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HomeMy WebLinkAboutApproved Minutes - 2000-08-07City of Lake Oswego Development Review Commission Minutes I. CALL TO ORDER August 7, 2000 Chair Julie Morales called the Monday, August 7, 2000 meeting of the Development Review Commission to order at 7:10 PM in the City Hall Council Chambers of City Hall, 380 A Avenue, Lake Oswego, Oregon. II. ROLL CALL Members present were Chair Morales, Vice Chair Nan Binkley and Commissioners Doug Cushing, Douglas Kiersey, Sheila Ostly and Dave Powers. Commissioner Bruce Miller was excused. Staff present were Hamid Pishvaie, Development Review Manager; Elizabeth Jacob, Associate Planner; Even Boone, Deputy City Attorney; and Jean Hall, Senior Secretary. III. ELECTION OF OFFICERS Ms. Binkley nominated Doug Cushing for Chair of the Development Review Commission. Mr. Powers seconded the nomination and it was approved with Ms. Morales, Ms. Binkley, Mr. Cushing, Mr. Kiersey, Ms. Ostly and Mr. Powers voting yes. Mr. Miller was not present. There were no votes against. Mr. Cushing nominated Nan Binkley for Vice Chair of the Development Review Commission. Ms. Ostly seconded the nomination and it was approved by Ms. Morales, Ms. Binkley, Mr. Cushing, Mr. Kiersey, Ms. Ostly and Mr. Powers. Mr. Miller was not present. There were no votes against. IV. APPROVAL OF MINUTES Ms. Ostly moved for approval of the Minutes of July 3, 2000. Mr. Kiersey seconded the motion and it passed with Ms. Morales, Ms. Binkley, Mr. Kiersey, Ms. Ostly and Mr. Powers voting yes. Mr. Cushing abstained and Mr. Miller was not present. There were no votes against. City of Lake Oswego Development Review Commission Page 1 of 10 Minutes of August 7, 2000 V. APPROVAL OF FINDINGS, CONCLUSIONS AND ORDER LU 00-0039 - a request by PMP, LLC. Ms. Ostly moved for approval of LU 00-0039-1385 Findings, Conclusions and Order. Mr. Kiersey seconded the motion and it passed with Ms. Morales, Mr. Kiersey, Ms. Ostly and Mr. Powers voting yes. Ms. Binkley and Mr. Cushing abstained and Mr. Miller was not present. There were no votes against. LU 00-0053 - a request by Rosalyn Montgomery and Robert Sotta. Ms. Ostly moved for approval of LU 00-0053-1386 Findings, Conclusions and Order. Ms. Morales seconded the motion and it passed with Ms. Morales, Mr. Kiersey, Ms. Ostly and Mr. Powers voting yes. Ms. Binkley and Mr. Cushing abstained and Mr. Miller was not present. VI. PUBLIC HEARING LU 00-0043, an application by Beacon Homes, LLC, for approval of a development review permit to construct a 23,000 square -foot commercial center. The proposal consists of two buildings measuring approximately 15,500 square feet and 7,500 square feet in size, and parking spaces for 96 vehicles. The applicant is also requesting approval to remove six trees along the southerly property line of the abutting property to the north (Tax Lot 2300) in order to develop the site. The trees range from 5" to 8" in diameter at breast height (dbh). The site is located at: SE Corner of Jean Way & Boones Ferry Rd., Tax Lot 2400 of Tax Map 2 1 E 18131). Staff coordinator is Elizabeth Jacob, Associate Planner. Chair Morales opened the public hearing and explained the time limits and procedures to be followed. She asked commissioners to report any conflicts of interest, ex parte contacts, biases or site visits related to the application. Commissioners Ostly, Kiersey, Cushing and Morales reported they were familiar with the site. Commissioners Morales and Cushing also reported they had been on the Commission when the Nature's development across the street was approved. No one challenged any Commissioner's right to hear the application. Elizabeth Jacob, Associate Planner, presented the staff report. She recalled that 1993 amendments to the Comprehensive Plan text and map and the Zoning Code and map had changed the zoning of the sites and its counterpart site on the other side of Jean Way from Industrial Park (IP) to General Commercial (GC). Since then, additional properties along Jean Road and south of the site had also been rezoned to GC. She explained a partition to separate the site from the Nature's property had been received and approved, but it had not yet been recorded. She clarified that the applicant's site was the property on the east side of Jean Way. She said the site was the last of three sites to be developed that were designated by the 1993 Comprehensive Plan as the southern "gateway to the City." She noted the Zoning Code provided the area was to create an aesthetically City of Lake Oswego Development Review Commission Page 2 of 10 Minutes of August 7, 2000 pleasing entry into Lake Oswego with features that celebrated entry to the community. It also provided for larger setbacks along Boones Ferry Road and Jean Way; that building design elements and landscaping was to communicate a sense of vitality, quality and community; and that the site was to provide opportunity for access to the abutting site to the south. She said the parking layout and drainage swale design had been revised to allow greater opportunity for landscaping. She emphasized that the site was specifically required to provide a minimum of 20% landscaping. She advised the site plan included large native trees that would complement the existing five Douglas fir trees on the northwest corner of the site adjacent to Boones Ferry Road and Jean Way. She said the site and its landscaping was to tie in with the Nature's site on the west side of Jean Way, as well as a new development (the "Alpha Computer" site) on the north side of Boones Ferry Road. She advised that the site was to provide pedestrian amenities and a design that was visually pleasing to drivers along Boones Ferry Road. Ms. Jacob advised that the north wall of Building 1 and the south wall of Building 2, which were long blank walls located on the property lines, should offer a visually pleasing view from the abutting properties. She said that although the north wall was not significantly visible from Boones Ferry Road, it was a massive wall. She noted that the south wall would be viewed from a future development on a currently undeveloped abutting site. She suggested visual treatment of the blank wall that would break up the mass of the wall - perhaps by extending the brick pattern found on other areas of the building. She suggested that the corners of the proposed tall glass second -level wall be modified to provide a better tie between the roof and the brick ground level fagade. She pointed out how such a tie had been achieved in the design of the Alpha Computer structure across the street (see Exhibit 32). She clarified that suggestion was not included in recommended conditions of approval, but the Commission could decide to make it a condition of approval. She recommended that the length of the proposed trash enclosure be reduced (because it was in a very visible location) and that additional landscaping be installed around it. She noted the larger trash enclosure was to feature a trellis that would accommodate climbing plants. She modified staff recommended Condition C(2) regarding utility easements to include a statement requiring a title report to ensure the easements were not subject to encumbrances. She clarified for the Commissioners that she suggested treatment of the blank walls be a continuation of the building fagade's brick design in a pattern that resembled columns. She pointed out samples of the brick the applicant proposed to use. Applicant Mark Dane, Blue Sky Planning, 16135 NW Ramona Drive, Beaverton, OR, 97006, introduced the applicant's team, including David Bissett, architect; Gary Darling, civil engineer; Peter Kusyk, Beacon Homes (the applicant); and Gail Oldham, Evergreen Pacific Development (the builder). He stated the applicant intended to provide a plan that was appropriate for a "gateway" and that matched the building across the street. He said the development was a total of 23,000 square feet, with a 15,500 building on the north side and a 7,500 square foot building on the south side. He noted the site was flat and had immediate access onto Jean Way. He said that all services could be made City of Lake Oswego Development Review Commission Page 3 of 10 Minutes of August 7, 2000 available to the site. He stated that the applicant would agree to all recommended conditions of approval in the staff report, except for a few minor modifications. David Bissett, 322 NE Third Avenue, Portland, OR 97201, stated he was the principle project architect. He presented a colored version of a black and white drawing he said was already in the record. He said the applicant would concur with all staff recommendations, with the following modifications: 1. Mr. Bissett explained the applicant agreed with the general recommendation in A(2)(b)(iii)to provide additional treatment to the blank walls. He said the proposed design carried the brick treatment of the front facade around the corner for one full bay and then changed to split -faced CMU block. He suggested that the applicant be allowed to continue the brick column detail of the front side of the building; then change from split -faced block to standard block painted in a complementary color; and then continue the brick soldier coursing to connect the column elements. He explained that would provide column relief and column material on the back walls, but no split -faced block (which was much more expensive) would be used there. He used the applicant's material board to point out the split -faced brick he proposed. He clarified that the column elements would include two colors of split -faced brick, with black colored brick at the column base and gray brick above it. 2. He noted the staff had recommended that a stronger tie be designed to tie the glass wall element and roof form with the rest of the building. He said the applicant would design a stronger connection through the use of detailing, but they did not want to use a bricked tie. He explained the applicant believed their proposed design showed a higher level of design and was more aesthetically pleasing, distinctive and exciting. He asked for latitude in accomplishing the tie in a manner the applicant felt would be appropriate. 3. He said the applicant would agree to make the trash enclosure smaller. He noted they had added a trellis to both trash enclosures in order to soften and screen them. 4. He related that the applicant would agree to the additional condition recommended by the staff to require a title report to ensure that utility easements would not be encumbered as long as the easements did not interfere with the applicant's plan to develop the property. Mr. Bissett said the applicant believed the development would be of the highest quality, particularly because of the design features and materials they planned to use. He clarified for Mr. Cushing that the applicant intended to submit details for the decorative finials on the columns when they applied for a building permit, [see staff recommended Condition A(2)(b)(viii)]. He said the finials would be either copper or copper -finished elements, they would be 3 to 4 feet high, they would only be installed on columns at the entry points to provide a decorative accent and a festive feeling to the entries. He clarified for Ms. Binkley that the applicant intended to use black anodized doors and window frames with green glass. He said square lighting fixtures would produce an effect of square silhouettes, but not direct light. Ms. Binkley commented that the City of Lake Oswego Development Review Commission Page 4 of 10 Minutes of August 7, 2000 drawing showed the light fixtures larger than they actually would be. He said the lights would be sodium (as the staff had recommended) and not metal halide (which the applicant would have preferred). He clarified the design included copper -colored suspended urns that would feature vine like plantings. He predicted the applicant would decide to use recessed soffett lighting above the storefronts, with at least one light per bay. He explained the applicant would install two entry monument signs (see Exhibit 18). He noted the design had been changed from the copper -roofed design in the applicant's original submittal to one that more closely resembled the Nature's arched sign across the way. Ms. Binkley noted Exhibit 18 show the base height was to be 5' 6". Mr. Bissett said that the brick on the monument would the same as used on the building, with CMU brick used on its base. He recalled that staff had recommended the originally proposed lighted copper top element be removed unless the applicant reduced the scale of the design. He clarified for Ms. Ostly that the glassed level above the ground floor topped an interior space that was open to that area and featured a stepped soffett flat ceiling inside. He described it as a feature space for the benefit of the tenants. He said there was to be no additional second floor or mezzanine, as the building was at its maximum allowed square footage. He said the applicants intended to neither facilitate nor preclude a tenant from using the area as display space. He confirmed the area would be visible through the glass. He acknowledged for Mr. Cushing that the currently proposed 8' 8" height of the monuments was too large (see Exhibit 11). He advised they should be reduced to 4 to 5 feet high. Ms. Morales indicated her concern that the large size of the glass level of the structure made the building seem colder. Mr. Bissett explained that element would not seem too massive from the perspective of the street; it was stepped back; other elements stepped down in scale as someone came closer to the building's entry; and the applicant desired to avoid allowing the building to resemble a strip mall. He clarified for Ms. Binkley that the 1.5 story area of glass on the west elevation was to be offset only by the thickness of the pilasters on each side of it. He confirmed the columns at the storefronts were brick all the way around. He clarified that the panel behind the clock face would be a sand - finished stucco -type panel in the same earth -toned colors as the split faced block. He said the metal -faced clock and its trim would be black, similar to the frames of the green - glassed window wall below it. He said the applicant had not decided whether the clock would feature Roman numerals. He clarified that the applicant did not intend that the green -glassed area below the clock would be lit; however, they could agree to backlight it. He recalled that he had not intended the inside of the clock structure to be an attention -drawing design element. He explained the other sides of the clock structure would feature metal panels in the same pattern as the glassed side. He noted those sides were not visible. Mr. Bissett referred to staff recommended Condition A(2)(b)(vi). He clarified that the applicant proposed that the parapets of the building would be of such a height and the size and location of the mechanical units would be such that they would not be visible from the street or sidewalk. He explained the applicant did not intend to build a separate screening wall around the units because it was unnecessary, very expensive and required a great deal of maintenance. He pointed out that all downspouts were to be on the back side of the building and would not be visible from the fagade, with the mechanical units City of Lake Oswego Development Review Commission Page 5 of 10 Minutes of August 7, 2000 positioned approximately in the center of the back side where they would be behind 2 to 3 feet of parapet. He clarified for Ms. Binkley that if at installation the units were visible, the applicant would construct a separate screening wall around them. He said the applicant would install 4 to 5 inch square sheet metal scuppers that were painted to match the brick. The boxes would be approximately 6 inches wide and 8 inches high and would be surface -mounted on the face of the block wall. He explained the wall fixtures would be offset a sufficient dimension to keep them within the property line. Mr. Powers advised that the incense cedar proposed for the southeast corner of Building 2 would grow too large for the 7.5 -foot wide space. Mr. Bissett acknowledged the applicant could change the type of evergreen to be planted in that area. Mr. Powers also advised that a barrier of some sort might be necessary to keep vehicles from driving into the landscaping. He noted the applicant planned to use blueberry plants, but not heather. He advised that blueberries were high maintenance vegetation and thrived best in moderate to well -drained soil that included a lot of organic material. He recommended the applicant plan to amend the soil. Mr. Bissett said the applicant would consider doing that. Mr. Powers also recommended the use of kinnikinnick and Oregon grape as ground cover. He advised that turf grass was another high maintenance element and he suggested that other plants be considered for the entryway instead of grass. Mr. Powers advised that blueberries should not be planted close to paved surfaces because they were sensitive to heat, and he suggested they would thrive in an area closer to the fir trees. Mr. Bissett explained the applicant's landscaping theme had been designed so that it would relate well with Nature's landscaping. He said the applicant intended a natural look at the corner of Jean Way and Boones Ferry Road would transition to a more tailored landscape in the interior of the site. He indicated that he would discuss Mr. Powers' suggestions regarding blueberries, heather, turf, ground cover and incense cedar with the applicant's landscape architect. Peter Kusyk, Beacon Homes, 9500 SW 125th Avenue, Beaverton, OR, 97008, referred to staff recommended Condition A(d)(iv). He explained the owner of the adjacent property had given his approval for removal of trees on that property because the owner was concerned about maintaining them; however, the applicant had not received permission to replace the trees on the adjacent property. He requested that the condition be clarified to say that all replacement trees were to be planted on the applicant's property if the adjacent owner did not give his permission for replanting. Ms. Jacob indicated staff would agree to that modification. None None Proponents Opponents Neither for nor against City of Lake Oswego Development Review Commission Page 6 of 10 Minutes of August 7, 2000 None No one requested that record be kept open for additional testimony or evidence. The applicant waived their right to additional time to submit a final written argument. Ms. Morales closed the public hearing and opened deliberations. Deliberations Ms. Ostly recalled that only minor changes had been suggested during testimony and there were no large issues or disputes to be resolved. Mr. Kiersey recalled the applicant had offered to make adjustments that had addressed staff concerns. Mr. Cushing asked staff what guidelines they needed to review the applicant's details for decorative finials. The staff suggested the Commissioners provide them with general parameters that the staff could utilize in evaluating the applicant's proposed design when it was submitted. Ms. Binkley opined that the applicant's plan was slightly better than that of a strip mall. She also observed that the building was very flat and dark, due to its dark brick and other dark elements. She indicated she would prefer that the design included a different style of lighting fixture (perhaps a "basket -style" fixture that would protrude from the building), and lighter -colored brick that was less "flat." She opined that the Nature's building conveyed a lighter feeling due to the use of wood and glass there. She agreed the rear elevations required additional details to break them up. Ms. Ostly observed the development across the street used brick of a redder hue. Ms. Binkley suggested the use of browner brick (not redder brick) with a different texture that would provide more contrast with the black details. Ms. Morales agreed that the design would be better if the type of brick used featured more texture and multi -toned color (in lighter brown tones). She clarified the brick should not be as red as the brick used across the street. The Commissioners discussed the proposed monument sign (see Exhibit 18). Ms. Binkley favored a hat -like cap on the columns that was shown in the applicant's original design (see Exhibit 11). She also suggested the applicant and staff work together to determine an appropriate typeface for the lettering. The Commissioners generally agreed that they desired to see the "hat" on the columns of the sign and that its columns should be reduced to two -foot wide columns. The Commissioners then discussed the proposed signage. Mr. Bissett explained the developer intended to include the sign band and then allow tenants to design and obtain their own permits for signage and lighting. Ms. Binkley commented she did not desire to see backlit signs on the site and she suggested that other lighting methods be used to light the sign band, such as goose necked light fixtures. Mr. Cushing observed that tenants might desire to have more lighting. Ms. Morales opined the design for lighting should also be controlled by conditions of approval, although she was not certain that they should specify "goose necked" lighting. Mr. Bissett said the applicant would recess the sign band by 8 — 12 inches and install down lighting to light it (using fixtures that would not be visible). He opined the building did City of Lake Oswego Development Review Commission Page 7 of 10 Minutes of August 7, 2000 not need goose necked style fixtures. He stressed that the applicant needed to be able to accommodate tenant's signage requirements by providing controlled sign locations. He asked for latitude regarding the design that would allow the applicant to install either can lights or a fluorescent strip. He said strip lighting would most likely be the best type because it would provide a uniform lighting edge and could be installed as cove -type lighting. He explained that the fixtures that would be visible would be the square light fixtures that would accent the building and highlight it at night. Mr. Powers indicated he found the landscape plan generally acceptable. However, he recommended the blueberry plants would thrive better nearer the fir trees and he suggested that 4 — 6 inches of organic soil amendments be tilled into the surface before the area was bark dusted. The Commissioners discussed modifications to the staff recommended conditions of approval, as follows: A(2)(d)(vi): Mr. Powers suggested a new condition that the blueberry plants be relocated away from the parking area and areas that would receive reflected building heat. He also suggested that the applicant be required to work with the staff to choose a different evergreen species to replace the incense cedar tree. A(2)(b)(vi): Mr. Cushing suggested the entry monument dimensions be limited to maximum dimensions of 5 feet high and 2.5 feet square. Ms. Morales suggested the monument be required to feature copper detailing and lighting and not glass block. A(2)(b)(viii): Mr. Cushing suggested the finials should be copper and should be limited to a maximum of 4 feet in height. C(4): The Commissioners agreed that mitigation for removed trees was to be on the applicant's site if the neighbor did not agree to replanting. A(2)(b)(iii): The revised design of the rear walls was to be as the applicant had verbally proposed at the hearing. Mr. Pishvaie recalled the applicant had proposed replacement of the split -faced cmu with regular cmu painted in a complementary color to the building color and featuring a soldier course of brick. The base brick was to stop at the first bay and be featured at the base of each pilaster. The columns and pilasters were to be the same height as the front elevation. A(2)(b)(ix): A new condition was suggested to require brick of a lighter color that also featured more texture. The Commissioners agreed with applicant's request that the brick could be manufacturer's standard brick, approved by the staff. D(1): The monument sign was to be as shown in Exhibit 18, with the addition of a copper cap. D(2): Sign bands were to be recessed a minimum of one foot and were to be down lighted by recessed fixtures. The Commissioners discussed whether to prohibit City of Lake Oswego Development Review Commission Page 8 of 10 Minutes of August 7, 2000 backlighting. Ms. Pishvaie reminded them the development represented the gateway to the City and the Comprehensive Plan had been changed in order to spotlight the area of the site. Mr. Cushing opined the sign band design should be consistent throughout the development. Ms. Binkley wondered if the Commission should mandate the type of lettering to be used. She and Mr. Kiersey worried the design was too similar to a strip mall design. Mr. Kiersey suggested that the signage could be required to be composed of individual letters. Ms. Binkley suggested the signage feature copper to match the roof. The Commissioners noted that the Comprehensive Plan provisions that had made the site a special "gateway" area had not provided specific standards to be applied there. Mr. Pishvaie confirmed for Ms. Binkley that the Commission could refer to the Downtown Design district standards as guidelines, which were more specific. He noted that because the site was special, the Commission could control the appearance of the development by imposing conditions on the colors and types of signage and type of lighting to be allowed there. Mr. Boone advised that the City standard for the area was that the design was to include features that celebrated the entryway to the community and signage was an aspect of design that could be addressed by the Commission. Mr. Cushing asked what standard had been applied to the Alpha Graphics signage and what standard the staff had in mind when they recommended Condition D(2). Mr. Pishvaie noted the development on Boones Ferry Road, that included the nearby car wash business, had been required to use individual lettering on all of their signage. Ms. Jacob said that staff believed the applicant's site should be subject to more specific conditions than the City's Sign Code provided. Ms. Binkley observed that the Commissioners had become overly involved in a process of redesigning the development. She suggested that the applicant be requiredto provide a revised proposal to address lighting, signage, finials and brick. Mr. Pishvaie related that the applicant was willing to continue the hearing in order to address the issues. The Commissioners listed the issues they desired the applicant to address: 1. Corner monument sign: Provide a drawing and dimensions of the monument design 2. Driveway entry monuments: Provide a drawing showing reductions in overall dimensions 3. Proposed new brick: Provide a sample of the brick that showed its texture and color. 4. Blank back walls. It would be helpful to provide an elevation showing the modified design that also included the scuppers and downspouts. 5. Sign band and lighting: Provide an alternative lighting design for signage that both complemented the building and would be appropriate for the "gateway to the community." Show samples of the array of colors to be used and the style of signage. 6. Finials Provide a drawing City of Lake Oswego Development Review Commission Page 9 of 10 Minutes of August 7, 2000 The Commissioners discussed the glass level of the structure. Mr. Cushing commented that he favored the look of the glassed level. Ms. Binkley indicated she would prefer to see a design that featured smaller divisions of glass. Ms. Morales indicated she would like the glass to read as it was shown on the elevation (see Exhibit 11) and she would not like to see the addition of thicker structural elements behind the glass. She said the architect's explanation that he desired to design a stepped down look made sense and she did not want to add a vertical element that would make the walls look taller. Mr. Cushing noted the applicant had agreed to the recommended condition regarding the trash enclosure. The applicant requested the record be held open for an additional seven days for additional evidence and testimony. Mr. Cushing moved to continue LU 00-0043 to August 14, 2000. Mr. Powers seconded the motion and it passed with Ms. Morales, Ms. Binkley, Mr. Kiersey, Ms. Ostly and Mr. Powers voting yes. Mr. Miller was not present. There were no votes against. VII. GENERAL PLANNING & OTHER BUSINESS Block 136 Mr. Pishvaie related that he had clarified for a member of the developer's team for Block 136 that the required dimensions on the commercial building included 18 -inch wide fascia board with 6 -inch overhang and one -foot wide window trim. Staff had suggested that the developer provide a drawing showing the required dimensions, and it if looked out of scale, the applicant could return to the Commission with revised drawings to request a modification before the fascia was actually installed. City Street Landscaping Ms. Morales and Ms. Binkley complemented staff on the attractive colors and textures they had designed into the landscaped areas along the City streets. Mr. Pishvaie related it had been the City Manager's vision to utilize landscaping to break up the median and intersection areas. VIII. ADJOURNMENT There being no further business, Chair Morales adjourned the meeting at 9:35 PM. Respectfully submitted, Janice Bader Senior Secretary L:\drc\minutes\08-04-OO.doc City of Lake Oswego Development Review Commission Page 10 of 10 Minutes of August 7, 2000