Agenda Packet - 2014-11-03STAFF REPORT
CITY OF LAKE OSWEGO
APPLICANT/OWNER:
George Passadore
APPLICANT'S REPRESENTATIVE:
Steve Routen Architects, LLC
TAX LOT REFERENCE:
Tax Lot 2901 of Tax Map 21E05BA
LOCATION:
12375 Mt. Jefferson Terrace
COMP. PLAN DESCRIPTION:
R-0
ZONING DESIGNATION:
R-0
I. APPLICANT'S REQUEST
PLANNING DIVISION
FILE NO:
LU 14-0047
STAFF:
Johanna Hastay, AICP
DATE OF REPORT:
October 24, 2014
PUBLIC HEARING DATE:
November 3, 2014
120 -DAY DECISION DATE:
March 5, 2015
NEIGHBORHOOD ASSOCIATION:
Mt. Park
The applicant is requesting approval of a modification of a Development Review Permit [DR 14-76) to
complete an exterior remodel of an existing apartment complex with small entryway expansions.
II. RECOMMENDATION
Approval with conditions. The complete list of conditions is provided on pages 7-8 of this report.
111. APPLICABLE REGULATIONS
A. City of Lake Oswego Community Development Code (Chapter LOC 50):
LOC 50.02.001 Residential Districts
LOC 50.04.001 Dimensional Table
LOC 50.06.001 Building Design
LOC 50.06.003.1 Access
LU 14-0047
Page 1 of 9
LOC 50.06.004.1
LOC 50.06.005
LOC 50.06.006.1
LOC 50.06.006.3
LOC 50.07.003.1.b
LOC 50.07.003.5
LOC 50.07.003.7
LOC 50.07.003.11
LOC 50.07.003.14
B. City of Lake Oswego Tree Chapter
LOC 55.08.020
LOC 55.08.030
C. Prior Approvals:
PUD 1-67
DR 14-76
IV. FINDINGS
A. Background/Existing Conditions:
Landscaping, Screening, and Buffering
Park and Open Space
Weak Foundation Soils
Drainage Standards
Burden of Proof
Conditions on Development
Appeals
Modification of Development Permits
Minor Development Decision
[LOC Chapter 55]:
Tree Protection Plan Required
Tree Protection Measures Required
1. The site is developed as "The Ridge @ Mountain Park", a multi -family, multi -building
-apartment complex. It is zoned R-0 and is located in the Mt. Park neighborhood. The site
has frontage on Independence Avenue, a local street, and Mt. Jefferson Terrace, a private
street (Exhibit E1).
2. The site is bounded by developed properties on all sides, as follows:
East and South: Across Independence Avenue, the properties are zoned R-7.5 and
developed with single family dwellings.
North: The properties are zoned NC (northwest) and R-0 (north) and are developed with
office buildings and the Mt. Park Recreation Center.
West: Properties west of the site are zoned R-0 and are developed with apartments.
3. The applicant will be requesting the removal of 11 European white birches through an
Invasive Tree Removal permit which is processed separately from this land use application.
V. REVIEW AND APPROVAL PROCEDURES
A. Neighborhood Meeting
Per LOC 50.07.003.1.f, the City Manager may require neighborhood contact prior to the filing of
an application, if neighborhood contact is deemed to be beneficial. No neighborhood meeting
was required for this application.
LU 14-0047
Page 2 of 9
B. Public Notice to Surrounding Area
Pursuant to LOC 50.07.003.3.e, the City has provided adequate public notice and opportunity to
comment on this application. No comments were received prior to publication of this report.
C. Burden of Proof:
Per LOC 50.07.003.1.b, 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 provided sufficient
evidence to enable staff to evaluate the proposal. These documents are listed as exhibits at the
end this report.
D. Classification of Application
LOC 50.07.003.14.a describes a modification of a Development Permit as a minor development.
E. Modification of Approved Permit [LOC 50.07.003.111
Modifications to a development permit are classified as the same type of development as the
original permit and shall be reviewed under the applicable review criteria for that classification of
development, except that the review criteria shall be limited to those criteria that are affected by
the requested modification.
F. Minor Development- Criteria for Review of Application
Per LOC 50.07.003.14.d, 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;
R-0 zone [LOC 50.04.001.3]
The site is located in Phase 1 of the Mountain Park Planned Unit Development (PUD 1-67). The
zoning standards for planned developments are determined at the time of the original PD
approval and remain in effect in perpetuity, unless modified and approved by the City. As a result,
the current R-0 zoning standards do not apply.
As shown on the proposed site plan and building elevations, the proposed exterior remodel also
involves small expansions for new entryways on the internal faces of some of the buildings, but all
external setbacks remain the same (Exhibits E2 and E5). No increase to overall building height or
external setbacks is proposed as a part of this application (Exhibit Fl). Maximum lot coverage is 35%
of the gross site area or 96,050 sq. ft. (Exhibit Fl). As noted in the applicant's narrative, the total lot
coverage (including the new entries) is 66,193 sq. ft. or 24.1% (Exhibit F1). This standard is met.
2. The Development Standards applicable to minor developments;
Access [LOC 50.06.003.1]
Landscaping, Screening and Buffering [LOC 50.06.004.1]
Lighting [LOC 50.06.004.3]
Park and Open Space [LOC 50.06.005]
Weak Foundation Soils [LOC 50.06.006.1]
LU 14-0047
Page 3 of 9
The scope of this minor modification is limited to the criteria that are affected by the proposed
modification. Staff finds that the standards, above, were reviewed and approved per prior
development approval and are not affected by the proposal.
Building Design Standards for Commercial Development [LOC 50.06.001.5]
As prescribed by this standard, buildings are to be designed and located to complement and
preserve existing buildings and other elements of the built environment. Where existing buildings
are to remain on site, new development shall be designed to integrate the remaining buildings into
the overall design with regard to materials, roof lines, height and overall proportions. Buildings are
to be designed to complement and preserve natural land forms, trees, shrubs and other natural
vegetation. To be complementary a design does not need to be in a particular style and it does not
need to mimic the materials and forms of the elements of the adjacent buildings. The standard
requires that an aesthetically pleasing relationship (a
complementary relationship) be created between the
on and off-site elements listed which completes the
visual image of the universe being considered. The
standard anticipates that multiple design solutions
are available for a given site. The standard does not
require a specific design in a given circumstance.
Flexibility and innovation are encouraged by the
Code. (Oswego Summit, LU 13-0042).
The existing buildings and carports are clad in light
grey painted Douglas fir plywood with vertical
grooves (Exhibit E3). The base of those buildings
with exposed foundations and/or ground floor
carports is painted dark grey. All window and corner
trim are the same 4 -inch width and painted the same
light grey color as the body of the buildings (Exhibit
E4). The wooden railings on balconies and stairwells
consist of widely -spaced vertical slats and are
generally open in appearance. All patio doors and
windows are white vinyl (see photos, right
and Exhibit E3).
While most of the development in the
vicinity was originally constructed in the
1970s, it consists of a mix of architectural
styles and exterior cladding materials. The
abutting apartment complex to the west
has more articulated massing than the
subject site, but is clad in horizontal lap
siding painted a variety of earth -tone
colors similar to what is proposed. The
commercial property to the northeast is
clad in cedar shingles. The Mt. Park
Typical entry point on existing fagades.
Existing carports under the buildings.
Recreation Center is clad in brick. The single family dwellings to the east present a mix of styles
from Ranch to Cape Cod to Mid -Century Modern, clad in stucco, horizontal siding, and
brick/stone.
LU 14-0047
Page 4 of 9
No new buildings or changes to the existing vehicular and pedestrian circulation patterns are
proposed as a part of this application (Exhibits E3 and Fl). As shown in the applicant's materials,
the proposal is for a general exterior update to the entire complex towards a Northwest Lodge
style with Craftsman detailing including (Exhibit E3 and ES -E8):
• Re -siding the existing buildings in a mix of painted and stained horizontal lap siding (using tan
8 -inch exposure and "slate green" 5 -inch exposure fiber cement siding, along with clear -stained
8 -inch exposure cedar lap siding). The bases and exposed foundation walls will be sided in
"khaki" brown painted vertical panels;
• Modifying the existing balconies and railings to clear -stained wood;
• Trimming windows, corners, and doors in 4 -inch trim with "rust" red painted window sills;
• Installing "khaki" brown painted solid garage doors on the carports under the buildings;
• Re -siding the free-standing carports in 8 -inch horizontal lap siding to match the main buildings;
• Adding main entryways and/or decorative roof elements constructed of 6 -inch x 6 -inch clear -
stained wood columns and a mix of horizontal and vertical wooden slats on the railings; and,
• Re -siding the chimneys with the vertical paneling and topping them with decorative bracing.
Staff finds that the applicant's narrative adequately addresses the Building Design standards
(Exhibit F1). The proposed exterior modifications are integrated into the original design and
within the greater built environment. The proposed materials are of high quality and provide for
richly textured facades (Exhibit E8).
The varied siding widths and colors will break up the massing of the individual buildings into a
more human -scale both vertically and horizontally. The new entryways and roof forms are
complementary architectural elements to the overall design; the clear -stained wood structures
bookend the central mass of the buildings (clad in 8 -inch exposure clear -stained cedar horizontal
lap siding), adding a visual contrast to break up the facades. The proposed garage doors will
provide a more finished and solid appearance to the base of the buildings. No grading is
necessary to construct any of the improvements. There is a small inconsistency between the
elevations with regards to the railings (Exhibits E5 and E7). Staff recommends a condition of .
approval to ensure the railings in the entryways are horizontal slats. As conditioned, this
standard is met.
LU 14-0047
Page 5 of 9
Drainage Standard for Major Developments, Partitions, Subdivisions, and Certain Structures
[LOC 50.06.006.3.a.iij
This standard requires that drainage alterations, including new development, not adversely
affect neighboring properties. The determination of whether or not the application meets the
drainage requirements is under the review authority of the City Engineer.
The City Engineer has made the following findings and recommendations:
The applicant's materials do not address how stormwater runoff for new impervious surfaces will
be managed (Exhibits E3 and F1). The Engineering staff notes that runoff from the existing site
impervious areas appear to directly discharge to a private storm water collection pipe on site and
then discharge to the public conveyance system at the southwest corner of the site. The
Engineering staff has determined that it does not appear to be feasible to require on-site
percolation for each individual proposed entryway because the amount of roof area for each is
small. Although on-site percolation does not appear to be feasible, storm water quality shall be
provided in order to mitigate for the cumulative area from the proposed new impervious roof
areas created by the new entryways on the site, such as replacing an existing manhole at the
southwest corner of the site with a water quality manhole that would provide water quality
treatment. As a condition of approval, the applicant shall provide detailed information on
stormwater management for the new entryways at the time of building permit review, to the
satisfaction of the City Engineer. As conditioned, this standard is met.
3. Any additional statutory, or Lake Oswego Code provisions which may be
applicable to the specific minor development application;
City of Lake Oswego Tree Code FLOC Chapter 551
The Tree Code is intended to preserve trees. Only those trees that must be removed in order
to site proposed improvements will be granted tree cutting permits under LOC 55.02.080. The
applicant is not requesting any trees to be removed with this application.
Tree Protection
Tree protection fencing is required when a tree protection zone or drip line of a tree that is five
inches in diameter or greater is within the construction zone, whether on or off-site. As
authorized by LOC 55.08.020, a tree protection application and plan should be submitted for staff
review and approval prior to conducting any development activities on the site, including, but not
limited to clearing, grading, landscaping, or excavation.
A tree protection plan shall be submitted for staff review and inspection prior to commencing
any construction activities. Tree protection fencing shall be placed at the tree protection zone,
which is the zone required to protect the critical root area necessary for the continued health of
the tree. The applicants shall propose the tree protection zone for each tree, for review and
approval by City staff, on site. As required by LOC 55.08.030(7), no construction, excavation, root
pruning or other activity shall occur within the tree protection zone unless directed by an arborist
present on site as approved by the City and supported by an arborist report.
LU 14-0047
Page 6 of 9
Tree protection plans will be required for the construction of the utilities and for the construction of
the dwellings on each parcel. All tree protection plans submitted shall clearly illustrate all areas
impacted by construction activities on the site (including driveway and utility construction and
landscaping), the location of temporary fencing around the tree protection zone of all trees five
inches in diameter or greater where the construction zone is within the drip line of a tree, or other
tree protection measures as recommended by a certified arborist.
In addition, a note should be placed on the fencing and on the construction documents that
informs the site contractors about the necessity of preventing damage to the trees, including bark
and root zone, and that no materials should be stored nor compaction occur within the root zones
of the adjacent trees [LOC 55.08.030]. This standard can be met at the time of building permit
review.
4. Any conditions of approval imposed as part of an approved ODPS or prior
development permit affecting the subject property.
The conditions of approval imposed by prior development permits will continue to apply.
VI. CONCLUSION
VII.
Based upon the information provided by the applicant and the findings presented within this report,
staff concludes that LU 14-0047 complies with all of the applicable criteria.
Staff recommends Approval of LU 14-0047, with the following conditions:
A. Prior to Issuance of any Building permits. the Applicant/Owner Shall:
1. Submit final site and building plans for review and approval of staff that are the same or
substantially similar to the site plan, floor plans, and building elevations as illustrated on
Exhibits E3 and E5 -E8, and modified as follows:
a. Railings on the new entryways shall consist of horizontal slats as shown in Exhibits E5
and E6.
b. Demonstrate how stormwater runoff for all new impervious areas will be collected and
how water quality treatment will be provided, equivalent to a water quality manhole, to
the satisfaction of the City Engineer.
2. Install all tree protection fencing as required by the Code Requirement No. 2, below. All
protection fencing shall be inspected and approved by staff prior to the issuance of any
grading or building permits.
Code Requirements:
1. Expiration of Development Permit: Per LOC 50.07.003.17, the Development Review Permit approved
by this decision shall expire three years following the effective date of the development permit, and
may be extended by the City Manager pursuant to the provisions -of this section.
LU 14-0047
Page 7 of 9
2. Submit a tree protection plan and application as required by LOC 55.08.020 and 55.08.030 for review
and approval by staff, including off-site trees that are within the construction zone on each parcel.
The plan shall include:
Notes:
a. The location of temporary tree protection fencing, consisting of a minimum 6 -foot high cyclone
fence secured by steel posts around the tree protection zone, or as recommended by the
project arborist and approved by the City.
b. A note stating that no fill or compaction shall occur within the critical root zones of any of the
trees, or that if fill or compaction is unavoidable, measures will be taken as recommended by a
certified arborist to reduce or mitigate the impact of the fill or compaction. The note shall also
inform contractors that the project arborist shall be on site and oversee all construction
activities within the tree protection zone.
c. A note that clearly informs all site contractors about the necessity of preventing damage to the
trees, including bark and root zone. The applicant and contractor(s) shall be subject to fines,
penalties and mitigation for trees that are damaged or destroyed during construction.
d. A sign shall be attached to the tree protection fencing which states that inside the fencing is a
tree protection zone, not to be disturbed unless prior written approval has been obtained from
the City Manager and project arborist.
The applicant is advised to take part in a Post Land Use Approval meeting. City staff would like to
offer an opportunity to meet and discuss this decision and the conditions of approval necessary to
finalize the project. The purpose of the meeting is to ensure all the conditions are understood and
to identify other permits necessary to complete the project. To take advantage of this meeting,
please contact the staff coordinator at (503) 635-0290.
2. The land use approval for 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.
3. Development plans review, permit approval, and inspections by the City of Lake Oswego Planning
and Building Services Department are limited to compliance with the Lake Oswego Community
Development Code, and related code provisions. The applicants are advised to review plans for
compliance with applicable state and federal laws and regulations that could relate to the
development, i.e., Americans with Disabilities Act, Endangered Species Act. Staff may advise the
applicants of issues regarding state and federal laws that staff member believes would be helpful to
the applicants, but any such advice or comment is not a determination or interpretation of federal
or state law or regulation.
EXHIBITS
A. Notice of Appeal:
(No current exhibits; reserved for hearing use)
B. Findings, Conclusions and Order:
(No current exhibits; reserved for hearing use)
C. Minutes:
(No current exhibits; reserved for hearing use)
LU 14-0047
Page 8 of 9
D. Staff Report:
(No current exhibits; reserved for hearing use)
E. GRAPHIC/PLANS
E1 Tax Map
E2 Site Plan
E3 Photos of Existing Development (sample, 7 pages)
E4 Existing Elevations (sample, 3 pages)
E5 Proposed Elevations (13 pages)
E6 Details on Facades and Free -Standing Carports (2 pages)
E7 Color Elevations (sample, 2 pages))
E8 Color and Materials Board (color may not be representative; see actual color board)
F. WRITTEN MATERIALS
F1 Applicant's Narrative
F2 Mt. Park HOA Letter of Approval
F3 Lighting and Garage Door Cutsheets
F4 Fire Marshal Memo
G. LETTERS:
Neither for nor Against: (G1-99)
None
Support: (G100-199)
None
Opposition: (G-200-)
None
Date of Application Submittal: August 28, 2014
Date Application Determined to be Complete: September 29, 2014
State Mandated 120 -Day Rule: January 27, 2015
LU 14-0047
Page 9 of 9
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clatskanie, oregon
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phone (971)506-7436
art in architecture
skrarchitect@jzmail.com
August 28, 2014
The Ridge @ Mountain Park — Case File # PA -0043
12375 Mt. Jefferson Terrace
Lake Oswego, Oregon
Modification of DR 14-76 for exterior remodel of an apartment complex
Design Review Narrative
AUG 2 9 2014
CITY OF LAKE 0914' ,—GO
Cemm.�nl:y Oevelo�me t Cant.
The Ridge at Mountain Park is an existing multi -family community, built in late 1970's. The
project is terraced on its sloped site with many of the cars parked beneath the buildings. The
massing of the buildings is nicely articulated at their narrow ends, but the long uphill and
downhill sides are uniform, bland, and dated. Several of the exterior envelope systems have
deteriorated over the years and are in need of repair or replacement.
This project will consist of removing and replacing all the decks, siding and exterior trim. It will
feature new entrance structures that will call attention to their function while breaking up the
long uphill elevation. We will also remove the second story egress balcony on all the three story
buildings. The new siding will consist of 5" and 8" exposure fiber cement lap siding as well as
fiber cement vertical panels with battens. All balconies will be rebuilt as will their guardrails.
Some of the buildings have parking beneath them. New garage doors will be installed in the
existing openings. All exterior wall mounted lights will also be replaced. The free standing site
lights will remain intact. Finally, the entire project will receive new paint. The color scheme is
depicted on the materials color board.
Neighborhood Contact — The Mountain Park Homeowners Association has reviewed the design
for these exterior renovations and approved it on August 19, 2014. Enclosed is the approval
dated August 20, 2014.
Comprehensive Plan — Per City Staff, the comprehensive plan does not need to be addressed for
this type of application.
Zones and Site Specific Standards (LOC 50.02) — The zoning district requirements are
superseded by the Mountain Park PUD.
EXHIBIT F-1
LU 14-0047
Dimensional Standards (LOC 50.04) — Following are the lot coverage calculations:
Buildings.................................................................50,353 SF
(Includes lease office, above grade decks, overhangs beyond 2', entrance stairs, and new
entrance structures)
Carports..................................................................15,840 SF
(88 carports @ 180 SF ea.)
Total Lot Coverage..................66193 SF
Site Area ............................. ........................................... 274,428 SF
Lot Coverage Ratio — 66,193 / 274,428 = 24.12%
Development Standards (LOC 50.06)
LOC 50.06.001.5 —Commercial, Industrial, and Multi family Development Standards for
Approval.
a. Design building to be complementary in appearance to adjacent structures of good design w/
regard to:
1. Materials — The neighboring buildings share our selected finishes or use natural materials.
The Recreation Center is composed largely of unpainted brick. A neighboring office compound
Property Tax Analytics, uses cedar shingles with natural finishes as the cladding material. The
adjoining multi -family community, The Gables included lap siding. The proposed material
palate for the Ridge will be stained douglas fir log posts, stained cedar guard rails, stained cedar
skirl lap siding, painted lap siding, and painted vertical panel siding on the downhill side. These
materials reflect the choices of many of the high quality buildings in Mountain Park. The
desired park like quality of this neighborhood will be enhanced with the northwest lodge material
palate.
2. Setbacks —N.A.
3. Roofline — The existing buildings are essentially rectangular plans covered by a single gable
roof. Some of the buildings are three stories with no real pedestrian scale detailing. The
proposed design will prominently feature new entrance structures that will effectively break
down the long runs of unadorned roof with new gables over the stacked entrances. These small
gable roofs will relate directly to similar roof forms on most of the residential buildings in the
neighborhood.
4. Height — We are not increasing the height of any of the buildings.
5. Overall Proportions — the existing buildings are long, tall, and basic. The proposed entrance
structures are intended to call more attention to the entrances, provide interest at the pedestrian
scale, and break down the long, uninterrupted eave lines of the existing building. The desired
effect is to create strong elevational "events", better articulate function at the same time that they
provide more visual interest. The surrounding buildings feature well articulated masses and
delightful pedestrian scale features. Our design will reinforce the pedestrian experience by
mitigating the "broad shoulders" of the existing buildings.
b. Buildings shall be designed to complement and preserve existing buildings, streets and paths,
bridges and other elements of the built environment, and to assure accessibility for bicyclists,
pedestrian, and users of other transportation modes — The proposed design involves placement
of new entrance structures in the same location as the existing entrances and landings. The
design intent otherwise is to re -imagine the exteriors of the buildings within the existing
footprints.
Where existing buildings are to remain on site, new development shall be designed to:
1. Integrate the remaining buildings into the overall design — All of the original buildings will
remain. This project included no new buildings. The new entrance structures are being designed
as "prequels". That is we are imagining the new entrances as logical extensions of the newly
introduced skin aesthetic. They are fully attached to the existing buildings with the intent of
modulating the "front' elevations making them more pedestrian friendly. At the same time they
express the highest development of the new detail vocabulary.
Where a residential building is to remain, a lot meeting the zone requirements must be provided.
The site plan remains intact with all its community functions.
Design the elements listed below to be complementary in appearance to those buildings or
structures upon which they are associated:
Chimneys — The chimneys will be clad with vertical panel siding and battens in an attempt to
extend the downhill base material to the top of the building. At the same time, this will call more
attention to these vertical elements, balancing the dominant horizontal aspect of these existing
buildings. The detailing of the chimney caps will be further developed with a variation of the
craftsman bracket motif, offering another opportunity for accent colors. Our intent is to create
visual interest in these highest elements of the buildings. From some vantage points this is all
that will be seen of the buildings above the mature maple canopy.
Decks I Railings — The railings are a prominent element of these large residential buildings.
They at once mark the decks as amenities, screen the contents of these decks from pedestrians,
and provide privacy. The existing vertical rail detail was spaced in a way that minimized their
effectiveness. The new rail will be composed of a heavy top cop with vertical cedar planks of
varying widths with very small gaps. This craftsman detail provides the needed privacy while it
also lends visual interest through its variations and rhythms. These decks will no longer be place
holders, but rather will become features of the building with the natural cedar finish and pleasing
patterns. On the 3 story buildings, the second story egress balconies will be eliminated allowing
this elevation to read more residential and less "motel".
Doors — The doors will receive new paint to complement the existing buildings.
Downspouts — Downspouts will remain in their existing locations, painted to match adjacent
surfaces. The new downspout will match the existing.
Foundations —tall retaining / basement walls will be clad with vertical panel siding to provide a
strong base in a material consistent with the material palette.
Signs — N.A.
Stairs — The existing stairs will remain in their existing locations.
Vents — The roof ventilation system will remain as is — under eave and ridge vents.
Windows — The windows will remain in place through this renovation.
50.06.003.1— There will be no changes to access points.
50.06.004.1— There will be no changes to landscape area calculations. New entrances occur at
existing sidewalks and/or landings.
50.06.005 — There will be no changes to the open space area calculations.
50.06.006.1— Elizabeth Bunga, plans examiner for the City, has determined that a geotechnical
report will not be required for this scope of work.
50.06.006.3 — Drainage Standards - Broad landscape areas will not be disrupted by construction
associated with this project. All trees scheduled to be removed are on the uphill side of the
existing residential buildings, far from any neighboring properties. The trees to be removed will
be replaced on a one for one basis.
Tree Removal and Protection (LOC Chapter 55) — The 11 trees scheduled to be removed are
close to the area of construction and are required to be removed to make room for the projecting
roofs and foundations. These trees have been identified to be European White Tip Birch, a tree
on the City's list of invasive species. As such, Section 55.02.080 Criteria for Issuance of a type
II Tree Cutting Permit does not need to be addressed. However, since these trees are part of a
previously approved plan, they will be replaced on a one for one basis. See the Site Plan for
Trees to be removed and the mitigation plantings.
This site enjoys an extensive canopy of maple and London Plane trees. Adding to this dense
ceiling would not benefit the site, neighborhood, or buildings. We are proposing to use
understory trees, placed as close as practical to the location of the removed tree. Otherwise,
under canopy trees will be placed as a visual buffer along Independence.
APPROVAL
August 20, 2014
Jeff Passadore
The Ridge at Mountain Park
Lake Oswego, OR 97035
Re: Architectural Application—Siding, Balconies, Paint
Dear Jeff,
Thank you for submitting the application to remodel The Ridge at Mountain Park including re -siding,
new entrance structures, new egress balconies, private balconies and guardrails and carports and paint
scheme according to the plans submitted to the Architectural Commitee. This project was approved by
the Architectural Committee at their August 19, 2014 meeting.
The Committee requests that you please make note of the following:
1 --The work must be completed as submitted on your Architectural Application, using the
materials and designs specified, unless the Architectural Committee requests otherwise.
2 --Any necessary permits and permissions required by the City of Lake Oswego must be
obtained before any construction begins.
3 --Approval of your project is granted by the Mountain Park Architectural Committee pending
approval of your individual neighborhood condominium or townhouse association, or other
HOA, if applicable.
4 --All applicable building codes must be adhered to.
5 --This approval will expire 12 calendar months from the date of this letter.
6 --Please inform your contractor that NO SIGNS are permitted anywhere in Mountain Park
Approval by the Architectural Committee implies only that the aesthetic qualities of your project are
approved. The Committee takes no responsibility whatever, for the technical execution
Thank you for adhering to this policy and helping to preserve Mountain Park as a desirable place to live.
If you have any questions, or need additional information, please don't hesitate to contact our office.
Respectfully,
Christina Thomas, CUR Director
Mountain Park Homeowner's Association
p'
MOT TA 7•7�AINPA R I 2 Mt. Jefferson Terrace Phone: 303-635-3561
LJ1V j 1 d /�j1(� lake Oswego, OR 97033 www.mtparkhoa.coni
Nature's NefgbborbooA
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LIGHTING°
Shown in Black Finish
Product Overview
Antique bronze 1 -light outdoor wall light.
Antique bronze 1 -light outdoor wall light.
http://www.destinationlighting.com/prinftemjhtinl?iid=P 1034010
Customer Service: 1-800-653-6556
Progress Cylinder Outdoor
Down light in Bronze Finish
Antique bronze 1 -light outdoor wall light.
Delivery: USUALLY SHIPS IN 7-10 BUSINESS
DAYS
Price: $65.79
1V
AUG ? 8 20;4
Approved for wet location use as defined by the National Electric Code. Please consult your local
electrical code for details.
The International Dark -Sky Association is a non-profit organization that was created in response to the
rapid increase in night sky light pollution throughout the United States. Dark Sky Compliant fixtures help
to eliminate night time glare emanating from outdoor light fixtures by concentrating the light output
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Light bulb(s) not included with this light fixture.
Product Details
Product Number:
P1034010 or 394069
Manufacturer:
Progress Lighting
Model Number:
P5674-31
Collection:
Cylinder
Manufacturer Finish:
Black
Manufacturer Shade
Metal shade
Total Wattage:
75 w.
Color:
Height:
7.25 in.
Voltage Type:
Line Voltage
Depth:
8 in.
Width:
5 in.
Wattage:
75
EXHIBIT F-3
LU 14-0047
1 of 1 8/27/2014 2:00 PM
(bestincrtion,
LIGHTING
Shown in Bronze Finish
Product Overview
http://www.destinatioiilighting.com/prirititemjhftnl?iid=436239
Customer Service: 1-800-653-6556
Small Bronze Square Outdoor
Wall Light
Transitional bronze 1 -light outdoor wall light with amber
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Delivery: IN STOCK AND IN OUR WAREHOUSE
Price: $21.95
Transitional bronze 1 -light outdoor wall light with amber linen glass.
Takes one 60 -watt medium base bulb (not included).
Approved for wet / damp location use as defined by the National Electric Code. Please consult your
local electrical code for details.
Light bulb(s) not included with this light fixture.
Product Details
Product Number:
436239
Manufacturer:
Design Classics Lighting
Model Number:
544 BZ
Manufacturer Finish:
Bronze
Manufacturer Shade
Amber Linen Frosted
Glass Treatment:
Frosted
Color:
Voltage Type:
Line Voltage
Total Wattage:
60 w
Width:
4-1/4 in.
Height:
8-1/4 in.
Wattage:
60
Depth:
5-3/4 in.
I of 1 8/27/2014 2:02 PM
rherma Classic Insulated Steel Door Product Info - Northwest Door http://www.northwestdoor.com/residential/steel-doors/therma-tech-ti7itech/
THERMA ELITE
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CONSTRUCTION: The Therms TechT" line is made from hot dipped galvanized wood grain textured steel skins that are embossed with one of four panel designs then
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• Therms Max. 2" thick High Density EPS, *R=12
• Tri Tech, 3" thick High Density EPS, `R=16
R values are calculated specifically for the wider climates and offer the best long term insulating value,
• Panel Types / Size
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• Traditional Panel size: 20"x14"
• Ranch Panel size: 42'x14"
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• Bottom weather seal: U -shape loop type vinyl with adjustable aluminum retainer
• Limited Lifetime Warranty
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NORTHWEST
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Fbne > Residemal> Steel Docrs>
IT. Tech Tritech >
Ranch Panels
Therms Tech'- - Tri Tech^"
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THERMA ELITE
THERMA TECH - TRI TECH Product Info Design Photo Album
500 SERIES
Product Info
Brochure
Warranty
CONSTRUCTION: The Therms TechT" line is made from hot dipped galvanized wood grain textured steel skins that are embossed with one of four panel designs then
sandwiched with a (EPS) polystyrene core. This type of construction forms a true thermal barrier between from and back of door. 20 gauge steel backer plates are toggle
locked to the inside of the back skin prior to assembly. Exterior skins are secured to a (EPS) polystyrene core with Urethane adhesive, a method of construction that is
unparalleled in strength. Four series: (1) Therms Tech^" (2) Thermo Tech IIT" (3)Therma MaxT" (4) Tri Tech'"'
NOMINAL SPECIFICATIONS:
• Section Joint: Tongue and Groove joint between sections with Thermal Break
• Flexible Vinyl Joint Seal on Therms Tech II, Therma MaX and TO Tech
• Thickness / R Value
• Therma Tech, 1-1f2" thick EPS, *R=9
• Therms Tech II, 2" thick EPS, *R=10.4
• Therms Max. 2" thick High Density EPS, *R=12
• Tri Tech, 3" thick High Density EPS, `R=16
R values are calculated specifically for the wider climates and offer the best long term insulating value,
• Panel Types / Size
• Contemporary Flush Wood Grain
• Traditional Panel size: 20"x14"
• Ranch Panel size: 42'x14"
• Carriage Parrel size: 19"x15"
• Finish: Baked on polyester enamel
• Colors selection: Bright White, Brown, Almond, Sandstone
• Bottom weather seal: U -shape loop type vinyl with adjustable aluminum retainer
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I of 2 8/27/2014 7:39 AM
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GMRESIDEAGE 0003e I GMAGE pOORSv (OWH
THER WRORMTIONn I ACCESSORESn I NFORWTIONw
Horne > Reaitlential > Steel Doors > Thenna Tech Tritech >
HOME
RESIDENTIAL
STEEL
DOORS
THERMA CLASSIC
THERMA ELITE
THERMA TECH - TRI TECH
500 SERIES
Designs
of 3
Therms Tech TM - Tri Tech T"
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8/27/2014 7:38 AM
Lake Oswego Fire Department Case File/Permit No.
300 B AVE - P.O. Box 369 LU 14-0047
Lake Oswego, OR 97034
503-635-0275
Date: September 5, 2014
To: Johanna Hastay, Associate Planner
From: Gert Zoutendijk/Fire Marshal
Email: gzoutendijk@ci.oswego.or.us Phone: 503-699-7454
Fire Department - Plan Review Comments
I have received the information for the project summarized below and completed a review of the submittal
on 09/05/2014. A summary of the review has been provided. Please feel free to contact me directly if
you have any questions, comments or concerns regarding this information.
Case File/Permit No.: LU 14-0047
Project Location: 12375 Mt Jefferson Terrace
Scope of Project: Exterior remodel of the existing apartment buildings on the site
GENERAL COMMENTS
G-0001 No Addition or New Construction
The Fire Department review showed that no new construction of structures or additional square footage is
proposed at this time and/or does not impede on any fire department access.
EXHIBIT F-4
LU 14-0047