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Agenda Packet - 2013-06-03 PM
REVISED AGENDA DEVELOPMENT REVIEW COMMISSION Monday, June 3, 2013 -7:00 PM City Hall -Council Chambers 380 A Avenue, Lake Oswego, OR 97034 The meeting location is accessible to persons with disabilities . To request accommodations , please contact Janice Reyno lds at 503-635-0297, or email jreynolds@ci.oswego .or.us 48 hours before the meeting . 1. CALL TO ORDER 2. ROLL CALL 3. MINUTES April 1, 2013 April 15, 2013 May 6, 2013 4. FINDINGS LU 12-0052: A request by Kruse Village, LLC , for approval of a Development Review Permit for the following : Construction of an approximately 64 ,000 sq . ft . retail/office development in six single-story, multi-tenant buildings; • Minor variances to reduce the 15-ft. setback by up to two feet along the Carman Dr. and Meadows Rd. frontages to accommodate canopies on Buildings C , D , E and F ; • Delineation of a Resource Preservation District; and • The removal of 128 trees . The property is located at 4591 Carman Drive [Tax Lot 110 of Tax Map 2 1 E 07AA]. The staff coordinator is Jessica Numanoglu . * * * * * LU 13-0009: A request by Darryl & Christina Eddy for approval of the following : • A minor partition to divide the site into two parcels; • A Development Review Permit to construct a 4,430 square foot commercial building on Parcel 1 and a seven space parking lot on Parcel 2 ; and , • A major LGVC adjustment to the side wall plane standard [LOC 50 .05 .007 .5.i.ii]. The property is located at: 15955 & 15987 Boones Ferry Rd [Tax Lot 2000 of Tax Map 2 1 E 08CB]. The staff coordinator is Jessica Numanoglu . • * * * * AP 13-03 [TR 499-13-00586): A request by Eslinger Builders to remove four trees under a Type II permit in order to construct a new single-family dwelling . The property is located at: 881 C Ave [Tax Lot 06600 of Tax Map 21 E 3CA]. The staff coordinator is Andy Gulizia . 5. PUBLIC HEARING AP 13-02 [TR 499-13-00538): A request by Exceptional Homes to remove six trees under a Type II permit in order to construct a new single-family dwelling . The hearing has been continued from May 20, 2013 , in order to provide additional opportunity for any person to testify before the Commission . The property is located at: 5502 Koderra Ave [Tax Lot 09300 of Tax Map 21 E 18CA). The staff coordinator is Andy Gulizia. Don Richards, Chair • Gregg Creighton, Vice-Chair Bob Needham • Frank Rossi • Brent Ahrend • Ann Johnson • David Poulson Page 2 • * * * * LU 13-0016: A request by Springs II at Lake Oswego, LLC, for approval of a Development Review Permit to construct a 5,800 sq . ft . addition to an existing congregate housing and to fully enclose an existing covered patio at the rear of the residential care housing facility . The applicant also is requesting a Minor Variance to construct an 8-foot tall fence around the residential care facility's courtyard . The proposal incorporates the removal of 16 trees. The property is located at: 3800 & 3900 Carman Drive , Tax Lots 5600 & 5601 of Tax Map 21 E 05CD. The staff coordinator is Johanna Hastay. 6. GENERAL PLANNING AND OTHER BUSINESS LU 10-0006 Compliance Report: The Commission will review the applicants' compliance with Conditions of Approval F(1 )-(3) of LU 10-0006, a request to construct cellu lar antenna and ancillary ground equipment at Waluga Junior High (4700 Jean Road). The staff coordinator is Leslie Hamilton . 7. ADJOURNMENT 503.675.3984 380 A Avenue PO Box 369 Lake Oswego, OR 97034 www.ci.osweg MEMORANDUM TO: Development Review Commission FROM: Andy Gu lizia, Associate Planner SUBJECT: AP 13 -02 (499 -13-00538) Additional Exhibit DATE: May 30, 2013 Continuance of Public Hearing On May 20, 2013, the Development Review Commission held a public hearing on tree removal application 499-13-00538 . The Commission continued the hearing to June 3 at which time any person may present additional testimony . Additional Exhibit Although no decision was reached at the May 20, 2013 , public hearing, the Commission discussed whether the 40 -inch Douglas fir along Pilkington could be retained alone, even if the 46 -inch Douglas fir adjacent to it was removed. Since the City's consulting arborist, Morgan Holen, had previously recommended that these two trees be removed or retained together, and Commission members had questions about this, staff asked Ms . Holen to visit the site again and expand on her findings . Ms . Holen's report, dated May 30, 2013, is attached as Exhibit F-7. The report concludes that if the 46" fir is retained, then the 40-inch fir also can be retained since it is located farther away from the proposed dwelling . On the other hand, if the 46-inch fir is removed to accommodate the proposed development, then the 40 -i nch fir should be removed as well. 503.675 .3984 380 A Ave nue PO BOX 369 Lake Oswego, OR 97034 www.ci.oswego .or.us Morgan Holen -~-AJJOCIATt/LLc DATE: March 27 , 2013 Cons ulting Arbo rists and Urban Forest M anag ement TO: Andy Gulizia, Associate Planner FROM: Morgan E. Holen, Lake Oswego Contract Arborist RE: 5502 Koderra Avenue -Tree Evaluation 97 1 .409.9 354 3 Monroe Parkway, Suite P 220 Lake Oswego, Orego n 97035 morgan .ho len@co mcast.net At the City's request, I revisited 5502 Koderra Avenue in Lake Oswego on May 27, 2013 in order to evaluate one 46 -inch diameter Douglas -fir (Pseudotsuga menziesii) in terms of potential construction impacts and one 40 -inch diameter Douglas-fir i i} terms of suitability for preservation with adjacent tree removal. Please refer to the March 13 and 27 , 2013 arborist memos for additional information . Note that the on -the-ground staking confirms that the location of the 46 -inch diameter Douglas -fir on the site plan is a l ittle too far east and that this tree is actually on the foundation line . This tree has an average dripline radius of 20 -feet from the face of the tree to the edge of the crown. Ideally, the tree would be protected at the dripline, at a minimum. However, based on the overall health and vigor of this tree and knowing that the proposed construction impacts would be confined primarily to one quadrant of the tree's dripline, it is my professional opinion that encroachment beneath up to half of the average dripline radius would provide adequate protection and growing space for the tree to be successfully preserved . Therefore, the recommended maximum limit of disturbance is approximately 10-feet from the face of the tree. If it were possible to redesign the site to provide 10-feet of protection area , it would then be worthwhile to conduct exploratory excavation beneath the crown of the tree where construction is proposed. If crit ical roots are revealed, the foundation could be designed using techniques to avoid continuous footings adjacent to trees . For example, instead of a slab foundation, a pier foundation with grade beam above grade could be used . In this example , piers would be oriented to avoid major roots and the foundation would span across the roots zone using a grade beam . Excavation should be performed by hand and roots should be bridged wherever po ssible . If no critical roots are revealed during exploratory excavation, the foundation could be designed and dug as usual. If the 46-inch tree can be preserved, it should also be feasible to preserve the 40 -inch diameter tree . However, removal of the 46 -inch tree for the purposes of construction will result in significant negative impacts to the 40 -inch diameter Douglas -fir. The 40 -inch tree is located in close proximity to both the 46-inch tree and a 32 -inch Douglas -fir that must also be removed for construction . Removal of both the 46-and 32 -inch diameter trees will expose the 40-inch tree , which has a history of lateral limb failure , poor l ive branch d istribution, a primarily one -sided live crown , and a forked top (photos 1 and 2). Douglas -firs are not tolerant of shade, so inte r ior branches die out. This t ree is codominant with the adjacent trees, but the crowns are in such proximity that the interior shaded branches have died out, result i ng in a one -sided asymmetrical crown (photo 1). Some small green branches growing close to the tree trunk are vi sible in the photo 1; these are epicormic sp routs and a sy mptom that the tree is already stressed . EXHIBIT F-7 AP 13-02 [499-13-00538) 5502 Koderra Avenue -Tree Evaluation March 27, 2013 Page 2 Photo 1. Interior view between the 40 -i nch diameter Douglas -fir (left) and 46-inch diameter Douglas-fir (right), showing numerous dead branches, asymmetrical crowns, and epicormic sprouts. However, even on the exterior street side of the tree, the crown appears with poor structure (photo 2). As a well-adapted group, this tree fits in nicely, but it will appear much less attractive on its own. Moreover, exposure from adjacent tree removal will result in an increased probability of lateral limb \ / 5502 Koderra Avenu e -Tree Evaluation March 27, 2013 Page 3 failure and of one or both tops failing . The whole tree may also have an increased probability of failure considering that the tree root systems are have also been competing with and adapting to each other. Photo 2. Exterior view of the 40-inch diameter Douglas -fir (center), including the 46-inch diameter Douglas -fir (just left of center), and the 32 -i nch Douglas-fir (right). Inset shows an interior view of the forked top on the 40 -inc h Douglas -fir. 5502 Koderra Avenue -Tree Evaluation March 27, 2013 Page 4 In summary, one 46-inch tree could be preserved successfully if construction can be confined to half of the dripline radius; exploratory excavation would be needed to de t ermine whether a modified design is needed to avoid root impacts within the encroachment area. One 40-inch tree could be retained if the 46-inh diameter tree can be protected, but the 40-inch tree is not suitable for retention if adjacent trees are all removed; this tree would have increased risk potential if exposed by adjacent tree removal. Please contact us if you have questions or need additional information. Thank you, Morgan Holen & Associates, LLC M!l~le;·~ ISA Certified Arborist, PN -6145A ISA Tree Risk Assessment Qualified Forest Biologist MEMORANDUM TO: Development Review Commission FROM: Leslie Hamilton, AICP, Senior Planner DATE: May 29, 2013 SUBJECT: LU 10-0006 Compliance Report BACKGROUND On May 28, 2010, the Commission approved a request for a Conditional Use Permit (CUP) for a new telecommunications facility --a cellular antenna and ancillary ground equipment --at Waluga Junior High on Jean Road (LU 10-0006). The new facility co -located on an existing ball field light pole . During the public hearing, concerns were raised regarding electromagnetic radiation, noise impacts, and landscaping around the facility . The Commission imposed conditions of approval on the facility that compliance with these standards would be reviewed by the Commission under the "General Planning Matters" of the agenda. For compliance with electromagnetic radiation standards, review by the Commission was established twice yearly, commencing six months after the commissioning of the cell tower. For noise impacts and landscaping, the Commission required one compliance review one year from the commissioning of the cell tower. CONDITION OF APPROVAL F. Other Conditions : 1. The telecommunication facility shall not exceed permitted FCC RF emissions . 2. Noise from the facility shall not violate LOC 34 .10 .537 . In addition, between the hours of 10:00 pm and 7:00 am, noise from the facility shall not be plainly audible within any dwelling unit. 3. The applicant shall submit the following reports, for review by the Commission in the manner set forth below: 503 .675 .3984 a. Commencing six months following the commissioning of the telecommunications facilities, semi-annual reports of the results of the Radio Frequency emissions tests by a qualified RF engineer, demonstrating compliance with Condition F(l) above, and 380 A Avenue PO BOX 369 Lake Oswego , OR 97034 www .ci .oswego .or.us DISCUSSION Page 2 of 3 b. One year following the commissioning of the telecommunications facilities, a report demonstrating that the density and height of the landscaping around the ancillary facilities compound complies with LOC S0.30 .015(4){g)(ii), and c. Commencing one year following the commissioning of the telecommunications facilities , annual reports of any noise complaints filed with the City and to which the operator of the facility was notified, regarding this facility's compliance with LOC 34.10.537 and Condition F(2) above . The reports shall be distributed to the members of the DRC and the matter heard under the "General Planning Matters" section of the agenda . No individual notice to other parties is required ; the subject on the DRC agenda shall be sufficient notice that t he DRC will review the reports . If the reports indicate that the conditions of approval are not being met, a formal hearing on possible revocation pursuant to LOC 50.69 .030 and 50.86.030 may be initiated . The DRC may terminate the condition for the filing of one or more reports under this subsection following the review of the reports. Nothing i n this condition shall be construed to prohibit earlier review if warranted by the circumstance, nor does termination of the condition to file reports mean that later revocation of the conditional use permit cannot be commenced under LOC 50.69 .030 and 50.86.030 . Electromagnetic Radiation To ensure compliance with the FCC emissions regulations, the Commission required the applicant to submit semi - annual reports by a qualified Radio Frequency (RF) engineer about the RF emissions produced during the preceding six months . If the reports indicate that the RF emis sions are not in compliance with the FCC emission regulations , a formal hearing on possible revocation of the CUP would be initiated pursuant to LOC 50 .07 .005 .6 and 50.09.002.3 . The Commission did not establish either a time limit on the semi -annual reviews, or a limit to the number of reviews; however, the Commission may rescind the condition of annual testing during any review . The applicant has submitted an RF report from AT&T (Exhibit 1). The report indicates that the cell tower is operating well below the maximum RF exposure values established by the FCC. Noise Impacts The facility must comply with the general noise ord i nance (LOC 34 .10.537) and specifically any noise shall not be greater than would be permitted for sound devices and assembled persons . [LOC 34 .10.539(1)(g) and (h) state that noise between the hours of 10:00 pm and 7:00 am should not be plainly audible within any dwelling unit that is not the source ofthe sound .] The City's Code Enforcement Specialist reports that there have been no noise complaints concerning this cell facility since its commissioning . Landscaping The applicant proposed that the ancillary facilities compound would be enclosed by an 8-foot fence surrounded by Oregon grape . The condition requires providing dense landscaping at least six feet tall at the time of planting, and Page 3 of 3 that compliance be .reviewed one year from the commissioning of the cell tower. The original landscaping of Oregon grape did not meet the height requirement of the Code. In response to staff's finding after a site inspection, the applicant then replaced the landscaping around the ancillary facilities compound with arborvitae that is at least six feet tall and meets the landscaping standard (Exhibit 2). CONCLUSION Based on the above findings , staff concludes that the applicant has provided sufficient information to show full compliance with the conditions of approval of LU 10-0006. Staff further recommends that the Commission terminate the requirement for future reports, as follows . F. Other Conditions : Exhibits Exhibit 1: Exhibit 2: 1. The telecommunication facility shall not exceed permitted FCC RF emissions . 2. Noise from the facility shall not violate LOC 34.10.537. In addition, between the hours of 10:00 pm and 7:00 am, noise from the facility shall not be plainly audible within any dwelling unit. 3. The applicant shall submit the following reports , for re'1iew by the Commission in the manner set forth below: a. Commencing six months following the commissioning of the telecommunications facilities, semi annual reports of the results of the Raelio l=reeiuency emissions tests b'y' a eiualifieel RI= engineer, elemonstrating compliance with Conelition l={l) above, anel b. One year following the commissioning of the telecommunications facilities, a report elemonstrating that the elensity anel height of the lanelscaping arounel the ancillary facilities compounel complies with LOG S0.30 .01S(4)(g)(ii}, anel c. Commencing one year following the commissioning of the telecommunications facilities, annual reports of any noise complaints fileel with the City anel to which the operator of the facility was notifieel, regareling this facility's compliance with LOG 34.10.537 anel Conelition 1=(2) above . AT&T Radio Frequency Report, dated February 26, 2013 Landscaping Compliance Photos at&t DA TE: February 26, 2013 TO : Bill Youngbloo d , City of Lake Oswego Planning Department RE : Code Vi o lation PL88 -RF Emiss ions Dear Mr. Youngblood, In reference to yo ur letter dated February 25, 2013, regarding compliance to Condition F(I ). Anal ysis co mpl eted on February 26, 2013 has concluded that site PL88 is well within compliance of the FCC regulations. This facility transmits at frequencies in the range of 734 to 892 MHz and 1,9 30 to 2 , 14 5 MHz as lic ensed by the Federal Communications Commission. The wors t cas e general population exposure limit per the FCC Public Standards OET Bulletin 65 occurs at 73 4 MHz and is 0.4893 mW /cm2 . The worst case for the 1,500 to I 00,000 MHz band is l.O mW/ cm2• Data from the Table below shows the RF exposure values (within red rectangle) obtained from the study: • In the 734-892 MHz range, the worst case value is 0.016 mW/cm2 which is 3.02% of th e maximum (3 .27% correlated to 734 MHz) FCC value allowed> well below the maximum • In th e 1,500 MHz range, the worst case value is 0.017 mW/cm 2 which is 1.75% of the max im um FCC value allowed> well below the maximum Conclusion: The power d e nsity calculations for each sector of this facility are well below the maximum FC C exposure le e ls as outline in OET Bulletin 65. The pro posed facility will not cause other co- located facili t ies to exceed FCC ex posure standards and is categorically proven as safe, according to Federal Guidelines. I certi fy that t his infor mation is true to the best of my knowledge . Regards, / . ft1t 'Jt~ Jtl1f'------~ Ken Seymour, FCC License Number PG-13-16349 Enginee ring Man ager AT&T Mobility Site Data Table -PL88 PL88-734 -892 MHZ PL88-1,500-1 0 0,00 M Hz , Affidavit of Ken Seymour Ken Seymour being duly sworn deposes that he is a qualified and experienced Communications Engineer who is an Electronic Engineering graduate from the University of Portland and whose works are a matter of record with the Federal Communications Commission, the cities of Portland, Salem, Medford, Bend, Tacoma, Anchorage, Spokane, Seattle, and in numerous other jurisdictions throughout the Pacific NW. His professional FCC License Number is: PG-13-16349. Ken is an RF Engineering Manager for AT&T Mobility and is responsible for the Oregon, Washington, Alaska and Idaho Districts. He is experienced with MPE studies, RF Design, Interference mitigation, and evaluating radio facilities compliancy with FCC guidelines for human exposure from radio frequency radiation. I have reviewed this study and approve its findings. AT&T Mobility 503-724-6110 - � �� � . � - �; � � : . . . .a _ �� -��� � \ \ • . . - � �\ e , t . .� ��� �� . ` �Z � �� �) ��� � " � - � � ■� £ § a � , � . �� �� �¥f • �%. ����� Z_4 j4 � . IL - \� - .�. . . _ 2 rw & - \ dL� STAFF REPORT CITY OF LAKE OSWEGO -------PLANNING DIVISION----- PROPERTY OWNER/APPLICANT : FILE NO : Springs II at Lake Oswego, LLC LU 13 -0016 APPLICANT'S REPRESENTATIVE: STAFF : Myhre Group Architects, Inc Johanna Hastay TAX LOT REFERENCE : DATE OF REPORT: Tax Lots 5600 and 5601 ofTax Map 21E05CD May 24 , 2013 LOCATION : 120-DAY DECISION DATE : 3800 & 3900 Carman Drive September 3, 2013 COMP . PLAN DESCRIPTION : NEIGHBORHOOD ASSOCIATION: OC /R-3 Waluga ZONING DESIGNATION : DATE OF PUBLIC HEARING : OC /R-3 June 3, 2013 I. APPLICANT'S REQUEST The appl icant is request i ng approval of a Development Review perm it to construct a 5,800 sq . ft . single story addition to an existing congregate housing and a Minor Variance to construct an 8-foot tall fence around the residential care housing facility's courtyard. The applicant is also requesting approval to fully enclose an existing covered patio at the rear of the residential care housing facility. The proposal incorporates site improvements, including the removal of 16 trees . II. RECOMMENDATION Approval w ith condit ions . The complete list of cond it ions is prov ided on pages 16 -17 of this report . LU 13 -001 6 Page 1of19 Ill. APPLICABLE REGULATIONS A. City of Lake Oswego Community Development Code {Chapter LOC 50): LOC 50.02.001 LOC 50.03.002 .1 LOC 50.03.003.2.a LOC 50.04.001.3 LOC 50 .04.001.5 LOC 50.04.002 LOC 50.05.010 LOC 50.06.001.5 LOC 50 .06.002 LOC 50.06.003 .1 LOC 50.06.003.2 LOC 50.06.003.3 LOC 50.06.004 .1 LOC 50 .06.004.3 LOC 50.06 .005; 50 .07 .004.7 LOC 50 .06.006 .1 LOC 50.06.006.3.a; 50.07.004.1 LOC 50.06.008; 50.07.004.11 LOC 50.06 .011 LOC 50 .07.003.1.b LOC 50 .07 .003.6 LOC 50 .07.003.7 LOC 50.07.003.14 LOC 50 .08.002 Residential High Density Zone Residential Use Table Use Specific Standards for Residential Care Housing and Congregate Housing R-3 Residential High Density Zone Dimensional Table OC Commercial Zone Dimensional Table Special Street Setbacks Sensitive Lands Overlay District Building Design Parking Access On-site Circulation -Driveways and Fire Access Roads On -site Circulation -Bikeways, Walkway and Accessways Landscaping, Screening and Buffering Lighting Standard Park and Open Space Contributions Weak Foundation Soils Drainage Standard for Minor Development Utilities Vision Clearance Burden of Proof Effect of Decision Appeals Minor Development Decisions Minor Variances B. City of Lake Oswego Signs [LOC Chapter 47): LOC 47.03.005 -47.03.030.2 Signs C. City of Lake Oswego Tree Chapter [LOC Chapter 55]: LOC 55 .02 .010 -55.02.080 LOC 55.02.084 LOC 55.08.020 LOC 55 .08 .030 D. Prior Approvals: DR 13 -84 DR 4-95/SD 5-95, PD 3-05 LU 99 -0033 LU 10-0032 Tree Removal Mitigation Requirements Tree Protection Plan Required Tree Protection Measures Required LU 13-0016 Page 2 of 19 IV. FINDINGS A. Background/Existing Conditions: 1. The Springs II is a unified site of approximately 6.17 acres containing a 144-un it congregate housing (the applicant's materials describe it as an independent living facility or ILF) and a 29-unit residential care housing facility (referred to as an assisted living facility or ALF). Although developed separately, the two facilities are now under common ownership and are connected through a system of shared site amenities, i ncluding pedestrian pathways, driveways, and parking lots. The site abuts Carman Dr ive (a neighborhood collector) to the north, Daniel Way (a private street) to the west, and Davis Lane (a local street) to the east. 2. The subject site is split zoned OC/R-3 but is developed with a residential use. Per LOC 50 .02.002.e, the R-3 zone residential density and floor area standards will apply. For all other purposes, the proposal must comply with the OC zone commercial zone requirements. Properties surrounding the site are zoned R-3, R-5, NC, and OC/R -3 and are developed with a mix of single family dwellings to multifamily housing and commercial office development. 3. The City's Sensit ive Lands Atlas illustrates a Resource Protection District (stream corridor) along the western property line . No expansion of development is proposed within the resource but the ex isting ALF facility may be non -conforming to certain Sensitive Lands standards . V. REVIEW AND APPROVAL PROCEDURES A. Neighborhood Meeting Per LOC 50 .07.003 .1.f, the City Manager may require neighborhood contact pursuant to th is section prior to the filing of an application, if neighborhood contact is deemed to be beneficial. A neighborhood meeting was held on January 8, 2013 (Exhibit F5). B. Public Notice to Surrounding Area Pursuant to LOC 50 .07 .003 .3 .e, the City has provided adequate public notice and opportunity to comment on this application . No comments were received prior to the publication of this report. C. Burden of Proof: Per LOC 50.07.003 .1.b, the applicant for a development perm it shall bear the burden of proof that the application complies with all applicable review criteria or can be made to comp ly with applicable criteria by imposition of conditions of approval. The applicant has provided sufficient evidence to enable staff to eva l uate the proposal. These documents are fisted as exhibits at the end this report. LU 13-00 16 Page 3 of 19 1 D. Classification of Application LQC 50 .07 .003 .14.a.ii(6) and (16) describe the construction of an addition to a congregate housing facility, alteration of a residential care housing facility, and a Minor Variance to fence height all as minor developments . E. Minor Development-Criteria for Review of Application Per LQC 50.07 .003.14.d, for any minor development application to be approved, it shall first be established that the proposal complies with : 1. The requirements of the zone(s) in which it is located; R-3 Residential Zone [LOC 50.04.001.3) & OC Commercial Zone [LOC 50.04.001.5) The site is located in the QC/R -3 split zone but is developed with a resident ial use . Per LQC 50 .02.002 .e1, the only R-3 zone requirements that apply are the floor area and density standards. For all other purposes, the commercial standards of the QC zone will apply. The current request is for a 5,800 sq. ft . recreational use addition to an existing congregate hous ing facility, to fully enclose an existing covered patio area on the residential care housing facility, and a Minor Variance to construct an 8-foot fence (Exhibit Fl). The modifications will not increase the number of units in either facility and will not create additional traffic impacts on the surrounding neighborhood. The applicable R-3 and QC zone standards are listed in the matrix, below: Front Sides Rear Lot Coverage {OC zone) Floor Area (R -3 zone) Height (QC zone) none none none none none none 25% or 67 ,1 91 sq. ft. 1.2:1 or 322,517 sq. ft. 45 feet for the addition (more than 60 feet from a residential zone) 6.17 acres Existing, no change Existing, no change Existing, no change Existing, no change "'30 ft 23% or 67,656 sq. ft. 158 ,080 sq. ft. or .59 :1 including the addition and enclosed patio area Addition is approximately 20 feet in height On March 20, 2013, Ord inance 2526 was adopted which clarifies which zone dimensiona l standards apply in the case of a split/mixed -use zone designat io n. The app lication was submitted on March 22, 2013 ; therefore, the current standard applies. The applicant's materials refe rence the prior code interpretation which requ ired a residential development in a split/mixed use zone like R-3/0C to fully comply with the residential zone standards. LU 13-0016 Page 4 of 19 As shown in Exhibits E2, E6, and Fl and the matrix, above, the congregate housing addition complies with all of the site development limitations of the OC and R-3 zones, as applicable. The proposed enclosed patio on the residential care facility is located under the cantilevered second floor of the existing building; enclosure will not impact lot coverage, setbacks, or height. The new floor area associated with the enclosure, 1,632 sq. ft., is not accounted for in the applicant's narrative (Exhibit.Fl). As shown in the matrix above, the floor area total is still under the maximum allowed. This standard is met. Use Specific Standards for Residential Care Housing and Congregate Housing [LOC 50.03.003.2.a] The following are general standards that apply to residential care and congregate housing projects in the R-3 zone: (1) Any site to be used for residential care housing or congregate housing shall be at least one- half acre in size. All abutting property, which is in one ownership or the subject of o joint application involving more than one ownership, shall be considered os the site. The two abutting tax lots are under common ownership and make up a unified site that is 6 .17 acres in size (Exhibits E2 and Fl). This standard is met. (2) All requirements of the underlying zone, such as lot coverage, height limitations, setbacks ond of the Loke Oswego Code generally, shall be complied with unless modified by this section. However, there are no density limitations on the number of residential core or congregate housing living units, which moy be developed, provided all the other requirements of the Code and other governmental regulatory agencies are met. As reviewed , above, the proposed development complies with the underlying zone standards . The proposal does not increase density in that no new units are proposed w ith this application in either building (Exhibits E9 and Fl-F2). This standard is met. (3) Within the allowed single-and multi-family zones, residential core housing and congregate housing shall be permitted only on those properties which abut a major or minor arterial or a major collector or neighborhood collector. Access to the development site shall be by the street with the highest classification unless prohibited by access constraints. The site abuts Carman Drive which is a neighborhood collector. The existing three main access points are taken from Carman Drive, the highest classified street (Exhibit E2). The site also has an access point on Davis Lane which is a local street. No changes to the existing access points are proposed with this application (Exh i bit Fl). This standard is met as existing . (4) Any building to be occupied for residential care housing and congregate housing shall be designed or renovated specifically for this use . Any required regulatory licenses shall be obtained before residents occupy the building. The existing development was designed and constructed as residential care housing and congregate housing. The proposal is for new floor area serving those residential uses; the applicant's narrative states that all regulatory licenses will be obta i ned for the new services (Exhibit Fl). Compliance with this standard will be made a condition of approval. As conditioned, this standard is met. LU 13 -00 16 Page 5 of 19 (5) All public services shall be available and have the capacity ta serve the facility. The existing development is served by public services. The proposed development will be served by the existing services without diminishing their service capacity (Exhibit Fl). This standard is met. (6) Site design shall illustrate the accommodation of the special accessibility needs of those with varying levels of disabilities such as grade and width of walkways, exterior lighting , signage, resident parking, and orientation of entrances, which emphasize easy recognition. The proposed site improvements include an accessible memory care courtyard, upgraded internal living areas, and new access i ble patios and pathways that comply with ADA width and grade requirements (Exhibits E6 and Fl). The applicant's materials demonstrate that the residents' varying access i bility needs continue to be or will be met (Exhibits E6 and Fl). This standard is met. (7) Buffering and screening of the facility with fences , walls ond landscaping shall be required to mitigate external noise and other disruptive conditions from surrounding uses such as light glare . Landscaping is provided for the congregate housing addition (Exhibits ElS and Fl}. The addition is located so that existing building screens the abutting residential neighborhoods from all visual and noise impacts {Exhibits E2 and E3). All new lights incorporate shields to restrict glare on abutting properties (Exhibit E17}. The proposed 8-foot fence around the memory care facility's outdoor courtyard will ensure full screening and buffering for that outdoor use (Exhibit E6}. Staff finds that impacts from new development will be mitigated as proposed . This standard is met. (B) At least 20% of the development site exclus ive of areas required for park land and sensitive lands protection shall be landscaped . The required landscaped area is inclusive of landscaping required for parking lots, and within required buffer areas . Landscaping may include courtyards, raised beds ond planters, espaliers, arbors and trellises . The applicant's materials demonstr ate that, after development and exclusive of the RP District, the remaining lands caped area on the unified site exceeds 20% of the site (Exhibit E8 and Fl). This standard is met. (9) Large expanses of paving , including off-s treet parking and loading areas, shall be landscaped. These areas shall be shall be buffered and screened from adjoining land uses with landscaping . Trees shall be integral to the landscaping plan and incorporated into parking lot design to provide for shade and surface water runoff and quality benefits . There are no changes proposed to the landscaped portions of the exis t ing parking lot and loading areas (Exhibit Fl}. This standard is either met or is permitted to conti nue as non - conforming (LOC 50 .01 .006.1.d}. LU 13-0016 Page 6 of 19 (10) Buildings and the development site shall be designed w i th a residential character and theme. Development in the EC zone is subject to the requirements of LDC 50.05 .004, Downtown Redevelopment Design District. If a conflict exists between LOC 50.05.004 and the requirements below, LOC 50.05.004 shall prevail. To achieve a residential character and theme, the reviewing authority may require design elements including, but not limited to, any or all of the following: (a) Complex massing and asymmetrical building composition; The applicant's narrative and building elevations demonstrate that the add ition reflects the complex massing and asymmetrical composition of the existing building (Exhib its ElO and F1). This standard is met. (b} Use of masonry, wood or wood appearing composites as exterior cladding materials; As shown on the elevation drawings and materials board, the proposed exterior siding is primarily wood composite horizontal sid i ng with stone veneer accents (Exhibits ElO and E18). Th is standard is met. (c) Use of harmonious building materials and earth ond muted tone colors ond compatible color accents; The color and materials board illustrates the proposed exterior materials for both the addition and the patio enclosure will match and complement the color schemes of the .ex i sting buildings (Exhibit E18). All painted portions will be in muted earth colors (Exhibit E18). This standard is met. (d) Lush lands capi ng includi ng the use of border plantings ond trees throughout the developmen t site. The landscape plans show all new development is fully landscaped with a va ri et y of trees, sh r ubs, and ground covers (Exhibit ElS}. This standard is met. (11) Monotony of design in single or multiple bu ildings shall be avoided. Var i ation of detail, form, and building siting shall be used to enhan ce design qua lity. To achieve these objectives, the revi ewing authori ty may impose requirements including, but not lim ited to, ony or o ll of the following: (a) No continuous blank walls shall be allowed along the public front of the buildings and shall not exceed 25 linear ft. without w indows, recess, or change of plane. Appropriate use of windows shall be made to provide scale with the amount of fenestration or glazing proportional to the mass of the building facade. No cont i nuous blank walls fronting the public area are proposed {Exhibit ElO); therefore, no conditions of approval are necessary . This standard is not appl icable . (b) Architectural features and accents such as bay windows, gables, dormers and projecting eaves shall be used to break up roof expanses . Verandas and projecting balcon ies shall be used where sofe ond practical. LU 13-0016 Page 7 of 19 .. ... As the proposed addition incorporates a rooftop deck, the addition's roof expanse is broken up naturally (Exhibits E9 and ElO}. The proposed alteration of the residential care patio is under an existing roof form and no alteration of the roof will occur as a result of this development (Exhibit ElO). This standard is either met or is permitted to continue as non -conforming (LOC 50.01.006.1.d}. (c) Roof materials shall cons ist of cedar shingles, tiles, or three tab composite shingles in dark gray, green or black colors. Metal roofs and colored roofs, other than those mentioned above, and mansard or decorative roof forms are prohibi ted. As shown on the color and materials board, the proposed roof material consists of dark grey architectural composite asphalt sh ingles that match the existing roofing (Exhibit E18). No conditions are necessary . This standard is met. Staff finds that the proposed design avoids monotony of design through the use of complex massing, varied siding materials and colors, and the judicious use of fenestration on all elevations . This standard is met. (12) Buildings shall use materials that are architecturally harmonious for all walls and exterior components . To achieve this objective, the reviewing authority may impose requirements including, but not limited to, the following : (a) Materials for building walls may consist of wood shingle, brick, horizontal wood or composite wood siding, stone, masonry, concrete block which mimics stone, brick or other masonry. Stucco and timbers shall be allowed on gable ends only. As the app licant is proposing composite wood siding (Exhibits ElO, El8, and Fl), no conditions of approval are necessary . This standard is met. (b) The following exterior materials are not allowed: EIFS or other synthetic stucco material; metal panels; flagstone; plywood paneling; vinyl cladding; mirrored glass ; standard form concrete block; backlit fabrics . None of the proh i bited materi als are proposed (Exhib its El8 and Fl). No conditions of approval are necessary. This standard is met. (13) Building vents and mechanical devices shall be screened from view with materials harmonious to the building. Ex terior site elements such as st orage, trash collection areas and noise generating equipment shall be located away from abutting propert y lines and sight- obscuring fencing and landscaping shall be used to screen and b uffer these areas . No new trash collection areas are proposed and all new storage is incorporated into the proposed congregate housing add ition's lower floor (Exhibit Fl). The applicant proposes to relocate a transformer which will be fully screened as shown on the landscape plans (Exh ibit ElS). This standard is met. (14) Access to public and commerci al services, parks and other recreation areas, churches, shopping, and other places frequented by the public in the course of daily life shall be made available to the residents through a transport service privately pr ovided by the residential care housing facility. LU 13-0016 Page 8 of 19 As discussed in the applicant's supplemental report, both the residential care housing and congregate housing residents are served by an existing transportation service that allows them to fully meet their off-site daily needs (Exhibit F3). This standard is met. {15) Access to public sidewalks and/or pathways shall be provided. Street crossings bordering on streets three lanes and forger shall be located at traffic light controlled crossings . Crossings on two lone streets classified as either collectors or arterials moy occur at sign controlled intersections . All other crossings may occur at non -controlled intersections provided that safe sight distance per the AASHTO Standards is present. When projects ore located on streets greater th on 10,000 ADT ond it can reasonably be expected that future residents will cross these streets, o traffic study shall be required to show that safe sight distance and adequate traffic "gaps" exist to allow safe crossing. The existing walkway system fully connects all portions of the site and both facilities to the public sidewalks along Carman Drive and Davis lane (Exhibits ES and E6). No new street crossings are proposed or required with this application. This standard is met. Staff finds that the proposed development meets the use specific standards for residential care housing facilities and congregate housing. This standard is met. Sensitive lands Overlay District [lOC 50.05.010) The purpose of the sensitive lands d istricts, as designated on the City's Natural Resources Inventory Maps, is to protect the functions and values of wetlands, stream corridors and tree groves on lands with environmental or natural significance . There is an undelineated RP district on the westerly portion of the site (Exhibit E2). The City's Natural Resource planner reviewed the proposa l and determined that the courtyard area that is within the protected riparian area is already developed , and that the proposal includes i nstalling a fence and enclosing an existing -covered patio-the footprint of the courtyard will not change. The proposed development is exempt from the environmental review requirements (lOC 50 .05 .0102 .c) and delineation is not necessary; therefore, these standards do not apply. 2. The Development Standards applicable to minor developments; Building Design Standards for Institutional Development [LOC 50.06.001.5) The building design standards are applicable to all minor and ma j or development involving residential care housing facilities or congregate housing . As prescribed by th is standard , buildings are to be designed and located to complement and preserve existing buildings and other elements of the built environment. Where ex isting build i ngs are to remain on site, new development shall be designed to integrate the remain i ng buildings i nto the overall design with regard to materials, roof lines, height and overall proportions. Buildings are to be designed to complement and preserve natural land forms, trees, shrubs and other natural vegetation. The app l icant is proposing a 5,800 sq . ft . addition to the rear of the existing congregate housing facility (Exhibits E6 and Fl). The applicant is also proposing to enclose a small existing covered patio at the rear of the residential care housing facility (Exhibits E6 and Fl). In both cases , the applicant's narrative, building elevations, and materials board demonstrate that the addition and enclosed patio are designed to complement the existing build i ngs on the si t e with regards to style, materia ls, colors, and massing (Exh i bits E7 , ElO , E14, El8, and Fl). LU 13-0016 Page 9 of 19 The height of the one-story addition is much lower than the existing congregate housing and the applicant proposes to install dense landscaping around the perimeter of the addition to help integrate it into the site (Exhibits ElO and E15). The enclosed patio will be sided in the same horizontal lap siding as the existing facility (Exhibit E10). All architectural elements and fenestration will match their counterparts on the existing buildings (Exhibits E14 and E16-E17). Extensive grading is not necessary to site the larger addition and completely avoided with the patio enclosure. The proposal does require the removal of 16 smaller decorative trees but proposed development is located to preserve the numerous mature Oregon white oaks scattered throughout the site (Exhibit Ell). Staff finds that the proposed development complies with these standards . Parking [LOC 50.06.002] Vehicle Parking This standard applies to all development that generates a parking need, including remodels of existing structures that increase on -site parking requirements . The existing on -site parking lots were approved in 1984 (congregate housing) and 1995 (residential care housing facility). The applicant has provided a letter that states the new floor area associated with the congregate care facility will not increase the level of existing staff and does not incorporate any additional residential units (Exhib it F2). The enclosed patio area will also not require additional staff or increase the number of residents. As such, the proposed development does not generate an additional parking need beyond what is currently provided by the existing parking facilities. This portion of the standard is met as existing. Bicycle Parking The parking standard also requires one bicycle space per 20 residents . As discussed above, the pro po sed development does not increase the number of residential units or actual residents over wh at was previously approved. Therefore, the proposed development does not generate an additional bicycle parking need beyond what is currently provided by the existing bicycle parking facilities . This portion of the standard is met as existing. Access/ Access lanes (Flag Lots) [LOC 50.06.003.1] This s ~::i ndard is applicable to construction or alteration of institutional development, and establ ishes minimum street frontages and construction standards for access . Every lot shall abut a street for 25 feet . The site abuts Carman Drive for more than 25 feet (Exhibit El}. The site is currently served by four access points -one egress driveway and two ingress/egress driveways along the Carman Drive, and an egress driveway along the Davis Lane frontage (Exhibit E2). The applicant does not propose any new access points to the site or any modifications to the existing points (Exh ibi t Fl}. This standard is met. On-Site Circulation -Driveways and Fire Access Roads [LOC 50.06.003.2) This standard contains the geometric des ign standards for driveways that serve as fire access roads, and other design features such as slope and width of driveway approaches . This section is applicable to all development proposing a new use or an increased use on a site which will result in the increased use of driveways and parking lot aisles, and prescribes standards for driveway design, width, and grade . For institutional uses, driveway width is lim ited to 24 feet. LU 13-0016 Page 10 of 19 There are four access points located along two of the site's frontages (Exhibit E2). The existing main driveway on the Carman Drive frontage is approximately 30 feet in width but no modifications to it are proposed (Exhibits E2 and Fl). No modifications to the other driveway grades or approaches are proposed at this time . The proposed development neither proposes a new use or increased use on a site which will result in the increased use of driveways and parking lot aisles . This standard is not applicable . On-Site Circulation -Bikeways, Walkways, and Access-ways [LOC 50.06.003.3) This section is applicable to all development involving the construction of a new structure other than a detached single-family dwelling, duplex, or accessory structure, and subdivisions and planned developments. This section is also applicable to modifications which increase the square footage of an institutional building by more than 10 percent. For the purposes of this section , an "existing building" is a building as it exists on February 19, 1998. The applicant has provided a site plan that includes a pedestrian circulation plan for the site (Exhibit E6). The plan is connected to the existing commercial office development to the south of the site but connections to other properties other than the street system are not feasible . The public entrances of both buildings are already connected by walkways to public sidewalks along the Carman Drive and Davis Lane frontages. The on -site .ADA -compliant walkways connect the two buildings and all outs ide amenities. Other than the relocation of a portion of the southerly walkway that is in the area of the new addition, no modifications are proposed with this application (Exhibits E6 and Fl). Staff finds that the relocated w alkway will fully comply with these standards. This standard is met. Landscaping, Screening and Buffering [LOC 50.06.004.1) This standard applies to all development and requires such development to provide 15% of gross land area in landscaping, and to prov ide street trees at the proper spacing for the trees . As noted in the applicant's narrative, over 40% of the site after the addition w ill remain as landscaping (Exhibits ES and Fl). The applicant has provided landscape plan s that show dense landscaping with a variety of ground cover, shrubs and. trees around the new congregate housing add ition and around the two residential care patios (Exhibit ElS). This standard also requires screen i ng and bufferi ng to mitigate noise and lighting, screening of utility and storage areas and parking lots, and separation between dissimilar uses [LOC 50 .06 .004 .1.b.vi]. Staff agrees with the applicant's finding that the proposed and exist i ng landscap i ng (along with the layout and distance of ex isting bui ldings) will provide sufficient screen i ng and buffering of both facilities' outdoor areas to m itigate any negative impacts on adjacent residences (Exhibit Fl). This standard is met. Fences [LOC 50.06.004.2) Minor Variance Criteria and Analysis [LOC 50.08 .002) The max i mum height for a fence located within mixed use commercial/residential zones i s six feet. This site carries an OC/R -3 split zone designation which is considered a mixed use zone. The proposed fence subject to this application is eight feet in height and loca t ed along the edge of the existing back patio of the residential care facility {E xh i bits E?? and F??). The applicant is correctly requesting a M i nor Varian ce to this standard . LU 13-001 6 Page 11 of19 Minor Variances are small changes from the Code requirements that will have minimal .effect on adjacent properties or users. The applicant has applied for a 2-foot exception to the 6-foot maximum fence height in order to meet State fence regulations regarding secure outdoor areas for Memory Care facilities. The applicant's request falls within the parameters of a Minor Variance per LOC 50.08.002.3(f). Per LOC 50.08.002.2.a, a Minor Variance may be granted if it is established that: (1) The granting of the variance will not be detrimental to the public health or safety, or materially injurious to properties or improvements within 300 feet of the property; and The applicant's narrative (Exhibit Fl) explains that the fence is not detrimental to public health or safety as it does not impede accessibility by Fire and Emergency vehicles. It is also not injurious to properties with 300 feet of the property as it is located behind and below the existing residential care facility and is fully screened by mature evergreen trees, rendering it invisible from the street and adjacent properties (Exhibits E2-E3, E6, and Fl). This criterion is met. (2) The proposed development will not adversely affect existing physical and natural systems such as traffic, drainage, Oswego Lake, hillsides, designated sensitive lands, historic resources, or parks, and the potential for abutting properties to use solar energy devices any more than would occur if the development were located as specified by the requirements of the zone. While there is a designated stream corridor on the subject property, the location of the proposed fence is around a previously developed courtyard; the. footprint of the existing residential care housing facility will not increase (Exhibit E6). The property does not abut Oswego Lake. The fence will have no adverse effect on drainage patterns on site because the site's existing drainage patterns will not be altered. Because the fence is much lower in height than the existing facility, the 8-foot fence does not prevent adjacent property owners from utilizing solar energy devices if so desired (Exhibits E2-E3). This criterion is met. Staff finds that the requested variance will not be materially injurious or have an adverse effect on existing physical and natural systems . This standard is met. Lighting Standards (LOC 50.06.004.3) This standard is applicable when development will increase use of public and private streets, public pathways and accessways, or parking lots. The applicant's narrative states that there will be no increased use of public streets, public pathways, or of the parking lot proposed with this application (Exhibit Fl}. Neverth _eless, the applicant is proposing new pathway lights that may not comply with the lighting standards that require low level lighting of less than 0 .3 average foot- candles and with a maximum uniformity of illuminating ratio not to exceed 20:1 (Exhibit E13). The site lighting plan shows nine new pathway lights but notes that photometric date is not available for the proposed lights (Exhibits E13 and E17). As a condition of approval, the applicant should provide an updated lighting/photometric plan at the time of building permit review that demonstrates that the foot-candle illumination level at the property is zero and is updated to include photometric data on the proposed pathway lights, a 0.3 average foot-candle, and maximum uniform illumination ratio not to exceed 20 :1. As conditioned, this standard is met. LU 13-0016 Page 12 of 19 Park and Open Space [LOC 50.06.005] Allcongregate housing and residential care housing development shall provide open space or park land in an aggregate amount equal to or at least 20% of the gross land area of the development. The site has a gross land area of 268,764 square feet, with a minimum of 53,755 sq. ft (or 20%) of park and open space provided as a combination of open areas and stream corridor (Exhibits ES and Fl). This standard is met. Weak Foundation Soils [LOC 50.06.006.1) This standard applies to all development that will invo lve proposed structures located in areas · identified as having a slide potential as shown in the Weak Foundation Soils Atlas. The applicant's narrative states that they will comply with these standards at the time of building permit review {Exhibit Fl). As a condition of approval, at the time of building permit review the applicant should provide a geotechnical report signed by a registered geotechnical engineer and should incorporate all structural and foundation recommendations outlined in the report, to the satisfaction of the Building Official. As conditioned, this standard can be met. Drainage Standard for Minor Development [LOC 50.06.006.3.a.ii] This standard requires that drainage improvements be provided to ensure that the proposed development will not adversely affect surrounding properties. In addition, this standard requires design features to minimize pollutants from entering the storm water system and that the intensity of runoff rates are mainta ined at their natural undeveloped level. The determination of whether or not the application meets the drainage requirements of LOC 50 .06.006.3.b is under the review authority of the City Manager or City Engineer. The app lica nt has submitted a stormwater report prepared by AAI Engineering, dated April 22, 2013 {Exhibits Fl and F4). Stormwater management will be provided by constructing four flow- through planters along the side of the congregate housing addition (Exhibits E12 and Fl). The emergency overflow from the planter boxes will be routed to an existing public 12-inch storm line that runs across the south portion of the site that conveys dra ina ge to existing detention ponds located at the southwest corner of the site (Exhibits Fl and F4). The final design regarding the storm management facilities will be reviewed prior to building permit issuance . Any deviation from the submitted preliminary design layout shall be subject to review and approva l of the City Engineer. All on-site storm water facilit ies will be private (except the 12 -i nch public line) and the owner will be required to submit an operations and maintenance plan and record a Declaration of Covenant for Operation and Maintenance of Surface Water Management Facilities for the new stormwater facilities prior to issuance of the building permit. This will be made a condition of approval. As conditioned, this standard is met. Utilities [LOC 50.06.008) The site is served by water, electr ic , phone, and sanitary sewer services . The Fire Marshal has found that the existing fire hydrant location and water flow for fire protection are adequate (Exh i bit F6). No new utility lines are proposed or necessary with this application with the exception of the new storm water facilities discussed, above . Compliance w ith this standard will be assured at the time of building permit application. LU 13-0016 Page 13 of 19 Vision Clearance [LOC 50.06.011] This standard requires that no vegetation, fence or signage higher than 30 inches be located within a "vision clearance triangle " for driveways that provide egress from a site . The applicant's materials indicate that the v ision clearance triangles for driveways providing both ingress and egress all comply with these standards (Exhibits EB and Fl). This standard is met. 3. Any additional statutory, or Lake Oswego Code provisions which may be applicable to the specific minor development application.; City of Lake Oswego Sign Code [LOC Chapter 47] A proposed sign is reviewed for compliance with the specific size, locat i on , and design standards applicable to all permanent signs in the R-3 zone per the Sign Code. Because no sign permit applications are i ncluded as a part of this application, this d i scuss ion is intended to be informative to the applicant, in preparation of a future sign permit application . Approval of plans that depict of signage location and general size should not be considered approval of any signage . For a congregate housing or resident ial care housing facility in the R-3 zone, the applicant may apply for e ither a 16-square foot free-standing sign or a wall sign attached to the bu i lding . The applicant has included a proposed sign design (Exhibit E14) that shows a new 16-square foot monument sign at the main driveway entrance on Carman Drive . The applicant's narrative indicates that, besides certain incidental signs for directional purposes , this is the extent of the proposed signage on the site (Exhibit Fl). All future signage shall comply w ith the provis ions of the Sign Code [LOC 47 .10.405]. Sign perm its . will be required and each proposed sign will be reviewed for compliance when the sign pe r mit application is rece ived . This standard can be met at the time of sign applicati o n. City of Lake Oswego Tree Code [LOC Chapter 55) Tree Removal As illustrated in Exhibit Ell, there are numerous trees on the site that are five inches in diameter or greater, including a number of mature Oregon white oaks . The applicant is requesting to remove 16 dec iduous and evergreen t rees in order to constru ct the congregate housing addition and the associated site improvements . Trees proposed for removal in conjunction with major or minor development can be granted tree removal perm its if the following four criteria are met : (1) The removal is for development purposes pursuant to the City Code; The remova I of these trees is necessary because they are located in the area of the proposed development (Exhibit Ell). (2) The removal will not have a significant negative impact on erosion , soil stability, flow of surface waters, protection of adjacent trees , or existing windbreaks; LU 13 -00 16 Page 14 of 19 The removal will not have a significant negative impact on erosion, soil stability, or flow of surface waters because the area of removal will be developed with an add ition and proposed drainage improvements will be designed to handle storm runoff for all new impervious surfaces (Exhibits Ell, Fl, and F4). The removal will also not have a significant impact on protection of adjacent trees or existing windbreaks because the trees are smaller i n stature, located in a lee of the existing congregate housing, and separated far enough from each other and other trees that they do not provide windbreaks (Exhibit ES - E6, and Ell). (3) The removal will not have a significant negative impact on the character, aesthetics, or property values of the neighborhood, except where alternatives to tree removal have been considered and no reasonable alternative exists to allow the property ta be used as permitted in the zone; and The proposed tree removal will not have a significant negative impact on the character, aesthetics or property values of the neighborhood because these trees are not tall and are located be~ind the facility and below the street level locations that do not contribute to the treed character of the neighborhood (Exhibit ES). (4) The removal is not for the sole purpose of providing or enhancing views . The trees are not be i ng removed for view enhancement because removal will not improve any views, For the reasons outl i ned above, staff concludes that the removal request for the 16 trees complies w ith the applicable criteria and may be approved. The applicant w ill be required to apply for a verification tree removal permit for the trees prior to approval of any grading or building permit. Mitigation Any tree approved for removal under the Type II analysis shall be mitigated at a minimum 1:1 ration. Mitigation trees shall have a minimum 2-inch caliper diameter for deciduous _ trees and a minimum 6-8 foot height (excluding leader) for evergreen trees . The applicant will be required to subm it a tree 'mitigation or landscape plan w ith the verifi cation tree removal application showing the size , species and location of the mitigation tree in compliance with the m i ni mum mitigation requirements . Tree Protection The Code requires tree protection measures when a tree protection zone or drip line of a tree is within the construction zone, whether on or off-site [LOC 55.08 .030(1)). There are several trees in the vicinity of work areas may need tree protect ion during site development. The protective fencing shall be placed at the tree protection zone , which is the zone requ i red to protect the critical root area necessary for the continued health of the trees . The applicant should propose the tree protection zone for each tree , for review and approval by City staff, on site . As required by LOC 55 .08 .030(7), no constructi on , excavat ion, root pruning or other activity shall occur within the tree protection zone unless directed by an ar borist present on site and approved by the City . LU 13-001 6 Page 15 of 19 A note should be placed on the construction documents that informs the site contractors about the necessity of preventing damage to these trees, including bark and root zone, and that no materials should be stored or compaction occur within the root zones of the adjacent trees [LOC 55.08.030]. The contractor shall be subject to fines, penalties and mitigation for trees that are damaged or destroyed during construction. As a condition of approval, as required by LOC 55.08 .02 arid 55.08 .030, a tree protection plan shall be submitted with the building permit plans for staff review and approval. Tree protection measures must be installed prior to issuance of any grading or building permits . Tree protection fencing consists of 6-foot high chain link fencing supported by 6-foot high metal posts, placed a maximum of ten feet apart. 4. Any conditions of approval imposed as part of an approved OOPS or prior development permit affecting the subject property. The conditions of approval imposed by prior development permits will continue to apply. VI. CONCLUSION Based upon the information provided by the applicant and the findings presented within this report, staff concludes that LU 13-0016, as conditioned, complies with all of the applicable criteria. VII. RECOMMENDATION Approval of LU 13-0005 with the following conditions : A. Prior to Issuance of any Building permits, the Applicant/Owner Shall : 1. Submit final site and building plans for review and approval of staff that are the same or substantially similar to the site plan, floor plans, landscape plan, cutsheets, and building elevations illustrated on Exhibits E6-E12 and E14 -E17, to the satisfact ion of staff. 2. Provide a geotechnical report prepared and signed by a registered soils engineer and incorporate all structural and foundation recommendations outlined in the report, to the satisfaction of the Build i ng Official. 3. Provide a final private storm water management design . Any deviation from the submitted preliminary design layout shall be subject to review and approval of the City Engineer. The fina l design shall include an operations and maintenance plan for the on - site stormwater facilities to the satisfaction of the City Engineer. This plan shall be recorded with the County Recorder's Office. 4. Provide a revised lighting/photometric plan {Exhibit E13} that i ncludes complete photometric data on the proposed pathway lights, demonstrates that the foot-candle illumi nation level at south property line is zero, and shows a 0.3 average foot-candle and maximum uniform illuminat ion ratio of 20:1. LU 13 -0016 Page 16 of 19 5. Apply for and obtain a verification tree removal perm it for the 16 trees approved by this application. The verification tree removal application submittal shall include an 8Yz'' x 11" copy of the tree removal plan and a mitigation plan showing replacement trees on a 1:1 basis. Replacement trees shall not be dwarf or ornamental varieties and shall be at least two inches in caliper if deciduous or at least 6-8 feet tall (excluding the leader) if evergreens. B. Prior to any Final Building Inspection or Occupancy of any Structure, the Applicant/Owner Shall: 1. Install all landscaping including mitigation trees, as required by Conditions A(l) and A(5), above. 2. Provide a one-year guarantee (one 12-month growing season from the date of installation) for all landscape materials, pursuant to LOC 50.06.010.2. The guarantee sha II consist of a security in the amount of five percent of the total landscaping cost. The applicant/owner shall also submit a landscape maintenance plan for review and approval of City staff. 3. Provide verification that all regulatory licenses are obtained for .the new services . Code Requirements: 1. Expiration of Development Permit: Per LOC 50.07.003 .17, the Development Review permit _ approved by this decisio _n shall expire three years following the effective date of this approval, and can be extended by the City Manager pursuant to the provisions of this section. 2-Tree Protection: Submit a tree protection permit application as required by LOC 55.08 .020 and 55.08.030 for review and approval of staff, including off-site trees that are within the construction zone. This plan shall be attached to the construction documents or printed on the construction site plans, and shall include: a. The location of temporary tree protection fencing, consisting of a minimum 6-foot high cyclone fence secured by steel posts, around the tree protection zone, or as recommended by the project arborist and approved by the City . b. A note stating that no fill or compaction shall occur within the critical root zones of any of the trees, or that iffill or compaction is unavoidable, measures will be taken as recommended by a certified arborist to reduce or mitigate the impact of the fill or compaction . Such measures shall be clearly outlined in the tree protection plan . The note shall also info rm contractors that the project arborist shall be on site and oversee all construction activities within the tree protection zone. c. A note that clearly informs all site contractors about the necessity of preventing damage to the trees, including bark and root zone . The applicant and contractor(s) shall be subject to fines, pena lties and mitigation for trees that are damaged or destroyed during construction . LU 13-0016 Page 17 of 19 d . A sign shall be attached to the tree protection fencing, which states that inside the fencing is a tree protection zone, not to be disturbed unless prior approval has been obtained from the City Manager and project arborist. 1. Development plans review, permit approval, and inspections by the City of Lake Oswego Development Review Section are limited to compliance with the Lake Oswego Community Development Code, and other applicable codes and regulations. The applicants are advised to review plans for compliance with applicable state and federal laws and regulations that could relate to the development, e.g., Americans with Disabilities Act, Endangered Species Act . City staff may advise the applicants of issues regarding state and federal laws that the City staff member believes would be helpful to the applicants, but any such advice or comment is not a determination or interpretation of federal or state law or regulation . ... .. 2. The applicant is advised to take part in a Post Land Use Approval meeting . City staff would like to offer you an opportunity 'o meet and discuss this decision and the conditions of approval necessary to finalize the project. The purpose of the meeting is to ensure you understand all the conditions and to identify other permits necessary to complete the project. If you like to take advantage of this meeting, please contact the staff coordinator at {503) 635-0290. 3. The land use approval for this project does not imply approval of a particular design, product, material, size, method of work, or layout of public infrastructure except where a condition of approval has been devised to control a particular design element or material. EXHIBITS A. Notice of Appeal: (No current exhibits; reserved for hearing use) B. Findings, Conclusions and Order: (No current exhibits; reserved for hearing use) C. Minutes: (No current exhibits; reserved for hearing use) D. Staff Report: (No current exhibits; reserved for hearing use) E. GRAPHICS/PLANS El Tax Map E2 Survey of Existing Conditions (5 pages) E3 Site Vicinity Map E4 Zoning Map ES Existing Conditions Photos (3 pages) E6 Proposed Site Plans (5 pages) E7 Perspective Drawings (3 pages) EB Architectural Site Plan E9 Proposed Floor Plans (3 pages) ElO Proposed Building Elevations (9 pages) Ell Tree Removal and Mitigation Plans (2 pages) El2 Grading Plans (2 pages) LU 13-0016 Page 18 of 19 E13 Lighting Plans (2 pages) E14 Architectural Details (4 pages) E15 Landscape Plans (3 pages) E16 Door and Window Cutsheets (9 pages) E17 Light Cutsheets (10 pages) E18 Color and Materials Board F. WRITTEN MATERIALS Fl Applicant's Narrative F2 Applicant's Staffing Level Report, dated April 24, 2013 F3 Applicant's Private Transit Services Report, dated April 244, 2013 F4 Stormwater Report, prepared by AAI Engineering, Inc, dated April 22, 2013 FS Neighborhood Meeting Information F6 Fire Marshal Memo G. LETTERS: . Neither for nor Against: (Gl-99) None Support: (Gl00-199) None Opposition: (G200-) None Date of Application Submittal: March 22, 2013 Date Application Determined to be Complete : May 6, 2013 State Mandated 120-Day Rule : September 3, 2013 LU 13-0016 Page 19of19 ··-... Q. "' ·:t ,.,. "' ... "' 2 IE 5CD LAKE OSWEGO 800KEI : l, \ I I ' 1 DOC\Jf,jElfr NO • . 2007-026JO~ .·I f(o(-::r.iot•'' ti,/l(W'i.tm•-· I I I ~E ~.,i :iACREAC£ . < ESTAlES ·.PlAT .NO.' 2 .· ·· · -· ... 0 p'ttroY« .. ;~xtyo :::.:,:,.,~ -• .......... ·•--•-::.roa11'(.t""f1S trilb'ltl . "'"" i/111Cf 111ff!D .... ~;.~·.,.~;;._ ...... ___ _._ --.•. ~. -~ ·. f~ oiott. ·<·'·, ~~~= ·~;&=::;·~:}:.-:,_·.. ,;'. ·.,···· ......... ·.-.. . .. · .. ~ ... .. · .. ~ ··.-·. 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'~ ,· .-~ . . ' .. , .: ·.; ... .··:. '. .. .. ... ~ .~ ·. /'\ .. _, .• ' ./ ,. : .. --~ .. . ·,·: ~-=· : .... ,·.· ·' , ·._ .. ·· .·:·- •, _.._ ·r· > '. ... ;.• <3 .. . rv.<15 • ... LOCAlED IN THE SOOTHEAST ONE-QUARTER or lHE SOUTHWEST ONE-QUARTER or SECTION 5, TOWNSHIP 2 SOU TH , RANGE. 1 EAST, or THE WlU..AM£TTE MERIDIAN a ry or LAKE OS'41£GD, Cl.ACKAMAS COUNTY, ~GON flElD WORK OATES: 10/15/W12 ANO 10/16/2012 0 iO 7.J 40 ~--j ~£-;• .. 10· BASIS Of BEARINGS · VERTICAL PATUM · c.!'IA'IDf OATUll· ~ ~CJTTO'l N!(OStC«IMASSl!r.ICO';t!..:S UICA'iOt I0" '6"wlll 4T l:s CDWJll t;ll'" IQl\ISf ... TNCI ~Oll'J'of. flC'h,llOt.lU ... 111 SCA!.! 1·-100· HOR!ZDNTllL QAilJM . _ $1EO .W®encit( . ....... -.· ·111r:1 ... m :UtC •~~ "(::::. ··:-. ; __ ..... ·_:.::;<-'::-;.;:.: .. /: >_":·.·:.Jff-t:-·ii:E ·~.;~ ·.:·:·: . :."'llJ($•.111U mnil't'N4~ · .. _,___,;.,., __ ,_ 1*5.f(!:, o=::=) 'r•"'J •{llJ.~~llAL nlB w/ s.lr; ... · ... -·· ........ · .. ......... -\111/TT.,~~ •'":)-ll!l/tl'P0.1 ·:a . 'Jl!ltfntllf'KL' .o.· 'DllUC lntf ~ : .'!Rit ftU ~-Q.UIO,ll _,.· • ~~..;· S ..... IMY rd iilliitf:u l!J "'"'">..,ICW: ~ t' .··= .!..""' ~-:!,, -~ taer;Mf-.01"1C:OT ..... llio{ "0$190t Kl -~-t .. ICI Q .St' !MU 1 AM Cl!aTDG .. 0 ..,. & ........ . -~ ~ -.......... _R'J GA'°4 M PM t lHlllOM \JN.ITT c. 91.lllO . <-- . ~-IWllll-Uof' .. ..._ •NX ·0 ·-_, t utOilO'M SUNI Pft. >-w ~ ::::i en (_) :i: Cl.. ;? c:> 0 Cl.. 0 I- I ! 0 a u 0 0 < c ~1 j I' I I l . 1 1 I Ii I . I I! I 1 j ·-1 . ! I 0 10 XI 41'1 c:=;;;; I ~.~.XI ' SI TE AND SITE I " LOCATED IN lllE SOJ11i£AST 0HE-C1JAR1ER Of lliE SOOlliWEST C»IE-QUAAlU! Of SECTI~ S. TOWHSHIP 2 SQUlH, RANGC 1 EAST, Of THE llll.lMETJE MEml!AH an Of I.AKE OS1'1EOO, UACKAMAS COONTY, CREG~ FlEIO 'MlRK OATES : 10/15/2012 M O 10/16/2012 .·.· ,···. :.-~-..... : ·--"·"!Oq"......,. IOll:(l,llllf,f~AS..00 .o.M ""ltlltllllt .·.~ .... ·· ·~'=--- . o(t ~l'Q . a: '*!OM'T ........ ~ * _llall r f'IU: ~ ....... ® J,lftlfr:«10l:Mt!CU ·0.-..r• '© DOWXJO....,{ J !t:l"Mlllll,..7M .·t Ml*"•/'lll1IJlll....,, '":"~'°°°1191 .. . :1:1 . 0 ,·1n:Mfltl'Olhm"t'OilS . ., .... .. - ... --D4 ..... -~ 0 f'Jl(ID'Lm.llttftall ! ~ =~c l!I .o." -......!"*"" ,_ ; .. ~·-•.c:c: CD -- ' ....... UllC!f'ft .. ....... The proposed project site is located a l 3800 and 3900 Carman Drive in Lake Oswego. Oregon. An existing 2-story assisted living facility (ALF) is situated on 3900 Carman Drive. An existing 4-slory independent living facility (ILF} is situated on 3800 Carman Drive. Each property is accessed via curb cuts on Carman Drive, with the 3800 Carman Drive property also having a vehicular access point along Davis Lane. EXHIBIT E-3 LU 13 -0016 Bolh sites are surrounded by a mix of sing le and multi- family developments to the west , east. and north. and a commercial office space to the south. "1,' i ( Image Source: www.googlemops.com Section 1: Overview and Existing Guidelines Page 4 Section 1: Overview and Site Zoning Map Existing Guidelines i ( - The sile is currently zoned os R-3 wilh the OC/R-3 to !he west, R-5 ond NC to the north c1nd east. ond OC to the south. EXHIBIT E-4 LU 13-0016 !l ~ eou>t ! i ~ , , a 1Q l ~ ;:/"' ,,~ 5•J '~-; I /I'' J.C ·1. 1:'· R-6 6,000 sq ft area per unit R-5 !5,000 sq ft area per unit OC Office Campus District MIXED USE WLGRMU~'l:!'~~- WLGOC ~~ PUBLIC USE PF Public Functiom PNA OVERLAYS -~~~] ~o Lake Gfove R-7 .S/R·tO Overlay District --Lake Oswego Cily Limits -__ Lake Oswego Urban Services HOPI Bounda'Y. (USB) COM . Metropolitan Urban Growth CHIJI Boundary (UGB) I ·· Counly Une -4-Heritage Tree H Historic Landmarl< l School Source : City of Lake Oswego -·) 'l'h'\,V.I', ~ ,")_(,~ I Page 5 Existing Sile Photographs -3900 Carman Drive (MC/ALF Building) Section 1: Images: Overview and Existing Guidelines Fig 1-1 . Photograph of the existing south elevation of the 3900 Carman Dr ive (MC/Alf) Bui lding. Fig 1-.2 . Photograph of the existing open courtyard area at the south elevation of the 3900 Carman Drive (MC/ ALF) Bu il ding. Page6 Existing Site Photographs -3900 Carman Drive Exterior Courtyard ,) :p.:;: ~!- Section 1: Images: Overview and Existing Guidelines Fig 1-3 . Ph o tograph of the existing outdoor space belween !he 3800 ond 3900 Carmon Drive buildings looking northwest. Fig 1-4 . Alternate o f view of the exist ing outdoor space between 3800 ond 3900 Corman Dr ive buildings looking so utheast towards the 3800 Corman Drive (I LF) Building. Page 7 Existing Site Pho to graphs • 3800 Carman Drive (ILF Build ihg) Section 1: Image: Overview and Existing Guidelines Fig 1-5. Photograph of the existing sou th elevation af the 3800 Carman Drive (ILF) Building . Page8 $1 1! (l ·s.; i! ~jl !~ E . 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Proposed building materials Include stone veneer and pointed Wood·appeoling exterior clodding. Colors shal match exist ing eorlh- tone colof!. -· Building moss divided in fo three forms . ;--;;=:--Proposed lcmdsc ope includes bordm plant- ings ond trees to b lend In to existing mature landscooe . Groups of trees pro\lide sim ilar scale to proposed a ddition. Pers p ective imag e ill ust rat es a n aerial view of th e pro p ose d 3800 Carma n Drive (IL F Bu il d ing ) add iti o n looking northw est . Poge 2 1 Exterior Perspective View Section 3: Design Proposal Glazing tokes advantage of soulhern orientation while pmpo<tronol to bvWding mass. Sloping grades and asymmetrical elements create a varied compasition. Perspective image illustrates the proposed 3800 Corman Dr ive (ILF Building) addition as seen from ground level looking north. Page 22 rm c >< :::r: ~ijj b=t om _. . 0) 00 C ARMAN ORhlE >Bfilf BUR 0 1NG) f 1 :O· I r_ •t 9 !~, .J 10 FEET ALONG NGlE TYPICAL. I NCING ctEllRANCE TRIA NO s1G NAm. Fe 10 v 1i:w / ~:~o:IRAVELED S~R~~C6(HER 0. BST~~;~~~EGETAllON HEDGE . SHRUB30BE~CHES . UllUTY POABLOV E IHE LEVEL OF ER Tf l AN 10 8 FEEi HIGH D 10 THE TR UN~ . EX CEP TION . TRIMME TARE ALLOWED BY PAV EMEN YPICAL. E DETAIL SHEETS. T TOSIGNAG -· REFER NDSCAPE / / . N ON EXISTING LA / • CI DENlAL SIG PROPOSED! T~ EXCEED 6 SF . WALL NO ,., •• .v,1r,,1::1 1rn· ::..· · n 3· S eCtlO •Proposal Design Legend: # for Enlarged Pion 0 Refer to Page Existing Build in g Addition ~ c) . e Sheet t Site Details • S1gnog Refer o for Elevat ion Open Space Boundary · gle . . C learance Tn on v 1s1on SITE DATA Areas Proposed Site Area (maintained): Landsca p ed ( change): nSpoce no Ope ( change): Parking no Propos eel Bulding Faa!prfnt: ±268,764sf + l07.649 sf -+S3 .755sf ±4s.595sf ±61 ,765 sf 233 d lot Coverage: CW. Propose lnlalned): 4 0 dArea(mo Proposed Landscape 203 Propose dOpenSpace TABULATIONS BUILDING d Floor Areas: Total Propose ±156.448 sf d DensHy (F.A.R.): Propose 1 calculations. 11 for odditiono Refer to Page 0.58:1 0 -...... Page 23 First Level Floor Plan -MC/ALF Building (3900 Carman Drive) Memory Coie Owe•hngl11Ht ,m cX ..... :c WllJ b=t ~m O> cb NO TE: Re ier to page 2• fOf landscape pion . -' "{.J p~ .. 1 :J I.,_;, ., ~. 1il ;.: 1_=1 Section 3: Design Proposal Legend: 0 NoWork Interior Renovation Only Buil d ing Addition Refer to Page # for Exterior Bevotion 0 .........-JO' e<r I Page 44 w 0 First Level floor Plan -ILF Bu ilding (3800 Carman Drive) .) I r t.._.,., r--·--....., ' ' "' ' ' ' ' ' ' ,/ f.llisfing Buiidnlg found01 1c'>o ' ' ' ' \ -~---0 l ~· i '·•'' ,_ .... ~r------------~--------•-- r- /,,.r--- ----------------__ ..... ---- _ _i ,,, .· .• '·' ·,;.0 ll) :<-·I Section 3: Design Proposal Legend: No Wo rk D Interior Renovation Only Build ing Addition 0 Re fer to Pa ge # for Ex terior Elev a tion 0 ----30' 60' Page 45 . . (3800 Carman Drive) d Le vel Floor Plan -IL F Butldmg Sec on Sc J) t· n 3· Sec I ~eslgn •Proposal Legend: No Work Interior Re n ovation Only Bu il d in g Addition # for Ex terior Ele va tio n Refe r to Pa ge 60' I Page 46 Exterior Elevations · MC/ALF Building (3800 Corman Drive) w w FIBER CEMENT SIDING , MATCH EXISllNG NEW PTAC UNIT BELOW ._f WINDOW East Elevation EXHIBIT E-10 LU 13-00 16 (<1, (_,) \..; ~CAv <· • .;~ Front Elevation FIBER C EMENT TRIM, MATCH EX ISTING PAINTED FIBERGLASS DOOR ALUMINUM WINDOW ASSEMBLY . MAICH EXISTING , TYPICAL r ·.o· l er FIBER CEMENT TR IM . MATCH EXISTING ALUMINUM WI NDOW ASSEMB LY . MATCH EXISTING. TYPICAL NEW PTAC UNIT BELOW WINDOW West Elevation Section 3: Design Proposal Notes : l) Rendered portions o f elevations refl ect new work. 2) Refer to Pro d uct Information • Exterior Materials/Finishes Sheet for additional information. 0 --8' 16' 24' I Page 47 Exterior Elevations • ILF Building (3800 Carman Drive) r NEW SK YLIG HTS i=====---·-·····-_····-_····--_---_--_---_-···_·-····_····_-·-~-----L~r(_D _oo_R_. T-YP-IC-A L------------1-------_J I I j -CHI MNE Y WIT H M ET AL SHR OU D I I REFER TO PAG E 55 FO R STONE . VE NEER INFOR MAT IO N. ·f~ , \\\~COM P OSITIO N ROOF \ \\._ DECK LEVEL. BE YOND \ ~-G UTIER . TYP ICAL \ \._ FIBER CEM ENT LAP SID ING . \_TYPE 'A ', MAT C HI NG EXISTI NG FIBER CEMENT LA P SID ING • TYPE 'B'. MATCHING EX ISTING FLOW -THR OUGH PLANT ER ::-, I ALUM INUM WINDOW ASSEMBL y ::)' TYP IC AL . MATC H EX ISTING C ONCRETE STE M WALL / ·f '/ I FIBER C EMENT PANEL .I. I I t FI BER C EME NT TRIM. TYPIC A L -1 M ET AL LOUVE RS -- ~ "'1 .. ' (,(; J Section 3: Design Proposal Nol es : 1 I Rendered portions o f e levalions refl ect new work. 2) Refer to Product Info rmation . Exterior Materia ls/Finishes Sheet for additio n al 1nformot1on. RIDGE :1:46'·2" (EXISTING) S MECHANICAL WELL ±37'-T (EXISTING) S FOURTH LEVEL :t27'-6" (EXISTING) s THIRD LEVEL :t18'-4" (EXISTING) S SECOND LEVEL ±9'-2" (EXISTING) S ~ __/ %U-V \CAI<> 111'1\.>) - FITNESS FLOOR S -2'·2" ~ -3'-8" 8' 16' 24' Page 48 Exterior Elevations -ILF Building (3800 Carman Driv e ) 1 . NEW SKYLIGHTS /DOOR. TYPICAL I =;:;;;;;;:;::=4\""'::-\\ I FIBER CEMENT PANEL \ L ., ALUMINUM WIND OW ASSEMBL Y \ \ TYPICAL. MATCH EXISTING \\\_FIBER CEMENT TR IM , TY PICAL -FIBER CEMEN T LAP SID ING · TYPE 'B ', MATCHING EXISTING \....CONCRETE STEM WALL .)f) ':"· • ,4 -~··)\.,.) r WOOD TRELLIS /r CHIMNEY WITH METAL / SH ROUD. REFER TO PAGE 55 I FOR STONE VENEER INFOR · .1 MATION. ------ Section 3: Design Proposal Notes: l) Rendered portions of elevations reflec t new work. 2) Reier to Pro duct Information -Exterior Materia ls/Finishes Sheet for additional in formation. ~ ___/ %U-<J \~I<> llN\.>) - FITNESS FLOOR ~ ,o _ 8' 16' -24 ' I Page 49 Exterior Elevations -ILF Build i ng (3800 Carman Drive) \ FIBER CEMENT PANEL \_ '···ALUMINUM WINDOW ASSEMBLY TYPICAL. MATCH EXISTING FIB ER CEMENT TRIM , TYPICA L '--CONCRETE STEM WALL -DOOR ACCESS I I ~CHIMNEY WITH METAL I SH ROU D , REFE R TO PAGE I 55 FOR STONE VENEER I INFORMATION. I \ COMPOSITION ROO;:,.,.,,._ "'~EXHAUST VENT ':(L DECK LEVEL. BEYOND DIREC T VENT FLUES '-·GUTTER AND DOWNSPOUT. TYP ICAL FIBER CEMENT LAP SIDING • TYPE 'A'. MATCHING EXISTING FIBER CEMENT LA P SID ING - TYPE 'B'. MATCHING EXISTING /, J NEW SKYLIGHTS fl ,,. rr r> j• Section 3: Design Proposal Not es : 1) Rendered p ortion s of elevations refl ect new work. 2) Refer to Product In fo rmation -Exterio r Materials/Finishes Sheet for additional in formatio n . MECHANICAL WELL ±37'-2" (EXISTING) S FOURTH LEVEL ±27'-6" (EXISTING) 1!5l THIRD LEVEL ±18'-4" (EXISTING) S SECOND LEVEL t 9'-2" (EXISTING) S ~ ___/ %U -u . I""'" I '"'"'' - FITNESS FLOOR S -2·-2· ~ '""" ~· {'\{'\g -~ 8' 16' Page SD Exterior Elevations -IL F Building (3800 Carmon Drive) NEW SKYLIGH TS ;1 , I 1------------------------·-···-----~--~--1~-1----------------·-·--··-···-------------l ; ' ; ' ; ' , ' / \\ / \ \ I \\: '\ :_DOOR WITH FIBER CEMENT TRIM TO MATCH EXISTI NG. TYPICAL \_ FIBER CEMENT LAP SIDING -TYPE 'A', MATCHING EXISTING FIBER CEMENT TRIM . TYPICAL ALUM INUM SLIDING DOOR ASSEMBLY. TYPICAL COMPOSITE DECK WITH METAL GUARDRAIL, TYPICAL ! t <J/" I, ~· }' ~; ).1. . J.).;~,_6').,J Section 3: Design Proposal No l es: 1] Rendered portions of elevations reflect new work. 2) Refer lo Product Information -Exte ri o r Materials/Fin ishes Sh eet for additio na l in fo rma ti o n. ~ ____/' %U -V \CAl"11 .-.u) - FIT NESS FLOORS 8' 16' 24' I Pa ge 5 1 Exterior Elevations -ILF Build i ng (3 800 Carman Drive) ,\•: ALUMINUM SLIDING D OOR ASSEM BLY, TY PICAL COMPOSI TE DECK WllH ___, M ET AL GUARDRAIL. TY PICAL CHIMNEY WITH METAL SHRO UD, --·- REFER TO PAGE 55 FOR STONE VENE ER IN FORMATIO N . GUTTER . TYPICAL --- ---------- FIBER CEMENT TRIM , TY PI CAL ---·--·--- FIBER CEMENT lAP SID ING -TYPE ------~""-' 'B '. M ATCHI N G EX ISTING --.-.-.::. ALUM INUM WI N DOW AS SEMBLY , _.._...-_... TYP IC AL. MATC H EX ISTI NG ,,.,..__.... CONCRETE STEM WALL ...,.........--,. --------· -·-j..../- SCUPPER · I I DOWNSPOUT _ j I I FLOW-THROUGH PLANTER . TYP I CA L ~ D ECK LEVE L, BEYON D .J THIRD LEVEL ±1 8'-4" (EXISTING) s SECOND LEVEL ±9'-2" (EXISTING) IS FI RST LEVEL ±0'-0" (EXISTING) S SECOND LEVEL ±9'-2" (EXISTING) IS ~ _______,/" xu -v \'""" 11rtu) - FITNESS FLOOR S -2'-2" ~ -'.l'-R" J ' ' --~,. . •.•• -v•~·,'h' r ~:~Cf"!. Section 3: Design Proposal No l e s: l) Rendered portions of e levations reflect new work. 2) Refer to Product Information -Exterior Materials/Finishes Sheet for additional information . 0 ---6' 16' 24 ' Page 52 Exterior Elevations · ILF Building (3800 Carman Drive) ALUMINUM SLIDING DOOR y_/ ASSEMBLY . TYPICAL COMPOSITE DECK WITH METAL GUARDRAIL, TYPICAL OOC< ""' "'°'D # FIBER CEMENT TR IM . TYPI CAL _,/// FIBER CEMENT LAP SIDI NG _/ TYPE 'B'. MATCHING EXISTING :~~-~=-::-~ II II SCUPPER AND DOWNS POU T FLOW -THROUGH PLANTER I ALUMINUM WINDOW ASSEMBLY. - TYPICA L. MATCH EXISTING CONCRETE STEM WALL fc•?r J. C LOUVER 9: M f COMPOSITION ROOF / 1 GUTIER. TYPICAL , I I/ I ~ __,/ %U-V \Cl\li:>llNU) - FITNESS FLOOR ~ ·2'·2" ~ Section 3: Design Proposal Noles: l) Rendered portions of e leva tio ns reflect new work. 2) Refer to Product Information · Extelior Materials/Finishes Sheet for additional information. 0 ---8' 16' 2.4' I Page 53 Product Information • Exterior Windows (3800 & 3900 Carman Dr ive Buildings) ~'~!oc.-11!: .-.. 1 ~!WeJ Vl(\"<1 1~20'fl ""- I Cit055 SfCTIO~ D!<A.'/llNG '""-"to~.~ ,.()OOMl;J;M.D --~ ---...... ----....... _ ..... -~ ... -..... _ .. _.. .... _ .... __ --·-. .. -.... -or:»o 1~-11· 4 lt 133mm] [33mm] (23mm] .. l (25mm] 1fe· [34m m) r--------ACTUAL WINDOW WIDTH (AWW)--------t DETAIL -JAMB PROPOSED DOOR AND WIN DOW ASSEMBLIES FOR THE ADDITION AT THE 3800 CARMAN DR IVE BUILDING (ILF BUILDING) AND THE ADDITION AT THE 3900 CARMAN DRIVE BUILDING (MC/ALF BUILD IN G), WE ARE PROPOS ING THE USE OF A THERMALLY BROKEN ALUMINUM WINDOW BY MILGAR D WINDOWS AND DOORS . THE EXISTING WINDOWS ON THE BU ILD ING ARE ALUM IN UM W IN DOW ASSEMBLIES (NON-THERMALLY BROKEN) -REFER TO IMAGE AT THE RIGHT OF THE PAGE - THU S, THE REASON FOR SELECTING TH IS WINDOW TYPE. WE ANTICIPATE THAT THE NEW W IN DOWS BEING ADDED WI LL BE FIXED PICTURE WINDOWS. WE PROPOSE USING THE BRONZE ANOD IZED COLOR IN ORDER TO MATCH THE EXISTING WINDOW ASSEMBLIES. WE ALSO PROPOSE USING THERMALLY BROKEN ALUMINUM SLID IN G DOOR ASSEMBLIES AT THE SIX (6J NEW SLID ING DOOR LOCATIONS AT THE GROUND FLOOR . THESE NEW DOOR ASSEMBLIES WILL ALSO BE BRONZE ANODIZED IN COLOR SO AS TO MATCH THE EXISTING W IN DOW ASSEMBLIES. PROPOSED COLOR BRONZE ANODIZED " 1· [2 5m m) ACTUAL WINDOW HEIGHT (AWH) _J ~=;;:~l!m)'rilll 1~· (33mm) _J 11· 4 [3 3mm] 1fs" [34mm] 2j- -[57mm] DETAIL -HEAD/SILL 9 20 f>ICTU'(C \'.1N'OOW I V'(W: VfRTICN.. 1,0()0.>1.:t.GNW ~~,,,i~ Section 3: Design Proposal Images: Fig 3 -1. Photograph cf the existing south elevation of the 3900 Carmon Drive (IL F Building) showing the existing aluminum window assemblies . Fig 3-2. Photograph of the exis ting south elevotion(porliol) o f the 3900 Corman Drive (MC/ALF Building) showing the exis t ing aluminum window assembli es. Page 54 Product Information · Exterior Materials / Finishes '.·l -:: ·,,..., ....... if.,•:-: Section 3: Design Proposal Images: Fig 3-1 . Photograph of exist ing conditions at the 3900 Carman Drive (MC/ALF) building. Exterior cladding consists of fiber cement lap sid ing and lrim. Body color is 'Muddy Rive r' by Miller Paint. Trim color is 'Grisl mill' by Miller Paint . New work wlll match existing clodding styles and colors. Fig 3-2 . Photograph of existing conditions a t the 3800 Carman Drive (ILF J building. Exterior cladding consists of two different exposures of wood lap siding and trim. Body color is 'Muddy River' by Miller Paint . Trim color is 'Gristmill' by Miller Paint . Accent color is 'Old Porch ' by Miller Pain!. New work will molch existing cladding styles and colors . Fig 3-3 . Paint Color: 'Muddy River' by Miller Paint. Fig 3-4. Point Color: 'Gristmill ' by Miller Pa int. Fig 3-5 . Poi nt Color: 'Old Porch' Muddy River by Miller Paint. Fig. 3-6. Downspout/Gulter Color: 'Dragon 's Brealh' by Benjamin Moore. Fig 3-7 . Roofing : Weathered Wood by Certainteed. Matching existing . Fig 3-8. Slone Veneer: K-Wesl Br o ken Top by B Dorado Slone .' Stone veneer featured on the chimney element complements the n ew/existing roofing . Window frames shall be Bronze Anodized b y Milgard, refer to Page 54 for color. Page55 Tree Removal Site Plan I ~. h EXISTING 6Ull01NG lllF} ' 3T y, Section 3: Design Proposal 0 ---20' 40' Pa ge 28 Tree Mitigation Plan ,\,!_ !'.i, I; • "}8 SW 3ft1 r\'11. ""iue :'Jfi EXIS11NG StlllDING jl lF) > .IT' ~li );;p.c. i Section 3: Design Proposal * • 18" Pine (Existing) 6 .. Cherry (Existing) 0 New tree -refer lo landscape p lan 00 --J __ .__.;20';.----•0· w ' Page 27 Enlarged Grading and Utility Plan · MC/ALF Building (3900 Carman Drive) ~·' ~ \ ·~ c:E ~DJ b =i om ...... . O> ...... "' I I I SANITARY SEWER LINE .Jli.+..-~~.:::;,,__ __ --l===:__--<~-----,.; /__,/"-·WATER LINE __,/" /-SWRM DRAIN llNE V PROPERTY l!Nf Section 3 : Design P r oposal • o· 5' 10' 20' $ Page 34 Section 3: Enlarged Grading and Utility Plan -ILF Building (3800 Carman Drive) Design Proposal NEW CONDENSER UNIT 20' 40' ~ _. l.:-·.x, j Page 35 Site Lighting Plan •• 0.0 0.0 00 .. L· l " " '·' ,, ,~.O L· 1 eoo '·' ob " " o.i .. " co 0.0 .. " a.o o.o 0.0 00 00 0,{' 0.0 lUMINAIRE SCHEDULE 0 ~..!.~':! =~~ O•O•.U<hol.0-.. WA f U••!!ti'•- 9-:' l !'! -'1' .b.' ,.' me l -1 ,, ,. J,.l .. Section 3: Design Proposal NOTE : Photometric data for the Bayport Post fixture by Kichler is not ovoHoble. Doto provided is based on Luminis W6 l 8 Series fixture (lower image) which represents a more conservativ e distribution than the proposed shielded fixture w ill generate. O' S' JO ' 20 ' ____ ...JI"' __ _ Page36 Site Lighting Plan L-6 t -6 t7 L-6 !3il t7 l -6 t7 l -6 ·, l '-5 ' <::t.' 't. J'~ l -5 ~ l -6 ~ L-6 ~ .1 L·S , 0 ~ i & l -2 L-6 ~ L-6 ~ ~_J L-4 ,, l -6 " i§lJ ~ l-2 L-6 t7 LU 1.1INAIRE SCHEOULE. 0 0 0 / ~6 ~ l -6 / L·5 <6:J Q L-6 L-6 ~[ill! ~~- -~ ~~~~~ l -6 L-5 0 l -6 ">um .~. -........ Section 3: Design Proposal Page 37 Site Details -Lighting l -1 Name: Round Flat Top Bollard Model No.: KBR6 70M RS 120 H36 Manufacturer: lilhonia lighllng Color: Dark Bronze L-4 Name: Designers Fountain Model Na.: 31321 -BZ Bayport Outdoor Manufacturer: Kichler Lighting Color: Bronze EXHIB IT E-14 LU 13-0016 ('I . e~e ~) L-2 Name: Designer's Fountain Model No.: 31336-BZ Bayport Post Manufac turer. Klchler Lighting Color: Bron ze L-5 Name: Celling Cylinder 8 Madel No.: N/A Manufacturer: TMS Lighting Color: Bronze i ~ . ) ;. (.-· ' ~:. I • L-3 Name: Valera Model No.: P5806-20 Manufacturer: Progress Lighting Color: Bro nze L-6 Name: LED Brick Light Model No.: 15773 Manufacturer: Klchler Color: Bronze Section 3: Design Proposal Page 38 U1 c Site Details . Fencing (MC/Alf Building) EQUAL EQUAL Typical Fence Elevation fV. V 3'<1 ,\v 1•.Jo:: jJ u " 0 "-~ 0.. 9 "' 1'-8" Accent Panel Delall (n.t.s.) Typical Fence Section ;Q CEDAR CAP CEDAR FENCE BOARD CEDAR FRAME METAL ACCENT PANEL. PAINT CEDAR. TYP IC AL CEDAR LATTICE CEDAR FE N C E BOARD. ALTER- NATING l"OVER- LAP CEDAR POST FOOTING Section 3: Design Proposal Page 39 Sile Details • On-Site Directional Signage Sign Layout f>lOll CllPllJ(l(I BM llGN CO~ 1··-· I ~i ! i i;.! .,, i-·--12: (JIJ:Q· ... _. .... ~ .......... -........ """" .. "'"" .............. _..,..il-oil ....... ,. ... -............. -.......... ,.. . ., ............. -..... - ..... ,, .. _, .............. ,.. ......... ~ ..... 4 ...... , ... ,.. .... --- r.,~ ................ , •• -~ .. ---..................... _ ..... '"" ~ ....................... --~··,... ....... ~ ......... -. QPll:tNl(llV!;.'I CIW,f\t.ctltllltlfrtil.Qllllltf.-~U!l!lli!IW)NRU.Wlll.tl ~l'folllfllS t Mll!lll)!Jd,:.lllfL'UT tfLOIS91Wtl.HlllOIU '~ Si de Vew ·r . fJ Color Code • PMS•g7 [-=J 3M 220..jg !lolgo PSV Specifications CUUT AtrlOHL Manutacture & lnstaH (1) D(F Extt On'V Sign Sign Faces: .09C1' aluminum f&Ce9 . Pe.int to match PMS 497. Copy: 3M 220-49 SeiQB PSV. Poat: 2" x 2" aluminum square tube painted to match 3M 220 ·49 Beige PSV. Attacn feces 10 eaeh Skje of PoSt with expoood scte'WS. lnstan poot set In concrete footing . Verify dimensions. colors, &rtwork, lnstalfatkln. lllWIOlt COlOIS, Sit.WIG. All'MlU. OUfl'llGlll'lltt 1419}.(-0I Oi\11 W OfGllM. MlWllK: IUt.U ™!IMTAOOll RJt TNE IPIJllQlltwWlllll . ._ ... U.OM'Cl,Ot. mntUMIA. lllilW.Glt1411 ·I Wt•U"f llOAKUIJ lA~k I "lr I ~.-;> Section 3: Desi gn Pr oposal Page 42 C.11 N Site Details • On -Site Monument Signoge -3800 Corman Drive Lay out Specifi catio ns S$gn C a blnet (2) Soctlons: 8 ' oaep IOQO sectit:nl pa1rll00 10 matd1 PMS 7499 Routed out logo lflrv 6' cabinet~ JM Deep ~a.ny Brown PSV "'The Spnrv.; u ... iow · oolcw a..1-out t ·-2·· deep rna.-1 cabinet section pai'1teo lo match PMS 497 Clark bro-.-.in Faoric.alt.'tJ UkitnA...Wn Wl!tl fight tex-COOI firu~. Build W11l1 1 ~ t;qi.iate tube f'ltl.'fl'li,)l lrame und 9'Jnr.ed v.1lh Oiurotnul\ '"1hc Springs el Carmen Oaks": 114· ro...itiXI Ok.lrNnl.rn plt\tO tettor,, pon:Od 10 mn!Ch PMS 7499. Stud n-cun1 w1:h 114" :spacers paintod IO match background "Independent Asslsled LMog Mcll'I()()' caro•: O:gitalty pri"-t.."d centaur cut ..,.,.IYI 10 rllOllCh PMS 7499 ":J800-Address Numbers: 114 • routed 3ll..lrt'V'>l..n pb:a ~paineed to rna1Ch Pf\.-tS 497 darl< bl'Ov'-1J1 Loners Will bo installed t>o,• Client or n\t\SCl"I afler rock \'61100r ha'!: tx."00 llV.l&'ktd. Lcovc l"lJfnam1.s. pn!l(.orr1 , lltYJ han;t..,..,ro at 1r10 site. Stone Ba.so & Column: Al.Jffw!Ul'T"I SQ 11.lbG ~1a1~"10 \Yith concrc1e bOat<:! cwe:rnry & f~ted a~lfnll'1un cap on coiun•1 by ESAA ~al USO a ~'lQIC d . schedulO 40 ppe d.-eeOy buned In 2 · J1. 4' augured concrete lootil"'lld Stonn ven(."Or tulCI a ooncre1c cap by 0Ylf1er ~--------··--·- ~\~ .. c ( SKle 2 C ol o r Code II PMS497 PMS 7499 Ill Cao Moller ·0ctve Ausr 8245A \/, ta ntu:u:at lllliln.tlH.al s-1.0:UW. ~1411.Ht l Section 3: Design Proposal Refer to Product Information -Ext e rior Materials / Fini shes Sheet for stone veneer information. Page 43 Enlarged Architectural Site Plan -MC/ALF Building (3900 Carman Drive) " BUILDING OUTLINE . TYPICAL -·I EXISTING TRELLIS OVERHEAD ,..._,m \j'C ~ >:l _.. CD ~ w _ ~6-t om • ........ <.11 MC NEW RAISED PLANTE R EXISTING CONCRETE PAHO _/ EX ISTING HV AC UNITS r-EXIS HNG CONCR ETE SIDEWA LK A NEW EMERGENCY GENE RATOR ---- Section 3 : Design Proposal PLANT UST KEY COMMON NA.ME BOTANICAL NA.ME SIZ E !REES MS ........,..,Mic>'ce~ -gtrd.'A<J>Jm&licrce' 68'in.ksn MD """7dKo.a:>eog-.,ood Can..c'°""''NC<iord' I S'cdpor ~ MA &-gilt11.ovendef UC llalerha ,_, Hawtlun Mi<~-Ml Bo..n4ifUll.Je~ MJ Grao!~Ho<1o """~Ca-o,ut .... Cigcr6:: tlfopo GRaNX:OVER. HERllS GCNERATOR SCREEN PIJ\NT UST UMT<Ul~ . ......,_. ~>doo 'Bdleho' Rco:J~ voccn.m ~ •Bo.xd.JBlJe' Ho<1o 'Geo! E>oeclolO-I' .... ~ "°""""""lanrO.'SMi<£dge' -..:oa.ra....,11.;e· "°"1'1cJtu ol!d"ds -..· lgd 5gd Sgol IOgd 2gol 2gd 2 gd lgd.Zc.c. lgd. l 'o.c. lgci,Zo.c. 2'-:1)'' IOg::j Page 24 G 0 ,, J. ·~ ! ': ;.: t:C { I !I - BOLLARD LIGHl. rYPICAl . LANDSCAPE ROCK- WALL TYPI C AL I -B t· n 3· Sec l~esign •Proposal PLANT LIST KfY COMi\.',ON NAME TREES A B c ~ GvfS>ecrn~"'' f BowRel> G ~~ H HertfOldltYe~ i Wri8Ui/1Hebe M EdGouchO'Ablllo GROUNDCOVER. HERBS BOTANICAL NAME 20' o;.,.· .. ..;,s·~ ... ;10~· .......... SIZE 5gd 14.'S:I' S gd Sgd Sgd IOgol IOgoo 4"pot'Z o.c. 1 gd.3'o.c. 4•po1,2·0 .c. Page 25 ... ·.·. Enlarged Archltectural Site Plan -llf llulldlng (3800 Carman Drive) CJ1 CJ1 r-- 1 I I EXJS l lNG SIDEWALKS _J NEW DECK - NEW DECK - NEW DECK -H - S:D e 500 EXISTING ILF BUllOING 3800 CARMAN DRIVE -NEW DECK -M5 .~M5 --NEW DECK -H 503236.0:)YJ -NEW DECK -H .--NEW SIDEWALK -M7 -RECONFIGURED SIOEWAL(. '--PROPOSED RELOCl\110N Of TRl\NSFORMER WllH 3'-0 " CLEAR l\ROUNO. --LANDSCl\PE SCREENING . Section 3: Design Pro poMI PLANT LIST m COMMON- TREES A -..1to-v I !a-Ql>ldu--0 ~--G _.....,._ H _ Oblll<_.. J --~ • °""'-~ l --y-Cecla' ~ L5 ---1.6 Soli'Qla.qJof"bmrn 17 ---LI -a-<H Ll4 Wk:n -Ll5 GcWtj 't>IVCllrru-.tu Ml c:tiod--M2 _..,._ Ml ---M4 Q.tln-n- M5 WM--"" MnnGlaryHlll>o M7 -...-c;,,;.u· Mii --Gao-Ir GRQKlOCMR.IGBS -..,.,, Valogo!od- ~- • ldbd~~·l) 0 - IOfM'ICl\LNAME SIZE """'·-·~ T"'*-_ __,, 1a'gold&I IS'-__ _,,,....,_,,, IS'- -Ql!ftl.'AA:rm -' !S'- f<9A-'!lodetl*' ..... _ Cea"""""*_......,. T"'*- aur-.--~ ... °""""°""'-·~· ... _):lpo1aJ ___ lQg<j ............ ~-lD gcl lll:PTWod>o"""'9goiU' lOg<j _ _...,., !Ogcl >m'CITOI&""* 'O>cr.u-IOQtf ~~IO'GoHI !Ogi:i le'<do.Codlllll $¢ ---2'437' ---->gf --'Q.f-10¢ ._....,.._.,,, .. ._ lOilCI -·-GbV 5 gcl ~-..........,--.. 10gd --!gel --..n · ..... · lo:iX1'= ..,.,,.....,. 4"pat.:IC'c>c. ~-~ l p:ilToc ......... _ tg:j.7ac. -IOF'QgoSlllo~-~b'~ 40' I Pag&26 Sliding Patio Door Milgard Aluminum Door The 420 Series Sliding Door has been spedally designed to meet the building practices and climatic conditions of the West Coast market. The door features 1 "insulating glass options for energy eflidency and frame and grid color alternatives for virtually any architectural design. The 420 Series has beeIJ specifically designed to accommodate the added thickness and extra weight of 1 "insulating glass units. The door is built for durability, easy maintenance and long term weather tight performance. Milgard's Aluminum windows, doors, and skylights carry a Full Lifetime Warranty to the original single family homeowner covering both materials and labor. The Milgard Full Lifetime Warranty is fully transferrable up to 10 years. For complete warranty details visit milgard.com Commerdal, apartment. multi-family, and co -housing projects are covered by a 10 -year warranty from date of manufacture. covering materials and labor, including the glazing unit. EXHIBIT E-16 L U 13-0016 57 5 Sliding Patio Door Milgard Aluminum Door CONFIGURATIONS The 420 Series ls designed as an inside slider (the sliding panel or "vent " slides inside the stationary panel). For the vent to open completely. there must be at least an equal size adjacent stationary panel. The track system provides for one panel in a two-panel or three-panel door to move, and two panels in a four-panel door to move. COMPONENTS FRAME Frame components are made from 6063-T5 aluminum alloy with a structural wall thickness of .062'", and non-structural wall thickness of .050". The 420 Series utilizes a thermal break for added insulation value . The poured in plyurethane insulator is approximately 1/4" wide at the most narrow point and ls used in all fram members. The frame is available in dear and bronze anodized fmlshes with a standard .4" mil coating thickness, and white baked enamel finish . The sliding glass door is constructed from fixed and moving panels mounted in a perimeter frame specifically engineered for insulating glass . Both panels are removable for repair and can be reversed in the field . A butt-jointed corner is used on the perimeter frame and panel members. Wide screw spacing on the mechanically joined corners ensures a rigid connection with a consistent dimension. With the insertion of the non-moving panel into the perimeter frame , the door squares itself to ensure a rigid connection with an even sight line. It is still necessary to square the frame for installation. The glass in the fixed and sliding panel is equally exposed . The jamb, sill and all corners are caulked with exterior grade sealant before the .fixed panel is installed to maximize weather tight Integrity. Standard frame widths is 4 -1/4!' which will al- low for adaptation to most wall conditions. NAIL-ON FIN An integral nailing fin extends l " around the perimeter head and jambs to attach door in opening. The fin is setback 1 1/8" from the exterior edge of the frame. SLIDING PATIO DOOR WEEP SYSTEM The rectangular weep holes on the interior of the sill section are offset approximately 6 " from the holes on the frame exterior to provide a baffling system minimizing "blow back". A hinged weep door to the exterior reduces air infiltration and provides an attracttve. uncluttered sill appearance. GLAZING MATERIAL Sliding and fixed panels employ a wraparound "U-shaped" vinyl 420-3 ; APRIL2009 channel designed to effectively seal l" overall insulating glass units and cushion the glass from the surrounding frame . GLASS Glass options are available in 1" ove rall insulating units. clear, tinted, reflective , obscure and Low-E glass . Special safety glass options are available upon request. (See Glass Section for types and description . SLIDING PANEL Designed specifically for insulating glass, the sliding panel is engineered with the glass unit's weight centered over the roller assembly. which rides on a raised monorail track. This track helps keep the sliding operation free from interference by for- eign particles that may collect in the sill . An "L-shaped" lip fully interlocks with the fi.xed panel. adding security and prevent- ing weather penetration. The panel can be easily removed in the open position by lifting up and pulling the bottom inward. Nylon compression strip is used to ensure an even. weather tight seal. A rubbertzed stop is attached to the perimeter jamb to cushion the panel in a fully open position. FIXED PANEL The fixed panel is fastened to the perimeter frame and tightly sealed for maximum performance. The fixed panel has an "L-shaped" lip, that fully interlocks with the sliding panel for added security and a weather tight seal. WEATHERSTRIPPING Silicone treated, water repellent polypropylene fin seal weather- stripping provides a durable. weather tight seal. This weathe r- stripping ls installed in an Integral. continuous keyway around the exterior edge of the dosing stile and on the interlock. ROLLER ASSEMBLY A cadmium-coated steel roller assembly with sealed ball bear- ings rides on a raised monorail track and can be easily adjusted. Two tandem rollers are used on each panel. LOCKING ASSEMBLY The primary locking assembly ls a component of the handle set. The door may be locked or unlocked easily from the inside by the Rip-latch mechanism. An antllift device is installed in the handle to prevent sliding panel removal when the door ts closed SCREEN Screen frames are engineered for rigid strength, finished with three coats of color matched baked polyester for long term dura- bility. Four nylon rollers contained in fully adjustable plated steel housings ride on a raised monorail track for easy operation. Sliding Patio Door Milgard Aluminum Door OPTIONS KEY LOCK .A cylinder lock for keyed exterior ls available. GRIDS Available in 5/8" standard or 1-1/16" sculptured aluminum pro- files sealed between panes. GLASS Refer to Glass Section COLORS Check with local branch for color options and availability. TEST STANDARDS See Test Data Section INSTALLATION All 450 Series Doors are factory sized to fit into a framed open- ing. whether new or created by removing an existing door. Doors will be 112" smaller than the framed (rough) opening to allow 1/2" clearance on header and 1/4 " clearance on jambs . Built to rough opening size with 1/2" deductions automatically made, no complex calculations are required for ordering. Open- ing panels must be closed and locked during installation. Doors must be installed leveL plumb and square with 1/4" clearance on the sides with weep holes at the bottom. HEADERS MUST NOT BE NAILED. Nail through fin into framing along sides. At the head , casing nails may be placed 112" above fin and bent down over fin. to allow for header deflection . Wood Sill : Caulk entire sill length before setting door. CONCRETE/MORTAR: Install as with wood sill . except use heavy building paper or redwood barrier between door frame and concrete to prevent corrosion. Caulk both sides of barrier for weather tight perfor- mance . CAIJ770N: llle vse of petroleum based fuels or solvents as release agents in stvcco wall installations or glass deaning will chemlcal/y auack materials used In Sfl3/s and otller components, and voids ffie Mi!gard Fill/ Lifetime Warranty. The use of mir based release agents 1s recommended. &pa!lding foam for Insulation purposes shOllld not /Jc vs.,Pd, Non-e,rpand- ing foam or loose packed bait illsulalion Is recommended. 420-4 APRIL2009 59 6 420 Aluminum Assembly Drawing 420-5 r 8 [7Bmm] l ~I 1a" [28mm] I APRIL2009 Vertical View Horizontal View 2" (50mm]l Scale : 6" = 1 · (1 /2 scale) Due to continual product research and development , detai ls may be changed at any time. ©2009 Products shown are not ava ilable at all locations -conf irm avai labi lity wit h your loc al Milga rd represen tative. Mil~'ara ........ , t; ........ . Picture/Casement/ Awning Windows Milgard Aluminum Window Milgard's 920 Series is designed for high perfor- mance and maximum strength for architectural applications throughout the West. Ideal for virtually any architectural style of home, the 920 Series offers clean sight lines , maximum glazing area, and requires virtually no maintenance. Its predsely mitered corners provide strength and a detailed appearance with equal margins on all sides. Milgard's Aluminum windows. doors, and skylights carry a Full Lifetime Warranty to the original single family homeowner covering both materials and labor. The Milgard Full Lifetime Warranty is fully transferrable up to 10 years. For complete warranty details visit milgard.com Commerdal. apartment, multi-family, and co-housing projects are covered by a 10-year warranty from date of manufacture, covering materials and labor, including the glazing unit. I 920 -2 APRIL2009 61 6 Picture/Casement/ Awning Windows Milgard Aluminum Window CONFIGURATIONS All 920 Series Casement, Awning, and Picture wtndows are available 1n both standard and custom sizes to match virtually any design, either new or retrofit . COM PONENTS FRAME Frame components are made from 6063-T5 aluminum alloy with a structural wall thickness of .125 ",and non-structural wall thickness of .062". The 920 Series utilizes a thermal break for added insulation value . The poured in plyurethane insulator is approximately 1/4" wide at the most narrow point and is used in all fram members . The frame is available in clear and bronze anodized finishes with a standard .4" mil coating thickness, and white baked enamel finish . Wide screw spacing on the mechani- cally joined corners ensure a rigid connection with a consistent dimension. Corners are sealed for added protection from the weather. The 920 Series is available with either a standard frame with nail-on fin, or with Milgard's specially designed H-Bar'" frame for wood stop or retrofit apphcation. The standard frame is 2 1/4" in width and the H-Bar is 1-1/4" wide with 5/8" legs that provide a surface area for wood stop installation. Both types utihze 3/4 " overall glazing for either fixed or vented sections. NAIL-ON FIN An integral naihng fin extends l" around the perimeter of the standard frame and is used to attach the window into the rough opening. The fin ls scored for complete removal for retrofit/ wood stop Installations. The fm is set back 1 5/16 " from the exterior edge of the frame . The optional H-Bar frame has no nailing fin and must be stopped in the opening. WEEP SYSTEM The rectangular weep holes are located in the frame sill for ef- fective drainage and moisture control. GLAZING MATERIAL AAMA approved glazing tape adheres glass to the fixed and vent frame and seals and cushions the glass. Rigid vinyl setting blocks are used to support the glass-unit. preventing glass shp- page and glass-tometal contact. Extruded vinyl glazing (snapin) bead is apphed around the exterior edge. Metal bead is available at some locations. GLASS Glass options are available in 1" overall insulating units In dear, tinted. reflective. obscure. Low-E. and safety glass . Other specialty glass is available upon request. (See Glass Section for types and description.) 920 -3 APRIL2009 VENT PANEL The vent features a clean appearan£e and rigid construction with mitered andmechanically joined corners. Due to weight limitations of the hinging system, the vent is restricted to a maximum size of 12 square feet for awnings and 15 square feet for casements. HINGES Two types of binges are available with the 920 Series, one stan- dard and one for egress application. The stainless steel egress hinge allows a full 90 degree rotation opening. The standard hinge is zinc-plated steel with a sliding brass shoe, which is ten- sion adjustable and is completely concealed when the window Is in a closed position. Each vent uses two hinges . WEATHERSTRIPPING For Casements and Awnings , a dual durometer vinyl bulb seal surrounds the entire perimeter of the vent frame, creating a positive, weather tight seal LOCKING ASSEMBLY Friction Hardware -Hand-operated push out latch located on the vent which secures against a polyester strike pla t e and provides a positive lock and tight seal. Rotary hardware not available in the Northwest. Note: Casements over 36" in height two handles ar e utilized to ensure a tighr se al. SCREEN Screen frames are aluminum. finished with three coats of color matched baked polyester for long-term durability. The screen material is an attractive, low maintenance gray fiberglass mesh. Screens are installed on the inside of Casement and Awning windows using four screw-mounted vinyl L-chps that secure through pre-drilled holes in the window frame . A wicket may be inset into the screen, giving access to the lock for vent opera- tion . OPTIONS GRIDS Available in 518" standard or 1-1/16" sculptured aluminum pro- files sealed between panes . WARM EDGE SPACER Spacer available in a standard clear finish or optional bronze or champagne fmish in the airspace of the insulating glass units . PGG Intercept™ warm-edge steel spacer available in certain re- gions (standard in some areas .) Contact your Mllgard represen- tative for spacers used in your area . Mil "afti wo•oo .. ,1j .. ooo••· Picture/Casement/ Awning Windows Milgard Aluminum Window EGRESS HINGES Available upon request. TRUE DIVIDED LITE Tru e divided lite configurations are available , subject to produc- tion approval. GLASS Refer to Glass Section COLORS Check with local branch for color options and availability. TEST STANDARDS See Test Data Section CAUOON: 71Je use of pehV/eum based fuels or solvents as release agents in stucco wall installations or glass cleaning w;l/ cllemica//y attack materials used in seals and ot/Jer components, and wids tile Mi/gard Full Ltlebme Wananty Tlle use of Wilt' based release agents Is recommended. Expanding faam for insulation purposes sl!ould not be used. Non -expand- ing foam or loose packed bait i!JS(Jlation is recommended. 920-4 APRIL2009 63 6 Milaitf WINOO\Y• /j • uoo••- Picture Windows Milgard Aluminum Window DDDB Picture window Picture window Picture window 2-lites vertical 2-lites horizontal DDDLJ Pictu re window 3-lites vertical Picture window gable Picture window ga ble triangl e c D D Picture window 3-lites horizontal 00~ Picture window Picture window Pict ure window hexagon octagon gable 3-sided *Windows viewed from exterior 920-5 APRIL2009 -PICTURE WINDOW 2-LITES VERTICAL -Min 2-11° Max lfl(f' ! lCJl<f -PICTURE WINDOW 2-LITES HORIZONTAL -Min 1°2-1 Max (f'lfl -PICTURE WINDOW 3-LITES VERTICAL -Min JOJ 0 Max J(Jl<f -PICTURE WINDOW GABLE -Min 2-12-1 Max lf15° ! 1CJl41 -PICTURE WINDOW 3-LITES HORIZONTAL -Min J0JO Max (f'lfl -PICTURE WINDOW GABLE TRIANGLE -Min 2-12-1 Max $15° / J(Jl<f -PICTURE WINDOW HEXAGON/OCTAGON -Min Z12-1 Max (f'(f' -PICTURE WINDOW GABLE 3 SIDED -Min 1°1° Max $1(1' -Windows over 40 square feet or mulled units over 72 square feet shipped open for field gbzing. -Max single lite is 40 square feet -Divided lite configurations are available. NO TE: For engineering approval contact yollr Milgard representa/ill(J for any configurab'on over 40 square feet. Eac/J Milgard Manufactuting plant reserves the right to alter or change sizes and c011ffgurabons according to location capabi/Jlles. Ask your Mllgard rep about specia/~1 applica/io/1$ and size /Jillits tor olller configurations. Windows over 40 square feet s/Jipped open for field glazing. 920 Picture Window Aluminum Assembly Drawing J Scale : 5· = 1' (1 /2 scale) 12· 16 [34mm] 11" 4 [32mm] t t 15. 16 [23mm] Due to continua l produ ct resea rch and development , details may be changed at any time . ©2009 11· 4 [31mm] Products show n are not ava il ab le at all locations -confirm availab ility with your loca l Mil gard rep re sentative . L Vertical View Horizontal View 920-6 APRIL2009 65 I I PRODVO!NFORMATION L·l ·Round Flat Top Bollard Lithonia Light ing KBC KBR KBC ORDERING INFORMATION Serles ! Lamptype' KBC6 ! High pressure KBCB ! sodium KBR6 : 3551 KBR8 i sos : 705 1005 Intended Use Fo r walkways, plazas or pedestrian areas . Construction Housing : KB _6: Bottom housing is 0.125 ' extruded aluminum . Top cover is 0.1S6" cast aluminum. KB _8: Bottom housing is 0.1S6' ex- truded alumin um. 42 " overall height standard. flush -fitting lens is 1/2 ", clear, 100% virg in acry lic. All exposed hardware is tamper-resistant stainless steel. Four 1/2" x 11" anchor bolts with double KBR For shortest lead times, configure products usin bolded options . lSOS 1 ac~odesm1 Metal halide' 1tt• SOM Compact 70M fluor esc ent' lOOM 26TRT 32TRT ! Distribution' ! Standard flared cone i RS Typ e V distribut ion ! Optional cylindr ical reflec tor ! CYA Specular alzak f CYB Black alzak 1 CYG Gold alzak i CYF f lat black j Louvers (8 ' on ly! j LV Louvers nuts/washers and 4-1/2 " tion . Optional cylindrical lower Compact fluorescent has diameter bolt circle template reflector or cast-aluminum four-pin, white thermoplastic provided for mounting louvers are available. body with quick-connect (shipped separately ). Electrical push-in wiring terminal • Finish : Standard finish is dark All ballasts are 100% factory is standa rd JSK for CFL. bronze po lyester powder fin-tested . Electrical components Listings ish . Additional archi tectu ra l unitized on removable UL Listed (standard). CSA colors available; see power module and accessible Certified (see Options). UL www.lithonia.com/archcolors. through bottom of bollard. Listed for wet locations . Posi tive -lock ing , quick-dis-Optics connect on secondary ci rcuit. Reflector system incorporates Compact fluorescent uses an an anodized, spun aluminum, electronic high -frequency flared cone and an anodized, multi-vo lt ballast. hydroformed, fluted upper reflector providing a Type V Socket: Medium-base po rce- (symmetric) cutoffd istribu-lain socket, 4KV pulse ra ted . Example: KBR8 lOOM RS 120 CR LPI ! Voltage ! Ballast ; Options ' i 120 f (blank) Magnet ic i Insta lled 2087 ballast i DF Doub le fuse, 208V, 240V 2401 j H24 24 " ove rall height 277 ! H30 30" overall height 347 ' H36 36" overall height TB' FD festoon outlet' MVOLT' FG fes toon outlet with duplex ground fault receptacle' ! CSA Meets Canad ian Standards .,., ............................. -.................... ., ................................................................................ ································· .. ., ................................................................................. .. " Options (continued) Sh ioped seoa rat ely R6S Half-shield (6' round) RSS Half-sh ield (8" round) Finish" (blank) DWH DBL DMB DNA DSS DGC Dark bronze (std .) White Black Medium bro nze Natu ral aluminum Sandstone Charcoal gray DTG Tennis green DBR Bright red DSB Stee l blu e CR Enhanced corrosion resistan ce SDDB Dark bronze stripe SDWH Wh ite stripe SDBL Black strip e ADDITIDNAL INFORMATION · I" For additional product informat ion , visit www.li thonia .com . CONFIGURATIONS . SERIES LAMP [YPE DISWIBUllON KBC6, KBR6 i 3SS, SOS, SOM, 705, 70M, I RS, CYA, CYB, CYG, CYF KBCS, KBR8 ; SOS, 70S, 70M, JOOS , lOOM , 1505, I RS , CYA, CYB, CYG, CYF, LV KBC8, KBR8 i 26TRT, 32TRT LV Standard flared co ne Optiona l cyl ind rica l refle ct or ~ 2'9-HDNIA UGHT/NG' Louver Drawing s are fo r di memional deta il on ly an d may nol repres ent aaua l me chanical configu rat ion. Dime nsions are shown in inch es (centimeters) unl e~ otherw ise noted . ~(1~.211 KBC6 T 42* (106 .7) 1 T ~,J.3)1 KBC8 -LV Max . weight: 34 .9 lbs (15 .9 kg) •Also available in 24· (H24), 30' (H30l and 36° (H36). EXHIBIT E-17 LU 13-0016 SONA SDTG SDBR SD BUA SDYLB lamped Natural alum inum st ri pe LPI Lamp included Tennis green str ipe L/LP Less lamp Bright red st ripe Dark blue stripe Yellow strl pe Notes 1 Specify lamp 1ype and di stri bu tion .See Confi gurations table. 2 120V on ly. Use coated lamp. KB·6: 116W/TS, lamp not incl uded. KB-8: 1 SOW max .. lamp not in duded. Lo uver must be used. Multi -volt electron ic ba llast (fo r comp aa fiuo rment lamps only) ca pa ble of operat ing on any lin e wltage horn 120V-277V. Consult fa a ory fo r use in Canada . Optional mult i· ta p ballast (120V, 208V, 2<1-0V, 177V). In Ca nada 120V, 277V, l47V; ships as 120V/J47V. Cover sh ips se parately. 10 Choose primary fix ture fini sh and st ripe color if de'lired. 1-800 -279 -8041 j www.lithonia .com PSG10 . f ~·L/THDN/A L/GH17NG® Catalog KBR6 70M RS 120 H36 tlumb« -Notes FEATURES & SPECIFICATI ONS INTENDED USE -For walkways, plazas or pedestrian areas. Certain airborne contaminants can diminish integrity of acrylic. Cli<k htre for Aaylic Environme nta l Com~tibillty table for sujt- ableuses. Type L-1. CONSTRUCTION -Extruded one-piece alumin um, 0.125" wall th ickness. Top cover is 0.156" wall cast alu minum . 42" overall height standard. Oosed-cell EPDM gasketin g Is included. Fin ish : Standard finish is dark bronze (DOB) polyester powde r, electrostatica lly app lied and oven-cu red . Other colors available as options. OPTICS -Hydroformed, fluted , anodized, aluminum upper reflector combined with spun aluminum, anodized, flared cone is sta ndard. Cyl in drical lowe r reflectors or cast-aluminum louvers also available. Lens is cl ear, seam less 100% virg in acrylic, 1/4" wall, flush fitting . ElECTRICAL -High pressure sodium and metal halide are high;eactance, high -power-factor ballasts. Ballasts are 100% factory-tested for reliable operation . Electrical components are t ray-moun ted with quick- disconnect plug and are accessible through bottom of bollard . Socket Porcelain , vertically oriented, medium-base pulse-rated porcelain socket with copper alloy. nicke l- plated shell and center contact. IN STA LLATION -Four 1/2" x 1 l "anchor bolts with double nuts and washers (shipped separa tely). 4-112" bolt circle template included . umNGS -UL listed for wet locations. Listed and labeled to comply with Canad ian standards (see Options). NOTE: Specificotionssubjed to change without notice. - KBA KBC KBD ORDERING INFORMATION Lead times Will vary depend in on opt ion s selected. Consult with your sales re resen tative . Serles Wattage Reftector Voltagt Ila Ila st Options KB A6 ~igb Q[~ssure ~tandar!I flared 120 HID ShiQped installed in fix1ur~ ~ cone -KBC6 208 (blank) Magnetic SF Single fuse (120, 277, 347V; KBD6 35S' RS TypeV 240 ln~~ngesc~n! NIATB) KBR6 sos distribution (bl ank) OF Double fuse (208, 240V; ~ 277 No ne N/A TB) 705 cylindrical 347' H24 24' overall height M~t~I halidf rfil!.illQll H30 30" overall height TB ' SOM CYA Specu lar H36 36' overall he ig ht ZQ!! CYB Black FD Festoon outlet lncandescentu CYG Gold FG Ground-fa ult festoon outlet I XT Di ode (incandescent only) CYF Fiat black CSA Li sted and labeled to com ply with Canadian standards (120, 277, 347V only) Shi QQed separatelv' R6S Half-shield for 6' rou nd OUTDOOR KBR Architectural Bollard KB6 611 Round High Press ure Sodiu m Metal Halide Incandescent *Weight: 15.9-26.61bs. (7.2-12.1 kgs.) *Weight as configured in example below. All dimen sions are Inches {centimeters) un less otherwise >pecitied. I s I {15 .2) 42 (106.7: l Example : KBA6 355 RS 120 SF LPI Rnlsll' lamp• !blank! Dark bronze StriQing ' LPI Lamp included DBL DMB DNA DSS DGC CR Black SDDB Dark Med ium bronze bronze SDWH Whi te Natura l alumi num SDBL Black Sandstone SONA Natural aluminum Charcoa l gray SOTG Tennis Enhanced green corrosion resista nce SDBR Bright red SDBUA Dark blue SDYLB Yellow NotM 1 120'/ only. 1 Use coated lamp with metal halide so urces. 116W/TS maximum. Not available with LPL 347V avai lable in SOW or 70W only. L/LP Less lamp Optio nal multi-lap balla st I 110V, 108V, 240V, 2TTV; 120V, 277V, 347VinCanadal . MJ>i be ordered as an accessory. Must spe<ify friish. See www.lithonia.com/archcolors fo r add itional color opt ions. Stn pin.g iravailable only on KBA6 or KBC6, and only in the colors listed . Must be specified. KBS-M-S-1-iid NotM: 1 for electrical characteristia, con sul! outdoor technical data specification sheets on www.lithonia.com . 2 Tested to current IES and NEMA standards under stabilized la boratory con ditions. Va rious operating facto rs can cause diffe rences between labo ratory data and actual field measurements . Dimensio ns and specifications are based on tire most current avai lable da ta and are subject to change. f ~ L/THDN/A L/GHT/NG" -An <¥kult:y8rands Comparry KB6-M-S -l-Round OUTOo i§~ One Lithonia Way Conyers, GA 30012 Phone: 800-279-804 1 Fax : 770 -918 -1209 www.lithonia.com © 2001 -2012 Ac uity Brand s Lig hting , Inc. All rights reserved. Rev. 10 /06/2012 ·4f.4(13 ~ A~.. New p ,..,,,,,.,_. ff.R Jan 2 0 13 ""'~"""' 't'.c Cara/og ., • L-2 • ues1gners t-ountam tPost: Mounq Kichler Lighting [Our Company I Contact Us I Local Dealers I My Wish List] [Page: 1] 1 [Page: 1] 1 Item #: 31336·8Z Type: Outdoor Fe.m1ty1 Bayport · Dark Sky Finish: Bronze Glau: size: u· w., ts 1/4" h. DHcrlptlon: 11 Inches Dark Sky Post Lantern 1 Edison base lamp, 100 W. Max. " other l'lnlsh: '~d1~_Lls tJ Look for UK:el ~' [Our Company I Contact Us I Local Dea lers I My Wish List ] Copyright© Designers Fountain, All rights Reserved . Inter Jtam Number [" __ -----__ j I s..~jlJ~IJ I I Chandelier/Pendant EJ [ !,is~. I ly Famlly I show Au@ I~ I Decorative Products Int.tor bt..,r l!nerov Stu Products Intator l!xtnr Bullder Productll Interior l!lct..,r www.des i gnersftn .net/df'C_lteninfo.php~Products&sub=&fn=fm)&f\c::262&item=31336-BZ&l<F&rn=4&page= 1 &ps ize=36 • Outd oo r ::. Vale ra > P5 -~ -2 • c I Prod uct Deta ils ,J idthJOiameter: :-:/8 Height 16-1 /8 Lamp Qu anti .': rl•O Lamp Type : .-.:i u -2 ~ Lamp attage (Max ): 18 Notes : (] 70 P5806-20 Catego ry: Outu -r L·3 ·Valera (Wall Sconce) Progress Li g ht ing Room Type : u d r Light in g Fini sh : nt iqu e B ronz e Style : Conte1ipora~/lr'1 e rn F amil y: V al era • Description . T o-ligh ene rg effic ie1 t CFL Lin ear Lant.,rr fir i s hed in .ntique Bron ze . MS RP/Re ai l· ,~21 cUO . Buy Online ~ . Buy Loc al 11 a Produ ct Sup port Pr •_ duct Guiel&~. ,PDF , !j. JP roduct Specs 17-l nstallation ;:3rr an t:, w1ll varr bj ss ll er. Still Need f 11ore Support? C·) tact U~ 0 rogress Lighting O 1 Millennium Blvd. Greenville, South Carolina 29607 www. progresslighting. com --· -- L-3 -Valera {Wall Sconce) ------------------1Progr ess lighting Compact Fluorescent finish Catalog No. P5806 Brushed Nickel -09 -T D ,l Specifications: Antique Bronze -20 Valera Title 24 ADA Lamping 2-18w CFL Type -09 P5806 0 Dimensions (Inches) A I c 5-518 16-118 4 General Mounting • White polycarbonate soft rectangular diffuser: 5-3/8 " W x 16" L x 3-314 " T • Wall mounted • Back plate covers a standard 4" hexagonal recessed outlet box -20 0 12 8 • Die cast aluminum trim top, sides and bottom • Top of diffuser is closed in white polycarbonate and bottom is open for up and down lighting • Mounting strap for outlet box included Electrical • Indoor or outdoor use • Lamps (by others) are 18 watt spiral CFL's with a GU24 base • Plated Brushed Nickel (-09), or painted Antique Bronze (-20) finish • Back plate is wh ite painted steel • Title 24 compliant • ADA (American with Disabilities Act) compl iant • GU24 base socket • Pre-wired Labeling • G· wet location listed c us 3/10 71 414113 Designers Fotnain-Ughtlfll Designer a M L-4 -Designer's Fountain (Wall Mount) .-. Kichler Lighting [Our Comp any I Conta ct Us I Loca l De ale rs I My Wis h List] [Page : 1] l [Page: 1) 1 !1 It.Im •1 31331-BZ Type: Outdoor Famlly: Bayport · Dark Sky Finish: Bronze GI Ha: Size: 11" w., 10 1/4" h., 13 1/2" ext. De8crlptlon: 11 Inches Dark Sky Wall lllntern 1 Edison base lamp, 100 W. Max . Other Plnl9h: OuyOnllm,; (Ou r Company I Contact Us I Local Dealers I My Wish Li st J Copyright @ Designers Founta in , All rights Reserved . I Search I I cnandeliert!'_8'.!"8nt B [ Ust I Decorative Protlucta Interior ll!llt ... r llullder Producta IM..tDt ll!llt..tDt 1/1 • Provides excellent coverage and uniformity, suitable for commercial and residential applications requiring up to an IP44 rating • Available with a multitude of lamp types and finishes for application and design flexibility • Smooth dimming without any color shift (optional) • Stays ON in case of a power failure with the optional emergency ballast • Eliminate direct glare with the optional anti -glare baffle • Quality components combined with the most current technology for high efficiency and reduced lighting costs • Available with adjustable drop cord/aviation cable , and rigid condu it suspension; see Cylinder 8 Pendant Applications The Ceiling Cylinder 8 Is ideal for illum inating spaces where the quaHy of light and aesthetics are important It is adapt· able for many commercial and decorative applications, such as reception areas, boardrooms, lobbies and dining areas. Lamp The Ceil ing Cylinder 8 is designed to operate wit h incandes- cent (150W max.), compact fluorescent (42W max.), metal halide (100\IV max.), and LEO (15W max .) light sources . Lampholder All lampholders used are compatible with other components in the supplied system . Overall, production is in compliance 1 with North American and European electrical standards ; see Compliances . Lens The optional bottom glass lens is made of 5mm thick, tem- pered, borosilicate glass . It is held by an aluminum lens re- tainer ring, and sealed with a rubber e>-ring . It augments the diffusion of li ght exiting the luminaire, and protects the Inter- nal components with an IP44 rating . Ballast Electronic compact fluorescent and pulse-start metal halide ballasts used with the Ceiling Cylinder share many character- istics that contribute to the quality of light , energy savings and safety: • High ballast factor of 1.0 for maximum lumen maintenance • High power factor, greater than 90% • Low TiiD: CF< 10%; MH < 15% • Sound rated •A' for the most quiet operation • 1 O ft . max. distance to lamp • EOL protection switches output OFF on lamp burnout • Environmentally friendly, contain ing no PCB's • Color-coded leads for easy in stallation • NEMA1 type remote ballast , for indoor applications • Manufactured to 1509002 standards CF ballasts are also equipped with a RFI circuit to eliminate any electromagnetic interference. Dimming and emergency ballasts are also available. Consult a TMS Lighting representative for details . L-5 -Ceiling Cylinder 8 (Trellis Light) TMS Lighting Ceiling Cylinder 8 Dimensions LED Driver The LED source is controlled by an advanced electronic driver for cool, flicker-free operation and energy savings. Built from quality components, the driver delivers consistent power, and extends LED lamp life. The driver is integral . and can be used • on a 120V line . LED Dimmer The optional LED dimmer can be installed into a standard switchbox. It controls the intensity of the li ght output over the full range . Integrated pulse width modulation (PWM) technol- ogy ensures a consistent color temperature (CCT} when mak- ing adjustments, for no co lor shifts or blurs. You can adjust the amount of light while maintaining the same quality. Anti-glare Baffle The optional anti -glare baffle is made of aluminum, with 2 con - centric circles fitted inside the cylinder, without protruding from the aperture. It extends 1 • below the lamp to concentrate light below the glare zone, el iminating direct glare from the lamp. Mounting Mount on a flat ceiling, directly over a standard 4" electrical junction box with 3-1/2" holes de. See installation instructions . Finish The Ceiling Cylinder 8 is available in severa l polyester powder- coated finishes to complement your theme : TMS standard and custom RAL finishes. See the product key . 73 L-5 -Ceiling Cylinder 8 (Trellis Lig t) TMS lighting .------------------------.---------- 74 Product Key PIF 1-1 1-1 1-1 1-1 1 2 3 4 (Drop cord and conduit suspension available; see P8CID) 1. Lamp A INC 150W CF2&N PL-T CF32W PL-T 2. 3. B c '· . (} E F G H I Voltage ~ 2 3 4 &F42Yf1PD:.T ' SOW MH ED-17 70W MH ED-17 1.00W MH ED-17 15W LED (850 Im @25°C lj) 20W LED (1,650 Im @ 25°C Tj) ·'f2ov f 2."nv 347V (consult TMS) 220to230V White• Matte Black Gloss Black Satin Aluminum• Mirror aux Sliver Metallic• RAL Custom Color (specify) 4. Options DMD Dimming Ballast (Advance Mark 1 O; CF only) DMDL Dimming Ballast (Lutron; CF only) DML LED Dimmer(0-10V, current sink ing control system) BU Emergency Ballast (remote, CF only) BFLB Anti-glare Baffle ~·s'Gl~ Bottom Glass'Lens (rated IP44) * • Supplied with the same finish on all surfaces . Ballast I LED driver is supplied with luminaire. Warranty TMS Lighting covers th is produ ct by a limited warranty for a period of five (5} years from the date of purchase . This war- ranty is effective only when the products are used within the parameters of the recommended operating environment. In- stall in areas where the ambient temperature does not ex- ceed 50°C/122 °F . Compliances The Ceiling Cylinder 8 is UL and USTC listed, compiles with the Consultants Europe directives . It is rated IP23 for dry in - Photometric Data CIE Type: Direct Vertical Plane @ 0°H Vertical Plane @ 90°H (above) ----(below) Angle of Maximum Candela: OH V40 Spacing Criterion : o -1ao·: 2 .68 90° -270° : 2.68 Diagonal : 2 .28 Project: ~(\q ~ ~ t-CWW"'v?SV1 Type: l N T\L.Q..L.l \ klPS Quantity: _ _....f?c.._"-' _ _....D-...-e?:...__-.~ _____ _ Notes: door applications . Options are available to improve the IP TMS Lighting Inc. rating . 247A Summerl ea Road Brampton. Ontario Canada L6T 4E1 North America (905) 793-1 174 Tott-free ( 866) 793.1 17 4 Fax (905) 793-117 5 c@~ IP23/44@@i)( € Web Site: tmellghtlng.com UK & Europe 44-1474-250·654 44-1474-747-957 Specifications are subject to change without notice. -~ L-6 -LED Brick Light (Parapet Wall) PROJECT: Kichler Lighting TYPE: KICHLER. ORDERING#: COMMENTS : LED Brick Light FEATURES (LOUVERED) (WILENS) • CastAllmin1111 Housing wl Textured An::hitectural Bronze Finish • Oalgned to bt ln'9gtated Into a Brick Wall During Construction • Casts a Low, Evtn Spread of Energy Efllcient LED Light • 3.BW I 0 VA Light Output. 2950K (-150 I +175) High CRI • ~ 15V ACJDC Operlting Range w1 lntagrated, Constant Voltage Driver • Stalnlesa Sleel Mounting Hardware & JIJlcllon Box • Wire Connection MUlt bt Made Inside of Faxlln • Suitable For Use in WM. l.OCllion • 10-Yw 140,000 Hour Warranty on LED Driver & All Other Electrical Components • 5-Year wananty on Aluminum LED Housings & Exterior Finishes 4f -u1s· 15773 -Fixture Photometric (le) --~ .•. 11771 lou-race ·~· ... 0' 0.5' 1' 1.5' 2' 2.5 3' 4' 0.22 2.08 1.87 1.85 1.3 0.86 0.12 0.111 0.211 0.72 0.77 0.88 0.52 - 0.04 0,06 0.09 0.12 0.18 .028 .028 - 3 .25• 9• · 15774 -Axture Photometric (fc) 4 ·~2.375' :--· 11 .5~ 11774 ·24 • H••t·rHlltant QIHI Ian• •.. o• o.s· 1• 1.5' 2· 2.5 3' 4' 2.02 4.17 3.0 2.0 1.0 0.68 0.48 - 0 .23 0.81 0.98 0.9 0.75 0.62 0.51 - 0.06 0.18 027 Q.38 0.38 Q.36 Q.31 -' -ORDERING INFORMAT ION EXAMPU!: 15773AZT (Proc!ucU & Flnllh) ~'<WDliCT '//,\[ f/\GE.S rYLE LICH r SOUf~CE LID llrlcll Ught wl louwrl 15173 LED Brick Light w/ Lina 15714 AZr -Textured Architlclutll Bronze -3.8 Watts/ 4.7VoltageAmps • Feaflnl a Louwr FaCll • Dlm111sion1: 4"H x 9.5-W x 3.25'0 Arr ·Textured Aldlittclural Bronze • 3.8 'Nalll / 4.7 Volllge Amps -Features a Hea~llislant Gius Lena -Dimtnlions: o4"H x 9.5'W x 3.25"0 NO TES L!DSPICS -Integrated LEOa & Driver -W-15V AC/DC -2950K Color Temperatu11 • 40,000 Hou11 l.amp Life To L70 SpedficatJona " INCLUDED MOUNTING ACCESSORIES • Stainless SIHI Mounting Hanlwln & Junction Box lHtl;. Fixture is Not For UM w/ Electronic Tranafmmtrs .. Definition d 40,000 houri: Voklntlrily foDowing tht ecc.ptld indullry standard of L70, Kldlllr r11M the entire lighting ftxlln tytllm at 40,000 hculs; with englnNf'ld electronk:l lhlt wll lut It l111t 40,000 hours, llJJ*lor optlc8 tnglntettng. and ftnally utlllzlng a dnlgn that opntaa at the optimal llmptrlUt ttVllholdt for tht LED chii>I. The encl rnult It I compltlit llght llxture thal don not rlQUI" "pllcemtnt parts and will ptDYlde 70% Of more of ill original light ou1PUl for It lealt 40,000 hours. It hu been ptOYtn that tht hUtlWI eye Cit! hanlly det.c:l "1'f cl!rlrtnee In light output 'Mlln right oulput Is at 70% or above d ill or1glnal output for WlmntJ lntonnttloi\ pltllt vlllt~com Wt ,...,.... tht right ID rtYlse tht dellgn or componenll of lllY product dut ID plltl IVlilablllty 0t d!ange in Ul. ltlndlrdl, without lllUl'lllng any obllgltlon or lilbllity to modify llfi procllcta prwlously manufKalred, and wih>ut notice. "'"" - n11 E. Pleuant Vllley Roed, Cleveland, OH 4-4131 ph:(218) 573-1000 fp;(218) 573-2270 em11U:ulea@klchler.com web:landlC8ptlllgh11ng.~1 , . MG A MYHRE GROUP ARCHITECTS Minor Development Submittal Narrative -The Springs at Carman Oaks 3800 & 3900 Carman Drive (Tax lots 5600 & 5601 of Tax map 21E OSCO) Pre-App# 12-0072 Project Overview: ILF Building -3800 Carman Drive The existing building is a 4-story 144-unit independent living facility or ILF (Typ e VA with sprinkle rs). The proposed project is a single-story Pool/Wellness addition of approximately 5,800 SF with a rooftop deck to the South side of the lower level of the building (area). The it ems anticipated for this addition include an enclosed pool and spa with fitness, locker rooms , lobby and circulation to serve the existing residents. Minor interior upgrades of the existing facility such as an office & dining room remodel, lighting, signage and finishes. Proposed exterior upgrades include enhancements to the existing landscaping and signage. MC/ALF Building -3900 Carman Drive The existing build ing is a 2-story 29 -unit ass isted living facility or ALF (Type VA w ith sprinklers). The proposed project is an interior remodel and code upgrades to address current State licensing requirements for the assisted living use a nd also to allow the lower level to be utilized as a resident care facil ity with a memory care endorsement. In addition, fo ur existi ng 1 bedroom units will be modified to accommodate use as two bed units on the lower level on ly. Proposed exterior upgrades include an 8' fenced outdoor courtyard with outdoor activity space for Memory Care, a new courtyard for Assisted Liv ing, an emergency generator and monument signage. Exterior modifications a lso incl ude enclosing an existing covered patio with no change to building footprint coverage. As a part of this application a variance is requested to allow the 8' tall fence. Zoning Summary Address( es): Zone Classification: Applicable Overlay Zones: Comprehensive Plan: Zoning Map: TaxMap(s): DEFINITIONS 3800 & 3900 Carman Drive R3 (Residential High Density) None OC/R-3 (Special Use Housing) City of Lake Oswego 21 E05CD 5600 and 21 E05CD 5601 R3 {Residential High Density) Zone Purpose : To provide lands for single-and multi-family residentia l development wit h densities of at least 12 dwelling units per gross acre. (50.02 .001 .3.b) OC {Office Campus) zone Purpose: To provide lands for major concentrations of regionally oriented offices and employment opportunities for a market area larger than the planning area. (50 .02.002 .1.e) Floor Area Ratio Floor Area Rat io (FAR) is a measure of development intensity. FA R is the ratio of the amount of floor area of a building to the amount of area of its site. The FAR also states the amount of f loor area allowed. R130425 76 808 SW 3'0 Avenue, Suit~ 500 ·Portland, Oregon 97204 · t 503 .236.6000 f 503.236.7 EXHIBIT F-1 LU 13 -0016 Minor Development Submittal Narrative MGA Project# 120790 April 25, 20 13 Page 2of18 PERMITTED USE(S) Types of Allowable Housing The fo ll owing types of housing are permitted in the R3 zone (Table 50.03.002-1): 1. Congregate Housing (ILF Building) 2. Group Care Home 3. Residential Care Housing (MC/ ALF Building) DIMENSIONAL REQUIREMENTS (Table 50.04.001 -11 ) Minimum Density None required for congregate and residential care facilities. provided a ll other the o ther requirem ents of the code and other governmental regulatory agencies are met. (Per 50.03.002 which refers to 50.03.003 .2.a.i.2-Use Specific Standards) -Ex istin g density is allowed and no reduction in density is proposed. Maximum Flo or Area: M inimum Lo t Area : Setbacks Re quired: Maximum Building Height: Floor Area Ratio l :1 [res idential use) 0.5 acres 1 O' -0" a ll sides 50 ft max/ 40 ft average height The proposed FAR for the property, including the proposed b u ilding additions a t the MC/ AL F and ILF Buildings, w ill be less than the maximum a llowed (0 .58:1 proposed <1 :l allowed). Minimum Lot Area Th e existing property exceeds the minimum lot area requirements (6.17 acres provided > 0.5 acres minimum requirement). Building Setbacks Existing buildings located on the site comply with minimum building setback req uirements ( l 0'-0" at all sides). Proposed addition at the ILF building will be approximately 30' -0" from the southern property li ne. · Maximum Height The proposed single-story building addition will n ot exceed the maximum height allowed (50 ' -0") and is significantly lower than the existi ng building's maximum height. SITE DATA ·Existing Site Area (per survey): Landscaped Area (maintained}: Open Space: Parking: Existing Building Footprint (per survey): Existing Lot Coverage (per survey): (423) (203) (173) ±268,764 sf ±113,449 sf ±53,755 sf ±45,595 sf ±5 5,965 sf 213 77 Minor Development Submittal Narrative MGA Project # 120790 April 25, 2013 Page 3of18 Proposed Site Areas Landscaped Area (maintained): Open Space (no change): Parking {no change): Proposed Building Footprint: ILF Addition: MC/ALF: Proposed lot Coverage {61 ,7 65 sf/ 268,764 sf]: BUILDING TABULATIONS Total Existing Floor Areas: ILF Storage Level: First Floor Level : Second Floor Level: Third Floor Level : Fourth Floor Level : Subtotal: MC/ ALF First Floor Leve l: Secoqd Floor Level : Subtotal: Existing Density (F.A.R.) (149,305 sf I 26 8,764 sf): Total Proposed Floor Areas: ILF Storage Level : First Floor Level : Second Fl oor Level: Third Floor Level: Fourth Floor Level: Subtotal: MC/ ALF First Floor Level: Second Floor Level: Subtotal: (403) (203) (173) Proposed Density (F .A .R.) (156 ,448 sf I 268,764 sf): Parking and Loading (LOC Section 50.06.002) ±107.649 sf ±53,755sf ±45,595 sf ±61,765 sf +5,800 sf [no change) 233 ±149,305 sf ±4,612 sf ±23 ,286 sf ±41,244 sf ±37,266 sf +19,019 sf ±125,427 sf ±11.939 sf ±11 ,939 sf ±23,878 sf 0.56:1 :!:156,448 sf + 1,237 sf +5,800 sf (no change ) + 106 sf loo change! ±132,570 sf (no change ) (no c hqnqe ) ±23,878 sf 0.58:1 Minimum Parking: Minimum parkin g requirements are based on dwelling units and number of employees. No additional dwelling units or employees are proposed. Therefore, no additional parking will be required . Refer to letter from owner, shown on Page 64. Maximum Parking : No maximum. 78 Minor Development Submittal Narrative MGA Project# 120790 pril 25, 2013 Page 4of18 Design Narrative Summary The following is a brief summary of the referenced City of Lake Oswego Municipal Code Sections : Sign Code (Chapter 47); Community Development Code (Chapter 50); and Trees (Chapter 55). LOC 47.10 : PERMIT REQUIREMENTS 47.10.405: Permanent Signage Requiring Permit Allowed in Residential Zones LOC 50.01: GENERAL PROVISIONS Informational only. LOC 50.02 : BASE ZONING DISTRICTS Informational only. LOC 50.03 : USE REGULATIONS AND CONDITIONS 50.03.001: Introduction to the Use Table 50.03.002: Use Table 50.03.003: Use-Specific Standards 2. Conditional Use Standards for Residential Uses - Group and Institutional Housing 50.03.004 : Accessory Structures and Uses 50.03 .005: Temporary Structures and Uses LO C 50.04: DIMENSIONAL STANDARDS 50.04.00 1: Dimensional Table 50.04.002: 50.04.003 : 50.04.004 : 3. Residential High Density Zones Special Street Setbacks Exceptions, Projections , and Encroachments Solar Adjustments LOC 50 .05: OVERLAY AND DESIGN DISTRICTS 50.05 .001: Glenmorrie R-15 Overlay District 50.05 .002 : Evergreen R-7.5 Overlay District 50.05 .003: Lake Grove R-7 .5/R-10 Overlay District 50.05.004 : Downtown Redeve lopment Design Distr ict 50.05.005 : West lake Grove Design District 50.05.006 : Old Town Neighborhood Design 50.05.007 : Lake Grove Village Center Overlay District 50.05 .008: Ind ustria l Park Overlay District 50.05 .009· Greenway Management Overlay Distr ict 50.05.010: Sensitive Lands Overlay District 50.05.011: Flood Management Area LOC 50.06: DEVELOPMENT STANDARDS 50.06.001: Building Design 50.06.002: Parking 50.06 .003: Circulation and Connectivity 50.06.004: Site Design 50.06 .005: Park and Open Space Contributions Applicable Not Applicable Not Applicable Applicable Applicable Not Applicable Not Applicable Applicable Applicable Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Not Applicable Applicable Not Appli cable Applicable Applicable Applicable Applicable Applicable 79 Minor Development Submittal Narrative MGA Project# 120790 April 25, 2013 Page 5of18 50.06.006: 50.06.007: 50.06.008: 50.06.009: 50.06 .010: 50.06.01 1: Geological Hazards and Drainage Solar Access Utilities Historic Preservat ion Maintenance and Operation Vision Clearance LOC 50.07: REVIEW AND APPROVAL PROCEDURES 50.07 .001: Summary Procedures Table 50.07.002: List of Decis ion-Makers 50 .07 .003 : Rev iew Procedures 50.07.004: Additional Submission Requirements 50.07.005: Conditional Use Permits 50.07 .006 : Overall Development Plan and Schedule 50 ,07.007: Land Divisions LOC 50.08 : ADJUSTMENTS , ALTERNATIVES , AND VARIANCES 50.08.001 : Adjustments 50.08.002: Minor Variance 50.08.003 : Hardship Variances 50.08 .004 : Reasonable Accommodation Variance (ADA , FHA) 50.08.005 : Downtown Redeve lopment District Exceptions to Standards 50.08 .006 : LGVC Adjustments 50 .08.007 : Res idential Infill Development (RID) 50 .08 .008: Foothills M ixed Use Exceptions to Standards LOC 50 .09 : ENFORCEMENT AND PENALTIES 50.09.001 : Vio lations 50 .09.002 : Enforcement 50 .09.003: Penalties LOC 50 .1 0: DEFINITIONS AND RULES OF MEASUREMENT 50 .10.001: Rules of Cons ruction 50.10 .002: Ru les of Measurement 50 . l 0.003 : Definitions LOC 55 .02 : TREE REMOVA L 55.02.080: Criteria for Issuance of Type II Tree Cutting Permits 80 Applicable Not Applicable Applicable Not Applicable Not Applicable Applicable Not Applicable Not Applicable Not Applicable Applicable · Not Applicable Not Applicable Not Applicable Not Applicable Applicable Not Applicable Not Applicable Not Appli cable Not Applicable Not Applicable Not Appli cable No t Applicable Not Appli cable Not Applicable Not Applicable Not Applicable Not Appli cable Applicable Minor Development Submittal Narrative MGA Project# 120790 April 25, 2013 Page 6of18 Design Narrative 47.10.405 Permanent Signage Requiring Permit Allowed in Residential Zones (R-0, R-2, WLG R-2.5, R-3, 3- 5, R-6, R-7.5, R-10, R-15, R-DD, AND R-W). In addition to the temporary and permanent signage allowed without permit in the residential zones the following signage is a ll owed subject to permit and fee. 1. Free-Stand ing Signs . a. Allowable Area : For four or more units or lots , sixteen square feet. RESPONSE: Wall signage does not exceed sixteen square feet. Refer to Site Details • Signage sheets for additional information. b. Number: One sign shall be allowed for the primary frontage. Another sign shall be allowed on any secondary frontage that is 300 feet or more in length. RESPONSE: One way-finding sign is provided f or each p rimary frontage. (A change of copy/logo is proposed to an existing decorative wall on site which does not function as a way-finding sign from the public right of way.) c. Height: The maximum height shall be six feet. RESPONSE: Proposed signage does not exceed six feet in height. d. Sign Types: Monument or wall (fence) signs. RESPONSE: All signs ore monument signs. e. Ill u mination: Only indirect li ghting shall be a ll owed . RESPONSE: No signs are internally or integrally illuminated. Existing indirect lighting in landscape will be retained. 2. Signs Attached to Bu il d ings. RESPONSE: No signage attached to the building is proposed. 50.03.003.2. Conditional Use Standards for Residential Uses -Group and Institutional Housing a. Residential Care Housing and Congregate Housing i. Generally Applicable Standards (1 ). Any site to be used for residential care housing or congregate hous ing shall be at least one- half acre in size. All abutting property, which is in one ownership or the subject of a joint application involving more than one ownership , sha ll be considered as the site . RESPONSE: The existing site consists of two separate parcels vnder one ownership. 3800 Carmon Drive is 4. 73 acres and 3900 Corman Drive is 1.44 acres for a combined area of 6.17 acres exceeding the minimum one-half acre requirement. (2). A ll requirements of the underlying zone, such as lot coverage, height limitations , setbacks and of the Lake Oswego Code generally, shall be compli ed with un less modified by this section. However, there are no density limitations on the number of residential care or congregate housing living units, which may be developed, provided all the other requ irements of the Code and other governmental regulatory agencies are met. RESPONSE: Proposal is intended to comply with R-3 zone standards. Reference zoning summary on Page 11 for building area tabulations, floor area ratios , lot coverage, landscape area, height limitations and setbacks. 81 Minor Development Submittal Narrative MGA Project # 120790 April 25, 2013 Page 7of18 82 (3). With in the allowed single-and multi-fami ly zone s. residentia l care housing and congregate housing shall be permitted only on those properties which abut a major or m inor arteria l or a major collector or neighborhood collector. Access to the development site shall be by the street with the highest classification unless prohibited by access constraints . RESPONSE: The site abuts Carmon Drive. which is a neighborhood collector. (4). Any bu il d ing to be occupied for resident ial care housing and congregate housing sha ll be designed or renovated specifically for this use . Any requ ired regulatory li censes sha ll be obtained before residents occupy the building. RESPONSE: The existing building on 3800 Carman Drive is a congregate independent living facility and does not require licensing. 3900 Carman Drive has an existing licensed ass.isted living facility and includes converting the lower level to a residenHal memory care facility that is being licensed thru the Oregon Health Authority. (5). All public serv ices shall be available and have the capacity to serve the fac ili ty. RESPONSE: The use is existing and the proposed project can be served by the existing public services. (6). Site design shall illustrate the accommodation of the special accessibility needs of those w ith varying levels of disabilities such as grade and width of walkways , exterior ligh t ing, signage. resident parking, and orient ation of ent rances , wh ich emphasize easy recognition . RESPONSE: Proposed new site improvements include an accessible memory care courtyard. an accessible assisted living sitting area. and rerouted accessible walkways adjacent to the proposed building addition. Lighting is provided at both the courtyard and the sitting area to encourage use of these spaces. The independent living residents will be encouraged to use the accessible and lighted roof terrace instead of the walkway path which has existing non- accessible and unlit connections. (7). Buffering and sc reening of th e fa c ility wi th fence s, wall s and la nds c apin g sha ll be re qu ired to m itigate externa l noise and other disruptive cond it ion s from su rro u nding use s such a s lig ht glare. RESPONSE: Adequate buffering is proposed. The independent living addition is located approximately 30'-0" from property line to the South and screened from view from the North and East by the existing building, New landscaping is proposed to blend to the existing mature landscape in areas of new work. An 8-foot fence is proposed at the South side of the assisted living/memory care building at the lower level courtyard to enclose the proposed outdoor courtyard for use by memory care residents. In addition, the emergency generator will be located central to the site and screened from view with new landscaping. The uses are not noise intensive and the new lighting design features "cuf·off" fixtures such that it will not create glare for surrounding uses. (8). At least 203 of the development site e xclusive o f areas requ ired for park land and sens it iv e lands protection shall be landscaped. The requ ired landscaped area is inclus ive of landscaping required for parking lots , and w ith in re qu ired buffer areas. Landscaping may include courtyards, ra ised beds and p lanters . espal iers , arbors and trelli ses . RESPONSE: The proposed maintained landscape area is 40% of lhe site area. See page l 1 for calculations. Minor Development Submittal Narrative MGA Project# 120790 April 25, 2013 Page 8of18 (9). Large expanses of paving, including off-street parking and loading areas, shall be landscaped. These areas shall be shall be buffered and screened from adjoining land uses w ith landscaping. Trees shall be integral to the landscaping plan and incorporated into parking lot design to provide for shade and surface water runoff and quality benefits. RESPONSE : No altera tion to the existing permitted off-street parkjng and loading a reas are proposed tor this project. (10). Buildings and the development site shall be designed with a residential character and theme. Development in the EC zone is subject to the requ irements of LOC 50.05.004, Downtown Redevelopment Design District. If a conflict exists between LOC 50.05.004 and the requirements below, LOC 50.05.004 shall prevail. To achieve a residential character and theme. the reviewi ng authority may require design elements inc luding, but not limited to. any or all of the following: (a) Comp lex massing and asymmetrical building composition; RESPONSE: The proposed massing is divided into thre e smaller re sidential scaled forms. The root design reinforces the separate masses. The building addition steps down internally to respond to the site slope and reduces the overafl moss of the building. Trellises on the roof terrace also add smaller resid ential scale elements to the design. The sloping grade along the proposed addition creates a varied asymmetrical composition with varying the building height. A chimney form , a corner entry and the fitness room windows also function to offset the building composition. Refer to Pages 21 and 22. (b) Use of masonry. wood or wood appearing composites as exterior cladding materia ls; RESPONSE: The proposed building cladding will match existing cladding with the new painted wood or wood appearing exterior c ladding. The proposed chimney will be clad in a stone veneer. (c) Use of harmonious bu ilding materia ls and earth and muted tone colors and compatib le color accents; RESPONSE: The proposed building materials and colors match existing materials, and include muted tone colors with compatible color accents. {d)Lush landscaping including the use of border plantings and trees throughout the development site . RESPONSE: The proposed landscape includes border plantings and trees that will blend Into the existing mature landscape. Refer fo Page 2 1. (11 ). Monotony of design in single or multiple buildings shall be avoided. Variation of detail. form. and building siting shall be used to enhance design quality. To achieve these obj ectives, the reviewing authority may impose requ irements including, but not limited to. any or all of the following: (a) No continuous blank walls shall be allowed a long the public front of the buildings and shall not exceed 25 linear ft . w ithout windows, recess, or change of p lane. Appropriate use of w indows shall be made to provide scale with the amount of fenestration or glazing proportional to the mass of the building facade. RESPONSE: No continuous blank walls along the public front of the buildings exceed 25 linear feet without windows, recess, or change of plane. Windows were designed to provide residential scale to the 83 Minor Development Submittal Narrative MGA Project # 120790 April 25, 2013 Page 9of18 84 propos ed addition. The proportion of glazing to building mass is typical for the region and the southern sun orientation. (b)Architectural features and accents such as bay windows, gables, dormers and projecting eaves shall be used to break up roof expanses. Verandas and projecting balconies shall be used where safe and practical. RESPONSE: The proposed addition roof form has been divided into three smaller forms. Eave height hos also been varied to reinforce these fo rms and add detailing features to the overall roof. Refer to Page 21. (c)Roof materials shall consist of cedar shingles, tiles, or three tab composite shingles in dark gray, green or black colors. Metal roofs and colored roofs , other than those mentioned above, and mansard or decorative roof forms are prohibited. RESPONSE: Roof materials will consist of architectural composite asphalt shingles to match existing. (12). Bui ldings shall use materials that are architecturally harmonious for all walls and exterior components. To achieve this objective, the reviewing authority may impose requirements including, but not limited to, the following: (a)Materials for building walls may cons ist of wood shingle, brick, horizontal wood or composite wood siding, stone, masonry, concrete block which m imics stone, bri<;::k or other masonry. Stucco and timbers shall be allowed on gable ends only. RESPONSE: Materials proposed for the building walls consist of painted horizontal wood or composite wood siding to match the existing previously permitted exterior materials. (b)The following exterior materials are not allowed: EIFS or other synthetic stucco material ; metal panels; flagstone ; plywood paneling; vinyl cladding; m irrored g lass; standard form concrete block; backlit fabrics. RESPONSE: The following exterior materials are not proposed for this project: EIFS or other synthetic stucco material; metal panels: flagstone: plywood paneling: vinyl cladding: miffored glass: standard form concrete block: backlit fabrics. (13). Bu il ding vents and mechanical devices shall be screened from view w ith mat eria ls harmonious to the building . Exterior site e lement s such as storage, trash collection areas and noise generating equipment sha ll be located away from abutting property lines and sight-obscuring fencing and landscaping shall be used to screen and buffe r these areas. RESPONSE; Building vents and mechanical devices are proposed to be screened from view with materials harmonious to the building and landscaping. No changes ore proposed for exterior site elements such as storage, trash collection areas. An emergency generator is proposed on t~e South side of the assisted living and memory care facility that is well screened by landscaping from the public way. (14). Access to public and commercial services, parks and other recreation areas , churches, shopping, and other places frequented by the public in the course of dail y life shall be made available to the residents through a transport service privately provided by the res idential care hous ing fac ility. RESPONSE: A private transport service will be provided by the residential care facility for the residents. Refer to letter from owner on Page 78. Minor Development Submittal Narrative MGA Project# 120790 April 25, 2013 Page 10of18 (15). Access to public sidewalks and/or pathways shall be provided. Street cross ings bordering on streets three lanes and larger shall be located at traffic light controlled crossings. Cross ings on two lane streets classified as either collectors or arterials may occur at sign controlled intersections . All other crossings may occur at non-controlled interse ctions provided that safe sight distance per the AASHTO Standards is present. When projects are located on streets greater than 10,000 ADT and it can reasonably be expected that future residents will cross these streets, a traffic study shall be required to st")ow that safe sight d istance and adequate traffic "gaps" exis t to allow safe crossing. RESPONSE: Access to public sidewalks exists on site. This projec t does not include any proposed changes to the existing off-site connections. 50.04.001. Dimensional Table 3. Residential High Density Zones a. Dimens ions. Development in the R-W, R-3, R-2. and R-0 zones shall conform to the development standards in Tab le 50.04.001-11. RESPONSE: Refer to plans and elevations for the following information. The proposed development (in the R-3 zone) conforms to the development standards in Table 50.04.001-1 1. Refer to Zoning Summary for add;t;onaf information. 50.04.002. Special Street Setbacks I. To ass ure an adequate front yard setback is available in the event of possible future street im provements, such as additiona l lanes, pedestrian and bicycle facilit ies, transit facilities, drainage management improvements, lighting, and street landscaping. RESPONSE: The proposed addition is localed on the southern side of the building and does not front Carman Drive: therefore. the requirements of this section ore not applicable to this project. 50.05.010. Sensitive Lands Overlay Districts 1.a. LOC 50.05.010 creates the Resource Protec tion (RP) and Resource Conservation (RC) d istrict overlay districts to: i. Protect wi ldlife habitat; ii. Protect and improve water quality; iii. Control and prevent water pollution for the protection of public health and safety; iv. Comply with federal laws including the Clean Water Act and the Endangered Species Act; v. Comply with State Land Use Goal 5; and vi. Comply with Metro's Urban Growth Management Functional Plan RESPONSE: No new development or development-related activities are proposed within 35 feet of the Resource Protection boundary as shown in the Sensitive Lands Atlas. 85 Minor Development Submittal Narrative MGA Project # 120790 April 25, 2013 Page 11of18 50.06.001 . Building Design 5. Commercial, Industrial and Multi-Family Development not Located in the FMU Zone, and Minor Development in the R-DD Zone Standards for Approval. 86 b. Design Standards. Buildings shall be desig ned and located to complement and preserve existing buildings, streets and paths, bridges and other elements of the built environment, and to assure accessibility for bicyclists, pedestrians, and users of other transportatio n modes. RESPONSE: The proposed addition is designed to preserve existing buildings, amenities and infrastructure. The proposed addition complements the larger scale existing building by adding a smaller scale element to help step down the mass to a residential scale. i. Design buildings to be complementary in appearance to adjacent structures of good design with regard to: (1) Materials; RESPONSE; The proposed materials will match the existing materials. Refer to Pages 54 and 55. (2) Setbacks; RESPONSE: proposed addition maintains existing building setbacks. (3) Roofl ines; RESPONSE: The proposed addition matches the existing hip forms on existing buildings. (4) Height; RESPONSE: The proposed addition's height is significantly lower than the existing building. The building height steps down on the back side of the building. (5) Overall proportions. RESPONSE: The proposed addition uses glazing and hip dormers consistent with the existing building to reduce the scale of the building. ii. Where existing buildings are to remain on site, new development shall be designed to : {l) Integrate the remaining buildings into the overall design ; or; (2) Provide separate landscaping, remodeling or other treatment which establishes a distinct character and function for the remain ing buildings . RESPONSE: Existing buildings are to remain on site. The proposed addition will complement the existing buildings and help integrate both the new and existing buildings info the landscaping. iii. Design bus shelters, drinking founta ins , benches, mailboxes, etc ., to be complementary in appearance to build ings. RESPONSE: The site elements have been designed to be complementary in appearance to existing buildings. iv. Design those elements listed below to be complementary in appearance to those buildings or structures upon which they are associated : Awnings NIA Chimneys Yes Decks and Railings Yes Minor Development Submittal Narrative MGA Project# 120790 April 25, 2013 Page 12of18 Doors Yes Downspouts Yes Foundations Yes ~~ ~ Mailboxes N/ A Mechanical Equipment Yes Signs Yes Stairs Yes Utility Connections and Meters Yes Vents Yes Windows Yes Weather vanes, aerials, and other appendages attached to N/A the roof or projecting above the roofline. RESPONSE: Chimney stone veneer was selected to complement the adjacent tooting. The remaining elements will match the existing building's materials and colors. Where followed by 'NI A', the elements listed below are not proposed as o part of this project. v. Des ign awnings, signs, and li ghts to define the first floor or reta il cornice height. RESPONSE: The proposed addition defines its single story height with the eave overhangs and roof form. vi. Use trees and other natura l elements to help define building proportion relationsh ips and to provide scale to the structure as a whole. RESPONSE: Landscape design utilizes groupings of trees to provide natural elements which provide a similar scale to the proposed new addition. These trees when mature will reach a height of thirty feet tall . . vii. Li mit the variety of styles of building e lements. RESPONSE: Proposed building elements are consistent in style with the existing style. No new styles of building elements are proposed. viii. Screen mechanical equ ipment from view, or place in locati ons where they will generally not be visible. RESPONSE: Mechanical units are screened from view with landscape plantings. Refer to Page 26. c. Bui ld ings shall be designed and located t o complement and p re serve existing natural land forms, trees, shru bs and other natural veg~tation . i. Consider land forms and trees as design elements which must relate to buil ding e levations to determ ine scale and proportion. RESPONSE: The addition has been designed and located to fit into the existing natural grade and preserve as much natural vegetation as possible. ii. Des ign foundations to match the scale of the bui lding being supported. Berming, re -siti ng, or sheathing the foundation structure with wall siding are examples of methods which accomplish this purpose . RESPONSE: Foundations have been designed to match the scale of the building being supported. Exposed foundation walls ore screened with landscape berms and plantings. iii. Use decks, ra ilings, and stairs to re late a build ing to the contours of the land. RESPONSE: Decks, railings, and stairs fit into existing grades. 87 Minor Development Submittal Narrative MGA Project # 120790 April 25, 2013 Page 13of18 d. Building shall be designed and constructed to reduce noise impacts on interior occupied spaces and adjacent property. RESPONSE: The proposed use is not a significant source of sound but has been designed and constructed to reduce noise impacts on interior occupie d spaces and adjacent property. e. Bui ldin gs shall be designed and constructed with roof angles . overhangs, flashings, and gutters to direct water away from the structure . RESPONSE: The proposed addition has been designed with roof angles, overhangs, flashings, and gutters to direct water away from the structures. f. Build in gs shall incorporate features such as arcades, roofs, a lcoves, porticos and awnings to protect pedestrians from the elements. These projections shall maintai n a m in imum vertical clearance of 13 ft . six in. where over fire lanes . RESPONSE: The pro posed additi on is designed with an alcove adjacent to its exit door to provide residents prot ection from the elements. g. Building orientation shall be designed to encourage pedestrian access from public streets and make the street pedestrian friendly. RESPONSE: This guideline does not apply. as the building is existing and the proposed addition does not expand the building footprint by more than 50%. (Per 50.06.001.g.i.b.) h. Rooftop Decks. Rooftop decks are prohibited on the p itched portion of any roof exceeding 23 slope. Decks on flat roofs shall not extend above the coping of the roof. RESPONSE: The rooftop deck is not sloped. The rooftop deck does not extend above the coping of the roof. 50.06.002.2. Parking -Standards for Approval a. Vehicle Parking i. Required parking spaces shall be available for the parking of operable passenger vehicles of res idents, customers, patrons and employees and shal l not be used for the storage of vehicles or materials or for the loading and unloading or parking of vehicles used in conducting the bus iness or use. ii. The number of requ ired parking spaces under this article shall be det ermined by either the Numerical Method (subsection 2.a .ii(l) of this section) or the Parking Study Method (s ubs ection 2.a.ii (2) of th is section). RESPONSE: No new employees will be required to staff the proposed addition and remodel of the existing structures. There will also be no increase in the number of residents due to the addition or remodel. Refer to letter from owner on Page 79. 50.06.003 Circulation and Connectivity 1. Access I Access Lanes (Flag Lots) 88 c. Standards for Approval. Every resident ially zoned lot shall abut a street fo r a minimum length of 25 -ft for all lots other than Rowhouse or Flag Lots. RESPONSE: The site abuts Carmon Drive for more than 25 feet and no modifications to the existing access points ore proposed. · Minor Development Submittal Narrative MGA Project # 120790 April 25, 2013 Page 14of18 2. On-Site Circulation -Driveways and Fire Access Roads a. Th is section is applicable to all development proposing a new use or an increased use on a site when the development w ill result in the construction of or the increased use of private streets, driveways, or parking lot ais les. Increased use shall be defined as an increase in trip generation or parking requ irement. RESPONSE: No changes are proposed to the existing driveways and fire access roads. The addition will be fully sprinklered per the NFPA 13 standard. 3. On-Site Circulation -Driveways and Fire Access Roads b. Standards for Approval ii. Walkways shall connect at leas t one public entrance of each building accessible to the public to the nearest public walkway or other walkway leading t o a public walkway. Walkways shall also connect to other areas of the site, such as parking lots and outdoor activity areas, to other bu il d ing entrances, to adjacent streets and nearby transit stops. RESPONSE: Existing walkways connect at least one public entrance of each building accessible to the public to the nearest public walkway or other walkway leading to a public walkway. Existing walkways also connect to_ other areas of the site. iii. Walkways shall meet accessibility standards of the Americans with Disab ilities Act (ADA) and standards as found in the Oregon State Structural Specialty Code, Section 1103, if appli cable . Walkways within the site, connections to the publi c sidewalk, and external connections off site shall provide convenient, accessible, and the most practical d irect, barrier-free route design . RESPONSE: Proposed walkways will meet accessibility standards of the Americans with Disabilities Act (ADA) and standards as found in the Oregon State Structural Specialty Code, Section 1103, if applicable. 50.06.004 Site Design 1. Landscaping, Screening, and Buffering b. Standards for Approval i. Commercia l, institutional, and industrial development. other t han in the Office Campus zone, shall provide a minimum of 153 of gross land area in landscaping and/or open space v isible from off site , including courtyards, planters, ra ised beds, espaliers, etc. Developments inv olving office campus and major publi c facilities shall provide a minimum of 203. RESPONSE: landscape area after the proposed addition will be 403 of the si te. Refer to Page 11 for calculation. 2. Fences b. Applicability. No person shall construct a fence, wall, or retaining wall in vio lation of this section. 89 Minor Development Submittal Narrative MGA Project# 120790 April 25, 2013 Page 15of18 c. location and Height i. Fences and walls in res idential zones shall not exceed six ft. in height un less otherwise provided below: (1) Four ft. in height when located within ten ft . of a property line abutting a public or private street or an access easement which serves more than two lots . This restriction shall not apply to properties which abut an access easement but which do not have a legal right to use the easement. For purposes of determining fence height under th is subsection . alleys are not considered as public streets . (2) Four ft. in height when located within the front yard setback of the Old Town Neighborhood. RESPONSE: An 8-foot toll fence is proposed to provide security to protect the memory care residents while they utilize the outdoor space. A variance to the maximum height limitation of six feet is requested as a part of this Development Review Application. Refer to section 50.08.002 for additional information. d. Materials -Standards for Construction i. The unfinished or structural side of a fence or retaining wall shall face the owner's property unless written consent has been obtained from all abutting property owners to face the unfinished or structural side of the fence in another direction . RESPONSE: The fence is designed to appear finished on all sides: therefore there is no structural side. Refer to Site Details -Fencing Page 39 for additional information. ii. Fences shall not be constructed of. or contain . any material which will do bodily harm, such as electric or barbed w ire. broken glass. spikes. or any other hazardous or dangerous material. RESPONSE: Proposed fences are not constructed of, or contain, any material which will do bodily harm, such as electric or barbed wire, broken glass. spikes, or any other hazardous or dangerous material. 3. Lighting Standards a. Applicability. This section is applicable to all minor or major development which results in increased use of public and private streets. public pathways and accessways, or parking lots. and lots in the PF and PNA zones. RESPONSE; There is no increased use of public and private pathways, public pathways and accessways, or parking lots resulting from the proposed addition. No new employees will be required to staff the proposed addition and remodel of the existing structures. There will also be no increase in the number of residents due to the addition or remodel. Refer to letter from owner on Page 79. 50 .06.005 Park and Open Space Contributions 3. Standards for Approval a. Amount of Open Space Required 90 Minor Development Submittal Narrative MGA Project# 120790 April 25, 2013 Page 16of18 i. All developments, except as otherwise provided by this section, shall provide open space land approved by the City in an aggregate amount equal to at least 203 of the gross land area of the development. RESPONSE: 20% offhe site area has been delineated as open space. Refer to Page 23. 50.06.006 Geological Hazards and Drainage 1. Weak Foundation Soils d. Standards for Approval. The actual presence of weak foundation so il is not a cause for denying development, but may cause structural modifications to be requ ired, or structures to be relocated. RESPONSE: Applicant acknowledges that a geotechnical report may be required at time of building permit. 3. Drainage Standards a. Drainage Standards for Minor Development Other Than Partitions, Subdivisions and Certain Structures ii. Standards for Approval. Development shall be conducted in such a manner that alterations of drainage patterns (streams, ditches, swales. and surface runoff) do not adversely affect: (1) Other property; (2) RC districts on adjacent property; or (3) RP d istricts on adjacent property. RESPONSE: The proposed addition is designed in such a manner that alterations of drainage patterns (streams, ditches. swales, and surface runoff) do not adversely affect other properties. All new impervious areas will be addressed with new storm water systems and connected to the existing system. 50.06.008 Utilities a. Utilities Required. RESPONSE: Existing utilities are adequate to serve the development. The existing transformer located to the south of the ILF Building (3800 Carman Drive) will be relocated to make way for the proposed building addiHon. 50.06.011 Vision Clearance 1. Vision Clearance Triangle. The "vision clearance triangle " is that area enclosed by the lines formed by the outside edges of the intersecting pavements or driv ing surfaces and a stra ight line drawn d iagona lly across the corner, connecting those lines at the various d istances specified below. The measured d istance a long the pavement is the "visi on clearance distance." Measurement sha ll be from the point of intersection of the traveled surfaces . RESPONSE: No changes are proposed to the existing driveways or access points. 91 Minor Development Submittal Narrative MGA Project# 120790 April 25, 2013 Page 17of18 50.07.004 Additional Submission Requirements 11. Utilities. For all applicable development or construction, the applicant sha ll submit: a. A scaled utility plan of existing and proposed utilities shall be furnished to the City as part of any major development plan application and shall include at least the following at l" = 100 ' scale. RES PONSE: A scale d utility plan of existing and proposed utilities is furnished to the City even tho ugh this is not a major development. Refer to Utility Plan sheet. 50.08.002 Minor Variance 2. Variance Standards. a. The rev iewing authority may grant a minor variance from the requ irements of this Code, except as expressly prohibited, if it is established that: i. The granting of the variance will not be detrimental to t he public health or safety, or materially injuri ous to properties or improvements within 300 ft . of the property. RESPONSE: Increasing the maximum fence height from 6 feet to 8 feet will not be detrimental to the public health or safety, or materially injurious to properties or improvements within 300 ft. of the property. The fence wilt not be visible from adjacent properties or public right-of-ways due to existing evergreen trees to the West and South and an existing building to the North and East. The fence design has an open design with both lattice and a trellis above 6 feet. The fence also includes o gate with panic hardware which allows the residents to exit in case of an emergency. Refer to Page 39. ii. The proposed development will not adversely affect existing physical and natural systems such as traffic, drainage, Oswego Lake, hillsides. designated sensitive lands, historic resources, or parks, and the potential for abutting properties to use so lar energy devices any more than would occur if the development were located as specified by the requirements of the zone . RESPONSE: The proposed fence height increase will have no effect on physical or natural systems. 55.02.080 Criteria for Issuance of Type II Tree Cutting Permits. An applicant for a Type II tree cutting permit sha ll demonstrate that the fo ll owing criteria are satisfied. The C ity Manager may requ ire an arborist 's report to substantiate the criteria for a permit . 1. The tree is proposed for removal for landscaping purposes or in order to construct development approved or allowed pursuant to the Lake Oswego Code or other applicable development regulations. The City Manager may requ ire the building footprint of the development to be staked to allow for accurate verification of the permit application; RESPONSE: Existing ornamental trees are proposed for removal in order to construct development that is allowed pursuant to the Lake Oswego Code. 2. Removal of the tree w il l not have a sign ificant negative impact on erosion, so il stab ility, flow of surface waters, protection of adjacent trees , or existing windbreaks; and RESPONSE: The removal of 92 Minor Development Submittal Narrative MGA Project # 120790 pril 25, 2013 Page 18of18 the 16 ornamental trees shown on the Tree Removal Site Plan will not have a significant negative impact on erosion, soil stability, now of surface waters, protection of adjacent trees, or existing windbreaks because the trees to be removed do not currently have a significant impact on the items listed above. and the 16 trees to be removed will be mitigated with the planting of the following: 11 evergreen trees (6·87, 6 deciduous trees (2" caliper) and 23 deciduous trees (1.5" caliper) (Refer to Tree Mitigation Plan for specific location of proposed trees). 3. Remova l of the tree w ill not have a significant negative impact on the character, aesthetics, or property va lues of the neighborhood. The C ity may grant an exception to this criteri on when alternatives to the tree removal have been considered and no reasonable alternative exists to allow the property to be used as permitted in the zone . In making this determination, the C ity may consider alternative site plans or placement of structures or a lternate landscaping des igns that would lessen the impact on trees , so long as the alternatives continue to comply w ith other provis io ns of the Lake Oswego Code. RESPONSE: Removal of the trees will not have o significant negative impact on the character, aesthetics, or property values of the neighborhood. The trees proposed for removal are ornamental trees that were added to the site in association with previous development. 4. Remova l of the tree is not for t he sole purpose of provid ing or enhancing v iews . RESPONSE: Removal of the trees is for the purpose of constructing the building addition which is allowed pursuant to the Lake Oswego Code. The C ity shall require the appli cant to m itigate for the removal of each t ree p ursuant to LOC 55.02 .084. Su c h m iti gation requ ir ements sha ll b e a condit ion of approval of the p e rmi t. RESPONSE: A tree removal and mitigation plan is included in the application. End of Docum ent 93 ~' The Springs Living April 24, 2013 Johanna Hastay Associate· Planner City of Lake Oswego Planning and Building Services POBOX369 Lake Oswego, Oregon, 97034 Re: The Springs at Carman Oaks, File#: LU 13-0016 Dear Ms. Hastay, In regards to the Completeness Review on File LU 13-0016 item number (I) (6) (d), Will the staffing Increase. We are not proposing to increase the number of employees based on the addition of our proposed Wellness Center. We submit the following; The proposed Wellness Center will not necessitate additional employees to operate. Our existing activities department staff will utilize the new wellness focused amenities for scheduled activities. The residents will also have access to the new wellness center though out the day for passive recreation. We do not propose to provide any full or part time life guard services in the pool area. This will be posted in accordance with ORS 333 division 60 for a Limited-use Public Swimming Pool. Our existing maintenance staff will be trained to operate the mechanical and self monitoring equipment of the proposed pool and spa. On going preventative maintenance and systems testing necessitated by the addition will be included into the existing maintenance schedule will not require additional employees. This has been successful at other communities that we own and operate. If we can be of further assistance please do not hesitate to call. Sincerely, Tb:;p,s Living cz_/~ Clu-is R. Shelby ~ Project Manager 640 NE 3rd Street, McMiruwille Oregon 97128 p503-435-2323 f-503-435-1252 95 ~' The Springs Living April 24, 2013 Johanna Hastay Associate Planner City of Lake Oswego Planning and Building Services POBOX369 Lake Oswego, Oregon, 97034 Re: The Springs at Carman Oaks, File#: LU 13-0016 Dear Ms. Hastay, ... It is our understanding that during our recent Development Review process the question came up regarding transportation services for our residents at The Springs at Carman Oaks. The Springs provides scheduled transportation services within 15 miles of our community for our residents. Further trips can be arranged as schedules allow for a longer trip. This service is typically provided by our Town Car but sometimes our bus with the wheel chair lift is utilized. Please see the attached sample transportations schedule sheet for your review. We also provide bus transpmtation for our residents as scheduled on the monthly Activities Calendar. This service provides transportation to local shopping malls, entertainment, and attractions. Please see the attached April Activity calendar with highlighted activities we provide transportation to. The Springs at Carman Oaks has two fourteen passenger busses it utilizes for resident transportation and one Town Car. If we can be of further assistance please do not hesitate to call. Sincerely, The Springs Living d7£~L Chris R. Shelby ~~ Project Manager Attachments : Daily Transportation Schedules , April Activity Calendar . 640 NE 3rd Street, McMinnville Oregon 97128 p503-43 5-2323 f-503-435-1252 <'? <D LL.,.... 1-0 _o ID~ :I: ; iii ....J ... PLEASE CHECK LIST FOR ACCURACY: If you notice a residents appointment not on here, please call the front desk or fax ~perwork immediately. Thank you.* Entrance Appt Time Resident 8:30AM IL 9:00 AM Jean Connor 9:30 AM IL 10:00 AM Ken Lunstrom -30 min. Mercantile Village-Maureen will pk-up 4015 Boones Ferry L.O. 9:30AM IL 1O:15 AM Carol Waister E e MD Gareth Tabor 503-636-9608 27 S. State St. #240 L.O. 9:30 AM IL 10:40 AM Vir inia Silver 15 min. Portland Rheumatolo Clinic 10230 SW Capital Hwy, PDX 97219 -WHEELCHAIR/GARGAS : 10:00 AM ALF/BUS 10:50 AM Laverne Gar as w/Hsbnd/ St. Vincent -Dr. Ma 9135 SW Barnes Rd. #661 Beaverton Grnd htr -2HRS. PLEASE •• .::CK LIST FOR ACCURACY: If you notice a residents appointment not on here, please call the front desk or fax' paperwork by immediately. Thank you.* Pick Up ntrance ApptTime Resident Apt~ Going to Or .... Phone# Address Driver 9:30AM 10:30 AM · Elisabeth Clark Merdian Park Hospital 65th Ave Out Patient Lab 10 :20 AM 10:30 AM Carol Wilkinson Foot Care Mark Hastings 503-699-8220 4035 SW Mercantile #203 LO . 10:20 AM 10:50 AM Jo Porto Dr. Kilpatrick 503-697-3001 4030 SW Mercantile Dr . #101 L.O 11:00AM #2 LAB-Only IRMA RUSSELL Merchantile Village 4015 Boones Ferry L.0. 11 :00 AM #1 11:15 AM Nancy Wynne Providence Medical Dr . Hastings 4035 SW Mercantile #203 LO. ..a. 0 0 7 Sun 10:00-12 FR!e Polish Nails Private Dinning Rm 1 :45 Orego n Symphony Pop Conc:ert •Dave Flshberg & Plltrlclc Lamb 3:00 Worship with P•stor Ubby-Lake Grove 14 10:30-1 :30 The Springs Spring Brunc h 2 :00 Wii Bowllng 21 10:00-12 Free Polish Nails Private Dinning Rm 2:00 Wii Bowling 28 6:30 Sing-a-long 10:00-12 Free Poli9h Nalls Private Dinning Rm 2 :00 Wii Bowling Mon 1 10:00 Knitlerg/Crafters-4th 10:00 Upper Body Fltnesg Intro 10:30 CUTTent Events Pvt.On 1 :OO Watercolor Painting 4th 1:00 Balance & Strength Intro 1 :30 Shop Fntd Meyer 2 :30 Garden Time 6:30 Bingo B 9:30 Snop Fred Meyer 10:00 Upper Body Fitness 10:00 Knitters/~ers-4th 10:30 Current Eveol$ Pvt On 1:00 Balance & S!nnlglh 1 :30 Shop Washington Sq. 2 :30 Garden Tme 1510:00 Upper Body Fitness 10:00 Knitters/Crafters-4th 10:30 Current Events Pvt On 1:00 Balance & strength 1 :DO Watercolor Painting 4th 1 :30 Shop Fred Meyer 2 :30 Garden nme 6 :30 B i ngo 22 10:00 Upper Body Fitness 9:30 Shop Fl'Bd Meyer 10:00 Knitters/Crafters-4th 10;30 Current Events Pvt On 1:30 Rase City Singers 1:30 Shop Wahington Sq. 2:30 Garden Time 6 :30 Bingo . ~-:.· ::~· ·:-.:~ .. ~ -: Tue 2 9 :30 Senior Exercise 10:00 Sing -a-Long Mt.Pvt.On. 10:00 Better Bones & Balance 11 :15 Lunc:h@Burgerville 1:00 Neighborhood Walk/Jan 2:30 Bingo 6:30 Music-PCC Chamber Choir 9 9:30 Senior Exercise 10 :00 Better Bones & Balance 1:00 Neighbofhood Walk/Jan 1:00 Bingo 2:30 Real. life. Exhibit 6 :30 Music-Bill Mullen 16 9:30 Sen ior Exen:ise 10:00 Better Bones & Balance 10:30 Newcomer's Welaime -4th floor , 1 :DO Audubon Society Care Cerar 2:30 Bingo 23 9:30 Senior Exercise 10:00 Better Bon!lll & Balance 10:30 Food COTm Meelilg 11 :15 Lunch Outing PF Cflangs 1 :OO Neigl lbolhood w.IJ:iltl 2:00 TC1Ml HaD Meeti1g ·29 30 10:00 Upper Body Fitness 9 :30 Senior Exercise 10:00 Knitters/Crafters-4th 10:00 Better Bones & Balance 10:30 Current Events Pvt On · 11 :00 Trip to Tulip Fann 1 :00 Balance & Strength 1:00 NeighboltlooclWaW.B1 1 :00-3:00 Vendor Fair 2:30 BilQO I 1:30 Shop Fred Meyer 6 :30 Music-Richard Moore 2 :30 Garden TITTie dth Fl Wed 3 9 :30 Sit & Fit Intro 10:15 Catholic Service 11 :00 Brain Frtnen Class 1:00 Balance & Strength 1:00 Mtg. OR Symphony Rep-4th 1:30 Banks & Cleane11!1 2:00 Wii Bow1ing 10 9:30 Sit&Fit 10:15 Catholic Service 11 :00 Brain Fitness Class 1:00 Balance & Strength 1:30 Banks & Cleaners 2:00 Wil Bowling 6:30 Africa/Mongolia Presentation 17 AM HEARJNG (Sonus} New Hours 10:00-11:30-4th Fl. 9:30 Sit&Frt 11 :00 Brain Fitness Class 1:00 Balance & Sltength 1 :OC>-4 :00 Mary Kay Facials 4th 1:30 Banks & Cleaners 2 :00 Wii Bowling 24 9 :30 Sit & Fit 1O:15 Catholic Service 11 :00 Brain Frtnon Class 1:00 Balance & Strength 1 :30 Banks & Cleaners 2:15 Walk & Talk Tryon Creek 2:00 Wil Bow1ing 3:00 New Seasons Thu 4 10:00 Upper Body Fitness 1:00 Guys & Gals Poker-4th 1 :OO Walk Fodhllls Pait! 2:30-4:00 LO . UbraryVislt 3:00 Banoon Badminton 6:30 Mexican Train Dominos 11 10:00 Upper Body Frlness 9:45 Trader Joes 10;00 Book Club-Pvt Din Rm 1 :00 Guys & Gals P oker-4th 1:00 NeighbcrtloodWakl.l!ri 2:00 Scenic Tour 3:00 Balloon Badminton a:, 5 ~!!av eeir Mi!lht :30 ame~ig 18 10:00 Upper Body Fitness 10:00 Book Club-Pvt Di n Rm 10:15 Calhoflc Service 1:00 Guys & Gals Poker-4th 1:00 Trip to Discovery Store 1 :OD NeigtQ:lrhoodWakl.l!ri 3:00 Balloon Badminton 6:30 Mexican Train Oominos 25 9:45 Trader Joe 's 10:00 Upper Body Fltness 1 :oo Neig1 boihood Wald.Jan 1:00 Guys & Gals Poker-4th 2:00 Scenic Tour 3:00 Balloon Badmi nton 6 :30 "Game Night" Frt 5 9:30 Sit& Fit 10:00 P.O. & Crecfit Union 10:00 Better Bones & Balance 12:415 LG-Albertson's/Safeway/ Wlllgree118M/111-Mart 2:30 LO-Wri.er's/Rile Aid/Safeway 1:00 Garden Tm'le 3:00 "T.G.l.F. soc1ar 6:3'.l M:Me "My Fair Lady" 12 9;30 Sit & Fit 10:00 P.O. & Credit Union 10:00 Better Bones & Balance 12:45 LG-Albertson 's/Safeway/ . ~reensMl~rt 2:30 LO-Wiiet'l/Rlte Aid/Safeway 1:00 Garden T1n1e 3:00 "T.G.l.F. SoclaP" 6 :30 Movie 'Tiie Platll" 19 9:30 Sit & Pit 10:00 P;O . & Credit Union 10:00 Better Bones & Balance 12:45 LGAl>ertson's/5afawllyf ; . WalgrHnsfWal-Mart 2 :30 · LO-Wlmt's/Rite Aid/Safwtay 1:00 Garden Time 3:00 "T.G.1 .F. So0.r 6 :30 Movie Musical-"Sparlcle" 26 9:30 Sit & Frt 10:00 P.O. & Credit Union 10:00 Better 80l'18$ & Balance 12:45 LG-Al:lertson's/Safeway/ Walgr9et1sNV&Mart 2:30 LO-\"t'IZer's/Rlle Aicl/Safeway 1 :oo Garden Time 3:00 "T .G.l.F. Social" 6:30 Movie Musical-"Flower Dt11mSong" S at 6 9:30 Sit & Flt 11 :00-12 Brai'l Flness 1:00 Balance & Strength 2:00 Bingo 6:30 Saturday Night Movie •Peper Moon 13 9:30 Sit& F"rt 11 :ID-12 Br.Yi Filness 1:0D Balance & Strength 2 :00Bingo 6:30 Saturday Night Movie •Arsenic & Old Lace· 20 9 :30 Sit & F"rt 11 :()().12 Bran Fi1ness 1 :OD Balance & strength 2:00 Bingo 6:30 Saturday Night Movie "Shakespe8nl in Lave• "J:7 9 :30 Sit & Fit 11:00-12 Br.Yi Aness 1:00 Balance & Strength 2:00 Carol W aister Story TeUing "Fractured Fairy Tales 6 :30 Saturday Night Movie "Tower Heist" The AA I 1fgh11 asnci1tes , inc .. E N GINEERING Sei!ft1,::a~~;;i!.2::J · · 380 0 and 3900 Carman Dr. l\ Pp 9 ~ ,.., rt~ I\ .(,./ u /ni'"'i -~ v. Lake Oswego, Oregon I EXPIRES: 6/30/ / J April 22, 2013 PROJECT NUMBER: A1217l.11 AAI Engineering 4875 S.W. Griffith Drive Suite 300 Beaverton, Oregon PH 503.620.3030 FX 503.620.5539 EMAIL: craigh@aaieng.com EX HIBI T F-4 LU 13-00 16 ~-----~1 01 The Springs at Carman Oaks TABLE OF CONTENTS I. Project Overview II. Conveyance Pipe Design and Diagram III. Water Quality IV. Water Quantity v. Downstream Analysis VI. Geotechnical Report VII. Simplified Approach -Sizing Worksheet VIII. Details IX. O&MPlan 102 The Springs at Carman Oaks I. Project Overview • 103 104 The Springs at Carman Oaks Project Overview The Springs at Carman Oaks project is located at 3800 and 3900 Carman Drive in Lake Oswego, Oregon. The project consists of a multi-story addition to a residential building with a total footprint of -4 ,500SF , upgrading pedestrian walks and in stallation of new air conditioning units . The overall site is 257,004SF , of which -115 , 700SF is currently impervious. Po st construction we will be adding -4,500SF of impervious area to the site. The water quality system has been proposed to treat runoff from the newly constructed impervious areas. Due to site constraints we will construct ( 4) Flow-Through Planters for this project. The on-site stonnwater quality will be accomplished using the Flow-Through Planters . Water quantity will take place in the existing pond located in the southwestern portion of the site . The planters were sized using the Simplified Approach Sizing Worksheet in Section VII . Conveyance pipe sizing was performed using the 25-year, 24-hour design storm event (2 .65in/hr). Conveyance % ~ . . . r d . M . ' E . (0 0.46 3D 3S 2 ) h D . . pipe s1zmg was penorme usmg annmg s quat10n _ = , w ere is pipe n diameter in feet , Sis pipe slope in feet/feet , and n is the Manning's Co efficient and is based on the pipe material. A value of 0.013 (concrete) was used for thi s project and i s conservative if PVC piping is utilized for the project. The water Quality and facili ties require d for this project have been be designed according to the requirements outlined in the "Storm water Management Manual, Revision 4" by the City of Portland, dated August I , 2008, which is an approved resource per the "Surface Water Quality Facilities Technical Guidance Handbook". This was developed by Lake Oswe go , Cla<;.kamas County, City of Portland nod CWS. Please see the attached calculations showing that the proposed stonnwater system meets the said requirements. The Springs at Carman Oaks II. Conveya nce Pi pe Des i gn and Diagram 105 Index Area P-A P-B Project Name: Springs at Carman Oaks Project#: A12171 .11 Pipe Area (A) acres 0.026 0.026 A Runoff Coe ff. (c) Total Equiv . Area Drainage Area (cA) (cA) acres acres P-D 0.026 0 .023 0 .023 s ;::t o~~.o i{i} 0.046 Time of Concent. Or flow Time (t) min Design Frequency : 25:t'.r Designed By: Checked By: Total Time Average Design of Rainfall Discharge IE (in) IE (out) Concent. Intens ity (T) (I) (Q) min in/hr cfs ft ft 0 .062 319 .00 310 .50 0 .062 317.00 310.50 0 .123 310.50 309 .50 0.062 319.00 313 .00 0 .062 317 .00 313 .00 0 .123 313 .00 311.50 NWS Date : 4.22.13 Sheet: 1 of 1 CNH Date: 4 .22 .13 Min. Capacity Velocity Pipe Flow Length Invert Pipe Size Flowing Flowing Time Slope Full Full (L) (s) (D) (Q) (V) (t) ft % in cfs fps min 92 .00 9 .2% 6 1.71 8 .70 0 .2 9.10 71.4% 6 4.75 24.20 0.0 21.90 4.6% 6 1.20 6 .12 0.1 90 .50 6 .6% 6 1.45 7 .37 0 .2 7.30 54.8% 6 4 .16 21 .20 0.0 7 .30 20.5% 6 2 .55 12 .98 0.0 .: ·-~: ~~-~-.13: . 684.26 ' -.:: fZ)89 .... _ .. __ _ ------ ........ ·· . ..,. \ .. '• '\ ·. ·. \. ......... '· . , ·. ' ' ....... ' ' ' ' ' •,, ., ..... ·-, " ' ' ' ' ' '\.. ., --'"--~ ... ,_ --·· ·. ' \. ' ' \. ., i ..f. I I ,. l / , I I \ ' ' ' \ \. .... \ '•; \ .. ' :-< ' ~ ... ' '" _ .. , -... 1 . I ' . ' ·~ -~ .. ..... ... :·-.... · .. ' .. \• co 0 T"" The Springs at Carman Oaks III . Water Quality 109 110 The Springs at Carman Oaks Water Quality Design The runoff from the proposed building addition will be treated in the Flow- Through Planters. We used the Simplified Approach Work Sheet to size the planters, See Section VII . The addition is under 1 O,OOOSF so this sizing methodology is appropriate. Per the worksheet calculations we need to provide 0.06x the SF of the addition for water quality. (4 ,500 x 0.06 = 270SF). Due to site constraints we are proposing 4 smaller planters to accomplish the water quality for this project. Three planters are sized at 1 OOSF and one at 126SF. This results in 426SF. By slightly over sizing the planters we can assure proper treatment. Runoff from the proposed roof will be conveyed to each planter via downspouts and from there will percolate through the growing medium and vegetation for water quality. Once it has been treated it will be collected in a perforated pipe that runs in a 12" thick layer of gravel under the growing medium. Due to high seasonal ground water, per the Geo technical Report, See Section VI , these are Flow-Through and not Infiltration planters. See Section IV for water quantity . An emergency overflow has been provided in each Planter to allow high volume storms such as the 100-year storm to be released before the basin over-tops and causes damage to surrounding structures . Please see attached calculations (Section VII) and details (Section VIII) to verify adequacy of water quality design. The Springs at Carman Oaks IV . Water Quantity 111 112 The Springs at Carman Oaks Water Quantity Design The runoff from the existing site (257,004SF) flows to a pond located in the southwestern portion of the site. This pond handles the flows from approximately 115,700SF impervious (6.355cfs) and 141,304SF pervious (5.158cfs), calculated at 2.65"/hour (25yr design storm) and 0.9CN for impervious and 0.6CN fo r pervious. This totals 1 l .493cfs. Our building addition will convert approximately 4,500SF of pervious area into impervious. This will result in an additional 0.082cfs to the sites runoff rates. This is only a 0.7% increase. The existing pond will have no adverse effects from the additional volume at the 25-year storm rates. The Springs at Carman Oaks V . Downstre am Analysis 113 The Springs at Carman Oaks Downstream Analysis This project will collect all the runoff from the proposed roof and treat it in flow-through planters before it is released into the existing on-site private conveyance system. This system flows to an existing "pond" at the southeast portion of the site. Since the existing pond handles the flows fr om the current site and we will only be increasing the flow rate by only 0 . 7% and treating for water quality, the downstream impacts to the pond (flow rate) will not significantly increase and wate r quality in the pond will be improved. Therefore no further down stream analysis is required. 114 The Springs at Carman Oaks VI. Geotechnical Report 115 116 REPORT OF GEOTECHNICAL ENGINEERING Carman Oaks Building Addition Lake Oswego, Oregon Solut1ons Incl February 14, 2013 GSI Project: thesprings-12-1-gi Geotecb SolUt1ons Incl February 14, 2013 The Springs Living 640 NE 3nl Street McMinnville, OR 97128 cshelby@chesprin~l lvin~.com GEOTECHNICAL ENGINEERING Proposed New Addition, Carmen Oaks· Lake Oswego, OR thesprings-12-1-gi As authorized in our January 3 J, 2013 agreement, this report summarizes our geotechnical engineering for the new building addition at the Carmen Oaks facility in Lake Oswego, Oregon. We understand a roughly 5,000 square foot add ition is planned in the southern entry area as shown on the November 20, 2012 plan you provided by Myhre Group Architecture. The single-story addition will include an in- ground pool as well as fitness and locker room facilities, and a rooftop deck. Floor slabs on-grade are anticipated. Building loads are anticipated to be less than I 00 kips for columns, 3 kips per lineal foot for walls , and 250 pounds per square foot for floor slabs, with cuts and fills I 0 feet in depth or less. The purpose of our services was to provide geotechnical engineering recommendations for des ign and construction. Our scope of work incl uded the following: ,.... Provide principal-level project management including management of field and subcontracted services, report writing, analyses, and invoicing. > Review previous reports, geologic maps and vicinity geotechnical information as indicators of subsurface conditions. ,.... Complete a s ite reconnaissance to observe surface features relevant to geotechnical issues, such as topography, vegetation, presence and cond itio n of springs, exposed soils and rock, and evidence of . previous grad ing . "' Explore subsurface conditions by excavating one test pit or augered boring to a depth of up to I 0 feet or refusa l. ,.... Classify and sample materials encountered and maintain a detailed log of the explorations. ,.... Determine the moisture content of selected samples obtained from the explorations and complete soil classification testing as necessary. J1> Provide recommendations for earthwork including site preparation, seasonal material usage, compaction criteria, utility trench backfill , and the need for subsurface drainage . ,.... Provide recommendations for shallow foundations including slope setbacks, suitable soils, bearing pressures, sliding coefficient, lateral resistance, and a seis mic site class . > Provide recommendations for slab support, including a subgrade modulus if needed, underslab rock thickness and materials. 1" Provide recommendations for cantilevered retaining walls and the pool, in cluding bearing pressure, earth pressures, backfill, and drainage. ,.... Complete a reconnaissance of areas with owner identified drainage issues. Provide recommendations for drain age improvement, including drain types and depths and general qualitative locations (actual system design would be done by a civil engineer). ,.... Provide a written report summarizing the results of our geotechnical evalu ation. 116 1112 7'h Street, Oregon City, OR 97045 p 503.657.3487 f 503.722 .9946 117 118 February 14 , 20 I 3 SITE OBSERVATIONS AND CONDITIONS Surlace Conditions thesprings-12-1-gi The property is located at 3800 Carman Drive in Lake Oswego, Oregon. The existing building lies in an "X" configuration as shown on the attached Site Plan. The addition is to be constructed at the south entrance . The site is moderately sloping, and it appears from surface grades that uphill cuts and downhill fills were made to surrounding building grades. Commercial facilities lie to the south and west, and residential developments lie to the north and east. Subsurlace Conditions General -Subsurface conditions at the addition site were explored on February 7, 2013 by completing one test pit (TP-1) to a depth of I 0 feet below the existing ground surface (bgs) using a small track mounted 6,000 pound excavator. The approximate exploration location is shown on the attached Site Plan. Specific subsurface conditions observed are described in the attached Test Pit Logs. In general, subsurface conditions include surficial organic silt fill {topsoil) to a depth of roughly one foot, underlain by very soft gray silt fill with some clay and construction debris to a depth of 6 feet. Underlying the fill, stiff to very stiff slightly cemented orangish-brown silt was encountered. The conditions below the fill are consistent with the fine grained soils mapped at the site (GMS-59, 0- 90-2). Weathered Boring Lava basalt is mapped as underlying the fine grained soils . No mapped landslides are present on the site (IMS-32). Laboratory Testing -Laboratory testing resulted in moisture contents of 26 percent in the fill and 17% in the silt, as summarized in the attached Moisture Contents. One organic content test in the fill showed 2.7% organics by dry weight, although isolated pockets of primarily organics were present. Groundwater -We did not observe ground water seepage in our test pit. However, seasonal seepage is present in cut slopes in the vicinity, and the landscaped slope south of the addition was very soft and near saturated at the surface at the time of our exploration . Perched ground water is expected within a few feet of the ground surface during extended wet periods, and may travel downslope along the fill/nat ive soil interface. CONCLUSIONS AND RECOMMENDATIONS General Based on the results of our explorations, laboratory testing, and engineering analyses, it is our opinion that the site can be developed as proposed following the recommendations contained herein . The proposed structure, with the preceding loads, can be supported on shallow spread footings founded beneath the fill as recommended herein . Spec ific geotechnical recommendations are provided in the following sections . A surface topsoil layer underlying very soft to soft unsuitable fill was present to a depth of 6 feet in the site exploration . In addition, tree roots likely extend several feet and considerable subgrade disturbance should be anticipated from grubbing operations. 216 1112 7'h Street, Oregon Gty, OR 97045 P 5o3 .657.J4B7 r 503.722 . 9946 February 14, 2013 thesprings-12-1-gi Conventional grading could likely be achieved in the dry season, typically July through September. Earthwork construction during wet conditions will result In increased construction costs for stabilization and increased schedules . The near surface soils at the site consist of fine-grained silt which is easily disturbed when wet. If construction is planned for wet conditions, measures must be taken to minimize disturbance. Site Preparation General -Prior to earthwork construction, the site must be prepared by removing any existing structures, utilities, and any loose surficial or undocumented fill. Any excavation resulting from the aforementioned preparation must be brought back to grade with structural fill . Site preparation for earthwork will also require the removal of the root zone and topsoil/till zone soils from all pavement, building, and fill areas, and a 5-foot perimeter around those areas. The root zone thickness observed in our exploration was roughly 12 inches (and is likely deeper near trees and shrubs), and undocumented fill extended to a depth of 6 feet. Topsoil and removal of unsuit.able fill can cause considerable subgrade disturbance. All disturbed material must be removed to undisturbed subgrade and backfilled with structural fill. In general, all undocumented fill and roots greater than one-inch in diameter must be removed as well as areas of concentrated smaller roots. The test pit excavation was backfilled using relatively minimal compactive effort. Therefore, soft spots can be expected at this location. We recommend that these relatively uncompacted soils be removed from the test pit and the resulting excavation brought back to grade with granular structural fill. StabJlization and So'(t Areas -After stripping, we must be contacted to evaluate the exposed subgrade. This evaluation can be done by proof rolling in dry conditions or probing during wet conditions. Soft areas will require over-excavation and backfilling with well graded, angular crushed rock compacted as structural fill. A geosynthetic may also be required. We recommend that a geosynthetic used for stabilization consist of a woven geosynthetic with an AOS of #70 to #I 00 sieve , and a minimum puncture resistance of 120 pounds (such as Propex Geotex 2SOST or equivalent). Working Blankets and Haul Roads -Construction equipment must not operate directly on the subgrade, as it is susceptible to disturbance and softening. R.ock working blankets and haul roads placed over a geosynthetic in a thickened advancing pad can be used to protect subgrades. We recommend that sound, angular, pit run or crushed basalt with no more than 6 percent passing a #200 sieve be used to construct haul roads and working blankets over the preceding stabilization fabric .. Working blankets must be at least 12 inches thick, and haul roads at least 18 inches thick. The preceding rock thicknesses are the minimum recommended. Subgrade protection is the responsibility of the contractor and thicker sections may be required based on subgrade conditions during construction and type and frequency of construction equipment. Earthwork Fill -Due to the fine grained nature of the fill and native soils present, and restricted areas available for earthwork, use of on·site soils for fill is not recommended. Fill must be imported granular soil with less than 6 percent fines , such as clean crushed or pit run rock Th is material must also be compacted to 95 percent relative to ASTM D 155 7. 316 I I 12 r1' Street, Oregon Chy, OR 97045 p 5 03.657.3487 f 503 .722 . 99 46 119 120 February 14, 2013 th esp rings-I 2-1-gi Trenches -Utility trenches may encounter ground water seepage and moderate to severe caving must be expected where seepage is present and within uncontrolled fills. Flowing sand conditions will occur in the sand layers where seepage is present. Shoring of util ity trenches will be required for depths greater than 4 feet and where groundwater seepage or sloughing is present. We recommend that the type and design of the shoring system be the responsibility of the contractor, who is in the best position to choose a system that fits the overall plan of operation. Depending on the excavation depth and amount of groundwater seepage, dewatering may be necessary for construction of underground utilities. flow rates for dewatering are likely to vary depending on location, soil type, and the season during which the excavation occurs. The dewatering systems, if necessary, must be capable of adapting to variable flows . Pipe bedding must be installed in accordance with the pipe manufacturers' recommendations. If groundwater is present in the base of the utility trench excavation, we recommend over.excavating the trench by 12 to I 8 inches and placing trench stabilization material in the base . Trench stabilization material must consist of well·graded, crushed rock or crushed gravel widi a maximum particle size of 4 inc~es and be free of deleterious materials. The percent passing the U.S. Standard No. 200 Sieve must be less than 5 percent by weight when tested in accordance witli ASTM C I 17. Trench backfill above the pipe zone must consist of well graded, angular crushed rock or sand fill with no more than 7 percent passing a #200 sieve. Trench backfill must be compacted to 92 percent relative to ASTM D· 1557, and construction of hard surfaces, such as sidewalks or pavement, must not occur within one week of backfilling . Seismic Design General -In accordance with the International Building Code (IBC) as adapted by State of Oregon Structural Specialty Code (SOSSC) and based on our explorations and experience in the site vicinity, the subject project must be evaluated using the parameters associated with Site Class D. Shallow Foundations Based on the provided Information regarding building type and anticipated structural loads as previously seated, the proposed structure can be supported on shallow spread foundations bearing in the native stiff or stiffer silt, or on properly constructed structural fill . Footings must be embedded at least 18 inches below the lowest adjacent, exterior grade. Footings can be designed for an allowable net bearing pressure of 3,000 psf when founded on stiff or better native silt or structural fill. The preced ing bearing pressure can be increased to 6,000 psf for temporary wind and seismic loads . Continuous footings must be no less than 18 inches wide, and pad footings must be no less than 24 inches wide. Resistance to lateral loads can be obtained by a passive equivalent fluid pressure of 350 pcf against suitable footings, ignoring the top 12 inches of embedment, and by a footing base friction coefficient of 0.35. Properly founded footings are expected to settle less than a total of I inch , with less than 1/2 inch differentially. If footing construction is to occur in wet cond itions, a few inches of crushed rock must be placed at the base of footings to reduce subgrade disturbance and softening during construction . 416 1112 '7'h Street, Oregon City, OR 97045 P 501 .057.3487 r 501.722.9946 February 14, 2013 thesprings-12 -1-gi Slabs Floor slab loads up to 250 psf are expected to induce less than one inch of settlement. A minimum of six inches of clean, angular crushed rock with no more than 5 percent passing a #200 sieve is recommended for under-slab rock. A modulus of subgrade reaction of I 00 pci may be used for the native stiff silt or structural fill. Prior to slab rock placement the subgrade will need to be evaluated by us by probing or observing a proof rolling using a fully loaded truck. Under-slab rock must be compacted to 92 percent compaction relative to ASTM D 1557 , and must be proof rolled as well . In addition, any areas contaminated with fines must be removed and replaced with clean rock. If the base rock is saturated or trapping water, this water must be removed prior to slab placement. Some flooring manufacturers require specific slab moisture levels and/or vapor barriers to validate the warranties on their products. A properly installed and protected vapor flow retardant can reduce slab moistures. If a vapor flow retardant is used, care must be taken not to trap moisture within the overlying granular fill and floor slab concrete. Retaining Walls General -The following recommendations are based on the assumptions that (I) Wall backfill consists of level, well-drained, angular, granular material, (2) Walls are less than I 0 feet in height, (3) slopes above the wall are flatter than I OH: IV, and (4) surcharges at the top of walls are no more than 200 psf. Walls restrained against rotation should be designed using an equivalent fluid pressure of 61 pcf. Walls not restrained against rotation should be design using an equivalent fluid pressure of 35 pcf. These forces can be resisted by passive pressure at the toe of the wall using an equivalent fluid pressure of 350 pd (this should exclude the top 12 inches of embedment if the wall toe is unpaved) and friction along the base using a friction coefficient of 0.35. Footing design can use the parameters in the Shallow Foundations section herein . 8adcfill • Retaining walls must be backfilled with clean, imported, granular soil with less than 6 percent fines , such as clean sand or rock. This material should also be compacted to a minimum of 92 percent relative to ASTM D-1557 (modified proctor). Within 3 feet of the wall, backfill should be compacted to not more than 90 percent relative to ASTM D-1557 using hand-operated equipment. Drainage General• Perimeter foundation drains must be installed around all exterior foundations and all walls. The surface around the building perimeter must be sloped to drain away from the building. Retaining Wall and Foundation Drains -Reta ining wall and foundation drains must consist of a rwo- foot wide zone of drain rock encompassing a 4-inch diameter perforated pipe, all enclosed with a non- woven filter fabric. The drain rock must have no more than 2 percent passing a #200 sieve and must extend to within one foot of the ground surface. The geosynthetic must have an AOS of a #70 sieve, a minimum permittivity of 1.0 sec·1, and a minimum puncture res istance of 80 pounds (such as Propex Geotex 60 I or equivalent). Alternatively, a composite drain board such as an Amerdrain SiteDrain 188 (or equivalent) could be used . In either case, one foot of low permeability soil (such as the on-site silt) must be placed over fabric at the top of the drain to isolate the drain from surface runoff. 5/6 1112 Po Street, Oregon Oty, OR 970 45 p 503 .657.3487 f 503.722.9946 121 122 February 14 , 2013 the springs-12-1-gi LIMITATIONS AND OBSERVATION DURING CONSTRUCTION We have prepared this report for use by The Springs Living and the design and construction teams for this project only. The information herein could be used for bidding or estimating purposes but must not be construed as a warranty of subsurface conditions. We have made observations only at the aforementioned locations and only to the stated depths. These observations do not reflect soil types, strata thicknesses, water levels or seepage that may exist between observations. We must be consulted to observe all foundation bearing surfaces, subgrade stabilization , proof rolling of s lab and pavement subgrades, installation of structural fill , subsurface drainage, and cut and fill slopes . We must be consulted to review final design and specifications in order to see that our recommendations are suitably followed . If any changes are made to the anticipated locations, loads, configurations, or construction timing, our recommendations may not be applicable, and we must be consu lted. Tlie preceding recommendations must be considered preliminary, as actual soil conditions may vary . In order for our recommendations to be final , we must be retained to observe actual subsurface conditions encountered. Our observations will allow us to interpret actual conditions and adapt our recommendations if needed . W ithin the limitations of scope, schedule and budget, our services have been executed in accordance with the generally accepted practices in this area at the time this report was prepared. No warranty, expressed or implied, is given . <. > We appreciate the opportunity to work with you on this project and look forward to our continued involvement. Please call if you have any questions . Sincerely, ~ Don Rondema, MS, PE , GE Principal Attachments: Site Plan , Guidelines for Classificat ion of Soil, Test Pit Logs , Moisture Contents. Organic Cont ents cc : g11jg h @aaien g.com 1112 l'h Stre et, Ore gon City, OR 97045 616 p 503 .657.3 487 f 503.712.99 4 6 'N :. ·- ...... •··--·----:· :::: :.:·:······:··:•;:·····::·-·:::·::: .. •• ,.; .. :_.•••••••••••••••••••••••••·•·· ••• ••• •••••••••••••·• •• •·•·•·•••• •• ·••••o.••••••••••••••••••••••••• ••••• •• ·--••••-•-•••••••••••••••••••••••••••-•n-••••••• ••• •••••• •;;•:••••••••••••••-••;: •-;• BASE PHOTO FROM GOOGLE EART H Augm 1011 AERIAL Geotecb SITE PLAN s o I u t1 o n s I n c 1 thesprings-12-1-gi 123 GU IDELINES FOR CLASSIFICATION OF SOIL Description of Relative Density for Granular Soil Relative Density Standard Penetration Resistance (N-values) blows per foot very loose 0 -4 loose 4 -10 medium dense 10 -30 dense 30 -50 very dense over 50 Description of Consistency for Fine-Grained (Cohesive) Soils Standard Penetration Torvane Consistency Resistance (N-values) Undrained Shear blows per foot Strength, tsf very soft 0-2 less d1an 0.115 soft 2-4 0.125 -0.15 medium stiff 4-8 0.25 -0.50 stiff B • 15 0.50 -1.0 very stiff 15 -30 LO -1.0 hard over 30 over 2.0 Grain-Si:z:e Classification Description Si:z:e Boulders 12 -36 in . Cobbles 3 -12 in. Grave l 'I• -3/. in . (fine) 3/. -3 in . (coa rs e) Sand No. 200 -No. 40 Siev e (fi ne) No . 40 -No. I 0 sieve (medium) No . I 0 -No . 4 sieve (coarse) Sil t/Clay Pass No . 200 sie ve Modifier for Subclassificatlon Adjective Percentage of Other Material In Total Sample Cl ean /Occasion al 0-2 Tra ce 2 -10 Som e 10 -30 Sanely, Silty, Clay ey, etc. 30 -50 124 Test Pit# Depth (f1) Soil DescriP-tion Explorations completed on February 7, 20 J 3 with a Hitachi rubber tracked minHioe (Approx . 6,000 pounds). TP-1 Location: I 0 feet north of pine tree west of entry path curve. Surface conditions: mulch. 0 -0.2 Loose, dark brown ORGANIC FILL (mulch); moist. 0.2 -1.0 Very soft, brown, rooty organic SILT FILL; moist (topsoil fill) 1.0 -6.0 Very soft to soft, gray SILT FILL with some clay and some construction debris (wood, plastic pipe, etc.); moist. 6.0 -I 0.0 Stiff to very stiff, orangish-brown, SILT with trace day; moist. No seepage. Slight caving 0-6 feet. TEST PIT LOGS S o I u t1 o n s I n c l Thesprings-12-1-gi 125 Exploration tp -1 tp-1 tp -1 6eotecb S ollft1ons In cl 126 Depth , ft 2.0 4.0 6 .5 Moisture Content 26 % 26 % 17o/o MOISTURE CONTENTS thesprings-12-1-gi Exploration Depth, ft tp-1 4 .0 s o I u t1 o n s I n cl Organic Content 2 .7% ORGANIC CONTENTS thesprings-12-1-gi 127 • The Springs at Carman Oaks VIL Simplified Approach -Sizing Worksheet 128 Form 1 -SIMPLIFIED APPROACH Total impervious area being developed or redeveloped: ............................. ·•·• ... ·~ 1 lmpervious Area Reduction Ecoroof Pervious asphalt or concrete Permeable pavers -----sf -----sf -----sf Tola! Impervious Area Reduction: ........................................................... ···~ -leox2 Total impervious area requiring storrnwater management: ................................. ~ 'ti soo I SOX 3 2 Surface Facilities Impervious Area Managed Sizing Factor Facility Surface Area Planter ""'SOC> sf x 0.06 120 sf Swale sf x 0.09 5( Basin sf x 0.09 sf Vegetated Filter Strip sf x 0.20 sf for walks and driveways Overflow will be directed to (check nll lhnt apply): D Subsurfacdacility IX' Surface water e')Q.Sl'WL. (l>:J,.JO 0 Storrnwater sewer 0 Combined Sewer 3 Subsurface Facilities The foUowing subsurface facilities can receive overflow from the facilities listed above or can be used independently to manage storm water from residential roofs. If storm water is generated from anything other than residential roofs, the facilities are subject to the UlC (Underground Injection Control) requirements. Drywell Soakagc Trench 4 Esc.a pe Route (S ee Section 2.3.3 for .~izi11g information) Facility Size ----sf ----Diameter ----Depth ----sf ----Length ----Width Sum of y Total Impervious Area Managed .............................................................. ~ ___ 'f_, .sc_~_o __ I sox 4 {SOX 4 should be greater than or equal to BOX 3) [n the event the stormwater fa cility temporari ly fails or rainfall exceeds the facility d esign capacity, describe where flows will drain to in order to maintain public safety and avoid property d amage. Depending on si te conditions, this may includ e storage in an overflow structure, parking lo t, street, or landmped ma. f!M64eNC.'f O"-.,.A.OIM ~ ~$1'1AJ4 f'IJaJO E>tJ -~ rn! CITY OF PORTLAND • STORMWATER MANAGEMENT MANUAL · JULY 2008 SIDE 4 of 4 129 The Springs at Carman Oaks VIII . Details 130 .! iG " ~I.~ \11~1ll -----·•-II .,---2· 1;..--------1 1 z' (st£ NOTE W) I. ~~~~~~~~~~---~ 11.0CX 18° •I" t 2"1AIN(S[f llOl( & -·-·----·······--------- 1. Provide proteciion from an vehlcle traffic, equipment staging, and foot traffic in proposed lnftltration areas prior to, during , and after conslnJctlon . 2. Dimensions : a. Width offtow-through pleriter: 18' minimum. b. Width of lnfdtralion planter: 30' minimum. c. Depth of planter (from .top of growing medium to over11ow elevation). Simplified : 12"; Presumptive: Ii"· 18". d. Slope of planter. 0.5% or le&9. 3. Setbacks (from centerline of facility ): a. Infiltration planters must bt;1 1 O' from fou ndations end 5' from property lines. b. Flow-through planters must be less than 30" in height above 9UrTOUnding area if withi n 5 feet of property line. 4. Overflow: a. Overllow 19qulred for Slmpllned Approach. b. Inlet elevation must allow for '2" of freeboerd. mi nimum. c . Protect from debris and ~ed i ment with strainer or grata . 5. Piping : &hall be ABS Sch..40, cast iron, or PVS Sch.40 . 3• pip~ required for up IO 1,500 aq ti of Impervious area, otherwise 4" min. Piping must have 1 % grade and follow the Uniform Plumbing Code. 6. Drain rock: a. Size for in nitra tion planter: 1 ~' -%"washed b. Sl:te for flow -through planter: W washed • DIV\ WI NG NOT TO .'iCA U 5 · PLANTER NOT TO SCAL E !C:A----ALTER fAllRIC (S£E NOTE 7) 7 . Separation between drail1 rock and growino medium: Use filter fabric , or a gravel lens (% -X in~ washed, crushed rod\ 2 le 3 inches deep). 8. Growing medium : a. 18" mi nimum b. See Appendix F.3 for specification or use sand/loam/eompost 3-way mlx. g_ Vegetation: Follow lar1dscapo plan~ otherw ise refer to plant . Minimum container siZe is 1 11ailon. #Of plantings per 100sf of faclllty area: a. Zone A (wet) 115 helbaceous plant&, OR b. Zone A (wet) 100 herbaceous plants and 4 gmaU shrubs . 10 . Planter waUs : a. Melorial shall be stone, brick, concrete, wood, or other durable material (no c'1ernically treated wood). b. Concrete, brick, or stone walls shall be induded on foundation pla ns. 11. Waterproof liner: Shall be 30 mil PVC or equivalent, for flow-through fadliies. 12. t nstall washed pea gravel or river rock to transition from inlet or splash pad to growl ng med ium, 131 OVERFlOW AND UNDERDRAIN REQUIRED . SET UNOERDRAIN WITHIH DRAIN ROCK . _______ . .,_, _____ _ EMERGENCY NOT TO SCA LE 132 W DIRECTED 10 DR.AJN -------~·.~· ·------- FLOW-THROUGH OVERFLOW AND UNDERDRAIH REQU IREO. SET UNDERDRAIN AT BASE OF DRAIN ROCI< LI NER . ,,r-PERFOR.mll / FIPE 1 ~ MIN SLOPE PLAN VIEW PIPE W/ UNDERDRAIN & DISCHARGE POINT OVERFLOW The Springs at Carman Oaks IX. Operations and Maintenance 133 The Springs at Carman Oaks STORMWATER OPERATIONS & MAINTENANCE PLAN April 22, 2013 Prepared by: Craig Harris AAI Engineering The Springs at Carman Oaks 47875 SW Griffith Drive, Suite 300 Beaverton, OR 97005 Responsibility The Flow-Through Planters and conveyance pipes are to be maintained by The Springs at Carman Oaks. These facilities have been designed for ease of maintenance outlined herein. The Springs ay Carman Oaks contact info: Primary: Name:TBD Title: TBD Address: TBD Address: TBD Phone#: TBD Department of Environmental Quality -(503) 229-5696 Oregon Emergency Response System -(800) 452-0311 Description The runoff from the proposed building addition will be collected in new. The Flow-Through Planters will be constructed so as to treat storm runoff and will have an emergency overflow to assure the planters will not over top and flood surrounding areas. The water will be treated in the planters before discharge to underground pipes which lead to an existing pond in the south west comer of the site. 134 The Springs at Carman Oaks Facilities Description Table Facility Type Size Area IA Treated Discharge Name (SF) Treated (SF) Point Planter A Flow-Through 100 Roof 4,500/4 Existing pond Planter Planter B Flow-Through 100 Roof 4,500/4 Existing pond Planter Planter C Flow-Through 100 Roof 4,500/4 Existing pond Planter Planter C Flow-Through 126 Roof 4,500/4 Existing pond Planter Flow-Through Planters are landscaped reservoirs that are used to filter stormwater runoff, allowing pollutants to settle and filter out as stormwater percolates through the growing medium, before it is released to the existing conveyance system and eventually the existing pond. An emergency overflow is provided to allow the large design storm to drain directly into the existing conveyance syste m to avoid overtopping of the planter. Inspection/Maintenance Schedule •Each part of the system shall be inspected and maintained quarterly and within 48 hours after each major storm event. For this O&M Plan, a major storm event is defined as 1.0 inches of rain (or more) in 24 hours. All components of the storm system as described above must be inspected and maintained frequently or they cease to function effectively. The Facility owner shall keep a log, recording all inspection dates, observations, and maintenance activities. Receipts shall be saved when maintenance is performed and there is record of expense. The following items shall be inspected and maintained as stated: 135 The Springs at Carman Oaks Planters: • Vegetation or roots from large shrubs and trees that limit or interfere with Plante r operations shall be prevented. • Fallen leaves and debris from deciduous plant foliage shall be raked and removed biannually. • Nuisance and prohibited vegetation of all species shall be removed biannually. Invasive vegetation shall be removed and replaced with approved species. • Dead vegetation shall be removed to maintain less than 10% of area coverage or when planter function is impaired. Vegetation shall be replaced within 3 months or immediately if the season is appropriate in order to maintain cover density and control erosion where soils are exposed. • Inlets and outlets shall be inspected quarterly and after any large rain event. • Any trash or debris that collects in the planter and may inhibit planter function shall be removed quarterly. Pipes Storm System: • Sediment shall be removed biannually , more frequently if site produces a high vo lume of sediment. • Debris shall be removed from inlets and outlets quarterly , or as necessary to maintain free flow of runoff. • Quarterly inspections for clogging shall be preformed, or if "ponding" is observed in Planters . • Grates shall be tamer proof. Source Control Source control measures prevent pollutants from mixing with stormwater. Typical non-structure control measures include raking and removing leaves , pavement sweeping, vacuum sweeping, and limite d and controlled application of pesticides, herbicides and fertilizers. • Source control measures shall be inspected and maintaine d quarte rl y. • Signage shall be maintained. Spill Prevention Spill prevention measures shall be exercised when handling substances that can contaminate stonnwater. Virtually all sites present dangers from spills. It is important to exercise caution when handling substances that can contaminate stormwater. Activities that pose the chance of hazardous material spills shall not take place near collection facilities . • The proper authority and property owner shall be con tacted immediately if a spill is observed . • A spill kit shall be kept near spill-prone operations and refreshed annually . 136 The Springs at Carman Oaks • Employees shall be trained on spill control measures . • Shut-off valves shall be tested quarterly. • Release of pollutants shall be corrected within 12 hours. Insects and Rodents Insects and Rodents shall not be harbored in any part of the storm system. • Pest control measures shall be taken when insects/rodents are found to be present. Standing water and food sources shall be prevented. • Holes in the ground located in and around the Planters shall be filled. • Outfalls shall be inspected and cleaned regularly to ensure no rodent activity , which can clog or decrease the efficiency of the storm system. Access Access shall be maintained for the Planters so operations and maintenance can be performed as re gularly scheduled. 137 The Springs at Carman Oaks Stormwater Facility Monitoring Log Infiltration • The planters shall drain within 48 hours . Time/Date, weather and site conditions when ponding occurs shall be recorded . Pollution prevention • All sites shall implement best management practices (BMP 's), to prevent hazardous wastes , litter, or excessive oil and sediment from contaminating stormwater. Contact Spill Prevention & Citizen Response for immediate assistance with responding to spills. Record Time/Date , weather and site conditions if site activities are found to contaminate stormwater. • Vectors (mosquitoes and rodents) • Stormwater facilities shall not harbor mosquito larvae or rodents that pose a threat to public health or that undermine the facility structure. Monitor standing water for small wiggling sticks perpendicular to the waters' surface. Note holes/burrows in and around the Planter. Call Vector Control for immediate assistance with eradication of vectors . Record time/date, weather and site conditions when vector activity is observed. Maintenance 138 • Record date, description and contractor (if applicable) for all structure repairs, landscape maintenance and facility cl eanout activities. Date: Initials: ------------ \Vorkperfonned: ________________________ _ Details: ---------------------------~ • The Springs at Carman Oaks Date: Initials: ---------- Work performed by:--------------------- Work performed: ______________________ _ Details: ------------------------~ Date: Initials: ---------- Work performed by:--------------------- Work performed:----------------------- Details: ------------------------~ Date: Initials: ---------- Work performed by: --------------------- Work performed:----------------------- Details: ------------------------~ Date: Initials: ---------- Work performed by:--------------------- Work performed : --------~-------------~ Details: 139 MG A MYHRE GROUP ARCHITECTS January 8, 2013 Neighborhood Meeting Notes Meeting Location: Meeting Time: Presenters: Lake Grove Elementary School 6:30pm Ray Yancey-Myhre Group Architects Chris Shelby -The Springs Living The meeting started with introductions and a general overview of the proposed project. There were 24x36 drawings of the existing and proposed site, 3D views of the exterior addition and building floor plans utilized in the presentation of the project. The following items were discussed: 1. Attendees voiced concerns regarding delivery and trash/recycling truck noise in the mornings and wondered if locations were changing in this proposal and/or if these events could be sc heduled to occur after 7:00 am. 2. It was discussed and the development team indicated that the exist ing locations were not being changed at this time and that access to these items would be difficult to change based on vehicular access to the site limited to Carman Drive and existing internal organization. The Sprin gs indicated they would review with Operatio ns to determine if scheduling could be modified to address this item based on timing. 3. Attendees inquired about the pedestrian circulation on site -they wanted to make sure that this would not be diminished. The development team indicated that the current pedestrian circulatio n would be modified to maintain the existing connections and that a new courtyard to the west was being provided with seat ing to enhance the pedestrian experience. 4. Attendees inquired about tree removal. The development team indicated there were trees in and around the proposed addition and landscape plaza on the west side that will require tree removal. It was indicated these were not any oak trees and the proposed trees would be repla ced as required by the development code. 5. Attendees inquired about construc tion schedule. The development team indicated is was anticipated that interior work on the Ass is ted Living/Memory Care facility would start th is spring and the proposed addition to the Independent Living facility would start this summer. It is anticipated that all construction would be complete first part of 2014. 6. The new emergency generator located on the South side of the Ass isted Living and Memory Care building was presented. The development team indicated that it would be screened . Rl30319 808 SW 3'd Avenue, Suite 500 · Portland, Orego n 97204 · t 503 .2 36 .6000 f 503.236.75 EXHIBIT F-5 LU 13-0016 1141 The Springs at Carman Oaks -Neigh borhood Meeting Information MGA Project# 120790 January 8, 2013 Page 2of2 142 7. The existing South lower courtyard is to be fenced for Memory Care use with an 8ft fence was explain as well as a new landscape plaza on the East side for use by residents. 8. It was pointed out that the proposed addition to the Independent Living Facility is a wellness center with pool, spa, fitness and associated amenities for residents . It is a single story structure with a roof terrace that is accessible via the existing dining room. In addition landscaping enhancements that include a putting green will blend into the existing landscape. 9. New monument signage was presented to be located along Carman Drive and changes to the · existing stone wall at the main entry to the Independent living facility showing new logo and text. · 10. Existing parking was discussed with the attendees and it was noted that the proposed addition does not add units or additional parking needs. End of Document MYHRE·GROUP architecture I interior design I planning Name: The Springs at Carman Oaks Neighborhood Meeting Date: January 8, 2012 Time: 6:30 pm Name (printed) . Sign-In Sheet Clier l-IL U.~ ' llA Wt:-.\. v G. A N .t' i1'boertoo&'.:> .As..5o c::_ 2 ,.VC'r'M~ Sir~-'~ -Ca.t'~ E:'a..~~ 3 ~ ~e."'/ liA~~Uts .... CAR-#-,P.,IJ t'I\ I< S 4 ~le s~s--~-~hi~ s ~t4S HorF -~~ ~j 6 ~Bruvt Sc1hJef . 7 h L 5 fv/~!< f': ... J d -f;_._ ~ ./-?.. ... Si 0 r.'"rs /:.,:":}. ""• a C!lle1s 5/IE'<-'"37 _ c:,Slfi=GareT11csr,e.~~~'-'u"~· ~ 9 10 11 12 13 14 15 808 SW 3 rd Avenue, Su ite 500 · Portland, Oregon 97204 . t 503.236 .6000 f 503.236.7500 · www.myhregroup.corM3 Fire Marshal's Office Memorandum P.O. Box 369 Lake Oswego, OR 97034 503 635-0275 Zoutendijk@ci.oswego.or.us To: Johanna Hastay, Associate Planner From: Gert Zoutendijk, Deputy Fire Marshal Date: March 27, 2013 Subject: LU 13-0016, 3800 Cannan Drive Plans Received Date: March 25, 2013 ACCESS & WATER FLOW FOR FIRE PROTECTION Access, hydrant location and water flow for fire protection are adequate with the building including the new addition fully sprinkled. EXHIBIT F-6 LU 13-0016