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Hearings Officer Packet - 08/27/2001• • CITY OF TIGARD Community (Development Shaping A Better Community C TY OF T GARD HEAR NGS OFF CER AUGUST 27, 2007 -7:00 PM AGENDA 1. CALL TO ORDER 2. PUBLIC HEARING 2.1 CALVIN PRESBYTERIAN CHURCH PARKING LOT EXPANSION CONDITIONAL USE PERMIT (CUP) 2001-00002 PROPOSAL: The applicant has requested Conditional Use approval to demolish an existing single-family residence on a 26,000 square foot lot, and construct a new 50 space parking facility for the exclusive use of Calvin Presbyterian Church. LOCATION: 14480 SW 103rd Avenue; WCTM 25111 BC, Tax Lot 900. ZONING DESIGNATION: R-3.5: Low-Density Residential District. The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.360, 18.390, 18.510, 18.705, 18.725, 18.730, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. 3. OTHER BUSINESS 4. ADJOURNMENT CITY OF TIGARD HEARING'S OFFICER PAGE 2 OF 2 8/27/2001 PUBLIC HEARING AGENDA • CITY OF TIGARD HEARING'S OFFICER AUGUST 27, 2001 - 7:00 PM TOWN HALL TIGARD CITY HALL, 13125 SW HALL BOULEVARD TIGARD, OR 97223 Anyone wishing to speak on an agenda item must sign-in on the appropriate sign-in sheets. PUBLIC NOTICE: Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Hearings Officer meetings by noon on the Friday prior to the meeting. Please call (503) 639-4171, Ext. 320 (voice) or (503) 684-2772 (TDD - Telecommunications Devices for the Deaf). Upon request, the City will also endeavor to arrange for the following services: ➢ Qualified sign language interpreters for persons with speech or hearing impairments; and ➢ Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. To request such services, please notify the City of Tigard of your need(s) by 5:00 p.m., no less than one (1) week prior to the meeting date at the same phone numbers listed above so that we can make the appropriate arrangements. OVER FOR HEARING AGENDA ITEM(S) CITY OF TIGARD HEARING'S OFFICER PAGE 1 OF 2 8/27/2001 PU@LIC HEARING AGENDA 0 0 AGENDA ITEM NO. 1 .4 Depending on the numbe& people wishing to testify, the Turd Hearing's Officer may limit the amount of time each person has to speak. We ask you to limit your oral comments to 3 - 5 minutes. The Hearing's Officer may further limit time if necessary. Written comments are always appreciated by the Hearing's Officer to supplement oral testimony. AGENDA ITEM NO.: 2.1 DATE: AUGUST 27, 2001 FILE NAME: CALVIN PRESBYTERIAN CHURCH PARKING LOT EXPANSION CASE NO.: CONDITIONAL USE PERMIT (CUP) 2001.00002 APPLICANT: Russell L. Leach OWNER: Cathleen Matias PO Box 1016 14480 SW 103'd Avenue Sherwood, OR 97140 Tigard, OR 97224 REQUEST: The applicant has requested Conditional Use approval to demolish an existing single-family residence on a 26,000 square foot lot, and construct s a new 50 space parking facility for the exclusive use of Calvin Presbyterian Church. LOCATION: 14480 SW 103rd Avenue; WCTM 25111 BC, Tax Lot 900. ZONING DESIGNATION: R-3.5: Low-Density Residential District. The R- 3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.360, 18.390, 18.510, 18.705, 18.725, 18.730, 18.745, 18.765, 18.780, 18.790, 18.795 and 18.810. PLEASE SIGN IN TO TESTIFY ON THE ATTACHED SHEETS FOR THE AGENDA ITEM INDICATED DIRECTLY ABOVE. ' . AGENDA ITEM NO. 2.1 (PAGE OF PE: AUGUST 27, 2001 ICI PLEASE PRINT YOUR NAME AND ADDRESS AND INCLUDE YOUR ZIP CODE Proponent - (Speaking in Favor) Opponent - (Speaking Against) Name, Address, Zip Code and Phone No. y c 4~(li ~~w ~i~~ _ 2 r 4&z Name, Address, Zip Code and Phone No. /L,~4~{ ~l- ~E`t ~4D ►~n 1, ~ ~"[i2 ~t~►~- ~'0`~4 S St.v (p~►.~T~P~u~Y [.N . -nG~4~~ ~ Name, Address, Zip Code and Phone No. G 3'0 ~N o3 0c ~-z- / *2. 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Name, Address, Zip Code And P one No. V r I ! 4T ~`"krrt 71~''~l ado f-S" Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. *JA, JAA Ze f-UWJ- t U 3q o sw v V-A-4j T T'05t(A 6(- UQ, c' 7 2 z f ~P3~ C~ 7 Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. Name, Address, Zip Code and Phone No. • • 0 016%'.~6 66mmUNITY NEWSPAPERS Legal r P.O. BOX 370 PHONE (503)684-0360 Notice TT 9 9 3 h BEAVERTON, OREGON 97075 Legal Notice Advertising .City of Tigard • ❑ Tearsheet Notice 13125 SW Hall Blvd. * Tiga rd , Oregon 9 7 2 2 3 • ❑ Duplicate Affidavit Accounts Payable AFFIDAVIT OF PUBLICATION STATE OF OREGON, COUNTY OF WASHINGTON, ) Kathy Onyclar being first duly sworn, depose and say that I am the Advertising me s Director, or his principal clerk, of theT i cra rd -Tn a 1 a t i n T' a newspaper of general circution asd defined in ORS 193.010 and 193.020; published at agar in the aforesaid county and state; that the Pinar Hear_ina/CUP 2001-00002 a printed copy of which is hereto annexed, was published in the entire issue of said newspaper for 01TE successive and consecutive in the following issues: Auglast 9,200 V Subscribed and sworn to ft Le me this 9i-.h day .of Auaust, 200). OFFICIAL SEAL JOHN D GERTZ Notar Pub is for Oregon NOTARY PUBLIC OREGON . My Commission Expires: COMMISSION N0.311234 ~ t MY COMMISSION EXPIRES APRIL 2, 2002 I AFFIDAVIT • • The following will be considered by the Tigard Hearings Officer on Monday, August 27, 2001 at 7:00 p.m. at the Tigard Civic Center - Town Hall, 13125 SW Hall Boulevard, Tigard, Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with Chapter 18.390 of the Tigard Municipal Code and the rules of procedure of the Hearings Officer. Failure to raise an issue in person or by letter accompanied by statements or evidence sufficient to afford the decision-maker and all parties an opportunity to respond to the issue precludes an appeal, and failure to specify the criterion from the Community Development Code or Comprehensive -Plan at which a comment is directed precludes an appeal to the Land Use Board of Appeal based on that issue. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies can be provided at a reasonable cost. A copy of the staff report will be available for inspection at no cost at least seven (7) days prior to the hearing and can also be provided at a reasonable cost. Further information may be obtained from Brad Kilby, Associate Planner in the Planning Division at 13125 SW Hall Blvd., Tigard, Oregon 97223 or by calling 503-639-4171. PUBLIC HEARING ITEM: CONDITIONAL USE PERMIT (CUP) 2001-00002 CALVIN PRESBYTERIAN CHURCH > PARKING LOT EXPANSION < REQUEST: The applicant has requested Conditional Use approval to demolish an existing single-family residence on a 26,000 square foot lot, and construct a new 50 space parking facility for the exclusive use of Calvin Presbyterian Church. LOCATION: 14480 SW f03rd Avenue; WCTM 2S11IBC, Tax Lot 900. COMP. PLAN DESIGNATION: Low-Density Residential District. ZONE: R-3.5: Low-Density Residential District. The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.330, 18.360, 18.390, 18.510, 18.705, 18.725, 18.730, 18.745, 18.765, 18.780, 18.790. 18.795 and 1 R. R 10 TT9936 - Publish August 9, 2001. • 0 BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an application by the Calvin Presbyterian ) FINAL ORDER Church for approval to demolish an existing single- ) family residence on a 26,000 square foot lot, and ) CUP 2001-00002 construct a new 50 space parking facility accessory ) (Calvin Presbyterian Church) to and for the exclusive use of Calvin Presbyterian ) Church. ) A. SUMMARY 1. Calvin Presbyterian Church (the "applicant"), requests approval of a conditional use permit ("CUP") to construct a new 50 space auxiliary parking facility for the exclusive use of Calvin Presbyterian Church in the R-3.5 zone at 14480 SW 103rd Ave; also known as Tax Lot 900, WCTM 2S111BC (the "site"). The site is developed with a single family home. The church occupies a site east of the site, across 103rd. 2. The site contains a single family home, which will be demolished to construct the parking lot. 3. At the public hearing in this matter, City staff recommended conditional approval. The applicant accepted the recommended conditions and responded to public testimony Six neighbors testified against the conditional use permit. The hearings officer closed the record at the end of the public hearing and took the matter under advisement. The principal concerns of opponents in this case include the following: a. Concern about safety of parking on Canterbury Lane, Inez Street, and 103rd Avenue. b. Whether the parking lot trees required by the staff's condition of approval would be necessary or would have harmful environmental consequences by increasing the volume of leaves in the storm drainage system. C. Desire for protection of trees, both on the site on the adjoining property owned by Wayne and Mary Bauman. CUP 2001-00002 Hearings Officer Final Order Calvin Presbyterian Page 1 of 8 • i d. Concern about increased noise from the parking lot. e. Whether there will be impacts on adjoining properties from storm water drainage. £ Mr. & Mrs. Bauman desire a fence between the parking lot and their lot adjacent to the north of the site. g. A desire for adequate security lighting and an entrance gate with a lock for the proposed parking lot. 4. In this final order, the hearings officer approves the conditional use permit based on the findings and conclusions included and incorporated herein and subject to conditions of approval in Section II of the staff report. B. BASIC FACTS 1. The hearings officer incorporates by reference the findings about the site and surroundings in the Staff Report dated August 16, 2001 (the Staff Report), except to the extent inconsistent with this final order as amended herein. 2. The applicant represented in the application narrative that the site would be used for limited hours occurring during at times of peak parking demand, generally every Sunday between 9:00 A.M. and 2:00 P.M. and at infrequent times for large weddings, funerals, etc. C. APPLICABLE APPROVAL STANDARDS The applicable approval standards are listed on the face of the Staff Report and in Section VI of the Staff Report. The hearings officer finds those listed standards are the correct standards for this application. It was not alleged that other standards apply. D. HEARING AND RECORD 1. Tigard Hearings Officer, Deniece Won, (the "hearings officer") conducted a duly noticed public hearing to receive testimony and evidence in the matter on August 27, 2001. All exhibits and records of testimony are filed with the Tigard Department of Community Development. The hearings officer made the statement required by ORS 197.763. The hearings officer disclaimed any ex parte contacts, bias or conflicts of interest. The hearings officer disclosed that she had not visited the site before the hearing. The following is a CUP 2001-00002 Hearings Officer Final Order Calvin Presbyterian Page 2 of 8 • • summary by the hearings officer of the testimony offered at the public hearing in this matter. 2. City planer Brad Kilby summarized the Staff Report. He noted that the applicants site plan does not comply with the Tigard Community Development Code (CDC) standards concerning parking dimensions, street trees and interior trees but that the application can be made to comply with these CDC standards through satisfaction of conditions of approval in the staff report. 3. Russel Leach, Architect for Calvin Presbyterian Church, testified that the CDC has changed since the Church was initially developed 30 years ago. In 1994, a new 500 seat sanctuary and related parking lot were added. The parking requirement at that time was 125 spaces (one space per four seats, based on sanctuary seating). The actual off-street parking provided was 175 spaces and is presently 175 spaces. Now the CDC requires 250 spaces. This proposal would add 50 spaces, for a total of 225. The most recent building element is under construction consisting of a 18,000 square foot two-story multipurpose and classroom wing. No additional parking was required by the CDC for this accessory use. That construction relocated seven spaces which were located where the classrooms are being constructed. This proposed additional parking is not required by the CDC. The Calvin Presbyterian Church complex and 5-acre site has reached full development. No additional expansion is contemplated. However, the congregation is growing and frequency of assemblies causing peak parking demand is likely to increase. The Church desires additional parking to serve its congregation and to reduce impacts on the neighborhood. The subject site is directly across SW 103rd Avenue from the Church's main parking lot. The site is only one of two adjacent sites large enough to provide significant off- street parking. The site has heavy screening from trees and vegetation concentrated around the perimeter. He argued that removal of the existing structures and a few insignificant trees within the parking lot area will have little impact on the wooded character of the site or the dense vegetation screening on the north and east sides. After meeting with the neighborhood the applicant has proposed the following: a. Save 13 trees near the north, west and south property lines. Preserve existing screening hedgerow vegetation on the east property line to the greatest extent possible. Employ the arborist to recommend and supervise grading, planning and protective measures. b. Preserve the solid hedgerow along the east property line. CUP 2001-00002 Hearings Officer Final Order Calvin Presbyterian Page 3 of 8 • • Provide supplemental native landscaping in the perimeter and island planting areas. d. Dedicate 5 feet of right of way and make a half-street improvement with a curb, gutter and sidewalk along the 130-foot frontage of SW 103rd Avenue. Provide one driveway access at SW 103rd Avenue. f. Provide security measures, including a gate at the driveway entrance, two shielded metal halide parking lot light fixtures on 20-foot poles controlled by automatic sensors, and plant screening shrubs along SW 1031 Avene and SW Inez Street limited to 3-foot mature height to allow visual surveillance from public streets. g. Provide a 6-foot high cyclone fence with wood slates along the north property line. 4. Ray Beyer, Administrator of Calvin Presbyterian Church, testified for the applicant. He explained that the Church is concerned about its congregation parking on the street because there are insufficient on-site parking spaces. To address this problem, the Church has a shuttle pickup in King City and a shuttle from Canterbury Square, but street parking remains a problem affecting the neighborhood. In rebuttal, he stated that two years ago Calvin Presbyterian Church increased the time between services to allow the same parking space to be used for each service. 5. Gary Fantz, 14530 SW 103rd which is located across Inez Street from the site, testified in favor the application. He requested that the City restrict parking on Canterbury Lane. 6. Yvonne Myers, 10445 SW View Terrace, testified in favor of the application. She requested that the City restrict parking on 103rd Street and Canterbury Lane. She suggested that the Church could ease the parking space supply problem by encouraging the congregation to use parking lot spaces and to schedule services so that use of the parking spaces would not overlap. 7. Sam Gotter, 10125 SW Murdock Street, testified in favor of the application. He also is concerned about street parking on 103rd Avenue. He questioned whether the condition of approval to install parking lot trees was necessary. He is concerned that more trees will result in more leaves clogging the storm drains and water pollution. 8. Wayne Bauman, 10270 SW View Terrace, testified in opposition to the application CUP 2001-00002 Hearings Officer Final Order Calvin Presbyterian Page 4 of 8 • • and submitted written testimony (Exhibit H1). His property abuts the site to the north. He and his wife, Mary, are concerned about the impact of the parking lot on their property, particularly noise, surface water runoff, and security. He requested that provisions be included to protect trees on his property at the property line, provision of lighting in the parking lot and a security gate on the access to the parking lot. 9. Judy Stark, 10265 SW View Terrace, testified in opposition. She wants as many trees to be retained as possible and a locked gate on the access. She is concerned about light pollution from the proposed parking lot. 10. Brigitte Partington, 10085 SW Inez Street, three lots away from the site, testified in opposition. She stated that she is concerned about surface water drainage flowing to Inez Street, which has no storm drains and about parking on Inez Street, which has no curbs. She is also concerned about the amount of pavement. E. DISCUSSION 1. The staff report concluded that parking lots are permitted by conditional use in the R-3.5 zone. The Community Development Director has interpreted the CDC to provide that churches and expansion of churches, where a change in land use or in type of local access or parking occurs offsite, are conditional uses in the R-3.5 zone. 2. Several neighbors requested that the City restrict street parking on Canterbury Lane, SW 103rd Avenue and Inez Street. The Hearings Officer finds that use of street parking by a proposed development is not a criterion of approval under the CDC. In addition, only the City has authority to restrict parking on public streets. The hearings officer concludes that a condition of approval cannot be imposed to restrict street parking. The City staff suggested that the neighbors and/or Calvin Presbyterian Church could petition the City to place parking restrictions on the streets. 3. Several neighbors expressed concern about storm drainage from the site. The site plan shows that the site drains to the east. The plan proposes to intercept the surface water in a detention facility at the east side of the site and then pipe the water west and north and discharge it to a City storm drain in SW 103rd. CDC 18.765.040K. provides that "off street parking and loading areas shall be drained in accordance with specifications approved by the Vlly L' JLnginee ....l:... ,.,......11 Preliminary calcula....1_..1_llons indicate at he drain ~ _•tt t inage proposed will be adequate. The proposed drainage is consistent with the 1981 master drainage plan. 4. Regarding Sam Goiter's concern that parking lot trees should not be required as a condition of approval, the hearings officer finds that the CDC requires one parking lot tree per seven parking spaces. The hearings officer is required to assure that the applicant will comply CUP 2001-00002 Hearings Officer Final Order Calvin Presbyterian Page 5 of 8 with the CDC requirements and has no authority to alter the CDC requirements. 5. Concerning the neighbor's requests that the parking lot have lighting and that its access be gated, the hearings officer finds that the application includes two lighting fixtures in the parking lot and a gated access. Some neighbors were concerned that the lighting would have negative impact on the neighborhood. CDC section 18.765.040L. provides that lights provided to illuminate a parking area "shall be arranged to direct light away from any adjacent residential district." Lighting can be addressed by conditions of approval that limit the level of lighting at the property line and require light fixtures to be designed, situated and/or supplemented so they do not cast significant off-site glare. Also conditions can provide that lights not required for security purposes should be turned off when there are not scheduled activities at the Church. A condition of approval is warranted requiring lighting to be as described herein. It is feasible for the applicant to procure a final site plan showing light fixtures, specifications for fixtures and a lighting plan (including calculated light levels at the property line ) to comply with such a condition. 6. Several neighbors expressed concern about retention and preservation of trees on the site and protection of trees on the adjacent lot to the north from the impacts of parking lot construction. The hearings officer finds that the applicant has retained an arborist who prepared a report for the site. The report identified trees with trunk diameters of 12-inches and greater, discussed smaller trees, recommended treatment of three trees along SW 103rd Avenue where a required sidewalk will be built, and discussed pruning of significant trees near property lines. The arborist identified 15 trees with trunk diameters at least 12 inches. He identified the Deodar Cedar in the northwest corner of the site as the most significant tree on the site. Of the 15 larger trees, he identified four in "good" condition, nine in "fair" condition, and two in "poor" condition. Of the two in poor condition, one (Pine) cannot be salvaged and one might be salvaged with pruning and perhaps additional support. Many of the trees in poor condition could be brought to good condition with pruning and, in some cases, additional mechanical support. The arborist recommended the one unsalvageable pine tree should be removed. Three Lawson Cypress trees along SW 103rd Avenue could be affected by sidewalk construction. These trees are growing at a higher grade, behind a retaining wall, than the proposed sidewalk. The arborist concluded that it is unlikely that their large roots extend into the sidewalk construction area. He recommended that the sidewalk construction could proceed with as little excavation as feasible. He recommended that a tree protection fence should be placed around each tree to the retaining wall within which there should be no disturbance. He recommended that if during construction, between the retaining wall and SW 103rd Avenue, tree roots are encountered they should be exposed and cut by hand. CUP 2001-00002 Hearings Officer Final Order Calvin Presbyterian Page 6 of 8 ! • Many trees on the site are weeds and volunteers. There is a hedgerow at the east end of the property composed mainly of Lawson Cypress with a sprinkling of spruce which he described as crowded, overgrown, choked with blackberry and deadwood and with some dead Lawson Cypress trees. According to the arborist the Lawson Cypresses could be preserved with appropriate pruning and protection. He stated that many of the smaller trees are salvageable, although they are not all desirable because of species or location. The hearings officer concludes that the landscape plan, if amended or if an approval for an adjustment for street trees is obtained, will comply with the street tree requirements of CDC 18.745.040. The hearings officer also concludes that the landscape plan, if amended, will comply with the screening requirements of CDC 18.745.050(E) because there is enough area in which to plant and maintain seven parking area landscaping island trees. F. CONCLUSIONS The hearings officer concludes that the parking and isle dimensions, if amended, will comply with the requirements of CDC 18.765.1 because there is enough area in which to provide the proposed 50 spaces and comply with the parking space dimensional requirements. To assure that the requirements of CDC 18.790.030 are satisfied it is reasonable to condition the approval to require that the applicant following the recommendations of the arborist and to notify the City when the recommended tree protection measures are in place so that the City arborist can verify the measures implemented will function properly. Based on the findings and discussion provided or incorporated in this final order, the hearings officer concludes that the proposed conditional use permit can comply, when conditions of approval are satisfied, with the applicable criteria and standards of the Community Development Code. Therefore, the hearings officer should approve the application. G. DECISION In recognition of the findings and conclusions contained herein, and incorporating the Staff Report and public testimony and exhibits received in this matter, the hearings officer hereby approves CUP 2001-00002 (Calvin Presbyterian Church) subject to the conditions of approval in Section Il of the staff report with the following change: Condition of Approval 6.a. is hereby added to read as follows: 6.a. The applicant shall submit a plan from a professional engineer or other qualified individual showing that the light fixtures on the site do not CUP 2001-00002 Hearings Officer Final Order Calvin Presbyterian Page 7 of 8 • • cast more than one foot-candle at the property lines abutting the site. Light fixtures shall be designed, situated and/or supplemented to prevent them from causing significant off-site glare. Dated this 6`h day of September, 2001 Deniece B. Won City of Tigard Hearings Officer CUP 2001-00002 Hearings Officer Final Order Calvin Presbyterian Page 8 of 8 "EXHIBIT A" PARTIES OF RECORD, (Written Public Testimony received at the hearing) • Date: 8/27/01 To: Tigard Planning Commission 40 EXHIBIT Bl) Re: Conditional Use Permit 2001-00002 Calvin Presbyterian Church Parking Lot Expansion 14480 SW 103`d Avenue; WCTM 2S111BC, Tax Lot 900 From: Wayne and Mary Bauman 10270 SW View Terrace The back or south boundary of our lot joins the lot that is under consideration for the Calvin Presbyterian Church Parking Lot Expansion. We are concerned that this proposed conditional use of the property might reduce our property value or the peace and tranquillity of our back yard. Our concerns and requests are the following. 1. We are concerned that the change in the use of this property to a parking lot will reduce the likelihood that the City of Tigard will extend the sewer line up 103`d St. by our house so that we could connect to it. 2. We are concerned that the construction of a parking lot behind our home will increase the noise from both the parking lot and the street. Our bedroom faces the proposed parking lot. 3. We would like the trees on the property line to be left in place and provisions made to protect the root systems of these trees. We would agree that some of the lower branches might need to be cut. 4. We would like the surface of the parking lot to be graded so that water run-off does not flow onto or across our property or that of our neighbor, Albert Karpstein. The water run-off should drain towards 103`d St. that has a storm drain provision. Improper water drainage could cause basement flooding which has never been a problem with the current residential use of the property. 5. We would like a security fence erected between the proposed parking lot and our lot to prevent access to our property. 6. We would like to see adequate security lighting provided for the proposed parking lot to discourage inappropriate use of the parking lot when not in use by church members. 7. We would like the proposed parking lot to have a locked gate to prevent night time squirreling of cars or other activities, including drug dealing, which would disturb our sleep or threaten our safety. • "EXHIBIT C" WRITTEN TESTIMONY (Applicant's materials and pertinent correspondence filed with Hearings Officer prior to Public Hearing.) • • Agenda Item: 2.1 Hearing Date: August 27. 2001 STAFF REPORT TO THE HEARINGS OFFICER CITY OFTIGARD Community (Development FOR THE CITY OF TIGARD, OREGON SliapingABetterCommunity 120 DAYS = 11/3/2001 SECTION I. APPLICATION SUMMARY FILE NAME: CALVIN PRESBYTERIAN CHURCH PARKING LOT EXPANSION CASE NO: Conditional Use Permit (CUP) CUP2001-00002 APPLICANT/ Cathleen Matias ARCHITECT: Robert Gray Partners, Inc. OWNER: 14480 SW 103' Ave. Attn: Russell Leach Tigard, OR 97224 PO Box 1000 Sherwood, OR 97140 PROPOSAL: Approval of a conditional use permit to demolish an existing single family residence on a 26,000 square-foot lot, and construct a new 50 space parking facility for the exclusive use of Calvin Presbyterian Church. LOCATION: The project is located on at 14480 SW 103`d Street and is described as: WCTM 25111 BC, Tax Lot 00900. COMPREHENSIVE PLAN and ZONING DESIGNATION: R-3.5: Low-Density Residential District. The R-3.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 10,000 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.330, 18.360, 18.390, 18.510, 18.705, 18.725, 18.730, 18.745, 18.765, 18.780, 18.790, 18.795, 18.810. SECTION II. STAFF RECOMMENDATION Staff recommends that the Hearings Officer find that the proposed Conditional Use Permit will not adversely affect the health, safety and welfare of the City and meets the Approval Standards for a Conditional Use. Therefore, Staff recommends APPROVAL, subject to the following recommended Conditions of Approval: CALVIN PRESBYTERIAN CHURCH PARKING EXPANSION/CUP2001-00002 PAGE 1 OF 17 8/27/2001 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE AND/OR BUILDING PERMITS: S mit to the Planning Department ra i y, 639-4T", ext. 388) for review and approval: 1. The applicant shall comply with the recommendations of the arborist report, and shall provide the City arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. 2. The applicant shall notify the City arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. 3. The applicant shall submit a revised sidewalk plan illustrating compliance with TDC Section 18705.030(F)(1) prior to the issuance of a grading permit. 4. The applicant shall either revise the landscaping plan to show compliance with TDC Section 18.745.040, or attain approval of an adjustment for street trees subject to the criteria outlined in TDC Section 18.370.020(C)(4) prior to any site work. 5. The applicant shall submit a revised landscape plan illustrating the placement of trees within the interior of the parking lot at a ratio of one tree for every seven parking spaces and located within islands that are three feet wide and protected from vehicular damage by some form of wheel guard or curb. 6. The applicant shall revise the site plan to reflect the dimensions of the parking areas in accordance with Table 18.765.1 and indicate bumper overhang areas on the plan. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 7. Prior to issuance of a site permit, a public improvement permit and compliance agreement is required for this project to cover the half-street improvement work in SW 103rd Avenue, and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Ti and Public Improvement Design Standards, which are available at City Hall and the ~ity's web page (www.ci.tiaard.or.us). 8. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 9. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. CALVIN PRESBYTERIAN CHURCH PARKING EXPANSION/CUP2001-00002 PAGE 2 OF 17 8/27/2001 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER 10. Prior to issuance of the site permit, the applicant shall pay an addressing fee in the amount of $30.00. (STAFF CONTACT: Kit Church, Engineering). 11. Additional right-of-way shall be dedicated to the Public along the frontage of SW 1031 Avenue to increase the right-of-way to 25 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 12. The applicant shall submit construction plans to the Engineering Division which indicate that they will construct a half-street improvement along the frontage of SW 103`d Avenue. The improvements adjacent to this site shall include: A. City standard pavement section for a local residential street from curb to centerline equal' to 25feet; B. pavement tapers needed to tie the new im provement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; 1. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW 103' Avenue in a safe manner, as approved by the Engineering Department. 13. A profile of SW 103rd Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade. 14. The applicant shall provide an on-site water uality facility as required by Clean Water Services Design and Construction Standards adopted by Resolution and Order No. 00- 7). Final plans and calculations shall be submitted to the Engineering Department (Brian Rager) for review and approval prior to issuance of the site permit. In addition, a proposed maintenance plan shall be submitted along with the plans and calculations for review and approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Manning Department ra i y, 6394171, ext. 388)--for review and approval: 15. All site improvements must be made in accordance with the approved plans. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 16. Prior to a final inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) myylars, and 2) a diskette of the as-buifts in "DWG" format, if available; otherwise " XF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 17. The applicant shall either place the existing overhead utility lines along SW 103'd Avenue underground as a part of this project, or they shall pay the fee in-lieu of under rounding. The fee shall be calculated by the frontage of the site that is parallel to the utiTity lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $3,548.00 and it shall be paid prior to final inspection. CALVIN PRESBYTERIAN CHURCH PARKING EXPANSION/CUP2001-00002 PAGE 3 OF 17 8/27/2001 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • 0 18. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the city of Tigard (Inspection Supervisor) with written confirmation that the water quality facility is in compliance with the design and specifications. Staff Contact: Hap Watkins, Building Division. FAILURE TO SATISFY THE CONDITIONS OF APPROVAL WITHIN 18 MONTHS OF THE EFFECTIVE DATE OF THE HEARINGS OFFICER'S DECISION SHALL RENDER THE HEARINGS OFFICER'S DECISION VOID. SECTION III. BACKGROUND INFORMATION Site Historv: This site is occupied by a single family home and is situated on the corner of Inez Street and 103`d Avenue. The Calvin Presbyterian Church facilities are located directly across 103`d Avenue. A search of city records shows that other than miscellaneous electrical and plumbing updates, no mayor alterations have been made to the site. The lot was originally created as part of the Tigardviile Heights Subdivision and developed as a single-family home lot. Vicinity Information: The site is surrounded by property zoned and developed R-3.5. The Calvin Presbyterian Church is located directly west of the site, and the John Tigard House is located to the south and west of the site. The remainder of the surrounding area is developed with single family homes. Site Information and Proposal Description: The site is currently developed with a single family home, and the proposal is to demolish the home and construct a fifty-space parkin lot for the neighboring church facility. The applicant has proposed to utilize some of the existing trees and vegetation for screening purposes. SECTION IV. DECISION MAKING PROCEDURES, PERMITS AND USE Use Classification: Section 18.130.020 Lists the Use Categories. The applicant is proposing to build a fifty-space parking lot for the use of the neighboring church. Parking lots are permitted by Conditional Use in the R-3.5 zone. Summary Land Use Permits: Chapter 18.310 Defines the decision-making type to which the land-use application is assigned. The proposed use (Parking Lot) is a Conditional Use permit which is a Type III-HO decision. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this report are as follows: CALVIN PRESBYTERIAN CHURCH PARKING EXPANSION/CUP2001-00002 PAGE 4 OF 17 8/27/2001 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER 0 0 A. Specific Conditional Use Criteria General Approval Criteria) Additional Conditions of Approval) B. Applicable Development Code Standards 18.705 "Access, Egress & Circulation) 18.745 Landscaping and Screening) 18.765 Off-Street Parking and Loading Requirements) 18.790 Tree Removal) 18.795 Visual Clearance) C. Additional Site Development Review Approval Standards D. Street and Utilitv Improvement Standards (18.8101 E. Impact Study SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A. SPECIFIC CONDITIONAL USE APPROVAL CRITERIA Section 18.330.010.A states that the purpose of this chapter is to provide standards and procedures under which a conditional use may be permitted, enlarged or altered if the site is appropriate and if other appropriate conditions of approval can be met. There are certain uses which due to the nature of the impacts on surrounding land uses and public facilities require a case-by-case review and analysis. Section 18.330.020.A states that a request for approval for a new conditional use shall be processed as a Type III-HO procedure, as regulated by Chapter 18.390.050, using approval criteria contained in Section 18.330.03(YA and subject to other requirements in Chapter 18.330. General Approval Criteria for a Conditional Use: Section 18.330.030: The site size and dimensions provide adequate area for the needs of the proposed use; The existing site size is 26,000 square feet. This report evaluates the proposal and necessary setbacks, landscaping, etc., and as conditioned, the site size is adequate for the needs of the proposed expansion. The characteristics of the site are suitable for the proposed use considering size, shape, location, topography, and natural features; The parkin lot is accessory to the Calvin Presbyterian Church and is being considered as such within the ~UP matrix. A minimum lot size of 20,000 square feet is called for in residential districts. This proposal is for a fifty-space parking lot on a 26,000 square foot lot. The site is relatively flat, and the applicant has proposed to incorporate many of the existing trees into the design of the project. There are no other apparent natural features on this site. This site appears suitable for the proposed development. All required public facilities have adequate capacity to serve the proposal; and All public facilities including streets, storm and sanitary sewers, and water have adequate capacity to serve the site as discussed in detail elsewhere in this report. The applicable requirements of the zoning district are met except as modified by this chapter. The following table provides the dimensional standards in the R-3.5 zone, the additional dimensional requirements for non-accessory parking facilities are specified in the Conditional Use Standards of Section 18.330.050.B.16 and the dimensions proposed for this development. CALVIN PRESBYTERIAN CHURCH PARKING EXPANSION/CUP2001-00002 PAGE 5 OF 17 8/27/2001 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • STANDARD R-3.5 CONDITIONAL USE PROPOSED REQUIREMENT Minimum Lot Size 10,000 sq. ft. 20,000 sq. ft 26,000 sq. ft Minimum Lot Width 65/90 ft. SAME AS R-3.5 129 ft Minimum Setbacks Front yard 20 ft 25 ft Not Applicable (1) Side facing street on corner & through lots 20 ft 20 ft Not Applicable Side yard 5 ft 20 ft Not Applicable Rear yard 15 ft 20 ft Not Applicable Maximum Height 45 ft. SAME AS R-3.5 Not Applicable [1] Maximum Site Coverage [2] SAME AS R-3.5 68% Minimum Landscape Requirement SAME AS R-3.5 32% [1] There are no proposed structures for this site. [2] Includes all buildings and impervious surfaces. As identified in the table above, the applicant's plans show that the dimensional standards for the base zone and Conditional Use standards are met. 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 or can be conditioned to be satisfied. The applicable review criteria in this case include the following chapters of the Community Development Code: 18.330, Conditional Use; 18.360, Site Development Review; 18.390 Decision Making Procedures; 18.510, Residential Zoning Districts 18.7D5, Access Eggress and Circulation; 18.745 Landscaping and Screening; 18.765, Off-street Parkingg; '8.790, Tree Removal- 18.725, tnvironmenta Performance Standards; 18.795, Visual CTearance Areas- and 18.10, Street and Utility Improvement Standards. The development standards and requirements of these chapters are addressed further in this report. The proposal contains no elements related to the provisions of the following chapters: 18.600, Community Plan Area Standards; 18.710, Accessory Residential Units; 18.715, Density Computations 18.720, Design Compatibility Standards; 18.730, Exceptions to Development Standard 10 40, Historic Overlay; 18.742 Home Occupations; 18.750, Manufactured/Mobile Home Regulations; 18.755, Mixed Solid Waste and Recyclables Storage* 18.760, Nonconforming Situations; 18.775 Sensitive Lands; 18.780, Temporary. Uses- 18'N7 Water Resources Overlay District; and 18.798, Wireless Communications Facilities. Yhese chapters are, therefore, found to be inapplicable as approval standards. The use will comply with the applicable policies of the Comprehensive Plan. The Comprehensive Plan is implemented by the Community Development Code. Compliance with Comprehensive Plan policies are, therefore, assured by satisfaction of the applicable development standards of the development code as addressed within this report. FINDING: Based on the analysis above, the General Approval Criteria for a Conditional Use are satisfied. Additional Conditions of Approval for Conditional Use. ~iectlon saes a e earings A-51horlfy may impose conditions on the approval of a conditional use, which are found necessary to ensure the use is compatible with other uses in the vicinity and that the impact of the proposed use on the surrounding uses and public facilities is minimized. These conditions may include, but are not limited to the following: Limiting the hours, days, place and/or manner of operation; The applicant has indicated that the majority of activities for the Church occur on Sundays between the hours of 9AM and 2PM and at infrequent times for special occasions (i.e. weddings and funerals). A search of the City's code enforcement records shows no complaints against the existing church operations. No limits to the hours, days, or manner of operation should be necessary. CALVIN PRESBYTERIAN CHURCH PARKING EXPANSION/CUP2001-00002 PAGE 6 OF 17 8/27/2001 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER 0 Requiring design features which minimize environmental impacts such as noise, vibration, air pollution, glare, odor and/or dust; There are hazards related to odor, dust, noise, glare, air pollution, and vibration inherent to the operation of an automobile. The proposal calls for fifty parking spaces, which when operable, will create impacts directly related to the environment. The applicant has proposed to mitigate these impacts by retaining trees onsite, fencing and landscaping. The applicant will also be paving the proposed lot to minimize fugitive dust and providing a stormwater filtration and detention Swale within the project site. Requiring additional setback areas, lot area, and/or lot depth or width; The existing buffer requirements, as discussed further in this report, are adequate. Limiting the building height, size or lot coverage, and/or location on the site; Based on the plans submitted, there are no structures proposed for the site other than two, twenty-foot light poles. The ligght poles are located in the middle of the lot and the maximum height for structures in the R15 district is thirty feet. Designating the size, number, location and/or design of vehicle access points; The applicant has proposed one, 30-foot access into the site off of 103`d Avenue. Twenty-four feet of pavement is proposed. Requiring street right-of-way to be dedicated and street(s) to be improved; This criteria is addressed by engineering further in this report. Requiring landscaping, screening, drainage and/or surfacing of parking and loading areas; The applicant has proposed to pave the lot, provide a filtration facility for groundwater, and utilize existing trees and vegetation to screen the use from surrounding properties. A condition of approval is recommended requiring the applicant to plant trees within the parking area in accordance with TDC Section 18.745.050(E)(1)(a.)(4). Limiting the number, size, location, height and/or lighting of signs; The applicant has proposed one (1) ground sign for the facility. Compliance with the sign requirements for the underlying zone will be considered once a design is reviewed. Te applicant will be required to indicate the location and type of sign proposed for this site prior to building permit issuance. Limiting or setting standards for the location and/or intensity of outdoor lighting; The applicant has proposed two lights for the parking lot. The lights will be mounted on 20-foot poles and are controlled by light sensor/automatic timer devices. Because of the intensity of screening that the applicant has proposed, it is unnecessary to further condition lighting for the site. Requiring berms, screening or landscaping and the establishment of standards for their installation and maintenance; As discussed further in this discussion, the applicant has proposed a mixture of landscaping and fencing to screen the use from surrounding properties. Requiring and designating the size, height, location and/or materials for fences; The proposed fencing is comparable to the surrounding fencing from the adjacent properties. CALVIN PRESBYTERIAN CHURCH PARKING EXPANSION/CUP2001-00002 PAGE 7 OF 17 8/27/2001 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER 0 • Requiring the protection and preservation of existing trees, soils, vegetation, watercourses, habitat areas and/or drainage areas; Some of the trees on site are scheduled for removal to accommodate construction. The applicant has provided a tree plan that will be discussed further in this report. Requiring the dedication of sufficient open land area for a greenway adjoining and within the floodplain when land form alterations and development are allowed within the 100-year floodplain; and This development is not adjacent to the 100-year floodplain, therefore, a condition is not necessary. Requiring the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. This development is not adjacent to the 100-year floodplain, therefore, a condition is not necessary. B. APPLICABLE DEVELOPMENT CODE STANDARDS Access. Earess and Circulation: Walkways: On-site pedestrian walkways shall comply with the following standards: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; The applicant is proposing a new sidewalk along SW 1031 Avenue but no sidewalk along SW Inez Street. Because the applicant is not seeking access to Inez St., there is no justification for sidewalk improvements on this portion of the project. This criterion has been satisfied. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; and The walkway that crosses the driveway off of SW1031 Avenue is 30 feet. This criterion is satisfied. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. The applicant indicates that the new curb, gutter, and sidewalks will be constructed to City of Tigard Standards. This criterion has been addressed. CALVIN PRESBYTERIAN CHURCH PARKING EXPANSION/CUP2001-00002 PAGE 8 OF 17 8/27/2001 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • Minimum Access Requirements for Commercial and Industrial Use: Section 18.705.030.1 provides the minimum access requirements for commercial and industrial uses: Table 18.705.3 indicates that the required access width for developments with less than 99 parking spaces is one 30-foot-wide access with a 24- foot pavement width. The applicant has proposed one access point of 30-feet in width with 24-feet of pavement. The criterion has been met. Landscaoina and Screening - Chanter 18.745: Street trees: Section 18.745.040 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.745.040.C Section 18.745.040.C required 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). The applicant is proposing to utilize some of the existing trees to meet this requirement. The arborist has identified measures to protect the trees during construction. In order to meet the requirement for street trees and utilize the existing trees, the applicant will be required to attain an adjustment subject to the criteria outlined in TDC Section 18.370.020(C)(4). FINDING: The proposal fails to provide street trees as required by TDC Chapter 18.745. CONDITION: The applicant shall either revise the landscaping plan to show compliance with TDC Section 18.745.040, or attain approval OT an adjustment for street trees subject to the criteria outlined in TDC Section 18.370.020(C)(4) prior to any site work. Land Use Buffering and Screening: Buffering and Screening is required between different types of land uses. The proposed parking lot is in a residential zone and abutting residential uses on three sides. As such, it is subject to the screening standards of TDC Section 18.745.050(E)(1), and the buffering requirements of Table 18.745.1. The buffering requirement meets the 10-foot minimum requirement on those sides that are adjacent to t a residential uses, and has been satisfied. Screening - Special Provisions: Section 18.74.050.E requires the screening of parking and loading areas. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. Planting materials to be installed should achieve a relative balance between low lying and vertical shrubbery and trees. Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed on the basis of one (1) tree for each seven (7) parking spaces in order to provide a canopy effect. The minimum dimension on the landscape islands shall be three (3) feet wide and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. The applicant has proposed to incorporate existing vegetation into a landscape design that would achieve the required result of the above standards. Staff has visited the site and agrees that the proposal and existing landscaping would achieve the option identified as C-1 In the buffer combinations for landscaping and screening. However, the applicant has not addressed the need for trees within the interior of the parking area. FINDING: The proposal does not meet the criteria set forth in TDC Section 18.745.050(E)(1)(a.)(4). CONDITION: The applicant shall submit a revised landscape plan illustrating the placement of trees within the interior of the parking lot at a ratio of one tree for every seven parking spaces and located within islands that are three feet wide and protected from vehicular damage by some form of wheel guard or curb. CALVIN PRESBYTERIAN CHURCH PARKING EXPANSION/CUP2001-00002 PAGE 9 OF 17 8/27/2001 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • Off-Street Parkina and Loadina (18.765): Disabled-Accessible Parking: All parking areas shall be provided with the disabled persons as specified by the State federal standards. Such parking spaces required by these regulations. 0 required number of parking spaces for of Oregon Uniform Building Code and shall be sized, signed and marked as The main Church parking area has accommodations for ADA accessible parking that will meet the requirements for a 225 space parking facility. This criteria has been met. Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow oftraffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by Subsection 18.810.030.P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The applicant has proposed a 30-foot access with 24-feet of pavement and has identified the visual clearance areas as required by the TDC. Pedestrian safety has been addressed elsewhere in this report. Parking Lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this Chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The applicant has indicated that the parking lot will be striped and has indicated striping and direction arrows on the plans. This criterion has been met. 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 has proposed 6-inch concrete curbs at the edges of paving adjacent to planting areas, and has indicated within the narrative that wheel stops will be provided. This criterion has been met. Space and Aisle Dimensions: Table 18.765.1. outlines the minimum dimensions for angled parking. The proposal identifies 5 compact spaces and 45 standard spaces with the following dimensions: CALVIN PRESBYTERIAN CHURCH PARKING EXPANSION/CUP2001-00002 PAGE 10 OF 17 8/27/2001 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • Minimums Compact Standard Compact/Standard Spaces Spaces (in Feet) (Proposed) (Proposed) Parking Angle 60 degrees 60 degrees 60 degrees to Width 7-5-8.0/$.10.0 9' typical 9' typical Stall Depth 17/19 16' 17'-19' Aisle Width 14-1$T1-4-18 18' 18' Staff 0 - Paraffe1 to isle 8.62-9.20/9.80-'r1.6 ±175' ±1Y5' Module Width 456 48' I 456' FINDING: As illustrated in the table, the proposed parking lot fails to meet the minimum standards of Table 18.765.1. If the proposal that the parking angle remain at 60 degrees and a stall width of 9 feet, then the stall depth, aisle width, stall width parallel to the aisle, and module width should reflect the minimum dimensions for the standards as they apply within Table 18.765.1 for compact spaces and standard spaces independently. The Table must be read directly across and not interchanged to ensure function of the parking areas. CONDITION: The applicant shall revise the site plan to reflect the dimensions of the parking areas in accordance with Table 18.765.1 and indicate bumper overhang areas on the plan. 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. There are no minimum bicycle parking requirements for parking facilities, and the applicant has not proposed any bicycle parking spaces. This criterion has been met. Minimum Off-Street Parking: Section 18.765.070.1-11 states that the minimum and maximum parking shall be as required in Table 18.765.2. There are no minimum off-street parking requirements for parking facilities. This criterion has been met. Tree Removal - Chapter 18.790 Section 18.790.030 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist be provided for a conditional use application. The tree plan shall include identification of all existing trees, Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, identification of which trees are proposed to be removed, and a protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided a tree survey and plan from a certified arborist that generally describes the trees that are on the project site and their condition. The arborist recommends treatment for those trees that are to remain on site to ensure that they survive. FINDING: The applicant has proposed to retain the majority of trees over twelve inches on site and is not subject to tree mitigation. However, due to the size of the lot and the type of construction that will be occurring, conditions are warranted to ensure protection of the trees that are to be retained. CALVIN PRESBYTERIAN CHURCH PARKING EXPANSION/CUP2001-00002 PAGE 11 OF 17 8/27/2001 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER CONDITIONS: The applicant shall comply with the recommendations of the arborist report, and shall provide the City arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. The applicant shall notify the City arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. Visual Clearance Areas - Chanter 18.795: Section 18.795.020.A. states that the provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Section 18.795.030.B. states that 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, measure 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. There are no proposed structures inside of the vision clearance area, therefore, this standard is satisfied. C. ADDITIONAL SITE DEVELOPMENT REVIEW APPROVAL CRITERIA Section 18.360.090(A)(2) through 18.360.090(A)(15) provides additional Site Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These additional standards are addressed immediately below with the following exceptions: The proposal contains no elements related to the provisions of the following and are, therefore, found to be inapplicable as approval standards: 18.360.090.3 (Exterior Elevations);); 18.360.090.5 (Privacy and Noise: Multi-family or Group Living Uses); 18.360.090.6 (Private Outdoor Areas: Multi-family Use); 18.360.090.7 (Shared Outdoor Recreation Areas: Multi-family Use); 18.360.090.8 (100-year floodplain) and 18.360.090.9 (Demarcation of Spaces). The following sections were discussed previously in this decision and, therefore, will not be addressed in this section: 18.360.090.4 (Buffering, Screening and Compatibility Between Adjoining Uses; 18.360.090.13 Parking); 18.360.090.4 Landscaping ; 18.360.090.15 Drainage); and 18.360.090.14 Provision for the Disabled); 18.36 .09 .15 (Provisions of the underlying zone). Relationship to the Natural and Phvsical Environment: Buildings shall be: located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; located in areas not subject to ground slumping or sliding; located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and oriented with consideration for sun and wind Trees shall be preserved to the extent -Possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree removal. The applicant's plans have considered the natural environment on the site by locating the lot in a location that will incorporate a majority of the trees into buffering and screening. No buildings or structures are proposed that will hinder air circulation, natural lighting or prevent fire fighting apparatus from performing their jobs. This criteria has been met. CALVIN PRESBYTERIAN CHURCH PARKING EXPANSION/CUP2001-00002 PAGE 12 OF 17 8/27/2001 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER 0 • Crime Prevention and Safetv: Windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; Interior laundry and service areas shall be located in a way that they can be observed by others; Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and Light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangBrous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. The City of Tigard Police Department has reviewed this project and has not indicated concern of objection with the proposal. Staff, therefore, interprets that the plan addresses crime prevention concerns. Additionally, the applicant has proposed vegetation that would allow easy observation of activities that are on-going on the site, and an access gate to ensure that the lot is utilized for the church patrons. The crime prevention standards have been met. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. The site has frontage on SW Inez Street and SW 103rd Avenue, both of which are greater than'/ mile from the nearest Tri-met route, therefore, this standard does not apply. D. 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: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as TDCrtion of an existing street shall be dedicated and improved in accordance with the Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local residential street to have a 50-foot right-of-way width and a 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 103rd Avenue and SW Inez Street, both of which are classified as local residential streets on the City of Tigard Transportation Plan Map. Since this project does not contain a new building, the traffic impact to the system will be very low. 18.810.030.A.1 states that a new development must have approved access to a public street. Approved access would be a city standard driveway on a street that is improved to current standards. Since access is only proposed onto SW 103rd Avenue, there is no justification to require ROW dedication on SW Inez Street. At present, there is approximately 20 feet of ROW from centerline on SW 103' Avenue, according to the most recent tax CALVIN PRESBYTERIAN CHURCH PARKING EXPANSION/CUP2001-00002 PAGE 13 OF 17 8/27/2001 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER 0 0 assessor's map. Since access is requested from this street, the applicant should dedicate additional ROW to provide 25 feet from centerline. The applicant's plan indicates they will provide this ROW dedication. SW 103' Avenue is currently paved, but not to City standards. In order to mitigate the impact from this development, the applicant should construct a half-street improvement along the frontage. The applicant's plans indicate they will provide this improvement as a part of the project. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing the half-street improvement in SW 103rd Avenue, this standard will be met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer 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 Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.C states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. This project does not require a connection to the public sanitary sewer system. Therefore, the criterion does not apply. Storm Drainage: General Provisions: Section 18.810.100.A states regwires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.C states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The topography of this site slopes to the east. The half-street improvement work in SW 103rd Avenue will include the installation of two new catch basins that will collect the storm water from the street. No upstream flows will affect this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year CALVIN PRESBYTERIAN CHURCH PARKING EXPANSION/CUP2001-00002 PAGE 14 OF 17 8/27/2001 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The applicant's plans indicate they will grade the parking lot to a low point near the east end of the site, where the storm water will be directedinto a water quality and detention facility. The preliminary sizing calculations for this facility indicate it has plenty of capacity to serve this site. The storm water will then be directed via onsite pipe to SW 103rd Avenue, where the private pipe will be connected to a new catch basin in the street. The new catch basins will be installed as a part of the half-street improvement work, and will be connected to the existing 15-inch public main line on the west side of the street. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. This site is not located near any proposed bikeways or pedestrian pathways. This criterion does not apply to this project. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.C states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in- lieu of under-grounding. There are existing overhead utility lines along the frontage of SW 103rd Avenue. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 129 lineal feet; therefore the fee would be $3,548.00. CALVIN PRESBYTERIAN CHURCH PARKING EXPANSION/CUP2001-00002 PAGE 15 OF 17 8/27/2001 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STAN07OWS: Public Water System: No adTitional public water line work is necessary to serve this project. Storm Water Quality The has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the CWS Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to construction. The applicant's plans indicate they will use a sand filter for their water qualit facility. The preliminary sizing calculations show that the facility is sized adequately Tor this site. However, Staff was not able to determine if the sand filter will meet the phosphorus removal efficiency required by CWS standards. Therefore, prior to construction, the applicant shall submit evidence that the sand filter will meet CWS treatment standards. To ensure compliance with Clean Water Services design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications. These inspections shall be made at significant stages throughout the project and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Inspection Supervisor) with written confirmation that he water quality facility is in compliance with the design and specifications. Grading and Erosion Control: EMS Design and-_Uonstrucfion Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, rading, excavating, clearing, and any other activity which accelerates erosion. Per WWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. A grading and erosion control plan must be submitted to the Building Division as a part of the site permit review phase. Address Assianments: The City of Tigard is responsible for assi ningg addresses for parcels within the City of Tigard and within the Urban Service Boundary ~USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the site permit. For this project, the addressing fee will be $30.00. E. IMPACT STUDY: Section 18.39D.040 e states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public CALVIN PRESBYTERIAN CHURCH PARKING EXPANSION/CUP2001-00002 PAGE 16 OF 17 8/27/2001 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER • • facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development The parking lot is not subject to any traffic impact fees, so all improvements that have been proposed are required by the code in order to meet the criteria that is related to access. All other impacts have been addressed elsewhere in this report. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Building Division was sent this proposal for review and has offered the following comments: 225 spaces require (7) to be accessible. The existin on-site parking will have to accommodate these spaces. Planning permits are required for he catch basins and storm drainage. Fire Dept. access approval by TVFR. The City of Tigard Engineering Department was sent this proposal for review and the comments have been incorporated into this report. The City of Tigard Operations Utility Manager has reviewed this application and has indicated that the engineering company or vendor should provide a maintenance schedule for the water facility to the church. All utility work should be coordinated with the City. Tualatin Valley Fire and Rescue has reviewed this application and has indicated that there will be no conflicts with the fire districts interest. City of Tigard Property Manager has reviewed this application and offered no comments or objections. City of Tigard Police Department has reviewed this application and offered no comments or objections. Long Range Planning Division has reviewed this application, but offered no comments. SECTION VIII. AGENCY COMMENTS Clean Water Services has reviewed the proposal and offered comments which have been incorporated into the body of this report as part of their preliminary review. Washington County has reviewed the proposal and has no objections. Portland General Electric, NW Natural Gas, TCI Cable, General Telephone, Tri-Met and US West were given the opportunity to review this proposal and submitted no comments or objections. PRE RED BY: Brad KCllby Associate Planner Auaust 1612001 DATE APPROVEDBY: Richard Be~ rsdorff Planning M n er Auaust 16. 2001 DATE CALVIN PRESBYTERIAN CHURCH PARKING EXPANSION/CUP2001-00002 PAGE 17 OF 17 8/27/2001 PUBLIC HEARING STAFF REPORT TO THE HEARINGS OFFICER I ~ 1Q I 4 T m D N Z m &'QDQNAI D I - . CITY of GEOGRAPHIC INFORMATION BYSTEM VICINITY MAP I I lw ~ JANZEN SE ST (IT v a GO VIEW ERR I < - ~ - ~L_TE3l~ ~SITE1 CALVIN PRESBYTERIAN T CHURCH CANTERBURY L L MURDD .K ST I 8 m}~~ II DELMONTE DR - va~r Y u.L.LJ..IJ -f TTTT community Development k.URDG(-,K - PEMBROOK ST TL I~ . ST I I ~w I _ I cc, I r O` I I I CUP2001-00002 CALVIN PRESBYTERIAN CHURCH PARKING LOT EXPANSION N 200 400 600 Feet 1"= 404 feet '04~- City of Tigard information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd -I Tigard. OR 97223 (503) 639.4171 httpJMwN,.ci.ligard. or.us Plot date: Jul 9, 2001; CAmagicWIAGIC03.APR 4 I? Rt r, a I c Pi F_ y 10151 t W K-5 4- i I I:.c~rcG \ i I i / ' I u mw' pno rG avrn+ 141 ' ~ O I ' ~ -4a ' ~Sp 1 ` ~ ~t \Yi4CE(L QJMp?`! TT'-2-WrfCVAA.7T - 1i L 1 I -•--•~-°-7 lo1J P~\ \V A:Y l..!!.NIE.., ._L, l SV37~~ LAWN 1 H ! la , _,t ~ -1. \ I' I prvfee a' Tasty zu.• . N~ ~ ' \ I I , ~ ~ ~~p 1 I ~ ~ - / / X\ 4-7 J SW INEZ STREET CUP2001-00002 CITY of TIGARD T WY of nonce - - - - Sr E PLAN N CALVIN PRESBYTERIAN CHURCH PARKING LOT EXPANSION (Map is not to scale) r • Apvhcant's Statement JUN 18 2001 Calvin Presbyterian Church Proposed Parking Lot RECEIVED PLANNING Calvin Presbyterian Church has occupied a five acre site at SW Canterbury Lane and SW 103`d Avenue for over 30 years. The church has experienced steady growth in its congregation size. The building complex has undergone several additions and remodels over the past ten years. In 1994, a new 500 seat sanctuary and related parking lot was added. The parking requirement at that time was 125 spaces (1 space per 4 seats in the main assembly area). The actual off-street parking provided was 175 spaces and is presently 175 spaces. Currently, the last major building element is under construction consisting of an 18,000 sq. ft. two-story multi-purpose and classroom wing. No additional parking was required by the Development Code for this accessory use. The Calvin building complex and 5 acre site has reached "full" development. Additional building expansion or increased sanctuary seating is not contemplated. The congregation however is continuing to grow and frequency of assemblies causing peak parking demand is likely to increase. Calvin Presbyterian Church recognizes that its continuing and future success in serving the community is dependent in part upon the adequacy and convenience of parking. Calvin also recognizes that in order to be a "good neighbor" within a residential neighborhood, it must work to mitigate parking impacts. An opportunity has arisen for Calvin Presbyterian Church to acquire a .6 acre site directly across SW 103`d Avenue from its main parking lot. This property can accommodate 50 new parking spaces and is one of only two adjacent sites large enough to provide a significant off-street parking addition. Calvin Presbyterian Church believes that the proposed additional parking is needed to mitigate present peak parking demand as well as an increased frequency of demand from anticipated congregation and activities growth. This need is supported by recent changes in the City of Tigard Development Code. When the existing 500 seat sanctuary was constructed (in 1994), 125 parking spaces were required. Calvins actual off-street parking count was and is 175 spaces. W* Since 1994, the Development Code has been changed to a more realistic one parking space per two seats which would now require 250 spaces instead of the present 175. The proposed addition of 50 spaces will bring the parking count to 225 spaces which is still below the current standard. Th proposed site has some very favorable natural conditions. Heavy natural screening from existing trees and vegetation is concentrated around the site perimeter. The removal of existing structures and a few insignificant trees within the parking lot area will have little impact upon the wooded character of the site or the dense vegetation screening on the north and east sides. All of the important design elements have been discussed with the neighbors through the (required) neighborhood meeting process including: 1. Save existing trees and screening vegetation to the greatest extent possible. A boundary survey, topographic map and tree survey was obtained to accurately locate and identify existing conditions. An arborist investigation and recommendations was obtained from Peter Torres (ISA Certified). 2. Provide a solid screen/fence along the north property line along with selective pruning of existing trees along the property line. 3. Preserve the solid windrow hedge of trees and shrubs along the east property line. 4. Provide supplemental native landscaping in perimeter and island planting areas. 5. Provide (1) driveway access at SW 103`d Avenue and a new curb, gutter and sidewalk improvement on SW 103`d Avenue. No changes or improvements are proposed for SW Inez Street. 6. Security measures are proposed including: A. A gate/barrier guard at the driveway entrance to control times of private use. B. Two shielded parking lot light fixtures on 20 ft. poles controlled by light sensor/automatic timer devices. C. New shrubs planted along SW 103`d Avenue and SW Inez Street limited to 3 ft. mature height to allow visual surveillance from public streets with low screening for parked cars. • Narrative • Page 8 of the pre-application conference notes requires "findings" for the following (applicable) standards. Chanter 18.330 - Conditional Use 18.330.020 A & B This proposal is a major modification/addition of site area, to an existing Conditional Use. This site currently is occupied by a single-family residence. This proposal would change the use to a 50-space parking lot, accessory to the existing Calvin Presbyterian Church parking lot. 18.330.031 A. Approval standards 1. The site size and dimensions provide adequate area for a 50-space parking lot. 2. Impacts of the proposed parking lot can be accommodated considering size, shape, location, topography and especially natural features. 3. All required public facilities have adequate capacity to serve the proposal. a. SW 103`d Ave. b. Storm sewer in SW 103`d Ave. 4. Applicable requirements of the Zoning District are met. 5. Applicable requirements of 18.330.050 are met. B-9. Religious Institutions a. The site (26,000 sq. ft.) exceeds the 20,000 sq. ft. min. b. Setbacks - (for buildings) does not apply. No buildings are proposed. 6. Supplemental requirements of other chapters are met, including 18.360 - Site Development Review. B. Conditions of Approval 1. The proposal is for an auxiliary parking lot. The site would be used for limited hours occurring at times of peak parking demand, generally every Sunday between 9:00 AM and 2:00 PM and at infrequent times for large weddings, funerals, etc. 4. The parking lot is located in the center of the site providing for maximum preservation of existing trees, shrubs and (screenings hedges). The paved area covers 68% of the site. 32% of the site is landscaped. 5. One driveway access is limited to SW 103`d Ave., a minor collector. One driveway access allows gated control and security. 6. A 5 ft. ROW dedication and half-street improvement is proposed along the 130 ft. frontage at SW 103`d Ave. 7. Landscaping, screening and storm drainage is proposed. 8. 1 "ground" sign indicating "Private Parking for Calvin Presbyterian" is proposed. 9. 2 "shielded" metal halide parking lot light fixtures on 20 ft. poles are proposed for safety and security. The fixtures will be controlled by a light sensor/timer device. 10. Retention and protection of existing ("screening") vegetation is proposed. Native (drought resistant) landscaping is proposed throughout the (32%) property line. 11. A 6 ft. high cyclone fence with wood slats is proposed all along the North (204 ft.) property line. 12. Thirteen significant trees near the North, West and South property lines are to be saved. Peter Torres, Arborist, has been employed to recommend and supervise grading, planning and protective measures to ensure the presentation of these trees. Chanter 18.360 - Site Development Review 18.360.020 Site development review is required for new development and major modification of existing development. 18.360.030 The process is a Type II procedure. 18.360.090 - Approval Criteria 1. The proposal complies with street (SW 103`d) and utility standards. 2. a. Buildings are not proposed. b. Trees are preserved to the greatest extent possible. 3. Exterior elevations - not applicable. 4. Buffering and screening is at the North and East property lines separating the Calvin Presbyterian Church parking lot from 3 existing residences. 5. Buffering and screening is designed to mitigate privacy, noise and light from adjoining residential uses. 6. Not applicable. 7. Not applicable. 8. Not applicable. 9/10. Crime Prevention and Safety. The proposal includes a controlled gated access, security lighting and low landscaping for surveillance from SW 103`d Ave. and Inez St. 11. Not applicable. 12. Landscaping. a. Chapter 18.745. b. Proposed landscaping is 32% of the site (exceeds 20% minimum). C. Proposal exceeds the minimum requirement. 13. Drainage is designed in accordance with the 1981 master drainage plan. 14. Provisions for the disabled (ADA parking) is provided and accessible route within the existing main parking lot. • • 15. The proposal meets the regulations of the underlying zone, as modified by the Conditional Use Permit. Chapter 18.390 - Decision Makine Procedures 18.390.020 A Type II procedure is required for Site Development Review. • Initial Construction. • Major Modification. A Type III procedure is required for a Conditional Use Permit. • Initial Construction • Major Modification. A pre-application conference, notification, neighborhood meeting and application forms and required information have been submitted for concurrent review. 18.390.040 - B-2-e Type II. 18.390.050 - B-2-e Type II. Fact Studv_ The rQ oposal will have minimal impacts upon public facilities and services. Parking demand for a church is directly related to the seating capacity of the main assembly area. The existing sanctuary seats 500 and is not proposed for expansion. Vehicle traffic and parking demand is not affected by this proposal. It would mitigate some of the negative impacts of on-street parking in a residential neighborhood. Since no buildings are proposed, there is no impact upon city water and sanitary sewer systems. Power and natural gas demand is reduced by the removal of the existing residence. A dedication of 5 ft. is proposed/required at the West property line on SW 103`d Ave. A city standard street, gutter, sidewalk and driveway improvement is proposed/required on SW 103`d Ave. No additional ROW dedication is proposed/required on SW 103`d Ave. • • Chanter 18.5 10 - Residential Zonine Districts 18.510.011 A. Preserve Neighborhood Livability. Calvin Presbyterian Church is a compatible non-residential development, which, through the Conditional Use process has been determined to be "at an appropriate location and at an appropriate scale". This proposal for 50 new off-street parking spaces does not provide for or encourage an expansion of the church. The building complex is complete (full development). Even with the addition of 50 off-street parking spaces, the development standard of 1 space per 2 sanctuary seats is not met. Therefore, no expansion of the sanctuary seating would be allowed. 18.510.020 The underlying zoning district is R 3.5 with a minimum lot area of 10,000 sq. ft. The proposed parking lot site is occupied by 1 residence on 26,000 sq. ft. The site could be subdivided into (2) residential lots. 18.510.030 A Conditional Use Permit is required subject to the approval and conditions of the Hearings Officer. 18.510.2 - Development Standards in Residential Zones (R 3.5). Minimum Lot Size Ayerage Minimum Width Minimum Setbacks (for Buildings) Height 18.510.060 - Accessory Structures. N/A. RRe uired 10,000 sq. ft. 65 ft. N/A N/A Actual 26,000 sq. ft. 128.5 ft. N/A N/A 18.705 - Access. Eeress. and Circulation 18.705.030-D - Public Street Access. Public street access is provided by (1) driveway on SW 103`d Ave. E. The curb cut shall be in accordance with Sec. 18.810.030N. • • F. A 6 ft. wide concrete walkway, approximately 25 ft. long, at the SW property corner connects the parking lot to the new sidewalk on the East side of SW 103`d Ave. I. Table 18.705.3 requires (1) driveway with a minimum access width of 30 ft. and minimum pavement at 24 ft. wide for Although on-site circulation is one way, the single access driveway is designed for (2) way traffic, which splits into a counter clockwise one-way movement. K. No driveway is proposed on SW Inez St., which is a "narrow" residential lane. 18.745 - Landscanine and Screening Standards 18.745.030 - General Provisions. A. Landscaping will be professionally maintained by Calvin Presbyterian Church. B. Pruning: Existing vegetation will be professionally pruned prior to development and new landscaping. C. All landscaping will be installed according to "accepted planting procedures" and plant materials will meet the size and grading standards of the American Standards for Nurberg Stock (ANSI 2 60). E. Protection of existing vegetation shall be in accordance with the survey and report prepared by Peter Torres - Arborist. 18.745.040 - Street Trees. No street trees are proposed on SW 103`d Ave. or SW Inez Street. Eight existing conifer trees ranging in size from 15" Firs to a 42" Pine are very close to the property lines and are to be saved. The existing branching and drip lines of these trees will not support additional street trees planted under or between them. Cut and fill around existing trees (within the drip line) will be minimal. Three existing Fir trees on SW 103`d Ave. are very close to a new and required concrete sidewalk. See recommendations by Peter Torres. 18.745.050 - Buffering and Screening. Buffering (only) is required at the North and East property line where this new (Church) parking lot abuts (3) existing residences. Table 18.745.1 indicates that C Type buffering is required. 0 Type C Option 1 requires: 10 ft. width. 15 ft. - 30 ft. spacing of trees. Shrubs. Buffering is substantially satisfied by retaining existing trees, hedges and shrubs within a 10 ft. setback. A. The East property line exceeds the C 1 requirement for landscaping (Table 18.745.2). Therefore, no additional planting or fencing is proposed. B. The North property line will be buffered in accordance with D-2 type landscaping (Table 18.745.2). Buffering is substantiallv satisfied here by retaining existing trees, hedges and shrubs. A new 6 ft. high cyclone fence is proposed on the property line along with (7) new Cedar trees and (19) new shrubs. (See, landscape plan). C. Buffering is not required at the South property line (SW Inez St.). D. Buffering is not required at the West property line (SW 103rd Ave.). Screening (only) is required at the South property line (SW Inez St.). The street separates the parking lot from an existing residence (on a large lot). Table 18.745.1 indicates that C type buffering is required. Table 18.745.2 indicates Type C Option 1 requires: 10 ft. width. 15 ft. - 30 ft. spacing of trees. Shrubs. 4 ft. hedge (screening). Screening is substantially satisfied by retaining existing trees, hedges and shrubs within a 10 ft. setback. No additional 4 ft. hedges are proposed. Shrubs will be 3 ft. maximum height at maturity in a density that will "screen" parked automobiles. Visual security, to and from the street, must be maintained. The West property line does not require buffering or screening because adjacent uses (each side of SW 103rd St.) are Church parking lots. • i The Screening: Special Provisions of Sec. 18.745.050 E for parking lots applies. Screening is substantially satisfied by retaining existing trees, hedges and shrubs. Additional shrubs and ground covers are planted to a standard similar to the C-1 standard at the South property line. The parking lot contains (2) island planters and planters at each corner not included in the 10 ft. buffer/screening setbacks. Trees are not proposed in the island planters as required in Sec. 18.745.050-E-1-(4). One planter is the water quality filtration system and the other contains a light pole and shrubs. The retention of large existing trees on the site provides an extraordinary canopy. The landscape islands exceed minimum dimensions. All edges of paving and landscaping will have a 6" extruded concrete curb (Sec. 18.745.050-E-1-(5)). 18.675 - Off-Street Parkina/Loadina Reauirement Purpose (18.765.010) is to ensure adequate vehicle parking and adequate capacity. Calvin Presbyterian Church has an existing sanctuary seating capacity of 500+1-. At the time the sanctuary was constructed in 1994, required parking was equal to 1 space per 4. seats = 125 spaces. The existing Calvin Presbyterian Church parking lots provide 170 spaces. The City of Tigard Development Code has changed and now requires 1 space for every 2 seats = 250 spaces required (Table 18.765.2). Existing conditions are now non-conforming. The proposed addition of 50 new spaces brings the total to 220, which is closer to, but still does not meet the standard. The site of the proposed (adjacent) parking lot is unique in that it is one of only 2 adjacent sites that are large enough to accommodate a significant number of parking spaces. The location of this parking is directly adjacent and across SW 103`d Street, which meets the location standards of Sec. 18.765.030-B-2. All of the required: 1. Disabled - Accessible spaces. 2. Short term spaces. 3. Preferential carpool and vanpool spaces. • 0 4. Long term spaces. Are existing within the main 170 space parking facility. 18.765.040 - Design Standards. The parking lot will be asphalt paved and provided with 6" concrete extruded curbs at all edges of paving and landscaping. Parking lot striping, concrete wheel stops, 2 light poles and signs will be provided. The parking lot is designed for one way traffic consisting of 45 standard spaces and 5 compact spaces. Aisle widths are 18 ft. with 60° parking spaces. The proposed layout exceeds the minimum requirements of the parking matrix -18.765.1. 18.765.050 - Bicycle Parking. Bicycle parking is existing and located in and adjacent to the existing Calvin Presbyterian Church. No bicycle parking is proposed at this new (parking lot) location. 18.765.050 - Minimum/Maximum Parking Requirements. The existing 170 space Calvin Presbyterian Church parking lot is non-conforming and is deficient of 80 spaces for the existing 500 seat sanctuary. The addition of 50 spaces in an adjacent parking lot (170+50 = 220) is still 30 spaces deficient of the standard. Calvin Presbyterian Church needs the additional spaces to meet peak off-street parking demand. Peak demand times are (predictably) Sunday mornings until early afternoon and various other times for weddings, memorial services, receptions, etc. It is not anticipated that the new parking lot would be required for evenings. Existing on-street parking is available on SW Canterbury Lane and SW 103`d St. bordering the Calvin Presbyterian Church property. Calvin continues to grow in congregation membership and recognizes that adequate off- street parking must be provided to ensure that peak parking demand does not spill onto neighborhood streets. 0 0 18.790 - Tree Removal 18.790.031- Tree Plan Requirement. The site has been surveyed to establish boundaries, topography, locations of buildings and the location of existing trees. A tree inspection identification and recommendations for pruning and protection has been prepared by Peter Torres - Arborist. (See report). The site has (13) trees, 12" caliper and larger. Most of the existing large trees are located on or near the site perimeter. Three of the smaller existing trees are proposed for removal. Retention is 77%, which requires no mitigation (I 8.790.030-B-2-d). 18.795 - Visual Clearance Areas. The corner of SW 103`d St. and SW Inez St. is a non-arterial intersection. A new sidewalk and half-street improvement is required on SW 103`d. The street improvement on SW Inez St. will remain in its present form. Two large Fir trees and (3) existing shrubs will remain in the corner area. New shrubs in the 30 ft. vision clearance triangle is limited to Rhododendrons and Heather, which will not exceed a height of 3 ft. 18.810 - Street and Utilitv Improvement Standards The City Engineer has determined that the following be required: 1. Five foot ROW dedication on the East side of SW 103`d St. 2. A half-street improvement including City standard, curb, gutter and sidewalk on the East side of SW 103`d St. 3. No additional ROW dedication or improvements on SW Inez St. The sidewalk proposed is 6 ft. wide adjacent to the curb. This location is required to enhance the preservation of 3 large existing trees on or near the new property line. All improvements will be constructed in accordance with City design standards. hpr cu, u i uc: c'fp h* Marie Stone (5~l 452-2921 P.1 PeTT;R ToRRFs, CONSULTING ARBORIST. 8325 SW 42ND AVE. PORTLAND, OR 97219 (503) 452-8160 Fax(503)452-2921 Mr. Russell L. Leach Robert Gray Partners Inc. PO Box 1000 Sherwood, OR 97140 503.692.4675 Fax 692.9292 RE; Arborist Report for Calvin Presbyterian Church Mr. Leach, 19 April 2001 Following is the arborist report required by the Tigard Municipal Code for the auxiliary parking lot at Calvin Presbyterian Church. If any additional information or assistance is required, please let me know, I'd be happy to help. Peter Torres, M.F. 4Hpr cu ut ue:eup HV-Marie Stone f5452-2921 p.2 Calvin Presbyterian Church Arborist Report for Calvin Presbyterian Church, Tigard Summary 19 April 2001 This report is part of the City of Tigard tree plan requirements for the proposed improvements at the auxiliary parking lot for Calvin Presbyterian Church. It includes the following parts: 1. Identification of the species and conditions of trees with trunk diameters of 12 inches and greater, at 4 feet above grade (DBH.) The locations and diameters of subject trees were determined in the Tree Location Survey of December 3, 2000. This is not a hazard tree report. 2. A general and brief discussion of smaller trees at the site. 3. Recommendation for treatment of three trees along SW 103rd Ave. where a required sidewalk will be built. 4. Discussion of pruning needed for the lower portion of significant trees near property lines. Section 1 There are fifteen subject trees at this site, and they are described in the following table. Tree species and diameters were assigned previously, and some species identifications are corrected here. Condition assessments were made by me. The table begins with the 42 inch DBH tree in the NW corner and proceeds in a clockwise direction. Numbers were assigned arbitrarily, by me. The trees were not numbered in the field. Tree No. DBH, Tree Species inches 1 42 in. deodar cedar Cedms deodara 2 15 Lawson cypress, aka Port Orford cedar Chamaecyparis lawsoniana 3 15 Lawson cypress Tree Condition good fair fair Peter Torres Consulting Arborist Page 1 of 4 npr- cu ui uc:cvp nva-narie Stone 15u31 452-2321 p.3 Calvin Presbyterian Church 4 24 Lawson cypress fair 5 20 Lawson cypress fair 6 36 Lawson cypress fair 7 30 spruce good Picea sp. 8 17 pine poor Pinus sp. 9 16 Lawson cypress fair 10 12 cherry fair Prunus sp. 11 18 Lawson cypress fair 12 24 Lawson cypress poor 13 24 Lawson cypress fair 14 27 Lawson cypress good 15 120 Lawson cypress ' good 19 April 2001 Trees 8 and 12 are in poor condition due to mechanical damage. The pine (No.8) cannot be helped, it is a terminal hazard. The Lawson cypress (No. 12) might be salvaged with pruning and perhaps additional mechanical support such as cabling. In general, many of the trees listed as fair could be brought to a Good status with pruning, and in some cases additional mechanical support. Many of them have weak architecture, with two or more leaders that are poorly attached. There is deadwood throughout the property. Section 2 There are many trees less than 12 inches DBH on the property. Some were planted, others are volunteer trees, some are weeds. Along SW 103'd Ave. there are several undesirable species including hawthorn, filbert and laurel. The back hedgerow at the east end of the property is composed mainly of Lawson cypress with a sprinkling of spruce. There are also some weed Lombardy poplars, volunteer cherry, and a walnut tree. The hedgerow is crowded and overgrown, choked with blackberry and deadwood, with some mortality in the Lawson cypress species. In spite of these conditions, it does provide a Peter Torres Consulting Arborist Page 2 of 4 I 81.1 C- u. Uc:c.op+ nva-r~arar o~une tnui) foe-etlel P ,4 Calvin Presbyterian Church 19 April 2001 living screen from the adjoining property. The interior of the back yard (east of the house) has some ornamentals and fruit trees, including apple, birch, and lilac. Section 3 Three trees along SW 103nd Ave., No. 2, No. 3, and No. 15, are at risk due to construction of the required sidewalk there. Ideally, a tree protection zone would be established around these trees by erecting a fence at a distance of 12 inches from the trunks for every inch of trunk diameter at standard height. No trenching or grade changes would be made within this protection zone. However, this would make the construction of a sidewalk impossible. Fortuitously, the three trees are growing at a higher grade than the proposed sidewalk location, behind a stone retaining wall. It is unlikely that large roots extend into the construction zone. I recommend that the construction proceed, with as little excavation as feasible. A worker with hand tools should be there in case roots are encountered. If so, the roots should be exposed and cut by hand. Roots less than 1 inch should be cut with shears. Larger roots should be cut with a handsaw, at a 90 degree angle to the length of the root. A tree protection fence should be in place around each tree, to the retaining wall, and no construction activity should occur in the protection zone. Section 4 Several of the trees along property lines will require crown raising, or cutting of lower branches for more clearance above the ground. In particular, trees No. 4, No. 5, and No. 6 have branches extending onto the ground. Branches on the south side of these trees can be cut off, including branches as large as 12 inches in diameter. All cuts should be made according to modem arboricultural standards, which ISA certified arborists should be familiar with. Other trees, including No. 12 and No. 13, will require minor crown raising as well. Conclusion The single most significant tree on the property is the deodar cedar. Most of the remaining significant trees are Lawson cypresses, all of which can be preserved with appropriate pruning and protection. One pine tree should be removed due to its weakened state. Many of the smaller trees are salvageable, although not all are desirable due to species or location. Peter Torres Consulting Arborist Page 3 of 4 .Rpr 20 01 02:28p Rw Marie Stone [51 452-2921 p.5 Calvin Presbyterian Church ASSUMPTIONS AND MUTING CONDITIONS 19 April 2001 1. Any legal description provided to the consultant is assumed to be correct. Any titles and ownerships to any property are assumed to be good and marketable. No responsibility is assumed for matters legal in character. 2. Care has been taken to obtain all information from reliable sources. All data have been verified insofar as possible; however, the consultant can neither guarantee nor be responsible for the accuracy of information provided by others. 3. The consultant shall not be required to give testimony or attend court by reason of this report unless subsequent contractual arrangements are made, including payments of an additional fee for such services. 4. Unless required by law otherwise, possession of this report or a copy thereof does not imply right of publication or use for any purpose by any other than the person or entity to whom it is addressed, without the prior expressed written or verbal consent of the consultant. 5. This report and any values expressed herein represent the opinion of the consultant, and the consultant's fee is in no way contingent upon the reporting of a specified value, a stipulated result, the occurrence of a subsequent event, nor upon any finding to be reported. 6. Sketches, drawings and photographs in this report, being intended as visual aids, are not necessarily to scale and should not be construed as engineering or architectural reports or surveys unless expressed otherwise. The reproduction of any information generated by architects, engineers, or other consultants on any sketches, drawings or photographs is for the express purpose of coordination and ease of reference only. Inclusions of said information on any drawings or other documents do not constitute a representation by Peter Torres, Consulting Arborist, as to the sufficiency or accuracy of said information. 7. Unless expressed otherwise: • information covered in this report covers only those items that were examined and reflects the condition of those items at the time of inspection; • the inspection is limited to visual examination of accessible items without dissection, excavation, probing, or coring. 8. There is no warranty or guarantee, expressed or implied, that problems or deficiencies of the plants or property in question may not arise in the future. 9. Loss or alteration of any part of this report invalidates the entire report. Peter Torres Consulting Arborist Page 4 of 4 _ _ .~.,_,l - r 4 -T'I~ o ~I' o 00 _I ! 4~ c~ i oo c~ ~ry _ W~ i ~a r-ter ~ ~ ~ ~ ~ .t~' i ~ S, I 3~2_ r~ ~ ~ ~ ~ ~2 - f ~ ~ ~ ~ --1 ~ ~ i \ a , , L~ I/ w 'o T ~ I ~ ~ ~ ~ . ~ ~ - ~ ~ . ~ ~ I ~ ~ rk„ Pow 1 r ~ .y~ ~ ' ~I , ~ ~ _ i i ' j~l ~ fij ~ \ i 1 Y~ I f i 1 I ~ ~ ~ ~ ~ ~ l P t - ' + u _ ~ / ~ ' ~ ~ ~-a ~ rya, fit. I ~ ' c ~ ~ ~ . ~ L - 3 -,-.t - ~~y,... i ~ ter' ' ` 3'7 3 _  cIaV911: ujo Nnr OWN ld uIn13038 - _ I k4 - - - - - - - - - -r ~ ~ z ~ o ~ ICI D 'i" . _ f~ I I i ;~i~ 171 ~C~ 1~~ . x.11 C~"~ ~ ~+'~i ~G ~SM'~~~~~v1~`~ _ . 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''b } - _ _ ~NI ~I~ ~ - \ ~ ~ ~b.. b\~ . ti ~~:'a ~t~ ~ ~ ~ tab,. r ~ b ti~ b,~ti,,,' ~b \ ~ b ~ ; 5~.~ G~.U~1~ . uuL. C~f1i~~ ~ ~ ~ 4~ . A. ~ ~ 1b ~ ~ ~D~U`t!~21~ _ ~ _ ~ ~ ~ ~ ~ I ~ ~ ~ . ,t 1 ~ ~ , ~ b~ ~ L , a ~ `i - ~ f 1 l r ~i ~*~~t A~ ~ ~ `b,~, ,q ~ q .ra ~ x ~ \ . b , ~4' ` ~ ~ 4 ~ `b ~ ~ e, ~ 'z_ P bbd ) w~,~b, ~n I r ~ \ ~e~ ~ ' a~ f • i ~ '1~`r ~ 'J `\~ti. ~ 4` eyY. R°4 ' 1' p¢~~. 42 ",b,~ ~A, l~`R. \'b. ~4~ b b \ ' l ~~~i `,y4 a` ~~l t z _ f e , t ~ t, 4 \ b. ~v. r„ ~ ~ b. y 1'a ~ tbt~0. r~~+~~a a ti~ ~ ~ n~ ~"b ~ i i ~ ~ t I REVISIONS BY ~~,'riNl C11i`Cs f1f 11 SJ~iTir rn ki t! i ~ I TYPE C CURB ° V I W 3,25" DIA ° \ I PROPOSED ®ELEV 369.E NI \ 1 „ ~ I ~ PAVEMENT 12 IE 366.22 6~ \ I ~ t ~r ~I / 1 / ~ ~ '°4 ~ ~ 2 YR r I I / ~ , I I 1 ~ ~ ' , 1 ~ I I ~ I I ~ ' ' , ' ~ ~ SAND EI I I ~ , I ~wr~i~r~~~r~r.~~. I I " ~ „ AC TA ER I ~ ~ 12 i i~ - fir" I ~ ,~~fi~~~~fi~~l ~l J I r,i~ii~ t ~ ~ ~ ~ 12" PVC PIPE I I I - TO CB 1-3 ~ I I TRAP CATCH BASIN 1 RIM 369.50 I / ~ „ BUBBLER CATCH BASIN 8 IE OUT 368.00 / ~ RIM 369.30 ~l I ~ ~ ~ SUMP 365,50 " M I ~ ~ ~ 8 IE IN 368,00 ~ I f ~ 1 i ~ ~ ` ~ I I i I `3~ I 2~ I I ~ I ~ I t ~ ~ N.T.5. `z - : ~ , - - I I I i~~ ~ -'~f, WYE PROP05ED 12" I ~r STORM LINE INTO EX. I II ~ 15" STORM LINE. 12" PVC Lm3 .00 S=0.0100 I ._1 CONTRACTOR TO ° ~ .I ,2 POTHOLE TO VERIFY _ I , ~ 1 ~ DEPTH AND LOCATION IM 7 I „ R 13 0,00 OF EX. 15 STORM LINE 1 " I IN 364,91 SL 2 E I., 12" IE OUT 364,81 I ` I~ I u I ~~r EX. CB c RIM 370.14 „ I 8 IE OUT 368,94 „ II . CONNECTS TO EX. 15 l T M IN S OR L E I 1~ ~ . ~ /r--..,,~ I ~ / ~ 1'! L _ . ~ / \ ( y.. I / I ~3 REM VEt EX. WALL ~ I \ I I . I ~ I ` 1 N ~j 1 I ) ~ ~ I _ ~ RIM 37 ,73 ~ ~ I ~_94~tk.. M \ \ 12 IE N 365.44 ~ o t "I T 4~ I ~ 2 E OU 365.3 ~ ~ I / ~ o `i 1 ± I 2" PVC I L=27,60 S=0,0040 I . I I I r' _ 12 PVC L 0. I `'37p~ li I _ ~ I ~ ~ RIM 371,25 I „ ! I 12 IE 365.55 r l ~ I 1 I ~ ~ 1 - - -372- - - 1 _ 1 11 1 1373_... I I 1 I I ~ ,I. I I ~ 1 1 ~ I N T"' , r I I I ~I 1 r. ~ I I II I~ I I I I / 1 t • k. ~ •J ~ I J I ~ 'Q I I I . / .j _ ~ ~ I ~ ~ I I V PROPOSED SIDEWALK ~ t I - O I r =_..-.y V I I r REM VE EX. WALL ; . J, I ~ ~ / I err i ( I i ~ ~ / t ~ ~ / 1 ~I l l ,I' - ~ I i . ' -`37q_ ~ , - 1 I 'J.. ~ I ~ ~ ~ ~ I t I / ~ I 1 / ~ i a I / \ 0~ I 1 M / \ ~ -7' -'1 .i ~ y~ - r I ~ ~ ~ I ~ 1 ~ I I i Y / V ~ \ ~ ~ - - 373- 1 8 / ~ ~ 4- ~ / ` ~ 3~3 1 ~ I / ~ '1__ ~ I I I I I I ~ ~ I  - - - - - - - - - - 1411w ~ I wvv0 1 DATE MAR 2001 1 I M ~ SCALE NOTED n M 'r f SW INE~ 1 DPAuN GAM INEZ STREET - - - - - - - - - - - - - 1 N l JOB SGL-00-125 - - 7 - - - - - - - - - - - - - - I ~ 1 DESIGN REVIEW ONLY SHEET l ' w --1~ - - - REVISIONS BY GRAPHIC SCALE ~ ~ \ \ I \ \ r.. ~ ~0 ( ~ I 1 inch ~ 10 tt, ~ rs'I II ~ V o ~ 1 I ~ w I ~ ~ . \ ~'°I ~ - ~ ~ \ I I+ { ~ . ~ ~ w v o o I'!: i i ~ i ~J ~ • I~ ~ ~ i ~ ~ ~ ~ ~ 0 I~ I I, I~f ~ ~ / / ~ / ~ / - - / ~ :I ~ I / 3~ I . ~ f~. I r = ~ l J ~ I 1 ~ ~ ~ I ~ 1 ,1.~~, ~ ~ ~ ~ I i ' \ \ \ o ~ I i ~ \ \ / \ ~i ~ _J ~1 IJ_ ~ r ~ N ' i= . ~ ~ ~ J. 'y 4 ~ 1 1 r ~ X372- j~ ~~1 . J r ~ ~ °372- - - 1 . i I I -~I I1 1 1 I I 1 I I J tt I N I,I r I . N r ~ I 11 I ~ I I l I ~ J I / I I I ~ / . H 1 I 1 I . , 1 I I ~ I 1 ~ I - - I r ~ ~ / i . ( i 1 ~ 1 ~ ~ ~ / I ~ _ I ~ ~ , _ ' -374- ~ ~ I _ ~ ~ ~i)' ~ I / I S / ' ~ ~ 3~4 ~ / \ I 1 t .f. ~ \ ~ I ~ ~1 . _ 1 I i- / \ ~ / 11 i 372 ~ I n~• / \ 1 \ 1 - 373 / \ ~ 374- ~ ~ ~ \ ~ ~3~ ~ / 1 I ~ . ~ ~ I N I ~ N I Q~ / ~ ~ ~ - - W g I M nM l eQ ~ O 1 p$ N / ~ 1 N I i DATE MAR 2001 N / SCALE NOTED DRAWN GAM -W SGL-00-125 J DESIGN REVIEW 0 Yl- W 2 SHMS 0 N W 0