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Agenda Packet - 1988-02-01 r AGENDA CITY OF LAKE OSWEGO DEVELOPMENT REVIEW BOARD City Council Chambers, 380 'A' Avenue Monday, February 1, 1988 7:30 P.M. I. CALL TO ORDER ' II. ROLL CALL III. APPROVAL OF MINUTES - None IV. PETITIONS AND COMMUNICATIONS V. PUBLIC HEARINGS - PD/DR 20-87/VAR 58-87, a request by William K. Wilson, Associates (applicant) and Northview Height Properties, Inc. (owner) for approval of a 63-unit apartment project, with several modifications to the setback requirements; and, for approval of a variance to the Transit Standard. The site is located north of McNary Parkway and south of Partridge Lane (Tax Lot 1 of Multnomah County Map 4225). PD 10-87/VAR 61-87, a request by Consulting Engineering Services (applicant) for approval of a 12-lot Planned Development and a variance to the Transit Standard.. The M4 ) site is located north of Childs Road, across from S.W. 35th � • 1 Court (Tax Lot 2900, 2902 of Tax Map 2 lE 20BA) . VI, GENERAL PLANNING ' , t,,•, Presentation of Comprehensive Plan Periodic Review Process VII. OTHER BUSINESS - Findings, Conclusions & Order DR 22-87/VAR 60-87 DR 23-87/VAR 59-87 SD 31-87/VAR 57-87 VIII. ADJOURNMENT , , w ii 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: ,'4 , James A. Miller, Chair Karen Scott, Assist. City Mgr. dr. Kenneth Zinsli, Vice-Chair Planning and Development ,' Vern L. Martindale Robert Galante, Senior Planner E. Daniel Ingrimm Hamd Pishvaie, DeV. Review Planner Edward Swillinger Renee Dowlin, Associate rlannor Robert H. Foster Michael Wheeler, Associate Planner 'x' ' ' Robert D. G!:eaves Sandra Korbelik, Senior Planner ., James Coleman, City Attorney • Joyce Faltus, Secretary r, • ` ,� f, �• t. '0 ' 1 . ;',. `.Pat,•,` 1a 1+ o'Lf , _• ,'...'w A^ .r,.. r 4 M1 • • 0' ' CITY OF LAKE OSWEGO -MEMO- 1 { 4 t � TO: Development Review Board .' FROM: Hamid Pishvaie, Development Review PlannerkP RE: Transit Standard for PD/DR 20-87/VAR 61-87 - (Northview Heights) DATE: January 22, 1988 The intent of this merlo is to readdress Transit Standards for ?' Northview Heights Apartments. The staff report for this project was }. prepared on January 7, 1988 and reproduced two weeks ago. The applicant is requesting a variance to Section 6.020 (1) (b) . This standard requires that a hard surfaced pedestrian path be provided to connect the development with the nearest adjacent multiple-passenger ' exchange facility, or to adjacent paths which lead to the nearest !` loading/unloading facility. Since neither an adjacent multiple-passenger exchange facility nor an adjacent path which leads to the nearest loading/unloading facility ++ : exists at the site, the applicant's request for a variance is no longer necessary. The nearest bus stop is located approximately 400 '^ feet away, at the intersection of Jefferson Parkway and McNary Parkway. It is staff's determination that no transit facilities are required for this site, based upon an analysis of the criteria listed in Section 6,020(1) (a) , as follows: . no existing or projected adjacent transit facilities exist (the ' existing facility is approximately 400 feet away) ; and, despite a low to moderate expected transit patronage by the project tenants, there is no adequate right-of-way to construct a pathway along McNary Parkway. t' '"' $i0l , 2. ��• •�y,�1 �` 1411 NORM 51A?I 'Oki I T irSi 01 I It I Ink 11,11 I AkI OSWIW,Ok1(,t)ki WNW 110II tub 11d11 a ' d4. !. ,� . ` , •.4 p 'W► + 4!+ ty . 1 ,, I „ • r +F " ►{._ `' '�' r iI,� °��' , �;�► ..e )�li,.j.! .. . d +�:n !fin � ( ,'iv �;a. bl+'� t •°.fir ' - M „1 STAFF REPORT " h / CITY OF LAKE OSWEGO --LAND DEVELOPMENT SERVICES DIVISION APPLICANT: FILE NO.: William Wilson Architects PD/DR 20-87/VAR 58-87 OWNER: STAFF: Northview Heights Hamid Pishvaie i • Properties, Inc. f,.: :,; LOCATION: DATE OF REPORT: ,1 North of McNary Parkway January 7, 1988 and south of Partridge Lane LEGAL DESCRIPTION: DATE OF HEARING: 7• 1 Tax Lot 1 of Multnomah Jary OSIT/} 1YEZ • County Map 4225 0� fib• /, /987 NEIGHBORHOOD ASSOCIATION: COMPREHENSI"E PLAN: Mt. Park R-0 ZONING DESIGNATION: R-0 I. PROPOSED DEVELOPMENT ACTION: s.• ". The applicant is requesting approval to construct a 63 , ► ! ' Unit multi,-family apartment project, with several modifications to the required R-0 setbacks; and, a variance to the Transit Standard. r II. APPLICABLE REGULATIONS: A t 1i A. City of Lake Oswego Comprehensive Plan: Growth Management Policy Element Natural Resource Policy Element Residential Land Use Policy Element 8702 F . 7d° d r � !• .4"k i .' M, i,*, ,,,• «40 yl./- 4. -. �o/ j 4 1Y M,a " aH'.,µ lM ° •(ICI,t ♦��� Y Y C4.dn I t .i i 1j' 1>C. { 1d w' • :T, i r �� !1 r J i ly ' . 'ys.i( • STAFF REPORT/PD/DR 20-87/VAR 58-87 January 7, 1988 • �+, 1 1 Page 2 of 17 B. City of Lake Oswego Zoning Code: LOC 48.120-48,155 Residential High Density 9 (R-0 Zone Designation) ' • LOC 48.470-48.490 Planned Development Overlay LOC 48.530 Vision Clearance yf C. City of Lake Oswego Sign Code: rT LOC Chapter 47 Signs • • , D. City of Lake Oswego Development Ordinance: .i LOC 49.300-49.335 Major Development Procedures LOC 49.510 Variances c . LOC 49.615 Criteria for Approval { + LOC 49.620 Conditional Approvals ` E. Development Standards: 2.020 Building Design 5.020 Street Lights 6.020 Transit 7.020 ., Parking and Loading if 8.020 . Park and Open Space 9:020 Landscaping, Screening and Buffering 11.020 Drainage for Major Development 14.020 Utility 16.020 Hillside Protection and Erosion Control 18.020 Access 19.020 Site Circulation-Private Streets . 20.020 Site Circulation-Bikeways 1 .. and Walkways ' F. City Charter, Section 46A: 4 * Y. Maximum Height of Structures in Residential Areas ;-s pro G. Prior Approvals: ' '.�.. Mt. Park PUD, Ordinances 1353, 1411, 1418 & 1522 DR 19-77 4. + III. FINDINGS: r', A. Background: 1. The applicant is seeking approval to construct a 63 Unit multi-family apartment project , pp n✓1 `e 1 + } . � • .ry 4 w ' , ''. ..�r ; 4 by r+ A�-.. • N I' + •°. �a y.'' N Or ', .!'" ' ,J a:p - • f 9 •'r ,f, ' 1 ,.,, .. ,• ,11! � _. 't`!•4 t�• .. , , ' ,xity',• ._. t• f r` r STAFF REPORT/PD/DR 20-87/VAR 58-87 #�� a ., January 7, 1988 Is, . Page 3 of 17 (Northview Heights) on a 3.26 acre site. The s �" • r' `a 'n'r proposed units will be contained in 5, three •• story buildings. The project involves several ' modifications to the front, side and rear yard setback requirements of the underlying R-0 zone. The applicant is also requesting a variance to the Transit Standard, Section 6.020(1) (b) which requires that a hard surfaced pathway be provided to the nearest public transit stop. ' 2. Since the Northview Heights development contains 63 units, the project is being processed through the planned development process, LOC 48.470(2) . 3. The site is located in Phase V-C of Mt. Park PUD, Exhibit 3. The site was originally located on a parcel approved for up to 300 apartment units. Phase 5 of Mt. Park was originally approved by the adoption of Ordinance 1353 on October 8, 1969 and wag re- adopted by Ordinance 1411 on December 2, 1970Tn 'A and by Ordinance 1418 on February 16, each case, the plans showed 300 units of garden apartments surrounded by 23 duplex lots, P ' Exhibit 4. �• On November 6, 1973, Ordinance 1522 was approved eliminating the 23 duplex lots, Exhibit 23. The first phase of Oswego Summit (former Mt. . ,. '1 village) was approved in 1973 for 150 units. + ' Phase 2 of Oswego Summit, which included the �• subject site, was granted a final design review approval by the Design Review Board on September 28, 1977 for 128 units, Exhibit 5. Of the 128 units in Phase 2, only 64 units were • built, with no buildings being located on the ' ;'` ' subject site. As shown on Exhibit 6, Oswego Summit development was platted into four phases which were recorded with Multnomah County from 1977 to 1981. The subject site is the remainder of •• the original plat approved in '1977, Exhibit 6. There are 214 units in Oswego Summit. The " proposed 63 units in Northview Heights combined with the 214 units a.n Oswego summit will bring r ' 811 0 s A . , J 1k is s r kL ! r 1 rfk •6.°'" u a 1• • .' r r u •4 , � �,• ` t 1 k k04 A i a°° 3 , '.• .4k •d' ` . , i ' + x w "• + • Y'... - �'• r,�r�-'lrk . 1, ,�2 _ ••°A .n.'' Y 4• rat •w ...Lri;w1A� ' rid* '"� c,r'.r+ ' l,4' STAFF REPORT/PD/DR 20-87/VAR 58-87 January 7, 1988 Page 4 of ].7 ' the total number of units to 277. !":,is number is well within the 300 units allowea on the entire site. 4. The site is very narrow and long. It is very ' ' steep sloping from southwest to northeast, with grades ranging from 4% to 50%, offering an excellent view of Mount St. Helen to the north. Small areas of slopes exceeding 50 percent { exist along the central portion of the site. I However, the majority of the site has slopes of 25 to 50 percent, especially along the north . . property line, Exhibit 7. This area is noted in the Comprehensive Plan as having a potential for landslide hazard. The applicant has provided a soils investigation report, Exhibit 30. 5. There are no distinctive area nominations or existing hydraulic problems listed for the site. It drains partially into the Springbrook Creek basin and partially north into Multnomah County and the upper Tryon Creek watershed. r 6. The site is wooded with brush and small Alder trees, especially along the northerly bank along Partridge Lane. There are few scattered large Fir and Maple trees on the site as shown '.' on the Site Survey, Exhibit 8. i 7. The surrounding land uses include: McNary Parkway along the southwest. Across from •: McNary Parkway are One Jefferson Parkway Apartments, the site of the proposed Town � . Center and Mt. Park Church. Mt. Park common • ` area abuts the site immediately to the north, east and west. Across the common area to the north and east are single-family developments. +, ,' The single-family development to the east is ,, • „ the Arrowwood district of the City of Portland. The two phases of OsWego Summit Condominiums abut the site to the south. All the buildings in Oswego Summit are four stories in height. 8. The only developments on the site include an existing garage built during Phase 2 of the W . STAFF REPORT/PD/DR 20-87/VAR 58-87 .. •, January 7, 1988 Page 5 of 17 (- Oswego Summit along the south property line, 1 and a gravel road connecting Oswego Summit to McNary Parkway through the site. 9. Public sanitary sewers, storm sewers and water lines exist to serve the site as a result of the construction of the Oswego Summit's y'', improvements. Additional improvements are proposed, Exhibit 11. Direct access will be provided to McNary Parkway, without any ,_,.,• i'' circulation through Oswego Summit. B. Compliance with Criteria for Approval: ' i The applicant's narratives (Exhibits 25-28) demonstrates substantial compliance with the criteria for approval. The following report provides findings regarding the adequacy of the applicant's narrative. 1. City of Lake Oswego Comprehensive Plan: $ - Growth Management Policy Element: Impact Management Policies: General Policies I and II, p. 16. The applicant's narrative and site plan (Exhibits 9 ' and 25) demonstrate that the proposal complies with these policies by minimizing the impact on surrounding land uses. This was achieved by reducing the overall density from 86 to 63 units and by reducing the height of the buildings from 4 to 3 stories. - Natural Resource Policy Element: . Potential Landslide Area Policies: General Policies I and II, p. 36. r ' ; As mentioned earlier in this report, the northern portion of the site is noted in the Comprehensive . . � Plan (p. 39) as having a potential for landslide hazard. The soils and foundation investigation ,• submitted by the applicant (Exhibit 30) indicates Inj 1 that the project as proposed is feasible based upon A existing soils conditions. The applicant will be required to incorporate all the recommendations ,'' y •` found in that report into the final building design fib.,. and construction plans. y e• J cc I r'r STAFF REPORT/PD/DR 20-87/VAR 58-87 January 7, 1988 . "` '''( Page 6 of 17 T' B 1, :F - Residential Land Use Policy Element: r• y•' Residential Density Policies: General Policy I, p. 74. ''' .1` The applicant has demonstrated, Exhibits , substantial compliance with this policy. This is i, •. achieved by reducing the density from the allowed + '',j.. • 86 units to 63 units; by reducing the height of all buildings from 4 to 3 stories, while maintaining a maximum height of 32 feet (R-0 zone allows a maximum height of 35 feet, LOC 48.155(3)) ; and, by eliminating the two level parking structure. Reductions in the building height helps increase : the views from Oswego Summit, Exhibit 27. In addition, all buildings are stepped vertically to respond to significant site grade changes, and to minimize grading. '. Residential Site Design Policies: General Policy I, p. 79. The proposed development contains 63 apartment t.. ' units on 3.26 acres. To assure compliance with � ,�,. minimum criteria for overall site design, all the • applicable development standards (Chapter 49) will be addressed later in this report. . „ . 2. City of Lake Osewgo Charter: • .. It appeaers that the proposed buildings meet the maximum height limitation as measures( by Section - 46A 46A of the City Charter, Exhibit 24. The applicant should provide final building plans demonstrating compliance with this section. J. City of Lake Oswego Sign Code: '' t, The applicant is proposing a 4' x 101 concrete sign ,•,: at the entrance along McNary Parkway (Exhibit 22) which equals 40 square feet. The Sign Code allows - y. only a 16 square foot sign placed on the building or on the ground. The sign should be modified so . that it does not exceed 16 square feet in area. 3. City of Lake Oswego tuning Code: a. Residential High Density R-0 . LOC 48.120 - Permitted Uses ; 8 U''r 1 a ` STAFF REPORT/PD/DR 20-87/VAR 58-87 January 7, 1988 { F1 Page 7 of 17 '` • 4 According to LOC 48. 120(1), the proposed multi- 4 family apartment project is a permitted use in this zone. �• LOC 48.130 - Maximum Density, Density Bonus LOC 48.135 - Lot Size, Density Transfer There is no minimum lot/unit area requirement for ' " the R-0 zone. The density is regulated through FAR :Y',:+•`: and lot coverage restrictions. The proposed 96,530 square feet of floor area (an FAR factor of .68) is ,t '.%r:'; ^ '' well within the maximum FAR of 1.2 (170,406 Square feet) allowed in the R-0 zone. As mentioned earlier in this report, it is , `.`s{ important to note that the proposed density, 63 units, when combined with the existing 214 units in s - Oswego Summit will still be lower than the overall. ` density of 300 units approved by the City Council '' • on the total area in 1973. In fact, the applicant has reduced the density on this site from an • . ' v approved 86 units to 63 units. , ,- ° i e. LOC 48.140 - Lot Coverage The proposeu lot coverage of 59.4% complies with ?;- the 60% maximum lot coverage 9llowed in the R-0 zone. "• + LOC 48.145 - Unified Site Plan t r The applicant has submitted a unified site plan (Exhibit 9) as required by this section. ,+ LOC 48.150 - Setbacks, Buffers ' •', The standard setback in the R-0 zone is 10 feet. Eiowever, ig the lot in the R-0 zone abuts a zone other than R-0, then a setback of a depth of at least the height of the principal structure in the development shall be established, LOC 48.150(4) , The site abuts the R-7.5 zone to the north, east • ..:.••' and west; however, this area is the Mt. Park common • area , Exhibit 4. Since the greatest height in " a' Northview Heights is 321 , this Means that the applicant will have to maintain a 321 setback along the north, east and west property lines. 8'1'0 , " , Y3 ! 4•. ' d L.'a i 4 N`..4,, • rl , STAFF REPORT/PD/DR 20-87/VAR 58-87 January 7, 1988 .`. Page 8 of 17 t.. The applicant, to a large extent, is proposing to maintain the 10 and 32 foot setbacks along the 4 south; and, north, east and west property lines, • R respectively. However, since the project is being processed as a planned development, utilizing the • flexibility allowed by LOC 48.475(3) , the applicant • is requesting several modifications to the required setbacks as follows (Exhibit 26): A. A zero-foot setback for the existing garage which will be incorporated into the project. • Since the garage is an existing structure, no modification to the required 101 setback isnecessary. B. A varying setback of four feet-six inches at the west end tapering to ten feet at the east end of the new garage south of Building 1. • C. A four foot-six inch setback for the retaining wall on the south side of the turn-around at the .r. east end of the project. Modification C is not necessary as private streets can be located within the required yard areas, LOC 19.020(1) (a) . D A five-foot north and east setback for Building 4. E. A five-foot west setback for Building 1. F. A six-foot setback for the parking area between Buildings 3 and 4 at the narrow point of the • ' property. �. ; The modification B is to the 10' setback required along the south property line, and modifications D through F are to the 32' setback required along the north, east and west .� property lines, The 32' setback abuts the Mt. Park common ° area. The applicant has adequately addressed the reasons for these modifications in Exhibit 26, • LOC 48,155 - Height of Structures +4 The heights of the proposed buildings in Northview Heights vary from 24 to 32 feet as medsUred by LOC 48.015(12) . The greatest height of 32 is Well within 4.he 351 maximum allowed by LOC 48.155(3). •- • �� 810�� w u, a V • r i it r 1. a 1;,. $ r • STAFF REPORT/PD/DR 20-87/VAR 58-87 January 7, 1988 Page 9 of 17 i -� b. Planned Development Overlay: I • LOC 48.470 - Purpose, Applicability LOC 48.470(2) requires that any major residential development with 20 or more units be processed as a planned development. Since the development contains 63 units, it is being processed through the planned development procedure. LOC 48.475 - Procedures Since the development consists of•only one phase, no (ODPS) Overall Development Plan and Schedule is required. The zone requirements to be applied to .: Northview Heights are the R-0 requirements as . described in LOC 48.130-48.155. The only exceptions as discussed in Section B. a. 2 of this report, are modifications to some of the setback requirements as allowed by LOC 48.475(3) , LOC 48.530 - Vision Clearance +Y,_ Exhibit 14 illustrates the vision clearance triangle area at the entrance to this development. • It appears that adequate vision clearance exists at this site. The applicant will be required to ,fr submit final plans that show how adequate vision will be maintained. 4. City of Lake Oswego Development Ordinance: a. LOC 49.300-49.335 - Major Development Procedures 1 „ Specific application requirements necessary to demonstrate compliance with the provisions of the applicable criteria for approval are addressed in those sections of this report and in the applicant's written narrative. Application t' materials submitted are listsed as exhibits at the ,- � end of this report. An adequate development schedule has been submitted (Exhibit 25) . b. LOC 49.500-49.516 - Variances The applicant has submitted a written narrataive • (Exhibit 28) which properly addresses the criteria. Also, see the Transit Section of this report. A 0 4. 0..rtl N°'M ' r STAFF REPORT/PD/DR 20-87/VAR 58-87 January 7, 1988 Page 10 of 17 .. 'k'' ,' 5. City of Like Oswego Development Standards: r-, 10 The site does not contain any Historic Resources, 1-e6' Wetlands, Stream Corridors, Floodplains or Weak • Foundation Soils; therefore, these standards are •t: not applicable. No fences are proposed as part of this project. The applir'ant's narratives (Exhibits 25-28) ,. '" illustrate substantial compliance with the applicable standards. This report will only ' address those standards which require additional discussion or where modifications to the applicant's proposal are recommended. ` ' Section 2.020 - Building Design The applicant is proposing five 3-story buildings. Buildings 1-3 each have 16 units and building 4 has 15 units. The buildings are proposed to be sided with horizontal bevel cedar siding and roofing is proposed to be a charcoal groy concrete tile. The 4- d siding is proposed to be Olympic Beige Grey which will be complemented by the dark bronze anodized 1 I •,,: window frames. Trim color will be Olympic Stonehedge (Grey) and railings are proposed as a metal 6" mesh - no color listed. The roof forms appear as large scale gable ends with the ridge : r - i lines running generally north-south, perpendicular , • to those of the adjacent Oswego Summit buildings. The Oswego Summit condominiums abut the site to the • south. The buildings are constructed with cedar Shakertown panels which are mostly weathered and ° roofing is tile in a terra cotta color. The units t are slightly higher in their vertical scale than those proposed by the applicant. The proposed apartment project is also adjacent and will have a , ? 4,',, visual relationship to nearby single family r..., residences and the One Jefferson Parkway apartments, The One Jefferson Parkway apartments are 2 and 3 stories in height, have hip and gable roof forms of grey concrete tile and are sided with ' • horizontal cedar lap siding painted two shades of grey (with small areas of accent colors) . Both the One Jefferson Parkway apartments and the Oswego Summit condominiums are much larger projects of 172 • (existing, 170 additional planned) and 214 units, respectively. • 8 7 i 1 STAFF REPORT/PD/DR 20-87/VAR 58-87 January 7, 1988 . Page 11 of 17 6'-) There are 11 adjacent single family homes which are all two stories in height. Al], but one have gable, hip, or shed roof forms with shake roofing. One ' residence has a flat roof. All residences have wood siding, mostly horizontal, with some vertical and ` angled siding. The applicant has addressed building design and siding criteria in Exhibits 25, 26 and 27. With the following modifications and additional information, staff recommends that the applicable criteria have been met. The applicant has chosen a building style somewhat , different than the Oswego Summit project. The most noticeable difference is the orientation of the ridge of the roof which will orient the large gable ends towards the single family residences below. -, This orientation will preserve views from Oswego Summit to the maximum extent possible and similarly maximize solar access to the single family .' " residences below. A review of the existing and ' + proposed grades and the existing and proposed structures, shows that there will be little r additional impact on solar access for the residences (see north elevation, Exhibit 15 and the grading plan, Exhibit 10) . The low angle of the winter sun will be primarily blocked by the ' existing Oswego Summit project, the hill above the »r residences and the existing vegetation. The more vertical angle of summer sun will result in additional shadow, but its length will not r, W 1 materially affect the residences to a greater degree than the existing trees. The visual impact of the proposed structures can • , ' 4 . _ further be enhanced by the preservation of existing trees and by the orientation of the roof ridges, as » ` proposed by the applicant. The peaks of the roof forms above the trees, as viewed from the ., residences, will break up the scale and proportion ' of the structures and will create a complementary relationship to the single family residences and the existing much larger condominium and apartment "''j;,,,,A*� structures. gy its different design, buth ai " 'r retaining residential materials and forms, the .4 ,: { proposed structure will complete a picture of a built environment which transitions from the small ,, , ,� scale of the single family homes to the larger .,,, projects higher on the hill. 1 , , STAFF REPORT/PD/DR 20-87/VAR 58-87 January 7, 1988 Page 12 of 17 Provided that a buffer of existing vegetation remains on the north side of the proposed structure, a complementary relationship with the natural environment will exist as well. It is +. extremely important to the design of the structures 4 ,,.;;z,'_'. that the steep bank of existing vegetation remain along Partridge Lane. No construction access should occur from Partridge Lane and a construction limits line should be established in plans and in the field to insure the existing bank is not ' • disturbed. • .. While the applicant has generally addressed building details and accessory structures in the written narrative (Exhibit 25), the details for carports, mailboxes and trash storage should be provided. Flat roof garages are illustrated in f' Exhibit 14. While the proposed railings can best ' ' i • ' preserve views from inside the units, it should be .,''d demonstrated that the railings will complement the ' ;, structure itself. Carports, which are all on the north side (closest to the proposed structures), 0 should be considered with gable roofs so that the view of roofing from the units is complementary. Whether flat or gable roofs are used, the long carport in the center of the project should step about 2' to break up the long horizontal appearance of the structure. It appears that the grades could $ accommodate this change. Where possible, trash ' " storage areas or solid end walls should be used on carports to visually anchor them more solidly to the ground. The staff finds that the smaller project (63 vs. 87 " units) with lower roofs will complement and • preserve the existing natural and built environment. The project itself benefits from the • reduced size and height by having less massive .; stair and deck units to gain access to the +l { _ different levels of the structures. Adjacent development benefits by preserved views and less 1, '0 ., visual bulk which can be better screened by ';, ••' existing and proposed landscaping. '� 0•J t7 � . Section 5.020 - Street Lights !; 'r"' The applicant is proposing high pressure sodium fixtures for all exterior lighting. Exhibits 9 and ,? 25 illustrate the location and type of all .,,f.A,:i,,•::,� ,r `i t *F. .� u n go4,41 ,fir { a .4 r { 7 . t r ;4, „ o . 44 t., . STAFF REPORT/PD/DR 20-87/VAR 58-87 . January 7, 1988 t. Page 13 of 17 Psi walkways, accessways and parking area lighting in a a the project. Final fixture or lamp types and . intensities for buildings should be illustrated in ' plans. '0 Section 6.020 - Transit The applicant is requesting a variance to Section 6.020(l) (b) which requires that a hard surfaced , pedestrian path be provided to connect the development with the nearest transit facility. , Exhibit 28 provides adequate justification for this . request. " , Section 7.020 - Parking and Loading ,, An average of 2.1 parking spaces per unit will be provided to meet or exceed the City requirement, ° Exhibits 9 and 25. Of 134 spaces proposed, 47% will be in garages and carports, and 48.5% will be compact spaces. The applicant is also proposing 32 y bicycle racks (8 per building) , Exhibit 9. ` '. • 1 Section 8.020 - Park & Open Space The park and open space requirements have been satisfied, since the proposed development is part of the Mt, Park PUD which already has provided the , required open space. Section 9,020 - Landscaping, Screening & , Buffering ' The applicantts narrative (Exhibit 25) indicates that 40.6% of the net buildable land area Will be "', landscaped, also see Exhibit 12. It is mentioned that some of the existing vegetation between the proposed buildings and the north property line will 0 . be preserved; however, the affected area has not been delineated on the site plan, o The proposed ground cover (Hanna Ivy) at the east end of the property should be modified, as it become extremely slippary when wet and will be Unsafe for emergency vehicles, The landscape plan , should be finalized. An irrigation plan should be provided at the time building permits are issued. , STAFF REPORT/PO/DR 20-87/VAR 58-87 January 7, 1988 Page 14 of 17 Section 11.020 - Drainage for Major Development Exhibit 29 illustrates two site drainage areas in the development, each being served by a new detention chamber. As shown on Exhibit 11, the • detention facility serving area 'A' will be loced along the southeast corner of Building 3, while the detention facility serving area 'B' will be located along the northwest corner of the property, within the Mt. Park common area. Final drainage plan designed to City standards should be provided prior to the issuance of building permits. Section 14.020 - Utilities , All utilities are available to the site as a result of the existing Oswego Summit development to the south. The utility plan (Exhibit 11) illustrates the proposed improvements for Northview Heights. It appears from this plan that some garages are proposed to be over the storm sewer easement. The i applicant shall demonstrate that no structures are i, 4 ti located within the public easements and that adequate access exists for maintenance. Ia 1 s Currently, no utility easements exist on the site. s Adequate easements should be provided prior to the ( • issuance of occupancy permits, McNary Parkway is designated as a collector street in the Comprehensive Plan, and is of sufficient width to serve the project. The emergency access at the east end of the property (Exhibit 9) should be in concrete grass blocks (grasscrete) or an acceptable alternative (with acceptable surface and subgrade) to provide adequate driving surface for emergency vehicles. The proposed mountable curbs at this • location should also be replaced with 6 inch vertical curbs in order to discourage non-emergency . vehicle circulation through Oswego Summit Condominiums to the south. • Two new fire hydrants Will be provided on the site r in addition to the two existing hydrants at each end of the site. ' The final utility plans should be submitted showing the final capacity utility locations. ate, 811J STAFF REPORT/PD/DR 20-87/VAR 58-87 January 7, 1988 O Page 15 of 17 w PI Section 16.020 - Hillside Protection & . , Y 1 Erosion Control A soils report (Exhibit 30) has been submitted m Which indicates the project as proposed is feasible based upon the existing site conditions. The report makes specific recommendations regarding the placement of fill and foundation preparation. All the recommendations found in Exhibit 30 should be incorporated in the final construction and building plans. A final erosion control plan should also be provided prior to the issuance of building permits. Additional information regarding grading is e provided in Exhibits 10 and 25. Section 18.020 - Access The development accesses off McNary Parkway to the west, Exhibit 9. An emergency access will also be provided at the east end of the property, through OsWego Summit Condominiums to the south. .) Section 19.020 - Site Circulation-Driveways 9 and Private Streets The applicant's narrative (Exhibit 25) adequately addresses this standard. The Fire Marshall has reviewed the proposed turn-around and emergency access at the east end of the property and found them to be acceptable. As per section 19.020(1) (d) , private streets serving as an aisle between garages or parking 1 spaces are regulated by the Parking Standard, Section 7.005. The proposed 26' internal street meets the aisle width between stall lines requirement of Section 7.020(7), Exhibit 9. This . road will have to be declared a fire lane in the deed, and should also be posted as such. Section 20.020 - Site Circulation-Bikeways and Walkways The applicant is providing a 4' walkway along the 200' access road from McNary Parkway connecting / With the project pedestrian circulation system, Fxhibit 9. This walkway should be constructed 5 feet in Width. S i i.6 • • STAFF REPORT/PD/DR 20-87/VAR 58-87 January 7, 1988 Page 16 of 17 10,41 ' IV. CONCLUSION: 4 Based on the findings presented in this report, the applicant can meet the applicable criteria for • development with the application of certain conditions. V. RECOMMENDATION: Based on the conclusion above, staff recommends approval of PD/DR 20-87/VAR 58-87, subject to the following conditions: A. Prior to the issuance of building permits, the applicant shall submit: 1. Submit the final grading plan. 2. Submit the final drainage plan. 3. Submit the final erosion control plan. • 4. Revise the site plan to show the extent of grading and tree removal along the north • property line, preserving as much of the . existing vegetation as possible. The applicant shall propose measures to protect the existing vegetation along the northerly bank on Partridge Lane. 5. Submit the final landscape plan. The plan shall show acceptable ground cover at the emergency access at the east end. • 6. Submit an irrigation plan. 7. Submit the final signage plans conforming to the Sign Code. 8. Submit the final street and site lighting plan. LUminaire types and photometrics shall be submitted. • 9. Submit the final plans showing an acceptable driving surface for emergency vehicles at the east end, with 6" vertical curbs. 10. Submit final plans demonstrating that adequate vision clearance exists along the entry on McNary Parkway. 11. Submit final building plans in compliance with • the City Charter, Section 46A. 12. Final utility plans shall illustrate that no portion of any building or garage is constructed over the proposed public utility easements. 13, Incorporate all of the Soils Engineers recommendations into the final building and construction plans, 14, Submit final construction plans to the satisfaction of the City Engineer, • STAFF REPORT/PD/DR 20-87/VAR 58-87 January 7, 1988 Page 17 of 17 • , 15. Submit details for garages, carports and eisr mailboxes. a 16. Step the long carports and garages in the project, where possible, to break up the long horizontal appearance of the structures. B. Prior to the Issuance of Occupancy Permits, the applicant shall: 1. Designate the proposed accessway as a fire lane ea in the deed, and post the roadway as such • [LOC 19.020(1) (e)] . 2. Provide adequate public utility easements for all the proposed improvements. Exhibits 1. Tax Map 2. Vicinity Map 3. Mt. Park Phase Divisions 4. Phase 5-C of Mt. Park PUD Showing Original Site 5. Site and Grading Plan - Phase II - Mt. Village 6. Plats for Four Phases of Oswego Summit Condominiums 7. Slope Analysis Plan 8. Site Survey 9. Site Layout Plan 10. Site Grading Plan 11. Site Utility Plan 12. Landscape Plan 13. Aerial View of Northview Heights 14. Traffic Vision Clearance Triangle; Guard Rail Detail; Typical Garage Elevations 15. North and South Site Elevations - Buildings 1-4 16. North and South Building Elevations - Buildings 1-3 17. Building Sections - Buildings 1-4 18. Units A & B - Floor Plan 19. Units C & D - Floor Plan 20. Units E & F - Floor Plan • 21. Units G & H - Floor Plan 22. Site Section; Project Sign; Light Fixtures 23. Ordinance No, 1522 24. Section 46A of City Charter - Maximum Height of Structures in Residential Areas 25. Applicant's Narrative 26. Supplemental Applicant's Narrative 27, Supplemental Applicant's Narrative 28. Variance Request to Transit Standard 29, Drainage Plan and Report 30. Soils and Foundation Report HP/ma 8718 t 1 1 / \ pia t r •~— • • ..' •1 11 '•.- •,, , t, \I 4�,. � to :►w.// / / 1� I 4:' "..4.....:.'.. ..\.,A, ,..,\ F \ • 1•1�1:•t . � (,• N/fiJ 1 V', !tt•.+W`NI•, r/• t I w / ! 4 I \ t ' 'I \ t, „. 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' M Nerne flnlo INn // ;M1 ,'10� / IIM111N 11111N111' / I f II 1 ii1 i \ .gr/ I 1j III II d.w x8 U1. dd 1 it N • !�h1` ri 1.•w AO • I 1l i 1 IL ( UM 1 1 II Mils I � , ; �� a Oi u � 1!i_t • f 1 . • 4 M N n .4 a r 18l• 1�'J D9, e ORDINANCE NO. 1522 AN ORDINANCE AMENDING ORDINANCE NO. 1410; ADOPTING AMENDED FINAL DEVELOPMENT t PLANS FOR A PORTION OF PHASE V of MOUNTAIN PARK PLANNED UNIT DEVELOPMENT; AND DECLARING AN EMERGENCY e WHEREAS, Mountain Park Corporation and the Doug Frank Oavnlopeant , Phasi V, co haves referred todamSPhaseed nV-C, oflMountait nlPerkans vor a PlannedrUnit of Pe 'p� C0°1ndlyapproval of the modified final development Development and have applied for ePP plena; end, • WHEREAS, After due and legal notice, said application wee reviewed . by the planning Commission at a public hearing hold on October 0, 1973;i3 and, WHEREAS, Following such public hearing, the Planning approved the application and recommended to oie theCity unciln hatitil that hte, an tmodifith cation be approved em requested by the epp the Planning Commission specificfindings which c transmitted to the City Council ththe Planning Commission's recommendation; and, WHEREAS, Following dueend dhlegal notice,sai the city Council many has a City of Lida Oswegotestimony • public considered the testimony and evidence presented at the hearing. Council BBased ased Upon ftheo esti onyiand nd evidence presented et the hearing the • the 1. Thato approval of ivi g modification totaluld earmseheretoforehdesig- ' total number of 1luing • nated for duplexes and epertmental 2. That the canatruetion of the units .c .nesied will conform to , the City'e definition for garden ep • , 3. That the reduction of density and the limitatioonnf tthenhe eights of the proposed structures as shown in the approvedelan maximum of 45 fest will lessen the envirormaantal imp n o ion the . 4. topographicalgfeatUre°n of the site and of the roject hes ewill tresultiinratdevelop- . . . ment on the site which Will be superior to developments Which would be allowable if the modification were not approved; 6. That the reduction of living Unite will lessen the traffic onto McNery Parkway; 6. That the proposed setbacks and landscaping improve e`ta®together with distribution of living units and the design perking facilities will result in preaervstion of natural fee- three of the property; 7. That the degree of change from what has heretofore been approved to what is now submitted for modification is minimal, end the chenGe is in conformance with nfhe intentutain Peck d Plennsdrit vlkeie over ell plait for the development Development; t Heleo D,Du;h,Nuodei of the GM of len Os15I do tunty terhty that Cu Imtn t:IC a ttus os&'urfta:2 tODT of the orIIIO 11hvte In tote io.f of Gi tatotdee3 dike ofl Do coy of Let t..stO, rr��/,�� • • Ref: 1/ Wall oe o Y.• ' w , Ordinance No. 1522 - Page 2 • 6. That the denial of request for modification would require that the heretofore allowed apartment unite be placed in a smeller o res in the center of the ergs in question, thus increasing the density in that area and probably requiring a much taller structure or structures to be built to accommodate such use{• ,9. The impact of development without the requested modification would probably be leas favorable Upon nearby properties then would development in accordance with the proposed modification{ • 10. There is a public need and demand within the City of Lake Oewego.and within the market area for apartment units of the type proposed to be constructed. Such need and demand equals or e xceeds the demand for duplex units, and can be mot by the pro- posal under consideration without deleterious effect'{ 11. That adjacent properties, both within Mountain Park end out- side the City of Lake Oswego, will not be adversely affected by the proposed change because of the topography of the land, the • proposed set backs end landscaping improvements, the design limitations on the proposed apartments, and the siting of the • buildings. NOW, THEREFORE, THE CITY OF LAKE OSWEGD ORDAINS AS FOLLOWS, Section 1. Ordinance No. 1410 is hereby amended by the addition of the following Section 7.2. The provisions of said Section 7.2 (together With the exhibit° incorporated therein) are adopted as the amended final develop- ment plan for the portion of Phase V described therein. As to such property, the provisions of said Section 7.2 ohall take precedence over and shall be deemed to repeal any conflicting provisions of Ordinance No. 1410, but in ell • other respects Ordinance No. 1410 shall remain in full force and effect so to said properties. Section 7.2. The City dose hereby approve end adopt amendments to Phase V es shown on the development plans and exhibits for the portion of Phase V commonly known as Phase V-C or as "Mt. Village Apartments", as shown on the attached exhibits and sUbject to the followings 1. Exhibits "A" through "G" as hereinafter adopted are each modified to provide that the buildings marked "3 story" on Exhibit "D" be limited to three living levels in height and that the total number of approved living unite in the entire project be reduced accordingly to 300 Unite. 4 2. Mt. Village Apartments written program submitted by the applicants ' and prepared by Fisher-Friedman Associates is adopted as a modifi- cation of the pre-existing Written program for the development of said property. The Written program is designated se Exhibit "A" hereto. 3. Mt. Village Apartments land Use plan is adopted as shown on • Exhibit "D" hereto. 4. Mt. Village Apartments contoUr and drainage plan is adopted es • shown an Exhibit "C" hereto. • I S. Mt, Village Apartments parking and circulation plan is adopted as shown on Exhibit "D" hereto. • 6. Mt. Village Apartments landscape and development plan is adopted es shown an Exhibit 0E" hereto. 7. Mt. Village Apartments section end building profile plan is adopted as shown on Exhibit "F". • . 874 J Ordinance No. Ao L - moo a . 0. Exhibit "G", sheets 1 through 9 ars adopted as erchitectUral sketches depicting the types, style, size and design of build- , • ings to be constructed on such property, in the respective loce- tione shown on the other exhibits hereby approved and adopted. 9. The legal description of the property to which this Section 7.2 epplise is set forth on Exhibit "H" attached hereto. ; 10. All buildings shell conform to LOC Chapter 45, the Building Code ' ' of the City of Lake Oswego. • ' 11. In all instances where the provisions of the Zoning Code are not modified, expressly or by neceseary implication, by the pro- visions of Ordinance No. 1418, including the provisions of this Section and the exhibits hereby adopted, MR-2 standards shell i apply to all construction on said property. 12. Fire Zone II shall be adopted for said property. 13. The height and bulk of buildings shell not be increased; the separation between building Unite shell not be decreased; and the location end style of buildings shell not be materially changed from that which is shown on the exhibits attached hereto. 14. Except as modified by this Section 7.2 or the exhibits herein spproLed and adopted, Ordinance No. 1418 and the written program end exhibits therein and thereby approved and adopted shall remain in full force end effect. Section 2. Inasmuch as this ordinance is necessary for the preserva- tion of the public health and welfare of the citizens of the City of Lake Oswego, an emergency is declared to exist end this ordinance shall take effect immediately Upon its passage by the Council end approval by the Mayor. ,.,) Introduced and reed the first time at the regular meeting of the Council of the City of Lake Oswego on the 6th day of November, 1973. Read the second time and passed by unenimoUs vote of ell members of the Council present on the 6th day of November, 1973. yor 4 A,,r/, 1973 Date signed ATTEST, • City Recorder Date signed APPROVED AS TO FORM • City ornsy U i�)et V �J , Jr to this Chapter. . If any other park is designated as subject to ` thin Chapter, then this Chapter, shall apply to that pr•:rk and if 0) i 1 n nom.. (pr'':':`deil by line word "or") were added o fl er "hpr i ndbrook Park" I rrxighofl Section 43 or I h i n Chnpl er. . July 0. From 7,(N te,1978this untilhJuner30, 1980red thisnChapter,was8numbered XXV November and included Sections 102 through 107. Section 46A. Maximum Height of Structures in Residential Areas. The City of Lake Oswego shall neither construct nor allow the construction of any structure which is more than 50 feet in height within a residential zone, except for the construction of " a single symbolic appurtenance of a structure to 75 foot height. For purposes of this section the height of a structure or of a part or appurtenance of a structure shall be measured from the ground or sidewalk surface within a 5-foot horizontal . distance of the exterior of the structure, provided such sidewalk or ground surface is not more than 10 feet above the lowest grade as defineC by city ordinance; or, if such sidewalk or ground surface is more than 10 feet above lowest grade, height shall be measured from a point 10 feet higher than Lhe lowest grade, to the top of the highest element of the building • l or structure. CHAPTER XI. MISCELLANEOUS PROVISIONS. Section 47. Existing Ordinances Continued. All ordinances of the City consistent with this Charter and ' in force When it takes effect remain in effect until amended or . repealed. Section 48. Previously Enacted Provisions Retained, Modified. A. The following section of the 1948 Charter as incorporated as Section 43 of the Lake OsWego Charter of 1964, • as amended, is specifically retained as a provision of this Charter; Section 2(8) Which is hereby amended to read as follows: to levy an annual tax not exceeding two (2) mills on all of the taxable property of the city for the purpose of acquiring, operating, maintaining, and improving children's recreation lots and parks and providing that the debt 'y limitation contained in this Charter shall not apply thereto. 17. !XFl1h11 • , . • ``.. � y 13. The following Sections of the Lake Oswego Chnrier of 1964, ns amended, conferring bond issuing power that has not, as a of July 1, 1980, been exhausted are specifically incorporated by ` this reference and retained as a part of this Charter: (1) "Bonds for water treatment plant," Sections 74-77, added 24 June 1966. (2) "Bonds for park property acquisition," Sections 87-89, added 27 November 1972. (3) "Bonds for indoor tennis facility, " Sections 90-92, added 10 July 1973. (4) "Bonds for park property acquisition," Sections 93-95, added 11 December 1973. (5) "Bonds for adult community center," Sections 96-98, added 5 November 1974. (6) "Bonds for library expansion," Sections 99-101, added 5 November 1974. The original amendments shall be kept by the City Recorder. Section 49. Initiative, Referendum and Recall. (, a The initiative and referendum powers and the power of 4 recall of elected officers which are reserved to the qualified voters of each municipality, shall be exercised pursuant to the terms of the Oregon Constitution, the general laws of the State and the terms of this Charter, or as the City Council may • establish by ordinance. Section 50. Revenue From Utilities. Revenue received by the City from its Utilities, including but not limited to Water, sewer, gas, power and light and • garbage collection; shall be used solely for the operation of such Utility, retirement of any debt of the Utility, and for its • purchase, construction or expansion. A reasonable reserve may he set aside for the future expansion of a utility. Monies or property of a utility operated by the City may not be transferred to the general fund of the City, except monies in the Utility funds to be Used to reimburse other City funds for expenses incurred by such funds in support of the utility operations. Section 51. Designated Funds Created by Vote. Any fund voted by the people or the Council for a specific purpose may be Used only for that purpose and shall not he a transferred or Used for any other purpose, except investment While not in Use. Any income received from the investment of a 18. 0 J 3 r 1 MAJOR DEVELOPMENT LAND USE APPLICATION OSWEGO HEIGHTS EIGHTY - SEVEN APARTMENT UNITS LAKE OSWEGO, OREGON DEVELOPED BY OSWEGO HEIGHTS PROPERTIES, INC. EXHIBIT u 1 J t PO 7-"Ve 6.6htb 4 ' M William Wilson Architects AIA Date: October 30, 1987 Subject: Major Development Land Use Application City of Lake Oswego, Oregon fIgN Project: Oswego Heights t d 87 Multifamily Housing Units Location: East of McNary Parkway, North of Oswego Summit Condominums and South of Partridge Lane, Mountain Park. Tax Map: 4225 Tax Lot: 1 Zone: R-0 Owner: Oswego Heights Properties, Inc. , Applicant: William Wilson Architects AIA Design Team: Architect: William Wilson Architects AIA • . Planning Consultant: Ryan O'Brien, Land Development Consultants, Inc. Landscape Architect: Michael Whitmore and Associates Structural Engineer: KPFF Consulting Engineers Civil Engineer: James Rims, Land Development Consultants, Inc. It 4 '•a Surveyor: Robert Oquist, Land Development Consultants, Inc. Soils Engineer: Charles Lane, Northwest Testing Laboratories, Inc. Contents: 1. Compliance with Lake Oswego Comprehensive Plan. (Includes Vicinity Maps and Previously Approved Site Plan) 2. Compliance with Lake Oswego Zoning and Development Codes. (Followed by Drainage, Sewer and Sprinkler Studies), 3. Soils and Foundation Investigation. List of Drawings Submitted with Application: 1 Site Layout Plan 2 Site Grading Plan 3 Site Landscaping Plan 4 Site Utility Plan 5 Site Survey 6 Site Analysis Plan 7 Site Aerial Photograph 8 Site Elevations 9 Building Elevations • 10 Building Elevations, Building Section (not included) 11 Unit Floor Plans (A & B) 12 Unit Floor Plans (C & D) tom, 13 Unit Floor Plans (E & F) 14 Unit Floor Plans (G & H) 15 Site Section, Project Sign 133 SW Second Avenue,Portland,Oregon 97204(503)223.6693 J •• X •A ....,..,r•c•At',...1'',''9'•';',.1;. .7 J•.''1).1.•'-'VA',,--•''''.•,-, •-•;4•C• •••1, , • • :I •'•'''''''' ' • •:.., ' .' ••"1- ,s ' ,,,,,:/,'',( ., '• , . • '1,.• • .'7,'•',.'•,..'' .•.* •• •t....4'.•.•ri''•.-' . ''.. •‘• ' '''I''••• •,','-.'''. ' ' '.'''' . C'''el•.4-‘1'.'4,..,'''''''..A‘C .,,.•• • . . 7,,i',"t.•:•''•,j,','T'j';':.',1,'4', 0,A...,.. •,...:71 ;,,,,e',f,; ,,,,,,. ,0‘,1,,i,'''v.;V::i,;'ti,m,' , :c'.'..'"'i.";R:,,,,;(7.'i's it•Ct:,,,s;'44:"".t.(45:k!"is.;:';*'1-:1 • ,."i. 501. 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'r ..., ,..1...a r -r,'','.-?• -,•••1 ' . , . .., ', • •.,,. i, 1•••." 7 , , , •• - '- • • ' ., ''',•.; N. ', ,'..•' .... , , 'if,i.f., ' , .,, , . . . • r‘ ' ,•••„!,, i 4 • !,'•''' •• et, . ' e i• .A,t". /,,"Vi, ••'',, 1 !'• ' ., , . O _ , ` ,' • • V. ' ' LAND DEVELOPNENT CONSULTANTS, 111 C. P i PLANNING - CIVIL ENGINEERING - SURVEYING " 209 N. E. Lincoln Avenue Hillsboro, Oregon 97124 (503) 648-4061 , Bob Oquist, PLS Jim Nine, PE ' Ryan O'Brien, Planner Joe Thompson, Project Mgr. COMPLIANCE WITH THE LAKE OSWEGO COMPREHENSIVE PLAN OSWEGO HEIGEITS 1 ,, INTRODUCTION: The Oswego Heights apartment complex has been a designed to be in compliance with the Lake Oswego Comprehensive Plan. The subject property is designated R-0 which does not have 1 a density limit except for a 1.2 maximum floor area ratio. Adjacent property to the south and west is, also, designated R-0. , $ Property to the north is developed with low density single family , residential houses with R-7.5 zoning. Property to the east is ' developed with large single family residential lots and is , currently within the Portland city limits. Other development in • the area includes new apartment complexes to the southeast and southwest. The Oswego Summit Condominium Complex is located directly South. All other adjacent property, except Oswego . Summit, are separated from the subject property by Mt. Park. ,e, open apace as shown by the attached Tax Map. W The subject property was originally intended to be the last phase of Oswego Summit. The original attached site plan shows four buildings, four stories in height in approximately the same • location as this proposed development. As with the original . '"' development, covered parking is also proposed. There are 214 • Unita developed in Oswego Summit. These units are four atones in height and were constructed in 1980. The original masterplan for development of the property in the mid-1970's included 346 ''•' ' units. The proposed-84.unite in Oswego Heights combined with the • 214 units in Oswego Summit brings the total number of Units to , " `30 4 unite, or slightly lees than the original proposal. • Oswego Summit was developed on flatter land compared to the , • Oswego Heights property which originally averaged 36% in grade as shown by the attached Tax Map with 5' contours. The subject property was probably not developed along with the first 4 phases ' of Oswego Summit becaUue of financial difficulties and the • s previous developer's attempt to make a building design fit on steep elopee not specifically designed for that purpose, The • ' original plane prepared for the subject property in 1980 would have been very difficult and expensive to construct, Many of the , problems associated with the previous plan have been no]ved with ,.,ei. this new development proposal,. Conservations with Barris end $ ttr .1. . t T McMonigal Engineers and Waker and Associates confirmed this fact. The original developers were concrete tilt-up contractors that wanted to use their construction techniques on these steeper slopes. These construction techniques were successful on phases 2,3 and 4, but may have been cost prohibitive on the subject property. COMMUNITY INVOLVEMENT: The applicants have met with both the Oswego Summit Board of Directors and the Mountain Park Design .t Review Board for their input. This occurred several months ago and some of the comments from these groups have been incorporated • into this new development plan. Additional meetings with these groups are anticipated prior to and after the Lake Oswego Design Review Board public hearing. Because of the sensitive issues involved with this development, meetings with these groups were ` found to be necessary. GROWTH MANAGEMENT: The Overall Objectives of the City, as F 4 identified on Page 8 of the Comprehensive Plan, are as follows: 4 1. Allow property owners in the urban service area to • exercise their right of development, at such time ■s adequate public facilities and services are available, in • accordance with Comprehensive Plan Policia■ and Implementing Regulations. COMMENT: The city has anticipated development of the subject property. It is currently in the urban service area and all ar puhi Ec fucilities and services are available. 2. To maintain the aesthetic character of distinctive community identity and scale of Lake Oswego. COMMENT: This development has been designed to be architecturally compatible with other development in the area. This fact is demonstrated in the report on Compliance with the City's Development Ordinance and Standards. Further, this project has been designed to meet the MoUntain Park Design Review • requirements, pending, of course, Mountain Park Design Review Board approval. 2 8758 • The Urban Service Boundary Objective of the City on Page 10 of • the Plan end General Policy III on Page 14 of the Comprehensive Plan are to manage and maintain overall population density which can be adequately served by planned facilities. COMMENT: Although the subject property is proposed to be developed with four story apartment buildings, all public facilities and services including transportation are planned to accomodate this development density. Adequate recreation facilities are available, such as the on-site swimming pool, recreation room, and the Mt. Park recroational facilities, and a proposed fire station is identified directly west of the subject property off of McNary Parkway. All facilities listed in the General Policy 111-5 on Page 15 of the Comprehensive Plan are available. General Policy 1-2 of the Interim Growth Rate Policies on Page 23 of the Comprehensive Plan requires all new developments with 20 or more dwelling units to prepare complete site evaluations. • COMMENT: A complete site evaluation has been prepared for this property in accordance with the City's Development Ordinance and Standards. COMMUNITY RESOURCE: Lake Oswego is influenced by natural resources and natural scenery. These features include d lake, steep wooded hillsides, and many stream corridors. These features are important elements in the community identity and the identification of neighborhoods. The natural environment providing many amenities attracts development to Lake Oswego. N However, these amenities also create the following constraints: 1. The rivers and mainstream■ are naturally prone to serious flooding and erosion. 2. Some of the steep hillsides, which provide outstanding stews, are prone to landslides and severe eroaioh problems. 3. In some areas, soils are structurally weak and prone to compaction and collapse under loads. 4 The City has concluded that quality of life and property values in Lake Oswego are closely related to the quality of the natural environment. Urbanization will deteriorate the environment unless impacts are carefully managed, For example, an important natural area objective of the City is to preserve natural wooded _ areas. 3 c I J,1 The Distinctive Natural Area Objective of the City, on Page 32 of the Comprehensive Plan, is to preserve the wooded natural ' 1 character of Lake Oswego and the individual distinctive features prized by residents. The following are the General Policies: I. The City will preserve the general wooded character of Lake Oawego and protect the natural functions served by native tree stands, street and yard trees. II. The City will encourage the preservation of distinctive • areas and endangered plant species identified. III. The City will explore acquisition of distinctive natural areas which are found to have high priority, as public access open space. COMMENT: Most of the Quality wooded sites surrounding the • • subject property have been dedicated as permanent open space by _, the Mountain Park Homeowners' Association. Therefore, adequate building clustering has already occurred in accordance with t^. .1 requirement 5 of General Policy II on Page 32 of the Plan. A majority of the subject property is predominantly developed with t 0 — brush brush and alder trees less than 3" in diameter. These trees have • been growing in a natural state when the subject property was cleared and graded approximately 6 years ago. No distinctive or -- quality wags i, v1 t is lOLated on the subject property in need of preservation except to the most westerly portion of the site. A - few mature trees are proposed to be removed to allow reasonable development of the subject property. The subject property is not a identified as one of the 85 distinctive natural areas in the comprehensive plan. The nearest such area is Mount Sylvane to • the north. „ The Potential Landslide Area Objective of the City, on Page 36 of the Comprehensive Plan, is to protect life and property from • natural disasters and hazards due to landslide and to preserve the hillside beauty which community residents value. • , General Policy I, II and III of Potential Landslide Areas, on page 37 of the Comprehensive Plan, indicates the City's need to • m identify areas with potential for landslide hazard, encourage their Use as open space, and regulate density and intensity of , land Usk. in these areas. According to the potential landslide hazard area map in the Comprehensive Plan, the subject property is within this landslide boundary. As a result, a soils analysis `;;_, has been completed to ensure no landslides have occurred and , impact from this proposed development And the Community. Additionally, adequate open space has already been dedicated nto 4 87b0 • • protect the public from potential landslides. The implementing standard for landslide hazard areas in the Zoning Ordinance prevents. development on properties with slopes exceeding 50%. The Erosion Objective and General Policies of the City, on Page 40 of the Comprehensive Plan, is to protect life and property from natural disaster and hazard due to soil erosion and weak foundation soils and to preserve the hillside beauty of the community which residents value. Open space is encouraged in , these areas along with regulation of density and intensity of development. COMMENT: The subject property is not identified as an area with severe limitations from erosion or weak foundation soils. •;0 However, soil testing and strict development standards will be required by the applicant to insure that construction of the site will be stable, high in quality, and with no impacts to surrounding property. The Quiet Environment Objective of the City, on Page 44 of the Comprehensive Plan, is to reduce the noise levels in Lake Oswego and to protect and maintain existing quiet areas of the community. COMMENT: The subject property is designed with minimum noise impact to surrounding properties. The single family residential houses to the north will be adequately separated from vehicle traffic from Oswego Heights because parking is located on the south side of the property. The four story building height and the significant grade differential will provide a noise buffer. A similar situation exists for Oswego Summit apartments south of the subject property. The energy conservation objective of the City, on Page 45 of the Comprehensive Plan, is to conserve energy in Lake Oswego and the metropolitan area, where possible, through land use planning, education, and the adoption of conservation oriented policies. General Policies II, III, IV and V, encourages energy • * conservation through land Use planning, site design, building design, construction practices, and more efficient transportation • systems. COMMENT: The clustering of these apartment units automatically encourages energy conservation as opposed to single family • residential houses, which use substantially more energy for heating and cooling. The site design provides maximum solar exposure with the east/west building orientation. Good energy, efficient construction materials and techniques will be Used in the development of these apartment Units. , 5 8 6t The Stream Corridor Objective and General Policies I, II, and III, of the City, on Page 54 of the Comprehensive Plan, is �' 4 protection of natural features such as water courses, maintain water quality, and prevent damage to public and private property. The City intends to designate stream corridors as open space which have potential for severe erosion. Major stream corridors • which serve as essential elements of the community's drainage system as well as scenic assets for public and private interests have been identified by the City. Stream channels cannot be diverted without demonstrating that such diversion will have no -- negative impact on downstream beds or banks. A buffer strip of vegetation is required along all stream banks. COMMENT: The drainage system for the subject property was designed with the original Oswego Summit Development. This • system f,a fully operational and will be used with the new development of Oswego Heights. No natural streams or corridors currently run through the subject property. SOCIAL RESOURCES: The objective of the City of Lake Oswego, on Page 61 of the Comprehensive Plan, is to allow development of a ‘--4 community environment designed to encourage creative community living and a sense of identity. The General Plan Policies of the F City encourages citizens' participation, neighborhood identity, • neighborhood boundaries, social centers, residential privacy, pedestrian circulation, and protection from disruptive land uses and traffic. The City, also, encourages choice of housing types and costs to make possible a mix of ages, income levels and lifestyles within the community. COMMENT: Oswego Heights is designed to be a functional neighborhood within the Mountain Park Planned Community and the City of Lake Oswego, Oswego Summit has been very successful and provides quality living environment for individuals that desire a condominium living lifestyle. Oswego Heights is designed to be a part of Oswego Summit, but with its' own personal, distinctive character. Recreatioial facilities are planned within Oswego • Heights and all traneportattott facilities are designed with • direct access to HcNary Parkway without circulation through Oswego Summit. This transportation design was chosen to limit • the meandering of care through Oswego Summit. Oswego Heights, needs to be Separate because it is en apartment complex and the topography of the site is lower than the Oswego Summit. Because of the large number of condominiums adjacent to the subject property, additional apartment unite are needed in the area. The result will be more choice in lifestyles end housing Variety, • 6 • u7 G„ . , • ` LAND OSE ACTIVITIES: The Residential Objective of the City, on : i Page 74 of the Comprehensive Plan, is to maintain the livability • of the existing residential neighborhoods, and to insure density _ in accordance with site conditions and capacity of City services and facilities. COMMENT: Oswego Heights has been designed to protect the livability of surrounding residential neighborhoods. Subject property is zoned R-0 and has been designed to be in compliance J with the existing conditions of the site. All public facilities and services are available to serve the subject property. _ Other Residential Design and Housing Choice Objectives and Policies of the City, on Page 78 to 85 of the Comprehensive Plan, . . include tha encouragement of innovative site design, to increase physical amenities, protection of open space, lower development • - costs, energy conservation, and variety in building designs, types and rent levels. Incentives are available to encourage high quality development and amenities exceeding minimum . standards. Residential street design should enhance livability. 3 Identified amenities include street trees, street landscaping, vehicular traffic flow, mixed housing types, housing clustering, 1 drainage management or retention, preservation of natural features, privacy, visual and noise buffers, view protection, solar orientation, soil erosion protection, screening, crime prevention, and attractive and safe lighting. COMMENT: Oswego Heights is an innovative development with significant landscaping throughout the site. The entryway is designed with a water fountain and attractive landscaping to add to the visual amenties of Mountain Park, Access to McNary Parkway is safe and convenient and interior circulation is • ' designed to provide safe and slow moving traffic. The two story , parking structure provides; approximately, half the amount of pavement area compared to other developments in the surrounding area with one level parking. The result is more open [space and efficiency of land use to provide a reasonable development density in keeping with the site conditions of the property. The two story parking structure, also, provides covered parking which le normally not available in many apartment complexes in Lake . Os We go. • .> TRANSPORTATION: The Transportation Objective of the City, on , Page 150 of the Comprehensive Plan, is to develop a coordinated r transportation system which servee the planned land use distribution, and meets complex community needs and desires, including economic, social; convenience, and safety goals. General Policy IV indicates that the City intends to encourage development of residential neighborhood stracts to accomodate • expected volumes. 7 817 6 3 e ` COMMENT: The subject property has direct access to a fully 4 , improved collector street, McNary Parkway. This street is designed for three lanes with capacity for a left turn lane into the subject property without impact to the easterly and westerly • travel lanes. The current volume of McNary Parkway is 1300 trips . per day. Year 2000 volume is expected to increase to 7000. Two 1'• other streets provide access and circulation to the subject property, Jefferson and Kerr Parkways. Current and proposed traffic volumes of these three streets are as follows: CURRENT YEAR 2000 VEHICLE TRIPS VEHICLE TRIPS STRUT NAME TYPE PER DAY PER DAY McNary Parkway Collector 1,300 7,000 , Jefferson Parkway Collector 2,300 9,000 • - Kerr Parkway North of McNary Arterial 5,500 11,000 t Kerr Parkway . , South of McNary Arterial 1,200 9,000 • As shown above, these traffic volumes are intended to • �- significantly increase by the year 2000, but traffic volumes do , not appear to exceed street capacity. A traffic signal is • planned to be installed at the intersection of McNary and •Kerr Parkways when warranted. The Oswego Heights access onto McNary Parkway is currently adequate provided vegetation is removed within the site distance area. This 87 Unit apartment complex will produce 470 vehicle trips per day at a rate of 5.4 trips per unit. It is assumed that there is an equally distributed split of traffic on McNary Parkway east and west of the subject • property. The result will be an 18% increase in each direction with 235 vehicle trips per day. McNary and surrounding streets are adequate to accommodate this increased traffic. PUDLIC FACILITIES AND LAND USE: It is the objective of the City, as shown on Page 165 of the Comprehensive Plan, to insure that public facilities are consistent with growth management policies • and other elements of the Comprehensive Plan. Needed transportation improvementa are identified on Kerr Parkway. y 1 • COMMENT: An engineering report has been prepared demonstrating • that all public facilities and services are available. No road improvements are anticpated on McNary Parkway to serve the , subject property other than a sidewalk for transit, However, 8 a,"`�q�� . . full improvements are necessary on Kerr Parkway to serve the F north portion of the City in the future. These full improvements are not necessary to accomodate Oswego Heights because of the significant distance away from this road and the limited impact of Oswego Heights on Kerr Parkway. CONCLUSION: Bared upon all of the information provided in this . report, it appears that the Oswego Heights fully complies with all objectives and policies of the Lake Oswego Comprehensive III ' •-- Plan. • wpll.oswegoHt.342 - rev. 11-1-87 i 6 -1 • • • 8eitt GJ • 9 • • tokl PART II COMPLIANCE WITH LAKE OSWEGO ZONING AND DEVELOPMENT CODES C d 8766 • William Wilson Architects AIA Introduction: ,1 The following comments address applicable city codes as follows: • _ Chapter 48 - The Zoning Code of the City of Lake Oswego Chapter 49 - The Development Code of the City of Lake Oswego Development Standards — Individual code requirements are first listed in bold typeand are followed by ' comments describing specific compliance. r Chapter 48 - The Zoning Code of the City of Lake Oswego r 48.010 Purpose. It is the intent of this application to conform to the purposes and requirements of the Zoning Code. 48.120 Permitted Uses. { . 1. Any type of dwelling unit. I p Proposed use: Multifamily dwelling units. 48.130 Maximus Density. 1.(a) Maximum density expressed in number of dwelling units per net developable acre is computed by dividing the net developable acreage by the minimum lot area per unit. Since there is no minimum lot area per unit, as indicated in 48.135 (1), the density, by this calculation; approaches infinity. See 49.315 (13) for additional calculations. . r 1. (b) Maximus density will be allowed to the extent that facts presented to the hearings body show that development at that density can occur • within requirements set forth in the Development Standards. , It is the intent Of this application to conform to the requirements of the Development Standards, M 48.135 Lot Size; Density Transfer. 1. R-0 Zone: No minimum lot area for each dewlling unit, FAR not to exceed 1.2. • See 48,130. . 1 o161 133 SW Second Avenue,Portland,Oregon 0204(503)223-6693 , 48.140 Lot Coverage. Maximum lot coverage for buildings and required parking is 60%. Lot coverage for buildings and required parking is approximately 45%. ! '1 Including roadways (not abutting parking), walkways, decks, etc., the lot coverage Is approximately 60%. See chart on drawings for more detailed calculations. 4 48.145 Unified Site Plan Required. All development will be developed under a unified site plan. The site plan will identify circulation patterns, method of the provision of public services and general placement of lots and structures. The entire project will be developed under one ownership during one phase of construction. See 49.315 and Development Standards. 48.150 Setbacks, Buffers. r 1. Except as otherwise provided, the required setback is 10 feet. A setback of 10 feet will be maintained along the entire south property line which abuts other R-0 property. 2. Structures shall be setback from a street right-of-way line a minimum of 10 feet. The project sign at the project entry on McNary Parkway will be setback 10 feet. 4. Where a lot zoned R-G abuts a lot with a zone other than R-0, a setback shall be established of a depth of at least the height of the principal building. See Item 5 below. 5. Where a new development lot occurs in an R-0 zone which abuts an existing less intensive residential use, a setback shall be established of a depth of at least the height of the principal building. Property to the north and east of the property is zoned R7.5. A setback r of 32 feet will be maintained along the these property lines which is based upon the height of the buildings. See 48.155 for height of structure calculation. Evaluation is still being made as to the possibility of submitting a Variance for the north and east setbacks at Building 4. At this point it is our intention to comply with the letter of the code but a strong case could be made to lessen these setbacks due to the adjacent wooded open space and the fact that impact on surrounding properties would actually improve. Also, design of the turnaround and pool areas would be much less restricted as it now is. 48.155 Height of Structures. 1. On a lot being developed as one project of 1/2 acre or greater, the W structure height may average 40 feet over the entire site with no individual structure exceeding 50 feet. 6,3 2 • • J _ Maximum structure height is 32 feet based upon 48.015 (25) and the • following calculation: ,r-ti Lowest grade is established at a point 1.5 feet below lower level finished floor elevation and within a 5 foot horizontal distance of the exterior will of the building. It generally occurs on the north side of ' buildings 1, 2, and 3 and on the east and west sides of building 4. A referenced datum point is established at a point 10 feet higher than lowest grade within a 5 foot horizontal distance of the exterior wall of the building. It generally occurs on the south side of buildings 1, 2, and 3 and between buildings 4A and 4B. The average height of the highest gable is established as 9 feet/2 = 4.5 feet. — The remaining building height is calculated at four levels x 9 feet/level '�� = 36 feet. — Height calculation: Lowest grade to finished floor = 1.5 feet . j Building = 36.0 . j Gable height = 4.5 j _ Subtotal 42.0 Less datum point 10.0 Building Height 32.0 feet Buildings are stepped and the height is calculated for individual segments of the building as allowed. Typically, the ends of buildings are only 3 levels and the lowest grade and reference datum point for these segments are in some cases lowered accordingly. 48.505 Accessory Uses. 5. Regardless of the side and rear yard requirements of the zone,.in a ' ' _ residential zone a side or rear yard may be reduced to three feet for an accessory structure erected more than sixty-five feet from streets, • provided the structure is detached from other buildings by five feet or more and does not exceed a height of ten feet nor an area of six hundred • square feet. This provision will apply to the swimming pool and retaining structures . .. in the area of the swimming pool. — 48.515 General Exceptions. 2. General exception to structure height limitations. The following type of structures or structural parts are not subject to the structure height . limitations; chimneys. Chimneys are not considered in the height calculations. 48.520 Projections from Buildings. 1. Cornices eaves, canopies, gutters* chimneys, etc. may project not more — than two feet into O. required yard. 3 sll69 . • x /� _.'�„; w � i tit t t:, �� 'oxti 40, '� S i ''.f• .n +e4y 4 t o § Y'04 "A` .'fit �Yp a l 7 U� k ,` I ��u : tu5xtt j r �Sty `1 x,t� Certain of these building elements may project into required yards apt, j distance less than two feet. `�.r,, xr 48.530 Vision Clearance. A vision clearancel triangle of 350 feet along McNary Parkway and 10 feet "' 4,s',;v ", alongthe project access road will be created as requested by the city. ,.0 F This will require the trimming of Some vegetation along N Nary Parkway. (,`�� `,, l. i IT!��7;4 - Chapter 49 - The Development Code of the City of Lake Oswego , , i �h �,rr. 49.010 Purpose. hi t it•a A — — It is the intent of this application to conform to the purposes and �'1 °4t requirements of the Development Code. �', '��'t;� . H 1 6 Sy t, ;ai 49.130 Classification of Development. q fir: `r e �'�. I For the purposes of processing this application, this project is qiii;.,1;;;;$classified as a major development per 49.145. . , "';j`ji;'CI • 49.150 Phasing. �� '',.t.."a*.i�� • See 49.400. 6.,,.,4 ;:;:,,. :',,'A;1 49.310 Pre-Application Conference. '{;^; ,_ A pre-application conference was held with City staff on Ju:y 30, 1987 fit, ^ ' and on September 23, 1987. 49.315 Application to Development Review Board. 1. Site Map. — See Site Layout Plan, Site Analysis Plan and Aerial Photo, :.a't 4 • 2. Survey prepared by a licensed surveyor. ' -,4 " ' 1 M See Survey prepared by Bob OgUist PLS. • �: • 3. Soils Map. N.. ' — See Development Standards 13.0 and 15,0. AP .- 4. Drainage. . See Site Utility Plan and Development Standard 11.0. 4 $r t U J .."4 .. d 5. Potential Flood Hazard. Not Applicable. 6. Street access, pedestrian or bicycle ways, transit access, and equestrian trails. See Site Layout Plan. All automobile, pedestrian and bicycle access to ,-' the site is provided from McNary Parkway at the west end of the • property. Fire trucks have access and egress at the east end of the site '4' 'r - ,; through the Oswego Summit project. Fire truck access is provided over mountable curbs and low ground cover vegetation on compacted fill fr { -' material. Other vehicles will not have access between the two projects. Bicycles will use automobile roadways. Pedestrians will use sidewalks and building walkways. 7. Utility access. i ' i =.. See Site Utility Plan and Development Standards 11.0 and 14.0. 8. Sun and wind exposure, solar access and sun horizon. See Site Analysis Plan. 1 '` 9. Noise Sources. ! . No unusual noise sources have been identified. Parking areas are :. screened by building and landscaping as discussed in Development Standards 7.0 and 9.0. r 10. Views or other special features. See Site Analysis Plan. An excellent view exists to the north with Mount ' . St. Helens visable just to the right of due north. With the exception of building 4B, all living units are oriented toward this view. The view is i P otajor factor in the project design concept. 11. Names and addresses of property owners within 300 feet. a t Information submitted with application. ,.. " 12. Preliminary site plan including narrative. The site design concept is a linear scheme responding to the site configuration and views. Four, four story buildings each include 22 one, • two and three bedroom living units. Building 4 is split into two 1 back-to-back parts and includes a resident manager's unit and cennon 'd • tenant space. The common space includes facilites such as weight room, • sauna, meeting space and an office. The cannon space is adjacent to an • •• _ outdoor swimming pool area. 5 ii i ,. • y ' 1 0 1 V • tilt Buildings are stepped vertically to respond to significant site grade changes. Due to limited site width, Buildings 1, 2, and 3 are placed as f ' far north as grade and setback limitations will allow to incorporate r parking to the south. 1 $,, Sensitive planning has been given to the preservation of views from the ` ' ': Oswego Summit living units directly to the south of the proposed Oswego Heights project. Buildings 1, 2 and 3 have been sited and stepped vertically to allow all units of Building 24 and the Office/Recreation .e ,•jf Building to retain the major impact of their present view. The ' horizontal separation of Buildings 3 and 4 allow a significant view • I d corridor for Building 29. The gable roof forms running in a north/south direction allow more view than if the gable would run continuous in an 4,; east west direction. Extra excavation costs for the lowering of the ' ,_ ` buildings and parking are being incurred by the owner to accomodate Oswego Summit views. ,s. - The parking concept is also linear to respond to the building layout and ., . site configuration. Parking near Buildings 1, 2 and 3 is on two levels. 1_' Access to the lower level is provide by two one-way ramps located at the +„ M' • - widest portion of the site to accomodate the width required.. Security .. gates, operable by remote control are provided to the lower level. ' f +. Parking areas are sloped and lowered as far as possible to intersect ; '•`. ; ' buildings close to their midpoint to minimize tenant necessity to walk up and down stairs. The lowering of parking areas is limited by tIA maximum 15% slope on the access road from McNary Parkway. Pedestrian accele fran ; both parking levels is provided at two locations per building. Sang compact spaces are utilized where full-size spaces would conflict with vehicle turning motions. A 26 foot wide two-way roadway is provided on , the upper parking level and continues the full length of the site and will be designated as a fire lane. A turn-around is provided at the east ', '' • end of the roadway. Parking is provided at the rate of 1.5 t cars/one-bedroom unit, 2.0 cars/two-bedroom unit and 2.5 - cars/three-bedrooa unit for a total of 182. See also Development Standard 7.0. ! •ra , ' ` Yr The grading plan indicates final spot grades of major site elements. a r Contour lines shown are existing grades at two foot intervals. Final grades at perimeter landscaped areas will be follow existing grades. > a.'. y. - See Development Standard 5.0 for Street Lights. . Three garbage dumpster enclosures are included which will be constructed of materials similar to the buildings. , The project design addresses three major concerns expressed by the Oswego "' ''. Summit owner's organization. (1) Preservation of views from their living units. As discussed above, the Oswego Heights project design has responded to this - concern in a major way through the lowering and stepping of • i '' buildings to protect views from Building 24 and the Office/Recreation Building and the horizontal separation of , lik - Buildings to protect views from Building 29. The north/south running roof ridges also increase the view potential in contrrst to k.,_. r.,, east/west roof ridges. • ',.. 6 S'I ,, - • (2) No vehicular access between the two projects. With the Jb exception of fire trucks, in time of emergency only, no traffic will A • • " r, be allowed between the sites. (3) Including a swimming pool into the proposed project to limit the . .... ;'; -' possibility of tenants from Oswego Heights using the pool at Oswego ,,,; ' Smimli. A swimming pool has been included into the proposal. One mailbox unit is provided for each building accessible to both the 1.54, -. postal service and the tenants. They are enclosed in a structure of 44 ,;. ' materials similar to the buildings. � I'•'tt c.' Easements will be provided as required for site utilities. :' ti ' See Development Standard 2.0 Building Design for exterior materials. r -- See 49.405 for development schedule. ,, I; Cay , ` l' , , 13. Computation of the number of units allowed. A. Net Developable Acre equals gross acreage minus street right-of -way. ;., 142,441 s.f. - 23,400 s.f. = 119,041 s.f. ' r _ B. There are no existing dwellings on the site. o''' C. Density Transfer Acre equals area over 25% slope. ` i 71,772 s.f. D. Subtract Density Transfer Acre from Net Developable Acre. . 119,041 s.f. - 71,772 s.f. = 47,269 s.f. "+ E. The base allowable FAR is 1.2 times the result of the calculation from subsection D. 1.2 x 47,269 s.f. = 56,722 s.f. F. The number of units allocated to the Density Transfer Acreage is computed in the same manner as the base number of units of FAR is calculated In subsection E. .' , •4 4 41.2 x 71,772 s.f. = 86,126 s.f. G. The area of the Density Transfer Acre may be added to the area of the Net Developable Acre to determine the total number of units allowed. 56,722 s.f. + 86,126 s.f. = 142,848 s.f. , Total number of units allowed equals total floor area allowed divided by •„ , ,,, - the average square feet per unit. so 142,848 s.f./1,100 s.f, = 129 units allowed. '1 Total number of units proposed equals 87 which is 42 less than number allowed. • If covered parking is considered part of FAR the calculation is revised as follows: Item 0 minus area of covered parking divided by the average square feet per unit. 142,848 s.f. - 26,500 s.f. = 116,348 s.f. • ' 1 116,348 s.f./1,100 s.f. = 105 units allowed (87 proposed units is .,.' ' 18 lr?s than number allowed.) 8"'' 3 7 t / d. :.. i, a !r7.b. . .. •tip .. ,ra i J}, 1. 1 r Per Item F & H, it is our intent to demonstrate by site specific " = information that the requirements of the Development Standards will be � ,t, " ,' met for all units proposed to be built. 49.400 Phasing of Major Development. •^"a , + q M Project will be completed in one phase. •.Yb. �" 49.405 Overall Development Plan and Schedule (CUPS). / ` -- The proposed project schedule is to start construction in February 1988 t a,, and to complete construction in October 1988. 49.420 Application Procedure. • *'r' See 49.310. 49.615 Criteria for Approval. It is the intent of this application to comply with all the listed ` regulations. J — Development Standards. p 1.0 Historic Resource Preservation. r Not Applicable. • 2.0 Building Design. See also 49,315 (12). The project includes 87 living units In four buildings. Three buildings % contain 22 living units each and the fourth building which is in two tS+a , parts contains 21 living units and a tenant recreation/project office area. Unit breakdown includes 18 one-bedroom units (830 s.f.), 36 . two-bedroom units (1060 s.f.) and 33 three-bedroom units (1280 s.f.). Units are relatively large for rental units to enhance marketability and r' J,}° tenant comfort. It is the owner's intent to create longterm tenants and , — to minimize occupant turnover. Refer to Living Unit Summary Chart on drawings for more specific living unit data, Building forms are derived from site conditions. The narrow site and desire for all units to orient to the view suggested single loaded �` "" •, buildings in a linear configuration. Lack of horizontal site dimension , + has limited horizontal stepping of the buildings, but indentations have been carved out of the building to identify entrys and deck areas. Full height vertical "light shafts" in these areas insure natural light to all entry areas on the south, including those below parking levels, and to ., ;4 interior living areas on the north, , 8 8 ,�rf1 a` .,,4 Buildings are typically four-story wood frame with end bays scaled down to three stories. Gable roof forms run across the width of the buildings and respond to the vertical stepping of the buildings. Roof slope is / I -‘'+ approximately 7.5/12. + r Buildings are designed with a repetitive 14 foot structural and a 2 foot •' '` '- , dimensional module for construction economy. All apartment and parking structures will be on pile foundations. Roof trusses are all identical s• pans and configurations. Buildings are fully fire sprinklered to meet building code requirements for the forth story. Each building will have one two-hour interior fire { _ wall to satisfy code area limitations. A Fire alarm system will also be .' installed. All living units will have fireplaces and private balconies on the north — (view) side of the building. Most units will have living rooms sunken • ti one step and top floor units will have vaulted ceilings in living areas.. Each living unit has a private entry deck with a gate which creates a ,` transition between public and private areas. Kitchen windows oversee ? ;i: this area as a security measure. : 1 Access to living units will be through a stair/bridge system connected to the parking areas. Location of parking levels relative to building levels minimizes the vertical distance tenents need to travel between their auto and living unit. Each of buildings 1 thru 3 are connected to ° the parking levels at two locations. All units above the second level are provided with two exitways per building code requirements. • The two story parking structure will be of reinforced concrete construction and have no visual or physical impact on adjacent development. Since the lower level Is mostly below existing and final r' grade on the south, its appearance from the Oswego Sunnit Condominium x;; Complex is no different than if a single level of on grade parking was • constructed with the exception that surface material will be concrete ++ instead of asphalt. Since the parking structure is completely screened from the single family residential area to the north of the site by the , ;+, ..'J proposed apartment buildings, it will have no impact on this area, Most " of the lower level parking will be open on its north edge to admit r ! . ;•' �, natural light. Where grades allow, portions of the lower level on the , ., I south edge may be open for the same reason, •• • ry Buildings have been designed to complement and preserve existing buildings on adjacent properties. Concerning preservation, no , .y,.'. • construction activity nor anything in the building or site design will , cause the physical deterioration of adjacent structures in any way. Concerning preservation of existing amenities presently enjoyed by people ,,,„••... living in adjacent buildings, see 49.315 (12) for discussion of (1) preservation of views from Oswego Stmmit, (2) no vehicular access between ' the two projects and (3) the incorporation of a swimming pool into the .• • • proposed project, Impact on the single family development to the north `» will be minimal. No vehicular access/egress will occur on Partridge ••" i Lane, Proposed buildings have been dropped in elevation as far as „. possible to still allow reasonable access from McNary Parkway (15% Y maximum grade) and a reasonable relationship between the parking area and .' ;` ,'' Y' '" the buildings. Existing trees along the entire northern property line, 9 ui I ; including the 32 foot setback space will be mostly retained which will screen the p‘opo-ed buildings from the existing single wily dwellings. In addition, the heavily wooded common/buffer space as well as Partridge Lane itself provide additional buffering between Oswego Heights and the single family development. The plan location of the buildings on the site complement views fran a' Oswego Summit as previously discussed in 49.315 (12). The vertical ��:.< .. placing of the buildings (as low as reasonably possible considering assess, topography, etc.) complement in the same manner. The roof forms ;, ,1, with gables running transverse across the buildings create valleys which assist in complementing Oswego Summit views. Gables running longitudinally would block additional view, `4 r': a' The meaning of "complementary" is understood in terms of "completion" and <", not necessarily in terms of "appear similar." This project is basically ; _ a completion of the Oswego Summit plan which was approved in the late ^ 1970's. Conceptionally the original plan had four three/four story buildings much in the same arrangment as what is now proposed. ,, , � The proposed building design, compared to the original approved design, ",r3• Yam' is more specifically designed for the existing site conditions. "w Buildings are stepped to correspond to existing topography. Foundations are on driven piles to overcome potential soil bearing problems. Materials are those common to and generally accepted ' the Mountain Park '` 'i community. Colors are natural end subdued. Exterior building materials ` ;' 1 •, include the following: Siding: Horizontal cedar bevel, Olympic Beige Gray solid body 't 'r,:'1 stain. Windows: Aluminum, insulated glass, dark bronze anodized. Roofing: Concrete Roof Tile, Charcoal Gray. b. ,' Railings: Metal Trim Color: Olympic Stonehedge (gray) . ' Building setbacks of ten feet at adjacent R-0 zones and and thirty-two i w feet at adjacent R 7.5 zones have been maintained. See 48.150 for additional setback discussion. , Building height is discussed in 48.155 and is four story with building �:`` end bays mostly three story. Adjacent Oswego Summit buildings are four story. Buildings sto conform to the topography g step and height is if. calculated for individual segments as the code allows, : Over all building proportions are more horizontal for Oswego Heights as compared to adjacent Oswego Summit buildings. Maximum height above grade as viewed fran the north is approximately forty-five feet for both building types. Height to length ratios are .37 for Oswego Sumnit and 27 for Oswego Heights. North and south elevations are also broken up by indentations In the building plan. On both sides of the buildings, an eight foot recess (twenty eight feet long) in the building plan is alternated with the same length of building at the non-recessed areas. These areas which include entrys and decks with open guardrails and most of the building's windows will appear as a "transparent" relief in the . building wall plane and will assist in scaling down the overall building '''''• , `. mass. ,.. y:.x r yN�:, ( 4 L 4. M .Y" f.. r 1 "t r + Y.. • The location of windows (generally within the entry recess) on the south ' side of the building along with the vertical grade change assures a sense of visual privacy between Oswego Summit and Oswego Heights. The vertical and horizonal distance on the north provides the same privacy between the • proposed project and the existing single family dwellings. Carports, garbage enclosures, mailboxes and other similar strucures and S ` elements will be of similar materials and colors as the main buildings. ;' See Development Standard 9.0 for use of landscaping in complementing 3" a ` — adjacent development and the design of this project and for the } , ' preservation of existing vegetation. As previously discussed, buildings are designed so the main living areas of all living areas are oriented to the view to the north. The exception to this is Building 4B in which 11 units are facing the wooded open space A y to the east, a nice view in itself. • , Foundations will be treated wood piles (or similar construction) and will not be visually exposed the the exterior of the buildings. i Security •measures to be taken include good lighting in parking lot areas ` • and at walkways and stairs. Tenant surveilance is provide through • kitchen windows which oversee entry areas. Good quality hardware will be used to discourage break-ins. 4 , Parking lot noise is buffered by vegetation on both sides. Very few • windows directly face the parking area which also will reduce noise ••,�•. within the living units. No noise producing mechanical equipment will be included within the project with tha possible exception of swimming pool equipment which will be isolated as necessary to prevent undue noise to ' building tenants or to adjacent properties. All water from roofs will be directed directly to downspouts which will 4 , '! in turn be tight-lined to storm sewers. Small crickets will direct roof 'rl valley water to each side of the building. it N 3.0 Stream Corridors. - Not Applicable. 4.0 Wetlands. Not Applicable. 5.0 Street Lights. All exterior lighting will be provided by high pressure sodium fixtures Y `' with directional characteristics to direct light to horizontal surfaces • and away from living units to the south, Fixture data is submitted with the application. Lights in parking lots will not exceed twenty feet in height. 11 cjVj'f . r t 1 R . Building mounted light fixtures will be provided along walkways and at 1 living unit entries. ;'r The level of illumination will be between 0.15 and 0.40 average ' i `` :' t footcandles. The uniformityof illumination ratio shall be between 4:0 'I ., t. , '' and 10:0. #11--) 6.0 Transit System. No transit facilities exist adjacent to the site on McNary Parkway. The only bus route near the site is Tri-Met Route No. 38 which runs along Jefferson Parkway and McNary Parkway to the southeast of the intersection y with Jefferson. The nearest bus stop is approximately 400 feet from the entran:e to the site. Md The walking distance from a typical living unit to the bus stop is over a 1,000 feet (approximately 1/4 mile) including 200 feet of 15% uphill s _ grade. The proposed development of 87 living units is significant but expected transit patronage by project tenants is low to moderate. . A concrete sidewalk is provided on the 200 foot access road from McNary • I. Parkway connecting with the project pedestrian circulation system on the 1 — buildings. • is Evaluation is presently being made to either file a variance application t ' for waiver of the hard surfaced pedestrian path to connect the �:' ' development to the nearest transit facility or to construct a sidewalk in " ,� accordance with City standards along McNary Parkway fran the site access 1W ,4'`! point to Jefferson Parkway. ' `{ 7.0 Parking and Loading. . See also 49.315. Up to 50% of the total parking requirement may be provided in compact car spaces. Approximately 12% of the parking spaces are proposed to be compact. These generally occur where full-size spaces would conflict , 14 ;:'s- with vehicle turning motions. i ;s .r' +I All required parking is off street, on site, and a minimum of 10 feet « ' f';`i from property lines. , , I The State of Oregon building code does not require any living units to be designed for the handicapped. If it is determined to provide handicapped t,s :, ',, units at a later date, corresponding handicapped parking will be provided d: `" by increasing the number of compact spaces. Four nine foot wide spaces b. equals three eight foot wide spaces plus one twelve foot wide handicap Apace. ` , The parking design does not cause the parking of one vehicle to Interfer , ` . ' with the maneuvering of another vehicle. ' ` • • µ 12 �•��7t3 ,' :s, - "a. ° No specific loading zones are proposed. With an average of 2.1 parking t spaces per unit there will always be empty spaces in which to park vehicles for loading purposes. Designated loading zones for apartments generally do not work as people will usually park as close to their individual destination as possible. Designated tenant parking spaces , ' -) will be in covered areas (lower level parking and carport) leaving the most obvious loading areas (upper deck) as also the most available. 1 ''_' Garbage will be loaded at individual duxpster locations and the fire lane will be only briefly and partially blocked during these infrequent times. The same is true for mail delivery. " All standard car stalls are ninety degrees, nine feet wide and eighteen _ and one half feet long. Compact spaces are ninety degrees, eight feet r , wide and sixteen feet long minimum. Many are eighteen and one half feet long. The aisle width between stalls in all cases is twenty six feet. The number of parking spaces required for multi-family projects is 1.5 '+ cars/one-bedroom unit, 2.0 cars/two-bedroom unit and 2.5 cars/three-bedroom unit. • 18 x 1.5 = 27, 36 x 2.0 = 72, 33 x 2.5 = 83 Total spaces required and provided = 182. Approximately 52% (only 25% required) of the parking spaces are available ; for common or visitor use and are evenly distributed along the length of the upper parking level and on grade parking areas. i Bicycle racks will be provided at the rate of 5 spaces per living unit 9" for a total of 44. They will be evenly distributed at the building entry points along the parking areas. 8.0 Park and Open Space. The 20% open space requirement has been provided in the overall Mountain Park Plan. 9.0 Landscaping, Screening and Buffering. f'' ,1 Including the swimming pool area, approximately 40% of the gross site • •'' area and 48% of the net buildable area is in landscaping. Parking areas are lined with large deciduous trees to buffer Oswego ;A Summit buildings from noise light and the visual impact of the parking • �« „' areas. The trees are scaled down directly in front of the buildings to protect their major views. The heavily wooden common open space to the north, west and east side of the property provide an excellent buffer to the single family zone to the north. In addition, as much as possible of t`ie existing vegetation. between the buildings and the north property line will be preserved. It ` will be necessary to remove score of the existing trees which are in the location of Building No. 1. ° r :.. 13 A ,1,4 .4... v a a I 4 .�. i {. .4 i. ,,� _;6 "h«r. w '" • Y 0 A landscape terracing scheme is proposed on the north slope of the first three buildings to transition from finish floor elevation to existing grade. Construction of terraces will be of materials such as railroad j, ties and and will be covered with ivy. Provision will be made for slope stability In this area. ,5 •All plant materials will conform in size and quality to the American • • • Standard for Nursery Stock and will be installed In accordance with Sunset Western Garden Book. No prohibited plant materials will be used. The area between the turnaround at the east end of the property and the connection to Oswego Summit will be planted in a low groundcover which •; will allow fire trucks to cross during emergencies, but will act as a barrier to other vehicles. • An irrigation system will be installed in accordance with the Turf Irrigation manual. Required guarantees, security and continuing maintenance schedules will be submitted as required. All retaining walls will be provided with foundation drains. • 10.0 Fences. • ` As defined in 48.015, a fence is a barrier which is grown, placed or constructed for the purpose of obstructing movement or vision. • Refer to 9.0 for landscape barriers. • No conventional fence along property lines are proposed or required for this project for two reasons. First, there is a substantial wooded open space buffer zone between this development and the single family areas to • "„ the north and east. Where this space is narrowest, there is a fifty foot wide street right-of-way. Second, the grade differential between this development and those to the north and south make a six foot maximum height fence insignificant. By definition, barriers along the upper deck of the parking structure and es privacy screens between decks could be considered fences but these do not fall within the intent of this standard, 11.0 Drainage Standard for Major Development. See Drainage Study by Land Development Consultants, Inc. following Development Standard comments. Access easements will be coordinated with the City. Location of drainage • facilities will also be coordinated with the city to insure access. Storm water retention calculations have been made and the two proposed storage tanks will maintain runoff rates at their natural undeveloped levels. Existing storm drains fran Oswego Summit presently daylighting from the ' 4' south embankments will be tied into the Oswego Heights storm drainage system. 8' i 0 14 .,' 12.0 Drainage Standard for Minor Development. a, Not applicable. 13.0 Weak Foundation Soils. • n„ A (� The site falls within the City's designated slide area. See Soils and Foundation Investigation prepared by Northwest Testing Laboratories October 2, 1981 and updated by same October 30, 1987. The investigation indicates the project as proposed is feasible based upon + existing soil conditions. Foundation systems for all major structures will be piling to due to existing non-compacted fill material on site and any slide potential. Additional soils investigation will be performed as necessary and all building foundations will be engineered to compensate for any potential soil problems. 14.0 Utility Standard. See Drainage Study, Sewer Line Study and Sprinkler System Study by Land Development Consultants, Inc. following Development Standard comments. See Development Standard 11.0 for. Storm Sewer System. The following utilities will be provide to the site: Sanitary sewer system, water distribution system, sidewalks, traffic control signs and devices, street lights, streets, electricity, telephone and T.V. cable. All mechanical and electrical utilities will be underground. Currently no utility easements exist on the site with the exception of a +� • telephone service easement. Upon final design, easements will be provided for all utilities as required. Presently, one fire hydrant exists at either end of the site. One additional hydrant will be provide near the middle of the site. Apartment buildings are fully fire sprinkled, yl' Electric transformers exist at either end of the site and are presently operational, serving portions of Oswego Summit, The transformers at the west end will require relocation which will be coordinated with Portland General Electric. . 150 (Repealed). 16.0 Hillside Protection and Erosion Control. See Development Standard 13.0. • With the existing site conditions a certain amount of cut and fill is • 0" necessary but vertical elevations of structures have been set to minimize it. A certain amount of cutting will be requited. The amount of fill , has been minimized. All cuts and fills will be in accordance With LCC Chapter 45. • � 15 +^ . 1• ' :I } See Development Standard 9.0 for terracing at north side of buildings. Structural fills and retaining walls will be engineered in accordance with required standards. Proper erosion controls will be taken during construction and thereafter as required. Grubbing, clearing and removal of vegetation will only occur at areas where construction activity will occur. Generally, areas around the property lines will be left intact to the greatest degree possible. • 17.0 Flood Plain. Not applicable. 18.0 Access. w t All site access/egress will be from McNary Parkway. Vision clearance is j . t discussed under 48.530 and additional access requirements are discussed under 4'. the Transportation heading in the discussion on Compliance with the Lake Oswego Comprehensive Plan. 19.0 Site Circulation Standards - Driveways and Private Streets. F Site circulation will be by private street with a minimum width of twenty-six feet. It will be a dedicated fire lane. Fire truck access will connect with Oswego Summit as previously discussed. All other vehicles are provided a turn-around (radius = 25') at the east end of the site. The ramping system to the lower level of parking also provides a "r • means of turn-around near the middle of the site. 4• Minimum fire truck turning radii are thirty-four feet inside and sixty feet outside which is greater than the required twenty five and fifty feet. Asphalt paving will conform to required standards. The upper deck of the parking structure will be concrete. «'' All streets will be edged in cast-in-place or extruded curbs as required. Maximum allowed grade of the entry access road is 15%. This maximum will be utilized to locate the parking levels in a reasonable relationship to the buildings. The first twenty-five feet of the road at McNary Parkway w ` will slope 5% as required. Other technical standards will be conformed with as required, 20,0 Site Circulation Standards - Bikeways and Walkways. See Development Standard 6.0 for discussion related to a public walkway on McNary Parkway. No other public bikeway or walkway are proposed. Internal site circulation is also discussed in 49.315 (6). 16 $' „ A'• i . e 'I 21.0 Residential Energy Conservation Incentives. No request is being made for a density bonus for energy efficiency but many energy conservation measures will be incorporated into the project. 'tf,\ Oswego Heights is proposed to take part in a new Portland General Electric residential energy conservation program called NewZone. It is ' an energy-efficient all-electric new home/apartment construction program r ; .. that emphasizes the benefits of electric zonal heat. Some of the j _ qualifying requirements include walls and ceilings meeting code, floors r ` v . over crawl spaces insulated to R-19, heating system meeting PGE standards for sizing and location and all thermostats being heat anticipating or ' •' better. Also, the following energy efficient standards and criteria listed in this section are, or probably will be, incorporated into the project: :w * - Cluster buildings by providing 25% open space. • 20% of the new development common wall or 25% of the exterior walls - common wall. Install metal insulated doors for all exterior doorways. Walls insulated with R-19 insulation. • x r No heating ducts in unconditioned spaces. h_ 4 I Incorporate multiple story design for dwelling units. � No heating ducts in unconditioned spaces. No hot water lines in unconditioned spaces: '” Install hot water heater in conditioned space. , .; `' .i 4 • r' f., a i, • il 1l"_ A YY 1 ,, 17 g;'�3 f ` N LAND DEVELOPMENT C O N S U L I A N T S, INC. PLANNING - CIVIL ENGINEERING - SURVEYING •; .:. 209 N. E. Lincoln Avenue Hillsboro, Oregon 97124 (503) 648-4061 Bob Oquist, PLS Jim Nims, PE Ryan O'Brien, Planner Joe Thompson, Project Mgr. • October 29, 1987 r Oswego Heights Drainage Study A storm drainage system is currently in place on the project and the pipe sizes range from 8" diameter to 15" diameter. Manholes d.` and catch basins are, also, utilized in the collection of storm water. The existing facilities were planned for a similar • i. J project. ` This study is being performed on the basis of the City of Lake Oswego requirements. Following is a breakdown of the essential elements of this study. The estimated areas are: A. The total size area is. 142,441 Sq. Ft. • B. The building area is: P6,024 Sq. Ft. C. Parking Roads 6 Walks: 51,626 Sq. Ft. D. Decks/Balconies/Stairs: 6,848 Sq. Ft. ' i E. Landscaping/Pool Area: 57,943 Sq. Ft. The longest length of flow is 1010 L.F. The amount of fall in + that length is from El. 771.00 to El. 691.00, resulting in 80.00 feet of difference. The slope is 1010/80 5-0.73. ,, As the site is undeveloped, the C .. 0.40. The traverse slope uphill to downhill is El. 753 to El. 670/N-200 L.F. or 42% slope. The time of concentration is 4 minutes utilizing a minimum period of 5 minutes. The intensity of precipitation is 2.80 inches/ hour. . T. The improved site requires a retention basin so the amount of water generated by the improvements do not run off of the site at • a faster rate then when it was undeveloped. wp9.osweg02.342 ', , •' ,,d, 3 l t3 4 cf ' i LAND N D D N V E L O P N E N T CONSULTANTS, INC. P"s PLANNING - CIVIL ENGINEERING - SURVEYING • 209 N. E. Lincoln Avenue Hillsboro, Oregon 97124 (503) 648-4061 Bob Oquist, PLS Jim tams, PE Ryan O'Brien, Planner Joe Thompson, Project Mgr. October 29, 1987 • 7 • r M Oswego Heights Sewer Line Study 8" Samitary Sewer F ' { The area is currently served by an existing 8" concrete sanitary . sewer system which is owned and operated by the City of Lake Oswego. / The reason there are facilities on the property is because a previously planned project was designed in 1977 with the • necessary sanitary facilities. Connections to the primary sewer line shall be 6" in diameter • — with concrete sewer pipe. For Building 4-A & 4-8, it is • necessary to use cast iron or ductile iron pipe, since part of the sewer line goes under Building 4-A. An existing facility is in use in the vicinity of Building 2,, which will need to be relocated since Building 2 and the new parking structure cause the existing 8" sanitary sewer line ►b be relocated, with the use of (2) two additional manholes and 14U L.P. of relocated sewer line. • wp9.oswego1.342 c)78J ' , t LAND DNVNLOPNENT C O N S U L TAN T S, I N C. 1) PLANNING - CIVIL ?NGINEERIMG - SURVEYING 209 N. E. Lincoln Avenue Hillsboro, Oregon 97124 (503) 648-4061 Jim Nima, PE Bob Oquiet, PLS Ryan O'Brien, Planner Joe Thompson, Project Mgr. October 29, 1987 Oswego Heights Sprinkler System Study By: James F. Mies, P.E. This study is being performed on the basis that 84 Units of condominiums will be, built on the site known as "Oswego Heights." This is an area within Mountain Park located within the City of A._) Lake Oswego. f, 1 The basis of calculations are being made in conjuncl:L..n with "NFPA Standards, First Edition," printed March, 198"S, , A series of five (5) structures are being propoaed to contain eight four (84) unite. The basic design criteria for each 4 sprinkler head is designed for 130 sq. ft. maximum, with the lowest possible pressure not to drop below 29.8 pounds/sq. inch. The location of sprinklers shall be it all areas, with seven ,exceptions: , 1. Omitted in bathrooms under 55 sq. ft. st on doeo0notte inenceeds3afeet, andmll stheere arealdoessnotaexceeda24isq. ft. I 3. Omitted in open porches. 4. Omitted from carports, garages, and other similar structures. 5. Omitted from attics which ate not Used. 6. Omitted from entrance foyers. 7. Five sprinklers per corridor. , 8186 1 , • eakl Building One has been selected for a typical building to display the different layouts of sprinkle: uses which illustrate types of • • units from "A" through "H." The number of sprinkler heads range from 7 to 9 heads per unit. The source of water will be from an 8" ductile or cast iron water line which will traverse directly in front of the building • complex. • Mr. Peterson of the City of Lake Oswego has determined the • - Operating pressure at this location to be approximately 80 to 100 lbs. with water to come from a looped water system. The following is a breakdown of the number of sprinkler heads within Building One, based on an estimated flow of 13 gallons per head. Building Type 'of Unit Number of Needs Gallons 1 A 9 117 1 B 7 91 1 C 7 91 • p-� 1 D 9 111 a 1 g 9 111 1 F 8 104 1 G 8 104 1 • H 8 104 TS 1,833 4 Floors - 208 gallons per. floor. Based on 100% of total use for density of this structure, it is necessary to separate the building into different zones, as per each floor which then only requires a demand of 833 G.P.M. as a maximum design Use. A typical hydraulically operated loop would have 2" pipe off of a A 6" pipe with as many as 44 sprinkler heads as show in Figure 1, Page 60. With 65 heads per floor, 2 loops on each floor should prove economical. oswego.342 } • • 11141r 1:rl r•Ir l•+41r: 1144 4rl iaM�utar �y )r1 I�Illlirll 111111+ nlll+llrr IIIIIIIIID . ' es C---- 913441431V) ummw.rnm .•. luu.,.r11 Alu 1 ... 1 , , I . , z. ��17Y7�1f ', c j 1 II _.. y 3,. / kli,�1 \ C ICJ I' I ' '0 ` I III \•x+�\ '� i h�� (ii . 1.,.I... Ili a) ,di _ r 1 1 .,,, 1 f li p1 1 ,Ali , '� i ii ,,IS V �7 t (( ; " c li !SE {1 i( r l I 1, 4.. 1, � j I `- r �� t i II .�f1 .. I 1 s 1 i ihrlinfle ui dill ' J���' �` tt . . \ 1 � `4 4 M . \ - \\:' . \r& .a , DEG 15 1.951 / r ` �y ii I" dnM `t y V Lu \ 'mac 1, VI�I ,:,:- \ II N: 0 ti " y IXHIlIT 8788 x 6 Fsisr.1041,405", 1 • The following narrative modifies the Major Land Use Development Application dated October 30, 1987 and December 11, 1987: • Part II: Compliance with Lake Oswego Zoning and Development Codes. e 48.150 Setbacks, Buffers. 1. & 5. Based upon the provisions of 48.475 (3) setback items identified as A, B, & C on the Variance Key plan are proposed to be varied through the Planned Development (PD) process instead of the variance process as previously proposed. Items D, E & F which fall under 48.150 (5), can be ' processed either under the previous variance request or under the PD process as city staff may determine. Following are setback requirements, requests and justifications. Setback Requirements and Requests: Requirement: 48.150 (1): Except as otherwise provided, the required setback is 10 feet. Request: A setback of ten feet will be maintained along the south property line except as follows: ) A. A zero-foot setback for the existing garage which will be I incorporated into the project. B. A varying setback of four feet-six inches at the west end tapering to ten feet at the east end of the new garage south of Building 1. (Note change from 2'-0" to 4'-6".) C. A four foot-six inch setback for the retaining wall on the south side of the turn-around at the east end of the project. (Note change from 0'-0" to 4'-6".) Requirement: 48.150 (5): Were a new development lot occurs in an R-0 zone which abuts an existing less Intensive residential use, a setback shall be established of a depth of at least the height of the principal building. Request: Property to the north, east and west of the property Is zoned R7.5. A setback of 32 feet, which is based upon the height of the buildings, will be maintained along these property lines except as follows: D. A five-foot north and east setback for Building 4. E. A five-foot west setback for Building 1. F. A six-foot setback for the parking area between Buildings 3 and 4 at the narrow point of the property. page 1 of 5 7 { . Setback Request Justification: , General Justification Information: The physical characteristics of the site create certain hardships to the development of this particular piece of property. The site is long and very narrow. The boundary lines are of irregular pattern. The topography is extreme. A large setback is required on the north boundaries abuting the single family residential area to the north. A major effort is being taken to protect views from the existing development pi to the south and to screen the project from the single family area to the north. 1 A. A zero-foot setback for the existing garage which will be incorporated . into the project. The existing concrete garage structure is located on the south property • line buried Into the hillside. It has existed for many years and was constructed to be part of the final phase of Oswego Summit which was never completed. The garage structure will be upgraded to be compatible . with the architecture of the proposed project. Demolition or abandonment of the structurally sound existing structure Is an unnecessary economic hardship. The structure serves as a retaining wall for the existing hillside directly below Oswego Summit Building No. 24. Removal of the structure could structurally affect this existing ' building. • • B. A varying setback of four feet-six inches at the west end tapering to ten G- t feet at the east end of the new garage south of Building 1. (note change from 2'-0" to 4'-6".) I' < The proposed structure will be buried into the hillside similar to the existing structure in request "A" above. The site width narrows at this end of the property. The north setback at • the main building of 32 feet has been maintained. The parking area has been placed as close to the building as possible and the north bay of parking is for compact cars with a dimension of 16 feet. Also, the access road to the site fran FtNary Parkway must pass through a narrower "neck" at this point on the site and the garage needs to be moved a certain distance to the south to accomodate the 26 foot wide roadway. No visual impact will be made on adjoining property as the top of the proposed garage is 13 feet lower than the Oswego Summit parkingarea • directly to the south. The retaining wall will be properly enineered to maintain the structural integrity of the existing Oswego Summit retaining wall to the south. Development Standard 16, Hillside Protection and Erosion Control, 16.020 • (5) (a) requires a slope easement if the setback is less than 3 feet plus 1/5 of the cut. The maximum cut at this point is 6 feet. The minimum setback equals 3 feet plus 6/5 which equals 4,2 feet. The 4"-6" proposed setback is greater than 4.2 feet so no slope easement is required. C. A four foot-six inch setback for the retaining wall on the south side of the turn-around at the east end of the project. (Note change from 0'-0" to 4'-6".) page 2 of 5 87 0 0 0 • The radius of the turn-around is changed from 32 feet to 31 feet. The retaining wall at the south edge of the turn-around will vary from 0 to 6 feet high. The top of the wall will be provided with a guardrail es and planting materials as space allows. • The retaining wall is required to to allow a turnaround area that is reasonably level (cross-slope of approximately 5%). The elevation of the ;;,'•. turn-around is determined by matching the grade of the existing roadway for fire truck access through Oswego Summit. Minimal visual impact will be made upon adjacent property. The retaining wall will be properly engineered to maintain the structural integrity of 4 , the existing Oswego Summit planting area to the south. Development Standard 16, Hillside Protection and Erosion Control, 16.020 (5) (a) requires a slope easement If the setback is less than 3 feet plus • 1/5 of the cut. The maximum cut at this point is 6 feet. The minimum setback equals 3 feet plus 6/5 which equals 4.2 feet. The 4'-6" proposed setback is greater than 4.2 feet so no slope easement Is required. v In accordance with 48.505 (5) the setback for this wall may be reduced to :' 3 feet if the wall is considered an accessory structure. Other conditions of this provisions are met; side or rear yard of a residential zone, mare than 65 feet from streets, structure detached from other buildings by five feet or more, does not exceed a height of 10 feet and and area of less that 600 square feet. i, ) D. A five-foot north and east setback for Building 4. The required setback is 32 feet based upon building height as previously descussed. This request includes the parking area to the south of Building 4A. The setback request is based upon the need for a turn-around with as large a diameter as possible (a 31 foot radius is proposed), parking as close as possible to the building and an adequate sized area for the swimming pool facilities. Existing storm and sanitary utility lines , exist in the area west of the pool and for economic considerations need • to be avoided. The five foot setbacks abut Mountain Park wooded common space of a • varying width of 60 feet to over 100 feet. No adverse impact is made upon adjacent properties. This variance is supported by Mountain Park • Board Members as it will enlarge the view corridor from Oswego Summit Buildings. Finish floor elevations are close to the existing elevations at the property line and only minor grading between the building and property line is required. E. A five-foot west setback for Building 1. The required setback is either 10 feet or 32 feet depending upon the zoning of the common space directly to the west. Some maps Indicate R-0, c4 others R7.5. The 5 foot setback Is only at the southwest corner of the request Thed setbackh rkiigsarea412 feet ytanderetainit<g northwest wall south of Thisrequest includes the par walkway retaining the southwest corner of Building 1. page 3 of 5 u�i� 3 Time narrow site widths have dictated building widths. Based upon given . floor plan areas, building lengths are a function of building widths. Because of building lengths and site constraints iaCluding the preservation of the view corridor fran Oswego Summit Building 25, Buildings 1, 2 & 3 have been sited closer to each other than desired for • fa physical andaesthetic easement between sBuildingsal 1 ands2,saisafeefie separation of a utilityy Ogoil between buildings, and more economic construction with additional working tic views otkitchenewindowsn located sine building oend ns iwalls eand t lightter reasons cited below. As in Request "D" above, Building 1 abuts common space and the variance . • will not adversly impact adjacent properties. Its approval will enhance views fran Oswego Sunnit buildings to the south and soften the project impact on development to the north. This variance is supported by Mountain Park Board Members. Even larger spaces between buildings is desired by many interested ; parties but a land trade would be necessary which would create logistic and economic difficulties. F. A six-foot setback for the parking area bet1,9en Buildings 3 and 4 at the narrow point of the property. A six-foot setback for the parking area and the retaining Wall between d point of the property is requested. The • Buildings 3 and 4 at the narrow � � • geometry of the property lines form a "V" at this point and the impacted area is very minimal. Note that the TOW elevation of the walk at this ofpoint is opertydlinee aom nd5' to a slope easenent' so no fisl is not required inuired taccordance of the property with 16.020 (5) (a). Ibis request is necessary due to the narrow dimension of the property at this one point where a a double loaded parking bay is otherwise very reasonable. The common space is 70 feet wide at this point. The parking lot and approxg�telll setback10 eetls and lessss han than032 feetet or fornaelengthsof • length of approximately approximately 70 feet. In accordance with areconsidered setback e akc b requ irement nt may be reduced to 3 feet if the PLIED DEVELOPMENT OVERLAY • 48.470 Purpose. Applicability. ' 1. lbe purpose of the Planed Development Overlay le tot (partial listing) Provide greater flexibility in development of land. . Encourage developers to use a creative approach in land development. r a Facilitate a desirable aesthetic and efficient use of open space. Create public and private common open spaces. page 4 of 5 811"J'� • • Provide flexibility and variety in the location of improvements on lots with diversity of the use of land. 2. Use of the District Overlay is required in any zone for a residential development proposal cf 20 or more units. The proposed project contains 63 living units and will be developed under the PD overlay. 48.475 Procedures. 3. The hearing body shall apply the height, FAR, lot coverage, use, and density requirements of the underlying zone and, if applicable, the setback requirements of 48.150(5). All height. FAR, lot coverage, use and density requirements are met in accordance with R-0 zone requirements and are discussed in appropriate sections of this application. The remaining requirements of the underlying zone may be varied without the necessity of meeting the requirements of IOC 48.650 - 48.690. Setback requirements are discussed under 48.150. 49.315 Application to Development Review Board. 6-i 12. Site Plan Narrative: t ) Change references to "Building 29" to "Building 25" Development Standards. 2.0 Building Design. Buildings are typically three-story with end bays sacled down to two stories except for the south end of Building 4A and the north end of Building 4B which are three story. 14.0 Utility Standard. The existing storm sewer line west of Building 4A has been relocated to the west to avoid the edge of the swimming pool deck. The utility easement has been widened to approximately 17 feet. An additional fire hydrant has been added on the site for a total of two additional hydrants in addition to the two existing hydrants at each end of the site. 19.0 Site Circulation Standards. The turn-around radius has been decreased fran 32 feet to 31 feet. page 5 of 5 8793 • William Wilson Architects AIA Date: December 11, 1987 To: City of Lake Oswego Department of Public Works and Development Services Subject: Additional Information Major Development Land Use Application City of Lake Oswego, Oregon Project: Northview Heights (Formerly Oswego Heights) • 63 Multifamily Housing Units • . Owner: Northview Heights Properties, Inc. , Applicant: William Wilson Architects AIA ' This submittal represents the information requested on 11/17/87 for completion v • of our land use application for presentation to the Development Review Board Meeting on January 4th. The project name has been changed to NORTHVIEW HEIGHTS and the name of the • Developer to NORTHVIEW HEIGHTS PROPERTIES, INC. As a result of our meetings with the Oswego Summit Board of Directors, the ' i 8 Mountain Park Architectural Committee and the Mountain Park Board of Directors the project scope has been modified as follows: Current Proposal Original Proposal Number of Living Units: 63 87 Building Height: 3 stories 4 stories Parking: 134 spaces on 182 spaces in 2 story , grade w/47% in parking structure & on • garages or carports. grade. Other changes are reflected In the revised drawings and in the attached narrative, Drawing Sheets 11 thru 14, Unit Floor Plans, have not changed and • have not been resubmitted, Sheet 16, which includes Traffic Vision Clearance Triangle, Guardrail Detail and a T ,)ica1 Garage Elevation has been added. Storm Water retention calculations are Included, • Sincerely, E..�`....'",,1 ,;,:; ` li' i WILLIAM WILSON ITECTS \1\1\)4(.. ...Ajk)'' r . William K. Wilson AIA EXHIBIT Enclosures " 133 SW Second Avenue,Portland,Oregon 97204(50,1)2234693 r A; 7o-�►Jgy¢5!� k m The following narrative modifies the Major Land Use Development Application dated October 30, 1987: General: Change project name, density and height in accordance with cover letter dated December 11, 1987. Part I: Compliance with Lake Oswego Comprehensive Plan. Page 2: Community Involvement: Additional meetings. Oswego Summit Board of Directors: November 16, 1987 Mountain Park Architectural Cccmittee: November 17, 1987 Mountain Park Board of Directors: November 30, 1987 Mountain Park Adjacent Neighbors: December 17, 1987 Part II: Compliance with Lake Oswego Zoning and Development Codes. 48.150: Setbacks, Buffers. • 1. A setback of ten feet will be maintained along the south property line except for the following requested variances (variance application attached): A zero-foot setback for the existing garage which will be • incorporated into the project. A varying setback of two-feet at the west end tapering to ten feet i at the east end of the new garage south of Building 1. p s A zero-foot setback for the retaining wall on the south side of the turn-around at the east end of the project. 5. A setback of thirty-two feet will be maintained :170g the property lines abuting the R7.5 zone except for the followin: 1.71,;Uested variances: A five-foot north and east setback for Building 4. A five-foot west setback for Building 1. A six-foot setback for the parking area between Buildings 3 and 4 at the narrow point of the property. 48.155: Height of Structures. Buildings have been reduced fran 4 stories to 3 stories. All building heights have been lowered. Building 4 does not now have a datum point ten feet higher than the lowest adjacent grade and Its height remains at 32 feet, Heights of the other buildings vary between 22 feet and 32 feet. 48.530: Vision Clearance. The vision clearance triangle to the north on MMNary Parkway presently i n exists. The triangle to the south will require the tr being/removal of existing vegetation and possible minor grading modifications, This area lies both in the public right-of-way and within the Oswego Summit property line. More detailed surveys will be prepared to exactly define the scope of this work. 8 1 `�1' 2 Oswego Summit representatives have informally agreed to cooperate on this issue. Their best interests are served by these vision clearance Improvements since they frequently drive past this area. 0. 49.315: Application to Development Review Board. 12. Site Plan Narrative. Four, three story building each Include 16 living units (15 at Bldg. 4). To additionally increase views from Oswego Summit, the roof line of Buildings 1 and 2 have been lowered by 5 feet, Building 3 has been lowered by 10 feet and Building 4 has been lowered by 9 feet. Also, Building 1 has been moved 10 feet to the west and Building 2 has been moved 5 feet to the west to increase the space between buildings by 5 • feet. Building 4 has been moved 27 feet to the north and to the east to f` within 5 feet of the property lines. The two level parking structure has been eliminated. All parking is on • grade level. The existing garage will be incorporated into the project with tandun parking stalls located directly in front of each garage which will be assigned to one tenant. Additional carports and garages are provided so each living unit has a covered parking space. Slightly less than 50% of the parking will be compact spaces (50% are allowed). See Drawings for parking breakdown. t 13. Computation of the number of units allowed. Total number of units proposed equals 63 which is 66 less than number allowed. 49.405: Development Schedule. The proposed project schedule is to Rt2r' c.,;nA'ruction in March 1988 and to complete construction in November Development Standards. 2.0 Building Design. See also 49.315 (12). • The project includes 63 living units in five buildings. See drawings for unit type breakdown. Buildings are typically three-story with end bays scaled down to two stories. Buildings will not be fire sprinklered and a fire alarm system will not be installed. Each building will have one or two two-hour firewalls, The landscape plan has been modified in response to neighbor concerns of not blocking Oswego Summit views with our new trees and additional screening for single family houses on Partridge Lane, 3 8i96 • 6.0 Transit System. A variance application is attached for waiver of sidewalk to connect the development to the nearest transit facility. 7.0 Parking and Loading. See also 49.315 (12). Bicycles racks will be provided at the rate of 0.5 spaces per living unit for a total of 32 (8 per building). ' 9,0 Landscaping. See revised Landscape Plan. 10.0 Fences. • A concern of Oswego Summit residents is that pedestrians from Northview Heights will cross through Oswego Summit property. In addition to the grade change, the entire south property line of the proposed project is lined with garages and retaining walls which will act as an effective buffer to this movement. • 14.0 Utility Standard. k Proposed easements are shown on the Drawings. Storm retention tanks have been relocated to accessible locations. • Buildings will not be fire sprinklered. 19.0 Site Circulation Standards. The turn-around radius has been increased fran 25 feet to 32 feet. Part III: Soils and Foundation Investigation. All reccmn ndations of the Soils and Foundation Investigation are Incorporated by reference. Part lye Concerns listed by Mountain Park Hone Owners Association. Refer to attached letter to Ryan O'Brien dated December 7, 1987. 1. Density has been reduced fram 87 to 63 units, • 4 ' 2. The number of units In Buildings 1, 2 & 3 have been reduced fran 22 Units to 16 units. Building heights have been reduced from 4 stories to 3 stories, The roof line of Buildings 1 and 2 have been lowered by 5 feet, Building 3 has been lowered by 10 feet and Building 4 has been lowered by 9 feet. 4 8'i J'� • • .^ . 3. Building 4 has been moved 27 feet to the north and to the east to within • 5 feet of the property lines. 4. The deck size is under '--71ew. 5. The landscape plan has been revised to address Oswego Summit view , preservation and Partridge Lane screening. 6. Building 1 hei been moved 10 feet to the west and Building 2 has been moved 5 feet to the west to increase the space between buildings by 5 feet. 7. The land exchange idea Is under consideration with concern for the • logistics and time frame involved. 6 • „ " A 5 ul� • • ci-•itountoin Work Nome t' fa Owners 4•`•••�4 Association , • #2 Mt.Jefferson Terrace December 7, 1987 Lake Oswego,Oregon 97034 DECr'h phone 636.3561 y �•�' R�U U , Ryan O'Brien Land Development Consultants, Inc. 209 NE Lincoln Hillsboro, Oregon 97124 • Dear Ryan: • .;', The Board of Directors of Mountain Park Home Owners Association wishes to expsress its thanks to you, Bill Wilson and Jack Burgess for a very thorough and forthright presentation of your proposed development of • the final phase of the original Oswego Summit property. % ,�, It would appear that both you and the Board have a good understanding • of each other's concerns and requirements. This rather confined area r 1 impacts on a great number of people so it becomes important that our ' i final solution is a satisfactory one. ;, . • As a matter of record, we have listed below several of the concerns that were expressed by the Board at our meeting on November 30, 1987: • 1. Density is perhaps the main problem. Considering that the proposal several years ago was for 64 units and your present intention is for 87 units, we Would hope that a compromise r " could be worked out for a number somewhere between these two figures. 2. Another significant problem is the effect that the height of • ' the b,'ildings will have on residents on Partridge Lane. Not only Will the visual impact be unpleasant, but more serious will be the reduction or loss of sunshine and light. Fewer units in buildings #2 and #3 would possibly alleviate this ' • situation to some extent. 3. It was indicated that the Board would look favorably on pushing building 04 back nearer to the property lines ' adjoining the Common Property. This Would allow for an , increase in the radius of the turn around, improve views \ from above and enlarge the pool area. 4. The 8'x8' decks are too small. 1i ' 5. A revised landscape plan with plant detail is requested. , Primary consideration should be given to preserving the view J . from the buildings above and to screening on the lower part 04 11 '' of the site. 6. The Board invites you to consider the effect of moving building #1 closer to McNary. This may allow for the shift of building #2 farther away from building #3 and thereby separate to some extent the massive feeling of buildings #2 and #3. 7. An equal exchange of Common Properties to the west of building #1 for your property along Partridge Lane may he considered. • The Board was happy that you dispelled the rumors that this apartment complex was part of a HUD project. Many of us will be in attendance at your neighborhood meeting here on .December 17th.. We appreciate the efforts you are making to resolve early any problems in the completion of this development. SSiinnccerely, • • Robert Ericsson Executive Manager cc: William Wilson Architects i �I SJUO y � Y • 2. Development consistent with the request will not be inj_uri to the neighborhood in which property is loca or to property estab shed to be affect by the request. The common a is 70 feet wi at this point. arking lot setback is le than 10 feet for east/west length • approximately 10 et and less than feet for a lengt f approximately 70 f 3, equest is the min variance necessar to make reasonab use oft roperty. Based upon cussion in Items 1 2 above, the req t is the minimum requir j • 4. request is not conflict with t Comprehensive Plan. No k conflict exists. /4- II. TRANSIT SYSTEM Code Reference: Chapter 49, Development Standard 6.0, Transit System. • Requirement: A hard surfaced pedestrian path to connect the development to the nearest transit facility. r Request: G. Waiver of the sidewalk requirement. t 4Justification: 1. The request is necessary to prevent unnecessiary hardship. The construction of over 400 feet of sidewalk will be an economic burden to the project which is already facing increased costs due to other difficult site conditions. 2. Development consistent with the request will not be injurious to the neighborhood in which the property is located or to property established to be affected by the request. The sidewalk would only benefit residents of Northview Heights as relatively few pedestrian trips normally occur along tkNary Parkway and very few transit trips will be generated from Northview Heights. A sidewalk Is being proposed to connect the proposed project with McNary Parkway. 3. The request is the minimum variance necessary to make reasonable use of the property. Based Upon discussion in Items 1 & 2 above, the request Is the lninlmtm required. 4. The request is not In conflict with the Comprehensive Plan. No known conflict exists. a IXHIBIT 6 8 8 0 i m *Nat 0 • . ii c, e `\ DEC 5 35d7 ""1 is h\ , li "1 ii' w \\N\ 0,. • ,A, t f! it•Pr'iffffif p �1 t�. • \'\ iitj;liirt►;t 1:1 j _ = 1 `I��I�t'l; is :F i I E6,•� j i . _ a . A.1 I) . ... ..... t' I ‘I) Pi / VII_ f dig, 1 t i I. 7 I ' N en 13) S itkio a • �;i ,=NM op 41i 11.1 t;i / 111 +i !1 I A� 1 1 • :IT'/ 1f r I1. • i �II•� I \ lit �e4P�ihP4 1 MN`•I 1 E1 1 • .♦ .a14 • • I ti` I�� / I i 1 . . i.... . • S ^ ^ •I' a i CO . i _.. ..,. ,,• • l i i r.r IJ 1•r ilJ ., • two`,,.. 1111,111 li UYIY•liY rlINr11 ` Mt ill N•Y wr 4114 MY i• A:ctittnio AU►ow : /XH d T. iAi1NYIlY Ylllril •i1Ylfllti.lel. b Am A a i1i11•Ni •li•ll rro3 iililiii.NIINYi i.li/ 9 tt. 1 r 830!J 'Nee `ir7/V • - . • LAND DETZLOPNENT CONSULTANTS, IN C. PLANNING - CIVIL ENGINEERING - SURVEYING 209 N. E. Lincoln Avenue Hillsboro, Oregon 97124 (503) 648-4061 Bob Oquist, PLS Jim Nims, PE Ryan O'Brien, Planner Joe Thompson, Project Mgr. January 1, 1980 Oswego Heights DEC 1 Drainage Study 7 1987 A storm drainage system is currently in place on the project and the pipe sizes range from 8" diameter to 15" diameter. Manholes and catch basins are, also, utilized in the collection of storm water. The existing facilities were planned for a similar O project. 1 This study is being performed on the basis of the City of Lake Oswego requirements. Following is a breakdown of the essential elements of this study. The estimated areas are: AREA "A" AREA "B" TOTAL AREA Total size area: 50,529 SF 91,912 SF 142,441 SF Building area: 19,518 SF 6,506 SF 26,024 SF Parking/Roads/Walks: 0 SF 51,626 SF 51,626 SF • Decks/Balconies/Stairs: 5,136 SF 1 ,712 SF 6,848 SF Landscaping/Pool Area: 25,875 SF 32,069 SF 57,943 SF • The longest length of flow is 1010 L.F. The amount of fall in that length is from El. 771.00 to El. 691.00, resulting in 80.00 • feet of difference. The slope is 1010/80 a S-0.73. As the site is undeveloped, the C e 0.40. The traverse slope • uphill to downhill is El . 753 to El. 670/N-200 L.F. or 42% slope. The time of concentration is 4 minutes utilizing a minimum period of 5 minutes. The intensity of precipitation is 2.80 inches/hour for this time interval. I- o The improved site requires a retention basin so the amount of Water generated by the improvements do not run off of the site at a faster rate then When it was undeveloped. wp9.oswego2.342 � tl RUNOFF RATE WORKSHEET j rN Project Name: .I t. 11 4ACJI('I-1 ' City File Number: Z.. 'Up"' -"--q—Computed By: 6..NA L t` , 'MS €, Date: ' I. REQUIRED RELEASE RATE (10-Year Storm) 1. Total Site Area •••Atot��1 - ac. . 2. Existing Land Use 6"wX01 3. General Site Slope 4t,, •t ' . 4. Runoff Factor (use enclosed table) C exist` • , 5. Longest Travel Route of Runoff r , I DIb feet 6. Drop of Runoff,.along Travel Route . 1 b4 feet • • 7. Condition (overland flow, channel, pipe,' etc. )..Q��'llidk►O 8. Time of Concentration, T , (5 mifiute'minimum) r (Use nomograph)' c TcC . e4 i min. 9. Rainfall Intensity, for 10-Year Storm , , / (use precipitation table) Isl � in/hr 10. Peak Runoff Rate, Q=CIA '(line 1 x line 4 x line 9) ' Q= pap dfs II. Developed Site Runoff Factor • . 11. Impermeable Area Ai.. 10W% ad. 12. Permeable Area ► • AP- .74 aab. 13. Runoff Factor for Permeable Areas I (Use enclosed table) Cpa„Q 14. Composite Runoff Factor (line 11) X (0.9 / line 1) + (line 12) X (line 13 / line 1) Ccomp=c��� l 15. Site Area (line 1) X Ccomp (line 14) -_115 III. Detention Volume Required ,,, 16. From Detention Volume Work Sheet .... .Voiotia3? cuff -1- , 6804 . r0...tv.. .u.Nnt WUHKSHEET Project Name:ODWCY.40 Ii kottS ' City File Number: Rt. 3 -8'7 ..A... ..H... D ' E I F G STORM -yr AREA X INFLOW ' RELEASE STORAGE DET VoL.- TIME inten Ccomp. EXC line 10 Ii - E F X A X 60 mine. in/hr , line 15 cfs cfs cfs cu. ft. -......ems 5.00 3.43 toy© SKIS 1692 313 10 0 6.00 3.14 i 4.i i ' 1•61C1 1 0_ 4;4 7.00 2.91 441 2-.41 1!)1/ 40 y , 8.00 2.72 4.©s . , 2.40 Ib5Cs,t 9.00 2.56 3e10 11510 I 0 3(s61 • 10.00 2.42 '3.�e+ Ili i ictuicso j 11.00 2.30 �3.45 I 1 I _ 12.00 2.20 ma / I.N 13.00 2.11 A /,I,' ' 1,25 14.00 2.02 • 3 ' ` 15.00 1.94 , tit 16.00 1.86 .L,r9 , 17.00 1.79 24`9 ' 18.00 1.73 1 1..`° 19.00 1.67 2.651 20.00 1.61 Z+4.2.. ; 21.00 1.56 Z6 , 22.00 1.52 Z..� 6 • 23.00 1.48 ' ill' 24.00 1.44 1.44, 25.00 1.40 eie,,1P - _ 30,00 1.24 1i$to 1 , 35.00 1.13 0 40.00 1.04 145C. . • . ORIFICE DIAMETER WORKSHEET ., Project flames . City File Number: ?0,. . 114" al Computed By: 1a3M_c 5:. Nit0,0 Date: 4700 { PROVIDE SKETCH BELOW OF OUTLET STRUCTURE ,, • 6. (c..0•.4-"0 L.IrJf•-, 2 'tzFi �oJ •cA�UL ti 5tr C A., GA�. i---o•'� -.-.7 , 7-.7:,'L. , '9 4 6.)Cr, 4L'•°'+ y �11 µ it.1 e6 GA4 i cp r c ' 8 ___-__. ‘122 4 f i . I t.--___ . •I 4' ,. . M ''1 G'\t.. f MAN a , 4, a cap., • 1b31 x7.�4b� = ?7% 74� T� �.. �, 0 '175 Orifice Formula: 0 = CA (2gh)*5 Given: . C = 0.61 g • 32.2 • 1 I Design Q = t.92. c.f.s. h = fik,{a feet of head I Solve for A: A = Q /I C (2gh)«5) . A = 1.9Z /[ 0.61 (2 A 32.2 x is.,) ).5, (c. s.) (head) A = Q.i4 .sq. ft. (orifice area) Solve for Dt A = pi.(R)2 ry . f R = (A / pi. )'5 = ( 7'14) . '2/ 3.14).5 = ( ft. (area D = 2 x R x 12 = 3)p1 inches • -3- . 8306 RUNOFF RATE WORKSHEET e 1 Project Name: c s+. C. .0 • t..1C714-t • City File Number: TT.. 3.cs� �cc �/ • Computed By: ,S6,,M�_, 1, 4•M i ? 4, Date:4?j•1 1' Y I. REQUIRED RELEASE RATE (10-Ye)ar Storm) 1. Total Site Area •Atot 1�� ac. 2. Existing Land Use tM )• 3. General Site Slope ' % • • • i 4. Runoff Factor (use enclosed table) Cexistm_ 5. Longest Travel Route of Runoff r , 1. cp_ feet 6. Drop of Runoff,.along Travel Route 1 .4Af�. , fe ett 7. Condition (overland flow, channel, pipe,' etc•. ).0410.4.1114P 1 • 6. Time of' Concentration, Tc► (5 mifiute minimum) Y (Use nomograph)' Tc• .0 min. • 9. Rainfall Intensity, for 10-Year Storm , (use precipitation table) Im Zap in/hr 10. Peak Runoff Rate, () CIA • o , Kline 1 x line 4 x line 9) QF t.OR. cfs II. Developed Site Runoff Factor ce , 11. Impermeable Area Al11 Oti 1 ac. 12. Permeable Area... AP OM) ab. . • 13. Runoff Factor for Permeable Areas , • (Use enclosed table). Cp` e.5s • 14. Composite Runoff Factor ' (line 11) X (0.9 / line 1) + ��/+1 (line 12) X (line 13 / line 1) C comp V-. 15. Site Area (line 1) X Ccomp (line 14) �r�►�2. , j III. Detention Volume Required I1. 16. From Detention Volume Work Sheet Vol.m_44519. cUft • L7 -1- .. •�.• ,Lunt WORKSHEET Project Name: 65044t60 Hv36�16 ' City File Number: L001141 • %.A...'..B... ..C..... ..D..... ..E..... ..F..... G STORM 50-yr AREA X INFLOW RELEASE fSTORAGE DET. VOL. TIME inter' C comp. B X C line •10 d - E FXAX60Oili mins. inJhr line 115 cfs cfs cfs Cu. ft. _ 5.00 3.43 O fQ 1641 I .%(0 I. 41 4z 6.00 3.14 2 2.(. , 1.2D Ar. • 7.00 2.91 _ Z,%d 1.04 4 5f '101..1=3._. 8.00 2.72 lilt. O lit) AM. 9.00 2.56 ).s4 , 0,75 4 z 1 10.00 2.42 1•14 0.48 ,r , , 11.00 2.30 „ • 0,44, 12.00 2.20 IliT5 061. . i _ 13.00 2.11 ItS2. • o'44 14.00 2.02 '164S ' 03, , 15.00 1.94 ; 't I.4o 0,34 • , 16.00 1.86 r 1•Sd 0411 17.00 1.79 18.00 1.73 19.00 1.67 20.00 1.61 ' 21.00 1.56 1 _, 22.00 1.52 23.00 1.48 24.00 1.44 25.00 1.40 _ ;;qti 30.00 1.24 •?%.,�,Yes 35.00 1.13 �,k'`k p"okl 40.00 1.04 -2- 880i3 4 y ORIFICE DIAMETER WORKSHEET Project Name: .e) $it%L1I 'f% , , City File Number: ?(1. . 11.11401 ( " QJ Computed Hy: � !SS . f�J1 _ Date: � 1j iij^ . ' .� PROVIDE SKETCH BELOW OF OUTLET STRUCTURE 4B ,,) 2, 'mttN1toJ T.c+.N.1'L. 2 o---4.1 1?)C , CAL �---+— t •l zti (JAL; OD I LI f µ' 414 ) 1-.. , �_ ►�L. Jrkt-E �qt.. �- M AN yc r a 43C c,F )4 16 AtIS a $2(1 7-(31-A1-- f O 3211 u.-.014S Orifice Formula: Q z CA (2gh)•5 Given: , C = 0.61 , g = 32.2 • • Design Q = li1. c.f.s. h = ,o feet of head y Solve for A: A = 0 /I C (2gh)•5) A = (456. /( 0.61 (2 x 32.2 x 8.0 )•5) (c.f.s.) (head) I A = t�y�sq.( ft. (orifice area) Solve for D: A = pi. (R)2 R = (A / pi. )'5 = ( .OJ / 3.14).5 = 0I10,. ft. (area) D = 2 x R X 12 = _lab. inches -3- 1 8309 . • og2i • • PART III ! I SOILS AND FOUNDATION INVESTIGATION IXHlsit 8810 G DR•41 BAR, y ' 9 1V UM'11 W hn 1 1 JL.9111'V ki Liriroluitft 1 u.raiI2 , sL\k:. 5405 N,Lagoon Avenue I NG .G IALS INS I P.O. Box 17126COMICAL ANALYSIS Portland,Oregon 97217.0128 SOIL TESTING PHYSICAL TESTING ASSAYING Phone:(503)289- 7 October 30, 1987 H Henry Wong - Jack Burgess c/o William Wilson, Architects, AIA 133 SW Second Avenue I Portland, OR 97204 Subject: Mountain Park Apartment Project 3737 McNary Parkway, Mountain Park Lake Oswego, Oregon Gentlemen: We would like to confirm our telephone conversation regarding our previous soils and foundation investigation (Report Number 241549, dated October 2, 1981) . This report can still be considered — essentially accurate for this specific site. ("'1 We understand the present plans are considering a treated timber 4 piling foundation system which would be an acceptable foundation for the proposed structure. We highly recommend that additional borings be made to establish — more soprecisely the areas length piling previously identify testedmore thoroughly the il unitsin those We will be available for further consultation as may be required on this project. �p PROr�s Respectfully, c r,.-��a ��`,_y �_ `,1 9944 �"" . /i/lii.4.../,2 Charles R. Vane, P.E. `, ORC6oN , J Vice President 0+, t 14 " r — Report Number 309618 Al A 1.1UIIL1.ATttCtION TO WWII,THE MMLIC AMO UIINILLAtt ALL PEPO ITS APT AUM.RTIO Al THE CONTIOLMIAL tN10►LN`TOr CLEW.ANO ANI►RLNOLOINITNLUater OUR CLILNTIONLT NOOTNLII MESON 88 1 • • / 4. I-- -1 H. D. V. , Architects I. . Soils and Foundation Investigation Oswego Summit Condominium Project • . — 3737 McNary Parkway, Mountain Park • Lake Oswego, Oregon L J t .. _ -Or . 4115 N. Mississippi AVe. i Portland, Oregon 97217 Y, 288.7086 -. 881.2 , n • �1 ; • NORTHWEST TESTING LABORATORIES " 4115 N. MISSISSIPPI AVENUE N r P.O. B O X 1 7 1 8 8 NON•DISTRUCTIVE TIMING e {, �.DONSTN LS INI INSPECTION WELDING CERTIFICATION y na yCH UIC L IN S�ESIS P O R F L A N Q. O R E CS O N 5 7 2 1 7 SOIL TUTINO 4 CIIfSIC L TESTING p ASSAYING N Yf ICAL TEfTING October 2, 1981 H.D. I. • Architects •K 113 S.W. Front Avenue °' Portland Oregon 97204 • Attention: Mark Bettinger f . Re: Soils and Foundation investigation Oswego Summit Condominium Project • 3737 McNary Parkway, Mountain Park ' Lake Oswego. Oregon ''. . Gentlemen; At your request we have conducted a soils and foundation inves- tigation for a proposed addition to the Oswego Summit condomin • - ium complex in Lake Oswego, Oregon. We present herewith a report of our findings, conclusions, and recommendations. • Site Description The site is located below McNary Parkway, • '1 ) immediately south of its intersection with Walking Woods Drive . G , in Lake Oswego, Oreg.:n. The project will consist of four large buildings plus garages on the north-easterly slope below the d existing Oswego Summit Condominium developement. The overall j;; project area measures approximately 800 feet in length by 130 ft •a , in depth. At the time of our examination the street had been rough graded, underground utilities were in place, and earthwork had been performed to prepare the building sites, using I' µ materials derived from local sources. The native slopes below ' ' • . • horizo tal;tthefslopespofrthe fillpapproache1yverticaleto 10 2 horizontal. Subsurface Exploration In order to ascertain soil conditions, , — � ' 11 test borings were made using a truck-mounted hollow-stem . power. auger. Boring locations are shown in Fig, 1, attached. Samples were taken at 2.5-ft intervals to a depth of 15-ft and at 5-ft intervals thereafter in conjunction with the Standard Penetration Test. The Standard Penetration Test is performed by driving a 2-in. O.D. split-spoon sampler into the undisturbed formation at the bottom of the boring with repeated blows of a, 140-lb pin-guided hammer falling 30-inches, The number of blows required to drive the sampler a given distance is a measure of the soil consistency. Samples were identified in the field, , j placed in sealed containers and transported to the laboratory for further classification and testing. . r , • H.D.V. , Architects Ocotber 2, 1981 Page 2 Soils and Geology Soils comprising the entire Mountain Park hilltop consist of a thin mantle of aeolian silts underlain by clayey silts which have been developed as a residual mantle on the underlying Boring Lavas. The residual soils share a grada- tional contact with the fresh bedrock which occurs from a few feet to several tens of feet below ground surface. Soil/rock units ecountered in subsurface explorations are described as follows: 1. The upper unit consists of a fill which varies from a feather edge to as much as 7 to 15 feet in thickness. The upper few feet of the unit were found to firm and well compacted; however, the underlying portions were observed • to be of variable consistency. 2. The native soil unit is a moderately soft to stiff clayey silt underlain which undergoes a gradational contact '• to stiff to hard clays and ultimately to bedrock. • Logs of test borings have been combined with topographic infor- mation to form 6 geologic cross-sections; these are presented in Figures 2 through 7, attached. Groundwater Groundwater was not encountered in our subsurface exploration; we point out, however, that perched water tables may appear during a prolonged rainy season, as a result Of local recharge. Proposed Construction We understand that plans call for the construction of a series of three or four story condominium structures on the bench which has been prepared below the street. Conclusions and Recommendations On the basis of our studies at . ' • this site, we draw the following principal conclusions: 1. Adequate support for the proposed improvements (includ- ing structural fills) Will be found in the native soil units which exist at the site. • ( 9 2. Although the upper layers of the fill appear to have been compacted, the major portion of the unit apparently was not. The uncompacted portions of the fill unit, although undoubtedly consolidated under the present conditions of loading, will undergo an additional cycle of u31�� • H.A.V. , Architects Ocotber 2, 1981 Page 3 Y consolidation and settlement upon the application of further loading; consequently, the fill should not be used * . in its present state for the support of major structures. • 3. Three methods of load transfer are worthy of considera- • tion. They are (1) remove fill and replace as a structural 4 fill; (2) driven treated timber piling; and (3) cast in • place concrete piers. Details of the separate methods are -- described briefly in subsequent paragraphs. 4, Remove and Replace All existing fill would be removed (including the original vegetative topsoil) . It would then . . . be replaced in 9-inch lifts. with each lift thoroughly ' compacted by routing of loaded hauling units and supplementary compaction devices. The degree of compaction desired is 95 percent of that obtained by laboratory compaction, test AASHO T-180. Footings placed at shallow depth within the fill may be designed for contact pressures of 2500 psf with a least-width dimension of 16 inches. 5. Piling Treated timber piling would be the most adapt- able piling type for this project; these would fUnction as friction end-bearing elements in the silt/clay units. Individual elements could be loaded to 25 tons each if securely driven into the silt unit. We anticipate that total penetration of the order of 40 to 50 ft, would be ' required. 6. Cast-in-Place Piers Foundation units can be formed in A, open excavations to the underlying native soil unit, using bearing pressures of 2500 psf. Cast-in-place shell-less ' • — concrete piles may also be used, with working loads of 10 tons on 24-inch diameter elements drilled at least 5 feet into the native bearing horizon. In the event that piers or cast-in-place piling are used to transfer loads to the bearing horizon, we should be contacted to verify the iden- tification of the soils encountered during excavations. 7. Foundation Preparation Inasmuch as the native soil units which will provide support for the main portion of the structure are extremely sensitive to disturbance in the — presence of excess moisture, care should be taken to pro- tect prepared bearing surfaces Until footing concrete can 4 be placed. Precautions to achieve this end Would consist of (1) covering of prepared bearing surfaces with impervi- ' ous membranes or granular blankets (4-in. minimum thick- ' ness) or (2) cessation of work during rainy weather. h 8. Surface run-off (from roofs, parking areas, etc.) should be tight-lined to the storm sewer or other approved • • . -- H.D.V. , Architects Ocotber 2, 1981 Page 4 I disposal areas. Under no circumstances should it be led ( ) into the subsurface drainage system. 9. Any areas of the building which are to be developed below the exterior site grade must be provided with a well- designed drainage system, in order to control hydrostatic pressure against walls, seepage of base walls, etc. 10. Lateral earth pressures on foundation walls. retaining • walls, etc. may be calculated on the basis of equivalent d , fluid pressure of 35 pcf for level backfill and 60 pcf for steeply sloping backfill. 11. All backfill, retaining walls, etc. should be made — with select granular material (sand and/or gravel). We anticipate that on-site materials will not be suitable for this purpose and that it will be necessary to import meter- • — . ial to the project for backfill. 12. We recommend that all permanent earth slopes be dressed to a declivity no steeper than 1 vertical to 2 hor- - izontal. We anticipate that a fill slope of this declivity t„.i , , will remain stable indefinitely, although some downslope . movement (creep) may result with the passage of time. In tT4 order to restrict the buildup of lateral earth pressures, , which would otherwise occur on foundations embedded in the e fill slope, we recommend that all continuous foundation elements be extended to or below a working plane having a . — declivity of 1 vertical to 2.5 horizontal, extended through the lowest point of the slope. • r 13. Asphalt Pavement We recommend that asphalt p pavement , be designed for a subgrade CBR of 4, which yields the fol- lowing recommended thickness in accordance to Asphalt Institute Manual MSI: • Thickness " Entrance and Car Service Roads Parking • Asphalt Pavement 3-in. 2-i11. • (Ore. St. Class C) W Crushed Rock Base 12-in: 8-in: (Ore. St. Spec.) Prior to placing base course the subgrade should be proof- f 9 -- rolled with a loaded dump truck to detect areas or 'tickets tktd ' 331E H.D.V. , Architect.. Ocotber 2, 1981 Page 5 . 1 of unusually soft material. These should then be excavated i and replaced with suitable compacted fill. • ' 14. We request that we examine and identify soil exposures ,. _ created during project excavations in order to verify that , soil conditions are as anticipated. We recommend that the structural fills be continuously supervised in order to insure the thoroughness and uniformity of their compac- tion. 15. In the event they piling option is chosen, we request — that all piling be driven under continuous inspection of a representative of the soils engineer to assure that the piling develop satisfactory bearing. We shall be pleased to provide such additional assistance or information as you may require in the balance of the design phase of this project and to aid in construction control or -- solution of unforeseen conditions which may arise during the construction period. — Respectfully submitted, • NORTHWEST TESTIW LABORATORXES, INC, — . by _ti...Z44,.:17 --lei.m.. ..-_ . . . Charles 8. Lane, P.E,, .5:P ��1N6 4) `ray i . •,onEcoN ty Neil E. ' .lker, P.E. . Cert� No. 241549 p" a • . . IMA•11,0/1,14•10,4/11.111/' -.201.11.1.1 0 , , -•-,------ 11-11-1-.--fa.-s-2A-tql---:.-Ts. curve:mar:1- ni n' - "-fn.:. •1' •• . • . 3. '12.4F."4:;'.4'- • ' '. 0'.''; •••••*I' ''' ;'...'-,:',',:xJ.:.•:P'.....'lz 7..7.'.a.rivi'.'"1"..t•.4,"..:r.."'.1 t-1.1",, 1? , . . 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In \ Ii' II .0 �I;- • Ni2 I r...,i I CCf. # • I� 7 • / �3 Q/ , ! s U / U / I ' o•4m ,�/3 o EEI: AI , , I , 1 01 ,J N - a a r IU iI V• . 4 . i 1.4 o _ 4'3 1 'i '/* o a I / 1 / 4 ' ' 1 . o * . d • • STAFF REPORT ,, , 00) CITY OF LAKE OSWEGO #00) ,, ,: , , . i '--LAND DEVELOPMENT SERVICES DIVISION APPLICANT: FILE NO. : , 4 • Consulting Engineering PD 10-87\V'AR61-87 Services PROPERTY OWNER: STAFF: , J.C. Reeves Hamid Pishvaie - LEGAL DESCRIPTION: DATE OF REPORT: • x Tax Lot 2900, 2902 of January 21, 1988 Tax Map 2 lE 20BA LOCATION: DATE OF HEARING: North of Childs Road, February 1, 1988 across from S.W. 35th 6-) Court NEIGHBORHOOD ASSOCIATION: COMP. PLAN DESIGNATION: None R-15 , ZONING DESIGNATION: -15 I. APPLICANT1S REQUEST ' • The applicant is requesting approval of a 12-lot planned development (Brian Meadows II) , and a variance , to the Transit Standard. A II. APPLICABLE REGULATIONS A. City of Lake Oswego Comprehensive Plan: 1. Growth Management Policy Element 2. Residential Land Use Policy Element , B. City of Lake Oswego Zoning Code: c' LOC 48.205-48.22S R-15 Zone Description ;-, LOC 48.470-48.490 Planned Development Overlay PD 10-87/VAR 61-87 Page 1 of 13 8821 C. City of Lake Oswego Development Code_ .� LOC 49.315 Major Development Procedures LOC 49.510 Variance Standards LOC 49.615 Criteria for Approval 4 LOC 49.620 Conditional Approvals ".t • ' D. City of Lake Oswego Development standards: Street Lights I' Transit .� Parking • _ Park and Open Space Screening & Buffering • Landscaping, ..' • Drainage for Major Development i' , Weak Foundation Soils iy„, -;.-, Utilities Hillside Protection/Erosion Control " Access Site Circulation-Private Streets & Driveways • Site Circulation-Bikeways/Walkways • III. FINDINGS ,� 4 A. Background: 4 1. The applicant is requesting, approval of a 12- lot planned development with lots ranging from •square feet, Exhibit 7. T 11,544 to 21, his project abuts Brian Meadows (a 12-lot single family residential project developed by the same developer) to the west, which was r , approved by the Development RevieW Board on February 24, 1987. The current project is • entitled Brian Meadows II. The application 1; also includes a request for a variance to the , • Transit Standard, Section 6.020(1) (b) , which ,',,;, requires that a pedestrian pathway be provided from the development to the nearest adjacent � public transit facility. F 2. The site is approximately 4.65 acres in size. 1 It is heavily wooded with a large grouping of , ` • Fir, Maple and Oak trees mostly at the northeast corner and along the east property line, Exhibit 4. As shown on Exhibit 5, there • is also a large number of Noble Fir trees cultivated at the southeast corner of the • property. The remainder of the site is 9 covered with field grass. PD 10-87/VAR 61-87 • Page 2 of 1:3 cnr�U) . +J 3. The majority of the site slopes moderately from northeast to southwest with grades ranging between 12 to 24%; however, the slope r increases from 24 to 35% along the northeast corner of the property, Exhibit 6. 4. The surrounding land uses include single ",':, family residential to the northwest, south and • west (Brian Meadows Planned Development) , all these uses are in the R-15 zone; Rivergrove water reservoir to the north; and, undeveloped , '. land to the east (in Clackamas County, outside the Urban Growth Boundary) . i ' ' . ' 5. All services, including water, sanitary sewer and storm sewer are and/or will be available ,• Z, to serve the site. Water services in this area is provided by the Rivergrove Water District, Exhibit 13. Access to the ' development will be provided from Childs Road via a 40' public street, Exhibit 7. . B. Compliance with Criteria for Approval: : As per LOC 49.615, the Development Review Board t- must consider the following criteria when t evaluating a planned development request: 1. City of Lake Oswego ComprehensiVe Plan: 1, The following policies of the Comprehensive Plan apply to this application: a. Growth Management Policy Element: • - Impact Management Policies o General Policies: . ,. "I. The City will protect natural resources and processes from adverse impacts of development, within reasonable cost limitations:" r' v` As shown on Exhibits 4 and 5, there is a large grouping of trees (including Fir, Maple and Oak) at the northeast corner of the property. See Section 8.005 (Park and Open Space) of this report for detailed analysis. V- • PD 10-87/VAR 61-87 Page 3 of 13 882'7 . L , rL "II. The City will evaluate zoning . and development proposals 5 comprehensively for their impacts on the community, requiring the developer • to provide appropriate solutions ' o . before approval is granted." . The potential impact on the community will be mitigated by imposing appropriate ' conditions of approval on this development. b. Natural Resources Policy Element: - Potential Landslide Area Policies: o General Policies: "II. The City will encourage open • ' space uses of identified high risk areas." The majority of the site is identified (on page 39 of the Comprehensive Plan) as being in an area with potential for 1 landslide hazard. The applicant has submitted a soils investigation (Exhibit e VA 12) which indicates that no evidence of (, 4 unstable soils or recent soil movements exist on the site. - Weak Foundation Soil Policies: o General Policies "The City Will encourage open space Uses of identified high risk areas." The southwesterly corner of the property has been identified (on page 43 of the Comprehensive Plan) as having moderate to severe limitations. The soils investigation (Exhibit 12) concludes that , j the site is stable and may be developed '1 -.I for residential purposes: c. Residential Land Use Policy Element: • - Residential Site Design Policies: o General Policies "I, The City Will require new ( 4 residential developments of four or more koi • PD 10-87/VAR 61-87 Page 4 of 13 • . , • • units to meet minimum criteria for overall site design." • The proposed development consists of 12 single family residential lots. To assure compliance with minimum criteria for overall site design, all the applicable development standards (Chapter 49) will be • addressed later in this report. 2. City of Lake Oswego Zoning Code: a. Residential Low Density R-15 LOC 48.205 - Maximum Density As per LOC 49.315(3) the density allowed in this development is 12 lots. The applicant is proposing 12 lots as permitted by this standard. LOC 48.210 - Lot Size, Dimension, Density The applicant is requesting a reduction in the minimum lot size requirement for the majority • f of the proposed lots (except lots 6-8 and 12) , as allowed by LOC 48.475(3) . The lot size will be reduced from the required 15,000 square feet to a minimum of 11,544 square feet, Exhibit 7. The applicant is also requesting that the lot width for Lots 5-7 be reduced from 80 to 60 feet. LOC 48.215 - Setbac,k0 Using the provisions of LOC 48.475(3) , the applicant is requesting that the side yard setbacks be reduced from 10' to 5' . No other modifications are proposed; therefore, the project's setbacks will be as follows: front yard 20' ; street side yard 20' (Lots 1 and 12); side yard 5'; and rear yard 25' . LOC 48.220 - Height of Structures LOC 48.225 - Lot Coverage The maximum height of structures and the / maximum lot coverage in PD 10-87 will be 35' and 30%, respectively. be Planned Development Overlay PD 10-87/VAR 61-87 Page 5 of 13 $a�Z�� LOC 48.470 - Purpose, Applicability ,' ~ The development is being processed as a planned development, for it contains a land area greater than 4 acres. The purpose of the planned • development overlay, among other things, is to conserve natural land features and to create public and private common open spaces, LOC 48.470(1) . As mentioned earlier in this report, there is a large tree grove at the northeast corner of the property, Exhibits 4 and 5. However, the preliminary plat (Exhibit 7) does not show how this area will be ' ' preserved (see comments under Section 8.005, Park and Open Space of this report) . The applicant is utilizing the flexibility allowed by this provision to modify the lot area, lot dimension, and side yard setback requirements. LOC 48.475 - Procedures The project will be developed in one phase; therefore no ODPS is required. The zone requirements to be applied to PD 10-87 (Brian Meadow II) are the R-15 standards described in LOC 48.205-48.225, The exceptions, as described in B.2.a. above, are reductions in the lot area &' 4 affecting Lots 1-5 and 9-11; reduction in lot width • at building line for Lots 5-7 from 80' to 60' ; and 4 - reduction in the side yard setback for all lots from 10' to 5' . ,1 3. City of Lake.Oswego Development Code: a. Major Development Procedures . LOC 49.300-49.335 - Major Development Procedures The applicant has submitted all the information • ' required by Subsections 1-12 of this section. Application materials submitted are listed as exhibits at the end of this report. ' 4. City of Lake Oswego Development Standards: The Building Design Standard does not apply to major developments involving single family detached ' housing as proposed. The site does not contain any Historic Resources, Wetlands, Floodplains or Stream Corridors; therefore, these standards are not applicable. The applicant's narrative and plans illustrate PD 10-87/VAR 61-87 Page 6 of 13 8830 substantial compliance with the applicable standards. This report will only address those . ..i standards which require additional discussion or where modifications to the applicant's proposal are recommended. Section 5.005 - Street Lights . Exhibit 9 illustrates the typical location of t street lights (4) in this development. Final :,. street lighting and accompanying photometric data • will have to be submitted and approved prior to • approval of the final construction plans. Section 6.005 - Transit ' The applicant is requesting a variance to Section ' 6.020(1) (b) . This standard requires that a hard surfaced pedestrian path be provided to connect the ' development with the nearest adjacent multiple- a passenger exchange facility, or to adjacent paths which lead to the nearest loading/unloading facility. . As explained in Exhibit 14, since neither an adjacent multiple-passenger exchange facility nor . o an adjacent path which leads to the nearest • 4 loading/unloading facility exists at the site, the • applicant's request for a variance is no longer necessary. The nearest bus stop is located approximately one mile away at the intersection of Childs Road and Pilkington Road, Exhibit 11. However, it is staffs recommendation that a 5' pedestrian path, a transit facility as defined by ° Section 6.015(3) , be provided along the west side of 35th Place, as shown on Exhibit 9. This , recommendation is based on an analysis of criteria listed in Section 6.020(1) (a) . • The sidewalk on 35th Place is needed to connect the ' development with the projected bikeway/trail system • • • [projected adjacent transit facility, • • 6.020(1) (a) (i) 1 on Childs Road, as shown on the ' • Conceptual Intracity Pathway System Map, p. 135 of the Comprehensive Plan. The sidewalk is also needed to: 1) provide a safe internal pedestrian circulation system in the development; and, 2) to ' connect it to the proposed sidewalk on Childs Road • (which will connect to an existing sidewalk along Brian Meadows development to the west. See Section n 14.005 (Utilities Standard) of this report for additional information, D 10-87/VAR 61-87 • P Page 7 of 13 • a . • • Section 7.005 - Parking and Landing Two on-site parking spaces (excluding the garage) 011 can be accommodated on each lot, thus meeting this standard. Section 8.005 - Park and Open Space ). All major residential developments shall provide " open space in an aggregate amount equal to at least 20% of their gross land area. If land is not provided as open space, then payment of fees equal to the assessed value of the required open space area is required. Of the required 40,598 square feet of open space in this development, the applicant is proposing 8,250 square feet as open space easement within the special street setback areas on Lots 1 and 12, along Childs Road frontage, Exhibit 7. The remainder of the requirement is proposed to be met by payment of cash in lieu of •, open space land. The open space easement is not an acceptable form of compliance since it does not meet the intent and purpose of this standard, which requires that the open space land be permanently reserved by common ownership among the owners of a • development, or dedication to the public. The applicant may wish to retain this easement in order ( to accommodate the proposed brick Wall (Exhibit 9) ; .. 4 • however, no credits will be given towards meeting • the open space requirement. The site contains a large tree grove at the northeast corner, as shown on the site plan (Exhibit 4) and the aerial photo (Exhibit 5) . The grove is contained mostly within Lots 7 and 8, and within the easterly portions of Lots 9 and 10 Staff has investigated the grove in the field and has found it to be similar in character, natural beauty, and habitat value to other tree groves designated in the City as Distinctive Natural Areas. The grove contains a mature stand of , Douglas Fir and Maple trees with a forest floor • dominated by Sword Ferns and native shrubs. The fir trees range in size up to 38 inches in diameter. This grove is distinctive as an undisturbed natural area and is representative of the types of area to be designated as open space on the priority list in Section 8.035(4) . To meet this standard, the Douglas Fir grove at the northeast corner of the property should be des ignated as open space to remain in its natural conditions. This Would require the applicant to PD 10-87/VAR 61-87 • Page 8 of 13 ' uL*,3.?, y . r. revise the preliminary plat from within the grovearea. The revised plat will have to be rs reviewed and approved by the Development Review • Board. The remainder of open space requirement, if fA any, will then have to be paid in cash in lieu of open space land. Section 9.005 - Landscaping, Screening & Buffering Exhibit 9 illustrates the typical location and type , of the proposed street trees (Thunder Cloud ! Flowering Plum); however, the size of these trees has not been identified. A final street tree plan , showing the type, size and location will have to be ' submitted and approved prior to the final plat approval. This plan also must comply with vision • clearance requirements at the intersection of Childs Road and 35th Place. • Exhibit 9 also illustrates a brick wall along Childs Road frontage on Lots 1 and 12 (within the proposed open space easements) . This wall w411 match with the exiting wall in Brian Meadows development to the west. The proposed lot sizes comply with Section m ) 9.020(7) , as they all exceed 75% of the lot area • 0 requirements of the adjoining R-15 zone to the • north, west and south, Exhibit 7. Section 10.005 - Fences .e • As mentioned in Section 9.005 above, the applicant is proposing a brick wall in the street side yard setback area of Lots 1 and 12 along Childs Road a (within the open space easement) , Exhibit 9. This wall will have to comply with Sections 10.020(1) and (2) regarding the maximum height allowed within . a front and aide yard setback area. Section 11.005 - Drainage for Major Development The drainage system proposed for the site provides for storm water detention and pollution control, • ' Exhibit 9. Each lot (with the possible exception of Lot 6) has access to either the street or a • private storm drain line for roof and foundation rains. The private drain system may need to be extended to Lot 6 depending on the final grading for this lot. The exact size and location of the °. detention facility will be determined at the ' construction stage of the project. Additional ; PD 10-87/VAR 61-8'1 Page 9 of 13 . . 8333 ' F T • • catch basins may also be required on 35th Place as T 1 needed to properly serve the street. ON The drainage system proposed is adequate in ). concept. The final design for the drainage system will require modifications to meet the City's 0414 design requirements and drainage policies. Section 13.005 - Weak Foundation Soils �. The southwesterly corner of the site is identified as having potential for moderate to severe limitations; however, the soils investigation for hthet proposed cdevelopmentludes that �he site is suitable v • Section 14.005 - Utilities N '. The preliminary utility plan and the applicrnt's narrative (Exhibits 9 and 10) indicate that • adequate utilities are available and can be extended to serve the development. The site is served by the Rivergrove Water , District. The District has submitted a letter, toted• servvectheer proposed8development, Exhibit indicatina their ab3lity The proposed sanitary sewer system will tie into an ( 4 existing 8" line in Childs Road, located at the southwest corner of the site. Since the project is ` . in a special sewer assessment payback area, the development will need to Pay the as essment per at the ' ' time of individual building p �' lot) Childs Road is a major collector with an existing ' 50' right-of-way. The applicant is proposing to dedicate 10' additional right-of-way along the north side and to construct a half street improvement (including sidewalk, curb and gutter, street light and storm drain) for a 36' eventual width. The proposed cross-section should be in compliance with the existing improvements along Brian Meadows frontage to the west. It is• important to note that the actual construction may require reconstruction of the road up to the . centerline, depending on the existing subgrade and base in Childs Road, The Widening of Childs Road falls under the N , • provisions of the Street Widening Election Section •. PD 10-87/VAR 61-87 ' Page 10 of 13 ". 5fi341 r. • • of the City Charter. No work in the road right-of- way related to widening will be allowed until the Charter provisions are met. ,'• ( The development access will be from 35th Place to Childs Road. The internal street will have a 40' right-of-way, with 32 feet of pavement., Exhibits 7 and 9. The applicant is proposing a modified cul- '' de-sac in order to minimize the cut and fill due to steepness of the property. After analyzing the • alternative grading plans (Exhibit 8) , staff feels that the offset cul-de-sac, designed and constructed to the City's satisfaction, would be , the best alternative for this site (see Section 16.005 - Hillside Protection and Erosion Control, for additional information) . The applicant is requesting that the proposed sidewalks along 35th Place be eliminated, Exhibit 14. Staff recommends that the 5' property line sidewalk be retained on the west side of 35th Place. This recommendation is based on LOC , 49.620(1) which authorizes the hearing body to impose conditions as part of an approval process to: 1) fulfill the need for public services created or increased by the proposal; and, 2) further the 0.. ) implementation of the requirements of the tt Comprehensive Plan and the Development Code. The recommended sidewalk will help implement transportation policies of the Comprehensive Plan which are designed to separate and channel the pedestrian away from moving traffic and to provide safe pedestrian circulation system (pages 150, 153, " 159 and 161) . Also, the sidewalk on 35th Place will tie into the proposed sidewalk on Childs Road, a major collector street with an eventual bikeway/trail system, as identified on page 135 of the Comprehensive Plan, Conceptual Intracity Pathway System. • , ', The need for a sidewalk on 35th Place is further highlighted by the provisions of the Transit Standards (Section 8.005) as discussed earlier in this report. The proposed 40' right-of-way on 35th Place is not adequate to accommodate all the proposed • • improvements including the sidewalk, as shown on Exhibit 9. Depending on the applicant's desire for a 28' or 32' pavement width, there will be a need b for additional right-of-way totaling 41' to 45' . PD 10-87/VAR 61-87 Page 11 of 13 • 0 8 316 / ' The applicant will be required to submit a final construction plan showing the increased right--of- J® way and sidewalk on 35th Place for review and #� ' approval of the City Engineer. Section 16.005 - Hillside Protection & Erosion Control • • This standard requires that developments be • designed to minimize disturbances to the natural topography, vegetation and soils; and, to minimize • • cuts and fills, Section 16.020(1) and (2) , • respectively. The site's natural features include a moderate northeast/southwesterly slope with grades between 12% to 34%; and, a large Douglas Fir grove at the northeast corner (where Lots 7 and 8 . are platted) . The applicant's original grading plan (Exhibit 6) would have resulted in a substantial amount of cuts and fills and tree removal, essentially changing • the character of the entire site. After hearing . staff's concerns, the applicant revised the grading plan and submitted Exhibit 8, showing alternative grading plans for the proposed cul-de-sac. It is clear that while the modified cul-de-sac would result in less grading, it would still be placed into the slope adjacent to the Douglas Fir grove. (s. 1 • As mentioned in Section 8.005 - Park and Open Space, the placement of homes on Lots 7 and 8 will require additional cutting into the slopes containing the grove. The result will be the • removal of a large percentage of the tree grove by • grading for street and home sites. ?n addition, all the trees adjacent to the grading cuts will be exposed to the wind and will pose a safety hazard. As such, they may require removal as well. It should be noted that any major revisions to the • grading plan, at the time of final construction plans, resulting in cuts and fills similar to Exhibit 6, will have to be reviewed and approved by . the Development Review Board, F • Section 18.005 - Access All the proposed lots exceed the minimum 25' frontage requirement to a public street, Exhibit 7. r4 PD 10-87/VAR 61-87 Page 12 of 13 r , n Section 19.005 - Site Circulation - Driveways and Private Streets No private streets are proposed in this development. individual driveways will be reviewed under the provision of Section 19.025 at the time the building permits are issued. Section 20.005 - Site Circulation - Bikeways and • , Walkways • The applicant is proposing a 5' property line ' sidewalk along the frontage on Childs Road, Exhibit . . 7. For sidewalks on 35th Place, see comments under Section 14.005 - Utilities, earlier in this report. P a VI. CONCLUSION �.'' Based on the findings presented in. this report, especially 's those under Section 8.005 (Park and Open Space) , the . application, as submitted, does not comply with the '' applicable criteria for development. The applicant can meet this standard by revising the preliminary plat showing the recommended open space at the northeast corner of the site and replatting of the proposed lots. 3 - ° VII. RECOMMENDATION Based on the above conclusion, staff recommends PD 10-87 to . be continued until the applicant demonstrates compliance with the Open Space Standard. • r . Exhibits 1. Tax Map 2. Vicinity Map 3. Survey Map ' 4. Site Plan/Tree Survey 5. Aerial Map 6. Slope Analysis/Original Grading Plan 7. Preliminary Plat 8. Preliminary Grading Plan 9. Preliminary Utility Plan/Street Tree Plan h 10. Applicant's Narrative 11. Narrative for Variance to Transit Standard 12. Soils Investigation 13. RiVergrove Water bistrict letter of December 28, 1987 14. Applicant's Letter of January 20, 1980 regarding sidewalks F ) 15. Memo regarding Background and Interpretation of the Transit System Standard dated January 22, 1988 PD 10-87/VAR 61-87 Page 13 of 13 8831 • �1 i • 1 6 al 0.1 `, i 1 aVoi it i own i11 • I Z I s. il s\ :V@H'w!!� 'IIH '11 M > PO , uun P' ti f I, r �R ti I • � , ,.1,114111 i ` • ��. AI) ° . , . Ali Ad/1171 ri�►.►iili, ox r .f 10 co ir g i , a ! TjJ r r o '�; :fie `� ! ! , • a�°4 .115}`" II r i81 �t. 1� lob I .�.. , " �1 , Ia °' §; Y ggi 4 A .t..." -g--1----................L..._. P.: El§ .1'1, 1 �YI1 an - 1,+ N" / r. 1 •0 t EXHIBIT L I8 8 3 8 . 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I i I� TUALATIN —.� I I \���;'�':�J I '' �\ 11 1 1 1 1 I I I—j I I 1 I— -1, 1 + . I itill--J_J I I 1 �q r r•`! II _I I It I I L W _� �� I I -��I 1 ti 1 «, f_` IL -� _j`1 1--—1-- I I 1 _—I► 1 ; 1 I.__r-1 I j I I a X H I B I Tk; ' I I1 °_ - J.. I lbIo-•61'wig`I.1j . • INITIAL PT,"DRIAN MEADOWS P.U.D. rD,2'LP.WI 5I9'IA. '1 INSIDE WICASWELL CAP . , . • \\P T'di. \1T\� , — (`o`7�9 4R, 0 eL�211'J :. •f T 0• 1'11.T6 16.46'�\ S 04.2622"W J29,A5 •rb llrIn- • P ' . 1. 0 qq P ootl MYi.661 ACRES(NET) :--,. u 9 009 WL,R rD.112'1 p. 0.2i[LY f F0.U¢• R, s • itl.Dle•Ip W/OUr040 OAP i N on WLY"` 0.00 ELY R Io ?• ooa wt.,,, rb.N2 a'Lr• d rt f CI: o.oe KYf a o oCo- q II + �' a N N \ 9 1 G oOMWLY f 6 G z y ir cn 12 i P it ° I. 8z 0l6 W1.Y to ale'INI WICOrrMAN.try11x0,44 ' 20 20 CAMS.rD PT4.DEAR rIl0L1 Tit NUR. 510103 a TIC NOp0110IW LW MIS TIC EAST TI4PERTY La[A3 1IX,J17Y3; TRACT 1, v 3o3NO3'e43PW ' • 36.o1 N 0,2.4511.W 6161 N u•03 42-W D0 i0 N erst 54•W I�1 ,1 3.60 Nte•2y'0!•W DIr U'. J 6 00E kV • I MG WLY , r 004 Ws yo_JELY fb.11;`IA LE ,.1 nnn I'• R \ �.69J� �1NehLr Noa¢Ae w 1 299,62 • ' ,i C.Oi 1 '—�._' JJOIW • .r �D 60,tl9'a'.*`�N e9',9 46 E__ S w ICLU v'A Jzo. 1 FRANK CNILDS ROAD °n i I ° '' Iyya' ,fora I i 0:N0.Y10 14 F Our KY 1o5,6e — y Iry 0,00 ELY . '• I @:, I Sib 6 I 3 JOOM5ts 14 :I 1 XHIBIT ` • Surd) p� 3 1 • • •. 17 ",p•' • TL 200 2 IE 202A TL 101 MAP 2 1 E 20BA fn Yil.an11 W tIP,'-$ 0 -41-\''''' . r , . - .Kic .,.3 0 at :10 4?"'r . Ye IA IM u'. y // el 1 , 9�jF rmlv:d}.,h. eb b * r ." ReevEs Corp• o J.C.+i `: 13063 S.W. 7•Fth Street w -'� Tigard Or, 97ee3 1!Ttl •I 0 '��ii h W , Fit (71. 49 I. ComuLtIng Engineering ServicrService!. ••' 1M Snlr 1 -VP �,. l 2655 S•W. Cercker Stv N 360 r • 4 . • 8eavcr$ary ON 97005 +[ �� Ph. 6d6-d509 I ',1►l. 12 a . - im j,0 . now ( 'Y r ".1 CHILnS RDA R III P'—"'t �i .r--aw --agr-- iIr SPOUSTA JOEIHSES ' 'J X ADDITION e, ., BRIAIN! MEADOWS II _I • 1� q .1�I.WWII"wr•It N-` i L.�.i,�.!%5�i •� ''.,' 1.:1 1 A . 0 , Sy • a. i, CC f� r� S n D q '• a �f I. L) r A yy Nµ,•. 1 l 1 11��1 GS1I to ' ‘' 4 roon PROGRAM FILE NAME TS 10, 12/11/87 ;,I POINT OLIA0 BEARING DISTANOE NORTHING FASTING OESCRIP.TON . . 14"FIR 512 10558.602 10185.336 12"FIR 513 10,956.571 10170.596 14"FIR 514 10550.793 10167.817 12"FIR a .. . 515 10521.459 10150.222 26"FIR 4 516 10509.628 10140.364 12"CHERRY ! , 517 10524.983 10190.411 10"LAUREL 518 10519.499 10192.844 7"LAURELC178L ' 519 10521.971 10197. 142 14"FIR ?...,? .. , , 520 10539.133. 10179.938 12"FIR 521 10543.094 10198. 184 11"FIR 04,.. m-1-7 10521.272 10228.619 32"FXR 571 10544.331 10246.677 10"FIR 524 10582.067 10244.581 10"MAPLE 525 10578.584 10248.526 10"MAPLE 526 10573.495 1.0254.955 1.2"MAPLEC1RP 527 10571.453 10259.915 6"MAPLE , 528 10522.308 10261.848 14"FIR .........1. 6 529 10497.706 10242.522 36"F18 530 10497.717 10227.16i 22"FIR • 531 10495.931 1.0219..011 20flpiR -t, .... 532 10483.872 10211.729 34"FIR m-, woo 10599.062 10148.911 16"FIR • ' . 534 10626.988 10131.982 2Eori8 , 535 10635.241 1.0109.951 10"FIR • 536 10607.163 10117.548 38"FIR , $ . 537 10573.304 10087. 157 14"FIR ( 3 . fa 538 10605.748 1.0085.476 14"MAP1_E 559 10008.646 10042.029 7"1M3L MAPLE k • 46 4 6, . • ' . " 4 I 6 4 • ... .6 • • • 4 - • , c''F, 4 7. 8843, ,, ' •i 4 . .., 1 i' ,•^ '/, ' .6 : 46 '''' ' " 1 . • . X , ' ?$ • ^a '• 0 .'. ' ' . . . . 4 rt IN, ' ' - • ,, .t, ,,''' '"' '' . • • • N.,.4' •:, ; 9,'), 1; ' . • ''`.*, •', 'A, P 0 • , 74- - ' ',4, 1 - l'•if4, • • . TREE INDEX C080 1 STARTLNO FILE NAME IS 0710013, 12/11/87 . , „ ,• . •,,J/4,• POINT OUAD BEARING DISTANCE NORTHING EASTING .•• 6.- ,.' . '..,o',,ty, tv• I \ 1 ' • , r...114r5 IN USE FROM 401 TO 530 -,. .J1"; • ' .1 1 POINT NORTHING EASTING ,ti 401 10436.720 101:56.928 26" FIR 402 10425.205 10144.413 24" FIR 403 10428.063 10130.554 6" CHERRY -. , , . I 404 10399.757 10131.860 B"CHERRU 405 10384.053 1012 .308 7" CHERRY 406 10296.594 10129.534 8" APPLE .1 , -t''',°,' • 1 407 10291.319 10132.207 9" APPLE . . . 408 10283.619 10121.152 8" APPLE 409 10150.419 10194. 100 6" CHERRY t 1 410 10388.066 10183.714 9"CHERRY(DBL , 411 10397.425 10191.554 7" CHERRY • . 412 10409.705 10174.775 9" CHERRY 413 .10427.963 10173.968 7" CHERRY •, 414 10426.826 10186.992 7" CHERRY • 415 10424.557 10192.415 8" CHERRY 416 10429.802 10196.009 6" CHERRY 5m1 417 10437.409 10195.959 0" CHERRY 418 10407.571 10208.086 24"FIR(DBL) . Iri 419 10440.457 10222.603 17" LAUREL 420 10452.065 in227.681 0" CHERRY , ‘ ) 421 10464.52-1 10237.227 10"FIR 422 10453.358 10239.984 8"FIR 423 10443.250 10245.751 7"FIR 424 10451.630 10255.526 12"FIR 425 10426.325 10255.761 12"POPLAR . 426 10423.025 (0261.169 20"FIR 427 10417.489 10256.272 15"1IR 428 10419.714 10243.610 25"FIR ( 429 10392.902 10240. 372 36"FIR • .• , , ' . . ' I 430 10300.542 10277. 169 10"FIR - 431 10361.749 10271. 121 t5"FIR . • 4 43.1 10346,148 10258.985 30u1ip ,.. 4 .‘ 433 10311.097 10252.013 72"FIR 434 10294.113 10249.617 15"0Ale. 435 10225.010 10106.934 15urrk • .', -:. . 436 10269.077 10306.926 0"MAPLESCDBL 437 10274.349 10292.261 26"FIR ,. • 438 10272.240 10280.201 26"FIR . . 439 10205.857 102e5.014 1600AK(IAL) 440 10290.994 10119, 14S 16"FIR 441 10316.951 t0303.4I6 EPLAUREL • 442 10321.234 10305,586 32"FIR • •, 443 10117.876 10209. 00 12urik 444 10307.543 10202.736 14"FIR .' ' *. 0 445 10331.570 10289.401 9"CHERRY . 446 10344.154 10315.965 24"FiR • ' : . • 1 . ,.0. „,..••• 447 10341.044 10518.482 1,6"rlk 4 0.." . ,„„ ,.• 418 10181,460 10319.482 7"CHERRY 4,.. 449 10396.6/9 10324 758 20"rtk t rA Iwo 10196.853 10320.792 erm • 4 , 451 10411.028 10120,945 11"FIR 8843 ,• , 452 10419,084 10307.622 6"MAPLE 453 1041,2.908 102/6.540 . • • . . 6 , i , 0 . . ... 1 ' ''''' ' , ' ''''" ''': C...' , ' '''',, ' ',' ,..' ' ...' '' i :,''',, ' ;,'" '''„''''''''',, *4' '1i' ''' , ' •' ,.. , C000 PROGRAM rtLE NAME IS to, 12/11/87 POINT OUAU BEARING DISTANLE NORTHINS EAST1NG DESCRIPTION . . 34"FIR 454 10410.960 10279. 109 26"FIR , . . . 4 ' , 455 10441.728 10276.294 10"POPLAR 456 10416.7.00 10296.610 9"FIR 45/ 10129.751 10,511 .560 1.8"F1R 450 10439.922 10107.446 28"FIR 10446.706 10319.304 12"FIR(DDL) 460 10469.216 10325.801 16"FIR 461 10464.842 10301.207 9"POPLAR • '.. ' . 462 10457.935 10290.790 14"FIR ;',. ..1'• * , 463 10401.406 10283.024 78"FIR(DOL) 464 10479.017 10244.620 11"MAPLE , 46 10630.623 10122.211 9"MAPLE 466 10627.652 10327.072 7"MAPLE 467 10625.554 10121.810 7"MAPLE 468 10627.759 10319.497 7"MAPLE 469 10617.735 10297.200 22"FIR 470 10632.584 10295.997 7"FIR 471 10621.045 10703.140 1.2"FIR 472 10617.255 10299.409 14"FIR 473 10600.306 10701.045 1.0"FIR 474 10594.104 10307.089 26"FIR 475 10595.076 10295.115 0"MAPLE 476 10511.532 10301.207 24"FIR • 6 ,1,, 477 10534.372 10711.758 10"FIR 470 10547.114 l0326.315 131,FIR , ,, ,,, 479 10540.991 10726.300 15"FIR ( 1 480 10531.2/3 10328.945 18"FIR 481 10517.617 10325. 172 WPM • 402 10501.842 10127.999 24"FIR 401 10406.997 10121,013 115"EI9(D8L) 484 104130.825 10710.654 7"FIR 405 10461.007 10315.009 icorm 486 10516.005 10707.791 28"FIR 487 10550.006 10209. 199 30"FIR n , 488 10561.450 10270.066 28"FIR 409 1005.320 10200. 753 32"F19 as 01 490 10602,019 10286.992 24"FIR . 6 ' . 4/1 10600.605 10278.025 10"FIR 492 10610,950 10271.521 1.0"MAPLE 493 10626.074 10261.106 9"MAPLE . * 494 10611.240 10257.310 8"FIR 495 10606.1138 10247.404 14"FIR , , . 496 10624.711 10245.826 14"FIR 497 10628.578 10246.265 6"FIR 498 10630.105 10241.348 8"MAPLE . 499 10625.016 10276.061 3011F19 •. 500 10625.816 10256,061 16"FIR 501 10615.437 1021/.095 10"FIR 502 10609.322 1021o.701 71"FIR , 503 10605.840 10220.168 17"FIR e ` 904 10597./53 10217.704 29"F1R 505 10594.227 10204.817 14"Fili , 506 ir"s94.297 10200.890 9"MAPLE 507 10592,092 10102.514 16"FIR 508 10580.804 10176.982 14"FIR 8&44 ,4 I , •0 . 509 10574. 96 10174.76,5 797;HE99Y 510 10575.695 10195.088 21fir1R . i 811 10554.901 10190. /56 6 . . . . i , , , - 6 0 t4 P + y 1IGY` ' - i S* I TL 200 2 lE 20BA 101 MAP 2 lE 20BA '• -1-----•,i 17' ua am c r t '' (,' , \ \ % \\ \ \ \ '\ \\\\\\\\\ \\ \ \ \l\t I O,,..\ \., \ \\ \ % A\,•‘), \v \,' '4.1a 4 \\\ \\ \\. l \. \, \)\'\i(4\ �\\r \ ?\''i irl \ \ \\\ \ \ \ p- s, t '1%*tkOto.,. ..\9\1\:1.2 i , ..,- ,. \ \ ‘r\•••.•":),) 4 illkik:.,\(<\I\l....11,),A • . . ..,..., , ., • \ \ \47 \(• ', 6,.N,, , „ l... , ..!... . 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Reeves, are ;;r 'Al"", requesting approval of a 12 lot single family planned development a ,, ., on Childs Road in the City of Lake Oswego. The development will be constructed in one phase, removing the requirement for an K �;,r..• ODPS. A variance to the Transit System Standard is also ' rril ,. requested. Mr' }7 :.` L.O.C. 48.475,3, all)ws for modifications to the requirements of rn .. .; of the underlying zone for Planned Developments that do not affect , •' V height, FAR, lot coverage, use, and dens;�.ty. The rectangular , 'k %. ; shape of the property lends itself to narrow deep lots, and to • ,'c provide additional flexibility on these lots, we request that the li U '�; side yards be reduced from 10' to 5' , and that the width at the building line be reduced to 60' for lots 5, 6, 7. F . r' The site is designated R-15 by the Comprehensive Plan and Zoning �� • " ordinance. There is no development currently on the site, and "' slopes vary xrcm 12% adjacent to Childs Road to 34X in the {:! ',: northeast caraer. Ono third of the site is covered with =' •N trees and shr'xbs, including Fir, Cherry, Maple, Oak, Poplar, Apple, and Laurel These trees are concentrated in the northeast Corner of the site. A tree survey is included in the submittal, + , and the grading plan shows which will be saved in the development process. F Surrounding land uses include single family on the west, north, t � . ` and south across Childs Road. The eastern boundary of the site is the current urban growth boundary: y' 1 1 Sewer service is provided by the city of Lake Oswego, water , service is provided by the Eivergrove Water District, and both are available at the site, `-' ' Access to the site is proposed to be from Childs Road opposite the existing T intersection with S,W, 36th Court, EXHIBIT r+ " N '.. (A YF !. y i5 i 72,10.pyNyC 41.0 i i. ,: 1 n. Page Two A i' COMPREHENSIVE PLAN COMPLIANCE r y°. The property has been zoned in compliance with the Comprehensive Plan, and services are available to the site. The proposed X-- density of 12 lots on this parcel is allowed after dedeication of right of way along Childs Road and consiidering right of way " dedication within the Plat. The Community Resource Policy Element of the Comprehensive Plan is addressed through the pertinent development standards as discussed in detail in following sections. , Under the General Policies of the Residential Land Use Policy Element, the overalll site design includes: Preservation of open space. The average size of the lots at 16,000 square feet per ( `� lot will provide ample opportunities to preserve open areas within the development on an individual lot basis. • Preservation of natural features compatible with structures 4,. and site. td ` The backs of the deep lots in the northeast corner of the (Y • ' " site will serve to preserve the areas of slopes in excess of 20% and preserve the existing trees. fi+ Efficient, energy-conserving street and circulation system, y+Y '` The proposed cul-de-sac is the most efficient way to serve this parcel and since it abuts developed proarty ,( ' and the urban growth boundary, additional circulation is ,; , not necessary. ,' Safe, convenient pedestrian and bicycle circulation. Improvements along Childs Road will provide fo.-' bicycle traffic and sidewalks alon that frontage will provide for `.'� ' pedestrian movement, d ,. ,r. i# + ;, /,; 1' ,� d1 w�1 '• � S .. . .pit Page Three 4 M` ' Drainage management compatible with natural hydrologic systems. Drainage from this basin feeds the Tualatiin River, and site drainage will be conveyed through existing systems rC to the Canal. Privacy and quiet. Buffering will be provided between the lots and the • .. existing collector street, Childs Road. ahe eolarge lots, " that average 15,000 square feet, will to ,. ` provide more privacy. t ' , Energy conservation. The eetsgeandlotsutiliities served byatoube econstructtedcl-d -sac will require str and will ` therefore conserve energy. • DEVELOPMENT STANDARDS COMPLIANCE 5.005 Street Lights Street lights will be installed in conjunction with construction of public streets. i 6.005 Transit System Sidewalks will be constructed along Childs Roadd in innnrontd by ' � .' of the project, and this path will eventually a Walkways to the nearest Transit stop. thimatelye •• , stop is at Pilkington and Childs Road, n •.. mile away. and Goading 7,006 Parking ,'r t Per standard 7,015,8,a.i. , two off street parking spaces per single family unit will be provided, in addition to garages. • Y. 1 > .� Page Four JAN 5 19.1 , (oty of UM Coro LW DenlopTe►d SanioN " 0, 8.005 Park and Open Space 4� cfi Following the comprehensive plan, this site is intended to �., { +' be developed as single family residential with open space 1"� ^"„ ; i easements along Childs Road. The open space requirement for "° �`'"' the site is 20% of 4.666 Ac. or 40,598 Sq. Ft. The areas / i .: .. shown on the preliminary plat are special setbacks along Childs Road and total 8,25n Sq. Ft. This area satisfies > •,; ;;; ,; part of the requirements by 8.U35,8.b. , the remainder of the "' :' ;= requirement is proposed to be met by payment of the balance of the open space fee. • 9.005 Landscaping, Screening and Buffering , ', The lots abutting Childs Road will be buffered from that road by a 10 foot landscaped area. i The lots located on the perimeter of this development will ' f be not less than 75% of the minimum lot area per unit of the ,,,a ; 1 ..' adjacent zone. The adjacent zone is R-15, therefore the ( + , minimum size lot in this subdivision exceeds 11,250 square A ^ feet. i1, ?, . 10.005 Fences + Front yard fences or hedges shall not exceed 48 inches and other fences shall not exceed 6 feet. 3 W 11.005 Drainage Standard for Major Development Sufficient storm water management measures will be provided 6,i wY. to comply with standards for sizing, detention, and flow, in • r accordance with the standards for construction. The 11 existing system in Chillds Road was designed to accomodate ,1 ., h "a drainage from this property, and since this is the edge of '1 the urban growth boundary, it will be the last parcel Y served. a;r r '1 ; x r ,fA M 13.005 Weak Foundation Soils ' . r? r 4. The Comprehensiveoundation indicates landslide hazard. The 1;yY y�t_'I r, v , 4` potential we ` "` " attached soils report from Northwest Testing Laboratories, Inc. addresses the site soil conditions and provides ',• ' recommendations for development. A la 0 Y� ,_y lr 1 i 1'. 'C k A ♦ S 1 • Page Five �'. 14.005 Utilities a. Sanitary Sewer Sanitary sewer is available to the west boundary of the site and adequate to provide service. ti b. Water Service Water service is available to the site from the Rivergrove Water District. Locations of houses on the site will be restricted to those aras where water pressure at the highest fixture in the house will maintain a 15psi residual. c. Sidewalks Sidewalks within the subdivision are not requires per L.O.C. 44.387,c. • d. Street Name Signs Street name signs will be provided in conjunction with development. e. Traffic Control Signs and Devices A stop sign at the acciss to Childs Road is the only anticipated device, f, Street Lights Street lights will be provided in oonjuncton with development as specified in the standards. e a g. Underground Utility and Service Facilities Power, telephone, sewer, water, storm drains, gas and r, cable facilities will be constructed underground to serve each building site, h. Streets A 32 foot wide street within a 40 foot right of way is , proposed with front yard public utility easements, 1; a v� a. 8353 x ' i•. • Page Six } y 16.005 Hillside Protection and Erosion Control Erosion control measures for disturbed areas: 1. All disturbed slopes greater than 3:1 that are graded ,% and compacted prior to October 1st shall be '•" ,a' hydroseeded using the following specifications. A. Seeding shall not be done duriing windy weather or when the ground is frozen, excessively wet ••, ' or otherwise untillnble. " 4. B. Seed may be sown by the following method: •gyp;', Hydroseeding which utilizes water as the carrying agent and maintains continuous +„'... ' agitation through paddle blades. It shall have an operating capacity sufficient to agitate, suspend and mix into a homogeneous slurry of the specified amount of seed and water or other material. Distribution and discharge spray • nozzles which will provide a uniform 7 distribution of the slurry. C. Grass shall be seeded at the rate of not less than one hundred thirty (130) pounds per acre. Seed mix shall be: "State Highway Roadside Seeding Mix," • • D. Fertilizer shall be applied at the rate of 300 pounds per acre and shall have the following composition: nitrogen-22%, phosphoric acid-16%, • soluble potash-8%. K� L E. Wood cellulose fiber shall be used and applied at the rate of one and aone half (1 1/2) tons per acre. " y F. The exact time for seeding will be determined by ` . , actual weather conditions. The normal satisfactory period for seeding shall be considered between March 1 to June 1 and September 1 to October 1 unless otherwise • lead Y 4 1, i ! + t..ro'a i . , *q • + v ....... , • Page Seven , 1 r1 authorized by the owner except that contractor may perform seeding operations from June 1 to September 1 provided that he waters the new grass to the satisfaction of the owner. . G. When delays in operations carry the work beyon0 the most favorable planting season, or when weather conditions are such that satisfactory "; ? ` results are not likely to be obtained for any stage of the seeding operations, the contractor r will stop the work and it shall be resumed only when the desired results are likely to be obtained. If operations extend past October 1, • alternate hay replacement and spring seedint; ` shall be substituted. . H. The contractor shall protect all seeded areas from erosion until final inspection and acceptance has been made. Areas damaged by erosion shall be repaired by the contractor at his own expense. 2. All disturbed areas with slopes less than 3:1 graded and compacted prior to October 1st shall be seeded with the same seed and fertilizer mix used in hydroseeding and spread evenly over the site between September 1, and October 1. i e 3. All disturbed areas not graded and compacted prior to October 1st shall be seeded with 200 pounds pper acre of highway mix and spread with a hay mulch layer 1/4 inch to 1/2 inch thick. 4. Erosion control protection shall be considered , complete and successful when a grass mat has been established. 5. Additional temporary erosion control measures during • , construction will include: A. Straw bales will be pplaced at the toe of the t ) fill slopes when necessary to control erosion and to procent silt from washing onto adjoining O ;d property or into existing drainage ways. , n c1'“)JJ Page Eight ' • B. Temporary ditches will be constructed as necessary to assure drainage is channeled to the facilities being provided. ,+ C. Straw bales and "Mirafi" 140S fabs'ic will be used at all inlets to the storm drain system. This will control silt prior to rocking and paving of { streets. • . 18.005 Access The project is expected to generate 120 vehicle trips per • day, with the predominant movement to be along Childs Road I to and from Bryant Road from the subdivision. Childs Road is classified as a collector in the bake Oswego Comprehensive Plan. The present ADT IS 2000 and the • prfic onotheted year road system Ofromfthisi Thes 4000 ADT. subdivision is insignificant. (,.'t 20.005 Site Circulation, Bikeways and Walkways M . The proposed half street improvements on Childs Road are of a sufficient width to accomodate an eventual bikepath in conformance with the Comprehensive Plan requirement. Sidewalks will be constructed along Childs Road in conjunction with development. e t 0 I • , 4 4, ors' UU1J • e..4 ., ,. • . . . , . , . awn . • 01,1 JAN 71968 " (Ila (.1: Gp s We 1100Mn11�N AwMM�t SMricn VARIANCE REQUEST - CLASS II . o w This is s request for a variance to the Transit Standard which has been interpretted to require construction of a hard surfaced + pedestrian path from this site to the nearest multiple-Passenger .. exchange facility. , Under ed from standardsC.C.if fourl0 a criteriaance may are met.be The following development followingaddresses those criteria. A. The request is necessary to prevent unneccessary 0,._.) hardshipp. ' V 1 To comply with the request to connect a hard surfaced pedestrian path from this development to the nearest multiple-passenger exchange facility would require construction of a mile of pathway, Thep costtoprovide partially houh areas of marginal right of way. this facility could not be supported by 12 lots. • B. Development consistent with the request will not be injurious to the neighborhood in which the property is located or to property established to be affected by the request. Development of this property is, proposed to be consistent with existing development on Childs Road, and Construct a sidewalk along Childs Road. A similar development to those that exist along Childs Road, and against the Urban Growth Boundary will not be • • injurious to existing or proposed development within. the Comprehensive Plan. Deletion of the requirement to construct additional offsite sidewalks will only lessen the impacts such as visual, noise, traffic and the increased potential for drainage, erosion and ° landslide hazards. P 4 1XHIIIT ‘I 8851 W047 go., . . Page Two Variance Request A C. The request is the minimum variance necessary to make reasonable use of the property. A requirement to construct sidewalks in addition to the one proposed along Childs Road would be an economic burden that this proposal could not sustain. D. The request is not in conflict with the Comprehensive Plan. • The sidewalk along the frontage of this proposal provides the opportunity for pedestrian access to Transit Services, in conformance with Comprehensive Plan policies. 4.,I • • (109 8853 '.- ' 'NORTHWEST TESTING LABORATORIES, INC. • • C" 5405 N.Lagoon Avenue CONSTRUCTION INSIICTION NON.bt.TIIUCTIVI TT.TING N ATI RIALS IN.IEGTION P.O.Box 17126 WILDING CTRTIIICATION CN.MICUL ANALYSIS Portland,Oregon 97217-0126 SOIL TESTING PHYSICAL TIITINI INS Phone:(503)289.1778 December 16, 1987 at9VovaU * •• J.C. Reeves corporation JAN 7 15065 S.W. 74th Avenue Tigard, Oregon 97223 l cir 1 Attention: Mr.. Jerry Reeves, P.E. Subject: Reconnaissance of Soils Brian Meadows - II 12 Residential Lots, Off S.W. Childs , Lake Oswego, Oregon Gentlemen: • At your request we have examined the site proposed for the , construction of twelve single family dwellings at the above location in Lake Oswego, Oregon. We present herewith a report of k d our findings, conclusions and recommendations. Site Description The proposed construction site measures . . approximately 3.30 feet along S.W. Childs and consists of twelve new residential lots developed, along a yet unnamed culdesac street. It consists of a southwesterly-facing slope with the unnamed street bisecting the center of the property running uphill from S.W. Childs Road. At the present, the site has a gravel road • running through the center and uphill from Childs Road. The west half of the property is covered with field grass with the east , half covered with numerous trees. Soils and Geology Soil exposures in the area consist of Silt, a structureless brown to yellowish-brown mottled clayey to sandy silt. The underlying geologic unit consists of bedrock of • volcanic origin. It is not exposed in the immediate area; but is believed to underlie the project site at a depth of several tens of feet. Numerous boulders are visible on the surface throughout . the site. i No evidence of unstable soil or recent soil movements was observed in the slope or in the immediate vicinity of'the project, nor was evidence of groundwater (springs or seeps) encountered. G ; Proposed Construction We understand the construction proposed will consist of twelve single family dwellings with garages constructed near the level of the street. , • Ii"lfl ppro AS A tonal►SOIKTICN TO CUINTa TNT Pinkie AND DUNStLAIL ALL More ASN woollen AS Mt CONnbINTIALINO SRTY OICLIINTSANOARIINTINbtb,WTNtUSIOIOURCLRMTSONLY NO. 11..,... _. . l J.C. Reeves Corporation A 4' December 16, 1987 Page 2 Conclusions and Recommendations Prom our examination of the project site, we draw the following principal conclusions and . recommendations: 1 . We conclude that this site is stable and that it may be . ' developed for residential purposes in accordance with the methods and precautions outlined below. ' 2. This site may be brought to the desired grades with a structural fill. Material from site preparation, if raked free of debris, may be used for structural fill subject to the precautions contained herein. Materials to be placed in structural fills should be spread in uniform lifts not exceeding 9 inches loose thickness, with each lift thoroughly compacted by means of repeated coverages of loaded hauling units, heavy crawlers tractors, and appropriate compaction equipment. We recommend against the use of the vibratory rollers or light weight equipment such as wobble-wheel rollers. Heavy sheepsfoot rollers or heavy rubber-tired rollers will be found suitable for site fill in which fine-grained materials are used. We point out that favorable f. 4 weather will be required for operations in which fine-grained materials are being used; consequently, it would be advisable to conduct the site preparation phase of the project prior to the onset of the rainy season. In the event that rainy weather is encountered during site preparation, it will be necessary to suspend operations or to use imported • granular material. Structural fills should be compacted to 95 percent of maximum dry density as determined by laboratory compaction tests ASTM D-698. . 3. The structures may be supported on native soils or engineered 'I structural fill using conventional spread footings placed at comparatively shallow depth in the finished grade (minimum 12" below exterior grade). • 4. Spread footings may be designed for contact pressures of ' 2,000 psf, with a minimum footing width of 16 inches. 5. Lateral earth pressures on foundation walls, retaining walls, etc., may be calculated on the basis of equivalent fluid pressure of 35 pcf for level backfill and 60 pcf for steeply-sloping backfill. 1 8860 , J.C. Reeves Corporation December 16, 1987 Page 3 rN 6. The upper unit of .fill material outside of the structural fill zone, although undoubtedly consolidated under its present conditions of loading will undergo an additional of cycle of consolidation and settlement thisnonpengineero� fill further loading; consequently, should not be used in its present state in the future for the + , support of major structures. 7. All backfill, retaining walls, foundation walls, etc., should be made esthatt n-siteamaterial will(sand notabe/suitableor lfor tWe his purpose and that it will be necessary to import material to the project for structure backfill. ,; 8. Temporary tearth aboveowhich may height ulowerrdeclivitiesvertical o will gbes of . 5 or 6 fee required. 9. Permanent tearth horiSlopes esasshould be dressed to a declivity of 1 \ 0, v o 2 be ed 10. behindgsubsurfacerwalls. Surfaceerun-offin sstm d drains sand lthe rface drains should be carried to the storm sewer or other approved disposal areas. 11. Foundation Pre aration Inasmuch as the soil units which will prove a support xor the main structure are extremely sensitive to disturbance in the presence of excess moisture, care should be taken to protect prepared bearing surfaces until footing concrete can be placed. Precautions to achieve this end would consist of (1) covering of prepared bearing surfaces with impervious membranes or granular blankets (4-inch maximum thickness) or (2) cessation of work during rainy weather. 12. All roof, yard, and other upland surface water must te direcr ec- ted to storm sewers or other approved disposal points. no circumstances should storm water be led into a subsurface li drain system (such as dry wells, leach fields or foundation drains.) 13. We recommend that the structural fills be continuoL+.aly inspected by a representative of the soils engineer in order to insure the thoroughness and uniformity,of their compaction. Ce d • _ 4 a , J.C. Reeves Corporation December 16, 1987 Page 4 • 00) 14. The site conditions will be monitored periodically during the grading operation for potential subsurface water (springs). If a subsurface drainage problem develops we will provide recommendations regarding corrective action and notification • to the city of the said condition and measures undertaken. The site should be planted as soon as practical after • completion of grading operations and before the rainy season to control erosion. We will 'be available for further consultation and inspection during remaining design and construction phases of this project. Respectfully, NORTHWEST TESTING LABORATORX N.O4.s Charles R. Lane, P.E. Vice-President C7-4 OflE ON b^ r�, � Report Number 310766 n ''Cr A‘w • 'C • y r 41?t es R.�P ( 4 8862 ' i '. . . 't I S • V RIVERGROVE WATER DISTRICT 17725 S.W.BOONES FERRY ROAD LAKE OS'.YEOO,OREGON 97034 (5031 535.6041 . December 28, 1987 City of Lake Oswego Public Works Department 348 N. State Street 97034 Lake Oswego, Oregon Re: Brian Meadows II Water Service Dear Sirs: This letter is to confirm that theRRivergrdeefe WateanDistricttis . willing, and has adequate capacity, to water service to the proposed Brian Meadows II Subdivision. Fire flows will exceed 1500 g.p.m• and hydrants should be 14�'1� placed per City of Lake Oswego Fire Marshal direction. 1 plans should be submitted for approval to both the Construction City of Lake Oswego and the Rivergrove Water District. 1 Donii,,,i/7"/&44.---, . Donald L. Murray P.E. Engineer Rivergrove Water District —1 f'''';‘''' . JW1 .. DEG I& IA 1, r+ -- - �XHIIIIT 71 r• r ♦ •,' 1 PD.... YAR bl-p • • CONSULTING ENGINEERING SERVICES Center Plaza West•Suite 360.12655 S.W.Center St.•Beaverton,Oregon 970C 1 e150101101 � 609 64 r5 38 II Droev.rnl.•^i M.j ! - 1 , BAN 2 2 1988 Hamid Pishvaie City of Lake Oswego • P.O. Box 369 Lake Oswego, Oregon 97034 January 20, 1988 ' Re: 20 10. 07 • Brian Meadows II • ads "Where 14 or more lots have access to a A L.O,C, 44.387,c. reads,I „ cul-de-sac, sidewalks shall be provided on at least one side, This less than specific language suggests that on. cul-de-sacs • serving fewer than 14 lobs, no sidewalks will be required. In 0. 3 practice, subdivisions rl 'vel.oped in bake Oswego in the pszt few years have not provided sidewalk, on cul-de-sacs nerving less than 14 lots. Planning staff has required the installation of sidewalks on the above referenced development. We view this action as a change in policy, and not an item of interpretation, Changes in policy should be a function of the Council and not of staff, If staff wants Council to consider amending the existing rode to be more specific and to reflect the current direction of staff, •an ordinance to clarify the existing language should be proposed to Council, • Given the non-specific language in the existing ordinance and the past prn&.lca, of not requireing sidewalks, we believe that this development' should not be required t'O i r:.,tall .aidtw lke, Please. forward our request for consideration to the Design Review Board ?)("744.7/4 John M. Godsey Jr. P.E. N' 1 cc Peter Harvey hpltr,bm i IX111.1 8864 PDIo17/v4g4l • Y rbi CITY OF LAKE OSWEGO -MEMO- I TO: Karen Scott, Assistant City Manage_ , Planning and Development FROM: Robert Galante, Senior Planned RE: Background and Interpretation of the Transit System Standard DATE: January 22, 1988 • j The Transit System Standard (6.005) of the City was designed to implement the policies of the Transportation Land Use Policy Element of the Comprehensive Plan. These policies were generally designed to reduce the volume and impact of auto usage and to insure a timely, cost-efficient and fair method for implementation of necessary improvements. General Policies II, V, and VI (p. 150) call for adequate pedestrian paths and a public transit system to partially satisfy the requirements of the Transportation Land Use Policy Element. These policies, when read together, support the City requirements for the provision of walkways and transit facilities. General Policy V specifically provides a basis for support and interpretation of the Transit System Standard, Specific Policy 2 of General Policy V calls for an intra- • city public transit route that should be connected to the regional public transit system. Any analysis of present or future needs for public transit facilities should consider the location of those existing or planned routes, In the absence of an actual transportation plan map, collector and arterial streets which loop around Oswego Lake, which P : connect regional transit facilities, Which loop around the City, or which connect commercial areas, should be 4 EXHIBIT 8305 1 148 NORTH STATE STREET/POST OEEICE BOX 369/LAKE OSWtGo,OREGON 4/034/001)616.16n1 • • • considered as primary future transportation routes for intra-city public transit. The "Tri-Met Five Year Transit Development Plan -- Fiscal Years 1988-1992" and the Tri-Met Operations Office can provide information on existing or planned (short term) regional transit and facilities. The Tri-Met Planning Office may be able to provide longer term projections. The Transit System Standard illustrates and requires the types of facilities that cn praitically implement the Plan policies. The requiremen..w '.�f `he Standard, when read together, call for an analysis of ' ng and projected adjacent [see LOC 48.015(2) ) t ' ; facilities, the 1 proximity of bus routes, and the t onsit needs of a particular development. That analysis will determine if one or more, or none, of a variety of facilities such as • exchange stations, waiting shelters, pedestrian paths, . furniture, or transit information kiosks are necessary and required [6.020(l.a.)) . In the case where there is an adlacent [see LOC 48.015(2) ) multiple-passenger exchange station or an adlacent path which leads to the nearest loading/unloading facility, a pathway connection to that facility (or pathway) shall be provided [6.020(l.b•)1 . For the purposes of implementing this Standard, the adjacent multiple-passenger exchange station or adjacent path shall be an existing, budgeted (any ( +I • public or private agency or party) , or approved as part of an approved City development permit, any approved master plan; or any approved transportation plan. The words "leads to" shall be considered to mean "connecting to." Plan language also provides some guidance in determining the timing, financial responsibility and mechanism by which the required improvements are provided. General Policy I, Specific Policy 3 states that streets shall be improved when demand requires, in a manner which allows for the most effective and efficient expenditure of public funds. City policy has been to require installation of required public facilities at the time of construction at the developer's expense, When possible and practical. The City has participated financially on a very limited basis and usually where "oversizing" to meet City-Wide or regional needs is necessary. If it is not possible or practical to construct the required improvement at the time of construction of the • development, it may be possible to satisfy the applicable criteria by requiring a nonremonstrance agreement for the future formation of a Local Improvement District (LID) . Other methods may be possible as well; however, if it is not possible to construct the improvement at the time of construction, at the developer's expense, any alternative 4 will need to be determined case-by-case. kJ 83360 'A