Agenda Packet - 1991-12-02 r!' r t .f "if
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AGENDA
CITY OF LAKE OSWEGO DEVELOPMENT REVIEW BOARD
CITY COUNCIL CHAMBERS,CITY HALL,380 'A' AVENUE
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' Monday,December 2, 1991
w'U> 7:30 P.M.
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L CALL TO ORDER
Agenda Book
IL ROLL CALL
DI APPROVAL OF MINUTES
February 20, 1991
March 19, 1991
June 3, 1991 (Second Vote)
IV. PETITIONS AND COMMUNICATIONS
Memorandum Regarding AP 91-7 (Warner)and AP 91-8(Wood);
Two Appeals of SD 54-90(Smith)
. PUBLIC HEARING
SD 25-911VAR 19-91\DR 12-91,, a request by Consulting Engineering Services for approval of a lot
line adjustment between Lots 2 and 3 of Block 54,Mt. Park resulting in two parcels,each 8,803 sq. ft.
and 15,268 sq. ft. in size; the applicant is also requesting a 10 ft. Class 2 variance to the front yard
setback required by the Mountain Park Planned Unit Development, Phase 5-D (Ord, No. 1418), and
the applicant is seeking site plan approval of a secondary dwelling unit as allowed by LOC 48.195(9)
and required by LOC 49.300(2). The applicant proposes to construct a single family dwelling, covered
vehicle entry and a secondary dwelling unit on the adjusted Lot 3,Block 54,Mountain Park Blocks
45-57. The site is located on the north loop of S.W. Nansen Summit on the south side of the road
• (Lots 2 & 3, Block 54, Mt.Park,Multnomah CountyTax Map#4225). Staff coordinator is Michael
R.Wheeler,Associate Planner
VI. GENERAL PLANNING
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' VII. OTHER BUSINESS—Findings, Conclusions and Order
DR 5-91-908—Mark Norris '
DR 6-91-909 Mark Norris
DR 8-91/SD 24-91-918-Kruse Way Holdings,Inc.et al
DR 10-91-919—Bill Moore '
DR 11-91—DC Group •
. ADJOURNMENT
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"The Lake Oswego Development Review Board welcomes your interest in these agenda items. Feel free to
come and go as you please.
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Robert H.Foster,Chair
Skip Stanaway,Vice-Chair Tom Coffee,Planning Director
Robert Galante,Senior Planner
lames A.Bloomer Ron Bunch,Senior Planner
Robert D.Greaves Hamid Pishvaie,Dev.Review Planner
Ginger Remy Catherine Clark,Associate Planner
Harry N.Starr Jane Heisler,Associate Planner
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Norman J.Sievert
Barbara Smolak,Associate Planner
Michael R.Wheeler,Associate Planner
Cindy Phillips,Deputy City Attorney
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Barbara Anderson, DRB Secretary
Kathy Avery,PC Secretary
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� STAFF REPORT
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CITY OF LAKE OSWEGO
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--------PLANNING DI'VISION
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Vv` APPLICANT: FILE NO,:
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Consulting Engineering Services •
(John Godsey) SD 25-91�VAR 19-91\i7R 12-91
PROPERTY OWNER:
STAFF: '..
Don Morissette Michael.R. Wheeler
LE iAL DESCRIPTION: DATE OF REPORT:
®Vember 22, 1991, 1991
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Tax Lot Lots 2& 3, Block 54 of Mt.Park
Tax Map Mult. Cty, 4225
DATE O A R rnrr':
LOCATION: December 2, 1991
North loop of S.W, Nansen Summit on the
MELCsouth side of the road. 'TI911:
COMP. PLAN DESIGNATION: Mt.Park
R-7.5 ZONING DESIGNAT oly:
R-7.5
,a.
I. APPLICANT'S REQUEST
The applicant is requesting approval of a lot line adjustment between Lots 2 and 3 of Block 54,
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Mt. Park resulting in two parcels, each 8,803 sq, ft. and 15,268 sq. ft. in size; the applicant is I
also requesting a 10 ft. Class 2 variance to the front yard setback required by the Mountain
,4 Park Planned Unit Development,
plan approval of a secondary dwelling unit as allOrd.owed LOC 48.195(and the 9)and requiredlicant 1 seeking site
�. w 49.300(2). The applicant proposes to construct a single family dwelling, covere vehicley LOC
and a secondary dwelling unit on the adjusted Lot 3, Block 54, Mountain Park Blocks entry
4557.
IL APPLICABLE REGULATIONS
A. City of Lake Oswego Comprehensive Plan:
Impact Management Policies
r General PolicyI Specific
• Specific Policy 1, 2, 3,4, 5,
General Policy II, Specific Policy 1, 2, 3
General Policy III, Specific Policy 1
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SD 25-91\V'AR 19-91\DR 12-91
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Wildlife Habitat Policies
General Policy II,Specific Policy 1
Distinctive Natural Area Policies
General Policy I,Specific Policy 1
General Policy II, Specific Policy 1,5 r,
Potential Erosion Area Policies •
General Policy II, Specific Policy 2
General Policy III,Specific Policy 3
Energy Conservation Policies
General Policy II, Specific Policy 5 •
' r General Policy V, Specific Policy 4
Residential Site Design Policies
General Policy III, Specific Policy 2
General Policy V, Specific Policy 1
• Protection Open Space Policies •'•i'
General Policy I
General Policy II
• Distinctive Natural Areas •
Slopes: No. 52-Mt. Sylvania
B. City of Lake Oswego Zoning Ordinance: ` •
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LOC 48.195-48.225 R-7.5 Zone Description (setbacks,lot area, lot
coverage)
r e LOC 48,505(5) Accessory Users ;
LOC 48.520(2) Projections from Buildings
LOC 48.650 Authorization (Variances
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LOC 48.655 Classification of Variances
LOC 48.690 Action on Class 2 Variance, Appeals 4LOC 48.810 Quasi-judicial Evidentiary Procedures ` '
LOC 48.815 Criteria for Approval •
" . LOC 48.820 Restrictions and Conditions .'
'a ' LOC 48.547 Specific Standards for Secondary Dwelling Unit
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C. City of Lake Oswego Development Code: q
• LOC 49.090 Applicability of Development Standards
LOC 49.110 Concurrent Review of Permits
LOC 49,145 Major Development
LOC 49.220-49.210 Minor Development Procedures 'r
• LOC 49.300-49.335 Major Development Procedures
LOC 49.610 Quasi-Judicial Evidentiary Hearing Procedures F
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',;, LOC 49.620 Conditional Approvals
.. LOC 49.615 Criteria for Approval • `'.;.-'*
SD 25-91\VAR 19-91\DR 12-91
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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
14.005— 14,040 Utility Standard
16.005— 16.040 Hillside Protection and Erosion Control
" . 18.005— 18.040 Access Standard
19.005— 19.040 Site Circulation—Private Streets/Driveways
20.005—20.040 Site Circulation—Bikeways and Walkways
E. City of Lake Oswego Solar Access Ordinance:
LOC 57.005—57.135
F. i y of ak Oswego Tr utting Ordinance:
LOC 55.010—55.130
III. FINDINGS
A. Bar ganincl
The site is a part of the plat of Mt. Park Blocks 45-57. Setbacks unique to this site were
. .'ry adopted for Phase 5—D of the Mountain Park Planned Unit Development (Ord, No.
` 1418). The City's Zoning Ordinance enables the consideration of variance to these
unique setbacks [LOC 48.475(4)1, •
B. Existing Conditions:
1. The site is composed of two platted lots (Lots 2 and 3) of Mt. Park Blocks 45-57, a
recorded subdivision, and has an area of 24,073 sq, ft. •
2. The site is located south of and abutting the northern segment of Nansen Summit, a V
30 ft.—wide public right—of—way improved with curbs, gutters and a width of 20 ft.
of asphaltic pavement.
3. The site is bordered on the south and east by a common area (Tract AK"), in use as
' open space,
,.%: • 4. The slopes of Mt. Sylvania, which is the land form upon with the Mt. Park P,U.D, is
located, are a distinctive natural area as identified in the City's Comprehensive Plan
(pages 34 and 35, Volume 1, Comprehensive Plan), ,
r . • ` 5, Seven trees are located on the site (Exhibit 28),
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6. A 4 inch water line is located in Nansen Summit,
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7. An 8 inch sanitary sewer line is located at the northeast and northwest corners of '`'
site, in Nansen Summit.
8. A 12 inch storm sewer line is located in Nansen Summit opposite Lot 3.
9. A street light is located on the north side of Nansen Summit.
10. Five ft.—wide utility easements exist along both sides of each side lot line (10 ft.
total between Lots 2 and 3). .
C. gosal:
The applicant is seeking approval of a lot line adjustment between Lots 2 and 3 of Block
54. Resulting parcels are proposed to be 8,803 and 15,268 sq. ft. in area. The applicant
is also requesting a 10 ft. Class 2 variance to the 20 ft. front yard setback required by '
. Phase 5—D of the Mt. Park Planned Unit Development(P.U.D.). The applicant is also '
seeking site plan approval of a secondary dwelling unit. The applicant proposes to 1,+
construct a single family dwelling,covered vehicle entry and second story deck, and a
secondary dwelling unit on the adjusted Lot 3.
D. Compliance with Criteria for Approval:
As per LOC 49.615
(Development Code) and LOC 48.815 (Zoning Code), the
Development Review Board must consider the following criteria when evaluating minor
development lot line adjustment, a major development (secondary dwelling unit) and a
Class 2 variance:
1. The burden of proof in all cases is upon the applicant seeking approval. • a
P i Y .
The applicant has borne the burden of proof through submittal of documents marked as •
exhibits, accompanying this report.
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2. For any development application to be approved, it shall first be established
that the proposal conforms to: ,
a. The City's Comprehensive Plan p
Applicable policy groups are as follows:
Impact Management Policies
These policies require protection of natural resources from development,comprehensive
review of development proposals, and payment of an equitable share of the costs of
public facilities, These policies are implemented through several Development
N Standards, addressed further below, The policies require assurance that distinctive areas
• • will be preserved, soil will beprotected from erosion, ', t trees will be protected from .
removal, streams will be preserved and that density will be limited to achieve these
results. Compliance with the applicable Development Standards reviewed below will
assure conformance to these Plan policies. Conditions of approval will be imposed when
necessary to assure compliance,
The slopes of Mr. Sylvania, upon Which the site is located, are identified as a distincti
natural area. More specific policies regarding this distinctive natural area (Slopes: N
58 —Mt. Sylvania) are applicable and will be considered later in this report, , „'
SD 25-91\V'AR 19-91'v'?R 12-91
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Wildlife Habitat Policies
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. The slopes of Mt. Sylvania are listed in the Comprehensive Plan as being a
Distinctive Natural Area (Slopes: No. 58—Mt. Sylvania), These policies are
implemented through LOC Chapter 55, the Tree Cutting Ordinance and the Hillside
• Protection and Erosion Control Development Standard. The related development
standards 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 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 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.
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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
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through the City's Solar Access Ordinance (LOC Chapter 57) which will be reviewed
later in this report.
Residential Site Desgn
These policies encourage the City ,n reward excellence in site design for residential
• • development. These policies also encourage flexible setback and yard sizes,reviewed on
a case—by—case basis.
These policies are implemented through the Building Design Standard and the applicable
4,• i' variance criteria [LOC 48.650],reviewed later in this report.
Et tC,ct on Open Space Policies
• : These policies require the protection of Mt, Sylvania, hillsides and slopes with potential
for erosion or landslide hazard. The protections are afforded through the Hillside
. Protection and Erosion Control Standard, These requirements will be reviewed for
compliance later in this report. •
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b. The applicable statutory and Code requirements and regulations. ,
i. For variance applications, the standards found in LOC 48.650. -
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' " The site is zoned R 7.5 which requires a minimum lot area of 7,500 sq, ft.per dwellin ,
unit;required minimum lot width at the building lines is 50 ft.; required minimum lot .,
' depth is 100 ft. [LOC 48.210(1)]. Maximum lot coverage allowed in the zone is 35% for
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interior lots [LOC 48.225(1)].
Phase 5—D of Mt. Park P.U.D. (Ord. No. 1418)requires the following minimum setbacks: ;
Front yard: 20 ft.
Rear yard: 20 ft.
Side yard: 7 ft.
The applicant proposes adjusted parcels to be the following sizes:
a4,
` Armto
Dep W t
Tract 1 15,268 155 ft. 115 ft. r
' Tract 2 8,803 85 ft. 115 ft. " '•
The maximum height allowed in the Zone is 35 feet[LOC 48.220].
The R-7.5 zone permits one single—familydwelling g per lot [LOC 48,195(1)] and one secondary unit per lot [LOC 48.195(9)].
Patios and decks are permitted to be located within three fer`'If a property line under certain conditions [LOC 48.520(2)], and accessory structure+ re allowed within three °
''� feet of a rear or side property line under certain conditions [L,OC 48.505(5)]. As g
4 ` illustrated in Exhibit 4, the applicant's proposal complies with these requirements, witl.>. ••'. ; , ' •
` ,' one exception: The<'oncrete retaining wall surrounding the patio in the rear yard of Tr
1 must be detached from the dwelling by a distance of at least five feet. The all is a�
currently illustrated on Exhibit 4 as being integial to the foundation of the structure. To
remedy this, the applicant must separate the two structures by five feet or more. The
applicant may retain the afro,ted soil by constructing terraces of four foot high retaining
walls (which are unregula'e!1), but these must not be connected to either the dwelling or
the proposed concrete retaining wall.
The requirements for a secondary dwelling unit are found at LOC 48.547. These require a maximum floor area of the secondary dwelling of 800 sq. ft., one additional parking space, and that one unit be occupied by the owner of the dwelling.
The applicant proposes a secondary dwelling unit of approximately 438 sq, ft. (Exhibit 20). Two parking spaces are required for the single family dwelling [LODS 7,020(8),reviewed later]; the applicant proposes three spaces in front of the garage (Exhibit(I),
Utilities will be considered under a discussion of the Utility Standard, later in this report,
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- Ownership of one of the dwelling units by the resident is a requirement of the Zoning • •
` Ordinance and need not be required as a condition of this action, if approved,
The applicant is seeking approval for a 10 ft. Class 2 variance "``
aired byPhase 5—D of Mt. Park P, to the 20 ft. front yard
U,D (Ord. No, 1418), The applicant proposes to construct a wavered vehicle ent
ry (portico) on the front of the dwelling on Tract 1. 4
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1 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 has indicated in the narrative (Exhibit 2) that the proposed covered vehicle
entry is necessary to serve visitors because of the grade difference between Nansen
Summit and the finished floor of the proposed dwelling (15.5 ft. average). The applicant
contends that this grade difference presents a hardship,requiring visitors to climb two
• flights of stairs to reach the dwelling's entry. The applicant proposes to relieve this
hardship by constructing an 11 x 24 ft. covered walkway under which visitors may be
} delivered to the entry of the dwelling and shelf red from the elements.
Rather than covered by typical roofing materials, a recreational deck with a solid railing
(capped with two—inch diameter pipe) is proposed above the vehicle entry. The applicant
" `' has not addressed what hardship exists that would be relieved through the construction of
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a recreational deck if approved as a part of the applicant's variance request.
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The applic; nt must also demonstrate to the Board that such a deck at the proposed
{ titutes a"reasonable use" of the property based upon a comparison to "like
location co.�;;
properties" [LOC 48.650(2)(a)(2)).
The applicant has provided such a comparison regarding the covered vehicle entry in the
narrative (Exhibit.2) and through photographs (Exhibits 12 through 19). The applicant
contends that a covered vehicle entry is reasonable because it provides safety for visitors
to the dwelling.
b. Development consistent with the request will not be injurious to the a
neighborhood in which the property is located or to property established
to be affected by the request;
The applicant indicates in the narrative (Exhibit 2) that the proposed covered vehicle
entry will not adversely affect sight distance for Nansen Summit,due to the grade
difference mentioned previously. The applicant has demonstrated through photographs
(Exhibits 12 through 19) that the following residences have similar covered vehicle
entries:
�. :` 3 Nansen Summit (Exhibits 12, 13)
6072 Clairmont Court (Exhibits 14, 15, 16)
*locations not provided* (Exhibits 17, 18, 19)
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The applicant contends that such use is common in Mt.Park and would not be injurious
as evidenced by the photographs, minutes of the neighborhood meeting (Exhibit 22), a
petition in support (Exhibit 23) and commentsprovided (Exhibits 24 and 25 .
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The City has received two letters from neighbors (Exhibits 26 and 27) at the time of this
report's preparation; one is in support, one is in opposition.
'` c. The request is the minimum variance necessary to make reasonable use of ,:
the property;
The applicant has contended that a covered vehicle entry is "reasonable use" and has
F supported this contention with the narrative (Exhibit 2) and photographs (Exhibits 12 `'
through 19). The applicant has not demonstrated that a recreational deck above the
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,. covered vehicle entry is also a reasonable use. This must be done in order to fully review , .
this criterion.
The applicant provides an evaluation of the areas of covered entries in comparison, bot
in square feet and percentage of overall footprint. This data is reproduced here in tabular
form (with corrected calculations):
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Lot Area Lot Coverage Covered
sq. ft. (foot print) Entry '"
sq. ft./% sq. ft./% •
3 Nansen Summit °'-
(Exhibits 12, 13) 13,359 6910/51% 715/5%
6072 Clairmont Court(Exhibits 14, 15, 16) 7,601 2100/28% 104/20%
Proposed dwelling(Tract 1) 15,268 5271/34% 230/5%
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w ° The applicant notes that the alternative of moving the dwelling and entry farther south to
comply with the setback would result in a steeper driveway, more stairs for entry to the
dwelling. The applicant contends that the covered vehicle entry at its proposed location
requires the minimum variance necessary to make reasonable use of this property.
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d. The request is not in conflict with the Comprehensive Plan.
The applicant's proposal does not appear to conflict with any of the Plan policies
described earlier in this report. The Residential Site Design policies encourage design
creativity and suggest rewards be offered for such creativity. Variances, however,must
be approved upon compliance with all applicable criteria and not as a reward for creative
design along.
Development Code Regr irements and Anal,y
The application for a lot line adjustment (minor development) is being considered
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concurrently with the applicant's proposal for site plan review of a secondary unit(major
,+ development) as allowed by LOC 49.110. Applicable Development Standards for major
and minor development will be reviewed later in this report.
Solar Access Ordinance Requirements and Analysis • '
The Design Standard is not applicable to lot line adjustments [LOC 57.015] but the Solar •
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Balance Point Standard is applicable to the construction of dwellings on Tracts 1 and 2.
Because of the location of the right—of--way of Nansen Summit abutting the northerly
property line of the site, both adjusted parcels can comply with the standard [LOC
57.050—57.090]. Full compliance will be required upon application for a building
permit subsequent to this action, if approved,
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Tree Cuttine Orlin nr R quirernentc and Air aj.
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Removal of only those trees necessary to site an improvement is allowed by the Tree
Cutting Ordinance [LOC 55.010—55,130]. This will be assured through a condition of this action, if approved. Six of the seven existing trees will be affected by the proposal,The seventh tree is located upon Tract 2, for which no construction plans have been
presented. •
c. The applicable Development Standards
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Building Design (2.005—2.040)
~ The applicant has included Exhibit 5,illustrating the appearance of the proposed `
dwelling on Tract 1,and photographs (Exhibits 12 through 19) to demonstrate that it will
be complementary to neighboring dwellings, The secondary dwelling unit is contained
within the single—family dwelling structure. ,
Street Lights (5.005—5.040)
The existing street light located on the north side of Nansen Summit is sufficient to
illustrate the street in compliance with the Standard. '
Transit System (6.005—6.040)
The nearest transit facilities are located on Kerr Parkway. 'These facilities are not
adjacent to the site. There are no hard—surfaced paths (other than street pavements)
connecting the site to Kerr Parkway. No transit developments are required to serve this
site as a result.
Ear 1ng_and ng(7.005—7.040)
E " This standard requires that each single family dwelling provide two off—street parking
space in addition to a garage or carport. The applicant has provided these spaces as a
shown on the site plan (Exhibit 5). The standard also requires an additional space for a
secondary dwelling unit [CODS 7.020(8)]. The applicant has illustrated this space on the
site plan, also. The proposal complies with requirements for off—street parking.
" Park and Open Space (8.005—8.040)
This standard was met by the approval of the Mt. Park P,U,D,, which established
common property throughout the project as open space. One such tract (Tract "K") abuts
the site on the south and west. This standard is met because the site is part of Mt.Park
Phase 5—D (Ord. No. 1418).
nin d B ff rin 9.040)
The proposed single family dwelling and garages are not included among the range of
uses required to provide plantings, despite the fact that the standard is applicable to the
secondary dwelling unit, which is classified as major development, Staff concludes that
the standard is met.
Drainage Standard for Major Development (11,005— 11.0401 ,
Drainage Standard for Minor Develo m nt (12 005 12 04())
This standard requires site grading not adversely affect neighboring properties. Roof and
foundation drains are required to be directed to the positive storm system located in , ;. r
Nansen Summit. Compliance with this standard will be reviewed upon application for t.
building permit approval, subsequent to this action if approved,
Utility Standard (14.005— 14.040)
This standard requires that all utilities be provided underground, where possible,
Compliance with the standard can be achieved by the proposal and will be reviewed upon
application for building permit approval, subsequent to this action, if approved,
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Five ft.—wide utility easements are located along both sides of the property line betwee !
Lots 2 and 3,Block 54• In order for the proposed dwelling on Tract 1 to be constructer',
these easements must be extinguished through a quitclaim procedure. An application
procedure and filing fee are required, and approval of the quitclaim must be achieved
before approval of a building permit may be granted. This will be required as a condition
of this action, if approved. -
Hillside Protection and E sion control (lb 005— 16 040)
This standard requires a surveyfor a "major development q p permit application". This
survey must recommend measures which will minimize disturbance to soils during " , -'
construction. The applicant must also show where removal of vegetation is to occur and
provide an erosion control plan citing protection measures to be taken. These measures
will be reviewed upon application for approval of the building permit for the dwelling,
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subsequent to this action, if approved.
Access Standard (18.005— 18.040)
This standard requires that each parcel abut a public street for at least 25 feet. Both
Tracts 1 and 2 propose to have frontage in excess of 25 feet(Exhibit 5).
•< Site Circulation--Private-Streets/Driveways ( 9 ^19.0401
This standard requires that driveways for single family dwellings not exceed 20% grade
nor 5%cross slope. Exhibit 5 illustrates that the driveway can meet these requirements.
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Sii,.to Circulation—Bikeways and Walkways (20.005—20.040)
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While this standard is applicable to all major development, there are not proposed or
existing pathways affecting the site, as represented on the Pathways Master Plan (Exhibit
32). Staff concludes that the standard is met as a result.
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d. Any applicable future streets plan or ODPS
There are no such plans which affect this site.•
C. Conclusion:
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Provided the applicant demonstrates that the recreational deck above the proposed
covered vehicle entry constitutes "reasonable use" under the variance guidelines, and
further demonstrates that the variance request is the minimum necessary to achieve this
reasonable use, staff concludes that the proposal can be made to comply with all
applicable criteria through the imposition of specific conditions.
III. RECOMMENDATION
Provided the applicant demonstrates that the recreational deck above the covered vehicle entry •
complies with applicable variance criteria, the staff recommends approval of the proposed lot
" line adjustment(SD 25-91), Class 2 variance (VAR 19-91), and secondary dwelling unit (DR • v
12-91), subject to the conditions listed below.
• In the event that the applicant does not demonstrate that the recreational deck does not comp
with all applicable criteria, staff recommends that the deck be eliminated from the design an
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that the lot line adjustment(SD 25 91), a Class 2 variance for the covered entry w;thout the
deck(VAR 19-91) and the secondary dwelling unit(DR 12-91) be approved subject to the
following conditions:
1. Legal descriptions (metes and bounds) to be specified on legal instruments for recording
with the Multnomah 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 the parcels shall reference this land use application—City
•4 of Lake Oswego Department of Planning and Developments"i a No. SD 25-91/VAR
` 19-91/DR 12-91.
' 2. A final plan (as depicted in Exhibit 4 and modified to illustrate Conditions No, 4 and 5)
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
u. 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 x
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.
The final plan shall reference this land use application—City of Lake Oswego
} Department of Planning and Development,File No. SD 25-91/VAR 19-91/DR 12-91.
I3. The final plan shall be registered with the Multnomah County Surveyor's office and .
:'`' recorded with Multnomah County Clerk's office. rz ;
4. The applicant shall illustrate all utility and access easements on the final plan. Prior to
`' ' preparation of the final plan, the applicant shall secure a quitclaim deed for the two 5 ft.—
wide utility easements abutting the property line between Lots 2 and 3, Block 54,Mt.
" Park Blocks 45-57. These extinguished easements shall not be shown on the final plan,
5. The applicant shall label the parcels resulting from the lot line adjustment as Tract 1 ,4 :
,. • (east) and Tract 2(west) as they appear on the final plan.
6. The applicant shall separate the foundation of the proposed dwelling on Tract 1 from the
structural retaining wall exceeding four feet in height, by a minimum of five feet. In the
event that other retaining structures are employed to achieve this separation, such
structures must be unregulated (less than 4 ft. tall) and in no way connected tc ;tie
• " •
dwelling or the structural retaining wall exceeding four feet.
7. Evidence of the above to be provided to the Department of Planning and Development . ig.
prior to the issuance of building permits requested subsequent to the date of this
approval.
8. The applicant shall provide a tee survey illustrating the location, type and diameter of all ,
trees in excess of 5 inches on each adjusted parcel in application for each building permit
requested subsequent to this action. The City shall allow the removal of only those trees
. • necessary to site a dwelling or accessory structure on Tracts 1 and 2. This removal shall
•
comply with LOC 55.050—55.080 (Tree Cutting Ordinance).
SD 25-91\VAR 19-91\DR 12-91 ''
Page 11 of 12
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4. .
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EXHIBITS
*' 1. Tax Map
2. Applicant's Narrative (Lot line adjustment,Class 2 variance) •
. 3. Applicant's Narrative (Secondary Dwelling Unit)
4. Site Plan
5. Elevation drawings
6. Basement floor plan
7. Main floor plan
8. Upper floor plan
9. Roof plan
10. Section drawings °
11. Designer's original site plat, (superseded by Exhibit 4)
12-19. Photographs
20. Floor plan of secondary dwelling unit(portion of main floor plan)
21. Attendance list; neighbor►,tood meeting held August 22, 1991
. ` 22. Minutes; neighborhood meeting held august 22, 1991
23. Petition for lot line adjustment and variance,dated July 23, 1991 •
24. Letter from B. Quinn,dated September 19, 1991
x4; • 25. Notes of phone conversation with R. Derby, C. Monje,N. Benaroya; dated August 21, August
14, and August 14, 1991 respectively
26. Letter from T. Rommel,dated September 19, 1991 ,
27. Letter from J. Standing,dated October 1, 1991
28. Slope analysis and tree survey
29. Site plan, 3 Nansen Summit
30. Site plan, 6072 Clairmont Court
31. Aerial photo
' 32. Pathways Master Plan,dated December 19880
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t� al� `� CONSULTING ENGINEERING SERVICES
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- .. w . 14780 S.W,Osprey Drive • Suite 395 • Beaverton,Oregon 97007 • (503)646.4509 • FAX(503)526.896 6
'-'42 .,.,, DEVELOPMENT APPLICATION
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LOT LINE ADJUSTMENT, AND
VARIANCE TO ALLOW A STRUCTURE IN THE FRONT YARD
LOTS 2 AND 3 BLOCK 54 MOUNTAIN PARK oi, U'
.. . ...
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CITY OF LAKE OSWEGO, OREGON
BY
DON MORISSETTE SEP 6 1991 p .
• r.
APPLICANT: John Godsey
Consulting Engineering Services
14780 S.W. Osprey Suite 395 •
Beaverton, Oregon 97007
646-4509
DEVELOPER: Don Morissette
15555 S.W. Bangy Road, Suite 201 r
Lake Oswego, Oregon 97035
620-7538
1► PROPERTY OWNER: Don Morissette
15555 S.W. Bangy Road, Suite 201
• Lake Oswego, Oregon 97035
620-7538
a ` REQUEST: A lot line adjustment between lots 2 and
3 of Block 54 Mountain Park, and a
variance to allow a structure in the
front yard setback.
PROPERTY DESCRIPTION: Lots 2 and 3 of Block 54 of Mountain
Park
PROPERTY LOCATION: North loop of S.W. Nansen Summit on the
south side of the road. •
PARCEL SIZE: Lot 2 - 12,397 sq.ft. , Lot 3 - 11, 676
sq.ft. .
EXHIBIT
(Bets) 1
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APPLICABLE REGULATIONS:
•
City of Lake Oswego Comprehensive Plan
City of Lake Oswego Zoning Code
City of Lake Oswego Development Code
Minor Development Procedure
Variance Standards
Criteria for Approval
Conditional Approvals
City of Lake Oswego Development Standards
Parking
Drainage for Minor Development
Utilities
Hillside Protection and Erosion Control
Site Circulation - Driveways and Private Streets N
•
LAKE OSWEGO COMPREHENSIVE PLAN
COMPLIANCE
The property has been developed in accordance with the
comprehensive plan and the Mountain Park Planned Development.
This request deals with two lots that are a, part of the previous
approval action.
y
LAKE OSWEGO ZONING CODE
COMPLIANCE
The underlying zone is R-7.5 which requires 7,500 sq.ft. minimum
lot size and a. minimum 50 feet width at the building line and a
minimum depth of 100 feet. The proposed lot line adjustment
would yield two lots that exceed the above requirements. The
: . smallest lot would have a minimum 70 feet at the building line, a
depth of 115 feet and an area of 8919 sq.ft.
LAKE OSWEGO DEVELOPMENT CODE
COMPLIANCE '
This submittal package 41 .,
p g provides for all of the requirements of
• the Minor Development Procedures application.
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VARIANCE REQUEST FOR A STRUCTURE IN A FRONT YARD SETBACK
1. The granting authority may grant a variance from the
development standards if it is established that:
A. The request is necessary to prevent unnecessary
hardship;
COMPLIANCE
The structure requested to encroach in the front yard setback
area is a covered walkway that will allow protection from the
elements to members of the household and visitors. Protection
from the elements is necessary because of the difficult access to
the• lot and the residence. The street serving the lot is Nansen
Summit and when it was constructed it was cut into the hillside
leaving a steep bank on the uphill side of the street. This
situation was created by the Developer of the lots several years
ago and the present owner did not create the adverse conditions.
To gain vehicle access to the lot it will be necessary to
construct a driveway that parallels Nansen Summit and contains
grades up to 20%. Visitors that park on Nansen Summit would have
to walk up two flights of stairs to get from the street level to
the front of the House. By constructing a covered accessway
across the driveway to the front porch visitors can be dropped
off under the protective cover and provided a safe access' to the
: , ': . . residence. Snow and ice are more prevalent at this location than
at other locations in Lake Oswego because it is on top on `°
•
Mountain Park and the elevations are over 940 feet. It would
•,, create an unnecessary hardship if family members and guests were
required to traverse snow or ice covered walkways to access the
residence. •
The issue of access to this lot and the lot next door will have
to be dealt with for any proposal to build. Other solutions to
vehicle access to the lots may include below grade garages and
interior elevators to get from the probable garage floor
elevation of 943 to the main floor elevation of 955. Steps
interior to the structure could also accommodate the 121
difference in elevation. Utilizing this approach would require
all access to the residence to be by climbing stairs, either from
the street or from inside the garage to the main level. Although
it could be underground this solution would also require a
' structure within the 201 setback, as the entrance to the garage
•
r.• would require a retaining structure and probably a roof up to the
residence. Another option would be to build two separate
driveways into each lot instead of the one proposed. This would
not improve the access to the residences due to the slope of the
existing ground on the lots. Neither of these lots would allow
access into the residence from the driveway without at least one
flight of stairs to climb. Most of the residences in the •
vicinity of these lots allow entrance into the residences from
. `' the driveway with little or no steps to climb, this provides a
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, safe entrance in inclement weather because there is very little ".'
grade differential. It is reasonable to expect that this lot v
should be allowed to provide a safe entrance into the residence,
and that safety can be provided by covering the accessway from
the driveway to the front door.
As previously stated the hardship that is faced in the _'''
development of these lots was created when Nansen Summit was
h
'•.' constructed. The cut bank created with the construction of the
road makes access to the lots difficult and sol'3tions expensive.
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.
COMPLIANCE
The requested covered walkway would be visible from the street
but due to the curvilinear alignment of Nansen Summit, the
• orientation of adjacent residences and elevation differences
across the street, it will not impede lines of sight for any of
the surrounding properties.
The proposed architectural treatment of the structure with the
covered walkway is supportive of existing homes in the
neighborhood. Similar treatments are shown in the photographs
that are attached to this application. Photos 1 and 2 are of a
0 . .
home at 03 Nansen and show the use of a covered entrance with a
drive through that is separate from the garage. Photos 3 and 4
are of a home at 6072 S.W. Clairmont Court, which is at the
bottom of the hill. This home also shows a drive through with a
covered approach to the entrance that is separate from the
garage. Photo 5 shows a little different application with a
covered walkway to the left side of the driveway. Photos 6,7 and i•
8 show homes that have been built with encroachments in the front
yard setback as a method of dealing with steep slopes on the
-0.. lots. The homes are setback 20' from the curb to allow the
parking standard to be met, and many homes in the steep terrain
of Mt. Park are constructed in this manner.
We have posted the property, sent notices of the proposed
development to surrounding property owners, and we have had a
meeting of the Neighborhood Association at the Mt. Park
Recreation Center. As a result of these communications we have
received one letter, three phone calls and 10 neighbors attended
the meeting at the Rec. Center. All of the neighbors we have
come in contact with have supported our lot line proposal, and
our variance request for the covered walkway. Those attending
the meeting included the homeowners on both sides of lots 2 and 3
and the 3 owners of existing homes diagonally across the street
that would have a view of the home on the lot when it is
complete. Attached is a copy of the attendance list at the
y 1
meeting as well as the letter and notes taken regarding the phone
calls.
c. The request is the minimum variance necessary to make
reasonable use of the property.
COMPLIANCE
' 1 The question of reasonable use of the property can be viewed from
two perspectives: one; that the proposal compares favorably with
existing properties and neighboring parcels , and two; that not
allowing the proposed variance would create impacts to the
..r
property that have an unreasonable impact on the site.
Comparisons were made with residences depicted in the photos that
have similar architectural features as the proposed residence.
The residence at 6072 S.W. Clairmont Court, which is shown in
pictures 3, and 4 has a lot area of 7601 sq. ft. and a structure
footprint of 2100 sq. ft. which represents a lot coverage of 28%.
The covered drivethrough on this residence is 104 sq. ft. and
represents 5% of the structural footprint. This area is in
addition to a double car garage, and is served off of the
driveway on Clairmont Court and exits onto S.W. Alderwood Circle. ; .
The drivethrough provides an opportunity for guests and family
members to enter the residence at the front door under cover.
ti The residence at 3 Nansen Summit, which is shown in pictures 1,
and 2 has a lot area of 13,359 sq. ft. and a structure footprint
of 6,910 sq. ft. which represents a lot coverage of 51%. The
covered drivethrough on this residence is 715 sq. ft. and
represents over 10% of the structural footprint. The
drivethrough is in addition to the triple car garage and it's
driveway, and is accessed from S.W. Juarez and from S.W. Nansen
Summit. The drivethrough provides an opportunity for guests and
family members to enter the residence at the front door under
cover.
tik
The proposed residence on lot 3 of block 54 is on a lot which has
an area of 15, 153 sq. ft. and a structure footprint of 5,271 sq.
ft. which represents a lot coverage of 34%. The covered
drivethrough on this residence is 230 sq. ft. and represents less
than 5% of the structural footprint. The drivethrough is in
addition to the triple car garage and is located on the driveway. � .
Access is provided from S.W. Nansen Summit and back to S.W.
Nansen Summit. The drivethrough provides an opportunity for
guests and family members to enter the residence at the front
door under cover.
In comparing the proposal to the existing structures and lots,
the proposal is larger than the first but the portico potion of
the proposed structure is smaller in size relative to the size of
the residence. The scale of the proposed residence is more in " x'
•.M
keeping with the residences in the immediate neighborhood of the
proposal.
4110 .
The near neighbor at 3 Nansen Summit has a larger residence on a `' 4
•
smaller lot and the portico is much larger than the proposal.
The proposed residence lies between the two examples and
therefore the proposed use is reasonable when viewed with like
properties.
Part of the lot contains slopes in excess of 20% and moving the
entire structure back to accommodate the walkway so it does not
encroach in the setback exacerbates the access problem requiring
steeper slopes on the driveway, and more stairs to enter the
• residence. The covered walkway, as proposed, projects into the
setback by 10' . An encroachment less than the 10' would push the
proposed residence into the hillside even more, or increase the
• stair climb and driveway grade. The encroachment as proposed is
the minimum necessary to make reasonable use of the property. •
d. The request is not in conflict with the Comprehensive
Plan.
COMPLIANCE
The Comprehensive Plan requirements of use, density, site design,
and neighborhood have been preserved with this application. The
development of Mountain Park as a mixed use addressed the other
portions of the Plan when it sought approval, and this
application does nothing to erode those approvals.
CITY OP LAKE OSWEGO DEVELOPMENT STANDARDS
7.005 Parking and Loading
• Per standard 7. 01508a.i, two off street parking spaces per single
family unit will be provided, in addition to garages. See the
site plan for the location of these spaces.
12. 005 Drainage Standard for Minor Development
There is an existing storm drain system in Nansen Summit that was
designed to accommodate the run-off from the lots.
140005 Utilities •
a. Sanitary sewer
Sanitary sewer service is provided to each lot by the4111
city.
.
a • .
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b. Water service
Water service is provided by a pressurized system fed
from the reservoir south of the lots. The City is the
water service provider.
v
c. Sidewalks
r Sidewalks are provided for by the Mt. Park pedestrian
•• walkway system and are not required by individual lots.
d. Street name signs
Not applicable
e. Traffic control signs and devices
Not applicable
f. Street Lights
The street lights were put in at the time of
development of the street.
6.
g. Underground utility, and service facilities
41Power, telephone, TV cable, gas, sewer, water, and
. 11P storm are in and available to the site.
h. Streets
Nansen Summit is the existing street that serves the
property.
16.005 Hillside Protection and Erosion Control ,
,. COMPLIANCE
The property is not listed in the Comprehensive Plan in the
known potential severe erosion hazard area nor in the potential ,
•
severe landslide hazard area. Appropriate measures will be taken
in conjunction with construction of the residences to address the
current Lake Oswego erosion control standards.
Under 16.025, Standards for Construction section 2.c. "No more
than 65% of area in slopes of 20-50 percent shall be graded or
stripped of vegetation", it is impractical to consider this
limitation on individual lots. The standard applies to all
development which includes hillsides or areas with erosion
potential, but it is clear that the standard has not been applied '
to individual lots.
The aerial photo included with this
application clearly shows that lots constructed in this area have
tt
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•
cleared 85-100% of their lots in the home construction and
landscaping process. It makes sense that during the initial '
development process it would be beneficial to minimize the
potential for erosion by controlling the amount of ground exposed
at any one time, but once development has been completed building
on the individual lots takes place randomly and the erosion on
each parcel can be easily controlled. Judging by the lots that
have developed in this area it appears that this is the approach
that the City has taken. This condition has been met by the
development of Mt. Park.
19.005 Site circulation, driveways and private streets •The standards that apply to this application are maximum grade on
the driveway of 20%, and minimum outside turn radius of 250 . The
site plan shows that this proposal complies with the requirement. z
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Amw < CONSULTING ENGINEERING SERVICES
CY 14780 S.W.Osprey Drive • Suite 395 • Beaverton,Oregon 97007 •r•((50 848-4509 • FAX(503)526-89 868
y r:
DEVELOPMENT APPLICATION
SECONDARY DWELLING UNIT •
LOT 3 BLOCK 54 MOUNTAIN PARK
CITY OF LAKE OSWEGO, OREGON
BY
• DON MORISSETTE
APPLICANT: John Godsey
Consulting Engineering Services '
14780 S.W. Osprey Suite 395
Beaverton, Oregon 97007 =;
646-4509
DEVELOPER: Don Morissette
15555 S.W. Bangy Road, Suite 201
Lake Oswego, Oregon 97035
620-7538 i.
a
PROPERTY OWNER: Don Morissette
15555 S.W. Bangy Road, Suite 201
Lake Oswego, Oregon 97035
,. 620-7538•
t
REQUEST: Approval for a secondary dwelling unit in
conjunction with an application for a y'
single family residence on the above lot 3 .
• PROPERTY DESCRIPTION: Lot 3 of Block 54 of Mountain Park
PROPERTY LOCATION: North loop of S.W. Nansen Summit on the
south side of the road.
PARCEL SIZE: Lot 3 - 15,153 sq.ft.
4 EXHIBIT •'
J 3 (4rj")
1 .
•
3. The number of occupants is limited to no more than two
persons in the secondary unit.
COMPLIANCE
The secondary unit is intended to be a maid's quarters and is sized
for one person. .•,'''
•
4, The unit does not exceed one bedroom and an area of 800
square feet, or a total FAR of 0.4 for all buildings. No
more that one additional unit is allowed.
COMPLIANCE
The proposed unit includes a bathroom, a bedroom, and a kitchen with
an eating area. The total size of the area is 506 square feet, and
constitutes only one additional unit.
5. The unit is in conformance with the site development
requirements of the underlying zone and LOC Chapter 45.
COMPLIANCE
The underlying zone is designated as R-7.5, which requires 7, 500
square feet of minimum size with 50° minimum width at the building
line and 100' lot depth. In addition, the setbacks are 20 ' front, v.
J 5' side, and 25 ' rear yards, height restrictions are 35 ' and
lot
coverage requirements are 35%. The proposal has a 7 ' setback on the
east side, 5' on the west side, 20 ' in the front, and 25 ' rear.
Therefore the structure is in compliance with the setback
•
requirements. The lot size is 15, 153 square
lot area requirement, feet which exceeds the
and the minimum lot width is 67 ' and the depth
•
is 106 ' . The maximum height of the structure is 35 ' on the west
` side, decreasing to the east as the structure is fitted into the
•
slope. The structure covers 34% of the proposed site, which is
under the maximum 35% requirement. Part of this application is 1
a variance to allow an encroachment into the front for ,
for the construction of a portico, otherwise the yard to provide
conformance with. the site development requirementsroposal is in
6. The following minimum area standards shall be met:
1 person - 250 square feet
• 2 persons - 500 square feet
•
COMPLIANCE
The proposed dwelling unit contains 506 s
the 250 square feet minimum and the 800 quare feet which is between
' square feet maximum.
0 ' • a
1
7. One unit shall be occupied by the property owner.
•,r COMPLIANCE v
The residence will be occupied by the property owner and a maid will
occupy the secondary dwelling unit.
•
• 8. The Planning Commission may impose conditions regarding .,
height modifications, landscaping, buffering and
orientation of the secondary unit to protect privacy of ..
^' : the neighbors.
COMPLIANCE
As demonstrated in the attached plan of the second floor of the
primary residence, the secondaryunit is
part of that floor plan,
and located in the southwest corner of the house. Entrance into the
unit will be from a staircase on the west side of the house, or
through the main house via a common hallway. As part of the main
• residence, the need for additional buffering may be minimized.
fr
LAKE OSWEGO DEVELOPMENT CODE •
COMPLIANCE
�
°. � �` `Phis submittal, when added to the lot line adjustment and the !
variance request for this parcel, addresses all the applicable
Development Codes.
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APPLICABLE REGULATIONS:
City of Lake Oswego Comprehensive Plan
•
City of Lake Oswego Zoning Code
r 1
City of Lake Oswego Development Code
City of Lake Oswego Development Standards
LAKE OSWEGO COMPREHENSIVE PLAN
COMPLIANCE
�: �,� The property P y has been developed in accordance with the comprehensiveA ,.
plan and the Mountain Park Planned Development.
with two lots that are a This re
part of the request deals
previous approval action,
LAKE OSWEGO ZONING CODE
•
48.547 Specific Standards for Secondary
K A secondary dwelling Dwelling Unit.
A unit may be allowed in conjunction with a
an single-family ddwellingbyonversion of existings
<� r Paceby
existing accessory structure on the same means of
dwelling, when the following conditions are met:t with an
1• The site is large enough to allow one off-street
space for the secondary unit in addition to the .
primary dwelling.
parking for the g. parking required
;'• COMPLIANCE
h
, The proposed structure has 1•+
parking on d of he provisions for a three car
parthat gi front cano be garage that is separate from therdriveway so
in the threec This parked on the site in addition to the spaces
{n. t the
garage..i proposal complies with the standard paces
addition to the garage,hequires 2 off street
per single-family unit,king spaces,one in
unit for each secondary '
dwellingy and one space per 'unit.
2. Public services are to serve both dwelling units.
Adequate sewer, water, and storm drain facilities are
the site to serve the
to the ito whichserve thewillproposed uses. A public road available to
adequately serve both units Provides access
11
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... LOTS 2 d1; 3, ELK. 54, "MTN. PARK BI.KS. 45-57"SW 1/4 SEC. 32, T,15•, R.IE., 1Y.11i, 1 , �, QI` �
MULTNOMAti COUNTY, ORECON I
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SO 25-9 1 ,}'a 1 •
/
MINUTES OF MEETING WITH
MOUNTAIN PARK NEIGHBORHOOD
AUGUST 22, 1991 7:30 P.M.
MT. PARK RECREATION CENTER ,t
The meeting was opened by John Godsey representing Don Morissette
in the request before the City for a lot line adjustment, and a
variance to allow a covered walkway in the front yard setback.
Mr. Godsey introduced Don Morissette, the property owner, and
Vernon Grey, the Architect, and made the presentation to the
group.
•
Questions from the neighbors were aimed more to the remaining lot
than to the encroachment of the covered walkway into the front
< yard. The concern was what Mr. Morissette's intentions were
regarding the remaining lot. Mr. Morissette indicated that he
had no plans for the remaining lot at this time but that he may
want to sell or build on that lot in the future. v
The Architect made a presentation, showing the proposed
construction plans and answered general question from the
neighbors.
The meeting ended about 9 P.M. and all of those attending gave
•
their support to the lot line adjustment and the variance to
allow an encroachment in the front yard setback.
{
W EXHIBIT
22
C�
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LOT LINE ADJUSTMENT, AND 0 ,..' '..„
VARIANCE TO ALLOW A STRUCTURE IN THE FRONT YARD
LOTS 2 AND 3 BLOCK 54 MOUNTAIN PARE
.
CITY OF LAKE OSWEGO, OREGON
BY
DON MORISSETTE
This proposal is to realign the common lot line between
lots 2 , and 3 of Block 54 of Mountain Park. Lot 3 would
become 15 , 153 sq. ft. and lot 2 would become 8 ,918 sq . ft.
•
In addition to the lot line adjustment, a variance is being .y r •,,
requested to allow a portico to be built across the drive of
lot 3 in the front yard setback area. The portico will be
approximately 10 ' to 12 ' wide and from 14' to 16 ' high .
Access to lots 2 and 3 will be by a driveway that runs
• • parallel to Nansen Summit, and is necessitated by the
existing grades on the lots. This driveway will require a
joint access easement for the affected properties.
•
' 4 ' I support the above requests to the City of Lake Oswego for
the lot line adjustment , the portico construction, and the
' shared driveway/easement .
{ name address w
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EXHIBIT
562 -1Iei-gl
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r — CONSULTING ENGINEERING SERVICES
i s+r•...� at
14780 S.W,Osprey Drive • Suite 395 • Beaverton,Oregon 97007 • (503)646-4509 • FAX(503)526.6966
CONSULTING ENGINEERING SERVICES
AUG 2 0 1991
August 13, 1991
a EXHIBIT
RE: Pre-Application No. 32-91 �y
Dear Property Owner/Resident, �-t�
? 245-4t1e+a,(
I am John Godsey with Consulting Engineering Services,
representing Don Morissette who is the property owner of lots 2
and 3 of block 54 of Mountain Park. The lots are located on
Nansen Summit, north of the water reservoir. We are proposing a
. .
lot line adjustment to accommodate a particular home design and ,
•
we are considering applying for a variance to allow a portico to
be built over the driveway and a variance that addresses the
slope of the site. Prior to applying to the City of Lake Oswego
for the necessary permits, we would like to discuss the proposal
in more detail with the members of the neighborhood association
and surrounding property owners and residents. Per the 1 . W
requirements of LOC Chapter (48.801/49.301) , you are invited to
attend a meeting on:
Thursday August 22, 1991 ,
#2 Mt. Jefferson Terrace, Recreation Center
Lake Oswego, Oregon
7:30 PM
Please note that this will be an informational meeting on
•
preliminary development plans. These plans may be altered prior
to submittal of the application to the City.
I look forward to more specifically discussing the proposal with
you. Please call me at 646-4509 if you have any questions.
Sincerely,
CONSULTING ENGINEERING SERVICES , •
dlill 4 r7"4'17 g 1 I ''
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John M. Godsey Jr. , P.E.
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AREA CODE NUMBER EXTENSION
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TELEPHONED PLEASE CALL •--"WAS IN TO SEE YOU WILL CALL AGAIN WAS IN TO SEE YOtr WILL CALL AGAIN °"•r WANTS TO SEE YOU •
URGENT WANTS TO SEE YOU
RETURNED YOUR CALL URGENT
"1 /^J, RETURNED YOUR CALL -'-"
Message t/t_e_. /L-410?_•••,.. 1.••_..0 (;;Cle.•-m '
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City of Lake Oswego
380 'A' Avenue
Lake Oswego, Oregon 97034
•
Re: Case File No: SD 25-91\ VAR 19-91
� ., Property Description:
Assessor Map No. Mult. Cty. 4225
Tax Lot Nos. : Lots 2 & 3, Blk 54
Site Size: 27, 073 sq. ft. •
Address:
Location:
�'`` North loop of Nansen
'
Summit, south
side of street
Attn: Michael Wheeler
Mr. Wheeler, ,
a 1 live at 89 Garibaldi in Mountain Park and I object to 6.
the proposed action of this application. The action of
adjusting the lot line would allow the construction of a
house which would be much larger than any other house in the neighborhood and it would therefore be out of scale with the rest of the neighborhoods The piece of
prothat is left over would be much smaller than adjacenterty
properties and also out of scale for development. When
/
m: platted, these were two of the five oversized lots on the top of Mt. Sylvania. Making one even larger and one
smaller is not in keeping with the design intent of the
community. Also, if this is granted, the applicant could
come back and legally apply for a partition of the larger lot and still meet the area requirement for the R-7. 5 zone requirement.
Reducing the setback requirement 1/3 would create a very
undesirable condition around this site. The present '
finish grade is a minimum of six to eight feet above the street. Allowing the applicant to build ten feet closer
V to the property line will create an imposing overbearing
building conditio';. Houses on the north side of the
street, (downside of the street) , are allowed
�l_ wed to build
ti
within one foot of the property line except that the
. . , garage door must be 20 feet back from the curb. This
potential condition on this narrori street is not
desirable. .
PRINCIPALS
EXHIBIT •
Terry W Rommel A I A e'2- )
•
Gary S Rommel A I A
1020 S W Taylor Street 2a Ai ca4•'1.1
Suite 360
Portland Oregon 97205 •
Phone 227.5844
•
City of Lake Oswogo Page 2
When I applied for my permit, I was informed by the
planning department that variances are mainly granted for
reasons of economic hardship. These sites have a gentle
slope and it seems unlikely that a sincere argument for
financial hardship exists.
It appears the applicant is interested in building a house •
much larger in size than was intended for the neighborhood
or he is going to try and make three lots out of two. The
PUD was planned and accepted with certain covenants and
restrictions, lot size and setback being two of those.
•
Everybody else has lived with the requirements of the
original plat and I do not see why they should be so
drastically changed for one of the last to move into the
neighborhood.
Again, I am very much opposed the applicant request. If
you have any questions, please let me know. •
•
Sincerely,
•
Ter W. Rommel
September 19, 1991
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DEPARTMENT OF PLANNING AND DEVELOPMENT
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MEMORANDUM
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FROM: Michael R. Wheeler, Associate Planner 100,04 .,
SUBJECT: Procedural Error Regarding AP 91-7 (Warner), ,; •
AP 91-8 (Wood); Two Appeals of SD 54-90 (Smith),
DATE: November 22, 1991
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At the direction of the City Attorney (see attached memorandum, dated November 20, 1991), '
staff has scheduled a public hearing to correct a procedural error which occurred on October 7,
1991. The hearing will be held Monday,December 16, 1991.
As discussed by the City Attorney, state law requires that appeals of administrative decisions be
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considered"de novo", as if the matter had not been considered. In that format, the
applicant/owner(Smith) bears the burden of proof, is allowed the first opportunity to make a
presentation to the Board, and to rebut testimony in opposition. The Board must follow the
procedure for a quasi—judicial evidentiary hearing [LOC 49,610], •
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The Board will be provided a complete packet of materials regarding the case a minimum of five
days prior to the hearing as required by LOC 48.630(2), . • '
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• Attachment '
tAP,91)<rcports>SD54-90.mcmo10(24 «
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380"A"Avenue • Post Office Box 369 • Luke Owego,Oregon 97034
• Planning Division:(503)635.0290• Building Division:(503)635.0390 • VAX(503)635-0269
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V 2 MEMORANDUM •
To: Development Review Board ' }
From: Jeffrey G. Condit,City Attorne
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Date: November 20, 1991
.• ,, Subject: Smith Minor Partition Application—AP 91-7/AP 91-8
Timothy Sercombe, attorney for the applicants James Smith and Amy Galligan Smith, alleges
that the Development Review Board (DRB) made a prejudicial procedural error at its meeting of
October 7, 1991. He argues that this procedural error violated his clients' substantial rights and ,
that the DRB should therefore rehear his clients' application. I concur.
The Procedural Violation: The Smith application was approved by staff and appealed by two
4 neighbors to the DRB. The staff scheduled the hearing as if it were an appeal to the City
Council: The appellants proceeded first with their testimony, followed by response from the
applicants;and the hearing concluded with rebuttal by the appellants, Mr. Sercombe objected to
this procedure at the hearing, but the DRB was advised by staff that this was the appropriate
method for hearing an appeal. Mr. Sercombe subsequently argued to me that the DRB should
have allowed the applicants to go forward with the evidence, followed by testimony in ; '
:. opposition by the appellants, and ending with rebuttal by the applicants. He argues that this ''
violation denied his clients an important strategic advantage to which they were otherwise
entitled.
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I agree that the DRB committed a procedural error, ORS 227.175(10) allows staff approval of
land use permits provided that the City gives notice of the decision and opportunity for appeal.
This section further requires that any appeal of a staff decision must be heard as "a de novo
hearing". Hearing a case "de novo" means that the hearing body must consider the case as a ,
matter of original, rather than appellate,jurisdiction. In other words, the DRB must consider an
appeal of a staff decision as if it were a regular DRB application, which requires the hearing r
procedure that Mr. Sercombe alleges his clients should have received. Because an applicant
always bears the burden of proof that his or her permit complies with the City Code, the strategic
' advantage of being able to go first with the evidence and having the opportunity to rebut the
opposition's testimony is an important procedural right. For this reason, I agree that the •
procedural violation violated the applicants' substantial rights. ,
Curing the Procedural Violation: The cure for a procedural violation that violates the
substantial rights of a party is remand. To avoid a pointless appeal to the Council, I therefore
respectfully recommend that the DRB utilize its authority pursuant to LOC 49,610(3)(L) to
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rehear the application utilizing the appropriate procedure.
In order to cure the potential prejudice that occurred as a result of the procedural violation, the • '
DRB must approach the new hearing as if you had not already previously considered the issue.
It will be up to the parties to ensure that all of the information that was submitted into the record
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Memo: Development Review Board
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November 20, 1991
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15 Page 2 `
previously is submitted at the new hearing. Because you have already heard this case once, it
will be particularly important for the Chair ask if there is any bias or prejudice on the part of the
. DRB members before proceeding with the hearing. If any member of the DRI3 feels that they
cannot objectively reconsider this application based upon the new evidence and testimony, then
that member should not participate in the reconsideration of the case.
If you have any further questions, please do not hesitate to call.
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cc: Tom Coffee, Planning Director
Cynthia Phillips, Deputy City Attorney
Milce Wheeler, Associate Planner, Planning Department
. Timothy Sercombe, Attorney at Law
.r. Bill Warner, Appellant
Calvin and Rosemary Wood, Appellants
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CAo4.Memo
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