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Agenda Packet - 1991-11-18 { REVISED AGENDA rOFCITY LAKE OSWEGO DEVELOPMENT REVIEW BOARD :' CITY COUNCIL CHAMBERS,CITY HALL,380 'A' AVENUE ,:' • Monday,November 18, 1991 7:30 P.M. r . ' I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES ,June 3, 1991 (Second Vote) ti IV. PETITIONS AND COMMUNICATIONS V. PUBLIC HEARING DR 11-91, a request by DC Group for approval to develop a 20 unit special use housing project r (elderly housing). The site is located at south of Lakeview Blvd. and east of Pilkington Road(Tax Lot 3100 of Tax Map 2 1E 18AC). Staff coordinator is Hamid Pishvaie, Deteloptnent Review Planner, ` • t GENERAL PLANNING = ' VII. OTHER BUSINESS—Findings, Conclusions and Order • DR 8-91/SD 24-91-918—Kruse Way Holdings, Inc.et al • DR 10-91-919—Bill Moore 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 Mcra : Staff: Robert H.Foster,Chair Tom Coffee,Planning Director ,. • , Skip Stanaway,Vice-Chair Robert Galante,Senior Planner James A.Bloomer Ron Bunch,Senior Planner ' Robert D.Grcaves Hamid Pishvaie,Dev,Review Planner t = ' Ginger Remy Catherine Clark,Associate Planner Harry N.Starr Jane Heisler,Associate Planner Norman I.Sievert Barbara Smolak,Associate Planner Michael R.Wheeler,Associate Planner Cindy Phillips,Deputy City Attorney • Barbara Anderson, DRB Secretary Kathy Avery,PC Secretary • y. 4 • 1 • r ;a • • • . . • ,i.• F'r • • • • • • • �1A ti a • , • • • . `r • • • • 1 „ , • • • r ' ' , • • - rr i . .. •.� 7 ' h-ram ..,• e r . as A, i }� ' ' ..Jt .. r �� •' '• x .M •�'. . . .. r i t OF F �!y ', % •. , Fes', 0 q f V � • RECA y'• DEPARTMEN'T OF PLANNING AND DEVELOPMENT MEMORANDUM TO: Development Review Board ' FROM: Hamid Pishvaie, Development Review Planner '`' � ~ SUBJECT: Omission of Exhibit 6, DR 11-91 DATE: November 15, 1991 � : Enclosed please find Exhibit 6 whi'h was omitted when the report was published, Exhibit 6 was included in the applicant's originr1 submittal and has been available for public review. A jDR991.314tepmnaDR1I-91/Men4Da 111-16 y }a D • b r .!', '• I...'' . y • '' 410 . • . . „• . . • 380"A"Avenue • host Office Box 369 • Lake Oswego,Oregon 97034 • Planning Division:(503)635-0290•Building Division:(503)635-0390 • FAX(503)635-0269 tt ;a i•-• oz 1 aw'-6 -: ME MI ti 111111.■ ' f J ill ll I a iI u l7q . _...•_. ._ . ... ..,.._. ." r--Hoo4 - nwe(vt4ri 1 oHrw,ty ....wl.u• fi P_' I1A .. . ►b .,1M nIA.- . , wp Malt/h1Y[r1Pr p;. - .....¢ • ,.� 191te r 1 pp;y. •1:Ha-- .cH•u.. � _t , IIFlP. ;I i' (LI NM Nu{ . —iiczi �o��� L� �$d Ilt 1 i i 'i� i*Ili• � �1t/r�� iib ,� 1.1E;� ��; ii ,IN,µ.V ,• WS-4AAV _ +Ft t �Irp■ 1 __ .yka.{■■� IluW} .0 I�,. 1.�..,.L��/ �t I j JA ,, ' ' r�,l��l�' I CI .1 u��I +i Itl• I! �;El Ikt � •• I I�N�1�till'. I I I 1 Imit,1 W'�, I . . __ it I 1�-. PEE 1 � A ('� 4 - .., i tp�J itilsi �5y .1I �' ir� „ 1 , . .L . a IC ._.'. -. I I It I�1If71111 _ 7 _ .�-:. I . hl nA •te r-.' - `' `#LLUHIUUI 11U7baN cm.) _.. . �le� L{1wL 'NH�TTP. 1 .Y. t I • • _I,U►IVILLd V,,4ath.w Me) _. ..,HMV ..4uu.A NO ., .- ' . p -I • I•t, • io p • III • 3a lug, , , vl"h • 11 j. 0 . , • • • •, •- .• y - , • .r • jli AGENDA CITY OF LAKE OSWEGO DEVELOPMENT REVIEW BOARD CITY COUNCIL CHAMBERS,CITY HALL,3g0 'A' AVENUE Monday,November 18,1991 7:30 P.M. , L. CALL TO ORDER Agenda Book 11 ROLL CALL M. APPROVAL OF MINUTES June 3, 1991 (Second Vote) IV. PETITIONS AND COMMUNICATIONS V. PUBLIC HEARING DR 11-91, a request by DC Group for approval to develop a 20 unit special use housing project (elderly housing). The site is located at south of Lakeview Blvd. and east of Pilkington Road(Tax Lot 3100 of Tax Map 2 lE 18AC). Staff coordinator is Hatnid P'ishvaie, Devehptnent Review Planner, GENERAL PLANNING • , 1I. OTHER BUSINESS—Findings, Conclusions and Order it "_ DR 10-91--Bill Moore vrn. ADJOURNMENT The Lake Oswego Development Review Board welcomes your interest in these agenda items, Feel free to come and go as you please. 'A • DRB Members: Ste: . '1 l'.';...''' ''''''' Ratrt H,Foster,Chair Tom Coffee,Planning Director ). S's P Stanaway,Vice—Chair Robert Galante,Senior Planner J es A.Bloomer Ron Bunch,Senior Planner Rolert D.Greaves Hamid Pishvaie,Dev•Review Planner • Gmger Remy Catherine Clark,Associate Planner • H_r v N.Starr Jane Heisler,Associate Planner N rman J.Sievert Barbara Smolak,Associate Planner Michael R.Wheeler,Associate Planner Cindy Phillips,Deputy City Attorney Barbara Anderson, DRB Secretary Kathy Avery,PC Secretary , . . . go .. . . . .. . . c • 4 . . • • • . . ^ .' ' . . y ) • t •� I • • n • e' 1 , y • f� �i. • • • • • • • I. • • • • • • • • • • • • • • • • s. • i I , •n CITY OF LAKE ----PLANNING DIVISION- -- , p APPLICANT: FILE NO..: Sel Shariat&Farhad Daraee DR 11-91 . PROPERTY OWNER: STAFF: ' ` DC Group (Farhad Daraee) Hamad Pishvaie LEGAL DESCRIPTION: DATE OF REPORT: ' Tax Lot 3100 of November 8, 1991 Tax Map 21E 18AC t • <' t LOCATION: �"°° it ' '•', November 18, 1991 , South of Lakeview Blvu. and east of Pilkington Road ,1`11� HBORHOOD ASSOCIATION: r. COMP. PLAN DE,SIGNATIQJ1: Rosewood Action Group R-3 ZONING DESIGNATION: R-3 , I. APPLICANT'S REQUEST The applicant is requesting approval to construct a 20—unit special use (elderly) housing project. H. APPLICABLE REGULATIONS A. City of Lake Oswego Comprehensive,elaA: Impact Management Policies '' Social Resources Policies Residential Site Design Policies • • • Transportation Policies . . k e DR 11-90 Page 1 of 9 • r A. cam ffY ' ♦ • ♦ _ 4 I e.� • , ..:f • - h9 d.o,•. 1. ,..��.. �... �{ • • j ` ` I �. 4 n r ti B. City of I ake Oswego ,g ni Codes .e; LOC 48.120-48.155 R-3 Zone Description LOC 48.549 Specific Standards for Special Use Housing • C. ity of Lake Oswego Development Cody: u LOC 49.090 Applicability of Development Standards LOC 49.300-4.9.335 Major Development Procedures LOC 49.615 Criteria for Approval LOC 49.620 Conditional Approvals D. City o_ f Lake Oswego Development Standards: 2.005 -2.040 Building Design .'a 5.005-5.040 Street Lights 6.005-6.040 Transit 7,005 -7.040 Parking 8.005-8.040 Park and Open Space ` 9.005 -9.040 Landscaping, Screening and Buffering 11.005 - 11.040 Drainage for Major Development 14.005 - 14.040 Utilities 16.005- 16.040 Hillside Protection and Erosion Control 18.005- 18.040 Access 19.005 - 19.040 Driveways and Private Streets • 20.005 -20.040 Bikeways and Walkways :; c. " E. City of Lake Oswego Tree Cutting Ordinance: LOC 55.080 Criteria for Issuance of Permits III. FINDINGS A. Background 1. The applicant proposes to construct a 20-unit special use housing project for the elderly. 2. The site is approximately 40,075 square feet in size and is flat, The existing vegetation consists of three hawthorn and apple trees along the south property line, , Exhibit 4. 3. The surrounding land uses are as follows: North: Single Family Residential (R-5 Zone) Northeast: Vacant Commercial Land East: Single Family Residential (R-3 Zone) South/Southeast: Multi-family Residential West/Southwest: Commercial (NC Zone) ':' DR 11-90 Page 2 of 9 '-r/ it 4. On July 29, 1991, the applicant held a neighborhood meeting with neighbors who live within 300' of the site and the Rosewood Action Group (a County Community Planning Organization). The minutes of that meeting are attached as Exhibit 16. 5. Adequate water, sanitary sewer and streets are available to serve the site. Storm sewer will beprovided bya proposed . p p dry well on the site. � • . •� • B. Compliance with pnlicable Re Ala ion• 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: Impacillanagement Policies These policies require comprehensive review of development proposals, protection of natural resources from development, and payment of an equitable share of the costs of public facilities. These policies are implemented through the Development Standards, Compliance with the applicable Development Standards reviewed below will assure ,• conformance to these Plan policies. • As Exhibits 4 and 5 illustrate, the site is served by adequate water and sanitary sewer, The applicant is proposing a half street improvement on Lakeview Boulevard(collector street). Conditions of approval will also be imposed when necessary to assure further .' . , . is) compliance. • f r Social Resource Policies •• These policies require citizen participation in the development process, Since public input has been solicited through posting, notice and public hearing, these policies have been met. r , Residential Site Design Policies These policies require a thorough and aesthetic review of residential development proposals. To assure compliance with minimum criteria for overall site design, all ,. applicable development standards (Chapter 49) will be addressed later in this report, Tranaportation Pali These policies require a safe and convenient access, adequate roads and pedestrian facilities, and adequate on—site parking. By demonstrating compliance with the Parking, Access, Utility and Sidewalk standards, compliance with these policies can be ` demonstrated. 2. City of Lake Oswego Zoning Ordinance: a. LOC 48.120-48.155 R-3 Zone Description • d The site is zoned R-3, The proposed special use housing is a permitted use in the zone, DR 11-90 Page 3 of 9 l 9: LOC 48.549 describes the method for determining the actual density on this site. The applicant has addressed this standard in his narrative,Exhibit 12. } LOC 48.135 requires a minimum lot area of 3,375 " special use housingprovisions � square feet per unit; however, the ;+ .. P of LOC 48.549 allows in a smaller area per unit of approximately 1,894 square feet. The maximum lot coverage allowed for building and required parking on the site is 50%. • . • t As Exhibits 4 and 12 illustrate, the proposed lot coverage (47.9%) is within this requirement. While the site plan is designed to meet the requirements of LOC 48.150(1) and (5), a careful analysis of the site plan reveals that a small portion of the proposed fire exit on r . the east elevation encroaches into the required 24' setback along the east property line. • °F Y, The site plan must be revised to address this issue. LOC 48.155(2)provides a height limitation of 35 feet for the R 3 zone. The proposed building height of 24' complies with this standard, Exhibit 7. b. LOC 48.549 Specific Standards for Special Use Housing The applicant's narrative (Exhibit 12) adequately addresses all provisions of this a standard, except LOC 48.549(1)(1)(i) and(ii) which requires that services such as shopping and other commercial needs be available to the project via a paved walkway. The site survey (Exhibit 3) shows an unpaved area between the site and the shopping center to the west. This gap needs to be improved by a 5' wide pavement in order to ' satisfy this standard (for additional information, please see the Transit Standard later in this report), 3. City of Lake Oswego Development Ordinance; a. LOC 49.300-49.330 Major Development Procedures i ' The proposed development is appropriately being processed as a major development, ^f The applicant has borne the burden of proof through submittal of documents marked as } exhibits, accompanying this report. 4. City of Lake Oswego Development Standards; The applicant has demonstrated that standards for Historic Preservation, Stream ° Corridors, Wetlands, Weak foundation Soils and Floodplains are not applicable, The Y' remaining standards have been addressed by the applicant in Exhibits 12-15. This report will address those standards where additional discussion is necessary or where modifications to the applicant's proposal are necessary. a. Building Design (2.005-2.040) The applicant has submitted written narrative and substantial graphic information (Exhibits 4, 6-10 and 12) to demonstrate compliance with this standard. This ' information provide adequate evidence that the proposed design will be complementary to the surrounding mixed uses in the neighborhood. However, staff recommends the following minor changes to insure a complementary relationship between building elements; • DR 11-90 Page 4 of 9 • 1 - • L e — The roofing should be modified to create more texture and shadow—lines. The hip roof will complement the activity created by the number of windows and decks by the creation of a more textured, heavier appearing roof. — The T-111 siding should be replaced by the horizontal siding shown as accents on the structure,Exhibit 6. This change will limit the variety and style of materials used on the building and will soften the appearance ppearance of the structure. It will also allow the heavier textured roof to tie more successfully to the ground. b. Street Lights (5.005—5.040) • The preliminary utility plan (Exhibit 4) does not illustrate any street lights on Lakeview Boulevard. The applicant is required to submit a street lighting plan and photometric information as part of the final construction plans for that road. c. Transit System (6.005—6.040) The applicant states in Exhibit 12 that Tri—Met line No. 36 travels along Pilkington Road and that a bus stop exists at the intersection of Pilkington Road and Jean Road. The ti proposed sidewalk on Lakeview Boulevard and the staff recommended off—site improvements, along the commercial development to the west, will provide adequate ,, walkways to the intersection of Lakeview Boulevard and Pilkington Road(please see staff analysis under Section IIT.B.2.b., above). These improvements, coupled with existing sidewalks ahng Pilkington Road, to the intersection of Jean Road, satisfies this • standard. d. Parking and Loading (7.005—7.040) F ; LOC 48.549(2)(c)requires one parking space per unit for special use housing projects. 4 As Exhibit 4 illustrates, the proposed site plan satisfies this standard, • e. Park and Open Space (8.005—8.040) re ace open The s•,: • p quirement for special use housing is regulated by LOC 48F549(2)(d), • which requires that 30% of the site be landscaped or set aside as open space. The proposed 52.1% open space/landscaping shown on Exhibits 4 and 11 satisfies this standard. f. Landscaping,Screening and Buffering (9.005—9.040) {• This applicant has satisfied this standard by showing compliance with the Open Space Standard, above. • The applicant has submitted a landscape plan (Exhibit 11) showing the proposed street trees (Emerald Queen Norway Maple) along Lakeview Boulevard, Staff recommends that the proposed species be replaced with Scanlons Red Maple, or other appropriate species, in order to avoid potential root damage to the sidewalks on Lakeview Boulevard f�: in the future. As required by LOC 48,549(1)(e), the proposed pathway in the landscaped area along south property line should be paved and lighted, The proposed planting of evergreen trees along the east and south property lines will provide adequate screening and buffering for the existing development. • DR 11-90 Page 5 of 9 11 A • An irrigation plan was not submitted. The applicant should be required to provided an irrigation plan for an automatic sprinkler system prior to the issuance of a building permit. g. Drainage for Major Development (11.005—11a040) The applicant's narrative (Exhibit 12), utility plan (Exhibit 5), and drainage analyses (Exhibits 13-15) appear to provide adequate facilities to drain the site and address the • DEQ requirements. These facilities include pollution control manholes and a drywell. A dry line will also be provided along Lakeview Boulevard to allow for future connection to • public storm drain facilities. ,.' Final drainage plan designed to City standards must be submitted for review and approval of the City Engineer prior to the issuance of building permits. h. Utilities (14.004— 14.040) { All required utilities,except storm sewer, are available in Lakeview Boulevard to serve the site. The proposed 10' additional right—of—way along Lakeview Boulevard will accommodate the half street improvements proposed on this road. These improvements must be designed for a 20 year minimum life based on California Bearing Ratio (CBR) soil values. The street improvements on Lakeview will be subject to the City Charter provisions for road widening. No improvements will be allowed until these provisions are met. All overhead utilities, including power, telephone and cable television lines, will be required to be placed underground, in accordance with LODS 14.020(1)(g) and (i). • The Fire Marshal has reviewed the project and found that an additional fire hydrant will ,, Y be required in order to provide adequate fire flow, As an alternative, the Fire Marshal recommends that the building be sprinkled. The applicant must work with the Fire Marshal to resolve this issue. I hillside Protection and Erosion Control (16.005—16.040) No erosion control plan has been submitted by the applicant. A detailed erosion control plan,prepared in accordance with the "Erosion Control Technical Guidance Handbook", ' should be submitted along with the final construction plans. This plan should be • submitted for review and approval of the City Engineer. j. Access Standard (18.005— 18.040) • The proposed access to the site is adequate and meets this standard, Exhibit 4 and 12. k. Site Circulation—Private Streets/Driveways (19.005— 19.040) This standard requires that driveways for the proposed structure not exceed 15 grade nor ' , 5% cross slope. As indicated on Exhibit 4, the proposed driveway meets the grade requirement. >< .i . I Site circulation—Bikeways and Walkways (20.005—20.040) The proposed sidewalks along Lakeview Boulevard and the internal pathways meet the • requirements of this standard, Exhibits 4 and 11, Also see Section III.B.2,b,, above, for DR 11-90 � Page6of9 . :y 1/ 'r w d .. . • comments regarding off-site extension of walkway along Lakeview Boulevard. 0 5. City of Lake Oswego Tree Cutting Ordinance: ' Three (3) trees with a caliper greater than 5 inches are proposed for removal to make way for the proposed improvements,Exhibits 4 and 11, The reason for removal meets the • ' criteria for issuance of cutting permits in LOC 55.O80. Prior to removal, the applLant ' will be required to obtain a permit. IV. Conclusion: , Based upon the materials submitted by the applicant and findings presented in this report, staff concludes that the proposal can be made to comply with applicable criteria by the application of certain conditions. V. RECOMMENDATION Based on the conclusion above, staff recommends approval of DR 11-91, subject to the following conditions: A. Prior o tk sua ge of a Buildi g P'ertni.t:. 1. Revise the site plan to comply with the required 24' side yard setback along the east • property line (by removing the fire exit from the setback area), 2. Submit a final landscape plan showing Scanlons Red Maple, or other species which are not damaging to street improvements, as street trees. 7 o- 3. Provide an irrigation plan for an automatic sprinkler system for review and , approval of staff,per City standards. 4, Submit a final drainage plan, including surface water management and disposal ' • methods, for review and approval of the City Engineer, per City standards. 5, Submit a final erosion control plan in accordance with "Erosion Control Plans Technical Guidance Handbook", for review and approval of the City Engineer. • + 6. Dedicate 10' additional right-of-way along Lakeview Boulevard. • 7, Show a fire hydrant on the final construction plans,if required by the Fire Marshal. 8. Final construction plans shall show all overhead utility lines, including power, telephone and cable TV, be placed underground, ;. a 9. Final construction plans shall show the proposed sidewalks along Lakeview Boulevard extended off-site to connect with the existing pavement along the shopping center to the west, 10. Modify the roofing materials to create more texture and shadow-lines. RI ,. 11. Replace the T-111 siding by the horizontal siding shown as accents on Exhibit 6, DR 11-90 Page 7of9 a yI i .F7 12. Final construction plans shall show the half street improvements on Lakeview Boulevard. • B. Prior tg.Aj,t_y Street Im rovem ton akeview Boulevard: •, 1. Comply with the street widening election provisions of the City Charter(Section ° 40). :,. C. Prior to the Issuance of Occupancy Permits: 1. Install the on—site detention and pollution control devices as approved in the final • drainage plans,condition A.4, above. 2. Install all landscaping and irrigation system approved by conditions A.2 and A.3, above, and submit the as—builts for the irrigation system, • • 3. All construction improvements, including street improvements on Lakeview ti. Boulevard, shall be completed, accepted and as—builts submitted to the City. The half street improvement on Lakeview shall include curb and gutter, street lights, sidewalks,drainage and planter strips. Road section from centerline to curb shall be designed for 20 year life based on loading expected for collectors streets. a " D. During Construction,the Applicant Shall: l ` ` w 1. Adhere to the erosion control guidelines as set forth in the Erosion Control Plans t 1 Technical Guidance Handbook,condition A.5, above. ADDITIONAL 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 ir. n diameter. 3. All construction plans shall be designed to the satisfaction of the City Engineer. EXHIBITS 1. Tax Map 2. Vicinity Map ro 3. Survey/Topography Map • 4, Site/Utility/Drainage Plan 5. Revised Drainage Plan 6. Front Elevation 7, South/East/West Elevations 8. First Level Floor Plan 9. Second Level Floor Plan • 10, Unit Floor Plan &Handicap Details '- 11. Landscape Plan DR 11-90 Page 8 of 9 .. 1 • • L2. Applicant's Narrative 13. Percolation Test,dated October 21, 1991 14. Storm Water Detention Volume Calculations 15. Phosphorous Removal Efficiency Equation Computation Worksheet 6. Minutes of the July 29, 1991, Neighborhood Meeting 1 C,o.u]<hamid>DR11-91/11--8-91 • • • • • • • • • :r. 4 I'` tl DR. 11-90 Page 9 of 9 ,• • . • . • • - •, • ' "..' „ ' • •, •• , •, • .. '. • • .. • .• • • • . . • ' . ;I...., • • • •• „ • .•, • • • 0, • , • • • a .; • v • • • • V • • • a • • . . • . . • I . , • . 4 • , ' • * ,1 • . ' • r• ""3 ' . . •,4 o vip 03%* e o -...... 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II , 1 r 0 ENTRYWAY TURNING SPACE ®ACCESS 1 y� TWO I3ED ROOM APT, �y0ryrr t .. II 3 LIVING AREA..751 SD.Ft. W ° , I .... DECK . 67 .r .i : �°ra , _ I, I (� • Illifilf so w � Im Q ° 1fIA .: .� ... 1 2. •A ` Afi N �, i 1 • 1: po, W'tiA.J .:. 1° II STANDARD 1 .«. ' . i !1 0 7.4. ,. /. �1 q_m ' M y • • ,III T' ...21412.2•112,122."�1-. V•, • • �y�p� •6 —Gi• �� tAT1 C1�L 1'i /li61M..Jf� 1 '.; Cwnl Lw .Al,a Or. •tom"—"--r+ lC••<-1 � It' sir----u 1 • ! „Inc totoor �itei �j iv. y)uvtltnl.Flr•Y1tteaAmajiutlr. ,O. r w iv.en io `y` 1 to w )1 An WM'•Ilwf\ 1 , 1 I CO .h+'•UP •, • boi �., • PRINTED 1 ti p o� CI IIra. •1end.,vj co e, .• A j!TErA 4' `� A 11 rii ! r RI .iv.nllr..f4ot u1111y� ` Nhki th�bl•. oink, Inc • • Ni1hj %' \\ 4'4 I .t C �• wal M.....W wn I y I + • 1 • / I h'o t, A M vPxTIS yw.+iRIS* • •�'�„ _ .., �'ill:'•-'.1.111. ` •. ,4. IIIT LI ` .1�`tlWirm 1 1 `; 1 1,, ,Pvir 6 4...40) piw\n„m ,,•► \ r$Re •` ► I q ..uW;l ��'"-f ►"' N' 4 fi i I • . 'Iv , fi i,� er. I Ty 1 Y a r B ��1 fl�1y(O1fNreM.WVLyfCIWr I 'ik O i e r fl Y)AtA11A • 1 I, (i)9..0mt,14 4Lmive I• YI+ j+g$ prN Jt P 1'muNi uN �� • 1 Kna1/I4. In 0'w drlpNh. Lionhw.ipfunh f5)IbItIf1GN.+ lit. y. • 1. ..C,t,�pplull(I!r<l.SC,Ikwidl .. 10�.ellJir.1 or fence Nk+ka t. p. ` ""(4, 41 rI � I• 00)/144fit.r40.iHr.fk. `/ '* I rd•f.ynl Amt.tir+N •,l i ne i Aur e)J/ •nt+L D4I1t tv_.:,, +. M •�••� n.w Cw nrl.,lp,l. sn,n+ •tip •1 NI-Alv.6lif ' (IMMriem tllvk.Pi cc qp {Iv.(1 t.Vlw lA•r� - e "d` '.wr hilt.Will .I{ in4hirltip. 14•16. Lnal.•rn tl�)_. __- 1 1t. . . ZMiNNevl!Mott.lLlt "',3 •I ^: ' ,t _ 1 i .w.IAJ.le il: i 11'J I y1M1V D*1*1N,04/44,. 4�"rN)t:FA 41P.l 1,4,ro,!-' 41 r l/h66 irlyth•i•4'Nth 1 I ' '/ (•r I-Mk.knl.o,- enki nu..,q•leh, Yb. wdvw bq• ybi ;1 -..Ludetnpt bwl,krM haMi 1 i I • •; If I nl,>r� *ekkA or .tm•``''boil`oY4 • MIL(Tll) I v ' I. �'1 i1'; .yam,. .zi,-4....�.��.7 �0'4;r.ir ..rtlry►) ` , '. 'l4lwlf�7l�i:ilC b 1 1 ;r • i u �Ga)Aulr.jry' 1 e1: SY I ; BOIP'' 'ir—•.! Nry `� QJ • °ti Aeyl u • 9, \Q ia1• + 11 ry••0' -I}� Ck�.. ( ro A4, 1010 • 6t� +`Ia .n.;i Ic�z` � ♦ (fivp,s41 a y%lotAl .i jj, I ••'�`.�,. L 4 i -• Cut+11 .._ •Hnwlfl.a<.s U .. )Nvdedwodlon 6,.iilk aSI t ;t • • ft1 fYYNtl t[D ;))A4i�M1 A4A,ilµlnd Armli+My.,la4 l.'aAM/fi M,A%.N WnI l+�..TNo.�•'nw'IVr1u1. l q�l.rlli"t. b,., •• Gr'en of aNr/.Y - ��MJr .wM NLVW1 �,{,., u • • rerr•i Au.revs/AIy u N NI tnl P'tr wse 3M' L1lstuti.y } , �,,,, /ICIHbI„la Mew N , . D E X H ra e r I h.. 4bo 1)/4 1 I''"°"I . - -- — . — —411/ ..9...... , i . .. i:,; t� • • s . ' . • • . u IC.:''.n.'''...:1'1:,:':'.:. Ii i• ,. 1 r ' it '.• i i» )t. ,•. , f• .• t' • w • • a 4, 11 . . . , ...:. ::'. ''' • - • • DEVELOPMENT APPLICATION LAKEVIEW BLVD . ELDERLY HOUSING AUGUST 24 , 1991 Request for : Development Review Approval • for Lakeview Blvd . Elderly Housing • Owner: S & L Shariat •'' • • and ` Farhad Daraee P .O . Box 41 • Lake Oswego , OR 97034 ( 503 ) 635-4894 Applicant: Farhad Daraee D .C . GROUP P .O . Box 41 Lake Oswego , OR 97034 ( 503 )635-4894 PROJECT TEAM Architect: J .E . Krause • Landscape Architect: OTAK ,INCORPORATED Engineers: ( none at this time ) • • ` XHIB nw II -`1I r • • a ' • •• , a, ' • er II . PROJECT SUMMARY Land Coverage • -A. Lot Size: 40 .075 s .f . r Hwy Delete: 2 ,193 .3 s .f . Gross Site Area: 37 ,881 s .f . ( .92 AC ) 100% • Gross Building Coverage: 9 ,327 s .f . 24 .6% Parking/Street Area: 8 ,832 s .f . 23 .3% Open Space/Landscaping: 19 ,722 s .f . 52 .1% • f . r . 0 ., ' 1 4 a DEVELOPMENT SCHEDULE o a •+. -Submittal for Design Review 08-23-91 t4 r • -MPHA Executive Board Presentation N/A -DR Hearing • 7. 1 • -Anticipated Submittal For Building Permits 12-15-91 -Anticipated Receipt of Building Permits 02-15-91 y ,•'. Anticipated Construction Start 03-01-92 -Anticipation Construction Completion 10-01-92 -Building Shell and Grounds -Tenant Improvements 1 � • ' I Y , + ate e • , ` -tl • , • 1. GENERAL OVERVIEW Surrounding Zoning and Land Use This site is located on Lakeview Blvd.from the north and is the second property from Pilkington Road. The west and southwest of the site is surrounded with commercial buildings.The south and southeast properties are zoned multi-family and there exist an apartment complex of about 30-units.Finally the east side of the property even-though zoned multi-family consist of single-family • house. Site Conditions The site is flat with no existing trees. No drainage 4' channels,stream corridors,or wetlands are found on the subject • property.Maximum slope from N.to S. is 0. 033 and from W. to E. is 0. 045. Soils. Soils tests for foundations is not required for this site. Percolation test results for the drywell would be submitted upon `°° being available prior to applying for building permit. • r , Existing Streets , Lakeview Blvd. is the only access to the property located at the • North,there are no curbs or side-walk at this part of Lakeview Blvd. t The proposed improvements to Lakeview Blvd. includes construction • of curbs and side-walk along the northern property line. 1 1 , OCR t I { s 4 Y! �`. . .' .. e .... .. y�. 1,. a r df.`+• . `L r'• 0 ; ¢ d�1 f. y. ,* 'it . IV. DESIGN STATEMENT• T STUDIES tE The idea for the proposed design is a response to the needs and convenience .of the future. elderly end/or handicapped residence of the building. The attempt was also made to preserve the uniformity and the continuity With the surrounding properties. Since the building is primarily used by elderly and/or handica1` • the accessibility and freedom of movement via wheel-chairs por other-wise are of the most importance. t40 • • • • 0 . . ' i `- ‘ � ' a 41 . { -1 lV 'r 4" ar: V. DESIGN DEVELOPMENT The design was developed based upon two major themes. first is the necessity of making the building accessible as well as convenient to the elderly and/or handicapped residents of the " building. Interior design of the units as well as the parking area and walkways must not only be convenient and easy to use, but also be as secure and safe to use as possible. Second, a response to the context of the surrounding properties • and the three-way mix use of Commercial, multifamily and single family use, that exists within the immediate neighborhood. The •proposd ,development is , a 2-story, 20 unit, wood framed apartment complex. Exterior consists of: wood trim, T-111 siding, composite roof and aluminum windows. The elevator is coveniantly located in the' middle of the building and, one fully equipped . '`; laundry facilities are located in each floor. The two public meetings,which was held for the neighbors and the Rosewood Action Group reconfirmed the merit of our two major themes. The unanimous approval of the project and it ' s design concept indicates the strong public acceptance of this, project. "This type of housing would accommodate our elderly and handicapped citizens most effectively. It is a well-designed plan adjacent to commercial and multi-family zoned area. " A direct quote from the minuets of the July 29, 1991 meeting of the Rosewood Action Group members. K . These two themes,accessablity/handicapped-friendly and community fit, are important to the design of the structure. , . ' 0 , • i \ " •w R b1 t r • • III. 1• / •G DEVELOPMENT STANDARDS COMPLIANCE ' HISTQRXQ PRES RVATION There are no historic structures or features found on the subject • prcperties. BUILDING DESIGN 1 5 ti 2. 020-Standards for Approval • 2. 020-1.A. i. Materials The adjacent properties consist of retail stores and rehaurant in the commercial zoned areas Jackson square apt in the multi-family zoned areas and mostly older single-family homes both in the multi- • family and the single family zoned areas. Every structure without exception has composition roof and wood siding (mostly T-111 siding) . There are a great deal of support for this project in the neighborhood. In voting to support this project at the second meeting of the neighbors and the Rosewood Action Group on July 291 1991.the general feeling about the project was as follows; • "This type of housing would accommodate our elderly and handicapped citizens most effectively. It is a well-designed plan adjacent to `44 commercial and multi-family zoned area. " ii.Setbacks •. The accepted setbacks for multi-family zoned properties are 10 feet each side. Due to the presence of a single family dwelling at the east side of the property the setback at the east property line has increased from 10 feet to 24 feet. • iii.Roof lines The pitch of the roof of the proposed project is identical to the ,• ` • adjacent apartment complex, nd the roof lines are in harmony with most of the adjacent structures of good design in the area. .J, iv.Height v ' The height of the two storyr4 g proposed project is well bellow the allowed maximum 35 feet. v.Overall proportions s ALcording to the well supported feeling of the community "It is a , '' . . well-designed plan adjacent to commercial and multi-family• zoned area. "The overall design is very much complementary in appearance to adjacent properties. \ 2 . 020-1.B. There are no existing buildings to remain in the property. • 2. 020-1.C. , Mailboxes are planned inside the main entrance near the '• elevator.There will be easily accessible and attractively designed in well sheltered area. Benches located at the outside will design to complement the landscaping and will be conveniently located. 2. 020-1.D. M, t , Aluminum windows are used. Color will be complementary with building colors. . 1 i r s Downspouts, as required,will follow the lines of the building and Y, t,' be painted to match adjacent surfaces. Mechanical Equipment,There is a mechanical room designed by the elevator to house all the mechanical equipment utility Connection and Meters, Electrical meters are flush mounted behind the building. They will be located discreetly and conveniently. .. * : 0Exterior Site and Building Lighting has been selected and placed to minimize glaze and maximize security and convenience. ' Signage is not applicable; none are proposed. , 0 .. 4 I, Y 1 I/ • 4 Awnings are not applicabl e; none are proposed. ,1 .I Stairs, Both •staircases are located outside, one is covered and is , ;..' designed to serve the parking lot, the other one is a fire escape. The elevator by the front entrance is the primary access two the second floor. 2 . 020-1.D. (continue) Vents are not applicable; none are proposed. t Decks and Railings, Each apt has a private deck.Wood railings are 42 Inches high. • 2.020-1.E. .a. • Exterior lights will be placed as required for lighting the s entrance and path-ways as required. , • . • . No Awnings and signs are applicable, none are proposed, 2. 020-1.F. The landscape design will help, to set off or frame the architecture :' and provide scale transition from the building to the ground plane. 2. 020-1.G. The primary elements of the design concept are the wood molding arcade and the wood planter of the front entrance and moldings r. above the front second floor windows which are intended to modulate the otherwise static facades. These key elements establish an identity for the structure without excessive use of forms and st les and to y � prevent the exterior look of a low-income "Government project". 2. 020-1.H. Mechanical units will either be located in each unit, or be installed in the mechanical room next to the elevator. 2. 020-1.1. 0. since the site is primary flat and has no appreciable views,This issue is not a controlling point and is not of any consequence. R. ' w. • . ' s • • I u ..r.( I I " I .. 1 R(/ t1 12 .rI / . ' . tl 1 "•Y CH b C if :err 2. 020-2 .A. u 4 There is no existing trees in this site. Every attempt has been made to configure the structure and parking in a careful balance to utilize the natural elements of the site. 2. 020-2.B. • All the building foundation will be concealed,particularly the side that abuts the existing single family. 2 . 020-2.C. • Decks, railings and satires are used to enhance the design concepts, as well, as providing comfort and added convenience to k. the residence •of the building. lx6 Beveled siding and wood railings ` t+ are also incorporated to further complement the design. 2 . 020-3 t. a To minimize personal security risk,main entrance,parking, and all r ,,""" the hallways and walkways are lighted. Security is also enhanced war by all doors being equipped with heavy duty hardware. 2 . 020-4 .A. To enhance sound control of the noise emanating from tl.e parking lot, the structure will act as the primary buffer for the residential site to the north. Landscape development will help to control the noise from Lake view Blvd.The other two properties to the east and south are both commercial properties with no effect of sound intrusions from the proposed . landscaping p p project, however the �T. p g plan should still buffer the noise from either side of the fence. J 2. 020-4 .B. " Few windows and doors are planed to the residential side of the building. 1'he requireda set backs are also will buffer any noise intrusions. �. • - _ ' r ^,. t snJ • t f T ♦f, • yr' S 5d•c, 2. 020-4.C. `tf There are no Mechanical equipment located any where out side the building to generate any noise. • 1 - q ... 1 I nr • 1 A r 2 . 020-5 f.� 1 A Roofs slope and the drainage will be directed to the surface- µ , Y ' mounted architectural feature downspouts to 4inchec lines which • .•together with the surface water of the parking lot and the yard +' , will be directed twPollution/flow control and finally to Dry well. ,',i FI " r` , • 2. 020-6 y � Group care home • S provisions are not applicable; This is an elderly/low-income apartment complex. ,` - TRANSIT r' 5, 'MI-MET line No. 36 travels' along Pelkington adjacent to the subject property. A stop exists on the corner of Pelkington and W Jene Rd. within 500 yard of the subject property. • r, PARKING A total of 20 parking spaces are proposed. The requirement for this 'particular use is . 5 parking spaces p g Pces per unit,the proposed 20 ' standard size parking spaces are twice as much as required, if need I' be some handicap parking could be provided via reducing the total number of the spaces, t � yet still providing more than required • parking spaces. ' PARK AND OPEN SPACE ? '° All major residential development shall , . . Viand approved by the city in an a provide open space or park aggregate amount equal to at least ♦ `•' , 0 percent of the gross land area of the development.The total . , proposed Open space/Landscaping area is 19722 s. f. more than 50 percent of the total aggregate area of the development. G ... , • • .•,'. ," • ' •• ,. ••. 1 • ,.• . . , • •. •• . . • „,. • . • • .• • . „ 1,• • , • - r.• . ,.." „,•. • • ,• , • • . .•, .• , • '11* .• • • • • • • • . . , • • •• • • . • 4 . • - . . . • , 1�• r LAKEVIEW APARTMENTS Project No. 363Q • The following are responses to the applicable standards contained in Section 9.000 Landscaping, Screening and Buffering of the Lake Oswego Development Ordinance. 9.020 Standards for Approval 1, Commercial and industrial development, other than in the Office Campus Zone, shall provide 15 percent of net buildable area in • landscaping and/or open space, including courtyard, planters, raised • beds, espaliers, etc. Office campus developments shall provide 20 percent. 2. Multi-family and mobile home park development must provide 20 percent of net buildable'area in landscaping in addition to the park , . and open space requirements. • 3. Public and semi-public use must meet 1 or 2 above, depending on use. Response: ry The proposed landscape area on-site exceeds 20% of the net buildable area. 4. All development abutting streets shall provide street trees at the proper spacing for the species, Response: 'tu Norway Maple street trees are indicated on the landscape plan at the proper spacing across the entire Lakeview Boulevard frontage. 5. Parking lot plantings shall be designed to allow surveillance of the lot from the street at several points. Response: The access driveway is strategically located to allow excellent visibility from Lakeview Boulevard to all areas of the parking lot, ' 6, Screening and buffering shall be required to: A. Mitigate noise, lighting or other impacts from adjacent transportation'routes or dissimilar uses. B. Screen public or private utility and storage areas; and parking lots, u . C. As a separation between dissimilar uses, • ' Response: The,pro piing for the perimeter of the site satisfies • 'the oused landsc� prdiiisiice requirements. The parking let will be effectively`` ' screened with broadleaf evergreen shrubs and shade trees. The perimeter landscaping around the building incorporates evergreen trees, deciduous shade trees and grass berms that will screen the structure from surrounding properties. 9,025 Standards for Installation and Construction 1. All plant materials shall conform in size and grade to the American Standard for Nursery Stock, current edition. 2. All plant material shall be installed according to Sunset Western Garden Book, current edition, Response: The proposed plant material sizes are listed on the landscape plan. All plant material will be installed to industry specifications. ' 3, All planting shall have an irrigation system installed to meet standards of Turf Irrigation Manual, current edition, unless the applicant can demonstrate to the satisfaction of the Development Review Board.that such system is nat.necessary. . -' Response: ' " An automatic irrigation system will be installed to irrigate all , . proposed landscape area. • H d.• 4. Existing vegetation may be used in a landscaping plan. Construction shall not be allowed within the drip lines of trees which are to remain. Finish grade shall be at the original grade or a well or planter • constructed equal in size or greater than the drip line. Response: The site does not contain any substantial existing vegetation, 5. Rare and endangered species as identified below shall be preserved, Marsh or Sessile Trillium - "Trillium chloropetalum" Fawn Lily - "Erythronium oreganum" • • .. White Larkspur - "Delphinium leucophaeum" Response: Does not apply, these species do not exist on site. 6. Topsoil removed during construction shall be replaced with topsoil. "b. . • 0 Response: On-site topsoil will be stockpiled during construction and re- ' applied to lawn and planting areas, . • . j • . • ,. �' ' Y _0 a f 7. Plant materials for use in parking lots and streets shall have a mature height of less...Olen 25' in area,,where,overhead utilities,gre present.. Response: Does not apply. pp y. au' 8. Plant materials listed below prohibited: Response: No plant materials from the "banned" list are proposed for this project. 9. Metal grating, non-mortared brick, grasscrete or similar material shall be installed at grade over the planting area around street trees; or raised planters shall be constructed to prevent soil compaction and damage to the trunk. Response: .;-• Street trees are proposed along the Lakeview Boulevard frontage. • They will be planted in a 4 foot wide grass strip between curb and sidewalk which will not restrict root growth or the overall growth of the Norway Maple trees. • 10. Plant material used for screening and buffering shall: 4111 . .r • A, Be of a size to provide an effective screen within two to five years . , of the planting date, B. Be planted in a single row on center equal to one-half mature width of the plant material or in staggered multiple rows, C. Shall be a minimum of 6' high at maturity; or as determined by the Manager to buffer or screen a specific situation except as prohibited by LOC 50,350. Response: • The perimeter site landscaping shown on the plan indicates sizes and types of plant material to be installed. The type, spacing' and • size of all plant material conforms to the screening and buffering requirements, 9.030 Standards for Maintenance, • All landscape materials shall be guaranteed by the owner for a period of one twelve month growing season from the date of installation, • • Security in the amount of 5% of the total landscaping cost shall be provided to ensure necessary replacement, A schedule of continuing maintenance of plantings shall be submitted and approved for industrial, multi-family and commercial developments, Response: The project will be maintained to City standards. ,, fi • 1 r'I d1•'I l � 1 1 � • • • • n 4. t: ;1 • 1 • • 1 ••1 1 .• • • • 1 • • !i • • 1 '1 1 ti e 9 } • • e • • • ti• • . • • a'"• ;:,,• DRAINAGE FOR MAJOR DEVELOPMENT 11. 020. 1.--5. • The proposed drainage management systems include; Ivry well and • Pollution/flow control manhole located in the north of the property. The storm water runoff from the parking lot is directed via 4inchs line and two 'catchbasins to the Pollution/flow control and the Drywell. The roof drainage is collected by the down spouts and is directed via the flinches line in both north and south of the building to the • pollution'/flow control manhpl,eAnd then to, the drywell . A separate 4inch line and two catchbaisn located in the west and 4110 ' east side of the building are also proposed to direct the storm runoff from the center line of the Lake view blvd to the south of the street to the pollution/flow control manhole and the drywell. ,. The proposed drywell shall be a temporary measure and is used until such time, that, the public storm drainage system is installed in completely widen Lake view Blvd. There is a 4 inch line being proposed to be constructed from the pollution/flow control to the street to be connected to the public drainage system, (per Site- Utility and Drainage plan) . UTILITIES. • Sanitary Sewer An 8" public sanitary sewer With the slope of 3 percent from west to eastohas been constructed along Lake view Blvd. An eXisting sanitary sewer manhole(RIM=144 . 14 and L5=137 . 05) is located within 35 feet from the N,,W. corner of the property. Water System An 8" water line from west to east the source of the water supply to the property. • Gas lines and electrical power lines are available along side of Lake view Blvd. Hillside Protection and Erosion Control Site is flat and it is not applicable. ACCESS There is only one access for the proposed property to Lake view Blvd. Emergency vehicles can easily access the property and also open and easy access to each apartment unit. • • SITE CIRCULATION-DRIVEWAYS Convenient internal access. is provided by a parking lot that continues from a 20 ft drive way to the Lake view entrance. The open parking lot is wide enough to accommodate fire and other emergency vehicles. • SITE CIRCULATION-BIKEPATHS AND WALKWAYS • < ' Site circulation for walkways occur with a continuous sidewalk along the front of the building on Lake view Blvd. There are no bikepaths. • • • r t• 1 • • • •• . • • .. • • • • IL • e,. .I • 2.- ZONING LOC 48 . 135 The minimum lot area for each dwelling unit for R-3 is 3375 sq. ft. the special use for this property, however, allows certain modification(per LOC 48.549 elderly housing and low ,income ; designations. ). The proposed property is 40, 075 s. f. The Hwy deletion is 2, 193 . 3 s. f. leaving total gross site area of 37, 881 s. f. or .92 Acre. The lot area for each of the 20 unit dwelling will be 1, 894 . 05 s. f. + v ... • . , . , . . LOC 48. 140 Lot Coverage' Maximum lot coverage for building and required parking for R-3 zone is 50% , the proposed gross site area is 37, 881 s. f. the gross building coverage is 9, 327 s. f. or 24. 6%, the parking/Street area is 8, 832 s. f. or 23 . 3% making the total buildinganrking area • coverage of 47.9%,well within the allowed 50% cverage j t ' .1 LOC 48. 145 Unified Site Plan Required All development in the R-3 zone will be developed under a unified site plan. All the requirements will be met and have been described in other sections. LOC 48. 150 Setbacks, Buffers. The 10 feet setback requirement of R-3 zone has been met except for the easterly property line which abuts a single family ". '• dwellings,eventhough the adjacent property is zoned multi family.That setback is equal to the height of the building as � .t. required. • LOC 48. 155 Height of Structures The height of the � allowed.ig proposed building noes not exceed the 35 feet • . a,. • 3. LOC 48.549 Specific Standards for Special Use Housing. All the requirement of the special use provision of LOC 48 . 549 have been met. The proposed building is design for the elderly residential use. The c.-..apancy is limited for persons 58 years of age or older for publicly funded projects.Each unit shall be occupied by at least one person who has reached the minimum '"- required age.The minimum age requirement under special conditions oould be reduced to 55 years of age by the state of Oregon. The proposed site is larger than One-half an acre minimum required. { All the services ,such, •as . , shopping,•. medical and dental, , zhurches,etc. are either available to the project within one-half • • mile walking distance on paved walkway of less than 8% rade,or,through scheduled regional public transit systems. (see transit) , the public transit stop at the corner of Jean's Rd. and ?elkington is less than one quarter of mile of the project.The r roposed and existing side walks provide the paved walk way of less than 8% grade. • Density and applicable conditions for special use housing in R-3 zones are also met. R-3 requires 30 units for the first buildaLle ;ere. The proposed 20 units for .92 acres is well within the allowed number of units. The occupancy of the units in the proposed project is limited to :ow and moderate income residents. :ne parking per Unit requirement has also been met for the proposed r_roj ect. landscaping/open space is more than 50%of the site, well more tnan 0 . t ne 30% required. Me terms "low income" means an income level which makes a household eligible for the HUD Section 8 Housing assistance payment rogram. The term "moderate income " means an income level for the household that is below the statewide median family income. The * , :, proposed project will be housing only the low and the moderate :come residents, and most likely will be financed through the ° • state housing agency. • • .T SQUIER ASSOCIATES Q • ^�, 4255 Oakridge hard 503•635.4419 .,p. ' .� t`.r,tt. '•‘ti�!\ Post Office Box 1317 iax6351430 d0 j ‘ ,, >w Like Oswego,0rcgon /�• 4 N ')>� 97035 91613 U D.C. Group October 21, 1991 a: P.O. Box 41 Lake Oswego, Oregon 97034 •VJJ4" • Attn: Mr. Farhad Daraee , ° -' Rr n. r e Re: Percolation Test Located Near r`•• , .,; Pilkington Street on Lakeview " Boulevard in Lake Oswego, Oregon Dear Mr, Daraee: In accordance with your authorization, we have completed a percolation test for the site desig- nated "fax Lot 3100 of Map 21 E16AC, which is located near Plikir,+gton Street of Lakeview Boule- ; 4: *. yard (south side) in Lake Oswego, Oregon. A test pit excavation was completed to observe the subsurface conditions and for use in a percolation test. This letter presents the results of our work, including a description of the subsurface conditions encountered in the excavation and , • , • Y. the result of the percolation test for use in the design of storm water dry well. `r r: The test pit was excavated to a depth of 7 feet on October 12, 1991, using a rubber-tire back • - noe operated by a local contractor, The location of the test pit, with respect to the site, Is .. ":.r.• shown on Attachment 1. The percolation test involved filling the test pit with a known quantity of water and monitoring the rate at which the water percolated into the surrounding soils, Water was supplied from a water truck provided by the backhoe contractor, also, The subsurface conditions observed in the t sst pit consisted of a topsoil layer, approximately 1.0 foot thick. Underlying the top soil, the test pit encountered brown cobbly gravel with ' ' .,., scattered boulders in a matrix of brown silt ano sand to a depth of approximately 7,0 feet. Ground water was not encountered in this test pit. In general, the percolation test indicated that the brown cobbly gravel with silt matrix is mod- erately free draining below the test pit location. The results of the percolation test are presented on Attachment 2. The percolation rate presented on the attachment, assumes that the dry well penetrates at least 6 feet into the relatively permeable cobbly gravel layer. It is assumed that the seepage will be negligible through the walls of an excavation, therefor,, the attached figure (Attachment 2) is presented in terms of a unit area (1 sq.ft,) over the base of the dry well exca- vation, The percolation rate presented on Attachment 2, is based on actual percolation test results and do not include a factor of safety. In addition, subsurface conditions across the site r may vary, therefore, the depth to the relatively permeable gravel layer and the measure! •: .-lation rate should be considered appropriate at the test pit location only, a ` H I B I T J3 4 /I- 'i SQUIER ASSOCIATES • i9' c• We have enjoyed being of service to you on this project. If you should have any questions, ,.�` please feel free to call us at your convenience. Very truly yours, Squier Associates, I F ' by � a Saud Behboodi, P.E. Project Manager SB/DHS/es End: Attachments 1 and 2 • )., • d .. , • • • • o. • •a tl. • • , u y tl • \''4. UK[Vffs OLYD (CO. AO I171) ''' • •� •••/ \, 'V......... .......... • ,. •, �'� • .yy.'I'"* `1M••••- ''/• • ' GItCAnT tuner o1y wail/ / b ,P r\ `_ '•,\\\�\..T P-1 ,., y� ♦ 4. \ / \v I , .......„....,, ,..„ , „,„,„.. „.... , „ „III♦8 •t",, ♦ \ 5`/..'^- U,.1. %,' { : , r» �.• w tea.NI \ �\ '\, S, !' •' • ,`'1♦ =t�in.bt.In'T . t I i 4' r , //:' '4•••4 ...! S."N..."t' ,. I ..„..,...... ,..t.I 4 y�`\ ``'V % t; 40a� `,y �• •� a• 141:4' , 1/ 1 • •ps/ SCALE; NONE ,1. r, • 4'r a NOTE: Features shown are for itlustratve purposes cnty SITE SKETCH -. si • y SQUIER ASSOCIATES `' a ` OCTOBER 1991 9161� ;tito Ismarammenuomammaisammisonimersermak • ATTACHMENT 1 t. ,y v �,• ' f, 4w py v , , .w • Ps i yi x ,• 5.0b`` 4.n � F�hNMrp�" ,3,0 — LL Q "'' ' sN=2.0 ro �•f II I r r%.0"Si r 1,0 ,r"1 ,r r I I , .r. I 0 .2 4 6 8 1'.0 1.2 1.4 1.6 1 8 2,0 2.2 2 4 PERCOLATION RATE, q (Gal /Min per sq ft ) ..i NOTE: The total percolation rate (Q) may be determined by multiplying the percolation rate per square foot (q) by the area of the dry well bottom (Area x q = 0). / ,,, 0 PERCOLATION RATE 0 - . 4 ��`'' SQUIEr1ASSOCtATES OCTOB R 1001 01618 . .._ • ATTACHMENT 2 . { 1 y • 9.1 • • • S.TORM WATER . DETENTION- VOLUME • • • �M{ .¢ •... .� ...-. - ..�_..�._..... _ems..,=_..._...._.��_.......+.._........,.:. ... / ` � •• • • • e _ �. . • • fV' ;0. • • 1 i : • tl .r • s • l ,4 I) 411 • • { s [ 6y r \ • s • • • Vi. b ` t1 t,r t. r t 1• M 9, ' ii ryr • 'Y�F • • • ..i.. 1 ti r.13 .• • Y• 1 RUNOFF RATE WORKSHEET r Project Name. 411) ,,.,..,, . . ; City File Number: ,1 Computed By: Date: ;\01: I. REQUIRED RELEASE RATE (10-Year Storm) 1 . Total Site Area Atot C3'92, ac. 2. Existing Land Use l ;, 3. General Site Slope /. .S %f 4. Runoff Factor (use enclosed table ) Cexjst a' '-%r a. 5. Longest Travel Route of Runoff 0209 feet 6. Drop of Runoff along Travel Route .3,0 feet j5 "' ' T., 7. Condition (overland flow, channel, pipe, etc. ) . (,. /= 8. Time of Concentration, Tc, (5 minute minimum ) ( Use nomograph) _• Tc ry,. min. 9. Rainfall Intensity, for. 10-Year St rr,rm/ r� " ,,. ,4', (use precipitation table) - "�.` `'. I= L / in/hr 10. Peak Runoff Rate, Q=CIA ( line 1 x line 4 x line 9) Q= 9. 3,�cfs, II. Developed Site Runoff Factor . 11. Impermeable Area , ' Ai= ..i-}Z ac. 12. Permeable Area Ap= (1,60 ac. 13. Runoff Factor for Permeable Areas (use enclosed table) Cp= 0./ 7 ' `1 14. Composite Runoff Factor (line 11) X ( 0. 9 / line 1 ) + ( line 12) X (line 13 / line 1 ) . . . • *Ccom 61`5" p 15. Site Area (line 1 ) X Ccomp (line 14 ) = 0.4� • III. Detention Volume Required vdly •16. From Detention Volume Work Sheet Vol. = 5/3 cuft • _ IF • ti a E •k,e µi. DETENTION VOLUME WORKSHEET Project Name: City File Number: . .A• . • . •B• , • • •C . . . D. . E. . . . . • .F. . . . , . G STORM 50-yr AREA X INFLOW RELEASE STORAGE DET. VOL. TIME inten C comp. B X C line 10 D - E 60 mins . in/hr line d5 cfs cfs cfs F X A X cu . ft. 5.00 3 .43 O.'#L. I . S" 7 (,. � 2. /. ZS , 37.6. 0 / • 6 .00 3.14 ' L/L/ '' / • 12 y03. 2 7.00 2.91 I. 3M -- / • 02 927. B 8.00 2. 72 1 a5' act 4,`1. Q 9.00 2.56 -1. 1`� o.64 `t 63 , 1 10.00 2.42 1 . 11 p.Ict y 15.q 11.00 2.30 I, O.C. 0.71.4 ye-to ti 12.00 2.20 1 ,a1 0. 61 Li `f6,.6 13.00 2.11 CJ.Qi 0.645' SOS�•R 14 .00 2.02 '+ O, Q3 0. 6I 511 , 1 15.00 1.94 0,eeI 0,S�-1 5 1 3 ,61 •4--_.- 16.00 1 .86 O . r 0•.a. 3 511. . Z. 17.00 1 .79 - 0. ai 111111111 O.SO S11 , 4 18.00 1 .73 __. 19 .00 1 .67 20 .00 1 .61 21 . 00 1 . 56 - 22.00 1 .52 23.00 1 . 48 1 24. 00 1 . 44 , 25.00 1 . 40 30.00 1 , 24 ' . ' . gip 35 .00 1 . 13 40 .00 1 .04 0*, , -2- • • ORIFICE DIAMETER WORKSHEET Project Name: City File Number: Computed By: Date : PROVIDE SKETCHT BELOW ,OFF OUTLET� STRUCTURE Sew a 1 0.C-A_i I jf/C.. c�J SUMP et.,y\ /10 fi Or% /of/0 teJ C�'n h-�--ro ams' d\ e, C s Y-, �rd V`��c. b- �e�A/In _} • � 1CJLt L Icy OP,/ i . Orifice Formula: Q = CA ( 2gh) • 5 •• Given: C = 0. 61 g = 32. 2 Design Q = c. f.s. h = feet of head Solve for A: A = Q /( C (2gh) • 5) • A = / 1 0. 61 (2 x 32. 2 x ) • 5j (c.f.s . ) (head ) A = sq. ft. (orifice area) Solve for D: A = pi . (1 ) 2 R = (A / pi. ) ' = ( / 3. 14) . 5 ft, (area) D = 2 x R x 12 = inches -3- h► • ' �'.• ` 1 n • Figure 2.2 0.2 L0.6 n0.6 - . fic =0.93 — o i0.AS03 ' q "" 3 "'�'^0.1 0.08 ! n fin/hr) 0.06 0.6 Z w to (Min) 10 0.04 -, z 8 • 0.4 z Lift) 2 6 0.03 /_ o..3 z 10 ' cc 3 4 0 2 :� • 0.02 -I- 20 = 4 Li- j N V. c 0.10 ' \ 6 30 2 m 0.01 0.08 40 i o 0.b08 0.06 60 8 �, .80 10 1 0.006 0.04 100 /� 0.8 �• .• 0.004 200 , 0.003 0.02 20 0.4 300 0,002 0.01 30 0.001 60 c .1 •'.a `; 1 Kinematic wave formulation for l , : do herminfng time of concentration ~`"`� ) • e...:: 6 ,7e L,,,j , •`', r 4 Of 3eII"O.0 *5-DOWEL (12) 4-HOOP Afl* I' '',.), /�9� AA 1 .. , L ( .4'411 i t ki %Of '% 4415e 8"0.C, .• am...api .,... 4 11 , 1 • \41111101// \":47: , i '"r 30*TY ,�.�...,%`� 'N`3@ IFi"QC. 1`U . .% qua low.mos • PLAN rc STANDARD MANHOLE FRAME a CONCRETE BASE STEEL DETAIL COVER WHEN IN STREET R/W RISER RINGS VARIABLE,MAX.OF 12" 1i ► •' :N NOTE: ALL PRECAST SECTIONS •' ,�� 1 ; SHALL CONFORM TO THE :� �---- GRANULAR REQUIREMENTS OFAS.T•M• . BACKFI LL C478. 3 1/2 1 2u FILTER FABRIC PLACED OVER DRAIN ROCK ° 0 0 0 D� .i D D D 00 .. w ' w CO goo °:� OD 0 00T0 D D 1 ec o 6"— 2" CLEAN ROUND RIVER ROCK 12" •• 10 D 0 0 0 D D 1g ° a AROUND SIDE M 410 0 oI.0 D D 014.5T, o 0 0 a D 0 0 0 2 fi„0 0 D o A �'40 - � . 3@ I s"o.c. nr r n .ro rill tn n n rI jj�Wu s io UL L U 1 ° U II 1. 1 . o 000 00 no 0 0 0 D O D 1, "— 36 11 O.C, o o 48'. ° °•o "x4°1LIFTING HOLE G._r4r° ROUT ONCE IN PLACE Do ° ,' I I/2 CLR—.e•"4•.— °. .1 = °° `' f2"CLR. • ° " ` 5 NI o .4' ew-5 • (�� „ (� ..-. ,... I pe d n�" d G♦ A ' A44dAA <d ! i T - ! r 3f/2 ►.4 0 . , ifdo a 12 eea , A 4d4 •ae N d d d d d d Q 4 d 'e d d — ' cc .. 11= I 1m i� V'`O PROP( �GINEf" �. *.SDOWEL(I2) - 1 01� • 2'�CLFd. WEEP HOLE DETAIL � SECTION A-A L-•I"-0'� COMPACTED CRUSHED ROCK opr�h / . • 7 a't Iti w. 1‘ ,h REV, 4—8 s (it S 10'\ • DEPARTMENT DEfICN DIIAWN OF PRECAST SUMP O° '' SCALE DATE PUBLIC WORKS NTS 1982 , 1/ ( DRY WELL) bdEf DNA.,NG NG CITY OF LAKE OSWEGO I r ( B -- 1.0? CAot.°/♦ Y I bUhI.I I t0 ♦ i • i Y i 11 STANDARD MANHOLE FRAME AND COVER 24 MAX, • UNLESS OTHERWISE SPECIFIED �'„- _ TOP SLAB AND MANHOLE RINGS SHALL rc CONFORM TO A.S,T,M. SPEC• 478 '4''%f • .�A"' OVERFLOW EL p S"MIN 19 I/2" BOLT(STAINLESS STEEL) GALV. CHAIN "' I: 200# CAP FABRICATED CORRUGATED ACITY SLACK WHEN GATE 31� p METAL CROSS WITH TURNOUT GATE, IS DOWN, SIZE AS REQUIRED BOLT CHIN 4 / GROUT TO CONC. INVERT EL.�___-__•_� :"..... ,''' ' . .�3011 A41N.. ,.1 ,I - � 1L7JI --" ARMCO 1 IIII , MODEL 160 ° r TURNOUT is • GATE TO BE :A• �= 1 ' MADE WATER i,• p TIGHT IN PLACE ' ' CONC. PIPE :,, WITH MASTIC ;:'• �� ' '' FLEXIBLE COUPLING ' a 5�� , �� z ' COMPACTE D ED GRANULAR MATERIAL RESTRICTOR PLATE (FOR 3" MIN:-1 s ��-O�� MIN, N FLOW CONTROL ONLY) 'a ;. ,•� ORIFICE DIA,- ' a "d• ' MANHOLE AND BASE PER STD, MANHOLE DETAIL 6"MIN. SECTION NOTES: I. ALL PRECAST SECTIONS SHALL CONFORM TO THE REQUIREMENTS OF A.S.7M,-C-478, ALL y• MANHOLE ACCESS FROM ABOVE POURED IN PLACE CONCRETE SHALL (-�t4VE ' 28 DAY STRENGTH OF 3,000 PSI, AND 2 TO 4 - SLUMP .'' ..• 2. ELEVATIONS OF BASE,I , �` GROUT �' • AND OVERFLOW SHALL BE APPROVED BY CITY, I �.,A CONCRETE PIPE .�• \ • \` / ' ;•Id n • INFLOW . �� I. �' " 7 LINES :` WHERE ;4', i,4' N s APPLIC- ` • e ,I !�,0 �QF ABLE F REV, its ° �, . % : Al 11013 . • ' . .4. 1-ic.-:-. '%. . iR/MN • REV 4-86 •° � ' , 9-84 6 PLAN '..--------PRECAST MANHOLE 7 Ave. �s ����5 REV 5-84 4 S H^‘ ,• 410 DEPARTMENTlid(if " DAJ WN GHl6M • OB OG 1 OF POLLUTION/FLOW CONTROL ICA" PUBLIC WORKS I'1=2 `0 1981 JAMANHOLE CITY OF LAKE osw�co (*AWING No 1.08 ., r y v PHOSPHOROUS REMOVAL EFFICIENCY EQUATION COMPUTATION WORKSHEET Project Name: City File Number: Dares: Stormwater Quality Control Facilities,when required, shall be designed to achieve a ' phosphorous removal efficiency as calculated from the following equation: R P = 100 - 24.5/Rv. ;� ' • Where: Rp=Required phosphorous removal efficiency. Rv=Average site runoff coefficient. Rv= (Al x 0.7) + (A2 x 0.3) + (A3 x 0.05) + (A4 x 0.0) "Where: Al=the fraction of total area that is impervious and is not treated by a stormwater quality control facility A2 =the fraction of total area that is impervious and is treated by a stormwater • quality control facility. A3 =the fraction of total area that is pervious and that is vegetated or a water body. (i.e. grass,trees,landscaping,wetlands,ponds,etc.) A4 =the fraction of total area where runoff is collected and retained on site with ,1 no direct discharge to the downstream drainage system, • Al=, ._c / OM?. = 0 (untreated impervious area) (total area) • A2 = '2,. /� 0.92_ = V,` S O• � (treated impervious area) (total area) A3 = o. �_ / 0 .4� 0 .S s.' (vegetated pervious area) (total area) A4 = cii / C.ciZ. (area retained) (total area) RN" (_—0 X 0,7) +(. ©.`ts x 0.3) +( o,ss' x 0,05) + ( X0.0) = 0. /6 (Al) (A2) (Al) (A4) r Rp = 100 - 24,5/ (9 '/CZ ` ,S''/, 2 (!t„) d. When Rp is zero or less, no additional stormwater quality control facilities are required. When Rp is greater thcalipro,additional stormwater quality control facilities are required. ./ 1 _ r 1 � ' •I •'t f }y • " V • • • • • • / t • • • • • • • • 1 iP PHOSPHOROUS REMOVAL EFFICIENCY EQUATION COMPUTATION WORKSHEET „ ; ., Project Name: City File Number: Date. Stormwater Quality Control Facilities, when required, shall be designed to achieve phosphorous removal efficiency as calculated from the following a a• equation: Rp= 100 24.5/Rv. Where: Rp=Requiredphosphorous removal efficiency, u i ' •_;;;;_. Rv=Average site runoff coefficient. • Rv= (Al x0.7) + (A2x0.3) + (A3x0.05) + (A4x0.0) Where: Al = the fraction of total area that is impervious and is not t quality control facility reated by a stormwater A2 =the fraction of total area that is impervious and is treated bya quality control facility. stormwater A3 =the fraction of total area that is pervious and that is vegetated (i.e. landscaping, grass, trees, wetlands,ponds, etc.) g d or a water body. A4 =the fraction of total area where runoff is collected and retains no direct discharge to the downstream drainage system, don site with M f • -_ A1 = ©.• / OqZ (untreated impervious area) (total area Y 37 > C. E� A2= J / r� _ .� (treated impervious area) (total area) • '' (vegetated pervious area) (total area) O S , 5 Aa _ / o.9 a • (area retained) d ! 3? (total arca) "� i. Rv-,- (____O_______ x 03) + (____:_______AS" x 0,3) +(_____ • (Al) O. "'7 ' �"(A2)'�' o, O 2 2- (n3) x 0,05) (____ _ x 0.0) - µ0=-/6 • Rp - 100. 24,5/ '/4 Z - + ; " t�� y� When Rp is zero or I ss .� ; • rd EXHIBIT r _____ ,�, no additional stormwater quality control facilities are req When id is 1r .• pith nt___ti a_ero,additional stormwater quality control facilities are 5- // - tI , a oy 1 • <a 'r.�4.+ 1: 1 _A �.L. A�"-- i` ... ?A g--1•..i C1 ck i'1 v .. r f M µ 1 rj or i vdt w/4- / .� — f J 5 , . . . . . ... ,.. , , . . . A � e, , . 1 • , ...: . �a.. - . ., � � . .. ,.. . . , .. ,. , . .. ,� `-� -0. - yr z V 0 - 231 (0 ' 7) "jr /9,j (� ,,� , ,.;i ,, , ry/ r, , R., = , 6 li ' iki A. 1 _ a . i el s •, p f t - A� r • Li V 0 4+ l.rl k.. r V r 2r �i:� • it \-1 3 • ,... a i i • 1 `y • �• J e. r, w •� y •. 1 I'. 5 103 -'- ekv 3 3‘ibe ► 3Zee ; * •t at a 0'' 1 II♦ ' k. 1, . Li o -? C -I- 7 61 2-- -fi 1 y. w• a 'i ..-- 7 1 • . •IIMPla \ e s , , ,,,.x . .(' , . le' ' al H J 7 3` ✓, c4 1 , 1 1. i • • . I . A u r 5 CF • f 4 w'AV v 4, � • • tkii A = '7 C2 TZ S 611 (+ • . . .. ..� pZ=14. iC�v.5 At� �� A = 7// 3 ÷ 9072. 1 /4/ r A , xA --u` -�—� -'��Z✓r GcJ.S 1�C= L1 c:T i ) t2`�%A C�. �J �1� , • • •• • (a. y e • T • • M.j I a cf - ► ��- tw . • T` ,. TO: The Lake Oswego Design Review Board t, , RE: Property at 21•E1BAC03100, Lake View Blvd . , Lake Oswego, OR A 20 unit elderly/handicapped housing development . On July 29 , 1991 the Rosewood Action Group voted to support the above proposed development. This type of housing would accomo- at, ` date our elderly and handicapped citizens most effectively. It is a well-designed plan adjacent to commercial and multi-family zoned area. The following attendees and members voted to support the above: NAME ADDRESS CITY ZIP PHONE b /// zr2.e. /Fyn 6. - AL- •.4 k`d ,,70 s 4. 3Ys7/ i f L• " bAJ E WA1J •J J 757 Sw xlP2owoo° L.0. g103c 68`!--1a7 ` - k / 7ADo s..w. t.,N,' ,u L c(C c 7e ?Qa3sti;. --- 7?-2e.e...4.4 .1., /96 7 612e4' c 1 3� hY?G3e/'.s'1-9,..1'9 , d-L -, , ze. 4,4 �Cd% ,, ,� +t ► , /1 IL W )4�,.1.' 'mil J r 9 A(414( `4, `'?'J,,� Ptuh. _. /is _C .�rlF!l . t� , 0+ 97C13 , 6 7 / 67 "f C ' v .. 2c-, r14 ,- AC-11 ere.. y .g� S.J G-Df3Q , . 0 ! ' 3 ; 1 �� r y/� _ li +/ 7G'I ti l �Vl/-t. ( Y14it,t A—+'t I lV /-'�=[ t i. N > , .',. /'• 4 •V• •are . P, • ' .. .,, • _ • EXHIBI ' 4 't I , ' . • Y `1( . • Lakeview Blvd. Complex\ Neighborhood Meeting ♦ July 29, 1991 Name (Please Print) Address Telephone L)AvN w A le4 5 t Sua 0 , OcVe.-1 ITI.14- .- /7 00 S le), T)'?,:a6.417,-Ar.,,. 69 _ /19' a =� - 3�o Sup ‘3 c(Cia2%,,,,__#-7,-, / 71 (-J.. ,,...e-i.c._e___X._ 6e. 6549-x5-4. , . , . . .,..: .,. 1 b:..... 9gLit acco/' re- / ??2 6 ..,5-4.(1_74iiielf <• "") (')/ t6fri'-4/. es .7,_ ,. ,. , . . . . . , t.n.,,,,, eft) ,...., A- . --- " 440 i 4,18'2 4:613 t., 9 6,3c 8'd♦'V le d /. 1, • •• 0 • 0 • ti. • • FYI 3 •�I r r Fd y • dr .ii • • I • • • • • 1• I �I • n ' •.�1 . I. r _'I • • • l • 91 • 'gyp 1 •1 • • -i. • • • • • • .•• is • • • • • • CA • • J 11- • • • ti ♦ 1