Beaverton Planning Commission Meeting – May 20, 2026: Southwest Bible Church Tree Plan Modification Decision
Beaverton Planning Commission Meeting – May 20, 2026
The Beaverton Planning Commission held a public hearing on May 20, 2026, to consider a request from Southwest Bible Church to modify a previously approved land use decision (LU 30 32026 00182). The modification sought to remove a condition of approval that required a conservation easement over a significant natural resource area (SNRA) on the church campus. Staff recommended approval, citing a mistake of fact regarding the 1995 master plan. The commission unanimously approved the modification.
Public Comments & Testimony
- Morgan Harrington (neither in favor nor opposed) asked for clarification about whether the northwest corner of the site (the 1.06-acre tree preservation tract) was planned for development. The applicant clarified that the tree tract is protected and will not be developed.
- No testimony was offered in favor or opposition to the application.
Discussion Items
- Staff Presentation (Steve Regner, Senior Planner): The original 2025 approval required a conservation easement over the SNRA when six trees were removed for a new building. However, the 1995 master plan for the site had already authorized tree removal in the SNRA for future phases, subject to certain conditions. A 1999 case file supported that interpretation. Staff concluded that a mistake of fact occurred and that the conservation easement condition was improperly applied. The only change if approved would be removal of the easement condition; the building and all other conditions remain unchanged.
- Commissioner Questions: Commissioners asked about the difference between a preservation tract and conservation easement, how the city handles conflicts between master plans and current code, and the extent of remaining development. Staff explained that the master plan is vested and that the 1.06-acre tree tract (northwest corner) is permanently protected. The SNRA boundary is approximate, but the Clean Water Services easement covers 60–70% of the SNRA and is already in place.
- Applicant Presentation (Garrett Stevenson, attorney, and Gary Dozier, pastor): The applicant argued that the 1995 master plan was a thoughtful compromise that included a dedicated tree preservation tract. Removing six trees does not warrant a conservation easement over nine acres, which would preclude future development authorized by the master plan. The code includes discretion (Section 60.15.2C.5) to allow alternative approaches. The applicant also noted that the master plan is vested under Oregon law, and the church has no intention of developing the tree tract.
Key Outcomes
- Motion: Commissioner Winter moved to approve LU 3 2026 00182, Southwest Bible Church Tree Plan Modification of a Decision, based on the facts and findings in the staff report dated May 13, 2026, and incorporating all associated memoranda. Commissioner McAvoy seconded.
- Vote: The motion passed unanimously (4–0; Commissioners Speck and Adams were excused).
- Effect: The condition of approval requiring a conservation easement over the SNRA is removed. The 2025 development approval (12,000-square-foot building) and all other conditions remain in effect.
- Next Steps: The decision will be memorialized in a land use order. Appeals must be filed per Beaverton Development Code and LUBA rules.
Meeting Transcript
For the record, I will do a roll call to verify which Commissioner members are participating this evening. Commissioner Holmes. Present. Commissioner McAvoy. Present. Commissioner McCann. Present. Commissioner Winter. Let the record show that Commissioner Speck and Adams are excused and absent from the meeting tonight. We are now at Commission Communications. Commission, any communications. We are now at the time of staff communications. Staff any communications. Good evening, Honest Latinsky Planning Division Manager. I do not have any staff communications this evening. Thank you. The first item of the agenda is a public hearing on the application for LU 30 32026 00182. Southwest Bible Church Tree Plan Modification of a Decision. Case file number TP 22026 0014. Before we move to the substances, substance of the hearing, I will ask the city attorney to cover the pre-hearing matters. Good evening, Commission. Robin McIntyre, Assistant City Attorney. The applicant has the burden of proving that the applications are consistent with the Beaverton Development Code, comprehensive plan, and any applicable Beaverton Code provision. The criteria that must be addressed in the hearing are development code sections 40.03.1 facilities review, 40.90.15.2C Tree Plan 2, and 50.05 modification of a decision. Testimony arguments and evidence must be directed toward these approval criteria or other criteria in the comprehensive plan or development code that the speaker believes apply to the application. Failure to raise an issue accompanied by statements or evidence sufficient to allow the planning commission and other interested parties an opportunity to respond. May preclude an appeal to the land use board of appeals based on that issue. Anyone who submits written comments or gives oral testimony has standing to appeal this decision. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity to allow the city to respond may preclude an action for damages in circuit court. Does any commissioner have a potential or actual conflict of interest? Ex parte contacts or site visits to declare. No to all three. Commissioner Holmes. No to all three. Commissioner McCann. No to all three. Commissioner McAvoy. No to all three. Commissioner Winter. No to all three. Does any member of the audience wish to question a commissioner about ex parte contacts or site visits or challenge the right of any commissioner to participate in this hearing? Let the record show no response. The order of the public hearing tonight will be as follows. City staff will give a presentation followed by commissioner's questions of staff. The applicant will be given 20 minutes for its presentation, followed by Commissioner's questions of the applicant. Members of the public in support of the application may speak for up to five minutes each. Members of the public opposed to the application may speak for up to five minutes each. And members of the public who are neither in support nor opposed will then have five minutes to speak. The applicant will have five minutes for rebuttal. The planning commission will then hear any final comments from staff.
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