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Agenda Packet - 1990-03-05 11 0 „, , . 0 _ Q Li IR?) p\cjec )d 'afC-h �, 1, -1O „ 11 II ( , • 11 • r I 11 l,,.1, ti. • 9 r 01 J, it v r, ._.. ....._ .. .� _ _��..,-..,. .._., ..... . b AGENDA CITY •^F LAKE OSWEGO DEVELOPMENT REVIEW BOARD CITY COUNCIL CHAMBERS, CITY HALL, 380 'A' AVENUE MONDAY, MARCH 5, 1990 7: 30 P.M. I. CALL TO ORDER II ROLL CALL III. APPROVAL OF MINUTES August 7, 1989 September 6, 1989 'IV. PETITIONS AND COMMUNICATIONS V. i` PUBLIC HEARING PD18-89, a request by Homesite Development Corp. of .a 32 lot single family residential planned development. The site is located north and south of Iron Mountain Blvd. , and west of Summit Drive, otherwise known as (Tax `Lots 201 and 600 of Tax Map 2 1E 9 and Index) . The hearing will be reopened to consider,access to Lots 3-6 of Block 2 arid sidewalks on Ridgewood Road. Continued from February 21, 1990. PD 20-89, a request by OR-AK Corp. The applicant is requesting approval for an 80-lot planned development with several modifications to the R-5 zone setback requirements. The site is located on the south of Lesser Road, east and west of Fosberg Road (Tax Lot 100 of Tax Map 2 1E 6BA) . Continued from February 21, 1990 to discuss open space issues. DR 28-89, a request by Ehmann-Klas Associates for approval to add a 750 sq. ft. addition to the southeast corner of an existing grocery store. The addition is proposed to be constructed under the existing overhang and it's purpose is In provide the store with a pharmacy. �•� Avenue, otherwise described The site is located at 401 h' ' ' scribed as Tax Lot 7900 of ! 'ax Map 2 lE .1,0C4 Continued from February 21, 1990. VAR 1-90(a-c) , a request by John Kyle, Architect for approval of arClass II variance to the Hillside Protection and Erosion Control Standard which requires that land over 50 % slope shall 11111 be developed only where density transfer is not feasibleADS 16.020(7) j , b) a Class II variance to the Hillside Protection and Erosion Control Standard to exceed the maximum 70% area free of structures and impervious surfaces; and c) two 10' and 5 ' 'I • Class II variances to the required 10' and 5' side yard setbacks +tt of the R-15 and R-7.5 zones, respectively. The ,applicant proposes to construct a single family dwelling on and in exces' of650% elope with an attached two-car garage on the abutting parcels. The'applicant `suggeats that density transfer is not . feasible. The site is located at 107 Burnham Road, east of Headlee Lane (Tax Lots 100 and 201 of Tax Map 2 lE 11CC) . PD 21-89\VAR 2--90, a request by The Holtman Company for approval to develop a 41 lot single family residential planned development and a Glass II variance to allow construction or a . / sanitary sewer line (Ehrough the wetlands. The site is located south of Carman Drive, west of Waluga and north of Oakridge Road (Tax Lots 2200, 2300, 2400 of Tax Map 2 LE 7AC and Tax Lots 1100, 1301, 2200, 2300"'of"Tax` Map 2 lE 7DB) . p DR 1-90, a request by Glenn E. • Chilcote' A I. . a The applicantis- equeeting approval to provide additionl temporary ffice space, for 12 months using a mobile commercial building 12' x 42° . The site is located at 4255 Oakridge Road, 3 lots east of , Quarry Road (Tax Lot 400 of Tax Map 2 lE 8CB) . D • VI GENERAL PLANNING ' DR 3-89 (12 Acre City Park south of Melrose-Street, adjacent to ER-Westlake Fire Station) . This project was approved on March 23, 1989 with the condition that the ball field lighting be , reviewed by the Board. The staff will provide the Boardowith a final lighting plan. VII. OTHER 'BUSINESS - Findings, Conclusions and Order DR 23-89 - Northland Homes, Inc. DR 24-89 - Northland Homes, Inc. • DR 27-89/VAR 4 --89 - Birtcher Frank Propertis VIII. ADJOURNMENT L,p The Lake Oswego Development Review Board welcomes your interest in these agenda items. Feel free to come and go as you please. DRB Members: Staff: Robert H. Foster, Chair Robert Galante, Acting Planning Director Ginger Remy, Vice-Chair Sandra Korbelik, Senior Planner James A. Bloomer Hamid Pishvaie, Dev. Review Planner Robert D. Greaves , 1, Lynn Bailey, Associa�.e Planner Skip Stanaway Jane Heisler, Associate Planner Harry N. Starr , Michael R. Wheeler, Associate Planner Elaine Sybrowsky Cindy Phillips, Deputy City Attorney Barbara Anderson, Secretary, rI. 1 G1 0 R.�a,h 5 STAFF REPORT CITY OF LAKE OS WEC40 „ . LAND DEVELOPMENT SERVICES DIVISION APPLICANT: ,� FILE N0� : John Kyle, Architect VAR 14-0 (a-c) PROPERTY OWNER: STAFF: Kirk Johansen Michael R. Wheeler LEGAL DESCRIPTION: ; DATE OF REPORT: Tax Lot 100, 201 of February 23, 1990 Tax Map 2 lE 11CC DATE OF HEARING: LOCATION; March 5, 1990 East of Headlee Lane NEIGHBORHOOD ASSOCIATION: s D " None d , COMP. PLAN DESIGNATION: R-15 and R-7.5, , ZONING DESIGNATION: respectively ``J R-15 and R-7.5, • respectively , I. APPLICANT'S REQUEST " The applicant is seeking approval of three variances as follows: a) A Class II variance to the Hillside Protection and Erosion Control Standard which requires that land • over 50 percent slope shall be developed only where density transfer is not feasible [DS 16.020 (7) ] ; ' b,,) A Class II variance to the Hillside Protection' and Erosion Control Standard to exceed the minimum 70% c� area free of structures and impervious surfaces [DS 16. 020(7) (A) ] ; and � c) Two 10 and 5 ft. Class 2 variances to the required 41111 10 and 5 ft. side yard setbacks of the R-15 and R- 7. 5 zones, respectively [LOC 9$. 215 ( l) ) . c., VAR 1-90 (a-c) Page 1; of 16 U 0 \' '''' r applicant pro proposes to construct a single family dwelling 1111 '\ , The _ on la in excess of50 percent slope with attached two-car,' garages on the abutting parcels. One parcel is the site ,,of an existing dwelling without a garage. The result will be two dwellings each with a r.espectiv' garags. . The applicant suggests that density transfer is noe ea� ble. ,, II. APPLICABLE REGULATIONS ' I A. City' of Lake Oswego Comprehensive Plan: • Impact Management Policies General Policy I, II Wildlife Habitat Policies cnI General Policy II Distinctive Natural Area Policies \' • General Policy I Potential Landslide Area Policies �� General Policy II, IV' Potential Erosion Area Policies General Policy II, IV Willamette Greenway Policies, 1111 General Policy I Protection Open Space Policies General Policy I, II Energy Conservation Policies General Policy II Residential Land Use Policies General Policy I Residential Site Design Policies General Policy V o 1 ;; B. City of Lake Oswego Zoning Code: LOC 48.085 (3) Interpretation of District Boundaries LOC 48. 195-48.225 R-15; R-7. 5 Zone Descriptions LOC 430-48. 436 Greenway Management Overlay LOC 48. 650 Authorization to Grant Variances LOC 48.655 Classification of Variances 1110 VAR 1-90 (6-c) j'! Page 2 of 16 " q , . ako LOC 48.690 Action on Class 2 Variance • IP Application '• LOC 48. 810 Quasi-Judicial Evidentiary ,, �'~ Hearing Procedures LOC 48. 819 Criteria for Approval ,t C. City of Lake Oswego Development Code: LOC 49.090 Applicability of Development • Standards LOO `49.110 Concurrent Review of Permits Y. LOC 49.130 classification of Development LOC 49. 145 Major Development LOC 49. 300-49. 315 Major Development Procedures LOC 49.610 Quasi-Judicial Evidentiary Procedures LOC 49.615 Criteria for Approvalo . D. City of Lake Oswego Development Standards: 2.005 - 2.040 Building Design 6.005 - 6.040 Transit System �, 7.005 - 7.040 Parking & Loading Standard 9.005 - 9.040 Landscaping, Screening and Buffering 11.005 t- 11.040 Drainage Standard for Major e /, Development IP S l4.005 - 14.040 Utility Standard 16.005 \` 16.040 Hillside Protection and Erosion Control 19. 005 - 19.040 Site Circulation - Private , Streets/Driveways,, • E. City Charger(Section 46A) : f The City of Lake Oswego shall neither construct nor allow the construction, of any structure which • is more than 50 feet in height within a residential zone, except for the construction of a ), single symbolic appurtenance of a str,ucture. to -75 • foot height. For purposes of this section, the height ofia structure or of a part or appurtenance of a structure shall be measured from the ground • or sidewalk surface within a 5-foot horizontal distance of the exterior of the structure, „ povided such sidewalk or ground surface is not ;more than 10 feet above the lowest grade as , defined by City ordinance$ or , if such sidewalk or ,, ground sui'Face is more than 10 feet above lowest grade, height shall be measured from a point 10 • • feet higher than the lowest grade, to the top of -% the highest element of the building or structure,. 4110 4 VAIN 1-90 (a-c) r ''r ,� Page 3 of 16 , T ,• / . / 0 n s • F. City of Lake Oswego Solar Access Ordinance: 11111 , LOC 57.005 - 57. 135 C. City of Lake Oswego Tree Cutting Ordinance: LOC 55.010 - 55. 130 III. FINDINGS `' A. Existing Conditions: 1. The site is composed of 37,821 sq. ft. in two parcels. Parcel 1 „is- 22,267 sq. ft. and Parcel 2 is 15,554 sq. ft. (following lot line adjustment SD 57-89) . t, 2. The site is located on an east facing slope with slopes ranging from 28 to 200%. 3 . The easterly 15 to 55 ft. of the site is located within the Compatibility Review Boundary of the Willamette River Greenway. 4. The site contains a variety of trees. An ;: inventory of these trees is shown on Exhibits ' 3 and 14 . 6 „ 5. Parcel1 is located in an R-15 Residential ,, zone; Parcel 2 is in an R-7.5 Residential zone. The boundary between the parcels conforms to LOC 48 .085 . B. Proposal: ri The a licantproposes to construct a' single Pp family dwelling `on Parcel 2 on land in excess of r 50% slope. The applicant is requesting a Class, II variance from the Hillside Protection and Erosion a Control standard which allows construction on slopes 1n excess of 50% only where density transfer is not feasible. The applicant has described why development of the dwelling on the`- " - t • portion of the site which ranges,- from 28 to 33% is not feasible (Exhibit 2) . et The applicant is further requesting that the dwelling and garage be allowed to be built, which, when combined with existing impervious surfaces (Driveway and pathway) would exceed the minimum 70% area required to remain free of structures and ' p us features. The extent Of the excess is1111 am ervio o VAR 1-90 (a-c) Page 4 of 16 /) r • �, r ' • do 1 discussed in the applicant's narrative (Exhibit ® 2) . The applicant proposes to construct two garages, attached across a common property line between Parcels 1 and 2. The applicant is requesting two Class 2 variances to the side yard setbacks required by the respective R-15 and R-7. 5 zones. The applicant's proposal effectively results in a pair of zero-lot-line garages, not attached to the dwellings to which they are accessory. The merits of each of these proposals will be reviewed next. C. Analysis: VAR 1-90 (a) , noted as Variance 1 by applicant: The applicant indicates that 30% of the Parcel 2 is constrained by the Willamette River Greenway, 20% is constrained by the existing driveway. These constraints leave 21% of the Parcel 2 (Site 1, Exhibit 3) or 9% of Parcel ,? (Site 2, Exhibit 3) upon which to place the proposed dwelling and garage (Exhibit 2) . The slope of Situl is between 40 and 200%; The slope of Site 2 is 33% ' el (Exhibit 3) . The applicant notes that the constraints mentioned . above are ,conditions over which he has no control While this is true with regard to the actual site conditions, the applicant does have control over the choice of the portion of Parcel 2 upon which a structure is built in compliance with the Code. e The applicant notes the portions of the site which are subject to steep slopes. "' The applicant indicates that foundation costs would be $21, 263 . 00 greater for Site 2 than a piling system on Site 1. This is supported by evidence in the record (Exhibit 3) . ' The applicant has provided a comparison of like properties to establish what constitutes reasonable use (Exhibit 15 and Exhibit 2) . The applicant concludes that the proposal. constitutes reasonable use. `' The applicant has . noted Comprehensive Plan Policies regarding the V.il ,, Greenway in concluding that Site 2 would have p greater negative impacts. The applicant indicates that removal of 18 trees would be necessary for development of Site 2 (dwelling and attached garage) while only 10 trees would be removed for Y 41) Site 1 (dwelling and detached garage, Exhibit 14 ) . VAR 1--90 (a--c) , Page 5 of 16 , G1 • . ; With regard to injury, the applicant states that . �• development of Site 1 will provide a greater buffer between structures, a lower building profile, save eight more trees, and be a quality • development. The applicant has demonstrated that the requested variance, VAR 1-90 (a) , is the / minimum necessary to make reasonable use of the property through the analysis in Exhibit 2 and Exhibit 15. M The applicant indicates that the proposal complies with several Plan policies (page 3, Exhibit 2) . The applicant has provided a survey of existing,,) ` trees on the site, and has provided an accounting as to how this variance and development of Site 1 would save eight more trees and provide a greater . natural buffer than development of Site 2. While there is no proposed design for a dwelling on Site 2, a comparison of the number of trees potentially lost to development has been offered (Exhibit 14) . VAR 1-90 (b) , noted as Variance 2 by applicant: . The applicant cites physical conditions (existing, proposed) as providing a hardship with regard to . Parcel 2. The actual percentage free from ,,, impervious surfaces and structures is 75. 2% for . •• both parcels combined, which does meet the ,% - 7 requirement of DS 16.020 (7) (a) . Parcel 2 is ' tl A proposed to leave 58 . 9% free. The applicant . states that the 2, 617 sq. ft. footprint of (the proposed dwelling:, would have to be reduced by � • eight percent, or 1, 250 sq. ft. in order to meet this standard. An actual reduction of 11 . 1% would,: be required. The proposed coverage is currently as follows: Parcel 2, Site 1 (15 , 554 sq. ft. ) : ' Driveway 3160 sq. ft. 20. 3% Proposed Dwelling/Decks 2842 sq. ft. 18 . 2% Garage 400 sq. ft. 2. 6% Total •6402 sq. ft. 41. 1% ; Allowed impervious 4666 sg.ft. 30. 0% ' Difference excess s 1 ( ) 1735 aq. ft. 1,.,. 1% Dwelling/Decks/Garage 1506 sq. ft. 9, 7% (to comply) The applicant has demonstrated that to reduce 'the square footage of the dwelling would be inconsistent with the value of the likeIII , VAR 1-90 (a-i ) `r Page 6 of <16 ��, .1 J i } O p residential properties surveyed. The applicant • , • ID has provided evidence to support this claim (Exhibits 2 and 15) . The applicant notes the stability of the site for development, based upon the soils report submitted (Exhibit 9) . No injury is anticipated due to landslide hazard or erosion potential based upon , , the recommendations found in that report and required compliance with the provisions of the Hillside Protection and Erosion Control Development Standard designed to implement the applicable Plan policies in this regard. -2) VAR 1-90 (c) , noted as Variance 3 by applicant: The applicant notes the same site conditions , . discussed earlier as support for hardship regarding the proposed side yard varianWei3 „for attached garages. The applicant also notes that the existing residence (Parcel 1) does not have a garage. A comparison to "like properties" has been made by the applicant (Exhibits 2 and 15) but does not specifically describe garage usage on those properties. The applicant indicates that no injury will occur II to either adjoining property, nor to neighboring properties because the request involves only a common wall between proposed garages. The applicant notes that the garages will be 40 ft. from neighboring properties on the west (32 to 42 feet as actually shown, Exhibit 3) . The applicant contends that the cost of the garages will increase an unspecified amount because of separate end walls and increased excavation. The applicant has not provided a cost evaluation to demonstrate this contention. The applicant has provided a cost analysis related only to the alternative locations of the proposed dwelling. The applicant correctly notes that innovative residential design is encouraged by the Comprehensive Plan, though some of the terms used in the Plan Policies ate undefined in either the Plan, ' Zoning Ordinance or Development Code. Zero :- lot line platting, flexible setbacks and special measures to preserve trees or natural features are noted. Zero lot line dwellings are defined in the , Development code but do not include attached garages. VAR 1-90 (a-c) Page 7 of 16 `' 4, / . .. 6 0 iap' • • 0 . D. Compliance with Criteria for Approval: As per LOC 48.815 (Z ning Code) and LOC 49. 615 (Development Code) , the°Aevelopment Review Board must consider the following criteria when evaluating a Class 2 variance (Zoning Code) or Class II variance (Development Code) : 1. The burden of proof in all cases is upon the applicant seeking approval. The applicant has provided sufficient materials w},t i wOich to evaluate VAR 1-90(a) and (b) as euc1 enced by the exhibits. Future, materias %ai:r6eir necessary to evaluate VAR 1- 90(c) . I r 2. For any development application to be ' approved, it shall first be established that the proposal conforms to: a. The City's Comprehensive Plan; The applicable Plan policies have been addressed as follows: Impact Management Policies These policies require protection of natural ' resources from development, and comprehensive • review of development proposals. These policies are implemented through several Development Standards, addressed further below. These policies require assurance that distinctive areas will be preserved, soil will be protected from erosion, trees be protected from removal, and that density 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 Habitat Policies These policies require protection of upland habitat in the form of preserved open space, f natural vegetation or fragile slopes. The !/ related development standards and tree cutting ordinance aro reviewed in this report following an analysis of the applicable Plan policies. — VAR 1-90 (a-c) Page 8 of 16 �s a 6/ w' , L` Distinctive Natural Area Policies • 0• These policies require the City to preserve tree stands. These policies are implemented through LOC Chapter 55, the Tree Cutting Ordinance. The related development standards . are reviewed in this report following an analysis of the applicable Plan Policies. , Potential Landslide Area Policies . These policies require designation of areas of potential hazard to severe hazard as Protection Open Space, and require erosion control and drainage measures during site planning and construction. Development is subject to the Hillside Protection and Erosion Control Development Standard,, The related development standards are reviewed in this report following an analysis of applicable . Plan policies. Potential Erosion Area Policies These policies require designation of areas of severe potential for erosion as Protection . . • Open Space, and require erosion control and drainage measures during, site planning and • M construction. Development is subject to the • Hillside Protection and Erosion Control Development Standard adopted to implement these Plan policies. The related development standards are reviewed in this report following an analysis of the applicable Plan policies. Willamette Greenway Policies 1 These policies require protection of the Willamette River Greenway. The policies are implemented through the Greenway Management Overlay Zone (LOC 48. 430 48 . 4361 . A portion of the site is in the Greenway. The proposed development is outside of the Greenway. b. The applicable statutory and Code requirements and regulations, including: i. For variance applications, the standards found in LOC 48.650. d VAR 1-90 (a--c) 1, ' Page 9 of 16 17 11 r M n 1 . . 1 q " o Y r Solar Access Ordinance (LOC Chapter 57) The site is exempt from d mpliance with the Solar Balance Point Standard because the site is steeper than 20% ' in all/direction greater than 45 degrees from trufw south. '� Tree Cutting Ordinance (LOC Chaper 55) I The survey map (Exhik? it/// 3) indicates that six/ ( trees will be remove( to locate the proposed /1 j dwelling on Site 1; fourteen trees would be ii removed for Site 2; fo6r trees would be removed for the garage' on Parcel 2; four \ ' ifadditional trees would be removed for the garage on Parcel 1. l�t'ree removal must comply with the provisions of the Tree Cutting Ordinance. The number and location of trees to be removed is dependent upon the variances requested. Compliance will be required upon application for a building permit. `�\ City Charter, Section 46A I The applicant's proposal, as seen in Exhibit 1I 5, appears to meet the requirements of the I Charter. This will be confirmed upon4111 application for a building permit. c Zoning Code (LOC Chapter ,48) Both adjusted parcels, as approved by the City in SD 57-89, exceed the minimum lot area • ' required by the underlying zones as follows (LOC 48 . 215 (1) ] : ,., , Zone Lot Area Area Req'd ,, Parcel 1 R-15 22, 267 sj. ft. 15, 000 sq. ft., Parcel 2 R-7. 5 15,554 sq. ft. 7,500 sq. ft. • The underlying zones require the followings Lot Size: Actual Lot Width Req'd Lot Width Parcel 1 R-15 135 ft. c' 80 ft. min. Parcel 2 R-7. 5 77 ft. 65 ft. min. • Lot Size: Actual Lot Dt th Req'd Lot Depth Parcel 1 R-15. 185 ft. 100 ft. min. Pardel 2 R-7.5 171 ft. 100 ft. min. 410 VAR 1-90 (a-c) Page 10 of 16 E 9, • The maximum height in both zones is 35 ft. The proposed dwelling appears to meet this requirement, as measured in Exhibit 5. Compliance will be required upon application, for, a building permit. The setbacks required by both zones is as follows: R-15 R-7.5 Front 20 ft. min. 20 ft. min. Rear 25 ft. min. 25 ft. min. Side 10 ft. min. 5 ft. min. (% Street Side 10 ft. min. 10 ft. min. The existing dwelling maintains a side yard (south) of nine ft. The dwelling is therefore nonconforming with regard to this setback only. The applicant proposes two Class 2 (Zoning Code) variances, VAR 1-90 (c) to construct attached garages, joined across the property line. Review of applicable variance criteria . will be discussed later in this report. • Development Code (LOC Chapter 49) The applicant's proposed dwelling and , accessory structures are considered minor development. However , the applicant is • requesting two Class II variances from the Hillside Protection and Erosion Control Development Standard, VAR 1-90 (a) and (b) , which are classified as major development. As such, this proposal is required to be reviewed as major development. Development standards applicable to major development will also be reviewed later in thin' report as required by LOC 49.090. The applicable variance criteria are reviewed next in this report: As per LOC 48 . 650 (1) (Zoning Code) and LOC 49.510(1) [Development Code] , the Development Review Board must consider the following criteria when evaluating a request for a Class 2 variance (Zoning Code) or a Class II variance (Development Code) : n . • a. The request is necessary to prevent unnecessary hardship; VAR 1-90 (a-c) Page 11 of 16 k • VAR 1-90(a) , noted a Variance 1 by applicant: 41111 The appl i giant o so proposal appears to satisfy the criterion Yregar`a-ing hardship. The applicant has made a comparison of "like properties (Exhibits 2, 15) , " which demonstrates what constitutes "reasonable use, " and, has provided an analysis of economic impact (Exhibit 13) . VAR 1-90(b) , noted as Variance 2 by applicant: The applicant notes the hardship associated with the physical conditions of the site (Exhibit 2) . The applicant has addressed economic impact, particularly with regard to the cost of respective foundation systems (Exhibit 13) . The applicant has provided a comparison of like properties by which he has determined what constitutes a reasonable use (Exhibits 2' and= 15) . VAR 1-90(c) , noted as Variance 3 by applicant: - , The applicant again notes the physical 21 constraints of the site. The applicant has not made a comparison of "like properties" with regard to this variance and the garages111 in particular . The comparisons offered ar,e more general in nature, dealing with the overall size and value of similar properties. The applicant has not compared the cost of alternate types of construction based on the proposed or alternative garage locations. The proposal does not appear to satisfy the U hardship criterion in this regard. b. Development consistent with the request will not be injurious to the neighborhood in which the property is located or to property established to be affected by the request; A VAR 1-90 (a) , noted as Variance 1 by applicant: The applicant has addressed injury, particularly regarding tree removal vs, site location (Exhibit 2) . Removal of seven fewer trees ding WoUld result r'educedfimp the act Exhibitdlgiance, providing� p (Exhibit )'► i1 VAR 1-90 (a-c) Paclfe 12 of 16 • 0 I-;, VAR 1-90(b) , noted as Variance 2 by applicant: No injury is anticipated based upon the soils „ report (Exhibit 9) . Compliance with , applicable Plan policies is also achieved by developing the site according to the . recommendations of the soils report and the provisions of the Hillside Protection and r, ' Erosion Control Development Standard. VAR 1-90 (c) , noted as Variance 3 by applicant: No injury is anticipated due to the accessory nature of the proposed garage structures and " the 20 ft. distance from westerly neighboring properties (Exhibit 2) . c. ' The request is the minimum variance • necessary, to make reasonable use of the property; VAR 1-90(a) , noted as Variance 1 by applicant: Theapplicant' s proposal appears to satisfy this criterion based upon a comparison with "like properties" (Exhibits 2 and 15) , and ' • demonstration that the proposed dwelling constitutes "reasonable use. "; `;� The applicant (r' contends that the request is tlhe minimum variance necessary to make reti?!�sonable use of J, the property. . The applicant' s narrative has addressed iwhy development on the portion of Parcel 2 that is less than 50% grade is unfeasible (Exhibit 2) ., VAR 1-90(b) , noted as Variance 2 by applicant: The applicant incorrectly notes that an eight (8) percent reduction in the "footprint" or lot coverage of the proposed dwelling and decks must occur . The correct reduction J amount is 11. 1%. The applicant contends that such a reduction would contribute to an ll economic hardship, which had been discussed ° earlier (Exhibit 2) . VAR'; 1-90 (c) , noted as Variance 3 by applicant: t,, 'the applicant has not made a comparison of �% "like properties" with regard to this variance `" and the garages in particular . Without this '~5 comparison and demonstration of "reasonable 4111) use" , requesth the applicant the s not minimlum P necessarven that the' yVAR 1.- (a-c) reasonable use of the property. Page 13 of 16 } d III , 0 , 1 Adi d. The request is not in conflict with the k lip a Co an. Comprehensive Plan. l VAR 1-90(a) , noted as Variance 1 by applicant: ' ' "The applicant addresses applicable Plan �' policies regarding wildlife habitat and tree removal (Exhibit 2) . . VAR 1-90(b) , noted as Variance` 2 by applicant: A u. , i) Compliance with applicable Plan policies is • also achieved �by developing the site according\ ) . to the recommendations of the soils report and )0 the provisions of the Hillside Protection and • Erosion Control Development Standard. b• . VAR 1-90(c) , noted as Variance 3 by applicant: • The applicant correctly notes that innovative 1 residential design is encouraged by the f/ c. Comprehensive Plan, though some of the terms , used in the Plan policies are undefined in either the Plan, Zoning Ordinance or Development Code.)) The applicant' s proposal utilizes flexible, setbacks, one of the i . encouraged metho •• 1 • c. The applicabile development standards; and "�� Ir `Building Design ( 2. 005 - 2.040) �- • The applicant ha� included Exhibits 5 and 6 demonstrating the appearance of the dwelling and proposed gara\es to be complementary to neighboring dwellings as required by the \ standard. II V ` 0 ' Transit System_ (6 .005 - 6 . 040) P The nearest transit facilities are located on ,— Highway 43 . These facilities are not adjacent to the site. There are nO',hard-surfaced paths along Headlee Lane. No transit developments are required to serve this site as a result. ,> Parking and Loading (7. 005 - 7.040) Parcels 1 and 2 are of sufficient size to accommodate two required off-street parking spaces per dwelling unit. These spaces must comply with all applicable development ,,, 0 . 11 i t VAR 1-90 (a-c) Page 14 of 16 '• �1 I standards. Specifically, they must not be within access easements provided for either site. Landscaping, Scre ning and Buffering (9. 005 - 9 . 040) The proposed single family dwelling and garages are not included among the range of uses required to provide plantings, despite the fact that the standard is applicable to this Class II variance, which is classified as major development. Staff concludes that the standard is met. Drainage Standard for Major Development a (11. 005 - 11 . 040) . e This standard requires that site grading not adversely affect neighboring properties. Roof and foundation drains are required to be directed to engineered drywells. Compliance • • with this standard will be reviewed upon application for building permit approval. Utility Standard (14 . 005 - 14 . 040) it: • This standard requires that all utilities be provided underground, 4. erground, where possible. Compliance with the standard can be achieved � ,: by the proposal and will be reviewed upon application for building permit approval . Hills',de Protection and Erosion Control ° (16 . 005 - 16 . 040) `.+t w a : , ' This standard requires a survey for "major development permit application" . This survey. '' ,. '•: must recommend measures which will minimize disturbance to soils during construction. The . • applicant must also she), hers_ removal of vegetation is to occur (exhibit 13) and provide an erosion control plan citing protection measures to be taken . These measures will be reviewed upon application for approval of the building permit for the dwelling and proposed garages, if approved , The applicant has requested VAR 1-90 (a) and (b) from this development standard, which were reviewed earlier in this report. • •VAR 1-90 (a-c) Page 15 of 16 ;r b cr' e • ✓ I, , • Site Circulation - Private Streets and Driveways (19 . 005 - 19 . 040) . This standard requires that a driveway for a single family home not exceed 20% grade, nor 5% cross-slope. Exhibits 2 and 3 indicates that the driveway meets these requirements. D. Conclusion Based upon the analysis of the material submitted thus far by the applicant, staff concludes that most of the applicable criteria have been satisfied. Staff believes that the applicant can . provide needed material comparing "like " properties" with regard to the proposed attached garages thereby establishing what constitutes "reasonable use" in this regard, and comparing — ' alternatives regarding cost of garage construction. III . RECOMMENDATION ' " Staff recommends that VAR 1-90 (a) and (b) be approved. Staff recommends that VAR 1-90 (c) be continued to ,.. ,, • allow the applicant an opportunity to address the t '. concerns raised in this request, q , particularly with regard to comparison of "like propertis" , '' demonstration of what constitutes a "reasonable use" for garages and whether the VAR 1-20 (c) is the minimum necessal\i to make such reasonable use of the property. ' Exhibits 1. Tax Map • 2. Applicant' s Narrativf, dated February 20 , 1990 3 . Exhibit E, Survey Mur Jy R. A. Lawrence, dated January 29, 1990 4 . Exhibit F, Site Sections , 5. Exhibit G, Building Elevations and Floor Plans 6. Exhibit El, Garage Elevations and Floor Plan 7. Exhibit A (legend) , Reference to page 29 , Engineering Geology Section, L.O. P. R. I , 8. Exhibit A (map) , Reference to page 29, Engineering Geology Section, L.O. P.R, I . 9. Exhibit B, Soils Report by Northwest Testing Laboratories, Inc. , dated December 28, 1989 • 10. Exhibit C, Existing and proposed structures and photographic references 11. Exhi,.)it D, Photographs ' 4. 12. Site Plan reflecting lot line adjustment (SD 57-89) 13 . Exhibit J, Foundation cost estimates ' ', 14. Exhibit )S, Tree Removal Analysis ' ` • 15. Exhibit L, Letter from Barbara Sue Seal Properties, Inc. , dated February 19, 1990 g • 16. 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'cl ua ' dw .� t t h hCs c 4. 4,iiff t4 ' . , 1 in Cil e )11011)kk c26 41- 60 1... it, r 7'5 = - r 1„ p 1•q a\a.' 1 ri • p ' h p !y G AV Ol `••A°\CV J�N 4' y1•�� + o $ 0� / y, • 4 .41% 5,�3 t' 0"n M e° (\J`�\ , rt. h�"�� 1�y�0 r t. 0� `C/�,', /44 Ai. �, • G • ww s e N N° n\ I31�r1 .w'�� I� N� AA� I 0 h1 h IAo id 4 qv '..m �M h e>9' \fV r� \ 1 N ��fj5d o ro- ~I •.K 4 r ,f 5,r3 \ . 1 gN. N 6 •W . . ° `:.t \r�r,7�'ro / M �� \ h of b ' , \N .�° .99 `t+�\+ ., -.. �^.� ,°° CrJ1.1.. r{• yf / � • /,r ,.�) ' w \''h //� 'y` 1411114.1611 ti1 �,. y AO' }'• N ,,1 I . �, I \ ul S 1`• • (. J I^ , , ,It.or I I \ ,N d O�4' In \t' \, a \M _. I. 1_ .._ ,r , ., \N °\ • • 1 , ,� ; Introduction • 411, . It is impossible to write codes and ordinances that cover all conceivable conditions, especially unique properties. The Johansen property described in the accompanying Class ' 11 variance application is a property with many unique conditions, It is our intention to present a case to the planning staff and Development Review Board that recognizes these unique conditions with professional design decisions that better meet the goals of the Lake Oswego Development Code and Standards than will their strict application. Among those goals 5q.e the encouragement of quality development in Lake Oswego((public health and safety, protection of adjoining property owners and property values, preservation of trees and open spaces and respect for the Willamette River Greenway. To accomplish this we request the following variances from requirement of Lake Oswego Development Standard 16.020 paragraph 7. Tax Lot 100 designated as Parcel I. in Exhibits contains 22,180 square feet. Tax Lot 201 designated as Parcel 2 contains 15,641 square feet. Parcel II. contains 15,641 square feet. Parcel I. is zoned R-15. Parcel II. is zoned R-7.5. 1, Variance 1: Request variance from Development Standard 16.02 paragraph 7 ra • allow for development on land with slope over 50 percent slope. , 1. Variance Criteria: A. The request is necessary to prevent unnecessary hardship. . ,, . ,, 40 • .., 1) The existing property has several physical factors which impact the location available for constructing a residence. These include the following: , , a) The entire property is designated a slide hazard area by the City of Lake Oswego (Reference Exhibit A). General Policy V of page 38 of the Comprehensive Plan states that "the City will prohibit development of slopes with an established known • landslide hazard, unless a registered engineering geologist or soils engineer demonstrates during public hearings procedures, methods by which the site can be rendered safe for construe- tion." This policy is refined in Development Standard 16.020 paragraphs 4a and b which state in part: A registered soils ' engineer or engineering geologist may certify that methods of . rendering a known hazard site safe for construction are feasible , for a given site. • Northwest 'Testing Laboratories has examined the site, taken core samples by test borings, and concluded that the site is stable and may be developed for residential purposes in ., i ' accordance with methods and procedures in their report, see page 2 of Exhibit B. ' EXH6BlIT '. 40 , ‘.. .. FEB 2 0 1990 1 ; 1 • „ i. , , b) The property adjacent to the eastern property line is in the Greenway Management Overlay Zone (WGMZ). This portion ' '. of the property is approximately 4,740 square feet, or 30 percent of the total site. In keeping with the Comprehensive Plan to protect and preserve the natural and scenic qualities of lands along the river (WGMZ), no development is proposed for this area of the site. r • c) Parcel IL is divided by an existing driveway which provides the required access from Headlee Lane to the site and to the existing residence on Tax Lot 100. This driveway is approxi. • mately 3,160 square feet, or 20 percent of the site. t• d) The existing driveway, combined with the required setbacks and the WGMZ, leave two sites for the applicant to consider for construction of a residence. These possible construction locations are noted on Exhibit E as Site 1 (east of the driveway and west of the WGMZ) and Site 2 (west of the driveway). Site 2 has a constant slope of approximately 33 percent, while the • slope of site 1 varies from 40 percent to 200 percent (see Exhibit E). Site 1 contains approximately 3,360 square feet, or 21% of ° the total property. Site 2 contains approximately 1,460 square feet, or 9% of the total property in Parcel II. 2) All of the factors listed in paragraph I. A. 1), above, are existing conditions over which the applicant has no control. , 3) If the variance is granted, the residence on Site 1 would be supported on the underlying basalt by means of pilings, concrete retaining walls and footings, If the variance is denied, a comparable residence built ,. on Site 2 would require extensive excavation through both earth and rock, as well as concrete retaining walls to support the structdre. The • cost of this foundation system for Site 2 would be $31,258.00 1 compared to $9,995,00 for Site 1, See Exhibit J. Therefore if the variance is denied it would have a substantial economic impact on the ' • applicant of approximately $21,263,00, +'• . 4) One of the major assets of Parcel II, is the river view to the east, ' The proposed residence on Site 1. takes maximum advantage of the • view by arranging all living spaces with windows along the east side ' • facing the river, If the variance is denied, a residence on Site 2. would have only 40 feet along the east side for viewing the river. In addition,the view from Site 2, would be further restricted because the , r view would be through the branches at the top of the evergreen trees . east of the existing driveway. This reduction in view capability would . .. ' i' be a hardship to the applicant, ��• 1. 44 EXHIBIT r, • 1 q o(a-e,, r M+'� • • • 0 ' B. Development consistent with the request will not be injurious to the neighborhood in which the property is located or to property established to be affected by the request. 1) Construction of a residence on Site 1 will not be injurious to the : neighborhood. In fact, it benefits the adjacent neighbors by limiting the impact on their view of the river, provides a greater buffer ' between structures, lowers the building profile as viewed from the b neighborhood, saves more mature trees, and will front the greenway • with a quality residence and single-family use rather than vehicular " ,,' circulation and parking for two residences (reference Exhibits C, D, E and F)♦ 2) It should be noted that Mr. Johansen currently resides on this property and the affected neighbors are now his neighbors. This project is not a speculative venture but is intended to provide Mr. Johansen with a permanent residence that meets his needs and lifestyle. The continued goodwill of the neighborhood is important to him and the lack thereof could properly be assessed as an j? unnecessary hardship. • 3) The entire property is designated a landslide hazard area (reference Exhibit A), construction on either site requires an engineered ' solution. However, construction on Site 2 would require a retaining 0 . wall be built along the west side of the residence. This retaining wall • would vary in height from approximately 10 to 15 feet high. Northwest Testing Laboratories recommends a slope of 1 to 1 for y, ' temporary earth slopes for retaining walls of 10-14 feet in height (see • paragraph 5, page 2, Exhibit B). This excavation line as shown on �,;.1 Exhibit F extends to within a few feet of the property line. This • `,ti required excavation would result in the removal of 18 trees (see Exhibit K). Construction of the residence on Site ti with the detached Y . garages on Site 2 would result in the removal of lu trees (see Exhibit • K). Therefore, construction on Site 1 would be less injurious to the property than construction on Site 2. ; w.) { * C. The site (Parcel 2) contains approximately 15,641 SF and has a view of the river, A survey was conducted by the office of Barbara Sue Seal r . Properties, to locate similar property in Lake Oswego where residences have been constructed, , Seven properties were located which are • ., , t� approximately the same size and which have views of the lake, the river •, or the mountains, Information concerning each property is shown in Exhibit L, a summary of that information is as follows: EXHIBIT \. . i-1O ` 3 , • • Lot Size Res. 1st Fl Garages Location (SF) (SF*) (SF*) (No.) • 1563 Bay View Lane 16,445 5,200 3 Commons West 16,000 4,050 3 1 1867 Cedar Court SW 15,680 4,266 2,000 3 1550 Country Commons 15,000 3,772 2,088 3 1695 Village Park 14,284 3,710 3 17330 Grand View Ct, 13,000 3,320 2,027 3 . . 18006 Gimley 14,300 3,233 34 i Average 14,958 3,935 2,038 3 *Square footage excludes garages and decks/patios. Mr. Johansen has proposed construction of a residence on site 1 with a f total 3,460 SF of living space, 1,626 SF on the 1st floor. In addition, the ' proposed residence would have garages for three vehicles (760 SF) and outdoor decks (917 SF) to take maximum advantage of the river views. s . In comparison to the similar properties listed above,the proposed residence is a reasonable size. As noted in paragraph 1A1)d), there are only two sites available on the • property to construct a residence. Site 2 contains approximately 1,460 SF. If a three-story house were built on Site 2, it could be a total of 4,380 SF r` (following all allowable, though not necessarily y practical, provisions in the code). Subtracting space for three garages (760 SF) would leave 3,620 SF for living space, which would be slightly larger than the 3,460 SF proposed for Site 1. • Even though similar sized houses could be built on either Site 1 or Site l(4,.. 2, denying the variance and requiring the applicant to build on Site 2 . ` would deprive the applicant of reasonable use of his property in the following areas: 1) Construction on Site 2 would require the removal of 18 trees (see Exhibit K and paragraph I,1.B.) fhom the heavily wooded site, • Construction on Site 1, with the detached double garage, would i, require the removal of 10 trees (see Exhibit K), The removal of the trees from Site 2 would greatly reduce the sense of privacy for a new residence. Four of the seven sites listed in Exhibit L note privacy ., as an asset for the property. 2) As noted in paragraph 1A1)c), there is an existing driveway which provides access to the residence on Tax Lot 100. driving Vehicles drtvtng ` along this driveway to and from the adjacent residence will have a , . potential negative impact, both visually and acoustically, on a new ' residence on parcel II, The river view from parcel II is primarilyto , � • the north and the east (see photograph 8 and 9, Exhibit 13). In order ,�' 4 u EXHIBIT 2. T. " I .. • o • to take maximum advantage of the view, windows and decks have4) , 4 been provided on the east side of the proposed residence on Site 1 ► (see Exhibit G). In addition, small windows have been placed along the west side (driveway side) to help reduce negative impact from vehicles traveling to and from the adjacent residence, If the residence \ had to be built on Site 2, it would be reasonable to have windows and decks on the east and north side to take advantage of the view. , However,windows and decks along these two sides would be fronting the existing driveway and would make it extremely difficult to mitigate the negative impacts of the traffic to the adjacent residence. The , view would be of pavement and vehicles rather than the greenway and ' • • river beyond, which are the major assets of this site, , • 3) The applicant desires to construct his residence on the property in a location which would take maximum advantage of the view of the river, provide for the maximum green buffer between his residence and his neighbors, and would be the most economical. Site 1 best meets these criteria. Therefore this variance request is the minimum necessary to make reasonable use of the property. D. The request is not in conflict with the Comprehensive Plan. This is ' demonstrated by the following: �'. 1) General Policy V on page 38 of the Comprehensive Plan states that 0 "the City will prohibit development of slopes with an established known landslide hazard, unless a registered engineering geologist or soils engineer demonstrates during public hearings procedures, methods by which the site can be rendered safe for construction." The policy is implemented in Development Standard 16.020 paragraph 4a and b which state in part: "A registered soils engineer or engineering geologist may certify that methods of rendering a known hazard site safe for construction are feasible for a given site." , Northwest Testing Laboratories has examined the site, taken core samples by test borings, and concluded that the site is stable and may • ., be developed for residential purposes in accordance with the methods and procedures in their report (reference page 2 of Exhibit B). 2) Willamette Greenway Objective, page 55 of the Comprehensive Plan, • is "to protect and preserve the natural, scenic and recreational ` S . qualities of lands along the Willamette River, in accordance with ' Oregon Law," 'g The applicant intends to respect the greenway area of • his property in spirit as well as letter. His concern for the natural and scenic qualities of this site is one of the reasons he desires to • construct his residence on Site 1 rather than Site 2, because it would save 8 more trees and provide the maximum natural buffer between his residence and his neighbor's. 111k _ , . • 3) Residential Land Use Policy Element, page 73, Major Conclus'i ;r12; 41) "Good site planning is a practical means of protecting natural • features,harmonizing with adjacent land uses and providing for public • • facilities (e.g. streets, open spaces; utilities), regardless of density." . This variance, if granted, would allow the property to be developed while providing the maximum harmony with adjacent lands by protecting their views of the river and providing the maximum possible buffer between residences. N 2. Conclusion: Granting the required variances will allow the applicant to have reasonable use of his property. It will also be more beneficial to the adjacent neighbors and will not be more injurious to the property than construction on Site 2. yA_H • • II. Variance 2: Request a variance to allow for 58.9 percent of the site to be free of + structures or impervious structures instead of the 70 percent required by Development Standard 16.020 paragraph 7a. • 1. Variance Criteria: , A, The request is necessary to prevent unnecessary hardship. 9 1) The property has an existing driveway which provides the required access from Headlee Lane to the site and to the existing residence on Tax Lot 100. This driveway is approximately 3,160 square feet, • or 20.3 percent of the site. The proposed residence on Site 1 has a ' footprint, including outdoor decking, of 2,842 square feet, or 18,2 • . percent of the property. The proposed detached garage has a footprint of 400 square feet, or 2,6 percent of the site. The adjacent ' property, Tax Lot 100, has only 596 square feet of driveway after the proposed construction. This is a very small amount and is the direct R. result of Tax Lot 201 bearing the burden of access to both lots. Other impervious surfaces on Tax Lot 100 are 400 square feet for the proposed garage, 1,500 square feet for the residence and deck, and + 700 square feet of walkways, The combined total for Tax Lot 100 of 3,196 square feet is 14.4 percent, or 85,6 percent free of impervious r surfaces, Due to topography and existing development, Tax Lot 201. bears the burden of access for both lots. If the requirement for impervious structures is applied to both these adjoining lots, then the actual percentage is 74,7, and the intent of the code is met, B. Tax Lots 100 and 201 are like properties; both are sloping land, partially r`' in the greenway management zone with views of the river, However, Tax lot 231 bears the burden of access for both lots, If this variance is denied, the applicant would have to reduce the footprint of his residence/garage/ deck by 1,517 square feet (9.7 percent of the total site). Applying this reduction to the total proposed footprint of 3,242 SF (2,842 + 400) would 6 EXHIBIT 1 _2_21 ' WO, lAo(a- s result in an allowable footprint of 1,725 SF. This 1,725 SF would include se living space, garage(s) and decks. As noted in paragraph I-1.C. above, an average house on similar property has 2,038 SF of living space on the • • ground floor excluding the 3 garages. If this variance is denied, the applicant would not be able to make use of his property in a manner "4, similar to like properties. C. Northwest Testing Laboratories has evaluated the property for construction of the proposed residence on Site 1. Their conclusions are that the site is stable and that it may be developed for residential purposes in accordance with methods outlined in their report (reference page 2 of Exhibit B). An Q adequate surface drainage system would be developed in accordance with paragraph 7 of Northwest Testing Laboratories' report (page 2, Exhibit B). , This report indicates that if the variance were granted, the project would not be injurious to the neighboring properties or to the applicant's property. D. The request is not in conflict with the Comprehensive Plan. In particular, Potential Erosion Area Policies Objective, page 40, "To protect life and • property from natural disaster and hazard due to soil erosion, and to • preserve the hillside beauty community residents value." The applicant has e had the site evaluated by a soil: engineer and will follow his recommenda- ' tions for construction so that the site will remain stable. 2. Conclusion: Granting the required variance will not be injurious to the site alp nor to the surrounding properties, , III. Variance 3, Request a variance to allow a zero lot line setback for the proposed garage for Tax Lots 100 and 201, I L Variance Criteria: A. For existing site conditions for Tax Lot 201, see Variance I, paragraph 1. Tax Lot 100 has an existing residence with adjoining outdoor decks (see Exhibit E). The access for this property is across Tax Lot 201. This property currently does not have a garage. B, Since each property is requesting to construct a garage with a common wall '. on the property line, there will be no negative impact on either property. , The variance does not change the approximately 40 foot distance from the west property line; there is no greater impact on adjacent neighbors. L A • C. If the variance is granted, each property will gain more usable open space than would be available with a narrow corridor between garages if built ; , separately. If the request is denied the cost of each garage will increase • because of separate end walls and increased excavation. The denial of the ' • request will also cause the removal of three trees that can otherwise , °I remain, (See Exhibit K). 4. EXHIBIT . 7 2 , . , • ® D. The request is not in conflict with the Comprehensive Plan. In particular, • the Comprehensive Plan, in paragraph 1 of General Policy V on page 82 states "The City will encourage and assist the design and development of innovative residential dwellings, related facilities and site planning in new developments. Examples of such flexibility include: a. zero lot-line platting." A garage is definitely a related facility for a single-family residence. 2. Conclusion: The variance, if granted, does not conflict with the Comprehensive Plan,will have no negative impact on adjacent neighbors, and will provide more usable open space and preserve some mature trees. • • • • • f"I ,11 •mot' g._. EXHIBIT i 2, O VVA(z l-410 , ) • . 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I 1 •• , ( \1•'.. /r-ir-loo, .... 1 ` o."....//.......":A •:• ..,, .///> ..... .0' \C"----- $ • s.'•'./ • •ei Z To • / 4e ' '1/4• .41 • *. .• I' /,) .... " • ' g IXHIRIT 1 - .......„........, ,--- . , .......a.___ •- ,,,,,,... . •„._ . • • Vita pie A-0 . • ., ('-•.') ,, 1.' I) • • •, 1.,,,. , . • . . , •.,,., . . . ., •.. • , , . , . ,,, .. , . , , . . , ,. .., • • NORTHWEST TESTING LABORATORIES, INC. CONSTRUCTION IN SP[CTION 5405 N.Lagoon Avenue • ' " MAT[RIALs INSPECTION P.O.Box 17126 NON.OLINO cr nhl TESTING Y , CN[MICAL ANALYSIS WELDING C[RTIFICATIO PN rsICAL TESTING Portland,Oregon 97217-0126 SOIL TCbTI Phone:(503)2891778 AbsArl December 28, 1989 EXHIBIT 9 Mr. John Kyle, Architect NDIt21-10 4-0 519 S.W. 3rd Avenue, Suite 705 Portland, Oregon 97204 Attention: Mr. Don Trotter Subject: Reconnaissance of Soils for . Q) Johansen Family Residence Lot 100, Block 201 „ Headlee Lane Lake Oswego, Oregon 4 - Gent lemen: tlemen: At your request we have examined the site proposed for the construction of a single family dwelling at the above location in /'` Lake Oswego, Oregon. We present herewith a report of our 4111 findings, conclusions and recommendations. Site Description The proposed construction site consists of a northeasterly-facinc,. slope falling below the private drive, the declivity of which is approximately i vertical to 2 horizontal except where broken by basalt (bedrock) outcrops at two locations on this slope. This slope falls evenly beyond this 0. 3 acre lot to the Willamette River. The site was generally brushy and covered with developed fir and maple trees at the time of our field . investigation. Some 48 to 50 feet of overall vertical relief is noted from the edge of the paved drive to the river. Soils and �eologv Soils exposures in the area consists of a structureless brown to yellowish-brown mottled silt to sandy silt. The underlying geologic unit (miocene age Columbia River Basalts) consists of bedrock of volcanic origin. It is exposed in the immediate area ; and is believed to generally underlie the project site at shallow depths. • Results of the test borings conducted onsite are presented in n tabular form and attached hereunto along with a site location plan, figure one. Proposed construction We understand the construction will consist of a single family dwelling with a garage constructed near the ' level of the street. 0 As A MUTUAL PROTECTION To CLIENTS TNt PUBLIC AND OURsELYCS,ALL REPORTS ARE SUBMITTED As THE I CONrlbENTIAL PROPtNTy OFCLIENTS ANOMIE INTCHDCDFOR THE USCOFOURCLILNTB ONLY NOOTNER PERSON OR ENTRY MAy UTILI2t THE REPORT OR ANY PORTION THERE=WITHOUT OUR WRITTEN AUTHORIZATION .. � , • Mr. John Kyle, Architect December 28 , 1989 alPage 2 Conclusions and Recommendations From our examination of the project site, we draw the following principal conclusions and , recommendations: 1. We conclude that this site is stable and that it may be developed for residential purposes in accordance with the methods and precautions outlined below. 2 . The structure may be supported on the underlying basalt unit by means of piling (steel H) driven to refusal. Piling so driven could be loaded to a stress level of 10, 000 psi . 3 . Lateral earth pressures on foundation walls, retaining walls, etc. , may be calculated on the basis of equivalent fluid pressure of 35 pcf for level backfill and 60 pcf for steeply-sloping backfill. 4 . All backfill, retaining walls, foundation walls, etc. , should be made with select granular material (sand and/or gravel) . We anticipate that onsite material will not be suitable for this purpose and that it will be necessary to . 0 import material to the project for structure backfill . 5. Temporary earth slopes (for retaining walls, etc. ) may be cut near-vertical to heights of 5 or 6 feet, above which height lowec declivities will be required. We estimate that 'm.,,�� " slopes of 1 vertical to 1 horizontal may be used for slope heights of 10 or 12 feet. 6. Permanent earth fill slopes should be dressed to a declivity of 1 vertical to 2 horizontal with vegetation stripping left to an absolute minimum. 7 . An adequate surface drain system should be installed behind subsurface walls. Surface run-off drains and the subsurface drains should be carried to the storm sewer or other approved disposal areas. , 8 . Foundation Preparation Inasmuch as the soil units which . Will provided support for the main structure are extremely sensitive to disturbance in the presence of excess moisture, care Should be taken to protect prepared bearing surfaces until footing concrete can be placed. Precautions to achieve this end Would consist of (1) covering of prepared bearing surfaces with impervious membranes or granular blankets (4- inch maximum thickness) or (2) cessation of work during rainy weather. • 4 EXHIBIT ILiLI • Mr. John Kyle, Architect December 28, 1989 Page. 34111 9. Under no circumstances should fills ' be constructed anywhere on the slope. Surplus material (other than the small amount to be removed from local excavations) must be removed from the site to a remote disposal area. 10. All roof, yard, and other upland surface water must be directed to storm sewers or other approved disposal points. Under no circumstances should storm water be led into a subsurface drain system (such as dry wells, leach fields or foundation drains) or allowed to free-fall on this slope. 11. We request that the final plans be sub&-tted to us for review of the foundation design prior to their submittal to the Bureau of Building. We also request that we be given an opportunity to inspect the footing excavations prior to the placement of concrete. 12 . We request that all piling be driven under continuous inspection of a representative of the soils engineer to verify that they have been driven to satisfactory bearing. We will be available for further consultation and inspection during 410 remaining design and construction phases of this project. Respectfully, NORTHWEST TESTING LABORATORIES, INC. 0(044,490‘iti_______ 4S) PROrt Charles R. Lane, P.E. 4.4�cJ��GINeN' far Vice--President 5943 p Report Number: 330064 ORE6oN A Cy , f d rho 1Rl£S R. � I'I 4 EXHIBIT III • zz r • • 0�1^A f3 O ,lbf 8 N . . w w !?. ! /01.44 '.6 g x .. obva • /4. �, / a t. , ,00hyo° •1V 4/ Z 0, 0 \tel/ r; 1-- m , ode \ / ,, 717 "V; ,a," ir''',., Id 0 /77---:,,,, u f/W".--- �Z /�C \ ' / . 7 i t��4 Jo,M g►/ �, k ______ d _ /V / / • r,i---- 11111Paki00111."- V V 1, n t +,'J//kn+ :: - c '!:' /jam' `\ &)— gam....._ �N ~� '` 1 \,: Odd p air le ' / ;p /•; ... \ i ,y Ow' C G am / 5 , �` b ^ �_ \ ~~fir�-i'' /l rroA_ . p �� r, o` / �r1 J4 .0 p�yt1ttN 0 as) t „...../ 0 6. b 0 V \ bo. 2 tto S • . • N • L • r, , DAILY REPORT OF EXPLORATION , 410 INSPECTOR: Curtis Ehlers HOLE NQ: B-1 DRILL TYPE: Simco ELEVATION: JOB: John Kyle, Architect DATE: 12/22/89 , „• I SAMPLE ELEVATION DATA 11. DEPTH OF SAMPLE I DRIVING LENGTH RESISTANCE OR NUMBER 11 FROM li TO i BLOWS/6 INCHES SAMPLES SAVED 0. 0 1. 5 8-10-7 ° 14" 2 . 5 10-8-8 18„ 1 4 . 0 5. 0 6. 5 8-12-16 14" 7 . 5 9 . 0 8-11-16 16"11 0. 0 11. 5 21-24-50/4" 16" 1 ' a 410' IDEPTH EFROM II TO FIELD L )G OF BORING 0. 0 1 . 0 ' Gravel, Fill . 0 ' 11 . 0 ' Brown to tan silt, rooted 11. 0 ' 11 . 51 Gray weathered basalt, hard, friable GROUNDWATER: 4111 w EXHIBIT G • DAILY REPORT OP EXPLORATION 0 INSPECTOR: Curtis Ehlers MOLE NO. : B-2 DRILL TYPE: Simco ELEVATION: JOB: John Kyle, Architect V DATE: 12/22/89 SAMPLE ELEVATION DATA G 1 DEPTH OF SAMPLE DRIVING LENGTH NUMBER OF RESISTANCE OR SAMPLES FROM TO BLOWS/6 INCHES SAMPLES SAVED 0. 0 1. 5 6-6-9 12" c, 1 2 . 5 4 . 0 3-6-10 16" 1 5. 0 6. 5 12-12-15 8!! 1 7 . 5 9. 0 H 9-6-8 18" 1 10. 0 11. 5 `!,I 8-8-8 12" 1 12 . 5 14 . 0 50/0" O u DEPTH • FIELD LOG OF BORING FROM 1 TO 0 . 0 1. 0 ' Gravel, Fill 1. 0 ' 7 . 0 ' Tan silt, rooted 7 . 0 ' 11. 0 ' Tan sandy silt 11. 0 ' 12 . 5 ' Gray weathered basalt GROUNDWATER: II EXHIBIT . .-. . . ,, 411111111•1•111,10 d 0 v ..— ‘...J 0 0 (I 0 7 n 5i ' 0@q 4 O. 0 IL) Id 0 • , Da iii N 0 Ro 'lei 7 J' 1-iii et ul 1:0 to4, 0 I- , a 2 3 i Ci.-I , 1"----...........1iN --1------\ -----\,_ i , . , • Ill ...---'..---.---.-e'....-... ." 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'..r.+44:Pr -7 '1' •"11'.. tr .-FII t...i."- ' ..'"A:,•••rd,IV:56.4"Y"'V.g• " '''r?.4.4!. 274.5\ii.!"".'... •,',",,wi,..,...41#4, 0-,.-,-;.„,`. :.:i :', 1 ...4.,....::440.....41,4,,,...g", ,,..., ifil,". 0.1,70: ., 4.,,, 0-„.„-e.64•,,rivco,,-i-4. , -',4,A ' •-t* '..VR,le:° r ,r,,,,. ,,,, , ve,f-A-,.,`,•,!... -h,,-,r‘'f,';} re''''.."' 4 . • .,..4.:-..,•-:..1 .. . -.,,,,,-Wle.:-Q ...,i„, , . ,. ',..i.,„4,4_.,,. .. '4,3", ,..,,...,„e•: ,. 2.-ttioy4:0P,cr- .,,.. „ .--.•,:.'N..:.: 4-"t -• ^,:a*i.Ttile.i0e2 .,.,..4 04,....-4- „ • , . . :-...., .. • ),..? i.1 . 4.:_44-$4. • ' • 4Y-A-"•.,"..:.*••-•t --.4!.;',...i.4,;`,--,, .'..."0.`„;...PI cl• rfultif 111.1,,,A. 4, . 4 ' .4.• 4 ‘e••11*?t.' .e)04... :.-...c..e.•-,.4. .,,, • .. • .,. ...A-. .:.: -, •:.‘„,...,-;.J.1 4,,v...i. , ifr.14 .... ',,)0 . .......-.-- ,_________j 0 14 i EXHIBIT 'ii , L',---, 07 . ,. . cit , 1 • . • , .. ' . iI ' • A, • ." ' ,1 f rair".17' /gym.°. 14;', // 4-744...., .. , w "., ' , . •••••• ''''' ..../`% -'(1?:4 %N\ a ,„. ,) , ,cy -4,, ,, , ,I.i. „ft , . .4., 4..„. 'Cr14;ti No N NI \ id id t' , ; • • 01 U ♦ atzt ,., • LE N C) 8 , ci 6 4., 0 A Q � 1 �ul b i . . �� 0�-,..,, ,�........... 14.1 �9 ti loilo:pp , .... .: . . J Q, ' ,ti". , 00 2 .y,/"�."� .r o ... 4 . ... 1.3 7 ' 4 ( **4 . . .... 'Z 0 I / a II ‘N17-k.i a-y,.„ .... . ..... Tg: \ 1 e . , ..... ., . , . v, .,. ,,,„,, . _. _. 4. „ `'' W �� cn 0 � M,► of,�?po �� o'��j "- i al 0D 'pr , D a L46 N.T l�l Q .. s; \ ... „II . III ,41,..i. c:f) ...... j co E ro o 11 i . ' 0 \ ' MAX GERLT Construction Consultant 519 SW 3rd #706 Portland, Oregon 97204 (503) 223-6878 February 20, 1990 SITE 1. • Piling 112 l.f. $ 1,344.00 Spread. Footing 0.72 cu.yd. @ 225.00 162.00 ' Footings 8.5 \a Stem alls 7.5 cu.yd. @' 320.00 2,400.00 4Excavation 43 cu.yd. @ 8.50 366.00 Retaining Wall 6.4 cu.yd. @ 330.00 2,112.00 . Retaining Wall Footings 4.3 cu.yd. @ 225.00 968.00 Slab on Grade 390 sq.ft. @ 2.20 858.00 III $ 9,995.00 SITE 2. ii Excavation 390 cu.yd. @ $ 8.50 3,315.00 i� Assume Rock 130 cu.yd. @ 65.00 8,450.00 �( Fill 148 cu.yd. @ ° 6.50 962.00 ' Retaining Walls 504 sq.ft. (10") 10.86 cu.yd. @ 315,00 3,421.00 # 200 sq.ft. ( 9 )' 5.76 cu.yd. @ 325.00 1,872.00 280 sq.ft. (10") 8.93 cu.yd. @ 320.00 2,858.00 Retaining Wall Footings 21 cu.yd, @ 210,00 4,410.00 Shoring sq.ft. 2,890.00 Slab on grade 1400 @ 8.50 sq.ft. @ 2.20 _3.080.00 $31,258.00 o • EXHIBIT "J" 4 EXHIBIT 11:3____. ♦. ,1�\ Va i. 1-r1 r , i "11 1st' f' --; j'IN 4 " IL/ • ` gyp \ /. _ �' 4/' /4' pN'WuoAeOQp,JN r /1� r y/f W U` ti . <...::::7(7,,,d ,,,,,, s yr �,�j / 47 /�� `�` 1 f x >5 .yob v/ • :/".c";) h /48,,,tc::::,' ..,, ,,,c 71----------- \ ,e ii%0 / . . ..-='4- ' h at.ky h' /i(.`// -. Is -...-----' • ....., - / ,. ."------. A, ..\.^ .t AED •,/ / Q- �/i// /r i J fir— .0 8 • °++C__ ® 1 Y \ /to 'I . ■ r 1h a./ S4 (� j , • ,.�1p-4 . I 1. 0°4' t 01 \* . sk*•••••"'''': "\ ... \ 7^ IVY n.) •�,•U ``\., t ' i __ 6 ,'' Q �ti�,• ,� y�Ids __.,,-•d Q. . --� r� .� d ,oi b • '�' ''' \ u ki, o y'. — 01'j '; ' 0 , w , •0 . Itii.iir r \ jY, 3 \,c ,----7"- \ 'Po . ,. if; \ / 6 @ , 11.1 • l -J n M i N u U d 0, °° ui 0 Wul �1,1 I 40 u, ❑ > H K tI,— gN W r L 0 h? N u) � n Ill f-61dul� rfCO`Q TsPf a 1'6' 7 Nfit 5 - / • • Barbara Sue Seal .., �`z"' , PROPERTIES, INC.Nw:r' A. 'FEB 2 0 1990 i x ! February 19, 1990 q tC T 'fir Y. I • ;`�` Development Review Board Case File No: Var 1-90 (a-c) -, City of Lake Oswego Applicant: John Kyle �` a • 380 'A' Avenue Owner: Kirk Johansen • " y Lake Oswego, OR 97034 „; '' , ryL Dear Board Members, f ,,- � Attached are copies of properties currently on the market in the Lake v'` ,.z Oswego area. These homes are on lots of approximately the same size as Mr. Johansen's. Some have views, some sloping lots and some on wooded lots. The listings show the size and value of homes that are being constructed. .,.�y 1 .44 These homes are appropriate, not only for the size of the lots, but * �, also the value. A small home on a similar lot; would be disproportionate ' ,,.>.. and would not be financiable since lenders are looking for 60-75% of the value to be in the structure. YL-' +x`•- =,t-1 Thanking you for your consideration. Ydii� ,V . c „ Si ncerely, • I • .,.. 1Kti :a. Ai...-4,A k'41. " Buzz Hda.dlee ' : n.r. Associate Broker Y A /yam y�ki?`.`^ . "' y f �rr \V 11p EXHIBIT t w A 4 ___ � ''( ,,, we„Pottknd L,1kr,,,„•11 E• i'•trlar.•a .t�I Cat';a c rt;a1 "2`5\i' UutttsuIt ivllu S\� 11rt Holt 1�t1�r 1 wu 1 S\1'leukiti I�u,ui•'WWI •1 ti,.r r ; II •,jt• • Portland.Otrom w',. 11 Like t)ut 'go•(1tt1;11n°'"11,5 ilea tt(I •11tt'N011'1",1115 1 c..v 1 r .• ' 't}1224•SEAL(-31151 15041 2 i l•51i;AL I'•3251 151141 4.",i•JH:kL("1251 ,"1,. • ',sr,11 , ,, "When You're in the Market for xt ellenee" *4' , EX 4116tT L.,./ L o I, • . - • #03419 `55'i'194 A2.7F 3320 2027 $365,000 EASUREMENTS RE APPROX,INFORMAI1ON NOT GUA I AND SUBJECT TO CORRECTION AND CHANGE o .fra . y r anyK^r. y '� . ' ,1 a' +►qR » ;wlrMl t6y'r'Ts� �. ( , '•1• r t tai 4 . .y irn I �7` '• w}y2,.,, 4• > .µr i rl t 7,•1 wTF+.r'dI•� t, , r1. tr 1111 t'h `K Fcp ,�� '�„N�R}iK 4"' ..M 'fCa�l'.n`._ +-, " �• T iM Ibb. JI PAN•. w�1''''' i .t �tV�np�w ,w"il cA'iy.....ti''Ct.•.rw. w 4 of�'.{ayat ' i i".,;h"+ J 71�r•M�! �0 : t +ei ;n• 911b4,'.g�,`5 .+.n,.v;Ir'A,. 'i. 7 ai1+4 tr�C� • l ITC wt.4'4,w.44.1 ka,.J dre , c « ` Aoa t A D VIEW CT Cr LO ZD 97034 xst UPI CHRRY Aim 0 S Owner DEAVOURS Aaa ABOVE 5'Pr Her 636-27B§ 0cc D1'OWNER Lt Sie 13 000 SF , ea 703 _ IKINEIZEMLIPAIIBsmt 0_ so Aoe 1 1 terms CNV SH `nt 14 t'Li' •N. t 1211 / PONIEE:il�era • • ,•I ' ew • Ira c r , u - I �- Meat JD1 .Oni . Ina r I rat 1ligaminen-mrii , ,1/..•• r ` I yam 1AX1 • Lcen 1a ;1 to•1. Mt. senor WA 'U t AL , . I�klk'R;<L•iiE l:11116>'l.3f110,1a i its eE a iy ra H•LLINAN Ma Jr HI LK • W u• HI LK • Boat ncum V1, 1 Ann• -ar •L•L es Y :Iks a% ,.us Iks A., rs xs. 22 100 LolrWar xu mks Le 1• L • I H.I 1 z UIL •N j 2 LAUNDRY FACILITIES,INTERCOM,SECURITY,THERMODORE COOKTOP,WHITE - APPLIANCES,UNSURPASSED VIEW c T Ic a c F1 1 R4 I c r 44P �.i LOA c c r ILK.NI STQg4 C , f, rP ECTION-C/L0 MORE HAN L HAS N,J N =5 r 63.• 8 1 I illy 4 1 = 14 r Mt. Views. Sloping lots. 03409 ,# 555697 A3,15F NL 3233 $334,851 • wAsuREMENTS ARE APPROX.INFORMATION NOT GUARANTEED AND SUBJECT TO CORRECTION AD CHANGE • 1igsy �1 , •t "r r� ' �� ;: O 4 f' y F 1 Y t • � tw 4.wK .Y kifi f a y ,aSa R f er'�lt.r t l' t• >,, .►w iLse` t 1.'F fit' -• . $ • w'r F� x t .t .4 t3. Ki t •, Q .. k ,...y• . 's :i ..4,1.'f, ,.',. • ...'.''';.'.1%;".4' 1S.''''•<e, ,jt'l ,e. -:- ... •..r,A$ Aar; 1800;GIMLEY C: ._LO co 9103.i k,;tivE STVie7Vie'+V .+I•-C Owner WONDERLICK ACa SAME 5,P1 '- -n 638-0306 3,�r^DV OWNER •ham n 031111i. r_ 8f 11$ 9 I iCX i30 :r-a 703 _.. e e ..a,' .,n rr.tr PAI T`4flCA. / k h. U DIArX,�XB M>IZca osmt I• ta- Ace 5 'erm;C H l St .v TAAt 2 Sm qet YES y,; l k I IL iv 7k.13.6 ex LFOAR 'ew Ycc -.a TC sin ntla HAK+' L_r,t t, Con X' ! 'Ill; 1 1 Neat FA $ Sat N Ln da S : r I I rat 13X7 �o vVs F'L 3 Cal C Fmnt 5 ••;:: XIRIX Fam BONUS UP Instil OBE Vitt CI LCan= XI 1 Vti7)(6 Slhn OW JA MW F.r HW WW LenCr 1 Mn Gar TRIPLE:OP Eric As.eeS I 1 3tn 3 FUL I iq 13X11.1'1ji t 1 t x t� :r1n lac 12 pre 1J,�c w;,d,.`CtJrrS ra W GE ESTRID Ma Jr til WALLUc A _ HI LAKE IOGE 1 ar OLOL So.YES 3+113 CO. us B+ks yox ter; rt z` Li Warr E'c Rm13 C,LO.VITALITY T GLAMOUR ARE ROTS )IN THIS SMASHING,SOPHISTICATED CUSTOM VIEW HOME DRAMATIC EUROPEAN KITCHEN . &MARBLE MASTER BATH PROVIDE TN I IL-IMA' E Parga N OF G Tdc-E CA!I L0 FC'R Mf1AE ^L 0tt AARt3AAA SUE SEAL P 6C241,73Z50 r r _ .e LG�V{fqEiATFA _ U1tl��Il c4 ;,,VIP.4144 IXHillT View, sloping lot " pp•�•,� df5 VAQ1-iow.c • , . • • 6'. ,t;',' • '•, 1.•1 ' • • I , • • • , • 0, I 0 1480 551443 A3.15F 5200 $ 95,000 . EMOTE AM APPROX,INFORM A TION NOT GUARANTEED ANO SUEVECT TO CO AND CHANGE *,0 ' %., Jfk !• • .., 1. . , , Ns . •• 6 0 OA c'•A,--',.. :• .-0 N ' '''' ....-• ••'.....1.';" .; '' '' ' Ai,'''I .... A..', .•".4N, pa. . 0 . ..--ft.. .....:77-r ..:' '-* .z.i0.. . ...:::„. ''44 '''• • . . ....• _ „liA,. • . --- , . —...., ...) ..... • '.-L.. I ,r,, l, • •...-- , ''''— 4.4" ...t n:1!4" ''' ,r• • . W. 1..-.-fm,,,;,trit, 11p,, __1- . i ,.k ,.. ;,- - , - ,te i.• ' . 4.., .." • ..,,,•• .41q..•••••0••)-4. •• , I-0 ...'r.. ..- • . - .• •-•-• ••-.. . l• 44..,• 4,, ,igiiiti.,.:„.t.L.,..,., --.A.,•• • : t I'. . ,:a,p,,•t•. i la„ A „,js,:r •4••••el- ' -.- .2.. • • •• ,' , . ., A a 1563 BAY V1WLN Cc I.O .1.0 97O Xs!VUA1 4:m caner Lcip Aac SAME 811h b - 00 Hdih ..,102 -ov Ii.WI'Eh- 1IlRU LtA ONLr Lt S.," 16-445 SF 4r Pvt.In AP°' NLP- I I, 't 011,1•Nr.enr.ki I N. til IA:\ ROOM ol ,.o Ssmt FULL ''4 Ace NEW Term• NV C H AM I iEn: St. TRADt 2 Sm Det YES X Irk. ' xt COP BR ii Sew YES Tra re X— it,n ;cc:SHAKE • Con YES Ccnt$ bn a X It t Heat 2 FAG'AC ..at .--,'Ln BaIS TD - ) )..._L.:1;3r 1-D Ws FP as 3 CD. P.m S (dr sc-- ,, x. Ixii-p4, . insu.YES Wit CITY Lean= .... :XTL,r1-WO' -twin YES :It Hy ViC Lenar 14, 4 ' % illotn •1 o Me Qat 3 Pnc As FeeS id. 7— / • •.tIct I4.,4YIJ 17)(12 18XI1 14XII_ -'AYES 4ad i:ncum3 _,.. A . r.11,AKt%.7.30VE kW Jr-I.LO H.LO J.= ''An '4/1••• IMO ar ot.ot Ss YES Siks LA% Sus YES Silts Ajoirs t4aS 4,993,81 , . Lel,Warr E‘c ;mks L 12 33 VLLG ON THE LAKE.FABULOUS PRIVACY'LAKE ANC)LILY BAY VIEWS!EXTRAORDINARY HOME.SHOW W/PRIDE,BETTER THAN NEW WADDED SPACE,UPGRO SE WI &CVRj a:I STcrl , cYS C CR1C. C 7 I L i L W LL AN = 1,. I pdn o •r 111 .. . .. .V 4. 6. I en I . I = Sa57-1":1Ammigi ".) il Trees, slopes down to pond in back. _ . ., . , ) •,, • IT 4 EXHIBIT 2 5- )5 3 • \44z I-01c(4 -c• . . • • • 13 y03466 #536815 A2.7 4050 $498,852 MEASUREMENTS ARE APPROX WORM& NOT GUARANTEED AND SUBJECT TO COIIRECTION AND CHANGE 0 r ' • UNDER CONSTRUCTION t Aoa COMMONS WEST L t Cr LO Zr 97034 xst KNAUSS RD Alrr Owner BAKER 4ac 1771 143RD NW,P. B Pn 6 9. SA t H Pri • ec nt 9T2�9 a-'ze A'ea 70 n on ,„ Lnee P 1 ti a,nq„„,n,• ,A icC ' K U , A x . IA I.t.. 5sm' N n Aae N ' terms H k Ent MA -LE TRANS TRANS 1 Ern-bet YES Nca- ♦ X Ln 16X26 :><t STUCCO Se11 YE$ 710 IQ XI Din 18X15 Roo'TILE Car YES Cant$ Dnt tt kI I Kit 13X23.5 ,eat FAG'AC Spr ,n BaIS Tp kl I Ea!NOOK PD Ws F or FR/LR Cal -mnt 5 !,; 5t r i Farr 24X17 ,nsu+YES Wtr CITY Loan= kLl _l�'ti Burn YES F'•HW/WW• en.' •MARBLE' TP • I th 42.5 M:Y Gar TRIPLE Fne `•feet (c. 5e ,t 1G,e 1-1r , 11 y 1'1 1E 11• •'''V[C 4oa I ncurt$ p / ra FOREST HLS Ma Jr NI LK 1 ' n LK S\4G0 ' --t• en , FarOLOL SosYES BILs Cet, Bus elks A ). •rs rLs. Lal'Wart Ekr.Arnks LGL/LO,•-1-DEN.FABULOUS MASTER BDRM W!LAAGE MASTER B-ATH + CLOSETS,OCTAGON HALLWAYS,MARBLE ENTERY,LARGE LOT,EEXCCgLUSIVE • NEIGHBORHOOD.THIS HOME HAS L EA CIA'RA SUI?SEAL�rHIT2 6't0b Pr 241•7325 I. i t Z°,er•K ,_Tr 64RNICw = I ,-r• . 1 Mt. Hood view. 0 '� 1, 03464 549600 A2,25F 4265 2000 $495,000 MEASUREMEyN�TS ARE APPROX,INFORMATION NOT GUARANTEED AND SUBJECT TO CORRECTION AND C�H(ANGE 'y'�i 1 1 ot... (,/ je,: .,..1,..,, fiL. o4.:11 '1o,', .... 4% kint ' Yeel,.4 7.)7.4'r 57j... r. • , . • "' Q ' ` y 4.; • :vkP R ! pi. P*fr, f b.1k Ci ''4 ' y, 44. ° 1867 CEDAR CT SW Cc LO Zr 97034 s'S SHORE Aim 5 D''..ne•CLAUNCH 'ac SAME c Pr 635,6196 H Pr 635.6196 Cr:' a%OWNER.''CALL AGENT LI Srze.34 ACM ...tea 703 C"^•r AP T rim'V•• r, DrrrP P..rt p . F ./1 's--h",.7 Pr41K' AYG MOD AFX POOL' S,ZE. Beall •,t Ace N_W terms CNV ASM AD E . . RI T tEnt 10-r 13-• Si'L‘ CONTEMP 3 Srr,Del YES C'0 Nca TO I ILn 18X22 Er'HORZ CDR Sev, YES "'c Tc 703 Xi I ftrtn 12,6X 15 nao'CDR SHAKE Car YES :an'5 Dnta Cr ' XI I ,KIt 17X14 --ea'FAG $fit .r Ea:5 242 BOO "c ki T l:'at 10X1 t.66BB =p!NI 5 Cpl :r t•S 2.104 _ ra 9.75 'a 1 t I211:am 20 7X 18 ecu'CODE Wrr CITY .Car=01.636.154355 XI I Iutr 7 6X10 Blur OW DS MW Ftr HW WW .erc•WASH MUTL 7P r • •111 .Cih'.5 K10oa! Fn: 4S Fees 650 it 'd II)1F•tiE, 17- 1i0,1. 27X1 c^,.VcC c ,:r.ur'E26000 rC PALISADES Ma Jr H WALU A H,LAKEFIIDGE -tea a. .0,0,Po\rr_ r a'LOL Sec 2 'lfs CIt' Sus 2 BI t .,k. _ %» , ,,!�$c553oes6 EXHIBIT kv- art Etc Fmk: LGL'LU• 12,5X12 MUSIC ROOM, 10X12 DEN, 12X13�IV I M, 180 DEGREE VIEW OF LAKE,FOREST&CREEK,VERY PRIVATE,SECLUDED, MA T IC ARCHITECTURE BY MIK Apt C,A NEB i A? ^K t 15V T Fa c.A ac . C HANSEL,hA., N. N =603� -r�35,980t `JA4 \ High lakefront. Sloping down to water, Heavily treed ''3 , , . . • N . . - ' #03433 #549960 A2.7F 3710 $389,889 , AtASUREMENTS ARE APPROX.INFORMATION NOT GUA.WITIED AND SUBJECT TO CORRECTION AND CHANGE , 410 4 ........, . -. (----• P• ..* ,w .......:.=.. .7.::"..:..:7".''''''-'*----•--"--" .".."."-. ." ".. .“. S. . . ,,... • t ''."( ;Jr r ' " 1.,,,q4..T4.+1,...4,,,,,,..'":,;' -..,.' `. ' . ' '''. 42' : .t.... .,4:5411.:'''t' `' ,A1 A' A ,,,,e.4. ' fil yr i;41- • .r. I ka. / flu i tX, A.S. ' . iii... Iltim 11111 it tw,.:,. .' • '" ' ~ *A i , - . (---, &MCP 1, ' *I .. ,.., .....:A...I.% 4...t'o.alt...;401"04....1,A-04,•ol, • ' Ad 1 95 VILLAGE PARK LN ,....•t. ?p 4 XSt SUMMIT Aim wner NORMANDY HMS Ada 492 AMPON CT LO . n 636•48280cchi, n ty VACANT ze 142eI FT Ares 7O _ VLft4F LAKF. : ft, LJ1 IA x ROQM$iZS mt N -,, ,..J Ade NEW erms CSH lent 12X20 5: ..v TWO LV1 3m Oet YES Ncl 1..nr 15X20 Eat BRK CEDAR Sew YES .ea Te ' Din 13X14 6 co'A SHAKE • Con YES Ccnt 5 On id 'It _ I Kit 14X15 ,4eat FA GAS Sot NQ Lri E.913 7-6— E31 I2X14 Po..‘is FP aa 2 jai NO P",111 b so. , Fam 17X18.6 Instil CODE OM LK OSW I.c3r.= till 7X1 I iitin VAC OW Pit WW,HW ',emir TP . 172 6 tn 3 hto Y _uar 2.4CAR Pne NO As 141 J,e 1V(.17 11.004 6 lap I °_,• :•"'i.ON. Ace:re LK Zigi5VE hid Jr mi LK OSWE 50 - LK 0 WE 0 • . 4 Par OLOL JCS YES _at' C,•. F..s ras AC 4 3rs"as5 NEW LgUWart E lc Arts L II 55 VILLAGE ON THE LAKE. •SEC,TC. '•26X14,t GUEST,DEN 10X1 1 NORMANDY HOMES CUSTOM DESIGN&QUALITY.VILLAGE ON THE LAKE MARINA.BOAT SLIP.CHARMINCLVVIE A ,Itr 1 ....PRIvAcY1-4,„cc$, Haw crqF yF Y Wc'I I 4:.. : BARBARA SUF.SEAL P =1600 Pn 241-7325 I fl ...t.-lerirfrT91737-7-17.: 1 fr .SMn. rr"-- ill Trees ii , . . 4 #03442 #540147 A2,7F 3772 2088 8417,852 . , MEASUREMENTS ARE APPROX.INFORMATION NOT GUARANTEED AND SUBJECT TO CORRECTION AND CHANGE- . • • t '''',,„ . V•011•11P\.1... . & '., A . i .• . IN " •,.,.: • liko. ,lt,. . . .... . 1 1•..... .......:;.1 . 4.!. " ' .. ' ' .. -7= ... 40, Me ...• „ ..... ....,. ,,.... . --K4...• pie" ..,,,, . - • ... • elow......_.:.:t ...... , 1414'''ir ••4... a ..rit ...1:Fir^.'":'•••-. ' .,..•' •...1.1.4.4! Am 11i50 COUNTRY COMMONS Cc LO Er 97034)..st KNAUS Aim 5 Owner CONRAD zkoz 1600 COUNTRY COMMNSB n 4 Pr 636-93-13 Occ D% VACANT 4TO BE BUILT- LI SIZE 15 000 SO FT Area 703 L.EX --A 1 -.etJjçgI 110.,11110•thr.COMMONS WEST lb Ui 11.0.), PljUly'StLZ y :s-nt NÔNE Aze N W 'ems H k I iEnt St 1.% TRAD 2 Sr De.YES ki I ILI% 16.6X15 6 itt Setn YES Tic To , )(I I 1Dir. 13X13 -Poe'SHAKE Con YES :oril 5 Drita' iit Xli 1171, -qat FAG pt tr,E.a1S _i_c I I lEti 177k! F as LR FR ‘.. I -in'.F• ta•-----').Sia-r. Trg16 6 ^su YES Mr 1 ___ can= XI ,E..tir YES ;I. 14%,n; vvw _endt 7-----1 rriT:in mrt ;;;It TRIPLE r-nc N6 AS r•eeS la lz„ ,., IA 11 0-1...yi 141—I ,..., srLC LOC Eri1.1"VI Ili*C ..t.: ',L. M:1 ,' LA -V1:.. i,t Lh we II I, '9'1. '107 40 77.71. Sra lES 6 rs Z.,1- FJJ.s :11.$ Li l'ke,r fo, nrnhs LGL•60.TSF-PER Bui-DER ttiAGNIFICEN NEW TRAD'L FAMILY EXEC' HME W MT HOOD VIEW SPACIOUS MASTER SUITE S'SI7ING RMI GOURMET KITCHEN A'FAMILY ROn Ai'IA IT 4W-it C M 10 i I =0611,..i A Dr5ji 90ainue......,a16 .4 jihmanfimi=joinatirifilighiajlime g EXHIBIT View of Mt. Hood •f i: lIMO ' OREGON MANAGEMENT GROUP • • • . _, ,, _,, , -% 179 2 0 pp') • �� February 19, 1990 To: Lake Oswego Development Review Board # Subj : VAR 1-90 (a.c. ) John Kyle, Architect, Kirk Johansen, Owner Mrs. Headlee and I as property owners adjacent to Mr. Johansen 's site submit the following testimony in favor of the requested variances. , Mr. Johansen, in locating his proposed residence on What is re- ferred to as site #1, closest to the river frontage, is consist- ent with the normal desire for view of river front property own- ers but also respects the view rights of adjacent property own- P ers. The staff in Suggesting site #2 has overlooked view ob- struction and neighborhood privacy that construction on this site would produce, addressing only the lessor degree of slope on site #2. a B In my experience, as a developer/builder, not only is site #2 more restrictive in residhhtial design but the amount of earth and possible rock removal required would place a financial hard- ship on its owner. In contrast , site #1 would utilize the natural downward slope and require minimum soil displacement. A point that should be taken into consideration in selecting site #1 is that access to these properties is by easement on Headlee "3. Lane and Yarmouth, Circle. Both of these private roads are under the control and maintenance of The Green Homeowners' Association. Any damage caused by construction or heavy equipment will be charged to the owner. The selection of site #1 will lessen this exposure. �, significant a Utilization of treesite and1 none uld require the removal of only two now providing privacy from site #2. Whereas to build on site #2 would require removal of seven or • more significant trees and eliminate privacy screening for both parties. For a new residence on site #2 to enjoy a river view (I trees on site #1 would need to be limbed or removed. The proposed location of adjoining j g garages ner!ted into the hill- s• ide again utilizes the terrain and produces a minimum view im- pact on our property. Illk ' EXHIBIT I IG WTI 47 North State Street,Lake Oswego,Oregon 97034/(503)636-5691 t 9n i m I therefore recommend you grant the variances rec asted as the" only practical building location, available on this site. In reviewing the architectural drawing it is noted that a metal roof is proposed. I take strong opposition to this design; fea- ture as it will be the most visible component of this down ;slope location and is not compatible ith anything in the entire Glen- morrie area, let alone the Cityf Lake Oswego. The. selection • wood shakes would be fitting with the 29 adjacent homes 4n of The �. Green, however, a compatible composition or tile° roof would be '`tolerable. (11. cerely, \ 4t,t' . n Willia A. Headlee 1Q""Headlee Lane Lake Oswego, Oregon , . • , , . . , , , , , . . ,,. . „...., , . ,,. „ ,. . , :,‘„, , , , , , , , .. so . elEXHIBIT le!) 4%.• Vfr4k 1c t � ' 11 . ,,STAFF REPORT OS CITY OF LAKE . LAND DEVELOPMENT SERVICES DIVISION APPLICANT: FILE NO. : The Hollman Company PD 21-89\VAR 2-90 PROPERTY OWNER: STAFF: Eleanor Seagraves, Vince Hamid Pishvate i. ' Huffstutter,, Azar Yassi , Andrew A. Yassi , Keyoumars DATE OF REPORT: 1 \;2ahrampour & Jerald L. I Wle ker February 23, 1990 LEGAL DESCRIPrnON: DATE OF HEARING: Tax Lot 2200, 2300, 2400 March 5, 1990 of Tax Map 2 1E 7AC; 1100, ,46 , 1 1301, 2200, 2300 and 2400 ZONING DESIGNATION: " of Tax Map 2 1E 7DB p R-15 (proposed) LOCATION: . `� NEIGHBORHOOD ASSOCIATION: South of Carman Drive, ,, north of Oakridge, east of None "", Inverurie Road and west of Waluga Drive. ° COMP. PLAN DESIGNATION: ' 4 R-15 • I . APPLICANT' S REQUEST: :I. The applicant is requesting approval of a 41-lot ar planned development and a variance to the Wetland Standard. 1 II. APPLICABLE REGULATIONS: A. City of Lake Oswego Comprehensive Plan: I' Growth Management Policy Element t', ' Natural Resource Policy Element Residential Land Use Policy Element , Open Space Land Use Policy Element Transportation Land Use Policy Element 111/1 PD 21-89/VAR 2-90 Page 1 of 32 • w • B. City of Lake Oswego Sign Ordinance: 111) c LOC 47. 110 Permanent Residential Signs C. City of Lake Oswego Zoning Ordinance: LOC 48. 205-48. 225 Residential Low Density (R-15 Zone Description) LOC 48.470-48.490 Planned Development Overlay ' LOC 48.530 Vision Clearance D. City of Lake Oswego Development Ordinance: LOC 49. 300-49. 335 Major Development Procedures LOC 48.500-49.510 Variances ' LOC 49.615 Criteria for Approval LOC 49.620 Conditional Approvals • E. City of Lake Oswego Development Standards: ' 4 . 005 Wetlands 5.005 Street Lights `,' 6.005 Transit System 7. 005 Parking and Loading 8.005 Park and Open Space • 9.005 Landscaping, Screening and Buffering II. 11.005 Drainage for Major Development 13 .005 Weak Foundation Soils �` 14.005 Utilities 16 .005 Hillside Protection and Erosion Control 18.005 Access 19 . 005 Site Circulation - Private • Streets/Driveways i 20.005 Site Circulation - Bikeways and Walkways F. City, of Lake Oswego Tree Cutting Ordinance: LOC 55 .080 Criteria for Issuance of Permits G. City of Lake Oswego Solar Access Ordinance: LOG 57. 015 Applicability LOC 57.020 Design Standard LOC 57. 025 Exemptions from Design Standard LOC 57. 030 Adjustments to Design Startidard Pb 21-89/VAR 2-90 Page 2 of 32 * • III. FINDINGS A. Background: 1. The applicant is requesting approval of a 41 lot planned development with lots ranging from 5,900 to 11, 005 square feet in size, Exhibit 4 . Several modifications to the R-15 zone requirements are also requested which will be discussed later in this report. The applicant is also requesting approval of a • variance to the Wetland Standard in order to provide adequate' sanitary sewer services to the development. This issue will be discussed in more detail later in this report. 2. The site is 16.4 acres in size and is irregularly shaped. All existing structures will be removed as part of this development, Exhibit 3 . The existing drain field for Tax Lot 1500 (on the proposed Lot 10 of Block 2) will be protected by the developer until the property is annexed to the City and connected to the public sanitary sewer services, which will be provided as part of this project, Exhibit 7. , • 3 . The site is designated as a Distinctive Natural Area (DNA #24) in the Comprehensive Plan. The distinctive Natural Area is identified as the swamps and Marshes west of Waluga Drive. 4 . The site slopes gently from north and south towards the low point in the center . As Exhibit 5 illustrates, the existing grades range from 2% to 6%, with a small area at 12% along the east property line. The site is heavily wooded with Douglas Fir, Oak and Alder trees. Some of the trees on the south portion had recently been removed by the property owner (Mr . Vince Huffstutter) in the county. • In addition to heavy tree coverage, a significant wetland area (7. 2 acres) exists on the site, Exhibit 3 . The wetland divides the site into two buildable areas, one on the north (25 lots) and the other on the south (16 lots) , Exhibit 4 , The entire wetland and its surrounding habitat, with considerable tree coverage, are proposed to be preserved as open . space, Exhibit 11 . Staff will recommend that PD 21-89/VAR 2-90 Page 3 of 32 • this area to be dedicated to the City as public open space. This issue will be discussed in more detail later in this report. (1 5( The surrounding land uses include: north - Carman Drive and single family residences south - Single family residences and Oakridge Road (in the County) east - City Park and large single family homesites ( in the County) west - Int_Jerurie Road and large single family homesites ( in the County) 6. The property is currently in the Clackamas County. A petition has been filed with the Boundary Commission to annex the site to the City of Lake Oswego. The public hearing before the Boundary Commission is scheduled for March 8, 1990. Once the annexation is approved, a zone change hearing will be scheduled before the Planning Commission to change the zoning designation on the site, from Clackamas County R-8.5 to City R-15. This designation is consistent with the current R-15 Comprehensive Plan designation for the site. 1111 7. Public services including water, sanitary sewers and storm sewer are or can become • available to serve the site. Access to the north will be provided from Carman Drive, while access to the south portion will be from Oakridge goad and Bonaire Ave. , Exhibit 4 . B. Compliance With Criteria for Approval: As per LOC 49, 615, the Development Review Board must consider the following criteria when evaluating a planned development request: 1. City of Lake Oswego Comprehensive Plan: The following policiee of the Comprehensive Plan apply to this application: a. Growth MatI gement Policy Element: - Urban Service Boundary Policies o General Policies 1111 PD 21-89/VAR 2-90 Page 4 of 32 �� -.. .. - IJo _ 7... , "III. The City will manage and phase�� urban growth within the Urban Services Boundary, with alogical planned extension of basic ,,, services. " 0 // Specific Policy 5, which is used as fa guide in interpreting the meaning of the General Policy, states that new development shall be serviced by an "urban level" of services, including schools. This specific policy also states that these services are to be available or committed prior to approval of development. Exhibit 22 (the City Council memorandum of December 5, 1989) demonstrates that the current level of school planning and coordination between the City and School District satisfy this General Policy. The recent passage of the 17 million dollar school levy would further assure adequate school facilities. The applicant's narrative (Exhibit 11) addresses this policy. 0 - Impact Management Policies lIl These policies require protection of natural resources from development, comprehensive review of development proposals, and(1payment of an equitable share of the costs of public ,facilities. As Exhibit 3 illustrates, the site contains ' ),,5 ' several significant natural resources. These include heavy tree coverage and a significant wetland. The majority of these resources, o including the wetlands, are to be preserved in an open space system (which will abut an existing City Park to the east) , Exhibits 4 and Ile As Exhibits 2 and 4 illustrate, of the total 16 . 4 acres, 7. 59 acres or 46 . 2% of the site will be preserved as open space. The impact management policies are implemented through several Development Standards. Compliance with the applicable Development Standards reviewed belowowill assure conformance to these Plan policies. Conditions of approval will be imposed when necessary to assure full compliance. . b. Natural Resources Policy Element: - Wildlife Habitat Polidies 110 PD 21-89/VAR 2-90 # Page 5 of 32 , . y V • These policies require protection 'o£, upland S habitat in the form of preserved open space, natural vegetation or fragile slopes. The habitat areas (wetlands) are proposed to be in an open space tract,, Exhibit 4 . The habitat values are further protected by limiting tree removal on individual lots to those that are necessary for housing or utility construction, Exhibit 11. The related development standards are reviewed in this report following an analysis of the applicable Plan policies. . N, - Distinctive Natural Area Policies These policies require the City to preserve tree stands and those features listed as distinctive. The Comprehensive Plan on page 34 identifies, the Ali swamps and marshes on the west side of Walug1 '' Drive as the Distinctive Natural Area (DNA) #24 . The wetlands in the central portion of the site is part of this DNA. As Exhibit 2 illustrates, it generally runs from the existing City Park on the east to Inverurie Avenue on the west. The entire wetland area, approximately 43 . 9% of the site, is ;' , to be protected in an open space system, Exhibit ' 4. • The related development standards are reviewed in 4111 this report following an analysis of the applicable Plan policies. The DNA policies are further implemented through . LOC Chapter 55, the Tree Cutting Ordinance. The provisions of this ordinance are also reviewed later in this report. - Weak Foundation Soil Policies: These policies are intended to protect development from damage caused by weak foundation soils. The entire ''site is identified to have moderate to severe Limitations due to weak foundations soils . The applicant has submitted a geotechnical reconnaissance report (Exhibit 15 ) which concludes that the site is geotechnically suitable for the proposeg,es�sidential development. However , the report also indicates that areas of high groundwater and high shrink-swell soils may be present on the site. Staff recommends that the i applicant submit a detailed soils report, and that f all of the recommendations listed in the soils i e report be incorporated into the final design andAllk IP 04 construction plans. O • PD 21-89/VAR 2-90 Page 6 of 32 ' • r A tb , / 111/1 - Wet1aind Policies These policies are intended to preserve wetlands in order to safeguard the groundwater recharge system, maintain water quality and provide wildlife habitat. As Exhibit 3 illiUstrates there is a significant wetland on the central portion of the site. The majority of the area has been surveyed and inventoried by the Division of State Land (Exhibits 13 and 14) , and its boundary has been delineated on Exhibit 3 . The entire wetland area alonrf with its surrounding habitat will be preserved in the proposed open. space system, Exhibit 4 . As explained in Exhibit 12, the applicant intends to donate this open space to the Wetland Conservancy. The Conservancy i . " has not yet decided to accept this open space, Exhibit 26. This issue will be discussed in more detail later in this report. Staff recommends that the open space tract be dedicated to the City as public open space. This II will allow for a natural extension to the existing City, park site to the east, Exhibit 2. . c. Residential° Land Use Policy Element: , - Residential Site Design Policies: o General Policies "I. The City will require new residential developments of four or more units to meet minimum criteria for overall site design. " To assure compliance with minimum criteria for overall site design, all the applicable devlopment standards (Chapter 49) will be addressed later in this report. d. Open Space Land Use Policy Element: - Protection Open Space Policies These policies further protect the natural resources identified in the Natural Resources Policy Elements The Comprehensive Plan . • identifies the following resources, among others, as Protectioh Open Spaces PD 21-89/VAR 2-90 Page 7 of 32 if \ " • 1 D q Wetlands 1110 . - Distinctive Natural Areas ". For staff analysis of these iss1�ues 'please refer , to the Plan Policies discussed above, and the Wetland and Park and Open Space Standard later in this report. ` - Transportation Policies \ These policies require that �4treets be improved as planned when demand requires. The policies also require that a developer be requited to dedicate additional right-of-way as necessary to provide for widening. As Exhibits 4 , 6 and 11 . illustrate, the applicant will be providing all the necessary street improvements for this development, except improvements on Oakridge and Inverurie Roads. This issue will be addressed i. in more detail lacer in this report. ' ." ,° 2 . City of Lake Oswego Sign Ordinance: • LOC 47.110 Permanent Residential Signs; Planned Developments LOC 47. 110(4) allows a maximum,, sign area of 32 square feet for each project entrance. ,, Exhibit 9 (Landscape Plan) illustrates the " proposed location of the monument sign on Carman Drive. A color rendering of a similar 4 sign is provided in Exhibit 12. ' The proposed sign measures 4 ' -6" high by 8 ' .�' lung which exceeds the maximum area requirement by 4 square feet. The applicant will be required to submit a final design in , , ° accordance with the requirements of LOC 47. 110 (4) . �, � 3 . City of Lake Oswego Zoning Code: 0 a. Residential Low Density R-15 � LOC 48. 205 - Maximum Density Using the formula outlik'ed in LOC 49. 315 (14) 1 ' , the total number of lots allowed in this ° development is 41 . This is achieved by . subtracting the' public and private street , right-of-way (approximately 2. 05 acres) from ' the.'gross acreage. The resulting net ;/ P1) 21-89/VAR 2-.90 " Page 8 of 32 D. , \� ,G. • developable acreage (14 . 35 acres) is then divided by the minimum lot area in the R-15 zone (15, 000 square feet) to determine the number of allowable lots in the project. Utilizing the density transfer provisions of ` LOC 48. 015 (15. 1) , the applicant is proposing 4]. lots, as shown on Exhibit 4 . As Exhibits 3 and 4 illustrates, these lots are being , clustered, on two buildable portions of the • site, along the north and south sides of a ' 7. 2 acre wooded wetland. Of 41 lots, 20 are being transferred from the wetland areas . Staff finds the proposed clustered development • meets the intent of the planned development overlay [LOC 48 . 470 (1) ) by conserving the ,•.vi existing natural land features, including the wetlands and itsLsurrounding wildlife habitat, 1 in an open space system, Exhibit 4 . This is also donsistent with the Comprehensive Plan policies regarding protection of the wetlands. The applicant' s narrative (Exhibit 11, page 2) addresses these standards. L. . LOC 48.210 - Lot Size, Lot Dimensions , ® Under the Planned Development Overlay, setbacks and lot width/depth requirements can o vary from the underlying zone requirements, in • accordance with LOC 48 .475 (3) . In addition, • lot areas can be smaller than the minimum , required. V . Exhibit 4 illustrates the proposed lot sizes ° 4 in the project. The lots vary from 5 , 900 to 11, 005 square feet in size, , Since the adjoining parcels to the east, West, north and south are zoned R-8 . 5 by the County, section 7. 020 (7) (a) of the Landscaping 'O Standard is applicable to this project. As Exhibit 4 illustrates, all perimeter lots are • in excess of 75% of the minimum lot size requirement of the R-8 . 5 zone (8 , 500 square • feet) . rI The lot width at building line and lot depth in the R-15 zone are 80 ' and 100 ' , respectively. The applicant is requesting a " reduction in both the lot width and depth requirements for several lots, to a minimum of 55 ' and 69 ' , respectively# On page 2 of • Pb 21-89/VAR 2-90 Page, 9 of 32 , r, ° S •• ,.• , Exhibit 11, the applicant references the R-7. 5 zone requirements and states that the majority of the lots meet or exceed these., standards. Upon annexation of the site to the City, a R- 15 zone designation will be assigned to the site in conformance to the existing Comprehensive Plan designation for the area . The proposed reductions in the lot size and • dimensional requirements are acceptable for f ' the following reasons: These reductions are in conformance with the purpose statement of the Planned .r Development Overlay, LOC 48. 470(1) . The applicant is preserving a significant wooded Wetland as open space, Exhibit 4 . - The irregular configuration of the wetland boundary (to the south) , the proposed 40 ' right-of-way for public streets and the , road alignments would necessitate some modifications to the lot dimension and size requirements. j \ LOC 48.215 - Setbacks ,.. The setbacks can be modified if the IIII development is processed as a planned development, without the necessity of meeting the variance criteria [LOC 48. 475 (3) ) . The standard R-15 setbacks will apply to this project, with the following exception: Required Proposed Front Yard 20 ' 20 ' .- Side 15 ' 5 ' Street Side 10 ' 15 ' r Rears, 25 ' 20 ' The applicant' s request (except the rear and side yard setbacks along the wetlands) are acceptable because the proposed clustered development is designed to preserve an • 11 extensive wetland areu' in an open space system, Exhibit 4 . Staff does not support therear or side yard setbacks ondLcdtso7- n 11ofBlock1and'Lots 11-16 of Block 2 because the wetland boundary along these lots is almost coincidental with the proposed lot lines. Staff recommends that a ' minimum of 25 ' building setback to be , )i maintained along the wetland boundary, with4111 , PD 21-89/VARY 2-90 Page 10 of 32 A \\ • • •• r - r, , F. restrictions on removal of natural vegetation, • in order to protect wildlife use of the wetland and to minimize nutrients from adjacent yards from polluting the wetland. LOC 48.225 - Lot Coverage LOC 48.220 - Height of Structures ° As required by the Code, the maximum height of structures and the maximum lot coverage in PD 21-88 will be 35 ' and 30%, respectively. The applicant has not requested any modifications to the lot coverage standard; therefore, it will be applied on a lot-by-lot basis . b. Planhed Development Overlay LOC 48.470 - Purpose LOC 48 . 470(2) requires that: if a project contains an area of 4 acres or greater , or f' consists of 20 units or more, it shall be processed as a planned development. The project is being reviewed as a planned ° development, since it consists of 41 lots on • 16 .4 acres. LOC 48.475 - Procedures Since the development contains only one phase, no Overall Development Plan and Schedule (ODPS) is required. The zone requirements to be applied to PD 21-89/VAR 2-90 are the R-15 standards described in LOC 48. 205 - 48 . 225. ° The exceptions, as described in B. 2 . a . above, , are modifications to the setbacks, lot size, and lot width and depth requirements. LOC 48.480 - Special Requirements As Exhibit 4 illustrates, in addition to the wetland open space, the applicant is proposing a landscaped island at the project entrance on Carman Drive. This island will preserve three . The rees, including a 16" Cedar , Exhibit3 e . exist~ ng t covenants and Eestrictiocls outlining use, maintenance, ownership and liability of the private open space (Tract "B" ) is provided to the City as Exhibit 13 , Y However , the document does not clearly describe who would enforce these restrictions . PD 21-89/VAR,.2-90 Page 11 of 32 y/ 1. 1 , Y • . ii fl LOC 48.480 requires establishment of a homeowners association or similar organization1111 to provide for maintenance of the private open • spaces. The applicant should provide adequate evidence to address this standard. The bylaws of any future organization should be reviewed and approved by the City Attorney.5 These bylaws should also provide the City an enforcement authority to assure reasonable maintenance of Tract "B" , at the owner 's expense. c. Supplementary-provisions LOC 48.530 - Vision Clearance The preliminary plat (Exhibit 4) demonstrates . "- that an adequate vision clearance triangle area 's for all corner lots except Lots 1 and 16 of Block 2. The preliminary plat should be revised to show this information prior to approva1 of the final plat. 4. City of Lake Oswego Development Code: a a. Major Development Procedures • LOC 49.300-49.330 - Major Development 1111 Procedures The applicant has submitted the information required by subsections 1-13 of this section, except critical information regarding the Wetlands, Drainage, Access and Utility Standards . The information provided can be found in the exhibit section of this report. Additional information required Is described in the applicable portions of this report, • 5 . City of Lake Oswego Development Standards: The Building Design Standard does not apply to major developments involving single family ' detached houses as proposed, The site does not contain any Historic Resources, Floodplain or Stream Corridor; therefore, these standards are not applicable. The applicable development standards have been addressed in the applicant ' s narratives, Exhibits 11 and 12 . h 4111 PD 21-89/VAR 2-90 Page 12 of 32 p 1 This report will address those standards which require additional discussion or where modifications to the applicant's proposal are recommended: a. Wetlands (4.005 - 4.040) As Exhibit 4 illustrates, there is a significant wetland (7. 2 acres) in the central portion of the site. This wetland is part of the Waluga wetland which is approximately 17 acres in size. It is crossed by Waluga Drive at the east end and by Inverurie Avenue at the west end. The majority of the wetland boundary (except the northeast portion) has been identified and delineated by the Division of State Lands, Exhibits 13 and 14 . As Exhibit 14' illustrates, it appears that portions of Lots 9 and 10 of Block 1 may have been platted in the wetland area. The final wetland boundary needs to be delineated before the preliminary plat is approved, so that the full development impact can be ascertained by staff. As Exhibit 4 illustrates, the wetland area 111 (except portions yet to be identified) is contained within the proposed open space Tract "A" . The applicant intends to donate this tract to The Wetland Conservancy. As explained by the applicant in Exhibit 11 (pages 4-7 and 21-24) , a sanitary sewer line is proposed, to cross the wetland in order to provide Block 2 with adequate public services . This proposal requires a variance to Section 4 . 020 (1) and (2) of the Wetland Standard, ,� According to DS 4 . 020 (2) (a) any development is allowed in an essential wetland only after that development is found to be primarily dependent on being located in a wetland, Since sewer lines are not dependent on being within wetlands, the applicant has requested a Class II variance to the standard. The applicant ' s justifications are provided In Exhibit 11 (pages 21-24) , and Exhibit 8 illustrates an alternate sanitary sewer plan for Block 2. After reviewing Exhibits 8 and 11, staff finds that the variance criteria have been ®. • adequately addressed by the applicant. In PD 21-89/VAt 2-90 Page 13 of 32 r , O J • addition to the alternate sanitar sewer plan 0 . - in Exhibit 8, staff has reviewed a second alternative, to extend the sewer line in Waluga west on Oakridge Road, north on Oakridge Court, west on Yorkshire Court, north on Inverurie and east on Carman, Exhibit 8 . As with the applicant's alternate plan, the second alternative would not be able to serve the development because the sewer line would be above ground before it reaches Block 1. This analysis demonstrates that the applicant' s request is the minimum variance 1 necessary. Therefore, staff finds that the Iapplicant ' s proposal as shown on Exhibit 7 satisfies this standard. , I The sanitary sewer line needs to be designed so that there are no manholes within the wetland area. This is needed to allow maintenance of the sanitary sewer line without entering the wetland and disturbing wetland vegetation. The plans for construction of the sanitary sewer should illustrate measures which will minimize disturbance of the wetland including a detailed restoration plan and erosion control plan. There is evidence from a resident on Oakridge ,, Road that the water level of the Waluga • wetland has increased as a result of previous development within the wetland ' s drainage basin. This development includes a storm drain line to the wetland from (;'she Royal Oaks Planned Development and filling of portions of the wetland west of Waluga Drive and at the end of Oakridge Court. These fills occurred • in the county outside of the City' s jurisdiction. Future development ( including Windfield Estates) will add more impervious area and runoff to the drainage basin. It is very likely that Water levels in the wetland will continue to rise in the rainy season as a J, ' result of increased runoff discharging into the wetland. II It .i's also likely that wetland soils will become drier in the summer because the , increase of impervious areas will reduce the amount of rainfall recharged into the groundIII PLC 21-89/VAR 2-90 Page 14 of 32 ( n , 4 _ , ♦ I water table, Ground water is slowly released into the wetland during the summer months. There is also a concern that the changes in water regime of the wetland will impact wetland vegetation, especially the Oregon White Oak trees which require a drying out of wetland soils in the summer growing season. A wetland impact study (Exhibit 28) has been prepared by Scientific Resources, Inc. which addresses the concerns outlined above. This study concludes that the increase in wetland water levels resulting from the Windfield Development "will have no effect on the hydrology of the wetland or its plant communities" . This report addressed staff' s concerns about the impacts on wetland vegetation, on construction of the sanitary sewer lines through the wetland, and the buffer requirements needed to protect the wetland from the proposed development. Staff recommends that the recommendations of the wetland report be adopted by the Board as ® conditions of approval. Standard for Approval 4 . 020 (3) requires that development shall provide for the survival and quality of wetland areas through careful site design. To meet this standard staff makes the following recommendations: - A 25 foot minimum setback be established from all wetland boundaries on Lots 7-11 of Block 1 and Lots 11-16 of Block 2. - Conservation easements should be required to protect a buffer of native vegetation adjacent to the wetland. This buffer is needed to provide a transition beween residential uses and wildlife habaat in the wetland . No disturbance to the native vegetation would be allowed within these easements, A 25 foot buffer is , , recommended based on conversations with v. IA the Oregon State Fish and Wildlife = ' Department. A conceptual landscape restoration plan for . the disturbed areas within the wetland also PD 21-89/VAR 2-90 Page 15 of 32 4 • 9 A q 7 ' o • • li has been provided on Exhibit 7. The plat indicates the general type of plan materials. A detailed landscape restoration plan will be required prior to approval of final construction plans. The restoration plan should include the following informations - The location, type and quantities of all plant materials (native 'species) , - The method used to establish these plant materials, and • - Provision for the maintenance of these materials during the one year , establishment, period. To assure proper monitoring and to minimize any potential construction impact on the wetland areas, staff recommends that the proposed temporary 30, construction limit for the sanitary sewer line (Exhibit 7) and the lot lines abutting the wetland be staked and fenced during grading, during the installation of streets and utilities and during the'` construction of housing. Oregon Division of State Lands and Army Corps 1111 of Engineers permits are required for the construction of the sanitary sewer in the wetland. The conditions of approval on these permits should be required as conditions of approval for construction of the sanitary sewer . b. Street Lights (5.005 - 5.040) Exhibits 7 and 14 illustrate the typical street light locations and specifications for this development, The applicant will be required to submit a final street lighting plan along with photometric information prior to approval of final construction plans. Street lights will have to be installed on the same side of the street as the sidewalks . c. Transit (6.005 - 6.040) Based on nth analysis of Section 6 , 020 (1) (a) , the applicant is providing sidewalks on one side of all internal streets and along the south side of Carman Drive, Exhibit 4 . These1111 improvements satisfy this standard, PD 21-89/VAR 2-90 Page 1,6 of 32 • /; y 0 1 . ,, o ,, 1111 Section 6.020 (1) (b) is not applicable since no adjacent multiple-passenger exchange facility exists at the site. d. Parking and Loading (7.005 - 7.040) This standard requires that each single family i dwelling unit provide two off-street parking spaces in addition to a garage or carport.' e Each of proposed lots are of sufficient size to accommodate two off-street parking spaces, ,� Exhibit 4 . Compliance with this standard will be assured upon application for each building permit. e. Park and Open Space (8.005 - 8.040) All major residential developments shall provide open space in an aggregate amount equal to at least 20k of their gross land • area. If land is not provided as open space, then payment of fees equal to the assessed value of the required open space area is required. 1111 Tho applicant' s open space proposal is shown t on Exhibit 4 . The proposal consists of an open space tract (Tract "A" ) and a landscaped island (to be identified as Tract "B" ) at the development entrance on Carman Drive. Tract "A" contains significant natural resources, including a 7. 2 acre wetland and an associated large stand of trees, Exhibit 3 . All of these re,�^yrces are identified as lands which shall be-�� lected by the City as open space, DS 8 . 035 (4) . The wetland is identified as Distinctive Natural Area #24 on page 34 of the Comprehensive Plan. 4 Exhibit 2 and 11 indicate, the proposed ,pen space system equals 7. 59 acres or 46 . 2% Sf the total site, satisfying the requirements of this standard. The applicant intends to donate Tract "A" to the Wetland Conservancy as a gift, Exhibit 11. ro However, staff recommends that Tract "A" be dedicated to the City as public open space, because it is a natural extension of the existing city park site to the east. This action will enable the City to develop passive open space and recreational opportunities for the entire area in the future. PD 21 -89/VAR 2-90 Page 17 of 32 . 9 i \ Staff also recommends that Tract "A" be1110 labeled as "Public Open Space - Wetlands" . The landscaped island, at the development entrance, should be labeled as Private Open Space Tract 'B'" on the final plat. The following note should be provided on the final plat, as well: "Open Space Tracts "A" and "B" shall remain in their natural condition for the purpose of • providing a scenic, aesthetic appearance, protecting natural processes and maintaining natural vegetation. Improvements in these V areas, which are in"keeping with the above purposes, must be approved by the City of Lake Oswego. No buildings shall 'be allowed in • these areas. Maintenance of the landscaping in Tract "12" shallbe the responsibility of the lot owners in this plat. " • ,,, f. Landscaping, Screening and Bufferin (9,005- ' 9.040) I Exhibit 9 illustrates the typical location, size and type of the proposed street trees (Cavalier Norway Maple) for the majority ofIII the lots. No trees are shown for Lot 25 of Block 1, or Lots 1 (along Bonailre) , 6, 7, 11, 12 and 16 (along Bonaire) . The existing trees on Lots 1 and 24 of Block 1 can be utilized to substitute street trees along Carman Drive. The applicant will be required to submit a final landscape plan showing the location, type and size of street trees for all the lots, prior to final plat approval. Since the adjoining properties to the north, south and west are zoned R-8 . 5 (in the . this County) , section 9. 020 (7) (a) is applicable to project. illustrates, Standard is satisfied, since all perimeter has lots are in excess of 75% of the minimum lot size requirement in the, (4-.8 . 5 zone. g. Fences (10,005-10.040) . The applicant is proposing street side fencing on lots 1 and 13 , Exhibit 11, page 11. The applicant does not identify these lots by the + . appropriate block number. However , it appears that the intended lot could be Lots 1 and 24 of Block 1 on Carman Drive,. In any event, no 0 J PD 21-89/VAR 2-90 Page 18 of 32 Z ' j w 'plans or elevations have been provided by the 111/1 applicant. Any future fencing in this development, including those along the wetlands, will have to conform to LOC 48. 530 and DS 10. 020 (1) and (2) . h. Drainage for Major Development (11.005-11.040) 1 Exhibits 7, 11117, 18 and 29 illustrate the ' proposed storm water system for this project. After reviewing this information, staff makes • , the following observations: o Section 11. 020(2) , storm water quality, i • requires that the drainage system be designed to minimize pollutants in storm water runoff. Pollutants include oil, suspended sediment, / phosphates, and other substances that may have a negative effect on water quality. These 0 pollutants would have a negative impact on the wetland area if pollution control measures are not adequate, . The Wetland Report submitted by S.R. I . '(Exhibit 28) addresses the water quality impacts of the drainage system and concludes that it "will have no noticeable impact on the quality of the ' eed canary grass wetland. . . . " , o The storm drain line in Royal Oaks Drive needs to be extended ups-to Carman Drive and designed to serve the upstream drainage area . A drainage analysis is needed to determine the future drainage area this storm drain line will serve area , in accordance to DS. 11. 020 (3) . '' o Staff has recommended that the wetland area could serve as a natural regional detention facility provided adjacent properties_will not • be flooded or otherwise impacted as a result, DS 11. 202 (4 ) . hI, There is evidence from ,a resident on Oakridge Road that the water level of the Waluga g .l wetland has increased as a result of previous • development within the wetland ' s drainage basin, Exhibit 24 . This development includes r a storm drain line to the wetland from the Royal Oaks Planned Development and past filling of portions of the Wetland west of 'Waluga Drive and at the cnd of Oakridge Court. These fills occurred in' the County outside of the City' s jurisdiction.' ), PD 21-89/VAR 2-90 4 Page 19 of 32 i .r. I • • o • r ' Future development P (including Windfield p Estates) will add mote impervious area and 4110 , storm drains to the drainage basin. It is very likely that water levels in the wetland will con, inue to rise in the rainy season as a 'Far' ',. result of increased runoff dischar r { these storm drains into the wetlande from The drainage studies submitted by Alpha Engineering (Exhibits 17, 18 and 29) have , • estimated the water level increase in the ., Waluga. Wetland that will result from this *t ' development and from the entire drainage basin draining to the wetland. These studies conclude that of flooding to existing homes hadjacentere isotodather wetland. They also find that there is a flood prone area adjacent to the wetland and that portions of the Windfield Development is .; • u /" within this area , including the southern ^ ,- portions of Block 1 and most of Block 2. It is important to note that while these areas �.?, are prone to flooding, they do not meet the definition of flood plains in the City's Flood , . Plain Standard. The City' s "Flood Plain411) ''' Standard" defines flood plains as areas mapped by the Federal Emergencyy those Management Agency (FEMA) for the City of Lake ( , • Oswego. However, as a flood prone area , development within it must be flood damage, protected from Based on the above analysis, staff makes the following recommendations: • 1. The 10t ,ear flood elevation in the Windfiejd Development needs to be determined. Proposed filling in the flood prone area and additional runoff from future development in the drainage basin 4, needs to be considered, ti • • 2, Development (such as streets, utilities, and homes) within flood prone areas shall 4. meet the requirements of the City ' s Flood Plain Standard, 3 . Development within the flood prone areas in Block 2 shall be designed to minimize any potential impacts on trees , Pb 21-89/VA t 2-90 Page 20 of 32 'r . 1 1 • w ' `4 • _ p' ti k .� i . Weak Foundation Soils (13.005-13.040) The entire site is identified as having potential for moderate to severe limitations f due to weak foundation soils. The applicant has submitted a soils investigation (Exhibit 19) which concludes that "the site 'is • geotechnically suitable for construction of residential dwellings and residential streets" . However, a detailed soils report should be submitted by the applicant to ,•. 1 properly address the high shrink-swell soils in the area for both residences and the proposed streets. All of the recommendations in that report should be incorporated into the project design prior to approval of the final . . ; '.` ' construction plans. j . Utilities (14.005 - 14.040) ' The preliminary utility plans and the applicant' s narrative (Exhibits 6, 7, 8 , 11, �` ' 12 and 20) indicate that adequate water , sanitary sewer and storm sewer facilities are available and can be extended to service the • development. 9 , ' • , Exnib.it 7 illustrates the proposed water system. All public .pater lines connected to '' ' fire hydrants should be 8" in size and not 6" , • l', "• as proposed by the applicant. 4' Exhibit 7 also illustrates the proposed sanitary sewer system in the project. This + : ...; system will be extended from an existing ° r r:r manhole located in the City park, east of the site. The sewer lines will be extended to all _•( project boundaries to facilitate the provision of adequate public services to future development in the area . Since portions of the public line would cross a wetland , the /' lines will need to be constructed of ductile iron or "blue brute" material . These , materials will minimize the City ' s chances of having to repair the pipe in a location that „� 'r is difficult to access. To further minimize future impacts on the wetlands, some t •,; adjustments may be necessary to the proposed public line and manhole locations at the final `• design stage. PD 21-89/VAR 2-90 • ,�b Page 21 of 32 . K :.• 1 ; � "r Exhibits 4 and 6 illustrate the proposed + street improvements for internal and some of the necessary off-site improvements. Royal Oaks Drive is designed for a 32 ' +• improvement. The property line sidewalk should be designed to match the existing street section in the C'Royal Oaks Planned Development to the east. As Exhibit 27 // illustrates, the applicant's proposal generally conforms to the future street plan submitted as part of the Royal Oaks project. Both Yorkshire and Greystoke streets are designed for a 28 ' improvement, with sidewalk on one side. Oakridge Court, in Block 2, will be improved and terminated in a cul-de-sac, Exhibit 4. Carman Drive will receive a half • street improvement, as shown on Exhibit 4 . However, this improvement should measure 18 ' in width and not 16 ' as proposed by the • applicant. This is necessary in order to match the existing improvements constructed as part of the Royal Oaks Planned Development to 0 . the east. .' a / The applicant is also providing half street improvement on Bonaire Avenue, between Inverurie Avenue and Oakridge Road, Exhibit 4 . This improvement should consist of 20 ' of , ' asphalt, 4 ' planter, 5 ' property line sidewalk and a 3 ' gravel shoulder along the opposite side. Five feet of additional right-of-way (for a total of 10 ' ) needs to be dedicated along Bonaire in order to accommodate all • required improvements and to match the existing improvements on the road. No street improvements are proposed on Inverurie (which abuts the development on the west) or Oakridge Road, Inverurie Avenue is an unimproved, dedicated public right-of-way on the County Street Plan, Exhibit 4 . Since the development abuts this read along the wetlands, the applicant should provide at least a half street on that frontage. However, as an alternative to providing these improvements at this time, the applicant can provide the City with cash deposits, based on an engineering cost estimate, so that the improvements can be provided along with other developments sometime in the future. However, the applicant can also submit a traffic report • analyzing the future street needs in the1111 • PO 21-89 V R '2- Page 22 of 32 ,� ' neighborhood and make suggestion regarding the necessary public right-of-way and street improvements . As Exhibit 4 illustrates, Block 2 will be served by Oakridge Road. This road is only improved with curbs and gutter , between Bonaire and Oakridge Court. An approximate 480 ' stretch west ,of the Waluga Drive intersection is an unimproved gravel road filled with chuckho,`,.es. Staff finds this road to be inadequate, since it lacks the minimum pavement (20 ' ) for two-lane traffic. The applicant contends that since all existing residents on Oakridge Road travel on either • Bonaire or Inverurie, future residents in the development could do the same. Both Bonaire . and Inverurie are County roads, 14 ' -16 ' in i, width without curbs or gutters. Staff finds that putting additional traffic 6n these roads (approximately 170 trips a day):, is not appropriate. The applicant has not provided ,: any evidence that would indicate those roads can support any additional traffic. �.;. • Staff recommends that the unimproved section ., of Oakridge, to the Waluga intersection, be improved to the minimum City Standards, i . e. , 20 feet of asphalt with 3 foot gravel shoulders. Staff finds that this improvement is necessary to provide the proposed development with adequate public facilities. Staff has also received recommendations from ',' the Fire Department recommending improvements on Oakridge Road . The Fire Marshal noted that i', these improvements are necessary to reduce the emergency services response time in the neighborhood, Exhibit 25 , The Fire Department currently uses Firwood Road , south of Oakridge, to access the Oakridge neighborhood . These improvements are also supported by o Dennis Everson of the Clackamas County Department of Transportation and Development, who states that redevelopment in this neighborhood would increase the need for improvement and repair of Oakridge Road, '' Exhibit 10 . The street improvements on Carman, and possibly on Inverurie and Bonaire, will be subject to the City Charter provisions for • road widening, No street improvements will be ' • .. allowed until the Charter provisions are met, Pb 21-89/VAR 2-90 Page 23 of 32 ii • a ^ r + ' y . As Exhibit 4 illustrates, a 5 ' sidewalk is i proposed along one side of all streets. The sidewalk along Lot 10 of Block 2 should be extended across the entire frontage and not just half way as shown on Exhibit 4 . Staff also recommends that the 6 ' sidewalk along Carman, and the 5 ' sidewalks along Tract "A" (on Royal Oaks Drive and Inverurie Avenue) be constructed along with the street improvements. As required for new developments and street construction, staff recommends that all overhead lines, on roadways where improvements Y • • are required, be dropped underground. Staff review of the utility plans only ., . verified the capability of utilities to serve the development. Final determinations regarding the exact location and size of public services will be made prior to approval of the final construction plans . k. Hillside Protection, Erosion Control (1.6. 005 - 16.040) fz. Exhibit 7 illustrates the proposed preliminary erosion control measures in the development. The Comprehensive Plan on page 43 indicates ; ' ' the entire site as having a potential ' or weak foundation soils . A preliminary soils stability report has been presented in Exhibit °+ 19. The general conclusion is that the site is suitable for the proposed development. ,e, However, due to the presence of high ‘1: groundwater and high shrink-swell soils, the /� soils engineer of record should submit a detailed soils report and be required to review the final construction plans to assure «• that they are in conformance with his recommendations , NY ' ' A final erosion control plan (and a construction schedule) should be submitted with the final construction plans. This plan i must comply with the new state mandated erosion control requirements outlined in the •• it , "Erosion Control Technical Guidance Handbook" "tl adopted by the City. I. 0 1110 y P • Pt) 21-89/VAn 2-90 u Page 24 of 32 i 1 " ..r'*{ ,` . • ' r , a �' ,�..; t i n ay# rt • .. e a., 1. Access (18.005 - 18.040) ., All the minimum lots exceed the proposed 25 ' frontage requirement along a public street, Exhibit 4 . m. Site Circulation - Driveways and Private Streets (19.005 - 19.040) s No private streets are proposed in this development. Individual driveways will be reviewed under Section 19. 025 at the time the y . building permits are issued. n. Site Circulation - Bikeways and Walkways (20.005 - 20.040) " The applicant is proposing 5 ' sidewalks on one • side of all internal streets, Bonaire Avenue and Oakridge Court. A 6 ' sidewalk will be 'a' provided on the south side of Carman Drive, as well, Exhibit 4 . Staff recommends that a 5 ' sidewalk be provided along the east side of Inverurie Avenue, as explained in the Utility • • Standard above. 6. City of Lake Oswego Tree Cutting Ordinance: LOC 55.080 Criteria for Issuance of Permits The applicant has addressed this standard in Exhibits 3 , 4 , 5 and 7. The proposed grading and utility construction will require removal of some trees in order to serve the development with adequate public services and • facilities. The applicant' s proposed landscape plan (stregi. trees) is also shown on Exhibit 7. �., Based on an analysis of Exhibits 3 and 4 , . staff recommends the following adjustment in the p?mns - Move and design the street and sidewalks A.. r '' at the intersection of Yorkshire Court and Inverurie to save tree numbered 76 (2-18" Oaks) , 77 (a 20" Oak) , and 78 (a 10" Oak) . •- Move lot line between Lots 2 and 3 of +-' Block 2 to save tree numbered 34-36 . Utility lines ( including the sanitary sewer line through the wetland area) and . ,, rr PD 21-89/VAE7 2-90 , , Page 25 of 32 •;S their easements need to be adjusted to : '' protect trees, where possible. This can �'. • ..,,,, be accomplished at the final design and ° construction stage. ' 7. City of Lake Oswego Solar Access Ordinance: The Solar Access Ordinance requires that all development in the R-15 zone be designed so that at least 80% of the lots would be solar. lots, as per LOC 57. 020 (1) - (3 ) . If however , due to physical constraints and/or tree coverage this objective cannot be achieved, the applicant can request exemptions or adjustments pursuant to LOC 57. 025 and LOC '' 57. 030, respectively, • The applicant has addressed this standard in Exhibit 11. An analysis of the site plan (Exhibit 4) indicates that there are actually 29 solar lots, and not 28 as suggested by the applicant, for a 70 . 7% compliance rate. These • lots include Lots 1 , 7-22, 24 and 25 of Block • { 1, and Lots 1-6 and 13-16 of Block 2. An adjustment is being requested, as per. 57. 030, to reduce tale percentage of lots that r must comply with the design standards from 80% to 70 . 7%. However , no evidence is presented ' ,'1 by the applicant to support that request. On the contrary, the applicant acknowledges that additional solar lots , a minimum of 4 , could be provided by utilizing the performance > ' option prescribed in LOC 57. 020 (3) . Based on , , this analysis, staff recommends the Board require the applicant to work with staff to meet the Solar Design requirements by • identifying four additional solar lots and methods of unit design to meet the Performance Standard. 1 + . The solar lots will have to be identified on • the Final plat. The applicant will also have to provide a note on the plat to protect solar. *: lots from future shade created by structures • ; or tree growth, in accordance with LOC 57. 035 . ' ,, ,, •. TV. CONCLUSION " 411 Based on the findings presented in this report, the . 4 applicant can meet the applicable criteria for approval by the application of certain conditions of approval . PD 21-89/VAR 2-90 page 26 of 32 , • • V. RECOMMENDATION Staff recommends approval of PD 21-89/VAR 2-90 • (subject to all the requirements of the R-5 zone, with the exceptions described in section B. 2. a . ) , subject to the following conditions: A. Prior to Final Plat Approval: 1. Submit a reproducible duplication of the final plat which clearly depicts: a) utility easements; b) sidewalks; and, c) setbacks as follows: front yards 20 ' , rear yards 20 ' (except Lots 7-11 of Block 1, and Lots 12-16 of Block 2 to be 25 ' ) , side yards 5 ' (except Lots 8 and 9 of Block 1, and Lots 11 and 12 of Block 2 to be 25 ' ) , and street side yards 15 ' . • 2. Adjust the lot line between Lots 2 and 3 of Block 2 to save trees numbered 34-36. 3 . Establish a 25 ' conservation easement along the wetlands on Lots 7-11 of Block 1 and Lots 11-16 of Block 2. Provide the following note on the plat: "Lots 7-11 of Block 1 and Lots 11-16 of Block " '• 2 shall have no structures placed within the • 25 ' conservation easement. Native vegetation shall not be disturbed and/or replaced without a landscape plan which has been approved by the City of Lake Oswego. All new planning material must be native species suitable for the specific soils conditions which prevail. " 4 . Submit a final landscape plan showing the type, location and size of street trees for all the lots (a minimum of two, if possible) , as per City standards. 5 . Dedicate 10 ' additional right-of-way along Bonaire Avenue. • '" 6 . Label Tracts "A" and "B" as Public Open Space- Wetlands and Private Open Space, respectively. Provide the following note on the plat: "Open Space Tracts "A" and "B" shall remain in their natural condition for the purpose of providing a scenic, aesthetic appearance, protecting natural processes and maintaining natural Vegetation. Improvements in these , PD 21-89/VAl2 2-90 Page 27 of 32 • 41 n • ti' • areas, which are in keeping with the above purposes, must be approved by the`,;~�i ty of Lake ' Oswgo. No buildings shall be allowed in these areas. Maintenance of the landscaping in Tract "B" shall be the responsibility of the lot owners in this plat. " 7. Submit the by-laws of the Winfield Estates Homeowners Association or similar organization • to the satisfaction of the City Attorney to insure the continuing preservation and maintenance of Tract "B" . These by-laws shall provide the City an enforcement authority to • assure reasonable maintenance of Tract "B" at the owner ' s expense. . a . 8. Access shall be restricted from individual , - lots to Carman Drive. One foot reserve strips . (tracts) shall be dedicated to the City at the . terminus of Royal Oaks Drive and Greystoke . ' . Drive. 9. Identify lots 1, 7-22, 24 and 25 of Block 1, and Lots 1-6 and 13-16 of Block 2 as solar lots on the plat. 10. The applicant shall work with staff to . identify four additional solar lots by applying the Performance Option described in LOC 57.020 (3) . • 11. Show utility easements of adequate width on the final plat for those lots where public and/or private utilities are to be installed . Where utilities or landscaping will be constructed on side or rear lot lines, provide . ' • a note to future property owners that removal. and/or replacement of fences for public access • to utilities shall be at the homeowner ' s • expense. . • 12. Provide plat and deed restrictions againsr ' removal of street trees ( if they are planted Y outside the public right-of-way) . B. Prior to Final Construction Plans Approval: 1. Submit a final grading plan, as per City standards. • 2. Submit a final drainage plan, as per City standards. 0 • , 1 ,, PD 21-89/VAR 2-90 Page 28 of 32 y ,1 J 0 } r. 1 r ` f. 1 , x'' 3 . Submit a final street lighting plan and accompanying photometric data, as per City standard. • 4 . Submit a final erosion control plan in accordance with "Erosion Control Plans ' Technical Guidance Handbook" . 5. Submit a final landscape restoration plan for the disturbed areas within Tract "A" (both the ,:. \ sanitary sewer construction area and the disturbed area along the southern boundary of the wetland) . This plan shall be reviewed and approved by the wetland specialists of record, and it shall include the following . information: - The location, types and quantities of all plan materials, including those listed in the wetland report (Exhibit 28) ; - The method used to establish these ' materials; and - Provisions for the maintenance Of plant 1. materials during the one year establishment 0 period. 6. Final construction plans shall show the sidewalks on Carman Drive, Royal Oaks Drive (along Tract "A" ) and Inverurie Road (along Tract "A" ) to be constructed along with the '.. .,; street improvements. • 7. Extend the 5 ' property line sidewalk along the ' ' entire fronta• ge of Lot 10 of Block 2 . • 8 . The proposed street improvements on Carman Drive and Royal Oaks Drive shall match the existing improvements on those roads ' constructed as part of the Royal Oaks Planned Development, to the east: . ,, 9 . The boundaries of the temporary 30 ' construction area in Tract "A" and the 25 ' • conservation easements on Lots 7-11 of Block 1 and Lots 11-16 of Block 2 shall be staked and fenced to assure protection of these areas during grading, the installation of utilities and the construction of houses. 10. Submit all necessary permits from the Division of State Lands and the Army Corps of , . 411) Engineers. PD 21-89/VAR 2-90 4 Page 29 of 32 w 1 • • ,I , ~0 ' • l w' • is 11. Where access to the sanitary sewer lines are • restricted or where damage is likely to occur ,• ��" alternative materials such as ductile iron or \. blue brute shall be used. A 12. Incorporate all recommendations in the final soils report into the final construction plans. ' 13 . All overhead utility lines, on roadways where ` improvements are required, shall be placed underground along with street improvements. 14. Move and design the street and sidewalks at . the intersection of Yorkshire Court and Inverurie to save trees numbered 76 (2-18" Oaks) , 77 (a 20" Oak) and 78 (a 10" Oak) . 15. Utility lines (including the sanitary sewer line through the wetland area) and their easements shall be adjusted to protect trees, where possible. 0 16 . The 100-year flood elevation shall be determined by the applicant, based on the proposed filling in the flood prone area and41/0 . additional runoff from future development in • the drainage basin. 17. Development (such as streets, utilities, and homes) within flood prone areas on Blocks 1 and 2 shall meet the requirements of the ",° ° City' s Flood Plain Standard. 18 . Development within the flood prone areas in ' • Block 2 shall be designed to minimize any ••. . , potential impacts on trees . C. Prior to Any Street Improvements on Carman Drive Tad possibly Bonaire and Inverurie Avenues: ,!' •., 1, Comply with the street widening election • provisions of the City Charter , D. Prior to Issuance of Building Permits: • 1, All construction improvements shall be 6 completed, accepted and as-builts submitted to .' " the city. 0% . .. PD 21-89/VAR 2-90 Page 30 of 32 , • , Y . , E. Prior to Receiving Certificate of Occupancy: 1. The property owner shall complete installation of street trees as required by Condition A. 3 . ADDITIONAL INFORMATION: \ . 1. The final plat shall be submitted within one year of the date of the Order reflecting the Board ' s decision. Ra 2. Staff review of the preliminary utility plan only N.II verified the location and capacity of utilities to • serve the site. 3 . If fill is placed on any lot, the extent of the fill shall be shown on ;as-builts, accompanied by a statement that the fil ', meets the minimum , requirements for bearing soils adopted by the ' ' Uniform Building Code. , 4 . A tree cutting permit shall be obtained prior to removal of any trees .:,hat are 5" or greater in diameter . 41 EXHIBITS 1. Tax Map 2. Sites Plan/Vicinity Map 3 . Boundary and Tree Survey Map 4 . Preliminary Plat 5 . Slope Analysis and Preliminary Grading Plan 6 . Street Profiles • 7 , Preliminary Utility Plan . , 8. Alternate Sanitary Sewer Plan 9. Landscape Plan 10. Letter by Dennis Everson of the Clackamas County Department of Transportation and Development, dated January 18 , 1990 . • 11. Applicant ' s Narrative 12. Supplemental Narrative 13 . Deed Covenant and Conditions for Tract "B" (Landscape Island) 14 . Proposed Street Lighting Specifications 15, Wetland Delineation Report by Division of State Lands , dated December 20, 1989 . 16, Letter by Divtsion of State Lands, dated February 2, 1990, . b 17. Storm Drainage Study . 18 . 100 Year Storm Calculations 19 . Soils Investigation, dated January 4 , 1990 0111) , f . p Pb 21-89/VAR 2-90 Page 31 of 32 '' "a d �' f{ . o , 4 o , 20. Letter by Lake Grove Water District, dated January 30, 1990. 21. Applicant's Market Analysis 22. December 5, 1989 Memorandum by the City Council 23. Petition by Homeowner 's in the area • 24. Letter by James B. Blodgett, dated February 5, 1990. 25. Letter is he City Fire Marshal, dated February 7, 1990. 26. Letter by` the Wetland Conservancy, dated February 19, 1990. 27. Future Street Plan for PD 8-86-07 (Royal Oaks Planned Development) . 28. The Wal4ga Wetland and Windfield Estates Impact Mitigation 'and Long-Term Management Report, dated February 20, 1990. ° 29. 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'1 ,� 1 � S� ' • 1 .fir` a O -?'' , 1 t I, -,3 _- Crf `` _-`-.;.. _ tLrize,0000l_ — r�1 I tyi1 �t,� r .� ♦ � 11 r ,s \\.•\, 4,)..L 4. r ,64 . II ilf iii•‘ \ l'\ .S1 .A A, '1.% v.:Vvg %, . �' „ � ! CIS u gqt!I t 1t,„0- i r ., b 1, \ `' . ' �'' 4 r , 4 hill \ \ • ., 7,o.•w oo� f- ` ti ^ ' "„* 4• � . p r I Qj ssT)43= / i a\, �• /I .-1•'/ +y"L, �" `ii t2°�_ ,••Y .4I - / , '/'('• '' 4 ,i'''....... �1 ."•o,�� 1. 11-"�•4 , as 1 I ,� .tl` '+..�:- ..' ` aCi ,T` / "r t ';�,d, w.`'- A R 0 "•'ie...,� • , i r.• ` u � � / /'' ten`; ��v:, r• o ~^► ''C-i T...- , , a "44• ' . • u ', � , ,F .,,&i0 t n .4TL,care - i L.�. t.ywlt JJM.b..WON, m�a 7•', 7 WINDFIELb ESTATES •,Jiiutr w � o ,....i,s..irL•.,YcY; mow`= �Gl ---''- 'O MAC 1Y if?Pitt Mir lINIM ir+ t,i. � tt� 1: p6 07 II ' ..• . ,. 5 N y <7 tilt _____,, ii 1,1.4.\,:fsr\-r- ,i„,. " . .1,. 1— ,..,. II I/1—;—• , " f,I� , ti ,moo' II •.a' ii a, 1 1 „ n qY { d f t` ,Ia I ;a •, / Alt e \it 1.C.J- iti I IL. I •^ - },•, � rP li • • • I 'I, . it � I1 I � •• I roe= . 4 h m I I ,, I \;It t • 1 :3 RI . t� .,%\ I 2. ' I l' L .,,,o, t• \ i _,„0„ . 111A 10. : Pi ' 11%. 1,4..' \: il 11..,:'..,... . ` F FP Ir.r. `�� I m I & r-,,., 1 a w '', I I ,, m 14,�'1 7� Eoi i , ..) y -......„, ----....____ :,4 ‘,..,:t:%:::,,, .:.-:.. ,-,...*:*. kki,. 14t:,„.'... .:,,I,..1.\\, i I,' ,,,I.:4:„, ..., ,iii/,,. ----................„ -.J..,..4. ' Ill "a ''. \------ / m �, /,/ _✓ ^1 In 5, ' / n I ..,.// / v. 1 I I.�``' L. ��\.$ `,.. . 7,. t ` `tir 1 1 • ^�."ram I ray \ 11 1+. .,,.44. , ae y •.I .+ I$ N Ix t. 1. .. I / .t-..",. ....''`. , n ,;. yR/p „QI/ t 1'0il.li, Q!. ;;?/ l ^ ' . .`moo .i „- ' t' - ,., '`.` •... •#' 1 21 EXHIBIT 2 WINDFIELD ESTATES nomeiria �4 t O.ate. •a,.1- li ,.....4 am.MAIL �Wa. = ' stole YLOT!•L1W ltia r.m mineeMIMI ++rr .. ` `ra er ��ltta ". • ' - 1s A G • t, • ti yam. "Ab`.. • '•. -__...�-15'.... 1 ,I1. G11�_RMIAN_ - =.- 1 r _.-i ` lam, ..... 7 _1i-.7 ..N..1. 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Department of Transportation & Development WIN/TON KURTH EXECUTIVE DIRECTOR , RICHARD DoPP DIRECTOR OPERATIONS 8 ADMINISTRATION TOM VANDSRZANDEN DIREJanuary 18, 1990 PLANNING&DEVELOP►�IENT / C„V Hamid Pishvaie Development Review Planner City of Lake Oswego ; 380 "A" Street Lake Oswego, OR 97034 SUBJECT: PROPOSED WINFIELD ESTATES I have had conversation with Mr. Jerry Veenker of the Holman Company and have learned of his proposal for subdivision of • land north of Oak Ridge Road. City annexation of the affected property and extension of the City utility services appear necessary to allow this development referred to as Winfield Estates. .'Osk Ridge Road is a public road and receives no County maintenance. Redevelopment in the vicinity increases the need f ,ir improvement and repair of Oak Ridge Road and, unfortunately, Clackamas County has neither the means or the methods to play a ' / principal role in the roadway improvement. The City of Lake 1r Oswego needs to consider these matters in making any decision respective to the subject proposal. This department offers its cooperation if the City should resolve to effect improvement along Oak Ridge Road in the support of the neighborhood betterment and the Winfield Estates subdivision. M 17Jf L,' `� 'L C; ,nJ P; 1" NNIS EVE SO - Development Coordinator fly ethnical ices Section Ia JA,,, I i l'd DE/kb �,,.^'._ �. ... / c1r 11. ' • 4, 1 I . ' ' ', 4" 4 EXHIBIT /e 902 Abernethy Road • Oregoh City, OR 97045-1 1 00 • (503) 855-8521 • FAX 650.3 pp if.fci i »' it. •el• .• V • 4 4. f • 0. • 1; , • • • • • 1 • • PI • WI tN DFIELD ESTATES • BY t . THE HOLLMAN COMPANY -n •- A "N JA1S 110:it 1.k. 1,1;) Li 1; • • 0 1:17J0 ,Ar ••••••••••••••••••• •••,. L6 11^. ,••• • • • D`-• p EXHisIT' )I 11511-61/Whe • • INTRODUCTION This application represents a request for a major development consisting of a "41 lot subdivision. The applicant plans to construct high quality, high value single family residential homes . The target market for these homes will be double income couples, generally without children. The applicant has built a similar development in the area. Out of 70 homes sold, there were only threechildren . Market research also indicates these buyers are looking for single story homes on small lots with low yard maintenance. This development is designed to meet these market expectations . COMPREHENSIVE PLAN Land Use Designation The subject property consists of seven Tax Lots 2200, 2300, 2400 Map 21E 7AC; and lots 1100, 1301, 2200, 2300, and 2900 21E 7DB. The total• area of the development consists of, 16 . 4 acres . The applicant has submitted a petition to the Boundary Commission for annexation to the City of Lake Oswego. However, this process is not yet . completed . The Petition is scheduled for hearing before the Boundary Commission on January 18, 1990 . The property is currently under the jurisdiction of Clackamas County's Comprehensive Plan . The site is currently zoned R-8 . 5 by the county. The site is located in a medium densit resident:a: ne l yhb he wo . Y • Thane 1,s a large stand of trees And wetlands area in the center of the Site that has been designated as a "Distinctive Natural Area'', site 29, Map page 34 . General Policy II ( 5) , on page 51 of the Comprehensive Plan states, ''Provide for density transfer on individual parcels to allow landowners to shift development tt, preserve wetlands . Type of Application/Action This application t ‘ for a preliminary plat to create 41 single lots,famTheily pro et in a1 : knr,�', rom al a900 singleare phaseet to 14, 160 development ,squaiec feet . a A Planned Devc ' .:�pment Overlay is required pursuant to section 48 . 470 ( 2 ) because the site contains more than four acres. A 410 Density Transfer is discussed below under the section on density calculation. 1,\ 1 • • • A Class ii variance is also requested to Sectiu %4 , 020 2 , a . , Wetlands, Standards for Approval . The purpose of the variance is to allow for construction of a sanitary sewer line through the wetland area of the site . ZONING Zoning District The subject property and surrounding area is currently zoned R- 8 .5 by Clackamas County. Subsequent to annexation, staff has indicated the City will rezone the property to. a R-15, with a , Planned Development Overlay, consistent with section 48 .090 ( 3 ) . The City does not have an R-8 . 5 zone . The closest City zone would be R-7 . 5 . However, this area has been designated for R-15 zoning in order to allow protection of the wetlands through a ' density transfer . The transfer of density results in a development pattern compatible with the R-7 .5 or R-8 . 5 zoning standards . The proposed plat is further consistent with section • 9 . 020 (7)a, in that the perimeter lots of this development will. be at least 75% of the minimum lot size of the abutting (R-8 . 5)zone . This equals a minimum lot area of 6375 square feet for all perimeter lots . All but 5 lots exceed this square footage and the 5 lots are all interior to this development. They do not abut the R-8 . 5 lots . Zoning Standards Zone lot area/unit lot width lot Tooth R-7 . 5 7500 sq. ft. 50 ft . 100 ft R-15 15, 300 sq. ft . 9Y 4- Most of the proposed lots do not comp:J with the minimum dimensional standards for the R-15 ..one , This is due to the street pattern combined with the density transfer from the wetlands . However, with the density transfer, the plat has been designed to conform to the R-7 . 5 lot standards . All lots, except lots 6 and 7 (south ) meet the minimum width standard of 50 ' for the R-7 . 5 :one . These two lots are both on a aql •,fie I A . ,.y i .• , .n nat L 45 ' q-rpo , irnntaqe, which exceeds the minimum f fret . The tear of fho'se iota do exceed the 50 ' Width . i,10 , ••" lots do not meet tuft mtn .mum depth standard of 100 trrt , This is due to the lrr ��i,, l,lr nh4pe of the v,t' Lels %.t.mbihed wetland boundary and street a l I ji.meet . 2 �� . 1 ® The City' s code, provides for flexibility in devel�►pment standards �, through the application of a Planned Development Overlay. The transfer of density is consistent with the City's policy for protection of wetlands and the obvious result iI a development pattern that does not meet the strict requirements of the base R- 15 zone . Section 48 . 470 Planned Development " Overlay - Purpose, Applicability. va 1. The purpose of the Planned Development Overlay is to provide greater flexibility in development of land, encourage variety in the development pattern of the comOunity, encourage mixed uses in a total area which could not otherwise be efficiently arid aesthetically developed as an integrated whole, encourage developers , • to use a creative approach in land development, conserve natural land features, ;facilitated a desireable aesthetic and efficient use of open space, create public and private common open space, and \\ flexibility and variety' in the location of improvements on lots with diversity of the use of land. , 2.II ineaofny the Planned Development e elop ent Overlay (Pb) is allowed District iiso required in any zone for a residential development 'posal of 20 or more units or four or more acres that is classified as a major development pursuant to the terms of LOC Chapter 49 . , The subject site contains more than four acres . Therefore it is required to be a planned development. The PD flexibility is necessary to allow for protection of the wetlands through density transfer . The development will not exceed the 1 Maximum density , - allowed by the lot area and base zone. •. Setbacks front side rear, R-7 . 5 20 ' 5 ' 25 ' R-15 20 ' 10 ' 25 ' is `;' ,.led 20 ' 5 ' 20 ' 15 ' on side of corner lots . • • "`+o pc opuwed lots are of sufficient size and shape to 1,u ommu„ 0 1. t-- �t ,:.i i housing styles within the standard setbacks;, f{u�.ac:v ,; , ttei. target market is seeking single story, spacious homes on smail lots . For h is gntpsetbacks are proposed to ' IIaccommodate a largerbuildingfooprint asnoted above , • .V 3 1 V ( .: ' .. Build `�' Minding Height Lot Coverage , 0 35 ' R-15 30% , All future buildings will be designed to meet the lot coverage standard of 30% for the R-15zone . • DENSITY CALCULATION • The gross area of the site is 16 . 4 acres less street ROW of 2.05 acres yields a net area of 14 . 35 acres or 625,086 square feet. Divided by the minimum lot area for R-15 of 15, 000 square feet equals 41, 67 uni .it This equals a maximum total of 41 units allowed for the site . Forty one lots are proposed. Therefore this development complies with the designated density, and planned development zoning criteria. It protects the wetlands through a density transfer and provides a lot pattern consistent with the surroundf g neighborhood. r DEVELOPMENT STANDARDS 1. 005 Historic Resource Preservation: There are no designated o: sign'f',cant historic resourJes on this site . • . 2 .005 Building Design: ' This standard applies to maior developments involving structures . This application is for lot development only, no structures are involved. 3 . 005 Stream Corridors : There are no stream corridota on this Site . y . 4 . 005 Wetlands : A portion of this site is designated as Distinctive Natural Area, • It24, page 31 of the Community Resource Element of the r Comprehensive Plan. The natural area is a Wooded Wetland located • in the center of the si }o . W,,tta;d rjb;ectives and polities are , set forth on ,pages 5� in,t '• ,' the Plan . : • Consistent with these : It., tes,, the Wetlands boundary has been w surveyedind will to iltf'h' : E t +i,i ,i:s a separate tract. A letter from tho btvi3 :en of $ it M Liitid8 is included with this , application regarding the wetland delineation. NO lots will be . . located Within the wetland area , III ( 4 _ ‹,..1 •.) _.) .. .sli,1 , 10 4 020 Standards for Approval . , 1 . Development within essential wetlands shall be „ allowed only to the extent that it preserves; and is compatible with the functions of wetlands as listed in Section 4 . 035 (1) . Such development includes, but is not limited to: a . Conservation of soil, vegetation, water, fish, and wildlife; b . Outdoor recreation including hiking, nature study, camping, and •swimming; c. Walkways, docks, etc. , built on piers; and, d . Uses associated with adjacent development, including yards, play areas . The p posed development requires extension of a sewer line - throug the delineated wetlands . This will be the only improv rent to be located within the wetlands . • Sanita y sewer is an associated uses required to Support • reside vial development . It is f necessaryr this line to be..n locate in the. wetland area in order to Frovide gravity flow servic to southern portion of the site, as well as for future gravit service to undeveloped properties to the west . 2 . Any development is allowed in essential wetlands only after the permit granting authority concludes that all of the following cr .t :ria are met: a . The proposed development is primarily dependent on being located in, or in close proximity to, the essential wetland; Locati 1 of the line within the Wetlands is as directed by City staff , However, location of the line within the wetlands will requir a variance to Section 4 . 020 2 . a . , Wetlands, Standards for Ap :oval . See 49 . 500 ( 2 ) Variances below. b. There are no feasible alternative sites available outside the essential wetland; Altern tiVe alignments for the sewer line hsvve Leon considered. Drawin a o: the '0, cation and profile ate aria. ki an exhibit . The ne 3hboring property/owner to the west ( Lot 2100, 21E 7AC) was co :'.acted regarding possible coordination of the seWer line 5 , a 04 design and location . He refused to cooperate, including not providing an easement to cross his site . This required extension of the alternative line from the intersection of Carman Drive and Royal Oaks Drive . The only other alternative alignment would extend a line west on Carman Drive and south on Inverurie Street to the southern lots . This alignment is approximately 1300 feet longer than the proposed alignment . However, due to topographic elevations through the wetland area, it cannot be constructed as a gravity flow line . The design profile shows that the sewer line would daylight at manhole #11, approximately at the intersect irn of Baliene and Inverurie . Ultimately, it would extend about 8 -10 feet out of the ground at Oakr`idge Court or manhole #16 . Such a line would need to be served by a pump station in order y for it to be constructed underground . Further, it also must cross the wetlands which extent across Inverurie Street . Therefore regardless of the route, the line must cross the wetlands . The proposed alignment is more functional, practical and cost effective than the alternative . It will be of minimum length and will provide gravity service to the southern 17 lots, as well as areas to the west of the site . c . The applicant has provided sufficient information to demonstrate the need to locate the proposed development in the essential wetlat+d, and the lack of feasible alternative sites; The applicant has provided information sufficient to demonstrate the proposes: sewer line location is the only feasible alternative . d . The proposed development would not significantly damage, reduce or pollute the essential wetland; and, The defined wetlands will not be reduced as a result of construction of the sewer line . Any interim damage will only be temporary and all functional values will be protected and/or mitigated by acceptable design and construction methods . Construct ; rn will cons :scent with Section 4 . 025 . e . The applicant has demonstrated that the design and construction of the proposed development provides for protection and enhancement of the essential wetland to the maximum practical extent. 6 All information as requested by staff has been provided . Additional information will be generated as a result of application to the Division of State Lands for a Wetland permit . These will be final construction plans, as opposed to preliminary plat design plans. rr • 3 . The development shall provide for the survival and quality of essential wetland areas through careful site design including density transfer . The design shall incorporate wetland features (ponds, streams, vegetation) . • Location of the line within the Wetlands is as directed by City staff . All lots have been designed outside of the wetland • boundary. However, location of the sewer line within the wetlands will require a variance to Section 4 . 020 2 . a. , Wetlands, Standards for Approval . See 49 . 500 ( 2 ) Variances below. • The Wetland tract will be preserved as permanent open space . • Further, storm drainage management and density transfer will be • employed to ensure protection of the open space . All `unctional values will be preserved as required by Section 4 . 025 and the Division of State Lands , The surveyed wetland area contains 7 . 20 acres . This is 43% of the total site . 5. 005 Street Lights : Street lights will be provided consistent with City standards for residential streets . There are no public pathways, access ways or parking lots associated with this development . 6 . 005 Transit System: 6 . 020 Standards for Approval • • 1 . All major developments are required to provide facilities to serve multi-passenger transit. a : The extent of the facilities required for a . particular site shall be determined based Upon air ina ys is of : i . EXis'. !nq and projected adjacent transit ii . Proximity of bus routes, 4 7 '._ 1 iii . Proposed development, 4111 . . iv. Expected patronage . There are no existing or projected transit facilities adjacent to ;, this development . Lake Oswego is currently served by Tri-Met �'•. routes 35, 36 and 37 . The closest transit route to the site„ is the 37 line, which travels on Iro.^_ Mountain Blvd to Upper Drive, crossing Boonea Ferry ° to Lake Forest Blvd and then crossing • Carman Drive about a half mile west of the site . No transit • service is currently planned for Carman Drive . The proposed o development 'is for single family lots which is not expected to generate a high transit patronage . b. Hard surfaced pedestrian paths shall be provided to connect the development with: i . The nearest adjacent multi-passenger exchange facilities, or ii . To adjacent paths which lead to nearest loading/unloading: facilities . This development will provide a standard 6 foot property line sidewalk on Carman Drive; and 5 foot property line sidewalks on • one side of the streets within the subdivisiozi;: These sidewalks will ultimately provide pedestrian linkages to transit facilities • , ' . as additional sections of the sidewalk system on Carman Drive are built by other developments . M 7 . 005 Parking and Loading: h j T` t3 fe'Je,:opment does not generate a pa 'king and loading need;, Parking requirements per dwelling unit winJll be met on each lot as it develops . J I( 8 . 005 ' Park and Open Space : u 8 . 020 Standards "All major residential deve],jopments and office campus developmet�'t shall N provide open space or park land approved by the City in an aggregate amount equal to at least 20 percent of the gross land area of the development . . . " ,,k, , ), . 8 . 035 Procedures : 4 . "Lands shall be selected by the cityfor reservation ervation as open space areas or parks in accordance with the following priorities : ! ' a . Distinctive Natural Areas identified in the Comprehensive Plan. " There is a stand of trees and a designated wetlands in the center of the property. It is designated as a "distinctive Natural Area" on the Comprehensive Plan. The delineated wetland area is equal to 44% of the site and will be set out in a separate Tract as permanent open space . b . Protection Open space as defined in the Comprehensive Plan. The wetlands are intended to be protected as "Protection Open Space" designations on this site . • c . Proposed Public Open Space and Parks " including intra-city bike/pedestrian pathways . The site is not identified as a potential public park or open space area . However the wetlands will be set aside as open space area . ,55 letter from the Division of State Lands is attached • regarding a wetland permit for the installation of utilities in the wetland . This will be the only encroachment into the protected wetlands. Stbrm Drainage Management will ale : be provided to protect against deterioration of water quality. d . woodlands, tree groves . There is a large stand of trees on the site generally associated with the wetlands . These trees will be protected as part of the wetland set-aside . e . Specimen trees . There o:'e el eree : ,;yen trees on this site . A Natural meadows . There .,= t,;, ;,10,1lc:w on th1:! alt . � s g . Topographic variations, such as rock 410outcrops, cliffs, extreme slopes, riverbanks . ' 9 4 There are no significant topographic variations on the site, such as rock outcrops, cliffs, extreme slopes or riverbanks . Topography on the site varies to some degree, but does not create any particularly unique or visually significant character for the site, except for the low-lying wetlands . h . Conveniently located areas where recreat'.�ion opportunities can be created . Examples include trails, nature study sites, picnic areas, or view points . The wetland area offers limi+;ed potential p ial to create zeaYeation opportunities . The City has acquired property to the east-of this development, including a park site east of Waluga Drive . The City staff did not indicate any interest by the City in providing public access to the wetland area . I . Scenic views and vistas . There are no view corridors from the subject site . Views are limited by ' topography and existing vegetation. Slopes on the site are generally to east and south. Elevations range from 236 feet MSL at Carman Drive to 218 feet in the ` wetlands . These elevations do not provide for any specific views . J . others . " The subject site is not significant relative to providing special open space or recreational opportunities unless the City decides to link the park and wetlands . It is well suited for residential development . Such development will not eliminate the opportunities that may exist on the City land to the east . It mill, in fact, enhance such opportunities by providing potential for public access to the significant grove of trees and wetlands . Therefore, the wetlands are the only open space proposed as a part of this development . 9 . 005 Landscaping, Screening and Buffering: This development proposes only single family lots . Therefore landscaping plans are not required for the lot area. Each lot will be landscaped by the purchaser as homes are built . No specific improvements are pro osed for the wetlands , This area is to remain natural . The applicaticn documents incl':l?" i'1 ;0,r0o'1 tree plan and a ^ e the development i,svconsste n consistent with the esurrounding � densities,`there is no need for screening . However, as specified by staff, the wetlands will be 'r '6nced off from each lot . 4111 10 1 ) ' • 9 . 020 Standards for Approval : 0 Standards 1, 2, 3, 5, 6, and 8 do not apply to this development as it is for single family home site which are not dissimilar to existing development. 4 . Street trees will be provided as shown on the street tree plan . 7 . a . All lots are sized to provide at least 75% of the minimum lot area of the adjacent residential zones . b. All proposed lots are for detached single family • homes with standard setbacks . c. The City will be applying R-15 zoning to this 4 property. It will be a planned development. 0 10 .005 Fences : All fencing will be installed by lot purchasers in conjunction M with construction of homes . Such fencing will be designed consistent with the code standards . Street side fencing on lots 1 and 13 will comply with LOC 50 . 350 . Fencing will be ;'provided to separate ,the wetlands from each lot . 11. 005 Drainage Standards for Major Development: 11. 020 Standards for approval : 1 . All drainage facilities whether private of public will be made accessible at all times '' for City inspection Access/maintenance easements will, be provided on the final plat or in recorded easements . These easements will be of sufficient width to allow with maintenance and inspection equipment . 2 . The drainage system will be constructed with temporary ` •k sediment contLol measures as outlined in Section 16 . 005 Erosion Control . The permanent system will rely on the wetlands as a regional detention facilities . The DSL investigation of the wetlands indicates they function as a biofiltration system, A-Mitional filtration will be designed into the system :~ ; .i _ : s pr.3tect water quality. ' + the entire system will be consistent - with the City' s ",tandard ^r Conatr; cti P Drawings" . ..,. ;� .r.: i f i �Jti :,^,'w Ind Dxawi .�� 3 . The drainage plan is illustrated on the Preliminary Utility • Plans and Preliminary calculations . This system has been designed so as to not have any adverse affect on other properties or the wetlands . (see 04 ) 11 . _ ,, • 4111 • 4 . Storm water detention and. filtration will"° he provided by the wetlands . .The system has been designed to maintain runoff rates front the site at their natural undeveloped levels,consistent with the City's standards . �� 5. The storm system design meets City standards . It has be€_tin designed taking into account existing drainage patterns, soil properties and site topography. Appropriate Management will provide biofiltration to maintain water quality in the wetlands . llr005 Drainage Stand4rds for Minor Developments : This application is for a major development. This section does not apply. 13. 005 Foundation Soils : There are no weak foundation soils in this area . A preliminary soils report has been provided based on Soil Conservation reports . A detailed field investigation and soils report will be provided at the construction design stage. 14 . 005 Utilities : 1. Utilities Required • 111, a . Sanitary sewer - see Preliminary Utility Plans . / ... %/ b. Water - �� Water service will be provided by the Lake Grove Water District. Existing lines in the area provide ample fire and domestic flows in excess of 1500 GPM. �- C . Sidewalks and s,kq pedal pedestrian ways - see Preliminary Plat. T d . Street name signs - Signs to be Road intersections . g provided at all a e . Traffic control signs and devices - Stop sign at • Carman Drive and other major itntersections . ., £ . Street lights - To be provided consistent with i` City standards and served be underground power . 4,, g . Underground utility lines - All uti ` 4 .t provided underground as required . 0 12 C/ ff 1 ..A....... .. -. //, • h . Streets - see Preliminary Plat . 1 . Underground T.V. cable -, Underground T.V. cable will be provided in a common ditch. 2 . Required Easements All required utility easements will be provided . All utilities have been designed by a registered engineer . They have been designed consistent with City standards and in consideration of subsections 14 . 020 3 to 8 . A sewer line and easement will be provided to allow LOt, 2401 to connect to sanitary sewer . z 16 . 005 Hillside Protection and Erosion control : 16 . 020 Standards for Approval 1. The project is designed to minimize the disturbance of natural topography, vegetation and soils : 2 . The design grade of the street follows as close as possible the natural ground elevations to minimize cuts and fills . IIII 3 . All cuts and fills will conform to the requirements of LOC Chapter 45 . 4 . , There are no landslide dangers on this site. 5 . Cuts and fills are shown on the Preliminary Plat see also 4 3 above . 6 . Roads - see the Preliminary Plat for street design sections and drainage control measures . s. 7 . There are no slopes over 50% on this site, therefore this section does not apply. 17 . 005 Floodplains : , There are no floodplains on this site . Therefore this section does not apply . 18 . 005 Access : 18 . 020 standards for Approval : , 1 . Every lot has been design with at least 25 feet of frontage on a public street . 0 13 ' 4 ,. , 4/ )/ 2 . Access design conforms to all of the following criteria : 4111 a . Topography - The topography at all intersections allow for adequate and safe access and,,: egress from the new local streets . Access from the local street to each lot is also safe and convenient . .Sight distance will be provided to conform to section 48. 530 . b. Traffic volumes from this" development are estimated to range from 280 to 400 vehicle trips per day. c . Carman Drive is designated as a two lane collector street on the Lake Oswego Comprehensive Plan . d . According to the Comprehensive .Plan, page 157, current traffic volume on Carman Drive is 2300 ADT ( 1987) . e . Projected traffic assignment is 4000 ADT, as shown on page 158 of the Comprehensive PLan. This development will provide safe and convenient access . The traffic impacts will not exceed projected volumes . 3 . There will be no direct access to an arterial, from this development . 4 4 . Each lot will have direct access to a local res/idential street . 5 . This development ' p provides for road eXtensions to the parcels to the east of the site . This will provide ublic street access to the existing residents on the adjaent lots and will accommodate future development of the vacant land . 6 . Satisfactory access is available from a public street, so this section does not apply. The street system has been designed based on the recommendations of staff from the pre-application conference . They are as follows : Carman Drive 60 ' ROW, 36 ' paved, with curb and gutter /and 6 ' property line sidewalk , Inverurle Road % 40 ' ROW, 2d ! + r. tc x t paves �o ,,,o,,,.;i e...s ,.ing stub from Oakridge Rd . , with curb and gutter and 5 ' property line sidewalk , oak Ridge Crt . 50 ' ROW; paved to match existing stub, sidewalk to match existing , 4111 14 1 • r 'mot. . ____ ..: , , 0 , % t, Royal Oaks Dr . 50 ' ROW, 32 ' paved, alignment to p Y 9 provide future extension to east to connect with y'L existing segment . One foot control c.._ .( strip at east terminus . Other locals 40 ' ROW, 28 ' paved, 5 ' property line �. sidewalk on one side . f' 19 . 005 Site Circulation: 19 .020 Standards for Approval : 0 1. There are no private streets proposed withln this development, thfore this section does not apply. , 2 . Only one driv4way per lot is proposed for this devel pment . 20 . 005 Site Circulation, Bikeways and Walkways : Carman Drive' is designated in the Lake Oswego Comprehensive Plan to have a public bikeway. This 'road is currently a narrow two lane facility. There is no pathway established at this time . there is an adequate 60 ' right-of-way width for Carman Drive. , 0 Additional right-of-way will be provided to accommodate a 40 ' ROW on Inverurie Road . There is a proposed bike path along the north side of Carman Drive . However, it does not exist at this time . 20 . 020 ;Standards for Approval : 1 . No bikeway is proposed as part of this development . . 2 . The sidewalks in this development will be public . 3 . The sidewalks will be designed and constructed to City standards . 4 . The sidewalks will be part of the public road system. SOLAR ACCESS 57 . 020 Design Standard . At least 80% of the lots in a development subJect to LOC 57 . 010 - 57 .040 shall comply with one or more of the options in this section. In order to be included 10 in the 80% requirement a lot must also comply with LoC 57 . 035 . A l 5' • e . N • • 0 , . . , ,, N ` 1 , Basic Requir m h., ent . A lot complies witthis 1 sect-ion if `it: ti a . has a north-south dimension of' 90 feet' or more; and, b. has a front lot line that is , oriented within „ 30 degrees of a true east-west axis . 2. Protected Solar Building sine Option. In the. lternative, a lot complies with this section if a "' 4olar building line is used to access as follows : protect solar • a . A protected solar building line for the lot ,, �, to the north is designated on the plat, or documents recorded with the plat; and, b. The protected solar building line for the lot to the north is oriented within 30 degrees of a true east-west axis; and, c . There is at least 70 feet between the • protected solar building line on the lot the north and the middle of the north-south dimension of the lot to the south, along a line perpendicular to the measured protected solar building line; and, d . There is at least 45 feet between the protected solar building line and the northern edge of the buildable area of the lot, or habitable structures are situated so that at least 80% of their south-facing wall • will not be shaded by structures of non- exempt vegetation . 3 . Performance Option. In this alternative, a lot ,complies with this section i '; a . Habitable structures built on the lot will.. have their long axis oriented within 30 degrees of a true east-west axis and at least 80% of their floor th Wall protected from Shade bystructures uand hob- exempt trees; or, • ' „ . 16 0 J n '. ,0 , , b. Habitable structures built on the lot will have at least 32% of their glazing and 500 square feet of their roof az!ea which faces within 30 degrees of " south and is protected • frum shade by structures and non-exempt trees . b • 57 . 025 Exemptions from Design Standards . A development is exempt from the requirements of LOC 57 . 020 if the hearing body finds the applicant has shown that one or more of the following conditions • apply to the site , A development is partially exempt from LOC 57 .020 to the extent the hearing body finds . the applicant has shown that one or more of the • following conditions apply to a correa;ponding portion . ` of the site . If a partial exemption is granted for a given development, the remainder of the development shall comply with LOC 57 . 020 . 1 . Slopes . The site, or a portion of the site ,for which the exemption is sought, is sloped `20% or more" in a direction greater than 45 . degrees east or west of true south, based on a topographic survey by a licensed professional surveyor . 2 Off-site Shade . The site, or a potion of the w site for which the exemption is sought, is . within the shadow pattern of off-site , features, such as but not limited to structures, topography, or non-exempt vegetation, which will remain after development occurs on the site from which the shade is originating. . . . 3 . On-site Shade . The site, or a portion of the • site for which the exemption is requested, -is : a . Within the shadow pattern of on-site features . ; or b. Contains non-exempt trees at least 30 feet tall and more than 6 inches in • diameter . . . 57 . 030 Adi.ustments to Design Standard . ' ' I/ The hearing body shall reduce the percentage of lots that must comply with LOC 57 . 020 to the minimum extent 17 . (10 ' necessary if it finds the applicant has shown one or more of the following site characteristics apply: 1 . Density and cost . If the design standard in_ LOC 57.020 is applied, either the resulting density is less than that proposed, or on site development costs (e .g. grading, water, storm drainage and sanitary systems and roads ) and solar related off-site development costs are at least 5% more per lot than if • , the standard - is not applied. The following conditions, among others, could constrain the design of a development in such a way that compliance with LOC 57 . 020 would reduce density or increase per lot costs in this matter . The applicant shall show which if any of ,, these or other similar site • characteristics apply in an application for a development. kw. a . The portion of the site for which the adjustment is sought has a- natural grade that is sloped 10% or more and is ' oriented greater than 45 degrees east or 4111 west of true south based on a topographic survey of the site by a professional land surveyor . b. There is a significant natural feature on the site, identified as such in the comprehensive plan or development • standard, that prevents given streets or lots from being oriented for solar access, and it will exist after the site is developed . c. Existing road patterns must be continued through the site or must terminate on- �, site to comply with applicable road standards, future streets plan, or } public road plans in a way that prevents `` given streets or lots in the development from being oriented for solar access . d . An existing public easement of right-of-- way prevents given streets or lots in the development from being oriented for solar access . 2 . Development AMenities . . ee 4111 ' , 3 : Existing Shade. ea . 18 , , +. a j . • There are forty-one lots in this plat . Eighty percent ( 80% ) equals 33 lots . The site nor any portion or' it does not ualify for any exceptions from the design standard as set =arth ,:in Section 57 . 025 . But some lot qualify for ad;ustment of the standard as` set forth in Section 57. 030 . Twenty-fiow of the proposed lots meet the "Basic Requirement" fo r or solar access . They all have a 90 foot north-south dimension and have a front lot line oriented within 30 degrees of tree east- west axis . These lots include : !$ / /60 South of the wetlands : 1, 2, 3, 4, 5, 6, 4AP, and ON and North of the wetlands : 7, 8, 9, 10, 11, 12, 13, 15, 16, 17, 18, 19, 20, 21, 2�2. (v9044,g'" In addition to these lots, two lots can comply through.: .' creation of a protected solar building line . These lots are : _ South of the wetlands : 11 / North of the wetlands : 5 Further, both lot 14 south and lot 14 north of the wetlands I functionally meet the basic design requirement, although not technically. g They both have a front lot line oriented within 30 . degrees of true east-west axis, but do not have a 90 foot north- south dimension . However, they both abut the north side of a street which functionally gives them more thcn the rect:ired 90 foot depth to ensure no shading from the south. Therefore they comply with the intent of the solar access provisions . Section 57 . 030 provides for adjustments to the design standard based on significant natural features and required alignments or continuations of existing or planned roads which prevent lot designs oriented for solar access . This site contains a large W6tland area situated in the center of the development. This significant natural feature will remain after the development . Its location within the site limits the • lot depths and street orientations that would otherwise maximize solar access . In order to maintain the allowable density for the site, a density transfer was required . This results in smaller lots than would otherwise occur in an R-15 zone . The reduction in lots size in many cases eliminates the option of providing a protected solar building line . Further, The plat design Was limited by the requirement to provide for continuation of existing street alignments for both II Royal oaks Drive and oakridge Court . oakridge Court is south of the wetlands . It is a stub street that is aligned, in a north ' south direction . Because of the wetlands, it must be des14ned as • 19 a cul-de-sac . This results in lottm',�� $, 9, „$ i a'nd 17r1n oriented With the front lot line on a north-south axis or non- solar alignment . Royal Oaks Drive is designed to extent from its projected east- west alignment beginning at the east property line of the subject site . It then must curve to a north-south alignment in order to intersect with Carman Drive at the north property line . This results in lots 1, 2, 3, 4, 6, 23, and 24 being oriented in a non-solar alignment. Based on these site and street characteristics these 11 lots qualify for an adjustment to the required percentage of compliance ( "57 . 030 The hearing body shall reduce the percentage of lots that must comply. . . ", EMPHASIS ADDED) . `It is noted, however, that buildings° on most of these 11 lots could be • designed to comply through performance option 3 .b . The plat provides 28 solar lots, which is 68% of the total lots . It is requested that under 57 . 030 b.and c . the hearing body grant an adjustment to 68% and conclude compliance . However, if • required by the hearing body, an additional 4 lots can be brought into compliance through the performance option. This would yield the 80% compliance requirement . 49 . 500 Variances • Classifications . (1 ) A variance which would allow development not in conformance with the requirements of the development standards may be granted . A Class I variance is a request for a minor change from the requirements of the standards Which will have little or no effect on adjacent property or uses, including: A. Variations from maximum fence height restrictions . B . Variations to 25 foot street frontage requirement. C. Variation to maximum grade of a private street or driveway. D. Variation to 300 foot limitation on cul-de- sac length. E, Variations from driveway Width requirements . F . Repealed. G. Variation from the requirements for distance of driveways from intersections . H . ;tOmission of curb requirements , I . Variation to requirement for fire truck access . • J . Variation in type of driveway. K . other similar variances , 20 . S y All other requests for variances are Class II lb variances . The City Manager shall determine whether a request is a CLass I" or Class II • variance . ( 2 ) A Class I variance may be granted by the City Manager , and considered under the procedures provided for minor 'le;velopments set forth in LOC 49 . 200 - .225 . Class II variances may be granted after consideration at a public hearing held by a * Y hearing body pursuant to LOC 49 . 610 -. 620 . An application for a Class II variance shall also be processed pursuant to the minor development procedures, however, the decision on the i application is to be made by a hearing body and not the City Manager . However, any Variance which is ;; being requested as a part of a , major development approval shall be considered in that process and not as prescribed by this `section . For either type of variance, the granting authority must determine that the requirements of ' ' 49 . 510 and 49 . 615 are met . In consideration of this development plan, it is necessary to 0 apply for a variance to allow construction of a sanitary sewer line through the wetlands . The sewer line is not primarily dependent on being located in, or in close proximity to, the essential wetland, as required by Section 4 . 020 2 .a . 49 . 510 Variance Standards . (1 ) The granting authority may grant a varianc,q from the development standards if it is esta'il�ished that: i, A. The request is necessary to prevent , unnecessary hardship; and, • This variance is necessary because the sewer line must cross the , wetlands in order to serve the southern portion ( 17 lots ) of the site . An alternative alignment has been considered and is attached as an exhibit . The neighboring property owner to the West (Lot 2100, 21E 7AC) was contacted relative to coordination of the sewer line design ` and location . He refused to cooperate, including not providing `!n easement to cross his site . This required extension of the alternative line from the intersection of Carman Drive and Royal Oaks Dirve . , / • c, "Th.e alternative alignment would ,,extend a line west on Carman Drive and south on Inverurie StreetAto the southern lots . This alignment is approximately 1300 ,feet longer Char the proposed alignment. H'bwever, due to ..opogi aphic elevation through the wetland area, it cannot be constructed as a gravity flow line . The design profile shows that the sewer line would daylight at manhole 011, approximately at the intersection of Baliene and Inverurie . Ultimately, it would extend about 8 -10 feet out of the ground at Oakridge Court or manhole #16 . • Such a line would need to be served by a pump station in order for it to be constructed" underground . Further, it also must cross the wetlands which extent across ,, Inverprie Street. Therefore a hardship exists, in that regardless of route, the line must cross the wetlands . The proposed alignment is more functional, practical and cost effective than the alternative . It will be of minimum length and will provide gravity service to the southern 17 lots, as well as areas to the west of the site . B. Development consistent , with the request will not be injurious to the neighborhood in which N the property is located or to property established to be affected by the request; and, Development as proposed will not be injurious to the neighborhood . It will be designed and constructed consistent with wetland protection standards . Appropriate mitigation will be provided, as required by the Wetland permit to be issued by the Division of State Lands . It will provide needed gravity sewer service to the proposed lots, as well as undeveloped land to the west. C. The request is the minimum variance necessary to make reasonable use of the property; and, The request is the minimum necessary to relieve the hardship. It is the shortest route through the wetlands , It will be designed and constructed to minimize disturbance of the natural features, wetland values and water quality. D. The request is not in conflict with the Comprehensive Plan. The request,„is not in conflict with the Comprehensive Plan. The Plan desigi es this site fox residential development , In order to develop the site, it must be served with sanitary sewer . The IP sewer must cross the wetland , The construction will provide for 0 reasonable protection and mitigation of the wetland values, which is the intent of the PLan and Code . 22 c ( 2 ) In evaluating whether a particular request is to be granted, the granting authority shall consider the following, together with any other relevant facts or circumstances : A. Relevant factors to be considered in determining whether a hardship exists include : I . Physical circumstances related to the tr piece of property involved ., The site is divided by the wetlands . regular . This is further complicated by steep slopes to the west . In order to develop the site, it roust be served with sanitary''sewer . the sewer must cross the wetland . 0 ii . Whether a reasonable use similar to like properties can be made ,of the property without the variance . Reasonable use of like properties would allow for residential development . Such development must be served by sanitary sewer . Strict compliance with the wetland standard for the use to be primarily dependent on being located in the wetland would result in a loss of development rights for- the southern portion of the • site . ii . Whether the hardship was created by the ' person requesting the variance . The hardship results from the code standard as applied to this particular lot, wetland configuration and location of existing sewer lines . It was not created by the applicant . iv. The economic impact upon the person requesting the variance if the request is denied. The economic impact on the applicant, if denied, would be a substantial loss in income resulting from fewer developable lots; or substantial increased costs to construct the alternative alignment, with pump station. This would be a''less desire; i� .e sewer service . B. Relevant factors to be considered in • determining whether development consistent with the request is injurious include: 23 . • c 1 a) >C `) •• . n H�I , An analysis of the physical impacts such ,,.-' " development will have, such as visual, /%, noise, traffic" and the increased ,, potential for drainage, erosion and , , landslide hazards. The proposed lots will be similar to those that exist in the ' neighborhood . The sewer line will only temporarily impact the wetland area during construction. It will be designed so as ;;to not degrade the wetland values or water quality. The only noise .impacts would be during construction . There will be no traffic impacts related to the sewer line . Drainage impacts will be, mitigated through design and construction techniques . There will , no landslide hazard created ,,by. this development . ii . The perceptions of residents and owners • of property in the " neighborhood concerning the incremental impacts r C occurring as a result of the proposed variance . The perceptions of neighbors are not known. They will, however, have opportunity to comment on the proposed development . . . C. A de ermine. on of whether.' the standards set fort'i in 's,ubsection (1) are satisfied neceSsarily involves the balancing of compc4ting and conflicting interests . The ' considerations listed in subsection=' ( 2 ) A and B are not intended to be an exclusive list of considerations . The considerations are to'' be used as a guide in the granting authority's de'libe:tations . The lot and sewer service pattern „ proposed meets the functional intent of the Plan and code . There will be minimum disruption of the wetlands and it is the only reasonable method of providing sewer service to the southern portion of the site . The applicant is served yby an economically viable development • with quality lots . The neighborhood ls served by a quality lots • and gravity sewer service is provided for adjacent properties. D . Prior variances allowed in the neighborhood ' shall not be considered by the granting authority in reaching its decision. Does not ,apply. 1111 • N n 2a i .. \ URBAN SERVICE BOUNDARY_ POLICY ELEMENT The City has established an Urban Service Boundary to defi:ie the future growth limits of the City until approximately , he year ' ' 2000 . The area within the boundary is the area within'-_which the City will allow growth by planning and providing for the delivery of urban services . The boundary also serves as a guide for f annecations to the City. rr The Subject property is within the adopted Urban Service Boundary. Consistent with the City's annexation policies, (page 10, Comprehensive Plan) , a Petition has been submitted ' to the Boundary Commission for annexation. The Commission will hear the petition of January 18, 1990 . , The Findings in this annexation indicate the City to be the identified drban service provider . General Policy II states as fellows : "Annexation policies will conform to growth management '" po4cies . I . ";T1e City' s Annexation policies and procedures will ' assure s r 1 fa ' " ar, A will be annexed until at least a majority of adequate city services is available or committed to serVeoit within five years'. These • services are water, sewer, streets, drainage, police and fire protection. A developer may „ • provide any such service in advance of scheduled public provision at his own cost, with the • approval of the City Council . b. No part of , any area designated "Future Urbanizable" will b annexed until the designation is changed to "Immediate Urbanizable" for that part . " c: The subject property is pending annexation with the full support of the city. This implies that the annexation is in compliance with the City' s annexation policies . It further implies that services are adequate or can be provided within five years . ,.,: . In addition, cotiSistent with Policy II . I , b. , it is assumed the. ' city has redesignated the site "Immediate urbanizable" . If this 6 has hot occurred, then the city is responsible to- conform to it ' s own Plan Policies by executing the redesignation . Likewise it is "" the City' s responsibility to rezone annexed property to the appropriate city zoning , �,-- f. _.. _. .., ... ... _,....,_ . .,,'",. „., _. ... f • 1 . ; . , . . . III . . General' Policy iii addresses the management and pha.ing of urban growth. It identifies the criteria for future versus Immediate • urbanizable designations . " Subsections 2, 3, 4 and S ,;state as follows : I "2 . The purpose of Future Urbanizable designation 111 be to maintain the existing level of development throughout the area until such time as all urban services may be available, or needed to allow redesignation of the area for Immediate Growth, " ' Generally, urban services and facilities would be not (SIC) singly to Future urbanizable areas, especially where the effect would be to force development. The City will give lower priority to provision of or , planning Or public facilities for such areas in its Capital Improvements Program, 3 . All areas in the Urban Service Boundary not designated . Future urbanizable shall be designated as Immediate • Growth. (PA 7-85-420 2/4/87 ) The purpose of Immediate Growth designation isto allow development to occur when the basic urban services and facilities are available and other applicable grow;;h management policies are complied with. The City's Capital Improvements Program will give priority to scheduling facilities which serve ,. Immediate Growth areas . 4 . New development shall be served by , an urban level of service of the following: a . Water of b. Sanitary Sewer c. Adequate streets, including if;;. d . Transportation facilities f : City policeen space aprotection nd trails, as per open Space Element • g. City fire protection • h Parks and recreation facilities, as per Parks and 1Recreation Element i • Adequate drainage J . Schools 1/17/84 o Services shall be available or committed prior to development , Such facilities or services may be provided concurrently with the land development for • which they are necessary if, part of an adopted annual • • car 76 • y , f „ ... „ .. II capital bud et at the time B of approval of the , development, or if provided' by the developer with "` adequate provisions assuring completion, such as performance bonds . 5 . The City will plan long range capital improvements and annual budgeting for the complete range of public 1 facilities and services for the , Urban services area over a reasonable growth period of approximately 20 years . . ) ' "' The capital improvements program should give priority , to public facilities which serve present community needs or to take advantage of irreplaceable opportunities, such as purchase of parks or open space sites . c. • (Examples of existing needs include State Street traffic and parking improvements, Glenmorrie sewer trunk extension, library expansion, and water system upgrading. ) Lower priority should be given to facilities necessary for new development. 0 (Examples of improvements needed for new development would be City-funded extensions of sanitary sewer, water, drainage systems, new fire station, or street construction. ) • • Lowest priority should be given to services needed.-to allow redesignation of Future Urbanizable areas to Immediate Growth. " The provision of adequate public facilities and services 'will addressed generally in the annexation review. The result of annexation will place the property in a position for designation for Immediate Growth , •% • Further, public facilities and services were addressed in detail in the previous sections of this application . tiecause of prior concerns regarding schools, this additional information has been provided . d The City Council has recently considered the issue of school capacity relevant to"approvals of residential developments . It has conducted a coordinated evaluation of service capabilities with the School District . The conclusions of this evaluation., have been summarized by the City Attorney in a Memorandum, e together with Attachments, dated August 18, 1989, attached hereto ID as Exhibit "C" , This exhibit has been prepared by the city ., Attorney for final Council action . It provides findings and w conclusions discussed by the Council at their August 15, 1989 27 ni e. . i'' . • rF� i Y. 0 • meeting, This memorandum, upon final action by Council is to communicated the Planning Commi ,cion and Development Review Board . Based on their discussion and the evidence before them, six of the seven Councilors have concluded that adequate school s facilities and services can be provided at the current rate of ,.9 growth. A moratoriums defacto or declared, under state law is • not warranted . They 'further conclude that it is the School Districts responsibi ,.ity to plan for and provide school services based on actual service demands . Therefore it is not appropriate K to deny developments based on any current lackof facility capacity. Such_- facilities are expected to follow not lead development . • ' Attachment No . 3 of the Memo is specifically referenced relative to appropriate findings and conclusiohs regarding schools . It • states in summary as follows : (page 7, paragraph 4 ) " School capacity is a system wide issue and forecasting when new growth will impact the - school system is not precise .. A quasi-judicial hearing on a single land use application is not the appropriate forum within which to make determinations concerning system wide school capacity. There is not reliable data concerning future impacts that will result from a single application or the timing of those • impacts . The current level of coordination and planning, with continual monitoring of actual school population changes satisfy these policies . " Further, as noted above, this development will be marketed to double income couples who generally do not have children living with them. A prior development by the applicant generated only 3 ,school aged children out of 70 homes . A III • 28 u ‘, a \ . • /'' \ • \; ALPHA ENGINEERING , INC . • ENGINEERING • DEVELOP(VInf1kV,1 SURVEYING January 5, 1990 11 L� City of Lake Oswego Public Works and Development Servic SLi1v of La1''e°'+'e�" 380 A Ave. land Uav:WPnenl Sernces PA ,,'' Lake Oswego, OR 97034 6 RE: Windfield Estates Job No. 207-001 Dear Hamid: We are pleased to submit the additional information that you re- quested to complete the Windfield Estates application, We have addressed the comments in your letter as follows: 1 . Sheet 7 of 7 - The Boundary and Tree map has been updated to indicate benchmark and depict existing sanitary sewer drain fields. There was no indication from the field inspections and interview with property owners that water wells exist on the site. The topographic map has been updated to more ac- curately represent the house location near lot 19 .e Cur- rently, there is no structure existing on lot 19 . . 2 . The Tree Survey map, sheet 7 of 7 has been updated with tree numbers 80 - 101 , In addition, trees were located along the sanitary sewer wetlands crossing and along the easterly property line of Block 1 . 3 . A 2" caliper Cavalier Norway Maple is proposed as the size and type of street tree , The Landscape plan, sheet 6 of 7 has been revised accordingly. • 4 , The propose`~ sign on Carman Drive as located on the Landscape plari,yis to be constructed of antique brick, inter- laced with stone . The sign itself will be 4 ' -6" high by 8 feet long with a concrete face and the subdivision name recessed into the concrete, Pillars, approximately 2 feet square and 6 feet high, will support the sign, The sign and attachment of the written materials for colo ' the laof pillars will be toppedr photographs of „ with stone caps , Refer a similar sign, 5 , The written application has been revised providing evidence • to support the requested adjustment in the 80% solar lot re- quirements, 1111 6 , The R-15 zone requires a maximum of 30% lot coverage, This application proposed to comply with the R-15 zoning and max- imum 30% lot coverage, g EXHIBIT SUITE 19 • 1750 S.W.SKYLINE BLVD. N PORTLAND,OREGON 97221 e (50 I'L IV P.f`i/vd 2 70 , f i f , • 4110 7. Devonshire Court has been renamed to Yorkshire Court and the plans revised accordingly. 8. A field investigation has been completed and a soils report prepared by Fujitani Hilts & Associates. This report has been added to attachment"A" . 9. As verbally agreed with your office, the Division of State Lands letter is adequate for acceptance of this application. A final report will be required eventually. 1C An application for variance to the wetlands standard has been prepared for the sanitary sewer crossing of the wet- lands. 11. The restoration of wetlands resulting from sanitary sewer utility crossing will return temporary disturbed area back to its original condition. The sanitary sewer line will be placed on a granular bedding. This granular bedding will be interrupted by the placement of impermeable barriers at ap- proximately 100 feet on center . The barriers will prevent the granular bedding from acting as a drain system and help maintain the existing ground water level . 12 . The wetlands ownership is proposed to be deeded to the Wet-- 4110 lands Conservancy, a non-profit organization. Maintenance would be the Wetlands Conservancy's responsibility. 13 . Ownership and maintenance responsibility is proposed to be the City of Lake Oswego or if unacceptable by the City, be- come undivided interest of property owners and be maintained under the C.C, & R. 's. 14 . The Grading plan has been revised to show all proposed con- tours at 2 foot intervals, A sketch has been added to at- tachment "B" to provide `clarification of positive drainage requirements associated with the construction of SW Yorkshire Court , 15. Developments on the north and south of the wetlands are separated into Block 1 , the north side and Block 2 , the south side. The above information is submitted as you requested to ensure a r12" Development Review Board hearing date of February 5 , 1990 . If you have any questions, please feel free to contact me. Sindtrerely, ALPHA ENGINEERING, INC. 07;.. "711 r ® 4°4" Tom A. Hart, P.E. • 7i r ,`' used Deed Covenant and Condition For prop "B" of Windfield Estates ;, Tract ` • Lan3sca a Island . Maintenance and Ownership of Tract "B" : Within Tract "B'' 'private and signage haVe been placed othe within benefit , eldcEn- landscaping Cates . and usen ofit ,the owners of all to the; use and maintenance fates , All benefits , rights and imitedle5 Oz undivided and common ownership, including but not plat entitled Tract of all common to areas owners aoofd in all hots n this plat and shall shall inur of said platted lots . , forever run and remain with the ownership Tract ur • The costs of repair , replacement , and maintenance of the appur- tenant structures , landscaping , and sign8. ge within shalla be assessed equally to the owners of lots within Windfield Estates .. No shared costs shall be theurred without the affect d lot owners . -' agreement of at least a majority any or all duties and respoana In the event of failure to fulfill the said lot owners . sibilities of responsible ownership by suc each of them , or by their delegated agent for s such, the City Council of the City of Lake Oswego , delegatesg is hereby granted the right to enforce saidreasonable uties f including but not limitedplat , responsible ownership, and severably by all maintenance compatible with the other and lots in the p `k against the owners of said may not be al- means provided by law. These rights of the City • tered. • .i , r r , J G,i; 410 y 3 'FEB` 2 ,990 .may.' su '. '..., EXHIBIT ' • • Proposed Street Light Installation for Windfield Estates Subdivision All street lights to be installed at 150 feet to 190 eeet inter- - vals as follows : 1 . Interior Streets : 100 feet Watt Shoebox Fixture on a 25 foot Watley Fiberglass Pole , 2 . Carman Drive : 150 foot Watt Shoebox Fixture on a 25 foot Watley Fiberglass Pole. 1111 • • ( ,� �> 1 M, t 90 FEB.• a 1 9 ` EXHIUIT I'DX1 - ; • 221" i9 17 tt.5 0 V or ...ATC L,P^NCS 533 m'` • .: Division of State Lands �+•__r 1800 STATE STREET, SAL M, CRc3CN 97310 PHONE( 1)378.380: December 20, 1989 U CANON rrATs WM p4M0 ►"", 41610* Jerry Vows_ 696d B.W. Hataaaten Ste, Suite 6 e Portland, OR 97228 atat .t►w...r Dear Mr. Veen cer: This latter concerns,the wetland delineation I recently conducted (june through October 1989) on your property located is Lake Oswego, south of Carmen Drive and east 01Inveraris l (m.o enclated). I urlized the ti� a_^ mechodolca ,; desminea in the F Mental far. I.- *zal dy� 'y�a� .. ,dinest'�` Jurisd' ' 'off Wet1=rl in carrying out my work, For an . area ed. ea to be designated wetland it must be dominated by , hyydrovhytic vegetation, have hydr c toile, and have wetland hydrology (the detailed criteria are in the manual). • The boundaryshown. on the enclosed map represents the jursdicrzonai upland/wet/and d boundary that will be recognized by the Division. of • State Lands and the Corps of Engineers. T s boundary waa staked i n the field and then followed by of surveyors to produce the enclosed mapped. Note that a portion of the boundary., adjacent to tract A, is not • ' ,` yet completed. . I will be preparing a more detailed retort for our records, and fair submitteliiOWi,M summarizem to the orpe f Engineers, brit I can summarize my findings as follower _._ a) The cawaty soil earn), has three soil series mapped for the subject /area: Clackamas silt loam and the Salem silt loam (both nonhydric); Cove silty day loam (hydric), My field work indicates that on the north wetland boundary the wetland soil cerresponde to the Cave silt loam, J . and the upland soil correspoads to the Clackamas tilt foam aeries, On ' the south wetland boudary the wetland soil again corresponds to the if Cove, and the upland soil more nearly matches the Clackamas gravelly loam rather than the Salem series as mapped in the surefire (the Clacia nos gravelly loam, however, is an Inclusion in the Salem mapping unit). Therefore, the hgdric sail criteria of the manual is . , as au d. The vegetation in the wetland area is primarily dominated by III b)understory of t A ilze (reed grass) and an overstory of �n3td� (Oregon )+Dmiinance by these two species iii at y:eat to meet the wetland vegetation criteria. EXHIBIT ( ) 5 , �DZ�w . 1 bh/vAee o • • -- ,c,�__t_ G9 i HU !:G;; !D;l=i_LLriAH �_, l;N1' - - 1-0.=7.5 =Z01 :CZ • , c) A water table close enough to the toil surface and with sufficient duration to meet the wetland hpd 'ology criteria of the manual was ,. either directly noted in the field or inferred from hydric soil indicators or other hydology indicators during the observation period. You also asked me to comment on whether any open-water areas (such as onda) exist at this site. Based on roy field observations, the entire , wetland area between the identified boundary lines on the attar j'i,. wmap consists either of emergent or forested wetland; there is nhw o open• ater area free of emergent-vegetation. • i ' I will prepare the final delineation report during the month of January Please call if you have any questions. ' Sincerely, Hrr - Kenneth T, +"rankli,U, iii , Environmental'Permits Section , KTF/ktf ken:84 Iaoloaure �a Cot Andy Harris, City of Lake Oswego ,. Arian Lightcap, Corps of Zngineers 1 b li 411111 ', 4 ,, . , r.\ ,, n A ... ti �, ' . Division of State Lands . ° '�G R' ','A1°9 1600 STATE STREET,,SALEM, OREGON 97310 PHONE(503)378-3805 November 17, 1989 " OREGON STATE (i/ LAND BOARD ' 'MIL GOLOSCHMIOT DEC, 2,Z, i989. Ooverr Or • BAMBARA Rosen rS Vincent Huffstutter ^ A^^^ Secretaryol Slate 3616 SE Oak r/j °) ' , ANTHONY MEEKER Portland, OR. 97214 State Treasurer Dear Mr. Huffstutter: ' ° Please pardon the length of time for my response concerning the wetland fill and subsequent wetland delineation at your propertY near' Oakridge Road in Lake Oswego. On October 19, 1989, Rick McIntire of Clackamas County and I staked out the wetland/upland boundary at the subject property. I presume this boundary was then immediately surveyed. All woody debris and fill material placed into the wetland area should be removed down to the original ground surface and then placed on appropriate upland (on-site is acceptable). Pease note the staked boundary line should be the toe of the remaining fill edge, The , fill edge should then be sloped no steeper than 2:1 (run:rise). �� Please respond within two weeks of the receipt of th�s!Iletter as to the schedule for removal. Thank you for your cooperation i;,n this matter. Sincerely, 11 • , Kenneth T, Franklin Environmental PeLmits Section KTF/ktf r, ken:74 , w cc: Rick McIntire, Clackamas County Planning Dept, N a i( if ,), ,, , ,, ,c . .... . . k 410 , , „ - 7 • .. .. - r .._, . . . ;.. S a1 Y+t ' I , . � io. . . . \ r...4..,:.,,,,,' Division of State Lands • 4e;ana - nor 1600 STATE STREET, SALEM, OREGON 973'') PHONE(503) 378-3805 • . , November 17, 1989 ;�u OREtirAN' ,TE LAN D BOARD NEtLcV..,DS4,74.nor r r r 2, Z, '1989, ft...ma • 'Bnii9AR�.kRpgERfS Vincent Huffstutter ^^^ S -�:o,SL..a 3616 SE Oak AHTkC np.MEEKERPortland, OR 97214 States Cre;:r,rer • Dear Mr. Huffstutter: • Please pardon the length of time for my response concerning the • r wetland fill and subsequent wetland delineation at your property near • Oakridge Road in Lake Oswego, On October 19, 1989, Rick Mclntire of Clackamas Cr""nty and I staked out the wetland/upland boundary at ' . 't• the subject property. I presume this boundary was then immediately surveyed. All woody debris and fill material placed into the wetland 4, area should be removed down to the original ground surface and then placed on appropriate upland (on-site is acceptable). Please note the • ' ' ., staked boundary line should be the toe of the remaining fill edge, The ' . . •," fill edge should then be sloped no steeper than 2:1 (run:rise), 0 . , ? Please respond within two weeks of the receipt of this letter as to the schedule for r.:inoval, Thank you for ::our cooperation in this matter. oil U r ° Sincerely, , , b r i•p. Xenneth T. Franklin '' Environmental Permits Section • ' . KTF/ktf ken:74 cc: Rick McIntire, Clackamas County Planning Dept. im- ,r lb f , '" ni ii u 1 I.• • ho U....I • � + J 11,' 1a $• x � , . i: . I 1 . 4 , ,. , 1 , ' , '. Mwrs�rV.• ..•4w11Wr�w��, , t', • «, u , • . .'\ A • d3 •M1 e r ,1 `f - 1 1, J i 0,604 Y n/ I .•a44 ' ' !i1„ 1 x ''bt ^ / f� 1 ,�,,. ..r Mate 1:�• J,e' / I, J 1 CC r ,•� �� ' / `�, YV l"'• A ,. ram•. / •1• �`/\ � r1,9 lir) . ,,,,,) , ,,„,.. 4\4' 'ide , ,." '. rj--_,......,, , ,. . . A t ;° / Peat / . r • 11• �} J' / ' 1 ,,« 1 1. �. N, J 1 1' i et iVal �,�sty 1.1 // ' r; .`: rr • ;i,. / / I I . ti 1 ',..,, /,,....ec.,./.._. ".... „ 4. l v '• r �- •x, /`', ,V ,ram'" , •,•w"��` • 4•J.T' r' / ,..� • •mod r.~ , FEB-01-'90 THU 23:7'. ID:HOLLMAN COMPNtI`r TEL NO:503 691-0475 #395 P02 • FEB 02 '90 10:25 DIV OF STATE LANDS SOS P.E DIVISION OF STATE LANDS 1e00 STATE STREET ,Ai'' 9 ' • February 2, 1990 3erry Veenker • 6960 S.W. Hampton St. , Suite 6 Portland, OR 97222 , Dear Mr, Vaenkerl Oh 4anuary 24, 1990 I attempted to complete the staking of the ' Wetland boundary at your Lake Oswego property, South of Carmen Drive and east of Invorurio Rd, Unfortunately, I was unable to finish, and will do so by next weak. Enclosed is a preliminary map indicating the wetland boundary that X hews identified in the field using the federal methodology for wetland delineations as described in my December 20, 1989 latter, My final report will be nothing more than a finalized map and inclusion of field data sheets (that • restate what I described in my December 20 latter) , Once the delineation is completed I suggest you talk with Sill ",' . . parka of our office concerning a state removal-fill permit 40 application and the review process involved for any removal or fill activities in the wetland area involving more than 50 cubic yards of material. With respect to the requirements of a buffer between the wetland and the proposed residential development, the division has no jurisdictional authority in upland areas, and therefore can not require any development setback from the wetland boundary line, , . • Neither do we regulate storm water discharge into waters of the • state. There acre matters that should be under the authority of the ,,,: local govermental jurisdiction. It should be noted that the �'`';. wetland currently receives much of its water input from storm water ` runoff from thO aurrauhding upland areas, • Sincerely, a• j fleaseth T, Franklin t EmV&ronmental Permits Section 111/0 �' ` • . k'F'iktf M . k111 i6 • 4. EXHIBIT n 1 . u ♦ FES-01-'90 THU 223:50 ►D:HOLLMAU1CCMPAr TEL HOt503 G91-04?5 4395 P03 ' .•. I Le 4 :h.. ..V,.•G V,l, Vh 7111IL L14111.,t Dd.: . ,••.•u., .e.l a-,4 M..', ,ur , N J 'LIRE STREETS PLAN , 1 w .1 ( I 1 , ,•.- ' X:,. I1 ', I.r, 1, �, ' f--- Ira/.a Y . ,r�"',�^`` ,_� �4 arc.--- LAM..Ve �..,.� rvt /' Il' e ;. �. ` AANHlLL , \ ot%t0P % -62 •91i.,,, 1,, ‘, , igA4104 ik. iii ''''.e ::,, _,...,- P •1 r\,. it,,ittlio,20 _it;..,,,q. „ ..\\T\ „,, 4.04 .. , 1. , , , szoilo.,4,47, °'' 174 \')...,::\1/4--''''.' it''\,,...\>/ J % -- ,- ‘• < . -3,„.. ,, . A .4metitrees:rt . (\40,. 0" 0001 -----205,4" 4 '' .......< 'i AT Apr C,17410.41 't► 1C, i t t►Y , 'it.r 'V‘1" . tX1t7ING ,,,......",,SP\4/.--\'\ aca, 1, // 'L ANDI. ova 5 ,/ •''' 141 ,. d",rtis? r" , k / . ..,\ . s 14 ,:eta,° 2 • ..c•••4 ., 21 . .•1111:44 It.r.P4" ', \ li.19$ ' , \ ..' ' 9.", Ink VI ' 1 SI . . m.,: \ ' .I . . , 1 32 2 0 w. Ilr-, ;� . K r •• • I , t I " MA ' a pn 1" � ". .\ 10144 , sa.®AKIIIDOE 1 ., I ' Ili � — a : t ' v". � i i `1 41 I 1 I r.'"'l.-1" a - 1 -+* 1 ''r .arY ;J; IJ I , . 1 I 1r � °1 (.. f.. _ 1._ n • I 1 1 1I I ,,...,.. I ,.,. ., ii I \,, SITP" PLAN I"•. 200' CONTOUR IN'IgAVAL w $1 • Via,` t. r & 4111 December , 1909 . . �..:.i DEG 2 2 way ; j, J 1990 MEMO TO : City of Lake Os:legc FROM: Tom Hart ' - RE: Storm Drainage System . Windfield Esta.-_s Subdivision • The report is in response to the Drainage Development Review Com- : ments of Andy Harris outlined in his 12-01-09 memo , WETLANDS BOUNDARY DETERMINATION : SECTION 4 .035-2 requires the wetland boundary to be determined, based on a detailed site inventory and analysis . Kenneth Franklin of the Division of State Lands performed a wet- lands deliniation. The wetlands was staked by Kenneth during field investig.ati ,: ns , then the stakes 'Hied " by Alpha Engineering ' s survey crew , The wetlands boundary is shown on sheet 7 of 7 of the preliminary plan. ALLOWED USES : ( 4 . 020-1 ) The development proposed is located adjacent to a wetlands , however to provide sanitary sewer service to the site , it will be required to pass through the wetlands to reach the project site , :•'r'41/ On the Carman Drive side of the subdivision , the existing sanitary sewer line is to be extended to a low point allowing gravity feed services to both the 24 lots and the 17 lots , Since the wetlands divides the project , the only route for the sanitary , . sewer main is to cross the wetlands , • DIVISION 0F STATE LAN S PERMIT s;.. An application for Oregon Division of State Lands wetlands permit will be filed with the state when construction details are com 4J1 / pleted which clearly identify impacts to the wetlands . On ap-+ ' m prova,L of the wetlands permi " , mi+. i.jotion :i7ensures established by the :,tale will he it7ccrpot'Ated into the construction plans , ,.. ` "4 y�,. .,� ,. Y ' ^'., h1 ' r... .. .. -.. -. ,is , ,4.•. • ELEMENTS AND ACCESSIBILITY: ( 11 , 020-1 ) . , The foot easement have been added to those storm drainage "' facilities which are to be public and a foot for private . This has been shown on the utility plan, sheet 5 . • • Sedimentation ponds and pollution control drainage structure locations are shown on the utility plan. Access is available to - these facilities along public right-of-ways . STORM WATER RUNOFF QUALITY ( 11 .020-2 ) The pollution control measures are shown on the utility plan, sneec 6 , They include structural and non-structural measures . \,,' ' } 5truc ural measures include pollution control manhole's and oil trap :xcch basins prior to the outfall of the piped systems . The proposed facilities to control phosphate loading are two - sedimentation ponds located at the terminus of grass lined chan- ' nets prior to discharging to the wetland area, It is anticipated the pcnd would be a single cell with a rock filtration "spine" . Additionally, filter fences should be installed between the "toe" "' of the disturbed graded areas and the wetlands , This coupled with seeding and mulching the disturbed surfaces will mitigate the negative effects of the erosion from initial construction. These facilities are to control initial erosion effects of con- struction and the sedimentation of phosphates , These facilities should eliminated after initial construction is complete and vegetation well established, The specific design criteria must be developed with the city •�; ' .:', staff since many of the area wide standards are yet to be " ' prepared. Many good examples of control systems and design stan- dards are available from Washington County and King C.ounty ( Puget , Sound) , A sedimentation pond is not proposed for the runoff of Oak Ridge . H44r .' Court , because the runoff surface is predominantly pavement and • is not susceptible to erosion, i I DRAINAGE PATTERN ALTERATION : ( 11 , 020-3 ) The existing drainage pattern is shown on sheer 1 and sheet 5 of , . ,, 1 preliminary plan . Ti proposed drainage system is also shown the :Hd l intinar+ The g ,, ',.::,:.',,, on sheet 5 , On the 17 lot portion of the subdivision, lots 1 through 9 foundation drains are proposed to be connected to a french drain system in the rear of the lots , The french drains �;' s''stel:: will pick-tap roof drains and surface run-off between lots Iy , 1 t11.' -trg11 J and 6 . W . Oak Ridge Road . Lot 10 roof drains and , + frond ton drains would go to S . W . Oak Pidc . Court , Lots 12 , thrr)t?,.; l'i win be 1 .11ed to provid,.! post Hive drainage of the . , .. .. .., ,. .. ..• 4).• • ., foundation drains directly to the wetlands and roof drains to the public, street . The 24 lot portion will provide positive 'drainage to either the stree: curb or a piped system • a indicated on the , utility plan, sheet . p,f The downstream drainage system is on or through public land. The I developed property is not anticipated to significantly impact these facilities . Based on detention calculations , this develop- ment will contribute approximately 6 , 003 cubic fee:: to the wet-- .• •' lands ( 7 . 2 AC) . This run-off would increase the wetlands depth by 0 , 23 inches . yr•, 6003 CF x 12 . . = 0 . 23 inches 7 . 2 AC .. 40 , 560 40 . • t i . . . , . ,, . .. .. . • /' • tl ,, . . , .. 4 1. . ,, . ,. . -.:•' ,.;!#',.', , , i ' • n '4 rl iL 11, . . „ , .... . I .. S y4 , , . I, , ,... . . . . .. .. . , . . r n . , ,.. , , ..• .. . , . . . . . ...... . • • . . .. - . . . IFS . •• ._ . . , . . . • • ' RUNOFF RATE tvORKSHEET a r ( I I '� ry° cLzy Fie 'Number : • Computed By : I , L0.` 1 Date ,7^^ IG 1 °'3o. I . REQ:::RED RELEASE RATE (10-yea Storm :, • 1 . Total Site Area ?tot= ~ . . -. . uJpi.:u� t� 2. Existing Land Use '. .Lt.- - 3 . Cer.eral Site Slope _ico,� -' . Runoff Factor (use enclosed - =- � . 1 _ ;exist _;,"'..' 5. Loncest Travel Route of Runoff G2k"� feet 6 . Drop of Runoff alone Travel :.pate G.+C meet 7 . Condition (overland flow , channel, of pe, etc. ) .Ou uA�:y • Y 8. Time of Concentration, T.., (5 minute ,,tinimum ) ( Use nomograph) = min. c --• ' 9. Rainfall Intensity, for 10-Year Storm Y • • ( use precipitation table) I= 2. O in/hr .,, t `A:, . 10 . Peak Runoff Rate, Q=CI a ( line 1 x line 4 ,v, l J a 9 ) Q= 2\,`�." c f s II . Developed Site Runoffeactor Y _. 11. Impermeable Area = �`�- ac. ' ` ,� i r 12. Permeable Area A = Na' ac. • - p . ':: 13. Runoff Factor for Permeable Areas ' (use enclosed table ) . . . . . . . . . . . . . . . . . C = OA,. . 14 . Composite Runoff Factor \ �'� " • : line 11 ) ( 0 .9 / line 1 ) 1�-�;. r�1, G, , ( line 12 ) ;< ( line 13 / line 1 , , . . . . . . . . . .0 = Q eo_r comp ---1- 13 . Site Area ( line 1 ) X. C ( line 14) . = . comp III , 2ete Lion Volume Required it 16 . From Detn1; ' on Volume Work , neet Vol . = 6.00.; r;:: . •. 1 . 1 4' 99 '!'/ 1 2 '-2 3'`. ( i '-' v . .. S i ,l.D 1 1.:.-, ) .. 'h IN T NS/i Y OF ,�r.FEn/P,1 A i loN , ' FOR /0 YEA-7 S;OR1' ? ® • • ' (IrOensi i y ini:nr'° 0 r , 5 i1 2.60 2.58 12,55 2,53 2.50 2.48 2.451 2.43 2.40 2.38 1 E 11 2362.:5I . 2.33 2.32 2.3C 2,28 226 ° 2,25 2.23 �, 22 . , 2.20 ! 2.19 12.17 2.16 2.14 . 2.i3 2.1 I 7 ' 2.10 2.C8 2.0 8 1 2.06 2,041 2.03 2.02 2.011 , 2.00 1.99 I. 1.98 1,97 1.95 Y „ a 1.94 I 1,93 1.92 1.91 1.90 ,89 1.88 I.c•r :.a 1.85 1 Y i 10 (.84 1 1.83 I 1.82 1,81 I 1.9C ,30 1,79 ITS 1.;; I I II 1.75 1 1,74 1,73 l 1,72 11,71 1 1,70 I.70 1,69 L68 I I.ce 12 ill 1.67 1,67 1 1.66 (,65 1,64 ; 1,64 1.63 i 1.62 1.62 1.61 ct 1t I 1 2 13 ' I.60 I I.60 I 1,59 1.58 1,57 1,56 1.56' 1 1.55 1,54 1,54 14 li 1.53 i 1,53 1.52 1,51 1.51 1,50 1.50 1.49 1.48 1.48 , 15 d 1,47 I 1.47 � 1.46 1.46 1.45 ` 1.44 1.44 1,43 1.42 1.42 16 11,41 I, 1.40 1,40 1,39 (.38 1.38 1,37 { 1,37 (.37 1,36 t ,� , 17 II 1,36 1.36 (,35 1.35 1,34 1,34 1,33 (.33 1,32 1,32 , Air •. ,`.i (8 •, 1.31 1.31 1.30 1,30 1,29 129 1.29 1.28 •1,28 127 • I •, 19 1 (.27 1 1,2 7 1,26 (,26 1,25 1,25 1.25 1,24 1 1,24 1.23 h 20 1 1.23 1 1.23 1,22 1.22 1,22 1.21 1,21 1.21 1.20 I 1,20 21 ' 1 ,19 I 1,19 ! 1,18 1.18 1.18 1,17 1,17 1,16 1.16 1,15 I I 22 23 24 25 26 ' 27 28 29 • Min. ' � a . . '' 115 1.12 109 I.06 j 04 I I.01 .99 1 9 7 I 30 t 33 I 40 45 , 50 ' 60 , 90 120 IL °. t A �. ' • OREGON STATE HIGHWAY DIVISION "8 HYDR,.L'LICS MANUAL • RUNOFF FACTORS FOR SST ORM SEWERS . .. .,. 1 ../2/7 2 s-.-. `/ ,i�•L• k/ C%--, I �;tic:,re wyta:' c - TAE.LE 3-5 • I y RUNOFF FACTORS FOR STCR11 SEWERS Fa: Roiling HUI.; , _.: • • V.) Over 1211.7 Pavement & Roofs 0.900.90 0,90 Earth Shoulders 0,50 0,50 Drives & Walks 0.75 0.50 0•85 Gravel Pavement 0.50 0.5 ' 0,60 , City Business Areas 0,S0 0,35 0.35 Apartment Dwelling. e,lin, Areas O.aO 0.60 0•70 Suburban, Normal Residential 0015 0,50 0,55 Dense Residential Sections 0,60 0,65 0,70 Lawns, Sandy Soil 0.10 0,15 0.20 Lawns, Heavy Soil 0,17 0,3^ 0,35 Grass Shoulders 0,25 0.25 0•25 • Side Slopes, Earth 0,60 0,60 0.60 Side Slopes, Turr 0,30 0.30 0.30 Median Areas, Turr 0,25 0,30 0,30 e. Cultivated Land, Ciay and Loam 0.50 0.55 0,60 ' Cultivated Land, Sand a Gravel 0,25 0,30 0.35 Industrial Areas, Light 0,50 0.30 Industrial Areas, Heavy 0.60 0,90 Parks & Cemetaries 0.10 0.25 Playgrounds 0,20 0.30 Woodland and Forests 0.10 0.15 0,20 Meadows & Pasture Lace 0,25 0,30 0.35 ' Unimproved Areas ` y 0. 0.20 �,�0 9 . `*r l v. Y W °1. I • SET:?IT_CO r.',.i'�E �Vl7.Y�.:.SrE"_ _ :c�G�c: .game : I, , .{.. ,i.., . � . . City 7i :.umbe_r III : . ' ' 1. 1 . . 3 . , . ► . , C . . . . . 1 . . D E 1 G , , 1STORM 30-yr j ARE; :< :NF:.c : • R E_,:-. E STORAGE DE_ . VC" . I . TIME ins.=,^, C comp . B X C '_ins _J D - F. C .. r.' 4. ;, j Imins . in/h= % .line 15 cfs cfs 1 cfs cu . 5 . 00 3 . 43 1a , 7,c, I 1 �� i I vl L, L =. Q.. 6 .001 3 . 14 I I 9,, ,:i 1 / ' I�,Y- I D l,0 • S 7 .001 2 . 9 . I / Ih.S� 1 •,{ 1Z, ,-1I 4. ; 8 .00 2 . ;2 1 / li - I 0119 I4--..") • 11 ' . 00 2 . 3a I l '.;•, 3.. I d,rl� 4 -- _ 1 ? . 00 2 . 20 \ I [...1 la I ; j I I i�,� 13 .00 2 . 11 ` 14.,2� I � I 1,U.� 4 i4, . • . . 1 14 .00 2 .02 1 \ I fl , / 2 I / 1 -7, IU, z " c'N 15 . 00 1 . 94 I \_ 1i1 �� I / I cam /n n^2 16 . 00 1 , 86 \ I /0 ./ g �� 7� I 6',5 17 .00 1 . 79 I \ / ?d-. I / I �^"7 f J l.� ' 18 .00 1 . 73 \ i U •03 I L . 1 1 . 19 ,00 1 . 67 I 1 9 . r,a 'r 20 .00 1 . 61 I I 1 1 h i21 . 00 1 , 56 22 .00 1 . 52 1 I I � 23 .00 1 , �9 1 1 24, 00 1 , 44 I / I _ I 1 .. • 25. 00 1 , 40 / I I 30 , 00 1 , I 1 • • - 7 35 ,00 1 J ^i 40J ,00 1 . .: 4 1 1 ' • ' H (F T.) 500 Tc (S91N,) . -- 400 EXAMPLE _ 200 . 300 Height = 100 Ft. ISO '` _ 200 Length=31000Ft.1— = Time of concentration =141Min. L '00 - 5'0 • -0 ICO U ` 10,000 L av ..,� -0 m _`` �fkq h9P� z o -J .,000 Z - 40 \ �uj _ I-- - - `r 25 30 Q= aG. =. —.-3`000 " ' 20 p Note: = ,,., o 0 Use nomograph Tc for. natural = 2+000 ,,= 15 ® w L sins vrith.•well defined channels, =... 1,400 oz ® cc for-o and flow on bare _ _ o _ �- -- 10 earth,ard fo ed grass read- cp ^ i,000 tL - to cc) - side channels. G o -- 2 L o - Far overland flow, grassed sur- w - w u_ � faces, multiply Tc y 5 <.• , o — 5 For overland flow, concrete or 50 C 5 z — 4 asphalt surfaces, multiply Tc . .. ra by 0,4, x 300 = 3 For concrete channels, multiply n 3 Tc by 0,2, 200 —' 2• 150 2 ' 100 1 9ased on study by P,Z, Ktrpich, evil Engineering, Vol,10, No,6, June1940, p. 362 • 7 i e 0 'tg, t-4 — Time of concentration o small drainage basins. . . , el ........7 . . . 1C Y� 1. `& .- --: .` r'^ I '' 1 . • • I ' •• • , •-• I 11. • • 8 0 r 1 1 0 De k •,_'..,1-) / fr 43 0 in ,e i..v/v .9 ce . 6 if, . .... ....,.. 0 \ , ° \ c51'e (.1: - g ,0 Ill , \ >-.. ... . H U .rfAQ r4 <I \ 4 1,L21.1.7..4cac.i ' - i........ eb, -.. IME•paa/../ .. /./••••..11a 7 , ) o .. 0 .... . 4. • 1•1•11 .101...••••••••••• • -}-, '7;3 li4 5- 0). 'CnS t 771) ....... . . 71- , ... / ( 1,/ 1 , 2 4 CI t-- g. , i 1 I #se t <,•\,,e C3 ..... % Ili iv.. ...... , E D: • k 0.--• 0 • .., LU , I .-'"'"-e...,.............40.2. t kn 0 NI v o , I I , 0 k • 4 yy • • ALPHA EN9INEERING , INC . S ENGINEERING I DEVELOPMENT SERVICES • SURVEYING • MEMO /;1 , nrTy7.r,i� 1, i� u JAP110 19,a('m TO: Andy Harris, City of Lake Oswego , FROM: Torn Hart RE: -Windfield Estates 100 year flood plain calculations The following drainage study has been prepared in response to your recent memo requesting additional drainage studies for the -Windfield Estates Subdivision. �. We have reviewed the drainage basin limits, then based on ra- tional equation determined the runoff at the Walluga Drive cul4111 - vert crossing to be 93.5 c.f.s. Using the manning equation and the discharge of 93 . 5 c . f . s . , we estimate the depth of flow through the wetlands area for a 100 year event to be between 1 .4 to 1 . 8 feet in depth. The 100 year event would overtop Walluga Drive by approximately 8 inches . Finish grades should be estab- lished during design stages of the project, when comprehensive field surveys are performed and storm drain facilities detailed. This preliminary evaluation is based on very conservative assump- tions. Examples are the using the Walluga Drive total basin area and 100 year flow rate at a point 300 feet east of Inverurie, ukilizing a high runoff factor, and not surcharging the 30 inch c1ilvert in Walluga. r • z.\ 12/4 - SUITE 19 • 1750 S,W,SKYLINE BLVD, • RORTLAND,OREGON 97221 • (503)297.1459 • , 0 -7'\'''''..\ ALPHA ENGINEERING , INC . ENGINEERING • ,(JC3 \/ELOPMENT SERVICES • SURVEYING project: W�.N'DiIEs fl swot" �., -`.Sheet I of 8 Job No.: 2,07.4061 Date 2,///' 4/® By: T g r+ /, i1 ' .�'.si1 n"lc+1es, ioo y'z i(4, 1ZUNvr k_ J-AL.,41Ca4 -4:.: ( 1V I. i-t zt5M- e-ct i\rtS'- e r Z -7-'' LE.n4471.fr op. 11AvE,L. 3,70e‘.. i° J a 1 , ID • 2, 54, n-Q. puma 4 t'GC--\o rS 6--cit)l-e. I' ,. • a (Y1cosi 4 C _ u g`u Q. l e 1 IZ3,3 AC.6D.S� 17,o Ac 6,-10 1 CdoM¢ 0iki . 123,3-+ rL. , , , 1110 Mrt E .' A i LA 1 a 141/N.e- J`�^ /eSf.) C14 g. 4o LA re.. `g t 5 �� y ,3-.4'enS4-.A 3 :00 51 oK t� 2,Z '0t crC -.7. �� 7 oa,D �o, ` • SUITE 19 . • 1750 S.W.SKYLINE BLVD, : PORTLAND,OREGON 97221 ► (503)297•1458 a- , - > �' 4 Si4T2., e411, . •... . • . . .. • . (IP TABLE 1 RUNOFF FACTORS FOR STORM SEWERS Hilly Rolling Over , Flat 2% IC: • Pavement & Roofs 0.90 0.90 0.50 Earth Shoulders 0.50 0`50 Drives & Walks 0.75 0.20 0.25 Gravel Pavement 0.50 0.55 0.50 City Business Areas 0.20 0.25 0.25 Apartment Dwelling Areas 0.50 0.50 0.70 Suburban, Normal Residential 0.45 0„,5 � 0.55 Dense Residential Set/dons 0.60 0.55 0.70 to Lawns, Sandy Soil 0.10 0,15 0.20 ( Lawns, Heavy Soil 0 17 O.Z2 0.2 Grass Shoulders 0.25 0.25 0.35 Side Slopes, Earth 0.60 0.50 0.50 Side Slopes, Turf 0.30 0.20 0.30 11111 MO i an Areas, Turf 0.25 0.30 0.30 0 x Cultivated Land, Clay and Loam 0.50 0.5 , 0.50 Cultivated Land, Sand & Gravel 0.25 0.20 0.35 Industrial Areas, Light 0.50 0.30 Industrial Areas,,; Heavy 0.60 0.90 Parks & Cemeteries 0.10 0.25 L Playgrounds 0.20 0.30 Woodland and Forests 0.10 0.15 0.20 Meadows & Pastureland 0.25 0.30 0.35 4 Unimproved Areas 0.10 -- 0.20 .'4-* • 0.30 • • • • • ID ., .. ... , . • ,, ., .:,i a. r ram" +i • . . , ,, _, - . d$441r a 44 )i 1-7 • H (FT.) — 500 400 Tc (MIN.) 300 EXAMPLE — 200 Height = 100 Ft. �- 150 I-. 200 Length=3,0 0 0 Ft. _ �+�+ ==== Time of concentratlon=14 Min. -- 100 0 150 - • o rloo )) 11.00) L (FT.) a0 uu 4 d lo,oaa t so o � Ex '9 6 _ 50 4 --- 4 Q — 50 �' 1�P` y7 z 0 — 40 5,000 a_. _ . ae _ 7 ` 30 Z 1000 �." 20 �.,* • �, site Palk,* A6ywA o~ 20 Use nomograph Tc for natural T 2,000 _ ,W w _ basins with well defined channels, 0 500 Z...... 16 �44 �j 1`' ca for overland flow on bare = tb 4� — I A ear th,and for mowed grass rood- - - _-- I '�. side channels. • 2 = MI"wo,A� For overland flow; arass� d, wiz- W ^ W _ 8 �. ,� faceaimuitioly T,- by 2. �` -- 6 '�t, 'du 5 or overland flow, concrete or = - 500 M F. 5 Ne -- 4 asphalt surfaces, multiply Tc 2 — 4 ti 0 by 0.4, x — 300 /r s 3 For concrete channels, multiply 2 - ' --- 3 • — 2 Tcby0,2. -- 200 - 150 -- 2 — 100 1 Based on study by P,Z, Kirpich, Civil engineering, Vo1,10, No,6, June 1940, p. 362 . 410 . )) . \ , . , ,,,, , . . , , • a n , 4 u ALPHA ENGINEERING , INC . • ENGINEERING • DEVELOPMENT SERVICES • SURVEYING Project: Sheet" of 8 • Job No.: 207- •o/ Date z/j /To By: 3 1% CI? C-T Ar.c.ct. laS. ,3 AC- Q00 = 0, 41 (/14 ► ) C I? a 7% ‘ — 4113. C S • . 4154. "Tb ClAirieL 4 "7"" "Ctt°") Q-11- '1%.1 -4, "P(.1Y ag• : Zdji L 2ritL'rti - 'ZZL3 L t TOO 2, IA IN /i;-I 4:7 L.J a TC C E(n4- �1 SUITE 19 • 1750 S.W.SKYLINE BLVD. • PORTLAND,OREGON 9722i • (5031 297,1458 ;;7 ' COT" OF POGO?LMME- OREGON " Sad: AT N 45° 351 W 122° a5' 00" (PORTLAND INTERNATIONAL AIRPORT) INTENSITY OF PRECIPITATION FOR /00 YR. STORM 0 y (Intensity in�fv) .0 .1 .2 .3 .4 .5 .6 .7 .8 .9 5 4.14 4.10 4.06 1 4.03 3.99 3.95 3.92 3.88 I 3.85 3.81 , I w 6 3.78 7 3.50 3.48 3.46 3.43 3.41 3,39 ( 3.37 3.35 3.32 3.30 8 I 3.28 3.26 3.24 3.22 3.20 3.18 1 3.16 ( 3.14 3.12 1 3.10 9 I 3.08 3.06 3.05 3.03 '3.01 3. I 2.98 12.96 2.94 12.93 10 I 2.91 2.90 ( 2.88 ( 2.87 ( 2.85 2.84 12.83 2..81 ( 2.80 I 2.78 II 1 . 2.77 2.76 I 2.75 ( 2.74 2.73 2.Z2 ( 2.70 2.69 2.68 1 2.67 , 12 2.66 2.65 2.64 2.63 2.62 2.61 I I 2.59 2.58 2.57 2.56 I ( 2 13 2.55 2.54 2.53 2.52 2.51 2.51 2.50 2.49 2.48 2.47 14 2.46 2.45 2.44 2.43 2.42 2.42 2.41 2.40 2.391 2.38 111/0 • 15 2.37 2.36 2.35 2.35 2.34 2.33 2.32 2.31 2.31 2.30 16 2.29 2.28 2.27 2.27 2.26 2.25 2.24 2.23 12.23 2.22 l , 17 2.21 2.20 2.20 2.19 2.18 2.18 2.17 2.16 ( 2.15 2.15 1 18 2.14 2.13 2.13 2.7 :'2.11 2.11 2.10 2.09 2.08 2.08 t 2.07 2.06 2.06 05 2.05 2.04 2.03 2.03 2.02 2.02 '` 20 2.01 2.00 1.99 1.99 1.98 1.97 1,97 1.96 1.96 21 1.95 1.94 p. 4 1.93 1.93 1.92 1.91 1.91 1.90 1.90 41 Min. 22 S .Q , 24 25 26 27 2E39 29 Q. 1.89 V '• 1.79 1,74 1.69 1.64 # 1.56 ' Mn.i 30Ati. 40 45 50 60 0 120 PAZ, LAB 1 .53 1.38 1,27 1,18 1.10 0,99 0,77 0.65 BY; -r� . Wail/v. ref.: NOAA Atlas No, 2 r c Alpha Engineering Inc ' aasa=ma.zsaaa5tmas=saaa � sa ect : Windfield Estates SheetA of EL Sob No. 207-681 By: T,�H��a��r�t�� E i,e d: \123\WIND Date:24204 "�`©'" OPEN CHANNEL FLOW CALCULATION ( (manning equation) SECTION "A" - Checked basin contributing Inverurie Ave. 1 .486 2/3 1 /2 t ) Q s A R S n W = 540 ft . D 1 . 35 ft . ( trial depth) t ===a= •= A = 364 . 5 ft . Wp 540 .0 If . R = 1 S = 8 . 00001 ft . /ft . n = 0 . 2 Q - 65 . 9 c. f .s: SECTION "B" Checked Q100 for entire Waluga Basin 1 . 486 2/3 1/2 Q = A R S n W = 350 ft . D = 1 . 75 ft . ( trial depth) < ====exas A = 306 . 25 ft , Wp 350 .0 If . R = 0 . 87 S a 0 . 002 ft . /ft . n = 0. 2 Q = 93 . 1 c. f . fraangular Wier Notch q a c* ( 4/15 ) *L*H* ( 2CH) " ( 1/2 ) c - 0 . 6 1 = 400 h a 3 H 0 . 64 trial L • COBS 06 NATURAL STREAM CHANNELS5 M nnin s n Ranga. Minor streams (surface width at flood stage, 100 ft) (1) Fairly regular section (a) Some grass and weeds, little or no brush 0.030 0.035 (b) Dense growth of weeds, depth of flow materially greater than weed height 0.035 0.05 (c) Some weeds, light brush on banks 0.035 0.05 (d) Some weeds,heavy brush on banks' 0.05 0.07 (e) For trees within channel with branches submerged at high stage, increase all above values by 0.01 0.02 (2) Irregular section, with pools, slight channel meander • (a) Channels (a) to (e) above, increase all values about 0.01 0.02 (3) Mountain streams: no vegetation in channel. banks usually steep, trees and brush along banks submerged at high stage • (a) Bottom, gravel, cobbles and few boulders 0.04 0.05 (b) Bottom, cobbles with large boulders 0.05 0.07 Range b. Flood plains (adjacent to natural streams) (1) Pasture, no brush (a) Short grass 0.030 0.035 • (b) High grass 0.035 0.05 (2) Cultivated areas (a) No crop 0.03 0.04 (b) Mature row crops 0.035 0.045 • (c) Mature field crops 0.04 0.05 (3) Heavy weeds, scattered brush 0.05 0.07 (4) Light brush and trees? • (a) Winter 0.05 0.06 (b) Summer 0.06 0.08 (5) Medium to dense brush?,/ �a) Winter 0.07 0. 11 (b) Summer 0. 10 0, 16 ' (6) Dense willows, summer, not bent over by current 0. 15 0,20 (7) Cleared land with tree stumps, 100-150 per acre (a) No sprouts 0.04 0.05 (b) With heavy growth of sprouts 0,06 0,08 (8) Heavy stand of timber, a few dozen trees, little undergrowth (a) Flood depth below branches 2 0. 10 0. 12 (b) Flood depth reaches branches (n increases with depth) 0. 12 0, 16 c. Manor.streams (surface width at flood stage > 100 ft), Roughness coefficient is usually less than for minor streams of similar description on account of less effective resis- tance offered by irregular banks or vegetation on banks, Follow recommendation of note° if possible, The value of n for larger streams of most regular section, with no boulders or brush, may be in the range of 0,028 to 0,033, k 4' eJ 0 idzi o '� Di `0u 0 . 0tn 0co i II. io 6‘.;.,1, 1edeli (,..11. ipr. t`V v10 ' U 0 d' c •A .. „„ is II d CD rneCO ,,, . . 1 ,, , : . ! ' 1 . , , . . i .0 i a , i • 8 if, • • 4..e.-.4 0 . . ...... [.....„ 1 . , , . , . ili ' ili , .03 , „,111 1 , . , • [ ,i i . ii pi i • • 1,, , , , 41g I i . 6cli i i i 1 4 , , . • . . , ”„., , 0 • 0 kr) (U N 0 In _ N N N N N • •;. • it v ' • •• I. A',, , • t 0 .. .i. `". ALPHA ENGINEERING , INC . ENGINEERING • DEVELOPMENT SERVICES • SURVEYING Project: W SNmt7.tj,.L es'r'teres _�. . . _. Sheet itof S Job No.: . 2.01-00 1 Date r '//ep By: ?, 0.l,r-�- . s , 0. .,c+I t. . . (),..) 1 c,r- FL-O. CIV - LC,;;..L,uaPr `D21 vc 4/6%' (5r• i _+:.c. �.,,\c r t o,r. . v A.. ,, . . 3o,i� wait-, C4 =:,5') C ' -.4. °i (c2 A/acLii-'r , • 4:1 r- O:14.4' (4,5 z ,-- \ / -\ 4 = 37 , 4 Crrs 3 7, CT•S ..� 2/7, fo÷ I boo` I, ELzt7. o ii , . r . q =C &%5")C-) Cat)gZ6/�-4 , 40 SUITE 19 • 1750 S,W,SKYLINE BLVD, • PORTLAND,OREGON 97221 • (5031 297.1458 . u 7t yid 11 ' t + " ' 1 '.• :m :.*i.„ { `-"`•,9 .j:.'/r , \4`(` • m Z 7 .,; ), f"1. r/r, ,, - A li• `.•., •••, .., rJ,-, i I '•11 . M.. • t•'I ,.' 11. .^I1 .'. ' _t 31 ,q aAcio- S e y‘'J,.1 e.‘l i.•,;...,.il.1•.,i7 Y, i . , A.`I 1 /f`il''0 ? .(:.;V .:%1.+' ,'t 4 •1 ..' •;tt )'` + + Q 3 3 1 ' ` 1 ` _ f J' 1 1� , , \. 'fir` ..., ,. • ,,''.1 1 ' ei F �r '!f •:',.L` i , �� ,.1;J/ , \' # '4' :,fit.` •+ •4y1^' t'�. • 1 .1•01hr_r, • e '., 11 . .4 ilk Il , k: - `'I • 1 ld., it t. ` :;4; i 1l:1VT,, • •• 'Vc n ' •• -• '411r-: ‘./7.t...!•6 0 PlIti l.‘. 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'"; , , , ti - 1K�t, '�la` �w '(� ;i'I, •;13.' 1•�v �'�,`•!'' 'r� 14• t•:,I,. •,�I • 1• t' ♦'.I 1 ',0( 1 11�. 1'1 k''��' , l' , e'i ill.rl V 11 r 1 ,I� .r3tt.1,1;:4 . • , ,r,,.l :1,'' � ,t'tip., t''�ail ► ' 1; '1 1 , i k.` ':. ( �', 'A ! , '`�N, ' 4° • I '�",•s.,01►I }�ft,Ii' 114 [E, r r.r . 1 • �1"y.r �j1iJk`�Ir , 01 �`'. Iti � h /�, .Ait1'�','1' - r.,(Irk'• ;IT ` I}I,�;'� •i i.. •'�'31 , 1,!" ,(' ,t, 1 t .1 V .4. I, ', . j, 1 1{ i`t!'�iK•h.11.I,,` 1 I •pip:. �'•Z.11 Y, •/1 1• , • / ��`., ...-`W_ 411. �i 'P1 111�,}�'�• • t't tik • y,j +,, I f.VT7•iJla S 'i ' 141�.�il/ti � , ',f. �1. •�• )� � Ili; , A I \► 41. y_A V ' � 11 � Y r r 4r 1, • h,-•t .l• ssI r "• , 1. T' i� 4 n`-,} '�.+tl (,it•,�,�./ii. �4�_t�., ` .•� _y •, I, S L y, `� .:_ • mil -�rtiV `.1 . I. 1 "\ , . L a. ' • . • • F-2244.01 • /PHA/ FUJITAIVI HILTS \ & ASSOCIATES, INC. GEOTECHNICAL CONSULTANTS January 4, 1990 Mr. Jerry Palmer DEC 2 a ,��dJ - Alpha Engineering, Inc. , 1750 S.W. Skyline Blvd., Suite 19 .. "^^^ Portland, Oregon 97221 GEOTECHNICAL SERVICES WINDFIELD ESTATES LAKE OSWEGO, OREGON Dear Jerry: At your request we have made a reconnaissance of the referenced site. The reconnaissance was conducted for the purpose of determining basic soil conditions at the site to develop an opinion on site feasibility as it pertains to foundations and earthwork. No subsurface explorations were made. This report presents the results of our reconnaissance together ' with our conclusions and recommendations. IIIBACKGROUND INFORMATION The site is located between S.W. Carmen Drive on the north and S.W. Oak Ridge Road on the south,just west of S.W. Inverurie Ave. The property is an irregularly shaped parcel " of land about 16.2 acres in area with approximately 7.2 acres of wetlands which divide the site into two buildable areas, one on the north and the other on the south, The topography of the site varies from a high of 236 feet elevation in the north area and 224 feet in the south area to a low of about elevation 216 feet in the wetlands area. Slopes on the site are )about 1 vertical on 10 to 30 horizontal down to the wetlands area. The south area has been recently cleared, and most of the remaining site is wooded with a few residences - located on S.W. Carmen Drive. The development is proposed for 41 lots, with 24 lots north of the wetlands and 17 lots - south of the wetlands. Access to the north area will be from S.W, Carmen Drive with minor grading required for the new streets. Access to the south area will he from a new . . , road connecting S.W. Inverurie Ave, with S.W, Bonnaire Ave. A cul-de-sac will also allow access to several of the south lots from S,W, Oak Ridge Road, In the south area, a fill up to 4 to 6 feet thick is proposed to raise the grade of tilt: streets and lots. Published geology (Schlicker and Findlayson) indicates that the site is underlain by Pleistocene to Recent Deltaic Deposits of sand, gravel and boulders up to 8 feet diameter. These deposits overlie Pliocene to Pleistocene Boring lava formation. "!'his report indicates .0 that geologic hazards in the general vicinity of the site include high groundwater and high shrink-swell soils, , EXHIBIT " 0 2255 5.W Canyon Rd, Portland, OR 97201 ' ( 3/223-6147 0 FAX 503/228-4065 • • F-2244-01 Alpha Engineering, Inc. January 4, 1990 Page 2 RECONNAISSANCE A reconnaissance of the site was made by a geotechnical engineer from our firm on January 4, 1990. The reconnaissance revealed numerous cobbles and boulders were exposed on the ground surface in the south area which had been recently cleared, and a large boulder, about feet in diameter was present near the proposed cul-de-sac off of S.W. Oak Ridge Road. i nese cobbles and boulders are typical of the Deltaic Deposits mapped,in,the area. The cul-de-sac area appears to have been filled in the past to raise the grade above the adjacent low-lying ground. Standing water was also noted in or adjacent to Lots 12 and 13 -= of the south area indicating that the soils on the site are slow draining and that high groundwater exists in the low-lying area adjacent to the wetlands. It was further observed that two shallow pits had been excavated in the area of west end of the proposed Devonshire Court in the south area with standing water at a depth of about 1 foot. Based on these observations, it appears that the groundwater is at an elevation of about 217 feet adjacent to the wetlands area. Groundwater in the higher ground upslope is probably also close to the ground surface at this time of year, but it is our experience that the groundwater will drop several tens of feet during the summer, depending on the elevation of the ground with relation to the wetlands area. The groundwater level in the wetlands area may also drops during summer, but probably only a few feet, if at all. CONCLUSIONS AND RECOMMENDATIONS Based on our reconnaissance, we are of the opinion that the site is geotechnically suitable • for constriction of residential dwellings and residential streets. It is our opinion that the proposed residences can be satisfactorily supported on spread footings founded on the native soils typical to the site or on suitably placed structural fill., Special precautions will need to be taken to provide suitable drainage for lower lying lots and to mitigate the potential effects of the high shrink-swell soils mapped in the area. c Grading of the site should be accomplished in the dry summer months when the natural • groundwater level is lower and the weather is more suitable for grading operations in the native soils: Based on a preliminary grading plan, it appears that the fill required in the south area will need to be imported. We recommend that the fill be a clean granular fill if grading work cannot be delayed until summer, We further recommend that grading in • • the south area be accomplished as far in advance of street and building construction to allow settlement of the underlying soils, ADDITIONAL INVESTIGATIONS Unanticipated soil conditions are commonly encountered, Such unexpected conditions frequently require that additional expenditures be made to attain a properly constructed project, Therefore, some contingency fund is recommended to accommodate such potential extra cost, In order to reduce the risk that unanticipated soil conditions will be .7, I:un11;.t,`'I 111O S ISSUE:1.1'1 ns. INC:. R F-2244-0 I Alpha Engineering, Inc. January 4, 1990 Page 3 h encountered, we recommend that subsurface explorations be made prior to final design and " construction. Based on the conditions observed, these explorations could be accomplished with a small rubber tired backhoe. If you decide to proceed with this project, we would be happy to provide a scope of work and cost for these investigations. is Sincerely, FUJITANI HILTS & ASSOCIATES, INC. . �,��OD yks,GI PRO,Cci 5382 r By � t Fra Fujitani, P.l OREGON President „ �'lY 9 9�h� F2244o1A,RPT "41�lh' VW* Reference; Schlicker, Herbert G. and Findlayson, Christopher T., 1979, Geology and Geologic Hazards of Northwestern Clackamas Coun Oregon, State of . , a Oregon Dept. Geology and Mineral Industries, Bull, 99. , • m ,, ,l,t • ,_..,) I'UJI`I;INIHILIS, ASSOCIATES, INC, • , r• LAKE GROVE WATER DISTRICT 16016 S.W. BOONES FERRY ROAD • LAKE GROVE,OREGON 97035 P.O.BOX 1173 PHONE 636-1617 January 30, 1990 Jp.td 3 0 1990 • The Hollman Company 7006 S.W. Nyburg Tualatin, OR 97062 Re: Proposed Winfield Estates by the Holman Co. Property located in Clackamas County, City of Lake Oswego Dear Mr. Veenker: Lake Grove Water District can provide a minimum of 1500 gallons 1111 . per minute of water for the pressure and fire flow requirements, and also 40 pounds per square inch of water for residential use. Sincerely, William A. Morrison-Chairman of the Board Lake Grove Water District 1110.4 g EXHIBIT �r t • • ,� • J The H011MAN. a . 0 Company Attached is a market analysis of four projects similar to what we are proposing for Afton commons III. We are addressing, a group of "processional" buyers that do not have children living with them. These buyers range from young professionals • with no -children to empty nesters to retired individuals. Afton Commons I, located in Durham off of Lower Booties Ferry Road, consisted of thirty homes . All were sold between March 13 , 1985 and March 30 , 1986 . The buyers in Alton Commons were of the same ratio and professional group as the attached market analysis of the four recent ^roj e_ts done by The Holtman Company. )--) aii MP .4 DEG, 2, 2, ..'jd9, L A cry • , . t +lv • 0 G . lzi �� apt' �(�i!111f ri/ trnUF i .�+ (i f) `�"(M2 + �) �"I 11 I'r tA.. e \` P - R A a ' 4+ r 1 . vl O. • ,. , N S^ '7 co a1 CI a.+ a.•1 L 1.4 00 U.: ca a ro C t. L C 1 .i 0 41 1/1 O• a a 1+ O vl U 11 . a u ro auu., 4.r v U 0 0 v3Cu1 roat. • .-4 ...1 LeC. to a uo0>. Noa , . 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MEMORANDUM `� To: Development Review Board Members Planning Commission Members From: Mayor and City Council ., Date: December. 5, 1989 I Subject: Interpretation of Comprehensive Plan Policies Relating . to School Capacity This memorandum is an update to the City Council's prior memoranda of August 19, 1989, and October 17, 1989. The initial August 19 memorandum contained the City Council's initial • determination of the school capacity issue. The October 17, 1989, memorandum contained updated information and data received • • by the City Council at a joint meeting with the Lake Oswego School District Board held on October 2, 1989. This memorandum contains updated information and data relating to voter approval of a $17,800,000 Lake Oswego School District facilities improvement bond issue on November 7, 1989. As a result • of recent determinations by the Development Review , Board in its consideration of two applications for residential • development that there is a lack of elementary school capacity, the City Council has conducted an inquiry into the necessity for the enactment of a moratorium on residential development, in accordance with the provision. of ORS 197.505-197.540. A pattern , of denials of residential dev4lopment applications is defined by state law as a moratorium. The Council has been made aware of the exclusion from that definition of actions "in accordance with" An acknowledged Comprehensive Plan, and, on the advice of the City Attorney, concluded that the exclusion is not applicable to the current situation. State law does not permit the adoption of a moratorium without the City first making the findings required by the statute. The conclusion of 6 of the 7 Council members at the end of that inquiry was that the facts currently existing do not provide the basis for the Council to make the findings required by state law to justify the need for a moratorium. The resulting dilemma is obvious: on the one hand the Development Review Board denied two applications for lack of school capacity based on City Comprehensive Plan policies (a pattern which state law classifies as a moratorium) , and yet the Council has concluded that facts do not exist to make the required findings under state law that are a precondition to the NII ' enactment of a moratt•5rium. F It is the purpose', of this memorandum to E�rovide to both of the % 3 t City land use hearing bodies the Council 's interpretations of the -� r+ t Com rehensive Plan policies regarding school capacity. It is w4 , r p necessary to have donsistency in decision making from application re Q . to application, and between the hearing bodies and the council. A•: ` ri ismo e-oMJN3d r e 4 l � I 11 1• Memo: Development Review Board 1111 .and Planning Commission Members December 5, 1989 Page 2 These interpretations reconcile the apparent inconsistencies between state and local law in a way that gives deference to the superior state law ,mhile giving effect to the Plan language through an interpretation process that has historical precedent. These interpretations are based upon factual determinations set forth in Attachment No. 1 . The interpretations provided in this memorandum will maintain a consistency between state and local law. The Comprehensive Plan policies, with regard to school capacity, will be satisfied unless the Council in the future declares a moratorium. Because • facts will change over time, so may the conclusions concerning Comprehensive Plan compliance and the current lack of the factual preconditions for the enactment of a moratorium. Staff will update the factual portions of this memorandum on a regular basis, in coordination with the school district, and keep the Council and District aware of the changing circumstances. Future Planning staff reports will rely on this memorandum when addressing the school capacity issue. The Council expects that 4111 if Comprehensive Plan compliance based on the school capacity issue is raised during a hearing on a residential development application, each hearing body will reach the conclusions set forth in this memorandum. This issue is not static and will be with us for the foreseeable future. The Council is committed to improve the current data exchange efforts between the District and the City. The Council wants to insure that applicants receiving development approvals are aware of the current school capacity situation and understand that the Council is very concerned about this issue and has the authority to enact a moratorium at a later date if justified by the facts. The Council directs staff to develop appropriate language to be included in the approval orders, to be reviewed by the hearing bodies, to accomplish this purpose. Attachment No. 1 provides the factual findings of the Council with regard to the school capacity issue upon which these interpretations are based. Attachment No. 2 is a list^ng of the factual information relied upon to support those findings. Attachment No. 3 contains the interpretations of the relevant • Plan policies. The City Council 'sincerely expresses its gratitude to the members v ' of the Development Review Board who have been faced with tho • difficult job of dealing with this issue in the first instance, and who have done so with professionalism and obvious great (/ concern for the community as a whole. Atty/Correspond-7 Attachments 1-3 i, . 1 1 ATTACHMENT NO. 1 FACTUAL FINDINGS ( 12-5-89) The City and the School District have coordinated concerning the impact of development on the ability of the District to meet its legal obligations to educate the children of the District. A significant portion of the School District lies outside the city limits and the City has no control over the impacts of growth occurring outside its boundaries. The City has received no communication from other jurisdictions served by the District that they perceive a problem or intend to limit development due ' . to school capacity problems. 1 The District has provided the City the following facts: 1 . Attendance in the 1988-89 school year at the Lake Grove Elementary School exceeded the capacity the District • determined necessary to provide an urban level of -- service at that school. The Lake Grove Elementary School population has been reduced for the 1989-90 school year. Enrollment on June 1, 1989 was 651 students . Enrollment as of October 2, 1989 is 530 students. • 2. The District has short term plans in place that address the current capacity problems on a District wide basis . By implementing these plans , the District stated it will continue to provide an educational experience to its students that meets District stdhdards. 3. Through use of the short term plan. the District can accommodate a maximum capacity of 3 ,726 elementary students . 4 . The District as of October 2, 1989, had an elementary school enrollment of 3 , 157 students. Based on maximum , capacity and current projections, on October 1 , 1989 the District by implementing the short term plan will have unused capacity system wide that will accommodate 578 additional elementary students . 5. The District has a long term plan to provide capacity in addition to the 578 seats to be made available through the short term plan. These long term plans include an additional elementary school and remodeling existing facilities. 6 . The maximum capacity of 3 ,726 students, assuming a continuation of the current rate of growth, will 1111 accommodate new students into the 1991-92 school year. 4 • 4111 Attachment No. 1 December 5, 1989 Page 2 7. The earliest completion date for the new school authorized by the November, 1989 bond facility election is Fall, 1991 . The remodeling of existing facilities, to be funded by the bond issue will be completed before that date and will provide at ?least 250 additional seats. The new school will have an ideal capacity'of 500 students. 8. The District as a practice does not construct facilities in anticipation of growth, but attempts to coordinate • the construction of facilities so they will meet a current demand at completion and not stand empty or be , underutilized. • 9. The District projects student populations using a computer model. The projections are based on school attendance areas and the District does not attempt to project at the level of individual subdivisions or houses. Projections are compared with actual student counts. Based on these comparisons, modifications to the computer program factors are made if warranted. The District's projections in the last 2 years have been quite accurate. The physical counting of children in the district on a regular basis, as the data base for projections, does not provide a significant enough improvement in accuracy to justify the additional • expense it would take to carry out such program. By comparing data compiled over the last six' years concerning development approvals and vacant lots with the actual growth in school population, the conclusion can be drawn that there is not a quantifiable and direct relationship between the school population and those 2 factors that will assist the District in R making short term student projections. Other factors such as 1 market reception, interest rates, the health of the Oregon economy and family size of buyers and sellers of existing homes • also affect the number of new children in the District 's population. Based upon the present level of sophistication of the City and District planning processes, it is not possible to predict with any ,degree of certainty how soon after approval • children from new residential developments will enter the school system. 4111 ,/ 1r Attachment No. 1 December 5, 1989 Page 3 A The District voters in May, 1989 approved a new district tax base by an approximate 2: 1 margin. The old tax base was $19,542 ,310. The new tax base is $29,975,000. The new tax base contains levy authorization above that levied by the District in the current fiscal year and is intended to fund growth and staffing and maintenance for the new capital facilities to be funded from the November, 1989 bond issue. This community has a solid history of support for school funding measures. The November 7, 1989 facility bond issue passed by a substantial margin. The District has been planning to meet the demands generated by growth. During the middle 1980's, the District proposed }ting a middle school concept. A switch to middle schools would nave freed space in the elementary schools for additional students. The debate caused turmoil in the District and the concept was dropped. Coupled with the change in Superintendents occurring soon thereafter, the District planning and implementation of funding measures to accommodate elementary school population growth was • delayed. The growth was anticipated but the community debate over how to best address the impacts of growth has delayed the provision of the District 's solutions . The City Council may, at anytime when justified by the facts, enact a moratorium on building permits pursuant to ORS 197.520 . The District has the responsibility under state law to educate the children of the District. The Council views the District as an expert in educational matters. The Council accepts the statement of the District that it will provide an educational experience for its students that meets District standards. Atty/Correspond-7 • • • - . , $ I.. f ' ATTACHMENT NO. 2 . 0 FACTUAL INFORMATION CONSIDERED BY CITY COUNCIL ( 12-05-89) r 1 . Bill Korach, Lake Oswego School District Elementary Enrollment - August 8, 1989 2. Karen Scott, packet containing: - Building permits by year, single-family, graph - Building permits by year, multi-family, graph - Total single family lots recorded by year - Inventory of vacant lots, July 1, 1989 - Number of lots recorded from 7/1/83 to 6/30/89 - Number of building permits issued for single-family from 0'0 7/1/83 to 6/30/89 - Number building permits issued for multi-family from 7/1/83 to 6/30/89 , - School enrollment K-6 from 1983 to 1989 r . 3, Class size and public policy: Politics and Panaceas, Office of Educational Research and Improvement, U.S. Department of Education , 4 . Opinion issued by James A. Redden, Attorney General, June 11 , 1979 '' it 5. Memorandum from City Attorney to Mayor and City Council, July 31, 1989 ,, 6 Report from Lake Oswego School District, July 5, 1989, with attachments 7. Proceedings of joint City Council/School Board meeting, July 31 , 1989 �`�; 8 . Proceedings of City Council meeting, August 8, 1989 9. Letter from Susan Brody, Director, Department of Land Conservation and Development, dated August 8, 1989 , 10. Handouts from Bill Korach, Lake Oswego School Superintendent i a. Teacher-Student ratio and classroom space b. Enrollment ntiollmeprojectfons, service level, and short and long ter11 . Lake Oswego School District: ThePacts, submitted by Nick . Bunick ° 12. Transcript excerpt from August 7, 1989 Development Review Board meeting (tape including excerpt also submitted) ..,4••,, , • « ► r v 11 Attachment No. 2 December 5, 1989 1111 Page 2 13. Enrollment graph showin\ actual enrollment from 1962-1967 and projections through '19899990 submitted by Warren Oliver 14. Statistical chart titled "Determination of K-6 Student Factor" submitted by Erin O'Rourke-Meadors , 15. Letter from B. Ayres dated July 24, 1989 16. Letter from Jae Rieg dated August 3, 1989 17. Letter from Pam Sparks dated August 8, 1989 18. Letter signed by Chamber of Commerce past presidents Tom Decker, Paul Graham, and Rob Barrentine and Bob Chizum, Chamber members, dated July 28, 1989 19. Letter from Douglas Oliphant, Lake Oswego Chamber of Commerce President, dated July 20, 1989 20. Letter from William T. Ryan dated August 8, 1989 o . 21. Letter from Leonard G. Stark, dated August 7, 1989 22. Letter from Robert and Mary Larsen, dated August 5, 1989 23. Letter from Mr. and Mrs. Clark, dated August 6, 1989 24. Letter from Robert Butler, dated August 4 , 1989 25. Letter from Lynora Saunders, Chair, Forest Highlands Neighborhood Association, dated August 1 , 1989 26. Letter from D.R. Norris, dated July 29, 1989 • 27. Letter from Judith D. Umaki, dated August 1 , 1989 28 . Charles Hales, Staff Vice President for Governmental Affairs , Home Builders Association of Metropolitan Portland, letter dated August 14, 1989 29. Gregory D. Meadors letter, dated August 13, 1989 30, Celeste Ward letter, dated August 14,_ 1989 3s .\. Debby and Doug Kemper letter, dated August 14, 1989 4111 l. 32. Carol Webb letter, dated August 14 , 1989 r Attachment No. 2 December 5, 1989 Page 3 33. Bill Bache letter, dated August 14 , 1989 34. Debbie Seitz letter (undated) received August 14, 1989 35. Benjamin Schwartz, M.D. letter, dated August 14 , 1989 36. Gayle Bache let sr, dated August 14, 1989 37. Martha Rothstein letter, dated August 14 , 1989 38. Ala F. Rothstein letter, dated August 13, 1989 39. Robert S. Dahlmanr. letter, dated August 13 , 1989 40. Janice A. Burt letter, dated August 13, 1989 41 . Jane Culberton letter, dated August 14, 1989 42. Toni Smith letter, dated August 13, 1989, including attached newspaper articles and copy of Bill Korach1s memorandum dated 1111 July 5, 1989 43. Deborah B. Feldsee letter, dated August 14, 1989 44 . S',..hen M. Berne letter, dated August 14, 1989 45. Wilma McNulty letter, dated August 14 , 1989 46. Leonard G. Stark letter, dated August 14, 1989 47. Gay Graham letter, dated August 11 , 1989 48. Marilyn Roberts letter, dated August 10, 1989 49. Mary Avery letter, dated August 10, 1989 50. Bill Tucker letter, dated August 11, 1989 51 . Kim and Barb Ledbetter letter, dated August 14, 1989 52. Richard M. Bullock letter, dated August 11, 1989 53, Charles D. Ruttan letter, dated AUgus.t 9 , 1989 54. William Sorenson letter, dated August 11, 1989 55. Marci Nemhauser letter, dated August 10, 1989 56. Charles A. Mansfield letter, dated August 10, 1989 • • • Attachment No. 2 December 5, 1989 Page 4 57. Larry E. Walker letter, dated August 10, 1989 I 58. Katherine and Donald McMahon letter, dated August 14, 1989. 59. Stephen Swerling letter, dated August 14, 1989 60. Karen ,;Griffin, League of Women Voters letter, dated June 20, 1989 61. Cheryl M. Petrie letter, dated August 13, 1989 62. Letter from Rick Newton, dated August 15, 1989 63. Letter from JoAnn Gillen, dated August 14, 1989 64. Lei er from Patrick F. Stone, dated August 11, 1989 65. Map of City and District boundaries 66. Determination of impact as of July 28, 1989, submitted by Erin O'Rourke-Meadors 67. Bill Korach, "Questions and Answers: How is the School District Coping with Growth." [Presented to City Council at Joint School Board/City Council Meeting of October 2, 1989. ] 68. Bond issue information, November 1989, prepared by Lake Oswego School District. 69. Election results, November 7, 1989, Lake Oswego School District 1989 Facilities Improvement Bond. Atty/Correspond-7 S ' t ^l ATTACHMENT NO. 3 • PLAN POLICY INTERPRETATIONS ( 12-05-89) In the consideration of the school capacity issue within the framework of a quasi-judicial hearings considering specific land use applications, one Specific Policy has been focused upon by those seeking denial of the applications on the basis of a lack of school capacity. That policy is Specific Policy 4 for Urban Service Boundary General Policy III . A few other policies have also been raised. Before stating the Council's interpretation of those policies, it is necessary to restate the rational for the City's interpretation that the General Policies of the Plan are the regulatory language of the Plan. The City's Comprehensive Plan was first adopted in 1978 and was developed as a result of legislation at the state level in 1969 and 1973 which required local jurisdiction to adopt a comprehensive plan which was consistent with established statewide land use planning goals. A "comprehensive plan" is defined by state law as: " [Al generalized, coordinated land use map and policy statement of the governing body of a local government that interrelates all functional and natural systems and activities relating to the use of lands, including, but not limited to, sewer and water systems , transportation systems, educational facilities, recreational facilities, ,and natural resources and air and water quality management programs . 'Comprehensive ' means all-inclusive, both in terms of the geographic area covered and functional and natural activities and systems occurring in the area covered by the plan. 'General nature' means a summary of policies and proposals in broad categories and does not necessarily indicate specific locations of any area, activity or use. A plan is 'coordinated ' when the needs of all levels of governments , semipublic and private agencies and the citizens of Oregon have been considered and accommodated as much as possible. 'Land' includes water, both surface and subsurface, and the air. " At the state level each statewide planning goal, which are mandatory statewide planning standards and are general in nature, is accompanied by "guidelines" . The guidelines are: " [S]uggested approaches designed to-aid cities and counties in preparation, adoption and implementation of comprehensive plans in compliance with goals and to aid state agencies and special districts in the preparation, adoption and implementation of plans, programs and regulations in compliance with goals . Guidelines shall be advisory and shall not limit state agencies, cities, counties and special districts to a single approach. " • e - / Attachment No. 3 December 5, 1989 Page 2 The City's Plan, at page v, explains the difference between Objectives, General Policies and Specific Policies in the following way, "The adopted plan contains Objectives, which are short statements of the purpose of the policies, General Policies, which are major methods of achieving objectives, Specific Policies, which are more detailed steps to carry out General Policies, . . ." There are also strategies for carrying out the plan found in Volume II, which is the background information and supporting documentation for the plan. The language has historically been applied as follows: The general policies of the plan are the portions which are, "regulatory" in nature. They are the "generalized policy statements" which constitute a comprehensive plan as defined by state law. A hearing body., in order to approve an application, must conclude that the applicable general policies of the comprehensive plan •have been followed. Each land use decision must identify and explain why the requirements of the applicable general policies have been satisfied by the application. Not all general policies are applicable to every decision. In reaching a conclusion concerning compliance with a general policy the hearing body will be guided in its decision making by the specific policies for the particular general policy and the narrative language and strategies for the policy element. In many cases the specific policies for a general policy are extremely detailed, to the point of describing area limitations to the one/hundredth of an acre and specific building square footatjes and many contain multiple detailed subsections . If the specific policies are given the same regulatory weight as are the general policies then each provision of a specific policy will need to be complied with to the letter in order for an application or project to be approved. There is no provision for the granting of variances from the regulatory provisions of the Plan. When an application or project conforms to the general policy, but perhaps not to the letter of a subsection of one of the specific policies for the general policy , the application or project as a whole must be denied if thew-specific policies are construed to be regulatory in nature. All regulatory standards must be complied with in order for an application to be approved. t/ l' Y ' Attachment No. 3 December 5 1989 Page 3 ? The specific policies are considered during the analysis of an application or project. If the staff recommendation is that a project ctmplies with a general policy, but the detail of a specific policy is not followed, an explanation should be provided why, notwithstanding that inconsistency with the specific policy, the recommendation is nonetheless consistent with the applicable general policy. This approach has been employed in City decision making consistently for 7 years and has twice been considered by LUBA without a reversal on this point. This methodology implements the Plan in a manner which is consistent with the state law definitions which govern local land use planning and at the same time does not minimize the level effort and scrutiny that went into the original plan development. Each of the applicable General Plan Policies will be discussed below. No General Policy specifically requires that adequate school capacity be established prior to the approval of a residential development. Schools are mentioned in a few specific policies and it is from these references that the policies become applicable in the review of a development application. 1. Overall Density General Policy I The Comprehensive Plan will maintain the overall, average residential density of the Urban Service Area within the capacity of planned basic public facilities systems, including at least water, sewer, streets, drainage and public safety. Specific Policy 3: The City will coordinate planning of facilities with the Lake Oswego School District, to assure that school capacities and expansion costs are considered." This policy requires that the Comprehensive Plan density be such that the planned densities do not result in land uses that will exceed the capacity of public facilities systems available or planned. This policy regulates Comprehensive Plan map densities and is not applicable in the development review stage. The appropriateness of the plan map designate-on or zone designation on a given site is not an issue in a hearing on a development application. r�t e Attachment No. 31111/ December 5, 1989 Page 4 2. Impact Management General Policy II The City will evaluate zoning and development proposals comprehensively for their impacts on Lhib community, requiring the developer to provide, appropriate solutions before approval is granted. Specific Policy 6: Encourage the Lake Oswego School District to provide specific . information on school capacity to be taken into consideration • in development review." This policy is the one most directly focused upon school capacity in the development review process. This policy requires that a detailed review of projects take place and it directs that the City seek capacity information from the District. The development review process and the development standards insure that this review takes place. The City is coordinating with the School District on school capacity issues and is encouraging the District to provide the City with school capacity information. • The July 5, 1989 report from the District and the July 31, 1989 and the October 3, 1989 joint meetings are examples of this coordination and "encouragement" . Because of the variety of factors that impact school population, it is not currently possible to predict with a great degree of accuracy school populations beyond the coming year. :tt is equally uncertain and unpredictable when a child from a home on a lot in a newly t approved development will enter the school population. However, once a building permit has been issued for a dwelling, it becomes reasonably certain that the structure will be occupied in the near time frame (3-6 months) . By monitoring actual school populations and outstanding building permits, forecasting over 3- 6 month time frame can be done with an acceptable degree of reliability. tf this coordination results in the development of data which supports the findings required by the state moratorium statute to establish a capacity shortage, a moratorium on building permits can be enacted in sufficient time to minimize the inflow of new students to the district. 3. Impact Management General Policy V. - The City will plan and program for the provision of adequate public services and facilities. . . 0 Attachment No. 3 December 5, 1989 N, Page 5 Specific Policy 3: i. -1 Prohibit land uses or, intensities which tax or exceed the 4 normal capacity of public services except in instances where the developer pays all costs of providing additional required capacity, subject to City Council approval.' The General Policy requires that City to plan and program for the provision of adequate facilities. This City cannot plan or program for the School. District. The City does coordinate with the District. This policy does not require the city to plan . facilities for the school. Through the enactment of the moratorium statute, the State Legislature has prevented the City from carrying out Specific Policy 3 on a case by case basis due to a lack of school capacity. The moratorium statute is , available to temporarily prohibit on a system wide basis land uses which exceeded the capacity of the schools. . . 4. Urban Service Boundary General Policy III " The City will manage and phase urban growth within the Urban 41 Services Boundary, 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 (IMMEDIATE GROWTH) . (2) Lands in long range growth areas. (FUTURE URBANIZABLE) . The City will schedule public facilities through a capital improvements program and financing plan. Specific Policy 4: New development shall be served by an urban level of services of the following: a. Water b. Sanitary sewer "0 c. Adequate streets, including collectors d. Transportation facilities e. Open spat't? :Ind trails, as per Open Share Element • f. City poliayprotection g. City fire protection h. Parks and recreation facilities, as per Parks and • Recreation Element w Attachment No. 3 4110 December 5, 1989 Page 6 i. Adequate drainage j . Schools Services shall be available or committed prior to approval of development. Such facilities or services may be provided concurrently with' the land development for which they are necessary if part of an adopted_ capital budget at the time of approval of the development, or if provided by the developer with adequate provisions assuring completion, such as • performance bonds.' The Urban Services Boundary Policies direct that the City define the future growth area for which it intends to be the major provider of public services. Within the ultimate growth area, General Policy IfI directs that basic services will be logically extended and that the phasing of service extensions be first to immediate growth areas and secondly to the future urbanizable areas. The City is then to schedule public facilities through a capital improvements program and financing plan. Specific Policy 4 relates directly to nothing in the language of the. General Policy. The Specific Policy almost seems misplaced, and would be more logically placed in the Plan as a Specific Policy for Impact Management General Policy II, discussed above, which addresses the impacts ,of development on services . It is notable that the specific policies for that General Policy do not require the type of precise fit in timing between development approvals and the provision of services that is contained in Specific Policy 4. The most relevant language of this General Policy to the issue at hand is that the City will "manage and phase" growth with a "logical planned" extension of "basic" services. The School District is logically planning to provide new facilities to serve demands generated by growth. The District, like school districts in general, provides facilities in response to demand--not in anticipation of demand. The Director of the Department of Land Conservation and Development urges recognition of this fact and identifies schools, along with police and fire services , as "responsive" facilities. The Director draws a distinction, for planning purposes, between these responsive facilities and transportation, water, sewage and drainage facilities which in her words "must attend, rather than follow or respond to, construction. " - 11110 P►ttachment No. 3 December 5, 1989 Page 7 6' c Specific Policy 4, on the other hand, directs that schools be available or committed "prior to approval" of development. If • that has notr,occurred, the Specific Policy states that schools may be provided "concurrently" with development "if part of an / adopted annual capital\\budget at the time of approval of the development. " The Specific Policy contradicts the language of its General i Policy in that it is illogical, and inconsistent with how schools / function in this state, to require schools to be constructed or funded prior to the approval of the development which they will / serve. The City has Axperienced the result of a strict application of the language ' f this Specific Policy. A defacto moratorium resulted in c rcumstances which did not justify the enactment of a moratorium iursuant to state law. The current level of school planning and c,,00rdination between the City and School District .. satisfy this General Policy. In summary, the three Genery'il Policies listed above which are • 1111 applicable to the school capacity issue in the consideration of a specific development appliction, when read together, require the City to plan for services st\fficient to accommodate growth, coordinate with the School District on capacity issues , and evaluate applications and determine impacts. School capacity is , a system wide issue and forecasting when new growth will impact the school system is not precise. A quasi-judicial hearing on a ; single land use application is not the appropriate forum within • which to make determinations concerning system wide school capacity. There is not reliable data concerning future impacts that will result from a single application or the timing of thos • e impacts. The current level of coordination and planning, with • continual monitoring of actual School population changes satisfy these policies. If it is determined that school capacity will be • , exceeded, with certainty, the city Counc ,1 may employ the state '0 moratorium law to prevent an overtaxing of the school facilities while the District implements proorams to correct the problem. Atty/Correspond-7 2 11 , ,1 I) i it • • Jan Pearce 4951 Oakridge Road Lake Oswego, Oregon 97035 636-1854 City of Lake Oswego Public Works and Development Services 380 A Avenue Lake Oswego, Oregon 97034 • Dear People in the Planning Department, This letter accompanies the petition to alter the plans for Windfleld Estates ( PD,21-89/VAR 2-90). As I gathered signatures from the residents who live on the unpaved portion of Oakridge, the homeowners expressed great concern about speeding vehicles. Even with deep ruts in the road, we currently have quite a problem with reckless speeders. Wctdo want the road to be paved as indicated in the petition. Nevertheless, we • wor ry that pavement may increase the number of speeders and hence the danger to our eight young children living in these six homes. • • Therefore, we strongly urge installation of speedbumps should the road be paved. Sincerely, \ z/(,2‘1/Yd,i,tzL-i Jan C. F. Pearce ,de) 0 Zcr GAG, uI '4 ' • • FEB 5 1990 IXHis�Y �' 2. � . 01,,, i% • ' • r 1 PETITION . . We, the undersigned, urge the City of Lake Oswego to alter the plans for il Windfield Estates (PD 21-89/VAR 2-90) as follows: 1. Terminate Bonaire at Yorkshire, and do not connect it to InverurP;'The acute angle of this intersection, which does not meet current design criteria, and the poor condition of Inverurie (narrow, rough, poor drainage) would not safely accommodate increased traffic. 2. In lieu of the half-street connection of Yorkshire to Inverurie as proposed in the plans, improve the unpaved portion of Oakridge to Waluga. This will improve emergency vehicle access, lessen traffic flow on Firwood, facilitate the additional traffic generated by the new development, and improve the general appearance of the neighborhood, which borders city park property. 3. Upon completion of the developer's improvement, the City will accept Oakridge Road. Installation of a four-way stop at the intersection at Oala idgP and Waluga would increase safety, Name (Print) Signature Address Tax IAA ` Number 11111 \\ 1 . fl R A-1r4 L2 A'.. . 4 .5'ls-S.e..0 ..r .� A V /S 0 S 25a s.�) r oe) 2 . (c,l AL-0 (�a`M O,C 4�- r1 �15 F�-- LA,64,,, ,,.. ,,,_ 3 ., _. IN44L a Ao1 s c' ,. � 1- .076" (:)A►/c P i 4.6 ! ' 6'6 • 4 . '/krL l G i (s ytl _ L . .75.�tL) 6-61-16114,1e-e 160? /90-r 5', Y , .' +7r _ u, ein- 3' s to A. ,er(, j2�' '‘;' I 6 =t0 , ,� l7L S _,4 .td-0 ,, `- 3`13 5 LU Cry Oc. . c L C 7. cl...•v i. r a" nL /+.-+ .. l� i•L ' 1 +.5..;77 L ..'r. /U 7 rJ 0 i / ii ' , ,/_ .j ) ; �' CL/�L YI 11.r� 1 2 nl 8 , _ A jr.4 V 4 i e 4(i "- - 4 if--- _Zcie.-- ) t-, ./io.e..4,Ai, .6'..", '-'4.-) 4-I.'14.i'lde-. /./ ,' 9 . /, ' 1 _ 5/q0 5'611 ()a( -c4 i: `l t:G. / ) . 7 10 i ;V .e' °(.4,t.L ..! c/l 0 S (J• 64-14,u•.- `( 96 61 Allk Mir 0, • . .� -- PETITION . 0We, the undersigned, urge the City of Lake Oswego to alter the plans for Windt field Estates (PD 21-89/VAR 2-90) as follows: 1. Terminate Bonaire at Yorkshire, and do not connect it to Inverurie. The ' acute angle of this intersection, which does not meet current design criteria, • and the poor condition of Inverurie (narrow, rough, poor drainage) would • not safely accommodate increased traffic. 2. In lieu of the half-street connection of Yorkshire to Inverurie as proposed in the plans, improve the unpaved portion of Oak ridge to Waluga. This will improve emergency vehicle access, lessen traffic flow on Firwood, facilitate the additional traffic generated by the new development, and improve the general appearance of the neighborhood, which borders city park property, 1. ,gyp Name (Print) Signature Address Tax. Lot Brc Number 1 . g' � 1/i Mi4 AI l�!�,2/I sw JAdve,,.�;c 2 . (13ohi i G I�il/ P hit Jli s._ 4 Z/€ feir tt.1/endift - • 3. (0 0,e0-- i u�_l.-lam -'Z3.0 ?,U�.Lue0.r)./? 4 ‘ -7. e 1 5 � -.--.. _ / ,. _ed., .e.eA J ,1/ 2I�-' � ire, ille s - fAel / 33 3 SGJ.Zn ye-r vi 7 . I U ez b 8. .j" / CO .c' lam' k l/Gt ciyt,,4 tk. . 9 . / Y2 / J /><•>J-7..e -t-- 10....) I 1 ..W . d(m/44- '1"---- aSI 510), Trioceterd-i1/4 R r ti I ' PETITION . . We, the undersigned, urge the City of Lake Oswego to alter the.plane for 0 , Windfleld Estates .(PD 21-89/VAR 2-90) as follows: , 1. Terminate Bonaire at Yorkshire, and do not connect it to Inverurie. The • acute angle of this intersection, which does not meet current design criteria, and the poor condition of Inverurie (narrow, rough, poor drainage) would not safely accommodate increased traffic. 2. In lieu of the half-street connection of Yorkshire to Inverurie as proposed in the plans, improve the unpaved portion of Oakridge to Waluga. This will �, improve emergency vehicle access, lessen traffic flow on Firwood, facilitate the additional traffic generated by the new development, and improve the general appearance of the neighbo `hood, which borders city park property. . Name (Print) Signature Address Tax Lot • / Number 1 . A4,&u✓' Z _______. f S`g 4,/ Sw Y'HuerKvre... f 2 .erakiara lleii /5I73 S'id.7 inertly;;, 10 ' '. . 3. V'2,eAL J,lc_at dr4.1.. 'till'ithJ �� GJ.t� I( 12gs trverv✓tP 1 -' , 4.f�iQ4v ' ' t Ilc ,._-t, t6,,93. 5 to lJ VQQiJ A i..e . 1 V - --- l('o ao o saki-- r .4\r, k!c , 6 . . 'Pi He o 3 510. L•rL u 2i t e.rJ • 8 / 5L , , 1 0 . 6 l 1, ' '`.:',8 /AZ. /6005 5:W ziixel-tthe /,.: i v 14 - J. • itm6-",qo 4 t'LLOIA)L41,-4e ______----- , ja • ,, . il • 0 , , . . . PETITION - . 0 We, the undersigned, urge the City of Lake Oswego to alter the plans for Windfield Estates (PD 21-89/VAR 2-90) as follows: 1, Terminate Bonaire at Yorkshire, and do not connect it to Inverurie. The , acute angle of this intersection, which does not meet current design criteria, and the poor condition of Inverurie (narrow, rough, poor drainage)- •bil.,i i not safely accommodate increased traffic. 2. In lieu of the half-street connection of Yorkshire to Inverurie as proposed • a in the plans, improve the unpaved portion of Oakridge to Waluga. This will improve emergency vehicle access, lessen traffic flow on Firwood, facilitate the additional traffic generated by the new development, and improve the general appearance of the neighborhood, which borders city park property. Name (Print) Signature Address Tax Lot / Number 1 • i`\+1.0 Ii)4vV,,i --r('��---, '/�:i !,.. ' Y f�_ /(�r.240 • l6i . '.'e.t'/f.'l, .. 2 ./ j /'i i /l /�.' - /r.{ j' /.1`._' ,', f (.7.. '�' %-/ , ,. / II , , r �'� ., / 1. �• ,.d 3. 1-:, fr.,v 't 1 ...I.. (- v- / ./• ' ..•,r t!". ` ; 7 r b �- ?Ti' -L;.✓1•. - C.__ l.r' 1 j-- Jfir' • „ ' ! . . 8 . ,. , , 9 • I 0 , • - . ' ..• , ,, -/... ,:c ,.; `, .0 _.. , • , .. 'I , • PETITION We, th a undersigned, urge the City of Lake Oswego to alter the plans for 0 • • Windfteld Estates21-89/VAR (PD 21 89/V.AR 2-90) as follows: 1 1. Terminate Bonaire at,Yorkshire, and do not connect it to Inverurie. The acute angle of this intersection, which does not meet current design criteria, and the poor condition of Inverurie (narrow, rough, poor drainage) would not safely accommodate increased traffic. 2. In lieu of the half-street connection of Yorkshire to Inverurie as proposed ' in the plans, improve the unpaved portion of Oakridge to Waluga. This will improve emergency vehicle access, lessen traffic flow on Firwood, facilitate . the additional traffic generated by the new development, and improve the ' • ' general appearance of the neighborhood, which borders city park property. • Name (Print) Signature Address Tax Lot , • Number 1 .7/ ne; E. /374 �3-s2:. 4 Rwwe.L) ID, 2/406 2 0 lit o JP44)14if v ,S s' ,S dit) Firldd04, c,..Al /D re��s. Dian) � ,,,LQ. ��a sw r � 16oc� (1` ill ,4 �. orl 7 54eXcuAAA5 , w F i 1 o� s Rw�.o � 6 :Ulna-a c or 5-kLaki eAJ su s s/Li FrwrlDrk. 6700 . v R'( RR E T L.,). PATE gig (:: , 7: t- )• e_, cIss- Sup F rWdo( 64400 • 8. "v /S., -57.0we ----' 51r,5-' Ve-) C'hee...400P-3 , ,._ ga3 s to F ,,,ro 10 + S ,. . . ), , w . 4 a r' �` ' , PETITION , gWe, the undersigned, urge the City of Lake Oswego to alter the plans for Windfield Estates (PD 21-89/VAR 2-90) as follows: ' 1. Terminate Bonaire at Yorkshire, and"do not connect it to Inverurie. The • acute angle of this intersection, which does not meet current design criteria, and the poor condition of Inverurie (narrow, rough, poor drainage) would not safely accommodate increased traffic. .. 2. In lieu of the half-street connection of Yorkshire to Inverurie as proposed in the plans, improve the unpaved portion of Oakridge to Waluga. This will ' improve emergency vehicle access, lessen traffic flow on Firwood, facilitate . the additional traffic generated by the new development, and improve the general appearance of the neighborhood, which borders city park property. Name (Print) Signature ,Z_Address Tax Lot ki C�-o Z� - a" Number 44)55 5. w, �4 ,sod. 1 . Ro 'Z. ri Z l. 4. r% 5 a..r+ Z a< 4...o..-- Q .S 4.0 eq,� b %6--- -o 3 4,4 el I 2 .•l o L F u-r l /n•YeAmdt cc ei la s.0.Fhnu06d ILI . gA,5'-ste& , IP3. w W do Fyi‘t Oct,. 4911 ,§.in . 4=c,.uoand Rd_.. fn�t 7 -Q 7 3 4) arlp 30© 4. 5115 SW rirWoock fe.A. 665-(o 314- F 13-0" __A • ,Po-f-t-, 5 --- I-4 � 5� 5 5 S41 ✓t w L , moo il3 - o Fs" 6 . 6'0.5' j f=)i c// 1.a% o ,e o 7 . - T'1(k /A lee., 45c.4 o r 8 , 5-7 5'c R-wrrc� 4 ei v AO Oheiki& 0 (41(‘ ' 7 rs"��>A) rr,�o�� laa. .t r ( I�(,(�(jj/,,�({({{ g�3 �1 y�/r ? Ss.1 'r. 10 I�ry4'e © W0 b r 9703 O • 6- . , , . • .. . . . . , • PETITION We, the undersigned, urge the City of Lake Oswego to alter the plans for • Windfield Estates (PD 21 89/VAR 2-90) as follows: 1. Terminate Bonaire at Yorkshire, and do not connect it to Inverurie. The i acute angle of this intersection, which does not meet current design criteria, ° . r 9and the poor condition of Inverurie (narrow, rough, poor drainage) would not safely accommodate increased traffic, 2. In lieu of the half-street connection of Yorkshire to Inverurie as proposed in the plans, improve the unpaved portion of Oakridge to Waluga. This will improve emergency vehicle access, lessen traffic flow on Firwood, facilitate the additional traffic generated by the new development, and improve the general appearance of the neighborhood, which borders city park property. y N 3. Upon completion of the developer's improvement, the City will accept Oakridge Road. Installation of a four-way stop at the intersection at Oakridge and Waluga would increase safety. Name (Print) Signature Address Tax Lot Number 1 . w f‘t k �l/ S 1 I-! A I•4 S. I 0 ,� y� •? i4 r W L1 7 2 . $i�/ g 4, S'rn�T s /2ar: :, , • • 4.7:31-, ‘53-W A', e"edk'N.:;k. 44,-,e 6 5. 6 . ?, 8. 9 . 10 , • o n • • • PETITION . , il lWe, the undersigned, urge the City of Lake Oswego to alter the plans for Windfleld Estates (PD 21-89/VAR 2-90) as follows: 1. Terminate Bonaire at Yorkshire, and do not connect it to Inverurie. The • acute angle of this intersection, which does not meet current design criteria, and the poor condition of Inverurie (narrow, rough, poor drainage) would not safely accommodate increased traffic. 2. In lieu of the half-street connection of Yorkshire to Inverurie as proposed in the plans, improve the unpaved portion of Oakridge to Waluga. This will improve emergency vehicle access, lessen traffic flow on Firwood, facilitate the additional traffic generated by the new development, and improve the p general appearance of the neighborhood, which borders city park property. . 3. Upon completion of the developer's improvement, the City will accept Oakridge Road. Installation of a four-way stop at)the intersection at . Oakridge and Waluga would increase safety. Name (Print) Signature Address Tax Lot �„ Number ) ° 0 I 1 1 . viii4.101L C . I wacI- c... C J2_ (IWJ`i agkat w 2 . i1ir tc/113 r 1 :)4 . Wctr 9 CAtR►LY`E • 3 .0.44,1,e, , ,.' 4152_ 044.41e,eL 0 .5 7 Irt 4„ `�'h,GG ve , � , e 5 .X. hJ 9 �Lect.t:tt�, r4, -i 42/ ‘ lrJalk 4 , 6 . (7- yt, us' J,co.l_i14•t14%4), '/. 7 . ' ' • }° •id✓ t7 i1 �ae•Y'' y9�5/ %L2,t J/4/G) '� � �8 . 4`�'-[C c- `> 0..-i -G•UIJ6•i C. r\ .•(' C• 9 . 1 • �y1 . `` II 10 . L-CuC i ')\[. . .. -1 t(.t.l _�t;�;.% •: . �.cc' l•c"L'Ac-\.e i l' /( �(A 1 ,, 6972v.i./.771,2a=isi-4p.,e' a/Aei %,a72ziLy, --) .. a , r , To: The CITY OF LAKE OSWEGO c/o Hamid Pishvaie a From: Mr. & Mrs. James B. Blodgett FEB 7• 1990 5095 Oakridge Rd. Lake Oswego, Ore. 97035 (503) 636-7426 Date: February 5, 1990 O Re: Written notification about a drainage problem that is effecting approximately 100'x220' of our property. The parcel of land that is being referred to has mainly Oak ,1 . 1 ' and Ash trees in it. We have owned this property for about 17 . . . s. years. There has been water in a portion of this area during the rainy months, but during the summer months we have no standing water in this area. Due to the land filling that has taken place in the past years, and to the new housing developments that have been put in place, we are seeing a great deal more water in this area. As this water problem not only effects our property and trees, but also the Cities, it would seem to me that there should be some . serious thought' given this problem before we all loose our Oak ' stands. After the meeting that you, Mr. A. Harris, and myself had this morning, it see* that we all agreed that this problem will ' 410 only get worse in the \luture due to the channeled runoff from , streets, houses etc. into this area. „ I, We want to he on record stating that we are not pleased with a d, the drainage problem. It is not the development of new areas that we disapprove of, it is the newly acquired volume of standing water. We feel that there must be a solution. The natural vegetation and drainage has been severely damaged, due to the logging operation done by Mr. V. Hoffsteader, Lack of concern by the County and also the City helped this problem to exist. I have many pictures to show where there has been dirt moved into the wetlands for the purpose of driving log trucks, and falling trees. These pictures are available and I am willing to share these with any of you. If, and when any of our Oak trees die due to the lack of a dry period needed for this type of tree, we will be forced to acquire legal assistance. more disasters slat l, our hope this level, andsalsot the beforebove thereoarern yfes be titers tsUch as any , N what we have had to witness with the adjacent property. XHIIIIT • , cc: Councilman Jack Churchill -..g!,‘,., i f S , . i • 9 • CITY OF LAKE OSWEGO DEPARTMENT OF FIRE SERVICES MEMORANDUM TO: Hamid P shvaie!,{ Development Review Planner FROM: John Mc auley, Fire Marshal SUBJECT: P.D.-21-89 Windfield Estates DATE: February 8, 1990 I must assume it is rare when a new development has the potential of reducing emergency vehicle response time and traffic congestion in an established neighborhood while at the same t4me the development improving the conditions for new property owrj/ers. 4111 Such a situation exists with the improvement of a small port on of Oakridge. I have 1 att ached arrive tonn any mcalls dwould obeeEnl ine 210 . Fortunately that woulo\ also be the most improved respose time. The second engine in '(Engine 211) would not realize ar", • improvement to the development, however, would realize an improved response time to some of the established neighborhood. Engine 214 from the Main Station would realize an improvement \to any point in the existing or new areas . Depending on their location at the time of the call, response times from both ambulance and police would also be improved. The entire area would realize a benefit from improving this small section of road. If possible, please make this part of the development requirements . JM:km �( / .._ cc: File • attachments 2, EXHIBIT 25 t 351 MST MEET r'poST OEr10E Ho,X 369'LAKE OSW'''"O�OkEcON 97014 '(503)635•0275 �� • • •: `• Ar 1 i r,,, ...., I 'Ia 1 f / �\ \ Iww. 11a1 INnur. �L „o e V j.a, _ Hu, p,r,. �I.f i ,}\ M cm: r,,.E,”. 1 n,. I I.n n.,,,„. M.,: . ,s,„1• ••I • ,/ ,>, 1"l.y.,., 1 Mn NI. .. ^ w♦ _ - '__-_'� nl. ai IIN�' • 1 �17 •1 1 , .v� .w = j�wa y4r}�(.r ,+'•.y�'•••�\\,.�/1•,� p t sf cd/1.»Il.-N,. uw - 1 - •_ Z b .• �rn I.6 :}€ wn �y.„'ti,C' %�' / + :�t/ / +�/op' i'' /) n .M 1iw. 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C) = ..13::::1"` ). ul . 4 0 / , tra °�c I w tau` I di ;1'd I r I i 1, 6 I,.9 ,.4.441 0 . 1 N ii : , • 1 Vial ? �,. dl r ,. r • � � A E: .. 1t h, The WetlandaCcnservancy • February 19, 1990 ,. • • Mr. Gerald L. Veen1 er President The Hallman Cry 7006 S.W. Nyberg Street 11ialatiri, Or 97062 RE: Windfield Estates (Bryant Acres Wetland) Dear Mr. Veenker s As we discussed on the phone, it appears Conservancy' will be interested in a likely that the Wetlands seven (7) acres of wetlands on ' the tin Estates. ' imposed d F , t�indield r, . „ I cannot at this thne CC(1ntjtt the Board of Directors eervancy to this action, but I have of the Con meet our criteria far visited the site and it does ownership Our objective would be to ?sand as o protect and manage this forested wet. tle would open space wildlife habitat with minimal human intrusion. , City of Oswego with the adjacent land Owners *,yard this goal. :::',':.:' Y • ..n, Winter-time storm water 's .d want to beinvolved g �nt is a\concer of ours, and we this wetland for surface w terhpl adesign of any item that t, .d use 8"Iflcerely, • l �� VVlo VPA ( John W. Brno Me Wetlands Conservancy • FF' 0 jn0 1 , • • • • . . . 0 n al EXHIBIT • t.lata OII►co 61dx 1195 • 'exhInfirw Oregon 91(rn N.nnn•f503)991.1394 a.. f ' , - ' ` r/ • \\\ . ', . ) • /. ' \ • ' r, . ( goer. w,o !. �, ! 4,44 • z. ':,.-\ii...\\\ , ilillii i .(..... 76 • • 4. �j °" 4. car \,\ , ; , ,.- e^� .4000v,ocovo:004, \ ' \\\,\ ;•rz-.—....==.--. . i •6' i r . . , 1 .' ,i' I.a .,. ,.--\.—'\\ ,.'. dA ".--"-o...-..v.-.......„1 i t\-''''.i' 1 . \` .1 /i\i. A. s\ Y r i : ,r '\� h . • 1t •.-d, \ is g "i.— H `'\ s\ • r. Ai ,r/ a > 7ii ......i h \\ 1 „ 3 % :ilk! --')\ 1.2""m'ss 1 ''''' ' oglis ' I s"A"''D :i IA IA 1 :.., " r eft fgi` I' r@v., '' � w�r ,�..r1 a.A Irmaa.0A° r.d.�•i .n 1.1 y Iij1.i• r =._ »�1�.`1 .j 0;117: _ 6 •+ , • ) t • , ;_.t. !I! 11 I!.# 11. EXHIBIT ti t7-0y yTatrute ? 111 b . ;............. .N. IiI-8- - ---- .. , • THE WALUGA WETLAND AND WINDFIELD ESTATES y IMPACT MITIGATION AND LONG—TERM MANAGEMENT [FEB 2 0 1990 • •.4 Prepared by: • Scientific Resources, Inc. .,, 11830 SW, Kerr Parkway,Suite 375 �:.,;.,.•..= Lake Oswego, Oregon 97035 4, (503) 245-4068 SRI Project 90022 Prepared for: The Hoilman Company u n4 ; 7006 S.W. Nyberg Street Tualatin, Oregon 97062 r'. L 7 , February 20, 1990 iiito• ' al EXHIBIT ` i N ` 0 IA.*, PW Y � • • • • . 0 TABLE OF CONTENTS 1.0 INTRODUCTION 1 2.0 WETLAND ISSUES IDENTIFIED BY LAKE OSWEGO`. z , PLANNING DEPARTMENT 2 • 3.0 ASSESSMENT OF ISSUES 2 t 3.1 Definition of Wetland Boundary 2 • 3.2 Mitigating Impacts of Sanitary Sewer Crossing 3 3.3 Estimating Wetland Impacts of Stormwater Drainage 4 ; • 3.4 Buffering the Wetland from Residential Impacts 5 3.5 Long-term Management of the Waluga Wetlands 6 , r , • 4.0 CONCLUSIONS 6 5.0 REFERENCES 7 • • APPENDIX . A, ODSL Wetland Del ineation . B, Copies of historical aerial photographs of the project site (June 14, 1963; September 18, 1975, April 14, 1980, September 24, 1984 and September • 10, 1986; first four Spencer B. Gross, Inc,; last photo DP/Northern Light Studio). B, Joint COE/ODSL fill-removal permit application for sanitary sewer line crossing of wetland C, Letter from J, Broome, Director of the Wetlands Conservancy (February 19, 1990), expressing interest in acceptance of the project wetlands, • D. Windfield Estates Utility Plan (Alpha Engineering, Inc,) (pocket] 4. • • • ':,. i dr n- i y,; 'd • ... • I • Y' LIST OF FIGURES Figure 1. A portion of the USGS Lake Oswego 7 1/2 minute topographic quadrangle which shows the site. Figure 2. Waluga wetland: 1963 and 1986 site conditions. PFOW = palustrine forested wetland; PEMA = palustrine emergent wetland. Figure 3. Wetland boundary on the Windfield Estates development site as •. staked by ODSL and surveyed by Alpha Engineering, Inc. Figure 4. Drainage map of the Waluga wetland and vicinity. Figure 5. Proposed sewer lines on the Windfield Estates site. Figure 6. Planting plan for the sewer easement areas. K � Figure 7, Windfield Estates plat/wetland map which shows the location of the 25 foot setback/conservation easement. Natural vegetation Is to remain except where removed (see arrow). Figure 8, Example of a landscape buffer to be installed where vegetation has been removed along the conservation easement, • ,.e .., 10 1 R 3 `4 • • • • • • 0 _ p , • b • .4 410 :1 ' . Y h . 44, • 1. r, • A w THE WALUGA WETLAND AND WINDFIELD ESTATES IMPACT MITIGATION , ., 41) AND LONG-TERM MANAGEMENT • • p 1.0 INTRODUCTION Scientific Resources, Inc. (SRI) was contracted by The Holtman Company ' • to address the planning recommendations of the City of Lake Oswego in connection with a proposed subdivision and wetland reserve at the NW end of the Waluga wetland, Lake Oswego, Oregon. tt The Waluga wetland is located in T. 2 S., R. 1 E., Section 7 (Fig. 1), ODSL do ,gated the wetland in the vicinity of the development hereinafter referred to as the Windfield Estates (Appendix A). We employed aerial photographs available from Spencer Gross Photogrammetric Engineering, Inc. (SPG 1963, 1975, 1980, 1984) in order to understand changes in the character of the Waluga wetland area over the last • thirty years. In addition, SRI took color aerial photos on February 19, 1990 to document winter ponding conditions. Other standard references such as the Clackamas County Soil Survey (SCS, 1985) and USGS Topographic quadrangle • for the area, were consulted. A field visit on February 19, 1990 allowed us to ' l prepare a brief list of plant communities on the site and adjoining parcels. In addition Alpha Engineering, Inc, made available to us, prelimina reports on the hydrology of the site by T. Hart (Alpha Engineering, 1990) and R A.pLawrence & • Associates, Inc, (1986). SRI also consulted the original application for majorj development (Holtman Company, 1989) which contained a geotechnical report y Fujitani, Hilts & Associates, Inc. and the Lake Oswego Lake Assessment (SRI, 1988), 9 and Watershed The Waluga wetland has undergone considerable change over the past thirty years as evidenced from the historical aerial photographic record. Much of the site was originally a forested wetland with some pasture on the NW end. The o . :' 1963 aerial photograph of the site clearly shows the relatively undisturbed central and eastern end of the wetland, The site now proposed for housing development • • was under pasturage in 1963, Between 1963 and 1975, considerable changes • took place on the site which ultimately affected the hydrology of the entire area (Appendix B), The forested wetland was cleared and filled (Fig. 2). The +` Introduction of fill in this wetland has exacerbated the flooding conditions to the S of the fill area which shall be discussed in a later section, Since 1975 fill has been introduced In this same location despite the passage of The Clean Water Act . which prohibits such activity. The fill activity took place down gradient of the,;r : • Windfield Estates development site, and is in fact not on the property owned by • Jerry Veenker but rather on a parcel owned by the City of Lake Oswego, The O Windfield site,itself has undergone some vegetational change since 1963 which Included cessation of agricultural activity and some timber harvest on upland 4 . ". . portions of the site, Some recent fill activity on the S margin of the wetland Is evident from our aerial observations, Any wetland fill following July 1, 1977 may be considered a violation of the Clean Water Act, State Law, and City of Lake Oswego ordinances. The City of Lake Oswego Is apparently in violation of its own ordinance due to the recent fill activity noted in the maintenance yard Just off Waluga Drive, • • f` • SCIENTIFIC RESOURCES, INC. o __ ._ek j \ I ' _ , •'•AIRPO 3/4�i. Wt `. •. , / ,, IMO / /1 ..... ' , f I - i • ,., • 1. • ;0. .--7.8 1 1 .'. ( , ..,,______, ,---, z'r."--- . -.... ;:iiiii.ii':0::::1::::4' i 1 .....x, -.0-.2...\„:1.z;1 .„:1-/--=-V:11,,/,:-..‘. 93- " _" Ir -- HIV • •'*-L.-"•-?•••1.'.(2.-),,6..„...2- \ s:W%.\ ,1,tI G, - . • SSW+ BOIL( rnr ■ r ...L/j • .. • • ;4 • • • ■ • • •• • r • d ■ - . "/ 4 `u` -! • •• • • • r N� • • ♦ _ / i I■ L. • • r —V RK I ...... PI -, 0 r....., or .,*- „alp (19, 4. c • . .. I ■ r I„Vk. e ell .r. rY / Q • 4 filer P. •k - i e '' 240 F'IRWOOD RD �� ' 7 dy,. F,r , ,\i : 1 , ,/ n ' 'll• 'I, 23 7 I -P., . � • I il I' \IOW ; , p.„*„, \ Q Y.. i3 `1`I 7 r • • • 1 '. r- , �/� R e Ir,�.✓•^►O� f i6 , ii r , , , .. .. : , , ,,,....... '•----;-- -..----.....-7:- L.........,1 ,---:::-r-;--;,/ i___ ..... . c\ ,o"-",..-.7. ..::''' ..: : i `• • . . . . ...- ;10 90IF:It • . . - a („„./(,- I . , ..... ,.... IN r . •♦ + rm� � •II r r{r■ . : ' -,,...,...s ` J • F.,ii M . t • Figure 1. A portion of the USGS Lake Oswego 7 1/2 minute topographic s•...• Y' quadrangle which shows the site, « ,a „,. , \ „t, . , • , au �` I.\ yr �?J * n•� j.� ) i y C\k• is / , • • • .0 \ * n \\,. .,,,,,c) v./ \ = P . , „.. �, r" g i viL"; . . r a)f y iN• o ,. m l�Q�t 0 v * '''''''.,St1, , " O. lg. o o �l .9 � °� le'''.'° , em . • N p t \ ,Ij �, �� I , /v...,"'sill' N: __,,,, ...........1l4atin 4b, \\\ 'K''\\\ * a 'n ..0 (> .744. \\cc). . 11) .. . \ cP k.....,...._,,.„1\..___,„,, .,..4' L,,-_.„...._'' ru-r7'.: , 0 f- - �. /!"> \ V chi+ CID /3"—:7-')' / co • 0 9 D ',I \G 21 <r7 �r I .,' • A 1' fi • • �- J : " • • • • ,ti 0 .• • 2.0 WETLAND ISSUES IDENTIFIED BY LAKE OSWEGO O PLANNING . According to City Planning document PD 21-89/VAR 2-90, page 15 of 30, a • wetland report to be submitted by a qualified wetland consultant, is needed to address the potential impacts of the Windfield Estates development and ' associated sanitary sewer construction on the Waluga wetland. This document ' • constitutes such a report. Therefore SRI addressed the fundamental questions of hydrology on the site and the consequences of storm drain discharge Into the wetland. Other issues identified by the Planning Department were maintenance of natural vegetation buffers and screens (25 foot minimum setbacks) and conservation easements along the wetland edge as determined by the Oregon Division of State Lands (ODSL) in consultation with Oregon Department of Fish & Wildlife (ODFW). • 3.0. ASSESSMENT OF ISSUES • F 3.1 Definition of Wetland Boundary it • ODSL delineated the wetland using the Federal Interagency Method for Delineating and Identifying Jurisdictional Wetlands (Appendix A). Alpha 0 Engineering surveyed the staked boundary and plotted the wetland on a plat map of the site (Fig. 3). • Briefly, this method is based on the presence or absence of indicators taken from three fundamental components of wetlands: hydric soils, positive hydrology, and wetland vegetation. We will discuss the salient features of each • with respect to the Waluga wetland boundary determination, • • Soils, The entire area Is dominated by two soil types, one hydric and the other non-hydric, Most of the wetland has been mapped pp by the Soil Conservation Service (SCS) as Cove silty clay loam which is on the hydric soils list of the United States (SCS, 1987), This is a poorly drained, deep soil which formed in alluvial deposits on river terraces. • Its high shrink-swell potential and impervious nature, when wet, precludes • establishment of building pads and functioning of septic systems, The Cove soils on this site play an important role in hydrology (see next section), The other Important soil group onsite Is the Aloha silt loam. This is a well-drained soil which is well suited for development. h h Hydrology, Surface run-off constitutes the main source of water into the •Waluga wetland, Some stormwater enters the site from the N off Carman Drive ° which Is presently discharged Into the wetland without pre-treatment (Appendix D). The water from surface sources ponds on the surface or merely • saturates the soils in the wetland (Fig, 4), ill ' ' . , Construction of Waluga road across the wetland between 1963 and 1975 resulted in the introduction of pre-Jurisdictional fill and installation of a 36" culvert through which much of the surface water drains from the W portion of the Waluga • Scientific Resources, Inc. Page �2- , , • • ., • • � _r• i I 531V1.S3 0131d4NIM J —2 .i[!. • t Wm...II.,.-' ` 4 r• N CU /) .. • • i /// i ' \�� CO C 1 0) I "t � .r C w�' W cti ' ' I: '1, !...._. • ,,,,_•••s‘. ,/ 13 CL (0 1 •-•-..,,,, . , ,•. _.4..1.'"1 CD ' • 'tea I. ... •••,. .'' \` /�1� I r \ ti . � .+' ,� i .-III , I i 1'•.r� ' q / e 1 ♦ 7y '"..'r.•_'�,1 r ``' / `tea 0 1 w` hD r. I' ' ji 1 '4$J� C J •1 �f� i I • J., CO J r+� .. t 1 �d .'•i , . i ,•, °,� ,..: it • .•1 4�2r Q I1S -C 1 'I 1 ��` '1 .. { to 1 'Wi • i ,.f� .. I nt.` , ;'r. 1i }2 'J"1 i l4i 1) O O'' • ,!' `�1��I M:1• 1 i.lj.. t s ��P. L. 1i �� _.•� .I j . '.� �-' • }t5 y I: �1 e3 1, R$ .Rt, i `t . \ ..111 tir A, 4,...,,.. . �� I ", 4It �' .1 ! .' 15, t rg 1 ' 1it 4 1 8 ,•I/J '` I ' ' t1 1 ,moo! _'I ,r , t 'T'I i E i 0 I/. Z 1 C - illv ;Z: Cl • Ln . .,, L • • :..w•.+c«r++mom_ .wv.�. •• i4 o • SCIENTIFIC RESOURCES, I C. /4 ......,/ N ,-.....,,,, ...._____V ., (15, e . ....._. , ...,.;,,•,;.7/ . wry =- _ -_ ) \ ` - _ ll \ •`' s• �� G LEWD oD . Mill • ‘..?0,... IM •--2.—..:..._!--x. .. 00 ------4 4 - ,� � _ iwiewaic ? , • . ......1, ,/' . 1 �i • \_.4._f. .y . R i� ■ :lili% r-IN .. CP • —dole,'•..:,......_. klellk\i‘i \ _ 41 NNIkik(I) 1� ,k • N. :12 4.0ii : °P I,RD _ �r� �� , 004 ..t. \ - 1 7 I • /le 1 ,•• i : fa ' ,000"7„, N.-6.'•-\ 1•11111#e z \ ..,, ; ..,, ,- 1.2 .....A .---- . „L„... „ 0............................e"." • ., /7• , ,1101 i :::),/,... 4, / 0 C• . 41.. , . i ill .•AIM ,„ejoP ........%.,0011)i, '44 A10// "".....A . i . /Trr._1 A 9%, ."it ' s Constriction I NENO Direction of water flow IWatershed 611 Wetland I Figur e e 4. Drainage map of the Waluga wetland and vicinity. F 0 wetland (including storm discharge from the Royal Oaks and proposed Winfield Estates development). The road crossing acts as a h drolo is barrier which diverts water to the 36" culvert. Our observations on February 19 indicate that this culvert has 18" of free space through which water may flow due to rocks and • debris clogging the culvert. Farther down the hydrologic gradient, water flows through a 24" culvert under a gravel road just to the W of the baseball fields of Waluga Park, and then into a 36" square storm drain (Fig. 4). /j �� Vegetation. //The Waluga wetland including the Winfield Estates proposed development maybe subdivided into several plant communities. The wetland area immediately next to the ponded area consists of a Fraxinus latifolia/Carex obnupta (Oregon ash/slough sedge) forested wetland. This reflects the original condition of the site in 1963 (Fig. 2). Introduction of fill between 1963 and the present day has eradicated much of the original ash gallery forested wetland (Fig. 2). The edges of the fill have become vegetated with Rubus discolor (Himalayan blackberry). On the N side of the filled wetland, some Typha latifolia r. j (cat-tail) was seen along with Juncus effusus (soft rush). The Winfield Estates portion of the Waluga wetland cor,Ists of the ash and slough sedge wetland just described and a successional area dominated by Phalaris arundinacea (reed canarygrass). Some slough sedge was seen growing through the dried culms of the reed canarygrass. This portion of the wetland grades into a soft rush and hawthorne (Craetegus douglasii) wetland transition zone which had some European bentgrass (Agrostis tenuls) present. This is reflective of many wetland areas which have been disturbed by agricultural practice and then left fallow for • several seasons. IPUpland portions of the site consist of Quercus garryana (Oregon white oak) and douglas fir (Pseudotsuga menziesa with some snowberrybeing present (Symphoricarpus albus). The upland wetland transition zones have good food value for wildlife and should be left in their natural state. 3.2 Mitigating Impacts of Sanitary Sewer Crossing . The installation of the sanitary sewer line will impact approximately 0,4 ac of ' R, wetland. The route will cross a palustrine emergent intermittently flooded wetland dominated by reed canarygrass. The route was chosen to minimize uprooting of several small trees which have become established in the emergent wetland, Construction of the sanitary sewer line will entail the excavation of a trench by a backhoe, The backhoe will either be a track model or large tired model to allow more effective access to the site and to minimize the compaction to the wetland area. The construction easement for the sewer line in 30 feet wide primarily to accommodate the swing of the backhoe arm. As many trees as possible within the 30 foot easement will be retained. The trench to be excavated will be approximately 3 feet wide and 7 feet deep, The excavated material will be side • cast along one side of the trench in an area approximately 10 feet wide. When the pipe is set in the trench the original material will be replaced In the trench, The result will be a slight mounding over the pipe route with direct impacts to the wetlands directly over the sewer line and where the original material had been side cast, al Sciehtific Resources, Inc. ' Page .3 The sanitary sewer pipe will be laid in the trench. Prior to placing the pipe, II l the trench will be lined with sand and rock bedding material. A cement slurrywill be poured over the pipe and rock bedding every 50 to 75 feet along the pipe to create an impervious barrier in the trench. This will reduce the amount of conductive flow along the sewer pipe and reduce the potential for erosion and / exposure of the pipe. The proposed sewer lines are shown in Fig. 5. We suggest modification of , the Alpha En inee � ' `�P g , �gig, Inc. redorrimendation that the sewer line area be revegetated with red;,canarygrass. Specifically we suggest that a soft rush, Douglas spiraea,hianfiiig scheme be implemented according to Fig. 6 for the sewer line corriet.'rc.,ciithin the wetland. Approximately 40 rush and 40 Douglas spiraea will be potained from • nursery stock and planted by excavating a small hole placing the plant in the hole • and backfilling and tamping around the plants. The plants will be foot centers and alternated as shown in Fig. 6. The lanted site willplaced be surveyed at the end of the year to determine survivability of the plantings. A 70% survival rate of the plantings would be expected to be satisfactory. Additional plantings would occur after one year to replace dead plants as needed, 3.3 Estimating Wetland Impacts of Stormwater Drainage Proposed Drainage, The proposed drainage system is depicted in - • Appendix D. On the northern portion of the development foundation drains are proposed to be connected to a french drain system in the rear of the lots. This 1111 system will pick up roof drains and surface run-off between lots 1 through 9 and Oak Rige Court. Lots 12 through 17 will be filled to provide positive drainage of foundation drains directly to the wetlands. The storm sewer will discharge directly into the north portion of the wetland between lots 4 and 5 (Appendix D), At present there are no designs for structures to disperse it wetland, The placement of one or two bubblers to disperse this flow along the north edge of the wetland would produce sheet flows which are conducive to the growth of wetland plants (Appendix D). However, installation of bubblers should be compared with other methodologies to assess the potential benefits for this site. The lots to the south of the wetland will be drained by standard catch basins, drain to the east through pollution manholes and be discharged into a sedimentation pond (Appendix D), Runoff flows out of the sedimentation pond and into the wetland. The sedimentation pond is meant to reduce the sediment and nutrient loads to the wetlands during construction, After the project is completed, this pond will revegetate naturally and become a shallow Swale, a When construction is completed the grassy swale might be by-passed and discharge routed into a bubbler (Appendix D). However, whether a bubbler is appropriate for the volume of runoff expected from the southern lots is problematic and needs further study. Calculations for runoff from a ten year storm indicate that the water level in the wetland would increase about 0,23 inches (Alpha Engineering, 1990). An increase of this magnitude will have no effect on the hydrology of the wetland orIII Its plant community. Scientific Resources, Inc. 4 Page -4 • • `•�y�am.� - .-, .- , ""-'O^ •-- i ir S31h'1S30131l0NIM Q/ . \,, • - �n1Fa' I c .yl �.�'3D �. / 2°/ K/' s n .��. i'%' f \ a ,, i • 1 ., , ' c1 .; •. .. .,011..... ..... . ......,......•....., \`'��. x---. ': ..1'..... .... .....447 0 1 W "a-) , �i y < _emu a1 , .§a) . ,,,7//.,) ..... ...., ......•.. .,,., a - /r �� ; 1... ' , • I4 `.. - • Is, �' ' . 1' ' 1, �, / /� . •dam *tilt L.I I' • .n. •. .'•.. I a W, a I 0 ..h ii „�ii� .; rrI I I gI ° 1 e 1 `r • •' • j,� I I,3 , _ -.. _�! 1 Ii . .Ib I 1,, 7.lob i1 li= I R A, •.44. 1 1 III j j s _ aul �t; y • i~ S i ;�`--' a ,.1,1 ;I ' i II'I. '•a I• F 1 es Z 66c ...,...-'''.1l..'1� I „1 1 1 I II 1', i 11 I ya I I I Cw x =+� r w I o{� -,----j N INd1 — :a i"M S 1i'l , I 1 1 u I J j e ii 12 r 1. v \ f 1 J1 , , • • ^ SCIENTIFIC RESOURCES, INC. Douglas spiraea • N S /raea d �+i„ F ougfasif I M a r soft rush '' k b6 e0 Juncus effusus C Q '4' ,, , f II 0 • \\\1kg/V 1.1)--d( i ° ir 4 ( M , . . \if r �IIiiL .il,1\ iii4 ,'"NATIVE BACKFILL tS 7 , impermeable granular i bedding-) 8"ID p pe E b � bedding V, oe • d d UO 3' (a) cut view -s( . ,�r, 1 4 �� r pipe f5 C: 7----------- 15' t/ ��//: w _ L�l��_e l I.— - I ,A /fk(.:' •I I �I�l 4 t�. �~e� `, , it • (b) aerial view , igure 6, Planting plan for the sewer easement areas, A • Stormwater Runoff Quality and Wetland Impacts. The hydraulics of storm runoff will not negatively impact the wetland (see above). Another concern relates to the loading of nutrients into the wetland and the potential impacts of such a loading. Phosphorus and nitrogen (major plant nutrients) are the major species of interest. Data from this area indicates that discharge of storm runoff does not negatively impact reed canarygrass wetlands. For example, the City of Millsboro has been irrigating a 40 acre tract of reed canarygrass wetland south of the city .4 with secondary effluent for over 30 years without any deterioration of the wetland. ' Reed canargygrass wetlands in the Salmon Creek basin in Clark County have r ,a"` undergone substantial increases in nutrient loading during the past decade < . without any negative impacts. The proposed development of the Windfield Estates will have no noticeable impact on the quality of the reed canarygrass wetland or cause any change in plant species to occur. The locations indicated for discharge of storm runoff on this site are . - ' composed mainly of stands of reed canarygrass. Wetlands of this type are . considered of lower value than other wetland types because of low aesthetic value and habitat value. Such wetlands are being employed increasingly to treat urban stormwater runoff. , The wetland on the Windfield site will probably serve to improve the water quality of runoff discharged into it. Emergent wetlands with a dense growth of ,� herbaceous plant material are effective at removing virtually all suspended matter from water as it passes through, acting in this respect like a grassy swale or any . other vegetative filter strip. The dense plants act as baffles which greatly retard water flow, thereby allowing suspended sediment to settle out. Much of this deposited nutrient load will ultimately be incorporated by the wetland plants into their tissues, preventing direct access to the stream. In this way wetlands can act as effective biofilters, greatly reducing nutrient loading_ into streams. This is particularly the case for the wetland on this site due to the existence of failing septic systems in the area. This positive effect on water quality will be enhanced by routingGrassyswalesrunoff through the grassy swale that will replace the sedimentation pond. have been shown to remove 80% of the suspended matter in storm runoff, Most of the nutrlants in storm runoff are associated with suspended matter, v 3.4 Buffering the Wetland from Residential Impacts The City of Lake Oswego has required installation of a 25-ft, setback and • conservation easement from the wetland boundary, We have shown this setback/conservation easement in Fig. 7, On the N end of the proposed development the easement is already vegetated with fairly dense thickets of Craetegus douglasii (Douglas hawthorne). We concur with the City that the native '-1 vegetation be left along the setback/conservation zone, This will deter human intrusion into the wetland and allow frig a wildlife food plant amenity, On the S side of the wetland where grading to remove woody debris has occurred, and in the vicinity of the future sedimentation pond, It would be desirable to place a landscaped buffer as shown in Fig, 8, 4" t Scientific Resources, Inc, Ii Page •5• ., F • • ' Tr f •• .f \ I ;c44:'/' ..,../....::::,,,::::.. -, ... ... ., ..., ,, , ....,.. .. , . . ,/ ---...‘.....\, S,`: : 1 ^' ;r�` .i '�,1•. \ ' .0 O - 01 . .. 1::1:';::::::::: :::::*i.:•*)::::.:::::iii:::::::• gill, ,,, . :, ,,,, \, I/ ;1,,,, ..... al — r �1-.I,JL.4Y:1:,ii-•:: I._.,s'Yh J\.4 hI.'- ,. \ , '•i a) W :"•:'.:::•:k7::::t:::•::::.:i::.:::::•:::::::::;:::::;':•::::::::::::*:. :...:•:•:•::::::::::::::::::::.;•::.;::::::::::::.;.:.:.;.:,:.::::::..,:,:,... , • ,..,..„,,,... . % 1 \ / ,:,,/ u •0 MI 121 , 1 ,‘%,‘ I./ r. t . 1't jY.. U 3 .1. c riiii • o �: :all / W 1, .Y.. / II '/ L ay:_ ?? •4 E r�/ 1 .I^1 / ^` ]j{ v/ .. W E °�• f` 1 //am•\�' '' ��`// � NI 4.It 4...."4.• .,.1/4•,. • *-k"t" ,....„, .44 1/4, • . : I I (44..1/4.1/4....N'4 .1/4.Z.::i..,F 4,4,..0 • • • 4'@ 1; 1: dJ I i l l ••• It I I ' i 0•• ' Ieit . A ( 'e:1 bl jil• §cJ U,• / I ... . - ,... I., s‘ , \., , i I , 1 ,1 lc •-••••.6 'It. JlZ f1 .:), 11 —1f • U i ,_,j 1 •� I 1• . ff. •� l r 444 .1,1I 1 i Y, j `- t .. ,1 , j i I .i t 0 I t's.( ' i- iv' Nt S. I t fir. . ;i r • • r ....._, • 4-14.,•.,4 iiik- ..,,41 ifo y = I� AI Ad�i a) ,' Si %q a) .0 w b Cl)C_J (t eti.S.�)tr , Cn lb ` ' J C ti _ CO a) O 135 O w Z °' c < W ; n 0 CCif 1, a. - - ❑..0 U) CD — 0) a Ca 13 ro road ., 00 a) E Cl —, Z (13 CD < i .n J h- W z W i u m o O U W J \— 3.5 Long-term Management of the Waluga Wetlands • Pre-existing conditions on the south side of the wetland disturbed by logging activity should be restored. In addition, consideration should be given to the hydrolgic barrier and compressional feature that has been introduced into the wetland through the introduction of extensive fill at Waluga drive. These measures should improve wetland drainage patterns as well as improve habitat. 4.0 CONCLUSIONS The proposed Windfield Development's effects on the hydrology and vegetation (including oak trees) of the Waluga wetland will be negligible. Adequate provisions have been made for the pre-treatment of stormwater during construction through the use of a sedimentation pond an pollution control manholes. After construction, nutrient loading to the wetland will occur in portions, having only reed canarygrass through structures (bubblers) designed to minimize hydraulic impacts. The mass loading of nutrients associated with storm runoff will have no impact on the wetland. The wetland will improve the quality of storm runoff through biofiltration. These conclusions apprear to hold for the ten and hundred year storms. Natural buffers and mitigation planting upon installation pf the sewer line will enhance the site for wildlife. A long term management plan for the wetland .. • should be developed, e.g, the culvert under Waluga road should be cleaned out and maintained. --- - _.._,_.__,.,._.__... .__._�_.-. -_..__..._ _____ t+� , • . 4 Scientific Resources, inc. 'r Page -6- r Il 5.O REFERENCES 0 Alpha Engineering, Inc. (T. Hart). 1990. Hydrology report. Holtman Company. 1989. Windfield Estates: Application for Major Development. Lawrence, R. A. &Associates, Inc. 1986. Preliminary hydrology report. Scientific Resources, Inc. 1988. Lake Oswego Lake and Watershed Assessment:Diagnostic and Restoration Analysis. ii Spencer B. Gross Photogrammetric Engineering, Inc. 1963, 1975, 1980, 1984, Aerial photographs 1: 1000, USDA, Soil Conservation Service. 1985. Soil Survey of Clackamas County, Oregon. USDA, Soil Conservation Service. 1987. Hydric Sons of the United States. USDI, Geological Survey. 1961 (1970, 1975). Lake Oswego, Oregon 7 1/2 minute topographic quadrangle. A .. . . , 40 ) ,, 1 n • . Scientific Resources, Inc. Page - 7 • or .. , .• , . , . . . . ' t . . 0 , •. , . ,- . 0 . APPENDIX A . • . . -, , . . . . ,....; , . • ,I .. I'1 ...,, , . • .•wk... por..,...... .......rmeo. ...,........ ............... ... .." • •/- ./ \ 4 / • ' • , I • • . , • .4 11(iii?1;111 --._.......-..... ... ........,_, .-- lili''111 iiii ,i p li ...41)41)1 I • tA" ? AA 4: • 1r ,... ir . I . . u "' �—FEB-�]�-"?0 FP t I]'1:ah'�..,.-t1-10LLf�IHN C0MPAl'fr' TEL PIO:S07. +� i-L4^q / i ..'�, q� 5 P]1 FEB 02 '9c '10:2S D3V OF STATE LANDS SO_ 111110 DVI8ION OF S' moo SIM i N SALT ORE February 2, 1990 Jerry Veenker ,, 6960 S.W. Hampton 9t, , Portland, OR 97223 • Dear Mr, Voankor: iv x -- On 7anuary 24, 1990 I attempted to complete the staking of the wetland boundary at your Lake. Oswego property, south of Carmen Drive and waist of Inverurie Rd, Unfortunately, I was unable to finish, and will do so by next week. Enclosed is a preliminary map indicating the wetland boundary that I have identified in the Field ,.. • using the federal methodology for wetland delineat,icns as described in my December 20, 1989 latter, My final report will be nothing more than a finalized map and inclusion of fiaau data sheets (that • restate what I described in my December 20 latter) , Once the delineation is completed I suggest you talk with Bill Parks of our office concerning m state removal—fill permit application and the review process involved for any removal or fill V. ari: :pities in the wetland area, involving more than 50 cubic yards 0,,i IA erial, With respect to the requirements of a buffer between the wetland end the proposed residential development, the division has no jurisdictional authority in upland areas , and therefore can not _ require any development setback from the wetland boundary line. Neither do we regulate storm water discharge into waters of the state. These are matters that should be under the authority of the local govermental jurisdiction. It should be noted that the wetland currently receives much of its water input from storm water runoff from the surrounding upland areas , sincerely, • Kenneth T. Franklin ' Environmental Permits section `' KTF/ktll s ken: 16 • • 414 \ - :f.I47.2 ' 1 • 1 A,PQ�..... `r I , ' " \is . 25 I /**,1/4 y %‘ I .),, \ ‘ . .. ., i 6 • -,..' Oke--...).S . . , \\\,... . „tr.\ ,. G A HE i, ‘\ , . \ --i%23a ,^..%41P,. \ ,,' ...,L. ''' 17.1...\ \ k„..., • .." \•Th 14 ''' ift ..1 •-..\,>j,, . ' \\ . 4.00 (PO 4,..)\e,)../. , o Z , 74 ‘,‘Itokikiiii '� P , 1\`• r \ tan. .14. '''\) / >1\ .. 'V. / //L.>;s?" jy.4 - \IP ii- a... ‘voigiot:71e, diNitiK , . 17 ) ..„e/.... s.„j2... / , ', . IIPP-- , Ill \ _idea ;\;1.\-- \ • .i °I. 431•1' ' 4411<> . r • lipillki. ' veics 1, __. ‘, .1`. '''''..-s-r" __________ ....,>:)1/4`• . ,, .. .,...... s---\\ , ,, 1.4..7,\ • . . ........-„,_,.. - ,. ); . ' 'VA% 0. ,...,- \\,,,, . -----1 i 211°: > r • .Y EXISTING - cm LAKE 05 0 N 7 CITT LIw s +220 7 •• ,% /43I / ,.1 CENTER' / A, . Shy , SEC, ?, WETLAN05 , ,218 e •y i r'' ??3, ,.• , A r / , •a, t• .� . • +zie.r �� .....\, a21 11 S i • f / / \- y ' � +11111%18 14 `.. ttfti•111$ � �'�. ., ►2ii s II II \ 41! . • ilk\Il...--.• °� 73 , 4,0 , \ • 1 fist � z IOG= ,r.'','' \I 0 Kf� .1 _____.i 1 1 1 1 1 — --.1 ,-.-r-, . ' 1 • G 1 1 1 �`r i • •', t. I .,. I_ �.�..�I i..,. .�.. ..+. r to f • .1- ._;_ 'c. _ y _'it:r; ;_ __„ ._ '�a:�. 711:-_- ":: ' • cc= 27e. °?9^:7t LS o:y crr _JAI:.AT: LPN es 5�: • 4001rw Ntlr 4 s ;711 Division of State Lands ....00.0110610' 1800 STATE $TP2fE.T, SALEM, OREGON 97310 PHONE („.Q'„') 37848C5Illk c\ Decembar, 20, 1989 Qf1IOCN`ems ,, il LAND GOAAO amswi' Jere. r Veess.:r a, ,,,�,� �, 696d S.W. r'rameten Ste, Suite o M ePww�r a Ow Portland, OR 97228 . M M I.mow..WSW Sag TrIMMUM Dear Mr. Veen ; This letter concerns the wetland delineation I recently conducted (June through October 1.989) on your property located in Lake Oswego, south of Carmen Drive and east of Inverurie Rd (map encloae'd). I utilized the methodology desc'ibe " the Federal_ y Mane.,8LL • Att Id.ntiiyin Q and, \ id in carrying out my work. For an undisturbed area to be deeignated wetland it must be dominated by hydroohytic vegetatloi have hythe:o soils, and have wetland hydrology (the detailed criteria are in the manual). The boundary shown. on the enclosed map represents the jurisdictional ' uplandfwetland boundary that will.be recognized� by the Division ofIII State Lands and the Corms of Engineers. This bousdary wca staked in the field and then followed by yoin surveyors to produce the enclosed mapped. Note that a portion of the boundary, adjacent to tract A, is not . 11 yetcompleted. • I will be preoarin; a more detailed report for our records, and for .,,1 submittal to the Corps of Engineers, but I can summarize ray findings PI as ioiic a ,_______ a) The moil eur ey has three soil series mapped for the i 111 • 3csm.as silt loam and the Salem silt loam (both nonh ctric) ct /Cove cLuay loam (hydric). My field work indicates that on the north . /• we 111 tland dare the wetland soil corresponds to the Cove silt loans, and the upland soil corresponds to the Cl.ack,aznas silt loam aerie,. On the south wetland boudary the wetland soil a.cain corresponds to the Cove, and the upland soil more nearly matches the Clark as gravelly . loam rather than the Salem aeries as mapped in. the (the euzvop li ' Clackamas gravelly loam, hoerrves, is an inclusion in the Salem map unit). Th.r ore, the hydric Sail Mite-rid of the rnanu.al is iii, b) The vegetation in the wetland area is primarily dominated by under tory e El'etterie purls di i elH (reed ca.c.e,ry grass) and an n W r overstory of w?s:t"`1w1.7 ;,a.*11alin, (Oregon ash), Dominants by these tem 8p Caged is sti omens to melt the wetland vegetation criteria. • DcC 21-'s9 THU 0':: I J:HOLLMPIN C !Fail c := 6=1-0.. 5 :201 _ . c) A water table close enough to the soil surface and with sufficie:at'D duration to meet the wetland hydrology criteria of the manual a,as either directly noted in the field or interred from hydric soil indicators or other hydology indicators during the observation. period. You also asked me to comment on whether aa� open-water arena (s��> as ponds) exist at this site. Based on my flela observations, the entire wetland area between, the identified boundary lines on the, attached map consists either of emergent or forested wetland; there is no open-water area free of emergent vegetation. I will prepare the final delineation report during the month of January. Please call if you have any questions. Sincerely, Kenneth T. 1 ranisl.n Environmental Permits Section KTFIktf ken;84 Enclosure cc: Andy Harris, City of Lake Oswego AI Brian Lightcap, Corps of Engineers • • 1 t o J , • r. • li ill.c al ' , ...., ,t , \il 4 .. • • . %..-3 ,..„:„. ... 0 ,r,i, 3 .,,,','A . • NI t 4 ,...) ; / �... . . ,i, , . • • . •• .� • 11. 7 • .. -!lam,,, AI•1116 • �: e. ....Er '-I 1 L ti i 1.111111 )... i t I �, , r i1 , ^ ' •,``yid .„„.0\. • r.d �• 4.1 `, ' 11 I t 1 : i v / vti • • tl.. : . Cn 'r '4' . r`i , • ``' fir,. / t / „, . ( N t Ih'"" 1 . Ax,\\\./ . . f) . . IlOgill - . . '.7/ ,' / r +, N • i t` c )..., a .--. r , • TT ; ,� .r ; Pi'' I. 06. �,IkNI• i i . ' +,J�f_ ly♦ •,i1'.�i.... , ,i - x. 7xS.�' + ii •`1 . . ... �'M`• r„-✓r �~•'�...oh.,1 ,.... E 4.r�,, ' 0 • r =Y :j Division of State Lands ' rrtwcct.OSCHwot 1600 STATE STREET, SALEM, OREGON 97310 PHONE(503)378-3805 a • 1 -- November 17, 1989 %EGON STATE LAND BOARD It.GOLOSZ$MIOT , At ROAR*iROARA ROBERTS Vincent Huffstutter SecretetyutStets 3616 SE Oak 111 TNONY MEEKERPortland, OR 97214 c 1, State tfeesurr,r Dear Mr. Huffstutter: , • 4 Please pardon the length' of time for my response concerning the wetland fill and subsequent wetland delineation at your property near Oakridge Road in Lake Oswego. On October 19, 1989, Rick McIntire of . Clackamas County and I staked out the wetland/upland boundary at . 9the subject property. I presume this boundary was then immedi,. ately surveyed. All woody debris and fill material'r'slaced into the wetland , 9 area should be removed down to the original ground surface and then ;1placed on appropriate upland (on-site is acceptable). Please note the taked boudar line should be the toe of the remaining fill edge. The 9fill edge should then be sloped no steeper than 2:1 (run:rise). Please respond within two weeks of the receipt of this letter as to the )) . schedule for removal. Thank you for your cooperation in this matter, Sincerely, , { * Kenneth T, r � Franklin 45, II.1Environmental Permits Section KTF/ktf 111 ' ken:74 cc: Rick McIntire, Clackamas County Planning Dept, N 1 , 411 1 , , Pi • n PI . L+ u_ , f . : " -rf DATA FORM ' ROUTINE ONSITE DETERMINATION METHOD' ield Investigator(s) : •Frct,,,k(Ili Date: 17 1,7 / 1 roject/Site: .Prvim IJ,A0 Ake we State: County: C/.c flMgS Applicant/Owner: Nt ---- ' lant Community #/Name: Note: If' 'a more detailed site description is necessary, use the back of data form or a field notebook. -1—rawjj•C-'k- ******** *************************** ******* ******************************* a Do no 1 environmental conditions exist at the plant community? , Yes No (If no, explain on back) Has the vegetat ;bn, soils, and/or hydrology been significantly disturbed? Yes No V (If yes, explain on back) ***************************************************************************** ., f iet 16-191— (00/6m1 ) VEGETATION Indic. Indic. Dominant Plant Speciss t�_at, s_trat. Dominant Plant Species $tat. Strtt. 1. Phvtn go°To tiatO hfrk.1 11. 2. I-k o( , 10 °19 -FAC.., 't ' 12. 3: S f cL, . -C:1..0 tt1 13. 4. Gc�st c'"q 14. 5. S+A.c, k.i< cp7 : vn.P t •1.0 " 15. 6. 16. 7. 5a1ix se, S 17. ., 8. La f,i -. 0,7,,.•b 18. 19. 10. Fr(A 7— � 20. • Percent of dominant species that art OBL, FACW, and/opFAC -" TOW F Is the hydrophytic vegetation criterion met? Yes Af No •tiona1e: � SOILS Series/phase: C'o' /c (e t.4...$ 2 Subgroup: Is the soil on the hydric soils list? Yes No Undetermined, -• Is the soil a Histosol? Yes No Histic e i edon -' -'p ,p present? Yes No Is the soil: :, Mottled? Yes No Gleyed? Yes No ' .5 Matrix Color:. l0)R 3/ ) Mottle Colors: i;:/MMok)/ r+edbrwu, /aVcrio /PS SY, 3/3 Other hydric sail indicators: co+n �ai,J / �It�,; neck/i wvc! fn#t�, -s 4-1,4, Oat Is the hydric soil criterion met? es No e Rationale: - M HYDROLOGY Is the ground surface inundateg Yes No 7 . SUrface Water Depth: Is the soil saturated? Yes No c. rL', // Depth to free-standing water in pit/soil probe hole: i�_ List other field, evi ence of surface inund Lion or of saturation. i a-t€ _5-f-4.wt e 1-e. '-, 44'61•cj-• // /G d Is the wetland hydrology criterion met? Yes V No Rationale: JURXBDICTION.AL DETERMI`VN�. ON AND RATIONALE Is the plant community a wetland? Yes No ' Rationale for jurisdictional decision: I This data form can be used for the Hydric Soil Assessment Procedure and the . Plant Community. Assessment Procedure. See classification according to "Soil TaXonomy. " , ' So t t A i O $' I o '(i` Z12 / kit) 1,.,to`{�-1E I /,,6,n( • D61- DATA FORM - ROUTINE ONSITE DETERMINATION METHOD / Y • Applicant/Owner: 'Field Xnvestigatgr(s�� /1� State• _County•:Date: 6//'IV � .' Project/Site: �/ Plant Community #/Name: .. Note: If a more detailed site description is necessary, use the back of data form or a field notebook. -r See - • *********************************** *********** ****** ********************** Do nor 1 environmental conditions exist at the plant community? Yes / • No (If no, explain on back) ` Has the vegetatOin, soils, and/or hydrology been significantly disturbed? Yes No ✓ (If yes, explain on back) ' /Q+z ( I1 / 0/01/tr / VEGETATION I Indic. Indic. Dominant Plant Species Stct. St at. Dominant Plant Species Stat._ 6trat. 1. PIA 'oo � o— 12. 4 . 14. .._.._.-- 5. Crr ,t ^,,., :, N'CL.- r 15. , ri 6. •; 16. -Pat) _ a 17. ? . _��' (/, 8 . � 18. --- • 9 10. 20. _ Percent of dominant species that are OBL, FACW, and/pr FAc '•T � D . Is the hydrophytic vegetation. criterion met? Yes V No . 4111 : Rationale: _ SOILS J, Series/phase; (?.(A,C, A "-"Ie D, Subgroup:? Is- the soil on the hydric soils lists Yes No Undetermined Is the soil a Histosol? Yes jetiO2L Histic epipedon preseW Yes No V Is the soil: :, Mottled? , Yes V No Gleyed? Yes No ''Matrix Color: L 0`(R 3/2. 1,64, Mottle Colors: @ 01.01•;1+14 m-el IMae Z s rA to Y Other hydric soil indicators:Is the h,ydr c l 1 / er'on et? Yes V No t, Rationale: I^Q4 w -• � ` 0 > �/v`t�?.v�'-3"- V-r• �• AV - 5x#:;14-A-...- , HYDROLOGY • ' ' Is the ground surface inundated? Yes/ No y, Surface Water Depth: , Is the soil saturated? Yes No V 4 // Depth to free-standing water in pit/soil probe hole: > 2- • List other field evidence of surface inundation or soil saturation. Is the wetla d hydrolo criterion met? Yes No _. Rationale: S OL JURISDICTIONAL DETERMINAx ION AND RATIONALE _ Is the plant community a wetland? Yes V No Rationale for jurisdictional decision: 1 This data form can be used for the Hydric Soil Assessment Procedure and the _ Plant Community. Assessment Procedure. 2 See classification according to "Soil Taxonomy." • 2)aI \ A ' 0 -Sit s . C. 1dYa 3/2. / PV 5 1 11°1\ . , DATA FORM j ROUTINE ONSITE DETERMINATION METROD1 `' • t 4 'eld Investigat r(s) : r Date: 6 /ea ject/Site: _ State: County: r plicant/Owner: '_ Plant Community #/Name: Note: If a more detailed bite description is necessary, use the hack of , data form or a field notebook. '�+ sec-/- • ********************************************, ******************************* Do nortt(al environmental conditions exist at the plant community? Yes Al No (If no, explain on back) Has the vegetatipn, soils, and/or hydrology been significantly disturbed? ,\' Yes No 1,/ (If yes, explain on back) ************ ***********Q**** *********************************************** , I (0 l 3�Z_ of /) WL'Kf""� f?oJsJJ VEGETATION -J Indic. $ Dominant Plant Species tat: St at. Dominant Plant Species tat. y 1. j-�-o (q 7U 7. �4c 11., se 70'7o 12 o 3 .' /�a Set 0kotf�o * 0'PA. 34 fo _ NT I ' 13 . ______ 5 15. 6. d1M o 70 '�pl 5b 16 9 8. . 18. 9. —___.__. _'_'____ 19. , 10. .__ 20. • • Percent of dominant species that are OBL, FACW, and/9c FAC ,?- -p °/,, `ems the hydrophytic vegetation criterion met? Yes sr No tionale: �P Gt SOILS Series hose: r1, Subgroup:? • Is the soil on the hydric soils list? Yes No Undetermined ' . Is the soil a Histosol? Yes No /Histic e i edon ? / -.�I� p,p present. Yes No 1,/ Is the soil Mottled? , Yes No Gleyed? Yes o Matrix Color: 10 sfP2 /.2.. Mottle Colors: (D `f r y A Other hydric soil indicators: • Is the hydric soil criterlon et? Yes/y pripc.,...„-r-No . , ' Rationale: �� (m I. Is the HYDROLOGY 4 groun surface inundated? Yea No l/ Surface Water Depth: Is the soil saturated? Yes Nod/ Depth to free-standing water in pit/soil probe hole: > 4- 0 �� — List other field evidence of surface inundat on or soil saturation. No{c, -' WV ,c. -t i,.1 s etkr z's cud,.,,e_ 0 Is the wetland hydrologycriterion met? Yes v/No ' Rationale: t5`V L,0 JURISDICTIONAL DETERMINA ON AND RATIONALE Is the plant community a wetland? Yes No Rationale for jurisdictional decision: his data form can be used for the Hydric Soil Assessment Procedure and the "pail , Y ed . n ee nc assCo�ifi.cata.on according P to Taxonomy. " �� hi r + 1 AI + �r • n • ' -. • TA - (4-- . ' • DATA FORM ,. ' ROUTINE ONSITE DETERMINATION METHOD1 Field Investigators) KF Date:• 6 • Project/Site: I/ptti.k21:, State: � 14" ‘; 4111 , Applicant/Owner: ' Plant Communit County: c r\ Note: If a more detailed site descption is necessary,ary, Use the back of ° l data form or a field notebook. 14- 741 �u ********************************** * ************************* Do normal environmentalconditions exist at the plant community? **** Yes No (If no, explain on back) Has the vegetation, soils, and/or hydrology been significantly disturbed? Yes No (If yes, explain on back) /*�*/***k�*******7 *******************************************44************** r r 0+ L( �-Z'1) VEGETATION Indic. Indic. Dominant nant Species £ta,t,. Strat. Dominant Plant Species Stat., strat. 1. WoQ 6. 4) 11. . VhlhvN ^ oc 2. .3.' (A". 12. >: •3 per.__. i t 13. --- G�'VK ,, 14 `fi` ��, d . 5. t; 15 _ _ _ d 7. . GrMo 16. -- 8 kg o L l 17. — ______ 8. „_______9 , 18. e_e_ 44.-......41y___ 19. . ______ _____...$ 10. 20. Percent of dominant species that :�A OBL, FACW, and/or %�• Is the hydrophytic vegetation criterion met? Yes No , 1111 Rationale: �r 1 SOILS �� .. Series/phase: z I\ Is the soil on the hydric soils list? StYeesgro p:No , . Is the soil a Histosol? Xes No .�. Undetermined l/-Histic epipedon Is the soil: ; Mottled? Yes No Gleyed? Yspresent? Yes N° , Matrix Color:. IOY `�f 7 Mottle Colors: �, Y S- Other hydric soil indicators: e""'""�`/•''"�d'�'~` " Is the hydric soil criterion met? Yes No / ��--- Rationale: `✓ HYDROLOGY -- ground surface inundated? Yes Is the soil saturated? Yes No No Surface Water Depth: ! Is the Depthrstanding water in pit/soil probe hole: �. 11 II mt' List other field evidence of surface inundation or so il saturation. 81"2. 4 Is the wetland hydrology criterion met? Yes No .git t: Rationale: 1 u, JURISDICTIONAL DETERMINATION mix RATIONALE . Is the plant community a wetland? Yes No Rationale for jurisdictional decision: This data form can be used for the Hydric Soil Assessment Procedure and the 2 Plant. Community, Assessment Procedure. , ,, See classification according pp, "Soil Tarconomy."`' cm ( : A > - c1'1 <. I, / &)(f 1Ail) rAnIkaj / ,,,,,bid. to.f (�.. qn 0 r , . 17 A S' . DATA FORM ROUTINE ONSITE DETERMINATION METHOD ld Investigator(s) r . K . Date: J //r V---ZT..._ ject/Site: v-: •"ANK- L State: County: i plicant/Owner:' Plant Community #/Name: Note: If a more detailed site description is necessary, use the back of data form or a field notebook. 'l'" . c Pt �, ************************************...,***********,ter************************* Do norm l environmental conditions exist at the plant community? Yes No (I no, explain on back) ' Has the vegetat' n, soils, and/or hydrology been significantly disturbed? Yes No (If yes, explain on back) ********************************************************************rr****** ,a-I"" .�� (2--2-4 I 1 VEGETATION / Indic. Indic. Dominant P3.ant Species Stat. Statt., Dominant Plant Species Stat. Strat. 1 1. e.Ca Ski Na vr'l 1-4-�.L 11. I 2. Fca�, +nc�I 4, 12. ?3 • ..,,. .:y. Y'i.ch.r- 1), - cam II13 . -- .. 4 , 14. _ 5. ti r"Mo MOL.- Sk4iAni. 15. 6. 16. 7. 17. 8 . 18. ______ 9. 19. 10. 20. . Percent of dominant species that are OBL, FACW, and/or FAC 5"Q 7 Is the hydrophytic vegetation criterion met. Yes No ionale: SOILS • Series/phase: Subgroup:,? ' Is the soil on the hydric soils st' Yes No Undetermined Is the soil a Histosol? Yes j'v Histic ep4pedon present? Yes No Is the soil: •., Mottled? Yes No Cleyed? Yes No 3Matrix Color: to"<K 3/2. arvi Mottle Colors• M ", 4 7,S'YR f/o other hydric soil indicators: Ne--c' Is the hydric soil criterion met? Yes No Rationale: w HYDROLOGY Is the ground surface inundated"? Yes No ,Surface Water Depth: Is the soil saturated? Yes No * 0Depth to free-standing water in pit/soil probe hole: '>> 1$ List other field evidence of surface inundation or soil saturation. Is the wetland hydrology criterion met? Yes — No . Rationale: JURISDICTIONAL DETERMINATION ANp'RATIONALE Is the plant community a wetland? Yes No \/" Rationale for jurisdictional decision: is data form can be used for the Hydric Soil Assessment Procedure and the d ant Community..Assessment Procedure. ee classification according to "Soil Taxonomy. " t t b y toil 3/z ck. 1 i, fevi .tMthe 4 Sr 7e( / DATA FORM ROUTINE ONSITE DETERMINATION METHOD Field Investigator(s) • I .F" -� /g Date:1._ . . Project/Site: \14...A.A"- State: County: OA Applicant/Owner • ; , Plant Community #/Name: Note: If a more detailed site description is necessary, use the back of data form or a field notebook. T.1y r- f� *************************************************************************** Do normal environmental conditions exist at the plant community? j Yes , / -No (If no, explain on back) (- Has the vegetatipi n, soils, and/or hydrology been significantly disturbed? Yes No (If yes, explain on back) ************* ************************************************************** •,��a-1' Z 19�-- c lvel t VEGETATION Indic. Indic. Dom a t lSpecies w7 , ,Strat. Dominant Plant Species Stat. Strat. , 11. 2. _ ' .� 12. • 2.' C• 13 . 5 - 15. 6, Cif MO NOL~ 4J 16. • 7 17. 8. 18. 9. 19. • 10. 20. . —" Percent of dominant species that are OBL, FACW, and/or FAC $ ' Is °the hydrophytic vegetation criterion met? Yes No O 1111• ! Rationale: SOILS Series/phase. a�a,. ____ __ Subgroup:2 Is the soil on the hydric soils listZe Yes No Undetermined - Is the soil a Histosol? Yes No iistic epipedon present? Yes No Is the soil: • Mottled' Yes No Gleyed? es No w • Matrix Colorf i o`f 6: I"L.r Mottle Colors: ti '142T7'6 i• Other hydric soil indicators: Is the hydric soil cricriterion me ? Yes V No Rationale f rtw -a.e , L�,.,r4�-�,,t(°AA\\ 4 ___�i�.'ice U `_ HYDROLOGY Is the ground surface inundate , Yes No `� Surface Water Depth: Is the soil saturated? Yes V No of Depth to free-standing 'water in pit/soil probe hole: > ' List other field evidence of surface inundation soil saturation. Is the wetland hydrology criterion met? Yes No fr Rationale: . ' JURISDICTIONAL DETERMINA ON AND RATIONALE A Is the plant community a wetland? Yes No Rationale for jurisdictional decision: r This data form can be used for the Hydric Soil Assessment Procedure and the1111 2 Plant Community..Assessment Procedur re. �,ti See classi ication according to "soil Taxonomy. " I CL.,11 I, ( —4,----e 6,,, 24 1 / 0 — e6 1/ 10 t),tre, 4-4/7... I'n 4' *, .. ... ... . ._...... .... .. ......._..... / J , • DATA FORM ROUTINE ONSITE DETERMINATION METHOD d Investigator(s t ject/Site: \}et4-_ .-. Date: .. $-1 State: County: G(� —" Applicant/Owner: ' Plant Community #/Name: Note: If a more detailed site desc iption is necessary, use the back of data form or a field notebook. T P.AW`> EGr ************************************************** ************************ Do norpa1 environmental conditions exist at the plant community? ' Yes ✓ No (If no, explain on back) ' • • Has the vegetati n, soils, and/or hydrology been significantly disturbed? Yes No (If yes, explain on back) *************J�************************************************************** - 1/ ►"�Di 1 VEGETATION X dic.. India. Dominant Plant Species Stat. Strat. .Qominant Plant Species Etat. Strat. 1. IA* 1t 1 c _ � 11. _ 2. .J..►.1 sr -tocw, 12 ____--_ 3 . CAAR,x sr' fo.c akp.c t' 13. Fac►o t i 14. 6 ..___ — 16. 8. 18. ' -- 19. 19. , 20. Percent of .dominant species that are OBL, FACW, and/ FAC -0, 6/0 - the hydrophytic vegetation criterion met? YesNo 'onale: 8OIL8 1Series/phase: L(, � z Subgroup , Is the soil on the hydric soils list? Yes No Undetermined ` - Is the soil a Histosol? Yes NoJ/Histic epipedon present? Yes Nok.;,.---/ Is the soil: ;, Mottled? Yes No Gleyed? Yes No • _Matrix Color: k,-(e, i5 /�. Mottle colors: ~`° Q•-off Y114 1% 0 Other hydric soil indicators: S Is the hydrAp soil criterion et' Y s Y No - Rationale: N d-1.p(o18. 15 HYDROLOGY Is the ; ground surface inundated? Yes No .urface Water Depth: Is the soil saturated? Yes No et ' • Depth to free-standing water in pit soil probe hole: > 1 '5 ' List other field evidence of surface inundation or soil saturation. Is the wetland hydro o y gy criterion met? Yes / No Rationale: / / a - JURISDICTIONAL DETERHIrr ION AND RATIONALE Is the plant community a wetland? Yes V No Rationale for jurisdictional decision: 0eis data form can be used for the Hydric Soil Assessment Procedure and the ant Community:.Assessment Procedure. e classification according to °Soil Taxonomy,° 01,04 , .so____iii 1 a : Q _l.� r 1 I b,{r. =2/,? 1 o „T rill ll iv. V , ci.k j 1'4{ t 1-r. ,.c..n, , • C. .:T. 13" ...°'11 . ' DATA FORM ROUTINE„ ONSITE DETERMINATION METHOD' 7 it-2 Field Investigator(s) : FV�6�- io.� • Date: I Project/Site: State: /S7__ 0 ' Count IG, '- Applicant/Owner: ` '.lX -k�.,,. Y f �' V Plant Community �%Name; If a more detailed site descriptions necessary, use the back of -- data k ,-- Note: data form or a field notebook. ce �2, ********************************* * ***,',err* **************re****,r******** Do normal environmental conditions exist at the plant community? Yes No =' (If no* explain on back), Has the vegetation, soils, and/or hydrology been significantly disturbed? Yes No (If yes, expla1�.n on back) *******�*********#***fir*****r*r* *************************************-,w********* 2- L. o 1't® g VEGETATION _= Indic, �►r,;_,�;;.. ,,. Stat. _ 1 Indic. '' . ' • 1 Strat. Domi n' Pant Species t �� ' 1. r CIINIIIMIL -.{,:,)�.lti, ? 11. '� 3tom` y F 2.' e- 12. �.eiha. 13. 4. <1j. +mil cr 14. . 5. u. _ ' -mac W 15. .___' '----z- ' G I- onorh L. � � 16. 18• 10. __ 20. e �., 11/1 ' ¢Percent of dominant species that�are OHL, FACW, and/or FAC �' F . 4 Is the hydrophytic vegetation criterion met? Yes No 'Rationale:_ / SOILS Series/phase: QIA,CX-Amlet.449 ( . ./& Subgroup:?;Is the soil on e hydric soils lister Yes .No Undetermined ,' Histic P.P ,Is the soil:: Mottled? Yes V No y Gleed?e Yesdon present? Yes No � No .Matrix Color: l0�& 1411+(.j Mottle colors: `l, (k5r .Other hydric soil indicators: ' _ Is the hydri sail cr'te 'o met? Yes 4NO -Rationale: ',. G etiD407n� YIs the ' HYDROLOGY, ground surface inundated? Ye No Surface Water Depth: Is the soil saturated? Yes , 'go -6� , eJt 41Ati,-�+ 'T .42 -Depth to free-standing water in pit/soil probe hole: ) `V' List other field evidence of surface inundation or soil saturation. Is the wetland hydrology criterion met? Yes V No Rationale: 5 -,0 t' , JORISDICTIONAL. DETERMI ION AND RATIONALE Is the plant community a wetland? Yes No Rationale for jurisdictional decision: tt `I This 'data form can be used for the Hydric Soil Assessment Procedure and the 2 Plant Community.,Assessment Procedure. , , : i See classification according to "Soil Taxonomy. " 0n l M . . --17 a , , . .. .... 13 _, CA --/ F\ 1 DATA FORM ROUTINE ONSITE DETERMINATION METHOD1 , • . . ... ---. ld Investigator(s) : -N t- . ,Date:41/531_, ,*ect/Site: >,/ac..., -‘ State: County: -1._. plicant/Owner: -___., ______Plant CommunitrA/Name: i jlote: If a more detailed site description ' s n cessary, use the back of data form or a field notebook. , *******************************************s.4******************************* )1 Do norm4kenvaronmental conditions exist at the plant community? Yes U,- No (If no, explain on back) S. Has the vegeta,tIon, soils, and/or hydrology been significantly disturbed? Yes No '"' (If yes, explain on back) *************** ************************************************************ 00+9(2-1-41 VEGETATION Indic. Indic. - ' Domina t Plnt Speciel Stat. Strat. DoMinant Plant Species Stat. trat. 1. fei g-01j, ..t. , 11. . 2. ,/..e,...:0•\ Cr., Ll Oir? 12. -.4- IA 3 .. e .0.. 4 d t 7 • ".0 13. .......- ......._. 5. 15. ..............La ,...... .... ......... , 6. ' 16. • •, • ' 10. 20. • Percent of dominant species that are OBL, FACW, and/or FAC , Is the hydrophytic vegetation criterion met? Yes No 31,_ . 7 ' 'onale: ,• , SOILS , Series/phase: Subgroup:255 Is the soil on the hydric soils list? Yes No Undetermined • . . Is the, soil a Histosol? Yes lip-. Histic epipedon present? Yes No Is the soil: :, Mott .e.47 , Yes_eTo Gleyed? Yes No . .Matrix Color:' 101t= 5( -- Mottle Colors: _7_25,,TILIbt. Other hydric soil theindicators:. 0--,7NO‘cdro"-- . ii, Is hydric soil criterion met? Yes No . Rationale: . .• HYDROLOGY , Is the ground surface inundated? Yes j No (....."Surface Water Depth: . . . ' Is the soil saturated? Yes No 1...-•' . id.rwH j)epth to free-standing water in pit/soil probe hole: >> 1 1 ca, List other field evidence of surface inundation or soil saturation. Is the wetland hydrology criterion met? Yes No V.Rationale: JURISDICTIONAL DETERMINATION UpRATXONALE Is the plant community a wetland? Yes No Rationale for jurisdictional decision: --- , data form can be used for the Hydric Soil Assessment Procedure and the ant Community,Assessment Procedure. „ . ee classification according to "Soil Taxonomy. " 1. 1 , , ,. /...., ,,,,. ,.,/ . 0— 1 Ott Vt-•4 v: • . `.) Jr-1 ,) ; t. 0 ) , ( 4 1 1 /........------- t ri -- ,4 .••• ' . ii.vid//' .e14' /I 1) ) - . . • , - • • V ,.'i ':1 ) hJ N 0V1. DATA FORM ROUTINE ONSITE DETERMINATION METR'OD' Field Investigators) 7. .• ^ project/Site: ,., Date:_127/1 ___ , State: County:. applicant/Owner:' V�.M-t .r-! r;, —" „ . 1�lant Community R/Name . dote: If a more detail site description is necessary, use the back of data form or a field notebook. .***'*****************•1:****************************************************** to normal environmental conditions exist at the plant community? . Yt:a No (If no, explain on back) • 4as the vegetation, soils, and/or hydrology been significantly disturbed? Yes No (If yes, explain on back) .:***1********* 7 ******e*** ***1r ****`**********************fir*** ********** (St .. , EGETATION . • 1 '.; e ' ID c n is. " tn1ac• .,omin nt Plant S ues at. tt Dominant Plant Species Star. Strat.1. r La vike 7 --- ,�2. r Nt? • 3. ,ti or� oi.. 12. Q , 13 .4 St• ' ' -et it 15 7. 17. 9. 1918 --__ 20. • Percent of dominant species that r OBL, FACW and/o FAC n./ el Is the hydrophytic vegetation criterion met? Yes , No S "rationale b . . Sorl.S "cries/phase: C o '�1� 2 s the soil on the hydric sails .... Subgroup: is the soil a Histosol? Xes No� Yes .No 'Undetermined � Is the soil•a Mottled: es �l Histic'epi.pedon ! ____.�No Gleycd. y s Presen�,?� Yes No �✓ �trik Colon' No �' a Mottle .Colors: S rL 4,' Eller hydric soil inlficators: '' 4T— r Ls the hydric soil criterion met? Yes -ltionale• No ' HYDRO GY Cs the ground surface 'inundated? Yes. ` No the soil saturated? Yes Surface Water Depth: No ei .Lpth to free-standing water in pit/soil gist other field evidence of surfaceprobe hole: inundation or soil saturation. w theetland r h dolo y gY criterion met? Yes N No tationale: r.14.—-t: ti,. 0,, JURISDICTIONAL DETERMINATION AND RATIONALE ..: the plant community a wetland? Yes No rationale for jurisdictional decision: This data form can be Used for :the iydric soil Assessment Procedure Plant community,• 0 Assessment Procedure. , ,/, and the See classification according to "Soil Taxonomy. '+ 0 4` '` Y ' ._ � ¢ 4 , o DATA FORM ROUTINE oNSITE DETERMINATION METFtOD1 F' rnvestigator(s) :/Site: '' M_;/ .�tnn'<C� Date• �,. �•c'- •5'thr'f.A State: County: :' ?�-� ► cant/Owner: Plant Community #/Name. e .rote If a more detailed site description is necessary, use the back of data form or a field notebook. '•*********A**********************A****************k************************,*)o nortaal environmental conditions exist at the plant community? of( Yes / No (I no, explain on"back) Has the vegetat' n, soils, and/or hydrology been significantly. Yes No (If yet, explain on back),, g aptly disturbed? • *n**_�*j*_*******�***,� ** ******,**********r�* y ******************************** f'(0 1 I \ tsvo Li--. VEGETA2x.��t_ A,,, I 'r ) Indic. Q,/ �`U) a]min�antPlant Species Stat:. Stratmiri4�nt Pant S l:rd,ic. , r 1.t, dlC 7 X. • 1 nacres - , ,P 6, -fot.c- 15. . .-.._!L 1� • 17. • r 9 8. _.__.___ ' 18, . ."`" 1 -- O. 20. .ercent of dominant species at are OE.1,y FACW, and/or. FAC Is the hydrophytic vegetation criterion met? Yes No d ale: .eries/phas . 6 V Z Subgrou • R /+ SOILS e: C z ' ' �s the soil on the hydric soils list? Yes'' P No s the soil a Histosol? Yes o � UndeterminedY Is the soil: , Mottled? V� r..._ HLsti,c egipedon preseryt? Yes -. Mottled. Yes No Gleyed? Yes N 1/ No atrix Color:: t."4II 5/t Mottle Colors: I. 5` p:,t,. �� `'* , ether hydric soil ,indicators: / , , Is the hydric soil criterion met. Yes , No ' • Qationale- X 1• I I. _ HYDRO GY , is the ground surface inundated? Yes No V, Surface Water Depth: �s the soil saturated? YetNo epth to free--standing water in pit/soil kti probe r' hole: '' I.' Gist other field evidence of surface inundation or oil saturation- s the Wetland hydrology criterion met? Yeas No - <ationale: JURISDICTIONAL DETERMINATION the plant community a Wetland? Yes AND RATIONALE lationale for jurisdictional decision: No data form can be Used for :the Hydric Soil Assessment Procedure and the t Community„Assessment Procedure. classification according to "Soil 'liaxonam y-" ,, JJ • 4f i % r ' I V • ,> DATA FORM ROUTINE oNSITE DETERMINATION METHOD' ' eield Investigator(s) : K Date 7 "� a Project/Site; State: / oplicanc/Owner: 'y��r� • , County: /i-1 rl*4 {'.7" P],ant Community #/Name:_ Dte: If a more detailed site description is necessary, use the back of data form or a field notebook. •. ***********,k********************************,k****************************** D normal environmental conditions exist at the planticommunity? Yes .: No •-{, no, explain on back) -,, as the .�ie Yes geta , soils, and/oz., hydrology be�t?.signi icantly disturbed? �`// No (If yes, explain on back) n• k.0 - C el ‘*** * k*** k* k*d * r* k** F** k******fi *fi *e,ai' �� L -Ft�G� 1., 4 CG, Q1 • EATION Indic. r ,minant Plant Species S at. Sttraat. Dominant Plant Species , narG• I. rr Ic+� di 1'1. �_ Strat ? �, y 1 k 12. - _____ ____._. 1 • Pat a ' 14 . 16 8. 17. -- • srcent ---_ 20.J 1. ____._ of dominant species that are OBL, FACW, and/or FAC C),a' ,a s the. hydrophytic vegetation criterion met? Yes No 0 ;tionale: ._ • i SOILS cries/phase. (') .2 , �12ubgroup. the soil on the hydric soils lis '� Yes the soil a Hthe hyl? Yes No No Undetermined __ s the soil° ;.•, Mottled yes' HlGleyec epipedon pros\,/, Yes No trix Color: ot: . 3 NO Colors? l ti No \ Mottle Colors: �a 12, her hydric soil in icators: s the'hydric soil criterion met. Yes ationale• No HYDR GY s the ground surface inundated? Yes No ' the soil saturated? yeS Surface Water Depth: pth to free-standing water in.pit/soil probe holes tsX ir/. ist other field evidence of surface inundation or soil sauration. b the wetland hydrology i __._ tionale: y °� met? Yes N� . JORTSDICTIOKAL nETLRHINATION the plant community a wetland? Yes TIONALE =tionale for jurisdictional No , decision: This data form can be used for :the Hydric Soil Assessment ProcedureIIII Plant Co A lee classification according to S bnd theunity..Assessment Procedure +� �j g " oil Taxonomy. " ' — ti p rn0-4..'..� la1 1 k (r.,►x.i ' Cry'.✓ . 1 ' , o u ,\ -.2 • Perm* ..:.or, d ' � � ,\ • , „, ,, /, . / i . . . , ., „,,, . , .., 1 , , N �t ti\rt y j i no •. 1 ' / i 4 \11\ ,1 \ „ , 1 '-/ / \ 1 & /3 `^ 10 b fr I t! ? V , + s cli / +N 0 C;�1. R$i �\ w i .) ti o 1 1;J `1 ,w A� `,tie I aZ A ail' v�_ •� s oN Qi oN O N 1 , vi 1 1 1 . 14 !u l 1. SJ w V . r , . , . . , . S . , . • . • • .' . . • . ,.., . .••••,. ''''''l ' • . i'. .. lo.”4,‘ 4••• I , .. . - . i I I \ / 1 , ' 0•• ‘ I I s" 4 '"..•;.,•*."6. k . I ..,,,:,..''il ,•.' I , .) r••••401.4,,',1:. 1 _. • : ;{,10^ °, • 0 ,,,,,W, 4 . , T`,.: . „ , I N & 'A • •4 ' 0 . i/p S." ‘ . ,. • • . -12 eV Co V ‘ 11„ . . I ! '//i_........._ I I // Iv' , I I I" , . ..,ol.4 •• 'Af 1 / 1 / I. ''' ' It , / 3. I -, / 0 ••., . if.17 0 1 / 1 1'4)6.5; 1 // rm. 1 . w • ‘.......1 , , / Ol'% .Z.‘ 1 r• ..AAT • ' •— . , 1 or ii, ti g 4 . t• ‘'.' \I . / 1. , \ ireo q- i 0 \ . • ?, \ , a'. /1(' .i , e k . tov:p.c4\PWit?''CitN,C (vbr y ‘ o hi y i . i // I . . I f ;Yu t\i '----------1-t3bl---/ NJ , \ 111. 11 , ( . ,•, q., p 1 . , --1 . i c 1 1 , ta 0\ . 4' -.......-.-.-..-.....,-. . . to , . , \+ • I• h,l'')/ 0 I N I. / • :".......„/' 7/411: 0go. „ , ... 7 .,..., , ,. „: _., . . ., , . f ;, q 1 4o b. I •4 40 4, I 14 ti:L:i ' . I I I . I I, 1S III i �' •L i , • IM'-C.F 1; , I t I.fir 1�,$: '•� .' 1 rlb1( ' • y HIS j /.' .11 I I l Y A} f uvI�N �,I ' I I i, 111. .ti d! , 0 y/ ..,. . 4.hvi,:,......00 ' .11..4%,...4»...{..". 4' '1 OA 'lit ;,I t• IS T.Y. , (�� I r <'1'9i,I y ,4,9( I , N 'ti ^Y, 6/3/7 � '/��n(�YY �C J I \J ~ w 4' c; • , . I , • ter. 4i�.! ' 1 . . • • • . . • • . • • 1 • • . . • • • •'.. . . ( • • i t • • ,., ., , • • • • 1 • k.. , •••••••• •••.......... ......•••••••••••• •••••• ••........ .................• •••.•• ••••••• •••.•••••.m•••••••••.•.•••••• , - C.:(...\ • • • • • • • • • . • i )) . /. . i • 4 C..' • • I2 • • • • • • • • • . 17 ••,,.- 4.. ' a . - . . . . .... ,. I 1Ft . .......4.-- 3.i.. APPENDIX B . 4, •it'zy .." 4 ,, ..., .., ...,,,‘,..., , .1.... ....,,, (,...-1 ,.' .1 . , ....,. ., o , .. . . . .. • • • 0 ,• •••11 • • • • • • t •'•• .2. 1.,.., L , C.. J • hhl. i.• '".. '• 't1 n, • ••':'•l r^', �•-0� w 1�'' ��^(. ; wk,,, M•� �•� h':},St. .,.- f 'rV`t„4`. ! 4. ,r, � •^ /�,L��.` .'d. b'' y,thhn r.-.ArM . tc" • ., '' . y ( µ. ,41:J,Y.1' , (.'+' ., t •.!r4s J�% o r•4'Y' 4,4 r •:,' ., G r-r •' , � ~4 `, '•,►. ""•. .• `w( ` . 1`.'.m `1 ''''4.'e se""" .y •rA 1•� .r.-, '.ri ..'"P', v, r•1 ' y fit, ,, ,,f (� IP J ♦ 1., • �a , ' f ` ` • .4,. ,1. tit t- •y- .�( ', } 'R�' Mrs "�i �+ �` J.; • , • 0•4, '�. ,I', A . 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I i 11M da.. • 1 • (,•1 ✓(�.: / �' j-,1 yA 1 �', t .�' .< 1 �'" '� �~,.t I 3'1 '1 °• I'F 1 I ..-••'•�,_ 1• �fi`Mb r t1 ) ' Yak 4 i� „'i i.,l . •• C } , ` /• ,rn _ ) ) ."i •L.'If�L f "• C2 It 1, .�. 1•w VII• ' �r \ , iL dp1 . • ..I ,I�,r •(, .) • t N w 1' I ' el•� • '' ',t. ' .4!tt ''i Ai • .\w •1 1 • /1 / 'II.',�yl 'I. .. r.'.•A1' . •,I,? JIy ,�." 1 I: '1.,�^.YIJ• ! • ',1 Ity• � ,rrpy :` ryk i. ,,f. I. yr I1 J y r I �'+( , '.•�I, �V'1 ,. / , • rr '� .ly Y•MS1t a•., ip i•'� j w• , •� Jla«•��'�i,. r r. • 'r` fg�r+� ,v t',1. Y' QC ;' 1 f1c/ ,I v r .:.� 1'. , i' • ',to "-„^ JNr� yam. `.• •1 A 'ft,. �C//t7..a. ,, ;, .:'fI , I ..• ,, •, 1. 1 ' . r�t.. n.a '• lA• I '�1i4' Ty"••L. •I �,f ♦ , `j I • r�J�`AI oY'o� ..`I 4, _ Iti',.a,•' • iA km t� '! r ,„,k, k ,�l.• ii M iii ^ `.�!, 4 • „ , ., APPENDjX C • • • • • • • • • • • • • • • . 6 55 • . ,Ili ii .11 .; ..„.1411,--- le raill11111' _____--- , ,, , 0 , ., II I . M FEB-19—'90 h10N��3�0:�1 -1TTOLLI',AN COMPANYTEL NO:503 c'91-0475 p430 P02 — _ The WetlendsConservancy • • t 0 Febrl ► 19, 19�0 . Mk. Gerald L. Veenker President `; The Holimen Company 7006 S.W. Nyberg Street Tualatin, Or 97062 RE; Windfield Estates (Bryant Acres Wetland) `L Dear Mr. Vaenk r 1 As we discussed on the phone, it appears likely that the Wetladde Conseraanry will, be interested in accepting seven (7) acres of w�atlands on the approximately ., Estates. your proposed development, Windfield I cannot at this time ce mitt the Board of Directors of the Cop- -- aervancy to this action, but I have visited the site and it does meet our: criteria for ownership. • Our objective would be to protect and manage this forested wet- land as an open- apace wildlife habitat with minimal human intrusion. k\ reyu1dcooperatively with the adjacent land owner° and the City Lake swe ;o curd this goal Wintertime storm water �, would want to be management is a concern of ours, and we involved in the design of any system that would use this wetland for surface water management, o Sincerely, \T/ t\ (O,Jhn W. Bmetre V . The Wetlands Conservancy • • ` h ig1 caw Bnx I 1 At`i 1 unIAIfn Orny n 97062 I'li A u rlrin i iO3)091+1194 .,) •• • • • •• • •• 0 • • • • • • • • • APPENDIX D • 11 • • • • • • • • I), • \.1 Ak\ LA ••• , kv, v • • '717 • ‘1.k‘ i • • •\ • • • • ‘)Zi • ,N11/44, Itil% • a, • •• .1,.. 0.„ , 4 • 4 • 4 • • 40 • • I . . . . . , . . . . , , . . , . . . . . . ,. .. . „ . . , • - • .... WINFIELD ESTATES UTILITY PLAN • • (Alpha ,Engineering) 0 ' . , . . . , . . (0 - . . . .., • i , ,.. . , .,. '`. . , .. 111, , -,. . , . M FEI-i 22 e, 0 TH1_I: 1 $ : 1 1 ALPHA EH T NEER I Nl:.' �" rci :2 r ., EXHIBIT • " ' i M7F-15. . . ALPHA ENCINEERING , INC . ENGINEERING DEVELOPMENT S[wRVICES ' SURVEYING February 22 , 1990 4. TO: Hamid Pishvaie/Andy Harris FROM: Tom Hart FE2 24 ' 1930 RE: Windfield Estates Floodway`Summary • This review has been prepared to summarize the three drainage studies submitted for the Windfield Estates subdivision. The first study, submitted as attachment "B„ of application, estimated the rise in the wetlands due todevelopment Windfield development. This analysis was based on a detention calculation and concluded the wetlands water level would raise 1/4 inch as a result of the development. 11110 The second study submitted, 2/2/90, concluded the ,lS� plain due 100 to an ultimate "built-out ' Waluga Basin atthe Windfield site, would be approximately "1 . 4 feet in depth or at elevation 220. 0, In addition, the ultimate 100 year flood plain immediately downstream of the feet which equates to elevation 218 .3 ,ect would ug haveiVedwouldoove -. top by 0. 6 feet , r • The third report submitted, 2/19/90 reviews the existing 100 year flood plain, and determines the rise in elevation due to the Windfield development. The existing 100 year flood plain at the Windfield site prior to development would be 1 . 2 feet deep, Windfield development woilld raise the flood The inch or to elevation 219 .8 , plain by a 1/2 an ,.of the Windfield development is controlledn by etheipondingneffect created when the flood water overtopping Waluga Drive. ngThe fex- ietin g Q100 runoff overtops Waluga by 0.5 feet, • Conclusion: 1 . The wetlands water level should raise, due to the Windfield Estates subdivision, 1/4 inch and 1/2 inch , • 2• The existing 100 year flood plain runoff at the Windfield site is estimated at 56 , 2 cfs, including Windfield develop- ment , a Q of 59 , 7 cfs and an ultimate Respectively, the elevations 2f flow are 219, 8 ff et+,0 219 . 9 feet and 220 , 0 feet , The miiitnum finish floor of buildings should be at 221 ,0 , �+Y15, SUITE 1750 9,W,SKYLINE BLVD, "�. POMTLAND,OREGoN 97221 j503)297.1456 0..,*. o FED-- 22 -- 90 THU 1 M : 1 2 ALP• Hv ENGINEERING P V '1 • • S Ci , /� A 3, The 100 year flood plain elevation between the 1 project and Waluga Drive is controlled byWindl+,eld 1 `...runoff grossing Waluga Drive. The existing created by r g pond elevation • during a 100 year storm should be at 217.4. The ultimate , pond elevation when the entire Waluga Basin is developed, should be at 217.6. In review of the City of Lake-, Oswego topo maps, existing residential finish floors are around 220.8 in elevation. Therefore, existing homes downstream of the Windfield development are above the 100 year flood plain elevation. ,0 • 1 1 `l. • • i �ll 1 • ' 1 V 1 1 • I 1 � J . a CI II a 1 • Alpha Engineering Inc • Project : Windfield Estates i Sheet of ii•_, Job No. 207-001 By: T. Hart File d: \123\WIND Date: 2\19.\90 Windfield Estates Floodway Study j This study is prepared in responce to the City of Lake Oswego ' s reguest to determine to the impacts of the Windfield Estates Subdivision to the Waluga floodway. This report will study: 1. Determine Q108 for the existing basin and the depth of flow in the flood plain • 2 . Determine Q100 for the Windfield project full developed and increased depth of flow in the Floodplain due this development 411/ 3 . Review the depth of flow thru the Waluga Drive drainage structure and backwater resulting from the drainage structure 1 . DETERMINE Q�lA W,,,„„F,,R , VIMrC ��ll ,, [V " • a) Estimate runoff factor - "C" Wetlands = 12 . 0 AC Residential Basin = 123 .0 AC Total Basin s 135 . 0 AC Wetlands C 0 . 20 Residential fully developed C = 0 . 5 Lawn Areas C = 0 . 22 Composite C based on existing conditions • r Use 3 , 000 sf per residence @ approx 250 residence Residence structure & Streets C . 1 , 0 3 , 000sf X 250ea . = 760 , 000 sf , 17 AC Streets 1501f per 2501ots = 12. 91 AC ' 30x1 . 0 + ( 123-30 )x. 22 + 12 . 0x(�. 20 r C = 0 . 09 135 e Composite C for existing conditions therefore ti 6, 32 , however assume value for exiting conditions of c = 0 , 40 (:, 6i 0 I S . .' Sheet 2 ' of 22 b) Determine existing Q188 Runoff Q180 for existing Waluga Basin then is : Height of most remote point = 241 .2 1"1 214 . 2 27 ft. Length of travel i 3 , 700 if Time of Concentration (fig I--5 ) = 32 min. A. I100 = 1 .47 in\hr Rational Equation Q = CIA C = 8 .4 I = 1 . 47 in\hr A, = 135 AC Q = 8'1•1'377 '.c t Jr .<- 15T1/iy - .`. `� '; Sitlst�in9.;at W.ind.f.,te,1,5l d, Y ' ,oP.mer'"then is : 141s,'''; "Lenght = 1, 280 280 If e wi Tc = 18 min. OQ.� I180 = 2 . 14 in\hr Rationale Equation Q = CIA C = 0 .4 I = 2 . 14 in\hr +, A 65 . 6 AC Q j 56 . 2 cfs « _^14S1,1j Aftifr 1' . O e ' Check basin depth at Windfield Development //,,,,,,� ^S Ck71Dw 1 . 406 2/3 1/2 ( ' g\rf ielX/E) Q ' A R S n W a 540 ft . D = 1 .23 ft . ( trial depth) .-- =4 { '# iJ A = 332. 1 ft . Wp ■ 548 . 0 1 f . rVO R = 0. 61 (Sa = .1Y-refl.-ft . /ft . n = 0 . 2 Q a 56 . 4 cfs c=__= , III Cr . . ) 5141 .3 emi. 1.9 -• • • T;,QL.. 1 RUNOFF FACTORS FOR STORM SEWERS Flat Rolling Overiery9 O • Pavement & Roofs 0.90 , Earth Shoulders 0•-c0 0.:0 0.50 0--0 Drives & Walks Gravel Pavement 0'75 O.30 �' 0•�� City Business Areas 0'50 0•,:.: 0.50 \, Apartment Dwelling Areas 0• 0 0. 0 0.25. Suburban, Normal Residential 0.500.45 0.50 0.5 Dense Residential Sections 0 0.�5 0._ Lawns, Sandy Soil 0.60 0.c�; 0.70 Lawns, Heavy Soil. 0.10 0.150.20 • 0.170.22 5 Grass Shoulders 0.25 0.25 0.60 0.60 0. 0 Side Slopes, Earth • Side Slopes, Turf 0•20 0.50 Median Areas, Turf 0.30 0.20 0.20 41111 Cultivated Land, 0.5025 0.55 Clay and Loam 0.50 0"'0 Cultivated Land, Sand & !Gravel 0.25 0.20 0.35 Industrial Areas, Light 0•.,0 0.50 Industrial Areas, Heavy 0.50 0.$0 Parks & Cemeteries 01 0. 0 0.25 0 0.90 Playgrounds �� 0.20 Woodland and Forests 0.10 0.15 0. 0 Meadows & Pastureland 0.2025 UnimproiJ� d Areas 0.100 0.200 . - 0.0.70 0 . eil, i .. .. . . ., . II .. • Li•••:01104• . a I.il�l 1 • • 4'I. • r.. 1 1 T.• II {, u . ,, I 0 • H (FT.) 500 . 400 To (MIN.) 300 cXAMP:.E 200 Heignt = 100 Ft. _, 150 w 200 Length:3,000 Ft. C 150 Time of concentration=14 Min. 100 pwI0o �1� L (FT.) a0 a , 50 `� a z ` d0 1- 40 ` . .� 7 " 5000 ° E �►.� E 30 1! ' '='� Q a :. Cr 6- *a°° Imo- Gi L� A�1f1 M4 � " f— J C 20 Use nomograpn Te for naturoll ur = 2,000 w j ZO bosons with well defined channels, p •tz .`, 15 ' cc forfor overland flow an bare r ,.' c 4<y v4 1— 10 earth,and for mowed gross rood- t N side channels. 4� rL I. 0 t ' For overland flow, crossed sur- u �� O 8 ' b C Ju faces. multtoly T,. by 2.imommimilmimmi J w . 500 6 fi i, r. 0 5 or overlan0 flow, concrete ete or = ? 5 = 4 asphalt surfaces, multiply To - A 4 �tot �t�1ti�' W 3 o by 0.4. a 300 /A, = For concrete channels, multiply 2 3 Tc by 0.2. 200 2 150 2 • 100 1 • Ain O i 1 Based on study by P,Z. Kirpich, Civil Engineering, Vo1.10, No.6, June 1940, p. 362 y• a r FCR LAUVC . AT N 45° 35' W 122° 35' 00" (PORTLAND INTERNATIONAL AIRPORT) ,' • • /NT&VSI TY OF PREC/P/TATION FOR /00 YR. STORM • (Intensity inch ) O .0 .1 .2 .3 .4 .5 .6 ,7 .8 c 5 I 4.14 r 4.10 4.06 4.03 I I I 3.99 3.95 3.92 3.� I I 88 3.85 3.91 6 I 3.78 J 2.75 3.�72 3.69 13.66 3.63 13.60 3.58 I 3.55 3.53 7 I 3.50 i 3.48 I 3•.4b 3.43 13.41 I 1 3.32 3.30 I 8 3.28 I 3.26 3.24 3.22 3.20 3.18 13.16 13.14 f 3.12 3.10 9 II 3.08 I 3.06� � 3.05 3.03 3.01 3.00 12.98 I2.96 2.94. 2.93 I 10 II 2.9]. 1 2.90 I 2.88 2.87 2.85 I 2.84 12.33 2.31 2.30 12.78 II II . 2.771 2.76 2.75 I 2.74 2.73 2.Z2 2.70 2.69 2.63 12.67 12 I 2.661 2.65 I 2.64 2.63 2.62 I 2.61 2.59 2.53 2.57 1 2.56 c , - 13 2.351 2.54 2.53 I 2.52 I z.si 12.51 I 2.50 2.49 I 2.45 2.47 II I 14 2.46 2.45 2.44 2.43 2.42 2.42 2.41 2.40 2.39 2.38 ' -77I 2.37 2.36 2.35 2.35 12.34 2.33 12.32 � I2.31 2.30 . 16r, 2.29 2.28 2.27 I 2.27 2.26 2.25 2.24 2.2� 2.23 I 2.22 17 2.21 2.20 1. 2.20 2.19 2.18 l 2.18 12.17 12.1 12.7.5 2.15 18 2.14 2.13 2.13 tJ 2. :'2.11 2.11 2.10 I 2.09\I 2.08 2.08 1 2,07 2.06 2.06 05 2.05 2.04 2.03 2.03 II 2.02 2.02 e", 20 2.01 2.00 .0'i 1.99 1.99 1.98 I 1.97 1.97 I 1,96 1.96 op/"' 1.l 92 1.91 1.91 I 1:90 L,)90 21 1.95 1.94 �,.94 1.93 1.93 1. , ` Min: r; r---; T xr 25 O L26 27 28 29 1. 1.89 4 s 1.79 1.74 1.69 1.64 14440 1:56 411) Mini 30 0� 40 45 50 60 0 120 PAS; 1..R�. 1 BY;R9 ". cU ki a / 1 53 138. 1:2..7a 1.18 1.10 0.99 0.77 0.65 , , - ref,; NOAA Atlas Not 2 r ' 06 NATURAL STREAM Cliri,NNELS° Maaniag's n .'' ° 6 Range a. Minor streams (surface width at flood stage, 100 ft) �-' - (1) Fairly regular section (a) Some grass and weeds, little or no brush 0,030 0.035 ' (b) Dense growth of weeds, depth of flow materially greater than weed h':.ight 0.035 0.05 : (c) Some weeds, light brush on banks 0.035 0.05 (d) Some weeds heavy brush on banks 0.05 0,07 • (e) For trees within channel with branches submerged at ' ' high stage, increase all above values by 0.01 G.02 , ' • (2) Irregular section, with pools, slight cirmnel meander (a) Channels (a) to (e) above, increase all values about 0.01 0.02 (3) Mountain streams: no vegetation in channel. banks usually steep, trees and brush along banks submerged at high stage , (a) Bottom, gravel, cobbles and few boulders 0.04 0.05 • ' (b) Bottom, cobbles with large boulders 0.05 0.07 Range b. Flood plains (adjacent to natural streams) ',• (1) Pasture, no brush a) Short grass 4. (b) High grass 0.035 0.08 ,:1. (2) Cultivated tress (a) No crop 0.03 0.04 • (b) Mature row crops 0.035 0.045 � ' (c) Mature field crops 0.04 0.05 (3) Heavy weeds, scattered brush 0.05 0,07 (4) Light brush and trees? (a) Winter 0.05 0.06 • (b) Summer 0.06 0.0E I' (5) Medium to dense brush? la) Winter 0.07 0.11 (b) Summer 0.10 0. 16 a • (6) Dense willows, summer, not bent over by current 0. 15 0.20. , (7) Cleared land with tree stumps, 100-150 per acre (a) No sprouts O.Q4 0.05 (b) With heavy growth of sprouts 0.06 0.08 (8) Leavy stand of timber, a few dozen trees, little undergrowth ' . (a) Flood depth below branches 2 0. 10 0. 12 (b) Flood depth reaches branches (n increases with depth) 0.12 0.16 . : . c. Major streams (surface width at flood stage > 100 ft). Roughness coefficient is usually ' Less than for minor streams of similar description on account of less effective rests- 4110 tance offered by irregular banks or vegetation on banks. Follow recommendation of note° if possible. The 'value of n for larger streams of most regular section, with r , no boulders or brush, may be in the range of 0,028 to 0.033, i , h b h/ .' Ed II • • s Sheetof i, SEC�T0ION.1„"B ; Check basin depth use entire Waluga Basin 1 .486 2/3 1/2 °" Q = A R S tr35erI4,fir" , n Zkihr el PY W = 350 ft . R = 0 . 80 D = 1 . 6 ft . ( trial depth) KS eeft . /ft . `' A = 280 . 00 ft`. n = 0 . 2 1 Wp = 350 .0 lf . Q A 80 . 2 cfs <____ t e r 2 . CHECK ADDDITIONAL RUNOFF (Q,100) .; CP qF IELD DEVELOPMENT "f /4 - , ,4a , For Tc use basin contributing to the development - Section A Lenght = 2. 200 if (, /' ' Tc 3 18 min. I100 c 2 . 14 in\hr 0 Existing C - 0 .4 • Residential Fully Developed C a 0 . 6 " Additional Runoff C - 0 ,,4 - 0 .4 = 0 . 2 Rational Ecuation Q . CIA , 0 . 2 Arl i eNei� I = 2 . 14 i flhr , ` A = 8 . 2 AC Q 3 .5 afsue-- iikVG 'CAIrt blvA .; Existing Q 66 , 2 cfs . 59 . 7 c f s *=---.. „ }k‘ For Tc use basin for the entire Waluga Basin - Section B Lenght m 3 . 706 If ' Tc = 22 min. 1100 = 1 ,47 in\hr Exi ting C = 0 .4 Residential Fully Developed C = 0 . 6 ,t.�, -40 Additional Runoff C . 0 . 6 0 .4 = 0 , 2 : 0.. ,. . , . 40 • V 14 Sheet 8 of • ' ' Rationale Equation Q = CIA • A C = 0 . 2 I = 1 . 47 in\hr A'' yA A a 8 . 2 A C Q . 2 .4 cfs -'--- 44.41 6, Existing Q = 79 .4 cfs 81 . 8 cfs --J 50-1 .. SECTION "A" - Check additional Depth @ Windfield D'vclopmentj 1 .486 2/3 1/2 Q = A R S n W m 540 ft . R = 0 . 63 D m 1 . 27 ft . ( trial depth) < S 3 0 .001 ft . /ft . A Q 342 . 9 ft . n a 0 . 2 • Wp . 540 . 0 l f . Q = 59 . 6 cfs «_.= 1 . 27 f t . FI'b,dRIAI ( , 1 . 23 ft . Total Change in depth = 0 . 04 ft . _ 0 .48 inch, ‹.----- This is a similar depth of flow determined by a previous report using detention calc ' s OaCTZ' , • SECTION "S" ,V: Check additional Depth ' 1 .486 2/3 1/2 Q = A R S n W m 350 ft . R Q 0 . 81 0 4, 1 . 62 tt , ( trial depth) < S = ' 0•,002' ft . /ft . A = 283 . 50 ft . n ■ 0 . 2 Wp = 350 . 0 If . Q = 81 . 9 cfs < ma== '' 1 . 62 ft . a/,►rIT�b�4► !'t'- 1 . 6 ft . 1` Total Change in depth -mr---0 . 02 ft . 0 . 24 inch. . ..- . ;' 4W44 • Sheet r of It, • ... 112 Check depth of flow of the existing Floodplain @ Q100 for Waluga Drive crossing \I • Capacity of existing 30 " Culvert assuming no Head Orfice Flow in Culvert , U Q a CA.( 2GH) " ( 1/2 ) • C = 0 . 6 :>, ' Dia = 30 inch. , ,• Area = 4 . 9 s. f . G = 32 . 2 ft/sec H a 4 . 5 ft . Q @ 50 . 1 cfs ( = Check t•�+ar f 1 Q o aa Drive . use as backwater control ; Total Basin Runoff ,a 79 .4 cfs Capacity 30 " Culvert = 50 . 1 cfs / 29 . 3 cfs Triangular Wier Notch Q A c* (4/15 ) *L*H* ( 2c3H) " ( 1/2 ) L / c 0 . 6 h —/ V \/H L . 400 (sectors width) Section ` h . 3 ( secton depth) ..•` H 0 .494 trim' "vaaam ( depth of flow) 7 Q = 29 . 4 cfs / ✓ • • (------- ?EP-n-1r oP '°`''' ., . e V, !,!N"ma. >051-Ici C' 2 f-rm N 1 a , U° r"IE) A • *44 •. r .. I, „„,.... _ fc) , , LJ, • 3A. DETERMINE BACKWATER PRpr Ft:E,.10SING WALUGA DRIVE CROSSING AS THE . CONTROL UNDER EXISTING CONDITIONS EI-E2 Use step method computation of the Energy Equation x =-------- S-So Find location of backwater Y = depth of normal flow ( 1 .47ft , ) See profile for sketch Qn S = ( ) " ( 2 ) = Slope of Energy Line 1 .49 x A x R" ( 2/3 ) • • Y = C pth of backwater A = ,Area of flow W = Width of channnel R = Hydraulic Radius ( use A/W) . So = Slope of channel X = Distance between steps 4 Step 1 - Section F " W = 150 ft . Sro;r•-�••- 8_ E`]:2 S T t . /f t . Y = 4 .4 ft . < __== Q x 80 . 2 cfs A = 330 sf n = 0 . 2 Wp = 150 . 3 If . V = 0 . 2430 fps R = 2 . 20 V2/2g = 0 . 0009 ft . /sec - Step 2 - Section E •rlYr•r r W = 180 ft . w6v-,� 8-94 rft . /f t . Y = 3 .4 ft . < ==a= Q..= 80 . 2 cfs A = 306 sf n = 0 . 2 ? • Wp y 180 . 1 1 f . V = 0 , 2620 fps R = 1 . 70 V2/2g = 0. 0011 ft . /sec Step 3 Section D W = 170 ft . �S0'1itiow...t,0480.6.S' ft . /ft . ,` Y = 2 . 4 ft . < ___= Q = 80 .2 cfs A = 204 sf n = 0 . 2 Wp = 170 . 1 lf . V = 0 . 3930 fps i R = 1 . 20 V2/2g = 0 . 0024 ft . /sec 6 " r' `• 1 I, rz d• / r R o wl _ ' ll i I. Step 4 - Section C W = 100 ft . Scl ,,4,04•.8.•.A�7i':�`t°./ft . Y = 1 ft . < ==a= Q a 80 .2 cfs • A = 50 sf n a 0 . 2 Wp = 100 . 0 1f . V ti 1 . 6035 fps R s 0 . 50 V2/2g = 0 . 0399 ft . /sec 4 � . Backwater Profile Table - 1 4 Y V V2/2G E R V avg V2/2G avg El - E2 R avg S avg S-So X 4 . 4 0 . 2430 0 . 8009 4 .4009 2 . 1962 100 ,e, 0 . 2525 0 . 0018 ( 0 . 9999 ) 1 . 9475 0 . 000472 -0 . 05277 18.9 6")01T0 3 .4 0 . 2620 0 . 0011 3 .4011 1 . 6988rrot- 0 . 3275 0 . 0017 ( 0 . 9987 ) 1 . 4492 0 . 001178 -0 . 19882 5 . 02 2 .4 0 . 3930 0 . 0024 2 . 4024 1 . 1995 0 . 9983 0 . 0212 ( 1 . 3625 ) 1 . 1995 0 , 014087 0 . 013096 ( 104 . 03 ) 1 1 . 6035 0 . 0399 1 . 0399 1 . 1995 In review of the above table the backwater ends between sections C & 0. Verify by determining depth of flow using Mannings a.'A' equation for section C to find depth n w 1 .486 2/3 1/2 Q o A R S e•. n M 1 W = 140 ft . R 0 . 96 n 5 1 . 93 ft . ( trial depth) < S = 0 . 007 ft . /ft , A = 135 . 10 ft , n = 0 . 2 Wp . 140 . 1 If . Q = 82 . 0 cfs «mc 4.i ; k O : i0ok,ro ` ?k LDGtJ 1 j5 'f'lk¢,.. j, IIfge g l IS • .:1 MI''°11 . K It •.'I I e • • • .,.. • • " . • Sheet f 4111 1.9._ 38. DETERMINE,+BAC"W" RE ,fSING WALUGA DRIVE CROSSING AS THE • c+ CONTROL UNDER DEVELOPED CONDITIONS Step 1 - Section F 1 W W = 150 ft . Y So 9 0 . 0125 ft . /ft . 4 .4 ft . < ___= Q = 81 . 8 cfs A = 330 sf Wp = 150. 3 1f . n m 0 . 2 � R QV = 2 . 20 0 . 2479 fps V2/2g = 0 , 0010 ft . /sec Step 2 - Section E • ,. W 180 ft . •, A = 306 sf Y = 3 .4 ft . < __�= So 0 . 094 ft . /ft . ` Q = 81 .8 cfs Wp m 18e . 1 If . n = 0 . 2 R = 1 . �0 V = e . 2673 fps V2/2g a 0. 0011 ft . /sec ?` Step 3 - Section 0 W m 1y0 ft . Y = 17 ft . < ___ So 0. 0065 ft . /ft . A = 204 sf Q 81 . 8 cfs Wp m 170 . 1 If . n = 0 . 2 R = 1 . 20 V 0 .4009 fps V2/2g = 0 . 0025 ft . /sec Step 4 - Section C a W a lee ft . Q = 81 .2 cfs A = 60 sf Wp m 100 . 0 1f . n 5 � . R = 0 . 50 V = 1 . 6358 fps V2/2g m 0 . 0416 ft . /sec 1 a 6 r '. 1 I,.«.. •.. ,. a .. , ce 4 .• q „ 4• �d:.• • Sheet /'� of tft_ • Backwater Profile Table - 2 '(��✓ Y V V2/2G E R V avg V2/2G avg El - E2 R avg S avg S-So X 4 ' 4 . 4 0 .2479 0 . 0010 4 .4010 2 . 1962 0 . 2576 0 . 0010 ( 0 . 9998 ) 1 . 9475 0 . 000491 -0 . 05275 18 . 95 a '_•ro • ' ' 3 . 4 0 . 2673 0 . 0011 3 . 4011 1 . 6988 0 . 3341 0 . 0018 ( 0 . 9986 ) 1 .4492 0 . 001226 -0 . 19877 5 . 02 2 .4 0 .4009 0 . 0025 2 .4025 1 . 1995 1 . 0184 0 . 8220 ( 1 . 3609 ) 1 . 1995 0 . 014660 0 . 013629 (99 .85 ) ` � . ' 1 1 . 6358 8 . 0416 1 . 0416 1 . 1995 In review of the above table the backwater ends between sections C & D. Verify by determining depth of flow using Mannings equation for section C to find depth • I , 1 .486 2/3 1/2 ` Q = A R S n W 140 ft . R = 0 . 89 /.'' .i D = -. ft . ( trial depth) S = 0 . 007 ft . /ft . A = 124 . 60 ft . n = 0 . 2 Wp = 140 . 0 l f . Q . ..74,-7.- cfs <=..= • .' comparing Table ' s 1 and 2 the difference in backwater between e existing floodway and the floodway which includes the Windfield evelopment is 0 . 01 feet horizontally, Therefore the backwater dot�A not control and assum ption mption made iniyier calc is correct , ',n Wier controls Ore depth of flow between 'section B and Waluga crossing Check Wier flow over Waluga Drive. use as backwater control ArT d 0 ed$1.4 mom m Total Basin Runoff . 81 . 8 cfs Capacity 30 " Culvert . 50 . 1 cfs 31 . 7 cfs • , Triangular Wier Notch Q . c* (4/15 ) *L*H* ( 2GH) " ( 1/2 ) L " \ / h \.._/ c a 0 . 6 v \/H L . 400 (sectors width) Section h s 3 (sectors depth) 5 H H 0 . 51 trial 4...... ( depth of flow) Q . 31 . 8 cfs � '_ Increased depth of flow at Waluga due to Development 0 . 192 inches ifl,Q-1 0'Cr --C1CY-43 ,- '7'_. t. 2c-11-4 or` C- ' e tpz , 2 LI p w7,y. I f 5 • r • , 0 . • r1'1 Pn1.1 eit crSheet1.4_ of,—Ii. F FLOODPLAIN DUE TOA6EVELOPMENT( use cross slope 290)' • SECTION A - @ Inverurie Additional depth = 0 . 48 inches Additional width = 24 inches ( l4rvrCo0C) • \ , ,: •, SECTION B - @ Downstream property o Additional depth = 0 . 24 inches _\\ 4.4, Additional width Y 12 inches[ -slg ) ' fr' .4:: SECTION F @ Waluga Dr crossing . K ,.1 Additional depth s 0 . 19 inches \''�'? , 9 Additional width a 5 inches ( tS� ) F41) ,. . 1 • '. ♦ • 1 . • „ . • ,.. ., . .. , . . . .. “ ..1 t. 40 .; _ -. . Y ;y 1 4µ ' I W ► N _ _ • �U o o o • . 1111• C 1, h (I) V .. _ 7‘ o • • s. \::\1/414 . p • :).--',... sib > _ ,--- tit :II . 1 ::::z,...s........?.%..z...............„....... . i 7 -:., -,,,. 1 li Ili. 1III in , ; r I'::' ' U'l) , itin°12H. ....,,,Ncm.,_ . , 1 1 , '1%,?c..> li _ 1 , , . , < 474> I. • F { �' N N NU v 0 N trr V+ _ ,. ` • . r^ • • • • • • ., • • • • • ter. • , 1448 '4 �� Ck ��Gi� 1 N\c"\,.\\ itii +air,. +4) %4L v• 0 • • "9 I e ; • • • ka r O 2 n^7 L. ' N ILI 4 1 . 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'' / I'tit' l J) \ .,,�♦..,,•.'(• Tom..-[' �,, ,'1 ,f, vr'r+, *VL�_r��•• _flt •r ••1-`.I ' .. •w' - •` 4 v.• I I I • ..(' .i Y d • ^4 q.r* r Milinslfrn j INIMIMMIni 1lYig 31N1, ]1ti1SNi1Nl - 4_, \• 9 , . B, STAFF REPORT • CITY OF LAKE O'SWEGO -- LAND DEVELOPM NT SERVICES DIVISION • APPLICANT: - L,'� FILE NO. : Glenn E. Chilcote, A. I.A. DR 1-90• 1 PROPERTY OWNER: STAFF: L. Radley Squire Lynn Bailey LEGAL DESCRIPTION: DATE OF REPORT: • Tax Lot 400 of February 23 , 1990 Tax Map 2 lE 8CB DATE OF HEARING: LOCATION: March 5 , 1990 On the' north side of Oakridge Road, 3 lots east NEIGHBORHOOD ASSOCIATION: of Quarry Road Waluga COMP. PLAN DESIGNATION: ZONING DESIGNATION: GC\RO GC I. APPLICANT' S REQUEST The applicant is requesting approval to provide additional temporary office space for 12 months using a 12 ' x 42 ' mobile commercial building. II. APPLICABLE REGULATIONS A. City of Lake Oswego Zoning Ordinance: LOC 48. 300-48 . 315 GC Zone Description (set- backs, lot area , lot coverage) LOC 48 . 510 Temporary Structures, Uses LOC 48 . 535 (3) Special Street Setbacks B. City of Lake Oswego Development Code: LOC 49.090 Applicability of Development Standards LOC 49. 300 Major Development Procedures LOC 49. 615 Criteria for Approval DR 1-90 Page 1 of 9 • J 1 , 1 Y C. City of Lake Oswego Development Standards: III 2. 005 - 2. 040 Building Design 5. 005 - 5.040 Street Lights 6.005 - 6.040 Transit System 7. 005 - 7. 040 Parking & Loading Standard 8. 005 - 8. 040 Park and Open Space 9. 005 - 9. 040 Landscaping, Screening and ''� Buffering 10. 005 - 10.040 Fences 11. 005 - 11. 040 Drainage Standard for Major Development 14. 005 - 14 . 040 Utility Standard 18. 005 18. 040 Access Standard 19.005 - 19. 040 Site Circulation - Private Streets/Driveways 20. 005 - 20. 040 Site Circulation - Bikeways and Walkways D. , 1City of Lake Oswego Comprehensive Plan: . /( Impact Management Policies General Policy I.I Economic Resource Policies General Policy I Commercial Land Use Policies General Policy I ' Oakridge Mixed Use Sub Area Policies • Transportation Policies General Policy VI General Policy VII III. FINDINGS A. Existing Conditions: 1. The site is approximately 31,500 square feet in size, is rectangular in shape, and relatively flat. 2. The site is developed with a 3, 610 square foot one-story office building with parking for 16 vehicles and approximately 17, 465 square feet of landscaping. 3 . There is a sewer line in Oakridge Road to . Which the existing structure is connected. 4110 DR 1-90 Page 2 of 9 o ' 1 . 4. There is a 24 inch water line in Oakridge Road to which the existing structure is connected. 5. A public storm drainage system is not available to serve the site. 6. There are many large Douglas Fir and Maple trees on the site. 7. The surrounding uses are: North: Lake Oswego School District Bus Storage and Repair Facility Northeast: Lake Grove Elementary School East: Multifamily Dwelling Units West: Medical Clinic South: Single Family Residences and Lake Grove Garden Center } Outdoor Sales Area B. Previous Actions: 1. On December 19, 1978, the City granted a zone change on this property from single family to General Commercial. . 2. On August 8, 1979, the Board granted final design review approval for the existing improvements on the site. An existing residence was converted to office space. 3 . On August 3, 1987, the Board granted for a 965 square foot additionalong witho8al parking spaces. Approval was also granted for a variance to allow expansion of a nonconforming setback where the 965 square feet were to be added (Exhibit 8) . 4 . A condition of approval from DR 11-87 has not been completed. The applicant was required to ,� submit a drainage plan/as-builts for the w�', site' s drywell system. C. Proposal: The applicant is requesting approval to locate a 12 ' x 42 ' mobile commercial building on the site for a period of one year . The proposed structure would house four (4) offices and is needed to temporarily relieve crowding in the existing ' building, Plans are underway for a permanent 1111 expansion of the existing building and will be DR 1-90 Page 3 of 9 4 presented to the Board as a separate application at a later date.• • D. Compliance with Applicable Regulations: As per LOC 49.615, staff must consider the following criteria when evaluating minor development. 1. The burden of proof in all cases is upon the applicant seeking approval. The applicant has borne the burden of proof except as noted below through submittal of documents marked as exhibits, accompanying this report. 2. For any development application to be approved, it shall first be established that the proposal conforms to: a. The City's Comprehensive Plan The applicable Plan policies have been addressed as follows: Impact Management Policies •These policies require protection of natural resources from development, comprehensive review Of development proposals and payment of an equitable share of the costs of public facilities . These policies are implemented through several Development Standards, addressed further below. Compliance with the applicable Development Standards reviewed below will assure conformance to these Plan policies. Conditions of approval can be imposed when necessary to assure compliance. Economic Resource Policies These policies require, land to be designated and development policies to be established to preserve and expand commercial development in a manner ,y. compatible with community character. The applicant has not demonstrated compliance with this policy by failing to meet the Design Standard, addressed further below. Commercial Land Use Policies These policies require minimal negative impacts of commercial development on adjacent residential 1111 DR 1-90 Page 4 of 9 • P r areas. These policies are implemented through 11111 several Development Standards, addressed further below. They are also implemented by the Comprehensive Plan policies specific to the Commercial Sub Area which is the Oakridge Mixed Use Sub Area. The Sub Area policies are addressed below. Oakridge Mixed Use Sub Area Policies 4 These policies require development of this area in a manner which improves pedestrian circulation, protects adjacent residential uses from noise and bright lights, and preserves trees.., The proposed development complies with these policies because outdoor lighting and tree cutting are not proposed. Pedestrian circulation policies will be met by requiring the applicant to pay a deposit towards development of a planned pedestrian path --' along the site' s frontage. These policies are further implemented through the Development Standards addressed below. Conditions of approval will be added as necessary to provide compliance with these policies. Transportation Policies 11111 These policies require development of pedestrian paths for the community and adequate parking facilities for commercial development. These • policies are implemented by the Development n Standards for parking (DS 7. 005 - 7.040) and for walkways (DS 20. 005 - 20. 040) . The Development Standards are addressed below. Conditions of approval will be imposed when necessary to assure compliance. b. The applicable statutory and Code requirements and regulations. Standards are provided in the Zoning Code for temporary structures and uses in Commercial zones [LOC 48.510 (2) ] . Portable structures for use as a ,- temporary office expansion are not listed within these provisions, and a variance to these requirements has not been requested by the t applicant. - N,,. Zoning Code Requirements and Analysis • The required minimum setbacks are as follows when adjacent to a residential zone: II DR 1-90 Page 5 of 9 1 • • from a structure 25 feet from a parking lot 10 feet 4111 from a veh . ular accessway 5 feet The site abuts residential zoning to the north, east and south. As evidenced by Exhibit 3 , the proposed unit exceeds the minimum setbacks required. Pursuant to LOC 48. 310(1) 2, a maximum floor area ratio (FAR) of . 25 is allowed in the zone. Since the site is 31,500 square feet and total improvements (including the proposed temporary r unit) encompass 4 , 114 square feet, FAR will be . 13 which does not exceed the maximum FAR allowed by the Zoning Code. The maximum lot coverage requirement specified in the Code is 50%. Since the proposed lot coverage is 13%, this Code requirement ;,p)also met. The maximum height allowed in the GC zone is 45 feet. The proposed structure is one story and does not exceed this standard. • LOC 48.535 (4) specifies a special street setback of 30 ' , measured from the centerline of Oakridge Road. The existing right-of-way from centerline meets this requirement. Development Code Requirements and Analysis Pursuant to LOC 49. 145, the proposed commercial office unit is appropriately being processed as major development. Other than the applicable Development Standards addressed in this report, there are no other Development Code requirements applicable to this request. c. The applicable Development Standards Building Design (2. 005 - 2 . 040) The applicant contends that this standard is met by choosing a unit that has similar materials and colors as the existing structure on the site, by choosing a size as small as possible and by placing the unit to the rear of the lot. The applicant states that the proposed unit is complementary to surrounding uses because similar units have been approved and installed on the adjacent school property, The applicant has not 4111 demonstrated how the proposed structure is b DR 1-90 Page 6 of 9 S, • complementary in appearance to adjacent structures of good design with regard to materials, roof lines, height and overall proportions. Staff finds that this standard has not been met. Street Lights (5 . 005 - 5 . 040) Street lighting is inadequate on Oakridge Road. To meet this standard, the atiplicant should be required to install a light on the existing utility pole in the right-of-way adjacent to the site. The Board should note that the street lighting deficiencies were to be corrected in previous application (Exhibit 8) . Street lighting is a safety requirement not a requirement triggered by additional trip generation of the proposed development. Transit System (6.005 - 6. 040) The existing transit facilities meet this standard. �tl Parking and Loading. (7. 005 - 7.040) This standard requires one parking space per 300 square feet of office space. Fourteen parking • spaces are required for the total proposed 4, 114 square feet. The existing parking lot meets this standard. Park and Open Space (8.005 - 8 . 040) Approximately 58% of the site is currently landscaped. The site is not designated as Distinctive Natural Area, Protection Open Space, Public Open Space or Public Park. The site is in compliance with this standard, which requires 15% • of commercial sites to be preserved as open space. Landscaping, Screening a►ldBuffering (9. 005 - 9. 040) Approximately 58% of the site is currently landscaped. Screening and buffering exists at the east property line between the existing facility and the adjacent apartments. Fencing is provided along the north property line. Screening is not necessary to the west of the site because the use on that side is a parking lot for a commercial Use. Based on these findings, the site is in compliance with this standard. DR 1-90 Page 7 of 9 Fences (10. 005 - 10. 040) The existing fence along the northpropertyline 4111 is in compliance with this standard. N No 5 additional fencing is proposed. Drainage Standard for Major Development (11. 005 - 11. 040) Drainage from roof and foundation drains is expected to be minimal. If the applicant complies with conditions imposed by the prior approvals and submits plans for existing drywells, then this standard will be met, Utility Standard (14 . 005 - 14 .040) Public sewer and water are available to serve the site. The applicant has dedicated right-of-way and has signed waivers of nonremonstrance for ' s future street improvements. The applicant will be required to correct street light deficiencies by installing a light on thexisting power pole in the right-of-way adjacent to the site. Power lines are above ground. The connection to the proposed temporary unit will be above ground. It is recommended that the requirement for underground power service be deferred until1110 permanent expansion on the site is requested. The 4, applicant will be required to pay a deposit per linear foot of frontage towards future development of pedestrian pathway adjacent to the site. This standard is therefore met. Access Standard (18 . 005 18 . 040) No changes are proposed to the existing access, which already complies with this standard. Site Circulation - Private Streets/Driveways ( 19 . 005 - 19. 040) The existing driveways are in compliance with this standard. No changes are proposed. Site Circulation - Bikeways and Walkways (20. 005 - 20.040) A public pathway is planned along the site' s frontage. To meet this standard, the applicant should be required to pay a deposit towards future development of the pathway. Upon payment of such deposit, the site will be in compliance with this 4111 standard. ° DR 1-90 Page 8 of 9 r 0 d. Any applicable future streets plan or ODPS There are no such plans which affect this site. III. CONCLUSION Based upon the materials submitted by the applicant, and upon the findings and analysis in this report, ,� staff concludes that the proposal does not comply with rill of the applicable criteria. Specifically, the } applicant has not adequately addressed the Design Standard (DS 2.005 - 2. 040) . There is also an outstanding condition of approval from a previous action which required_, the applicant to provide a drainage plan. IV. RECOMMENDATION The staff recommends that the applicant' s request be denied. EXHIBITS 1. Tax Map 2. Vicinity Map ® 3 . Site Plan 4. Applicantys Narrative 5. Artists ,'tendering of existing and proposed structures 6. Photographs of site and adjacent school portable 7. Floor plan of proposed unit 8. Findings, Conclusion and Order, DR 11-87/VAR 32-87 , ,, fli DR 1-90 Page 9 of 9 1. n. , u e • rl w �t NW I/4 SWI/4 S EC. T.2 S, R. I " 1` a CLAC K AMAS COUNTY G NTY o I , M 1II= 1001 • COR. d' ES OWN SEE MAP 2 IE • ILC .3 64 \" / � ' ,. ' , . " !y trna 4:exr Gffovt!d P"raa Ndvo4S'�„ fit /su'er " •�� ti 1. elZ4 ,0600 500 400 ' r 64 15620 • v 4309 4255 300 101 Q% tS 4225 1 1581 C Q/ •Jo , p; 700 1 /-Q.---) �;� o Isesa a , S i �n nq i'l� o , !Jo ti 800 awe #-� 4 7.�.�" ,,� 4 .15880 ` ,1 •• r.. o n I A J, . y J rW y 1 I L.:442. e2ka o IAKJo '�-ho /so ,�„ t�4 �s' .ra ro.. — rr� R I�DG E--� _ /TO A ,l ,, "V '..'.. M1 i•,,. j"" P.,- �• •-t.;'•• •� o Gd`•v D,�•d9�4� i:o•Y • o 'n.o. I ry 91 700 '1900 9 2000 8 2100 riz u P ,' I, , 900 4284' 4210 15955 21 00 Al a 1, o„ t, I. 15924 d SEE MAP _ 1598? ,Q PAP b I r11 $ N o0 4SUPPLEMENTAL t u U Y a Spa a�'` ry �' ti I50 950 70 • a 1' 40 i / iJ0' — I 1800 R• y, t / � / zro 16035 �qb P�,� G°- lr�'o I .io I8C�5 f• g! N . ,�`�4 v o 1 200p ''114 00'ro•� 000'40 Pa f'/sir' -7 A \ . . 2 / 15948 16055o � "� Q64 Cr y V h �,� - /(I° \� . nN - DJ " ti _ / Q • i/o + V' v p I2004 `43, I Sti is09s "A, � ' \�= ,�°°B go0 I b S :1 $;u �� Ae `6p0 ,7 I 94' ip \c''4 , 44 ems 2. , olik ' • u v i.a ' l``y J 71 Y ti .3/ A 04 • y;2' = •. o,e'',,, , .6°a"' ' ,� '' EXHIBIT ••1 .1 l'° Ili 1 3 16 �' 1 �+, •01 Add J I%' °",� / O 6'� �p e N O 4 \ 1)% 04Ok y aye • • •: •,, . ., , I • / ' '111 _ 1 r.t'1 j --1._ . 1 . QC..•.R-3 =a 14..3 1 a �. ::" r-. Erman / h:. 1 • : is"RS::r'�t:y. :i , / 'I.:11**. '41 ..*,,.. ...wt... "./:.... ... . ' *. 111: `'� Cw ...;.....0.40.....0.0,00.0inwisai. - t..• At..**: t , t.. .. "7f:rt. -ticrt " • ltIVII...'...„ ..; \ l '~q► ; • , • 1 \ I , i ,%%A ,:1�tI ter,: . Mt] 't • � , 1 • IPAM , i ,...t . .' �` i I i I .C T� ( • '•-11. Irr'7 \.\-ismoit:-,:.-actc � 0 i . / 1 1.— le . 1 ILA! ,. i. 1 '• f' . j I ( 11 I i ... , 1 . 1 1 I ' 1 il • , . li • I ill ,I 1. \ .•• • • . ..I.•••;. . I/I* • at 5....................../••••5;.;.' 1.. 1 ill I' f I n II\ i I I I ..a . , \ , ••. .• . V 1 % ' I I 1 I. . 1 , ,•:,c, . .-----4, /,'r ' ' i * ,t ° -- ./* .„.;..,...e.,•------ .....j....,.....„.\„ , tr' '' / ' y. // '"• ' \� r STD/) r+ ' • 17 ...//. ' ..' 61::: , 0 ti:e]ti •li eer \4� • / t ; J �r: _nun .7 . . 1--i /7, i /I r t ,; i . ribti ,p F / I 1 1 y ii iiiI..+;fly [ 1 • / /r%�"�� 4 r r VICINIT P �...�a �: .:1 .„.it,. j41".. ` r EXHIBIT II ,,, ... , 1 � ait' . i ; 1 Res. T.L. ®00 1 1Res. T.L. 700 ' Res. T.L. BOO ` Ito 1 1 Quarry _ w I _ I Rd -I ...�, + � _�: -a...e_— 1 ........- _____ L... 0 1 Oakridge ,.Medical ____ _ Clinic Res. AREA MAP t.L.1511�0 Showing adjacent development ---.- Office expansion for L.R. Squier ...._-) r y Geotechnical Engineers N0 SCALE 1" =40' 0" -�� 1 ' i - MOBILE COMMERCIAL UNIT ' T.L.SO _ Oewego _ School ...... 1 :11.. 40C-1..\ aid-6 Dist, Bus ..#1 ill L. I • + Storage L & Repair 0 ' Facility. 1 o ) II4 I 0 o t= oy-\........,4 .. _ 1 73 o -) 0 it .r V t /"'� A's'8quier • 1 1 ° ° �i�hfi e+chrfe�1` I 1� C- f 1 ° ngin! r Y 1 C. C") �d' 4 i T.L.2000 T. ( p �' ;� T.L. 14soc 0 1 1 t✓? 1 r - A , `'.' Simpson H se t T.L. 300 Apertmientai j Apt. 2 Story Apt. T. L. 147.0C .i -� ri Story Apt. - I1 Lake r- `------T- i g EXHIBIT Gas ° T.L. 101 3 to /.gyp Boonlss Ferry It U.S. Post Office Lake 'dirova Branch 'vC /" M � " Rd + 19 January 1990 •City of Lake Oswego Development Review Board SDevelopment Review Staff P. O. Box 369 Lake Oswego, OR 97034 Request: To allow a, temporary mobile commercial unit installation adjacent to an existing office building. Enclosed background information is submitted for Development Review 0 ' action to allow move-in of a 12 ft. X42 ft. temporary rented mobile commercial building for immediate relief to severe lack of office space. Mobile unit to be located at L. R. Squier & Associates Geotechnical Engineers, 4255 S. W. Oakridge Road. Project Descriptions L. R. Squier & Associates Geotechnical Engineers have experienced rapid growth over the last year and have reached a critical point in need for office space. This occurs even with recently completed additional office space. The interim request is to allow a 12' X 42' (504 s. f. ) mobile comm*cial building to be located temporarily on the site for a 1 year period. This unit would be a rental unit from Modulaire Industries. The contract includes installation and removal . The unit size will allow 4 offices. This will provide temporary relief for severe overcrowding in the existing 3, 610 sq. ft. facility. This unit meets all State of Oregon building codes and is recognized with the 1111 State of Oregon gold toilet room facilities awithin the g. The texisting will nbuilding tain no swillabe hookups as The modular unit will have stained exteriorngutilized. and 30 gauge galvanized metal roof . See sketch dfor dlocation awith nd trim relationship to existing building. Precedence: /The unit described is similar to that currently being used as temporary } /class:oom space at the adjacent Lake Grove Elementary School . This -. unit has been furnished by Modulaire Industries. The elementary school mobile classroom unit is 24 ft. X 62 ft. ( 1 , 488 s. f. ) Future: The temporary facility will provide an interim measure for Use by the geotechnical engineers for staff, In the meantime, plans are underway to provide additional building and parking facilities on-site. Data: \� A. Site Coverage (existing) Building 3, 610 sq. ft: Paving & Walks 17.9% e, 175 sq. ft. 27. 9% t, dscaping 17, 465 sq. ft. 59. 7% TOTAL . . . 29, 250 sq. ft. 100. 0% • B. Site Coverage with temporary mobile unit Buildings 4 sq. ft. t'�` Paving & walks , 1i4 sq. t 14. 1% __ 8, 175 sq. ft. 27. 9% EXHIBIT Landscaping 16, 961 sq. ft. 58. 0% Pe TOTAL , . . 29, 250 sq. ft. 100. 0% 1 OR • GLENN E. CH1L.COTE A,I,A, ( MD(5d3) 636.3668 Architects/planners 17125 S,W, 800nes Ferry ' Road Lake Oswego, Oregon 97035 f C-1 ' P C. Parking 2 Required 4, 150 sq. ft. /by 300 sq. ft. / vehicle = 14 spaces 1111 Existing 11 full size 5 compact TOTAL 16 spaces Compatibility Site is included within the Comprehensive Plan, Section IV-B, Oakridge Mixed Use Sub Area. "The Oakridge area is a planned commercial and residential area served by ClOarry Road, Oakridge Road and Boones Ferry Road. It is an expansion of the existing commercial district . . " the use of this parcel will not change. With the improvements the site continues to be under utilized as a commercial site. The area now is a successful mix of residential /commercial as envisioned. Refer to .enclosed drawing, 'Area Map' showing adjacent uses. Existing uses adjacent to this property are as follows : North: A. The property ' backyard' adjoins the Lake Oswego School District bus storage and repair facili�ty and Lake Grove Elementary Playground. Located on that playground is a double width temporary mobile class- r oom unit, size 24 ft. X 62 ft. This unit is similar to the unit to be installed at subject site. B. The elementary school recess noise is partially buffered by this commercial establishment from Oakridge Road. 1' East: Property sideyard adjoins the Simpson House Apartments a 3-building two story wood frame complex containing 15 apartment units. The residential scale is maintained through these wood sided units, though larger in scale than the existing office structure. South: Across Oakridge Road are two single family residential dwellings. Both were originally constructed at about the same time as the original building for L. R. Squier some 35 years ago. Also adjacent across Oakridge Road to the south` is one commercial facility, The Lake Grove Garden Center, which e:ctends south from Oakridge Road to front on Boones Ferry Road. The northerly end of the garden center is used for plant storage sales and parking with a 2-story concrete block commercial structure fronting on Boones Ferry Road. West : A commercial building, The Oakridge Medical Clinic is a one-story wood frame, wood sided, metal roofed structure. The medical facility is harmonious With this facility and with the neighborhood in scale. In ummyll Withy in d ding the mobile commercial unit will not detract and ccetable levels of commercial Use within the neighborhood and sympathetic with surroundings. 14 EXHIBIT a, Ex41 SUMMARY of Compliance with Development Stand_.rds �o Historic resource preservation: no signif i1�cance. `:' (not°appl icable) Building design: A. Existing structure is residential in size. Temporary Mobile unit will maintain this scale. All of the criteria for complimentary relationships to adjacent sltructures will be maintained through the use of appropriate materials, rof#1 lines, height and overall proportions. See Section on Compatibility. B. Setbacks are substantially within bounds of property zoned for this use. C. Originally, the existing building expansions have been sensitive to preserving the existing natural landscape consisting of a park- like lawn andG:a, stand of fir and maple trees scattered on-site. General landscaping throughout. the site will not be disturbed. A total of 38 fir and maple, trees of 5" caliper or more will remain undisturbed. The mobile unit location will not require removal of any trees on site. 3. Stream corridors : none are in existence on this site. ( not applicable), 4. Wetlands : none. (not applicable) 5. Street lights : street lights exist on Oakridge Road to adequately night- light the street. . Transit system: subject site is located within 1 City block of a major arterial , Boones Ferry Road. At the intersection of Oakridge Road and Boones Ferry Road TriMet maintains a regular bus schedule. 7. Parking and loading : the gross floor area including existing building and mobile unit of 4, 114 sq. ft. requires 13. 8 (14) parking spaces (per LOC 7. 015 one space per 300 gross sq. ft. ) 16 existing spaces are available. Transit and pedestrian access reduction factors not included. Loading berth and/or zone not required with this facility, as no regular or intermittent deliveries are made to this facility. On-site pedestrian circulation is provided through existing walkways. 8. Park and Open Space : existing building plus the mobile commercial unit will provide for 58. 0% of the site to be landscaped open space. The intent is to preserve on-site the old growth fir and maple now, existent. Unit will be located at the north (back) end of the lot 170 ft. from the street. Visually the effect of the mobile unit will not appreciably affect open space conditions as they exist, Impact is minimal . 9. Landsccping, street trees, screening, buffering : 58. 0% of the site • will be in landscaping and existing trees. Screening arld buffering exists at the east property line between thisfacility and the ten, adjacent 2-story apartment units. Fencing also occurs at the north property line adjacent to the bus maintenance facility and Lake Grove Elementary playground separating this facility from school functions. The grounds will continue to be cared for on a regular • maintenance schedule. Fences : All fencing and screening at property lines as mentioned in Item 9 to be maintained as existing. 11 . Drainage standards for major development : not applicable 4 required. d EXHIBIT/ 12. Drainage standard for minor development : (not applicable ) . t . [/ 13. '` Weak foundation soils : (not applicable) �. C a 14. Utility Standard : 4 A. sanitary sewer system - existing no hookup required B. water distribution system - existing no hookup required 1111 C. sidewalks - sidewalks linking the parking lot with the buildin are existing. g D. street name signs - (not applicable) E. traffic control signs and devices (not applicable) F. street lights - existing G. underground utility and service facilities as required - All existing lines including water, sanitary sewer, gas and telephone are existing and underground. Electrical power is overhead. Weatherhead for electrical power will be attached to the mobile unit. H. streets - existing City involvement in additional utilities in the foreseeable future will not be required in relationship to this project. Future development anticipates improvements to Oakridge Road and a storm sewer system. At this time neither of these developments are in any future' specific time table of the City. 15. Hillside protection and erosion control : (not applicable) 16. Flood Plains : (not applicable) 17. Access : parcel has 150 lineal feet of frontage on Oakridge road, level and at street grade. One existing 15' wide entrance access exists approximately 10' west of the east property line. A second 16' wide exit exists at the west end approximately 20 feet east of the west property line. A safe and efficient ingress and egress to the property conforming to City site clearances is thus existing.(re: LOC Zoning page 279. 54) • Temporary mobile unit move-in to occur at the west side property through adjacent property parking area. Permission has been granted for this access. Access design, based on the following is acceptable as designed. A. Topography: site transition to street is basically level . No grade changes are involved. B. Traffic volume generated by improvements anticipated to be 1-2 additional vehicles. Temporary mobile unit (with 4 offices) main use is to offset existing building crowding. Total vehicular employee traffic into site daily will be 14-16. Additional Vehicles in and out of site will approximate 1/hour or less, well within the existing capacity of Oakridge Road. 18. Site Circulation Standards, Driveways and Private Streets : On-site circulation has been designed to adequately uatel for parking. No additional access or circulation planned voriderequired. COMPREHENSIVE PLAN COMPLIANCE city of Lake Oswego Comprehensive Plan Land Use activities policy element 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 commercial facilities. d• EXHIBIT 2e;• • , 5 • GENERAL POLICIES: I . The city will encourage development of commercial areas to meet the community' s consumer needs. �II . The City will plan for a mix of social , cultural , commercial and governmental activities within commercial centers, so that these centers are attractive community focal points. III . The city will plan for the development of commercial districts scaled in size to the area to be served. IV. The City will assure provision of adequate streets, public facilities and consistent governmental policies, which will encourage private investment in the development of Lake Oswego' s commercial centers. . V. The City will assure minimal negative impacts of commercial` development on adjacent residential areas. p SUMMARY 4 1 . The planned temporary expansion helps maintain a viable business, enhancing the community, providing employment and resultant employee consumer demands. II . The zone is in place for a General Commercial /Residential Mix for which this area has been designated and is progressing in that manner. III . The facility is scaled to its surroundings, maintaining >a scale sympathetic to small commercial and residential use. See Section on Compatibility. IV. All support utilities are in place. Additional City improvements are not necessary at this time. V. Negative Impact : all existing residential buildings located near 1111 this property are actually located within the general commercial / high density residential zone (GC/R0) , therefore, as future development progresses the area should become less developed with single family residential . COMPLIANCE WITH LCDC Goals and Guidelines Goal 1 . Citizen Involvement : to develop a citizen involvement program. Answer : proper advertisements and announcements of the . ' temporary facility will be mailed to all property owners within 300 feet of the project per City requirements. There will be adequate opportunity for input at a Development Review Hearing. Goal 2. Land Use Planning To establish a Land Use Planning Process and Policy framework. Answer : this project conforms to existing Comprehensive Plan and Zoning regulations. Goal 3 & 4 (not applicable) Goal 5. Open Spaces, scenic and historic areas and natural resources. 9 To conserve open space and protect natural and scenic resources. Answer :, Within the general commercial underlying zone for this parcel , 58% of the property currently remains in open space with a stand of large fir and maple trees complementing the . / inventory of open space within the Lake Grove area of lake Oswego. I Goal 6 through 13 (not applicable) �. 01 email. ►, . r - 1 • • . - Goal 14 Urbanization v Goal : to provide for an orderly and efficient transition from rural to urban land use. • Answer : The parcel of land to be -developed is located within the urban growth boundary and well within the urbanized area :of Lake Oswego. The temporary facility will provide for increased utilization of land zoned for'- commercial development. r I r.•i We request approval .for a temporary 4-office mobile unit an described in the narration,. This approval will provide for the improvements necessary for the business to continue to function at this site. , • • \\) .. 1110 ,. 10 14 EXHIBIT . /- 6 ;g , : 3a 1 1 ki a t 71 C447 • \ Ok.‘i3,..) 1.. 'I 1 - ,'�,'1 U 1'`i. ) , 1 Nti.' z \ ' 1. • _.,...(1....,L___..) • •-,-..- L.-,.--,-....... ,.,_............. i it ' ;/ -11:- . ' El .-1s.--f-- 1,7 fy •Li.___. ......__I 1 . -.11 ,,ill•Vii..k .3 a . 10 a 0 -2_,_.c.-. c" C1.- l'4-... i, ',‘, 1 t ,1. )..-C i ,,,,,, , ,, )., __I J ), , ' ./Xl...e.,-,?,,,?,(,, — ,,/,7,,,,/,..; . , i I,,h,',1 .343,-4 .1 \ 4.1 ) ., 2 ,- - -....... , r.,,. .:26: .//// --c--i ,):.,111,-...,),' 1 I i .z I i a . "\\ ..... e... ..., .,..1:- ..„ i ,.4„, , _j i , • . . ,,•,,, , , • , i t ' • � I S J ,I � � '7 /') , / ✓ J� � ) \ i �11 1 ` n ✓" 1, 1, ', ,,, 1 t ; • -- "i ,, • i )1/4 /( il A )... / , ,,, • 1 0 ,, r g ..4, ,...,, t, . .,r) � .. _ . 1 , .i w • .,, EII ' .‘? ''IL.... %. ''' . ,) j r 0 .-t'')N/'')i'/ / 1^) IL , , -1.:''' ,,"0 i- Y ,tw EXHIBIT It . 1 ''�^ , .' , sir t ��, •Mi1`' a•pp` r-, • ` 'A sP ; Tt' t';:i 'f,(' 1. .6( ,"1° ✓+ r 1 , iot '1 .P I .. 76t IMI , n5'}• 1t' ,`}rM , ��lil. "' � 1 I �i�l •rwl y` u•, �r, 1 .• vr,t'r-,'u"it_ir, .i ,, 1..� ti•:.'1.'14. '�R �.',`.�"'gyp.p� it .I'�4 V6dV\ ` • o '•v N�' f�Si'17 y �.sf.. Iy• .yi •.'.`r .4.•• . Apse.i. 4.` ' w t , !� fi " y>r �y. '�� Trs y• 1Y • r .r -. fi., '�7rr b *-J4 .111•i• 4 o. V}.!n•.14-, .11,44•• ."1.'•,„� L`,gte.- `;f, -;' ." . •.1••'' r. p •yt• ' •+..r"sre•1.At;d+:ti t•di' 1, 1...47A..)1 ,I'i5i-tr rr�t1,4•e.A•_;e L`J!t' \,(',✓ s t 4h.i '-;t J ,, l,,f-`„'Ar ..c7, ',, ,,, .^7 +7• ;..�J,I ^..44ie{w::j"1..f,t . •,.4.•:e,,, 4 A.E,..3' ,tv.. ,..,'�`„' •y p . ;i.eh,61r -� R^ *'��, t !f', PA+ Y'+^ '•r] Y 'y•f', '; • SITE LOCATION PROPOSED 12 FT. X 42 FT. , 0 TEMPORARY MOBILE COMMERIAL BUILDING r ,k,t FOR L.R. SQUIER ASSOCIATES INC. 5w:'` .•a a r au , ,_ ter .t t • .. at., ! ;:�--.rM., • t t ' 1 . „i"= . 4, i t.Ii t po` w" ;1# i4 s ,L, 1.. f ' i 4 -,✓` ¢ � n40 ( + tt ♦y ',iI t; ' J` rtst. tf 4 `»• .... •i..Wl : :.• •. e, -. 1. ' • .IY1•..lr-.•".�.t i ,.S.. ,7.t.•,+'4 rI. ' �'• I (+>'Y.lg't.3 r•J M \ l,.1 ^4ger- u 1 •• I "a••f�/- ��:l�y„_r � t,r . K,Mve: i it 1.t/. �'... r.•• li�"t•"tPi kn" • f.y��, Sr.+,.r } • w� .nr,,tsy •r sr � T w•lr«A:*•; u" ,es. ..lty r ..•t .�• (-- r ,,y 1^v,,,i Sr. ... .,, f.tri} ,A. t 1`J't ,.1^ r 4 .ttiitl„ey�'y�"" • •" .•�, r f• t• r S .. l . /J•' j 'S1••, .r•t ..}il r.1, «+.f��. r. •9s,t►;lytllA tom' ' � t7.L �;•".11� w,?3,• .cw tI'.VP' r (,� .t` yy"!�,''f,!%` 1 :ir+i,!� • ''''''''.11.444 i'ra:k'''s;,;.1., i,c;11411t41,1.A., ,14/ ' ,f`i,+'",', 6 DOUBLE WIDE UNIT AT LAKE GROVE ELE 1 li,`' 9C1-IOt7L a d EXHIBIT uQQ /' . • 0g NW 1.1 ' at .4• •6..1.1 . C? • 14 go000 MON :J 0 M IP • li/ION • ' 0 '°ntel . h1 0 D re 11 in C P9 g '/� �/• a 14 Iw 14 14 r/ IJ O. er., C N A+ 1 , O 1•r n *4i H► b K n n ti , r. A ••i K //•1• M~ 1�1 Nei r11 n H P G • .•1 n X 1•r IM. 1J. 1/ 1/ GI `� (1 . 14. S• c11 n ..•re 0 O ',I 0 N • r • • • IN O nN n a• N non' O >9 ' • • a1+ ►a 14 • n w 1.. r O .•�••• • 1 Se in a. n M ~ p A• ►O+ �.....I 1• • M w tel o h�' S 1 r-.... 0 r1 U •, w0:'' N u 1 L.�. M. ... .........OEM�:. r LT N ►64 �. Ian N h1 ,p V moo sm. 00•16 .E.�ME. 0 4 '�' • - • 14 R A M •'1 H ' d 1A ( • O lip •'' J O . ..0 I• ... n }•to nCd r1I0. s� •. _+ 'J 1•1 I .� � — .r.. —,... 0 I . -• P. ' f...•. ... •� MOM r di- 1 n .~, I•1 s.mom ... . .. 'Y • O v1 .d a •. a fV ' 0 ., 'H (-)oa w N °�' W m• W 0 •. IF O. in DI _,.r • • • • • w..w.....►0r Mom..r 00 ..1. , i • ,�• 1 • soh • ^I 0 in cm ri i . Oa 11. .E •r »- • N a :2• 6 IC + ii II h n n r e ° +v M • rtt • j�� n re r+ !A •1 1+ O •• • • ,� �� 1 • ►+ U M N 1 • CV • '. 4 Cl. / / M r 11 I. •. • n �'r.Pl.rf 71 r / '„I Pi • V .i' .•ter •Ear ..� •..� .• .w• r whwl+ w a M � • O + ..�...�...• . 0.•06 �.E... .... .E. ..•. el , h �! h IJ ►.• w 04 ��''11 ; I A • .1........., MEMO M.. .M. .•. 01 i. /•• N O e+ ►a Ma• , 4, µ + U tl Nip M • /a . • r. R et .• 1=• N1 � / . w • o a re A •v N • Ni • 1'1 • 0 1 el 1 Po \a' 1 r .. 1� 0 o 16•J re 01, x U ',1 A , • •.�+.•'••...M...MM soma ....... so ` + p' i .i...... rime .M. ....'ammoa•» mil M E X H I B IT l 1 II7 r • i • i i 1 0 . 2 BEFORE THE DEVELOPMENT REVIEW BOARD • OF THE ` CITY OF LAKE OSWEGO r S A REQUEST FOR APPROVAL TO) DR 11-87-481 REMODEL AND ADD TO A ONE-) ( L. Radley Squier) 6 STORY OFFICE BUILDING. ) FINDINGS, CONCLUSIONS & ORDER 7 6 NATURE OF APPLICATION 9 A request by Glen Chilcote, A. I .A. , acting a. agent for L. Radley Squier, for approval of a 965 sq. ft. addition and 10 associated site improvements to a one-story office building. 11 Variances are requested to allow the nonconforming structure to exist 5 ' from the residential zone boundary. 12 13 HEARINGS, 1' The Development Review Board held a public hearing and ' considered this application at its meeting of August 3 , 1987 Q 411) O 6 CRITERIA AND STANDARDS A. City of Lake Oswego Zoning Code: 17 _ LOC 48 . 300 - 48 . 305 Commercial Districts 18 LOC 48 . 310 Site Development Limitations 19 LOC 48 . 535 (4) Special Street Setbacks 20 LOC 48 . 700 Non-Conforming Usr,..!s 21 B. City of Lake Oswego Comprehensive Plan: 22 Commercial Land Use Policy Element 23 General Policy III - Specific Commercial District 24 Policy for the following commercial district: 25 IV-b, Oakridge Mixed Use Sub Area (p, 110) C. City of Lake Oswego Development Ordinance: 26 LOC 49 , 300 - 49 , 335 Major Development Procedures •CE 1 DR 11-87/VAR 32-87/RG/ma EXHIBIT ' ,t f tr 3 LOC 49. 615 Criteria for Approval0 k 4 LOC 49.620 Conditional Approvals ' 5 LOC 49.500" - 49.510 Variances 6 D. Development Standards: (_) ' • 7 2.020 Building Design $ 5.020 Street Lights 9 6.0.20 Transit 10 7.020 Parking �, 11 8.020 Park and Open Space . 1 2 9.020 Landscaping, Screening and Buffering 11 . 020• , \ Drainage for Major Development 13 14 .020 Utilities 14 18.020 Access 15 410 19. 020 Site Circulation-Private Streets 16 20.020 Site Circulation-Bikeways and Walkways 17 CONCLUSION 16 . The Development Review Board concludes that DR 11-87/ 19 VAR 32-87 can be made to comply with all applicable criteria by • • 20 the application of certain conditions, , 21 FINDINGS AND REASONS 22 The Development Review Board incorporates the July 21 , 1987 staff repnrt'`„on DR 11-87/VAR 32-87 as support for its decision, 23 with the following addition: 24 1. The Board did not agree with the staff regarding the 25 • need for a street light since little, if any, new traffic would be created by the, applicant ' s proposal . 26 In addition, the office use would not generally be opr;n VAR 32-87/RG/ma 2 DR 11-87/VAR 87/RG/ma PAGE • 1 ' o 4 4110 during hours of darkness. The Board believed there was adequate lighting on the public street. Staff condition ' 3 ' was deleted. 6 2. The Board found that the roof drainage could be ' 'A 7 adequately handled by the existing drywell and that stubbing it to the street could cause unnecessary root 8 damage to the existing trees. Staff condition ' 4 ': was 9 modified to reflect these findings. 10 ORDER 11 IT IS ORDERED BY THE DEVELOPMENT REVIEW BOARD of the City of 12 Lake Oswego that: 1. DR 11-87/VAR 32-87 is APPROVED subject to compliance with 13 the conditions of approval set forth in Subsection 2 of 14 this Order . 2. The conditions for DR 11-87/VAR 32-87 are as follows : 11111 a. The applicant shalt. dedicate 15 ' of additional right 16 of way along Oakridge Road. 17 b. The applicant shall sign a petition and nonremonstrance agreement for future street 18 improvements on Oakridge Road, t9 c. The applicant shall provide final utility plans illustrating storm water collection systems with all 20 drywells, except the roof drain drywell, stubbed for 21 future connection to a street storm drain line. 22 d. The applicant shall submit a development schedule for the review and approval of staff. 23 >5 0 3 DR 11-87/VAR 32-87/RG/ma J 'AGE ♦ O • /i• 1 2 r 2 •i S I CERTIFY THAT THIS ORDER was presented to and APPROVED by ,,.the Development Review Board of the City of Lake Oswego. ' 6 DATED this J, [ day of �. / r n,hr'eC , 19P2; 8 1> 10 �r lit/ '-� c r n--L 1—M Chairman 11 Development Review Board S, c,'- 11 , c))..' r I , A ri k' Lit-• -f I ,ur.A, 12 13 1' ecretary 5 ATTEST: / 0 6 ORAL DECISION August 3, 1987 7I 0 7 NOES:AYES: Ingrim, Swillinger, Miller' Zinsli, Martindale, Finch None 8 ABSTAIN: None ABSENT: Eslick I WRITTEN FINDINGS - September 21, 1987 I O AYES: Finch) Zinsli, Swilliriger, Ingrim NOES: None 1 ABSTAIN: ;.,None ' 2 ABSENT: Eslick, Miller, Martindale ' 3 • S / d 4 DR 11-87/VAR 32=87 RG ma 4" 'AGE e