1 NORTH BETHANY ELEMENTARY SCHOOL SITE ASSESSMENT Prepared for: Prepared by: October 10, 2014
2 Page 2 Introduction and Purpose This report provides an assessment of two potential sites for a new elementary school to accommodate enrollment growth in the North Bethany area of Beaverton School District. The North Bethany area and the two potential sites are shown in Figure 1. A new elementary school is planned for the North Bethany area and was included in the 2014 school bond measure. The school was initially not expected to be needed until later in the bond cycle; however, attendance in the beginning of the school year has indicated that the school may be needed earlier in the cycle. The District is aware of the large number of housing units that have been approved or are in the process for development approval by Washington County in the North Bethany area. Based on tracking by the County and District, it appears that roughly 1,800 new housing units have been approved or are under review for approval. The District owns two sites for future elementary schools in North Bethany. The sites are the Hosford site ( Site A ) and the Perrin/Fishback site ( Site B ), shown in Figure 2. Site A is a single tax lot owned by the District and the Hosford Living Trust 1, and Site B is currently located on two tax lots owned by the Lawrence Perrin Trust, Nish Land LLC, TD Farm LLC, and the District. The District has an application pending with Washington County to create a tax lot of 10 acres that forms Site B 2. This report addresses the following development issues in order to evaluate which of the two sites offers the more immediate opportunity to develop the site for an elementary school: Zoning and planning Nearby development Lot configuration and size Topography and environmental conditions Roads Water Sewer This report is intended to provide information and findings on these issues to support discussions and decision-making for the location of a preferred site for a new elementary school. 1 Site A is held in tenancy-in-common between the Hosford Living Trust and the District. Currently, ownership of the property is shared between the Trust and the District 2 Washington County Hearings Officer Public Hearing scheduled for November 20, 2014
3 Figure 1. Vicinity Map North Bethany Elementary School Site Assessment Page 3
4 Figure 2. Site Map North Bethany Elementary School Site Assessment Page 4
5 Page 5 Zoning and Planning Both sites are located in unincorporated Washington County and zoned by the County as INST NB (Institutional North Bethany District), as illustrated in Figure 3. Pursuant to the Washington County Community Development Code, schools are permitted uses in this zone through a Type III procedure, subject to standards of the zone, Section (Schools), and Section (Review Criteria for Type III Uses). In terms of other planning considerations, the Bethany Community Plan shows off-street trails planned adjacent and connecting to both sites on the Parks, Trails and Pedestrian Connections Map in the plan. One side of each site is subject to special frontage requirements as designated on the Special Frontage Map in the plan. 3 The Core Elements Map in the plan designates a Fixed Park on west side of Site B, and that is discussed further in the Nearby Development and Topography and Environmental Conditions sections of this report. Assessment: Both sites have the same base zoning and are subject to the same regulations associated within that zoning district. They are also subject to similar provisions related to the Bethany Community Plan. Therefore, neither site has a significant development advantage related to zoning and planning designations. 3 Sites A and B are shown in the Special Frontage Map in the Bethany Community Plan to have Category A frontage designations on at least one side of each site. According to Special Frontage provisions in the plan, for buildings on lots with these frontage designations, façades oriented to the public space shall be articulated in at least three ways specified in the plan. The plan also sets other specifications: Siteobscuring fences and walls adjacent to the public space shall not exceed four (4) feet in height. Chain-link fences are not permitted.
6 Figure 3. Zoning Map North Bethany Elementary School Site Assessment Page 6
7 Page 7 Nearby Development Washington County staff has provided information about pending subdivision development proposals in the vicinity of the two sites. These are proposals that have: Had a pre-application conference but applications have yet to be submitted; Been submitted and are under review by the County; Been reviewed and approved by the County; or Been submitted but withdrawn for various reasons. These developments are identified by number in Figure 4. This information is important, not because of the potential for new students, but from the perspective of providing future services (roads, sewer and water) to either Site A or B and when these services could reach either site. Site A Development 12 and Development 3 Development 12 and Development 3 are both West Hills subdivisions. Of pending and future developments identified by Washington County staff in the North Bethany area, they are the closest to Site A. Development 12 This subdivision for 208 units adjacent to and north of Brugger Road has been approved. Land designated Neighborhood Commercial/Mixed Use on the east side of site adjacent to Kaiser Road is being partitioned off and not being proposed for development at this time. A development proposal in this zone along Kaiser Road is required to complete the Main Street Concept Plan. The northern edge of Development 12 is roughly 1,350 feet from the southern edge of Site A. Development 3 Land north of Development 12 is part of a small ridge and slopes gradually and then steeply to a creek drainage moving north. The topographic conditions may act to slow down development in this area given the ability to extend needed services. Development 3, directly north of Development 12, is a subdivision of approximately 250 units but a development application has not submitted has not been submitted for this property as of this report. (Note: Topography is further discussed on the Topography and Environmental Conditions section of this report.) The northern edge of Development 3 is roughly 700 feet from the southern edge of Site A.
8 Page 8 Site B Development 7 and Development 14 Development 7 and Development 14 are both Polygon subdivisions. Of pending and future developments identified by Washington County staff in the North Bethany area, they are the closest to Site B. Development 7 Development 7, a subdivision of approximately 290 units, consists of what is referred to as Polygon #1, Phases 1 and 2. Phase 1, which is comprised of the roughly lower two-thirds of the development site, has been approved and is under construction. It encompasses an area bordered by planned roads identified as Road A, a Collector, on the north and P3, a Neighborhood Route, on the west. 4 The northern edge of Polygon #1, Phase 1 is approximately 885 feet from the southern edge of Site B. Phase 2 has also been approved and is due to begin construction in The northern edge of Phase 2 of Polygon #1 is approximately 300 feet from the southern edge of Site B. Development 14 Development 14, a subdivision of 90 units, consists of what is referred to as Polygon #3. The application for this subdivision has been submitted and is under review. The application includes a partition of two parent tax lots to create the potential school site. This is further discussed in the Lot Configuration and Size section of this report. There is also a park site immediately west of the school site that is being partitioned, and this is further discussed in the Topography and Environmental Conditions section of this report. The northern edge of Development 14 borders the southern side of Site B. Assuming approval of the pending subdivision application (November 2014 hearing), the developer is estimating construction of the home sites and infrastructure in Based on this information, the road network and public services would be in place to the southern boundary of Site B no sooner than Timing for development on property immediately north of Site B is unknown. As of this report, we have been unable to contact the property owner to determine future development plans. There is the potential for a road on the northern boundary of Site B (identified as Road P17) that could provide access to a future elementary school. Washington County has 4 These roads are shown in the Washington County Transportation Plan and the Bethany Community Plan. Planned Collectors and Neighborhood Routes are included in the Functional Classification System Map of the Transportation Plan, and planned Collectors, Neighborhood Routes, and Local Streets are included in the Bethany Community Plan. The Roads section of this report addresses these streets in more detail.
9 Page 9 held no pre-application conferences for property north of Site B and there are no pending applications for development to the north of Site B. Assessment: Of pending and approved development, Developments 7 and 14 near Site B are closer to construction and will develop to the southern edge of Site B. As discussed in more detail in the Roads, Water, and Sewer sections of this report, this gives Site B a development advantage in terms of timing.
10 Figure 4. North Bethany Developments Map North Bethany Elementary School Site Assessment Page 10
11 Page 11 Lot Configuration and Size Site A sits on an established single tax lot. Site B straddles two large tax lots and is undergoing a partition in order to create the potential site for the school. Both tax lot owners have signed the application and the proposed partition will go to public hearing on November 20, Site A and Site B are both approximately 10 acres. These site sizes are consistent with the site size guidelines in the Beaverton School District 2010 Facilities Plan Update of 7-10 acres for elementary schools. 5 Assessment: Although Site B must undergo a partition in order to create the school site tax lot, that process is well underway and should be completed by the end of the year. Otherwise, in terms of lot size, the two sites are almost identical and fall within District site size guidelines for elementary schools. Therefore, neither site has a significant advantage when considering lot configuration and size. 5 Beaverton School District 2010 Facilities Plan Update, p. 24.
12 Page 12 Topography and Environmental Conditions As noted earlier related to nearby developments, there are potential slope constraints in the vicinity of Site A that may be a challenge for development in that area. As shown in Figure 5, slopes of at least 10% are present in the southwest portion of Site A. Adjacent to this are slopes of 25% or great that lead into a creek. Site B appears to have no slope issues; there are no slopes of at least 10% or of 25% or greater mapped on the site. Open Space is identified on the west side of Site B in the Bethany Community Plan Significant Natural and Cultural Resources Map as a Fixed Park, and shown below in Figure 6. As discussed earlier in this report, the application for Development 14 (Polygon #3) includes partitioning tax lots to create the new potential school site. The park site is also being partitioned, and the County is taking responsibility for the partition while Polygon and Tualatin Hills Parks and Recreation District (THPRD) are responsible for programming the park site together. As reported in the Lot Configuration section, the partition applications are being heard in November Assessment: Seeing as the park site adjacent to Site B is already in the process of partitioning and programming, this site should not pose a disadvantage to the development of Site B and will provide a complementary use to a school on Site B. In terms of topography and other environmental issues, the slopes on Site A and south of Site A put it at a disadvantage when compared to the relatively flat land on and around Site B, particularly when it comes to extending services from the south.
13 North Bethany Elementary School Site Assessment Page 13 Figure 5. Contours and Slopes Map
14 Figure 6. Park Site Map North Bethany Elementary School Site Assessment Page 14
15 Page 15 Roads As shown in Figure 7, there is minimal existing road network in the North Bethany area around Site A and Site B. The existing network consists of the following roads and functional classifications per the Washington County Transportation Plan: Germantown Road (Arterial); Kaiser Road (Arterial); Brugger Road (Neighborhood Route/Collector); and Springville Road (Arterial). Planned roads in the area, primarily local streets, are shown in Figure 8 and are further discussed by site in the sections below. These planned roads and their general locations were established during the Bethany Community Plan process. The planned roads that are Neighborhood Routes, Collectors, and above are included in the Washington County Transportation Plan and its functional classification system map. Site A Site A is adjacent to Kaiser Road. Kaiser Road is not currently improved to County Arterial standards. Development adjacent to it will be required to contribute to improving it to Arterial standards. Figure 8 shows a planned east-west local street (P14) on the north side of Site A. Its construction relies on development of Site A and of land directly to the north of Site A. There is currently no development proposed or pending for the area north of Site A (see Figure 4). Site B Site B does not have an existing road network adjacent to it. As shown in Figure 8, the following roads leading or adjacent to Site B are planned. P2 A generally northeast/southwest-aligned Neighborhood Route ending on the southern border of the site P3 A generally northeast/southwest-aligned Neighborhood Route to the west of the site (the park site lies between the site and the road) P17 A generally northwest/southeast-aligned Local Street on the north side of the site P18 A generally northwest/southeast-aligned Local Street on the south side of the site As discussed in the Nearby Development section of this report, Phase 1 of Polygon #1 (Development 7) has been approved and is under construction. In terms of road
16 Page 16 construction, Phase 1 will provide segments of Shackleford (Road A), a planned Collector, and segments of new Neighborhood Routes Rosetta (P2) and Eleanor (P3) that are adjacent to or within the development site. Further development of Rosetta (P2) and Eleanor (P3), as well as initial development of Evelyn (P18), are discussed below. Rosetta (P2) Phase 2 of Polygon #1, approved and due for construction in 2015, will complete P2 to its border with Polygon #3 (Development 14). The County is creating an easement for the P2 alignment from Shackleford (Road A) to the southern border of Site B. As part of Polygon #3 (Development 14) application review and approval, the sequence of and responsibility for improvement of P2 need to be determined. Eleanor (P3) Polygon #1 and Polygon #3 will construct P3 to the northern edges of their development sites. The northern terminus of P3 in Polygon #3 will be about 500 feet in network distance from southwest corner of Site B. Evelyn (P18) Polygon #3 will construct P18 to the extent that it forms the northern border of Development 14 and provides access to its residential lots. (Figure 9 shows the transportation facilities (including off-street trails associated with Polygon #3. This road serves as part of the southern border of Site B, and can provide access to a potential school on Site B. (See Figure 10.) Figure 10 shows a conceptual site plan for a new school on Site B. This plan illustrates how access to a new school could be achieved and connected to development occurring to the south. While this preliminary site plan also includes access from the north side of the site, there are no pending development plans for land north of Site B, as noted in the Nearby Development section of this report. If this northern road is not in place in the near term, the school site plan may be able to be reconfigured to take all of its access from the south. 6 This would require reconfiguring the conceptual site plan. Assessment: Site A has an existing road adjacent to it (Kaiser Road), which appears to give it an access advantage over Site B. However, the road is not improved to County standards (including having no sidewalks), which poses a challenge as a road fronting a school. Transportation access to Site B is being constructed incrementally through development of the Bethany Creek Falls projects, Polygon #1 and #3. Approved and pending development for this residential project will bring Road P2 (Rosetta) to the southern boundary of Site B. 6 October 9, 2014 discussion with Lang Bates, BBL Architects
17 Page 17 Development to the south of Site B will construct roads improved to County standards for Neighborhood Routes. Overall, roads do not appear to constitute a significant development advantage for either site in terms of access.
18 Figure 7. Existing Roads Map North Bethany Elementary School Site Assessment Page 18
19 Figure 8. Planned Roads Map North Bethany Elementary School Site Assessment Page 19
20 Figure 9. Polygon at Bethany Creek Falls #3 Map North Bethany Elementary School Site Assessment Page 20
21 Figure 10. Conceptual Site Plan for Site B North Bethany Elementary School Site Assessment Page 21
22 Page 22 Water Tualatin Valley Water District (TVWD) provides water service in the Bethany area of Washington County. As described in the Bethany Community plan, TVWD currently serves part of the North Bethany area with public water; existing residents in Northeast Bethany are served by individual wells. Future uses in North Bethany will need to be connected to public water systems. Existing TVWD service area and water lines are generalized based on information from TVWD in Figure 11. The TVWD Capital Improvement Plan includes a new reservoir for North Bethany at 128 th and Springville. Site A The existing TVWD service area extends along Kaiser Road to a taxlot that is part of Development 3. Existing water lines that are located in public roadway right-of-way closest to Site A include: Eight-inch lines up to the intersection of Brugger Road and 159 th Avenue, approximately 3,000 feet from Site A in roadway distance. A combination of 12-inch, 16-inch, and 24-inch lines up to the intersection of Springville Road and Bethany Road/Kaiser Road, also roughly 3,000 feet from Site A in roadway distance. Future water service and lines correspond to planned development in the area. In the case of Site A, the closest planned development is Development 3 (although a development application for Development 3 has not been submitted for review), whose northern edge is about 700 feet from the southern edge of Site A. The closest approved development (Development 12), shown in Figure 11, is roughly 1,350 feet from the southern edge of Site A. Site B The existing TVWD service area extends to include tax lots south of Site B that comprise most of Polygon #1, approximately 600 feet from the southern edge of Site B. Existing water lines include 12-inch lines and 8-inch lines at the intersection of Springville Road and Benny Drive, approximately 2,500 feet from Site B in roadway distance along planned roads P3 and P2. Water service will be provided with Polygon #1 and Polygon #3 (Developments 7 and 14). Polygon #1 has been approved and is under construction. Its northern edge, as shown in Figure 11, is approximately 300 feet from the southern edge of Site B. Construction of
23 Page 23 Polygon #3, whose application is currently under review, will extend water lines within the roadway to the southern edge of Site B. Assessment: While existing water lines are generally similar distances from both sites at this time, development that is expected to occur up to the southern side of Site B in the near term gives it a distinct advantage for connecting to and extending water lines.
24 Figure 11. Existing TVWD Service Area/Water Lines and Approved Development Map North Bethany Elementary School Site Assessment Page 24
25 Page 25 Sewer Clean Water Services (CWS) provides sewer and stormwater service in Washington County. Existing CWS sewer lines are shown in Figure 12. Site A Existing sewer lines that are located in roadway right-of-way closest to Site A include: Lines in Brugger Road up to its intersection with 159 th Avenue, approximately 3,000 feet from Site A in roadway distance. Lines in Bethany Road up to its intersection with Springville Road, also approximately 3,000 feet from Site A in roadway distances. Similar to water service, future sewer service and lines correspond to planned development in the area. In the case of Site A, the closest planned development is Development 3, whose northern edge is about 700 feet from the southern edge of Site A. However, this development has not yet submitted a development application. The closest approved development (Development 12), shown in Figure 12, is roughly 1,350 feet from the southern edge of Site A. Site B Existing sewer lines extend to the intersection of Benny Drive and Nightshade Drive, approximately 2,650 feet from Site B in roadway distance along planned roads P3 and P2. Sewer service will be provided with Polygon #1 and Polygon #3 (Developments 7 and 14). Polygon #1 has been approved and is under construction. Its northern edge, as shown in Figure 12, is approximately 300 feet from the southern edge of Site B. Construction of Polygon #3, whose application is currently under review, will extend sewer lines in the roadway and to lots up to the southern boundary of Site B. Assessment: As with water services, existing sewer lines are generally similar distances from both sites at this time. Development expected to occur up to the southern side of Site B in the near term gives it a distinct advantage for connecting to and extending sewer lines.
26 Figure 12. Existing CWS Sewer Lines and Approved Development Map North Bethany Elementary School Site Assessment Page 26
27 Page 27 Conclusion The following table summarizes the attributes of Site A (Hosford) and Site B (Fishback/Perrin). Based on this analysis, it appears as if Site B, from a public services perspective, is the site that has the most likelihood of being ready for development within the next five years. This is due to the proximity of services (existing and likely in the short-term) and the ability of a future school site to access public services. Site A appears to have a larger challenge providing sewer and water because of topographic conditions. While Site A has existing frontage on NW Kaiser Road, the road is not improved to urban arterial standards and would pose a site development issue, both physically and financially. This situation could change, depending on capital improvement programming and future development activity. Zoning Site A Appropriate zoning Institutional North Bethany (INST-NB) Nearby Development Nearest approved development approx. 1,350 feet to the south Site B Appropriate zoning Institutional North Bethany (INST-NB) Nearest approved development approx. 300 feet to the south Approval pending for development that will be adjacent to the southern school site boundary Lot Configuration / Size Approx. 10 acres appropriate for K-5 Lot in the process of being partitioned to create school site Approx. 10 acres appropriate for K-5 Topography / Environmental Conditions Slopes 10%+ and 25%+ along southern property line Creek runs along southern school property line Could pose difficulties / additional expense in extending services from the south No topographic issues
28 Page 28 Roads Water Site A Frontage on NW Kaiser Road designated as an Arterial NW Kaiser is not improved to Arterial standards. The closest approved development with water service is roughly 1,350 feet from the southern edge of Site A. Future development, that has been discussed in the short-term, will bring water service to the northern edge is about 700 feet from the southern edge of Site A. Site B No existing road frontage New development south of the school property (Polygon at Bethany Creek Falls #1 and #3) will incrementally construct Road P2 (Rosetta) close to the southern boundary of Site B. Assuming approval of pending subdivision application of Polygon #3 (November 2014 hearing), the developer is estimating construction of home sites and infrastructure in Based on this information, the road network and public services would be in place up to the southern boundary of Site B no sooner than Road P2 (Rosetta) designated as a Neighborhood Route suitable for school bus service Water service will be provided with Polygon #1 and #3. Polygon #1 is under construction; its northern edge is approximately 300 feet from the southern edge of Site B. Construction of Polygon #3 will extend water lines within the roadway to the southern edge of Site B.
29 Page 29 Sewer Site A The closest approved development with sewer service is roughly 1,350 feet from the southern edge of Site A. Future development, that has been discussed in the short-term, will bring water service to the northern edge is about 700 feet from the southern edge of Site A. Site B Sewer service will be provided with Polygon #1 and #3. Polygon #1 is under construction. Its northern edge is approximately 300 feet from the southern edge of Site B. Construction of Polygon #3 will extend sewer lines within the roadway to the southern edge of Site B.
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2018 November 15 Page 1 of 10 EXECUTIVE SUMMARY This land use amendment application was submitted by Rick Balbi Architect on 2017 August 31 on behalf of Sable Developments Ltd, and with authorization from
e e RESOLUTION NO R04 0054 BE IT RESOLVED by the Mayor and City Council ofthe City ofpapillion that The Papillion Comprehensive Plan is hereby amended to incorporate the Option A Future Land Use Map Transportation
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FEBRUARY 2013 TABLE OF CONTENTS 1.0 BACKGROUND... 1 1.1 Amendment... 1 2.0 LOCATION & CONTEXT... 2 2.1 Land Ownership... 2 3.0 POLICY CONTEXT... 3 3.1 Municipal Development Plan... 3 3.2 Capital Region
Master Development Plan Application Community Development Department City of Redmond 411 SW 9 th Street Redmond, Oregon 97756 541-923-7721 541-548-0706 FAX Master Development Plan Fee $38,862.52 File Number
IV 13 404 MASTER PLANNING Master Planning through the Site Analysis (Master Planning Site Analysis) or Planned Development (Master Planning Planned Development) is provided to encourage development which
DENVER DESIGN DISTRICT GDP Urban Design Standards and Guidelines November 17, 2008 Amended February 3, 2016 City and County of Denver CF Property Management, Inc. C/O Denver Design District - Starboard
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VILLAGE OF CLEMMONS PLANNING BOARD DRAFT STAFF REPORT PETITION INFORMATION Docket # C-212 Staff Megan Ledbetter Petitioner(s) Peacehaven Development LLC Owner(s) Larry Jarvis, William Alexander and Peacehaven