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Approved Minutes - 2003-10-06 (02) City of Lake Oswego Development Review Commission Page 1 of 12 Minutes of October 6, 2003 City of Lake Oswego Development Review Commission Minutes October 6, 2003 I. CALL TO ORDER Vice Chair Sheila Ostly called the Development Review Commission meeting of October 6, 2003 to order at 7:00 p.m. in the Council Chambers of City Hall at 380 “A” Avenue, Lake Oswego, Oregon. II. ROLL CALL Commissioners present included Vice Chair Sheila Ostly, Nan Binkley, Julie Morales, Krytsyna Stadnik, Gary Fagelman and Andrew Hill. Chair Bill Tierney was excused. Staff present included Hamid Pishvaie, De velopment Review Manager; Elizabeth Jacob, Associate Planner; Evan Boone, Deputy City Attorney; and Janice Bader, Senior Secretary. III. APPROVAL OF MINUTES None. IV. APPROVAL OF FINDINGS, CONCLUSIONS AND ORDER LU 03 -0015, a request by Ethel Schaubel. Hami d Pishvaie, Development Review Manager, reported that the applicant had requested that the public hearing be re-opened to allow them to present new site plans that would retain the original project density of nine lots. Ms. Morales moved to re -open the public hearing of LU 03-0015 for new testimony on November 17, 2003. Mr. Fagelman seconded the motion and it passed with Commissioners Binkley, Morales, Stadnik, Fagelman and Hill and Vice Chair Ostly voting yes. There were no votes against. Chair Tierne y was not present. Staff advised they would distribute a public notice and a new staff report prior to the hearing. AP 03 -04 [LU 03 -0023], an appeal by Robert and Virginia Dames. Ms. Morales moved to approve AP 03 -04 [LU 03 -0023]. Mr. Fagelman seconded the motion and it passed with Commissioners, Morales, Stadnik, Fagelman and Hill and Vice Chair Ostly voting yes. There were no votes against. Ms. Binkley abstained from the vote and Chair Tierney was not present. City of Lake Oswego Development Review Commission Page 2 of 12 Minutes of October 6, 2003 V. PUBLIC HEARING LU 03 -0027, a request by Sullivan Living Trust for approval of the following: Conditional Use and Development Review Permits to construct a 119-unit Congregate and Residential Care Housing facility. One hundred (100) trees are requested for removal to construct the structure and utility facilities. The site is located at Overlook Drive and Stafford Road, Tax Lots 700 & 800 of Tax Map 21E 16D. The staff coordinator is Elizabeth Jacob, Associate Planner. Vice Chair Ostly opened the public hearing and Evan Boone, Deputy City Attorney, explained the applicable procedures and time limits. He asked the Commissioners to report any ex parte contacts (including site visits), biases and conflicts of interest, and to identify any known present or anticipated future business relations hips with the project or the applicant. Each of the Commissioners present stated they had no ex parte contacts and saw no conflicts of interest. No one present challenged any Commissioner’s right to hear the application. Elizabeth Jacob, Associate Planner, presented the staff report dated September 26, 2003 and Memorandum dated October 3, 2003). She pointed out the Memorandum contained recently received Exhibits E-21, E-22, E-23 and F-19, F-20, and F-21. She entered into the record Exhibit G-100, from John Hitchins; Exhibit G-200, from Robert and Donna Baker; and Exhibit G-1, from the Treetop Lane Neighbors. Ms. Jacob observed the site was surrounded by Lakeridge High School and its ball fields and tennis courts, Bethlehem Church and a City park (Lus cher Farm). She reported that the only single family residence within 450 feet of the site was adjacent to the site and located on the corner of Overlook Drive and Stafford Road. She advised that the proposal conformed to the setbacks, lot coverage and 35-foot height limit requirements of the R-15 zone and the Special Street Setbacks for both roadways. She advised it complied with conditional use requirements. She reported that the 3.71-acre site conformed to the half-acre lot size requirement for resid ential care and congregate care housing facilities and the requirement that such facilities were to be along a Neighborhood Collector or a Major or Minor Arterial street and serve as a transitional use between more intense land uses, such as the high schoo l and the church uses. She observed that the remainder of the residential neighborhood was at least 450 feet from the site and the facility planned to provide private transportation of residents to retail and professional services. She pointed out that the applicant had submitted a traffic report in which the traffic consultant found that even if the project were required to address traffic impacts as a multi-family housing project it would meet Level of Service (LOS) requirements at the intersection of Stafford Road and Overlook Drive. She noted the applicant had provided additional information showing that the proposed use for elderly housing had a lower level of traffic impact than a multi-family project would have. She noted that peak hours for the proposed facility were different than the peak hours of the high school use and if the site were to be developed for single family City of Lake Oswego Development Review Commission Page 3 of 12 Minutes of October 6, 2003 residential use, peak hour impacts would be more significant than that generated by the proposed facility. Ms. Jacob discus sed the Conditional Use requirement that the site was to reflect neighborhood scale and character. She noted there was only one residence within 450 feet of the site. She anticipated the applicant would describe their efforts to deal with scale and mass using architectural details and significant landscaping. She reported the applicant planned to remove up to 100 trees and mitigate with 160 trees. She noted there were to be 1.5-inch to 3-inch caliper trees along the streets and intensified screening of all property lines, including the boundary shared with the adjacent residence. She noted that mechanical units were to be hidden in roof wells. She reported staff found the proposal met all required landscaping, drainage and utility requirements. She reported that staff had found that the proposal was compatible with the Building Design Standard. She listed the materials and earth toned colors to be used (see the color board) and she noted that accessory structures - such as the 20 carports and the tras h enclosures - would feature the same colors and details as the main building. She reported the applicant planned to minimize paved area by putting 83 of the 130 parking spaces underground in two separate locations. She advised the entrance met the requirement of being within 30 feet of a public street. She noted that one entrance provided access to a community meeting room that the applicant would make available for neighborhood use. When Ms. Jacob address the landscape plan, she noted that applicant ’s plan for street trees reflected the design that was to be used by the School District on the other side of Overlook Drive. She related that some of the 166 trees to be planted by the applicant were offsite in the Overlook Drive right-of-way. She said that the staff recommended the addition of evergreen trees behind the deciduous trees along the Overlook Drive frontage to ensure year-around greenery there. She said they also recommended additional landscaping at the end of the driveway that ended at the church property. She reported that the trash enclosures were to be screened and landscaped. When she addressed parking she explained that although there was no specific parking requirement for congregate housing, assisted living use was to have one -half space per unit, plus one space for every three employees. She said the applicant proposed to use a typical ratio used at similar facilities of one space for each of the 103 units that could be classified as “multi-family,” and one -half space for each of the other 16 units. She explained that the proposed sanitary sewer plan had changed after staff/applicant discussions and the current proposal was to bring the public line down from the Golf Course to the property line between the church and the resident ial care facility. She said this configuration would benefit the public by allowing the City to eventually eliminate a pumping station that served some of the residential properties to the west of the site. She reported the applicant and the City were st ill negotiating the financing aspect of the sewer extension. She reported the applicant planned to install a five -foot wide meandering sidewalk along the Overlook Drive frontage and they would provide an easement for a pathway along Stafford Road if there were a need for additional right- of-way for the planned Capital Improvement Project along that roadway. City of Lake Oswego Development Review Commission Page 4 of 12 Minutes of October 6, 2003 Ms. Jacob then discussed sign requirements for the two main signs for the project. She reported staff found that the proposed size of a sign on Sta fford Road exceeded the 16 sq. ft. allowed for residential properties and they recommended that it be constructed on a low wall. She clarified that the size of a sign was calculated by including both the sign and its background. She pointed out that the arborist had reported that many of the 100 trees to be removed were old fruit trees and a lot of them were in poor condition or dead. She noted that most significant trees – including one significant cedar tree - were to be saved (most of them were along the south property line, and a few of them were in the front yard area). She noted the applicant was mitigating for 100 removed trees by planting 160 trees. She concluded by reporting that staff found the proposal could be made to comply with all applicable criteria by satisfying the conditions listed in the staff report. During questioning by the Commissioners, Ms. Jacob confirmed that the height of a building that featured underground parking was not measured from any point within the building, but alo ng a plumb line from the finished grade up to the midpoint of the roof. She also clarified that the proposed connection to the City sanitary sewer system would extend the existing line down Stafford Road and into the project where it would stop until the adjacent church connected to it and subsequently, residences further up the hill to the west that were currently being served by a pumping station. Applicant Chris W. Dalengas, Ankrom Moisan Assoc. Architects, 6720 SW Macadam, Ste 100, Portland, Oregon, 97219, introduced the applicant’s design team of Ryan Niahara, Ankrom Moisan Assoc. Architects; Bill Horning, Western Planning Associates; Matt Simpson, WH Pacific, Inc.; Brady Berry, P.E., WH Pacific, Inc.; Frank Charbonneau, traffic engineer; and Terrill Collier, arborist (not present). He showed slides of different views of the site and stated the site was an excellent spot for the proposed use, because it was surrounded by institutional uses, including a church, school, golf course, athletic fields, parking lots, and Luscher Farm. He noted the historic Carter Home - now the residence of the Patchett family - was east of the site. He advised that no other houses were closer to the site than 475 feet. He explained the architects had created the proposed “W” shape in order to allow the building to fit the slope of the site, to create a special relationship with Bethlehem Church, to save some trees, and to minimize the scale of the project from Overlook Drive. He pointed out the project’s main dining room had an excellent connection to the church’s daycare facility. He explained the applicant planned to landscape a triangular area between the facility and the church that was not part of the site, but on an easement granted by the church. He presented slides showing project access points, grades and garages. He pointed out how the building was stepped down the hillside and the angles of garage entrances helped to obscure the garage doors from the street. He pointed out that the service entry was in the rear. He explained that the applicant’s request to remove 100 of the 160 existing trees was not excessive, because they proposed to plant 168 new trees and Mr. Collier had evaluated all existing trees and found that 55 of them were in “poor” or “dead” condition, and only seven of the 29 “good” trees to be removed were 12-inches City of Lake Oswego Development Review Commission Page 5 of 12 Minutes of October 6, 2003 or larger in caliper. He advised that the applicant’s plan for street trees matched that of the School District project on the other side of Overlook Drive. He said some of the new trees would serve as a western buffer. He explained the applicant had listened to recommendations from two senior focus groups before they planned a raised garden for residents, a pedestrian connection out to Stafford Road to meet a future pathway pla nned by the Three Rivers Nature Conservancy along Stafford Road, and a gazebo where pedestrians could stop and watch activity at the dog park at Luscher Farm. He advised that the access from Overlook Drive to the front entrance would conform to the specifications of the Americans with Disabilities Act. Mr. Dalengas explained there were to be 83 underground parking spaces and 20 covered carport spaces, for a total of 103 spaces. He pointed out the locations of the lower level parking garages and explained that there would only be three floors visible above grade. He related that housing experts had advised that the facility would need to offer amenities like a swimming pool and exercise room to attract residents and he explained that the project had to be an appropriate size to make that economically feasible. He showed slides of typical building sections and described the features and uses of each floor. The first floor contained 16 assisted living units, a special needs dining room, the main commercial kitchen, and a bistro. The second floor included the main lobby, main dining room and a multi-purpose (community) room that was accessed directly from Overlook Drive. The third floor featured special units with roof decks that helped to step the build ing design back and reduce its perceived height. He pointed out the proposed design reflected the Lake Oswego style, included design features like big gables, dormers, bays, decks and an interesting roofline that conveyed residential character and reduced the building’s perceived height. He pointed out that the drawings showed how the mechanical equipment on the roof was to be screened. He showed drawings to illustrate the relationship of the historic Carter House and the facility building. He reported that the building height was less that 35 feet as measured to the midpoint of the sloped roof. He called the commissioners’ attention to special “porch units” on the east side of the project that featured their own Front yards and an outside entry door directly from the outside. He said the design of these units also served to step the building down toward the Patchett House. He said the Patchett House would be screened by additional vegetation. He presented a materials board and pointed out the exterior colors and materials to be used. He presented illustrated views of the project from different directions. He requested that the DRC approve the applicant’s project. During questioning by the Commissioners, he clarified the dimensions and materials to be used for features shown in Exhibits E-22 and E-15. He clarified that the project would feature vinyl windows with grids on the inside of the glass, except in two locations where higher quality wood-clad windows would be used if funding allowed. He explained that the materials to be used on the carports would be the same as on the main building. He specified the types of light fixtures to be used at the carports and at various other places around the facility. He said the carports would be well screened by trees. He described how the roofs and decks were to be drained. He related that a study of independent senior facilities had found that 55% of residents owned a car and 49% of City of Lake Oswego Development Review Commission Page 6 of 12 Minutes of October 6, 2003 the residents who owned a car had driven in the last week (see Memo randum on page 153 of the staff report). He said there would be a maximum of 20 employees on the site at any given time and shift changes would be at different times from high school peak hours. Frank Charbonneau, Charbonneau Engineering, 9370 SW Gre enburg Road, Portland, Oregon, 97223, advised that he had calculated the facility would generate 750 trips per day: 55 AM Peak Hour trips and 77 PM peak hour trips. He said the traffic study had considered current and projected growth of activity in the area. He confirmed the count considered activity by residents, employees and visitors. He reported that the Level of Service (LOS) had been found to be satisfactory at the driveways. He anticipated that installation of a traffic rotary at the intersectio n of Stafford Road and Rosemont Road would improve the current failing LOS F there. Ms. Binkley commented that some of the residents might have jobs that would require them to travel at general peak hours. The applicant’s representatives clarified the rates used in their calculation were based on multi-family housing rates reported in the latest traffic industry manual. They anticipated that project shift changes would be at 6:00 a.m. and 2:00 p.m. They said the school’s peak hours were different. Ms. Binkley observed that schools were used all of the time and not just a few hours a day. Mr. Dalengas then clarified the dimensions of trim, railings, and other elements in wall section drawings and presented the materials board. Staff clarified that recommended Condition A(1)(a)(ix) should be corrected to refer to Exhibit F-9, instead of Exhibit F-3. When asked to comment on the staff-recommended conditions, Mr. Dalenaas and Matt Simpson, W. H. Pacific, Inc., said the applicant would agree to them with an exception that they be allowed to use a 2-gallon plant size instead of 3-gallon plant size as the smallest plant size. Mr. Simpson explained that industry standard sizes were 1- 2- and 5-gallons. He also confirmed that the applicant would specify p lant spacing in their landscape plan. Mr. Dalenaas confirmed for Ms. Morales that the design team had configured the dining room exit route to comply with the Building Code. Mr. Hill suggested that some other tree species than Red Sunset Maple be used near the carports, as that species could grow to be too wide. He also suggested more evergreen trees along the front of the property. Mr. Dalengas then clarified for the commissioners the size of railing components in Exhibit E-16, Sheet A8. He agreed the top railing component should be of larger scale. He clarified for Ms. Stadnik that the north portion of the site drained into a catch basin and water was thereafter directed it into a detention pond. Brady Barrie, W.H. Pacific, 205 NW Sundown Way, Portland, Oregon, 97229, clarified the purpose of the eastern swale was storm water quality and water from the swale and the detention pond was then directed through underground piping south along Stafford Road and into a ditch. He clarified the swale was to be two to three feet deep and would not pose a safety risk. City of Lake Oswego Development Review Commission Page 7 of 12 Minutes of October 6, 2003 Vice Chair Ostly then invited the public to testify to design-related issues. Proponents None. Opponents Fabrine Mandal, 17915 Ridgelake Drive, Lake Oswego, 97034, stated that her residence was near the tennis courts. She testified that although she was in favor of assisted living facilities and she liked the architectural plan, she was concerned that the intersection already had a failing LOS and the area was already very congested. She asked for an independent traffic study. She said the applicant’s study did not consider the impact of traffic due to simultaneous activity generated by Lakeridge High School improvements and construction of the applicant’s project. She indicated s he feared mixing elderly and very young drivers in heavy traffic. Tracy Marx, 17644 Treetop Lane, Lake Oswego, 97034, anticipated additional traffic would be generated after completion of two new playing fields. She said 750 trips per day were excessive. She indicated she approved of the architectural design. She stated that additional traffic increased the hazard for people walking along Treetop Lane. David Vernon, 17985 St. Claire Drive, Lake Oswego, 97034, testified that peak hours for a school were from 7:00 a.m. to 10:00 p.m. He observed that drivers parked where they should not park during games. He worried that the parking problem would mean a delay for emergency vehicles accessing access to the facility. He anticipated that he would view a wall of the project from his residence. He noted the church also planned to install a 100-foot tall cellular tower that would be in his view. He questioned the rationale “inappropriate trees,” and indicated that removal of 100 trees was excessive. He reported that exiting his subdivision in the morning hours was a challenging endeavor. He also worried that the project would adversely impact the values of nearby residences. He anticipated project residents would chose to drive their own cars rather than ride in the facility’s van. Ralph Eide, 17942 St. Claire Drive, Lake Oswego, 97034, stated he resided next to the tennis courts. He questioned the accuracy of the map provided by the City. He noted that it did not indicate the proper name of Carter Road and it indicated the site was outside of the City. Staff explained that the City had relied on the Clackamas County Assessor’s map, and they acknowledged they should have also attached a vicinity map. Mr. Eide said the community felt it was worth it to have the school nearby, but that the proposed project was a good design, but proposed in the wrong place. He anticipated the affluent project residents would drive their own cars. He said the project provided no benefit to nearby residents. Cindy Lewis, 17900 Ridgelake Drive, Lake Oswego, 97034, presented photographs of that day’s traffic (Exhibit E-25) as evidence of traffic and parking problems. She said City of Lake Oswego Development Review Commission Page 8 of 12 Minutes of October 6, 2003 the school facility sponsored many activities from 6:00 a.m. to 10:00 p.m. every day of the week. She said the traffic and parking problems were getting worse. She related that many student drivers did not observe the speed limit. She felt it was dangerous to access her neighborhood. She questioned the basis for removal of some of the trees that were part of her view. She asked if the traffic study had considered the school’s construction activity. Staff clarified for the commissioners that there were currently no signs prohibiting parking on Overlook and the high school improvement plan provided that the parking there was to be reconfigured. Molly Miles, 17766 Treetop Lane, Lake Oswego, 97034, testified that construction deliveries to the high school were at unpredictable times and sometimes hindered movement by residents. She asked why the project would not be accessed from Stafford Road; how the facility planned to handle security; and if the units were for singles or couples. She asked where the staff was to park. She observed that school staff and students parked everywhere on na rrow Overlook Road. She anticipated that when the school’s new performing arts center was completed it would generate more traffic problems. She observed that residents walking home from the center in the dark would only be served by one crosswalk at St. Claire. She asked if there was a plan to install a sidewalk near the tennis courts - on the opposite side of the road from the school sidewalk. She reported that drivers used Overlook Road and Treetop Lane to cut through the neighborhood. Lou Perretta, 18490 Ray Ridge Drive, Lake Oswego, 97034, testified that he liked the architectural design, but the facility was not in an appropriate location. He indicated he disagreed with the City’s regulation of roof heights. He said he was concerned about traffic. He said elderly project residents would be isolated from opportunities for shopping and recreation and would use their cars unless they were able and willing to use public transportation. He reported that the school generated traffic at all times during the day due to staggered student schedules. He reported that students had inquired about paying for parking in his neighborhood. He reported that Stafford Road congestion was increasing, especially at the intersection of Stafford Road and Rosemont Road. He said approval of the application would set a precedent for the Stafford corridor that would allow multi-use housing. He asked the commissioners to consider the issue of traffic and what type of residents would live in the project. John Salsburg, 1796 St. Claire Drive, Lake Oswego, 97034, stated he resided near the soccer field. He expressed his concern that the west elevation, viewed from Overlook Road, would appear to be too massive. He suggested more landscape, more trees, or even a berm buffer. He suggested that the applicant should extend the sidewalk on the facility side of Overlook Road. He observed that there was no public transportation available to the facility and visitors would come in their cars. He concluded the facility was proposed in the wrong place. City of Lake Oswego Development Review Commission Page 9 of 12 Minutes of October 6, 2003 Rich Peters, 15958 St. Claire Drive, Lake Oswego, 97034, stated he resided near the tennis courts and across from the high school. He reported there were seven very young children residing in homes in his cul-de-sac and he was concerned that traffic would hinder residents’ ability to quickly exit the area during a medical emergency. Susan Cardoni, 17554 Blue Heron Way, Lake Oswego, 97034, stated her elderly parents resided at 17802 Treetop Lane and she lived eight blocks away. She said their driveway was on Overlook Road and their front entrance was on Treetop Lane. She expressed her concern that the project would exacerbate the local traffic problem and she worried about the marketability of her home if prospective buyers knew she could not back out of her driveway. She reported that many students parked on the street and improvements at the high school would increase the current parking problem. She opined that the proposed building was too large for a 3.7-acre site and it was out of character for the neighborhood. She observed that other facilities along Overlook Road took up a smaller portion of the lots they sat on and they were well shielded from the roadway. She asked why the facility had not been proposed as 40 – 78 units, instead of 119 units. She requested that the hearing be continued to allow the residents to submit an independent traffic analysis. She presented three letters from neighborhood residents who were not present at the hearing. Paul M. Ostrof, 17766 Treetop Lane, Lake Oswego, 97034, also requested that the hearing be continued to allow the neighbors to present a traffic report. He said the impact of the project on the area’s traffic patterns had not been addressed in the applicant’s traffic study. He questioned the adequacy of the applicant’s trip -generation study, he questioned whether it applied to a suburban area, and he questioned its conclusion that the facility would not have an impact on local traffic conditions. Mike Andresen, 17966 SW St. Claire, Lake Oswego, 97034, questioned whether a traffic study that was based on national averages was applicable to the area. He observed that high school uses were growing and he anticipated that project activity would affect the school uses. He saw a limit to the level of activity the roadway could handle. He acknowledged that one of the high school parking lots was currently being used by construction equipment. However, he reported that current school overflow parking was moving into the church parking area and along the roadway. . Howell Rybin, 17554 SW Blue Heron Way, Lake Oswego, 97034, stated he resided down the hill from the site. He anticipated that increased congestion would result in more traffic on secondary streets like Overlook Road, Royce Way, and Bryant Roads. He held that the applicant had not shown what the project would actually look like because the traffic study was inadequate. He questioned the applicant’s reliance on the “Report on the Impact of Seniors Housing and Care Developments on the Surrounding Community” as a basis for the application. He asked for a more accurate evaluation of impacts to the community. He observed the applicant had not shown that the impact would be insignificant and that the project was consistent with the character of the community. City of Lake Oswego Development Review Commission Page 10 of 12 Minutes of October 6, 2003 Steven Shea, 17970 St. Claire Drive, Lake Oswego, 97034, stated he resided behind the soccer field. He reported that over the eight years he had resided in the area traffic problems had increased, especially during games. He said he was concerned about children’s safety as they walked along and across Overlook Drive. Dana Christenson, 17999 Ridgelake Drive, Lake Oswego, 97034, observed there were no shopping or services close enough for project residents to walk to them. He calculated that there would be 618 non-peak trips generated by the project and that was too many. He said the applicant had not adequately addressed parking because the proposed 130 parking spaces, less 111 spaces for residents, left only 19 spaces for employees and visitors. Teri Eide, 17942 St. Claire Drive, Lake Oswego, 97034, testified she was concerned about the safety of local elementary school children who walked to catch a school bus. Neither for nor against None. Vic e Chair Ostly announced a 5-minute break in the proceedings and then reconvened the hearing. Rebuttal Mr. Dalengas addressed the issue of traffic. He stressed the applicant’s traffic study had been provided by a recognized traffic engineering expert. He recalled testimony that questioned whether the trip-generation estimate was correct. He reported that the applicant had conducted an actual traffic count at the site and the “national standard” was the ITE Standard used in traffic studies. He related that the applicant had selected Mr. Charbonneau to accomplish the study, because he had also conducted the traffic study for the high school expansion and he was familiar with the plan for a roundabout. He said the traffic study was very conservative and used calculations based on multi- family housing use for all of the congregate units. He said that presented a “worst case scenario” and trips generated by senior housing and residential care facilities were typically about 60% lower. He explained that the applicant had arranged to use the church access and church parking during construction and they were not asking for parking for any construction equipment along Overlook Road. He said they were not asking for any on street parking for the completed facility, because they had more than enough onsite parking. He explained the applicant proposed parking for the congregate care units on a 1:1 ratio, rather than a more realistic .75 or .85 space per unit. He said that only the new cur b cuts would affect Overlook Road, because they would remove some existing parking spaces on that roadway. Mr. Dalengas recalled that the applicant had discussed configuring access to the project from Stafford Road with staff, but then they decided not to do that, because drivers would have to make left turns onto Stafford Road (which was busier than Overlook Road) and the project access would be too close to the church access. He recalled testimony that the project would lower nearby City of Lake Oswego Development Review Commission Page 11 of 12 Minutes of October 6, 2003 residential housing values. He reported that the applicant and a local realtor (Hasson Group) had reviewed the case of a similar facility - the Carman Oaks congregate care and assisted living facility - and found it had no negative impact on the value of surrounding homes. Michael Robinson, 1120 NW Couch St, 10th Floor, Portland, Oregon, 97209 -4128, stated he was an attorney representing Avamere. He requested that the commissioners voice any additional questions for the record. The commissioners indicated they desired to have more traffic data, including the total traffic count at the Stafford/Overlook and Overlook/Treetop intersections so they could understand where how the existing neighborhood traffic would be affected by the project. Mr. Dalenaas answered that the project would generate 2% to 3% of the level of traffic generated by the high school, and he agreed to provide more information about neighborhood traffic. He clarified for the commissioners that the applicant had negotiated an agreement with the church that the church access from Stafford Road and the church parking area would handle the project’s construction traffic. He stressed that construction traffic would not be on Overlook Road. Mr. Fagelman moved to continue LU 03 -0027 to October 20, 2003, in order to receive additional written evidence. Ms. Binkley seconded the motion. During the ensuing discussion, a schedule was agreed to as follows: Additional written evidence was to be submitted by October 13, 2003, 5:00 p.m. Rebuttal and responses to the new evidence were to be submitted by October 15, 2003 5:00 p.m. The motion passed by a unanimous voice vote of commissioners present. There were no votes against. Chair Tierney was not present. Mr. Robinson related that the applicant would be willing to waive the 120-day deadline and extend the process until December 2, 2003, if necessary. VI. GENERAL PLANNING & OTHER BUSINESS Final landscape plan for the Vision Christian School Mr. Pishvaie distributed a staff memorandum to the commissioners regarding the final landscape plan for a private school improvement on Jean Road. He clarified that the City did not require the plan to be prepared by a professional landscape architect. Mr. Fagelman recalled that he had not been present at the public hearing and left the meeting. The remaining commissioners recalled the plan was to reflect the fact that the site was part of the entry to the City. Staff reported that the applicant’s engineer was preparing the sidewalk and grading plan. Mr. Hill suggested that three cedar tree species shown along the frontage were too widely spaced and there should be five more. He also suggested that a low green ground cover would be better then the wood chip cover proposed. He advised that a weeping Sequoia was not the best plant for the back of the old plywood sign. He suggested that larger shrubs be planted behind the sign and lower shrubs be used adjacent to the parking stall. He suggested that 3 – 5 more City of Lake Oswego Development Review Commission Page 12 of 12 Minutes of October 6, 2003 rhododendrons should be planted along the west side of the building. He stressed that the site’s landscape should match that of other developments along the roadway, especially that of the Wild Oat’s site. He predicted that the proposed 40’ by 60’ lawn area would die out due to shade from existing evergreens. He said the lawn should be replaced by a mix of evergreens and more evergreen trees along west side of building, with medium sized shrubs in front of the trees and then a low ground cover that would match what was done in front of Wild Oats. He said that if the applicant installed bark dust, it should not be considered a final cover, and that should be a green ground cover. Mary’s Woods The commissioners indicated their general agreement to the applicant’s request to re- open the hearing of the Mary’s Woods application in order to review design details of all of the buildings. VII. ADJOURNMENT There being not further business Chair Tierney adjourned the meeting at 10:40 p. m. Respectfully submitted, Janice Bader Senior Secretary L\drc \minutes \10-06-03_draft.doc