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Agenda Packet - 1992-01-20
; '':',' \ 1•\ ' , I LAKE OSWEGO >r ,° ` PLANNING DEPT. FILES .:-1:,,l,•::::,1,:.:;,:,f,,*,-* Development Review Board Agendas 1992 Y•' a x el l,)CA Y" t- �i 1,4)(7 ;� `I_ r-. 4# r Y 8'dk' 4' P -;,I :e l Y. 1 • r 1 t. • r W. S '''',"A,'',-" l4.i, 1 .I 1 ' I / ', ,6. ;(, �� :II `` ,1 1'...4 ',� },- , r r7 •.�. o , ii,' • ,• ry J .1 ly. • t f3A ^b I •` 1.. j 1 i' 'I') t +Y r F IX,• h N 5 k x I+'; I�Fz :) AGENDA CITY OF LAKE OSWEGO DEVELOPMENT REVIEW HOARD VRD '- e' •yi: ,�`, CITY COUNCIL CHAMBERS,CITY HALL,380 'A' AVENC 1 Monday,January 20, 1992 Ylt tv j . 7 X 7:30 P.M. '' ?r. I• CALL TO ORDER Agenda hook ,//ir 1. E• ROLL CALL ' III. APPROVA L OF MINUTES February 20, 1991 y } July 15, 1991 August 5, 1991 September 4, 1991 December 9, 1991 u 1` cl October 7, 1991 IV. PETITIONS AND COMMUNICATIONS 1 V 1 V. PUBLIC HEARING T! �9.1, a request by Ingrim\Mills Architects, existing building to add an elevator. The site is located at 1 approvalth State modify the roof line of an3000 of Tax Map 2 1E 10AA). Staff coordinator is t- • m Street(Tax Lots 2900& 3 , a request by GSL Properties, Inc, for approval to develop a 360—unit multifamil � ' . . apartment complex. The site is located north of Kruse Way, south of Parkview Drive, east of y Westlake Meadows Apartments, and west of the proposed Baptist Church (Tax Lot 100 1E 6), Staff coordinator is iJattiid Pi, hvaie. Deve9 of Tax Map 2 -- --_.�. S?.m�ent Review Planng,r, VI. GENERAL PLANNING VE• OTHER BUSINESS—Findings, Conclusions and Order SD 25-91/VAR 19-91/DR 12-91-924—Consulting Engineering Services AP 91-7/AP 91-8-928—Warner& Wood PD 4-91/SD 17-91-929—Century 21 Properties, Inc. �-, , VI11. ADJOURNMENT 1 f. The Lake Oswego Development Review Board,welcomes 4 • •.. Il•• 1 ,come and go as you please, your interest in these agenda items. Feel free to ill ,. ) • K • 1 it .. r ,•••, . '4,' ' I'', - t ' :'W ! 4.- R ,, _ } � M t / 1 ¢ r'Ai V ryUr • 4 ,G',,,1, i TZB Members; Slaif; �' ' *1.' " Robert H.Foster,Chair Tom Coffee,Planning Director ''�, r '" Skip Stanaway,Vicc-Chair Robert Galante,Senior Planner ^' '"goi• .1' James A.Bloomer Ron Bunch,Seior Planner •' Robert D.Greaves Hamid Pishvaie,Dcv.Review Planner Ginger Remy Catherine Clark,Associate Planner Harry N.Starr Jane Heisler,Associate Planner Norman J.Sievert Barbara Smolak,Associate Planner • Michael R.Wheeler,Associate Planner 1 Cindy Phillips,T)eputy City Attorney Barbara Anderson, DRB Secretary 'Cathy Avery,PC Secretary • .. 1 • • j i II ,♦ .,'\ 411) , ., . , . , , AI t • • 9 f r j. ��e j L .+ • - �r\-i�`' Y" ,)',i,'! S 9 yr/t..' , I e • r '�1.� t• • 1 +r ho. P 4 STAFF REPORT CLAKE . , .,. ., , PLANNING DIVISI 1, 1 ' +t APP .Tc`A APT. Ingrim`Mills Architects,P.C. DR 16-91 f Off. U.S. B ancorp—Real Estate Mgmt, Div. Robert Galante iGAL D .sc�R yi � �PnRT • . r � Lot 2900&3000 of ran Map 2 1E 10AA airy 10, 1992 \' `' LQCATIU�: DA7CEE OF HRA u rnrr:+ 1 ` 120 North State Street January 20, 1992 �4?MP PLAN DF4I TN��'*•,�,, a' Lakewood GC\EC EC • I. APPLICANT'S RE O 1F$T The applicant is requesting approval to m° 'the roof--line of an existing structure to allow , ` the installation of an elevator, II. APPLICAET F Rmrr Ar,.,Ts { - . A. Impact Management Policies Energy Conservation Policies Commercial Land Use Policies \B, � If�tke OCwPnp ' , �nnlpp • , . LOC 48.300-48,305 Commercial Districts LOC 48.310 Site Development Limitations A. t Y` DR 16-91 Page 1 of 3 '' a ' C. City.of Lake Oswego Development Ordinance: LOC 49.090(4.a.)( ) Applicability of Development Standards LOC 49.300-49.335 ,;� �: " Major Development Pro edures LOC 49.615 Criteria for Approval LOC 49.620 Conditional Approval V i D. City of Lake Oswego Development Standards: ' d� 2.005—2.040 Building Design M. FINDINGS t A. Backgmund: 1. The subject building is the former Whaler Restaurant (Tax Lots 2900 and 3000 of Tax Map 2 lE 10AA), located at 120 North State Street. U.S. Bancorp purchased the building with the intent of renovating the existing structure into a branch bank. • No net additional building area is being proposed. q- 2. Building permit#91-0771 was issued and construction was begun this past July. "° Certain exterior modifications were allowed as described in the applicant's narrative (Exhibit 2). 3. No site work is proposed. a 4. B. Compliance wteria for Approval; 1. City of Lake Oswego Comprehensive Plan: The applicant's narrative adequately addresses Comprehensive Plan requirements regarding Impact Management Policies, Energy Conservation Policies and Commercial Land Use Policies. 2. City of Lake Oswego Zoning Ordinance: a. LOC 48.300—48.305—Commercial Distt'icts (EC) The bank use is an allowed use in the zone. No changes to this use are proposed. 3. City of Lake Oswego Development Ordinance: a. LOC 49.090(4.a.)—Applicability of Development Stand ards dards A change to the exterior of a structure which requires a building permit and does not f involve the expansion of the use nor increase the square footage of the structure must only conform to the Building Design Standard, This standard is addressed in t • section 4 of this report. b. LOC 49.300—49,335—Major Development Procedures Specific application requirements necessary to demonstrate compliance with the applicable criteria for approval are addressed in those sections of this report and in , the applicant's written narrative (Exhibit 2), Application materials submitted are ,. listed as exhibits at the end of this report. 1; } a 'I' DR 16-91 #. Page 2 of 3 v , A Y I y: 4. City of Lake Oswego Development Standards: The applicant's written narrative (Exhibit 2) demonstrates compliance with the criteria listed in the Building Design Standard, As described above, no other " standards need be applied to the review. However since the proposed development is classified as "major development", a public hearing is required. •.•"`'{ Staff finds no conflict with the Building DesignStand ' IV. CONCLUSION „1," The applicant has demonstrated that the proposal complies with the applicable criteria, 1 y I RECO off+ The staff recommends approval of DR 16-91. EXHIBITS 1, Tart Map • 2. Applicant's Written Narrative 3. Site Plan As—Built 4. Site Plan Amended -°' 5. Landscape Plan As—Built i, :, 6. Floor Plans, 6 pp, • 7. Elevation—Existing(East) 8. Elevation—Existing(North) 9, Elevation—Existing(West) 10. Elevation—Building Permit As—Built(East) 11. Elevation—Building Permit As—Built(North) 12. Elevation—Building Permit As—Built(West) b: 13. Elevation—Proposed (East) 14. Elevation—Proposed (North) 15. Elevation—Proposed(West) 16. Elevation—Proposed (Partial—West) m • O } t . 4 • Y' a11, DR 16-91 Y Page 3 of 3 w it`. . -.. .1 a I • �-- I 0 :.-V �s� 02iA 3200Af ,a,�Jw J 14° ,Qh f /PC -: ..tit.., ., 0:1":„... , ____„...4„........„,..., end 4. ' 1X ' • Ao i�00 �— •gyAC ,� , �tp.2', L ...... ..„,1". •,..... I i 1 a µ +►,-' a4s' a b ,Nr/ 1 1► st 39 r, .,. ei ry ''82y It 7 ! A�hc, M o tolorr • Y'`83 r "�'.r r 1. 4 L.0; :le 8 2 ' .0;0".. `• y p� VISA b ^o,aiAc. : \ �j3 i 4. - 8 vJ /I 01 p• �• 1E 1� p6�' o , a r.rr, a /; l ` QN 2 0 I ; ^ 4 001 4100 Pat.,"ear.0. • 0.19A . 1•604c, ��' '30° 9 3 • ,. .. 27 8 e 41 �, �� I 00 00 //7 ka34 0•0/Ac, C; d ,� .. , . t 11 , i Vw rA�'•i•. F r �i r•• . 2 tip. 4 1 It "V 6�►y✓ a '� ti y .,, ► • ' ^'+M • 6 V, boo 'it'r.Or �( k\e. ;0 oe ; �i \▪ •' \ �aOOO K 1 R lC N A a c 5 l> o p .. . ,I J .� Dom^ 6 �0 r �• :a IOT '�� �,r,`' � ,• � 'P �,r, „, r :a ' 'r'i2T i' "A' r1' • , 0 oT. �\ ;SSA`'/ �;nt ; of ti " ` '\1/4• `a� ' �\� iik (VAC L b - 4.'40 , . r \ � C.)r + • , ° 4 . ' eal , \i,..\\.) 0,c tit' . • . g,,..„." , ,„..ie.%k 1 ry • 4 , 4,. . , • as ,, . y .,.. ' r U.S. BANCORP BRANCH BANK REQUEST FOR DEVELOPMENT REVIEW APPROVAL Novembe r 22, 1991 0 P_ RO.TE['T TN�r>>o�;A2.Ti"" 1. �C"NiPIi 4. ` ` z'` OWNER: `. 0.'• 1 U.S. Bank Real Estate Management Division 111 S.W. Fifth Avenue, Suite 355 Portland, CONTACT: PeterPeter H. Roble' • APPLICANT; ., • r Inprim/Mills Architects, P.C. ti 15055 S.W, Sequoia Parkway, Suite 170 Portland, Oregon 97224 1 CONTACT; Richard Bambam LEGAL DESCRIPTION: Tax MapR2IEIOAA ' Lot #2900 AND #3000 1 � PROPERTY ADDRESS: 120 North S tale Street .. 1 Lake Oswego, Oregon 20NING; EC - East End General Commercial NEIGHBORHOOD ASSOCIATION; Lakewood • PRO "CT TAM; } ARCHITECTS; Ingrim/Mills Architects, P.C. STRUCTURAL, CONSUL'I'ArIT5; J,G, Pierson, Inc, y .' LANDSCAPE ARCHITECTS; • Andrew Vincent Associates ,1 • 0 , a EXHIBIT i ._ ° D(a,•.ICc-R 1 • • 1 •!� f 1 ',''''....: } ,. U.S. BANCORP-BRANCH BANK i ° REQUEST FOR DEVELOPMENT REVIEW APPROVAL TABLE OF CONTENTS r SECTION 1. I. Project Introduction and Request II, Compliance with Zoning Code Standards III. Compliance with Comprehensive Plan Standards IV, Compliance with Development Ordinance Building Design Sta..dards V, Summary of Neighborhood Meetings ` ` VI. Letters from Meeting Attendees SECTION 2 Figure 1 - Site Plan--Building Permit As-guilt • Figure 2 - Site Plan—Proposed Figure 3 - Landscape Plan—Building Permit As-l;,uilt Figure 4 - First Floor Plan—Existing/Demel tit.:z Figure 5 - Second Floor Plan—Existing/Demolition Figure 6 - First Floor Plan—Building Permit As-built Figure 7 - Second Floor Plan--Building Permit As-built Figure 8 - First Floor Plan—Amended Figure 9 - Second Floor Plan—Amended , Figure 10 - State Street (East) Elevation—Existing Figure 11 - Parking Lot (North) Elevation. •Existing Figure 12 - Lake (West) Elevation--Existing Figure 13 - State Street (East) Elevation—Building Permit As-built Figure 14 - Parking Lot (North) Elevation—Building Permit As-built Figure 15 - Lake (West) Elevation—Building Permit As-built Figure 16 - State Street (East) Elevation—Amended/Proposed Figure 17 - Parking Lot (North) Elevation--Amended/Proposed 4 Figure 18 - Lake (West) Elevation—Amended/Proposed .� Figure 19 - Partial Lake (West) Elevation—Amended/Proposed t "' SECTION 3 I. Documentation of Compliance with Neighborhood Meeting Requirements :� Y • . • ' 9. _ q�r1,i F /Y ;�IiM ♦ .� + ., ' r .. '�,:- � t ••:\ r - ..1 ..�' .. ., j nl L • I. PROJECT INTRODUCTION AND REQUEST ' The subject building is the former Whaler Restaurant (Tax map #R21 k.10AA, Lot 2900 and 3000), • located at 120 North State Street. U.S. Bancorp purchased the building with the intent of renovating the existing structure into a Branch Bank. No net additional building area is being • proposed. �•« Building Permit #91-0771 was issued and construction was begun this past July. Certain exterior modifications were allowed based on consultations with the City of Lake Oswego Planning Department. During the construction phase, the Federal Government passed the Americans with Disabilities Act (ADA) which basically states that all areas of buildings be accessible to the handicapped. The , result of this act was the need to provide an elevator to the building. The location of the shaft is t • • to be where an existing egress stair had been and the stair has been relocated on the exterior of ` • the building. The reason for this submission is because the Lake Oswego Planning Department couldn't, at the staff level, approve of the proposed handling of the elevator override and roof and its relationship with the building as it had been previously approved. We are requesting that the Review Board look favorably upon and grant approval of the elevator , override and its roofing design as proposed. �• II. COMPLIANCE WITH ZONING CODE STANDARDS • Zone EC (East End General Commercial) Use is allowed in this Zone • Lot Coverage None Not applicable Setbacks -- Not applicable Height of structure 60 ft. 32'-6" tom sidewalk to top of elevator cap FAR .25 Not applicable III. COMPLIANCE WITH CC '-''REHENSIVE PLAN STANDARDS } .f IMPACT MANAGEMENT POLIO ;.`F• "II, The City will evaluate zoning and development proposals comprehensively for their impacts i'^ on the community requiring the developer to provide appropriate solutions before approval I y' is granted." The potential impact on the community will be mitigated by imposing appropriate conditions of approval on this development. • "III. The City will require new development to pay an equitable share of the costs of public facilities, particularly sewer, water, drainage, open space and streets or traffic ,+ improvements," • This clause is not applicable, being that the project is a renovation of an existing building. I . vl x , y , Y , • l � 'R • . t." ENERGY CONSERVATION POLICY 0 .,,,, ., .. .. . . . . "II The City will encourage energy conservation through land use planning and site and I' building design review." t \ Being that this project is a renovation of an existing building, energy conservation through 1< land use planning and site design are not applicable. Energy conservation through buil�'ing . is ': design is attained by employing energy efficient fluorescent lighting throughout and ,',t, ' insulating the walls and ceilings with an 'R" valve which meets or exceeds the Uniform ;,,',1 • Building Code requirements for commercial uses. f'. COMMERCIAL LAND USE POLICIES "Objective: To encourage development of commercial facilities adequate to satisfy community needs and to focus social interaction and community identity in conjunction with those ti r commercial facilities." Just by having the U.S, Bank as the owner and operator of this location is a stimulus to .. the commercial facilities in the immediate area. The Bank is a first class long-term '. member of the Oregon community. To have them represented in the Lakewood Neighborhood of Lake Oswego can only enhance it. In addition, within the Bank building, the Bank has provided for community use, a large ground level Community Room which .\ :• ', has its own exterior, handicapped accessible entrance which will be available for the use of the surrounding community. j "I, IV. COMPLIANCE WITH DEVELOPMENT ORDINANCE BUILDING DESIGN STANDARDS 2.020 Standards for Approval ;N 1. Buildings shall be designed and located to complement and preserve existing buildings, ' streets and paths, bridges and other elements of the built environment. rt.\ a. Design buildings to be complementary in appearance to adjacent structures of good design with regard to: i. Materials ii. Setbacks (for retail/commercial part specifically) iii. Roof lines iv. Height v. Overall proportions • d. Design those elements listed below to be complementary in appearance to those buildings or structures upon which they are located Windows Mailboxes Doors Mechanical Equipment • Downspouts Vents Utility Connections and Meters Stairs k I p• Chimneys Decks and Railings . ,r, Lights Weather vane;t, aerials, and other Signs appendages attached to the roof or `,. • Awnings projecting as ove the roof line. ' Foundations •'a e. Design awnings, signs, and lights at a specific height to define the first floor or ' retail cornice height. e i f. Use trees and other natural elements to help define building proportion .. relationships and to provide scale to the structure as a whole. h. Screen mechanical equipment from view, or place in locations where they will ,, , generally not be visible. k y ' 1A' • . 3. Buildings shall be designed to minimize the personal security ris14,s of users and to minimize the opportunities for vandalism and theft, Building hardware that `, discourages ',arced entry and provides approved egress capability shall be used, 5. Building shall be designed and constructed with roof angles, overhangs, fleshings, and gutters that direct water away from the structure. The concept of the exterior design of this renovation was one of respect of the existing structure, •1A • " Any modifications were kept to a minimum and were done either as a proper solution to correct a ',,a pre-existing maintenance issue or were required as a response to the new and different function j` being inserted into the existing building. No new wall materials were Introduced. The new Ye, t elements which were added were studied for their compatibility with the existing structure and r.,^. , are basically elements which are already found in the existing building. It was the intention of the 4 Architects and the Owner to "tread lightly" on the. existing building and to rot in its character + while introducing and integrating the corporate identity of the Owner with it, u The road which led to the final set of contract documents which were issued to the City for a building permit was a complicated one. The design process was a long and drawn out affair, ;� The architects worked with the Lake Oswego Planning Department through this process and would present to the staff member the proposals for any exterior modifications when such modifications were required and seemed appropriate. 4 Each of the following exterior modifications were reviewed and approved of prior to the issuance • of the permit sot. Building permit #91-0771 was granted and construction began. �;ry i; ° New roofing membranes on both roof levels The existing were leaking and in very poor condition. We also increased the slope of the roof because the existing roof was , ,:', ponding quite extensively (Figure 5), * Due to the increased slope of the second floor roof, the existing parapet had to be ei • ' • raised by 1'-4" (Figures 13,14,15), : * Rebuilding the lake-facing (Western) 2nd floor exterior wall with new punched windows and doors, This was required due to the new functions being incorporated into the 2nd floor layout and for major structural concerns which would arise by retaining this masonry wall while attempting to support it with an extremely substantial steel beam • .ee.-.,. below (Figure 15), * Removing glued on muntins from existing second floor windows, They are fake, , obstructed view and looked very tacky (Figures 10,11,13,14), ` • - * Removal of existing mansard roof at the one story Western portion of the building. The mansard at this location were poorly constructed and was leaking. It also disrupted the • view of the lake for the new functions being located on the second floor and its reason - „„;; , for being there in the first plat •'--to screen rooftop mechanical units--is mute because - ,, ,' ' they are bung relocated (Figures 11,12,14,15). * All existing rooftop mechanical equipment Is being removed from the first floor roof area a h and are being relocated on the second floor roof. This was done to physically remove ""r any possibe direct sound tranernlesion (due to adjacency) from these units to the major . , ground floor public areas of the building. .'.` * The roof tiles on the existing first floor mansard roof are to be removed and replaced with a painted standing seam metal roof, The paint is the same dark blue color in which the trim is finished, 'The tiles were In poor condition--many were broken, some were missing and a great deal of moss was growing on them, If we wanted to repair . r the existing tiles, they would not match, they would look "patched" and they would be ,,t ' , a major maintenance issue. Having a blue painted metal roof is common to this neighborhood and it aso conforms to the Bank's corporate design' standard (Figures • �• 10,11,13,14). • , ' a 4 = ., • A new roof element conforming to the 1st floor mansard roof is added between the two $ ' existing first floor pavilions. This provides a covered walk from the State Street ", 1 ;= sidewalk to the Bank entry for the protection and convenience of the Bank's pedestrian customers (Figure 14;t. 1, }• E Y.'r, * A continuous, custom formed, painted metal gutter (with several downspouts) is added to the first floor mansard to protect passersby from dripping eaves while walking on the sidewalk and around the pavilions and entry. The shape of the gutter conforms (as closely as practicable) to the shape of the existing wood trim, The downspouts are M1' directly connected to an underground storm drainage system. The gutters and downspouts are painted in the dark blue trim color (Figures 13,14), ;.,f 1 * Fill in the doorway on first floor at the midway point of State Street elevation with wood siding to match existing and add to the planter to make It continuous, to make it look as if no door has ever existed. The door does not fit the now function (Figures 10,13). °� * Add new 7'-2" high by 13'-4" long storefront below the new mansard section between ` the two pavilions, This is to provide vision to and from the now Interior location of the i ATM's. This is a personal security issue of which the bank foals very strongly in providing, An existing planter is being removed in order to provide this feature (Figures 4,6,14), '41 * Remove existing entry vestibule from within the arches of the entry pavilion to create a covered exterior entrance canopy, The vestibule will be made an internal element, This new vestibule will now provide access to the adjacent ATM Room (Figures 4,6,14). �. " Remove existing canvas awning from 1st floor elevation facing the lake. This is to be •' ' • • 01 replaced with new blue acrylic coated awning of similar design and scale, A U.S. Bank logo is included on the valance (Figures 12,15), * Provide two new 10'-0" wide x 10'-0" high arched openings on the North side of the — one story portion of the building to match the arched openings on the lake side A elevation, These were added to provide light to new bank functions at these locations " (Figures 4,6,11,14), , '.4 . • " New doors were inserted into the existing arched windows on the West elevation of the R Y one story portion of the building and existing doors were replaced with glass, These provide egress from the building which works with the new layout of the bank interior (Figures 4,6,12,15). * The existing discontinuous dock guardrail shall be removed and replaced with a new continuous 3'-6" high aluminum guardrail, Since the bank is not encouraging boaters to dock, there Is no need to provide access to the water--a code compliant guardrail is required (Figures 4,6,12,15). 4 * The existing 7'-0" high wood security screen wall at North end of concrete dock, which provides to dock security from the parking lot, has been removed, A 6'-10" high •'' aluminum pickett fence with a 3'-0" wide egress gate shall replace the existing screen , wall and shall be located at the end of the building at the North end of the dock, The remaining section of dock shall be incorporated into a public seating area (Figures 12,14), * The existing wood dock attached to the concrete dock is to be removed, Since the bank is not encouraging boats to actually dock, the wood dock Is not needed or wanted (Figure 4), r°'+, * The existing chain link fence along the seawall adjacent to the parking lot is to be 1 removed and replaced with a new 4'-3" aluminum guardrail, The existing was unsightly and locationin need f replla jmj g t The new guardrail will discourage public use of the lake at r, w ,vocii, 4. • 1t • tc. . I '' N d bY'Y,,' f " The existing "sinkhole" which had been located adjacent ` concrete dock at the southwestern corner of the parking lot hasFbeenrcco rec of the concrete sea/retainingwall with backfill behind has been added 1,11). Anew l", �I (Figures 1,11). •, ., * A brick and concrete seat/plantar has been added where the new backfill at the original sinkhole location, The adjacent paving is to be concrete the existing dock in finish and elevation. This is for the enjoyment has been to view the lake (Figure 1), to match J Yment of anyone wanting,, * y ��, The two existing parking lot light poles which were mounted on 2'-6" high, diameter concrete pole bases have been removed and replaced with one e 1 a l located aluminum dual armed light pole with a 150w high pressure sodium fixture on each. Light is shielded from shiningn centrally • cut-off light desired by the Lake Oswego Corporation (Figure intothe lake by Its inset design as * The existing pylon sign,is to be replaced with a new sign and mounted at a height of 18 feet (Figure 1)♦ t * New landscaping has been incorpor.\lted and integrated with the existing materials which have been saved and pruned. The location of the new la been proposed at locations which enhance the facades and the natural beauty of the t Bank's lakeside location, Great care was taken to not place tall plantingsaround have entrance of the bank and parking lot which may create securitys the - problems (Figure 3), ` .phase, previouslystated, ensuring conservative interpretation of the act, The result, among other things not relevant to thissub miss n, was of to incorporate an elevator into the building, and orthodox • this submission, to W Unfortunately , construction had already begun and without a major • 4,• location of the elevator were limited, The only Iocatioi redesign the choices for the interior egress stair located at the northwestern part of the building-- toadjacent The egress stair would then be relocated ,available was at the location of existing r vestibule, g adjacent dI the entrance (Figures 6,7,8,9), to r,he exterior of the building The architects commenced work with the Bank and the Lake Oswego Planning how the elevator and exterior egress stair should be designed and integrated Into the ♦ solution (arrived at after numerous meetings with both par.t�ies) was onlya Department on the City at the staff level, project. The ' partially acceptable to • The exact position of the elevator was to be as close to the existing exterior so as not to be wasteful of the interior square footage and interfere with the 6a �r functions, The facts are that the location of the shaft is on the existingwall as practicable • required height of the elevator override is above the height of the parapetBank's Internal approved by the City, The result is that the wall is being raised at exterior wall and the , addition, included in our proposal a sloped metal standing seam roof to terminate thes e t this location, W® have, In • `• be painted with the same color as all the other metal roofs, shaft capo is similar in design to the roofs previouslyapprovedeThe r�ttsultant design of the roof is ties this added element visually to the u building composition (Fistreegures entrance 17, pavilions and thus About this same time, because of a bidder designed mechanical s 17�18,1�) floor west (lake) facing and than anticipated parapet r pe t had rkttobbet from the inches, system, the height of the second do It largerin such a manner tht it ductwork remain a routed tight, This was roofto allow the for first floor a second floor to first floor and for the shaft, the raised parapet of the west elevation will die into it. The west parapet from the original height will notght Being that we are proposing a tall element this raised western parapet, the rooftop eth perceivablec units arecvUs�1 of the shaft, o As af �beneht fit the 1;µ.` view, Thus these two elements are three dimensionally and functionally linked en from e (Figures 17,18,19), +• 1 t �r' i I J. The Planning Department approved the egress stair location as well as the stair and hand/guard rail design, The wall surfaces are built and finished similar to the adjacent plaster surfaces. The hand/guard rails are similar material, design and color to the previouslyapproved , t (Figure 17). g terrace guard rail s u - The item which couldn't be given a shaft. The Planning Department has ( thus referred this is the dmatter et be heard)byothefDesigneReview Board (DRB), if the Bank desires to pursue with the design as proposed, rf J t y The Building Department has given the contractor the permission to proceed with those areas with t which the Planning Department has approved and have been regularly provided inspections, They have also stated that the contractor can proceed with buildingthe area which Is not approvedet ..• by Planning, However, they stand the ris of having to remove it if the design is not approved y the Design Review Board, The contractor, byapproval Architects, has built the shaft to a point at wic thesecond f oor�roof can be at the direction waterproofed a Y the rest of the job can proceed on schedule, P and r .r V. SUMMARY OF NEIGHBORHOOD MEETINGS S. r+: Two separate meetings were held with the neighborhood association and the neighboring property,' owners within 300 feet of our project. ' In attempting to obtain a satisfactory representation from his association, the chairperson, Mr. John Hahn was repeatedly frustrated in this endeavor, In the end, Mr. Hahn agreed to represent his neighborhood association himself, This meeting occurred on October 23, 1991, at the architect's office, between Mr. Hahn and Mr, Bambam, The meeting for the neighboring property p Y owners was scheduled on October 24, 1991, at the , Lakewood Center, To make the presentation for those attending were Mr. E. Daniel Ingram and Mr, Richard Bambam, representatives from the architects, and Mr, Daniel Green, representative from the U.S. Bank, Only one person arrived, that being Mr. Donald Burdick, a representative from the Lake Oswego Corporation. yl ri VI, LETTERS FROM NEIGHBORHOOD MEETING ATTENDEES ::1: r '. y. .L: L+ J p • J J 4 • 1, J r , f , il R . t t r 11 t f./ .t"�.��K vb� r r.0 ✓, ; r.. �4}r A r • n > r L yltYx a } 1 4, . . T f'f " } 11 L ' . •t .'� .it,. al p rya 0 J 0 Lake 700 c A .... �A z , ` •4';' r` ;= OswegoP.O. Box 203 Avenue �. h ...': CORPORATION �.j® Lake Oswego, Oregon 970 4 ° V t�(- `®N (503)636-1422 t , �, i, Mr, Robert Galante tr October 25 , 1991 kai Senior Planner City of Lake Oswego ; ` P. O . Box 369 d ¢:,` Lake Oswego , Oregon 97034 r • Re; US Bank design modific ation to accommodate elevator ` Dear Mr, Galante; alteration and exterior , ° ti Representatives of Lake Representatives meetingtati hosted byLake Oswego Corporation attended the October 24 , We ,rim MillsMi1 Architects , y °:' preliminary Bank reviewedds theto y designs for {' Street Building. now include in its renovation Passenger elevator which atian of the 120 North us ��� We supportState the application soon p tot obtain to the City of Lake Oswego which US Bank ,.. ,... .:.' soon file necessary permits nk will • Our experience with US Bank related this added reconstruction of the building to ourto their ,. positively has been excellent owners . It is to suggestions and to everyThey have responded providewn a their additional credit they now are f lakefrontn passenger elevator which will allow handicap Property • all areas within thewishing to building, accessibility to We concur with the thenthe iwn ofa architect ' s opinion that design will retain the samepe blue capover the elevator shaft . The enhancedwi with color and slope treatment elsewhere on an otherwise difficulthe roof will P as the externali mansard It is interesting building design . elsewhere to note the • around the lake on several private blue roof color End commercial structures , is reflected • private homes and tono several East A Perhaps the more "village While it is too early .•. of a design more "village like" design to determine a trend, and roof color is would welcome the beginning It is our desire the along our shores , application of Us Bank be approved A ' as submitted.Your consideration of our supportis aPpreciatod,Vpr- truly yours , '\rl .M' Roger May . 4110 President cc: Richard Bambara Daniel L . t3reeri � ProjectArchitect = us Bank '• } a 1 rVYi i�tr" J . I• ' } '' iR ,dk{Y 1' "h'. 1•'•r...fy.:.M•* , -✓F 41i p'.e ' �. - H ` • t , ,•' r t y .` .Y. .. r ' _ .,� i t• '.Y} t5`'Yy!i /. • fix'!f, •i'.' ," `1; ,x LAKEWOOD , Thursday, Oct. 31, 1991 ikT- NEIGHBORHOOD Mr. Robert Gilante f; ". ' Senior Planner • City of Lake Oswego t • P.O. Box 369 SSOCLATION Lake Oswego, OR 97034 �� uq,� ^i Dear Mr, Gilante: I recently met with project architect Richard Bambam of Ingrim Mills Architects r to discuss the roof over the proposed elavator shaft to be constructed on the U.S. Bank building branch located on State Street in Lake Oswego. b After reviewing the specifications and the plans, it looks very good and we support the architects and the builders. All of the plans seem to blend in nicely with the existing structure and we see no problems in design . '.as': We commend U.S. Bank and the architects for their continued interest in the neighborhood and believe they will be a viable and supportive member of the Lakewood Neighborhood Association. ti Thank you for your cooperation and consideration in this matter. +f incerely,, John F. Hahn, Chair ", \- --Lakewood Neighborhood Assn. " CC . 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'''.''/•'' • ,.• ,'=.r 44 . .,•.. .• •* • .•' ''', ..• I . *. ,. • •1 .4.• . ,.., ••. 4616, : .. — _ ..''''= . I,' . .• ------ - 4 ' '*•• II 1 —1 I . , . • ., .. • •'. ' •' ' LI 1 . . . . '4, . ,,,,4,••,. , , • . . '• '. -i•— 1 I 1 ' I I , - , -•• .., * , * • ,. . ,. ., •• ..• 4 ' . , • *. •, tOIGAD•11/06113,IL i.. . . • •••••...'1. '• " °• : ' 0 ........... . i° G•''. 1 f ' •• ••• __,.. •6-- 03 • a. . *—t) ..II .... . . • ' • 1' 1 E '19 — PARTIAL LAKE • ( WEST ) ELOATION / AMENI) EI) & ... ..1 ,, . . . • ,, • a • a • 4 a ; r ;A • ff 1n ' 9' �,, STAFF REPORT r t ` ,Y • t �, • . I ',..:,... . ':',- '•� J•, •.•' ." CITY OF LAKE r'...„. �1 PLANNING DIVISION--- --_ :a s l: APPLICANT; FILE NQ,: . GSL Properties,In;.,. DR I5-91/PD 6-91 s • PROPERTY v , EB: STAFF: Corporation of the President of the Church of Hamid Pishvaie ° ' r.. Jesus Christ of Latter Day Saints i.B T i.D .S C�RIPTI(3N. RATE OF REPORT: January 10, 1992 Southern half of Tax Lot 100 of Tax Map 6 and Index DATE OF HEARING: 0 w LOCATION: January 20, 1992 North of Kruse Way, South of Parkview NEIGHBORHOOD ASSOCIATION; Drive, east of Westlake Drive and east of Carman Drive Westlake .( ,MP.PLAN DESIGNATION: ZONING DESIGNATION: ' ' ; R-5 R-5 p L APPLICANT'S REQUEST t; f ' , The applicant is requesting approval of a 352—unit multi—family housing project. IL APPL ABL.F.RF.ci iT A T1oNs A, City of Lake Oswego Comprehensive Plnn: i r Urban Service Boundary Policies , %' " Impact Management Policies rI. Wildlife Management Policies Weak Foundation Soils Policies Wetland Policies i w Stream Corridor Policies • Social Resources Policies DR 15-91/PD 6-91 Page 1 of 15 I �,Lj au 4 ' ,4, • 4 v o V+ dl •ea e 1, ,o • ` Residential Density & Site Design Policies Po ' Transportation Policies t• B. ' ke 0- Sign Qrftina LOC Chapter 47 Sings C. +r' LOC q � 48.120-48.1 SS LOC 48.760 R-5 Zone Description f ; LOC 48.810 Quasi-Judicial Amendments to the Map t ` LOC 48.815 Quasi-Judicial Evidentially Hearings LOC 48.530 Clearance Criteria for Approval ncroval arance 3 D. C1t3',�f.Lake Osw4ao D . .!.. �-s.ir+IIII_t Qr_inanrP. LOC 49.300-49.335 y ' •LOC 49.615 Major Development Procedures r LOC 49.620 Criteria for Approve Conditional Approvals r E. C1t�' ake- Osw�go unAnde 2.005 2.040 3.005-3.040 Building Design 4.005-4.020 Stream Corridors 5.005_5,040 Wetlands • 6.005-6,040 Street Lights 7.005-7.040 Transit System 8.005-8.040 Parking&Loading 9.005-9.040 Park&Open Space 10.005-10.•40 Lan s aping, Screening&Buffering 11.005-11.04-0 13 5-13.0441 Drainage for Major Development 14.005-14.040 Weak Foundation Soils 16.005-16.040 Utilities 18.005-18.040 Hillside Protection &Erosion Control • 19.005-19.040 Access ' 20.005 20,040 Site Circulation- Site Circulation-Bikeways/Pathways s/Pats/Driveways F. �' of i a kP r,�.,,o Y thways r a LOC 55.080 Criteria eria for Approval y Ordinance 1783 • ,� Order Adopting Final Development Plan and Program for Westlake PUD III, i r .r Fb r., sti A . 1. The site is 20.82 arms in size and is vacant, with 14, of field • , primary slopes en consisting grasses and one apple tree over 8" in diameter. It slopes gently from s-. d DR 15-91/PD 6-91 < Page 2 of 15 y, Ar k,fir• - . ' ' . .. ? �_ •• R. .. . ,• •• . . :, .• ' . f 1 north to south at approximately 4% grade,Exhibit 10. There are several small ,i wetland areas on the site,including a narrow, man—made ditch constructed for • 0prior agricultural uses along the west property line,Exhibits 9, 32-34 and 49, tf jx • ,� 2. The surrounding land uses are as follows: c ..,..,..,, .., .., . . -North: Single—family Phase 4 (The Meadows) —Northwest: Wetland Tract "I" in the Phase 4, above —South: Pedestrian/bicycle path along Kruse Way, Vacant Commercial Land(across Kruse Way—Remaining Kruse Family Farm) —East: Lake Baptist Church (currently under construction) y L —West: Westlake Meadows Apartments 1 tM1 3. All public utilities and services,including streets, water, sanitary sewer and r ' , .• y storm sewer are currently available to serve the site. f .• B. Background: 1. The site is designated as Multi—family Phase 3 on the Westlake Planned Unit • Development(PUD)master plan,Exhibit 3. The PUD was approved by the City Council on March 3, 1981. The site is regulated by the Westlake Final �� Development Plan and Program which was adopted by Ordinance 1783, The Final Plan and Program lists the uses allowed on the site and establishes site ;. development criteria as follows: ., —Density: 347-391 units (Exhibit 3) —Height: 45' —Setbacks: Front yard 10'; side yards to be a distance equal one half the ,.• height of the principal structure 0 —Lot Coverage: Maximum 50% Parking: 1.5 spaces per unit 2. Westlake—Phase I preliminary plat was approved in April 1981. That approval later was modified into three sub—phases, 1—A, 1—B and 1—C. Phase 1—B was `+ • later modified into Phase 1—B and 1—B2. ',: 3. A one year time extension was granted to the Phase 1 plat in May 1982, 4. On January 23, 1984, the Planning Commission approved ODPS 2-83 which involved a one year time extension to finalize the final plat for Phase 1—A, an • extension of filing time to 1987 for the remainder of Phase 1 and an extension of scheduling for the remaining PUD area to 1990. ', 5,. On November 14, 1984, the Planning Commission approved several text modifications to the final development plan and program for Westlake, That , P approval also involved changes in schedules, allowed density transfer within the • PUD, and modified the phasing locations. Some of these actions occurred to " ; allow location of the LDS Temple north of Centerpointe. 6. On April 8, 1985, the Planning Commission approved further modifications to the final development plan and program. These modifications were to allow . , t.., ,• , flexibility in lot area, dimensions and setbacks and to allow greater lot coverage in the remaining single family phases (i.e,,excluding Phase 1). ti ,. 4 DR 15-91/PD 6-91 ,` Page 3 of 15 Y ♦yl. nC r+_'.y ',i: AF .t I .. �: •�, •1• • i +, a «, r 4 0 1 '`« `�, ` +. ' Y .-i . f fir' ,/ f S i .h M.• J` jh I Y'.'4 S ' / - 1.; S r 1 µ Y 1 1 , 4 • 7. On October 6, 1989, the Development Review Board approved a minor land 4' ` f partition to divide Tax Lot 100(of Tax Map 2 lE 6)in order to create subject property. the , 8. On January 3, 1990, the Development Review Board approved a 360-unit apartment project on the site. That decision was later appear to the City , Council. On September 5, 1990, the Council decided to remand the application to the Development Review Board for further analysis of the • • °• r issues. No further action was taken on that application. traffic related �' ' '' 9. On January 13, 1992, the Planning Commission will have held a hearing anng to review a request to modify the Westlake PUD master plan and a Class II variance to LODS 18.020(3) in order to allow a limited access (right in/right out only)on Kruse Way, [PUD 3--$0(mod. 11-91)/VAR 15-91]. ` Any approval of DR 15-91/PD 6-91 will be co ntingent upon the Planning Commission's approval of[PUJD 3-80(mod. 11-91 )lVR 15-9 10. The applicant has held several neighborhood meeting:: .t.r within 300' of the site and the Westlake Neighborhood Ass Lion.neighbors who live minutes of those meetings are attached as Exhibits 44-47, anon. The ` C. c sad: The applicant is requesting approval of a 3c2-unit multi-family +consisting of four building amrly housing project, win include a mix u 1 g types in 29 buildings (all 2 story),Exhibit 11. The project -bedroom/1-bath m 1 �' 1- bedroom/1-bathroom with loft,2-bedroo �1COq�l-bathroom with den, 1- oom ts. Parking will include carports. A community building and with an outdoor of be included, t3' g with an outdoor pool' ' D. ry gQmllangi t�ith Appik b1 uidat a • As per LOC 49.615, the Development Review Board mu t consider th criteria when evaluating quasi-judicial requests: a following } 1. The burden of proof,in all r,.a, yes, is upon the applicant seeking approval. The applicant has submitted the information These documents are as exhibits which accompany required„syre report. (1}-(12), p 2. For any application to be approved,it shall first be established that the yY proposal conforms to : a. The City's Comprehensive Plan,and, Applicable policy groups are listed on page 1 of this report. The applicant's n y(Exhibit 30)provides a thorough analysis of these policies. PP narrative ' .:;. -Urbsln Service Boundary Policies: .c} Thce policies require the City to manage and phase urban growth within the Urban �, with a logical planned extension of, basic services. Specifi Poly 4, ,, Si�rnce Boundary , 5 for General s a Generaal Policy BI, states that new development shall be serviced b an "ur level of services, 'ncluding schools. This policy also states that these seiviicebree to 0 ov' `; DR 15-91/PD 6-91 Page 4 of 15 ', :.Or- 7 r r 1 1} i ' •,, .i f ,, } be available or committed prior to approval of development. Exhibit 49 (the City Council memorandum of September 18, 1990)demonstrates that the current level of ? .1 school planning and coordination between the City and School District satisfy this policy. The passage of the 17 million dollar school levy on November 7, 1989, and , construction of additional school facilities further satisfy this polity. —Impact Management Policies: ` These policies require protection of natural resources from development, 1 ' comprehensive review of development proposals, and payment of an equitable share of the costs of public improvements. The policies require assurances that distinctive areas will be preserved, soils will be protected from erosion, trees will be protected from removal, streams will be preserved and that density will be limited to achieve these results. Compliance with the applicable Development Standards reviewed below will assure conformance to these Plan policies. Conditions of approval will be imposed when necessary to assure compliance. ; —Wildlife Management Policies: r. r • •k' These policies require protection of upland habitat in the form of preserved open space, natural vegetation or foliage slopes. The related Development standards are reviewed in this report following an analysis of the applicable Plan policies. ' Weak Foundation Soils Policies: -' Y: b- y b. These policies are intended to protect development from damage caused by weak ` . foundation soils. The entire site is identified on page 43 of the Comprehensive Plan " as having a potential for moderate to severe limitations due to weak foundation soils, The applicant has submitted a preliminary sCesurface investigation report (Exhibit r proposed 39)which concludes that the site is suitable for the ro development. It should osed be noted that this study was originally performed for the earlier 360—unit apartment '. project on this site. The report also recommends that a final foundation investigation ` ' ^ be performed in order to develop final recommendations for actual site preparation : and development. 44 ' -Wetland Policies; ` . y` These policies are intended to preserve wetlands in order to safeguard the groundwater recharge system,maintain water quality and provide wildlife habitat. These policies are implemented by the Wetland Standard addressed below. -Stream Corridor Policies: f - e, These policies are intended to preserve natural resources and maintain water quality. These policies are implemented by the Stream Corridors Standard addressed below, . —Social Resources Policies: '� " • These policies require protection of features valuable to community identity andlo 1 preservation of the natural and aesthetic qualities which are the pride of residents, These policies also encourage citizen participation in the development review M :; process. As Exhibits 44--47 iliivatrate, the applicants have held four meetings with representatives of the Westlake Neighborhood Association and the neighbors, Other policies are implemented through application of specific development standards such as the Wetlands Standard. Compliance to the applicable Development Standards • . , . 0 reviewed below will assure conformance to this Plan policy. ' 1` • DR 15-91/PD 6-91 .°_ Page 5 of 15 ° r .i' • •;t.., . , -r Jn J I .r y s y , Y" ' —Residential Density& Site Design Policies: by , ,Y These policies require that density be appropriately related to site conditions. They .r ; also provide for preservation of open space and natural features,efficient streets and "- ":i r�� ' ' circulation system, safe pedestrian and bicycle circulation, buffering from adjacent ••' uses and streets, and building placement. As discussed on page 3 of this report, the *•$rl ',, original PUD approval has already assigned a density ranged of 347-391 units to this •Nr..i • site. a :T .' —Transportation Policies: • , These policies require that streets be improved as planned when demand t°equires. ! Theyalso °require that a developer be required to dedicate additional right—of—way as necessary to provide for widening. The applicants have adequately addressed these Plan policies in Exhibit 15, ° b. The applicable statutory and Code requirements and regulations including, City of Lake Oswego Sign Ordinance: Exhibit 11 illustrates the location of proposed entry monuments on Parkview Drive and Kruse Way; however,no graphics or color specifications have been provided by j ••••„ the applicant. To assure compliance with the provisions of this ordinance, the applicantspp will be required to apply for a sign:; ,tpp y permit application to the satisfaction of , r: ' 1; City of ake Owe o nning OIdrnAnrP• a. LOC 48.120-48.155 - R-5 Zone Description The Westlake PUD master planprescribes specific density range for each individual ' ` phase in the project. As Exhibit 11 illustrates, the approved density for the site is •1.r 347-391 units. The proposed density of 352 units is in compliance with the approved density. The specific site development restrictions for the sitearc listed in the final development plan and programee this report,tab illustrates, throposed development eceedsthe requirements: . A� Proposed �' —Lot Coverage 50% Maximum 41.8% (Exhibit 11) • ;,' —Height 45' 19'-28' (Exhibits 12-16) , — Setbacks: Front 10' 10' (Exhibit 11) M Sides 11,75'-11,9' (a distance 12' (Exhibit 11) equal to one half the height ' of the principal • structure, i.e,, Buildings "B" 1I; and UCU at 23'S'i and 23'10", respectively) -' •,• • FJ tl3• H '.. Ar' DR 15-91/PD 6-91 Fag.,6 of 15 1. b. LOC 48.470-48.480-Planned Development Overlay LOC 48.47(2)requires that all residential development containing 20 or more units �} • on 4 or more acres be reviewed as aplanned development The P project is bung ;;,, reviewed as a planned development, since it consists of 352 units on 20.82 acres. The site is designated as Multi-family Phase 3 on the Westlake PUD master plan • • -,a: (Exhibit 3); therefore, it is in compliance with LOC 48.475(1), The zone requirements for the site are outlined in the Westlake PUD Final Development Plan and Program and are discussed above [LOC 48.474(3)]. ;,;- c. LOC 48.530-Vision Clearance Exhibit 11 illustrates adequate vision clearance areas on Parkview Drive and Kruse �4.. Way. v i y of Lace Ocweg,�D�vPlopinent Ordinance: ' 'V , LOC 49.300-49.335 - Major Development Procedures This development review application is appropriately being processed as a major development. The applicant has submitted all the information required by subsection 1-12 of this section, The information provided can be reviewed in the exhibit section of this report. , .�1 .k C-ity of Lake Oswego Tree Cutting Ord n�nCe• :r The applicant has demonstrated compliance with this standard in Exhibits 9, 11 and 30. Any tree removal as part of the proposed grading and utility construction will a , require a tree cutting permit. As Exhibits 25 and 26 illustrate, the applicant will • « provide substantial landscaping in the project. c. City of Lake Oswego Development Standards; The site does not contain any Historic Resources or Floodplain; therefore, these . ' standards are not applicable. The applicant has provided subsintial evidence to demonstrate compliance with the } , applicable standards in Exhibits 9-43 and 48. This report will address those , ., standards which require additional discussion or where modifications to the +` •r <.'' applicant's proposals are recommended. , BuildingDesign The applicant has provided a narrative (exhibit 30) and graphic material, including a color board(Exhibits 11-20 and 48) adequately addressing the requirements of the `.. Building Design Standard. These materials address the concerns originally expressed by staff regarding the need to illustrate how the design of the proposed buildings •' relate to adjacent structures of good design and how they relate to each other, how accessory structures are complementary to the proposed buildings~ and the orientation and clustering of buildings, In order to address staff concerns, the applicant has slightly reduced the number of units from 360 to 352,eliminated 3 buildings and increased setbacks. R • r' Y'; 4 DR 15-91/PD 6-91 '°' \, Page 7 of 15 ,,•` rr +r a , r } r ,._' d. l �. 1 ;off N o '. t cw ;1. Stream Corridors—(3.005-3.040) ' \ ti The site contains one stream corridor. This is shown on the wetland impact plan ` (Exhibit 21) as a drainage ditch form Parkview Drive to Kruse Way,parallel to the westerlyproperty line.The applicant is proposingto move the stream to the west and \' . 'ral integrate it into the new wetland mitigation nd uffer zone area shown on Exhibit '' '' w" 22. The proposed wetland mitigation and buffer zone area varies in width from 50' to 120' and extends from Parkview Drive to the existing detention pond at the southwest ., corner of the site. The proposed realignment of the stream is an allowed use in LODS 3.020(4)(b), (c), t` and(d). The permitted uses include minor realignment of streams,drainage ,,„ F` improvements and open space. As Exhibit 21-24 illustrate,the wildlife habitat and .4 drainage values of the stream corridor are being protected and enhanced by the �'' proposed wetland mitigation plan and stream realignment. A stream corridor of 50'- 60' will be provided to insure compliance with the need to have a buffer zone of at least 25' on either side of the stream (following relocation). , r e ; As Exhibits 11,22 and 24 illustrate,in three areas the buildings touch the stream . '' corridor and wetland buffer edge. The use and maintenance of these buildings may detrimentally affect the stream corridor and wetland buffer alma next to the buildings. ti There should be special maintenance restrictions applicable to any work done within the wetland mitigation area. Based upon the above analysis, staff recommends that the applicant provides the ' '' x following: A ', —A wetland and stream corridor conservation easements over the proposed wetland : , ,' mitigation and buffer areas. The legal description of this easement should follow . -•; the proposed fence line and building footprint line around this area,down to the log ,,....,::..::.. :: .. t, weir above the existing detention pond,as shown on Exhibit 24. . —Special maintenance restrictions in the easement and in the covenants for the development,regarding maintenance of the building adjacent to the wetland 4 t ; , mitigation areas. Wetlands—(4.005-4.040) The existing wetlands on the site have been identified and delineated in Exhibits 9,30 and 32-34. There are .56 acres of wetland on the site. Based upon an analysis of the ` functions performed by these wetlands, none of, these areas has been identified as essential wetlands,Exhibit 49. !1, The applicant is proposing to fill approximately .32 acres of these wetlands. The proposed mitigation of this area is shown on Exhibits 22 and 24,and is addressed in a letter from John Lee dated December 24, 199i (Exhibit 35). The applicant has already filed appropriate applications with the Division of State Lands and Army Corps of Engineers (Exhibit 43). Approvals from these agencies must be obtained prior to approval of the final construction plans. After evaluating the mitigation plans and accompanying narrative (Exhibits 24 and 25), staff also finds that the designation of buffer areas is confusing, because the Ai , actual wetlands being created extend into the buffer area,but are being considered as \ wetland buffer zone. Staff finds that it would be clearer to call the entire area a ' "wetland and stream corridor conservation area" and show the actual wetland . • DR 15-91/PD 6-91 Y Page 8of15 `i . etta r boundary being created. For staff recommencedplease see conditions conditions, ' �, under stream corridors, above. • • Street Lights—(5.005-5.040) :+ There are existing street lights alongboth Par 1 'aY Drive and Kruse Way. Exhibits 29, 30 and 42 adequately address the requirements of this standard. e � f i Transit—(6.005-6.040) lk a :a ,Y- Kruse Way is a public transit corridor. The existing pathways Par Ai Kruse Way and Westlake Drive, and the future pathway Y Park-view Drive, • provide adequate P way on Carman Drive will • ' " eq pedestrian access to the existingtransit facilities at the intersections of Kruse Way with Westlake Drive and Carman Drive, in compliance with LOD • e� 6.020(1) E 5 hr ; and(2),Exhibits 2, and 11. S Parking and Loading�-(7.005-7.40) u • As Exhibits 11 and 30 illustrate, the proposed site plan provides for 720 parking spaces. This total exceeds the requirements of this standard at 620 spacs, and the "',' \ R Westlake Final Development Plan and Pro gram�' ` '• parking spaces proposed, 352 spaces will be carpo rts,and a total5of 49%will be 720 designed as eomppct spaces. 6 r Exhibit 11 also illustrates the proposed width and depth of parking stalls and the width of the cross aisles in conformance with this standard. r Park and Open Space-—(8.005-8.040) As part of the Westlake PUD approval,46 acres of open space be allocated hi the development. Of that total, 41 acres have already been pro to by Westlake Phase 1 and Centerpointe Development, as shown on Exhibit 4, The ' remainingbalance `' • m of 5 acres is required to be distributed between Lot 8 of ' , a Centerpounte plat (Multi—family Phase 1), Multi—family Phase 3 (the site), and Single ` Family Phase 2, [condition 2(e)(6)of ODS 2--84-207]. g The 1.3 acres wetland mitigation area,including wetland buffer area and landscaped • detention pond,is proposed to satisfy the required open space on the site (Multi— • family Phase 3),Exhibit 31. The remainder balance of 3.7 acres of open space wi be provided by the remaining phases as described above. P P il Landscaping,ScreeningBuffering and .—(9005— 9.040) This standard requires that the development provide 20% of net buildable area i landscaping in addition to the park and open space re n requirements. As Exhibit 11 a illustrates, the development provides 10.17 acres of the site in landscaping, exceeding ', the 3.77 acres required by this standard., g ' Exhibits 25, 26 and 30 illustrate the typical a sizeno4'trees (Autumn Applause Ash). These plans also show the overall landscape gavel. the project. The proposed conifer trees are shown to be 6' in height. Pe design of . size should range from 6' to 8', especially along Kruse Way to provide bette°posed buffering. Staff finds that additional parking lot planters are necessary to btv longrows of cars, ary yak up The wetland mitigation plan is shown on Exhibit 23. Prior to the issuance of any building permits, the applicant will be required to submit a final landscape plan showing the following information: ta; / DR 15-91/PD 6-91 Page 9 of 15 •/ `;, y ?: .; •:'14 = Y ', ,,, 1.• - 9 •h ter — Quantity and sia'e of proposed planting materials,including the wetland planting — Additional parking lot planters ' ' — An irrigation plan i Fences—(10.005-10.040) ` the applicant proposes two types of fence in the development, a grade level patio • `; fence not exceeding 6' in height, and a 4' fence around the wetland mitigation area (as required by the Department of Fish and Wildlife, and Division of States Land),in - compliance with LODS 10.020 (1). Drainage for 1VYejor Development—(11.005-11.040) jY ',U 4• ;U ;.� As Exhibits 6,27,30,40,and 41 illustrate,the site will be served by an existing • regional storm detention facility located at the southwest corner of the property. This facility was constructed by the Single—family Phase 4. y ' • M r After reviewing the above information, staff makes the following observations: —Detention: The proposed "Dry Filter Pond Forbay" is located inside the existing detention pond and would reduce its storage volume. To provide this volume elsewhere may require using steeper slopes which would be difficult to maintain. _' The applicant has not shown how and where this detention volume can be provided. s• r In addition, there are other options available to using this forbay. (See water quality below) —Water Quality: Exhibit 41 addresses water quality requirements and the phosphorus removal design formula. The proposed drainage plan (Exhibit 27) ape rs to address the City's and DEQ's water quality requiren'en's with two r exceptions pertaining to the proposed"Dry Filter Pond Forbay"; 4 s The forbay reduces the required detention capacity as discussed above. •• ` • The purpose of the forbay is to catch sediments and floating material from the , storm drain system. The forbay would require routine maintenance and cleaning. Maintenance of this facility would be difficult due to lack of adequate • • access to maintenance vehicles and the landscaping in the detention pond area. • : A preferred option to the forbay would be to provide pollution control manholes '; "_ or vaults in the storm drain system in on—site driveways. Theses manholes will be readily accessible to the maintenance vehicles. —Easements: Drainage easements will be required over the wetland and stream ' ,•. corridor areas, over the storm water detention area, and over any pollution control manholes or vaults. Weak Foundation Soils—(13,005-13.040) The applicant has provided a preliminary subsurface investigation r.port(Exhibit 39) which addresses the feasibility of the development on the site using standard spread footing foundation design. The report also recommends that a final t►valuation be performed in order to develop final recommendations for actual site preparation and . development. The applicant will be required to submit a final soils report and incorporate all future recommendations in the project,design prior to approval of final , , ti construction plans. k• h' ,Yf nit.. V DR 15-91/PD 6-91 Page 10 of 15 4. • 611 I i s f /^ . l :" •. +_,Y Ny 1 .y i 1 .i o ' r �, s. I. mr d. I' a .r :h Va Y Utilities—(14.005-14.040) ' Adequate public facilities and services,including water sanitary and storm sewer and ' streets currently are available to serve the site.Exhibits 5, 6,7, 27, 28, 30, 36, 37 and r 38. % ' ••`; Based upon analysis of the above information, staff makes the following findings: t s Y • • Water: Exhibit 28 illustrates a new line in Parkview Drive. Since Parkview is a new ' street, no road cutting will be allowed. The applicant must relocate the proposed ' Parkview connection (water) and provide calculations for minimum fire flow Y '''' requirements prior to approval of the final construction plans. %; _ Sanitary Sewer: As illustrated on Exhibit 28, the proposed layout can adequately ; serve the site. Streets: Based on a ruling by the Land Use Board of Appeals (LUBA) in Hoffman v. City of Lake Oswego, staff find that the traffic related issues were resolved by the ,e3 4 City Council in 1981 as part of the original Westlake PUD approval. The applicant ' has submitted a new traffic reports (Exhibits 36, 37 and 38) to ascertain the development's impact on surrounding street system. These reports conclude that the :., site can be developed as planned with minimal traffic—related impacts to the adjacent streets and nearby intersections. The specific findings and conclusions are list on pages 1 and 2 of Exhibit 36. The City traffic Engineer has reviewed the above information and supports their general findings and recommendations, including the need for a right—turn lane on thee. westbound approach at the intersection of Kruse Way and Westlake Drive,Exhibit 50. While the evidence suggests that the above improvement may not be necessary at r' this time, staff finds that the applicant's participation is necessary to adequately '1 address this need. The applicant will be required to sign a nonremonstrance • agreement for future improvement of the above intersection. ; The specific intersection design concerns affecting the limited access driveway on Kruse Way,including deceleration taper/lane and radius design, have all been • t incorporated into the site plan,Exhibit 11. ' :•'; A' Staff review of the utility plans only verified the capacity of public facilities and services to serve the development. Final determinations regarding the exact location a , and size of these services will be made prior to approval of the final construction r ,' plans. All off—site easements must be obtained and provided to the City prior to approval of the final construction plans. All on—site easements over new public utilities must be provided to the City prior to issuance of any occupancy permit9. Hillside Protection and Erosion Control —(16.005-16.040) . The site is relatively flat, sloping at approximately 4% towards Kruse Way. No ` erosion control plan has been submitted by the applicant. A detailed erosion control plan should be submitted with the final construction plans. This plan must comply "Erosion with the state mandated erosion control requirements outlined in the Control • Technical Guidance Handbook" adopted by the City. • DR 15-91/PD 6-91 i Page 11 of 15 N' {' r 1 f �! ' Access—(18.005--18.040) r !§ M As Exhibit 11 illustrates, the site will be served by three access points, two on /, ;: Parkview Drive and one on Kruse Way (a limited right—in/right—out driveway). The ,' •Kruse Way access will be allowed only if approval by the Planning Commission is granted on PUD 3--80(Mod. 11-91)/VAR 21 91 is granted. Site Circulation—Private Street/Driveways-(19.005-19.040) ` \ (Exhibit 11) ',� ; The applicant's site plan and narrative (Exhibit 30) adequately address this standard. The Fire Marshal has reviewed the site plan and found to be "r acceptable. I ; y • According to LODS 19.020(1)(d)private streets serving as aisles between garages and parking spaces are regulated by the Parking Standard LODS 7.020(7). The , ,, proposed 26' internal private street(Exhibit 11)meet the above standard. These ' , streets must be declared fire lanes in the deed or on a recorded map, and must be so J posted, as per LODS 19.020(1)(e). . Site Circulation—Bikeways/Pathways—(20.005-20.040) j Exhibit 11 illustrates the proposed pathways in the development. This plan also \, , addresses the staffs concerns regarding the need for a public pathway linking ,4`4 Parkview Drive with Kruse Way. To assure public access, staff recommends that a • r. ," • public pathway easement be provided to the City. +` '•\• d. Any applicable future streets plan or ODPS Multi—family Phase 3 is not included in any future street plan. However, the site is f . Os part of the Westlake ODI'S (Overall Development Plan and Schedule), The ;. ;° requirements on this issue have been reviewed in this report. f y \ IV. Krz.hi.aUSION ,� Based upon the information submitted by the applicant and staff findings presented in this report, staff concludes that DR 15-91/PD 6-91 can be made to comply with all applicable , criteria by the application of certain conditions. V, RECOMMENDATION Staff recommends approval of DR 15-91/PD 6-91, subject to the following conditions: .';k ; A. Prior to Issuance of Building Permits: 1. The applicant shall comply with all conditions of approval of PUD 3-80(Mod. 11 91)/VAR 21-91. 2. The applicant shall submit a final drainage plan for review and approval of City Engineer showing the following information (per City standards): — Pollution control manholes or vaults designed to replace the proposed "Dry , a Filter Pond Forbay". These structures shall be designed to meet DEQ water ty: ' •, quality requirements,and shall be accessible to maintenance vehicles. .. I DR 15-91/PD 6-91 ' .r Page 12 of 15 • • ' 1 t ' ; k t ' �.. a ..i 4+ I ,,� I�. • • t • • • >. SA.�ye k A • , ' t �� 1 ' 3. The applicant shall submit a final grading plan for review and approval of City Engineer, per City standards. k.. - 4. The applicant shall submit a final erosion control plan in accordance with > ` J '' "Erosion Control Plans Technical Guidance Handbook" for review and approval '.° 1 n '` of City Engineer. ' 5. The applicant shall obtain all necessary permits f om D5L and Army Ca , of ^,•. Engineers for the proposed development in the stream corridor and wetland areas. '` • ' r; 6. The applicant shall obtain and submit all necessary off—site easements for F extension of public utilities. � ' ' �y 1 • ti 7. The applicant shall submit a final landscape plan for review and approval of staff ' ,: " showing the following information (per City standards). . — Quantity and size of proposed planting materials, including the wetland planting „;' — Additional parking lot planters ti — An irrigation plan • 8. The applicant shall submit a final soils report for review and approval of City Engineer, per City standards. 9. The applicant shall sign a nonremonstrance agreement agair,st formation of a local improvement district(LID)for future provision of a right—turn lane on westbound approach at the intersection of Kruse Way and Westlake Drive. The applicant shall make a cash contribution towards the provision of a right—tuna ' lane on westbound approach at the intersection of Kruse Way and Westlake Drive, based on a method acceptable to the City Engineer. sK ' 10. The applicant shall relocate the proposed water connection in Parkview Drive to avoid any cutting of this road, and provide calculations for the minimum fire flow requirements. w, B. Prior,to 1.1 suance of Any Oeetraaney Permit: 1. The applicant shall install the landscaping and irrigation system approved by condition A.6, above, and submit the as—builts for the irrigation system. 1. The applicant shall provide all public easements to the satisfaction of the City •' x Engineer, 2. The applicant shall provide a drainage easement (public)over the wetland and t stream corridor area, the storm detention area, and over all pollution control manholes or vaults. , f:i 1 y♦ 3: The applicant shall declare all private streets as fire lanes in the deed or on a • �\ recorded map, and shall post the streets as such. ' 4. The applicant shall provide a wetland and stream corridor conservation easement . .. • ' .\''',.• over the proposed wetland mitigation and buffer areas. The legal description of this easement should follow the proposed fence line and building footprint line *! around this area, down to the log weir above the existing detention pond (as \ ,'I, ,4 p } DR 15-91/PD 6-91 Page 13 of 15 ` r .+" a .• .. -. i r .. .. ,..a 1 \, t .. a+r � Ja M tqy 47Yy r �,7 s , , • • shown on Exhibit 24), to the satisfaction of staff. (City conservation form are available) 5. The applicant shall provide special maintenance restrictions its the easement and r t • in the covenants for the development,regarding maintenance of the building adjacent to the wetland mitigation areas, to the satisfaction of staff. y 6. The applicant shall provide a public pathway easement over the proposed i.., pathway from Parkview Drive to Kruse Way. 4,, C. During Construction of the Project: ,,," 1. The applicant shall adhere to the erosion control guidelines in the Erosion Control Y� Plans Technical Guidance Handbook,as approved by condition A,3, above. ' ` f ADDFFIONAL INFORMATION: . 1. Staff review of the preliminary utility plans only verified t'nl location and alp,'% capacity of utilities to serve the site;, 2. A tree cutting permit shall be obtained prior to removal of any trees that are 5" or greater in diameter. F 3. All construction plans shall be designed to the ratisfaction of the City Engineer. EXHIBITS 1. Tax Map 2. Vicinity Map 3. Westlake ODPS Overall Land Use(Phasing) Map ""` 4. Westlake ODPS Open Space Map 5. Westlake ODPS Street,Walkways &Transit Map '' 6. Westlake ODPS Overall Storm Drainage Plan t , 7. Westlake ODPS Water&Sanitary Utility Plan • 8. Site Topographic Survey 9, Site Analysis Map 10. Slope Analysis Plan 11. Site Plan •• 12. Building "A"Elevations 13. Building "B"Elevations ` , 's 14. Building"C"Elevations ° 15. Building "D" Elevations 16. Community Building Elevations �'• , '• 17, Elevations for Bathhouse, Carports, Maintenance and Refuse Enclosure0 18. Partial Site Section 19. Floor Plans 20, Floor Plans for Community Building and Bathhouse . 21. Wetland Impact Plan 22. Wetland Grading Plan • l 23. Wetland Sections/Details 24. Wetland Mitigation Plan 25. Landscape Index Sheet 26. Planting Plan 27, Preliminary Drainage and Grading Plan "41 ': • r • "' 28. Preliminary Sanitary and Water Plan , , . vitii. ,I,',,,,. DR,15-9 /P1'S 6•-91 1'' Page 14 of 15 • . 1, 7 ,'6 ' : R. r r o 1. • gyp s - ;' • 29. Preliminary Site Lighting Plan e a 30. Applicant's Narrative 31. Applicant's Supplemental Narrative on Park and Open Space Standard ' 32. Wetlands Delineation,Evaluation and General Biological Overview,dated Oetober 16, 1989 ''' 33, Wetland Mitigation and Grass Line Swale Design Plan,dated September 17, .1989 { 34. Wetland Delineation Report,dated November 1991 35. Letter by John Lee on Wetland Mitigation Plan,dated December 24, 1991 36. Traffic Report by Kittleson &Associates,Inc.,dated October 18, 1991 , •• `r 37. Supplemental Traffic Report,dated November 14, 1991 4 38. Letter by Ron Weinman (Clackamas County),dated October 28, 1991 i «` 39. Preliminary Subsurface Investigation,dated April 14, 1991 40. Storm Drainage Calculations t ' ��sa, t ; ' 41. Phosphorus Removal Calculations ,'; 42. Lighting • ;t;; 43. Joint Permit Application Form to US Army Corps of Engineer and Division of State land 44. Minutes of August 5, 1991 Neighborhood Meeting • `'ti• • '" 45. Minutes of August 21, 1991 Neighborhood Meeting ' 46. Minutes of September 5, 1991 Neighborhood Meeting a 47. Minutes of October 14, 1991 Neighborhood Meeting ••:, 48. Color Board 49. Letter by Phil. Scoles, dated January 9, 1992 50. Memorandum by City Traffic Engineer, dated January 9, 1992 Clfa id fll<Repom>DR 15-91/'D 6-91 x , 1 h N _` s \ x +h. ,L n • V 1 '. D1. 15-91/PD 6-91 Page 15 of 15 N..-. II`T .1.1...10•T JI-V, V 1,4.3. n.1 G. 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TOP CAP ° M[IAL ROW, I iti + • WOOD YAW O/[017.[b ry7[b .` a"`'~-••-••r GLAZING 1r nu ubuq� ,,,..,,...,, 1 \ .. ...,. „,.. , \„.„ .,„,..,„ \\ , \ , ........, 1 /� r ° Shia h. II!1mI ' , 'WOOD inW Refuse E Fr°nt / ' ' nclosure South o • "�'L•.r".... North AWOae jMt[btlW r ratt n athhouse vast I-- w W •, y', • r Ir r s t V W ,Q a, - ivy...IMeM w io w711"n" W ` Mltiy AA i ». • \Y��llail it N--ram t•� �.+! / Sid° headll'iliat7.1a. wtoCarportsido ►.�t[71 Nr1+10 PrA ![�7 -4ALLetl7G Maintenance Bldg. straot Sid° i .r-e`.. s IP u• Carport Front r' . E. r nuc»•eiveAA[,II,11 A I " r Ir �, WI i, r�. Ii.h lli A15 is Y 1 .A 41�•� r, ,,. �371 • . 1 , • • . -. ' .. .' , • .'. ,'-:„ . , ; .'..*-. ' '.• .... .'. . ' : ., .'. ''' . : ' . ''. .. . ... : ' - ' r',.,-.• .; *..... ' ..° ... ..',. ' .', ! *., i ....''.. .: ' '.. ,'.-' :,,* . ''.. .,' . ' .,•-• .. . 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Otak A18 1;41..III k I 3371 '°• •• r.....1=4-14.... , •• • • r • 0 0 •. * , 4 A � 1 n { \' iA • V Y1 , Syl , 1 +l � 9 tiir .. • ��, T.Ir •.r1 .._ wn un�m n .l eJ •r ) • '.••,.'..•.'. :,...... 4 Li It Yv'+, t rl'' 1 g•/r. I--1 Tt.'..;,„?.,-"'I.-,fT-.—i,'1 11,,-.m.'i1'n i.l'/:l-.i..,-.„..:•:t: pi 1I i'{Ip c Yw., • " If 1Je�. '�. 1 i1 5 + +�ft ri 1 Yd 1' s; G V ..-: • s +`1 1 Y;- ` { .ytiJ..• ):1, , (1 ILulj1 �t r',, b 4), of Y�r q1 Y • Partial Site Section a " Westla II oApartments F �' GSL rperties 4 ; •e' la+rrc Ai9 TwJ Fral.3371 { ,' 1. :� , rn • it' Y: r 1 l• r i r. y' fi i l 1 • 3 1 . ` r� .. �r.r 1M111 :1,1134,166 ` I' 1, V 1 • I.w Y .0 ----H1 FLIVsLA LpPlitki -- /1 i¢I oep1 mt 9 ---1k MI" PEP 1 LM "-LA I I L1VW —1 °`�1 In I r�l I.Q1 I I ,,,,�� �, a) .:..1.'.,.., 11 pi Mrc/®I knc4CM PEP" Ali, P.00 r4Y DMq ,:, ll i11 ,2 1-r PEP 7 — ••.-. .�7 DIIINO Mturri ,MrRi'41 DIHq h 1 •• It 1� , } nal II II p ,—I�1 � : Imo: •'®^.. W,,,. PEP 1 LMq I I Llytq DEP 1 klracN 1-- < A IMP 'I PPP 4 pNlq i .Q� .__ __ �t 4 ) D►Pq r u I . LLM11.A1 I i�` I ( • W�// L. ; Jtl I" 7 UEUtIOOM 12 SA2H SMALL I BLOHUUM I 1 5A1H SMALL 1 tEOhOOM I I OATH 7 eE0e0PM 17'A(11 1._ J 3 . V/ N . • . Lt., (,).. r ' r ... , 1.' Floor Plans 0 r. ' ,4 Building A • II IN IypkM 1st Upp.r *ad Lout Lsysl ►ikcYw.e.y.A. N.i,. •ctak 1 th,U1,1 21 .. m6�� .. ; Ail r b 1 3371 k_*i`♦ ' 41 • d • T`1 Y rl �Yv� :-t Y r... .'.Y I• glITS it,....ail Oat I 'r� Y ' V Y �' LgTq '•_..�. "-":."�9I IMNO LNHO I LMq UP D�11 {J ,D�1 PED 7 • rI U) Tnt I. lQiQ01 1 I ZIJ N ' DENJ ... . DENA DNNf t WfQf�lI1 OHM x .,,-...rr 1,11 1 ,Lli ii,..ifS 111, 1-- „.0 III !] f emgoOU i f RANI I e[ogooM I I eAul A ..� O u 1': ( AAA 1 eE0g00Y I 1 Wm, 3 02011000 I 2 OATH �.. WINS WITH DEN �' Q J • V'Ni Floor Plans 0 n 4 , Building 13 a npk.I I.11ppw . End know Level 1122.12211. 2 t 1 4 1. 337i 0 . y . 1 . j• y •C 1 • IIIIIItL ILe 4 1 4 • { ,..,.....':',..--.;‘,,,..,:i.'..)..,:,: 1' Y !. ty r r' 5,• 1 , x f t 4 t . .. .,• ../ Myrick �P, llvlkl 11Y0I1 LYP, W ` i. Pll+q KIKVct/ Lr ..,. _,. ,1 l { • 1• 1 1 ,y 'tiKriap PNIq CC . ' I J t 1 • : 'i 1 LL a) C \''.�. t 4 [In. •— Q •. P!D q pKP 7 l P1Mk1 ' PPM* 1 Q �a ,t•. biP q -.—. NP q MD 9 0!P b II N yIf 1 UEUIIdOY/!eAtll I b[UIItlUY I!bAlll I b1U1100Y/I DAT11 I b10RdOet r I bATll ? : J J� � W to • ,- Floor Plans (.9;' Duiidiun C Trplt■)lot Uyp./ end lower la., '' ' a r ileh.letil t e ' N I�t,��= t •. • .II. i A6 1 + .. . w A 1 etY e�� '4 a �.• i I •, 'i e. • , ti r¢ d ' I '0 I A 3 4 ki .. 1 r 1' nY :',...',..'. ....'i.,'.' y t• � _t.k , d r ' r� r. 't. �,1 J Y� 7t5 rl W a s ,, r 4' r.P;.. p,` a I�•T.. ^^ WA t171an1 T^ i ND . j I .m, J LH R4►P nRP,, 1p.2,,„._ n a 7. Lnma r ' I::: j 1 IE ': : •m4 l .iI Pm., t ," t)11 1 g�T'{Ti 1 VNW 2 .4-+ 1 I'f a1 [ is ! E1f11<la1J i ��\\ .� 4 I <y 1- :„ , 1.1V[I] PCP, 1 RAP, Poo i ,� 1 LrV1A1 RRP, PW, 4Mq tt�1 1 '4-' e I 1 1 f �( a•• °` WW + yl 1 • LA11G[1 11108100U,1 BATH LAnOE 1 0[bn00M I 1 OATH LARGE 10[On00U I 1 OAT11 LAME I B[OROOM I MATH J # R 7!! CIA J ,.�t, Lower Level H ....I a .e Floor Plans Win. BHlidlnq D o ate. r le cJtadc 1,, 111%11091L• , ,: . ... i A7 337 i 1� t. i (' t. eY .t{ F ' r rs._ o 1 s . yvf II .1 9! I' .JIMIVII., MA IIIN 11 � ' A t t 1 e..y / I r i. , ly re,1 Ka.1 WO* 15 1 441414 �aa 1 Mat ` r :� I•� WWI I �• 1 11 I 1 1 .. Nn • 11aW cr l� Iii 1 ,11'� 1Y ! a'"4 wmal 1 1 I I c+w1 aaltq er+►a mom! ', ���11 'wruri P" ,-, rI • • agnpY t Iry o...c 1 il L - +ae}►k1 aNNM1 .,r.,�i l z v144 44 +� . 1 4A61Yd9 I > I LlYtf4 �" ...A1 I.: CC e I 4iM+a vea 4 IM$4 P1 4 OCa 4 (,11Ay l Q.w • 0 1...i I 11 t _ 0 , . , , .. - • • L. ,:t •. I.Alla I OEMIOOM/I Ott/ LARGE 1 DEOIIOOAI/I OATH LAME I bMI EOOM r I IIA111 LAIIOE 1 TMIRIOOY I I DAM ``��'' A d ' ,I,» WITHLOf T _.,-- W11111.P .lf: a.: • r Q Upper Level H --I# Floor Plans Cl) cn" Building 0 (9 +. n = hewn. .L— -.il, a •. i 141 Mr I 3371 .Y: I Y 5 1 • r• . :•. 'S 1 1It•. L .f, I Y 1 1 4 fly; .,. /1fh v!I/Vl -� - I `\ 2 NANA... I 1 • u ; �‘� YANAO�N ' , ,�� iid�� , DALLIS! J fA N n � I. Y ,ll \ �' � LouNui 1 • 11. 1 ' a z •- \i• ir Ano�l C LIA/l 6111G� ITO, of ll6Tl W '— n 1/ Y YI t,4, A. . , Ir11NNIM•IOJL /12' L 1` `,.,, .IT C IAN 11. i , _ ._.._ ._ _ ____ I'', \-\\,r),1.1,,,,,,, t i..i h.....t 1 a /' I. •.I AM2) •�, / ` ISMT L , `i1 -" A, 1,1 f,l ' �:, / MIIUNIY '�//ly y •t., d ii• I� ii ,,P1 iz. J\N ,r1� Floor Plans 1'; , SAUNA N n 1 :1:d1. r .1 •r , MMus ells ISM.IrnuL 1 `•t, 7 - • C\ \ 1\ Community Duilding Onthhounn — r.' t./UUl i ItN6AD•bfoAny b,L I UO.rllll I,I • a v A13 G 1MN M e ` MIINIW V w11� ."r. l tS 1 • .;, _. -. , 4 ;l ,... , tr ^"{ 1. 1. 4 t d n r • t 1. .qy1'C•\. 1 7 iC t a' .5 t. / + 1 a • f 1 1 .I I / I 1 ` 1 / ` — Oil ,1f�• • , v , 4 Atril 1 �I {D n nn'��n'Ia'. le�I PARk��f�y cwv..) 0.4 J 1.------ :INIq '' 1 Q� a.w l�17 1�5 a tl' r p•11'atl•11• I I /�4 Cw�r - yy 1 ( r• 1 1 NM fN l Ip/. y 4 ft r •?I 1 I + 14 wM1�'�" I J 1Y 'CC,, i i r4'�I.NI yw+N01L ,.J a-•r WChTW.G „o" 1 1 rrit� 1 t r91 D ,,, i i 'Ar, QAHffA ` i m _ i i ANEA 'A 1DAaua TOTAL 60 ACRES ' . . I t, 11 AREAQEIMPACT- 1'` II "I h ! I I AREA 'A' • .10ACIuu i) '' 1 1 AREA 'U' • .14 Actus { t r AREA C' • .00 Acrus I i i TOTAL 32 ACRES rr^^ v+ N� i 1 IfvIP/►CT PILL CU/YDS N i 1 i AREA A 311 cWyds ^1 P AM A ;a H Al 1! i i AREA U' 45p clUyds I I /rhCq 4' 107cldYds _ W �p] , IIIIe l 1 1 TOTAL 037 CUIYD3 FILL I t VI ,• 11 111 .4 IA,! I• 1 ,N a / 1 1 11 :11.,t 1 1 MITIGATION AR8A x '— ° fir' ` 1 .3/ACRES((E><Gudlnp UutforAroe) n t' 1 //•�� C a 1 NI ., i ' a Q o M1 � 1 LEGEND 0 1 I nu - I .�.• L w �i I 0 WI�ACTEO WETLANDS-•32 ACRES C)2 1`i�j''i 1 LEI WETLANDS TO OCAIAIN..24 ACHED I.. t lat I I i w •i I t/ o FgJL7 1 0� FI. ,,/) 1 / F/ a / 1 ='40 I C., :ha I I1` 1 �,� �F� > c=,:,,^=-ram,. ® I (�l Y JR � + y M,eri re i 11'.64 •. ,I .,. h?t. - Ital nl'a IIt11111N T' 1 ��..,. - P[NCAD•1)r«1y N.1. _ S. ,v, t I to WAY /✓ri5.,:"5`4/ I 1....,�I....w , NWETLAND IMPACT No i 4Aaa1 s . �. .ter • a' ora PLAN 3371 C l 'A0 0 .„. tI 1 W A .i.' ` .A. . ' ' J •1}fl)SA` a I ` V 7• ...y V .Y',CK�j 4, � ,t -l'• tl' • t t' • 311��,+tom 414 I1 __.rw.N.•.•t + I..tlwl 4W ��� (���pp--- T ..,� y n to I. u r.h.. 1111 1'rl ' t A, -rww M.,+.ntw... ._ _ 1r.Iwn.M w.w. If Or.'YI(Aoo Mpiy .I IRRIGATION POINT TYPICAL WETLAND • 1 OF CONNECTION ¶ IRRIGATION �"_�"�� , -•i i „,.v// . ( •b('S�.X 1\ • ;,y'c\ r' \� I r ��.. t' \�' i p t""r {; 1 1I r. ‘ / ..' • `\.\' \ : i I 1 1 ' ' X,, t\Vv,/ \ N • S ‘ L'''`-‘ el I I I ,A,•r':,'';„'.,':.•'.'.'.,..::.''''',,.'.':.,r' • -1.:\ ''.,.'-;.' t 1 ,. '. ..\\d,..:-i.r,d'S\t,,,.,. f I ,".r ` \ L, •°,A 4,\A\` \ 1 f 6..," I .,I 1 ii J O t .,,...•r''".'.,,.;..,,-.. ... ,'"�, )/ ,, ti 1 .. r '1�.. / )c, I 0Z-0 t. r, r, I Z It /^ r>v ` ,\ j )� �, �1 \ ' `,/ r.• ,t+ I I I G '~ .i * ' 0/ I .tt Cli : .,+k ' "t ,, it ! I— ,... , 0 \ \ '"tip' ' ' r ; , ; a o. ..... /.1 \\\ _,./f., \\ -' i, 1 1 ", t. : ., . : -..,; ' II,,,MGFJI.,.t tAl I rhiGH". - /, I�t \ , I + I,u ,Aa atlr., MtlGc:l Y'rArlfyO - w . 4 1 '�' C�) 1 i Q r1. K1A 1-IK1yIr�r,.rI t,1,Ia ,. I t . i. \ - ._.7IIIIIttD r(lI l• ireAU fX �,.✓+_- '�� • rlr, ` �/ " rir`/h r� �I- I'`,ir�1xrir'41'"I '+Y:rt r.i ' ,` '1,� ,0.?.t.'` . +. , I,%r . .._. .•1:' tifri . 3,0,' 1%. \ t.v :'' {{ ^ J I E ; Fir ♦p e.lr \ ;` �,•• .. t Il i m►' U) i. ,1:+.ati / 0,„. 4.,. ,'-`.6,.. I alb 'I�� I�' yi N Ts% ri+,c., 't..,147 ...euaDb asirvt'.(Y Mi1� '� rm) N.Tw TM"'^ aiw1' i�rf.GY W 440 1•01004.r..- .{f KN,Ypy Vvr1) n'e YllrilMll)MAro+.Tra,**six 0,I1•rult Ar. .a 1 1 ,,.. 1"U.r/n wu/r 4.. tlihkbtll tr -_..- •. - 11.414.404aw )-�i rtu,• IA; I .'. ,`. I mo•._ •••••.. I .�... ru,Irs 4 rnr.o•b m. .. 1 • kb PROFILE E•L I + ov ^aaYM J� MJH M . I • + d i Y••1 1 SAS ?I� • r i. t . : 'I , G�+1�•��p. 1 /I, tl[.f'+Mn../y + •ne..Y! ,r w.tlt / Fn.. ...Pt.. }- ienr.t•=—t i<G, t! =. C (t::+nR IV/41 S_ wmuo a ✓.. 1. ------1›, I I ( .. I I I - r I Ir - W., p,,,,,,, I .. III i.. ^ ' W/- ,.• I •w M.1 i 1. , It iM I N..1 'K MA♦ I r ^ µ .aw 1r1.I .. aM I, �1 •.-R 111 '� iM fir I 11 1.,. • J (;)SECTION A-A • (Q SECTION B•S - C r 1 • SECTION C-C W I I VINYL.Idalf 1 1!uslQln '" WU.a/ N N 4 z 1 t I - I, 1•lu2tlK {" {C1? 16! _-7�`-2'l 11S!}1.11fl .�. _-.. 1 iUw.+ an.l.n.lr,y?.11,N 7 1 i Il„ 3 m Yl r J 4 IIL/11• .. i xnYa 1414 ` HA ( n' r`'1 ` r YLIN. I" z ilk .n r rh Tit r I W ,_ . SECTION D-D H L c 1: ••; Q EMERGENT PLANTING TONE, .r w..,r.».• qv ( • ...er ..n..ri1) n,4 'Q n» } o , • 1 `i^ • // l `�" \ f Q If 'C.I !Iwixir Nn- d,•9,w II 11 .;s/yl/.:• yy 1J Y.rY..wr uii�"n�lu I�I7 ;�dj� r� r �f! r J 3 s a+u 1 1j�[�1, `p ry► 1 Ili} f.^9-•M 11 ,'N 11 ! i.rr'At '•1'il 1 * ~ 1:x ti�7�v • Vr 7, .4a. i pi u,,l�• i t 11 ;� r . . 1� NrI!r-mow !��� ~rtr��`L 1 ^"'rtf till -.14 N I" I"� I re y. r... �t!"T+."+•' r, w n.w..r ..`1 11,,,, y ` z V 1n.4�i1 •d�p�w� �� ft)��� ■/�,y+�.q , .INr.W01rtYk it L ' .a\"w... 11 � �� 11/NII. `1 tl •. ' ' �y `C 1� WIEH SECTION n r�k'jy✓. . .,�✓6 1.1..••s'"" •N 1 1 r ...1»r I „;� ISOMETRIC 11 WER PLAN It:.•ti.,e.. N ., n.. W-a .._ M1Mw3371 .,_ . .. . i • • iS ~ 0 , . 41) ' ' . •'1 , t ,1, tl ICe ', 4 4 lYr ,' 4 d . r . .. - -.. - .. - eP - .aw .. 1 d�` 'ey''�y Its .. � � •- i- , x * l • a I J MATTII1r �rYrp1. -_1.2.T�AI. bYYeN WY, /1t, III WJIe• 1 !nu -,.z Minn M111316 A DunN aNrAA1M �` tA.mDat ia•lu I16W 11J' WAYMION,1IWy11MpIW :NW' N•I UJ, M1nMIWIr/1V( mul ata tpWMIA Nun4t, In11A1 {11V�Ay IAI1:pN con 116 CMN/Ra na44,AtltnAa IIr OrtnitAN11%66$ ptom �'�"•Ty rill UCH d'rnalAYL IN'r aC. nn CO ^•n uooNaou .."....".a.iA11r11W/ 1'elUb6l•IIN W,IInCa• 1'r11e ^ r^ ^C4ITAtW In'SI`MAI ' LIT AMp (ITUWm Y111n nrmuc,p l .y ,•�` w.,W wu11fx,C61U1i�Criwu nMnI.Y AMA wrwAGM yMMin wAa) 1Arr MRAI nl7lyk1 p1 1 •��- 1p711feMVA1T1 I`r''L tAY tYA ,/Ipr,MA11 urA PMwn[q mur IIIMI,U M,MIYI pNo6e! r nu PO n,lunlutA t6''1 1txlln Aamn "'UM"' WYn/1 `7'+ 1.4r1WI,11n CfUAe I/I/p kis CIM IaA&plw•) 1Yn1A tA1MaN 94.91 AOp U7 nCel ,r•..lA rpu/•n akrmori Grt •'1'analkr lt' - Nurrwi lilt I°AL MUHa¢61 Al ' v rmlwr lm llTnANII . \.'''. Jlr C. ng11X b1 ulAMr. e1 /A1 Mlia 4j ! t \. A '\ . \ f( ,• . • \ 1 wmraerl,rnm/l,lrlln ,la,/I.6n,n I / i / 1 . �, 1 ' 'fi �1 . t • ' �. a i I I I— • • �1 r` 1„{ \ ,A 1, , ,•1 y ) I ur , (P.1Y 1 r < ti J /C\ •\ `�, � `\��Y, 1"I` +r"` \,s"�i }� .� 1 M.,,10r'l�1 i n I I I r^ .` �`" +\ \�1\\Of�> r,\ �. •. y. ,. 1 ``A,x `',11```, \ `t3 •5 `` r 1 I V, �o \ A, .( ` \ ✓ , F , \ 't \;,. *1 (f'L A „Si 1kr M I I tU n r` ' \ C\ Y\ I'1 ` �i ` ✓ 1 Ill .yl • Aill' tic ...,Ai\ \ 1r` y,\ A IWAtlr ` k ht/Ctnpl "jit I +, dr r, \ I>, �.I I . torts X��+,+ Y '> .y\� \ r11+N,, j / 1 ' l„,., AA I , I I 1.L o i ✓., ry0. * >i ,'a. �n� \rtt / nirAw \ `1 ) . 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' ,,,kk;\. ' .,I \\‘, ''' \ I �'� ti�+;` , ., �, 1 Sit Lif;htint; flan °. 1IJ�t�','11'�1 Q ,\,' .1 i -,t-rt,,i.,-,-411 a. , , 1f c, ,,../ 1/0 II brOirelireilMil .J .. "-r. rill • 1 r, i' L.........„..„.....,____. i�\ l"f 1' l I it I 1� l iY 1 t f n , „ ii s I �,J r • i ,I. ,Ululiuinu��i 1 luiiiuii4d' ' f . .. , ., ,-. t 1., "d�.-...... I.h1N1 i. i1 '. .. . " r.,, U\411 1111 +• - .� �s•1. MIth11.t11,-t- A 'j] Oti .4 Z A16 a. 1 .� t.. • J`•+1 h+ 4•1 CO 3371 . tr Ali...., w ; r :t •1 V F'. ! 7 y 1• I a . 1 1 \ s 7•., 1 .•r• ; STLAIKE II APARTMENTS ,. ` Request For Development Review Approval Lake Oswego, Oregon October 18, 1991 • . r- r rr 7 A• . , r X 1 �V 0..g....i.s.... 7.'I"'r 1 1.1 11 ff,ly 41JI/7. Y I F 1 l�IXvV4P� i/ I ` ry 1 R ., em ,~-^... - 1 .:4 $ N > .i- irh, t "22 i' y9 G.S.L.Properties Inc. OTA1 Architects,P.C. 2164 SW Park Place 17355 SW Boones Ferry Road Portland, Oregon 97205 Lake Owego, Oregon 97035 \ 4 f • • . ' . ` REVISED 12/ 116/91 40 0 . .11,, , '.t x t �If� 7,� y� pp FtPr�V N EXHIPi1 . a • g'r- '/roe d ' j 1 A Z ti;' Y°,a WESTLAKE II APARTMENTS REQUEST FOR DEVELOPMENT REVIEW APPROVAL ; OCTOBER 18, 1991 't d 1 i {1 SUMMARY ��7}I�Yt'kyY d Y f. YM 14•1 t t APPLICANT: N GSL Properties, Inc. OTAK Architects, P.C. 2164 SW Park Place 17355 SW Boones Ferry Road Portland, OR 97205 Lake Oswego, OR 97035 (503) 224-2554 (503) 635-3618 Contact: David Bell Contact: Ralph G. Tahran PROPERTY OWNER; LDS Church ' t Properties GSL Pro DEVELOPER": P V `• •: LEGAL DESCRIPTION: Tax Lot 100, Map 2 lE 6 PROPERTY LOCATION: North of Kruse Way/South of Parkview Drive/East of Westlake Meadows Apartments/West of proposed Baptist Church site. SITE AREA: 20.82 acres ,` ZONING: R-5/Planned Development COMPREHENSIVE PLAN: Residential NEIGHBORHOOD • ASSOCIATION: Westlake �.•' PROPOSAL: 352 unit multifamily apartment project with leasing office and recreation facility, PROJECT TEAM: Ralph G. Tahran & Steven K. Routon, OTAK ARCHITECT S: p ,,,,4' . LANDSCAPE ARCHITECT: Don Hanson, OTAK GregT. Kurahashi3OTAK CIVIL ENGINEERING: S VEY: Jack Carlson, OTAK { • PLANNING: Joe Dills, OTAK TRAFFIC CONSULTANT: Don Seaman, Kittleson & Associates, Inc. WETLANDS CONSULTANT: Todd Moses, J.D. White Company Page i • ', r , ii ,• a. {• ^ . erg{ a.f. .. a Y .1, 1 , .. 1"'x a y ' r. r • a;. f. i ` WESTLAKE II APARTMENTS REQUEST FOR DEVELOPMENT REVIEW APPROVAL APPLICATION NAR.RATLVE I. APPLICANT'S REQUEST 7 Y This request is for approval of the Westlake II Apartments, i4 p The subject property is tax lot 100, Map 2 1E 6, previously referred to as the "Dominion parcel", The Westlake II project will include 352 dwelling units. A largo variety of units have been planned and are tabulated in the site data on Exhibit Al, These include: 4' bedroom/1 bath small 1 units - larger 1 bedroom/1 bath units 1 - 1 bedroom/1 bath with den - 1 bedroom/loft ray - 2 different 2 bedroom/2 bath units - 3 bedroom/2 bath units. The units are combined into 4 building types, all 2 stories high. Parking is provided at a ratio of 2 spaces/units, Half of, these spaces will be carports. No garages will be provided, 4 A recreation center and leasing office have been combined to form a 4,490 square , foot communitybuilding, include g Services include a living room/lounge, media room,kitchen, restrooms, sun tanning table and exercise room, showers, lockers and a sauna is adjacent to a proposed fenced bathhouse with pool. swimming The site has ,56 acres of jurisdictional wetlands, with ,32 acres impacted by construction. Mitigation will be in the form of creation in the amount of,34 acres, Y ,. These wetlands will be discussed later in Sections III and IV, ) 'r If, BACKGROUND INFORMATION f` , The subject property was previously approved by the city for a 352-unit apartment project known as Pointe South (DR 10-89/PD 14.89', The project was the City Council on the issue of traffic capacity, The Citye Council remanded appealed to t d the project with the direction that a traffic study be prepared, Subsequent to that s a 1 decision by the City Council, the Oregon Land Use Board of Appeals ruled in the "Hoffman" case that a traffic study was not required. This traffic study so that traffic impacts are fully documented. That ireport concludes cation includes :., that the street system is adequate for the proposed uses, r Page l ' .1 . , . ' • � r •F .. it ,,. ti '_.. •. ram . t k y._.� s`c• .' tr: The subject property is part of the approved Westlake Overall Development Plan and Schedule. It is identified as Multi-Family Phase 8, with a maximum density of i :••• .s. 391 units, The site was part of the original Westlake Planned Unit Development .• approved by the city in 1981. Some modifications to the original Westlake PUD Plan has occurred, however, the overall planned land use, density and traffic patterns have remained basically he same since the original approval, . This project was originally submitted ►u,", a 360 unit project. In response to neighborhood concerns regarding the row of buildings along Parkview as well as city staff's concerns of perceived project density, we have revised the building type "D" configuration and deleted 3 buildings total. One of the buildings was removed from the Parkview Drive area with the other 2 `, 'a' being removed from, the inner recreation center area. Overall 8 units were deleted .` resulting in the current total of 352 units. . •. M. EXISTuv G SITE CONDITIONS . j '.. Surrounding land uses and development patterns are shown on Sheet A2, Multi- family residential and a church exist to the west, Commercial uses and a single • family residence on a small farm exist south of the site across Kruse Way, The Lake Baptist Church (under construction) is to the east. To the north is Parkview .' Avenue and single-family residential development. A large area of wetlands exist ° `• +` :, .• across Parkview from the northwest property corner. 0 ' f • The site has a slight slope of 4%, dropping approximately in g ppin a roxitnatel 40 feet elevation from the northeast property corner to the southwest boundary, These slopes are delineated on the enclosed Slope Analysis, Sheet A3. The site has only one tree _ greater than 8'+ This is a 16"4, apple tree in the southwest corner. Otherwise, the ,'.`' vegetation is mostlymeadow g grasses. The project includes three narrow, man-made ditches, two on site and one just off the site to the south. These have been i identified as wetlands and are described in the Wetlands Delineation, Evaluation and General Biological overview, The south ditch is described in a report from the J.D. ' White Company entitled Wetland Delineation of the Westlake II Development Property, dated November 1991, Both documents are included in the Appendix. The treatment of these wetlands will be discussed later in Section VI (4,005), y..� The Preliminary Subsurface Investigation, included in the Appendix, describes "generally uniform subsurface conditions" prevalent on the site. The conclusion of the report is that the proposed buildings may be safely founded on spread footings. " This soils data will be utilized to determine appropriate construction techniques for buildings, roads, parking and utility improvements. '.. \''..' o. i ,4 r. �' 1', .r. Page 2 h. N. COMPLIANCE WITH COMPREHENSIVE PLAN STANDARDS ' tLL„ Urban Service Boundary Policy 1•Yd "III. The City will manage and phase urban growth within the Urban Services Bounclnry, with a logical planned extension of basic services. To establish priorities for the phased extension of services, the City ';. ` will identify areas within the Urban Services Boundary as follows: (1) Lands suitable for near future development s (IMMEDIATE GROWTH) ' (2) Lands in long range growth areas (FUTURE URBANIZABLE). The subject property is within an "immediate growth" area, All urban services are available to the property. The development of the situ is consistent with the above-stated priority for development in areas where services are available. s : This infill policy promotes orderly and efficient use of the city's investment in urban facilities and services. Impact Management Policy "I. The City will protect natural resources and processes from adverse * impacts of development, within rea sonable cost limitations." q.. Only the tree (16" apple) exists on the property, Wetlands have been r '' delineated on the site. There are approximately .56 acres of jurisdictional wetland area. The natural resources and processes associated with this area will be protected through the mitigation and enhancement actions identified .., ' on the wetland mitigation plan. All work within the wetland area must also :, be approved by the Oregon Division of State Lands and U.S. Army Corps of , , Engineers. "II. The City will evaluate zoning and development proposals comprehensively for their impacts on the community, requiring the developer to provide appropriate solutions before approval is '1 granted." ‘ " The potential impact on the community will be mitigated by imposing , appropriate conditions of approval on this development. ' r "III. The City will require new development to pay an equitable share of ' , • -': the costs of public facilities, particularly sewer, water, drainage, `: �:• parks, open space and streets or traffic improvements." • The developer will pay an equitable share of the sewer, water, drainage, open r . , space and traffic improvements. There are no park improvements required on- site. The new Westlake Park serves this site. .. • . 1 r , y It Page 3 3 , , �.1k e • • t .1 F a t � ; r , v " Weak Foundation Soils Policy ) �'` , "I. The City will, identify areas with a potential for low soil strength and 1 ..w Wt"+ indicate the degree of potential hazard." \ . kM . U, The site is identified on City Maps as having potential for severe limitations • 4 due to woak foundation soils. However, the attached soils investigation ` `'�`:.t proposed indicates that the soils are adequately firm and suitable for the ro osed ' ' residential development. This finding was adopted as part of the previous S approval for the site, •a • Wildlife Habitat Policy "II. Development in the planning area will be encouraged to preserve ' wildlife habitat." The site is an open field that is surrounded by urban levels of development. It has relatively low habitat values because there is little variety and structure to the vegetation. The principle wildlife type in the area are songbirds. The wetland area is currently dispersed into a series of manmade drainage swales and a new detention pond constructed for Westlake '89. The proposed mitigation plan will consolidate the wetland area, add ponds, and add vertical layering of the wetland and upland vegetation. These actions will increase the diversity of the habitat by providing new niches for animals, • r • 'c •S ' Wetlands Policies "I. The City will identify wetland areas which are essential to stream Y ` channel protection, water quality and retention of storm water runoff. These will be designated as Protection Open Space. 1 f "II. The City will establish development standards which will preserve the t.' ' ' natural function of these wetlands and protect them from • 4` deterioration." The applicant has surveyed the property for wetlands. There are .49 acres of -x; delineated wetlands on the site. There is an additional .07 acres wetland area between the south property line and Kruse Way that will be filled when the entry traffic lane is constructed. The total area includes this .07 acres impact area giving a total of.56 acree. These wetland areas are dispersed on the site along several drainage ditches. The city has not designated the site as "protection open space". w ,. w The proposed Westlake II mitigation plan, though more heavily planted, is intended to carry the wetland character of Westlake Meadows site down to ` ' Kruse Way, This will maintain, facilitate and guarantee a wetland and • r: 1 Page 4 _. r4." r, p'' riparian link along Carter Creek adjacent both subdivisions. Westlake Inl land 1 : gradient reflects that on the Meadows' site, resulting in the same pool and ,." •" ?%" riffle concept of mitigation hydrology on this new wetland. Log weirs will slow and hold water in pools. Pools and associated emergent vegetation will `F,I help clear water of sediments and other contaminants before it leaves the site, , `; 9 4 . The new wetland will possess the following major functions: r,} fir v.: Yt ,• . • (1) Wildlife habitat and linkage i (2) Storm water retention (3) Storm water filtration (4) Open space and greenway link r (5) Education ; :1 , Protection of the new wetland will be accomplished by means of a buffer planted with emergent, riparian and upland plants. A four foot high fence - ,.. around the mitigation and storm water detention sites will further detour physical intrusion into the sensitive area, The mitigation plan has been reviewed by Bill Parks with the Division of State Lands and discussed by phone with Mr. Gene Herb with the Oregon f Department of Fish and Wildlife. Both Bill and Gene have approved thev in concept, Mr. Herb noted the importance of fencing to protect the habitat.Both expressed the importance of linking the two wetlands, Meadows and ', Westlake II by extending the scrub shrub and ash tree canopy south, Before the start of construction, a joint Division of State Lands and Army s`�' Corp of Engineers Permit will be applied for and received, A copy of the t,. permit application is enclosed as a part of this submittal. As a condition of the wetlands permit, the Division of State Lands will a three year monitoring program with act:ompanying reports on an annu quire , basis, al iStream Corridor Policy "H. The city will establish policies and procedures which will protect stream corridors, Policies will emphasize preservation of natural features, especially trees, vegetation and existing streambarrks and , y ,; protection of water quality," The site does not currently have a "stream corridor", It has a series of man-• made drainage swales (which flow intermittently). There ar^ no trees. The"riparian" vegetation is field grass, The proposed mitigation plan is intended !" ';to protect and enhance the habitat and water quality values associated the water course through the property by consolidating the wetland, making ponds '_' ` h.t and diversifying the vegetation. r' f3'r g g These actions will create and protect a defined stream corridor, in compliance with the above policy. K.' n ii,,' a Page 5 ..r 'y, ,t" ti J 4;�� p' t 9'y ,.y• d w '�y hr ,� ,t•. .rl� , Y ,^' IY ,..4 E ' l • t , , ' a • t S r. a t ' t• , t . fo( F •, i Eliergy Conservation Policy `,1 "II. The City will er^ourage energy conservation through land use ' ° planning and site and building design review". 1 Y One of the most effective ways to promote energy conservation through lnhd ,, f use planning is to concentrate higher densities along transit routes. The subject property is adjacent to Tri-Met Route 38. The proposed density is l8 units per acre. This is relatively high density and the location is appropriate " for promoting transit usage. 0, ?,a Residential Site Design Policy i "I. The City will require new residential developments of four or more • units to meet minimum criteria for overall site design which include: a. preservation of open space b. preservation of natural features compatible with structures and site c. efficient, energy-conserving street and circulation system d. safe, convenient pedestrian and bicycle circulation ^ , e. drainage management compatible with natural hydrologic systems f. privacy and quiet • : .' g. energy conservation '•`• a 1 h. protection of buffering from adjacent uses and streets n: i. building placement. 1 4 }p Additionally, the City will require all new R-0, R-3, R-5 residential r .' ti v 4 , developments of four or more units meet minimum criteria for: x j. variety of building types and designs and k. b,»l ding appearance aesthetic amenities: 1 tY, 10' '° ''',i ", . Please see the building and site design aspects of the proposal as described in C ~ Section VI of this application, The site plan preserves open space and natural a"' ' • features by providing a consolidated wetland area. The circulation system is efficient because a large number of units (352) are served by two internal 1 "`g ., roads and a system of driveways, as opposed to dissecting the site with public streets. The north-south pedestrian corridor provides a direct path fro,`n a.w Kruse Way to Parkview Drive. Drainage management has been planned as x'. ` '' part of the hydrologic system of the mitigation plan. Privacy and quiet is provided by the varied orientation of the buildings throughout the site. All energy conservation building codes will be met, The site is buffered from adjacent streets because the access of each perimeter building is designed away from the street side of each building, Four building types are included to ° 41 provide variety, The building appearance is consistent with the quality and jai : architectural elements of the Westlake area. Page b i 6' ' 1r . < • 4t • ll 1 4 Y 11 , 1 ' . i . ( t } t. •1� Transportation Policy •'I',.. "I. The city • ` �� will develop a balance transportation system which will provide safe and convenient access to serve the approved 'I Q land use > pattern within the urban services boundary . This" • r major streets as well as neighborhood residential streets will include • " The city will develop a residential neighborhood streets adequate to handle expected volumes, but at system scale to preserve thequiet, privacy necessary • rand safetyof neighborhood a nei hag,„ f r L The original DRB approval pp. .al for the Pointe South apartments found that the } transportation system in tho area was adequate for the projected traffic. This finding was appealed to the city council, who directed that a traffic study prepared. Although that direction was nullified by a subsequent LUBA b e i (the Hoffman case), the applicant has prepared a traffic study to case q A document compliance with the above policies. That study concludes lthat the site can be developed as planned with minimal traffic-related impacts adjacent street system and nearb intersections, is conclusionto the is summarized in the following excerpt from the Traffic Report.for this ' "® The key signalized and unsignalized .� ' r 4 currently operating at an acceptable LOS duringg w within the studyng area are evening peak hour conditions, weekday morning and tl a Upon completion of the development, the site driveways intersections will continue to operate within and key off site acceptable level of service ' limits during them morning and evening peak hours under either o access alternatives, f the a The Westlake Drive/Kruse Way intersection will require the addition of a right-turn lane on the westbound approach to the intersection to be able accommodate projected year 2000 traffic volumes, to ffi er Both the northbound and squthbound approaches to the Carman Drive/Kruse Way intersection will need to be widened and improved to , ,. allow for the provision of separate left-turn lanes to be able to accommodate projected year 2000 traffic volumes. �° The improvements identified above will not be warranted upon completion of this development, but rather will be necessary at some time in the future as traffic volumes within the study area begin to approach the year 2000 • ► forecast levels. It is important to note that these improvements will not be warranted upon completion of this development, but rather will he necessary at some time in the future as traffic volumes within the study I area begin to approach the levels identified in the year 2000 forecasts, . 0 1 1 ` " IN There are several distinct advantages associated with providing direct access to Kruse Way via a driveway located midway along the property frontage.g ,a :, PI op Page 7 • wy.. y _ tis } •,'� yy Y "' }a <� 1X w 7 � p y rt -i ' r s S. j further, given that the access would serve relatively low volumes and be x"" limited to right-turn movements, the driveway will not significantly affect •• , ,, `.' operations on Kruse Way, Considering these factors, serious consideration _ should be given to providing direct access to Kruse way," Cd' a, COMPLIA��TCE WITH ZONING CODE STANDARDS 1. The proposed multi-family use and density is andlowed Schedule. or of the prior approval for the Westlake Overall Development Plan 2. The verall density of 352 units on 20.82 is 16.91 units per acre. This density is in compliance with the Westlake ODPS approval and is a smaller number of units than previously approved for the site by the City, • , i. 3. The following are specific zoning ordinance requirements as theyrelate to' project: this 48.140 Lot Coverage �' R-5 zone - 50% max. `,... As shown on the Site Data chart on Sheet Al, ane project is in compliance, 48,150 Setbacks As shown on the Site Plan, Sheet Al, the minimum allowed north and south i property line setbacks are 10'w The east and west property line setbacks meet or exceed the requirement of one-half the building height. ;.;. t1 48,155 Height of Structures ' For lots greater than Y2 acre, the code states that a structure height maa'average 40 feet with no individual height exceeding 50 feet. No proposed `' building height, as defined in the ordinance, will azceed 40 feet, Refer to the individual building architectural elevations for specific building heights, VI. COMPLIANCE WITH D 1 EVELOp'MENT ORDINANCE BUILDING DESIGN , 't RCAN'DARDS 2.020 Standards for Approval, w t .1 complement and 1. Buildings shall be designed and located to + ' preserve . existing buildings, streets and paths, bridges and other elements of the w Y ., built environment. , a. Design buildings to be complement ary in appearance to adjacent structures of good design with regard to: ' 1. Materials ```' Li. Setbacks (for redUconimercial part specifically) iii. Roof lines Height • h s , Page 8 t Y :I f r ; a kA ti t ;5 ! s`4k ` : i :,e >_ a7 .1 ; Y r ' : i� v. Overall. Prolportic us The Westlake neighborhood has both single family and multi-family residences as well as some institutional buildings including the new fire station, the LDS Church and the proposed Baptist Church now under construction. The existing structures :; share a number of similarities: beveled siding painted neutral tones, wood deck rails with some metal detailing, wood trellises, residential window groupings with wood t. '.' trim as well as wood fences. There are a variety of roof types and roofing materials. y • Westlake Meadows Apartments have gable roofs extending down to single story with '' concrete tile roofing. Most of the houses are hipped or gabled with wood shakes or shingles. The new fire station, which is very residential in character, has beveled r °, siding and architectural grade fiberglass shingle roofing, Building heights in the ' ' ' neighborhood vary from one to two stories plus a loft (21/2 stories). This project features materials and forms consistent with those found throughout the Westlake neighborhood. The residential buildings have bevel siding, wood and metal rails, and wood fences. Wood trellises are used to mark entrances and add visual interest and variety to the buildings, They also make a strong residential , • statement. All of the proposed buildings feature bay projections at some of the T ' upper level spaces. The hip roofs are relatively complex. The architects have . broken down the building massing so that instead of long runs of monotonous : , straight walls, the facades have what appears to be a small group of single family homes only marginally connected by subordinate roof patterns, This results in 5 5 buildings with smaller, more intricate roof planes and building images that are very compatible with the prevalent single family residential pattern of the area. The roofing material will be architectural grade fiberglass shingles. This material was , selected for the prominent shadow lines, but also because of the intricate planes of .: the roof. These shingles will give a clean, precise appearance and will be low maintenance. Overhangs project a minimum of 2' and roof slopes are 4/12 giving '' the buildings a lower profile residential look. The community building is located on axis with the entrance drive off Parkview Drive. The entrance to the building is marked by a central gallery with a series of A...` tall shallow curbed roof forms that at once identifies this as a special commercial building and center of activity. It is also an important symbol referencing the Agrarian history of the district. Otherwise, this building uses similar details, materials and colors found on the proposed residential buildings, This entry axis is • continued through the community building to the swimming pool area where, on the north side, an open air gazebo is located, To the south of the pool area, the visual axis is terminated by the bathhouse. This structure is also marked by the shallow } curved roof form. Metal standing rib roofing material was selected for these curbed roof forms to differentiate and call further attention to the central area as the "heart" of this residential community, A 2.02 (lb) . , ..; :f 0 N/A `.: Page 9 r if 1' 1 i c. Design bus shelters, drinking fountains, benches, mail boxes, etc., °,, to be complementary in appearance to buildings. A M `1 This project has benches at the swimming pool plaza placed in a gazebo which is an • '= s extension of the community building form in the central portion of the site described } above. Mailboxes will be strategically located at the entrances to major car courts, '" , ` d. Design those elements listed below to be complementary in appearance to those buildings or structures upon which they are located. Windows Mailboxes , aN. Doors Mechanical Equipment Downspouts Vents Utility Connections and Meters Stairs ;, Chimneys• Decks anuilings , ' d Xt Lights Weather vanes, aerials, ` , ' Signs and other appendages Awnings attached to the roof Foundations or projecting above 1 . the roof line. Y ' Windows and doors have been carefully placed on the building facades to complement the overall composition of the structure. Some windows will be grouped together while other solitary windows add a crisp rhythm and pattern to the ` 4''' • elevations. All doors and windows will be trimmed in wood. Mailboxes will be grouped and placed at the entrances to the major car courts. The " mailbox units will match the materials and colors of the residential buildings. y No mechanical equipment will be visible from the exterior of the residential buildings. Condensing units for the community building will be at grade and N+; screened with fences. Downspouts will be painted to match-the building trim and will run down the' corners of buildings, Utility connections and meters will be strategically placed in unobtrusive locations °`` on the buildings. n` a .; Chimneys will be clad with bevel siding and trimmed in wood, Metal decorative flue y caps or "hoods" on all chimneys, The building lighting will be wall mounted, located at each entrance. Parking areas , will be lighted indirectly from underneath headers of the carports. Any required area lights will have cut off shields to protect neighboring properties from glare. • ,' Building foundations will be standard concrete spread footings with stem walls, The site grading and landscape planting will minimize the visual impact of the southeast stem walls. y 5 Pe.ge 10 .� :7; �, , � d. ' •►. .1 �, `err '. r ;j h 1 Y F �; ! r '♦ t t e t ,.VF t :.. �,N t . .{.M1 r (�� t '`,t ♦ v t � , �; `,-'" ,; ...1..` . �" ... . .r � ,t M ., !.r ® . In all the structures, stairs are integrated into the overall building form as an important design element. The stairway handrail detail is similar to the guardrail detail for second level decks which will provide design continuity. These deck and �rt' , stairway/railings have been designed with a heavy wood top rail with metal railing k 'sections below, This combination of different materials will provide interest and ''.' ,� a;" color opportunities for the buildings. . ., F 2.02 (le) '" , �•P_ ` N/A f. Use trees and other natural elements to help define building proportion relationships and to provide scale to the structure as a whole. .Y A combination of deciduous and evergreen plant materials have been carefully . proposed around the buildings to enhance the facades, accentuate the entries and 4 provide privacy where necessary, g. Limit the variety of styles of building elements. The residential buildings and the community building both use the same architectural vocabulary, This combination of forms, materials and finishes will r, provide design consistency. I.. h. Screen mechanical equipment from view, or place in locations where they will generally not be visible. J See 2,02 (id, above, ..;Y. :r t •'t" I. Every attempt shall be made to design and locate buildings to provide access to deoirable views, while not blocking the views of others "= unnecessarily (density,reduction not required). ' The Site Plan, Sheet Al, clearly shows how buildings have been oriented to off site views, On-site "view amenities" have also been prioritized, Building clusters relate T to each other forming open spaces that will be treated with landscaping to become visual amenities, One such grouping of building clusters is at the center of the site, F1 " ,," The swimming pool/bathhouse plaza will be oriented onto by seven residential ` y structures from three different building clusters. Perimeter buildings orient over '+\ 'M `, landscaped berms, wetlands and through landscape buffers to distant views. The buildings have also been carefully sited to enclose parking areas which will improve security and enhance the Parkview streetscape on the northern perimeter of the site, 2. Buildings shall be designed and located to complement and preserve ' \4 existing natural landforms, trees, shrubs and other natural vegetation. . The site does not contain any significant existing vegetation. The land forms or 4,,,, topography is a consistent gradient sloping from north to south. 0 ; . • Page 11 Y • • rx , i ; d. A # t i,' i ` J' gF f L a. Consider landforms and trees as design elements which must relate 'r to building elevations to determine scale and proportion. " •r The site has a very slight slope of approximately 4%. This relative flatness allows , t buildings to be clustered around parking courts. This maximizes resident convenience while, at the same time, effectively conceals the parking from { surrounding on-site and off-site neighbors. The apparent size of these car courts is °k` ' minimized/broken up through the placement of, landscape islands and carports in the center at the points of access. These building clusters relate to one another to form ;. ..,''`' R " • entry plazas and semi-private open spaces. This results in a highly ordered site plan 'w•, of identifhble building clusters or villages. ,. b. Design foundations to match the scale of the building being supported. Berming, resiting, or sheathing the foundation, structure with wall siding are examples of methods which accomplish this purpose. t" • •i • ;` See 2.02 (id) above. c. Use decks, railings, and stairs to relate a building to the contours of the land. ;.1'.',;:: .'1:. All of the residential buildings have low fences enclosing grade level patios, These fences will be ch d with rough sawn siding and will have heavy wood top rails, To , add interest and to provide for views, each front fence has a square cut out with an a' a "X"" brace. These fences will be painted warm gray to complement the siding color and the wood detailing will be painted an accent color. 3. Buildings shall be designed to minimize the personal security risks of users and to minimize the opportunities for vandalism and theft. Building hardware that discourages forced entry and provides approved egress capability shall be used. L ' • These buildings have been designed so that there is no front, back or side elevation, .. Each elevation is considered primary with entrances and/or major window groupings. This facilitates easy surveillance of all open spaces, parking areas and sidewalks. This is very effective in deterring vandalism and theft, Building entrances have no blind corners where an intruder might hide, Landscaping is low at entrances for the same reason. All entrance doors will be solid core with dead bolts for se purity, Side lights have been excluded for security purposes as well. ,` Lighting will also discourage crime. See the Lighting Plan, Sheet #16. �:'� TM 4, Building shall be designed and constructed to reduce noise impacts • on interior occupied spaces and adjacent property, a. Use solid barriers such as fences, berms natural landforms and structures to reduce sound levels. The effectiveness of the barrier •''µ increases as barrier height increases and as it is moved closer to either the " II • i . . source or the receiver, ., , ., . . , „.,. . . ., . , ., .. .. . ,,, , .. a Page 12 i. S . . _ ! } ?„ ! 5.: "yam 0•. The buildings are positioned to "enclose" the parking areas from off-site properties. erties, No noise generating parking orients onto neighboring prperties. w , The recreation center which will be the hub of activity for the project is locate . ,, , din the center of the site. This will minimize noise impact on neighboringproperties P P ea 4 and surrounding streets. All perimeter buildings are buffered from nei hborin �'r properties through the use of berms and extensive landscape plantings g !s =,, b. Minimize the window � '. .surface on sides facing adverse mound a sources, where possible. ` Of the 29 residential buildings, ' � ! only 2, containing only ].6 units total, orient toward the major sound source, Kruse Way, Both of these will be partially buffered with berms and landscape plantings that are in addition to the existing plantings parallel '± to Kruse Way, c. Hear pumps, or similar mechanicali equipment shall be located so :,•that operating noise does not affect use of living areas such s, �;? as bedrooms, � . outdoor decks or patio areas and adjacent property, � The only mechanical equipment on site will be the condensing units at the community building in the center of the site, These will he placed as far a from the residential units and screened to minimize noise impact, s PosPible , 5. Buildings shall be desi overhangs, flashings, and gutters ed and hat direcconstt waterroof away from the ` • The hip roof configuration gives positive drainage to the gutter system in all cases ' These gutters connect via drain leaders directly to the drainage system. proposedunderground storm 2.02 (g) N/A 3.005 Stream Corridors Ili! . The site contains one perennial drainage channel which enters the site from in the °• northwest corner from an existing culvert under Parkview Drive, ' The channel originates a several narrow ditches that collect surface and subsurface waters and divert them to the western edge of the site, This incoming water flows in a narrow and shallow channel parallel to the western site boundary, Within 150 feet of entering the site, the channel becomes deeply incised and flows in a straight path I southward, It terminates at the southwest corner of the site adjacent to an existing ` detention pond, where it enters a concrete culvert under Kruse Way, At its southern terminus, the drainage channel is 4 to 5 feet deep and 3 feet wide, The drainage area is vegetated with willow species, hawthorn, spires, meadow foxtail, r, ,,- fescue and velvet grass, Ya N 'Page 13 .4 . . .,..„,......„ . ,..,......, ., . , „... .... . . -..L-4,,.,::.,..; ° 1 ... ... ..k ..... 3.020 Standards for Approval The improvements proposed in the stream corridor are limited to drainage improvements and revegetation. The proposal includes relocating and reconfiguring r ` *? the existing man-made drainageway along the western property line. Improvements . ' ,t, will include: recontouring the stream bed to a more naturalistic, free flowing form, installing a wier structures to control the flow rate and maintain moisture levels, extensive revegetation with riparian plant materials and perimeter fencing to protect the habitat in the area, '' • The buffer zone around the new stream corridor exceeds the 25 foot required by the Development Ordinance. a The improvements proposed in the stream corridor are in compliance with permitted "types of development" allowed in the stream corridor [3.020 (43 A-E)]. An easement or tract will be defined over the drainage area ensuring access for r storm drainage maintenance requirements. - 4.005 Wetlands 1 The wetland areas on-site consist of three narrow man made trenches that traverse different portions of the property. One is in the northern portion of the site and elopes from the east to the western edge. There it connects with the second trench which slopes to the south and extends the length of west site boundary. A third trench or swale is located parallel to Kruse Way in the southeast corner of the site, 1 tl This swale slopes to the east extending onto the Baptist Church site (under • „ r" ; construction) and terminates near the Kruse Way/Carman intersection. Refer to ; (A2) site analysis for mapping of these areas. 1 ' In addition to the delineated jurisdictional wetlands, which total .49 acres, there is .. ` an existing storm water detention basin located in the southwest corner of the site. This facility was constructed as part of an earlier phase of the Westlake PUD to regulate the volume and flow rate of stormwater entering a culvert which extends to the south under Kruse Way Boulevard. The method proposed for addressing these wetlands is to eliminate the two trenches that traverse the site in an east/west direction and consolidate them into one larger riparian zone along the western site boundary. This facilitates creating one large, high quality wetland habitat area that is an extension of the drainage corridor l k established to the north with the Westlake '89 single family development phase. , This riparian wetland area will extend from the northwest corner of the site, where ` it picks up stormwater from the culvert under Parkview Drive, down to the southwest corner of the site where it flows into the existing storm water detention dy , facility. This riparian area will be recontoured and vegetated with wetland material ` •p;d?, •,,4,.. to match the norther', Westlake `89 drainage corridor. The detention pond will also be modif"ie? and enhanced with riparian vegetation. A 4 foot high chain link fence �,. ` will enclose the area, meandering through the wetland plantings. Refer to the • ',. landscape plans (L1.4) for a detailed description of revegetation efforts. n► Page 14 M r v , ){ a , a t l,,,4Ai {Jy" 4 n ; • 1 �> i The site grading and drainage systems are carefullydesigned a r wetland corridor and pond. Stormwater runoff from the bud ngs to tanda parking with this will be collected and conducted in pipes to strategic areas located • I areas , wetland, The stormwater will outfall into a network of smaller b next to the parallel to the wetlands, Thesens seine and swales biofiltration, cleansing the water before it enters the wetlandand ales cowilrridor providerand pond, The basins and swales will also provide additional stormwater stora detention . • volume, ensuring that stormwater enters the wetland corridor and main det pond at the appropriate rate and velocity, ention z, This method for wetland mitigation and enhancement has b een representatives of'he Division of State Lands and the Oregon Department of and Wildlife. These agency representatives, who will be primarilyresponsible firh ' ' wetland permit issuance, concur with the proposed improvement for Final grading and planting design for the wetlands will be prepared and a '. nationwide wetland permit application will be filed d concurrent with project final design and construction documents, For further reference, the appendix contains the wetland report prep, •ed and submitted with the initial development. application as well as an '— dated memorandum from the J.D. White nt review regarding the wetland swale located in the southeast corner White Company MI Kruse Way Boulevard, of the site adjacent to 5.005 Street Lights As discussed in 2,02 (].d) building entrance lightingwill be accomplishedr. Jt with wall mounted fixtures at each unit• Car courts will be illuminated with fluorescent M fixtures mounted behind the headers or facia of the carports, This will effectively eliminate glare,,` t Internal access drives will be illuminated by pole lights with cut glare. Existing street lighting along Kruse Way and Parkview Drive to minimize is will re main, •' On-site walks will be illuminated with low level garden lights and post mounted nted • lights. See the Site Lighting Plan, Sheet A16. The manufacturer cut sheets on } • proposed fixtures have been included in the Appendix for further reference, 6,005 Transit System w 'Fri-Met Route 38 currently serves the Kruse Way corridor,Carman near Kruse Way, This stop is linked to the project site Barest stop is on +" ' pedestrian path, y an existing 7,005 Parking and Loading Standard For the parking and access drive layout and a complete breakdown of parking spaces, refer to the Site Plan, Exhibit Al in the Appendix, � • '(. Page 15 ° c • r .xIt 44 4(4 1,+I„ e e.: i ,N,,:, :: j r The following is a summary of code required parking for the project: `' '{ ` Unit Type Parking Ratio No. of Spaces• 1 Rgmt• Units Required - ;ry j r j K , ' 1 bedroom 1'/a/unit 204 306 '.' ..'; r. 92 184 *' 2 bedroom 2/unit ��` ` t 56 140 l t�• �4 , 3 bedroom 2�/�/un�t ___,._. ' ,. 'fi Total Parking Requires 630 3 •y 720 spaces are indicated on the site plan which exceeds the code required number. h Per the requirements of UBC 'rable 31A, 7 handicapped spaces are indicated on the • ` n " Site Plan, Sheet Al. r a ; 49% of the spaces will be compact. No garages are proposed. 352 of the spa.es will be carports. ' i ,n Park and Open Space +' 8.005 p P This requirement has been met in the overall approved Westlake planned development. 9,005 Landscaping, Screening and Buffering The site landscape design concept has been carefully coordinated with the site layout of buildings, parking areas and circulation. The efficiency of the proposed building types and parking areas results in proposed landscape area well in excess of Lake • 1. Oswego code requirements. The orientation of the structures on site provides ' excellent opportunities to create dynamic outdoor spaces and an appealing t t ' streetscape along both Parkview and Kruse Way. •/:• Street trees are proposed at 30 foot intervals along Parkview Drive across the entire frontage of the site. These Ash trees will match the existing trees on the north side of road as well as the trees to the west in front of the Westlake Meadows apartment complex. The Ash trees will also extend into the site leading motorists up to the recreation center. Ash trees (different varieties) will also be planted along the interior site roads as well as iti parking lot islands throughout the project. The .1 , .,, planting along Kruse Way is designed to blend into existing planting and provide `/ • . buffering from traffic noise, The street trees are held back from the site entries to s " provide the required site vision triangle needed for mntorists and pedestrians, < 4 The views of on-site parking areas are, for the most part, are obscured from off-site ' ` 5 by the positioning of proposed buildings. Low plantings and lawn areas are proposed between the buildings and parking areas, This will facilitate improved y t a i' , security for parked cars and pedestrians, 0 ' . . . '' ` t. .. Page 16 � `; tia .4 .. "' ' 4 • • • • • -4 .4 L ..<i - 4 ' . iV,,,,,. ,, . .x 04., , 1 , , , r� 1 , j Perimeter site screening is accomplished with a combination of berming or i t';, '„ P' ,w` mounding and planting evergreen trees and shrubs, The northern edge of the site ,� r fronting on Parkview will contain undulating grass berms varying in height from 4 �'` •"- ` to 10 feet. Groves of evergreen trees are also proposed in strategic locations for additional screening. The southern edge of the site fronting Kruse Way will be , screened with berming and planting groves of evergreen and deciduous tees. This r area will also contain shrub plantings that will blend in with existing plantings ', �{� ''Y�'0 ' • along Kruse Way. The screening will be held back for improved vision at the ,',� t r " proposed right-in/right-out access point on Kruse Wayi The eastern boundary will • * :•m•.:i be screened by a berm that will be graded to match into the berm proposed on the 'f ," adjacent Baptist Church facility which is under construction. Evergreen trees and shrubs will be planted that blend well with those proposed for the Baptist Church '• '• buffer planting, the west boundary will be buffered by extensive riparian and f. wetland plantings that will be incorporated into a drainage corridor flowing to the southwest •corner of the site into a pond adjacent to the Kruse Way right-of-way, it { :: The proposed plant material species, size and spacing are listed on the landscape "r wi' `' plans with this application, All plant material sizes and proposed spacing meets Lake Oswego code requirements. All plant material will be installed to industry• ;` `` 1: , standards and specifications, •• ° , , „: An automatic irrigation system will be installed to irrigate all proposed landscape �"°';; area on-site. ,4r ,', . The site is currently covered with native grasses and does not contain any " ; ` { substantial existing trees or other vegetation, 3 • .�, The site does not contain any rare or endangered plant species identified in the Lake x .''f Oswego Development ordinance, i 6 On-site topsoil will be stockpiled during construction and reapplied to form the ` y ''` proposed berms as well as the proposed lawn and planting areas, t 1 There are no existing overhead powerh ies that would inhibit the growth of trees proposed for this project. All new utilities will be installed underground to City , Public Works standards, i • The street trees proposed along Parkview will be planted in a 3 foot wide grass strip •*'° between curb and sidewalk which will not restrict root growth or the overall growth and form of the Ash trees{ ,`•• .` tri The perimeter site landscaping illustrated on the plans indicates sizes and types of .>., plant materials to be installed, The type, spacing and size of plant material conforms to the City of Lake Oswego screening and buffering requirements, , ' The site landscaping for the entire project will be maintained to City standards, The riparian area long the western property line will be maintained to Division of State 4; Lands and Department of Fish and Wildlife standards, J Page 17 ,,,, ,, y .'1 ...y•1 s• 's ;, Jt 'u • �A ».r 10.005 Fences ri ,. + • Grade level patios will be enclosed by fences with the height not exceeding 6' None of these fences are within the required perimeter setbacks, The wetlaz as mitigation area will be enclosed by a chainlink fence with a height not to ext bed 48", `,a 11.005 Drainage g Standard for Major Developments i Storm Drainage System and Water Pollution Filtration ( Storm drainage detention is provided for this project by the existing pondin the southwest corner of the site, The pond was built during the construction part of 7.• Westlake '89 as a regional detention facility and is already covered by an existing^ •M public easement. It is presently capable of detaining 43,000 cubic feet of runoff, while releasing 8,61 cubic feet per second. Under this project, it is proposed to be modified to accommodate a 13,750 cubic feet (ordinarily dry) filtration pond in the • a east end of the easement, To compensate for the area used for the filtration pond, • } ' more detention area is to be added to the north, An easement is proposed to cover the added detention area, The area immediately upstream from the lowest most , 4'. �' southerly "check dam" is below the overflow elevation of 253°. It is proposed to be ` )' included in the detention volume and to be covered by the new detention easement. ,�' Cir, ' „. s The proposed drainage system is to be private, employing Lynch Type catch basins 4' 0 and cleanouts at e•rer,y 100 feet in accordance with the Unrat.nmcd .Plumbing Code, Ruin-off collected by the proposed private drainage system is td be discharged into a ,fit• "` "dry" filtration pond o1:,t of which the runoff is to seep into the detention pond. �o While the emergency L'verflow of the detention pond is at elevation 253°, the top of the filter dam between the detention pond and filtration pond is ,at elevation 252.5, ' "'` which will ensure that at the worst flood condition, exceeding 25 year frequency , event, the two ponds would l'ecome a single body of water before it overflows into • Kruse Way, Such design is proposed to maximize the detention volume, `' The volume of the filtration pond is calculated using elevation 252.5 as the water r• surface elevation. Run-off flowing from the east in the existing drainage ditch next R• om`. to Kruse Way is proposed to be discharged into a new ditch inlet to be constructed • • '•t• over the existing culvert taking the drainage south, accross Kruse Way, The existing • ' ditch is more than adequate for the calculated drainage comming from the east, A,. Salutary Sewer System 1 Sewage from this project is proposed to be discharged into an existing 8-inch lin. 4' . , extended through the adjacent property to the west, ending at an existing manhole �' in the southwest corner of the project. Property to the north of the site is already developed while property to the east (Baptist Church site) is served by the existing line east of the project. Since there is no need to extend the sanitary line to serve • the neighboring properties, the system is designed to serve only this project, p , �0 r + Page 18 yA a i j All proposed main lines are to be public and are placed within a minimum 15-foot L. wide public easement. Sewer lateral lines outside the public easement are to be \,, private, serving only one building each. The system is designed y to locate all manholes either in the vehicle accessible area or immediately adjacent to it, s ,; Water System The proposed water system is to be line tapped to the existing 12" line in Park View Drive, north of the project as well as to the existing 12" line along the east side of ' the project located upon the Baptist Church parcel 18 feet from the property line. The church is agreeable to granting a minor public easement necessary for this connection, Both 12" lines where connections are proposed are served by the Touchstone Reservoir Service Level with an overflow elevation of approximately 475,°. The highest floor elevation of the proposed development is 287,° which would experience a pressure of 81 PSI. The lowest floor elevation is 257.° which will have even higher pressure, To limit the maximum water pressure to 80 PSI will require the use of a private individual pressure reducer at every on-site water meter including irrigation y a. meters. :.r ' According to the City Fire Department a fire flow of approximately 4,900 gallons per , ry z minute is available at the two 12" lines where the proposed water system is to be connected. To ensure that the above flow is made available throughout the site, a 10" diameter loop is proposed through the complex, with 8" short branches from the loop. design � ` P will ensure the maximum velocity in the looped 10" pipe of about 10 feet per second. In the placement of fire hydrants on-site the criteria applied is to have no point of a building further than 250' from individual hydrants, Erosion Control ;fit In the development of this project it is proposed to ensure application of Tualatin . River basin and City of Lake Oswego erosion control standards, 16.005 hillside Protection and Erosion Control An erosion control plan, indicating methods to City standards, will be submitted with the project construction documents. 17.005 Flood Plains N/A �.. • '- 18.005 Access : :The site will be served by three accesspoints, ♦ :. The two primary access points will be from Parkview Drive opposite Bunick Way and a right-in/right-out onto Kruse Way ". .,', r A Page 19 • ♦ t i ', ••! •'C Y 8,005 Park and Open Space The OPDS for the Westlake II PUD states; There will be a total of 46 acres of open space. The location of approximately 41 acres is indicated on revised Exhibit BD (revised 10/84), The remaining balance of approximately 5 acres will be distributed between Lot 8 Cents rpointe Plat multi. '" • family area 3 and single family area 2 of revised Exhibit K(revised 10/84). Alteration of the • distribution of this 6 acres of open space may be approved by the City Manager as a minor change to ` .•:;' the ODPS. To satisfy this requirement, the wetlands mitigation area and wetlands buffer along the west •;• property line, and the detention ' 1 Open p pond at the southwest corner of the site will be designated as . 0 n Space. This area totals approximately 1.3 acres. �. ••1 ' .J :�. 0 • \ Y q , i Q, • t , q �2. \ Q 4 f. • a EXH16� IT i �• t r Ft • • l , • v I. 4 Pi • .t. /IS . Wetlands Delineation, Evaluation, and q General Biological Overview • • S. • of { The Proposed Pointe South Apartment Site tare Oswego, Oregon °v for •Dominion Development Company 5911 Orchard Street Weft Tacoma, WA 98467 • • I E S ASSOCIATES "the wetlands group" rF EXHIBIT ' e I ei C_, Wetlands Delineation, Evaluation, and General tiological Overview • a ` of Pointe South Apartments Lake Oswego, OR • • for • Dominion Development Company 5911 Orchard Street West Tacoma, WA 98467 by • IES Associates 1 "• 1514 Muirhead Avenue Olympia, Washington 98502 • and :. Scoles Associates, Inc. Post Office Box 2168 • Lake Oswego, OR 97035 • r � October 16, 1989 + u, 4110 • • • r TABLE OF CONTENTS PAGE Wetlands Determination Summary ii Introduction 1 Figure 1 - Location Map 2 \;: Wetlands Background Information 3 Procedures 3 Results and Discussion 5 Hydrology 5 Existing Environment 5 Wetland Hydrology Determination 6 " Figure 3 - Wetlands Map 8 Soils 9 Existing Enviroment 9 , '`• , `'` Figure 2 - Hydrology and Soil Map 12 Hydric Soil Determination 12 Table 1 - Soil Color Measurements 12 vegetation 13 , . t' Existing Environment 13 Hydrophytic Vegetation Determination 14 Wetland Values 15 Summary of Wetland Determination 16 Bibliography , „ 18 Table 2 - Partial List of Plants 20 Appendix A - Wetland Determination Sheets . 21 , . J R I. . 1 , XNr`, , 1 r , 5 , 0 ' ; { 1;: wetland Determination Summary Site Pointe South Apartments Location : (proposed) . Parkview Drive Westlake Meadows Apts and Lake BaptistbChurch) Lake a Oswego, Oregon. F' Method : Dominion properties Tacoma � ' On-site Determination; September 23 , 1989 (soils & hydrology)gY) and October 2, 1989 } o Intermediate Level , Quadrat transect sampling ' t ,. Determination : The site contains 0.22 acre wetlands. '( jurisdictional Hydrology drainage 1 incised ecific :::a .st):e in a nroaxtficia� ainsone channel . The channel has wetland tus i Y deepenupland characteristicsattheton the bottom and edge of site has P bR'�nks. ' the earlypositive indicators of saturated soil during / part of the growing season. mound water saturation are the Drainage pattern and indicators occurring on this site. Primary wetland hydrology Soil hypes Hydric (specific areas) ;(Aloha, Cove , Huberly) , site has three soil , • hydric by SCS . two of which are listed as characteristics Many areas have positive h t ': 12 inches , but (lowals matrix have very some mottling) Y d r i r. hydric ces , but i� y low moisture c••ntent.e upper he „` conditions when sieshappear to have developed under historic ditches.o hydrology The southeast edge of the not confined hs cto layey thd�t exhibits current hydric conditions and a clayey soil moisture content. Low chrome matrix cola a higher soil concretions are the typicalr► mottling and indicators present on this site. Vegetation Hydrophytic channel supports a facultative(specific areas) ; the drainage hwthorn �ltative wet community including willow, dominated by meadow (oxtail and the remaining tycorner is and velvet. grass . The area by fescue • �, • seeded many years ago grass community was Overall , g when the site was firstr farmed , the site has a except in the drainage cha lznahce of facultative grasses , Project Staff �' Rex Van Wormer, lBS Associates, wetland ecologist, Phil Scales , Scales Associates, Inca s ' . X. and water scientist. ► oil M , ` A s o yr -4••' R t `Q11 1 .4 i 1'r� lid,fib . . C . Introduction , ;r This report was assembled for Dominion Properties to Y `— assist in site planning of a new multi-family apartment complex by determining the location and extent of jurisdictional wetlands . This report describes existing hydrology:Y gy, soil and vegetation conditions which pertain to wetlands . The wetland boundary defined herein marks the „ location and extent of jurisdictional wetlands. • The proposed Pointe South Apartment (PSA) site is located north of Kruse Way , south of Parkview Drive (planned • extension) , east of Westlake Meadows apartments, and west of the proposed Lake Baptist Church site, Lake Oswego, Oregon (Figure 1) . Access to the site is bestY' • terminus of Parkview Drive . The gained from the east project site occupies approximately 21 acres. The topography gently slopes to the southwest, and slight east-west undulations separate the parcel into two drainages. A small Y perennial drainage channel °: ' flows from the property to the north. The United States Geological Survey (USGS) Lake Oswego, Oregon 9 quadrangle map - i• . (1984 revised) shows the site elevation ranges from 290 to 250 feet above the national geodetic vertical datum of 1929 . • Along the southeast edge , an off-site perennial drainage channel runs parallel to the southern property line. /Y, Until recent zoning changes and housing developments, the PSA site was used as open pasture for cattle. Several fallow years have nearly erased any adverse impacts created by grazing . During the past winter or spring , a drill rig investigating geotechnical conditions made some disturbances (deep tire ruts) while moving from one location to another. The consultant team finds that approximately 0.22 acres of wetlands fall within the jurisdiction of the US Army Corps of Engineers , Portland District (COE) and are subject to restrictions and permits required by Section 404 of the Clean t Water Act. Approximately 0 . 1 acres are affected by the current site plan, all of which fall under the Nationwde•-26 program as less than 1 acre requirement . An extensive mitigation plan and stormwater detention area is s � � ^ separately, proposed . ` 1 ,.; p �• Y .. • ..Wyk .+ 14 /.y ♦ % r .•fir t Or a - I r (---. -. ,,.. ••.,.,io ••, ,-. • : . ,•,• , ,.. ".'• '.,.'„, -, ••1-,*.T: : ,. ' •••,,:r •-••• ,, : ' .'''-, . ,;,•• 4'..,..-.:•,'*•',...,::. , '. '', .,• •••' ,-.:• ,,'`••• .... ': .. „ -.., : ,.. ....-,..... .... .. ,.. TO 1 :‘, ,...... - ,*......',':,..•.. 5 ORE, 217 . M E A K • D R 4 u WESTA!5E ....� RD, ;. W S P DR. ` �QS�ERG \ $ E A R 1 R W K D, A V , Y 1 E W • .,. KIN�a S GA7& • : .-..'DR. D R. sf • ,.• tl' \\\\\-\\ I /y POINTE WESTLAKE s y SOUTH , '89 HOUSING E 410 . : '. \ APARTMENT SITE \ SITE (PLANNED) s (PROPOSED) L, .....,.... . . T» t ` PETERS •CARMAN " • r' LAKE BAETISTde DR. CHURCH SITE �A s • I TO LAKE GROVE, CITY CENTER \lie° .. RD» ,, `r:: NORTH • il.:''''.' :" yy. FIGURE 1, Vicinity map of the proposed Pointe South Apartment site, Lake Oswego, Oregon, Proposed site: 21 acres. y, , 1. • • • Wetlands Background Information : S Wetlands are defined by the COE as "areas that are • • inundated or saturated by surface or ground water at a �' frequency and duration sufficient to support, and that under normal circumstances do support a prevalence of vegetation typically adapted for life in saturated soil conditions . " (33 R,. CFR 323) . The importance of wetlands has increasingly been recognized by the public as well as developers and regulators . In order to protect wetlands , federal and state legislation ! , has been enacted to preserve wetland values and functions . •, The US Army Corps of Engineers (COE) has jurisdiction over ,`z'' filling of wetlands through the Clean Water Act. The US Environmental Protection Agency is responsible for reviewing all COE permit decisions regarding wetlands. The Department • :; `'; of• State Lands (DSL) has jurisdiction over dredging of wetlands and concurrently issues a permit with COE. ,,.•' } • Procedures : Procedures utilized were (1) pre-field site evaluation procedures which included the review of Washington County soils data , the review of U .S . Fish and Wildlife Service .� . wetlands maps of Washington County , and review of wetland • reports from, the Brunick property to the north and (2) field procedures. • r•.. • Field procedures were divided into three separate segments, they were: (1) the. site was walked and photographed, ( 2 ) vegetative samples were taken of every different identified plant species or clump of plant species that could be found on the site. Plants were identified in the field and ," taken to the Creso Herbarium, Pacific Lutheran University for ai, ,. confirmation and identification to subspecies or group, if possible , and (3 ) preliminary data collection on soil and hydrological conditions by Phil Scales of Scales Associates , Inc. From these surveys, the general physical parameters , and a approximation of the wetland boundaries were determined. ... • • 3 . 1 r yr r >r 0 "S i ` ' Wetland determinations were made using the techniques described in the Unified Federal Manual for Identifying Delineating Wetlands (COE, 1989 ifyin9 and the three wetland criteria listed below methodology'—" focuses on . that must be met: 1. It .must be inundated or saturated with water . at some time during the growing season of the prevalent vegetation (usually at least seven days) ; and 2. It must have hydric soils, which are soils that saturated or flooded long enough during r areg season to develop anaerobic conditions; andhe growing 3 • It must support a prevalence of h dro h tic loving) vegetation. Y p Y (water- r.; Prevalent vegetation is defined as the species that are dominant in a community, r' - usually measured b percent. Y aerial cover greater than 50 There are some exceptions to this, for example, in cases where one or more of the original elements or vegetation) have been disturbed or altere(hydrology, . The gPS ssi.le was evaluated having no disturbance, pog site channelized probably 25 years ago or mmooreuse the hydrology was • et Project site was surveyed on August 3 , 1989 , and September 6 g 30, 1989, September Biologist, IES Associates and onSep be t y Rex Van Wormer, Senior Scoles of Scoles Associates, Inc r 6, 1989 by Phil A detailed vegetative analysis and wetland flagging were completed on October 2, 1989 by IES Associates. Soil and hyrology conditions were studied on • 23, 1989 by Scales Associates, Inc, September andon IES Associates. Their field observationsare crecorded 2, 1989 data '. sheets (see Appendix A) and their wetland determinationsare summarized in the next section. Three soil t;'rans and C) ects and one other location CD (ing) were investigated. Four vegetative dtransect tirejacent to nthe rutting) . transect lines as soils A, B, and C, on same . " r and a cross transect of 4 iri4 Yl N 1,1 1 . '. ` t • t ' { �•, a t ?_ .. ., ... Y tilt., rw the existing drainage ditch were also investigated. Given the size and "facultative" nature of the property, the intermediate-level survey method was chosen for use in this study. At selected points on each transect , percent vegetative cover was visually estimated for each plant species observed within a 5-foot radius for bryophytes and herbs; and • a 30-ft radius for trees, shrubs, and woody vines. Additional • species were occasionally recorded if their presence near the point being examined was considered important (particularly if obligate, facultative wet, or upland species were observed) . Hydrology and soils were evaluated at the center of these ' areas using a hand bucket auger. � . wI Results and Discussion Hydrology . Existing Environment : The hydrological features of the PSA site include one perennial drainage channel and a diffuse drainage pattern that directs surface water runoff to an off-site ditch . These �• features are shown on Figure 2 . '" A perennial drainage channel enters the PSA site in the notthwest corner from a gently sloping plain that extends north into the next property . The channel ' originates as several narrow ditches that collect surface and subsurface waters and divert them to the west side of the Westlake ' 89 site. Additional hydrology information about the Westlake ' 89 site is specified in its wetlands report (Anderson and Scoles, 1989 ) . The incoming water flows in a narrow and shallow channel filled with low herbaceous hydrophytic plants. Within 150 feet of entering the site , the channel becomes deeply incised and follows a straight path southward . A small earthen bridge crosses the channel in its lower reach and is • „ .; presumably the same age as the drainage channel . At its southern terminus (a concrete culvert) , the drainage channel is 4 to 5 feet deep and 3 feet wide at the bottom. The • - • ,,: '* _ •-_ { ' I i \ ' �� Y culvert directs the drainage water under Kruse Way and into t1 another ditch system that eventually becomes a tr ibutary to Fanno Creek and then the Tualatin River. The eastern half of the site is topographically separated y • 'e by 'a slight undulation . The drainage pattern currently directs some runoff to the south edge of the property as observed by some matted plant material . At the southeast edge, a drainage ditch runs parallel to the property carrying runoff and spring water from the Lake Baptist Church site. The ditch terminates at a culvert similar to the perennial , ' . drainage channel and crosses under Kruse Way and enters the same ditch system. Since this ditch is located off the PSA property , it was not delineated for wetland status . Additional hydrology information about the Lake Baptist Church 1c site is specified in its wetland report (Anderson and Scoles, 1989) . c The historical hydrology of this site was not evaluated since it has been a pasture for likely more that 25 years. ea. The apparent "age" of the drainage features seems the same, and some channel maintenance logically occurred. Based on the a prevalence of hydric soil characteristics (low chroma matrix .4 and mottling) , it is quite probable that the site historically 1 remained wet for significant period into the summer. The diffuse topographic changes over the whole field tend to • suggest that overland flow followed grass-lined swales and ' • water may have seasonally ponded in several areas. • ,` Wetlands Hydrology Determination : • Wetland hydrology is defined b the Y presence of regular .presence (seasonal ) water inundation or soil saturation up to the surface at some time Burin the s'• g growing season . At the time '' Y' .. ry', of the field study , such inundation or saturation was apparent `0„, only in the perennial. drainage channel . The shallow section ' of the channel , • (in the northwest corner) had some saturation ';' near its upper bank, but saturation in the southern end of the channel was confined to the bottom. The southernmost data points of Transects B and C, has wetter soil conditions in comparison to the rest of the site . Although actual 6 L..: n i hail Y r: `"' • pT ;i ti .. saturation was not visible ( due to the late season determination) , it appears that the southeast property edge has sufficient wetness at an earlier time of the year to qualify having wetland hydrology. Positive wetland hydrology indicators, such as standing water , saturated soil , wetland drainage patterns , and hydric soil characteristics were evident along .the drainage channel during the site visit. • `• r 1 i Y. ,L. } 4 • • 1= • tt • y• rr M. • • • • • t. • Y Yr •i • 7 s ,e. 'M� • rr. 1, T " 2f/;END _ i -- © -I- Soy'.Z '71cc+' hoes u 0 Vey e•l'c1+1 o,n sr,rtplr=s a. - , Draangle di-l-ches• p r N tA15' . . !� • 1 '�OCLfI�,Q.r . , ® We+1 Q h,d Y • Q T `1 rahsec. . Inns .- . , . • 'I— U15 y „ 1, ' Es /5 / f • tA 35 e + C 25 0 ' -1- 626 4. C 315 WETLAND5t.b LIN ATION�MAP. • 4 ' KRUS5 WAYS ` ' . riounE 3 Ff , 1 Ir. �'1 ` .!. , .0 � +NKr �i � � ,. • '� i" � r 4.•� t - s .rt ( r M Y 1 Soils : Existing Environment . a, Y Three soil ty pes comprise the land surface at the PSA , site. These are the Aloha silt loam, Cove silty clay loam, and Huberly silt loam. All are described in great detail in the Soil Survey of Clackamas County Area, Oregon (Gerig 1982) . For this site, these range from deep somewhat ` � poorly-drained r, upland to deep, very poorly-drained footsiopes . Figure 2 also r shows the different divisions of this soil type (mapping r .•: units) as delineated by the Soil Conservation Service (SCS) and refined by the soil scientist during the site evaluation. y The upland and broad sloping areas in northern half of x r y.ri ,' the property have somewhat poorly-drained soils (Aloha soil %- series) that .have formed in stratified glac,i.olascustrine • deposits and have silt loam to loam soil textures . This soil ��.: has a very dark grayish brown (10 YR 3/2) silt loam topsoil layer about 9 inches thick. It has no mottling or indication ' of soil saturation. The subsoil , from 9 to 48 inches, is also R a very dark grayish brown (10 . YR 3/2, slightly g y grayer) silt ,F, loam . It has some clay accumulation and many faint to distinct dark brown mottles (7.5YR 3/4, prominence inc.eases with depth) . There appears no significant soil color = t d'iiference between the center of the property and the top of the drainage channel . A weakly developed fragipan (a brittle and slowly permeable layer) exists in most of this soil type at a depth of 28 inches . The substratum (unweathered soil material) is a stratified fine sandy loam soil without coarse fragments. This soil type has some development restrictions due to shallow depth to p ground water during winter and early spring, •` x slow permeability, and droughty summer conditions. The Aloha �r- • . silt loam is classified as Aquic Xerochrepts , which means this young soil has a predominantly xeric (dry) moisture regime �. that is partially saturated by the rainy season. It is not listed as a hydric soil by the Soil Conservation Service (SCS, 1969) . 9 ;r DA... FORM FOR SOILS AND HYDRO....)GY x`'' INTERMEDIATE-LEVELONSITEDETERMINATION METHOD %} Project: Pointe South Apartments County/State: Clackamas County, Oregon 1 • Applicant: Rex Van Wormer, IES Associates ` -----• _ ===.--.——=--------. 4 '1 SITE r, Field Date: 89 09 23 TIR/S: T2S, R1 E, Sec.6, 1/4SE, 1/4SW Transect/Location: A-1 S , Description: open pasture, west side of site near the terminus of Parkview Drive • Condition: undisturbed this season, previously mowed eaci i year or A` Vegetation: pasture gasses, spiraea and rosy in West drainage ditch • ti ===a.-..r.-....�......—r..s...-.xl9srm:amour......tstlas+nas.....MMatM1®1At»a11 r . SOILS `,. Depth Matrix Color Mottle Contrast & Color. Texture. Other Charactenstics - 6 in, 10YR 3/2 none, SiL, many roots 12 in. 10YR 3/2 very faint & small 7.5YR 314, SiL '•• 18 in. 10YR 3/2 distinct, 5YR 3/4, SiL to SiCL, matrix slightly grayer ` • • Positive Indicators: none in control zone, lacks sufficient mottling •- r',' ' Non-Indicators: hydrogen sulfide odor, aquic moisture regime, gleying, low t chroma matrix, distinct mottling, concretions • Drainage Class: somewhat poorly drained Histosol: no ' ' ` Control Depth: 0.5 ft.from surface Histic Epipedon: no Series/Classification: ' Aloha silt loam, Aquic Xerochreopts Hydric Soils List : ' no, series has Dayton & Huberly inclusion non-h oric nopositive indicators evident in upper 0.5 ft. �; Determination: y PP + HYDROLOGY Depth Moisture Correlation to Soil Morpholo' y, Other Characteristics ' 6 in. ' very &y high, normal topsoil color for drainage class and moisture 12 in, dry high, normal subsoil color for drainage class and moisture k 18 in. ,.., slightly moist average, normal subsoil color for drainage class Landform/Topography: backslope, nearly level sloping to south Inundation: ' none Depth of Surface water: Soil Saturation: none Depth to Saturation: ` { .1 ' r Positive Indicators: none in control zone " Non-Indicators: oxidized living root zones, water marks, drift lines, waterstained leaves, surface scoured areas, waterborne sediment deposits, wetland drainage pattern, morphological plant adaptations, hydro soil appearance Hydrology Alteration: A-I S adjacent to West ditch, residential development nearby Determination non-wetland, around water not evident in upper 0.5 ft, Comments; late summer determination, unable to confirm soil moisture regime and ,, hydrology status Field Investigator(s): Phil Scales Compiled by: PS f _ _ 1 c • ;5. 1, 5 r (/' 4 y r C\ i' . r , '''. DATA FORM FOR SOILS AND HYDROLOGY . INTERMEDIATE-LEVEL ONSITE DETERMINATION METHOD Project: Pointe South Apartments ' County/State: Clackamas County, Oregon Applicant: Rex Van Wormer, IES Associates r• ,, —" SITE �. . ; Field Date: 89 09 23 TIRIS: T2S, R1E, Sec.6, 1/4SE, 1/4SW Transect/Location: A-2S % ,, Description: open pasture, east side of West drainage ditch ., Condition: undisturbed this season, previously mowed each year Vegetation: pasture gasses, blackberry and willow (2 types) in West drainage ditch •* SOILS Depth Matrix Color Mottle Contrast & Color, Texture, Other Characteristics 6 in. 10YR 3/2 none, SIL, many roots 13 in. 10YR 3/2 very faint & small 7,5YR 3/4, SiL 18-20 in. 10YR 4/2 distinct, 5YR 3/4, CL to FSCL Positive Indicators: none in control zone, lacks sufficient mottling Non-Indicators: hy&ogen sulfide odor, aquic moisture regime, gleying, low chroma matrix, distinct mottling, concretions Drainage Class: somewhat poorly drained Histosol: no Control Depth: 0.5 ft,from surface . Histic Epipedon, no Series/Classification: Aloha silt loam, Aquic Xerochreopts ' Hydric Soils List : no, series has Dayton & Huberly inclusion , , Determination: non-hydric, no positive indicators evident in upper 0,5 ft. HYDROLOGY • , Depth . Moisture Correlation to Soil Moro.hoioay, Other Characteristics 6 in. very d'y high, normal topsoil color for drainage class and moisture 13 in, dry high, normal subsoil color for drainage class and moisture 18 in, dry average, no mal subsoil color for drainage class and series a: LandformlTopogaphy: backslope, nearly level sloping to south Inundation: none Depth of Surface viater: . Soil Saturation: none Depth to Saturation: Positive Indicators: none in control zone Non-Indicators: oxidized living root zones, water marks, &ift lines, waterstained leaves, surface scoured areas, waterborne sediment deposits, wetland drainage pattern, morphological plant adaptations, hyd'ic soil appearance . :, Hydrology Alteration: A-2S adjacent to West ditch, residential development nearby Determination: non-wetland, ground water not evident in upper 0,5 ft. itmaraeysnaWmasmsasrstwsretaoslsmreu,esnr>„aaarennormsaat .. Comments: late summer determination, unable to confirm soil moisture regime and hydrology status • ` ` Field Investigator(s): Phil Stoles Compiled by: PS 41. w , • - r'. _ • . } J a xaa { ' ' t Itft •i t I T i•' w • • .. ! �i r5' DA't FORM FOR SOILS AND HY r!DROtruGY INTERMEDIATE-LEVEL ONSITE DETERMINATION METHOD 1, r y t , 't • Project: Pointe South Apartments County/State: Clackamas County, Oregon Applicant: Rex Van Wormer, IES Associates ,, SITE � --�--m • Field Date: 89 09 23 T/R/S: T2S, R1E, Sec.6, 1/4SE, 1/4SW Transect/Location: A-3S Description: open pasture, east side of West drainage ditch Condition: undisturbed this season, previously mowed each year yax,- Vegetation: pasture grasses, willow (2 types) in West c&ainage ditch I SOILS Depth Matrix Color Mottle Contrast & Color, Texture, Other Characteristics 6-7 in. 10YR 3/2+ none, SiL, many roots, same for SW corner 13 in. 10YR 3/3 faint 7.5YR 4/6, SiL, same for SW corner '? . 18-20 in. 2.5YR 4/2 faint to distinct, 7.5YR 4/6, SiCL, same for SW corner 30 in. 2.5YR 4/2 distinct 7.5YR 4/6, FSL, more dense, same for SW corner Positive Indicators: none in control zone, lacks sufficient mottling Non-Indicators: hydrogen sulfide odor, aquic moisture regime, gleying, low chrome matrix, distinct mottling, concretions Drainage Class: somewhat poorly stained Histosol: no ' Control Depth: 0.5 ft, from surface Histic Epipedon: no Series/Classification: Aloha silt loam, Aquic Xerochreopts y Hydric Soils List : no, series has Dayton & Huberly inclusion ;s • Determination: non-hystic, no positive indicators evident in upper 0,6 ft, ------ —_-- --- ate — �'' HYDROLOGY Depth Moisture Correlation to Soil Morphology, Other Characteristics r 6-7 in. very dry high, normal topsoil color for drainage class and moisture 13 in. "" very c#y high, normal subsoil color for c&ainage class and moisture ` • 18-20 in. dly average, normal subsoil color for drainage class and series 30 in, sl, moist average, normal subsoil color for drainage class • • 4' LandfcrmlTopography: backsiope, nearly level sloping to south ` Inundation: none Depth of Surface water:. " Soil Saturation: none •Depth to Saturation: Positive Indicators: none in control zone ` Non-Indicators: oxidized living root zones, water marks, drift lines, waterstained , ' leaves, surfaco scoured areas, waterborne sediment deposits, wetland ckainage pattern, morphological plant adaptations, hyclric soil appearance Hyc&ology Alteration: A-3S adjacent to West ditch, residential development nearby j'' ;' t, Determination: non-wetland, ground water not evident in upper 0.5 ft, �1 • Comments: late summer determination, unable to confirm soil moisture regime and hydrology status Field Investigator(s): Phil Scoles Compiled by: PS it ....•..41,21 i .. r . DA 1 A FORM FOR SOILS AND HYDR JG'd • r +• INTERMEDIATE-LEVEL ONSITE DETERMINATION METHOD Project: Pointe South Apartments County/State: Clackamas County, Oregon Applicant; Rex Van Wormer, IES Associates SITE • v Field Date: 89 09 23 T/R/S: T2S, R1 E, Sec.6 1/4SE, 1/4SW ` Description: open pasture, middle of site TransectJLocation; &1S Condition: undisturbed this season, previously mowed each year ' Vegetation:9 pasture gasses .»,, . SOILS ' Depth Matrix Color Mottle Contrast & Color, Texture, Other Characteristics '6 in, 10YR 3/3 distinct 5YR 3-4/4, SIL, many roots, few concretions ;: 12 in. 10YR 3/3 prominent 5YR 4/4, SiL, matrix more gray 18 in, 5Y 4/1 faint 7.5YR 3/4, SiCL • Positive Indicators: distinct mottling 4 Non-Indicators; hyd-ogen sulfide odor, aquic moisture regime, gleying, low ': Drainage Class: poorlyadrained concretions Histosol: Control Depth: no P 1.0 ft. from surface Histic Epipedon: no Series/Classification: Huberly silt loam, Typic Fragiaquepts Hydric Soils List : yes Determination: non-hydric, no positive incGcators evident in upper 1.0 ft. HYDROLOGY ___ ___ ____ ���_ - _ istur Depth Moe Correlation to oil More gy Other Characte ristics 6 in. very dry average, normal topsoil color for drainage class and moisture j 12 in. very dry average, normal subsoil color for drainage class and moisture • 18 in. dry average, normal subsoil color for drainage class and series Landf orm/Topography: backslope, sloping to south, slight depressional swate Inundation: . none Depth of Surface water: • Soil Saturation: none Depth to Saturation: Positive Indicators: wetland drainage pattern Non-Indicators: oxidized living root zones, water marks, gift lines, waterstained leaves, surface scoured areas, waterborne sediment deposits, morphological plant adaptations, hydric soil appearance "Ivdrology Alteration; Kruse Way road developments Deter,,ination; 1 . ' __ non-wetland, ground water not evident in upper 1,0 ft, Comments, -~-late =---M--------- _—. _-- ..= summer determination, unable to confirm soil moisture regime and hydrology status r Field Investigate s): Phil Scoles Compiled by: PS ;, DA1, . FORM FOR SOILS AND HYDRO�GY ,k ` INTERMEDIATE-LEVEL ONSITE DETERMINATION METHOD Project: Pointe South Apartments County/State: Clackamas County, Oregon `` ,r ., Applicant: Rex Van Wormer, IES Associates xa::am.a asp=a.-:..=3 . x-=a.oaa..a .`. SITE Field Date: 89 09 23 TIRIS: T2S, R1E, Sec,6, 1/4SE, 1/4SW Transect/Location: B-2S Description: open pasture, middle of site, near south boundary Condition: undisturbed this season, previously mowed each year Vegetation: pasture grasses SOILS \1 Depth Matrix Color Mottle Contrast & Color, Texture, Other Choracteristics t '' »' , 7 ini 10YR 3/2 none, SIL, many roots, no concretions • ' 12 in. 10YR 3472 too faint & few brown mottles, SiL, no concretions 18 in. 5Y 2.5/1 very faint 7.5YR 3/4, SiCL, no concretions 26 in, 5Y 4/1 too faint, C, no concretions, occassional sand gains . , Positive Indicators: low chrome matrix Non-Indicators: hydrogen sulfide odor, aquic moisture regime, gleying, distinct mottling, concretions Drainage Class: poorly chained Histosol: noControl Depth: t t 1.0 fti from surface Histic Epipedon: no Series/Classification: Huberly (0-18 in.) Cove silty clay loam (>18 in.), Vertic Haplaquolls 0 i. Hydric Soils List : yes Determination: hydric, few positive indicators evident in upper 1.0 ft. =====- --+^ .....,- -",."',".carts i s =====i11 lam===== ====ss=a HYDROLOGY ' Depth ' Moisture Correlation to Soil Morphology, Other Char c eristics 7 in. very dry high, normal topsoil color for ct'ainage Bass and moisture 12 in. Pr very dry high, normal subsoil color for drainage Bass and moisture 18 in. dry average, normal subsoil color for &ainage class and series 26 in, sli moist high, normal subsoil color for drainage class and texture • LandformlTopog'aphy: footslope, nearly level sloping to south, slight depressional swale " " Inundation: none Depth of Surface water: Soil Saturation: none Depth to Saturation: ( Positive Indicators: wetland drainage pattern Non-Indicators: oxidized living root zones, water marks, drift lines, waterstained • leaves, surface scoured areas, waterborne sediment deposits, morphological plant adaptations, hychic soil appearance Hyciology Alteration: 12 ft. north of South ditch and diversion under Kruse Way • Determination: Y . a • . wetland, ground water likely rises to upper 1.0 ft. aaamae,.a.a.rY ._! • Comments: late summer determination, unable to confirm soil moisture regime and hy&ology status Field Investigator(s): Phil Scoles Compiled by: PS , 41 DA1A FORM FOR SOILS AND HYDROGY 4 INTERMEDIATE-LEVEL ONSITE DETERMINATION METHOD U Project: Pointe South Apartments County/State: Clackamas County, Oregon Applicant: Rex Van Wormer, IES Associates Field Date; 89 09 23 T1R/S: T2S, R1E, Sec.6 1/4SE 1/4SW Transect/Location: C-1 S . ' + Description: open pasture, east side of site Condition: undisturbed this season, previously mowed each year Vegetation: pasture grasses ■Immornssasetmm►ommmmmmssssmomwssasstndwmmsmmsmmsmtsaatun-ssms SOILS .Depth Matrix Color Mottle Contrast & Color, Texture, Other Characteristics 6 in. 10YR 3/3-2 none, SiL, many roots ' 14 in. 10YR 3/3 distinct 7.5YR 4/6, SiL, few black concretions 19 in. 10YR 3/4 prominent 7.5YR 4/6, SiL, bk, concretions, matrix also 2.5Y 4/2 30 in. 10YR 3/4 prominent 7.5YR 4/6, SiL, matrix also 2,5Y 4/2 (varigated) Positive Indicators: none in control zone . ' Non-Indicators: h dro en sulfide odor, aquic moisture regime, le in , low r chroma matrix, distinct mottling, concretions g y g Drainage Class: somewhat poorly chained Histosol: no uF Control Depth: 0.5 ft. from surface Histic Epipedon: no "" Series/Classification: Huberly silt loam, Typic Fragiaquepts Hyck is Soils List : yes Determination: non-hydric, no positive indicators evident in upper 0.5 ft. --, —� — .-- --� r--- HYDROLOGY , f} Depth Moisture Correlation to Soil Morphology, Other Characteristics 6 in. • ,., very dry high, normal topsoil color for c�ainage class and moisture b d 14 in. very dry high, normal subsoil color for drainage class and series 18 in, dry average, normal fr4gipan appearance for drainage class & series ,t.` W 30 in. , sl, moist average, normal fragipan appearance for moisture regime Landformllopography: backslope, sloping to south , Inundation: - none Depth of Surface water: ,` Soil Saturation: none Depth to Saturation: . . - Positive Indicators: none in control zone Non-Indicators: ` ,oxidized living root zones, water marls, drift lines, waterstained leaves, surface scoured areas, waterborne sediment deposits, wetland drainage pattern, morphological plant adaptations, hydric soil appearance • Hyckology Alteration: ditches on adj. property owned by Lake Baptist Church " .; Determination: non-wetland, ground water not evident in upper 0.5 ft ' J - - S -."--x2x-'sox-====000"oro_....--..... ........-s-=- ... .009txx =2= o Comments: late summer determination, unable to confirm soil moisture regime and hydrology status Field Investigator(s): Phil Scoles Compiled by: PS . , DA.A FORM Fon SOILS AND HYDRCJGY ' INTERMEDIATE-LEVEL ONSITEDETERMINATION METHOD Project: Pointe South Apartments County/State: Clackamas County, Oregon Applicant: Rex Van Wormer, IES Associates -,k A xmaastsaa=aaaaasaaaaa::anaia�iasiacasriamaaaaas3aysa-a asai�aawsa===== \' SITE a�aaa. 1 Y. :. Field Date: 89 09 23 T/R/S: T2S, R1E, Sec.6, 1/4SE, 1/4SW Transect/Location: C-2S Description: open pasture, east side of site, near east boundary Condition: undisturbed this season, previously mowed each year Vegetation: pasture grasses .....=aa..�.. _��.=Ws.=z._-t=a==as=aa =. " ...••...,.•.-tultai====airrMeaslleion m====fi •.-tatmaa '" SOILS Depth Matrix Color Mottle Contrast & Color, Texture, Other Characteristics , 7 in, 10YR 3/2 none, SiL, many roots ; , 12 in. 10YR 3/2 none, SiL, many black concretions 16 in. 10YR 3/1 faint 7.5YR 4/4, SIL, no concretions 20 in. 5Y 3-4/1 very, very faint 10YR 5/8, C, no concretions Positive Indicators: low chrome matrix, concretions Non-Indicators: hydrogen sulfide odor, aquic moisture regime, gleying, distinct mottling Y r '.1' Drainage Class: somewhat poorly drained Histosol: no , , Control Depth: 1.0 ft. from surface Histic Epipedon: no .'\ ; Series/Classification: Hutierly (0-18 in.) Cove silty clay loam (>18 in.), Vertic Haplaquolls 't Hyd'ic Soils List : yes Determination: hydric, few positive indicators evident in upper 1,0 ft, ' L'•3=a=====..r..-.....=3.�:333=3�.......=y�,.�.___ �5ii3t�========CL=z1037.===+'9CS.':====.�==.,.3=3 . . HYDROLOGY ' Depth . Moisture Correlation to Soil Morphology, Other Characteristics 7 in. very cry average, normal topsoil color for drainage class; and moisture 12 in. dry high, normal subsoil color for drainage class and series 16 in. dy high, normal subsoil color for drainage class and texture 20 in. si. moist high, normal subsoil color for series and texture • Landform/Topography: backslope, nearly level sloping to south Inundation: none Depth of Surface water: ' Soil Saturation: none Depth to Saturation: Positive Indicators: hyoid soil appearance Non-Indicators: oxidized living root zones, water marks, drift lines, waterstained , leaves, surface scoured areas, waterborne sediment deposits, wetland drainage pattern, morphological plant adaptations • Hy&ology Alteration: ditches on adj. property owned by Lake Baptist Church • a n Determination: non-wetland, ground water not evident in upper 1.0 ft, .....3=33==.^-.33===== Sffi RS CS=='..• Si3aSi'===== ==zip 37isea=33..3=sP7tisa:zi s r. Y Comments: late summer determination, unable to confirm soil moisture regime and ' "" ; hydrology status ' Field Investigator(s): Phil Scoles Compiled by: PS • r 1 J _ ' tAr / DA I A FORM FOR SOILS AND HYDRG_JGY INTERMEDIATE-LEVEL ONSITE DETERMINATION METHOD Project: Pointe South Apartments County/State: Clackamas County, Oregon Applicant: Rex Van Wormer, IES Associates � � � f ---------.----.------ SITE ,1 Field Date: 89 09 23 TIR/S: T2S, R1 E, Sec,6, 1/4SE, 1/4SW Transect/Location: C-3S '�: Description: open pasture, southeast corner of site, near east boundary Condition: undisturbed this season, previously mowed each year 4 "` Vegetation: pasture grasses, willows nearby, juncus in South ditch ,„ SOILS Depth Matrix Color Mottle Contrast & Color, Texture, Other Characteristics 6 in. 10YR 3/2 none, SIL, many roots 13 in, 10YR 3/1 distinct-faint 7.5 YR 3/4, SiL, many black concretions 4 ' 18 in. 5Y 3/1 none, C, no concretions ,, 4.. . . 36 in. 2,5Y 3/0 very faint 10YR 313, C, no concretions Positive Indicators: low chrome matrix, distinct mottling, concretions Non-Indicators: hyciogen sulfide odor, aquic moisture regime, gleying Drainage Class: very poorly drained Histosol: no Control Depth: 1.5 ft,from surface Histic Epipedon: no Series/Classification: Cove silty clay loam, Vertic Haplaquolls . Hydric Soils List : yes , Determination: hydric, few positive indicators evident in upper 1.5 ft. HYDROLOGY r., Depth Moisture Correlation to Soil Morphology, Other Characteristics _ 6 in. very dry average, normal topsoil color for &ainage class and moisture ' 13 in. • average, normal subsoil color for drainage class and series 18 in. sl, moist high, normal subsoil colder for drainage class and texture : '26 in. sl. moist high, normal subsoil color for series and texture Landform/Topography: footslope, nearly level sloping to south Inundation: none Depth of Surface water: Soil Saturation: none Depth to Saturation: 0 • Positive Indicators: hydric soil appearance, wetland drainage pattern Non-Indicators: oxidized living root zones, water marks, drift lines, waterstained leaves, surface scoured areas, waterborne sediment deposits, morphological plant adaptations Hydrology Alteration: 8 ft, north of South ditch and diversion under Kruse Way Determination: wetland, wound water likely perches above clay layer at 18 in, ` li Comments: late summer determination, unable to confirm soil moisture regime and hydrology status Field Investi ator s : �"g O Phil Scoles Compiled by: PS • • 'S • • • , , r 1 e X, DAI A FORM FOR SOILS AND HYDR )GY ,< INTERMEDIATE-LEVEL ONSITE DETERMINATION METHOD v ,4 I • 1 w` i • Project: Pointe Sauth Apartments CountylState: Clackamas County, Oreyon , �� Applicant: Rex Van Wormer, IES Associates ,� _� ___�_� .__ SITE ..%t ti` Field Date: 89 09 23 TIRIS: T2S, R1 E, Sec.6, 1/4SE, 1/4SW Transect/Location: D-1S . w Description: open pasture, west side of site, near drill rig tire ruts ',,° ' Condition: disturbed by drill rig tire ruts (adjacent), previously mowed last year • Vegetation: pasture grasses _ -_,^=^—.==./210.��72 `=�__^==__ ;h .. i•li. 4'r 6-8 In, per. Depth Matrix Color Mottle Contrast & Color Texture Other Chara�c eristics 10YR 313 very faint &small 7.5YR 3/4, SiL, many roots . 13-14 in. 10YR 312 distinct 8: few 5YR 4'6, SIL p. 18 in. 10YR 4/2 distinct 5YR 3/4, CL to FSCL . 'I Positive Indicators: none in control zone, lacks sufficient mottling i . Non-Indicators: hydrogen sulfide odor, aquic moisture regime, gleying, low chroma matrix, distinct mottling, concretions poorly Drainage Class: somewhat oorl drained Histosol: no ;' •' Control.Depth: 0.5 ft,from surface Histic Epipedon: no h •` .1 Aquic Xerochreopts Series/Classification: Aloha slit loam, Hy&ic Soils List : no, series has Dayton &H a parrs evident in upper 0,5 ft. Determination: non-hydric, no positive in • HYDROLOGY Depth. Moisture Correlation to Soil Morphology, Other Characteristics _____ ---- 6-8 in 13-14.in, dry very dry high, normal topsoil color for drainage class and moisture \ high, normal subsoil color for drainage class and moisture ' • 18 in. ' dry average, normal subsoil color for drainage class and series Landformito o a h : backsiope, nearlylevel. sloping to south v .,. �. P none Depth of Surface water:``�"/ inundation: P y none Depth to Saturation: �� Soil Saturation: R. none in control zone Positive Indicators: ,. ;` • °' • Non-Indicators: oxidized living root zones, water marks, drift lines, waterstained leaves, surface scoured areas, waterborne sediment deposits, • :' wetland drainage pattern, morphological plant adaptations, hydric soil appearance Hydrology Alteration: none apparent, ditches surrounding site, resident, develop. nearby Determination non-wetland, Found water not evident in upper 0.5 ft, . a�a.. =^�__. -_ ��==aaxa��s=gym = �=- xwys�,aeatss: smssaaass=ssasr sstixassazmxaesisaa r R u : Comments: late summer determination, unable to confirm soil moisture regime and hydrology status + r ' , Field Investigator(s): Phil Scales Compiled by: PS INTERMEDIATE-LEVEL ONSITE DETERMINATION mrlmoD • * Y r-ADRAT TRANSECT SAPLING PROCEDURE (Vegetation Data) , Field Investiga or : " • Date: 4/2/� Project/Site:j / tate• County: Applicant/Owner• '.,.A, , Transect # l Plot # ) '' s `. '' Note: If a more detailed description is necessary, use the back of the data form or a field notebook • *****************************************************'******************A**** DOMINANT PLANT SPECIES r /� 1,7•. •o Indic. Indic. ' • ) Status Sant incts . • Status 1. ; . :.�..�., A✓ I .2.J F4 c A. a.. { 2. it kJ_/ � .: :. c-ill-c ck., 2 r CQ 3 ' ' r. 4 . ..' P �1- C.G(J 4. 5 infl .. �.._...,.. t..ac e r-a F4 c.uJ 5. 6• •X✓Y * fdc 6. 7. ASTPAP, 8. • 10. • 10. - - -• . 11. 11 12. 12 ._____ r; , 13 . 13. Shrubs r '' y �. 1• 1. ' r.. �` 2• 2. 3 . 3. 4 . 4 . 5. 5. 6. 6. 7. . 7. f 8. 8. _ 10. 10. 11. ' 11. 12. 12. 13 Woody Vines I. a , 1 ' 2. , • 3• ' 5, r of 7 ,' 10. 11• I,,� twit r, ' •12 13. • Percent of dominant species that are OHL, FACW, and/or PAC 5-4 1 6 j i x icy - • �. Y ` r' . ` r ., ,1• •,• 1 i. 4•. . l r -t; • INTER2iEDIATE-LEVEL ONSITE DETERMINATION ME7.730D `r ,. t ,�` �`1.DRAT TRANSECT SAMPLING PRaCEDISRE (Vegetation Data) ( r ator s �. C' '�•l'L l�''C�.,�--� Date: ��C� 2 �j Field Investig _( Project/Site: f' t, k•( ' :.,, r` State: /r; County:l/rr ... e{ '' / - ti /�_ •Applicant Owner: -.-f•-�,c.�, t.r+-r•4 � �� , c i.. • ' Transect # / Plot # t' • Note: If a more detailed description is necessary, use the back of the data form or a field notebook. **********• *************, *: ************************************************* t DOMINANT PLANT SPECIES .S A41.. � Indic, ndic A,-�.s R nr) 3,= ..A , us• Sana inns Sty 1. dif 4ti •• i:4 7r,-i t e i..�v t..: 1. 2. ( -Ott. cnc ,/1.t.•ft%ve.,;U, , Lt 2. , ,3. .../' , 11 F'• i_ r .(: r. .. � • Q [ . 3. • 4 . r:L t. • t--r 1 .. I , 4.41 ,,Ct ft.4e c tc, 4 . � :•, 5. /y4• C-Ct cry CC. 12e 4.t-(..:(C•c.Cct. % L 5. ' y / • 7• • • - ----- s 9. 9. • 10. 10. 11. 11. e ''.,• 12. 12. . 13 . • 13. _ Shrubs•,• Trees 1. 1. 2. 2. 3 . �� • 3. r •� 4 • 4. 5. 5. ._______ 6. 6. ..__ 77. 1 7. ..--- `• 8• __ 8. ._._ 9. 1 • _ __.____ 9. • r: 10. 10. 11. 11.1 -___ 12. 12. s'�? ---- 13 . 13 . ) Woody Vines 1 _ , 2. 1- 3 . r . 4 . • ' *• 5. 6. :_ a • is 8. . .t 10• • __,_, 1 I• fl • ' 11 0 0 1 1i•r J "• ' •-. .12. 1 IYmoo' 13. Percent of dominant species that are OB ,, FACW, and/or FAC 0 ' , 1 K 1' • INTERMEDIATE-LEVEL ON SITE DETERMINATION MEVEOD , •`' "A.DRAT '►'RANBEC SAMPLING PFCEDURE (Vegetation Data) ( Yi. Field Investigaor(s) �,( Date: �d� 1� t ,.�_ Project/Site ,��„ tate• �'� County: Applicant/owned: u - Transect # Plot W , rote: If a mo a detailed description is necessary, use the back of the data form or a field notebook. , ***************************************•k5k***************'k****************i4** ' DOMINANT PLANT SPECIES ;Indic. Indic -.1.1.)s f rthvtca) tus ,SaAl inns Status • C.K �� . 2. /s•M I1Q , ',, \A-' f A (-1- 2. (' 3 . 7 A.ir)rf Itek ,!�•. 3 ,. •.. r 4 . • .(Js.7r . 4 . 5. �. c a 5. ' , _, ),,, 7. 7. , 8 . 8. ` y • 9. 9. • - _- ' 10. 10. 11. i mom 11 p 12. 12 . - 13 . _ 13. A • , Shrubs., Frees a: 1. 1. . • r 4 . 4 . • It 6. 6. 7. _ i.., 8 . 8. . 9. 9. _______„ 10. 1<r 10. 11. 11. x 12. 12. 13 . 13. ..___ Woody Vines ` 1. 4, 2. • • 3 . 1 .. 4 5. _ 6 7 . " 8♦ , 10. 11. ...Y .. . 12 f 13 . • Percent of dominant species that are OBL, FACW, and/or FAC 4 • . • INTERMEDIATE r XDRAT TRANBECT SAMPLING PR-LEVEL ONSITE DETERMINATION HE=JOD __._. '' A,CEDURE l � (Vegetation Data) ( . / ,.� �,, u'• Date: Ci a- 1., i 1 Field investigat•r(s) '&4 (6°(' Project/Site. i i.... State County:)¢- , Y Applicant/Owner: I ,-y�.(�c...; ,, im e..i-�L• 5 it• Transect # / Plot # ,. ; ote: If a more detailed description is necessary, use the back of the data form or a field notebook. ******`***'***'**********************************************'**********`k**�7t�t�'{f w ,,`., DOMINANT PLANT SPECIES r SS 5 ndic ; ` 1 G a_ t. �t►�.L�__is $aAl�nQs __Status 1. 1. , 1 G t t 2. 4 . ( Nam., _-�4,�� r��./' L.-• _ T'`1�i C.W 4 . t • 5. fit,- '�•• LA 4a-44-1 fig.(2 a 5. 6. - F C4 6. - _ rfi.C 7. ' ---- .�� Y 7. 8. . 8. _... _ 9 _ • 10. 11 .0 S, ,' 11. -_. 12. 12.13 . 13 . , t.a` ' Shrubs`. Trees 1 1. . 2 . 2. _- r, 3 '�5 5. _ - 7 • 7. • 8 . ' 10 10. 11. 11. 12 • 13 • 13. - r: Woody Vines • 1. • - . , • 2. 3 . 4 . 5. . 6 . 7. - v. 9. ____ _ 10. 12. '12• • Y •Y,J. a• Percent of dominant species that are Out,, PACW, and/or VAC 7 ' • INTERMEDIATE-LEVEL ONBITE DETER} INATION MEIBOA _-� '+ f'-" DRAT TRANSECT SAMPLING PRACEDURt (Vegetation Data) ( �, Field Investigate (sue t....0-A_ Date: ,tQ Zf Project/Site: State: County: Applicant/Owner: r , ��� Transect IIPlot #/� t - -'3 rote: If a more detailed description is necessary use the back of the data , �F form or a field notebook. • I• ' ****** *** ***, ***********:+ *********************** •********************A**** DOMINANT PLANT SPECIES '` r lq- 4- Indic. Indic. tus $aplincs Status 1. Vi / Cu 1. 3• • Fly Ca. 2. ,' CU 3 . 4 • _EP _CA c u. 4 . (A I` r I z. `-11`-,& F.II' C(1. 7. •. �• 8 . •LI,Lvte uC 8 . 10. 10. ' • 11. 11. 12 . 12. • r 13 . 13 . e Shrubs ees 2. 2. ,* 3 4 . 4 : . 5 . 5. 5 7. 7. • 8 . 8. 9 . • 9. 10, 10. 11. 11. .�- s 12. 12. • 13 . • 13 . Jsir Woody Vines ' 1. 4 11 2. - .; 3 . • 4 ._-.m 5 6. 7. 8 9. 10. .12 13 Percent of dominant species that are OBL, FACW, and/or FAG r ` • • t ,' z I 4 �• INTERMEDIATE-LEVEL ONSITE DETERMINATION ME,BOD r DRAT TRANSECT SAMPLING PR,QCEDURE (Vegetation Data) ( Field Investigat (s) • C - Date: U �� ,u State: Cou ty• - .Y..' PrGj2ct/Sites � � / ,� ,,� �4 , : Applicant/Owner: A. !.t- .h• 1�--11 r.-- t A3-1 ( l-e"-At, 64-4-''mot • r: ' i*•� Transect # 02.. Plot i Sy U •Note: If a more detailed description is necessary, use the back of the data . " . form or a field notebook. • * ******* ** *** *** * * * *�r* * * �+ * **�a* * nor *** *,� ,n **** * ' SPECIES DOMINANT PLANT ndic• ndic. t ; _ tutus ` herbs _Lanoshvtggi • atus Saul incrs C 1. • --- ► 2. (. .S-4 --GL, .1-i4 r uJ 2. ------ ' 3 . • F.4 c (A) 3 ' ___----- 5, 6. 8 . _._�_ 9. . ._.. \ `,` 10• • ------ , 11. ^_ 11. 12 . 11. • ` •`y 13. ---- 13 . . Trees Shrubsl„1. sL-4 1 2. - a sebe„( C cc) 2 . , 4 . 9 . 9. 10. °, 10. _ 11. ._.._-.... - i 1211• 12. 13 . . : 13 . Woody Vines 1. 2. 3 . . —. ------- u , 4 . .-.--- 5. • ' 6. . -- 7 . 8. 9 10. .. .12 - •• Percent of dominant species that are OBL, FACW� and/or FAC L� ' a • • • r, L + s tAr S •, 4 • INTER*iEDIAT LEVEL ONSITE DETERMINJ+TION ?!E"_'HOD_ ; c \DR.T TRANSECT SAMPLING P.WEDITRE ; (vegetation Data) q (l " `, Y Field Investigfor 5) : t,)Orl%/!'� "' Da te: / f . Project/Site: Y cM ? ontY� / Applicant/Owner: .r;,.k -�-' Transect # 3 Plot # I — .�`'�� r �; Note: If a more detailed description is necessary, use the back of the date ' form or a field notebook. Ytii, •,, i' ****'l *******tit*******************************************************•ll**•A***7 •' 1st+ DOMINANT PLANT SPECIES • • 1tti, igdic- ?nd stat'u. :� Kerbs tes Status • ,Sapl ,ngs ' ` 1• 1. 2. tfiL e u 2. _ -- �, 3 • At', f''d C c. 3 -- : ' 4 � � q a. 5• -f- A c u. 5• r 4_4 0-r*-e. 6• ----- 7 8 . w — - .r1 10. 10• 11. Ir r" 13 . 13 . t., Shrubs . Trees1 • 2 . 2. __ - • -_____-- 3 3. • - 4 • 5. 5. 7 • 8 r 8 . 8 • 9 . __— 10. ,10. "'� 11. 11.12 . 12. ', 13 . • • 13. „ ,o• Woody Vines . •;, ' 1. — 2. • 3 . a _ 4 . _ ` 5. t a • 6 .� . • 7 ` 8. . . ,7 \ 10. 13 • _ /�j Percent of dominant species that are OBL, FACW, and/or FAC •. 4 Y • Y , INTERMEDIATE-LEVEL • • • I • NsITE DETERMINATION •� • NsEcT SAMPLING • • 1 (Vegetation Data) Field • . • Date: , • � County.• 13. i iVote: If more detailed description is necesary, use the back of the datar DOMINANT PLANT SPECIES , as •• Herbs • • • vt- rl • , •/ • •• 1 F i f ' Off 5. 8. • 9. k • r • < x Shrubs' b.. t . /IL_ �i I • o a ; .'-• as .Ii /� V ti • • y 13 . ••• • 3 . } 1• 5. • ''•1. • •..d. i. • ,r � } ti 13 . Percent of dominant species • and/ot PAC '5 0 a . a . : . :r , . ',..;,.: sS •,a r r a,T , au r. , INTERMEDIATE-LEVEL ONSITE DETERMIPiATION MEIIiOD ' r -ADRAT TRANSECT SAMPLING PROCEDtR • ,. (Vegetation Data) (/ ( • Field Investig�ato s) • {�'.-tiY��`--'' Date: O z- Ys 1'" ` Project/Site.Q� o Gsw State• Ga County:_ w Applicant/Owner: � �.�.. nG� � .L, Transect # Plot # / ote: If a more detailed description is necessary, use the back of the data ;. ' form or a field notebook. *********•*********•*****•*********************+t*************************k***** ' , DOM/NANT PLANT SPECIES , Status ,��P1inas tatus : 1. ,A Ait_.t�7 F fl C l� 1. . 2. )Ow.r-rh4,)--GAL/ 2-- 2• ._..--- , 3 . �µ 0. ..) CL _L • ____ _ 4 . () P-+rl-J�,(5,:, r 5. 5 5 6. 6. •4 8 . 9 . 9. 10. _11. e 11. 1 12 . - 12 13 . _.. 13 . - Shrubs• Trees ' ,f 1. 1. . 2. 2. _ 3 � 4 . 4 • r 5 . 5. _ 6. 6. - 7 . 7. . • , 8 . 8. 9. 9. 10. rr 10. 11. .• 11. _k 12 . 12. 13 . • 13. : Woody vines 1. • 1• Y °,r . • �, • • 4 . ;., . . 7. - , 8 . �} 9. • ' { 10•1d V 11. .. .•.. .. rs 12 . ''00 13 ,;'K,, Percent of dominant species that are OBL, FACW, and/or FAC a. • , vr►a s► .• .. " INTERMEDIATE-LEVEL ONSITE DETERMIN'►TION HE"_'HOD x r"ADRAT TRANSECT SAMPLING PRCICEDURE (vegetation Data) ( • Field vestigate ( ) . Wo A.... Date• 1n a Proje ct/Site: m State: County: e..,-/ Applicant/Owner: T-, Q., Transect # Plot # Note: If a more detailed description is necessary, use the back of the data ' form or a field notebook. f;r'ti5 N' ***********************************************************************.A**** , , DOMINANT PLANT SPECIES r,It r r . ndi c s (Bryophytes) ' , anus , t� atLs ►`., Herb f D ' • /1 L. 1. ti f'25. � , 1. 1 elk-tn� 2 ; 2. 4 . �.ti' DD 5 '-. 4MIRMI 5. }' 6. _ 7. 8. _ 8• _ .._---- 9. 11. 11. 12. 1213 .' � _ 13 . �» Shrubs 'Frees y1 71�-�-/ Q- 1. �C�.-�2c.(.a ,,k-ot ■ l. !1�r�a V �C:Zt� � • 2 . Q 2.• � 3 . 4 . �- a A . : 5 5. {; 6 6. - r 7 . a 7. 8 . 9• 9 . . . 10. Pf 10. ,. 11. 11. r 12.13 . • • 13 . ,,.., Woad M . 1. 14441,4' ikt...4L.-i4e).A. ELL2 ' . ,. 2. 3 . ! T_ . . 12 13 Percent of dominant species that are OBL, FACi�, 'and/or FAC L4 4 r 4 t E T. ,,• >. .-.` I1.. . • ' 4 S fir L 1 f 1 H 1, , t 5 • ' t .. .i. • Y. •'.< .. i F . Y ._ - w•._•. _ _.._. . . .rat INTERHEDIATE-LEVEL ONBITE DETERMINATION ME ROD r"ADRAT TRANBECT SAMPLING PRfCEDURE • (Vegetation Data) ' *' d Investi ator( ��01,f,"'L Project/Site: u►' Date: O 2- P5 Fief S*,at o /� County: LU • Applicant/Own r Plot # ,`.. Transect # _. . ^ Note: If a more detailed description is necessary, use the back of the data ,; form or a field notebook. ;f . •***********•**•**************************************************************4 .. DOMINANT PLANT SPECIES < 1•C 1 ti 4}•, .Indic. nd z c- Herbs o h ttes� , atus se...,frimtti,741/4.44 �trat--c- '.. _ 3 a.� 4' C Ll. 3 . w .------- , 4 . - �l -u .. 4 . _ ------- AC 5 _ 6 ______. ••••.:::•••*' :'. 7. j2 Jai :k1.-t1'46/g C- 2 7 • "f• 8 . (1..)\7 --0,- - F{¢ C 8. _ 9. 9. '' 10. - s;• 10. 11. �_ ' '� 11. ?' 12 . 12. • ._,r..__- 13 13 . /' Shrubs Trees - 1 2 3 '4 . 4 • _ r S' 8 . 8. - ° • . if 10. _ 4 10. 11. _____ 11. 12. 12. ' 13 . 13 . I`•. wooa v11ns 1. p A c u • 3 4 . , . 5 6. • 7 8. 10. 11. '' .... .. r1 13 . { • FACW, and/or PAC • r ; percent of dominant species that are OBL, • ..• -ire i - - , .y d � � :.sr pi A .-' t p • . S •r ` • ro ) PREVALENCE INDEX WORKSHEET •�'L� 42i'LOCATION ;/ DATE D Z EVALUATOR f;���j- ---frAik , : . r , , HYDRiC UNIT NAME J1 TR,ANSECT NO. " , � s.i Frequency of Occurrence of Identified Plants with Known Indicator Status ^� 1 . Frequency; ; Fo F Ff Ffu F Occurrence u Total for Plant ies Facult. Facult. Each S ecies Obligate Wet. Facult. U land U land r: eiu /,3 _____5. .....„ • ) . .. ......... ......... ...." .-.... .... .....'' /MM...• MN.TOMO IMMOMMO.. MM=8. Total occurrence for all plants '� pecies 3 34 1.3 Total occurrences ID'd • ,;p with known indicator status 30- / 3- . E.I.value 1 2 3 4 5 . Total occurrences ' iderAled with known indicator status • %valid occurrences Total occurrence for all plant species . PI (1F0) + (2Ffw) + (3Ff) + (4Ffu) + (5Fu) ! . •'±t . �" `4,0 `-i--6.$ f + Diu Fu ) 4 (/• �� (Fo + Fly + F l X • f� e • • b B.13 ti t \ 4 h. 1 • • 1 • e, U 1-.. • • ' 4 1' -.) PREVALENCE INDEX WORKSHEET r� ' LOCATION f C571z4-64• DATE ��/Z- EVALUATOR Y'•, •IR ,i•' 11 • ( _~_ l • .•�1•; .� HYDP.iC UNIT NAME ` �-�, TRANSECT NO. �-Z- `l y • Frequency of Occurrence of Identified Plants '4 with Known Indicator Status ;, Frequency of Fo FNy F1 Ffo Fu • - • Occurrence ' Total for Facutt. Facult. Y Plant S ecies Each S ecies Obligate Wet. Facult, Upland Upland 11 # .44 C t.l utif• i1" _ Y 1 I __.,L.__ r / , r • 5: iir • : _ . . __ . _ _________ . . 4 I : Total occurrence for all pant species -. _ Total occurrences ID'd with known indicator //� , �•�. .Status rr �1�/ ..� 3 3 12-. '� It y ' ' E.i.value 1 2 3 4 5 Total occurrences • identified with known indicator status , 1 1 Total occurrence for all plant species �°valid occurrences (IF0) + (2Ffy ) + (3Ff ) + (4Ffu) + (5Fu) a2- � .�� '�"�© L • Pl. n (Fo + F + Ff + Ffu + Fu ) 171 6 , V Y 1 , 13.13 1 .4 fo /� ;• PREVALENCE INDEX WORKSHEET LOCATION t.4.-_ �(s 2� GSWflAcIrE .-„ALUATOR HYDRiC UNIT NAME �r ,TRANSECT NO. `- — / / • Frequency of Occurrence of Identified Plants ` with Known Indicator Status Frequency of Fo Ffw Ff Ffu Fu Occurrence Total for , Facult. Facult, Plant S ecies Each Species Obligate Wet. Facull.• Upland Upland 7 • .fir -- • 1. ' �+ry _.�_ �_� - l 7 • ' • ) N., . r Sr Total occurrence for all plant species . 3 Z l 7 Total occurrences ID'd ''� with known indicator ' status3 2, 7 t i E.I. value • 1 2 3 4 5 Total occurrences • Identified with known Indicator status Total occurrence for all plant species -%valid occurrences ( " 1,1 Fo) + (2Ffw) + (3Ff) + (4Ffu) + (5F + Pli o ,, u ) .�� (Fo + Ffw + Ff + Flu + Fu ) f , 4 f f • .: , ,,,,,,,,. . ., B.13 a, u= i N ' . .tee ,° r 1 PREVALENCE INDEX WORKSHEET LOCATION h•-//u., O'c e.fic t DATE /Q/L- EVALUATOR L� �I C.C/O` !z/\� ,;', I ' HYDRIC UNIT NAME td-t„,/tA �-r) TRANSEC.T NO. _s .` Frequency of Occurrence of Identified Plants with Known Indica;nr Status 0. . w° Frequency of Fo Ffw Ff Ffu Fu Occurrence . , Total for Facult, Facuh. `" Plant S ecies Each S ecies Obligate Wet. Facult. Upland Upland ,� �� • 1' 5 s f/ u _ 3 .� 3 1 r . U r:♦ � 4 -- i— sir S t. ' Total occurrence for all plant species 0 /fa Total occurrences ID'd r with known lria.tcator • status 2.0 ,_._. + ' 01 ' , ,r• E.I.value 1 2 3 4 5 . ` Total occurrences identified led with known indicator status '•, F x%valid occurrences a °2 6 l/• -1 4 r Total occurrence for all plant species r 3 (I Fo) + (2F{w ) + (3F1 ) + (4F{u) + (51=u ) d It �, ,! u' Pli m (Fo + Ffw + Ff + 5u + Fu ) •,,. r' • • r % B-13 c r 4 ;•� . CJ • r 't: { t +�7 J • 1 f t a:• • • u f r •"�; t I E S ASSO CIA TES "the wetlands group,► • • Q dys. YY Y v I'T p21Ji' •SF ti. '.• • • • • • S. Wetland Mitigation gation . , and • •s• j Grass Line Swale Design Plan for V: • Pointe South Apartments Lake Oswego, OR • � for • Dominion Development Company c/o Berry & Berry Associates 5911 Orchard Street West Tacoma, WA 98467 by IBS Associates 1514 Muirhead Avenue Olympia, Washington 98502 September 17, 1989 • • • , f FF Y «• •• EXHIBIT 151.011 to-A q 4 ` r r r I • • • } 1 7 1 ~ ,r. J 4 7 Y r.! • ', Introduction r t The wetland mitigation and Pointe South Apart ants grass line Swale plans for the provide the filling of the mitigation and improvement for narrow drainage ditch located on the west side of the property • Y and for surface water runoff treatment y, The existing wetland consists of ditch with limited amounts of Veronica vertical sided drainage " ' Juncus effusus (softrush ana (speedwell) , parsley) . ) , and Oenanthe sarmentosa y) . The banks of the existing ditch are vegetated :•` a mixed strip of Rosa with pisocarpa (pea-fruit rose s-- c�olo_r (Himalayan blackberry) , ) , Rubus di willow) . There are Y) �. and Salix stichensis ,(Sitka a half dozen scattered red alder (Alnus rubra) along this portion of the site. The grass line Swale, which is ,' runoff treatment system, part of the surface water is designed to length and duration flow-through to satisfy the sufficientrere conditions for waste water treatment required referenced literature. as identified in the +' The grass line swale has been ' 0' incorporated with the incorporating the existing drainage t'�od ditch h paralleling Kruse Way . B � ' systems , an enhanced surface water treatment can be devised which will not potential of sediment only reduce the and contaminate levels reaching the retention pond but will also improve of the road runoff surface water that is currently quality of the • through this • " portion of the drainage ditch owing discharged .�; retention downstream. �,1 pond design has been modified to and character • ' ��' provide biological diversity, increase wetland quality of the water being discharged undera. } and to improve the the culvert. Kruse Way through The enhancement portion of the proposal will consists of the replacement of the drainage system alon the property to g the west edge of provide continuing water movement through this r area and to create a visual and hydrologicalproposed continuation of wetland enhancement/mitigation p Bunick property located planfor the ' north of the Pointe South site. Apartments ti 1 i t. r it y^ Wetlands Enhancement Plan The expanded surface water conveyance along the west 1pc • property (boundary is designed to biofiltration system to remove s provide a surface water `" " sediments and contaminates from r` ` the waste water being discharged from portions of Parkview Drive along the north boundary of the development and from � /waters being discharged along the west boundary of the �'` '` µ, • adjacent development to the north. The design concentrates \ ,. biofiltration activities during low flow when there is less dilution and a higher probability of a site specific impact from minor oil spill , erosion, or other activities that would generate some type of settleable solids. The basic system consists of a meandered low flow channel in the bottom of a broader low flood channel with angular der'lection structures in the form of elevational differences in the higher flow channel throughout the length of the, .system. ' ` A meandered low flow channel will be a gravel • bottomed emergent marsh system consisting of a mix of sedges, rushes, and grasses. The low flow channel will accommodate a S cfs flow in a 3 foot wide, 1 foot deep, a: fall . channel with a 3% • A secondary flow, or over-flow areas, will be vegetated a more densely with the same species used in the low flow channel but with. additional low growing increase the low crown density and decrease the grass species to the vegetation to mat down during high flows. potential for • The overall channel capacity will be 10 cfs. This will} , be regulated by the intake that will divert additional water into pe and f t w bypassc system collection system. he surface water Due to the creation of the low flow channel with over- • ' ' flow channels , there will be a series of intermittently flooded islands created in the center core of the drainage way. Because of the size of the entire system, these islands will be vegetated with grasses , rushes, and sedges in most .` instances . One island will have a linear planting of quaking r 2 e e y lr: t r . Y 7 • of,+ 1 ` S , I' r : f. aspen. The upper banks , from the shoulder of the slope to the top of the slope, will be integrated from native plantings to • ` v' formal landscaping .g . (Planting plan of low flow stream cross sections are attached, ) '•' a Vegetation . The plant selection for the low flow channel and 2 .5 . 1 Mly,., side slopes was selected for (1) its biofiltration and sediment removal capabilities, (2) its ability to compete with reed canarygrass, hardhack, or other invading type species n that create monocultures , ( 3 ) plant height and growth ' characteristics, and (4) its wildlife benefits. The majority of the shrub species selected are either seed, berry, or fruit producers that provide a diversity of wildlife for passerine • :,�►_.L birds and create flowers in the spring to provide color as well as food for nectar gatherers such as hummingbirds and , , f•• some of the moths and butterflies that utilize the valley. Gr, Other species of trees and shrubs were selected because , �. of their growth characteristics (i.e. , maximum height, branch density) and for their wildlife habitat value. Since the area :1Y ` is small and in close relationship to formal landscaping , • consideration was given to developing some type of a blend between the two systems. a.� ., Low-Flow Lnannel r 1,:-„, - The low flow channel includes all of the designed low : flow channel with the additional 2 1/2 to 1 slope buffer along both sides of the channel and of the over flow channels built into the system. The low flow channel will be planted with a " mix of plugs, live plants, and seed. The mix will include bigheaded rush ( Scirpus macrocarpus•) , s o f tr u s h (Juncus effusus) , spikerush ( Eleocharis palustris) , three-square • bulrush (Scirpus americanus) , slough sedge (Carex obnupta) , f • and dagger-leaf rush (Juncus ensifolius) . The higher bank will have patches of willow-weed (Polygonum lapathifolium) . • tl k, y i ,° , The entire area will be overseeded with a mix of redtop 3 , ( Agrastis alba,) , Oregon bent grass 'ti' , g ( Agrostis oregonensis) , , velvet grass ( Holcus lanatus) , orchard grass ( Dactylis t ♦ n7 i t S .t ;1 y rr \ I tAitf T . • • Slomerata) , and barnyard grass (Echinicol•a crusgalli) • This is a mix that will adjust itself to the different elevations with different species becoming more dominant at one elevation and level of wetness while other species become more dominant in other areas . The grasses will be over-seeded after the z;: plugging has been completed. The entire area will then be µ 1 broadcasts with 161616 fertilizer at the rate of 80 pounds to the acre . This is reduced seeding over normal lawns and pasture areas but it has been determined ,to he an adequate mix of native species particularly when sedge and rush species are integrated with grasses. Retent.;_on/Yetention Fond : ' �` '� The retention pond will be modified to increase a portion tt of the bottom area in depth from the elevation 249 which is ,, tt'�' the top of dead storage to an elevation 246 which will create �..,< `:;` a pond approximately 100 foot at its longest 9est point by 45 wide at its widest point. This deep water area will be at the south end of the retention pond just More the water flows ' i:. under Kruse Way to be discharged off the property. V• The upper inflow will be excavated to a depth of 247 .5 in the center grading up to 249 to create a shallow embayment ' ' ' : . f that will dry out but will provide a deeper water component for the growing of wetland species that are known to have a high capability to take up nutrients and to settle out solids . \ ' The three species projected for this area are cattail (Typha latifolia) , hard-stem bulrush (Scirpus acutus) , and bigheaded rush (Scirpus macrocarpus) .• Slopes of the .pond between elevation 249 and 252 will be lanted to a P grass mix with is tolerant of frequent inundation and extended long term flooding . The area from 249 to 254 � will be planted with a shrub mix including plant species that ' are also tolerant to extended flooding. Top of the bank on • � the development side will be formally landscaped to blend with , t'' the formal landscaping of the rest of the property. Species , t;t,,`+I will be incorporated into the landscaping between elevation • ,.e. 252 and 254 tc create a continuity with the native landscape it F 4 ram..-- 1 • 1 /� 1h 1`/ (.4 - r' ..,5 1 '5 • .1 f'. corridor along the west side will include vine maple (Acer circinatum) , red-flowering currant 'a^ ' ( gibes triste) , and � mockor.ange (Philadelphus lewisi. ) . (u I Shrub species to be utilized on the south bank include three willows ( Salix rigida, Salix purpurea, and Salix r t ,, : sitchensis) . These willow will be incorporated with vine • maple (Acer circinatum) and American plum (Purnus americana) . ' ` Grass Li ne Swale : The grass line swale extending from the east end of the retention pond to the east property line consists of the ::, existing drainage ditch that parallels Kruse Way and the ' V bicycle path from the east property boundary to the point where the eastern most drainage pipe that collects surface ` ` water from the site and the area to the north will be discharged. At this point, the existing drainage ditch and an expanded retention/detention pond will be combined to provide a wider more natural appearing swale for a distance of about : •' 450 feet. The bicycle y path bank of the existing drainage ditch will be retained in its natural condition with some possible additional shrub plantings, however, this has not determined A at this time since no negotiations have been conducted with City, Road Department to determine whether planting could be placed in this area. From the combined retention/detention area west, the e ,, inner-slope (i.e. , towards the development) will be cut at 3 : 1 �`•' with 4: 1 slopes where the drainage g pipes enter the site. See drainage plans. The bottom of the drainage swale will be planted to a mix of grasses and spikerush (Eleocharis palustris) . Grass mix a. will be the' same as the gras mix for the swale along the west ' �' •.; side .. �, (i .e. , redtop, Oregon bentgrass, orchard grass , velvet y barnyard grass , and , Y grass) , planted at the same rate With an over-seeding of 16-16-16 fertilizer at the rate of 80 pound to the acre. ;a 5 i , `� � tit i , ' "C Y:, 1 • j t- } s •, F �.. L 4 t ' w N w Three islands will be left in the drainage Swale. These , islands will be created by e retaining the northern high bank of ,� ' " 1 ' the existing drainage ditch to create 30 foot long high islands. See landscapeodrawing 10 gs.t w�de, 25 to The western most island closest to the retention a pondand the eastern ,most island closest to the second drainage flows under k;ruse Way will be planted with a mix of that and nootka rose shrubs under quaking aspen trees. Thee center island will be planted with grasses or left ' d • natural . Along the south bank, there will be individual large . willow trees placed that will grow up and eventually ' g cover, shade, and small bird habitat along the w provide ` : These are rigid stream bank willows that are not native tside. o the exact Portland area but provide a more full canopy tree that has rapid growth, dr The north side of the grass .line swale will be planted in 0 .,'..• ...: ' ' the same manner as the north side of the retention pond with blended formal and native landscape mix at the edge blendinga to the more formal landscaping to coordinate with gtheforal landscaping throughout the development. formal Conceptual drawing and eilitigation plans ( i.e. , not to construction design) are presented in attached landscape wing. e dra p 'i r, This constitutes mitigation plan proposal b Associates of the Pointe South Apartments develoment ,y Its Oswego, Oregon. P Lake • It Sincerely, r ile _I-Z14/214/ 622/ 1------„- r ' R.L. Van Wormer Senior Biologist • . IE5 Associates 0 '. '.; " «, � • 6 ti �r. • ' • .a : . , . • 1:. Plant List - South Pointe Apartments, Lake Oswego Code Abbr Scientific Name Common Name Nbr Si zc Spacing p' Trees 'd CD Crataegus douglasii Douglas hawthorn 5 PC Prunus cerasus sour cherr 5 ' Individual 1.5" 10 ft ctrs ` y 9 dia (clusters of _3 g aspen 10 1" 10 ft min ht y PT Populus tremuloides quaking 3 ft ctrs (clusters of 5 PV Prunus virginiana choke cherr on islands) Y 12 zndiv 6 eft ctrs SG Salix go],denii golden willow (clusters of 3 10-15 ' Individual Shrubs : Acer circinatum vine maple 15 6-10 ' 6 ft ctrs BA Berberis aquifolia Oregon grape M P 25 PL Philadelphus lewisii mockorange 24 3gal , PV Prunus besseyi ground cherry 20 (clusters of 3 ' ,1: ,, 3 ft ctrs } 0 . (scatter for effect)RN Rosa nutkana �,.:. nootka rose 25 1 gal 2 ft ctrs (stagger with RP Rosa pisocar a snowberry) P pea-fruit rose 30 1 gal 5 et ctrs RT gibes triste red-flowering (clusters of 1i 25 5 gal 5 ft ctrs currant (clusters min • ''' of 5)Pr SB Symphoricarpos albus snowberry 50 1 gal 2 ft ctrs SP1 Salix purpurea ' SS Salix sitchensis Sitkaawillowow 25 2-3 gal 6 ft ctrs 1 10 6 ft ctrs 7::::"1.7,-;:' SR Salix rigida Mckenzie willow 10 1-2 gal 10 ft ctrs • ' e ti "', ti i A. • 7 M, 1"( T:. •yr Y 4 .I • • • r. ,-14, .... .-., : ) Wetland Plants • F. 9 9 t'4 CA Carex obnupta slough sedge 250 Xndiv 18" ctrs �i JE Juncus ensifolius dagger-leaf 250 xndiv 1 ft ctrsrush u Sr' Scirpus macrocarpus bigheaded rush Sit Eleocharis palustris spikerush 100 lndiv 1 " ctrs ), PL Polygonum 1000 xndiv 12" ctrs a' willow-weed 250 roots 1 ' ctrs lapathifoli im SR Juncus ef:Et:sus (clusters of t � ` TSQ Scirpus americanus three-square 250 eey 18"5 lbs bulrush seed Grasses (40 lbs/acre) . BG Echinicola crusgalli barnyard grass 5% , y; ,ti OB Agrostis oregonensis Oregon bentgrass 35% b OC Dactylis glomerata orchard grass RT Agrostis alba 5% redtop 50%�� VG Holcus lanatus velvet10 lbs . ' , grass 5% seed mix (100 lbs/acre) " Fertilizer 16-16-16 r 10 lbs (80 lbs/acre) `' Plant List - Detention Pond/Grass Line Swale Mitigation, f Code Lake Oswego } " Abbr Scientific Name Common Name Nbr Size Spacing Trees pr r: , 1 °•.' � PT Populus tremuloides � quaking aspen 10 10-12 ' 3 ft ctrs 1" dia SG Salix goldenii golden willow Con islands) 6 10-15 Individual ' Shrubs : , ,r + . Acer circinatum • vine maple 20 6-10 ' 6 ft ctrs • Iy (clusters of 1( PA Prunes americana American plum 12 south side • 5 ft ctrs , RN Rosa nutkana (clusters of 3) nootka rose 26 1 gal 2 ft ctrs 4 (stagger with ' ''° snowberry) SB Symphoricarpos albus snowberry 20 1 gal 2 ft ctrs • SR Salix rigida (on island Mckenzie willow 10 1-2 gal 4 ft ctrs �.. g S6 Salix sitchensi5 Sitka willow 6 1-2 gal 4 ft ctrs '� Salix drummondiana • Drummond willow 10 3 gal 6 ft Ctrs 8 `tS "li, 1 • L . ` + f • .... •. . • ter. • Y t L'. • • I . ,M Wetland Plants . :, BR Scirpus acutus hard-stem bulrush 250 18" ctrs CT Typha latifolia cattail 250 roots 18" ctrs ; � SF Scirpus macrocarpus bigheaded rush 100 18" ctrs r'" (placed at inlet of retention pd) " ‘ , Grasses . ' BG Echinicola crusgalli barnyard grass 5% OB Agrostis oregonensis Oregon bentgrass 35% OC Dactylis glomerata orchard grass 5% RT Agrostis alba , redtop 50% 10 lbs VG Holcus lanatus velvet grass 5% seed mix (100 lbs/acre ' f, , .' Fertilizer 16-16-16 10 lbs (80 lbs/acre) 1 0 • 61 •t • ^I t i.. • / 5 y 1 1 •• r ' ' SLL. Z • { t i t S t V: x'i The southeast property quarter includes a nearly-level "�':`' ^ footslope that has a very poorly drained soil profile (Cove ` soil series) that developed in clayey alluvium and has silt R• .\ r clay loam to clay soil textures . This soil has very dark grayish brown (10YR 3/2) silt loam topsoil about 14 inches ti t, thick. It has few faint brown mottles (7 . 5YR 3/4) and a few black manganese concretions . The subsoil , from 14 to 38 inches deep, is a very dark gray (5Y 3/1 and 2 .5Y 3/0) silty ` clay. The substratum is also very clayey. '} ';'; . This soil type has severe 'restrictions including seasonal • wetness , moderate compaction hazard , high shrink-swell �/° potential , and very low permeability. The Cove silt clay loam is classified as Vertic Haplaquolis , which means this clayey soil expands and contracts vertically during the year as its moisture content changes , and it is currently affected by an `• aquic (very wet) moisture regime. This soil type is listed as . hydric by the SCS . ' '. The southwest property quarter has a poorly-drained t` profile (Huberly silt loam) that developed in mixed alluvium and has silt loam to silty clay loam textures . The surface layer is a very dark gray (10YR 3/1) silt loam (12 inches r ' thick) that has few small faint brown mottles (7 .5YR 4/6) . R , .• Below the surface layer, the subsoil is a dark gray (2.5YR 4/2 tont5Y 4/1) silty clay loam (ten inches thi.^-?) that has many faint to. distinct reddish orange mottles (7 .5YR 3/4 and 4/6) . Underlying these horizons is a dark gray (2 .5Y 4/2) dense fine • sandy loam (more that 20 inches thick) which had many prominent brown mottles ( 7 . 5YR 4 /6 ) . This hardpan is underlain by another brown, yellowish brown, grayish brown silt loam fragipan that extends deeper than five feet from the surface. The surface layer has good drainage, while the more { Y 4. clayey subsoil is poorly-drained and perches water as noted by . • the presence of some mottles close to the surface. • �^ This soil type has moderate to severe restrictions for f 1 seasonal wetness , moderate compaction hazard and low permeability. The Huberly silt loam is classified as Tupic i Fragiaquepts , which means this moderately young soil has a ' '.,: fragipan (a brittle and slowly permeable layer) and it is . . currently affected by an aquic (very wet) moisture regime. z. 10 ; y '��h.,.t ^r. t �,r,. W�'- • `ram. Y .. . i i r . ' t ^ itpf I . i lN '. . ....,,,, ., ..... ..4,.....,,, r .. . y • .., , . „, f t._ $' , ill. -1L lit K > r' PERENNIAL DRAINAGE' FLANNEL t ""'� S I + A II • • !luagRLY 111 '' 1 Y SILT LOAM a' • • .., ir;; I ALOHA SILT LOAM ht t;r...ttqu :u. • a~tpf j i ttltu i! . S , :t,;;ue.i . "I'bthu. U y1 4 1 4:1. • • '11 H° COVE SILTY CLAY `'rti7t6• � LOAM 11 �n1"4:;; p �f tl:inu : RMAN T' IP ~h to tttu • C z•,t'r hut,.....ttt:u.,l;; DRmlutatu i H „t,/,utn:rtnttttlatit" :,+ t,itunl �tttt►t110:Ni,t' I� = 1a t„t:nr' h HUBERLY SILT LOAM SAUM j3It rr LOAM il1tll , I iI1' } 1111 TO LAKE GROVEL I .) CITY CENTER I t; T • ; i 0;14tnit•.—••••-+ullt SOIL MAPPING UNIT BOUNDARY '"' " DRAINAGE PATH OR DITCH 11, inaumm3NORTH • F( U}RE 2. Wyci`olo features gy r and soil mapping units of the proposed Pointe South Apartment site, Lake Oswego, Oregon. 1 • 1 L .., t '' «y�` L .,�a 1 1, ± ! ` ,. ;( , r i' -. `Y...' ' Y { r• ` ',,4. 1 p 1 � • Hydric Soil Determination r ' a .,'i ,...,. ., .: , Soil characteristics throughout the site were surve ti. for hydric (wetland) soil indicators. yed three locations Transects placed at . . .wr parallel to the perennial drainage channel helped define' the boundary of hydric conditions. The area having hydric soil conditions closely boundary as the wetland hydrology follows the same y gy component. The upland areas have somewhat poorly-drained soil profiles which did not appear, to have sufficient moisture to " ,, . soil color and mauling in the control zone tu t e low chrome from the surface) . (6 to 12 inches For example, at observation point of the drainage channel, near some tire ruts) , topsoil 444 p has dark brown (10YR 3/3) matrix color and a few faint brown mottles (7.5YR 3/4) . Inside of the wetland hydrology boundary (location C-3S)•, the very poorly-drained soil has very dark gray (10YR 3/1) matrix color and distinct dark brown mottles ll (7. 5YR 3 4L / ) . This location also has a higher soil moisture content and significantly lower permeability in comparison to h other al-as. Table i summarizes the soil color measurements made for each transect. Table 1 - Summary of soil color measurements for Transects A, B. .pC and Location D : Relationship to Location De th Matrix Mottles Wetland Bounder A-15 12 in. 10YR 3 2 7.5YR3 4 vfaint outsi e oun ary A-2S 13 in. 10YR 3/2 7.5YR3/4 vfaint outside boundary x + ~ A-3S 13 in. 10YR 3/:37.5YR4/6 faint outside boundary 8`15 12. in. 10YR 3/3 5 YR 4/4 B-2Sprmnt outside boundary ,� 12 in. 10YR 3'/2 too faint '` C-1S 6 in. 10YR 3/3-2 none inside boundary �, C-2S 12 in. outside bcp�; dart' • C-2S 10YR 3/2 . none outside 1:,� uiidary 18 in. 5Y 3/1 none D-1S -8 it. 10YR 3/3 inside boundary " / 7.5YR3/4vfaint outside boundary k". M •i 'i 0 • i r I f • • , • « ` ., ` 12 {'IA . }Y' -t "•, t -� •.d` i h ' ♦ M. Jk . -.p 1 Y. - ..•. _ " kYI„ *y`.. • • f' 1'` Y ,'." Vegetation 4 The majority of the site , with the exception of the °, . drainage ditch along the west side and the south east edge bordering the drainage ditch along the jogging ging trail , s i� ' vegetated with a relatively uniform grass mix. Dominant grasses on the site are (6) sweet vernal grass , (7) smooth � . brome, (1) Colonial bentgrass , (2) orchard grass , (3) quack grass , (5) Timothy, (4) tall fescue, and (8) velvet grass . Of :At r '� + ,: this mi>. , quack grass , sweet vernal grass , and Colonial / bentgrass and tall fescue make up approximately 80 percent of the total cover. Of the remaining plants, velvet grass and • Timothy are scattered being more prevalent in certain patches : 'tha=nlaoctheesrswhbeurte btehienrgecoinssiastednatflfye. secnactteirnedvaecgreosastitohne osnitte.he • site were the western 60 to 80 i 'et of the north drainage .4"t,'±• • • ditch and the drainage ditch on the west side of the site and •.. the south east corner. (1) The drainage ditch along the north side had softrush, redtop , an increased percent of velvet grass and t 'patches of reed canarygrass. (T ]./ ] ) , (2) The ditch along the west property has a riparian border that consist of pea-fruit rose and Himalayan blackberry in the . northern half with the mix changing to pea-fruit rose, sitka r , ' ' willow, red alder, and Himalayan blackberry in the south half. �.' The- bottom of the ditch supports a mix stand of softrush, • ., Veronica , water parsley, and reed canarygrass . ' N p y There are young red alder growing along the bank in small, clusf ers froml' " ' approximately the middle of the project site south. (T 4/1-- 3) . Vegetation field reports are included in Appendix A 1 . Existing EnvJronment r Towards the southedge particularly in the south east corner of the site vegetation changes to a more wet mix of grass species. The area also includes a shrub corridor on the * • • property boundary between the southedge of the pYoperty and r ,, the drainage ditch jo gging paralleling the jogging path on the Lake • Oswego property. The most noticeable change is the increase , � a ' in redtop (Agrostis alba and the presence of Oregon bentgrass ,_. and red fescue , All three of these species are facultative 13 t. `J , .i <I, tier. ! .a� , 4. , '? , r' 4 1=' F . .. 5 e f f 1 t f •ti ` ( q 4 ; .`I ✓ j • I • •j 1 Y 3.4+ wet species . This area is also dominated by are discussed in the soilsn cove soils which bordering the ditch bank is also indoicative this report. �� ' Vegetation �atk""�. r consisting of the d�cative of wet conditions ' facultative wet patches of spies. 5nowberr peach leaf salix with N, indicators that the areas are onlyn°oaks rose " • '? • in the area are more wet dominant portion of the sitemar�snlowx wet and that the yA ditch off the property, lower in the drainage Hydrophytic Vegetation Determination i .1, • Try- determination of wetlands using based on g vegetation was " "• " predominance of vegetation as defined in the "Unified Federal Agency g y Procedure„ determination methods using thenPreva.encee level on site Procedure was used to determine the dominance and perWorcentage :over of the wetland vegetation. and Percentage composition was greaterIn areas where vegetative than 50 percent facultative Wet or obligate, the area was considered to have wet On the Prevalence Index Worksheets, land vegetation. index was greater areas where the vegetation than 3 , the area was determined to upland. Coefficient of variances were 11 be worksheets to determine if the different ed a the index • consistent enough to classified as uniform. a� quarats were orm.application, we were able to extrapolate and evaluateBy applying this the'tsite without creating additional transects all of �,.` The bottom of the ditch in the northwest• +.��, the bottom of the drainage ditch alongthe corner and the only portions of those west boundary Were hYdric vegetation . areas that had a predominance of • �� ' g t .1: :'''. : The area in the southeast corner, + approximately 15 to 25 feet wide, varying approximately 350 feet at a dominance indicator of 50 percent. distance of easedft on this and the presence vegetative dominance was considered of . the Cove soil,. , the The remainder of the site is a facultative upland upland/p n pasture that has been in its existing condition without . T , • additional seeding for a minimum of 25 years. The c A . native species into t;1e invasion of 04 transitional pasture mix indicates that normal s procedures are occurring . If the area was 14 •, " , .• 1 r S1 r s r s i ��x W i n D; r ( /"' I� x 9 ' ' r r•• hydric, we would expect to find presence of softrush , more ` velvet grass, redtop, and meadow foxtail in the mix since �° '; 4 these are species that are traditionally found in marginally wet areas in this portion of Oregon and in these soil ' conditions. The lack of this ty pe of activity indicated to us that this was in fact a true upland that receives extensive surface water, during the winter and early spring , but dries •• out to depths below the root zone prior to the growth period of these grasses. For this reason, the hydric conditions do Y not influence the vegetation on any of the site with the '' "r exception of the small portion • in the 'southeast portion. A ' partial list of plants is included as Table 2 . `; Wetland Values , • The wetland values vary on the site because of the existence of the drainage ditch along the west portion of the property . The drainage ditch acts as a Water conveyance corridor providing some groundwater recharge . However , because of the grating of the slope and the steepness of the banks, the water does not remain in the site for any length of time. The soils, because of their density, do not percolate r ' well which also restricts the amount of ro groundwater recharge .ra ` in this portion of the site. The vegetation in the ditch does ``. provide biofiltration of any sediments that may be in the e' water when it reaches the site . However, because of the character of the site to the north under existing conditions the water is probably relatively clear of sediments and residues by the time it reaches the site . because of the gradient of the slope, this section of the wetland does not 1 ,1 ., provide any flood desynchronization or other flood control ' characteristics. . ''} The wetlands in the southwest corner is a flat area at the bottom of a gradual slope. The water on the site runs through the soils and the shallow layer on top of the hardpan a• '' throughout the site. As it reaches this area, it settles and is held because of its flatness and its proximately to the drainage ditch paralleling the foot path along Kruse Way . • . s This wetland acts as a moisture trap with increased F , q. , ' 4 1.5 '4. ;,. s t 'y yl it '1 rt l 'f f Y ••fi . if: ,9,v 4l. r f:Jt .....�+� ..f' i`• rl Y.'J • groundwater recharge. The area does not provide any surface biofiltration except periods where the rain water is running off on the surface of the soil . The ditch off of the site acts as water conveyance and interacts hydrologically with the. small wetland area in the :southeast corner. Waters in this area drain through a culvert under the jogging path. The invert and size of the culvert regulates the out flow allowing waters to backup in the ditch >. r ` .' '. which affects the low flat area on the project which was identified as a wetland. Because of this staging , there is silting and sediment dropout in the drainage way off site adjacent to the project.• Summary of Wetlanc Determination : fi; r YJ Jurisd;;,cti.onal wetlands are defined by the "common area" where all three parameters wetland hydrology, hydric soil and hydrophytic vegetation - are present (in an undisturbed state) . For the Pointe South Apartment site, all of the jurisdictional wetlands satisfy these parameters and include •• the following areas: • The perennial drainage channel and its upper bank in the northwest cornere I . A 15-foot wide area north of the south fence having ti • Cove soil type. The size of the jurisdictional wetland totals 0 . 22 • • acre, as shown on Figure 3 . Y , The proposed development will displace the perennial drainage channel to the west with a new shallow and wide channel . A very large stormwater detention area will also be + ." created along the southern border to handle regional runoff from the neighboring site to the north. A mitigation plan has been prepared separately and sub"mitted to the appropriate resource agencies. •. , '' f. t r V 1 �r ( "Y F ' I � rat This constitutes the report by IES and Scoles Associates . Sincerely, • • i I iA 4 }i ` ♦/ 1 R.L. Van Wot:nter Senior Biologist IES Associates i t / `•1Y 1 ' t , t • 1 ' 1 1 Z . • • • • • • • 147, • .•• • • :�M ym _ � _ .•W .1' a • • t 4. t Ib 1 . 'II' • , e+ a 1 • . a - a'. Ur: r r to a t H r r/ Y r f hr }Y '..IF .'} �• �_�, t �t• BIBLIOGRAPHY , , 1 . Anderson, D. and Scoles, P. Wetlands Delineation Report for the Proposed Westlake 89 Development Site, Lake ;. Oswego, Oregon. August 1989 23 p. 2. Cowardin , L.M . , V. Carter , F .C . Golat and E.T. LeRow. r- Y, 1979 . Classification of Wetlands and Deep Water Habitats of the United States. U .S . . Fish and Wildlife Service Publication FWS/OBS-79/31. 3 . Federal Interagency Committee for Wetland Delineation, 1 9 8 9 . Federal Manual for Identifying and Delineating ,� j Jurisdictional Wetlands. U.S . Army Corps of Engineers, U . S . Environmental Protection Agency , U . S . Fish and 4 Wildlife Service, and U.S.D.A. , Soil Conservation Service, • ' v . .. Washington D.C. Co-operative technical publication. 4 4 . Franklin, J.F. and C.T. Dyrness. 1969 . Vegetation of Oregon and Wash ton. U .S . Department of Agriculture , } � '< Pacific Northwest Forest and Range Experiment Station, 1 ,.. Portland, Oregon. 5 . Gerig , A;tle,h, J. Soil Survey of Clackamas County Area, Oregon. Nove,,ber , 19$'2 , 293 pages , 65 soil mapping sheets . 6 . Greeson, P.E. , J.R. Clark and J.E. Clark , eds. 1978. • Wetland Functions and Values : The State of Our Understanding. Proceedings of the National Symposium on Wetlands, American Water Resources Association. Technical ..•.,-. .., ` • ' Publication Series TPS 79-2. • % 70 Hitchcock, C.L. and A . Cronquist. 1973 . Flora of the Pacific Northwest., University of Washington Press , Seattle. 8 . Reed , P .B: , Jr. •1986 . Wetland Plants of the State of Washington. 1986 U . S . Fish and Wildlife Service Publication. WELUT-86/W12.47. 9 . Reed , P .B . , Jr. 1988 . National List of Plant Species That Occur in Wetlands : Northwest (Region 9) . U.S. Fish and Wildlife Service Publication. WELUT-88 (26 . 9) . LL 10. Robbins , C.S . , B. Brunn and H.S. Zim. 1966 . Birds of le North America. Golden Press, New York. 11 . Soil Conservation Service. , May 30 , 1989 . Hydric Soils x:' In Clackamas County Areas, Oregon. U . S . Department of '', Agriculture, 5 pages. q 18 Y C' • ` , *. . IOC ' ,::' ,9i '' 1 ' . ' .,•' + fir` 'r..6. Y x • • • • ,1 1 r 11 •• 1 t .•+Gl , V r 1 r '{�{` • ! •1' 1 1 • • u` r 12 . U.S. Army Corps of Engineers. 1987 . Corps of Engineers Wetlands Delineation Manual. Tech. Rep, y-87-1.• "A 13 . U.S. Department of Agriculture, Soil Consarvat.:on Service. 1983 . Soil Survey : Snohomish County_ ,Area, Washington. U .S. Government Printing Office, Washington, D.C. 14. U.S. Geological Survey. 1961 and 1984 , revised. Lake Oswego, Oregon. Quadrangle (7.5 Minute) . 1 page (20 in x 24 in) . 15. Washington Natural Heritage Program. 1987 . Endangered, •4 Threatened and Sensitive Vascular Plants of Washington. • t '` Washington State Department of NaturalIa ices, Olympia. YK 16 . Washington Natural Heritage Program. 1989 . Natural Heritage Plan. Washington State Department of Natural L" r Heritage Y Resources, Olympia. '¢' 1, ssi .• ti Y!1 J. t • • • f• 1• . Syr tl.. i g •L '` ry A Ar iy 1• T P 0 , , Table 2 - Partial List of Plants , Agropyron repens quackgrass FACU Agrostis alba redtop FACW • Agrostis oregonensis Oregon bentgrass FAC Agrostis tenuis Colonial bentgrass UPL Alnus rubra red alder FAC Anthoxanthum odoratum sweet vernal grass FACU Bromus enermis smooth brome UPL Carex obnupta slough sedge OBL Carex stipata stalk grain sedge OBL Cirsium arvense Canadian thistle FACU+ ., ,. . " ' Cirsium vulgare bull thistle FACU = A' Cornus stolonifera red-osier dogwood FACW Cicuta douglasii western water hemlock OBL Dactylis glomerata orchard grass FACU ; 34-' Echinicola crusgalli barnyard grass FACW Equisetum arvense field horsetail FAC Festuca rubra red fescue FAC Festuca arundinacea tall fescue FACU Holc:us lanatus common velvet grass FAC ' Juncus effusus • softrush FACW+ Oenanthe sarmentosa water-parsley OBL Phalaris arundinacea reed canarygrass FACW Phleum pratense timothy FACU Poa trivialis rough bluegrass FACW- Rosa nutkana Nootka rose NI Rosa pisocarpa pea-fruit rose FACU Rubus discolor Himalayan blackberry FACU- '` Salix amygdaloides peach-leaf willow FACW Salix stichensis Sitka willow FACW Urttca dioica stinging nettle FAC+ : Veronica sp. speedwe. l - tl' . 411) . t • '* 20 ; yti Y R A 1r • Appendix A • Wetland Determination Sheets • • a 4 • • • • • • • • tr I A t nr • I •. / • • • • l Y 1 . t 4 .4 • • • 21 1 r.+. WETLAND DELINEA".PION OF THE '4VESTLAKE II DEVELOPMENT PROPERTY R`" WASHINGTON COUNTY, OREGON Ti Prepared for: `° ti' ' OTAK 17355 SW Boones Ferry Road PO Box 1379 Lake Oswego, OR 97035 y r s . ' '..:...:..!...i.,., Prepared by: " Arthur D. Sherman Kathleen Kollock Todd Moses The JO White Company, Inc, 1111 Main Street Suite 300 Vancouver, Washington � � 98660 144.-' 410 November 1991 r EXHIBIT .' >' , • �� ,tvz l<f hi�7•p 6.el I , .".« ' fit•.��.. �t�. • • • t : a � \ . TABLE OF CONTENTS WETLAND DETERMINATION SUMMARY II. DELINEATION REPORT • Introduction ' • Location • Methods • Site Description • Results and Discussion • • Hydrology • Soils ' • Vegetation •• Delineation Summary• • Relationship to 1987 COE Methods • • Wetland Functions • References III. FIGURES 1 - 3 IV. DATA SHEETS • t\ i 5 • ;♦ • ♦ . .. .. - a �..rr.�..,�r�rru.aww,�,a-a r _ ..... J y . s • 4, WETLAND DETERMINATION SUMMARY • PROJECT SITE: r; Westlake II Property LOCATION: . Section 64, T,2S., R.1E., Willamette Meridian, Clackamas County, Oregon. North of Kruse Way and west of Carman Drive. !,; f i. • '• CLIENT: u. OTAK ; 17355 SW Boones Ferry Road . PO Box 1379 Lake Oswego, OR 97035 • 1 ETHOD: , Intermediate-level Onsite FIELD DATE: September 30, 1991 • • 'r. HYDROLOGY: Wetland hydrology is restricted to a ditch extending across the southern property boundary from .: east to west, two small lobes extending northward from the ditch, and a small area of wet +.\ meadow just north of the ditch in the southeast corner of the pi operty. Water for the wetland comes from local runoff and a series of seeps and springs to the northeast of the property. Hydrology at the site has historically been altered in the past by ditching. X • • ' 410 J+ � l i It A..'� • WETLAND DETERMINATION SUMMARY (continued) P SOILS: Soils in the southern part of the site are mapped as Cove silty clay loam and Huberly silt loam • (both poorly drained and listed as hydric by SCS). These soils appear to have developed a tillage pan from past farming and grazing acti'iities. Soils in the wetland area exhibit low • chroma matrix and bright mottling as wetland indicators. ^,x VEGETATION: Site vegetation has been extensively disturbed. All natural vegetation was removed many years ago. The property has been converted to pasture and is currently dominated by FAC-FACU • forbs and grasses. Wetland adjacent to the ditch is dominated by FACW species, The ditch bottom is dominated by FACW and OBL species east of the culvert under Kruse Way and by .P FAC and FACW west of the culvert. •DETERMINATION: Areas appearing to meet the definition of wetland according to the 1987 COE wetland ,t. delineation method are generally confined to the bottom and sides of the ditch. Wetlands meeting 1989 Unified Federal Method criteria, however, incorporate small areas north of the ditch. Total wetland area meeting 1989 UFM criteria is 0,17 acres and total wetland meeting 1987 COE criteria is 0.27 acres. • PROJECT STAFF - WETLAND ECOLOGISTS: Arthur D. Sherman, Kathleen Kollock, Todd Moses I3 • t ' r 41) • • • . N ' 1 ti ' Iiti'TRODUCTl'ON This report documents the size and location of a wetland on the southern boundary of the Westlake II property in Clackamas County, Lake Oswego, Oregon. The JD White k'' Company,Inc.was contracted to delineate this wetland to the extent that it may come under i the regulatory jurisdiction of federal, state, or local regulatory agencies. At the client's request this report constitutes a wetland delineation of only one wetland on the property. The balance of the site was not examined for the presence of wetlands, LOCATION The subject property is located in Section 64, T.2S., R.1E., Willamette Meridian, Clackamas County, Oregon. The site is immediately north of Kruse Way and just west of Carman Drive (Figure 1), METHODS The Unified Federal Method (UFM) (Federal Interagency Committee for Wetland Delineation [FICWD], 1989) and the 1987 U.S. Army Corps of Engineers criteria for determining wetland boundaries(COE Technical Report Y-87-1,Environmental Laboratory, 1987) were used for technical guidance when determining wetland boundaries on this • " property. The COE used the UFM criteria for determining wetland boundaries from 1989 • until August 17, 1991. Since that time, however, the US Army Corps of Engineers (COE) has reverted to the 1987 COE wetland determination method. The Oregon Division of State Lands has indicated that it will continue the use the 1989 UFM. Because of this, a wetland determination was made using each of these methods. Differences in wetland extent as determined under each method are discussed later in this report. Applying the 1989 UFM method,under normal circumstances, an area is defined as wetland if there is a simultaneous occurrence of wetland hydrology, y gy, wetland (hydric) soils, and a dominance of hydrophytic vegetation. The UFM provides a somewhat different approach for sites such as this which have been disturbed. Disturbed sites are areas where "field indicators of one or more of the three wetland identification criteria are obliterated or not present due to recent change" (FICWD, 1989, p. 50). Under these procedures, disturbed vegetation communities are documented and considered, but the final wetland/non-wetland determination relies principally on hydrology and soils indicators. Historic clearing and land leveling for agricultural use has substantially altered the natural vegetation on this property. Along the delineated wetland boundary, recent vegetation • 9 disturbance (within the past five years) appears to be due to possible grazing by cattle or r mowing. For this reason, procedures for delineating disturbed area wetlands were followed in this determination for areas outside of the drainage ditch, y. 1 `� .' , - ♦ ., 4 •e A variety of standard references were consulted for this determination. Soils were evaluated ' using the Washington County soil survey (Green, 1982; Figure 3) and U.S. Soil Conservation Service (SCS) hydric soils lists (U.S. Soil Conservation Service, 1991). Wetlands inventory r ' mapping (U.S. Fish and Wildlife Service, 1981) was also consulted (Figure 3), The indicator status of vegetation was determined from the National List of wetland plants (Reed, 1988)4 * . The U.S. Geological Survey (1984) topographic map series (Lake Oswego quadrangle) was used to determine topographic characteristics of the site, 4., • • r '' Field work was conducted on September 30, 1991. The entire southern pertinn of the site • was first evaluated to identify general wetland and upland areas. This survey identified one wetland which followed a drainage ditch along the property's southern boundary. Based on " this, a standard ecological transect (Ti) was established across the estimated wetland boundary. In addition, a single sampling point (SP1) was established within the ditch to `: characterize hydrology,soil, and vegetation. The mapped wetland boundary on this property is shown in Figure 3. . Intermediate-level survey methods (FICWD, 1989) were used at each sampling point to document hydrology, soils, and vegetation within the transition from upland to wetland I: ' areas. Soils and hydrology were assessed using pits excavated to a minimum depth of 20 inches. Vegetation at each sampling location was identified to species and percent areal cover for each species was visually estimated for each plant stratum (within a 5-foot radius for ground/field layers and within a 30-foot radius for trees, shrubs and vines). Formal sampL rig results, supplemented with unrecorded soil sampling using a hollow-point soil0 .. • prob-�, were used to define the wetland/nonwetland boundary, which was flagged for later survey. YI •1 Figure 3 shows the location of the transect and sampling points in relation to identified 1 •. wetland area. The field data sheets recording information from sampling points are attached as an appendix to this report. r;`' • SITE DESCRIPTION This property is located in a rapidly developing area in the city of Lake Oswego, Oregon. This area was previously characterized by small farms and woodlots. New residential and commercial developments, especially to the north and east (higher in the watershed), potentially affect this site hydrologically by altering the extent and timing of surface water flow and by reducing subsurface flows. The property, which slopes gently from the " northeast, is situated at the base of a small range of hills dominated by Mount Sylvania (approximately 1000 feet in elevation [ms1]). The lowest point on the property (so'ith end) is approximately 250 feet and the highest.300 feet. The small watershed above the property covers only a few square miles and USGS mapping indicates that no significant streams flow • through or immediately adjacent to the property. Drainage, however, from small springs and seeps to the north and east, flows through a ditch on the extreme south end of the , property. This is the primary source of water for the wetland area documented in this 0 , p _ - y . Y,. _. .., _• 1' } report. The entire property has been cleared in the past and used for agriculture as pasture or hay. RESULTS AND DISCUSSION Wetlands or waters of the U.S. on this property consist of a linear strip of varying width whi..h crosses the southern boundary of the property from east to west. The eastern end of this strip widens toward the north and is part of a larger wetland area just off the property to the east. Two small wetland lobes extend north from the ditch (see Figure 3). Hydrology Water is the critical, forcing factor in wetland formation. For purposes of delineating ,) • wetlands, an area is considered to possess wetland hydrology if the soil is inundated or saturated for at least a week or more during the growing season in an average rainfall year 7 (FICWD, 1989). In this area, the growing season is defined as the first of March through ' the end of October (SCS, 1987). In poorly and very poorly drained areas, continuous soil • saturation must be maintained within at least 18 inches of the surface for a week or more during the growing season in order to meet the wetland hydrology criterion. . • The hydrology in the southern section of this property has been altered through the installation of drainage ditches. The natural surface water flow across the property was through several shallow swales. These swales have been severed at their upper ends and 's-'}. the water diverted into a ditch located east of the property, • Some of the water for wetlands on this site appears to be supplied by local surface runoff. • The primary source of water during the growing season, however, is a series of small springs • ; .1. and seeps to the northeast. This water has been collected and diverted into a southward _ flowing ditch to the east of the property. This ditch then turns west and flows along the • Y' property's south boundary. Approximately one-third of the way across the southern edge of the property, the flow through this ditch is diverted through a culvert under Kruse Way. - ' Water was still flowing in this ditch at the end of September, 1991, following an extended dry period in the region. Local runoff from the western side of the property flows into the ditch west of the culvert. . This part of the ditch is almost level but is slightly higher in its central section. Water, therefore, flows east in the east half of the ditch (entering the culvert under Kruse Way) and west in the west half (draining into a culvert just east of small detention pond at the west end of the property). The western part of the ditch receives very little water and only during periods of local , precipitation. Because the ditch is almost level, water ponds in small depressions within the a• . ditch forming small wetland areas, • 3 • • w . .. Y ' ' .".• • , . , „ .,. , . . 0 . ' , ,:,. The two small wetland lobes extending northward from the ditch (see Figure 3) and the wetland area in the southeast corner of the property which extends between T1P1 and T1P2, exhibit clear changes in vegetation "greenness" based on persistent moisture in the soil. r .', Soils in the 'brown" areas were dry to 20 inches. Soils in the "green" areas, however, were damp near the surface and near saturation within 20 inches of the surface. * This wetland delineation was conducted at the end of September following an extended dry period. Because of this, soil saturation was not present in all areas where the soil would sl' have been saturated earlier in the growing season. Indications of saturation including the •# presence of hydric soils, signs of localized ponding, and deep tracks in dried mud, together •} with soil still damp at 10 inches and near saturation at 20 inches at the end of September, . provide convincing evidence that the hydrology criterion is met in these areas. , f • Soils •, t . Wetlands have hydric soils which are soils that are saturated, flooded or ponded long enough (usually considered to be a week or more) during the growing season to develop ", ` anaerobic conditions in their upper part (FCIWD, 1989). Typical field indicators of hydric soils are the presence of thick organic layers, or in the case of predominantly mineral soils such as are found on this site, low chroma matrix (gray color) and bright mottling. The SCS lists soils known to meet the hydric criteria in their national hydric soils list (Misc. , publication 1491, 1991). Soils within the study area are mapped by the SCS as Huberly silt loam and Cove silty clay ' loam (Figure 2). Both are listed in the SCS national soils list as hydric. These soils are deep, poorly drained soils with low permeability. They are subject to the development of tillage pans from compaction by animals or farm equipment. Soils at the site appear to have • such a pan located at a depth of 12 to 20". This pan seals the soil so surface water can not pass through into the groundwater system. This "perched" water remains well into the growing season exacerbating soil saturation near the surface. Vegetation e"7 , The U.S. Fish and Wildlife Service (Reed, 1988) has classified wetland vegetation according A . to its frequency of occurrence in wetlands. Plant species that occur in wetlands greater than 99 percent of the time are termed obligate (OBL) species. Those plants generally found in ' • wetlands two-thirds to 99 percent of the time are classified as facultative wetland (FACW) ,, plants. Species occurring in wetland about half of the time are termed facultative (FAC) • plants. Under normal circumstances, an area is considered to have hydrophytic vegetation when more than 50 percent of the dominant species, from all plant strata, are classified as OBL, FACW or FAC (FICWD, 1989). Plants listed as FACU (facultative upland), NL(not ' listed in Reed, 1988) or NI (no indicator) are considered nonwetland plants for the purposes ` of wetland delineations. • • • r a 4' r }i S ,A• 5 Native vegetation,which probably consisted of Oregon ash,willows, sedges, and wet-adapted grasses, has been completely cleared from this site. Currently the property is planted with pasture and hay species typical for the region. Except in the southeast corner of the property, the steep sides of the drainage ditch exhibit a sharp transition from wetland species at the bottom to upland species near the top. East �: of the culvert under Kruse Way, the wetland area along the sides of the drainage ditch is dominated by FACW species such as Juncus effusus and Alopecurus pratensia, Also common in this area is Ranunculus repena (FACW) and Rumex crispus (FACW), The ' bottom of the ditch is dominated by wetland obligates such as Typha latafolia, Veronica americans and Carex obnup_ta. West of the culvert only the bottom of the ditch contain • wetland species. Juncus effusus (FACW), Alopecurus pratensis (FACW), Ranunculus repena (FACW) and Rumex crispus (FACW) dominate this area. ti The wetland at the eastern end of the ditch extends northward (Figure 3) into a shallow :41 swale. This area historically was the drainage course for water now diverted into the - drainage ditch. Enough subsurface water, however, still flows through this area to maintain saturated conditions well into the growing season. Vegetation in this area is disturbed by agricultural operations and mowing. The area is dominated by typical grasses and weedy j" forbs found in wet pastures in the region. The better drained (upland) areas were dominated by typical pasture grasses such as tall fescue (Festuca arundinacea, FACU), orchardgrass (Dactylis glomerata, FACU), and bentgrass (Agrostis tenuia, NL). Sweet vernal grass (Anthoxanthum odoratum, FACU), Kentucky bluegrass (Poa pratensis, FACU), and velvetgrass (-Iolcus lanatua, FAC) were common. Other weeds and forbs typical of pastures and hayfields in this area were also present. These included Canada thistle (Cirsium arvense, FACU), sheep sorrel (Ru,meN acetosella, FACU), dandelion (Taraxacum officinale, FACU), tall buttercup (Ranunculus ,• 4. acris, FACW), and clover (Trifolium spp., FACU). . ti DELINEATION SUMMARY , • National Wetlands Inventory mapping (Figure 2) does not identify wetlands within the • subject property. Field observations, however, established a linear strip of wetland within ' (and bordering) a drainage ditch along the south property boundary. Wetland was limited ' to the bottom (SP-1) and sides of the ditch except for two small wet lobes extending northward into the property and a small wet area adjacent to and north of the east end of the ditch (T1-P1 and T1-P2). The wetland area within the ditch is located on a steep gradient. topographic The transformation from "clearly wetland" to "clearly upland" occurs rapidly along this slope. 4 The total wetland area was 0.27 acres using 1989 UFM wetland delineation criteria and 0.17 acres using the 1987 COE criteria. Although much of the ditch west of the Kruse Way ° > culvert dots not meet 1987 COE wetland criteria for vegetation, the entire drainage ditch was considered wetland because; it is probably under federal jurisdiction as waters of the United States. The entire ditch is wetland under 1989 UFM criteria, Relationship to 1987 COE Methods Application of the 1987 and 1989 wetland delineation methods on this property results in different wetland boundaries as indicated in Figure 3. One difference between the COE 1987 wetland delineation manual and the 1989 UFM lies in the method used for determining the presence of hydrophytic vegetation. The UFM allows, under disturbed conditions, for the assumption of hydrophytic vegetation provided hydric soils and wetland hydrology are present. The 1987 method does not have this provision. Because vegetation _'' on the site has been altered historically, the UFM provision for disturbed areas could be applied for wet areas outside the ditch and within the western section of the ditch, which ;:'.,`f, do not meet the vegetation criteria due to disturbance. Under 1987 COE criteria, however, these areas are not jurisdictional wetland. The 1987 method also does not provide for soil characteristics to directly infer wetland r \� hydrology. On this property, however, inference of hydrology was unnecessary because • direct indications, such as visible shallow water tables or soil saL ration, were present in ' ,t°�``; most wetland areas. Although soils were not saturated in all areas indicated as wetland •> north of the ditch, enough soil moisture waspresent duringan extremelydrytime of the g ` year to indicate extended saturation earlier in the growing season. In addition, there were P. deep animal and equipment tracks indicating earlier muddy conditions and the wettest parts �. .. of the pasture had not been mowed, often an indication that soils were too wet to drive farm, ` .\ �., equipment over. h ,4 Wetland areas determined on the basis of the UFM and 1987 Wetland Delineation Manual a • are subject to regulatory jurisdiction of the U.S. Army Corps of Engineers and other .•: ' appropriate state and local agencies. These agencies retain final responsibility for determination of the areal extent of wetlands and other waters of the U.S. or Oregon under az their jurisdiction. 1 WETLAND FUNCTIONS This wetland is highly impacted by past agricultural operations and currently provides almost none of the functional values normally attributed to wetlands. The natural hydrology has T ' ` been altered and the native vegetation removed. Because the wetland area is generally w • restricted to the ditch, only minimum water quality and no flood control benefits are provided. The nearby roads and rapidly developing area lim!t any potential wildlife fi i! functions the wetland may provide. Although the small size of the wetland limits it's value \ as open space, it provides some amenity value to the adjacent jogging path. 6 „`. f b • REFERENCES nvironmental Laboratory. 1987. "Corps of Engineers Wetlands Delineation Manual", Technical Report Y-87-1, US Army Engineer Waterways Experiment Station, Vicksburg, ' . Miss., 100 pp + appendix. • • • Federal Interagency Committee for Wetland Delineation, 1989. Federal Manual for Identifying • and Delineating Jurisdictional Wetlands. U.S. Army Corps of Engineers, U.S. '' A Environmental Protection Agency, U.S. Fish and Wildlife Service, and U.S.D.A. Soil ,' ` Conservation Service, Washington D.C., Cooperative Technical Publication, 75 pp. ,., Gerig, A. J., 1985. Soil Survey of Clackamas County, Oregon. U,S.D.A, Soil Conservation t • Service, 293 pp. + maps. Reed, P.B., Jr. 1988. National List of Plant Species That Occur in Wetlands: Northwest (Region 9). National Wetlands Inventory, U.S. Fish and Wildlife Service Biological e Report 88 (26.9), 89 pp. • U.S. Fish and Wildlife Service. 1981. Lake Oswego, Oregon. 7.5-minute series sheet, National Wetlands Inventory. U.S. Geological Survey. 1984 (photorevised). Lake Oswego, Oregon. 7.5-minute quadrangle, 1:24000. .S. Soil Conservation Service. 1991. Hydric Soils of the United States. Prepared in • Cooperation with the National Technical Committee for Hydric Soils, USDA Soil Conservation Service miscellaneous Publication 1491, June 1991. U.S. Soil Conservation Service, 1991. Clackamas County Area Hydric List, U.S.Department of Agriculture, January 1991. . r •,0 • • J y • F - b CIA•' •� �� `'• •1 , `. 1. � � Lei Y i • • r ", ... t t .•.` ',•.I•1 ilk: Y� r • •/ •�11r �f.."� • Ir�. y� f�4./ 1 f�. . 1 •'I �•u .:-=— _2. ••-,:•• rl �i, West Portland 1s �1, t/ 'd 41 ir,' •�:1 ,-.�--;.11 rf;....,,,:„. . • ••f'�:��(1( r'^� l.I/ tr. • 1..� ....I.,�J1 'Ilrl1,— •'rI) f•.rl+ .I• �`r'# r' "7� .t r •..Hill'^ 'I d! /ire11 l.. T 1 ▪ • r •'• r • Iry1l •• -....,:•.:!:- .. t •rr� 1• j••% c • g °'el• .'.` 'e.,i ' 11 u.r.4r.a .� fr ••.�` •tL , 1 •••II l l�f-..S r;��•♦ .- �`•,, - \ j/ ,,Fi - _ of �', I�N,�e..�, a\s:.:-g ,li •,,' r:I 1 C. � 1'. �' North 'I. ` '' .., 11„ry '•I •�,• /I / 1 '✓_, •`... I• �/`.. t 1 , .it /i r fl.. L o. .� V/. 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' " • 1 i s r -� t: ' .. � Kruse Way 1 `i • .,: ' M * ' 1* ". " ` ice' "�.r1•a ,A •r :- t .., /, u r .. " ri ` < . ,.:• � i• ti; ` Rib `°a Ni."...",• .• ,�I.Ii , „ Gor . 1u 'o ,r , . ,•�11. I 1 '' . 1 I :I \T` , ,, r n Gl /1• •I'� T,•••yam, /44' f ' .. j 1 r u►fd�s � r t4i�, _ • )• .i t 'rye a,, ,•:• ep. -"— ." ,'-.1y' • w ' I' 7 .I1'�`► S�l �' :fi,. " ''ro.►� �, GG �/' 'r +� Lake Oswego �,F 01�� tl� C���W! /� Like Grove pr1c +:r•; . •/► " "oi�7i' 43. - ,o/ '' 0 ••r Mr Source U.S. Geological Survey, Lake Oswego,' OR 1961 1 :7 ~• ' %`�•` "+(,y'.r��rr z. • 1., 1' v .... fry . ,-'!' e�9.`y''•, • ;:II h r .t A Westlake Meadows 2 Figure 1 ' • Lake Oswego, OR 0, , .. VICINITY . i Scale 0 1000 2000 3000 November 1991 • .: .. The JD White Company. Inc. •1 .• 04.1 `4.* ^w},}:Y ... ! �':1t GN4Av. - • ..... F�� • .. , r of :' `.�i1' �1= y—.a.'.Al•N i"M1�; �Z �;. .w 1• "•+•:, F' 1` rtr .,,:+• "! „•} ♦4.r•r o.t'M�4'•,,,To' *. A w• .'rw`ry ..J • • , .at '' .•,t r y �'...., t` ' g. ``' �'•'; .4 .` ':'• SITE. . '"• ;,$,,• ,..• �:A ` •, rl .••• + _ L rM ..K ' ••�� • •� ••r • fi t•w .T ,�Z !(ruse Way '' ~ • -• - ' 'ram ,,� _' -ii . ,4 1 I. .19 7: •r•.S•a. . i tom, '~ ' • 4 4 4• r '�•.. +Jya. ,,.„ . ,. Source: Soil Survey of Clackamas County Area, Oregon, sheet 1. 25 Cove silty clay loam 41 - HubeScale 0 1000 2000 3000 rty sift loam 1A -Aloha silt loam, 0-3 percent slopes ♦ ' !•';C� .....:!-".....2:.,.J , .; '—..q so-" , ► , y , \..t.. --,... "Pt \i.. :1C.,..---.., •••.____'"—\....: .• - , • • r • • 1 = i ),. 1 --ptii . ' • ...............:„. \--, . .......... .a ---� �, ( • J SITE•� �, E � . ,� `� I •_.,„..er '"/ . **%..-.1f4 / - -. - L.7 k 1/4.,.,.... .......,.....,........., . . .s.:.:7-.......—..4%.IL, .(c.s %.,,,, ,;,...e. • 6, \--\ ..v,:4...................„...................i it. 1 ".,,, ,--,:,..as....,,,.. S. ..., 4111%4ft -k \ ""...,. • • ::\ ......................• t ... Riki :ti.'+,♦'I t'+tr�7�' ,yam \• \ �\,�. �.•1 /.4•. ..+' . '� C I •• . \1 ).` r' a.. Kruse Way ---%'Irk . # \ V...., I prY.�• 4' • - ._•�.�...•+•� III yfp N. �r . �V,A ,..:. •,.. S. • I •.SW , / ••�••C _ _ .•.•. �. r GC. •n,•`.�''�^ r •4 iii 7 ,e _ - , 1' `.•;.• Scale I ..0.•... .. •yFish and Wildlife Service, Lake Oswego, OR, 1981. - ' Source. U.S,.S. 0 1000 2000 .b. Westlake Meadows 2 • Figure 2 Lake Oswego, OR SCS SOILS/NATIONAL WETLAND INVENTORY • 4 ., \ November 1991 North ..d... The JD White Company, Inc, hr.," 1989 and 1987 wetland criteria met 4 ., . . „ ,, a North 1989 wetland criteria met ®., "m" ~'O� Ditch 0 TiP1 Sampling Pohit # I gym • # 4i' fo4,1/ 1i Y ,ii.g.... a ■ • ` r•1 ■ r r •`r Property Boundary-,._6...1 : ' ..."•**- ' I .y' A h 1 I Wetland Boundary 2' either ■ Detention pond side of ditch center line ■ T 1 PZ Location of Culvert Invert /� ��`"""�•. Kruse Way "` .•`°'`.••1i' 1010 nuu� : ..`.: ?= ' '. spt ®.. " U( j� ,rt, Scale 0 60 120 180 Wetland Bouncier,'survey 'rovided b otak, inc, ob , 3371 111 ilii Westlake Meadows 2 Figure 3 410 r. Lake Oswego, OR L. r WETLAND AREAS AND SAMPLING POINTS November 1991 The JD White Company, Inc. , t t t 1.. J •S t t t � 1 R .. .. ... .. .. , ... 1 .... ,. 1., •a• +). . " ^ :1 I •• "•'/, t;.-fit' .., December24 1991 INco,RPORAED, , ' T •ARCHITECTB,`P C 1 r. •1 ra{ .. -Architectuje, ,�1; State of Oregon Planning �� Division of State Lands �" •lJrbarj Design ,r vices 775 Summer St. NE Davoghient Ser 7, J Salem, Or. 97310 ..':'Landscape Architecture 4t , � ' ':;!civiI'Englneerjng.'; ' Re: GSL Properties Inc. �.Trtansportatlon? ' •r, Westlake II Development Wetlands Permit Application Environmental services Project No. 3371 _Water Resources Syrveying ♦' Reviewing Officer: ', �`.; " t , Enclosed you will find Exhibits I and II. Each is a delineation of a different part .. J.'1,: � ', ". of the property, Exhibit I by IES was done at a time when Dominion Development • '~; , +;" Company controlled the present GSL Westlake II Property The IES delineation ' .!; :iv , includes areas A,B and C inside the property lire. When it was determined that .- ,;•; i. v the Westlake II development impacted wetland outside its property boundary, the 'r :4 i; I ..;,' J.D. White Co. was brought in to delineate the additional area. Exhibit II is the f, ,t" b ,'J. : y: t.. �1 , tea • ) t� J.D.White Co, report for the area noted on the plan as area 'C' outside the '4,0` ,r '',c ' property line. While delineating the southeast corner, The White Company found - •0.r, ,4��, .k ^ }` it, • a small piece of additional wetland inside the property boundary. This was added °' 4,, to the original wetland and increased our wetland, including the area outside the '`If. •�y■,77,r•',f,;;,,,1.'•�t 'ry-� t i`• ' u southeast property line, to a new total area of.56 acres as noted on drawing W 1. 4,r %.,-;�', j;` I, p All Wetland mitigation development will be constructed adjacent the west .t'''4:1 ,tz �' property line as seen on drawings W-2 and W-3. This mitigation area is calculated , r' .t b inside the buffer zone. See drawings W-2 and W-3. There are some pond wetland ,' a;"1•" Kfg,rc �'r•F•�•t , ,,..tt k, y � M ' areas that extend into the buffer zone. Where a pond is in the buffer zone, it is i';v� Sri; , . not calculated as mitigation area, It is buffer area. This issue was discussed with ,r r`i .�,,,x.,,` ' r, ` Bill Parks with DSL and agreed to in concept, t` A h ri "tfi '.T, >r1� 1'Il/�,r 1:1 "� f�I 'fit Ilr� ' `: Along the south property line, adjacent the detention facility, buffer planting can }r r' t ?tf" be seen. This planting, while acting as a buffer, is not calculated as a part of the • r" • c , , '• mitigation zone, The detention area will be periodically cleaned, therefore, it does •,,u 11', r: • • •• •;•';; not qualify for mitigation. 1 ' Please contact me if you have any questions. ; It-0 ;p+ }\`. Y t. 1,.1 re v s Sincerelyr tsyJ:,,, ,,,:,� ,✓. 1 rod' • a n• t.f •' i ra? � I John F. t ,e''. .• W-i``I . , Y h T Landscape Architect •. ..c z W�' " ',41,....t Y •,$73se's•Wt Ooon fery flo id 1 i3 , I.,Lt• 4.l ens tithe • v - p . • a 3371/DSL-GSL.001 w EXHIBIT a 3 S ,. A t r zta 7: AI<ITTELS®N & ASSOCIATES, ►TES, INC. : /' TRANSPORTATION PLANNINGITRAFFIC ENGINEERING � �; 610 SW ALDER,SUITE 700•PORTLAND,OREGON 97205•(503)228.5230•FAX(503)273.8169 t 1 1, October 18, 1991 ' t Project No.. 602,00 Pv Mr, Nawzad Othman • I r.; OTAK, Inc, 17355 SW Boones Ferry Road Lake Oswego, OR 97035 Dear Mr. Othman: This letter summarizes the methodology, results, and conclusions of a traffic analysis conducted for the proposed multi-family residential development located between Kruse Way and Parkview Drive within the Westlake Planned Unit Development (P.U.D,) (See Figure 1), The site, which will be y residential housing yl .. in accordance with the previously approved P,U,D., will comprise 360 multi-family developed rut s s. Based on the results of the analysis described in this letter, the proposed site can be devel withminimal traffic-related impacts to the adjacent street system and nearbyoiled planned ! findings and recommendations are as follows: Intersections, The significant u • (\ • The key signalized and unsignalized intersections within the study area are currentl operating at an acceptable LOS during weekday morning and evenin • yg peak hour conditions. • Upon completion of the development,the site driveways and key off-site intersections will continue to operate within acceptable level of service limits during the mornin and evening peak hours under either of the access alternatives. g ' • 4 t • The traffic analysis conducted for this project is consistent with the the Bunke prepared for the Westlake PUD in 1979 and amended in the early eighties. The current traffic patterns in the Westlake development am consistent with the previous traffic y assumptions and conclusions containeed in the previous traffic reports. The analysis indicates that this development will not adversely impact the surrounding street system, • The Westlake Drive/Krvse Way intersection will require the addition of a tight-turn lane .. • on the westbound approach • . to the intersection to be able to accomodate projected year 2000 traffic volumes, r exHisir� � ± ;: 3(c, ,; CW ,• { Mr. Nawzad Othrnan October 18, 1991 Page 2 Both the northbound and southbound approaches to the Carman intersection will need to be widened and improved to allow for the p Drive /Kruse Way left-turn,through and right-turn lanes to be able to accomodate provision of sepafatc volumes. projected year 2000 traffic t • The improvments identified development, but rather will bebove will not be warranted upon °° recess completion of this within the study area begin a at some time in the future as gin to approach the year 2000 forecast levels. It is important volumes note that these improvements will not be warranted upon completion ofpopme to, t : y but rather will be necessary at some time in the future as traffic volumesthis development, • area begin to approach the levels identified in theyear 2000 within the study . forecasts, There are several distinct advantages associated with providingdirect via a driveway located midway along the access to Kruse Way would serve relatively low volumes and be limited frontage. Further,given that the access ' °,. will not significant) � turn movements, the driveway y affect operations on Kruse Way. consideration should Y Considering these factors,serious • given to providing direct access to Kruse Way, , SCOPE OF THE ANALYSIS • �.;, I; In conjunction with the approval process for conducted that considered both the local and area-widetie P.U.D. a detailed traffic impact analysis was `1 theconducted d that ' year That analysis was conducted in 1979, a`d approvedwas impacts of the entire the development through application at that time. Therefore, the proposed as a part of develo development's traffic impact has Pment for as part of a broader area-wide study. '• �_ Accordingly, this analysis attempts to address some been accounted • microscopic issues specific to the cement development plans that were not adome of the more analysis. The specific traffic-related issues discussed in this letter ' dressed in the previous traffic• { • include: An update of existing traffic conditions in the project area Within the immediate vicinity of the site. ° Trip characteristic estimates for the ro • P posed development.• i. ° Site access location and operations under two access alternatives upon completion of the { proposed development. 4 r A rr;view of the previous traffic stunt's projected year n 2000 conditions at key off-site , the immediate vicinity of the site. i ti , intersections Within .iv Mr. Nawzad Othman October 18, 1991 • Page 3 • • Pedestrian circulation issues. Th• e following sections address each of these issues: ;> • • EXISTING CONDITIONS Manual turning movement traffic counts were conducted over the course of three weekdays in August 1991, by Kittelson and Associates, Irrc., to determine the morning and evening peak hour traffic volumes at the key intersections within the study area. Based on the result of these counts, the a.m. and p.m.peak • • hours were generally found to occur from 7:30-8:30 a.m, and 4:30-5:30 p.m., respectively. The observed ` ' a.m, and p.m. peak hour traffic volumes are illustrated in Figure 2. E`LISTING LEVELS OF SERVICE "to assess the traffic conditions at key intersections in the study area, capacity analyses were conducted using the analytical procedures described in the 1985 Highway Capacity Manual (Reference 1). These •,'` procedures allow the analyst to examine the roadway's and/or intersection's features and then determine the traffic that can be accommodated for each movement. These values are then compared to the actual traffic demand. Based on these results, a letter grade Level of Service is derived for each movement that reflects how much traffic congestion will result. Level of Service (LOS) is a concept developed by the transportation profession to quantify the degree of comfort(including such elements as travel time,number .� of stops, total amount of stopped delay, and impediments caused by other vehicles) afforded to drivers • as theytravel through an intersection or r+or !' ,'segment. " " ' 'g Its letter grades range from A ,indicating that vehicles will experience little,if any delay,to"F",which indicates significant traffic congestion and driver • delay. For signalized intersections,LOS defines the quality of the traffic flow, but does not necessarily describe f4 . . the overall design adequacy of the intersection to accommodate the traffic volumes being analyzed. As an example,a good LOS can be achieved even when the volume/capacity ratio for the intersection exceeds 1,0. Similarly,there are conditions under which a poor LOS is achieved even though the volume/capacity . ratio for the intersection is well below 1.0, Therefore,all signalized intersection sum;nary tables contained in this report provide both the calculated LOS and the calculated volume/capacity ratio for each . • intersection. In this way, the reader is provided with a complete description of the expected operation • ` conditions for each signalized intersection that is analyzed. The typical Level of Service standard for jurisdictions within the Portland Metropolitan Area is that Level of Service "D" or better be maintained at signalized intersections, Clackamas County and the City of Lake Oswego alos endorse these standards. • •}t:, • • « k�P ' t: � " d f , Mr. Nawzad Othman October 18, 1991 Page 4 •' For unsignalized intersections, LOS is defined differently than for signalized intersections in based upon the concept of "Reserve Capacity" (i.e., that that it t used). The reserve capacity concept applies only to an individualin available hourly capacity that is not "'' „�� movements, Once the capacity of all the individual movements has been calculated and their LOSod lane • kwo`. , and expected delays determined, an overall evaluation of the intersection can be made. Normally, movement having the worst LOS defines the overall evaluation,but this may the judgement. be tempered by engineering I. Past experience with the signalized analysis procedure indicates that this methodology ` ` ; conservative in that it tends to overestimate the magnitude of an un tend is very t Y potential problems that might exist. ' •,'�- Therefore, the results of any unsignalized intersection analysis should be reviewed with this thought mind. The typical Level of Service standard for jurisdictions within the Portland Metropolitan Areain Level of Service"E"or better be maintained at unsignalized intersections. Again,both Clack is that and the City of Lake Oswego endorse this standard, County ° " All LOS analyses described in this report were performed in accordance with the above. Copies of the analysis forms am contained in project files procedures described able for review upon . request. In order to assure that the analysis is based upon worst case conditionss,,lthe flow rates for the peak 15 minute period during the morning and evening intersection levels of service. Thus, hours were used in the evaluation of all Rthe analysis reflects traffic flow conditions that are only likely to occur during the peak 15 minute periods of the morning and evening Therefore, for the remainder of each weekday and throughout the week ds, traffic eachak hours of c average weekday, ondItions within the study impact area am likely to be better than that described in this report. Table 1 summarizes the results of the existing intersection LOS intersections within the study area. As this table indicates, the key signalized and unsignalized intersections within the study area are currently operating at an acceptable LOS during and evening peak hour conditions, weekday morning SITE GENERATED TRAFFIC VOLUMES f j Estimates of total morning and evening peak hour driveway volumes were calculated for development on the basis of empirical observations at similar developments located throughout the United States, These empirical observations are summarized in a standard reference manual published by the Institute of Transportation Engineers (ITE) (Reference 2). Table 2 illustrates the trip generation results. As shown in the table, the proposed development anticipated to generate an estimated 160 average weekday A.M.peak hour trips,and 205 is " ' P.M. peak hour trips. average weekday .... r • b: "' y;h •t. .. r ""'♦ .fl r , i tF 1 4, 1 Mr. Nawzad Othman r October 1^, 1991 }.•.. Page 5 • DESCRIPTION OF ACCESS ALTERNATIVES ti As part of this study, two access alternatives have been evaluated. The first alternative assumes that direct A s t access to the site is provided via Parkview Drive only, This alternative is consistent with what was ... ti. , •` assumed in the Report on Traffic Impact -- Westlake Planned Unit Development a p (Reference 3), This :' alternative will hereafter be referred to as the Parkview Drive Alternative. • l t• 4, r The second access alternative assumes that in addition to the Parkview Drive access, an access driveway 1, that connects directly to Kruse Way is provided. The Kruse Way driveway would be limited to right-turn movements only due to the presence of a raised barrier that separates eastbound and westbound traffic Y movements on Kruse Way. This alternative will hereafter be referred to as the Kruse Way Alternative. r TABLE 1 PEAK HOUR LOS EXISTING TRAFFIC VOLUMES SIGNALIZED UNSIGNALIZE1) 4ti�r� Time Reserve Intersection Period •V/C Delay LOS Capacity LOS "* ' AM 0.48 21,8 C Kruse Way/Westlake PM 0.62 21.4 C AM 0.50 14.6 B .' Kruse Way/Carman PM 0.62 22.5 C AM Westlake/Parkview PM 299 C AM >400 A Parkview/Carman PM >400 A . '.. \ • Y r• t iS r s• i ' r. r •, Mr. Nawzad Othman October 18, 1991 ' ,, Page 6 TABLE 2 A ESTIMATED TRIP GENERATION FOR PROPOSED DEVELOPMENT i r Site-Generated Traffic Volumes AM Peak Hour PM Peak Hour Land Use Daily In Out Total In Out Total . . . . . ,.4,, Multi-Family 2,275 30 130 160 135 70 205(360 Dwelling Units) • TRIP DISTRIBUTION AND ASSIGNMENT The general directional distribution of traffic from the site were estimated primarily on the bavis of the morning and evening peak hour manual turning movement counts conducted by Kittelson & Associates, Inc., This data provides a very good indication of the likely distribution of trips to and from the proposed ` development, given that it reflects the traffic patterns of existing local area residents. The general , ,^ directional distribution is shown in Figure 3 for the proposed development. Consistent with what would be expected, project-generated traffic is expected to distribute itself predominantly to the east and west ::- of the site via Kruse Way. • v.," Based on the estimated trip distribution pattern,the estimated number of trips for the project were assigned '` tt ,4 to the surrounding road system under each access alternative, Figures 4 and 5 illustrate the results of this effort for the A.M. and P.M. peak hours for each of the access alternatives. 1992 OPERATION OF SITE DRIVEWAYS KEY OFF-SITE INTERSECTIONS The projected site-generated traffic volumes identified in Figures 4 and 5 were added to existing traffic volumes identified in Figure 2 to obtain an estimate total traffic volumes at the key off-site intersections upon completion of the development. Figures 6 and 7 display the results of this effort for each of the , . access alternatives, , Based on the projected 1992 traffic volumes identified in Figures 6 and 7,LOS analyses were conducted ' • ;, ` at the site driveways and each of the key off:site intersections. Table 3 summarizes the results of the intersection LOS calculations foi each of the access alternatives. As shown in the table, under either of the access alternatives,the key intersections and site driveways are anticipated to operate within acceptable LOS limits. Further, under either of the access alternatives, the estimated project related traffic will not • significantly affect the quality of traffic flow on the any of the roadways within the immediate vicinity ` of the site, 410 'f. • r ; 4 ' +r, 4.. f i. N Mr. Nawzad Othman October 18, 1991 1. f. Page 7 •� YEAR 2000 CONDITIONS e t..; f ° As mentioned previously, a traffic impact N;ai sis (Report on Tr Y P Traffic Impact — Westlake Planned Unit .', Development, Reference 3) was conducted as part of the Westlake Planned Unit Development. This analysis evaluated the off-site traffic related impacts of not only this development,but the entire Westlake Planned Unit Development through the year 2000. A review of the anal sis methodolo Y gy, results and .;, conclusions of that study was corducted as part of this analysis. Based on the results of that review, Kittelson & Associates, Inc, concurs with the major findings and conclusions of the previous study with the following exceptions: The Westlake Drive/Kruse Way intersection will require the addition of a right-turn lane '. `.;' on the westbo ad approach to the intersection. • Both the northbound and southbound approaches to the Carman Drive/Kruse Way , intersection will need to be widened and improved to allow for the provision of separate left-turn, through and right-turn lanes. r1 It is important to note that these improvements will not be warranted upon completion of this , development, but rather will be necessary at some time in the future as traffic volumes within the study area begin to approach.the levels identified in theyear 2000 forecasts •- -� (Reference 3). Moreover, the need r , •, for these improvements are not the result of additional traffic from this development proposal. Rather, the need for these additional improvements reflects markedly improved analysis techniques since the original 1979 study. , COMPARISON OF ACCESS ALTERNATIVES , ,., As discussed previously, adequate intersection operations at the site driveways and key off-site -' f r intersections will be maintained upon completion of the proposed development under either of the proposed access alternatives, However, there are a number of advantages associated with providing a f' • .] , limited access driveway on Kruse Way: • • The Kruse Way Alternative results in a projected 50 percent reduction in the number of •° , " site-generated trips on Westlake Drive, Parkview Drive, and Carman Drive duringthe i .. combined morning and evening peak hours. This reduction would help to preserve more of the capacity of these three roadways. • • The Kruse Way Alternative will improve internal circulation because it results in a more equal distribution of north-south traffic within the development. In the absence of a direct connection to Kruse Way, all of the internal traffic is required to enter and exit the site via Parkview Drive. • The Kruse Way Alternative provides for better emergency vehicle access in that access ' is provided via two roadways as opposed to one. , • • The Kruse Way Alternative is preferred from a pedestrian and bicycle standpoint in that it results in a reduction in vehicular trips on the internal street system within the Westlake • P,U,D, 1' 1 v N ,....:','.,..,,...: A Mr. Nawzad Othman °;' 1 October 18, 1991 Page 8 TABLE/ - _______ 3 PEAK HOUR LOS ESTIMATED 1992 TRAFFIC V rqp�u SIGNALIZED UNSIGT;ALI�D k t Time ` Intersection, Period imeIliiill Reserve Capacity • ... ;,:..Delay LOS Capacity LOS Kruse Way/Westlake , Parkview Only '' Alternative , h 0,,56 23.1 C kti Kruse Way Alternative PM 0.66 28.0 D F` AM , 0.49 22.3 C .. Kruse Way/Carman PM 0.64 25.9 D n.. °' Parkview Only Alternative AM 0.52 14.7 B PM 0.70 23.0 C Kruse Way Alternative AM ;; o♦s2 14.7 • PM 0♦72 23.2 Westlake/Parkview Parkview Only Alternative 269 AM i , 227 C .r,. PM C Kruse Way Alternative AA,I PM 374 B III 'D Parkview/Carman 261 C f 1 T' • Parkview Only Alternative Kruse WayPM 111111 >400 A • Alternative >400 A PM � A >400 A Parkview/Site Access `+ Parkview OnlyI Alternative >4 AM PM I >400� A 't' Kruse Way Alternative Am 0 A PM >400 A • Kruse Way/Site 11111 >400 ' ' '� Y/ Access Kruse Way Alternative "•' AM ,a PM 343 n `1 417 A o • If ;. • 4. r 11, • I •i i • f " I t. 17] �rf Y } l S 4 4. r d: f Mr, Nawzad Othman October 18, 1991 Page 9 In summ with providing direct access to Kruse Way, o ary there are several distinct advantages associated Further,given that the access would serve relatively low volumes and be limited to right-turn movements, `` the driveway will not significantly affect operations on Kruse Way. Considering these factors, serious ��`r 1 consideration should be given to providing direct access to Kruse Way, PEDESTRIAN SAFETY ISSUES A special investigation was conducted to determine the existing and future safety of pedestrian circulation in the Westlake area. Pedestrian traffic on streets-in the area was observed during the critical a.m. and • • p,m. peak hours. Pedestrian movements were observed crossing the Westlake Drive and Carman intersections, primarily on the north side of Kruse Way. This includes a large number of joggers as well as bicyclists. Pedestrian movements across Westlake and Parkview north of Kruse Way were observed to be relatively minimal, • Special consideration was given to the safety of pedestrian crossing of Westlake Drive and Parkview brive •at in the vicinity of their intersection, especially in light of the projected traffic growth on these streets due to the buildout of the subject multi-family development. Accordingly,estimates of pedestrian movements I Y ' were conducted. These projections indicate that pedestrian volumes across Parkview and Westlake are ' ' well within acceptable limits for uncontrolled intersections,given projected vehicular traffic volumes and the availability of sight distance on these streets, Thus, special pedestrian controls (i.e. crosswalks, pedestrian actuated traffic signals, pedestrian beacons, etc.) would not be warranted at these locations. Moreover,the major pedestrian movements would continue to be facilitated by crosswalks and pedestrian signals at the major intersections with Kruse Way. The provision of sidewalks on these streets, as adjacent properties develop, will ensure safe and convenient pedestrian circulation. I trust that this letter addresses the transportation issues that you have concerning this development ' F If there are any , 4 proposal, questions or concerns that I may be able to answer,please don't hesitate to call. M 1,,t1 Yin^. ., Sincerely, 1 L'frila4e....:/ aliii.* `le i Mark Vandehey Associate ...." riCe4?.,ekt '' Daniel , Seeman i• ..` Associ e w attachments I .,A r t yl A S` t''( CJ'. . r'r s '. , . . 4 - i' � Y 7. n4. r } xit r "C 10 , ... . , NORTH A F n 54 w ® o:• • • M, 'A • • • � Ca # •,. ,SITE . ..-• c3ri)T4' $, ••;JAI.,..;. I ' RUSE WAYi/.' . .,' • • ' ' d 1 '.d t'r y • 'Y•Y9'F,; s •y � Is r. SITE VICINITY MAP .. . GSL PROPERTIES Flour.. . . Li'VESTLAKE APARTMENTS g .• , C+oiaor 1991 6OZS(TEV A.: • a r r r n5 .• , %,'- o c M O NOR r, (-...) in �` N in �4 p/) •rr €. 10(15) 1 5.r" %...10(20)r i 5 5+41 c a5(50) Rt.. u .; 4 , mi4 P. o H . r. • ti ., ,.. . . a , S''...".....3/4N1... • PARKVitW DR. Ilile/ :.•:: .•:.-.... ''' fz. E �� NLu c�' LiJ ili 4,4A . . . 0 ., . . RUS4-►NA r t: s J i . in ...... .......N...,,,\ In to rn 18.�^. , fJ P'pi \ OOd I H (205)75.00 hk.45(140) (65)15.0011 IC 30(10(35)50. et.20(20)60) (11(5)00—► 990 925) Dour u�us Y o+n "w LEGEND o d +> `'tea Y ,) " xx kM+ PEAK (XX) P.M. PEAK r ,,,, 'i. EXISTING TRAFFIC VOLUMES GSI. PROPERTIES Figure r •. WESTLAKE APARTMENTS S_," Oc$obor,_ 1991 • , , •..yjPry - r. , ',....,,:,,,,,,,,;,'*.,..1,.....:''':,..,,,,...;',.'•,.....'.,...:.',.:. i i, 0 ' - .. ,'.. NORTH +fjb ..s 1 • ♦, f i • • Y / PARKVIEW DR. 1P- it 1 SITE / I • ♦ t_ A / . . . s., .1.10.0.1111.... , kRUSEWAY <_ 55% 0 3s% r / .. M • • '1 k • 411 R 1 • l ..i J. 1 1 Y r ESTIMATED TRIP DISTRIBUTION PATTERN GSL PROPERTIES ElgUr ,• ... WESTLAKE APARTMENTS l Octo 1 _g____ •. bet�, 991 eoxFlce ♦. y Y gip. 1"r •r 1 r l i y r r r 1 ,�4 4"'. .r. r, , S •Iif '1 1 YI 1• 1 a i \ •M ip t (..''''. i'....'.. •.... , . r.rri . NOR ri: l r1 ` 05(40� (as)2o..� .to(so) (30)25 rg° vs4 T v — / • ..., ; r.,4.1,. .r, RI t. PARKVIEW DR, ; • //,,,TE 0 / ^,1 0 .., -,c ' .........' :':. ...., ow r KRvsE14'AY ..,.: ,,,. \ . • • (............ 0 tr., v k l .11; Nt •1 (70)20.1//" 71►` ' •10(50) r t '..s.• F2 .. ..'''''''''''' P LEGEND XX A.M. PEAK (XX) P.M,• PEAK SITE TRAFFIC C ALTERNATIVE GSL PROPERTIES WESTLAKE APARTMENTSFlqun October 1991 `� e02F103 ,? ; If a � ' ' =1 r r t S .., �.. s w .l ''5;. 1 ��... a � �ti�, i '�.1�Afr.'.�. � a5• r ., ,L 5 . Ff • 0:.'.'1'%.-%'... ':, i ..----- 5 Y i NORTH f t :Y N 77.------- C , ' f 0 10(5) (85)20� (30)25.0� '''''%,.;,:; 5 lif IN PI I In r N + `lr„::.....1'.. .j 1° • PAkKVIEW DR. \SS\I\\ \ ti / .. . /SITE ,..... w Q� g Q� W V • .1... 1 a Y ` \ .4 K^USEWAY Y in cn N y .‘\ 7 6.• ,.,.. r ' al in tke 7.---' 10(50) o ' o in ii L (70)20 4.....115(30) or 10(5) 10(50) �:. S•IG r.dt t LEGEND •� XX A.M. PEAK (XX) P.M. PEAK .:; SITE TRAFFIC KRUSE WAY ALTERNATIVE GSL PROPERTIES Ft Un` ,,v y WESTLAKE APARTMENTS 0o�1 1991 5 a ►. E02PIG4 . a 1 Y'. Y • t Y Y • I Y J �` o C \ . , . - PYv ND 7% Mo ' 7 �. AC �a ,oc,5, d £ . 5)5.01 tt 215(90) (85)20� �.,o(so) (a55)5 5;5)o) ': •f4lr 1 /MI lr) �'85(50) ril n Om O .N-. NNO V C O N 1 y i :r` v y v in O ,r Vyw Y' , l / PARKVIEW DR. , i . . , , , • . _ `A• e � 1 I N MI� .. . _, . . , . _ M , / Q�1 N F �� ., •.. .,. r A • Lu AI ;" .!.'":.•: 1\ KR�sE U✓gY ` N ♦••••••Iln � O M ID... A ONi001 O A/l �, oo� (275)95 p~ • 4S 140 ,/l d (1055)645...o. 4—1000(a60) (35)50 r,, ( ) (1,35 70�� �40(125) 20 20 ) ,�I► p ;4)305 '�"990 92S I'r :....,.. ,.. 1. O t r 165�2053 in 1.11 Ill LEGEND XX. (XX) P.M.IM. PEAK �- • ., PEAKEXISTING ..1 • PLUS SITE TRAFFIC PARKVIEW ALTERNATIVE . GSL PROPERTIES WESTLAKE APARTMENTS figure i October, 'I59 ' e02Ftaz ,. xx a� , ..., N .•� !•T $s,• ..?`1 ..{ 1s 1'�. • ' t y. t, . 77"..... ci vii4 N 0 1+oatH s 1 Qlv M Ov Ei ek.10(20) `; 120(60) (85)20� c0(0) c85(5C) ,'•� r N 111 WI ;i rr, , o Pi' I o o f 1!, ,.,.: .:.',,.,':1 n M aloe a f vV \r/ `✓w v of i A • PARP) \ +,'•,';''•''',L., KVIEW DR. t., p .// //S'ITE/ Q Li.: f �Q= Ali t * . KRUSEvvAY t .I: • �, , ' T in o ......... ..\ ' ..rAll r` .in j h N tO4 OI Ifl to a.+ S in in 0 y oaln / 'a ' (275)95.0 4 .45(140) :,' , t` (1055)545 1.0. .•1085(890) (65)15.0, k30(75) (35)50 r4, c30(25) (11(45)fi0~ " .' t000(975) i,..••••"'"I i "N fir+165(205) • o I 1A J. i.�N •or1 N n V1 11'1 h ^ ^ 1 v Y ...1 LEGEND 0 Y. XX A,Mf PEAK w (xX) P,M/ PEAK • EXISTING PLUS SITE TRAFFIC KRIUSEV\'AY ALTERNATIVE GSL PROPERTIES WESTLAKE APARTMENTSK . ,Figure Oofober._ 1991 7 ^.: ;. + 't• ! t • k ` , , • i . , '' +�.}. •• ._ ., •.. 2.•i Iry .r n Y �. 'r. : • 7A 4 1 p ' • KITTELSON & ASSOCIATES, INC. ti TRANSPORTATION PLANNING/TRAFFIC ENGINEERING . r ,, r N 610 S.W.ALDER,SUITE 700•PORTLAND,OREGON 97205 a(503)228.6230.FAX(503)273.8169 , November 14, 1991 1 Project No.. 602.00 A. Mr. Jerry Baker �' .i''' a, Y �, City of Lake Oswego 380 S.W. "A" St. '•v ' ' Lake Oswego, OR 97035 SUBJECT: Westlake Improvement Requirements for the Kruse Way Access Dear Mr. Baker: A . Kittelson & Associates, Inc, has examined the functional and geometric requirements of the r 4, • proposed right-in/right-out only access to Kruse Way for the Westlake Apartments. The proposed access is approximately 480 feet west of Carman Drive. As discussed in the Traffic Impact Report for the Westlake Apartments (Kittelson, October 18, 1991), this driveway would serve as a "relief !!' valve" for site-generated traffic that would otherwise use Parkview Drive. The proposed driveway should meet the followin-* design standards: 5 1) 15:1 Taper over 195 feet to reach a 13-foot depth y 2) 100-foot deceleration lane 3) 30-foot inside curb radius RJ According to discussions with Jeff Goodling of Tri-Met, the proximity of this driveway in combination with the fact that it will not be signalized indicates that it would not be a good location for a transit stop. The nearest bus stop along Kruse Way, to serve Tri-Met line 488, is located at • Carman Drive. A potential far-side bus pullout at the proposed driveway would be approximately 650-700 feet from the existing stop at Carman Drive. This proximity would render a potential stop �f at this location redundant and therefore not necessary, The analysis that Kittelson & Associates has conducted confirms Tri-Met's recommendations that a transit stop in this location is not indicated. It is further recommended that pedestrian paths be provided to allow as direct as possible access to • fi the existing transit facilities. Tri-Met also agrees with this recommendation. Sincerely, 0,D PROP lifo; • • ,' : 7)(444. ,,c t tit ott a i t......" Daniel , Seeman ./7/f/ ---;" , , ,/ ,..„......` . Katsion, P•E. . . , , Associate • !palrrccC1:4cc: Frank Charbonneau, Nawzad Othman 7)„.,,,,t, . . v(ffz, 'pr),, (c; �/ • 4 EXHIBIT µ • . 3 Pg 64..,r1 Ito 1d.l"I /, ---4,0-- c4.. e, x.r. F to-K r.,if[A,r,,, siic . ' s kq<ri t, Yr Department of Transportation & Development t • WINSTON KURTH X I EXECUTIVE DIRECTOR October 28 1991 RICHARDDOPP DIRECTOR ti OPERATIONS E ADMINISTRATION • 2 9 1�� `�• +� TOM VANDERZANDEN xaa r DIRECTOR C,v, `' PLANNING&DEVELOPMENT t r Mr. Jerry Baker Traffic Engineer r , City of Lake Oswego Lake Oswego, OR RE: 2010 Operation of Kruse Way '', Dear Jerry, This letter summarizes our analysis of the future operations of Kruse Way in the vicinity of Westlake Drive and Carman Drive under predicted 2010 p.m. peak traffic conditions. This analysis was undertaken in light of concerns expressed in previous studies .:.,• that Kruse Way may require a six-lane cross-section to support the predicted traffic volumes. Based on this analysis, using a revised traffic volumes from the Lake Oswego traffic forecasting model, Kruse Waywill operate et n " p LOS D or better in the p.m. peak hour with improvements to the intersections with Westlake Drive and Carman Drive. Figure 1 presents the traffic volumes developed from the transportation model. Table 1 presents the results of analyzing these traffic volumes s'* on existing intersection lane configurations and signal timings, as well as under improved intersection configurations. This table indicates that while the two intersections in question will not operate at an acceptable level of service when loaded with * ' '° ` 2010 traffic volumes, they would meet the LOS standard of "D" if some intersection improvements were performed. • •,41 At the intersection of Kruse Way/Westlake Drive, a westbound ,' ' - exclusive right turn lane on Kruse Way will provide sufficient .'. . capacity to achieve LOS "D". Based on field observations of the intersection, ♦-here appear to be no physical constraints to .• . providing this improvement. At the intersection of Kruse Way/Carman Drive, the existing shared through-left turn lanes on the northbound and southbound ', , approaches should be replaced with an exclusive left turn lane, a • II / through lane, and an exclusive right turn lane. Field observation of this intersection indicate that this proposed lane ' •� ' ` configuration can be facilitated within existing 1ight-of-way, although this should be confirmed. • 14 EXHIBIT: 902 Abernethy Road • Oregon City, OR 97045-1100 • (503) 655-8521 • FAX 650 ,D4.is,.tiffD 11 •• • . I. r r. x • • Overall, the analysis indicates that while 2010 p.m. peak traffic volumes cannot be satisfactorily carried by the existing lane ,: configurations of these Kruse Way intersections, improvements to the intersections will achieve LOS "D" or better without widening � Kruse Way ton six-lane highway. *;W �: •. If you have any questions, please give me a call at 655-8521. rF Sincerely, • • RON WEINMAN, Principal Transportation Planner Planning & Economic Development Division • tl. l/rw/1028 •elk c: Dan Seeman, Kittelson & Associates 4` • A • • 44, ! 1 { 1r �r x. ` u , f. Sep 91 1 F .��S!05 ll r y: 4; !, Westl:ke Dve . . . . . ,. .„,..„....., . .. .. 1.........,,,,,,. . , . . , ,i„,..„...„... _...,;.„-, ., f r • ... ,,:.....• J . , . . . . p I§ .. h .i . . ^��W� CO)se."2,/ :90:yr X . . .t.'-", ,", . al i C1651 :;.•:'...n 1::'':".::if. BA g... ?r ,. ,,, ,....:,_ �' 09 ' ►al. 0,,,,,* . .,, .. ,,,. ova I t 1' Carman L)rve . .•. • .. :., .,. , ,, ... ..•.... ...„. ,.... . .. .. ,.. ,• ..... .A... , .,... , ., , ,,. , . . .• J� . . . • , ...... ....• , . ,•:• .;. , .. ... . .4.4.,.. . .. ..... . ... . ..„,.. ..c . , . .. . , „ :-.. .4. . . ...... . . . , .., . . . . . . . . ... . ._ • . ... . ,,. ..... .. :, Figure 1 '2O10 PM Peak Tra 1C Volumer1lrom Ciackemraie Coiun4yM tIMMRpi . . .... ., Model developed for the West Linn Transportation Plan) ttX f - te , 1 • .4 Table l Intersecti'n Level of Service Analysis/ 2010 PM Peak a$f Hour Traffic Conditions Inwswermascomp Intersection Existing Improved Intersection . Intersection Configuration/Timing Configuration/ Delay I+oS Delay zos Improvement . SI Kruse/Westlake * V 36.0 D WE Exclusive Right ,, • Kruse/Carman * a 35.5 D NB,9S Exclusive Lefts , Delay - average delay in seconds per vehicle LOS - level of service * delay value cannot be calculated 4 r .• � y• Y µ,. M Q'x • • • , rf! 1 _4 t . 1 • 0 e., Y . r Ewa S`, a 4'• . . , .. . . .. ..,. , .. ,., : . ,. ..,...,.:: / ,3 L. R. SQUIER ASSOCIATES INC. geocechnical consultants 4255 oak ridge road lake oswego, oregon 97035 p.o. box 1317 tel. (503)635-4419 a Berry & Berry Associates 89319 The 5911 Orchard Street W. April 14, 1989 �''` Tacoma, Washington 98467 VFW . Attn: Mr. . George Berry • Re: T .. Preliminary Subsurface Investigation, Proposed Apartment Complex, Parkview Drive, ` (Westlake) , Lake Oswego, Oregon M , Dear = Mr. Berry: • A new apartment complex is proposed for construction on about " a 20.8-acre site located off Parkview Drive of Kr1�se Wayr just to the north `` }. in Lake Oswego, Oregon. The Site Plan, Figure 1,shows the approximate location of the site. We have a preliminary completed ' , ';:',;; x` ' subsurface investigation for the proposed apart- m ent project. Presented in this letter report are the resultsesultsofourf,,eldexplorations laboratorytestingand office+studies. Conclusions and recommendations concerning founda- `�tiarasr earthwork, subdrainage systems, and design of the pave- ments for the access roads and parking lots will bef11 in our final foundation investigation report. provided } },'' The Site Plan, Figure gure 1, •shows the location and config•1ration of the new buildings an the site. Ground contours obt ned from a drawing by Berry & Berry Associates, dated January 31, 1989, are also shown. The site, which is brush and grasscovered, has nearly 35 feet of relief, sloping from northeast • to so uthwest APR1,,.0 �� Y'; EXHIBIT *" ".�7iyar^iNu.0. w., t , COMPLETE SERVICES IN SOIL d ROCK MECHANICS i OUNDATION c E •l �("..a, • ENGINEERING A ENGINEERIM� GEC' DIZ 6 Ji h Yr�D r, +t� � , ° r r • V A e r We understand that the project includes thirty-three apartment buildings with total of 360 units, and one club building with a swimming pool. The buildings will be two to three stories. %, Geology ' 2 y •:f p Published geologic literature (Bulletin 99) as well as nearbyour project experience, indicate that the site is probably underlain at shallow depths by silts of the Portland Hill Sil t formation, in turn, underlain by residual soils of the Boring Lava formation, Boulders may be present at depth that may pose excavation and disposal problems. Field Exp;,; :rations ' Five test pits were made on the site at the locations shown <1 ' pure 1 in order to obtain the general subsurface informa- ° in Fi 410 :- . 1 tion. Test pits were excavated to depth 10 to 12 feet. test pits, desi The gnated TP-1 through TP-5, were excavated on rt April 4, 1989, using a backhoe provided by a local contractor." A representative from our firm located the tgeneral areas for the excavations and maintained detailed descriptive soil logs ° of the explorations. ' '' Representative `disturbed samples were taken at selected • • in the test depths pits for classification and for physical testing. The disturbed samples were sealed in glass jars. In situ r t: , undrained shear strengths of the soils exposed in the side- .i i. i walls of file test pits were evaluated Using devicei and/or a pocket penetrometer. a Torvane shear • All the samples were � �. returned to our laborato ry for check classification and lab-, oratory testing. '4 \ • 2 r� ` • • r r k :. • qy'. ` r t 1 ' J '' The logs e of the test pits are presented in Figures 2 through 6. tech log presents a general description of the types of Vk, • - soils encountered and the depths where the soils changed in ;r' r composition and/or characteristics, although the changes may be gradual. Further to the right, the number, depth, and types of samples that were obtained are shown, as well as the in situ shear strength estimates, and natural moisture (water) contents. Also, shown are locations of water seeps and/or ground water levels measured in all the test pits. The ground water` levels and seeps are only for the date shown and they , : ;` may vary from time to time. ,': ` Laboratory Tests • All the samples were returned to our laboratory for further ! examination. and check classification. . During classification, " = certain physical characteristics of each sample were noted; for example, the color, the degree of plasticity, unusual odors, and if the sample was dry, moist, wet or saturated, • The natural moisture (water) content of each sample was 'meas- ' a : ured. The moisture content is the ratio of the weight of water to dryweight of soil, expressed� .. �g as a percentage. The ,, , values of moisture content are plotted on the logs of the test pits, Figures 2 through 6. i `` Discussion of Subsurface Conditions • The field explorations disclosed that relatively uniform sub- surface conditions exist beneath the site of the proposed apartment complex. The subsurface materials encountered con- f ` sisted primarily of silt with varying percentages of clay and ' fine sand. The top 12 to 14 inches of each test pit contains r�, �- a topsoil unit. The topsoil consists p primarily of brown silt ` 3 • 1 7 tt r Y f I - Y " YI 4 t )^: with trace to some sand and clay, which is moist to wet and R contains numerous organics. Underlying the topsoil, almost t: similar soil materials were observed, consisting of medium . r stiff to stiff brown silt with trace to some clay and fine ;1 sand. An exception, however, is the 2.2 feet of plastic gray { silty clay that was observed underlying the topsoil in test T< 7` • 7f pit TP-5. At depths kietween about 5 and 12 feet,, the silt grades to probable residual soils of the Boring Lava formation, clas- tr- sified as light brown, green, mottled orange, fine sandy silt to silty sand. The unit becomes gray at depth. No boulders were exposed in our excavations, but they may exist at depth • and be encountered in any utility trenches. `I Ground water seepage, in some cases abundant seepage, was observed in all the test pits at depths 2.2 to 2.6 feet and below. Based upon our experience, we anticipate that the • ground water table will fluctuate with the seasons, rising in the winter and falling in the summer. The actual magnitude j{'' of the fluctuation is unknown, but it may be in the order of few feet. Hence, in the wet, winter seasons, the ground water table may be at, or very close to the ground surface. • 1 Conclusions and Recommendations-Foundation/Earthwork (Prelim • - inary) ,r s. General . The field explorations made as part of this prelim- F inary investigation disclosed generally uniform subsurface conditions. A relatively thick topsoil, or organic soil was observed. However, the underlying soil units appear to be • relatively firm, therefore, buildings, in our opinion, may be founded on spread footings. Other considerations for the development of the site are discussed in the following para- graphs. � • SDI .� ,h,^ . ., ' a F• F 1 •( Y S p .r 1 p Y I. • YI • • 1 rM, Y a ` The sites of buildings, parking lots and access drives should .;% be stripped and grubbed so as to remove all grass, roots, and organic soil. At the present time we recommend that the top 12 to 14 inches of topsoil be removed. Locally, organic zones or large roots may require deeper stripping and grubbing. Any plastic clays, similar to that which were observed in test pit TP-5, may cause excessive shrink/swell volume change if the moisture content is allowed to dry below the plastic limit. • As a precaution, we recommend, if such 'plastic clays are ob- served within the limits of any apartment unit, that they be '+ overexcavated and replaced with structural fill. Based upon the ground contour elevations shown in Figure 1, . most likely some cuts and fills will be required in order to establish access road and building grades. Onsite soils may be used in structural fills, if the earthwork is accomplished • during the drier construction season. Recommendation for the :,t; fill material and the percent compaction will be discussed in our final foundation investigation report. The depth to ground water seepage at the time of the explore- • tions was very shallow. Therefore, a subdrainage system should be installed behind embedded walls and beneath concrete• slab-on-grade floors in order to reduce the risk of groun'.i water entering the buildings as well as to reduce the risk of • adverse hydrostatic pressures. This will be particularly important where buildings are founded in excavations. • Limitations The scope of the preliminary investigation presented'. herein is limited to an investigation of the subsurface conditions for suitably founding the proposed thirty-three apartment 5 • • • 4s ' u d11 Y. 1 tY f Y is 71. • f f •Y N ' buildings, and associated parking lots and the access drives. Y ' This report has been prepared to aid you and the City of Lake Tt Oswego in the evaluation of the site and approval of the nro- ' posed conceptual design of the project. • We recommend that a final foundation investigation be under- taken that would include additional field explorations and laboratory testing and the development of • conclusions and recommendation concerning the following items: .` r � Y 1) site preparation and earthwork 2) structural fill j.,' 3) cut and fill slopes 4) wet weather construction 5) utility trench backfill • 6) floor slab base F' 7) foundations • 8) subdrainage ` .w` 9) lateral earth pressures (embedded walls) 10) pavements t We appreciate the opportunity to work with you and look for • • ward to being of continued service on this project. Should you have any questions, we would be pleased to confer with you at your convenience. Very truly yours, ` L.R. Squier Associates, Inc. "1 2,h by ..it �r�. Saiid Behboodi Project Manager M' • SB/LBS/es `N'• cc: Tom Wright, Mackenzie/Saito Yt r • i i it • M. i : ' t 1 HMV S/ • " t b • • i , 1 , r. + C. Nf C .i•S« 1 Al i i 4.. .! ,:51�. ` . , 1"., •• - ,. '.t v� ;•1 l« 1• 1 'rl t t t a i . ' ,r• • ,. 0 1) ' V r ,, - \ I - LEGEND III I r/�� 6w111 �'1�1''B Teal Plle blt.vel.A R►rN�.H.911atelieeo.►►n1 0 I„�_ �..- .,j .J ` ` ', \ �\ �»»te r 1 1 I Lti ».I'...J , / /7 r , y I " 1 1 L Nam--A �.'V� / i \si ` ���c`}y�\ 1 • { r t+arRn F I1 L r ".� I, , \ 1 1.011.Piro Immte.t/►loaf aor.103.m.1 1 1 C• '( J) t\ Pem'by IhtOtng eta euqAnabu. • ', ,, /N, \, '.�` ```./.; , ,V� ~r'� ` ` t,T, iMaPlaab(H(IHdrMI..►IKNIu q.t 3 �• end tulel.Y/Ntetleat♦f.e►Irell.wto tl t�. 1 ., ,. C� 1 1 r.MltC.wl V A . ` 1 \1 1 \s Z� J 1._ . .) -- 1 1 ♦�^� �,' _ 14� f! utellea%` , ' ` +/r`R pS� pay ✓ , 7.� ) 1 ��• met' ^"'ram..» i \ .,.. r. li j c,` , /�N 11a ;"'''i. _ry-' 1 1 - -L.._J ��=5 ! 1 I Irl h • ' t \ . :, ,. , ,, 1 I-. 1O 1r--- ` 1 I 1 I i L...'-L� fit..- I I C 5 • it c )t & -- IA i , �T .4 L_:J `�... ,,J I 1 ,I . sCALC11)IOa' w `� r�� 1»..».f�-t -.1 L....1 I I 517t PLAN 1 1 L 1 .� ......1 L I. - ! , APnN bee ae y19 •: L Ln ultn!Ili n AfJUCWI[ �+� •--•.....I ��s r.✓) 1.»....f"•• r., �" _ow At11alltuMl i4 00014114011 FIGUNE 1 . , •r 1 •h. h 1 ; ' m • A. y r '- r 4 1 ♦ J5• i J zx SURfAEE ELEv4710N IN FEETt �0'' D[NYfTr, r r v .�.. .' } O'~ ... W W—W 0 NATtm.. wean CONTENT, % ,M, a `` CLASSIFICATION OF MATERIAL G ` A 0 50 IOC 0.0 TOPSOIL: Soft brown SILT with trace to some clay and 10.0 , . •. r sand, numerous organics (root zone upper 0.5ft.): wet as F I S•I E ..•w .... IVr 1.2 Medium stiff brown-gray SILT with scale clay and trace fine sand: wet ..-0 2.0 i , '1 p-....* .-, ..» . -.w •`iv 1 FFI " a .t becomes stiff light brown k,, ic.-•1i-• , r..-..L ..1......A.w •. + i.. � . . . becomes mottled orange L �. « '� # --; - ' een sandySILT: wet (Residual N•: 7a3 Medium dense drove-gr - ' 8.0 r .. L ,...J s i , , = y ►2. .«i.....-;...' .=i S-4 ,', i ' —'» ,_ ! tN •f.--•-• /. ( T becomes gray SILT with some fine send . '» 10.0 r 1 J ' ,••... ,-1-1-: 4 r�•-j I.. • 1 •+• 1 i,..t.�. ..... .......... . • 2-5 !TA 10-i ;.--. ....,. .•, , . e: .» ._~LJ.. ._..; " _.... ... ...... r `� '�•.I 12.0 1 12.0 BOTTOM OF TEST PIT -4 f-:"!±» $- i '..,+. : .,' . " - (4/4/891 .I i-, i «-:«.1...•+ .»»....». 4. ' i J,r "' •,.• 1 .1..r" •.t• . ..Jj.. t LEGEND • 0.0 2.5 5.0 setae STN(NGTN, LS.fT IArrNOfc I I 12.0. 0,0, SPLIT SPOON SAb PI.L NToNV/NC � x', II r S•0" 00. TNfN•►vALI(0 SAA1MLt GROUND TiATEN LEVCL AS CIPOCx[T PCN(TROMCTEN e p 1 SAMPL[ NOT NCCOvtNP.D IACASURCO ON DATE SHOWN 'ti¢i}k` (HAY VARY NITN 'WC or'CARI LOG t EI i JAR SAMPLE; • pi /AGSAI�PL( 0 ..' AT7ER8ERG LlMtrs TEST PIT TP• I . 1 CDR TCST SALIPL( GT � 1..-1)---{.4+1.IOU10 LIMIT ...•i SCIPAO( \*.,- ..-NATUNAL MATCH CONTENT • tr, .1 PLASTIC L1v1T APRIL 1989 89319 i • NOTC L.R. 5QCJIER ASSOCIATES, INC.Lours •Ki►►/nue, Iha nieNlee Nf.e•A N.f/Nta wfh it 'Misting ia►aeylwa c 4, .. . Ns ereie►iti.111 . i► and .�e►.ALlN1 �e eI N,MAeeA OEOTECHNlCAi. CONSULTANTS . FIGURE 2 '. .p , z SURFACE ELEVATION IN FEET. '-- �. ui QDR, DENSITY, PC I '� I 1 , ` C LW. O. 2 W O W-W 0 NATURAL WATER CONTENT, % u o i` CLASSIFICATION,OF MATERIAL o " A 0 so IOC. 0.0 TOPSOIL: Soft brown SILT with trace to some clay and 0.0 sand, numerous organics (root zone upper 0.5ft.): wet ^�---- • "' ""' '"' { Y \', I'2 Medium stiff brownaqgray SILT with trace to some file w j ,; w^ .; ,r4„ . - ': sand and clay. moderate iron oxide stains, scattered ` .lr•} ,»•wry✓., , w 1» 1 organics: moist to wet _ S.1 1� �i.++t w.•® L•••.—L..ww•a. i.•.P..«•_ . FF�.�..�1, »I, ' .1. ,• 1 a t•.. '.:T ,. _ .....1. 1 rt. ....1rJ y.., �� 3.5� 111_.w+ .wow y 4 !� .0 trace clay . �. ..�� .� .r .."•».. .y..t.I.� . . # t i _ �• r • • »l.wL...=..j . r •1 ry ••�. r» ..F •»i. . a r Y' it,, 6.0"—""— -brows seed SILT with trace clays 8'0 , „J.• « r Medium dense green Y '' . 7-'"'r i " r wet (Residual Soil) r . 1_;� ! ' 1 {T , j1• .♦ • rl 4 I..' 4, . t. r. ,. 8.0 • ,�{ ! -* --; 1 ...... ,..., 1 i 1 i i ..3 N. *•.• 1 .• becomes gray with some fine sand 1 1 I 1 { I rl„? I. s.+a t 1I.0 BOTTOM OF TEST PIT ; '71 1-1 "E'.i 'i 1','7 y' • (4/4/89) { L,{ { 1 1 1"l S.1r ", a J M 1 1 'i • a i f "...1..1' ' ` a ..1...L.,L.• . ♦ ��1 1 w'•'• - 1 ...•«..•-• • 1 1 .!.•• { .j."1 •1. .,. -.{'— . f. ♦.q • i M ... .{ t• .w••.l 1 uu...1 ..•1 f....4......1...1..1......... p 1A • .2... }r,:...f. L � ., ,.w:,i. « .~ ,.4 a , 1 { 1 1 • 1 { . 1 I , 1 1 1 -• :171�,.,•,I..T..,..•1 Err a..I ♦ 3.:.y ` ,.. .:..!•.T . .,r. ..N.• .. . L i....i LEGEND 0.0 2.5 _0" b :YLIT SPOON•SAMPLE SNCAR STRCNGTN, T,S.f (APd110x 1 4 a Y ®70RVANC a, " i S.o" 1 D. THIN+WALLED SAMPLE . LL , GROUND wATSR LLVLL AS a POCkET PENETROMETER • i SAMPLE NOT RLCOVLIItO wtASURLD ON OATS SHOWN ' ®i JAR SAMPLE (MAY VARY wiTN TIME Of YEARI p I MAO SAMPL 4 O G E , ATTER BERG LIMITS TEST PIT TP 2 .I i OM iSSt SAMPLE )— LIQUID LIMIT 4-4I StEPAGE �R.—..NATURAL WATER CONTENT PLASTIC LIMIT APRIL 1989 ,. 89319 Not[ LR.50L11EA ASSOClAYES, INC.e ilowo,N1 Ow alidililta I,II.•• NII/i•Mi ra{N ii 101seInq diltwoh* ` .., Amp a.INdi'i«,d11 M11 •,� ,ri1 Nld+tdif d�NrN Iiwi71iAr1 'fECTECNNfCIII CCINSULT�INTS ,�ri i1r • rvd.rrr was. • • t e, . r o e T SURFACE ELEVATION IN FEET 7 w •- i•' , a•� ►. W &DRr DENSITY, .0 t °< w W J 0 2W t ' •:: C u. w W 0 NATURAL *ATEA CONTENT, '/. u 3 c CLASSIFICATION OF MATERIAL o �' A 0 50 IOC b 0,0 TOPSGIL: Sort brown SILT with sonic clay and fine 0,0 f sand, numerous organics; wet "` • 1 0----------,Medim stff gray-brown SILT with some clay and sand, i . •. •♦ 1 .. t . - moderate iron oxide stains, scattered organics: wet • M ' '+ becomes brown with trace clay if i ...r 1 ' 1 i .,•1 ! � , 4.0 B.Z ® _:®....•,•r.•-® { , ..« 5.5 r' I , Medium dense green-brown sandy SILT with moderate - T I �» • •' Iron oxide stains: wet (Residual Soil) ""' ' "` • •♦•,• ♦ 8,0 .. . w- .y. 1 ► • t T 9.0 becomes mottled�rsnpi _..._� _ ...; •• ♦ , , . • , •-: 10.0 r i♦: 1•�• ♦�.' ; .�♦,.» KO BOTTOM OF TEST PIT ---rt• S-4 El ,„1'j .• • ... ...... (4/4/89) .1 t ' ..�..:.t •...4.♦,'1 . ..;. . • F , _I♦.4. I'.+-i-rr.:—..L.. .. ..�w... • .r = 5'.. -.�---1 ..�... . • t , •,- I , y.lc t - !' 7 ' • • '.. :. ... „ I.♦,. .; f ..r ♦$. ♦ ♦ . .. .. .♦ ' LEGEND o0 2,5 5.0 SHTAA STRENGTH, T.S.F IAr.Rox I I • 2.0' 0.0. SPLIT SPOON SAMPLE rT011VANE III 3.0' 0 0 THIN•wALLEO SAMPLE 2 GROUND ►7ATtw Lvov. AS '• i SAMPLE NOT AECov Rea wcA3URt0 ON OATC SHOWN ®►OCItt7 MEN[TAOMfTER ®+ JAN SAMPLE (MAY VARY WITH TIME Of'CAM • .` • Q i BAD SAMPLE LOG o tin ITV( SAMPLE ATTER BERG LIMITS TEST PIT TP-3 1»• SEEPAOt )- •.--1.e-610010 LIMIT r HATURAL WATER CONTCNT nOTt PLASTIC LIMIT APRIL 1989 89319 L...W ,ep4•YM4., In. ..Ialu/ /N...a MNI1.N. OROS i1 0II1.,n a.1It►w1.«, LR.SQUIER ASSOCIATES. INC. , „� N• iiii•ieMN• MIT iN R.7 1.1i,tili �iNvi) 1►Miii•M OXQrECHNICAL CONSUL r.4Nrs ,t • `4, Clr;l'ICOa- A • t 7.. +• \ l .' V i t\., _ r ] SURFACE ELEVATION IN FEET: in W 51 A , r D: x V O �=1•. QDRY DENSITY, �C/ 14.9 �'cS La J W vLi Q O NATURAL WAT[R CONT(NT, y.CLASSIFICATION OF MATERIAL 0 tri SD 10� '`` 0.0 TOPSOIL: Soft brawn-gray SILT with some sand and 0•0 t ''. clay, numerous organics; vet .— • - r i% Soft to medium stiff brown-gray SILT with trace to 1 +. sane clay and fine sand, occasional tine roots above .,_. "r0 aft. depth. moderate iron oxide stains: wet »i-», .... 2.0 S.1 114 II i . { 1. .--`-1-9,..o ,». •,..•M_. ,..•,•• ` t:ecc.7ea `edium atilt light brown ., P ' i ' Y I I I — » [ .. ♦x.J.. w- 11 .. ». ._r j . .6, I ..74.. • :i 6.0 t�-�Y , Medium dense brown-green silty fine S?IRD �:�ith -i—ri'`'� . . , moderate iron oxide stains; wet (Residual Soil) :�:�.!' ' ,~ ,I { , " t "1.11 'I�'i., • ••.t—�-.5..4. . t •r.., ` • - " ',i , ,:�r, .� I' • .. .. r'.T { • o • • p r ,•')•.1; -•L.`. .ir.: j 1. ;....a+•..y$ : . .::. , .t, - r.<.. .I+j 10.0 ' 1 «; .�.-....., BOTTOM OF TEST PIT 1•. .• "�, t (4/4/89) ... ..�._- ..... t , • d r '+. ..y4{i•.—•.LMw♦..�•1.1•„i.1 I.r�1]J(�j•'� f.•y.. r.., . ,, ,: .` LEGEND-.- 23 j I 2,0" 0,0, SPLIT SPOON SAMPLE SNCAR SYgENGTN, T,S,/. IA►PNbt I ` a II + 10� 0 0 TNfN-aALLCO SA4M4C OTORVAN[ s I SAMPLE NOt NCCOvC11tD 2.GROUND asTCA LEVEL AS VEASURCO ON OAT(SMOwe t910Cit2T 02NC:1101,4(TE'. a ®I JAN SAMPLE iMAY YAM*wiTN Tim(00 YEAH) ' 0+ SAG SAMPLE L.0 G • . LQ+ tea Toot SAMPLE ATTER BERG LIMITS TEST PIT TP-4 ' w•+ ovi*LIQUI0 LIt+IT / �.�--+NATUs W&tC CoaTEN1' PlirSTIC LIMIT �� Nora APRIL 1989 89319 Wte ...,4.i$#*(Ih. M+trlo.. b+.t NI ;HI/mete woofs .t HWene, deem' �'L.R.SOUIER.ASSOCIATES, INC, . ` .. trt ttAree+.+rtle 111/ tt+t N'e/milmom veiled Ii.MeNw1 OEOTECHNICAL CONSULrANr3 :• • {: _.. ... - weer _ 4' {. ..l'. 91•. ' • .. r ..:' t . ` • I 1 .. .S r. .tJ. '..��'. YID i .. Y -1, ' •t c ° y it Z h SURFACE ELEVATION IN FEET. te s"`•W F.I W Aber p[NSITY, 1•�1 C W kul -J WZW a.TUR.I ..•TEA CONTENT, •/- } v CLASSIFICATION OF MATERIAL _ 0 L' ,4„ 0 SO 1001 0.0'T0PSOIL: Soft brown SILT with some clay and trace 0.0 ° fine sand, numerous organics (roots): wet „,. .. . f 1 1 '8 becomes scatte d organics m_ "s • e 2.0 .'»r 2.8 Medium still Co atj sl gray silty CLAY with trace title %I ; ..�I `} y...„" ' "' �Y.+: 1~ 4 sand: wet 1 Tc.r .. ..,1.•., .y-. ,.,« �1 , t,r • I I 1 I• • •+ +I tt f • µ.. { A. i•r r ,Yl. I I •u�_ •i • 1 4.0 S-Z ,A1 ♦ IVn 1�1 ..11.�.. I. W. . /II ri ,............-...... 1 .„... .. ,... . 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THIN•wALLEO SAMPLE 2 DAOUNO WATCH LEVEL AS ,v. a 1 SAMPLE NOT RECOVEAEp MEASURED 014 DATE SNOwN ®►OCIttT PENETOOMETEN CDi JAR SAMPLE IMAT VARY 11,1T4 TIM(OltYEAAI .•• 0 1 SAG SAMPLE LOG TEST PIT TP-5 ATTER BERG LIMITS `Y I (� ' CDR TEST SAMPLE p+l SEEPIDE �•*�-•—I•�••LIQUID LInIT . , � � �'�. .NATURII, WATCH CONTENT . a • NOTE PLASTIC LIMIT APRIL 1989 89319 1ial/1 /e0411116n1 MI 1•IlHeee 111. 44• 1441/041101 veiN 11 .tlIN1rig IielrmlNiw ti.SO IERHNI A CONSUL AESAN INC. HI 10110u1+111 wilt 1N -10►(•Udell •-... New,isw. , 1 • • FIGI)RF 6 1 h . r 'f i <-' h ,�i 1 4 '1 .r 1 V ' y a ._1t. .1 r , .., r • ` - i..,P q 'C h ,,:kt a S,d L yyy....//// d h 1 / :,*.i.,. , � . V �� . 7 ( , (C.-D)/. 1: Y VI //�/ -1 a-A / I. • 5. ) IC) y r '. 9 140 'S u+ac2.6 • i f { ': i ::„ .,. T /7 , . ti T .1- ,..i .r' ii I1 . . 1Z 1 ' J • 1. ' 4 • 1_ p Is 14- 1. i, �,�0 PRQ,,re , '' 17 - ,;cttrz�, `��0,, 1b � WWII , 1 REGON p.I y,:, , Ory vkf•Y rW, V h • d i Ol 1 JI i•4� e U" 4 /.I 1 • '• �Kr� V< (tee. 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'.• ' - IP-1 V 7/ "4110 A vw•-.„0 'I S IV" • ;P • • SV 1 IS • I ',, •;. ..,,,•• .. 200 • _.a 0 et, 1 ' if 1 4I CA I t 1 c 1 4‘ ' '-11 0 wt . • . . .. iL..c. • 11.‘111. „aik " " .,' • ' 0 i 0,0 . . . , 4 4 74 os 4 si 6:* ,44 3,4 i i.i 011,4w4i 1 0 k it§ I.ie 004404 lib. 2 6 z C..) 100 .....01 .*Iriiii,?Fir _.. .,,..„44,-.--.4 . -divimuk_ v, -.AI,,,,Iph,,, ,24 -.' .' • :.,': '''..• , . . . u..1 .',,,:' '7 :'''.. • re 8° iffidi.' . - -1"°' ' ' -1-- 'f'(' TI.4.411 22 . , IIIIPAPP"..4111,10"...01111111K lik - '- ..'14 „. . . LI" 60 limirp-,Iiklippwar _ 0 digik ahi _ 1 .L,c. .411,111tillal . •‘ , .4 • 'S'44 ;,• 11. 5°74:addr.'4•41111MCW7 ...ail*. -PIA leill lake 0 4' ..l'•' '4'1;1 volw vet 28 40 . Ivor. . 1 i • . ' ' ••4 t44 Lt. 3 , i . Telli 20 life .61.11t1OPIiii;j0; -4 i • .-11 • 6 . , . . ...• 0.•,.....404b• VI-We , . .• •.: - i p t'.•.:''.)-". Z-J ,i,0,"k !,4111111M..11/1101111011VA s€. IrM i1e1Oa70IWdiikl.1li.t1o0a.1111g,.1k141 I1 1i11.1iMp1 M*ININIMt, aCA1011I1lMIkLIMI. 144. 1.4111 l4p.d i 4 o li 11,r .....,.. ,.. ... . • luipalli&L , . • . Lk. ° NIPPirr'. AllIIIV .4Ik -%:11 IFEIPAIMES6 .. . . . ., . ., ,.. • I ' I 2 Milk . . likligiPP.A.111111L1 . 1 . . .. . 1 111111211M. . 1 ! . 4 . - . , t, <c'' t I -111E,Pr , VP-11WPIP7,1 ..',', '',. ' 3 ' r.vib:tv 1 • .1 **1. ii •Ns5 ..-zi i. i 1 1 . .• . . . '' i '''' 2 : i ' , Il 1 . . • . . . ',„,.. ..:-. .• . , I , . i Oil 5 6 I Iti I sts I , , . .. • ..FIS9 I 't I It 1 .! ' I . , , , • • • • ; I ! t ' • ! t • I I ! , ' 1 -•-'"N . tt : ... . , .....1............1.......1.,.........i.m! t • ,_: . . . •• ''4 • .8 t • AL. loir' . 1 • . • it • 11 . .. . „ . 1 • 1110111" , I 9 1 1 i 1 1 t ..• ; • • . 1 t. . •-•' •.• ••,' • . .6. . • • I iilli • 1 , . . , ' . ui .4 opps.Aiimedimi 1 I I, I I 1 I I 1 l• I ;I ••• 's • .01 .02 .03.04.05 .1 .2 .3 .4,5.6 48 1 2 " 4 5 6 810 . . ...r. - , . . . . - ' . • ,. • '' ' ' , . 0' , it ,:' . f t • t 1 t. 4 • n ' A • 1 1 r 'r r v.; 'y' r : r' a STORM DRAINAGE CALCULATIONS Determination of the Filtration Ponds Volume • • ° ' In order to better utilize space, there are proposedtwo filtration spa ponds, both of which are proposed to •.: remain dry under normal weather condition, However, since the southerly pond does not have adequate capacity by itself, the two ponds are proposed to be at the same elevation and to be interconnected by a 12" pipe for concerted functioning. • • , : The required capacity of the pond is calculated assuming 60% runoff coefficient and 0.36" depth of precipitated rain as follows: V = Area in feet x 0.60 x 0.36", 0.36" = 0.03' Northerly Filtration Pond Tributary area = 7,1 acres t or 309,276 square feet , Required volume: Vn'a309,276 x 0.60 x 0.03 = 5,567t cubic feet. Actually available volume = 9,000t cubic feet. Excess of capacity = 3,,430± cubic feet, • Southerly Filtration Pond Tributary area = 10.67 acres or 461,736± cubic feet. Required volume = 461,736 x 0.60 x 0,03 = 8,311± cubic feet, • Actually available volume = 4,750t cubic feet. • > Excess of runoff to flow through the 12" interconnecting pipe to the Northerly Filtration Pond: 8,311 cubic feet - 4,750 cubic feet = 3,561t cubic feet. ; The exact determination and adjustment of the ponds capacity will be done at the final design stage. 4 .;. • • a EXHIBIT Q.V *•• : ! •• '••' ••••.'''*.'„'-•::.' 1,'' '.•.'-•'•-•'•,• ''•• --i•-,'2...it,'••'.. ',' •: `. - .',, •.,•,.: -'••:,..„ .,:' . '. '.:•'',",,,' '-.' ''• ,' ,tf•ii4i • •.•• ,,•;. , ' •,' 1".. •••••",• '..,-.•...• '....:•• 4.. ' .„•••,,,,,,,,,,,,,..-.. i ...),•_••,,•.,, ', •..,',.., , '•,•,, •.. 'C • - ,'', .."-.'" ..-... ,-'.t•'••..,• ,,,,•• ••:. •..'''•,•°.•., .•,•'• , , '. ' . '''', ' '''••••::,,'..t.'i ,, ,;',,Fli :,..:.''''. ''''''," •1,'"'''''''' ' ..1 '. I'' ''! * ".•"-.•-•''' r l'' ' * ••• ' •'''''4--- .,' :),....,-. ' .. -` • '4,'- '' • ., .:.,• , • •'it•'4,-....„1,••*,....•it.r.'•• )•'.•1..'•'• •.,,t • - • • • *'-4 ibr ti t,'Iv•f‘•:".•-••'i'• •• ,, •,,4,.•t ,... , c,,.(•,,,q.:•••0•1 •,,t••,:t...i t,r,•;•,. '.. ,..,., .,,,,, ,.•1,, ' %. ,..-; • ••-•-i4,-I s••;"‘it4•:.•:E4,TV'';::•,t, ":-: ' • •,'-.'' :•J t t•C.'gr1. %-:'/.4.n.1,1“."4:4•Fv• .".‘ • ',•'‘, .',. -,,,.‘'! •'...' '`,; :'Z'f,., "•i•'.!, 'tr..1, ,,.1•171.4',',,t..irS.,'1,.tn. :‘,, •: .„ - ",..`" ,•‘',' .: . -...-1.k:f:•- 4 .7• l'-';'•;; ••••• ' ,•• '• 1 '••.• .: ', :1' December 23, 1991 .,,, ,:,-,:: ,, , . • • . ,.. • ,'••••-",,, ',•' • . •• • r • . ' , .,-, • •• .• • • • . . . •,•;1'„, • •,• • :., ' _,.t.• ,••., ; •,:.• • : •:•.. .,•,•• . • •'".•A‘l• 6,7.e:.0••4..0;4-i.••••-c.,4:'*.:: --, - .7':. '", , . . . . • , •• 'i ' 1 ri i:411:1;o R i,,:e ti',;: ....• ••...c,'-, . -: ...,..,,-,., • . • •. . ' - ' . ' 1.v4C4,.A ii.0 H I T E C T.'S;%tr, 7:C;.....:! _ #',:''..," .•:,\ • . , ",. - Andy Harris • •- • • . . • , .. tli VI(''.' .t..,'•4'7';•••r :••••••••;it ' ' . . ..•• City of Lake Oswego , ... . . • • • ,, /4 3114.1,...,. . ••••••(:: . -0, • , • • ••••• , . • 4•.:A•ArctutIctufat.,,vvf•:•e••• :••• •• •-, • P.O. Box 369 • - • ' .• • • .11,Pit •-• .t ••:'....q."4;ts-..W. • . '''' ' ;• ...4', '„*$ • • . . 1.',/,:::pl s• •In .....4.,,,,4-.,.....,r A kit. •,,.. t . ..", ' . ' • ts . ?Linn.9.q-k.,1.04',74/.4 t•-,., t•.-e. ."- ', ,.. '.' i. , .: .••t• ',Ake OS‘vego, OR 97034. . . • • . • • . . ,..,•••1,,IA:i-i,a••••,-,. it"),,tt....,S7.', ' "IF .:• ''• ' ..,.. ..%;,•• . , •.• • ... '''4-‘-tir)31kvesiOn t.'' Z4, ' . .; ,.. n • • '. :• , ..1$; ••,.b%..tigt...it,'\•,;rifirh;•i,.,,,;••: , . . ... ., • - Re: ' Westlake Appartments Phosphorus Removal ... •,,- .41,..."••••:F0,4,7aci."04,?.it- ••.•.••••, ,;••• . „„ rn : •• - - • ' Project No. 3371 •• • . . • -• . • - • . ty tie.00kisaaP., 0 Ir•P.., gEltl,rt?.•%,". ' 1, • ."'f ' ' ' ' •••••V..:•:%"'/V4141•14;4;:(Cr‘4.,?:' *'..''',': ,t *, . . .• , . , ,,•.. , , ,E1 , ... . ' - • ,- . .. - • • ' '44.bt tr.a9iP0 , i:1.•41P,e,0'.1 .4 • ‘,' . t.„.1,•., -;ryt‘i'erli -•iP4,',4144-, •,. • ' .1 • . . • • • . , . S ^ ''rEnVIr0Ornbnial.80rViCe*A1 , .. :.,.o •A .• ''..• ' ''' Dear Andy, ' ' • •• . . • . .,i. •,i.,,.,..1.„,..-,:.,„...:..0..wt,..-15 t„..,.. _. ..„ • • • , • • . . r-,..7.,4‘tiWatrit Rescil•ces•iell,c,f:•:-.. '. .•• , . ' - ' ,, , • • • .. , • ., 0-.4;,• ,:t..g.:-•••-•:0,';•41(4,,,VT,41:;,4.4.1` !.. '•,,' '‘,.: ''1 • . "Atteched is the revised phosphorus removal worksheet requiring 28.3% removal of the i,..?;,:,§.Yr,i•?•,1,,4.7,1.;'.-er;;7-',II'r,'•4*•1•' ••• ••• •,' - L41••1"Sy"-;$1'...:•••.p:t.‘.;ri,.18.1:'+"lit•.! • , , .. .. , : total phosphorus during the 0.36 in. designstorm. Our storm system combines ?• *:',',•41. 1:;u7. .1:,s.,:.:,/,;',••,/...t,.,,,. •'. .„, ., . • •"". ,,, ". pollution control catch basins with a dry filter pond forebay to satisfy this ' .‘. .„46::,,,....,,,:.),.:.),,,,,,,•••••-:.•••,..t.i.:•••,,.r. • '4 ." '' ' ' "r '•• ., 24 .,!,n••••-':...0...iv.,t,f-1?:•,17z,V,i•.;,••,, ! ,.', ; • ''..'`‘. . ' '• . . rimirement while also controlling sediment, oil and grease, and operates as follows: r•-krz.,,,,,,:;••••31,:•;-:•:.:Sis..y.„4,,t':;„•,44..•41„a':;: ',•• . • ,:, •: .„ . - • 11.,1e.,..;•k.f,v;`•‘1,"-'''.. 7v-,•,c-P4'.;.f:;54, •••-".-' • • . ,.,•-;-„.•rtt,i•tilist'r;',•IVI,r4';41••,,,1,3, r,, ,. ‘• ' • 1. Pollution Control Catch Basins (STCB's) remove-coarse - li,5:•,,i•t::,,,,;',..;)-,.t..6-1,-..k il..••• ‘ „,t..... ,. '•:: -•••'‘,!•t;A• •••/,,t;;:r;.v;•-•i• -•• • ...i.,- , .- • . , setlirnent, litter, oil and grease from parking area runoff. The 9.3 '',..1',- *......;.:::t.'t,,t,-,A--,4,i..tr9'..,f.i.:•„..;,,i :,• ,'•,`,--,.• •• • . • ••;.%,,,•'4',., ...A .„,.,.A•.1.et;s4:::-,..... • , ' ,„;:, I. • . • impervious acres are drained by about 183 inlets, of winch about 48 )1.41.1;-!,..,.?,....r.....;•.; ti.,•‘.p.-7,....:2,-. i- •• '• , _ . • • (26%) trap sediment and oil. The-remainder drain roofs. Area drains f•,,•:'-',.'•-t7.'"-.•;9!„,,ft..."-tii..;'1',...'-„,,,'I'"•;,',./ty,:•,.-4,14-'1.•`'., ,.. ,- ' •,..,':•••• • n.--••••;. •r•:-it'. •.• ..1.4,1•F-•-•,-;,..- •-•%,0 -. .., ,...• . • ' ' , were not included, as their pervious areas do not contribute - t"tj'Ai.:'',C,"...'et•i'-'s,;6ii*C":-4 •• •• : •••, .• , •. , appreciably much to small storm runoff. We modelled an 11% tA•il'or;V:4411,,,i••,714k* ,,.: .• , . ., '1 4:•;?,-;!'.Y.I.,..6t...,i....,,,,..:'.'::%e..7-'ic",•••• ,: •• • , .,. removal of phosphorus using SEVEPTM. - ' :di....Istit:c.4 •v,r At 0•:•41•i''',.Qr- • • ' • •• ., 0... .,,,,•• •.,.0.-,,t.. •.,••;•1:,',4••,:* , . .k • ' •• , ' . . . . . 4,4;,.• ^..4--.•13,./r.th,r,y1;&,g.,, -,0 i, '* 2. . After that pretreatment,a Dry Filter Pond Forebay captur(.i the , -,..,.. ,,-.44..,s,,,c.. .,A..,.c• ,-, . .., , :`,. , ' . • . , . i.i..•.1,,11,-,„.1_.. •, ...„. ....:- : • , . .. •• ' entire 12,000 cf. of runoff from the 0.36 in.storm and detains It for '• • r,l.'•,, 7 ••;1--7.1,T;*•%;,,10.,,, ., .- .:. - • ;,. ro,,..; .. ":.S..),:,;p` 1,.-.....kte:.•!-C ' "••• " ' - up to 96 hours. During a mean 48 hours residence time, 92% of • •'-,„:,;:i;i-V.•-xte-1:•••N''.,,4--.i• '' ' ..' ' , . . sediment and 54,%of phosphorus could settle out (Canratlling Urban ';.'..+;•7'.7.:i'kEt--•ti'lt:'-.11..4.,..:,1<ifi...Z.:'' ' ' -7 :'.. •• : :.•.. .. V.,.*,h,,',•i,. •••• , ,-.4 r.k '. Runoff, Metropolitan Washington (DC1 Council of Governments p. -.,• ,:,q,,...0; i•‘ ,51., if.,..tat`iaryr4.1 . 0''.:' .'• , e Tf.il.f .,'*."'4YCi'4 cl?).? 1...3g. '''9'• +... '''•3.12, at-to). Even more phosphorus could sorb onto the soil as the ,, 1,-..,„.1,..,.,61,..„„,.4-N4,1.z4.,-.43,1.-,, vi..: ,. ,,,,,,•..,,, . water slowly percolated through the berm into thedownstream basin • k)4.:1-":.1,:e.c:A.544,1,7•MP.!•:,-At7..as; • ' •• . . • • - At least 20 minutes of contact would be required, (WQF_DeSign. , t,.,,,)40. 4.••••x...,74, ,,...A1.,,1..v:.4. .., . • . . _. ,.• Manual V-15). However, the existing type-D soil is unsuited for • . '''.'4 qr-l•-f',3-ktt•ft•• 4,44`,,k, ,-. ',• • '• •''.•i.'s'f'r:fr ':It-1:*,•,':,•,fik• 4.'• ''.%' •'..'` , . • i infiltration, so soil from elsewhere on site or from offs. ts must be frf.:it•milf.,.. ..';'.._„•,.,4'-‘.,(or.i. ,,°. , e •',I.i..4::!t*,-i •'',t',44. 71..:„ t.,/,. •4 : .' . , . .. imported, possibly together with sand. ' . - .,..-, v-itit.1,44,-.1/4..."•,..,•,-.-:. ,,, • ' • • • • • I . :,,,•:44.....=,-6 :.,•:,.46,,..". .1.4.••:,-. • ',,i1,''ily;-3,j1-1,11,,'''...''4 1,•••'••••.4.-e..,. ., : I • . . . • :1.1t...t.t.f.,,,•...,-...,11 ,7i1:est • ,:lr.-•.), '•. • '''' , . We hope you will agree that the pollution control manholes discussed last Friday are il- .1'.;-'''-t ii,".•'•,-,t0'4.=-,".A t.i.e 1 ' ...- • -.'.:',,-,•' . . . qt,'•;f.'cli'.‘''-i,14.•-:is,l'fc•••.! .,'',,,je,,,•;.,•;;; ,'•. ' ' • r'•?; not required, as our phosphorus removal plan easily satisfies the 28.396 required, and ..,,,•'. ',• ' ... i ,.,"•' •,•;‘;',,,.«...ir... ' '••,•?*-"i ' ' • . .. • in fact could also satisfy a 65% removalstandard. • . t :;:-;•;' '14..,'',..trilt,''', ••id:','.... .- ' • • . .. . t..i,k.e..., 1•„,:,-. 't,r`Ali •°‘'.• •' /4,, ' • . ' • • * . . . • i - 4 J19.,, 1..21;14. "1°,`,„,/ ......41- ....s. .•I .,fae . • Please call if you have any further questions about our phosphorus removakplaD. .t..„,.1.:,..,.. , ,,,sov4.,,.7t,t:ri.,-,:.: ('• . . . ... Ve''qu‘4.ks `vPq•-.5,Pzi.i.,v,.1 %.* , ,, • ., , • • ii;t.--p: ,;(,::,r-c• , ,i,.,:.'.i.4, . • ,' . . . Sincerely, . ' ..- ' • ' . • , to!•,,,' 57,:‘,.•).:•,,1•'1,1,,. '.....-;•:1 ' . • • ,' , 1,•All':4'-1•• -‘1•'' '‘'l I.e•i'• ill-,..,,,,,-.• . .„ . . , , , • - ).40..M1,•****.,,' 1.3Ai , .' . . • • t'.`75.77.744)/• 11 VA!t.'"" ''4**** ..0' • '.• • . , . .. . • `` . - 6-/1 . • .-et. - 4. s ::',. • ,. . ,.... . .•PV''...4 ettt,it'Vii., •tti, ' • . •.. , • ' ,, ''',4iii41‘t.0/&'•444 qr.. .V1 VIM'S.4.‘• I / . I • - • • . • . fr4I•t,1j',•".l'ilso 5eo5?6'•t 4°47.i.,r1:,':1,1•toCi..,rc . tti , , • . ',••• , *•• •' ' • . ..iW4. r i:, Seth L.Jelen •. • t•, .. ,,,...... s......14'Id t , . . . 1 pyN115031D-15-fw326Fr47. tvi = . ...11.107A.;17j'' . '.. 'e'V'..; i'''' ' • . .' • • , , wesil4he47rf , .. - . . • . -4 • = • ° 4 EXHIBIT •. . . • , • • . ,4. . , ,, ..... • • 4( . co-i$'...4.11 pp 1,0...el 1 !: . . 1W4 ta� f1 +' t 1 r I ,�i :i + t 1 21 � " PHOSPHOROUS REMOVAL EFFICIENCY EQUATION t.-/ ` • COMPUTATION WORKSHEET 1 • • w 4 ,',,' et Name: Wes-6 lake 1s �!'o�-trviert s r [a, 1 ... File Number .— `A.` 1 p • /2-23-9 / Date:_ ' S tormwater Quality Control Facilities,when requited,shall be designed to achieve a ` phosphorous removal efficiency as calculated from the following equation: t ..: Rp =100 -24.5/Rv. '`°t v Where: Rp =Required phosphorous removal efficiency. •> .: I,..' Rv=Average site runoff coefficient. A 7: 4 Rv= (Al x0.7) + (A2x03) + (A3x0.05)+(A4x0.0) V pm Where: Al=the fraction of total area that is impervious and is not treated by a stormwater quality control facility • . ,, A2=the fraction of total area that is impervious and is treated by a stormwater : , quality control facility. ' A3 =the fraction of total area that is pervious and that is vegetated or a water body. ,f I. (i.e.grass,trees,landscaping,wetlands,:ponds,etc.) ' ' A4 =the fraction o'r total area where runoff is collected and retained on site with , w • no direct di;,:;harge•to the downstream drainage system. I • '' Al= 406, 70 I (1o6, 9/9 _ O.q�19 (untreated d impesvio atu) (ttxat ass) — • ,0 :` A2 = J = +" Grated impervious arta) (tctakatta) A3 = 49,96-9 _l 5'06, 9/9 - d,SS/ • ('cjetatul pernoa urn) (total aria) A4 = /_. + ` Rv=(o.4`�q_ ' x0.7) + ( x0.3) +(7 I o312 x0.05)+ ( x0.0) (Al) (A2) (A4) p = 100-24.5/o, 4z , = ggl3 Z. , (Rs') ' •• . • When Rp is zero or less,no additional stormwater quality control facilities are required. When Rp is,;,Ieater than zero,additional stormwater quality control facilities are required., ri c',N y !. 3.12 Chapter 3: Extended Detention Ponds ,, .. :`.. The field studies showed variable performance in removing phosphorus. Less than 15% of total phosphorus was removed at the Stedwick site over the long-term; whereas, initial results at the London Common,; site indicated much higher average (70%) total phosphorus removal (OWML, 1986a). However, it is very likely that the long-term total phosphorus removal ,at the site is much 1. lower, since very low (or even negative) removal rates were reported for • larger storms. Resuspension of total phosphorus was cited as the likely cause. 4, NITROGEN , t 4 In the OWML (1983) settling column experiments, the upper limit on nitrogen removal achieved after 48 hours of detention was about 40 Again, this is due to the predominance of soluble forms of nitrogen that comprise about 70-80% of the total nitrogen found in the Washington, D.C. area urban runoff (NVPDC, 1983) . Field studies at the Stedwick extended detention pond suggested a long-term total nitrogen removal rate of about 25%, which ., compares well with the lab studies (Figure 3.7). Almost all of the particulate nitrogen settled out from the pond, but: only limited settling of . soluble nitrogen forms was reported. A higher average storm removal of total nitrogen was reported (52%) at the London Commons site (OWML, 1986a), , t although the long-term removal rates may not be as high. Figure 3.6: Removal Rate vs. Detention Time For Selected Pollutants L • ,„ ,, ....,, too —1 90- - Ss • 4�, ram+- ... �• ..�.. I]lj R 80- 1,oad tpbl .a ------..... 6 . - . -- ment70- ' sod 1. • cop1 - .x , ® i suend • . a • 60- -*- TP = 5 0 . I Total ' ';: .. - •r ..7: j• f• - x, Dome,.d tC0 _ •----- 30— tl ��''� x . * * * caV clxYgen --.--- Motel Nitrogen -- a. o ,l i:.% •• 20-t1 • :I 0 6 I2 I8 24 30 36 42 48 4,,,, . DETENTION TIME (hours) r NOTE: Based on OWML (1983) settling column data. Average values for seven tests. Removal equivalent to 4 feet of settling. • ALL at page 11 Dimensions ,, and Photometrics Garden Lights ....:::-.....,..'•: 1> .( i 0 6" g [ 6" di imlnimummup . .� • 1111111111.1111111 pili w... VI II II II 81/2„ , III 7" I . lir, • P-3 P-4 ,. Photometrics: e' I I I -•— Based on lamp center r -- , I 24"above ground e k �I e I Based on 100 watt A-19 4' 1 inside frosted 1750 lu- �' — IL .c.,:„,,: .r ., men lamp. For other 2' � 1�' wattage see table I. �� below. e' 11 I' .20 1° Wattage Multiplier p 150 1,0 a' i r lir . .. 75 ,68 �' �' ,�. 60 .44 4 50 ,27 v e• ../ Al Aiid 40 ,26 r �0or '"25 .13 r Isolux Curve �• I ._1 ti ow +' n• r 4' e' eV r r r EXHIBIT BWF MANUFACTURING INCORPORATED 4.z. 8420 South Atlantic Avenue Cudahy, California 90201 ' ' • r�.h r.rb-wl . • y�+ t , • • 1.�.. n,� t 'w, •''Ic "l r �Yy I 'i1>t\'. • ,9.r:l}" �'/,,,t' 1 t-"i,1.4%L♦y.y� {♦+ .1 4t` I/ •F ,(. � r. •..•q .y>-�4'•G `l:{},�, . :� I 1 ,� , f. . .tr;�,y ..,r fty Y}h;-{�•i W ti+r y LY (e i I+u. • may 40'..- }i,( `�-''*t �t;. • Z ui"iy..,. y (t i•Q'r�134•+•% 44. .? : X ttl Jl t i` P'ry 'w4�.� '•�. r,+S`*Yrv'dNi.r,!LLIF. s� b.l"4�L'i ��i G�i� k �l•i '.�j���.M 1 'R.1�`��"� � ;: I •S I 1 4 /��. ' l� + ,� .i,. 2 ,L.,a t ,.X4[�-ltnt: � Nw �.LA7�. v� t.R �:a.,{r•;v�-.�fi.$��,PR�1/ •��1r;R•..� �� "i t ,, t f t R STRIP +f.. , . e y Surface, Luminaires �4k • • '1; t 1 I ., _-- 4r-- - ......... . . ., . . i . . ___ •t , .. , . . .. . ..10 . :: .' .•'•' 4 ._,: ' 1' .•. • I '% . '4. . %• " . .' • 4111)':'''' Iii IP.' ' . :. . '. '''',' ..":,. . • a One lamp sizes: 18",24",36",48",72",96"long. ❑ Two lamp sizes:24",36" 48",72",96", 192"long, . 0 Fully enclosed wiring, ❑ Snap-on ballast cover, no fasteners required. 0 Symmetric and asymmetric reflectors optional. �1 ': 0 UL-listed for low density mounting.(All one lamp;for two lamp 48"length only.) 0 Combination end cap for continuous row alignment. ` . a ' -'' 0 Heavy duty coupling available for two lamp fixtures. ,' .. 0 Convenient side KO's for adjacent parallel mounting. . ❑ Convenience outlet and switch KO's, ❑ Spacers,hangers and wire guards optional. ❑ UL•listed end cap attachment, t ♦tl '.- j M , . 0 k' • ... ., , • y„y i o • a .'-• a' r • ' t ..„ ;;,, " y.ylw Mow• -;-• -0,!— T,: 7M '`; . a, t'S,,,r70117T:"*r• ,, X Fn ','' • a i -d p+ 4 ... CAS ' r � L1 •ir• ° • 1�. , ' I•' � = t t ° r 1 of'f !' t ]'tI, t=• li ' 7 OPTIONS P4 iF CANOPY SPACER:Suspends fixture 11/2"from sur- ASYMMETRIC REFLECTORS:Order Catalog k:` ' face,Order Catalog NumberAC1. Numbers:ASYC15(18"),ASYC20(24"),ASYC30 STEM AND CANOPY SET:Suspends fixture 6", 12", (36"),ASYC40(48") 18",24".Order Catalog Number ASC6(6"),ASC12 ELECTRICAUWIRING OPTIONS: Special wiring, ,�•. (12"),ASC18(18")ASC24(24"), fusing,emergency pack or premium ballasts are ONE LAMP ONLY:Grounded convenience outlet. available for project applications, ' Add suffix CO to Catalog Number, • SYMMETRIC REFLECTORS:Order Catalog Numbers: SYMC15(18"),SYMC20(24"),SYMC30(36"), • ' t SYMC40(48"). K .' ORDERING GUIDE length lamps I ballast catalog no, r-2aa"-7 reflector length catalog no. - , LPF S115TSLPF 18" SYMC15 • 18" 1•F15 HPF S115TSHP,- symmetric 24" SYMC20 + l"•24"—'-i LPF S120TSLPF reflector 36"' 5YMC30 i v I,{�• 24" 1•F20 HPF S120TSHPF ` • '"""`"""" " t a' " s LPF S130RSLPF I 7" •I 48" SYMC40 j 0 36" 1•F30 HPF S130RSHPF 1...244o'1 18" ASYC15 48" 1•F40 LPF S14ORSLPF asymmetric 24" ASYC20 HPF S14ORSHPF reflector 36" ASYC30 96" 2•F40 HPF I S140RST O 48" ASYC40 • flength lamps catalog no, length lamps catalog no. l•--a�,+- .l 24" 1•F20 CS120TSHPF t.—44r—IT48" 1.60W HO CD148HO I . 36" 1•F30 CS13ORSHPF•1 '- a8° 1•F40 CS140RSHP•^• " 72" 1.85W HO , CD172H0 j 96" 1.110W HO CD196H0 _ +,, 3} Q 96" 2.F40 CS14ORST --1�;. 192" 2.11.JwH0 CD196HOT 48" 1.38W SL CS148SL 4'' - nn " • • 72" 1-55W Sl. CS172SL ' .L� `'"• 48 1'110W VHO C01a8VH0 • - •" "`4'' 72" 1.160W VHO CD172VHO w` +' 96" 1.75W SL CS196SL • .41.1. ti"` 192" 2.75WSL CS196SLT � 98" 1»?.15WVH0 _CD196VH0 ;' 192" 2.215W VHO CD198VHOT 24 2•F20 CS220TSHPF ��. �;,, ...,r ,1 cai`4 + j4.4 .1, 36" 2•F30� CS230RS oG:r �' d•�.1tettilt ,,•"4 'r+ s :-a;•:e1 , : ,. rl'—aai"—* 48" 2.F40 t S240RS ,J- 44 r H0 -r 96" 48" 2.60W HO CL'd40H0 1 ( 11%i 4•F40 CS24ORST 72" 2.85W HO CD272H0 ; al gay -i 48" 2.31 W SL CS248SL 2t'" 96" 2.110W HO CD296HO 1� 0 32" 2.55W SL CS272SL ayy» —+ . 48" �2.110W VHO I7,D248VHO • ,` • +96" 2.75W,SL CS296SL • t._�../ _,,72" 2.160W VHC_CD272VHO "` '°` r^ "" 92 4.75W St. C5296SLT 96", 2.215W VHOI �CD296VHO t. y," , H t Y\ li rl ,• CARPORTS ',; - ,M b , , 7 1 '' N ' L, , '1 • � I. Step, Walk and Corridor forinterior or exterior use Recessed ser,�'Qs incandescent and fluorescent construction-t ath weatherproof r fixtures. n to hi Featuring discos' aluminut Refer to page 41 for compact fluorescent(PL) 9 shipped with rccesst d housir y � Cat.No. Description lost Recossed Series, Standard recessed housings with two openings (for accessory wiring box) e .. one tapped for 1/2" conduit, Both ends of housing have holes to and two st closure plugs, Suitable for wet locations, pped for Y/2' conduit and are furnish • HSNG.SIZE:5.1/8i'x 10.1/8"x 3.7/8", tN Housing of cart aluminum epoxy p sown d aod finished In gloss white baked enamel,Available with a choice of thn ates and diffuser panels shown below. c. +�*"e „y 1.Mounting In dry or wet surfaces (with trim ring), 2, Flush mounting (wet surface), firi, a r • �t1Y 1111, D37F HOUSING ONLY Housing size: 54•.x lo4"x is „ •ltii�1�� h deep 2K• of ; '(>37G HOUSING ONLY Housing size: 54"x 10 4"x»,4', C�! ;p• W/37C deep 2 • • 37C Accessory wiring•box of cast aluminum with 4 holes tnpp d for %"conduit with 2 closuro plugs (STD W/INCANDESCENT UNIT) 1S ' \ " Cat.No. Ship . lbs. Ship Fluorescent 2•F6T5,6W lamps Cat.No. Ibs, (>37F•1 COMPLETE—with 41S Incandescent 2--26W j �'\�� louvered faceplate backed with G37G•1' COMPLETE—with louvered 4 t prismatic glass,textured gray finish I faceplate backed with prismatic glass, ,'• `� with brushed aluminum trim ring, `..z textured gray finish with brushed " M Ili, aluminum trim ring. 37CF•1 1.13W Twin tube(PL)lamp >37•1 Faceplate only 2 Suitable for wet locations, I! •37F•4 COMPLETE—with 4 fi Incandescent 2-25W recommended prismatic glass panel,textured gray (� finish with brushed aluminum trim •�/G-4 COMPLETE with 3'd ring, prismatic glass panel,textured gray • 14, finish with brushed aluminum trim ' 37CF•4 1.13W Twin tube(PL)lamp• •ring, ]7.4 Faceplate only lys Suitable for wet locations, 4.1 'Thermally Protected i y.. Q ♦ h tr r ,ya r • •rp RECESSED WALX (go COMMUNITY BUILDING� r J ANDSPAG GAZEBO :. . , .. . - . ° ° 1 . +, , �i VVM I {AUG • LAMB .. . WMW-3559LS-120N 35 Medium odiu Base High Pressure Sm BA .---' WMW-3559LS-120H 35 Reac;ar N.AST ,P,F Medium Base High Pressure Sodium 1 Reactor H,P,F.WM Base W-5059LS-120N 50 Medium B High Pressure Sodium +.1 • WMW-5059LS-120H 50 Medium Base High Pressure Sodium Reactor N,P.F• WMW-059LS-120N 70 Medium Base High Pressure Sodium Reactor H.P.F. 1 Reactor N.P.F. WMW-059LS-120H 70 Medium Base High Pressure Sodiu m WMW-059LS-XXXH• 70 Reactor H.P.F. Medium Base High Pressure Sodium HX WMW-059LS-4MT 70 Medium Base High Pressure Sodium-'-H P.F. • � WMW-159LS-121''N 100 Sodium -H.P.F, Medium Base High Pressure Sodium 1NMW-159LS-120H 100 Medium Base High Pressure Sodium Reactor N.P.F. WMW-159L5-XXXH 100 - Reactor H.P.F. 'r e Medium Base High Pressure Sodium WMW-159LS-4MT 100 Medium Base High Pressure Sodium HX-H.P,F. W HX-H.P.F. �� MW-259LS-120N 150 Medium Base High Pressure Sodium' WMW-259LS-120H 150 Reactor N.P.F. Medium Base High Pressure Sodium • WMW-259LS-XXXH° 150 Medium Base High pressure Sodium Reactor H.P,F, WMW-259LS-4MT 150 HX-H.P,F, Medium Base High Pressure Sodium WMW-059H-120H 70 HX-H.P.F, WMW-159H-120H Metal Halide 100 Metal Halide Reactor H.P.F. '. WMW-259H-120H 150 Reactor H.P.F. Metal Halide 'catalog Numbers and ert cal Mount Reactor H.P,F, "WAIL MITE 70, 100,and 150wen Medium Base High Presto,Sod mhen ordering oleo •Horizontal Mount WALL MITE replace the adeibhit prate'MAW'with'WMD',- MITE with vohegee other than 120 reptiles the'120'In the ca slog number wtdh voltage re equr ired. 2�orrderrin as well p M e f(detail: 1e.,VolIA"f elleetl,WhAn ctIeting WALL r r f . + 1, r .' HORIZONTAL MOUNTING IS t • •.` EASY etas... E .,• . .. . , JUNCTION en% • • ADAPTOR r 1 ••f :i• PtAht oxtittr rd For Knuckle Mount, Use Catalog Reference "VVM" and change the "9" in the Catalog Number to '4 I.. I . Slip fits 2" pipe, ; ORDERING EXAMPLE " ACCESSORIES E 'Y__.��,,,XX saw. 5 (S XxX I MUST SE,7RDER8D WITH FIXTURE i, r.. t se +b.®.. ----) `�" When ordering add Wallis X '� l i h a ' WmWIVALL MITE ! ' VERTICAL i ACCESSORIES MOUNT PE•PHOTOCELt G- I{ I VOLTAGE TPTAMoER. + y , ,�` i 120 PR OOF f MOUNT MOUNTING Z0p PE SCREWS WAu MOUNT " " i r7' Photocell 4MT WATTAGE 1 Integral, factory installed i IS. 15 WATTS I "TP" Tamper-Proof Screws 10. 30 WATTS LAW. n 0\Wt',; LS RICH PRESSURE SODIUM hifkl WATTS H•METAL HALIDE a 'w ' + WATTS A i. G o BALLAST TYPE PHOTOMEIRMCS fur3 WID(SPREAD 120%NIt N•REACTOR N Pt Tniwro H•REACTOR H PF I • • I.Al101her Wkrltagt, H.Hk.HPP , EirlurM I 4 .� . STREET LIG "" ,. ..4 r ', v , p 4 w rpa , 1gg== c s.$'°t) SPECIFICATION SHEET •aae:Iolioim•diirrai®o:MA+ti- DIRECT BURIAL POLES . .. STREET LIGHT „lay ,. ,...... .. . . • . ___ STANDARD DUTY ROUND TAPERED FIBERGLASS DIRECT SERIES E30 FOR USE WITH TENON OR E'BOLT-ON BRACKET (NOT RECOMMENDED FOR MAST ARM APPLICATIONS) POLE DIMENSIONS RECOMMENDED TOTAL LOADING PANTIAI M0.NOM OLE IMO[NTH CATAl01 NNMIEi IIEAAII MIIMINAI PILE *MAFI NWT IOCATIOO LICATIIM IIMAlICE i IMAFT MOOMTINO PHIAL TROT TOP lion.LIME FMOM FIIOM 11 AIL 1. 10 IPI I10 '1 MEIN NEIONT IEPTN ±1% 11AMETEN MIAIETEI MATE JOIE TRIM APA E.P.A. E.P.A. E.P.A. EPA EPA t, 1►TJ I'FTJ IRJ IIOA) ;i II0 mu ON pal 11111 IM1►11 111F1J IiaFU UaFTJ IIaTTJ EsaFTJ E3011 11 6 3 _2J 3.4 5.0 60 19 150 12 0 8.3 6.3 4,9 3.9 3,2 E3012 12 9 3 23 91,4 5.1 60 18 160 + ' '� r E3013 13 10 3 24 � t 2 n� &3 8.3 4,9 3,fl 3 2 ;L4 5.3 60 1 EI 150 " E3014 14 11 12 0 ti 0,3 6,3 4.9 3,9 3,2 3 25 3.4 5.4 80 18 150 12 0 0.3 6.3 4.8 3,8 3.1 E3015 15 12 3 26 364 5.8 84 18 150 11 9 8,2 6.2 4.8 3.8 3.1 1 E3016 16 191 3 28 3,4 5,7 84 18 150 118 8.1 8.1 4,7 3,8 3.1 E3017 17 14 3 32 3.4 5 8 84 --'- "�i 18 150 t,b B1 6.1 4.7 37 3.1 E3018 18 14 4 38 3.4 5.9 98 24 150 110 8,1 6.1 4.7 3.7 31 ' 81 E3019 19 15 4 39 3.4 , E3020 20 16 4 3,4 6.1 96 96 24 100 4311 7 8.0 6.0 4.7 3.7 3,0 I E3021 21 17 4 4345 24 100 tl 7 8,4 4,7 3,7 3.0 2.4 3.4 6,3 96 24 100 tl 7 6,4_ 4.7 3.6 2,9 2.4 E3022 22 18 4 47 3,4 6.5 96 24 100 �8 6 6.3 4.8 3.6 2.9 2 3 1 E3023 23 19 4 50 3.4 6.8 98 24 100 0 0 6,3 4.6 3.6 2.9 2.3 1 1. E30 24 20 4 54 3.4 E302• 24 21 4 58 6.7 96 24 100 0,5 6.2 4.8 3.6 2.8 2.3 3,4 6.9 98 24 100 0,5 6,2 4.5 3.5 2.7 2.2 E3026 26 22 - 4 62 3,4 7.0 98 24 100 1.1,4 6.1 4.5 3,5 2.7 2,1 E3027 27 23 4 66 3.4 7.2 98 24 100 0.4 8.0 4.4 3.4 2,8 2.0 E3028 28 24 4 7'0 3.4 7.3 96 24 100 8,3 6.0 4.4. t' E3029 2P 25 4 74 3.4 7.4 98 3.2 2.5 1.9 24 100 8,2 5,9 4.2 3.2 2.4 1.9 1 E3030 30 25 5 78 3.4 7,6 109 38 100 8,2 6,9 42 3.2 E3031 31 28 5 82 3.4 7.7 108 2.4 1.8 l E3032 32 27 5 38 100 B,2 5.9 4.2 3,1 2.3 1. ' 86 3.4 7.9 108 36 100 8.1 5.8 4,1 3.1 2.3 J i '" • E3033 33 28 5 90 3.4 8,0 108 36 100 8.1 5.7 4,1 3.0 2.2 •t , E3034 34 29 5 94 3.4 8.1 108 36 100 8.0 5.5 3.9 2.9 2.1 E3035 35 30 5 98 3.4 8.3 108 36 100 8.0 5,5 3,8 2.8 2.1 1.8 ROUND TAPERED FIBERGLASS DIRECT BURIAL HEAVY DUTY FOR USE WITH TENON OR BOLT-ON BRACKET SERIES E31 (NOT RECOMMENDED FOR MAST ARM APPLICATIONS) POLE DIMENSIONS RECOMMENDED TOTAL LOADING ] A PAM11Al MANIMOIE MIRE EOM CMTAUN1 IIEIALL MNMINAL POLE INAPT NOT LOCATION LICATIIM 11 TI MI II Ill III ENMI[M SWIFT NINNTINN 101IAL 1111117 TIP IUIMO LINE MN III 1P.M. OLEM. 11GN. 1P.M. 01 1IP.a I�pail 11 LIMITM HIM 1E191 II i EI PIAMETEI SASE IAIE 1E1111T E.P.A. E.P.A. E.P.A. E.P.A. EPA E.P.A.. 1RJ 011 IFTJ (1111 OW 1111.1 1110 1111J 11131 MT! 131.311 131.37.1 111.313 IIEFTJ IILFTJ 1 E9111 11 8 3 22 3.5 I 5.1 80 18 150 14.6 10.3 7.8 8.1 4.8 4.0 53112 12 9 3 25 3.5 f 5.2 A 80 10 150 14.0 10,3 7,8 6,1 4.8 4.0 E3113 13 10 3 27 3.5 5.3 80 18 A 150 14.0 10.3 7.8 6.1 4.8 4,0 E3114 14 11 3 29 3.5 5.5 60 18 150 14.7 10.2 7.8 6.0 4,8 3.9 E3115 15 12 3 31 3.5 5.7 84 18 150 14.6 10.2 7.7 6.0 4.7 3,9 E3118 18 +3 3 33 3.6 5.8 84 18 150 14.6 10.1 7.6 5,9 4.7 3,9 E3117 17 14 3 37 3.5 5.9 84 16 150 14.5 10.0 7.6 5.9 4.7 3.8 E3118 13 14 4 42 3.5 6.0 98 24 150 14,5 10.0 7.0 5.9 4.7 3.8 53119 19 15 4 46 3.5 8.2 90 24 100 14,5 1110 7.5 5.8 4.8 3.8 53120 20 18 4 50 _ 3.5 6.3 96 1 E3121 21 17 4 52 24 100 10.0 D 0 5.9 4,6 3.7 3.1 3.5 6.4 96 24 100 10.7 8,0 5.8 4.6 3.1 3.0 .. 53122 22 18 4 55 3.5 8.6 98 24 100 10.7 7.9 5.8 4.8 3.7 3.0 53123 23 19 4 58 3.5 6.7 98 24 100 10,7 7.9 5.8 4,5 3.7 3.0 53124 24 20 4 62 3.5 8.8 96 24 100 10.6 7.8 5.7 4.5 3,6 3.0 53125 25 21 4 67 3.5 7.0 96 24 100 10.6 7.7 5,7 4,5 3.6 3.0 53126 A 26 22 4 71 _ 3.5 7.1 96 _ 7 4 24 100 10.5 7.7 5. .5 3.6 E3127 27 23 4 75 n t 35 7.3 96 24 100 10.5 7M 5.6 4.4 3.5 ' E3129 28 24 4 79 3.5 7.4 06 24 100 10.4 7.6 5.8 4.4 3.5 53129 29 25 4 84 3.5 7.5 96 24 100 10.3 7.5 5.5 4.4 3.5 E3131 30 25 5 89 3.5 7.7 108 38 100 10,3 7.5 5.5 4,4 3.5 2.9 • , ., E3131 31 26 5 93 3.5 7.8 108 36 100 10.3 7.5 5.5 E3132 32 27 5 97 4.3 3 6 2 8 ...5 6.0 108 36 100 10,2 7.4 5,5 4.3 3.4 2,7 E3133 33 25 5 102 3..9 8.1 108 38. 100 10,2 7.4 5,5 4,3 3.4 2.7 63134 34 29 ,6 1 107 3.5 6.2 , 106 36 100 10,1 7.4 ' 5.4 43 3.3 2.6 . ' 53135 35 30 5 112 315 8.4 108 36 100 10.0 7,3 8,4 ' 4 2 3.2 2.5 0959'W.J.Whatley, Inc.1989 .7. EPA tntXtr Abort 9*rrtq i$101 Pe NfMAtANSI iM AA04141 trAMi•n .,.,...,na w + r... - M hr UNION STATION SERIES 4500 POST UGH Union Station will lend more than a touch of nostalgic charm to any '" •� �, interior or exterior surface graced by its presence• ' 1 GENERAL SPECIFICATIONS :a •Heavy gauge spun aluminum •Finish:Black or White '��'' �� construction •Long life Craftcoat"'protective •- ,f rii i • Inside of shade finished in high finish i' ! ('»� ' y reflectance white powder coat finish •U.L.listed rt. —. }--- •Opal glass spheres •Three-year limited warranty +�° \_,_- lL. ,' . 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POST TOP TO ^ ALOG NO, FINISH PANEL LAh1PING WATTAGE HEIGHT WIDTH PROJECTION FITTER OUTLET ' 55 t"r1C Black Qaal Glass Medium 100W lt► ." 151," •.1,/:" ;ln'� B-155.-BC White Opal Glass Medium W0W ...__ ,�,,,dtr'." 1D'v�" ,111/» '10'✓" :. 1,4502.AC BLnck Opal Glass Medium 100W---�, - r . 20'/r» 'l" L-4502413C White Opal Glass Medium 100W -4 '?0'1" — _ E..., • , L-1511.A Black - Medium IOt1W 41r - 19 W — 3. — L-1511.11 White — Medium ",, - ,1Oi1W 4:1" 19 Ji Y,- :1" , ar r RECE(°JED 0 g iC.. JOINT �� *� , Zi • S Army Corps PERMIT APPLICATION �r; ?(41 2,, c�Tt o ry f Engineers FORM L 11 r" • n�.•.. Portland District THIS APPUCATION WILL MEET THE �',' " :• REQUIREMENTS OF BOTH AGENCIES 18 5 9 ) Corps of Engineers Number A6 �v�usreEas " `; A. itDate Received Oregon Division of State Lands Nu --,_____________---,--.—. Data Received Number I� District Engir►oe • ATTN:CENPP-PL-RE State of Oregon P 0 fax 29d6 Division of State Lands Y Portland,012 97208-2946 775 Summer Street NE 503/3;16-6995 Salem OR 97310 e►. 50 3/378-3805 ' 0 Applicant Name GSL Properties, Inc. and Address 2164 SW Park Place business phone n 503) 224-2554 Portland, OR 9,105 home phone 0 0 Authorized Agent �� 0 Contractor oT , Inc., John F. Lee business phone,# Name and Address 17355 SW Boones Ferry Road (503) 635-3618 Lake Oswe o OR 97035 home phone , Property Owner LDS Church c/o James Bean Of different than applicant) Lindsay, Hart, Neil & Weigler Attys. business phone ' Name and Address 222 SW Columbia Boulevard (503) 226-7677 home phone# PROJECT LOCATION t.Road or other descriptive location Le•al Descri•tion • North of Kruse Way/South of Pari.view Drive • • East of Westlake Meadows Apts./West of • Quarter Section Towtlship Range In or Necr(City or Town) Lake Oswego, Oregon Tax Map# Tax Lot# i County 21E 6 INDEX 100 Clackamas Waterway River Mlle Is consent to enter ro e P p rty granted to the Corps and the Division of State Lands? GI Yes O No PROPOSED PROJECT INFORMATION Activity type: ® Fill O Exccvation(removal) 0 In-Water Structuren". 0. Brief Desorption: All fills are in manmade ditch wetlands. 0 Ma(ntaln/Repa(r cn Existing Structure ill will tnk(cive 937 cubic yards cnnucll • ill will heY .nd/or 937 cubic 0 Riprap 0 Rock 0 Gravelyards for the total project Sans 0 Silt 0 CI• Flit lmcact Area is .32 Acres: A&B--681 LF 0 Organics 0 Other • length: _ 10 feet Width: 2 feet gemovat ,ill involve -0- cubic yards annually and/or e-0_ fe` depth iemcval will be 0 Riarcp 0 Rock 0 Gravel 0 Sandcubic yards for the total Projec emovat fmpcct Area is 0 Silt 0 Clay `� Acres. _,�_____ length: 0 Organics 0 Other ."• Width: depth ' m ted Start Date Spring 1992 Summer 1993 �C Estimated Completion Data 6.40 ' ' �� v^ictertcl,construction debris,runoff, etc, enter a wetland or waterway'? . f yes.cesoribe the type of discharge and show the discharge location on the O Yes No W g site plcn, -t'n+••.w.e„iod See grading Plan: All storm water run-off enters thy, siltation and detension ponds before exitingthe site. storm water From Westlake TT site will not enter the miti ated wetlands PROPOSED PROJECT PURPOSE & DESCRIPTION Project Purpose and Need: Apartment housing for people living and working in the Portland metropolitan area. Project Description: The housing complex of 360 units sits on a gently sloping site just north of Kruse Way and west of Carman Drive in Lake Oswego. The site has had an agricultural use since the early 1900s, Meadow • grasses characterize the nature of the area to be built upon. • The project also includes a community building, a bathhouse and parking for 720 cars including 360 • carports, • '\ How many project drawing sheets are included with this application? 4 (W-1 — W-4) NOTE:A complete application must include drawings and a location map submitted on separate 81/2 X 11 sheets, O PROJECT IMPACTS AND ALTERNATIVES Describe alternative sites and project designs that were considered to ovoid impacts to the watery. ay or wetland, 4 ' Alternative sites do not exist in the City of Lake Oswego, The ditch noted as "A" will be filled and : mitigated on the west side of the property. The ditch noted as "B" will be expanded to contribute to a much larger new wetland area. Plants taken from the"B"ditch will be used in the new wetland. This replanting will be done during the excavation stage of construction. The "B" ditch will be filled 2' and moved west. See Wetland Grading Plan W-2. Ditch "C" found along Kruse Way will be filled in part to make way for a new entry lane of traffic from Kruse Way. This fill impact will be mitigated along the west edge of the site. Describe what measures you will use(before and after construction) to minimize Impacts to the waterway or wetland, The major impact to the new water way will be siltation. Ponds will be built and in place during the time of construction. Ponds will be supplemented by erosion control fencing and hay bales as needed. A small wetland area exists in the southeast corner of the site. This area is to be saved and protected. Protection will be accomplished by means of fencing and temporary signing. After construction all wet',ands, existing and new, will be fenced and signed for their protection. All new wetlands, as per conditions of this permit, will be monitored on an animal besis. Copies of the reports will be sent to the Division of State Lands and the City of Lake Oswego. Wetlands will be - maintained annually. NOTE: If necessary,use additional sheets, MISCELLANEOUS INFORMATION • Adjoining Property Owners 4. Lake Baptist Church Balcor Equity Pension Investments 18707 SW Tualata Avenue 4849 W Golf Road . Lake Oswego, OR 97035 Skokie, IL 60077 • list all other approvals or certificates received,applied for,or denied that are related to this application, Issuing Agency Type of Approval Identification Number Dotes of application / Approval / r. • Sem .. 1 ed . a CITY / COUNTY PLANNING DEPARTMENT AFFIDAVIT (to be completed by local planning official) ; ti 0This project is not regulated by the local comprehensive plan and zoning ordinance, OThis project has been reviewed and is consistent with the local comp ehensive plan and zoning ordinance. • ) . \.._ ... .....: O This project has been reviewed and is not consistent with the local comprehensive plan and zoning ordinance, , . . • 0 Consistency of this project with the local planning ordnance cannot be determined until the following local • approval(s)are obtained: .,! '" .4i 0 Conditional Use Approval 0 Development Permit 0 Pin Amendment 0 Zone Change °Other ..: An application 0 has 0 has not been made for loc.ai approvals checked above, Signature(of local planning official) Title Date ® COASTAL ZONE CERTIFICATION If the proposed activity described In your permit application Is within the Oregon coastal zone, the following certification is required before your application can be processed. A public notice will be issued with the certification •, '., ` statement which will be forwarded to the Oregon Department of Land Conservation and Development for its concurrence ' or objection. For additional Information on the Oregon Coastal Zone Management Program,contact the department at , 1175 Court Sheet NE,Salem,Oregon 97310 or call 503/373-0050, Codification Statement • I certify that,to the best of my knowledge and belief,the proposed activity described in this application complies ` with the approved Oregon Coastal Zone Management Program and will be completed in a manner consistent with the program. Applicant Signature Date 4 0 SIGNATURE FOR JOINT APPUCATION (REQUIRED) , Application is hereby made for the activities described herein, I certify that I am familiar with the information,contained in the appilcaHon,and,to the best of my knowledge and belief,this Information is true,complete,and accurate. I further certify y' +' that I possess the authority to undertake the proposed activities, I understand that the granting of other permits by local, county,state or federal agencies does not release me from the requirement of obtaining the permits requested before commencin• the project, I understand that local permits may be required before the state removal-fill permit is issued, I `' understar : that p w m nt of the squired state processing fee does not guarantee permit issuance, , •• • ----e /Cie.', 3o (ctct ( Applicant Signature Date • I certify that I may act as the duly authorized agent of the applicant.il Authorized Agent Signature Date • 4 4 r SUPPLEMENTAL WETLAND IMPACT INFORMATION" (Fon WEruwu Fius ONLY) Site Conditions of impact area Impact area is 0 Ocean 0 Estuary 0 River 0 Lake 0 Stream , Freshwater Wetland Note: Estuarian Resource Replacement is required by state law for projects involving Intertidal or tidal marsh alterations. t A separate Wetlands Resource Compensation Plan may be appended to the application, . • Has a wetland delineation been completed for this site? 6; Yes 0 No , tf yes, by whom: • IES Associates and the JD White Company Describe the existing Physical and biological character of the wetland/waterway site by area and typo of •resource(use separate sheets and photos,If necessary) { Westlake wetlands are composed of three ditches and a wet meadow in the southeast corner of the • site. Soils are composed of Aloha silt loam, Cove silty day loam amd Hurborly silt loam. ' Ditches noted as'A", "B" and "C"were deliree fled by IiES Associates. An area of ditch and wetland"C"including an area outside the property line (south) • was delineated by the JD White Company. Both delineation reports have been included in this submittal as 1 habits 1 and 2. • • 1 • • 7 1 • Resource Replacement Mitigation Describe measures to be taken to replace unavoidably impacted wetland resources Wetland impact is .32 acres. Mitigation in the form of new wetland creation will be.34 acr'g excluding the buffer area. The buffer along the mitigation eras west side Is 20 feet, Structures along • the east property line have been angled so only small corners abut the new wetland. This building placement allows room for 25 feet to 30 feet buffers along the east wetland side. See the Grading • Plan W 2 and Planting Plan W 3. • • ., Y ♦ t • •i'. 4 .4 ... ,4 , ' Because this information is not necessary for a oomplete application,you may submit this sheet and other environ- mental information after submitting your application, ., " ,a. J ` ..-'-• Y .S. 1 ... .. , - (. � \. . • ' c . x f. •l• 1 . • 1 . • .� 'v h , ... •• ., 7 } • rI .* s 1 i a , ti1ZI r •. :s;�6 GSL Westlake apartment project - Project No. 3371• Preliminary Neighborhood Meeting- Monday, August 6, 1991 7:30 p.m at OTAK 1 ,attending lr1 1 r 1 Neighbors: Erin O'Rourke Meadows Home Phone: (503) 684-8110 . Bob Barton Home Phone: (503) 639-8382 Work Phone: (503) 323-9000 • Connie Smith Home Phone: (503) 697-8487 (Holly Orchard neighborhood) GSL: David Bell,Vice President OTAK: Nawzad Othman • Ralph Tehran Steve Routon Jill Jones Introduction of GSL and David Bell • r a . GSL has developed 1,500 apartment units to date including Sterling Pointe, The Frank Estate, Hunter's Run and Andover Park. Very prominent in the Metro area. Their philosophy focuses on quality- to build the best apartment projects in Portland, the most • ! appealing. They strive to understand the neighbor's concerns and accommodate those concerns. Project Details , • Infrastructure is done. Off-site issues have been resolved. • Wetland designation is done. Will not touch wetlands, they will become an amenity. • 390 unit allowance - 360 to 365 units currently planned in scope. j1 • Some slope, approximately 3 percent, - ° • • Will aim for proper distribution of cars and traffic. • Buildings will be limited to two story. • Current timetable is for DRB during the last of September or the first of October. • Need to developmechanisms to work with neighborhood• r; g groups, objective is: 1) To keep in touch/receive input. 2) Meet with neighborhood group as a whole. • ♦'n Y 3' , 'A EXHIBIT A , fti..hf� G"til Rl '� 1=' ' • t 1 y G • tS I `\' 9 G'\I 1V r , rf August ' Neighborhood Meeting- Westlake apartment pz oJec , `I' ;' 1991 r Page 2 Nei Labor 6luestiozis/concerns Primary concern - increased traffic flow: Single concern is that 3-bedroom/2 bath units will mean more traffic. Neighbors are ' .t concerned about the quality of life, traffic flow, noise factors due to traffic. Heavy trof ' on . s`, Parkview as opposed to Carmen Drive. Would like to see another access on Kruse ` in/right out) to alleviate heavytraffic. • dissipate traffic • Most dispute would be eliminated if we could ay (right P with another paccess road. (Erin &Bob) Neighbors have two primary concerns with the currently project. Traffic and design~ Regarding design, the proect will proposed neighborhood' as thwmerrlal flow of traffic.j Sc. City has not had opportunity to review the trafficsouthwesterly Traffic studies were done one decade ago and something has gone amiss Westlake Drive. currently much greater than the original projections. In talkingTke j`ac volume is findings are in process. Hearing will be August to Jerry Baker traffic ± Nick Bunick - owner, (Erin) X9• Ekert and Moody are the developers, City of Lake Oswego and City Council had given their assur ace that a would be done whencomprehensive study the Dominion project was proposed.' and does this- OTAK/GSL will be caught b '� P Unless the City follows through d y precedent; City promised us a traffic don't feel this project should be approved without one. study, we , (Bob) Distribution is currently high because some of the street improvements for example Parkview to Carman. Actually though the responsibility have not beenh done, City. My understanding is that the City has started this' • the Counstudyand has traffic is with the A been working with L County but it is not yet completed. As far as access points, they are dictated byc order, city, state, etc, Kruse Way was built by Clackamas County received court and access points were set. Trip generations have not changed Bonin /lstate funding, changP-�. Butke used the comprehensive plan to complete his study Zoning/land uses have not Y CNa a►zad) - More than density is a factor in trf j"zc studies,a ` other factors include: number of people per house, size of houses (Westlake houses are typically large). (Erin) • Per OfficerMays,MyY , apparently McDaniel will be closed because it is actually ly a private street? In summary, we will talk to the City and find out mechanism to take care of traffic concerns. (David) • Other miscell aneous s uestionss and concerns _ . What is your market -tar et g young families or singles? (Bob) 0 " • Targeting is unreliable there are alwayssurprises,rp This project covers the spectrum. One . . to three bedrooms. Current scope includes 25% one bedroom; 25% one bedroom plus; 25% e 4- y rt• ll • t { • i _ , t: 1 x' • Pre]imhnnty Neighborhood Meeting- Westlake apartment project August 5, 1991 n ' • Page 3 1 fY: two bedroom, two bath; 25% 3 bedroom, two bath. Expect a big percentage of empty nesters, divorced people,young people saving up for their first home, and young families. • Rents will range from $550 to $595 for one bedroom and $1,000 and up for 3 bedroom, (David/Ralph) Aren't you concerned about vacancy rates? (Bob) Y• Market is firming, should stabilize by fall. In one year we expect that apartments will again be full. When this project is done, it should be a seller's market, i t.. t. i• f t • • • 1\` v r • • • 6 it • • t r, ' tl N'Ll j `• r - . r A t yr. I t", + A ��' _{ 1 '1 . kj Jt 1 , .ram , A3� h r r , A .. rr 14'relin9inn y Neighborhood Meeting- Westlake apartment project August 5, 1991 lk; Page 4 �' « • w,. t 4 iv Is there a niche for another type of project- what about town homes? (Bob) First the current property owner, the Church, has specific requirements - mainly that this be a m/f proje:t. Also townhomes are not doing well• Additionally, this is the last major -••, apartment site in Lake Oswego except for a site in Mountain Park• (Dave) • Design questions and concerns "``; Design points by David: GSL has an agreemoat with the Church that the project is • :: ' compatible with Westlake Meadows. Buildings will be simpler in construction and higher in features. GSL typically spends more money than their competition on landscape `'i architecture, with the exception of The Quintet project. Please visit Sterling Pointe to see ?• • 5 a Y y quality of GSL's project. Will use wood siding in attractive colors, r"` . Design issues, specifically parking- is their any way to reduce ugliness? (Bob) • n'• 4' Some GSL projects have garages to eliminate this problem. Find it important to extend neighborhood lines. Will orient buildings to neighborhood and open space. One of primary rr goals is to become a"welcome neighbor" not set apart. Will try to cluster buildings so reLters are not looking into neighbors backyards. Creative plan with quad's, plaza's, project will be a benefit to the neighborhood. Simple design, elegant, architecture will hang n together, be coherent, keep to them. Project planned for 700 cars, at 2 to 1 ratio, approximately 7 acres of parking, total project is 18 acres. We realize that parking ov; t Parkview will be eliminated soon. (David/Steve) IC 1 If you check out GSL's current projects you will see that they all have a different look and ` are designed for the site. GSL takes design very seriously. (Nawzad) As far as unit parking- is their a good alternative to garages? (Bob) ` , Garages are used primarily in 3-story buildings, and in more urban and higher density projects, (David) Differences between previously proposed Dominion project and current OTAK/GSL project N • 1 y. �,.. •.. 1 1 , • • • 1 1 1 • Dominion project no order; chaotic; not a positive relationship to the neighbors; buildings lined uponperimeter; no dominated bycirculation; parkingoverwhelming., out of . • focus; scale, large buildings; lots of parts - no cohesion, '4 •1 , _Y , l y _ r ' Syr t 7 1/4 • !, t , y , y• a • • 'r t , ..4..; ', i, GSL Westlake Apartment Project - Project No. 3371 Pre]iminnYy Neighborhood Meeting No. 2 - Wednesday, August 21, 1991 7:30 p.m. at OTAX :`\ • Attending Neighbors: Bob Barton Home Phone: (603) 639-8382 Work Phone: (503) 323-9000 GSL: David Bell, Vice President ' r i OTAK: Nawzad Othman Ralph Tahran Steve Routon Jill Jones t Nawzad: We have prepared two site plans, one with a right in/right out access on Kruse Way. Steve R.: Scheme 1, dated August1 1, had only one access (Parkview). The buildings are clustered with lots of open space. 33 buildings total. Scheme 2, current scheme, has fewer buildings - 31. From Parkview you can see little evidence of parking. Has a right in/right out access on Kruse Way. Property edge is designed so all elements are one-story to blend into the residential neighborhood. There are a lot of landscape opportunities in the areas facing the neighborhood, Very aesthetic. Site looks very open and not at all cluttered. +t • A • Nawzad: County has said if we can convince the City of an access, and if this access . does not jeopardize Kruse Way, the County will go along with the City's decision. The City is placing the burden on OTAK. Approval will not happen until the DRB level. ,. Bob: The right in/right out access will hopefully reduce the traffic flow. This j should give you a chance against any opposition. FYI - the commercial site goes for rebuttal on September 4. In the August ' 19th DRB meeting, it was brought out that during the Dominion project's approval process, the City had agreed to do its own study to determine the traffic impact of the Dominion project and other projects, - ,' If you can prod the City to do the study, this will save you time and money. ui 7 '` Nawzad: We have already discussed this with the City, On this portion of Kruse Way, the City wasn't willingto do the study.y OTAK is willing to have the p ` :.. studydone though, after a g , given the green light by GSL. .. , a EXHIBIT 1 tl Preliminary Neighborhood Meeting .. ;. 2 - Westlake apartment project August 21, 1991 4 .. Page 2 + We would like Bob and the neighbors to be on board together, especially since the access will not benefit OTAK or the client, 1 Y David: The possibility of gaining an access will be an uphill battle, but if the neighbor's support the second site plan with the access, there is a chance. If we commit to scheme 2, we want the Neighbor's support. Bob: I can't commit for other people, other neighbors. David: Design scheme two will be risky as far as time and expenses, so we want to ensure we have the neighbor's support before we commit to it. • 4. What I am proposing is that we work in the spirit of cooperation. We ' would like the neighborhood g groups to consider how they want to work with us, Nawzad: In reality, the City may approve scheme 2 but without the access. ' Bob: What is overall traffic impact of this project? Access of Kruse Way should reduce any traffic problems. The neighbors will still worry about the ' ' actual total impact of 360 new apartment units. • ir. t David: A major apartment project will get built on this property in some form in the future. Play will not be in numbers but rather in where the units go and how theyget there. r I understand that the preference of the neighborhood is no development at all, but this is the real world. If we commit to this scheme, we need neighborhood and political support. Bob: I cannot commit for everyone - but would like to circulate the site plan ° among the traffic committee, and others, so they can review the design, traffic and wetlands issues they are concerned about, Nawzad: Do you want OTAK to present it to others with you? Bob: Erin would like to set up another meeting and involve more people including the different groups concerned about traffic, wetlands and design issues. At this meeting the site plan would be presented, the exterior design plans and other information. Nawzad: We need to walk this project thgh gradually. Y • r ,, ' M rou Ralph: At this point we just have the site plan, Any changes in site planning will influence elevations, etc. a s We need the1 �✓1 t ° `.:. neighbors input now, before we go any further into the + . •' • .., design process, and we Flo not just want to dump a completed design on everyone. A� E I Preliminary Neighborhood Meeting 2 -Westlake apartment project August 21, 1991• x ' Page 3 Nawzad: Let's refine our site plan, bring it to the next level, with access circulation, etc., and present this at the next meeting. ,. k Bob: What is your time frame? ti David: We are nut expectingany guarantees. You, Bob, are more active in the neighborhood, more knowledgeable, and can transmit concerns. 41 Site plan two will be difficult to pass, but with the neighbor's support we '''•k 'i ' have a chance because of the City's desire to meet neighborhood demands. ` Bob: Right now I would say that Site one would receive 100 percent opposition. , As far as Site plan two, the neighbors may say that if this has to happen, ` .. 1 Y. this one is the best. I would be very surprised if DRB dumps the access idea, David: After hearing the advise of experts, we feel confident abut this project,. The only question is the timing, we could face lots of opposition and delays. Bob: . Carmen is at traffic level D. Parkview and Westlake would both be pushed { if this project were to happen. It is a tough time and I don't feel that DRB will disapprove the commercial project but who knows what City Council . will do. What about density? • t a, `\ K I .6. R 1 4' rr 4 . . '- 0 ‘,, a 1 �A. a yr *'r !.a fit. % I,h '1•:. Preliminnry Neighborhood Meeting 2 - Westlake apartment project r 1` August 21, 1991 Page 4 .I `4 1 David: Currently there are 360 units planned and the maximum density is 390. • ' Nawzad: Well, the economics of the project have to work. Steve: If this were designed with 30 units less, we wouldn't lose any "footprints". t ` "' Bob: From a marketing standpoint, the access will help you get through the process quicker, plus prospective tenants will notice the easy access when - looking at the units. Steve: The bottom line is that GSL would not do an access without the neighbors I. asking for it. Bell: We were not even considering an access until after the input in the last meeting. As far as a marketing selling point, surveys have shown that , : prospective tenants do not usually consider access points when apartment shopping. o Bob: As I mentioned, I cannot commit for the other neighbors. Also I would prefer to have Erin back in the process. I have lists of people and can organize the next meeting but would like to wait for Erin. Let's plan the e . . next meeting on Wednesday night, September 4. I would like to circulate the site plan. (September 5 was actually discussed, but Wednesday night was mentioned; I am assuming Wednesday, September 4.) You are lucky that there are no tree issues. I feel that the tree issue was the dynamite issue on the commercial project. I think what you will get is an inevitable level of acceptance. If this project is shown as a quality project that fits into the residential area, I would be , I very surprised if the staff came out against the right in/right out access. David: We come against blind prejudices against apartments. First apartments are not all the same and people seem to have misconceptions of who is going to ;, ' t,, live there, and that they will drive down property levels. A Bob: It depends on the quality of apartments anal rent amounts. Apartments are .. known to be more of a high risk and high crim' area. Bill: GSL has very aggressive management and a strict screening policy. GSL . typically has a lot fewer problems because of their screening process. .. 1464 . ,. 40 . i . Bob: There is a newsletter that the neighborhood puts out, perhaps we could µ advertise and get flood of people at the next meeting. Or perhaps we y should hold one more smaller meeting and then open the floodgates, • It. a A '(. - A i,.. 1� I Y• ' 'R, d Ip• r I` ear ~ a i 7 ' t„ . 1 , , i . • Prelimivinry Neighborhood Meeting 2 -Westlake apartment project • August 21, 1991 Page 5 , • •• :: 1 :1.1: ' Neighbors have different concerns; for example people in Erin's neighborhood are more concerned and interested in the design, my 4; neighborhood is more concerned about traffic levels. F. Frankly the commercial project harms this project, especially because of 1 traffic issues. I feel that the commercial site in the masterplan was meant \ only to serve the needs of the neighborhood, not to hold two office buildings. It will be better for OTAK/GSL politically if the commercial 5 ' center is not approved. People pp p may think, wow, first there is a new commercial center and now more apartments. Meeting is set for Wednesday night, September 4, 1991, at 7:30 p.m., OTAK offices. Bob ; a will call OTAK to confirm the meeting. Bob will pick up 6 color copies of the second site ' plan to distribute among the neighbors. • 0 .. . . . , : . , x;° .. . E I f p r • f w; *` • ' , i Jt GSL Westlake A ' . P meat Project - Project No. 3371 Preliminarat O Neighborhood Meeting No. 3 . : Thursday, September 5, 1991 Att4n yq Neighbors: Bob Barton Home Phone: (503) 639-8382 Work Phone: (503) 323-9000 Erin O'Rourke Meadows Home Phone: ,.,: Chuck Mansfield (503) 684-$110 OTAK: . Nawzad Othmari , Steve Routon Jill Jones Comments fr om meeting•. Nawzad: DRg should ap• prove this project if we propose it together as a group. } tically Bob: I would think poli City ty Council will feel obligated to do a study, Nawzad: We have been pushing the City to do traffic studies. We are concentrating on Particularly, the intersection is a key issue, internal Westlake issues, • Erin: The stall'was directed b y Council to do this study. • • Nawzad: DRB hearing will take place some time in November. Bob: When will you have elevations? °�' done by the next neighborhood It like it would be worth it to have them g. Nawzad: At the next neighborhood meeting we expect to lay it all out so neighbors will have a good sense of the picture. ` Bob: Maybe there is some benefit to have sketches of elevations • meeting. This way the neighbors will come prepared released before the Nawzad: We maywantp with questions. to meet once more as a small ) we will present to the largergroup - to lead you through and reasons behind it befe oup' help you appreciate the design what anything more is handedb'r+ statement Bob: � plan, out. Like the site lan especially the parking areas. Steve: We have made sure we have hidden the proposing offers a lot of openness, s,nice landscaping. �, Chuck: As far as right in/right but you do a "' ... are you doing with the intersection at Carman job alleviating traffic. Drive? However, what' m ,�` Are you Planning on ' z '. k p t . ...�•' 1. .. .I .. .. • ��: ... r µ.'. k1r ', vv, r• ]Preliminary Neighborhood Meeting 3 -Westlake apartment project September 5, 1991 Page 2 a asking for a "u-turn permitted" at the intersection? It may be helpful to ' ;' request this. The P.M. peak is one of the highest concerns. �" x� `" '` i Nawzad: There will be a right turn so this will help alleviate the traffic. "Chuck, thanks, your idea is a good one and we will talk about it". ' Bob: Will this be a problem? • Nawzad: Two elements to consider: 1) how much green time to allow for left turn; and 2) the width - can it accommodate it. " t. v 1. t 1 `t Bob: Holly Orchard should be relieved by a u-turn, it is worth a shot. , ( Nawzad: Yes, I agree, it is worth a shot. Y .' • Chuck: How much parking in the design? Steve: 2:1 parking. a I t^' Nawzad: Part of the original plan would be to remove the parking on the street. ,k • ' t Bob: I keep hearing this but haven't seen a difference. G. Ns.vzad: The minute Westlake 89 is ready, parking is supposed to be alleviated. Steve: 720 spaces total parking- is one of the challenges of the design. The intent is to make this look more like a park with lots of open space. 4. Bob: There is a combination of needs, privacy, security, interaction. More welcoming structures cut down on vandalism. Avoid secluded spots. 91'' y • Steve: Real thought is being made to pedestrian pathways. - ` ` Bob: What kind of trees will you put in? Steve: We haven't discussed this at this point. Nawzad: Issue - we would like to substitute the chain link fence for better options. If ` ' the chain length fence remains however, it will look better once plantings . mature. Steve: We will have plantings in front of the fence to soften the look. • Erin: I am disappointed in Westlake '89 landscaping. Steve: It needs to go through a cycle or two, Nature has to run its course, ' 1 , ' I Preliminnry Neighborhood Meeting 3 - Westlake apartment project September b, 1991 Page 3 \k � rsv� -sh W The next neighborhood meeting is planned for Thursday, October 10, at 7:30 p.m., at OTAK, This again, will be a small group in preparation for the large neighborhood ` r meeting. • The large neighborhood meeting is planned for Monday, October 14, at 7:30 p.m., at the ;, rY I.DS Stake. OTAK will draft a flyer for distribution the weekend before the meeting. Also tax lot letters will be mailed. / �1S • • I• d; r` o y ! t.. • • .hl �'. !\ 1 ♦ 4 Y `a t I Iy 1 Y Y t y a --~' GSL Westlake Apartment Project µ Project No. 8371 e F Neighborhood Meeting No. 4 - Monday, October 14, 1991 at LDS Stake � Attending Leaders: Bob Barton ' 2 " Home Phone: (503) 639-8382 I Work Phone: (503) 323-9000 Erin O'Rourke Meadows Home Phone: (503) 684-8110 Other Neighbors: Ray Salberg `, °0,1 Ran Remington ° Connie Cynthia Rae Johnson (Phone: 684-1611) OAAKT ./ Nawzad Othman `" Ralph Tehran Steve Routon " �y H, David Couch ' '' ` Jill Jones u k* R n. GSL: David Bell "4' ° y d Comments from meeting: Nawzad: Gaveproject historyand introduction. Stated that we expect the public '' ;l hearing to be around the end of November. ,w; Ralph: Described design issues relating the differences between the project Dominion ,.. had proposed and this project. Basic points, no three-story buildings, lots of open space, internalized parking, large buffer on the outside. F i \'' Steve: Proceeded with more details. Emphasized open spaces, large buffers, design " •'41 t planned as part of the community, .r *. 'r " `.4, What about bikepaths? The bikepaths will actually be farther away from the roadway, ' o a , What is the width of back access road? Back access will be primarily for emergency vehicles - will be between 20 and 26 feet. , �• Main access will be 26 feet, • How much parking is there? We are planning a 2 to 1 parking ratio plus 12 extra spots. : .' .1 EXHIBIT `' • 7 J1RI'3�I(�AG.gI Y;,. ' 1 � r 41. • Preliminary Neighborhood Meeting 4 -Westlake apartment project • ti October 14, 1991 Page 2 , What are the size of the apartments? `��, •4 V There is an equal percentage of apartments, 1-bedroom, 1-bedroom plus, 2-bedroom, and 3- bedroom units. How big are they? The s.f of the 3-bedrrom is approximately 1220 s.f.; the small 1-bedroom is approximatley 570 s.f; the large 1-bedroom is approximately 700 s.f; the one bedroom plus (loft) is • approximately 720 s.f.; and the 3-bedroom is approximately 1220 s.f. ••0 i Explain elevations -Nawzad. ' Steve: The complexitity of the roofs in this design is ditirnctive, There are no long roofs in this plan so the buildings appear smaller. The. buildings are broken down to smaller parts, • w Other elements to add intrest are: bay windows; painted bevel sidings; lower level fences; trellis's. • } Colors are very simple: khaki, warm grey with blue/turquoise accents, Other accents will be white - gutters, trellis's. Roof will be the same material (or similar) as used on the Fire Station, This is a 30-40 year ' roof, very rich, low maintenance. Westlake Meadows used concrete tile, ' 7 Y The common building will be one-story with a curved roof form. Ron Remington. What about traffic issues? What is the impact on Kruse Way? • Studies show that 50 percent of both a,m. and p,m. traffic will exit site on Kruse Way. The largest component of a.m. traffic will be toward I-5. Nawzad: Chuck Mansfield suggested we add a u-turn. We have followed up on this and discovered that the initial cut says this may not work - for one thing there is not enough room for emergency vehicles, Bob: Commercial project puts this project at a disadvantage, May require a traffic study. • • Lots of strides have been made on this project, OTAK and GSL deserve a lot of n ' credit for listening to our ideas, and issues at the preliminary neighborhood • A. • meetings, and have reacted to our input. • • Nawzad: We are going the extra mile to make certain neighborhood input is met, • • r0 YY .,ar_ p 't .1 f ` • 5 ` 1 h 1 Preliminnty Neighborhood rileeting, 4 -Westlake apartment project October 14, 1991 Page 3 M ' David: As .a developer we probably do not have a chance receiving approval on the right in/right out acccess. This was a way to address the neighbor's concerns and the City will probably only consider it if we present the access as a group - :. $, togethen r" " Nawzad: We have done our homework with the County also. Whom do we write to if we have comments on this project? The Development Review Board -you can write them or testify at the hearing. It is better to wait until the application has gone through and then respond to that DRB numbex. " ,. Erin will give you the number of you call her. q ? /4 Bob: Will the traffic study be submitted as part of this? Can we see a copy early? + k Nawzad: Timing-wise we are looking at a week to submit. Please give us a call, we will give you a copy of the traffic report and then we can dialogue on it. Bob or Erin: Can we get 8 1/2 x 11 black and white copies of the plans? 1S By Friday we are required to have prepared PMT's to go into the book, We can made J � copies of these for you, Y A d t Are we looking at the same square footage as Dominion? ' t T Not sure. Erin/Cynthia: We would like to see more mature plantings? Cynthia lives off of Greensboro" All of her neighbors attended and opposed the Domionion haring. Concerned about landscaping and disappointed in the Westlake wetlands area. ` Nawzad: One of the unfortunate things that happened was that we had a very dry summer. Give it a year. • .r y • • . • 1 +; 4 Y v, 1 �1 1�.4 v' ' I h ;�." UO � F i • J•t 1 � - C T 1 1''' i 7 ,r • ••♦ P f January 9, 1992 JA N 9 1992 :xf( Mr, Hamid Pishvaie " City of Lake Oswego ` 380 "A" Street ' • Lake Oswego, OR 97034 Re: Westlake II Development •1 Dear Hamid: .,R1• In 1989 Scoles Associates, Inc. conducted a wetland delineat,nn of the Westlake II site ' '� (formerly Pointe South) as a subcontractor of IES Associates of Olympia, Washington. The ' ' a following is a review of the Westlake II wetland values and their relationship to the ` ""'� "Essential Wetland" classification found in the City of Lake Oswego ordinance entitled "Wetlands" Section 4.035(1). Wetlands on the Westlake II site are very similar to and portions are an extension of the Westlake Meadows wetland system to the north. The east/west ditches draining the field and the north/south ditch along the west property line are less distinctive wetlands since they are incised and support limited emergent plants. The west property line ditch is 9.ne downgradient end of the Westlake Meadows west property line ditch that extends to Kruse Way, Ken Bierly from the Environmental Permits Section of the Division of State Lands stated in a letter to Mr. I-Iamid Pishvaie dated August 3, 1989 that the wetlands found on the Westlake Meadows site to the north did 'not qualify as "Essential Wetlands". His statement y ' ' '' ° was made after a thorough review of the City of Lake Oswego Ordinance Section 4.035(1), . . Overall, I concur with Mr. Bierly's comments. I have followed Mr. Bierly's format, but made the necessary modifications to reflect the actual wetland values present on this site, ' t ` a) Naturt, groundwater recharge: The wetlands on the property do not provide direct groundwater discharge recharge functions; the ditches merely convey y i:'• surface runoff from the north or in the fields to the southwest corner (at Kruse Way), a ..',.;`.. b) Storage: The wetlands on the site provide an extremely minor storage function as , t' defined by the size of the ditches. The small size of the wetland areas make them •,' , of very minor value for flood storage. • y Any time water runs through vetge;;e wheal nd lik ttih9 se Y c) Turbidit reduction: � .• on the site, it will i educe the volume of suspended ma function will likely be not significantly different from adjacent upland vegetated �, portions of the site. Since drainage is concentrated in the wetltand area, greater turbidity reduction can occur in the wetland portion of the site. (This comment is verbatim of Mr, Bierly's letter.) EXHIBIT < .t. 1 461 • - .M to • • Mr. Hamid Pishvaie January 9, 1992 City of Lake Oswego Page 2 _ d) Filtration of nutrients: Because the wetlands are areas of concentration of runoff water and are fully vegetated, they will provide nutrient absorption value. The limited area of wetland in relation to upland will minimize the value of this function. (This comment is verbatim of Mr. Bierly's letter.) '.a ': e) Natural biological functions: Because of the small size, the wetlands on the site do not provide any significant or unique nesting, spawning, rearing habitat and have extremely limited protective cover. The wetlands on the site may provide habitat for amphibians, although significantly less than the Westlake Meadows ` ' • site, due to tho incised nature of the north/south ditch on the west property line. -x The graminoid cover of the emergent wetlands is similar to the graminoid cover ; • throughout the rest of the site. Bird species and others species that utilize the wetlands will likely not be different from their use of the upland portion of the site. f) Distinctive natural area: The area has not been designated as a distinctive .`; p •. natural area. • ^r • In summary, the relative value of the site's wetlands were historically destroyed when the native ground was cleared and converted to pasture land. Many of the typical wetland values no longer exist, although several would be "restored" in the mitigation plan designed by OTAK, Inc. If you have any questions, please feel free to call me (224'•2811) at your • convenience, -' SCOLES ASSOCIATES, INC. Phil Scoles, CPSS • Soil & Water Scientist s14 V r • • t 2V y 1 � i .1 � � .. W -. 1 x ". •+ -'tin ., d' " i• } REGON ,y DEPARTMENT OF PUBLIC WORKS — January 9 , 1991 FL924 MEMORANDUM TO: Mr . Hamid Pishvaie Development Review Planner FROM: Frank Chrrbonneau , P . E . 1`raf f i c Engineer SUBJECT : Westlake Apartments , Kruse Way ,•: PUD 3-80 (MOD 11-91 )/VAR 21 -91 Kruse Way a': Westlake Drive Impacts We have completed review of Mr . Ron Weinman ' s (Claci.amas County Transportation Planner ) letter dated October 28th to Jerry Baker concerning the future traffic impacts to the Y Kruse Way and Westlake Drive intersection . In Mr . Weinman ' s '.` letter and in the Applicant ' s Request For Development Review FS •,; ti Approval (G. S . L . Properties , Inc . and OTAK Architects , P .C. ) it is acknowledged that a westbound right turn lane will be required on Kruse Way at Westlake Drive . The Applicant ' s report states that the westbound right turn lane will be required to accommodate projected year 2000 •, . , traffic. In order to determine the percent traffic impact + at the intersection caused by the proposed development , the i . amount of site generated traffic and year 2000 traffic were compared , By year 2000 it is estimated the intersection ' ,; '; will have a total approach volume of 3360 vehicles during the PM peak hour . This number was determined based on existing year 1991 traffic <;nd the year 2010 projections contained in the Oounty ' s report . As agreed to by the :::'.''''''''1 ''''' County , a straight line traffic growth factor was used in '`. making the year 2000 projection . i . a EXHIBIT w 380"A"Avenue • Post Office Box 369 • Lake Oswel;o,Oregon 9703,1 • (503)635»()270 • PAX(503)0541269 h,9 y• - ,M .fly a. r ` ' .;' pia' .� w "`. ,n - i•' ' a:" 3 r iJ' ^Ir . 0. C /p•t n I ti i y� • The site generated traffic as identified in the applicant ' s traffic report (Figure No. 5 in the Kittelson report) was determined to be 125 vehicles Juring the PM peak hour . Triis total represents a percentage of 3. 72% of the year 2000 *� traffic. Although this is a relatively small amount , the impact should be considered in the need to add a separate westbound right turn lane on Kruse Way at Westlake drive, ° Please let me know if you should have any other questions . • rfl • • • `v.. ,rk � � r r F • • J1 iO pa • ' i • • tl C t t +