Agenda Packet - 1992-04-20 xl
LAKE OSWEGO
`a PLANNING DEPT. FILES •
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Development Review Board Agendas 1992 •
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„' AGENDA
` CITY OF LAKE OSWEGO DEVELOPMENT REVIEW BOARD
CITY COUNCIL CHAMBERS,CITY HALL,380 'A' AVENUE
Monday,April20, 1992 r.
7:30 P.M.
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I. CALL TO ORDER •
Agenda Book
IL ROLL CALL
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HI. APPROVAL OF MINUTES
February 21, 1990 •
November 4, 1991 (Second Vote)
December 2, 1991
December 16, 1991
February 3, 1992 (Second Vote)
March 30, 1992
IV. PETITIONS AND COMMUNICATIONS
J .1 Letter from Holly Orchard Neighborhood Association
V. PUBLIC HEARING
DR 15-91\PD 6-2.1, a request by GSL Properties, Inc. for approval to dev lop a 352-unit multifamily
apartment complex. The site is located north of Kruse Way, south of Parkview Drive,east of '''
Westlake Meadows Apartments, and west of the proposed Baptist Church (Tax Lot 100 of Tax Map 2
sa lE 6). Staff coordinator it. mid Pishvaie,Development Review Planner. Continued from Apri
6, 1992 for Boarkile1i1rd ation,
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'." DR 6-92, a request by A.A. Gray& Co-Purcell, Inc. for approval to construct a 15,600 sq. ft. concrete
building adjacent to an existing manufacturing facility. The site is located at 5858 SW Willow Lane
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(Tax Lot 2100 of Tax Map 2 1E 18BD). Staff coordinator is Hamid Pishvaie,Development Review
Planner.
VI. GENERAL PLANNING
Voting on Chair and Vice-Chair for 1992
VII• , OTHER BUSINESS•-Findings, Conclusions and Order
• DR 2-92-942-Planning/Design Group
DR 3-92-943-Lee Ruff Stark Architects
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DR 4-92--944—Kampe Associates,Inc.
4 DR 5-92/HR 1-92-945—Hilary Mackenzie
VIII.
ADJOURNMENT
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The Lake Oswego Development Review Board welcomes your interest in these agenda items. Feel free to
V come and go as you please, �;
DRB M"mhrrc;
Robert H.Foster,Chair Tom Coffee,Planning Director
Skip Stanaway,Vice-Chair ,
James A.Bloomer Robert Galante,Senior Planner '
Xavier R.Falconi Ron Bunch,Senior Planner
Xavier RemyI-Iamid Pishvaic,Dcv,Review Planner
Norman SievertCatherine Clark,Associate Planner
Martha J.
Slin Jane Heisler,Associate Planner
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Barbara Smolak,Associate Planner
Michael R.Wheeler,Associate Planner0 '::,••":
Cindy Phillips,Deputy City Attorney
Barbara Anderson, DRB Secretary
Kathy Avery,PC Secretary
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MAR 1:3 1992
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March 11 , 19
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Development Review Board
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3E30 "A" Avenue
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Post Dffice Bo); 369
Lake Oswego, OR 97034
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RE: Street Names in the Pfeifer Farm Subdivision
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Dear Members C3+ the Board:
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I have been asked on behalf cr-f the Holly °refit:fret
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Neighborhood Assc-ic3.ation to contar:t you 1,-eitireling the.,
. ; • *`. Pfe.i-Fer .for- all the. street names in the P.fr•ritrli- 1"..:fi-rn
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si.tbdi v 3 al cm. Attr:tchled vou wi. 1 I Find Wi. I ma 1.1r Hui ,f ...) t . 1 ''',' • • •
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MAY 1. 6 1991
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4100 '',jl.i`.sfoot Lnr
Lake Oswego , Olt 97035
May 16 , 1991
Development Review Board
380 "A" Avenue L
to Post Office Box 369
Lake Oswego , OR 97034
RE: Street names in the Pfeifer Farm Subdivision
PD-3-91 ( Exhibit 3 )
Dear Members of the Board :
It has come to my attention that the use of the name Pfeifer °
for all the street names in the above development, is a
potential "pain in the neck" for not only the post office but
individuals attempting to find dldresses in the subdivision .
In the cause of clarity, variety and also history I submit
the following names .
I spoke briefly with Mr, Bob Mebougald of Rainbow Development
° µ Co . He said he dirt not get involved with street names . lie
suggested I forward the above suggestions to Mr, cinch Emre
of OTAK and to you for a final decision. I also spoke to
Rhonda Boicoff of the Lake Grove Post Office. She agreed the
post office has difficulties with same-name streets and would
call Mr. Imre .
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I will thank you in advance for addressing this detail that•
can be corrected to make for smoother mall deliveries and
less driving around hunting for friends , rlients , etc .
addresses .
Sincerely,
OLDJ404--InA2\iN.I-5
Wilma McNulty
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STAFF REPORT
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CITY OF LAKE OSWEGO ,A
S4f4s
PLANNING DIVISION
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APPLICANT: �� �; �T� y . `
L,L11d:�1�v.:
R.A. Gray & Co./Purcell,Inc. DR 6-92
PROPERTY OWNER: STAFF:
Northwest Spring Manufacturing, Inc. Hamid Pishvaie A :'
LEGAL DESCRIPTION: DATE OF FI PORT:
Tax Lot 2100 of April 10, 1992
Tax Map 2 lE 18BD
DATE OF HEARING:
LOCATION:
April 20, 1992 ` Y •
South of Jean Road&West of Pilkington
Road ,JEIOHBORHOOD ASSOCIATION:
COMP, PLAN DESIGNATION: Rosewood Action Group
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IP ZONING DESIGNATION:
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I. APPLICANT'S REQUEST
The applicant is requesting approval to construct a 21,840 square foot light indu;trial
ti building. This proposal will expand the existing industrial use (Northwest Spring
Manufacturing) to a total of 29,718 square feet.
IL APPLLCABLE REGULATIONS
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• A. City of Lake Oswego.Gomnrehensiv-ePltut:
Impact Management Policies
Social Resources Policies
Industrial Land Use Policies
Transportation Land Use Policies
DR 6-92
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B. City of Lake Oswego Sign Ordinance:
LOC 47.105(4) Single Tenant Multiple Building Industrial
Development
" C. City of Lake Oswego Zoning Ordinance:
LOC 48.340-48.375 Industrial Districts
LOC 48.535(4) Special Street Setbacks
LOC 48.530 vision Clearance
D. City_of Lake O.swego r yelopment Code:
LOC 49.090 Applicability of Development Standards
LOC 49.300-49.335 Major Development Procedures
LOC 49.615 Criteria for Approval
LOC 49.620 Conditional Approval
E. City....a..Lake Oswego Development Stand:
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
11.005 - 11.040 Drainage Standard for Major Development
14.005 - 14.040 Utility Standard
' 16.005 16.040 Hillside Protection and Erosion Control
18.005 - 18.040 Access Standard
S •• ' 19.005- 19.040 Site Circulation-Private Streets/Driveways
20.005-20.040 Site Circulation-Bikeways and Walkways
F. City of Lake Oswego Tree Cutting Ordinance:
LOC 55.080 Criteria for Removal
III. FINDINGS •
• �.. ^` A. Existing Conditions:
1. As Exhibit 3 illustrates, there are several structures on the site, including a
single family dwelling, all of which will be removed as part of this
application. The majority of the site has been graveled and used as overflow
parking for the existing industrial use to the west.
2. The site is approximately 41,30`. square feet in size and is relatively flat,
• M sloping about 2% from southwest to northeast,Exhibit 3, Of 13 trees on site,
6 are located within the future right-of--way and will be removed .,part of
street improvement. Of remaining 7 trees, only 2 will be removed as part of
'. the proposed site development. All significant fir trees are incorporated into
the proposed landscaping, Exhibit 7.
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Page 2 of 9
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3. Access to the site is provided via Willow Lane, a local street. This road has
'• been identified as substandard by the City Public Works Department. The
applicant will be dedicating 15' of additional right—of—way in order to : •
accommodate the necessary street improvements on this road,Exhibit 4.
4. The surrounding area is predominantly developed as industrial with some
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remaining single family dwellings and some vacant land.
B. Eropos.ah
The applicant i:, requesting approval to expand the existing light industrial use
(Northwest Spring Manufacturing) by constructing a 21,840 square feet addition on V
the site. The overall size of the industrial use will be approximately 29,718 square
feet on two lots, Exhibit 4. The lot to the west is under a separate ownership. As
Exhibits 4 and 14 illustrate, a shared access between these lots will facilitate internal
circulation and reduce the number of direct access points on Willow Lane.
C. Compliance with Criteria for Approves
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As per LOC 49.615, the Development Review Board must consider the following
criteria when evaluating minor or major development.
1. The burden of proof, in all cases, is upon the applicant seeking approval.
The applicant has submitted the information required by LOC 49.315 (1)—(12).
These documents are listed as exhibits which accompany this report.
2. For any application to be approved,it shall first be established that the 1,
proposal conforms to :
a. The Cit,'s Comprehensive Plan,and, ,
Applicable policy groups are listed on page 1 of this report. The applicant's narrative
(Exhibit 9)provides a thorough analysis of these policies.
—Impact Management Policies:
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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 improvements. The policies require assurances that distinctive
areas will be preserved, soils will be protected from erosion, trees will be protected
" from removal, streams will be preserved i nd that density will be limited to achieve
these results. Compliance with the applicable Development Standards reviewed
below will assure conformance to these Plan policies, Conditions of approval will be
imposed when necessary to assure compliance.
Social Resources Policies:
These policies require protection of features valuable to community identity and
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preservation of the natural and aesthetic qualities which are the pride of residents,
These policies also encourage citizen participation in the development review
process. The applicants have held a meeting with representatives of the Rosewood
.` Action Group and the neighbors. The neighborhood views are presented in Exhibit :{
16. Other policies are implemented through application of specific development
standards such as the Wetlands Standard, Compliance to the applicable Development
Standards reviewed below will assure conformance to this Plan policy,
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DR 6-92 ,
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—Industrial Land Use Policies:
These policies encourage environmentally compatible industrial development.
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Specific policies, including Lake Grove Industrial Park District policies, have been
adequately addressed by the applicant in Exhibit 9, These polices are implemented
through IP(Industrial Park) zone and Development Standards, reviewed later in this
report.
—Transportation Policies:
These policies require that streets be improved as planned when demand requires,
They also require that a developer be required to dedicate additional right—of—way as necessary to provide for widening. As Exhibits 3 and 4 illustrate, the applicant will
be dedicating 15' of additional right—of—way along Willow Lane to accommodate the
necessary street improvements on this road. These improvements will be discussed
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in more detail under the Utility Standard later in this report,
b. The applicable statutory and Code requirements and regulations
including,
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City of Lake Oswego Sign Ordinance:
Exhibit 4 illustrates the location of proposed entry try monument on Willow Lane; •
• however, no graphics or color specifications have been provided by the applicant. To assure compliance with the provisions of this ordinance, the applicant will be
required to apply for a sign permit application to the satisfaction of staff. r
City of Lake Oswego2Qn g Ordinance:
LOC 48.345-48.375— Industrial Zone Descriptions
Exhibits 4 and 9 adequately address the applicable requirements of the Industrial Park r
zone, including use, setbacks, floor area ratio (FAR) and height. The proposed FAR
(.56) is well within the allowed maximum of 1.0' and the 24' high building is less
than the 45' maximum.
LOC 48.535(4)—Special Street Setbacks
Exhibit 4 illustrates the necessary right—of—way dedication (15') along the site
' frontage on Willow Lane.
LOC 48.530—Vision Clearance 4
An analysis of Exhibit 4 indicates that the required sight distance (10') can be easily •`+ �'
achieved at the proposed access point on Willow Lane. The final construction plans
should note the sight distance triangle and specify that no structure or landscaping ,
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over 30"' be installed in this area to preserve clear vision.
Ci y of Lake Oswego Development Ordintlglce:
' LOC 49.300-49.335 — Major Development Procedures
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information ,This development review application is appropriately beingreqa edevelopment, The applicant has submittedalhe required by subsection
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DR 6-92
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} 1-12 of this section. The information provided can be reviewed in the exhibit section
. of this report.
City of Lake Oswego Tree Cutting Ordinance:
The applicant has demonstrated compliance with this standard in Exhibits 3, 4, 7 and
9. Any tree removal as part of the proposed grading and utility construction,
including street improvements, will require a tree cutting permit. As 7 illustrates, the
applicant will provide substantial landscaping in the project.
t c. City of Lake Oswego Development Standards;
The site does not contain any Historic Resources, Stream corridors, Wetlands, Weak
Foundation Soils or Floodplain; therefore, these standards are not applicable.
The applicant has provided substantial evidence to demonstrate compliance with the
applicable standards in Exhibits 3-14, and 17. This report will address those
.r standards which require additional discussion or where modifications to the •
applicant's proposals are recommended. .
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Budding g Desi n-(2.005-2.040) '
The applicant has provided a narrative (exhibit 4) and graphic material (Exhibits 3-6
and 17), including a color board, adequately addressing the requirements of the
Building Design Standard. These materials illustrate how the design of the proposed
building relate to adjacent structures. The new structure is designed to be
complementary to the existing industrial building to west, with a similar texture and
fascia treatment(a 5' prepainted metal cladding with raised rib pattern), Exhibit 6.
The applicant has not provided any information or details on the proposed trash
enclosure or mechanical equipment. This information should be submitted for review
and approval of staff prior to issuance of any building permits. •
Street Lights-(5.005-5.040)
Exhibits 4 and 13 illustrate the proposed location and type of street and parking
lights. The proposed cobra type is not acceptable for local streets. The final type and
photometric data should be submitted for review and approval of City Engineer. -, "
Transit-(6.005-6.040)
The applicant's narrative (Exhibit 9) adequately addresses this standard.
• Parking and Loading-(7.005-7.40)
As required.by LODS 7,020(8)(h)(i), the applicant is providing 29 parking spaces, y
i.e., one space per employee based on maximum shift. Exhibit 4 illustrates t6 e •
proposed layout of parking, including compact and handicapped spaces, anc, ,he
r loading areas, per LODS 7.020(7). The applicant has also provided a reciprocal
easement (Exhibit 14) in order to utilize the existing parking area to the ..est. •
r. Park and Open Space--(8,005-8.040) ,' S
Landscaping, Screening and Buffering-(9.005-9.040)
Since the site contains no Distinctive Natural Areas (DNA), protection open space or .
public acquisition land areas, the 15% landscape requirement of LODS 9,020(11 will
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DR 6-92
Page 5 of 9
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also satisfy the open space requirement of LODS 8.020(1) and (2). The applicant is Ma
proposing approximately 25.5% of the net buildable land area in landscaping and has
provided a landscape plan for Board's review,Exhibit 7. Staff recommends •
landscape be finalized to show the following information: that the
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- Number of plants to be planted, to allow for adequate field inspection.
- Ground cover between the buildings and other open areas,
An irrigation plan has also been provided by the applicant, Exhibit 8.
�``~'- Drainage for Major Development-(11.005-11,040)
The storm drain and water quality issues have adequately been addressed bythe
applicant in Exhibits 4, 5, 9 11 and 12. Theproposed storm,designed to infiltrate the 14-year storm on site. he finaldrainage of the syste is
system and storm water quality facility will be reviewed and ape ov d by hewell
Public
Works Department. Staff also recommends that a maintenance plan for the propose
water quality treatment facility be submitted to review and approval of City En neer
along with the final construction plans.
Utilities- (14.005-14.040)
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Based upon analysis of the utility plan (Exhibit 4) and applicant's narrative (Exhibit
9), staff makes the following findings:
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Water: The City Fire Marshal has indicated that due to lack of adequate fire flow in i•
the area, the building either will need to be sprinkled or upgraded to a Type III
construction. The applicant must work with the Fire Marshal to resolve this issue .
prior to issuance of the building permit. j
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Saner Sewer,• As illustrated on Exhibit 4, the proposed layout can
serve the site. Y adequately
ativedia: The Public Works staff has determined that Willow Lane is in a substandard
condition and will need to be fully improved from Boones Ferry Road to Pilkington
Road in order to accommodate the existing and anticipated traffic on this road. This
conclusion is based on the following findings:
' - A full street improvement (36' width) will provide adequate maneuveringroom
for the tractor-trailer rigs serving the site both at the site entrance and at e curve ' •
in the road to the west,Exhibit 18. Without these improvements the applicant's
driveway entrance needs to be approximately as shown on Exhibit 4 which
should not be allowed unless no alternative access is available, The final access
design should be reviewed and approved by the City Engineer.
- Without the full street improvements mentioned aboi e, the applicant will have to y
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construct a full depth street section not only on their half of the right-af_way(as '
shown on Exhibit 4) but all the way to the north edge of existing `
addition, the southerly edge of the proposed improvement (approximately then
new curbline) will need to be extended in line to the curbline alongOrowheat's
property to the west. This improvement should be carried around e curve to the
west, approximately to the driveway :1
Ferry Road. Staff has identified tw concerns asssociated wiiitph thisimprovement:lot I3oo
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DR 6-92 %'.'.i ii,iii... .. *i
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• Removal of a large, well shaped fir tree at the curve to the west (not shown on
Exhibit 4).
,•• o A drainage problem at the inside edge of the existing curve which would s e
warrant construction of public drainage facilities.
Given the extent of the street improvement requirements, staff recommends that the
City Council form a local improvement district (LID) for full street improvements in
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order to equitably distribute the cost to all property owners benefiting from these
improvements.
Staff review of the utility plans only verified the capacity of public facilities and
` services to serve the development. Final determinations regarding the exact location
and size of these services will be made prior to approval of the final construction
plans. All off—site easements must be obtained and provided to the City prior to
approval of the final construction plans. All on—site easements over new public
utilities must be provided to the City prior to issuance of any occupancy permits.
Hillside Protection and Erosion Control—(16.005-16.040)
{: The site is relatively flat, sloping at approximately 2% southwest to norhteast. No r
erosion control plan has been submitted by the applicant. A detailed erosion control
plan should be submitted with the final Construction plans, This plan must comply
with the state mandated erosion control requirements outlined in the "Erosion Control
1 r Technical Guidance Handbook" adopted by the City.
Access— (18.005-18.040) ;
As Exhibit 4 illustrates,the site will be served by a single access point on Willow
Lane. The applicant also has provided a reciprocal access easement(Exhibit 14) for a
shared access connecting the existing industrial use to the west with this expansion in S •
order to consolidate access to Willow Lane. .
Site Circulation—Private Street/Driveways—(19.005-19.040)
The applicant's site plan (Exhibit 4) and narrative (Exhibit 9) adequately address this
standard. The propose.driveway width of 24' is in conformance with LODS
19,020(1)(d) and LODS 7,020(7). This standard is met,
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Site Circulation—Bikeways/Pathways— (20.005-20.040)
Exhibit 4 illustrates the proposed sidewalks along Willow Lane and pathways in the \
development. This standard is met,
d. Any applicable future streets plan or ODPS
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There are no such plans which affect this site.
IV, ILL.I/3M
•' Based upon the information submitted by the applicant and staff findings presented in this r '
report, staff concludes that DR 6-92 can be made to comply with all applicable criteria by 1
the application of certain conditions,
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V. RECOMMENDATION
Staff recommends approval of DR 6-92, subject to the following conditions:
A r to Issuance of Building Permits:
1. The applicant shall work with the City Fire Marshal to resolve the fire flow
issues. Should the solution result in any changes in the exterior building design, -
the applicant shall return before the Board for review and approval of the new
design.
2. The applicant shall submit a final drainage plan designed to City standards,
including the storm water quality facility, for review and approval of City
Engineer. •
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3. The applicant shall submit a maintenance plan for the storm water quality
4 ° ' ' treatment facility (designed to City standard)for review and approval of City
r Engineer, ,'•
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4. The applicant shall submit a final erosion control plan in accordance with
"Erosion Control Plans Technical Guidance Handbook" for review and approval
of City Engineer,
5. The applicant shall submit a final landscape plan showing the following '1•
information for review and approval of staff: •'
i — Number of proposed plant materials to be planted,
- Ground cover between buildings and other open space areas,
6. The applicant shall illustrate the vision clearance area on the final construction4.4
plans, per LOC 48.530.
7. The applicant shall submit the design of and location of trash enclosure and any ,,.
mechanical equipment for review and approval of staff.
8. The applicant shall illustrate a full depth street section along Willow Lane (from
south right—of—way line to the north edge of the existing pavement). In addition,
A�` the southerly edge of these improvements (approximately curbline) shall be
extended in line to the existing curbline along Orowheat property to the west.
This full depth section shall be carried around the curve to the west, ;:
approximately to the driveway entrance at the Orowheat parking lot by Boones
Ferry Road,
As an alternative, the applicant may pursue the possibility of forming a local ,
improvement district for full street improvement. The LID shall be approved 1i••11
and formed by the City Council prior to the issuance of a building permit. • 'f.
9. The applicant shall submit final design of street lights, including type and
photometric data, for review and approval of City Engineer,
' B. Prior to Is jtauce of A y Occupancy Permit: ,
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11 Thr; applicant shall submit final plans and obtain a sign permit prior to the ..
in tallation of the new sign bands.
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DR 6-92
Page8of9
Ay• ;�I.
2. The applicant shall install the landscaping and irrigation system approved by
condition A.5, above, and submit the as—builts for the in:gation system.
, • 3. The applicant shall provide all public easements to the satisfaction of the City
Engineer.
•-1 C. During Construction of the Project:
1. The applicant shall adhere to the erosion control guidelines in the Erosion
Control Plans Technical Guidance Handbook, as approved by condition A.4, ''
,
above.
ADDITIONAL INFORMATION: .y
S
1. Staff review of the preliminary utility plans only verified the location and '
capacity of utilities to serve the site.
2. A tree cutting permit shall be obtained prior to removal of any trees that are 5"
or greater in diameter.
, 3, All construction plans shall be designed to the satisfaction of the City Engineer.
EXHIBJTS
1, Tax Map
2, Vicinity Map/Project Inforr►ation
3. Site Analysis/Topographic Survey
4. Site Plan
5. Street&Infiltration Trench Cross—sections
6, Building Elevations
7. Landscape Plan
8. Irrigation Plan
9, Applicant's Narrative " I °r
10. Supplemental Applicant's Narrative, dated April 7, 1992
11, Drainage Analysis
12. Percolation Test by Nicoli Engineering and Construction Services, Inc.,dated March
20, 1992
`► 13. Photometric Data ,...
r 14. Letter by Lakin Westphal, dated April 3, 1992 ,
15, Reciprocal Easem'nt for Shared Driveway between Tax Lots 2100 &2200
16, Minutes of March 3, 1992, Neighborhood Meeting with Neighbors and the Rosewood
Action Group
17, Color Board
Y ii
18, Street Improvements Plan Recommended by Staff
n
•
,
* Too large to reproduce L
,
•
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DR 6-92
Page 9 of 9
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NORTHWEST SPRING AND MANUFACTURIN
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REQUEST FOR DEVELOPMENT REVIEW APPROVAL,•,
APPLICATION PACKAGE '
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CON'T'ENTS
Project Team
Development Schedule ,
Project Narrative
Engineers Lotter
+ r ~ Percolation Test Report
Drainage Calculations
Site Lighting Information
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PROJECT TEAM
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OWNER / DEVELOPER f
Northwest Spring and Manufacturing
{ 5858 S.W. Willow Lane
Lake Oswego, Oregon 97035-5343
(503)635-8151
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CONTRACTOR
R.A.Gray/Purcell, Inc.
P.O. Box 23516
Portland, Oregon 97223-0079
(503)639-6127
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ARCHITECT
Clifford J. McDonald
9025 S.W. Center Street
Tigard, Oregon 97223
(503)620-2086
PROJECT ENGINEER
Nicoll Engineering and Construction Services
9025 S.W. Center Street
Tigard, Oregon 97223
(503)620-2086
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" JAN92 • B92 MAR92 APR92 MAY92 JUN JUL92 AUG92 SEPqq OCT92 +V9R
06 13 20'- ,i 10 17 24 02 09 16 23 30 06 13 20 27 04 11 18 25 01 0 , 2 29 06 13 20 27 03 10 17 24 31 07 14 21 28 05 12 19 09 16
j PERLIIMINARY DESIGN 8d
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SUBMIT PRE-APPLICATION Id
tq ; j PRE-APPLICATION CONFERENCE 10d
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USEND L POST NOTICES 2d
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j rNEIGHBORHOOD MEETING 20d
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% LAND SURVEY 10dEcskeerreil
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LDEVELOPMENT REVIEW APPLICATION 10d
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CLASS II VARIANCE 10d
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STAFF REVIEW 30c1
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FIRST DRP PUBLIC HEARING id
t j aSECOND DRB HEARING Id
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., ;• iFINAL ORB APPROVAL ld
jDESIGN REVISIONS 10d
j DEVELOP CONSTRUCTION DOCUMENTS 30d
BUILDING PERMIT APPLICATION 20d `f
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I FINAL BIDDING PROCESS 15d
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j• BUILDING CONSTRUCTION 110d
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Critical
• Noncritical SPRING N.W, SPRING MANUFACTURING Update: 01
R. A. GRAY/PURCELL INC. Update date: 13JAN92
NORTHWEST SPRING AND MANUFACTURING
REQUEST FOR DEVELOPMENT REVIEW APPROVAL
+ ` '% APPLICATION NARRATIVE
:'.l.::.:.1.'. ,:
CASE FILE #PR--8-92
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' The proposal is to construct a new 15,600 s.f. building as a
manufacturing facility for an existing business currently located
on a parcel adjacent to the proposed site.
Northwest Spring and Manufacturing has been in business
s since 1975 and has been located on a site adjacent to the proposed
development since 1982. It has now outgrown its existingsfacility,steady' measured growth and
The company manufactures small sized coil and stamped '``
specialty springs, primarily for the high-tech industry, It
' markets its products both regionally and nationally. It is a
clean
quiet, labor intensive industry dependant on skilled
employees which it has recruited and trained from the surrounding
communities.
; ' The subject
property is tax lot 2100, Sec. 18, 12S, R1E,
W•M• , City of Lake Oswego, Clackamas County, Oregon.
It is zoned IP (Industrial Park) and is located on the south side
of S.W. Willow Lane within the boundaries of the designated "Lake
Grove Industrial Park".
EXISTING SITE CONDITIONS
The site is rectangular, 150' x 275' for a Gross area of
41,308 s.f. When the 15' wide dedication along Willow Lane is
removed, the Net site area will be 39,058 s. f.
The surrounding area is predominantly developed as
industrial with some vacant land and some remaining single family
1, garage residential. The subject property contains a single familyy
residence with a detachedg «,
that is currently a rental
property. A demolishion permit will be obtained at the a
time. The remaining majority of the site has been ledoandia is
ss
currently used as overflow parking for the applicant's business.
There are a variety of trees located along the Willow Lane
property line (refer to accompanying site surve ) The
approximatly 2Z for a total of 4' from southwest tonortheastlOpes
COMPLIANCE WITH COMPREHENSIVE PLAN STANDARDS
IMPACT MANAGEMENT PO1,rCICS
General Policy I
I
(a. ) The building area 9.s concentrated at the rear of
the site which adjoins other industrial properties with similar
buildings,g The area between the building and the street remains as
a significant open area containing;
the parking but surrounded and
interspersed with landscaping and buffered with the required front
yard.
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(b•) No "Distinctive Natural Features" /
as defined and
identified by the city of Lake Oswego exist on the site.
(c.) The proposal will only require the removal of those i
trees that interfere with access to Willow Lane and the remainder
of the significant vegetation is located within the required front Y
yard. Of the eight trees within the net site area (after .15'
dedication), only the two smallest, an 8" maple and a 10" alder
will be removed. The parking area was configured to preserve three
larger fir trees which were outside the required front yard area.
As a previously developed site, there were no tree cutting
restrictions placed on the project but the trees have been
preserved at the owners expense and effort.
(d.) The site is relatively flat, changing in elevation
only 4' with a 2% slope from southwest to northeast, and is not
subject to erosion hazard. All unimproved areas of the site will
be landscaped which will control soil erosion. An erosion control
plan, for control of erosion during the construction, will be
submitted with the building permit application.
(e.) N/A
(f•) A Half-Street improvement is shown on the ;site plan
as recommended by the City Engineering staff. It will include a
sidewalk for pedestrian traffic. However, the overall street
remains unimproved so there is no bicycle lane, sidewalk or other
developed access to either Lower !bones Ferry Road or Pilkington
Road, It is the hope of this Applicant that the city will
impliment an L.I.D. for the entire street rather than require this
" owner to improve only a small portion of the right of way. The
combination of city owned property, or property owners with which
the city has Non-Remonstrance agreements, exceeds the percentage Hilo
required to impliment an L.I.D. It would be safer, more
economical, and more in conformance to this Impact Management
Policy, to improve the street entirely instead of incrementally.
(g.) The site is not subject to flooding as there are no % '
,•"- stream corridors or wetlands and the soil 1s extremely permeable.
The building is designed to meet current seismic requirements and .
imposed wind and snow loads.
2. We endorse the concept of providing flexibility in
regulations and proceedures to encourage innovative solutions to
further the goals of these Impact Management Policies. We are
requesting no special consideration or interpretation of the city
requiremnents because in practice the city will. not "flexibly"
interpret Its regulations. Required Variances are almost always
i pe':celved as an invasive attempt to extract extra benifits for the
developer, rather than to further the goals of achieving maximum
densities within developed areas before encroaching further into a,
undeveloped land.
3. While not a "Planned Veit Development", the project proposes
a shared access through the parking areas of this, and the site ;
lmmediatly to the west. In the future the applicant may occupy
both properties as a "campus"(refer to 2.020(1)b. in the building
design portion of this narrative) ,
4. Refer to 1(rl. ) and 1(g. ) described above,
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r 5. The F.A.R. for the project is .56, or only 56% of the
allowable F.A.R. of 1.0. The building's position and the
configuration of the property contributes to the projects "open" ,. , `
appearance from the street. The project exceeds the open space •
requirements of the Development Code.
6. Only the two smallest of the eight existing trees will need
to be removed as a result of this development. There will be ten
new trees planted and also numerous scrubs. Refer to the Landscape •
Plan submitted with this application. `'
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General Policy II
1. This developer is demonstrating how this development meets
the policies and standards of the comprehensive plan through this
narrative and the accompanying drawings.
2.
1 1 Y
(a.) The city is requiring a dedication and Improvements
to the Willow Lane right of way as a part of this development.
Parking and circulation is designed to the c.tty's deve1.opmeut
standards and shown on the site plan. No puhltc transportation
currently serves this site, but the project is approx.imntl.y 300' a r
from Boones Ferry Road, a major transportation thoroughfare.
(b.) Because the circulation is designed to accomodate
the trucks that will serve the business, clearances wilt be J
adequate for emergency vehicles. Y "
(c.) City sewer and water services are available and ; ,;
, jN adequate as confirmed by the ctty's engineertng, staff. Storm water
runoff and treatment has been designed to the requirements of the
city. Storm drainage is shown on the site plan. A percolation test `� +
report and details showing the engineered water treatment system
is included with thts application.
' (d. ) Trees have been preser
ved ved as much as possible and ;;,
new trees added to enhance the site. The project blocks no veiws
and contains no streams. The soils have been disturbed as a
previously developed site. 1
d , .1
(e• ) The development produces no excessive noise. The °
+ applicant developed and has occupied the building to the west of
this development for 10 years and has generated no complaints. The
neighborhood meeting was conducted within the building while in •
w,
full production without even closing the doors from the office to
the production area. Several neighbors commented on how well the a i'
building and grounds have always been maintained.
(f. ) The applicant will be required to pay
system
development charges or make improvements at his own expense. Often
r.: owners of businesses providing p good jobs and a clean industry ask .,
fur public subsidies for improvements as a condition of locating
°� "' '' within a certain city. We are making no such requests. •
(g. ) The bulding will be designed to meet the current
energy requirements for non—residentiat buildings. x
3. The city is responsible for the review of the development
proposal. The project as designed will be only 56% of the maximum
density allowable for the site.
4. We are requesting no increase in allowable density.
5 N/A
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7. The city provided an effective preliminary review process.
A. The city has adequate requirements to ensure responsible
site design.
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General Policies ITT & IV s
Not requred by city staff to be addressed in this narrative. ,
General Policy V
1. Public services and facilities are adequate to serve the ~
needs of this site.
' ` 2. It is assumed that the current SDC's reflect the actual.
costs of the services to be provided.
" ' ` 3. The site exists within an identified Industrial. Park Area i'
and the applicant is making a proportional share of the
improvements.
' ` INDUSTRIAL LAND USE POLICIES
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General Policy I a. :
1. The project Ls within the Lake Grove Industrial. Park and the
i7 ` r. city has establ',hed specific policies which will be discussed
under the "Specific Policies, 1. (a. through f.)".
2. Noise generated is well, below any applicable standards.
Water quality is addressed both in the drawings and in the
accompanying engineering information. This business generates no
regulated industrial effluents. The building is designed in
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conformance with applicable building codes regulating fire and
life safety. A trash enclosure is shown on the site plan to screen
the minimal, fully enclosed trash receptacles required for this :4
business.
3. The city has requirements defined and a review process to
ensure compliance.
4. This owner/developer is known to keep his property well
maintained as was commented on by several nearby property owners
attending the neighborhood meeting. An automatic irrigation system
will be installed as a part of this development and is shown on , ' %
the irrigation plan incuded with this submittal.
' ': 5. Not the responsiblity of this applicant.
6. All manufacturing operations occur within the building.
There is no outside storage required.
7 N/A
8. An engineered storm drainage system is part of this
,' } application and includes information shown on the site plan, a
separate site details drawing, and a percolation test report.
9. The project includes parking lot lighting shown on the site
plan. The site is entirely surrounded by industrial zoned
property. There are several houses remaining in the area near the ,, .•.
site, however the lighting levels required for parking and
security will be .5 fc maximum at the edges of the parking area
which is less than commonly used for residential exterior
lighting.
10. There is no outside storage proposed.
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11• There are no major stands of trees on the property
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effort was made to •
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Ten new trees are spreser preserve
e 5 largest of the 8 existing trees.
r: proposed landscape plan.
General Policy
. 1. II
A flow test was conducted bye � `'
which confirmed adequate flow for at fully kfire OsWsprinkle ego Fire Department
building of the size proposed. red,.: ..i 2. type VN
This is a city responsibility and this owner would be happy
to participate in the
This applicantprogram if implimented.
• ' Lane as a would prefer a
part of an L.I.D. rather than a general half-street t to improvement
at this property only.
Y• improvement
:� , General Policy IV
1. This property
P y is in the central
Pa'=. t of the Lake Grove
Industrial Park.
2. N/A
SPECIFIC POLICIES
1. Lake Grove Industrial Park
(a.) This
(b.) has been done.
Circulation has been improved by
improvements to Boones Ferry Road and a the improvement
Willow Lane would also improve circulation..+eAnl eeddrainage to
•; �r system is proposed as amajOr
part of this development.�gThisrsiteisnot
positioned r het
p identify the southwestern entrance to the cit . i +j
(c.) No major stands of trees exist on the y r (d.) Thisproperty. r ..
property proposal includes a shared access with the r
"+> P y immediately to the
from the west. An access and L .
. -. adjoiningapplication.
Property owner is included with this
easement
this development The applicant has occupied the
neighbor. P years and hasProperty adjacent to
g He operates a clean, proven to be a good a
for maintaining the buildingand
industry and has reputation thefor main ainingmehe application grounds well. Neighbors
supportive of the devopment meeting were unanimously attending
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(f.)
It is the responsibility of the city
Policy, to which this development would easily conform,
enar,t this
TRANSPORTATION POLICIES
A f I. >'
The Lake Grove Industrial Park is contained within
rationally organized system of major and minor streets
convenienta
access to a major interstate freeway, s that have
II. A reasonable right of way expansion is occur
this development by the dedication of a 15� part of
Willow Lane. 1ng as a
wide strip along ,, ry
accomodate expectedrvehicularptraff.ictass twelto street as encourage
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alternate forms of transportation.
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III, Willow Lane connects to Boones Ferry Road, a major arterial
street, to the west and to Pilkington Road, a collector street, to
"p the east. "'
a9ry IV. Willow Lane is not considered a residential street.
V. The site is approximately
'•' 300' from Boones Ferry Road which
is along a Tri-Met bus route.
VI. A fully improved Willow Lane would accomodate a bicycle lane ,
, ', and will include sidewalks for pedestrians.
' VII. All of the proposed
p p parking is on-site and meets the needs
of the development and the requirements of the development code. 1 ,
VIII. The site is net located within a residential area and is
sufficiently connected to a street system such that employees or
shipping will not be required to be routed through any
neighborhood. 4 �,
' COMPLIANCE WITH ZONING CODE STANDARDS
r 48.340
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.,` This site is zoned IP (Industrial Park).
48.345
Manufacturing is a permitted use within this zone. N
48.370 rY
Required yards, 20' front with 10' side and rear, are shown
on the site plan. The FAR of the project is less than the 1.0
maximum, which is a special requirement of the "Lake Grove
Industrial Park" district. The 25' high building is less than the
45' allowable.
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COMPLIANCE WITH DEVELOPMENT ORDINANCE AND STANDARDS •
� fir.
{ BUILDING DESIGN
Refer to elevation drawings included with this submittal.,
2.020
1(a.) The proposed building is of Tilt-up concrete wall. 0. j
panels with an exposed aggregate concrete finish. The roof
structure is a "Berkley" wood system. The building is type VN.
The building height is 24' . The front elevation facing ` '
Willow Lane is 130' long. The panel sizes are 25' wide except for
the center panel containing the entrance which is 30' wide. The
elevation is further subdivided by a 5' module used as the window ,"
width and spacing and as the distance from the edges of the panels
fr to the window openings.
The lower level window and storefont
` y components are grouped within openings centered within the panels.
'. The second floor windows are square shaped with a regular spacing
• corrosponding to the 5' module established on the ground floor.
', - The top of the building is banded by a 5' deep facia of painted
' ,1` . � metal cladding. The last bay of the building on the east end,
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,r ., A containing an overhead door and a man doors has a 3' deep canopy
with a 3' facia of metal cladding that extends the length of the
opening area. The building entry is a pair of 3' x 7' doors
centered within a 20' band of storefont material and protected by
a 6' deep canopy with a 3' facia of metal cladding that extends '
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the length of the opening area. Both canopies are constructed of
the same prepainted metal as the facia at the top of the building.
• The entry storefont and the second floor windows are a
bronze-anodized extruded aluminum storefront system. The ground
floor windows of a bronze-anodized aluminum type and configured ,
, with a fixed square upper window unit and a rectangular lower
< hopper type unit. The lower window units are covered by three
horizontal security bars attached to the building face and painted
to match the metal canopies. The facia returns 5' onto the
building's side elevations which are 120' long with an exposed
..;• aggregate finish with no openings. The rear elevation contains
lower level windows to match the front of the building with one
area of store front with a rear door.
The buildings simple overall form is consistent with its use ,, .
as a flexible, open plan manufacturing facility and similar in
scale, materials and form to the surrounding industrial buildings.
The overall effect is to sub-divide and balance an otherwise long,
plain elevation with a combination of horizontal banding, vertical
joints, and regular window punctuations.
1(b.) The building is designed to relate strongly to the ,
. neighboring buiding to the west. Although not technically the same
"site", it is the current location of Northwest Spring and is
owned by the applicant. It is proposed that the properties share
access through the
g parking lots to consolidate access to Willow
Lane. The current plans are to lease the existing building to
another business but as the needs of N.W.S grow, the building
could be attached and the lots consolidated into a "campus". The
buildings share the exposed aggregate }
p finish and the metal
cladding and details. The color of the metal is dark brown to
compliment the dark brown metal of the existing building.
2. Most of the significant trees on the site are
r located in the re uired front q yard. Other trees have been ,
preserved by the parking configuration.
3. The building is occupied 24 hours a day with 3 work `.
shifts reducing the opportunity .for vandalism and theft, Site and
building lighting will add to the safety of the occupents. '
4. The building is located on a quiet street. The
building has sound deadening concrete walls. The manufacturing
process does not produce excessive noise and the business has been
in the same location for 10 years and has generated no complaints.
5. The roof drains to a continuous gutter along the
1 rear of the building and is collected and routed into an on site
vegetated swale.
1'
3.005 N/A
4.005 N/A
5.020
Street lights will be provided as per city specifications
and thier locations are shown on the site plan.
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6.020 '``
1, The site is not located along a bus route. However,
the site is located 1/2 block from Lower Boones Ferry
major transportation thoroughfare which is along a Tri- let�bus
route. When fully improved, Willow lane will be connected to
Boones Ferry Road by sidewalks.
7.020
1
to the total eroThere eesre 29 the maximum otal parking spaces
provided, equal
spaces or 41%. shift. There are l2 compact
2. All parking spaces are off street and outside the
required yards.
3, _ '
Two handicapped parking spaces have been
9' wide sharing a 12' wide loading isle for a total provided,
4. All spaces can be independently accessed.h o£ 21
5. One
for th6.is developmentruck loading bay has been provided, sufficient
Additional parking is available by agreement on the \�
adjacent property, also owned by the applicant,
9. No reduction being requested. if ever required.
7.025 r
Parking areas to be of asphaltic concrete
sections in areas of truck maneuvering. ,;
paving with heavy
7 030
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Owner will perform required maintenance, r
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7.035
Parking information is shown on scaled site plan included
with this submittal,
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8.020
,i 1. Refer to item 2 below.
2. The site contains no Distinctive Natural Areas
is located in an Industrial zone, reand
requirement also satisfies the open tspaceorequirementsthe 15Z mndscape
proposal The
provides 25.5% of the net site area(after dedication) as
landscape.
9,020 r '
1 . See item 8.020(2.) above. 3 '
Refer to Landscape and Planting
pla
submittal for the balance of this sectionns Included with this
10.020 N/A
11.020
f:. 1. A drainage system has been engineered and in shown
on the drawings and
supported by documents included with this
application. The system in located adjacent to the street right of
Way and an access easement is shown on the site plan and will be
legally described when the system has been accurately located,
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The water will be routed through a separation
chamber for the isolation of contaminates and then routed into a ''
vegetated absorbtion swale for further removal of pholaphate and
, k other contaminates.
3• The site contains no streams or ditches and the
✓ proposed grading will alter surface runoff the neighboring sites.
The site is located in an area of high soil
g permeability so there x
` s is little accumulated surface water. , ,,• h
4. The city staff did not require storm water
detention for this site. However, the absorbtion rate and the t.'
, ., � design of the storm water treatment system result in capacity to
accomodate the ten year storm criteria.
5. Refer to item 4 above. Refer to seperste Engineers
report included with this submittal.
12.020 N/A
13.020 N/A
14.020
1. All necessary utilities will he engineered in ; ' "
accordance with City Standards, Plans and Specifications and are
shown located on the site plan. They include:
r: (a.) Sanitary sewer
(b.) Water, potable and for fire suppression and
irrigation.
(c.) Sidewalks as a part of the street imPro,tement.
(d.) N/A
(e.) N/A
(f•) Street lights
(g.) Underground electric service to building.
(h.) A half-street improvement.
(i.) N/A
2. N/A
f 3. Yes
4. Sewer main is existing.
5. Yes
6. Water service lines are existing in street. A fire
hydrant will be installed and is shown on the site plan. Exact
location to be confirmed by city engineering staff.
7 N/A
8.
The project is a single lot with one service.
�., 16.020 �,.`
The site includes no hillsides or areas with erosion
potential. An erosion control plan for the constructions phase will
he prepared and submitted during building permit application.
17.020 N/A
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18.020
4 1. Lot frontage is 150' .
2. The property is relatively flat and abuts a
collector street. One 24' wide driveway is proposed as access to
this site as well as a connection through for circulation to the « .`" a v
property to the west. Combining the access and circulation
benefits both properties and reduces the number of closely spaced
openings on to the public street.
19.020
1. All aisles and drives have been designed in
accordance with City Standards. Internal truck circulation , :
requirements have resulted in a design is excess of that required •
for fire truck access.
2. Site frontage is 150' , although only one driveway
is proposed.
20.020 P .
Walkways at the entrance to the building are shown on the
site plan.
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55.020
` This property is "Developed Land" by the definition in this
chapter and is therefore exempt from its provisions. Most of the
significant trees of the site are to remain. Those trees to be
removed are shown on the Site Topographic Plan submitted with this
application. }
47.020
It is proposed that the existing ground sign currently ':I• : ; •
located of the adjacent property be relocated on to thin site near
the driveway entrance. The existing sign is two—sided, cunatructed • °.
of wood and painted, and well within the size limitations
described in this chapter. A permit will be obtained prior to the
actual relocation.
•
•
•
•
` r? as tiS�wL,
.t •
•
NORTHWEST SPRING TEL Apr 07 92 14 :40 140 .008 P ,01 '•
I NORTHWEST
A ',♦ `t
"r WA • MANUFACTUflINQ 5858 S,W, WILLOW LANE;LAKE OSWECO,OR 97035 5'143• P'
PHONE;(503)635.8151 !FAX (503) 638 1398
ra
� tp
•
April 7, 1992
in1IY.i VI I ., it
l.y U1
VAX 635• 0269
copy: Hawk Au
• R.A. Gray/Purcell •
639-6130
•
Dear damid,
Hawk asked me to provide you with information regarding the
turning radius of the trucks that service our operations.
Most of the activity consists of UPS type Vans and they have
a turning radius of approximately 15 feet.
we have one or two deliveries per week by semi-trucks; 40-45
foot trailers with tractors, The turning radius for these
vehicles is 30-35 feet.
t ' ` Please call me at 635-8151 if you need additional
information.
Sincerely,
41124Y ' }
Yi
noy '+ntaguo
•
•
k� IK11 .64
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PROJECT IJ f; wRl't •
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1PREPARb BY ..r" DATE5//1 /e/g, JOB N0,/8
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a,., _ and Construction Services,� ` Inc. •
9025 Southwest Center Street
P,O. Box 23784'Tigard, Oregon 97223
(503)6c0-2086•FAX (503)684-3636
1.
March 20, 1992
t�
N
Mr. Clifford J. McDonald
Architect
`% P. 0. Box 23784 .
Tigard, Oregon 97281
Re: Percolation test results for Northwest
Spring project on Willow Lane
c
Dear Mr. McDonald:
On February 7 , 1992 , I conducted a percolation test at the
Northwest Spring site on Willow Lane. Approximately thirty feet
.•` : behind the existing residence a hole was excavated to approximately
seven feet in depth. Samples of the soil were taken Pt this depth
and delivered to Carlson Testing. The results of thet teat are
attached.
A fifty gallon barrel was lowered to the bottom of the
excavation. The barrel had numerous holes in the bottom that
would allow passage out of the barrel into the surrounding soil.
Water was then discharged into the fifty gallon barrel. The
K. : ,ieasurements were then taken calculating the amount of water 4'
• discharged.
At no time during the test was there any back up of water in
the barrel or the surrounding area. The soil immediately absorbed
•
100 percent of all water. Based on the area of the barrel and the , 4
amount of water, we obtained a " '• ° percolation of .0044 cfs per square
. `, foot . It is my opinion that this is theelow end of what this soil
«. can accept . We were restricted on the amount of water we could
• place into the soil. Had we had a better water supply I am sure
•
II 3EXHU lT
•
•
s • ;
11
• n.
`
Y 1 •l
Mr. Clifford J. McDonald
March 20 , 1992
Page 2 r'�
z'.
L
r we could have obtained twice the percolation .
•
' , If you have an
Y questions regarding this test, please do not;
hesitate to call.
Sincerely,
,.,I��, ; ,,r,
3
Jti ' 1/11,1.35�� r
gif
r James R. �'_ w. ,
�� Fi f 11r '�
Enclosure .»�
•
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. Carmen Testing, Inc.
k
1 ignrd.Oregon 97223
Phone(503)884.3480
rAX 884 0954
February 13, 1992
#CP-7037
1
: , Nicoli Engineering & Construction
a,�� PO Box
1 • 23784
Tigard, Oregon 97223
V
Re: Nicoli Engineering & Construction Miscellaneous '
Sandy Silty Gravel Material
Gentlemen:
Following are results of a sieve analysis run on a 1'<ample of Sandy
Silty Gravel material sampled by your representativo on February 7,
r 1992 . This material was received in our laboratory on February 7,
1992, and tested on February 12, 1992 . ,,: ';'
SIEVE ANALYSIS - AASHTO Til and T27 :
Sieve Percent •
Size Passing Specifications
4:1,
' _ ...i.: e� a ".-:�
5
4" 100. 0
3 " 100.0
r . Y 2r� >.
75 . 1 1"
56 . 9
1/2 " 47 . 8
: 1/4 " 40 .6
#10 35 . 4
#40 31.4
#80 25 . 9
#200 °
20. 8 1
r• Our reports + `
p pertain to the material tested/inspected only.
' Information contained herein is not to be reproduced, except in full, without prior authorization from this office,
If there are any further questions regarding this matter, please do not hesitate to contact this office,
"' Respectfully submitted,
CARLSON •
TESTING,. INC
f ( ,)r'1' � r y / ' t 1ir . 11
Michael F. Schrieber, P.E.
-'
• mew Soils Engineer •
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UTILIZATION CURVE
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RATIO OP TRANSVFERSE fl cTANCE '1'O MOUNTING N13IRItT
1 SOFOOTCAN DLL
t RATIO OF LONGITUDINAL DISTANCE TO MOUNTING HEIGHT! g GENERAL INFORMATION
' i3 7 6 IS 1 3 2 1 100' E TEST DISTANCE 7.0 HUMSr Jw N
� ii,o rr _"' �Cl MAX CANDELA 051,8
I VI .�+. w MAX 0►]NB '70,0
i s 1 .- it MAX VERTICAL PLANE 77.51 2.5
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MAX CANDELA AT P 24.0
ZMAY CANDULA AT 00* t I I .8
' i Q R® NADIR FOOTCANDLES d.13
I"a NADIR CANDELA 120,i _ ` ,;
1 c w +•. • .—, y MULTIPLY ALL LUMEN. CANDELA,AND
I4 p t7,1 FOOTCANDLE VALUES BY TFIIS RATIO •
w (1.06 ACTU4L,LAMP Lt1MGNS
l0 0,02 RATIO in00
I d,.----' 0.01 PHOTOMETRIC TEST IN ACCORDANCE +'
i t 2 ' -F b,00pf WITH IES GUIDE . .
.x4 t LIGHT FLUX VALUES .
�ie '� •�`'`• r O.00Q LUMENS PERCENT
r H
r, , U. + "`"' 0.061 DQMNWAnU
u - — 0TRIIITM01 511 51 . 1
1 4 ,..._........).. sTnEET sIDE 8 0.8
PER 1000 LAMP LUMENS t'' NOMpe 2Q7 20.7
' NOT011 FOOTCANDLE.1Q79 LUX 1 TM* 6 0,b r..
•
MOUNTING HEIGHT CORRECTION FACTOR'$FOR OTHER THAN... JFEET. TOTAL 732 73,2 r.
Ks, USE TABLE BELOW on FACTOR a TACTUAL M111� TTZ 1T.O�f-s��°• .,.�. DATE .>L��r'-.a��"
APROVD1,r'� e %t.r DATE.a _,4.n. `MOUNTING
HEIGHT a FEET 2 d 30 I
35 40 45 50 DATE ,
�nnmraw0 179 { dM
FACTOR �7 �
.2.25 1 ,41 I .00 0.73 0,56,d 44 0 3fi
1 � p ,
w w F t ‘ .'.\ i i
. a ,'' . .•A '4 , • . . .r' ..... . .. ,1
` rl ,'t�s FORMN..6A�—UHMENP—i�[CI►R°CAl—AUfoM011. °I--.— .- . _—. ►r.vuY. Hue uw nvaliInwu td .tln� /ro�onn PISOY “
ON
.
;.. I RECIPROCAL EASEMENT 0 •
; For Automobile Driveway Adlolning Parcels t
t1' \
•
THIS RECIPROCAL ASEM£NT, qd an entered into thie 20�day of 4'1A CLC-H , 19.A.:Z•:,
between EO 2�L: l '1.4 �1 1 v I f�t"�nQ l i
Y hereinafter called first party, and 1 `l a C-
hereinafter called second party, WITNESSETH:
r , • WHEREAS, the first party is the owner in feo simple of the following described real property in the County
of CL. A M(4'- , Slate of (2—k:77 t°""°N , to-wit:
Tract "G" , being a part of Lots 20 ,and 31, ROSEWOOD, described as
follows:
Beginning at the northeast corner of Lot 30, Rosewood; thence
South 0° 05 ' East along the easterly line of said Lot 30, a
distance of 211. 2 feet to an iron pipe; thence South 89° 03'' ' ;
East and parallel to the north boundary of Lot 31, Rosewood,
120 feet to an iron pipe; thence North 0° 05 ' West parallel
to the west boundary of said Lot 31, a distance of 290 .4 feet , -tea
}A ''''''' to an iron peipe; thence North 89° 03 ' West and parallel to
the north boundary of said Lot 31, a distance of 120 feet to
an iron pipe; thence South 0° 05 ' East 79 . 2 feet to the point ,
of beginning.
EXCEPTING THEREFROM the northerly 15 feet.
.
•
and the second party is the owner in fee simple of the following described real property in said county and state,
to-wit:
Part of Lots 20 and 31, ROSEWOOD. in Clackamas County, Oregon. described as '`: ` t
follows:
• BEGINNING on the line between Lots 20 and 31, ROSEWOOD, 60.00 feet Westerly
from the Northeast corner of said Lot 31; thence North 0° 05' West parallel to '
the East boun;iary of said Lot 20, a distance of 79.2 feat to an iron pipe; . :
thence North 89° 03' West parallel to the South boundary of said Lot 20, a
distance of 1S0 feet to an iron pipe; 'thence South 0° 05' East parallel to the
East boundary of said Lots 20 and 31, a distance of 290.E feet to an iron pipe;
thence South 89° 03' East parallel to the North boundary of said Lot 31,
ROSEWOOD. 150 feet to an iron pipe; thence North 0° 05' West parallel to the
" East boundary of said Lot 31. a distance of 211.2 feet to the place of
beginning.
p ' Y
EXCEPTING THEREFROM the Northerly 15 feet thereof.
11
and said two parcels of real estate adjoin each other; and r
I WHEREAS, the parties desire to grant to each other an easement and right to use a cettain automobile ,
^' driveway now or about to bo constructed along and upon a portion of both of said parcels;
' NOW, THEREFORE, in consideration of each party's granting to the other an easement hereinafter described, '
, . I' and other valuable consideration each to the other in hand paid, the receipt of which is hereby acknuwled:ed�:
L
4 f Y do,VS/l7..,,,1a,,1/, , ,
/l� � Il7tN a EXHIBIT
Y
Dig G -'' 1/r1 l�.Y A
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FIRST: First party conveys to second party ' asement for automobile drivewa
and upon that portion of first party's property descrbed'as follows, to-wit: y purposes, along,
f; The Northerly 190 feet.
i
yr
{
Xi • ' Ivr, 5. 1.
SECOND: Second party conveys So first party a;,p oasament for automobile drivewe
and upon that portion of second party's property describe as follows, to-wit; Y purpo°os, along , ;+
.
The Northerly 190 feet.
THIRD: It is mutually agreed that each party may use in common with the other
automobile driveway, including that portion thereof situated on the r party,the whole of said
ogress of automobiles and uses incidental thereto, property of the other for ingress and
FOURTH; Maintenance and the cost of maintenance of all of the real estate described in t is reciprocal
easement shell be the responsibility of (chec&one): 0 both il
. with the first Clp°,rti®s equally, share and share alike; both parties,
{
party being responsible for ..... % and the second party being responsible for ,! ,Pi,,,,
last alternative is selected, the percentages allocated to each %, (II the i
00
FIFTH: In construing the foregoing agreement, the plural shall mean and include the s'
the context so requires, regular .horover
�
SIXTH: This Reciprocal Easement to be in effect for the same
period of time as the Ground Lease dated January 21, 1981 between
George Jones, Vivian Jones, Charles Montague,
r Kollom
for the
property described on the reverse side ofthis agreement'.! as the property owned by the First Party.
IN WITNESS WHEREOF, the parties have hereunto set their hands in duplicate on this, the day and year '
first hereinabove written,
Aii*WV61,3-97st e 1 Ar(? *0)R, (Ac,
t SYs� I, sr PARTY
,....,
' STATE OF OREGON, sceoMo PARTY
'✓
VATS OF OREGON,
County 01 G.rS� �.w r! C� its. Courii',v o1 Zf�G. "i( p u' i t+
This instrur ant was achnowled`Qsd baton ma on
r
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I `r'! t ,. 19„b Zb LLm nt was achnowladdad helots ma on i
Y.,.(.lt~'r+41C,C. .1..:,r (� J (/, +rt''/►r,... ,19'�l'
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(SEAlr� f1 1 uY ubltclorQrut 4 1' ui�-���lir r •.� l,s
I l i °Nr Public Oregon ,
Y a,nurJnldd' xp as; 9 rSEA0 C 1h NCI i I Y c for
E.A.�SE iVIE STATE OF OREGON,
County of }ss. ,
BETWEEN 1 certily that the within inserts.
meat was received for record on the
day of
at o'clock M.,and recorded
erAct nucwro in book/reel/volume No on
AND .oe pago or as lee/file/instru.
necosota'e uec msnt/microli/m/reception No, , r
Record of ,i:'
of said County.
Witness my hand and seal of
AFTER Rcw,onoINo RETURN TO County affixed.
4AHE TITLc
o-By ,
Deputy o
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N W SPRING Sz MANUFACTURING CO, G
Pre-App No. PR 8-92
RE: NEIGHBORHOOD MEETING held March 3, 1992
MINUTES
t,.
` ' Attended by:
Connie Emmons Rosewood Action Group
Sherry Patterson Rosewood Action Group
Bob Turnbow T,L 1100
Bob Perry
T.L 1200
u, Steve Schrock Chemlawn \ T,L 1300
4 CONCLUSION:
After studying the proposal and observingthe manufacturing
process, the attendees were
in support of the expansion plans.
t
Supporters that called but did not attend:
Lakin Westphal T.L 1000
Hank Murphy Hoffman \ T,L 2400
J ' Roger Lindquist Atlas Specialties \ T,L 2800
Wes North r BKN Corp. \ TA, 2900
Mike Elton T.L 3002
Connie Emmons will send a letter to the City to confirm,
Hawkin Au
Recorder
4 EXHIBIT
,, 1E • ti,
1 ♦p 'I--c -i�
3/17/92
RESOLUTION R-92-16
`, >' A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE OSWEGO . ;
' - REFERRING TO THE VOTERS AT THE MAY 19, 1992, PRIMARY ELECTION A
MEASURE AUTHORIZING A THREE YEAR PROPERTY TAX SERIAL LEVY TO *" �` •'
MAINTAIN LAND USE PLANNING SERVICES
WHEREAS, the City Council of the City of Lake Oswego appointed a Financial Task r
4 Force in the fall of 1991, at the recommendation of the Budget Committee in order to
review the City's long term funding; ar d
WHEREAS, the Financial Task Force forwarded its recommendations to the Budget
Committee in November, 1991; and
WHEREAS, the Budget Committee on February 19, 1992, passed a motion to
recommend to the City Council that a ballot measure authorizing a three—year serial
levy in order to offset declining fee revenues and maintain land use planning services
be placed on the May 19, 1992 primary election ballot; and
,
WHEREAS, the City Council determines that it is in the best interest to the City to
• �,..F submit such a levy request to the voters pursuant to ORS 280.060(1)(b). "
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Lake Oswego
that:
Section 1. An election is herebycalled on May 19, 1992, Primary Election to refer to the
j voters of the City of Lake Oswego the following question:
QUESTION: SHALL LAKE OSWEGO LEVY $0.12 PER $1,000 OF f r
ASSESSED VALUATION FOR THREE YEARS TO MAINTAIN
", LAND USE PLANNING SERVICES?
The purpose of the measure is to provide funds to maintain land use planning
services in order to make up for recent reductions in fee generated revenue that
has resulted from decreased building activity. If approved, the three year serial
level will raise an estimated amount of $271,190 for the tax year beginning July
1, 1992; $292,885 for tax year beginning July 1, 1993; and $316,316 for the tax
year beginning July 1, 1994.
The taxes proposed b this measure are outside of the tax base limitation
imposed by Section 11 1), Article XI of the Oregon Constitution, but are subject
F to the limits imposed y Section 11 b, Article XI of the Oregon Constitution
(commonly known as "Measure 5").
Section 2. The notice and ballot title for the measure shall be as shown in attached ,
Exhibit A.
Y•
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fro
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Resolution R-92-16
Page 1 of 3 .,
A 4: r. ''1 9 - i pQ
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,aegli • The City Recorder of the City of Lake Oswego is hereby directed to file a
certified copyof this resolution along with all other required documents' q with the ^
appropriate County Election Official, no later than the close of business on March 19,
'. , • 1992. The City Recorder is further directed to give notice of the election in the manner
set forth in the Lake Oswego Charter and state law,
t Considered and enacted by the City Council of the City of Lake Oswego at a regular
'','1 •' meeting held on the g
day of 1992.
1 ' • v ,
ix AYES;
NOES.
ABSTAIN:
EXCUSED:
Alice La Schlenker, Mayo"
-rF '..J .,'Fyn
ATTEST': . .4
Kristi Hitchcock, y City Recorder
r ,
•
4 may
APPR AS TO F M:
re it
City omey .
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Resolution R-92-16
Page 2 of 3
t 1
EXHIBIT "A"
r
OPTION:
THREE YEAR SERIAL LEVY FOR LAND USE PLANNING SERVICES
•J
r-
•
QUESTION
Shall Lake Oswego levy vy $0.12 per $1000 of assessed valuation for three years to f,maintain land use planning services?
U
..p
SUMMARY:
The levy will be used to maintain City land use planning services by making up for
"•, declining fee revenues. During the next three years, the levy will be used to:
-Update the Comprehensive Plan and Development Code.
-Complete natural resources planning and implement protection projects.
Create a Neighborhood Planning Program to preserve the character of existing neighborhoods.
-Support Neighborhood Associations and citizen Involvement.
-Represent the City's interest in State, Metropolitan and County planning issues.
* --Review all development proposals for compliance with adopted City
standards. P plans and
This measure R'Jthorizes a tax levy in addition to the tax base. If approved, the owner of
a $150,000 hou.'e would pay an extra $18 each year in property taxes for three years.
The serial levy would raise an estimated amount of $271,190 for the tax year beginning
July 1, 1992, , 292,885 for the tax year beginning July 1, 1993, and $316,316 for the tax
year beginning;July 1, 1994, �,
The taxes imposed by this measure are subject to limits imposed by Section 11b, Article "'
XI of the Oregon Constitution. The revenue raised by this measure shall be used
exclusively for the land use planning
purposes mentioned above. Approval of this
• measure will not reduce property tax collections for other units of local government
under Section 11 b, Article XI, Oregon Constitution and implementing legislation, except
in that portion of the City located in Multnomah County. ••,tee_
..; I hereby certify that I prepared above ballot title.
,.
•
City Attorney
on it
k4 �. y
. to IT
.c Resolution R-92-16 ww
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