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Community Development Department Planning Division

12725 SW Millikan Way /PO Box 4755 Beaverton, OR 97076

General Information: (503) 526-2222 V/TDD www.BeavertonOregon.gov

STAFF REPORT

STAFF REPORT DATE: May 9, 2018 HEARING DATE: May 16, 2018

TO: Planning Commission

FROM: Sandra Monsalvè-Freund, AICP, Planning Supervisor / Development Process Coordinator

PROPOSAL: SW Bible Church (CU2017-0014 / DR2018-0031)

LOCATION: The subject property is +24.88-acres and located at 14605 SW Weir Road, on the northwest corner of SW Weir Road and SW Murray Blvd., and described as Tax Lot 100 of Washington County Tax Assessor’s Map 1S129DD.

SUMMARY: The applicant, SW Bible Church, proposes a Major Modification of a Conditional Use Permit to modify the previously approved Conditional Use (CUP 95024), in order to relocate the planned classroom expansion (Phase IV of CUP 95024) from the north side of the sanctuary to the southwest side and to increase the size of the addition from 18,400 square feet to 29,930 square feet. The applicant also requests approval of a Design Review Two application for the new building addition and associated site changes.

APPLICANT/ SW Bible .Church PROPERTY OWNER: Attn: Scott Gilchrist 14605 SW Weir Road Beaverton, OR 97007

APPLICANT The Bookin Group, LLC REPRESENTATIVE: Attn: Chris Hagerman 1140 SW 11th Ave., Suite 500 Portland, OR 97205 APPLICABLE Facilities Review, Section 40.03 CRITERIA: Major Modification of a Conditional Use, Section 40.15.15.2

Design Review Two, Section 40.20.15.2

Written Report Date: May 9, 2018 SR - 2 SW Bible Church (CU2017-0014 / DR2018-0031

STAFF RECOMMENDATION: CU2017-0014 (SW Bible Church): Approval subject to conditions identified at the end of this

report.

DR2018-0031 (SW Bible Church): Approval subject to conditions identified at the end of this report.

TABLE OF CONTENTS

Project Overview Project Proposal and Key background information

SR3 – SR6

Exhibit 1: Exhibits by City Staff

Exhibit 1.1: Vicinity Map Exhibit 1.2: Zoning Map Exhibit 1.3: Aerial Map

SR7 – SR9

Attachment A: Facilities Review Committee Technical Review and Recommendation Report

FR1 – FR13

Attachment B: CU2017-0014 Conditional Use – Major Modification of a Conditional Use

CU1 – CU7

Attachment C: DR2018-0031 Design Review Two

DR1 – DR11

Attachment D: Proposed Conditions of Approval;

COA1-COA6

Exhibit 2: Exhibits by Applicant

Exhibit 2.1 Applicant Materials

Combined materials package

Exhibit 3: Public Testimony / Comments None Received


Project Overview The applicant, SW Bible Church, has proposed to construct a Sunday school addition to the existing church development. The proposal, considered a Major Modification of a Conditional Use Permit in the Beaverton Development Code, is to modify the previously approved Conditional Use (CUP 95024), in order to relocate the planned classroom expansion (Phase IV of CUP 95024) from the north side of the sanctuary to the southwest side, and to increase the size of the addition from 18,400 square feet to 29,930 square feet. A Design Review Two application is proposed for the addition, which is proposed to be three (3) stories tall with the main entrance oriented to the south, facing SW Weir Road, thus providing direct access from the parking lot. Background – SW Bible Church Master Plan SW Bible Church and SW Christian School were developed on the site in 1988, after the approval of a church Master Plan in 1986 which included three (3) phases of development, however only two phases were constructed. In 1996 additional phases of the development were approved under Conditional Use Permit CU 95024 in conjunction with Tree Protection Plan TPP 95009. At that time Phases III through V were identified, in addition to un-numbered future phases of development of the subject site. The current request (CU2017-0014) is to modify the development approved for Phase IV under the original approval (CU95024). There have been, to date, three (3) constructed phases of development associated with the church and school. Approved Phases and construction to date: Phases I and II:

Existing church facility (12,480 sq./ft.) with play field and parking lot

Single family dwelling on western parcel

Undeveloped natural area which supports the headwaters of Summer Creek, a tributary

to Fanno Creek

Established Evergreen-Deciduous Forest (Tree preservation area)

o Tree Preservation Tract is tied to the Conditional Use permit and construction

limits will be phases to correspond to tree removal and preservation.

Parking lot expansion approved August 13, 1992 (BDR 92051) to allow additional 160

parking spaces.

Phase III:

57,000 sq/ft worship facility

Supports 1,500 people

Classrooms/Offices

Kitchen facilities

Required additional parking of 15,000 sq/ft.


Phases not constructed to date:

Phase IV: (currently being modified per this application review)

18,400 sq/ft. addition for classroom / educational purposes Phase V:

27,000 sq/ft addition to worship facility

Increase capacity to 3,000 people

Involves expansion of main auditorium, foyer and assembly areas.

Other Future Phases identified:

Accessory Housing

o 1,300 sq./ft.

o Staff, ministers, missionaries or seminary students

Christian Conference Center

o 2,300 sq./ft.

o 5,400 sq./ft. building w/meeting rooms, kitchen and office facilities. To be used for Bible studies, staff and ministry planning / training.

Church School and School Campus (CS)

o Two buildings, 5,900 sq/ft. and 8,850 sq/ft.

o Portion of one building will be used for Grounds Maintenance, replacing existing shed on site. (Shed on adjacent lot, TL200 approved in Feb. 1992 (BDR 35-91)

Foot Bridge and Outdoor Amphitheater

o Footbridge to connect Housing area, Christian Conference Center, Amphitheater, associated parking with the main Church/School Campus east of Wetland/Natural Resource Area.

o Amphitheater is planned for construction concurrent with, or soon after completion of Phase III.

Previous Land Use Approvals

CUP-1286 Master Plan for Phases I, II, and III – only Phases I and II were completed

BDR 30-86 Board of Design Review approval for original 12,480 square foot church and parking lot.

BDR 35-91 Board of Design Review approval of 8,040 sq.ft. church building addition.

BDR 92039 Administrative approval of storage shed.

BDR 92051 Board of Design approval for Expansion of SW Bible parking lot for 160 spaces.


Previous Land Use Approvals (cont’d)

CUP 95024/ TPP 95009

Planning Commission approval for seven (7) phases of work (development footprint) and approval of tree protection plan, approved on Appeal by the City Council, June 10, 1996.

BDR 96-X Board of Design Review approval of Phase III for 57,860 sq.ft. expansion of the church and school.

BDR 99 00113 Board of Design Review approval for parking lot expansion of 181 net spaces and associated stormwater management.

LP 2000-0001 Land Division Partition and Final Plat to establish a Tree Tract and Stormwater Tract. Plat was signed by City Engineer, but never recorded with Washington County. Approval has expired.

APP2008-0001 / DI2007-0004

Approval with conditions for Archery Range on an undeveloped portion of the subject site.

DR2010-0003 Administrative Design Review (Type 1) approval for primary interior remodel, with some small exterior changes.

LD2017-0024 Land Division Partition for the creation of the non-buildable Tract, approved and in compliance with conditions of approval from approved TPP 95009.

LD2018-0011 Final Partition Plat for Tree Tract –non-buildable tract referenced in LD2017-0024 above.

Church and Sunday School Facility: The existing church sanctuary currently seats approximately 1,500 parishioners, and includes a welcome center and coffee corner. Typical Sunday, non-holiday attendance is 1,300, spaced out over two service times of 8:30 and 11:00 am. Nursery care (infants through age 2); SWKids Corner (ages K-3rd grade) are part of the Sunday school services available. Additionally, Sunday school classes are taught for ages 3 through high school age at 10:00 am on Sundays. Adult classes are also offered with the childcare. Evening gatherings on Sundays also provide Nursery Care. During the months of July and August, the evening services are moved outside in conjunction with the various community events held at the church. Those events include: SW 5K Race /Walk, 1M Fun Run, Food Carts, Carnival, Sports night, International night, Luis Palau, First Responders, and Community Picnic (the 1st Sunday in September) There are also a number of recreational sports programs at the church including:

Co-Ed Volleyball – Tuesday evenings

Men’s Basketball League (Winter league)

Summer Softball League – once per week during summer SW Christian School The school provides Pre-K through High School level curriculum and includes music and sports programs, and before and after-school care. Current attendance is 223 with 20 full-time faculty. The school holds events in gymnasium, including up to six (6) school concerts per year; sport practices and games. Highland Middle School concerts, community events, and sports team practices. The school has a kitchen and eight (8) classrooms that are utilized for Sunday school


activities for infants through 2nd graders. The upstairs rooms are for the older children and adult classes, and also contains the library. The new Sunday school addition contained in this proposal will help alleviate the need for added space for the classes and activities taking place in the SW Christian school building, by providing a dedicated space for only Sunday school activities. Those activities, as mentioned above include Childcare, SW Kids, Corner/Corner Jr., Nursery, and Sunday School classes. Lastly, during the summer, the Sunday school addition will provide room for Adventure Camp for kids and SW Kids Camp – all spread-out over the summer months.

BACKGROUND FACTS

Key Application Dates

Application Submittal Date Deemed

Complete 120-Day 365-Day*

CU2017-0014 December 5, 2017 March 28, 2018 July 26, 2018 March 28, 2019

DR2018-0031 March 8, 2018 March 28, 2018 July 26, 2018 March 28, 2019

*Pursuant to Section 50.25.8 of the Development Code this is the latest date, without a continuance, by which a final written decision on the

proposal can be made.

Existing Conditions Table

Zoning Urban Standard Density (R5)

Current Development

The site consists of a Church Building with associated parking and two single family homes.

Site Size Parcel One 23.82 Acres and Parcel Two (Tree Tract) 1.06 Acres

NAC Highland

Surrounding Uses

Zoning: North: Urban North: Urban Standard Density (R7) and

Urban Medium Density (R2)

South: Urban Standard Density (R7)

East: Urban Standard Density (R5 & R7)

West: Urban Standard Density (R5)

Uses: North: Natural Resource Area / Detached Residential and Attached Residential

South: Detached Residential East: Detached Residential

West: Attached Residential


EXHIBIT 1.1

VICINITY MAP

SW Bible Church (CU2017-0014 / DR2018-0031)

N

Subject Site


EXHIBIT 1.2

Zoning Map


Subject Site

N


EXHIBIT 1.3

Aerial Map


N

SW

Mu

rray

Blv

d.

SW Sapphire

Dr.

SW

151

st. A

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Written Report Date: May 9, 2018 FR - 1 SW Bible Church (CU2017-0014 / DR2018-0031

ATTACHEMENT A

FACILITIES REVIEW COMMITTEE TECHNICAL REVIEW AND RECOMMENDATIONS

SW Bible Church CU2017-0014 / DR2018-0031

Section 40.03 Facilities Review Committee:

The Facilities Review Committee has conducted a technical review of the application, in accordance with the criteria contained in Section 40.03 of the Development Code. The Committee’s findings and recommended conditions of approval are provided to the decision-making authority. As they will appear in the Staff Report, the Facilities Review Conditions may be re-numbered and placed in different order. The decision-making authority will determine whether the application as presented meets the Facilities Review approval criteria for the subject application and may choose to adopt, not adopt, or modify the Committee’s findings, below. The Facilities Review Committee Criteria for Approval will be reviewed for all criteria that are applicable to the submitted applications as identified below:

All twelve (12) criteria are applicable to the Major Modification of a Conditional Use and Design Review Two applications as submitted.

A. All critical facilities and services related to the development have, or can be improved

to have, adequate capacity to serve the proposal at the time of its completion.

Chapter 90 of the Development Code defines “critical facilities” to be services that include public water, public sanitary sewer, storm water drainage and retention, transportation, and fire protection. The Committee finds that the proposal includes necessary on-site and off-site connections and improvements to public water and public sanitary sewer facilities. The applicant has provided a Service Provider Letter (SPL) from Clean Water Services.


Water:

Water Service will be provided to the site by the City of Beaverton. Existing water service is available to serve the proposed development via a 12-inch water main within the public streets of SW Weir Road and SW Murray Blvd. The site currently has an 8-inch water main located in the parking lot at the intersection of SW Weir Road and SW Murray Boulevard. The applicant has stated that the water main runs along the eastern side of the existing church building before turning west behind the northern edge of the building and terminating at the building. This line is connected to both the 8-inch public main in SW Weir Road and the public 12-inch main in SW Murray Blvd. Staff concur with the applicant’s information and find that water services can be improved, extended, and/or constructed to have adequate capacity to serve the development as proposed. Sanitary Sewer:

The applicant states in the narrative that the project site is within the service area of Clean Water Services (CWS). There is an 8-inch main line which crosses the project site from north to south within the delineated wetland. The proposed development will require connection to the existing sanitary sewer system, via 6-inch laterals to the 8-inch main line in SW Weir Road.

Staff find that sanitary sewer services can be improved, extended, and/or constructed to have adequate capacity to serve the development as proposed.

Storm Water:

Proposed stormwater drainage has been identified and described in the applicant’s narrative and plans. A preliminary stormwater management plan (Appendix D of the applicant materials) for the project has been submitted for review by the City of Beaverton Site Development Division. The applicant’s narrative indicates storm drainage onsite flows into the public storm system in SW Weir Road from various locations throughout the subject site, as described below. Drainage from the central portion of the existing parking lot flows into a 72-inch diameter detention tank before discharging westerly into the ditch along SW Weir Road. The applicant states there is also stormwater that drains from an existing leach field and roof drain which is piped for conveyance to the detention tanks adjacent to SW Weir Road. Additionally, the ditch along SW Weir Road then flows through the existing water quality swale and vault prior to out-falling to the wetland buffer zone.

According to the preliminary storm water management report, the proposed development will create approximately 13,683 square feet of new impervious surface area. As a result, the applicant proposes stormwater runoff directed to water quality swale(s)/LIDA planter(s) and an underground detention system for stormwater management.

Staff find that stormwater can be improved, extended, and/or constructed to have adequate capacity to serve the development as proposed.


Fire Protection Fire protection will be provided to the site by Tualatin Valley Fire and Rescue (TVF&R). Fire Station #66 is located at 13900 SW Brockman, approximately 0.75 miles away from the subject site. Comments and conditions of approval have been received from TVF&R, and are included herein. Staff also cites the findings for Criterion H hereto regarding fire prevention. Public Transportation: Traffic Impact Analysis. According to the applicant’s narrative, the proposed 29,930 square foot Sunday school addition is expected to generate 272 weekday trips, on average. The traffic analysis for the 1996 modification of the Church’s Conditional Use Permit and the resulting conditional of approval for improvements to the surrounding public street system assumed a building addition of 18,400 square feet, which was expected to generate 168 trips per weekday, on average. Therefore, the latest proposal will generate a total of 104 net new trips per day (272 - 168 = 104), which is less than the threshold for a Traffic Impact Analysis, as contained in Section 60.55 of the Development Code. Therefore, no additional traffic analysis is required at this time for the proposed addition. Future building additions or intensifications of the church property may require additional study and may potentially require additional traffic mitigation measures. Frontage Improvements. The property is bordered by the following public streets: SW Murray Boulevard on the east is a 5-lane Arterial Street and under the maintenance and operational jurisdiction of Washington County. SW Weir Road on the south is a Collector Road under Beaverton’s jurisdiction. SW Sapphire Drive on the north is a partially constructed and partially improved Local Street under Beaverton’s jurisdiction. According to Section 60.55.25 of the Development Code, street and bicycle and pedestrian connections are required with the development of property. The Beaverton Comprehensive Plan shows the development of a potential street or multimodal connection along SW Sapphire Drive (Figure 6.21 of the Transportation Element). With any future development of the site (beyond Phase IV), the applicant is responsible for making the street frontage improvements, as contained in the Conditions of Approval from the church’s 1986 and 1996 land use approvals.

At the City Council meeting that provided the final approval for the church’s master plan, the City Council kept the Planning Commission’s Condition of Approval that “the applicant shall construct half-street improvements for Sapphire Lane at the time that the buildings within the Future Church and School Campus Phase (SC) are constructed, or when the Phase V building is constructed, as identified on the Conditional Use Permit Site Plan.” At the Facilities Review Meeting, the applicant provided a memo, dated April 26, 2018, which clarified that the proposed building addition is a replacement for and expansion of “Phase IV”, as referenced in the 1986 and 1996 Master Plans, and does not include the improvements previously identified as either “Phase V” or the Future School and Church


Campus”. Therefore, the applicant contends, the required construction improvements to SW Sapphire Lane are not yet triggered. Staff concur with this analysis. SW Sapphire Drive, when constructed/extended as part of future phases, is to be a Local Street and built to the L1 standard. Half-street improvements will be a minimum of 29 feet of right-of-way (ROW) from centerline, with 17 feet of paved width from centerline, and a 6 ½ foot planter strip, measured from the face of the curb, and a 5 foot sidewalk. In the interim, and until the road and sidewalk improvements are constructed with future phases of the church development, (as conditioned in CU 95024), the SW Bible church will be able to continue to use the property with the street frontages as currently configured. In summary of the above, the Committee finds that the proposed development will provide the required essential facilities, as conditioned. FINDING: Therefore, the Committee finds that by meeting the conditions of approval, the proposal meets the criterion.

B. Essential facilities and services are available, or can be made available, with adequate capacity to serve the development prior to occupancy. In lieu of providing essential facilities and services, a specific plan may be approved if it adequately demonstrates that essential facilities, services, or both will be provided to serve the proposed development within five years of occupancy.

Chapter 90 of the Development Code defines “essential facilities” to be services that include schools, transit improvements, police protection, and pedestrian and bicycle facilities in the public right-of-way.

Schools

The proposed development is within the Beaverton School District (BSD) boundaries. As this development is non-residential, there will be no impact upon the existing schools of Hiteon Elementary School; Conestoga Middle School, and Mountainside High School, as the proposal is for the addition of a Sunday School to an existing religious facility.

Police:

The City of Beaverton Police will serve the development site. The Police Department have submitted no comments or recommendations to the Facilities Review Committee as of the date of this report. Any comments from the Police will be shared with the applicant team as soon as they are received. Transit Improvements

The site is currently served by Tri-Met at various locations. Bus lines 62 and 92 (the South-Beaverton Express) stop on SW Murray Boulevard, on both the east and west sides SW Murray Boulevard.


Pedestrian and Bicycle Facilities

The applicant states in the narrative that on-site pedestrian circulation is currently in place, from within the parking lot areas making the church campus (two existing buildings) and on-site amenities accessible. There are also pedestrian trails which meander through the riparian area and wooded areas to the north. Proposed circulation is shown in Figure III-6A of the applicant materials. All pedestrian circulation will be designed to connect into the existing pathways of the sanctuary and church. New paths are proposed to wrap around the south (front) and east sides and connect with existing paths adjacent to the parking areas. The pathway will also connect to a new children’s play area, which will be fenced in order limit access except from secure points of entrance. The pathway will then continue in order to connect with other pedestrian facilities at the rear (north) sides of the sanctuary and other campus buildings. The existing sidewalks along SW Murray Blvd. and SW Weir Road are not built to current City standards. The sidewalk frontage has segments that are curbtight instead of having street trees planted within 7 ½ foot wide planter strips adjacent to the road, which act as a buffer for pedestrians from vehicular traffic. This buffer is the current City standard. Future phases of construction to the project site may require frontage improvements as necessary. There is already some existing bicycle parking on the site. Staff concur with the applicant’s assertion that the church uses and the school uses can share required bicycle parking, as the peak period of demand for each use do not typically overlap. Therefore, the total amount of required parking for the site will be the larger of either the school or the church, calculated separately. As a church use, the existing building has a total of 93,676 square feet, according to the applicant. With the proposed 29,930 square foot addition, the total will be 123,606 square feet, which results in a total bicycle parking demand of 12 short-term spaces and 2 long-term spaces. The applicant states the property currently has 14 existing bicycle parking spaces. Therefore, staff finds that the bicycle parking requirement has been met.

Parks

The site is served by the Tualatin Hills Park and Recreation District (THPRD). There are wooded, natural areas / wetlands to the north of the site adjacent to and across SW Sapphire Drive that are THPRD properties. These natural areas total approximately 2.05 acres and will include a future planned trail alignment. Because this future trail is shown on the THPRD Functional Trails Plan (South Johnson Creek Trail, C9), as a condition of approval, the applicant will be required to coordinate with the THPRD to discuss said trail and trail easement dedication for its future placement. In summary of the above, the Committee finds that the proposed development will provide the required essential facilities, as conditioned. FINDING: Therefore, the Committee finds that by meeting the conditions of approval, the proposal meets the criterion.


C. The proposal is consistent with all applicable provisions of Chapter 20 (Land Uses) unless the applicable provisions are modified by means of one or more applications which shall be already approved or which shall be considered concurrently with the subject proposal.

Staff cites the Code Conformance Analysis chart at the end of this attachment, which evaluates the project as it relates the applicable Code requirements of Chapter 20 for the R5 Residential Urban Standard Density District (R5) zone as applicable to the above mentioned criteria. As demonstrated on the chart, the development proposal meets all applicable standards. Therefore, the Committee finds that by meeting the conditions of approval, the proposal meets the criterion.

D. The proposed development is consistent with all applicable provisions of Chapter 60 (Special Regulations) and all improvements, dedications, or both, as required by the applicable provisions of Chapter 60 (Special Regulations), are provided or can be provided in rough proportion to the identified impact(s) of the proposal.

The Committee cites the Code Conformance Analysis chart at the end of this attachment, which evaluates the proposal as it relates the applicable Code requirements of Chapter 60, in response to the above mentioned criteria. Off-Street Parking Requirements (Section 60.30)

Within the Urban Standard Density (R5) zoning district, the following standards for the required amount of off-street parking spaces apply:

Motor Vehicle

Section 60.30 outlines the number of parking spaces required per use type. The applicant indicates within the narrative the number of on-campus parking spaces currently in place is 554 for both the Church and School use (540 motor vehicles; 3 for buses, and 11 handicap accessible spaces). The Code requires 0.25 parking spaces per seat at maximum occupancy for Places of Worship. The maximum seat capacity of the church is 1,500, resulting in a total required 375 Parking spaces. The applicant indicates a minimum of 375 parking spaces and maximum of 1,200 spaces for the 1,500-space sanctuary approved in 1996. The addition of the Sunday school classrooms does not increase the maximum sanctuary seating and therefore does not require additional parking. The proposal is in compliance with the approval of 1996 and meets the current applicable City minimum standards for off-street parking. Bicycle

As noted above, the requirements for bicycle parking are met with the existing bicycle parking spaces on the site.


Section 60.55.10 General Provisions

The applicant prepared a Trip Generation Study to examine the projected trips resulting from the proposed 29,930 square-foot addition. The Trip Generation Study indicated that there would be a net increase of seven (7) additional weekday morning peak hour trips, six (6) weekday evening hour peak trips, and 104 additional trips during a typical weekday. Section 60.55.20 Traffic Impact Analysis

Based on the submitted Trip Generation Study and resultant calculations, the Sunday School addition is not projected to generate 300 or more vehicle trips per day, thus the threshold for requiring a TIA is not met. 60.60 Trees and Vegetation Requirements

There are two Significant Groves on the project site, G80 and G82 located along the western third of the site, as well as a heavily wooded area which makes up Significant and Natural Resource Area (SNRA 80), in addition to a 3.9 acre wetland area. The coniferous forested area is made up of Douglas fir and Western Red Cedar trees. Additionally, there are two (2) Individual Significant trees (T50) located in the southwest corner of the project site adjacent to SW Weir Road. The riparian and wooded areas include trails for pedestrian access.

The grove of trees in the northwestern corner of the site has been set aside as a Tree Preservation Area. The applicant had been required, as a condition of approval from the appeal of the March 1996 CUP, to record a separate Tree Tract of this area. The applicant has concurrently submitted the Final Partition Plat for review and approval (LD2018-0011). To meet the City Council Notice of Decision of June 13, 1996 (APP 96009 / TPP 95009/931) condition of approval, staff recommends a condition of approval requiring the plat creating the tree tract (LD2018-0011) be recorded per the approved Tree Preservation Plan, as a separate non-buildable tract prior to any construction of the proposed classroom addition (Phase IV), as part of the Design Review Two application. Phase IV includes 23 trees programmed for removal already approved with CUP 95024/ TPP 95009 of 1996. This request is consistent with that approval. Additionally, the approved Tree Preservation Plan, TPP-95009 identified the preservation of 380 trees, thus requiring the creation of a non-buildable tree preservation tract. On site, there is another 2.5 acres protected by a water quality easement as required by Clean Water Services (CWS) per the Service Provider Letter, Appendix C of the applicant materials. The committee recommends standard conditions of approval for tree protection fencing during construction for trees identified for preservation 60.65 Utility Undergrounding

The applicant states the site has no above ground utilities. If it is determined there are utilities above ground, the requirements of Section 60.65 will be effective. Staff recommends a standard condition of approval requiring that utility lines, if applicable, are placed underground.


With the recommended condition of approval, this proposal will be consistent with applicable provisions of Chapter 60, thereby meeting this criterion for approval. Therefore, the Committee finds that by meeting the conditions of approval, the proposal meets the criterion.

E. Adequate means are provided or can be provided to ensure continued periodic maintenance and necessary normal replacement of the following private common facilities and areas, as applicable: drainage ditches, roads and other improved rights-of-way, structures, recreation facilities, landscaping, fill and excavation areas, screening and fencing, ground cover, garbage and recycling storage areas and other facilities not subject to maintenance by the City or other public agency.

The applicant for the project is currently, and will continue to be, responsible for the maintenance of all on-site improvements. The proposal as represented does not present any barriers, constraints, or design elements that would prevent or preclude required maintenance of the private infrastructure and facilities on site.

Therefore, the Committee finds that the proposal meets the criterion.

F. There are safe and efficient vehicular and pedestrian circulation patterns within the boundaries of the development.

As noted above in response to criteria A, B and D, the vehicular and pedestrian circulation patterns within the boundaries of the site are safe and efficient for the operation of the proposed Sunday school addition. Therefore, the Committee finds that by meeting the conditions of approval, the proposal meets the criterion.

G. The development’s on-site vehicular and pedestrian circulation systems connect to the surrounding circulation systems in a safe, efficient, and direct manner.

As noted in response to criteria A, B, and D, the on-site vehicular and pedestrian circulation systems connect to the surrounding circulation systems in a safe, efficient, and direct manner for the operation of the proposed Sunday school addition. Therefore, the Committee finds that by meeting the conditions of approval, the proposal meets the criterion.

H. Structures and public facilities serving the development site are designed in accordance with adopted City codes and standards and provide adequate fire protection, including, but not limited to, fire flow.


The applicant indicates in the narrative that the existing structures and public facilities serving the campus have been designed in accordance with applicable fire protection codes. Preliminary comments and conditions of approval have been received from Tualatin Valley Fire and Rescue District (TVF&R). Specific details regarding fire flow, hydrant placement, aerial fire apparatus roads and access will be reviewed accordingly during site development and building permit stages. The Committee concludes that, subject to meeting the conditions of approval the site can be designed in accordance with City codes and standards and provide adequate fire protection. Therefore, the Committee finds that by meeting the conditions of approval, the proposal meets the criterion.

I. Structures and public facilities serving the development site are designed in accordance with adopted City codes and standards and provide adequate protection from hazardous conditions due to inadequate, substandard or ill-designed development.

The applicant has provided a parking lot illumination plan. The applicants lighting plan will be discussed further within the Design Review staff report, as lighting relates to private drives. All proposed pathways will be required to adequately be lit in order to meet the minimum applicable Design Standards. All walkways and drive aisles shall be designed to meet applicable Engineering Design Standards. The Committee finds that review of the construction documents at the building and site development permit stages will ensure protection from hazardous conditions due to inadequate, substandard or ill-designed development. Therefore, the Committee finds that by meeting the conditions of approval, the proposal meets the criterion.

J. Grading and contouring of the development site is designed to accommodate the

proposed use and to mitigate adverse effect(s) on neighboring properties, public right-of-way, surface drainage, water storage facilities, and the public storm drainage system.

The applicant has provided Clearing and Grading plans (Figures III-9A-D of the applicant materials) which indicate there are minimal changes to existing contours of the site associated with the proposed future development of Phase IV. The applicant states there will be no significant impacts to neighboring properties or the public rights-of-way, due to the significant distance from the proposed Sunday school addition. The preliminary Storm Water Report (Appendix D of applicant materials), demonstrates that changes to the site will not have an adverse effect on surface drainage, water storage facilities, or the public storm drainage system.


The applicant must show compliance with Site Development erosion control measure at the time of Site Development permit issuance. Therefore, the Committee finds that by meeting the conditions of approval, the proposal meets the criterion.

K. Access and facilities for physically handicapped people are incorporated into the development site and building design, with particular attention to providing continuous, uninterrupted access routes.

The applicant states that the future Phase IV development will provide access and facilities for physically handicapped people by providing continuous internal sidewalk and pedestrian connections between entrances and the parking areas, in addition to providing the necessary ADA compliant parking spaces. The applicant will be required to meet all applicable accessibility standards of the International Building Code, Fire Code and other standards as required by the American Disabilities Act (ADA). Conformance with the technical design standards for Code accessibility requirements are to be shown on the approved construction plans associated with Site Development and Building Permit approvals. The Committee finds that as proposed, the sidewalks and walkways internal to the development appear to meet applicable accessibility requirements and through the site development and building permitting reviews will be thoroughly evaluated. Therefore, the Committee finds that by meeting the conditions of approval, the site will be in conformance with ADA requirements, and would thereby be in conformance with Development Code Section 60.30 and the criterion will be met.

Therefore, the Committee finds that by meeting the conditions of approval, the proposal meets the criterion for approval.

L. The proposal contains all applicable application submittal requirements as specified

in Section 50.25.1 of the Development Code.

The applicant submitted the Major Modification to a Conditional Use application on December 5, 2017, and it was deemed complete on March 28, 2018. The Design Review Two application was subsequently submitted on March 8, 2018 and deemed complete on March 28, 2018. In the review of the materials during the application review, the Committee finds that all applicable application submittal requirements, identified in Section 50.25.1 are contained within this proposal. Therefore, the Committee finds the proposal meets the criterion for approval.


Code Conformance Analysis Chapter 20 Use and Site Development Requirements

CODE STANDARD

CODE REQUIREMENT PROJECT PROPOSAL MEETS CODE?

Development Code Section 20.05.20. – Land Uses – R5

Use, Conditional Educational Institution / Places of Worship

The applicant proposes to construct a 29,930 square foot Sunday school addition to the main church building. This will comprise Phase IV of the overall project, and will be located at the southwestern edge of the existing sanctuary.

Yes, with Approval of

CU2017-0014

Development Code Section 20.05.15 - Site Development Standards R5

Land Area: Minimum

R5 - 5,000 square feet Subject Site: 24.82 acres Yes

Lot Dimensions: Minimum

-0- No changes to lot lines are proposed with this application.

N/A

Yard Setbacks: Minimum

Front: 15 Rear: 20 Side: 5

Front: ±113 feet Rear: ±600 feet Side: ±380 and ±250 feet

Yes

Building Height: Maximum

35 feet The maximum building height is 35 feet above grade plane

Yes


Chapter 60 Special Requirements

CODE STANDARD


Development Code Section 60.05

Design Review Principles, Standards, and Guidelines

Requirements for new development and redevelopment.

Design Review Standards and Guidelines will be reviewed in the Design Review portion of the staff report.

See DR Findings


Floodplain Regulations Requirements for properties located in floodplain, floodway, or floodway fringe.

The site is not located within a Floodplain.

N/A

Development Code Section 60.15 – Land Division Standards

Land Division Standards Land Division Standards No Land Division is proposed N/A

CODE STANDARD


Development Code Section 60.25 – Off Street Loading

Loading Facilities 1 Type B loading berth

The proposal includes one (1) existing Type B lading berth for three (3) bus parking spaces.

Yes

Development Code Section 60.30 – Off Street Parking

Off-street motor vehicle parking Parking Zone A

Minimum: 375 Maximum: 1,200

There are currently 554 parking spaces on-site, including 11 ADA accessible.

Yes

Required Bicycle Parking

Minimum Required Bicycle Parking Spaces: 14 Short-Term bicycle spaces are not required for schools

There are currently 14 bicycle parking spaces.

Yes

Development Code Section 60.55 - Transportation

Transportation Facilities

Regulations pertaining to the construction or reconstruction of transportation facilities.

Refer to Facilities Review Committee findings herein.

Yes w/ COA



Trees & Vegetation Regulations pertaining to the removal and preservation of trees.

23 trees for Phase IV are proposed to be removed. Removal of these trees was approved as part of the original CUP and associated Tree Protection Plan 95009.

N/A


Utility Undergrounding

All existing overhead utilities and any new utility service lines within the project and along any existing frontage, except high voltage lines (>57kV) must be placed underground.

All utilities are required to be placed underground in accordance with standards identified in Section 60.65. The applicant indicates there are no overhead utilities on site.

Yes w/COA

Development Code Section 60.67 Significant Natural Resources

Significant Natural Resources Regulations pertaining to Significant Natural Resources

The applicant has submitted a Wetland Delineation to Clean Water Services and received a Service Provider Letter accordingly.

Yes

Written Report Date: May 9, 2018 CU-1 SW Bible Church (CU2017-0014 / DR2018-0031

ATTACHMENT B

CU2017-0005 ANALYSIS AND FINDINGS FOR CONDITIONAL USE APPROVAL

Section 40.15.05 Conditional Use Applications; Purpose

The purpose of a Conditional Use application is to review uses that may be compatible in the underlying zoning district but because of their size, operation, or other characteristics require review on a case-by-case basis. These uses are subject to the regulations in this Section because they may, but do not necessarily, result in significant adverse effects upon the environment, overburden public services, alter the character of the surrounding area or create nuisances. Conditional Uses may be approved, approved with site-specific conditions designed to minimize or mitigate identified adverse impacts, or denied. Section 40.15.15.1.C. Approval Criteria C. Approval Criteria. In order to approve a Major Modification of a Conditional Use

application, the decision-making authority shall make findings of fact based on evidence provided by the applicant demonstrating that all the following criteria are satisfied:

1. The proposal satisfies the threshold requirements for a Major Modification of

a Conditional Use application.

The applicant proposes an increase in square footage for the Phase IV Sunday school addition from 18,400 square feet to 29,930 square feet, resulting in an increase of 11,530 square feet. Because the proposed project is entirely within a Residential zoning district, and includes an increase of more than 1,000 gross square feet of floor area thereby meeting threshold 1 for a Major Modification of a Conditional Use application.

As determined in the Transportation Analysis provided in Appendix B of the applicant materials, there will be a net increase of 104 vehicle trips resulting from the increased size of the proposed Sunday school addition, thereby meeting threshold 3 for a Major Modification of a Conditional Use application. Therefore, staff finds the proposal meets the above threshold and criterion for approval.

2. All City application fees related to the application under consideration by the

decision making authority have been submitted.

The applicant paid the required fee associated with a Conditional Use – Major Modification application.

Therefore, staff finds the proposal meets the criterion for approval.


3. The proposal complies with the applicable policies of the Comprehensive

Plan

The applicant identified the following applicable Comprehensive Plan Elements and associated Goals, and states there are no conflicts with any of the policies within each of the identified Elements: Chapter Two - Community Involvement Element

Goal 2.1: Engaging the public early and often in the decision-making process…The Planning Commission...shall use their best efforts to involve the community in the planning process.

The applicant indicates that SW Bible Church followed the Neighborhood Contact requirements of the Development Code and reached out to relevant neighborhood organizations via phone and letter. In addition, the church held a neighborhood meeting as documented in Appendix E to discuss the proposed Sunday School Addition, the Conditional Use Permit Modification, and the Design Review. The site has been posted in accordance with state statute and a public hearing in front of the Beaverton Planning Commission will provide a forum for the community to participate in the land use review proceedings.

The proposal meets this goal.

Chapter Three - Land Use Element

Goal 3.1.1 Encourage development and land use patterns that support a variety of transportation options.

The applicant states that the proposal satisfies this goal by integrating the campus within a well-developed pedestrian network that provides for convenient movement between the buildings and areas of the church and school campus as well as tying directly to the public pedestrian system and bicycle system, as well as nearby transit stops. This particularly meets Policies a, b, c, and f.

Goal 3.3.1 Promote sustainable development, resilience, and resource protection.

The applicant indicates the goal is met, particularly Policy b, Conserve, protect and enhance natural resources identified in the city’s adopted Significant Natural Resources inventories, consistent with policies in the Natural Resources Element. The site contains a designated wetland and upland forest areas. These will be protected via Water Quality Easements as required by Clean Water Services (Appendix C) and by creation of a Tree Tract as required by existing conditions of approval discussed earlier in this chapter. Staff concur that the proposal meets this goal.


Goal 3.8.2 Low and Standard Density Neighborhoods: Provide residential neighborhoods that emphasize detached housing and integrate parks, schools, and other community institutions.

The applicant indicates the proposal meets this goal by providing a community institution containing a community church and school integrated into a Standard Density neighborhood. In particular, the design of the Sunday School addition at the center of the campus reduces impacts on the surrounding residential neighborhood. Staff concur that the proposal meets this goal.

Chapter Five - Public Facilities and Services Element Public Service

Goal 5.4.1 Ensure the long-term provision of adequate storm water management within existing City Limits….

The subject site has on-site stormwater management in place and the proposed development areas have been described within the preliminary stormwater report of the applicant materials (Appendix D). This report was submitted to Clean Water Services (CWS), who have in turn provided a Service Provider Letter (SPL) found in Appendix C of applicant materials. The SPL provides conditions of approval for the proposed development, which includes stormwater management and measures in order to protect and enhance the delineated wetland on site (Policies b and c) Staff concur that the proposal meets this goal.

Goal 5.5.1. The City shall…ensure the provision of adequate water service to present and future customers in Beaverton.

The site is currently connected to the City water system with adequate water service available from the water infrastructure within adjacent streets to meet the needs of the Sunday School Addition. Staff concur that the proposal meets this goal.

Goal 5.61 The City shall continue to cooperate with CWS to ensure long-term provision of an adequate sanitary sewer system within existing City limits….

The site is currently connected to the City sewer system. The proposed project will also connect to the existing infrastructure (Policy a). Staff concur that the proposal meets this goal.

Goal 5.8.1 Cooperate with THPRD in implementation of its 20-Year Comprehensive Master Plan and Trails Master Plan in order to ensure adequate parks and recreation facilities and programs for current and future residents.

The applicant, SW Bible Church, will coordinate and discuss the THPRD’s efforts to achieve their regional Trails master Plan. Staff concur that the proposal meets this goal.


5.10.1 Goal Cooperate with TVF&RD to insure adequate fire and emergency medical services for the current and future residents of the City.

The proposal meets this goal as it is designed to applicable building codes that require aerial fire apparatus access and adequate fire equipment access to the site as demonstrated in figures provided at the Facilities Review Committee Meeting. (Policies c and d). Staff concur that the proposal meets this goal.

Chapter Six - Transportation Element

6.2.1. Goal: Transportation facilities designed and constructed in a manner to enhance Beaverton’s livability and meet federal, state, regional, and local requirements.

The proposal meets this goal by placing the addition within a school and church campus site, which is already adequately served by transportation infrastructure for vehicles, pedestrians, and bicyclists (Policies e and g). Staff concur that the proposal meets this goal.

6.2.2. Goal: A balanced multimodal transportation system that provides mobility and accessibility for users.

The proposal meets this goal by placing the addition within a school and church campus site, which is already adequately served by transportation infrastructure for vehicles, pedestrians, and bicyclists. Pedestrian circulation within the site connects the buildings to surrounding sidewalks. SW Bible Church is committed to coordinating with THPRD about regional trail development (Policies a, b, and c.). The site contains extensive frontages developed with sidewalks and crosswalks that are adequate to meet the needs of the church and school as well as the residential community west of the site (Policy d). Staff concur that the proposal meets this goal.

6.2.3. Goal: A safe transportation system.

The design of the site improvements has incorporated Fire Code requirements for emergency vehicle access to the site and to campus buildings (Policy h). Staff concur that the proposal meets this goal.

6.2.4. Goal: An efficient transportation system that reduces the percentage of trips by single occupant vehicles reduces the number and length of trips, limits congestion, and improves air quality.

The proposal meets this goal as the Sunday School addition will take advantage of existing trips to the site and will not generate new trips. These vehicle trips are by their nature car pool trips with multiple children accompanying adults to the site. In addition, most of these trips are non-peak trips occurring outside of the weekday


morning and evening peak hours (Policy b). Staff concur that the proposal meets this goal.

Chapter Seven - Natural and Groundwater Resources

7.1.1 Goal: Balance development rights with natural resource protection.

The proposal meets this goal as the Conditional Use Permit approved in 1996 included multiple phases that are largely outside of the designated wetland. The modification of the approval that is the subject of this review is well outside of the wetland and buffer areas. The protection of this area has been coordinated with Clean Water Services as evidenced by the Service Provider Letter (Appendix C) of the applicant materials. The proposed Sunday School Addition footprint does overlap with an identified Significant Natural Resource Area (SNRA), but a Tree Protection Plan (TPP) was also approved in 1996 that authorized the removal of trees in this location while requiring the protection of an identified grove in the northwest corner of the site via the creation of a Tree Protection tract. A Final Land Division application is currently under review to complete this set-aside of a 1.063-acre tree grove as a non-buildable tract (Policy a and b). Staff concur that the proposal meets this goal.

7.3.1 Goal: conserve, protect or restore the functions and values of inventoried Significant Natural Resources.

The applicant states inventoried resources will be protected and enhanced via the development proposal. The footprint of the Sunday School addition is outside of the designated wetland and in a location previously approved for development and tree removal. A water quality easement will be placed over the wetland and buffer areas, and a vegetation enhancement plan for the buffer areas is required by Clean Water Services (CWS) as documented in the Service Provider Letter (SPL). The significant tree grove in the northwest corner of the site will be placed in a non-buildable tree tract, a mitigation approved via the 1996 Tree Protection Plan. No additional incursion in natural resource areas is proposed as a part of this application (Policies a, c, d, e, and g). Staff concur that the proposal meets this goal.

Chapter Eight - Environmental Quality Elements

8.2.1 Goal: Maintain and improve water quality, and protect the beneficial uses, functions and values of water resources.

The water resource on the site has been identified, mapped, and findings submitted to Clean Water Services (CWS) accordingly. CWS has placed conditions in the Service Provider Letter (SPL) that limit incursion into the wetland, requires enhancement of vegetated corridors that buffer it, and will require the recording of a Water Quality Easement to protect the waterway (Policy a, b, and f). Staff concur that the proposal meets the goal.



4. The existing use has been approved as a Conditional Use as governed by the regulations in place when the use was established and complies with the applicable conditions of the Conditional Use approval unless the applicant has received or is concurrently requesting one or more conditions be removed or modified as part of the current application. [ORD 4473; March 2008]

The existing development, religious facility (SW Bible Church) and education facility (SW Christian School) uses have been approved per the regulations in place at the time of review, and is in compliance with all applicable conditions of approval of June 10, 1996 (CUP 95024). The applicant has requested an increase to the Sunday school addition, which exceeds 1,000 gross square feet, which constitutes a major modification to the approved conditional use permit. Staff concur with this request. Therefore, staff finds the proposal meets the criterion for approval.

5. The location, size, and functional characteristics of the proposal are such that it can be made reasonably compatible with and have a minimal impact on livability and appropriate use and development of properties in the surrounding area of the subject site. The applicant indicates the proposed increase in size of the addition, by 11,350 square feet for Phase IV, is minor relative to the scale of the entire campus at full buildout, anticipated to be 146,126 square feet. The applicant also states it is also minor compared to the existing 90,380 square feet of development currently on site. The shift in location of the Sunday school will not affect the livability, use or development of properties in the surrounding areas. Staff concur that the addition and new location of said addition will have minimal to little impacts to the surrounding properties.


6. The proposal will not modify previously established conditions of approval for the prior Conditional Use consistent with Section 50.95.6. of the Development Code. [ORD 4473; March 2008] [ORD 4584; June 2012].

The applicant has submitted this Major Modification of a Conditional Use application with an associated Design Review Two application. The conditions of approval from the previous Conditional Use (CUP 95024) have been, or will be, met as the project is built-out accordingly. The proposed Major Modification of the Conditional Use for Phase IV will not modify the previously established conditions of approval. Staff recommends a condition of approval requiring the recordation of the final plat for the creation of the tree tract, per Tree Preservation Plan (TPP 95009) and Land Division LD2018-0011, with Washington County prior to the issuance of building permits for any portion of Phase IV development of the subject site.


Therefore, staff find by meeting the Conditions of Approval, the proposal meets the criterion for approval.

7. Applications and documents related to the request, which will require further City approval, shall be submitted to the City in the proper sequence.

A Design Review Two application has been submitted and is concurrently being

reviewed along with this application. A Final Land Division application, LD2018-0011, has also been submitted and is undergoing separate review from this application. The land division application is in order to finalize the creation of the tree tract per Tree Preservation Plan (TPP) 95009, as conditioned by the City Council on June 10, 1996. Staff concur that the applicant has met this finding.

Therefore, staff find by meeting the Conditions of Approval, the proposal meets the criterion for approval.

Recommendation

Based on the facts and findings presented, staff recommend APPROVAL of CU2017-0014 (SW Bible Church) subject to the applicable conditions identified in Attachment D.

Written Report Date: May 9, 2018 DR-1 SW Bible Church (CU2017-0014 / DR2018-0031

Exhibit C

DR2018-0031 ANALYSIS AND FINDINGS FOR

DESIGN REVIEW TWO APPROVAL

Section 40.20.05. Design Review Applications; Purpose

The purpose of Design Review is to promote Beaverton’s commitment to the community’s appearance, quality pedestrian environment, and aesthetic quality. It is intended that monotonous, drab, unsightly, dreary and inharmonious development will be discouraged. Design Review is also intended to conserve the City's natural amenities and visual character by insuring that proposals are properly related to their sites and to their surroundings by encouraging compatible and complementary development.

Section 40.20.15.3.C Approval Criteria

C. Approval Criteria. In order to approve a Design Review Three application, the decision

making authority shall make findings of fact based on evidence provided by the applicant demonstrating that all the following criteria are satisfied:

1. The proposal satisfies the threshold requirements for a Design Review Three

application.

Threshold 2: New construction of up to and including 30,000 gross square feet of non-residential floor area where the development abuts or is located within any Residential District

The applicant proposes to construct a new three-story, 29,930 square foot Sunday school addition, which will be comprised of three-floors of classrooms, a gathering room, and outdoor patio space. The project also includes new pedestrian connections and a new children’s play area to the rear of the addition, and new landscaping as appropriate to the addition project. Staff concur that Threshold number 2 is applicable and has been satisfied.

Therefore, staff finds that the proposal meets the criterion for approval. 2. All City application fees related to the application under consideration by the

decision making authority have been submitted.

The applicant has paid the required fees for the Design Review Two application.

Therefore, staff finds that the proposal meets the criterion for approval.


3. The proposal contains all applicable application submittal requirements as specified in Section 50.25.1. of the Development Code.

This proposal is consistent with all applicable application requirements, as submitted.

Therefore, staff finds the criterion not applicable.

4. The proposal contains all applicable provisions of Section 60.05.15 through

60.05.30. (Design Standards).

Staff cites the findings found in the Code Conformance Analysis chart further in this report, which evaluates the project as it relates to applicable Code requirements of Chapter 60. In part, the chart provides a summary response to design review standards determined to be applicable in this case. The applicant’s plans and materials show compliance with these standards.


5. For additions to or modifications to existing development, the proposal is consistent with all applicable provisions of Sections 60.05.15 through 60.05.30 (Design Standards) or can demonstrate that the additions or modifications are moving towards compliance of specific Design Standards if any of the following conditions exist:

a. A physical obstacle such as topography or natural feature exists and

prevents the full implementation of the applicable standard; or

b. The location of existing structural improvements prevent the full implementation of the applicable standard; or

c. The location of the existing structure to be modified is more than 300 feet from a public street.

The proposed addition of the Sunday school to the existing church structure is consistent with all applicable provisions as outlined in Sections 60.03.15 through 60.05.30 of the Development Code. The applicant has addressed the Design Standards accordingly in their narrative responses of the applicant materials, prepared by Chris Hagerman of the Bookin Group, LLC. The Design Standards are addressed in the tables found on pages DR-4 through DR-9 of this report.



6. Applications and documents related to the request, which will require further City approval, shall be submitted to the City in the proper sequence.

A Major Modification to a Conditional Use application submitted in December 2017, has been submitted and is being reviewed concurrently along with this application No other applications are required of the applicant for this stage of City approvals. Therefore, staff finds that the proposal meets the criterion for approval.

SUMMARY OF FINDINGS:

Based on evidence provided by the applicant and conditions of approval proposed by staff, staff finds that the applicable approval criteria for a Design Review Two application (Section 40.20.15.2.C of the Development Code) have been satisfied.

Recommendation

Based on the facts and findings presented, staff recommends APPROVAL of DR2018-0031 (SW Bible Church), subject to the proposed conditions of approval in Attachment D.


Design Review Standards Analysis Section 60.05.15 Building Design and Orientation

DESIGN STANDARD PROJECT PROPOSAL MEETS

STANDARD

Building Articulation and Variety

60.05.15.1.A Maximum length of attached residential buildings – 200 feet.

The proposed addition is not for residential use, therefore this standard is not applicable.

N/A

60.05.15.1.B Min. 30% articulation for buildings visible from / within 200 feet of street.

The proposed addition’s south elevation will be visible and within 200 feet of SW Weir Road. The main entrance is proposed to be located on the south elevation facing SW Weir Road. The south elevation is composed of three (3) major wall planes, which are offset by more than 18-inches. Articulation of the façade is comprised of windows, glazed doors and material changes, exceeding 30%, and meeting the maximum 25-squre foot and minimum 2-foot dimensions.

YES

60.05.15.1.C Max 40’ space between architectural features.

Applicant indicates permanent architectural features occur within the maximum spacing of every 40-feet.

YES

60.05.15.1.D Maximum 150 sq. ft. undifferentiated blank walls facing streets for residential buildings.

The proposed addition is not a residential building.

N/A

Roof Forms

60.05.15.2.A Min roof pitch 4:12 when exposed to view from right-of-way or properties.

The applicant indicates there are no sloped roofs exposed to view from adjacent public street and properties.

YES

60.05.15.2.B Roof eave for pitched roof must be at least 12”

The proposed project is non-residential

N/A

60.05.15.2.C All flat roofs with a slope of less than 4/12 pitch shall be architecturally treated or articulated with a parapet wall that must project vertically above the roof line at least twelve (12) inches.

Applicant indicates parapets will surround the low-sloped roof, and project vertically above the roof at 12-inches.

YES



STANDARD

60.05.15.2.D New structures in existing development should have similar slope and materials.

The proposed addition will be similar to the existing development, with low-sloped roofs (pitch below 4:12), and include smaller roof features such as cupola over lobbies and entry foyer, and parapet.

YES

Primary Building Entrances

60.05.13.3

Primary entrances, which are the main point(s) of entry shall be covered, recessed, or treated with a permanent architectural feature in such a way that weather protection is provided. The covered weather protection area shall be at least six (6) feet wide and four (4) feet deep.

The applicant indicates the primary building entrance to the new Sunday school addition will be covered with a steel painted canopy which will span the length of the entire south side of the building, and at the building entrance will be 7 feet by 6 inches deep.

YES

Exterior Building Materials

60.05.15.4.A Residential double wall construction

The proposed addition is not for residential use.

N/A

60.05.15.4.B

For conditional uses in Residential zones…a maximum of 30% of each elevation visible from and within 200 feet of a public street, and on elevations that include a primary building entrance…may be plain, smooth, unfinished concrete, concrete block, plywood and sheet pressboard. All remaining elevations shall be architecturally treated.

The applicant indicates only the south side elevation of the new addition will be visible from SW Weir Road. Less than 2% of the south facing elevation will be unfinished concrete. The remainder of the proposed building will be fiber cement lap siding to match the existing church building; cladding material will be fiber reinforced cementitious panel with reveal joints or scoring, composite metal panel or prefinished sheet metal, and glazing.

YES

Roof-Mounted Equipment

60.05.15.5.A through C Equipment screening

The applicant indicates all rooftop mechanical units will be screened from all adjacent properties and rights-of-way. Methods for screening will be the parapet wall of the building, other higher portions of the building, and setbacks from public rights-of-way.

YES


Section 60.05.20 Circulation and Parking Design


STANDARD

Connections to the public street system

60.05.20.1 Connect on-site circulation to existing and planned street system.

The proposed project provide connections to the existing street system of SW Weir Road and SW Murray Blvd., Parking lot reconfiguration will provide the necessary on-site circulation and connections accordingly.

YES

Loading Areas, solid waste facilities and similar improvements

60.05.20.2.A-D Screening of waste facilities and loading docks.

Screening of waste facilities is already in place on the subject site for the existing Church campus. One (1) Type B loading berth will be provided for bus loading, as applicable.

YES

Pedestrian Circulation

60.05.20.3.A Pedestrian connections shall be provided that link to adjacent existing and planned pedestrian facilities … to the abutting public street system and on-site buildings, parking areas, and other facilities where pedestrian access is desired.

The site abuts three (3) public streets, SW Weir Road, SW Murray Blvd., and SW Sapphire Drive. Both SW Murray Blvd., and SW Weir Drive are developed with an existing sidewalk. Sidewalk improvements to SW Sapphire Drive will occur in future phases of the church master plan, per the original conditions of approval under CUP 95024. The applicant proposed additional pedestrian circulation out to the existing sidewalks from the new building addition.

YES

60.05.20.3.B A reasonably direct walkway connection is required between primary entrances, which are the main point(s) of entry where the majority of building users will enter and leave, and public and private streets, transit stops, and other pedestrian destinations.

The proposed pedestrian connections will connect the building’s main entrance to the existing parking lot and the abutting sidewalks along SW Weir Road and SW Murray Blvd., and the bus stop along SW Murray Blvd. The proposal includes direct pedestrian connections along the south, west, and north sides of the building, as well as from the east side which directly connects to the sanctuary.

YES

60.05.20.3.C A reasonably direct pedestrian walkway into a site shall be provided for every 300 feet of street frontage…

There are numerous drive aisles throughout the parking lot where access is provided directly from the abutting street frontage along SW Weir Road and SW Murray Blvd. The addition is more than 600 feet south of SW Sapphire Drive, however direct access is provided via the existing sidewalk along SW Murray Blvd.

YES



STANDARD

60.05.20.3.D Pedestrian connections through parking lots shall be physically separated from adjacent vehicle parking and parallel vehicle traffic through the use of curbs, landscaping, trees, and lighting…

The applicant’s plans (Sheet Ex-H / Figure III-6A) show that existing landscaping and landscape islands are used to separate pedestrian traffic from adjacent vehicle parking and parallel vehicular traffic. Existing parking lot lighting will also help to enhance pedestrian safety.

YES

60.05.20.3.E Where pedestrian connections cross driveways or vehicular access aisles a continuous walkway shall be provided, and shall be composed of a different paving material than the primary onsite paving material.

Existing pedestrian pathways, comprised of concrete, cross vehicular drive aisles into and throughout the parking lot. The concrete sidewalks and internal pathways around the existing church are clearly distinguishable from the asphalt parking lot. New pedestrian pathways will also be comprised of concrete and wrap around the new building addition.

YES

60.05.20.3.F Pedestrian walkways shall have a minimum of five (5) foot wide unobstructed clearance and shall be paved with scored concrete or modular paving materials. In the event that the Americans with Disabilities Act (ADA) contains stricter standards for any pedestrian walkway, the ADA standards shall apply.

The applicant’s plans show “new concrete paving” for all pedestrian walkways around the Sunday school addition with a minimum width of five (5) feet, unobstructed. A standard condition of approval for review of facilities in context of ADA requirements is included.

YES w/COA

Parking and Landscaping

60.05.20.5.A 1 Landscape island per 8 parking spaces.

All Landscaped planter islands have been installed per the original CUP approval in 1996. Any future parking lot reconfiguration will require the appropriate landscape islands of 1 per every 8 parking spaces. No changes to existing parking areas are proposed.

N/A

60.05.20.5.B 70 sq. ft.

All proposed landscape islands are a minimum of 70 square feet and contain a tree and other vegetation.

N/A

60.05.20.5.C Raised Sidewalks

Raised sidewalks are not proposed to be counted towards the number of landscape islands.

N/A

60.05.20.5.D Trees from Street Tree List

No new street trees are proposed or required with this phase of development.

N/A


Section 60.05.25 Landscape, Open Space,

and Natural Areas Design Standards

DESIGN STANDARD PROJECT

PROPOSAL MEETS

STANDARD

Minimum Landscaping

60.05.25.5.A-D Landscaping standards for non-residential developments.

The applicant indicates that 24% of the site is building footprint(s) and parking lot; the remaining 76% of the project site is landscaping and the tree tract preservation area at the northwest corner of the site. Landscape Plan Sheet EX-H (Figure III-6A) illustrates overall view of landscaping. The delineated wetland and Vegetated Corridor have been counted towards meeting minimum landscape requirements as allowed per Code.

YES

Retaining Walls

60.05.25.8 Retaining Walls greater than 6 feet in height or 50 feet in length shall be architecturally treated.

Per Plan set Sheet C3.1 of the applicant’s materials, retaining walls are proposed to the west and north sides of the new building addition, and range in height from 1 feet to 5 feet tall. The walls will be adjacent to the new pedestrian pathway providing pedestrian access around the sides of the new building to the north approximately 125 lineal feet, gradually increasing from 1 foot in height to 5 feet in height. The wall continues towards and around the rear of the building to the new children’s play area (approximately 70 lineal feet). All proposed fences and walls as shown on plan set marked “Exhibit B” must comply with the Development Code.

YES w/COA

Fences and Walls

60.05.25.9.A Fences and walls shall be constructed of any materials commonly used in the construction of fences and walls such as wood, stone, rock, or brick, or other durable materials.

Materials for proposed fences and walls (as applicable) as shown on plan set marked “Exhibit B” must comply with the Development Code.

YES w/COA

60.05.25.9.B Chain link fences are acceptable as long as …

Chain link fencing is not proposed.

N/A



PROPOSAL MEETS

STANDARD

60.05.25.9.C Masonry walls shall be a minimum of six inches thick. All other walls shall be a minimum of three inches thick.

No wall details have been included. The applicant will be required to provide detailed plans prior to final inspection, for all retaining walls.

YES w/COA

60.05.25.9.D For manufacturing, assembly, fabricating, processing, packing, storage and wholesale and distribution activities which are the principle use of a building in Industrial districts, the preceding standards apply when visible from and within 200 feet of a public street.

This proposed project is located on Residentially zoned property. Not applicable

N/A

60.05.25.9.E Fences and walls: 1. May not exceed three feet in height in a required front yard along streets and eight feet in all other locations; 2. May be permitted up to six feet in a required front yard along designated Collector and Arterial streets. 3. For detached…

1. No fencing is proposed within the required front yard setback. 2. Not applicable 3. Not applicable

YES

Minimize Significant Changes to Existing On-Site Surface Contours At Residential Property Lines

60.05.25.10.A-C Maximum grade differential changes to abutting residential.

The Proposed project is adjacent to residentially zoned property (R5) however, the proposed addition will be approximately 650 feet away from abutting residential uses.

YES

Integrate water quality, quantity, or both facilities

60.05.25.11 Location of facilities

A flow-thru LIDA planter is proposed approximately 40 feet to the south of the proposed addition. (Sheet EX-A)

YES

Natural Areas

60.05.25.12 Encroachment into buffer areas.

Clean Water Services has issued a Service Provider Letter (October 9, 2017) in review of the proposed Addition. The vegetated corridor and 50-foot wide wetland area have been identified on the project site. No encroachment into either resource area is proposed. The

YES



PROPOSAL MEETS

STANDARD

applicant shall comply with all CWS requirements as outlined in the Service Provider Letter. (Appendix C of applicant materials)

Landscape Buffering Requirements

60.05.25.13.A-D Landscape buffering between contrasting zoning districts

Abutting property west and north of the project site are zoned R5, the same zoning as the subject site. Landscape buffer between the proposed building and residential zone is an existing 50-foot wide wetland buffer and vegetated corridor.

YES

Section 60.05.30 Lighting Design Standards


PROPOSAL MEETS

STANDARD

Adequate on-site lighting and minimize glare on adjoining properties

60.05.30.1. Adequate on-site lighting and minimal glare on adjoining properties. A. Lighting shall be

provided at lighting levels for development and redevelopment in all zoning districts consistent with the City’s Technical Lighting Standards.

The applicant has provided both an existing lighting plan (Sheet EX-Fa) and proposed lighting plan (Sheet EX-Fb) with photometric details, showing compliance with the City’s Technical Lighting Standards for minimum and maximum illumination. Sheet EX-Fb shows illumination levels, pole heights, and specific lighting locations throughout the project area.

YES

60.05.30.1.B Lighting shall be provided in vehicular circulation areas and pedestrian circulation areas.

There are existing 30-foot tall lights in and around the parking lot and pedestrian pathways. New pedestrian pole mounted lighting is provided, as shown on Sheet EX-Fa of the applicant’s materials.

YES

60.05.30.1.C Lighting shall be provided in pedestrian plazas, if any developed.

Pedestrian lighting is proposed along the new walkway to the front, side and rear of the new building addition.

YES

60.05.30.1.D Lighting shall be provided at building entrances.

The building entrance shows wall mounted lighting, in addition to wall mounted lighting at the lobby exit, two (2) rear exit doors and side exit and classroom exit door.

YES

60.05.30.1.E Canopy lighting shall be recessed so that the bulb or lens is not visible from a public right-of-way.

Down lighting under canopy at main entrance doors is proposed, as well as other accent lighting to the west of the main entrance doors, as shown on Sheet EX-Fb of the applicant’s materials.

YES



PROPOSAL MEETS

STANDARD

60.05.30.2 Pedestrian-scale on-site lighting. A. Pole mounted Luminaires shall not exceed a maximum of…Twenty (20) feet in height for on-site vehicular circulation areas for Residential zoning districts.

There are 30-foot tall existing pole mounted lights throughout the parking lot.

YES

Pedestrian-scale on-site lighting

60.05.30.2.A Pole-mounted Luminaires shall comply with the City’s Technical Lighting Standards, and shall not exceed a maximum of…

Applicant describes pedestrian scale pole mounted lighting and wall mounted lighting for, and along onsite pedestrian walkways.

YES

60.05.30.2.B Non-pole-mounted luminaires shall comply with the City’s Technical

Lighting Standards.

The applicant’s plans (Sheet EX-Fb) show wall mounted fixtures illuminating the pedestrian path with LED lights per the statistical table on the plan sheet.

YES

60.05.30.2.C

Lighted bollards when used to delineate on-site pedestrian and bicycle pathways shall have a maximum height of (48) inches.

The applicant’s plans (Sheet EX-Fb) indicate pedestrian scale, pole-mounted lighting along the new walkway, however no details are provided as to height. The applicant will be required to submit pedestrian pole-mounted lighting detailed plans and elevations.

YES w/COA

Written Report Date: May 9, 2018 COA - 1 SW Bible Church (CU2017-0014 / DR2018-0031

ATTACHMENT D

CONDITIONS OF APPROVAL

CU2017-0014 Major Modification of a Conditional Use

1. Ensure the associated Design Review Two application has been approved and is

consistent with the submitted plans. (Planning/SF)

2. The Conditional Use permit shall run with the land and shall continue to be valid upon a change of ownership of the site, unless otherwise specified in conditions attached to the permit. (Planning/SF)

3. All previous conditions of approval from original CUP 12-86, Conditional Use CUP 95024 and Tree Protection Plan, TPP 95009, will continue to be applicable as the project is built out through all identified Phases of development of the Church Master Plan.

4. Final decision shall expire automatically two (2) years from the effective date of decision unless the approval is enacted either through construction or establishment of use within the two (2) year time period. (Planning/SF)

DR2018-0031 Design Review Two

5. Final decision shall expire automatically two (2) years from the effective date of decision unless the approval is enacted either through construction within the two (2) year time period. (Planning/SF)

6. Ensure the associated Major Modification to a Conditional Use application has been approved and is consistent with the submitted plans. (Planning/SF)

A. Prior to site development permit issuance, the applicant shall:

7. Submit the required plans, application form, fee, and other items needed for a complete site development permit application per the applicable review checklist. (Site Development Div./JJD)

8. Contract with a professional engineer to design and monitor the construction for any work governed by Beaverton Municipal Code 9.05.020, as set forth in Ordinance 4417 (City Engineering Design Manual and Standard Drawings), Beaverton Development Code (Ordinance 2050, 4010 +rev.), the Clean Water Services District Design and Construction Standards (April 2017, Resolution and Ordinance 2017-05), and the City Standard Agreement to Construct and Retain Design Professionals in Oregon. (Site Development Div./JJD)

9. Submit a completed and executed City Standard Agreement to Construct Improvements and Retain Design Professional(s) Registered in Oregon. After the site development permit is issued, the City Engineer and the Planning Director must approve all revisions as set out in Ordinances 2050, 4010+rev., and 4417; however, any required land use


action shall be final prior to City staff approval of the engineering plan revision and work commencing as revised. (Site Development Div./JJD)

10. Have the ownership of the subject property guarantee site grading, storm water management (quantity and quality) facilities, facility plantings, CWS SPL (Service Provider Letter) vegetative corridor enhancements & plantings, and common driveway/emergency access paving by submittal of a City-approved security. The security approval by the City consists of a review by the City Attorney for form and the City Engineer for amount, equivalent to 100 percent or more of estimated construction costs. (Site Development Div./JJD)

11. Submit any required off-site easements, and the SPL-required new CWS-sensitive area and vegetated-corridor easement, executed and ready for recording if not already granted on a land division plat, to the City after approval by the City Engineer for legal description of the area encumbered and City Attorney as to form. (Site Development Div./JJD)

12. Have obtained the Tualatin Valley Fire and Rescue District Fire Marshal’s approval of the site development plans as part of the City’s plan review process. (Site Development Div./JJD)

13. Have obtained approvals needed from the Clean Water Services District for storm system connections as a part of the City’s plan review process. (Site Development Div./JJD)

14. Submit plans for erosion control. If total disturbance is one acre in size or greater, applicant shall use the 1200-CN General Permit (DEQ/CWS/City Erosion Control Joint Permit) plan format for sites between 1 and 4.99 acres. If less than one acre in size, submit an erosion control plan incorporating CWS Standard Drawing #945. (Site Development Div./JJD)

15. Provide final construction plans and a final drainage report, as generally outlined in the submitted preliminary drainage report, demonstrating compliance with CWS Resolution and Order 2017-05 in regard to water quality treatment and City of Beaverton Engineering Design Manual Chapter 3 requirements for detention. (Site Development Div./JJD)

16. Provide plans that delineate all areas on the site that are inundated during a 100-year storm event, including the safe overflow conveyance from proposed constructed stormwater management facilities. On all plan sheets that show grading and elevations, the 100 year inundation level shall be identified. (Site Development Div./JJD)

17. Submit to the City a certified impervious surface determination of the proposed project’s net new impervious area proposed for any common areas and private streets prepared by the applicant's engineer, architect, or surveyor. The certification shall consist of an analysis and calculations determining the square footage of all impervious surfaces as a total. Calculations shall also indicate the square footage of the pre-existing impervious surface area, the net, new impervious surface area created, and total final impervious surface area on the entire site. (Site Development Div./JJD)

18. Pay a storm water system development charge (overall system conveyance) for any net new impervious area proposed. (Site Development Div./JJD)


19. Submit an owner-executed, notarized, City/CWS standard private stormwater facilities maintenance agreement for the private storm water treatment facilities, with maintenance plan and all standard exhibits, including site legal description, ready for recording with Washington County Records. (Site Development Div./JJD)

20. Provide plans for the placement of underground utility lines along street frontages, within the site, and for services to the proposed new development. No overhead services shall remain on the site. If existing utility poles along existing street frontages must be moved to accommodate the proposed improvements, the affected lines must be either undergrounded or a fee in lieu of undergrounding paid per Section 60.65 of the Development Code. (Site Development Div./JJD)

21. FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDINGS AND FACILITIES: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building or facility. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (OFC 503.1.1) All portions of the existing building must still comply with this provision with the placement of the new building. (TVF&R/JF)

22. ADDITIONAL ACCESS ROADS – COMMERCIAL/INDUSTRIAL HEIGHT: Buildings exceeding 30 feet in height or three stories in height shall have at least two separate means of fire apparatus access. (D104.1) (TVF&R/JF)

23. AERIAL FIRE APPARATUS ROADS: Buildings with a vertical distance between the grade plane and the highest roof surface that exceeds 30 feet in height shall be provided with a fire apparatus access road constructed for use by aerial apparatus with an unobstructed driving surface width of not less than 26 feet. For the purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of the parapet walls, whichever is greater. Any portion of the building may be used for this measurement, provided that it is accessible to firefighters and is capable of supporting ground ladder placement. (OFC D105.1, D105.2) The new addition must have aerial fire department access; show the location on the plans. (TVF&R/JF)

24. AERIAL APPARATUS OPERATIONS: At least one of the required aerial access routes

shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial access road is positioned shall be approved by the Fire Marshal. Overhead utility and power lines shall not be located over the aerial access road or between the aerial access road and the building. (D105.3, D105.4) (TVF&R/JF)

25. PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted

red (or as approved) and marked “NO PARKING FIRE LANE” at 25 foot intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background (or as approved). (OFC 503.3) Show all fire lane locations on the plans. (TVF&R/JF)


26. FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet and shall extend 20 feet before and after the point of the hydrant. (OFC D103.1) (TVF&R/JF)

27. SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-

weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). Documentation from a registered engineer that the final construction is in accordance with approved plans or the requirements of the Fire Code may be requested. (OFC 503.2.3) All fire lanes must meet this requirement. (TVF&R/JF)

28. TURNING RADIUS: The inside turning radius and outside turning radius shall not be less

than 28 feet and 48 feet respectively, measured from the same center point. (OFC 503.2.4 & D103.3) The Autoturn diagram provided was designed with a fire engine. If Autoturn is utilized, it needs to be designed for a fire truck. Revise plan to comply. (TVF&R/JF)

29. FIRE HYDRANTS – COMMERCIAL BUILDINGS: Where a portion of the building is

more than 400 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the building, on-site fire hydrants and mains shall be provided. (OFC 507.5.1) (TVF&R/JF)

This distance may be increased to 600 feet for buildings equipped throughout with an approved automatic sprinkler system.

The number and distribution of fire hydrants required for commercial structure(s) is based on Table C105.1, following any fire-flow reductions allowed by section B105.3.1. Additional fire hydrants may be required due to spacing and/or section 507.5 of the Oregon Fire Code. (TVF&R/JF)

30. FIRE DEPARTMENT CONNECTION (FDC) LOCATIONS: FDCs shall be located within

100 feet of a fire hydrant (or as approved). Hydrants and FDC’s shall be located on the same side of the fire apparatus access roadway or drive aisle, fully visible, and recognizable from the street or nearest point of the fire department vehicle access or as otherwise approved. (OFC 912.2.1 & NFPA 13)

Fire department connections (FDCs) shall normally be located remotely and outside of the fall-line of the building when required. FDCs may be mounted on the building they serve, when approved.

FDCs shall be plumbed on the system side of the check valve when sprinklers are served by underground lines also serving private fire hydrants. (TVF&R/JF)

31. Submit plans showing temporary tree fencing for all on-site trees to be preserved. (Planning/SF)


B. Prior to Building Permit issuance, the applicant shall:

32. Submit a complete site development permit application and obtain the issuance of site development permit from the Site Development Division. (Site Development Div./JJD)

33. Make provisions for installation of all mandated erosion control measures to achieve City inspector approval at least 24 hours prior to call for foundation footing form inspection from the Building Division. (Site Development Div./JJD)

C. Prior to Final Inspection of any building permit or occupancy permit issuance, the applicant shall:

34. Have substantially completed the site development improvements as determined by the City Engineer. (Site Development Div./JJD)

35. Have the landscaping completely installed or provide for erosion control measures around any disturbed or exposed areas per Clean Water Services standards. (Site Development Div./JJD)

36. Have placed underground all affected, applicable existing overhead utilities and any new utility service lines within the project and along any existing street frontage as determined at permit issuance. (Site Development Div./JJD)

37. Install or replace, to City specifications, all sidewalks which are missing, damaged, deteriorated, or removed by construction. (Site Development Div./JJD)

38. Have obtained a Source Control Sewage Permit from the Clean Water Services District (CWS) and submitted a copy to the City Building Official if a Source Control Sewage permit is required, as determined by CWS. (Site Development Div./JJD)

39. Coordinate with the Tualatin Hills Park and Recreation District (THPRD) to discuss the future South Johnson Creek Trail extension (shown as C9 on the THPRD Trails Functional Plan) and record an easement for said future trail. (Planning/SF and THPRD/JR)

40. Have placed underground all existing overhead utilities and any new utility service lines within the project and along any existing street frontage as determined at permit issuance. (Planning/SF – Site Development Div./JJD)

41. Record the separate Tree Preservation Tract as conditioned by the City Council per Order No. CUP 95024/TPP 95009/931, and LD2017-0024, creating a non-buildable tract prior to any construction of the proposed classroom addition (Phase IV). (Planning/SF)

42. Ensure all site improvements, including grading and landscaping are completed in accordance with plans marked "Exhibit A", except as modified by the decision making authority in conditions of approval. (Planning/SF)

43. Ensure construction of all buildings, walls, fences and other structures are completed in accordance with the elevations and plans marked "Exhibit B", except as modified by the decision making authority in conditions of approval. (Planning/SF)

44. Provide detailed plans and elevations demonstrating compliance with Section 60.05.25.8-9 of the Development Code for architectural treatments, materials, and thickness of all retaining walls. (Planning/SF)


45. Provide detailed plans and elevations for all pedestrian pole-mounted lighting demonstrating compliance with Section 60.05.30.2.B of the Development Code. (Planning/SF)

46. Ensure all construction is completed in accordance with the Materials and Finishes form and Materials Board, both marked “Exhibit C”, except as modified by the decision making authority in the Conditions of Approval (On file at City Hall). (Planning/SF)

47. Ensure all landscaping approved by the decision making authority is installed. (Planning/SF)

48. Ensure all landscape areas are served by an underground landscape irrigation system. For approved xeriscape (drought-tolerant) landscape designs and for the installation of native or riparian plantings, underground irrigation is not required provided that temporary above-ground irrigation is provided for the establishment period. (Planning/SF)

49. Ensure that the planting of all approved deciduous trees, except for street trees or vegetation approved in the public right-of-way, has occurred. Deciduous trees shall have straight trunks and be fully branched, with a minimum caliper of 1-1/4 inches and a minimum height of 8 feet at the time of planting, except that dwarf and compact varieties may be may be approved at any size. Deciduous trees may be supplied bare root provided the roots are protected against damage. Each tree is to be adequately staked. (Planning /SF)

50. All mechanical units, roof or ground mounted, must be screened from view of public streets and adjacent properties. (Planning/SF)

D. Prior to release of performance security, the applicant shall:

51. Have completed the site development improvements as determined by the City Engineer and met all outstanding conditions of approval as determined by the City Engineer and Planning Director. Additionally, the applicant and professional(s) of record shall have met all obligations under the City Standard Agreement to Construct Improvements and Retain Design Professional Registered in Oregon, as determined by the City Engineer. (Site Development Div./JJD)

52. Submit any required on-site easements not already granted, executed and ready for recording, to the City after approval by the City Engineer for area encumbered and City Attorney as to form. The applicant’s engineer or surveyor shall verify all pre-existing and proposed easements are of sufficient width to meet City standards. (Site Development Div./JJD)

53. Provide an additional performance security for 100 percent of the cost of plants, planting materials, and any maintenance labor (including irrigation) necessary to achieve establishment/replacement of the vegetation and restoration of full function within the storm water facilities and CWS vegetated corridor area, as determined by the Public Works Director. If the plants are not well established or the facility not properly functioning (as determined by the City Engineer) within a period of two years from the date of substantial completion, a plan shall be submitted by the engineer of record or landscape architect that documents any needed remediation. The remediation plan shall be completely implemented and deemed satisfactory by the City Engineer prior to release of the security. (Site Development Div./JJD)

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