Loading...
Agenda Packet - 1989-10-02 (4 AGENDA• ��-, 1 CITY OF LAKE OSWEGO DEVELOPMENT REVIEW BOARD City Council Chambers, 360 "A" Avenue •,: Monday, October 2, 1989 W' " I , 7:30 I. CALL TO ORDER II. ROLL CALL ,, a III. APPROVAL OF MINUTES ' I May 31, 1989 r, . June 15, 1989 IV. PETITIONS AND COMMUNICATIONS •' • ti+ V. PUBLIC HEARINGS A'i PD 6-89/VAR 14-89/SD 25-89, a request by Nick Bunick Custom ,•i ° Homes, Inc. for approval to develop a 197-lot single family residential subdivision. The applicant is also requesting approval of a minor land partition of Tax Lot 100 into 2 J parcels, and a variance to LOC 48.020(1) for 6 lots. The site L{., , . is located south of Melrose and west of Fosberg Road (Tait iot y .:, a 100 (portion) of Tax Map 2 1E 6) . 1989. Continued from September 6, 1989. +I PD 5-89, a request by Heritage Development Co. for reconsideration of the Board's decision as it relates to both •, ' .; the school issue and access to the northern part of the project. The site is located north of the Carman Drive/Daniel. Way intersection and south of Orchard Way (Tax Lot 1100 of Tax 1 Map 2 lE 5 Index). Continued from August 21, 1989. f • PD 12-89/VAR 16-89(a-b), a request by Mohsen Nouri for reconsideration of the Board's decision as it relates to the r school issue. The site is located north of Melrose and east of Peters Road (Tax Lot 1000 of Tax Map 2 1E 6AD). Continued from August 21, 1989. - PD 16-89, a request by Metropolitan Homes, Inc. for approval to develop a 14-lot single-family planned development. The site is located on Bryant Road, between Wildwood and Jean Road ,,; ,'4 (Tax Lots 1700 and 1900 of Tax Map 2 1B 18AD) . Continued from September 18, 1989. '',$•' DR 15-89, a request by Lake Baptist Church for approval or Phase I of the new church facility (worship and educational , i ,� structure for 750 persons and parking for 199 cars). The site rt, is located at the northwest intersection of Carman Drive and Kruse Way (Tax Lot 900 of Tax Map 2 1r•. 6 and a portion of Tax Lot 900 of Tax Map 2 1L 5C). 1 r ,' ",,; +•,,'t k.n, I''a ,i a >, 7 .'L"'d�r, it +.,, i, I, /1/ .•ter•. r , p, ... 8. r 1 % N 1 4 5;'.IS`?'V.�4''Fi g'4=��T`tF �� �_i T�'� �r - .re;� '.�`r 'r.rin.••r� �' � h DR 16-89/PD 17-89/SD 38-89/VAR 31-89, a request by OTAK, Inc. ,• ' ,aka (applicant) for the approval of a line lot adjustment in order to create separate parcels for a proposed 150 apartment unit development in 16 buildings, with 287 parking spaces. Also, the applicant is requesting a variance to the Access Standard [DS 18.005(3)] which prohibits access to an arterial street. r The site is located southeast and southwest of McNary Parkway (Tax Lots 206 [portion], 246 and 247 of Multnomah County Tax Map #4225). VI. GENERAL PLANNING i!,• •' Review of Sign Code for Kruse Way • ' VII. OTHER BUSINESS - Findings, Conclusions and Order _''{ PD 6-89/VAR 14-89/SD 25-89 - Bunick PD 5-89 - Pfeifer Farm PD 12-89/VAR 16-89(a-b) - Moshen Nouri VAR 30-89(a-c) - Thomas H. Nelson DR 17-89 - Lake Oswego Hunt Club '� VIII. ADJOURNMENT ;``-i, r 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 D. Greaves, Chair Robert Galante, Acting Director, E. Daniel Ingrim, Vice-Chair Planning and Development '. ' r ` James A. Miller Hamid Pishvaie, bev. Review Planner 1 Robert H. Foster Lynn Bailey, Associate Planner ;••," Elaine Sybrowsky Jane Heisler, Associate Planner Harry N. Starr Michael R. Wheeler, Associate Planner Ginger Remy Sandra Korbelik, Senior Planner Cindy Phillips, Deputy City Attorney Joyce Faltus, Secretary ti • k.� .i i ,r STAFF REPORT• .. . CITY OF LAKE OSWEGO 1 .. . ,.., , LAND DEVELOPMENT SERVICES DIVISION APPLICANT: FILE NO.: Lake Baptist Church DR 15-89 PROPERTY OWNER: STAFF: Karen Tremayne Robert Galante LEGAL DESCRIPTION: DATE OF REPORT: Tax Lots 900 and a portion September 22, 1989 of Tax Lot 980 of Tax Map 2 lE 5C LOCATION: ,DATE OF HEARING: ' The northwest corner of October 2, 1989 the intersection of Carman ' ` Drive and Kruse Way COMP. PLAN DESIGNATION: ZONING DESIGNATION: R-5/R-10 R-5/R-10 ' ;•� NEIGHBORHOOD ASSOCIATION: Bonita I. APPLICANT1S REQUEST The applicant is requesting approval of Phase I of a � . a0 . new church facility (worship and educational structure for 750 people and parking for 199 cars) . 1 Y+ `, II. APPLICABLE REGULATIONS t\�," Y , I A. CitV of Lake Oswego Comprehensive Plan: Natural Resource Policy Element Residential Land Use Policy Element Transportation Land Use Policy Element DR 15�89 M', Page 1 of 9 {V'Y rC oA". ', B. City of Lake Oswego Zoning Code: LOC 48.120-48.155 R-5 Zone Description, LOC 48.195-48.225 R-10 Zone Description (setbacks, lot area, lot , coverage) C. City of Lake Oswego Sign Code: Chapter 47 Signs D. City of Lake Oswego Development Ordinance: LOC 49.300-49.335 Major Development Procedures LOC 49.615 Criteria for Approval LOC 49.620 Conditional Approvals E. City of Lane Oswego Development Standards: ' 2.020 Building Design ' 4.020 Wetlands 5.020 Street Lights 6.020 Transit 7.020 Parking 8.020 Park and Open Space 9.020 Landscaping, Screening and Buffering 11.020 Drainage for Major Development 13.020 Weak Foundation Soils 14.020 Utilities 16.020 Hillside Protection and Erosion Control '• � 18.020 Access '� 19.020 Site Circulation - Private Streets • 20.020 Site Circulation - Bikeways , and Walkways F. City of Lake Oswego Tree Cutting Ordinances . LOC 55.080 Criteria for Issuance of \ , Permits G. Prior Approvals: CU 2-85 ,`, CU 2-85(Mod.87)/ODPS 4-87 CU 2-85/OOPS 4-87(Mod.6-89) y' DR 15-89 Page 2 of 9 �V 4•• :A a a ." I III. FINDINGS: Y A. Background: 1. The following land use actions are applicable to this request: a. CU 2-85: On July 10, 1985, the Planning Commission approved a conditional use request for a church and educational facility. The approved building consisted ,;• , 4 of 90,000 square feet and the approved parking lot was for 500 or more vehicles (see Exhibit 14) . b. CU 2-85(Mod.'87)/ODPS 4-87: On June 22, 1987, the Planning Commission approved a two year extension for the request approved in 1985. In addition, an Overall Development Plan and Schedule for phasing a development into two phases was approved. Phase I consists of 50,999 square feet and • v at least 250 parking spaces. Phase II consists of a total buildout of 102,880 square feet and construction of additional parking to result in more than `. )0 spaces. c. CU 2-85/ODPS 4-87(Mod.6-89) : On August , 14, 1989, the Planning Commission reviewed and approved another two year extension for the previously approved conditional use permit. Minor changes to the phasing :,- '.,:' of the approved ODPS were not reviewed; however, they can be approved r •. administratively (see LOC 49.440) . 2. The site is 8.9 acres and designated R-10 and R-5 on the Comprehensive Plan. 3. The site was annexed into the City on June 27, 1985. 4. Tax Lots 900 and 980 are rectangular in configuration. Because Carman Drive traverses each lot, they have both been changed to ; create an irregular shaped parcel, as seen on Exhibit 1. The subject parcel is 8.9 acres in size. The parcels have some 800 feet of frontage along Carman Drive and 280 feet of i., I frontage along Fosberg Road. w 5. .-4' '.1 DR 15-89 k • Page 3 of 9 r i , 5. The site slopes gently, at a rate of 3.75%, downward in a southwesterly direction toward Kruse Way. Soils at the site have been ', identified in the LOPRI report as potentially being weak for foundations. The site is • wooded predominately with Oak trees along the Carman Drive frontage, some Firs and shrubs also occur along the same boundary. Also, a P, spring exists at the southern end of the site with some wetland features occurring in that ;�j ` area. An inventory of the wetland portions of the site has been provided (Exhibit 17) . ✓ Planning Commission condition "d" (CU 2-85- 268) required that the natural landscaping along the eastern boundary of Carman Drive be preserved (eastern boundary of the site) . 6. The site is presently surrounded by a variety of land uses. To the south is Kruse Way '„ corridor, farm buildings, and a commercial/residential multiple use planned development (Kruse Way Plaza) . The land north and west of the site has not yet been developed, but is planned for both single family or multiple family residential development (R-5 Westlake ODPS) . East of the site, across Fosberg Road, is a residential subdivision identified as Tabaridge, built out with single family structures. 7. Sewer and water facilities are available to • the site. A 10" sewer line and a 16" water r':line are located in the Carman Drive right-of-Drive resentl does not have way. Carmanpresently •+ adequate storm water facilities but, as the applicant has stated, a piped storm sewer will be developed as part of the project from the Fosberg/Carman intersection to the Kruse Way k `' drainage system, in conjunction with the provision of half street improvements. Also, the low area of the site will be used for detention and control of the flow of storm water from the site into the new piped system. 8. The proposed development is designed to have ,If ingress ingress and egress from Carman Drive. Carman ` 'L' Drive is currently a two-lane unimproved roadway with one to two foot wide gravel • shoulders. Carman Drive intersects Kruse Way DR 15-69 Page 4 of 9 where a signal controls traffic. Carman Drive is classified by the City as a collector t street. Traffic issues addressed through the ` Planning Commission review of CU 2-85 resulted in the following conditions: a. That Carman Drive be improved in conjunction with the installation of storm water facilities and the first phase of the project construction. These ' improvements to be done to meet City and County standards which will be more . specific at the development review level. b. The mitigating measures recommended in the • (ATEP) traffic analysis (Exhibit G, page 6 of the staff report of May 15, 1985) be established as conditions; but be subject to any final revising at the Development Review Board level. The traffic analysis is listed as Exhibit t 18 in this report. w, B. Compliance with Applicable Regulations: As required by LOC 49.615, the Development Review Board must consider the following criteria when • evaluating a development review request. 1. City of Lake Oswego Comprehensive Plan a. Natural Resource Policy Element - Wetland General Policies "I. The City will identify wetland areas which are essential to stream channel •. protection, water quality and retention of storm water runoff. These will be designated as u Protection Open Space." "II. The City will establish development , .- r standards which will preserve the natural function of these wetlands and protect them from deterioration." , The wetlands located on the site, as described in Exhibit 17, have not been designated as essential. However, the • .;� bR 15-89 Page 5 of 9 4 • applicant proposes to mitigate for losses due to parking lot construction and to enhance the wetland areas along the eastern boundary of the site. No mitigation plan has yet been submitted for review. - Wildlife Habitat Polices "II. Development in the planning area will be encouraged to preserve wildlife habitat." • The preservation and enhancement of wetland areas on the site and the preservation of natural vegetation along the eastern boundary will provide wildlife habitat as encouraged by the Plan. ;1. b. Residential Land Use Policy Element c. Traneportation Land Use Policy Element These policies were addressed by tie Planning Commission in the review of the conditional use permit (see Exhibit 14) . Additional information on streets and circulation is provided in the "utilities" section of this report. 2. City of Lake Oswego Zoning Code: 1 . All Zoning Code requirements were addressed in the review of CU 2-85 by the Planning Commission. No changes to the g proposed use, or to the projectos compliance with the specific requirements for churches found in the conditional use criteria, are planned. 3. City of Lake Oswego Sign Code: The applicant proposes a 24 square foot wall- mounted sign at the site entry and a slightly smaller sign for the Kruse Way side of the property (see Exhibit 21) . Directional signs of 6 square feet are proposed as well. These signs comply with Code. DR 15-89 a r Page 6 of 9 4. City of Lake Oswego Development Code: a. Major Development Procedures LOC 49.300-49.300 - Major Development Procedures The applicant has submitted all information required by this section. This information can be found in the exhibit section of this report. 5. City of Lake Oswego Development Standards: -r The site does not contain any Historic Resources, Flood Plains, or Stream Corridors; therefore, these standards are not applicable. The applicant's narrative (Exhibit 3) and '{ plans (Exhibits 4-13 and 15-21) illustrate substantial compliance with the applicable standards. This report will only address ° those standards which require additional discussion or where modifications to the applicant's proposal are recommended. a. Wetlands (4.020) t The applicant has provided a draft wetlands delineation report (Exhibit 17) . A wetland mitigation plan and final , landscape plan incorporating wetland features and the natural vegetation along 'I the east boundary of the site has not yet been submitted. These plans should be required by the Board prior to approval ,,, . and should be submitted allowing adequate ",t''.i time for public review. b. Street Lights (5.020) The applicant has proposed 250 watt HPS : :.� luminaires for parking lot areas. Staff recommends that 150 watt lights, consistent with nearby commercial areas be used to insure compatibility with the , ,. adjacent residential area and to Minimize energy consumption. Final lighting plans should include street lighting to city standards along all roadway frontages. DR 15-89 Page 7 of 9 . .♦ _ + c. Transit (6.020) 1 The applicant did not address the Transit Standard; however, planned pathways along Carman Drive will insure connection to • transit available along Kruse Way. The location and design of the Carman Drive walkway should preserve existing trees and be aligned to avoid sharp jogs which might cause pedestrians to "short cut" the " pathway route. d. Drainage for Major Development (11.020) The applicant's plans do not adequately illustrate storm water detention and the integration with wetland basins. No volume calculations have been provided. A q� . more complete drainage plan illustrating private and public lines, pollution control catch basins and adequate storm water detention should be provided. • e. Weak Foundation Soils (12.020) The site is noted in the Comprehensive Plan as having a potential for weak • foundation soils. The applicant has . indicated that the soils report is available, but has not provided it for the �• record. This report should be submitted for Board review. f. Utilities (13.020) • Plans should be revised to illustrate all • ` ';• street improvements including walkway, street lighting, and storm drainage for Parkview Drive and Carman Drive. Specifically, those improvements recommended in the traffic analysis (Exhibit 18) should be illustrated in plans. III. CONCLUSION Based upon findings presented in this report, the concerns described above should be addressed by the applicant prior to any approval. DR 15-89 Page 8 of 9 t . i a �� IV. RECOMMENDATION The applicant should be required to address the issues in this report prior to approval. The staff will work with the applicant to address these concerns prior to the Development Review Board meeting and will prepare conditions for review if the applicant car: address the , . issues without substantial redesign. j . Exhibits �' 1. Parcel Map 2. Vicinity Map/Tax Map 3. Written Narrative 4. Phase I Perspective 5. Phase II Perspective 6. Survey 7. Site Plan 8. Ground Floor Plan 9. Upper Floor Plan 10. Elevations (north, east) 11. Elevations (west, south) 12. Elevation (Phase II, south) 13. Landscape Plan 14. Findings, CU 2-85-268 15. Letter re: Oregon White Oak , .. 16, Applicantos Letter of September 7, 1989 17, Draft Wetlands Delineation Report ' ~ 18. ATEP Transportation Analysis 19. Color and Materials Board* 20. Lighting Data 21. Signage 0 * Not reproducible a AV DR 15-89 • Page 9 of 9 " LL .(,.,,, Q•■ • rn. e• • terns,. I S ' 1I� ' ; ' . b ‘ , ,� Y \t �� ,... BAPTIST CHURCH`'..." . ''S NiIca , 1 w . v i? h4 LL id * !ti.i. '« • TAX LOT 980 I' : �:.,.P. co ` , N • 21E5C CLACKAMAS COUNTY, OREGON / r • 1 N ., • lr Q� ' r' rt r ,. • " SIkq� PARCEL "D" 7628 S.F. it PROPOSED PARCELS "C" & "D" ". .r *„� WESTLAKE P.D. Incorport 8XH1911 •' Clak641ra►s.6..n.■r..N u. i LAKE OSWEGO, OREGON »►,�....r✓_ K f •-- OpFv`DN BLUE•nINT CO. -4.1.. .. ,- • C. i. - - y; , .1 • •1...-•.• Ii; }. • ' . a,..s? J a 't• .707 : . 1 ',: 0.74 Ac. • . '1 ti 14315„.0,..� SP''' W(') :� • - ;r 1431t ..c 1�w ,i -C�LArCIER _. ,. ._ _ Q:y ,. 703 .� en h 'O.81Ac;• .. se { N 14313 SEE. _ , MAP 31s `�, •, Q :M —.— . -•— ,� • 0 '1' ._ .j•»4�.."a•» ...:.. - .. W . ',;• �;y •'7Q • d. t:t SNOW005, tk • CT o. �Am.-,14115 Z N 1 .. •14315 r y .• .mac _ u» .''r N • • .:, .. 11,48• Ac. •'n 2 IFS' 5CC • • cs• Y �00 .,..y. •• 2.O8Ac. ,6.3.• c. . is 44� ; • • �u � �, t' �� ,�cL0T 2 " L. JX: , a +, f� ;»• , 8 E + ! 1.:,; by 2 E • ; e"'�►" ,� • ' y • PAR T • na .. 991 tr ...•v 4,1444. .IR 44 01.1:Ml4114-.1 SA rNP male 1 `• 3.00AC. nwwre7r cawsv as.e. ' • 4550 1.' • ..... .6OAc J.V ay. A. -f. A •ell sr.`6 ' 5 V • i. i.'r � •.s7.:,'•- ::-• g EXHIDIT `� ytt, .r 1 SSE ' LAKE BAPTIS" CHURCH ,' • DESIGN REVIEW APPLICATION Written Narrative: 1. Development Schedule: y �i a. Construction Start 9/89 b. Phase One Occupancy 6/90 ' c. South Wing Extension 1992-93 d. East Wing Extension 1995-96 e. Auditorium Addition 2000 • 2. Materials (See Color Board): ,., Major Walls: Brick - Inca color Other Walls: Cedar siding - Olympic Stain #713 Canopy Covers: Prismax - Color 1150 Dark Blue t Metal (door frames, window frames, etc.): Paint to match Mercer window Bronze Anodized. Roof: Mineral cap sheet (white) • 3. Developmental Ordinance and Standards Criteria: The following standards are applicable and respond as indicated as u follows: a. Title 2.005 Building Design: p • Siting: The building location was set to allow people to, leasily access the building. This resulted in parking on all sides of • t building. However, through tree massing and berming of the site perimeter, the "car" impact will be greatly reduced. Site planning was done with concern to preserving the existing ' trees and spring, creating a natural buffer between Carman and the \, church. To further protect the existing site environment, we are proposing a bikeway on our property rather than at curb edge. Building: This site (Carman & Kruse) is a transitional zone ' 1 between 1) office campus buildings to the south and east, 2) the y"! multi-family to the west, 3) ':he single family on the north. , ,,' The church is a good transitional function since its intensity of use is between higher use offices and quiet residential. Building height and roof line were determined to develop a relationship with the office structures while developing smaller scale elements at the many entries to be people/residential scale. Maintaining the basic building at two stories also relates well with the two story 'Point South Apartments' to the west. The i. higher buildings of 'Point South' are near the north/south center . of site as is Lake Baptist Church building. The materials selected (brick/wood) relate to the office structures ' ``` and the residential also, bridging the material aesthetics of both. The brick will also maintain a small scale breakup of the exterior walls, being much more friendly. Y ) F-W-L 6/23/89 g EXHIBIT, ,,; „ ,_, • r L F LAKE BAPTIST CHURCH •. 01 'f; DESIGN REVIEW APPLICATION ' Page 2 ''t \ b. Title 4.005 Wetland: ,!,• �, # The plan anticipates the protection and enhancement of the spring 1' ,. on the southeast part of site as a landscape element. C. Title 5.005 Street Lights: N't I; Through the redevelopment of Carman Drive, the street lighting will y AI "`i be redone to City standards. ' '' I'" The parking lot lighting is shown on the Site Plan and wil be of ,i4 fixture shown in attached cuts. • ' , ' d. Title 7.005 Parking and Loading: ' .14 }� _ Parking to meet the code requirement (196 spaces) is shown on Site `i Plan, This will adequately meet the parking requirement at move-in. All future parking is shown (dotted in on plan) and will i,1 ' be developed as needed by congregational growth. We anticipate • planting all future trees for future parking at this time to get ;! equal growth and maintain similar size. „ ,S rA4 1'Irl • e. Title 9.005 Landscape: 1 , , + i4�dl t in ' U'Gi:i lately, the building will be 16% of the total site, paving 57% ' ,�. "„a w,1� of,the total site and landscaping 27% of the total site. x, tti � e- ,, Y The attached Landscape Drawing as prepared by Scott Talbot shows r 33• , , a our response to the criteria of this title. r ` f Title 11.005 Drainage for Major Development: The redevelopment of Carman Road anticipates a new storm drain line from Fosberg to Kruse. All proposed catch basins are shown on Site Plan with possibility of a detention pond in area of spring for ;:, on-site drainage. This will relieve the impact of street water now , .' draining onto the site. . Title 13.005 Weak Foundation Soils ' - ccSoils investigation and foundation recommendations have been ' , 'prepared by Dames & Moore, Soils Engineers, and is available at ,'., I <,0Architett's office. ,,v 112 4. Comprehensive Plan/Zoning Ordinance: : a,tii4, ' yr 0iy::. Most of the relevant Comprehensive Plan criteria are addressed in the r- t I` ,'4 4' : -Conditional Use Application. In addition, we submit the following: Impact Management: See report concerning the large oak tree at Carman and Kruse. ' J `' The storm drainage and sewer will reduce the impact on the site of the 1. �'� I f• street run-off that now flows onto the site. i Wildlife Habitat: The preservation of the spring area will help maintain the wild life habitat. There is no other wildlife habitat existing that has not been threatened by the existing activity, 1 F-W-L �., ;! 6/23/89 . , . . , . . , . . • , . . . c , r ! rA"....., 0 li 11001110.0011M110 1111V1 NANO VVVVV 0 V AVM 1111111111 ',A'i E i , i , r • Will HounHo J.81.1.eIVEI BNV-1 ) 1 1 i 1 1 . ••• ACM ' . . r 1 1 a4. . . h...''.3-. .L.i . , f (g1 ,. . . . . . . . Cg . . k. 1 - . • hi, I II&L.' 11 '.. . . C.. ,l i,a,ittill . © , Y vilacilir% 4il , ., ifilai . .. ....r11‘.4 - \- ''' 1 . I c ,''. • • -3, , . ..,_ 1,1 . ' 1, .. 13=1 trc \$'510111111: `c..t• 4\1E1 j.1 I .,,e'.(1,?..tr4...1- ..14.3 op ., \.., i ril, __.11 _....<11 '4 qtfi'ili E • h .....itx, \ • e 4--1.,T.,,,,,•s,A,, ......„,,......,,; \. . A '4 • , . g EXHIBIT -,.. . ,.. • Nf ?"./,,, y�� �,y '"„ "'�,.`"" ;sfi' itii1 it 1��1 • ' `sYa•-•4,L`.�'` •a•• 'it I 4,•t;.^ �0,.. it 17't\I'•t! I' �yt m t .s. I] i " ,i',-';'1',:i, '1 !,\.,kt\ k �;6t ill i ''y'4 ? ; .n 11 ni ihih h1 '� y IS < ‘ - .P•Ot' . . Ic" " . 11 ' or,. 0 '• k ito.k4s4"1. r ... to 1 0,:or , . rAliff,.. OA r-i- a.. . -— ''''''1.:-..: I I fV\til . t-\.eer‘311S:tl ICI 11, '1 tti,i,t7 170 :::.)1. . 1 < 1 * :fits. 1"�1 ,� ,. �i• • .1' ,I. /L:' i. f► • g EXHIBIT Z r. .ti,tn' t, r . r' , I tl, ero�tnno3 srwrnr7. 6�I1 Ps=t�l` i. 093MSO 3.VV7 dO Al/, a 1 ..� MM'71e$1.1'1735 On It C 1 TAT II 31/S ii.un 9 1S/1dVB 3JIb7 03SOd01ld . , ! 1 J A. 1'fl$3/HdCN90d01 8 .& N/r09 1 It'�iIf EEllliil;ii�l __, 111IIIII in111llb.11 11 I l e` ��'� 111 ���_ �a .�nw..wnn ``. \• 'L \ \ -, 1 I \„ \ .7'.{ il.... .1 .1k."-.- -Q • , . :1 ' ---.'.-- - N"------- / /1,1, ___ . ...._....-, ' i / 4.----7. ,e4 _ I \ tfix j �•4l-y) � V ,� 11 9`'P� 0 \ .. , } ` i I Y ; .... ..... .. ..... . , . I I ef '1I i t4 fp t � I • ut A&— i•; /`_. , III iI Jilt. illdi: i•,. 7 I g lXHIBIT 1 /''''' t• •,, . • , - t. * • i • , v.....,4 A 1 m a N v:OmOv 10 111,0A'yOmD NIA:n11 ii%1.31:: Vilk ; • • irior . .1.91.1.cIVE1 ENv-i 71,1 ix I 4 I j g 1401:inH ..46, 1 i 1 , • , . '1'7-..4), ,-[ , . ,..„...., ......... . . .,„....,-...-_,,.... i,....,,... ......... *. „..„......_ \„.......,,,,,.-.... , ....._ . •,..7,:.... V , N ......, :... . ..'\ r, ,....,....... 1 i ... ,.......7.-:.::...,.... %.::::: ...,...;,..Stab... E 11,...„1.._______ ..... .,. ..c._:._,,,,,,,\., __ _ .., ,T v\---, - .... s6,.. .,\ - ...T.," v .... • ' '.....- .• ,. '':, ''' ilei-MOM'4',1'. '1 4.: 't• '.S..1.;„:,''' I ''' 'Ar, inutn..,;,....... .4.• , 4 ,, I.......,.. ,... ill a 0 16110.111111ILip ii: 56killiZ. . . ...,.... I I . ..N.,..."4.,...„_%, . we„............' 'I III .'•''s (1•• .......,MILVIIIIIIIIIIM1. ,,,,,,„,..,,,\ \ ,,,, •'',.•,......... IIIHAIIII...11 NM i I ei te. ' ko. ), , • joi 1.:: .. - 't ,.. \44. ., '........ ' , I, •_ 10.1,, :, / 0/e•ft..... /lit 17:4Y== g, . . , , L.:, .. • -Wiz' E -` li:,, . '••• ---4-, len , )c/ ".-' w,---- lir Er 1111k: I. f'. ' ,./ 1 1 I 0• ' .7.': ^ Iriii 1. N1-1',` ... I- ' / . II. .E4 1- P--- 7 _. , .2., t 1 • ........____ thir4 .4. -I..l;••,.,......., ,... 1 , .„,...;;;>„ virm .. •42.••••--.-.1 k latinillgliiillihitia II qi* .. II '‹:b10011L3..1;41.!';':•iiik " .lith;/'tik,* „.0 1 • 'V.ff g, • ' i fry i .., ...- 00,... •"•,.., (11111110, alr''''' . : li" '1 • • "' ' 1. iffli ,_-... ., 1 \ II • 1""\,, ir I \-.!• *_I. .', 1--.,' ,y g -, i sis l'"•--. . • • / 77/ i i -... I .,: e •\ 46 1 0.1\ '1 7 INS1 I II i• I I I p 1 1 i I i 1 I ,, A 010....... •' weiti",--,,tita.,1 / 1 /11 11111111 /41 ... 1 -••••c........!.. ---r-7 iliiiiiiiit/i g; 11 --"••••-• d iii 11 1 m II '4fr41 a ' / wi I a.11 Sinbi ---• pi •4 .•I tia 2 ' i ie 51' / . ,.. \ 2 EXHIBIT 1 . , . „ . . / •^',. • • , • . • . , ' • ` . . i . • . . i I• . . • . • . Ii . II ii. r: t j 0•••• 4 " 41 ,I •I:"..- ••••t7 ' •••r•„„,„,' •••,1"—T.:'..--"..• ••"5.•-:...•-- .,.:: F.•— .....r.Fri -•,, •. I •I.. A . . I„ ' . 1 iiiil . I : I i 1.4C ':•••: • ,N. .. i‘lt•••.•• * ,: ' / it ..t,,,.P,,t..• :. ' \ .4''';•1 '%,11'•' '41‘,.1 "t5 t •. II' • • r KIPCSIP''' \--:" *0; ',1'n. :. ' •14 '= 7 '..: *4 teo a"1 .....i. • d .:.•‘ ; ;:,' aa.';1.7 '.6, l' att.,L6,,x,,,,,, ,,,,,,. :., .,.. •ss „A,,A it,.i.,11, iqw2-. 'f\ ., .40,0P' .. ,. `7'.., , , . • ilgi 4, = • •:,.. -L• !V•1•'6.t. ' i... 11 . . 4„\\., 4 I l'..•603/01e„.,,s,C1` 1 g ', -,„4‘;'1=r'1: 1! '''..',• ,..i..-0,1"-..01 i.''‘' ' ".77—'7.7-771- b,....?/0 -‘...7.---,•,, "*.?",,33"). c• .4 " it 1 -.g.4.1P/le41.1\ -pct•vC-13i.,- - '' 1. . •'. in .1 4 4mp (7 ' •'-'-' •••• '. I 4-..,&.#47 i':Iiit°I 4 ,1,1' . Jotc. •s- . ,-...—r- ,, •" . . s .: Pla ,-1,1-4,- . • 1 :•• I l••'41 .4.' . 7.1 I 1 1/. lj ' . ,,,e.14.16 ....1. ''''' . •tt:Li ' -L: 4 iv i i .. f -.gai...,7 .,-;,.•, • a - " a - i.,.. ,...,....1.ipta, ... GM.r..-, Cr .....,' IL r• I ,i t:* :It1114 . -iiiir - ' 1111 ....;rj, "4 iiiiir-•.: r• -. i I I ' h 441'47'. ;':;:" ---1 -- 1.' ilm • !c?! ii _I ...G. , id 1, ' 0 g . ...,, in ::: ,'# ,•,7 71.1-1—'.4'1 , •',,3 1 P I a ' i, : .i .a..1; : i ., . evire, ," i 'lib I 1 air . —.... cpelc,... .' . .,.,,.:.• 4 lilt 9i .„.i__ 0' ,5• ••'. 1 6 11 il' k1 .U44 • .. iep ic4 111111.11111.111.1-.7 1:3 Man i Fifidifi!liNik.:-.-,', : ;II , go - C4 . t t ' • - 5 III.•' •,. n, Itg 'IT 1 ' c,..t, i .• . • -, , II jillU 44 1 i • ... i .3 .:z .. - ...1 •••.•• .. J 46, ILI , . t1- , . V". ‘......../ 0..1.1,1..1.s'''.. E .-1 ..t‘r.:'i% , .i .(1,•,‘ 7.1 , •., ...t.,,,,;....4 O' • g.4 ,. ' ',•IL yt.. .1 --- ,...4). g EXHIBIT ; • to i a I, It ,'' n1. ,� . -r viti Ii�p■� � 4 tvcvv �.'�s (:� °°,,� } ovpp o�q, II r I °6 ID ° oGo ,Sl— -- n^°n tam 0� 1 -ri4 y i 1-"1 -F r 0 ttt._ . d0° ,e°�" „tit-, =Iti tI —71 ' 000, \ , 111 '/' ' i ._.-------:: ' (OF' 0 TA . . ,,,,,, a ! '‘d' `f t��7�jQ1I ! {, 1-' f 1 q • "IIIIII .1i�1 �� ;niiill\ / r1' IIImrul 1_ _ `i' J t F I If t R7 I.1:1'p y tl�� 'til I�2iaki p � t . _ i — a0aaullo C / _Q l ill .bot.uuo °' PaY _ 1 . u.ut' I11 n �' tu�u.rS - t a u.atI LJ � .Gf1eu,)'f..wN . U v coca oms u u tr u g.•=— 1- y _IIIIIIIIII IIIImo it, i- a m r., iI AMC' . "" "fie_ - ill 1a i 1/till C: '. ! i 11 la 1 ., .... tt r. f.1 EXHIBIT ..7 . — . • , . .. . , . . . . . , •.•' • • . • , ... • i i — .•. ! ,,,, , .11:1 • f t 7•C.'it " '• '*. . c ,..•1 •. > -. .: . 4 r---"4, , . ), A: .. El i; c, ,'Omotr, :ti ili ' 11 -tP,':.;it 1... ,AI '. .6",!!!" !,' iiiii!1 'I k 1 1111, , RIII , ,, • . .2 /1, •:,/A.,. lk • =J2.74 .., ••••• 4:.:'-- ' I j-e — 1 .4t . ...„ ''.•' --.'-L. 11 1 '. , :=.7.77 — e1•Ed i r`..'' • .,,E,. ',•••-)iil '1 , 141 ;',.•41 1 d t; -72 :...i'.X i 1 P. Nii LII., I i , 1 1 Ita pal a V111 1 er'r -..._, „0,-;,.„t • ?,.. .. i . l - ,i I I i! tic., — ''I I. Z /441 k41(.4 : =.. •:, la il:. I .‘ ' li'• NoUl 2 . 4! •- l!' "I d 7-. 0. • 0',.. 0-"""1.) IV EXHIBIT • • i .,.. . . ,i- • ",. it ' . •.i i t .41.=AF .0 •A 4. 1.- 4 , 4r I 1 , I- lii11 . •0.1 r.: ':‘ ,.. 1.- i Agib, . f c,••• .4 . •r•---•'1•,-.1 ' l' — 1 . .:,...-. Ilk! it •, f 1 g 14 giti v, I .,c ... --.44,.... i: • . .—.........I 3 •--...ad....... • ' .e'0 tu An ww.• . =7. i I.' ' ..,.. it ' •rf4VM 4., tal ; to ft. 1.14 , :.; r ,Ilyittg ij 1 ' WI q ' ,V ofit,,„4 . '....c... :1,1111111111""7 ,,, l• -. 1 ihatmli_, ,;,,,, ilk'1111111-- I „.1t410.7,1,1 I 1 1111111111114-'' i -=---. : .4.g 1 I ,- -...,-..._ t I 0 IN11141, . .t.i -4 1 i 1 il Ili - ....: .•1 ........u.-- . f.-11114144,41i2 •-:..'•- „.1;1'1,prr-, !,:.•-r-1 ' -....; 4.1 log, iT •''.1.'I..7111 tfIR Ili ,' ilill .k , - .n 1 al1;.. . ‹e -tr-'Ill . Itk*Igr a 'tird 1 . .. , , .4., - ii 1.;111111111 , ,1 . 1 • . 4 II ow , ,,, , 1,, , i, ,, u 0, .,, r. - - 11 Ili ux •• ... i ..ti . . ..; .. .r.gl /Ili I as sioqi ',4 I — 1 ct G • t B 111 - co !Ark I Iw g F ---• I. ''' r. k f , ••4 n'V..- ili .vt•4 j,t, 16 I i 'y t•., 1.4" .7.•".". I 1: j'..'*• . •k :i 1 ,. 4 EXHIBIT / • , ' --..1.....,.._____ DA!,,S"-s;Le , , • I , r i, ......• :' • a ut ;‘ ,,4 1,01, t=or .i 1 1 • I• '��a� ��11 ,I� i t .j3 il n��...iv,� I ION MINIM IIII. 111 J ygNl II tag 11 w. 11,p 14 I ,;I ''lip, ''v .. ' 1• u 1. ,t, yr.. 11 ;,. , • „ Iff, ..10....j.-5A.,11.,..., .i. ,, !7�Iiiilf N , t 1 "i 11 =i�h(L j '. III 7 . .'I 1,1i ■o t � 1 1! f ? 4 1 , Q .: .10 -ft", . . ' kLub . 1,o„4,• c= EXHIBIT • r, . ' . . , , . , • . . „.. . . , . , { . • . I ., . . , 5. 1'..4nvy*4.29..1.Hnn.Han i.m.HAtri'.140 .1.1181:;;;. . , d fi '1. ••••• I nrirmitt 1 r. . ------- - , > ...t- , . 17E- igi ii- _ fir;I- i.e.' ..„.1",!041. 1. "7.-,,,,T;;;;Ltall,,,,•,,v,.....,,741 I 't . 1 • - ' ir-1T- • -)Matik-:, . .,I , *...,1,4 .01.,•,,i--,- .„.......,.... .-1,4t,,t, .e.i3,... , ii . 41. • ::".4. ' i /2, ••,, i a. .. 4It -- ••, • . '1/.1 zi- . .. N ill 40 di- ._ , 1 11.1./ LI / ..,I..' • !iko f - AL, Of .1' 9 • . .. al". • ....--2..,, 1 oF .P 1, iici 1) /:.1 4 II • , i , .,.., if 1 . J .....1'ZI. .""...". . if , iif. lig ......1. . , i IN 1 i:: • •';',:. * g 1 I ' kil i ' ' . •Air.1 .11 r;j 7.,.,..'' : . : - ,-,- ........,4 4 ii., ...7 IN '' ,•'14-r'1 '''' . it Pj.'".,.. -.':-..•--..itiastik.414.4da.,;00' ' •''''.----' ,.'..' °7 ,•#* d r"." 't? 4.0.40' 0•••• z..." .1 \ .77, 46.;;Q-ropoio.--zrr,....rrx.--;•—;) u...,/,tr-,,i,... Ny. . ,04,% 1 . •• ' aVAtti.:, II ;t141/11111111ttlati , .1 ' : r • 4/..111 tr.i..ttallA 1 c_ It-_- I:=• ,cl„It( 11 et-t......Le..........G . If 1 1 A' 1 ii 4 el `I,I tl i I r It I p i 11111111111 il MI 1111 il• ' s.11ri,I /At 1/1111111111 100 1-,11 „„ ' /t/111/11 111111 ifilliiiilliii itil IIIE c ii/ 4 II ilii 1 '0'0141111 NI lot ,..,...,,...., . 1 le h it . .lit ? Iiillithhillilji(011111I111111111 II If!! 4 ! a —._„/ ith:41;:lit1:4- ' !1....:: 41°1%41, ..... .t., I •i 6 ' • ..... ,,...... • ±....) ., q , . • • 1 0 --6 '. •••••1 lekirea i S' i EXHIBIT 1 / .•.... • .•• .:,:k.,,Z• . .../ C..1 . • • . . . \ l _ . . •, REFORE .THE PLANNING .COMMISSION't... OF THE , , • CITY OF LAKE OSWEGO. •''„.. •3 '•. REQUEST FOR APPROVAL OF A ) CU 2-85- 268 ' • ' 4 CONDITIONAL USE TO ALLOW A ) (Lake.Baptist' church) • CHURCH 'IN A ,RESIDENTIAL USE.): __FINDINGS, CONCLUSIONS AND ORDE. • • 5 NATURE OF.APPLICATION 6 • ' rA'•'conditional.usetorallowi•a chur`ch:.with'..a, 90,000 sq. ft. floor area and 'a parking area for_500_orrmore.cars.; The site is 8.9 • .4 r, :acre•s:in area'alocated•rat••the:northwest icorner•',:of the Carman•Drive and p r • : .k.l�•;..: z ...�:y':..",.1/.4 4�+ r: '..j " 'ht" 1113v.t.E'.• F1tj .4J .J , V • Kruse Way'intersecti,on� • 1�•afo,!s:t(P - b �= ts.�tr {7 i J. TShiY°sGhSPmpsa�a}tivi • t- 9 ' ` �=c c HEARINGS•r141,i i.i7to1, 'd'-G s\ ^iIi" {0, +`K�"7-4, '.14.11,0. .`, ' ' . r •+-'1, , Lr- .r•4ol ,{ .•i r. •....1,:,..,..t L+1.+3 r t _, 1• t i , 4m� ,9,i,ti .a• +' , ' 1�, ;;'The•Planning Commission held a•public 'hearing:and•considered 10 � .. 'y79; ''this application a•t;itsiimeeting.of.:Mayg29, :1985 . •Following the ,'•t • 11: 3 R ,t ,!,' .1; t •! • g:9 /:••; tn-1.ix r 111 •trr r.ieg, •. • , ' ' * : •pr•eseritation.of exhibits and:testimony,at thatheari.ng,;'the Planning 32 srs_Commission•voted;1,6;=to t0 to APPROVE•ithe• requestlfwith certain t • 1J141.' mi. 147 is t�141,I1f.rfr.': ' 4 i .i ; � tl' I011%:Lsy !. - . ,� conditions 1, k �1rt' • r • � i • • 134 5'OJ n .3: :.vett horCk14:54# ,P•!ft:xs eg:t_, 41:3 :0r.t ' • .44 • 'iyhe'following,is a•summary ofthe facts•and,testimony presented which 5 '• 1-; ., were ;found most •r;elev)tnt`tolktihils decision:t'1Ttiese;:facts', were • ` presented in storelideta l"it+ o„;the;Planning'Commission inr the staff - report dated Map 15, 1985,,,the applicant,siproposal ;including, . • . 1" • 1 r r.-, '.1 Yt . 1..r ,�N u •i r (. t .. i 'iR1 •, �'# •I A . , + ,r TJr r ver;4n,!•lt,,1 •• •Exhip is A-, t G, and tbief.mip tes ofi the May;29.th ,hearing. • 18• • ,v a" �"x- l.,i''Tax!LOt's?900r':and3 9801 combined='ofr 97.1-0",arcres' in"area ,.1 ,- 14:01t+4' ='enand?•herve iiiiVi'r'r'egular,'somewha'tftr'iangular • • 19.: +L .• S�4S `Y ' 1c+'C'co figuration' 'i sCilO.',1.l,iF i'"1�*+Ur '0.`<.. - • ' ?: r, a,;:!fin 1r>,,1,• -...:,a 12F"'r.'•:)1..1rt+:rF10 41,v1/e li..j�r 0.4.,>'F'ti'1 • • 2.0 • , ' . .••••2. • The subject, site;slopes~at•"a moderi�te='r'ate•downward ''t - ':•'•• '. -inla southwesterly:direction`;toward'%Kruse' ay. . . • •yr•. •••:l _..1 ::+i.:. .% •4i•• r ! t•.t, 'Z:: :.rrei- r.-:• j r• • - • Vit')':! 1"3.. =Soils••at the'•sitehave•r been•3dentif3,ed'in the LOPRi ' 22 _•f••• report as.,potentially tieing.weak.for foundations 1 ' 23 4. :'Thewsite is•wooded 'predominately.with Oak trees • • , along.the Carman rlirive.^frontage= some:firs and • 24 • •• • 'shrubs at lsovoccur.along.the•same boundary: . I , 25 ' , 5: The•site has.`sothe 800 feet of frontage along Carman 1 '. Drive and 280 feet of frontage along Fosburg Road. . 26 The site does not abut'the Kruse Way right-of-way. • Page 1 CU 2-85 •1, 3192P/GSFM/mas . . 2 1XHIs1T 11 ' . • • 1 6. The site is, presently surroundedt • by a variety 'of el . :r. J. 2 • land uses: .' South of the'site is the Kruse Way , . Corridor, farm buildings and the Kruse Way Plaza. j , 3 North and west of the site the land has not been developed but is presently planned for either single • 4 family or multi-family residential development.. • East•of the site, across Fosberg•Road, is a 5 ' residential subdivi4ion identified as' Tabaridge. ' • ,• T 6 ' 7. Sewer and water are accessible.to the&'proposed '' . project-..from the .Carman DriveFright-of=way. 7 ' • 8.' Carmsn''Drive presently does'not have adequate' storm 8• _. water,i=facilities; but:therapplicant..has stated-that. a piped storm sewer will be,,;dev+eloped ifrom 1}ie , , 'Fosberg/Carman to the Kruse•.Way 'drainage•4sya'te{n;$n conjunction with the 'provision of half-stre'etTt•;;1 .. 10, a.+: z, i •r;+ r .improvement �w ,.•r ,."0:x:71:c. rb + '+:::,M. ,-•- —.--.— Gl:; pit. i A.iaergs-,.r i 3u3E0;;:Frp.. rknr..ers •a.--a rn t 11 ? 11 ;C •9: Lakef'Oswego�;Cityi'Policerend� Firerprotecti..on is-.-• • • :,f,r •-• • rreadil-y available°•:to :the;site r 110' • ,• - ... ., ra r 3i{+r 'Yi� 4f, - n3 Li •ti•i 4J,•:,vif} :+ CfL',%1»1• dr�.t l • ' . c.:`• �10.t.;The;:proposedtdevelopment•i's,.des.igned.kto have't.ingress ' 13 and .egress from Carman Drive. Carman. Drive its : • currently a two lane unimproved roadway Wi'tsi one-to , • •14 two •foot•wide el grav 'shoulders. , ') Carman Driver ie,,classifie ,kby,,the'•City as a• ,.; :, 15 i , '•' collector •street and'presently,.;carries•'approximately ;;�w v,5000`•vehicles on;intaverage`i+,wee " ',":"' - k day. .U . ' 12.1.Traffic.counts•jt'aj>taken; • ,; e:a p 1. c a ti-c. • 17 aken by, the applicantls Eraffic • �w,r:engine'ering 'firm*indicate that Carman Drive carries • rt 18• ' ; ,. ' -,a .app_ro�ximat�ely ,47,000L,,•yehicles ont'Saturday ''nd.+3,700 • • • • a :'.. • "•t J•;vep; t s,•on Sunday.rr According3,to.they•applicant's ' • r. 19 _ . +-itira tib..b gineecing{reports ther;exis .ng.traffic • •conditions at.'Carman DrivelandsKruse)way •are•at an 20 4.1a .Perat.4ng,lever .. w .: of ti }: ,.•,:L. f .• a, r .1�;•+ .-T . . •..... . I. C,+ v+ •,art'; .i.+,,1:}5,gig .., wt.i=/1 Fs b; ••. " ••i. jr •• • 13.';The ultimatelsize:of,the'chug h building.will be • • 21 , : i': .approxima�tely ,90,000,•sq. ft. Phase I of .the project • • 22 ;•,, •,will sinclude;some•40,000 sq.:ft. •withan assembly • rdom'(10;000'sq. ft.)~and the'remain,ing area Used ' 23 for .administrative-offices and classrooms. Phase II . a df.,the'project wi11 include some 50,000 sq. ft. with ' • 24 '• 'additional;;aspembly•ar©a of .20;025 sq� ft,.', lobby ' i; ' a`rea', addi't'ional'administrative offices' and , 25 classrooms... The ultimate size of the.assembly area ' will''be 30,025 .sq. :ft.. • 26 • Page 2 CU 2-85 • 3192P/GSrM/}nas'*'`'`• l• ' I • 0 • • . .P. :,±.. ,.,.. , .. . . . • • 1 • _ . . •• .. p. . . • . ; , . 1 , . . • • . " . ,• . . ... , , .. l :, -' 14: The foot print;'of the,`proposea''ittructure will be • 'appioximately'•62;500 sq'.=fet Th•ia`' constitutes 17% ' of the total site. The'coverage regxirement for the 1 . ' 3 R-10 zone is no more than 30%. 15. The elevation o the main structure will be 30 4 • • • feet;''''That is , feet less than the height • ": limitationsfor,. stngle,familystructures and 20 feet 5 -";4�rlessr'than`'the'�makimum:^height•allowed for church "•'structures. • 6 ''•t1- •616 i i,Based,'yon.Exhib .tr8•,of=the4Maytil5th"staff report, all 7 e '� a>+of'�the•tbuilding setback distances are at' least •i ' b 'P'A4cfi•fourfold.-'thecmiiiimum`20' 'yasd"requi,rement for this 8 l'.b e>a5l,r ichu'r•e structure. „.1np:'- 4o :aft. s;ti r � .rstiai':i ttJ+rr-r.$..1, lrailrt7uf�$t. 0.1 t Sly .t,g,�, it:.44 t, v + 9„ • r y'��,.,. .t"r }a Ar rt1 -.i -,..J.',:'5,1f •L�§;ii R• it ; t • , 7 The,Sunday School'_cflass•hspace;will accommodate 1000. ,_�;, , w� }x!`f,a j l+' sudent$-ryn.p)witlr beeused forYrQligious,f.education, .- n •:t 10 f{'r;" a 2 f} c raa t r'. J• hn i r r}44•j.tr•T•?riZ ig +•'E e - • �ncluding vacation bible=•school,Bless xthan 12•hours:� '"t• i '`' '4V c pei= weekgot_g'fo"ut houfilthi'nrany7 one`"da"J 'fo`r all'.a es.-; .'11 =.til �i) '' 40NO044 l�ai••actioof'act'f fti'es'a e'=�iitt'enaei3•`and'no . o rn^tr a—r, c aro r • • conditional use was requected;fo''r!'such:activities. • • 12 • v, tr. • hF .. ;- t � J t ,I� itr i t•'r. . r , ati ,tf k-#i:.�T7.'7+1"• • • 18. Onetspace is needed for each'r60 square feeto£ floor • '.r- r 13 ,x 3 �7 mazj area%' The aapplicant has;stated�assambly' room�iY"�' t .51iiiating�:will not be•fixed'-.-ae.thera6' `.iiha`se'of • ` 14,•._ t' „ . jG�'constriuction: ThetFessemily�l.r"oom'";will.,be 10,000''sq. • a :,• A_ t, . , <k eft., and therefore„tl'-6_7;spaces.will be;needed.:{tP The .5 rJ s a t ;.;site can easily'aacommodatei•that ntimber of 'spaces.c y�.2. 1-` wh r l� J t n,r C4.L •E9.. t i ti, • v•al�i.1J•i 4 �•.••,: . '� ,.1.0..,.,tvr Y1 r.t�'� t S'',t.-r C is . «16+: t •�.rs, t< <1J�. r4• �•1177 � a y•t s�� �.1 f-S�ty .� � a� 1• .} ,, ... a • ram.- 19'.,•If seatingY+for;;ultimately t2,000rpar`ishionersttiiWthe • i! t .* P ern assembly?•room 'is..f ixed;irone,'park�i'ng�space is':= : 17• a t-,4..y r ri•y t :regui�red''for each set;of:four seats c That t t• '"-,'4 `'tin. •. r aifslates 3to 500 required parkin aces{ �.8 ne, T :6 i4f a •. i•ctrg tBP r 1' r r�ti� k r i.1�*:. F J i t�r 1.j, i � y e ti . .. .r e4 ��20"=IE'se'ati `g is`no't. f ixed when Bhase;' I of the'pr o ject 19 , `n;�i1'4�' ,"=i"s1 cpmpleted, `cone' S014spaces will.:be•needed.,•,The ter! ;', , °t}' 'P;r site'r"can ;easily;accommodate .that •number'o£"spaces , ' a ":20 . .-- ,- •iThe..•parking plan•:shown 'on'.Exhibit;,Brofthe May,29th staff;r• epor'.ti•,coijtains"591` stiacei;r if 'Westlake-•o'"r'ive • , 21 ;,• doesrnot cut,;dwi,agonally.,across'ttheychurch site If • `" • ' • ' 'y '' _ .Westlake'.Drive,..does cut:across 'the site, the site ' • 22 :plan',can .acdommodate an•.adequate.:number of•;parking 23 - • .,ti^, spaces 505. r., •, ,. , r. 21.LThe=Lake Oswego 'rraffic•,Coordinator.stated that the r 24• • ,:.:,.,.Pruposed ,use' wi'11 .not:have an adverse affect on the • capacity or 'operation of the intersection of Carman 25 • Drive and Kruse Way. He stated the majority of the traffic generated by the proposed church Will occur 26 • 'k Rage 3 CU 2-85 .ss ..d 3192P/GSFM/rrtas ' • • 4, „ .,,,,t.,,,,.; 4,,,,,,,f; ,',„:,.. 1,1:4•1„,;:.4,ys; .:".i•;,'I'''''''.;.1,.1‘i',..}:s•ti,:?ft•.../: ., • , • ' , .' •. . ' : ' 7: ' ' , , • , •:.'''.1,'•:I. ' 'oN.'''i'1'‘. '':x'l ' '....'...11;,;.'N:',.%.:',..4?1,Air•IN:(:",•4;•et,••'4.-'41",. .. ..- ' -N ' ' .1" • • ' •• . . .;„ 1.. 11:`,1,t". ;1‘•' ''. \t,,,•,..1,N,..,,,,,.:?,,# , • ,,,,. ,• "t„%tA,„ ,• 4,. ..7i,b..4:',\'''i et-Z) • • '' . ',il'-,'I• '".*o s•' . . • • •\;.-. '' •;''':!.' ' . ' • • , . . • • •, ..• . , .;",1..,,,,..•., '..•'!•-..'+‘',. . • '. ' :•••*4-. .. .i. 1 ,on.Sunday.,at„which ,time:the traffic on street ,. , ,.,1 •..) , •system ie,sighifibantlY. leSs,than."during the week ri '.• 4, ''•$ : 2 . .day•p.m. peak hour. . ' • . .., 4 . . . 4. . . 3 . . . 22. A person who lives i.n the vicinity of the site expressed.concern•that the Propesed,parking area may 4 • -; - . not be. adequate and that thihtchuccii,use would . ..,.. ,,,, .•.", ,..1,,generate noise and eqb'eantralt.,treffic.'resulting in • . 5 • - -2"-.a'mega tive,-,impact Of.•ledjoining4nerghbors ' , ., ... . . .. '•,'•'• ' ', ,. tr • ,,-et•:.i.r.a,t.:•••at • . /-$.,•:' 4 o• 6 • 23. .A person who lives'in the incinity of the site .. 4 '',114•••14:',' .4 ' , • '. , .:•expressed,Concern •about•the pIaphedl4alignment of , • •, ,.-,., .,.• 7 - 17'''''' '4•:''teleetleke...DriV4 and'jaelieeEliat":tiC$7,Ziftside 'speakers, ,:.s• .1- .,•-• , ,. •••• .-D..,•• • ... •;,..,•.......••••.....••••••.••• , ..„;,,,,:ocits,ide pl4ygtoU07,14gtmschoc1jbeieRtablished at the 4.‘...k4,-‘, kt:',, 8 ''"f4'...'''' '" rAfee'iind`that the';,titeRig,4,n7g-itigstair.g •• .... •, ;.:::k d tail ned' to' ;serye ii'alis.ii.•;vtguallstileen*.':,''i- .,'• . • • vi, ".•'•,,,,,,,,'7 $ •'• . ,..,4.'';•1;•1%....•.•.,%ovi•kol • ....'ti Te.„ ,...• ••A.1.:I“b.:•Y• ,WAIY:,#1.::.-•q.4f .1 g '.:• *- •• '.:' . f'..'' ' f t.i13.t''0%.1cifia',&•;%.,66.'irl•tio.!•1 4. ,at ral..5*•ar•OrMrtiitOtri'fbtrAtWP:-11.:^44-i4' . ••:;..t.,_,,aj 2.4..-xned•reitehist.not:••presently,,an.:44e6Cry:zliinits but •is 10 4""ri.1.41.-JuvOr,•.7.k.4i . .1. v,v,• 1 ..s...p•-••••••1, -•••••‘•i••. t•rf ,. .,..•. i v •••• •o,. . ..g.... ",._ ..„, ,,, :•L."•• 0,ft.ne •Lak'e ,Oswego;,T.Irban,Seryiitelp,oundarlit-i.The :: : . i.„ • fmr,1 •1•,..., • .-tr••••,•,..- -4..,.4. •.•-4.1.04&•••t)4. .44 .....y...-•.• .,, ,, .. .,,,,.• - . • _,00,' y• ';•Y.y., 2 211,Y.4•?••c-.---,',FPck•tiand•Metropori tan•iBoundas•y•Kommiss ion•wi 11 11 • ',b1g$ 416 ,1411.dengi.iceii\tifidtlie""eWell.ALtiebcidi'd 9Si''.'a . . 'd i ••the . , ':',,f', •,. ;4•,.;') .. ",, .o..i t„. „._.,.. n. • -,. ,,;',,,,,,„•,:,: "4,''""'"•''''' •imMedratelltitlird ,-.'"'"' ' .1.'7.- •••.'r., ••-'•'" . .' :'• .`". '1`,,,,-. ''.. 1.2 't g,i,g.b.v 1:'tiD E. if-g-it tfr .J.--:-.3. -.•r.kf.,!../y.Y.-47.ty 4*74.--aW'll...d.....,.t,piie.:x...0,,t1:4rir:,•tr%• : *. •__,,.,,•t,,1 • i, ,.. n.;, •;44.4,;;fIlk r# s.1.1 fe ;11;6'4,47%;;;;:1,..:1*:,*i ..• :-.-. ,.. .4- •<•• ...>•k.,',..A... ' . CRITER'IA•r .; ..:;;;:•••,:,•'.fit `:-. ..*4-.....,6614.kii›43t.vek:6,v..!••aezt, 31 ' 13 • r,•7-,.• .,-;•:•• :' ••••••,"4.1",..ag,•;.40'-' ',..,•',FF,,,,A.'1.. 0 .6••7 3..•,;.0',,k1;•,"! lti''4*. 11•Vr qiic.,..r '"•''•• ' •• '.' ••'' 6'',.s 1.i.•'''.41 " T h'ea4iii el i PO r i Cle 7f P bt 8 i d IS i a El:p re W a a tclira a i-:j u 0 I c I,4 1.procedure,'the. •ir•...!, '.1,-.**, .''• 7-n7w i-•th,•;••?- .6. •t•• 1•4'..• L.1't 1 ,•••,...LZ4. •4,.. i....,,,,,.:=.4:•!,41 tr,..4.... • . . I 0.4. • . 0, .• 44•44t• ',At,/..-1,••,4,4. .4,..,-,..1..iFy..-.T-,,.....,.....,taro•,o . . . . i,•• .. .,,Y.V...,,;.: • 14 -, conduct! of.1%whiCh;lis'•resdreted.';:byti..1;048::8'1,0L'Applicable require `nt( Iv -,.11,F,:„4-4•44,7-s,Ni•-•-.•,,. .......,••c-t.-.. L.;•,,,,..••-v,-....•,.:7•.!.-.....v.,..t.vtzt m..‘,....n:•.s.•;...-ka.., . . ;1.- ',v.'. '. • .11' •'--:., ....r.-..-••••.-, - • •• '' .4i,:4'•' -,-o.: 't, 25 r4:,o f at het1.i k el.OsWeYo''COMPreliensiVeqPranit!•,EiCbC,,Go....y els and City Codes and .!,y'• t .,' ,-,.., a.,...•,••••, -,4,•.--Teoi,N,-." ..,- (14.1'''t 4- Or„dinencen;were:Applied. '.4.1'T...4C441.4-- • - a: i4e4r , , er4e found by the 14 '.'A. ' ••4...•:'', '7;ii 'r;:r I..',.;;;•:,:•e-ta;b,' .,0, •,',5-.- t-tlif‘..0,: .•1..:,7•', • • , ,..i,Planding ,Cemmihnign,,, e-!mobtr'rel'evehtifitox,tliiv sdecision: • .. •• 17 • r.F•••:4•41e !'•'-vi''-",;ti..1411?•74-3„:'•r,424+10gq,l'Aiki4itO.• ' ,, • • t. LOC4484.4.0.•;; 4,13.:54,0.: ,, :414;,--goning4Ordinance - Conditional ••• .-1.4,r1..• .i•c,...:•-.y.c, ,4.....,•+..- .,....bl! 4•6•Z+a.:.......,s-ket ..1,1.,....,,,,,- ...:. -' • -•AZd;ft.`i$-:5'4.C.'1•'.':':.,le i,31;•- ',.: .',•,,ttt'f:''ttia"' kiN•Pic0,3,1...skons,",- : • . , . .•..,.,•„,,,4, ,,4, 10 . ..,4,* 1!0C48. 56,5,'.' ,•,*-.„. ' , „.., ,,'Specif,..9.,zeding,'Okdinance ,N,,,c„,..,•.,•,, , .,a1 1. -. . the• ..1,..-4114 . • . t ..,, ....•.44....• .... ...., ....14 ...•I› e . . . Acts-„_641.ua"fir''t.:x.it'71;• r.,,kklidt 4...5'.4....,4"%i'1.4.4" , •,.ScAtlamds.p.for hurches, . . 19 a- 44 ..A c ...,s -.4---‘• . .• --- '4 4•••*''Cosiven-t-srand•'Related ;tr.,, • -,-•,,:,•4, 0.0.44,....N.2,.,1444.6?1, ...1wg akrt'Al..'-'EA14 '15tIOP%'''''' 'di'littes• :' •, • ' ' • i V. ••4,,,'..-0.-...•.•14',4‘.11.,.414.11-•',5*-1.-•'''''''';:-".141..--0,41.....--.aol.•3,*. • • q, • •20 -40:r17P0:::,-17-,40',51.'4A9"‘:1-ir--..--•L,, ..,-::,,-%-'''.1.:,-....v..A a':T...I.41,7.r.,:44.i•9Cri 41....•,,4••••..• • ••, . . • 4:11.,:*4 '; •4"1"111DINGS:',01PdPACT t'..1. I ... .e: , ...„1 t`..3,1)tc. 11:•.1:••:. .1,:4,S.:gtiffV.1%44:41. ,',"-: '''' ••,,,i', .• .I.. ••• • .••••• ••.,k”. :4. t-* e4 1.li•...: . 21 i .-4 • .„,J.,--,.,.'$ ,•. : , .-t•-*,,,•,;•,• 'After.: cosider'at .on of, the:.felevaift,pACTS and applicable n • 22 criteiia',-,the Planning ,Commission fritind-:tgat:.• ' . . ','-`,.'''.4'•''.q 21 . •1.. A church facility can be.allowed as a condiEiOnal . . • " ' • ill, Use,in an area planned ,for•Tesidential Use if the . .. '' ••,:-. 'g. ' 24 ,c. at r.n;a r e ''i.s.,annexed to the City and the proposed use .,• . , ,, ,,, ,'••• ; . . :-meets appropriate zone'distriet and conditional Use . . ', • 'a., '', - 1 ., . standards. ",,,,''.. -T: \'•.'i` :45 . :•",•!.,,,-.,'y . ,,,. • • . . • 2. The requirements oi the R-10 zone that are 1 ..''' ".. A applicable to the proposal such as the 30% lot •• . .'''• .11,"i11F rage 4 cti 2 ...8.g0Verage 'standard can be met. ' ;•i,..("••:,,,,,' A V A'p 319 2P/GSFM/mas . • .' „ 1,,,,,,,, . ,p, • • , . `, , ,ev, • '. ' ••1 • •.: q , ,, i • - ", '3,k, ••,-•4'.-•,...it;.. ;:-• _.,.,,. ..• e,,, ,, ..,• , , ,, ., ,, , ., . , ,.. 11111111111111111 . - - _ I..,Itwiv, 4.4 4....-•-•• , . . . . . „ . .. • . 4 • • ''•het . ' ' ,/ . • • • ;4 • . ,, ' 3.' The; proposed;strueture,doesrnot exceed the maximum height 2 ' '•requirement'for'churches''and all the proposed•yards are' • •' large .enough to meet the required setbacks. : 3 4. Fosberg Road•:(when improved) :and the Fosberg/Kr'use Way • 4 • ;.intersection will':.have adequate capacity to accommodate t.thd. tiaffic•,generhted, by•'the:proposed use. . 5 ,�.5:3;=.The',9:8 acressitepliascadequate"•area'for the number of 6 ,' ,iur� sparking spaces:required'.' IThe=rtequired number of spaces ' . 'sv,,• ,,w, : has.•b+een' planned for?and ist adequate with or without the J ,r+i'•. i• :dprovisio•ni.:of;..Westlake.Drive�=through the site. •iP , .,tip, t5 y., _ , 1'tl YAP'..—•r t1i tls 1.n5't':•:j' S 6.+t 0-.Tax 900rand 98q�do,fnottjabut the Kruse Way. • 9: ;, , r=,€tF , , , right o'f,•way;therefore, there isr:no possibil.ty of the • Lf 9 ���. , f: .3' .Y : s.cf lids ow�nOlciiige tibi accea's ifrom that:street to the site `••� .k '-' ,,i Zif...0.'0.' Pub f ,esoyices, eXcep T13,o Carman Ware.aP.nd,:•storm drainage to tit:'+•')If`A,0a +r tSs. • ' 11 5-4-.tipn r +Nr+ aloe LCarman�Wayaare adequate to serve 'the facility y- " br'i. : iz.J g'lir kv,z,.e-}::.ti:•.. x lrifrl�..A..yrt� Zd, Ct ...1.... �t, r.. t*: .. • n3... 1 a �'.SZ-F ri',a.'<.J , 13. 4�A eig ie ITtit !�'tv- ,p L+t d:,:., "b• '7..1.(•�: �. . s.i. ,,.,,_11 G�t6.,:...� , "t gr; Because} the app'l�can�;stated+that•no weekday daytime ...� v T • t`,.1'•2 •• •t •q school will,b,e~held}and Sundayy.'School4crasses%will :be •», 4.used, for,religi'bu's, education. nocmore than•'12 .hours''.per • • :13 } ' ' ' '• week of fourrhh'6 sinYAny:one day, the�educati,'onal • st,,_ "u function"°of the,`facility'willf be. :reasonably compatible • . + 14 • with the residenitial"'uses in the 'vicinity. , , -•, 9. Baus - ece the'appl,icant 'stated,, as a matter of record, that '• 15 t ,"')'` ,,there will:be no outdoor loud' speakers, the proposed .use,.• " r ��.•-• •'" - ;�;,,`�^'"`04 "` ,4.;1445b real ati;ble with:'the residential uses in the • ' ,-16 ,•r �,1 •, --i 77 ty?..- .1.at xr . .,, REASONS `AND CONI'Lt1SIONS4,. '' • j et 18 ,.` y .c.t The. roposal''anRb if e made to'•comply with the relevant criteria • ,:'"'""' _ '%, thrpugh," app1 cationf+'t�certain•conditions: - , :.19 T. • �V,?R ,i1 w t t , ' '4,4),,r t7 . .An.."I;ORDER fir•.• ,� + Pi?�� ! =1 A' ds + .e .A��� T"tZ. }••s.' ., '20 t IT IS•ORDERED BYL''HE PLANNING .COMMISSION, OF •THE CITY OF,LAKE • T. r s},.. r i , r•, ,-.k..,1,4. +) •risf •};; 'ra.� a. • '., . f,t • ,• ,,4,1 , . 21r: OSWEGO"'that:- .• • . �;„t .,,'. . t; 1•.• CU•2-85 'is APPROVED. • s +r: + f 22 • i 2. ,The conditions';for approval for CU 2-85 are as. ' 23 follows: . , • a. That the annexation of the subject property • 25 • be approved by the Metropolitan Boundary • Commission. 26 . , .,°age . , 5 CU 2,-85 _ , 3192P/GSFM/mas 6 • - - . ,. ., \ • . , . . . . .,- . . ...' ; . • • k.‘r. • '•-4•• • • ., • ..., • ' ' ' -" • •: ••••-•-,•:."••• . ,q , . •• ' . • . ' 1 • . • ••• ••••:.: :•,..t.,,. ..... "•". ..... : b•.• T.nat•••••Carman,D.r,iy.e.;be.,,i'MOroveciliiin ,• ft,-)fc. dii,nd'iibk•tiiitiftli•e•Tridealrat ion of 2 stormwatpt facilities and.tlie•first phase ' •• of the project construction. These . . 3 ' improvements be done .to meer;4City and , . . 4 • . , , •- County SEandard,sy,that will ...be:more • • . . . ..,... specified at..the3.devel'opmentareview level. . , • . '' 5 • . .- •:,..1,.........e." ..... c.....1The.4mitigatiri,gtmeasures recommended in the • . 6 • '4 11, -4;t•e•t..4t.itt , -•.'44./J.L..e(,ATEP) Traffici•AnalysisjExhibit G p page .6 :,, ,• .....,•41-,,,t-±,..1,,i1/:•Eff6iit...1: •-.:,.ttix/.of,,the staff-reporttl of;:May't 154.:.1985) be , i 11.,-,:..... 41:9:..establisbeci:;ltdt!ccitiditcods;1:'Vol,bl be subject 7 . •;:i.4..: ..,;_,...i.. . to any .final•revising:at..theLDevelopment • 8 �te.:',#.:0,'.g:A .•.':;rlj 'Review Bat d8,1 eil el..0•14.ei,.A:).9 I A A. A-,i .f:e • • a '''• -7 ",trnil,lifit.14e4Pt"' 4-",44;Ailitt ti:'4w01$91.1.1r4 4.y:i4P-3,44aildbi!';• •.• '•,. '.: .. ! . ,:;,;•1_, 1.....:.frig*.y.;.!.......,,,1,4..i.,,,,lc..4,T.,ti'a b•-ttiiiit•"..41'sf.'.4f6ipiAriofigkisillisfxviaE..exists ,. . :;•,.',...•,•,,,:'-,..e:.• • ,',,;:'.,..:. ,..,:!,11!L,L...,!...:i,g9i.„!,,ttii.A.;•••!.4,',....12,;;Aiii..a.long!.i. heTeeEiber.I9.Lioundary,kgitearman Drive• ',•:. •,.:•.;. • .1-4704-gt5if*-•",,'Of.-itt•••:bVI,Tre'elilifird74:$1.-•ji:X44.0 :1;: kiNSPY4:7'':t lr:„."' .-••,'-' ' '• . :11. .•;,...':'11111.1j.;.:t4i.421:4*Vitl!=traU cr:r,g,34.--$Ltr,-;;;54 0/te yet0.5'A errii.W1.4,iia beg i: •...,':-?......'...-. . *. ;. ... '""•''''. ': ;. •'.' •,-,^7.1-v-;;,,,ri.Vtal;-.721','-''"" '•"'-' '•- ''' '._`1%•t'7114'z'4;gicil.g.•'::;•,1!;!-:,;',1.i."..nllt",_':•.::"••' , '':•'; '••',"..• '.. •. ! ':!: • .."' .,' •.. •-.t.ii, .:;;t•-•,14',..:44k148-X5CERT.I.F ..,THAT•TH•I‘s I ORDERqwastpr e's enbed•to •and• APPROVED•bYg't • '-1.1 ',••apfiV;f,T,f,T.40.40w.'4(,c,.i i.f.1. ri sl aLi a,14 0 roT4 A inq 0 ..k:•,,A'14,•Mfe:•tft:TI ''' • .,. . • -'• I. . • ,....2. x•ARlanning,i4Commieriioni•of the.ti CitZtoti•Lake.Oswego ' • •••` •i Ls 1, , 3.' .;ii.q.04481.47:Ifj.44TD .tii'lg 3.l.:*; " h .titi-W444 :4r :1; . • ,,,,. , ,..„.D & 0 t .day of,•Juneit11985-4,-•Z&...-1.t.... • • . . • • ' •••••:.• .itr,ipto•t•Lfet.irbi.ten.t..,:ltiAtv.,,,r....e,,R•,.w.‘r.q..1.,.4..:1,,,fiN,0,1;4.1.„„AitoAtal.A.Ne.t.gyt-50..,....• • • . ..., .. Etj•••...,. t.,•••••..q..:.-41-.•••./..... .. - - • .•• • 1., • • .. • ...., , . .....---.: ......... 130..t.di rairl6ii.,1.;.4.4...24,-,tir.r.us,,t.o.tlAt., vd..,..1 tr,4e4)1,_40..„......4,4pr...:A.4.4„7x-it. • , . • •••• ••7,1(1-.:1•."'''•4'•t• . h'...;. •7. tiail 1::1',..$..*4:1-teia'...1..., 1:1•"'iir,I.13t, ( )(.7,- •••• , • ,„. ,., 14 , :t.•",,,,,..„,.0..,r.."4.,...1,4 ''..:.:"., 7 . ,,.• • ;•!:,.;,,... 2;',44,,• ,.••• e .. 4 t.... . . . ... . ‘....t- A i• . il bit Itj•ii Pili 4 gt.9_÷,- .-..1.-ok-i•:.1' :I i‘ft'ii t tr...,-11:71.Lf.:::•-:-.-1:...411.10,,t ., • - . 15 • &,t,q.1-7.4.,i. .ti;a:•7'rirj'-fie.t..!.;'WP.• •1 Au ;•ivP.'i:4-144.1 Ji;It;Larry t•Roserlorant ha i rma n ...„...../t J.:-,,....,....i.t x......,./•4.,,-.1.tr./...... .. (..•• A•',. 14.i.41 . .V.....a?'1......ed........G.4 A :-.- •-• .t, ‘4.""I. "*. •"'""' '' `'. * t.. " '.1 '• . r.1411111nW SIIIIM.I.SELOn !' 16 .. . •I /r• :. •*;=`,0•1-ie-q•tv .- '• t. . • . .:.... 1..P1r, it..'ir.41W? •'..1.•:. t•:• '..,t ' • •''.7... • ' ' • .• • •,'!"....1, :. ' • . ' '''• ••:t-4-111'Int Eilt•O:'•441.1.1t:'Q3'...1.31".:',; ' ,0••••• :J.'41':-'14'ilk1A. /14.1;.4 .;i:r,list' itk.71.. -./"-• :."if'.;"'.-' 4,P t2;14 ..?k .4''''''t.- /4;1' fg. f. ' •••1 ...., 18 • t:-It.,-i.:•••••,..t.....‘,••• I / tt•• r:":1"''"•11;:.;st•Tr. ndi‘!•,.Youn•gp,Sec etaryr. . : , • .... -,..„..e../1.... ..A. : •.• :'. t.P.Zi'.•• it.N0 leb:e. ,104•4.11...t..,J.:,a......44.r., e4.....,., . , i :,.... ,,,,•„:41..:•,,,„•....N.•• • • , , . ...•* •t•••.•-•, •-•,,-4 • • I- . , .........-,..: • .19 . ' . rATTESTt c". . • •' • 't.; ...i. , s'• ,„ . " '' rl'•:ctr.- . ••, , '.' ,.... .., ''',;,,, .,,:,. ,, . ',.,,*. : ils.'44 .1: ei..':g7L::14i;;: t :„., •. . "'•'''' • %5 ' . . ....., . .:17.1..A.T4 R•Or t,:I.'..St'':..154',1:."13 t L.''-"•''' "!it 1.1'0,'''..:11.:Ce'al'°V•lr17 ilTO 1 . 20 ' •?YES:' "' Robencrantz, BrOcxtan., Robinette; Ross', Weisser, Wexler.. " ' NOES: • None 21 ABSTAIN: None .4. " ' ABSENT: None . . . , • •.: •22 • . $ §i : ... '. ' . . ' — ' :•;*a.4 : r...... • •4 1:. 23 . . • • • • , 24 .,".. ,/••'t' . . • ,, .. 25 , 26 • , . ,. t Page 6 ••••*: CU 2-85 , ..• • -31.92P/GSFH/mas • ...., t. • r' 4 � 24498 S. Central Pt. Rd. Canby, Oregon 97013 January 27, 1988 Mr. Jerry Shoop 1 Lake Baptist Church 18788 SW Pilkington Lake Grove, Oregon Dear Mr. Shoop: This leter documents our January 26, 1988 visit to the Kruse Way property for the purpose of inspecting the Oregon white oak specimen growing on the corner ' of Kruse Way and Carman Drive. Iou may be interested to know the Oregon white oak (Onerous garryana Dougl.) i.e the only oak indigenous to the Pacific Northwest. It reaches its beat development in the Willamette Valley. Tour specimen is an excellent example of how well a relatively young tree can grow in height and diameter on a good site. We increment cored the basal stem at 4.5 ft. above the ground from two . directions and found both the sapwood and heartwood free from disease. The annual rings are quite far apart (about 5 rings/inch radial growth rate) indicating the tree is of good vigor. In my opinion the main stem is solid • wood and disease free. We were able to bore the last 65 years of growth. I would guess the tree is about 100 years old. Although the tree appears free of mistletoe, the aerial branches are showing signs of diebaok and mortality. Fungi often enter the larger branches and sometimes the main stem through the dead branches. I suggest someone be hired to trim the larger dead branches from the crown, then check to see if disease • has entered the main branch system or the bole. Often the rotted area 004 be chemically treated or removed and the resulting hole filled with cement. All fresh branch outs should be at an angle and sealed with a commerical grade tree paint as that used in orohards. , If the church is interested in maintaining the vigor of this specimen, the L gravel and asphalt piled to the northeast of the tree should be removed. If this end of the property is used for equipment access during construction, make cure vehicle traffic stays well to the north of the tree crown spread ao that soil conpaotion will not occur within the surface rooting zone. The spread of a tree's crown in these type of soils is a rough indication of horizontal root proliferation. The current rate of diameter growth indicates the tree, ia not growing in compacted soils nor is there a signifioant fertility problem. This ' species is relatively intolerant of shade so I would not plant Douglas-fir or western red cedar in its proximity. Sin9etely, J Fly y t(:)%`,�vltb, Lennart A. Volland u' Regional Plant Ecologist UaS, Forest Service U IXHIlIT / 1 it 0 . I fisher . . . „: N\Tallin , . . . en . 40) • )) . & long ,e, -; architects-planners 220 the water tower • 5331 s.w.macadam• portland,oregon 97201 • 248-1044 September 7, 1989 Bob Galante, City Planner City Hall 380 'A' Avenue Lake Oswego, Oregon 97034 Re: Lake Baptist Church Developmental Review Dear Bob: ke aptist site. They draft of eot for the totalaapprrox Church approximately one-third acre. r- • As you know, we have set aside a triangular area in the neighborhood of the south seepage area and the north spring for wetland preservation previously on our the need of site plan. We sourcesis be developed as a wetland area to satisfy We propose to mitigate the northeast pasture area that has developed into a wetland due to the road/ditch flows from Carman and Fosberg by creating a • wetland area in the triangle that is landscaped between Parkview Drive, Carman and our parking lot. This area would, then, be connected to the other wetland area and, ultimately, to the run-off ditches along Kruse Way by a combination of an open, shallow ditch and culvert pipe under roadways. Thus, we would be continuing to maintain the wetlands that are existing on our site and, at the same time, maintain a filter for seepage ground water restoration for the storm drainage along Carman Drive. If you have any questions, please let me know. Sincerely, • FISHER, WALLIN & LONG Architects-Planners . r David D. Fisher, AIA Enclos. Wetlands Delineation Report RXH101T '1, ra• . x,.' '/_. P^. DRAFT WETLANDS DELINEATION REPORT FOR THE PROPOSED LAKE BAPTIST CHURCH DEVELOPMENT SITE, LAKE OSWEGO, OREGON Prepared by: Dorothy Anderson J.D. White Company 101 East Eighth Street Vancouver, WA 98660 and Phil Scoles Scoles Associates, Inc. Post Office Box 2168 Lake Oswego, OR 97035 September 1989 exHisir 1,. 't • • • 1 EXECUTIVE SUMMARY This report identifies wetlands and associated environmental conditions on a 9.18 acre site at Kruse Way and Carman Drive,Lake Oswego, Oregon. The report concludes that approximately 0.33 acres of wetlands fall within the jurisdiction of the US Army Corps of Engineers,Portland District(COE)and are subject to restrictions and permits required by Section 404 of the Clean Water Act. No fill, trenching, or dredging should occur • ,'1 within the identified wetland areas until written approval from the COE and Oregon Division of State Lands (DSL). INTRODUCTION This report summarizes selected environmental conditions on the 9.18 acre tract of land owned by Lake Baptist Church (LBC). The project site is located at the northwest corner of Kruse Way and Carmen Drive, Lake Oswego, Oregon (Figure 1). The property is currently vacant, but it was harvested for perennial feed grasses earlier this year. It formerly supported grazing cattle and had a cattle loading chute near Kruse Way. This report was assembled to assist LBC in project planning for construction of a new church by determining the extent and location of jurisdictional wetlands as defined the unified federal method of wetland delineation. The report narrative documents existing hydrology, soil and vegetation conditions,while the appendices contain field data sheets used for wetland boundary determination. METHODS • To determine the extent and location of wetlands on the subject site,the consultant team used techniques to evaluate criteria in the Federal Manual for Identifying and Delineating Wetlands (COE, 1989). The method involved identification of positive indicators of wetland hydrology, hydric soil, and hydrophytic vegetation necessary to satisfy criteria for wetland determination. For the proposed development, a wetland ecologist and a soil and water scientist • evaluated the site for the presence of wetlands. Preliminary information was compiled from aerial photographs, topographic maps, soil surveys, and previous reports compiled for the adjacent proposed Westlake'89 development. A nearby property owner,who has lived north of the site on Peters Road since 1966, also provided some historical information about site conditions and past use. Much of the hydrology information was interpolated from apparent location of drainage ditches and surface drainage patterns. Prior to the site visit,the Clackamas County Area, Oregon Soil Survey (Gerig, 1982) was reviewed and preliminary sod boundaries drawn on a field map. Soils were sampled on-site,with particular attention given to differences stemming from drainage features, topographic changes, and apparent vegetation communities. Soil and shallow ground water conditions at nine locations (Figure 4)were observed using a hand auger and hollow stem push probe. Site vegetation was also studied and sampled in association with soils. Estimates of percent cover of herbaceous plants for representative vegetative communities were calculated to determine plant species dominance. The National List of Plant Species • • LAKE BAPTIST WETLANDS REPORT PAGE 3 (Reed, 1988) was used to assess the indicator status for each plant identified. The hydrology, soils and vegetation conditions studied in the field are summarized on jurisdictional determination worksheets (Appendix A). The boundary of jurisdictional wetlands was finally marked with wooden stakes and colored flagging for surveying. Figure 4 shows the wetland boundary as mapped in the field. RESULTS AND DISCUSSION The hydrologic features, soil conditions, and vegetative communities, as they relate to wetlands on this site, are summarized in the following subsections that describe existing • conditions and their importance to jurisdictional rules. HYDROLOGY Existing Environment The hydrological features of the LBC site include one perennial spring, one perennial seep, and three shallow to moderately deep drainage channels. The spring are seep are situated closely together near the east edge of the property (Figure 2). Each had standing water surrounding it, as well as free-flowing water discharging to a downslope area. The North spring is a true spring and water flows from it directly to a south- flowing drainage ditch. An old well and pump house lie due north of this spring and were presumably used to supplement water supplies for the grazing cattle. The smaller South seep has less water flow such that it percolates back into the soil slightly downslope of its origin. The magnitude of free-flowing water from either the north spring or the south seep at the beginning of the growing season is not known since the study took place in the end of August. Three shallow drainage ditches (designated East, Middle, and West) channel upslope waters to the site, as well as drain away on-site.surface runoff and ground water. The water in the East ditch actually flows onto the property from off-site ditches adjacent to Fosberg and Carman roads. The source of this water is not known,but it is presumed to originate from two or more springs present in the upslope neighborhoods. The East ditch begins at the culvert that crosses under Fosberg Road near the intersection of Carman Drive. Water in this ditch flows a short distance southwesterly along Carman Drive before it turns west and then terminates. At its terminus, the water gradually overflows to the open pasture. The wetland area (designated No, 3) created by this drainage outflow takes the shape of an inverted teardrop with the tip pointing towards the west. At the time of the field study, the upslope portion of the Wetland No. 3 (towards Carman Drive) had soil saturation to the surface, while the downslope portion had only moderate soil wetness to be considered wetland. The middle of Wetland No. 3 had varying degrees of soil saturation, but was generally drier to the West. The Middle ditch begins south of the East ditch as a very shallow channel running parallel to Carman Drive, The ditch at this point is dry and has no wetland ♦. f • A LAKE BAPTIST WETLANDS REPORT I , ' ' • PAGE 4 characteristics. Near the midpoint (halfway between Kruse Way and Fosberg Road), the Middle ditch turns west and intersects the West ditch. Water appears in the Middle ditch only near this intersection at the north end of the West ditch. . The West ditch is oriented north to south, and terminates in a culvert near Kruse Way. The placement of this ditch and several "spurs" near its northern end indicate that another spring may have previously seeped overland here (as observed by the sudden occurrence of water in the ditch). This ditch, constructed by the farmer more than 20 years ago, has effectively eliminated surface ponding and soil saturation. Thec eadnnfel has an approximate width of three feet or less which has been artiflcially� p.e feeds r increased holding capacity and subsurface drainage effectiveness. The North spring directly into the West ditch,just southwest of the well house. The water quality in the West ditch appears very good due to direct water flow from the spring. A local neighbor indicated that the property used to pasture cattle on this land and the springs were their primary water supply. Presumably,the farmer dug most of the ditches described above to control site drainage. Each year, the grasses were cut and harvested for bay. During the development of nearby housing developments and road improvements,runoff to the Wetland No.3 has probably increased to the site, since the off-site springs have been mostly channelized and directed to this site. Wetland Hydrology Determination _ Wetland hydrology is defined by the presence of regular (seasonal) water inundation or soil saturation up to the surface at some time during the growing season. At the time of this determination, such inundation or saturation was apparent only in the East ditch and the area it floods east of the Fosberg/Carman intersection(Wetland No.3),the very west end of the Middle ditch, the entire West ditch, the area encompassing the well house and North spring, and the area around the South seep. Most of the Middle ditch and land adjacent to the other ditches (3 or more feet away) did not have soil saturation _ within the upper 18 inches of the surface. The west side of the West ditch has moderately strong hydric soil characteristics(minus soil wetness)that probably developed I before the ditches were constructed. The same degree of hydricI soil appearance occurred J. '•"' around Wetland No. 3 and south of the spring and seep. Positive wetland hydrology indicators, such as standing water, soggy soil, drift lines (dead vegetation orientation), patterns, and hydric soil characteristics were identified water-stained leaves, drainage Y around most of the hydrology features having water during the site visit. t • • ,h • LAKE BAPTIST WETLANDS REPORT PAGE 5 SOIIS Existing Environment Three soil types comprise the land surface at the LBC site. These are the Huberly silt loam, Cove silty clay loam and Sawn silt loam. All are described in great detail in the Soil Survey of Clackamas County Area, Oregon (Gerig, 1982). These soil types range from deep, poorly drained footslopes to deep, poorly drained depressions to deep, well drained uplands, respectively. The Huberly silt loam soil type comprises the land surface for most of the study area. The surface layer is a very dark grayish brown (10YR 3/2 ) to dark gray (5Y 4/1) silt loam (ten inches thick) that has many small faint mottles (7.5YR 3/4). Below the surface layer, the soil is a dark gray (5Y 4/1) silt loam to silty clay loam (eight inches thick) that has many distinct reddish orange mottles (7.5YR 4/4 & 4/6). Underlying these horizons is a dark gray (5Y 4/1) silty clay loam to clay hardpan (10 inches thick) which has many medium prominent reddish brown mottles (7.5YR 4/6 & 4/6). This hardpan is underlain by another brown,yellowish brown,grayish brown silt loam hardpan (fragipan) that extends deeper than five feet from the surface. Surface layer generally has good drainage, the clayey subsoil is poorly drained and perches water as noted by the presence of mottles close to the surface and flooding created by the East ditch. This soil type has some restrictions including seasonal wetness, moderate compaction hazard, and low permeability. The Huberly silt clay loam is classified as Typic Fragiaquepts,which means this moderately young soil has a fragipan(a brittle and slowly permeable layer) and it is currently affected by an aquic (very wet) moisture regime. The south end of the LBC site has a very diffuse swale drainage pattern that has a poorly drained soil profile (Cove soil series) that developed in clayey alluvium and has silt clay loam to clay soil textures. This soil has very dark gray (10YR 3/1) silty clay loam topsoil about 8 inches thick. The subsoil, from 8 to 38 inches deep, is a dark • gray(5'Y 4/1)silty clay. It shows extensive thy accumulation and many small prominent brown & orange mottles (7.5YR 3/4 & 4.'i) nroughout. The substratum is also dark gray (5? 4/1) and very clayey. • This soil type has severe restrictions including seasonal wetness, moderate compaction hazard, high shrink-swell potential, and very low permeability. The Cove silt clay loam is classified as Vertic Haplaquolls, which means this clayey soil expands and contracts vertically during the year as its moisture content changes, and it is currently affected by an aquic (very wet) moisture regime. The upland and steeper area towards the southeast property corner has well drained to very poorly drained soils (Saum soil series) that have formed in mixed glaciolacustrine silty material and colluvium derived from basalt and have silt loam to silty clay loam soil textures. In well drained situations, this soil has a yellowish brown (10YR 3/4) silt loam LAKE BAPTIST WETLANDS REPORT PAGE 6 topsoil layer about 7 inches thick. It has no mottling or indication of soil saturation. The subsoil, from 7 to 13 inches, is also a yellowish brown (10YR 3/3) silty clay loam. Below this layer is a dark brown(7.5YR 3/3) silty clay loam, from 13 to 25 inches, that has some clay accumulate n and a few small gravels. The substratum continues to 50 inches deep as a dark brow to reddish brown(7.5YR 3/4)silty clay loam that has many gravels. In very poorly drained areas, such as around or above the North spring and South seep, the topsoil is gleyed (very dark gray) as well as the subsoil which is also dark gray (5Y 4/1) with a few faint yellowish brown mottles (10YR 3/6). The substratum is more clayey and less gravelly than in upland areas. The well drained fraction of this mapping unit has few development restrictions except • shallow depth to bedrock (approximately 50 inches to basalt). The very poorly drained fraction (affected by one of the springs) has a severe development restriction due to shallow depth to ground water and extended surface soil saturation in particular areas (shown Wetlands No.1 and No.2 in Figure 4). The Saum silt loam is classified as Typic Xerumbrepts, which means this moderately young soil has a predominantly xeric (dry) moisture regime and depleted nutrient topsoil developed under a forest canopy. Figure 3 shows the different soil types (mapping units) delineated by the SCS and adjusted to reflect field conditions evaluated during the site study. Appendix B contains selected morphologic descriptions for each soil type (Locations AP-1, AP-4, AP-5). Hydric Soil Determination Soil characteristics throughout the site were surveyed for hydric (wetland) soil indicators. The area mapped as Cove silty clay loam, by definition and field observation, has very strong hydric characteristics, including low chroma soil color with contrasting mottles, • and/or gleying. Specifically, the Cove soil type has very dark gray soil color (10YR 3/1 • and 5Y 4/1)with a few prominent reddish brown(7.5YR 4/6) mottles. The soil did not have su:fidic soil odor. The Cove soil type is listed as hydric in Clackamas County Area, Oregon (SCS, 1989). The area currently having soil saturation within 18 inches of the , surface occurs only south and west of the South seep. The area northeast of the Cove mapping unit, also has moderately strong hydric soil characteristics, including soil saturation, gleying, and/or low chroma subsoil with distinct mottling. This is the poorly drained fraction of the Saum soil type which exists around all sides of the North spring and along the east edge of the South seep. In these wet areas the surface soil has dark gray (5Y 4/1) soil color with a few faint orange mottles \ (7.5YR 4/6). The subsoil, at a depth of 12 inches, has very dark gray soil color (5Y 3/1) without mottling. The area having current soil saturation is restricted to the immediate area around the spring and seep otherwise this mapping unit is non-hydric. The gently sloping Huberly soils(covering most of the site) have varied degrees of hydric • appearance, but considerably less pronounced in areas not having current soil wetness • • • LAKE BAPTIST WETLANDS REPORT PAGE 7 i i near the surface. For example, the subsoil at AP-1 (non-hydric location, no soil r saturation within 36 inches) had low chroma soil color (10YR 3/2) and few faint brown (7SYR 3/4) mottles,whereas the subsoil at AP-7 (hydric location, soil saturation within 12 inches) had very low aroma soil color (10YR 3/1) and some gleyed (SY 4/1) and prominent reddish brown mottles (7SYR 4/6). The hydric appearance at AP-1 probably developed during the winter and early spring of each year such that the upper part of the subsoil became wetted by a high seasonal water table. The hydric appearance at AP-7 resembles active gleying as noted by the bluish and greenish gray soil colors. Most of this soil type is considerably more droughty than those determined as hydric. Recent 4. ' and historical hydrology changes (surface runoff diversions, digging of ditches, etc.) no longer appear sufficient to maintain hydric soil conditions outside the wetland boundary shown in Figure 4. The Huberly soil type is listed as hydric in Clackamas County Area, Oregon (SCS, 1989). VEGETATION • Existing Environment Vegetation sampling was conducted on August 31, 1989. The site was evaluated from 9 different sampling locations, the selection of which was based upon: • 1. Distinction of representative vegetative communities. 2. Association with sampling locations that showed hydric soil characteristics; 3. Association with drainage ditches (both importing and exporting water) and; 4. Association with the North spring and South seep. Approximation of dominance by percent area coverage was made for each of the vegetative communities in close proximity to the sample site. The plant communities on site are generally represented by three vegetative associations. The pasturo area,which comprises the majority of the site is made up of a mix of upland pasture grasses. Dominant grasses include: tall fescue (Festuca arundinacea), common velvet grass (Hokus Ianatus), perennial rye grass (Lolium perenne), and orchard grass (Dactylic glomerata). The ditch areas are dominated by a variety of escaped fruit trees (several varieties of apple, cherry, and plum), blackberries, and upland shrubs. Although flowing water was present in many of the ditches, the vegetation on the channel banks was predominantly upland. A large oak tree was observed growing on the immediate bank of the middle ditch. Only at the southern end of the west ditch, near Kruse Way, did the vegetation become characterized by wetland species. Species here included soft rush (Juncos efusus), common horsetail (Equisetum spps.),spiraea (Spiraea doitglasii), and willow trees (Salts spps), ., • 1 LAKE BAPTIST WETLANDS REPORT PAGE 8 • • The third major plant community was the shaded upland east of the West ditch near the well house. This area has Douglas Fir (Pseudotsuga menziesii), ground ivy (Glecoma hederacea),himalayan blackberries(Rubus discolor),snowberry(Symphoricarpos albus),and black hawthorn (Crataegus douglasii). • Hydrophytic Vegetation Determination The western two-thirds of the LBC site is old pasture which is harvested for hay. The distribution of the grass species indicate the site is driest in the northwest corner grading to slightly wetter conditions in the northeast and southeast corners, with wetland communities primarily in the West and East drainage ditches and around the North spring and South seep. The south end of the West ditch is the only location where the wetland plant community extends beyond the confines of the ditch's incised channel. The small seep here supports a high concentration of hydrophytic plants. None of the plants identified on the site are considered threatened or endangered in Oregon. CONCLUSIONS AND RECOMMENDATIONS The final step in a wetland determination involves drawing a boundary around those areas having all three wetland components -wet hydrology, hydric soil and hydrophytic vegetation. For the Lake Baptist Church site, the jurisdictional wetland areas which encompass all three components ir',,iude: o The northeast pasture area where the East ditch discharges its water flow (Wetland No3) o A semi-circular area west of the South seep (Wetland No.1) o An oblong circular area around the North spring (Wetland No. 2) o Tb' East and West drainage channels • These areas compose 0.33 acres of jurisdictional wetland, as shown on Figure 4. For the rest of the site, the hydrology appears insufficient to satisfy the wetland hydrology and/or hydric soil criterion. The non-wetland areas have predominantly Facultative Upland vegetation. For the proposed development, the wetlands directly affected primarily include the East ditch and the Northeast Pasture that it discharges to (Wetland No. 3). This wet area functions as a shallow ground water recharge zone because all of the water from the East ditch percolates into the soil without any runoff. This wetland also serves as sediment trapping area. Since water is currently flowing into the area (from off-site sources), it will have to be diverted to a new channel or into the storm sewer. A new discharge path could be created paralleling Carman Drive that bypasses the upper West ditch and joins with lower West ditch near the existing well house. y n • • • LAKE BAPTIST WETLANDS REPORT PAGE 9 f The West ditch, west end of the Middle ditch and the South seep which are also wetlands would also be impacted by future facility expansions. The ditches appear to drain ground water away from wet area so adequate subsurface drainage will be necessary to prevent the re-emergence of a spring. The triangular-shape area south of the North spring and the Southern edge of the property have suitable soil conditions and topography for wetland replacement as well as water feature enhancement and storm water retention. REFERENCES CITED Gerig, Allen, J., Soil Survey of Clackamas County Area, Oregon. November, 1982, 293 pages, 65 soil mapping sheets. Reed, Porter, B., Jr. 1988. National List of Plant Species That Occur in Wetland: Northwest (Region 9). USFWS Biological Report 88 (26.9) 89 pps. Soil Conservation Service. May 30, 1989. Hydric Soils In Clackamas County Area, Oregon. U.S. Department of Agriculture, 5 pages. • LIST OF FIGURES FIGURE 1: Vicinity map of the LBC site and Lake Oswego, Ore. FIGURE 2: Hydrology features of the LBC site. FIGURE 3: Soil mapping units of the LBC site. • FIGURE 4: Wetland areas of the LBC site. LIST OF APPENDICES APPENDIX 1: Wetland Determination Sheets APPENDIX 2: Selected Soil Morphological Descriptions • .,;(r-'.n ,.. 1 • •tii ,F ,l Y s gg ' ' 1 aT- $ ! , fl1i i]i a a u o • 3 ,krtht '4-.-"•...... l'GO. at,..uxe. M { ,14 + `,1 J1 _1 J�.y1w �y p, .�Iti, Fry J��irY_ i �\ "i M til,4>. .' I T ��` ts, q , . \N 1 I �� ` P 4 I. a .t r 1 N Y .1.. e P. • I 11 I_ ���```�` \ L L B 3 (V 'n .... 1 it �,.-.� ` 3 'w`.!y• w •� 1 1 ,i.G., ,".1 1A1•„a, s g, ' �+ .wJ: y?=way. I r._ .... .. I I moo_ / / .''4�" it,.\ \ 4°7TQ Ymntsr ( I. • I• f f". , ,/ L \ �Ii �(r r 1 0 \ 1 h` �` 'il • , , N1 \1 �\ V w ' II • 1 II , -, o t.� t ill • II • i'l II' ,; QY .,*j 4w ;t, n. , a , gig irgm . ,. .® M q.1 6m a �G+Z+'"��J- al M1�Nq� xt i lift g yt;i°1 fl r qN Q17 o '���pa 111100.i.,410Fi4 sW 111+ VgX .D. ]Sl 844A0oa+ 11." • _....1 eel . . 711114111%%tiu:- --•M.,, 1 --""•---..... \ kdW1IWN 1 \ . - \ �� .,` 1p .• \ •. \-, A . . ..., el........-7. . / //:9.,.„ .__ _ ,......., --4:4111#),7,,,,.. ..... . , , ...% .....\ •\'''' linfrie ••••••E 4' \ter- VIIII 4.* . \\ ' l , r/ 7.. al.,/ il It ' •41 1. . a `� 11 \ 14I :fur. ill 11 4..v4;:„�'� +-j1 1 „7": 6 e illIll. {I r �._ � - I I+ . . . , . 0 ... i I it: .:4111°I:i I ) ie1 ;:11 tg:i:12 • ......s, q8 1 5,Ig1g I1 8 :'''4'2' • ,Sti,e,c, 1 1 1,12.4:11ii. i'i Z /...," t,,, ' .. . ..„ oT, , • •,K,'2.%•-•.:•, --. i •• z ,••„•••• .:•,.y..r., ., f. r, 1 . • .... ..,4. \ a r4,1::.,;':'bi?,:(,..-be •;,, •i, , r. •••[..(,s;•.:••44....:,;N! ...,.0,i;,,,, ,....s• \ ? ,; • .,. uk,,,,i,,...• •••;%"\. „ , ' -,........,41:,..,A.......1.v-ik. - .1 ---:--4 — , i'l':? *;,;......i_.',....`•', 3.\`‘.',, g , . • •lik It.It3S ii p 1 .11.,1,, r, a k "P:k.," g :4.4.1,,,immm......__.,.e ,4 i •!....",111 .:;.•••:1C',••.t, • 1:::7 14,4r•:,1::.i...t.41:11 4111'",;161.1 t Y. .v• \* ,g z.1 ( r _..:'''.".4 I, e pre/5•.•'•;1..$ ; !..:n 17 '14., .4 i' '''' .— 4 l* 4/k.,',1•1:P.... 7r. 1, 4.11---4*,,% 4,.'1 ,,,401 • , , . I, h I •.•• ,t•Vot ',.t....':, "•• TOY''''',. „ •••• '11 2 :•,T;:„.11::•...y:tt.i.:,' -, rt . , . . . ,,,.. ,..,,,. ...„, i , 14, 4 .•:',..•••• ''',.. "1'V h f' ''' X • . i ..'!"'P.54itt5i1A.4.p:•• 1/7SY.',.. *I t, 1. ... '. :I . 1111141,1 •••:/,Fti"f'' I . 74 1,-- 1 4.:,.- • '.- k v _ ki:' iii13,' 1 ' . ....IT • q I 2. frr li N••,• .' •,.. " icilf,1 , 1: ..s,, :, . ..': 1'1, 'f.. ,/ 11 • . '..... . 1 kg . . • • ''. .1'..1 • I % .. ' a 4 ' , t.1.. . , , 1,.. ' ''t 1.• • . , • . ....-..1 .-A,i : /, • r.,....., io...t 5 r' , . . a . . , ] g 9 ' i( t l . . .i ..1 • APPENDIX A ATION SHEETS WETLAND DETERMINATION r DATA FORM . • ROUTINE ONSITE DETERMINATION METROD1 P.Scoles °� Field Investigator(s): J.D. White Co. - D.Anderson Date: 89 08 31 . Project/Site: Lake Baptist Church State: Oregon County: Clackamas _e Applicant/Owner: Baptist Church Plant Community #/Name: Note: If a more detailed site description is necessary, use the back of data form or a field notebook. Sampling Location: AP-1 ,Na4'+w.44 urN.v .f a4e. . 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, explain on back) VEGETATION Indic. Indic. Dominant Plant Species Stat. ptrat. Dominant Plant Species Stat. $trat. 1. Ves4A441. ..ri.v.21 nw4ee. Gwen- K 11. , 4 2. 4h 4k.%M4h,.M ai...4,.w F"Ai..A II. 12. .. 3. *Aro4A4 a 4.4Nuts NI M 13. 4. 14.40.e. 4h.1ms • P/& U. 14. 5. b‘ai yll s e►or.4r.,1+ Ph6IA 0 15. 6. • 16. 7. 17. 8. 18. 9. 19. 10. 20. _ _ N, Percent of dominant speci-'es that are OBL, FACW, and/or FAC 15 V. Is the hydrophytic vegetation criterion met? Yes No ✓ Rationale: sw ,r►f.� .5;,....,.'.. a..} ,..k M.44 S. Rite_ aiewi,,n.,ra} suse. .. .s r , • SOILS Series/phase: 4146.1y SM.. 1.,„ Subgroup:2 'ryptc Fr0.40,108eprs Is the soil on the hydric soils list? Yes ✓No Undetermined Zs the soil a Histosol? Yas No ✓Histic epepipedon present? Yes No Is the soil: Mottled? Yes.✓Nc_ Gleyed? Yes No ✓ . Matrix Color: to Ya 3/a. (.►o")Mottle Colors: very vvl .f,:.4 1-7-kW .t.s yc a),} Other hydric soil indicators: a YeXm 4 ?.f 4/4...#►es .} 441 Neh4, t Is the hydric soil criterion met? Yes No ✓ Rationale: Poe, Y,.4 ..pre... 4. 1ia4e. e. .&Z e. ,,44 s}•,N►. r•+1 t wut HYDROLOGY Is the ground surface inundated? Yes No Surface Water Depth: Is the soil saturated? Yes No v Depth to free-standing water-ER pit/soil probe hole: > 4,6 .c.}, List other field evidence of surface inundation or soil saturation. VIOMa, na. 't. le,t..t IL,6111.}1y dt 4.1 i+t.er. .1'e S.M'hh ` Is the wetland hydrology criterion met? Yes No ✓. Rationale: L,..ks a otlo..4.a of tr..1 5 �4.ti.�, -,7 i 1 a M of su.rf0.4.11. JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes No ✓ Rationale for jurisdictional decision: h11 }I.,r.e cv:44,01*A nok v"e4 , 1 This data form can be used for t2ie Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. ' 2 Sea classification according to "Soil Taxonomy." DATA FORM ROUTINE ONSITE DETERMINATION HETHODI • • P.Scoles • Field Investigator(s) : J.D. White Co. - D.Anderson Date: 89 08 31 *project/Site: Lake Baptist Church State: Oregon County: Clackamas • )plicant/Owner: Baptist Chvrrh Plant Community #/Name: Note: If a more detailed site description is necessary, use the back of , data form or a field notebook. Sampling Location: ,4P-1- , s.w41, 4,4 e 6 site. **********************: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, explain on back) VEGETATION • e Indic. yndic. ,. Dominant Plant species Stat. Strat. Dominant Plant S>aecies Stat. Strat. . • 1. 04a4-71;6 51emarn40+. FPc .4 4 11. 0.411rc..as 50.rryl,..., tAft- •r , 2. Lc.11..w. vp41,ra:nnqt. IC/Art.1\ µ. 12. ("ruNuu; Attu,,. -salt-- r 3. Ci...%1uw. ,..gehs.. r,Ku+ sl 13. • 4. FrOmaw sv4..Jt.,..ceo,. ,Firth- µ 14. _ 5. N+1•sre 1...44,..7 . 11 15. '. 6. • 16. 7. Rabps dts..ler PM.u- Sh , 17. , 8• rt.*. (A .socike , carts sk 18. • 9. 19. 10. 20. • 4011, Percent of dominant species that are OBL, FACW, and/or FAC to 9. • Is the hydrophytic vegetationl criterion met? Yes No 1 Rationale: �a .�1:-5 i a�. .a: ...A 1n..1e t 00,4 1.w;1M4Mk sra�uEs . SOILS • • fries/phase: Cove., si 141 el,/ leave, Subgroup:2 Ver}t c 104p\ti%.olls Is the soil on the hydric soils list? Yes ✓ No Undetermined Is the soil a Histosol? Yes No. I.'-Histic epipedon present? Yes No Is the soil: Mottled? Yes✓ No M Cloyed? Yes No Matrix Color: 10 Ym 3A (t")---Mottle Colors: Vky c,Nk S .F.4.1 '.v VA 3/4 - Other hydric soil indicators: „•„t.: e.l.),0 4..y.. ..} 10-Ls ," , LS- 31" • Is the hydric soil criterion met? Yes No v • Rationale: O.•s Mod ...row, A. 1..v.. ....y.►ee w..7 s4.ure. red:w4t. ' HYDROLOGY Is the ground surface inundated? Yes No ‘-' Surface Water Depth: Is the soil saturated? Yes No Depth to free-standing water in pit/soil probe hole: > 40" List other field evidence of surface inundation or soil saturation. NeY$U., "awrly, lade)t ae:i41y ilapl...g Ao Ser.t•ICh Is the wetland hydrology criterion met? Yes No ✓. Rationale:. 1aGss 1tiite..4.2tiv1 ..f se;l 5sir rq}ti-rh w;4a: 1S" •c stir-Fa1. , JURISDICTIONAE. DETERMINATION AND RATIONALE Is the plant community a wetland? Yes No �' ' Rationale for jurisdictional decision: 41% Atwe. c.44.r 01o4 .A,e4 , 1 This data form can be used for the Hydric Soil Assessment Procedure and the 11 Plant Community Assessment Procedure. • t See classification according to "Soil Taxonomy." DATA CORK ROUTINE ONSITE DETERKINATIoN oles METHOD' J.D. White Co. - D.Anderson Date: 89 08 31 Field Investigator(s) : lmjo ag • Project/Site: Lake Bap ist Church State: Or---T°n„County:,$ + oat hurrah Plant Community A/Name: Applicant/Owner:awmor: detailed� � site Hata:Note: If a more site description is necessary, the s•back sr�tn9 f data form or a field notebook. Sampling Location: Do normal environmental conditionn back)exist at the plant community? Yes v'No _. (If no, exp Has the vegetation, soils, and hydrologyback) bean significantly disturbed? Yes No v (If yes, explain VEGETATION Indic. Tngc.i tra�� Dssain- Plant ci Spees stet. a a -. Dominant Plant Soecies fitat. S �va4' 1l 11. — 1. .)uv�ea5 !- H2 s Ck 12. — 2. igl.. �u.. h yC.....! .E . µ— p/re. __,► 13. 5. S vev err ---- 15. 15. 7. F" ACW 6h 17. 7. 5n\✓uee. ....e\ws;i 1 . — . $. Rw 11- ,� - kc.0 -ill-- 19.8 9. 'f_ 20. 10. Sw1\w s*•S and/or FAC 80%. Percent of dominant spec es that are OBL, FACW, Is the hydrophytic vegetation criterion met? Yes No Rationale: > Boa/6 .1.waw..61. of O -i C/rtb'$ C".- Scan:.! • SOILS 2 T to Xe w, brapeS Series/phase: 'Say'"' s:44 t�{"^ Subgroup: tir Is the soil on the hydric soils list? Yes No Undetermined Is the soil a Histosol? Yes No_ Histic epipedon present? Yes_•__ No Is the soil: Mottled? Yes No Gleyed? tR �`�j;'s1:Mak Matrix Color: 5 Y 4/t t:s ,S Mottle Colors: t,R, , ,,,,....0...1TW •a�4..�. Other hydric soil indicators: s.:l 4444,,..4 .} Sur�No Is the hydric soil criterion met? Yes ._._ Rationale: A.r— / roriwakuA y.v.1y4urt r`. )*.L. =BOLO= �� Is the ground surface inundated? Yes �! No Surface Water Depth: 6- Is the soil saturated? Yes v Nit soil probe hole: w� sMrpe`�'— } ��" Depth to free-standing water Ii p / List other field evidenca,of surface iinundation or soil saturation. ewe*. •4 5.+, ejrt du,, 1., ara1..a•�t Pw•4�• Is the wetland hydrology crjterion met? Yes le . Rationale: 5.0 s,ka.a)►t•+.. a swv.Fww• JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes v' No Rationale for jurisdictional decision: Mt �t,ru. a..rk-"^Q`' SA 1.1 :wt.. 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." DATA ?ORX ROUTINE ONSITZ DETERMINATION METHOD. • P.Scoles Field Investigator(s) : J.D. White Co. - D.Anderson Date: 89 08 31 • ' oject/Site: Lake Baptist Church State: Oregon County: Clackamas ,plicant/Owner: Baptist Church Plant Community #/Name: • . Note: If a more detailed site description is necessary, use the back of data form or a field notebook. Sampling Location: AP-4,f..1+.•r WQs#•f s. sf r:^5 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, explain on back) VEGETATION Yndic. Indic. . Dominant Plant Species Stet,,. Strat., Dominant Plant Species Stat. Strat. 1. ireS4ue. 0.r,410, 4,4e0. WAWA).- W 11. 2. b..c. y( s 404nvmro.1e4. ,•,e,uA. * 12. , 3. LOW... verip.nn a V.A.% 41• 13. { 4. Ryr1.1.4:b -N,f.. 14. — 5. Raw.tx ae-s.4o5eWa Gt4eu % 15. , 6. 16. 7. 17. 8. 18. 9. 19. 10. 20. Percent of dominant species that are OBL, FACW, and/or FAC Y.o9'2 , Is the hydrophytic vegetation criterion met? Yes — No Rationale: SOILS cries/phase: Gave .silky c\ay 104w4 Subgroup:2 V+r}Sa 4r..rt*e14.4.tS Is the soil on the hydric soils list? Yes i-' No Undetermined Is the soil a Histosol? Yes No t--Histic epipedon present? Yes No v , Is the soil: Mottled? Yes w No Gleyed? Yes 6.." No Matrix Color: d Y fit C015 Mottle Colors: 1.5 Y4 x/4 !, Other hydric soil indicators: wk• Id" rY 4/t 4 ve•y v.•y j.w% y.u..J r..rtws • Is the hydric soil, criterion met? Yes No ✓ `` , Rationale: 74vw.5 4tvArh 4.:1 i..6:L4OrNs *d:te+Q4 he+l..itt..%rier. of dG•+rrewt„ otiaf4a C.imibiS14a,1r w 4 ie5Cws� (see hydrsl.) . HYDROLOGY Is the ground surface inundated? Yes No ✓-'Surface Water Depth: Is the soil saturated? Yes No t- Depth to free-standing water—in pit/soil probe hole: > 3 Q° List other field evidence of surface inundation or soil saturation. tDMVtd It dr•.11. te, 1,xlm, bf YQrtn,. Is the wetland hydrology criterion met? Yes No ✓ . • Rationale: 6v.1 .p*wre..-41y }Do ierp 4 -� JURISDICTIONAL DETERMINATION AND RATIONALE ' Is the plant community a wetland? Yes No ✓ ' Rationale for jurisdictional decision: AU •%4+I•�- cot cA4 mot v"e.. 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." 'DATA YOU ROUTINE ONSITE DETERMINATION METROD' P.Scoles Field Investigator(s) : J.D. White Co. - D.Anderson Date: 89 08 31 Project/Site: Lake Bap ism t Church State: Oregon County: Clackamas Applicant/Owner: Baptist church Plant Community #/Name: Notet: If a more detailed sits description is necessary, use the back of data form or a field notebook. Sampling Location: AP•5 ,jwsk'e4s} •f„rr4in sr.A.,' **************************************************************************** Do normal environmental conditions exist at'the plant community? Yes No (If no, explain on back) Has the vegetation, soils, and/or hydrology Leen significantly disturbed? Yes INo s. (If yes, explain on back) *************************************,t***,,*******:•**************************** VEGETATION Indic. Yndic. • Dominant Plant Species Stat. gtrst. Dominant Plant Species gtat., Strat. 1. (rlee.sti,a VisAevacaa rA(,t&} 4 11. t'r.41e0V us awwl.ai. PAvc 5c4 2. 54...0 •y4 vo.1u.s'r' c Y'ACW% 4 12. _94,Y,.4y0, re.ce....p, F440.1 Swr 3. 13. 4. Rose. (3; o ca.Pw A S FAtt1, 14. , 5. e...419114 Zsulor I�mt.(A; SM 15. • 6. 'S «,0,0rie.4,10• Atihls, k 41,, 16. 7. _ 17. 8. Prwv,N S 5f f4. T 18. 9. i 19. . 10. Percent of dominant species 20. p that are OBL, FACW, and/or F4E—fo•/o Is the hydrophytic vegetation criterion met? Yes _ No �- Rationale: So--t%4•��•+ �i:la 34� '� cne� ,1rt Fkt alww�t, 4 ? aua L . • BOILS . Series/phase: S*,.r., s;4' (o.wt Subgroup:2 Typ:c )kruw,brcp+f , Is the soil on the hydric soils list? Yes No Undetermined Is the soil a Histosol? Yes No!-Histic epipedoe present? Yes No t-- Is the soil: Mottled? Yes Nov Gleyed? Yes vs" No —' Matrix Color: 6 V 3/i (6") Mottle Colors: $14.14.0, its s+ er...e, %. w.00.5 Other hydric soil indicators: FaC..4 to YR 3/i, w.l}Ny 0 le" y.1N0'.44 M q} 3 " Is the hydric soil criterion mat? Yes 4• No Rationale: A.A,.ie./ pe,;.k.14 ., w,.t64wre rey=,,,,,n. HYDROLOGY . Is the ground surface inundated? Yes No ✓ Surface Water Depth: Is the soil saturated? Yes ✓ No ' Depth to free-standing water-rg pit%soil probe hole: 3-5 " • List other field evidence of surface inundation or soil saturation. *Akte.%# 4e weeM, 3Apr1rs , 4aP.treQk.j S1•peJ, 4a sw Is the wetland hydrology criterion met? Yes 4• No Rationale: s.;i, 6„1vNw1.i.,...v wii•us;,,. 0 of ekkr.¢wta.. JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes No ✓ Rationale for jurisdictional decision: .:7..,e44e-c,.. ve'4•ev%a v00, tee}, i This data form can be used for the Tiydric Soil Assessment Procedure and the Plant Community Assessment Procedure. 2 See classification according to "Soil Taxonomy." , • ' DATA PORM ROUTINE ONSITE DETERMINATION HETHOD1 P.Scoles cr(s): Field Investigat J.D. White Co. - D.Anderson Date: 89 08 31 Acoject/Site: Lake Baptist Church State: Oregon County: Clackamas plicant/Owner: Baot$,st Church Plant Community #/Name: )Vote: If a more detailed site description is necessary, use the back of data form or a field notebook. Sampling Location: A P-6 ,c,:,,, 4..~ 4..040, se el"9 Do normal environmental conditions exist at the plant community? Yes 1,-- No (If no, explain on back) Has the vegetation, soils, and/or hydrology been significantly disturbed? Yes No ✓ (If yes, explain on back) ***********,f**************************************************************** VEGETATION ' r ;ndic. Indic. Dominant Plant Species Stat. ,Stott. Dominant Plant Species Stat. ,Strat. , 1. Ae;re .row r tt1lY.S t`quA µ 11. 1's4.,1..} o.,w S . . We. ties;i U -i?t.. ' . 2. Dw44.114 wln.ae04444 aA-00% s _ 12. Outreus 1tiorVcine,, , t.1/y 'r 3. S}aeMy s pa1MSir-%s MryKvd •F ►1 13. 4. (ela evv..w ha i t cekceo FAt.u'} 1. 14. ,. 5. 15. 6. 12..:1bv.S 4tstsl t. p,,N.tu. st^ • 16. 7. 4.0.+%+o,A...reS m%.,.s Kgc,U 511 17. 8. 18. 9. d Pot-If Ae.,o.T. e1....�\bs,i PAC-. 'ywf 19. 10. 20. Percent of dominant species that are OBL, FACW, and/or FAC 5•4 Is the hydrophytic Vegetation criterion met? Yes No v Rationale: SA.,.111,1 3,=4o e..e.a a.4 1^«.r4 b FFAcc, &e...a..,..k S l,.Z. '._,. , 5Ot S S11} leave. SOILS aies/phase: Subgroup:Z 'f pc u.v Xer4bre 0-1 • Is the soil on the hydric soils list? Yes No Undetermined '}: • Is the soil a Histosol? Yes No v- Histic epipedon present? Yes No v, Is the soil: Mottled? Yes No ✓ Gleyed? Yes No Matrix Color: to Yt.'''F/3 (9"TMottle Colors: Other hydric soil indicators: q•he, Is the hydric soil criterion met? Yes No ✓ Rationale: DM! .1.4 wee."- 4. lnwVe 41 ru .r.•4 S4v✓V ea►awne . HYDROLOGY • Is the ground surface inundated? Yes _ No Surface Water Depth: Is the soil saturated? Yes No — Depth to free-standing waterI pit/soil probe hole: 184 List other field evidence of surface inundation or soil saturation. . wmt. stle10%y t..fyl•pe •.e .4p,.lw.s. Is the wetland hydrology criterion met? Yes No ✓ . Rationale: L.e.ka ZAlt...At-rn st• sail .iu;-,Av..4:4r1 wrkt.t 1a11 o{3 svr.Fv.ca.. JURISDICTIONAL DETERMINATION AND RATIONALE A. • Is the plant community a wetland? Yes No t!' . "—Wu Rationale for jurisdictional decision: hu 4 C.44.Iitw, .4.6}- «-4.4. 1 This data form can be used for 'the Hydric Soil Assessment Procedure and the e Plant Community Assessment Procedure. 2 Sea classification according to "Soil Taxonomy." l . •• .t . DATA FORM r ROUTINE ONBITE DETERMINATION METHOD1 P.Scoles Field Investigator(s): J.D. White Co. - D.Anderson Date: 89 08 31 • T. Project/Site: Lake Baptist Church State: Oregon County: Clackam,a,� en Applicant/Owner: sr1D•i h .,- h Plant Community #/Name: tote: If a more detailed site description is necessary, use the back of data form or a field notebook. Sampling Location: AP-I, we54 e,nl .{'. }e.rdYop • **************************************************************************** Do normal environmental conditions exist at the plant community? _.%4t"~4' % Yes t.' No (If no, explain on back) • . Has the vegetation, soils, and/or hydrology 4een significantly disturbed? Yes No v (If yes, explain on back) r VEGETATION =Odic. Indic. . , Dominant Plant Suecies stat. strat. Dominant Plant Species Stat. Stret. 1. F.44uco ctray.atv.wc.*, F/4ttt.. H 11. 2. tlale,K< 1•,,,4+4- Fore.. _ji___ 12. 3. h'vesilts }+Hvy Nt 4, 13. rs. * P r^a.,.%S s agc•N 4 14.4. ,Alto s 5. Ecln't.nvt. to.. Lteu.>a\IS F44W N 15. 6. 16. . 7. 17. ' 8. 18. . 9. 19. . 10. 20. • ; Percent of dominant species that are OBL, FACW, and/or FAC 155/a Is the hydrophytic vegetation criterion mat? Yes ' No l Rationale: S.•-ptt.. S 4t ti..* '..a-.'e .rt-au-. So% t` %wq.n.Jl of Ow,.pc J •I Fox_. - . I SOILS Series/phase: I�u4?erly st44 tow., Subgroup:2 Tyrtc Fre.e..,vuar#S Is the soil on the hydric soils list? Yes t- No Undetermined - Is the soil a Histosol? Yes No t-- Histic epipedon present? Yes_ No Is the soil: Mottled? Yes No io' Gleyed? Yes No v Matrix Color: tOYit•'6 /t-1.. (.i" Mottle Colors: vfvy vtvy ,p<w�l 46 sUty w,.t}tes, 4 Other hydric soil indicators: M. 1514 s' Y 4/t 4 to yR 3n•.i.r ye. 4/6 •».toes. Is the hydric soil criterion met? Yes No S.% lA+...,t-+M ,•} 12. Rationale: Aoratc vw oil d Imo s, r2.t;vhq , -- S.twa ovyiv.c war. 0.cc,..i+.1. HYDROLOGY Is the ground surface inundated? Yes No '"-'` Surface Water Depth: Is the soil saturated? Yes t.- No Depth to free-standing water in pit/soil probe hole: II. List other field evidence of surface inundation or soil saturation. 1h lr*4.isa. Way) 'f, l✓ a evidence , 5* .•44, Is the wetland hydrology criterion met? Yes ✓ No Rationale: .W /d..*•Fai,a, i.N.�a s. v. AurftAA.m ,417a, ai ec s4v. .t.,.. r JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes t No • Rationale for jurisdictional decision: ,Ylt kv.:e... crt• .e. s.. sp•e . t 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." t DATA 701X . ROUTINE ONBITE DZTZRNINATION NETHODI P.Scoles . + Field Investigator(s): J.D. White Co. - D.Anderson Date: _ 89 08 31 Project/Site: Lake Baptist Church State: Oregon County: Clackamas applicant/Owner: Baptist Church Plant community #/Name: 3tr,: If a more detailed•site description is necessary, use the back of data form or a field notebook. Sampling Location: AP-S, s. 41i of wes4 e.' 144' **********************t***t*********************air*************************** . Do normal environmental conditions exist at'the plant community? '�°�Wew,,,I, yes ✓ No s (If no, explain on back) ' Has the vegetation, soils, and/or hydrology been significantly disturbed? Yes No ✓ (IZ yes, explain on back) VEGETATION Zndic. Indic. . pominant Plant Species $tat., Strtt,, Dominant Plant Species stat. ptrat. . 1. rre•i}k,.u. .Vw.alv.Asea WAt I • 11. . 2. 3. 1ia14w 4 lwuyw`,A s t=A•G. H 13. 4. 1...1tyw QIJtNNa wACu 1F 14. 5. P►,1ey.... vie%.4c.,st 1=lrtN 41 15. 6. 16. 7. �— 17. 8. 18. 9. 19. 10. 20. Percent of dominant species that are OBL, FACW, and/or FAC 3o°/.. , Is the hydrophytic vegetation criterion met? Yes No ✓ . Rationale: 0•..Q1:..5 sZ4, doss a ulf 1ne,v'. S Rhe. d.+•nt.w».•. d')?,.c'.a.s . , . SOILS 1oer1 Sir laavh Subgroup:2'pries/phase: flu Y g p:Z T7Ptt Firo.tlaavuep s .4 the soil on the hydric soils list? Yes ✓ No Undetermined • Is the soil a Histosol? Yes No!�' Histic epipedon present? Yes_ No ✓ Is the soil: Mottled? Yes%' No Gleyed? Yes ' No 4 • Matrix Color: s Y 4/t (tzt�) Mottle Colors: �.�„� 1:6 yR 4�', to y� �� , Other hydric soil indicators: Al- 124 Sy 4/1 *.,. ....ttn..a. Is the hydric soil criterion mat? Yes No ✓ Rationale: VIA, t^oA ..Pptav 40 hau. opt.de. w.,e�1{+►r.. rao,;...ne . Way e.1o.s . 4.9ra..r t454'41^r1 f,. . HYDROLOGY. Is the ground surface inundated? Yes No Surface Water Depth: Is the soil saturated? Yes No V ' Depth to free-standing waterer pit%soil probe hole: >7.5" List other field evidence of surface inundation or soil saturation. d ec19t (ti•.•..4.. ) e4 "4tpvater* wt4\.•y.1. 511yt1r1y t.ttl..r .hya•.. ,lira%y�o..gQ. Is the wetland hydrology criterion met? Yes No -• . �� , Rationale: D.es u.. •1.epeAN 't. a. -4• 4.tit 1...vat..1-s Q. L.e u.16A'1 %tr e.F t'Ar..e.oa., :34 ret e. M.fdrt e. •r.Cl Ii eiy. $ �" JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes No ✓ • &a':ionale for jurisdictional decision: tilt •4h.rta tx444.e. e, knbir tone;', • 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." \ . \ ., . i . j • DATA FORM . r • ROUTINE ONSITE DETERMINATION METHOD' Field Investigator(s): J.D. White Co. - D.Anderson Date: 89 08 31 Project/Site: Lake Baptist Church State: Ore oq• n -_County: Clackamas ,at Chnrrh Plant Community #/Name: Applicant/Owner:If awmor: detai q a a \� Note: If a more detailed site description is necessary, use the back of data form*o*****ield notebook. *Sampling *a*p l********i**********e**� *******t*******a Do normal environmental conditions exist at the plant community? Yes _14-No — (If no, explain on back) Has the vegetation, soils, and/or hydrology been significantly disturbed? Yes _ No ✓ (If yes, explain on back) VEGETATION Indic. ems& rot. pominant Plant Svecies gtat. ,�trat. pominalttPlant ne t cies Stat. T. 1. An}hown4lt�N^ r,ra,oa ►vn FAA{4-- 11.11. YY {1 2. 4wcl.•�lt y ylow,wai i H- 3. G rltuv+' O.r4rr.Sit >RvArGY:4' N• 4. 1=)os•4•.ca` 1r41-0.►A1..4c44 %AGII•� 14. ------ 5. lu ri n,..$ p r 1.i. S IA1114' F'A GPI_ Vi 15, _ 16. 6. Firun 3M 17. 7. 'R..bws b�smlw ------- ------ . � 8. -' s:— 19. 9. ©M e-cv.5 y.....i qua 'Apt.. 10. Crw4ww5tis v..oNs5yMe.. N l �yP 20. Percent of dominant species that are OBL, FACW, and/or FA v 0%. Is the hydrophytic vegetation criterion met? Yes No w • Rationale: No 6>^'n.t.. A ;t......^'4 epac:n.s , SOILS Series/phase: t\t oeMly 51A loom. subgroup:2 1-11* - re•4; 1/4q1/4•06 Is the soil on the hydric soils list? Yes No Undetermined _ Is the soil a Histosol? Yes_ No `_Histic epipedon present? Yes_-_ No v • Is the soil: Mottled? Yes No= Gleyed? Yes _ No Matrix Color: i• ya.313 L3"rMot Ile Colors:o nerK�,s vz a/4 w:.t4ly Other hydric soil indicators: r Is the hydric soil criterion met? Yes No 4,••,e "MIL'Rationale: Vlrr .r•..a,Ml'Y Sail QY•rf:lQ. 'oe5 1.40-4 e•PPt onei. 4uirt vv..ltw.rt.. HYDROLOGY . Is the ground surfacl., inundated? Yes No „1/4-• Surface Water Depth: Is the soil saturated? 1'ss No ✓:--- .1 30�1 Depth to free-standing Waterer pit/soil probe hole: List other field evidence of surface inundation or soil sztturation. tome, Hp514re /f v..e..rl,y .rocches , Is the wetland hydrology- criterion met? Yes No 1!. Rationale: !>'� •rIDe k..4 , 5.t% w.ue1. aI•/It r �1nA0. all s.v,0\t .., \oeA4':",s . 1 JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes _ No V Rationale for jurisdictional decision: k47.7.7, : ��sue, v.c ,a , M� i This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. 11 2 See classification according to "Soil Taxonomy: I . . , , .. , ,k • • 6 • 0 • i . • . P.. 4, 3g .. . .„..,..i... , . . ..... ^: J . g. • 6 • • ;•• I•, •;,' 1 S I • ..; .e.:-... . .1,i,.. • V.•• ••• s el\--- SOCIATED • •••A.', ••• ;tr. OPP• • • 6 •dit . • • 1.4,/ ,•' 611.4 -ANSPORTATION'' • At V • . . r(e/-!. S,.r. GINEERING & •z • . s 1:1 4 '1' ANNING, INC. . ..-- .7-0. -....;.• . 0 ..., . . 6 • d • • • • ti • • • i •• / 4 . • • . I I • • 6 • ' R E C E I V Era) • ;C .' 4 • Itt.,,,:•133 . . • • • • • • LAM, (a)$*I EG 0 • •1 • • • • •' . ' " • . ' 'CI".°OFF PUBLlt WOW •1• • • ' ....•n • '.• 4 • • 1, . •. . ‘. .•, D.EpT, ,_._. - ••• , , ,.- • -, e, ' •',. .',• • 't..• . ' •• ' , t':. . •. ,, . . , ., ...t., . . ... . . . . .. .,,.. . . . ' ' •. . , • • • • • •• •.• . • • • a • • .• • • , .• • • •, , 4, •I I. .1 • . .. ....C./4•, .•• .... I ' ' ••.. .• ., . . a.t ,:. 4k. ,.:.e.40*,.....,1:,. ) ' i•T t• J .; ...... 1• •a t l . ... . ... . ..• . . i.....• .:: .'4.,. . 1 . t •t.IS r o '` ,;4 1 , . . . ..4 . i ... .,: t 2 • `.....:••• 0 ' ,. ...:, :"" . . 4 . iv ..•'-2•..'2. . .il4't I„,.. 2 •.•• 4 1...r••:+,7.4,•4.,...4•• ••41:•t•t •••• 6.. •. . t • 0 • • • • 6, 0 ./ . I . . i , • ( •,'"'4) IXIIIIIIT ' . 1,.1..., • a . s, • i. I•••• a •4.•••••••••••••••••••••••• se ..4 taoll. •••• • • 6 4 • • I COPYRIGHT:*ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING, INC. 1 V r 1 tl o• A T 1 a , t j,• TRANSPORTATION ANALrSIS >v qi! 4_NH C SAP I I S I t.l tUP.CH ' h _ f} o S.W. . :?USE :kb!,!,i :: CARMAN DR:V_ . • • i• . r•• L rthE OSWEGO, OREGON • PREPARED,FOR; i ' FISHER,LONG • ASSOCIATES • • S.`:31 S.W. MACADAM ' PIORTLAND, GP.3OM 4, • . • I. 79�% • • • • .f ` •.f).t,•f i • ,•r2•.,A;.t r l,,t0. tttt 1 1, t .�:%y».I.. ." -..‘ • • s.»1..`t t'C. 1 ,t.. t. • ..i...:'t.... Y"""^:.r .. Ar •t :. '•..., . ' t'....,r.".P:4 .r .. . .:K:«`•.•::,...5...'..t.n.... ... . .1.t•.. .. 1 PREPARE'D BY . • ASSOCIATED TRANSPORTATION ENGINEERING Pl_ANN?P1G, INC: 16016 S.W. BOONES FERRY ROAD • LAKE OSWEGO, OR. 97034 - - 85--?27 APRIL 1995 J ' COPYRIGHT: ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING, INC, i . '4: ",r . V , t Se TRANSPORTATION ANALYSIS OF LAKE BAPTIST CHURCH . L•7CAT_D IN LAKE OSWEGO, OREGON INTRODUCTION • • This report represents the findings of a transportation analysis • fdr. a 9O,OO Square foot, chturch located on the northwest corner , • of Carman Drive and S.W. Kruse Way. The purpose of this'transportation analysis is to assess the transportation impacts of the development on the surrounding road system. . The format of this report is in strict conformance to "Oregon • Departdnsnt of Transportation Minimum Requirements for Traffic . . Reports - Proposed Developments" and the City of Lake Oswego • requirments for traffic reports C, 3AC:<GROLND • • Lhe' ,following data was.' re+v.L t.ed •;and •••aVia.luated •.as •pertinent 'L rt ' to the' bb»'ctiVe'Of this trtiagsp„ortatipn''an'alys'id :.,•„ , 1•'i • TEEE. .GgNgg.R'ATION2• • AN Ih1FORMATTOJAL F8E?gRT, dst '.. . .. 'It'dnsportation Engi'neers,'',I985, "" ,. Higytgway�•`Capacity Manual•',' N:ghway Research Board Special Report , . .4 '�',,^. �, 1 iM67r, ;1965 ti• .,.. •� t . 5a I 4 +° t .N.'.,...,. r kN .`r•. `f;••1 'ir•'•i,' . .A, , . ' , , Intgrig btat3• ri'alss g• n Highway ap�ag tv Tran portat,nn Research r. :.0 s n t., ' '3o it's;'Gi Vaal ar 012' .,,, 191311, 4.0 , „ ti, „� , ., t",•`.• '4 Trig Generation ILtttensity F, ctors, Arizona Department of Transportation,1976 b. m ' Latest Trig Generation 3lfsrmatiar„i, Carl H. Buttke, Chairman, ' i committee 6a6, Department 6 ITE Technical Committee on Trip , / ' . Generation. Presented' at the GSrd Annual Meeting of distri' t .. /` • • ITE July 14, 1980, Sacramento, California. i A Policy on Geometric besign of Rural Highways, 1965, American Association of State Highway Officials. • • , s I . . COPYRIGHT: ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING, INC, . . / , a E P ; • Other background data and sources included: , F SOU .C5 DATA a4, ' City or Lake Oswego 1., Traffic Cot- -s `' i 2. Traffic Volume {� Projections C Fisher,L�ng ZcAssuciatas Site Plan I l.C. Fropcsrad Land Use. . Associated Transportation 1. Traffic counts aAg C ASSUMPTIONS Predicated an review and evaluation di the available local • • background resource,data identified previously, the following • basic assumptions were made to guide the performance of this transportation study. ' o The site will be developed in general conformance with . i , , the Site plan. 'o Land use surrounding this site will remain basically , •constant until completion, oT the protect. o This site will generate vehicular trips at a level CL.r comparable to the average characteristics or simi�- 1 oi.• sited developments nationwide. ' " 0 ' ;a' 'The • di'rect anal,ari'ent�st, on,of, the'proposed. vehicular t,. ;t'rai;ic:tif,14.:'1e ,i'n,:.accord nce Wi h' t e S•1 stingh's vecul'ar, t: "' : ?" ` `and ;the popui'at�ibn ckist`r•ibutiori i•h',4nd••'around the''Site'. • ' • • ,Other. ; assumptions made•, dtir 'ng',•' this, transportation analysis ' ' are identified in later sections;of this report';:as•they;'relate to ., t Fr.I .. 'VI+,S. •. .speyc.ifpt- condi•tion+s1+,,,, . •• •,••• ; • ' •a sr...•.'x I.:•+r)t.t rr .1+.•/.;H•f•.'t,. Y. r. • l •J. 1• .,� +•. e. . 7. ti,...) i, `.SITS @Nh 6BgA tot L . • „., "�r} 1 ' , +.: ,r,, J . b+ .t °S 4r • „ e.-.law, nr- .too rV-3..I.1 r iL r w::. r4 ', y .+ •' •"4 ..r ..."'Scnario+ 1 'Aghawa 'the''m e r sti'AV'ad'doth L*.i ecI• road' yst=m.` - ' ' EXISTING CONDITIONS The proposed site is located on the northwest corner of Carman Drive and S.W. kruse Way. . The proposed development is to be the location of the Lake Baptist Church. The Churches current membership is approximately , 450 to 550 at any one time. 1 ( t • . COPYRIGHT: ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING, INC. . . ! . -, . . . . 1 .. . . ., .. . 9g • . The church development is designed to be built in two (2) phases. • '-'AN, Phase 1 is to be approximately 40,000 square feet with seating . : • for 10010 persons and a 10,':00:,0 square foot mutt.-purpose Room. • • Phase 2 is to be an additional 50,000 square Feet for a total of ?tip,':��J�� square reef with seating ;cr. =:':'a persons. Carman ... i•.e Lk currently a 2 - lane unImproved roadway with 1 n 2 foot ^:vine gravel shoulders -Ind intersects ..ruse Slav nt a traiiic signal. • •i The site is currently farm land with no structures and is zoned for residential development. " . 1 1 , :{ISTING TRAFFIC VOLUMES Traffic counts taken by the City of Lake Oswego indicates Carman ` Drive carries approximately 5000 vehicles 'per day on an average , weekday and Kruse Way carries approximately 19,000 vehicles on an ' average weekday. • • ` Traffic counts taken by, Associated Transportation Engineering ' Planning, Inc. indicated Carman Drive carries approximately 4,000 vehicles on Saturday and itpproximatsly 3,700 vehicles on Sunday. (both counts are not factored for monthly flu::uaticns in ' traTTic volumes for the Average- Daily Total.) (, T3AFs=?C GENERATION D STRIBUTION .,MD AS�,I=HMENT' ' It i. ,an, established standard ;. n the„ traffic engineering Gorr culu{d that sim,lar san ,g d �desenre t appro ately c the '• ,•t: ..r t". sa rme amount trips,r�{01g4,1 yr,bf,Tic, " •,r .•Tra Ti,cm,,eng,1rieer5':hi:•a.r,. '.tabulated.'•trip,gericpratidti';racps'Torenyland es, ;but ha r?ve o '• t ''' ' 'established actual; g�a''• - avera 'ates' 'for ' churches` or related " . ,r. . .activities ' •. <.' '''''''''' "'"'''''' • , '_a . . - - «..,_ .. .... rE,9 The,,.March_edition Yof the•;,Ineti: Ui:e of „ �'ransporkation n i•' ' , *,• • ' f ' ITE t13ournaal contains an ;article •pt4piished` by„tir E D ,Arnold, • ' > t 'r f,Ir, r a research 'scientist';t,a1.* ,thI, !t.Vi`rginia Highway '',and, • ,: ' •'' • •, " T1"aR9pQr it�C1R',. Red;Earcli' �L�bunL!�1'1; 01� :Ir fr�,p. C�rier3�i,on daFF p r y, Sites" The article, desCribe"s act:.tal: trip: generation studies • conducted . For churches and church activities. The studies are 'limited in the actual number of churches studied, but are similar in. results to studies done 'by Mr. Carl H. Suttke in Clackamas County, Oregon. The trip generation rates used for this. report are based on the Institute of Transportation Engineers report "Trip Generation" as published and revised in 1983 and actual Trip Generation studies Conducted by Mr. Arnold and Mr. Carl H. 8uttke Transportation . Engineer for church activities in Clackamas County, Or. . } COPYRIGHT: ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING, INC, c EP ; ' • y w CW DIRECTIONAL DISTRIBUTION Y The site in h affic is distribution enter withinand theesi e • the site was Corridor area, the membership distribution and the Kruse Way A. Study conducted by Mr. Carl H.Buttke. t ='•:I3TINu CONDITIONS t C:IC't OF j=PVI`'G rANA! i S I S FOR ••• - -::isting Capacity The measurement of a roadway's ability to process the demand of vehicles is expressed as Levels of Service (LOS). The maximum LOS, '•E" is known as Capacity. The Capacity of a roadway is measured at the location of least capacity such as an intersection. The Transportation Research Circular #212 was used in determination of the Levels of Service an the 2 -- way stop • Streets as outlined by ODOT . • AT 4-way Stops, the 1965 Highway • .Capacity Manual was used. ANAL'YSIS OF TRAFFIC OPERATIONS Capacity calculations on' the following'intersections were done as • y ' a part of this report. • • ' • 1. Carman Drive and Kruse Way. , 2. Carman Dri,/e and Site entrance • ( ) Each of these intersections were analy_ed under the following three scenarios :, �l�yg ,,• ittar.,x .t1's jtxl'umpS,'I''.a ,mac}{':' ort,•:'thes , , ;♦ t,1:i:io:'fiiingn tkaii' Y,` � fly . , i tt' t u,4 r•.k. ,' , till.Y i?. �♦•N Ypa i 1;41 .♦ r '1 , ••. .t .A .... ... t t t t.Y•i4nte'r+secti ons..•♦'�_♦♦.t't , '' t .,All♦ ' •, �' ♦• '. } t ,,,� t 41 1 ; 4 , •, 1 y. 1♦ ., ♦ , t ; ::Kr;l a, ;z;r 'Usirig':ekisting:� 'rafri¢°'vc�'i:dmed 'wi'th Phase' 4i traffic 'applied to thei intersections , 4 :. } t •f C es ►•ti th♦,fula+,devel dpment r ' 4, ' `•, 31 Using %. 4,.ett3sti•• •;":C',a' FIY m t , • ♦N •, 'a'• tt;• ♦ t. t , , } 1..11t 1 ♦Uif♦1 t£r , nl S • %, }.1 }' •' : ' ♦ . '',., ti' . ,the.,church,,c'ompl eat.,>-,-de,..:h i•,:a {:t1Y✓e r .'iit '..•irt•a♦ 4'.r,.AI ♦}rt1 i.. w.f♦ .44 tr f :1„'c • = Y r i,' ,'pal a.�' ,1..tt 1{I�t �,1't ,,.� �,♦r.;••.. ,,,w:' .�•♦ t t 1 2' . . 1 4. ♦ t ,,.,., . • ., Based.-on .the'abdve scenari'os•'•artd YgVkSW 'd4"`ths' C41.ieitt'rA'60SIS t at each intersection the 'following conclusions are made. The existing conditions at Carman Drive and Kruse Way indicate an operating Level 'of Sevice of "A". This operational LOS during ' the WEEKDAY P.M. PEAK HOUR will not change by the construction of this development, since the peak hours of the church are different than the peak hours of Carman Drive and Kruse Way. Since the peak hours of the church are different than the peak i hours of the roadway, the additional traffic generated by the church will not affect the existing operating capacity of Krus Way , and Carman Drive. COPYRIGHT: ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING, INC. p/ 1 , ., Ade. 4 . 9 P • Since the "Peak Hours" for a church are usually • different than • the surrounding street 5ystem, .'IPM" peak hours are not considered . -) in this report. Mr. Arnold in his article indicates " Traffic flow at churches, peaks during the scheduled events occurirg throughout the week. During the week, traffic is highest around the hours of a nursery or day-care-operation or weekday service. There is very little traffic during the weekday rush hours. Peak traffic occur3 •gin Sunday during the morning aer'.:,es. . . Weekday , traffic travel :s approximately 25 percent of Sunday Travel , witn volumes in the peak hour on Sunday averaging approximately the same or slightly more than the average weekday volumes." 1 The development as proposed, is to be developed in two(2) • different and distinct phases. Phase 1 is to consist of , • approximately 40,000 square feet of space and will be developed with its major access onto Carman• Drive. • • Phase two(2) is to consist of approximately 50,000 •square feet and will be in addition to the Phase' 1 development and will have a total seating capacity of 2000. . . Ha'sed on the above requirements, the following Trip Generation Tables were ' developed.. . • :a . Total Trips Generated areas follows: TABLE I (.. .) • TRIP GEHgEATtOM - Churches 't • • ; GRIPS/1000G.a.F. t ',.`t, ..S•,:3; •G r 4 .bt R..0 T' rt.. , , tag •,•4 t. rT 1 !. •,`, r, .0,, .•• . '• t 0' . , „1 . 7 ;.0 , i r 1• 1 K 1 U7..? ,' Ir , , L It: •P. : •' „. i ' t•i.r1 1. +!G e d } 1,.1 '0.5 "". 1iJ)�JI 1,,S r,.. t y, -u 1 • . ;, " qt } .,.,t a 4T nx ,l..�l1!'1141i �TOi;'dl1• 'i i, wi,:-'•tti:� .tilv'l3.r �.'.x•„t>.i,•::•�. a •.a .r,. , t .). ' Gt Suijdayj Peeak:1Ibur t B 3. " •.t~•..T i •r 1 .i '. .. ...r,}Ifel il .7 l.4 \ ki11'•}.a- ... , .1 I ! Y I ti••• : t,.•/. •1 . 1 , . . , ;;Based on, the above information,•the following trip generation was" tabulated fcr.Gthe'Lake aaptist Church complex. .,• { ,tl Y G !` 1 .+ 1 r'ul r ,•,r�'ti"1 tti 1^-+W�f.-1�`. . .: f .'...,-i - , G� t LI ,!� },. , Ip R tv t t 1} 1. n /� At.�..jj 1. .t.41 ,N...r ,v , tt. •1 f11. 'a . '. 1 1 1 P I v! I I- `t ,t ,TABLE. i.,t.4 i111 f, ,. Y 1 .y ,',M y.tt �.. th.. J .. :G.Ii .1,01.1iL ♦..1.t . r.: i• f4!' iA 1.C. I...ye,•! .1"4��'ttt�r JS•. '1.'��..T...l •ii...•N.••n.:f'.ivt�A. .l.l�..t.r , ..Totals 31 ttr ps'per••t000• e11.1at'd' • t ; :'• �. -dam ;. . Sunday Total 31 X 90.0,00 = 2790 TRIPS Sunday Peak Hr .9.5 X 90.000 a 747 TRIPS • total trips per day ma 2790 TRIPS per. day (1395 in 1395 out) Total Sunday TRIPS >a 2790 ' Total 'Peak Trips • = 747 The trip generation estimate is based on "the Worst Case" situation. This facility may or may not ever achieve the total . trips generated outlined by this report. u t._ ' ` 1 • COPYRIGHT: ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING, INC. Ai . :i ( E P 1 • The ex:sting West 1.ke development :raster plan indicates an . alignment of Westlake drive through the proposed churches parkir lot to intersect with Carman Drive at the existing intersectio.. of Fosburg Road at a regular 4-way intersection. This it:;n::tent wi l• ,-,,duce the :hurches parking fat:1 • t:as .sport:•:ma1 el . :gin:_•es. C:ty of L al.e Oswego :,ri ..t., eAquirements •_ non-s•.•ed 3e_tting :aau!d re.uire appro::•.na__ly 1. SIX' part:irg spaces sno as proposed the site nas 591 par.'.::g - spaces. The existing coning for this parcel of land is designated r_si•jential R-I) with a density of 2.6 units per acre. The Trip generation for single family residential development a5 required ,q' • by the City of Lake Oswego is between 12 and 17 trips per unit. 3 • Using 15 trips per unit the total trips generated by this parcel . would be 465 trips per, weekday with a Sunday trip rate of • approximately :70 trips. ?It T:4•7tiIt3 :!.=,'_t.. . Based on the above analysis and field observations the following ` improvements are recommended to mitigate any negative impacts associated t•ri th this .ev_lop:n_nt • • Phase I - Curing' :n•n oak:nl zo.nrInt of =hose L. Carman Crive ah_ul be widened to ,:re./ice a left turn lane nortnbo+und at 'the proposed .. dri ."sway .'ntran=e. The left turn lane length was calculated to • spa 150 fe. t or di•at°ancs• for...6 vens.' es during the':3unday. ==• aic. > . it„ . a.iS•'y,.m'.•u dr•i` +?t4• ':N.rt 1 ••L..�i.,..�:to..v.Ly.t•';��.-�' •�„•v. :i•1.. �•ti•k .. +.rrrtn`-f fY, : 1,•, .. ..,vt•• , ,y. ,,tpg: t . y .. :.•,r.rl.e., ... �r,�,t.r p �...• i ,, ,i3Q..,' Cist t.A,fl,:..th „4 t +' t ofi : y A . at n ,t.j rti..N 4 ,0 x t o nY. t i t tv.c.:.: 7. i . , . tad p i :;4 esp.-, T rid Y.r..1a�';:1,. y i t'")r `i�i �., d'iG� kci,',nedLar•1:;•o nd••1�one/ 't 15't, ."entrant.",Lan i a tgtal of •,64' ,wi Toe ° •' i ••t'" v'':•'r+,1.;.: 14}_ i't' ice: :{I t 'A'''t t'• ttt' 'b t et .r...e_• ...•„1 t 1' 3 , 1'a'ti.`t:e'' •::..t... • .t ;t . +•'The • church 'parking .Iot•be`••dev ltdped't6'accomodate the City , pf " • Lake. Dswego 'al ig'nment •€or,. the, proposed ' Westlake Drive `the • :v iF ' •++ t 5 c a Ysbaflc `r.e U red, •or. ,0 ..nr•fY G.yer{ }`:,:41.. r.bi' i igeii r.1,7iits g wr..I 1� .-,r'..• n•'1•._ e.. 7_..1.,..^•'.y. ...if.r V:•`r fpt.-t.•i.,:1fCS�C' ... M...{.'J fr^.1. A•• . 1, 'Fyt:,,;,4.t! y. :1 ,•,,.ppri,�te r,bpe,..i{ .sp.ur�g',i:r'to:ad 'tip.. y,'ial,.4.01,cif;Qit:ci..11e #,Iggnlnen,t•i•Aft.leat:raker-:; . .r. d '';.'•i .. y sir -K . K r a^. r ter ve to osbu�cj`r.oaa as proposed by the Church. + The City of Lake Ds.uego allow the church _o continue to' use the ' • proposed alignment ;or parking purposes until such time as . reconstruction of the Westlake Drive,Carman Drive and Fosburg • . Road intersection takes plaice. . ' ' Phase Il - r1 continuous left turn lane be Installed on Carman Drive between :ruse Way and the realigned intersection of Carman,Westlake and Fosburg Road. • The continuous left turn lane will provide for the 250 $eet o- stacking distace required for the Church and the 175 feet o•. stacking distance required for the Kruse Way left turn during the ( Churches peak traffic period. • COPYRIGHT:ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING, INC, • • • ' ;•' .w •P by` .; •,4 • <• • • t •• r • • f , • 'J •• • i ....„...........:(--------, . . • . 0 'it LI, • 1\( '.' • • • • ,/ �1'y • . . H • • • r ( I • • • • ., •. . • . ' ,l• '11...+,.r.,• i'�a�:',`u�:.1!•t,y'{,t,t/'t�''l..al'S Di r.:fa ;4.••I.• 8.' • • .4r t,. •..rr• •.. •t.., ::..,lit 1 `, ;.1..\1 Yl/.; • tY•Z" Sf x/lt.,u• it fy.,.• .OA '•••., ••".• •;•li.....:'.• • tp _+r';+.yy•M, :+''L r �\ :,t��•�tir.tl.:i1„th' i�Y•y1.Sh.°.q r 1•3t J t�i.� !! i•in /,, t�N�l :y�., ..r.ti ,,. ! 'i l c.J .'rr 7 Al.P}± r /.«...,' !tA\"rit,'•4":'+�r;y tA4;!:. .. 'S;�tsik:'4. t.I.'i�'.'yl ,.•fit � r, r Ft1 r � � ♦� t , a•nyti, f ^ss^^'"�77 U`ek�tti�1' 1 k.' ins. S �J'31 r`. .:i.r.;.7-;:',•Lh .lC; ••�. P'l'1•V2:i e••kY ri 4•,••••• . h t-1 11,. r.+'.G 7.4/•, ,: • • r•,i•'. ,..v, .. •' • • . •' , t• • • AS Jy ht ,.1:! .•',ah'rty+i. {, 1eb,t •r(n"tt4:0'/ .nrt.ty�NJ,17r=t:t• r 'IC,t' y M y tr , r+l ray s.!:$i 'S.�=`;Jui •t,?,�AJ!pl4k••,dlI,N.:+. .tr . 1 �, •}¢q" t ,n ?: .ram �y ,r«.;. ,:1 ihigY6'lt.#rif ��w�Jl�: 11Pr:.,�{ha:i..l..•il:ar' '; r T,-..x.... . • ,• r"�' "! • • i • • • • eAtAultT I • a • • • • • r •. • /\( r+ (C...............4'2! 154 fh,t''F',•' `72,•tIcit Ya*L.s.s.Si••at;??,,,r J};1 ;.t, rj'.e. kv:. r•girla,—.apPi,vr,4.04=r1,,--1•..q a•A".1wfL`tip; ..AN `::t•'.,,1.tf C:?:2.'.f.'i o _ I. • , ' • , _ •7a -� = 'I! M� !1. 2 M;.w� • wfe.r•wa4,•rsc'` r;7t�y' rn• •�. .;Z.l.��j..,.�.r Pe .t. P 'w...: t J.11a. ;n^`b' �•y fi./ rf �3 1 L.0 J eJ�.y•rJ' J,0 i �. t �n w l.t / r t"er •''- .+.r x ti i �. 14 3..3•441J <u'n 0Vt•IIIC4 is•,'-} 6AV.al tire0.4C7+k«1V7W4 !pc ek* ''/•i�:�:�:•. 11,.';•><-�;;i•„ri'�rR 91FNti4,�u^lt'q•"�;1 r�e�+ •r�1 r• "'° =•Y7�' !". .�. ..,-.W:.w:u '• .�....-.of.� y....,. ... " • • • • • .• • Ci L 1I 1 1 P1.. ✓ . , /� • i . I\_ • . le$4.—...., it ' . 11 • ' I • • • • F • ". r f..:.:(:.A:.," ••';J4•r..11." fn.i .n+••( ✓-14:4,,4 s.1�3 .n '.•:• ,.'it;:i•:: ' • • • .• • t. •�a.\•..•�`••• .�l 1* :.A:a •.. /.`•.".. �rti'11V1ti�♦• •'tM7• • .t...•.". • \•,••(��•, ' i\.'''•4 •.•.r ti•. it 7i;,11 %.,,, cup.•••••••,:•.0+ ail\y,,rrrt^li',,,:rJl6�M1 1 •i� t.t�•A•r\ 4\\r\ a }r.: .�a.,•,:4;i7�..:C;,;'.•6::J»�Y.�gi,..�w..:,.ra�4••� I S�•y:• `+ 14• .,\�. ..,1 h • g5_.3.-4 .• " aa. ,•. ♦ .t .. � .,,h. ••I - 4 j. . •4 . i 44 ....4 r--%' v.s`l+,'f�'da4..:r•••rt•..:»•f••3:}•3.•'f k•... . ':'., .1 •.... •'' . 1 , .... 6.6 A.r,.....t . c•.f4 r. . .6.• f' i •o ,. is 3 •i1 :.tsi•t.q+,lt,."• '*.»;,i.,•.,1.. . •-�syr t .dp^•''3r 44 v;.•. • ua4,•It •611 . C.e.tcrza, • • • • �.. : . • . • / , .1 • • S ., A( . . . P :;a�nAil l tztv� m ebb tor—. l , I `318---, t t . , i mco . • , r I. i • • • • •, i1 ,� Ji • 1 • M.Y.1,' 44•.ri•w•. ..,• w•.♦.•..\. .•. i,W af.J•.. ...'.• 4.. i •- !i)•• J'• •l••• ♦• .• i•• •..h.•/.?witMli JS•N.11.40.4::4 .-:•4...Ate..J..VYi...a1 Y•!•.'4•:.,..:.4.4..P. ••4tJ•,t.:f•..'i 4. '.i.lri ie S• `•a'.. .....44..':'A•.t''4:.61.(\b'4.a'.f...1... r: •J • • -Ti�1; ,,, . „o� • i •..• . •• . ... • "!' M ..,. • J � /a ' It L. « 7 1:c1,1,..4? �c..� . 14.1 = . ma- • a 6I2100 •Iim) • • LAB 3 aw, • • • • • ! • 1 • y • • •r1 • • /I\( 6. • e��:-r`. t..125r- 1 , i • v� • \,+/; c 3�a �I • t • : , •.''• 'i'. • N;t; {' .. ' • • ... :.',• •• 133 ----.+.•,� 1 • • y_ �p nk l • . u '� I� R-6z-i sz ) • -ram C.'.:.iRcA . • ' 1 w 0 r . . • . . . . •. . . . . . . . . . .., , - . ( • , r r .. ' . . . s. . XI • 0 .li • e4) '., • Li. 4 . c ..„2.4...t..1% .,12...,...-. . , . • ....) 0 . . . 1 Pn •• k 4 •::. . . ........ • ty . . 1?`re . • • • . • , . • . -------04 i 11 . i o . I. • • . • i I . • . . • . . . • "•••°011 . . • ht . . . • ,. ( ) • . • . • 4 • 44.4.. 1 . . I • I..... * , . • • • 4 • • 4 4 • • i •' • I . • '..' • • 0 I . .1.*•11 t.rt.); • .• .4 • • • 4 ' ..5•3, ••?, k,......90 • . . t . •• .t.J.,1 1,. —e•-•-76k, - . .. ' • • .. r 1 r----.g0 •. •• . •. q(,,--.4 1 Arl, •. cin ,r,—h. I I t • • . /34 7":77,e 1.,14.4 • , 'N .' .0 : . . . . , , . • IN rep.v..... •Ac,,J.1:2. • . • . . . • .._. . ru— ..,Tali sir:pHr, • • . . . . . . ,., , . 1.14iceirtit.l,L,",.% I • • 1 i * • 3 • .) ... . i 4 0 .-. • n . . 0 1 • .1 • . s 7 • ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING, INC. • UNSIuGNALIZED INTERSECTION CAPACITY CALCULATION BY CIRCULAR M21_ 22—Apr-85 PROJECT : LAKE .BAPTIST CHURCH (. _ ' INTERSECTION NAME: SITE ENTRANCE AND CARMEN DRIVE • • DESIGN DATE: SUNDAY PEAK HOUR (12 TO 1) CONTROL STOP SPEED '35 , n ***,r*4F:4****1*3i•:44F*?+dh*:+F*sY•:Y**Yr**********+P*:R*:Ii• •#tilF*s+F*#*t•**44hie4*lf:rP:+F:rF++ • • HOVEHENT A THRU A RIGHT B LEFT B TNRU C LEFT C RIGHT VOLUHE : 161 26 348 158 26 3+8 PASS VEH/HR 29 383 174 29 383 . . 1.4*4*i•r•ai}Fi•i•? :fsYdii44F: :4dF+is4:4d?:4:MVF:M*?adF:t:4it,4******A 4.4,4 t•iti•sW*dF5F:4*?F:4:1:4:4:K:r**.4' ' STEP 1 — RT FROH C • VPH 174 . GAP FROM TABLE 2 6 CAPACITY FROH FIG. 2 810 C RIGHT = 383 RESERVE CAPACITY 427 LEVEL OF SERVICE _ A ,..;'} STEP 2 LEFT TURN FROH B ' • VPH 187 . OAP FROM TABLE 2 5.00 0 • CAPACITY' FOR FIG 2 995 ' • DEMAND B LEFT 383 ' 'CAPACITY USED 'L 38 Z , ' P 2 =. FIGURE. 3 0.70 • I ' • 'RESERVE CAPACITY . • 612 . LEVEL OF SERVICE := ' A • t STEP 3 LEFT •7,URN VPN FOR C 680. GAP FROM TABLE 2 7.50 CAPACITY FROM FIG 2 280 ' DEMAND C LEFT 29 . H:+P2 +H3 198 RESERVE CAPACITY = 167 . LEVEL OF SERVICE = D SHARED LANE C LT AND RT DEMAND PCH 411 . H13 665 RESERVE CAPACIi ? 254 • LEVEL OF SERVICE = C (4; • . �.. ; • • , f1 a 8: ASSOCIATED TRANSPORTATION EHGINEERIH( & PLANNING, INC. ' INTERSECTION CAPACITY CIRC ?12 PLANNING 22—Apr-85 r' 't 7 PROJECT :VANE: LAKE BAPTIST CHURCH . INTERSECTION NAME: CARMEN DRIVE AND KRUSE MAY DESIGN DAY: WEEKDAY PH PEAK ;i/DEVELOPMENT CYCLE LENGTH: 90 DESIGN CAPACITY: 1225 NUMBER OF PHASES: 4+1 rir•r4•rT^-4•***si.*14*:i•rr** Fi4****:4•rd'F#******:4*-4,r:Y•if*****•40,,* *1,t *.i !F*** 1 4, i TRAFFIC LANE 1 LANE 2 LANE 3 LANE 4 ,,,,,, ;; FROM L S R L S R L S R L S R f!t******A, 414*,hi•rrs:+:+r:1:;•rr*ttiar:4:4*:+4*****z+i•#****},t3 ****+FA:Y•*•*i**!r:E:r** NORTH 103 31 126 0 0 0 0 0 0 0 0 0 EAST SO 0 0 0 313 80 347 0 0 0 0 SOUTH = r••r r! 0 115 0 0 0 136 0 0 0 '"'`, WEST 96 0 0 0 481 0 0 436 134 0 0 0 LEFT TURN CHECK • G/C RATIO N/S 0. 30 Ell'? =0.69 CTRAFFIC ' LEFT TURN PHASE 1=NO FROM CAPACITY VOLUHE NEEDED 2=YES NOt?TU 19.? 103 . 1 EAST —141 30 2 COUrH 293 ' ` 72 1 •.8�', 1: NEST 170 96, 1 PHASE TRAFFIC HOVE CRITICAL VOLUME/ FFECTIV4 a ;` FRoH VENT VOLUME CAPACITY GREEN TINE 0***':r#**4******4*44:1+?t***?4********************:f*******4F***ai N/S ALL 218 0. 17 24. )'I; • EiN ALL 489 0.39 55. ' a , TOTALS 707 0.58 80 LEVEL OF SERVICE A r 4 y • �tl94. k.` • a _p • Iu ! • , .i• . S. a a, r a Ir ` l y • ,Y YS• V ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING, INC. UHSIGHALIZED INTERSECTION CAPACITY CALCULATION BY CIRCULAR +4�?! n414� Y. 1 23—Apr-35 PROJECT : 'LAKE BAPTIST CHURCH riF INTERSECTION NAME: SITE ENTRANCE AND CARMAN DRIVE DESIGN DATE : PH PEAK WITH FULL DEV CONTROL' STOP ' SPEED 35 MOVEMENT A THRU A RIGHT B LEFT B THRU C LEFT C RICH •� 250 4 10 283 3 1, i'' 4,PASS VEH/NR 411 311 44**r••444**:i•* ,4e1•N•rV•*444i4:rr4444 < 3 1 .R '1':41�':�' '.4*:4:1•***Sf:41\'t Rt 4}}*tµl4**}**t*}T 4.r. + STEP 1 — RT FROM C VPd 252 ✓AP FROM TABLE 2 ZAPACITY FROM FIG 2 C RIGHT = i0 11 RESERVE CAPACITY 729 LEVEL OF SERVICE = A • (11::s' STEP 2 LEFT TURN FROM B • VAH G •FROar TABLE 2 254 5,00 CAPACITY FOR FIG 2 , .DEHAN•D B LEFT • 930 'r, CAPACITY USED %. 1, 'z P 2 = FIGURE 3 Y RESERVE CAPACITY t7.?9 „4919 LEVEL OF SERVICE _ A ' } STEP 3 LEFT TURN FOR C ' ' GAP FROM TABLE 2 545 4•`' CAPACITY FROM FIG 2 7 20 370 DEMAND C LEFT ` A0fP2 =M3 3 , RESERVE CAPACITYa 31 # i , •' " ` ' LEVEL OF SERVICE = k' B SHARED LANE C LT AHD RT DEI'IANt PCH 113 14 88 RESERVE CAPACITY 5 , LEVEL OF SERVICE 551 A ,q„, �,r — • ,q . Ja, • 1 N ' is 1' ,.•' ,.'. + rI ,`Y t • P ..I , 1 f, , •N7 1 r . ,1 } ,u ,y Y *, Ar ;b r "1 a t r S F r 1;�A , i • (, ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING , INC. ' INTERSECTION CAPACITY CIRC 212 , PLANNING +: o2—Apr_85 PROJECT NAME: LAKE BAPTIST CHURCH INTERSECTION NAME: CARMEN DRIVE AND KRUSE .)AY DESIGN DAY: SUNDAY PEAK HOUR FULL DEVELOPMENT ` CYCLE LENGTH: 90 DESIGN CAPACITY: 1225 NUMBER OF PHASES: 40- r4*rt+i:l*• 44iter:#r?i•:' '•i•t;4:•sY•t4•4: :1'•:4titi•?i*4*;rid**—i.*44**T4*:4: rrir:W:Y4444i4x* 44 TRAFFIC LANE 1 LANE 2 LANE 3 LANE 4 ' �;. FROM L S R L S R L S R L S R fi•:+r•:F**4:4*:•*****:at?iF****,4•**,4 -*:4•#***e4,4:4,4stir':4•:t** :R7***irdt•?riFk:4!h**?t•** NORTH 204 56 248 0 0 0 0 0 0 0 0 0 ' • EAST 64 0 0 0 250 151 .77 0 0 0 '0 ;, SOUTH 57 0 0 0127 0 0a 1.ti� 0 0 • NEST 2_7 0 0 0 384 0 u 348 107 0 0 0 , ' LEFT TURN CHECK G/C RATIO N/S 0.34 E/N -0.65 (i TRAFFIC LEFT TURN . PHASE .=NO FROM CAPACITY VOLUME :IEEDED . 2-YES NORTH 258' . 204 •1 • °t , EAST 26 . 84 r 'p SOUTH 190 57 1 NEST 187. 227E 2 PHASE TRAFFIC MOVE CRITICAL VOLUME/ EFFECTIVE c ' FROM VENT VOLUME CAPACITY GREEN TIME f ' 1•4#:444 4...o**14...•:+F:r#ti4•!fff3f•*******.biti#.4 f*s4: *1.1.:4****•;+;41 **..i4:t-e-4 Fk+l*#;414;Mt144,,• y { 'd•r',; 4.'" N/S ALL • 3331 0.27 27. �; ;4 s' E/U AL... 628 0.51 5l. TOTALS 1752 0.78 SO A� 1 LEVEL OF SERVICE 8 `• ( 1 • • 0 4 • .. , Form Ten H Arm Mount Y �, • Form Ten H:Simoocity of form combined with sophisticated design concepts achieve great strength to • went ratios resulting in a family of • , A t i luminaires with aestnetic appeal and n� ` a'! + .r . ,, unusual durability.Luminaires are _1, •• •` • 4� `, arm mounted ono are available in • • ',Y ' r r 3 1 one-way.two-way and tour-way t ' . T • a','; configurations in three sizes with HID t.. t , + r; ' ' lamps from 70 to 1000 watts, a 1, - z, ID "�Configurations Icj, 2 4 i t} Y . • ' Distribution Patterns 1 • Type I Type FM ri"'s� i •'; { .1•i ' i• ° '' j a r„ ° Y 4 s.'s� • • i ' • T M , r_. •'N Type III Type VS' = • ,: l •" a a Y - , •4, Type Vs is not available •` 3 .,' ` . to /, try >� „p , y,(v.4 4. r ilk,,. ......�•'.. .•..;�if .•.N-,. ... ,j�.. c. TypeV0 •? in 14"or 1000W HPS. Supplied with sag lens, w es": see product details Pg,17. Ordering Information Example Prefix Size ' Configuration Reflector Volts I Lamp I Finish pe Primary ry RellectorT Baas: +, • H 14" ; 1 1 120 Refer to BRP Voltage °:' H 19" ' 2 3 208 Lamp BLP ConligurationI Lamp 4 0 240 Selector NA• FM 277 BRA• Size i H 26" ; j Finis- r ' VS 480 BLA• ➢ '• '' •Anodized finish available only in 26"housing, FI°I'1 I I oouocs . -A. Lamp Selector IH 19 2 3 120 400MH BRP i -• 14"housings 19"housings 26"housings Finish: 70W HPS 13MiM • . 1000W HPS.. NA=Natural Anodize(26"only) 100W HPS 250W MV 1000W MV BRA=Bronze Anodize(26"only) 100W MV 250W MH 1000W MH BLA=Black Anodize(26"only) . 150W HPS• 400W HPS BRP=Bronze Painted y 175W MV 400W MV BLP=Black Painted 175W MH 400W MH •a 't• •Supplied with ballast to operate 55 volt Lamp Abbreviations: t-, MV=Mercury Vapor r • lamp unless specified otherwise. HPS=High Pressure Sodium • • •"Not available In VS• MH=Metal Halide • L..� "•.N wd..m' r, TI Cti`:::: . —� raw • 12ikateti46, t / �,`4; ,,, ��� 17'�rtrhAs-re II 1 iwr.wa°unnd y E ti k Akil '0 P ei 1 � .�•. , r ... Gardco Lighting . Design Templates `k H"` Use this master to reproduce working templates Scale ' . 2 1 Watt • High Pressure Sodium ` o , pi,.....'rm..teem.�r �s B19H13 B19H23 A , ' B19H4T3 e B19H13 v b is I iil 1 b . I I , '1'11.` TYPE III A+ °•.r ,, • 0 ® / + �• �' h IO� � C dre.anmremeseai ewer®..-®."��.AI►. .,%: ...,4,% S®���as�arer.s.. �sra�' } it fk A Y 1 • B19H23 fa r 1 B19H4T3 b • 1 r D , , . i 1\ gi -, •., 1 \ • \\%iiiiiisimistimerli S• �a.� mom.®.a..••e9 ' I , � I Jh s°0 IllTYPE III �r.mdme..easea ban.e:~a++ii.rs..m rei ( • Op Gardco Lighting ^ , _,; 0Capyrlhl 1977,Gardco Lighting,Inc, 2661 Alvarado St.,San Leandro,Calif.94577 OT leM+883 ' Phone 415.357-6900 u � 1 • ,r Form Ten Yoke Mount i JEN Style(Extruded) JH Style(Fabricated) Form Ten Yoke:A co-axial mounting •• �' 1 t ' rl ,!' t method utilizes a unique yoke support ,k • 'h"'�•`• i L- i'7 ni•x„ ,1'.1; whtch appears as a floating reveal • 1 1•. ;1,11x tl1 ��`". i complementing the clean cut • % , �1a�I,�x f +,y contemporary styling of the luminaire "` C.� J'' ,�,t. t , ,�u,nlL rt•housing.Used in conjunction with s Gardco's array of optical systems, w• ... `' / • ` diffusers,luminaire and lamp I ,r ' r'' sizes. '' �:., ' Distribution Patterns 1' Type I Type FM " r Type III , • Y' ' 1• - , ' Tye F; x t y ; A ai p sl rr „1 , T,.. 1 �r Ordering Information ',1 h • Example 11,1,' Prelix Size Configuration Reflector Volts Lamp Finish JEH 14" 1 Reflector Type Primary Banat 1 120 277 Refer to NA JEH 19" 3 208 480 Lamp BRA Configurations Voltage 0 240 Selector BLA LIMO ' 1 JH 26" FM Sire =nisn JH 14" I I 120 277 Refer to BRP . , JH 19" 3 208 480 Lamp BLP Prep Ootors "H 26" 0 240 Selector j r, FM JH 19 1 0 120 400MH BRP Lamp Selector Finish: 14"housings 19"housin s NA=Natural Anodize 9 26"housings BRA=Bronze Anodize M° 70W HPS 250W HPS 1000W HPS BLA=Black Anodize 100W HPS 250W MV 1000W MV BRP=Bronze Painted • • ' • '`' 100W MV 250W MH 1000 MH BLP=Black Painted 150W HPS` 400W HPS Lamp Abbreviations: 175W MMHV 400W MV MV=MercuryVapor 400W MH HPS=High Pressure Sodium ° .• *Supplied with ballast to operate 55 volt lamp unless specified otherwise, MH=Metal Halide J,h t, '1' -ems �a w - � 1 ?'ire 14 i ti4 , t, '' , 1 .t N-r ----- 1 t41'Era tam is.^ 'im.* °� _ L14TN1� U.1 ini,u,w/ EwwN,.-.. wd -,vs vM��',•.••m • .,4.' p ' �' ' • I 4I A: l i* •. 1 Y. yy a Y• q' �y1 JF. f. Design Templates Scale.: A: Gardco Lighting g 2sa Watt .., , Use this master to reproduce working templates a: High Pressure Sodium ' • .. Al h2 Q T �1� • TYPE VC) ® ,-xestax. \ 1.. , e • •. . \ *o r p / . A19H1C 1y: s 1 . I 1 >t ,,� :a ' a A19H2Q b 1 ; 'tr,Y. :,," :''',........' ' \%Netwat„,•...aftkm {,, i / . 1 it !. f / , 1 I m g r 1 I" nlkiiiitom 0. O uneaseeraussii moo* I.„.V r u , • � I ' a ®® Ied ea0 se we OM NW ell MO IUD®1 i f C'S n � la ' Y� rC7• Gardco Lighting t :C.o�`ng.. Garden l:;"Ung,Inc, t-" Alvarac `: lar`• »n�: ,. " ?4577 r. ri" ti. e 415-. a tn3 1�lrr "4taa,«C -z-.4,k''. 4. w_ .x..,.. • _ _ _ ,, S11y , 41 1 ` X 1 4 r'4 e F 1'' x iC 4y xR1 . ` ' ilp, / • •. JI 1I I I 1 41 tt n _� , i {�;1 41-6'7 I 1 r O 1,� I , lir:4.rl 11 i• r �h►' . �li� h)IN 1 !I "yllI''. ijKU li •,, .. .•. • r ro '?.. i I�YIII Illb1 I•11 w 41 : I I .��0 will�f� Y, I I II ` vY n I' I) _ 111 I. II j�Y ', LIII� • 1 1'' O' : �I I I ?, ° = i pig) •�+ I IL r J I I CC�� L ,1 E1 .4 •1 = z ���I, I I' ? �tlI 9. 7 i i,li� �+ �( �}, 1 1.j , I + s. a " a ` , `. 4 `1n 4 III .11;V1I 1 i i� IR/ r1 1411 VNi ! r'Ir l l' 'l f' 11-.. •1• t Ii I�pHpi��]�1,�i l ip �� l Ili! i • • 1 • i 1 . 11; " '�� , I , w4 A II rl 1i rs„° I I °g E •XHIBIT ' J -'L; ea 1 I��I�/ \\-1 1 I ( Y i + 4 - 4 i r r 'I1 1 ..i 1 I i< .j• " »° 1 • i;, ,� 1 i 1 , t ti t' ' •r i,, t It ;'1,, 14 +�� S�, a )K. � r I+ IR! ',Ili r r♦ �' it •» 1. i' . ". • 01 b1 r tf,�L`y, .1y . , � t S ( 44°4/ '0 .. . I10 1 ti. >-, -. ,,., .. IT 1 . , . =3: .. .ii ..•. sac ,. . •,. L 4.=,...07 :11.,\? ..:x 0 N' ..i J 1 I 1100 ) ' ` 111 • ,I. .. 1. 'II .L t i . t ., �yy • 3. , ��f� L li �l �:401f) 4. ti'aC ."'.1:. ', l.. .^ ny, I4111111t O '.r...' I 'Y L' L .:1!,,. '., ,,,. 11:01 4 f tl i• 1) L / n I +Y la ,,L , r� 1 . ,,,.: 1 ! . ...,. .,1; I . •. ,••'‘ ,)'..,'i i ..7.,.::!,,, ,,/ p ""; �7tw Lrii� '�b '. a in AL „1.;:::-. .":•;,..1', iL •r. 4 p+ • p • STAFF REPORT CITY OF LAKE OSWEGO • . ,. LAND DEVELOPMENT SERVICES DIVISION • APPLICANT: FILE NO. : OTAK, Inc. DR 16-89/PD 17-89/ SD 38-89/VAR 31-89 PROPERTY OWNER: STAFF: Simmco Properties Hamid Pishvaie LEGAL DESCRIPTION: DATE OF REPORT: • Tax Lots 206, 238, 246 September 22, 1989 • and 247 of Multnomah County Tax Map # 4225 r , ; LOCATION: DATE OF HEARING: Bounded by Kerr Parkway on October 2, 1989 the west, Jefferson ,,. Parkway on the southeast, and McNary Parkway on the t,; .,;�,•'; north and east ' COMP. !?LAP DESIGNATION: ZONING DESIGNATION: ,. '' R-0/NC R-0/NC a, { NEIGHBORHOOD ASSOCIATION: ' fa l''' Mt. Park s' y I. APPLICANT'S REQUEST The applicant is requesting approval of the following: i 1. A 150-unit multi-family apartment project, with a recreation center/office building, (,! a'1 � 2. A lot line adjustment, as depicted on Exhibit 0, ',, .' to provide an access point to Kerr Parkway. h: q 3. A variance to the Access Standard, Section "n a 18.020(3) , which prohibits permanent access from a " ', . - ti t. ') DR 16-89/PD 17-89/SD 38-89/VAR 31-89 , rl. A, "' Page 1 of 21 .0 N •t r �:� 5 7'tF .' ° . • • .f r {.; i • ‘ M d • t• r } mot. ., M .Y .d. i y t '. ..r. 1 .... .'.�, •''. • i Pl,ti-1 • t ,. �{.i :t'1' • • development to an arterial street where an alternate access is either available or is 4, expected to be available. II. APPLICABLE REGULATIONS • ' • A. City of Lake Oswego Zoning Code: LOC 48.120-48.155 Residential High Density LOC 48.145 Unified Site Plan �, LOC 48.470-48.475 Planned Development Overlay LOC 48.530 Vision Clearance B. City of Lake Oswego Sign Code: LOC Chapter 47 Signs C. City of Lake Oswego Comprehensive Plan: ' Growth Management Policy Element Natural Resource Policy Element Residential Land Use Policy Element '_ 1 ' D. City of Lake Oswego Development Ordinance: LOC 49.300-49.335 Major Development Procedures LOC 49.500-49.510 Variances LOC 49.615 Criteria for Approval LOC 49.620 Conditional Approvals E. City of Lane Oswego Development Standards: 2.020 Building Design 5.020 Street Lights • ' .1 6.020 Transit 7.020 Parking 8.020 Park and Open Space 9.020 Landscaping, Screening and Buffering 11.020 Drainage for Major P.' Development 14.020 Utilities 16.020 Hillside Protection and 18.020 Erosion Control 19.020 Access Site Circulation - Private Streets and Driveways , i . 20.020 Site Circulation - Bikeways and Walkways r n W'1t ., �j .z; DR 16-89/PD 17-89/SD 38-89/VAR 31-89 Page 2 of 21 ',, ct L p•it 4 r,,}�n t;'. n1 a r t 11 •• • +. F+ n i' . t 9 ,1' y 7 , . .$ 1 P 1. 4: n� '.r t t ]r! ,LLJJ P ` , F. City of Lake Oswego Tree Cutting Ordinance: LOC 55.080 Criteria for Issuance of Permits G. Prior Approvals: . Mt. Park PUD, Ordinance # 1411 ODPS 3-84 ODPS 1-89/PA 1-89/ZC 1-89 r'. III. FINDINGS A. Background: 1. The project site (8.82 acres) is part of the �, ' Mt. Park Town Center which is approximately 36.7 acres and is zoned R-0/NC. The Town ,'.. Center site was originally approved to accommodate 200,000 square feet of commercial • _ development and up to 450 residential units. On April 10, 1989, the Planning Commission • . recommended approval of a plan text change and a zone text change request to increase the overall density from 450 to 492 units and to + decrease the 200,000 square feet of retail and • office commercial space to a total of 40,000 square feet of retail commercial space (PA 1-89/ZC 1-89) . These recommendations were reviewed and approved by the City Council on September 15, 1989. The Planning Commission also approved a two- phase Overall Development Plan and Schedule (ODPS 1-89) to allow the development of this project and a 40,000 square foot retail commercial use, Exhibits 9 and 25. All of the conditions of approval for ODPS 1-89, except one, have been satisfied by the applicant. Condition 2(h) requires the applicant to grant a public utility easement to the City for the ,, existing water reservoir on the site. Y Of the total 492 units, 342 units have already been reviewed and approved by the Development Review Board, including One Jefferson Parkway yA Phases I, II and III (DR 14-85 and DR 21-87) . ' DR 16-89/PD 17-89/SD 38-89/VAR 31-89 Page 3 of 21 �° a Y , • 2. The site is located on one of the highest points in Mt. Park and offers excellent 360 degree views to the east and northeast. The 8.82 acre development site is bounded by Kerr Road (a two lane rural section roadway on the southwest, Jefferson Parkway at the southeast ! corner, and by McNary Parkway) along the east %,`• and north. To the south and west, across Kerr '' "'` Road, are apartment and condominium projects including the Alderwood and One Jefferson Parkway. To the east are the Oswego Summit Condominiums, with recreation facilities. The City Reservoir is located at the northwest corner of the site, Exhibit 7. The top of the concrete reservoir has been used as a tennis court. Further to the northeast and northwest are single family dwellings. The Mt. Park Church parking lot is located immediately southeast of the site. • 3. The site topography is centered around a knoll which exists along the southwest portion of the site. Existing grades are relatively gentle, varying from 5% over the knoll to generally between 10% and 13% towards the perimeters. The steeper grades of 18% occur along the south portion of the site, and the road cut banks of 8' to 10' along McNary and tt. Kerr Road exhibit stable slope grades of 55% to 80%. A small portion of the site, at the southeast corner, is noted in the ;a Comprehensive Plan as having potential for landslide hazard. The applicant has provided • a soils investigation report which states that no geological hazards are present at the site, Exhibit 23. t.. t , • 4. Public sanitary sewers, storm sewers and water lines exist to serve the site. Additional storm drainage and street improvements are proposed. Existing and proposed utilities are described more fully in the following • exhibits: • Exhibit 17 - Site Lighting Plan Exhibit 18 - Preliminary Utility Plan Exhibit 20 - Applicant's Narrative Exhibit 22 - Traffic Impact Study 'G^ Exhibit 24 - Photometric Data DR 16-89/PD 17-89/SD 38-89/VAR 31-89 Page 4 of 21 a 6 `' . . .,, + ? .` • 1, A 5. An updated traffic study is included with this submittal, Exhibit 22. The report includes traffic analysis and impact on the site, assuming trip generations based upon the current land uses. The report concludes that the development can adequately function, and that there would be no adverse impacts to Kerr, McNary or Jefferson Parkway if the Y',' recommendations proposed in the report are „u adopted and implemented. 6. Significant vegetation on the site consists of a dense undergrowth and many Alder, Maple and } Fir trees. Several .5f the Maple and Alder .' trees grow in tightly knit groups. The trees are illustrated on the topographic survey • . r. (Exhibit 5) . Additional site features and surrounding land uses are described in the ': following exhibits: J,;_4 Exhibit 4 - Aerial Photo Exhibit 6 - Slope Analysis Exhibit 7 - Site Analysis 4;• Exhibit 9 - Site Plan/Final ODPS Plan 1 B. Compliance with Applicable Regulations: • As per LOC 49.615, the Development Review Board .' • must consider the following criteria when evaluating a design review request: '�, .; 1. City of Lake Oswego Comprehensive Plan: The following policies of the Comprehensive ' Plan apply to this application: a. Growth Management Policy Element: - Urban Service boundary Policies o General Policies 4 "III. The City will manage and phase 1 urban growth within the Urban " Services Boundary, with a logical planned extension of basic '� services." Specific Policy 5, which is used as a guide in interpreting the meaning of the General Policy, states that new DR 16-89/PD 17-89/SD 38-89/VAR 31-89 Page 5 of 21 • IX shall be serviced by an developmentan level" of services, including "urban Thspecific policy also schoess. This �1 • states that these servicrtotapproval available or committed prior demonstrates • of development. Exhibit 28 this that the schools affected by development (Portland Schoolo istric serve t) all have adequate capacity he anticipated student population. - Impact Management Policies o General Policies "I. The City will protect natural resources and processes fpment, adverse impacts of dev within reasonable limitations." The applicant has submitted a tree preservation plan (Exhibit 16) in accordance with the condition of of ODPS 1-89• This plan idapproval 2(d)tto be removed duringfthe constructs nrees that rstage, and those that preserved as part of the ' that are to be overall landscape plan. will evaluate zoning and "II. The City ro osals on development for their impactnt proposals comprehensivelyairing the the toper community, requiring appropriate developer to P is solutions before approval granted, potential impact on the community The p ated by imposing will be mte of approval on appropriate conditions this development. b, Natural Resources Policy Elements - Potential Landslide Area Policies: o General Policies III, The City will encourage open space uses of identified high risk areas." DR 16-89/PD 17-89/SD 38Page6R f1219 "-- `y • r d A small portion of the site, at the southeast corner, is identified in the . Comprehensive Plan as having potential for severe limitations due to slide • problems. However, the geotechnical . investigation by A.W. Geotechnical Services, Inc. (Exhibit 23) does not indicate the presence of landslides on the site. 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 further compliance with minimum criteria for overall site design, all applicable development standards (Chapter 49) will be addressed later in this report. d. Commercial Land Use Policy Element: - General Policy V, Specific Policy VII-A (Town Center Site in Mt. Park Commercial Areas) The Town Center site had originally been designated for a mix of high density residential, retail and office commercial • uses. As explained earlier, the plan amendment and zone change requests to increase the density from 450 to 492 units, and to decrease the commercial space form 200,000 square feet (of retail and office space) to 40,000 square feet of office space have been approved. The proposed 150-unit apartment project, together with the One Jefferson Parkway project, matches the new limit of 492 units. • The Plan requirements for signalization are addressed elsewhere in this report. • DR 16-89/PD 17-89/SD 38-89/VAR 31-89 Page 7 of 21 i • • /1\ • 2. City of Lake Oswego Sign Code: a. LOC Chapter 47 - Signs The applicant proposes a red brick sign monument at the entrance to the project on I McNary, and several low monument signs at the intersection of driveways directing residents to their individual units. The signage dimensions are not shown in the • plans. To assure that the proposed signs comply with the provisions of this chapter, the applicant will have to submit final sign plans to the satisfaction of staff. • 3. City of Lake Oswego Zoning Code: a. LOC 48.120-48.155 - Residential High Density No change to the permitted multi-family apartment use is proposed. The heights of the structures (maximum of 43'8") do not exceed the Code requirements. The site plan (Exhibit 9) illustrates that the 10' required setback has been maintained and, in fact, has been increased to 25' along r McNary and 32' along the west property line. The proposed lot coverage (46.8%) is Well within the maximum 60% allowed by the R-0 zone, b. LOC 48.315(6) - Commercial Districts, Special Requirements The revised special requirements for the Town Center site illustrate that up to 492 residential units can be built. The proposed development is the last residential project in the Town Center area which, along with One Jefferson Parkway apartments, will reach the total allowable density of 492 units. DR 16-89/PD 17-89/SD 38-89/VAR 31-89 • Page 8 of 21 • c. LOC 48.470-48.495 - Planned Development Overlay • LOC 48.470(2) requires that if a project contains an area of 4 acres or greater, or consists of 20 units or more, it shall be processed as a planned development. The project is being reviewed as a planned development. The proposal does not vary from any of the underlying zone requirements; therefore, no other planned development criteria are applicable. • 3. City of Lake Oswego.Development Code: a. Major Development Procedures LOC 49.300-49.330 - Major Development Procedures The applicant has submitted all information require0 by this section. This information can be found in the exhibit section of this report. b. LOC 49.500-49.510 - Variances The applicant is requesting approval of a variance to the Access Standard, Section 18.020(3) , which prohibits access from a ' development to an arterial street where an alternate access is either available or is expected to be available. The applicant has submitted adequate evidence in support of this request in Exhibits 21 and 22. Please see staff discussion on pages 14 and 15 of this report for more detail. 4. City of Lake Oswego Development Standards: The site does not contain any Historic Resources, Wetland, Flood Plain, Stream Corridors or Weak Foundation Soils; therefore, these standards are not applicable. No fences are proposed by the applicant. The applicants narratives (Exhibits 20-21) and plans (Exhibits 10-19, 22-24) illustrate substantial compliance with the applicable • standards. This report will only address those standards which require additional OR 16-89/PD 17-89/Sb 38-89/VAR 31-89 Page 9 of 21 discussion or where modifications to the applicant's proposal are recommended. r" a. Building Design (2.020) The applicant has submitted complete plans (Exhibits 10-14) and addressed this standard in Exhibit 20. Based on a review of the evidence, staff finds that the project design is complementary to surrounding multi-family developments in scale, form and material. For example, the pitched roof treatment and the accent colors are similar to those used in the One Jefferson Parkway project to the south. The site is located on the highest point of Mt. Park Town Center and has distant views in all directions. The • perimeter buildings are designed and located to take advantage of the views to the north and east, and the inner buildings are designed to relate to the views of the interior open space. ' The buildings all step along the slopes • j and have one, two and three story ' elements. These elements are further broken down into portals and screens which will "ground" the buildings while they ('' f establish a reference plane for the pedestrian. The elevation detailing is influenced by the square grid theme (windows, lattice, deck rails, and privacy screens) which gives a sense of continuity to the buildings. The perimeter buildings are on sloped sites. These buildings have basements plus two stories. From the uphill side, the building Will appear to be two stories. Buildings along McNary are oriented diagonally to the street across slopes, Exhibit 9. This design is Used to • break down the Walled affect along McNary. Additionally, this design Will accommodate views from McNary to the on-site vegetation by spacing buildings from 12' to 50' apart. DR 16-89/PD 17-89/Sb 38-89/VAR 31-89 Page 10 of 21 } Staff supports the proposed design and finds that it provides a balance of trees and space along McNary and within the "`") central court, Exhibits 9 and 16. • b. Street Lights (5.020) The applicant's written narrative (Exhibit 20) and the street lighting plan and photometric data (Exhibits 17 and 24) demonstrate compliance with this standard. c. Transit' (6.020) The applicant's narrative (Exhibit 20) and the site plan (Exhibit 9) illustrate that this standard will be met. { d. Parking and Loading (7.020) The applicant's narrative (Exhibit 20) properly states that two spaces for the 2-bedroom units, and 1-1/2 spaces for the 1-bedroom units are required. The site plan (Exhibit 9) provides 288 spaces, compared to 287 spaces required. Of this total, 44.8% are proposed to be compact spaces. e. Park and Open Space (8.020) The total land coverage chart illustrated in the written narrative (Exhibit 20) demonstrates that 53.2% of the total site will be in landscaping, which will meet both the 20% open space requirement and the 20% landscaping requirement. f. Landscaping (9.020) As stated above, 53.2% of the total site will be in landscaping. The landscape plans (Exhibit 15) should be finalized and should include the numbers of plants to be installed, to allow for adequate field • inspection. The irrigation specifications should be provided prior to the issuance of building permits and an as-built plan should be provided prior to occupancy of the units, DR 16-89/PD 17-89/SD 38-89/VAR 31-89 Page 11 of 21 `tea, .► w .—_ ._, .... .,. a 1 g. Drainage for Major Development (11.020) 18 The applicant's drainage plans facilities 20) appear to provide adequate is to drain the site. the following observationsr Staff thishs system; regarding - An additional pollution control manhole is needed to assure water quality on this large site. - Additional storm drain lines may be required at the construction stage to ' assure that all roof, foundation and landscaped areas are properly drained. - An emergency overflow swale will be required from the road above Buildings 8 and 9 to McNary Parkway. . - A detention volume worksheet is • to confirm the volume required detention. Final drainage d be plans designed to City standards should issuance of buildin provided prior to the 9 permits. h. Utilities (14.020) Utilities are available to the site as a result of the existing surrounding developments. Jefferson Parkway and McNary are fully improved streets. The necessary street improvements on Kerr Road were discussed and conditioned by the OD 1-89 Planning Commission during the approval of (see Exhibit 25), as follows: - Traffic signals on Kerr Road at McNary Parkway and Jefferson should be installed with this project. Property owners (Town Center site and Cables the aparsignalizshall Share in the cts O . ation based on theiroaffect on these intersections [Condition 2(c)). n DR 16-89/PD 17-89/SD 38-89/VAR 31-89 Page 12 of 21 1 tl • • - Half street improvements shall be provided on Kerr Road in association with this development (Condition 2(g) 1 . These improvements should include vertical curb and gutter, street lights, drainage and sidewalks, and they should be timed with the signal improvements on Kerr. No improvements are proposed in tijis application. The applicant should submit a revised utility plan which addresses all the above issues. The existing water reservoir which is the first phase of a planned larger reservoir facility was erected on the site without an easement (Exhibits 7 and 9) . An easement was to have been granted to the City as part of the original P.U.D. approval; however, that was not done. Based upon a review of the .evidence, the Planning Commission conditioned the applicant to provide the City with an easement for the existing water reservoir on the site (Condition 2(h) of ODPS 1-89J . The site plan (Exhibit 20) does not show any public easement over this facility. Staf.. believes that an easement could potentially affect the project design along the west property line. Specifically the recreation building and pool, the 9 carport structure on the west side of Building 16, and parking spaces on the north of the reservoir could all be affected by this easement. The applicant will have to submit a revised site plan showing the recreation building and the • pool removed from the easement area: No footings will be permitted within the easement, unless they are at the finished grade. To achieve that objective, the applicant can either relocate the building, reduce the size of the building, or redesign the building, Security gates are proposed at the two access points on McNary and Kerr, beyond the shared driveways with future commercial developments, Exhibit 9, The DR 16-89/Pb 17-89/SD 38-89/VAR 31-89 Page 13 of 21 • r , Fire Marshal, after Having reviewed the plans, recommends that the security gate N• details must be included in final ( construction plans, and that the gates i''1 must be operated by opticum or pull . station mechanisms in order to assure easy access for emergency services. i. Hillside Protection and Erosion Control (16.020) The grading plan (Exhibit 19) illustrates that some cutting would occur on the commercial site along Kerr Road. To facilitate the proposed grading, a slope easement will have to be acquired from the ,1 adjoining property owner as required by DS 16.020(5) (a). The applicant has not submitted any erosion control measures. An erosion control plan should be provided to minimize erosion from the site, especially during the wet season, and to minimize siltation within the City storm drain system. The grading plan will also have to be revised due to potential changes in the project design, as described in the Utility Standard above. j. Access (18.020) - Two access points are proposed to the ' site, one each on Kerr Road and McNary Parkway, Exhibit 20. These accesses will be jointly used by the future commercial development on the west side. A reciprocal access easement should be provided for that purpose. An emergency access is also proposed along the south property line through the One Jefferson Parkway project, Exhibit 20. The proposed access onto Kerr Road was , discussed by the Planning Commission during the ODPS 1-89 hearing. The Planning Commission found that an access with .a maximum of right-in/right-out from the site would be allowed if the applicant could provide evidence to show that an a access is safe, meets the Access Standard, DR 16-89/PD 17-89/SD 38-89/VAR 31-89 Page 14 of 21 e meets provisions of LOC 48.530 (Vision Clearance requirements) and meets the ,y criteria for a variance. The final review was left to the Development Review Board. The applicant has submitted a traffic impact study (Exhibit 22) and has addressed the variance criteria in Exhibit 21. The variance request is to Section 18.020(3) which prohibits permanent access from a development to an arterial street (Kerr Road is an arterial) where an alternate access is either available or is expected to become available. The City Traffic Engineer has reviewed the traffic study and finds that the applicant's request for a variance to the Access Standard can be supported if all the recommendations in that report are . adopted by the Board, and implemented by the applicant (Exhibits 21 and 22) . The recommended improvements are as follows: - A stop sign at the proposed right-turn- • in/right-turn-out site access approach to Kerr Road. i - Installation of actuated traffic signals on Kerr Road at two locations 1 (McNary and Jefferson) including pedestrian push-buttons and crosswalks. Pedestrian signals for crossing Kerr Road (at least one crosswalk) will be required at each intersection. - Installation of signal ahead warning signs for both directions on Kerr Road (one sign for southbound traffic north of McNaryi and one sign for northbound traffic south of Jefferson) . - Cutting and maintenance of vegetation along the curve to improve sight distance (to 300 feet) for southbound traffic approaching McNary and the neW signal. - Maintenance of the existing and adequate sight distance along all existing streets and the project site ►^;., ;,i DR 16-89/PD 17-89/SD 38-89/VAR 31-89 Page 15 of 21 frontage is essential. Obstruction by landscaping, parking, buildings, or • other objects would be unsafe. "-. - In conjunction with the proposed signal , at Jefferson, the installation of pedestrian sidewalks, ramps or stairways to establish a safe connector route for pedestrians between Kerr Road and the existing pathway below Jefferson is desirable. Signing of the pedestrian route is important. - On-site, at the shared access point ' ' (adjacent to McNary) , traffic control should be established. Where the commercial traffic intersects with the apartment traffic, the lower volume apartment traffic (P.M. peak) should "yield" to maximize safety. Traffic will circulate through the parking +, areas and some on-site queueing at ,.1 • McNary will occur. Since most of the apartment traffic leaves in the A.M. peak (when commercial exits are • relatively low) there should not be any major conflicts. - It will be necessary to implement G � standard traffic control devices, including pavement markings, signing, • , and crosswalks as per City standards and the Manual on Uniform Traffic Control Devices. - No parking should he allowed along Kerr 1 Road, Jefferson Parkway or McNary. i k. Site Circulation - Private Streets and Driveways (19.020) • The applicant's narrative (Exhibit 20) and site plan (Exhibit 9) demonstrate that driveways and parking aisles meeting City standards have been provided. The driveways and parking aisles should be dedicated as fire lanes to insure adequate emergency vehicle access. DR 16-89/PD 17-89/SD 38-89/VAR 31-89 Page 16 of 21 • • • 1. Site Circulation - Bikeways and Walkways (20.020) I� Pathways/sidewalks along Kerr Road will be provided as part of the half street improvements on this road. Internal pathways are also being proposed in the development as shown on Exhibit 9. 5. City of Lake Oswego Tree Cutting Ordinance: a. LOC 55.080 - Criteria for Issuance of Permits The applicant has demonstrated compliance with this standard in Exhibits 16, 18 and • 19. The proposed grading and utility construction will require removal of trees e in order to serve the development with adequate public services and facilities. The applicant's proposed landscape plan (Exhibit 15) illustrates that substantial tree planting will be provided to replace existing trees. III. CONCLUSION Based upon findings presented in this report, the applicant can meet the applicable criteria for • approval, with the application of certain conditions. • IV. RECOMMENDATION Based on the conclusion above, staff recommends approval of DR 16-89/PD 17-89/SD 38-89/VAR 31-89, ..-� subject to the following conditions: A. Prior to the Issuance of Building Permits: The applicant shall! • • 1. Submit final signage plans, conforming to the t ` Sign Code, for the review and approval of staff. 2. Submit final landscape plans to illustrate the • number of plant materials for the review and approval of staff. DR 16-89/PD 17-89/SD 38-89/VAR 31-89 Page 17 of 21 • • • • 3. Submit irregation specifications for the review and approval of staff. . 4. Submit a final drainage plan showing the following information: I - an additional pollution control manhole. - Additional storm drain lines, if needed, to drain roof, foundation and landscaped areas. - An emergency overflow swale from the road above Buildings 8 and 9 to McNary Parkway. - The detention volume worksheet. 5. Submit final utility plans showing the following information: - Actuated traffic signals on Kerr Road at two intersections (McNary Parkway and Jefferson Parkway), with pedestrian push- buttons and crosswalks. Pedestrian signals for crossing Kerr (at least on crosswalk) i shall be required at each intersection. - A safe connector route, such as pedestrian sidewalks, ramps or stairways, for pedestrians between Kerr Road and the existing pathway below Jefferson Parkway. Signing of this route shall also be provided. - 'Signal Ahead' warning signs for both directions on Kerr Road (one sign for , southbound traffic north of McNary, and one • sign for northbound traffic south of Jefferson) . 4P - Half-street improvements on Kerr Road, including vertical curb and gutter, street lights, storm drainage and sidewalks. These improvements shall be timed with the signal improvements on Kerr Road. - A stop sign at the proposed right-turn-in/ right-turn-out site access approach to Kerr • Road. h, DR 16-89/PD 17-89/SD 38-89/VAR 31-89 V Page 18 of 21 f. y s, M ,{ , - Improved sight distance (to 300 feet) for southbound traffic approaching McNary and the new signal (by cutting and maintenance of vegetation along the curve) . - Maintenance of the existing and adequate sight distance along all existing streets and the site frontage. • • - Traffic control devices at the shared � . access point adjacent to McNary. �, - Implement standard traffic control devices, including pavement markings, signing, and crosswalks, as per City standards and the , Manual on Uniform Traffic Control Devices. - 'No Parking' signs along Kerr Road, McNary Parkway and Jefferson Parkway. • The proposed security gates shall be • operated by opticum or pull station mechanisms. 6. Submit a final plan for the lot line adjustment (as depicted on Exhibit 8) for •• review and approval within one year of the 1 , date of the Order reflecting the Board's ! decision. This plan shall be registered with i the County Surveyor's Office and recorded with the respective deeds With the County Clerk's Office. , 7. Legal descriptions (metes and bounds) to be . specified on legal instruments for title • transfer for recording with the County Clerk's r ';f , Office, shall be provided to City staff for approval (as depicted on Exhibit 8) . Actual recording shall not be a condition of approval of this decision. However, when recorded, the instruments for all parcels shall reference the land use application -- City of Lake • Oswego, Land Development Services Division, File No, DR 16-89/PD 17-89/SD 38-89/VAR 31-89. 8. Provide public easement for the existing water . reservoir on the site. 9. Submit revised site plans showing the recreation building and the pool removed from the above (Condition 8) public easement, DR 16-89/PD 17-89/SD 38-89/VAR 31-89 Page 19 of 21 n 4 h t An n i . r ' unless the building footings are maintained at g the finished grade. 10. Submit a final grading plan for review and approval of staff, per City standards. 11. Submit a final erosion control plan for review and approval of staff, as per City standards. 12. Submit final plans for public walkways for the review and approval of staff. 13. Comply with City Charter requirements for road widening and submit a final plan for the review and approval of the City Engineer. 14. Provide reciprocal access easement (with the commercial site) for the two access points on .. Kerr Road and MuNary Parkway. , B. Prior to the Issuance of Occupancy Permits: • The applicant shall: 1. Submit as-builts for the irrigation system. , 2. Provide easements for public walkways and public utilities for the review and approval ("': of the City Engineer, • 3. Provide adequate public utility easements for all the proposed improvements. A. )ITIONAL INFORMATION: 1. Staff review of the preliminary utility plan 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. . a DR 16-89/PD 17-89/SD 38-89/VAR 31-89 � /f Page 20 Of 21 0 0 4 r • Exhibits 1. Tax Map 2. Vicinity Map 3. Mt. Park Phase Division 4. Aerial Photo 5. Site Survey 6. Slope Analysis • 7. Site Analysis • 8. Site Plan for the Lot Line Adjustment 9. Site Plan/Final O.D.P.S. Plan 10. Massing Elevation 11. Site Section 12. Elevations 13. Building Plans 14. Recreation/Office Building 15. Overall Landscape Plan 16. Tree Preservation and Removal Plan 17. Site Lighting Plan 18. Preliminary Utility Plan 19. Preliminary Grading Plan 20. Applicant's Narrative 21. Narrative for the Variance to the Access Standard 22. Traffic Impact Study dated July, 1989 23. Geotechnical Investigation dated July 20, 1989 24. Photometric Data 25. ODPS 1-89 - Findings, Conclusions and Order 26. PA 1-89 - Findings, Conclusions and Order • 27. ZC 1-89 - Findings, Conclusions and Order 28. Letter by the Portland School District dated August 22, 1989 29. Color Board (too large to reproduce) • ') DR 16-89/PD 17-89/SD 38-89/VAR 31-89 Page 21 of 21 ..%AM.�.�,yN S.• ^•....ti: _.:'rL ..6wdll.bu.-'-t y. ier,_._..-�r.v _ � :i r• .uu' 11110; w f, .t..i• • r' F .,ACT • 0 .. ,• •.til. ,-• •-ems. .A a1 , 11' • . 0 3 �y+ 7 1 M1ACf t s ; ,; •s .e.a 01 n^R1 R w .•• 1 rer + TRACT P A it u ,N 1 1 ' I 1:1 13~ I • , 9•- t 1 a ,(� • • ' I41)a Pd.. •\ 4� sr t.• • 32 •L �G •' ?::100. 1 • �? 1 3:•U N A l • ,A ; !' '!'� ,J • �• terb' ' :ka i,. Q!A O U F t l 1 t. • A • ,..• r - BLOC 1 i l' !. '"MMONG''°'"',,ji '2',;i! MULTNOM,�H COUNTY , ,,... _ /.+.,•.1,••»:.r. ."a CLACKAMA�1VBOUNTY DU' ' 1''1r' • ' ►t. S,W,V45EC. ., ,, ',•, T, ':•►' t•ri.:,h.. ,...t. •,�..4.6.rt.4.,y. �.a,: - .I X H I R I T 4.1 Lj • i49i • , J l_._-1 J l • 1 L_ 11 _ I I ..._4_ , . • : 1 i ; , • +_ r- , • r1 - i-tea--{ i!!�Y - �� I .r ti r i • 1 , • iiri i iCiii lei i l r Ir'• r, i 1L.irl NIA J jilt!!1• .+,rin11tei I ..I .•, ` I i I i - �ii l : t I `f ` er �, �7� , • %�,, � `.'. i• ; .., • • � :y , . , +. ?I • ?.yN 1 .. !I1.- rt,it\ 'S s %••1 J • •'' • :rr' = 't 3, "S:• 1..1Tj• tt f" ♦•T— '' '' , �� > SITE • ,�; �, .�:�:'•;;•� `' •Eras: 1115 •..,.. J 1 ✓.j1 b" ,,. .r : / c. . ' !I Y .t• p ..� L.. . , Y ,`•.\ y�, 74. • I+ t�;• »"e ( c�\ t -L ). fit. '.A ,.� ♦1.t.:] `r `+1 '•`4•4' r ,\•,• \. 1y4. 0 Z ►Aa, i„ T^f/ti +:, , ,\``J'.4. r,-- J \ ,•i'' • , 1, !. ' IL '. �' +'+1+• '�+a • ` ,\ . J ,,f " '< ', *:•1+ .,, r,_, Cal _ '•� J: :�' 1;` yt. t- , .�t j1It' J ^,r 8 fVICINITY MAP. "'p rig 1`- • • •• • * ''. '' .. . f"-• -IL...L.:117.27.1 • 4,,m.. L7fit.L.:::1 " 1-----,---, - :?••'. 11--..• • r.trra-- ; EMI • ; • .....,. / 1r./... ••:--- E.::.,...11.' E;7717-7., • ..141, 44-s-r-tri-Te ,, ••.,,, , • I. ' :7/1::Niii7tEtall 15112 ILL . •i ••• .,!.. _ I I••= - E.:: =ED _ ••---li.- ...-....,, =L....1==i..z.••••I .• •, ...• ..1 . 1 ...-- 7-11,_:-.11 . .1 ,,,. -::•=47', , ,.„im .-.. ===r7._iir....=1... . '',.. i. ill • '="---17, :1L. 71 •'E=-L--/.• 1.- ' 777. •-':. IIIMMI WOE IIM% : 1 11 , '' . , • ) . •,. r • .,,• 1 5.. 1 ... ( i:.,` ' I _.1, . , • ....„:;.."..,•*. 5) \\ . ,,.. r'''''.1.-; s' `I l' '• 8- . , ! • • :r.V., ,--0 ' ''.--- .-_ ,-..„, ,..\1&:'., ." ', J j i .'›t• ., •49.r. r iftliattizi..::-. .' 1,71-7•7 .": .711:1 ••••••••1...11.11. ,7:i• : \.4.41F•74 ,,. .. . l. ?' lit: am••••• •—•`‘ r ;'N'...:*, . •••••"' te" -0•4•:,:h 1.10/4.1" , 1 . . ' :::-.7"c 1 1 " :.••.11-'I'.-.,s,, c'',,, .P,T,',, ..,(c.:•i,.. No. ., ; ..•; I.' I I ..tits2...1 .'/,'.4•\,..'kr...A..-. .'11)1.... r .• 4 " ...r.), c . .'?-•:-. 1)..-1.\ twat, . 6:„.,:••,•) ,, ii,--,,-i, -,-. , .i / , I' • '-5 .1. . '''': ..--•''.--'1 ‘."' . , ,1-1. " I — . ". •-•,•;',)• c:c.i.,...1. ii . / , .E.::.- .., 6.,'''''..fitL, ;..4,-4,.._ . "=!-..1"--4.„,'',..7,1,:, (cci),,t.1:- •.. tC-P' P.'.4 rarmerrea .., — ' K , .- .... - .• IP: ,--,,-,-,. •' - ." 'I r .--. ' i ).. ........ ........, , 1 ..... .....•,. . ...,. . . ......,... ,,,,, . , , .'..,.. , ..t. ... .. . r......\ .• • ,,.-. .'.... .... ...,. ..i. , 1„. ,... ...1.. [....: ... -.1‘-.:' ___, I --.—'""----./.:.-1 h..... .. t 1, •••••••-.. - / *-•!.. r • .• . 1S71. ...1• / --- ' .:t.11 t)•.; :* , . .. it ........ , ...„. !.. ...4...... } ... .••.••••.:,,f • . • /. . • • i 4—** ....:: :::---'..ka.f.: =F.:. •:: - • ,., , )' • ' „ , _ _, : • ••••'''''''--71 • • ; i '-ct. r.- r. ,, ft ExHiarri ...„,) IL. Ag•16-0 • " • • y t•k •. " r ~ w 1 4 '•4 •- C r.rl.:; ••' yi 1. nC Ys r ....it .� \ r't�• 1 1' r., .'� r 'Yr' y •f�iL ,x::.:•.Y•, T.wY.�.i T 4•' 1tw ► .'�,-1 _4f• , x yf P•.”-( ••.......a.► „,jy, •},.,,CvF�?.r • r a '•T,r_ •'-.1 • ''1/' F 1 ,.N�.• b } C, ♦ L Y L?,1 .!7 + 4•' "a4:41.e41: t ra��u • .1 lyj Ll�•�,... , � i"(ter• •'.�•t4 Twr.L.,�...t I„,ke.j' ✓ , �,+� .."! :L3 -.:. •\_'I JIf u!L \\aA �,, s../.l` �'"L'i` ' a rri'. �• rIbJr..,1 a. �' 1\.:t.11)-*,,,flt,s..,,,,ge-,4,-„-----?,' 1 7 . . i sYi ee.r: r,4 , ,L, • •t p.Y� - ✓'1//,t�h t'.Li.J�..:�.11•-51 { "'e- +r• e • ,�,�. tat1:' -44 r� ✓f• :• '; 1' µ ,y" '•r- i {� so +•�rA. ". t,,, ...-•f.{�� i1J.�'f' F+..•'l.,} L.• . '••y?t',Yi�pw�raw..♦ w j t �rfyr • • • yr. r,ry ^.+ r � •%Ylr rL•{ i. j't cl'oe ,•/♦. `.o fi'tl ^ t I. ; n a� .Z 1y} . y ilT t } F • `_, t , f ,r w 1 . N}., ", :4 ( ! ;s.; r 1 "' • ... • .NI titS`i"•a. C Lt "':tip r,i:' 1., 4L ,i ,tt7 v?•0.- .♦ •\It t fTM• 0L „.. a1 i,e-rt i vbr J, .. „1y"t. c a"'1ri i l.. .r !�'kµ C t `` . £, '+ —. .0 '7ai y'-.r1^Lt f- y'f y�'Y�L y ' yTL.`� _ .� tr, ±kt••� L k Fa.air�. he.. f � y�`�. Jw 4•n= +� t'b f i'Tt s �e� ..' aT 14 •—• ! CPe -.1,,, • 7 it.Feqr tf�f {sty `]�".L r�L rKr+e.. t 1.l:'t-r r f�•p• LT L!-r il �e (+len,�r�!•�1s,;"-N'•��"'}: 1 %�'1 t �E t•.• ,44.$ TI iY w^ r-`v. 'k.«w d.n r L t �1,`l"5 �KrrYr� .•117,.' 4•,f„ k• $iv'�1'''»-> _.. f^ y _a` *c0.- j�'*'•'y';A•l'!eiitrM ,-� it,:L air .eJ$_" ct.F N • rrrsr^1,r1- ,t'r�-r�•• 1.1 �.'`,r .;•q.^•1 4', r'a 1'lam;— t.- '{ i-e..01..„7.4c :4y. t ,..., .'h..t.....0. .''"''T i t '' T to t.`.�' i ,t, t-" •,.. .ec.1 t *-9J' •, P • ". ..yy,, 1t C ♦ T ���.*• ' y ji�j'; CTr . pa a.,,a J. 1•x-i!5 . matt t .tt -,..&/, ,'T'Yr. • t'1,••'7j. '1••,v- "r••w r`7 •,:i#F... }'f+�H�� ��( - • '•I�.:A^",ct- ��i4•i�tt; - � Q4 .., �L }t;K ',4-,-_- n,n' fk L� ' ,. r L R y s'�.,. !'y..l „, v"Af tYX �•i YI(. a 1, nL LV. 4..��tpp yf r."YL`�,w r ti `1:1, .. .D. t.yd1t yl F.(Y% I, it :% I'•'( \' 1 ',T• ...r -.e}Y ti`I c..'a�'I.-, 4T r.�� F}'.•,�� } 7,z.;. w• �.�..�. �.•r �,--,,A.,.Mi"♦' �,- .... ��• 4s1. 1 . 1F':,.:C'yr'•F�(�•.y F (;� 1�'`a/.Rh- f Y e." - r l ay.:j .�+} � ..•J`1'. /,r.. ,I,ti, r 'r(r•'• *vii''tr tiy. ♦ ,,:n.. t r J I*ffY 4..,It el .►.,'V 2 J,t ri- -'•it lriµ .+.� , �.,'j04,-V.K .,r1' !r' ,• N, Ati ! rra G ,e '4.1 liV- '. + 4-,:� i•f s.7r t" I . ht(h� LLB any �(,y` ?. r• '_ : T • �.7 -.Y + *r • •may:;._/ +. s,.,•l•`•f^''quI,.�a LT" 1`,, j ..i yrtr 5' .�,� y •.• ,ft. (Cr '1 L• -yi.�c10,. n•.f'p�r•�•L�1`+-. "'•' y, r ._*.„.,a •Y tt'"� ,.�,}'ro•, r,F� �• • ,4 ry;,w `.w•h.;: t 1 r v t`i` .i �e] C t a0� + W � r,s+ w.. t>•" tl`I iC. rr1. !Wl c• �. 4'' �1 Yr� :qs w 'X ' r x• K••,a � .v�ls`al+"rt.•4 .;.� Y'Il�a. �y.�Ll�k� �� �,�j r,L..:'�.w k ! .�?t' �FFt J Y �r�a! an•�..4•"+ �.may 'ttt—{tlf�'�1 •1 �µ r't�i ,_frv►•c r„N...- `fr.4,,•,• ;tY'�. .:4154.4"!{Nw 'qr.y.i�''eµf F�1 `►`y�� l r,i,Vif r-t t it; 1,-t' `.,j*-L,Ti} ti,`141 , r'~• 41;r ' r.,g1P327 f,F:er . '•.tP re 1, 'L z.Li�'}t, ,,,.!. d T ;rif C�" . ram.+ Lix s } t t rdyr . i.• <. •-.te .W .. 4L' '1 r� �l ♦ i �/".1[Ll"ft s• ?!1 7,,-;-,'-we �t, };•iJl i... • L r"'rw, .'•-•-..- A I ' f ► x{'t. t11''r. T Sty e ti r s�s tr F.:".,: � �'7....`-4 f'�kF��w. II14;I •1i 1F ^.r.1 r<lf�± kr.'. .r,,Aa:CL,t k11%: ♦ !�. T tll r._^files�'w .t114 tij 1 Y`'•' -.-• r S0)a r l'il t -i i r. a1Y!. n _ u•r /� 4.0..t.,.mot 11 �.r I -r A . tt�. r I.M1•,.•�T' )N.' • �� q� it •l ! I`/�/,-�/ ti'T -..rtf't'♦aL}i,',L , •~�1 _ ;ti•.ht `, • i4, iN C • .L..(1( I R7, M. ,Vii.r �^V+1 -1464 t .• a �r'� {t' �h > l� v r •i jar �r ,.d•1. 4n,t!':, • '.' Y'"ii,',rat';•3•tL,1/�.. .. y �1 1. `f:.r .t{rit., ,....�-,�jtti,. L • 1 y h'.1.l jtaZr r .":`� '�,lv'.y •15L, ••�i1J" i tb:t f,',rr+•./f`: r • tl tw LTL.•'14 ' �,�I}�f i' t \ :AI' t•.. - .� `•' lit., ti.y °=L1 ,.,t;1,• - x i •,, yr L..y+.. ,.). .•ILA•, • j.▪4 1.T� , �tL, �s.- \�.ti. .ki!)' ../41.,,x♦ . .."rf 'V 9..i.s elu ,..y .L?JCf21 y1..vlritt, ,, , -7 ",,•af'�' 4 --.' •4;:♦fr //.i �t3s�' .., � �'• ,Alt':ti;aY !. rj�' `t•V'� \`t'k,�.a (A6.Z.,:41,17,V. T./• • . 0, ":,...� ,, th t11.7t1 it t lien1 i tr� L-. e,_ ..ta•✓ y' 2 ' .�M^` .f��,. a4 ii: • .',.� j' I f +fiR(:.iJl} f1i I`,7• / � t • ri•�ti' j, �.. ••�• � TL .��.'. -l:� Ts , I�i1F ��rLf I . L 1� � I{ I ,• 1 VL j)�L • cy++ 1• t I , Yti., (f II'�""; ?.-,.x-. •., -i•yam 'it.- '�',A7f: y;a'�� l ,4ji t� I. 1'.'4•/:i� . IL_ �r f-4.-"' ' �'-- - C ..--'--4:„- • g EXHIBIT 4 II l':111!� �,tnt, �'- fv P1, n � su .k,f \t ! r PK16- ► I, I:�I Uhl]! E :, ,R;CC Lvevt.o v4CPE?[ES SITH'IICENITY PNOTO 1 ..«.,:••-t,IH:. a .'�-`'..1.ni uv .,u, q Ii �� '1 1 � s31a3do o7tins JA ! ) ^ ��j ail1,,i1 lINIwns N2lVd NId1NnOW . ' . i I R • 1 ' .4/ $.:\4fr.1 , //) ‘• . tioh� 06.44 o�001- � cti PP M / r t • N y0 al ! 1 (01111.1° 1 • • t• I . ! 1 ,i (s\HII)11 \ 1 �,taa1„. I1It1 j1 _. , ", ti 1 1 • t t 1 b irn „3 a 1 1 q t..4 i `I!1 i ! t , t 5 mi< N! \ IL 11� ' C Ci itii'io:4 t I t w*-1"111111k-P.--4-1-1411 ! - ig \S 5 g, KgRR ck ' 11 .. i EXHIBIT -7,, f Jr , ii .0 e. 16-1/411 n. 666., S�1N3d011d O�v.WK N0�3N0'073A150 3MV1 F�sIuivr+vsaois 1I WWflS NbVd NId1Nf1OW4111 il1l it f o .. a f a i Er •' . OEOIll \. • !i �.�",01\ 14 i.,,,f/AN.a.s,•Nit *N s *Z`..,' i . ;.� � \ f, ___ / �.� 2 ••/, •:"4f: ItH3 .....„,Nwe''''':':. :':":.:. :'.;'.,:C:11111:•,::..,..,:..,,„: - ' ' . . /. (.1, i (11111.14611 ''.'••:.:•.;',•'::, "A \isib ell.,,!7,:r.t,,,,,„°,46 --;",a0 Atti 411140,, ••• .;:.,:.::.::,.n:I.:..: ,'), i .,---'\ \ 41/4.,1 . „ • icy19).: ,Iii, L7..sk ,' ` • • /ef-4,Vellmillilk\11 WA_, "4"....- -- _.,----- 1 . \ vew %, .:__,_ -,..-f-- -- osa.,---- , \ ,.•410,-,- ....... - ,) , . EXHIBIT IA 16 - i 1 ^ r 61SA13HV 3115 53113310W 03WW15 NO0330'003M50 awn lIWWf15 H21Vd NIV1Nnovg it �` 'i l' L • tExisting Condominiums, INTERSECTION 103 and Apartments 's• •• Malor View •• t •I • •a f Mt, Hood Occasional Cold East Winds • v• � `�F� • /7C. Mtn. Park Cl1ur h • Maior Views •• 50! s•r� , 'oy� • , •. t '17,. r I - QQ�� v �•I.• 1 'I .�c //4.,, ture.Church Parking At• �' 1 Church Parking •.•' • Tax Lot 266' 1' Tax Lot 247 •, r; 3.84 Acres I 7.32 Acres r cz,3 f...L/ t 4L.• vs � r .••• ;• (� ` / •�„_L. CO SlO '.EXISTING" © _ ZONING: R=OINC. ' ' 23) ISITE '� rrwnw una,rnd.I.n•?.... L fooad ',' ' '' . C .-) 0 Views• f O a (- Short Views . 41kt Future Phase Two H��ppGb •ey One lelfersor, Par w •• �1 Water ���:::JJJ • .D Reservoir r 9 •, •�� y' 'I DESIGNATED BIKEWAY • T• ualatin Valle CITY OF LAKE OSWEGO Views 1978 COMPREHENSIVE rd 0 LAN ; N �. cat .2� ,a �,3, • N,P� `\ Tax Lot 23e �• �1, ,,,,•��'•• sf 7,56 Acres V y ei se ISingle Family Homesiles yq� . ��', CD N,".+�"' _ ♦ ill •e \� t,,, _0 Prr vt •ae• �A0�0- Pfevalling Wiib • '` '.r '� Winter Winds t? ? r rW 1.tj SIGNALIZED Summer Breeze INTERSECTIO , 1 Existing Condlminiums �XFIIsIT r digZ- N o 4 ,. ,ti , esa Mr 2 • 1 i 1 j -Iy € , • co i �R • O W IMOJ0t) i' pi.. • r. y t, Y fr..' a C aI. S m 4V•eee1 I e, w s . e e C to IL jw r ea (" ? a+ 1 -- ...._ `mow a 1, �_�_J .../ mama. r r jLnT/ON32) 5.••_erri,•i.1: __ �. •-- •. • "— CLACVALA.S COUNTY (SEG770N 51 ® 1� F , Pa'''. v' I C• SEP 6 989 t RrVISsb 46espec PROPOSED PARCEL CONFIGURATION „c. . TOWN CENTER SITE '" ` ' "e MOUNTAIN PARK lXHId1Y lneorp yZ va.stu arT V CD SW. i/4 SEC.32, T.1S., R.AE., W.M. rots„.� Dl� �(e-l�`1 MULTNOMAH COUNTY, OREGON scalawa.nm i L i 1 a 3 i S311N3d0Ud OJNANIS NO0330'003MS0 3NY1I 'i `II b 1 Nru SVO"01vtadnwtr 311E 1 I W W fl S N 2J V d N I V 1 N fl O W411 l 1t`` 1 11 t iI it lit! -- 1 iji� it '• ' ti i , J �� Ilj.ill t,.t.t1s j1! ii1i 11.1i 1,lii 11 i: 111 it1 11 _ > `. 1' toF11121111It1Iil1lttt J • ` a CI js4 y 1ff/t• r.:WW1 \/c."' \ , 1.f..\. \/ . {sll4q. / E ly / . ZZV • 44.1 4 q /// \l is it • ,« t E 1 s. '� •1 _ A • i� Acy `▪ � ' ♦ i I �C.7 1 a - �� �•`�•%/t _„ I° /�F 4 I ./ l.p�". 1 2 r 5 g... ♦*A ° • i . i ; 1 kid. I !jihe ti.. 1.0.illicit) 1 II If ! k'" oil\ IITIO 1 ItAD21 1,....- \_, ! blire .111 i Allisi ,.I I. . irri t-r,„\ 1 ,„, _II___, N4. "\\ i Illuri •,- -4, -.4 ,4......,,,L.,.....;. if. • v. ,,,,i,,,,-*, ..- IC tu, . Li• I VI i=q,1 .4: -.Emir _ . . .. v.‘ ... . - ..,,, -41 tit 1.�/ - — \t / ' I 'Alt 11 ✓,� ` e g04L q Tit. 4 i t ` 1 f 1 Il'►t • t 1 i to• ail* o \ V , +1 t Aso ' \\\\ tH,\,\______f____:::::Iii ..., \,\:, •••: ___-___....-• \ f .— '/ /"�/ EXHIBIT S. D l2 16' Jt , • o ,a ti Ilk i S318IdOtld OJWWIS A'003b0'073MS0 371Y1 { al( °• i 11 NCLLYA997 EINISSV11 l I W W f1 S )I lI d d N I d.L N f1 O W 4 ;1 1 1 1 h 1 F4`l;!1...r fL ■ .IE1:E ... ,,,..,,„, . 4 .4 tx,riit7T . •, M 1 4 A. _ k k 1,.il .y it®®" . 417 I l . �! liSit A11I b L .' erviiil l•am*,— -' ' ,Ii r t''' �' �t ,M , . 1 ' . I. • t.7111 1 ' c'''1_ty) I EXHIBIT 531113dO21d COMAS NO03)10'003A\SO 3MY1 ii1i1 NCu03&us' 11WW(1S )12ldd NId1NIIOW Ct� P! ^..RH E I A. I , . ) .,.. , ' v ib G I -/ I;l' i 1 • d °,;u , 4:411.'s 1E.,,, •: . • 11 IIXIBIT j 1 tl 4 . i• 6 6 i 53t1N34011d O'JWws NO'Q3MO•003.t150 3MY1 I tt1 .. =� 9 � SNOLLVA313 IIWWf1S N21Vd NIV1Nf1OW Iliijll r • I ir, p I • I :. :•'I I.1 • Pl. I• Ilk^ 3 o. % . III r. W GC7 ! ■. . N,li r I 1 m •.r:�Wi tun. rat p,IpO;i,lsm. • lar in. I ! w .Leif'••, �'pry, re ar,,rr. a r I II hj iA .� ( 1 ,,,lG6!,,,.r il. !V U >t Ir:10::11:t _ 1IIIi•m1 . .."....._i •. ....,..f,:/... AD HIM I i�ilEDArc .. ■■ :'iii j5'i i y P5;1 :i L g t i•••.,i• G t' 9 B j ijiiiiii0 orm.;i` . :i,iiiiiil'S ,Itip.ln ,�„ '14;`:h PA NM I we • It II� 3 ! "illlf um I;'>.r I�ra t i IIIII�I �Ildq,l.. �s ■o F s"1'r"' i 114 n •••• I IIII1114. '':i 3w'I�rre Irr: IIIII'' f4,j'IUjj� �'��' u MEIN : ..• .,� . '_t,. W -. Y '•` . IV ; i ' _^rYfl,Ulr I 5311N3d011d O 1 • 3N 7VJIVIS NO03110'003M50 V1 �C II' 1 li ii S V ilwwns )Ibvd NIv1NnOW O11i��l�1 PM 'Ill <' lI r L/ l L \ 1r ci . 1. 1 art 3.1 5 . 1im Al `,o \db li 1 ' si=1/y • IIm4 CM KM 1 �� I n 01 9 ' 1 v a i�l 5 i ul I, in i 0 g 1 �, ti r r• lid I • a � �i ,q r. • li Y _S11113,031 O]WWIS N003110'O73MStl 3 IV1 f , � i 11WWf1S NaV`d NId1Nf10W , . • �I� e • It' ':i t s ■ter.l �• -.-.' tiEr �' ,, . II .Lk , • • f:: Et L C \ kIL.I.. III 1 11,1 •44.: 41.- It IN pl. 1 \\\Da 'E F ® EEi al Ra ti. al �'� '�" 4! • . , .. \ 5 ji_ II ® �y 1 m 4 . 1 1 s � ill lig n DN� S11ll 40/k1 MAIMS N003N0'003MS0 3fIY1 = 2 sNdQIflm 11WWflS 21dd'• NI.d1NflOW 41,• 1�1� • is . h , i 1 ill i -1f7711 1......._rr'l 1b . . r 1 . • AI ' a pmra4=h 4 i 1 — El[C §t Qhh • L. I ems• 6l • h..�, • Ito �I. -,£�� • . i .-q •� • �� i .. w; • I El■orsmw • *XHIUIT i )3 0P9; P I P. S311n3doad ODWNS Noon°bo3M5o 3mn ^ I . , P Mild ONlgllllq 1 II , • llNlWf1S )121Vd NId1Nf10W +1=`��� ;i I k ; 1 I p W `1-F Al II i /7 p 7• II1.0 I --y ' 6 n §' • II c In" - p C a— .• 0. .it • 1 - _ '� . r 'II. !T j7.0t";' •. f.,•y ., 1, W a �_p I. J ! •• W "=I 4 In- `�_ IJ %Sa cm -3 li • �I , .1-- . ..•t j r i r i. ) 1 0-5 0 AIM • as ...� ....-.-.. _. .^_ ,..... c ' 531111340U O3WV1S NO03NO'O03MSO 3MV3 I ^j 1 3i � iry IaN73doNIQlmI iiWWf1S )IaVd_NIV.Nf1OIN i ,1111 } kp S + • I I 1 < II yt, ------1 IP .i o J C • i - _ _7 ` 1 F K J �I i: ib I 1 n. I°I . b nrs�L 1 1 e u -. :..J. .r-,u r • • ti I 1a3dond oDwwts woo'oo3n1so 3»rl p I II • E IL I DNIQWIB 3 d0/NOLLV3W3tl 1 I W W fl )I S Il V d N I V 1 N fl O W , 1. r9kl 1111 k ,It s- G t.>1 I =s 1 IYf:�e"v` it u Sii :2; Ili' Nil - •ti *.. III I •-a'f. i Eli 4nU 1 ,..w114 ■■, ...,.........'r .—— ■W a■! i .,.._ '�.aC a , A i • I • : • n•-1 q 1 we .o 1 ,. ram 1 m; ' ' " Ti I1 a' 1 • 14, (21 EXHIBIT A ,....,,,) , i ; =.....::,r.�,.. "sou. ... -,nt•:- _._..-.._ _.. 0 a .. 5311M3d011d 03WVM MC03110'0MMS0 3MV1 ° "h' � 'mono 11WW(1S >IaVd NIV1N(lOW4 1 _____, . . . - ➢ l ir . .,.., 1., , • • li i i ii (4 1 / ; 'a _,g 1 g if V /e\ I Ii t!! /` �,#. *.•. * .... s 'C till 1.zi �It . �jo... ;lilt , 4 1r `v A:.$'':�t y;fit r��-0 1I �'xo� �yt�.) ,flit !f 4/,. �11 �w''�1 •., . ill i f j a :04wr ;.+-ini,y.�� off,Po • �"/1 ^emu,) `�'' �: O* A V ` - 14Y--ii Jfll ,.r i /PS ire4_5..„...,,,i% ) ,... A.-. 'a sia .ci ,..... . (it 1,',.T.,f.:.117.-(1001: (:)ii-. 0,'1/47-t-vre 1\ 1 • \11 . ,.:14,;„.::: eVigrilV E -,- . work ‘r•-___..: t II . ' '—'11111:!. ..:eitriPfft,,. ‘'',V,t.ifit, :Pi 1.-.1.-V.!. 11:\ ' I( - . * .1 \ *Ito. ri!,%4 ..ftl 4.! ,z....)... _.....00„.„../itit ~J I it I pDpp iil i/ k) 1 ti g EXHIBIT . I r 5 (z>)5„ ; !t D) 16151 rl i■` {�h 9 s�ta3doa MI COMMIS No73ao'0�3MSo t N , I� ,i; k1 � ilWWns )laud NIVINfOW 11 II al I.,III I!!,I I !I! I. I. !! ! 411IIII! III11 I ' illiilMillddilIIINIIII • • . 'I B: hill lllilisllis , 1P, s 111l ,:sl11 !:! �! I . —; �IJi ! I !I I11.1 fir/ • ilIllii !ililli !!! ii ! !! lilllli ne_ . �I�l I�Itagp I yiil'�pi IIIiiJIIIi1 u i N I 11111 1 II!ql 1i i i I I I ,,, 1"1}. I i Iiii,i il,siil li, ll i imili� ���� ��, III iar;Aw1 i; (if . . �IIi, I1'!II 1'! lllili1IbiilI1� i1 11 I11 �11111 III1I1II11 of i I . h iliii I IMI Ilia 1 it Minn II ii it'll a III ;III1li vIl 10,111i I 1! ' . IIII lull!I Ili ...III I•I W,I lit I V ! i 10;!• 'a1,14 k`:.-t=*', II!d 'Itrrrr f,.. i•I .i;�11 ' 1 I , ;, l fit 1 a 1YrIl E 'i 11 I! .j •i ` '. ' 1 1 1 '1 ' A ,� 11111 f ♦ / 11 r ;� 4 \� r/1 -2-3 1 I 1W II; �� a ' j1 Ip� ,W g Ijl IIII t! �'�f. ���cl `:� � J1,01111 11h 1 IJ 111IIId11111 111, II a r', o 41 , i r} 311 ;i� : � ©© ‘71, al'i .1, 2. . • ••. ,s.r7 iri „ i,,,b,' ,i. , // ./ . 01,-,. • ..,,,....•,,,,. ..,, ,,fr ( N. ;:iiiii3, ..4410' Ifflpfr #, ... . 1---., --1„ ,Trzwir;--„,k, iv I c •v4b Or ryas" ' 1 • i �'r � -ti i/fl ' 41t1F 4 : jW1 ellit \- ��_�i , i1 (1,'i L2. I1 ,lS t , / / .i -, I`1\ :la=l111it i: sitli. ±I / rrt. a ; 1p$(r : 17;31! T7 .1sI ; 111 } -- h 0 t . ` Ih avid,vno' saia3doad OYMHS — NO 3ao'OO MSO MINI ' q I , ' HI 1 OW aaiveuardw 22112 1 I W W m S )I b.V d N I V 1 N fl O W -....% ;'R d6666, 1 - k a a a i e ii tic " m i 3. 1 1 1 ithild111111111611 iii * '• .. //t)i% • yeee•eeuu4 t8 r.-, • I ., , • : . i hadaa•a : `� lik �it '��!ti�b1♦ �j 7 •��,` i Frpf-irsir le 4,41d,r.Ofet.Z,Vm,,-,vi,-14 gl, . , .e.00).1.7 •!*'4.0, 1111L-Hrib,..._;-.....-....,....74ini iS , '\' sliarpti . ,A,44,,r4t;r a tiAlligtifet-Viy IiA' • . ‘ V TAT*040 44011)A -,,,...,,,„to yk. , . 11:44141,,NrWalti -00. r.v.ov4a-tiiisla . 1 I \\110111111\11W-44 ,101:WAilkip A,,,..,... , r ,\ 1,,,ii,... ____ \1-110wItor.,.„ ..L' , , 1r N E1T L i• 6 Hd Sl1L3d0ad o,iw is N003110'003MS0 3Mn r >r l' I i'eld mum mg '1IWWflS. N Vd NId1NflOW g�I�I�11 i. 1 C7=i�I II k f (Sir • 1iih r}' ! !'! !!! I4r.:NN�. . ."---4 ltvk . ,�•dty ►Qr �. .�ti► 1 /• �► 1Rie. 7-4—p- y �o.rper` . /,,, ritt.,4 work. vi-poutivir .4%.,zits... API(it. ti . tit o ..,--7ffi,uvre‘e0.4t.ilit04,4-1 :.,,ffi; , Lc ?..41*"23) Walt Ci*.gt iii.no 4'44.41, 40.4 , •g , It • ."& 4416\vAltiikel i • \\I 5 i ,• ,) 40. ,;..,1 Atoe/041c -IllititAlf: 1 . . \ t!.."900 to ,-0,iiiNg000,:ateAttr. a r _ ta.c.,9_,_\ .: h i kiinws 41 i wfillill- A„,-4.1 a • 0,,,_ . tri...,..4„0,471 y 40-..., ---41 ti .ii314 \ ir''N•s--.S,‘‹..., ,471201.V.-" ..._,-7) I , \ OP- - .`.-----1 '----- lart hvA WI r ' . 1 . e 1111L '''''',.,--... ,"1/OLIIIII7 4\ 4 ' Ari Iiii • ./ ,� y ; r, EXHIBIT I/ DX (6.81 • i&w .. _. w-_ a —.,,, ),01 . . N � 's�a�doae O M ('7��ao'm3�nso v� i 1 "11fir^_-- 1IW_WfIS )I21Vd NIV1NflON► ilniilII I q i!! I c- ,i I O Iii it ! , • • , ,././ 016N\ N...'„ '.‘ s N . i ' ...„ ...„ %.4...,..".Ak".„..... .....',.''', •,,..., , • /,• •,,,,,,Ti„,_,"illA ,W1,)Ss'' ' =,.141111ris,,•:., <7.010.:‘- /1#1:0141itta /----......„:54 . . old "� � 4 t�l 7C �.�Ar,,tN . ?..,.., 4 r 4.4; ..;.reli‘i. ..r . 41161111 *I . , • ./7)# ; gate N `44i1;4.etiV1611141 0. ".1 i r-kgs-,‘ \li oy„-- . ,. . -It% 1c . AA' • 1 : _ . ' ' . '. . it,\ clik r.„,....k: ----5:4: I:I!. ... , It• ,----acil 77 i • i' . . .. --.4 ' ' 4 4/ • \s'7:. .'', fli ,, . „ . . . ,. ,k, - _,:. ,N,____-. .-----); (.( • ' •4 i ,„:0.. 4'. -. ''' '°M;1- --'--- 4 ,clef • "� JEXHIBT ' e i )b ••.. i .. Dirt w :: l r S�1N3dONd OJWWIS N0�3N0'073A1J0?MYI4.11,1'� ' •, I a _- � y4� = IIIp Iq 3 NaianHiawaaus lIWWns HaVd Nlt'1Nf1CiW III ill 4 iu� ti t A 4 i 9 Nir 1'4 a .. ' /4A\( ..4H%. , . ' .....41‘71411 k'N. . .. . ' 4i4N , , 4, //Xe 1.-gfeferi9p0;t71,e.cPt.I.,,1;-::'..7.1.16,144."‘. 14:•\ ...'.... , • • . ,.../.3 Pi I IP.1 10 o'lil''' ‘-""'41 OPP--1/lb 0.Ar`‘' ... ....r t‘'.•*. I I• • -.' ..‘141 ofiwrrWil"1-14/%111Krill:'"gd,OV ' •'•;- A,.S,:;,.;,:i*k\ lrAVISMirip,,,,..-r,t„,.t 111,...\Ai ii.",„,r,------ -. , , ;f` ,, its � 3*tç%\ E . v . (/ MAI lif p sitil V ' lititelfU4111444444 .71 ti . . -.�. iv b ill 4811\ , E \ t ;�i � � : dry ti ‘1,zkL\lip4 i_ca41i... _ oblitiii.A Lail • _____6_0,\ \\. 'a4..0i 0_...svt-i-N-..,.42,i..i JP Ni+ , s0�:%/ .n1 1!.A) 1 ./..i.:*iii O40','t7't3"0,-Ar ia-3.'---7‘1 . e ft-"1.1(1 "-- &__ .„.„grojil'i IP\'', i I, )k, g EXHIBIT , • 19 i. . i DWI w II f •n: 'e.h-.._ -,•."v".5d,.iFr""i';,y.l..:Y"'�':prb...a,..._ •_-.—�._..__.��•..•- - • • • • DEVELOPMENT APPLICATION • MOUNTAIN PARK SUMMIT July 21, 1489 0 " Request for. Development Review Approval of 150 Apartment Units and Lot Line Adjustments in Mountain Park • Owner. ' SIMMCO PROPERTIES , ` 400 S.W. 6th Avenue, Suite 805 , Portland, Oregon 97204 (503) 222-0595 Applicant: Thomas W. Hamann OTAK, INCORPORATED 17355 S.W.Boones Ferry Road Lake Oswego, Oregon 97035 ' (503) 635-3618 PROJECT TEAM: b. Architects:teas: Thomas W. Hama nn,A.I.A. Steve Routon, A.I.A. Senan Gumusoglu Kate Haley Gilda Stark Architects: Linda Royer,A.S.L.A. Mandi Carver Engineers: Michael W.Fain, P.E., P.L.S. Alex Arseniev Planners: Don Hanson David Bantz SteVe Dixon 2 EXHIBIT j . Za I Dee 1 a • h r <-., MT. PARK SUMMIT LAND COVERAGES f Gross Site Area: 384,390 sq. ft. 8.82 acres Gross Building Coverage: 79,395 sq. ft. 20.7% Parking/Street Area: 100,432 sq. ft. 26.1% Open Space/Landscaping 204,563 sq. ft. 53.2% BUILDING UNIT AREAS unit Type No. of Sq. Ft. Total Units /Unit Sq. Pt. 1 BR (B) 11,850 11 980 1 BR + Loft (C) 2 BR (A) 980 10,780 2 BR (A) 51 1,063 11,693 2 BR (El) 1,015 56,840 20 2 BR + Loft (Al) 11 1,040 12,573 2 BR + Loft (B2) 10 1,143 11,200 2 BR + Den (D2) 11 1,120 11,200 2 BR + Den (A2) 5 1,140 12,045 1,140 _5,70040 Total Units 150 153,481 1' • 1 • • • e • MOUNTAIN PARK SUMMIT Surrounding Zoning and Land Use This site is located on one of the higher points of Mountain Park with views existing to both the west and northeast. The site abuts McNary Parkway to the northwest and northeast, and as a•result of the proposed lot line,adjustment will abut Kerr Road to the Southwest. Multi-family zoning (R.O.) is found to the south and west with The Alderwood and One Jefferson Parkway development existing on those properties. Single family zoning (R7-5) exists across McNary Parkway to the northeast and northwest. Further to the east, across McNary, is additional multi-family zoning where the Lake Oswego Summit project is located. The Mountain Park church parking lot is located immediately east of the proposed • Mountain Park Summit project. Site Conditions The site is wooded with a cover of Maple,Alder,Poplar,and Douglas Firs(see site survey). The property slopes up to the center from all directions. Small portions contain slopes in excess of 20%,but the majority is less than 10%(see slope analysis). No drainage channels, • stream corridors, or wetlands are found on the subject property. A City of Lake Oswego water reservoir occupies approximately 12,000 square feet near the northwest corner. A tennis court for Mountain Park Homeowners'use has been constructed over the reservoir.• Soils The Comprehensive Plan for Lake Oswego indicates that the site has a potential for weak foundation soil, A soil report completed by Tony Wright of AW Geotechnical Services concludes that weak foundations soils are not present. Mr.Wright's report is found in the Appendix of this document. Existing Streets Southwest McNary Parkway is a 44 foot street with curbs where the proposed access to McNary is located, Curbs end a short distance to the west of the proposed access drive. Southwest Kerr Road is a 22 foot paved street adjacent to the subject property, No curbs or sidewalks exist within Kerr Road. The proposed improvements to the existing streets include widening Kerr Road in the vicinity of our proposed access in order to provide a deceleration lane leading into the driveway. The access to Kerr Road will be right-in and right-out only, Traffic Study A traffic study has been performed by Frank Charbonneau of OTAK Associates and will be found in the Appendix. The conclusions of the traffic study call for traffic signals to be installed at the intersection of Kerr Road and McNary Parkway,as well as Kerr Road and • Jefferson Parkway. Further improvements needed include: - Stop sign control at the proposed right turn in/out access on Kerr Road. - Crosswalks and pedestrian signals at both proposed traffic signals. - Installation of signal warnings signs for both proposed signals. - Cutting and maintenance of vegetation along the inside of the curve approaching the new signal at McNary Parkway. ' - Traffic is controls on site where the commercial and residential traffic intersects. In addition,no parking should be allowed along Kerr Road,Jefferson Parkway,and McNary Parkway. • ` k..:J.r.wl W.4:.�1a+�...::' 1'A N!.:x J' .,.. ...+..; ,,.'.:.,•.IY:NMr....._ ...wr.-ry .. -'. • blip A. A PEVBL OPMENT SCHEDULE • Construction will begin as soon as construction documentation is completed and building permits can be obtained. Estimated receipt of Building Permit: September 29, 1989 Construction will proceed in stages for occupancy and will be fully complete in approximately thirteen months. Stages of Occupancy: Stage 1: Sitework, entry drive, recreation building, and buildings 1,2,and 11. Stage 2: Buildings 3,4,5, 6, 12,and 13 ' Stage 3: Buildings 7, 8, 9, and 10 Stage 4: Buildings 14, 15, and 16 Completion of Construction: early November, 1990 r • •'i • . 1 tl'Y DESIGN S r TES • Scheme 1. Scheme 1 is the site plan presented for the O.D.P.S.process,showing that the project with its proposed densities and parking ratios would fit the site. The design, although it does work,has several features that could be improved upon: The main tree canopy at the top of the hill was not as preserved as it could be. Three access points are shown and it was felt that we could get by with two and,thereby increase the space available for the buildings and open space. The buildings on the east side of the project were faced with difficult grading issues. The distant views to the west and to the south are good, however, the foreground views in there locations will soon be built up,and it was felt that the occupants views could be better controlled by looking into an internal open space. Scheme 2. In this scheme, one access is eliminated and informal groupings of small buildings and paved areas are shown amongst the trees. All the areas created by this scheme are relatively small. It was felt that not enough trees were preserved, that there were some "left over",underutilized, spaces, and that the small internal courtyards were perhaps not the best approach. Scheme 3. It was this general arrangement, developed through numerous studies, that the final site plan originated from. Scheme 3a. In this scheme, the central courtyard and tree canopy is maximized and the buildings around the perimeter are arranged to take advantage of offsite views. Side driveway spurs are provided off the main drives with garage "court"between buildings. The view from McNary, however, is an unacceptable wall of buildings.TWo of the buildings on the east side have difficult access problems, and the parking distribution is inadequate in this area as well.The main entrance shows a traffic circle which,upon review,we felt would create more traffic problems than it would solve. Scheme 3b. This scheme is more responsive to the view from McNary and provides improved parking distribution. All of the perimeter buildings would have excellent views. Three of the central courtyard clusters have "auto courts", providing garages and relieving some of the demands of the main parking areas. , • • • • DESIGN STUDIES page 2 The central court in this scheme, however,feels too small: not enough of the tree canopy would be preserved. The recreation building is at the main entrance,but is not located to view into the central courtyard. The main entrance circulation is improved,but it was felt that the commercial property,which has more traffic than the residential,is not adequately accounted for in this arrangement. $cheme•3c. In this scheme,we have started to achieve a balance of trees and space along McNary and within the central court All of the buildings on the perimeter have excellent views, and most of the units on the interior relate to the main central court. The parking distribution is good and garages are provided in two of the building types,pulling them away from the main parking areas. The recreation buildings in this scheme has good visibility as one enters the project, and has good access to the central court The main access still needs further study, and buildings on the east still have grading and access problems. On the final scheme,the building types were modified further,the existing tree canopy and grading was studied further, as was the main access area. • o _ P .:;. n.. ,, , . 44,;,44, ,./. „ \ \ \ \\ , ,,,.,,, . ./...„,.... i,„, t 8.83 ACRES TOTAL _r °.;. • i • I MULTI—FAMILY PARCEL Q�� t°• ..1 `- ^•` ' ' 1 'TOTAL UNITS (15 ='10 PLEX j�%'• + , ' Fh+IN El1TFY,NGETo muLii-rn•itur/ `� / j �'.'• t ti �t A r �``,� PA{LGarL . ``• . K.. . /Z____ Z• ..:',.. ...- :ur' , till I'•1' f/ /- 4 � 1n.i1� �•n `r.,..' rAONurIt:NTa � ��• . • ,<',A';•7 ''..';•." N.111102" -bqkt,0044 .'...... s.‘. ` ?. ,,‘. .:,'', , / ,,,,,';'.... .'';t.,,L4' .7 ee ii i '; 111•716 %„1(4PN't4ipl'.' s." .. , . , ,.' , ... e;',..>•,.' ,, # JO, -,4,4,,,,4,44...,. +..A.:•• VW: • ,''''4",t4?-4 , _.••• • • , — t—Aki.•:,.:•:•• ' .0"..40.- . -.., ,,,,, •.,..._?....,,,, „..,04,,, .„ , ..„,„_, . , ,,,,, 'f , Arlir 1. ,, : g'co.r.rit . A . .t.._• ... ;s„, , t,„yr N Ism•=4...„-•. .: ' '..,:..,,, ... lir 1 117,:oxi . i r; ' r ¢'.f i ,•. ':'. . �, `e ' •,ti,/ r'Pi-, •r• I' , • / 1 '�;' t�l :.' • � .t t . k.0 /lam y'\ . ,'., 1\I, . • i..N ' . ,'''.., 1,.)-r, . ,' .rat A. • •...,) .•t: 7 vlia '' 's.., m ..s=t01.1Piki'N \,!:IV4 ,1, To epa co • • > (, SIT ,�/ ,, 1 :.vq gilt, ,, 1,,. , 1'' �� t\'t r 1. • ;. ..k,4":-••,,,,..• \ . .. , ii.Ps....X.Y-.`',.. ' .•...-'',...<'*''' .s..7:*...c• •,1: •••,1•, ,?". , II' --N . .1, \ "' t4'.—'!"'' ''.e\ . .it.,. .. •.--,4;':•,.N •*••',5;';',A.,.. 4.4,.' 1-41,', ... \''1'!"r� ` 1 1•t' 00,,r44/ .+ .• ,• ,. ti-. _„r t1ok . \\ W TB W ..__ _ —.ell ‘„I gip. \ •' '.../ v•\ y•!!7 41-i S,q \ ,,,•,,, !R , *`4. 4 -• "• ~'�. ' oM,,, •..ew 0—.07,,vim. / I 1w t WARM" `� \' :,y lwr ,t rt▪ •':.,. kT►' y}ty +f . ,/ ` ..111'It'11) Il.rtlt- , ..\ \' , ,' ' 4 t."1-4$. o ; Ili' , '`. t " L i. t' L4Y4L)r....uo- `;:... ,. ,•, \ , ,1,-..'I1 tot f it,r> "1t' s- -• 0 „ I'• • xi ' 'I�' PARCEL \�k�ail" \„ • ..., , �• -�f•�.. \\• .� ' t ter- e4rc�iitacirl-lrc. • n,. ag JULY/21/1969 �.._._ .� ly,I.. �u„ T • . .,..,:,..,."111121.11111 Ohl .N. /Ili-.l " •••:. , ' AAW 9 �s •� 0 ,,.. a (0./ tr- tettx. - ©■� eta S, > if 111. ©==�©pm/V3 sir lirt. o i 6 �' aM0,TIVII\ via 7,,r aa.Illaillial14111211111111Is!unns . off' * ;5 PO .'... li.. it T• y 228e0e% 44,4 •,•t \" S 4 O,4 ,1 t7.no IA 1.0 T* O r S 0, ' Iv . \ , ..-•••••*\ , \ ...--''''..."--'' • JULY/21/1989 SCHEME 2 architects,'• p't mmissi l ..W ii cum Vl rag rmctasai a N.r nm • i�\: J' 1' • , • '1.Y1 It 1 • (NI:,/ i . . ••,�\. ,, . . ./e iiilihth., .... , ��tt',to � �11 J� Z1 \ .,, t• '• . _, . ..,,,Nr?"....N), ' t /4ritgl.i4 ram' Vu 44 — i/0/V t . .eli471.1 it pe.,#00 IFIA .% ( 491', 1)' :gee:,•:•• '' I Wg'r.I,b u+F'', (111111(: C1 jot( Mil ( il ill" li -if <3 . , • ' l \�i., 6 ,� n'''. - - \ \ r d. Pi* �- //y ,�\ �~ PIS- 1 :1 '• 'r-T n I. u : • • otak ...chit..., p,t JIJLY/21/i989 CREME 3.A wa:,,a.� . 1 fel L 1,r.ol \ :.�� \ • i . gi rill i:a IN . . , e rr . ./ -2.. . . ..: 4& .4V/-.... , ':At), :5 . shsra •4 -, Me dbl.028 2• t t60 oe iimaiimiiimmirls sum �1 tiwR, . i; •!.... iP4471 - RP it. . 'it. " ' ll tit WA. 66 40 . ;,, n • 1, i • \ \ ,/ •• \. H�J/' ,. • , .. Cittk architects, p.c JULYl21/1989 , SCHEME 3.B +,..w......��,." +IIL • .a.dw..nod w....L w4 wen mos mum ' I • 0 D1 gt4rt WI► w • , Qr. ... _4/ •',4 i./:II ' .'flAIIIIK i- ..m.htfr. - . . ., ) .4*:.0,10; . . ..,,„,„,! .11,.., . ...._ .. , .. , (.... :-.....i, Iv ..• 14 At • . IV __ 1 r. 1)1 0„,,,, 44101 4,, Ai ..'..* ..0j* I . lit II ii4.„4 , we iii, ‘ , ., siii,, • Ipaillgi la ;1.4 ill(tisirillti .1.1.7 ,••••,A a 1"I talr lam: II - 1 44c(91 ,' 1 INI" try. fe . .. leGam- tG • • 1 j fi a • \. b ota1 architects, p, ' s t JULY/21/1989 SCHEME 3.+C0 MO. . , • • , E . KERR ROAD ACCESS JUSTIFICATION The order approving the overall development plan and schedule for the proposed Mountain Park Summit project (ODPS 1-89) included a condition that read: I "An access shall be allowed with a minimum of right-in and right-out from the subject property to Kerr Parkway, if the applicant provides evidence to the City than an access drive is safe,meets the access standards and LOC 48.530, and meets the criteria for a variance." As an access to Kerr Road is being proposed as part of the development review process the following justification is being offered to satisfy the conditions of the ODPS. Safety of Proposed Access The safety factors concerning the proposed right-in/out access to Kerr Road is discussed in detail in the Traffic Impact Study conducted by OTAK and found in The Appendix of this document. The conclusion of the study indicates that the access will be safe and will actually result in an increase in traffic safety over not having an access from Kerr Road to the propc,rad development. The report lists various roadway improvements be made as a part of the Kerr Road access. Tnese improvements are found on pages 14-16 of the report. All of the suggested improvements will be implemented by either the developer or in conjunction with The Mountain Park Homeowners Association and/or the owners of either developments benefited by the improvements. Access Standard The Lake Oswego Development Ordinance includes Section 18.005 which concerns access, Within this section is subsection 18.020 which contains the following Standards for Approval regarding access. 1, Every lot shall abut a street for a width of at least twenty-five feel. d 2. Access design shall be based on the following five criteria: • a) Topography- b) Traffic volume to be generated by the development- c) Classification of the public street from which the access is taken(residential, collector or arterial)- EXHIBIT 2I DK l , r • d) Traffic volume presently carried by such street- e) Projected traffic volumes- 3. Direct permanent access from a development to an arterial street is prohibited where an alternate access is either available or is expected to be available. A temporary access may be allowed. 4. Direct access from a development or a structure to a residential street is required unless such access is not available. S. The City may require shared access with a neighboring site or an extension of residential streets across adjacent properties to provide access to the development if necessary.to prevent adverse impacts on traffic flow. 6. If no satisfactory access from a public street to a development is available,the City shall require postponement of the development until such time as a satisfactory access becomes available. The proposed access to Kerr Road meets the above standards in the following manner. 1) The property proposed to access to Kerr Road currently has 450.5 feet of frontage on Kerr Road. The requested lot line adjustment will result in two parcels with access to Kerr Road. The access is proposed from the Southerly parcel which will have 87 feet of frontage. Both of the proposed parcels will utilize the single access. 2) The access has taken into account the five design criteria mentioned. Each criteria is mentioned in detail in the Traffic Impact Study. The conclusions of the study,in regards to these design elements,is that the access is designed k to meet all of the criteria. 3) The access to Kerr Road will be shared by both the Mountain Park Summit apartments and the proposed two acre commercial site. In both cases,having only one access is insufficient to meet both the circulation and safety needs. • In addition, having,only one access to the commercial site will cause a hardship similar to that experienced by Mercantile Village and the Mountain • Park Shopping Center. , • The need to have the access from McNary Parkway as far from Kerr Road as possible in order to reduce traffic congestion created by tuning movement, has resulted in the commercial site sharing an access with the apartments at a location approximately 310 feet from Kerr Road. This access will serve as the primary entrance for both the apartments and the commercial center: For customers of the center who will be arriving from the south via Kerr Road, the McNary access will be very inconvenient and will not be visible from Kerr Road. 4 . Another factor in locating the access to Kerr Road that was considered is the , ,.,,,, proximity to the emergency access proposed between the Mountain Park Summit and One Jefferson Parkway. This will allow a much more direct ' access to One Jefferson Parkway for emergency vehicles. I ' I The proposed access is the only access to Kerr Road for the entire Town Center site. The location of the access provides a maximum benefit due to • the safety aspects and convenience. Although the access is not being proposed as a temporary, it is much less than full service. Having only right-turn in and out will meet the needs of safety and convenience mentioned above with a minimum of modification to the existing traffic movement along Kerr Road. The installation of traffic signals at both McNary and Jefferson Parkways will change the traffic movement along Kerr Road much more than the proposed access. These signals will serve to slow down traffic along Kerr Road as well as provide safer turning movement onto Kerr Road. Traffic heading north or Kerr Road will be especially affected by the signals as traffic stopped at the Jefferson Parkway signal will be slowed as they travel uphill in the vicinity of the proposed access. 4) This design criteria does not appear to be applicable as no residential streets , abut the subject property. 5) The proposed access is to be shared by both the apartment and commercial sites. As mentioned previously shared access is also proposed for McNary Parkway. The sharing of both accesses will help in preventing any adverse impacts to the traffic flow. 6) The information mentioned previously and in the Traffic Impact Study conclude that the proposed access is satisfactory. . LOC 48.53Q LOC 48.530 concerns vision clearance and contains standards for determining if adequate "vision clearance triangles"are available for intersections of various intersecting pavements or driving surfaces. The intersecting surfaces that applies in this case is the proposed driveway access to Kerr Road. LOC 48530 provides for a vision clearance triangle between a major development and an arterial to be determined by an engineering study using REF 1965 Rural AASHO Standards. The Traffic Impact study prepared by OTAK indicates that a sight distance tiitujh:e would extend 350 feet to the south, as only northbound traffic would need to be considered, and the available sight distance is approximately 450 feet. L ' l , . • I 0 s . • • • • Variance Criteria • Section 49.510 of the Lake Oswego Development Ordinance contains the following standards to be considered in approving a variance from the development standards: a) The request is necessary to prevent unnecessary hardship;and, 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; and, c) The request is the minimum variance necessary to make reasonable use of the property;;and, d) The request is not in conflict with the Comprehensive Plan. The proposed access to Kerr Road meets the above criteria in the following manner: a) Limiting access to McNary Parkway would cause a great hardship to the two acre commercial site. As mentioned previously, the proposed access to the commercial site along McNary Parkway is approximately 310 feet east of Kerr Road. This location was selected in order to allow a shared access with the Mountain Park Summit Apartments. A separation of accesses along McNary would cause the two accesses to be moved apart and would result in the commercial access being moved westward and-the-apartment.access•to be moved—westward and the apartment access to be moved eastward. A westward movement of the commercial access would create a potential for • turning movement conflicts due to its proximity to Kerr Road. An eastward movement of the proposed apartment access would create site distance problems for traffic existing the site, The location of the proposed shared access to McNary is not visible from Kerr Road for those people traveling north. The right turniin access will allow a visible access for those travelers traveling north on Kerr Road. It will allow a more convenient access from • the apartment site for people wanting to travel north on Kerr Road. The hardship that would be eliminated by having the access allowed from • Kerr Road is having a commercial center with no obvious way to access which was a similar hardship felt by tenants of both the Mercantile Village and the Mountain Park Shipping Center. Both of these centers had to modify their original accesses in order to provide a suitable entrance. b) As mentioned previously in this portion of the narrative and in the Traffic Impact Study, the proposed access to Kerr Road will not be injurious to the neighborhood or to tha subject property. In fact, the Traffic Impact Study concludes that the access to Kerr Road will help prevent congestion at the intersection of McNary Parkway and Kerr Road, In addition, improved emergency access will be provided to the adjacent One Jefferson Parkway project c) The request to access Kerr Road is the minimum necessary to make a / 1.Jn e,: ....:.ypY.w.i •... -,..., -.... ..., ,, -_ .. --.. • i nv • I ' v c) The request to access Kerr Road is the minimum necessary to make a /,-- reasonable use of the property. The proposed access is for right in/out only • and not a full access. In addition, the access is at the south end of the .. project which results in the maximum separation from McNary Parkway. , d) The opening paragraph of the transportation element of the Lake oswego Comprehensive Plan includes the state"...the residents(of Lake Oswego)wish to use their autos with convenience;while local businesses need good auto " accessibility and parking". The proposed access to Kerr Road certainly meets 4 both of these desires. The transportation element goes on to define the function of the figerent road classifications. The primary function of arterials is to provide for the •'�,� movement of traffic between and across portions of the city,to provide direct service to principal traffic generations or to correct the City's street system d'• to the freeway - expressway system. Arterials are designed to prouder through traffic with safe and efficient travel conditions. The proposed access to Kerr Road,which is classified as an arterial,will not be in conflict with the function mentioned above. The proposed access will not adversely affect the ability of Kerr Road to provide safe and efficient travel. No other specific elements of the Comprehensive Plan appear to be 1 ' • applicable in regards to the proposed access to Kerr Road. • ..M • a,: a • Yi • 4 O k 1 1 yl A 4 i f , J �� :,` ,EI r� aI i t . -.a r; r.t'r• - y C i 9i�fii i .5. ' i ' TRAFFIC IMPACT STUDY f FOR • „ ,.' " , r1 , ` MOUNTAIN PARK APARTMENTS ° ,,,,, 'I. •KERR & McNARY PARKWAY s ;, F 1 LAKE OSWEGO ;`' pt., • , y! • + t jy r{I 4 '' - rr ' .44 � : l'r 'i y July 1989 J., 1 ,. IIXHIRIT 'ai' CTAK ASSOCIATES LI— } i . 4 ',q Aii;t\,, 1 If rY ' P A' i ' •i , t.. t j'. 4+{} ;.1 T +! 'i� ' .,41 0. f i of x?i • 1,t CTAK ASSOCIATES 5, ti' Y,•' '' Suite 520, One S.W. Columbia • Portland, Oregon 97258 • (503) 228-9507 r•`' 4 + +1 1 + 1 July 21, 1989 a 4 41, j s .` Mr. Michael McKenna r. . f `k•� Simm Co. 400 S.W. 6th Suite 805 1 Portland, OR 97204 ' • SUBJECT: Traffic Impact Study Mountain Park Apartments Kerr & McNary Parkway, Lake Oswego ai Dear Mr. McKenna: We have completed the traffic impact analysis and study for the subject project in Lake Oswego. After discussing the project with Mr. Thomas Hamann, A.I.A. , Otak, Inc. , we are € ;; submitting six copies to Otak. If there should be any questions, please give us a call. Sincerely, xx Frank Charbonneau, P.E. • • j�. �t b y. IY `.. TRAFFIC IMPACT STUDY n i FOR MOUNTAIN PARK APARTMENTS KERR & McNARY PARKWAY • ,y2 LAKE OSWEGO '• f . .`3DPROFe t r> i 9301 OREGON �?x,l 0 CH Aft0 • s " July 1989 CTAK ASSOCIATES •' d A,• a• • ;i • t'' n• •• `�.W. ,' F 4 1 • ,' • it f:, • , 14. ( 1 ,r 4 • �i �r i� ir• !'.k pl,: f AP, , aT. 1 irih^r' Ua 1 INTRODUCTION study A traffic� '• for the proposed Mountain Park Apartments and commercial facility was conducted t odetermine impacts to k . the existing roadway system in Lake Oswego. The 8 project site is located easterly of Kerr Rd. and adjacent to McNary Parkway. The signalized intersection of Boones Ferry Rd., Country Club Rd., and Kerr Rd. is located southeasterly of the study site approximately one mile (see attached vicinity map). In establishingthe project scope and analysis, a number of steps were identified to complete the study. These items included: :+ - Reviewing the previous traffic reports completed in 1 March 1988 and November 1987 for various apartment developments. - Accounting for projected traffic for this development • z; (150 apartment units and maximum 40,000 square feet commercial estabishment) and the current ongoing developments. }' - Consideration of impacts to the two intersections on Kerr Rd. at McNary Parkway and Jefferson Parkway. - Ana".ysis of traffic safety, signal warrants, lane and storage requrements, capacities, service levels and pedestrians, right turn in/out access, and internal site traffic circulation. $' Mho !`4r r-I An appendix to the report contains technical data including , count data , capacity analyses, accident records , trip . L ,,� ) 1 ; I. ; , t $ ., •,,, . :41.,, +' f� �' t • . . , -- --..___x/- _ ...-- . \+' 29.? • 11.1;1''N'11., : . -- ' : .:1'-'': ''''''''. t , it !r �tajl C3'L'1 I ; ,•„ ff I .....n-:.':'::':' 1, ,d ;`` t!y,y err W.')I� v f��'! ,ytti� t `• l� 1•,. " � \ �<1" Wr. /�,�•JLI,. 1� C��J � ����:ir �•Ip',�` 1 •� ... •.* " - • ...,.. ,.. • '''':' r. ,� Q SATE. '' 4 - 1. 1— • 7 ` . �.jT„ ? r ; , . V�titl{� , ram' ' 1 t``C,"3 ,h `� i. ,,:l.:,i;•:,..".... ' L'. ''''''' "))' -%),'; $ r-.• E D - • '-...,.,., '?- ':."L•4.,..':•.••." 2 , Tv,., , . . .•. , . •,.. k. . ., .\, ' °„, , . c • r✓)) 117Ti .1. f r. 1 • r1 , , war•"`��d` • ' 'lr �'�•. . . , 7'.: 1 L.....,, 1101.\- linpr i' v ,, A , 1 41 ,' uI p ` . �� I. .• •i.: I > 1 I J' . iii,,,,,y_:::".4 ;ate 1 .1n. t ` a. .� �:;1 na\ _ "�•�l. - ,. �1 llllll �:.,It Q x y• , .. , . .(c7.-1- ‘ 'i '''' ' e'er!: ..�__. . ��.� ." . + R, .C. 4 . ,. ', i � ���1yi lrrd �''1♦ t� ..( It • .:.w/.Cr, r.r �.',.'•tLEtw . J '. -,...a... / 414 y t 7`L' �C/"�'iltlitnr.1. ..4.1 1 F` 1' 11 ;1 '• ,, ..� ,,,., • + b .: ' .•, • A . ; ' . fit.,:, -', r;, ,. !T-rsi I I u Tllf ' `� t r 1 '#` r : e ' s 1'' 1. ' . .0 a„ ,t s, + 4`r'k 1; F t 2 4 generation, and signal warrant comparisons. SITE DESCRIPTION AND EXISTING STREETS The two main interesections on Kerr Rd. being evaluated in this analysis are McNary Parkway and Jefferson Parkway. Both t' intersections are controlled by stop signs on the aide streets. • r 1, �, Except for the left turn lanes on Kerr Rd. at Jefferson (both northbound and southbound) the streets are two way, having one lane in each direction. Kerr Rd. has several curves throughout this vicinity which may attribute to soma of the accidents occurring at these two intersections. Other characteristics of the streets include: - Posted speed 35 MPH - Approximately 5X northbound upgrade - Adequate intersection sight distance - Tri-Met bus stops at Jefferson (Line No. 78) - No stop bars at Jefferson Existing area schools include Lake Oswego High School and • Uplands Elementary School. School buses stop at the corner of + .. Jefferson and Independence streets around 7 :30 A.M. (high school) and 8:30 A.M. (elementary school) to pick up students. Afternoon stops at the same intersection occur at 2:45 P.M. and 4:00 P.M. (elementary school) and 3:20 P.M. (high school) . Buses also serve the area west of Kerr Rd. Since school bus a' SpI , � stops occur on both sides of Kerr Rd. , it is not necessary for school pedestrians to cross Kerr Rd. •nd meet the school bus. • C y' t.„ ter� , WW .� r r JX R ryy 3 ra PEDESTRIAN FACILITIES ; : There are no sidewalks on Kerr Road between Jefferson and McNary Parkway for pedestrian or bicycle use. At the present „st'x there is a pathway along phe westerly side of Kerr Rd. (30' to 50' off the road) that begins at Touchstone (Street) and goes northerly crossing under Jefferson Parkway. The surface consists of asphalt pavement and varies from four to eight feet• in width. North of Jefferson the path is gravel (six feet wide) and continues northerly before crossing under Kerr Rd. at a point approximately 300 feet south of the existing south access to the ,;; • ;'`; Alderwood Apartments. Thepathway p ends near this location. Kerr Road contains a gravel shoulder (five feet wide) along the easterly side most of the length between Jefferson and McNary. The westerly side of Kerr Road has very narrow or no shoulder in some sections. None of the pathways are signed or marked for pedestrian or bicycle use and there is no convenient means to enter (or leave) the existing pathway system from Kerr s x, Rd. at Jefferson. TRAFFIC FLOW ANALYSIS ,] In order to obtain updated traffic volume data and P perform the traffic flow analysis, manual turning movement counts were • performed. Manual counts were made on Wednesday and Thursday (Jun, 7 and 80 1989) from 7:00 A.M. to 9:00 A.M., 11:00 A.M. to 2:00 P.M. and 4:00 P.M. to 6:00 P.M. Data was recorded in 15 a ' minute intervals and summarized for volume and peak hour determination. The A.M. peak occurred from 7:15-8:15 A.M. and ru }15�il, I`1w • { ray �` ` •; '!, 1 5 . 1 - , .r.. t 4 k'' }• the P.M. peak occurred fdrom 5:00-6:00 P.M. L' •J Traffic flow maps were prepared showing the traffic count , ;^',r data (rounded to the nearest five vehicles) and turn movements hi7 li . ; •', • '+{+ ;, for the peak hour conditions. Flow distributin for the sLte r ,,. • °'' generated traffic was proportionedexisting ,� 8 based on traffic ;` $5 k :i.` +,' • conditions. K �;" The following flow maps depict the various components used 1 in compiling the total site traffic scenarios for A.M. and P.M. �, , peak hour conditions. Total site traffic was then evaluated in } , '• • ' terms of intrsection capacity, turn lane requirements, and j, traffic control. FLow maps were prepared for several categories. w �" ' ; - Existing Traffic T li - Site Generated Traffic ar., - Site Diverted Traffic A, .,"ir - Additive Traffic 0. 1 ' ui - Total Site Traffic .• . The commercial portion of the develoment will generate new traffic (see next section) and divert existing traffic. For , ' this analysis, 50% of the traffic visiting the commercial site will be new traffic and 50% will be traffic diverted from the •` existingstreet system. These ', :: y percentages are consistent with 1 wry data supplied by I.T.E. t t ,,,, Additive traffic used in the analysis consisted of the ,,,t ;t tire. .; volumes forecasted to be added to the street system from other ,, developments (Northview Heights and the Gables Apartments). z, These developments included the sites identified in the March to rV,/• 1 ^"r t t7 at ' u A 1 to r c r 4 5 . 1988 Mountain Park Traffic Study performed by CTAK Associates. The current project site was analyzed using one full traffic access onto McNary Parkway and one right turn in/out access onto Kerr Road. Apartment traffic entering the site will utilize a security gate system located at a point beyond the ;, commercial parking area to enter their parking lot. \� VEHICULAR TRIP GENERATION AND DISTRIBUTION Vehicular trip generation rates from the 1987 I.T.E. Trip Generation Manual were applied in performing the analysis. For the maximum number of trips per hour accessing the site, the following values were used for commercial and apartment traffic during the peak periods. PROJECTED TRIP GENERATION S A.M. Peak Hour Trips wig Enter Exit ( Commercial Vehicles 70 30 ',A:• 6 Resldau!,ial Vehicles 15 4p!. d, a tiv4: 85 95 P.M. Peak Hour Trips "• Enter Exit Commercial Vehicles 190 190 L , Residential Vehicles 80 40 `•., 270 230 " . m ,• The regression equations published in the 1988 I.T.P— Trip 'i�• • Generation (4th Edition) were used in calculating the A.M. and ! , *' • S. •S' 6 P.M. peak hour trips for the commercial and apartment developments. Commercial traffic coming to the site will consist of 'new or generated traffic and diverted traffic from the existing volumes. The ratio applied for commercial traffic in this analysis was 50% new traffic and 50% diverted traffic. Diverted traffic trip distribution was split along Kerr flood using percentages of existing traffic passing the site during the A.M. • and P.M. peak hours. Data from the traffic counts showed that during the A.M. peak hour, traffic volumes were split at 70% northbound and 30% southbound. In the P.M. peak hour the ratios were 65% southbound and 35% northbound. • 9 CAPACITY ANALYSIS e j + Capacity analyses for the intersections at Kerr/McNary and Kerr/Jefferson were performed to determine levels of service. The cases analyzed for A.M. and P.M. peak hours included existing and total site traffic. A computer program for non—signalized intesections based on the latest Highway Capacity , Manual (1985) and vehicular delay method was used . All • printouts are attached in the appendix. Listed below are the summaries for the level of service (L.O.S.) conditions calculated. y a w .w • 7 Kerr Ad. Side Street Approach L.O.S. ' Intersection Exist Total Site Traffic AM PM AM PM +C�!' McNary WB A B B D ,• EB B B j! D D %� Jefferson WB B C C D EB C C D D .. Several comments should be noted concerning the Capacity 1 Analysis Summary. - : — In all cases the left turn movements on Kerr Rd. for •�] the northbound and southbound movements remained 0t 4 L.O.S. "A". — The side street movements were analyzed using one lane approaches.— At McNary Rd. , the analysis assumed the future southbound left turn lane on Kerr Rd. was in place. Generally L.O.S "A", "B" and "C" are desirable service . levels ranging from no vehicular delay to some or average peak hour delays. Level "D" will result in longer delays but is acceptable for peak conditions. Level "E" represents very long delays and should be avoided or minimized if possible. From a capacity and L.O.S. standpoint the intersections are not tAj 1, t; adversely impacted by the project. ACCIDENT EXPERIENCE ,i. Traffic accident data was obtained from the Oregon ' p : 4 , 1 j r II 4'."'i <\ Department of Transportation (ODOT) Traffic Engineering Section ` r ,• ', in Salem. Accident listings for the 8 years 1984, 1985, 1986, Sl t", 1987, and 1988 were reviewed and compared to signal warrant ',';' � `;: requirements. The quota) of five prevenetable type (by • {'ir, F•.' signalization) accidents occurring in a 12 month period was not „ �' met for either intersection studied (McNary and Jefferson) for • a' any of the years 1984.1988. ,' . i,,'.' Kerr Road at McNary Accident History y', F. Total Injury Accidents Preventable ` .,; i?a,' t, Year Accidents Accidents by Signalization 1984 0 F " ;(s) .a; O 0 •" 1985 4 ;',,< 3 2 1986 4 1 2 1987 i' 2 2 ; 1 ti 1988 1 1 1 Kerr Road at Jefferson Accident History Total Injury Accidents Preventable Year Accidents Accidents by Signalization `• 1984 5 3 4 1985 . �..w 2 2 2 1986 0 0 0 , 1987 4 2 4 ,� 1988 2 1 1 ;• r�u Data listed by ODOT includes all police and driver accident r I . • a , ' 4, ` '' •I I t 1 I , i ; , rya 1 ;1 , ,, • ; • j., .�•"1 9 fit (1 15 Cd^,j ' ' reports submitted to the Department of Motor Vehicles. Although there is not a large number of accidents occurring at these intersections, the reasons they occur may be attributed } ' `,; ' 4 to any number of factors, including the roadway alignment, grade ``/..,:' and speed. Of the 20 accidents occurring since 1984 at both .{. .,, r. ?.. 4^� Y, j intersections, six were angle type, five turning, and the rest aide—swipes, rear—ends, fixed object collisions, or vehicles out of control. There have been no consistent accident patterns. TRAFFIC SIGNAL WARRANTS ' I 1f ,' Traffic signal warrants as prescribed in the Manual on T Uniform Traffic Control Devices were determined for both r-, intersections studied on Kerr Rd. Warrants checked included the 'A4' "y following. !" - Minimum Vehicular Volume, Warrant No. 1 - Interruption of Continuous Traffic, Warrant No. 2 "' i — Accident Experience, Warrant No. 6 i '.:; ti 1 d� — Four Hour Volume, Warrant No. 9 ., '+ " ° `I, — Peak Hour Volume, Warrant No. 11 L' '' Warrants No. 1 and No. 2 were compared based on existing "4 44 ' traffic volumes and none of the eight hour volume combinations 04 �,yt,, met the warranted values. Existing traffic volumes were too low on both Kerr Rd. and the side streets. Data is listed by hour • l`. for each volume checked in tables at the end of this section. - The accident ex erience as E. AJ p previously discussed did not meet the required five preventable accidents per 12 months /s j period at either intersection. Therefore Warrant No. 6 is not f'', / sq ' :, i ' S ''rt i p! a . a , r- 1r.. la a ' r •'S :, R r t • 10 valid. Warrants No. 9 and 11 for the four hour and peak hour volumes were plotted for existing traffic and total site traffic volumes. The traffic volumes do not meet the required values for signalization in the four hour warrant but do meet the peak hour warrant values at McNary and Jefferson. Therefore signals are warranted at both locations due to the traffic volumes anticiapted during the peak hour. Peak hour signal warrants were also reviewed for the "residential traffic only" case and found to be met for both intersections. 4 1 • 11 Signal Warrant Comparisons for Kerr Rd. at Jefferson Parkway ' I Traffic Volumes \ Existing 70% Existing 70% Existing • Existing Kerr Rd. Conditions Conditions Kerr Rd,. Side St. Meet Meet Time Approaches 1 Approach Warrant 1 Warrant 2 7— 8 A.M. 365 • 225 No No 8- 9 A.M. 405 170 No No 4 9-10 A.M.* 370 135 No No 10-11 A.M* 340 100 No No . 11-12 Noon 305 65 No No 12— 1 P.M. 370 70 No No , 1— 2 P.M. 335 70 No No ' },k 2— 3 P.M.* 400 85 No No 3— 4 P.M.* 480 100 No No ' 4— 5 P.M. 540 110 Yes No 5— 6 P.M. 640 115 Yes Yes Warrant No. 1 values used per M.U.T.C.D. are 420 vph major street and 104 vph side street. Eight hours are required. Warrant No. 2 values used per M.U.T.C.D. are 630 vph major street and 53 vph side street. Eight hours are required. Warrant No. 11 peak hour volumes Figure 4-5 point plots is attached, See Appendix. *Estimated volume, not counted during these hours. r 12 4'1 Signal Warrant Comparisons i for Kerr Rd. at McNary Parkway . . I Traffic Vdlumes , I Existing 70% Existing 70% Existing Existing Kerr Rd. Conditions Conditions Kerr Rd. Side St. Meet Meet Time Approaches 1 Approach Warrant 1 Warrant 2 7— 8 A.M. 595 135 Yes No 8— 9 A.M. 425 110 Yes No 9-10 A.M.* 405 100 No No 10-11 A.M* 385 90 No No • 11-12 Noon 365 75 No No 12— 1 P.M. 360 50 No No 1— 2 P.M. 345 45 No • No 2— 3 P.M.* 400 55 No No 3— 4 P.M.* 455 65 No No 4— 5 P.M. 510 75 No No ' 5- 6 P.M. 650 80 No Yes Warrant No. 1 values used M.U.T.C.D. are 420 vph major street and 105 vph side street. Eight hours are required. Warrant No. 2 values used per M.U.T.C.D. are 630 vph major street and 53 vph side street. Eight hours are required. • Warrant No. 11 peak hour volumes Figure 4-5 point plots is attached, See Appendix. *Estimated volumes not counted during these hours. 1 • • 1 R 13 LANE, STORAGE AND TAPER REQUIREMENTS (" No additional travel or turn lanes are required to be added to Kerr Road at Jefferson Parkway. The existing intersection configuration is adequate and will handle the additional traffic loads. Southbound left turn traffi.. will require 75 feet of storage distance on Kerr Rd. and 150 feet is available. Northbound left turn traffic has an existing storage length of 100 feet which is more than enough for the small volume of left turn traffic. At McNary Parkway a new southbound left turn lane will be added on Kerr Road. The required storage length for left turn traffic is 160 feet. By For the proposed right turn in/out access on Kerr Road, consideration for a northbound deceleration lane (northbound to eastbound traffic) is critical. A tapered lane of 250 feet in length is recommended. The lane will minimize potential rear—end collissions of traffic turning into the new development. Since vehicles entering the roadway (Kerr Rd.) from the site will be stopped, an acceleration lane is not • required since drivers at the stop position can wait for an opportunity to Aerge without disrupting traffic. There will, be several benefit! in having the right turn in/out access including increasing traffic safety. In the PM peak hour at this access a total of 65 vehicles will turn right leaving the site and 85 vehicles will turn right entering the site. By having this direct access onto Kerr Road, traffic e 14 circulation and congestion will be improved and fewer cars will utilize the McNary Rd. intersection. Existing sight distance on Kerr Rd. is controlled by the horizontal alignment. For • the proposed right turn in/out access a total of 350 feet of sight distance is required for northbound traffic. A total i of 450 feet is available. • SUMMARY AND RECOMMENDATIONS From a traffic engineering standpoint the development can adequately function based on the data analyzed. There should be • no adverse impacts to Kerr Rd., Jefferson Parkway, McNary Parkway or other vicinity streets if the recommendations proposed in N,Y this report are adopted and implemented. Based on the projected • traffic volumes, signalization warranats are met for both • intersections (McNary and Jefferson) on Kerr Road. Considering the anticipated traffic volumes associated with I • the development, it is essential from a traffic operational and safety standpoint that critical roadway improvements be made. The following elements should be undertaken in conjunction with the development. - Stop sign control at the proposed right turn in/out site access approach to Kerr Road is necessary. - Installation of actuated traffic signals on Kerr Road at two locations (McNary and Jefferson) including pedestrian pushbuttons and crosswalks. Pedestrian signals for crossing Kerr Rd. (at least one crosswalk) will be required at each intersection. f , ti 15 — Installation of signal ahead warning signs for both '/".) • • directions on Kerr Rd (one sign for southbound traffic north of McNary and one sign for northbound traffic south of Jefferson).. — Cutting and maintenance of veghtation along the curve to improve sight distance (to 300 feet) for southbound • traffic approaching McNary and the new signal. — Maintenance of the existing and adequate sight distance along all existing streets and the project site frontage is essential . Obstruction by landscaping, parking, buildings, or other objects would be unsafe. — In conjunction with the proposed signal at Jefferson, • the installation of pedestrian sidewalks, ramps or stairways to estab`.sh a safe connector route for pedestrians between Kerr Rd. and the existing pathway below Jefferson is desirable. Signing of the pedestrian route is important. — On—site to the project at the shared access point (adjacent to McNary) traffic control should be established. Where the commercial traffic intersects with the apartment traffic, the lower volume apartment traffic (P.M. peak) should "yield" to maximize safety. Traffic on-site will circulate through the parking areas and some on—site queueing it McNary will occur. • Since most of the apartment traffic leaves in the A.M. ,.�...d: it r�.a-.i•uw Y.rt{w+`.'..a F 4'nmr> .. .... ' • 16 peak (when commercial exits are relatively low) there should not be any major conflicts. - It will be necessary to implement standard traffic control devices, including pavement markings, signing, and crosswalks as per City standards and the Manual on Uniform Traffic Control Devices. - No parking should be allowed along Rerer Rd. , Jefferson, or McNary. • » I �4 o {` 17 APPENDIX — Capacity Analysis Worksheets — Traffic Volume Count Data Summaries — I.T.E. Land Use Codes I — Peak Hour Volume Signal Warrants a � • 4 1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1 IDENTIFYING INFORMATION AVERAGE RUNNING SPEED, MAJOR STREET.. 40 PEAK HOUR FACTOR 1 AREA POPULATION 1000000 NAME OF THE EAST/WEST STREET McNary NAME OF THE NORTH/SOUTH STREET Kerr NAME OF THE ANALYST FRC DATE OF THE ANALYSIS (mm/dd/yy) 6-16-89 TIME PERIOD ANALYZED AM pk hr OTHER INFORMATION.... Existing Traffic INTERSECTION TYPE AND CONTROL INTERSECTION TYPE: 4-LEG MAJOR STREET DIRECTION: NORTH/SOUTH CONTROL TYPE EASTBOUND: STOP SIGN CONTROL TYPE WESTBOUND: STOP SIGN TRAFFIC VOLUMES • EB WB NB SB LEFT - 10 15 0 25 TNRU 5 0 390 145 RIGHT 0 115 10 5 NUMBER OF LANES AND LANE USAGE EB WB NB SB LANES 1 2 1 1 LANE USAGE LTR L + R • 4,7 • • • • ADJUSTMENT FACTORS Page-2 PERCENT RIGHT TURN CURB RADIUS (Ft) ACCELERATION LANE GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS -EASTBOUND 0.00 90 20 N WESTBOUND 0.00 90 20 N NORTHBOUND 2.00 90 20 N SOUTHBOUND -2.00 90 20 N VEHICLE COMPOSITION • SU TRUCKS 7. COMBINATION AND RV'S VEHICLES % MOTORCYCLES • EASTBOUND 0 0 0 WESTBOUND 0 0 0 NORTHBOUND 0 0 0 SOUTHBOUND 0 0 0 (' CRITICAL GAPS TABULAR VALUES ADJUSTED SIGHT DIST. FINAL (Table 10-2) VALUE ADJUSTMENT CRITICAL GAP -------------- MINOR RIGHTS EB 5.90 5.40 0.00 5.40 WB 5.90 5.40 0.00 5.40 MAJOR LEFTS SB 5.20 4.70 0.00 4.70 NB 5.20 4.70 0.00 4.70 MINOR THROUGHS EB 6.60 6.10 0.00 6.10 WB 6.60 6.10 0.00 6.10 • MINOR LEFTS EB 7.10 6.60 0.00 6.60 WB 7.10 6.60 0.00 6.60 IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET McNary NAME OF THE NORTH/SOUTH STREET.... Kerr DATE AND TIME OF THE ANALYSIS 6-16-89 ; AM pk hr OTHER INFORMATION.... EKistiing Traffic • fi CAPACITY AND LEVEL-OF-SERVICE Page-3 POTEN- ACTUAL • • FLOW- TIAL MOVEMENT SHARED RESERVE RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v(pcph) c (pcph) c (pcph) c (pcph) c = Ic - v LOS p M SH R SH MINOR STREET ED LEFT 11 365 315 > 315 > 304 > B THROUGH 6 488 480 > 356 480 > 339 474 >8 A RIGHT 0 955 955 > 9ES > 955 > A MINOR STREET WB LEFT 17 431 420 420 404 A ' THROUGH 0 490 481 481 481 A RIGHT 127 724 724 724 597 A MAJOR STREET SB LEFT 25 858 858 858 833 A NB LEFT 0 997 997 997 997 A IDENTIFYING INFORMATION NAME OFTHE EAST/WEST STREET McNary NAME OF THE NORTH/SOUTH STREET.... Kerr DATE AND TIME OF THE ANALYSIS 6-16-81 ; AM pk hr OTHER INFORMATION.... Existing Traffic i • } • • n0 '''") 1985 HCrtt UNSIGNALIZED INTERSECTIONS Page-1 IDENTIFYING INFORMATION AVERAGE RUNNING SPEED, MAJOR STREET.. 40 PEAK HOUR FACTOR 1 AREA POPULATION 1000000 ' NAME OF THE EAST/WEST STREET McNary • j . NAME OF THE NORTH/SOUTH STREET Kerr i NAME OF THE ANALYST FRC DATE OF THE ANALYSIS (mm/dd/YY) 6-16-89 TIME PERIOD ANALYZED PM pk hr OTHER INFORMATION.... Existing Traffic INTERSECTION TYPE AND CONTROL INTERSECTION TYPE: 4-LEG MAJOR STREET DIRECTION: NORTH/SOUTH CONTROL TYPE EASTBOUND: STOP SIGN z CONTROL TYPE WESTBOUND: STOP SIGN a TRAFFIC VOLUMES EB WB NB SB . LEFT 5 15 0 90 THRU 5 15 185 345 . RIGHT 5 50 10 20 NUMBER OF LANES AND LANE USAGE J , EB WB NB SB LANES 1 2 ,1 1 LANE USAGE LTR L + TR ;f: ,x c .:. is 1 ADJUSTMENT FACTORS Page-2 ' PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LANE • GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS EASTBOUND 0.00 90 20 N 1 WESTBOUND 0.00 90 20 N NORTHBOUND 2.00 90 20 N SOUTHBOUND -2.00 90 20 N 1 VEHICLE COMPOSITION I ' % SU TRUCKS % COMBINATION AND RV'S VEHICLES % MOTORCYCLES ^w- EASTBOUND 0 0 0 1 WESTBOUND 0 0 0 NORTHBOUND 0 0 0 P 1 SOUTHBOUND 0 0 0 . . ,, CRITICAL GAPS TABULAR VALUES ADJUSTED SIGHT DIST. FINAL , (Table 10-2) VALUE ADJUSTMENT CRITICAL GAP MINOR RIGHTS ES 5.90 5.40 0.00 5.40 WB 5.90 5.40 0.00 5.40 MAJOR LEFTS ' SH 5.20 4.70 0.00 4.70 NB 5.20 4.70 0.00 4.70 ' MINOR THROUGHS ' • • EB 6.60 6.10 0.00 6.10 • WB 6.60 6.10 0.00 6.10 MINOR LEFTS ES 7.10 6.60 0.00 6.60 WB 7.10 6.60 0.00 6.60 IDENTIFYING INFORMATION x NAME OF THE EAST/WEST STREET.. McNary 4, NAME OF THE NORTH/SOUTH STREET.... Karr DATE AND TIME OF THE ANALYSIS 6-16-89 ; PM pk hr -_ OTHER INFORMATION.... Existing Traffic • A ` • '-"\ CAPACITY AND LEVEL-OF-SERVICE - Page-3 :I POTEN- ACTUAL . FLOW- TIAL MOVEMENT SHARED RESERVE RATE CAPACITY CAPACITY ' CAPACITY CAPACITY . MOVEMENT v(pcph) c (pcph) c: (pcph) c (pcph) c = r. - v LOS p M SH R SH MINOR STREET EB LEFT 6 355 316 > 316 > 311 > 8 -• THROUGH 6 446 422 > 438 422 > 421 416 >A A `, . RIGHT 6 760 760 > 760 > 754 > A MINOR STREET WB LEFT 17 383 358 358 341 8 � • THROUGH 17 443 419 > 419 > 403 > A RIGHT 55 918 918 > 720 918 > 648 863 >A A xb,, MAJOR STREET SB LEFT 90 994 994 994 904 A ' NB LEFT 0 891 891 891 891 A , IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET McNary NAME OF THE NORTH/SOUTH STREET.... kerr , . DATE AND TIME OF THE ANALYSIS 6-16-89 ; PM pk hr OTHER INFORMATION.... Euisting Traffic _ i A • 1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1 IDENTIFYING INFORMATION AVERAGE RUNNING SPEED, MAJOR STREET.. 40 PEAK HOUR FACTOR 1 AREA POPULATION . 1000000 NAME OF THE EAST/WEST STREET Jefferson NAME OF THE NORTH/SOUTH STREET Kerr NAME OF THE ANALYST FRC DATE OF THE ANALYSIS (mm/dd/yy) 6-19-89 TIME PERIOD ANALYZED AM pk hr OTHER INFORMATION.... Existing Traffic INTERSECTION TYPE AND CONTROL INTERSECTION TYPE: 4-LEG MAJOR STREET DIRECTION: NORTH/SOUTH CONTROL TYPE EASTBOUND: STOP SIGN CONTROL TYPE WESTBOUND: STOP SIGN a TRAFFIC VOLUMES EB WB NB SB • LEFT 145 35 10 20 THRU 55 15 235 110 • RIGHT 35 30 20 20 NUMBER OF LANES AND LANE USAGE EB WB NB SB LANES 1 1 2 2 LANE USAGE LTR LTR Y i . \ ADJUSTMENT FACTORS Page-) PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LANE GRADE- ANGLE FOR RIGHT TURNS FOR RIGHT TURNS ` EASTBOUND 3.00 90 20 N WESTBOUND 0.00 90 20 N NORTHBOUND 4.00 90 20 N SOUTHBOUND -4.00 90 20 N VEHICLE COMPOSITION % SU TRUCKS 7. COMBINATION AND RV'S VEHICLES % MOTORCYCLES 1 EASTBOUND 0 ��--- r 0 WESTBOUND 0 0 NORTHBOUND 0 0 0 SOUTHBOUND 0 0 CRITICAL GAPS TABULAR VALUES ADJUSTED SIGHT DIST. FINAL (Table 10-2) VALUE ADJUSTMENT CRITICAL GAP MINOR RIGHTS - w ES 5.90 5.40 0.00 WB 5.90 5.40 5.40 0.00 5.40 MAJOR LEFTS SB 5.70 5.20 0.00 5.20 NB 5.70 5.20 0.00 5.20 MINOR THROUGHS EB B 7.10 6.60 0.00 6.60 ' 7.10 6.60 0.00 6.60 MINOR LEFTS EB 7.60 7.10 0.00 WB 7.60 7.10 7.10 0.00 7.10 IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET Jefferson NAME OF THE NORTH/SOUTH STREET.... k:err DATE AND TIME OF THE ANALYSIS 6-19-S9 ; AM pk hr OTHER INFORMATION.... Ekisting Traffic • •; CAPACITY AND LEVEL-OF-SERVICE Page-3 • • POTEN- ACTUAL FLOW- TIAL MOVEMENT SHARED RESERVE RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v(pcph) c (pcph) c (pcph) c (pcph) c = c - v LOS p M SH R SH -M MINOR STREET . • 4 EB LEFT 225 459 431 > 431 > • 207 > C THROUGH 85 545 532 > 495 532 > 131 447 >D A RIGHT 54 997 997 > 997 > 943 > A MINOR STREET WB LEFT 39 430 364 > 364• > 325 > B THROUGH 17 545 532 > 515 332 > 427 516 >A A RIGHT 33 972 972 > 972 > 939 > A MAJOR STREET SB LEFT 18 894 894 894 876 A NB LEFT 17 983 983 983 966 A _ IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET Jefferson 'NAME OF THE NORTH/SOUTH STREET.... kerr 1 DATE AND TIME OF THE ANALYSIS 6-19-89 ; AM pk hr OTHER INFORMATION.... Existing Traffic • J 1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1 IDENTIFYING INFORMATION AVERAGE RUNNING SPEED, MAJOR STREET.. 40 PEAK HOUR FACTOR 1 AREA POPULATION 1000000 NAME OF THE EAST/WEST STREET Jefferson NAME OF THE NORTH/SOUTH STREET Kerr NAME OF THE ANALYST FRC DATE OF THE ANALYSIS (mm/dd/yy) 6-19-89 TIME PERIOD ANALYZED PM peak hour OTHER INFORMATION.... Existing Traffic INTERSECTION TYPE AND CONTROL INTERSECTION TYPE: 4-LEG MAJOR STREET DIRECTION: NORTH/SOUTH CONTROL TYPE EASTBOUND: STOP SIGN CONTROL TYPE WESTBOUND: STOP SIGN TRAFFIC VOLUMES ES WB NB SB • LEFT 45 45 30 50 THRU 30 45 140 245 RIGHT 25 25 45 125 NUMBER OF LANES AND LANE USAGE EB WB NB SB LANES 1 1 2 2 LANE USAGE LTR LTR 1 1 _ ADJUSTMENT FACTORS ° Page-2 PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LANE i GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS EASTBOUND 3.00 90 20 N WESTBOUND 0.00 90 20 N NORTHBOUND 4.00 90 20 N SOUTHBOUND -4.00 90 20 N VEHICLE COMPOSITION % SU TRUCKS 7. COMBINATION AND RV'S VEHICLES X MOTORCYCLES EASTBOUND 0 0 r 0 WESTBOUND 0 0 0 NORTHBOUND 0 0 0 i SOUTHBOUND 0 0 0 CRITICAL GAPS TABULAR VALUES ADJUSTED SIGHT DIST. FINAL(Table 10-2) VALUE ADJUSTMENT CRITICAL GAP ` MINOR RIGHTS -------- EB 5.90 5.40 0.00 5.40 WB 5.90 5.40 0.00 5.40 MAJOR LEFTS SB 5.70 5.20 0.00 5.20 NB 5.70 5.20 0.00 5.20 MINOR THROUGHS ED 7.10 6.60 WB 7.10 6.60 0.00 6.60 . 0.00 6.60 / MINOR LEFTS El) 7.60 7.10 0.00 WB 7.60 7.10 7.10 0.00 7.10 IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET NAME OF THE NORTH/SOUTH STREET.... KKerrerson i DATE AND TIME OF THE ANALYSIS 6-19-89 ; PM peak hour OTHER INFORMATION.... E;tisting Traffic . . \l' '' Page-3 CAPACITY AND LEVEL-OF-SERVICE ' POTEN- ACTUAL RESERVE FLOW- TIAL MOVEMENT SHARED RATE CAPACITY CAPACITY CAPACITY CAPACITY N MOVEMENT v(pcph) c (pcph) cM(pcph) cSH(pcph) c R= cSH--v- LOS i MINOR STREET 21B > C 70 340 2E8 > 288 > EB LEFTR 432 404 > 388 404 > 233 8837 >C A RIGHTHRTGH 47 922 922 > 922 > 39 MINOR STREET 229 > C 327 278 > 278 > WB LEFT50 407 380 > 377 380 > 250 331 >C B THROUGH 58 RIGHT 28 996 996 > 996 > 969 > A i MAJOR STREET SB LEFT 910 A 45 955 955 955 . NB LEFT 51 785 785 705 734 A r IDENTIFYING INFORMATION -NAME OF THE EAST/WEST STREET Jefferson NAME OF THE NORTH/SOUTH STREET.... KKe19-B9 ; PM peak hour DATE AND TIME OF THE ANALYSIS OTHER INFORMATION.... Euisting Traffic 1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1 f • IDENTIFYING INFORMATION AVERAGE RUNNING SPEED, MAJOR STREET.. 40 PEAK HOUR FACTOR 11 AREA POPULATION.. 1000000 NAME OF THE EAST/WEST STREET McNary NAME OF THE NORTH/SOUTH STREET Kerr NAME OF THE ANALYST ,.... FRC• DATE OF THE ANALYSIS (mm/dd/yy) 6-16-89 TIME PERIOD ANALYZED AM pk hr OTHER INFORMATION.... Total Site Traffic Including Additive Traffic • INTERSECTION TYPE AND CONTROL INTERSECTION TYPE: 4-LEG MAJOR STREET DIRECTION: NORTH/SOUTH CONTROL TYPE EASTBOUND: STOP SIGN CONTROL TYPE WESTBOUND: STOP SIGN TRAFFIC VOLUMES • EB WB NB SB LEFT 10 30 0 65 THRU 10 5 450 145 RIGHT 0 180 10 5 4 . NUMBER OF LANES AND LANE USAGE ES WB NB SB LANES 1 2 1 LANE USAGE LTR• L + TR • • r • I ADJUSTMENT FACTORS----- _---_^--^-_ ' 1 : ---- ________ Page-2 • PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LAN-- ' -GRADE ANGLE FOR RIGHT TURNS EASTBOUND 0.00 '----`----` ------ FOR RIGHT TURNS 90 20 ' WESTBOUND 0.00 N 90 20 NORTHBOUND 2.00 N 90 20 SOUTHBOUND -2,00 N 90 20 N 1 VEHICLE COMPOSITION l -- %G SU TRUCKS % COMBINATION -y ^ -~ --AND RV'S VEHICLES ~-- _ MOTORCYCLES EASTBOUND ------- 0 0 WESTBOUND 0 0 0 0 NORTHBOUND 0 0 0 SOUTHBOUND 0 . 0 0 CRITICAL GAPS TABULAR VALUER ------- _- fBULA 10-2) ADJUSTED SIGHT DIET. " 0- -VALUE ADJUSTMENT FINAL MINOR RIGHTS __ N CRITICAL GAP ES 5.90 5.40 0.00 5.40 0.00 5.40 ES 5.90 MAJOR LEFTS 5.40 SS 3.70 5.20 0.00 5.20 NB 5.70 5.20 0.00 MINOR THROUGHS 5.20 rB 7.10 WB 7. 0 6.60 0.00 6.10 0.00 6.60 MINOR LEFTS 6.10 ES 7. 0 ES 7.60 7.10 0.00 6.60 0.00 6.10 IDENTIFYING INFORMATION 6.60 NAME ^OF^THE^EAST/WEST _STREET..__ --- OF THE NORTH/SOUTH STREET.. . Mcrr -- NAMEDATE AND TIME OF THE ANALYSIS.. . kart OTHER INFORMATION.... Total Site Traffic SIri1Udi�k Ad • 9 Additive Tra#f!c I • • 4 ♦.. ' CAPACITY AND LEVEL—OF—SERVICE Page-3 POTEN— ACTUAL ' FLOW— TIAL MOVEMENT SHARED RESERVE RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v(pcph) c (pcph) cM(pcph) cSH(pcph) cR c8H v LOS p MINOR STREET ES LEFT 11 237 173 > 173 > 162 > D THROUGH 11 373 353 > 232 353 > 210 342 >C B RIGHT 0 997 997 > 997 > 997 > A MINOR STREET , WB LEFT 33 369 342 342 309 B THROUGH 6 429 405 > 405 > 400 > B RIGHT 198 678 678 > 666 678 > 462 480 >A A MAJOR STREET h , SD LEFT 65 710 710 710 645 A - NB LEFT 0 973 973 973 973 A 1 1 IDENTIFYING INFORMATION _ -------------------------- NAME OF THE EAST/WEST STREET McNary NAME OF THE NORTH/SOUTH STREET.... Kerr . DATE AND TIME OF THE ANALYSIS 6-16-89 ; AM pk hr OTHER INFORMATION.... Tatal,Site Traffic Including Additive Traffic • • rW._.. - . DESIGN DEVELOPMENT CONCEPT Site Influence This site is located at the highest point of Mountain Park. Consequently views are 360° ° including Mount Hood,Portland and surrounding distant hills. Douglas Fir,Ash, Maple, and Alder trees populate the site and along with the site slopes and views drive the physical layout of the plan. A tennis court over a rectangular water tank on site became an ideal location for the recreation center/office, providing an active recreation feature. A swimming pool completes this recreational core. The main access point to the site has been located opposite the recreation center on to McNary Parkway. This access will be shared by the adjacent commercial property. Our intent is to integrate this commercial property as a part of this new residential neighborhood. Design Program This site is zoned for 150 units. The plan calls for 124-two bedroom units and 26-one bedroom units. The average unit area is 992 square feet. It is felt that the Mountain Park community will support larger apartments. Both one and two bedroom configurations have loft variations while the two bedroom plan has a den variation as well. The parking ratio is at code minimum 1.92:1, which is a high ratio due to the large number of two bedroom units. One covered space has been provided for each unit. Design Development The•project site is at the summit of Mountain Park. This location offers marvelous distant views but is also viewed from a distance itself. The forest crest is truly appreciated by all. One of our main design goals was to preserve as many of the trees on the crest as possible. To accomplish this goal we devised a loop circulation system with six clustered buildings on the inner ring, oriented toward the open space, and ten extroverted buildings on the • perimeter oriented toward the distant views. This scheme allowed us to preserve over 18,000 square feet of open space at the ':txmmit. To encourage use of this spa,^e by all and to provide an overall sense of conur :vetty,we have designed an extensive patl,kway system that connects the outer ring of ba,,dni s with the inner open space. We Located the recreation center/office at the north of the space with decks,whirlpool and e'wimming pool extending into it. Visitors to the center are greeted by a linear gallery"spne"that • focuses through the building along the pool deck to the heart of the complex-the summit. Another primary design criteria was to provide an intimate pedestrian scale. Decks,patios, screens and portals have been located to break up building masses and bring them down to human scale. Stepped walls announce building entrances while providing for privacy and defining intimate humane spaces. • • The buildings were designed to conform to the contours of the land. Building type One is oriented perpendicular to the grades with three garages and storage at the drive level with r,,,� a dwelling unit above. The units behind this two-story mass cascade down the slope terminating in a three-level building mass that again comfortably meets grade. All units are accessed via an interior stair system that further breaks down the building mass and 440 "marries"it to the site. Building type Two is split four feet at its center to accommodate a typical grade change caused by orienting the building at a diagonal to McNary Parkway. The building is stepped down to two levels at one end, then a den is placed at the lower level to bring the fascia down to one story.. Building type Three is composed of an"L" shaped seven unit cluster,wrapped around a •i three-level building mass. All units are accessed via an enclosed split-level courtyard. This building cluster steps in four locations to conform to grades. The resulting elevations are alive with vertical movement, as well as horizontal nooks and jogs. The building clusters are then placed in relation to one another, to frame views of the inner open space. As mentioned previously, building type Two was oriented diagonally to McNary Parkway across slopes. This was in response to the desire to break down the walled effect along McNary. The roof lines of all of the buildings step up to accommodate lofts and then step down at dens that occur on the lower leveL To provide variety and accommodate views from McNary to the on site trees,buildings are spaced from twelve feet to fifty feet apart. • . I j • I r --') LANDSCAPE DESIGN . Four main objectives were followed in the landscape design for Mountain Park Summit: The first main objective was preservation of several large existing tree groupings of ,' * native big-leaf maples, alders, ash and fir. These existing trees provide excellent canopy and screening for the project. They provide a focal point in the central open portion of the site, and they accentuate the main entrance. In keeping with this natural tree-growing pattern, many native tree species are proposed in the landscape design. Additional big-leaf maples are proposed in the • central open portion and in other appropriate locations on the site. Douglas Fir are groupings proposed along McNary to continue the pattern the existing trees establish on the northern portion of the site. * The second main objective was to provide a more formal landscape around buildings and parking areas to screen and define public and private spaces;to delineate path locations; and to accentuate building entries, parking, etc., helping to direct pedestrians through the site. Lines of evergreen and deciduous shrubs are proposed along paths and parking areas,behind carports and garages and in other appropriate areas give a more refined character to the landscape and provide screening. * The third objective in the landscape design was to continue creating a refined landscape in the foundation and courtyard plantings.Emphasis was placed on color, , texture, shape and scale of plantings to add interest to the design and to , enhance the architectural elements. Several flowering shrub and tree species are proposed for seasonal color and fragrance.Many evergreen plants are proposed for year-round foliage and screening, Narrow, columnar evergreens are proposed to screen and accentuate building entries,walkways and private spaces, as well as to ' complement the building architecture.A"terracing"effect is utilized in many planting beds to repeat and accentuate architectural concept. Low shrubs and groundcover are proposed to provide refined edges and balance the overall scale or the landscape. In the courtyards of the six"Type III"buildings,shade tolerant plants and trees are proposed. Again, texture and color of the plants plays an important role in the design of the space. Leafy-plants such as Hosta and Bergenia are proposed to give the space a more 'lush" character. Heavenly Bamboo, Vine Maple, Ferns, and 1 Rhododendrons add further texture and color many evergreen species are used in i the courtyards to provide year-round interest. • 1 ' * The fourth and final objective was to provide some added amenities to the overall plan. A brick entry monument with a foreground of azaleas and annual plantings is proposed at the main site entrance, • , Landscape Design Brick paving strips are also proposed in the driveway at the entrance to complement the entry monument and accentuate the recreation office building. Specimen and annual plantings are also proposed at the entry island and at a focal point in the central open portion of the site. An overlook platform is proposed off the walkway at the northeast site frontage. At this point, the adjacent buildings frame a magnificent view of the surrounding and distant landscape. Benches are provided and colorful plantings are proposed to complement the overlook. 1 .t . n � I • • DEVELOPMENT STANDARDS-COMPLIANCE LIBMRIC PRESERVATION There are no historic structures or features found on the subject properties. BUILDING DESIGN 2.020-Standards for Approval 2.020- 1.A. Alderwood Apartments • We are in an area along Kerr and McNary where there are three adjacent apartment sites: r Alderwood Apartments across Kerr, One Jefferson Parkway, and Oswego Summit. Each project is of residential scale and character, and yet has its own identity. By having a group of various projects in this area rather than one large project, the overall scale is broken down to each recognizable group,or project,and then is further broken down within each project. The grouping of projects increases the sense of'place' or home, for the residents who live there,gives variety for the people passing by and live in the rest of the general neighborhood, and allows a different market identity for each project. • Alderwood Apartments are across Kerr Road,set quite a ways back from the road,and are visible only from the intersection of Kerr and McNary. The project is on a steep site and the buildings and paving t\re arranged to follow the continuance. The buildings fit into the slope, with parking under and two stories of living above. This is very similar to the approach taken at Mt. Park Summit. The buildings are of the same general height with pitched tile roofs, complementing each other. Mt.Park Summit will have a band of trees along McNary, similar to the tree.s along Kerr on the Alderwood project, setting up a complementary relationship. The buildings clearly have different Identities,yet are complementary in form and material. Both are of wood frame construction,have sloped roofs with overhangs,aluminum windows, • and fit to the contours in a similar fashion. Nizeld �_ T One Jefferson Parkway This existing apartment project is directly south and adjacent to our project. One Jefferson Parkway is on a site that is somewhat flatter on the top and slopes down to the streets on the west,south and east. The project was designed with building clusters that adapt to the varying slopes on the site, take advantage of the views and provide internal pedestrian courtyards. The buildings are two and three levels and have sloped hip roofs with dormers and gable features. One and two-story elements are provided to reduce the massing. They have gray bevel siding with color accents in recessed areas. Mt. Park Summit is complementary to this project in ways similarily described for t Alderwood Apartments. One Jefferson Parkway clearly has its own identity; Mt. Park Summit supports and complements its identify by providing its own identity. The character of each project will stand on its own, yet they support each other with their residential elements. The courtyards and small size buildings of Mt. Park Summit reinforces the building clustering of One Jefferson Parkway. The setbacks,grading and building heights provide a sense of continuity yet the building massing of Mt.Park Summit provides variety and a mutually supportive identity of each project. The accent colors are similar on both projects. The projects each have buildings of a similar height,scale and residential elements. They relate to the views in a similar fashion,yet they are mutually supportive,having their own identity and reinforcing the identity of each other. Oswego Summit . )This existing project is north/northeast of Mt.Park Summit,facing views to the south and • to the north. The project consists of relatively large,four story buildings with cedar shingle N. siding and a combination of flat and sloped, tiled roofs. . The buildings stand out in this immediate area as larger residential buildings. This larger scale has recognizable value, and our project is complementary to.this by not competing with this value,and in fact supporting this value by continuing the smaller residential scale, such as in One Jefferson Parkway. Where our buildings are directly across from Oswego Summit,we have turned our buildings to look to either side, tb maintain the views of our project Oswego Summit residents will still be able to look south, past our project to the east. a o 2.020-1.B. Water Reservoir There is an existing one million gallon water reservoir on the site. The site design incorporates this, utilizing the existing tennis court as an amenity. (Mt. Park residents, including the residents of Mt. Park Summit, have the use of this court). The recreation building has an upper level at the level of the tennis court, as well as a swimming pool, integrating the reservoir into the design. From the view of the main entrance of our project, landscape screening will be provided along the front of the reservoir to shield the view of the reservoir elements and maintain the residential scale. 2.020- 1.G. Mailboxes are provided in a small gazebo size building. This building has a gabled roof structure that continues the theme of the main apartment buildings, and is designed as a small gathering place for people,with a bench provided for resting or for conversations. 2,020-1,D. Windows are oriented wherever possible toward distant views or on site open space. Flush • wood trim painted light beige will frame the window. This wood trim will be consistent with deck rail detailing, door trim and privacy wall detailing,giving the buildings a crisp clean appearance. Building types I and II feature grouped windows at the stairs which give the elevation a modern character while announcing the square grid as one of the design themes. Elsewhere single hung windows are paired to continue this theme. acign are always located in entrance courts, This project features interior stairs (see below)which effectively limits the number of front doors visible from outside the buildings. This allows the fewer building entrances to become major architectural events adding excitement to the elevations. At the decks and patios doors are veiled by the deck rails and their wall frames. These doors are detailed as described above and occur in a wash of •, accent color, Mrska.W.GLEgAiongllt, in the case of this project, is limited to a few electrical transformers. The necessary metal boxes will be screened and camouflaged with landscaping and discreetly placed to minimize their impact. Downspout_ will follow the lines of the buildings and be painted to match adjacent surfaces. 1. Utility Conneciions and_Met_ are flush mounted inside the walls.E Theyr wwill bemeter located discreetly s are served by underground canes and y and conveniently. Kaimacm will be grouped together and framed around then clad with wood siding and painted to match the buildingsiding. the buildings'roofs adding staccato to b form serves a a low keyed "event"on rhythm• of the roof planes. • ljghti have been selected and placed to minimize convenience. The gabled carports have one light within the structure f�foreery two st and alls. ' The major site road intersections each have two 14'high pole lights with house side shields to selectively illuminate the drives while not being a source of glare for the apartments. The individual entrance recesses are emphasized with color as mentioned above, but are night also illuminated so the deep accent color continues to be a feature at ni Egos were considered to be a design element. The entrance monument provides a sense of definition and leads the eye towards the Recreation Center Office, The materials for the main sign is red brick, a material common in the area. i Low monument signs at the intersection of drives will direct people to their individual units. These signs will be painted wood on concrete bases. Awnings. Not applicable -none used, Frawsiati5. See Section 2.020-2B Y�Ilts• Roof vents will be • minimally detailed and painted tto match mat adjacent surfacesch the color of the roofing. Other vents will be I Skim have been pulled into interior entrance lobbies or courtyards, the exterior of the building. This eliminates all of the exterior irs and provides ae from more single family, higher quality image. I?ecks and R ilin s are a major component of the design theme. Rather than simply l stacking two or three decks on top of one another they have been integrated into a single event. Typically a broad wood element frames the upper deck with wood lattice spanning between the verticals providing an open, airy feeling an at the same time continuing on a different scale the square grid theme. This lattice material is commonly used for privacy screens in single family residences and is used here to connect with those feelings of"home". The yard fences are clad with lap siding and have squares cut out of them to frame on-site scenes. These square openings contain an irregular wood grid which ties in with the building theme while providing for security, z I Not applicable, No retail in this project. • • • • • 2,020-1.F. Flowering pear trees will be used at the downhill corners and walls of the buildings to soften, complement and repeat the architecture forms. Noble firs are used for evergreen form and as a literal echo of the prominent stucco gable forms. The courtyard areas are detailed with shade tolerant flowering evergreens, groundcover and deciduous trees to provide additional visual interest and screen the views toward the cars. The edges of the underground parking structures will be planted with a flowering shrub rose to provide a soft edge which will drape over the spandrel. • 7.020-1.G. One of the goals of the overall building design concept was to develop a vocabulary of screens, portals, decks and wall fabric that reinforce the pedestrian or rented site plan. (See The Design Narrative) The buildings all step along the slopes and have one,two,and three story elements. These • elements are further broken down into portals and screens which effectively"ground"the building while they establish a reference plan for the pedestrian. The elevation detailing is driven by the square grid theme which gives a sense of continuity to the buildings and contributes an overall logical order to them. 2.020-1.H. See mechanical equipment above. 2.020- This site is situated on the highest point of Mt,Park Town Center and has distant views in all directions, The perimeter buildings were located and designed to take advantage of • the views to the north and to the east, and the inner buildings were designed to relate to the views of the interior open space. We chose to not look at the views to the east or south due to the proposed developments immediately adjacent to the property. As described above, Oswego Summit will still be able to look to the south,A few units of «' • One Jefferson Parkway, that look directly into our property, will be provided with landscape screening, • a • {r . -2 Due to the sloped nature of the site and in order to followed the contours with both parking areas and buildings. The slopes are echoed by the •cuts and fills, we have ,-,gable roofs that are stepped up and down, can be seen by the site plan,the main knoll of trees has been preserved, as well as treess along along McNary and elsewhere throughout the site. 2.420-Z.B I The perimeter buildings are on sloped sites. These buildings stories. From the uphill side the buildingare basements plus Exposedtwd foundation walls will be clad with wood siding appear to be two stories. • ry ! clearance, will step maintainminimum soil/wood 2.920.2 As mentioned above, privacy screens and deck rails effectively These,as well as portals and stepped walls,extend the building lines into the terrain,while . providing for privacyannouncing "ground" the buIlding, providing n walls or lend depth entrances. The layering of privacy screens and p and richness to the building fabric. tO To minimize personal security risk we have provided ample illumination from the entrances to the unit front doors. Driveways,parkinglots,w are all lighted with non-glare light fixtures. Security is also enhanced by locating project n walkways,stairs and unit entries windows toward the courtyards where possible. There are no dimly lit nooks or dead ends ii for criminals to hide in, kitchen strike plates. All front doors will be equipped with peep holes and security Further, all apartment entrance doors are located within a lobby or court area secured by a locked door. Tenants will have keys for these doors, and visitors will be able to use a • buzzer and intercom, so that the tenants may let them enter. -4 To help reduce sound levels the buildings were set back 25 feetand are placed McNary,so that the apartments are impacted from only one direction o McNa t angles to the various site restrictions it was impossible to provide berms to deflect sound,but through dense planting along the length of McNary Parkway �' Due to we will achieve a similar effect, g ,, • • 7.020 433. • Some of the buildings on this project are along McNary,a collector street in the city. Due to the views over McNary,windows must be provided in these walls. 2.020-s The apartment buildings and recreation center will have projecting overhangs equipped with rain gutters and leaders that will take water directly into the storm water system. The grading is such that no casual water will stand adjacent to the structures. 1020-6 Not applicable. This is an apartment use. STREAM CORRIDORS There are no stream corridors found on the subject properties. • - WETLAND Neither existing records or an onsite review have indicated the presence of wetlands on the subject properties. STREET LIGHTING Street lights exist along McNary Parkway. No additional lighting is proposed for Kerr road as part of this proposal. However,it is anticipated that street lights will be constructed as part of the development of the commercial property. TRANSIT TRI-MET line No. 78 (PCC - MT. SYLVANIA) travels along S,W, Kerr Road adjacent to the subject property. A stop exists on Kerr Road south of McNary Parkway, The proposed site plan provides pedestrian access to McNary Parkway via a pathway located near the entrance driveway, • 41('..eu1V�-' u.�.-.�....p�.;•Wl._.'1I11iIA'. .. i ... . • PARKING AND LOADING A total of 287 parking spaces are proposed. This is the amount needed to meet the E development code standards of two spaces for each two bedroom unit and one and one- F1 half for each one bedroom unit. The number of spaces proposed to be covered is 150 or ti one for each unit. PARK AND OPEN SPACE The subject property is part of the overall Mountain Park Masterplan which provided an overall park and openspace system for the entire planned unit development. LANDSCAPING.SCREENING AND BUFFERING As discussed previously, the proposed landscape plan is sensitive to screening and is suffering both internally and externally. Attention has been given to the views into the site. The retention of vegetation around the perimeter of the site and the addition of vegetation adjacent to the reservoir/tennis court were elements considered in response to possible concerns of the neighborhood. FENCING • The only fencing proposed is around the swimming pool and while be constructed to meet state standards. DRAINAGE See information elsewhere, regarding storm drainage. WEAK FOUNDATION SOILS This site is identified in the Comprehensive Plan as having "potential weak foundation soils". This is addressed in a soils report prepared by Tony Wright of AW Geotechnical Services, Inc. RESIDENTIAL DENSITY The density proposed is 17 units per acre which was approved through a Comprehensive Plan Amendment and ODPS.(ODPS 11-89,PA 1-89,2C 1-89 and PUD 1-67(Mod, 1-89) • • • • J-T1LLSTDE PROTECTION AND EROSION CONTROL } Erosion control measures will be taken during construction and specific details are found on the plans. FLOOD PLAN No flood plains exist within the subject property. STREETS AND ACCESS , The subject property abuts McNary Parkway, and the proposed lot line adjustment will result in frontage on SW Kerr Road. Kerr Road is a county road with a pavement width of approximately 22 feet. McNary Parkway is a city road designated as a collector. Access is proposed from both McNary parkway and Kerr Road. The access to McNary is to be a single shared driveway adjacent to the proposed commercial center. The second • access if proposed from Kerr Road and will be limited to right turn-in and right turn-out. It will also be shared by the proposed commercial cents. An emergency access will be provided to the adjacent on Jefferson Parkway project to the south. This access will be • controlled by tandem 4" curbs running across the driveway. SITE CIRCULATION-DRIVEWAYS . Convenient internal access is provided by a 24 foot paved private driveway that continuerom the McNary Parkway entrance to the Kerr Road entrance. Both entrances will have security gates to control access. All curve radii have been designed to accommodate fire ° trucks and other emergency vehicles. As mentioned previously,an emergency driveway ties • into the adjacent Jefferson Parkway project. 44% • SITE CIRCULATION-BIKEPATHS AND WALKWAYS An internal pathway system will be provided to allow convenient access to individual units and to link the units to the recreation building and the surrounding streets. In addition,a pathway will link up with the proposed pathway at One Jefferson Parkway which will further tie into the system within Mt. Park. As an additional component,there will be a crosswalk installed off-site,across Kerr Road at its intersection with Jefferson Parkway, This crossing will eventually tie into the • walkway/bikepath that exists adjacent to Kerr Road as The Mountain Park Homeowners Association constructs a connection from Kerr Road to the path. • • • ADJACENT COMMERCIAL PROPERTY a The pro-rata cost sharing of the signalization and road improvements is of concern to this property owner. It has been determined on previous projects that the City will determine the share of each owner. The adjacent project owner stated they would provide a letter expressing their concerns. • Is Both projects will share both access drives and share easements on each others property. The right-in/right-out access on to Kerr will require grading slopes onto the commercial property, and that owner has provided verbal approval for this. The pedestrian/bike path is shown on a thirty foot easement for the commercial property,as well as directly on the commercial property north of the reservoir. Otak is finalizing these issues with the property owner at the time of submittal. • • • MT.PARK HOMEOWNERS ASSOCIATION -T OTAK met with Bob Erickson, of the Mt. Park Homeowners Association, and Lou Thompson, of the Homeowners Architectural Review Committee on July 6, 1989. The proposed project design was reviewed and the concerns of the Homeowners were expressed: • The Homeowners prefer to keep the embankment along McNary. This existing embankment has been kept largely intact, as the grading plan shows. ■ The Homeowners prefer that the project be provided with screening and buffering along McNary. The buildings are set back a minimum of 25'at varying angles from McNary parkway. This not only provides added buffer distance between street and buildings, but also affords the opportunity to preserve many of the existing large deciduous and evergreen trees along McNary.The existing tree bands provide considerable screening,and additional evergreen and deciduous trees are proposed along McNary to continue the natural tree-grouping pattern and provide more screening. Shrubs of varying height and groundcover are provided to fill out the screening as understory beneath the large trees. Some areas of lawn are also proposed to complement the trees and understory. • The Homeowners requested a fence, such as a brick fence with spaces filled with wrought iron, from our entrance drive to approximately Walking Woods Drive. Upon review and consideration of this request it was felt that a fence at that location would not be in keeping with the desired design intent. It was felt that a structured, formal fence, defining boundaries, did not fit with the informal character of the wooded landscape or with the informal and irregular site plan arrangement. In keeping with the Homeowners request we have,however,provided an entry monument of brick at the project entrance, and extended its length beyond a normal monument size to start to develop the effect of a fence at the entrance area. '{ ■ The Homeowners use the top of the reservoir as a tennis court, They requested that the easement, the upgrade of the court, and its maintenance be clarified, The owner of this project looks to the clarification of these items as well and is approaching the Homeowners for discussion of these items. 1 � • • • • MT.PARK HOMEOWNERS ASSOCIATION page Z • 1+ 1 Since the use and maintenance of the court is by private parties,and does not affect the development,it is requested that the city allow the parties to resolve the issues themselves, and not tie any conditions of approval to this item. i ■ We are providing a bike pedestrian path from One Jefferson Parkway to McNary. The Homeowners requested this path come out onto McNary near our proposed driveway. As can be seen by the plans, our pathway is located next to the driveway. , is Pedestrian access at Kerr and Jefferson Parkway. The Homeowners requested that the pedestrian crossing on Kerr be located on the southside of Jefferson Parkway. OTAK expressed concern that the west side of Kerr has no shoulder with a steep • bank down. The Homeowners have provided verbal assurance that they will provide a safe landing area for pedestrians,as well as access down to their path,coordinated with the timing of the installation of the signal, • The Homeowners representatives found the proposed building designs and the site • plan acceptable. ;. 4 , • • P. m • _�_ ,. • . . , .. . NORTH FIGURE NO. 1 ' EXISTING TRAFFIC • r„' All FEAR HOUR • ' 0 • ifs �j 46 McNARY ,( V R. So 57 { `I 114° 160 1 f , f `, 1 • Ca /So R410 w 110 0 80 .2o),\N.A, ' JEFFERSON s' O • a 2ss 3' R `s Igo • . , .. . P 1 . . . . , . NORTH•, . FIGURE NO. 2 EXISTING TRAFFIC PM PEAR HOUR 90 r "i• ., ---\\ \ • . ...../ ../ _,7:—, --..9te \Ay MaNARY• 2cl . , , ,. � T (4 f . / as F • 50 JEFFERSON yJ 30 .E �140 , . 3/5 . a i NORTH FIGURE NO. 3 SITE GENERATED TRAFFIC ,� AM PEAK HOUR ass SO �--r ), ""...44 ' y MQNARY / 7''11\ 30 SS • /e ; /' \ 1,5 PROD. S/� 1 SITE • 5., \� !4 1 yo R 11 A 10 j c4/w Nip • .a--- ��o JEFFERSON ^_3" �• y 0 I V U 1 . NORTH FIGURE NO. 4 SITE DIVERTED TRAFFIC AM PEAK HOUR .w , ID 4.-c/' . 4 34 I) I n , ��� McNARY PROJ. SITE { n 1� • . / \ . _- O ' C4/ •\ , e. 14k\‘‘\ JEFFERSON i o . ...... .....::�Llin..-.r.......:.:du a.Aakk....:er•�-grlr.fr` , ,.. . ,,,r,..,.�. __ ` ' • NORTH FIGURE NO. 5 ADDITIVE TRAFFIC f AM PEAK HOUR yO 1\g0 35 c �� !AV n i I McNARY SITE a Pt'31 ' v e-- \ f . 3s i j :4/ w 0 /O R . , % 44-40-.;.-g ,...- l.'\ JEFFERSON L. • • *NORTH FIGURE.N1O. 6 . TOTAl, SITE TRAFFIC AM PEAK HOUR ("'i .:t 2/S 4,40 7/S d---« • Ito so-...N. r70 ' lycs � �,�� / 12 McNARY rA p\ ® 4cs 60 ,,: • . -'.iv •O µ'. PROJ. 'p SITE O Nµ�° IQ� 11 +� n I '� 1 4o 11 4 4a• 1 � . • L I. L jr ��_;- I \ � ItoJEFFERS^ON 23S '1' 0255 . a1� \Z90 J1 m. • i T.NORTH FIGURE NO. 7 SITE GENERATED TRAFFIC PM PEAK HOUR go bs o �'� /r"'ZZO 0 rio �� �o 9� I Zo 0 b 6 100 McNARY ir ` Y PROD. SITE H • .• Rs , s . • al . a \I\SS . 3 1 ici )1 :,.:\' \\4:6:1;1;_,..!:7_____ -- 0 rs �-� ��� JEFFEIiuON , y ' I NORTH FIGURE NO. 8 • ' SITE DIVERTED TRAFFIC , PM PEAL( HOUR r"1 IDZ.o. rrp, \, McNARY PROJ. SITE p✓ • • AI • . • • • • \k* 4e--" .' 4\ \ , ...- 4� I�, '--,,a, JEFFERSON • l , . T NORTH FIGURE NO. 9 ADDITIVE TRAFFIC PM PEAK HOUR 2fl �_ 3S"a' o 3ti / bfcNARY • I )?\j. ' . gD PROJ. 4. SITE L. In I 3� �'° " . $ . 60 JEFFERSON . l'\ • ' e e 1 , • mt T. . . . NORTH FIGURE NO. 10 ' Q TOTAL SITE TRAFFIC F PM PEAK HOUR 390 z 25. ° ' ,; —!0 00 pp--vb. /2 o 325°20Ni 1, 0 o 4, asI �20 ; 20 �i MCNARY . , �' ço J Ins ISS, fe • ;_ ,o�� PROD. SITE �� 24° 65 . 0s v-� 1 \ ie5. ' l r ! ityb0 t i C. ? ' ' 14/14C g° z/5 '�� `O� ��� 1 JEFFERSON • .� 35' So • a /20 yr 3`Le \ IA° u 1 + 1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1 IDENTIFYING INFORMATION AVERAGE RUNNING SPEED, MAJOR STREET.. 40 PEAK HOUR FACTOR 1 AREA POPULATION 1000000 NAME OF THE EAST/WEST STREET McNary NAME OF THE NORTH/SOUTH STREET Kerr NAME OF THE ANALYST FRC DATE OF THE ANALYSIS (mm/dd/yy) 6-16-89 TIME PERIOD ANALYZED PM pk hr i OTHER INFORMATION.... Total Site Traffic Including Additive Traffic INTERSECTION TYPE AND CONTROL INTERSECTION TYPE: 4-LEG MAJOR STREET DIRECTION: NORTH/SOUTH CONTROL TYPE EASTBOUND: STOP SIGN CONTROL TYPE WESTBOUND: STOP SIGN TRAFFIC VOLUMES EB WB NB SB LEFT ---5 100 0 250 THRU 16 25 230 320 RIGHT 5 100 10 20 NUMBER OF LANES AND LANE USAGE EB WB NB SB 2 LANE USAGE LTR L + TR 4 I. ADJUSTMENT FACTORS Page-2 PERCENT RIGHT TURN CURB RADIUS (f t) ACCELERATION LANE GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS ,i EASTBOUND 0.00 90 20 N WESTBOUND 0.00 90 20 N NORTHBOUND 2.00 90 20 N 1 SOUTHBOUND -2.00 90 20 N 1 VEHICLE COMPOSITION " X SU TRUCKS X COMBINATION AND RV'S VEHICLES X MOTORCYCLES EASTBOUND 0 ------~----- --- --w 0 0 , WESTBOUND 0 0 0 NORTHBOUND 0 0 0 SOUTHBOUND 0 0 0 , CRITICAL GAPS TABULAR VALUES ADJUSTED SIGHT DIST. FINAL (Table 10-2) VALUE ADJUSTMENT CRITICAL GAP MINOR RIGHTS -------- ---r---- EB 5.90 5.40 0.00 5.40 WB 5.90 5.40 0.00 5.40 MAJOR LEFTS SB 5.70 5.20 0.00 5.20 NB 5.70 5.20 0.00 5.20 ! ' MINOR THROUGHS EB 7.10 6.60 0.00 6.60 WB 6.60 6.10 0.00 6.10 , MINOR LEFTS ES 7.60 7.10 0.00 7.10 WB 7.10 6.60 0.00 6.60 IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET McNary NAME OF THE NORTH/SOUTH STREET.... Kerr DATE AND TIME OF THE ANALYSIS 6-16-89 i PM pk hr OTHER INFORMATION.... Total Site Traffic Including Additive Traffic i I z CAPACITY AND LEVEL-OF-SERVICE Page-3 POTEN- ACTUAL FLOW- TIAL MOVEMENT SHARED RESERVE RATE CAPACITY CAPACITY CAPACITY CAPACITY i MOVEMENT v(pcph) c (pcph) c (pcph) c (pcph) c = c - v LOS p M SH R SH 1 MINOR STREET ' EB LEFT 6 205 142 > 142 > 137 > D THROUGH 17 293 233 > 238 233 > 211 216 >C C ' RIGHT 6 935 935 > 935 > 930 > A k MINOR STREET , WB LEFT 110 283 217 217 107 D 1 THROUGH 28 343 272 > 272 > 245 > C • RIGHT 110 874 874 > 606 874 > 469 764 >A A MAJOR STREET SB LEFT 250 908 908 908 658 A NB LEFT 0 813 813 813 813 A • ' IDENTIFYING INFORMATION , NAME OF THE EAST/WEST STREET McNary ' NAME OF THE NORTH/SOUTH STREET.... Kerr • DATE AND TIME OF THE ANALYSIS 6-16-89 ; PM pk hr OTHER INFORMATION.... Total Site Traffic Including Additive Traffic 1 1 • • 1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1 ,1 *• +t+t****************k******* * *** ********ia*******• fit*********fit****** `1 IDENTIFYING INFORMATION AVERAGE RUNNING SPEED, MAJOR STREET.. 40 PEAK HOUR FACTOR 1 AREA POPULATION 1000000 NAME OF THE EAST/WEST STREET Jefferson NAME OF THE NORTH/SOUTH STREET Kerr NAME OF THE ANALYST FRC DATE, OF THE ANALYSIS (mm/dd/yy) 6-16-89 TIME PERIOD ANALYZED AM pk hr . OTHER INFORMATION.... Total Site Traffic Including Additive Traffic INTERSECTION TYPE AND CONTROL -------------- INTERSECTION TYPE: 4-LEG MAJOR STREET DIRECTION: NORTH/SOUTH CONTROL TYPE EASTBOUND; STOP SIGN CONTROL TYPE WESTBOUND: STOP SIGN TRAFFIC VOLUMES EH WB NB SB LEFT 145 50 10 30 THRU 55 20 255 123 RIGHT 35 65 25 20 NUMBER OF LANES AND LANE USAGE EB WB NB SB LANES 1 2 2 2 LANE USAGE LTR L + TR ADJUSTMENT FACTORS Page-2 PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LANE GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS • • EASTBOUND 0.00 90 20 N WESTBOUND 0.00 90 20 N NORTHBOUND 4.00 90 20 N ,, SOUTHBOUND -4.00 90 20 N VEHICLE COMPOSITION h SU TRUCKS h COMBINATION AND RV'S VEHICLES % MOTORCYCLES • EASTBOUND 0 0 0 WESTBOUND 0 0 0 • , NORTHBOUND 0 0 0 SOUTHBOUND 0 0 .. 0 -:• a CRITICAL GAPS TABULAR VALUES ADJUSTED SIGHT DIST. FINAL (Table 10-2) VALUE ADJUSTMENT CRITICAL GAP I , MINOR RIGHTS EH 5.90 5.40 0.00 5.40 WB 5.90 5.40 0.00 5.40 MAJOR LEFTS SB 5.70 5.20 0.00 5.20 NB 5.70 5.20 0.00 5.20 • MINOR THROUGHS ES 7.10 6.60 0.00 6.60 WB 7.10 6.60 0.00 6.60 MINOR LEFTS ES 7.60 7.10 0.00 7.10 WB 7.60 7.10 0.00 7.10 IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET Jefferson NAME OF THE NORTH/SOUTH STREET Kerr DATE AND TIME OF THE ANALYSIS 6-16-89 ; AM pk hr OTHER INFORMATION.... Total Site Traffic Including Additive Traffic i ' set w,• •`°') CAPACITY AND LEVEL-OF-SERVICE • Page-3 • POTEN- ACTUAL FLOW- TIAL MOVEMENT SHARED RESERVE RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v(pcph) c (pcph) c (pcph) c (pcph) c = c - v LOS ------ P---- M SH R OH MINOR STREET EB LEFT 160 401 362 > 362 > 203 > C ' THROUGH 61 511 496 > 430 496 > 172 436 >D A • RIGHT 39 997 997 > 997 > 959 > A MINOR STREET WB LEFT 55 399 350 350 295 C THROUGH 22 513 498 > 498 > 476 > A RIGHT 72 961 961 > 789 961 > 695 890 >A A i MAJOR STREET j SB LEFT 27 869 869 869 842 A NB LEFT 17 975 975 975 958 A .0 • IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET Jefferson ' NAME OF THE NORTH/SOUTH STREET.... Kerr DATE AND TIME OF THE ANALYSIS 6-16-89 I AM pk hr OTHER INFORMATION.... Total Site Traffic Including Additive Traffic • • 1 • 1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1 • IDENTIFYING INFORMATION AVERAGE RUNNING SPEED, MAJOR STREET.. 40 PEAK HOUR FACTOR 1 AREA POPULATION 1000000 NAME OF THE EAST/WEST STREET Jefferson w NAME OF THE NORTH/SOUTH STREET Kerr NAME OF THE ANALYST FRC , DATE OF THE ANALYSIS (mm/dd/yy) 6-16-89 TIME PERIOD ANALYZED PM pk hr OTHER INFORMATION.... Total Site Traffic Including Additive Traffic INTERSECTION TYPE AND CONTROL • INTERSECTION TYPE: 4-LEG MAJOR STREET DIRECTION: NORTH/SOUTH CONTROL TYPE EASTBOUND: STOP SIGN CONTROL TYPE WESTBOUND: STOP SIGN w TRAFFIC VOLUMES 1 1 EB WB NB SB LEFT 60 55 30 80 THRU 35 50 180 265 RIGHT 25 35 70 135 NUMBER OF LANES AND LANE USAGE • EB WB NB SB LANES 1 2 2 2 LANE USAGE LTR L + TR x'r 4 ADJUSTMENT FACTORS Page., PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LANE GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS EASTBOUND .0.00 90 20 NI , WESTBOUND 0.00 90 20 N NORTHBOUND 4.00 90 20 N SOUTHEOUND -4.00 90 20 N VEHICLE COMPOSITION • % SU TRUCKS 7. COMBINATION AND RV'S VEHICLES 7. MOTORCYCLES EASTBOUND 0 0 0 '` WESTBOUND 0 0 0 • NORTHBOUND 0 0 0 SOUTHBOUNP 0 0 0 ' CRITICAL GAPS t w TABULAR VALUES ADJUSTED SIGHT DIST. FINAL (Table 10-2) VALUE ADJUSTMENT CRITICAL GAP .: MINOR RIGHTS ES 5.90 5.40 0.00 5.40 ' c`,, WB 5.90 5.40 0.00 5.40 MAJOR LEFTS 1 SB 5.70 5.20 0.00 5.20 NB 5.70 5.20 0.00 5.20 . MINOR THROUGHG u EB 7.10 6.60 0.00 6.60 WB 7.10 6.60 0.00 6.60 >.',. ' MINOR LEFTS .^" ES 7.60 7.10 0.00 7.10 WB 7.60 7.10 0.00 7.10 t j IDENTIFYING INFORMATION NAME OF THE EAST/WEST STREET Jeffersoneh` NAME OF THE NORTH/SOUTH STREET.... , DATE AND TIME OF THE ANALYSIS 6-46-89 ; PM pk hr ` .. OTHER INFORMATION.... Total Site Traffic Including Additive Traffic .a •• . . r, Page-3 CAPACITY AND LEVEL-OF-SERVICE i' 4f POTEN- ACTUAL FLOW- TIAL MOVEMENT SHARED RESERVE RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v(pcph) c (pcph) c (pcph) c (pcph) c = c - v LOS p --M --- -- SH----._._- —R-- SH---- --- MINOR STREET 4 • 215 > 215 > 149 > D EH LEFT 66 271 > 291 330 > 159 8292 82 >D THROUGH 39 362 330 A RIGHT 28 909 909 > 909 > MINOR STREET i, , 163 D WB LEFT 61 267 224 224 314 > 63 > C THROUGH 55 343 314 > RIGHT 39 974 974 > 435 974 > 342 936 >8 A MAJOR STREET 4�z 899 827 A d'• SB LEFT 72 899 899 757 706 A NB LEFT 51 757 757 IDENTIFYING INFORMATION Jefferson NAME OF THE EAST/WEST STREET NAME OF THE NORTH/SOUTH STREET.... Kerr DATE AND TIME OF THE ANALYSIS 6-16-89 ; PM pk hr S.' OTHER INFORMATION.... Total Site Traffic Including Additive Traffic , ' > Sc . a '. c �; „ 'tk� Q i fix•" 1 X 0 n inl' �n Y,v. Y1. 4 �i"fit �i'Y �' • 1 Y ,�� 1L. n,4 El' 'Y " 1 . i' e Ai, • PAW , J9 f�ec �.s 0-, fit,evtw 941-& ;/"/> t- Co -if' Pe�ioc. o0 9;00 i ; Tie 4FFIc I 1/c7Gvv`tES ,' i I I itto r/t:Vie•-nos .'r . .I ,2 3'_ • 44 s .6 "( ( /0 I I. 12. j �1T�� ,. 2 7 �, \ !7.'3� 2 I S 3 3 3 12. I t LI . 5 r7ZA 7,`ts- , 5 20 2 3`1 10 7 3 L * ,'bq '+ 412 GPI ✓ S'I 1 • 9 5 I Zz ` 4 Q:s • 9Q Ir 90I '7 II 2 ��' .g:6 2 ' 25 6 2S- 7 10 3 5-3 G . `/ l 7 /s-174 • .._. �. • - ,i , 1"-)eaut• .--' ' 9 l e p /9 /sf 7 S'3 33 ) 2 3'1 z I :Ile /6 ,.7 I '73 q-8 15 Ib I 19- •I ° =43 i"° /0 j 1_ = s /� ,` Lo 11�,1 +mil iv.; �r 9,^Y �r "• / z'i zo in z r'", Y' , 7 t Y F Y(}Y + q s .T 41 r T . , . I! .. " ' 4 e . r e e • 4 r e 1 4 K'e Os k,/e 0 Te44,es...., Pe .,,ru.s ..)• :: . ee eV` 'f4410e... )4•(•-• • i '.' i ; • ..,2 ••• .1D'Ai-e. ',/ ./-)L1 60,..,+. Pe,-10 4 P:0 o Art/ — . . 7/24 FPI c 1/D1.veliC .S 1.1 ,,,,. . /01,e.. ...,; . ... • igaVe 0,-)e,-1,1•-s , , , • . i is 3 44 •$ 6 •• r7 $ 1 /0 It ia.. IbTAIL • • -I i. , /Poo fle7 '' --- . - --- ,...... ,....-. — . . _) 9s 2 6 6 6 0 7 I ., _ . -- .. . 3330 I/ W 2 .2:; 2 5- .S.- z . . - c ' •"'• /i.`ig' • 0 -- o 51 Li . :7 Li 6 7 ..:(1 7 7 ,,, o' , / I .. . . , . ,- q ? 12:• "fte.i 2 i(i q 12, 2 `i 3 3s- 0 I , .....) /0 2- ,• • • • /2:/-S- '• S--- 37 7. ct, 0 2. .5— . 2-'i / c. cl . .. ..•__.... ... . , .. i, . . i?.. .?__. , , . F!-;-- 6- to 7 '6 ' 2 21 7 LI t/ I i'3 '2 ,Ik- e vs II I) 2, 2 $-- sz. ci s- Y 2. • ''. , '4'6°l'iY. ' 7 26 1.0 10 1 6 3 7 Vi: 6 /0 Li 3 • //:: : . '..' . .. fr, • .,,LT_LsT , 3 2 ILI 2 Li 2j ... 7 7 7 o ..,. . 1„,., t. Vr 8 2 1G 2..,i 7 '/ , . 7 ___ ., .. I ,— , .., 1 / , i7 ii 0 e 2: —00 110Li (.) 4 2'_," 5- 41 .2.; _,.... /.1L --- e. 4 , A • A • . I • .. .....•A A ... -• . i'•;i . * • AA I, is" ili) 2ti q 26 /2..1 zci z(e 72 ,,;s-- _s-/s"- , I I', .. -0+,1 . ._.. . 7. . %.,.. 4 9 t zs- zz ...1,0, . . / 2') /8 .... • ?1,1-/ 2 . ivy 39, Yo /27 .2.1- 2 -• zi ...4) • // ktr ,, -2 --' ,)1( / /6 29 q t7 2 8 z 5"-- * . . . , i • '' 1 • ‘P '' ' .' ' 1' + Ir. • .,, ,o ' '' • * p' • * ,, '' . ' I X '` 2 G ir,"G OS/-✓ejo 7-I/4.+tom- au-,-}' _. '' e ry W .. i411- Ted evsb /'ct..0,41.4.2 r 'zl • I 04 1 8 6) .—.+-._PG✓19 c4, /7t b o — o o I't 1 . . s 7�/2�}FFI L 1/c7 i.v r''J E S _`� _ _ '4 I Yiir=_I ._.S._ . -1; ..IQ •!.5" . E.1 q _d. 27 lb ci 7 6 '3-r7 .y_. _ t ..E ._ .=:2 J, ;._ .I: _. _`2_ .7.__ ,._C 4i , lG ►I i _ . /87 ;' '>c:Yr. , .. .5S. .l1 .J..I .3_. ..`1... ..6. 'is- l2 `I 11 S 15'9 370o SS I r. LI • .', ,,s.s ? .J._ 7S_ . ..2..2_ ./.2.._ .5 �.__ I ) 33 i2 l5- /G z z3 ` i , •s3� .lb .. u 6 2 1.2_ l�_ �. v I I \ 6 I I y t 5:L: , .1.3_. 5.3 .3.,2 111 5.. 6 fi y2 /3 g ►N 2 2!2 ` ' :� "F4';It 1.' •G:b0 py 7/ 7 q �1 6 • ✓1— C/ /` / Z. —•1 7 j y • h ;a� _: V • i •� '' .._.... .._.. I..• - .. ie 1 ._w...• .. is. .4 I 1 y'S Pay 3�. _ I t. Z'8 751 y2 27 23 28 ,:.4 39 i� 9 "Plc 3/ �o+w.l SZ 2 ys /z2 417 31 24 3 Z /I,/ �� �5 `/7 2c' 1;u ' J • Si z1 J .,i 'S. t,. 11 1. r k • r ✓ µ j ': ' id Z S j1 71 // a , . - • - , , • ••• • •-••• .10-.•fl;PrA° - it..---, 6 ' . • . . 3y 1) r . ., •4 4. .//� L(A.L.1e C)sij. a i V►.`.I0. . I .--... . . ;/'cif i l r /?.Ti•-dt,1 . ..7-ketWrt. /)V -►-7e-, r r ; 1 — 'o0 .. ;. -- �„l ;. - . t, 11 , di f - 1 .t � ,.• S'"I r a .. V Y ,rt Y 0 4 "iP M11 h 'l "�+ �.,. �.1 .Y :+ r.''�ft`r, P.wy 1..+iV'+� js.ti..'; ta} pI( �.� ', lI �•.�. Md�. +•1 1. 9. ;;fl�a�-e 6'8-89 Goun-1' �.Pe�io g,'00 'a0 Ail lit�. i s TR 4 FFI G 1/c� L. v y`j e S 1 Vie, ,,gyp,, /iD\/e ey M° 4 f I 3 4 ..S 6 r1 k3 Cl /0 1 l 1 2. Tb TA L ` 9.`/s • l o .� a S 3 2 0 2y /y 7,'30 3 32 / 0 1 a O 111 3 o 0 36 /S-- - ,, ?,9r ' /2 36 ° 2 / c' I12 a 4 0 31 2 ,�0 8 14 2 3 v o l''''' 3 r o 29 /9 • :g ►s 3> 2 Z �' / / 69 3 !s t 8,3 0 8 j , . . 2 2 I �, a $: s /0 341 a /,f d / a 6 l ! 1,. 7;o•D .... /3 22 / / 2 / 0 6y 2 3 `� 2 `-' /38 2 2 i,.? /2 9 pV , �e�t•t HA, 27 l y4 S /2 r7. a 1 392 9 / -..{., ,,, o+wl 2. I/7 t7 3 - a ,.' -s 2 7 /26 4t IS/ 3 .7 0 `t/° q // /-_7_ ��� S 1. 125 3 /3 3 I ;I50 7 /3 S I`7L i . .. . 4 et ✓e O E-"e• o i '1. -¢,-c. co 0-,.-i-s =•,..‘ Mc rn /�a��W J �e.rl! .._ Paw ._..f4f 7 . �,41 — Z 'o o fM ..._..._ .paw w"8"39 �o�:-,�'.._Pe�io4, //:oo � .. ..........._ , TR14FFI 1/ai. Vele s ;_-- ___ •�s 5 . 4/ l_ '0_. L__ ...0_ . /... 2 2- /4 .3o jo-. 33 _:.2 =0 -0 • .o O 3)i 1 4 93 _ a J2 39 � _ __... .. _. _�. 50 1 2 1 /5 /29 4:Iced 12. 43... _I_ _..2 ..r._ .. _.°•• 29 3 3 1 /2. /a •' .• .�. G G l�l ,S .. .fib 4 a. ._a, . _I 'o d a 3`,� v 4 _.. �._:_ . .. . _...... .r_. _ ... _... .__.. . . A- /58 + G �I7 7 0 16,1 6 t o .5'' 6-s 4/7'7 /� I / I. 1 ' ' �0 is17 /z �" l i a �e r✓� ParYt� /4 f /iJc /Va�� 6- 9-99 „..,-f± Pe,±a , 7"/2 4 FF1� G V a 1.v�e S . . i _.. 1. 1 4 fo ve.►.47en't-5 ' i2 3 4 s. 6 r7 $ 9 /0 It (2 u13,1- , ;oo._ _ •• • .3 0 �f. ) 33 ,. . 15_ 55 Q a o I 2 3 2 6 'f 'is.. : . G / i r d II./ /0 ' S,,s 82 I ° I 52 2 5 /92 J 6 ., °rn' s:Ys1 . 6 1 0 `� 36 / 5 4� / 9 ,. "i ✓•c. -.+11 256 %y -s .3 3 /is= /0 '7 41 S3 eu"t PA 91 34,E 19 q S 3 / /By. /0 /4 /L/- SZ r7171 . .(.;oe pit LAND USE: 220 APARTMENT a DESCRIPTION AND TRIP or closer to the CBD. However,other factors,such CIiARACTERISTICS as geographic location and type of adjacent and nearby development,also had an effect on the trip Apartments in this'analysis include both low-rise or generation rate. "walk-up" dwellings and high-rise multifamily The Federal Highway Administration' developed dwellings. Included in this category were all the adjustment factors for average weekday trip rates 7z, studies that did not specify the type (height) of for residential land uses and their associated demo- ''• apartment studied. An apartment is defined as a graphic characteristics.These characteristics • rental dwelling unit that is located within the same included household size, vehicle ownership, and building as at least three other dwelling units.Exam- dwelling density. The adjustment factors shown . pies of this category are fourplexes and all types of below are to be added or subtracted from the aver- apartment buildings. age weekday trip rates,using dwelling units as the independent variable. Any combination of adjust- DATA LIMITATIONS ment factors may be applied to the trip rate.How- ever,if residential characteristics are not available, The triprates have been identified to be different then the average rate or equation would be utilized. Peak hour trip rates can be adjusted by the ratio of for measurements made prior to 1973 than for mea- the average weekday adjusted trip rate to the aver- surements made after 1973.Consequently,rates are age weekday trip rate, provided for all of the data through 1986 and for `S N" data collected after 1973. Characteristic Adjustment Factory Household Size 1-2 —1.0 AVERAGE WEEKDAY TRANSIT TRIP 2-3 +0 9 + ENDS >3 +2,8 Vehicles Owned No data available, 0-1 —0,3 1-2 +0.2 >2 +1,3 ,, ADJUSTMENT FACTORS Density(Dwelling Units/Acres) -;y 0-15 --0,2 I This land use includes data from a wide variety of 15-25 0.0 • units with different sizes, price ranges, locations, >25 +0,4 and ages,Consequently, there could be as wide a w f variation in trips generated within this category as there is between different residential land uses,As SOURCE NUMBERS expected, dwelling units that were larger in size, more expensive, or farther away from the central 2,4,5,6,9, 10,11,12, 13,14,16,19,20,24,54,35, business district had a higher trip generation rate 40,72,100,108,188,192,204,211 per unit than those smaller in size,less expensive, • • 'U.S.Oepariment of Transportation,Federal Highway Administration,development and Application of Trip Generation Rates,Kellerco, January i995• ,'Adlustment factor to be added to(or subtracted from)the mean daily trip rate per dwelling unit. Trip Generation,September 1997/Institute of Transportation Engineers 293 n, APARTMENT (220) .. Average Vehicle Trip Ends vs: DWELLING UNITS On a: WEEKDAY '+ ' .. l PEAK HOUR OF ADJACENT STREET TRAFFIC, ONE HOUR BETWEEN 7 AND 9A.M. TRIP GENERATION RATES Average Vehicle Trip Ends(Weekday-Peak Hour of Adjacent Street Traffic,One Hour Between ' 7 and 9 A.M.)per Dwelling Unit Average Range of Standard Number of Average Number of •,`', Trip Rate Rates Deviation Studies Dwelling Units + 0.532 0.095-1.024 • 87 235.7 i _y_ DATA PLOT AND EQUATION ' 700 „ 600 la .r�` LZLI .. a. 500- / I- -J 400 U W • > a w 300- ° +. 0 t7 rt • 200- can o I 0. 0 1— 100— o o•_ tm tP i1t,- ' 0 • bt ' O •'�1 ' 0 0 200 400 600 800 1,000 X = NUMBER OF DWELLING UNITS ACTUAL.DATA POINTS FITTED CURVE . Fitted Curve Equation: T - 0.50(X) + 4,0 IV = 0.855 DIRECTIONAL DISTRIBUTION:18°l°enter,82110 exit. ' Trip Generation,September 1987tlnstitute of Transportation Engineers . a 1 295 1 u a 1.' APARTMENT (220) • Average Vehicle Trip Ends vs: DWELLING UNITS On a: WEEKDAY • PEAK HOUR OF ADJACENT STREET TRAFFIC, ONE HOUR BETWEEN 4 AND 6 P.M. I TRIP GENERATION RATES ' w Average Vehicle Trip Ends(Weekday—Peak Hour of Adjacent Street Traffic,One Hour Between 4 and 6 P.M.)per Dwelling Unit Average Range of Standard Number of Average Number of Trip Rate Rates Deviation Studies Dwelling Units 0.673 0.095-1.636 • 104 233.5 DATA PLOT AND EQUATION '`, 600— zce G w a — o IE 0 %8 Y<' x, 200— • II 0 0 -00 ' 0 200 400 600 800 1,000 X .. NUMBER OF DWELLING UNITS El ACTUAL DATA POINTS FITTED CURVE Fitted Curve Equation: T = 0.39(X) -I- 59,0 ' R° = 0.742 DIRECTIONAL DISTRIBUTION:68%enter,32%exit, ,f" Eip Generation,September 190i/institute of Transportetton Engineers r 295 a • RESULTS PROVIDED BYTHE REGRESSION EQUA- AVERAGE WEEKDAY TRANSIT TRIP TIONS ON TABLE 1.WHEN THIS OCCURS,AND IF ENDS THERE IS A DIFFERENCE BETWEEN THE RESULTS, IT IS SUGGESTED TO USE THE RESULTS FROM No data available THE LARGEST NUMBER OF STUDIES. , THE ACTUAL VOLUME ADDED TO THE ADJACENT SOURCE NUMBERS STREETS CAN THEN BE ESTIMATED BY APPLY- ING THE INFORMATION DESCRIBED IN CHAPTER 1 2,3,4,5,6, 13,14, 18, 19,22,26,40,42,48,49, V, QUANTIFYING PASS-BY TRIPS. IT IS IMPOR- 54,59,60,61,64, 14,72, 19,22,26,77,78,48,49, TANT TO REMEMBER THAT THE NUMBER OF gg 100,110,124 PASS-BY TRIPS ESTIMATED TO ENTER AND EXIT • , A SHOPPING CENTER DOES NOT AFFECT THE DRIVEWAY VOLUMES BUT DOES AFFECT THE AMOUNT OF TRAFFIC ADDED TO THE ADJACENT STREET SYSTEM. 'y Vehicle Trip Generation E luatie"s Shopping Centers,Land Use 820 Percent Percent I ` Entering Exiting Equation R2 Trips Trips Average Weekday ' `�R1 Vehicle Trip Ends: 50 50 i Under 200,000 SFGLA Ln(T) = 0.65 Ln(X) + 5,92 0.58 50 50 200,000 SFGLA&Over T= 6371 + 27,07(X) 70 50 Ln = 0.60 Ln(X) + 2.40 0.56 ':M.Peak Hour Ch ^-�` r • (1 hr,between 7-9 A.M.) , P.M.Peak Hour e 4-651 1 hr.be tween n P.M.) 49 • ( 0,58 �'• Under 175,000 SFGLA Ln('T) = 0.52 Ln(X) + 4.04 0.83 47 53 � 175,000 SFGLA&Over T = 2.58(X) +381.0 Saturday Vehicle Trip Ends Ln(T) a 0,64 Ln(X) + 6.21 0.79 50 50 • 51 49 Saturday Peak Hour Ln(T) = 0.62 Ln(X) + 3.97 0,83 Sunday Vehicle 50 50 } Trip Ends T = 15.79(X) +3988 0.55 ' 4a,' Christmas Season ' Average Weekday P.M.Peak Hour so 0.79 Ln(X) + 2. 5 0.71 49 51 i (1 Hr.between 4-6 P M.) Lnm = 9 +4.12(X) 0.62 52 Saturday Peak Hour T . Two-Way volume of traffic or total trip ends. • X - Area In 1,000 gross square feet of leasable area, I 1 1 .,"`. Trip Generation,September 1907/Institute of Transportation Engineers 1150 � �t .,Hit .. • r • ` • Figure 3 Shopping Center(820) A.M.• Peak Hour Volume('Iwo-Way) , One Hour Between 7 and 9 A.M.Versus 1,000 Square Feet Gross Leasable Area 2,800 •2,600- ❑ "` • 2,400- .0 2,200- w 2,000- .. , a jE 1,800- m .i 1,600- :c 1,400- 1,200- .. ; 1,000- a ❑ . li 800- ° 400- 9°o 0 200- o❑ ❑ ❑ ❑ ° ° 0 CO 0 200 400 600 800 1,000 1,200 1,400 1,600 ' X = 1000 SQUARE FEET GLA ❑ ACTUAL DATA POINTS FITTED CURVE Fitted Curve Equation: Ln(T) = 0.60 Ln(X) -I. 2,40 Rx = 0.56 , DIRECTIONAL DISTRIBUTION:70%enter,30%exit. Trip Oanpration,September 1957/institute of Transportation Engineers 1155 W_.4Y1':..k..,L.a.__....w„': !�k :f•4M •.,J:..-.,.y.Ik", ue+.., _. • Figure 4 Shopping Center(820) Less Than 175,000 Square Feet Gross Leasable Area P.M.Peak Hour Tivo-Way Volume • One Hour Between 4 and 6 P.M.Versus 1,000 Square Feet Gross Leasable Area I 1,400 0 a a 4 i 1,200- a co - le tu c a ° r 1,000- a a Q i— - a ° a 0 TS 8QD- a 0 m8 ° 0 °o a° ° as 0 > - °O ° a ° ° .. ° a • c600- a CIn �� ° .• ° a � 0 co - a Eha ¢ 400- o °° ° a 0 a 0 0 0 1• • - @ ° a a a a ° 0 I - a 0 r r r r I i r r I r r r r r r , , . 0 20 40 60 80 100 -to 160 180 X = 1000 SQUARE FEET GLA 0 ACTUAL DATA POINTS FITTED CURVE Fitted Curve Equation: Ln(T) = 0,52 Ln(X) + 4.04 R' = 0,58 ' DIRECTIONAL DISTRIBUTION:49%enter,51%exit. 0 Pip Generation,September 1987/Institute ul Transportation Engineers Keeve% iq.i' ,'!chewy • FIGURE 4-6. PEAK HOUR VOLUME WARRANT (COMMUNITY LESS THAN 10,000 POPULATION OR ABOVE 40 MPH ON MAJOR STREET) y .400 2 OR MORE LANES Er 2 OR MORE LANES 1 I ui Q 2 OR MORE LANES Ft 1 I • a. I cc 300 ,� • .: LANE Er LANE p w 200 441111411 To40.I S;-4a. • _ Atsr al 100 4obs At bst Pk Pie C7 = 300 400 500 600 700 800 900 1000 1100 1200 1300 MAJOR STREET — TOTAL OF BOTH APPROACHES — VPH "NOTE; 100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACH WITH TWO OR MORE LANES AND 75 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE, Vat_ V o L. J3"0 b"Xfsr P✓ Hie 65,1) 90 } . To-1-5.1 51+o AFt P✓ PR G75j z-/r Tofu l Si(-c prh p►C H 93o1 azs' f ' • • G • • ' 1'-ev" A4- nd+ers • FIGURE 4-6. PEAT( HOUR VOLUME WARRANT (COMMUNITY LESS THAN 10,000 POPULATION OR ABOVE 40 MPH ON MAJOR STREET) U 2 a. = 400 2 OR MORE LANES Er 2 OR MORE LANES 1 I I I �u Q 2 OR MORE LANES Er 1 LANE cc cc 300 cn eL , ' 1 LANE Er 1 4-ANE O w 200 i aril44o p 100 alsr �t l C7 = 300 400 500 600 700 800 900 1000 1100 1200 1300 MAJOR STREET — TOTAL OF BOTH APPROACHES — VPH "NOTE; 100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACH WITH TWO OR MORE LANES AND 75 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE, Vb L Vot.. Extsr ,6oi r'✓.m. /s 2. s' -__...__.. E'xts-,Pr"r FYt /%e 6347,1/s To-61 efri ekt e ,,6S 2.1s' 7-64.at Si4e Pi+j be 1 ~ '7snj /90 1 5 ':fit: - ` w •/-reer 4.1- .0 e 4i-ersoh • . ' , FIGURE 4-5. PEAK HOUR VOLUME WARRANT Z • 1600 _ 111111111111111111111111120R 111111111 I-- v 500 moirgnMORE LANES £t 2 OR MORE LANES H 21 400 IR, �, 2 OR MORE LANES & 1 LANE 1111 a. Nalitzsillinglipcc Q E 1 LANE & 1 LANE . , ..., 0 0 0 _,�,,'■ • = 400 600 800111111111111111111111111111111111111111(., op 1000 1200 MAJOR STREET - TOTAL OF BOTH APPROACHES00 180C H *NOTE: 150 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACH WITH TWO OR MORE LANES AND 100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE, A VoL _, . E'�LS?�--�"'�--�'K NR AWc z V°- To Fa si sT M & R 655Z2L 1 i4 -r f )44 d5 235' , ( si'i-e PM Rr NI 7so)/yc • • .:� r f • • Ke✓r i4 ' flcluary • • • FIGURE 4-5. PEAK HOUR VOLUME WARRANT o. • • > I 1 600 • - z OR rAE LANES i 2 0 i MORE LANES 1— v 500 w 2 OR MORE LANES Et 1 LANE oc 400 c a 1 LANE 1 LANE 04 300 w • 0 O FXtsi-qM 4;+4 rM '� > 100 p(oar Pp, 0 400 600 800 1000 1200 1400 1600 180C MAJOR STREET — TOTAL OF BOTH APPROACHES — VPH "NOTE: 150 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACH WITH TWO OR MORE LANES AND 100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE, fx,sr Pe Hit S7s� �3 o Ex,sr. ?,1 p t y p )g o • Total Si•4 A+7 G'1S a/4- Tail .i1 Pam! 8,30)z2s • • • • • e , • GEOTECHNICAL INVESTIGATION MOUNTAIN PARK SUMMIT LAKE OSWEGO, OREGON • FOR SIMM CO. PROPERTIES • FROi G; 8866 iido OP ey 92A vG4 y 90,�°r6(9 tioNY ,I.%OS AW GEOTECHNICAL SERVICES,INC. 1470 Horseshoe Curve Lake oswego, Oregon 97034 (503)635-3146 EXHIBIT 2) DiL EXHIBIT 2 r M AW GEOTECHNICAL SERVICES,Inc. 1470 Horseshoe Curve Lake Oswego, OR 97034 /-) (503)635-3146 July 20, 1989 Otak,Inc. • 17355 SW Boones Perry Road Lake dswego, Oregon,97034 Attention: Mr Thomas W. Hamann AIA Dear Mr. Hamann Submitted herewith are 8 copies of our report "Geotechnical Investigation", Mountain Park Summit, Lake Oswego, Oregon for Simm Co. Properties. Yours truly, AW GEOTECHNICAL SERVICES,Inc. Anthony/44 refilie . Wright, Y gP.E. cc 8 Copies • • Otak,Inc. July 20, 1989 Page 1 SCOPE The results of a geotechnical investigation for the support of a proposed apartment development at the subject site are presented in this report. . The planned development is shown on the Development Plan, Fig.1. The scope of work included the following: • 1. Geotechnical and geologic reconnaissance to identify and evaluate stability, topographic and water features along with a detailed evaluation of existing cuts along the streets bordering the development. 2. Review of all soils data in the immediate vicinity of the site (One Jefferson Parkway, Quail Hill, The Gables at Mountain park, and City of Lake Oswego Reservoir) . • 3. Logging and sampling of the sides of 8 test pits with a John Deere JD 490 trackhoe. 4. Routine laboratory testing of samples obtained from the sides of the test trenches. 5. Evaluation of the overall stability of the site related to the proposed development. 6. Engineering evaluations to formulate recommendations and develop pertinent information and design data as follows: a) Description of geology, topography, surface conditions, and subsurface soil/rock and water conditions. b) Stripping and grubbing requirements. c) Subgrade preparation; keying, benching, placement and slope requirements for engineered fills. d) Evaluation of excavatability of materials to be encountered in cuts, roadways, buildings and utility lines. • e) Potential useability, processing requirements and compaction of cut materials for use in engineered embankment fills along with safe slope inclinations. f) Cut slopes in rock/soil formations along with requirements for erosion control, U r Otak,Inc. July 19, 1989 Page 2 g) Surface and subsurface drainage requirements. h) Building and lot development requirements. 1) Retaaining wall support together with design , pressures, drainage, and backfill criteria. j) Swim pool support. PROPOSED DEVELOPMENT The orientation of the proposed construction, original • topography and planned grades are shown on Plate 1, Proposed Development. Some additional changes may occur to. the indicated . grades. The proposed development consists of 16 two story apartment buildings arranged in clusters (comprising 150 units) , carports, paved access driveways,parking areas and utilities. The proposed buildings will feature wood construction with bearing walls and in some cases individual posts. The peripheral units will contain basements. A one story recreation center and swimming pool are also planned in the area east of 'the existing tennis court. In general cuts and fills will range up to 4 ft or so and occasionally up to about 8 ft. The deeper fills will occur locally over the southeasterly perimeter of the site. Various retaining walls, up to 6 ft or so in height, will be constructed throughout the development to facilitate development of building fill pads. Where building, location property lines are restrictive, higher walls of up to 16 ft may be required. 1 The walls will most likely be of a rockery type using boulders • from the onsite excavations. Tight property line restrictions will necessitate a conventional 4 ft or so reinforced concrete retaining wall along the back of the carports that flank the west property line (south of the tennis courts) . We understand that site grading may be accomplished during the fall of 1989 and most likely continuing into the winter months. TEST TRENCHES Eight(8) test pits designated TP-1 through TP-8 and located as shown on Fig.2 were excavated with a trackhoe equipped with a smooth edged 3'3° wide bucket with a depth capability of nearly 18 ft. . . n Otak, Inc. . July 20, 1989 ' Page 3 Basic clearing of the site had already been accomplished which assisted access to the various test pit locations. ' The locations of the test pits appear on the Development Pig.1. Locating testfpit the locations pits were selected on facilitated a on the basis of a meeting with Otak, Inc. The various test pits were monitored by the writer who logged the subsurface conditions, obtained disturbed samples, and performed insitu strength tests. ` Grab samples of the soil from the sides of the t!at pits �, .. were sealed in air tight plastic bags. ' Ad hoc insitu shear strengths were obtained with a pocket penetrometer device over the sides of the test pits. In general, Pocket Penetrometer readings were averaged over two or three , relatively consistent values. ` The test pits ' were backfilled immediately following `' excavation by pushing in the, loose spoil materials and compacting the surface with the back of the bucket. All field, moisture content and pocket penetrometer test data are compiled on the Test Pit Logs 1 through 8, Figs.2 to 9. The Unified Soils Classification System is described on Fig.10. LABORATORY TESTS ' All samples obtained from the test trenches were later inspected for further examination and to check classification. During classification, the physical characteristic of each sample were noted. The natural moisture (water) content of each sample wad measured. The moisture content is the ratio of weight of free water lost by evaporation to dry weight of :;oil, expressed as a percentage. The moisture content test results appear on the hog of Test Pits, rigs.3 through 9. �' • GEOLOGY CONDITIONS The site is located on the upper flanks of M .Sylvania, an . ancient shield volcano, The basic geologic unit underlying the site consists of a thick mantle, at least 100 ft thick, of ash/breccia which consists of pyroclastic deposits of ash, i 1 • • Otak,Inc. July 20, 1989 • Page 4 cinders and other fragmental ejecta (known as Boring Lava) that erupted to form the cinder cone of ancestral Mt. Sylvania several million years ago. The knoll over the center of the site is most likely a smaller cinder cone over the upper flank of Mt. Sylvania. The lava flows consist of a generally vesicular basalt which has been subjected to variable weathering. Small,to large boulders, often encountered floating in the residual clay, are known as "corestones" remaining from the parent rock. Occasionally areas of virtually unweathered basalt are encountered. (Such conditions were encountered along the access roadway to the nearby Gables Project from Jefferson Parkway and over the lower southeast corner of the adjoining One Jefferson Parkway Project. However, unweathered basalt was not revealed in test pit excavations for the subject project) . The upper portion of the Boring Lavas has been completely decomposed to a stiff to hard red brown or brick red clayey silt followed by a partially weathered ash/breccia which contains light scoriF,ceous basaltic boulders. The site is capped by a tan/brown sLlt known as the Portland Hills Silt Formation, which is of aeolian origin, but consolidated in place by insitu • weathering and surface saturation. A walk-through reconnaissance was made of the site area to identify earth slumps, seeps, gulleying, and similar conditions. The dense vegetation existing at the site inhibited a detailed inspection in some areas. No geological hazards were observed at ' R the site. The cut slopes along McNary Parkway and Jefferson Parkway appeared stable, though susceptible to minor unraveling. Red brown clayey silt overlain by tan clayey silts were visible in the cut slopes. SITE CONDITIONS The 8.8 Acre site is bordered by Kerr and McNary Parkways and the adjoining One Jefferson Parkway Development. An existing City reservoir occurs along the west property line. The top of the concrete reservoir has been used as a tennis court. Thr site topography is centered around a knoll which exists over, thZi southwest portion of the site. Existing grades are gv.Lte gentle varying from 5N over the knoll to generally between 10 and 13% toward the margins. Somewhat steeper grades of 18X occur over the south corner. Locally road cuts 8 to 10 ft high along McNary Parkway and Kerr Road exhibit stable slope grades of (- 55 to 80 percent. • • / . , . Otak,Inc. • July 20, 1989 „ ''�1, Page 5 The site supports a dense undergrowth and many alder, maple, and fir trees. Several of the maple and alder trees grow in tightly knit groups. Tree diameter o generallyr over range the between A Access 18 in. Several old logging • has been recently further improved by moderate brush clearing. the Vpmentshavetockiles of tosoils frorecently been placed over them various apartsi djoinng opmc of devel the site. Surface drainage appears to be good. No seeps or ponding water were noted during our June 1989 reconnaissance. SUBSURFACE CONDITIONS . • The eight test pits revealed relatively uniform conditions ' across the site as follows: • Topsoil Dark brown topsoil containing significant rocks was encountered in all test pits to depths varying t , Locally root structures at tree locations probably vary up to 3 ft or so. ' 'l Tan and Brown Silt Stiff to hard tan andeoccasionaallly.brown silt / was encountered to depths of 3 to 7 ft, generally Red and Red-brown Silt Underlying the tan and brown silt is a hard brick red or red-brown silt with occasional basalt fragments and boulders. weatheredMast that were the cutcobbles readilyand withboulder fragments trackhoebucket. highly Gravel in a Red Silt Matrix Variably decomposed breccia , fragments with sand and silt were encountered at depths of between 11 to 15 ft in Test Pits 1,2,3,6 and 8. These materials were dense and difficult to excavate. :, r Groundwater and Seeps The lower materials in the various test pits were relatively damp, although no free seepage water or groundwater was observed at the time of excavation. SITE PREPARATION AND GRADING General Considerations: The feasibility of using the on-site soils in engineered fills depends, on thel weather conitions at thebeend dfeasible to procession-site ime of construction Generally, it has soils through September and October. If wet weather conditions persist, it will be necessary to place a gravel or crushed rock blanket along haul roads and other working areas to obtain a otak,Inc, July 20, 1989 , Page 6 equipment mobility and import free draining 4•v . for use in engineered !ills. Utilization ofananaa materials geotextile stabilization fabric over the prepared subgradeais generally beneficial. Most of materials from the contemplated shallow Ruts will consist of tan and brown silt, average moisture content 23 percent. To obtain adequate compaction of the insitu soils., it will be necessary to reduce the moisture by about 3 points or so. All rading qualified gpeotechnlcaldEngineerbe �rmed under the observation of a • Stripping All building and pavement areas, and all cut or fill areas should be grubbed and stripped to remove major roots and topsoil. In addition, the topsoil stockpiles should be removed. Based on the various testan . "average" depth of stripping will be abouttin. withicipate greater the depths associated with the grubbing of trees. grree ater Stripping should extend for, a minimum distance of 1 ft beyond building lines, walkways, paved areas. Excavations and Side Slo es , Little difficulty is anticipated with site cuts since all materials were excav'atabe with a trackhoe to depths of up to 15 ft Most of the site cuts will. materials. Boulder fragments can be yieldtan and brown in rockery retaining walls, locallyy stockpiled for use silt Cut slopes into stiff and hard silt materials can be made at a safe inclination of 1 1 2 horizontal to 1 vertical (1 1/2 H:1V) Site Pilling All fills at the site should be compacted to a dry density equivalent to at least 9b pint of the maximum dry density obtainable by the standard AASHTO Method of Compaction (test designation T-99),. We suggest that the same reference compaction curve being utilized for the adjoining One Jefferson Parkway project be utilized for the subject Mountain Park Summit Project i.e. Maximum dr densit of 103.7 lb cc ft and optimum moisture content of 19,2% , y . / • • Otak,Inc. July 20, 1989 Page 7 • The moisture content of the on-site soils generally will be greater than the optimum moisture content for compaction. It • will be necessary to aerate the excavated soils so that adequate, uniform compaction can be achieved. During periods of hot dry weather it may be necessary to add water to fill lifts in order to process the materials to a suitable moisture content for compaction. For the compaction of on-site silty soils, it is our opinion that sheeps-foot or cleat-foot rollers would be most suitable. Rock fragments in excess of 6 in. size should not be incorporated in the normal fill lifts. Rather, such fragments should either be stockpiled for landscaping use or disposed of in the lower portions of roadway fills, at least 2 ft below subgrade. In addition, rock fragments in excess of 12 in. size should not be placed in the vicinity of the utility excavations. Fill Slopes Fill elopes should be made at a safe inclination of • 2 horizontal to 1 vertical (2H:1V). • Fill slopes should be constructed by overfilling 1 ft (measured perpendicular to the slope face) and subsequently cutting back to establish a finished slope. Erosion Control To minimize surface sloughing and erosion, we recommend that all cut and fill slopes be protected during the construction period with visqueen membranes. Diversion ditches, check dams, and hay bales should be utilized to control soil erosion during construction in the winter months. The slopes should ultimately be covered with topsoil and suitably planted. FOUNDATION SUPPORT The proposed apartment structures can be supported on individual or continuous spread footings that bear on either natural soils or engineered fills. All footings should extend to a minimum depth of 2 ft below the lowest adjacent finished grade: this depth can be reduced to 1 1/2 ft where hard red/brown and red materials are encountered. At the above minimum depths, spread footings can be designed for a maximum allowable pressure of 3000 lb/sq ft for combined live and dead loads, Higher allowable bearing pressures of up to 5,000 lb/sq ft can' be utilized in the very stiff to hard red/brown silts below a depth of 6 ft or so, • Otak,Inc, ' July 20, 1989 Page 8 The width of continuous footings should not be less than 16 in. and the width of individual footings should not be less than 2 ft. Spread footings adjacent to the top of fill and cut slopes should be provided with a minimum set back of 5 ft from,the face of the slope (set back measured from the edge of the footing to • the face of the slope) . Spread footings adjacent to the rockery retaining walls (normally built with of batter 1/2H:1V, projected should upwardefromathe toeted iof an maginary plane the wall at the finished ground level. • Variance from the above set back criteria may be feasible on the basis of specific reviews by the Grotechnical Engineer. • Soft and loose materials should be entirely excavated from • the footing excavations before pouring concrete. Ditches and sump holes should be constructed and pumps installed as necessary to prevent ponding of water over the bottom of the footing excavations. If wet conditions persist, it would be desireable • • to stabilize the bottom of the freshly made excavations with 3 to 4 in.. of 3/4 in. minus crushed rock. Beginning at the lowest portion of the areas to filled, on- site soils should be placed in approximately horizontal lifts of 6 in. loose thickness and compacted with sheeps-foot or cleats- foot rollers. Fill surfaces should be provided with longitudinal and transverse slope to provide runoff of surface water that should be directed to ditches away from the project area. Suitable hand tamping equipment will be required adjacent to footings, behind retaining walls and within other confined areas. If prolonged wet periods hamper construction, imported granular fill materials will be necessary to continue grading operations. Granular fills should consist of clean pit run gravel, 6 in. maximum size, and/or free draining sand.Such fills should compacted in 12 in. loose lifts to at least 95 % of the maximum density obtainable by standard AASHTO T-99. Settlements below the various structures and fills are estimated to be less than 1/2 in. Otak,Inc, • July 20, 1989 Page 9 • RETAINING WALLS Recommended soil design parameters for low building and • other walls are as follows: Unrestrained Wall Restrained Wall Equivalent fluid active lateral pressure (level backslope) 35 lb/cu ft 50 lb/cu ft Equivalent fluid active lateral pressure (2H t1V backslope) 70 lb/cu ft 100 lb/cult Equivalent fluid passive pressure 300 lb/cu ft Coefficient of friction between bottom of .noting and underlying insitu soil or fill 0.4 . Maximum allowable footing toe pressure for insitu soil 3500 lk/sq ft Minimum depth of footing below lowest adjacent grade 2 ft Factors of safety consistent with design should be applied to the above values of equivalent fluid passive pressure and coefficient of friction. Backfill against walls more than 3 ft in height should • consist of moderately compacted free draining sand, i.e. , between 92 and 94 percent of maximum dry density; AASHTO T-99. Heavy compaction equipment should not be allowed closer than 5 feet to embedded walls to prevent inducing high lateral earth ' pressures. FLOOR AND SWIM POOL SUPPORT Slabs-on-grade can be supported on firm insitu soils/rock or engineered fills. If dampness of floor slabs is to be minimized, the floor should be overlain by a 4 in. layer free draining 3/4 in. minus crushed rock, covered by an overlapping visqeen membrane which is protected by a l in. blanket of sand. i . Engineered fills below the swim pool should consist of at • Otak,Inc. July 20, 1989 Page 10 least 1 ft of free draining crushed rock, sand and gravel or sand compacted to the requirements of engineered fill. Subdrains, leading to a positive outlet, should be provided beneath the bottom of the pool slab andlaround the pool walls. UTILITY LINES Utility trenches will stand vertically for short periods. However, suitable shoring protection as required by OSHA, must be applied to cuts deeper than 4 ft. Pipes can be supported on standard beddings. Backfills can consist of on-site soils or imported granular fills compacted to the aforementioned requirements of structural fill. LIMITATIONS AND ADDITIONAL SERVICES The scope of the investigation presented herein is limited to an investigation of the surface conditions for suitably founding the proposed apartment units and associated grading development. This report has been prepared to aid you in the evaluation of the site and to assist the architect and engineer in the design of the facilities. Our description of the project represents our understanding of the significant aspects of the project relevant to the design and construction of earthwork, and buildings. In the event of substantial changes in the basic design or locations of features indicated on the current Development Plan, we should be given the opportunity to review the changes and to modify or reaffirm in writing the conclusions and recommendations of this report. The conclusions and recommendations in this report are based on the present site conditions and on the assumption that the exploratory test pits are representative of the subsurface conditions underlying the site. We recommend that the Geotechnical Engineer be retained to review the final plans and specifications which pertain to earthwork and foundations to assure compliance with the intent of this report. ' A • Otak,Inc, July 20, 1989 Page 11 We recommend that that materials, site preparation, and filling operations be observed and tested by us to evaluate if the work is proceeding in accordance with the intent of the design specifications and geotechnical recommendations, and to allow for the design changes if special conditions be revealed. Yours truly, AW GEOTECHNICAL SERVICES,Inc. gates Anthony . Wright, P.E. II Attachments: Fig.1 Development Plan Fig.2 to 9 togs of Test Pits • Fig.10 Unified Soils Classification • • • 1 ..' ' '. j j• .4..4 . v.% I/. .-: ....,.....j 4, . ,'... sisvAL, ., ,, ''-c . / !" ,, . , a -0 / i, ,. • , , , ,. ii iT6.4.,;:. :4. •q• -\. ' , i 4 �. h r. ^ 0 ...Pc. a r. 404, •c§ \.-\ , / ..•:•../ . ,,,••••.,A '" \ 4 J.. 0 6004. • • •• ti � ^-ice y �'. l.. 1 ` .......;14,./4)\\ . • k . \N.• */.....4S ,.,„., :__.40::.!:\ .'4 ,. c4 1 ri.,. . ,I, • • \\ \ NA 1....,,:s cc.‘, \ , r . ,.. ' J .'11141*• •'"IrOr ) 1 .' ' 10.1.''! 4_. itp 4 1 *. ,./..-. ' N, .. ft -----" 1* Ito rr t 11,4 • I ✓ • r �. ` '.. ' .' .'."" `� of �`IVA ` ,•1I i`` _�, ,s` 'IP-, if: = ,,,� ( f,if� N. i . ., „, 7 I/`+',. • , • ilk �MwA ,. I r ' i; 1I ;4 � ` '1P-3 I3r t '•,hil � y I/.,1 i '4 I. I TP-1 �,. \�a +•.fir � •'i'�l� � '•,•,,! ,✓/• i, � r ill zit 2(... 0, ,,, , , . /.s,.. ttli . I; [NM$ /� 1' �' '� ' ti� ,\,,.:, •sue• .. , t .4i , '"�''� - i t , 4W E. ' 45 _4-- ,...,,,,. . tz„. •-,......._,,,,:_. ,.„. r, l'-- 1 i . . •*k'k4kb.'-- •'4370 1,4 ,boat,,, ii7,,,, .., 64 ',........:::..10/44,, „•— . -‘,-..,,...4.......6.04.1;•*„ of ,-,.., J./ k... . il .1 ,/ ,_ � . , a. TP-7 , \;#00Nrit.-Ilkre:::::"..'.'444.1t0101r11. -- .1; r V: f, 1 •.::,.."-......, .1....,17----'IllieVil ...z - ' . : .ram � "�-,� ,�=. .-- .: ,..__ , . ______ _____,___ ____........„...„,,,,,,„,ok.7______„:„. - • .............--,.. 4,. . - , ■ TEST P1T LcCATIQ'S / r ........._ : MDUNTA I N PARK SUvM I T —,, i `_;;;d _,s_ceilaa?vENf PLAN Scale I"atObl --"' FICA a •s 3 1" a . , r N c 4 ` ^ en 3 uNm tlo =N u i rT .w Ia SI JiN rn� 0.2 1� t ti W r J t . fJ p .. u y. r WJ t- y .� t' •.• 2 T �► v s C .. .A '^.r W < b .n I .c v O 0 u .. .14 9 C� r V 2 b v � via e[� Q ti i Z I- u F. .1 tl 2 < a -*. '" ` o �, • IL x z s Ill E.3 1- N 2 �. 1 hi v<i 1 t < Lc Q 4 H . 3 a •f!+ ... 0 q � < }• t Q v Z k Id A o o w • He w to w � vu� 0 .. .4 N v O u A io Ill a 1. a04190 < kWi b s d n t l lu 1 '' p � c 0 Z v Ti. t 1- 4 a p � a"aw` =z -) s CO to H w M 2 a lice �. v 0! al I M �' I I I I v I 11 I, I I 141 I4 1 I I . I J I I I I I.[ I 5 A Y IWo 0 - a Un e. • tl.n0401IL• 0 0b•••Dig N a pge fLN2aI N "•� 64 .• r n •••a .• I a 0 '(CO wt, as 1 . s • . . .• Tio11 a v ♦ C Utc a0 *mu • 41 � Wa • • • . • • . . . • • .4 .. . • • . • . • • 1 • • • • 17 Y c= 14 IS • -C J1 61 24 M 2 1 H ♦ r 11 . : • .1 • • . . 4. i . . . ' : : ••'67 000000000 •• oo .4 •• •• • 4 • •• •• •• o •• • • 4 oo O. lklU ♦ •• •♦�;` ♦ ♦ ♦ . . • ♦ /".. . M ,....... ". r. ca 0 ♦ . • 1 a a ♦ . 1 ♦ . ♦ .• . 06 ♦ a . . . . a a a a a • 1 a a Z ,.... • 0 , .. I.- tl J0 a a a • a . .• . . ♦ 1 • • a . • . ♦ .. I LOG OF TEST PIT 1 FIG.2 '' 0 1 L. c o`^` 2a 114111 1" .. ECFa `, Nr112: 11 • �m �N QO+ 91oI I w '1n ,4 Ili'Illgl Ill i(I,14QIF• hF Or v ZO U Z yauq IL1E MW-W Q 11�9 IC 1 t f►) ` `► v C ki .3 0.14 ani 13 in: 4 ..• . : If : i : CZ y • • I * Ah • • • . . �; �r ••o c. .ki • Z • i •Z. • • • • • • `4 x . • W. • • ti E a .., •. ...... •. i i .. . . • • • • * 444 • 6 446 . 4 . . . . . CO (Ili 4410 046416 • 6 • 4 . i O In • • . • • . x • . • • • •• • : • : • • i . . . • . ' Q • i . i . i • . . . . • • • • • • • • • • • • i x i • . • ' i 44 < ; i x . lie . . • • . . . . • • • . ,• • • ' J LOG OF TEST PIT 2 F(G.3 4 , • Z e a 2 4 lq en E C • Z 4! F n• :gym 4m mti lb ox U • _ <� o' z 0 o Q 4J . ` Han '� d 1.3 1 IL hj ZPO � 0 .* ply kJ d a�� 0, j vu " o vi aJ o ,,� <z 0Vl to < N plbNa u < h 0 u u Ili y u " ` } ; 'a w a 47. V • S y n r~ r2 OeW 2 O r v J ; J h x C � H Q h b eat J , J a 3 �` .1 U el J h V z° iv : v kI < Old < 0 2 a yi n i id 2 3 g. a a F p • u� Fw a yHOI Lii U M w I. IIoQ sk v �� �N hd�l IIIIIIIIIII I I I • I I I I [ 1 1 1 ! I I I I I <40 i i R o ^ ale • a e n 00 a o ' h ea `2 h 4 oIU a G 0% M 1 1 EV h o C� L y WO m e 2 N Gal 134 ` e0 • • T, b m n h- 3 i • O o y • • • • i j• • • 4 • a. • • • h ` n • • e .44 ` % ly (3i i • CO isi i VZ ? LOG OF TEST PIT 3 F1G•4 I 1 I , to tr c� o z C% o t it o n. ; (4`� Q { �'v t - e d` w q O J , J1CO f- � O. k v t• I. OlN n N M H `Iu k v ufz u Oo ti � • z Ka tv IUA 2 .... p u 3 0 co I; ill -t "a 1•- 2 2 is 0 i 0I J � o of4 z -�CI W �z W 3 g yh Is 04.. 1- < iI S • 4 7. 00 y Cli gWU a WV u ~ W ! I ( I I I I I I I I I I I I I 1 I I l l I l . 1 1 1 I I I ' W— i a�,,� <fD •Q t t^!e • 1 0 C np < 2 m c .ii Y 2 2 t o co w _ • a• z: �h • 2 ♦i. • 4 f0 o I= Vis ro N 111 ./. • {1— . • : • . : . : . .4 . 4 .4 • 6 . . . . . . . . . • . : , , i U. • •y • • • . • . • . : . (� a 1- . z a . .� • • (9, . i . . . . . . . a v . . . . • Cl, . • . . : . U. • • . • • . • : • z ` •ot . : : • a 8 m , • • `� 0_ • • • • . • i:. • • . . • . • . • . I. . • • . • • • • • • . • . • LOG OP TEST PIT 4 FIG.5 • . t k d� f ..u.P. G" 'a '1 N 0 h- P 4 "0. mo• • OI 3 � k lu ^ °Q (.." a4C �1 oa a Ca id I. o 11 J a AlbCuI In O N VI L. a z 4 d A ` <N •. .... a, v N. 3 and M , ..• a a 0 d } 2 h r g .x z 4W W � ' p 4.11 3 Z. } 3N O y v . 0 0 I. M ti 1 C °c c 00 s .1 V o o - Z 0 a g 3 z '" o w U a 4 w W ,. . d Q a Z v z m xZ -�°.1 3 in 4, 0 1' J aa— W a Q. yduo J .4 .4 J Z . H W a 2 0 HOt " N ( -V 1 M * PGA�l I flit I I I I I I 11 1 1 1 I I II I [ I I I I J I I• (a S h o k Wde0 0 •• a e �tr* so 41 o r•i) 0 0 0 .- CI • mr H ua ", ci SO a 4 2 Q C)X 11 _ • 4! ° a% 1 2 • 'v0 Cl. o cZ d L. a v;CO �'h ti �• Ca . 4r62 a IL . • • • H a . • a , al u . • • • to' It! ti N X o O 8 .41 C 1 LOG OF TEST PIT 5 FIG.6 r a a ell O r ' �� o < J2u a< ... $ h 2 N4 2 ). na o CO -N A ri �- p 0 W COa �- G.p k 4 W „`•- <r V (- k q VI, 4 in 4z 0 0 N. D ON.. i `c4/E 2 I. 4 N 3° 3w a N 4 �' a. •p • < Q U H IA d !- a W 40 . o J W l a o � a 7. u N aN } � W ` 1 O « e t d A c u k 2 N 0 • () Z m • a a Q W S i t W id 3 a Q a3 ' WVl , tome .1 J J • . W V S w r • I t t i I t t . ! i i l i i t r i t t i C i 1 1 1 1 1 1 t ' , uk 1»d yI a 5 N o`k 4 �, wa•a o r JN w . n • i- o w o N n a a • w <tA o� =2 h • w aY M o O C)i� c Eli 1.. Ill 2 n% < 2 . gm .. iZ 1 WQ �� • , . 4 . .. c2 N L. a u� .� .m 1.3 c 4 el 4,0 • 044 • • • • • • 44444 ii 0 • • vii . . + g X o • • 0000 • •0 • • I 0000 4 • 4 • , k Cn U. o • • + . so + . • + • • +• . . . + . • : . . . : . • : • i • + Z S + • . . • so . . . + . + . • • . : o , `: 4C 7 . • : . : • + • • . . . • . : • + . . + . . . . • . • + i , v ti 444 ., . + . + + , e . .. • . + J 1 _ . . a + . . .• . • i . . . . + gala so . . . i . . . i 1 i LOG OF TEST PIT 6 FIG•7 j . a . • 9 • r G ° °� _ et O b 4 p • ? � N° m ° = a Z uHN I. F a .Ii 1= u tlJ i ei - ..Z N 3 a toI-� o IA Apo mN: 2 i < u Q Q k . ° t '' C0 ° y d - M W L t- p o r • 3 z v m m e Y 3 3 2 W la J '" 0 O N Q 2 2 O V c0i z d go a N 3 a m VZ "I3 CO to \ W N yaup 4 ^1 .1 .4 W V W r IIoB 1�d ul I�wm�.w10�=I01,U1�1�11�1� Num, --t---r-- 0> A 6.k '4 41 G ° .- o �; a o m m O .- 0 ' !n . . W N GQ 1 V. awn or sa On . O,D ° c2 b m o11 M ct • ("kJ a Eli < z gm a. le + al w 0 +� ♦ a •G °' . . .1. . .T.. . • ..� o I- . . . . • . . • • . • • • t • • • fa _ • . • W 0 . . ..► . N . U O. • . 4 Z . • . • . . . . • . . . . . . • . . • . . . . . . . . • . . . 0 . J • 0 .. • . . . . . • • . 1 1 . . • . . . . . . ! . 4 t • 1 LOG OF TEST PIT 7 F 1 G.6 • Zs k .Y.~ O� a �x `' +�` NI t' o< � .. N I. 2 • Je w� J N �� o� y h N N a N v � 6 I, � vY o 03 p IV N i .i o �' T <u v W r J a r,% u< ; , � 2 J 1A a J 10 N 0 Q C6 2 I 0. h N 2 = ;�j d m o 4 2 c \�9 N O •2 1 w J U • ►- 1 a Di v. m pe u a e W W v i a h 0 'I N 2 u o 41,Na X > 2 a • ii 0 '< c! . 1 W w 4 - w -e 7 -, y V yaup .4 ,a .4 — p W.tlD os 2 0 Iloe IL W M rit• 1MA U� flIIIIIIII• • • ] 1 [ f 1 I J I I .. N C) ♦ h l7¢ h Y h I (, `Naa aC in Nu a° n O U2 c e QN ` U. • Q • a • • \ .� • WQ _ • • � , a. • �'C 4 . . ., mpg" ® 4 . . . . . .�. , •.' • . • . . . . .o. • m C) 1= 3 0 • o . • 'FI• . . .• • •Q• • • • • . • .•A• • • • • •a a. m { a , W • W Y Cl, u. .s '� • . . . • + . . .• . O • 8 _ y LOG OF TEST PIT 8 F'1G.9 ' . i s GRAPHIC LETTER �I " MAJOR DIVISIONS SYMBOL SYMBOL TYPICAL DESCRIPTIONS I y; 'I• WELL•GRADSD GRAVELS,GRAVEL• m1 SAND MIXTURES,LITTLE OR NO • GRAVEL e 44•r FINES nr'i1 ANO • ' ORAVILLY CLEAN GRAVELS A,mm!•�i • SOILS (LITTLE OR NO •t:y..••• POORLY.GRAOEO GRAVELS, FINES( x•••!"' GP GRAVELSAND MIXTURES,LITTLE ' ' j••• ••S OR NO FINES COARSE • GRAINS() RR,,...,i it [OIL[ SILTY GRAVELS,ORAVBL•SAND• GRAVELS WITH FIND UM SILTMIXTURlS ' MORE THAN SO% • • OF COARSE FRAC. (APPRECIABLE TION RETAINED AMOUNT OF FINEST ON No.A SIEVE CLAM GRAVELS,GRAVELSANO• GC CLAY MIXTURES • • i•••,, WELL.GRADIO SANDS,GRAVELLY SAND CLlAN SM10 ••�••�•% SW $ANW,LITTLI OR NO FINER • •••• SANDY (LITTLE OR No •.•••� ' SOILS flNtll +,y7+Ei4 {GGc POORLY•GRADIOSANDS,GRAVEL. i 0�1: • MORE THAN EO% `' JS yI` SP LY SANDS.LITTLE OR NO FINES Of MATERIAL IS ,A .I ' LARGER THAN NO. . 106 SIEVE 512E SILTY SANDS.SANOSILT MORE THAN 50% SANDS WITH FINES EM MIXTURES OF COARSE FRAC. (APPRECIABLE I TION PASSING AMOUNT OP FINEST ' NO./SI�V� �I•" CLAYEYSANOS,SAND-CLAY �/ SC MIXTURE! ' I II INORGANIC SILTS AND VERY FINE• ML SANDS, FLOUR,SILTY OR CLAYEY FINE SANDS OR CLAYEY SILTS WITH SLIGHT PLASTICITY FINET. SILTS //'y INORGANIC CLAYS OF LOW TO LIQUID LIMIT `/ MIDIUM PLASTICITY,GRAVELLY • GRAINED AND CL [OIL[ CLAYS LlSS THAN 50 CLAYS,SANOY CLAYS,SILTY • (�Iup� yG CLAYS,LEAN CLAYS Ipp! 1: ORGANIC SILTS AND ORGANIC (Mp,(IXA;',IEEryI INXryl71 OL SILTY CLAYS OF LOW PLASTICITY (I 1III'1,°i INORGANIC SILTS,MICACSOUS OR 5 I III ''III DIATOMACEOUS PINS BAND OR 1 I1i111{1II MN SILTY SOILS A MORE THAN SO% SILTS . OF MATERIAL IS AND LIQUID LIMIT INORGANIC CLAYS OF HIGH �MALLE�R THAN Ntl. CLAYS GREATER THAN B0 Jfi�+' CH PLASTICITY,FAT CLAYS • 700- SIEVE SIZE • L OHORGANIC CLAYS G TO • HIGH PLASTICITY,ORGANIC SILTS • %6 , • HIGHLY Gnomic SOILS KAT,HUMUS,SLYAM►SOILS WITH HIGH ORGANIC CONTENTS NOTE; DUAL SYMBOLS ARE USED TO INDICATE BORDERLINE SOIL CLASSIFICATIONS i UNIFIED SOIL CLASSIFICATION SYSTEM • FIG. IO , • FIXTURE A: 14 FT. POLE LIGHT (W/HOUSESHIELD) • I � f 1 POU MOUNT • VIRTICAL WALL MOUNT • • • • HORIIONTAL WALL MOUNT AfleyKat® • `ij':t. V+p` • I • 1 -1- • r3N. •! .. EXHIBIT 1 D 10^t / • • -yam . . lamp design with precision optics',it with extremely low veiling glare and A new concept directs the light where it is needed at controlled cut off.This in outdoor lighting: the lowest possible energy cost. oresults In significant 'tom • efficienC energy cost savings 's�` highy Saving energy Our Lighting Ener- �� �� • I - with low wattage! means dollars gySavingSystems ' �`: • You watch your energy bills soar-up "LESS"program y • as much as 40%in a single year, in your pocket! represents our corn- '. ' There's not much you can do about • mitment to helping the cost of energy, Compare the Sylvania AIIeyKat you save money on energy costs. • lighting system performance with that And only our proven energy-efficient But NOW you have a choice where of conventional fixtures,Most con- products earn the"LESS"symbol. your security and area lighting energy ventional fixtures not only fail to fully right buying decision now can costs are concerned. utilize the lumens produced by the Theee you power decision costs for now can • The SylvaniaAlleyKate lighting lamp,they also fail to provide good sacome. system sets a new standard-the first cut off angles and can cause glare • time a fit total optical design money.bl The AlThaieyKato lighting waste is costing system More Light, has been developed around this low- not only delivers high lumens-per- wattage medium-base high-pressure watt output,but puts the light on the Fewer Fixtures. sodium(HP5)source.Result:The surface where it's needed,uniformly, 70-watt AIIeyKat• lighting system The AIIeyKat• lighting system Is the delivers o 75l Mercury of Operating Coat Comparison Ctwt result of computerized design of the conventionalVapor .And 175watt igh-1 ury reflector,refractor and lamp corn- Vapor Ilxture her that high lumen k/.,f bination for optimum performance, output goes where yuu want it to go- /// a`s'�t,a • Because of this Integrated design,the -not of Into the sky,energy, glare ,0.i • . AIIeyKat' lighting system provides high and wasting costly energy, ; it }a*,+j l,.. •,(alla efficiency and controlled light distribu- Why does the AIIeyKat' lighting (.p'.f , ,,2 7 #/$ J lion allowing spacing of up to eight system succeed where other HID fix- times the mounting height with supe- tures fail?Because the AIIeyKat' N",K; I um HH.tar I IZI,i nice rior light uniformity.This means you lighting system incorporates the high- install less fixtures,pay for less power • lumen efficiency of this compact r;K; I taw min 114.4 I __ tma and still have the security that good M� �„ lighting provides. fs,5:b 70W H,S O A i ..n i r00.0rOW 170W H,S•100%I tip„ flld0 `T S.r p.ou.0 n.000.noe U1C I046AWHlrpw • 3 versatile mounting positions. • VERTICAL WALL MOUNT HORIZONTAL WALL MOUNT POLE Provides light in close-in areas For broad area applications where For safety and security of larger areas des designated stairwells forpedestrians nlmovement ve ent are cut-oft and reduced glare away from buildings,such as parking ;i f .r....4. �� �;;P:•,i:ij..-a_'` _� 1 Il;tit'\%� I!' ;,;i..Cam`. .r ,� ri: / �'Jam:/ g .- 110. .•11,1 ,i �• :y*i LL �' s�•4.' 'wt -i-s ? .r! it • l It. 4 rs; .!, �� Id. 5'1 wit}": ,ull�i^51. �.., ``k^N 4741•11u -a I 3 i pIIIINtI@14r@41;i `�� ,; j' ` r�'� N„1l rrt } ti+"j', ..� t i&.:::f}•'i;t ,Itlllllltb, .`' 't.. • I� 4il . 1I • "Ill , / /.'•�» � �. aia� :'ha�lCJS', i1.h�'(1. , ti'.','4:•:':•..lSII ✓ 1 Architectural Series Ht3, Rd, Sa, Ta ♦441, Lighting by Hni x° Bollards FIXTURE B: BOLLARD FIXTURE PO"O1A0PROO EASITNIAS (Mercury Vopor)50, 75, 100 woe situ FASTENERS (High Pneswre Sodium)35,50, 70 wort /"I+'POLYCARCCIAATE PANELS i . ��AMP NOT STIPP= PDNOVAOIE PORCELAIN MEDIUM EAX SCOW r I I POLYCAROONATE PANELS • SPECIFICATION FEATURES r I_ FACIORY HB, RB, 5B constructed of aluminum extr wwNOTwPPUEC ' usion, TB constructed of cast aluminum, all with stainless steel BASE SOCXET lirr ydLat MOLMED MA • tamper resistant fasteners, anchored with four 1/2" VATIAPROOPISOINrG " diameter cadmium plated steel anchor rods. (> SHATTER RESISTANT non-yellowing actylfc panels are VAIIPPROAu OMoc iiaUSING . M removable for easy cleaning. C@anu)CRON ALL ELECTRICAL COMPONENTS shall be UL approved I KMWADLE ACCESS DOOR , I and be on inregral part of the fixture.The fixture will 1,4401PROOF BASE ' bear the listing marls of Underwriters Laboratories. ►wSEO i AXIOM CAR Fixtures suirable for use in wet locations. Sacker will 1 ••,o-ou ■1re LONG PIA RED vows I II be glazed porcelain medium base, nickel-plared ` - ANoaRROosuwufweL ' screw shell with spring loaded center contact. All / WASHER .. ballasts ore regulating with power factor better than e ! usrA min,. �'� . EDAM SUPPLIED 0.90(HPF).Ballasts shall provide t 5%lamp power /sw BASE i regulation and ± 10% Input volrage regulation. ,J i VAticA 4 i r All ballasts are housed in easily removable water- --p,. .o.: • ,—� 'r? ;k �a..;: tight compartments with quick disconnect terminals. p �;': • r"4P aord:a';'I �• poly- 'n,t' n i is. •-,p:' w:�'Ti'A�:„..• t. WEATHERPROOF FINISH CRAFTCOA7 thermoset of a.• ,;¢;e,;_.•.,• ' urethanepowder coat finish aromas against fading, ,sn;. ';qi i."'fi I cAEAur4 � Lc4•; o`' a`tea • peeling,and chipping.Refer to inside front cover for .,:'' ;111 " ' ^"`oo °' 4i r•"•`a� •' `'" edficarion derails, »:+ ',' ol• ears •4".d'°`§" d`A.� sP ° :�• a: q•::q.rk D 6n l� O YEAR . ram sae tr e•,' :•44. o.Q. P L.•"..t LIMITED WARRANTY `' »'q�s a' : ,,. rs.•:dxtid d:If.• Iroisrp,otei • fly. i_ i .1 , 7+ 03 •t �. n..✓" . Y•'••••e any 'i✓ ,{ sk l,t . ° a y•- ry f ,, � y;••- �F . L-, r ,_e. ; 7 , .,,, !� ja • ,a '� '�y.��r` . J� w1 ' .1. r.. '- ..L.p+ ,; . ki 'b i: f;. ;. 1 -y , •, 4;,/,. h .,k%••• in. .H .if: ...Le•. ..,; ."tvr.r tray, •.e Fi:....:: ~ •,!•*.! ., lY .r i, X1�.1 lE.;. _ a''- s.om, • . .. 1 ECvb�-`1 'l..r . , . rM �/'rli.• r: -1 r,;Jis ice i;,•F,.. , / ' • i • I ORDERING GUIDE SERIES HB, RB, 5B, TO Catalog Number '-...) Example SD 42 A T 5 N B E (----N Item # 1 2 3 4 5 6 7 (1)ModeUSedes/Helght (5)Ph t Control HO—Hex l N—No RB—Round •r 24".30':06',42".48" (6)Ballast WattVage SO—Squall J cuy0 • TO—Tradirlanal 36"only A-75 (2)Finish i ' A—Olak C-100(Not available with louvers) H—Oumished Bronze High Pressure Sodium • G—Handrubbed Verde X-35(5-76 Lamp) J—Dark Green V-50(5.68 Lamp) ' (3)Panels H-70(5.62 Lamp) R—Bronze Acrylic fluorescent • T—Clear Polycorbonare F-18 watt(TT6 Lamp) W—Opal Polycarbonore 120V NPF only (4)light Disnibutlon (7)Voltage • 0—Symmetric E-120V HPF 5—Symmetric w/Refractor F-208V HPF • L—Lowered Opda G-240V HPF t. H-277V HPF ' A-120V NPF r H.LO.Odbsts ate designed lot—20'f,starting Iemperotures.Mot.Is 56'stoning. aj • Canton:H.L0.Lumlnakes should be operated on grounded systems only, • / • Photometric Data I' SYMMETRIC DISTRIBUTION(TYPICAL) SYMMETRIC DISTRIBUTION(TYPICAL) • LAMP:100w MERCURY roxl LAMPi 70W H.P.S.DIFFUSE LAMP LUMENS:42C0 LAMP LUMENS 5a00 • PANED CLEAR—LOWER PANED CLEAR—LOUVER MOUNTING HT,a' MOUNTING MA'�. . band tune shows sad lumen uiieMon tin 131 bawd awe MOM Kral lrwniNh0dan tN:l 7 I.oes=■u■.. - Mikartionnonmag,70 7■mRrs•ooR.r■mom. .70 ROO■•••••0/■WII BOO■■■w■■■t■H■ ■■■■■�■INI■■O■■M■■Yl/■, Ilww■�e■■.■e®ss■Rs. WWI awl■u.aaa■IMMI NI sw . r-• es■e�■R■laesw�e.■at■Immr SNOMINIMMINISMINALNIMMINIMIIMMOMM e" 6��s®�u�s• 60 Irma ammo los simmi .: ,.- Ld w..■RwsRM.M.wR�■e.■.r■.� ��= eaimsi■I.�is G Orman, ROOM.w■••�s■v Z~ ��=a�—�e[p.��i� ��■�' . �• A■M.R..s=.,..mb /� -.Imo I�1C,.olio•■o�awwl 4 ■ 'm�-rsM.a�ic■■■s.■ 40 I 4 ■a�■s R�ore�R 40 Ra au•rms=.... . 'M. es■Cnal M.■►vea•IR.�. wwM..a. ■s• err-. ■asm.emm� es'a man im�sse� sl •m11e���me■sef aeaess► J M.a��.M..�rs■.•s.w.s,00 0 oM.•� usR.m..JO lin '6a .■■r .M...mwsw.■Rrwe,20 C 2 Kam•.maa.■a•vro•rM • 2'. ��iocu:' .2 21:vi1essi■►�III .20 .M. •�M.r.■.la...e.■■1wR� .10 f R-..w■ .rM. 1 aw.10 I ■"=�!wmn mw•wiO .i~ A•••.■��►■l�r�r sa •qq■ M.� dM.•aaoee■ellea®aIMIM I •=1, v■r mmR�elem■T.le■1rte_Reaewel a eR ui ie�OOe\eiN.W*•e�CAYlee.0 0 eUINS �OO1111e).e.l■�Ilueea0 a I 0 f 2 4 5 DISTANCE ACn055 1 0 I 2 3 4 DISTANCE ACROSS HOUSE I STREET SIDE RATIO MOUNTING HEIGHT HOUSE I STREET SIDE onoMOUNTING HEIGHT OPAL Oil On0NEE Multhtjisn-S ISOLUX I MOUNTING HEIGHT MULT1PUER FOP,ISOLUX LAMP AND WATTAGE CONVEASION FOR ISOLUX MIG.IIT,IR.F 3' ]' I UM' 75w. sew. 4 Mr6 1V1 I I �. CONVICTION 1.y 4,a MnrlrUth a .A I 1 I r►ctae .r HADCO DIVISION CRAFTUTE, inc o �� P.O,Dolt 190.100 Crohway Unit:town,PA i7325(717)259,7131 . ar _ _ _ . ....- -•. . . • w ~-� Mounts haRont>nY ,t _ `t'� a vowing,/ 770�s}ham i, t ' eyf ♦a ✓ / 't i r' m Had WY. '75,441. .+4,,� ,.'.S'�e +s .r (/ Frosted 9V/rPl.a VI „i,':4 ;t. u Fmun 100W max <<.. + . _ 3621 o'i r r w Dark bronze 3651 ,� ''� ^f;S :t-• ro ` ':: •4nae 3652 3622 • I . ia,.i::, •117..;;F� [^.�:'.. , , �'.r ;`• • �+ ��. , ' Pc4 tsars 3656 3626 r1,. : 1 ' • FIXTURE C: '% ` " � ��• z ^ , r I r••" • •f J- 1 1 GARAGE AND CARPORT• _;•; -;' •. + ';...; - e.+, t +r • ,••Sl+• N f' .'' J r l '4V FLUORESCENT : '; : :S�. t`,.N;�..: <<:_ •r.•r•.,l r,3:+.-� :.'r « l ill,D.UNIT ENT • [:.,• '" , •, .,:� • ' : y , : ; .% : 35 ';,r, -44 ( k � ^t" ..,.. rWalnaxh9aIM• s•�.'! . • G "k,,"ti • v + asL - a • • iJ •, ; "* ;z.„ r7rV :,easog.; e-;:e—Y 3a iDOW max 4W IP cell) 'CY" • a • tR . I 3654 � i 1 ' , t + 3655 4;K o • . I 1.rs a ci b +%;•� '' s :_..,....,..„. .. .....,..,:,. ..:,., ....::„,,:,..., ,,,,. ... . q r • r t 'CTvt .,';^.. • . . ......:•_::....... ... r .. sf . ? ....4,t ! T . � fl �' • : c1 • J cJ:• "- .-. ✓ t .- ,� ;Tw =. 4rL1Vl ti�c�„:;_.- + . ? `�,�, ,r.•, , —• Mounts han.na%y . .._.. ...._ ._ • ••. • - i 4' ........ .I. al wag ow, t...... 4. �, ryt•ti •, ` •,•i, "•, 1 •rI •. ;.4... 'q� 1 r;l a •,•'. ' -- A POW c a'llma. 4W�1P! t. ,'z .. .• i .,;•r, •.:'•:'.7.. ... % • .4... N.�".'.l " un hoot, 483a 4832 r , ,,. • ;�'':-i ';I" ., • 6 .vane 4833 4835 , • ,. •1 i..:, . jiff.: '.'fil••I.\,% . • 1 . • • . -• . I lir ' . • —rWail mounting ay. x Vi.1 _ .•,r • , Yt':,: iI,^! j,• . ` . . .1,.• —:.0.. . Ni..y.ca ?4i;c, j 2!.RV h i._ ♦;;r�,r'"'.,.. r;t `•90W na. 9W M. Sul ,;i" ;"•• ,•s'il�* ,' : .:. 'I'd I + + . 4838 • .+ a n•'11: i:i'syt�i. :'Y�,:�:J "--• .i«.. ..S.w_:'t�.' -�+•.. . fir^ ' riy,.,�. Y t1Me 4839 4841 �� a.: et ;� •+'4-4k: 1 _ ',- r• 3. A;:Iz s. 4 �—" mounung. 1 I citit 2lt r.4 ct yl _.___t �, �-• ' • ti ' ' ' . ' 4348 4847 J i •11, +' ` • MODEL ML429 MODEL ML430 . • PAPil START CI t rntaccrclur FLUORESCENT • • I9WATT • `FIXTURE D: ' • . INTERIOR CARPORT FLUORESCENT tr = .? 4`VT� t `� il . .1tg;".' . :?^ � r • i Diameter: .." .t`;'tr4.-ar,.r.. `� f..}�y. •. �' r •yv `Depth: 29a" •I! ";r .aK.t`ark ��.? tti2• , '� .rwn�.s.�..w�.� , Diameter 9,. `mac*:,:;.�•r...,41h"G �'%r 1 _^ r 1:.........: Depth, s•/.�� �r .fit i The Model ML429 rapid start fluorescent fixture is ORDERING INFORMATION'. • • • ideal for the Interior of rooms on walls or ceilings • .t• •r:,;•; where the instant•on feature is desirable.Applications 7•'•'Catalog•• • 1 for the Model MI.430 include corridors, walkways, watts ua'nP • •NR•e•Number '•• 19 Fcar 1Y ML429.19 • stairwells and patios of hotels,apartments and con. 19 posts `• 1,h ra4aa4o ' • O'i dominiums. , OPTIONS • ' STANDARD FEATURES Description • Suffix sux • 0 Exclusive opal Acrytuff"'diffuser is non•yeliowing Diffuser amberAaytuU• A . and ten times stronger than ordinary acrylic. clear hosted •• ', , Pan • is heavy gauge aluminum finished in black CPI u • • .0 polyurethane for corrosion•free exterior use. txutate 'AI • • ❑ Reflector finished iri a glossy white polyurethane u.Lnsungs damp location -a , • for maximum reflectivity. Wet location •w O Preheat ballast for maximum efficiency and cool- Ballast cold weather •P . est operation in Model ML430. Mews theft-proof .Tr tool • O Rapid start ballast for Instant-on in Model ML429. (orderscarat 0 Stainless steel alien head screws and tool for tam- ACCESSORIESIREPLACEMENT per resistance. cataPARTS camber ❑ Underwriter's Laboratories listed. ID Description Number ENERGY SAVINGS Dilluser • WHEN REPLACING INCANDESCENT ambepal rAcrytut ao•ol.od amberAcrytufb" ap.ol.oi .., K; a..n �r,r.e ititvi, opalpot artwnate 30.01.04 4.P.7 `•P• 'IdA "r qulvalent r.t.,r A»—•.,u'. Taols for thelt•proof screws kttFivarescen4ram `•Inaridacen•;4 ,reAnnual Endr •sal7 Watta e"' P ke 'Walla a • �'ri hDoUai's Saledd bier a4.44.01 ' "989 + t0 �i '�- � l s4rt4 of `. •..,r p.osed 2m2'2iv9 ►".e..c«is .y'L'�r�:'r•V- • thelt proof screws Aliii .. ,,,h, „; driver bit i for theil•praol screws lot theft•prool screws �/"�'�QC � �- I M ORE-IA/A 0 frtdtistrles.irlccrpor tcd f 18 • • MODEL ML768 -, FL►UORESCEN7 a{-_••••r:: , _-''1 . . 1 • 1.v.=:. . .r: J FIXTURE E: PAGODA . - . t %• ' ' : ' • i •• , �y� •.'t�Srz�sw�1: i:S%i ems:. .R • u. 1ijr� i�;Lt• Diameters 0" �t+i 1....4re.404r-1..a.y .A�.,; .k,. Haight: yrr 44.1 This commercial walkway light Is very durable.It pro. ORDERING INFORMATION i vides 360°spread of light illuminating pathways and Catalog foliage simultaneously. It is Ideal for replacing all Watts temp WL !lumbar varieties of low level incandescent garden and a Fleas 4 MI.7e611 walkway lights. OPTIONS - STANDARD FEATURES Description Suffix O Housing is solid cast aluminum finished in black Finish garden green .27 polyurethane, Ballot cold weather •► '4. O Louvers direct light downwards and prevent glare. REPLACEMENT PARTS ❑Lens cylinder is•clear acrylic protecting lamp from catalog damage and allowing maximum light, Description Humber Standard VI" .'female cunduit coupling. Lensp 9 cylinder clearecry% ae•1a•oo 0 Preheat ballast for economical operation. • ENERGY SAVINGS ,, WHEN REPLACING INCANDESCENT '' Equivalent Fluorescent tamp Incandescent Annual Energy t lattage Wattage Dollars Saved' „g.v ;,. •+ S13.14 Used al burning 12 hnlday®10s$IM> .. ;s ..:iI, + lis ill Akk% '''0 ' I MoGV.,AtvE RT ■ . industries,ita.ut w .ted :. . r. weM... 'N IilY✓'ti tuN .,f'Y:...M......N'.-...�.,. � Vr+.. _ - - � mow... .. .. t• t,r •• t i ••a rr , t' .\ l r Y t!, t , • • , { t ..7fi °r, 1 Y r s .s,•r: •v.'-,: d,d ..t^r ,11.'•' .y, fI.. i:. , .,.",..Via-..* :.:1'.• ,t.•.';trI-. • hs - t4 FIXTURE F: �?.�..0:0 r - ,j-": RECESSED , ,''•F�.€k.s •,. t '' :�:=-u w'}r i ,t''' .... •-: :t••1•.r.• STEP LIGHT N i • ,, 3Tert(ILLUSTRATED) , •'- • •• U'r, • S 7ty • • •••F�CpfateDrmensianx5%. m1O% l • • M , ' l r. y •xy t0 .� • - ,,• ,, i•• f •' ' ', -• .,�� ,,. a.,,: t We.dhe,wa C gesketintfoctttes t; nu:motet tee housings witic roar RECESSEIT UNIT' i SURFACEUNR't 3 '�xir^T ofaldieeutatumtmmrctftuc-� Phtlltpshead rt, r.' > r yr. f L.tICceMcand3ecntorlluan�ecnt,-,i 17GACCESSORIF.VYIRETHRt7 t ` -r str a '•1 i r + ;LG• r,models Choicer oL IoUveIe t or.r.sox or castalumimtm whir 4 r Q-' s t 7 Q: , SW.-,.,14t° t a± • ►;:':tempere t prismatic giaa It e� holes.Fits.back.or bottom.:of I,,;,•• _ I '1 1 LLL,.,.,•.,,ff., �` •,:f F:f'y., t.tetruanwws gush m untingin wet; ss,^eonduitwr h Z closure plu,..pLves.,Sep:nate:demist ounce:.recessed housing..Tamed tgsr, .. a. •• -i>< . •., • rorw:-� y"t' '} Tti S . ' ;,'stutaces(eonaetdplash r.etr-)•.t REF)•: • mea,neunt • ••e,iann+, .; i Y>ea___ .ry•d k ,i ti.''„oG ltt•ceedapphttg Myr • - - - ,' 7.73w• afcrssw L }, 2eiYPs ' iitL'. (Mroo4drywall;ete).Re L • • • " kr lg., ,yc 3L '' • f'7. ►',r-IV is epoxy'primed an : •rHakane G- 37F a ^7`'"'I'f, finishedimgfosswhiteename::, .{ i .t-,%,,. :.Feceplates•err.•textured.blade,'LOUVER PANEL.•'w/,GtaL^` • '• ' / 14 *',r•4it . .wit hhnuttedalumimeridnr. o1Otet.uttApart' •Backt�ane, 37G•Z.• `'l �Z dt'' `•i'.Hales.tar IS"Coaduitenhypo-' r _' .(( Y• i ^'t .•l.. +'-�IZ--•,,o t�a'tt , \ vide:himboat ends:haeL-and l • K - 'l•. ' riY a oh.,recessed' • ° F;i Q • • ', • t 4�, mw Ccosurc Plugs'and tosses•tor` L u 7akif l =ti,conduit entf'odes provided ite TENIPEREO:GLIiSS* :..• 37G-4 ,, 37F-C- .' , 3".1 1 i , r4c,e• haustngs CIffltsernanets,' DIFFUSER PANEL, ,, , ` •, l'• , r .,•:,' y,• ere r + S, :"•1 s�� , .\i i 1 „.. ' _ t1 r � ,:1 1 A „N�'l ire. II ler ),,.ti J h. r. v,•, J_ 7• ) .�,k*,.,rVIr tr .•T.r ., ''. _ i 1 y 1 t -2 ,1 •L 1. , 'hc.'i 1:.3;4 . dL• .tC , ^ , �s'�Tr4bi' r!f, t •, s,'^ r �j tf r' , rl: ', r- t,.y Cr, . • I t ,•.r f tL-�µl�,a \}' ..i. ,. (;l 5,,� ti \ .e•:.• r r t:`•,.N uh l....? : �.„w•it Ee+.•., ., �. ..='L�'S•.a0 '1 • f '%{y�tjt L K .^� ; t,y:-. :r [ t t°•`fl• a•h'`'Y t",i 'c,'L'i::+l /�. .,.K,','7n,4ti yet ! , -, ,i \ts+! c .:tit ,t.• 1JY, a• , t ♦ \,•- • _ , t t r_ . 9j • • •; • • • ''•' F>lceptatp Oimensiats:5l e.x IOW' y r r 4 l ' ., • ' ' t• Fl TUR: G: GROUN 1—MOUN ED r f: ,, ,,.,�;r„ •). ` ,1.. . :�; �'`•yy., ' l M I UM:NT WASH : • ., :�.r. ,' �� • ' '.1- • . ..1'.. .• U474.6,:‘,„ ot., littii4...:‘• _ ,:-' . ''''', . :.,*?\"4.1 . .1 -Vr. •-•. • fl:i...,4..r.. . ..L.'''' .1r ' c7,:t... • ,,,• • V•� It ,�.) • \.Y � i' rp, IV;• 1 .. • : � • k �r f . . 1. N . • 1 :�.IG'�' ✓•fi r' , ^ �- ` ,u- i i/•! • .••• .. vs.-e( . la(e.,,, • „• , �' • 7� �.r�S 'ye. ::�t'J lyt • or .. •t / tL .IiC• ..." • M t • ' 1 1• ..,. �- r f 93011 Mercury Vapor ,.1,r.^i um. 93009 Mercury Vapor !or one 100W,mogul base lamp. _I 1 `""`""""'"""" For one 100W,mogul base lamp. :liter slip tits 1'h"pipe. !!' • I .. Fitter slip tits 1'rV pipe, '•' 93012 Same a7 93011 except 111 I n— \ 93010 Same as 93009 except with vial litter lapped for',."conduit L , ,,�•�/��'• "' fitter lapped for'/."conduit. Y •`w 1 ................. t I" t net l.whlMM.Mrn.yrp. 1 t,,. M • I • 1111 ' • le . t a* ��t + r +y. •^' i sue. ...--- --. _ - - =� i IiI 1 ,,, • J 1''YIILI1 I •ice I • w - - _ ------ —�- Mil Fi ON' I I it ii - J `rll. I.rI:I .. I-e I s i , ,` ,- (- . 1 f, f • BEFORE THE PLANNING COMMISSION f '8 OF THE CITY OF LAKE OSWEGO .-� l • 2 __. 3 A REQUEST FOR APPROVAL OF) ODPS 1-89-662 • • 4 A TWO PHASE OVERALL ) (B.C.E. Development) DEVELOPMENT PLAN AND ) FINDINGS, CONCLUSIONS & ORDER 5 SCHEDULE (ODPS) ,FOR THE ) 6 MOUNTAIN PARK AREA BY ) o OTAK, INC., ACTING AS ) 7 AGENT FOR B.C.E. ' 8 DEVELOPMENT ) 9 ' 10 NATURE OF APPLICATION 11 A request by OTAK, Inc: (Don Hanson), acting as agent for B.C.E. 12 Development for approval of a two phase Overall Development Plan 13 and Schedule (ODPS).:to allow the construction of 150 units of •14• multi-family apartments on 8.83 acres and 40,000 sq. ft. of , 15 retail commercial apace on about'2 acres. The site is located in 16' the "Town Center".site•in Mountain Park at .the southeast corner 17 of McNary Parkway and Kerr Parkway intersection (Tax Lots 206, � . 18 238, 247 and a' po tion:of246 ofEMultnomah County Tax Map #4225) . / 1 ),... .y t: •- .. •.. .,.- •. 19 _ ... tr•, , 20 HEARINGS 21 ,The Plannip%,Commissi ,held a public hearing and considered this , 22 application'lat its.meeting of,March 13, ,1989. 23 • - , . ' '.,' .•:. ,.;P - c- . 24 CRITERIA 'AND STANDARDS _ ' 25 Overall'Development'Plan and Schedule (ODPS) : ._.. 26 _ ..•5 .� ':q.a il X.! : . - 27 1'.' Submieeion'Requirements for ODPS Application. [LOC • 49.420(2)1 28 , Z9 Any ODPS application shall include the following: 30 a. vicinity map"• 31 b. Maps an narrative indicating present use of land, ' 32 including all natural and man-made features. A 33 survey is not required. 34 14 PAGE 1 2 IXHISIT , ODPS 1-89-662 b � /•• . .. 1 c. Maps and narrative indicating types and locations . 2 of land uses to be provided including park and open i 3 space sites or other reserved land. 4 d. General layout of streets, utilities and drainage management measures including areas reserved for 5 water improvements. .. 6 e. General layout or siting of public transit, bicycle �, 7 and pedestrian circulation. , 8 f. Maps and/or narrative showing off-site improvements . . 1 9 necessary to serve the proposed development. • 10 g. An overall schedule of phasing and the development 11 to occur in each phase. 12 • ., h. .The City Manager may require additional information 13 related to the particular circumstances of an ODPS. • All maps except vicinity and detail maps shall be 14 at the same scale. 15 ' 16 .2. Criteria for Approval of ODPS request. (LOC 49.430 and .49.615) . .;.�. ; • 17; . • '1.•..The Planning Commission:shall. approve the proposed ODPS 18 only if it finds that the plan and schedule will 19 satisfy. the requirements of LOC 49.615, and, . 20 21 a. The ODPS provides and Wierell general site plan • 22 which'is properly relatedato and preserves natural . features and resources consistent with the 23 provisions of LOC Chapter 48 and this Chapter (49) . • 24 0 : :.;• b,..- The,ODPS provides*for4land vies and, .intensities - ��25 - that e`==erconsiateht..With the''provision of the • 26 Comprehensive Plan, LOC Chapter 48, Chapter (49) , . . and with the planned capacities of public 27 • - facilities: 28 c. The ODPS provides dear guidance for the specific 29 design and coordination of future phases. 30 LOC 49.615: ' ",t 31 . 32 • 33 34 PAGE 2 ODPS 1-89-662 J . (', 1 . 2 d. The burden of proof in all cases is upon the applicant seeking approval. 3 4 e. The City's Comprehensive Plan. 5 f. The applicable statutory and Code requirements and 6 regulations, 7 g. The applicable Development Standards, • 8 h. Any applicable future streets plan or ODPS. 9 10 • CONCLUSION 11 The. Planning Commission makes the following conclusions relative 12 to the,ODPS request: 13 ,:The Planning Commission concludes that the request for ODPS 14 Approval can be made to comply with all applicable criteria 15 b the application of certain conditions hereinafter ' 16 described under "Order" This conclusion is subject to the 17 final action of approval• by the City Council of Lake Oswego • 18 on the Plan Text Amendments recommended by the Planning 19 j, -Commission for approval.. • 21 FINDINGS AND REASONS , 22 . .The Planning Commission incorporates the March 3, 1989 staff 23 1. ... .,t. lrepork„,regarding ODPS 1;89\PA.1-89\ZC 1-89\PUD 1767(Mod. 1-89) 24 as support for,-its decision, supplemented by,the following' • ,. -r The elanningCommission agreed that there could be some 26 V.n, s. J V.• benefit to at least have a right-turn-in driveway to 27 Om site from Kerr Parkway since it could reduce the 28 number of cars which would have to travel through the 29 K4!rr and McNary Rarkway intersection to access the 30 site. The Commisi�ioc ;agreed'that the Development 31 • Review Board upon review on any variance to the Access 32 Standard could establish restrictions on that access, 33 if necessary. However, the Commission agreed that the 34 maximum access should be right-in, right-out only. 4) PACE 3 ODPS 1-89-662 • 2 2. The Commission, upon review of Exhibit 12 (submitted by ; I. 3 the applicant suggesting alternate wording for 4 conditions) , found that staff recommended condition "g" I5 could be modified as recommended by the applicant. The 6 result would he half-street improvements constructed as • 7 necessary to serve the site and any confusion as to 8 timing would be eliminated. 9 3. The Commission agreed that it wad necessary to provide 10 an easement to the City for the existing reservoir on I 11 the site, but that it was not necessary to require an 12 • easement for any future expansion. The reservoir was ' 13 not necessary to serve the applicants property and E .14 there was no criteria requiring the request for an 15 easement. The Commission believed that other options 16 existed for the City-to obtain an expanded easement , 17 'if it were needed. • • 19 ORDER .'� . . ` • a trmb;7 . ( 9 20 IT IS ORDERED BY THE PLANNING COMMISSION of the City of Lake 21 Oswego that: 22 1. ODPS 1-89 id APPROVED subject to compliance with 'the 23 i.. _: _'� conditions'of approval set''forth in Subsection 2 of this 24 s o Cider. - This 'conclus on id8sUb ject to'final action of 25 4 approval `byi the"CityCouncil of 'Lake Oswego on the Plan 26 yText and Map Amendments recommended by the Planning 27 Commission for apprva ol. .I , 4. 28 2. The conditions for ODPS 1;89 are as follows. kt 29 a. An access shall 'be allowed with a maximum of right-in t 30 and right-out f'rom.the subject property to Kerr 4 31 Parkway if the'appli'cant provides evidence to the 't 32 City that an access drive is saf e, meets the Access 33 Standard and LOC 48.530, and meets the criteria for a 34 variance. PAGE 4 ODPS 1-89-862 i , ... 9r .r d C r I. 1 . • ' rA , C 1 2 b. All access driveways shall comply with the vision 3 clearance requirements of LOC 40.530.• 4 c. Traffic signals on Kerr at McNary and Jefferson shall 5 be installed with the first phase of construction. "''' 6 Property owners (Town Center site and Gables ( 7 apartments) shall share in the costs of the 8 signalization based on their affect on the 9 intersection. • . 10 d. Final tree preservation plans shall be submitted with 11 any application for development' review. • 12 e. . Final drainage-calculations shall be submitted with 13 any application for development review. A � •'14 f. Walkways providing off-site connections to transit 15 and to crossing the Mt. Park pathway system shall be •16 • ••'' ' illustrated on the finals ODPS Map. 17 g. Half-street improvements shall be provided on Kerr 18 _i Pa kway,,in,,;aseociatio ...4th thcis development,., 19 h. An easement shall be provided to the City for. the I 20 existing water reservoir on the site. 21 ,,. .... , • ., 1.7• ' i 22 i . • ....... Y. wtF M• . • ! , III ct'r• ..Syi�...,..:••::.. .. . .. ,.... . ._._.. .. ».... . . 24 26 27 • 28 ' . • 1 29 �' 30 ' 31 n 32 33 34 • PAGE 5 ODDS 1-89-662 • ` e . 1 i 2 I CERTIFY THAT THIS ORDER was presented to and APPROVED by , . . 3 the Planning Commission of the City of Lake Oswego. 4 ' 5 DATED this. 10th day of April , 1989. 6 . 7 . ' 8 r 9 Adrienne Brockman, Chair Planning Commission 10 , , • 11 . , 1 13 Secretary c',/ ' . 14 . 15 ATTEST: 16 Substantive Decision Approving this Application at the Meeting of 17 March.13, 1989. 18 AYES=,.. '''' Finhigari',t Deticy '.Oldham,l'Rohrer, and Hernish. 19 •• NoESil. ' None. •'' , . . . - ' • 20 ABSTAIN: None.' ' 21 ABSENT: Brockman and Carroll. 22 23 Vote at the Meeting of April 10, 1989 Approving these Findings as ' 24 Accurately Reflecting the Decision of the Planning Commission. 25 AYES: Finnigan, Oldham. Rohrer and Harnish. 26 NOES: None. • 27 ABSTAIN: Brockman. 28 ABSENT: Carroll and DeLacy. 29 • 4 30 `.. 31 32 . • 33 34 PAGE 6r ODPS 1-89-662 . • , s BEFORE THE PLANNING COMMISSION OF THE CITY OF LAKE OSWEGO 1 • �i 2 .. 3 A REQUEST FOR APPROVAL OF) PA 1-89-663 4 AN AMENDMENT TO THE TEXT ) (B.C.E. Development) OF THE COMPREHENSIVE PLAN) FINDINGS, CONCLUSIONS & ORDER 5 TO CHANGE THE SPECIFIC ) 6 P • OLICY CENTER THE SITE BY ) 7 OTAK, INC., ACTING AS ) 1 8 AGENT FOR B.C.E. ' ) DEVELOPMENT ) 9 10 NATURE OF APPLICATION 11 A request by OTAK, Inc. (Don Hanson), acting as agent for B.C.E. 12 Development for ap proval pproval of an amendment to the text of the 14 Comprehensive Plan to change the specific policy language of the • I Town Center site, (Commercial Land Use Policy Element, page 118) 15 to increase allowed residential units from 450 to 492 and to 16 decrease an allowed total of 200,000 sq. ft. of retail and office 17 commercial space to a total of 40,000 sq. ft. of retail 18 commercial spate. Language to allow up to 3.55 acres for church 19 parking is proposed to be added. The site is located in the • 20 "Town Center" site in Mountain Park at the southeast corner of 21 r Nary Parkway and Kerr Parkway intersection (Tax Lots 206, 238, 22 247 and a portion of 246 of Multnomah County Tax Map #4225) . 23 24 . HEARINGS ' 25 The Planning Commission held a public hearing and considered this 26 27 application at its meeting of March 13, 1989. • 28 CRITERIA AND STANDARDS ' 29 Comprehensive Plan 'react Amendments (LOC 56.155) : 30' n, 31 a. Conclude that the amnendment conforms to, or better 32 implements the Plan policies for the Mountain Park area 33 and the particular Uses involved. 34 R _ PAGE 1 PA 1-89-663 V EXHIBIT bR16-5i • .,.._•ate. • • 1 ' 2 b. Conclude that the amendment is consistent with r�,, 3 applicable.statewide planning goals or regional plan policies. . 4 5 c. Determine that public facilities have capacity and are available to serve the proposed change, or are 6 programmed to be available. Particular attention shall be given to the impacts on existing and projected 7 traffic plows and access based on street capacity and 8 . site distance. ! 9 d. Evaluate the physical constraints within the site to 10 determine if uses consistent with the Plan designation i 11 can physically be accommodated on the site. I " 12 CONCLUSION 13 The Planning Commission makes the following conclusions relative 14 to the Plan Text Amendments requested: 15 The Planning Commission Concludes that the request for Plan • 16 Text Amendments complies with all of the applicable criteria 17 and recommends approval to the City Council of Lake Oswego. • 18 '19 ' FINDINGS AND REASONS 20 The Planning Commission incorporates the March 3, 1989 staff - 21 report regarding File No. ODPS 1-89\PA 1-89\ZC 1-89\PUD 1-67(Mod. 22 1-89) as support for its decision,. supplemented by the following: 23 1. The Planning Commission agreed that there could be some 24 benefit to at least have a right-turn-in driveway to 25 the site from Kerr Parkway since it could reduce the 26 number of cars which would have to travel through the 27 Kerr and McNary Parkway intersection to access the 28 site. The Commission agreed that the Development 29 Review Board upon Li.tiew on any variance to the Access 30 Standard could esilabJish restrictions on that access, 31 if necessary. 32 33 34 PAGE 2 " • PA 1-89-663 4 e11 a 3 3 ORDER , :I ORDER 4 IT IS ORDERED BY THE PLANNING COMMISSION of the City of Lake 5 Oswego thats 6 1. The Planning Commission recommends that PA 1-89 be approved by the City Council and that the Comprehensive b � ' 8 Plan be amended in the manner set forth in Subsection 2 of ' 9 this order. 10 11 2. Amend the Specific Commercial District Policy for the • 12 Mountain Park Commercial areas, Town Center site to read • 13 as follows: 14 "VII-A. Town Center Site 15 16 1. The 32-acre Town Center site is designed .for a mix of high-density (D), residential, and retail commercial . . 17 uses. The following maximum intensities will apply: 18 a. Up to 492 residential dwelling units. 19 20 b. Up to a total of 40,000 sq. ft. of retail commercial space. 21 22 2. ' Pedestrian access to the site should be provided for • 'to encourage walking for adjacent residential areas. • 23 • 24 3. Development will pay a pro-rated share of the cOsts of improving Kerr Parkway and providing traffic • . 25 signalization which may be required because of Town 26 Center generated traffic. 27 4. A maximum of 3.55 acres will be allowed for church • 28 parking. 29 30 '. 31 . 32 33 34 • 1, PAGE 3 , PA 1-89-663 f t i 1' 2 I CERTIFY THAT THIS ORDER was presented to' and APPROVED by ( . 3 the Planning Commission of the City of Lake Oswego. 4 5 DATED this 10th day of April 1989. 6 , 7 8 ., ' 9 Adrienne Brockman, Chair 10 Planning Commission ' 11 ` • _ 12 /1•�( , ..•. 1`_• ',:;. 1 - . 13 Secretary 14 15 ATTEST: 16 Substantive Decision Approving this Application at the Meeting of 17 March 13, 1989. 18 •19 , AYES: Finnigan, DeLacy, Oldham, Rohrer, and Harnish.. ' 20 NOES: None. 21 ABSTAIN: None. , 22 ABSENT: Brockman and Carroll. - • 23 Vote at the Meeting of April 101 1989 Approving these Findings as 24 Accurately Reflecting the Decision of the Planning Commission. 25 26 AYES: Finnigan, Oldham, Rohrer and Harnish. • 27 NOES: None. 0' 28 ABSTAIN: Brockman. 29 ABSENT: Carroll and DeLacy. 30 31 , 32 33 • 34 PAGE 4 . PA 1-89-663 �. . BEFORE THE PLANNING COMMISSION OF THE CITY OF LAKE OSWEGO 2 3 A REQUEST FOR APPROVAL OF) ZC 1-89-664 4 A CHANGE TO THE TEXT OF ) (B.C.E. Development) THE ZONING CODE FOR THE ) FINDINGS, CONCLUSIONS & ORDER 5 TOWN CENTER SITE BY 6 OTAK, INC., ACTING AS ) AGENT 7 DEVELOPMEE�.C.E. 8 9 NATURE OF APPLICATION 10 A request by OTAK, Inc. (Don Hanson) , acting as agent for B.C.E. 11 Development for approval of a change to the text of the Zoning 12 Code to reflect the changes proposed to the text of the 13 Comprehensive Plan. The Plan language for the Town Center site 14 is incorporated within LOC 48.315(6) of the Zoning Code. The 15 ,site is located in the "Town Center" site in Mountain. Park at the 16 southeast corner of McNary Parkway and Kerr Parkway intersection 17 (Tax Lots 206, 238, 247 and a portion of 246 of Multnomah County , 18 Tax Map #4225). '19 20 HEARINGS 21 The Planning Commission held a public hearing and considered this 22 application at its meeting of March 13, 1989. 23 24 CRITERIA AND STANDARDS 25 Zoning Code Text Amendments (LOC 48.750 and LOC 48.815) : 26 a. Amendments to the text may be initiated by uny 27 interested person. 28 b. The application for an amendment to the text shall { 29 contain at least the following information: 30 1. A statement of t et proposed additions and/or 31 deletions from the Code text. 32 2. A map of the area, or areas, affected by the 33 change, if any. 34 PAGE 1 2 BXNI�IT... zc 1-89-664 �7 J • w . 1 2 3'. A statement of the reasons for the request. 3 4. Explanation of how the proposed change complies 4 with the Comprehensive Plan and an 5 statewide planning goals. y applicable 6 I 5. A statement of the effect of the proposed change. c• The burden of proof• in all cases is upon the applicant 8 seeking approval. 9 d. application For any 10 oraacatne to be approved, it shall first be proposal conforms to: 12 11 1. The City's Comprehensive Plan, and, t { 13 2. The applicable statutory and Code requirement • regulations including, ... for a zone text s and 14 amendment that the amendment is consistent with the ' 15 Comprehensive Plan and any applicable statewide 16 planning goals. 17 , CONCLUSION 18 Theylanning Commission makes the following conclusions relative 19 is the Zoning Code Text changes requested: 20 The Planning Commission concludes that the request for 21 changes to the'Zoning Code Text complies with all of the 22 applicable criteria and recommends approval 23 Council of Lake Oswego. to the City 24 25 FINDINGS _ REASONS ---- 26 The Planning Commission incorporates the March 3, 1989 staff 27 report regarding File No. ODPs 1-89\PA 1-89`ZC 1-89'\PUD - 28 1-89) as support1 67(Mod. 29 for its decisiorn, supplemented by the following: 1. The Planning Commission agreed that there could be some 30 benefit to at leapt 31 have a right-turn-,in driveway to the site from Kerr Parkway Since it cbuld reduce the 32 number of cars which would have to travel through the 33 Kerr and McNary Parkway intersection to access the site. The Commission agreed that the Development ' PAGE 2 ZC 1-89-664 i 1 I 1 2 • Review Board upon review on any variance to the Access 3 Standard could establish restrictions on that access, 4 if necessary. 5 6 ORDER IT IS ORDERED BY THE PLANNING COMMISSION of the City of Lake 8 Oswego that: 9 1. The Planning Commission recommends that ZC 1-89 be 10 approved by the City Council and that the Zoning Code be 11 amended in the manner set forth in Subsection 2 of this " 12 order. 13 • 14 2, Amend LOC 48.315(6) to read as• follows: 15 "6. Mountain Park Town Center Site - a maximum of 40,000 16 eq. ft. of retail, and service use building area are 17 allowed on the 32-acre site for the uses. The , building height limitation is 45 ft. and lot • 18 coverage is 50%. There are no flcor area ratio 19 (FAR) requirements. The uses allo.;ed are those allowed in the NC zone plus the following: - 20 'adjustments and collection agencies; advertising 21 agencies (including commercial artists); credit agencies; duplicating, addressing, blueprinting, 22 photocopying, mailing and stenographic services; 23 employment agencies; office equipment rental and repair, equipment service and repair places 24 (appliance, small engine); services to building 25 (cleaning, exterminating); finar,...,dl and banking (no more than 3,500 sq. ft.); regional offices, 26 corporate headquarters; offices of all types of 27 service and membership organizations. A maximum of 492 units of multiple dwellings are permitted at a 28 • density equal to that allowed in the R-0 zone. A 29 maximum of 3.55 acres on the site will be allowed for church parking facilities. The requirements of 30 the R-0 zone apply..to the residential use." 31 ° 32 33 34 . PAGE 3 ZC 1-89-664 ' 1 "'N 0 2 I CERTIFY THAT THIS ORDER was presented tc, and APPROVED by 3 the Planning Commission of the City of Lake Oswego. , 4 5 DATED this 10th Slay of April , 1989. . 6 7 . 8 9 Adrienne Brockman, Chair Planning Commission 10 .. 12 f!/6ijl r} '/l>{ `'�'./!y>;;.,.'.,i:,! -- •.. . } 13 Secretary +r d• i . ' 14 • 15 ATTEST: 16 Substantive Decision Approving this Application at the Meeting of 17 March 13, 1989. • �9 . AYES: Finnigan, DeLacy, Oldham, Rohrer, and Harnish. NOES: None. 20 ABSTAIN: None. 21 ABSENT: Brockman and Carroll. 22 23 Vote at the Meeting of April 10 1989 Approving these Findings 1 24 as Accurately Reflecting the Decision of the Planning Commission. • 25 AYES: Finnigan, Oldham, Rohrer and Harnish. 26 NOES: None. 27 ABSTAIN: Brockman. 4 28 ADOENT Carroll and DeLacy. ` 29 r . ' . 30 .. . : . 31 32 33 34 • ' PAGE 4 -" ZC 1-89-664 ,r r " . .....,' 0 ri PORTLAND PUBLIC SCHOOLuG 2 5 1`'°y . iA ' s - 501 North Dixon Street/Portland,Oregon 9722- �ff Phone: 15U31249-2GU(I -I�. �1uiling Address: P.CI.&tx 3107/9-20S-310' Ihmda n,%Ivtatn1 I.liut,“I1.put)Sup:no:nl o ' OFFICE Of THE SL'PER(NTENUENT ,�____ August 22,1989 AUG 2 5 law • David Bantz OTAK Incorporated P.O. Box 1379 • Lake Oswego, Oregon 97035 Dear Mr. Bantz: In response to your inquiry regarding the Portland School • District's ability to accommodate additional students in the Mountain Park area, I am pleased to assure you that we will continue to provide high quality educational services at reasonably •• convenient sites to all of our students. As you are aware, in recent years, southwest Portland has ` witnessed phenomenal growth from new development. This growth has resulted in over-crowding at Stephenson Elementary School . and at some of the other elementary schools within the Wilson High School attendance area. We are responding to the enrollment pressure by re-opening the original Markham building as an elementary school in the fall of 1990. Elementary boundary lines will be re-drawn to achieve an appropriate distribution of students among schools. The addition of an elementary school in southwest , Portland should provide us with sufficient capacity to absorb the students emanating from new housing for the next several years. • The Markham site on Capitol Highway is not currently in use as a school. Markham Middle School is operating in the former Jackson High School building and has sufficient space to accommodate additional students in Grades 6-8 for the foreseeable future. Our enrollment estimates suggest that Wilson High School can serve extra students in Grades 9-12 during the next few years. By the mid-1990s, adjustments may need to be made at Wilson, , 4 IXHINIT 1 I � David Banta `t August 22, 1989 Page 2 In conclusion,we believe that responsible new housing development is healthy for our district and we welcome new students. However, in planning for growth, it is important for us to retain the flexibility to change student assignments as we amend boundaries and, if necessary, re-open schools or construct new schools. Although we cannot guarantee families assignment to a particular school, we will continue to offer an excellent educational program to all students at a reasonable distance from their homes. Sincerely, onald D. McElroy Executive Deputy Superintendent cc: Hamid Pishvaid, Department of Public Works &Development Services ` „• • w • �?a r 1 n • AGENDA . CITY OF LAKE OSWEGO DEVELOPMENT REVIEW BOARD City Council Chambers, 380 "A" Avenue Monday, October 16, 1989 • " .4 7:30 , a I. CALL TO ORDER II. ROLL CALL ' , III. APPROVAL OF MINUTES IV. PETITIONS AND COMMUNICATIONS u V, PUBLIC HEARINGS DR 10-89/PD 14-89, a request by Dominion Development for approval to develop 360 multi-family apartments. The site is located at the north side of Kruse Way, west of Carman Drive, within Westlake (Tax Lot 100 (portion] of Tax Map 2 1E 6) . r Continued from September 18, 1989. DR 15-89, a request by Lake Baptist Church for approval of I Phase I of the new church facility (worship and educational structure for 750 persons and parking for 199 cars) . The site is located at the northwest intersection of Carman Drive and Kruse Way (Tax Lot 900 of Tax Map 2 1E 6 and a portion of 'Pax Lot 980 of Tax Map 2 lE 5C) . Continued from September 18, 1989. Continued from October 2, 1989. DR 19-89, a request by Scott and Dru Schroeter for approval to construct a 24' x 21' detached garage (accessory structure_) 24 feet inside the Greenway Management Overlay's Compatibility Review Boundary; also, approval of a Class 2 variance to the • du,' 25' setback required for non-water related structures within the Greenway Management Overlay. The site is located west or • Old River Road, north of Marylhurst Campus (14150 Goodall Road] (Tax Lot 3100 of Tax Map 2 lE 11CD) . DR 20-89, a request by Lake Oswego School District 7J for approval to install two additional portable classrooms (for n total of 6) at the Uplands Elementary School. The site is located at 2055 SW Wembley Park (Tax Lots 300 and 600 of Tax Map 2 lE 5) , i DUE TO THE LENGTH OF THIS AGENDA, THE FOLLOWING ITEMS WILL BE CONTINUED TO A DATE CERTAIN, THE BOARD MAY ALSO CONTINUE ANY ITEMS ._ LISTED ABOVE WHICH REMAIN UNFINISHED. • VAR 26-89. a request by Edward E. Misa for approval of a 5' ,.;,y' Class II Variance to the required 10' rear yard setback in the �. Village on the Lake subidivision to construct a 12' x 15' deck. The property is located on the south side of the , r , intersection of Village Park Court and Village Drive (Tax Lot 8300 of Tax Map 2 lE 9BD). , VAR 33-89(a-b), a request by Olson Group Architects (applicant) for approval of a Class II variance in order to r • " reduce the required lake yard setback from 25' to 16' , and a Class I variance to reduce the required 5' side yard to 4.5 feet for the purpose of constructing a dining room and kitchen addition. The site is located at 1447 Lake Front Road (TaxMap 1000 [Lot 31 - Oswego Lake Villas) of Tax Map 2 lE 10CA) . SD 36-89/SD 48-89/SD 49-89/VAR 28-89, a request by Douglas and Margaret Fenstermaker, John and Sharon Edwards, David and Katherine Brady, and John and Diane Sherlock for approval of the creation of two parcels from an 18,438 sq. ft. lot; creation of two parcels from a 27,892 sq. ft. lot; a lot line adjustment between two of the newly created parcels; and a 7 4' •, foot Class 2 variance to the minimum required lot depth of 100 feet required in an R-7.5 residential zone. The site is located at the southwest corner of the intersection of Haven Street and Lake Haven Drive (Tax Lots 3000, 3001, 5301 and 5300 of Tax Map 2 lE 17BC). DR 18-89, a request by James E. Brisbee for approval of a 10'x 30' addition to an existing building to provide two additional offices. The site is located at 5600 Rosewood Street (Tax Lot 300 of Tax Map 2 lE 18BD) . VI. GENERAL PLANNING Review of Sign Code for Kruse Way VII. OTHER BUSINESS - Findings, Conclusions and Order DR 16-89/PD 17-89/SD 38-89/VAR 31-89 - OTAK (150 apts. ) PD 5-89 - Heritage Development Co. PD 12-89/VAR 16-89(a-b) - Mohsen Nouri VIII. ADJOURNMENT ' The Lak e Oswego Development Review Board welcv.nes your interest in these agenda items. Feel free to come and go as you please. DRB Members: Staff: Robert D. Greaves Chair Robert Galante, Acting Director, .E. Daniel Ingrim, Vice-Chair Planning and Development James A. Miller Hamid Pishvaie, Dev, Review Planner Robert H. Foster Lynn Bailey, Associate Planner Elaine Sybrowsky Jane Heisler, Associate Planner ' ' Harry H. Starr Michael R. Wheeler, Associate Plannr'r Ginger Remy Sandra Korbelik, Senior Planner Cindy Phillips, Deputy City Attornt_;' Barbara Anderson, Secretary V, • • STAFF REPORT , CITY OF LAKE OSWEGO LAND DEVELOPMENT SERVICES DIVISION APPLICANT: FILE NO. : • Dominion Development DR 10-89/PD 14-89 PROPERTY OWNER: STAFF: .. • Corporation of the Robert Galante President of the Church of Jesus Christ of Latter Day DATE OF SUPPLEMENTAL REPORT: Saints • October 6, 1989 LEGAL DESCRIPTION: DATE OF HEARING: Tax Lot 100 of Tax Map 2 lE 6 Index October 16•, 1989 LOCATION: NEIGHBORHOOD ASSOCIATION: • North of Parkview Drive, Westlake south of Melroet, east of •Westlake Drive and west of ZONING DESIGNATION: Carman Drivr R-5 COMP, PLAN DESIGNATION: R-5 ,` I. , APPLICANT'S REQUEST The applicant is requesting approval of a 360 multi- t { • family apartment project with accessary recreation facilities. II. SUPPLEMENTARY FINDINGS • This supplementary report responds to a transportation analysis, wetland mitigation report and mitigation plans submitted by the applicant on September 21, 1989. The additional evidence is addressed as follows: DR 10-89/PD 14-89 Page 1 of 5 ♦ay.; r �7 r. A. Transportation Analysis: The transportation analysis (Exhibit 37) provides `"% If a current analysis of existing traffic conditions to update the reports submitted to support the approved Westlake P.U.D. and ODPS. The report is , ,. not necessary to comply with applicable criteria since the transportation related issues were • reviewed and approved by the Planning Commission. The Development Review Board's responsibility is to insure implementation of those previously approved plans and conditions, and to insure "` � ' .,. connection (driveway location and design) to the street system which complies with the City's Development Standards. However, the report does confirm the recommendations previously made, It should be noted that the concern expressed in . the report about the existing intersection of Kruse Way and Westlake Drive has been reviewed by the City Traffic Engineer and been found to comply with exceptions allowed by MUTCD (Manual on Uniform Traffic ^ontroi Devices - 1986) . B. Wetland Mitigation Plans: The applicant's wetland mitigation report and " plans satisfy the City's Wetland and Drainage •Standard; and do not conflict with the Comprehensive Plan Policies for wetlands. The Board should note; however, that the mitigation plan does not continue the same character of wetland enhancement as previously approved along 1 + the west property line of PD 6-89 to the north. The applicants plans are sufficient in area and design to address storm water and water quality issues for the site, Reconfiguration to provide a wider border along the west property line would require substantial redesign for the site. While ", . there is no specific criteria which would require that redesign the Board has the authority under LOC 49.620 to require modification in plans to a , further implement wetland plan policies or the requirements of the wetland standard. III. CONCLUSION The applicant can be made to comply with the applicable criteria by the application of certain conditions. `4. , DR 10-89/PD 14-89 _ Page 2 of 5 • • IV. RECOMMENDATION • Approval with the following conditions: 1. Building elevations shall be revised to include windows on the end elevations. 2. The wall mounted lighting shall be eliminated, or revised, to be more residential in character. Final lighting plans minimizing glare shall be • provided for the review and approval of staff. try 3. Final lighting plans for Parkview Drive designed to City standards shall be submitted for the r review and approval of the City Engineer. 4. The final landscape plan shall be modified to 4 Ii illustrate additional larger conifer trees. Final plans illustrating plant materials '." . compatible with the proposed detention facility shall be provided for the review and approval of staff. 5. An irrigation plan shall be provided for the review and approval of staff. 6. Final signage and monument plans conforming to City Code requirements shall be submitted for the review and approval of staff. The monuments shall comply with the vision clearance ! requirements of LOC 48.530. 7. Final street and utility plans shall be based on <' a final soils report submitted for the review and approval of the City Engineer. 8. A final drainage plan illustrating pollution control catch basins, adequate easements and a detention basin for 48,200 cubic feet shall be submitted for the review and approval of the ., City Engineer. 9. Final utility plans minimizing easements between * • buildings, providing a 12' waterline in Parkview (to Carman) and illustrating the intersection design at Parkview and Carman shall be provided for the review and approval of the City Engineer. l0. Right-of-way shall be dedicated, as necessary to � . insure a 50' width for the planned 28' street (Parkview) . A 5' walkway shall be constructed within that right-of-way across the applicant's frontage. DR 10-89/PD 14-85 Page 3 of 5 a r• 1, + "..,s,\ '.., % -.'•::.. 11. An erosion control plan shall be submitted for , the review and approval of staff. ei. 12. The applicant shall submit a tree survey for the Parkview/Carman/Fosberg intersection area, The intersection shall be designed to minimize damage to existing trees. 13. The applicant shall provide final wetland mitigation plans, after review by the Division ;.e' of State Lands, for a wetland corridor and basin with minimized side slopes, adequate habitat and � vegetation to preserve the wetland values defined by the wetland standard. The Final r• Plans shall be submitted for the review and approval of staff. The following conditions shall be satisfied prior to the issuance of occupancy permits. 14. Easements for public utilities shall be provided to the satisfaction of the City Engineer prior to final occupancy. 15. Aisles within parking areas shall be dedicated ;f; as fire lanes. EXHIBITS o- 1. Tax Map 2. Vicinity Map 3. Applicant's Written Submission 4. Record of Survey 5. Topographic Survey 6. Pointe South Title Page 7. Surrounding Area Map4, 8. Site Analysis 9. Grading Plan 10, Utility Plan 11, Conceptual Landscape Plan ,! 12. Planting Plan* 13. Elevations with Carp its and Garages 14. Elevations (Sheet A .3) 15. Elevations (Sheet A .4) 16. Elevations (Sheet A .5) ,',..4 17. Elevations (Sheet A .6) 18. Elevations (Sheet A .7) 19. Elevations (Sheet A .8) %' 20. Elevations (Sheet A .9) �'' • 21. Recreation Building Elevations DR 10-89/Pb 14-89 Page 4 of 5 `" , �' + 22. Floor Plans (7 pp.) % 23. Carport Details (2 pp.) 24. Fence and Entry Monument Detail 25. Trash Enclosure 26. Mailbox Enclosure 27. Sphere-Lite Lighting and Photometrics (4 pp.) 28. TWL Wall-Mount Laminator and Photometrics (2 pp. ) 29. Light and Standard Detail 30. Soils Report ' 31. Letter from Ely Shemesh 32. ODPS Land Use Map 33. ODPS Open Space Map 34. ODPS Circulation Map 35. ODPS Storm Drainage Map 36. ODPS Sanitary Sewer Map 36. Color and Materials Board 37. Traffic Analysis 38. Wetland Mitigation Report 39. Wetland Mitigation Plan * Not reproduced on 8 1/2 x 11 . q. yr, pc • Al Cd • , , i '1 4 ri i A Ask, �♦'. DR 10-89!'PD 14-89 Page 5 of 5 J ,,, 4. '4i ', • ., aryl - ♦ Ij..i 'H''. • • ", ''� '.; n '' 1 f TRANSPORTATION ANALYSIS FOR POINTS SOUTH APARTMENTS Westlake P.U.D. ' ;.r Lake Oswego, Oregon {. 1 11 r >.•' 19, 1989 'i September k1 t y,� Prepared for Dominion Development, Inc. 5911 Orchard Street W. Tacoma, WA 98467 Prepared by • Mackenzie Engineering Incorporated P. 0. Box 69039 • Portland, Oregon 97201-0039 (503) 224-9560 r, M10505 4 /�� EXHIBIT ,q 07 Y ta.'`'i 04' - �40 G,LPP' A►LI 84/PO 14 ,, 1 T 5 '. Y ' 1 4.. • !u:j, A. Y��';. TABLE OF CONTENTS I. INTRODUCTION •Vicinity Map •Slte Plan II. EXISTING CONDITIONS °'4;7. III. TRIP GENERATION .+ IV. TRIP DISTRIBUTION AND ASSIGNMENT t ° i ; V. SIGNAL WARRANT ANALYSIS ' ; VI. INTERSECTION CAPACITY ANALYSIS •Y. M0qy fit, 1i 1,. VI I. CONCLUSIONS AND RECOMMENDATIONS ; VIII. APPENDIX y Jt t ''. 'r 4 r1' k: 1 • P 1. ' J 1 t r W 1,l X +1 s n J JT ' • rx5 t1 uy I. INTRODUCTION The proposed Pointe South development will consist of 360 units, in two- and • three-story apartment buildings within the Westlake P.U.D. (Planned Unit Development). Several traffic studies have been accomplished in the immediate area for a variety of projects. Specifically, a traffic report was accomplished L for the Westlake P.U.D. by Carl Buttke in May 1979 and revised in September 1984. This report will provide a current analysis of existing traffic conditions and potential impacts associated with the proposed Pointe South project, including capacities, level of service, and recommendations for transportation improvements, if required. The subject project is located on 20.93 acres of vacant land, north of Kruse Way '"' between'the Westlake Meadows Apartments (west) and the future Lake Baptist Church (east). The north boundary of the site is the future extension of Parkvitew Drive. A vicinity map is provided in Figures 1 and 2. Figure 3 presents the proposed site plan for the Pointe South project. • v .t' • • • Y f ' t • lfr it T t . I.• . •2 ; i3 � 1 • AO. tilt eZa. APITO. 4..4" 4 yt M / x F I O _I .UpOi CT.O�!ST ' U•• TI. ST f 1 .COc.hw i "�l7 •.• •k r- -1 = sWl A.NA.' .4 i - 1 C • • I' r,,"Yc.. _ - �` > ` r 7 y ` r [[1S[R �. 1 3 f„-ISW ._r'STEPHENSON y, a1 ] IAIIAYi 7' I. Z 1 ,I ' •: :,• CT....��__�� R• Y•iw uE �p� FFyyk R. Y' ..,„ F.S 1 IO.ST ,,?,, .� �,? � , ' • ' ... `A, NUE •`1Fi�•.T. ill sr* - e[CR"IOW F~Of E ', .. .I..n:••',!. 1W*. .. ®ig.l II SOU1'11VI 4 rfOR ANT N, '$ - T+ii[111 , fW G CW4t .sy l` /`�f•` '� Y4,, x J.,sw , ,. . i sT �� of ELa_[ • • •..?t'•� rl( �9 I i` •'• %. .T .•p � 2 ys 4• p L �,41 rr ` yr' `EM 71 awn ! ,. P . , 9 MULE C• F�'' t ^1 •ti •1;: ' jt 1 I ag0 i= I ':; • a 'S `lr CLAD • C• .:;v0,01' `-; ', SW m°s I "�..► R r a C „ 9L tws• on w[ .41r�`a I -P.-•� Q ` E •°rt aw 20 C E u,i K• y r. aw'aainniw, xa tr. •. Ts w sooE a,'� J "v 1"1:•',SW •VAM •; *• `' :IG .` 6 ME ••SE _� .,p rar: • ' 01 `'� �. f'l IPIS R •�!,} V���. t` 1Or .1.N •_ w t I.Ra L w1414),S6{E .1 0 .1r.. • • ,, . , =U4 :;•• ....t•,.. 1 0.0". 45,•q•Aill il• ; a S,.�•+Z.F fib 1/V.V.-Art'ii""```` ,, ,'- •y••••�� •fib .:1•. 1.T li =,�,5 '. ,..aA"•••Y t�yr- R _ • I I� ' , • "'_' ) .*, tc:4 E�•... , T • U f 'Air. ,„ r ffR Afo.F A� ••,Ya ',T' 1fl_i 1 K�1: d •er_l. J1 •y 9111 ;Rs, r • `�•" . a "X° ,f� `� i.' NARV °R E^6EMONT •.ar• t s p ..VN W SW 7 a Z ,..• .'WIN 1 r E n„N•, .:1,.:-,1.at`KI TA P PAWN! r-�r �+ I F *' I !t 1 r i.;s — „�A .. •Ae EEoolsio� `u , 1 •,• SA` SW SUR4A t•milltlI ..• S • (wT 1p12 , .WAE .r� J J s'•a, I sw fNAn R �" r,u, '`b 'nOUaus E eo ® Q L,„ •v, Ems- / ° iA't•.i 11. •T� w•.' sW Ulu ▪ ' ., s .AR :.� "b►' GROVES ST .. _ S i1J, Y 1 O �i•' O'••♦ +�" 1�1 NIF FIN.IF.•. 3 �1V <. f1N g�.V�11+I AVY ! =41.R•NA I ; �1 St' •. /: �. 1 < < Isw LAKE , • ,• Y o'^ )a... r.} 1WIS[VIIIE AV • yN�!T ��:°'• [ OS WEGO , 1 ; ,. 'r` Cc+Sb _ •,, I w n.w•• , •�• 1 p - •'s r - I < vC 1• .:Iv I..° �� t,t %. E` E1I $E si I' ' /� 13, 9 r1 r IT ��l=t ' . i . ",I •Q 9 �•. a. I OPT • NFRwu�� IRf�\ r � ",., sw it JQ SWROS[•• le ,�ayE�b .•a t J• ��. NAPUAN w••4 `iYn q'+0.S• •yA..•4 1• :�/ e• A• fSEE +m0 `y. NNA 11. , ,,,0aa1? I .. '• !7 ".+g., 4 , t .tCT 'c 13 • Ii \ 'iii •` -ft. O . a •, • lasopp 'u,. ::'''r4/"-,P-.7,.• ,yf ;,"C Fk Va I� . eY WILLOW IN4.. c`se csI, e �� 0 v II, ► 1 hat-Iw-1r • ®J.,/�i 1 F.I-. ."w 'r • Vicinity Map ., FIGURE - 1 • u F/ IMF.r w•"MI r nit VIM RN .. 1(0=10'0315,0 MI ssOa � d" N . ; • f 0M1NMr1�/1I0d0i11 HW1,dY HJ4OS 3.GV10d ' J n 'I I .r,�trfloxr)(mom)(momsso j • L ! w <>ii ../.•�y U. v°i� • i7,1,..\.\ \). Ezi 1 . ,.e./1. 1 . fr,:2 , . 1 .. . r„ I1 r/ 0 .' 1 1§ [ ‘\\\‘‘Nooeo\r''' n Q3,1p) co It :., ,..,„ . ,..0 r „ ..:, i 0, •. . _ .... , / ‘. . . . \ [=.3 0 1 ,, , __ __. • • i rE2§ . .‘., -..' . 4'..•. o-r--. 4...L._ il c,,o / 1 -. ,, , . . 1 . C:1 ..\.: , A ... , . , . •UO MItAHtlYI. , n - .. .. R,1•Y IM, ✓.,Ors. i1 lei!O M xamc NUM TM w h •.• ., oxlxxrsl 7tx:01:,xOtlr &LX3IV.WVdr p1;10. 3LCIOd a 1DZILFI ZIV im l03Q SSOzl - d z . • 4 111 . I' N 4 Oil + 2 _... fait " W ix µW1k., 9 _: xi a �_ t 1 fi'('r -�.ti Y. tla; 1 . • • 1 v YU. ��alilla , t maim 11 jfir _4 r�_'�\ +t ‘if% v4.1. .*%..,Ao ‘\ • . 11 1 eip- II it ®l. ti �i�. 0 --c:=r— 1. 0 1 r r,; , . II eas SI ;fir G,�. • tea ' �II . , itEg.....9 . II3E •Y • o r .,, Le=ME: ..A.011011_, Iii FINK1 as No ..„,„ 6 r O�i .,i j I �rr 8 �� OG/� . . .. I CD S .,41r4ok e,,,,.p, - &vii6,7006 gabagigaiad clj = itisik .f.-- ez, iik..v-4, 7. II 0 E -— - — i le -,0 6*„.„,..pr n r III ier,\Q - "* �l `w� ✓ Q,7 ...—).......- .t+-S 4,1 'a IV r• I. Aii 4 ) 0§1.1"r imew=w1IDI . ,-,,, , +......� _ 16 ,6 II, EXISTING CONDITIONS Kruse Way is designated as an Arterial Street, connecting the I-5/Highway 217 interchange with Lower Boones Ferry Road in Lake Oswego. Kruse Way is currently a limited access, four lane (60' pavement Width/90' right-of-way) roadway with left turn refuge lanes at street crossings. Westlake Drive is designated as a Collector Street, and is a two lane (42' pavement width/60' right-of-way) roadway, with left turn refuge lanes. The Westlake Drive/Kruse Way intersection is currently signalized. Carman'Drive is designated as a Collector Street, and is a two lane (21' pavement width/60' right-of-way) roadway. The Carman Drive/Kruse Way intersection is currently signalized. Parkview Drive is designated as a Local Street, and is a two lane (28' pavement width/50' right-of-way) roadway and currently extends only 900' easterly of • Westlake Drive serving the Westlake Apartments and a limited area of single family dwellings. Parkview Drive will be extended easterly and connected with Fosberg Road/Carman Drive as a part of the subject project. Traffic counts were conducted on September 11 and 12, 1989, by Mackenzie Engineering Incorporated (MEI), during the AM and PM peak hours to determine the ' ,a existing peak hour directional traffic volumes. The intersections counted include Westlake Drive/Kruse Way and Carman Drive/Kruse Way. Based upon these counts, existing Volumes were estimated for the intersection of Charles Circle/Westlake Drive and Parkview Drive/Westlake Drive. A summary of the existing volumes is presented in Figures 4 and 5. e p L 8F e 1 4 N^" � { Y R .�t ' • t ,, i 4 4.; e. .. . }• } a a, t �p•',ri,.` ''' .K ,� A,ti, ,� _ .Y ' : i31• 41110 ' 1 `)1 ry • • , 1 L______,_,,,•J( M ELROSE -s North — . 1 r j • cc .is ,' co lifiiii.b.., -M l9�0 ! co 1' Q� LL 1111 ../e . . ......,.., ,,.. , _ . L.c 1 . _ 4, � 1 B Q,. r , ' r O ., : 0 O (CRUSE WAY�r,,,.., ) I O E ;R V i yj 5 � a N1-� 11,3.-") iS. -39 (, 2—) j____37 G . ' 1032 731 .712 . • am-rI 1 (# •2.1 III —,4 pp o � � 111' 13► "� � V ��0�r 41 t. Ye ` FIGURE' 4 EXISTING AM PEAK HOUR , L • POINTE SOLITI-{_ APARTMENTS ay 017FRMnTT OATH SFES 14A4 MACKENZIE ENGINEERING INCORPORATED Jae No 911E1771 noa , 0E90 S.W.BANCROFT STREET PORTLAND.OREGON 972010031.72/.93E0 MT. or` P.O. 09009 PORTlAND,OREOON 91201 FAX ISOJ122b126S �"ykx E y,EEAY+G WCORPOMfEO I�Iff9 A11 PgM5RE3ERYE0 .• .+y.x. + 1 , 4. • ' ,, .1 • 1 8 •• • UVI • ); North J( . 1 I-5 J� MELROSE 0 I ler—44 vd). ) I . LI cc \\\ .r. ® 14-X co 0 p L� 9. i .., . , , ................._____._.____‘( 6:0 oQ,. o E I C) KRUSE WAYso O......011 1 0 19--% I • O M d_, 1561, i `•• ac. 1t7 -..1 �`--a8 for�—`..814 1016--.-.----Boo , ' 33 g` 1 I ' 14 104-4. I r�1b8 FIGURE' 5 EXISTING PM PEAK HOUR ' . • . 'i POINTE SOUTH APARTMFNTS ay. OnFRMCTT 1 DATE SEPT. 19A4 ''a..." ,X)0— No. 9RA7T1 nag — - MACkENzIE ENGINEERING INCORPORATED ONO S.W.BANCROFT STREETPORT.ANO,ORECON 97201150712244530 SNT., -- 'OF — P.O. E90.19 PORTLANO,OREGON 97201 FAX(5O3)22b12E5 W1CxEN21f E(T*ROURV w ""14"° — —_ — �Ifq ALL R�G/rtS eE3ERVf0 • 5 • III. TRIP GENERATION I The following estimated trip generation is based upon the ITE (Institute of Transportation Engineers) Trip Generation Manual - Fourth Edition, 1987. Two traffic generators are evaluated: The Fointe South project and an adjacent single family subdivision (e.g., Nick Bunick). Although final approval by the City has not been obtained for the Bunick project as of this writing, the future traffic volumes generated by this development have been included. A. Pointe South Apartments--Trip Generation (360 apartment units, Land Use Code 220) 1. Average Daily Trip Rate: 5.92 (360) + 51 2. Total Daily Trips: 2,131 + 51 • 2182 VPD 3. PM Peak Trips: (of adjacent street) 0.39 (360) + 59 = 199 VPH 68% ENTER 136 VPH 32% EXIT 63'VPH 4. AM Peak Trips: (of adjacent street) 0.50 (360) + 4 = 184 VPH 18% ENTER 33 VPH 82% EXIT 151 VPH • B. Bunick Single Family Subdivision--Trip Generation (204 single family detached homes, Land Use Code 210) r • a. Average Daily Trip Rate: 10.062 VPD/Unit b. Total Daily Trips: 204 x 10.062 = 2,053 VPD c. PM Peak Trips: (of adjacent street) = 218 VPH 63% ENTER 137 VPH 37% EXIT 81 VPH d. AM Peak Trips: (of adjacent street) = 161 VPH 27% ENTER • 59 VPH 73% EXIT 102 VPH Tri-Met bus service is currently provided during the weekdays at a 30 minute frequency by the #38 line during the AM and PM Peak hours. Although the potential exists for a reduction in site-generated traffic, due to transit service, no reductions Were utilized for this study. j • • • IV. TRIP DISTRIBUTION AND ASSIGNMENT i` Determination of trip distribution for the Pointe South and Bunick projects is • based upon observation of current traffic patterns at the Westlake Drive/Kruse Way and Carman Drive/Druse Way intersections. Trip distribution assignments are displayed in Figure 6 through 13. 1 � . • . .0 . i • )( , . jL... _�l MELROSEr ,...Th r - ' 1-0 North 0 c0 • c it ut:..0 cc i \ r^ 112 IFS, ` cc e 4,\ 0 , . ..... . 111*".-\ .\ . 0 1 ,. , . II ; . �4 PARKVIE 'k1•� ti?� >'•.../. . A ,m....,-A.,....-ift • - .":„,. ..:,...„ �YQ( J/" tjj\ t r,_ � 1p•° I 0 Si ' 0 KRUSE WAY r„... C o k . of:i� ! `1�,,o 0_,,,.d ! s...g �� 1ro—'o . 0—.lIt�0 ' 0 . O 0. O 0.00 FIGURE 6 • AM TRIP ASSIGNMENT - MULTI-FAMILY'(AREA C) POINTE SOUTH APARTMENT ay OnFRMC)TT 1 Dog SFPT 14A4 MACKENZIE ENGINEERING INCORPORATED Joe No. 9As771 nn9 DUO S.W.IAHCAOFT STREET PORTW10.OREGON tnol c O3122.$O0 Pft OF P.O,SOk S1031►ORTUNO,OREOON IT201 FAX p0312l412e<7 y�Clfllmt U+o►U[w10 weo�rOMrtO 1 -• -- — '1r$w.warts UUPIVtO d . 8 i . _.. , )I . P. .11 MELROSE l/ 1 North • 0 ° I .6�0 Z;22 0 CC re"..41 F�`' m (::::\ co 110 -C ::::)C:). , ..--;-- ' "" �4 PARKV9E'�kls�. �:y;�;•a , 4-. 46.r. Ns-'ej-''—'------• O {: YQ F;i Q , ICF5-------'-7--7s 6Q' p KRUSE WAY ....t (0 .....,„ l' . 0 0g • MHO of • GT`-i) 1 t�....o o....` i �--3'1 a o``«•—e.a 0--. •--o 1 I (Oa'o 4 0 0.....0 oto CI 0 o`oo , FIGU,IE 7 1 ` O PM TRIP ASSIGNMENT - MULTI-FAMILY (AREA C) POINTE SOUTH APARTMFNTS ' By. oo P.SnTT •. oATE_SEPT 14A4 pe4O.2AA77i.Of19 MACKENZIE ENGINEERING INCORPORATED 0eroe.W.NANCROrt3TREETPORTtANO,OIIEOONIT200 1k244360 3141, OF-- - RO.BOX Ioo»PORTUHO,OREGONmoo FAX(C)22.40 tti ip,u unafoCOMC,,*Tto . Ins AU.;Wills m[stnto 4 ' "iirto . , . • .., 11 . . � + 1-0 North J�` MELROSE !` " 0 0• �wi3 • 1 \ )01.)Dir j a c_,•r''4, 4?',q,•;,t,' ui IS / ® 9 c.),'• PARKVIEW DR.. p� f-- • o ��. J • 0 O KRUSE WAY G' C �1I '. • . o • ri 'n o m° IT1 • • o 1 ••-'0 • • , , a r a a © 400 . • • FIGURE 8 • ' A•MTRIP ASSIGNMENT - SINGLE.FAMILY (AREA A) . • • . . 1 , • • POINTE SOUTH APARTMENTS- • ' ly 0fl RMATT '•I DATE SFPT. i9Aq MACKENZIE ENGINEERING INCORPORATED ma ?AArri nag OSOOL.w,sANc>•oFP sin EETPORTLINO.O salmi 1Tt01N01)221.16e0 Mt OP - — P:O,box Hon rontuN0,0nc0ON in01 FAX p021 rn4:15 �PMtto ..._ IeIwML110R71�IS gv5O r , r. • .0 . .4 • --- 1-1 North • �______JL .JL MELROSE !/ I ` 0 '• �Cr 0 a i a��'0 E`�` a \ w • NQ V ��� v Q U. . • 9 • O allil .44..,. A 1 �4 (2), • . i�PARKVIEW DR.., F O . 1 `- GHQ • 0 0- O KRUSE WAY h. • } a w O ~! I • 0 oiii. (NI o0O. is tr) `•...4 o.,...1 1 ‘4._.o 0 —.. .--. ..�. o y . . i .�....G 0070 O 0O0, FIGURE 9 AM TRIP ASSIGNMENT - SINGLE FAMILY (AREA B) POINTE SOUTH APARTMENTS w ODFRW)TT 1 GATE SEPT. 1ARQ `" -- MACKENZIE ENGINEERING INCORPORATED ?AA77i_nn2 OHO S.W.lANCROFrSTREErroRTLAND.oREOCNum Mai224ssa $HT. -OF P.O.lox DOH PORTLAND,o [M nONIT2QI FAX OMt]a1I!! ®w,ecum"cMurn'i.rco1ro rto ur�LL barn iuunnn . P`) --JL------j. l • i-$ North klstRQSE i::,•;:"'IP A' . •4'W to • I "4 r p�i,•Id• 1, e . \ 1 ( gyp` 1 `,t ,„ r ••`„�, ��, ( 30 1k-c•0.iltSi1\i,N,v,N'Nt3 0\ • : • ' -.. .: .' ' ' . . C) 1' PARKVIEW DR. •'. �`-F �'� • D a O KRUSE WAY G� 0 .o0° • • • In w ' • 0• ............... Z ' 0...) 1 '1‘....30 0 000 ' FIGURE 10 • • , • PM TRIP ASSIGNMENT - SINGLE FAMILY (AREA A)• POINTgtITI+ „z. rvTl • �— ', , BY onFRMATT , '1 --- I pmSEPr_111119 MACKENZIE ENGINEERING INCORPORATED .�►b 2 ___ ��� ouo S.W.WicAofr sTIEUT rofT1.A}�o,olltaoN erml poh P.O.sox 1s001 MaTLAlio,09100N*T201 MAX p00I2t$IZE3 Of 0iw u irartT iu0 cRroiuno i w. • 0 • IL •A MELROSE EI-5 North Q-� 1' L n • \ , ce der•-•DI 6.0d,„10111P ' . cc • . 1;-1 ° 0 0 t.:-.3 u) • 0 ": • • p,�gk • `v4 IA v `4. lipARKVIEW DR., 4#O ,�,�-- c,, ,,, : I Q S KRUSE WAY 4 ' o '""`Z �J N ...._._ Cil N \+4 0 00 1 i I3'•1� �-� 0.........) 1 �.-..o 0 0 6,`� +-7 • or ° 10 ) oov. . • FIGURE 11 PM TRIP ASSIGNMENT - SINGLE FAMILY (AREA B) • POINTE SOUTH APARTMENTS , ' By ODERWITT : DATE SFPT tgRq i �oe►ro MACKENZIE ENGINEERING INCORPORATED • aAA77 t ��� ,, ce A 3.1.4.rAUCAOFT3tPIEETroRTUHO,aNIBOON0201(50 31 22 4 45110 VT. OF — P,.1.BOX EXW/FOBTLAN0,0B EGO N17201 FA711SOJ1=1,176! =Cotµpu tip r,AolpMTIO, 1 „..-- j, , . 1' .0 . • • t J L ,Jl MELROSE 1-5 North .--�, c , I L.0 Z2 ci 1, CZ I � I ce W 91.00 09 � '�4 I(PARKVIEW DR., Op. — O ?Q,. p h �0 KRU8E WAY 6 1 ,. O = ° • gi' r N o T 0 1.I �) 1 l'—45 G2—r', I �`-S'{ 85e"—•"—..IobT 33 "— .71 S ail —.g I -�1 ut—' ►11 FIGURE '12 COMBINED TRAFFIC — AM PEAK , POINTE SOUTH APARTMENTS BY OOFRMOTT • DATE SEPT 151Rq MACKENZIE ENGINEERING INCORPORATED JoBNp• aRB771 nna OE903.W.0AIlcaoFTSTMEETPORTUNO,OREOON97201(SO2I224.5 a SNT OF — P.O,BOX 99039 PORTLAN0,OREO FAX ON 97201 FX 1d031226.12e5— 4rAtir!HT EEELIHOrriPOMTEO • ®Ifp ALL 114rtS AlSf MfTI • a .410 l 1` J( MELROSE // • I -, •• 1-5 North • • N. 0� ! 6ci qr 11111L--4\:. . *., t ( tu IsJ 0 tsje If 4' r..1 LI ce t t : . IC) F2....7, 4R4`�F '�4 IIPARKVIEW DR., �,Q �- 1 i G OtR ORUSE AY:-.....-----------------1 � AM1�J 11-1.ZI , Mr �.921 , 1/49 rA 1/41 logq�..`.._:...fits' 102.1--� " "GI 1 S 3 1� I I .•,-, 14 I o4_.% { r 168 • FIGURE 1? • COMBINED TRAFFIC — PM PEAK P91C1TE SQUTH APARTMENTS ov ODERMOTT DATg SEPT igA4 jostNo. PRATT i n n o • r- - MACKENZIE ENGINEERING INCORPORATED _ .cP tl0903,W,8ANRA0FTSTpEETI'OHTUNO,OAEGON9i2011SOJIn�� Sli`. - p,O,1499059 PORTLANO,ORlOON 9120f FAk 1:4 722b12!! I NAdtlHD!114wEERiM7 VKOPI'OMTlO V. SIGNAL WARRANT ANALYSIS • • (11 A signal warrant analysis was conducted fo,' the intersections of Westlake Drive/Parkview Drive and Westlake Drive/Charles Circle. This analysis is in accordance with the Manual on Uniform Traffic Control Devices. Signal warrants were analyzed based upon 100% warrants, since the 85th percentile speed does not exceed 40 MPH. ADT values for existing side street volumes were assumed to be equivalent to ten times the Peak Hour volume. Following is a review of the signal Warrant analysis: Warrant 1 Warrant 2 Warrant 11 Westlake Drive/Parkview Drive: Existing No No No Existing+Pointe South+Single Family No No No Westlake Drive/Charles Circle: Existing No No Existing+Pointe South+Single Family No No No No Warrant 1: Minimum Vehicular Volume Warrant 2: Interruption of Continuous Traffic Warrant 11: Peak Hour Volume • I • VI. INTERSECTION CAPACITY ANALYSIS Analysis of volume/capacity and level of service was conducted by utilizing the 1985 Highway Capacity Manual, Special Report 209, published by the Transportation Research Board. Analysis of signalized intersections was conducted utilizing INCAP, published by Professional Solutions Inc. The planning method was utilized for the two signalized intersections, Kruse Way/Westlake Drive and Kruse Way/Carman Drive. Determination of level of service at the two 3-way unsignalized intersections was conducted using the methods described in Chapter 10 of SR209. • The findings of the analyses are summarized as follows (calculations and descripticn of level of service are included in the Appendix for reference): LEVEL OF SERVICE Unsignalized Signalized LEFT LEFT RIGHT ' MINOR MAJOR MINOR L.O.S. V/C Westlake Drive/Parkview Drive: Existing A(A) A(A) A(A) Existing+Pointe South+Single Family C(B) A(A) C(B) Westlake Drive/Charles Circle Existing A(A) A(A) A(A) Existing+Pointe South+Single Family A(A) A(A) A(A) Westlake Drive/Kruse Way Existing B(A) .61(.58) Existing+Pointe South+Single Family C(B) .74(.69) Carman Drive/Kruse Way Existing B(D) .66(.89) Existing+Pointe South+Single Family B(D) .68(.89) AM (PM) a. q VII. CONCLUSIONS AND RECOMMENDATIONS The existing street system can accommodate the impacts of the proposed project 7 while maintaining a Level of Service of D or better for all movements. The following improvements 'are recommended: 1. As required by City Staff, Parkview Drive shall be constructed from its a existing termination at the northwest corner of the site to its intersection with Carman Drive/Fosberg Road. Parkview Drive shall be a 50' right-of-way and 28' wide pavement improvement. 2. The signalized intersection of Westlake Drive and Kruse Way does not currently meet MUTCD (Manual on Uniform Traffic Control Devices - 1986) requirements % ' for application of lane-use controls (i.e., signing and signal phasing per Section 28-18). Although the apparent deficiency of lane-use controls at this intersection is not the result of the proposed Pointe South Apartment • and Bunick Single Family projects, it•is recommended that this be brought to the attention of the City Traffic Engineer to determine if possible safety improvements should be accomplished notwithstanding these projects. • 1 IWetland Mitigation • and " Grass Line Swale Design Plan 1 for • Pointe South Apartments • Lake Oswego, OR for Dominion Development Company c/o Berry & Berry Associates 5911 Orchard Street West Tacoma, WA 98467 { by { IES Associates 1514 Muirhead Avenue Olympia, Washington 98502 September 17, 1989 { 4 , ' 38 Y Introduction : The wetland mitigation and grass line swale plans for the Pointe South Apartments provide mitigation and improvement for the filling of the narrow drainage ditch located on the west side of the property and for surface water runoff treatment. The existing wetland consists of a vertical sided drainage ditch with limited amounts of Veronica americana (speedwell) , Juncus effusus (sof trush) , and Oenanthe sarmentosa (water- parsley) . The banks of the existing ditch are vegetated with a mixed strip of Rosa pisocarpa (pea-fruit rose) , Rubus discolor (Himalayan blackberry) , and Salix stichensis ,(Sitka willow) . There are a half dozen scattered red alder (Alnus rubra) along this portion of the site. The grass line swale, which is part of the surface water runoff treatment system, is designed to allow sufficient • • length and duration flow-through to satisfy the required conditions for waste water treatment as identified in the • referenced literature. The grass line swale has been incorporated with the existing drainage ditch paralleling Kruse Way. By incorporating the two systems, an enhanced surface water treatment can be devised which will not only reduce the potential of sediment and contaminate levels reaching the retention pond but will also improve of the quality of the road runoff surface Water that is currently being discharged through this portion of the drainage ditch downstream. The retention pond design has been modified to increase wetland character, provide biological diversity, and to improve the quality of the water being discharged under Kruse Way through the culvert. 'the enhancement portion of the proposal will consists of the replacement of the drainage system along the West edge of the property to provide continuing Water movement through this area and to create a visual and hydrological continuation of • the proposed wetland enhancement/mitigation plan, for the Bunick property located north of the Pointe South Apartments .; site. 1 Wetlands Enhancement Plan : • The expanded surface water conveyance along the west property boundary is designed to provide a surface water biofiltratlion system to remove sediments and contaminates from the waste water being discharged from portions of Parkview Drive along the north boundary of the development and from 443' waters being discharged along the west boundary of the adjacent development to the north. The design concentrates biofiltration activities during low flow when there is less dilution and a higher probability of a site specific impact from minor oil spill, erosion, or other activities that would generate some type of settleable solids. The basic system consists of a meandered low flow channel in the bottom of a broader low flood channel with angular deflection structures in the form of elevational differences in the higher flow channel throughout the length of the, system. A meandered low flow channel will be a gravel bottomed emergent marsh system consisting of a mix of sedges, rushes, and grasses. The low flow channel will accommodate a 5 cfs flow in a 3 foot wide, 1 foot deep, channel with a 3% fall. A secondary floW, or over-flow areas, will be vegetated more densely with the same species used in the low flow channel but with additional low growing grass species to increase the low crown density and decrease the potential for the vegetation to mat down during high flows. The overall channel capacity will be 10 cfs. This will be regulated by the intake pipe and overflow bypass system that will divert additional water into the surface water collection system. Due to the creation of the low flow channel with over- flow channels, there will be a series of intermittently flooded islands created in the center core of the drainage way. Because of the size of the entire system, these islands will be vegetated with grasses, rushes, and sedges in most instances. One island will have a linear planting of quaking 2 f aspen. The upper banks, from the shoulder of the slope to the top of the slope, will be integrated from native plantings to formal landscaping. (Planting plan of low flow stream cross sections are attached.) Vegetation : The plant selection for the low flow channel and 2.5:1 side slopes was selected for (1) its biofiltration and sediment removal capabilities, (2) its ability to compete with reed canarygrass, hardhack, or other invading type species that create monocultures, (3) plant height and growth characteristics, and (4) its wildlife benefits. The majority of the shrub species selected are either seed, berry, or fruit producers that provide a diversity of wildlife for passerine birds and create flowers in the spring to provide color as well as food for nectar gatherers such as hummingbirds and some of the moths and butterflies that utilize the valley. Other species of trees and shrubs were selected because of their growth characteristics (i.e., maximum height, branch density) and for their wildlife habitat value. Since the area is small and in close relationship to formal landscaping, consideration was given to developing some type of a blend between the two systems. Low-Flow Channel : The low flow channel includes all of t'ie designed low flow channel With the additional 2 1/2 to 1 slope buffer along both sides of the channel and of the over flow channels built into the system. The low flow channel will be planted With a mix of plugs, live plants, and seed. The mix will include bigheaded rush (Scirpus macrocarpus) , s o f tr u s h (Juncos effuses) , spikerush (Eleocharis palustris) , three-square bulrush (Scirpus americanus) , slough sedge (Carex obnupta) , and dagger-leaf rush (Juncos ensifolius) . The higher bank Will have patches of willow-weed (Polygonum lapathifolium) . The entire area will be overseeded With a mix of redtop ( (Agrostis alba) , Oregon bentgrass (Agrostis oregonensis) velvet grass (Holcus lanatus) , orchard grass (Dactylis 3 r r ' f f glomerata) , and barnyard grass (Echinicola crusgalli) . This ° is a mix that will adjust itself to the different elevations with different species becoming more dominant at one elevation and level of wetness while other species become more dominant in other areas. The grasses will be over-seeded after the plugging has been completed. The entire area will then be broadcasts with 161616 fertilizer at the rate of 80 pounds to the acre. This is reduced seeding over normal lawns and pasture areas but it has been determined to be an adequate mix of native species particularly when sedge and rush species are integrated with grasses. Retention/Detention Pond d The retention pond will be modified to increase a portion of the bottom area in depth from the elevation 249 which is the top of dead storage to an elevation 246 which will create a pond approximately 100 foot at its longest point by 45 wide at its Widest point. This deep water area will be at the south end of the retention pond just before the water flaws , under Kruse Way to be discharged off the property. The upper inflow will be excavated to a depth of 247.5 in the center grading up to 249 to create a shallow embayment that will dry out but will provide a deeper water component for the growing of wetland species that are known to have a high capability to take up nutrients and to settle out solids. The three species projected for this area are cattail (Typha latifolia) , hard-stem bulrush (Scirpus acutus) , and bigheaded rush (Scirpus macrocarpus) . Slopes of the pond between elevation 249 and 252 will be planted to a grass mix with is tolerant of frequent inundation and extended long term flooding. The area from 249 to 254 will be planted with a shrub mix including plant species that are also tolerant to extended flooding. Top of the bank on the development side will be formally landscaped to blend with the formal landscaping of the rest of the property. Species will be incorporated into the landscaping between elevation 252 and 254 to create a continuity with the native landscape '4 1 • • • i corridor along the west side will include vine maple (Acer circinatum) , red-flowering currant (Ribes triste) , and mockorange (Philadeiphus lewisii) . Shrub species to be utilized on the south bank include (three willows (Salix rigida, Salix purpurea, and Salix • sitchensis) . These willow will be incorporated with vine maple (Acer circinatum) and American plum (Purnus americana) . Grass Line Swale : The grass line swale extending from the east end of the retention pond to the east property line consists of the existing drainage ditch that parallels Kruse Way and the bicycle path from the east property boundary to the point . where the eastern most drainage pipe that collects surface water from the site and the area to the north will be discharged. At this point, the existing drainage ditch and an expanded retention/detention pond will be combined to provide a wider more natural appearing swale for a distance of about 450 feet. The bicycle path bank of the existing drainage ditch will be retained in its natural condition with some possible additional shrub plantings, however, this has not determined at this time since no negotiations have been conducted with City Road Department to determine whether planting could be placed in this area. From the combined retention/detention area west, the inner-slope (i.e., towards the development) will be cut at 3:1 With 4:1 slopes where the drainage pipes enter the site. See drainage plans. The bottom of the drainage swale will be planted to a miX of grasses and spikerush (Eleocharis palustris) . Grass mix will be the same as the grass miX for the swale along the west side (i.e,, redtop, Oregon bentgrass, orchard grass, velvet grass, and barnyard grass) , planted at the same rate With an over-seeding of 16-16-18 fertilizer at the rate of 80 pound to the acre. 6 , • Three islands will be left in the drainage swale. These islands will be created by retaining the northern high bank of the existing drainage ditch to create 8 to 10 foot wide, 25 to 30 foot long high islands. See landscape drawings. I • The western most island closest to the retention pond and the eastern .most island closest to the second drainage that flows under Kruse Way will be planted with a mix of snowberry and nootka rose shrubs under quaking aspen trees. The center island will be planted with grasses or left natural. Along the south bank, there will be individual large willow trees placed that will grow up and eventually provide cover, shade, and small bird habitat along the west side. These are rigid stream bank willows that are not native to the exact Portland area but provide a more full canopy tree that has rapid growth. The north side of the grass line swale will be planted in • the same manner as the north side of the retention pond with a blended formal and native landscape mix at the edge blending to the more formal landscaping to coordinate with the formal landscaping throughout the development. Conceptual drawing and mitigation plans (i.e., not to construction design) g ) are presented in attached landscape drawing. This constitutes mitigation plan proposal by IE5 Associates of the Pointe South Apartments development, Lake Oswego, Oregon. Sincerely, od R.L. Van Wormer Senior Biologist YES Associates • 6 Plant List - South Pointe Apartments, Lake Oswego : • Code • Abbr Scientific Name Common Name Nbr Size Spacing Trees : n CD Crataegus douglasii Douglas hawthorn 5 5' PC Prunus cerasus sour cherryIndividual 9 1.5" 10 ft ctrs dia (clusters of 3) PT Popults tremuloides quaking aspen 10 1" 3 ft min ht f 3 ft ctrs (clusters of 5 i• PV Prunus virginiana choke cherry 12 Indiv 6n£tsc �$s) SG Salix goldenii • golden willow 3 10-15' Individual(clusters of 4 Shrubs : Acer circinatum vine maple 15 6-10' 6 ft ctrs BA Berberis aquifolia Oregon grape 25 PL Philadeiphus lewisii mockorange 24 3 PV Prunus besseyi ground cherr 20 gal (clusters of 3) Y 3 ft ctrs (scatter for effect) RN Rosa nutkana nootka rose 25 1 gal 2 ft ctrs (stagger with snowberry) RP Rosa pisocarpa pea-fruit rose 30 1 gal 5 ft ctrs RT Ribes triste red-flowering 25 5 (clusters of 1G currant gal 5 ft ct_s (clusters min oSB Symphoricarpos albus snowberry 5) SP1 Salix ur urea 25 1 gal 2 ft ctrs p P Alaskan willow 25 2-3 gal 6 ft ctrs SS Salix sitchensis Sitka willow 10 6 ft ctrs SR Salix rigida Mckenzie Willow 10 1-2 gal 10 ft ctrs f 7 I . . i • Wetland Plants ; • s CA Carex obnupta • \' •' ; JE Jarcxs enupta us slough sedge SF rudasher-leaf 250 indiv 18" ctrs Scirpus macrocarpus250 1 ft ctrs SK Eleocharis bigheaded rush PL Polygonum palustris spikerush 500 indiv 18" lapathifolium willow- 1000 Indio 12" ctrs SR weed 250 roots 1' curs Juncus effuses to TSQRScirpus americanus &oftrush 250 (clusters of 50 's ^ three-square Indio 18" ctrs Grasses ; bulrush seed 5 lbs BG (40 lbs/acre) j Echinicoia crusgalli barnyard 1 Oa Agrostis ore o grass OC Dactylis g n�ensis Oregon bent grass RT glomerate orchard grass 5%%8 Agrostis alba grass redtop VG Holcus lanatusvelvet grass 50% 10 lbs . Fertilizer 5% seed mix (100 lbs/acre) ' 16-16-16 10 lbs Plant List (80 lbs/acre) - Detention Pond/Grass Line Swale Mitigation, Lake Oswego Abbr Scientific -� Common Trees Name Nbr Size Spacing PT Populus tremuloides SG quaking aspen Salix goldenii 10 10 12' 3 ft cars . golden willow 1" d15' (on nd islands)al Shrubs 6 10-15i Individual Acer circinatum ' vine maple 20 6-10' 6 ft ctrs PA Prunes americana (clusters of 10 American plum south side Rosa nutkana 12 5 ft ctrs RN nootka rose (clusters of 3) 26 1 gal 2 ft ctrs ) , SB Symphoricar os (stag ger with ' • g 20 snowberry) SS Salik rigida 1 gal 2 ft ctrs SSalix rigs ansis Mckenzie willow (on islands) salix drtche sis Sitka willow 10 1-2 gal 4 f ft ctrs Drummond willow 10 3-gal 4 ft ctrs 6 ft ctrs • 8 1 � r 1 1T4 ' Wetland Plants i BR Scirpus acutus hard-stem bulrush 250 18" ctrs A CT Typha latifolia cattail 250 roots 18" ctrs ' SF Scirpus macrocarpus bigheaded rush 100 18" ctrs (placed at inlet of , retention pd) , , Grasses : ' BG Echinicola crusgalli barnyard grass 5% , OB Agrostis oregonensis Oregon bentgrass 35% OC Dactylis glomerata orchard grass 5% ' RT Agrostis alba , redtop 50% 10 lbs VG Holcus lanatus velvet grass 5% seed mix (100 lbs/acre) Fertilizer 16-16-16 10 lbs (80 lbs/acre) -, .../ r t , 9 STAFF REPORT - CITY OF LAKE OSWEGO • s--- LAND DEVELOPMENT SERVICES DIVISION • APPLICANT: FILE NO. : Dru and Scott Schroeter DR 19-89\VAR 38-89 PROPERTY OWNER: STAFF: Dru and Scott Schroeter Michael Wheeler LEGAL DESCRIPTION: DATE OF REPORT: Tax Lot 3100 of October 6, 1989 Tak Map 2 1E 11CD DATE OF HEARING: LOCATION: October 16; 1989 West of Old River Road, north of Marylhurst Campus NEIGHBORHOOD ASSOCIATION: COMP. PLAN DESIGNATION: None • R-15 ZONING DESIGNATION: • R-15 . I. APPLICANT'S REQUEST ,The applicant is seeking approval to construct a 4' m 21' detached garage (accessory structure) 24 fr' 1 inside the Greenway Management Overlay's Cnmpatibill:•r Review Boundary) also, approval of a Class 2 variance to the 25' setback required for non-water relator) structures within the Greenway ManagemenL Overlay. II. APPLICABLE REGULATIONS A. City of Lake Oswego 'Oran_ Code: LOC 48.195-48.225 1t-15 Zone I)ascripLion LOC 48.430-48.436 Greenway ManngcmcnL nvr-rlar.• • LOC 48.535(3) Special Street Sctbai'ks • LOC 48.650 cr.? ON 19--nn VAN in Pogo 1 (If II . • „ • r k_� LOC 48.655 Authorization (Variances) LOC 48.690 Classification of Variances , Action on Class 2 Variance, Appeals B. City of Lake Oswego Development Code: LOC 49.090 Applicability of Development. Standards LOC 49.130 Classification of Development LOC 49.140 Minor Development • LOC 49.200-210 Minor Development Procedures d LOC 49.215 Authority of City Manager LOC 49.615 Criteria for Approval C. City of Lake Oswego Development Standards: 3.005 - 3.040 Stream Corridors I 7.005 - 7.040 Parking & Loading Standard 12.005 - 12.040 Drainage Standard for Minor Development 14.005 - 14.040 Utility Standard 17.005 - 17.040 Flood Plain 18.005 - 18.040 Access Standard 19.005 - 19.040 Site Circulation - Private Streets/Driveways , • 20.005 - 20.040 Site Circulation - Bikeways . and Walkways r., D. City of Lake Oswego Comprehensive Plant Impact Management Policies General Policy I, II, Ili Wildlife Habitat Policies General Policy II Distinctive Natural Area Policies General Policy I, II • Distinctive Natural Areas No. 10: Willamette River No. 16: Streams and Gullies West of Marylhurst Stream Corridor Policies General. Policy 1, ITT • Willamette Greenway Po1.icLes • General Policy I Protection Open Space Policies • General Policy T CAR l9-89 VAI4 38-89 Page 2 or1 i i • Bikeway Policies General Policy II Pedestrian Pathways Policies General Policy II Flood Plain Policies General Policy II • Potential Landslide Area Policies General Policy IV Potential Erosion Area Policies • General Policy IV E. City of Lake Oswego Solar Access Ordinance: LOC 57.005 - 57.135 F. City of Lake Oswego Tree Cutting Ordinance: LOC 55.010 - 55.130 III. FINDINGS • A. Existing Conditions 1. The site is composed of 0.93 acres in a gener11y rectangular configuration. • 2. An unnamed creek bisects the site north to south, draining easterly to the Willamette River, 3. The Compatibility Review Boundary of the Willamette River Greenway extends 45 to 50 Ct, West of the westerly right-oE-way line of Old River Road, 4. A dwelling is currently under construction on the site; the dwelling is outside of the Compatibility Review Boundary. B. Previous Actions • A building permit M.P. 89-06181 was issued on August 3, 1989 for a single family dwelling. The location of the dwelling was determined to bo in compliance with applicable regulations, DR 19-09 VAR 3B-39 n (Page_ 3 of II 1 C. Proposal The applicant is proposing to construct a 24' 1 21' detached garage 24' inside the Greenway Management Overlay's compatibility Review Boundary • (CRB) . The proposed garage will have its west wall on the CRB and extended easterly into the greenway to within 21' of the right-of-way of Old • River Road, , • The applicant is also requesting a 4 ft. Class 2 variance from the 25 ft, setback required by the Greenway Management Overlay (LOC 48.434(2) (j) (iii) J . { D. Compliance with Criteria for Approval • As per LOC 49.615, staff must consider the following criteria when evaluating minor development and Class 2 variances: 1. The burden of proof in all cases is upon the applicant seeking approval. The applicant has borne the burden of proof 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 'J resources from development, comprehensive review of development proposals, and payment or an equitable share of the costs of public FaciliHt!i. These policies are implemented through several Development Standards, addressed Further below. The policies require assurance that distinctive areas will be preserved, soil will be proteel.ed from erosion, trees be protected From removal , streams be preserved and that density be limit': l to achieve these results. Compliance with the applicable Development Standards reviewed below will assure conformance to these Plan policies. Conditions or approval will. be imposed when necessary to assure compliance. DR 19-89 VAR 313-89 Page 4 of II 11 / +�.�:.L. b ,.• l y: -.' �.�,+ :s t NJw::dl�.: yy.ry eyy,:YxM. .,',' - . �- - b Wildlife Habitat Policies i • I ' These policies require protection of upland habitat in the form of preserved open space, natural vegetation or fragile slopes. The related development standards are reviewed in this report following an analysis of the applicable Plan policies. • Distinctive Natural Area Policies These policies require the City to preserve tree stands and those features listed as distinctive. These policies are implemented through LOC Chapter 55, the Tree Cutting Ordinance; Greenway Management Overlay and the Stream Corridor Development Standard. The related requirements are reviewed in this report following an analysis of the applicable Plan policies. Potential Erosion Area Policies These policies require designation of areas of severe potential for erosion or landslide 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 adopted to implement these Plan policies. The related development standards are reviewed in this report following an analysis of the applicable Plan policies. Energy Conservation Policies These policies encourage energy conservation through solar orientation and site planning which takes into account the site's natural features, These policies are now implemented through the. City's Solar Access Ordinance (LOC Chapter 57) which will be reviewed later in this report. Stream corridor Policies These policies designate major stream corridors as Protection Open Space. Those policies allow the City to require an easement for access and maintenance in stream corridors as a condition of new development where needed for storm drainage management. These policies also require a determination of a stream corridor buffer rronr' le protect steep slopes, soil and vegc'tatiun from tilt i n-il9 VAk 3;1-RP Page 5 nr II erosion hazard. Grading is required to be • regulated to protect stream corridors. Setbacks are required to achieve the above objectives. I Flood Plian Policies These policies require the designation of flood plains as Protection Open Space and the • encouragement of open space uses in those areas. These policies are implemented through the Flood Plain Development Standard which will be reviewed later in this report. Willamette Greenway Policies These policies require the protection of the Willamette River Greenway. The policies are implemented through the Greenway Management Overlay, Which is the focus of the report. The applicant proposes to construct a garage in the Greenway and within the required greenway setback. Compliance with the Overlay and applicable • variance criteria will be reviewed later in this report. • Protection Open Space Policies The Plan designates stream corridors, flood plains, the Willamette River Greenway, distinctive natural areas, hillsides, and slopes with erosion and landslide hazard as Protection Open Space. The previously discussed policies specifically regard those natural resources and are implemented as described therein. Bikeway Policies These policies encourage the provision of bicycle facilities. A pathway along Old River Road is planned as a part of the approved Pathways mope, intended to serve both bicycle and pedestrian use, The policies are implemented through thr Site Circulation-Bikeways and Walkways Development Standard. Pedestrian Pathways Policies These policies require the City to assist in lhr development of pedestrian pathways. '1'hr are implemented through the Site Circulation • Bikeways and Walkways Development Standard, DP 19-89 VAR 3 -A o Page 6 of 11 ,y ,1 • ` -� b. The applicable statutory and Code requirements and regulations. Zoning Code Requirements and Analysis ;l The site is zoned R-15 which requires a minimum • lot area of 15,000 sq. ft. per dwelling unit; required minimum lot width at the building line is 80 ft.; required minimum lot depth is 100 ft. Ma.cimum lot coverage allowed in the zone is 30%r. %*'"'.► The zone requires the following minimum setbacks: IiI Front yard: 20 ft. I Rear yard: 25 ft. Side yard: 10 ft. The site is approximately 40,500 sq, Et. in size, 135 ft. in width, and 325 ft, deep. Lot coverage is allowed to approach 3.2,000 sq. fL. The . proposed location of the garage will be 21 ft, from Old River Road and complies with both side and front yard setbacks, Greenway Management Overlay The applicant's proposal will have no significant impact upon the natural resource quality of the Greenway. Some vegetation will necessarily be lost as a result of the placement of the structure. The site of the proposed garage is above the flood plain's base flood elevation, The proposed garage will encroach 4 ft, into the 25 ft. setback required by [,OC 48,434(2) (J) (1..i1.) , . The variance which has been requested to this requirement is reviewed below. As per LOC 48.650(1.) , the staff must consider the following criteria when evaluating a request for a Class 2 variance: a, The request is necessary Lo prevent Unnecessary hardship: The applicant has identified that the hardship from which they seek relief is due to the presr-noe of the stream corridor and the steep grade of Lhe site in an alternate building location on the north side of the property (ixhibits 2 and 3) , The applicant suggests that, .In the alternative, the driveway would have to cross the stream - corridor and involve the Introduction of a iarn,. ilk 19-89 VAN 38--8'1 Page 7 of it i amount of earth fill.' One has environmental consequences, the other would be economically burdensome. b. Development consistent with the request wilt not be injurious to the neighborhood in which the property is located or to property established to be affected by the request; The applicant indicates that no injury will occur; rather enhancement of an area used by others to dump yard debris will occur. • c. The request is the minimum variance necessary to make reasonable use of the property; Based upon the location of the stream corridor as it approaches the southerly property line of the site, the required 10 ft. side yard, and the presence of the Compatibility Review Boundary, the applicant's proposal is the minimum request necessary to reasonably construct a garage. The applicant has chosen the location which will have the least impact with regard to grading and stream disturbance, and the least encroachment into the required setback. Four feet of encroachment into the setback from Old River Road is proposed. An • encroachment of 7 ft. would be necessary into the required 10 ft. side yard as an alternative, f"__.:.. d. The request is not in conflict with the Comprehensive Plan. The applicable Plan policies have been outlined earlier in this report, along with their corresponding development standards. Compliance will be reviewed later in this report. Development Code Requirements and Analysis The proposed development in the Greenway is appropriately being processed as minor development, subject to hearing body approval 'roc' 49.140(3) ) , The Class 2 variance is a zoning Cod'.. procedure and dots not affect the CiassiFi'-atien of development. Other than the appileable Development Standards, there are no other Development Code requirements applicable to thin: request, $ IA 19-89 VAR 311.39 Page S or II , a Solar Access Ordinance Requirements and Analysis The proposed accessory structure is required to - comply with the Solar Balance Point provisions of the Solar Access Ordinance [LOC 57.050-57.0901 . Because of the southerly location of the garage on t, the site, it will have no difficulty in complying I' with the requirements, which will be demonstrated upon application for a building permit. Tree Cutting Ordinance Requirements and Analysis The Tree Cutting Ordinance allows for the removal of those trees necessary to site a proposed improvement. Approval of a Tree Cutting Permit is requited following building permit approval to assure compliance with all applicable regulations. c. The applicable Development Standards • . Stream Corridors (3.005 - 3.040) • , , This standard requires the location of the stream • corridor boundary or buffer zone. No development . may occur within this buffer. zone. The applicant has indicated the location of the buffer zone on • Exhibit 4. The proposed garage is located south of the buffer zone 25 ft. from the top of the bank of the stream, in compliance with the standard. a p_ rking and Loading (7.005 - 7.0401 . This standard requires that each single family 4) dwelling provide two off-street parking spaces in addition to a garage or carport. The applicant proposes a setback of 21 El, from the right-of-way of Old River Road, which affords room for the twrj off-street spaces required. . Drainage Standard for Minor Devel2pment ( 12,00; - 12.040) This standard requires that drainage alterations, including new development, not adversely affect neighboring properties. The applicant will bo required to demonstrate compliance with thin • standard upon application for a building permit. Utility Standard (14.005 - 14.0401 { This standard requires that infrastructure improvements be lnsta 1 i.ed underground, where possible'. This standard will be complied with upon application for a building permit. e OR 19-89 VAR 38-0° Pogo 9 of 11 • Hillside Protection and Erosion Control (16.005 - 16.040) This standard requires protection against soil erosion by limiting the extent of clearing, cutting and filling of soils on slopes greater than 12%. The standard also requires a soils report to be provided on this site, which is indicated to be potentially subject to landslide hazard [Source: LOPRII . This report will be required upon application for a building permit. Flood Plain (17.005 - 17.040) The location of the proposed garage i'i outside of the flood plain, as seen on Exhibit 18, While the site is subject to the standard, compliance is demonstrated by placement of the structure outside the flood plain. Access Standard (.18.005 - 18.040) This standard requites that each parcel abut a public street for at least 25 feet. The site abuts Old River Road for 130 feet; the standard is met by this parcel. Site Circulation - Private Streets/Driveways (19.005 - 19.040) This standard requires that driveways for singly'• family dwellings not exceed 20" grade nor 5', cross slope. The applicant has not provided topographic information with which to evaluate compliance et this time. Compliance will be required upon a application for a building permit. Site Circulation - Bikeways and Walkways (20.005 •- 20.040) This standard is applicable to all major developments. While the associated Plan policies urge construction of bikeways and walkways (pathways) as per an approved plan, such construction is only required to be considered ror major development. The applicant's proposal is minor development; therefore the standard d0u..H Hnt apply. d, Any applicable Cuturc streets plan or Oltlffl There are no such plans which alfee1 this airy. DP 19-89 VAP 1f-89 Pacir' 10 or 11 • ; • ,—..1 III. CONCLUSION 1i Based upon the materials submitted by the applicant, staff concludes that the proposal complies with or can be made to comply with all applicable criteria. �' IV. RECOMMENDATION ' The staff recommends approval of DR 19-89/VAR 38-89 subject to the following conditions: i • 1. A soils report be submitted prior to issuance of a building permit for the proposed garage. The report shall comply with the provisions of the Hillside Protection and Erosion Control Development Standard. 2. The City shall allow the removal of only those trees necessary to site the proposed accessory structure on the parcel. This removal shall comply with LOC 55.050-55.080 (Tree Cutting , Ordinance) . • EXHIBITS - 1. Tax Map 2. Applicant's Narrative, dated September 1, .1989 3. Applicant's Narrative, dated September 19, 1989 4. Site Plan 5. Floor Plans 6. Elevations • 7. Sections 8. Perspective Sketch 9. Legal Description - Water Line Easement 10. Letter to Glenmorrie Water Corp. 11. Water Improvement Plan 12. Letter from Fire Marshal, dated February 11, 1988 13. Proposal for Water Service, dLlted March 1, 1988 . 1 14. Letter from Bishop, dated March 18, 1988 15. Letter from Brown, dated June 9, 1988 . 16. Comp Plan - Glenmorrie Water Coop 17. OreenWay Management Overlay LOC 43.430 - 48.436 a 18. Flood Insurance Rate Map 19. Trust Deed, dated February, 1987 20. Reconveyance, dated July 13, 1989 , 21. Photographs DR 19-8p VAR 3f1_8ct faGr., 11 of 11 z < r� Z oI• W o W w • to Oco 1 o /41. QO , alla I 1 es1� • 6 e1 dIIMIIIa k r eoH3d a I. 0 3 .Q ,.?/ bOd J 0 u 4. `I' b \ I: 4 ti;.• . S, I 44. e d 7 / di \ 1• u+ 7 ye a •C• i - Od C "i / • AO a4, y \Y / r �R 'CI63' \ C b \ 9 ! 4 0 O r .e• \ x, ri \ C 11� .P4;. ,� '4'1, n� �I10 a ct p'h \� 0-ti5U'� ,ti 1 x n c3 o,oO yto � , ti o n . ? n ;Y '�. < nr r IA wlw til 4/ • •gib iti`V .a,, �0d, cN p� , 'pp m� JI J l ry� �' N 1 0 th 3,4 � '��Iliel ` � i r?� cC.� q \I` P �' � o , h_ 00 p � / • 3ho� 0 r /Li• �ow " i ak 'ti`.....1 4 3 ;• �Q % • \ , 04 WV• : 4 , `.;G / o M �_. i ^ 1, U U r � 6/ ib � •" v 11 I^ `p\ , ' / \\I � dk / do D n• ' i a o , 1 tl• • " j1; 1. N• • 0 I .nSl 1 I.° %'i,, I f ' V oi I / S' � . p •!d OG d a O �. /::> / 3d1, Z 1,` �9 / 4 bY• j c\ d k c I r�� \ E �a ` m O Pe. u I • \•" O� / i \V A0 0 15 i,s.+ d w ,a, _:,.+FJ!, ' - - -,- -",-,'""u.r ,- _-- �rer,.- --..-,.--.� _ ice _. • • . DEVELOPMENT CHRONOLOGY ' SEP. 1 1989( ; ' We purchased the property described on the attached sheets in Feb. 1987 intending to build soon after the purchase . i Due to many complications beyond our control we were not able to apply for a building permit until duly of 1989. We . f have now obtained a building permit to'build the house but have not been able to obtain a permit for a garage due to the many restrictions imposed on the building site. We will attempt to outline, chronologically, the problems as well as the obstacles impeding the useful development of this property. . 1987) The building site was not buildable because the Glennmoire Water District would not allow us to connect to �� their water system . This Water system was the only municipal water system available to see er our property at the time of purchase. We were also informed that this I acre piece had two other 'v major building restrictions. 1) 15!:r' of the property facing the river Was in the Willamette Greenway ( no development . was to occur without a hearing ) 0.) The stream corridor for the surrounding drainage area ran through the middle of our property ( No building is to occur within 25 ft. of this stream .) The atreambed is in realit, a ditch that �� EXHIBIT 1 2 gn `,L.D¢I5-41.1/Vi•rt m 1 • transmits occasional rainwater; the volume of water transported is relatively speaking, minimal. Exhibit #1 1987-88 : We had ongoing negotiations with Glennmoire water district attempting to work out a settlement to obtain water for our lot. Please refer to exhibit #2 for chronology of communications. • I 2 1988: We secured a non exclusive easement from Christie Schools, located to the south of our property, thus obtaining a Water easement through their property allowing us to connect to Lake Oswego city water. Please refer to exhibit .o 1989: We Obtained a building permit for a single family dwelling, meeting setback requirements discussed above both the Greenway and stream corridor). On the plot plan a site for a ry osed p p garage was shown The Lake Oswego Planning department indicated that we would have to apply for a variance because the garage would have to encroach into the Greenway and/or the Stream corridor depending on how the garage was situated. • EXHIBIT 1 2 ' 1 8•t • 40 • w e R Narrative We feel this request is needed to prevent unnecessary hardship upon us because the proposed site of the detached garage is the most; economical location and will facilitate reasonable use of the land in compliance with the minimum variance standard. The proposed garage location will allow for the most reasonable use of the land without encroaching s. `M into the stream corridor-. We felt that placing the structure in the 6reenway would have little effect on the wild life and retaing the beauty of the area, due to the generous set back requirments from the river. The following outline will discuss several possible location alternatives and why k they are not reasonable. To place the garage; 1✓ 1) In front of the house (east side) the garage would be totally with in the Greenway boundary and it would block the view of the Willamette River: 2) In back of the house (west side) the only two ways to get to the Garage would be A) to put the driveway through the stream corridor and B) There is not enough room on the • north side of the house and it would be necessary for us to obtain an easement from our neighbor. This would have an adverse economic impact upon uc,and cause unnecessary hardship to both parties . Furthermore constructing a driveway on the north property line would require alarz,)e x EXHIBIT • I 2 ner9-Eg40JB.ei 4 lo amount of earth fill,which would agian be a hardship. '`' Please refer to exhibit 4. . 3) We did not design the house to have a garage underneath :1 the structure because 1) The house would be too tall. 2.) And it would be unreasonable to have an acre of land and only use a 60X4c, area (the house envelope) . :3) The Driveway would have to go over the Stream Corridor, which agian ti o would require us to apply for a variance. I 4) Presently the proposed building site for the garage is an attractive nuisance because fre uentl q y garbage is dumped • I.' there. There is a trail there now and it is easily accessible from Old River Road which makes it an easy spot ', for people to dump garage and/ or vandalise vacant homes because of its accessibility and remote setting. Having a garage on this spot will stop this nuisance as well as deterring criminal activity in the neighborhood. I We feel this request, will in no ways be injurious to the neighborhood in which the property is located or to the property established to be affected by the request. It is our belief that this request will enhance the property because this portion of the land will then be maintained. New trees will be planted , and i"t is hoped, that a number ° of less desirable trees can be replaced with native trees a which will contribute to the quality of the neighborhood. t=urthermore, our neighbors to the south ( Christie School) EXHIBIT 2. t • by virtue of their covenants and restrictions on their deed, cannot divide or sell or develop their land. Christie Schools buildings are more than 300 ft. from where we are proposing to build the garage. Due to the distance between the buildings and our land along with the deed restrictions • we feel this area will remain an open buffer between the two properties. This request is the minimum variance necessary to ma1:e reasonable use of the property. We do not believe this request is in conflict with Lake Oswego comprehensive plan . In fact we believe our request for placement of the garage • is an aesthetic improvement . This property has been undeveloped overgrown and neglected for more than 20 years. The development now under construction provides for a • architecturally designed home to be constructed just outside the Greenway and the Stream corridor . A two car detached garage with a proposed location just inside the Greenway ( see Exhibit 4) is planned as well. It is our contention that the proposed development will discourage indiscriminate dumping of refuse and unnecessary pedestrian traffic through the Glenhmoire area. This development complements section 48.470 i Purpose Applicability) of Lake Oswego Coning • • standards. The placement of the garage will in no way have an adverse effect upon the Greenway. The 20 ft encroachment into the Greenway boundary is the most reasonable way to solve this problem. There is no way to put a garage on this g EXHIBIT , I Z r154 • property without obtaining some type of variance. Please note exhibit #5 it's a sketch of our development plan. We understand that if the Staff discovers a deficiency in this application we will be informed thereof and given an • opportunity to provide further information to remedy that situation . Please let us know if you have any questions. Very Truly Yours Scott and Dru Schroeter EXHIBIT 1 2- ti � • k . We purchased the propert: described or. the _;ttachod sheets in Feb. 1987 intending to buy id soon after the purchase Due to man, compi..cataono ue.or.d c..r• :ontrol we were nut • able to apply for a building permit until duly of 1989. We have now obtained a building permit to build the house but have not been able to obtain a permit for a garage due to the man', restrictions imposed or. the building site. We will attempt to outline chronologically, the problems as well as the obstacles impeding the useful development of this property 1987: The building site was not buildable because the Glennmoire Water- District would not allow us to connect to their water system . This Water system was the only municipal water system a.ailable to sever our propert, at the time of purchase. We were also informed that this 1 acre piece had two other ma,or uuilding restriction:. 1 tar:' of the propert, fairrg the ri .er was in the Willamette Greenwa, t no development was to occur without a hearing : 2. 1 The stlemm corridor for the surrounding drainage area ran through the miJdle of our pr•nper+., Nt build.rig iu td a:.ar.rr etr m n . The _tr"eaabed .s r`al l t, a d,th that EXHIBIT 0 + transmits occasionsl rainwater: the ,cji,lliie of water transported is refati ,"el', speaking, minimal. E::hsbi t #1 1987-88 : We had ong,iing negotiations with Cliennmoire water- district attempting to work out a settlement to obtain water service for our lot. Please refer to e ,hibit #w for • chronology of communications. 1988: We secured a non exclusive easement from Christie Schools, located to the south of our property, thus obtaining a Water easement through their property allowing us to connect to Lake Oswego city water. Please refer to • exhibit 3 < 1989: We Obtained a building permit for a single family home, meeting setback requirements discussed aboveboth c kern, 0 the Greenway and stream corridor) . On the plot plan the • architect included a proposed garage location. The Lake Oswego Planning department indicated that we would have to apply.for a variance because the garage Would have to encroach into the Gr-eenwa, and/or the Stream corridor depending on how the garage was :situated. • g EXHIBIT r �. • �r_ • . ." 1 Narrative We feel this request is needed to present unnecessary hardship upon us because the eropoead site of t`.e detached garage it the most; economical location and will facilitate reasonable use of the land in compliance with the minimum variance standard. The proposed garage location will allow for the most reasonable use of the land without encroachind '1 into the stream corridor. We felt that placing the structure • 1 in the Greenway would have little effect on the wild life and would sustain the natural beauty of the area. The . following outline will discuss several possible location ,, 1 alternatives and why they are not reasonable. Unreasonable placements: 1) In back of the house (west sside) the only two ways to get to the garage would be A) to put the driveway through the stream corridor and B) There is not enough room on the north side of the house and it would be nece. sar•, for us to obtain an easement from our neighbor. This would have an adverse economic impact upor us.and cause unnecessary hardship to both parties , Furthermore constructing a dr•i ,ewa, or, tha no,ath groper t, line wo..cid require a " large arGunt _-f ?rth fill:which would acain be a hardship, Please refer to _,.hibit 4, , = EXHIBIT +.tq-e14s,Ul-31 w a - - ' We J:,,. :i. design the hoLae ti. h ,c a CS•r ge .Srdernt=c,`a'. the structure because Al The house would be too tall. 6.) n ! And it ,JOul d t:e tlnre::zonaol e to ha',a an acre oi• l anc and only use a 60X(:, area (the house envelope? . C.) The ri .'eway would have to go _•.•er the Stream Corridor, which again • would require us „., appl, for a variance. • COMPATIBILITy REVIEW COMPLIANCE • •• " Presently the proposed building site for the garage is an attractive nuisance because frequently garbage is dumped there. There is a trail there now and it is easily at..cessible from Old River Road which makes it an eas; spot for people to dump garage and; or vandalie ,scant homes because of its accessibility and remote setting. Having a garage on this spot will stop this nuisance as well as deterring criminal activity in the neighborhood. We feel this request, will in no wa;, be injurious to the Neighborhood in which the propert, is located or to the proper+•, established to be affected b, the request. It is our telief that this request will enhance the propert,• because this portion of the land will then be maintained. New tress will be planted , and it is hoped, that a ni.mber- of lees :ie_i`= bie trees car be replaced with nati fe trees • whilot ,v.11 c.;,ntrit:ute to the pe,slit . of the neighborhood. ur _'1er mor•f?, ei.]hb,•]r : -.G tr _ i,o,th ,,: hcol ) •ie g EXHIBIT 3 ph ,2 tq-13r/IJ iit,b`► b, ._. .,.E :.hn r :...sr.,:4r _.. anc :is%J .r... cr, .. - sane~ c:s .ici_ or :i11 or 8chcc::_ biildingo are mi:.rn tr an :t.,: ft. fr--lrl whet = we are proiiiisanti to build the garage. flue tc the d1Lt ace between - the biw;dings and our land along wstlt the deed restriction_ wefeel .� .. _ a,-eaV..l t-?f,75An ., �.. , vpi�r� bl.4a ... b_�woe,n the two properties. Thereb-, protecting wildlife habitats and the natural beaut, of the area. • This request is the minimum variance necessar, to make reasonable Lite of the propert • We do not believe this request is in conflict with Lake Oswego development standard 48 424 (2) . In fact we believe our request for placement of the garage is an aesthetic improvement . A two car detached garage with a proposed location just inside the , Greenwa,, ( see Enhibit 4) is planned to accompany the new home under cdnstructior, . It is our contention that the prop:.sed development will meet the criteria set forth in L(X 48.454 (2) for the following r•e;:ions; ( Please refer to site plan while reeding~ this section, ' r1! The fish and wildli•fc hebltit.c will dontar•,.ie tc be pr'ct`c ted and. or nCt e(ferteo br the pr.,,p,s 1 z.,.,-,r aC,e because I the p : .;.na will he p„_....11 o,at,ide t,, t. 2 the pr op cased boi l dl r y :,t .a 'rct vr, t "le •- . .er- side of t' s r{ .i l'n..v1 . `'J-, m y r i ,e;* r d., . • g EXHIBIT_ • k 1.,),i. r %t i al .:,fir,-.. :.re :::., •.ewr.t.. _.. L:: ., n will nct , r ='t'e.: et B the'he p.-.1y'oe?d r_ulilling site . o ("Ni l ti_a'.%�' rr fl tho went :lido o- Fi .cr F.rt. . It wi., `,b_ I�Iv. .y r't.lc t ill. ...ewe. • c l To the beast c+ cur • nowledLe there is n,. eocl ooical ;scientific. historical or archeological e','ldence in the SOO square foot area we're discussing for the proposed building • site. Our research was based upon the county records and , escrow title search. D) The qualit, of the air and water adjacent to the riser . will not be effected because the building will be 1'0 ft. away from the river. The air qualit, will only be effected by the two vehicles we will part their t those vehicle will be there even if the garage is not built) . F N E) Areas of annual flooding , water areas . and wetlands 1 , will be retained in their natural state because the building will not encroach in side the stleaa corridor and dui: to the elevation difference between the proposed garage site and 4 the river the building will be outside th. 1 r' tea.. f:o. d plain. • F. 'he natural .E0e1. 11-,i le. fringe w: 11 be malrt:asncd We will not rernn.e a1, ftla..;r •eetatt,:5 . • • !bl Eli:r b rr.e bushe' ,'-Y c weer=1 will be re mc.ed. d G e »t `. E . 1. el .. s l r. i Ci er t i l t Lc. • ea stre.+r cor-idor and 1•1'. .ea.. . .do:1 tr,e • runoff from the building will be d; .erted to the stream. • H) The proposed building will not effect the public recreational needs. The land ne;:t to the building is not in an, recreational area. The land on the r•. .en aids is axinost straight ;.r:r ft. drop so there is no access to the river in this area. I ) The proposed building will discourage vandalise and trespassing to our 1 acre piece because it will visually show that the land area belongs to the house we are building • ' presently . If the garage is not placed where we proposed a , there will be a visual question to the public as to who owns el this land . F'resentl, we are having problem' with garbage being dumped in this spot. Also the garage will discourage the public in trespassing through Christie School Campus. J) The garage is a dependent structure and it is 25 ft. from the following setbacl. lines; arm, Corp of Engineer 50 Year • flood plain. and the western right-of - wa, line for Old Riser Rd. . 10 There is r,b necessar, public access. • . This de.elopmeht oompllmerit' co,ti_in 48,4'N F,.rpo=;e w F�ppli�ebliit. ' o Late J�wao cdnine _tar lards. 'he placemer,t .' the gard_is i i ''-1 i,h no w?•, l.ia.e an ad.erse of-et t .Fori tee Green.,:,. -T•e it entr_ _hment the EXHIBIT • • � ' 1 r Greenwa, boundar, is the most: reasonable way to solve this problem. There is no wa-y to put a garage on this propert•, (77.1 without obtaining some type of variance. Please note er;hibit • #I it's a sketch of our de.elopment plan. We understand that if the Staff discovers a deficiency in this application we will be informed thereof and given an opportunity to provide further information to remedy that situation . 1 • Please let us know if You have any questions. Very Truly Yours . I Scott and bru Schroeter • ExHiIIit • ` { ' -�+ �t I '� a\ -• I m £ 1 1 U`„0 i- ] I ppn „ v t . v- - O 47 1 - I�r J A \1 .t . ..ti. N,7 r7a�Vrv1, ,. i a )\)9, ,,,1 1.4 rit o L— . 7 „..........\.‘. , 2 • , Y ,.,A.,..... ....,, :..„.,,,.....„......„ ru ,,.., a a.- /' Off_ ./ -1 ` , Nam~. Y . p7 „, , N-i C" -i 9� \ 3 1 ice. 4-• ....tr-- 2..;.:01, V...,,,i... 1:t () in .," ...„:„....7.,.— ,%„' \\ ',vi."I 0 '0 t1 - Wm . SIG - 1r� . '1 W J• nt , isO-Z7 4- 1 I ll•0 1 a' i *:�7 W . , - I ----. \ ei, 1/41-1 a, ':) _ CZ U FILI / • \ii • go r, till p o (Y.IU yi . 2\ Lr HI ,• ,o ` ds\ O r 1 011) t u` \ A Q o 3 3, a, I r • . 4 /i .. _'''...1--7-T-1 . 4._.._ .. _»....-.> _•- _..._. Gt.l4� li,r i . . . • • . - • , I 4.--97.4....1 ; tii.11••••••',/ U4/2-, ••••.1.4.- .,S.1 • •••,y•1. ;•Sf .34,02'CI :it •,,, IC lc. •••, .4 . 4.' I' , .`,1-,,,,.o • .1 E q" --al— r"---", t.-7-1TE—' --- '-- 1 •4.." :' •----‘1 •-•f I I' S.t- I: I Ztrs•lc..Z.,-; t Ir "4. 1 11. ,01 vItt •C g...441'1 -"le 74 .2 413' 1 , I .....•77..... t .1s 0C ZG.C.C.1)'• 11 '• •Ct•fiCl':-.t. 4.; 4 • 1 I ,4,.••0:).c.0-14. 4 4...a•70.1to i • 1•"="--.:17=4 ' 1 7.0... 0 1 4 cr.,:.-,oe-,:. 0 ,, ..1;',t•12,:lig: . ' • . I" H . 1 i. -.... - =a''"..,.,i 1-1:-a" • 1 ,.,••- i•-- :-4•••\ ,s , 'J. \ • '41 1 /12--.i \ .• - 4 1,g . . 4 4 .4 ••••4er • ...-• \ . • . 1 E . -e • z.< led t •:, " )• d'..„'Id . • , • ....._. ,:, „..„', „.. • o_ .. a) t213 I - L 2 it ii;4.. . -• I ..- ,, v, .i .• „ ...m • ....x 0 .. 1 ,.......,-..... .... ............rala r.6+ ...04.. .... .a...^...•4.- i .i..? .„_...,..........,),.... ' 0 '. . - • • • :z. • , • o.ez. .'.• ..!.. . ,/t • . •.,,.......,,..r - • ..: . I . . .... —.A....c; -.I 0 su u_,... , l I il 1 •-•.—•sl-- 1...-'4-7.-...- I 74 7 4 i4 i• . i.. .I. •r N.ouudrool . 1 Iii lc L-1-1*I : i \I;Lji i r...,,. ;°.' 9' • I ; ..4L ..i. 1 I. 1; ' I A 1 4;';'-f;; I -.17- • LT-4.• • ' ' -:-. 1. • .1.,..,‘J ,,,(, .tf''• .*i I -•'-4--74,'1704'7-4••-• .• Cl ta ....4 1'7'1'1 ',1 • --- ! ;l• I J •••• ._._..1 Zi. —, • . . —• I'1 I-• i ' til 1 '' "- I I Tr- • •-.f.....,,. c • Ca . • * (71, ..: •'4 4• .• I ''I' I I 1 r 4 '.7: 44: •,1,:j4 I!:412‘4, ,, re • • I 114..t • •• i • W Ze.-1 ' , 4 :• . ,•-•1 t• V;.• .••••• "•..„;"••,.,..: '?"',es•',,r .:.4.'' I J 1.• • I 1 1 41 t.4 • . ct .r...% I I • ' :'. ' ' : ca —I I .il -'-•-: ','N '' . • I . i • Id 1 C3LLI ""-- 7 Ce I'. • • i CC I W I, _ . ' , , n .1, • .01 2 • I 4 i-4'- ' ..4 'A' cc>;1 l' i . • , , , .,/ , _ ... • .. A I! 1- ,-• - • --1-- :-•:7-,,,•'•-•'•• A ,,,,, I cc,t;r,In....••• , .., 4.. ; I .. I i I ., . I '",t., 1 -7.4:: • I \ •• tt 7. i . 'I """ '. ..lit i r- "•,,,.'" '4 1 ''1 ,. .•-•• 1 ',,t 0. „" ' .II .......--.-- -r... ...1...--• r.----N• i' I 4. , , I ,,1,1,,,' g • 0 • d . —" - --- - it I -% .. :',4 1 1 1 ill I Y 4I 0 i I -LL.--i--'-'---- . 1 Z • h •-"sv.-:7,)' 11 : 11 ; ' 11 i . -,..,,,—.-.-, Cn I ; •••te' — --,t 4 " "----- — *i.? ---..,.,.-,--- -----, — • .., 14 “v,T .L.4 • • . ... t • • Id . i , . • .4, 1 •- .-f•• . • ,•• ';',`...*, •.•!t,..,... t` . . , ' . `i , .. i13 ri ••.. . -,•!•••, . • •• .:';'-..-711:, ,• . 2 i Y •• i •,;t f.' i s 1.4" .4. . ' •• ..-. -*.` : t%.- I-. ,'.. .• i P*L4 C 5 7,1' & 1... •'r24"1.* • • 1 ; ' ' -••••• ' . : Lui• ' — ii3fv:t- .„ ,,,, -'''''''' . •••• ' ...t I t, u),•.. m :‘:0:1;: •• il • — • 4 ,f . •5.‘.•• . .'. c, tt 4.•,..4,,-.,(I.., . .ti [ 7 1 i k.....C1 1 , , . . • , ,..,__,.......... r!--- ----Lr•-•--,--- _ 1 •' ,1 x ,r I:, _ • ,„ 1 I. 1 .,..1 : i ‘•••*1 \ ' 1 g -4.• 1 •...01 . ------7",---`"••••`••'="---1. • ,T, . . 1_.. • _______........, , I. , tO , • • I I . 1 •-•-... ..,•t.— - r N luo0MICIA . ',----.. '.. ....._- N... ,5' t -17 ..* •',7.•• .. . . I I N 'a , .,,,—,• 1— „ 14. • I • ,,, _ p....4 . • ' i . -r<9--=--0, ,..g :,11 fl.,L=L „-1.#, -.,.., _11 • , 'T i . ,;*,-gf -41 u___ - `."' . „ b- ._..,. ,:f 0 . i'- 4, .I. 1S • • ...t 1 i ,_I.:„.1 N....,4 7e.e.,_. ..,,--,-. .. ••'- •d t.. .::= ,,,i ,, 1 . .. . • I ji _ __7.1'ii._i:: • . 1 I 1 •i' Et ' . - ••• ,`•2 .•1 As I. 1 . . ., . ••.,e,... I .F., • .z ...14.1 .I • _ 'Hit: .1 . 0 • ‘I / I '• 7„, • .i2 ,:... • i -III ;••":r 17 1, 1-= .f.,' '1 tt ...t,% •ii- I •• ..'1 Izt• •• ( .1 i I 4, i ID'I.."71,1 g > . . 01, .," ' J f .> .• . l• • ' • II't LU i i .t '..';•',.:. i .4.,:L____ .')21,...4 --I _,__-._-__-_4_z-_\_-•'_/%\,....I;IIIsIi'l- IiiI: - p0.7-1 7:1A..•11 1 t1••iVK, ;'11-.•4?\•••.'' •4.;i 1lI5dd4 1•I 1LT,7JI .• I.•' Z . - . ,..7 ;--4. •- ••=_-•••• -.,-,_.._ .tairyatoll,....--1-4.0.,7 '..r!...,4, . .•,;c - • 1. I . 1. 1. ••• ct •;•3.1,0 CC • .1 . . I NI ir •••• . ' -• ../..„, =.1.. ..:..4,,• ,LL 7 I' . ii / ).41 L.,J 1 ,„„•4. I, -1 . 1- ....3risi ',1'.--,,,....... ,,,, --. _Ii..t: •• I. • --.4 2............._.....:.-.4.: t. cz 9 ! -11 --. I . 4.•(41 ....0 I. .f.'lis..d "....0 .0 f 4 L .., , ..• 1 2 N." 1 •IAt,------- )'.1 I , • . . 1 ( t \ . '• 1 .I- ,:• ,., •...,•,,...,....',`,,:,;• L. • ,4el, ' ..'114 ' • \ \ '• .. ts • • " ' .t t'' *1%,- ••• 1`.. ;:i . • • • i ,, ..,, •,,, 1, 1 ••_,. -'...'11 - .. 1 a.:'g 1 3 i 11.J.t i— 'ail i... ,,,..•••i, -..., • 1, ;.• •e., 4 4 4, 4 4. 4 4.. . „).64.4.. ..4 i• !A-..:•*.Asi. .1'.• . . 1 • i , 4L % ' .• •("...L. ...,4:1.....1'.•.t:•,), :, :' •..1"•'"'•,,...-,"'.' *- • ,I \. 1 • ,' - .' . ,, . • .:"..'4. `.. -, T,ii 7 1:t..t.„.s' ': . \ 1. • I . Iql't 4...''••• ' II I: ..:7.:•.. ...• )\ . 0•• \ . / T.\ 1 .' 41111 I I ,,,,,1 i • 1 '• 0 , , \ 1 -21L ':i. . 4/11, ,. .3 ' ' 3' 1 '.K.''/ //1 . .e.,r•-•-•;—' . ' • 1.23,..4 • * 14,1 ,...I, i 11. •I jf .:1 '''. '.0$i ...17-_,,=:-:i t- 77/- ,•;' ,,- . • '-',"I I i ,1 d ,/, • j ; • , • 1:- ---,- 4-1, • - } ..t • ' ZS)`' ..' ,/7 • I. .-..-:4.- . . . \ ;01i..• 1 , • . •-..•• U.J Ai I-I,/ ..., . hill—, . Z ti ,p. . ,,,,, J q , • ,ir ___ ..., 1 ii -...-, ,...0 /- • • ,. i, . ' 1 I j.„`11 ...7. rf i .) P : _ < •,,..,____________!!__0... • J7' i--*/ : ".t.' iii . ', , ".., _ --1 37 of I 7 / 1 0 : .....—.—....-.....4...),.... , .. , ,...-..-1--.-...-11 Cd i ...,;./=•i.:44tij , ..-t.,--• .,-,-,/,....... ----- • i 1 .7t a ,!,614 ‘''..--------iC-------,2--I.c'A '` I-- I ,,:,\, Ill , i ; •41 1 ' cn 1. ,, "IF ,s, , ,i• , - A 1 —_,' ' 1 1.t•'i i i. t .•••1 1.1 I 4•71---.---...... ,•-: ,.. .... --•••=-.=.•--_..1..1...4,....1 \L',11100) -I 1 0141-,•:tt 1 .• c 4. — • ' . • I • • . ' • 4 I . , • .. ,, ; • , • .••• , . . ... . •.. . .. 4 .,1-' „.•• •-_,,..---------- ,•,,,:•;" *. •:- . t , . . .• •• '• '.; ' • . \ 4 .. •. . "... .,, 11".11r4 ,1•,6-, .:[. .:ruia-.t.l.g0-.,.c • .s-•-•;;;--.e., - --'' 1•'''''=',-.-._--<<'/. ' ' clq • • . . _ . •- ,-•-:.--,;•-•4-.,,.."<„ ''',•••:,'", 5'..;4'-se' , . sv,.•-•••-r--;--%, *,‘,.......,'sks,......,.‘, .-,'„..,q,.-..„---- w •• • w 9t; P*) . , • --e," -...,._ `ss.:;•(//..,,•, -•,..„---- 1 . . • \ „ ‘..... , ,,...-- : to.4.0Argimpl . I 419 ,•ul • N ..,.' 0 0 • .. '. 0 7; 1 0 L . I•‘__, ,.. If.., , ' • 1 ...1.•t•.'.•. ,.,',...••‘...1 ,Y• • ; • ' •• ' ,::' ; ' '....i: 4 '• .„..,..--"‘ 1. tl. ) i'.' i ' ' . • • , , . ,-.• . - • 41 • • ,k , ••• ••.:•. ',, •,••• .. :::,,.....„: ....1!:..44:-;it.1::.::,..e.4.......,: • ... . ,,,, ,,,,....,4-,...-.• . 4 ; trie-fl, . • • :•••...:*.,.. I••.. . ,.!....,i,,,--.:::)•:: , . •.; 4 • f , .... • .. i, 3b ?„1 iq:1+ 'j'r 4 4 •.6 . _ . Il••,6• •1 .•.,ne `'',,:•;•••'''.•1 . t.• Hz ••c,q H j i 4 .....• • ,. . . •.,,f....•...'4 1 i! 1 . , t i . v.,-, 1 ' • -P il -*,••••• ;4-,,V.,:.•:-,;: 4",::.t..1.1.;-.÷... • • 1 I • 4 . t: ,' . ,I.', -•1:'..,;-.•*.N.......-•?.4.i.%:.-31 , •., ......:1,...„,:,:_,.t..-7,7_,--- 0:1-. .417',".7_.___ Iii=miro t .,:.-^'1*- -.:i: .. i c•...g I, t.":.•,,t1,..1,::'re,1,..:e4.Z.:etfr;ie;.-,1'.7,,,;, . . ../ ....,...--.-t-11 a:s.:.—:."......,L . ..a. ... , ,... • 7- - -,•- ,-dg ,,i..,.,., , .:,.,e:= ,,,,,...i.,-..--DA-.•.......r.,-....,-,, . . l • 1.• "Otf • . •**" -,,•::•••,„7's, 7 I 1 -,•=?•:).:."1,.'•;,.k,•.•*.iliw,,..-at.,:1-4.%:.-. ,,, ,.•.> ie , : iyi , .• - ',,,t,-$4) ,,,la ,,•••'I'S ••••••••'Al.,'•!•i"/1•41,tVel • : .........• .6.1 ,„,:10,,,:. ,,..4,..,:,...A.,.,,zir..•....:,:. I II „ .:46-7 ,1 i:1. „,. • .: -1-•-• -;,-i.c":11.V.1 4.„ilkrit.:-• , I " '',,•,,,,t,'•:•.,- >•.;,:iit„,t.`i'c'; ;;.....4.,. 1 a te• I I 'E • . • . ,-,..• ...., .••••:„:,!..-• .t.4.-..„-., .,. ... -,..r.t..q.._...,..,,,.,-,•, it i. i ip ,, . ,. ,,, ...,„ . .. . , •,•.....it.,•:.,4,0-b,;.:,f.,..411t1 , .4,. V- ,,,.. ,I. '. !;'. : r•-:'•!.:.....J.:f4•:•••,:-e.':' ' • II. a 1 4 ......:( ,r•t•,r,-.7';:'..1.1•4'tr........%'[.*:i': [ [ . 1 . ' ! . / • *''... .t!..'4.1.-:`-`. 7•4,.* •t---- .. ,. . ••. .,• •• ..t•i••.,..!•r 7. " ...i : , ; ••••:,:•,./• I,, • 1 • . • • 4,4 ' • •••'•°.' . *' 1 7r i 4 0 •'f •'. - . 4 ' Zl. ..__ a t-4 — I t „*.," • • . • . e,Iv I .„tl$:' ,:.:. ' 'I.---;•;:t„,:;.;,.. , •••• • I 9 il or,.04. ,'.. -,...i..'r,...t le.i 4 '1 to:i Illig A . ,., d . , . .. 4 0i ht t!3. • • !• d., •'.-',.. 1 i 3. ., I -'1?,.,,,iiii•i,;:.,',4:•:Sti.:r.z.'%11-ttl.':- .i.i.; 11 •,., '. ''.;. .'..4ii.`,... ' 1" -:',;(:',,,-....'"•:,,til2:,1,;.'.1'.,:Aie.; .7,4:7 ' •., ... t.,'t,,,,,-'+',, .4.,..A.Ei,,,,.,•••t 6;11- . , '' /.4 "•. 1..- -7••.•...... :.,;', , 9, 1,,41,..,..,:f..4,tI..;!.7/2,,V,•,$,I .' . 7 ',4?..,,` " 45,1*fr,;;[1:$.,tit4, .,../1::',.i.al'. . • it. — , . , . 1.,„1.t.,.....,'....a W...17..t. ;47.,.....:,,,,...2.', • • ' ; 0.741t1'. ' . ,W •,, 1.0 ..,.•.••• 1': :.' • .. .. ' ..I:i. .•1':A':, ''•4;44:..4!.....1 ; • 1.1"4. , ‘11•,- ... .1... ... . ,,. ., •1 e 1 • . 4i3.141'. , 14-4,1 1 I .• .. ' ,-: '.,..'. • ;: . , .,-....'...t.':.' 4'..'t'',1*.r*Siti'l.. ....i:t•Y; 1***1 • i , .,,,„ „ , -;;;I:,...',...,„•.r.,••.47,,•; .i . . ' '''''' 'r ' ' ''r•r'''r:1,7.-4.•',1,- .•,,z-,•• , .. . • t #.41 z. , •-•',...*3••• ';',:.: ':- ,. -•„'".t'••.' '±'4. it 1.7/,17.1...";;;:`,1f:'41.4'''! i . . ,,. 1!t'' ',r,:... '•!'i",t 14 t' '4.7-Ps.. '' '''.•'; `‘....,'..Yrr,,ii':4..i.:T.'''''''.;„=':C' 1 \ \\,7 4 1::i,,.,*. ,?.41,i .,,1.,,t1 . ..: ;C::: :.' I:..'....": 1\11.. I .g1112:;!:-::-'::F,.74'1'','1,,:i::::::L';.;lri.:<1;1::::1::.:''.•:17:i:.'f; „4' lEt-- • -1. I - . NSf 4k 4:-. • ..gt 1 4' .1 A7CTil 4 II 1 ........,........ I i •. 1 te.l. ,.., • ,_ \;,,,,\,,4,, ,.. , ,i, +: i t •t.,,,i .4,„/ .,,:,,,,,..,.,=„., ,,,,k ,,..,•,.., u„,a, . _____„. tti 1 •I 4, 4,, . -t ••...*,,0 Z.' ' ' • 4 1 \\:\IC' I 4.''dela t • • —•:.• 1, ,.... , .4 '.14•-•'--'• 1— ir • WI "'...---,/ 1..• - / •Ir ,--L.-. 4,4' /'1 -. ---- ' 1, 1., 'ftt te -1*. ' ,'. . 1 0 4 0 i • ° ''• . , • ,"•,,-„•0 ,' ,..e.A, ,,,o • '' ---/•-•. it 11 • 1-'4 'I '-'• ' I- '•!, . . } T c-1 L.)••I , ,- .%. A ,:::f / -4..4, 44,''.4,4:....1,e . * '..k. '..' I . nt, 1 t 41 // )1;1!t1.1 1 tr: ,1/4t:tv,o Atu.i.'''' I '''. 1 ii.i , • - tr) t i 4!• cf, t' . '4 1..' • • + . .- ,4,,,,,i ,„,....;.?. q•A )-"• J•1 :n•tf ..-7,-----.---4"!--:“.1'1 ,‘.11t1 • .,t,S1I'l -"ti q 03 V t.)•7 i , - ' • ' Z x 0 : I ! ' V. LI.t• . . -• . • . ..1 8 W.,,t,.,. .. , i, , . - •./ ' \I _• p �� . , . 1... .1... 1f ! , k \ ?`` h . . . _ ./ . N..1047 ...!,, , . % ea ,r .iu�. \ X �y, � �� \ i '''• , . ..Ma.-- - la..... .-:. ' 1, if . - IlL. 1 1 -6::'-''''' \11 t ' ' . 1 7''-. alt ,w1`i 1 ' it 'I .I 41 " 41. .''.:4°' ' .. ,......_:... .. _..6 . 411rt 6. , / ' it.at"Wil,4111 \' •5 `I .v(, . , Nth 'i ' \ ,..ilikt, „....,,.. .... 0 ...\\.....,,kk1/4)/ . .\.,2:::... . , 1 % ,\ .„ .. if. . \-\\--44- •. • # .. 'S\.'‘ 1.....a'.'-.-'.I*4I-A".l.--lli-4-.t".:..i..''-'r.i'.r-4..W..--M-Oi 7-.l.lI.11.\Ri 1‘ \` >y' .'t ,\ 1 �1� '\ t.Yl ll ti i,3', I.. / \ A...,.,••••:::1Alt.'A VI I' \ . ' j : rahlig, ,..,,,„,..77/ ,,.:,......_ ,.,„.,.,,\� .� I 1 , 1 4 NONEXCLUSIVE EASENILNT 1. The Christie School is the owner of that certain real property in Clackamas County Oregon, described 4 on Exhibit A attadhed to this Easement. . 2. Dru and Scott Schroeter, husband and wife, are '' owners of that certain real property described on Exhibit B hereto. 3. Schroeters are currently unable to obtain water on their property from the municipal authorities. They 1 have requested that The Christie School grant them an easement to tap a water line on the property of The Christie r School and to lay pipe to supply water to the Schroeters property. 4. The Christie School is willing to grant such an easement only under the terms, conditions and limitations stated herein. 5. The Christie School hereby grants a Nonexclusive Easement to DrU and Scott Schroeter, as . \ described on Exhibit $ hereto, solely for the purposes of n installing and maintaining a subsurface water line to provide water for domestic purposes to a single residential dwelling NONEXCLUSIVE EASEMENT - Page 1 EXHIBIT� 9 a RP ORP/f • O. . • ;,. A.' clients, the irri on grantee's property. Such fire protectio not limited to, irrigat.. Grantor's determj landscaping and gardening for g: excludes any commercial or agric lavailable suppl discretion and no 6. The duration of d 7. Grantor re shall terminate upon the earlier ri A relocation of the easement (a) the reasons reasonably necessary or suitable for dourest improvement of grantor's fa authority or; . 8. This grant (b) the occurr, neighborly cooperation c restriction set forth indirect monetary or other of Sisters of the Hol` ' ", "• and recording this easemer non-profit corporation grantee agrees: Oregon non-profit c (a) to rei 1966, recorded April 1: costs associated of the land records easement includi: occurrence is a ground ,, ' reasonable attor: (c) communicatiot easement and in grantor's determinatior appropriateness; of water from the r (b) To def reduces the availabil harmless from, a volume or Cressure claims of any nai inadequate to supply a] the easement in but not limited to the NONEXCLUSIVE EASEMENT - Pat NONEXCLUSIVE EASEMENT - Page 2 (18/arIchristte.e4A) f►9/cr/ehrlstle.a►s� EXHIBIT 1 9 ti excavation and placement of the irrigation pipe 4 1 upon grantor's property; • I (c) To conduct all construction and maintenance operations with respect to the preparation and use of the easement in a manner . which will not interfere with the operation of grantor's facilities including, but not limited to, the avoidance of any noise which would interfere with the carrying on of grantor's educational and custodial mission; and (d) In the event of any breach by grantees of their agreements herein, or of any action. by grantor to enforce the pr..visions or conditions «' rereof, to pay grantor':: attorney' fees in any • trial or appellate court. • 9. This easement is appurtenant to, and benefits + i ' .1 only, the land described on Exhibit B and burdens only the land described on Exhibit A and shall run with the land. THE CHRISTIE SCHOOL, an Oregon Non-Profit Corporation, By: vInp. its: rA., Date' February 1, 1989 Y � , • NONEXCLUSIVE EASEMENT - Page 4 t4O/er/ehrlatle.eaa) EXHIBIT L14-161hr ! :" :4 t w w • + r • t• STATE OF OREGON ) • )ss. County of Clackamas ) Y, On this 1st day of February , 1989, "' before me, the undersigned, a notary public in and for the , State of Oregon, duly commissioned and sworn, personally appeared H. Pat Ritz, to me known to be the President of ., The Christie School, who under oath stated that he is . authorized to execute the foregoing instrument, on behalf of the corporation, authorized by action of its Board of ,,' `'e4 Directors, and acknowledged the instrument to be the free , and voluntary act and deed of the corporation for the uses '. and purposes herein mentioned. WITNESS my hand and official seal hereto affixed ` the day and year first above written. v ' ,+1. r r • ' ..'. : Notary Public for Oregon My Commission Expires: a �T y Af , i'�._E TT ror ; `:�:co .Go My Comm;s as k g,,ires / vy gi L • • p ? • 11.4 '- ,, NONEXCLCISIVE EASEMENT - Page 5 t � , s00 g EXHIBI,T4 f 49Y8 ss4e1 w ? r, • .'S • • .fir;"! Christie School h '". rr Marylhurst, Oregon 97036 DESCRIPTION OF PROPERTY • A tract of land in Section 14, Township 2 South, Range 1 East, W.M., Clackamas County, Oregon, more particularly described as follows: y,�. Beginning at a point that is South 30°00' East, 16.5 feet from the quarter corner between Sections 11 and 14, Township 2 South, Range 1 East, W.M.; thence South 61°00' West, 375.37 feet; thence South 0°28'25" East, 277.40 feet; thence North 65°11'25" East, 219.45 Feet; thence South 31° 45'05" East, 254.48 feet; thence North 51°32'10" East, 233.31 1r , feet, thence South 69°45'40" East, 200.47 feet; thence North 51°38'05" East, 323.92 feet; thence North 7°29'10" East, 244.68 feet to the southerly right of way line of the Henry !, GAns Road, said right of way line being 30.0 feet distance as ` measured at right angles from the established center line of •'*‘ said road; thence along said right of way line North 83°45'10" West, 221.69 feet; thence, continuing along said right of way f North 46°28'10" West, 262.13 feet; thence SOUth 61°00' West, 289.62 feet to the point of beginning. A tract containing 9.74 acres, more or less. • • • • ` y EXHIBIT ' SycW1.18-131i x ... ♦. .. - ' .. a -a .-, 1'.. .. .i.. •••.•••,, II 47- '-,';:,'','1::::.•:.','''.'', • . . .. . . . DECEMBLF 8, 1586 SCOTT SCHRSETER ... . . ',..'.. ,,, ',,;•.••il WATER LINE EASEMN4 , . ... •• .;', „,i,,11 . . • A strip of land 10.00 feut io width for easement purposes being 5.00 feet in width on each side of the following . .described easement centerline, situated in Sectlunc ii and 14, 1.2 S. , R. 1 2. of the Willamette Meridian, L18:1-amas County, Oregon, being more particularly described aw .. ... . ': ''. ..i':'•:::', . . , . Beginning at a 5/8" iron rod at the intersection cf the southeasterly right-of-way line of Poplar Avenue, Plat of ''.!;.12•-- i'i" .'..,/, Glenmorrie, with the southwesterly right-of-way line of the , .• , . Henry Gans Road (Old River Read) . From said glace of . -.. . beginning; thence South 6r00'00" West 5.31 feet to the centerline of said :Lou1 foot easement in said southeasterly - # . . .. right-of-way line of Poplar Avenue and the True Place of . , . l''.•';,''', ,"..i:1-''' Beginning of the easement to be described; thence along said centerline the following courses and distances; South 4o° 2811" East, 40.63 feet to an angle point; thence South 47' 44'26" East 242. 14 feet to an angle point; thence South 07° • 52'30" East 77.59 feet to an angle point; thence wouth 43° .,..• 04'11" West 203.83 feet to an anglu point; thence Sout'l 55° 1441" West 116,32 feetto the terminus of said 10.00 •'.'''.".. ': -', . easement centerline. . . ';,,,-1,•'•::„ ' ,' .1 Also the following described area Cc be used for easement , - :":."14,!;-ii•. ifi• purposes. From said herein described centerline terminus; A"...\.',H thence North 34`45.19" West 1C.00 feet to a point; thwnce South 55°1441" West 20.00 feet to a point; thence South 34u 4519" East 2O.uu feet to a pcint; thence North 55°11-'41" East 20.00 feet to a point; thence Worth 34'45'19" West. l'Zi. 0 feat to said centrline terminus and place uf beguiling. :•'H' •,-• . - . . - •. ' e.,.. ' ' . h•i • ?:Z'12' • egg co 4.1gi t- .; . •.:. ' .. Ju.° CD . : ...2„,:...,,, - cv ag E' d: ,. .. • 0 2 00 . • . .t ic,„ • • . . . . . . , . . ri.....1. 13 Wa ‘.22z. : 1.14 .e..i41.. . . .. ...4 . . ... • ' 4 '1 ..• 1 „ .,.. . EXHIBIT . - ! • at -. • ', ,-„ . ,-- - ......, 1 I .ci Mks : . , ',• ,... . ' — H•t• . . - •.0 n 1 ' , ; -' L '' .-.-... •, .. . , ........,...--, ..- . . . • ' • . .4 i ' Scott & Dru Schroeter 86 sw Ki ngsgate Date 5/1/87 Lake Oswego or. 97035 Letter to Property owners and board members of th+o Glenmoire water District. Enclosed is a proposal for bringing water and fire protection to the lower portion of old River rd.. Currently this area has no such services and has been noted by the city of Lake Oswego to be inside of their urban service boundry. However due to the fact that the Glenmooire residents decided to exclude themselves from the local improvement district organized by the City, the local service boards must take on the responsibility for these improvements. In this case the Glenmoire water district is the local service district organized by the residents to provide neccessary services to the area. This dilema has prompted us to draw this proposal in hopes that this problem can be dealt with and solved in a fortutious manner. We would greatly appreciate a response as soon as possible. You may reach me by phone # 684-2879 afternoons or my address is listed at the top of this page. ` Sincerly, Scott Schroeter Dru Schroeter Marjorie Wallick Terry Goldbeck cc: Harry Mount and all board members • John & Pricilla Panichello acI: H.McCann E. Doris Breckenridge EXHIBIT , : .1 fo • WATER IMPROVEMENT PLAN •== tt• yyf '4 J We the undersigned , improve water service to the Old rRiver Rd. protionesent this lofothe Glenmoirie Water Dist. as per comprehensive plan phase 5. It is our intent to help the water district to achieve this goal by forming a coalition of property owners in the district that agree with the principal that a water districts first responsiblity is to serve the property owners inside its boundries with domestic water and fire protection services . Our proposal simply states that due to the immediate water needs of the properties located between ta)s lot 1200 and C100 on county acessors map 2 IE llcd. The i monies now slated for the construction of phase 2. of the comprehensive plan be used instead to construct phase 5 of same plan. (see enclosed map) . Presently these lots are being forced to pay taxes as if they were buildable lots yet in reality they are not. The city of Lake Oswego has r mandated that drilling for water for domestic use is against city standards and will not be allowed. Causing more hardship on lot owners wanting to build in this area. ` ` n, The phase three area (of comprehensive plan) has no such hardship and/or tax burdens. They are all being served with legal dcmestic water from the water district } presentiv.Therfore we feel the water district has a •responsibility to serve our needs before they improve any 1r 4} other areas inside the district. If this proposal were accepted the undersign all agree to pay to the district i • current membership fees and other assessments deemed fair by the majority of the affected parties and the water board. , SIGNATURES:: i t I:t i '�' �FJ‹�iz e�`u- �'-2,PF • ../k/aq,feet'ee''''' • ; EXHIBIT I 1 f . • , , 0.1 . E . . . . . , • \„....\‹...a)411111e......) . ' , CITY OF LAKE OSWEGO • DEPARTMENT OF FIRE SERVICES 4 • February 11, 1988 ' Scott Schroder 14150 Goodall Lake Oswego, Oregon 97034 Dear Mr. Schroder: This letter is being written at your request and is in reference to Lake Oswego Code requirements for hydrants and water supply required for firefighting. Actual code section 14.020 item , +. � (6.) states that all development within the city shall be serviced with mains and hydrants. Due to the absence of hydrants in this area and the fact this lot existed before adoption of the ordinance, the fire department . will except the following: • t` 1 A National Fire Code Chapter 13.D, Residential Sprinkler System protected From freezing and connected to an adequate, continuous water supply. If our office can be of further assistance, please feel free a to contact us at 635-0275. • • Sin relye_11.-/:;7 f John McCau ey Fire Marshal ` JWM:jb cc: File ,, 71 a EXHIBIT •, 12 - (9.tA • 38•. SS1 FIRST STREET:POST OFFICE BOX 109,LAKE OSWEGO,ORFCON TD14/IS01I 135.027S 4 i. -.,gal irtl r �` '. A ,,. «r + ` , ' .1 • �, T,as 1!ay �+,�'" ��' • • ', .. 1 / ° • • PROPOSAL FOR WATER SERVICE I " • • TO GLENMMOIRE WATER COOPERATIVE ASSOCIATION FROM MR.?<MRS. SCHROETER Present address: 14150 Goodall rd. • Lake Oswego, Oregon 97034 , phone; 6i6-C17e MARCH 1st 19S9• • r � 4 - XHIUIT 13oF4 • V • .. , , '' 4 ✓.! 1•# f.• .� ' ',_ +}!, .r � » J. t' it • I •• ! ,�... r 1 ! ._ ... . , ' CALCULATIONS FOR TAX LOT , 100 LOCATION: Old River road, Glenmmoire Area, lake Oswego .Oregon. Volume flow (0) demands at end of stanebridge way with new house on tar: lot C100 included 60 gpm. + Y E::isting service connections 2" PVC pipe installed a distance of apprr:. 5..rr feet. Head loss for Flow value needed -'per 10Cr ' Total head loss for 5._0 ft C7' „ Convert to Lbs/in"`2 C7 • ^.C 1C = 16 psi drop. • ELEVATIONS Glenmmoire Water storage tank overflow C66.5 feet Tau lot u100 upper- corner N.W 75 feet Total pressure head developed 291.5 ft. Convert to Lb/in'"O 291.5 / 2.C1= 126 psi r` Approx. 0 value at end of water line 155 gpm Max. Requirement for one home . . . . . . . . . .25 gpm at 50 psi Flow is adequate f,r dimestic service and fire protection " needs as noted above. Date: 2-9-S8 1 SIGNED ;a • ,, NOTE: Conversion factor - 0.4 PSI = 1 Ft. of pressure,head '• r • y_ Volume flow(0) , water flow rate int� ° ' ,, gallons / min, Head loss : water pressure lost inside pipe network.. EXHIBIT pb1 •. I ,�1 4 ca' A. • riC(1•N VM.A • �A J • ,, •v r r, . , ,,r A G `i4 h k ) la', 1 � & 1 , .C• _ k ; v L ., r 1 • . •P I 1 w� DATE: 2-11-SS LEGAL DESCRIPTION OF PROPERTY : Clacamas county. Oregon ' R.T.S. 2/ lE / 11CD Tat: Lot 7.1C)O The lot is located on Old River road in the Glenmmorie Area of the City of Lake Oswego The Property is Owned by Mr. and Mrs. Scott and Dru Schroeter. The lot is one acre facing the Willamette River on the west side of Old River road. City Sewer is located in the street with two residential stub outlets in place. Electrical Power is available on Site as is telephone and television cable. All adjacent property is served by Glenmore Water Cooperative. • It is our intent to construct a single family i home on this lot. The purpose of this proposal is to inform the board of directors of the Glenmmorie Co-op of our problem and proposed solution. PROBLEM: We are unable to do build our house due to the absence of a water supply to the property. Although we have been researching our options to obtain water for over a year we have hadw no success . We therfore have an immediate need for water service to the property. The problem e::ists due in part to the Glenmmoire water Co-op's inability to etttend water service to areas ?''• within their boundaries. The other part of the problem is that the Co-op signed an agreement with the City of Lake Oswego (section 1. of resolution R-84-04) stating that they (the Co-op) would improve their water service and place ,1: 'i fire hydrants in required location. It has been the . - 4>.`', position of the Co-op to deny service to new property owners on Old River road because they must comply with the Fire .`N hydrant agreement. This compliance would require 500 ft. of n'' 8" water main installed from Stonebridge way to within loci):t ft. of our lot where a hydrant would be placed. The cost of this construction has been estimated By Don Murray F'.E.! Smith E;:cavating to be between $ 70.0O0 and $40,00 . ` SUGGESTED SOLUTION: • ,, r As Property owners in this unimproved area, we feel it , is an unfair burden to expect us to pas in full for the Y• • development necessary for the Co-op to satisfy their a . commitment to the City of Lake Oswego. We appeal to the ' Co-op to allow us to use the existing system . to suPplY 4 EXHIBIT water service to our lot. We will show documentation to t° e ` support our position and outline a plan to achieve this ( `� w r ' task. 1 ',I c ? 3 w n r J r 4 W `A. 19.,, , " '' r . ." ;••%,"tr 0,64 :kl.,, V `•1 t„ : 4y '',t;I •t ..r ' ' - ' . Technical calculations provided by Buaz Clark MSC Water engineer for the city of Lake Oswego show that the water flow volume from thee;:isting Glenmmoire system is '' d, more than adequate to supply both domestic and fire ' protection needs to our lot. ( see calculation sheet) page. . .•" The fire hydrant issue is addressed in a letter written by John Mccauley fire marshall for the City. The letter specifies that the fire code requirement will be y satisfied if an adequate sprinkler- system specified in the letter is installed in the house. ( see McCauley letter) page...4 , IMPLEMENTATION : 1.) Route for the proposed service is by way of deeded water easements from Stonebridge way loop to lot ClOO. Existing supply line is a 2" PVC pipe in Stonebridge way. „ C.) Co-op will install new water meter at the end of the Stonebridge way cul de sac. Co-op will supply meter l '',. `- and all necessary fittings and PRV valves for a predetermined price. :. ) Co-op will supply 2" PVC pipe for new service line up to the property line. 4. ) A licensed Contractor will install 2" service line • to Co-op specifications following the existing water easements down to the property line approximately 470 feet. All pipe, fittings and installation to property line will be assesed in the association fees paid to the Co-op on complettion of Water ' Ine by the property owner. • 5. ) The Co-op will communicate with us prior to installation of the above system with a letter of commitment for water service hoof up at an agreed upon • price and or assement fees . • :z.:. ,.. . . 6.) Property owners ' Schroeters) will supple Co-op with neccessary water easements for installation of above. • •7 :" 7.) Property owners agree to pay total cost of construction or assement fees: whichever amount is less. EXHIBIT • �3 . 4 y ` yl,• • ro March 18, 1988 0 U Scott and Dru Schroeter 14150 Goodall Rd. Lake Oswego, Oregon 97034 Re: Water Service from Glenmorrie Water Cooperative. Dear Scott and Dru Schroeter: At the March 16, 1988 meeting the Glenmorrie Water Cooperative voted to decline your March 2, 1988 proposal and request for + ' water service to Tax Lot 3100. The Water Cooperative has an alternative proposal. The proposal is that you will; 1) obtain easements, 2) pay for engineering and construction of an approved 6" line from the South end of Stonebridge Way to Old River Road, 3) buy an ;., appro'red 5/8"-3/4" meter, 4) pay the $600 installation fee for • vy/ meter, 5) turn title to construction and easements over to the JGlenmorrie Water Cooperative. In return the. Cooperative will 4,' ` reduce the Cooperative membership fee to $1000, place top :::, .'''.:. ' <;'. " priority on the upgrading of the Stonebridge Way water line to d'•• '• ', han4ling fire flow volumes and will then set a fire hydrant in Old River Road near your property. We have consulted with Wane Halvorson of the Lake Oswego Engineering Department and John McCauley the Lake Oswego Fire ' Marshal. They stated that they would agree to such a solution, and that you would no longer have to install fire sprinklers in your new construction. • If this proposal meets with your approval please contact us as j, • to when you wish to proceed. Respectfully.,- / Charles Bishop, Chairman F ' . Glenmorrie Water Cooperative cc. Halvorson L.O. McCauley L.O. ' !,v , ° f EXHIBIT 1 14 ,; i'' M • .1 i ♦ .N.. 4 ., w ' t!'4•'�r i 6 4,: ;�%fi ' n ,.A. rSt AMt 1C • First American Title Insurance Company of Oregon n, \ GL, An MIMIC]business name,I TITLE INSURANCE COMPANY OF OREGON LEGAL DEPARTMENT SUITE 700 BOARD OF TRADE BUILDING 310 S.W.FOURTH AVENUE PORTLAND,OREGON 97204.2376 Telephone(503)222.3551 Donald D.McKelvey,Counsel Tolecoplor(503)243.7422 ° John D.Dobson,Mat.Counsel Kindra K.LIzarrapa,Legal Asst. • , . - Steven E.Brown,Asst.Counsel Jane Bausch,Legal Secretary June 9, 1988 Scott and Dru Schrceter ., 14150 Goodall Road -•— Lake Oswego, Oregon 97034 Re: Water Easement Dear Mr. Schroeter: , Pursuant to our conversation of .ie 8, 1988, I am enclosing a h` copy of the waterline easement across the Charles D. Sorgie property k serving your parcel. As I stated in our conversation, this easement is a grant of a temporary easement for a water service pipeline and will terminate when a water main is established in Old River Road. If in the future you do decide to use this temporary easement, I 'k would greatly appreciate it if you could contact me and let me know of your plans. ;*• Sincerely, Steve Brown Assistant Vice President ;, ' & Assistant Counsel ,•''' SB:jr enclosure cc Mr. Charles D. Sorgie cc Lutz Snyder • Attention: Nancy Johnson EXHIBIT h 15 F: ty Ike- v 1 a,,, iv \ , II amir ® , ...,(4,- -.1( 7. f. , isr p rum _ •��10 a s \., h Ilr a� i &`w �� i ilkili, �aurr iiiis*Dho `one 4 ► t .\.\\\ `Y�� r���� 4 y ?.. ... ., • I tr r , \ 1 . 11$ �� iii 04\1\ • 1 4.1 O \N. l ti /4 .11441 \' 1111:11.CIIIIIhN ' o N u RQ -,0\10 1 ,,,\,..:.,......... .....„ „ • , , . 0 O. ti %/ ` 170 f r. ii, , ,...;‘. „„L 4.; 'i M if I2t COMPREHENSIVE PLAN • : FOR . t. ;0. , ., WATER SYSTEM IMPROVEMENTS GLENMORRIE COOPERATIVE ASSOCIATION . /• ur li. CLACItAMAS COUNTY I OREGON ► 01 ill SECTIOus 10,11,111.15,T23,RIC,WM. , loo o tea u0 100 / sce1. w fees EXHIBIT . ' PHASE IMPROVEMENT _.._.__.. i I(/ 4J 1 • 8"Cued Line Under Peelfie Hwy. a 4"Olenmorrie Line ..._ ` t4�a YIR.'$`8 — 3• 8"0lenmorrle Drive To Stonebridge _ r•18"Cherry Lane Upgrade ..._......_ --,r.,.: _..0 8"Htoarbridee M Old R/veeRoad._. _ . 2L' • 9! 8"01d River Road ,....:w--- _ .e.1 8et_.12.11ydrante ._ , kfOrti. I WNeydoirr �_ { Proposed Imp. • I Scale II11110 rr / 1 , 48.430 ZONING 48.430 GREENWAY MANAGEMENT OVERLAY 48.430 Purpose, Application. 1. The purpose of the Greenway Management Overlay District (GM) is the following: ' a. To protect the natural, scenic and recreational qualities of lands along the Willamette River in Lake Oswego, 11 b. To preserve and allow for the restoration of ' historical sites, structures, and facilities along the Willamette River, c. To implement the goals and policies of the State of Oregon's Willamette River Greenway Program, d. To implement the p goals and policies of the Lake Oswego Comprehensive Plan Greenway Element, e. To establish standards and requirements for the use of lands within the Willamette River Greenway Compatibility Review Boundary in Lake Oswego, and . f. To provide for the review of any .intensification of , use, change of use, or ddvelopment on properties located within the GM overlay as indicated on the official zoning map. Uses of the land and water not compatible with the Greenway and not provided for in this chapter shall be prohibited within the GM overlay. • 2. This overlay district establishes the Greenway '' n• Compatibility Review Boundary and is intended to superimpose ' additional protection and regulation upon property Which may '1' , alter the requirements of the underlying zone. The boundary extends 150s shoreward from the ordinary low waterline of the l'; Willamette River and to those areas Within the river that are ; within the Lake Oswego city limits. 3. The provisions of LOC 48.430 - .436 shall apply to lands "1 in the Willamette River Greenway Compatibility Review Boundaries in Lake Oswego in addition to any standards and requirements of the primary zoning district to Which this designation may ,apply. Nothing in LOC 48.430 to 48,436 shall be construed to constitute a Waiver or suspension of the provisions of any zoning district within the GM Overlay. In the case of any conflict between the provisions of this section and the provisions of any other section of this chapter, the more restrictive provisions shall apply. (Ord. No. 1851, Sec. 1: 11-16-82, Ord, No. 1884, Secs. 1, 2, 3; 3-20-84. Ord: No. 1976, Sec. 1; 11-1-88. ) (Rev. 11-1-88: rm) 279.45 - g EXHIBIT • .r...�,,., ii `i 4i.:i ..'. ..A{,.,, :O._.'1`.X.. 6 - ._.. :,'''If, _ . .. �• . ......��.. .... .. .....: • • 46.434 ZONING 46.434 • 48.434 Development Review. 1. All development within the GM Overlay District shall be reviewed pursuant to the provisions of LOC Chapter 49. 2. In reviewing applications in the GM .Overlay, in addition to the requirements of LOC Chapter 49, the Development Review Board shall consider the following objectives and shall make findings as applicable. a. Significant fish and wildlife habitats will be protected. b. Significant natural and scenic areas, viewpoints and vistas will be protected and enhanced. c. Areas of ecological, scientific, historical or a•cheological significance will be protected, restored, or enhanced • to the maximum extent possible. d. The quality of the air and water in and adjacent to the river will be maintained or enhanced in the development, change of use, or intensification of use of land within the GM Overlay. e. Areas of annual flooding, water areas, and Wetlands will be retained in their natural state to the maximum possible extent to provide for water retention, overflow and other natural functions as well as protect the health, safety and welfare of the public. Areas subject to the 100 year flood level are also , i _ regulated by the Flood .Plain Standard. f. The natural vegetative fringe shall be maintained or enhanced to assure scenic quality, protection of wildlife, protection from erosion and screening of uses from the river. g. Areas considered for development, change or intensification of use Which have erosion potential will be protected from erosion by means compatible with the natural character of the GreenWay. h. Recreational needs will be satisfied by public and private means in a manner consistent with the natural limitations of the land. Conflicts With adjacent land Uses will be minimized. i. Public safety 'and protection of public and private property will be provided to the maximum extent practicable, especially from vandalism and trespass. j. Non-Water related or dependent structures shall be located west of and no closer than 251 to the following setback lines: i. For property located from the northern City • limits to the northern bank of Oswego Creek (in George Rogers Park) , the setback line is the contour elevation line that establishes the Army Corps of Engineers 50 year flood plain line. ii. For property located in George Rogers Park from the southern bank of Oswego Creek to the southern boundary of the Park, the setback line is the Western edge of the paved pedestrian path, i EXHIBIT (ReV. 3-20-64; rm) 17 �3 279,46 46.434 ZONING 48.435 iii. For property located from the southern boundary of George Rogers Park to the southern City . limits, the setback line is the western right-of-way line for Old River Road. . . The Compatability Review Boundary Line becomes the setback line at any point where the above-described setback lines lie to the west of the Compatibility Review Boundary Line. d • k. Necessary public access will be provided to and along the river including pedestrian, bic'yc'.e and water related uses. 3. To meet the intent of the objectives set forth in subsection 2, the Comprehensive Plan and/or this chapter, reasonable j conditions may be imposed by the Development Review Board in approving a change of use, development or intensification proposal.Guarantees and evidence may be required of the applicant tolprovide y that such conditions will be or are being complied with. 4. In addition to the notification required by LOC Chapter 49, .1 the City shall notify the Oregon State Department of Transportation • by certified mail immediately upon receipt of a complete application for development, change or intensification of use in the GrOenway Compatibility Review Boundary area and shall notify the department of final actions taken on the applications. (Ord. No. 1851, Sec. 1; 4 .11-16-82. Ord. No. 18.84, Secs.. 4 and 5; 3-20-84.) • 48.435 Permitted Uses. The following uses are permitted within the GM Overlay. 1. The placing, by a public agency on public lands, of signs, markers, aids, etc. , to serve the public or signs on private lands to identify private property. Such signs shall be in conformance . • With the sign code. Activities2. to scenic, historicaland natural Uses conserve) enhance usesonpubliclands. maintain 3. Parks and other recreational facilities as designated in the Comprehensive Plan. Any other recreational development shall be reVieWed by the Development ReVieW Board. 4. Erosion control operations not requiring a permit from the Division of State Lands, 5, The cutting of trees for public safety, erosion control, or personal non-commercial use, subject to LOC Chapters 49 and 55, 6, Reasonable emergency procedures necessary to protect an or existing use or facility for the safety or protection of ptoon property, -. EXHIBIT (Rev. 3-20-84; rm) 279,47 1 n V 48.435 ZONING 48.475 , 7. Maintenance and repair as necessary for the continuance of an allowed existing use or improvement. 8. Landscaping, construction of driveways, modifications of existing structures and the construction or placement of such accessory structures or facilities which are usual and necessary to the u'se and enjoyment of existing improvements, and which are established in a manner compatible with the intent of this chapter. 9. Other Uses legally existing on December 16, 1982; provided, however, that any change or, intensification of such use shall require review as provided by this chapter, 10. Single-family dwellings.g (Ord, •No. 1851, Sec. 1; 11-16-82. ) 48.436 Willamette River Greenway Boundary. The Willamette River Greenway Boundary as adopted, and as 'it may be amended by the Land Conservation and Development Commission, is hereby adopted as the Greenway Boundary in the City of Lake Oswego. (Ord. No, 1884, Sec. 7; 3-20-84. ) 48.440 (Renumbered 48.434, Ord. No. 1884; 3-20-84. ) U • (LOC 48,441 to 48.469 reserved) ``~') ) PLANNED DEVELOPMENT OVERLAY 48.470 Purpose, Applicability, 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 community, encourage mixed Uses in a total area which could not otherwise be efficiently and • aesthetically developed as an integrated whole, encourage developers , to use a creative approach in land development, conserve natural land features, facilitate a desirable aesthetic and ef ficient use of open space, create public and private common open spaces, and N., flexibility and variety in the location of improvements on lots with diversity of the use of land. 2, Use of the Planned Development Overlay (PD) is allowed in any zone, Use of the District Overlay is required in any zone for a residential development proposal 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, (Ord, No, 1851, Sec. 1; 11-16-82, ) n 48.475 Procedures, 1. The establishment of a PD Overlay for projects containing more than one phase shall occur in conjunction with the approval by , the Planning Commission of an ODPs pursuant to (Rev, 3-20-•84; rm) EXHIBIT-7 �y 279,48 I r I ��`4 m • `�/ . j < IIt'. by ;77- t„ .Fz pA ZONE A19 ' '4 5t;�<i EXHIBIT A ZONE A19 ,,�Y,t,• ,r 6 'f'/G� ZONE C ZON 3 ,� 0e lit'. ',IN,. .,. Na Sir. 5'' 44'. \.,.I\N.. 1 .-.. Aty 44.44 7" 31'� T 4 � :-, t v N�o ZONE A21� ,`" . G ,afx,\\ ,y,------ i 7....,,,,, ZONE B ROCKY ~;° ISLANC . i t.1 101N Ne.111-0„/.n tom 0011..I,l-4I1UII 011a Itt...l...LAW rut Ca 44444444 a•I,II 1 K qi,`.. r i TRUST DEED CJ THIS TRUST DEED,made this day of February ,19.8.7..,,,between 1 II ...,.SCOT.T...SCHSOET,ER.,.and...DRU..S.CHROET.ER a . t• 3 Grantor,....TICOR...T.ITLE,.,INSURANCE...COME113,Y as Trustee, and 1 I •iM1NETTE...ELI.ZABET.H,.,HW4NON I as Beneficiary, WITNESSETN: • Grantor irrevocably grants,bargains,sells and conveys to trustee in trust,with power of sale,the property Ik in,...rr..1,P,A {ltM County,Oregon,described as: IN THE COUNTY OF CLACKAMAS AND STATI OF OREGON Part of Lot 1, GLENMORRIE, more particularly described as follows; Beginning at the intersection of the northwesterly line of said Lot 1, and the easterly line of Canyon Drive; thence Northeasterly along the northwesterly line of said Lot, a distance of 179 feet; thence southeasterly at right angles to the northwesterly line of said Lot 1, a distance of 125 feet to the true point of beginning; thence Northeasterly parallel With the northwesterly line of said Lot 1, adistance of 420 feet, more or less, to the high water mark of the Willamette River; thence Southeasterly along said high water mark to the southeasterly line of solo Lot 1; thence Southwesterly , along the southeasterly line of said Lot 1 to the southeasterly corner of that tract of land conveyed to M. B. Waterbury by deed • recorded September 2, 1959, in Book 560, page 556; thence Northwesterly along the northeasterly line of said Waterbury tract, a distance of 94 feet, more or less, to the true point of beginning. A TOGETHER WITH that portion of Poplar Avenue Which inured there to by reason of its vacation. EXCEPT that portion in public roads. , TOGETHER WITH an easement for water pipe lino 12 feet in width, described as follows: Beginning at the intersection of the northwesterly line of Lot 1, Glenmorrie, With the easterly line of Canyon Drive; thence Northeasterly along the northwesterly line of said Lot, a distance of 179 feet; thence Southeasterly at right angles to the northwesterly line of said Lot 1, to the southeasterly line of said Lot 1 and the northwesterly line of Poplar Avenue; thence ' Southwesterly along the northwesterly line of Poplar .Avenue 12 feet; thence Northwesterly at right angles to the northwesterly line of Poplar Avenue to a point 12 feet south of the northwesterly line of said Lot 1; thence Southwesterly parallel with and 12 feet southeasterly of the northwesterly line of said Lot 1, to a point on the easterly line of Canyon Drive; thence Northerly along the easterly line of Canyon Drive to the place of beginning. EXCEPT that portion thereof lying within public roads. It 4, ,u. .u/ .oul w 7:1,.u=;,ry .ut2,,, "In jaz 1,ii I,,1.{A.iii 1ti`in It:rd.id I iI,n imW�I I I W1 11 4,'.o nroi�i nimi IIMn ll I. lln�I A1,A WA.d dint,rl y Al• n♦ I hldlln/ ul I ,ulhluinrlr l ref.„NY OrrNn, Idl,0 IF1 Ilul...10$141Mdn./ II i, Y lull 1 Ill el 1,All dint,In 0 All ee111e f 11I III.: Ih1 11,nle•7 I.rnr.I;V1.lY• Y p1.1.h.1.•1 Ih. A.' I lf,xfinl.Idrr,er nl 1111.,M1'AI.,l'4 110$ a I.nli1J•1111.111 Iry1- h• i1III Id,Iln,nr Yl I111,l :nl In IA.,h.r.l,ApA ill•II rr,rl n.nl b. !!,1III lu.ir II I r,n,u,.nl In Ih1$ , .tl11.1r11 AN Ira.burin, ,14 Dr III 1,,,,M,ul Al(lint.,Mh f,t.,of of,t pap rl1 aw t et t.nl e. hJ11.nMl ter piirdl a 10 la p..m/n11 bl rlr I�i.flnlnl.f tll 1JI1. r ,) drl..pl IA,IIN1.curl U,nle1 Ibllhu atoll la lull I',et*Ai,,, •lllln1,/)fd III•Nan al IA,Iru4.4 t A Itutl bll ehilr b,l II'I1/f l ij 1, ipI 111 erl tin.•.Jlullr 1.111NIIf.1 IA.MnrinlAr)1 a,lluuril.Ifni Ilrin t,dl,I III phh/,il I IhIn I by II,Nu111,fd•eh I al 11 n.nanl W nil'1 fl an Ilnh,pIl' A•rinl Ile d l loin.Iii nit,MAIM, Ilh nl, ,M Atli . A,111,. It II II.llnlll let 1.1AH1. did A,It . ,1 1 ltl ll I 1 lb♦h n ,•ului Ill 1h, In 1A 1 1,1 1 111 n, ll,001041).1001 nnlwi.IY IA•?l Al IA I.n lu1n141 II 1 1 Ill/I H Ill Alf.00101 1 1n�1,f I l,lf.d In,ueh II 111 IA.NIA ill/ I d m In I ill Y milli.1 I Ih/1H.Po.1 MY1hlf If a'"11 lN•n.Y t M III Id 1 $U Jopelnf A ite a,1/1r 1 t.. II i. ,enmpa..l,n In 1 h III .N,1 1 Ih/Info.„nqunM MII 1d and t lane hAnNd Ar.Nn;1 Id A p,to tt11M Null.Apnd1n11d A.. e NY III.l Ahll I•In.11n1•111..d,IInII 1. lrr Ilnlr,,,d n1 dr1 uryf IutA AntMlnlm.A: d rh ul I/Jlkr IH Al mrr u., ttoulted by Plnlet lueh n idti/1 thAa b,nod in Atn,bo,rl•/,4 I ulllf Ihf lullr.A11.h. Iufd+u,In I of .WN.00 dmnl 01,11 rl IM-lid 61 II h,11 :t.p.Ann ,f ,bt tall•nd.,prnli,M l:X;,l.Itr1, .In1 1IJInV II111111 Ai.ln 1=1 a.AIIMInI d Al 1 d11.Fl,h 111, IM nln y h h.n IA;1,1.nd Ann•II If rnulll.are♦1I„1„n.+du irlcui.d by hrn1. r hlhluhan.All?61 IVAdr b1 Illn.n111u 1t litulJ br irn.IN. hnh, A d 1 l IA1 mnl,ij.,in,d,.I 11 fnnnl,a,„nil„ i E X H I B 11 17111,.11b1•'„IMrINn�er l. 11.6ii/a nl nppp iNlrii 11 eh Jvinrl 11"IA1 nr n IY i ulufl,d..h.11 bf fonelu,lrI b,I,al al PIn'4 .P$., I I0d 111n$$IutA lupon 4,*n a 1Apll br , Y In nbl I A 1 h ea of fbi fIt.174 Il Ill p 11,4.1 1 0.4.111,upon r rlatA.I,l.yu♦I. 11.T et/1. i;ll IA, null *hod. IA I did dolt 1/ I.d /.AI,Y Illnf And 1 1 f.r 11 /11Rn ufllln rau 1 '1 bini 3,41714 1- -frd/d II /d. h 1, V id JI{, NI I(by I t 11i1 1 .1 lie. n1/1h 1,nl 111 Irr1 I 1 bl 1 ,Il I IAII d,W Anrl IAf 11 1 1 bll/11d In IiIY A Y p IY A /1 nl p 1-!ll:undlY JY Ih drn ,t�(, MA hl,n.nf n All I hell 1 1 le 1 1 I rindtbIl iF f,Il.ell 1 I ill re al Atl Attbn a./ i k o.A A A 1 1 r,b IyIIY/1 IL la ri•/tom,�y In d�•j'� I. „,,„„•al ni pr,lnn f .h I nntrtnl el IA.1nd.bl.dnll.Iluili MAY Mill re e•ryAnd ell.l 0 1.pt.id of A 4/1,dnl/it Dlu1AI l a Iru.11 kk"^^��,6•�}"1/ rl ti. (S A 11011 ihl Ante 0441 Ail ete d/l•Isd IAf teittl1 Aileund/r 00 be I Ih/,0 it ee,K1.1 1 n ettet tnexbotI 111 0CT 1$a t Dr b 1N{ ' 1 11 11t-o�nd I 0 0..n,1 I.1 0 O. 1 wd11 h 1 I I l d n ItA I1 i.n 11 LeeIV 4 , n ,010hf 1 ,1 n1u11 1 to Yn� Id I. I., 1 p d 1 11,1 1t t. • $u011 0 , 6II1.0N, 1,n 1 01 beta All ht 0,11,1 11 a,an,a/1 IV h11 I a.eo kt. dlfnl 1 0 ld undtl 1.11 II11r1 to bib IDS 1, • 4'PI c 1 y',� 'i}k171A i 6'..; ,Y(� ,1`'- >. :.:sit. s} tY"4.d 'a'c ''1i t ' r.-ai. u• N •• ,••• , t: MS 1 ..y w„.: t �;•..• .,'i.r...•1,4,E ,y.,f�{ •i 1.Y. 'l�.`(r,,4R p4,t.F,l,',�;�-i ._,' " ecLy4d3 :o_ l• I • J amp�� - TICOR TITLE INSURANCI ti 3 1 it Y FULL RLCONVLVANCL ;`y The Iped trustee under that cattalo d of Trait dead lahruery 11 If��, ' .. 1 la width Scott Schroetsr and Dru Schrosear le i«, mod Nannette Elisabeth Huainan M►eaafMMey, > teeatldaa February 26 87 .1 i r 1 f_._ V Loot_ t FM, a la(Ifta ha.reel eta) ► 87 08432 • aetaler ;;Ion..M/Fula Reeade of Clackamas .Cooney,Btit.of Clem 1 Mrine received from the beneficiary under said Deed of Traits written request to remissly,redtlas Sleuth*obdeadom sewed by the ' Deed td Trust has been fully rti.skd,does hereby convey.without ewrronty,to the pereoe(t)entitled thereto ali of the ripe,gassed Interest now held by mid trustee In and to the propeny covered by said Deed of Trait,sad described ea follows: ( t tt An noted on Trust Died Recorded February 26. 1987 Pee No, 87 08432 4 • s TICORTTI E INSURANCE , pad July 13 ,b_g.2._ 0I'CALIFORNIA ' . sy �� ��l '"`► f Willi/,am R. Crime. Vice re.idtmt,'u �, Serb of Onion,Carety of Clackamas '� ''mot l ;r• :,.‘l TN fore,oley laitrumeat wee eckaoeledpd before she this__13 day of .lulr '• lry Willie` R. Crime r ',�) .If741. • + lemur Ccu prey of Calth,eli as behalf of the corporate*. { No Mkla My commie:ft P k ,' .1 FULL RECONVLYANCI This apace Reserved for Rebwdw�M% oa..m* I 1.t' ..aatoa 11111 Sil ;r A ---. Thor File Nc. III r (.� %`irt!''ir• "iti°o� �) CO • a t' 1' '1,, iV �. , c CI AAer rsoordlaa reran b: Ii C. i y.' •, % .�;'.4 '•''�' j� c4 Hr, and Hl;e. Schroater 14150 Goodsl Road g . ,11 ti' • r'. ,` \ • f Lesko 0eveso. Oregon 97034 r m+ `, nOO .' II u "d11 f4 EXHIBIT1. NI ITT'TTT U •90 II , �' otLtq-t3gNer►.3B.� 8 9 3 0 98 9 ,• • a, d • SY, T, '�U,r kt + • . ; ''''' .....' • `‘''' ''''' ' ''V."Ti'il •4.' it4441,%E.$'`,11'ii..Mki.4-1*.C. re5e i • ',t •1• .i '•Y,.P f "'.''A7l:k •)'••''4t?� O r, f,K . ~ m .4+.t _ -{/�y• /4-,"',. ••7f4r' f r, i . r w vir (Hia , y r+l.. •'..-1�" 5 �t° / `/ 1 aLL KF 4• l Y a ' r r. '7-j'� -TT.K :t sr J'T r r�i1 ii, r. t , �, 1• ~� ` '°ry'y..r-'fr'r„v-R"I titer „� • ,' ,`Z•3ti �Ail.' f+•{•p,)� u+'rt .7µ+.,y1.L,r r.ryl -,.:'•"+rlty • • • � . !.r '•••• ,-0'. e + r,. iy�t•r4 -'� i Y`••r1y .t,ia 1 r .� v id` ., . � •to re .," •'. PI 1. d, 4 i• • .1 :0..<.•.wry K, Y J.3L. • iYir• 1 41;.1/4 - • •i1� '' e Via` y , t. .'or 5 aef z.9 c . ........ r. • T tiM. ,,'y4r w.. „• a`..474, r ey.'• {n ' `a- ' .. ,. i :�-' ,. .?.^e ai+hr-." I i 4. ,^ 'K.c , " X, •. r,R*1, '• • yY' Mtr'aL �14ii-I* tt.r+ la A 1- y:kt.. rM1t. iJ 1 . N fr pg�j/jQIY��q• �� ! 7 • (.4 `rf�� 'ti-F i'yf�4••yh•yf,Ry., • .r. J •.. • • • •^ irU 1, frAilY45"1 �" L+•' • q ....!. -s % yi :w ty i EXHIBIT_ , r "4 y"' r `( r'4 . A'`� dti'8`1 M-3R . • a c'`• • tiiy`°`r �,f�'2••k;;;�tl{ 71 A•?i. t,,#y,lam,4a r `_ ` r -fv Nam. t rl""S }.1 il r• .'yr' •irb.. �n,•l • ra6 . .YtTL1.�`• r L , � �' , —'iLy3 • . -4 tee,,,T. hr *.Y 4r ,. � `c, � 3 ,1 � .. .1lass 5 f r eci rill �1 .� ��- COrri(Ior. • � ... 7 A/Ca r w pro/)656 a '''., r• xi. I '.Fi. 1, r.' ' ,, ' ha(/a1/:_iy , e 3 � � / , -:, ti ;` / y e . • '.✓ r,Z Y Y ' ,Wit. ! 1 4\0 ` �" , I t,. • .„,,,,fle� N. �•.: ray. \ .1x %,iill '. i 1, . tt.�I^ • s '4hrir .•.err Q:i wilp. It.i.' ``if-. '.i• 4s' , ✓n mod, Ufa , t ,7 a.w,,y..\.• 1 EXHIBI 2=3 , trkki-ZgiVAAJLi•M • " r� -,...,„ r 0., J,,,zi, 4 ttig',,70 , , r• •,,,,•/,,, le.,,•r'' i•"r'1+''."may'' .Y ill'by'' 440�/•v.•4.,k 6•,, '4' .. ,' ' 1 } v• L i Y i1 T= T� 1 .rs'r• �cJ' v. .;4 k C�+� 7 . apv44 [ o'': ;./:.+ 1 i1. a:if. W• .>F .„.,. ..,;, ...9.nr,',7.;`,,F:I'"'"7 N.' ';/.'I ' 1'" -. • ,y `r••/ ■d111;1 // ' . . ! '�! 1 , 74 X L of .z9,00 ��dach off' oct� /o�. 7�ic gave a''eve/ooed a dam /� /�e Jea� d a lAeleci Sfrea rr Ca idar' C/te , [ + • `, it >t+., '� kl .Y • d ,1 .yam 1 \e _ 17 �"�nt....L 7 kii�... e 'vy I EXNIt�IT 21 ? ,teiz:.);:` lM 3Y3•�, . '. STAFF REPORT CITY OF LAKE OSWEGO . (--.) .. LAND DEVELOPMENT SERVICES DIVISION 'APPLICANT: FILE No. : L.O. School District 7J, DR 20-89 James Schell, Assistant STAFF: ' Superintendent PROPERTY OWNER: Hamad Pishvaie t L.O. School District 7J DATE: . 1989 6, LEGAL DESCRIPTION: OctoberII Tax Lots 300, 600 of DATE OF HEARING: i Tax ',Nap 2 lE 5 LOCATION: October 16, .1989 ..' Uplands Elementary School NEIGHBORHOOD ASSOCIATION 2055 SW Wembley Park Road Sprinabrook COMP. PLAN DESIGNATION: ZONING DESIGNATION: l P (Public) R-10 APPLICANT'S REQUEST The applicant is requesting approval to install two attached portable classrooms (for a total of six) at the Uplands Elementary School. I. APPLICABLE REGULATIONS A. City of Lake Oswego Comprehensive Plant '1 - Social Resource Policy Element , General Policy VI - Natural Resource Policy element Quiet Environment Policies General Policy II A DR 20-89 Page 1 of 6 Y • 4 A B. City of 'Lake Oswego Zoning Ordinance: ,r LOC 48.195-48.225 R-10 Zone .Designation ° 1 LOC 48.730 Conditional Use Provisions C. City of Lake Oswego Development Ordinance: LOC 49.300-49.320 Major Development Procedures LOC 49.610-49.620 Hearing Procedures LOC 49.615 Criteria for Approval D. City of Lake Oswego Development Standards: 2.005 - Building Design 6.005 - Transit System 11.005 - Drainage Standard for Major Development II. FINDINGS 7i A. Background: 1. The applicant is proposing to install two portable structures, measuring 27' x 3p' at the west side of an existing elementary school building. The structures will be placed on an existing grassy area, north of a double portable classroom which was approved by the Board on May 31, 1988, Exhibit 6. No other • changes are proposed. The Planning Commission will consider the application for a modification to the conditional use permit on October 9, 1989. 2. On August 1, 1988, the Development Review Board approved two portables for this school, only one of which was installed (DR 12-88) . The district intends to install the second unit along with the double portable at the same time. • 3. The Comprehensive Plan designation for the site is Public (P) . The underlying zoning is low density residential (R-10) . • 4. Parking currently exists for 67 cars on the property. 5. The site abuts Springbrook Park to the west and south, the Lake Oswego Junior High School to the north, and single family residences to the east. ) bR 20-89 Page 2 of 6 • i t B. Compliance with Applicable Regulations: f 1. City of Lake Oswego Comprehensive Plan: • Plan Policies will have been addressed by the Planning commission in their review of CU 6- 88(Mod. 8-89) . . 1 2. City of Lake Oswego Zoning Ordinances: a. LOC 48.200(1) - Zone Description Institutional uses, including schools, are . - listed as a conditional use within the R-10 zone. Zone requirements will have been considered by the Planning Commission in their review of CU 6-88(Mod. 8-89) . 1.h b. LOC 48.730 - Conditional Use Provisions A use that existed before December 16, 1982 which is permitted only upon receiving a conditional use permit under the terms of . Chapter 48 is not a nonconforming use, but is without further action to be considered a conforming use. The Uplands Elementary School existed prior to . December 16, 1982. The underlying zone is R- 10= and based on LOC 48.730, any modification to the use is reviewed under the City's . existing Zoning Code and processed as a modification to a conditional use. The Planning Commission will have considered the application for a modification to a conditional use permit on October 9, 1989 (CU 6-88(Mod. 8-89) . 3. City of Lake Oswego Development Ordinances: a. LOC 49.315 - Application Completeness The applicant has submitted a complete application. These materials are listed as exhibits at the end of this report. 4. City of Lake Oswego Development Standards: The Historic Preservation Standard, Stream Corridor, Wetlands, Weak foundation Soils and Flood Plain Standards do not apply to the project because those resources or natural • hazard designations do not exist on the property. DR 20-89 Page 3 of 6 • • K a Street lights meeting the Street Lights Standard already exist to serve the site. The /04,40 . Parking Standard is not applicable because parking for elementary schools is calculated on the basis of auditorium size or amount of seating in the assembly area. No change to the assembly area is proposed and 67 spaces I . currently exist to serve the facility. The application does not involve any changes to paving or grading, circulation, fences or • utilities. The Site Circulation Standard, ' Access Standard, Hillside Protection and „ Erosion Control Standard, Fence Standard and Utility Standard are not applicable. Some minor changes to the amount of open space will occur, since the portable will be located on a grassy field next to the existing school building (Exhibits 3 and 6) . While the exact amount of landscaping or open space is not shown, the amount of area appears to far exceed the amount required by City standards, ' The site is currently conforming in that regard. • The following remaining standards apply: /,. a. Building Design (2.005) The applicant has illustrated that the two portable structures will each measure 27' x 39' and that they will be one story high .tith a low pitched roof. The units are proposed to be sided with T-l-ll plywood siding with grooves to create the appearance of vertical • siding. Fiberglass shingles are proposed for . roofing: One 46" x 37" sliding window is proposed on the came side of the structure as the entry door for each classroom, The Development Review Board has previously . recommended that the school district examine the possibility of looking into portables with additional windows for better lighting and ventilation, The structure will be painted dark beige to make it relatively complementary with the existing school building, The applicant's narrative (Exhibit 5) , discusses the distances between the proposed portable and any nearby residences. It DR 20-89 Page 4 of 6 1 i i r ..:7: r•n��s .,i-ter,«.. ,�, p�•..,;«......m�..,r • appears that the surrounding topography and vegetation provide adequate screening between • area residences and the proposed structure. On May 31, 1989 the Development Review Board approved a double portable classroom on the site with the following condition: "The use of the portables shall be allowed for a period of two years (through the 1990-1991 school year) . The structure shall be removed immediately following the 2-year period. If A the applicant desires continuation of use of the portables beyond the 2-year period, the applicant shall submit a plan regarding future uses, prior to the expiration of the 2-year period." The Board found that the portables, as temporary structures, could be found to comply with this standard. Given the evidence in the record, the Board may wish to make•the same finding regarding the two portables proposed, with a condition limiting the use to two years (through the 1990-1991 school year) . The Board may also wish to rely upon evidence presented to it in the past few months,regarding the school levy and the district's plans for a new school in the Westlake area and other school improvements, in formulating a decision on this request. b. Transit System (6.005) The site is served by school bus and meets the requirements of the Transit Standard. Paved pathways exist on the site. In addition, a Tri-Met stop exists at the corner of Country club Road and Wembly Park Road. c. Drainage for Major Development (11.005) The new portables Will need roof drains and a down spout to direct runoff to the asphalt area north of the existing school building. A catch basin exists in that area to collect the runoff. Without a drainage system for the portable, the lawn area around the building may become saturated and muddy. • DR 20-89 Page 5 of 6 ✓ t • 1 " III. CONCLUSION Based on findings presented in this report, the 1."\ applicant can meet the applicable criteria for approval by the application of certain conditions. IV. RECOMMENDATION Staff recommends approval of DR 9-88, subject to the following conditions: 1. The use of the portable shall be allowed for a period of two years (through the 1990-1991 school year) . The structure shall be removed immediately following the 2-year period. If the applicant • desires continuation of the use of the portables beyond the two year period, the applicant shall submit a plan regarding future uses, prior to the expiration of the 2-year period. 2. Positive roof drains for the portable structures shall be provided. EXHIBITS 1. Tax Map 2. Vicinity Map 3. Pictures of portable Classrooms Site , ) 4. Site Plan 5. Applicant's Narrative 6.0 DR 9-89 - Findings, Conclusions and Order 7. School Superintendents Memo, dated February 27, 1989 DR 20-89 Page 6 of 6 . . ...t....„...,.,..,.,........,.;..r. ......,.,.,.. .,...,. • /� ..v (►i r«, • ;' J/L''=.7)1L. 0-1_S EmI i t 1 • ,,,,,.,.0„.... r2+'+ P`:i.•'t 1'•••• •_• •.9•. . :'••MM4 :i.$t '1•« • i 1 IT CV ,: •. ' 1: 2, IE" 5'AD • :.500' • T+Tj• "+.• k I I 4 B C .I, D„A C...:.,..S, 4 0.".,..•.......••. 6 , .,, P,„•' ,. i(• ��•:,,,• ;' •i.' ',°.«fir' JJ�-4 •I,- m"1�:.'.`^.2'• .: , • •. . '0lI,j ,••.•,-0•„•• •,•‘,1..•,;•. /c.+ .;ti •1• ':`/ •▪l'.i'" ..Ni2, ,: ,::i. -•!.••,... hid.• •, a o. .,. • ••• S,EE •• . �r�$' ��600• 7 r.• in li + . 17.4I Ac. • .' • • w • • • IIt6Ac caul*, 2 ' IEo + , I 5pq� f ,; • • . • .7; • % y^^^^GG • , ' , , 1 I' • �� • •• a � 1ia I5�1 c AAP W SEE 7 ' 2 oL,c • C I MAP SEE MAPL • • ' gi ICE 4CC C 2 IE 5DD • ,;„' ' i;-_ . EXHIBIT 2 e �5 e , 4 [ , Zed01 1 • • 't,�' rc ' u `CLnC(3 _ Exhibit t nl��p, .,,,. • `. ,, ,, -{ I ')i. r - j1 It 1��. la17 i !f. ' N,t r IPw(1° r4 t, rf� v tr ,« • c Yam. ir t'",,.• t`_�J •J -• �]�a•. ,' , rt ,' f C .r'".....::.1.1 '' .I n, t•'$•Z rrliw• 1�n�, L 1 •••-•--1 -, Tu 72; .,t i'i•,!.;'• f I• .i •. '"AM••1,t9sAG71 S I •r.L.,•.�.%p» i' 1 a •'' • r ' ,1-,, ) Irs.P.'(, E..,1• t 1 i1 f ,• , la n t..:al*• 1�j•t•i�'', •5'" 'I•"q':..y t . ie14.51I- 'l.•• t.;e • •••• •,,I'. ' --1 1-_•1 ,I+t•1,:-..Y` ,-t•••k lr,^ 1 ,` 1'' t.-... ,11/ .{ It, i.' rJ 1j'y'•3( \''•• r^•.n.: • t, t t•I • -r •1 ,"^,I.' f a,' • :,, .�f t' t-► M,f� h J, plate - ,,,;1. 1• i : , 9-, , • • • \• ! r' ,t'�" ' �+R3 I)�d fih1 • 'Iro0 I. .1 �I. '�,`I !L r LP^S.y_,j .t. � w+•�f��.�.. 1� --� s' 'IA.'. ii:-,W f�l,`• • ;, 1_-. .•I, 1 • qq�,\� r%-y„,Li i{ '�vv�'yy�.'.:J1,•'a-� !f",9 'iJ';1,'• rn- 5a:41,./' i It, • t: ,.•1. • Iw, •i.- 11'tr�A1 I .li i,• •R r°'° eS.. „� 1...,.1,+'"L•J,'V,�'• _s+, 1 x t • , C �� Itlr' }(a '1". ���`(�;y�,�,Q�1' /F��yy'i11r ��..,,.,...�ww..w+•• d ti;401: $ jt?,: -,�-.1 --1-1_'L_--1• _iif ".L'�- 144.rflw'`$111 :1 •n .1, 0a ;;ict. �• Yi:!'.TY, � r. .L;,t.� • •1 • i•'r :f.•, •, v.'.'d... �;';,�••-4.�•.•Jyi• �'Ir�LI1��� , �L .o�j f.�,�:f��, .Q �!; ;;:i ! Ir"e. -- z ) e _-^des, ..• r-'1'L ,tj,„i Iwe w vN'•I{"it,r.n r .h.,_,- et7:a 1,,.,±r1_+ �• Y E� � .t• . .,.. ��tpi p'•�1� ,� ,h. •� •�eirtctj:.._3, y,.f, s.l,�tot. vr.N�l�;iu, '"��r�*P`a {• �"-" �, °:',. -um uir �p1`' '�=�- {-� {7+ / 1+{ I ...sil•r�l2�•F.f.%'. rr y1 •�:y ,�„,-.' _ - 1 Y- ,u.o , . �"1+•••hr•t•PA�7 •I�'• hsizi 4ir),I"P I. I...:,,.t. ( ,, .. 10.. t.,I' i.j, -tun 1-,°'°- ..�`�?,'�..pNl ..f,.,-.-.-,7. inl K'i:\.•,,t?h",i y •1':11'1 . .wi S•e 1 ) r' 7.:•i.=I:; , ': , j WoeI ---- a 1 .,.';. • t:4,`144. 1. 't•'`•.,. t rro. :t . .--ter- 1 ••i „ut 2__.-_-_ • • "fII ' 'I ••tt' .. • u !t .,„,.„ 77J ! , I t —•• I' n1 \ t0 P ',f, - ,1�t ' L . "1 r lNoi. ' r .... - r,f -- 1 • 1" if 1-10••yt.,Td' L• l y'111.E.l,1P +'6' / ( a 3. k'tIn� • I.t.. Y Nlpl V, CPIV! MN . " „ + I yi4 7j+1 j •I ,: .',. . „I" Pt▪ 1+•• Intl --- '• •t,0,t.+ '' ' ' t• •I '� ••I , Zd� ,t,i P`Mtpl. , rts° . •)1 cAhf"nl . 1,,• ' S ...,,7 i K ' ' ''t,,, 1‘, \ . .1 • 'I ie +} ixt I llui J �p�Pu) I .1 1• I u • ,'i1 j •, ti` 'S, I/Ilu t:i\ I'1n/1 o i' = 6 - i'In .i.:� .,, -,i,p..c»,twtt I • r. .b i h- 1 E —t._.., • ;5 • ie, j• t •.I.% •• • '• \ -i: • ,1i,t,,, !r�},••j� :•• rol • r0',, �, '+V 'V,,lu 1L,yam-.INf \ ,1,M�^' .5 odd ( __.,-.,- - ".;41 ' 4 •� .r uH r 1 r •''n - , _ "„. u ,,. +--1," Ww •. r.,, t,i I t—.--_-, ,, . PP�f ties in•, •,I,`p 4. :� �: 110 x nil• - Yfl l• 'on ' .. '�•ut.w, r• I ; . "1 a HW ':,; i 1 R-•1 0 •' '7. � '1yw" •, '�• yyrIP,,Moa 1 I 1 i till, i t,r1 .,,f 44 j1 to.• • „,.t WI ;,,. `..., {..-_. ._..—J\ . . •tnl ,IN �':. „,•;,..„;' a •4,k ...'. . • faro r • °l ti c; , .. ;" .• • ,. ,.., . • •; 1, ., '.• • KJ .,:. -141 tti4 to, 7 ,: ,,,•1‘ :,'':',i„,••• , t 1�t+ , S�pIQ ;le;a ,,., _t 1 1 EXHIBIT •i! . il • }• s. ,/.,. e . 1 T.• sE l,•' ..•+ � ,h12,Zo-$ 1 a_ .:.. i ,�,t,,._P,:.r--• _s.. '+`7.-w a:.•.• -u:rr.�_. v. ,+ WAPCl1jY . ' , .,. .• ,H--) 1 . r UPLANDS EL EMDIThlte S,..1COL .. . ( Exhibit 3 . , ! • t • . li, A iii. jt*.stdil 'I , ' %.1.44. :1 !, ' V)• '' iii 1 ij. Mil .:I!)4 Xi.h. • , ' . . . . . . •••.4 .". . , 4-`, 1.•Pr'•I "‘ ; itli II .i ' • s. Lti'. . I t '.1' i• '1..i4L-. .;.••.• it,: q.. ..!4: ,• ) t!..16.Me E Ir 10`....51C-1 ,k .:.. .1,.:,.1,.:::_it. ,•••., a.. n•-.7 • •,.1••• 1.,.., •.n.i,„ ,. .4....'ne_ X%t.o.a .„_11 - I ...r--•'-''.'''1%,;r1,'...- ,, ..:"77.73 'r- 4,'' `2".1'.1........e.L. .:,-.... . .• -.:-, ,. ,... ,....... ..`". ...141.--:4:•-:. 34L-:-7-4."-- IS *A . - -,.. .::".. - -.. •-• ' -,N. '' • . ,, • ! .. , ''-- • -. ** -. ".0. V7.A''', .• 1 . . ..,....... . .. .. ..tt....,•••••.1:,..)....t...,A1-,,-:-.''..'*::.;.--" ......1 , •• 'C ..„:,• . * • . '. * . 4 k•4. .,...:1, •.1 4...,. • , - ...'4.":,;•rn.t....:•2•••,',• -•••-•:-.L7. , .... .-••n Lt.::•--.t. . ••:.•'•"*.;'77•-.•••••,,.: ,•,.."..:: • •.:';-..... ' ,•• ,.* ..", .":--. •.• 7 •:, 41, :J•••••••,. .:,..,. .....,.,,. .• 0 .0.. '0. ..,. .....:7.:rr....... . 4. + .0°..'.......I . ... Y....:..7".... 4.4.1,.. I . . :•••••••,,.:;-:4-:7.14t.,1. • ... • .n. .t•':. 7 '. unhab,wlittmia.........,:-*,•t.' . . Portable site 3/1/89 Portable site 3/1/89 I current I I • • — -- , I E@MPID , - MAR 2 1 lbb8•- (City of Lille Oster I/Jd Development Sem) ., -, ' 1 ikkel.2 ...it .: . i , ;,.;..,., ,,,..i.- i,..? • '. .. . . •z.,,,.4. 4,., ',4 '5:•, ., ,-.........i..—......„.-...r. ,,,,, ..r....,...,,,.- ...,...„..... .2.„..._-,1 • , ;,“. . ,-, 42,u,m6.1t.,,i......__3.:,,,:..i.,,,,.4.:4 •.-2.:..-.--:•,e_...t...,::;-,--,-,r1 a:4 yl..s.,p,•1 *.%.1):.,:i,...., , • , I I $IS.fi :.,1:6..1...:7‘'..::•,.....i.:C. ,::.141,:;.,=.1 IX 1,1.-ft,. -,4'-'st -k ' Is'' f*ICVDE:•;. :11X t.,:r.,...• ,.. • - • -.. ' I, t , _.4., „at,'.4 :," ."•:, f.._ t. '''•'-„i tr•,':. '-.. ••....• '' ..,.,,,,..0;_.,:...........9.,„:.-.,„„,,,'-“, ,.......„. • .. ..r.'•J.••• .....•-••••..• •'• • *.:..•••44.••.j...,4 • •• .4',....)AL 1)., •••.:••'•ei../. .: •....t. ••• • *,.:•.;.•...• '•••• J.••• ••••:'"'..... •••• .•...j.1 :....'''.. • 3.1..ri....It t,_-) 'r',',Z,..1..,..,_•41e_;.,:-.--.:.•:-:•-l.-....1....-; • -.7-4 eT.1%.:::••Jia......":..d..34 X....7..i 1....%1•al7g:..,,-,.:s7.17=7 M., I "dt 1.....',........41t,t't 1-e,F.'":".'•:.,:.,-et,.--4,....::::,74.x-o,...-44-.: - ...L..' ••••1••:.••.7:41,:al t...t.0.a.1.1,t...ay,••.7,7.k....1.•,,, i ''','...-1:4-4..,..t,i,:-.......?7:".•;"-.7"1:--.;:--%, ..,,.."7!-.'... 4;7-4' :_•":'rr:,....,;•;',E.-:-•••..••.:-.,..e.`'.'..-"..Z.,,i.41'.4- --s 1.:•=z-f-L”'",,i...-4.:%,!.:41:4.----:,a•.1,..'i'll:::::-..-,-4."-:;•• *.,..-1._,.....te- -.I.v..z....-1:,,,,Ti v.-IL...T.e4 hz,•••:,...4..—•••••-• , • -,...-; •,-,"'•"...,-ii2.*--/..•-•:-,--t---::-...„_"—i:*,:--'—:=, -z.--.4-••%•.- ----al.'',..--,AD-0.,....1-.J.-,,,...,r...:14.,... , -1....7:•••:..-1...... ,?,..7.7......•4--.t..-.--;•_=.17,.1.17A.:•,:i..-•,•;-..1.. .•:. ••• .•-•••-,.. .1....-.,,.•.-:::,,-•--4...7_,...........r••..Amta,......t. : .... .t..4•1•,:....VIIT,ni.en,'r•4:17::::.,;.,7-zi.i.`r..: ::',4Y-,:...-7,,-=-4-1. :,.:),4-7,•Ii•-;F:r.:1--:-.--•.%--:-:4:::-Ii_'.."7"••:",:.i.,!;;',`-'-^%,:c I -•"-,:"=-,-" '''*:- - ',:.ot.,. - 4.4.2-F.:*•-..',la,'4: ,...;44..,.......rt..4„.....t.,-.74:;,...te:"......s...,.,-.....,•-_ :.,,.r..c,-,;:r,.. .1 -,vve.--_-'1.::.-..-1:-.1.:3e, 0•••-• t , t . Portable site 3'/1/89 Portable site. 3/1/89 , ,i0) proposed , 4 EXHIBIT ..._....,.... .0 , ., . . . , . . .r . . , .. • . .. . Exhibit 4 : • • H .i • i . . • . .. . • it,.....,. . I• ...in tr••• •It ,1 •• ./..' t ..s...-:.... . i .• .r.r.-2... ' • • / • .•."./••• ..1. aet • • . .. . , •• • : .. .' . i .....,. . , .,I..,./y cle•Ne7,1 1'- 1 . *• • r filli•i: • . .;• i • • . 0 1.1 ;0 4—I • . • . . .... ....... . ,.. 1.4.12.:.:•111111111111 ../., --. .., •I.. . • • . .. , I %I, t••• •••• I • • I .. .1• .'.t/ ' •. ,'. • • • t 't N, .:1 .t1 1• 6 .• • I t /. . I; t I 4 at,• '. " .... "I .7.t.,P,LI f Z • : 0 1 1--•" c•• ...... .., t!''.:•"1-• • i• 'T ...,• 1.,:t,t, .. • . .. .1 tt.1,17... • 1 i 1 . • . 1 1 1 i I . . ,. 2•....4.. if.2-74., ., ,, , ..,••••1 •,/.-I-1 r-.1p.-Oh ti I .1't ....,,.• • • .,• •/•'• . 1 '''''''.•••••••• :•:••••••••!.....•••• 11.'11" •• —1r . . . t , . iab••• ••........1•• 1.'... .. I. .1.f 1 i 1 . 4•••••••1 I A 1. 11 j%i 1 !!!'• , 1 . 1 1 tr . • • ,_ _ , . • 1! 1 . .. t. I ! •• • • i • i:. . ta I*• ••• ••••••1 •• ! •• 717::,TT"4"712 41 1. •1 I.•. a 1-.-4----:" r--- ,..: , . I ...; I • ' I • , • •—•-0 . r• , ...'. ,. •: 011...: -.,r'•- if-1 r"7—r4". I i ' .ygr• I •I ' • ,, ,, ,i• 4-, i• , • '= • • • . • „..• c ii ••• ,. • ••. / 1 ' •••••••••.mg • t • .•••• . I . • ...,•••':....•!•------L''''-r.:'7.7.Z:-j ' •'.., . r'1,,, • "1...' •4 •.*•••i• ./.....1.7 I. (4 "'..:... "....7r7.4. . • II ..... ..-.....-.•••-.)•••••"• 4 141 44.4 I•4•i 4,•o•..7.1.! •• ••.•e •• • I .1....• • Pi.0.1441. ...., (''"7.',::1....i....: , /././///:/// , 1 •. .•...0* ASi .•••••7•'0'"--4—" ,;7' •'•..,, .',•,',,; . „o• . J : ' • r c - •1, I r 101. IS I44.% 0/ •••`....... .••••N•I%4‘\I.%\4• 4• 4 4 t 1 1,%,4 4 4.4 : I .. . 4.4‘ • 1 t 1 i t * • , . ' I , ••••••..........•. • .. ..''1." (I I ..7----,------4----L ..so / • :1 I 4 I : ,.....rs•• • . I 4 I I • I ...•iiI1T11,9.ictii. 1* I I I I I I f • • 4 E% i . i •• ' ,' .; 1 I . • . • • I • I I I • I . .............1 • ..... ......••• ..., a...g• ••,......••••••••1 i• ••••••••••• •I.M......1.......... ...._..--.•• ._,_______ -“•-•“-- • ...,.--- -... .. .. ......_. _,u,e.,e.4,-'Alr Pe"er?",..<64- -5: 1111110 I . d.' EXHISIT .1 :1 . . 1 1)g to•--a-i Ni, 4 1 , E r LAKEOSWEGO7J La; rt:;°°' e Districtx 70 ,, Lake Oswego,Oregon.97034:0070- (503)626.7691 SCHOOL DISTRICT • .MG 2 8 �9a 0 TO: LAKE OSWEGO PLANNING COMMISSION LAKE OSWEGO DEVELOPMENT REVIEW BOARD FROM: 1 KE OSWEGO SCHOOL DISTRICT H.SCHELL, DEPUTY SUPERINTENDENT RE: CU6-88 (MOD.3-89); DR 12-88 (MOD.3-89) SUBJ: MINOR MODIFICATION OF PLAN OF MARCH 6, 1989 1, The Lake Oswego School District's plan to add two (2) portable classrooms at • Uplands Elementary School, for 1989-90, was approved by the city. Due to continuing accelerated enrollment growth, It is now necessary for the schJol district to ask for a minor modification to our plan of March 6. 2, We request approval to locate two (2) additional single portable classrooms as shown in the attached revised Exhibit 4a. Portables would be of the same size and construction as previously approved for the Uplands site. - . 3. All previously submitted narrative and documentation will remain the same. The fifth - and sixth units would be located north of the approved double portable, 28' from the northwest corner of the elementary building. We ask that the criteria used with our recent requests to Install portable classrooms also apply in this instance. g EXHIBIT .. DrzzA j a :,• LAM'MAIM)r. f = ; ;, Lake Oswego School District Office o1 the Superintendent 2455 S.W.Country Club Road • fl P.O. s 70 „ ' O • Lake Oswego,Oregon 97034.0070 riwq (503)626.7691 - S:It.IJL ntS7R•:7 q • March 8, 1989 • • i f TO: Lake Oswego Development Review Board FROM; Lake Oswego School District RE: Request for permit to install portable classrooms at Uplands School Exhibits: ? (1) Site map (2) Vicinity map (3) Installation site photographs (4) Plot map • A (5) Property owners' list (6) Superintendent Korach's report to School Board • • (7) Portable drawings ���°��O (8) Portable drawings • tl. .‘19$ (9) Classroom specifications •liclU to sobolovm il U 4. ' t • Bikeways and Walkways: No impact anticipated. STRUCTURE AND SITE: The double portable will be placed I ' • e behind the Uplands building, next to the paved play area, at a minimum of 25' from existing structure. The double portable (2 classrooms) will be 27' x 64', two separate portables would be 24' x 36' . It will be one story , painted dark beige for a proper blend with the standing structure, and will not exceed the height of the existing roof (11'3") . The double portable will be placed at end of the east-west hallway. This site is obscured from nearby private residences. Distances from this portable site: 130' to woods and hill on the north, 230' to woods on the south, 170' to woods and hill on the west, and 25' to the west end of Uplands' existing structure. Rationale for site: The site is appropriate because of its close proximity to existing building, restrooms and other central facilities. The chosen site is .a ',ravel grassy area. The district believes that well chosen portable classrooms can and do become an acceptable part of the ambiance of the school setting, the interior being very similar to classrooms in the main building. 4L) The district, operating with a depleted nine year old tax base, , has chosen portables to resolve over the short-term very serious increases in student enrollment. CONCLUSION: The portables chosen for Uplands are common in other school districts. They will lend themselves to an educational environment that is safe, clean, well lighted, and flexible for student usd. Although the design and construction of the • portable are inconsistent with that of the existing building, we believe the district can, as it has already at Uplands and Lake Grove, create a complementary effect. The reality of school finance, an expiring source of tax money, accelerating elementary enrollment and inflationary increases in supply costs, all confront the district with a continuing need to use relatively short-term solutions in creating classroom space. Citizen committees have studied the enrollment bulge for almost two years, and in the case of Uplands, there is strong citizen preference for portables at Uplands, to be used until a new elementary school can be built on the north side of Lake Oswego. • . l . • r , . Z • ' 0, I s � d • I 1 rlr .• • is' • . ' . I . ,• • ?i,s � ; III 4, ��. 1, ' _�� sl'' I r I I q ,M • !!„ • . I , I I •-p8 . F� `e ' III, . ;. , ,. 'll C a Fri ` •' ., I n . . I': �' . I. ',' " I• •ii,-'►, • ;h. . , , , .Ir' 56`.+l.l. ,, .v.`17' • , .. El y �� '• I . •`1.. 1 ` .i. , • .1 .1 , ,1•, `1 • •,.,.• , •• ' '• Ali», r •` .. 4 .'. , 1 «.`'•••',! •Ib . '.,w '•,R ... I . •, • II ! • • • .... 6,• .ram•,,e• • i••1 1 ••'i' •''.,•' U/'o, . ' • ,•1• •, . .. I.- .,.,..' III'; ., . • `'i ,f ••, • • '• pc/j3C1,.!...•ii l., `•„"•� `I, ,' ' 1.., , 1 ' ,® . i. i y0� ' (,I •,•`1! 1 a••• ,t.. r JQ , M, ,.. j,.•i tit•. I',.. . 3, 1 • , • 1 , \..t � I "v !, F , . . �' I J• 1 0• • • n N T.. i II Ci 1 r.1 I C‘-‘4__ . • • • I i �6E ;. �w • A r40; • 1 ! t 1 1 I ..11,0.,J�ak;•nls.e1 -i 1� 1 \) ' BLAMER INIIIIS'1'ItII , Ince I U1 1r V I/ 6 I I C p IC I Y wW r�nnu�or aila/M»u i:aoGiArt wmm1aM a 11 .r— I . • W el• -. 1 .�``a�K' M...i1C LCh:i'i�.r ;:.,..:'i..urn..l -.t.-4-.� • • • I. I ! j1 1' mom T11,100OY t 111001 IIOIYD'/O linWI T'A1NYF - •, ,• 'P✓il 2 -.. +1 IJ - `•�1 41 I and �III�I,II�IIII�I 71lI�N'lll ;cs,94 0 4) e s I , a r I 1 , b •1 , J • I. CC07 t ® C (. �. , 1 eye I � 8 �, • ' w. }, k5 / K ,A, ' u 1 b • ',. .I 1 " - NI.� r 1 s 'ram •g ,u L. I. ;tI,r,'.n,,•I'. •S. ,'y,t• ,\^ u!?�'`•"'%+: y rr u • �1 1, , .1 L i' • 1r a...'a i t' I, .6 � :. Z. zei , 2 to ii .: -" 41 . , I', :II'''..�aaQQaaaa e.;�i.`' ° $A_,�; • e! `. :`, .:,i'..1,i•.;,K,,i." ,,*4irl, 4 ftifl.� 1 { ` ` - , C1 L.Ile.,...,. .....!",..'41,46 '1;:r.';'..e!,:...t;'',..1,"I . ...,.. . 1 t:.,...,: ;,....,e;..„. ..,.!i I.,t,,,,;:.•,. .. :1,f,,..;,",„),t . , . — .tg. y 41 r. . .I.:,l,i'...0,,i:::“..1,,, i 4.;.,hi",,. ,14'.,!....,,t::::i ' „ ' ''' 14 • tt . T., tic. i I it I„ .3 A'...,1 . • 1. ,ww.....? . :•. . '.. • • j L�",�+y��7 • t;i . . • / . , ,,,...4 1••"q'II. ' . R 1 1�ip: M'C �f'�`J4 i• ,i•G t�, 1 j•3.' M+ ' L?• ,'1• •, I i',l• tt.' ',. •ii, r...,. a t!.. ..I ..1:".a.a...I.',13*, . . , , tizii #ix .� '`� .a'.1ti1�.' '; ; . , it.. ,xai • ti it. rr1r ..�11 rt%a�.jf y ' avaai 1 1 ,?�i. II !T.L.ILJ ." . ...w_,..__ 1 ;r�}}}F��lll 1 y (- „ 1 • BEFORE THE DEVELOPMENT REVIEW PJARD• • OF THE , ' 2 CITY OF LAKE OSWEGO 2 3 4 DR 9-89-673 A REQUEST FOR APPROVAL TO) (L,O.School District 7J) 5 INSTALL TWO ADDITIONAL )+ 6 PORTABLE CLASSROOMS AT ) FINDINGS, CONCLUSIONS & ORDER THE UPLANDS ELEMENTARY ) 7 SCHOOL 8 , 9 10 NATURE OF APPLICATI0N The applicant is requesting approval to install an additional two 11 p 12 portable classrooms at the Uplands Elementary School. The 13 property is located at 2055 SW Wembley Park Road (Tax Lots 300 14 and 600 of Tax Map 2 lE 5) . , 15 16 HEARINGS 17 The Development Review Board held a public hearing and considered 18 this application at its meeting of May 1, 1989. 19 ' 20 CRITERIA AND STANDARDS 21 A. Cite of take.Oswe o Com rehensive Plan: 22 - Social Resource Policy Element 23 General Policy VI 24 - Natural Resource Policy Element 25 Quiet Environment Policies , General Policy II 26 27 B. cityof Lake Oswe o Zonin Ordinance: 28 LOC 48,195-48.225 R-10 Zone Designation LOC 48.730 Conditional Use Provisions 29 30 C. City of Lake Oswe o Develo ment Ordinance: 31 LOC 49.300-49.320 Major Development Procedures 49.610-49.620 Hearing Procedures 32 LOC Criteria for Approval 33 LOC 49.615 34 1 EXHIBIT .,,. PAGE 1 DR 9-89 e Dal 24).ztst r , - , 1 2 1. 3 D. City of Lake Oswego Development Standards: 4 2.005 = Building Design • 5 6.005 - Transit System 6 11.005 - Drainage Standard for Major Development 7 CONCLUSION 8 9 The Development Review Board concludes that DR 9-89 can be made 10 to comply with all applicable criteria by the application of 11 certain conditions. - 12 • 13 FINDINGS AND REASONS 14 The Development Review Board incorporates the April 21, 1989 15 staff report on DR 9-89 as support for its decision, supplemented 16 by the-following: 17 1. Exhibit 10, a letter by Michael P. Opton (dated April 24, 18 1989) , was presented to the Board and entered into the 1� record. ( 'J 19 2. The Board reviewed the portable design and recommended the 20 school district examine the possibility of looking into 21 portables with additional windows, to better serve the needs 22 of school children. 23 24 ORDER ' 25 IT IS ORDERED BY THE DEVELOPMENT REVIEW BOARD of the City of Lake 26 Oswego that: S 27 1, DR 9-89 is approved subject to compliance with the 28 conditions of approval set forth in Subsection 2 of this 29 Order. 30 2. The conditions for DR 9-89 are as follows: 31 1. The use of the portable shall be allowed for a period 32 of two years (through the 1990-1991 school year) . The . 33 structure shall be reViewed immediately following the 34 2-year period. If the applicant desires continuation • • PAGE • 2 DR 9-89 1 i • w • • 1 • 2 • 3 of the use of the portables beyond the•two year 4 period,• the applicant shall submit a plan regarding 5 future uses, prior to the expiration of the'two year 6 period. • 7 2. Positive roof drains for the portable structures shall 8 be provided. 9 10 11 12 13 • 14 15 16 17 18 • 19 20 21 • 22 23 24 25 26 27 28 • • 29 30 • 31 32 33 34 • • PAGE 3 DR 9-89 • 11 1 . • 1 2 3 I CERTIFY THAT THIS ORDER was presented to and APPROVED by the 4 Development Review. Board of the City of Lake Oswego. 5 6 DATED this 31st day of May , 1989. 7 Robert D. Greaves; Chairman 10 Development Review Board 1.1 12 )r 4'e(444' 13 cre ar. • 14 15 16 ATTEST: 17 ORAL DECISION - May 1, 1989 le 19 AYES: Miller, Sybrowsky, Ingrim, Swillinger, Starr, Foster, , Greaves 20 NOES: None 21 ABSTAIN: None 22 ABSENT: None 23 24 WRITTEN FINDINGS - May 3.1 , 1989 25 • 26 AYES: Miller Sybrowsky, Ingrim, Swillinger, Starr, Foster, 27 NOES: None Greaves 28 ABSTAIN: None • 29 ABSENT: None 30 31 • 32 • 33 34 PAGE 4 DR 9-89 1- • r5{Yllblt b t. r Lake Oswego School District Office of Superintendent February 27, 1989 MEMO TO: Board of Directors • FROM: William A. Korach SUBJECT: Elementary Enrollment Recommendations One of the primary goals of my superintendency has been to establish an open, forthright, and cooperative approach to problem solving between the school district and the Lake Oswego community. Over the past year and a half the school district and the community have worked well together to cope with the dramatic increase in elementary enrollment that the district is currently experiencing, The Elementary Enrollment Study Committee, made up of citizens representing the community, is well into its second year of a thorough study of short-term and long-term approaches to the problems created by our burgeoning • enrollment. Working in cooperation with the Elementary Enrollment Study Committee, the district has also developed participatory decision making processes, such as holding both community and staff meetings and conducting community and staff surveys, to gather information and opinions and to help shape the committee's recommendations. The culmination of this extensive study by the Enrollment Study Committee, including considerable opportunities for participation by the community and by staff, is represented in the following recommendation by the superintendent. Given the limitations facing the district until long-term solutions can be put into place, the following recommendations for Lake Grove Elementary School and Uplands Elementary School have been determined to be the best possible short-term solutions. FINAL OPTIONS CONSIDERED FOR LAKE GROVE ELEMENTARY SCHOOL Because Lake Grove has an ideal student capacity of 552 students, a current enrollment of 632 students, • and a projected enrollment for 1989 of 718 students, approximately 175 students who would attend Lake Grove School next year will need to be relocated to other elementary schools. To accomplish the relocation of approximately 175 students from Lake Grove Elementary School requires the selection of two of the following four options designated for final consideration by the Elementary Enrollment Study Committee: 1) relocate the kindergarten program; 2) relocate the first grade program; -+t 3) relocate the sixth grade program; 4) make short-term boundary changes, EXHIBIT •7 I • .u2 2D O J I • SUPERINTENDENT'S RECOMMENDATIONS FOR LAKE GROVE ELEMENTARY SCHOOL I recommend to the Board of Directors the following two options as short-term solutions for Lake Grove Elementary School: 1) Relocate the Lake Grove kindergarten program at Bryant Elementary School and provide bus transportation solely for kindergarten students as has been successfully accomplished with Westridge kindergartners this year. 2) Make short-term boundary changes along the southern boundary of Lake Grove Elementary School, relocating students at River Grove Elementary School and thus creating two sections at each grade level at River Grove. h RATIONALE FOR THE RECOMMENDATION 1) One of the strongest sentiments expressed by the Lake Grove parents both at community meetings and on their survey has been to keep all children within a family together. The two options being recommended fulfill that request for the largest number of families. 2) The recommended options provide for the necessary reduction of the Lake Grove student population, at the same time causing a positive impact on both receiving schools, Bryant and River Grove. a) The district has just demonstrated the ability to provide a highly successful program at Bryant for kindergartners from Westridge Elementary School, who will be returning to their home schools with the reopening of Palisades. b) River Grove, the only elementary school in the district with a declining population, can benefit greatly from the addition of approximately 90 students spread over K-6. These additional students will increase student numbers sufficiently to create two sections at each grade level, thus minimizing split classes, 3) The two options being recommended represent those most preferred by parents and the Enrollment Study Committee and include the one which our recent experience has demonstrated the district can do well. 4) This combination of options should provide a solution that will last for two years, allowing parents in the Lake Grove attendance area a measure of stability while the district continues to study long-term options, 5) This combination of options is the best solution to minimize the length of bus rides, thus responding to a priority voiced by parents to minimize the amount of travel time that students would have to spend on bus rides. 6) This combination of options minimizes the number of students who would have to attend multiple schools during their elementary years. . 7) The optimal distribution of enrollment Will be a primary consideration of the district's study of long- term enrollment options, A short-term boundary change running contiguous with the River Grove attendance area, where the student population is declining, has a high probability of being consistent with die district's long-term enrollment solutions, 7-- .. • • • �^ 1 8) The relocation of the kindergarten program has been the most highly favored option recommended by parents and Enrollment Study Committee members for a variety of reasons. • a) Kindergarten is a half-day, relatively self-contained program; thus kindergarten students are less integrated into the total school. They do not eat lunch at school, nor do they have recess with students of other grade levels, b) The kindergarten program has a different schedule from that of either primary or intermediate students, allowing its successful temporary placement in another school, c) Kindergarten centers have been consistently successful in the district, as most recently demonstrated at Bryant Elementary School. d) Because kindergartners have,not previously attended school, relocation of the kindergarten program does not represent a school change for them, e) Since the majority of Lake Grove kindergarten students are already bused, moving the location of the kindergarten program to Bryant will not necessitate a transportation change for most of them, SHORT-TERM BOUNDARY CHANGE STUDY If the Board of Directors approves the short-term boundary change recommendation for Lake Grove Elementary School, I recommend that the Board of Directors then establish a Lake Grove School Boundary Study Committee by the same application and selection process utilized to establish the Palisades Boundary Study Committee, I recommend the following goals be included in the Board's charge to that study committee: 1, to define temporary boundaries contiguous to the current River Grove attendance boundary a) that will relocate approximately 90 students, K-6, from Lake Grove Elementary School to River Grove Elementary School, and b) that will establish a school population at River Grove Elementary School with at least two classrooms (a total of 40+students) at each grade level, 2. to honor the preference expressed by individual parents regarding whether their 1989-90 sixth grade student attends Lake Grove or River Grove. 3. to strive to maintain the integrity of neighborhoods when possible, 4, to strive to maintain neighborhood schools, defined as the situation Where no student walks or is transported by one school to attend another, 5, to minimize any additional busing. 6, to assure safe walking conditions where transportation is not provided, SECONDARY SCHOOL ATTENDANCE BOUNDARIES • The district dces not intend that any change be made in the current secondary school attendance boundaries for the duration of this short-term solution, However, providing a balanced secondary school population Will be one major consideration as we develop the long-term elementary enrollment plan for tina district. r. . • FINAL OPTIONS CONSIDERED FOR UPLANDS ELEMENTARY SCHOOL F Last year the district chose to add portables at Lake Grove Elementary School and classroom all s at Lake on tre ' until there was no choice but to relocate students, Our experience in adding portable , Grove to accommodate over 620 students this year has demonstratedib at them is a i limit to orthe number o' ,l students that can be well served by the core facilities (gymnasium, to the current recommendation to relocate the Lake Grove kindergarten program and to make boundary changes for next year. Because Uplands Elementary School has an ideal population of.460, a current enrollment of 521, anware at ecGr enrollment for, Octpreesober enting, 1989 of 545, the a choice between two conditions final options considered byoximately e same as they th the Lake Grove a year ago,presenting Enrollment Study Committee, • 1) The district can add additional portables and keep all students in the Uplands attendance area for one more year, after which the relocation of students would become a necessity. Such a choice would require the addition of support services at Uplands Elementary School in a fashion similar to that provided to Lake Grove during this past year. 2) The district can relocate the Uplands kindergarten program at a south side elementary school. • SUPERINTENDENT'S RECOMMENDATION FOR UPLANDS ELEMENTARY SCHOOL I recommend to the Board of Directors that the district keep all elementary students within the current Uplands attendance boundaries at Uplands Elementary School for the 1989-90 school year. This option will require the addition of three portable classrooms as well a support services, including 'administrative assistance. RATIONALE FOR THE RECOMMENDATION 1) The district should allow the Uplands community the same choice that was provided to the Lake Grove community last year. While the Elementary Enrollment Study Committee was evenly split between these final two options, the majority of Uplands parents requested the addition of portables, as the Lake • Grove parents requested last year. 2) The district should continue its commitment to keeping elementary students at their neighborhood school until there is no choice but to relocate students. 3) The renting of portable classrooms is more cost effective than providing individual bus mutes to elementary schools on the south side of the lake, r . r � DAN AGENDA CITY OF LAKE OSWEGO DEVELOPMENT REVIEW BOARD City Council Chambers, 380 "A" Avenue , Wednesday, October 25, 1989 7:30 I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES June 15, 1989 June 19, 1989 IV. PETITIONS AND COMMUNICATIONS V. PUBLIC HEARINGS PD 16-89, a request by Metropolitan Homes, Inc. for approval, to develop a 14-lot single-family planned development. The site is located on Bryant Road, between Wildwood and Jean Road (Tax Lots 1700 and 1900 of Tax Map 2 lE 18AD) . Continued from October 2, 1989. VAR 26-89, a request by Edward E. Misa for approval of a 5' Class II variance to the required 10' rear yard setback in the Village on the Lake subidivision to construct a 12' x 15' deck. The property is located on the south side of the intersection of Village Park Court and Village Drive (Tax Lot 8300 of Tax Map 2 lE 9BD). VAR 33-89(a-b) , a request by Olson Group Architects (applicant) for approval of a Class II variance in order to reduce the required la 1 m •1 5' to 16' , and a Class I variance to resl �_�_'`_ ide yard to 4.5 feet for the purpose o. - �'�►r g room and kitchen addition. The site is located at 1447 Lake Front Road (Tax Map 1000 (Lot 31 - Oswego Lake Villas) of Tax Map 2 lE 10CA) . SD 36-89/SD 40-89/SD 49-89/VAR 28-89, a request by Douglas and Margaret Fenstermaker, John and Sharon Edwards, DaVid and Katherine Brady, and John and Diane Sherlock for approval of the creation of two parcels from an 18,438 sq. ft. lot; creation of two parcels from a 27,892 sq. ft. lot; a lot lino adjustment between two of the newly created parcels; and a 7 foot Class 2 variance to the minimum required lot depth of .100 feet required in an R-7.5 residential zone. The site is located at the southwest corner of the intersection of Haven Street and Lake Haven Drive (Tax Lots 3000, 3001, 5301 and 5300 of Tax Map 2 lE 17BC) . • • DR 18-89, a request by James E. Brisbee for approval of a 10' x 30' addition to an existing building to provide two additional offices. The site is located at 5600 Rosewood • Street (Tax Lot 300 of Tax Map 2 lE 18BD). VI. GENERAL PLANNING Review of Sign Code for Kruse Way VII. OTHER BUSINESS - Findings, Conclusions and Order VAR 30-89(a-c) - Thomas H. Nelson DR 17-89 - Lake Oswego Hunt Club DR 10-89/PD 14-89 - Dominion Development DR 15-89 - Lake Baptist Church DR 19-89 - Scott & Dru Schroeter DR 20-89 - Lake Oswego School District 7J VIII. ADJOURNMENT The Lake Oswego Development Review Board welcomes your interest in these agenda items. Feel free to come and go as you please. DRB Members: Staff: Robert D. Greaves, Chair Robert Galante, Acting Director, E. Daniel Ingrim, Vice-Chair Planning and Development James A. Miller Hamid Pishvaie, Dev. Review Planner Robert H. Foster Lynn Bailey, Associate Planner Elaine Sybrowsky Jane Heisler, Associate Planner Harry N. Starr Michael R. Wheeler, Associate Planner Ginger Remy Sandra Korbelik, Senior Planner N Cindy Phillips, Deputy City Attorney Barbara Anderson, Secretary • r • . I i . . 1 q 4 ■ ' P G.p 760•A•Be.A AYSn69w • 6 v W LalmOurepo Onp6n 97070347� v 600 Punn 290 MEMORANDUM .67b•02A .. 1 3 B35.0llnp b07•B7b•0270 Bunemp TO: Development Review Board Members b07.67b•0790 W FAx FROM: Hamid Pishvaie, Development Review Planner r 507.6754268 til SUBJECT: Lake Wood Estates, PD 16-89 imm DATE: October 20, 1989 Z W Q. I . Attached please find the information submitted by the Q. applicant addressing the following issues: P 0 - Alternate access designs off Bryant Road to : ( „,J maximize tree preservation. • W 416 0Expansion of Open Space Tract "D". I 1 1 - Screening/buffering along the south property line A W - of Tract "A". W - Pathway through Tract "D" to Nicole Lane to the 3 o south. • VI z Staff will provide additional findings and analysis at S ®C the October 25, 1989 meeting. W VI HP/ba w0 03 • • 1.-L) J M D , 4 I i • ANC SUPPLEMENTAL INFORMATION FOR LAKE WOOD ESTATES Prepared For: METROPOLITAN HOMES, INC. Prepared Hy: COMPASS ENGINEERING • October 1989 OCT 1$. 1989. • U 4 EXHIIIT J ft.) 14' I. INTRODUCTION A. Request Summary The Design Review Board has requested that additional information be submitted to the City Staff with respect to four specific • issues in their deliberation of the planned development application for Lake Wood Estates. The issues have been identified as follows: I 1. Investigate alternate access designs off of.Bryant Rd., , including the use of islands and/or curves. 2. Address the landscaping of Tract A with respect to the adjoining neighbor. 3. Investigate lot line adjustments to include additional open space in Tract D. 4. Investigate pedestrian access through Tract D and private landowners to the south. B. Property Description and Site Information The property included in the Planned Development Application is a 3.67 acre site located on the westerly side .of Bryant Road • between Wildwood and Jean Rd. The zoning density is R 10 and has a density potential of 17 lots. The applications requests 14 j lots. II. ALTERNATE ACCESS DESIGNS Based upon a study of the positions of the existing trees and the configuration of the property, three access designs Were investigated. In the analysis of the various preliminary entrance designs a arboriculture consultant was retained to comment on the alternatives. The report has been included in our supplemental information. This report is referred to as the Halstead Report in the text. A. Right Angle Approach (Existing Design) The application depicts a right angle approach to Bryant Rd. , From a traffic safety point of view this Would be considered the safest intersettiora, according to the City traffic engineer. This plan would require the removal of 6 Douglas Fir trees, which fall in the proposed right-of-way ead Report) . No other trees adjacent toe the e kroad W uldetch and abetaffected either by the road or the underground utilities. B. Angle Entrance An approach angling southerly into Bryant Road is depicted on the enclosed sketch. This approach Would meet Bryant Road at approximately 23 degrees from a right angle. The resulting intersection is not considered as safe as the right angle approach, according to the City traffic Engineer. Traffic flow from and to the proposed addition Would be generally to the north requiring turning operations of more than ninety degrees. 1 • f. • OCT-20-c$9 FRI 13 : 35 CoMPH$,: t.Nl':it3 • • This plan would require the removal of five Douglas Fir trees and would impair the health of five other Douglas firs adjacent to • the right-of-way. The proposed sidewalk on the northerly side of the proposed street would be adjacent to the curb at the entrance, and would include underground utilities including power, telephone, and gig which would have significant' impact on the health and survival of the adjacent trees. The Halstegad report finds this as not practical with respect to savingfthe trees. C. island entrance This approach would propose an island be developed in the middle • of the road, with the potential of saving three of the Douglas Fir trees (see sketch) . Traffic safety with this type of • intersection would be compromised by motorist confusion and • impaired site distances. The Halstead Report also indicates the necessity of removing five additional trees. This configuration also reduces the size of both lots 1 and 14, To achieve DEQ requirements for separation of the sanitary and water, utility • lines would have to be placed on both sides of the island. The result would cut all rooks extending from the trees in the island. The required standard curb would also have a harmful impact on roots extending from the island towards the Underground utility trench. III. Tract A landscaping A field check of the southerly boundary of tract A has revealed that a significant growth of Beauty Bush or Kolkwitsia is already in place. This growth is approximately 15 to 20 feet high and provides privacy to the property to the south, especially with the addition of the proposed fence, A photocopy of a photograph has bilen included for your review and the photograph will be presented to the Board. IV, Additional Open Space in Tract D (See Sketch) Upon a review of the existing tree locations it appears that an adjustment of the lot line between lot 9 and Tract D would result in placing three more trees in the open space tract. The area of Tract D would also increase by approximately 1440 square feet. This addition Would also require shifting the lot line between lots 8 and 9 to maintain the required frontage. This adjustment increases the total open space for the project to 15.8%, In addition a conservation easement is proposed on Lot 9 to include the 18 & 27 inch firs. V. Access Easement to the South , IL_ A'tealtor has been inattUoted to contact the oWners of the properties to the south on the possibility of obtaining easements through their property for a pedestrian pathwaye The results of this Work Will be submitted to the staff when available. • A • • • Vi. Conclusion Review of the various preliminary entrance designs indicates that the best overall plan would be the original design. This plan offers both safety and protection to the existing trees. The other plans appear workable, butt do not assure additional • tree preservatiop and are clearly more dangerous for traffic. An increase in the size of Tract D will place three additional trees in the open space. This change will reduce the size of lot 9 to approximately 7360 square Eeet, and lot 8 to • approximately 7090 square feet. Tract A has existing landscape l material which will effectively provide privacy to the adjoining property. ' r • • I - I 1 1 ' 1 • RIGHT ANGLE ENTRANCE (EXISTING DESIGN) TREES LOST TREES WITH REDUCED *2012 - $12" FIR CHANCE OF SURVIVAL * 2013 - 2'1" FIR . * 20114 - IB" FIR NONE * 2 01 6 - 211 F I R * 201(0 - 21" FIR * 7.01/ - 39" FIR CGII:I:RYi.1 IC+I( Er19L-t*ril' 1 3 2 1 . . • �- F'1" ' • 4.u. F'r. c.it.y Gr. I1 e v • :;•.‘"• Ci °\ �� 4 P 440 `°�� CC �" EXISTING GREENH0U5E / 6It�. •�ti�•ti> ; i e �• ' 4 ' s t OG EXIfTiNG ° • in GARAGE v' . t �• ( , `- EXISTING HOUSE • 13 _,./. • 1 IP w ':a t;r. o '' o f 0� 0 0.. 0 ,+..._ 0. • _ 0 • rr 1 ''� 1, e . o i ur-:t so At_5-ro mere 2 . . . . . > , ; • ANGLE ENTRANCE TREES L05T ?BEES WITH 'REDUCED `CNANCE OF SURVIVAL /1 aF 2011 3q" FIR # 2oI3 2N"FIR 44 2o20 - 18" FIR 9 �k 201�q - 42" FIR * 2018 - l6" FIR # 2014 - Iasi FIR 44 2021 - 241' FIR * 20Ito - 21" FIR # 2015 ' 21" FIR dk 2022 3fo" FIR I 1 2 4,, 'Ig I o SG, Fr hloloB Sa,FT. BUILDING-I/L...., • ENVELOPE • \. ......] V I , z4°�FIX) 202 ZleFIR 7 + �nFlIt n a�-�21"15 FIR 0 3q�iR+ N2'FIR 2oI8 --) Z Ni,�'._113 FIR 2011. + ` rt.'FIR a GARAGE 18"FIR 1 ... cc 2,020 to21^'ter}, � Mil FIR 94"FIR E`�15T. Moose I 1 4 13 13Bo GQ, FT, 6,030 Go,FT, BUILDING It J.01,1 ENVELOPE Isi2+1"FIR or 1r•4r a MA ti IN . . ISLAND ENTRANCE . , ' TREES LOST TREES WITH 12EDUCEO 4 2012 - 42" FIR of SURVIVAL . iE 20110 - 2'1" FIR 4 2013- 24" FIR * 2011 - 39" FIR 41, 200 - IS" FIR , .0 2018 - 13" FIR 41. 2016 - 21" FIR 41' 2019 - 42" FIR • ._——— I _.. �, . . , ., 0 ./ ........ . . .......z..______. .....________ ______ ____.....____ __/......___,_ _ .1 . CoNE,L.R'}AT ION SA5 MEHr 3 2 1 • (o, 12.0 h,"190 (a, 3410 •r` 4.:U. FT, °�C, q'T 50, FT, Y ' ....:7 8X16TING GREENHOUSE / • eN -0 1 CC EXI6TING ,'-• •` 32l 02 • GARAGE ' • EXISTING HOUSE 1 4 ` I 8, 35b r--- ✓ 5Q, FT, : ie , .r . 13 , yl ♦ °' ' ri; �' ✓ • .p . .4 ..... III• �1 ::: I N / 1414 L.51-Ir- M rap 3 --1-1 1. 1 —:d k]—U 7 F- K 1 1 .6: .r 1-,._I PI Y M u'o =.r k K.:. r- .....•..••:••.:�.i w`J � V i' u p IRA CT „ p F 617E AREA 8.(o7 AcKES STREET AREA 0. (o(o ACRES = 1B.o '/. • COMMON AREA O. SB ACRES c 15, 87. CONSERVATION AREA 0. Si+ ACRES • 9.o% 00 �., • ,.' . • ., 0... 0 • 717 . 7 1 r• 'I,0"l 0 ,t:.;+ P".- . 7, 90o .;.a trr , .P 9 '7,,,,..0 ••• i ,,) 0 i 3a, FT, ,. ,/../ TkAGT "Gu �I �4� ADDITIONAL (PO(PO94F. F1'. • 4' GoMMoN AaeA . • • --•"� MOO •••• 40 , 11kAGT " w 'f/ • . e. •...• .40• 10) 0 H rai Joe d ,a ,e• .'Fr. r ' .„ • �,r,"+ • •.. / •• ,` ofe 0/ 0 10 , rl 1 V10 / ach6e0 iv. I . . . . 1 '. . r . A • ,. i . i . , I , . ,. • ,thi A. ..iik '41 at'!.:1" 'i.• o •I; L1.11114 Ot,'1 f I''''',,: ' , '1;.14.".•••..''' '".1"t , , 11 ,' :A•1. . ,141,, 1..,,... ; ,- 4,-,r,. .,'. .,,,Ai! . .k. .• ... ,:t.ott t , ,L '..,,...,. , '..,,,,, .!..., •• VO4.. .: •• 1 , . .t. , ,,.1,,- ,. ,..4 At:11' ' '• 11°.t, ' . i 1 T'.1. fi' r. .1:t'. .* . 0,0.,,,t.,,,.;•, ...,,,,,I. J,...1A;, A MAL' „0, 1,,,, ,,..,-.,.,..: • c... .-- ,..„ , A ' 1 'I/. ''V' '(ler_4,. ,;• AA. •1/4•4 4. todV1A,'il. ' /,'. . ,t,. ' 'A 2,1.)k f:,4,,if'flvtif .••..i..;, • !ft.•,• ..,...k'f.11: 00% . '•'.. 0.1,t . , 't,' 3*)i'u 1,4 tti 'AA '• AA"' ,, t, •1".''1' t ,,,R,.'1,:j,1,,,t . ,fri . ••. ..,,.,?kl ..,.41 ..1..t4 i..r.„pw•'. • '-i.iit'ff,ti •`,P..!' ','o. , f'.,..,, 1,, tr.„z• •,•:,, .„t. , . .00„. " i'',.. • thi '.) ." '''ill!`? 4.t,iit.!.'.; 41,., .1i4r.,t;g1s,l',,..).,;At 4' . 1.;:j...j ifi 1 ,i•\ , ':, l• 17 , It: ' ,, 4.5Ei A ro. .o.... '•':r ' ". I ....1. ' '4 eliial — 1 10;“1 % ) .,' • fl• ' \141•t'C • . , '''",etii,re.s,,,14.1, ..":1•:14'.' 4, e g. i "', ,40 , . •t'' , ..' , It* .,ilrt.-.,vy:401 • . A '1 ' ' P3 ,' ti i;-1 - '4 r. . of'"4.1 I. • •4 4 A J , . 4 I . (1.....1)•,,,: 1.1 I,''',:i L,1.. :A .1;..':... "1 t 0%.k‘? ' CTO •'. '. ' .....y.....70344 .70•. fi'...,4_,, 1 I. , ,i, •,, .!:,.. ...,,,l'tv. 44 r...• - ii 1, \lt : ,,.1%)/10 •.,i ..°. FP...L 40411' i's l',1• .1 1—• .,,,, ..,. . ..xt ...!*--,, .i .1''' P '. .. 1,,i`ot 41,1 •,,i ,-447.0*....: .,•-•:. • It \ M 1:,'",,'''',I q r•. , ,ct41., C,. .. t:".-1-01,2 0 *4'1.'414'.' ''•.!'''A X'' . ' 9. ii..$3,—, * ., *, '', •••7*,,,o6'li KO.4,,I,;',,,1.,',4,y. ,,k4,..K.,ilism 4:7, , o Z . 1141..2', . 'eAti,;11, ;t1,1,,t:r,i "4,:,.,,i :. ::, 4,4iy•,,,,c.tit,..?,.1.'1,.,:1,(ii'';`1-,:i' ,45,:t.7,,,7,!;,..it..0.''',i:or ,,,,r....46,1,14...t.,..iv.,I * ,t ea. ), .,•', ,.1.. '.1$ , , '. •-•,- • ...,...o...-to• — '' ei.:0, $''':.;'4•-kkt•li::.4.' /1 '.1;114"...7:10',', ;1; '1:i.e.'.4•514 -..' .. ',..•••I" se o tdif,,,,, • ‘,.41: . t ..... ....:v, o .c l,, i ,;.., . ._,.. . .,,....,. ...a • . :-., '1 P t.1, , A it ', •," 1 '''' 5, 4.:k',.,' .,..0 L.. .r., 4if,13,11,.. t., ,''-74`..1....1' 0.. i• ,'.7`,.. ''',0.,,,,,,,.,•• ., ;f04, ,...,i4:.t.•:,-.i ''', ' .. .,, . ',F•iist.:',;•,%7;,,, < . :,4 _ riliA,..t.,,r. ,q,,.„p Irv,.$ ,.,, I IA •,7-1,.,.1,......."1....-..-: ea:.1 iiir'I r ottitile' 1k , 01. 41:'':;:t ,!Alt,, i 0.. .i ,AZ l'il, )•".A.'', 4.j... 44 A, 10.,„4, :. .•ID1 A& , 4,4'''1/4A,Vt. .. ,,,k L , c.) ,;,, ....&TV',ito Tigiti, 11,::•.*Cfr .itit4t, it ,• ';,,, ,'„ . IA„o , sr , t i , :or k, -fr ,Lo .41.,„„, ke !y 1:, c ••,.... kV,P *C J . 44. V'i i].1', eY 'lg. ,`PC.. ,''1114 00'1i.;AA'..4 61‘ A. -IPA o:. .',14, t - .. 4, ,,,1 ,...o.y. .,: , „ . • ti.,: ,...i,...). , C,. • , ,,..44 .,w ,,.....ku , ..kj., ..4%,i (;,,...*•0".,.....wsk." ,.. .„ .i...:"," vvIr.,7.,4,t,,,••, '4—. • ::)44'. • ,ill;.14. -ir . ,,,,•,.„..t..i., ..4.,',1 ;?4,41. .Op..., ',;. :,' ),. .•- q•-7. '''•=0,'': ti' ' • . .4.,‘4 '• s"‘;',.,q• ' '... I,4 4'4•,t. ifra. ,! g Litte A.:. ,16.41 i 'i , ." ":141.4,i iriNti,'''4.i.11;1 j.•A A:4" tk‘, g"AZiA• . '. . ' 'A*.. 1 0 to ' ,4".r.. fro t;a .', .i . '. ' ..' 1 •j , 1.." ., •,,.; . . '4., (. 3 I, '41,1‘.1('O.'''. '4,:'" • 'Ili *IC.4.1 '.' • '', ' ''. A.'s roole .°Lk. $.1,4,,ii.,,;I:i:k',, , , . ..,40.4f.p.,.I.,' , •:, . friatir v Ao.,: 0- „I:1. ;v. • z. 4..•1 ,.+ ' s , n, 1 , ,'",,0 .' ' i;a: •,iiitilt,t+ct.11t.1•11,'''••:.t"4...7,..:' ,,., IP - %•'f,If' A"4.?: 0 Ai.° ' ' ' 1.' 4 41..,•r . • , , i , ,•• • I 4 it .q. 41 ,• ' , :,M,,,,l:k ki.t.i.TIL ,t4i, ., ,,et:1, h• 4 •• ' ;31'44' ' 'Ink 4114 'i 1 VIce r '" r :.,ct-,..,.,,...„.,,,, ..,.....: .„,... ,,,, ,, ,, . i ,.,r"_ . ,,,:;„).,',*4^ , .. ,,... ,..„ce.:,,: i.,----,,. .•• ) • ' 1 ,‘1 )11[?JO • ' •• . .'....: i 'W.r.1, '.•:•',*1.'',, kr." • ,i•A' ''..r ' II 1. ,r , .7,, ,,.. . ‘.11 i, , SI. tt A PAI''—..g.' tf*Ittl • t i . ..I. ., . 144nA j!,,21, ,.. . 1 4.1.' Jr't.i1"1"14. ...,1 4 • 4 • .. i .°: •.(i. .. 41 (147i4.4?7; 0 'II ' ' ',lt' a. ,,--4,01::,t , • l• p mt..- f.•,..- • I;i.., .8.•• A,• . ..• 1-,1 .,I. i.:. , - •,, .o...,..• • . - • • HALSTEAD'S ARBORICULTURE "Specialists hi the care and preservation of trees" ' ' CONSULTANTS • , David Halstead,Consultant B.S. Ps ItP.O.BOA 1182,Tualalln,OR 07082 f 7 Phona1)503)245.1383 �• 4e October 14, 1989 •i Mr. Bruce D. Goldson rY Compass Corporation ° 6564 SE Lake Road Milwaukie, OR 97222 . ii V Reference: . /, )1 • Metropolitan Homes 11830 SW Kerr Parkway T. Lake Oswego, OR 10 1 Phone 246-2505 . ' illy . Proposed Building Site: 4v. ' - KilKare Nursery 4 17495 Bryant Road 4Lake Oswego, OR 'lr 1 , ir' ,f/ . Subject: I , Existing Trees Within Proposed Drive Way Area: I. Map #1 23° from 90° Entrance Way ' Map N2 90° Entrance Way is w I Map N3 90° Entrance Way With Island 4( Dear Mr. Goldson: • t You have asked me to report on the condition of the trees and 4. the most feasible Way to save as many of the trees as possible using the maps that are listed in this report. t There are 8 fir trees involved in the proposed drive Way entrance to Bryant Road. All 8 fir trees are healthy, structurally strong 1 and except for some minor damage to the trees, they are in excellent condition. The only deviation that I found in the aforementioned maps is the size of the tree. The measurement on the maps was done at Dell (diameter breast height) and the trees measurement at ground level (DGL) is about 30% larger: • Map #1 23° from 90° entrance is not practical and Would do more 1 damage to the trees than the other maps suggestion. 2 EXHIBIT 14 )'D 16-b' I ' , , • • 1 • Page 2 Mr. GUldson • Kilkare Project • Map #2 90° entrance would take out 6 fir trees but would leave ' the other surrounding trees virtually undisturbed. Map #3 90° with an island has an interesting concept and is possible providing several arboriculture precautions are taken. There would be 3 trees which would have to be removed and 5 trees which would be submitted to sever construction trauma t (three trees in the island and two fir trees on the south side of the proposed drive way). • The proposed Island would have to be no smaller than 20 feet wide (north to south) and as long as possible (no shorter than a total of 30 feet) east and west. • All of these trees will have to be re-measured and placed exactly on r drawing using the diameter ground level (DGL) measurement in respective to the proposed drive way entrance. . $ If this fits the plan and if excavation could be kept at least 5 feet from any of the 5 trees then I Would say we have a good chance of saving them. r Of course there would be several things which most be done to prepare the 5 trees for the construction trauma and the operation would have to be supervised by a consulting arborist. But With y 1 the proper cares cooperation of the excavators and a good plan I Would give the trees an excellent chance of survival. There is a very large fir tree that I took care on River Run Lane off Childs Road one block West of Bryant road Which is in an entrance way island. The tree has been in the island for several years and is doing very Well. If more technical information is needed on the trees and or on their care please contact me immediately. Sincerely1 A9 Q , --<J David Hasltead STAFF REPORT CITY OF LAKE OSWEGO -LAND DEVELOPMENT SERVICES DIVISION ' , APPLICANT: FILE NO. : Edward E. Misa VAR 26-89 PROPERTY OWNER: STAFF: Edward E. Misa Lynn D. Bailey LEGAL DESCRIPTION: DATE OF REPORT: Tax Lot 8300 of October 15, 1989 Tax Map 2 lE 9BD DATE OF HEARING: LOCATION: • • October 25, 1989 South side of intersection of Village Park Court and • NEIGHBORHOOD ASSOCIATION: Village Drive None COMP. PLAN DESIGNATION: ZONING DESIGNATION: 11 R-15 R-15 I I. APPLICANT'S REQUEST The applicant is seeking approval of a 5 foot Class 2 Variance to the required 10' street side yard setback required in the Village on the Lake subdivision (PD 3- 85) to construct a 12' x 15' deck. The property is located on the south side of the intersection of Village Park Court and Village Drive. II. APPLICABLE REGULATIONS A. City of Lake Oswego Zoning Ordinance: . i LOC 48.195-48.225 R-15 Zone Description (set- backs, lot area, lot coverage) LOC 48.650-48.690 Variance Procedures LOG 48.815 Criteria for Approval VAR 26-89 . Page 1 of 5 • d . ti i B. City of Lake Oswego Comprehensive Plan: k . None III. FINDINGS { A. Background: 1. This item was originally scheduled to be heard . , by the Board on August 21, 1989. Staff removed the item from that hearing due to an . incorrect assumption that the yard adjacent to the rear of the house was the rear yard. That assumption would have made the request a Class 1 variance (5 foot intrusion into a rear yard) . Upon further review of the plat copy • used to determine setbacks, staff found that the rear yard for the site is not adjacent to • the rear of the house, but near the corner of - the house that points west. (See Exhibits 6 and 7) . Therefore, the proposed 5 foot intrusion is into the required 100 street side ' yard and requires a Class 2 variance. 2. There is a residence on the site that Was • constructed early in 1989. As noted above, • the orientation of the house does not determine the yard. ik' 3. The existing setback from the rear of the house is approximately 17 feet, (approximately 14 feet from bay Window to property line) . 4. After plan approval and during•construction, a daylight basement was added to the plan. This resulted in three visible stories at the rear of the house. The original floor plan included a door off the kitchen to a patio at grade. The door was installed and now leads to nothing since the daylight basement made the kitchen level the second story at the rear of the house. A deck, meeting the required setbacks, was approved with the building permit off a bedroom on the top floor at the rear of the house. • 5. The applicant is requesting a variance to intrude 5 feet into the required 10 foot street side yard in order to construct a second story deck Off the kitchen, ; w' . VAR 26-89 Page 2 of 5 r r •..,' .rr • it 1 • B. Compliance with Criteria for Approval: . LOC 48.195 - 48.225 - R-15 Zone Description • The Village on the Lake subdivision was developed as a planned development, therefore the site is smaller than the minimum lot area required by the • 1 R-15 zone. I • r The proposed deck will not affect the measured • height of the residence which complies with the 35' height limit of the R-15 zone. The existing lot coverage is approximately 20% (2,630 sq. feet for footprint, 9,985 square foot lot) . With the proposed 12' x 15' deck, lot coverage will , ' increase to 28%, which is below the 30% maximum allowed in the R-15 zone. LOC 48.650 - 48.690 - Authorization for granting a variance • /' A variance to locate of structures 5 feet or more / into a required side yard is listed as a Class 2 Zoning Code variance. The criteria for a Zoning Code variance are listed and addressed below: a. The request is necessary to prevent unnecessary hardship; Construction of a deck which would conform to the required setback would result in a 7' wide deck. That applicant claims that this creates a hardship because it would be difficult to fit standard size round outdoor furniture into that width. The ' applicant has not provided evidence which • demonstrates that a 12 foot deck is a deck size similar to other deck sizes in the vicinity and • that use of the deck as described is necessary for reasonable use of the property. The site is not typical of other lots in the subdivision because it is surrounded by streets on • nearly all sides (See Exhibit 1) . A deck is a use typical of the homes in the area. Had the originally submitted elevations been correct, the kitchen level would have been at ground level and a elevated kitchen deck would not be necessary. However, the applicant has not provided evidence as to the exact nature and amount of the economic . hardship which is claimed. No evidence has been submitted to demonstrate that a drop in property value would occur. ,. VAR 26-89 Page 3 of 5 ,, 1 • r ' • t b. Development consistent with the not be injurious to the neighborhood e in will the property is located or to which • :. 1 established to be effected by Property the request; constrApprovuction of a the variance deck will result in the existing g rPe onto the second story of unusual UseintheVicinitnce. in hea deck is not ar� . be visually or otherwise injuriousgtostheill n• ddt neighborhood. Public notice was provided to all property owners within 300 feet of the site. No comments were received in response to the • c. The re notice. quest is the minimum variance necessary to make reasonable use of the property; The applicant area necessary Ptov accommodate rthe am ostyle of f the nimum furniture proposed (See Exhibit 4 that the request for a 5 Staff concurs setback is them foot reduction of the normal uses of aikitchene deck aincluding to othedsize furniture, proposed, whether the size deck However, evidence to support pto other decks in the d as similar in size j submitted, vicinity has not been ' Additional evidenceJ'^`� the proposed Use is is necessary to conclude that property, reasonable use of the d. The request is not in conflict with the Comprehensive Plan. There are no Plan policies applicable to this request. LOC 48.815 - Criteria for Approval For any application to be approved requires that it shall first be established lthat the proposal conforms to! a. The Cityls Comprehensive Plan; There are no Plan policies applicable to this • proposal. b. and The applicable estatutory and Code requirements glis, including: VAR 26-89 Page 4 of 5 N i. For variance applications, the standards • found in LOC 48.650. The standards of LOC 48.650 have not been fully addressed. • C. Conclusion: Based upon the materials submitted by the applicant and analysis found in this report, staff concludes that the proposal may comply with all applicable criteria. The applicant has submitted insufficient evidence with respect to the • requirements to demonstrate that the request is the "minimum variance necessary", that it is a reasonable use and to demonstrate what the economic impact would be if the request is denied. • III. RECOMMENDATION Staff recommends that the applicant's request for a Class 2 variance to construct a deck 5 feet into the required street side yard, VAR 26-89, be denied unless additional evidence is presented to the Board to demonstrate that it is the minimum variance necessary, that it is reasonable use of the property and that an economic hardship will occur if the request is denied. i EXHIBITS 1. Tax Map 2. Site Plan, 1" = 20' Scale 3. Elevation Plan, 1/4" = 1' Scale 4. Deck Plan, 1/4" = 1' Scale 5. Applicant's Narrative 6. Copy of plat which shows yards for setback purposes 7. Copy of Site Plan submitted and reviewed with building permit 89-0082. VAR 26-89 Page 5 of 5 4 I. 2 � E 98D SE 1/4 NW 1- SEC. 9 T2S R. 1 , 'SUPPLEMENTAL �� CLACKAMAS COUNTY9o,�. 051 •J �� -1° 7500 7300 5� • c.\. �� I' //' 7600 0 k.# a 7/5.3 . 70 / ( a9 L N,o.,aA 0\4 , \� o' hy,e� 7800 c b 1 ^:• • • (c.7. e.`_ je 9k 1900\\ •Ci . vt 4 /20 9'° • 6 B000 i5 a 3j9 6•. I` aro\ :? . i• � Gti yr s` ••• . \ ` 4 t �p, t fb � 4 y 2. v Vl ,,°' 9200 • �9400 ) 0 , o I� �— sox- d° ,4,�d DI' a . \ 2 . 6 • � g Sof � 3 . / 0w �9 iv �; ^ 3 UJ`�1 V N 1 , •NR3`' t r ./ ` • , ' 10 s�•..(1 TRACT `�C" �y; ero4,p4 9900 1 f h• OPEN SPACE 5q s'os d3q 5i Syr *.•w ( ° • ic fir• •Y, ^• `�0/. ��./ A•p �...___..r • �I 9���'�'� 'a `' �,9000 �� �.•,y�, al'��y v ,,sat 10000 Its �y.M N `• n • 6400 j° `+t&800 Q 8900 °' a -. '�Y ' e 10100 0"1� w • ti• 1 W N. o), ..2 • • a ° �O a �=°A0� } 8a . o. I/7B° a s ; 8600'. �e •Ikv 11000 0. 10I900 \10800 •L 107c • 00 8500,.D . .. p .. 6 r v : 1. C. • Q1 .H 10 N 11100 O , e E u 00 5 t i, w o i• C 9•g® �„ • 11200 w \. ,1 • •t \ b 2 \ _ 4ofo '6. t i w 19 0 /t / N c�,1 4° 11 00".� \u 4 1. — IT a EXHIBITrt.i . 11400 16 ` .t�e iL ,v a a " 18 AO ' ,G E vii' '89 r` 1 u I. %V , 101nn ...... `... .... , ...•, .+d�. ... , In.. r . 'r :F.. SCALE Ina 20' SITE PLAN • /` Lot Area 4 9885 SF ' -\ Set Back line -•`''wl�, s;;vAR _� `t „`. ..` /O Si6' -8' b'� ' / ".,4 _BECK '��- ......, • 2 i K 9. 7�:e2° "^� i 2S 2os %\ • ♦ i11 er p;X Family !Z=o, ! b .- Room Kitchen l\ . ._ • of ! s 2 5- ` \ E J 5�s .1 Dining 1 ti i" ♦Room 1 1' 1/S2 ---- . • `'. ci Laundr o� 1 1 s 1 Garage Living N 2� i uo Room I f 0 • • 'If 3r�°' NI 1 i 3 Den / 7-E 01 el 1 l C� >F 11 AlJ t Os. ,cs 4- , / , ! ; N J 1 le r18 • r i / ................„ FRONT �.. ti 2 ` -zol ,1' / . \ `r`,\.t,�� Driveway r,,:/-✓ \.,/�L-CAGE �'A�IC Property Line Utility Easement Curb Line . • ac p • M`Tr_,-' r-'-' '-...� r.A....c ��y♦_..�,, :-P-''',m— ...�-...: ..... .,.'. • - ... • ATTACHMENT A PROPOSED DECK (Side View) m.t j - I Scale 1/4" e 1' 0" / Is Zd. / 1' �B1 1) •, Y! e.M f ' rf W Iw a r ;:: A 1,6%rr n IIRI ;' 1 b r .l�s. w *1' 121�,Dtl �.! • r ' 'f;. l ' ' 41',i' )r.\ ,� '��,ig4, "Vantrage Point" for this drawing. :i ti . . f //r‘: , f �\ r Existing Hedge Row1 of Arborvitae, '11' each. 121-0" / �`, -91-0" .— , .; (� /! 5'-0"- (Total Variance/Request 4 5') 1 ` II '----7I'-0" 101 On, >,(-,.7' 8'-O" > r L 1 ' SJ 1 t r. ,,., _ , j. Street '. t ,t� i House Bay`Area rSet Back Line Property Line Curb LUMBER DIMENSIO. , Support Posts 4"x6" EXHIBIT 1 Joists 2"xB11 ry • Deck Planks 2"x6" ,,,� Railing Height 41-9' VHR 4 ^ y . . • , .. ., • • ATTACHMENT B . , . . . . • PROPOSED DECK (Top View) ,• . ,. . •. (*) . . • • Scale 1/4" m 1' •• , •,, • ` ,' Street • . - t'.. ,•'$• '' , - Curb Line :sfr: s ',,i••c•' ,• 1 . . . . . • '::A.': ' . ., . 81-0" ....,i'• I',..',„...„7;',-••,y .. • , • ',‘'•••,' . .I,;,,4,,,i' '"' •'' '''... '%,'' \ t ,'. `,/ • '',I' ' \ Existing hedge row of Arborvitae ",' ',•,'').'1•':. '-' -.'/;-: •••• •1 ,/ N );,,i(-•- ' ••\* ‘1, 1 •• ' \ •1/ ' ' k. ''••• ,...•'' '` .,‘ /,.•:', -... if/Jr.: " '* `i ' - I u ' -••,i•,,.." t•-•,. ,., ,"•.,J..."" , .,;,.,, / ,. . -',.... Z • •:...-... ...••••-•.•ft•,.. I ••...7:, •:' .-."--".74'4.4' :"--t-lt "‹.--".... "-'77 ... .././ ,"..s. ,,,r,• ti` ' 4': . ...'..''4 . '•, ‘7110•S', ''';;/.„\'':. :-....:/1' '''''.*...— ,/.[/7 1.S.\\ ..37.f, 1 /. t•\ •,..1 i\.: :://r N-, ./7 V•••. - , , r N , . • 1 s • , . . ••• a—A„—• • • V/ • /t. . Property Line '' • , , , • , (Total Variance Request m 51-0") •' l'..: • ''' l< 15'-o" 101-0" 7r r -,-..---=,17,-r.,,-7--.•:-•••••"••••tz....----.`,...,:::.::.•."."--1 7\-- - ' • A Grill -2' ' • ' • Suppor9__*. _ -. _ _ - - ‹..... Bemh Beam I ' (x .. . , mPost • .\ Locations) /0.' ./`\ i 51-0" 1 11\1) . , ' • 1..,` it.-Set Back Line • < J.'*----->< I , 12 -0 Table ' • . ', .' / / • .' IN. ' , • 71-0" ''..---------•,- ,, • 0 , . , ••..,...'. V, , KITCHEN AREA 1 • 0 ' . , ••. . • • House(Existing Structure) • -4EXHIBIT 4l . • . . . , , . ...,,,,-.....1.. ,..-f . -,,,:.--,--7.-- , 7,-.-.----:.., . . , --4,-----t:,--.--rr• ,, -i"- -.,'I ; ,,, , . t...'", • . + d Edward E. Misa -^ 15550 Village Park Court Lake Oswego, OR 97304 VARIANCE REQUEST I Description of the Project: A wooden deck attached to the rear of the house with dimensions of 12' X 15'. The 12' side being perpendicular to the house and 15' side parallel to the house (See attachment B). The lot is naturally sloped 110. " : toward the rear of the house causing the first floor to be at ground in the front and 12' above ground level in the rear. The elevation of . "' the proposed deck will thus be at 12' above ground level adjacent to and providing convienient access with the kitchen area. The total variance request is for a 5' intrusion into a designated side yard. Case for Hardship: The natural slope of the lot creates a need to elevate the deck above '`'� the allowable 30" height limitation and thus requires a variance. Lots in Village on the Lake, a lakeside community, aro typically small in size due to the high market value of the land. The houses are typically t, large due to the economic strata of the residents that a lakeside community attracts. Taking in to account these two aspects the potential exists to utilized the majority of the lot in placement of the house ' • within the existing setbacks, as it did in this case. (See Site Plan) . Decks are often large and a prevalent source of outdoor living space in a lakeside community. They are a highly sought after amenity by ' prospective buyers. The inability to attach such a deck would distract from market attractiveness and/or lessen the market value at the time of resale. The existing setback would allow 7' for the perpendicular dimemsion . •, creating a narrow small deck space. This Would prohibit adequate placement of furniture creating poor access and mobility for occupants, . ' .. hence, prevent reasonable use and poor utility of the outdoor living space (See Attachment B). Attachment B provides a visual to demonstrate minimal yet sufficient egress around the furniture that a 5' variance Would afford. .; r QUO i7, 198,,"4 4,XHIBIT Y • r Edward E. Misa 15550 Village Park C9urtk Lake Oswego, OR Not Injurious in Nature: The physical rear side of the house faces an area that is designated as a side yard. This side yard is bordered by a Village Drive, therefore there is no adjacent residence, hence it will not encroach upon or be ` injurious to another property owner (See Site Plan). Also, a deck of this sort is consistent with the development in the area and thus will not be injurious to the neighborhood. Minimum Variance Necessary: The 5' intrusion is the minmum variance necessary to obtain reasonable • • use of the outdoor living space. It would allow reasonable placement of furniture affording a minimal yet sufficient 2' egress around a table while occupants are present (See Attachment B.) The proposed deck provides good utility and adequate accessability to the outdoor living space, any lesser intrusion would constrict the mobility of the occupants, restricty of elimisuch nate the of furniture and hence diminish • Comprehensive Plan: The request is not in conflict with the Comprehensive plan. It maintains the quality of life within the neighborhood, does not invoke a zoning change and is not a change to the Plan designation. S�`r ' . , r ' l• ;' • t • 2 • ,Y , .r r .,Y .. .•� Pr ' r,.. n,4 yrjf P', x Y.,. ..J .. r �" e'I h .r, D ��`�� i . 1 nYy ' S�' ��` / •*l'yr�°y 15443Yam" e • • C"O- /5.-" �' h � . JS"max•`'�r r. i.-..--:w-±' 35 ..,"��y -tea ."""W. I • aCi' '�S 1":3°. t• 2 : ;• ... Scrakcti. (V .W LP `1re*N:N)`ti 1 '•,-'. I ,DT r. uHa • .vr*•' n • a .ram 0� •1 .y= `�' -d.•. +'t/ \Oi"® �, T't /r� �p ,r; i • > -ery01 �' • ) � /(1 „„,,,re:,,,,,.. aT ' 4h ,. ,' O t i1i! A.iF'�� ♦ y '�i' • v v .ti3+'1 i,, '! . C_-.r } T+ l I. a' p 1 1 .7 0. L`13.92- T"-/'low- .. A'`Gt �.:3? �r,+ IV.:',�V. ys tq V.O L.,l_s i . k$.44r^'Z:� 5,. —4,v. 0 . ,Lt i2,"I-12 5.F' ' .;l '.x+ u 1>�tre•r.C2 >"' y rat a i r $�l• .1 ,Og• - Soy .. ,' 0o..4F 1.+'r, .4., ,s�� . rrs �! C. Z5 G J "i ry A.61 OP yr^^rl 4;)( + 0.`CTA,O�~ I5550 fit IL F'L.7. �\�A1 • PQG a o 0. yard ii �q� / ,� zo' -. , ,,,, . .�; ,�, •• a A �Y e. ' v ,� L N 50.954' 3 E FA, p``' vP �.., E :.tj.r �4.1 ', l• p4, t ,'` ,Is.00 !/f `'�p, 15545 � =...tea .T ' ^ IV ••Y. (T 1 h. o .z a y ,.tr �. tl,.re� S.E. ` rr3 �,, � `. V ."'l-'V .`•. yj....••,ram P �::�� ?�. . 7" t.1-11. N505 39•{� �<. .rl^' V ;� , ��•. "1,9`i2 SF l0 c� r ti., roe • ®� ,, �c .• wy S•r .+y 5 3 P y- .,,o s•P / cP .a ?y6 }34) 8,ase > 7T ,. 1 ‘.a t 55 ca(°ry Wry' ` '/, ��'' a�r`" r `-"'1t,` Q \1,54 I 5F '1•1 0 j,,, lo.4 6 . l'r71 Alreilkl. = 4,0 4 7f., . Stele. ytt 7 0g;. 02 •' r" •" 3g 155101 ,b+%4,11' t ,, • t ,.,. . 4, , .. i ' o'i" 4 te• 1 _• ` e',.14. �'•Pr'r:r ,:.; act . 4.:„.t.,,,,,‘„,, 4 ,:: e, 07 i.. ., r • / , i EXHIBIT r •J 119111X8 \/MOUV\(\ )Ib)(:)- { . J s $-- i � V 4a��a, �� di: ve 54 i \__ ____ ___- -- -•-- di 16 8 1 \ J 1g d 'lam./ °^ ,, ' t/ 2 I ..t e w 6', % \ r - d • % J V' / • •t. . \ © l -��. �. I I / 4 01 I a • I 7 ''.'!': i' . r...'...„......1. .,),) iCIO I t,•t, • t } • • Grp •M 4 �: ` s r fl _,_ STAFF •REPORT CITY OF LAKE OSWEGO ' , ,, . . ,=N .` --LAND DEVELOPMENT SERVICES DIVISION ----- APPLICANT: FILE NO. : • Douglas W. and Margaret SD 36-89/SD 48-89/SD 49- Fenstermaker (T.L. 3000) ; 89/VAR 28-89 John and Shanon Edwards (T.L. 3001) ; David and STAFF: Katherine Brady (T.L. 5300); John & Diane Michael R. Wheeler •- Scherlock (T.L. 5301) DATE OF REPORT: PROPERTY OWNER: October 13, 1989 . Douglas W. and Margaret Fenstermaker (T.L. 3000) ; DATE OF HEARING: ° John and Shanon Edwards (T.L. 3001) ; David and October 25, 1989 Katherine Brady (T,L. 5300) ; John & Diane NEIGHBORHOOD ASSOCIATION: Scherlock (T.L. 5301) Bryant LEGAL DESCRIPTION: • • ZONING DESIGNATION: Tax Lots 3000, 3001 5300 . and 5301 of R-7.5 Tax Map 2 1E 17BC COMP. PLAN DESIGNATION: LOCATION: R-7.5 Southwest corner of the • intersection of Haven Street and Lake Haven Drive • I. APPLICANTS REQUEST The applicants are seeking approval for the creation of two parcels from an 18,438 sq. ft. lot; creation•Qf . two parcels from a 27,892 sq. ft. lot; a lot line adjustment between two of the newly Created parcels; also, the applicant is seeking approval of a 7 foot Class 2 variance to the lot depth minimum of 100 feet required in an R-7.5 residential zone. • :f SD 36-89/SD 48-89/Sb 49-89/VAR 28-89 Page 1 of 12 f.Y. .••,I y 511 W t II. APPLICABLE REGULATIONS • � A. City of Lake Oswego Zoning Code: t 4 ' LOC 48.195-48.225 R-7.5 Zone Descripticn LOC 48.650 Authorization to Grant Variances LOC 48.655 Classification of Variances d4`. ' LOC 48.690 Action on Class 2 Variance', Appeals B. City of Lake Oswego Development Code: " LOC 49.090 Applicability of Development • Standards LOC 49.105 Development Restricted on LOC 49.140 Improperly Created Lot LOC 49.220-49.210 Minor Development LOC 49.215 Minor Development Procedures 4 • LOC 49.615 Authority of City Manager .,: . Criteria for Approval • C. City of Lake Oswego Development Standards: 5.005 - 5.040 Street Lights 7.005 - 7- 040 Parking & Loading Standard 12.005 - 12.040 Drainage Standard for Minor • Development r .,i A 14.005 - 14.040 Utility Standard r 18.005 - 18.040 Access Standard 4 .. 19.005 - 19.040 Site Circulation - Private r dry.. Streets/Driveways • D. City of Lake Oswego Comprehergtve Plan: Impact Management Policies General Policy I, II, III Wildlife Habitat Policies .` , General Policy II Energy Conservation Policies General Policy II III. FINDINGS A. Existing Conditions: The site has been the subject of two lot divisions and a lot line adjustment since 1976, without the benefit of City approval. Each action appears to have been independent of the others. Receipt of a SD 16-89/SD 48-89/SD 49-89/VAR 28-89 Page 2 of 12 recent application to remedy a lot depth deficiency for Tax Lot 3000 has led to the I discovery that none of the approvals had been sought or granted. The following sequence of events relate to the site: Month, Year Event " •�°d 1944 Dwelling built on Lot 11 (4224 • Haven Street) June, 1959 Area annexed to City June, 1954 Lot 11 and Lot 29 owned by West (TL 5300, 5301, 3000, 3001) Oct. , 1969 Lot 29 less west 25 ft. sold from West to Herold Sept., 1970 Lot 29 less west 25 ft. sold a" from Herold to Yacon, Inc. Oct. , 1970 Building permit 285-70 issued for dwelling on Lot 29 less west 25 ft, F6b. , 1971 Tax Lot 3000 (West 1/2 of Lot 29 lesa west 25 ft. ) sold from (. Yacon, Inc. to Hawkins (See • Exhibit 71 a" June, 1976 Tax Lot 3000 sold from Yacon, • Inc. to Lowrey May, 1977 Tax Lot 5301 sold from Yacon, Inc. to Sherlock May, 1977 Building permit 175-77 issued for dwelling on Tax Lot 5301 (West 1/2 of Lot 11) The portion of the site (TL 3000) has been the subject of Planning Commission actions on September 22 and November 24, 1969, and again on• October 20, 1976. Each action resulted in denial '' of that parcel's ability to be developed into a { , single family homesite. The cases referenced are: SD 36-89/SD 48-89/SD 49-89/VAR 28-89 * Page 3 of 12 • •V F'f. ....- p. e V -•S r 't. Fred West Variance (no number assigned) ; Reao Herold Variance (no number assigned) ; and VAR 18-76 for James E. Martin. A more recent consideration of the matter was given to case file CI 1-85 (City Interpretation) for Dave Amato. The action of the Planning Commission on October 14, 1985 was unable to be ,E located among City records. B. Existing Conditions: 1. The site is composed of the following: SD 36-89: Lot 29, less the westerly 25 ft. , Lake Haven Plat 1 - 18072.5 sq. ft. SD 48-89: Lot 11 (portion) , Lake Haven Acres - 28,342 sq. ft. (Tax Lots 5300, 5301, including the westerly 25 ft. of Lot 29) . 2. The parties involved with the request are as follows: SD 36-89 (Minor Partition) : TL 3000, D. & M. Fenstermaker (vacant site) TL 3001, J. & S. Edwards (4160 Haven Street) SD 48-89 (Minor Partition) : TL 5300, D. & K. Brady (4224 Haven Street) TL 5301, J. & D. Sherlock (4250 Haven Street) SD 49-89 (Lot Line Adjustment) : TL 5300 D. & K. Brady (4224 Haven Street) ' TL 3000 D. & M. Fenstermaker (vacant site) VAR 28-89: r, TL 3000 D. & M. Fenstermaker (vacant site) �M1t • y '' 3. Street lights are located at Haven Street and Lake Haven Drive and at Haven Street and • Lord's Lane. 4. A two inch water line is located in Haven Street. A twelve inch Water line is located in Lake Haven Drive. 4 � ;F 5. A fire hydrant is located at the southwest corner of the intersection of Haven Street and Lake Haven Drive. SD 36-89/SD 48-89/SD 49-89/VAR 28-89 �p Page 4 of 12 .. b • 6. An eight inch sanitary sewer line is located in both Haven Street and Lake Haven Drive. • 7. No drainage improvements exist along the t' frontages of the site. Drainage flows in a ditch along Lake Haven Drive and crosses under Haven Street in a culvert. C. Proposal: a• SD 36-89: The applicants are seeking approval for y .. the creation of two parcels from an 18,438 sq. ft. lot (Tax Lots 3000, 3001) . SD 48-89: The applicants are seeking approval for ••the creation of two parcels from a 27,892 sq. ft. lot (Tax Lots 5300, 5301) . SD 49-89: The applicants are seeking approval to adjust the property line between Tax Lots 5300 and 3000. VAR 28-89: The applicant is requesting approval 4 . of a 7 ft. Class 2 variance to the minimum r . required lot depth of 100 ft. required in an R-7.5 residential zone. These proposals, taken collectively, will acknowledge and approve the four parcels as they appear on Exhibits 4 and 5. D. Compliance with Criteria for Approval: As per LOC 49.615 (Development Code) and LOC 48.815 (Zoning Code) , staff must consider the following criteria when evaluating a minor development (partition and lot line adjustment) and a Class 2 variance: 1. The burden of proof in all cases is upon the s applicant seeking approval. The applicant has borne the burden of proof • 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; • SD 36-89/SD 48-89/SD 49-89/VAR 28-89 4� Page 5 of 12 "': • • . 4 Applicable policy groups are as follows: Impact Management Policies : I + ;I 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. The policies require assurance that distinctive r areas will be preserved, soil will be protected from erosion, trees be protected from removal, streams be preserved 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 r necessary to assure compliance. Wildlife Habitat Policies stti,i These policies requite protection of upland habitat in the form of preserved open space, natural vegetation or fragile slopes. The related , development standards are reviewed in this report following an analysis of the applicable Plan policies. Energy Conservation Policies x These policies encourage energy conservation through solar orientation and site planning which takes into account the site's natural features. 1 ' These policies are now implemented through the k . City's Solar Access Ordinance (LOC Chapter J7) i.., which will be reviewed later in this report. • b. The applicable statutory and Code requirements and regulations, including: ' i. For variance applications, the , standards found in LOC 48.650 Zoning Code Requirements and Analysis The site is zoned R-7.5 which requires a minimum lot area of 7,500 sq. ft. per dwelling unitt required minimum lot width at the building lino is 50 ft.; required minimum lot depth is 100 ft. Maximum lot coverage allowed in the zone is 35:, (interior lot) , 40% (corner lot) . A , t4 SD 36-89/SO 48-89/SD 49-89.gVAR 28-89 '. Page 6 of 12 i .i•� 1i +. { {.. ' The zone requires the following minimum setbacks at this location: ; :, • Front yard - 20 ft. ' Rear yard - 25 ft. Street side yard - 10 ft. Side yard - 5 ft. The applicant proposes the parcels to be the following sizes: Area Width Depth SD 36-89: ,4 d Parcel 1 10,873 sq. ft. 88 ft. 135 ft. (TL 3001) Parcel 2 7,186 sq. ft. 96 ft. 97 ft. (TL 3000) SD 48-89: r •1 Parcel 1 16,146 sq. ft. 135 ft. 176 ft. (TL 5300) Parcel 2 12,124 sq. ft. 71ft. 170.77ft. (TL 5301) . SD 49-89 (Lot Line Adjustment) : ' Parcel A 7,565 sq. ft. 98 ft. 93 ft. (TL 3000) Parcel B 15,767.5 sq.ft. 126 ft. 176 ft. (TL 5300) All parcels are of sufficient size to accommodate setbacks and lot coverage requirements. Parcel 2 ' (SD 36-89) , and its adjusted form (Parcel A, SD 49-89) is deficient of required lot depth. A variance (VAR 28-89) has been requested in this regard. As per LOC 48.650(1) , the Development Review Board must consider the following criteria when evaluating a request for a Class 2 variance: a. The request is necessary to prevent unnecessary hardship; The applicant cites the financial loss of the original investment as the primary hardship experienced. Also noted is the appearance of this • a*. `:r, parcel due to neglect, presumably due to its questionable status as a building site since 1969. The existence of the parcel was due to the actions of others and beyond the control of this applicant ' (Fenstermaker) . 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 1- SD 36-89/S0 48-89/SD 49-89,"VAR 28-89 • Page 7 of 12 , rw t The proposed lot meets the City's requirements J except for the lot depth, which is the subject of P* this variance request. In this regard, no t v detriment is anticipated. • c. The request is the minimum variance necessary to make reasonable use of the property; Based upon the original 85 ft. north-to-south lot dimension of Lot 29, and efforts by the applicant to either lengthen the front lot line or shorten the rear lot line in favor of a greater lot depth, the request is the minimum necessary to make use of this site (TL 3000) for a single family dwelling. The site provides 85 ft. of depth perpendicular to the front lot line, which, with • required setbacks totaling 45 ft. , leaves 40 ft.of buildable depth. This is adequate room in n which to build a single family dwelling. d. The request is not in conflict with the Comprehensive Plan. There are no Plan policies which . a this request. pplicable to Development Code Requirements and Analysis These minor partition and lot line adjustment applications are appropriately being processed as minor development. icable Development S Other tandardsthere hare an anoladditional Code requirements unique to the site or the proposal. • Solar Access Ordinance Requirements and Analysis The east-west orientation of Haven Street, and the north-south lot dimension which exceeds 90 ft. (LOC 57.005(a) ) , cause all proposed lots to be solar lots [LOC 57.020(l)) . Development on these lots, if approved, must comply with the Solar Balance Point provisions of the Solar Access Ordinance (LOC 57.050-57.090J . This will be required upon application for a building permit subsequent to the date of this action. Tree Cutting Ordinance Requirements and c-. •alysis Only those trees necessary to site an improvement are allowed to be removed from the site. Euch removal must comply with the provisions of the Tree Cutting Ordinance (LOC 55.010-55.1301 , SD 36-89/SD 48-89/SD 49-89/VAR 28-89 Page 8 of 12 ..w c. r r i c. The applicable Development Standards • Street Lights (5.005 - 5.040) Existing street lights are adequate to serve the level of development proposed. Parking and Loading (7.005 - 7.040) All proposed and adjusted parcels are large enough to, or already do, accommodate two required off- street parking spaces. Drainage Standard for Minor Development (12.005 - 12.040) No grading is proposed as a part of this application. New development will be required to provide positive storm drainage upon application for a building permit. Utility Standard (14.005 - 14.040) This standard requires all utilities to be installed underground where possible. This requirement would not extend to existing dwellings, but would apply to new development. Access Standard (18.005 - 18.040) This standard requires all parcels to abut a street for a minimum of 25 ft. All proposed parcels exceed this requirement. Site Circulation - Private Streets/Driveways (19.005 - 19.040) This standard requires that driveways not exceed 20% grade nor 5% cross-slope. The site is generally flat to gently sloping allowing this standard to be met by existing and proposed driveways. d. Any applicable future streets plan or ODPS There are no such plans which affect this site. D. Conclusion The four proposals are an effort to remedy improperly created parcels created uVer a long period of time without City approval. All but one parcel are developed as single family homesites, Sb 36-89/SD 48-89/Sb 49-89/VAt 28-89 Page 9 of 12 4 4 While the one vacant site is large enough to meet zoning requirements, a variance is required for a deficient lot depth. Based upon the materials submitted, staff concludes that the four proposals • comply with, or can be made to comply with all applicable criteria by the imposition of appropriate conditions, III. RECOMMENDATION Staff recommends approval of the proposed minor partitions (SD 36-89, SD 48-89) , lot line adjustment (SD 49-89) and Class 2 variance (VAR 28-89) subject to the following conditions: 1. A final plan (as depicted in Exhibits 4 and 5 and modified as per conditions 5 and 6) shall be submitted to City staff for review and signature of approval within one year of the date of this decision. Upon written application, prior to expiration of the one year period, the City Manager shall, in writing, grant a one year extension. Additional extensions may be requested in writing and must be submitted to the City Manager for review of the project for conformance with current law, development standards and compatibility with development which may have occurred in the surrounding area. The extension may be granted or denied and if granted, may be conditioned to require modification to bring the project into compliance with then current law and compatibility with surrounding development. 2. The final plan shall be registered with the Clackamas County Surveyor's office and recorded with Clackamas County Clerks's office. 3. Legal descriptions (metes and bounds) to be specified on legal instruments for title transfer for recording with Clackamas County Clerk's Office, shall be provided to City staff for review. Actual recording shall not be a condition • of approval of this decision. However, when recorded the instruments for both parcels shall reference this land use application -- City of • Lake OsWego Land Development Services Division, File No. SD 36-89/SD 48-89/SD 49-89/VAR 28-89. 4. The applicants shall provide the City a signed agreement of nonremonstrance and a petition for future street improvements anticipated in Haven Street and Lake Haven Drive. This agreement shall apply to all four parcels as approved. SD 36-89/SD 48-89/SD 49-89/VAR 28-89 Page 10 of 12 • 3 5. The following note shall appear on the final plan: a. Development of ,Aructures and planting of non- exempt vegetation on Parcels 1 and 2 (SD 36- 0 89) and Parcels 1 and 2 (SD 48-89) and as adjusted by SD 49-89 shall comply with the Solar Ralance point Provisions of the Solar Access Ordinance (LOC 57.050-57.090) . This requirement shall be binding upon the applicant and subsequent purchasers of those parcels. 6. One of the following notes shall appear on the final plan: 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 ground floor south wall protected from shade by structures and non-exempt trees; or, b. Habitable structures built on the lot will have at least 32% of their glazing and 500 square feet of their roof within 30 degrees of south and is protected from shade by structures and non-exempt trees. 7. Evidence of the above to be provided to the Public Works and Development Services Department prior to the issuance of building permits requested subsequent to the date of this approval. 8. The City shall allow the removal of only those trees necessary to site a dwelling or accessory structure on any approved parcel. . This removal shall comply with LOC 55.050-55.080 (Tree Cutting Ordinance) . . ' SD 36-89/SD 48-89/SD 49-89/VAR 28-89 Page 11 of 12 • Exhibits 1. Tax Map 2. Applicant's Narrative 3. Applicant's Narrative, dated September 1, 1989 4. Site Plan (SD 36-89, SD 48-89) 5. Site Plan (SD 49-89, VAR 28-89) 6. Site Inventory (SD 49-89) 7. Building Permit 285-70) 8. Building Permit 175-77 9. Minutes, Planning Commission; September 22, November + 24, 1969 10. Staff Report, VAR 18-76, dated September 30, 1976 11. Development Review Board Minutes, dated October 20, 1976 12. Staff Report, CI 1-85, dated October 4, 1985 13. Letter from Imper, dated October 10, 1989. • . • SD 36-89/SD 48-89/SD 49-89/VAR 28-89 Page 12 of 12 • • • Y .[•� • YY N 0 4 AresB•rss,2 , • Nr/ri•NwlN - lY sas•AJ! --.s1'z.s, ti33G arr' n•1.1./ ,rte1. �ti Ai p, 5 z.,. 6 Js 7r t/ 3�. 3400 ,"� 1 G,, * ��s ,.0.i N. a" 4 3900 , 3800 /%�GYj 1/33/ f►t 000 4N2 0 4222 1 I �ti ✓S "��. �t 4 f-1 3700 It' \ IP f e� ., / gI0 N 4200 \"� ~''a• q4 t�O • %,✓� ✓i see 3e s° Q i 3 eo •- Au' A1.72• 91..T,.wry �' <Q r"4-0, 3/0 /%✓ 0 L�, °- :1 saf•*i 47010 z',..�. ^4 y, 0„7 ✓? - `•.ra • 30II , 5200 h,' 3200 3/5p �+` 30 ~4 c • r Vs;,k, , 06 01, ,F ll a. 795 ?N I _01 • •;�30• Z ` 4 �� 6 /7✓70 ��. • h 4 5• / N,fa• 4 • 0 AsIie• .• ,..eN � ST., • N s --� x' "'" • I .00 /300 1 h ,A 500 5301 300 ... e y 4160 •F*O.• N 7402 . n 4250 24 Op , %$ rr� e. d ��de U �; rsp p' y 00 0:e- 0 2900 cr y I1454 +ram,,, � 11495 4 ,, a '�• 0 °' C 70p `r`.+ ti� Om ` 28 G (, /744, -0 a,.� �... rr' ./ ,r 2800 8 �'• ,ri_ '', 0 N frrr ti 1T4b1 ` I7�7� 10 z,�rr w% ( wV4/ •r 27 it �° >- 1:75/2 bis q, 9 N. c i ,b'+r cv n 2700 ,54 ill �! '' 'a.. 4'16h^ 0 ... 2 1 ...., d �� ^ S /; 900 /'%ate``r�tl 41 • e,., 26 Z / /2 �. �'��' `d fzls`) ,rr 1 2 zz'i,,, a '' VO y /v 1 4251 I Ilsgf f, ` P t.^4 0>� //u' �5^`Q 3 1°00 r,,3`-.�` S. `/ ? ir' /�r.: 25 +Z` \•c,, �S $ tv P.rr'�r ' � 17550 \.7- �' (/� , IN Tr ` L... wry ki N56/ /1p0 zrr r a 4/ lA 17s is mot.,, . 4%� _ 24r • LANE $ >•4. '' 19 23 2300 rrr,11r.6e Ia t"A' 4,1108 ••••..e s�•, 4' V �4250 • 1ie0" a.,r ` I S g • "Q c .�,.,,„ ^• o EXHIBIT 23 �� 18 �.% 4p2f00 r,•ra i °' 1 rS;~ r N400 ,ix..,.,, h h150--- cr %-e394.i . . by ITBbO J 4• I11b0 `lk 1a k W • i • • • OUTLINE OF CLASS II VARIANCE REQUEST Douglas W. and Margaret A. Fenstermaker are herein requesting a minimum variance necessary to make reasonable use of the property: Tax Lot 3000 (lot 29) • The request for the variance is necessary in order to prevent a long-term financial hardship to the owners, Based on advise from the City Planning Department, a variance of six-to-eight feet in the depth requirement, from center-point-to-center-point,is necessary to make the property a legal/buildable lot. Without the variance,the property creates an unnecessary hardship in two specific respects: • — the owners will not be able to recover their original investment in the property thereby creating an unnecessary financial hardship that is permanent and unrecoverable. -- The neighborhood will permanently have to endure the existence of a vacant piece of property that is undeveloped and minimally maintained. If the property was properly developed,within the context and character of the neighborhood, the property values in this part of Lake Oswego could be enhanced. For the property owners in the approximate neighborhood,this could be an important and valuable contribution given the continuing encroachment of rental property along the south boun- daries. While development Is not imminent at this time,it would be likely within the next 12 months. The present owners intend to ensure that, should development occur on the property (assuming the variance is granted), it will be done within the context of the character of the neighborhood. Mr, and Mrs. Fenstermaker, until September of 1988, were eleven year residents of the neighborhood in the dwelling adjacent to the property in question. They have a continuing commitment to the existing property owners and friends in the neighborhood to ensure that whatever is done with the property, will enhance both the character and value of the area. Mr.and Mrs.Fenstermaker still reside in Lake Oswego. In addition, any development on the property would be done In • accordance with the requirements outlined by the City as a consequence of granting the variance. Presently, the property is a legal lot from the standpoint of square footage (7,600 square foot), but lacks six-to-eight feet in depth requirement as required by City regula- •j tions. Therefore,in the opinion of the owners,the variance adjustment Is minor to make reasonable use of the property. In addition,it should be noted that the property located on the Northern corner of Haven and Lake Haven Streets (4160 S.W. Haven Street Tax Lot 3001 [lot 29])faces Haven Street. As a consequence, the dwelling on that property does not meet the minimum depth requirements of 100 feet from mid-point to mid-point, • This property is immediately adjacent to the land In which the variance is being requested, Therefore, development of the property In question would not be Inconsistent (depth requirement-wise) with development that has already occurred on the immediately • j adjacent property, V EXHIBITLz Li • • • As confirmed with the staff at the City Planning Department,the request for this is not In conflict with the requirements of the comprehensive plan. Other issues which relate to the property in which the variance is being requested have to do with the following: • Physical circumstances related to the property involved. -- The property is heavily treed with Douglas Firs. It Is the intent of the owners to preclude the removal of any of the Douglas Firs as a consequence of development. The only circumstance in which any Douglas Fir might have to be felled is if it could be shown to create a safety hazard or potential future damage to the development if It was not removed. In addition, development on this property, relative to the North and West properties adjacent to Tax Lot 3000(lot 29),easily meet all legal set-back requirements (distances from other dwellings), and in fact do not overcrowd the neighborhood. The development on this lot will still permit substantial green space between dwellings,particularly in relation to the north and south properties. • As mentioned above, it is proposed that this property be granted a variance for reasonable use.Its potential use in relation to depth requirements would be virtually identical to property located at the corner of Lake Haven and Haven Streets (4160 S.W. Haven Street,Tax Lot 3001 [lot 29]) • The hardship caused by depth variance was not created by Mr. and Mrs. Douglas Fenstermaker in that it was a consequence of and development on the northern adjacent property in the 1960's and changing restrictions and requirements by the ':ity of Lake Oswego, The present owners simply acquired the property 41 the mid-1980's and in fact expanded the lot size to be 100 square feet over the minimum required for a legal lot. • The negative economic Impact (on a present value basis) on Mr. and Mrs, Fenstermaker if the variance Is denied Is estimated to be$25,000 to$30,000. And,over ten years,denial of the variance would have a future negative Impact of $66,589 Using an 8% earnings rate and assuming that the denial of the variance would render the land permanently Unusable for any reasonable purpose. The intent of the owners is to ensure that all contingent requirements of a Variance, if granted, would be met at the time of development. EXHIBIT 2y Sou,-en Vie, • SUPPLEMENTAL NARRATIVE REQUEST FOR MINOR PARTITION TAX MAP 2 lE 17BC aagrl 1' 1989 TAX LOTS 5300,3000,3001 Information on Development Standards Parking Lot 5300& Lot 3001: Lots 5300 and 3001 include a single family dwellings. 3001 has an attached two-car garage thereby meeting the minimum parking requirements of two spaces per dwelling. Similarly, Lot 5300 has an attached carport plus 7 additional vehicle parking capability in excess of minimum requirements. Lot 3000: Lot 3000 includes 7,600 square feet. While no immediate development plans have been prepared,a single family dwelling is contemplated with a minimum of two-parking spaces as required by City regulations would be included. It is recognized that permits would not be authorized without meeting this requirement. Drainage For Minor Development: Lot OM Lots 5300 includes a dwelling on terrain sloped toward the culvert on Lake Haven Drive. Because of the sloped terrain, Lot 5300 experiences no drainage problems. Lot 3001: Lot 3001 includes a single family dwelling with flat terrain. Storm drainage is located as a culvert along Lake Haven Drive, Lot 3000: This lot will likely require a dry well or,alternatively, a easement across lot 3001 to the culvert or Lake Haven Drive to resolve potential drainage problems. This matter would be resolved at the time of building permit issuance. Utilities: Street Lights:Nearest is located at the S.W.corner of Lake Haven Drive and Haven Street. There are no street lights on Haven Street, EXHIBIT • . a Lot 3001: The dwelling on this lot is connected to the 8"main sewer and 12"water lines under lake Haven Drive. Lot 3000: This property would need a connection to the 8" sewer line under Haven Street and to the 2"water line also under Haven Street. The 2"water line under Haven street is scheduled by the city for replacement in the future. There is a manhole on Haven Street directly adjacent to this lot. Lot 5300: The dwelling on this lot is connected to the 8"main sewer and 2"water line , under Haven Street. • Fire Hydrant:Nearest is located at the S.S.corner of Lake Haven Drive and Haven Street, within 150 feet of Lot 3000. Access: Lot 5300& Lot 3001: Lots 5300 and 3001 include single family dwellings which face and have Haven Street addresses. Street access exists to the property presently on Haven Street running north and south. Street access is bounded perpendicularly on the north by Lake Haven Street and on the south by Red t Fern Street. The width of the pavement on Haven Street is approximately 12 feet wide bounded on both sides by vegetation and is without curbs. Lake Haven Street is approximately 16 feet wide bounded by vegetation and is without curbs. : Lot 3000 access is the same as Lots 5300 and 3001. No new roads or extraordinary access would be required to this single lot development. ,i a Circulation - Driveways and Private Street: Lot 5300& Lot 300t: Include existing single family dwellings with existing driveways from Haven Street to the carport or garage respectively, No new improvements are necessary, Lot 3000: When development occurs,a driveway would be required from Haven Street to the dwelling and it is likely that the driveway access would be similar to all others for existing property on Haven Street with Haven Street access.It is recognized that any further developments on lot 3000 and lot 3001 would, at a minimum, meet these development standards before permits would be issued. • EXHIBIT 3 77 i ,o . vi hA y in •/o o 4, 007.......„.,, , 8,.. ..› If! .. 0 ..... I 4 = •ode /� �` �� yti L K� co 7.... ,�D'' a ?9/ 'r1`�a� /o�h h n1 oA/ W c� R o, `-• /�, n O 4 h A id rN'«w.e art b ,Y �'s� = ` (1 ell/ , y , ac sae j h po �a o� N •r.. N �/rj O y��b G \ tc") .1 .t, -0._ 1r2Q'ss .. 'sue kJ v h r Nh .e- � ' I''N -.n>„-- • 13 u., .....(,-,.... ',O J 'tiv ., �. phi •Mtfl K ce �'/ `r.,. C'J2If N n ,, O .L,LNn N - O Nii" -r .t i. ,.�a • O? i6 J �p4 "wN O ,„,ic ,o4o '' 6 ' O h I t ,p � � p / 'a � Nti ti O IR MN aa oI � a Otia ui E' / (A!; ^ 0 ro,mid L/'Ir7i ',f/r/�,� 10 o N A <,� _,y y�/�IVS" 4 U V :44.otl ..,.�'Y.oar's� 't #as ,trey. ^ N'; \ �� \ V/ M t L otz, ( Z , W • -/ ..s..f'.a.,' 4 0. o V 1 b ic i ''4;",.) 4:t til r., N '0 ao..... 44,4 bZ OC O O ,Ca•67I v. InF.:: AY� ti _ ,wart tQ 0 2 ro.o.,i k as • . tE• slit6it 'B»i { ,�5 a r"'1 c 7 ; • ��� ,S9h, •0' St .sFs ,rW,a„teg.tMONV3d 8s i %.,........... 0 •' r ad •vn u k• "'0 v x O •• 4 4 . ......,. ....._ V....... t- . • .I ,n 79 9e� d 'm CO E •OZ Oz .1 •CI•CiN �� r sa 10� Z X 9)0) •�2'j 'c . Z 3y �.al.i6 �eo\ ; • Q T4� 1 1 p O •: 0 C • l•. m 41 0 r. w I •6!• v • • .Y.. ( ,LL'oLl 1 ,ct .0s) N • N t''h 4.6461 . i. L'KA,6.r 14—z ` // 5-t-( . • rL1AUA.N.`l V'� 1 vk.4,p ; 42 ZT SC.o3 R'�lAe�t : • v V I '44) i , 1 , . r,r., I-I A \/ E N L A N E. c-lc—, 0 i 0 / 0 . ' ' -wee. Cl ANI-en% ; fi c-c A li.k-?(K % 0 . . . .‘ 0 i 1 EXHIBIT 1Sp 36-el a.. , a r r. , k I • y District CITY OF LAKE OSWEGO, OREGON Permit No.ogr/U n Zoning District 4•`7. S APPLICATION FOR BUILDING PERMIT Valuation 'A ono v7a C// STRUCTURE Permit Fee 6: .oO Receipt No. ` Date /0 �� 2 p Number C Street�/6 0 /-A,Ptle" S7• Between I '/ Lot a`� Block Subdivision 1.a4c ,4Gs v,41/ ' Size of Lot 7.D 0-' Size of Building Depth of Front Yard( 026) Width of Side Yards(0L.0 ) Rear Ya (tea i No.of Stories / Occupied as S• ,e Hei it in Feet /.2 '. Occupancy or use o: Base nt 1st 2nd '3rd 4th Attic • Auxiliary Building if any I Recorded Own�er.•..7_��,,4 , Address Phone Ar ite Ta /!- �., Pi .:Che r� .,; • c act, Estimated Cost ! A0, A.,.licant C Sewer Septic Tank 0 �� Water Meter ••••� /V0'0J ` / , ...../.a o • INSPECTION RECORD Foundation //•2.7 0 ,C,,V.' j,Al✓v n CMwr r) i Frame • Final , • Remarks /4-•iC'7V S'eul.-ie. , • • i EXHIBIT • 7 ' SD 36-ffi elv., : �.._y...-. ..y.. -�-t u-._ _. ._....a-r....�...y...'r...�...- '. . I. •1 District / ,�J `t' CITY OF LAKE OSWEGO, OREGON Permit No. / ,`•77 "Zoning District ' APPLICATION FOR RUILbING PERMIT Valuation 62FSYllel Receipt No. :i��1S� STRUCTURE Permit Fee .. i 4= J ' ° D�ase .c—//-7 j J Number&Street � � /V 9rX'0 .vL Between Lot V.)7r L c�Ic5COBiock SubdivisioS''% /,IM.4.-1 (2f1.4 ad Size of Lot Size of Buildin Depth of Front Yard(,ay) Width of Side Yards((o/ ) Regard(1)3,7� No,of Stories Z Occupied as S1 7 ,height in Feet a.i Occupancy or use of: Basement 1st 2nd 3rd 4th Attic _Auxiliary Buildinz if as}v Recorded Owner U1/irl SIP Address • Phone Architect . Buil er Zi- 1 k/rx, A-33/vd?S,Vurta Plans Checke • pl/ZCiA: er ,Pas-c79.ny Estimated Cost -' licant Sewer _e-- 7 Septic Tank .. 0 Water Meter R 3(PO • • -• INSPECTION RECORD Foundation rckslietie, S/l7/77 •VY/4 DC<S Frame 7l/ ?f. ('Ot/f✓le —s l/l//�1 LDS • Final 9/ ?9. fi 7 `7?n Co�r1+-���Q-R*� `� '{ ? ii Remarks: Rntkk1/ porno/A)C e/3O/77 •' 1 A1Pc5 �d cii PCWI th1G • 7///77 .04 •'7'D' Cr11I• Het F'P • ?t RC 7f 77 0K_ VR1,1 i 1 • °1 EXHIBIT • • • ` IP-Brf e ) :•M.. .�.... -err+ •-._._.--..... . .. u..,, 0 • • 1 r•k :, • PLANNING COrr1ISSIoN HEARING OF SEPTEIMBER 22, 1969 Fe©d West Vurienrrt A public hearing was hold et the request of Mr. Prod C.West for a tut di.rxunalen variance from 100 fact ;.,n{)on Fa:r Lot 2., of 25 LEikatt von 1 loc7tad rat the corner of 5. WL Rayon Street end Leknilm/en Drive. Mr,. 1.eat was not present to spunk for the request. There wore oral eumonetrattcee From the audlonc r. The public hyorine was cloned. Mr. Rohde placed the Metter before tho Planning Commission For discussion. David Abraham advised tir;j Plunntno Coma.teulon that on L.I.D. had boon formed in the orce end that this partiduler piece of property hod been osseesed ue one building site and to grant the variance co requested would allow the • ' • applicant the benefit of uoing the property without proper asceeoment against it. Pr. Coen coneirmod Mr. Abrehueu cotuortt and advioed the Planning Commission . that he felt it wee improper to paeans with any further consideration oT the . matter. It ,wee moved by Roddy end seconded by Caen to deny the rsqueet. The motion peeped unanimously. . • • PLANNING COMMISSION HEARING OF NOVEMBER 24, 1969, Reao Harold A public hearing was held at the request of mr. Roan Harold fors f 4 1 9 lot dimension variance from the required 100 faat_lot death to approximately 85.5 feet on tax lot 2, lot 29, Lake Haven 4ii. Mr. Mnhonoy presented the staff report and advised the Planning Commission that an identical application for , • the same property had been denied by the Commission during the past several . weeks. When asked whether the Planning Commission had the authority to keep from hearing the application that had just been denied, Mr. Mahoney advised I the Commission that he could only advise applicants of pant Planning Commission I action. He went on to jay that the Cods dons not limit the number of applica— . ; tione on any property. .Mr. Harold spoke oe proponent For the request. Ho advised the Planning Commission that the lot was large enough to support two houses, but due to the leak of lot depth, the Variance wee required to take advantage of the available space. Mr. Mahoney recommondod to the Planning Commission that if they were to approve the variance as requested, thet,certain conditions be attached ouch as limited set— oacks on the property. Mr, Dennis Stride, 5.W, Haven Street, Mre. Ira b. Pauly of 1744S B.W. Haven Drive, end Mrs. Fronk Ieper, 4201 S.W. Haven Street ail spoke in opposition stating that they felt that the iota would be too small in comparison to the surrounding iota. tt woe 'further pointed out that i,' the depth of the lot '.wore to be meneurod on u lino re,..,J wjlto S.W. Haven Street, the depth would only be approximately a: i-- instead of 4.0 abated by the applicant. It was moved by Schiffer end seconded by Roddy that the sppliedtion be denied boned on the Fee: that thin same. variance was dueled in September of 1989, and that the application es proposed was inconeiatsnt with the objectives of, the zoning Ordinance. lho motion passed unanimously. g E X HIBIT i • ,gyp%Jai 61c,. • 1 STAFF REPORT September 30, 1976 Th D.R. FILE VAR.18-76. APPLICANT(S) James E. Martin. LOCATION A lot fronting on Lake Haven Lane, approximately 100 feet west of Lake Haven Drive. LEGAL DESCRIPTION Tax lot 3000 of tax map 2 lE 17BC. APPLICANT'S REQUEST A variance to allow a reduction in lot depth from 100 feet to 91.12 feet. SURROUNDING ZONING AND LAND USE The property is located in a Single Family Residential (R-7.5) Zone. The zone is generdlly developed in the vicinity of this property with single family homes on lots ranging in size from 10,000 square feet to more then 25,000 square feet. 4 PHYSICAL CHARACTERISTICS The predominant soil classification in the area of the site is Briedwell silt loam, which has slight restriction ratings for the range of urban uses. The SCS rating for dwellings is slight. Erosion hazard is alight. CONFORMANCE WITH COMPREHENSIVE PLAN The site is located in an area designated as Single Family Residential on the Plan. CONFORMANCE WITH GOALS AND OBJECTIVES The infilling of vacant land with utilities available is generally in conformance with the Community Goals document. CODE CONSIDERATIONS The requirements of the R-7.5 zone are covered under LOC 51.410 through 51.470. PUBLIC WORKS CONSIDERATIONS Refer to Public Works staff report. NARRATIVE The property is surrounded by single family residences and the lot area is greater than the required 7,500 square feet minimum (8,500 s.f.). The original legal lot was divided to create two lots, one being an "illegal" lot by not meeting the depth requirement (100 ft.) of LOC 51.440. The divider of the property has caused the "hardship". It would be herd to grant the variance when legal splits of a similar situation have been created at the corner of Lords Lane and Lake Haven Drive. The original site plan called for two variances: 1) to allow a deck over 18 inches in height in the side yard setback, and 2) lot depth. A shift in position of the structure eliminates the aide yeard setback variance and leaves us to consider the lot depth Variance. Either plan would require the removal of three trees. RECOMMENDATION On the basis of failure to meet the requirements of a hardship (LOC 50.520) that was not self-inflicted, the staff recommends a denial of the variance. g EXHIBIT k) eaP Z i 3b.Bq tea, Staff Report VAR 18-76 - 2 - September 30, 1976 1.' • EXHIBITS "A" - Portion of tax map 2 LE 178C. • • "8" - Aerial photograph of site. "C" - Letter from applicarit dated September 24, 1976. "D" - Plans (one page). "E" - Public Works staff report. RGT:k • EXHIBIT_ lQ 52- p akc. 6 • I . • DESIGN REVIEW BOARD MEETING October 20, 1976 Chairmen Tony Marquis called the October 20, 1976 meeting of the Lake Oswego Design Review Board to order. Board members Chilcote, Mitchell, Nieland, Puderbaugh and Stark were present. Staff members in attendance were: Pat Barnum, Ralph Tehran, Bob Amptman and Joyce Kazala. . The minutes of the September 22, 1976 meeting were approved as mailed. , The approval of the October 6, 1976 minutes was deferred until a quorum attending that meeting is in attendance." PETITIONS AND COMMUNICATIONS • Pat Barnum told the Board that approval had been granted to Gus Enterprises to allow plan modifications, at the meeting of September 22, 1976. The approval was granted for the 136-unit complex in Mountain Park,,adjacent to Independence' Avenue. • A letter from George Schenk stated opposition to the granting of approval without benefit of a public hearing and the adjacent property owners being properly notified. ; He specifically addressed the changing of the angle of the eastern access. ` Mr. Schenk discussed a proposed revision to the street alignment with the Board. He felt that as an adjacent property owner he should have the opportunity to express his concerns regarding the. proposed realignment. • Mr. Chilcote made a motion that a public hearing be held to hear the modifications 4 proposed for the private drive, as suggested by the developer et the September 22, 1976 meeting, with the hearing to be scheduled for the.Novembsr 3, 1976 Design Review Board meeting. The motion was secohded by Kirk Nieland and passed unani- ' mously. Dr. Carlos Starling requested permission to excavate for a ,parking lot on property located at the southwest corner of Booms Ferry Road and Collins Way. He asked that approval be granted so that rock could be placed for the drainage system prior to the rainy season. It Was noted that the proposed project has only received pre- liminary design review approval. After further discussion by the Roerd, Vice Chairmen Puderbaugh made a motion that the excavation be allowed to proceed with the understanding that such excavation • would not inhibit review of the final design. The motion was seconded by Mr. Chil- cote and passed unanimously. PUBLIC HEARINGS • ' VAR 18-76 (James E. Martin) - A request by James E. Martin for a variance to allow a reduction in lot depth from 100 feet to 91:12 feet, and a variance to allow re- . duction in lot area from 7,500 square feet to 7,259 square feet for property located on Haven Street, approXimately 100 feat west of LakeHaven Drive (tax lot 3000 of tax map 2 IE 17BC). I . EXHIBIT II ' p36- t4c. • • Design Review•Board Meeting - 2 - October 20, 1976 The staff report and exhibits were presented by Ralph Tehran, who recommended denial on the basis of failure to meet the requirements of a hardship. He gave the Board background information regarding the site, which included two previous denials of variance requests for the subject property (September 22, 1969 and November 24, 1969 Planning Commission meetings). f Bob Amptman said that utilities were available for the site. The hearing was opened to the public and Gary Larsen, architect, spoke as pro- ponent. Ha explained that James Martin, applicant, did not divide the property in such a manner that a hardship was created. Mr. Larsen told the Board that the property had been chosen because of its flat terrain for the purpose of con- ' ± structing a.home to accommodate Mr. Martin, who is a paralytic. Lon Bryant, representing Mr. Martin's daughter who is conservator, expressed con- , cern over the letter from Frank and Beverly Imper in opposition to the request. He felt•the lot is better suited fo a dwelling and, as an attorney, believed that the four points of hardship had been met. In answer to a question from Chairman Marquis, Mr. Bryant said the property had ' been purchased from Yacon, Inc. James Watts, 4160 Haven Street, spoke in opposition to the request. He explained he is the attorney representing Oglesby Young, owner of the property located at 4160 Haven Street. He then presented a petition containing 23 signatures in oppo- sition to the request (Exhibit "0"). He also gave the Board historial information • regarding the site. Beverly Imper, 4201 Haven Street told the Board she lives directly across the street. She said her husband had called the Building Division when the property was posted "For Sale". Because of the past history of the property, she indi- cated the City was notified of the proposed sale. Because of a change in per- sonnel, it was unknown what action was taken at that time. Ann Pauly,.17445 Lake Haven Drive, said she had informed the real estate salesman of the problems with the property prior to its sale. Lois Stride, 17367 Lake Haven Drive, also spoke in opposition to the request. Two letters received in the Planning Department in opposition to the request were presented by Mr. Tehran: William & Jane Potter (Exhibit "K") and Jack °felt, Jr. (Exhibit "L"). Rebuttal Mr. Bryant presented a copy of the earnest agreement to indicate that the buyer was Unaware of the problems (Exhibit "M"). Mrs. Pauly expressed the opinion that she felt the seller would be liable, under the circumstances, The public hearing was closed. g EXHIBIT 1 q T. b Design Review Board Meeting - 3 - October 20, 1976 ,,� Mr. Tehran read a letter from Mr. Larsen dated October 12, 1976, whioh indicated 4- that the sale of the property was not finalized upon notification of the issuance of a building permit (Exhibit "N"). In answer to a question from the Board, Mr. Barnum commented that the City has no procedure for "tagging" illegal lots. He continued, however, that properties to be partitioned, including "minor" partitions (no more than three lots) are required to obtain either . " . administrative or Planning Commission approval. The Board members felt the variance requirements had not been met. Chairman Mar- . quis made a motion that the variance request be denied. The motion was seconded by Mr.•Puderbaugh and passed unanimously. . Bob Stark asked Mr. Barnum to check into the possibility of "tagging" illegal lots. Mr. Barnum said he would check with the City Attorney and report to the Board at its next regularly scheduled meeting (November 3, 1976). i VAR 20-76 (Tri-feet) - A request by Tri-Met for a variance to the Conditional Use ' section of the Code (50.160(4)) to allow an eight square foot sign identifying a Park & Ride' use for the Hope Church parking lot. • The staff report and exhibits were•presented by Mr. Tehran, who recommended approval of the request. Mr. Amptman commented that Public Works had no objection to the request. µ Thehearing opened was to the public and Gertrude Keefe, Park & Ride Representative of Tri-Met, spoke as proponent. She indicated there would be signage on the shelter located on Boones Ferry Road directing people to available parking in the Hope Church parking lot. Mr. Chilcote discussed maintenance of the signs and was told by Mrs. Keefe that Tri- Met will take cars of such maintenance as soon as they are made aware of the neces- sity to do so. She commented that, because of the limited staff, such information is received from non-employees. There being no one speaking in opposition, the public hearing was closed. Mr. Stark made a motion that the Tri-Met request be granted, which was seconded by Mr. Chilcote. The motion passed unanimously. DR 24-76, VAR 21-76, TC 90-76 (Shel':er Properties) - A request by Shelter Properties Corporation for Final design review to allow the construction of a 16-unit apartment complex) a request for variances to: 1) reduce a required side yard from 10 feet to & feet for 11 parking spaces, 2) allow three parking spaces in a required yard, 3) reduce a required side yard from 10 feat to 6 feet for two structures, 4) reduce a required front yard from 25 feet to 23 feet; a request for a tree cutting permit to allow the removal of 24 trees. This property is located on tax lots 1500, 1600 and a portion of 900 of tax map 2 1E BCB (Oak Ridge and Quarry Roads). s 4 EXHIBIT II ' . D3(0 439 ` r Design Review Board Meeting - 4 - Octobwr 20, 1976 • 1 . The staff report and exhibits were presented by Mr. Tehran. Approval of the Final " . • design and each of the variances was recommended. Mr. Amptman felt that so many variances should not be granted, although he was aware of the Board's concern for the saving of trees. As an example, on Exhibit o •• "B" he indicated the possibility of moving one parking place, thus eliminating one variance and yet save a six-inch maple. He also discussed the possibility of relocating Building "A" four feet to the east and two feet to the south, which would eliminate another variance, although three additional trees would need to be removed. The three removed trees could be replaced, he suggested. He recom- mended approval with the six conditions indicated on Exhibit "F". Mr. Amptman commented that there is no storm sewer at the present time. He con- tinued that the pcst office will construct a portion of the sewer. He then recom- mended, as one of the six conditions, that the applicant make suitable arrangements through the Department of Public Works to provide for adequate drainage prior to the issuance of a building permit for this project. , The public hearing was opened and Bob Evenson, architect, spoke as proponent. He said the variances had been requested to save trees and felt the plan, as presented, was the best choice for the site. He spoke in opposition to the Public Works' sug- gestions of moving one parking place, and the relocation of Building "A". Mr. Evanson requested that all variances be granted. There being no one speaking in opposition, the public hearing was closed. Mr. Chilcote suggested the possibility of eliminating two feet from Building "B", • thereby removing the need for one variance. Mr. Puderbaugh commented that the elimination of space within a building presents other problems. He spoke in favor of the granting of all variances. Hugh Mitchell spoke in favor the plan and reminded the Board that the project had been denied twice before. He felt this proposal to be most satisfactory. Mr. Puderbaugh made a motion that Final design review of the project be approved, including the variances requested, and that a tree cutting permit be granted to allow the removal of 24 trees. Approval will be granted with the following condi- tions: 1) That the applicant make suitable arrangements through the Department of Puc Works to provide for adequate drainage prior to the issuance of a building permit for this project. 2) That 15 feet of additional right-of-way be dedicated along Oak Ridge Road end 10 feet of right-of-way be dedicated along Quarry Road, this condition involving tax lots 1500 and 1600. 3) That a standard Sidewalk Agreement be executed for tax iota 1500 and 1600. The motion was seconded by Mr. Stark end passed unanimously. • • EXHII101T r � l r STAFF REPORT d V A October 4, 1985 FILE NO. CI 1-85 PROPERTY OWNER Dave Amato LOCATION South of Haven Lane, in between Redfern Avenue and Lake Haven Drive. LEGAL DESCRIPTION Tax Lot 3000 of Tax map 2 lE 17BC NEIGHBORHOOD Bryant REQUEST The applicant is requesting an appeal of an administrative code interpretation of the substandard lot provisions of the City's Zoning and Development Codes. This request is related to the subsequent n denial of a building permit for an illegally created lot. BACKGROUND On September 22, 1969, the Planning Commission denied a request for a lot depth variance on this site. On October 20, 1976, the Commission denied a request for a lot depth variance and a lot area variance on this site (VAR 18-76) . The minutes of those meetings and the September 30, 1976 Staff Report are provided (Exhibits F, G and H) . ANALYSIS This report contains two letters from staff Which describe the major issues relating to this request (Exhibits B and D) . On August 2, 1985, a building permit was issued by the City for the construction of a single family residence on the subject property. Some clearing of the site subsequently occurred at Which time the City received a telephone call from a neighbor indicating that Tax Lot 3000 Was an unbuildable lot. Staff researched the variance and minor partition files and found that previous attempts to obtain lot depth and lot area variances for Tax Lot 3000 (after it had been divided Without City approval) Were • denied by the Planning Commission. Staff then contacted Mr. Amato and explained the situation. The August 8, 1985 letter was then sent summarizing the issues. On August 12, 1985 the City received a letter from Jeffrey Keeney, Attorney for Mr. Amato requesting an interpretation of LOC 49.105 and 48.515 regarding the City's substandard lot provisions (Exhibit C) . EXHIBIT 1 12 0 Z p 36.e�j elc. R F' I Staff Report, CI 1-85 i October 4, 1985 ($ .8) ' Page 2 t Tax Lots 3000 and 3001 of Tax Map 2 lE 17BC were under one ownership prior to the creation of Tax Lot 3000. Tax Lot 3001 was separated from 3000 in 1970 and sold to another party in 1971. A formal • ° request for a minor partition was required by the City at that time. We do not have a record of such an application. Exhibit D explains the staff's interpretation of the code requirements. It is staff's belief that LOC 49.105 prohibits the issuance of a development permit for the use of a lot that was created in violation of the legal requirements in effect and applicable at the time the lot was created. An exception to that prohibition is allowed if the lot complies with all legal requirements in effect at the time of approval of the requested . development permit. Staff further contends that the policy behind LOC 49.105 is to not allow development on illegally created lots; lots such as Tax Lot 3000. The policy behind LOC 48.515 is to not prohibit the use of t lots which were made nonconforming in size or area by the adoption of ; ‘,5, the new Zoning Code in 1982. By construing the term "lot" in the first sentence of LOC 48.515 to mean "legally created lot", the provisions are consistent and carry out the above stated policies. - i To read the term "lot" in LOC 48.515 to mean any lot, legal or illegal, the result is to allow development on illegally created lots which were created before December 16, 1982, but not on those created , after that date. LOC 48.515 was not intended to grant development rights to illegally created lots. LOC 48.515 is intended to allow development rights on legal lots that would have been rendered unbuildable by the adoption of the 1982 Zoning Code. L The applicant has the ability to remedy the situation by applying for a Planned Development and follow the procedures outlined under LOC 48.470 - 48.490. . RECOMMENDATION Staff recommends that the Planning ',.umission uphold staff's interpretation of the substandard 'Jot +arovisions of the City's • Development and Zoning Codes. EXHIBITS A Vicinity and TaX Map B Letter to Applicant Dated August 8, 1985 C Letter from Applicant's Representative Dated August 12, 1985 D Letter to Applicant's Representative Dated August 20, 1985 E Appeal Letter from Applicant's Representative Dated August 28, 1985 F September 22, 1969 Planning Commission Minutes EXHIBIT G September 30, 1976.Staff Report, VAR 18-76 1 7. H October 20, 1976 Planning Commission Minutes LZ. M L , I LOC 48.515(1. ) ISO { • J LOC 49,105 3413P/TMV t&S A October 10, 1989 . City of Lake Oswego 380 "A" Avenue •. Lake Oswego, OR 97034 yO9 ATTENTION• Development Review Board ty� Michael Wheeler RE: Case File #SD 36-89/SD 48-89/SD 49-89/Var 2B/89 We live directly across from Tax Lot 3000, Lake Haven Plat No. 1. This is the lot we are concerned about and will limit our objections to making any change in the classification of this piece of land that would make this a building site. 1. 4;e are trying to maintain the quality and livability of life in Lake Oswego. If you read the Oswego Review you will note objections have been raised to the growth in residential construction even on lots that meet building code and zoning requirements. 2. If you look at a plot map you will notice this piece of land is considerably smaller than the surrounding lots. All of the lots in this area are in excess of 100000 square feet. The original restrictions on Lake Haven Plat #1 stated lot #29 was one of the lots that may have two (2) single family dwellings: However, no residen- tial lot shall be resubdivided into building plots having less than 8,500 square feet of area, nor shall any building be erected on any residential building plot having an area of less than 8,500 square feet. The neighbors purchased and built their homes in reliance on those Deed restrictions and Zoning codes. 3, At the time sewers were installed in this area it was considered that Tax Lot 3000 and 3001 was only one (1) building site and only one (1) seWer assessment Was paid. 4. The purchaser of Lot 29 (Tax Lot 3000 and 3001) in 1969, a Mr, Reao Harold, was urged to build one house with a similar set back to the other homes on Lake Haven Drive. He refused to follow the Planning Commission recommendation and sold Lot 29 to Yacon, Inc. in 1970. Yacon, Inc. built a house on Tax Lot 3001, splitting off Tax Lot 30000 in violation of instructions from the Planning Commission, 5. At least four (4) times variance request applications have been made on this lot and four (4) times it has been turned down, 6, Each purchaser has acquired this lot at a loW dollar amount knowing \ the past history of this lot with the expectation that they would \\ get building approval and either build or sell the lot and make a considerable amount of money, g EXHIBIT 13L sp 3,-81 elc. A ' y 7. The present owner acquired this lot, knowing the past history, at a low amount and would like to build a house on it and sell it. • 8. We understand an adjacent property owner had indicated an interest in buying the lot at the price it was purchased. 9. The depth of this lot when measured on a line perpendicular to Haven Street and the rear lot line is approximately 85 feet, not the indicated 91.12 feet. 10. The present owner indicated to the writer when he acquired Tax Lot 3000 that his intention was to eliminate future problems by land- scaping the lot and make it into a children's play area, TO SUMMARIZE: we are against any change in the status of this piece of land for the following reasons: 1. Small lot when compared to the other lots in the area. This does not help maintain the quality and livability of life in this area. r . 2. Does not meet deed restrictions of 8,500 square feet as recorded December 8, 1939 in book 264, page 203. 3. Does not meet the 100' depth requirement - 85' approximately. 4. One sewer assessment was paid for one building site, 5. Making a non-conforming lot was deliberate. 6. This piece of property could be sold to one of the adjacent property owners at a reasonable price. 7. The present property owners knew this was a non-conforming lot when they purchased it. 8, All past property owners knew this was a non-conforming lot as it implied it on the deeds made up. 9. There is no hardship situation. Sincerely, Frank EMinper6 everly J. Imper 4201 Haven Street Lake Oswego, OR 97035 g EXHIBIT 13 • \6 7209 'is°n")ti C. et C5) ,-491 ,,..auok_T ---)tri-2--N-06-‘,L . C/o . ‘ i--1_, QA,,,,e&Qi- .. . ( F. c.), you.„:,..,,Q.../.4,„c„,,,b--- 4 - . Vic.€fg a, CS-„„6-,,f,,,--,-c..L, ,-_-- ,0.,Q0;;c(- ova M- ` i �p� n 1 tto-e_., Cki\J--, ' 4_6_, 044f-ce . -- _ ,. 401)-e-- . t Ab C .0.-)•Y'_ I G- 4 -ARV `T, -,mac', At"- F:.". .. 4 ., Ar_4,....,..ze,-.t.---_-.tka_., ,, ,....._.- 1 (6 C,,,dk /, -JOB„4,,,, ' ---)(k3-, -uo-eivo-L)--x3- tV2. --/--/Rct '4 EXHIBIT a . '1/ D 4 C�G'L���%'► i� �; fj .44 c o0 DECLARATION OF AMENDED r.,. 'OCT, 9 19Ay ► " � .% RESTRICTIONS OF LAKE HAVEN PLAT NO- �aK+ DEED RECORDS G Book 264, Page 203 • . ' / ExHl al t Dated Nov. 4, 1939 $ �,fC Recdd Dec 8, 1939 • KNOW ALL•MEN BY THESE PRESENTS, that, heretofore and on the 15th day of August, 1939, TITLE AND TRUST COMPANY, a corporation, . filed for record in the office of the County Clerk of Clackamas ` County, Oregon, certain declarations.of restrictions on Lake Haven Plat No. 1, and therein set forth reservations, conditions, coven- ants and agreements to become part of all conveyances of property within the plat of Lake Haven Plat No. 1, as the same is of record Y in the plat records of Clackamas County, Oregon; and thereafter certain of ,said lots have been conveyed to purchasers and certain of said lots are under contract of sale from TITLE AND TRUST COM- MANY, to various purchasers. It is the deare of the undersigned being the owners and/or contract purchasers of the respective parcels of property set op- posite their names that said declaration of restrictions hereto- fore filed by TITLE AND TRUST COMPANY be declared to be canceled, void and of no further force and effect and that substituted restrictions, conditions and covenants be declared herein in lieu of, and, in the stead of the restrictions above described. Now, therefore, infeonaideration of the premises and the , mutual advantages accruing to the owners of the respective parcels of meal property and to the contract purchasers of the respective r) parcels of said real property, the undersigned do hereby certify and declare that the reservations, conditions, covenants and agree- ments set forth in that certain Declaration of Restrictions on Lake Haven Plat No. 1, heretofore and on the 15th day of August, 1939, filed and recorded by TITLE AND TRUST COMPANY, therein re- ferred to as "Declarant" and of record in Book 260, Page 538, Deed Records of Clackamas County, Oregon, be, and they are hereby mutually terniinated ' canceled and of no further'force and effect, to the same ,exterit as if said declaration had hot been executed, filed and recorded. And in further consideration of premises and mutual benefits accruing to the parties hereto, the undersigned Declarants do N hereby certify and declare that the following substituted reserva- tions, conditions and• agreements shall become and are hereby made a part of all Conveyances of pr'opertf within said plat of take Haven Plat No.. 1, as the same appears on the map 'and plat thereof, recorded at Page 15, Boolc 23, Plat Records of Clackamas County, Oregon, of which conveyances, the following substitutions, reser- vations, conditions, covenants and agreements shall become a part by reference, and to which they shall apply thereupon as fully • and to the same effect as if set forth at large therein, and the 9 undersigned further certify that they are the owners and/or the contract purchasers of the premises described herein and set op- posite their respective signatures, and TITLE AND TRUST COMPANY, a corporation, is the owner of all of Lake Haven, Plat No. 1 not specifically heretofore conveyed and/or under contract of Purchase: All lands so granted and to be granted in Lake Haven Plat No. 1 shall be subject to the following covenants, conditions ' and restrictions: 1. All lots in the tract shall be known and described as res- idential lots, on which no structures shall be erected, altered, placed or permitted to remain on any residential building plot other than one detached single family dwelling not to exceed two stories in height and a private garage for not more than two cars and those outbuildings which may become necessary or usual approved by the declarant; nor shall said premises or any building thereon be used • or occupied•other than strictly for residence purposes (or for Church or school•purposes,, or community club houses or water re- servoir, and then only with the prior`.written consent of the declarant, ;its successors and assigns); nor,shall the same or any part thereof, be in any manner used or. occupied by Chinese, Japanese or Negroes,_ except that persons of said races may be employed as servants by residents; nor shall any building, or any part thereof • (except as herein otherwise specified), be erected maintained or used for flats, apartments, stores, livery stables, dance halls or business or manufacturing purposes; nor shall any intoxicating liquor be sold or otherwise disposed of as a beverage in any place of public•resort on said premises. 2. No hogs, goats or horses shall be kept on said property, and no chickens, pigeons, rabbits or livestock of any kind or character shall be kept Or raised for sale or profit on said pro- perty. u. No sewage or other refuse Matter shall be deposited in Oswego Lake or the canal or other waters connecting therewith or be allowed to be discharged therein, and the owner or owners from • time to time of property covered hereby, and its, his, her or their heirs, successors and assigns, covenant and agree to take care of and dispose of all sewage and other refuse matter by the installation and maintenance of septic tanks of the most improved description, acceptable to the declarant, or by such other means as are indicated by or which may be in accordance with the State of Oregon Board of Health requirements. 4. No dwelling other than one detached single family dwell- ;ing costing not less than 03,500.00 shall be permitted on lots three to, twenty, inclusive, and th.e ground floor square footearea thereof shall not be less than 900 square feet in the case of a one' story structure nor less than 75p square feet in the case of I one and one-half or two-story structure. No dwelling other than one detached single family dwelling costing not less than 02,500• . shall be permitted on lots twenty-one to thirty-three inclusive, and the ground floor square foot area thereof shall not be less than 750 square feet in the case of a one-story structure nor less than 650 square feet in the case of a one and one-half or two- ,story structure, except this covenant shall not apply to lots 24, 29, and 30 on Which two single detached dWellings may be permitted, No residential lot shall be resubdivided into building plots hav- ing less t .an 8500 square feet of area or a width of less than 50 feet each, nor shall any building be erected on any residential building plot having an area of less than 0500 square feet or a frontage of less than 50 feet each. 5. No trailer, basement, tent, garage, barn, stable or other outbuil.ding 'erected in the tract shall at any time be used as a residence temporarily or permanently, nor shall any residence of temporary character be permitted. No boat house shall be used , as a dwelling but shall be used for the purpose of a boat house only. No wharf shall have any part of the structure higher than the 160-foot weir on the concrete dam at the easterly end of Oswego Lake. Only open railing shall be permitted and shall not be high- er than 3 feet above the wharf level. 6. Prior to the commencement of the erection of dwelling houses, boat houses or wharves on the lots mentioned in this paragraph, the then owner or owners' shull•present to The Oregon Iron and Steel Company the plans and specifications for the ' dwelling house or dwelling houses, boathouse or wharf to be erected, and shall not commence the ereotion.o.f such until the plans and specifications have been approved in writing by the said The Oregon Iron and Steel Company, 'and no outbuildings in connection with said dwelling house shall be erected prior to the erection of the dwelling house itself. The right to examine and approve such plans and specifications is, however, for the purpose of satisfy- ing the said Company and the declarant.as to the violation of 'Covenants or agreements as against itself, and the said Company and the declarant do not thereby assume any liability or obligation J in reference to such plans or the building or buildings constructed in accordance therewith, nor shall the same Company nor the de- • clarant have the right to amend or disapprove such plans and Specifications except to prevent violations of the restrictions. There shall also be established a neighborhood committee of three persons, Which Shall be appointed or elected by the owner Or owners of a majority of the lots which are subject to the covenants herein set forth. Beginning January 1, 1941,• the owners of the lots in this district shall elect three of their number to serve �. „, 1 • A on said neighborhood committee, their term of office to be for two I ' years, and election shall be held on suitable date as may be de- cided upon bythe ,property,property owners each two years for the election of said committee to serve for the following period. Each owner has votes equal to the number of lots owned. Until December 31, 1941, the members of the neighborhood committee shall be •Virgil m ' F. Oliver, Paul P. Murphy, and Allison H. Dean,, and no building shall be erected, altered, placed or permitted to remain on any building plot in this subdivision until the external design dnd Iodation thereof have been approved in writing by said neighbor- hood committee. However, if the committee fails to approve or disapprove such design or location Within fifteen (15) days after such plans have been submitted to it, then such a ( pproval will not � Ip • be required. The completion of construction, alteration, or placement of a structure for a period of 15 days shall be con- • strued as prime facie evidence of committee approval. 7. No advertising signs gave the plates of professional men and "for sale" and "for rent" signs not exceeding 18 inches by 24 inches, all of which are to relate only and to be restricted to the property which is being advertised, shall be erected without • the consent of the declarant. 8i No building shall be located on any residential building plot nearer than 25 feet to the front lot line, nor nearer than 25 feet to any side street line. No buildings or structures of any kind except boathouses or Wharves shall be located on Lots numbered three to twenty inclusive at a lesser distance than seventy (70) feet from the easterly lot line. No building, or ,i' other structure) of Whatever kind or nature, shall be constructed rr rr 1 ' , • , 1 I • within five (5) feet of any side lot line. • , 9. Each and all of the covenants, conditions and restrict- ions herein contained shall be deemed and considered to be cove- nants running with the land and may be enforced by any purchaser of property in Lake Haven Plat Nc. 1, or the declarant herein, t _ or by The Oregon Iron and Steel Company, and shall be binding upon 4 • and enforceable by any thereof, their heirs, successors and assigns. 10. It is further agreed and'covenanted that no breach of ` .the restrictions•contained in thisdeo•5.aration shall of itself work a forfeiture of the land conveyed in fee ,simple, but any such breach shall give the declarant, its officers and agents, or any '1owner of land in Lake Haven Plat No. 1 the right.to compel perfor- .mance of these agreements and to abate and remove, at the expense of the then owner or owners of the property, any structures or . erections in violation of them through the court or courts having jurisdiction in such cases. ' • 11. It is further agreed that the declarant, its officers • and agents, shall have the right summarily to enter upon the grant- . ed premises and to abate and remove at the expense of the then owner or owners thereof any erection, nuisance, thing or condition thatimay be thereon contrary to the true intent and meaning of such restrictions or any of them, and that the declarant, its officers or agents, shall not thereby be deemed guilty in any manner of trespass. ' 12. These covenants are to rUn With the land and shall be binding on all the parties and all persons claiming under them , . until the first day of June, 1964, at which time said covenants shall be automatically extended for successive periods of ten years . , 1 unless by a vote of seventy-five percent of the then owners of the lots it is agreed t'o change the said 'covenants in whole or in part. Invalidation of any one of these covenants by judgment or court order shall in no wise 'affect any of the other provisions which • shall remain in full force and effect, 13. Any and all rights reserved to the Title and Trust Com pany hereunder and any ,and all action that may be taken by the Title and Trust Company'hereunder shall' likewise be-reserved:to and may be taken by The' Oregon Iron and:Steel Company. 14. None of the 'property owners of Lake Haven Plat 1 'shall obtain any riparian rights or any other rights''i.n connection with Lake Oswego and/or the canal fibm' the Tualatin River connecting M,. _.. therewith, by virtue of this instrument. Any and 41 such. rights 'must be obtained in'due course through: the Oregon Irbn•and Steel Company, which is the owner of said Lake and canal. IN WITNESS WHEREOF the Grantor has caused these. presents to .be signed in its name by its Vice President. and Secretary, and its corporate seal to be hereunto affixed by its Secretary, ,the 4th day of November, 1939, under due authority Conferred by its toard of•T3ir'ectorc. 'Acknowledged Signed: TITLE AND TRUST COMPANY By A. L. Grutze, Vice-Pres. 13y Ohas. R. Moulton, Secretary (Corporate seal affixed) ' 1 a • PURCHASERS AND OWN1RS in Lake HAVEN, Plat No. 1 Signed: Sara E. Peterson Fee Owner of Lot 3, Lake Haven - ; Plat No. 1 Warren W. Nash Husband and wife, Contract Purchas- Alda P. Nash ers of Lot 4, Lake Haven Plat No. 1 • Leo Howe Husband and wife, Contract Purchas- Theresa M. Howe exs of Lot 5, Lake Haven Plat No. 1 , S. E. Nygren Husband and wife, Contract Purchas- • Alice L. Nygren ers of Lot 6, Lake Haven Plat No. 1 • W. G. McKinley Husband and wife, Contract Purchas- 4 Irene,M. McKinley, t ers of• Lot 7, Lake }raven•Plat No'.. 1' 1 i `L p i•�.•' r ,.1 .'•: .. M;',:Husband and wife, Contract•'Pl�ti char a - •: i=y ,'Jerry.'S. Saylor ! ' Sara' Jeannette Sayler :t. ors •of Lot 8, Lake Haven Plat No;. 1 Wade W. Cornwell ' Contract Purchaser 'of Lot•'9, :Lake ' Haven Plat No. 1 Benson B. .Ward Husband and wife, Contract Purchas- Margaret E. Ward erg of Lot 10, Lake Haven .Plat No.: 1 Emi1',J. Kraxberger Husband and wife, Contract Purchas- ! i% ':Augusta B. .Kraxberger , ers•of.Lot 11, Lake Haven Plat No. 1 : Ivan'L. Hutton ' Husband and wife, Contract Purchas- Frances C. Hutton ers of Lot 13, Lake Haven Plat No. 1 T. A. Olsen Husband and wife, Fee Owners, of Margaret W. Olsen Lot_ 15 and 16, Lake Haven Plat No.1 Kenneth F. Lord Husband and wife,' Fee Owners of Lot , Pearl Mary Lord 17,,.Lake Haven Plat No. 1 - Thurlow W. Tyler, ContractPlaturc a1 r of Lot 18, Lake Ota Lee Martin Felber A Married woman, Contract Purchas- ers of Lot 19, Lake Haven Plat No. 1 Donald W. Carver Husband and wife, Contract Purchas- Elizabeth Carver era of Lot 20, Lake Haven Plat No. 1 • Leslie N. Smith Husband and wife, Contract Purchas- Evelyn Smith ers of Lot 22, Lake Haven Plat No. 1 , Arthur J. Schultena Husband and wife, Contract Purchas- ' Eva Virginia Schultens ers of Lot 25, Lake Haven Plat No. 1 ThurloW W. Tyler r Fee Owner of Lot 24, Lake Haven ,1'i.at NO. 1 • }t,' (All of the above signatures are aaknoWledged) STA FF •REPORT . CITY OF LAKE OSWEGO • --,, . --LAND DEVELOPMENT SERVICES DIVISION -- 4 APPLICANT: FILE NO. : James E. Brisbee DR 18-89 PROPERTY OWNER: STAFF: ' Lewis Sefton Robert Galante LEGAL DESCRIPTION: DATE OF REPORT: Tax Lot 300 of October 13, 1989 Tax Map 2 lE 18BD DATE OF HEARING: LOCATION: , October 25; 1989 5600 Rosewood Street NEIGHBORHOOD ASSOCIAION: COMP. PLAN DESIGNATION: Rosewood IP ZONING DESIGNATION: • IP I. APPLICANT'S REQUEST • The applicant is requesting approval of a 10' x 30' , addition to an existing "shop/garage building with a crew room to provide office space fot a landscape installation and maintenance business. II. APPLICABLE REGULATIONS A. cityof Lake Oswe o Com rehensive Plan: • Natural Resource Policy Element Industrial Land Use Policy Element Transportation Land Use Policy Element B. City of Lake Oswego Zoning Code: LOC 48,340-48.375 Industrial Park Zone LOC 484535(4) Special Setbacks _' DR 18-89 Page 1 of 6 • C. City of Lake Oswego Development Ordinance: ,dam LOC 49.300-49.335 Major Development Procedures y 7 LOC 49.615 Criteria for Approval LOC 49.620 Conditional Approvals D. City of Lake Oswego Development Standards: ' 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 13.005 - 13.040 Weak Foundation Soils 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 III. FINDINGS A. Background: r) 1. The 41,250 sq. ft. site is located at 5600 Rosewood Street in the Industrial Park (IP) 0 zone. 2. The site is currently developed with a residence, now used as an office, a shop/ garage building with a crew room and a small storage shed. The driveway and meandering area on the site is paved; however, the parking areas are gravel. 3. The site is nearly flat, with a number of mature fir trees in the front (north) half of the lot. 4. A single-family residence exists west of the site. All other surrounding properties have industrial park uses. 5. Rosewood Street "dead-ends" just west of the applicant's property. The street, which is in poor condition, exists within a 50' right-of- way along the applicant's frontage. A storm drain line exists within an easement parallel to the rear (south) property line. 0 DR 18-89 Page 2 of 6 . B. Compliance with the Applicable Regulations: The applicant has not provided an application which is adequate to judge compliance with the applicable regulations. This report will provide an outline to enable the applicant and the Board to determine the amount of evidence necessary tt adequately address the relevant criteria. The applicant has stated that the limited size of the s addition (10' x 30' ) will not have any impact on the drainage and sewer systems, that it would not affect surrounding properties and that it will not t be visible from the street (See Exhibit 3) . However, City Codes and Standards do not distinguished between a large or small project, requiring compliance with all applicable standards upon expansion (to any degree) of any commercial or industrial structure. 1. City of Lake Oswego Comprehensive Plan , a. Natural Resource Policy Element b. Industrial Land Use Policy Element -,. c. Transportation Land Use Policy Element These policies have not been addressed, The applicant should address these policies and f ,, W their implementing Codes and Development .' Standards with respect to tree preservation, r ' , site design and street improvements. 2. City of take Oswego Zoning Code . c The applicant has not addressed Zoning Code requirements. A review of plans illustrates { that four parking spaces are located within the required side yard (LOC 48.370) . LOC 48.535(4) illustrates that Rosewood Street has a 30' special street setback intended to gain an additional 5' of right-of-way along the applicant's frontage. The plan provided do not illustrate the 5' dedication. In addition, the site plan (Exhibit 4) lists the property depth at 275' . However, the tax map (Exhibit 1) illustrates the depth to be about 265' . No survey has been provided. 3, City of Lake Oswego Development Code • h The application requirements required by LOC 49.315 have not been adequately addressed. r„ DR 18-89 Page 3 of 6 7 • This report lists the deficiencies as required by the applicable criteria. The applicant has . also not provided copies of the plans reduced n j to 8 1/2 x 11 inches in size. t A development schedule of one month is listed for the proposed addition (Exhibit 3) . 4. City of Lake Oswego Development Standards The site does not contain any historical . resources, stream corridors, steep hillsides, ! weak foundations soils or flood plains; j therefore, these standards are not applicable. This report addresses standards which require additional information, or where modifications to the applicant's proposal are recommended. f . a. Building Design (2.020) �� The applicant has not provided adequate evidence to allow a review of adjacent j structures with respect to materials, colors, I roof lines and overall proportions. Photographs may be sufficient to provide this evidence. b. Street Lights (5.020) ° A nonremonstrance agreement for future street . improvements would include a provision for ' street lights. The applicant did not illustrate any on-site lighting. ,f c. Transit (6.020) The applicant did not address the transit standard; however, the lack of connecting sidewalks and the limited need for transit for a landscape business Will allow development without connection to transit. Walkways will be provided With future street improvements. d. Parking (7,020) The applicant has not indicated the number of employees to determine parking requirements. In addition, parking stall sizes and aisles have not been dimensioned. Parking areas are shown as gravel conflicting With the standard's requirement for paving. Gravel can be allowed in low use areas. DR 18-89 "d ° Page 4 of 6 _ o • • e. Park and Open Space (8.020)/ Landscaping (9.020) More than 15 percent of the site is in • landscaping which provides compliance with both standards. No additional landscaping is • planned. However, final plans should show the location of all trees on the site. No trees are shown to be cut. f. Drainage (11.020) , The applicant has not shown existing or planned drainage improvements. If additional paving is required, pollution control catch basins, detention and connection to the City storm sewer should be provided. Adequate disposal for roof drains should b