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Agenda Packet - 2000-08-07 PM PLANNING DEPARTMENT FILE DEVELOPMENT REVIEW COMMISSION AGENDA PACKET AUGUST 7, 2000 C>si `ACE Os+y`c0 City of Lake Oswego Development Review Commission i ' l Monday,August 7, 2000 7 p.m. oREaos+ City Hall Council Chambers 380 A Avenue Members: Lake Oswego, OR 97034 Julie Morales,Chair Nan Binkley,Vice Chair For Information: 635-0290 Doug Cushing Douglas Kiersey Sheila Ostly Bruce Miller Dave Powers Agenda This meeting is in a handicapped accessible location. For any special accommodations, please contact Janice Bader at 635-0297,48 hours before the meeting. I. CALL TO ORDER Agenda Book II. ROLL CALL III. ELECTION OF OFFICERS II/ IV. APPROVAL OF MINUTES July 3, 2000 V. APPROVAL OF FINDINGS, CONCLUSIONS AND ORDER LU 00-0039-a request by PMP, LLC. LU 00-0053 -a request by Rosalyn Montgomery and Robert Sotta. VI. PUBLIC HEARING LU 00-0043, an application by Beacon Homes, LLC, for approval of a development review permit to construct a 23,000 square-foot commercial center. The proposal consists of two buildings measuring approximately 15,500 square feet and 7,500 square feet in size, and parking spaces for 96 vehicles. The applicant is also requesting approval to remove six trees along the southerly property line of the abutting property to the north (Tax Lot 2300) in order to develop the site. The trees range from 5"to 8"in diameter at breast height(dbh). The site is located at: SE Corner of Jean Way & Boones Ferry Rd., Tax Lot 2400 of Tax Map 21E 18BD. Staff coordinator is Elizabeth Jacob, Associate Planner. VII. GENERAL PLANNING & OTHER BUSINESS • VIII. ADJOURNMENT STAFF REPORT CITY OF LAKE OSWEGO • PLANNING DIVISION APPLICANT: FILE NO: Beacon Homes LLC LU 00-0043 PROPERTY OWNER: STAFF: Wild Oats Market, Inc. Elizabeth Jacob LEGAL DESCRIPTION: DATE OF REPORT: Tax Lot 2400 of July 28, 2000 Tax Map 21E 18BD DATE OF HEARING: LOCATION: August 7, 2000 SE Corner of Jean Way and • Boones Ferry Road NEIGHBORHOOD ASSOCIATION: COMP. PLAN DESCRIPTION: None GC ZONING DESIGNATION: GC I. APPLICANT'S REOUEST The applicant is requesting approval to construct a 23,000 square-foot commercial center. The proposal consists of two buildings—a 15,500 square-foot and a 7,500 square-foot building and parking for 96 vehicles (Exhibits 3 and 20). Also requested is the removal of six trees on the southerly property line of the property to the north (Tax Lot 2300). The trees range in diameter at breast height(dbh) from 5"to 8" (Exhibit (29). II. APPLICABLE REGULATIONS A. City of Lake Oswego Zoning Code (LOC Chanter 48): • LOC 48.02.015 Definitions LOC 48.02.025 - 48.02.085 Interpretation, Regulations and Procedures, Delegation LU 00-0043 Page 1 of 20 LOC 48.02.100 Record of Proceedings; Approval Interpretation LOC 48.10.300 - 48.10.315 GC (General Commercial) Zone Descriptions LOC 48.20.530 Vision Clearance B. City of Lake Oswego Development Code (LOC Chanter 49): • LOC 49.16.015 Definitions LOC 49.16.020- 49.16.030 Application of Code, Planning Director Authority, Fees LOC 49.16.035 Development Permit Required LOC 49.16.040 Development Permits Restricted LOC 49.20.110(2)(d) Minor Development LOC 49.22.200 Burden of Proof LOC 49.22.205 Development Standards LOC 49.22.215 Review Criteria for Minor Developments LOC 49.22.225 Conditions of Approval LOC 49.30.500 - 49.30.510 Application Requirements LOC 49.36.700 - 49.36.720 Application Procedures LOC 49.40.900 - 49.44.920 Review by Hearing Body/Notice of Public Hearing LOC 49.40.1000 - 49.40.1035 Hearings Before Hearings Body LOC 49.58.1400 - 49.58.1430 Compliance with Approved Permit, Modifications C. City of Lake Oswego Development Standards: 2.005 - 2.040 Building Design • 5.005 - 5.020 Street Lights 6.005 - 6.040 Transit System 7.005 - 7.040 Off-Street Parking, Loading and Bicycle Access 8.005 - 8.040 Park and Open Space 9.005 - 9.040 Landscaping, Screening and Buffering 11.005 - 11.040 Drainage Standard for Major Development 14.005 - 14.040 Utilities 18.005 - 18.040 Access 19.005 - 19.040 On-Site Circulation - Driveways and Fire Access Roads 20.005 - 20.040 On-Site Circulation—Bikeways, Walkways, and Accessways D. City of Lake Oswego System Development Charges (LOC Chanter 39): LOC 39.02.031 System Development Charge Established LOC 39.06.081 Collection of Charge LOC 39.06.105(2) Exemptions, Reductions and Waivers E. City of Lake Oswego Streets and Sidewalks Ordinance (LOC Chanter 42): LOC 42.08.400—42.08.470 Sidewalks • LU 00-0043 Page 2 of 20 • F. City of Lake Oswego Sian Ordinance (LOC Chanter 47) LOC 47.06.200 Construction and Design Standards LOC 47.10.400 Signs Requiring Permit 11111 LOC 47.10.410 Permanent Signage in GC Zone G. City of Lake Oswego Tree Ordinance (LOC Chanter 55): LOC 55.02.035(1) and(2) Tree Removal in Conjunction with Major or Minor Development Permit LOC 55.02.080 Criteria for Type II Permits LOC 55.02.084 Mitigation Required LOC 55.08.020 Tree Protection Plan Required LOC 55.08.030 Tree Protection Measures Required H. Previous Action: PA 1-92/ZC 1-92/VAR 1-92 DR 15-95/SD 19-95 LU 00-0042 III. FINDINGS A. Backeround/Existina Conditions: 1. On April 6, 1993, the City Council approved a series of amendments to the • Comprehensive Plan text and map and Zoning Code text and map in order to change the Industrial Park (IP) designation on the site to General Commercial (GC), [PA 1-92/ZC 1-92(a-b)/VAR 1-92]. These approvals also allowed a limited, right turn-in only access from Boones Ferry Road to the westerly half of the site (Nature's). 2. On June 3, 1996, the Development Review Commission approved a 30,971 net square foot retail/office building for Nature's Fresh Northwest on the westerly half of the site [DR 15-95/SD 19-95]. Also included in that decision was a minor land partition request to divide the site into two parcels, separated by Jean Way. Prior to the expiration of the one-year deadline for filing of the final partition plat, the applicant requested an automatic one year extension, as allowed by LOC 49.58.1405(1) and Condition A(1) of DR 15-95/SD 19-95. This extension enabled the applicant to delay the filing until June 2, 1998. The final plat was never submitted; therefore, the approval of SD 19-95 is void. 3. On June 30, 1997, the Development Review Commission approved several building design modifications for Nature's (DR 15-95/SD 19-95). 4. On May 5, 2000, a minor partition was approved to divide Tax Lot 2400 into • two parcels, separated by Jean Way (Exhibit 31). The Nature's Fresh Northwest grocery store is located on Parcel II, 2.49 acres on the west side of Jean Way. The subject development proposal is to be located on Parcel I, LU 00-0043 Page 3 of 20 r T 1.91 acres on the east side of lean Way. As of the date of this staff report, the partition had not been recorded. However, for the purposes of presenting this report, staff is considering the"site"to be the easterly portion of Tax Lot 2400 (Parcel I). 5. Boones Ferry Road (a major arterial) abuts the site on the north. As 11111 illustrated on Exhibit 2, there are five mature Douglas fir trees at the northwest corner of the site. 6. Properties surrounding the subject property are zoned GC to the north, south and west, and IP to the east. The existing uses in the area include light manufacturing to the east,retail to the west, vacant site to the south and new retail and office development under construction to the north. B. Compliance with Criteria for Approval: Per LOC 49.22.200, the applicant for a development permit shall bear the burden of proof that the application complies with all applicable review criteria or can be made to comply with applicable criteria by imposition of conditions of approval. The applicant has submitted the information required by LOC 49.30.500 - 49.30.510 and LOC 49.36.700 - 49.36.710. These documents are listed as exhibits which accompany this report. LOC 49.20.110 - Minor Development The subject proposal is appropriately being processed as minor development. LOC 49.20.110(2)(d)describes the construction of a structure other than a single family dwelling or accessory structure to a single family dwelling as minor development. The • applicant held a neighborhood meeting as required by LOC 49.36.705. Exhibit 30 is the affidavit of notice that was mailed to the property owners and residents within 300 feet of the site and the Rosewood Action Group(the county planning organization). According to Exhibit 30, no one attended the neighborhood meeting. The City has also mailed public notices to the Rosewood Action Group and the property owners within 300 feet of the subject property's boundaries. No comments were received from the neighborhood association or citizens. Per LOC 49.22.215, for any minor development application to be approved, it shall first be established that the proposal complies with: 1. The requirements of the zone in which it is located; GC (General Commercial) Description FLOC 48.10.305-48.10.3151. PA 1-92/ZC 1-92(a-b)IVAR 1-92 conditioned the changes from IP to GC to specific uses, design concepts, signage, and size limitations. These standards have been incorporated into the Zoning Code in LOC 48.10.315(13) and (14). Design concept, setbacks, signage and landscaping issues will be addressed later in this report under the applicable development standards. Uses are limited to those uses allowed in the NC zone(primarily retail uses),plus offices of certain other service • and membership organizations. LU 00-0043 Page 4 of 20 r � LOC 48.10.315(13)(b) limits the building area located on the east side of Jean Way to 23,000 square feet. LOC 48.10.315(13)(c) and (14)(c)prohibit any building or parking to be located within 25 feet of the Boones Ferry Road right-of-way or within 15 feet of the Jean Road right-of-way. There are no other general setback 1111 requirements in the GC zone except where a property is located adjacent to a residential zone. The exceptions to the general setbacks requirements are not applicable for this development because the IP and GC zone designations abut the site. Exhibit 4 illustrates that setback requirements are met. There are no floor area ratio (FAR)or vehicle trip limitations in the GC zone; however, LOC 48.10.310(3) prescribes a maximum lot coverage of 50 percent. According to Exhibit 4, lot coverage is proposed to be approximately 27.6 percent of the site. The maximum height in the GC zone is 45 feet. Exhibit 11 illustrates that the height to the top of the parapet of the one-story part of the building is 20.5 feet and the height to the ridge of the hipped roofs is 36 feet, although the plans scale out 34 feet. This exhibit also illustrates that the height to the top of the clock tower is 45 feet, although this measurement scales out at 40 feet. Building heights on gabled or hipped roofs are measured to the midpoint of the gable or hip,not the ridge [LOC 48.02.015]. Although either dimension when measured to the midpoint is less than the 45-foot limitation, when accurately scaled , the visual relationship between the tower and the building could be different than what is portrayed on Exhibit 11. The building permit plans shall accurately illustrate the height of each building component at an architectural scale. Vision Clearance FLOC 48.20.5301. This standard prohibits the installation of any object, including landscaping, that will be higher than 30 inches above the level of 4110 the centerline of the adjacent pavement. The proposed development will not preclude compliance with this standard. Final landscape and signage site plans will be reviewed for compliance with this code. 2. The Development Standards applicable to major developments; There are no weak foundation soils, hillsides, or flood plains on the subject property. This report will address those standards which require additional discussion or where modifications to the applicant's proposal are recommended. Building Design (2.005-2.040) As described by LOC 48.10.315(13)and (14),the intent of the City for the two sites on Jean Way south of Boones Ferry Road (Parcels I and II) is to create an aesthetically pleasing entry into Lake Oswego. This entry shall be created by"a distinct design with features that celebrate entry to the community, providing a transition from the City of Tualatin, and shall communicate a sense of quality, vitality and community." The layout of the site is partially determined by the requirements of LOC 48.10.315(13) and(14)which limit access to the site and require that vehicular connectivity be provided between the subject site and the two lots to the south of it, as illustrated on Exhibits 4 and 6. The design concept is to provide mixed retail and office opportunities, with a second level over part of each building (Exhibits 11 and 12). Exhibits 10, 11, 12 and 13 illustrate the proposed floor plan and elevation of LU 00-0043 Page 5 of 20 1 each building. A canopy covers the walkway along the front of each building. The narratives (Exhibit 20, pages 9-13, and Exhibit 21, pages 2-4 and 11) describe the building materials as earth tone brick masonry with black anodized window frames, green tinted glass and copper color metal roofing (Exhibit 17). In staff's initial review of the proposal, questions were raised about the relationship • between the hip roof, second story glass wall, and brick colonnade. Staff suggested that the roof appeared to float over the glass wall rather that being part of the structure. Staff also questioned the proportionality of the clock tower relative to the scale of the other structures, particularly from the south elevation. As demonstrated by Exhibit 21,pages 3 and 11, the applicant disagrees with staffs assessment. Staff still raises the concerns that more substantial corner elements at the second floor level would provide a better connection to the first level solid masonry walls, columns and canopy. As illustrated by Exhibit 4, the proposed buildings are to be constructed within three feet of the north, east and south property lines. Exhibit 2, page 2, illustrates the location of buildings on the abutting properties. As illustrated on Exhibit 11, these blank walls are to be constructed of split-face concrete masonry units (CMU). Staff recommends that the north wall of Building 1 and the south wall of Building 2 be revised to provide some visual relief. The north wall of Building 1 faces the garage and parking lot of the adjacent property to the north. The property to the south of Building 2 is not yet developed; however,there is a strong possibility that when developed,the south wall of Building 2 will be very visible. The east wall of Building 1 is screened by trees and buildings on the adjacent property. Staff recommends that these blank walls, which can have no openings in them, could • provide visual relief by continuing the theme of the columns and soldier course of bricks that extend along the front of the building, as illustrated on Exhibit 11. This design modification should be imposed as a condition of approval, if approved. Exhibits 3 and 11 illustrate the location of two entry monuments/signs on either side of the driveway entrance. Since none of the other drawings, including the landscape plan, illustrate these monuments, it is unclear to staff whether the applicant intends to construct them. If they are intended to be constructed, they should not be 8'-8"high, as illustrated. They will not be permitted to carry any signage, as the monument sign at the intersection of Boones Ferry Road and Jean Way is the one sign allowed by LOC 47.10.410. Staff recommends these monuments be deleted since there are no monuments on the Nature's site across Jean Way to the west. Landscaping should be used to define the entrance. Exhibit 20, page 11 states that the mechanical equipment will be positioned to obscure it from ground level site lines. Staff recommends that all mechanical equipment, whether ground or roof-mounted be structurally screened with the same color as the adjacent materials to minimize the visibility of the equipment. Staff finds the 20'-7"long by 10' deep trash enclosure excessively large (Exhibit 14). It is proposed to be located in a location that is visible from the street, from • the entrance to the site and within the parking lot(Exhibits 4 and 8). Screening around the two trash enclosures will be provided as illustrated on Exhibit 14 with LU 00-0043 Page 6 of 20 brick and CMU walls on three sides to match the building brick. The gates are proposed to be black vinyl-coated wire fabric mesh with screening inserts. A black anodized aluminum arbor is proposed over the large enclosure as support for climbing vines. • Staff recommends that the enclosure be reduced in length by three to five feet and the brick be wrapped around the front an each side for three or four feet,thus reducing the size of the doors. By reducing the length, the landscaped areas on the side and in front of the enclosure can be increased with additional dense plant materials to provide more effective screening of the enclosure. The applicant has provided a preliminary parking lot lighting plan to illustrate the location of the parking lot fixtures (Exhibit 9). The photometrics exhibited as pages 4 and 5 of Exhibit 15 should have been incorporated in this report as part of Exhibit 9. The lighting plan illustrated on Exhibit 3 conflicts with Exhibit 9. Exhibit 9 describes the parking lot lighting with maximum 150 watt high pressure sodium(HPS) luminaires, a maximum of 20 feet from the ground to the top of the fixture. The proposed luminaires and standards are intended to match the existing lighting at Nature's. Therefore, information on Exhibit 9 should be incorporated into the final construction plans. Exhibit 15 illustrates the proposed copper faced sconces used to wash the front of the building elevations and wall-mounted security lights on the sides and backs of the buildings. All lighting should be high pressure sodium, not metal halide, and should ensure that glare is not cast off-site. No description has been provided for the decorative finials shown on some of the • columns on Exhibit 11. This description should be provided for the review and consideration of the Commission. Staff finds that overall the proposed buildings are complementary to the existing Nature's building and new construction north of Boones Ferry Road, creating a distinct sense of quality and community. In order to fully accomplish this distinct sense of quality, staff recommends some changes to the elevations facing abutting properties to the north and south, and additional detailing at the corners of the second floor. Buildings are located within 30 feet of a public street and have public entrances directly from the street to satisfy LODS 2.020(7). Numerous details provide pedestrian amenities and visual scale and excitement. This standard can be met with minor modifications. Street Lights (5.005- 5.040) This standard is applicable to all development that includes public or private streets, public pathways,or parking lots. As illustrated on Exhibit 19, Jean Way is illuminated by standard"shoe box" streetlights on brown fiberglass poles. It appears that three poles will have to be moved back a few feet to accommodate the wider sidewalk that will be required as a condition of this development. Mast arm extensions will be required to achieve adequate illumination on the roadway. Parking lot lighting was discussed under the Building Design Standard,above. LU 00-0043 Page 7 of 20 Transit System (6.005—6.040) This site is located in a gap between two TriMet transit routes. The nearest bus stops are at Boones Ferry Road and Pilkington Road (about 1600 feet to the northeast), • and 65th Avenue and McEwan Road(about a half mile to the southwest). Expanded service along the Boones Ferry corridor has been identified in Lake Oswego's mid- range (6-10 year)transportation improvement plan. The proposed sidewalk widening (Exhibit 7) along this project's Jean Way frontage meets the objectives of this standard [LODS 6.020(1)(b)]. Off-Street Parking, Loading and Bicycle Access - (7.005 - 7.040) This standard requires that retail or office uses (other than medical or dental offices) shall provide 3.33 parking spaces for every 1,000 square feet of gross floor area (GFA). Medical and dental offices are required to provide 3.9 spaces for every 1,000 square feet of gross floor area. Based on 23,000 square feet of retail and general office uses, 77 parking spaces are required. As illustrated on Exhibit 4, 96 parking spaces will be provided. The narrative (Exhibit 20, page 14) discusses that some tenant space may be leased to specialty food stores, such as coffee, bagel and juice shops, which have a higher parking requirement (6.6 spaces per 1,000 square feet of gross floor area). Prior to approval of any tenant improvements or business licenses for uses with a higher parking requirement than 3.33/1,000 square feet GFA, the applicant should submit an updated parking study illustrating current tenant occupancy by leased area in order to calculate the overall parking adequacy. • This standard permits 50 percent of the required spaces to be compact size. As laid out on Exhibit 4, 58 of the parking spaces are designed as standard spaces. It appears that the 28 spaces along the westerly property line are intended to be compact spaces. Even though some of the spaces are shown to be 9-feet wide, they are not 18.5 feet long. Compact spaces should be marked as compact. The aisle dimensions comply with the minimal requirements of LODS 7.020 Table 2. Exhibit 10 illustrates two bicycle racks to accommodate five bicycles each located near the westerly ends of each building, underneath the canopy. Ten bicycle parking spaces satisfy LODS 7.020(2) and Table 7.4. In order to comply with LODS 7.020(1)(h), van pool/car pool spaces for employees are designated as those parking spaces closest to the employee entrances, as illustrated on Exhibit 4. Park and Open Space- (8.005 -8.040) This standard requires that commercial development provide open space in an aggregate amount equal to at least 15 percent of the gross land area of the development. However, the standard permits the 15 percent landscaping requirement for commercial development to meet the open space requirement for • commercial development where no Resource Protection (RP) or Resource Conservation (RC) District Resources or public park land are located on the site. As LU 00-0043 Page 8 of 20 there are no designated natural resources on the site, the commercial requirement of this standard will be met by the landscaping provided, as discussed below. Landscaping, Screening and Buffering- (9.005 - 9.040) Whereas this standard requires that commercial developments provide 15 percent of the net buildable area in landscaping and/or open space, LOC 48.10.315(14)(e) requires that at a minimum 20 percent of the net buildable area shall be devoted to landscaping. As illustrated on Exhibit 4, 23 percent of the site is proposed to be landscaped. As described under the Building Design Standard, above, the City's intent for the two sites on Jean Way south of Boones Ferry Road(Parcels I and II) is to create an aesthetically pleasing entry into Lake Oswego. This entry shall be created by "a distinct design with features that celebrate entry to the community and shall communicate a sense of quality, vitality and community." The landscape plan represented by Exhibit 8 has been significantly revised to reinforce the sense of entry, quality, and community. The five existing large fir trees in the northwest corner have been incorporated into the plan. Western red cedar, flaming ash, white dogwood and red sunset maples define the entry, drawing the eye into the site. Understory plants and groundcovers include many native species and reflect the use of trees and native vegetation on the Nature's site. Parking lot islands include Sunset red maples and flaming ash. The bioswales are further defined with red twig dogwood, ferns and Oregon grape. Staff notes that the parking lot has been designed to minimize bumper overhangs over landscaped areas, thus avoiding • damage to the plants. As will be discussed under the Tree Ordinance, below, additional trees will be required along the property line to the north to provide screening for the adjacent property and mitigate for the six trees being removed on the adjacent property in order to construct Building 1. The final plan should reflect these additional trees. The final landscape plan should be provided for staff review and approval prior to the issuance of any building permit. This plan should illustrate the plant specie, size and spacing, as indicated by Exhibit 8. All deciduous trees should have a minimum caliper of two (2) inches. Evergreen trees should be a minimum 8-to-10 feet high. Vine maples should be 6-to-8 feet high. Shrubs such as rhododendrons should be a minimum three gallon size. In order to comply with LODS 9.025(3), an irrigation plan will be required to be submitted to staff prior to the final building inspection. Drainage for Major Development—(11.005—11.040) The applicant's drainage report demonstrates that the proposed drainage plan complies with all aspects of this standard (Exhibits 5 and 25). There are no upstream or downstream drainage patterns needing special consideration. 1111 The site will drain to an existing storm drain manhole near the intersection of Jean Way and Boones Ferry Road. All on-site storm water management facilities will be LU 00-0043 Page 9 of 20 privately maintained. Detention will not be required because this project will drain to a storm system whose outfall is located at a regional detention area near Tualatin Street to the northeast. The detention area is designed for the built-out sub-basin. Earlier designs for a water-quality pond near the north point of the property were • rejected because grading and soil saturation was not compatible with the existing fir trees and would have precluded the kind of desired landscaping for this gateway property. The proposed solution involves collecting the relatively clean runoff from the roofs, and disposing of it in underground infiltration trenches. Soil conditions are favorable for subsurface disposal in this locality (Exhibits 23 and 24). The parking lot runoff will be discharged to vegetated bio-swales in the parking lot and along Jean Way (Exhibit 5). [Note: the architectural site plan (Exhibit 3) and perspectives (Exhibitl2) are obsolete as they illustrate a pond at the north point of the property.] Engineering staff has reviewed and approved the modified vegetated channel proposed by the applicant's engineer(instead of a wide grassy swale found in the City's design manual) because the proposed design is the next generation in the ever- evolving bio-treatment technology. This design has been approved by the Unified Sewerage Agency for the Tualatin River basin, and several successful examples have been constructed in Washington County. A final landscaping plan must be submitted and approved for the bio-swales. The final design(length/width) of the subsurface infiltration trenches will be based on site-specific percolation rates. Each trench has a emergency overflow to the downstream storm drain system. piped, g Y Y The applicant's design satisfies this standard. Utility Standard - (14.005 - 14.040) • Engineering staff has reviewed the applicant's materials and makes the following comments. Utilities are available or can be made available as follows: Sanitary Sewer: The proposal involves a sewer extension from the intersection of Jean Road and Jean Way (Exhibits 6 and 7). The City will be rebuilding Jean Road before construction of this project begins. The applicant has been offered the opportunity to use the City's contractor to install the new manhole at the intersection to avoid a street cut in the new street. If the applicant does not take advantage of the offer, the City will impose stringent structural and cosmetic restoration requirements as a condition of cutting the new street. All other upstream properties receive service from other sewer lines, so this project's responsibility is limited to extending the sewer to a point of convenient connection. Water System and Hydrants: The 8"waterline in Jean Way can provide convenient and adequate service. An onsite extension will be required to supply at least one additional hydrant, as shown on the utility plan(Exhibits 6 and 7). Prior to occupancy, the applicant/owner shall grant an easement to the City for the onsite water main, up to and including the fire hydrant(s). The final location of hydrants shall be subject to approval by the Fire Marshal. • LU 00-0043 Page 10 of 20 Frontage Street: Boones Ferry Road is a fully improved major arterial. Jean Way is a fully improved major collector. Except for widening the sidewalk to comply with LOC Chapter 42,no additional street improvements or additional right-of-way dedication will be required. Traffic Impact: The traffic study provided with this application is an updated dated pP analysis of one prepared for Nature's Fresh Northwest a few years ago (Exhibit 26). The update recognizes changes in conditions caused by the grocery store, in-process development of office buildings on Boones Ferry Road , and a zone change to the immediate south. Level-of-Service(LOS)at the Jean Way/Boones Ferry Road signalized intersection remains at LOS B in the short term, with a possible degradation to LOS D in twenty years. Vehicles queued at the intersection could block the only driveway into this site in the long term, but the condition could be alleviated by reconfiguring the lanes to provide two northbound left turn lanes. Minor widening at the throat of the intersection would be necessary to facilitate free right turns (after stopping on red). As noted below in the discussion of the Access Standard(LODS 18), staff does not recommend right-of-way acquisition at this time. However, staff recommends considering the possibility of future road widening when finalizing the landscape plan, location of the monument sign, and location of PGE vaults and transformers. In addition to these street improvements,the parking lot and southerly building are positioned to allow for future circulation to an alternate driveway to the south when the adjoining property is developed, as required by LOC 48.10.315(14). A condition of approval should be imposed to require the applicant/owner's cooperation in a shared access circulation plan with the adjoining property. An agreement to grant an • easement, similar to the one that was recently executed on the Avery Office Building on Boones Ferry Road, would be sufficient at this time given the unknown layout of future development on the adjoining property. Other Utilities: All new utilities shall be installed underground. The applicant should obtain information from PGE as quickly as possible to determine where switch vaults or above-ground transformers will be located. These facilities inevitably affect landscaping and potentially the location of a monument sign. In addition, they should be located outside of the area that potentially may be required for right-of-way dedication and street widening in the future, as discussed above. Access—(18.005—18.040) LODS 18.020(1)prescribes a minimum of 25 feet of frontage on a public street, which is met in the subject application by the more than 460 feet of frontage on Jean Way, as illustrated on Exhibits 1 and 2. A single driveway access will be located on Jean Way, opposite the driveway to Nature's Fresh Northwest. The proposed 30-foot wide access matches Nature's driveway on the opposite side of the street(Exhibit 19). As noted in the traffic study, the existing and proposed driveways have been located to clear the peak hour queue at the Jean Way/Boones Ferry traffic signal (Exhibit 26). If long term regional growth results in a persistent blockage • of the driveway by the intersection queue,the problem could be alleviated by reconfiguring the intersection to have dual northbound left-turn lanes on Jean Way. In LU 00-0043 Page 11 of 20 the future, perhaps 20 years, a small sliver of additional right-of-way may be required near the intersection to widen the lanes and relocate the sidewalk. The need to widen the roadway is dependent on many unpredictable variables that may not come to pass. Consequently, staff does not find a justification for requiring additional right-of-way dedication at this time. However, staff recommends a cautious approach in finalizing the landscape plan for the area north of the driveway. New monument signs and critical root zones of new large trees should not be placed within ten feet of the existing back edge of sidewalk. On-Site Circulation - Driveways and Fire Access Roads - (19.005 - 19.040) This standard is applicable to all development proposing a new use or an increased use on a site when the development will result in the construction of or increased use of driveways or parking lot aisles. Per LODS 19.025(1) and (6), all driveways shall be paved. As demonstrated by Exhibit 22, the parking lot configuration does not permit emergency vehicular access to all points of the buildings within a 150-foot radius. However, the Fire Marshal has agreed that the vehicular circulation will be satisfactory, provided that the buildings are sprinklered (Exhibit 22). The final plans submitted for the building permit shall satisfy the requirements for sprinklering or appropriate site circulation, to the satisfaction of the Fire Marshal. As illustrated on Exhibits 4 and 5, other geometric requirements of this standard are met. On-Site Circulation — Bikeways,Walkways, and Accessways —(20.005 —20.040) This standard is applicable to all major development involving the construction of a new commercial structure. LODS 20.020(2) and (3)require that walkways connect at least one public entrance of each building to the nearest public walkway and that • walkways meet the accessibility standards of the Americans with Disabilities Act. As illustrated on Exhibits 3 and 4 and discussed in the narrative(Exhibit 20,page 22), all onsite walkways will be a minimum six-feet wide. Walkways will connect Buildings 1 and 2 and will connect to the proposed eight-foot wide public sidewalk, approximately 30 feet away, along the Jean Way property frontage. These walkways will meet accessibility standards of the Americans with Disabilities Act (ADA)as found in UBC Chapter 11 [LODS 20.020(3)]. This standard will be met. 3. Any additional statutory, regulatory or Lake Oswego Code provisions which may be applicable to the specific minor development application; City of Lake Oswego Systems Development Charaes FLOC Chanter 391 The proposed development will be subject to System Development Charges (SDCs) because it will increase the load on the water, sewer, storm, and street systems. SDCs will be collected when building permits are issued. The City has adopted a fee schedule for transportation SDCs based on trip generation for different uses. The increased traffic generated by the new commercial uses will result in a transportation SDC of approximately $48,000. • LU 00-0043 Page 12 of 20 City of Lake Oswego Streets and Sidewalks Ordinance FLOC Chanter 421 This Code contains slope and other geometric design criteria for streets, alleys and intersections. In addition, LOC 42.08.400 prescribes specific dimensional • requirements for sidewalks when a property is developed or traffic is intensified through structural additions. The existing 5-foot wide sidewalk was constructed at a time when the site was zoned for industrial development. The applicant proposes an 8-footwide sidewalk to comply with the requirements of LOC 42.08.400(2) (Exhibits 3-7). City of Lake Oswego Sian Code FLOC Chanter 471 All signage shall comply with the provisions of the Sign Ordinance [LOC Chapter 471 LOC 47.10.410 permits one wall sign or monument sign up to 32 square feet. Additional sign bands with a maximum 24 inch height is also permitted. In addition to the restrictions of LOC Chapter 47, LOC 48.10.315(14)(d) limits signage to monument and wall signs(excluding signs on awnings) only. As prescribed by LOC 47.06.200(4),all signs shall be designed to be compatible with other nearby signs, other elements of street and site furniture and with adjacent structures. Compatibility shall be determined by the relationships of the elements of form, proportion, scale, color, materials, surface treatment, overall sign size and the size and style of lettering. Exhibits 8 and 12 illustrate the proposed location of a monument sign near the intersection of Jean Way and Boones Ferry Road. Exhibit 18 illustrates the revised proposed monument sign. The sign is proposed to consist of a brick background on • a split face CMU base,with both materials matching the building materials. Lettering is proposed to consist of 12" high brushed stainless raised letters. The overall monument dimensions are approximately 5.5 feet high by 13'-4" long, with a slight curvature over the length. The signage area will be approximately 24- square feet. In addition to the monument sign, sign band signage is proposed, as illustrated on Exhibits 11 and 12. As prescribed by LOC 47.10.410(2)(A), the sign band lengths may be 75 percent of the building or business frontage, whichever is less. Staff recommends that the background panel be a consistent color throughout the complex,and the lettering, including logos, be limited to the 18 inch height, as proposed by Exhibit 11. Staff finds that the proposed sign represented by Exhibit 18 is compatible with the materials of the proposed buildings and proportional to the site and in scale and form to adjacent structures and signs. If lighting is proposed, staff recommends the use of ground-mounted up lights. A sign permit application shall be required for the review and approval of staff prior to the manufacture and installation of any sign. Final site plans submitted for building permit approval shall illustrate the location of a monument sign. City of Lake Oswego Tree Ordinance FLOC Chanter 551 • This ordinance is intended to preserve trees. Only those trees which must be removed in order to site proposed improvements will be granted tree cutting permits LU 00-0043 Page 13 of 20 [LOC 55.080(2)]. All trees over five caliper inches in diameter measured 4-1/2 feet above grade require a tree cutting permit. The topographic survey illustrates the location of the trees on the site, as well as six trees located on the property to the north (Tax Lot 2300), but within the construction zone of the proposed Building 1 (Exhibit 2). The tree protection plan, prepared by the consulting arborist discusses • the condition of the five Douglas firs at the northwest corner of the site as excellent and recommends protection measures during construction (Exhibit 27). The report provides detailed requirements for preservation and maintenance of the five trees, in conformance with the LOC Chapter 55. Staff recommends that this report (Exhibit 27) be incorporated into the building permit application as a condition of approval. Staff recommends that the property owner/applicant retain the certified arborist to oversee the removal of all approved trees and the installation of tree protection fencing. In addition, the arborist should periodically be on-site during demolition, excavation, and construction to ensure that the conditions of the Tree Preservation Plan are met. Site inspection reports should be provided to staff regularly to ensure that onsite inspection continues throughout construction. As illustrated by the Tree Removal Application for the six trees offsite, the applicant has obtained permission from the District Sales Manager of the property owner to the north to remove the six 5"-to-8" caliper trees (Exhibit 29). Staff recommends that replacement trees be provided on the adjacent property to alleviate the long blank wall of Building 1. A final landscape plan should include mitigation trees that are agreeable to the abutting property owner in the area where the trees are being removed. As illustrated on the Landscape Plan(Exhibit 8), the applicant is proposing to provide a significant number of trees on the subject property. These trees include • ten Western red cedar,twelve Sunset Red maples,nine flaming ash, eleven white dogwood, incense cedar and several vine maples. As proposed, the trees will serve as a visual amenity to the neighborhood and complement the adjacent landscaping on the Nature's site. 4. Any applicable condition of approval imposed pursuant to an approved ODPS or prior development permit affecting the subject property. As required by the Conditions of LU 00-0042, the minor partition plat shall be registered with the Clackamas County Surveyor's office and recorded with the Clackamas County Clerk's office prior to the issuance of any grading or building permit(Exhibit 31). IV. CONCLUSION Based upon the materials submitted by the applicant and findings presented in this report, staff concludes that LU 00-0043 can be made to comply with all applicable criteria by satisfying the following conditions. • LU 00-0043 Page 14 of 20 RECOMMENDATION. Staff recommends approval of LU 00-0043, subject to the following conditions: A. Prior to Issuance of the Building Permit, the Applicant/Owner shall: 1. Provide evidence of compliance with Conditions A(1) and(2) of LU 00-0042 to record the final plat for the approved two-parcel minor partition. 2. Submit final plans for the review and approval of staff that illustrate the following: a. Final construction plans that illustrate conformance to the City's design standards and specifications and shall include the following supplementary materials, design features, and notes: i. A final design for the subsurface stormwater infiltration systems based on the percolation rates of onsite soil conditions. Provide a copy of the percolation tests. ii. A maintenance plan for all stormwater quality facilities, including a list of maintenance tasks, how often each task should be performed, and a calendar schedule for each task. iii. Fire hydrants at locations specified by the fire marshal. Note: onsite hydrants shall be located at least five feet from a curb to 4111 provide protection from backing movements. iv. An eight-foot wide concrete sidewalk along the Jean Way frontage. v. Relocation of streetlights outside of the sidewalk area, with mast arm extensions to achieve proper illumination on the roadway. vi. Offsite grades at the southeast corner of the site to ensure that the finish grade of the parking lot aisle at the southeast corner will lend itself to a southerly extension without extensive cutting or filling on the adjoining property. vii. Underground utility services. viii. Provide a note on the plans to clearly inform the site contractors about the necessity of preventing damage to the trees, including bark and root zone. The contractor shall be subject to fines, penalties and mitigation for trees that are damaged or destroyed duringconstruction. Y b. Building plans that illustrate substantial compliance with the plans • approved by Exhibits 10, 11, 13, 14, and 15-17,with the following additional information: LU 00-0043 Page 15 of 20 Final plans shall accurately illustrate the height of each building component to an architectural scale. ii. A fire suppression sprinkler plan for review and approval by the 410 Fire Marshal. iii. Visual relief in the north wall of Building 1 and the south wall of Building 2 by continuing the theme of the columns and soldier course of bricks along the front of the building, as illustrated on Exhibit 11. iv. All mechanical equipment located on a roof or on the ground shall be structurally screened with materials and colors to match adjacent building materials. v. The location and materials of the trash enclosures shall be constructed of materials as illustrated on Exhibit 14 with brick and CMU walls on three sides to match the building materials. The gates shall be black vinyl-coated wire fabric mesh with screening inserts. (a) The large enclosure adjacent to Building 1 shall be reduced in length by three to five feet and the brick shall be wrapped around the front on each side for three or four feet, thus reducing the size of the doors. (b) A black anodized aluminum arbor shall be • constructed over the large enclosure as support for climbing vines. vi. The entry monument/sign on either side of the driveway entrance shall be eliminated. vii. Exterior lighting shall include: (a) Parking lot lighting shall be limited to a maximum 150-watt high pressure sodium (HPS) luminaires with a maximum height of 20 feet from the ground to the top of the fixture. The light poles shall be painted dark brown or black to match existing lighting at the Nature's site across Jean Way. (b) All lighting shall be high pressure sodium and shall be designed to ensure that glare is not cast off-site. viii. Details for the decorative finials shown on some of the columns on Exhibit 11. • LU 00-0043 Page 16 of 20 c. Final site plans submitted for building permit approval shall illustrate the exact location of the monument sign, for the review and approval of staff. 0 d. A final landscape plan, which illustrates substantial compliance with the plan approved by Exhibit 8, with the following additional information: i. The plan shall not locate significant trees or a monument sign in the area of a potential street widening at the north end of Jean Way. A new monument sign and critical root zones of new large trees shall not be placed within ten feet of the existing back edge of sidewalk. ii. The design and landscaping for the bioswales shall conform to the most current specifications approved by the Unified Sewerage Agency for vegetated swales. iii. Revise the enlarged landscaped areas that are created by reducing the length of the enclosure to provide additional dense plant materials for more effective screening of the enclosure. iv. Additional trees on the property to the north (Tax Lot 2300)to mitigate for the six trees being removed along the property line. IIIv. The plant specie, size, location, and spacing. All deciduous trees shall have a minimum caliper of two (2) inches. Conifer trees shall be a minimum 8-to-10 feet high. Vine maples shall have a minimum height of 6-to-8 feet. Shrubs shall be a minimum three gallon size. e. A final tree preservation, maintenance and mitigation plan, prepared by a certified arborist. This plan shall be attached to the construction documents. The plan shall incorporate the specifications described in the Arborist Report prepared by Walter Knapp, dated May 1, 2000 (Exhibit 27). f. A final site plan which illustrates tree protection fencing for all existing trees to be preserved, as recommended by the consulting arborist. Tree protection fencing shall consist of six-foot chain-link fencing attached to steel fence posts as recommended by the consulting arborist(Exhibit 27). 3. Complete the construction of all public improvements, or provide a financial guarantee for their construction pursuant to LOC 49.58.1415. Note: A financial guarantee for the water line/hydrant installation shall not be 4110 substituted in lieu of actual construction if the Fire Marshal determines that an onsite hydrant is required to satisfy the requirements of the Fire Code before building construction begins. LU 00-0043 Page 17 of 20 - - - -- 4. Provide evidence that a certified arborist has been retained to be present during demolition, clearing, grading and periodically during construction to supervise implementation of the tree protection plan approved under Condition A(2)(e), above. Site inspection reports shall be provided to staff • to ensure that on-site inspection continues throughout construction. 5. Obtain a tree cutting permit prior to cutting any tree which is over 5 caliper inches in diameter measured 4-1/2 feet above grade. B. Prior to Demolition. Construction or Grading Activity on the Site. the Applicant/Owner Shall: 1. Install tree protection fencing around the five Douglas firs that are being preserved, as specified by Condition A(2)(e) and (f), above. The consulting arborist and staff shall inspect the fences after installation to ensure that it is appropriately installed. C. Prior to a Final Buildint Inspection Approval, the Applicant/Owner Shall: 1. Complete all public and private infrastructure improvements, as required by Condition A(2)(a), provide the City with certified "as-built" drawings complying with the City's standards for record drawings, and receive a certificate of completion and acceptance by the City. 2. Provide legal descriptions for review and approval by staff, to be used for public utility easements for all public improvements located outside the public • right-of-way. 3. Execute required onsite public utility easements, as required by Condition C(2) above, and submit them to staff for recording. 4. Install all landscaping, including all mitigation trees on and off-site, as approved by Condition A(2)(d), above, and provide an irrigation plan to staff. The applicant/owner shall also provide a one-year guarantee for all landscape materials (one twelve-month growing season from the date of installation. Appropriate security in the amount of five percent of the total landscaping cost shall be provided by the applicant/owner. 5. Install the bicycle rack for at least ten bicycles, located as illustrated on Exhibit 10. The color of the racks shall be complementary to the building. 6. Stripe all parking spaces and mark compact spaces as such. 7. Grant to the City an easement or license for ingress/egress for the benefit of Tax Lots 2700 and 2701 to the south. A title report shall be required to show that the easement or license is not subject to any encumbrances. 8. Submit a stamped survey (with final site contour elevations) to demonstrate • compliance with the final grading plan approved under Condition A(2)(a)(vi), above, to the satisfaction of staff. The survey shall certify that LU 00-0043 Page 18 of 20 final grading complies with the grading illustrated on the approved grading plan. D. Miscellaneous: 1111 1. The future sign permit application shall illustrate compliance with LOC 47.10.410 and LOC 48.10.315(14)(d). A monument sign shall be limited to 5.5 feet high by 13 feet long. The monument shall be of a color and material that complement the building design, as illustrated by Exhibit 18. If lighting is proposed, it shall be limited to ground-mounted up lights only. A sign permit application shall be required for the review and approval of staff prior to the manufacture and installation of any sign. Final site plans submitted for building permit approval shall illustrate the location of a monument sign. 2. All future sign bands shall be located on a background color that is complementary to the buildings and consistent throughout the complex. Lettering, including logos, shall not exceed 18-inches in height. 3. Prior to approval of any tenant improvements or business licenses for uses with a higher parking requirement than 3.33/1,000 square feet GFA, the applicant shall submit an updated parking plan illustrating current tenant occupancy by leased area in order to ensure the overall parking adequacy. 4. The land use approval of this project does not imply approval of a particular design,product,material, size, method of work, or layout of public • infrastructure except where a condition of approval has been devised to control a particular design element or material. EXHIBITS 1. Tax Map 2. Topographic Survey with Existing Site Conditions and Off-Site Reference Plan(Dwgs. Cl and C9) 3. Preliminary Site Plan(Dwg. A3) 4. Preliminary Horizontal Control Plan(Dwg. C2) 5. Preliminary Grading Plan and Details and Drainage Analysis Plan (Dwgs. C3.1 and C3.2) 6. Preliminary Utility Plans (Dwgs. C4.1 and C4.2) 7. Sanitary Sewer and Water Line, Profiles and Details(Dwgs. C5, C6, and C7) 8. Landscape Plan(Dwg. L1.0) 9. Preliminary Site Electrical Plan(Dwg. El) 10. Floor Plans, Buildings 1 and 2 (Dwgs. A4 and A5) 11. Elevations (Dwgs. A6 and A7) 12. Perspective Illustrations (Dwgs. AO,Al and A2) 13. Building Design Details (Dwg. A8) 14. Trash Enclosure Details • 15. Exterior Lighting Details and Photometrics 16. Metal Roof Sample 17. _Color Board and Materials (In file) LU 00-0043 Page 19 of 20 18. Proposed Monument Sign 19. Photographs 20. Applicant's Narrative 21. Addendum Narratives, dated June 18 and June 19, 2000 22. Request for Approval from Fire Marshal, dated July 17, 2000 411 23. Soils Information 24. Geotechnical Report, prepared by West Coast Geotech, Inc., dated April 26, 2000 25. Drainage Report, prepared by DL Engineering, dated June 19, 2000 26. Traffic Impact Report, prepared by Douglas B. McCollum, P.E., dated May 1, 2000 27. Tree Protection Plan,prepared by Walter Knapp, dated May 1, 2000 28. Tree Removal Report,prepared by Walter Knapp, dated July 9, 2000 29. Tree Removal Application 30. Neighborhood Meeting Notice and Minutes of Neighborhood Meeting, dated April 28, 2000 31. Staff Report and Decision for LU 00-0042 (Minor Partition) Date of Application Submittal: May 2. 2000 Date Application Determined to be Complete: July 18. 2000 State Mandated 120-Day Rule: November 15. 2000 S • LU 00-0043 Page 20 of 20 tO' a f Q4 ro y to'-*al*"r5‘ • ei "� etc O 4 45.35� i s se. I .il. 1 . t e,I I.0 ' / i T1 a� � o I Q / •,k`� y� / K�� iPt N I J.7 //4.3e Cr) /, `� /el° / t. I =l ooa n � 1 ► I j yfa kl /o '' 1 : 3... (t n �` N J4 -8784 a .rl c.. 4 /' �2 j` / ., 82-8458 74.« ``� ♦ /; .c: G'i r n 2200 4� e .� o- 20 a i`r ` ��l/ a `�5, o. 20 a_ - _ m a — — — — — _ —yea • am-. , -1,,, /. i /o'30 \ 9� v 3/0 �� r h a, -.f.=' 'tY O ;o el L: i twin ; ,,/� �� \ ° em s. '7 0 / a; s, K v I,, \ 4 i s • / f r f(,'. SITE 2400 __ l I 2800 2� \ ;�r "� 5885 58' 'i J//4.). . ! t I s: \ m / 1 0 I P . ,¢.29' N h 4, +. *a H (�' .,I �1 r. v a 1. U m. Ftt 00' n a JS t'c'O' 2700 �, °a nP q O Q /36 ' I^ H 2500 .t� . . 6025 46 . 7o ' 2701 3 •0 2600 + 5895 e,_ a 5955 I to w 6. .?' W K HO m O N f'� .�G 66,29kj 30 Fo. 30 ,; Leo 304:i ./d.3� 8 0 ...... r 99'is‘'.‘, Deed •� 330' - _— _ - k - - _ _ S JEAN Hi,,. EXHIBIT 1 LU 00-0043 TAX MAP 21E 18BD ;,1.1 j err 002 1111/1 1111 TOPOGRAPHC SURVEY III - - roa BEACON HOMES, LLC • BEING A PORTION OF TRACT 30, "ROSEWOOD" ,,,,, IN THE NW 1/4 SEC. 18, T.2S., R.IE., W.M. _- ) CITY OF LAKE OSWEGO _ rr CLACKAMAS COUNTY, OREGON D __Li _N ` - —' —^—{ _ _ JUNE 19, 2000 MAP 2 1E 188D ENGINEERING !IT 'r` , i f -�� `�-._a ��' 222 N•DAVIS ST SUIT[405 I 1//, `I I rNru.na,all 97200 •rL '/.��.'.f ( NO T I, • (503i 225-16E9 i REFS 1 I //( ft. II I I f.,) 'r !{ ( v r % TING SLOA*VARIES)•ON IO SR /\_/1/ C ; SUN&99NCI a / W s ' D' 1 F 1 1 1 1 ` ._ p W ' 1 1 J t I Fs 4 e J Na lam-'" / rc'•:: •• s'. - _ •%' ..• _ ---........ --zf=•£A N WAY --�.. — — - U Ti- 1. 'p \'1 �N.\\\ '' �'IV: . �d tin I ` ) IAii l \\\ \,1 \` ,'\ I MANNA' NOTES: 9I,E,��, � W \;. • I • /LAAD YOAILIEN)AS NOIEO I. ELEVA DONS MC ON OM C LSE OSREGO DAN A MOM an'Gala, �AMil IN, \L T __ _ ,,\ JR NON NOD MMARK IS eI�AII.Ai',ASS OWN ON BOOMS rEANY ROAD ANN AN S SNOW c1/1 045 APPRONINATE GM Y. >� 1 P MIM WPC nos HOUNDASCS W.Rk: Mm ratan PLASRC CAP E NA AAEPRESEN) SIMK YY roes MCONKD BV,w s Dec FOR+. 4 !t 3: A Our ADONIS 91E>'IOPO L'ArONLNA SNM p,Er. `, • (', i+•t,`, 'II, in LIDUIY PLL( l 'OS SW KY 6 MADE MS 02 MId,N PUtCIlA a Ills'SLMKY OR[r en. arm R \ • SS��A(p' Amer PAM a 45500NILsL SC ASVOES NO roast"FOR NTOLN.LROrI (J]I��I NI I• 1 `� rn 1I[f1'NO'(NANIp1E SHORN MREOV CO AM OMER NSONRVIs OR 51%YOUFN)PINOIASERS I I lai [MEN&URI \ \ \ �...` © A 9MKY,5 SA1D OAI Y MINT NAS SEAS AID W ARAK O'S 0LT'7 L S.M.NAMILlC I I S NO A,ICNPf CMS liQN MADE AS A PAR,p,'PAS SAME TO(6lAW CM \ \ Si, ® STOVAI uANMdL Slow DATA C.W.O.EMSTENCE WE DEPR,COMMA FA .ATP FOR OR �� LOCARLM O•ANY MAW at NMYOPAL/OSUC SLAY?FACE.. FOR • \` YCIAL LION)POSE ME AP DON M It ADME AE5[U'PU NS OR FAO N'PfS WEASEL ravlACl ___I_I-- • .LL\ ME APPIPf}MNA f[ACENOES J L \ \ IAANIC SMJI 0 ME LOCA RLW AND M LVS)EAKE O!ORAlly SCAN[[SINES IO,NE 1��NI� —P— OKRNb VN>,v TINES PRMERIr SURVEYED ARC UNWORN AND AM MDI SNONN LEGEL'lNI�_—^.- 1 SLMRMEACE AM)pNNROVYENIAL awesome NUN NOT CkA1RN(0 OR PRIM= II.,' ( �` —54— UN/0AM SEDER LINES CONSIDERED A5 A PANT Or 01,3 SORKr. N0 STATEMENT IS AND( NUMQR CPOGY 'ny1 I \ —'W— S)Mu MAD LINES OR CONCERN. CIAIMS HAT AMY ATECE ME yaR 0EKLO•LNNI O��) PRAPL.551ONAL Mama 8.1� { LAN)SURVEYOR WIN Y 11tlO0 X ;I ,.•` A II. MY EJ�(�SEMMre C.0 DILITE A DILE DM.OR SEMEN S OCOO'AS SIWKWW OUT OIAO OLw•E, OM 0 = \ AISEC1 Mr'PILE OF MS PRO•q)Y. NO ATlplwr ALAS WIN YAK TN_� RR5 SUNK,'N 9DM SUM,HAVERS MAT NAY ANECI IOU E ...it ' ' lW • /• ,,\,'•t a�YlllllI II '%I•r 4i,c Ya nna La.a.A lay MO I ItA' W ` 911 AI A AIOOCIATEE I S,iRF -tl. OW9 MOPES MIRY ROAD --� IAKC 0519EO),COCOON 07035 L771TA Waal ow. CD J . / BUILDING AREAS• . O15,500 sq. ft. (PROPOSED BUILDING "I")1 /11;3-C::::) 0 7,500 sq. ft. (PROPOSED BUILDING "2") )' ,.„.1 O49,800 sq. ft. (EXISTING "NATURE'S" STORE) ° 9,600 sq. ft.\' ' /' n i D Ls, O 6,600 sq. ft. r ENGINEERING Q. % O 25,100 sq. ft. 222 RR DAVIT ST Portland,Oa 01200 � RUM 400 �4 Qfpor \\ O 10,100 sq- ft. (ena)sss-IaTo �OJ� ¢�PI Q410 O 8,500 sq. ft. c� 1 1 Gr' �(`Gj� 2300 NBUILDING AREAS AND LOCATIONS SHOWN ARE APPROXIMATE. W O �' THEY WERE DERIVED FROM AN AERIAL PHOTOGRAPH AND ARE E"1 \ L �� ,� ONLY TO BE USED AS A REFERENCE, NOT FOR DESIGN. Z, /J �^ I W ``, ' �, / 12200 I 2300 DENOTES I,\%LOT NUMBER I•4 G a.. Z.' 41 C) 41 W ' ay.:�" ig O T, 1 ! .- Ad .... . E - � i/ /////' 1414;�' o0 T U r a, rill ~ —mil ! Y I ----- -41 � I ' - � � � JPPROXIMdTS SCALE I — __ E W 3 m ..��©i'" O I so as 1 ...J z ' �%/ 1 I j / m, can n // ' r,/ /� 2600 2700 I -j- 1 I 1 4 1 2700 PROJECT NUMDSR RVI'OOE ' 2800 ' !".a: as SIR1.R 2500 1 , 'L ' V.awe s•. Iw I RECEIVED 60040N00 '011 O CYYY.0 1-i: O70 I 1 if:11 AIL - • ._ JEAN ROAD 0 C 9 TLIS SHEET REFERENCES APPLICATION NEWER: LUO 3 e.J S 0 0 £t'oo-oo n-I £ 1I81HX3 o 2� i -0 -r c> I i r I /\ I / \ IE? a 3 1] "'q XI =., ::. , may` J 3 0I" 1 =.tea A fil- _1 C ;4 i i L— • -- I-- I I I ...\ 1110 m — I -� " ' 1 ( I I ; . I i — 1 _ L i- ,III ° ! IHI � ' ! oL_ D- _ !;II m I j* ' 1 1 I I wi + _ ; + t 1 / r \\ / I a ! _ / \L_________ __. 0 i __:___E- ELI II Rag g 5p{p•• lc a � pg CC � g 5-@ Raa 1o . oix ,N sa. p _ gn �g R . gelli NI K o x 8 4A_, 4 I I I 1 oI 1 I I DESICN DEVELOPMENT PHASE I W ,T., i E for S. I RCCENTER 3: MY SO WAY COMMERCIAL : AMNIA ronu w.0,030.elms LAKE O5UJEGO, OREGON reo»::ne1as wcrs®a;:taaan r 900 Evoo-oo n //X aa''/ 1110 ti 1181HX3 /' / o / S //• // O r 0„-,- / ' _ $ 1 , • 63 � 4f ' �b __ ( : e ' o \ LN 1 . ;, 19 1. s ' k� get i . ,„ 4 O v �\ ��_•-i �. 3.4C'"'[9'. i t ."'' -a-- :'...-\ .,.. 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OREGON ° ZI!'13 .I= >� 8 @ •I — CONTROL PLAN -'a — I . q Ii 1 r rr a PRELIMINARY HORIZONTAL C NTR a r MIN fpRg11ION , fp1q.11011 ••_--•.— RRIy NINn MiI — �.- / • 4aryl •, , 10111I.»R.01J V ' H -� •,I` T 1.- .•S MIAIIIINn wall r»0• 1 o1 Ix» DOw raa 1a I 1 �1 ,� '' �'��,� !I I[KRS: S 1°MA KISSSIBIUIr -----•' '-\�1—- ' --�-•---it IA .._._. i\ S.rrortoi 'n s1u,w sua can e; 1 C—�-� r1 .�WPC""D 1i.'iAfKS , 'a." Ilsliiili.:!!_. ' HialilllF.3i iTHillyli?91imilli•iir_� ny, / , / • r,aaD 1 rxm — � I%1 iv A I�.� ' /�,� '. iy'r .. !t-�:(,M� 111° IN.50• 14700 --A___\ Ix/0 .LOST•fi r / _- ��II , �r�.� tlID Li �1011llliii �'t �i /' % I .'`f `•'\ a1. — i_1 I p 1 ( ' I --• —- ENGINEERING WA( c 1 1 \y `•L{; ;a. .;' ' rf, ----•— 1--'. \ - ` 2r NW DAMS ST v � r ! ��° t,,,}°1 R_ 1_. = xc 1»» > I; van ndUe oT2Uai r �"'-Y•_. s r vaR wleal� '" y IRa.R1 Fi 161.50 15031 225-INTO Nf 1Ar0N 1V1iIp4low 1»90 f j ...� -6. I'1 I IX .i 9 W a1711 .1Y ////1 'a0 , �•11 I f'✓ 000 10N.10 . 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I I I ?I it 1 U I JEAN WAY COMMERCIAL CENTER ,, N 3 0 S „ �Ip s�xlr �p � �._�� n i I i +i r '�� t-r--�1 t LAKE OSWEGO, OREGON y -'Z -. ___ IrIII PRELIMINARY UTILITY PLAN a RIr 711 1& 11 i 1 a I 1 I I i m SAN. SEWER AND WATER LINE - u 1 in,. „ „ u ..... _____, , ,....,.... , , . 411 .„,,,,.....„. ...\\ i ,, , • ,...,,.• _. ".. �`, 1 'it,1,0�I 1 • `a,r O i. ]!1(S I i i'L)�O rir, lJ-'— vitlf i cc ) . - -- - .••• .„.: _,.,:.: . , . ....„..2., .. .. "..• \ 7 r.,,_,.. 1::1 L . • ILl ii:IL � 7.0( f_ ______EERING 222 NW DAM Si r ,+. -/• ,Tn l E on Far1 SUIT OR 67200 mil • H\s. :0 a o !, L',I e® L.I 80 ,I, . 2, )e 1 c. ] d \ ;. `r r . I 1g CURB RETURN DAM PLAN VIEW Z 4.. 0 0-90'CI' 4I• IT. z 0 4.1 R -25.000 V + Q+' L -39.282 CURB STATION NOTES CONSTRUCTION NOTES W Q+ IC 5 44. 15' 05"E Su 0+60.70,31,0'LT. In nosnNo LION.eat re et a0L0C41E9 ,1 1orcci ID M,YAT[now curd W.1d Al )•001 1w 1e ralenla w.rn LI. a '> = 35.364 O e[e 1N w slswNa rlwrrrNa �-• O 4[Win n)fq Car1IM11GN a L1NL O Sot x46i.7S. O Rrs rotIr CUIY�K'IKPM, r eLsaWNJI O 210••cider MT SM0 L114itumr O 1•ooao mid CD W Cl rc a n.e a 11010•I• Lw e]wece sye. I.N rqs -.a Ar10 A-+M A.90'21' 48" nee SIsr.1M 6mL01N.21 I'LT. LlArlaf ss-I C.) O CL. W xx, 0 nlsnw na WPM.,o s AO R 25.000 MIN u)1e AM a11,ta,Is.I, 0 i0N6u 'wle ANn.NNa nut Luu cewtw OVA).Rr,m/At L. C4 0 I. =39.428 0 ST0.].II.]a.40.4'lT. O 6.=woo.NM=elt.aVlUr lnna11) O IOw LOGTIGN rp nosy too rya[I,rta.N, (a C7 LC-5 46•33' II" W 1'L or GttW ni Now•r [oN[raltr 6•CtaNPLIt Sl0r10 1Ma tAaI"At40 0 6I0 MIA1I,q -]01 YM.IOI[6F] O 6• rl rri (� 35 467 Sr4.�+sO.07 nA )7 or.,W v >• u10111Ne 10 nar Nrmun k I_I C 6 earvn Av 0O '47 MN.IatL o d MINA 6'rQ r nld[rE 1Naee,m 00 ° O f,orw.tR 10 of wpm*to r r101" arN11N1Y Slot► ® COn Ie Ia,vAll L1M V] a I Q' .Ec a�44,73. I.Y'01. /\\ whir n161Iw a.w.nr1.a cwnwvlGt .uI1 0 O III E. 0 0%sot root S[R0.nr 1Aa1 IDsao aye.slap O r ,N S00011r SI...MNalps r) ,� Cult Of LANE OSWEGO•45-RUMS'.rILE 110 174 SAN 207, C:1 StA.5160.DL1 60 6-6 0? nlalyxe 6.6t1 ewllaPt/I.V1 V QI 7 I 11A1C0 JNI 19/a AIL EXIST INC INr01MA110N S1101110 0E L)Pt 6r an pErVw•Y of [r16troc SIGN YEN If ICO WORE COW[/ICING EMCAYAI ION AND CINISTRUCT IOrr .[.1N a SIM.NN 01010110.TI.!'LI. - _. ❑W ripe NM nowt IS'...Lt. O e1.,wwo,ID lalugw Slaw StThe•4 sDr.3+2u 2r16 llNT.o U z � -— - - --- - ►� w 1 — a 4 i— x-- - 1.—J_ - —__ 1 el•— d o --- _ _—__ 1 1 L YeaNPmw"0f —. Te our 0aw lL, -- -- flc,-- 1 1 L - SIE 1i.1A Q I1N- ------J- -- '— ------ — -.._.� .—. - _____ [es 1..y I-- PROJECT 162__ _ _— _ _ _-�.__ I�.N,.- NUMBER LVPM2 7 • X -I SCALE: Oq !1 trlN 4+MID . _ Ib-- 1'.b'Ng11Z _ .rrisY� —.---- v--Ir..' __ [p I' 5'YEPT i[.'Ouy Cws 1[ wti Rn6tINo Cu,) `"^�' __ „- � 3 w i 1 v, 0400 1.00 2+00 3400 4400 6400 6400 7.00 C 5 SANITARY SEWER AND GRADE PROFILE I-4 L __i I'1� fTiFiliml�' :c,NN ,e» ----'- —-AI -- t: ^ iv I ' eIayE 1%1 :rr1 - II - e e1ruu9YR rxADl _%uAw A•"Dcoviq TROTT ApuSl O1000 10 / lr•.e'cvNc rnR^ • A 94h !! a I° 1IN19Nn WNx- -SINo•R0 CA[I Ra. 1' {1, INAYC AND CfIYEM .. N•- A ^I^. -•.n...r• Nn.n t"In aart71, .•n. a'YIN. gOC•--II,II, w �l4 e'YIN_1 ••u1x � I�.: 'IDI • Y.R —•-"JJ �•�w l � J�� ,IA i-.5 xY h a1`li�_ 'LI . 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'I° ,a, .I• r•.::.z rmr- a1Nw i .� est. r wAr •" -^—• .. n STANDARD PRIVATE CLEANOUT am mar •Y.INO mItRSECIOM ri�-•N RN ... al: • CS NOT 10 x 41 �ui E1 Nil, 1 (,/- ---r «w.Y"" TI° ° e ° .° a - -..•I •j. ` PAVED AREAS Ow OF PAVED AREAS \'N` Z24`_•*,_,'�5-,s.Y A_•3T�t r MO'MILANOeD�A r 0 ORIN=E . ' .'f Rrnotil NwNaC '- -• r] 'r, ENaNEERIxc ....... ENWN[ERNS Ea- EXTENDED H I I`:. / 'STANDARD MANHOLE D[r"RININI D[.ARtuENi PRECAST MANHOLE •-. / •mw"S.Im�M nl.a w.ewm I OEIAILS 1 T w'V'- a uvr owsw BASE . .:�° /, 5 E� ' R-1.02 B-1.02A ....... r ',a !/ y $4 p E" nn !', 1•G G 14 A 11 STANDARD MANHOLE DETAIL 2 STANDARD MANHOLE BASE �� Cub 'A C6J 19xwa Q'r 019 ED IYEARCOI -Tr•TY CI MATT n U 44 I F'^:S 1 AV KIDOR IlloOLL I. f�., •.�;a y„ ,' �.1rt RWIIID COUPI MO v +`Iw° PIPE BEDDING AND BACKFILL z f�"��pp\ [mmo swAa,i r L r ra r rvr r;r_ C'r�'h� �I C6 ��:wZlJ1�r 1�1 t -_y1 . -_ - D��•''��I (1 nnR"ow (sa nr o- 1 a I-o- I"9 I1,►/ l� 9AR oaooao,o;o.o LLNOn RYl6 SOAIIA01 MM.TWO KA1[.N M. „ �• I��__— To, •O'000�.�0�0 I[AS SNON. .11^.In ,ICYO \��\\\ w alwo`nm li •000ao Ponvn ..—f i CM R`""s , sRNw IC YAW lr,, I- NM MSS ET = .I .. ....- SYPHON CATCH BASIN _��- A,R, NOT 10 SCALE _— I I _ — ra • 1 AI*Oow.PK. IO Yrn.T1.10 r•RY110 MODE NSINL[D l[V¢ RTIA.NR Rot -_L ..1 . ___:___ _ T.INT TWO MI TRY*ROM 01 OTTER mow To Ca.NC101 OM .�YR[MO n.IK —IL— {�—. 0Rra.A110 PIM NOT eE.N61ALL/0 Al•./••NU root Slog N rr ., YOR 10.SwKr 1N0 .. -� / I •- 1 z T 10*10 ImII00 SNAIL el LOCARD NO DOERR mw o•10 ANY M 1 W0 uO Not CLOSER nYN a TO RROR[Rr LRR. T. [l.Io1eo0 T1•�►•.,� 111v II ..v.- I•MR c M M e a mA DoID 16'K so •D yi ux.0.w, i 1 ��Art r- A.4 OOIT I A IMP. 11.E D.IO M 11M[R u,1rMw.AMRO!V Tar U]F I I- -.1 L L MI.A OS L[T E � A PROJECT ale Y'�� 1'Os e.7'Sac 10 A00.r SW.10 MC CO 3'CAST mY 1'Mf MAR BE USED `»� - I 1 I I NUMRRR 6YPODY II .. / •r - 9r FOR RAM ORAN PIAN0 1ERYNe Nor YIN[now 1.Io0 SO 1'1 K +I•• S.I E II•IN vim r` / — 1 w1N 9RwIQ AIIV. II{1•'ITC N MICA IS GREATER lxw 1MIr' PLACE R.•_RN ON ENO APO foe[ ( •1X1-(� ��-.�+ RwN1 Y R0E101 s v . R MI E�- --_I i--v. A nLiu rAw1c lust 1x YOIS 10 A N1N1YW 0r T'-0• 7`'`0• AAA.• I' ►14. IS IL rE_.9_JI .111110.1.1.11001C 0A041C.01.NR Yo..RIW10 OR ROWI SUSI AVM SRw[0011Y `+�rN _iii�T ALAI I• ` N11 Dien SIN *000,01* W MOLARS now Te. AM K(30 11,, 3 PER Y.MI 1CCf0R A.A [ESL nom e00 w CR TT.RAI[.TO 0010S 111.SOO WY MR A 0•ALl•.A DEI 00 o Al.1'11f 11[M 9NAACE REAM.10 w¢..tl CROPI•LIC. R10.11.0001EA111' ••MATO OP NIP•RA. -- R leul.RIOOT MORRO 90. 0 ea IOo wet ORRICK PROPCRRES. 1»COMIw'0 Ow..Or GIP INOINECRINc I`1 NY- Dl I INt.N[9S1w1 10 ACIDS A.A.NKRS wnw A ATI .-PAP 11[Y) STANDARD MANHOLE w� RANK a•TO 10,RESIST.'TO COW.SOI•Rx1SEgi ^ Oa,PARINEII o f-_ a l\I OU1 FALL DETAIL 3 FRAME & COVER SOAKAGE TRENCH C6 .YI ID WA,E an MI m aR RR-7 01 STANDARD MANHOLE FRAME AND COVER C6 »0 v C 6 C6 y f•-• Iv ID III • _ Ti 1 0 •-X.Ir..0 dy Y iff PItNWO CROSS ML PLUG OR CAP I. i(LI..3.... i i L A P. iii j ° r .._„L„.. - . I —I." D L L } _ ii . I,,,�I ENGINGF.RING • . bo I iF MID RIMOCD CROSS T[C ` I` 0 00 0 0 1"'I Zzz PIT DAVIS 31' 9Utrz 403 i------1 t Voo �.n�•Dc APO .... M...... 11l e..00.,0 0 0 111 Penland.DR MOO ft • i S DT �� 0 1603)xxD-IRTR d31 `k "''-- ... -� err°' e o a I r I 11 �R Qom- w�. � R:� � i .. t Iix �� a - ' IMMO vW z Arlo, I CNGINfCRIN6 �� 'li CNGMICCRINO .r r_ .w ENGINEERIND T CNCII NO►T/1 TYPICAL FIRE HYDRANT i u THRUST BLOCKING .., SWAT tJT CrY ~ L7 {- , b(PAWYEMI INSTALLATION bVARiu[nl ® • •••• DCPARINCNI Ur5 IN S{RS �a mac'/ a u.[an ''I —COI .u.WM o... DETAILS ., -. n a uu a.n NCRRREEE OEU C ILLLEEE 1 6.02 U C-S'03 IS PRESENT -8.02 RI+ O /C7 TYPI MI TOCAL FIRE HYDRANT STREET CUT DETAIL elSTREET CUT DETAIL W t v A • `Zm s rW_Mt.---.. C.) H .. --T--/ a O A. L---F"7-----. .PLAN VIEW n :r::::::.... 1 .,.. .A• . } -w..,- Z I. �..,.."...... •A D 7......AArr"." 2 Cn� ..w n..... UI VI L7 _ rwr.�io- w M RRP. DATA R FLOM Ir.. .. , • .wM..— /—�.Mw. ran I I ,L --------- 0-lirmurangrawa• . I 1 /; lir ' ,f ,f� R......n iw- ABOVE GROUND .... Il{\'\'—\'IIL NUMBER T NUMB611 i1'/Ovt ,�" f.l. VV. t ----.....w.u..WOO —...x.ow IN DUILDINO .'" "" R..IP..•.R.MD R LNcuRplNc rvPICAI WATER SERVICE1._:04„jf.r4,;__4" �� ENSINEERINO TYPICAL INSTALLATION " ^.�' '^....4 R"RR'DEPARIN(Nl CONNE6!ION OEIAIL AlI OOUOLC CHECK VALVE"F OEPA. ..3 ®�- ..a u.[Rw[ !/A" f0 I" �E ref an ar L.a mnoo •RACNELOW PREVENTION .- 1 YeD " a %'I C-1.016 DEVICE /� f.-�Ili 1 TYPICAL WATER SERVICE DETAIL DOUBLE CHECK VALVE c n • I..16 W • S J!1(1M JlQM[. SOPPIPOI. _CARS_ f41111.- CILjrWl 0 _ wa1L_ _V9. !.0_411_ ,IrJr. .,.............—,.• '-' - -—._— 1K1611 roo_. . 0 a o a a olto.000'o -o_qa v IP.C9', ,.,.,_ jam._ ' I _`-' m tbM DINGIII .1. veyr_ ,� ; �� C ad � + : ........... a!i . : 1.: : Et't ill • io 1 mnLDIr.I ar LrJ . !)i 1,s— Iiii.- . ,tjA 1,,,,,,.fa,„-,..1 al- I 9 sx HIt:_ , MDfJ GH.Y ..1 .... .FI:.. r, • worm- :s a:: W• II AT°EI r t A �� I fI 3 0 taJx. _ V. gj .'•L'l�,1 �r - 1 + I �L, - amps t Z Q orih el c . ' rl.• tall 4 — _ l I I Y� r`... . +�' al i. •��+�, 0, �:.. — Iltt CORM O r,.. 4.3 ''��pp :I�Ofr-` .y'Z'�/;°ti^" , I Ill ,,,, .Iox _J1LI1_ mot`-• :iwm_ military. W �Ka. SWIM. � °t' Yyx a• O MOON II MIIIW I MOMS ON. LANDSCAPE •N PLAN S = CLANDSCAPE PLAN -- Nom,' L-1 .0 immilail 1^Y Y rm CJI I _ I 9 NJ . -9 S Igi V.i i; '_ i ' 6§( n #t i i \ & ! qv; I i \ ] q| §§l ' df! \ | P! q! k t \ 7 ` ` } .. § � / / k , ! $ i (/' . � : ' 41 I y . . i gIfli `} j 4 })q ^� \ /| AlU' ! 1 g ) ` ■ ( / -l ) j d| ) 1 it l 4 a &! R! 1 #' iq ; ! ) #' 0 itF !, `••iai!!!,!l,�, !! ;i,�,a. ( fiW §. 9/R/ / d !, !|i..,lz .,p t.;|., 0„|•2 • 2 \//\2 L 7 e ,_ #,.,,.-. _ - , _., :;! ( g! f.,;;;:: `,fe;!!!f! .;.;);■ ® _�` '| §( [! ,•, ,�!!, .. l,�. 2 ;i3 W 111111!,,_-_4! 111 •` ■ | ' I f " 01111 11111 "if| |.,|1|| | ! | I • ` `l |!|!'!|`;!|||| :;i,,■ _ �! ..| - ; _ ! ,| | 11 a ` . . | 11 / ] . | )! /) i.Oi 1;| , hi.;!| , � ) | | | ® ; \| �!| ;! �\ i|; �'|!| | j| f , 0 i | i i 9 Q §| iI )/$ J WAYCOMMERCIALr£ £k KTHNDG. i\ ■ I 06 \ /_w¥ .a_ r®' % ®®— /..K 111431.3 . . 61 PRELIMINARY JEAN WAY COMMERCIAL CENTER, 41111 ill WASHINGTON COUNTY,OREGON STREET LIGHTING LEGEND }*Q PROPOSED STREET LIGHT:20-loot, bronze, round, tapered, hose mounted light pole, with a I i0Wat1, 240VOIt, IMPS, "Shoe box" --- • style luminoire, mounted on a 8-Inch ! T'L• I r ___ __ ___ moslnnn, 20-feel above the road surface. I I I - OTY REQUIRED: Nine (9) lights. I I -.I I I I I I I I j Y I 41 PROPOSED STREET LIGHT:Same as above — — — except two fixtures per pole. •1111I-ii aj ;;1: @C.4;:;:: ;�'.4•s OTY REWIRED: Three (3)poles. qI •I — _ _ I I i OTY REQUIRED: Six (6)lights 9"l2 � 4' �(�. 6�...,': ;i:• — —, I w Ed a Street Tight design by ----- I ___.I if' d —__ U R.J. Rouse Electric, Inc 3 _ _ --_ — z _ o (503) 612-0840 Fax: (503) 612-0891 ---- a U All Per PGE. &Municipal specifications .,.,. i --- tl �� I �--; la' W c W 3;l1.1-;:li i----. L_ : m W 14;::: j`cl. j l L1___ J 1111 f —I I I I i !":� . -� ,._.._ 49 -- __,� "I oeww WWI ? 2 r31_ -- P.IMMi1 - zz • ll: '\ \\ rMM.)ow - r'9 a. 1 1-1-: j NO PLEASE REFER TO EXHIBIT El FOR _.I—L_ CALCULATION GRID. ARBITRARY GRID "\ '\ AND HORIZONTAL ILLUMINANCE ��— • \ NI Ivpeee \< surf M' Nan .roro X \ \ Cps cu— O — , � � • E1 W w 018 cr+z:r40S1 xva 9117.rau(ros) NO:=NO UzJ�llyCi 37tV . . s¢u.oa.,o wruG4 .++^s,nl rt.ccc N31N=O ZV1�3W14CV -WM NV2f g S LSVd� ,1.13SS18 b io %1le =Sb'Nd IN3WdOl3/134 N9153Q �d �81"i# I • V 1 I I 1 g 3 • il s Y i c• i J� i i If z e 1 — j T ° - . 1,, w b J _ - m 0 •i i ii+f '..K•tviltH i z ,'..) . , , 1 c- Z I Y; i�- .`. .�,1I� I ;` 1 1 r •I O 6 CP 6 r L1. w - -./0* i -71, Li 3 0 i Q, , 71 EXHIBIT 10 LU 00-0043 • z ears . 019 /0- I z_o/ I! . I . • i - I ;- _ . " " ' "I1 - I i _ .1 " - ' O Gn r-' } . . Iw �rn- ; Z 4 I m 4 O :-ji— may CI A O N J : I MON WI ^ . to REIM �it 1 , , II, I. II : ; I 1„1 I. .!Jtt t t cp i , i , O II J e8ue-,eea.r- r Fillri4iilii 0 Reg °19 0 ig1;11! '.7 li 6 • a gill Af. g PP A �i � �I i DESIGN DEVELOPMENT PHASE DAVID Tan & ASSOCIATES �' f o f§ V II for kr otiSI JEAN WAS' for CENTER 3a NW 9u+s.e.,a Ponimne.&aeon'MCI f LAKE 05L'EGO, OREGCN +943)$6.6-89 PAX(UPS)274.231 S . n , e I ........• ..4_,...0 ....... ,r, , a 0 Adel' 111, - 7 T.— -— _. __ _---. Ni�nlllllllgl�, _ = _ _ MINE n � x �_ ti '` k _ �- ti a b n H y• 6 BUILDING #I: EAST ELEV. n BUILDING #I: NORTH ELEV. '®ICEY NOTES MI m 0 r3. am. mr,l,•m'• A6 e '!. �. �. a,a:•.,L-m-. ' 71..11 J l 6TANDD4C.BEAM METAL ROCP 4, 7. 4k6k17 BRICK MASNRI O ' 4,p a.6N Q4 6:IS 6PLIl-PAGE CcRr!E q 7 5 MASOYee,LNNS Ali- 4'°'.� 4.6TOREPRONT FRAMES WTN FINED 'F�] B4'!P-'Y+ GLASS PANELS 1l� I -I I I : '1\`� �(l^��Jl 6.9AND PN16N BTUL';�O R� (I I/• / I I I I 1 '�,� ,A-/// !.010.LN08[BRICK LEDGE TRIM MII q I} II I I I��I I I IIIII '� (• Y A. \ D.CLOCK IN RECESSED AREA • - 4 ._ /�- _I....' -r� / i 16"MAN NT.LITTERIN :`3 r /II( 1I METAL KANTEF267W u I _. 1...-.—+.'... r111. / •��'��,Ils DECORATIVE NMYER rill, h. ''1/ SS><a4 -5 ........JJ T, :TTTi 79RA[xP1a ,. y I.0 1t1t • / I�'{L,c,,F..'L) y tr F � O. �J p Du BIKE RACK (1 �'t .r;(' tv 1 if` 2 :'K r• yi{I"'4 S�5 S. M.*METES.TAARPRON.SNARE n t R P LLI Ill V r5i'i r7 -F ' r t it. f''r_— -.- -- B6.DECuTSET BRIGCPIERCAr _i I � iti Il r 1111-.-MINIM' 1 1 .,- pl.. Q� © O 11 :Le" O 0 0;R�COUR6E, TT_43 w 4 1 ri .BUILDING #1: WEST ELEV...,...s f - n.BUILDING D BRICK ACCENT a INAIWL 1O I I� OICY nets'FIG eR o is O 1� �� I JII�i ROOFING \ ]6.MASONRY N 5R Than-lEN1 81a'i JOINT w p }-a J II� I� ,P --°,,� 1 LJ - I 1iL[iiIU 1►jl. . � ( z.4 r I Q OQ Q • p l/�f/ 111f/. /,rr' ® ,,i4 � 10 c1 "• 0 ILI to ' ,Ar,I-I I µ{t TI .., E W G� N{, l r IIIIiii 1 •, v,',r r .w 'g ��' y Y r ilk I " I ^1'I vj' V •I 1 '11, :.I <II all sJ 1'9,1 {4-' II KE q 4`I w�j g r u t I C1 w �.Y+.1,ili kill 4CNI'�1' ('�I hr a! ! III 1 w� �, 'I^ �� 4 c ^ 'r Is/ r/� l'I►�sA6�i'`i_� ■T.l Pi t- 3t:1 ';•r �� 11 1Lt ��' _Is/ lorrta..�'loraC_ jc `;) 0 0 ®BUILDING #I: SOUTH ELEV. O __I m r S. UT im• N"N•m _\ 2 nIIII .._-._ Illlni., f 41 21 *uJ'--I ..FAIIII aIlyy yy rya I�r/ u1.. -..-----487 - lff p° N 41-464 01 `n %,.%. • �..' y�y/'q' ;Q --�r- ---- I I �� Q '.. w�e.F, Rw aI a „,._ W �l 6 III it _ l, I- _ -�'?'!U�!'T rokA ,wog l6 .i ....8-ELIy e JEAN WAY STRIET ELEV. / C/ NOY r0 S4■ i-i cn a V L . 1 • 1 j 1 [Ils'I.\ `C)KEY NOTES ,�1X�. I.. - \ I STANDING SEAM METAL ROOF i 4xex17 BRICK MASONRY 3.pX6X16 SPLIT PACE CONCRETE MASONRY.176 I STOREFRONT FRAMES MTN FIXED • p GLASS PANELS [r]1■{ T- rc� II - '1 f 5 SAND FINISH 9TILC0 E., U_ N I �. 6. REVEAL JOINTS _1 S r �.. y - i 1 1, BULLNOSE BRICK LEDGE TRES Eg FFF n.v fr 2 6 CLOCK IN RECESSED AREA O,� g A !'1' S.ID•'MAX.Ni LETfSED Cal 41^' II ;{—�P !.t • T 2�1 1 ?J i `�. -7' i II METAL PLANTERS TCOI°I6G d 6 e tif _ I} : -174 1.1I i c I 2 _ ///L_ , BRA.CKEDECORATIv!MANGER j5 9 Il 'II puce RETB P _ •i •?� + / 12 BIKE RACK /' II-11 -l. s T_ f II., !J 1 In.Nor usED yai �'"��.. L / {T.L''�y 1,TREESlAPPROX suAPE. T I,I LOCATION) II • --11 lea 9.WALL-PACK COURSE pECI1RITY L n ifia. ]- '�'Tyi I, A c' /r- [ _ w� Sm MALL WASHER 1'+'T'E LIGHT ,S-• .21: .1 L ' � L f!;I /I %/•,r , „z`r I 1 I Y •.'�� I I ter' ]I.PAINTED CEMENT BOARD e • 1 r FASCIA a m-:-,,_ O �,�.�'/ ,., i JYi f' J J-.I II • 27 RECESS CF RICK AC EEYCT•ID �'• ' TiY 1 II�. 73 RE68EO BRICK ACCENT "1 I „' _ �IL/i I _./� _.• _ .'/ T� 3 24.METAL GUTTER TO MATCH � - - ROOFING ,•.Y 74. .,Zr 2 IS.PASCNRY CCNtRO{.JOINT n ENTRY MONUMENT ® COVERED ENTRY DE'SAIL ;,; . r '.yam' 76.DxeXb CMU v =- 21.BAC LIT eXIS GLA66 BLOCK m r rIY l LIZ� $^ U1 Z • CLOCK TOWER DETAIL ►- O O ' �� a J41111Ia. (III ill.h I'L.r ,_, fzu o o is \ i 1 Jf t �/� 0 al T _O Q " 2 Au, -I 1-f j" In �; P. Y r {Yi sE (L"..4119.11 - w U a rt I S 1 k ;f ' R I I III rY i J', , ti rr� —� �� iiii It. kwt.r I�•LI S SP•R 19 ..., E:F., -- ___—�_ ._ �. 3lJJ • 4,1 eBUILDING: 2: EAST ELEV. a BUILDING 2: SOUTH ELEV. • m I. 5' I6• 2e• 46•I'-0'. UP.I'•Y.. 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MASP, Y WALLS, SEE m . . [*. ELEVATION FOR t AT'IL NOTES. In . i• CONC. SLAB i . to • •r "' I•i.tI. GALV. BOLLARDS, cn - P�1.II�1TE1� SLAG rn 'P A -)•',- , . 0 - /•1 , .. r,I . • r • 20 -i' , I,3 PL AN t3 t3 • r S 4-. en 0 r.-) 0 • 0 yr lv � ru r- I0 wryIait • ( v, 1' • '! � 4U1 Allikilik T fr_ 1■ w . s: • G+'�11;'V - 0��1(i32 rcr'# 'Y,x s -. �a -g OW 1 U28 DIMENSIONS BASE ADD ADD ADD NOTES W II D R MODEL NO. LAMP SUFFIX FINISH SUFFIX OPTION SUFFIX rD-� r-D— r—W� SEMI-RECESSED HOUSING 14' 14' 4-1/2' 5-5/8' 0W1020 -1H70.1H100 -PT -LOB.SM,277V.347V E 1 T [1 1 STANDARD 356mm 356nun 114mm 143mm -1N150 I SURFACE MOUNT HOUSING 14 14' 8 5/8' 1550,1SI0,151W — I H AVA;LA&LE 356mm 356mm 219m�m [�I '._f j REMOTE BALLAST STANDARD 18' 18' 5.513' 4-12' 0W1022 -1H70,1H100 14W1111 H 1 D LAMPING 451-nm 45,mm 143mm 114mct 1 N 150 18' 18' 8-51W -1550.1570.1S100 IN-RUM _'a 457mm 45/mn 219rrrn SEMI-RECESSED HOUSING 14' 14' 4-12' 5-5A3' 0W1024 -1H70.1H1O) -PT -LOB,SM,277V,347V 11-1 17 I STANDARD 35tixvn 356mm 114mar 14smrr iNt50 li I SURFACE MOUNT HOUSING 14' 14' 8-518 1550.1S7D 151W I AVAI ABLE 356mm 356mm 219mm IL;a REMOTE BALLAST STANDARD r-- WITH H.I O TAMPING um-rrEasgc SLAM! _, J_ q) 1 I ' r SEMI-RECESSED HOUSING 14' 14' 4-3/4' 5-58' OW102B -1H70.1H100 HOUSING LGS,SM.27]'J.34 V Li _ STANDARD 356mm 356mm 121mm 143mm 1N150 PT L_�, j SURFACE MOUN1 HOUSING 14' 14' a tS50.1S1p,tStpD AVAILABLE ACCENTS REMOTE BALLAST STANDARD 356mm 356mm 229min PT uVITH HID LAMPING SPAI-RECESSED SUafacE METAL PANEL INHOUSING FACE IS RECESS iniiiE DHOU I 14' 14' S5/8' 8-1/2' 0W1032 -1H70,1H106 -PT -L DB,SM.277V,347V 111)11 1 r`1:,) STANDARD 356mm 356mm 143mm 216mm 1N150 SURFACE MOUNT HOUSING 14' 14' 12-5/8' 1550,1S70,15100 AVAILABLE 6mm 356mm 32tmm REMOTE BALLAST SIANDARG WITH H I D LAMPING SEw.�dEssEd ��: � wottiL �co isfics � TECHNICAL SPECIFICATIONS 1 FINISHE t I�f vx ( BALLAST High Pacer Fagg Vefity ballast to junction box distce PT P ed(Specify color suffix 4] _ ',1,11 t: �y p, tj{remote applirdions.Encapsulated ballast starr;aru ran Finishes brochure.) _"F"' ��/ a . .x .ts N HI ' •- Solid ffabricated aluminum housings OPTIONS _ 's ue ta rs CESSED Recessed housing,rough opening 9-5/8'diameter by Verify availability of options selected MOUNTING 5 374 Addit oral details availablei�' -�deep uponreguest LOB Long Recessed reflector housing supplied with standard SM Surfacemarrl(rued standard). dectricel won box. 277V HID amping. 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"57‘:.": 27-F'---:: Z.Sf-r----i ,'"1,c.!: ..-'..,sr:.;-;.:4!.1-'-':-...1.-..-----' f- •,.- 1-_...- f--....,--"Lq.:'•.,-,-_=1---..-..-.. .-_--n.-s'._—_,---4.- -z.-z-z-;--. --.'_;.-. . .zr-P,._--:.-1--cr .----- -,..-.g.-.,:- _ • • • .•:-.:-..--,-=:: 1.,;‘,..._i-..:.F-c-..]E-.,J.--;..-- .-. ..,,.-:-1--.4=47.,..1,::6-•& - --,..,_„_-_,-;,-,..„,„_,_,,:..:,--- -,-:..-:.:,_ -. _. .--......-- ...-.• .,,,,.,._;,,„_c_i_ r_:..7-‘.-,-.., --. - .: .,•_• -- . ,'.--....: -.J-_.--:-.,,.•:.:-.- .--..•: :,----,,---- ----.--:-.1-,. . -----_--,__-----„::--..::-.--.., --.-.. . :. . . . . . ...... _. _ . . _ . . . . , • .. ..__. _ , .. . . -Owl 0 24 - . -• - i --- . .- --,--- These semi-'recessed luminaires accent facades ---. .::__,'-•-...: _-- ----.:- - n VISA_LIGHTING - ' . . - ': v.'..• - -- :---- -:-------..witita halo effect at night andcri you sp desire ecdoelsoiran accents ti- -:---.7...:---- : :_.,:-...,...; sum_ . • .. -' ——* -' .- -* .." : - - '.-2--- during the day. Paint any color ..An Oldenburg Group Cornpa7...• . - ' :•-. - - ....- ' ..... - ..-...-7 d lamp with incandescent,metal halide or high :.f.-..:-.:'.-_-' ..--.- . ..:--.-_:- . - .' '. v . --- --.- .. -• pressure sodium options. ..,-_ _ . • • ._ _ . - - _.--- _ •- , . . ,.. . - . . • . - .- . ..._: ._-..- ........, --- . . . . ..„ : . -• _, . - -- - - - - , ..:. . . •. • • . • -- - • . . . - - . . . ,. .. .•. . - ..,._ •. - . - . . - --• • • -• . ._ • . . - . . - , • . .---- - - - : , .....,.. . . - -.- • - _ ..,-..-- •-•.'•,-- . -...,- . .... . , . .. ...:. . - • . ,...., . . ., - • . . -. . ... . . ..._,. .. . . . - ITT*1 6W- rt. 71 i—; `� i I i L .b RFACE MOUNTED IIi ' —7 i ! - iII iI I 1 I Loldp 1. fil) . t I 1 : I I ! : ! ILHOUE E INIcri �� --� � , ��" 1 I ! SAWSeries _ - 35 watts to 150 watts au ( I Hip Pressure Sodium ` i t (L. -�1 l t UU walYs Metal Halide I i ; I I E I Listed for Wet Locatior IsL ci 4ousl PRODUCT.SPECIFICATIONS - - . I ❑APPLICATIONS O OPTICS ❑INSTALLATION Cut-off optics eliminates glare and prevents Die-lormed specular Atzak`o'aluminum reflector '/2' tapped and plugged holes allow conduit light spill. Ideal for security lighting around the system provides sharp cut-off in a Type Ill entrance at either side or lop. Knock-outs in perimeter of a building.Also ideal for roadway distribution. Clear UV stabilized pofycarbonate housing back are compatible with one-gang FS • 1 lighting in tunnels and overpasses. lens hinged to housing and retained by two captive tamper-resistant stainless steer screws. (GEM)boxes oriented on either a vertical or 0 CONSTRUCTION horizontal axis. Other knockouts are compatible Precision die-cast aluminum housing finished in 0 BALLAST with 3'rz'or 4'-octagon boxes Four 'As- Precision II"archrteCural dark bronze polyester HX-HPF or Reactorknockouts are also provided for direct to typentas specified Ballast budding mounting. powder for maximum protection against the and components mounted to integral heat-sink elements f+�red porcelain lamp socket with fcr cooler operation,longer life. 0 LAMP nickel plated screw shell.Spring loaded Medium base clear Et 7 lamp as specified center contact for positive fit. Socket pulse I rated for 4 KV.Continuous neoprene gasket sandwiched between housing and lens seals against weather, dust and debris. • ORDERING GUIDE. . Catalog No® Watts Lamp Base Ballast® tES Type HIGH PRESSURE SODIUM SAW033NLX 35 E-17 Clear Medium Reactor(NPF) III Sharp Cut-off5AW053NLX 50 El 7 Clear Medium Reactor(NPF) Ill Sharp Cut-off SAW073NLX 70 El 7 Clear Medium Reactor(NPF) III Sharp Cut-of • , i I SAW0T3LX 70 E-17 Clear Medium HX-HPF III Sharp Cut-off SAW103NLX 100 E-17 Clear Medium Reactor(NPF) Ill Sharp Cut-off I iZt, , " SAW103LX 100 E-17 Clear Medium HX-HPF III Sharp Cut-off SAW153NLX 150 E-17 Clear Medium Reactor(NPF) Ill Sharp Cut-off 9'Y+r SAW1S3LX 150 E-17 CI ar_.__M%dium HX-HPF III Sharp Cut-off METAL HAM E _L_N. csAw1o3M AL 100 E-17 Clear Medium CWA(HPF) III Sharp Cut-off .,w L, _uw,ip(ete wnn'•:earMedium base c•lTlamp�a.,1 ii. I in__� I 1110 7"— I-10%s•• VTReactor ballast available for 120V input only.HX ballast availaoie in 120V,208v,240V,277V.480V or MT9 OPTIONS !._tKy 4�--1-7°J:1 I -i To order the following factory installed The following are field installed options.add appropriate suffix to Cat.No. accessories.Order by Cat. No. Suffix Cat. No. FUSING:In-line fusing to protect HID PHOTOCONTROL Light-leveler(P150 circuitry. -FS Type)ready to install in 1/2"tapped and - AUXILIARY LIGHT:Atncliary double plugged holes at either housing side or contact bayonet base socket for • top P150 6V-120V(max. 100 watts) -EM Series PHOTOCONTROL Factory installed button type photocontrol for 120V,208V, /II - 240V or 277V(specify voltage) -PCB • • 1 1 - IL iS— 3 Q33 I EOM : R.J.Rouse Electric, Inc. Fa?( 110. : 50-i6120e91 Jun. 20 2000 09:57AI1 P2 , i tc r✓}e- i 1PNlT k Calculation Grid; Arbitrary Grid Hori/J=al Illuminance Grid Nutt. Arbitrary Grid Grid Origin'. (36.00,60.00) Grid Surface: n/a III Grid Typ . Horizontal lllununance Grid Oriern: Grid Hinge: 0 Grid Units: Footcandli. Grid EI3v.: 0.00 Grid Azimuth: 0 Statistical Area Su,mary Stat. Area L.:G ax hEn Avelbiin Mat, to Std. Dev. Arbitrary Grid 1.22 7.64 0.00 Undefined Undefined 1.44 oakalarion Grid 6.76 ! 20.28 ! 33� VIM? 47.31 1 60,8) .7�.37 57 101,41 114.03 121.45 141.97 115549 169.01 1 182.53 1196.06 209.58 :223.10 t I , 44.60 • 0.67 I 1.34 1.32 1,10 ' 053 ' 0.22 0.10 0.05 0.03 001 0.00 i 0.00 0.00 0.00 I 000 0.00 I 0.00 421.86 0.67 1 1.40 1.98 1.47 0.78 0.38 0.23 0.25 0,25 0.03 0,01 1 0.01 i 0.01 0.01 0.01 0.00 I 0.cc 399.00 0.22 ` 0.4E 0.74 120 0.81 0.58 0.45 1.38 0.28 0.11 0.08 0.13 0.32 0.24 ; 0.02 0 01 I 0 00 t _ I 1 316 10 0.13 I 0.36 10.81 1.22 0.89 1.86 2.55 1-26 0.68 ! 0.42 0.43 0.64 1.27 0.26 0.13 1 O.07 U.04 353.40 0.08 1 0.19 0.56 1.22 1.43 I 3.00 6.39 1 3.87 1.74 1,87 4.30 4.10 2.15 ( 1.33 1.41 0.43 I �0.05 -1 ..tom__`` l j - .? -- 330.60 0.08 10.23 0.35 I 1.27 I 1-60 i 2.29 2.84 I 1.76 I 2.04 3.04 635 7.64 3.46 { 0.82 0.33 I 0.32 0.88 307.80 0.06 I 0.16 0.53 1.16 198 I.61 I 1.06 I 1.86 I 1.76 1.40 1.93 2.73 1.07 1 0.38 ' 0.22 { 0.30 100 235.30 0.07 ' 0.17 0.53 1.10 I 1.79 I.40 I 0.97 I 0.86 1.44 2.13 266 V 1.54 1 1.74 ' 0.63 1 U 66 0.75 1.29 26220 0.09 : 0.27 1 0.45 1 1.22 ! 1.33 1.12 ; 0.82 10.72 2.46 6,63 5.21 3.92 4.75 4.36 ( 3.42 I 2,55 I 3.61 I I I 23440 0.20 10.51 1.17 2.57 j 3.05 ! 3 31 2-78 1.60 191 4.36 3.90 4 62 j 6.75 6.78 4.2.9 I 2.46 2.53 I i 216,63 0.57 1.35 III 2.22i 1.93 ` 128 2.37 1.5._1 It 2.11 4.68 449 .., 3.05 !I 2 38 157 l.95 i 2.11 174 3.94 193.80 0.17 0.45 0.75 0.69 0.60 0.54 0.88 2.67 7.56 7.18 33 7 I 0344 2.07 f 3.83 2.56 1 1.04 171.00 0.17 0.23 0.64 1.03 0.99 1.13 1.37 2.90 4.13 ! 3.50 ` 1.61 0.37 0.68 1.54 2.07 2,03 2.06 1 � 1 I 148.20 0.11 I 0.43 IA 2.07 , 1.92 1.69 t 1,17 1.38 1.58 1.88 i 1.33 { 1.56 1.16 1.78 1.71 1.96 1 37 _ �-i _ _ �. t .. _ � ` 0.69 0.90 0.73 125.90 0.15 092 0.77 1.47 � 1.35 0.11 0.41 ? 0.48 0.34 Zia , 2.8! 4.59 3.03 z.� 1 � � -1. - 1026C 0.16 I 0.22 f 0.73 0.94 0.63 0.47 0.24 0.15 0.25 0.44 0s6 0.65 I 0.56 0.43 ' 032 0.78 1.59 t 79.80 0.08 0,32 I 0.61 1 0.23 0.15 1 0.13 0.09- 0.07 0.05 0.07 0,07 , 0.08 i 0.08 1 0.11 ! 0.20 0.57 196 _-r-"-i-_1• 1 , -__,..__-' _,-... 57.00 0.10 I 0.39 I 045 I 0.19 0.08 0.03 0.02 0.01 , 0.01 10.01 10,01 i 0.01 , 0.03 j 0.05 : 0.16 0.86 ? 2.85 i 1 -- I ` I • / S - 4 034 FROM : R.J.Rouse Electric, Inc. Fes( NO. : 5036120891 Jun. 19 2000 06:38P'i P2 4 S � t� ,s -si - e 6 rp• r, co• I • 14.-4t..\\ 1 1,--.------.-••;k,.. -- :: . 3 r. 'N `to:- ) Ss.+ .....4...1 .9:0_ '.\\\ l'eo.. Cam,._. ) �6• �al r �°• � i�` ` •sLL . 1 0 �( \N, s ° \0. � 6• 74,4",. A 9 i..„2,'•?... • _ r �# •:-:fit' irG� .s _gnrlfaatail:LITAI.iui:.aa:: i V- � �• I ra� — c• " an t . 2 .1 r _ O: �,• s < a ; r O- � v � f1"- n i dr. • ■�•i eS r. �• O- �t _� reef! d- O.. , �._ , -� s' ?-__ 1 r^y inn. } � P E c' t . fs�_-_ i i ' \_ . .. `sal-r.G"'r r -~- s ,r--Si Aia. D. O- O. D. s \ <co. ; (s. /2-4— s.i;�1�� 7:_ci 80. ro. ' °o. °o. _ 7r � o. Ga Jo. I ° 0 c- r • � EfH i 1 0. '‘'.. X elf,• i\ 1.0,o- 0 : Irsk' cl- \ \ .C"., 1*.\ 0:1\ • ,.0% -t ... ...0: ,i C 1 ! 0. \'',.O 1 0 1I I'e- N y,% — e/ ee el. 0. o°'E co 6�. 0. l �, o0 D o- p �--' Q_ o- o- v ') o' o o. se.,v L, &0 (-, . �, — O. o re/ D' ° . o so• °o. \ cs"=• frt. �r. rr. fir. sr. sp o ro. °. o 6,Q °- i • o- ° o- o d' 1 FROM : R.J.Rause Electric, Inc. F>( tC, : 5a75t20BS1 Jun. 19 2000 06:38PM P3 9CO . a a' • eo. 00 (' D 0- o- 0 % i c- . " o G 9 n6 1 % fir; ' - -. '6", —1 al 0, o-- o- a- •- `T.'•.--0______.-=-.__,. °‘'0. iti re.9.1...4(c:74.1'."71.f. ,.4"_:-,,, _:. c .,...:___......i.. EM • ° r0. �c'. �' i� -4yi ,\tie�Q. - a'•. IE9o-I i �9 .5-- .4j 8- -_._ • p_ p- ti7ranfi.n • . ! / , 1( i : ° r '.r49I U1 r"�_�- �' l 14 ,• ''. s,.-..-.• ..� ®� - ; . �uuru.r.anrar :_.9 '- O\• l�-r. ! f. it p to cf•• s�.ti.�..s.r. \�' !`, • ` �• 'fir ,sun __ " A O i At Ss / • O s)9• c� . per_ i Pr O° 1.O• 0 94 .rbr '� 4': c' i ' • , ' - /ii 77-C(rs':-'‘- '.'--r-"-----si-,/ F` a•i . I Cfr- 07" .- g war.-.- - I --- \ Sc'. Q� :ueiorA.s..s!:� < • °,. �.. o. sue- r..*...■L••' .- / o- IN j N . ' r(7—'-‘t\. /' F•1(— o ` I r . m . . i : Ai as- O } `i s S am .`7-1' ,._ `--mac' 1 < 7. cam • r• / S 9 lm 1 MAW '- / r # i e_ i 1 1 I 0,:-.___;_::1....) °. naOela T 0 9. • 4u.r r. — 1 . ter/ \------.1--esN • 6: lea. .9. 4.es' . F/ Q6. /7-, . 9E. r• �2' l. 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I : i BuyLine 49 Roofs • BERFIIEVE, Facades Manufacturing .., Company Soffits Mansards Freedom of Form in Architectural Metal Systems Walls Ceilings • Equipment Screens .,., ,-4-iit-zN .,,__ ,_ ... . , -...,-5,,,-., - Restoration ____.--------- .-.-,..-„, --------,-- , • . . .,--\ . ,..., , .,,., - • -;...:,.,.---,-,...i-..', . . , • . : ,,,......i..,..:-,;.,-,441 -..- - I., -i. .. -,,-'v.-3,A •;.'.-'_ 1 . - \\11141\11'0 _,.-...., _. . 411 L..,_ _ - ....ii ,• .-„7 7, / 7,4 . ,,.. - y '' vf _ . . ... ii ft a iiiiik . „ ,•, , / il ///,' IF ' Berridge jit. • , 111111111111111\111111111111-. - 1 ..- nil Exclusive _ Ite ,..._.— Fabricating • ____,.... .- I EXHIBIT 16 LU 00-0043 ot;WEGIII s -+ rtLIQ CD 911:20?pF14..1 os-vewpmer-s,., 12"'n4 DAVID BISSE1 I & .,,,,,-..---:rr.Te;";7:.:'..-',.•-•'. .•:.../ . ..,,,, , . . .\,\:-,,,.., ue Portland,Oregon 9 09 ,.. . .. ....,..„ ,. .. ., . 3,A2R2cNwHi-r5EthcA-rvuenRE•p.LANrgiNGINTERio7F2is • ; __ ii.L 2.' Merkl. O Ikr" _ . . , , :1„.„ . .._ .... • i.,,,,,,A,;•,,,, -,:_-,-.7*0: .,., ,,....1 . __ A . - ,- i . _ ''',,'''i. ...,',":2.'',::: ,,,t'',441tfik:4;.:- . .- ' ,-;,„,,,,,- 0 w,„,„,•,.„:„.„....„,..„„_•••••, ,---v-,41.1 wpr-( Qznitil . QgNrivr2- sulaimunionliiiiiiiiimmumaimi. 7_,..._. ._ _. ,„---..- .-------.z • ,,./• Y/n ' 7:1/ / --i6W II Mira ,0 ..,............,--mo ID-7()J6CICI ‘ ..°,32,... -„,.- • . .. .-. •. - .. :-....,072-,-..v.,,,.. INTRODUCTION AND SERVICE Berridge Manufacturing Company specializes in research roll-formers:mechanical and hydraulic pressbrakes;punt and development of new architectural sheet metal prod- presses; stamping and bending fixtures and a variety ucts. Many similar products listed in Sweet's Catalog have special dies. This complete line of in-house eq • e been designed and developed by Berridge Manufacturing produces top quality products at the most comp 1 Company.The unique Berridge Portable Roll-Former Mar- prices and assures prompt delivery. keting Program which provides on-site fabrication of curved, 9 continuous length panels and the patented Berridge weath- PORTABLE ROLL-FORMER PROGRAM ertight vinyl insert seam are two examples of Berridge innovation. In 1984 Berridge revolutionized the architectural met panel industry with the introduction of the Model SS-1 In response to market demand. Berridge Manufacturing Portable Roll Former. This unique machine is designed 1 Company has developed historic reconstruction building not only roll continuous length straight standing seam par products for restoration of historical buildings. A complete els but also curved.Today,over 20 different panels may t line of residental roofing and siding products round out the formed onsite using Berridge Portable Roll Formers. product line, giving Berridge the most complete and corn- _ prehensive line of architectural metal products. • " '` -:+vJO:Lv.�iii1ft.1 � Shopdrawings and suggested installation details for all z_.':" i' ' • Berridge Products are available upon request. Call Buy- _ _ — __ Line for the nearest Architectural Representative. call col- e" lect(713)223 4971 or call Toll Free 1 800 231 8127 to our OE' ':,-- _ factory for additional information, budget figures or firm •• '`�' 7 ..' quotations. -, • All Berridge Metals and Finishes are available in Flat Sheet r a y : --A.: ,�. or-Coil for purchase by sheet metal companies. If the .1 architect desires on-site or local fabrication.he may specify - - the Berridge metal gauge. color and finish. — \ . f ri_s EQUIPMENT . - =- - �! 1 Berridge products are produced on modern high produc- , '• =__ - tion equipment which provides a low-cost top-quality prod- - -. uct for the consumer. The versatile equipment can manu- _ i - facture products from either prefinished metal or unfinished � '� ` . e ;- metal,which gives the architect the freedom to specify any • '"',. ' >%. -. ' material or finish to fit project budget requirements. ilia Highly specialized Berridge manufacturing equipment con- . ,.._. --_Y `. J verts large bare galvanized steel and Galvalume coils into ,,; - pretreated. prefinished, fabricated; high quality architec- • �=-'' tural sheet metal products. Berridge equipment includes: Beautiful Curved Panel Applications are possible with the continuous coil coating line;slitting line;cut-to-length line: Berridge Portable Roll-Former A _ sue:_ •- 1—'C' /-mi l: _(I- t'ic. t. i: } 1=er .5-• �1 Z 11.11PLi 1 I i 1 1 - a. i - .' .t. 1 _ _a1 _7.;-7;":: iil t' 'll ::ill ,r 1 --� ass-._, i \ _ 7 `¢ $£ .. i 1 e. �= J - — - - •4.' • Berridge Portable Roll-Formers permit precise onsite fabrication of curved, The Unique Patented Berridge Vinyl Insert continuous panels Seam provides watertight integrity 3 8 Page 2 (General Information) Index to Berridge Manufacturing Company Fso irtt' Architectural Metal Products 1 Imill Distinction Since its inception in 1970, Berridge Manufacturing has been a leader in the IIII Berridge development of new concepts in architectural metal roofing. from the original Manufacturing Co. Berridge Standing Seam Tee Panel to more specialized products such as the Spanish Tile System. and the selection of residential roofing and siding panels and shingles. For applications over open framing, Berridge "R". "M" Panels, the Zee-Lock and Cee-Lock Standing Seam Roof Systems are available. 1 Berridge Tee-Panel '" See Pages 10-11 r. \ \� The Berridge Tee-Panel System �_ �� ..f�� \`\\� , is the architect's choice of r, t" �y - 4 standing seam roofing. Tee _ \ \ • Y '" �� \\\� Panel provides hiddenfasteners i, and the true appearance of standing seam roofing. Available '' _ ' �;_. in all prefinished metals and P--f.- - - unfinished metals and a choice - of two panel widths. . • ti 1 ?eti Berridge High Seam Tee- Panel — See Pages 12-13 ,y, •A structural panel for open span .", / construction. providing a high, , . .ems .---t,-, - - narrow standing seam. Ideal for �47 :. buildings requiring all steel _ - ; �. 10 construction for fire rating. �E Available in three seam heights. / b y> ' Berridge Curved Tee- 441y . Panel — See Pages 14-15 _ :I l.!_ In 1984. Berridge revolutionized ". 1 (�i f �f-+l, the architectural panel industry • — riiiiiri riff II �/r - ;- with the introduction of Curved .r Tee-Panels. precision roll- N ," ';'- r *-- . formed onsite with Berridge Portable Roll Formers. Both 1}.`s _ —- - outside (convex) and inside , y , = _-._ (concave) curved panels may be • t =J " = formed (minimum radius of 3 ft.). . ` -u� , " �,s #m • - - Berridge Compound _ Curved & Tapered - N Tee-Panel — See Pages 16-17 rr�' `,, Only Berridge has the specialized � .t\ .\ t\\ t.N-vs,Portable Roll Formers required to �' form specialized tapered and free / i \,\ form Tee Panels for curved 1 if �`` ' � • .-_--,..---„,..r - corners and graceful compound curved and domed roofs. T i Page 6 (Index) L • 039 1 STANDARD BERRIDGE l*-spf 07610/BER Distinction BuyLine 4950 COLORS AND FINISHES is Berridge Manufacturing Co. WEATHERED COPPER COLORS Medium Bronze Copper Brown Aged Bronze Dark Bronze AGED METALLIC COLORS Zinc Grey Charcoal Grey Buckskin Matte Black ACCENT COLORS Terra-Gotta Hemlock Green Bristol Blue Colonial Red .:.- . . Ill. • Patina Green Forest Green Deep Red Royal Blue • Shasta White Parchment Hartford Green Teal Green METALLIC COLORS III Copper-CoteTM Aged Copper-CoteTM Zinc-CoteTM Lead-CoteTM • -- - - _ NOTE:Special Colors and Finishes are available: Please ccnsult Berridge for pricing and delivery. Although every effort has been made to accurately match colors f this card,please contact your Berridge representative before spec - 'Aged Copper-Co ter"'is a 2-pass color system which requires a 15%price premium. Satin Finish Galvalume Preweathered Galvalume 0 '; 0 Page 5 (Finishes and Colors) • MATERIALS & COLORS BOARD (In File) • • EXHIBIT 17 LU 00-0043 041 • • • 042 7UH-2 9-2000 16: !,€NEPHELE — E I SSETT 503 224 2311 P.05/05 • I 13'-4' Di ,... L b ELAN VIEW • IB" H. BRUSHED STAINLESS ieAISED LETTERS (32 SF MAX) (ST 'LE SELECTED AT SIGN PEWIT) 1,2120:_t_. 4" ROWLOCK CCUR BMOC, COLOR I 0 1 1 TExTURE TO MATC- ��... BUILDING BRICK E !• -.:.: --ii I" RECESS PANEL ". .. }~ 14 FOR LETTERING i i E SPLIT FA E CEN ii► < < ' : , ' I " L , ' i ' ' , , ' ' ' 1 ' '= I � TO MATC44 BLDG_ C+'U. '1 c,, ' =""Its§ITR*fr MONIUT41.= 1... rya I - 0 1' 2' 5' 10' ID riii I[ EXHIBIT 18 LU 00-0043 • • • CII :` t,-,,`,,:,. t„ e{ "- a '—� r.: 1 3 " ` - } 'fit.sre - ,7L '1 . -`4 rsf c—c-- � �4• .h y jY3V V.7`.� `' 1ii � 4 1l iS "� a tr7. ai riLy 4e "+i 7 0 r• :OIL • • to ` ♦rCC 1 7.s... • • .-r • w _ • JEAN WAY FRONTAGE • EXHIBIT 19 LU 00-0043 4eta...4e5 045 s t I J '• •14. ..I. '4.. :J. . .... t. . ,.. .-M sue. - • • ...._ or i •�Aso • �T... �+ ., *nF�• 's •may• ' • •q . ! '.1 r �,• ��•jj��`//''yyy��i�ii 1F"'.. 1. 4 ` •+ • �a ..+ • • tom. , •` .'+ « �l -1• . • itf • -•. It r--'~ irw p. •r r -'+ i t , t 5 - • •;. t , ' is • r,1.4..♦ ti. 11:::',....:ri.14:147,' VIEW FROM NATURE'S POND LOOKING NE . S 046 • • • , ,, 11.11.141e-1, ..«��g.+�:g r j - - I j; •5 • • • • ENTRANCE TO NATURE'S FROM SITE i 047 • ':::4_,,,,,Lfri_.--,_. - • ,,:,,..„,,,,,,..-...fair . - '-.'-.'.V".'" .:.,'-:.7.-''P." +�'•. - . 1 � � � �'-s• 4,r,.' .tea ��I vt::. . . 4 • _ s.=y yam. ;.,'''...if- ` &z. -i •r. i ..��r r �i _ _ io SITE WITH BUILDING ON LOT TO THE EAST • S 048 Jean Way Commercial Center • PROJECT TEAM Applicant: Beacon Homes LLC 7125 SW Hampton St. Portland, Or. 97223 (503) 524-1999 Fax (503) 524-1998 Surveyor: Andy Paris & Associates Owner: Natures Fresh Northwest 15962 Boones Ferry Road 3008 SE Division Street Lake Oswego OR 97035 Portland OR 97202 (503)636-3341 (503) 234-3008 Traffic Eng.: Douglas McCollum, P.E. Architect: David Bissett/AIA/NCARB 2224 NE 11th Avenue 322 NW 5th Avenue, Portland, Or. 97212 Suite 301 (503) 823-5180 Portland, Or. 97209 (fax) 823-7676 (503) 226-6785 (Fax) 224-2311 Geotech Eng: West Coast Geotech, Inc. dbisset5aracnet corn P.O. Box 388 West Linn, Or. 97068 Contractor: Evergreen Pacific Inc. (503) 655-2347 5664 Carman Dr. (Fax) 655-0642 Lake Oswego. Or. 97035 (503)245-9999 Landscape Arc: Kathleen Ellis Fax 636-5740 Landscape Design • 16325 SW Boones Ferry Rd Planner: Blue Sky Planning Inc. Suite 20 16135 NW Ramona Dr. Lake Oswego. Or. 97035 Beaverton, Or. 97006 (503)636-3659 (503) 617-6511 (Fax) 636-2090 (Fax)617-1541 keldna imaaina.com m dane2Cd)ate.net Arborist Walter Knapp Civil Engineer: DL Engineering Inc. 7615 SW Dunsmuir 222 NW Davis St., Suite. Beaverton OR 97007 402 (503)646-4349 Portland. Or 97209 Fax 646-4349 (503) 225-1679 (Fax 525-9266 tt leniz(u soiretech.com iEXHIBIT 20 LU 00-0043 -2S Ps ao_ 049 Jean Way Commercial Center 3 INTRODUCTION • A. HISTORY/BACKTROUND B. CURRENT PROPOSAL C. DEVELOPMENT SCHEDULE II COMPLIANCE WITH LAKE OSWEGO DEVELOPMENT REQUIREMENTS A COMPREHENSIVE PLAN i) Comprehensive Plan Designation GC/IP B. ZONING CODE i)Zoning District Standards LOC 48.10.300-315 ii) Vision Clearance LOC 48.20.530 iii) Variance LOC 48.24.650-680 C. DEVELOMENT CODE i) A Minor Development LOC 49.20 ii) Development Standards & Review LOC 49.22 iii) Application Requirements LOC 49.30 D. DEVELOPMENT STANDARDS i) Building Design 2.005 -2.040 ii) Street Lights 5.005—5.020 iii) Transit 6.005—6.040 iv) Parking 7.005—7.04011 v) Park & Open Space 8.005—8.040 vi) Landscaping. Screening and Buffering 9.005—9.040 v) Drainage for Major Developments 11.005— 11.040 vi) Utilities 14.005— 14.035 vii) Access 18.005— 18.040 viii) Onsite Circulation- vehicular 19.005— 19.040 ix) Onsite Circulation—pedestrian 20.005 -20.040 III. COMPLIANCE WITH OTHER ORDINANCES A. Utilities (Chapter 38) B System Development Charges (Chapter 39) C. Street & Sidewalks (Chapter 42) D Erosion Control (Chapter 52) E. Tree Cutting (Chapter 55) F. Signs ( Chapter 47) V. COMPLIANCE WITH PREVIOUS CASES (PA 1-92/2C 1-92/VAR 1-92, DR 11-95) VI. ARCHITECTURAL DESIGN • Jean Way Commercial Center 4 I. INTRODUCTION • This application has been prepared to address specific elements which are central to the approval of this Development Review Application for a 23,000 SF Commercial Center On at the southeast Corner of Lower Boones Ferry Road, and Jean Way. The content of this application is based on information provided by City staff at the pre-application conference for this project as well as previous approvals on adjacent projects in the same location & zoning. A. History/Background Originally, this site was approximately 6 acres in size. In 1984, the City of Lake Oswego acquired approximately 1.5 acres of right-of-way for the realignment of Jean Road (now referred to as "Jean Way") at its current location. The construction of Jean Way divided the site into two parcels totaling 4.45 acres, 2.5 acres on the west. where Natures is now located and 1.9 acres on the east side of the road respectively(see attached Vicinity Map). The parcel being considered in this application is the 1.9 acre parcel on the south-west corner of Jean way. and Boones Ferry Road The Site has approximately 47-feet of frontage on Boones Ferry Road and 482-feet of frontage on Jean Way. Both parcels both received approval for a Zone Change/Comprehensive Plan Amendment in 1993. The Comprehensive Plan and Zoning Maps were amended to reflect the change of designation from Industrial Park (IP) to General • Commercial (GC). A new map was added reflecting a new `Jean Way Commercial District". A variety of development restrictions within the Zoning Code text were established for this district, responding in part to the desire for this parcel to be a"gateway" to the City of Lake Oswego. B. Current Proposal This application proposes a request for Development Review approval. The request is for approval of a 23,000 SF commercial center. This will include the construction of a 15,500 SF Building — Building 1, and 7,500 SF structure — building 2. C. Development Schedule The Jean Way Commercial Center is anticipated to begin construction on/about September 1. 2000 and complete construction in late March 2001. a0- 3 e51 Jean Way Commercial Center 5 II COMPLIANCES WITH LAKE OSWEGO ORDINANCES A. Comprehensive Plan: This project is being submitted as a Minor Development, with a Development Review for Commercial Development. The Comprehensive Plan Designation is GC/IP. The only applicable policy is the Jean Road Commercial District Policy. The applicant's response to the specific requirements of this policy are outlined under the response to LOC 48.10.315 under compliance with the Zoning Code. No other Plan polices were deemed applicable by staff in the pre-application conference. B. Zoning Code LOC 48.10.300 General Commercial Permitted Use Response: The proposed uses, as modified and described in Section I of this application, are allowed within the NC designation. This is required under the specific response to LOC 48.10.315. This requirement is met. LOC 48.10.310 Site Development Limitations (1) Required yards adjacent to any residential zone Response: This site is not located adjacent to any • residential areas. This requirement does not apply. (2) FAR Maximum- Not specified Response: No standard is specified for the GC Zone. (3)Lot overage: GC = 50% Response: The proposed site plan has 27% coverage. This requirement is met. (4)Vehicle Trip Maximum— Not specified Response: This criteria applies to the Office Commercial (ON CENTER) zone only. Therefore this requirement does not apply. (5) Height: GC = 45-foot maximum Response: The proposed building complex varies in height and is approximately 38.-0" feet at its highest peak. This requirement is met. The applicant is however proposing to construct a clock tower spire. The peak of the tower will not exceed the 45-foot height requirement. The applicant therefore will not be requesting an adjustment to this standard. • LOC 48.10.315 Special Requirements 20 - 057 Jean Way Commercial Center 6 • "As presented in the Lake Oswego Zoning Code, 48.10.315 (13.) "Boones Ferry/Jean Way Site," The following restrictions and requirements shall apply to the approximately 4.45-acre parcel located at the intersection of Boones Ferry Road and Jean Way (tax lot 24mnn of Tax Map 2 1E 18BD). The intent of these restrictions and requirements is to create an aesthetically pleasing entry into Lake Oswego. The site and building design shall create an aesthetically pleasing entry by creating a distinct design with features that celebrate entry to the community. The design elements should signal the transition from the City of Tualatin and shall create a sense of separation. Building design elements and landscaping shall communicate a sense of quality, vitality and community. This may be accomplished through the use of visually identifying elements such as building shapes and features, colors, kiosks, flagpoles, signs, landscaping, parking and other design details. Berma and mature trees (such as fir and cedar) shall be incorporated into the design." Response: The desire to establish an "entry to the community" to the City of Lake Oswego appears to be the driving element to the development of the specific restrictions and requirements. Design elements that the City felt were important to creating an • entry image included "building shapes and features, color, kiosks, flagpoles, signs and landscaping The proposed building and site respond to this concept. The architectural forms of the building provide for a dynamic style and form that can be viewed from both Jean Way and along Lower Boones Ferry Road. The building siting is consistent with, and responds to the specific restrictions laid out in LOC 48.10.315 (13), as well as the ideas and concepts which prompted the restrictions. The project responds to the design intent of Lower Boones Ferry Road/Jean Way site, along with the related codes. The following specific restriction and requirements shall apply to the site: a. "The uses allowed shall be those allowed in the NC zone, plus the following: adjustment and collection agencies; advertising agencies (including commercial artists); credit agencies; duplicating, addressing, blueprinting, photocopying, mailing and stenographic services; employment agencies; office equipment rental and repair; equipment services and repair places (appliances, small engines); services to building (cleaning, exterminating); financial and banking; regional offices, corporate headquarters; offices of all types of service and membership organizations." • Response: No modifications to anticipated uses are proposed with this application. The applicant is anticipating that the final ao �' 53 Jean Way Commercial Center 7 end users will be a mix of permitted uses. A more detailed narrative is provided in response to the parking count issue . • detailed later in the narrative. b. "The retail use building area to be located on the east side of Jean Way (i.e., on the parcel consisting of approximately 1.9 acres) shall not exceed 23,000 square feet. The retail use building area to be located on the west side of Jean Way (i.e.., on the parcel consisting of approximately 2.5 acres) shall not exceed 31,000 square feet, and no one user shall exceed 26,500 square feet". Response: The Jean Way Commercial Center will consist of two buildings located on the 1.9 acre parcel The gross building envelope of both buildings will not exceed 23,000 SF. This proposal, is therefore in compliance with this standard. Building 1 on the north end or the property will consist of a 15,500 SF building. Building 2 will consist of a 7,500 SF building. c. "No building or parking shall be located within 25 feet of Boones Ferry Road right-of-way or within 15 feet of the Jean Way right-of-way. In addition, any loading area located to the west of Jean Way shall not be located within 10 of Jean Way". Response: All parking and buildings proposed under this • development application are located at least 15-feet back from the Jean Way right-of-way. No Loading ways are proposed for this application d. Signs shall be limited to monument and wall signs (excluding signs on awnings) only. Monument signs may be located within the 25-foot setback along Boones Ferry Road and within the 15-foot setback along Jean Way. Response: No modifications to the setL:cks are proposed which affect compliance with this criteria. Please refer to Section III-B, "Signs (Chapter 47,"for a detailed discussion the signs proposed. e. A minimum of 20% of the net buildable area shall be devoted to landscaping. Response: Approximately 26% of the site area has been devoted to landscaping. For the purpose of this project. the entire site is assumed to be a buildable area. Landscaping includes all non parking or building area f. All utilities shall be located underground. Response: All utilities are located underground, as indicated on the attached Utility Plan, including extensions of utilities as • Jean Way Commercial Center 8 needed to serve the additional tax lot. No modifications are • proposed which affect previous compliance with this criteria, g. The main access points for the site shall be from Jean Way. A "right-in" only secondary access may be provided from Boones Ferry Road for the west portion of the site(i.e., the approximately the 2.5-acre parcel). Response: The proposed project proposes a single driveway on Jean Way and no access onto Boones Ferry Road. An additional access way to connect to the southern parcel for a potential second connection to Jean Road has been proposed. The location and spacing of the driveway has been designed to mirror the existing driveway that accesses the Natures Site west of the proposed project. The proposed access will meet the needs, and function of the proposed development. This is addressed in the attached revised traffic analysis prepared by Doug McCollum. h. Any fir or cedar tree with a trunk diameter of more than 5"which is removed pursuant to development of the site shall be replaced by a specimen tree of the same variety. The replacement tree shall be of similar size as the tree removed. If a replacement tree of the size is not reasonably available on the local market or would not be viable, replacement may be provided with more than one tree with no individual tree less than 4"in diameter. The number of replacement trees required shall be determined by dividing the caliper of the tree cut by the caliper of viable replacement trees. Response: No firs or cedars of 5" or greater are proposed to be removed with this development. LOC 48.20.530(2) Vision Clearance (a) Within the vision clearance triangle, it shall be unlawful to install, set out or maintain, or to allow the installation, setting out or maintenance of, any sign, fence, hedge, shrubbery, natural growth or other obstruction to the view, higher than 30"above the level of the centerline of the adjacent pavement. (b) The dimensions of the vision clearance triangle, as measure from the point of intersection of the traveled surfaces,shall be as follows: (c) At an intersection of a driveway and a street, the vision clearance distance along each traveled surface shall be 10 feet. Response: No installation of any shrubbery. or signs shall be installed higher than 30 above the curb line at the site's • entrance onto Jean Way. C. Development Code a0- 7 C. J 5 Jean Way Commercial Center LOC 49.20.110 (2) (C) Minor Development d) Construction of a structure other than a single family dwelling Response: This application is for the Development Review approval for a 23,000 net S.F. commercial/ office building within the General Commercial zone. This meets the City's definition of a minor development. LOC 49.22.220 Review Criteria for Major Developments 1 A major development shall comply with: a. Any applicable regulatory policies of the Lake Oswego Comprehensive plan. Response: As identified in the March 9, 2000, pre-application conference notes, no comprehensive plan policies need to be addressed. Except those specific to the Site, addressed previously in this narrative. b. The requirements of the zone in which it is located. Response: As indicated in Section III C. the requirements of the GC zone are met. c. The Development Standards applicable to major developments. Response: All applicable Development Standards (as noted in the March 9, 2000, pre-application conference notes) have been addressed in Section II-D of this application. d. Any additional Statutory or Lake Oswego Code provisions which may be applicable to the specific Major development application, such as the variance provisions, the Streets and Sidewalks Ordinance (LOC Chapter 42), the Subdivision Ordinance (LOC Chapter 44), the Tree Cutting Ordinance (LOC Chapter 55), the Solar Access Ordinance (LOC Chapter 57), and the Historic Ordinance (LOC Chapter 58). Response: As shown in the response to Development Standards (Section (II-D of this application), these standards are met. e. Any conditions of approval imposed as part of an approved ODPS or prior development permit affecting the subject property. Response: As discussed in detail in Section V, "Compliance with • Previous Cases." this application complies with all conditions set C56 Jean Way Commercial Center 10 forth in RA 1-9212Ci 1-092NAR 1-992 and DR 15-95., as well as • the and MOD 3-97. D. Development Standards LOC 2.020 Building Design Standards for Approval LOC 2.020.1 - LOC 2.020.6 LOC 2.020.1 Buildings shall be designed and located to complement and preserve existing buildings, streets and paths, bridges and other elements of the built environment. (a) Design buildings to be complementary in appearance to adjacent structures of good design with regard to: i. Materials ii. Setbacks(for retail/commercial part specifically) iii. Roof lines iv Height v. Overall proportions Response: The proposed Jean Way Commercial Center property adjacent to the south of Lower Boones Ferry Road and to the east of Jean Way are currently vacant, relatively flat property. Buildings to the northwest of the intersection of Lower Boones Ferry Road and Jean Way are screened from the site by existing vegetation and are not considered to have significant impact on the site design. • The most significant element of the built environment that impacts site design are the streets and buildings that border it specifically the Natures site to the west, and the Alpha Computers site to the north. By locating the northerly building close to Jean Way at the western edge, it forms a frame on the southern portion of a gateway as one views the site from Boones Ferry Road. The predominantly enclosed site elevations are screened by plantings of Douglas fir and on the north and northwest corners They use a mix of plantings to reinforce local context while addressing the adjacent trees. The north edge of the building is detailed in human scale with two stories facade; it has a covered arcade and extends outwards to the sidewalk close to Jean Way. This layout reinforces the suggested development pattern for Lower Boones Ferry versus the pattern used in Tualatin to the west where buildings are pulled back with parking in front. The primary materials are brick, metal, and concrete massing and green tinted glass u Earth Tone , and. A dramatic brick colonnade Sade with flower baskets & Column Spires bangs the activities of the commercial center to an area where it can be viewed from the stfeet. Also, a professional entrance utilizes the arcade and brings people tc the northwest corner. This approach creates a gateway element that is filled with indoor and outdoor activity that portrays a pedestrian oriented scale and atmosphere. The west elevation of the building uses a complete arrangement of building forms to maintain human scale and express the variety of actual uses inherent in the building program. The main entrance is two story clestory space with a dramatic • canopy inviting people into the primary entrance at the north west corner of the northerly building The primary materials afe: brick, meta! and concrete massing .20 c J / Jean Way Commercial Center I I and tinted green tinted glass & Earth Tones This area of the site will include a dynamic outdoor walkway. This area of the facade is two story clestory timber • frame, with lots of large windows : a covered walkway completes the form. The third element of the west facade is decorative patterned block; split face finish for accent to the overall finish: this area is used for the main entrance to the commercial center and has added landscape to let it blend in with the general landscape. The color concept for the building is crucial: a very natural weathering approach is taken with all materials to further the human character and scale of the whole. Yet the site has tried to also provide a professional, and upmarket appearance. The combination of earth tone brick and masonry with black anodized window frames, solex green tint glass and copper color metal roofing will both complement adjacent buildings ( natures) blend with the natural Landscape, and yet be unique and specific to this project. Both Classical elements and traditional building forms combine with modern materials for an attractive composition. This visually anchors the building to the earth and blends the whole with the adjacent landscape. The extreme northwest corner of the site will be extensively landscaped with a wide range of plant materials, but focusing on grasses. shrubberies and ground covers that would be compatible with the biofiltration facility that extends along the western edge of the site. (b) Where existing buildings are to remain on site, new development shall be designed to: l integrate the remaining buildings into the overall design, or !i provide separate landscaping, remodeling or other treatment which establishes a distinct character and function for the remaining buildings. Response: No existing buildings will remain on this site. This standard does not apply. (c) Design bus shelters, drinking fountains, benches, mail boxes, etc., to be complementary in appearance to buildings. Response: Although this project will not include any bus shelters, there are sheltered entries. an outdoor activity area. and pedestrian friendly zones. These structures are designed, some with segments of translucent roofing materials and are designed to be light, open and harmonious with the whole: creating P a unifying appearance that can be seen from all public area. Elements such as drinking water fountains and mail boxes will be located inside the building, but there may be exterior seating areas where furniture deign will be coordinated with the building and interior design. (d) Design Elements such as windows, doors, mechanical equipment, downspouts, utility connections, and meters, lights, sign, vents, stairs, decks and railings to be complimentary in appearance to those buildings or structures upon which they are located. Response: Much of the strength of the exterior design will come from it • consistency in details and materials. All windows. and doors will have black anodized aluminum storefront frames set into the thick masonry openings with �o-/ + to S Jean Way Commercial Center 12 offsets for depth and shadows. A dynamic. and textured facade to enhance the • human scale. The main entrance is two story clestory with a dramatic canopy inviting people into the main area. The primary materials are brick, masonry. and glass. Signage element will be earth-tone synthetic stucco. That are similar to the framing header around the north building Mechanical equipment will be located inside the building or treated in colors and finishes consistent with the overall building design or screened as required. (e) Design awnings, signs, and lights at a specific height to define the first floor or retail cornice height. Response: The proposed buildings contain one main entry canopy each and a one-story canopy along the parking side. a two-store facade with one story arcade on the west side facing Jean Way. (f) Use trees and other natural elements to help define building proportion relationships and to provide scale to the structure as a whole. Response: The existing vegetation on site with the exception of the significant trees to be removed, will be replaced with new landscaping. This landscape, as well as walks. outdoor structures and patios, will be used to provide a comfortable pedestrian scale at entries and define the edges of the site. (g) Limit the variety of styles of building elements. • Response: The proposed Jean Way Commercial buildings use a limited number of materials, all in a very consistent manner. The primary materials are brick masonry, glass, and metal. A professional approach is taken with all materials to further the human character and scale of the whole. Canopies are covered with copper color standing seam metal panels that relate to the adjacent building and use earth tones to blend and accent elements. Glass will contain a slight green tint. (h) Screen mechanical equipment from view, or place in locations where they will generally not be visible. Response: The HVAC exterior mechanical apparatus will be positioned to obscure from ground level site lines. (i) Every attempt shall be made to design and locate buildings to provide access to desirable views, while not blocking the views of others unnecessarily(density reduction not required.) Response: The north building is tight to the northwest corner of the site on Jean Road with the goal of creating a gateway and establishing a lively streetscape portraying an active pedestrian and retail atmosphere. By pulling the building to the west, the Jean Way side of the site and the central portion of the site are left open to allow for clear views from the intersection into the interior of the development as it is framed by buildings with one & two story • scaled elements plus the taller clock tower to draw ones visual interest. .2v- // r59 Jean Way Commercial Center 13 LOC 2.0020.2 Building shall be designed and located to complement and preserve existing natural land form, trees, shrubs, and other natural • vegetation. Response. There is very little existing significant vegetation on this site. None of existing trees are being removed The site is fairly flat. with a slight slope from the northeast to southwest corner. There are no natural land forms to be preserved. The building is situated to take advantage of the natural slope of the ground. (a) Consider land forms and trees as design elements which must relate to building elevations to determine scale and proportion. Response: There are no significant land forms on the site. New Vegetation and grading is planned to complement the building design and scale. (b) Design foundations to match the scale of the building being supported. Berming, resetting, or sheathing the foundation structure with wall siding are examples of methods which accomplish this purpose. Response: All foundations are below grade and have no impact on the architectural design of the building. The only retaining walls will be located at the northeast corner of the site under the northern building. (b) Use decks, railings, and stairs to relate a building to the contours of the land. Response: The building is set at the western edge of the site, which is the high side. with entry drives and pedestrian accessway climbing slightly upward to entries along the southern edge of the site. A brick entry and colonnade at the southwest corner of the northern building creates a visual extension of the buildings floor plane. This plane combined with natural vegetation be retained makes it very clear how the building relates to the adjacent contours. Landscape berms blend the building and terrace edges into adjacent contours. The proposed design will form a simple connection to the adjacent contours of the land. LOC 2.020.3 Buildings shall be designed to minimize the personal security risks of users and to minimize the opportunities for vandalism and theft. Building hardware that discourages forced entry and provides approved egress capability shall be used. Response: By siting the buildings at the western edge and orienting entries to the west. and centrally on the site, the building are left clear and visually obvious from Jean Way Sight lighting will provide required levels of illumination for parking and pedestnan ways, as well as building entries. LO(C 2.020.4 Building shall be designed and constructed to reduce noise impacts on interior occupied spaces and adjacent property. Response: Concrete block construction on the majority of exterior walls will provide adequate sound isolation both within the building and for adjacent properties. Glazing at the retail level will be insulated for acoustical and thermal control. .D - /Z C60 Jean Way Commercial Center 14 LOC 2.0020.5 Buildings shall be designed and constructed with roof angles, overhangs, flashing, and gutters that direct ware away from the structure. Response: The main roof structure slopes to west, and south where roof drainage is connected to storm drains and taken away from the building. Canopies located along various portions of the pedestrian elevations slope to down spouts. These roof structures will drain into a gutter system attached to the face of the building. This gutter will drain into a water quality system, and eventually a storm sewer that will direct water away from the building. LOC 3.00 Stream Corridors Response: This site, contains no stream corridors, as determined by City Staff This section was abolished to conform to the new Sensitive Lands Program.. LOC 4.0 Wetlands Response: This site, contains no wetlands, as determined by City Staff. This section was abolished to conform to the new Sensitive Lands Program.. LOC 5.0 Street Lights Response: All Street Lights provided along Jean Way will maintain a elevation of illumination of between 0.15 and .40 average foot-candles. The uniformity of illumination ratio shall be between 4 0 and 10:1. Please note that all internal pathways that connect buildings 1 & 2 will have a low level of lighting of less than 0.3 average foot-candles: with a maximum uniformity . ratio not to exceed 20:1. Please see the attached Lighting Plan for a detailed breakdown of the site's compliance with these requirements. LOC 6.0 Transit System Response: The nearest Transit system is available on Boones Ferry Road. The proposed development will permit direct pedestrian and bicycle access from the site, to Boones Ferry via Jean Way No Transit stops will be created or are anticipated in front of the proposed development on Jean Way. LOC 6...020.1 All Major developments are required to provide facilities to serve multiple passenger transit. Response: No Modifications are proposed which affect previous compliance with this criteria. Additionally, the sidewalk on Jean Way extends to the intersection with Jean Road. ao- /3 0 61 Jean Way Commercial Center I5 LOC 7.0 Parking and Loading Standards LOC 7.020.1a Vehicle Parking All parking spaces are designed to made available for customers and employees, and are not anticipated to be required for loading & unloading The dimension and layout of parking spaces and the number of parking spaces specified for each type of use are the minimum standards. Up to 50% of the total parking requirement may be provided in compact car spaces. LOC 7.020.1b Number of Required Parking Space i) Refer to Table 7.1 to determine the number of parking spaces required. Response: It is anticipated that Building 1 containing 15,500 SF will be leased either as a retail or office space. thus requiring 3.33 spaces per/000square feet GFA, or 51.6 spaces. Building 2 containing 7.500 SF with a higher visibility is anticipated as potentially leasing 4,000 SF as a specialty food store which requires 6.6 spaces/000 square feet GFA (in addition to the 3,500 SF @ 3.33 spaces/000 or 38 spaces. Thus a minimum of 89.6 or 90 spaces are required. The • applicant is proposing 99 spaces ii) The Maximum Number of Spaces shall not exceed 125% of the minimum number or required spaces Response: The applicant may be permitted to locate a maximum of 124 spaces. This is well in excess of the number of spaces proposed. iii) Handicapped parking and ramps shall be provided in accordance with the Uniform building Code. Response: Two handicapped ramps are proposed Each ramp will serve two spaces, one for each building. di) In the case of mixed uses the total requirements for off-street parking facilities shall be the sum of the requirements for the various uses computed separately. Response: Adequate off-street parking for both building 1 and building 2 can be provided within the proposed parking lot. LOC 7.020.1c Onsite Location of Required Parking Spaces fb a o"'4 :C�:2 Jean Way Commercial Center 16 Response: All spaces shall be located internally. and shall be • set back at least 15-feet from the right-of-way of Jean Way per . Article 48.10.315 -13c LOC 7.020.1 d Parking Options Response: There are sufficient spaces to accommodate the individual requirements of all proposed commercial businesses LOC7.020.1f Parking Dimensions Response: The applicant is proposing that all spaces be 9-feet wide. All standard spaces ( 57 ) will be 18 %-feet deep, and all compact spaces (42) will be 15-feet deep. A total of 99 spaces are provided. Of those 43 or 42% of all parking will be compact well below the 50% permitted under this Section. LOC 7.020.1g Loading Response: No loading berths are anticipated or proposed with this development. LOC 7.020.1h Employee Carpool Parking Response: The applicant is proposing 99 parking spaces thus 5 spaces behind building 2 will be marked as reserved for car • pooling. LOC 7.020.2 Bicycle Parking Response: Per Table 7.4 the applicant will provide 10 bicycle parking spaces. Each building will accommodate a rack with 5- spaces, that shall be under the covered canopy LOC 8.00 Park and Open Space LOC 8.020.1 All major residential development and office campus development shall provide open and landscape space or park land approved by the City in an aggregate amount equal to at least 20 percent of the gross land area of the development. Commercial and industrial development shall provide open space or park land approved by the City in an aggregate amount equal to at least 15 percent of the gross land area of the development. Response: The proposed Jean Way Commercial Campus site include 26% of the 1.91 acre site as open space areas LOC 8.020.2 Open space and park land in commercial, industrial, and office campus areas may be provided as a combination of reserved land and landscaping. Where no Distinctive Natural Area, Protection Open Space, Public Open Space or public park land is located on the site, the park and open ao -�s- 163 Jean Way Commercial Center 17 space requirement can be met by providing landscaping which meets the requirements of the Landscaping Standard. • Response: The applicant will include the area at the northwest corner of the property that fronts onto Boones Ferry Road as part of the open space, and landscaping. This is done in part to preserve the existing stand of firs that are located here. The applicant intends to protect this distinctive area by providing complimentary landscaping that will coincide with the natural vegetation. LOC 9.00 Landscaping, Screening, and Buffering LOC 9.020.1 Commercial and industrial development, other than in the Office Campus zone, Shall provide 15 percent of net buildable area in landscaping and/or open space, including courtyards, planters, raised beds, espaliers, etc. Office campus developments shall provide 20%. Response: As indicated previously; LOC 48.10.315 (13) (e) requires 20% of the net buildable area be devoted to landscaping. As discussed. approximately 26% of the net area is landscaped. LOC 9.020.2 Not applicable LOC 9.0203 Not applicable LOC 9.020.4 All development abutting streets shall provide street trees at the proper spacing for the species. Response: Street trees will be planted along Boones Ferry Road and Jean Way to its intersection with Jean Road. Street trees are also provided along the length of Jean Road as indicated on the landscape plan ( see attachments). LOC 9.020.5 Parking lot plantings shall be designed to allow surveillance of the lot from the street at several points. Response: The proposed design will permit informal surveillance both to and from the site. LOC 9.020.6 Screening and buffering shall be required to: (a) Mitigate noise, lighting, or other impacts from adjacent transportation routes or dissimilar uses; Response: The site is adjacent to Boones Ferry Road. Jean Way, and Jean Road, all of which create varying levels of traffic noise. The 25-foot buffer on Boones Ferry and 15-foot buffer on Jean Way serve to mitigate this noise. Adjacent sites are similar in use, which do not create adverse effects with lighting, or have other adverse impacts on this site. No specific noise screening is proposed other than that associated with the site landscaping. • t 6 I Jean Way Commercial Center 18 (b) Screen public or private utility and storage areas; and • parking lots. Response Exterior utilities will be located in underground vaults or constructed enclosures designed to blend with the buildings. The garbage/recycling enclosures located on the east side of the site will be constructed of materials similar to the building and will be screened with landscaping. There are no exterior storage areas. Screening from the building will be required. Landscaping will be provided throughout and around all parking lots, as indicated in Section 0.005 LOC 9.020.7 Not Applicable LOC 9.020.8 Not Applicable LOC 9.025 Standards for installation and construction Response: All plant materials, shall conform in size and grade to the American Standard for Nursery Stock. All plant materials will be installed according to the Sunset Western Garden Book. All plantings shall have an irrigation system that will meet the standards of the Turf Irrigation Manual. Please refer to Sheets L1.0. and L1.1 for the proposed planting plan, as well as a list of the proposed species. and details for staking, planting, and guying.. • LOC 11.00 Drainage Standard for Major Development LOC 11.020.1 All drainage management measures, whether located on private or public property, shall be accessible at all times for City inspection. When these measures have been accepted by the City for maintenance, access easements shall be provided at such a width to allow access by maintenance and inspection equipment. Response: Storm-water runoff quality facilities will be provided through trapped catch basins and a pollution control manhole, and a series of soakage trenches. and swales into to a dry water quality pond / swale in the northwest corner of the site. Visual inspections may be made from the public sidewalk on Boones Ferry Road / Jean Way. No on-site detention facilities are required. Maintenance of the storm-water runoff quality facilities will be provided by the owner. LOC 11.02 Storm Water Runoff Quality. All drainage systems shall include engineering design features to minimize pollutants such as oil, suspend solids, and other objectionable material in storm water runoff. Response: Trapped catch basins. a pollution control manhole, two soakage trenches, and two water quality swales will be provided to meet City of Lake Oswego water quality • requirements for phosphorous removal. Zc - /7 t' s5 Jean Way Commercial Center I y LOC 11.020.3 Drainage Pattern Alteration. Development shall be conducted in such a manner that alterations of drainage . • patters (streams, ditches, swales, and surface runoff) do not adversely affect other properties. Response: No modifications are proposed which affect previous compliance with this criteria. LOC 11.020.4 Storm Water Detention. Sufficient storm water detention shall be provided to maintain runoff rates at their natural undeveloped levels for all anticipated intensities and duration of rainfall and provide necessary detention to accomplish this requirement. Response: This development does not require storm water detention because the regional detention facility at Willow Land and Boones Ferry Road satisfies this requirement. LOC 11.020.5 Required Storm Water Management Measures. The applicant shall provide sufficient storm water management measures to meet the above storm water runoff requirements. The applicant shall provide designs of these measures taking into account existing drainage patterns, soil properties (such as erodability and permeability) and site topography. Response: The applicant has submitted a full Storm Water Management Report that defines. and quantifies the measures • taken to meet the City's storm Water Runoff requirements. The design and calculations take into count the existing drainage patterns. soil properties and site topography. LOC 13.00 Weak Foundation Soils Response: As indicated in, Pre-Application Conference notes, this site is not located in an area where weak foundation soils are expected. However. a geotechnical investigation has been accomplished for design of the project. Said report is attached as an exhibit with this application. LOC 14.00 Utility Standards LOC 14.00.1 Utilities required. The following utilities, whether on- or off- site, shall be provided to all developments in the City of Lake Oswego, in accordance with City Standards, Plans and Specifications: sanitary sewer systems; water distribution systems; sidewalk and any special pedestrian ways and bicycle paths; street name signs; traffic control signs and devices; street lights which shall be served from an underground source of power; underground utility and service facilities, as required; streets and provisions for underground television cable. Response: Off-site and on-site utilities will be constructed to City • standards with plans submitted to the City for approval. c,2 - le, C66 Jean Way Commercial Center 20 LOC 14.002 Easements or right-of-way for utilities and associated or • related facilities shall be provided by the property owner. Response: All easements as requested and required by planning and engineering staff will be provided as requested. LOC 14.00.3 Sanitary sewers shall be installed to serve the development and to connect the development to existing mains. Response: A 6-inch sanitary sewer service shall be designed to serve the development and connect to an proposed 8" line in Jean Way. Said system will gravity feed into an existing 8-inch public main in Jean Road (south of the site). LOC 14.020.4 Design shall take into account the capacity and grade to allow for desirable future extension beyond the development, and where required by the City Manager, extended to the upstream property line to allow for such future extension. Response: The engineer has designed the system to maximize the potential for any future extension of the system beyond its current placement.. LOC 14.020.5 All sanitary sewers and appurtenant structures shall be designed and constructed in conformance with City of Lake Oswego Standard Plans and Specifications. • Response: All public and private services will be designed to comply with the applicable standard Plans, and Specs. LOC 14.020.6 All development shall be served by service lines, main water lines and fire hydrants which are connected to City mains or the water mains of water districts which provide service within the City. Response: The applicant is proposing to move the existing hydrant located on Jean way to a more centrally located position within the site, to serve the entire development. LOC 14.020.7 Design of water system improvements shall take into account provision for extension beyond the development to adequately grid or loop the City system. Response: The water system ( Sheet C4.2) connects to the existing water Line in Jean Way. No extension of the private line is proposed, or anticipated at this time. LOC 14.020.E One water service line shall be provided to each lot in a development, or if the development does not include lots, to each building in the development. The system shall be designed to supply fire flow requirements of LOC Chapter 45. • G7 Jean Way Commercial Center 21 Response: A single water line with proposed double check assembly has been proposed. 2" lines will feed both of the proposed commercial buildings. LOC 15.00 Erosion control Standards LOC 15.020.1 In order to be approved, major and minor development activities involving the disturbance of more than 500 square feet of land surface or any land disturbance within 50 feet of any pond, stream wetland, or DNA shall be designed to minimize the disturbance of natural topography, vegetation and soils. LOC 15.020.2 Site design shall maximize the preservation of healthy trees, under-story shrubs, and ground covers. Response: An erosion control plan will be submitted with the development permit application. This plan will be signed to minimize the disturbance of natural topography, vegetation. and soils. LOC 18.0 Access LOC 18.020.1 Every lot shall abut a street for a width of at least 25 feet. Response: The proposed Site is developed as a single parcel with over several • hundred feet of frontage onto Jean Way. LOC 18.020.2 Access design shall be based on the following five criteria: a) topography; b) traffic volume to e generated by the development; c) classification of the public street from which the access is taken (residential, collector or arterial) d) traffic volume presently carried by such street; and e) projected traffic volume. Response: The proposed development site is accessed off of Jean Way There is no access off of Scones Ferry Road. A traffic study(see attachments) has been performed in association with this application to evaluating traffic volumes associated with this development No additional dedication, or turning lanes on Jean Way are required or proposed in conjunction with this development. Access to the site mirrors the natures entrance. This is the safest. and most functional access location. LOC 18.020.3 Not applicable LOC 18.020.4 Not applicable LOC 18.020.5 The City may require shared access with neighboring sites as an extension of residential streets across adjacent properties to provide access to the development if necessary to prevent adverse impacts on traffic flow. • �o -Z� P68 Jean Way Commercial Center 22 Response While no residential streets are proposed, the • applicant will be providing vehicular access to the adjacent . parcel to the south via a north-south driveway, located at the southeast-corner of the property. LOC 18.020.6 Not applicable LOC 19.00 Site Circulation Standards LOC 19.020.1 Private streets within a major development shall conform to the following requirements: a. The minimum width shall be 20 feet for two-way streets and 15 feet for one-way streets. b in those locations where a fire truck may be expected to be positioned at the time of a fire, leaving no room for passing. Minimum street widths shall be 24 feet. Response: While the entrance from the site onto Jean Way is 40-feet curb to curb. reflecting the access from Natures, the main entrance aisle is 30-feet wide. All other internal aisles are 24- feet wide. c. Not applicable d. The width of streets serving as an aisle between garages or parking spaces shall be governed by Parking • Standards., Accessways in parking lots are allowed in required front yards. Response No driveways are within the 15-foot front yard setback from Jean way. No internal streets are proposed. e. Not applicable f. The layout of development shall be such that fire trucks will not have to back out. Deviations from this rule must be specifically approved by the City Manager prior to the final design of the development. Response: The access from Jean way offers a loop to the south along the north side of building 2 or to the north, along the south side of building 1. There is a temporary dead end behind the east end of the southerly building. This has been required by staff to provided a future access to the adjacent property to the south. It is anticipated, that when this adjacent site develops a second access to this site will be available. g. Not applicable h. Not applicable i. Not applicable j. Not applicable • LOC 19.020.2 a. Not applicable -- C69 Jean Way Commercial Center 23 a Driveways on corner lots shall begin a minimum . • distance of thirty (30 feet along the property line measured from the property corner adjacent to the street intersection or as approved by the City Manager. Response: The proposed access drive off of Jean Way is located approximately 220 feet from the Boones Ferry/Jean Way intersection. It is designed to mirror the exiting Natures access on Jean Way LOC 19.025 Standards for Construction (1-19) Response: All streets. parking lots, and sidewalks will be constructed to Lake Oswego standards as outlined in this section of the code. LOC 20.00 Site Circulation Standards-Bikeways and Walkways LOC 20.020.1 Bikeways shall be public. LOC 20.020.2 Walkways may be either private or public depending on their location. LOC 20.02.3 Bikeways and public walkways shall be located either in a public easement or over land d3edicated to the public. The 110 design of bikeways shall confirm to City Standards. LOC 20.020.4 Walkways and bikeways shall be at public streets at locations determined by the City Manager. Response A public bikeway , and sidewalk exists on both sides of Jean Way. A public concrete sidewalk exists on both Boones Ferry Road and Jean Way. On-site pedestrian and bicycle access will tie into these existing sidewalks and bikeway. The applicant has proposed an internal concrete walkway along the eastern portion of the site connecting s north and south buildings Both buildings also front directly onto SW Jean Way. All onsite accessway are at least 6-feet in width. III COMPLIANCE WITH OTHER ORDINANCES A. Utilities (Chapter 38) Sanitary Sewers - Sanitary sewer service will be provided from existing 8-inch public sanitary sewer line in Jean Road south of the site ( See Sheet C5 for Offsite Public Sanitary Profile). A private 6-inch sanitary sewer service will be connected buildings 1 & 2 onsite (Sheets C4.2). Said system will gravity feed into to a manhole in Jean Way on the west side of the site, and extended to the existing manhole in Jean Road. The on-site sanitary sewer will be designed in accordance with the Uniform Plumbing Code and will include a grease • interceptor for grease waste Jean Way Commercial Center 24 Storm Drainage- All storm drainage from the site will be discharged to the • existing public storm drain system located at the southwest corner of Jean Way and Boones Ferry Road The on-site storm drainage will be directed through trapped catch basins and a pollution control manhole to a senes of water quality facilities which shall consist of a dry detention, and water quality swales.( Sheet 4.1). Water quality facilities will meet the design requirements to remove 65% phosphorous from the new impervious surfaces. Conveyance of the on-site storm system will be designed using SCS methodology. An existing regional detention facility serves this site, so on-site detention is not required_ Water System- Water service will be provided from an existing 8-inch public water line located on the east side of Jean Way. A double-check-detector assembly will be provided on-site for the fire sprinkler service. A water meter and backflow device will be provided on-site for the domestic water service (See Sheet C4.2). Erosion Control- Erosion control will be provided as required by City of Lake Oswego Standards. Erosion control efforts will include sediment fences. gravel construction entrances, storm inlet protection, and wet weather construction measures( See Sheet C4.1) Streets- Access will be provided through a driveway approaches along Jean Way. Street lighting and sidewalks currently exist along the Jean Way and Boones Ferry Road frontages. No street improvements are required or proposed. For this application. • B. Signs(chapter 47)—Signage will be submitted as a separate application. C. Tree Cutting (Chapter 55) — No modifications are proposed to the site or landscape plan which affect the previously approved tree removal and replacement. 55.02.030. Tree Cutting Without Permits Prohibited; Land Use Permits - If a Major or Minor Development Permit applied for pursuant to LOC Chapter 49 would require or result in tree cutting as defined in this Chapter, compliance with LOC 55.020.080 shall be a criterion of approval of such permit. Tree cutting in conjunction with a Major or Minor Development Permit shall be considered in conjunction with such permit and shall be subject to the application, notice, hearing, and appeal procedures applicable to the proposed Major or Minor Development pursuant to LOC Chapter 49. The application, notice, hearing, and appeal procedures in Chapter 55 shall not apply to tree cutting considered in conjunction with a Major or Minor Development request (Ord. No. 1429, Sec. 1; 05- 18-71 Ord. No. 2059, Sec. 1; 06-16-92). Response: A tree cutting permit will be applied for to address the above if any trees are required to be removed. At this point however no significant trees will need to be removed to facilitate the development of this property. Refer to attached Landscape Plan for the identification of those trees to be preserved with the development of this parcel. • 020 — 23 1..) rl Jean Way Commercial Center -,5 IV. COMPLIANCE WITH TRANSPORTATION PLANNING RULE A variety of measures have been incorporated into the design of the Jean Way Commercial Center . Site design has provided for frontage of the building (and outdoor activity areas) on Jean Way and maximum pedestrian circulation within the site to encourage pedestrian travel to existing sidewalks along both Boones Ferry Road, Jean Way and Jean Road. Bike racks will be provided adjacent to the building V COMPLIANCE WITH PREVIOUS CASES PA 1-9212C 1-91 VAR 1-92 DR 11-95 No modifications are proposed which affect previous compliance with criteria established by previous applications. Compliance with the previously approved Development Review (DR 15-95) is addressed in Section VIII. VI ARCHITECTURAL DESIGN AND MATERIALS The Jean Way Commercial Centers design addresses the desire for a gateway to Lake Oswego at Lower Boones Ferry Road and Jean Way. With a simple yet exciting solution in both site and building design, the city gains a streetscape that will immediately convey an atmosphere of entering a pedestrian-oriented place. Those driving by on Lower Boones Ferry Road will see a true pedestrian example of both an interior and exterior commercial space. By pulling more than 50% of the buildings front façade to the street, the activity both inside and outside the proposed center becomes part of the streetscape Due to the building's location on the northern, and southern ends of the site, the streetscape along Jean Way offers a the site a feeling of openness its center. This allows clear views of both vehicular and pedestrian areas. Multiple entries and outdoor activity spaces are clearly seen from the Jean Way entries, as well as the intersection of Jean Way and Lower Boones Ferry Road. This will permit clear visibility from the more highly trafficked Boones Ferry Road_ The building concept has a very human scale both in form and materials. A village streetscape is achieved with the relationship of three harmonious forms: the north end of Building 1 includes a two story clestory arcade and canopy with covered entrances at the central, and northeast corner of the building. The main entrance is two story with a dramatic facade inviting people into the commercial center. The primary materials are: brick masonry. glass and metal. Building 2 will reflect the same design features of Building 1 with canopies and a finished copper colored metal roof that relate to the profile of the adjacent building. Also, brick & concrete masonry continues the basic material theme. The entire interior access way is covered by a uniform canopies. The color concept for the building is crucial: a very natural weathering approach is taken • with all materials to further the human character and scale of the whole. By using simple natural materials in a direct but creative manner, the natures building and site design will Jean Way Commercial Center 26 provide a comfortable and inviting pedestrian environment that will be the perfect • gateway to Lake Oswego. VII LANDSCAPE DESIGN The applicant has submitted a Landscape Plan and attached details that outline both the hard and softscape detailing. The existing conifers in the northeast corner of the site are to be retained, and the vegetation is designed to both reflect and compliment both the Alpha Computers Development, and the Natures Site. while generating its own autonomous style. The planting will be a mix of deciduous, and evergreen plantings and ground cover to ensure year round foliage. The tree guy, planting, and staking details, along with a detailed plant legend are noted on Sheet L1.1 . The final Planting Plant. along with the watering plan will be submitted to staff in X SUMMARY The preceding narrative shows that the proposed application for Development Review of the Jean Way Commercial Center complies with all applicable criteria. The accompanying site plan documents that it will be possible to develop the site as proposed, meeting the development standards of the general commercial zone, and the Boones Ferry/Jean Way Special Conditions restrictions. • 111 , — zs C' i3 • • • 074 BLUE S K Y PLANNING INC. m.dane2eate.net- 16135 NW Ramona Drive-Beaverton OR 97006-Ph:617-6511 -Fx:617-1541 -Mo:701-2459 RE 5 V E D • CITY OF LAKE OSWEGO Dept.of Planning A.Development cc June 19, 2000 City of Lake Oswego Elizabeth E. Jacob - Associate Planner Planning Division 380 "A" Avenue Post Office Box 369 Lake Oswego, Oregon 97034 Subject: LU 00-0043, Incompleteness Response for Development Review of Jean Way Commercial Center Dear Ms Jacob: Thank-you for your letter of June 2, identifying the additional items you required to permit you to accept the Jean Way Commercial Center Application as complete. Said application was received by the City on May 2, 2000. The City's Development Code [LOC 49.36.710] allows the staff the opportunity to review an application for completeness. Your letter outlined four general areas where additional information, and or/ changes to the plans and narrative were required. Based upon your review it was determined that the following materials were required to allow you to accept the application: 1. The drawings are very difficult to analyze because the scale is not consistent between drawings and does not specify what scale is being used other than a line graphic, which in several instances is not accurate or consistent with either an architectural or engineer's scale. In addition, Russ Chevrette's comments (attached) indicate that some of the engineering drawings are not consistent with existing conditions on Jean Way and the benchmarks used may not be up-to-date. The site plans need to illustrate lot dimensions. Please revise all drawings so that dimensional information and layout (access points, parking lot layout) are consistent among all plans, including the landscape plan. EXHIBIT 21 LU 00-0043 C 7 5 OLD-007 —Jean U Coimm�!•ci.)l . :iarIncompleteness I C r u Letter June 15 2%C0 Page 2 There are also inconsistencies in design and materials between your. perspective drawings AO and A2 and the building elevations illustrated on A6 and A7. Please advise which drawings are correct. Response: 1a) All resubmitted Drawings have been revised to reflect a consistent engineering scale. 1 b) The Engineering Drawings identifying the Existing Conditions on Jean Way have been revised to more accurately reflect the asbuilt locations ( for example the Natures Driveway) as well as an updated Benchmark. 1c) The Site Plan provided by the Architect has been revised to include dimensional information 1d) Drawings AO and A2 are renderings that were intended on providing a general impression and are not intended to be a literal perspective of the project. Rather, these drawings are a dramatic interpretation of how the project would be viewed from Boones Ferry Road when finished. However in response to staffs comments, the applicant has sought to make a few alterations to this plan so that it more closely reflects the changed site. plan. 2. The following comments address specific development standards. a. Buildina Desian (LODS 2). Exterior building lighting. Exterior lighting fixtures need to be reviewed as part of this application. Please submit cut sheets of these fixtures for final review and approval of the Development Review Commission. Response: All exterior Lighting Fixtures are shown on Sheets , A6, A6.1 A7 A 7.1, and A7 There location, and placement is clearly identified on these sheets. Cut Sheets Exhibit Al — Exterior Light Fixture Cut-sheets. Exhibit A2 — a narrative from the architect also responds to this issue. The following comments are not "completeness" items, but comments that staff recommends you analyze further for additional information or revision because we believe they may be issues for the Commission: i. Please explain the reason for the retaining wall along the east. property line. Staff has significant concerns about a 6-foot high wall in this area. If it is just for screening purposes, not ,2/" 2- 0 'i '; OLD-00 — Jear Way Ccr.me:cia+ ;enter - June 1E,. 2000 Page 3 • as a retaining wall, the screening should be provided by landscaping, not a wall. Response: The wall along the east line south of building 1 is not a retaining wall. Rather is was proposed as a screening wall to try and reduce the impact of the adjacent green metal shed that backs up to the property line. The applicant has revised the submittal plans to reflect a landscaped screening feature rather than an architectural feature. Please refer to Sheet L1 for the new screening plantings. ii. Staff finds the relationship between the hip roof, second story glass wall, and brick colonnade visually disturbing. It seems as if the roof has just been plunked down. Would lengthening the longitudinal direction by increasing the angle of the hip at the narrow ends provide a better visual balance or could some other detail be used to tie the roof down? Response: It is unfortunate that staff has been visually disturbed by the architects proposal to incorporate the designs for the glass wall, brick colonnade, and hip roof. It was certainly not the architects intent to "plunk" any portion of his design. No change to the • longitudinal direction has been proposed. Nor has the angle of the hip been changed. The applicant has removed the colonnade, to try and meet staffs concerns. Upon completeness review and acceptance by the City for this project we should perhaps proceed with the City in trying to find a common ground for the anticipated design of the proposal. iii. Staff has also raised concerns about the proportionality of the clock tower to the scale of the other structures, particularly from the south elevation. Would a wider tower provide a better proportional relationship? Response: The clock tower is designed to compliment, rather than dominate the design of he commercial center. Should the clock tower be enlarged it would dominate the façade of the building. Sheet A2 shows that the clock tower, from the internal perspective is more than sufficient in size and impact. Sheets A6 and A7 identify the specific dimensions of the proposed clock tower. iv. The aesthetic or physical value of the walls along Jean Way is questionable and difficult to defend as complementary to the • design of adjacent buildings. Rather than inviting the public in, they seem to serve as a barrier. 077 OLD-007— Jean Way Corrrneroaf Center !ncorrirIetenes=1 Letter June 15. 2000 Page 4 Response: The colonnade wall has been removed. It was designed to reflect a gradual transference of the built scape to a more natural setting. Stepping down from the two Story commercial structure to the natural drainage way. However as staff see this as a negative barrier it has been removed. v. Please address the location of the trash enclosure for Building 1. It is in a very visible location and will be difficult to screen effectively. Response: The trash location for building 1 is in the least visible location that is still assessable for garbage collection. It is located at the southeast corner of the building as far from the Jean Way and the main entrance's of the building as possible. It is not located in a direct view of the main entrance from Jean Way. It is screened with both architectural materials, and landscaping. ( see sheets A7 and L1.0) b. Street Liahts (LODS 6). A parking lot lighting plan is required. This plan should indicate location of light standards, height, luminaire design and wattage. Please note that only High Pressure Sodium (HPS) lighting is permitted. The lighting should correspond to the • lighting for Natures-150 watt HPS luminaire with a maximum 20-foot height(ground to top of fixture). Response: A Preliminary Site Electrical Plan been included in the revised Plan Set as Sheet El. Sheet El indicates the location of the light standards, and details the height, luminare design & Wattage. Exhibit El Provided by RJ Rouse identifies the Calculation Grid with Arbitrary Grid & Horizontal (luminance. c. Parkins (LODS 7). LODS 7.020(1)(h) requires that carpool and vanpool parking spaces shall be the closest employee parking spaces to the entrance normally used by employees. Although not a "completeness" item, staff believes that the spaces referred to in your narrative for carpool parking are okay for employees of Building 2, but that to comply with this standard, a couple spaces should be provided closer to Building 1 for employees of that building. Response: The applicant has revised the Horizontal Control Plan ( Site Plan)to show the location of the proposed carpool & vanpool parking spaces. These are located on the east line of the property. • 078 OLD-007 — Jean Way Con+merc.!aI Center - Incomp eteness Lett?' June 15. 2000, Page 5 • d. Landscaoina (LODS 91. Please verify the areas intended to be used to meet the landscape requirement. Hardscaping cannot be included in calculations to demonstrate compliance with the minimum landscape/open space requirement. Staff is concerned that the location of the water quality facility is proposed so close to the trees to be preserved in the northwest corner of the site. As noted by the consulting arborist, only minimal irrigation and disturbance are acceptable around these trees. In conjunction with the Engineering staff's concerns about a potential future right turn lane, staff recommends that the pond be reconfigured to pull it away from the street, by moving it easterly. Response: the applicant has reconfigured the water quality facility in a way to minimize the disturbance near the existing trees to an acceptable level. Sheet C3.1 . and C3.2 denote the revised location of both the storm water structures and the location of the bio-swale. All facilities (such as water quality), and structures (such as • manholes) have been located back from the existing right-of-way to permit future dedication of Jean Way ( as necessary). ii. As discussed with you at the pre-app and in informal conversations with the Development Review Manager (Hamid), a significant number of conifers should be located along Jean Way to reflect the number and design at Natures on the west side of Jean Way. The design concept for these two sites (the west and east side of Jean Way) was to provide a natural environment with native species. Additional conifers should be provided along Jean Way to complement the Natures' site. Staff recommends that the grass along the street be replaced with additional trees and shrubs, not just groundcover. In addition, other large areas of ground cover and grass need to be supplemented with shrubs and trees. Response: The applicant has revised the landscape plan to include a greater variety, and quantity of street-scape plantings. Sheet L1 .0 details the additional proposed plantings. Sheet L1 .1 provides a plant legend of the quantity & size of said plantings. The internal plantings include Dwarf Dogwood, Oregon Grape, and • Pennisetum. along with the street trees such as Sunset Maples. Along Jean Way the applicant has sought to compliment Natures with a variety of natural plantings such as Flame Ash, Red Cedars OLD-007 —Jean Way Commercial Center - Incompleteness Letter June 15 2000 Page E Vine Maples, and shrubs like ferns, salal, Japanese honeysuckle; II and ground cover such as heather, vinca, a knnikinnick. iii. Staff recommends that the 30-foot wide double-loaded aisle be reduced to the 24-foot minimum requirement and a six-foot wide landscape island be constructed between the two rows of parking. This would substantially enhance the parking lot. Response: The main east-west travel aisle has been reduced from 30-feet to 24-feet. The 6-feet netted from this reduction has been transferred into a planter north of the aisle, and connected with an existing planter. The applicant agrees with staff that this greatly enhances the appearance of the parking lot. iv. Additional shrubs should be located at the ends of the parking lot islands. Response: Please see the revised Landscape. The applicant has sought to significantly increase the number, and variety of trees, shrubs, and ground cover, to provide an attractive variety of • plantings. v. The water quality facilities should be planted with appropriate native species to provide a "natural" environment. Kinnikinnick around the edges is not appropriate. Response: The "natural" environment plantings include: Oregon Grape, salal, evergreen huckleberry, flame ash, and dogwood. e. Drainage for Major Development (LODS 11). See Russ Chevrette's memo (attached) regarding the storm drain plan and drainage report. Again, staff recommends a reconfiguration of the water quality facility at the northwest end of the site. Please confer with Russ regarding the retaining walls at the edge of these facilities. They may not be permitted. Response: The applicant has sought to reconfigure the water quality facility at the northwest edge of the site through the construction of two bio-swales. One to run along Jean Way, the 2nd to run internally through the parking lot. The division of the water quality treatment has permitted the applicant to develop a significantly less intrusive method of handling • thestorm-waterrun-off. Thishasalso enabledremovalof any run o a the Y retaining walls previously associated with the design of this site. �/- 6 030 OLD-007 Jean Wa+;' . '' '- ?' Canter - Incompleteness L"..- June 15 2000 Gage 7 • Please see the attached Drainage Report ( revised June 19) f. Utilities (LODS 141. See Russ Chevrette's memo (attached) regarding the water and sewer plans. In addition, the access driveway should mirror the 30-foot width of Nature's driveway or a landscape island should be provided to reduce the overall width. As illustrated in some of your materials, a berm is proposed along Jean Way. If so, it should be illustrated on your grading and landscape plans. Response: f-i : The Composite Utility Plan (Sheet C4.2) has been revised to reflect staff recommended changes to the Water Plan, specifically the addition of a public water line with an additional fire hydrant at the central east portion of the site. f- ii: The Composite Utility Plan (Sheet C4.2 & C5) have been revised to reflect staff recommended changes to the Sanitary Plan, specifically the inclusion of a field tied i.e. and rim elevation of the existing manhole in Jean Way. The revised plans also now include the grade profile, and plan view for all public sanitary lines. • f— iii: The driveway has been relocated, and reduced in size to reflect the `Natures' Driveway west of Jean Way. F — iv: The berm initially identified on certain sheets on the plan•set has been removed. See Sheet C3.1 for a detail review of the proposed Site Grading. The berm has been replaced in part with a heavily vegetated bio-swale. It is also important for you to contact PGE to determine where switch vaults or above-ground transformers will be located. These facilities inevitably affect landscaping and potentially the location of a monument sign. Your landscape plan should reflect the location of these facilities because they will need to be screened to the maximum extent possible. Response: the applicant has included a revised Landscape Plan that will identify the location of the above-ground PGE Transformers. Said structures will been screened to the maximum extent feasible. g. On-Site Circulation-Driveways and Fire Access Roads (LODS 19). As previously discussed, the east-west driveway aisle accessed directly from the entrance should be reduced to the minimum 24-foot aisle in order to allow a landscape island between the parking stalls. Staff is also concerned that an awkward maneuvering situation is created Al- 7 081 OLD-007 —Jean Way Commercial Center - 1ncomnl,:teness Lett9r June 1 2000 Page between the parking aisles and the drivewayentrance. Perhaps this • P can be resolved when the driveway is reduced to 30 feet. Response: The applicant has revised both the location, and width of the proposed entrance to the project. It is located opposite the existing Natures Driveway, and has been reduced in width to 30-feet to reflect the existing construction on the west side of Jean Way. The resulting changes have slightly altered the position, and onsite circulation of the Commercial Center. It should also be noted that the main east-west aisle, has also been reduced in width from 30-feet to 24-feet. The additional width has been added to a landscaping area north of the main aisle. (Please see the revised Site Plan). h. On-Site Circulation — Bikeways. Walkways and Accessways (LODS 20). Although your proposal complies with the requirement to connect at least one public entrance of each building to the nearest public walkway, staff finds that ending the sidewalk in landscaping at the driveway entrance will force pedestrians into the driveway. This is not a safe condition and needs to be reevaluated. Response: The applicant has revised the Plan set to clarify the issue of pedestrian access. It is the intent that the sidewalk along Jean Way • continue north-south in an uninterrupted manner over the entrance to the site. The revised sidewalk will force pedestrians into the driveway when they cross it as they walk along Jean Way. This is a common requirement for all pedestrians as they traverse driveway entrances. The applicant does believe that this is an atypical situation, and that it is a relatively safe situation. 4. Additional Code sections that need additional items include: a. Siqn Ordinance (LOC Chanter 47). Building signage and the monument sign for the center will be reviewed as part of this application. Information regarding letter size, cabinet types, proposed illumination, overall height, and color needs to be provided. As prescribed by LOC 47.06.200(4), "signs shall be designed to be compatible with other nearby signs, other elements of street and site furniture and with adjacent structures. Compatibility shall be determined by the relationships of the elements of form, proportion, scale, color, materials, surface treatment, overall sign size and the size and style of lettering." Staffs review of the monument sign illustrated on Sheets A.0, Al and A7 indicates that it is not compatible with adjacent signage at Natures and not complementary to your other site elements. Please revise your sign plans. (- e> 082 OLD-007 — Jean Way Conmerc! - lnrnmnie=erfecz: i .- June 15. 2000 Page 9 • Response: the applicant has revised the Monument Sign illustrated on Sheets A.O. Al , and A7 to reflect the requirements of Section 47.06.200(4) Specifically, the applicant has sought to create a curved brick wall that reflects the arch in the Natures Sign. With a strong vertical element, but with a simpler, cleaner look, reflecting the design from the existing natures sign, but creating its own identity. Together the signs create an "entryway" onto Jean Way. b. Tree Code (LOC 57). This application must review all trees over 5" dbh must be identified on a site plan. Five trees have been identified for preservation by your arborist, Walter Knapp. Your application includes a tree protection plan and some comments for landscaping and irrigation around trees being preserved. Are there other small trees that are over 5" dbh that will need to be removed? The public hearing notice that is mailed to citizens must include all trees over 5" dbh that are proposed for removal. Otherwise, additional notification, with an appeal potential, will be required at the building permitting time. Response: To our knowledge there are no trees over 5" dbh that are • proposed for removal as part of this development application. Please note that the Onsite Analysis Plan (Sheet C-1) identifies all existing 'significant' trees (5"+ dbh), and that outside of the conifer stand at the northwest end of the site, the only vegetation is shrub. And brush. There are no other significant trees on the site. The confers lining the north line of the property were planted on the adjacent property, and are not intended on being removed as pert of this application. For your information, your neighborhood meeting was held at a site that was not located within the neighborhood or at a public facility. This location does not comply with LOC 49.36.705(3) in order to constitute a legal meeting. We shall leave it to your discretion whether to re-notice the meeting and hold it within the neighborhood or to proceed with the meeting that you held. If you do not hold another meeting, you are advised that someone could raise a point for appeal based upon a procedural error. Response: Thank-you for bringing this issue to our attention. The applicant will re- notify the neighborhood, and seek a new meeting in a public facility to ensure compliance with the letter of the code LOC 49.36.705(3). While we do not anticipate any problems or neighborhood concerns with this proposal we do not wish to provide an appeal based upon a procedural error. • Thank-you again for your assistance in informing us of the additional items necessary for completeness. Three sets of written materials. and revised �/ 7 083 OLD-007— Jean Way Commercial Center - Incompleteness Letter June 15. 2000 Page 10 reduced drawings have been included. and nine sets of any revised full-size • drawings. Have also been submitted. Should you require any further materials, or request clarification of the additional materials included in this package please call me at 617-6511. Upon determination of completeness please schedule us for the first available Development Review Commission agenda for a public hearing. We appreciate your assistance in this development proposal. Sincerely, Mark Dane AICP Cc: Beacon Homes LLC - Mr. Peter Kusyk Evergreen Construction - Gail Oldham • • 2. ( -/a 081 SW-29-2000 16;2 I.IEt1E? t=iELE - EISSETT 533 224 2311 P.1 -'OS NI (-- 411 DAVID BISSETT& ASSOCIATES ARCHITECTURE• PLANNING• NTERIORS RESPO/ISE TO CITY QF LANE OSWEGO LETTER_OF DUNE fl.2000 Minor Development Review Application LTJ 00-0043 lean Way Commercial Center June 10, 2000 Item#1. A written scale has been added to the drawings. The graphic scale is left and is used to accommodate drawings that are reduced in size from the originals.Different scales are used according to the need to show certain building and or site elements most completely.It is standard industry convention to have architectural scale be different from engineers scale. Corrections to site plan have been made(see arch. &civil site plans). The building elevations(A6&A7)are the most detailed for representing materials and finishes. The perspectives(AO,Al &A2)are artists renderings of the design intended to show the caracterrofshe project design and the context of it's setting. 2teaa#2a.Exterior Light fissure cut sheets are included for review and approval. tad.East 6ft.high wall deleted. • 2aid.The building design has intended for the sloped roof forms to"floe¢"above the brie walls using the clerestory window wall to make the transition,This feature provides an exciting taller element at the ends of the buildings and addresses t1?e scale needed at the street frontage. The proportions of the roof angles are both appropriate and consistent with other buildings surrounding this site.The window wall corner mullions will act as"pests"to give the intended detail to tie the roaa do a. • 2aiii.The clock tower is proportioned appropriately for the height which is 40 feet(max)The scale is also correct considering that it is tied to the inside corner of the building. All issues of the dimensions,scale and proportions have been considered with industry design standards and principles,along with code criteria. 2aiv.The brick wal/colonade along Jean Way is deleted. lay.Location and orientation of the trash enclosures have been considered carefully. A trellis element has been added to help screen them(see illustration A2). hems#3& 4. Refer to Narrative, Civil&Landscape drawing revisions_ Item tea. The monument sign has been redesigned to relate to the shape of the Natures sign with materials consistent with the buildings in this submittal(see illustrations AO&Al)- We have attempted to carefully and completely respond and submit material addressing all requirements. If staff needs any additional items while processing this for completeness,simply call us directly and we will every effort to 't those items same day if possible. RECEIVED Aill 11,110!ide AOF • f�......_ A/ �i u i. '_ Ds 'dB.: . / =sAj. • AllII CITY OF LAKE C`- 322 NW 5th Avenue • Portland,Oregon 97209 - (503)226-6785 - FAX( tgg,(Jning&Der:,. aI -(' ~, "' 085 • • n8f; JUL-18-2000 10:03 VENERABLE — BISSEI1 Do.) GJ1J. I . • • *, DA1'ID BISSETT& ASSOCIATES uTl'111';4. �.. fi i:O UFS T FO_APPRO YAL AI .rnatn Pim protective'taetlipOd 7.?i1041 u. Phil S4niilkE i l'it0 Marihal City of Lcke Owego 1:rntn: David tilcr:c tt/ Project Architect rAvid i)i i etc R ASsociatRs AlA tic' JEAN WAY COMMERCIAL.CENTER hie toques' is for approval of an altemaie tiro ra•utcclian method to the 150 R.Turnaround;yid Ames„ Kulc7-i fur the ltcPnaeci prgject rioted herein.The uurreni plan approximately 170 ft,along the north Nide of IuXc Es/tiding(NI),++rc-er.sibleto tire:fighting aquipmant. The parking cc tfgurxtiun hits game I w n n,u radtuc'c t,+at are heifer;tom Ow..r.quireene]Th. The altaniue inethod uffire protoctinn to remedy thew conditions would bete prQ.vjde M NrPA 13, ap.20.ov4$1.4k ITTI oc-fire tmcl[lktes',SvstSn i bitiJdir>g.(u 1 d_);Z F'in>,1 building prune,4Ju-'t:1ilk attd VOL' cations will include_the propaeed system for permit plans review and approval. • 1rthis is aco'tabJe,Oust:signWu*and fax bock to Inc at your ecirlies4 opportunity today. The City hu. required that we resolve tAes issue indry:eN a aornpktion tcsn to mar wnant minor devoloprnent r,ppliralwn 1112n1 you ter yaw time vn tl,c phone today anti we irrczitly npprceisdc you immisdlatc attention to thi'. hi0ncr aru! y Submit-WO, Cht RI J h1A N Rti Arpro.vod Hy. 1'hil Sample/F'ire Marshal City of Lake Oswego t.c- !Jr Jaafir SthAwtur • Pon:Ned ttrt nn'1? M+ ('t+;1 '_2( (,i PAY(cop % Sf1 • EXHIBIT 22 LU 00-0043 3 pis L Zz- 1 087 Jacob, Liz From: Chevrette, Russ Sent: Monday, July 17, 2000 10:18 AM To: Jacob, Liz • Subject: Jean Way Comercial site I spoke with the fire marshal on Friday. • On-site circulation path is too tight for a fire engine. (sea ;flL,.‘.},rc3 a,-,). • Most remote buidling corner is more than 150 feet from where a fire engine would be stationed. Requirements could be relaxed if something over and above" required fire supression was incorporated into the building plan for the large building. This is something the architect and the fire marshal have to work out. • 22--± C 8 8 S S S - / J 1 a 1 II ( I ; . 2do5'r--.1 '.E0C-1C .: — 0// ti�. rme m ' 7„.1 E-I I-r N1I -1414-- -_ _ - - __ r-:1 _. �- 1. -lit '-' ,gi ,,....0p / . .. ,.. . - . . . F.F. 158.5 - _ ..L_ f, N \ ttui\( (,••I - :' /_ REM154.11 \\� I I -_. 61.3 64.64 I/ .\\ \ 1 RIM I 1.4 l'\ _L .. • / r` " 1 15 .36 100.0 LF 6" SAN. SEWER .\' \\ t .=-....... _ 'i J- 1 rT70 0 LF 8" SAN. SEWER J 70.0 LF Q SEWER - �— S�0.0291 -,� _ F112(? 6" TEE w/ N ._ r ' �r�,:._ T2UCj �'•� - • `\ THRUST BLOCK ` WATER VALVE -, 1 1 t 1-' ''' ' ' /4 ND APE ( I ,A,' \\\II - ATE`* T R ! I I \ �F /r • _11 D- p -yam=` 1 , `�.., I I I \. r/ /SUS 31,7 LF 2" • WATER LINE -}-- ! • - • 07.0 LF \ :. - ` WATER I" DOUBLE / -s �� " CHECK ASSY. _ . L 3__I - - - �- _ bi WATER METER . . _�. .i. . l S S • SOIL SURVEY OF CI (Joins sheet 1) .+fir. 8 ram err= :y 4, -frF ' ' !. - r. 41. . _� ,•*-.. 1',1�'Y4 3 ;.. -•" < .�`,'- v, f+r , •`,_ •` �e�-- l•it ,r, _ i •lA !- !i �� • .- <'i. lip r* 138 i'� .i�r gat' s` .k�y C' :,,1 .• } s' .•:•r)- ‘s t t. / -ivy...,°' +111 7t y• 1 a V O_ '1 • ..r.• •�:.. :. y • ,t a k`a 25 •'3 I; iSs i eta T �l i • .i '-•,--• 7.1B rip' t�'s,_ • . - -IL t 'ir�y4.1-"'' r 42'i: I�°� ,;: ; GP ve ,i Yaf _ Q :, : ..' ♦ J,t '-.w ,,t AtI'�•' • - i` r , •• elf 4 �.'-i � �. IA i, v . ; „t ! -T wad �. ii .;' ' . 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'i tc„.,,. , )1"- .^-? g• ' •{ .-.II •sf' ',•84 .r t..-78B.Si:•,r.:• ) , '.., s ..,�, F r '' i--C4`''. /9• i. 3 � }' '2 j P ' 918 - , q• 1 t: �, :vrr l -'' .� Mom` 56 a .__.�,r5 `•563t"4 -;'6 4' s .•-'- 13C -, +. 7 B �y?)�� '.• Yc >t� j :768' • rf :..a 536 y s:�� tlnQ +:"' _�� ,��1C �� = y g L'Il "N 1 er{l f • 56 ..Ri-V R 19• �"T•) • •-�"b ..:4tg *f.1: 8 ,," 4 S , .fig "� • -",�.50t Tr.`- - Y .. •.-.--•• r \� '.# :>41,1 r _ -... - > vP r . •_ f• . - �1 1 -� 1�;,f` .t {•, ( , r• ,1� i. .t i. `-fa•. `'Lw` ,4]j�r'-7 -, F ,sk • . ...,..!..... .... ,.. ... : ::...,• . ....•.••• ,„__„ , A.. 1 �r �L r S t . .. 'F.�' .t-;.:,k-''''k.i - - •f 4. 'S iT� . . . . :>��° °' ,. lcr -- ..,� +r EXHIBIT 23 :s_r • I l a25000r( T (Joins sheet f� I LU 00-0043 1/2 94 Soil Sury • This unit is suited to cultivated crops. It is limited mainly by droughtiness to and crops It irooting s limited The subsoil isbrown gravelly loam Deptht 13tinches thick. In summer, origation is and the for maximum p Bedrockes is at a depth of 15 inches. to bedrock ranges from 10 to 30 inches. of most crops. Sprinkler irrigation is a suitable method applyingf water. Because in thisa unit ise method Permeability watert ofc the Cryocabout1 to 4 moderatelys nchs Efecctive applications of irrigation us theer soil in d light and Availableght capacity frequent. rooting depth is 10 to 30 inches. Runoff is rapid, and the Returning all crop residue to the soil and using a hazard of water erosionis severe. cropping systemgallthat includes grasses. legumes. a This unit is used as fe habitat and for recreation. or grass-legume gsme mixtures help to maintain egumy and tit This map unit is in capability subclass Vlls. Grain and grasses respond to nitrogen; legumes resF 75—Rubble land. Rubble land is mainly talus, to phosphorus, boron, sulfur, and lime; and vegetablE and us, o ro , nitrogen, shoe; and v and off cobbles,on stones, and boulders. d uplands. Ellly is at evation se base a berries Ifr the soil in this unit fis ertilizing fall,ed in snedir of cliffs steep mountainous and erosion can be reduced by 1,000 to 5,000 feet. Slope is 30 to 90 percent. a cover crop. When the soil is wet. grazing and othe This unit is used as wildlife habitat and for recreation. activities that cause trampling result in compaction c This map unit is in capability subclass VIIIS- lay fir surface layer, poor filth, and excessive runof . 0 to 7 percent slopes. This This unit is suited to the production of Doug 766—Salem silt loam, site index for Douglas-fir ranges from 145 to 160. 0 deep, well drained soil is on stream terraces. 1t formed in vegetational in areas not cultivated is mainly basis of a site index of 155, the potential productioi Douglas-fir, glas The k, western acre of merchantable timber is 9,840 cubic feet froi western hazel,Oregon whigrtea e, sa at, bra kenfe nr and even-aged, fully stocked stand of trees 60 years ol• western ion is 20 P g 91,040 board feet (International rule, one-eighth-in( grasses. Elevation is 200 to 650 feet. The averag the e kerf) from an even-aged, fully stocked stand of tree annual precipitation is 40 to 60 inches,rees F, and the years old. annual air temperature is 50 to 54 deg average frost-free period is r 5is to 2y dark0 days grayish brown ConThventional methodss unit has few 1oftharvestin'g timber gee i er product. g Typically, the surface layer is verysuitable, but the soil may become compacted silt loam about 8 inches thick. The subsoilo�mdabork bt�6n equipment is used when the soil is wet. Roads for gravelly silty clay loam and gravelly clay base rock. Roads and land round use need heavy Roads and d inches thick. The substratum to a pth �oamy sand.f 60 inches or can be protected from erosion by plants more is darke grayish brown very gravelly bars and by gravelly substratum ranges from 20 to seeding cuts and fillesiimit naturalrushy 36 inh to the very western hazel and Oregon-gray 36 inches. In some areas of similar included soils, the regeneration of Douglas-fir. lo surface layer isthisg unitly aresilt mam. l that If the density of housing is moderate to high, co Included in small areas of Clackamas, This unit has few limitations for homesite eve Coburove have a and Malabon st soils and InclWillametteuded areas soilsprevent ft co tamir have a gravelly substratum. Included areas make up sewage uPPlies asaaeresult dea seepage about 15 percent of the total acreage. e disposal systems. Removal of gravel an( Permeabil;ty of this Salem soil is moderate. Available sewage the hazard when landscaping, particularly in areas d fr water capacity is about 4 to 6 inches. Effective rooting cobbles in disturbed areas is needd for bestr dP of h is 24 36 inches. Runoffhisis slow, andsummer, irrigation is needed for lawngrasses, st s waterm erosion is slight. This soil is droughty in vines, shade trees, and ornamental trees. summer. such as pasture, This map unit is in capability subclass Its. This unit �s used mainly for cropsgrown. Some areas percent slop hay, and grain. Vegetables are also 76C—Salem silt loam, 7 to 12 o deep, drained soil is stream terraces. It h the unit are used for timber production and as alluvium.ep, wellThervegetation onn areasstrenot terraces. homesites and wildlife habitat. This unit is has to lay Oregon white oak, notcultivated red increased use it h. as mtes. Where 0the unite has been Doug salal,western redce r� used as homesil much as 50 percent of the area western hazel, Oregon-grape, not covered by buildings or other impervious material grasses. Elevation is 200 to 650 feet. The aver annual precipitation is 40 to 605 feet. the aver has reds disturbed.0 The disturbed areas have been ave i' covered by as 30 c 20es inches ri filln l profialle e or have average frost free periode is 1 s i;; much as 30 inches of the original profile removed annual air temperature is 50 to 54 degrees had as �` by cutting or grading. The fill material is most commonly Typically, the surface layer is very dark gis r i silt loam about 8 inches thiek. Thev subsoil r from adjacent areas of Salem soils that have been cut or YP graded. z3 Z 09 ? I I roil Survey Clackamas County Area, Oregon TABLE 13.--PHYSICAL AND CHEMICAL PROPERTIES OF SOILS--Continued ---111, I I I I Erosion' Organic Soil name and Depth Clay Moist (Permeability Available Soil Shrink-swell factors map symbol bulk water reaction potential matter I I 1 density Ica acity K T P—cam In I Pct 0/cm3 Tn/hr I In/in 2E �-5 64B, 64C, 64D----I 0-191 30-40 1.10-1.30 0.2-0.6 10.17-0.21 5.1-6.0 Low 0.24 3 Nekia 119-391 40-50 11.10-1.30 0.2-0.6 10.09_0.1614.5_5.5 Moderate 10.201 139 --- --- --- 1 1 I I 65F* : Newanna 0-6 10-20 0.85-0.95 0.6-2.0 0.09-0.11 4.5-6.0 Low 0.10 2 • 8-15 6-151 10-20 1.00-1.20 0.6-2.0 0.09-0.11 4.5-5.0 Low 10.101 15-281 10-15 1.00-1.20 0.6-2.0 0.09-0.1114.5_5.0 Low 0.101 10-20 128 --- --- --- --- 1 Rock outcrop. 3-6 ■ II 6 * : Newanna E I 0-6 I 10-20 I0.85-0.951 0.6-2.0 0.09-0.1114.5-6.0 Low I0.10 2 16-15 10-20 1.00-1 .201 0.6-2.0 0.09-0.1114.5-5.0 Low 10.10 15-28 10-15 1.00-1.201 0.6-2.0 0.09-0.1114.5-5.0 Low 10.10 28 --- --- --- --- 3-6 Thader 0-2 5-15 0.85-0.95, 2.0-6.0 0.06-0.08 4.5-6.0 Low I0.10 2 2-231 5-15 0.85-0.95 2.0-6.0 0.05-0.1015.1-5.5 Low 0.17 23 --- --- --- --- I --- 4-8 67 0-14 7-15 1.20-1.40 2.0-6.0 0.12-0.15 5.6-6.5 Low 0.28 5 Newberg 14-23I 5-15 1.20-1.40 2.0-6.0 0.12-0.1515.6-6.5 Low 0.24I 123-601 2-10 1.20-1.40 6.0-20 0.09-0.1315.6-7.3 Low 0.17 68 0-151 7-15 1.20-1.40 2.0-6.0 0.20-0.2315.6-6.5 Low 0.32 5 �-3 Newberg 15-241 5-15 1.20-1.40 2.0-6.0 0.12-0.1515.6-6.5 Low 0.24 24-601 2-10 I1.20-1.40 6.0-20 0.09-0.13 5.6-7.3 Low 0.17 • 69* I II Pits 1 2-4 70B, 70C, 70D---- 0-7 20-24 1.15-1.25 0.6-2.0 0.21-0.28 5.1-6.0 Low 0.281 5 Powell 7-15 18-22 11.10-1.35I 0.6-2.0 0.19-0.23 5.1-6.0 Low 0.37I 15-60 18-20 I1.40-1.55 0.06-0.2 0.09-0.12 5.1-6.5 Low 0.32 4-6 71A, 71B, 71C---- 0-18I 18-27 I1.10-1.201 0.6-2.0 I0.16-0.1815.6-6.0 Low 0.321 5 Quatama 18-38 27-35 1.20-1.40 0.2-0.6 0.19-0.21 5.6-6.0 Low I0.37I 38-60 12-18 1.20-1.40 0.2-0.6 I0.10-0.1215.6-6.0 Low 0.37 4-6 72D, 72E 0-6 30-40 I1.20-1.40I 0.6-2.0 0.12-0.19 5.6-6.0 1Low 10.241 3 Ritner 6-26I 35_50 11.30- _1.501 0.2- _0.6 10.10- _0.1515.1- _6.0 'Moderate 10.201 - 4-5 26 73*. 7-12 Riverwash I I I I 74F*: I II I I 4-8 Rock outcrop. I I Cryochrepts. I II 1 4-c 75*. I I I 1 u e land 76B, 6C 0-8 I 15-20 11.20-1.50 0.6-2.0 I0.11-0.175.6-6.5 Low I0.28 0.28I 3 Sal 8-241 25-35 11.20-1.50 • • 10.09-0.17 6.1-7.3 Moderate 1 L-6 24-601 0-15 11.30-1.60 >20 I0.03-0.05 6.1-6.5 Low 0.02 77B 0-8 I 15-20 11.20-1.50 0.6-2.0 10.11-0.17 5.6-6.5 Low 0.20 3 Salem 8-241 25-35 11.20-1.50 0.6-2.0 0.09-0.17 6.1-7.3 }Moderate 0.20 4-c 24-60I 0-15 11.30-1.60I >20 0.03-0.05 6.1-6.5 Low 10.021 I I I See footnote at end of table. • A 3 -3 093 AW • • -' r 094 WCG/ West Coast Geotech, Inc. GEOTECHNICAL CONSULTANTS April 26, 2000 W-1495 David Bissett & Associates 322 NW 5th Avenue Portland, Oregon 97209 Attn: Mr. Dave Bissett Architect GEOTECHNICAL STUDY JEAN WAY COMMERCIAL CENTER LAKE OSWEGO, OREGON Gentlemen: In general accordance with our proposal of April 5, 2000, West Coast Geotech, Inc., has completed a geotechnical study for the above-referenced project that is generally located south of OLower Boones Ferry Road and east of Jean Way across from Nature's in Lake Oswego. This report provides a summary of our field exploration program and presents our recommendations for foundation design and grading operations. This report was prepared for your use in the design of the subject facility and should be made available to potential contractors for information on factual data only, i.e., field test pit logs and samples, if any are taken. This report should not be used for contractual purposes as a warranty of interpreted subsurface conditions such as those indicated by the formal test pit logs and/or discussion of subsurface conditions contained herein. PROJECT AND SITE DESCRIPTIONS The proposed project consists of a rectangular commercial building (7,500 square feet, in plan area) to be constructed in the southwest portion of the property along with a "L-shaped" commercial structure (15,300 square feet, in plan area) to be constructed at the northeast corner of the property. The structures are anticipated to primarily consist of tall, one-story commercial buildings with P P 5 second-story tower elements at a corner of each building. Finished floors will be "'small constructed upon concrete slabs-on-grade floors. The finished floor elevations of the proposed P.O. Box 388 West Linn, Oregon 97068 503/655-2347 EXHIBIT 24 LU 00-0043 a4-� /epees 095 Jean Way Commercial Center April 26, 2000 Page 2 buildings do not appear to be shown on the site plans that were made available to us for our use; • however, we assume that the building sites will have minimal cuts/fills. The buildings are anticipated to consist of wood-frame construction with preliminary structural loads that are anticipated to be relatively light; approximately 10 to 50 kips for isolated columns and 1 to 2 kips per lineal foot for typical perimeter wall footings. When the Structural Engineer has had an opportunity to examine the structural loads, in more detail, we recommend that we be allowed to reconsider our recommendations if our assumptions are significantly different from that which we have assumed. Much of the property between the proposed buildings is scheduled for parking lots. The commercial rectangularly-shaped parcel of property is generally open (tall grass, low brush) in the central area; however, the north and south boundaries contain heavy thickets of tall shrubs/brush that are not very accessible. Based on our review of an undated, preliminary topographic site plan, the ground topography appears to slope gently downhill in a northerly direction from an approximate high elevation of +158 feet at the southwest corner of the property to an approximate low elevation of+152 feet • (about 400 feet north, more or less) near the north, rectangularly shaped building proposed for construction. Some earth mound fills (about 3 to 4 feet high) also appear to be present in the northern portion of the property(where the rectangularly shaped building and parking lots east of said building are generally located). These fills appear to consist of a mixture of topsoil strippings and silt with scattered cobbles/gravels. FIELD EXPLORATIONS The field exploration program consisted of eight test pits at their approximate locations shown on the Test Pit Location Sketch, Figure 1, which was taken from a facsimile that you provided for our use on April 26, 2000. We bring to your attention that the Site Plan that we had available to us during the field exploration phase of our study shows the two buildings in different locations than that Site Plan used for Figure 1. Hence, the test pit locations are based on the earlier site plan. The test pits, designated TP-1 through TP-8, were excavated to 2 to 5-foot depths using a small trackhoe provided by the Contractor/Owner. • At- 2-- 096 Jean Way Commercial Center April 26, 2000 Page 3 • An Engineer from our office was on site on April 20, 2000, throughout the field exploration to observe the excavation of the test pits and prepared field logs of the subsurface conditions. Summary boring logs are presented in Figures 2 through 5. Soil descriptions and interfaces on the logs are interpretive, and actual changes may be gradual. After the logs were completed, the test pits were backfilled with the onsite excavated material. No compaction was conducted on the backfill. SUBSURFACE INTERPRETATION The analyses, conclusions and recommendations contained in this report are based on site conditions as they presently exist and assume the exploratory test pits are representative of the subsurface conditions throughout the site. If,during construction, subsurface conditions different from those encountered in the exploratory test pits are observed or appear to be present beneath excavations, we should be advised at once so that we may review these conditions and reconsider our recommendations where necessary. SILT (Possible Fill). The field exploration program disclosed the presence of a 2 to 3-foot thick •layer of medium stiff, brown silt (possible fill) that is generally present throughout the property. The organic topsoil layer is about 10 to 16 inches thick, based on our test pits. The thicker portions of the topsoil layer are likely to be present at those areas of the property where the brush is the thickest. The brown silt layer also appears to contain scattered to occasional gravels/cobbles/small boulders. Based on some discoloration within the silt layer observed at some of the test pits along with some evidence of charcoal fragments embedded within the silt layer, we have characterized this silt layer as possible fill (subject to further verification upon/after stripping, proof-rolling and footing excavations). SILTY GRAVEL (Native). Beneath the silt layer is a medium dense becoming dense, brown silty gravel layer with numerous cobbles and scattered small boulders to the bottoms of the test pits. Excavation into this layer with the trackhoe was very difficult. Groundwater No groundwater seepage was observed in any of the test pits on April 20, 2000, (although the test pits generally varied from 2 to 5 feet deep below existing ground surface). Groundwater will fluctuate with time/season, and should be assumed to be at its highest level, in later winter/early spring when intense rainstorms are typically more frequent, and at its lowest 2 -3 09 ? I Jean Way Commercial Center April 26, 2000 Page 4 level, in the late summer/early fall when intermittent rainstorms over longer periods of time are • usually more common. GEOTECHNICAL DESIGN RECOMMENDATIONS Foundation Design General. Based on our understanding of the project and the results of the field exploration program, it is our opinion that the proposed structures can be supported by spread footings located on the native dense silty gravel layers that are present beneath existing topsoil and the existing silt (Possible Fill). We will also provide you with allowable bearing pressure for footings founded on the upper silt layer provided the silt has been inspected after footing excavation and found to be native soil subgrade suitable for foundation support. However, the allowable bearing pressure for footings founded on the dense, silty gravel layer will be significantly different from the allowable bearing pressure for the silt soil, so it will be very important to identify (on the plans) which allowable bearing pressure will be used for this • project. The silt (possible fill) soil unit should be suitable for the support of concrete floor slabs provided the subgrade has satisfactorily passed a proof-roll test with a loaded dump truck (in the presence of the Owner's representative, preferably, the Geotechnical Engineer) and stripping's inspection report (by the Geotechnical Engineer) has also been written to verify that the silt soil is substantially free of organic material and/or other deleterious debris. The Excavator may need to aerate/moisture condition the upper 12 to 20 inches of the existing silt soil to within 2 percent of the optimum moisture content (if the soil subgrade cannot satisfactorily pass a proof-roll test) and recompact the soil to a hard state (at least 95 percent of the standard Proctor maximum dry density, or more, in order to satisfactorily pass a proof-roll test). We assume that this earthwork will be conducted during normal summer construction season when long periods of dry, warm weather are typical. If the earthwork proceeds in wet weather situations, then it may be necessary to treat the subgrade or over-excavate and replace with crushed rock over a geotextile. II/ 098 Jean Way Commercial Center April 26, 2000 Page 5 • Foundations. For footings founded on the native inorganic dense, silty gravel layer as observed during our field exploration program (about 2 to 3 feet, more or less, below current ground level based on our test pits) and as described in the previous paragraph, we recommend an allowable bearing pressure of 3,000 pounds per square foot (psf). The 2 to 3-foot thick layer of surficial silt (possible fill) cannot support this bearing pressure and will need to be completely removed from beneath all foundations designed using 3,000 pounds per square foot. As an alternative, 3,000 pounds per square foot may also be used for an allowable bearing pressure if the foundations are supported on crushed rock engineered fill provided the engineered fill is placed, compacted and satisfactorily tested in lifts directly upon the dense, silty gravel layer after all of the topsoil and silt (possible fill) has been completely removed from the footing location. Field density test requirements will be provided later in this report. If you desire to construct footings upon the silt layer (provided the silt layer has been re- examined during footing excavation and found to be native and not existing fill or possible fill), then the footings can be designed for an allowable bearing pressure of 1,500 psf provided all of the topsoil has been stripped and removed from the footing location. •When sizing footings for seismic considerations, the allowable bearing pressure may be increased by 30 percent. Based on our review of the 1998 Uniform Building Code, the building site is currently in Zone 3. The Site Coefficient should be assumed to be SC. The Uniform Building Code/City of Lake Oswego requirements may be used to determine the minimum footing widths and depths of embedment. Continuous wall footings are typically on the order of 12 to 18 inches for office building projects, and column footings typically have a minimum width of 18 to 24 inches. All perimeter footings should be founded at least 18 inches below the lowest adjacent grade which should be taken as the finished floor elevation or exterior grade, whichever is lower. Interior footings may be founded at least 12 inches below finished floor grade. Each footing excavation should be evaluated by a qualified Geotechnical Engineer to confirm suitable hearing conditions and to determine that all topsoil, loose materials, organics and unsuitable soil or non-engineered fill have been removed. if such unsuitable materials are encountered at footing locations, we recommend that the unsuitable material be removed. If you desire to raise the footing grade after excavation, the engineered fill should be placed according to our recommendations shown by Figure 6. 4111 099 Jean Way Commercial Center April 26, 2000 Page 6 Footing Settlement. Based on our knowledge of the project and our settlement analysis, total • footing settlement is estimated to be, approximately, 1 inch, but probably less. Our settlement estimate assumes that no disturbance to the foundation soils will be permitted during excavation and construction. If the bottoms of the footing excavations appear loose, we recommend that the bottoms of the footing excavation be nominally compacted to a dry density of at least 95 percent of the standard Proctor maximum dry density(ASTM D698) for at least the upper 12 inches. To evaluate differential settlements accurately, additional information is required such as footing location, footing size and a more precise breakdown of loading. However, differential settlements for similar projects are typically on the order of 1/2 to 1-inch as long as all the adjacent, nearby footings bear on the same soil stratum near the same elevation. If the structure is considered to be relatively intolerable to total or differential settlements, then we recommend that we be allowed to review our settlement estimates when more precise information is available. Floor Slabs. All non-basement floor slabs-on-grade should be founded on a minimum 6-inch layer of free-draining, well-graded sand and gravel or crushed rock with a maximum particle size • of 1-1/2 inches and containing not more than 5 percent passing the No. 200 sieve (based on a wet sieve analysis). We also recommend that a moisture vapor barrier be installed beneath the slab in heated areas, if any, as additional protection as well. All underslab granular materials should be compacted to a dry density of at least 98 percent of the standard Proctor maximum dry density (ASTM D698) or as approved by the Geotechnical Engineer. A concrete slab should also be provided for trash container areas and aprons, if any. All concrete slabs and aprons should be designed assuming an effective modulus of subgrade reaction, k, of 125 pounds per square inch per inch for the silt subgrade soils typical to the site. This recommendations also assumes that a 6-inch layer of compacted aggregate base is placed beneath the concrete slab. Retaining/Basement Walls. At the present time, small cantilever retaining walls and/or below- grade basement walls do not appear to be present in this project. If, later in the design, such 411 z 4-4. I Jean Way Commercial Center April 26, 2000 Page 7 •structures are to be included into the project, we recommend that we be allowed to review the situation and provide you with geotechnical design recommendations at that time in the design. Drainage. At present, we do not believe that groundwater should significantly affect this project in the long term. However, we recommend that we be allowed to revisit drainage after we have had an opportunity to review the grading plan as well as during subgrade preparation in the field during earthwork operations (in case "springs" are observed). We currently assume that trench excavations for utilities will be shallow. The Contractor may desire to excavate a deeper test pit to determine the location of the water table if deep excavations are required for utility construction. Grading Operations Subgrade Preparation. The subgrade preparation should include the stripping and removal of all surficial organic soil (sod and topsoil) and unsuitable non-engineered fill, if any is found, as well as existing debris from the demolition of existing buildings/pavements, if any, from all new building and pavement areas as determined by a qualified representative of the Owner (preferably, the Geotechnical Engineer). Building and pavement areas should be proof-rolled with a loaded dump truck (preferably, in the presence of the Geotechnical Engineer). Any soft or disturbed areas that are observed to be present, should be removed and backfilled with engineered fill. However, if large areas of the subgrade are too moist to sustain a proof-roll test, the Excavator should attempt to aerate the silt soil subgrade and recompact to a hard state such that a proof-roll test can be sustained (instead of over-excavating a large volume of soil and replacing the soil with imported material, unless so directed by the Owner). The actual amount of material to be excavated may need to be determined in the field, and we recommend that the specifications include a unit cost bid item for any over excavation normally required beyond that excavation required to be conducted by the Contractor in fulfillment of the Contract. Construction operations may need to be modified to minimize site disturbance especially during wet weather conditions when soil moistures are above optimum moisture content or in deeper excavations where saturated soils are encountered such that pumping or rutting of the subgrade is observed by the Owner's representative. Any disturbed soil shall either be compacted to • acceptable standards or removed and replaced with engineered fill. Due to the nature of the Jean Way Commercial Center April 26, 2000 Page 8 underlying surficial soils, we recommend that the site work be conducted during the normal • summer/early fall construction season when extended periods of dry, warm weather is normally common. Site work during the winter or early spring season or during extended periods of wet weather will likely require a workpad to protect the subsurface soils from becoming soft and disturbed by pumping. Typically, a workpad is installed to protect the subgrade and allow construction to proceed unimpeded over the winter without many starts and stops as would normally be conducted. The workpad usually consists of a layer of crushed rock (typical 2-inch minus size with no fines/sand) over a woven geotextile such as Mirafi 600X, or equivalent. The thickness of the workpad fluctuates by the quantity/trips of construction traffic. In major access roads (where the trucks are channeled), the workpad generally is about 18 to 24 inches thick. In the building pad (where the construction traffic is more distributed), the thickness of the workpad is more like 12 to 18 inches thick. Engineered Fill. We recommend that a clean (not more than 5 percent passing the No. 200 sieve based on a wet sieve analysis) reasonably well-graded granular material such as a crushed rock be used for engineered fill that is placed during the wet/winter time construction. Thegradation of the anygranular import material selected bythe Contractor should be checked • P to determine its compatibility for use adjacent to on-site soils. The maximum particle size of the granular engineered fill should not exceed 1-1/2 inches for testing purposes. We also recommend that the Contractor submit, for approval, samples of fill material intended for use as- engineered fill prior to earthwork construction. Engineered fills should be placed in about 9 to 12-inch loose lifts for areas that are compacted with large self-propelled rollers, and should be compacted to a dry density of at least 98 percent of the standard Proctor maximum dry density (ASTM D698) within the proposed building and pavement areas, if any, or as approved by the Geotechnical Engineer. Lift sizes for small vibrating plates typically used in trenches vary from 4 to 6 inches. The size of the lifts and the number of passes of the compactor may need to be modified by the Contractor to achieve the desired results using the equipment selected. The engineered fill should be placed in horizontal lifts commencing on a relatively level subgrade surface. Dewaterint., The Contractor should control any water, if any, in a manner that will not affect excavation or fill construction. The existing fill and the native gravelly to sandy silt is likely to slough into any trench excavation especially when wet. The Contractor should excavate in such a manner that nearby footings, slabs, utilities and existing pavements designated to remain are • Jean Way Commercial Center April 26, 2000 Page 9 *not undermined by potential sloughing. Water should not be allowed to on pond the bottoms of the footings. Exposed subgrade or fill softened by ponded water should be removed and replaced with engineered fill. Cut and Fill Slopes. All permanent cut and fill slopes, if any, should be groomed to slopes no steeper than 2 Horizontal (H): 1 Vertical (V) for stability purposes. We recommend that the engineered fill be extended outward from the edge of the footing for about 5 feet before downsloping back to existing subgrade elevations at a 2H:I V slope. As an alternative, the footings could be designed with a small stemwall in order to limit the extent of the engineered fill to the building's perimeter instead of extending out past the perimeter. Flatter slopes may be necessary for ground cover and maintenance operations. Because of safety considerations and the nature of temporary excavations, the Contractor should be responsible for maintaining safe cut excavations and supports. We recommend that the Contractor incorporate all pertinent safety codes during construction including the latest edition of the OR-OSHA Standards for Construction Industry (Type C Soil). This classification should be verified during excavation by a "competent person" as defined by OR-OSHA. Underground Fuel Tanks. Underground fuel tanks, if any are known to be present or are found during excavation, should be removed in accordance with Oregon Department of Environmental Quality requirements and backfilled with engineered fill. LIMITATIONS In reviewing this report, be advised that the Local Governing Agency may require additional geotechnical or other studies in order to approve the development as part of the planning approval process. Our Geotechnical Report(s) does not guarantee that the development will be approved by the Local Governing Agency without additional studies being performed. Expenses incurred in reliance upon our Report(s) prior to final approval of the Local Governing Agency are the exclusive responsibility of the Developer. In no event shall West Coast Geotech, Inc., be responsible for any delays in approval which are not exclusively caused by West Coast Geotech, Inc.. It is recommended that close quality control be exercised during the preparation and construction of building foundations and pavement sections. Fills and new asphalt pavement and base • sections should be monitored and tested by a qualified representative of the Owner. In addition, L. 103 Jean Way Commercial Center April 26, 2000 Page 10 • we also advise that the sub grade preparation and the footing excavations be inspected by the • gT Geotechnical Engineer. If there is a substantial lapse of time between the submission of this report and the start of work at the site, if conditions have changed due to natural causes of construction operations at or adjacent to the site, or if the basic project scheme is significantly modified from that assumed, it is recommended that this report be reviewed to determine the applicability of the conclusions and recommendations considering the changed conditions and time lapse. Unanticipated soil conditions are commonly encountered and cannot be fully determined by merely taking soil samples or excavating test pits. Such unexpected conditions frequently require that additional expenditures be made to attain a properly constructed project. Therefore, a contingency fund is recommended to accommodate such potential extra cost. Very truly yours, WEST COAST GEOTECH, INC. 41i Li fI� • T Jj By , cam. Qr-Qt.; Michael F. Schrieber, P.E. . President F . 91,14 Geotechnical Engineer e cp. c�l� B:WI495.DOC • 2 - gyp 104 . . ,., . . • . .. , \... +l ■ TP-2 ■ TP-4 \S 1 s.a40 Sr 1, .\% 254' X 50' 1 At_ _ LEGEND 1 1 I I -1 1 TP-1 ■ TEST PIT NUMBER AND 1I -' 1 t , APPROXIMATE LOCATION '' ■ TP-1 IN T'-3 I \tr. — — 1 ! l ■ TP-7 1 } I I • \ '5 j-.7)=.: � ; � s -- = i North ,. L - ---- _- - • [—� II ! "---1Mf I I I ._.... 1! '1 • TP-5JILILII Li- ,. _ , ..,_ . ,__________ , ..._ NOT TO SCALE I 7,200 S i • i 12dr60' ■ TP-8 ■ TP-6 i li Notes: JEAN WAY COMMERCIALCENTER Test Pit Location Sketch, no scale, taken, in part, from facsimile dated Lake Oswego, Oregon 4/26/00 as provided by Architect. Our TEST BORING LOCATION test pits were originally located based on proposed building locations as SKETCH • shown on an earlier Site Plan, dated April 19, 2000, as provided by Civil April,2000 W-1495 Engineer for our use. WEST COAST GEOTECH, Geotechnical Consultants FIG. 1 -14.. - /1 West Linn, Oregon ... 05 _ I) TP-1 Elev. N.A.(Topsoil approx. 16 in.) TP-2 Elev. N.A.(Topsoil approx. 12 in.) SILT (POSSIBLE FILL) - Medium stiff, SILT (POSSIBLE FILL) - Medium stiff, brown, sandy, with scattered brown, sandy, with scattered gravel/cobbles and scattered to gravel/cobbles and scattered to — occasional small boulders occasional small boulders 2.5 2.5 3 — SILTY GRAVEL-Medium dense to SILTY GRAVEL- Medium dense to — 3 dense, brown with numerous cobbles dense, brown with numerous cobbles F, and scattered small boulders and scattered small boulders W — _ W in (Completed 4/20/00) (Completed 4/20/00) W Z Z I = CL CI. LLI N O W 0 4 1N 9 — — 9 12 — — 12 LEGEND NOTES JEAN WAY COMMERCIAL 1. SOIL DESCRIPTIONS AND Lake Oswego, Oregon B BAG SAMPLE AND NUMBER INTERFACES ARE INTERPRETIVE AND ACTUAL CHANGES MAY BE LOGS OF TEST PITS T TUBE SAMPLE AND NUMBER GRADUAL. TP-1 TO TP-2 2. WATER LEVEL, IF ANY, IS FOR DATE SHOWN AND MAY VARY WITH TIME AND Apr., 1999 W-1495 YEAR. i WEST COAST GEOTECH,Geotechnical Consultants FIG. 2 Wes! Linn. Oregon IP 41110 IIII t77 TP-3 Elev. N.A.(Topsoil approx. 16 in.) TP-4 Elev. N.A. (Topsoil approx. 16 in.) 0 — ! 0 SILT (POSSIBLE FILL) - Medium stiff, SILT (POSSIBLE FILL) - Medium stiff, brown, sandy, with scattered brown, sandy, with scattered gravel/cobbles and scattered to gravel/cobbles and scattered to occasional small boulders occasional small boulders 25 1 — SILTY GRAVEL- Medium dense to 3 — 3 dense, brown with numerous cobbles SILTY GRAVEL-Medium dense to and scattered small boulders dense, brown with numerous cobbles W _ and scattered small boulders W U_ (Completed 4/20/00) W W (Completed 4/20/00) 6 _ _ 6 Z Ia. w _ _ a I Q W 9 — — 9 tN 12 — — 12 LEGEND NOTES JEAN WAY COMMERCIAL 1. SOIL DESCRIPTIONS AND Lake Oswego, Oregon B BAG SAMPLE AND NUMBER INTERFACES ARE INTERPRETIVE AND ACTUAL CHANGES MAY BE LOGS OF TEST PITS T TUBE SAMPLE AND NUMBER GRADUAL. TP-3 TO TP-4 2. WATER LEVEL, IF ANY, IS FOR DATE • SHOWN AND MAY VARY WITH TIME AND Apr., 1999 W-1495 YEAR. WEST COAST GEOTECH, Geotechnical Consultants FIG. 3 West Linn, Oregon TP-5 Elev. N.A.(Topsoil approx. 12 in.) TP-6 Elev. N.A.(Topsoil approx. 10 in.) 0 — — 0 SILT (POSSIBLE FILL) - Medium stiff, SILT (POSSIBLE FILL) - Medium stiff, brown, sandy, with scattered brown, sandy, with scattered gravel/cobbles and scattered to gravel/cobbles and scattered to occasional small boulders occasional small boulders 2.5 3 — 3 SILTY GRAVEL- Medium dense to — 3 SILTY GRAVEL-Medium dense to dense, brown with numerous cobbles dense, brown with numerous cobbles and scattered small boulders W _ and scattered small boulders _ W LU (Completed 4/20/00) (Completed 4/20/00) 6 _ _ 6 I C LIJ I\'` a W 9 — — 9 12 — — 12 LEGEND NOTES JEAN WAY COMMERCIAL 1. SOIL DESCRIPTIONS AND Lake Oswego, Oregon B BAG SAMPLE AND NUMBER INTERFACES ARE INTERPRETIVE AND ACTUAL CHANGES MAY BE LOGS OF TEST PITS T TUBE SAMPLE AND NUMBER GRADUAL. TP-5 TO TP-6 2. WATER LEVEL, IF ANY, IS FOR DATE SHOWN AND MAY VARY WITH TIME AND Apr., 1999 W-1495 YEAR. WEST COAST GEOTECH, Geotechnical Consultants FIG. 4 West Linn. Oregon 110 Cx r ' TP-7 Elev. N.A. (Topsoil approx. 10 in.) TP-8 Elev. N.A.(Topsoil approx. 12 in.) 0 — 0 SILT (POSSIBLE FILL) - Medium stiff, SILT (POSSIBLE FILL) - Medium stiff, brown, sandy, with scattered brown, sandy, with scattered gravel/cobbles and scattered to gravel/cobbles and scattered to occasional small boulders 2 occasional small boulders SILTY GRAVEL- Medium dense to 3 — SILTY GRAVEL-Medium dense to dense, brown with numerous cobbles — 3 dense, brown with numerous cobbles and scattered small boulders and scattered small boulders w — (Completed 4/20/00) W (Completed 4/20/00) w LL Z (3 — — 6 — = I— I— w — w CI -la 9 — — 9 12 — — 12 LEGEND NOTES JEAN WAY COMMERCIAL 1. SOIL DESCRIPTIONS AND Lake Oswego, Oregon B BAG SAMPLE AND NUMBER INTERFACES ARE INTERPRETIVE AND ACTUAL CHANGES MAY BE LOGS OF TEST PITS T TUBE SAMPLE AND NUMBER GRADUAL. TP-7 TO TP-8 2. WATER LEVEL, IF ANY, IS FOR DATE SHOWN AND MAY VARY WITH TIME AND Apr., 1999 W-1495 YEAR. WEST COAST GEOTECH, Geotechnical Consultants FIG. 5 West Linn, Oregon Ca COMPACTED COMPACTED FILL FILL 1 1 • 2 2 COMPACTED FILL NATIVE SOIL JEAN WAY COMMERCIALCENTER Lake Oswego, Oregon LIMITS OF COMPACTED FILL UNDER FOOTINGS April, 2000 W-1495 11111 WEST COAST GEOTECH, Geotechnical Consultants FIG. 6 West Linn Oregon 1. 0 Ezx. C l • 1?J1- EN G I N E E R I N G Drainage Report for Jean Way Commercial Center Lake Oswego, Oregon (REVISED JUNE 19,2000) 1 ID7,..7.-7rFnc.,,,,-,., Prepared for: 1 41-4-7/.7 ; 1 Evergreen Pacific, Inc. 5664 SW Carman Drive / , 3� r Lake Oswego, OR 97035 �P;_:t...: / Prepared by: DL Engineering 222 NW Davis Street Portland, OR 97209 (503) 225-1679 III EXHIBIT 25 LU 00-0043 / a5'� 4 . �� es 111 222 NW Davis St . Suite 403 • Portland , Oregon 97209 • 503. 225. 1679 • Fax 503.525 .9266 PROJECT OVERVIEW The project is located at the corner of Jean Way and Jean Road in Lake Oswego, Oregon. It is identified as Tax Lot 2400 and is found on Tax Map 2 1 E 18BD. The project is located in Section 18, Township 1, and Range 2 East, Willamette Meridian, Clackamas County, Oregon. The site consists of approximately 1.9 acres and slopes and average of 2 percent from South to North. GRADING The site will be graded to match the existing grades along Jean Way, to preserve the existing trees at the Northwest Corner of the site, to allow for the creation of bioswales in the parking lot and just West of building 1, to preserve the existing grades to the North and to minimize disturbance to existing grades. Erosion control measures will be implemented throughout construction and until vegetation is established in accordance with The Technical Guidance Handbook for erosion control. STORM SEWER SYSTEM the runoff either infiltrates into the existingsite • The site currently slopes to the North and or runs off towards the site immediately to the North and towards Upper Boones Ferry Road. There is a small upstream contribution to the system, but the grades on the site to the South are fairly flat, and it is expected that some of the water running toward the project site are infiltrated prior to reaching the site. The proposed drainage system will consist of three primary components: 1) The piped drainage system designed to convey runoff to an existing storm sewer located opposite Nature's in Jean Way. 2) The two bioswales: One is located in the parking lot and the other one is located just west of the northerly building and adjacent to Jean Way. 3) The infiltration trenches designed to infiltrate runoff generated by both buildings. The system will be interconnected and will function as follows: • _2 5-- 2- 112 D L 222 NW Davis St. Suite 403 • Portland, Oregon 97209 • 503.225.1679 ■ Fax 503.525.9266 f GINIFI Ix Way right of way and ultimately connecting to the existing storm system in Jean Way. • This bioswale will accommodate the peak flow of a 25 year storm and will have a bottom width of 2.62'. In order to accommodate the peak flow and avoid a diversion structure, we adjusted the slope to avoid the maximum allowable treatment depth as well as still maintain a 9 minute residence time. The proposed slope will be 0.70%. We realize that this does not meet the Lake Oswego standards for a minimum 4' bottom width and a slope of 1.50%. However, both the bottom width and slope are within the framework of the new USA design standards which allow for a 2' bottom width and an 0.5% slope. The swale could still be slightly longer to achieve the complete 9 minute residence time. We expect that with enough vegetation we should be able to achieve this. Runoff from Building 1 (Basins C and E) will be directed into two infiltration trenches located in the pavement in front of the building. Overflow from one of the trenches will be directed into the storm sewer. The second trench will overflow into the second bioswale located adjacent to Jean Way and just west of Building 1. The second bioswale has been relocated away from the existing fir trees. It now will run parallel to the Jean Way right of way and will be approximately 120 feet long. One half will run south of the pedestrian access to the building and the other half will run north of this access point. This bioswale will handle about 1/3 of the parking lot runoff and the overflow from one trench drain. A ditch inlet at the end of the bioswale will discharge the water into the storm system. The bioswale will be designed to handle the peak runoff for a 25 year storm which is 0.45 CFS. We are able to maintain most of the City of Lake • Oswego design criteria for a bioswale in terms of maximum water depth, freeboard, water quality side slopes, etc. However, due to space limitations we would like to use the new USA standards which allow for a minimum bottom width of 2' and swale slopes of 0.5%. We would like to propose a bottom width of 3' and a slope of 1.0%. This combination will allow for close to a nine minute residence time and will limit the water depth to 0.39. As with the first bioswale, adequate vegetation should increase the residence time to 9 minutes. The soils on site belong to the group 76B. This soil has a permeability greater than 20 inches per hour at depths greater than 5'. Complete information on the soils characteristics and the infiltration design can be seen in the sections entitled "Soils Information" and"Infiltration Design". We understand that final design of the infiltration trenches will be dependant upon infiltration tests being completed. We have ordered these test and they will be complete within one to two weeks. We will update our trench design and calculations prior to final design should infiltration rates differ from those found in the Clackamas County Soils Handbook. • 5-- 3 1I3 222 NW Davis St. Suite 403 ■ Portland, Oregon 97209 ■ 503.225.1679 ■ Fax 503.525.9266 D L I N C I N I I l I N '''‘I. ;1.'''. .'4 I:.,:%V.:, L� '+xrd .iT • 411 15111110 • ni UI N •1t .•'•••• t.\ .ate : . -c-., .: .; - ‘ 1.—",,t,„,....•,...-...„..,7. . ..-...,..:,..?",....',,.7 *s1".... —kJ). • 'der ` \ .. ^I . 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JEAN WAY COMMERCIAL CENTER r 0 � • {[ ! - 1 LEE nsraao, OREcnx ;11'.10le, 111itI r • WATER QUALITY CALCULATIONS • • s- 1 16 DL 222 NW Davis St. Suite 403 ■ Portland, Oregon 97209 • 503.225.1679 ■ Fax 503.525.926E fN (,INIf II\ • WATER QUALITY SWALE DESIGN (swales were designed without diversion per City's request) AREA A : ROOF RUNOFF HANDLED BY INFILTRATION TRENCH AREA B: UPPER PARKING LOT AREA: 27,442 SF=0.63 Acres WATER QUALITY"Q" =.63 X.36/4 HOURS=0.057 CFS DESIGN SWALE TO ACCOMMODATE PEAK"Q" PEAK"Q"= 0.56 CFS SWALE BOTTOM WIDTH=2.62' SIDE SLOPES=4:1 SLOPE OF SWALE: 0.70% MANNING'S COEFFICIENT: .25 VELOCITY=0.24 FPS Y(DEPTH OF WATER)=0.50'=0.50' MAX. ALLOWED 6"MIN.FREEBOARD PROVE 9 MINUTE RESIDENCE TIME LENGTH= 100' .24 FPS X 60 MINUTES X 9 MINUTES= 129.6 LINEAL FEET OF SWALE REQUIRED (vegetation will be used to slow time down to 9 minutes) AREA C: %z OF ROOF HANDLED BY INFILTRATION TRENCH • AREA D: LOWER PARKING LOT AREA=0.50 ACRES=21,780 SF WATER QUALITY"Q" =.50 X.36/4 HOURS=0.045 CFS DESIGN SWALE TO ACCOMMODATE PEAK"Q" WATER QUALITY Q FOR LOWER PARKING LOT+ ROOF=0.045 CFS PEAK"Q"=0.40 CFS SWALE BOTTOM WIDTH=3' SIDE SLOPES=4:1 SLOPE OF SWALE: 1.0% MANNING'S COEFFICIENT:.25 VELOCITY=0.26 FPS Y(DEPTH OF WATER)=0.39' <0.50' MAX. ALLOWED PROVE 9 MINUTE RESIDENCE TIME LENGTH= 120' .26 FPS X 60 MINUTES X 9 MINUTES= 140 LINEAL FEET OF SWALE REQUIRED (vegetation should slow time down to 9 minute residence time) AREA E: HANDLED BY INFILTRATION TRENCH • 222 NW Davis St. Suite 403 • Portland, Oregon 97209 • 503.225.1679 • Fax 503.525.9266 h G I N(f I MAN-MADE CHANNELS VARIABLES LIST : Y - FLOW DEPTH B - CHANNEL BOTTOM WIDTH S - CHANNEL SLOPE 0 Q - FLOWRATE M - CHANNEL SIDE SLOPE N - CHANNEL ROUGHNESS VARIABLE TO BE SOLVED (Y, Q, B, M, S OR N) ? B Y (FT) ? . 5 RESULTS Q (CFS) ? . 56 - M (FT/FT) ? 4 B= 2 . 62 FT S (FT/FT) ? . 007 A= 2 . 31 SF N (FT^1/6) ? . 25 P= 6 . 75 FT V= 0 . 24 FPS F= 0 . 07 SUB-CRITICAL FLOW <Shift> <Prt Sc> print <Return> repeat <Space Bar> back to menu • • zs 118 MAN-MADE CHANNELS ✓ LES LIST: Y - FLOW DEPTH B - CHANNEL BOTTOM WIDTH S - CHANNEL SLOPE Q - FLOWRATE M - CHANNEL SIDE SLOPE N - CHANNEL ROUGHNESS VARIABLE TO BE SOLVED (Y,Q, B,M, S OR N) ? Y Q (CFS) ? .45 RESULTS B (FT) ? 3 M (FT/FT) ? 4 Y= 0 .39 FT S (FT/FT) ? . 01 A= 1 .75 SF N (FT-1/6) ? .25 P. 6 .18 FT V. 0 .26 FPS F. 0 .08 SUB-CRITICAL FLOW <Shift> <Prt Sc> print <Return> repeat <Space Bar> back to menu • • as- ? 119 INFILTRATION TRENCH DESIGN • S D 222 NW Davis St. Suite 403 • Portland, Oregon 97209 • 503.225.1679 • Fax 503.525.9266 ENLINFERIN 6/18/00 8 : 59 : 10 pm Shareware Release page 1 BASIN SUMMARY S BASIN ID: EVPd-A NAME: ROOF RUNOFF SCS METHODOLOG' TOTAL AREA • 0 . 17 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE TYPEIA PERV IMP PRECIPITATION • 4 . 00 inches AREA. . : 0 . 00 Acres 0 . 17 Acres TIME INTERVAL 10 . 00 min CN 0 . 00 98 . 00 TC 0 .00 min 5 .00 min ABSTRACTION COEFF: 0 .20 PEAK RATE: 0 . 15 cfs VOL: 0 . 05 Ac-ft TIME : 500 min BASIN ID: EVP2do NAME: ROOF RUNOFF SCS METHODOLOG AREA • 0 .17 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 4 .00 inches AREA. . : 0 . 00 Acres 0 .17 Acres TIME INTERVAL 10 . 00 min CN 0 . 00 98 . 00 TC 0 . 00 min 5 . 00 min ABSTRACTION COEFF: 0 .20 PEAK RATE : 0 . 15 cfs VOL: 0 .05 Ac-ft TIME: 500 min BASIN ID: EVP ' 1111 NAME: ROOF RUNOFF SCS METHODOLOe TOTAL AREA • 0 . 17 Acres BASEFLOWS : 0 . 00 cfs III RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION 4 . 00 inches AREA. . : 0 .00 Acres 0 . 17 Acres TIME INTERVAL 10 .00 min CN 0 . 00 98 . 00 TC 0 . 00 min 5 . 00 min ABSTRACTION COEFF: 0 .20 PEAK RATE: 0 . 15 cfs VOL: 0 . 05 Ac-ft TIME: 500 min S as- .t 121 June 19, 2000 TRENCH DESIGN FOR JEAN ROAD SITE 3 Proposed Infiltration Trenches - Basins A,C,E BASED ON INFILTRATION RATES IN CLACKAMAS COUNTY SOILS HANDBOOK INFILTRATION RATE IN/HR FPS 6 0.000139 20 0.000463 BASED ON CLACKAMAS COUNTY BOOK EACH ROOF AREA= 7,500 SF DESIGN INFILTRATION TRENCH FOR 100 YEAR STORM EVENT USING SCS TYPE 1A STORM POST DEVELOPED Q = 0.15 CFS DESIGN FOR A FACTOR OF SAFETY OF 2 Q in = 0.30 CFS USING DARCY'S LAW: Q = f i A Qout=f*i*A f= infiltration rate (see above) A= surface area of facility i = hydraulic gradient (h+UL) h = thickness of rock • L= depth D = ACTUAL DEPTH Q f A W L1(Iength) L(hihth) h i 0.321 0.000463 248 4 62 2.5 4.5 2.800 • ; ? 7 • SOILS INFORMATION • S zs �3 123 D 222 NW Davis St. Suite 403 • Portland, Oregon 97209 ■ 503.225.1679 • Fax 503.525.9266 FMCiHfEl14 SOIL SURVEY OF Cl (Joins sheet I) 1 Y' ��I.,— ._./ Lie ."' :^ �i�fi- �� 1., 0. s i-'b-•s¢3 '. 41, -138. . i•� i c ` ' ''ai'I' CS.�. .. r ` . -- - •l A r : i.f''a ; °tr t • -ca cti 'r g .. ar� •718 r. . �'Jq:••;-7 ,ttc rt `4 r •25 ♦. i �.7 . _ — µ rs9 ': .•. 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T,- - •� 19 �•+ii`s'''!�'s ,...em s*• •,., 20 �.•- 13D JQe- :;.'r v''' •iT='"' fi 1"? "' tk!4 s ; 'Y y; �` 1B• c• • L� _� P. ::� s � �� ` " 1i �. �} rr -, -....I s,e '�� 1 e y, 1 .I, ?= �i � w�:t 91B 91B _y` - ,7-91B' .a r ,'i` _ • �'i�" r� `�.� r -- + 92F l �� r,? ..� ` ;' s` . ..i. S !K/i'�Y' j s, » 91C. �y ski' j]l. , �91C 11 + ,� C.- I 7 I Bil"S.':4146111111......„,er%.„._a ' 5 1C.:.4..hiM..'r•- .7:-,",•7'''.'" ......:.F_.-_. ' ' • w 77. se5�G ci (Joins sheer 1 ) y S. - /, s 2 1 � • 3/4 1/2 1 41110 94 i, Soil Sure The subsoil is brown gravelly loam about 13 inches thick. This unit is suited to cultivated crops. It is limited Bedrock is at a depth of 15 inches. Depth to bedrock mainly by droughtiness and the restricted rooting deptl ranges from 10 to 30 inches. In summer, irrigation is needed for maximum productic Permeability of the Cryochrepts is moderately rapid. of most crops. Sprinkler irrigation is a suitable method Available water capacity is about 1 to 4 inches. Effective applying water. Because the soil in this unit is drought rooting depth is 10 to 30 inches. Runoff is rapid, and the applications of irrigation water should be tight and hazard of water erosion is severe. frequent. This unit is used as wildlife habitat and for recreation. Returning all crop residue to the soil and using a This map unit is in capability subclass VIIs. cropping system that includes grasses, legumes, or grass-legume mixtures help to maintain fertility and trl 75—Rubble land. Rubble land is mainly talus, Grain and grasses respond to nitrogen; legumes resp cobbles, stones, and boulders. It generally is at the base to phosphorus, boron, sulfur, and lime; and vegetablE of cliffs on steep mountainous uplands. Elevation is and berries respond to nitrogen, phosphorus, and 1,000 to 5,0Uu feet. Siupe is 30 to pn percent. potassium. if the soil in this unit is plowed in fall, run This unit is used as wildlife habitat and for recreation. and erosion can he reduced by fertilizing and seedir This map unit is in capability subclass Wis. a cover crop. When the soil is wet, grazing alit.; of c ; activities that cause trampling result in compaction r 76 L Salem silt loam, 0 to 7 percent slopes. This surface layer, poor filth, and excessive runoff. •-- well drained soil is on stream terraces. It formed in This unit is suited to the production of Douglas tin alluvium. The vegetation in areas not cultivated is mainly site index for Douglas fir ranges from 145 to 160. C Douglas-fir, Oregon white oak, western redcedar, basis of a site index of 155, the potential productior western hazel, Oregon-grape, safal, brackenfern, and acre of merchantable timber is 9,840 cubic feet lion grasses. Elevation is 200 to 650 feet. The average even aged, fully stocked stand of trees 60 years of • annual precipitation is'40 to 60 inches, the average annual air temperature is 50 to 54 degrees F, and the 91,040 board feet (international rule, one-eighth-in( from an even-aged, fully stocked stand of fret average frost-free period is 165 to 210 days. years old. Typically, the surface layer is very dark grayish brown This unit has few limitations for timber productior Conventional methods of harvesting timber generasilt loam about 8 inches thick. The subsoil is dark brown gravelly silty clay loam and gravelly clay loam about 16 suitable, but the soil may become compacted if he inches thick. The substratum to a depth of 60 inches or equipment is used when the soil is wet. Roads for round use need heavy base rock. Roads and land more is dark grayish brown very gravelly loamy sand. can be protected from erosion by eonstructing wa Depth to the very gravelly substratum ranges from 20 to bars and by seeding cuts and fills. "Brushy plants 36 inches. In some areas of similar included soils, the western hazel and Oregon-grape limit natural surface layer is gravelly silt loam, regeneration of Douglas-fir. Included in this unit are small areas of Clackamas, This unit has few limitations for homesite devel Coburn, and Malabon soils and Willamette soils that if the density of housing is moderate to high, cony have a gravelly substratum. Included areas make up sewage systems are needed to prevent contamir about 15 percent of the total acreage. water supplies as a result of seepage from onsitE Permeability of this Salem soil is moderate. Available sewage disposal systems. Removal of gravel an( water capacity is about 4 to 6 inches. Effective rooting cobbles in disturbed areas is needed for best re5 depth is 24 to 36 inches. Runoff is slow, and the hazard when landscaping, particularly in areas used for of water erosion is slight. This soil is droughty in summer, irrigation is needed for lawn grasses, sl summer. vines, shade trees, and ornamental trees. This unit is used mainly for crops such as pasture, This map unit is in capability subclass lls. hay, and grain. Vegetables are also grown. Some areas of the unit are used for timber production and as 76C--Salem silt loam, 7 to 12 percent stop homesites and wildlife habitat. This unit is subject to deep, well drained soil is on stream terraces. It increased use as homesites. Where the unit has been alluvium. The vegetation in areas not cultivated [; used as homesites, as much as 50 percent of the area Douglas fir, Oregon white oak, western redcedz not covered by buildings or other impervious material western hazel, Oregon-grape, satal, brackenfern has been disturbed. The disturbed areas have been grasses. Elevation is 200 to 650 feet. The aver Le covered by as much as 20 inches of fill material or have annual precipitation is 40 to 60 inches, the eve had as much as 30 inches of the original profile removed annual air temperature is 50 to 54 degrees F, 2 ii by cutting or grading. The fill material is most commonly average frost-free period is 165 to 210 days. from adjacent areas of Salem soils that have been cut or Typically, the surface layer is very dark grayi I graded. silt loam about 8 inches thick. The subsoil is d , 2S —/ - 125 I Survey Clackamas County Area. Oregon TABLE 13.--PHYSICAL AND CHEMICAL PROPERTIES OF SOILS--Continued I I I I l Erosi I Soil name and 1Depthl Clay Moist 1Permeabillty (Available Soil Shrink-swell factor:. -garlicbulk water reaction potential map symbol latter der.sity capacity K T . - - in Pct UicmJ inthr In/in Ph PcPct 2-5 64s, 64C, 64D----I 0-19 30-40 1.10-1.30 0.2-0.6 10.17-0.21 5.1-6.0 Low 0.24 30.20 Nekia 119-39 40_50 11.10_1.30 0.2_0.6 0.09_0.16 4.5_5.5 Moderate( I 1 I I II 65F*= ` 0.6-2.0 0.09-0.11 4.5-6.0 Low 10.101 2 I 8-15 Newanna 0-6 10-20 10.85-0.95 16-15 10-20 11.00.-1.20 0.6-2.0 0.09-0.11 4.5-5.0 Low 10.101 12-28 10-15- 11.00_1.201 0.6-2.0 0.09_0.1114.5_5.0 Low 0.101 10-20 I II I 1 1 l 1 Rock outcrop. 3-6 66D*, b6E#- 1 0-6 10-20 10.85-0-95I 0.6-2.0 I0.09-0.1114.5-6.0 (Low 10.101 2 le?:,^� . d •-... i.j1 '. ? IT-, In in! � L•-15 10-2•:� 1.00-1 .201 l i.-�.i; i'3. 115-28 10-15 1.00_1.201 0.6-2.0 I0.09_0.1114.5_5.0 'Low 10.101 - - 3-6 0-2 5-15 0.85-o.95 2.0-6.0 0.06-0.08 4.5-6.0 Low 10.10 2 Thader 2.0-6.0 0.05-0.1015.1-5.5 Low 0.17 ` 2-231 5-15 lo.e5_o.951(( --- --- -- I 4-8 67 0-14 7-15 1.20-1.40 2.0-6.0 0.12-0.15 5.6-6.5 Low 0.281 5 0.24 Newberg 114-231 5-15 1.20-1.401 2.0-6.0 0.12-0.15 5.6-6.5 Low 0.171 123-601 2-10 11.20-1.401 6.0-20 0.09-0.13 5.6-7.3 (Low 1 5 68 0-151 7-15 1.20-1.40 2.0-6.0 0.20-0.23 5.6-6.5 Low 10.10.3232 Newberg 15-241 5-15 1.20-1.40 2.0-6.0 0.12-0.15 5.6-6.5 Low 0.24 2-3 24-601 2-10 1.20-1.40 6.0-20 0.09-0.131 15.6-7.3 SLow 6 691. I I I 1 I Pits I I 1 2-4 70B, 700, 70D---- 0-7 20-24 10.281 5 11.15-1.25 0.6-2.0 0.21-0.2815.1-6.0 Low 10.2T Powell 7-15 18-22 (1.10-1.351 0.6-2.0 0.19-0.235.1-6.0 1Low 0.32 15-60 18-20 1.40-1.55 0.06-0.2 0.09-0.12 5.1-6.5 1Low I 1 1 - 4-6 71A, 718, 71C---- 0-18 18-27 11.10-1.201 0.6-2.0 (0.16-0.1815.6-6.0 Low 10.32 5 10 Quatama 18-38 27-35 1.20-1.401 0.2-0.6 10.19-0.2115.6-6.0 Low .37 38-60 12-18 1.20-1.40 0.2-0.6 0.10-0.12 5.6-6.0 Low 4-6 72D, 72E 0-6 130-40 1I 1.20-1.401 0.6-2.0 11 0.12-0.191I 5.E-6.0 'Low 1 0.2411I 3 Ritner 6-26 35-50 1.30-1.501 0.2-0.6 10.100.1515.1_6.0 1Moderate 10.201 4-5 26 --- --- _ 73*. I 7-12 1 Rock Riverwash 1 I 1 1 1 1 1 To : 1 1 1 1 1 4-8 outcrop. I 1 ( Cryochrepts. I 1 4-6 u 1 I 1 75'. e land I 1 I 6-6.5 Low 10.281 3 4-6 7Sal 6C 0-8 15-20 1.20-1.50 0.6-2.0 10.09-0.171 6.1-7.3 Moderate 10.201 Sal 8-24 25-35 1.20-1.50 I 24_601 0-15 1.30-1.60 >20 10.03-0.0516.1-6.5 Low 1 778 0-8 I 15-20 1.20-1.50 0.6-2.0 10.11-0.1715.6-6.5 Low 1 10.201 3 Salem 8-241 25-35 1.20-1.50 0.6-2.0 0.09-0.17161 .1-7.3 3 !Moderate 10.021 4-6 24-601 0-15 1.30-1.60 >20 I 1 1 See footnote at end of table. III 2 5-- /6 Z 2 • TRAFFIC IMPACT for JEAN WAY RETAIL CENTER Lake Oswego, Oregon Prepared by Douglas B. McCollum, P.E. 2224 N.E. l lth Avenue Portland, Oregon 97212 (503) 249-5043 :11k ps,,�D ,1 GC49S B. M C 7 EXr 12. 3llov May 1, 2000 Project No.: 004 RECEIVED EXHIBIT 26 LU 00-0043 " 127 MITIG8 Tue May 2 , 2000 13 : 35 : 25 Page 1-1 -- - - - - - - - - - - - - - - - - - - - - - - - - - - -- -- - - - - -- --- - - - ---- - - -- - -- - - -- - - - - - - - - - - - - -- -- - - --- Level Of Service Computation Report 1994 HCM Operations Method (Base Volume Alternative) ****************************************************************************illk Intersection #2 BOONES/JEAN (Background+Site+Near Term Develop) ******************************************************************************** Cycle (sec) : 80 Critical Vol . /Cap . (X) : 0 . 757 Loss Time (sec) : 9 (Y+R = 4 sec) Average Delay (sec/veh) : 13 . 4 Optimal Cycle : 57 Level Of Service : B ******************************************************************************** Approach: North Bound South Bound East Bound West Bound Movement : L - T - R L - T - R L - T - R L - T - R I I I I I I c Control : Split Phase Split Phase Protected Protected Rights : Include Include Include Include Min. Green : 0 0 0 2 2 2 0 0 0 0 0 0 Lanes : 1 0 0 1 0 0 0 1 ! 0 0 1 0 1 1 0 1 0 1 1 0 I I I I I I Volume Module : Base Vol : 430 5 110 5 5 5 5 700 435 80 875 10 Growth Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 Initial Bse : 430 5 110 5 5 5 5 700 435 80 875 10 User Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 PHF Adj : 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 PHF Volume : 453 5 116 5 5 5 5 737 458 84 921 11 Reduct Vol : 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol : 453 5 116 5 5 5 5 737 458 84 921 11 PCE Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 lila MLF Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 05 1 . 05 1 . 00 1 . 05 111, Final Vol . : 453 5 116 5 5 5 5 774 481 84 967 11 I I I I I I I Saturation Flow Module : Sat/Lane : 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment : 0 . 93 0 . 83 0 . 83 0 . 82 0 . 82 0 . 82 0 . 93 0 . 92 0 . 92 0 . 93 0 . 98 0 . 98 Lanes : 1 . 00 0 . 04 0 . 96 0 . 34 0 . 33 0 . 33 1 . 00 1 . 23 0 . 77 1 . 00 1 . 98 0 . 02 Final Sat . : 1770 65 1518 517 517 517 1770 2160 1342 1770 3684 42 I I I I I I I Capacity Analysis Module : Vol/Sat : 0 . 26 0 . 08 0 . 08 0 . 01 0 . 01 0 . 01 0 . 00 0 . 36 0 . 36 0 . 05 0 . 26 0 . 26 Crit Moves : **** **** **** **** Green/Cycle : 0 . 33 0 . 33 0 . 33 0 . 03 0 . 03 0 . 03 0 . 01 0 . 47 0 . 47 0 . 06 0 . 52 0 . 52 Volume/Cap: 0 . 77 0 . 23 0 . 23 0 . 39 0 . 39 0 . 39 0 . 50 0 . 77 0 . 77 0 . 77 0 . 50 0 . 50 I I I I I I Level Of Service Module : Uniform Del : 18 . 1 14 . 6 14 . 6 29 . 2 29 . 2 29 .2 30 . 1 13 . 5 13 . 5 28 . 1 9 . 4 9 .4 IncremntDel : 4 . 2 0 . 0 0 . 0 3 . 1 3 . 1 3 . 1 23 . 0 1 . 6 1 . 6 17 . 8 0 . 2 0 . 2 Delay Adj : 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 Delay/Veh: 19 . 6 12 . 5 12 .5 27 . 9 27 . 9 27 . 9 48 . 6 13 . 0 13 . 0 41 . 7 8 . 1 8 . 1 User DelAdj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 .00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 AdjDel/Veh: 19 . 6 12 . 5 12 . 5 27 . 9 27 . 9 27 . 9 48 . 6 13 . 0 13 . 0 41 . 7 8 . 1 8 . 1 Queue : 10 0 2 0 0 0 0 15 10 3 14 0 ******************************************************************************** III Traffix 6 . 8 . 0113 (c) 1997 Dowling Assoc . Licensed to W & H PACIFIC, BEAVERTON w '' 12 8 MITIG8 Thu Apr 27, 2000 20 : 39 :45 Page 1-1 Level Of Service Computation Report 1994 HCM Operations Method (Base Volume Alternative) ** *************************************************************************** Intersection #2 BOONES/JEAN (Existing) ******************************************************************************** Cycle (sec) : 80 Critical Vol . /Cap. (X) : 0 . 648 Loss Time (sec) : 9 (Y+R = 4 sec) Average Delay (sec/veh) : 10 . 2 Optimal Cycle : 44 Level Of Service : B ******************************************************************************** Approach: North Bound South Bound East Bound West Bound Movement : L - T - R L - T - R L - T - R L - T - R I II II II Control : Permitted Permitted Protected Protected Rights : Include Include Include Include Min. Green: 0 0 0 2 2 2 0 0 0 0 0 0 Lanes : 1 0 0 1 0 0 0 0 0 0 1 0 1 1 0 1 0 2 0 0 I II II II Volume Module : Base Vol : 354 0 69 0 0 0 0 710 363 49 885 0 Growth Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 .00 1 . 00 1 . 00 1 . 00 1 . 00 1 .00 1 . 00 Initial Bse: 354 0 69 0 0 0 0 710 363 49 885 0 User Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 .00 1 . 00 1 . 00 1 . 00 1 . 00 1. 00 1 . 00 PHF Adj : 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 .95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 PHF Volume: 373 0 73 0 0 0 0 747 382 52 932 0 Reduct Vol : 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol : 373 0 73 0 0 0 0 747 382 52 932 0 P dj : 1 . 00 1 . 00 1 . 00 1 . 00 1 .00 1 .00 1 .00 1 . 00 1 . 00 1 .00 1 .00 1 . 00 M dj : 1 . 00 1 . 00 1 . 00 1 . 00 1 .00 1 . 00 1 . 00 1 . 05 1 . 05 1 . 00 1 . 05 1 .00 Final Vol . : 373 0 73 0 0 0 0 785 401 52 978 0 I II II II Saturation Flow Module: Sat/Lane : 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment : 0 . 93 1 . 00 0 . 82 1 .00 1 . 00 1 . 00 1 . 00 0 . 93 0 . 93 0 . 93 0 .98 1 . 00 Lanes : 1 . 00 0 . 00 1 . 00 0 . 00 0 . 00 0 . 00 1 . 00 1 .32 0 . 68 1 . 00 2 .00 0 . 00 Final Sat . : 1770 0 1565 0 0 0 1900 2343 1197 1770 3725 0 I II II II Capacity Analysis Module: Vol/Sat : 0 .21 0 . 00 0 . 05 0 . 00 0 .00 0 . 00 0 . 00 0 . 34 0 . 34 0 . 03 0 .26 0 .00 Crit Moves : **** **** **** Green/Cycle: 0 .33 0 . 00 0 . 33 0 .00 0 . 00 0 .00 0 . 00 0 . 52 0 . 52 0 . 05 0 .56 0 . 00 Volume/Cap: 0 . 65 0 . 00 0 . 14 0 .00 0 . 00 0 . 00 0 . 00 0 . 65 0 . 65 0 .65 0 .47 0 . 00 II II II Level Of Service Module: Uniform Del : 17 . 5 0 . 0 14 . 5 0 . 0 0 . 0 0 . 0 0 . 0 10 .7 10 .7 28 . 5 7 . 9 0 . 0 IncremntDel : 1 . 8 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 6 0 . 6 11 . 0 0 . 1 0 .0 Delay Adj : 0 . 85 0 . 00 0 . 85 0 . 00 0 .00 0 .00 0 . 00 0 . 85 0 . 85 0 . 85 0 . 85 0 . 00 Delay/Veh: 16 . 7 0 . 0 12 .4 0 . 0 0 . 0 0 . 0 0 . 0 9 .6 9 . 6 35 .3 6 . 8 0 . 0 User DelAdj : 1 .00 1 . 00 1 . 00 1 .00 1 .00 1 .00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 .00 AdjDel/Veh: 16 . 7 0 . 0 12 .4 0 . 0 0 . 0 0 . 0 0 . 0 9 .6 9 . 6 35 .3 6 .8 0 . 0 Queue : 7 0 1 0 0 0 0 13 7 1 13 0 ******************************************************************************** III Traffix 6 . 8 . 0113 (c) 1997 Dowling Assoc . Licensed to W & H PACIFIC, BEAVERTON -"' . 129 MITIG8 Thu Apr 27 , 2000 20 : 39 :40 Page 2-1 Level Servi ce Se e Detailed Computation Report 1994 HCM Operations Method411 Base Volume Alternative I Intersection #2 BOONES/JEAN (Existing) ******************************************************************************** Approach : North Bound South Bound East Bound West Bound Movement : L - T - R L - T - R L - T - R L - T - R I II II II 1 HCM Ops Adjusted Lane Utilization Module : Lanes : 1 0 0 1 0 0 0 0 0 0 1 0 1 1 0 1 0 2 0 0 Lane Group: L RT RT xxxx xxxx xxxx L RT RT L T xxxx #LnslnGrps : 1 1 1 0 0 0 1 2 2 1 2 0 II II II HCM Ops Input Saturation Adj Module : Lane Width: 12 12 12 12 12 12 12 12 12 12 12 12 Hev Veh : 2 2 2 2 Grade : 0% 0% 0% 0% Parking/Hr: No No No No Bus Stp/Hr : 0 0 0 0 Area Type : < < < < < < < < < < < < < < < Other > > > > > > > > > > > > > > > Cnft Ped/Hr: 20 20 20 20 ExclusiveRT: Include Include Include Include RT Prtct : 0 0 0 0 11 11 II 1 HCM Ops f (rt) and f (lt) Adj Case Module : f (rt) Case : xxxx xxxx 5 xxxx xxxx xxxx xxxx 5 5 xxxx xxxx x ll f (lt) Case : 2 xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx 1 xxxx II 11 II HCM Ops Saturation Adj Module : Ln Wid Adj : 1 . 00 xxxx 1 . 00 xxxx xxxx xxxxx xxxx 1 . 00 1 . 00 1 . 00 1 . 00 xxxxx Hev Veh Adj : 0 . 98 xxxx 0 . 98 xxxx xxxx xxxxx xxxx 0 . 98 0 . 98 0 . 98 0 . 98 xxxxx Grade Adj : 1 . 00 xxxx 1 . 00 xxxx xxxx xxxxx xxxx 1 . 00 1 . 00 1 . 00 1 . 00 xxxxx Parking Adj : xxxx xxxx 1 . 00 xxxx xxxx xxxxx xxxx 1 . 00 1 . 00 xxxx 1 . 00 xxxxx Bus Stp Adj : xxxx xxxx 1 . 00 xxxx xxxx xxxxx xxxx 1 . 00 1 . 00 xxxx 1 . 00 xxxxx Area Adj : 1 . 00 xxxx 1 . 00 xxxx xxxx xxxxx xxxx 1 . 00 1 . 00 1 . 00 1 . 00 xxxxx RT Adj : xxxx xxxx 0 . 84 xxxx xxxx xxxxx xxxx 0 . 95 0 . 95 xxxx xxxx xxxxx LT Adj : 0 . 95 xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx 0 . 95 xxxx xxxxx HCM Sat Adj : 0 . 93 1 . 00 0 . 82 1 . 00 1 . 00 1 . 00 1 . 00 0 . 93 0 . 93 0 . 93 0 . 98 1 . 00 Usr Sat Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 MLF Sat Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 Fnl Sat Adj : 0 . 93 1 . 00 0 . 82 1 . 00 1 . 00 1 . 00 1 . 00 0 . 93 0 . 93 0 . 93 0 . 98 1 . 00 1 II II II 1 Delay Adjustment Factor Module : Coordinated: < < < < < < < < < < < < < < < No > > > > > > > > > > > > > > > > Signal Type : < < < < < < < < < < < < < Actuated > > > > > > > > > > > > > DelAdjFctr: 0 . 85 0 . 00 0 . 85 0 . 00 0 . 00 0 . 00 0 . 00 0 . 85 0 . 85 0 . 85 0 . 85 0 . 00 ******************************************************************************** S Traffix 6 . 8 . 0113 (c) 1997 Dowling Assoc . Licensed to W & H PACIFIC, BEAVERTON y• 4 . 1 30 MITIG8 Thu Apr 27, 2000 20 :39 :40 Page 2-2 Of Service Detailed Computation Report (Permitted Left Turn Sat Adj ) vel1994 HCM Operations Method Base Volume Alternative ******************************************************************************** Intersection #2 BOONES/JEAN (Existing) ******************************************************************************** Approach: North South East West Cycle Length, C: 80 xxxxxx xxxxxx xxxxxx Actual Green Time Per Lane Group, G: 24 .97 xxxxxx xxxxxx xxxxxx Effective Green Time Per Lane Group, g: 25 . 97 xxxxxx xxxxxx xxxxxx Opposing Effective Green Time, go: 25 . 97 xxxxxx xxxxxx xxxxxx Number Of Opposing Lanes, No: 0 xxxxxx xxxxxx xxxxxx Number Of Lanes In Lane Group, N: 1 xxxxxx xxxxxx xxxxxx Adjusted Left-Turn Flow Rate, Vlt : 373 xxxxxx xxxxxx xxxxxx Proportion of Left Turns in Lane Group, Plt : 1 .00 xxxxxx xxxxxx xxxxxx Proportion of Left Turns in Opp Flow, Plto: 1 . 00 xxxxxx xxxxxx xxxxxx Left Turns Per Cycle, LTC: 8 .29 xxxxxx xxxxxx xxxxxx Adjusted Opposing Flow Rate, Vo: 0 xxxxxx xxxxxx xxxxxx Opposing Flow Per Lane Per Cycle, Volc: 0 . 00 xxxxxx xxxxxx xxxxxx Opposing Platoon Ratio, Rpo: 1 . 00 xxxxxx xxxxxx xxxxxx Lost Time Per Phase, tl : 3 . 00 xxxxxx xxxxxx xxxxxx Eff grn until arrival of left-turn car, gf : 0 . 00 xxxxxx xxxxxx xxxxxx Opposing Queue Ratio, qro: 0 . 68 xxxxxx xxxxxx xxxxxx Eff grn blocked by opposing queue, gq: 0 .00 xxxxxx xxxxxx xxxxxx Eff grn while left turns filter thru, gu: 25 . 97 xxxxxx xxxxxx xxxxxx Max opposing cars arriving during gq-gf, n: 0 . 00 xxxxxx xxxxxx xxxxxx Portion of Opposing Thru & RT cars, ptho: 0 .00 xxxxxx xxxxxx xxxxxx L turn Saturation Factor, fs : xxxxxx xxxxxx xxxxxx xxxxxx Proportion of Left Turns in Shared Lane, pl : 1 .00 xxxxxx xxxxxx xxxxxx Through-car Equivalents, ell : 1 . 05 xxxxxx xxxxxx xxxxxx Single Lane Through-car Equivalents, e12 : 0 . 00 xxxxxx xxxxxx xxxxxx Minimum Left Turn Adjustment Factor, fmin: 0 .15 xxxxxx xxxxxx xxxxxx Single Lane Left Turn Adjustment Factor, fm: 0 . 95 xxxxxx xxxxxx xxxxxx Left Turn Adjustment Factor, flt : 0 . 95 xxxxxx xxxxxx xxxxxx ******************************************************************************** • Traffix 6 . 8 . 0113 (c) 1997 Dowling Assoc . Licensed to W & H PACIFIC, BEAVERTON 131 MITIG8 Thu Apr 27, 2000 20 : 55 : 15 Page 1- 1 Level Of Service Computation Report 1994 HCM Operations Method (Base Volume Alternative) **************************************************************************** * Intersection #2 BOONES/JEAN (2020) ******************************************************************************** Cycle (sec) : 80 Critical Vol . /Cap. (X) : 0 . 870 Loss Time (sec) : 9 (Y+R = 4 sec) Average Delay (sec/veh) : 15 . 7 Optimal Cycle : 82 Level Of Service : C ******************************************************************************** Approach: North Bound South Bound East Bound West Bound Movement : L - T - R L - T - R L - T - R L - T - R I I I I I I Control : Permitted Permitted Protected Protected Rights : Include Include Include Include Min . Green: 0 0 0 2 2 2 0 0 0 0 0 0 Lanes : 1 0 0 0 1 0 0 1 ! 0 0 1 0 1 1 0 1 0 1 1 0 I I I I I I Volume Module : Base Vol : 440 0 120 10 10 10 10 900 445 100 1005 10 Growth Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 Initial Bse : 440 0 120 10 10 10 10 900 445 100 1005 10 User Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 PHF Adj : 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 PHF Volume : 463 0 126 11 11 11 11 947 468 105 1058 11 Reduct Vol : 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol : 463 0 126 11 11 11 11 947 468 105 1058 11 PCE Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 MLF Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 05 1 . 05 1 . 00 1 . 05 1 . 11 Final Vol . : 463 0 126 11 11 11 11 995 492 105 1111 11 I I I I I I Saturation Flow Module : Sat/Lane : 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment : 0 . 83 1 . 00 0 . 82 0 . 82 0 . 82 0 . 82 0 . 93 0 . 93 0 . 93 0 . 93 0 . 98 0 . 98 Lanes : 1 . 00 0 . 00 1 . 00 0 . 34 0 . 33 0 . 33 1 . 00 1 . 34 0 . 66 1 . 00 1 . 98 0 . 02 Final Sat . : 1583 0 1565 523 523 523 1770 2368 1171 1770 3689 37 I I I I I I Capacity Analysis Module : Vol/Sat : 0 . 29 0 . 00 0 . 08 0 . 02 0 . 02 0 . 02 0 . 01 0 . 42 0 . 42 0 . 06 0 . 30 0 . 30 Crit Moves : **** **** **** Green/Cycle : 0 . 34 0 . 00 0 . 34 0 . 34 0 . 34 0 . 34 0 . 01 0 .48 0 . 48 0 . 07 0 . 54 0 . 54 Volume/Cap: 0 . 87 0 . 00 0 . 24 0 . 06 0 . 06 0 . 06 0 . 56 0 . 87 0 . 87 0 . 87 0 . 56 0 . 56 I I I I I I I Level Of Service Module : Uniform Del : 18 . 9 0 . 0 14 . 6 13 . 7 13 . 7 13 . 7 29 . 9 14 . 0 14 . 0 28 . 1 9 . 2 9 . 2 IncremntDel : 10 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 19 . 5 3 . 7 3 . 7 30 . 5 0 . 3 0 . 3 Delay Adj : 0 . 85 0 . 00 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 Delay/Veh: 26 . 2 0 . 0 12 . 4 11 . 6 11 . 6 11 . 6 44 . 9 15 . 6 15 . 6 54 .4 8 . 1 8 . 1 User DelAdj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 AdjDel/Veh: 26 . 2 0 . 0 12 . 4 11 . 6 11 . 6 11 . 6 44 . 9 15 . 6 15 . 6 54 . 4 8 . 1 8 . 1 Queue : 12 0 2 0 0 0 0 22 12 4 16 0 *******************************************************************************,k III Traffix 6 . 8 . 0113 (c) 1997 Dowling Assoc . Licensed to W & H PACIFIC, BEAVERTON I 3 2 May 1, 2000 Jean Way Retail Center---Lake Oswego,Oregon 111111 TABLE OF CONTENTS INTRODUCTION SCOPE OF REPORT PROJECT STUDY AREA SUMMARY OF ANALYSIS FINDINGS EXISTING CONDITIONS 6 SITE CONDITIONS AND ADJACENT LAND USES TRANSPORTATION FACILITIES TRAFFIC VOLUMES AND PEAK HOUR OPERATIONS TRAFFIC IMPACT ANALYSIS 10 DEVELOPMENT PLANS TRIP DISTRIBUTION AND ASSIGNMENT BACKGROUND TRAFFIC VOLUMES 2020 TRAFFIC OPERATIONS/LEVELS OF SERVICE SITE ACCESS AND CIRCULATION STACKING DISTANCE REQUIREMENTS FINDINGS 23 REFERENCES 25 • 133 May 1, 1000 Jean Way Retail Center---Lake Oswego,Oregon LIST OF FIGURES • 1. Site Vicinity Map 4 2. Site Plan 5 3. Existing Lane Configuration and Traffic Control 7 4. Existing P.M. Peak Hour Traffic Volumes 9 5. Trip Distribution 15 6. Site Traffic Assignment 16 7. 1997 plus Near Term Development Volumes 18 8. 2015 Traffic Volumes 20 • ii— • 134 May I, 2000 Jean Wa; Retail Center---Lake Oswego,Oregon S LIST OF TABLES 1. Existing Levels of Service 8 3. Trip Generation 13 4. 2000 Background Plus Near Term Development Levels of Service 17 4. 2020 Level of Service 19 5. Stacking Distance Requirements 22 • • iii- 135 Mat' t, 2000 Jean Way Retail Center---Lake Oswego.Oregon INTRODUCTION • SCOPE OF THE REPORT This traffic impact analysis report has been prepared to analyze and evaluate the traffic impact associated with the development of the Jean Way Retail Center located on Jean Way at Boones Ferry Road in Lake Oswego, Oregon. The development is to be located on the southeast corner of Jean Way and Boones Ferry Road. Figure 1 shows a site vicinity map for the proposed development. This development proposal is consistent with the underlying zoning and plan map for this property. Specific traffic related issues discussed in this report include: • Existing land use and traffic conditions. • Trip characteristic estimates for the development of the site. • • The traffic impact of the proposed development during the p.m.peak period at the site driveway and key intersections. PROJECT DESCRIPTION The proposed project consists of the development of approximately 23,000 square feet mixed retail development. Access for this development will be provided via a single primary driveway onto Jean Way south of Boones Ferry Road. The proposed site plan is shown in Figure 2. I— Introduction • 136 May I, 2000 Jean Way Retail Center---Lake Oswego.Oregon • SUMMARY OF ANALYSIS FINDINGS The following paragraphs summarize the major findings of the study. The findings are broken down into two parts: a)summary of the traffic analysis methodology; and b)the general impact analysis conclusions and recommendations. Traffic Analysis Methodology • All analyses are based on the evening peak hour. For the remainder of the day or the week, total traffic demands are likely to be less than is indicated in this report. • The analysis assumes no reduction in vehicle trips as a result of pedestrian or bicycle trips to and from the site. Given the proximity of the site to nearby residential areas, it is likely that some trips to and from the site will be made via these modes. 4. • The analysis assumes full build of the site including 23,000 square feet of mixed use retail. Findings& Recommendations • The proposed site driveways is expected to generate approximately 260 p.m. peak hour trips of which 105 are drop-by trips already passing by the site. • The key intersection of Jean Way and Boones Ferry Road is currently operating at an acceptable level of service. • With the addition of site generated traffic to the background traffic volumes the intersection of Jean Way and Boones Ferry Road will operate at an acceptable level of service. • The proposed access driveway will adequately serve the site traffic onto and off of Jean Way providing a good level of service. • 2- Introduction 137 May 1.2000 Jean !Vat,Retail Center---Lake Oswego,Oregon • The location of theproposed access drivewayprovides adequate distances for egress traffic. • q sight • Adequate stacking distance will remain available for the northbound approach to the intersection of Jean Way and Boones Ferry such that the average p.m. peak vehicle queue will not block the site driveway with the addition of site traffic. • Under year 2020 traffic conditions the intersection of Jean Way and Boones Ferry Road will continue to operate at a marginally acceptable level of service with no mitigation. • Under 2020 traffic conditions with no mitigation the northbound approach the intersection of Boones Ferry road and Jean Way will experience queue build-ups that will block the site driveway during peak periods. The provision of dual northbound left turn lanes will adequately mitigate this condition. • 3- Introduction 138 NORTH (NOT TO SCALE) 99 9{ �C5 eoo N (r) cb•'� SITE JEAN WAY • 0 If z J a ck- �4 I • SITE VICINITY Jean Way Retail Center Figure Lake Oswego, Oregon 1 139 'ICH BASIN .'C II.& Eir4iT MY El. - 154.99 F/La. . Lt.E9 vFb4 1Y CONC SW er7t EL- 148.79 at ` • •rtOR F112 CON..pNE + + a 1S3 / ' `.. ::.:iii:::-. . -..._____ . .t.12 / • X z � -`PRPPOSED,BIOS ALE -------......4,1 114.4kk. ‘ I's -Vs ' 41.0 Iv, CUR: \ )6.11if /+ccitii ' BASIN 1 TSB �.,_� /�" 149. la -3t + raja S. i E [ w • R8 M '� i _ I` I I T • 5......5g . � 5fie' I ' -`- 'r 159 /�`59 I I �EOLE - r! 4 _ --� r �` �159" .. I if 1 1 I V ` •-P '1 L . F r ...--'....."--- : •.;�¢ + o r __.! •1 0—......i........C. .......- ___...._ .._ ______] 11.11k4 w / v o (--------. \ 1 (7) y------) 9 _ i C 1 ' .- I t J j — • .\ ! ( N. 1 111 p — + ' " 11T7Tt' ,1O -..\\ ' ,•-:1 16 - 1. g �i1RE HYDRANT •} ? `1 O I�B- TOP C Q iPE / SITE PLAN Jean Way Retail Center j Figure Lake Oswego, Oregon 2 1 0 May 1, 2000 Jean Way Retail Center---Lake Oswego.Oregon EXISTING CONDITIONS SITE CONDITIONS AND ADJACENT LAND USE The project site lies on southeast corner of Jean Way and Boones Ferry Road in Lake Oswego, Oregon. The property currently vacant. Properties in the vicinity of the site are zoned primarily for commercial/retail uses. Along the southern side of Boones Ferry Road east of the site is the Lake Oswego Business Park and a bakery outlet store. Directly across Boones Ferry Road (north) from the site(Chow Site) a retail development is currently under construction Directly across Jean Way from the site is the Natures grocery and retail development. Directly south of this property is a small vacant parcel(Dovenberg Site)that was recently approved by the City of Lake Oswego for a zone change from industrial to commercial. . TRANSPORTATION FACILITIES Boones Ferry Road is the primary east-west arterial in the project area. Boones Ferry Road is classified as a "Major Arterial" under the Clackamas County Development Code. Within the vicinity of the site; Boones Ferry Road consists of two lanes in each direction, as well as a continuous center left turn lane. Jean Way is designated as "collector roadway". This roadway currently consists of one lane in each direction with a continuous left turn lane in the vicinity of the site. Jean Way serves primarily residential land uses east of Boones Ferry Road. Intersection control and lane configurations for the intersection of Jean Way and Boones Ferry Road is shown in Figure 3. 411 6- Introduction 141 NOR1H (NOT TO SCALE) es) • .gyp•,❖.❖.❖, a • z LEGEND EXISTING TRAFFIC LANES CONFIGURATION OSIGNAL Jean Way Retail Center Figure Lake Oswego, Oregon 3 s: _ 142 May 1, 2000 lean Way Retail Center---Lake Oswego,Oregon TRAFFIC VOLUMES AND PEAK HOUR OPERATION Since the weekday p.m. peak hour is the time when the greatest total traffic demand is placed on the surrounding street system, this was the time period used in the analysis of the site development. Current daily traffic volumes counts were conducted in April of 2000. Current p.m. peak hour volumes are shown in Figure 4. Level of Service Level of Service (LOS) is a concept developed to quantify the degree of comfort(including such elements as travel time,number of stops, total amount of stopped delay, and other impediments caused by vehicles) afforded to drivers as they travel through an intersection or roadway segment. The 1994 Highway Capacity Manual (Reference 1) includes a detailed methodology for calculating the LOS at both signalized and unsignalized intersections. Table 1 displays the current level of service for the intersection of Jean Way and Boones Ferry Road. As shown in the table this signalized intersection is currently operating at an acceptable level of service during the evening peak hour. Table 1 Existing Levels of Service at Key Intersections (P.M. Peak Hour) • Intersection Signalized Delay V/C LOS Boones Ferry Road/ 10.2 0.65 B Jean Road 1111 8- Existing Conditions 143 , _ NORTH • (NOT TO 0 SCALE) r ,-,,,-- ,„ C �o '4)�___. h ,O S 4) M, •••A••••••••••; ❖.•❖•❖•, Q 3 z - 8 (eo mil ,0 \ '.1t in EXISTING TRAFFIC VOLUMES Jean Way Retail Center I Figure Lake Oswego, Oregon 4 I 4 4 May 1, 2000 Jean Way Retail Center---Lake Oswego.Oregon • TRAFFIC IMPACT ANALYSIS The impact of the proposed retail development was analyzed as follows: • The size and placement of the proposed development was confirmed. • The total number of evening peak hour trips were estimated for full build of the development. • Trip distribution of site generated traffic for the development based on the location of the site relative to major population centers,the transportation network, and the current directional flow of traffic. • • Site generated traffic for evening peak periods were assigned to the street system and added to the projected background traffic volumes. • Level of service analyses for the background plus project traffic conditions were prepared for site driveways and the key intersection of Jean Way and Boones Ferry Road. • Site access alternatives were evaluated for operational concerns. A detailed discussion of the methodology summarized above, and the analysis results,is contained in the remainder of this section. DEVELOPMENT PLANS As stated in the previous sections, the proposed project consists of approximately 23,000 square feet of retail floor space to be constructed in a single phase. The development is to be located on the southeast • 10- Existing Conditions 145 Mal' 1, 2000 Jean Way Retail Center---Lake Oswego, Oregon corner of Jean Way and Boones Ferry Road. Floor space within the site development will be available • for lease to small to medium sized retail tenants. Site access is proposed via a single primary access driveway directly onto Jean Way. A secondary crossover roadway will be provides along the back of the proposed site connecting to the vacant parcel to the south. 411 11- Existing Conditions 14 [; May 1, 2000 _ Jean War Retail Center---Lake Oswego,Oregon • SITE GENERATED TRAFFIC VOLUMES Estimates of total weekday daily and evening peak hour vehicle trip ends for the proposed retail development were developed from empirical observations at other retail locations throughout the United States. These observations are summarized in a standard reference manual,titled Trip Generation, 5th Edition, published by the Institute of Transportation Engineers(Reference 2). For retail uses, there are three basic types of trips made: 1. Drop-in Trips--These trips already exist on the roadways that provide primary access to the center and are being made for some purpose other than visiting the facility(for example,work-to- home). Drop-in trips do not result in any increase in background traffic volumes within the study area. In fact, the only impact of these drop in trips occurs at the site driveways, where they become turning movements. Therefore,drop-in trips have no additional effect on the Road system beyond the development's driveways. • 2. Diverted Trips--These trips are currently being drawn to other commercial activities that compete with the proposed facility, but are redirected to the new facility when it opens. This redirection usually occurs because an improvement in convenience and proximity for the affected drivers. Diverted trips will result in an increase in traffic volumes within the immediate vicinity of the site,but will also result in a decrease in traffic volumes at other locations within the area (i.e., in areas where they used to shop). Therefore,this component of the total generated demand causes no change in the total number of vehicle trips within the area, even though it may add to th-e-number of trips within the immediate vicinity of the site. Another side benefit is that by diverting,these trips often cause a net reduction in total vehicle miles traveled on the areas transportation system. This is a common sense observation, since it is difficult to imagine that may drivers would divert to a new retail center in order to travel a greater distance than they did previously. 3. New Trips --These retail trips would not have been made without the existence of the proposed facility. Therefore, this is the only trip type that results in an increase in the total number of trips • 12- Existing Conditions 147 Mar 1. 2000 Jean Way Retail Center—Lake Oswego,Oregon made within the area. These are also the only trips that represent additional vehicle miles of • travel on the transportation system. Past studies of local serving retail centers have found as few as one quarter of p.m. peak hour trips were new traffic on the roadway network. Typically,40-60 percent or more of traffic to a retail center of this size comes from vehicles already passing by the site. For this study, it was assumed that 40 percent of the p.m. peak hour traffic to the Jean Way Retail Center came from traffic already passing by the site. The 40 percent rate is a weighted average of pass-by studies performed at other similar facilities and reported by ITE. It should be noted that the adjustment for drop-by traffic does not affect the number of vehicles utilizing site driveways It should also be noted that the effect of diverted trips has been discounted totally to ensure a conservative analysis. Table 3 displays estimated site generated trips based ITE Trip Generation Manual. As shown in Table 2, site development of 23,000 square feet of"shopping center"retail is estimated to generate approximately 260 p.m. peak hour driveway trips of which 105 are estimated to be drop-by trips. • Table 2 Site Trip Generation (23,000 Ft2 Floor Space-Shopping Center) Land Use Daily P.M Peak Hour (Shopping Center) In Out Total Total Trips 2,820 130 130 260 Drop In Trips(40%) 1,128 52 52 104 Net New Trips 1,692 78 78 156 TRIP DISTRIBUTION AND ASSIGNMENT The distribution of site generated traffic was determined through an examination of the existing Natures grocery and retail development traffic patterns as well as by the proposed retail sites Iocation relative to major residential areas in the vicinity. It is estimated that approximately 20 percent of site trips will 13— Existing Conditions 4111 148 May 1, 2000 Jean Way Retail Center---Lake Oswego.Oregon • distribute to and from the south on Jean Way,60 percent will distribute to and from the west on Boones Ferry Road, and 20 percent will distribute to and from the east on Boones Ferry Road. Figure 6 displays the estimated site traffic distribution of new trips onto the adjacent street network. Figure 6 also displays the relative distribution of drop-by trips based on adjacent street volumes. Based on the trip distribution pattern shown in Figure 5, the estimated site generated vehicle trips were assigned to the street system as shown in Figure 6. • • 14- Existing Conditions 149 r 1 , , A el NOk1rr (NOT TO SCAI[1 0\0 1/3\° li, e O'. N N ' O10 .... u COO a z w 3 r� o 1 It O N L.-, LEGEND — NEW TRIPS SITE TRIP DISTRIBUTION {4uuu1111 1 — DROP—BY TRIPS Jean Way Retail Center I Figure Lake Oswego, Oregon 5 A NORTH (NOT TO • SCALE) t' _6 • N S os xc2 SITE TRIP ASSIGNMENT Jean Way Retail Center Figure Lake Oswego, Oregon 6 NATRF1 O: 1 5 I • May 1,2000 Jean Way Retail Center---Lake Oswego,Oregon BACKGROUND TRAFFIC VOLUMES 41111 Because the proposed site development will likely be constructed during the Fall of 2000, background traffic volumes for 2000 were estimated by applying estimated traffic volumes increases from the Chow site development(now under construction)and the future Dovenberg site development. No other background traffic is expected prior to occupancy of this development since no other site review applications are pending for other nearby vacant parcels. TOTAL TRAFFIC OPERATIONS/LEVEL OF SERVICE Using the estimated trip assignment shown in Figure 6,the traffic anticipated to be generated by the development during weekday evening peak period was added to the existing plus build out traffic conditions. Figure 7 displays the total p.m. peak hour traffic at the key intersection and site access driveways estimated under full development of the site as well as development of the Chow and Dovenberg sites. • Jean Wayand Boones FerryRoad and Level of service analyses were conducted for the intersection of the site driveway under total traffic conditions. As indicated in Table 3,the key intersection and site driveway will continue to operate at acceptable levels with background plus project volumes. Table 3 2000 Background Plus Site Traffic Levels of Service (P.M. Peak Hour) Intersection Signalized Unsignalized Delay V/C LOS Minor Approach LOS Delay Boones Feny/Jean Way 14.8 0.79 B ISite Driveway/Jean Way 7.8 B 17— Existing Conditions 152 l.. A NORTH (NOT TO • SCALE) • s `°,<,) r1 Ca • • • 3 1 2 eo +`10B 10 � �2a -- 'rN t l• IfI g TOTAL BACKGROUND + SITE + NEAR TERM 111 DEVELOPMENT TRAFFIC (P.M. PEAK HOUR) Jean Way Retail Center Figure Lake Oswego, Oregon 7 153 May 1, 2000 Jean Way Retail Center--Lake Oswego. Oregon YEAR 2020 TRAFFIC CONDITIONS 1110 In addition to the near term impact of the development on the surrounding street system, an assessment of the year 2020 traffic conditions was conducted. Since by the required date of the submission of this report,updated 2020 traffic volume forecasts were not obtainable,the 2015 transportation model as part of the I-5/Hwy. 217/Tigard Triangle Study was utilized by factoring those estimates by 2 percent per year to obtain year 2020 estimates. . Figure 8 displays an estimate of year 2020 traffic volumes for the intersection of Jean Way and Boones Ferry Road. It should be noted that these volumes are a rough estimate only,and are subject to the many assumptions that go into the model, including land use and population assumptions,zone size, and location of models centroid connectors. Since this model was not explicitly developed for the Jean Way/Boones Ferry Road study area, the use of these estimates should not be relied upon for actual intersection design purposes but rather to gauge potential issues that could impact intersection operations in the future. Table 4 shows the estimated level of.service at the intersection of Jean Way and Boones Ferry Road 1110 under the estimated year 2020 volumes. As shown in the table the intersection will continue to operate at a marginally acceptable level of service,however,the intersection will begin to experience a higher volume to capacity ratio(V/C) which will tend to create longer vehicle queues. If queue length mitigation ever becomes necessary,the provision of dual northbound left turn lanes would be effective in reducing the intersection V/C, thereby reducing queue length. Table 4 Estimated Year 2020 Level of Service at Jean Way/Boones Ferry Road (P.M. Peak Hour) Intersection I Signalized V/Delay C LOS • Boones Ferry/Jean Road 30.4 1.00 D w/Dual NBND LT Lanes 14.0 0.85 B 19- Existing Conditions 111 151 A NORTH (NOT TO SCALE) • oNi `1 • r.❖.❖.❖••.' z 6 ESTIMATED YEAR 2020 PEAK HOUR TRAFFIC 110 Jean Way Retail Center Figure Lake Oswego, Oregon 8 155 Maur 1, 2000 Jean Way Retail Center---Lake Oswego,Oregon • SITE ACCESS/INTERNAL CIRCULATION As shown on the site plan shown in Figure 2, site access is provided via a single access driveway onto Jean Way. Adequate sight distance in excess of the required 250 feet(25 mph) is available for this driveway. The driveway is to be located approximately 270 feet south of Boones Ferry Road and will be aligned directly across from the northern most Natures driveway. Since Jean Way is striped as a 36 foot wide three lane cross-section providing a continuous center left turn refuge lane along the sites frontage, left turning ingress traffic will be able to stack outside of the through travel lane. STACKING DISTANCE REQUIREMENTS An analysis was conducted at the intersection of Jean Way and Boones Ferry Road to ensure that adequate stacking distance is provided and northbound queues from the signalized intersection do not block the proposed site access. The number of vehicles in the queue at the start of the green was calculated using the formula developed by Akcelick. The formula utilized signaling timing information provided by the level of service calculations. It assumes random arrivals and calculates the average queue length. The required stacking length is determined by dividing the number of vehicles in the average queue by the number of exclusive movement lanes and then multiplying by 25 feet. The results of this analysis are presented in Table 5. As shown in the table,the average p.m. peak hour vehicle queues for the northbound approach at Jean Way and Boones Ferry Road are not anticipated to interfere with movements at the proposed site driveways under 2000 full build conditions. Since the percentage of heavy vehicles observed at this intersection during the p.m. peak hour is very low(0.7%all approaches; 0.6%northbound approach), truck activity will not significantly impact queue lengths. If deemed appropriate, queue length mitigation techniques might include either providing dual northbound left turn lanes or providing an exclusive eastbound right turn lane. Either option would effectively reduce northbound vehicle queues. 21- Existing Conditions • 156 May 1, 2000 Jean Way Retail Center---Lake Oswego,Oregon • Table 5 Stacking Requirements (NBND Approach) Condition Average P.M. Required Available Length Queue Length (Site Driveway) (Vehicles) (Feet) Existing 7 175 270 2000+ Site+Other Develop. 10 250 270 2020(No Mitigation) 17 425 270 2020(Dual NBND LT Lanes) 6 150 270 • __ • • 22- Existing Conditions 157 Mar 1, 2000 Jean Way Retail Center---Lake Oswego.Oregon FINDINGS • Based on the results of the traffic impact analysis described in this report,the proposed site can be developed with minimal impact to the surrounding street system. The specific findings are as follows: Findings: • The proposed site driveways is expected to generate approximately 260 p.m. peak hour trips of which 105 are drop-by trips already passing by the site. • The key intersection of Jean Way and Boones Ferry Road is currently operating at an acceptable level of service. • With the addition of site generated traffic to the background traffic volumes the intersection of Jean Way and Boones Ferry Road will operate at an acceptable level of service. 41/ • The proposed access driveway will adequately serve the site traffic onto and off of Jean Way providing a good level of service. • The location of the proposed access driveway provides adequate sight distances for egress traffic. • Adequate stacking distance will remain available for the northbound approach to the intersection of Jean Way and Boones Ferry such that the average p.m. peak vehicle queue will not block the site driveway with the addition of site traffic. • Under year 2020 traffic conditions the intersection of Jean Way and Boones Ferry Road will continue to operate at a marginally acceptable level of service with no mitigation. 23- Existing Conditions • 158 May 1, 1000 Jean Wai'Retail Center---Lake Oswego,Oregon III • Under 2020 traffic conditions with no mitigation the northbound approach the intersection of Boones Ferry road and Jean Way will experience queue build-ups that will block the site driveway during peak periods. The provision of dual northbound left turn lanes will adequately mitigate this condition. • • 24- Existing Conditions 159 May 1. 2000 Jean War Retail Center---Lake Oswego.Oregon • REFERENCES 1. Transportation Research Board,Highway Capacity Manual, Special Report No. 209, 1994. 2. Institute of Transportation Engineers, Trip Generation Manual: Fifth Edition, 1990. • 25- Existing Conditions • 1 G 0 Mar I, 2000 Jean Way Retail Center---Lake Oswego,Oregon • APPENDIX A Traffic Counts • and Level of Service Worksheets __ 26- Appendix A 161 CUNNEEN INTERSECTIO$4 'IFIAIfIC GULINT 4/20/tuft lull LOWER BOONES FERRY & JEAN RD LAKE OSWEGO, OR MCC #5 I IIII `PM PEAK HOJR j — C — — SB PHF* NA 0 0 C WB PHF* 0.965 I SB HV NA WB HV 2.8 A I SB BIKES NA I I I WB BIKES 0 ISB PEDS NA <-- v --> WB PEDS 0 I 0 ----1 i PHF' 0.895 I I---- 0 ;1EV 2430 1 1073 710 HV 2.2%! < B85 934 I I I J 363 •—•I I----- 49 I I I EB PHF• 0.604 NB PHF" 0.971 EB HV 2.1% 354 0 63 NB HV 1.2% EB BIKES 2 NB BIKES 1 EB PEDS 0 423 NB PEDS 4 • • PHFs shown shove ere v averages by furl movement 15-MIN EASTBOUND ND NORTHBOUND SOUTHBOUND PERIOD LFT TH RGT LFT TH RGT LFT TH RGT LET TH ROT TOT I 4:00 CAR 0 149 63 12 183 0 73 0 25 0 0 0 5251 NV 0 3 4 0 13 0 2 0 1 0 0 0 23 TOT 0 152 87 12 196 0 76 0 26 0 0 0 648 1 4:15 CAR 0 148 78 12 193 0 70 0 17 0 0 0 518! HV 0 7 2 0 10 0 5 0 0 0 0 0 24I III TOT 0 155 80 12 203 0 75 0 17 0 0 0 642 I 4:30 CAR 0 167 78 15 226 0 81 0 15 0 0 0 602 HV 0 5 1 0 7 0 4 0 0 0 0 0 171 TOT 0 192 79 15 233 0 85 0 15 0 0 0 619 I 4:45 CAR 0 187 73 10 202 0 92 0 20 0 0 0 584 HV 0 7 1 0 8 0 1 0 0 0 0 0 17 TOT 0 194 74 10 210 0 93 0 20 0 0 0 601 1 • 5:00 CAR 0 152 112 13 232 0 92 0 17 0 0 0 e18I HV 0 4 1 0 5 0 0 0 0 0 0 0 101 TOT 0 156 113 13 237 0 92 0 17 0 0 0 828 1 5:15 CAR 0 166 Sri 11 199 0 84 0 17 0 0 0 5731 HV 0 2 1 0 6 0 0 0 0 0 0 0 0 TOT 0 188 97 11 205 0 84 0 17 0 0 0 582 I 6:30 CAR o 206 129 11 186 0 06 0 16 0 0 0 611 I NY 0 2 1 0 1 0 1 0 0 0 0 0 51 TOT 0 207 130 11 186 0 67 0 15 0 0 0 616 1 5:46 CAR 0 183 125 8 I80 0 91 0 5 0 0 0 592I HV 0 3 0 0 3 0 0 0 0 0 0 0 61 TOT 0 186 125 8 183 0 91 0 5 0 0 0 698 I IN1 PEAK HOUR (4:30.530). IP1 I 0 710 363 I 49 885 0 I 354 0 69 I 0 0 0 12430 I INT PHF NA 0.86 0 70 1.53 0.93 NA 0.8e NA 1.01 NA NA NA 0.97 I PEAK HOUR HEAVY VEHICLES — TRUCKS. BUSES. & AEC VEHICLES 1 'TRUCKS 0 18 4 0 23 0 5 0 0 0 0 0 50 IBUSES 0 0 01 0 1 0 0 0 0 0 0 0 1 RV•S 0 0' 0 0 2 0 0 0 0 0 0 0 2 ITOT HV I 0 t8 4 0 26 0 5 0 0 0 0 0 53 IHV b NA 2 5 1.1 I 0 0 2.9 NA NA NA 0.0 NA NA NA 2.2 !STBUS ! 0 0 0 I 0 0 0 0 0 0 0 0 0 0! IBICYCLES I 0 1 I I 0 0 e. I 0 0 0 o O. 3 1 IPEDS O 0 4 0 4I HOURLY TOTALS 4:00 -6:00 i 0 843 320 I 49 842 0 I 328 0 78 0 0 0 1 2310 III 14:15 •5:15 1 0 897 346 ! 50 883 0 I 345 0 89 I 0 0 0 I 2390 430 -6:30 I 0 710 363 I 49 885 0 I 354 0 69 I 0 0 01 2430 14.45 •5'45' 0 725 414 45 838 C ' 336 0 69 0 0 0 1 2427 5:00 •6.00; 0 717 465 t 43 811 0 : 334 0 54 I 0 0 0 1 2424 , 1 6 2 CUNNEEN NiIitgl. tIV 1HArr1C; WIJNT 4/20/2000 tit- I JEAN RD & NATURES NORTH DRWY LAKE OSWEGO, OR MCC N 5 j • PM PEAK HOUR ; 412 SB PHF' 0.827 85 327 0 WB PHF* NA SB HV 1.0% WB HV NA SB BIKES 1 I I I WB BIKES NA SB PEDS 0 <— v - --> WB PEDS NA I ^ 60 —I PHF' 0.874 I I-- 0 TEV 845 J 89 0 ----> HV 1.1%1 <----- 0 0 I I 9 ---I I---- 0 V <---- ^ -> v I I I EB PHF* 0.841 NB PHF* 0.934 EB HV 0.0% 1 363 0 NB HV 1.4% EB BIKES 0 NB BIKES 1 EB PEDS 0 364 NB PEDS 0 •-- PHFs shown above are averages by tun movement I16-MIN EASTBOUND I WIND NORTHBOUND SOUTHBOUND PERIOD LFT TH RGT LFT TH RGT LFT TH RGT LFT TH RGT TOT 4:00 CAR t t o 4 0 0 0 1 e7 0 0 70 19 198 HV o 0 0 0 0 0 0 3 0 0 4 0 7 TOT 11 0 4 0 0 0 1 90 0 0 80 19 205 4:15 CAR 15 0 2 0 0 0 0 72 0 0 73 17 179I III HV 0 0 0 0 0 0 0 6 0 0 1 1 7 i TOT 16 0 2 0 0 0 0 77 0 0 74 18 188 4:30 CAR 17 0 4 0 0 0 1 79 0 0 70 23 194 HV O 0 0 O 0 0 0 4 0 0 1 0 6 TOT 17 0 4 0 0 0 1 83 0 0 71 23 199 4:46 CAR 18 0 0 0 0 0 0 98 0 0 87 16 1951 NV 0 0 O 0 0 0 0 I 0 0 1 0 21 TOT 16 0 0 0 0 0 0 97 0 0 68 16 197 1 5.•00 CAR 16 0 2 0 0 0 0 93 0 0 93 32 tie HV 0 0 0 0 0 0 0 0 0 0 1 0 I TOT 16 0 2 0 0 0 0 93 0 0 94 32 237I 5:15 CAR 11 0 3 0 0 0 0 90 0 0 93 14 211 HV 0 0 0 0 0 0 0 0 0 0 1 0 I TOT 11 0 3 0 0 0 0 90 0 0 94 14 212I 6:30 CAR- 12 • 0 2 0 0 0 0 89 0 0 111 29 223 I NV 0 0 0 0 0 0 0 t 0 o I 0 2I TOT 12 0 2 0 0 0 0 70 0 0 112 29 2251 5:46 CAR 16 0 5 0 0 0 0 81 0 0 107 28 2141 HV o 0 0 0 0 0 0 0 0 0 0 0 oI TOT 16 0 6 0 0 0 0 81 0 0 107 28 234I IN7 PEAK-MR (4;30 5:30) 1 IPH I 60 0 9 0 0 01 1 363 01 0 327 85 I 845 INT PHF 0.88 NA 0.66 NA NA NA 0.25 0.94 NA NA 0.87 0.156 0.88 PEAK HOUR HEAVY VEHICLES - TRUCKS, BUSES, & AEC VEHICLES TRUCKS 0 0 0 0 0 0 0 5 0 I 0 4 0 9 BUSES 0 0 0 0 0 0 0 0 0 0 0 0 0 RV'S 0 0 0 0 0 0 0 0 0I 0 0 0 01 TOT HV 0 0 0 0 0 0 0 6 0 I 0 4 0 9 ' HV% 0.0 NA 0.0 NA NA NA 0.0 1.4 NA I NA 1.2 NA I 1.1 87 BUS I 00 0 0 0 0 I 0 0 0 0 0 0 I 0 0 0 0 1 O 0 01 0 1 0 0 1 0: 21 • 1 0 0 U 0 01 I HOURLY TOTALS � 4:00 -6:00 I 59 0 10 i 0 0 0 ' 2 347 0 I 0 293 76 1 787 4:16 •6:15 84 0 8 0 0 0 1 350 0 I 0 307 89 I 819 4:30 -6:30 60 0 9 0 0 0 1 363 0 1 0 327 86 I 846 4:45 -5:45 55 0 7 0 0 0 0 350 0 0 368 91 I 871 6:00 -6:00 64 0 12 0 0 0 0 334 0 0 407 101 , 908 16 3 CUNNEEN INItFOt(:IlON IHA1-r'IL; \VNI 4r/W'21XX) IIr1) JEAN RD & NATURE'S SOUTH DRWY LAKE OSWEGO, OR MCC *5 I III- 1 . PM PEAK HOUR 336 • SB PHF' 0.858 4 332 0 WB PHF* NA SB HV 1.2% WB HV NA SB BIKES 1 I I I WB BIKES NA I SB PEDS 0 <— v • -> WB PEDS NA I 19 --I PHF' 0.890 I— 0 TEV 723 31 0 > HV 1.29F, <-- 0 0 12 —I I I— 0 v <-- n -> v I I I EB PHF' 0.596 NB PHF• 0.946 EB HV 0.0% 11 345 0 NB HV 1.4% EB BIKES 0 NB BIKES 1 EB PEDS 0 356 NB PEDS 0 *- PHFs f:h9wn abovt erT ;Nerves) tunr tun movement 15-MIN F STBOUNb WEND NORTHBOUND SOUTHBOUND PERIOD LFT TH RGT LFT TH RGT LFT TH RGT LFT TH RGT TOT 4:00 CAR 5 0 3 0 0 0 I 83 0 0 78 2 172 HV 0 0 0 0 0 0 0 3 0 0 4 0 7 TOT 6 0 3 0 0 0 1 86 0 0 82 2 179 4:15 CAR 1 0 3 0 0 0 2 71 0 0 75 0 152 HT 1 0 0 0 0 0 D 4 0 0 1 0 8 TOT 2 0 3 0 0 0 2 75 0 0 78 0 158 1111 4:30 CAR 6 0 1 0 0 0 6 75 0 0 71 3 1 e0 NV 0 0 0 0 0 0 0 4 0 0 1 0 6I TOT 5 0 1 0 0 0 5 79 0 0 72 3 165 4:45 CAR 8 0 5 0 0 0 I 88 0 0 67 0 169 HV 0 0 0 0 0 0 0 1 0 0 1 0 2 TOT 8 0 5 0 0 0 1 89 0 0 88 0 171 ' 5:00 CAR 3 0 3 0 0 0 I 90 D 0 95 0 192 HV 0 0 0 0 0 0 0 0 0 0 1 0 1 TOT 3 0 3 0 0 0 1 90 0 0 96 0 193 5:15 CAR 3 0 3 0 0 0 4 87 0 0 95 1 193 HV 0 0 0 0 0 0 0 0 0 0 1 0 1 TOT 3 0 3 0 0 0 4 87 0 0 96 1 194 6:30 CAR 4 0 1 0 0 0 1 65 0 0 111 2 1841 HV 0 0 0 0 0 0 0 1 0 0 1 0 2 TOT 4 0 1 0 0 0 1 66 0 0 112 2 186 5:45 CAR 3 0 1 0 0 0 4 7B 0 0 111 1 100 HV o 0 0 0 0 0 0 0 0 0 0 0 01 TOT 3 0 1 0 0 0 4 78 0 0 111 1 108 INT PEAK HOUR (4:30-5:30) IPH I 19 0 12 I 0 0 0 I 11 345 0 I 0 332 4 I 723 INT PHF 0.59 NA 0.60 NA NA NA 0.66 0.96 NA NA 0.86 0.33 0.94 I PEAK HOUR HEAVY VEHICLES - TRUCKS. BUSES, & REC VEHICLES TRUCKS ! 0 0 0 ! 0 0 0 0 5 0 0 4 0 9 BUSES 0 0 0 0 0 0 0 0 0 0 0 0 0 RV'S 0 0 0 0 '0 0 0 0 0 0 0 0 0 TOT HV 0 0 0 0 0 0 0 5 0 0 4 0 0 HV% 0.0 NA 0 0 NA NA NA 0.0 1.4 NA NA 1.2 NA 1.2 STBUS 0 0 01 0 0 of o 0 of 0 0 0 of 131cvats o o o I o 0 a 1 a 1 01 D 1 0 2 1 PEDs o o 0 D o f IIIHOURLY TOTALS 4:00 -5:00 20 0 12 I 0 0 0 0 320 0 0 208 6 I 873 I 4:16 •6:16 18 0 12 t 0 0 0 9 333 0 0 312 3 I 887 4:30 -5:30 19 0 12 I 0 0 0 11 346 0 0 332 4 I 723 4:45 -5:45 18 0 12 0 0 0 7 332 0 0 372 3 i 744 I Uc 5:00 •6.00 I 13 0 8 0 0 0 10 321 0 0 415 4 771 1 4 'IITIG8 Thu Apr 27, 2000 20 : 39 :38 Page 1-1 Level Of Service Computation Report 1994 HCM Operations Method (Base Volume Alternative) k** *******ik****************************************************************** Intersection #2 BOONES/JEAN (Existing) k******************************************************************************* ~ycle (sec) : 80 Critical Vol . /Cap. (X) : 0 . 648 Joss Time (sec) : 9 (Y+R = 4 sec) Average Delay (sec/veh) : 10 . 2 optimal Cycle : 44 Level Of Service : B k******************************************************************************* %pproach: North Bound South Bound East Bound West Bound 4ovement : L - T - R L - T - R L - T - R L - T - R I II II II 2ontrol : Permitted Permitted Protected Protected Rights : Include Include Include Include 4in. Green: 0 0 0 2 2 2 0 0 0 0 0 0 lianes : 1 0 0 1 0 0 0 0 0 0 1 0 1 1 0 1 0 2 0 0 I II II II Volume Module: 3ase Vol : 354 0 69 0 0 0 0 710 363 49 885 0 3rowth Adj : 1 . 00 1 . 00 1 . 00 1 .00 1. 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 Initial Bse: 354 0 69 0 0 0 0 710 363 49 885 0 Jser Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1. 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 .00 1 . 00 PHF Adj : 0 . 95 0 . 95 0 . 95 0 . 95 0. 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 .95 0 . 95 PHF Volume: 373 0 73 0 0 0 0 747 382 52 932 0 Reduct Vol : 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol : 373 0 73 0 0 0 0 747 382 52 932 0 PC j : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 .00 1 . 00 1 . 00 1 .00 1 .00 4Lj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 05 1 . 05 1 . 00 1 .05 1 . 00 Final Vol . : 373 0 73 0 0 0 0 785 401 52 978 0 I II II II Saturation Flow Module : 3at/Lane : 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 kdjustment : 0 . 93 1 . 00 0 . 82 1 .00 1.00 1 .00 1 .00 0 . 93 0 . 93 0 .93 0'. 98 1 .00 Lanes : 1 . 00 0 . 00 1. 00 0 . 00 0 . 00 0 . 00 1 . 00 1 .32 0 . 68 1 . 00 2 . 00 0 . 00 Final Sat . : 1770 0 1565 0 0 0 1900 2343 1197 1770 3725 0 - I II II II 1 2apacity Analysis Module : Jo1/Sat : 0 . 21 0 . 00 0 . 05 0 . 00 0 . 00 0 . 00 0 . 00 0 . 34 0 .34 0 . 03 0 .26 0 . 00 grit Moves : **** **** **** 3reen/Cycle: 0 . 33 0 . 00 0 .33 0 . 00 0 . 00 0 . 00 0 . 00 0 .52 0 . 52 0 . 05 0 . 56 0 . 00 Volume/Cap: 0 . 65 0 . 00 0 . 14 0 .00 0 . 00 0 . 00 0 . 00 0 . 65 0 . 65 0 . 65 0 .47 0 . 00 I II 11 11 Level Of Service Module : :Jniform Del : 17 .5 0 . 0 14 .5 0 . 0 0 . 0 0 . 0 0 . 0 10 . 7 10 .7 28 .5 7 . 9 0 .0 IncremntDel : 1 . 8 0 . 0 0 . 0 0 . 0 0 .0 0 . 0 0 . 0 0 . 6 0 .6 11 . 0 0 . 1 0 .0 Delay Adj : 0 . 85 0 . 00 0 . 85 0 . 00 0 . 00 0 . 00 0 . 00 0 . $5 . 0 . 85 0 . 85 0 . 85 0 . 00 Delay/Veh: 16 . 7 0 . 0 12 .4 0 . 0 0 . 0 0 . 0 0 . 0 9 . 6 9 . 6 35 .3 6 . 8 0 . 0 Jser DelAdj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 AdjDel/Veh: 16 . 7 0 . 0 12 .4 0 . 0 0 . 0 0 . 0 0 . 0 9 . 6 9 . 6 35 . 3 6 .8 0 . 0 queue : 7 0 1 0 0 0 0 13 7 1 13 0 ******************************************************************************** S Traffix 6 . 8 . 0113 (c) 1997 Dowling Assoc . 165 MITIG8 Thu Apr 27 , 2000 20 : 36 :46 Page 1- 1 - - ----- - - - - - - - - - - - - - - - -- -- - - - - - - -- - ----- -- - - ------ - - - - --- -- - - - - - - -- - -- - -- - - - - - - - - - - - --- - - - - - -- - - - -- - - - - - - - - - - - - - - - - - - - -- -- -- - - - -- -- - - - - - - - - - - - - - - ----- - - - - - - - - -- Level Of Service Computation Report 1994 HCM Unsignalized Method (Base Volume Alternative) ***************************************************************************** 41, Intersection #1 Site Drive ******************************************************************************** Average Delay (see/veh) : 0 . 7 Worst Case Level Of Service : B ******************************************************************************** Approach: North Bound South Bound East Bound West Bound Movement : L - T - R L - T - R L - T - R L - T - R I I I I I I I Control : Uncontrolled Uncontrolled Stop Sign Stop Sign Rights : Include Include Include Include Lanes : 1 0 0 1 0 1 0 0 1 0 0 0 1 ! 0 0 0 0 0 0 0 II II II Volume Module : Base Vol : 1 363 0 0 327 85 60 0 9 0 0 0 Growth Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 Initial Bse : 1 363 0 0 327 85 60 0 9 0 0 0 User Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 PHF Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 PHF Volume : 1 363 0 0 327 85 60 0 9 0 0 0 Reduct Vol : 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol . : 1 363 0 0 327 85 60 0 9 0 0 0 I I I I I I Adjusted Volume Module : Grade : 0% 0% 0% 0a Cycle/Cars : xxxx xxxx xxxx xxxx xxxx xxxx xxxx % Truck/Comb: xxxx xxxx xxxx xxxx xxxx xxxx xxxx :AI, PCE Adj : 1 . 10 1 . 00 1 . 00 1 . 10 1 . 00 1 . 00 1 . 10 1 . 10 1 . 10 1 . 10 1 . 10 1 . 10 Cycl/Car PCE: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Trck/Cmb PCE : xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Adj Vol . : 1 363 0 0 327 85 66 0 10 0 0 0 I I I I I I I Critical Gap Module : MoveUp Time : 2 . 1 xxxx xxxxx xxxxx xxxx xxxxx 3 . 4 xxxx 2 . 6 xxxxx xxxx xxxxx Critical Gp : 5 . 0 xxxx xxxxx xxxxx xxxx xxxxx 5 . 5 xxxx 5 . 5 xxxxx xxxx xxxxx II II II Capacity Module : Cnflict Vol : 412 xxxx xxxxx xxxx xxxx xxxxx 734 xxxx 370 xxxx xxxx xxxxx Potent Cap . : 1091 xxxx xxxxx xxxx xxxx xxxxx 488 xxxx 900 xxxx xxxx xxxxx Adj Cap : 1 . 00 xxxx xxxxx xxxx xxxx xxxxx 1 . 00 xxxx 1 . 00 xxxx xxxx xxxxx Move Cap. : 1091 xxxx xxxxx xxxx xxxx xxxxx 488 xxxx 900 xxxx xxxx xxxxx I I I I I I Level Of Service Module : Stopped Del : 3 . 3 xxxx xxxxx xxxxx xxxx xxxxx 8 .4 xxxx 4 . 0 xxxxx xxxx xxxxx LOS by Move : A * * * * * * * * * * * Movement : LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap . : xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 519 xxxxx xxxx xxxx xxxxx Shrd StpDel :xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 8 . 0 xxxxx xxxxx xxxx xxxxx Shared LOS : * * * * * * * B * * * * ApproachDel : 0 . 0 0 . 0 7 . 8 0 . 0 S Traffix 6 . 8 . 0113 (c) 1997 Dowling Assoc . 16 6 MITIG8 Tue May 2, 2000 13 :40 :59 Page 1-1 Level Of Service Computation Report 1994 HCM Operations Method (Base Volume Alternative) ** *************************************************************************** Intersection #2 BOONES/JEAN (Background+Site+Near Term Develop) ******************************************************************************** Cycle (sec) : 80 Critical Vol . /Cap. (X) : 0. 790 Loss Time (sec) : 12 (Y+R = 4 sec) Average Delay (sec/veh) : 14 .8 Optimal Cycle : 69 Level Of Service : B ******************************************************************************** Approach: North Bound South Bound East Bound West Bound Movement : L - T - R L - T - R L - T - R L - T - R 11 II II 1 Control : Split Phase Split Phase Protected Protected Rights : Include Include Include Include Min. Green: 0 0 0 2 2 2 0 0 0 0 0 0 Lanes : 1 0 0 1 0 0 0 1 ! 0 0 1 0 1 1 0 1 0 1 1 0 Volume Module: II II II Base Vol : 430 5 110 5 5 5 5 700 435 80 875 10 Growth Adj : 1 . 00 1 . 00 1 .00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 .00 1 . 00 Initial Bse: 430 5 110 5 5 5 5 700 435 80 875 10 User Adj : 1 . 00 1 . 00 1 . 00 1 .00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 .00 1 . 00 1 . 00 PHF Adj : 0 . 95 0. 95 0 . 95 0 . 95 0. 95 0 . 95 0. 95 0 . 95 0 . 95 0 . 95 0. 95 0. 95 PHF Volume : 453 5 116 5 5 5 5 737 458 84 921 11 Reduct Vol : 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol : 453 5 116 5 5 5 5 737 458 84 921 11 P dj : 1 . 00 1 .00 1 . 00 1 .00 1 . 00 1. 00 1 . 00 1 .00 1 . 00 1 .00 1 .00 1 . 00 M dj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 05 1 . 05 1 . 00 1 . 05 1 . 05 Final Vol . : 453 5 116 5 5 5 5 774 481 84 967 11 Saturation Flow Module : 11 ' + 1 ' Sat/Lane: 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment : 0 . 93 0 . 83 0 . 83 0 . 82 0 . 82 0 .82 0 . 93 0 . 92 0 . 92 0 . 93 0 . 98 0 . 98 Lanes: 1 . 00 0 . 04 0 . 96 0 .34 0 .33 0 .33 1 . 00 1 .23 0 . 77 1 . 00 1.98 0 . 02 Final Sat. : 1770 65 1518 517 517 517 1770 2160 1342 1770 3684 42 I 11 II II Capacity Analysis Module : Vol/Sat : 0_ 26 0 . 08 0 .08 0 .01 0 . 01 0 . 01 0 . 00 0 . 36 0 . 36 0 . 05 0 . 26 0 . 26 Crit Moves : **** **** **** **** Green/Cycle : 0 .32 0 . 32 0 . 32 0 . 03 0 . 03 0 . 03 0 . 01 0 .45 0 .45 0 . 06 0 .50 0 . 50 Volume/Cap: 0 . 80 0 . 24 0 . 24 0 .39 0 . 39 0 .39 0 . 52 0 . 80 0 . 80 0 . 80 0 . 52 0 .52 Level Of Service Module : + , + ' 11 ' Uniform Del : 18 . 9 15 . 3 15 . 3 29 . 2 29 .2 29 . 2 30 .2 14 .5 14 . 5 28 . 2 10 .3 10 .3 IncremntDel : 5 . 7 0 . 0 0 . 0 3 . 1 3 .1 3 . 1 27 .4 2 .2 2 . 2 22 . 7 0 .2 0 . 2 Delay Adj : 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 .85 0 . 85 0 . 85 0 .85 0 . 85 Delay/Veh: 21 . 8 13 . 0 13 . 0 27 . 9 27 .9 27 . 9 53 . 1 14 .5 14 . 5 46 . 8 9 . 0 9 . 0 User DelAdj : 1 . 00 1 . 00 1 . 00 1 .00 1 . 00 1 . 00 1 .00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 AdjDel/Veh: 21 . 8 13 . 0 13 . 0 27 . 9 27 . 9 27 . 9 53 . 1 14 .5 14 .5 46 . 8 9 . 0 9 .0 Queue : 10 0 2 0 0 0 0 16 10 3 15 0 *****, *****, ****, *********, ***************************************************** 0 Traffix 6 . 8 . 0113 (c) 1997 Dowling Assoc . 1 6 7 ' 7TIG8 Tue May 2 , 2000 22 : 50 : 19 Page 1-1 Level Of Service Computation Report 1994 HCM Operations Method (Base Volume Alternative) *****************************************************************************0 Intersection #2 BOONES/JEAN (2020 with no mitigation) ******************************************************************************** Cycle (sec) : 80 Critical Vol . /Cap . (X) : 1 . 004 Loss Time (sec) : 12 (Y+R = 4 sec) Average Delay (sec/veh) : 30 . 4 Optimal Cycle : 156 Level Of Service : D Approach: North Bound South Bound East Bound West Bound Movement : L - T - R L - T - R L - T - R L - T - R 1 11 11 11 1 Control : Split Phase Split Phase Protected Protected Rights : Include Include Include Include Min . Green : 0 0 0 2 2 2 0 0 0 0 0 0 Lanes : 1 0 0 1 0 0 0 1 ! 0 0 1 0 1 1 0 1 0 1 1 0 1 11 II I I 1 Volume Module : Base Vol : 450 5 150 5 5 5 10 1000 600 120 1100 10 Growth Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 Initial Bse : 450 5 150 5 5 5 10 1000 600 120 1100 10 User Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 PHF Adj : 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 ' PHF Volume : 474 5 158 5 5 5 11 1053 632 126 1158 11 Reduct Vol : 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol : 474 5 158 5 5 5 11 1053 632 126 1158 11 PCE Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . MLF Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 05 1 . 05 1 . 00 1 . 05 1 . Final Vol . : 474 5 158 5 5 5 11 1105 663 126 1216 1 I I 11 11 1 Saturation Flow Module : Sat/Lane : 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment : 0 . 93 0 . 83 0 . 83 0 . 82 0 . 82 0 . 82 0 . 93 0 . 92 0 . 92 0 . 93 0 . 98 0 . 98 Lanes : 1 . 00 0 . 03 0 . 97 0 . 34 0 . 33 0 . 33 1 . 00 1 . 25 0 . 75 1 . 00 1 . 98 0 . 02 Final Sat . : 1770 49 1535 517 517 517 1770 2189 1313 1770 3692 33 1 11 II 11 1 Capacity Analysis Module : Vol/Sat : 0 . 27 0 . 10 0 . 10 0 . 01 0 . 01 0 . 01 0 . 01 0 . 50 0 . 50 0 . 07 0 . 33 0 . 33 Crit Moves : **** **** **** **** Green/Cycle : 0 . 26 0 . 26 0 . 26 0 . 03 0 . 03 0 . 03 0 . 01 0 . 49 0 . 49 0 . 07 0 . 55 0 . 55 Volume/Cap: 1 . 02 0 . 39 0 . 39 0 . 39 0 . 39 0 . 39 0 . 60 1 . 02 1 . 02 1 . 02 0 . 60 0 . 60 1 11 11 II 1 Level Of Service Module : Uniform Del : 22 . 4 18 . 5 18 . 5 29 . 2 29 . 2 29 . 2 30 . 0 15 .4 15 . 4 28 . 3 9 . 1 9 . 1 IncremntDel : 38 . 4 0 . 3 0 . 3 3 . 1 3 . 1 3 . 1 25 . 8 22 . 2 22 . 2 70 . 3 0 . 3 0 . 3 Delay Adj : 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 Delay/Veh: 57 . 5 16 . 0 16 . 0 27 . 9 27 . 9 27 . 9 51 . 3 35 . 3 35 . 3 94 . 3 8 . 1 8 . 1 User DelAdj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 AdjDel/Veh : 57 . 5 16 . 0 16 . 0 27 . 9 27 . 9 27 . 9 51 . 3 35 . 3 35 . 3 94 . 3 8 . 1 8 . 1 Queue : 17 0 3 0 0 0 0 36 23 6 18 0 ******************************************************************************** I S Traffix 6 . 8 . 0113 (c) 1997 Dowling Assoc . I 8 I 1 MITIGB Tue May 2 , 2000 22 : 51 : 56 Page 1-1 i Level Of Service Computation Report 1994 HCM Operations Method (Base Volume Alternative) ** *************************************************************************** Intersection #2 BOONES/JEAN (2020 with mitigation) ******************************************************************************** Cycle (sec) : 80 Critical Vol . /Cap. (X) : 0 . 851 Loss Time (sec) : 12 (Y+R = 4 sec) Average Delay (Sec/veh) : 14 . 0 Optimal Cycle : 82 Level Of Service: B ******************************************************************************** Approach: North Bound South Bound East Bound West Bound Movement : L - T - R L - T - R L - T - R L - T - R I II II II I Control : Split Phase Split Phase Protected Protected Rights : Include Include Include Include Min. Green: 0 0 0 2 2 2 0 0 0 0 0 0 Lanes : 2 0 0 1 0 0 0 1 ! 0 0 1 0 1 1 0 1 0 1 1 0 Volume Module: II II II Base Vol : 450 5 150 5 5 5 10 1000 600 120 1100 10 Growth Adj : 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 Initial Bse : 450 5 150 5 5 5 10 1000 600 120 1100 10 User Adj : 1 . 00 1 . 00 1 .00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 PHF Adj : 0 . 95 0 . 95 0 .95 0. 95 0. 95 0 .95 0 .95 0 .95 0.95 0 .95 0 .95 0 . 95 PHF Volume: 474 5 158 5 5 5 11 1053 632 126 1158 11 Reduct Vol : 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol : 474 5 158 5 5 5 11 1053 632 126 1158 11 Pdj : 1 . 00 1 . 00 1 . 00 1 . 00 1.. 00 1 . 00 1 . 00 1 .00 1 . 00 1 .00 1 . 00 1 .00 M dj : 1 . 03 1 . 00 1 .00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 05 1 .05 1 . 00 1. 05 1 . 05 Final Vol . : 488 5 158 5 5 5 11 1105 663 126 1216 11 Saturation Flow Module: II II 11 I Sat/Lane: 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Adjustment : 0 . 93 0 . 83 0 .83 0 . 82 0 . 82 0 . 82 0 . 93 0 . 92 0 .92 0 . 93 0 . 98 0 .98 Lanes : 2 . 00 0 . 03 0 . 97 0 .34 0 . 33 0 . 33 1 . 00 1 . 25 0 . 75 1 . 00 1 . 98 0 . 02 Final Sat. : 3539 49 1535 517 517 517 1770 2189 1313 1770 3692 33 ICapacity Analysis Module: II II II Vol/Sat : 0_. 14 0.. 10 0 . 10 0 . 01 0 . 01 0 . 01 0 . 01 0 . 50 0 . 50 0 . 07 0 . 33 0 . 33 Crit Moves : **** **** **** **** Green/Cycle : 0 . 16 0 . 16 0 . 16 0 . 03 0 . 03 0 . 03 0 . 01 0 . 58 0 .58 0 . 08 0 . 65 0 . 65 Volume/Cap: 0 . 87 0 . 65 0 . 65 0 .39 0 .39 0 . 39 0 . 50 0 . 87 0 . 87 0 . 87 0 .50 0 . 50 ILevel Of Service Module: II II II ' Uniform Del : 24 . 9 23 . 9 23 . 9 29 .2 29 .2 29 .2 29 . 8 10 . 7 10 . 7 27 . 6 5 .4 5 .4 IncremntDel : 9 .3 3 . 9 3 . 9 3 . 1 3 . 1 3 . 1 12 . 7 3 . 0 3 . 0 26 .2 0 . 1 0 . 1 Delay Adj : 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 0 . 85 Delay/Veh: 30 .5 24 .2 24 .2 27 .9 27 . 9 27 . 9 38 . 1 12 . 1 12 . 1 49 . 6 4 . 8 4 . 8 User DelAdj : 1 . 00 1 . 00 1 .00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 1 . 00 AdjDel/Veh: 30 . 5 24 . 2 24 . 2 27 .9 27 . 9 27 . 9 38 . 1 12 . 1 12 . 1 49 . 6 4 . 8 4 . 8 Queue : 12 0 4 0 0 0 0 23 14 4 14 0 ******************************************************************************** • Traffix 6 . 8 . 0113 (c) 1997 Dowling Assoc • TREE PROTECTION PLAN JEAN WAY COMMERCIAL CENTER Prepared for: Beacon Homes LLC 7125 SW Hampton Portland, OR 97223 • Prepared by: Walter H. Knapp Certified Forester, SAF Certified Arborist, ISA 7615 SW Dunsmuir Beaverton, OR 97007 Date: May 1, 2000 • EXHIBIT 27 LU 00-0043 <i- fares 171 Walter H. Knapp Silviculture and Forest Management Urban Forestry Page 2 of • SUMMARY This Tree Protection Plan describes the location and condition of trees growing on the proposed Jean Way Commercial Center, located at the southeast corner of SW Boones Ferry Road and SW Jean Road in Lake Oswego, Oregon. It also describes the tree protection measures that will be required during construction. A total of five trees now grow on the site. All will be protected during construction. Ordinance No. 2221, the "tree ordinance" of the City of Lake Oswego, was used as a basis for the plan. TREES AND ASSOCIATION VEGETATION Most of the site is open, with a ground cover of grass and shrubs. However, a grove of 4 Douglas-fir (Pseudotsuga menziesii) trees is growing near the intersection of SW Jean Road and SW Boones Ferry Road. In addition, a large open-grown Douglas-fir is located along SW Jean Road near the entrance to the site. The following table describes tree characteristics: Tree II Crown Crown Recommendation/ No. Species DBH Ratio Radius Condition Prescription I Douglas-fir 11 90 18 All trees are in excellent 2 Douglas-fir 17 90 (exterior condition. There are no 3 Douglas-fir 13 90 I of indications of defect or disease. Retain and protect grove) Crowns are fully developed, all trees. 4 Douglas-fir 17 90 with dense branching and deep • 5 Douglas-firI 24 90 20 green foliage color. As noted in the table, all of these trees are in excellent condition. Based on increment coring of other Douglas-firs in the general vicinity, I estimate their age is 40 to 50 years, which can be considered as early maturity. If these trees are protected during construction they should continue to grow well and maintain good vigor for years to come. TREE PROTECTION The following measures will be observed to ensure protection of the trees on the site: DESIGNATION OF TREE PROTECTION ZONE. Prior to any site clearing or excavation, the Project Arborist/Urban Forester will identify and physically mark on the ground the location of the tree protection zone. This will generally coincide with the outer extension 1111 7615 SW Dunsmuir Lane,Beaverton, OR 97007 Phone/Fax: (503) 646-4349 i72 .27-z Walter A. Knapp Silviculture and Forest A1anagement Urban Forestry • Page 3 of of the individual tree or tree grove as defined by the edge of the tree canopy or dripline, but can vary based on local conditions. FENCING. The tree or grove will be protected by chain link fencing. Fencing will be maintained throughout the construction process. Fencing will be moved only under the direction of the Project Arborist/Urban Forester. Chain link fence a minimum of 6 feet tall with steel posts placed no further than 10 feet apart shall be installed at the edge of the tree protection zone. The Project Arborist/Urban Forester will provide written assurance that the protective measures have been installed. On this site, tree protection fencing will be required in the following areas: 1. Trees 1-4, fenced as a grove. 2. Tree 5, fenced separately. 3. Boundary fence to protect nearby trees on adjacent property on north boundary. SIGNAGE. Weatherproof signs will be installed, identifying the protection area and listing the name and telephone number of the Project Arborist/Urban Forester as the contact person. The contact person for this project will be Walter H. Knapp, 7615 SW Dunsmuir, Beaverton, Oregon 97007, phone/fax 503-646-4349. RESTRICTED OPERATIONS WITHIN TREE PROTECTION ZONE. • 1. No construction activity shall occur within the tree protection zone, including but not limited to dumping of storage materials such as building supplies, soil, waste items, parked vehicles or equipment. 2. The tree protection zone shall remain free of chemically injurious materials and • liquids such as paints, thinners, cleaning solutions, petroleum products and concrete or drywall excess, construction debris or runoff. 3. No excavation, trenching, grading, root pruning or other activity shall occur within the tree protection zone unless directed by the Project Arborist/Urban Forester present on the site and approved by the City Manager. The grading and utilities plans for the site indicate that little or no grade modification will occur within the protection zone of the trees on the property. 4. Although utilities are not expected to directly affect the trees, it will be necessary for the Project Arborist.'Urban Forester to be on the site during installation of supplemental draining.for the bioswale adjacent to the 24 inch Douglas-fir tree (Tree e5). TREE ENVIRONMENT AND SITE CONDITIONS. Douglas-firs are well-adapted to drought during summer months. Excessive watering can create problems for the trees. Where possible, supplemental landscaping near the trees should emphasize plant species with low water requirements. Drip or low volume irrigation systems should be used to ensure that overwatering does not occur in these areas. • 7615 SW Dunsmuir Lane,Beaverton, OR 97007 Phone/Fax:(503) 646-4349 173 27-3 Walter H. Knapp Silviculture and Forest.1fanagement Urban Forestry Page 4of4_ • QUALITY ASSURANCE. The Project Arborist/Urban Forester will supervise proper execution of the plan through construction of all buildings and other structures that encroach on the retained trees. OTHER CONSIDERATIONS Three conifer trees are located on the property adjacent to the Jean Way Commercial Center site. These trees are shown on the site drawing. They range in size from 5 inches to 10 inches in diameter, and were planted as a part of site development and landscaping on the adjacent property. The trees are young and vigorous and are not likely to be adversely affected by construction on the Jean Way Commercial Center development. Nevertheless, as specified earlier, chain link fencing will be required along the property line to insure protection. Walter H. Knapp Certified Forester, SAF Certified Arborist,ISA • • 7615 SWDunsmuir Lane,Beaverton, OR 97007 Phone/Fax:(503) 646-4349 z7- 74 Walter H.Knapp Silviculture and Forest Management Urban Forestry RECEIVED ;' 0 1.; CITY OF LAKE OSWEGO Dept.of Planning&Development July 9, 2000 Ms. Elizabeth Jacobs Staff Planner City of Lake Oswego PO Box 369 Lake Oswego, OR 97034 Ref: Jean Way Commercial Center Dear Ms. Jacobs: Yesterday Mark Dane and I discussed the trees on the north side of the Jean Way site. According to Mark, two of these trees are on the Jean Way site, and five are growing on the Best Foods Baking Company site. These trees were discussed in my report of May 1. As noted in that report, the trees range from 5 to 10 inches in diameter, and are young and vigorous. At the time of my report, it 111 appeared that all of the trees were on the adjacent property and could be protected and retained through the construction on the Jean Way site. Mark Dane has informed me that the trees are much closer(3-6 ft.)to the proposed building at Jean Way than I had previously understood. Because of their proximity to the building, it is not feasible to retain these trees. Please call me if you have questions regarding my recommendations for these trees. Sincerely, J�� Walter H. Knapp Certified Forester, SAF Certified Arborist, ISA • 7615 SW Dunsmuir Lane, Beaverton, OR 97007 Phone/Fax:(503) 646-4349 EXHIBIT 28 LU 00-0043 17 5 ��'`/MI°=w` Tree Removal Permit No. r(-- - r ry Fee: PIS Application Receipt No. 10597N Date: 7I 3i 00 az Applicant: ;a1;"--) PW 1'v?6 LLG Phone: 57.4 - J01 it 1' Address of Tree Removal: /74'& , /VEj /2e'. - `5T c�uOS 64 i- Property Owner: AijAt Phone: 574 --/ 9 '1 9 Address to Send Permit: rlielar .et ' / /%i% /nie . 5-ad f AIZA4A?/ , eve., City: 14 et,- /*wig/: State: Zip: `')7C 35 Size,Number, and Type of Trees to be Removed: g f.)114.ao ,Ci/L = 6' C"+ G`' 3 f iiv1- s 5 ""4. 5- Reason for Removal: /N4//Gi» ?i E04/tv r/i4'0;2'',3� mac. I/4/1/4 (/d,--' l.i/ , '.�c/C by '7/ dc,iAu1-7 I agree to comply with Lake Oswego Code, Chapter 55, regarding tree removal. I grant permission to the City of Lake Oswego for employees to enter the above property to inspect the trees requested for removal and investigate any trees that may appear to have been already unlawfully removed. - - (,; Signature df I'roperty.Owner(required) Signature of Applicant (if different) The Ciry must kan�fo�i�f1 flees located on public property including rights of way Ti'r="a ribbol round the tree(s) and restrain your dog on inspection day. Trees that are not marked cannot be reviewed. Permit Type (Fill out with City Staff) _ ❑ TYPE I Submit: (1) Removal site plan CrTYPE II Submit: (1) Removal site plan, (2) Questionnaire or Hazard Evaluation, (3) Mitigation plan To Do: (I)Mark trees with yellow ribbon, (2) Post sign, (3) File Certification Form Wait: 14 days until the comment period is complete, if no hearing requests are filed, and the City approves the permit,the permit will be sent to the address listed above. You will be contacted if a hearing has been requested. ❑ EMERGENCY Submit: (1) Removal site plan, (2) Photograph of tree/or mark tree with yellow ribbon ❑ VERIFICATION Submit: (1) Removal plan,(2)Mitigation plan, if required (Prior approval) To Do: (I)Mark trees with yellow ribbon, (2) Stake building envelope & driveways ❑ OTHER City Staff to Fill Out: Intake Staff �!`� Zone IT Tax ID ?Zf CAK _ Due Date e.g.(R21 E08CB 2100). • Planning or Building File # Mitigation Plan Approved/Denied Removal Approved/Denied Decision Staff Revised March.2000 I:lforms\applctns\Tree Permit Application.doc EXHIBIT 29 LU 00-0043 a?-/ 5 9es 177 • • Sestfoods Baking Company 17450 Boones Ferry Rd. • Lake Oswego. OR 97035 - - ---- - , Telephone: 503.635.3796 • Facsimile: 503.697.4874 John Clifford District Sales Manager BEST FOODS • • • -• ••• . - - 1111 • _ f-z. 178 r r 0 • • • TOPOGRAPHIC SURVEY FOR' BEACON HOMES. 1ALC BEING A PORTION OF TRACT 30, "ROSEWOOD" Its Leo r,. IN THE NW 1/4 SEC. 18. 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I • 1__.a.� WIT OSMFOO,ORf.OUN NO]O (`' 1 I a Al ,f Jr '^j P�jA 0!136-3341 I.,AICI!elf 1..a /� W S • S 5 , gi0 46.11 t, , 2 6 . • WVt/l tc2D y-veen �G GPril LAI Co w,ca-(f Tt -f tk t* __ SKK aUr.1w N4 t61 1.,W 051,-+004k De_ 61-1 - 6511 l4c0-14 c_G�,J C—� �s 1C �� 1ca325 iSoohlt5c.trutv �o t ° . V 3c4,• (.S`1 G iv -1 1 L,�vb� PL 1� r ) F"z-/1�.?5> tit 1Vc,�, l Kul ;/ 7utiEz 2 s-167� �4 o, �hf,--- y, E /), 'G xvG -(2-76s NU ivrtexlcot or 1146 rc . - AreMilelelc=i AT eNovtite, • EXHIBIT 30 LU 00-0043 7 ecLl e s 181 April 5, 2000 0 To whom it may concern: RE: NEIGHBORHOOD MEETING FOR PROPOSED COMMERCIAL DEVELOPMENT of 1.9 acres at the southeast corner of Jean Way & SW Lower Boones Ferry Rd. Dear Resident: The David Bissett & Associates Development Team is representing the owner of the property located at southeast corner of the intersection of SW Jean Way & SW Lower Boones Ferry Road, more specifically shown by the attached map. We are considering a proposal to develop the existing g 1.9 acre parcel with 23,000 square feet of commercial space. Prior to applying to the City of Lake Oswego we would like to take the opportunity to discuss the proposal in more detail with you. The purpose of this meeting is to provide a forum for the applicant and surrounding property owners/residents to review the proposal and to identify issues so that such issues may be considered before the formal application is turned in to the county. This ' meeting gives you the opportunity to share with us any special information you know about the property involved. We will attempt to answer questions which may be relevant to meeting development standards consistent with the City's Community Development Code Pursuant to the requirements of LOC Chapter 49.36.705, you are invited to attend the • meeting on: Friday April 28, 2000 - 6:00 PM 5664 SW Carman Drive Lake Oswego Please note this meeting will be an informational meeting on oreliminary development plans. These plans may be altered prior to submittal of the application to the City. Depending upon the type of land use action required, you may receive official notice from the City for you to either participate with written comments and/or an opportunity to attend a public hearing. We look forward to more specifically discussing the proposal with you. Please feel free to call me at 617-6511 or fax me at 617-1541. Sincerel , /.7 / Mark Dar Blue Sky Planning ( David Bissett & Associates Development Team). Attachment-map Ill 3o-z_ 8 b r_ SWWA r1 I I I I I I I arc � ll n Hal..111171.1MM. Iipui t ._ .4 . ._ = ` -�- / PACIFIC r+��zot TITLE • 1.1 Mill —_____ r---=g __T____j_______-- / --I ---_-: 11111104,21111 ] --7, mitt Radius N__ - ----. 11.!..! - I-- NowH ,v•-. illis Search . Tir lk 1 ' Ia.,- Subject Property: 16 ;�,� \ 21 E18BD 2400 /S ' '' '.- '''Cr it 1,, ____ ______ A ._._._.__, / set/— ? s litioN / 04.7 ....._, — , in;7F" ir- - -___ PPPli 1 N _� ,li NATvVS5 :, 1 \� 1—C E ,, / _kJ ] ______ , ;,____Wjg!ff. 0,..1 „,..._____r___ ..exic,K)T--- s ) rs:?4/ 00 w (ION PACIFIC CORP ALPHA LIMITED PARTNERSHIP DEBAUW WILLIAM&VIRGINIA )0 FARNAM ST 10TH FLR S 14725 SW 72ND PO BOX 19730#610 1AHA NE 68102 TIGARD OR 97224 PORTLAND OR 97280 1 III ZRY ROBERT C &KATHRYN L MILLER JOHN C&BEVERLY J OROWEAT BAKERS INC 5 WILLOW LN 2823 GLEN HAVEN RD 155 NE 100TH ST#100 KE OSWEGO OR 97035 LAKE OSWEGO OR 97035 SEATTLE WA 98125 .NBOW MARGUERITE E MILLER JOHN C&BEVERLY J JONES VIVIAN A TRUSTEE 5 WILLOW LN 2823 GLEN HAVEN RD 208 5TH ST KE OSWEGO OR 97035 LAKE OSWEGO OR 97035 LAKE OSWEGO OR 97034 'NTAGUE CHARLES ROY ALPHA MANAGEMENT INC NATURES FRESH NORTHWEST INC 8 WILLOW LN 14725 SW 72ND 3008 SE DIVISION KE OSWEGO OR 97035 TIGARD OR 97224 PORTLAND OR 97202 -AS SPECIALTIES CORP JEAN ROAD LLC FIRST INDUSTRIAL L P 7 ASTORIA ST 4000 KRUSE WAY PL B1 #275 4730 SW MACADAM AVE#101 2RAMENTO CA 95838 LAKE OSWEGO OR 97035 PORTLAND OR 97201 S ST INDUSTRIAL L P DOVENBERG JAMES M FIRST INDUSTRIAL LP 3 SW MACADAM AVE#101 21315 SW LEBEAU 4730 SW MACADAM AVE#101 &TLAND OR 97201 SHERWOOD OR 97140 PORTLAND OR 97201 LLIGAN PROPERTIES LLC DOVENBERG JIM NATURES FRESH NORTHWEST INC 25 NW LAPINE 15895 SW 72ND AVE#200 3008 SE DIVISION ST tTLAND OR 97229 PORTLAND OR 97224 PORTLAND OR 97202 ODY J MICHAEL&RONDA K MOODY MICHAEL&RONDA REINER RICHARD C ERS-MOODY 6002 JEAN RD 6119 CHURCHILL DOWNS DR 2 JEAN RD LAKE OSWEGO OR 97035 WEST LINN OR 97068 LE OSWEGO OR 97035 NER RICHARD REINER RICHARD WEITZER HARRY W TRUSTEE 9 CHURCHILL DOWNS DR 6119 CHURCHILL DOWNS DR 5875 LAKEVIEW BLVD ST LINN OR 97068 WEST LINN OR 97068 LAKE OSWEGO OR 97035 S 36- `_ 181 • AFFIDAVIT OF MAILING STATE OF OREGON ) ) SS County of Clackamas) I, t1Ar--.1‹ DA NE , being duly sworn, depose and say that on c{1 •1 , I caused to have mailed to each of the persons on the attached list a notice of a meeting to discuss a proposed development at "5 . OFS6AN �k1 .L V.J NeS r iCd 1 €' , a copy of which notice so mailed is attached hereto and made a part of hereof. • I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office with postage prepaid thereon. y" Sig _° P,K . Subscribed and sworn to, or affirmed before me this (D ' day of Apo i ./ c)- oo / r• OFNCIAL SEAL PETER J KIAA eY17/ NOTARY PUBLIC-OREGON COMMISSION HO.313776 Notary Public PAY COWASSION OMB t""31'2002 My commission expires:c.J N-e 21 O02 Pre-App. No.: PI+ Do " 00 1'7 1111 3o_ s .t85 %A[!ojifre rr • d[tGOM Name of Applicant Ar N 110MFn V 1-- Pre App # 'Moo- qo (7 Subject Property: Tax Lot (s) t4Oo Tax Map (s) C 1$8 C Address or General Location: S.� IQeNet2 Or `f .{ TrIeJ L JArl. AFFIDAVIT OF POSTING NOTICE I, VANE , do swear or affirm that I am (represent) the party intiating interest in a proposed affecting the land located at taaNgta t7r L,t . and that pursuant to LOC 49.36.705, SA.r, Low a 941:0P..es veligwv did on the 6 f day of AIf ..1 . ,.1440000 personally posted the notice indicating that the site may be proposed for a 101-1 'eizr cev*r,J , application. The sign was posted at: • 40et4S2 G Jai L AI 4 s. w , LA0-162 ettrwEs goyrO (state location on property) P�A ► Dated THIS l b-, at, day of 1L Signature p K Subscribed and sworn to, or affirmed, before me this Id4tday of Aril _=oD STATE OF OREGON r� COUNTY OF �K , !2 ;44,C, 045hIH,lohNotary Public for the State of Oregon •(J ram~ Off►cvL SEAL PETER J K!M Mite - -1 , °°s- - ) NOTARY PUBUC-OREGON COMMISSION NO.313776 • My Commission Expires MY CMPIARISION EXPtRE5 Jun 21,2002 P:lfonns,postafid3 Revised 10/14/98 3 O—( 186 • • • Wote.. +^ , lot?f� °V-) -.A` - (u c c p,J G-�4i� o w r1YL 1 V' Z 249 277 932 6-f-a P f 3\ 1/ CO0°-1 w %4 off- O 3 s RETURN C AT f'a-tAl hnnrY + �;Q� I Mrl '; t WalkFr Center • ��,.`> �d� .:� J i�� L 41-.i917 four FAX H 641•-4'44 RI tIo1 ary $10.00 al i.00 Stamps $15.20 L0 7.60 115►'S r1?t^r '0.40 USF'; Meter $5.00 10TAL $30.60 CASH 440.00 � 'I raw �� ;,r ,•:. 1,, 04/10/00 16:46 164007 Thank You fnr vour HusirFlss! F-+ 00 • i STAFF REPORT CITY OF LAKE OSWEGO PLANNING DIVISION APPLICANT: FILE NO: Wild Oats Market, Inc. LU 00-0042 PROPERTY OWNER: STAFF: Wild Oats Market,Inc. Hamid Pishvaie LEGAL DESCRIPTION: DATE OF REPORT: Tax Lot 2400 May 25, 2000 Tax Map 21E 1 BD NEIGHBORHOOD ASSOCIATION: LOCATION: Lake Grove 17711 Jean Way ZONING DESIGNATION: COMP. PLAN DESCRIPTION: • GC GC I. APPLICANT'S REOUEST The applicant is requesting approval of a minor partition to divide an approximately 4.4 acre lot into two parcels, with Parcel I at 1.91 acres and Parcel II at 2.49 acres, as illustrated on Exhibit 3. As Exhibit 1 illustrates,the existing Jean Way right of way bisects the site approximately in the center; thereby, practically dividing the property into two parcels. II. APPLICABLE REGULATIONS A. City of Lake Osweeo Zonine Code(LOC Chapter 48): LOC 48.02.015 Definitions (generally) LOC 48.02.020 Compliance LOC 48.02.075 Relationship to Other Laws; Prior Approvals LOC 48.02.100 Record of Proceedings; Interpretation of Approvals LOC 48.10.300-48.10.315 GC (General Commercial District)Zone Description B. City of Lake Osweeo Development Code (LOC Chanter 49): EXHIBIT 31 411/ LU 00-0043 LOC 49.16.015 Definitions(generally) /9 rPs LOC 49.16.020 Application of Code LU 00-0042 Page 1 of 8 189 LOC 49.16.025 Authority of Planning Director LOC 49.16.035 Development Permit Required LOC 49.16.060 Planning Director Interpretation LOC 49.20.110 Minor Development LOC 49.22.200 Burden of Proof • LOC 49.22.205 Development Standards LOC 49.22.215 Review Criteria for Minor Developments LOC 49.22.225 Conditions of Approval LOC 49.30.500-49.30.510 Application Requirements LOC 49.36.700- 49.36.720 Application Procedures LOC 49.56.1300-49.56.1310 Effects of Approval/Denial of Development Permit LOC 49.58.1400-49.58.1430 Compliance with Approved Permit C. City of Lake Oswego Development Standards: LOODS 5.005-5.040 Street Lights LODS 7.005-7.040 Off-Street Parking,Loading and Bicycle Access LODS 12.005-12.040 Drainage for Minor Development LODS 14.005-14.040 Utilities LODS 16.005-16.040 Hillside Protection LODS 19.005-19.040 On-Site Circulation —Driveways and Fire Access Roads D. City of Lake Oswego Systems Development Charees(LOC Chanter 39): LOC 39.06 Collection E. City of Lake Oswego Tree Cutting Ordinance (LOC Chapter 55): LOC 55.02.020 Definitions • LOC 55.02.035 Tree Removal in Conjunction with Major or Minor Development Permit LOC 55.02.080 Criteria for Issuance of Permits F. Prior Approval: PA 1-92/ZC 1-92(a-b)NAR 1-92 DR 15-95/SD 19-95 DR 15-95/SD 19-95(Mod. 3-97) III. FINDINGS A. Backaround/Existing Conditions: 1. On April 6, 1993, the City Council approved a series of amendments to the Comprehensive Plan text and map and Zoning Code text and map in order to change Industrial Park(IP)designation on the site to General Commercial (GC), [PA 1-92/ZC 1- 92(a-b)NAR 1-92J. These approvals also allowed a limited, right turn-in only access from Boones Ferry Road to the westerly half of the site(proposed Parcel II). 2. On June 3, 1996, the Development Review Commission approved a 30,971 net square • foot retail/office building for Nature's Fresh Northwest on proposed Parcel 2, [DR 15- 95/SD 19-95]. LU 00-0042 Page 2 of 8 1 0 Also included in that decision was a two-parcel minor land partition request, as illustrated on Exhibit 3. Prior to the expiration of the one-year deadline for filing of the final partition plat,the applicant requested an automatic one year extension, as allowed by LOC 49.58.1405(1)and Condition A(1)of DR 15-95/SD 19-95. This extension enabled the • applicant to delay the filing until June 2, 1998. The final plat was never submitted; therefore,the approval of SD 19-95 is void. 3. On June 30, 1997, the Development Review Commission approved several modifications to DR 15-95/SD 19-95, as follows: i. An increase in the approved building size from 30,971 net square feet to 40,986 net square feet,and ii. Major revisions to the approved building design and elevations. 4. Boones Ferry Road(an arterial)abuts the site on the north. The Nature's Fresh Northwest grocery store is located on Parcel II on the west side of Jean Way, Exhibit 5. Parcel I is currently vacant. However,there is a pending Development Review permit application for an approximately 23,000 square foot commercial center on that parcel, [LU 00-0043]. 5. Properties surrounding the subject property are zoned GC to the north, south and west, and IP to the east. The existing uses in the area include light manufacturing to the east, retail to the west,vacant site to the south and new retail and office development under construction to the north. 6. As illustrated on Exhibit 4, there are few mature Douglas fir trees at the northwest corner of Parcel I. B. Compliance with Criteria for Approval: Per LOC 49.22.200,the applicant for a development permit shall bear the burden of proof that the application complies with all applicable review criteria or can be made to comply with applicable criteria by imposition of conditions of approval. The applicant has submitted the information required by LOC 49.30.500-49.30.510 and LOC 49.36.700 - 49.36.710. These documents are listed as exhibits that accompany this report. LOC 49.20.110-Minor Development The subject proposal is appropriately being processed as minor development. The applicant has submitted a complete application as illustrated in the exhibit section of this report. The applicant held a neighborhood meeting as required by LOC 49.36.705. Exhibit 10 is the affidavit of notice that was mailed to the property owners and residents within 300' of the site and Rosewood Action Group(the county planning organization-CPO). According to the applicant's narrative(Exhibit 9)no one attended the neighborhood meeting. The City has also mailed public notices to the CPO and the property owners within 300 feet of the subject property's boundaries. No comments were received from the neighborhood association or citizens. • Per LOC 49.22.215, for any minor development application to be approved, it shall first be established that the proposal complies with: LU 00-0042 Page 3of8191 1. The requirements of the zone in which it is located; GC Zone Descrintion (LOC 48.10.300-48.10.3151 There are no minimum lot size or lot dimensional requirements in the GC zone. • • Developments are regulated by floor area ratio(FAR), lot coverage and building height standards [LOC 48. 10.310]. Since no development is proposed as a part of this application,no further analysis of these standards is necessary. LOC 48.10.315(12)prescribes specific setbacks, building placement, landscaping and building design standards for the development of the site. These regulation do not apply to the current application. However,as explained earlier in this report, staff is currently reviewing a development review application for Parcel I [LU 00-0043]. All relevant standards of LOC 10.315(12)will be addressed as part of that project. Staff notes that the proposed site plan for this application(Exhibit 7)only shows the easterly half of the site, across from Jean Way. In order to illustrate the full scope of this application, staff has attached Exhibit 3,which shows Tax Lot 2400 in its entirety, including the Nature's site (Parcel II) and the vacant east side (Parcel I). Exhibit 3 is the same site plan that was used in the earlier minor partition application in 1995, [DR 125-95/SD 19-95]. 2. The Development Standards applicable to minor developments; There are no streams, wetlands, weak foundation soils or floodplains on the subject property; therefore. The following discussion analyzes the applicable development standards. Street Lights- [5.005 - 5.020] • This standard is applicable to all development that includes public and private streets. There are existing streetlights(contemporary shoebox style fixtures) on both sides of Jean Way. No additional lights are necessary. This standard is met. Off-Street Parking, Loading and Bicycle Access- [7.005-7.0401 This standard prescribes specific parking requirements based on the type of land use proposed in the development. The existing Nature's Fresh Northwest store on Parcel II provides adequate parking, as demonstrated on Exhibit 5. Since no specific use is being proposed on proposed Parcel I as a part of this application, this standard does not apply at this time. Drainage Standard for Minor Development- [12.005- 12.040] This Standard requires that new development shall not adversely affect adjacent properties. There is a 12" storm line in Jean Way, connecting to an 18" line in Boones Ferry Road. The drainage requirements for Parcel II had already been addressed as a part of Nature's development review process. As for Parcel I, since no specific development plan is proposed as a part of this application,no additional review is necessary at this time. [Note: As a part of pending application on Parcel I, the applicant is actually required to address the drainage standards applicable to major developments]. • LU 00-0042 Page 4 of 8 1 9 2 Utilities - [14.005- 14.035] Staff finds that adequate public utilities are available to serve the site, as follows: • Sanitary Sewer: There is a 10" sanitary sewer line in Boones Ferry Road. Water System and Hydrants: There is an eight-inch water line in Jean Way and in Boones Ferry Road. Hydrants are located on the west side of Jean Way. Frontage Street: Boones Ferry Road is fully improved major arterial. Jean Way is a fully improved major collector. Development of Parcel I would potentially require minor widening of the northbound right turn lane on Jean Way in order to maintain an acceptable level of service at the intersection of Boones Ferry Road. This issue would be addressed as part of pending LU 00-0043. The widening will involve the relocation of the existing curb, sidewalk, and catchbasins. The dedication of a sliver of additional right of way may also be necessary as a part of LU 00-0043. Other Utilities: It is the applicant's responsibility to provide the necessary utilities to the building lots. All new utility services will be installed underground. Hillside Protection — [16.005— 16.040] This standard applies to all development that includes hillsides or areas with erosion potential. The subject site is not identified as having either of the above characteristics. Therefore,this standard is not applicable. Access - [18.005- 18.040] • This standard requires that every lot abut a public street for a width of at least 25 feet and access to the development be designed relative to the existing and projected traffic volume and the classification of the public street from which the access is taken. As illustrated on Exhibit 6, both parcels meet the requirements of this standard. On-Site Circulation - Driveways and Fire Access Road - [19.005- 19.040J This standard requires that driveways serving commercial development not exceed 15% grade. As illustrated on Exhibit 3,the site is relatively flat, which will enable compliance with this standard. This issue will also be addressed as a part of LU 00-0043. 3. Any additional statutory,or Lake Oswego Code provisions which may be applicable to the specific minor development application; City of Lake Oswego System Development Charges FLOC Chanter 391 This Code requires payment of systems development charges(SDCs) for use of the City's existing infrastructure. These include water, sanitary sewer, parks, storm drainage, and transportation. Payment of these charges will be required as a condition of any building permit requested subsequent to this action. • LU 00-0042 Page 5 of 8 193 City of Lake Oswego Development Code(Chapter 491: The proposed minor partition is considered a minor development per LOC 49.20.110(2)(f). The applicant has substantial information and a complete application as illustrated in the • exhibit section of this report. The applicant has also complied with all neighborhood notification and meeting requirements,Exhibit 10. The City has provided adequate public notice and an opportunity to comment on this application as required by LOC 49.44.920. No comments have been received as of the writing of this report. The final plan for the proposed minor partition should be submitted to staff for review and approval within one year of the date of approval of this application, LOC 49.58.1405. Upon written application,prior to expiration of the one-year period, the City Manager could grant a one-year time extension. Additional extensions may be requested in writing and must be submitted to the Development Review Commission for review of the project for compliance with current law, development standards and compatibility with development that may have occurred in the surrounding area. The extension may be granted or denied and if granted, may be conditioned to require modification to bring the project into compliance with then current law and compatibility with surrounding development. City of Lake Oswego Tree Ordinance [LOC Chanter 551 This ordinance is intended to preserve trees. Only those trees which must be removed in order to site proposed improvements will be granted tree cutting permits [LOC 55.02.035]. Any tree over five inches in diameter measured 4-1/2 feet above grade requires a tree removal permit. Based upon the definition of tree [LOC 57.02.020], any vegetation less than five inches in diameter does not need a removal permit. The site plan for Parcel I(Exhibit 4)illustrates the location of a small Douglas fir grove at • the northwest corner of that parcel. Tree removal is regulated to preserve the wooded character of the City and to protect trees as a natural resource [LOC 55.02.010]. No trees are proposed for removal as a part of this application. In addition,the pending project on Parcel 1 is also designed to retain all existing trees, as illustrated on Exhibit 6. All existing trees on the Nature's site(Parcel II) are to be retained, as well. 4. Any conditions of approval imposed as part of an approved ODPS or prior development permit affecting the subject property. There are no conditions of approval imposed as a part of prior approvals that affect the subject property. All conditions of approval imposed as part of DR 15-95/SD 19-95 and DR 15-95/SD 19-95(Mod. 3-97)should continue to apply to the site. IV. CONCLUSION Based upon the materials submitted by the applicant and findings presented in this report,staff concludes that LU 00-0042 can be made to comply with all applicable criteria by the application of certain conditions. • LU 00-0042 Page 6 of 8 194 V. ACTION TAKEN Staff approves LU 00-0042, subject to the following conditions: • • A. Prior to Annroval of the Final Partition Plat. the Annlicant/Owner Shall: 1. Submit a final plat[dimensioned as depicted in Exhibits 3, and 8 and referencing this land use application -- City of Lake Oswego Department of Planning and Development, File No.LU 00-0042] to City staff for review and signature of approval within one year of the date of this decision. Upon written application, prior to expiration of the one-year period,the City Manager shall, in writing, grant a one-year extension. Additional extensions may be requested in writing and must be submitted to the City Manager for review of the project for conformance with current law, development standards and compatibility with development that may have occurred in the surrounding area. The extension may be granted or denied and if granted, may be conditioned to require modification to bring the project into compliance with then current law and compatibility with surrounding development. 2. Register the final plat with the Clackamas County Surveyor's office and record the plat with Clackamas County Clerk's office, within 30 days of receiving the signature of authorization by the City. B. Prior to the Issuance of any Building Permits on Either Parcel. the Anolicant/Owner Shall: • l. Submit evidence of compliance with Conditions A(1)and(2), above, for the review and approval of staff. Prepared by: , .�_ 12I00 -PISHVAIE Date Development Review Manager Approved by: f spy 061 TOM COFFE �' Date Assistant City Manager • LU 00-0042 Page 7 of 8 195 Reviewed by: ZS- Oo • Evan Boone Date Deputy City Attorney EXHIBITS 1. Tax Map 2. Vicinity map 3. Preliminary Site Plan 4. Tree Survey for Parcel 1 5. Approved Site Plan for Nature's Fresh Northwest on Parcel II 6. Proposed Site Plan for pending Commercial project on Parcel 1 (LU 00-0043) 7. Stamped Survey Map for Parcel 1 8. Legal Descriptions for parcels I and II 9. Applicant's Narrative, dated 21, 2000 10. Neighborhood Meeting Documents Date of Application Submittal: April 23. 2000 Date Application determined to be complete: May 10. 2000 State Mandated 120-Day Rule: September 7. 2000 • l:lhamid jlreports\LU00-0042R • LU 00-0042 Page 8 of 8 19 6 i i ,e ate_ ....5*....; . 4% . 1-S' /0' //151P .1%41...1%. "4. : �. :' :- i / ,� ♦♦ , }] VIA a� f` • s % I k14 Uzi; 1 (06(.30/:: . ,sp/q itt??..'•• it, :14 ei :.-711 /i ir- 1 [ S14> ?, Wt �..'` ,^M t -_ .erg c� . r''. - ' 20 h 3S1.7' - r . -- 6^-- • _ . k ;rks ,� c. • m `ic \ �iio +,, .a x /v .._.. n'.� f.f! _ aae 10' ././ / 00 X>. , /f-'' . •-•.-- _^ • r 4G" Ty�'r i_• f . etie' • a 6.t i, , I M6: a8=15 F ;" 5* - ' G I • .., ci o ti I L ., _ _. __ a 4 S a • i J Ol 2700 • - �° . : I. • . , _ ,. . „:1. -• .- • • • 2 . 0.10 Ill I II -f 2701 . . ' - . ". r E P ' u' - r 'Q . 3•. t._____A _re'''' " ...• • .....122.4 G if r. z e i . 4tEAttt.. • . 1... i 1 s si) ai _41,41 ..-.: i' : . EXHIBIT 1 ,.' 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I._ ..„1.- 1 _ _hL -1f1 _1_ r'• .. .z 1- °ML{I • • ' -. \ \ t' _-- 1 "sell : FIi. •! .+ ■' L-I r, oco• m •� 1 I , I oars I -, t 1 V 1_ l-- 1' �,' e.• 111) • E •- . •o° l I - t oo.o - _}'- --,- • �.I _ _ 1 / / \ . •oar I ^'{•••x . �.•o. 1■°•I 1 i '$' E �I r •- Ix• 1•" _ [A■L 1 . : ! /( ` y•• " „d \ .I•■m11 . •�; 11NLAr L AVENUE. - 44.i 1F I 1: I aryrq.J- :�° .. _ _41'_ +d 1. `r� -. 72 % CD• DJ < 1•a■t 3s. + q • y .r 1 m z (/� - SC ALIY� WAY' _ ,•l►1 . 1 N ..L::i-L.:i c y_ _ _ I } /•--1 !e . ,- t -t _. ..•..I- I. .,- _ : ttl.1'.�. f p.J Li:: .;weft m \ °u. .yyg¢1gr \ .•L P \ I v c s • a U 3 t I • . u . m Ta 472 C+ -. iW . __ _..t_..,-.__._ .—_. v 5 , j z< 2.4..r. V V•.J' ! dC ' :'aZ' . ;;J:": • e • : ' • • 4T ' Y7 i; �.' t;. :'' . • i _ m:..a �� ---_•.:. 0 : • • • 4hrsi, 1 . . . .-... ...... .., / Nit 1 .tc, PIA n ..:' .• .. • • •.• • • .. • EXHIBIT 3 LU 00-0042 199 P . r- .... L • I ,m,8 `l ••• � it /c't!.it: ,I t '1 0:•.- 1.- Is 4 c__.:_._ . V"- 0 ` f rf- ; " f � � ii � i i �_t _ «, RI 1f1il ,; ll + : lll 1 riP`I. \ _ iia 5 ji \ � ; ; � a IiiiL LLE [ H ' I I '! 1 "'01441 \ ( lift s :r il ; ., i 1 eJp0.t.,;Yi \ :ras • ?'Ll..:'7,,TP. ...\ \.-ii.f.—Ifii — r ,. ,71.4E �tlS: ^!��" y M . I y ', S' M:" f`y,f,t'J 1 4 �y. T '.'f. \ \ fe1 rljti ` F f 'n EXHIBIT 4 v�` .�. A1. ,'� rI r LU 00-0042 'f - f , = ., IC,- TO cbOl tiraj C1 912L WbP cMt; ltgarl S1,0 Gip! Z lC:h, oo.„, .•., v ''a , �� '9 16:44 PAGE.001 2 I) 0 ... .. ...... . .. ... ....................-- • . . . ............................. .. . . 0 • . • 1 i ! I h......... m. 1 1 1 II 1 - 5 : : (...5 ................:;,.... • '.• ''... - Z LI_ ii i • \----0.'"N'-,---, .. . .. .... 1,.... N.•"--,....... \ \ tnv''' I ' '.. • I Fo I. 1.1...._! I Na <-•,-, . 1I • . 1 1 1 .. 1 ' . \...... ........ 6...-, L4.-, i 1----1 FF=164.00 1 k_,,,,/ No... I I 1 • PROPOSED • .. ., -vx,„ IL gitillest! \ (N NATURES MIMI :. ‘..1 NOR1111WEST ' BUILDING NATURE'S STORE )10\: '''. , . AN .i <CS...,<S, Loamw la Non 14.1 ...„,..,..... • I • r-x-•., 1 •... ---------.-. , . .. .......— • i • • . I 1 I It Cs ..-;;"*.ar.:47...... a.,If 1...•E.. i • . ...._._..._...... I _ I • Oj c° • \• ...... l_f_.... .......A.•••••• ,...vay......... ; s = ; I 1 st I O __......11. & ammo. I I I II I I I 1 ,11-.4•1.1 1 ),),„ „ ,-..-,,,„ , ,-,-,,,,..,_.i,,.-, „,-,,. , ks, i 1+11 , _ ,, re••v.me..11.11.-111/1 1.......3.....1•10.1 Moms 50.11.•••1•91- . fat SellW111100 0 MY la 0) • 99•.r I...1 Liss__ •rj r ___.'.....1.411 :, .. V.111.1•X ......L \ ...) '... ----"0--" k ___. • 11"....._ekwa: - F •_.1 ... • • it .ur ..—_!. - It. ,--.I ..-29_fa ft' • 70 1.1L., _,tt- &V . ' _. 1 „ •1. (43. il :f, . li'i r° 41 II • ' • I. 4 1 i ....• • • 1. • • •I 4 WI•I•1 411 I•I• 011?• • .0 • • • •:i;:a..e• • • .1 . . . . . Zl 1.- I ' i I 1!f _. • . Id ! • iteh 1 • :-.5- .. :.,:••• •. I. lilive..-...4. I gg 11. 11 " 0 4 wag 0 ....It r.:X:..!., . IS"l 'IL—tr--. N. ... IStktrr . . . . ...-0...1 •1•1•11.31.11• .f• T.,. • • ' • ° '1'1'1'1'1.I.I. !,.:- : :.. 1-1-1•Ni•I•1•1•1 I-1-1- • `1 j... .. e. ...--.-----•---• 0 Tr=2= ••••• :'..1..,',..,-BEF:::-......":a E ) •-......_.] 0 .. • .. ... ...____... ..;:::''. % . •••••••• • •. .... -..,-•......... . . . — ...•• ... . ...- 11111•61011111NSINNIENL tli--- ID) JEAN WAY —-..------ _ _— - .• -•-• •••• •• •• • ..... - ., . ... .... ... _ __-- .. . 1.-- ! _____.. SITE PLAN • KEYNOTES SITE DATA r" 44) SITE PLAN , .0000•••cma MID Mal....f OK sa.A.k.a.. ft tomM.DOM a vv..... & vv.....v. . . ..........n- .(7.1 M ...v. • 001.0.1,A.A..0.M aw••••apc•IMS• N.....4.0 .......0...• =.0 Manyamm.+MA. a. MK.,...Amara nee 1:41,...U../ ••••••• • 0^. - >< 4. Menao MACTIS . .100......1 7. •••••••••440.dan•MC.OM••••••WOOL .. .. 0- S. l'.."0 •• •• l 4.0.arra MWDMV An.a.Ma MTN.wiariala M MI men MM.a. 10 r-NS C) M • ...MAI,mi. 04m........... 1.•••m n 10•Mas.2 00_0•1 Q '--. 1 ..........••MY.me.A. . ,_„..... 1 /33 r ..0.mns•00.4-ACV p.m...vw-c : MM..Me AM.K. ....•••.........m m Am a.,n /NM / C3 10 •11010na ImeAR et..Pam mumme .-I .........An.. •,...1 n 0 LEGEND : CAM am.. SD I 1 .4,. Cril mama.vow(vx K..11..•I .. ........,...,.........,.., n •••••••••••••••0.1.1. ....... ...... la ........'"....•I•I. ..ma, O M.•KM.0., .c........... 0.2 r:ati....• .0 r• M (-- 297097 I ....---.....--- 1.....1. PROGRI:SS SET-1 MAY 1997 ��pp Cr KEYNOTEB . T EXIe1It.NYSE GROIIPwe TO Ell KEPI Still NATtRA1 IC.ERSTORT 1 M.ENISPO WIN NATURAL TOMNG RNllbu!TO /�� T WRITER EN,rYEEJEA AT / WRITER AfSIGAE JEAN WAY. I'tAleR aI SIGN( Cl t S.WATER 0.1.LItY(TEE CIVLL I (� ) ,.00,111ECITAt l E.E,EtN_ANKK vWWT' }I J.ePD Z. \ COLII1E11u Ill LCW 5%IT-FACE l ,,, �1\j - 1 IsAN ...APINGOMXAN WAIrTWO `_y �sr,: f //"� �- V Slf�.NMYfG pA9AEI y� (t�Q� ! 1 �FLAPPERS AOOY•E(M E.tiN [!7 U• T�. , `�� s.fIGMi IFRC 1 b1Elrl lePE ski 'O /// LAHDECAPE RAN) .� _ 0 a Sc.OP I'1C O G.PAvIJ1 IEEE All ER y 1`'V11� t ECONED CQC.PI.YOIG PATTERN i POR PECTEMRI W CONFICTION 1 ,v ENTRY EIRFACE DETAIL e SHIRT CNAOPT AND (n -- -- PEDEATRIAN PAVING SURFACI rNs aj E Ip /_ i �'---- ----- w+N arse er:�oF c• �oL.ra.DG.q GOa \ /I .0 cr.e some. a \ / i P�JILQIN.i'I x pENIE nrlrwa Ai ecNru In �� I - / \ NURIN 1n DIe Io PtDd+l nwE. A , / \ i ,-,, CEILING 6LAEE. / \ l b.NtAbl NoLACK CY OOUCI.E Y1 CLONE FECHIEtt ftlLACK UP L'•i ifL' I:ui ,,, r S SLATS- SPLIT F IE INTLm1UALL r1w'1 FACE TUlURT ICO .y��^� 1 ri_�1 alJ :is WTII BENCE ACCENT DNO APO '�-� _ ■ I \'J CAP TO ILTCN ELDGJ i i O, y {.t 1 II ..1' I GATES OOLLARCTS AT EACH EIDE O► I. N I.LANDEfNE FEATURE ?TEE LIT 'y; --' -� --� k-/� LANDEH 5111.FEATURE MO n/ _ 1 N.ECRECN 0141.1.-a PT.IIIGN MAX V_ I Y ERR PACE 1'IAECi1RT WITH III Ili --�-�) -- C -� I \- - PILASTERS NE')ERICK ACCENT dI I- lmrflAPTOtTATO1NIIILDCCL. Q Z� 11 -_ �_ __. CR AXED 1 NOSGAPE RANTERS = IIJ ll _--- - - O. , P 1" k , ON ANIS WIN floor URWE AND U�I' 1 r \ { EENKI1.0511r51 AT T ,N O CP I- I ■ -' ----_ 51� --'- `- PEDESTRIAN --o __ L is OBE Tu4nl aIW,AIS`TMC T. ""1 .PI 11E44 411111 -- _ 1 ■ ••_•.•. ,1 I AYNAL I PSCORED A MG AND ADA lid - I r I ' y; , TRA1TSIrIf.T1 10 eRLOS s III I--_-..� �- • •� I 1� "} - .- EDGE.�AOKARI ISLACOE GH ' Q SEW 6OF.CE WN EJEAT. I �� IA RA SED ROOF ELETENT Wr1 L iu ,F.+ Q D.CLOCK IULIR-14 FT.LN.L MAX Q ` Ie.IIOOP TOP IIVAC Who-6E1 ›-0 ETAGE.Her,PARAPET ElSIE NO Q 1..-.. O_ 1 l n ij411 -.I 1BENEtlJ 1UIECU ROOP ELCPINIeu 11 (%I -a1TO ECREEN FRpI GRJIDE•LENIL 5- Sim'TI'I / TSCREE ILO I,e I,IIo!ccwTwa,r coYeweD 11) Q 12 'i . ; r A aw I2Inr. (� it,J L. 0 iii-_1� 1•�1- I Ti - 1:• rglrh7,r._,q 1 �' I x t = -I Ti / \ 116P_1ri ! —- �J - Grtl I DB Moss 00 ACO - lY 1 _~f,OI,00 PRELIMINARY BITE PLANle • ///'1(V ��s1NTE 0^O TS' SR E�R T-7'� r•L.1� \\��IIL4 r 43 m x o = o W o 0 rn I.„) • N ID_ • SE 1 0 0 12-03-99__ EM 12-03-99 • • �pP� J� LEGfNO 4J2a3;99 ulo(NII +I 4. �` • OENUI(s UOIINIMNr wuNUYLNI l• 011011S SIUNL.MAIN.NMNRI MEM I I OFT '.)9 3 Mown `�� ,j1�A'�.+ DENOTES SUMO(NRINUWY Iwl • OMITS iR1JF1C SIGMA CONINII AMER I DR9 12-10-99 f �.1 r ■ NNUIES RAF/IC SI.WE POLE Chocked • ilc ze -' 1RN01E3 UININ 0NUP[NI0 1Nr1. `,Op_(-1J [EMOTES&IMAM[SCIRACN I wf 0 0 *OMITS rORCR Pat R1111 I1Gn w WHIMS•ATIN YNYI (Q t� - MOTES Rr�11 IX WAY Iwl _ 1 •f��.lV�`r- / P,' '/ - - -- - 0LN0105 1AS10IN1 LAIC Q ULNOILS TIN(NIUI4N1 S1I a y /�� N'� CASE aNOILs JUIILNLNI Nuwn(x IN 0I cwcun caA11 U1 y DENOTES PEW sIN10 IW'( Q( \ IIIE STATE Or (1REGON IIw IIII N:01I0IY Of CLACNASIAS W >D 0 W '0'RRWNIN!SLOP( m aI/0/ES SAMTA•Y STORM MNN1041. CAYMENI IP 0(1 01E5 IOW 04 PA0(41 NI _---�1 \�. us(•01-6-105 • UINOIES WATER 11E7ER SCALE 1•-ID' / • 0.6 10•!RAMC SILK ^ OtNol[s SICK EASEMENT CASE:0I-6-105 EX I \ ; 15•INI.II..G ANTI PA 110.0 I K ONBAC LILAC 1'[x ON luwl'rNG coo[ NOTES Li N ry 1 101 AMA 5 /ONL .NC - N AIN.SO,11, 1II HMIS NIw1 ON LI.1S IWNONR:AND PANNING SET WENS: W Al �� 15'FNMA 7[AN RONIIA 7 NO OM IA G5 UN SIII h Z 0 75.NNOu MOWS NINNY ROAD W Q n 01 PAINING IN SOL0*1 Y-.0 ]`I',\is 6 NO 511E AOLWI35 CT C-.0 NO ACCISS IO IORR CCO5 WON NOV Q J IN P CITY OF LEVI OS•CCO•S h]NN1L COD[ • W 0 W I.U L! WY--I ol.7 I EXCEPI IONS Mm z g; '''I1 0 PIN Iw51 ANf1GNN 1111i.rNSWANCI COMPANY OL ONELOWS•PRCL0w11R1 IOUNEI'lwl-, 'a( 0 ONO1N NO A7501I,0A1ED AS(f1ELINE 11-73-M_ L z IN v' j C-'� C I ; NO. OLiuuIrIIOI 00cI•Itnl u•L11LNt5 1- 'A0 r .A i r 9 MO IAAl5 • -- —- - NotMh%JN A. NL HI N.IS IA Swot, 8 W Y ;g= 7 CITY IIf NS,II NUI N'1`IIU.INf 10 TINS ulA SIINvfY 0 2 O i} I .1 SLOPI(ASLMIMI CASE NO 0--6-105 S SINr1117 Li J I r_, p W OI �� 1M11Y SIGN MU NI NI CASE NO.0A-6-105 AS 5+11.N M'�N VA 1 gilq7 S 11NR(COIIO10 LEA5E3 NOT MRIGRI[ f0 lOIS NIA SLMVCY V Q Cj l '� a.) MAINS! Pp55f351UN - - - POSSIRIE LNCNpKIWfNIS SIN1Mr - R No 157} PI Y j IZ - el SIANIONI IIfNS --- WI N'Ii XiVN I.10 NNS YlA SGWVTI (� . 41 ` (--• WE. L-_)s►NIENINI 1- 0 0 u N I L ENO Z4 I • - Cs Q a~ y 1 y O n m in I CERTIFICATION O M�W ! w I 10 YMO WIS 1WNE15,IN:,A OCLAwMC CONI.OWIION,[AGO.INN NESOMICL CU.DC MO r1R31 ANLNICAN IIIIE �s ~ J V .1IRAN:f COMPANY Of UIILI:ON /- O W Q I L MIS 15 10 Cl R1117 11W1 TINS mop WI ALAI AMU 11K MONEY ON WHICH 0 IS BASED KW WPC w ACCORONICE.1111 ^�-i.fi7 F.�i 1AI1111M 51AN11M0 0E1NL MOUVIIwf0IS 10R N-IA/AC91 LAJN0 11Rt SUIMYS,JOINTLY(S1ALR151LLD AND A110P110 p_( 01 AMA.WAN N10 MPS IN 1999,ANO INCLUDES NO ITEMS 01 TABLE A HERO( PUNL1N11 TO MI ACCUDAC. W 0- r J SIAN5MUS IS N10111111 III ALIA,NSIS,AND ACSY A11O INEFFECT ON THE DAIL Of MIS C(RI1f1LY1q*.UNDWISICNCU U I- �I f1HIN1Ex[CRIMES Mal THE POSIIIONN UIKERINNIES RESOLING FROM!It R1N SI3 MCASUNEMINIS MAIN or.TINE I..-. Q Z 1.1 Q 55` OI SUNrI♦DO N01(ICItO 11TE N114 NA LUN(POSI1101 TOLERANCE u •j I e0 Owr•l�li I.��- I_- w -- � Fi - "-'-- ' PCIOPlIIIIIONAL O /y-1DD-ft n LANO ISUFIVlVOri e I I I •.11IIL 11 11•PLO 73123 S+� I 9 r-' 19lANM N,Al I e (74. >< I I _1 DANEL Q0 AUER J INrorpornl re ...- CD = I I NIIInI.�c�•w n w i7•E6!I I1P..6 rIRR Ra S Lim 011I014 Or.ENo rDMZI CO I ?boom � w1f15 4s 3 O -- _ - ►ILO l! I35-5116 0 -F- V -- - 09989-002-002 E (.,—) - JEAN ROAD PIOj.CI NO. A PLIIRIC owe -- - -_--. _ --- 5989AIEl _L Tie No f\' 2OF2 O Z.COSOreI No . 'PARCEL l: - • A parcel of land situated In the Southeast one-quarter of the Northwest one-quarter of Section 18, Township • 2 South, Rance 1 East, of the Willamette Meridian, in the City of Lake Oswego, County of Clackamas and State of Oregon, being a portion of Tracts 20 and 30, ROSEWOOD, a subdivision plat of record (Book 4, page 19; Plat Records Pace 102) Clackamas County Records, being more particularly described as follows: Commencing at a 1-1/4 inch iron diameter Iron pipe at the Southeast corner of Tract 30. ROSEWOOD, said iron pipe being on the North riaht of way line of Jean Road (County Road No. 114, 30.00 feet from center line); thence along the Easterly line of said Tract 30, North 01"i8'46" East 217.83 feet to a 6/5 Inch iron rod at the Northeast corner of that property described in Deed to Chas. L. Torrence, Deed Book 444, page 721, Clackamas County Records and the true point of beginning; thence from said point of beginning the boundary of the parcel to be described runs along the North line of said Terrence Parcel North 87°31'17" West 198.60 feet to the East right of way line of the relocated Jean Road as described in Clackamas County Circuit Court Judgment 84-6-105 and shown by Oregon Department of Transportation Map 9B-19-14 (April 1992 Revision) (30.00 feet from center line), from which a 1 inch diameter iron pipe bears North 87°31'17" West. 1.17 feet; thence along the Easterly right of way line of said relocated Joan Road the following four (4) courses; North 01°44'O5" East 278.80 feet to a point opposite Engineer's Station "J" P.T. 2+01.13 (30.00 • feet from center line);thence 109.36 feet along the arc of a 180 feet radius curve to the left through a central angle of 34°48'37" (the lona chord bears North 15'40'14" West 107.69 feet) to a point opposite Engineer's Station "J" 1 10.00 (30.00 feet from center line);thence North 21'04'50"West 50.97 feet to a point opposite Engineer's Station "J" 0+65.00 (45.00 feet from center line); thence North 17°08'37" East, 41.88 feet to a point on the relocated Southeasterly right of way line of Lower Boones Ferry Road opposite Engineer's Station 106+.10.00 (42.00 feet from center line); thence along said Southeasterly right of way line North 50°27'OO" East 47.61 feet to the East line of Parcel I of that property described In Deed to Eric Hoffman, recorded February 3, 1982 as Fee No. 82-03331, Clackamas County Records; thence leaving said right of way line and running along the East line of said Parcel I, South 01°08'58" West, 103.63 feet to a one-half inch diameter iron pipe at the Southeast corner of said Parcel I, said point also being described as the Southwest corner of that tract of land described in Deed to Walter S. Bowen, Jr. and Margaret L. Bowen, husband and wife, by Deed In Book 417, page 175. Clackamas County Deed Records; thence along the South line of said Bowen tract, South 87°24'32" East 200.26 feet to a point on the East line of Tract 30, ROSEWOOD; thence along the East line of Tract 30, South 01°28'46' West, 195.17 feet to the Northwest corner of Lot 8, REPLAT OF A PORTION OF ROSEWOOD, a subdivision plat of record (Book 17, page 27) Clackamas County Records; thence continuing along the line common to Tract 30_and Lot 8, South 01°1 8'46" West, 201.12 feet to the true point of beginning. i PACE. A parcel of Iona situated in the Clty of Lake Oswego. in the Southeast one-quarter of the Northwest one-quarter of Section 18. Township 2 South. Range 1 East of the Willornette Meridian. in the County of Clackamas and State of Orecan, being a portion of Tracts 29 and 30. ROSEWOOD. a subdivision plot of record (Book 4. Page 19, Plat Recoras Pope 102) Clackamas County Records. being more particularly described as follows: Commencing at a 1 1/4 incn-diometer iron pipe at the Southeast corner of Tract 30. ROSEWOOD. acid iron pipe being on the North right-of-way line of Jean Rood (County Rood No. 114. a distance of 30 feet from center line); thence along acid North right-of-way line. North 87' 28' 22• West 250.21 feet to the West right-of-way line cf the relocated Jean Rood os described In Clackamas County Circuit Court Judgment 84-6-105 and shown by Oregon Department of Transportation map 98-19-14 (April 1992 revision) (30.00 feet from center line); thence along eaid West right-or-way line North 01' 44' 05- East 125.76 feet to the Northeast corner of that tract of land described in Deed to Helen Torrence by Deed Book 446, Pooe 429 Clockomos County Deed Records (from which on iron rod bears North 87' 25- 36- West. 0.52 feet; and the true point of beginning: thence from said true point of beginning the boundary of tbs.-pored'.to be described departs said West right-of-way line and runs along the Northerly line of said Torrence Tract the following three (3) courses: North 87' 25' 36- West 135.28 feet to c 5/8 inch diameter iron rod: thence North 01' 18' 46• East 33.95 feet to a 5/8 Inch diameter iron rod; thence North HT 30' 26• West. 135.89 feet to a 5/8 inch diometer iron rod on the East line of that tract of land described in deed to Bert J. Herndon. Sr.. by Deed in Bouk 421, Page 157, Clackamas County Deed Records; thence along said Herndon Tract North 01' 18' 46- East 149.42 feet to a 5/8 inch diameter iron rod at the Northeast corner thereof; thence North 87' 23' 31• West 62.02 feet to a 5/8 inch diameter Iron rod on the Southeasterly right-of-way line of County Rood No. 1499 (20.00 feat from center line); thence along said right-of-way line North 29' 57' 32- East 131.77 feet to a point on the relocated Southeasterly right-of-way line of Lower Boones Ferry Road opposite Engineer's Station P.O.C. 102+22.42 (42.00 test from center line): thence along said right-of-vat' line the following two (2) courses: thence 31.06 feet along the Arc of a 11501.16 foot rod;ue curve to the left through o central angle of 00' 09' 17- (the long chord bears North 50' 31' 39• Eost 31.06 feet) to a point opposite Engineer's Station P.T. 102+53.37 (42.00 feet from center line): thence North 50' 27' 00- East. 206.63 feet to o point opposite Engineer's Station 104+60.00 (42.00 feet from center line), said point being on the Southerly line of the relocated Jean Road; thence departing acid Lower Boones Ferry Rood and running along the Southerly and Westerly right-of-way line of said relocated Jean Road the follow four (4) courses: thence North 87" 55' 18• East 37.80 feet to o point opposite Engineer's Stetion • 04.65.00 (40.00 feet from center line); thence South 52' 04' 17- ...est. 42.59 feet to a point opposite Engineer's Station •J• 1+10.00 (30.00 feet from center line); thence 72.91 feet along the arc of a 120.00 foot radius a rvs to the right through a central angle of 34' 48' 37- (the long chard bears South 15' 40' 13•.ISEE NOTE •I c distance of 71.79 feet) to a point opposite Engineer's Station P.P.ISEE NOTE ••I 2+01.13 (30.00 feet from center line): thence South 01' 44' 05• West 363.84 feet to the true point of beginning. • NOT: SHOULD BE 'South 15' 40' 30• East- ". NOTE: SHOULD BE "Station "J" EXHIBIT 8 LU 00-0042 • 2 4 4 TAX LOT PARTITION APPLICATION • WILD OATS MARKETS, INC. 17711 Jean Way, Lake Oswego, OR April 21, 2000 Summary of Land Use Application and Response to Partition Requirements I. A. Wild Oats Markets, Inc. (the "Applicant"), the owner of the property located at 17711 Jean Way is requesting approval from the Development Review Commission of the City of Lake Oswego for a tax lot partition of that property (Tax Lot 2400). Tax Lot 2400 is divided into two parcels (Parcels I and II)physically separated by Jean Road. Applicant is requesting that the two parcels be separated into two tax lots. B. A retail grocery store doing business as Nature's Northwest (the "Store") is located on Parcel I. Parcel II is a vacant lot. Besides the Store, there are no other structures on either lot. The attached ALTA survey shows existing dimensioned right-of-ways, streets, setbacks, lot-line dimensions, lot area, easements, and utility lines, as required as part of this tax lot partition application. There are no proposed structures, setbacks, lot-line dimensions or lot, or proposed lot area and future utility lines and/or easements included with this application. C. A tree survey showing the location of trees on the lot is provided in the form of a hand drawing on a site plan. Applicant is not proposing a tree removal plan with this application. II. A public hearing was held on Wednesday,April 19, 2000, at 7:00 p.m. at the Store. The Rosewood Action Group and neighbors within 300 feet of Tax Lot 2400 were notified by mail of the meeting. No one attended the meeting. III. Applicant is in compliance with the following applicable standards: A. NEIGHBORHOOD CONTACT LOC 49.36.705 1. Affidavit of Mailing 2. Affidavit of Posting 3. Minutes of Neighborhood Meeting B. OTHER ORDINANCES • 1. Tree Cutting (Ch. 55) LOC 55.02.010 - 55.02-135 EXHIBIT 9 LU 00-0042 2 n 5 AFFIDAVIT OF MA IIJLNG + • COcoLogApo _. STA'1E OF OREGON ) HOL(c/ 77 ) SS County of Clackamas) I, lace/ 2 tPose TT`fa/ , being duly sworn, depose and say that on /kCtr''C/' 23, 2000 , I caused to have mailed to each of the persons on the attached list a notice of a meeting to discuss a proposed development at 177r/ - 'c cai /67acf, , a copy of which notice so mailed is attached hereto and ke G54CC3� made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office with postage prepaid thereon. 1.d‘/4 C-/2 Signature and sworn to, or affirmed before me this 7 day of A pr i Z090 -'off =• 1444.1 OTq'Q,L . ,c) o_: Notary P is i t`'- iO - My commission expires: MY�1 Expires 09l27�1003 1'��'F C OLaxs Pre-App. No.: 4./ .-C-5l EXHIBIT 10 LU 00-0042 2 '' 6 rOrfi m y ti 38r, � • Yr, m m� 1k WI LP -4110. cf.t • • OAT.S • COMMUNITY MARKET March 23,2000 VIA CERTIFIED MAIL,RETURN RECEIPT REQUESTED Christine Roth,Chair Rosewood Action Group 18951 Indian Springs Road Lake Oswego,OR 97035 Dear Ms.Roth: = . Wild Oats Markets,Inc.is the owner of the property at the following location: Southeast one-quarter of the Northwest one-quarter of Section 18,Township 2 North,Range 1 East,of the Willamette Meridian,in the City of Lake Oswego, County of Clackamas and State of Oregon,being a portion of Tracts 20 and 30,Rosewood,a subdivision plat of record,Clackamas County Records and _ 17711 Jean Way,Lake Oswego,Oregon. The property is the vacant land across the street from the Nature's Northwest store and the store property on Jean Way in Lake Oswego, which is also owned by Wild Oats Markets. We are proposing a tax lot partition at this location. The construction of Jean Way physically separated the vacant land from the Nature's store property; however,they are still assessed as one tax parcel. The partition would simply divide the vacant land and the Nature's store property into two tax parcels. You are invited to attend a meeting,with surrounding residents,to discuss the proposal in more detail,per requirements of LOC Chapter 49.36.705: Tuesday,April 19,2000 at Nature's Northwest 17711 Jean Way Lake Oswego,OR 97035 in Studio One at 7:00 p.m. �• If you have any specific questions,please call me at(303)440-5220 ext.326. SincereC412�ly � Melody Picke • Corporate Counsel \STOP/S LIGO•Litz OrwePo OR\Parw n of PmparyUtaewood CPO Our Wined Lew 3.21.CO.dao Wild Oats Markets, Inc. 3375 Mitchell Lane • Boulder, CO 80301-2244 Tel 303-440-5220, ext. 326 Fax 303-440-7316 mnickett@wildoats.com • 2n7 • • 0 2 u