I \' `k\1y��\Ti,,I.\ ./ DROP-OFF LANE \\ DETENTION AREA I l I D / - jj a R NQS )/ 1 i I ---- -- - .`-. -. _-_ '- 1 Ia II / <b ab a0 W ab -�`ENTRAAICE _� )I I n \ - __./,., / ,_) :\j ' 0 fe o c� ,� SIDEWALK WEST PARKING LOT O . U) o / / �� —ti––– –ENTRY DRIVE–– — �/ O 7 a ti ik e�Q m73 CD Lc) i /1:1 41, / / / I 69 PROPOSED SITE PLAN;4 1 • - - SCALE I'•=40'p'I,, 1 VEHICLE PARKING: PARKING SPACE TYPE DESIGNATED COMPACT SPACES(MARKED"C") : 63 phase]Conditional Use I PROPOSED SPACES DESIGNATED CARPOOL SPACES(MARKED"CP") : 11 L WEST PARKING LOT : 76 SPACES ACCESSIBLE PARKING SPACES(MARKED W/SYMBOL) : 7 EAST PARKING LOT : 84 SPACES _ date September 6,2011 TOTAL : 163 SPACES BICYCLE PARKING: revisions - JI 1 PARKING STREET SIZES(60-DEGREE PARKING) BICYCLE RACK SPACES 16 STANDARD PARKING SPACE: LU 8'-6"x 19'-0"TYPICAL _.111 CI 9'-0"x 17'-0"ADA,WITH BUMPER OVERHANG cn _ – C COMPACT PARKING SPACE: 7'-6"x 17'-0"TYPICAL project#1 11015 7'-6"x 15'-0",WITH BUMPER OVERHANG PROPOSED SITE PLAN C DRIVING AISLE WIDTH(ONE-WAY)20 FEET ¢0 Oo ! Ill-IA arnU1---— -- -- ----- - -- _ _ - - - -- -- - I 41111 ID ID II \ '' \ \ \ \ \X /0711 / / // \ �RCNITECTURE•INTERIORS«PLANNING I / SOLID WASTE/ \ \ ` \ / - RECYCLING ,ENCLOSURE BICYCLE/PEDESTRIAN/ \ / ,L, \ IR ------ � c G L 0 6 G L G 'G t G C. G C. ,c C. G EMERGENCY USE DRIVEWAY `•---,_ 7\, 1 Lu x b . ,, -_ a EAST PARKING LO EXISTING - -_. ��i • / •i \ \ 3 tu / i DRIVEWAY 1 _ '' S - i NEW STUDENT \ 1,) �� / oe a ce a Se Se a aA��6�� -O � � d �I �- COMMONS// _ i� GYMNASIUM �C? \ ____-: _,, •?:../ �/` ti�\ m 7 ADDITION 1 0 W "i + _ DROP-OFF LANE �l / o�OQ[1111•- � ---- r r-h--, , , - Z J-� / � � sw82 / l �- SOCCER HELD \ \- ND q 1 tt ---7,•••-- e . _ �� / / ` \ / \.\ - EXISTING AUDITORIUM "-A 7NM' /\\ /1 b MOt�VMEN� I I l SIGN ti / ' \l: NEW CLASSROOM/ 1Kl� / j� LIBRARY ADDITION TERRACE I I ' �r EXISTING BUILDING _ ) PE. 5TR'1 '°\71 '"K . O • W/ / i 1 I 1J i'�r 1 \ ` oV rD . �/ / I +711 / '' p \ \ ma Cf) M 1 ' LCL1/1/ 1 I FUTURE AUDITORIUM AD ITION '� �. 1i IIIIIIIIIIII' 00����0' BICYCLE / \ _ = O / , �` MAIN ENTRANCE PARKING / I Q• ' �� '�_�'� � ,,I•\ II. / DROP-OFF LANE a+- / SII • 11 a 1/ 4 / I fu I3 b "WHEELCHAIR USER R a i/ N O VC 1 / ` STCRMWATER I ONLY.'SPACE111 G �. 1 • I ii,- J DETENTION AREA � I / ii, I I� C� ", \�=T- ��ID�WAtKr� WEST PARKING LOT- �� - - • O / ENTRY DRIVE _ - �� O r i. i I / ,--,,,/ , or -----, -r-'' /------- • \ ' s , • ' (Th ni------ (--;) • 0 - / , w a) :_:* • ; - • , ET. • , C•A • •' ' I in o.\ 1 :// / , -,. ..., ---"- .. ,.. -..‘,..„.ELID /: / / ---______ ,,*,t1;./z. E9 E PROPOSED SITE PLAN CD 1 .-- SCALE 1.=40.-0" c -75 g Q CO VEHICLE PARKING: PARKING SPACE TYPE phase Conditional Use I -14 DESIGNATED COMPACT SPACES(MARKED"C") 49 Revised PROPOSED SPACES DESIGNATED CARPOOL SPACES(MARKED"CP") : 7 WEST PARKING LOT :91 SPACES ACCESSIBLE PARKING SPACES(MARKED W/SYMBOL) : 5 date November 30.2011 EAST PARKING LOT :39 SPACES TOTAL : 130 SPACES BICYCLE PARKING: revisions PARKING STREET SIZES(60 DEGREE PARKING) BICYCLE RACK SPACES : 36 TO STANDARD PARKING SPACE: v' 8'-6"x 19'-0"TYPICAL I = 9'-0"x 17'-0"ADA,WITH BUMPER OVERHANG c L COMPACT PARKING SPACE: project#': 11015 7'-6"x 17'-0"TYPICAL 7'-6"x 15'-0",WITH BUMPER OVERHANG PROPOSED SITE PLAN I aE Q DRIVING AISLE WIDTH (ONE-WAY)20 FEET �Lz III-la IZ7D 45 --,-;;w I o c=j i 1 I • • • 0 I fll 1 :RCNIT ECT URE+INTERIORS+FLANNIIJG I a y w o� O Y Q W C I3 m �'-> rn M TEAM H J r ti N 'OFFICE i lipA �,f 4 0 )11prigh. 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TOILET' at OFFICE STAF: — 1 II I ASST. 1 .1 Iia a a x a : a '_ — - WESTSIDE - — — _ - � HALL 1. CONF MARKETJNG ASST. BOOKKEEPING! a I ".1 I��� 1 II I J ir- I, I HALL ' HERITAGESCIENCE 1 HALL I OFFICES - II !IS'i�' .'!!!!'!S 'i!1 R IOWA MIIIIIIIIMIIIIIIIIIIIIOIIIIIMI Conditional HALL ..VESTIBULE ICLASSROOM EO — — II HALL CLASSROOM CLASSROOM :LASSROOM CLASSROOM CLASSROOM �f _ ji STAFF ReYI$ed I e I CONFERENCE �I ROOM z I VICE ROOM iI date November 30.2011 SCIENCE __ _ _ __ -._�: __ _ _ _ _ _ , -_INCI..L L�� STORA e� L J L_ J L---J 1 J 'L J t_ _IL _ �_!_-_ ...1._�,•- �:� ._ .-,_.._ L J -. - - L__ J L_J L J L J L-J L _J JI_ ��'. L J 1._J L _J L J L.. I l J revisions 11U ill t J 111 w M CnMi Ei1:7) project# 11015 • PROPOSED FLOOR PLAN PROPOSED FLOOR PLAN SCALE:1116"=1'-0'CID ,__ u, (._) ,L, �_ 111-2 U ,—O` Ic, _< N , _- I 0 • • • / . /Pa BRICK VENEER WALLS,METAL WALL PANELS ABOVE ARCHITECTURE*INTERIORS*PLANNING EXISTING BRICK WALLS, NEW ALUMINUM WINDOWS METAL WALL PANELS, J ___ - ALUMINUM WINDOWS 1 1 imiiiip_ii LTD c Ic, NC Vall IIIII I - lidW Q LAI Z ART CLASSROOM LIBRARY SCIENCE CLASSROOMS GYMNASIUM ADDITION BEYOND a EXISTING BUILDING,REMODELED • NEW CLASSROOM/LIBRARY ADDITION • z j N L, O G I NORTH EXTERIOR ELEVATION " , • SCALE � I O " o m 3 J m J In EXISTING PYLON BEYOND NM BRICK VENEER WALLS, NEW GYMNASIUM ADDITION BEYOND I ALUMINUM WINDOWS 1 EXISTING BRICK WALLS.NEW ALUMINUM r--- WINDOWS.ALUMINUM SUNSHADES . 0 11 I 2 o 0J V I/ . Ii IMI SCIENCE CLASSROOMS CLASSROOMS SCHOOL ENTRANCE ADMINISTRATIVE OFFICES WEIGHTSIFITNESS ''''''\, CO coN T -_ O> NEW CLASSROOMILIBRARYADDlTION EXISTING BUILDING REMODELED NEW OFFICES _ COMMONS ADDITION i ADDITION WEIGHTSIFITNESS ADDITION BEYOND 0 WEST EXTERIOR ELEVATION RS CD = 7:3- f - - - - SCALE.1/16"=1.-0' :"..7. 1:5 c6 }� •L = a L N 0Q U v' - 8 ▪y rn C7,,4, += BRICK VENEER WALLS, + yA, �1W�^�, i.,,-":3-M METAL WALL PANELS ABOVE W O O O BRICK'.'ENE ER A�l� I Q ALUMINUM WINDOWS, - ALUMINUM'iCINEC-'.':`_ �--' •.;-•METAL WALL PANELS ABOVE -: i BRICK VENEER WALLS Aw_ 0 u -S— ‘A kr Hill ADMINISTRATION COMMONS WEIGHTS/FITNESS , GYMNASIUM AND LOCKER ROOMS A.1SCHOOL ENTRANCE NEW OFFICES ADDITION „NEC,COMMONS ADDITION NECNEW WEIGHTS'FITNESS AUCTION NEW GYAINAE',UM ADDITION BEYOND SOUTH EXTERIOR ELEVATION CD, • SCALE:1/16"=1'-0'I ! 111= 11111 phase Conditional Use Revised EXISTING PYLON BEYOND date November 30,2011 Q BRICK VENEER WALLS. revisions Q METAL WALL PANELS ABOVE • I U f� ui JI EXISTING BRICK WALLS,NEW ALUMINUM ------_, e WINDOWS,STEEL ENTRY CANOPIES o _____: - I_ . . 11 K I O COI ® � ® ` • _ i project#• ' 11015 CBC OFFICES CBC NURSERY ENTRANCE CLASSROOMS ART --- o GYMNASIUM LOCKERROOMs. I CO FITNESS BEYOND EXISTING BUILDING,REMODELED 1 EXTERIOR ELEVATIONS • �� NEW GYMNASIUM AND WEIGHTS/FITNESS ADDITION y EAST EXTERIOR ELEVATION III-3SCALE.1/18"=1'-0' p_ N� . 11111 — INN! 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Mi • Z %. c;1 1 > . •N z -ci) `11 1 1 1 --- X 0 0 CD 0 •Cf. cp--E. 3 CD •=,.. 9. 0 c 2 I 1 giC— Westside Christian High School D U L L Addition-Remodel Westside Christian High School 8200 SW Pfaffle Street,Tigard,OR 97223 rrl t:(503)697-4711 f:(503)697-4605 a Ore Lh i Si e Oc i Pis i i 7E E ,ci‘ liMili K E S 907SW STARK STREET PORTLAND,OR 97204 1 503 226 6950 1503 273 9192 www.dowa com ' 77; !--.' 77. 1' i : \lay 111% Nob I 0 • ."rFOS�err�.��r.•_.—: 0 --- , • p �1 �•moi � ��� '� _ � _ �0► �a. 40a .1iAll._ fl IIIIfPefi _• _I _i1111 0Asw. a�OOg � � ' , F si .4,,�el/... :..rw_4rss ;r -r�rra @Rit°r r;1414;aiiiribit -. rrr ;"a : � _ � e.:140-"imoir4r.. p.....L.i..46110:::::.....................::,......... _AiN....... .‘__ _ _ - '"'""N......\...:%wralk...............k‘ igir 4 `/ *� • �� I ' �r ARCHITECTURE•INTERIORS•PLANNING ,_- ♦�1 —�. • ark EUFC 7 VIDA 'rit,,, only 74 ABEL 5 RHOX ,\l \ ' 4 NADG 4 NADG 19 NADG �2 ACRS 9 ACRS PROL 4 NADG UFC r ;,_.� , 1 AIS EUFC 3 ZLGV 6 RHOX *' r:,'" ! •"s ...r'>;:• Tn'�.., F'. n+ %` Fe • PROL Mitigation 2 RHOX ci' ,y /<;�; ^� H e 3 3 VIDA 3 VIDA ?�. r; -'�. _',:r:,:.: ";, ,.:''''1:•,•'•-;,•:,r: ;„�i . .:�\ \ , ..+ Trees 3 ZLGV 3 VIDA ti ;; _ ........, • ' ry?` �e► t F `,`.; \ ) et ‘11-111111.��i. 12 SAHH ~^� _ a .t. 7 1: 12 NADG :. 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L'•'` ,r'_.•I, • '" I_ revisions lilt" 0 0.1! ��lti'4�,,. 5 NADG 'i ,-.- `:. -...7-' .• Y «l4i' aS,�f' {.=G,k'' .M_ 1,' Viot ' ' i FRCH ' }� t,::µ� '' f 3 COSB Bollard(2) 9 VIDA — "�`''•4i•.'?::;'1-,;›" Typical ,.T-.:. 13 VIDA 3 VIDA EUFC 14 NADG - •a a'-:.�� 3 ZLGV EUFC 3 VIDA 3 ZLGV 3 VIDA ' r4t:-.'-e:-44.0•4'.....1�.^,y✓ FRCH 4 ZLGVNADG 63 PROL 4 NADG 51 ABEG ' PLANT LEGENDS-SEE FIGURE III-4C 7 ACRS 4 NADG ',i'.;-'0:::, •' 4, .. 1 .l10, d •�—.:tir :y�; p,:.•,-'•--•:,..';:•,...'.- -,.., y�':� project# 11015 .fir 14, .:��� `. !`r�_ ��►.��� ;��.�`. ��% �� '��'". t:, µ .i, ;;• i LANDSCAPE .. u�.r, :.r• a ,„u„,„ ., ., .ra. r,•u•,.• ..'••'4$4,04,049.4,' ... •.�•r, ,�..... .,.. .. •r, •r•i-. r.�. ..'�.a•, •L'• • 4 ;:r%'r'T i,• ✓ 1 L A N o a e a T[ PLAN •lr�:••r•T•,...04,..,„4,r'ir. •r••r�.-.a..• P�.••T:.•.•.rC ��/ C@�•,^.r`•r�. •,,,IPA•rr O.'.Or'.�.r•..n •�r.•r,•p. . • r r r.r•..•.�.,•r� ! ..�•ra •r:.•r,••, �N:,.. •!.r,•.,,• ror .ri!!s '•r' •r rr�.. �•r�.•rN lr,••, .,.: .;f0.410'18" i •0�.,•. T-''ii;,:.:'t.:•.;.::• - •■c N,r[cru•[ i.,,,%..,,,.......„ i:%:rp....„ er•�,..ir:... .O,!a, .r•.:•,..-iv.„—.44004...t..„.4.-m- 'S- _ , e, ,•.- ,;:e�.•q!...,�-�.Fro lir,.•a:rr�..a.a o�.� .o !,•• ,•r•.., oe i:':,.t.•• �� Existing 1 � � ► . � r . - < ' .� Tree �Fw �� ������i� ��� a j .300 -� ;� , III-4B � � � ��I '•"°" boa.224.saae �� i /0 20 50 FEET �, .�. 603 iii.6009 ‘‘, .� i1/ I • • al 41110_ PLANT LIST STORM WATER QUALITY FACILITY TREES: I KEY BOTANICAL NAME COMMON NAME SIZE SPC # KEY BOTANICAL NAME COMMON NAME •ALR Alms rubra Red Alder # SIZE SPACING 16 2'tall/2 gal. 10'o.c. 161 , MITIGATION TREES ACRS Acer rubrum'Red Sunset' Sunset Maple 3" 30 9 ARCHITECTURE•INTERIORS*PLANNING STREET TREES (•)ACC Acer crroinatum Vine Maple 13 2'tall/2 gal. As shown FAGS Fagus sylvatica'Purpurea Tricolor' Tricolor Beech 2" 30 11 TILC Tilia cordata Little Leaf Linden 2" 30 12 omll o,, . o 0 i PSM Pseudotsuga menziesii Douglas Fir 12 3'tall/2 gal. 10'o.c. w - • TREES Total Trees 41 w ACRS Acer rubrum'fled Sunset' Sunset Maple 2" 30 16 is FRLA Fraxinus latifolia Oregon Ash 2" 30 10 3 = g FROR Fraxinus oxycarpa I 'Raywood' Raywood Ash 2" 30 32 STORM WATER QUALITY FACILITY SHRUBS: - _ GLTS Gleditsia triacanthos'Shademaster'Shademaster Honeylocust 2" 30 5 = y w PIPO Pinus ponderosa Ponderosa Pine 6' 25 3 KEY BOTANICAL NAME COMMON NAME # SIZE SPACING o , V I - ZLGV Zelkova serrata'Green Vase' Green Vase Zelkova 2" 30 23 y Amelanchier alnifoha Serviceberry 16 2'tall/1 gal. 48"o.c. . .e S SHRUBS/GRASSES o y Cornus stolonifera Red-osier Dogwood 60 2'tall/1 gal. 48"o.c. ° ABEG Abelia x'Edward Goucher' Pink Abelia #5 5 227 - ABKA Abelia x'Kaleidescope' Kaleidescope Abelia #1 3.5 51 Holodiscus discolor Ocean Spray 11 1.5'tall/1 gal. 48"o.c. I CEAV Ceanothus thyrsiflorus'Victoria' Victoria California Blue Blossom#5 5 38 COSB Cornus sericea'baileyi' Bailey Red Twig Dogwood #5 5 75 sanguinium Red Flowering Current 55 1.5"tall/1 gal. 48"o.c. a ERSW Erica camea'Springwood White' Springwood White Heather #5 3 30 LISP Liriope spicata Creeping Lily Turf #1 1.5 147 Spires douglasii Douglas Spires 22 1.5"tall/1 gal. 48"o.c. Mill NADG Nandina domestica'Gulf Stream' Gulf Stream Heavenly Bamboo #3 3 95 RHOX Rhododendron Rhododendron #5 5 15 Symphoricarpos alba Snowberry 40 1.5'tall/1 gal. 48"o.c. I SAHH Sarcococca hookerana humilus Sweet Box #5 3 12 VIDA Viburnum davidii David Viburnum #5 4 159 Total Shrubs 237 GROUND COVERS _ r STORM WATER QUALITY FACILITY GROUND COVERS: 0 ARUV Archtostaphylos uva-ursi Kinnikinnick #SP4 1.5 600 0I 777 0 KEY BOTANICAL NAME COMMON NAME # SIZE SPACING O EUFC Euonymus fortunei'Ivory Jade' Ivory Jade Euonymus #SP4 1.5 3375 Wet 7,600 6"plug 12"o.c. C.) U) V 25%Carex obnupta Slough Sedge 25%Carex rossi Rossi Sedge gs. FRCH Fragaria chiloensis Coast Strawberry #SP4 1.5 680 25%Juncus patens Spreading Rush L CNI I Si 25%Scnptus microcarpus Small-fruited bulrush = 0) CF)PROL Prunus laurocerasus'Otto Luyken' Otto Luyken Laurel #1 2.5 615 Dry .23 acres @ 8 lbs./acre = 50%Agrostis oreonesis Oregon Bentgrass CO CD C p 50%Agrostis idaboensis Idaho Bentgrass i 73 co a RUPE Rubus pentalobus Creeping Bramble #SP4 1.5 835 y 0 le-icn i= "' Notes: .c d L N `,"j4.•, LAWN Lolium perenne(see specs) Perennial Ryegraas Seed 6lbs/1000 sq. . 1.Remove all existing vegetation where new planting is indicated,unless otherwise V w/ U eij noted. IL a) g I 8 Reinforced Turf Area(10,845 sq.ft.) 2.All area at and below high water in the Storm Water ,a Q �- g Quality Facility shall be � stabilized with coco fiber mesh per specification. Install coco fiber mesh immediately ( = a, after seeding. Do not place bark mulch over seeded areas. Existing landscape to remain,protect,provide maintenance for duration of contract. V Mci. C7 op 3.Storm Water Quality Area(swale):5,275 e.f.(sides:4,067 sq.ft.,bottom:1,208 sq.ft.) CD V o I Required planting: Q allo 4.111 Trees(SF x.01)41 Shrubs(SF x.05)204 Ground cover:100%area cover I / 6' s Steel bollard >,—,2'-s^ter Parking tree-per plan :;;;:::se '',..........„,...N....... Tree root ball II Specified top soil phase I Conditional Use Revised Porous concrete pavers 1 Drainage aggregate Loop bicycle rack per specs date I November 30,2011 Asphalt paving Perforated storm pipe I Paving per plans revisions I Compacted subgrade u I l - It.it lll __A� � I = Finish grade C; I � IL 7 �' , n r= 10- .11.=-11.11.41, � ,, ,4 ,' n1LIAWNII 11n , rIltrlrlll ' 0? nnutnR nuln 8 11 n 8J1WAFt n 3 I = If- In ' i--n u= n nn o� Conc.footing t rfIn —In i1n lEa JVit pIiL.24444444= -I - -i 4,'i Il -1lr]=-1l-=It 1 r II i n= 1-n--n- — 1 I-1 11=11 11 Embedded Anchors project# 11015 a„ 1' eR (I T L A S_ LANDSCAPE 12' MIN. MIIJ. 1. Structural Soil Tree Well 2. Bike Rack A R CL' " °° °" T F C Il` PLAN R[ Scale:3/8"=1'-0" Scale:3/4"=V-0" "°L""""' I"•"300 III-4 C TIELIMM 603.224.5238 '�` 609.444.6299 - %� / 0 DISTURBED AREA . • S.(7 f 11 ' I DISTURBED LIMITS =APPROXIMATELY 6.6 ACRES ,41/E-:,6/ST w 3Q® I 1200C PERMIT REQUIRED UF W c / I 0+.,c / aoe 4), Ii LEGEND I 1 / I �,��� INLET PROTECTION BARRIER ARCPTECTJRE•LN-ERIGrss,FLAMING , / / ,/,/ / I I ❑ SEDIMENT FENCE r ! I / .' _; CONSTRUCTION ENTRANCE I I ROCKERY WALL / SEGMENTAL BLOCK I / MAX. HT. 7't RETAINING WALL PROPOSED DRAINAGE FLOW DIRECTION u+ Y o s i N / // / MAX.HT.6± w // / I .f' EXISTING DRAINAGE FLOW DIRECTION W g—2 i En pri ����' © © © LIMITS OF DISTU'BANCE��1�� ————— — _ LJ U STRAW BALE CHECK DAM - — frift.-- -- --, of . idvsk 0 . r�> iv �i/.y: , � ■�� . ��/ ~'r-_-_-2,23e- 2' �� c o- TREE PROTECTION Ln_ v wre OTR .4E,=!, i�� IR aasoisleargl _To- - 230 -�� 1 -M���M�t J I 'I 226 / t: -= E-.71.',-;:,--,-;:-..;-:,:7-;,_-_-..--:,.- -- - 4 / ROSION CONTROL KEYNOTES d M II,'I I.' Imo___ _� �I l BIW d. I�, o ///,i/ 1 r I Il i2 INSTALL STRAW BALE CHECK DAM lI is � � I) � ` \ I`\ 111 �... - -- _ � O I ill I' \ \\ I \ \\\\ \\f\ \ \ \ 3 INSTALL INLET PROTECTION (TYPICAL) I �, \� rI I `2.5:1 SLOPE \\ \ \ \\ \\ \\ \ \ I / / O I , I „' \ \ \ 1 \ \ - - Ir ! �� \ If \ \ \ 1 \ \ \\ \ \ \ \\ - O4 CONTRACTOR SHALL MAINTAIN EXISTING PAVED SITE g �� ' 111 18+07.25 ACCESS DURING CONSTRUCTION UNTIL NEW ACCESS I� IV 1 1 ie, \ \ \ 1 \ \ 0 ROAD IS PAVED AND ABLE TO RECEIVE CONSTRUCTION IIIIIF I r 11 u \ I \\ I \ \ \ \ \ \\ TRAFFIC. • • r INr! pl nNi \ 1 \ \ \ \ Fly:1111111 1 18+00 / IC " �� ui 11P \ \ 1 \ \ \ \ \ \ ..!y I 1 OS INSTALL TREE PROTECTION PER LANDSCAPE _%� !I! r! I 1 \\ \ \ \\ \\ \ \\ \\ \, [• .11 .rARCHITECT'S PLANSOr �i III \ \ O S 4'`'3. /1;47 1r� Q 441- —,�I 1 SOCCER FIELD `\ 1 \ ` I SHEET NOTES v _p •82Np Ir. llt„..,,... 1... , PERIMETER I I I 2.s:1 SLOPEI AVENUE �'II 'r � ► A�' ELEVATION 11 I 1 2.0% 1. REMOVE AND DEMOLISH ALL EXISTING TREES U M 10+00 /// �, I 1 WITHIN LIMITS OF DISTURBANCE UNLESS c� / 11 1 1 235.00 I I NOTED OTHERWISE. Cr) (-NI I , r/ II , OF FIELDNIN IN CENTER _ • Q) as OF CROSS N I ��' ilial) Mill T I I N I SLOPES SHALL NOT fI / \\ 2 FUTURENBUI DINGONLYEXPANSION SHOWN FOR = Oi , NIr or r'+ ' iito! , I ` 1 1 I 1 EXCEED 1.5' I LG aili, 1 1� ���►� \ I 4,,,� I I I 1 I 1 �► 1Ith1.0% /I - co L Q� ill PP4 0 "11 Ati II lI s 1 1 1/ �_ Q) 2.5:1 SLOPE MAX. �, 11' " Pill; ;114V1111111 ^ ' SEGMENTAL BLOCK III O •n I RETAINING WALL w`i I MAX. HT. 3± IM ^� Noe l_ y � � co co/r / N CJ 24 \ f!) cn� % I I I I I II \ 000 it / r / / I !! c�chCl / / /j I I 1m \ I o L�r1t/ ; !; /�' t, \\ I IIA ii I 11 I I ; c 2.0x \ r a �w LI el,, ,ill", f/i;j .t i 1 I I ,, /�/;% I v, , I I 1 I, 1 , i , ,c,, ,` it I l 1 w/ /u! j% 1 \ 1 I "r :211� I I I i i I i i II II I I i 11;111111 b''rII���P "I w rir / / i%. i I I I I li I I \ O I \ c a a / $,i/ j *I If ,..,..�1I b ///j I i 111 III 111 \\ , , 1 i \(y ,„ ,c3,_ a I / (/ . a ///,j l / �� I 1 I / r /1;/ / a K ( j / i %i / #i/ I CL SLOPE \ i i ,I, o 1 II /r r 14..•_,j j 75/ / __A 4 ��� \ \ \ 4.07. TYP \ \ i = s I © i./ I `�` phase Conditional Use �, a f l • /% // ��"i'1Amy ,���`�1� N\\ y I I P I Revised x lit.ami I t , i/ ': ?�► 13 00 0/ I I I I 14+ \ lir 15+00 \ I. 7 °' p •L /�/ / ,,`♦' —ITRW date NOVEMBER 30,2011 otl . ce/�iiii I \ I s ,le \ f1 y revisions I yrn 22 ;; �_ �s ■ .T- _ .-- _.� . _ .s — - i rte--_ .-I y n X 2 Jiii uLIMITS OF DISTURBANCExW W J 2.5:1 SLOPE MAX. CO i '' i c. o u f // k 2.5:1 SLOPE MAX. otN S. v0 I/� 34 1:t- ill /Q� �•83]� II® I �� a A V FNUF D i II as —I 2 �i, project#111015 o• a I $ ,r I cWr1 GRADING AND EROSION .z' i /i i CONTROL PLAN Z fiSftEffg a 'I / =:__ zi CansWting EngineersIII 5A� / U Ill S.W.Fifth Avenue c, � I I r W Q �)�-I Portland,Suite 97204 _ SAL 1 INCH=30 FFFT • /v H I 1 W C 30 0 30 60 Phone: (503)227-3251 o� I Q VO ' C Fax: (503)274-4681 i�ax 7 a 2� _ -. 1 1 • \ ` 1 0 DISTURBED AREA i. 1 \ PROXIMATELY 6.6 ACRES • I ��� I 1 1 \\ 1120 CR PERMITIREQUIRED • 1 N 1 \ c:'' \\ ` 1 @� \\ \\ I LEGEND , 1 \ / ���� ARCHITECTJRE•INTERIORS•PLANNING I 1 e, \\ /, �/ ��.�� INLET PROTECTION BARRIER A SEGMENTAL BLOCK X11 \ 1 \ RETAINING WALL 1 p\11 \ 1 \ \ ---p SEDIMENT FENCE MAX. HT. St 4.....V111 �'c'� \\ I I �� J 1\\1\1 \ 1\ ..I�.I�1 'Q \\''\\\ \ I � ; CONSTRUCTION ENTRANCE 3� 1\11\\\\1 \ � moi/ �� 'n q $ �W 1 \\�`� PROPOSED DRAINAGE FLOW DIRECTION W I 2.5:1 SLOPE MAX. \ 3:1 SLOPEcr 3 \\\,,,\\,,,s ; LIMITS O STURBANCE 111\ \1 \ \ Y o !r _ �� ' — �—_Al.' \\\\\\\\\ .,f� EXISTING DRAINAGE FLOW DIRECTION W ry `J W c IF ,N —��_ � /�p/L� � j i w'i3 I ' \I\\I to 1 r, STRAW BALE CHECK DAM a_' + - _ _ '/ __.........................2 O /sem��`�, , j \\\\\\\,,,,,,, \\\\\\11\11 U LJ a \ !G G f� G G G G—G G G G poiN Ar \\\\1\\\1\1 1 \ ` 4 o TREE PROTECTION m.r I i'--- ri IIII�II 111\�1\11�\\\- EROSION CONTROL KEYNOTES J �. / / / �\ . Ill a ,11,,,,1\,\\, -- dj o _,/' ',� • \\ 71`�\ \ I IIIII \l11`� \ r-' \ \ \ / Ol INSTALL SEDIMENT FENCE(TYPICAL) imigio,C�� ���� � .�,,�� — ;n\ //- \I \\ \ ISbI I 1 \%\ \\\ 1\�1\IIII\I\111 , \I // 1\ 1 \ V �y•' / / O2 ::: � \ , , I I PROPOSED GYM I \ `I I 1 I ` ----4ADDITION I II I I I \ INLET PROTECTION (TYPICAL) 0 jj \ I O — — — — — FFE=2-12.4 0II I\ 1\k \1 i �,\\ 111\1 �I 1 1 \11\`11\;` \ / N OCONSTRUCT GRAVEL CONSTRUCTION ENTRANCE 1 U .________________ ..� I �_\ 1 I i i i i1 IIIII111\, 3 /' i s O INSTALL TREE PROTECTION PER LANDSCAPE / \ I I 1 I I I 1 1 111111 \ / ARCHITECT'S PLANS ---- ! 1 I 111 I I 1111111 ��,\ I- / 0 _ I 2%MAX. ADJACENT / �� _ III 1 r 1111111 \ 0 TO BLDG, I I I i r� \ 111111 \ - ACCESSIBLE PARKING STALLS \ I 11 I 1 1 1 1 1 2 I I \ SHEET NOTES p SLOPES SHALL NOT EXCEED \,\ I I I I I I I I I i r 11 I l l N V 2%IN ANY DIRECTION. II I I III I I I I ---41 1 1 1 CO U I I 1 1 1 1 m /1111 I Q 1. REMOVE AND DEMOLISH ALL EXISTING TREES CO �,.� II 1 I I ^ /� 1 f 11 �� WITHIN LIMITS OF DISTURBANCE UNLESS co \ / 1 -1 IIII I 1 ..a- !//1 � I NOTED OTHERWISE. � � N __ _ RENOVATED STRUCTURE il I I I 'HI'I I ! , CD I I I I \\\ FFE=242.4 , 1 + 1 I I I I I 0r 1 �1'y 1 f 2. FUTURE BUILDING EXPANSION SHOWN FOR \\ I (I I I I I� ' ti I 1'4/ \ f REFERENCE ONLY. _ AREA NOT DISTURBED IN \Li,' I ,,I�11111 � im I td 0I 1 N r11N1 1N I I ' ' "( (d ca I I PROPOSED LIBRARY/ I N N NI NIN1 !l '' �`4 I \ \ �n E I SCIENCE ADDTION , 1 I I I \ ,l l \\\\\ I U' � 1 �I1Z'=........I 0 rn rn ! rII11IIi III \ \\ \ • y + CD CO m \� I ACCESSIBLE PARKING STALLS I,� © f I I 1 , .� SLOPES SHALL NOT EXCEED / I ! !f I I I I I I I I I ` \ \ \\\IliI\\1\ `\ 4 Q� 0 c.,--7--, 0 \� 2%IN ANY DIRECTION. Ii r ! J "WY/l�1 l \ \\ \\ \\\\ \ \\ ��4 Q ww I /! !,1 11 1 I I _�\ \\ \ \ 1 \'\I 1. \ s .$ ; w • _ _ I I - ..," \ I 1� , 111111 1 _ \ \1 \ 1 1 I r I \ / , I,f I \ \ \1 \ \ 11 ` y' ��i ,+ p ,__ + I Ili 1 \ \ \ 1 1 R 1 •� �� I\ \ l f i I - ''\ \ \ \\'\\ \1\�\i11 \\ \ + II \ \ \ 1 \ 1 1 i c ,,lA i„ AIi ly \ ��, Q I 1 / I /\\\��\\ \ \\1111\1� \\ 1 t 11 \ , a 1- 6 0 �' I �� / / / !� \\ \\ \V1\Il�r \V $ \ T 1 / flet Ste• :, , tr0Mai. I *4 ii i% —00 / l I� l\ \ 1 .JI 11 4. \ . / . 040 . // 1 /1 , i I // _ \ �\ \ \ \ \\\I�1111PIS ' 1 I' / 1 //�\ -'-....1_ / i` `\\ \ I r 11 I1 it I N / / / \ \ \ \ 11110 \ ! p \ i _ 1 I / ! \� \ \ ` 1111 1 I I 1 _ \ ! I I I ci'n Ni so t o 100 /1/\'')'// 0 0 0 o o 0`o o o 0 o N\ ' L.`"---- ------\ . 1 \ �/- '' N '•r\1•4.7/////////////// .Ti \ 1 ' Phase I Conditional Use I Revised o -----:----/ , / —_-245- ---------- ——— '�'i'/i/ 1 date NOVEMBER 30,2011 r LIMITS OF DISTURBANCE 7 \ / J'� © revisions Z.' 7 /I ---,,--- ' \ \ Er, i> 7 ,,g,.- ,,,)z 4 �/ i i i'l rn 04 Z / b ~ I ,:t, -- c�, J(1 // O \ W i x op / \ .c , // / \ ��z W � �(, n 3m /CA ��P� project#111015 Eo t -'121.3; 0% W GRADING AND EROSION Z CONTROL PLAN 'soi i:/ -' J 2 IxMxEN/i II1_5B a�r Q Consulting Engineers t. efth nue V o � I SCALE 1 Suite 2400 in SW.0-e on 972 v^ 20 0 20 40 Phoie(50312-3251 Portland Oregon 97204 LI�1 Fax(503)274-,4681 41110- ! ! ST / ! TJcI 3�e V NUE I w I Il I kin / U� ,,, N . 1 I i/„. / I;I H m a / o a i "' a Y n : / t /W,, ,' �� 2 = P n IPROPOSED SD IMPROVEMENTS 1�', .' % y IN PFAFFLE PER SHEET III-9 Q�!9: C < J►/ /// ://4I ) 1r_ w ( ?// 0 L r // PROPOSED PRIVATE FIRE HYDRANT ASSEMBLY ; f � o I . / 1/ .. 1407.25 • ► +o . 1 i- ! IWO / ' �C PROPOSED ON-SITE SD � • PER SHEETS III-5A AND III-5B \ _ O ./ 3M0, / ii 1 O 0 � I • S 82ND ce~ 'r lijk,.. _ 1 I PEF V A VENUS 10 i PROPOSED NATURAL GAS METER BY U 00 % NW NATURAL AT OWNER'S EXPENSE l I I I t}'15,,' / /a M CV ` REPLACE GAS LINE. ,_ Ii !� / , \x ILOWER AS NEEDED TO \ 111� � � J to a> s •- O - 42 a rte— ti RELOCATE EX. GAS /// tu I Q .r.+I E Ii •?q // I IN U) w i_ PROPOSED CURB /% / � ;, O[ „v jU5 DEMOLISH EX. SEPTIC TANKS,+ /' / DRAIN FIELD &SEWER PIPE ASI a /j I NEEDED FOR NEW CONSTRUCTION / / —Allilll ---\1\:( /%%� I o ss1 ci2 0 / PROPOSED PRIVATEp i .i�� iL FIREEIT4I i/ CT --7 //1 j � /� IphaseI�oI o o 0 0 0�iii \ ` I L '4°° _ _ _, —_ — 15 - J date NOVEMBER 30,2011 r �� '�>/ revisions U ^ O' I v 5 N N O L il, )�� �I 6 egg lN IN ! m 3 ^ cn�?O /f / 7 I � Q� i- ' W o �4 W M arty S iw. NOtp I = A Ve 8380 � 1 N -,os o NUE j a z o as cn Y s C.!/ i c55 project#1 11015 o N_a, / PROPOSED WATER/SANITARY I W SEWER IMPROVMENTS PLAN 1. I>oo ,X, I I 1-6A o� _I 1- SCALE W, hA I INCFI=30 FEET j. Q ��--� Portlarct Oregon 97e^CW /v / o� � �o 30 0 30 60 (503)z27-.�s> i�a x o. ,- Fax(503)274-4687 i i 1111 )1i* / PROPOSED PUBLIC ' - — FIRE HYDRANT ASSEMBLY-1 Q III __-EX. DOUBLE CHECKDETECTOR ASSEMBLY1 ` ` TOREMAINREMOVEEX. FDCW tiPROPOSED 6"DIP EX. 8"W _ OW /1/01 I I Q PRIVATE FIRE SEE DETAIL THIS SHEET HYDRANT LINE " GATE VALVE I EX. POLE MOUNTED FOR ENLARGEMENT W - TO REMAIN ^acalre.raas.ir'eaioas.PLANNING TRANSFORMER& \ �� o 4 I UTILITY POLE TO REMAIN \ \ EX.UNDERGROUND ELECT. z EX. 3' 1 DOMESTIC \ Q o &TC SERVICE TO REMAIN DEMOLISH EX.8"— METER 11GH FIRE& 4"DOMESTIC �� �Q 2 EX. 4"x3" TO REMAI F. CONC. BLOCK PROPOSED \1 WATER SERVICES. a REDUCER ..\• H BOTTOM RETAINING WALL FIRE DEPT. !, .4C,t . W OF WALL 17.5' HIGH CONNECTION 1 RELOCATE AROUND 3 a �fl'o.2 2 x BUILDING EXPANSION U 2' HIGH 3 �w.� , 1 1 w n� TOP OF WALL I �� �o ENLARGEMENT EX. BACK FLOW W _ 4 ASSEMBLY TO REMAIN u+ .re m t Q SCALE: 1'=10' ,� 16,—. ` _`��• GATE•VALVE ` go DEMOLISH EX. 8" 3 & 4 1.5 v Z FIRE PROTECTION � '$ T WATER SERVICE z , 7 -- - — -MI ---= •- 11I 2=111 -7-" ." T—� a3 �', AND RELOCATE o c G c c c c c c c c G w 11 w N `Y \I 1 1 4 2 2 PER PLAN H w w w w ' 6"DIP FH W 4.- 6" I, 3` 1 v i+ O rn r..._ m DEMOLISH EX. 4" c - i 6"DIP W TO FDC 70' 5 S 11�•' cz d ^ 1 z DOMESTIC SERVICE J Q? AND RELOCATE <`:', \ �JIIIIIIII 1 �� �a INSTALL 6"PVC SS LATERAL PER PLAN S AROUND BUILDING EXPANSION 4 � � y PROPOSED GYM ifr4 •-� �®1.OR MIN. PROVIDE ADDITION .' NEW WYE CONNECTION AT o FFE=242.4 �� \ 1��, LE.=2141 TERAL �'A �'O CA �'�0 �'A �'i0 CA 1 -SD 1 'j46411 / Irr-L' in 1\c,..\ �� � � EX. 8" CI WATER MAIN px, V '1r= T � +` 1 _U //I i ril— '�� Vim_ e�DEMOLISHEx6SS �o Li- PROPOSED ON-SITE SD ^ i LATERAL AS SHOWN. \,, Wo,\ fPER SHEETS C5.0&C5.1 J.� N - �Q u a x0 o O I J� 2NIl p z-� �. LIMIT OF EXISTING nom',-/- „ ,,E--z o N� !V^ = u BUILDING ��?p I -co ///��� v, (> I f 8”DIP FP W I / o 2 r7 1 CONNECT TO EX. BUILDING \ O40 N 00 4"DIP DOM. W SS POINT OF CONNECTION. /I .- I U _ J INSTALL NEW COTG AND L o- 4,1 �/ �� rn REMOVE EX. SSMH 1 �.j \ \ J1 6 EX. GAS METER TO BE REMOVED , \\,t, N �'AND REPLACED BY NW NATURAL RENOVATED STRUCTURE t-%I...0 ...,.. .7.:, (D ca, . ' AT OWNER'S EXPENSE. X i ._ _ rq J p SEE SHEET CX.X FFE=242.4 Q ,.. o j •� {� e,z . 1 -0 1 U �I Q� PROPOSED LIBRARY/ U �' li- Lc, SCIENCE ADDTION o C ZnrO LI� ��` 1 m ,,L FFE=242.4 CS '\} }+ oz 1— ` I a '''11 � �` `� .�� 3 � � N o 0 0 � I DEMOLISH EX. OIL/SAND I ti' , �C o INTERSEPTOR &GREASE TRAP 0'7..,._ a �4 ,, mmismiri! 1 ...,... . • I 1 9, 1 1 1 1 o 1' N I l al li �o i c .90 e. b bA b ' 3 1 11 , ry� ''A 2n it 1 � �R' \ 6cr? o 'r' , 41111" ...;II 4 1; ' i II SD `v SD ,t iiir ‘11, - r 1 ' U o N. PROPOSED PRIVATE z T �� \ ,,0\i, i • ° V W W W W W •• FIRE HYDRANT -0 6 6"DIP WATER ��ASSEMBLY N a , , , , , , , , , , , , , , , , , , , , , , , , •"''''''''''''''''' a J / `1 phase I Conditional Use ,t � -� 8-- 6 3 \ Revised c� 1 "� 1 date NOVEMBER 30,2011 x x- x— — x X0 ©V \ \ revisions V . • � z y o �� y Q ' z /J 0 w / 3 i � r.�� I o � I 3a / r O ij0 \ • M u� slQ' o 0 2 ‘C..%� O 2 %on , (/)I (C Omrn m� LW , project#1 11015 "' ' PROPOSED WATER/SANITARY. I' Z SEWER IMPROVMENTS PLAN ffirif 1 i",_o J X Engineers _ _ II I-6B Ory Portlanci $\O I. SCALE Consulting �Rh Avenue U,-.o C 1 1NC11=30 FEET Srute 24P0 s,t C I 30 0 30 60 Pnone(503), 7-3251 ti o w Fax(503)274-4691 I __� i_dx _L 0 , 1 it S h _ ; / SHEET LEGEND I / +11'82 I II , • SDMH (1//r1 AV�U T I ® 1 II I ®• DITCH INLET 1 ,as $ I ? I ® SD PIPE '' / ''''''°'1 `/ • SDCB ARCMTECT'JRE.MiERWRS,,LAWWW n i I • COTG 1 / 1 I--L.. STUB I SD OUTFALL I; 1 VEGETATED WO SWALE ® EXISTING MANHOLE .., °i n 137 LF, S=4X BOTTOM WIDTH=4', / x o •N N 1 I / I a SIDE SLOPES 4:1 MAX, 8' HIGH ❑ EXISTING CATCH BASIN W -x 1 NNN^�N/�! - rn 11 N -' N r a- N'i`W 11 +rya �' SD DITCH INLET 18"SD OUTFALL 3 NNS ti n �?? RIM=225.0 1t=230.50 2 C " off. =wo I f IE=221.5 _ -- a ry !pi _ — — — — ��.ii� �- 23 i35 ►� UTIL BEL LEGEND N EX. PROPERTY LINE \7\-, /I PROPOSED PROPERTY UNE /� _ - 230 ` - 241^" STRUCTURE LABEL i, 12'ROW DEDICATION ® •/ / / - / - G UTILITY TYPE(SD=STORM DRAINAGE) El liY 226 -- �-.- •�- .,_.... 10`SD -•'._f ti J Ellie SD MH-6 STRUCTURE TYPE CALLOUT '( ! ''', A - / ':� ...j �-' / 1111111r In / oI EIM234S8 ?' [I--ID NUMBER (WHERE APPLICABLE) c kip; M O i . XX XX-XX SEE SW PFAFFLE ST •/ n ( N N r V I ,'Q X+XX.X RT X.X. LOCATION (WHERE APPLICABLE) IMPROVEMENT PLANS FOR I \ \ \ I l I'� (�' IE IN = XX.X STRUCTURE INFO(WHERE APPLICABLE) STORM DRAINAGE IN ROW i� / ! dr,! \ .;o, lk1 ,\ \ \ \ \ IE OUT=XX.X] N 471 �:224N.3 1 N. I \ t \ \\ \ \ \ SD MH-52I , \ \ \ \ \ 2381:sPIPE LABEL Q w SO -2 8•SDmN� + q RI -� WIlr UTILITY LENGTH v ' �! NIIIE=221.3 1 \ 111l \ \ \\ 18+07.25 UTILITY SIZE 2ryoi / , ! 1 A V A 11 1.1[1)1F1 18+oo Fr_unurY TYPE V\ \ \ \ \ 1 .No1 . 67— 1 —0- S. •4 X01 I I \ V A \ \ SD CB-4 XXLF- XX" XX (.� qV ��ND0 ;� 1 I / I 1 \ RIM=241.02 m U FN E ' I "�1I/ * 1 P.O.C. TO FIELD DRAINAGE. SEE LANDSCAPE I ' I I I S=X.X+XR �� I PLANSM FOR CONTINUATION ` I 1 ` ` SLOPE(WHERE APPLICABLE) RIM=CB.3 10+00 )% / tis/ I1l I W =E=220.56 r �'L ` I I i"""11-- = O .1 , sD MH-3 N rovigv,� �� \ RIM=226.2 ++ o, /$ ill 0117111111-71131 IE=223.2 I I I I I 1 I W .= aJ /7/ I IP 1 j N fN N N W U CJJ _ Lo SD STORMFlLTER MH-1 /I N'1 I I ( I I I , a0I i Q,2 ' cu g c' 48"DIA. MH W/ I I ///iii I I I IDI 1 1 I $ '17 •0 L_ _ •- 0 . rn rn, , 2 X LOW DROP CARTRIDGES II •� •�RIM=223.80 /' I N N _ �,IE IN=220.3 ! ' F- N C,,,aIE OUT=218.50 I / / ryI ( II11 iI ` ' 0 3 , i / I SOCCER FIELD I I I N (I' 24• << Q SD DETENTION PIPES �, / //�%% (5) 150 LF - 48" DIA. W/ j Ii/ ',://,'///: j /%' PERIMETER \ (2) 37 LF— 48"DIA. MANIFOLDS Ii I j /j 0!I I, ELEVATION I 1 I 1 I, y-M 4 III/ jG'��� I235.00 I i i 1- I I RIM=240.93 11x ! �/�/, 1 s wo I i%j// �IIII��'bi , I �N 1 i �/ ��I 1 111111111111■ 110 0001 D o / r /j 12+00 1 1 I I I I II I 1 1a rI Z .aSD CB ,0I ✓�" 1;5° I I I 1 II1 I 1El-_ ek'.. x / /�ji'jj I , , , 1. \ ez �,, � o / I j'%j �� I I 1 'L ---____-...u.1 ,,c)„,„ o a o 3 I y i�l /�// � I el. c. , j rI ___.1 I cJSD MH-4Amo I , /% �%/ SD MH-2 ISD CB-8, I \ a 1!'r /. o W/FLOW CONTROL DEVICE IL.../ /,� ✓��% l \ �� \ ` phase I Conditional Use .F` RIM=231.9 110100000 .1 � ' i 1 /%�//i, IE=22x.7 Revised / / /t,�' % %/ - �II '�',L��`��1'\��\�_ �0\ N I _ ri7/,/4/,' Anysag 1�+00 �� I , , , , , date NOVEMBER 30,2011 c� /'I�pl iii/ SD EX. MH-1 1 Ir�� r i CONNECT TO EX. SDMH /j/ Z`c�0411h ,e.,.......1 revisions I �`</ 36"SO 1 o Ili' - dI x r` i z SD C8-7 n o N D',.-:' rn O M I rN I/ O�N h W / Q N 11N �Wg✓ci 1 / p_ r✓I00 II joa I I NQ,zWm 2, S. RD I® rIa I project#111015 s E os .''''.2.8 a I d�a ( 111 , STORMWATER MANAGEMENT I /�N o U-o SCALE tlNc III SW. /v 6 I I ' 30 60 chane(503 s "°� 1i I 1 I i2 a x I I Fax(503)22-46Bl ■I . \ \ , 0 \ \ \ SHEET LEGEND • II ,,:::,\ �\c'-\ \ • ` \ \ SDMH /- filP" ' ` �L 1 �j DITCH INLET\ ��,Q ti ® SD PIPE \ . \/ cik c., Q • SDCB ARCNITECTJRE.IP-ERIORS.PLANNING L Z STUB �� 'r 1,\\ ; :' . \ ) W SD OUTFALL .2 I CONC. 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PFAFFLE STREET i o q HORIZONTAL VERTICALSCALE: 1_6' ¢ o U f �_ phase I Conditional Use o I EXISTING CROWN- I EXISTING ROW 25' I Revised rn a OF PFAFFLE STREET \ 12'ROW DEDICATION I 1 I 37 I - date I NOVEMBER 30,2011 N n O A S I 20' 8'PLANTER - 8' CONCRETE SIDEWALK X05, revisions Ylo.5'-� (CITY DETAIL 120) a_ I� Lt j. �I 3 0 � _rn a 3 2% O a 2% o L^ •.•."''''''"*-""''''''-''.•:,•:,-• 1 .r"-�rrT'ti� "F{'t w"."�s�°i, :s � 'a�r• imul - ... .,.. ... . .. •. .,.....:•: ... ,. ..:•-�--� �: »:,,,�u::.`��;�....,a..�•,..ti...�.� w.:. I-n L-u�r-Y�ru-r-� _nen=il. 1 II .5,4 a I project#j 11015 "E" 6"MIN.ASPHALT PAVEMENT- a o% (2 LIFTS) HALF STREET IMPROVEMENTS -6.-(c; cuTrECONCRETE C i oECU CURB ANDL ON SW PFAFFLE STREET 'it i^ 12"MIN.AGGREGATE Mig I C?:-.. Mx BASE ROCK E II i N Consulting !Krone s\o PFAFFLE STREET SECTION SCALE I INCH=30 FEET 1115WuR24� �vN O STA O+92.37-STA 4+92.36 30 0 30 60 (t��- I iiir6iiPaf/anc{aEgnn 972°' I 5 0� SCALE: NTS i�a x -.-- _-_- Fax(503)274-4.681 • • ' APPENDIX A ' PRIDE DISPOSAL COMPANY SERVICE PROVIDER LETTER 1 1 1 1 t 1 i r 1 i 11111 P* R * I * D * E DISPOSAL COMPANY P.O. Box 820 Sherwood, OR 97140 Phone: (503) 625-6177 Fax: (503) 625-6179 November 23, 2011 Jeff Johansen DO WA Architects 907 SW Stark St 1 Portland, OR 97205 Re: Westside Christian High School at 8200 SW Pfaffle St. Site plan modification 11/21/11 We have reviewed the site plan for the modifications to the enclosure at 8200 SW Pfaffle St in Tigard. The new site plan states that the enclosure will have inside measurements of 20' wide and 12' deep, there will be no center post at the access point, the gates will be hinged in front of(and not inside) the walls allowing for the full 20' opening, and there will be gate drop pins. The other requirement is that the holes for the drop pins to hold the gates in the open position ' need to be in place to allow for the full 120 degree opening angle that is required. We still have straight on access to the enclosure and the 75' unobstructed access as well. If you have any questions, feel free to contact me. ' Sincerely, Kristin Leichner ' Pride Disposal Co. (503) 625-6177 ext: 124 kristinl@pridedisposal.com I i 1 Ell EN r NE S - r nil In - - - - r w - - IN En 77o = oomEil 73z 11111 0 • APPENDIX B ' REVISED STORMWATER REPORT i 1 1 1 1 1 1 t 1 1 I s • I I I CHER Consulting Engineers I I Preliminary Storm Drainage Study Ifor Westside Christian I High School I Tigard, Oregon I I KPFF Consulting Engineers 111 SW 5th Avenue, Suite 2400 IPortland, OR 97204 (503) 227-3251 1 November 23, 2011 1 KPFF Project Number#310197 I I 1 • • Table of Contents I. Note To Reviewers II. Project Description p III. Existing Conditions IV. Proposed Conditions , V. Hydrologic Analysis VI. ODOT Jurisdiction A. Drainage Basins B. Detention C. Water Quality D. Conveyance E. Operation and Maintenance VII. On-Site City of Tigard/Clean Water Services Jurisdiction A. Drainage Basins B. Detention C. Water Quality 1 D. Conveyance E. Operation and Maintenance VIII. Off-Site City of Ti Clean Water Services Jurisdiction Tigard/Clean/ A. Drainage Basins B. Detention C. Water Quality D. Conveyance E. Operation and Maintenance Figures Figure 1-Vicinity Map 111 Figure 2 Existing Basin Areas(in Appendix A) Figure 3 -Proposed Basin Areas(in Appendix A) Figure 4-Soil Map (in Appendix B) Appendices Appendix A-Storm Drain Basin Areas 1 Appendix B-Detention Calculations Appendix C-Water Quality Calculations(Not Included) Appendix D-Conveyance Calculations(Not Included) Appendix E-Operation and Maintenance(Not Included) 1 2 111 I I ! ! 1 I. Note to Reviewers Given its topography and adjacency to right-of-ways managed by two different jurisdictions, this report is broken out with individual sections addressing impacts to ODOT and City of Tigard/Clean Water Surfaces(CWS) both on and offsite. II. Project Description The Westside Christian High School project site is located on approximately 7.52 acres in Tigard,OR (see Figure 1 Vicinity Map).The site is located between SW Pfaffle Street on the north property line and SW Pacific Highway on the south property line. The east property line borders several commercial properties and the west property line borders a residential property and ODOT right-of-way (HWY 217). Currently there is a single building g on site that serves as a church.A parking lot borders the west, north, and east sides of the church with a single functioning driveway connected to SW Pfaffle Street on the north property line.There is also a defunct access road on the south side of the property that formerly connected to SW Pacific Highway. Westside Christian High School has purchased the property and plans to convert the existing church into a high school. This includes building additions and site improvements described in detail in Section IV. The City of Tigard has mandated that as part of the project construction, half-street improvements to SW Pfaffle Street are required. III. Existing Conditions The site has significant topography, climbing from SW Pfaffle southward up the hill upon which the current facilities are perched and then sloping downward to SW Pacific Highway. The elevations of SW Pfaffle Street range from approximately 222' to 225' sloping from east to west. The finished floor elevation of the existing structure is at elevation 242.4'. Elevations in SW Pacific Highway range from approximate elevations of 223' to 222' sloping from east to west. Slopes range from 2 percent to 10 percent from the existingbuilding d ng to the north and from 2% to 30% from the south end of the building to SW Pacific Highway. Starting at the north end of the site, there is an existing grove of filbert trees, the remnant of an old orchard. The access road to the top of the knoll is located on the far eastern side of the site, lying between two streets, SW 81st Avenue and SW 83rd Avenues, intersecting on the north side of Pfaffle Street. The remainder of this northern portion is planted in grass. The existing asphalt-paved parking areas located to the west, north and east of the existing building are relatively flat with slopes ranging from 0.5 percent to 2 percent. The AC pavement extends up to the building on these three sides while some landscaping and concrete walkways are adjacent to the building on the south side. Figure 4 indicates three soil types on the project site: Aloha Silt Loam (1), Quatama Loam (37A& B).All three soil types are hydrologic group "C" (see soil data attached to Figure 4). The grade break at the north end of the parking lot divides the site into two roughly rectangular drainage basins (See Figure 2). The north drainage basin (EX Basin 1) contains the north slope from SW Pfaffle Street to the parking lot and drains to SW Pfaffle Street 3 1i 1 (City of Tigard/CWS Jurisdiction). The south drainage basin (EX Basin 2) contains the entire 1 parking lot, building, and south grassed slope and drains to SW Pacific Highway (ODOT Jurisdiction). IV. Proposed Conditions The proposed building modifications include a library and classroom addition to the north I end of the building and a gymnasium addition to the east end of the building. Both the library/classroom and gymnasium additions will have a finished floor elevation equal to the existing building. The parking areas will either be replaced with a full pavement restoration or will be rehabilitated with a mill and overlay or slurry seal. Other proposed improvements in the parking area include planter islands and concrete sidewalks as well as parking striping. The western drive lane heading from the building to the south will remain and the eastern drive lane will be relocated around the gymnasium addition to provide fire protection access. The existing driveway heading to the north on the east side of the site will also be demolished and replaced with a new driveway to SW Pfaffle Street heading down the west side of the site. A 165'x300' artificial turf soccer field is proposed north of the building as well. Constructing the field with a flat perimeter into the existing slope will require significant earthwork and retaining walls. The proposed-site breaks generally in the same directions as the existing site. The general grades of the parking lot and south slope will 1 remain the same.The north slope will be re-graded to accommodate the north access road realignment and proposed soccer field,with slopes ranging from 2%-40%. Per the City of Tigard pre-application conference notes, Westside Christian High School is responsible for providing half-street improvements to the south half of SW Pfaffle Street that borders the north property line of the project site. This includes a 12-foot right-of-way dedication along the north property line to allow for a center turning lane, 8-foot planter, and 8-foot sidewalk.The existing storm system along the south side of SW Pfaffle Street will be upgraded to provide water quality treatment for the disturbed impervious area. The proposed on-site drainage basins have been modified from the roughly rectangular existing drainage basins. Basin 1 (City of Tigard/CWS jurisdiction) has been enlarged to account for runoff from roughly half the existing building, portions of the proposed building addition, and the eastern half of the parking lot. This area has correspondingly been removed from Basin 2 (ODOT jurisdiction). A third basin has been analyzed to account for the area disturbed by the SW Pfaffle Street improvements. Both Basins 1 and 3 have been divided into sub-basins to account for the various conveyance and water quality facilities (See Figure 3). See Sections VI.A, VII.A, and VIII.A respectively for descriptions of the individual basins. V. Hydrologic Analysis The stormwater design for this site was calculated utilizing the Autodesk Storm and Sanitary 1 Analysis 2011 (formerly known as BOSS Stormnet) modeling software. The Santa Barbara Urban Hydrograph (SBUH) method was chosen to determine the stormwater runoff values 4 1 I I 0 • I I for both and redevelopment postde elopment flows. The curve number values used are 98 for impervious areas and 76 for landscaping. The curve number used for the turf soccer field is 89 per manufacturer's recommendations. The minimum time of concentration is 5 minutes. Calculations will be provided in Appendix D of the final project storm report. VI. ODOT Jurisdiction A. Drainage Basins IExisting (EX) Basin 2 includes the church building, parking lot, southern access drive lanes, and south grassed slope. The stormwater runoff from this basin is collected through a series of roof drains and catch basins and connects into the ODOT storm system on SW I Pacific Highway in three different locations. Proposed (PR) Basin 2 has been reduced in size from EX Basin 2 as roughly half the parking lot and building roof areas have been redirected towards SW Pfaffle Street. IPR Basin 2 has been broken into sub basins based on the two re-used, existing connections to the ODOT storm system and associated treatment facilities as indicated in Table 1 and I shown in Figure 3. PR Basin 2A includes the remaining south slope, the entire south access road, and a portion of the roof drainage. Roughly 2/3 of the existing roof is routed to an existing roof drain on the south end of the building. The gymnasium addition roof will have a ridge running north-south with the west half routed to the existing south roof drain and I the east half draining to PR Basin 1. PR Basin 2A drains to the central ODOT storm system connection. PR Basin 2B includes the north half of the west parking lot and PR Basin 2C includes the south half of the west parking lot. Both sub-basins drain to the western ODOT Istorm system connection through an existing storm pipe. Table 1: Basin 2 Drainage Area Comparison (ODOT Jurisdiction) Total Area Impervious Area Pervious Area Basin Id. Description (acre) (acre) (acre) Parking lot,building,and I EX 2 south slope 4.00 3.09 0.91 PR 2 Total 2.82 2.13 0.69 Portions of the existing I building and building additions,south access road, PR 2A and south slope 1.94 1.32 0.62 North half of the west I PR 2B parking lot. 0.36 0.34 0.02 South half of the west PR 2C parking lot. 0.52 0.47 0.05 I I 5 I I O 1 B. Detention I Since a portion of the current drainage area tributary to the ODOT system is being redirected to the north, peak post-development flows to the ODOT storm system do not I exceed peak pre-development flows (see Table 2 below). Therefore, the project does not propose detention for PR Basin 2. Table 2: Pre and Post Development Flows for Basin 2 Storm Peak Pre-Development Peak Post-Development Frequency(YR) Flow(CFS) Flow(CFS) 2 1.84 1.31 10 2.68 1.91 25 3.09 2.21 1 C. Water Quality Per ODOT Technical Services Geo-Environmental Bulletin GE09-02(B), water quality treatment of the stormwater runoff is required. ODOT standards define the water quality flow as 50%of the cumulative rainfall from the 2-year, 24 hour storm. Below is a description of the onsite water quality facilities.The full design narrative and associated calculations will be included in the final project stormwater report. Table 3: Basin 2 Water Quality Areas and Facilities (On-site) 1 Basins contributing to Water Facility Number Quality System Water Quality System Type WQ#3 PR 2A Stormfilter Manhole WQ#5 PR 2B Stormfilter Catch Basin WQ#6 PR 2C Stormfilter Catch Basin WQ#3 A CONTECH 96" Diameter Stormfilter Manhole will be used for water quality treatment of I runoff from the impervious surfaces in PR Basin 2A(see Figure 3). The existing roof drain on the south side of the existing building will be extended to convey flows to the Stormfilter Manhole. The manhole will have a grated top to collect runoff from both sides of the southern access road. After treatment the runoff will be conveyed into the SW Pacific Highway storm system. The water quality flow for PR Basin 2A is 0.35 CFS. The CONTECH 96" Diameter Stormfilter I Manhole will house (7) 27" tall cartridges with each cartridge treating 0.05 CFS. The StormFilter manhole has the capacity to house 7 additional cartridge, 2 of which will be used to treat runoff from a possible future expansion. Calculations will be provided in the final report. 1 6 1 I S r r WQ#5 The existing northern catch basin in the west parking lot will be replaced with a CONTECH Stormfilter Catch Basin for water quality treatment of runoff from the impervious surfaces in PR Basin 2B (see Figure 3). Water quality flows will be treated in the Stormfilter Catch Basin and then conveyed into the SW Pacific Highway storm system in the existing lateral connections. The water quality flow for PR Basin 2B is 0.09 CFS, The CONTECH Stormfilter Catch Basin will house (2) 27" tall cartridges with each cartridge treating 0.05 CFS. Calculations will be provided in the final report. WQ#6 r The existing southern catch basin in the west parking lot will be replaced with a CONTECH Stormfilter Catch Basin for water quality treatment of runoff from the impervious surfaces in PR Basin 2C (see Figure 3). Water quality flows will be treated in the Stormfilter Catch Basin and then conveyed into the SW Pacific Highway storm system in the existing lateral connections. r The water quality flow for PR Basin 2C is 0.11 CFS, The CONTECH Stormfilter Catch Basin will house (3) 27" tall cartridges with each cartridge treating 0.05 CFS. Calculations will be provided in the final report. D. Conveyance tThe design narrative and calculations for the conveyance system will be included in the final project storm report. E. Operation and Maintenance Water Quality r Operations and Maintenance instructions for the Stormfilter cartridges will be provided in the final project storm report. r Conveyance The pipes should be inspected regularly to ensure that the system is functioning. 1 r r 7 1 0 VII. On-Site City of Tigard/Clean Water Services Jurisdiction A. Drainage Basins Proposed (PR) Basin 1 has been broken into sub-basins based on the proposed drainage patterns and associated treatment facilities as indicated in Table 4 and shown in Figure 3. PR Basin 1A accounts for runoff from the eastern half of the existing parking lot, roughly 1/3 of the existing building roof, and half of the gymnasium addition roof. PR Basin 1B accounts for runoff from the re-aligned driveway and remaining grassed slopes. PR Basin 1C accounts for the turf soccer field and grassed slopes along the north and south sides of the field. Table 4: Drainage Basin Areas (City of Tigard/CWS Jurisdiction, On-site) Total Area Impervious Area Pervious Area Basin Id. Description (acre) (acre) (acre) Orchard and north grassed EX 1 slope 3.52 .037 3.15 PR 1 Total 4.56 3.16 1.42 Existing Building and parking PR 1A lot 1.56 1.33 0.23 PR 1B Driveway and north slope 1.38 0.46 0.92 PR 1C Turf soccer field 1.62 1.37* 0.25 *Area represents 1.37 acres of turf field surface.No water quality treatment required. B. Detention The City of Tigard requires post development peak flows leaving a project site to be equal to or less than the pre-development flows for the 2-year, 10-year,and 25-year storms. To compensate for the increase in on-site flows to Pfaffle Street, a detention pipe network has been designed per Clean Water Services standards. The network consists of (5) 150 LF 48-inch dia. detention pipes connected on the ends by (2) 37 LF 48-inch dia. manifolds.The total detention volume of the network is 11,121 cubic feet. The system has a 0.5% slope from east to west to allow for proper drainage. There are two connections on the upstream manifold to the Basin 1 storm pipe network. The downstream manifold is connected to a manhole with a flow control structure. Peak flows will be limited via a flow control tee with multiple orifices. Data on the orifices and pre and post-development flows are shown in Tables 5 and 6 below. I I 8 i t • Table 5: Pre and Post Development Flows for Basin 1 Storm Peak Pre-Development Peak Post-Development Frequency(YR) Flow(CFS) Flow(CFS) 2 0.41 0.35 10 0.86 0.72 1 25 1.11 1.09 Table 6: Flow Control Orifice Data Orifice Size(in) Orifice Elevation(ft) 3 216.64 1 5 220.14 f 12 221.04 See Appendix B for detention pipe stage storage data. Detention calculations will be 1 included in the final project storm report. C. Water Quality Water quality will be provided in accordance with the Chapter 4: Runoff Treatment and Control of the 2007 Clean Water Services (CWS) Design and Construction Standards Manual. Below is a description of the onsite water quality facilities. The full design narrative and associated calculations will be included in the final project stormwater report. Table 7: Basin 1 Water Quality Areas and Facilities (On-site) Basins contributing to Water Facility Number Quality System Water Quality System Type WQ#1 PR IA Vegetated Swale WO.#2 PR 1B Stormfilter Manhole WQ#1 A vegetated swale located along the east property line will be used for water quality treatment of the parking lot and building areas included in PR Basin 1A. A series of catch basins with traps for pretreatment placed in low spots of the parking lot and roof drain connections will collect the storm water and convey it to the proposed swale. After treatment, the run-off will be conveyed via piping to the detention pond described in Section VII.B. The swale has been initially sized to treat a flow of 0.12 CFS. It will be 137 LF long with a bottom width of 4 FT and side slopes of 4:1. It is sized to convey the 100-year storm. I 1 9 I 4110 WQ#2 WQ #2 is a CONTECH 48-inch Stormfilter Manhole located at the driveway entrance along 1 Pfaffle Street. A series of catch basins will collect runoff from the driveway and convey it to the StormFilter manhole. After treatment, the runoff will be conveyed into the detention pipe network. I The water quality flow for PR Basin 1B is 0.04 CFS. The CONTECH 48-inch Diameter Stormfilter Manhole will house (2) low drop cartridges with each cartridge treating 0.022 CFS. D. Conveyance The design narrative and calculations for the conveyance system will be included in the final project storm report. E. Operation and Maintenance Water Quality The water quality systems shall be operated and maintained in accordance with the CWS standards (see Appendix E). The vegetated swale shall be inspected quarterly for the first 2 years from the date of installation, 2 times per year thereafter, and within 48 hours of a major storm event. Sediment accumulation over 4" shall be removed, and if the vegetated swale does not drain within 48 hours, the swale should be tilled and replanted. The vegetation in the swale shall be healthy and dense enough to provide filtering while preventing the underlying soil from eroding. Nuisance and prohibited vegetation from the plant list should be removed when discovered and invasive vegetation contributing up to 25%of the vegetation of all the species should be removed and replanted. Dead vegetation111 and woody material should be removed to maintain less than 10%of area coverage or when the swale function is impaired. Operations and Maintenance instructions for the Stormfilter cartridges will be provided in the final project storm report. Conveyance The culverts should be inspected regularly to ensure that the system is functioning. • I 10 1 I I • • 1 I VIII. Off-Site City of Tigard/Clean Water Services Jurisdiction I A. Drainage Basins I Basin 3 covers the off-site area disturbed by the SW Pfaffle Street half-street improvements. The basin has been divided into two sub-basins as indicated in Table 8. Sub-basin PR 3A covers the east half of the half-street improvements while Sub-basin PR 3B covers the west I half of the half-street improvements. Both of these basins will drain to the storm system on SW 83rd Ave. (See Figure 3) Table 8: Drainage Basin Areas (City of Tigard/CWS Jurisdiction, Off-Site) I Total Area Impervious Area Pervious Area Basin Id. Description (acre) (acre) (acre) I PR 3A Half-street improvements, east 0.14 0.12 0.02 Half-street improvements, PR 3B west 0.26 0.23 0.03 B. Detention INo detention is required per the City of Tigard Development Engineer. C. Water Quality IWateruali q ty will be provided in accordance with the Chapter 4: Runoff Treatment and Control of the 2007 Clean Water Services(CWS) Design and Construction Standards Manual. I Below is a description of the off-site water quality facilities. The full design narrative and associated calculations will be included in the final project stormwater report. ITable 9: Water Quality Areas and Facilities (Off-site) Basins contributing to Water Facility Number Quality System Water Quality System Type I N/A PR 3A Not Required WQ#4 PR 3B Stormfilter Catch Basin I Sub-basin PR 3A will drain to a City of Tigard standard curb inlet located east of the proposed driveway location. This area does not require stormwater water treatment per the City of Tigard Development Engineer. I I 11 11 I WQ#4 WQ#4 is a CONTECH Stormfilter Catch Basin located along SW Pfaffle Street at the east end of the half street improvements(See Figure 3). After treatment the runoff will be conveyed111 into the existing storm drain manhole at the east end of the disturbed pavement. This system eventually turns onto SW 83rd Ave. The water quality flow for PR Basin 3B is 0.02 CFS.The CONTECH Stormfilter Catch Basin will house(1)1x18-inch cartridges that treats 0.033 CFS. D. Conveyance The design narrative and calculations for the conveyance system will be included in the final project storm report. E. Operation and Maintenance Water Quality 111 Operations and Maintenance instructions for the Stormfilter cartridges will be provided in the final project storm report. Conveyance The culverts should be inspected regularly to ensure that the system is functioning. I I 1 12 I e • 1 '''I I I �Yffl��,`��r�� PROJECT SITE ,,� x :x z: fJ 3S l :,, .. ,,,. ''''' y ,,, ,1),., .1'-- 2' m OD Q ati s> r, I O 1 oto�J a cn 04. r ct m. 1' LST r Y 1'0 : 1 D _LJ I� ,c F S Vit($ h;r4? Y ¢�, r `.3.: . t r J a, 5. fir y - ee, t� 11, _ �, I AJ 7 Elt. t.r Tri tA nt v l 1. Q r^ Y Tigardid ,rT7q ?_ ` ,oxa',a,r / r% 53�1 F.i a°_til ,i: x s t: M Osi }1 h r- =„L'Ax I e,,,l,t '1 1. ia; ,,i )t (,) . n 217 -° «, f a I ,r tt I -- - T r: 7 1, K n rr, i ` t. S_. 0 MAP FROM: GOOGLE Ilf.) a In Y il II SCALE: TITLE: zNTS SHEET NO.:ill VICINITY MAP 111 Consulting Engineers S7 CT FAX 8600Suite JOB NO.: Figure 1 1 m s Fit00 31019 7 - PROJECT: DATE: I�tire�stsitle Christian High School 274—KB 227-7980 07/25/11 Tigard, OR Plotted: 7/25/11 of 3:32om ev: MvanBuuren • • I I APPENDIX A Storm Drain Basin Areas i I I I I I I I I I I I I I I I GM MI INS NMI 11118 INN MIMI MI NMI NM 111111 INS OM MI MI 111111 11. ON MI -,.Jr/ , i1 �1 I : ! t t; 1 ' / PR BASIN 1 A ` \t, �t;l t' ` j • �i .r 1 rr{i� ;'S `3 ` t jJ,! IMP. AREA=57,941 SF(1.33 AC) . $ 1 '`t t WO P •t r•f if TOTAL AREA 68,062 SF(1.56 AC) `it, ° °'' j e iii '.,t j`: \ 't 0, PR BASIN 3A F 3 :; eft IMP.AREA= 5,260 SF(0.12 AC) l I -.'''''''S--"...'"--*---..::... ��i/ J ,. PER,AREA- 691 SF(0.02 AC) p = " • F '';'..,?..,....„5:...':..... 'k+« " l TOTAL AREA=5,786 SF(0.14 AC) 1 r .,,.-. r"=�.:. ....r ). %%!:,'; '"/ a,a\�.`.e\ c�O.,\ii,;s. .a''',';'•:-;•'..;`:.!;,, ;:`' c.4.A._�.�: ,�"._ r/ �.,r/ 1 !^ tttt1 t. ,,\\ -iio;,, ., It \,r'1' �r' t........ � :"ii:il:TitIr.:::.,\r-f.,... '_ ?t ,�'r;i�'7„ •�����^ � iy },t4:tt1}y ,iCi : -r3; Jr w \. ....5 i.. "tt:h1�17� ✓�;Y �r \Y x' t t'j�ti+t t ,�,, ,..W r N.\ \� `^'� ',.•``\• ' `\\ .' f.,....<4.,,,,,,,..,,,,,�.... I, f>C+ ,.,,,.0.„ tt�' 1�'-��. •� t j,,r/�l* _ \. � ♦ t. t.tit ltl t • 1 Y 1 \ \\\,17"\.4.\\.....,,.‘,.\:...\\.A..\.',,� ,t _... .... .... .... t'ti 4 t,t tt �� r 4,„,,. ! ) '. ,1PR BASIN 1C L _ s, tt t ,, ;; v . li �, ' €i IMP, AREA*- 59,671 SF(1,37 AC) t 1{I I t I!;! "1,,11,.I', `, r 3 t �4 -- , WQ #2 ),'' s '€PER,AREA=10.793 SF(0.25 AC) i i '.� Y�� I'! € ,,,,!;10,,,,\‘'t, 5. ''1 t I I1 TOTAL AREA- 70,464 SF(1.62 AC) 1 I t!1 ! 1'S{it 0{ tJ i t it U 4,7t r.pn•.•n4 turf lax..no w0 1 t i ' i r e l tj y. St I r.ii t 1 S r '.': •i DETENTION ;-. € ! t "lin!, I‘;' `i PIPE NETWORK • I ' ' .'J; ' I •..•'-f...,a... 1 .E.. i i4:I 'I ) t ` .�\x� :4('1. '/ I irjr ''' yt ;i- , tli :3 'iI `•} i. �t✓'i Vit! '1/ , i' ,`' t I r .\ ,r : ' PR BASIN 2A .i. ,E \'tt�l ., ,- t I h•-'j if 1 I t r 7 r t,.1_-1" I ' I `j t IMP. AREA- 57,313 SF(1.32 AC) �i'' I I ', I' l , t/� `ti 3! , PER,_ARFA=27.126 SF(0.62 AC) ' 1!fi£. 1 , S; A t t it I ` � t( E I I 1 't, ( + TOTAL AREA 84,439 SF(1.94 AC) �.i;i1 i; /t\` Y a .1 't I 9' •r 1 I`! [ ° I r t i 3 r t�`- ' '.\4 1 : 1 j♦ I r t3 1 t i i i t pp I i itit;l::! t• t J !! tt , ' . `, t t , l.tittitfti' � } ,\ t _ PR BASIN 3B i t: 1 ': .i ,1 t i 't I ; ittr;;i;t ,tt ,, 11,111 ',. . I III x t w s t. t 1 liti::i. t tea. 4 w. '8• IMP.AREA=10,148 SF(0.23 AC} i! i i E t '+. I l ti .': Ei ........ ____ ._...... 1;t;rt; I'�i i '' t PER.AREA=1.245 SF(0.03 AC) i (1 i i .... i',..... i...{..........._�.... : r "" ...____ Oil iI : 7 'S tti a..1 :- TOTAL AREA=11,319 SF(0.26 AC) • ii I p t 'I I ; i t € ) w" `;�`; € • �\t;': 1' Yr / it/'i i !! i ;: 3 • -'; •' ,i Yr� W l...t' 1. •'''' I t • t. / .. ! ;; ! [t 1 ; • 'If3.i' • \t ,�ii1•j; .�1 i✓a I f i, . .'1:- t.i I r t } k �, i t f;'is / i {!t ...!� ..._ , ^�r--rr....�..."t-..y.._.......K__„�'_ i..../..,�... � ...... .._�@.__, ...� .d..'-i •!1 R yt," t f 1 .: ../ : t .......,.,:'''.�,...i..t......_.k.. ' _L€.........° I ;..., Jr'T,' yf,.;t a I. T '� f'r. ` I• \\\' 7. ,tt .:• 't st'' f r7+1 y� I, ,Y:/i i . \ \�rrr r t j , • e '\ ,i' i rr r� ( ! ' ! f t .i. .t. \\ ' . N. : Y / ,r ' 1 \\t fr i r. . •• "7 � �' i '' r .I;': �4. / k.,. t T`a......!.....'t....i\�> . \._.__....:t.«. ;r.r• •;e,o,o`a.o \�'+�,,' '.s..o•,\o\-�s.,m,\e,o.o,o•t Y'\v:"r.r ark�j�.....yys p t ,\\.-�;e,'//1i \'tk, ,,\fit.. \° � . • ,. ... �L• f !!! 1 ` vi..„; PR BASIN 2C ;`,/ t 0 .-,'ImJ' PR BASIN 1B PR BASIN 2B IMP. AREA- 20,293 SF(0.47 AC)PER.AREA. ! \ •X/1 IMP. AREA- 20,002 SF(0.46 AC) IMP.AREA=14,985 SF(0.34 AC) TOTAL AREA?22,412 SF(0.52 AC) 119 SF(0.05 AC) `I/1 ' (i \i j PER,AREA= 40.173 SF(0.92 AG). t L. ,I/,' TOTAL AREA-60,175 SF(1.38 AC) PER.OAREAARE1.721 16,706 SF(0.36 AC) r IQ r, WESTSIDE CHRISTIAN HIGH SCHOOL DRAINAGE BASINS - PROPOSED CONDITIONS �tr' rafif SCALE:1"=--80' 160' > FIG 3 Plotted: 11/22/11 at 6:48om By: MvanBuuren i e • APPENDIX B Detention A a en V, N N 0 a r� 14 4 1 1 5031300 503 360 5031420 503 80 X03 S 0 503 600 5031 4 5031720 :: cf., 6 f l 1 1 ,, 122°45'48" «:'. ! 122°4�48" ,. i .„7,,,,,..... f ) :.: Z:"� :'.i L,,T...t1;�nY�n .,rl. ,'ht. 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II. - - Mlle • Custom Soil Resource Report Washington County, Oregon 1---Aloha silt loam Map Unit Setting Elevation: 150 to 250 feet Mean annual precipitation:40 to 60 inches Mean annual air temperature: 52 to 54 degrees F Frost-free period: 160 to 210 days • Map Unit Composition Aloha and similar soils: 90 percent Minor components: 1 percent Description of Aloha Setting Landform:Terraces Landform position (three-dimensional):Tread Down-slope shape: Linear Across-slope shape: Linear Parent material: Old loamy alluvium Properties and qualities Slope: 0 to 3 percent Depth to restrictive feature: More than 80 inches Drainage class: Somewhat poorly drained Capacity of the most limiting layer to transmit water(Ksat):Moderately high(0.20 to 0.57 in/hr) Depth to water table:About 18 to 24 inches Frequency of flooding: None Frequency of ponding: None Available water capacity: High (about 11.8 inches) Interpretive groups Land capability classification (irrigated): 2w Land capability(nonirrigated):2w Typical profile 0 to 8 inches: Silt loam 8 to 46 inches: Silt loam 46 to 65 inches: Silt loam Minor Components Huberly Percent of map unit: 1 percent Landform;Terraces Landform position (three-dimensional):Tread Down-slope shape: Linear Across-slope shape: Linear 1 10 s • S { Custom Soil Resource Report I Wapato Percent of map unit:4 percent Landform: Flood plains Landform position (three-dimensional):Tread Down-slope shape: Linear Across-slope shape: Linear 111 37A—Quatama loam, 0 to 3 percent slopes Map Unit Setting Elevation: 140 to 250 feet Mean annual precipitation:40 to 50 inches Mean annual air temperature: 52 to 54 degrees F Frost-free period: 165 to 210 days Map Unit Composition Quatama and similar soils: 85 percent Minor components:4 percent Description of Quatama Setting Landform: Terraces Landform position (three-dimensional): Tread Down-slope shape: Linear Across-slope shape: Linear Parent material: Loamy alluvium Properties and qualities Slope: 0 to 3 percent Depth to restrictive feature: More than 80 inches Drainage class:Moderately well drained Capacity of the most limiting layer to transmit water(Ksat): Moderately high(0.20 to 0.57 in/hr) Depth to water table:About 24 to 36 inches Frequency of flooding: None Frequency of ponding:None Available water capacity: Moderate (about 8.8 inches) Interpretive groups Land capability classification (irrigated): 2w Land capability(nonirrigated):2w Typical profile 0 to 15 inches:Loam 15 to 30 inches: Clay loam 30 to 62 inches:Loam 17 s w Custom Soil Resource Report I Minor Components Huberly Percent of map unit:4 percent Landform:Terraces Landform position (three-dimensional):Tread Down-slope shape: Linear Across-slope shape: Linear 37B—Quatama loam, 3 to 7 percent slopes Map Unit Setting Elevation: 140 to 250 feet Mean annual precipitation:40 to 50 inches Mean annual air temperature: 52 to 54 degrees F Frost-free period: 165 to 210 days Map Unit Composition Quatama and similar soils: 85 percent Minor components:4 percent Description of Quatama Setting Landform: Terraces Landform position (three-dimensional): Tread Down-slope shape: Linear Across-slope shape: Linear Parent material: Loamy alluvium Properties and qualities Slope: 3 to 7 percent Depth to restrictive feature: More than 80 inches Drainage class: Moderately well drained Capacity of the most limiting layer to transmit water(Ksat): Moderately high (0.20 to 0.57 in/hr) Depth to water table:About 24 to 36 inches Frequency of flooding: None Frequency of ponding: None Available water capacity: Moderate (about 8.8 inches) Interpretive groups Land capability classification (irrigated):2e Land capability(nonirrigated): 2e Typical profile 0 to 15 inches: Loam 15 to 30 inches: Clay loam 30 to 62 inches: Loam 18 Project: Westside Christian High School Date: 11/18/2011 By: MVB Detention Pipe Network Routing (Basin 1) Storm Frequency Peak Pre-Development Peak Post-Development Total Pond Detention Flooding* Pipe Depth** (YR) Flow(CFS) Flow(CFS) Volume(CF) Volume(CF) (FT) 2 0.41 0.35 11,121 6,453 No 2.26 10 0.86 0.72 _ 11,121 10,069 No 3.41 ill 25 1.11 1.09 11,121 11,050 No 3.93 *Flooding occurs when the storm detention volume surpases the detetion pipe network's total volume **Maximum ppipe depth is 4 feet (4 ft dia. Pipe) ill In r MS UN WS UN IIIIII S NS M O MB I IIIII MB I IIIII IMIll I I 0 0 I APPENDIX C ATLAS LANDSCAPE ARCHITECTURE LETTER iI 111 I I I I I I I I APPENDIX C ' ATLAS LANDSCAPE ARCHITECTURE LETTER 1 111 0 401///i0 LANDSCAPE ARCHITECTURE November 29, 2011 Thea Wayburn Dull Olson Weekes 907 SW Stark St. Portland, OR 97205 4 RE: CUP 2011-00002 Westside Christian High School, Condition #21 Street Tree Clearance Dear Thea: We have been asked to evaluate whether there is adequate clearance between the street trees that we have selected for planting along Hwy 99 and the power lines. The tree that we have selected is Fagus sylvatica `Roseomargenata' (Tri-color Beech) which has a mature vertical height of 30' and a mature spread of 20'. The trees are located approximately 15' horizontal distance from the power lines. In addition, the ground surface elevation of the poles is approximately 5' higher than the ground surface at the trees. The lowest wires appear to be at least 20' from the ground. We believe that the combination of horizontal and vertical clearance is more than adequate to ensure that there are no conflicts with the utility lines. Sincerely, ATLAS LANDSCAPE ARCHITECTURE N/ck Wilson,ASLA s2se2 SW Main street Soh,N.. , �14 TIGARD.Oregon U.S.A. 9 7 2 2 3 Tolephha.I 503 5238 Fission* 503.2q 4.5238 «ww.atla5-1:i coil 10 11 12 13 V I 'F. TE 2 x g ¢ • 1 2 3'4 5 6'7:8 .9 1D11;12n 14;15,16.1719 19i2 :21 22'23;24'25 2627!2C29 14 15 18 17 • I 1 ' , I i ; 19 19 20 21 ADDITIONAL DOCUMENTS , e 's flit/.. • rII CITY OF TIGARD RECEIPT 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Receipt Number: 190688 - 03/20/2013 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID MMD2011-00017 Tree Replacement Cash Assur 260-0000-22000 $3,312.50 Total: $3,312.50 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 105 GPAGENSTECHE 03/20/2013 $3,312.50 Payor: Westside Christian High School Total Payments: $3,312.50 Balance Due: $0.00 Page 1 of 1 q CITY OF TIGARD 4/3/2013 7:55:39AM 13125 SW Hall Blvd. T IGARD Tigard,OR 97223 (503)639-4171 Conditions Associated With Case #: MMD2011-00017 Project Name: Westside Christian High School # DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY 01. TREE MITIGATION CASH ASSURANCE Met 3120/13 Gary Pagenstecher Albert Shields 01. Prior to site work,the applicant shall submit a cash assurance(irrevocable letter of credit or cash deposit)for$3,312.50(26.5 inches of proposed mitigation tree planting x$125/caliper inch).Any trees successfully planted and maintained in accordance with the approved Tree Mitigation Plan and TDC 18.790.060.D, will be credited against the assurance two years after all of the trees are planted. After the trees are planted,the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period, the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the original cash assurance. Failure to plant and provide documentation of mitigation tree planting by the project arborist within 6 months of certificate of occupancy issuance shall result in the forfeiture of the cash assurance to the citye:,s Urban Forestry Fund. Page 1 of 1