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Agenda Packet - 1987-06-10
CITY OF LAKE OSWEGO DEVELOPMENT REVIEW BOARD CITY COUNCIL CHAMBERS, CITY HALL, 380 'A' AVENUE June 10, 1987 7:30 P.M. I. CALL TO ORDER II. ROLL CALL • III. APPROVAL OF MINUTES - None IV. PETITIONS AND COMMUNICATIONS V. PUBLIC HEARING A. VAR 17-87; a continuation of a request by Warren and Doreen Gilfillan (property owners) for approval of a 14-foot height variance to allow construction of a single family residence 49 feet in height at 1000 r Upper Devon Lane. This hearing was continued from the June 1st hearing in order for the applicant to submit additional information regarding elevations of surrounding homes. (Tax Map 2 lE 15AB, Tax Lot 3800) . B. DR 2-87/VAR 23-87; a request by Benkendorf Associates (Applicant) and The Travelers Insurance Company (Owner) for approval of extensive remodeling • � and some expansion of the existng Mercantile Village Shopping Center, located at the southwest corner of Boones Ferry Road and Kruse Way (Tax Lots 100, 1000, 15900 of Tax Map 2 lE 8BC) . The application requires a variance to the requirements of the Stream Corridor Standard (3.020) because the stream Will be substantially realigned to allow parking and circulation improvements. VI. GENERAL PLANNING VII. OTHER BUSINESS - Findings, Conclusions and Order None VIII. ADJOURNMENT The Lake Oswego Development Review Board welcomes your interest in these agenda items. Feel free to come and go as you please, DRB Members: Staff: Vern L. Martindale, Chair Karen Scott, Assist. City Mgr, • Richard Eslick, V. Chair Planning & Development Kenneth Zinsli Renee DoWlin, Associate Planner • Curtis Finch Robert Galante, Senior Planner E. Daniel Ingrim Marian Andersen, Secretary Edward Swillinger James A. Miller 431E • CITY JF LAKE ObWEGO LAND DEVELOPMENT SERVICES DIVISION APPLICANT: FILE: The Benkendorf Associates DR 2-87/VAR 23-87 OWNER; STAFF: The Traveler's Insurance Co. Rort Galante Sebeot Planner LOCATION: DATE OF REPORT; The southwest intersection June 2, 1987 of Kruse Way and Boones Ferry Road LEGAL DESCRIPTION: DATE OF HEARING; • I Tax Lots 100, 1000, 15900 June 10, 1987 Tax Map 2 lE 8BC NEIGHBORHOOD ASSOCIATION: COMP. PLAN DESIGNATION: Waluga General Commercial(GC) ZONING DESIGNATION: General Commercial(GC) APPLICANT'S REQUESTS: The applicant is requesting approval of remodeling and expansion plans for an existing shopping center which will require a variance to portions of the Stream Corridor Standard (3.020) that do not allow major realignments of streams. The applicant has filed a separate lot line adjustment application and a request to vacate existing streets within the development (Mercantile Drive, Collins Street (Lana Drive) , Collins Way) . The development includes A the following: 1. Construction of a 7,300 sq. ft, gross leasable area (GLA) addition Which will create a covered connection between three existing commercial buildings (Buildings B, C and D) . The covered connection Will result in construction of common entryways into the building complex. 4317 i Staff Report/DR 2-87/VAR 23-87 R Page 2 2. Construction of a 9,860 sq. ft. (GLA) addition to the west of existing Building 'C' . 3. Construction of a new parking lot to the southwest of the shopping center building. • ''' ' 4. Relocation of a portion of Mercantile Drive to the .'. south of its current location. To relocate Mercantile Drive, the existing right of way must be vacated. In addition, a portion of Collins Street (Lana Drive) • will be vacated and realigned. n 5. Relocation of the stream corridor to the west of the proposed parking lot and to the south of Mercantile Drive. 6. Construction of a new driveway access for eastbound traffic on Kruse Way. The driveway access includes a new turning lane on Kruse Way which involves approval of widening of Kruse Way. , I. Applicable Criteria and Standards A. City of Lake Oswego Comprehensive Plan: - Growth Management Policy Element Impact Management Policies J General Policies I and II - Community Resource Policy Element . Natural Resource Policies Wildlife Habitat Policies General Policies I and II Stream Corridor Policies 4 I General Policy III - Social Resources Policy Element . Social Resource Policies ' General Policy I - Commercial Land Use Policy Element . Commercial Land Use ) General Policy III - Open Space Land Use Policy Element , Protection Open Space Policies General Policy III ' ' 4318 . Staff Report/DR 2-87/VAR 23-87 Page 3 B. City of Lake Oswego Zoning Code: LOC 48.300-48.315 Commercial Districts } LOC 48.530 Vision Clearance { C. City of Lake Oswego Sign Code: LOC Chapter 47 Signs ..1 , • D. Development Ordinance: LOC 49.300-049.335 Major Development Procedures LOC 49.500-49.510 Variances , '. LOC 49.615 Criteria for Approval LOC 49.620 Conditional Approvals • r E. Development Standards: 2.020 Building Design 3.020 Stream Corridors 5.020 Street Lights 6.020 Transit 7.020 Parking . ( .) 8.020 Park and Open Space 9.020 Landscaping, Screening , and Buffering 11.020 Drainage for Major Development ' 13.020 Weak Foundation Soils 14.020 Utilities 16.020 Hillside Protection and Erosion Control 18.020 Access 19.020 Site Circulation-Private Streets .20.020 Site Circulation-Bikeways and Walkways F. Prior Approvals: PA 2a-84 Plan Text Amendment ' PA 2b-84 Plan Map Change _-- - ZC 4-84 Mercantile Village Zone Change a DR 40-79 Mercantile Village Design Review Approval ,. 4�10 : , v Staff Report/DR 2-87/VAR 23-87 • Page 4 t II. FINDINGS •,iv A. Background• 1. Comprehensive Comprehensive Plan map (PA 2b-84 and ZC 4-84, • See Exhibits 4 and 5) and zoning map amendments changed the designation of parcels 1A, 1B, and N. , ; 1 (See Exhibit 7) from Mixed Use R-0/GC to ' General Commercial (GC) . 2. Comprehensive Plan text amendments (PA 2a-84) modified the Specific Commercial District Policies that apply to the Southwest Quadrant of the Kruse Way Boones Ferry Intersection. Policy IV-D(1) was amended to eliminate the reference to mixed use and the requirement that 40% of the area develop residentially at R-0 densities. Policy IV-D(13-a) was changed by . removing the size limitation for buildings in , the area bounded by Kruse Way, Boones Ferry, • , ' ,. Mercantile Drive and the stream corridor. The IV size limitations in this area were increased to ' •' ` allow the construction of buildings with more ,µ , than 20,000 sq. ft, of floor area per floor. d 3. The Zone Change (ZC 4-84) was approved with ' �,i conditions (See Exhibit 5) . The zone change l t, approval which revises the square footage ' i allowed in the southeast quadrant of the Kruse r," s, Way corridor appears to conflict with the . . "development intensity" chart found at LOC • 48,315(11) ; however, the Planning Commission is presently considering eliminating the chart to recognize the approvals granted within the Corridor. 4. The City has received title to property w IInecessary to provide a turn-around at the ( ' residential end of Collins Way. The final construction plans for the turn-around are presently being designed by the City. 5. Final construction plans for storm drainage improvements necessary to satisfy Condition 6 of the zone change approval have been completed and have been approved by the City. 6. The zone change approval also requires that intersections on Rruse Way not exceed Service Level IDI . 4320 'I .,-'1.. . Staff Report/DR 2-87/VAR 23-67 Page 5 PIN7. The zone change approval requests that the , proposed uses meet the City Parking Standard without the use of the transit modifier and • 1 that 16 temporary spaces be relocated on site 1-B as surplus to the Standard's requirements. 8. Drive-through restaurants were prohibited and grocery stores were limited to 10,000 sq. ft. in the zone change decision. 9. The approval required that any proposed ' development assure residential privacy through . , adequate landscape screening and buffering. 10. The applicant has described existing conditions and provided specific background information in the written narrative (Exhibit 3) , the parcel . identification map (Exhibit 7) , the street vacation map (Exhibit 8) , the survey (Exhibit 18) , the existing easements map (Exhibit 19) , i the lighting plan (Exhibit 17) , the grading plan (Exhibit 14) , the elevations (Exhibits 11 and 12) and the traffic study (Exhibit 9) . ., ) B. Compliance with Criteria for Approval 1. City of Lake Oswego Comprehensive Plan: . The applicant has addressed the relevant Comprehensive Plan Policies on pages 18-22 of . the written narrative (Exhibit 3) . The written * ,' • material is properly supported by evidence in the record as described in the narrative and does not need additional discussion or modification. In addition, the previous PA 2a- 84, PA 2b-84, and ZC 4-84 approvals considered relevant Plan Policies (See Exhibits 4 and 5) . • . , . 2. City of Lake Oswego Zoning Code.: The applicant has addressed Compliance with the specific conditions of the prior tone change on .. pages 17-18 of the written narrative (Exhibit 3) , The following additional Code sections are addressed in the application as follows: a. LOC 48.305 Uses . i • 4,iti Staff Report/DR 2-87/VAR 23-87 , Page 6 The site is being retained as a shopping center . which provides for commercial uses allowed in the general commercial zone. No restaurants with drive-through windows or grocery stores over 10,000 sq. ft. are proposed. b. LOC 48.310 Site Development Limitations The site elan (Exhibit 10) illustrates setbacks in excess of the required 10' minimum for parking lots adjacent to a residential zone and in excess of the 25' minimum required for buildings. The proposed building coverage of 20 percent is well within the 50 percent limit. The proposed structures which are more than 60' from the adjacent residential zone and measure less than the 45' height limit of the general commercial zone. Measured from a point 10' higher than the lowest adjoining ground surface (218' ) the buildings, now connected as one structure, measure 41' to the midpoint of the highest gable (See Elevations, Exhibits 11 and ` 12) . f-.,) c. LOC 48.315(4) Unified Site Plan ' The site plan (Exhibit 10) coordinates circulation, utilities, and parking between adjacent parcels in Mercantile Village • (Buildings A-H and adjacent vacant lots) . The owners of the affected property to the , northwest and West have signed a letter of agreement and Dr . Danchok, oWner of property to the south, has co-signed the required lot line adjustment application, so that his property will be separate from the proposed - improvements. The lot line adjustment application Was not signed in time to process With this application unless a second hearing is held. Since it is classified as a minor development, it can be processed separately as an administrative action. d, LOC 48,315(10) Traffic Management Prior approvals have already committed Mercantile Village to comply with the provisions of the Traffic Management conditions listed in this section. No change is proposed, j 4322 • Staff Report/DR 2-87/VAR 23-87 Page 7 e. LOC 48.315(11) Development Intensity Development is proposed consistent with the square footage allowed by ZC 4-84. That prior approval demonstrated compliance with the 1983 • Buttke Kruse Way Traffic Study; however, the chart listed as part of LOC 48.315(11) was not changed. The Planning Commission is now considering a change to eliminate the chart • from the Zoning Code. A positive City action regarding the elimination of the chart must occur prior to the issuance of building permits i for the proposed additions. ! J f. LOC 48.530 Vision Clearance • The applicant has indicated that 150' of sight distance exists to meet City Code requirements and provide adequate safety on the redesigned ,,, public street (See Exhibit 10); however, the City Traffic Engineer recommends 200' of sight distance. This issue should be resolved prior • a to the issuance of permits. , • 3. City of Lake Oswego Sign Code (Chapter 47) : • ( �) The applicant has proposed three 16 sq. ft. ') signs of raised metal letters on 4' high brick ` • walls on three sides of the site which has frontage on three streets. In addition, two free-standing 16' high signs with a standing seam metal roof are proposed. All the proposed • signs will advertise the project name only. • No change is proposed to the existing sign band on the structures which would allow advertising for individual tenants. The sign band allows signage 2'' in height and 80 percent of the length of the frontage of the building. • Only the free standing signs appear to conflict ' with the Code. They are in excess of the number of project identification signs allowed • on the site (only one per street frontage) and appear to exceed the sign size allowed (32 sq. ft.) as the total structure except for essential structural supports, should be measured as part of the sign. The side elevation of the sign structure is not shown ' (See discussion regarding! Building Design Standard) , . 4023 t Staff Report/DR 2--87/VAR 23-87 Page 8 4. Development Ordinance: The applicant has addressed the requirements of the Development Ordinance on pages 9-11 of the written narrative (Exhibit 3) . The discussion adequately addresses the requirements of the ' Ordinance. ' 5. Development Standards: The applicable Development Standards have been • addressed by the applicant's narrative (Exhibit 3) on pages 11-16. The Stream Corridor variance has been addressed on pages 23-25. Only those areas where additional discussion or '" evidence is necessary, or those areas where 1 to compliance with the Standards has not been demonstrated are addressed below: a. 2.020 Building Design The applicant addresses the Building Design Standard on page 12 of Exhibit 3 and in Exhibit 3a (supplementary narrative) . The elevations (Exhibits 11 and 12) , the isometric projection (Exhibit 13) , the signage plans (Exhibit 21)( and the photos of adjacent structures are the evidence supporting this section. In those ® materials, the complementary nature of site furniture [2.020(1.c.)1 such as the sign structures have not been addressed. The staff recommends that the free standing signs be simplified so that they do not "compete", or so that they are not "dwarfed" by the buildings themselves. In addition, the location and screening of mechanical equipment [2.020(l.h.)) should be illustrated in plans and any impact on adjacent property should be addressed [2.020(4)]. The Police Department of the City has found the planned changes to be an improvement with regard to personal safety and building security, .. A r13 2 el • • Staff Report/DR 2-87/VAR 23-87 Page 3 • b. 3.020 Stream Corridors/Variance 001) The applicant has proposed a major realignment of the of the existing stream and has addressed the required variance to the Standard on pages 12-13 and 23-25 of the written narrative (Exhibit 3) . The staff supports the variance • request provided that the request is minimized by maintaining the minimum 50' stream corridor buffer zone and provided that stream bank • vegetation is maximized by providing a stream bed with effectively planted side-slopes. A realignment of the pathway away from the stream (to curbline) will maximize the planting area adjacent to the stream. Additional discussion is found Under the Drainage Standard section of this report. � ' C. 5.020 Street Lights The applicant has proposed 250 watt metal halide luminaires; however, these do not match the 150 watt high pressure sodium lamps already on the site. In addition, these lamps do not • comply with the Lighting Standard. I" 1 Plans for the public street should show a "shoe box" type of fixture mounted 25' above i surface on Wheatlypoles. Generally, the HPS lights mounte uerdde watt lighting; however, the a 150'liprovide adequate standard is required to applicant Under the etric , data. Revised streetand rparkinghlot mlighting plans should be provided. d. 6.020 Transit Standard lon XrusetWay whichmprovidest access the atow the thay atrransit ,, stop be extended eastward to connect to the pathway along Booties Ferry Road to maximize ^Opportunities for transit access. The relocated transit shelter should be placed to the satisfaction of Tri-Met and the City Traffic Engineer. e. 7.020 Parking and Loading The applicant has demonstrated compliance with the number of spaces required by the standard; however, the large center parking lot has been 1.10 4325 f • _. . . Staff Report/DR 2-87/VAR 23-87 Page 10 designed with most of the spaces 8.5' wide 014 and"standard" in size which requires a 65' (bumper to bumper) aisle dimension -- only 64' has been provided. The staff recommends that 9' stall widths be utilized (63' dimension required) and that planting areas for additional trees be provided in the lot. f. 9.020 Landscaping, Screening & Buffering The site plan (Exhibit 10) illustrates that 26 percent of the site is in landscaping or open space to comply with the Standard. The , landscape plan (Exhibit 16) illustrates that an , erosion control plan and an irrigation plan will be provided. These should be required • prior to the issuance of building permits. The plan also illustrates that extensive use of • existing plant materials is proposed. Security in the amount of 5 percent of the total landscaping value (plant material and installation) should be provided (See 9.030) . The landscape plan also illustrates Giant . Sequoia planted 15' o.c. to buffer the _ M residential area. They are proposed to be • . planted in a single row with a planting height of 3 - 4' . The staff recommends that ' additional plant materials be provided and that the Sequoias be planted with staggered centers ' to provide a more natural and effective buffer between the shopping center and the residential area. In addition, shrubs should be planted along the top of the bank along Kruse Way to partially screen cars in the existing lot. These shrubs were provided as part of the original DR 40-79 approval (See Exhibit 6) , but have since been removed. Plant materials to screen the transformer in the bank have been removed, as well. g. 11.020 Drainage for Major Development The applicants have illustrated that storm water detention will occur within the basin . shown in plans and within an oversized pipe; I, however, calculations to demonstrate adequate capacity have not yet been provided. In c . 4326 , P Staff Report/DR 2-87/VAR 23-87 Page 11 addition, the staff recommends that the edge of el the parking lot be relocated to provide a 25' buffer from the 222' contour line as shown on the grading plan. This should be required to provide a higher and deeper berm for pond freeboard. It will also add to the natural buffer to the pond and creek and between the residential area and the shopping center. The , final construction plans should demonstrate that there is no conflict with the sanitary sewer line and the stream as shown in Section , AA, Exhibit 14. h. 13.020 Weak Foundation Soils ' A portion of the site is illustrated as having ' . a potential for weak foundation soils on the map on page 43 of the Comprehensive Plan; however, proposed additions and existing structures are not within that area. The Standard is not applicable to the proposal. , i. 14.020 Utilities The utility plan (Exhibit 15) , the site plan • (Exhibit 10) and the lighting plan (Exhibit 17) ,,- ) illustrate the extent of walkways, streets, lighting, sanitary sewers and storm sewers proposed, as well as the loclon of private utilities. Proposed easements . re illustrated On the utility plan; however, ,: '.,ay need to be extended to cover additional areas of public utilities including the stream channel and ' , southernmost storm sewer line. All public walkways and street lights should be Within • public right of way or additional easements should be provided. Existing easements which have not yet been recorded should be provided, as well. Final utility plans should provide adequate ' • numbers of pollution control catch basins to drain Mercantile and Lana Drive (Collins Street) . The final plans should also show the continuation of the sidewalk along the west side of Lana Drive within a 40' right of way. In addition, a schedule which minimizes the disruption of circulation on public streets . during construction should be provided. 4321 r r l . Staff Report/DR 2-87/VAR 23-87 Page 12 • • j. 16.020 Hillside Protection & Erosion Control The applicants have indicated that an erosion control plan will be provided with construction plans. The plan should address the relocation of the stream channel, rip-rapping and channel bed construction work. k. 18.020 Access An additional access from Kruse Way has been proposed as a right-turn-in-only driveway. The • access is planned with a deceleration lane and is proposed to be configured to eliminate • exiting. As indicated by the applicant, Exhibit 3 (p. 29) , the deceleration lane will require the application of City Charter • i requirements for road widening. The final plans for the access design should be in conformance with the recommendations of the • Traffic Study (Exhibit 9) , should limit exiting to the satisfaction of the Traffic Engineer and should locate the transit shelter to minimize access conflicts. The staff recommends that a bus pull-cat be provided east of the new access from Kruse Way. Lighting should be provided to the satisfaction • of the Traffic Engineer to increase safety at the driveway throat. The design of the driveway access to the realigned Mercantile Drive interior to the site should be finalized to the satisfaction of the Traffic Engineer, as well. 1. 19,020 Site Circulation Standards - Private Streets The site plan (Exhibit 10) illustrates that one-way drives are proposed at 15' in Width and that all other aisles or private streets are proposed at 20' , 24' or 30' in Width, The Fire Marshall of the City has indicated that adequate access for fire fighting exists, but • that the private streets should be dedicated as fire lanes to allow enforcement within the parking lot areas. Outside front whcel radius ' 1 x • • Staff Report/DR 2-87/VAR 23-87 Page 13 01.111, of 50' and inside rear wheel radius of 25' has been provided where fire trucks are expected to turn. m. 20.020 Site Circulation - Bikeways and Walkways See the discussion of walkways in the Transit Standard and Utility Standard sections of this report. 6. Prior Approvals: a. PA 2a-84 & PA 2b-84 Plan Map and Text Amendments b. ZC 4-84 Zone Text and Map Change c. DR 40-79 Original Mercantile { Village Approval Compliance with these approvals has been { discussed elsewhere in this report and in the applicant's narrative (Exhibit 3) . III. RECOMMENDATION: Approval, with conditions. The following conditions should he satisfied prior to the issuance of any permits for improvements illustrated in this proposal unless otherwise specifically stated: a. No development permits for the building expansion shall be issued until the development intensity chart listed at LOC 48.315(11) is revised or eliminated, b. Final signage plans in conformance with the Sign Code shall be provided to the staff. c. Vision clearance requirements at intersections and on the curved public street (new) shall be demonstrated to be met to the satisfaction of the City Traffic Engineer. d, The applicant shall demonstrate that site furniture and accessory structures such as the sign structures are complementary to the proposed buildings. e, The location and screening of mechanical equipment shall be illustrated in plans to the staff's ktiO satisfaction. 4320 • Staff Report/DR 2-87/VAR 23-87 Page 14 • f. The applicant shall maintain a 50' stream corridor ' 0411) buffer and shall maximize plantings in the buffer by locating the pathway along the curb. g. Revised street and site lighting plans utilizing 150 watt HPS lamps and conforming to City Standards shall be provided. h. The plans shall be revised to show the pathway on Kruse Way extending to Boones Ferry Road. i. A bus pull-out shall be illustrated in plans to the satisfaction of the Traffic Engineer east of the proposed access on Kruse Way. j. Parking stall widths shall be revised to 9' (full size) and additional planting islands shall be provided in the central parking area k. An erosion control plan shall be provided to the satisfaction of the City Engineer. 1. The landscaped buffer (Giant Sequoia) between the • residential area and the shopping center shall be revised to include additional plant materials and • to change the spacing to create a more natural and • (-) effective buffer. - m. Shrubs removed from the planting area at the top of the bank along Kruse Way shall be illustrated in plans to be replaced. • n. The applicant shall demonstrate that an adequate storm water detention area has been provided. • o. A higher and deeper berm for pond freeboard shall be provided by relocating the parking lot edge to a point 25' from the existing 222' contour line. p. The stream corridor shall be designed to avoid conflict with the sanitary sewer to the satisfaction of the City Engineer. q. All public walkways and street lights shall be designed within public rights of way or within easements to the satisfaction of the City Engineer. r. Final utility plans shall illustrate pollution control catch basins located to drain Mercantile and Lana Drive (Collins Street) to the satisfaction • of the City Engineer. 4330 • 1 . Staff Report/DR 2-87/VAR 23-87 Page 15 s. The sidewalk shall be extended down the west side of Lana Drive within a 40' right of way. t. A final development schedule which minimizes any disruption to public streets during construction • shall be provided. U. The final plans, including lighting for the deceleration lane, shall comply with the requirements of the City Traffic Engineer and shall , comply with the City Charter requirements for road widening. Interior driveways shall be designed to the satisfaction of the Traffic Engineer, as well. v. The applicant shall demonstrate positive Council ' action regarding the proposed street vacation. • w. The applicant shall dedicate the right of way necessary for the proposed new (redesigned) streets. x. The applicant shall demonstrate that the lot line adjustment has been approved and recorded. The following conditions of approval shall be satisfied prior to the issuance of final occupancy permits for the • new structures y. Security in the amount of 5 percent of the total landscaping value (plant materials and installation) shall be provided. z. Easements for all public utilities, existing and new, shall be provided to the City to the satisfaction of the City Engineer. aa. All private streets shall be dedicated as fire lanes. • kj 4331 • N Staff Report/DR 2-87/VAR 23-87 Page 16 EXHIBITS: 1. Tax Map 2. Vicinity Map 3. Written Narrative, 33 pp. 3a. Revised and Supplemental Building Design Narrative, 4 pages • / 4. Findings - PA 2a and 2b-84 5. Findings - ZC 4-84 • 6. Minutes - DR 40-79 (Modification) 7. Parcel Identification Map 8. Street Vacation Map 9. Traffic Study 9a. Letter from Traffic Engineer dated March 30, 1987 10. Site Plan 11. Elevations (north, south) 2 pp. 12. Elevations (east, west) 13. Isometric Projection (not reproduced**) 14. Grading Plan 15. Utility Plan 16. Landscape Plan 17. Lighting Plan 17a.Photometric Template 18. Survey 19. Existing Easements Map 20. Lot Line Adjustment/Collins Way Vacation 21. Proposed Signage 22. Photos of Adjacent Structures (not reproduced**) **Exhibits which are not reproduced are available for review in the file. • • • RG/ma 0. 04 1 Development Review Mercantile Village Redevelopment City of Lake Oswego March 12, 1987 �H' Prepared for: The Traveler's Insurance Company 4 Orinda Way, Suite 200A Orinda, California 94563 Prepared By: The Ilenkendorf Associates 0 arrdbaMc�: hAl cith ri l Ices S.W. 5th Ave., Suite 1406 IEEL[sob[ Lf Portland, OR 97204 (503) 226-004 . In Association With MAR 11 1987 SRC Partnership, P.C. 520 S.W. Yamhill • Portland, OR 97204 (503) 222-1917 David Evans and Associates • 2626 S.W. Corbett Ave. Associated Transportation Portland: OR 97201 Engineering and Planning (503) 223-6663 16016 S.W. Booties Ferry Rd. Lake Oswego, OR 97039 (503) 636.9232 • 4333 EXHIBIT lithaliik_ -it • . t u.. { a • .o • TABLE OF CONTENTS e Page Introduction 1 A. Organization B. Site Characteristics 1 C. Summary of Request 3 D. Background 4 o I U. Criteria q v A. Design Review Criteria 7 B. Comprehensive Plan 7 C, Variance Standards 8 D. Street Vacations 8 • E. Road Widening 8 BL Design Review Issues 9 A. Analysis of Conformance with 9 Development Code Requirements B. Analysis of Conformance with 11 Development Standards C. Comprehensive Plan and Zoning 16 • IV. Strec;m Corridor Variance 23 A, Hardship 23 B. Impacts 23 • C, Minimum Variance 24 D. Comprehensive Plan 24 E. Conclusion 25 r 9.3 J it • 'art Page V. Street Vacation 26 A. Consent of Property Owners 26 B. Notice 26 C. Public Interest 28 VI. Road Widening 29 • VII. Conclusion 30 A. Design Review 30 B. Variance 30 C. Street Vacation 31 ; D. Road Widening 31 E. Conclusion 31 VIII. Appendix 32 A. Traffic Study v ' B. Property Ownership List 1. Notice Map 2. List of Owners C. Applications 1. Development Review 2. Variance 3, Street Vacation D. Plans• _ 1. Site Plan , 2. Elevations 3. Survey Plan 4, Utilities Plan • 5, Existing Easements 1 6. Grading Plan t.4 7, Landscape Plan � 3 3 5 4 • LIST OF EXHIBITS Page ® Site Location 2 Parcel Identification (PA 2-84) 6 Street Vacation 27 • • 4u3G L INTRODUCTION 0111 A. Organization The following document has been prepared as part of the design review application for the redevelopment of the Mercantile Village Shopping Center located at the southwest corner of Boones Ferry Road and Kruse Way in Lake Oswego. In addition to Design Review, the project involves a variance, a street vacation, and a road widening. The report addresses each of these issues after first listing the applicable standards and criteria. The report is organized as follows: Ii I. Introduction 2. Review Criteria 3. Design Review Issues 4. Stream Corridor Variance 5. Mercantile Drive/Collins Street Vacation 6. Kruse Way Road Widening ( ) 7. Conclusion 8. Appendix B. Site Characteristics The subject site includes that portion of the existing Mercantile Village • Shopping Center that is owned by The Traveler's Insurance Company based in Hartford Connecticut. (See Exhibit 1). The site is dtlproximately 9.96 acres in size and is comprised of Tax-lots 100, 1000, and 15900 of Map 2 lE BBC. Buildings B, C, and D of the Mercantile Village Shopping Ct•nter occupy the hortheast portion of the site. A stream corridor extends through the property and drains to an existing drainage pond located centrally on the site. Mercantile Drive bisects the site and• separates Buildings B, C, and D from the drainage pond and developable land to the southwest. Buildings B, C, and D currently include 73,500 sq, ft. of gross leasable area with a gross square footage of 94,000 sq. ft, - 1 433? • • ��1 (�. T "_13T moo,, 4;ro 151 T 18T 19 1 . 4:' , '40000. . ....."--4..„........ 1 . 10 Pli:IPP.-- Co.° W.e It—" • +`fir .x. 1 115800 I iglirjoifit# •. - '� •:R - 1103 I f �- a �•. 1 h I I/ 3 34 _ 3y e. 311 301 � lc , .41 •n." SHAM AV .+M '`1` crt T 2pT ^ ° —'� •0111111.11" f .,,t- 'I ° � / . S ilk 1 o ; 14 ® AY 2F _J/ I, — '7ED • 606. S°�; � %� �,`••r `4' G r,1 • • 1 d 4°P ' ' il % / 123 .1 ' �J�; �h I t , i tVictso ,L 8200 �'�%;" I in c *12 n ,u,2 :e %toll 30 11 ;1. YnCAT[��. I410V1 o•941"..e., I r COLLINS WAY •r VACATED BY OnO. IE20 Old 6 A.CL �� ;' q... �' T 1 T '� _ EXHIBIT 4�33 ur • J I 1 , , _.„....... _,, , (i.s.,...... - n1,:::- , . ..„--..." .--„...,, , .. . / . IL, 4104 ......... ;j1,-, ., ..____ ._ :_ ..i. _,_ . ., ,, ..„ „ . _____. . , ........ ,___ . .. ,. ., 7 j .. _. , .,_. ,L.,,,, .•. : ...„.__, , , .. . • . . . 1 , \ . :., I -, / ___..-,\` � SITE �" ' •" • ,� WALUGA .. •- PApk Yi l ♦ -. • ... r ,,.. ..•. • . •• 14 A '_�• VMDmI::::t Mn s ,; %' E I V e MAR 12 1987 4,__, NORTH I 0 11 0 0 1600 FT '1 3 3 7 Site Location ;1t c'hearittl'e ,I'ieCage 2 Exhibit 1 • • • The site is bounded by Kruse Way on the north and Boones Ferry Road on the east. To the south and west are additional buildings which are part of the Mercantile Village development but not part of the current request. To the southwest, are single family homes on Harvey Way and Collins Way. The southeast site boundary is defined by the 1985 lot line • adjustment between property owned by Mercantile Village Co. (TL1000) and Dr. Danchok, D.D.S. Problems with clear title to the property have delayed completion of the lot-line adjustment. Resolution of the problem is expected prior to action by the Design Review Board. C. Summary of the Request The applicant is requesting approval of an application to allow the redevelopment of the Mercantile Village Shopping Center. The proposed • redevelopment includes the following: 1. Construction of a 7,300 sq. ft. gross leasable area (GLA) addition which will create a covered connection between three existing commercial buildings (Buildings B, C, and D). The covered connection will result in construction of common entryways into the building complex. 2, Construction of a 9,860 sq. ft. (GLA) addition to the west of existing Building C. • 3. Construction of a new parking lot to the southwest of the shopping ti center buildings. 4. Relocation of a portion of Mercantile Drive to the south of its current location. To relocate Mercantile Drive, the existing right-of way must be vacated. In addition, a portion of Collins Street (Lana Drive) will be vacated and realigned, , 5. Relocation of the stream corridor to the west of the proposed parking lot and to the south of Mercantile Drive, 3 4340 • 6. Construction of a new driveway access for eastbound traffic on Kruse Way. The driveway access includes a new turning lane on r Kruse Way which involves approval of widening Kruse Way. D. Background a ' . Since it was first constructed, Mercantile Village has had a history of high vacancy rates. According to representatives from Norris, Beggs, and Simpson, the real estate firm that manages the property, current vacancy rates for Buildings B, C, and D are as follows: • Table 1 Mercantile Village Vacancy Rates 1987 Building Vacancy Rate B 77% ` C 64% D 100% The proposed additions and new construction are in response to a • consultant's study that found many of the leasing problems at Mercantile Village can be attributed to the design of the shopping center. The • • study, conducted by William P. Macht Associates in 1984, stated that problems at the center included: o Confusion about the on-site circulation pattern, o Misallocation of parking spaces among the buildings at the center, o Confusion about store/shop locations due to the number of buildings and the number of levels within each building, f 4 434L o Confusion about entrances to the buildings. A o Store size does not vary inversely with foot traffic, i.e., the smallest stores have less foot traffic than the larger stores due to the layout and multiple levels of the center. o The building complex lacks the critical mass to be recognized as a specialty shopping center. The Mercantile Village Corporation took the first step toward eliminating the design problems at the shopping center in March of 1984 when an application was submitted to the City for a Comprehensive Plan and Zoning Amendment for the site. The City approved the request in early 1985. • The request included the following amendments which apply directly to this request: 1. Comprehensive plan map and zoning map amendments changed the designation of parcels 1A, lB, and 2 (See Exhibit 2) from Mixed Use R-0/GC to General Commercial GC. 2. Comprehensive plan text amendments modified the Specific Commercial District Policies that apply to the Southwest Quadrant of the Kruse Way Boones Ferry Intersection. Policies IV-D (1) Was amended to eliminate the reference to mixed use and the requirement that 40% of the area develop residentially at R-0 densities. Policy IV-D (13-a) Was changed by removing the size limitation for buildings in the area abounded by Kruse Way, Boones Ferry, Mercantile Drive and the stream corridor. The size limitations in this area were increased to allow the construction of buildings with more than 20,000 sq. ft, of floor area per floor. • 5 4342 cgRMg4, opt . Pad 4NP :i.i.:::::.::1:.i::1 0 44%.:41.2:.......40 ! 0 mitik.,,,4 , impiolt.i,„ ..iikratip 11 . 11% . t, ::. .:.:.::.< : :• ::• a >: lma 1 iiirl 2 MMI a iii;iiiiiii.::ili.\ . '' BM i illffl .x.x.x:.:.:.:.. vx..:.:.:.:.. ..„0,4,------, 4 11011 1111111.11.:::iiiill 4 , 4 C-7) .i NORTH . illli*"'"illiiiiiiiiiiiRiiiii:lqiiiiiiilliilli: 1,11ft17 e iiix•i o too ¢oo goo Legend rAK661- NO. M,KS 1,6r o.179 ro 1 .019 \ \� 4�4 2 0 i ! ,, , V1; o.721 VO o•1 4 1.712 • --`-!� Parcel Identification p jv`�ke tlid L(, l��CIC�()- 6 .3 . Exhibit 2 • U. CRITERIA e A. Design Review Criteria 1. Development Code The following sections of the Lake Oswego Development Code are relevant to the request: LOC 49.315 Application Procedures LOC 49.615 Criteria for Approval 2. Development Standards The following standards are applicable to the request: LOC 2.005 Building Design LOC 3.005 Stream Corridors LOC 5.005 Street Lights LOC 6.005 Transit LOC 7.005 Parking LOC 8.005 Park and Open Space LOC 9.005 Landscaping, Street Trees, Screening, Buffering LOC 11.005 Drainage for Major Development LOC 13,005 Utilities LOC 17.005 Access LOC 18.005 Site Circulation - Private Streets LOC 19.005 Site Circulation - Bikeways and Walkways • Be Comprehensive Plan and Zoning The following previous land use applications contain conditions or policies that apply to the request: PA 2a-84 PA 2b-84 ZC 4-84 7 4844 The relevant Comprehensive Plan policies include: } o Quiet Environment o Stream Corridor o Commercial Land Use o - Southwest Quadrant of the Kruse Way/ Boones Ferry Intersection o Open Space Land Use - Protection Open Space o Transportation o Public Facilities I C. Variance Standards The standards for granting a variance are listed in the following section of the Lake Oswego Development Code: LOC 49.510 Variance Standards D. Street Vacations Street vacations are governed by the Oregon Revised Statutes. The • applicable sections include: ORS 2'11.080 Vacation in incorporated cities; petition; consent of property owners. ORS 271.120 Hearing; determination. E. Road Widening The Lake Oswego City Charter requires that a hearing be held by the city Council prior to issuance of a permit for road widening. The applicable section of the City Charter is listed below: Sections 40 (c) and 40 (c) 8 4845 • III. DESIGN REVIEW ISSUES A. Analysis of Conformance with Development Code Requirements ' 1. Application Procedures- LOC 99.315 F` The development code requires that applications submitted to the Development Review Board include various maps, plans, and • narrative statements to prove that the proposed development ., , meets the City's standards and criteria. The subject request meets the application requirements as follows and as illustrated on the maps in the Appendix of this report. a. Site Map - The site map for the proposed development is included with the application materials. b. Survey - The survey is attached as part of the application. i c. Soils - Soils information has been submitted for previous development applications at the site. d. Drainage - A drainage plan is included as part of the utility plan. �. .. e. Flood Hazard - The site is not within a flood hazard area. f. Transportation Access - Street access, pedestrian walks, bikeways, and transit access are addressed by the site plan, the discussion of transportation policies, and a traffic study is included in the Appendix. g. Utilities Plan - Existing and proposed utilities are shown on the utility plan map, Easements are also shown on the easement map. 0 4346 tit h. Sun and Wind Exposure - Because the project involves redevelopment of an existing shopping center, sun and wind exposure and solar access is not addressed. The new additions will conform to the Uniform Building .. Code (UBC) and will meet the energy conservation measures inherent in the UBC. i. Noise Sources - N' use is discussed in the discussion of the City's policy regarding Quiet Environment. . 1 3. Views or other special features - The stream corridor ' • is the only special feature on the site. The stream • • corridor is addressed in the discussion of the stream corridor standard and policy and in the discussion of the variance for stream corridor width. . k. Names and addresses of property owners and renters - A . list of the names and addresses of owners and renters • I 1 within 300 feet of the site is included as part of the ' application. • 1. Preliminary Plan -The plan includes the following: (1) The site plan provides proposed street relocations, a table identifying impervious surfaces and parking requirements, lighting and signage information, and waste disposal facilities. A grading plan and an easement map are also included. (2) The utility plan includes water, sanitary sewers, and storm drainage, Easements are provided on a • separate map, (3) The landscape plan identifies plant materials and k. locations and stream corridor boundaries. • i 10 4347 . I n X erh (4) This document provides the project summary. ,. 2. Approval Criteria- LOC 49.615 • ii The development code requires that the request conform to the approval criteria listed in Section 49.615 of the Lake Oswego • ;' Code. The proposed develupment meets the criteria as follows: r... . a. Comprehensive Plan - Section lit-C of this document ' S provides documentation of how the proposed development ,• .) meets the City's comprehensive plan. b. Statutory and Code Requirements - The proposed street vacation conforms with the Oregon Revised Statutes for the reasons set forth in Section V of this document. The proposed stream corridor variance required by the development code is addressed in Section IV of this report. y f.4 c, Development Standards - The applicable development standards are addressed in Section 111-1.3 of this document. • d. PuturP Streets or ODPS - Because no future streets are planned through the site and because the development is ' not phased, the criterion is not applicable. ' B. Analysis of Conformance with Development Standards • • • x • �, r The City of Lake Oswego Standards Document of 1981 lists the development • standards for new development. Each standard that is applicable to the • p proposed redevelopment of Mercantile Village Is addressed below, • .. 4. 4348 A n A; _, 6 •• 'd o:_` .R�.i:X ;:,r {. x. -tip , .+;' � I, 'ti 1: X6 }'' ., o rra, X -., q.. 1 r f � u 1. Building Design The proposed development involves the construction of a building addition connecting existing Buildings B, C, and D and a second f > addition to the west of Building C. The additions result in an increase of approximately 21,000 sq. ft. of gross leasable area +p k 4 (GLA) at the shopping center. The additions are designed to complement and enhance the existing buildings. The development will entail selective use of existing materials; • brick masonry walls, concrete tiled roofs and wood trim details, The three existing buildings will be integrated by employing common ' building elements that strengthen the development as a unified S. design. Arcades, roof forms, and paving will all serve to tie the project together. Selected new materials will add focus to the development by highlighting entry points. ' The design satisfies Standard 2.020 (1.b.1.) which requires .hat i tl $ existing buildings shall be Integrated into the overall design. ■,,, '� The site plan and elevations of the proposed buildings demonstrate , that design elements are complementary. ' '. 7 - r 2. Stream Corridor 1 1 The proposed development requires that the existing stream corridor be relocated to the south and west of its present course. A ► ; primary design objective of the proposed redevelopment is to • consolidate parking areas to the southwest of the building compiex. `t . The e:isting stream corridor and drainage pond currently occupy the portion of the site that is most desirable for the proposed Y f. parking a,aa. • Because the relocated stream corridor results in a major � I • realignment of the stream, a variance application has been filed. The variance criteria is addressed In Section IV of this report. LL„ ;; � r 4 `• a. 1 ;vr c '; i •V; to '" a s' rt a r r `1 ,_��e. N:r•i ` .' .tl 1,� tl y ► GX1 „,* f�A 1 1 4 . Th i n4 1 !s , l 1 ' at 0 1 •! tl / r r ,,' } ^ r� ..s. d r ,/.i ♦ . i-„ , t'R;�, , �i 0 „�1 r~ ! 4. 4 A' J Aa, i" j 'rt� • r-. Sh, The stream corridor design review criteria of Section 3.020 (3) are satisfied as follows: a. Other Locations - Because the project involves redevelopment : of an existing shopping center, the location of existing buildings and facilities present major design limitations. The design objectives of the project are to connect the existing buildings on the site and to consolidate parking near the main entrance to the buildings. By providing a parking area immediately southwest of the proposed entrance, the design of the center assures that potential customers "1; °', will associate the parking lot with Buildings B, C, and D. l.. Misallocation and confusion over parking areas is a problem • • with the shopping center as it currently exists. Because of • r , the need to consolidate parking areas, there is no other design alternative but to relocate the stream corridor to the west and south. i b. Reasonable Use The relocation of the stream corridor is r}, necessary to allow the reasonable use of the property to the southwest of Mercantile Drive, if the stream corridor is not relocated; the new parking areas will be separated from ' Buildings B$ C, and D by a physical barrier which will defeat • the objectives of the redevelopment, i.e., make It easier to park and shop at the center. c. Impacts on Natural Features - The relocation of the stream corridor will have no impact on the natural features of the • stream corridor because the area surrounding the stream was stripped of natural vegetation when the Mercantile Shopping t° Center was construc'ed. The relocation of the stream will actually result in a more attractive stream corridor since• m' +� + the corridor will be better defined and landscaped when it is • rerouted to the south and west, The corridor will be 4 landscaped so that the streatn bank to the west will maintain an appearance of natural vegetation, The eastern stream bank will be planted in gross. • 13 Q350 u. • kr iPr ( '1 n I , <. •• ; r ,` n7• :+a 11 4 q 9 N P�I h�� y ,` t .. .tibk M + � ,��.^ ♦t•,�, '4 .•�. .► +� • r',�•� P t :,k:+ � i�. 4�" h.r•,.; • ��� 4 + "u. r ' ��u � ., , ` ' d. Minimal Intrusion into Buffer - The development will result in minimal intrusion into the fifty foot wide buffer zone , '' • ''" that surrounds the relocated stream corridor. The overall corridor is 50 feel :fide for tt.4 entire length of the stream. 3. Lighting ,, f, .; Lighting at existing buildings includes exterior soffit lighting at all walkway areas, some accent lighting, plus light standards 4 s �:. �< � located throughout the parking areas. The development will continue coverage of new walkw-,g areas with building lights, site .5 lighting or a combination of both. New parking areas will receive .'•• adequate and uniform lighting using light fixtures similar to the +� existing. • The Kruse Way entrance and the Mercantile Drive rj' realignment will also be encompassed in the overall lighting ' design. Other areas of lighting will be focal points such as the K entrances to the central parking area, the main building entrance, „ and other points of interest. The lighting will enhance the .r• ,''a F ,) quality of the project from a decorative as well as a functional + ;, it --3,.,, standpoint. • , .0' }Pt' ��, i 4. Transit System r ": 54 17, y {iti City staff have indicated a desire to provide a bus stop along r ;A':: A . '' x 1 " Kruse Way immediately to the east of the proposed access way Into #, �;' the shopping center. If the transit service is provided directly { r ' ` i•v,,,, to the site, an LID should be used to pay for needed improvements. " re4 ' :' , Sidewalks will be provided from the proposed bus stop to the • r ' shopping center when the bus stop is constructed. R 5. Parking and Loading !, "p,' The parking standard requires one parking space per 300 feet of gross square footage. Based on the shopping center's proposed E;. gross square footage (GSF) of 121,500 sq. ft., the center will r,. tt 4351 ,t' 14 _ di r 1• 1 ' t'yrl + ti • -. {•.. 9 , :,d p ', h M s � L •" �!. 5 � M 1 1 a , fdt dI 'P i s WrF ' " Is 1i ♦p : '' s . 7• d + r pd ':40„14,, r'l," d• "w 1$,t a .!,(.Ma '.. � ,. ' d ,,_ ', ' Y d. r ,,. •f = • 't+ ♦r ', + ♦n riVi; 0. r.'. r,{ +, ,7 ' ,0''-' s ,�„ 'gyp ►e' `.1. 1 a -. s �� rM ,.'1 fix, y' a' ." a �'.. "�� 'Y: , 't .� stir, ;' ly', t";+ R, e '�' require 405 parking spaces. No parking modifiers are applied to Olt this figure. With the new parking areas, 430 parking spaces will `' '• be provided. 6. Park and Open Space ff ail The standard requires that 1596 of the gross land area remain as .fi rt s open space or parkland. The site has been designed to maintain 2.3 acres or 23% of the site as landscaped area. The landscaping plan ` 4 t identifies those areas. The stream corridor is the primary open r = space feature on the site and it has been designed with a pedestrian walkway adjacent to the stream. 7. Landscaping, Screening, and Buffering i tocomplementthe The landscaping has been designed P g 6fiexisting landscaping on the site. Landscaping has been used to screen the • residential areas to the southwest of the site. The landscape area t requirement is satisfied by the provision of 2.3 acres of landscaping which represents 23% of the gross area of the site. • • � F S 8. Drainage Standard for Major Development ' Drainage requirements are satisfied by the drainage system ;a Illustrated on the Utility Plan. , • N, •�' 9. Utilities Utilities are illustrated on the Utility Plan. All required = ..; .�,, utilities are provided to the site. The Easement Map identifies "4 the existing easements and the easements that are required to complete the project. A;:a 15 t .. �p Sri n % r r 'r' 3,5, 1 , 4 _ _ " , r xt p Y ' X a 1! 10. Access ' a I Access to the site is provided from Kruse Way and Boones Ferry Road, both of which are identified as arterial streets. Mercantile Drive bisects the site and is used as the primary point of access into Mercantile Village. Access to the site will be improved, •may: provided the proposed access way from Kruse Way into the site is q. approved. Traffic issues are discussed in detail in the traffic• ' study included in the Appendix. 11. Site Circulation Standards-Driveways and Pedestrian Streets The proposed private drives within the development serve as aisles and access to parking areas. The drives meet parking aisle + !� requirements. 12. Site Circulation Standards-Bikeways and Walkways ` { p Walkways have been provided along Mercantile Drive and along the 4 stream corridor. The walkways allow access through the site and • connect the different buildings within the Mercantile Village r development. t C. Comprehensive Plan and Zoning In 1985, the City of Lake Oswego adopted the final orders for PA 2a-84, PA 2b-84, and ZC 9-84. Each of the orders carried implications for the . 44 t development of the site. . f, r '{ 1. PA 2a-84• • The plan amendment changed Specific Commercial District Policy 1V-D (1) to eliminate the requirement that 40% of the site be developed ti for residential use. The amendment affected Specific Commercial ' r District Policy IV-D (13-a) by allowing buildings with floor areas +; 4i greater than 20,000 square feet to locate on the site. The subject 4• • • proposal confs."ms to these policies. s • `;,;; A � 16 5 3 4u�. • .Y . 151. . � ,y 1- o,. 4 4 4 0 rip :i t ri'l q 4 i � 11'.1 s (a 1 r 4' 2. PA 2b-84 rr The plan amendment changed the plan designation of a portion of the site from Mixed Use RO/GC to GC. The proposed shopping center conforms to this designation. xj 3. ZC 4-84 5S ' i ,:Six a 1,, ,l The zone change amended the zoning for a portion of the site to be i r'ry ," ," consistent with PA 2b-84. The change was from Mixed Use RO/GC to , 1 ,x . GC. The Mercantile Village shopping center exists as a GC use so i,;, 4^ , ,',A,';- 'Y' , 1 the zoning is appropriate. The zone change included numerous i,' a �•�7 •, • conditions which are addressed below: `1 t,.4 1.4' Y 4'll',n liti F j.i '11 {�,tt'' a. Square footage maximum ,, li`.*a ;, Al % The zone change required that the maximum square footage Pk b.'Y t `rr allowed be consistent with "Table 1, page 12 of the t r r , ) applicant's proposal narrative". Table 1 sets forth a total increase of 61,000 square feet of Gross Leasable Area for the ,,1 rY � t' entire Mercantile Village shopping center and an increase of 23,000 square feet of Gross Leasable Area for Parcel 1B (a �,^a� ', ":4 qei . portion of the subject site). The development request . ,1 conforms to these guidelines in that the 6t;:,ppin�,{ center 4,x`` l x « . t t expansion will result In an increase of 21,000 sq. ft. of �1 t;� Al I ,ql gross leasable area. Y ti yV �l f yt • i b. Traffic generation The zone change requires that intersections on Kruse Way not 'ice`' y,,,� r { exceed Service Level "D". The traffic study included in the ' ` Appendix of this report demonstrates the development will not *i ' :j cause the surrounding intersections to exceed Service Level ' "D". The study indicates that the shopping center driveway +k 4� intersections will have an "A" Service Level. ..,'¢t:'' ,. ,, i ' r,s, , . -) b v' ` u ;i 17 V tll�� ,fib-. u �lia hh, �� .,, ; �•,A.r , , l� !iia ,` ` ;Y' ,1• �4',",% xeL,/,Ub �,5'04sa ' '1 r'i 6 ' t L ; to. •, r 1 N,,,` 1.1 14 l4,, r (ri/7, 1,' 11i: A'i,',i'• } ,t {yT''k` ',x ,.. t `'M �' r:• . ' '� 0. 4 .. 6 ° «. . , '�. ;tA r�r t-�+. �t,/, ,•',1: '.��i a... _1+�'•.t is • ,, ,t,rM c. Parking T., '''•`., The proposed use meets the City's parking standard without i' ,�'t ;r . The ` ' ';; , .. the use of the transit modifier (see Section III-B-5). '' conditions require that 16 temporary parking spaces be relocated on site 1-B. The proposed parking lot exceeds city rR e. requirements by more than 16 spaces and satisfies the (.t,': ' condition. 7 t Iv' rltt'.. y 1 t , .- ,r; ;+. The requested development complies with the condition ` + j ?' prohibiting drive-through restaurants and limiting grocery r , ',,',‘",".,'A r F stores to 10,000 square feet. ��' k r r Yt• J . ' f ) e. Residential Privacy ,„ '.0, ,. The proposed development will assure residential privacy with e ,tt where the T+ r ,,. J evergreen landscape screening and berming a • `. :+,Av development abuts residential property. 1 •' �.x .*Si" ,w 4. Comprehensive Plan Policies The Lake Oswego Comprehensive Plan contains numerous policies that s V v Y x ' affect the development: the applicable policies are addressed " < ,1 r h • below. ih! ' s a. Quiet Environment Policy . =R'�r, h rr The quiet environment policy Is satisfied by the design of 4 , •,' +'' } the development which includes a fifty foot buffer with heavy ., ;. r `+° landscaping between the proposed location of Mercantile Drive j. „rr . and the residential properties to the west. , , f �,�i' y1' r� �� a H • 1 =r+ 18 C w ti r 4 ra w 1A 4- , ' +_ p,, r.. " , , • ; f p r;n ^ xp'Y� (Y .yl +� ,9, fl 9 " � 1� '�' ,k ♦ , lr :'. I'+r r ,iq''it` 0' 4 '1. #t' w4io 1iFatn• k .1 7J ' rd t • « i.r P y•F. y b. Stream Corridor (• r % .' The policy is satisfied through efforts to enhance the strea m ;1.*:::,:,�� ar,'' corridor even though it is being relocated. The proposed 'TV' "4 site plan maintains a fifty foot corridor along the stream to maximize public access and appreciation of the stream. The , relocated stream corridor will be heavily landscaped aril will ,edit c better meet the intent of the City's policy than the existi,(g « ' zY r„ stream corridor which has been stripped of Its natural \ ,, ',,I, 0, vegetation. As proposed, the corridor will be planted with n 'A sir �, Y + . , natural vegetation on the west bank. Plant materials will include hemlock, Douglas fir, vine maple, and sword ferns. •, r c. Commercial Land Use '` °i ' i. The policies developed for the southwest quadrant of the ,,, y Kruse Way/ Boones Ferry Intersection apply to the request. 11• ; . i' " Two of the policies were amended by PA 2a-84 and are a {t . 'I discussed above in Section Ill-C-1. Other applicable r,,'! ' r policies are discussed below. e.3; , r�'1 k 4 "�., (1) Traffic - The policies require limited access to Kruse `' Way and Boones Ferry Road and preserve the capacity of r 5 is ,;1 the streets. The policies are satisfied in that access + :i y to each street is not changed by the request and the ,{r ' .' I projected Service Levels are within the standards set by ZC 4-89. . 1 ' t ' ",' Y ` (2) Internal Access - Policy IV-D (3-b) states that the , M "City will vacate the necessary street segments to , w provide for internal circulation and site plans". The ,X ; F requested relocation of Mercantile Drive requires a street vacation by the City. r c+` 19 4356 :}fi , �:I ;,.� �q""A' , i. ' y�" i x ., + :tie + r•,Y ''x a �". Y'.+ f��"'1_I:f, L� w r� � .' .4 �i� �u . is , • , h•:.,e F 5 y 5wi ♦'r. + d' ri� �., t ,. 44 v } .t , (3) Pedestrian access - An extensive network of sidewalks 04 is proposed and will follow the stream corridor and Mercantile Drive. Sidewalks along Kruse Way will be , 4,V, ;•i+ I'f provided through the Kruse Way LID. t (4) Prote'tion of Adjacent Residential Areas - The residential areas to the west are protected by the '* ' 1 stream corridor, buffer areas, and landscaping} f k1,I ti t (5) Coordination with adjacent development The 45 1•• I redevelopment has been designed to assure coordination • i with surrounding developments. The realignment of r.e!; . Mercantile Drive and Collins Street (Lana Drive) will r r continue to provide excellent access to surrounding development. The expansion of Buildings B, C, and D ;� e 4 will be compatible with surrounding properties through the use of building materials similar to those t " 1 •• `4. currently used on Buildings B, C, and D. Drainage Is ',4'..,i t j being coordinated with surrounding developments..ti (6) General design objectives The center will continue to function as a "village-like shopping and service center". The size and scale of the development meets " ' ' ` the standards set forth by PA 2a-84. The design ! provides easy access to the shopping center and .M• z 4 w 1 encourages walking between stores by enclosing the '• • ' I space between the existing buildings. The ", 1 rehabilitation program prepared by William Macht and �;: .1 „; I Associates for the Mercantile Village shopping center tin u, . in 1984 found that the present design of the center q .' }i' �, inhibits movement of shoppers between the existing ' a '! buildings and shops. 1 ' • ~4 Y n t. l'' ,t 20 fit '�„a,' ! h.v 4.r .. 41v F Ili J! .p . . pr:'. pr Al,' 1 .F •.,1:, r I 1 & l,,4 i„ ai}Y 4 J 1 a ' w,�a t 1 i}s i, s ,0_ i i.1 1� .. �"! t �:' '> ,: Yr - "x `+, a•'} ;• �1, L.N,' . ,, .1 fit' `• i . v ). .. r,k''1 ;a {., tl: r,-`, ,off 4' ,, r ,' �'! ,, d. Open Space Land Use . Stream corridors are designated Protection Open Space in the I City Comprehensive Plan. City policies encourage development of public access to open space areas. The proposed redevelopment of Mercantile Village will result in the ° relocation of the existing stream corridor to the west of its ,t current location. The new stream corridor will be similar in , . " length to the existing corridor and will satisfy open space Y 1";'', policies because a sidewalk will parallel the stream and 5 kJ , ' as � . provide easy public access to the open space area. The �. ; relocated corridor will be 50 feet in width. -Y1 t ' ' , e. Transportation ' City transportation policies encourage a safe and convenient pattern of access. The traffic study included in the ? .*.al . appendix of this report demonstrates that the expansion of I the shopping center will have a minor impact on the , L transportation network in the area and will therefore comply ,,r ' with transportation policies. The traffic study makes the A v r " J 'r following findings: V, , 1, (1) Trip generation - The expansion will result in a daily ;ti increase of 1328 trips to the site with a total of 116 trips at the P.M. peak hour. a (2) Mercantile Drive reallgnment After realignments Mercantile Drive should operate at a speed of 1 approximately 25 mph. A 200 foot sight distance is needed at the le tersection of Mercantile Drive and the yj' , eastern driveway into the center. Clear vision can be ` t assured by construction of a retaining wall adjacent to the proposed parking lot. ., �� �., , ,,. 21 v ��`:� wry i` •6,1 , ter P.:1 1,. h 1 Y r , r P . t'• • •. Y T ..-'Y li. it [-..:-7.7 ., n ,�i'/�"��� 1 : 1 ! . .91,yi I Ip 1 1 .1 I•I* f, I �y ! 1 114i ' 1 1 1 1 is ,�...,:, .. \SITE �1=.._,.. L..... <„ • ;MT ir 1 f I .wm.uGA ,... 1 ti.. r• ,.r _ I di .. , .,,,.. ... . ..... .__ r 1 •M _ w1,A 1// '1^wlJ r' • z i: /// , •' r11 �••'t. d . r ( y J ` ,..s` _ !(', x` - ' y%\ ',,A yam• ` yw S�1 A•1 %` '%' A J s�1 a :I' , I 0 ,...„, „t, i„ ; ,. „ NORTH ter ...11 0 400 800 1600 FT 1. EXHIBIT 1� Site * ' N !r % '`''rT,� ' , Jikkear & c t acre/ 43 •� .. �1. A f• 'T / a :.{' ..I r I I • (3) Internal intersections - Driveway intersections with ' ' 0.4 Mercantile Drive will operate at Service Level "A". All internal intersections are designed 100 feet apart. (4) External intersections - The operational capacity of y . r the intersections of Mercantile Drive with Kruse Way and Mercantile Drive with Boones Ferry Road will not be affected by the development. The intersections currently operate under capacity and the addition of 60 additional vehicles at each intersection at the P.M. t peak hour will not affect operational capacity (5) Kruse Way driveway - The driveway will be skewed to the west to prohibit vehicles from exiting onto Kruse Way. t The Kruse Way deceleration lane will be 200 feet in ' length. , .� 2' (6) Sidewalks - When the Tri-Met bus stop is moved to the east of the proposed Kruse Way driveway, sidewalk • ..S access from the bus stop to the center will be Ir r f provided. The site provides adequate internal w pedestrian ways along Mercantile Drive. f. Public Facilities Public facilities, including water and sanitary sewer, T_ currently serve the site and are adequate to serve the expansion of the shopping center. Storm drainage facilities have been redesigned and meet the Cityts drainage '® x requirements (see the drainage plan and supporting documentation), a, w i y y1 Y r13Gt) 1 N. A. ry i . IV. STREAM CORRIDOR VARIANCE A variance to the stream corridor standards is required because the realignment of the stream corridor is not classified as a "minor realignment of the stream channel". Procedures and standards for variances are set forth In Sections 49.500 through 49.510 of the Lake Oswego Development Code. Each of the variance standards are addressed below. A. Hardship Standards require that "the variance be necessary to prevent an unnecessary hardship". Because the existing stream corridor is centrally located on Tax Lot 1000, the parcel would be extremely difficult to develop without realignment of the stream. Denial of the proposed . realignment will present an economic hardship for the applicant because the expansion of the shopping center will not be able to occur. `« `*e y Expansion of the center is mandatory if the center is to survive. • 1 Current vacancy rates exceed two-thirds of available space and, according U. '..': J ,• j to a consultants study, the only remedy Is to expand the center and consolidate parking areas (see section 1-D of this report). The only t*. available space to expand is to the southwest over the existing stream t•, u corridor. If the stream corridor is maintained t t its present location, t ,•, the only alternative for development of the site would be to build 4A Y 1 dp. .'�. ,;,,;y additional scattered shop buildings which would further add to custc-ter � ' disorientation and parking problems on the site. �G B. impacts „; ti `t The variance standards require that the request not be injurious to k; « •. ' 1' . '' surrounding property and the subject property. The relocation of the « . " • , 7 ' stream corridor will result in a corridor similar in length to the M existing corridor. The new stream corridor will be better defined by ' .0, landscaping and grading. Landscaping will provide excellent wildlife , f t 1. .rf habitat and will provide a buffer between the shopping center and the �,` i ". residential property to the southwest. The corridor Is fifty feet in +•. e- ,.. ;.;a t; -4 width to assure an adequate stream buffer zone. The banks of the stream „ n , + a w,'.I' R n ....•k 4 It r. a ,1 • `L'3 a « u ,t'.,i t:a...,1... ,,'.„ �s1- "'"rt 4 a "} , '. '' 1 . , .4,. 11 1 ' 4 ' 1 I. corridor will be planted with flood resistant vegetation. The eastern , ''°; bank will be planted in grass for stability and easy maintenance and the western bank will be planted with vegetation of natural appearance such • • as sword fern, kinnickinnick, and zabel laurel. The drainage system included on the Utility Plan assures the stream corridor and detention r • area has adequate capacity to carry winter storm flows. See Appendix 'd b "i C. Minimum Variance 1 The standards require that the variance be the minimum variance necessary to make reasonable use of the property. As discussed in Subsection IV-A, the requested Variance is necessary to provide adequate space on the site for expansion of the shopping center and parking area. The Site Plan has been designed to maximize the stream corridor area while providing the following: • • o adequate and safe road width for Mercantile Drive o compliance with landscaping requirements , t ) o adequate parking for a viable commercial operation. A lesser variance will result in the loss of parking spaces which are considered necessary to make the center a viable operation. if the number of parking spaces is reduced or if the proximity of the spaces to the center is increased, the commercial success of the center will be jeopardized. For these reasons, the requested variance is the minimum variance possible. • . . D. Comprehensive Plan The variance standards require that the request is not in conflict With the Comprehensive Plan, The variance request conforms with the comprehensive plan for the ime reasons that the design review request conforms with the plan. The reasons are stated in Section III-13 of this report 24 4803 , ' . _ 1 r • • • • R. Conclusion The request meets the variance standards. Without the variance and subsequent redevelopment of the site, the shopping center will remain underutilized. Relocation of the stream corridor will result in new 11 landscaping and an overall improvement of the corridor. The request is 4 the minimum variance necessary to meet the applicant's objectives. The request conforms with the comprehensive plan. { 25 4303 • V. STREET VACATION The proposed expansion of Mercantile Village involves the relocation of Mercantile Drive to the south and west so that a new parking area can be y provided adjacent to the shopping center buildings. To relocate Mercantile Drive, the existing right-of-way must be Vacated. A portion of Collins Street (Lana Drive) must also be vacated to complete the realignment. Exhibit 3 illustrates the area to be vacated. The City of Lake Oswego relies on Oregon State Statutes to set the procedures and criteria for street vacations. The criteria for granting a street vacation are listed in ORS 271.120, Hearing Determination. The section requires that a public hearing be held on the vacation and that the following be determined: o • whether consent of the requisite property owners has been obtained, o Whether notice has been duly given, and o whether the public interest will be prejudiced by the vacation. •• Each of the criteria are discussed below. A. Consent of Property Owners ORS 271.080 requires the consent to vacation by all owners of abutting property, and owners of not less than two-thirds of the real property affected by the vacation ("affected" property is defined as property within 200 feet on either side of the street and 400 feet from the terminus of the street). The consent of all abutting property owners has been obtained and the abutting property owners also make Up the ownership of two-thirds of the affected area. See Exhibit 3. 13. Notice Notice requirements are set forth in ORS 271,110 and require that notice • L-41 be published in the newspaper and that notice be posted near each end of 26 43G4 • • 5 ' • O • rle cj Er 0.. 31 2 dv.1 773 , > W •A �:b�M p +♦ ♦•••••♦♦♦•♦ a e, ♦•`ice' �.�•`4+'1V�, ,!•. -try•r • / CIZCI),,' Y E ¢I I " 1 - IP�1 ,T ' .�."`mac 7 �,,. t.♦.' t .. . II .4 « I I e.l N.a ♦ G�1r �f1•Qa •I • ti q ♦♦ N1 = Tc'♦-.v 1 11 YNW. . 41 ♦ l0 Q r 1 01 ,1♦ ' . ..1 I" t : a I ,� n h�i'1r 1;0 •.I ;.•• "i I!) cr i e.{ I • r.t I rrt, 1 I -I //,1,i, + "1 ;„' lI l i-'.�1._..i o :: vt ° I�:I` to rn !till 1 1 1:. / ♦'^t!4 +r. u. P;..'S,9•.. .SI111107 t. ^ , u 1 `� /Y ♦•ti° ij +y.7u�f^ I-� ��E �i r,�4 j, r..-,-+.....:7C•,_..1� N. . . /N {2� "-•• 04,1'i :".L,,,,, 1 I- 1' j 1 N n, 1. ..... rb,•-.,.,-, `v '"fir i� {,1 3�m ., tl._ a •i ♦ 1 .. Itl Ct rIG•k =rims..—r. I ♦1 ,t}t Lt r�ir� t1 / ♦♦♦ ' . I S�'o Ft .04 A� t4•,,, rr�r�rr rr�wi■rrr�gr�ir■ 1 Al...4 r, .- . .--'...,"; :. 47•••;--'' '' r0---1 • rtITI,0 / j ♦ •. �r� ,...r r .t:^ 1�. , ., �i�(^: as y61 Ol • ih toI ♦ ,, • ''�, •* t'il"o ,.1n I1 ♦♦' vIi tel r,° uroa o o t. ♦ gy ♦1 I, I �♦ i „ +t CI N C.V. en o.-+ / t'�. b/II1 a yw a ♦♦ �I r u o J d o ' ,� `-. 4' �' ♦ . o ° to ►'� O to 0 H v v li'•• ♦ t�I i' 1 LIIr, aperil 2,.,0 p .. o ' ♦Y1 .rr�s N 1 d V t V - E r. 0 r �.' . :i1_/— ,r Q W by�70 p 01 t.W m r / g ;I . a C e>� ydo u f3'1 E ° o a m .. x m,- . L.E•d U a ` E Of RI ac I I * Fd11" ..: n1.`i c i4 F.a U Ht:.) I . 27 436 • • the vacation. It is the responsibility of the City to meet the notice requirements. C. Public Interest The requested vacation is in the public interest because the vacation • will allow Mercantile Village to be redeveloped into a viable shopping center. The shopping center is currently plagued by high vacancy rates which are attributed primarily to the poor design of the center. Upon • vacation, the newly realigned sections of Mercantile Drive and Collins Street (Lana Drive) will be rededicated to the City. The rededicated portion of Mercantile Drive will have a 28 foot road width and will s provide a less confusing traffic pattern through the site. The redevelopment of the shopping center and realignment of Mercantile Drive comply with the City Comprehensive Plan for the reasons stated in Section • 111-B of this report. • ` . 28 43GG . e e . VL ROAD WIDENING City approval of the widening of Kruse Way is required. The design of the proposed driveway from Kruse Way into the development includes the construction of a 200 foot deceleration lane. The proposed deceleration lane will result in the widening of Kruse Way which requires City approval. Sections 40(c) and 40(e) of the Lake Oswego City Charter require that prior to the authorization of any road widening, the City Council will provide an opportunity for City residents to hold a referendum on the issue. If, after public notice is provided, a petition is filed with the signatures of 25 registered city voters, the City will hold a referendum on the road widening • at the next regularly scheduled election. If no petition is filed, the City • Council will approve the request. • • sl 29 436'7 if VB. CONCLUSION 0 The existing site must be redeveloped for the Mercantile Village Shopping Center to become a successful retail and service center. Problems with the • original design have lead to high vacancy rates and customer confusion. To remedy these problems, the Traveler's insurance Companies, owners of Buildings B, C, and D, have proposed an innovative expansion of the building complex. This report has presented the application for the redevelopment. The major points are summarized below: A. Design Review The development application meets city code requirements and the design conforms with the development standards. The additions to the existing buildings are compatible with the existing structures. The realignment of Mercantile Drive and the stream corridor benefit the development by allowing parking areas to be consolidated near the entrance to the • building complex. The stream corridor will serve as a buffer between the development and the residential properties to the southwest. The redevelopment meets city Comprehensive Plan policies and assures that a viable commercial and service center is established at the intersection of Kruse Way and Boones Ferry Road which is consistent with specific commercial policies affecting that area. B. Variance . . d The realignment of the stream corridor requires a variance. The realignment satisfies the variance standards. Without a variance, the center can not be redesigned and will continue to suffer high vacancy rates, The relocation of the stream corridor will actually improve the quality of the corridor by providing new landscaping which will better define the corridor boundaries. 30 /1368 C. Street Vacation • The street vacation conforms to the requirements of the Oregon Revised Statutes. The vacation will allow Mercantile Drive to be relocated to the south and west of its present location. Relocation of Mercantile Drive will allow construction of a new parking area which is considered vital to the successful rehabilitation of the shopping center. Residential properties to the southwest will be buffered from the rededicated Mercantile Drive by the fifty foot wide stream corridor. D. Road Widening The proposed deceleration lane on Kruse Way for the new driveway access results in the wider'"g of Kruse Way. The new driveway will benefit the development and the city by providing easier and safer access to the site. E. Conclusion The proposed redevelopment of Mercantile Village will be a benefit to the City of Lake Oswego. The redevelopment will make the site a viable commercial area that serves surrounding residential and business areas. Approval of the elements of the proposed redevelopment are necessary for the commercial survival of the center. ro 4860 31 ,1 I, p March 30, 1987 MERCANTILE VILLAGE Revised Building Design Narrative (Page 12 t11) ' 1. Building Design The proposed development includes a covered mall to connect existing • Buildings B, C, and D, and a new addition to the west of Building C. The additions result in an increase of approximately 21,000 square feet of gross leasable area (GLA) at the center. The proposed design satisfies standard 2.020 (1.b.I.) which requires existing buildings be integrated into the overall design. It does this by joining the existing forms with new construction of similar materials and proportion, and by unifying the project around a strong and distinct entry location. The existing building forms will remain largely unmodified. a. Complementary Elements: New perimeter walls for the west addition • and along the north and east elevations will be of brick veneer to match the size and color of existing masonry walls. This new construction incorporates a tile base and metal coping to articulate the bottom and top. The window openings are similar to the existing. The gabled clerestory, to be located over the existing courtyard, is essentially a neutral roof form that will recede from the exterior elevations. Because the clerestory walls are part of the roof structure and are not like the perimeter brick bearing Walls, they will be of exterior plaster with reveals to break-up the massing. Most of the current deck cut-outs, which fragment the mansard roof forms will be filled in with roof tiles to match the existing roof. b. Highlight Elements: The new image and main entrance for the project s { will be reinforced by new entry elements which are Intentionally distinct from the existing building materials, These contrast with the dark, opaque, horizontal forms of Buildings B, C, and D by / 4370 • • r • having light colored, vertically proportioned frames which create an inviting and transparent quality. The entries will be complimentary • ; • r, to existing building elements by incorporating a similar roof pitch, tinted glazing and important horizontal alignments. Roofing for these entry gables will be a light color metal to strengthen the distinct and lightweight character of the entries. The mall roof is also metal to maintain the lighter character of the central clerestory. The highlight elements create a clear Image and hierarchy of entries, which has been consistently identified as • essential for the success of the project. • • • 4871 i . • May 4, 1987 Te MERCANTILE VILLAGE Supplemental Building Narrative ' i Since its opening, Mercantile Village has experienced high tenant vacancy 4 rates which have made it difficult to attract new cuv,S^mers and additional Ilk tenants. The shopping center has been extensively studied and the design of the existing buildings and parking lot have been identified as a contributing factor to building vacancy problems. The existing parking pattern confuses and disorients shoppers. The parking areas at Mercantile Village were designed in a loop around the building with small clusters of ears grouped in numerous lots. Building entrances were located in a direct relationship to the scattered parking areas. The • resultant effect is that Buildings B, C, and D function independently, each competing for attention without a distinct entry point for the complex. The design results in insufficient parking in front of each of the three buildings. The existing building design and parking pattern make shopping at Mercantile Village confusing, disorienting and discouraging. The proposed redevelopment of Mercantile Village has been designed to correct the existing problems and make the center a pleasant experience for shoppers. The proposed building design unites existing Buildings B, C, and D through the construction of a gabled clerestory which covers the existing courtyard. With the enclosed courtyard, covered pedestrian access is provided on one level to the three buildings and the hew addition to the west. This improved access strengthens the connections between the buildings and unifies them into one structure. The courtyard below the clerestory serves as a central roam which will function as a major public destination point and provide a key organizational element in the design. The entrance to the central space has been designed to provide focus and orientation from the parking lot. A new major parking lot works In conjunction with the building by allowing easy access to the entrance from a centralized location near the new "front door," 437 • The building design has Incorporated design elements and materials from the � . existing buildings. Important building height alignments have been in maintained. Existing mansard roof forms and arcades have been used at the west addition. Similar roof tiles, mac:,nry walls and color are used i'• throughout the new design to help blend the new structure with the e;•isting buildings. • The existing buildings and the newly designed west addition have an earthbound, somber quality. The new design focuses attention at the entry, using the existing buildings and materials as a backdrop to create contrast and visual interest. The materials chosen for the new clerestory enhance the contrast. Steel structure, aluminum window frames, glass and metal roofs emphasize the new design approach. The new materials have been used selectively to complement the structure by accenting the new public spaces and entrances. ) t 4:73 1 BEFORE THE CITY COUNCIL 2 OF THE CITY OF LAKE OSWEGO 3 Request for Comprehensive Plan ) PA 2a-84-231 Map and Text Amendments Affect- ) PA 2b-84-232 ;., 4 ing Mercantile Village/SW ) :� Quadrant of Kruse Way-Boones ) FINDINGS, CONCLUSION AND ORDER 5 Ferry Intersection ) 6 Nature of Application A. , 7 Application PA 2a-84 is for a Comprehensive Plan Text ', 8 amendment to Specific Commercial District Policy IV-D(1) and y (13a) . Application PA 2b-B4 is for amendments to the land use 10 map designation for the property that is located in the 11 southwest quadrant of the Kruse Way-Boones Ferry intersection. $ 12 The proposed amendments are further explained in Orders ' -fig 13 PA 2a-84-211 and PA 2b-84-212. i OP 14 Hearings Srn 3 o The Planning Commission held public hearings and considered o W is `v.40 16 these applications at its meetings of duly 9 and 23, and October 2-j0 W o 17 8 and 22, 1984. The City Council held public hearings and y}Y 18 considered these applications at its meetings of September 4 and • ‹LA o g 141 19 December 18, 1984. a 20 Criteria The applicable criteria are those found in PA 2a-84-211 and Og 21 ' 1 PA 2b-84-212, R 22 0 z Conclusion W 23 24 The City Council concludes that the applications comply 25 with the applicable criteria as recommended by the Planning „.) Commission as modified by this order. 26 1 - FINDINGS, CONCLUSION AND ORDER 37114 EXHIBIT Page % int .-4-rtyY44 ; • 1 Findings and Reasons 2 The Planning Commission recommended that parcels 3A and 3B 3 remain Mixed Use Commercial Residential. The combined area of 4 those two parcels is approximately 1/2 acre and it is not 5 economically feasible to develop a mixed use development on a 6 parcel that small. Planning Commission Order 2a-84-211 makes no 7 specific findings supporting its recommendation for parcels 3A 8 and 3B and the Council finds no support in the record for that 9 recommendation. 10 The Planning Commission recommended that parcels 3C and 4 • 11 be designated R-0. There was considerable testimony questioning 12 the feasibility of developing an R-0 development on those two -)rf 13 parcels Within the constraints of the Development Standards and o P 14 Zoning Code, particularly the impact of the structure height c'm go is modifier that Would apply due to the location of the parcels oW as o 16 adjacent to an R-7.5 zone. 2JO 0 0 LT, 17 Minimizing the impact of high intensity development on u 1 c3 Y 18 single-family development is a concept that is stressed in the W>a • �W J lg Comprehensive Plan. The record presents confusion and ow 4 y 20 uncertainty concerning the feasibility and desireability of tli 21 charging the present R-7.5 designation to R-0. The Planning 22 Commission made the change primarily to compensate for potential 0 W 23 housing units lost due to the deletion of the mixed use 24 designation over the bulk of the site. The reduction of the 25 potential housing stock by that change Will not affect the 26 compliance of the Plan With Goal 10 - the Housing Goal. The • 2 - CINDINGS, CONCLUSION AND ORDER ryr * Page 437(15 • o- oy • 1 housing density on buildable lands after the change remains ` 2 above 10 dwelling units per acre. , 3 Some wording changes were recommended by the applicants. '.-.1),- 4 The Council accepts the clarification to the last sentence of ` 5 Policy 1 under IV-D concerning the location of the application 6 of the 20,000 sq. ft. building limit and rejects the other 7 suggested changes. , 1 8 Order • 9 It is ordered by the City Council of the City of Lake 10 Oswego that: 11 1. The text of Specific Commercial District Policy IV-D(1) § 12 be amended to read as follows; ", )(il 13 "1. Designation of approximately 20 acres of commercial • '' , ., Use south of Kruse Way and north of Collins Way, and o 14 approximately three acres of commercial land Use between • W z Lake Grove School and Collins Way. Residential development ' • oW 15 is appropriate within the commercial area, particularly in w Q the westerly portion of Tax Lots 1300 and 2200 of Tax Map 2 as n 16 lE 8BC Supplemental and Tax Lots 2000 - 2200 of Tax Map 2 LLi'kS lE 8BB. Any building over 20,000 sq. ft. shall occur north > 17 and east of Mercantile Drive." N 0 Y 18 i 2. The text of Specific Commercial District Policy zw5 AcTI 19 IV-D(13-a) be amended to read as follows; W r20 "a, The size and scale of buildings Which should be in r o h 21 keeping With other development in Lake Grove, particularly m in height and bulk. No single building may have greater m 22 than 20,000 sq. ft. floor area on one level except in the i shopping center area bounded by Kruse Way, Boonet Ferry , R 23 Road, Mercantile Drive and the stream corridor." 24 3. The land use map designation be changed from mixed Use 25 R-0/GC to GC for parcels 1A, 1B and 2 (Tak Lots 1000, 1300, 2000 • 26 Pa o 3 - FINDINGS, CONCLUSION AND ORDER . B 437G ` r • 444 1 and 8200 TaX Map 2 lE BBC Supplemental) 3A, 3B (Tax Lots 2000, 2 2100 and 2200 Tax Map 2 lE 8BB). • 3 I certifythat this order was presented to and approved by • 4 the City Council of the City of Lake Oswego. 5 Dated this 22nd day of January, 1985. 6 7 (11/4/6 William B. Young, Mayor 8 9 Vote at the Council meetinv --�- on December 18, 1984. 10 AYES: Campbell, Avery, Holman, Woller, Young, Roberge, Schlenker 11 NOES: a 12 ABSTAIN: t 1e 13 ABSENT: \ 0.0 14 wZ Doc. No. 5.16C Ao l5 ow wer 4a• 16 ul II -,Ow `o'�o 17 cn• 18 �wg d 51 17: 19 • Q 20 "h 21 re 22 F, 23 24 25 26 Pegs 4 - FINDINGS, CONCLUSION AND ORDER 4u77 • 1 BEFORE THE PLANNING COMMISSION OF THE 1 ' 2 CITY OF LAKE OSWEGO 3 REQUEST FOR ZONING MAP AMEND-) ZC 4-84-152 MENT FROM R-0 TO GENERAL ) 4 COMMERCIAL, R-7.5 TO R-0, ) FINDINGS, CONCLUSION AND ORDER MERCANTILE VILLAGE. ) . 5 NATURE OF APPLICATION 6 This application is for a zoning map amendment from Residential R-0 • 7 to General Commercial for Tax Lot(s) 1000, 1300, 2000 and 8200 of Tax Map 2 lE BBC Supplemental and Tax Lot(s) 1900 - 1100 of Tax Map 2 lE , : 8 8BB; and from Residential R 7.5 to R-0 for Tax Lots 900 - 1400, 1800 9 of Tax Map 2 lE 8BB. 10 HEARINGS The Planning Commission held a public hearing and considered this 11 application at its meeting of July 9, 1984. Following the .' 12 presentation of exhibits and testimony at that hearing, the Planning 13 Commission voted 3 - 0 to APPROVE the request as modified herein. The vote was taken on July 9th, and again on July 23rd under the 14 requirements of LOC 12.150(2b) . 115 The applicants had appeared at scheduled hearings on April 23rd and • 16 on May 31st requesting continuation of the hearing to a later date. The Commission established July 9th as the hearing dat . 17 FACTS 18 The following is a summary of the facts and testimony presented which . 19 were found most relevant to this decision. Theso facts are presented . in more detail in the staff reports dated April 13 and June 28, 1984, 20 and the applicant's proposal, Exhibits B and C dated March 5, 1984 21 and the minutes of the hearing. 22 1. Zoning map amendments must be in conformance with the Comprehensive Plan, must have adequate public facilities 23 available to serVe the proposed use, and cannot be granted to sites having physical constraints Which Would preclude 24 the proposed density/intensity of use. 25 2, The Planning Commission approt .:d a Plan designation of General Commercial for Tax Lots 1000 and 8200 (8BC 26 Supplemental), and denied all other requests for change in 1 ZC 4-84-152 age 2500P/SY/mas -' EXHIBIT ' �1u78 1 land use designation based on trip generation, lack of • need for additional commercial land need for R-0 2 designated land to meet the requirements of Goal 10, and difficulty in developing the R 7.5 lots to R-0 densities � . 3 within City codes. 4 3. Water and sewer service are installed on site and have capacity to serve the proposed intensity of use. ,, — 5 4. Storm drainage improvements have been installed onsite. , 6 These are not adequate, as installed, to prevent drainage from the site from draining onto adjacent single family 7 residential lots to the south. 8 5. Approved parking on the commercial portion of the site includes all modifiers allowed in the code including • 9 transit modifiers. 10 6. There are no physical constraints on the R-0 sites which WoUld preclude development as commercial use. Tax Lots 11 1300 (BBC) and 1900 - 2200 (BBB) include Douglas Fir tree groves which would be considered as part of a design 12 application. 13 7. The configuration of the R-7.5 lots is such that R-0 housing would be difficult to construct within the height, 14 setback and buffering requirements of City code. No evidence was presented to addressed buildability of those 4 '15 at R-0 density. 16 8. Trip generation information was presented by the applicant. The Planning Commission recommendations on 17 trip generation vs. intensity of use on the Kruse Way Corridor were also entered in the record. 18 9. The conditions of approval of ZC 8-78 regarding closure of 19 Collins Way have not been met. 20 10. The condition of earlier approvals requiring realignment of GaleWood at Quarry have not been met. 21 CRITERIA 22 The request under consideration Was a quasi-judicial procedure, the 23 conduct of which is regulated by LOC 48.810. Applicable requirements 24 of the Lake Oswego Comprehensive Plan, LCDC Goals and city Codes and • Ordinances were applied. The following criteria were found by the 25 Planning Commission to be most relevant to this decision: 26 6iage 2 ZC 4-84-152 2500P/SY/mas 4870 1 1. LCDC Goal Requirements: 2 Goals 5/6 - Natural Resources and Hazards Goal 10 - Housing 3 Goals 11/12 - Transportation and Public Facilities 4 2. Lake Oswego Comprehensive Plan designations and policies: 5 Findings, Conclusions and Order - PA-2a-84 and PA-2b-84 • 6 3. zoning Ordinance provisions: . 7 LOC 48.760 • LOC 48.805 8 LOC 48.810 LOC 48.815 9 LOC 48.135 - 48.155 10 4. Other Code provisions: 11 None . 12 FINDINGS OF FACT . . After consideration of the relevant facts, applicable criteria, the 13 Planning Commission found that: 14 , ^,15 1. A modified version of the request could be granted • ' consistent with the action on PA-2a-84 and PA-2b-84. 16 2. There were no limiting physical constraints on the R-0 17 sites. There were apparent lot configuration restraints for siting of R-0 housing on the present R-7.5 lots. No 18 evidence was submitted to refute this assumption. 9,;� 19 3. Water and sewer service were available onsite With 20 capacity to serve the proposed intensity. 21 4. Storm drainage has been installed onsite but is inadequate to prevent offsite drainage to single family lots to the 22 south of the site. 23 5. The auto-oriented nature of the commercial uses has resulted in inadequate parking onsite. The increased 24 intensity of use will also be auto oriented. Therefore, the parking modifiers should not be allowed in calculating ' 25 parking spaces for the development north and east of • Mercantile DriVe. 26 3 ZC 4-84-152 age 2500P/SY/mas . 4860 , I . 1 2 REASONS AND CONCLUSIONS The proposal can be made to comply with the relevant criteria through application of certain conditions. 4 ORDER 5 IT IS ORDERED BY THE PLANNING COMMISSION OF THE CITY OF LAKE OSWEGO 6 that ZC 4-84 be GRANTED subject to the following conditions: 7 1. A zoning map amendment from Residential R-0 to General Commercial be granted for Tax Lots 1000 and 8200 of TM 2 . 8 1E 8BC Supplemental. This area to be used for parking and circulation to support the redevelopment north and east of 9 Mercantile Drive. No commercial structures are permitted on Tax Lots 1000 and 8200. All other requested zoning nap 10 amendments are denied. • 2. The allowed square footage of commercial use be limited to 11 25,000 square feet GLA or less, limited in location to the B - C - D building complex north and east of Mercantile 12 Drive. 3. No grocery or drive-in restaurant uses are allowed. 13 4. Buffering adjacent to residential Use be installed which effectively mitigates lighting and noise impacts. 14 5. GaleWood at Quarry be realigned as per original zone change requirement. This to be done by developer prior to rA5 issuance of any building permits. • 6. That the dedication of land for the cul-de-sac on Collins 16 Way be completed and any storm drainage problems in the present development, including drainage offsite to the 17 south be corrected prior to submittal of Development Review Board applications for modifications to existing 18 structures or new construction. 7. No parking modifiers be permitted in calculating parking 19 for the buildings in the B-C-D complex north and east of Mercantile Drive. 20 21 22 23 24 25 26 9e 4 ZC 4-84-152 2500P/SY/mas 4881 1 I CERTIFY THAT THIS ORDER was presented to and APPROVED by theAm. 4 l 2 Planning Commission of the City of Lake Oswego. DATED this 23rd day of July, 1984. 3 4 5 n ret ai.pevon 6 Planning Commission 7 8 9 ATTEST: Sandra M. Young, Secretary1 10 (( 11 AYES: Robinette, Brockman, Wexler NOES: None 12 ABSTAIN: Rosencrantz • 13 ABSENT: Ross (excused) l 14 ( 5 16 4 17 18 19 20 21 22 23 24 25 26 it, pge 5 ZC 4-84-152 2500P/sY/mas 4882 DEVELOPMENT REVIEW Bt.. ,D ., ETING JULY 20, 1981 PAGE 1 • The Development Review Board Meeting of July 20, 1981 was called to order at 8:18 p.m. (the start of the meeting was delayed whilemawaitinnt gethw eofe ourthmbeh mberrofethr of ewBoard Bede arrive In order to have a quorum). Nishimura, Robert Bonney (Chairman), Lang Bates and Shirley Petrie. Absent were: Frank Clarke, Richard Eslick, and Joan Henick. Staff members present were: Robert Galante, City Planner; Lori Mastrantonio-Meuser, City Planner; Alex Arseniev, Assistant City Eng- ineer; and Beverly Coghill, Secretary. APPROVAL OF JULY 6, 1981 MEETING MINUTES Approval of the July 6, 1981 minutes was tabled so that the Board could study them, as they had not been received until tonight's meeting. PETITIONS & COMMUNICATIONS DR 31-80 (Lakewood Center) - To consider a request by Lakewood Center for approval of . a revised construction schedule for the Lakewood Center located at 366 State Street (Tax Lots 10400, 10200, 10300 of Tax Map 2 1E iOAD). Robert Galante presented the staff report, explaining that the applicant has asked for 180 days after the building permits are issued, for completion of construction. Mr. Galante clarified that the City needs a schedule for some amount ofhp paved 1pirkparking Etoibit meet contains requirements pavingfschedule tenants submitted are by thepresently applicant.occupying Michael Dexter, 17750 Leafy Lane, applicant, feels there is aschoolrpaIcangtion lot would on the paving. The applicant feels that the existing paving In? be acceptable. Mr. Galante pointed out that this area does not have paved access and this is required. Ms. Dexter explained that there is a gravel access, and they are waiting for more funds to proceed on the paving. Mr. Galante read the code require- a ; ments, and that stressed the schedule for completion of the paving must be addressed prior to the rainy season. Mr. Bates understood the request to require a breakdown on whether the existing parking . is adequate for businesses that are occupying the structure now. Mr. Bates moved to i the whataction being the askedscheduletable until City. Ms. Nishimura seconded the motion, which can resolve passed unanimously. DR 20-80 (City of Lake Oswego) - To consider a request by the City of Lake Oswego for modifications to already approved plans to allow a change in roofing color (from Red to Blue) for the Palisades Pump Station located at Cloverleaf Road adjacent to Lakeridge High School property (Tax Lot 10600 of Tax Map 2 lE 1613C). rd, and new sample of requested Robert Galante presented the staff report, color boarovai of the request. The motion ' building material in blue, Ms. Petrie moved for app was seconded and passed unanimously. UNFINISHED BUSINESS - + "!,°o-,7`'� le�cant le i "e a - To consider a request by Ron Timmerman for modifications to'airea y appro-ved plans for Mercantile Village to allow the construction of a drive- up window for a restaurant, to allow a trash compactor structure to be erected, and to allow the regrading of the berm along Kruse Way near the Intersection . E X�IIdIT Road (Tax Map 2 It BBA). r 4 38 3 (o A" 4k DEVELOPMENT REVIEW BOARD i,.ETING JULY 20, 1981 PACE 2 . Robert Galante presented the staff report. He showed the reduction of the berm on the plan. The existing berm is 15 to 20 percent grade, and is maintained by the City, as , part of it is in the right-of-way. The drive-up window is to access a Burger King rest- aurant in Building A. The design acceptable to staff is not acceptable to the Burger King chain. The plan the applicant now wants reverses the recommendation for approval • by staff. Mr. Galante presented the applicant's plan, and explained the access of the 7-11 Store in relation to the request. Staff has no problem with the directional signs ` for the drive-up window. ' Ron Timmerman, 2351 SW Palisades Crest Drive, applicant, reviewed the three items as follows: 1. Trash Compactor, will blend into the rest of the project, and be more suitable , than the separate trash collection stations previously approved. 2. The Berm, will be more attractive because it will be maintained better, and will be landscaped at the top to add the desired height, and will be serviced by an underground irrigation system. In addition to new landscaping with . shrubs, the lawn will be replaced. Now the slope of the berm is too steep to maintain easily. The shrubs suggested for the top of the berm are compact . 3-feet-high specimens. Mr. Bates suggested "crowning" the berm with additional material. . 3. Burger King, will be within building (A). Mr. Timmerman reviewed the plan they have proposed. He contends the impact of traffic on Collins will be very slight, coming at off-hours for traffic volume on Boones Ferry Road. He re- a-. ferred to Carl Butke's traffic study to substantiate his appeal. The appli- cant is asking for a right-hand-only turn onto Boones Ferry. Mr. Bates asked if the traffic engineer had reviewed both plans. Mr. Galante said that It had not been fully reviewed since this plan was presented too late for that. Ms. Petrie asked if the 16 spaces designated for employees were eliminated, would there still be enough parking to satisfy the code. Mr. Timmerman re- sponded that there would be adequate parking. It can be re-addressed when the multi-family project is developed, Mr. Galante specified that if the 16 spaces are approved, the lot should be designed and landscaped to conform to the City codes, Mr. Bonney was concerned about a stacking problem at the drive-up window. • Mr, Timmerman assured him that the length of the building would suffice to handle the stacking. Opposition None. Mr. Arsenic ated that the City has experienced poor results from right-turn-only lanes, and ess absolutely necessary would not approve them. He used the Jo-Jois exit in the same area as an example. Many alternatives for the drive-up window were discussed, with no concensut on how It should be handled, Ms, Petrie moved for approval of the trash compactor. The motion was seconded and ,. passed unanimously. • Ms. Petrie moved to approve the reduction of the berm, with final review by the staff to include their approval of the landscaping plans, The crown of the berm is to be 4884 DEVELOPMENT REVIEW BO. TING JIj.Y 20, 1981 PAGE 3 • . raised if possible. If staff has questions on this item, they are to bring it back for • review by the Board. The motion was seconded and passed unanimously. Rebuttal (Burger King Item) Mr. Timmerman stated that the staff has reviewed the Burger King plan for six months, and it was not Just brought in today, as this was the original plan. ' The Board over-ruled staff in allowing an access at Collins, and Mr. Timmerman feels ' staff is "trying to get their way" now. Mr, Bonney reminded him that the street was considered for overflow use, and at that time there was no thought of using it for a drive-through window for a fast food facility. Mr. Bates declared that he would prefer to consider the issue if the City Engineer or Traffic Engineer were in attendance. Mr. ' Galante offered to supply reports and other documents in support of the City's stand. He suggested that the Traffic Engineer supply a report illustrating the impact on Boones Ferry Road, if this request is approved. Ms. Petrie moved for approval of the 16 parking spaces for employees, and that this is a. to be reviewed again when the multi-family development takes place, The motion was • seconded and passed unanimously. Ms. Petrie moved for approval of the drive-up window as requested by applicant on Exhibit "H". There was no second. Mr. Bates moved to table the issue of the Burger King drive-up window, and to have it • brought back with documentation of the impact on Boones Ferry Road, and with a new analysis including reports from the Traffic Engineer and the City Engineer. The motior was seconded. All Board members voted in favor of the motion except Ms. Petrie, who , L abstained. PUBLIC HEARINGS J VAR 12-81 (Mr. and Mrs. Wes Lematta) - To consider a request by Mr, and Mrs. Wes Lematta for approval of a variance to allow the creation of two lots without road frontage, The applicant proposes a 21.5-foot wide easement for access to the two rear lots, In addition, approval of a variance to reduce the required 10-foot side yard setback to 3.5 feet on the proposed parcel which contains the existing single-family dwelling, The applicant proposes to divide the developed lot located on the east side of Palisades Terrace Drive into a total of three parcels (Tax Lots 1900 and 3100, Tax Map 2 1E 10CB). Lori Mastrantonio-Meuser presented the staff report, clarifying that the setback for the side yard had been advertised as 3.5 feet, but it is 6 feet, She reviewed action by the Planning Commission on this item, and that they had tabled it until the Develop- ment Review Board had Judged the variances, She read the conditions of approval recor- mended by staff from the Planning Commission's staff report. A survey has been provided (Exhibit "D"), which was passed to the Board for examination, Mr, Bonney asked Mr, Arseniev if the access proposed to Site B was acceptable, Mr. Arseniev responded that . due to the terrain it would not be without problems, but would be acceptable, He re- • ' ported that at the Planning Commission meeting, one of the neighbors suggested the access be placed on the other side of the property, Ormond Bean, applicant's represehtative, described the considerable time and thought that have gone into the project by his clients, He feels there is an error on the k, Topographic Map on the east tide of the property, as it is physically impossible to provide access on that side. Even if this could be done, it would mean removing many trees, In the configuration proposed, only two large trees would be removed, The slope for the easement road as proposed, will not be a problem, The opposition's 4885 . . . . • ' FS .......;:•:::. . _c"....::::•:•;iii:::::: , . , ........,:i:::•A /.. .....g....iii::::::4 .. 4,440.4',M 0, I . 1 4 1- (P .. ° , I I 1 1110 XV II gi \ 1410agia. ><- •rfaa F...., ti a I qin KIN ::::i:':•:::::i::: ::2:i:::::::.:Kii:::•••gim::.:.::. - . MINIM\ III i....:;;V:::':::::::•9:.':::::::•'....... .......•.:•••••::::':: ,:.. 1 2 :•:•:••:::::•::.•:•:•• • 0 ma ) .:.............:.y... ...v.v.'.Y. .:•:•::::.:•:•:.: MI Q ):.::::!•:.:*. 10411, WI \ 11:Aiii ”,.:, AT 7-116111.11-1---70. 100 200 ' % '•:::::;:il. /:..::• F r--- ••::iiii,, i Legend , rAgGtd.. No, A6ge5 —. 1A o 479 ., 1V ,.oig — ea \ I 2.W. -------------_s.s...s..s.:.: 0 W. . ! 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U�tx,.[ ,! .. ,, x U © `°w w o m a/ w o o o r+ 4'eee* frig sg FU C3 tin^ t. N 1 '1:1 c t :��� •s�1 1 `I }, t Lt I�:. a 0; �'.+o cy.q �=' :: o __AL,,.. . �'.y�^� 11 o P. e.+ r , c. U mF� � E d .. -,.1 EoIiU l I FF6 /I ,,1�•,..I�• EXHIBIT a t. s , 1 • MERCANTILE VILLAGE TRAFFIC NARRATIVE This narrative outlines the Traffic Engineering design concepts and considerations used for the proposed expansion of Buildings R,C,and D of the Mercantile village development located on the southeast quadrant of Kruse Way and Boones Ferry Road. As proposed the Mercantile village buildings mentioned above would be Mended froth 7ii,m square feet of gross leasable area to 94,700 square feet of gross leasable area. With this expansion the following traffic circulation Changes have been proposed. 1. Realignment of Mercantile Drive 4 2. Access drive from Kruse Way 3. Additional driveway access from Mercantile Drive. TRIP GENERATION • The trip ends generated by the existing and proposed buildings are of importance to the City of Lake Oswego and were determined by applying averages observed through field studies conducted by other similar facilities located throughout the United States. A number of sources are available for this information, including The 1985 Trio Generation Manual (3rd Edition), which is published by the Institute of Transportation Engineers (ITE); and summary trip generation reports prepared by the California Department of Transportation, the Arizona Department of Transportation, and other public transportation agencies. All of these sources provide excellent guidance in estimating the trip generation rates for various land uses, but obviously do not take in to account the effects of local conditions and unique characteristics of the proposed land use. Table 1 following, identifies the expected number of Vehicle trip ends to be generated by the existing and proposed development on both a daily and pm peak hour basis, r EXHIBIT ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING, INC. Fag. 4388 „ - _ •.CIATEO . i gk' �'' • BRORTATION .Z ;( •c',VEERING 9 . ' March 30, 1987 • 1 , ANNINO, INC. , Mr. Gary Papers ` SRO Partnership ` 520 S.W. Yamhill Street Suite 231 Portland, Or 97214 RR: Mercantile Village Dear Gary: As you have requested, I have reviewed ATEP's traffic analysis of the above project and have determined that the safe speed of the Mercantile Dr. is 25 mph as described in the report. 4 ' I determined this safe speed by using the State Of Oregon - Department of Transportation Design Manual, 1986, Figure 884-4. This indicates that for a roadway with a 148+1- radius curve and little or no supeselevation of the roadbed the safe speed should be below 25 mph. Since this roadway will serve as a minor collector street, the speed of the street should be a minimum of 25 mph. The stopping sight distance required by the American Association of State Highway and Transportation Officials publication "A Policy on v Geometric Design of Highways and Streets 1984" for a vehicle . travelling 25 mph is approximately 150 feet. ,0- Since the cities requirement of 200 feet of sight distance at all intersections is being met by the development, the sight distance minimum should not be a problem at any of the interior ' intersections. If you have any questions, please contact me. SINCERRLY, • ASSOCIATED TRANSPORTA ON ENG BRING a PLANNING, (ATEP) e RICH D L. WOBLK P.R. President lXNIlIIT . '''''') CS/411147 , inmoirrr., LAKE OSWEGO,OREGON 97034 503/636.9232 mow,SALEM,OREGON 97302 4389 5031581.7300 • ft • • • • • I • } , n 1 I / • • • • • , • • • NI . • • • 4- ' r • A � ' • , • • • N 1 . ' ,� ` I