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Agenda Packet - 1986-06-16
• e. ,. O .. CITY OF LAKE OSWEGO DEVELOPMENT REVIEW BOARD COUNCIL CHAFBERS, CITY HALL, 352 FIRST STREET ?. •') -' June 16, 1986 7:30 P.M. j ,fh- J *•***#MNkNMM**MIIMMMMN*******wo***Np..******wwww*******4wwm*********ww**** ***wwwww***********o***********14. �1e ITEM MEETING FORMAT g. I. CALL TO ORDER I. Staff Report * ' II. ROLL CALL 2. Correspondence III. APPROVAL OF MINUTES 3. Applicant's Presentation May 19, 1986 4. Public Testimony from others In June 2, 1986 support of appllcstion s . .,, 5. Public testimony from those In '' + 3'. IV. PETITIONS AND COMMUNICATIONS opposition of the appllcaticn 1 V. PUBLIC HEARINGS 6. Comments or questions from •••, ' A. PD 03-86-01. A continuation of a re- Interested persons who neither are *.: quest by Consulting Engineering Services proponents nor opponents & Shelter Dev. Co. for approval of a 7. Rebuttal Testimony from applicant bl 33-lot planned development located S. of 8. Questions from Development Review o South Shore Blvd., W. of Groontree Rd., Board N. of Greentree Circle E. of Wall St. 9. Closing of public hearing ' y (TL 101 of TM 2 IE 90C d TLs 2800, 2890, 10. Board discussion/action 2900 & 2990 of TM 2 IE 900). The time limits established In the B. VAR 05-86-03, a request by Lynda & Wm• Development Code will be apolled to ' O'Neill for approval of a variance of the applicant's presentation and all 5' 6" to the required 25' rearyard setback thoso giving testimony. (See reverse .' A!' to construct and addition. Additionally, the side of agenda for specific time applicants ore requesting a variance to the limits.) code restrictions placed on nonconforming • uses. The lot Is located at 961 Lake Front Questions from the ORB may be asked of Rd., more specifically described as TL 1500 of those testifying before the Board or TM 2 IE 1008. of any other individual, whenever the ' %� Board deems it necessary. 11 C, 89 03-86-02, a request by Ron d Linda ✓ Olson for approval to partition their parcel • Into 2 lots, A Future St. Planqt. , for this lot & surrounding lots will also ho considered with this partition request. The lot Is located at 3275 Lake Grove Ave., more . specifically described as IL 900 of TM 2 It 8D8. • D, A request by Raymond J. Bartel, acting as ' + agent for Don & Ann Anderson, for approval to ya` , remodel & enlarge an existing restaurant & to odd one-story office/retell space. A total bldg. area of 11,560 sq. ft. is proposed for � the property located on the east side of Bryant • 'U_, M{.*;'',I Rd. & on the N. side of the recently constructed i . ; i • • roar access road fTL's 4601 & 4900 of TM 2 IE BOR) • 316'7 ► ,`• , 1 ,• 1 . .0 C✓J .i ' , .•. mom' i, ' r '+I,i 6 "{a. . ., + ,�4.4 ' v Of ++" ' is '1 a" 'w"� * :.` +i,P�1 , 'V: ,, .,,,d . 1+ '. ":.` 4 1x1`M 1 ,gym •m_' " 6. t"' *'.11 m' A� • * ' '/ +U , f Y .� 1 , AGENDA/Development Review Board Juno 16, 1986 Page 2 . E. DR 09-86-01, a request by Fisher, Wallin & Long, Architects/Planners & the Lake Oswego United Methodist Church for approval to renovate the existing church building which involves remodel- ` ing of the entry, porch, lobby & the addition of windows. Also, additional • ' parking, landscaping & signage are pro- • posed. The site is located N. of South Shore Blvd., E. of the National Guard Armory & W. of Conifer Dr. (IL 3600 of TM 2 IE IOCC). VI. GENERAL PLANNING J VII. OTHER BUSINESS - Findings, Conclusions and Order the , DR 02-86-04 (Caravan 011) • - DR 03-86-02 (Speer Development) - PD 04-86-01/VAR 04-86-04 (Farr Development) VAR 05-86-06 VIII. ADJOURNMENT c the Lake Oswego Deveropment Review Board welcomes your Interest In these agenda Items. Feel free to come • • and go as you please. Board Members: Richard Eslick, Chairman Staff: Topaz Faulkner, Director Robert Blackmore Robert Galante, Dev. Rev. Planner 'µ Kenneth Zinsli Lori Mastrantonlo, DeV. RoV. Planner I. ` °;: ;• Curt's Finch Ranee Dowlin, Assistant Planner John Glasgow Marian Stulken, Secretary �r= Vern Martindale, Vice Chairman Anthony Wright �~ , + n i f.. r • • � I , jt HEARING PROCEDURES 48.810 Quasi-Judicial Evidentiary Hearing Procedures '\••"; 48.840 (1) (b) , ' 't a. For hearings held pursuant to LOC 48.810 ' i. 20 minutes each for proponent's case and opponent's case {, ii, 5 minutes for other persons iii. 10 minutes for a representative of a group or organization iv. 5 minutes for all persons (proponents) on rebuttal 48.835 Legislative Hearing Procedures 48.840(1) (b) b. For hearings held pursuant to LOC 48.835 H i. 15 minutes for a representative of a group or organization ii. 5 minutes for other persons 1 i1 3903P • Y' r .Yu i Y 316 8 h {, CITY OF LAKE OSWEGO PLANNING DEPARTMENT STAFF REPORT " ADDENDUM REPORT .• . PROJECT South Shore Estates FILE NO. PD 03-86-01 • APPLICANT John Godsey DATE June 6, 1986 OWNER Shelter Development Co. LOCATION of Greef reetCircleeandveastwestofWall of GStentree Road, north LEGAL DESCRIPTION lEx9DDtandBTax LotOl009of/Tax 9Map 0 £2TiS 9DC ax Map 2 NEIGHBORHOOD ASSOCIATION - McVey-South Shore SUMMARY OF PREVIOUS HEARING AND REVIEW OF ADDITIONAL INFORMATION SUBMITTED At the June 2, 1986 Development Review Board hearing, several issues cif•". '•' • regarding this project were discussed which include the following: 1. The Board requested information on the typical street lighting fixture proposed for the project. The applicant is proposing a High Pressure Sodium High Cutoff Luminaire street light. The Preliminary , ,d, Plat illustrates the street lights at about 150° apart, generally. The spacing between the lights � depends upon the amount of wattage proposed. Staff supports the use of this type of street light. I Staff recommends that the final street lighting plan and photometrics be submitted to and approved by the City Engineer prior to final approval of the construction plans. 2. The Board requested that the location of the ° , )( ,4,• sidewalks be illustrated on the drawings+ The applicant has illustrated the location of the sidewalks on the revised plat (Exhibit 17). The cross-sections illustrate that there is adequate g,- room for the construction of the sidewalks within „•,,. . 7 the public right-of-Way. 3. There was considerable discussion regarding the use of cul-de-sacs Versus hammerheads and their impact , v on the landslide hazard, soil creep and steeply sloped areas. Staff indicated that they would work • . with the applicant to determine what type of turn-around was best for this .site before the next meeting. a7 I1 \ R+�4 . .1 Nb, .,w 4 • A' . / 1y'q, '.r1 .4' '\ , ,i it. i.r' a. ',. /:'v.t•{�, y . Addendum Report/PD 03-86-01 June 6, 1986 > Page 2 The revised plat (Exhibit 17) illustrates a modified cul-de-sac for all four dead-end streets. (Wall Street will become a through street when the adjacent property to the west is developed.) The boundaries of the modified cul-de-sacs include the public right-of-way. As indicated in the applicant's addendum narrative (Exhibit 19), the modified cul-de-sac is 10' Wider requiring a little more cut and fill. Staff µ: believes that the additional cut and fill is not " •: ' significant. Further, staff supports this type of street as it provides adequate access for fire • i; trucks and adequate turn-around space for City . maintenance vehicles and postal delivery while • v; minimizing extensive cuts and fills. ;; 4. ',,,: • As noted on the revised plat, seven lots have been reduced in size. They include the following: s Lot 5: 11,70U to 11,100 sq. ft. Lot 6: 11,000 to 10,700 sq. ft. Lot 10: 10,230 to 9,985 sq. ft. Lot 18: 12,420 to 12,120 sq. ft. Lot 26: 16,430 to 16,130 sq. ft. Lot 27: 28,800 to 28,200 sq. ft. 4. An adjacent property owner to the west (Tax Lots Y' 200 and 300 of Tax Map 2 lE 9DC) questioned the effect this project would have on access to his lots. .('' There are two potential access points from either 2:-,:-.n . South Shore Boulevard or Woodland Terrace to these two lots. Without a detailed soils report regarding the soil stability of these lots, staff cannot recommend that the applicant extend Tyndall Court of PD 03-86-01 through to the adjacent lots to the West. It is very likely that at least Tax Lot 200 has similar soil instability found on the subject ° property to the east. °' `EXHIBITS 17. Revised preliminary Plat (Includes modified cut-de-sacs) - (Too large to reproduce) 18, Street Light Typical 19. Applicant's Addendum Narrative dated June 5, 1986 20. Memorandum from Engineering Department dated June 5, 1986 •, .� K 21. Typical of Modified Cul-de-sac 22. Tax Lots 200 & 300 of Tax Map 2 1E 9DC 4. • 3895P/LM/mas •1 ° .. • ,,• . :•� iqt rr °:.it j. Y ,4 .31.1 • i r1i. •. . , h . . y' RECEIVED . f e .. ` IUN 51986 C17Y Ur �"" `�Jv4�� component(� ent data . , , DEpT, OF PUBLIC WORKS co 1 Ipon t ,. HPS CUTOFF LUMINAIRE •f' , f h , •. rX HINGE FOR LIFT-OFF LENS/DOOR ASSEMBLY +` y QUICK DISCONNECT : r. ,:: SLIP FITTER 4 ` .17,,,77"711416k ..'' .. . ., .,I sktitzs' . „ . , : ,. ,,.. . :: . , . • . . ,. .. .• . CAPACITOR ' . ... . . , .. . • . : C a STARTING REFLECTOR • ""`CIRCU_IT ''+jf • POWER PAD ____ • BALLAST J,r,���� yyy '. r,+j11,, ��r.w Y` dam' "�£sq� ���II + i 1,'.R'S h Imo. Yk`•V II f • � ..I!r 11 N :.rr,; 1 f �-.. p I II li:Ns.,rt - ?r 3`?Imo- -- f.11 l',1 •II II 'I�!k I��"++.r ' - �lfll`•_ :. �:. I��II�M��Y it�� tN�I. 'IM-9 I' i�l �1 ''�I.1 F f y .. ' i �I �'�� ��? ��--- r'lli.. ann�p NO r III I�'. i�. f h I''f, Hill jill ( �IIf ii I i i - ', II'N'1?,C 1�-f t1. ff f>,r''''it 111111� ill 1 -L' �I I '.. 1 �� ,I I i If�'i� v • N . . !rill , a,►r., II IIINNII..... � u ,t 4 :•. '.•'1 err ,•�.u�.r��s�,r^ ' '. , f • ,i Jfyf 411 yi'�Yfi�yi4.111........0 ft���1!t l�Qni',fo�„ d i•,`I f�/i tLI/'ti� r ' 1�1 f��a1�. ,� r'•, �� 7 II �.: 11tri 1 11 t +4 Ii i v, 1 f j Al,f li,j e fl rll ll1.9.IjWjY P 11'»r...ry0 ,,1l 1V"y f rm!})F"'t•W!1'1,faiJ'...r4"v,Ir'��Illy��I .:ti'i.f'I.`f I1 19,.6 p EL� y 1 ;ift„m, ,f„911 h y,1. a 1 C ,.I it 4 4,1,1 „f! 'I'�tr•to i ,•.t f P ie, e, e,le 11�i 1.1,�,.. . - .1 G X H I B I T .ii ,+ ,1 .. - ,i1 4 .. i •., cW' }/� 3 • ,,, ,, e.:, i • i . . . .. a .:. _ .. .:.. CONSULTING ENGINEERING SERVICES .• ,•'ar,1 r r-, :c,m.r'L •Beaverton.Oregon 97005 MI•(503)046.4509 646.5436 +o.; • • e + 'id• ; ; Ms. Lori Mastrantonio Planning Department City of Lake Oswego P.O. Box 369 ' Lake Oswego, Oregon 97034 June 5, 1986 '•, Re: PD 03-86-01 ` Tv; "• South Shore Estates '.'` } 1 1 The Design Review Board conducted a hearing regarding the above application on June 2) 1986, -Concerns 'expressed at the hearing `; included: showing sidewalk locations on the preliminary plan map; including a picture of the proposed street lights to be used; and 4, r� . resolution of the cul-de-sac vs. hammerhead dilemma. Negotiations with the Engineering department have resulted in a "'` compromise acceptable to both sides regarding the proposed installation of cul-de-sacs. The result is a modified cul-de-sac that is only 10 feet wider than a standard hammerhead. The modified cul-de-sac requires a little more cut and fill than a hammerhead but it will allow a free turn around for all vehicles except fire truck size vehicles which will have to back up once to turn around, Enclosed are copies of the preliminary plat showing the right of „,:F• way necessary for the modified cul-de-sac and the negligible impact. Also shown are the sidewalks on Wall St. and Woodsman Ct. On a separate sheet is a picture of the street light proposed to be used wwith this development. Please forward these to the Design Review Board for their consideration. V' ti 1 r c L... John M. Gods Jr. P.E. RECEIVED shelter,drb JUN E,1986 • CITY Ur LM,1L usvvtGO r EXHIBIT DEPT, OE PUBLIC WORKS 3 17`3 19 r• • g, • w-4 1 1 .• d, • , 1+' .f 4 \ \y. • p/4_ `} a }•1 1 ram: • y I MEMORANDUM ,•.' ; T0: Lori Mast-rantonio r „• ';.;J • ,:I` Development Review Planner FROM: Jerry Baker Traffic Coordinator SUBJECT: South Shore Estates • DATE: June 5, 1986 h The City Engineering Department has approved the use of a modified cul-de-sac as shown - ~ the attached plan of the South Shore Estates project contingent on the Development Review .; Boards acceptance. The design of this cul-de-sac was prompted by the need to reduce cut and fill on slopes greater than 4:1 and still allow fire trucks the ability to negotiate a turn-around equivalent to that of a hammerhead or fishtail. This design has been reviewed and approved by the Fire Marshall's representative, Ron Bespflug, who is also the City Building Official. • r I have reviewed it from a Traffic Engineering standpoint and approve it as a residential turn-around Where it is used primarily by autos on a street of limited traffic generation. The larger cul-de-sac is not feasible. This design was reviewed by Duane Cline, Director of the Maintenance Department, and he agrees that it would be more • ;. efficiently maintained by street sweepers. The postal vehicles Will also be able to negotiate this turn-around to ensure mail delivery to each dwelling. , 3892P/JB/mas Attachment • na f, a d EXHIBIT 3174 xo a4,i'-•" •1 !: .0 �Y" yt1 r ;y, li 1 �^ fii R°5° 41 • -______........- -^R/W OR FIRE LANE LIMIT.' I 1 1 I2' _ OPTIONAL CURB LOCATION I N I�� IT I ' Irl • c I Q♦,� � , 4 f I� / r , r I 241 MIN. . ! 201 >j VARIES J s 1 :r. I a; ,oi , DEPARTMENT �JB SOB JB lc ° ' 1 #0) OF TYPICAL RESIDENTIAL SCALE DATE .`' PUBLIC 'WORKS N 7S 1986 TURN-A-ROUND 3qy SHEET ONAWiNtl NO CITY OF LA E OSWEGO J 11y( )/ ,',_ urn.. OF tAwtaor A A A°aipI tI to • '' a r,d'�.a 4+yp,.. ♦. a ♦..,-, , a•,•,.'` 1 4 r.. �, ,.1.t 1. ,6 A..2�_ a'' r� � ix'�. Y', .11A, A"i.�'�x i ,i4«. 7 �' ' rq�♦ . xr a. •:., . , � '1. . d1.. 'a': 1 ' I, •`y♦ r `, tt ii r+,.. y` ra 1 w a • 1..2 S. R.I E. W.M. D. L. C. 2 I E 9 DC r. COUNTY R A. COLLARD NO. 45 LAKE OSWEGO ,,: ., 4 1 M CANCELLED NOS, Q ®I T L 400 , ' a • • IE 9DB 2000 M 301 302 900 • • • 1 1680 a,;cii.t4u e �n�ti\\U111u IIIIIIItU �' �►' Sau I111111 2 • ';, . t 2 4. 1111�1,111 "�_4 F. r t A.1 +`-;11 fo J'I�Illlrllr k+J �'-1•J, '1••. 201 .01 '0 b U I I � 11 I I`,"� , � tl 046 Ac • 20002 rfJ.'p1 r',.aj 1j 11r11717c `"o..._ J r �r 1511 ' 1.32Ac \ ."^ p Il�llnl�l�`� a+ 4 u ,;.: ''ed. ql-,O�/ ^,II'1111111ii"�, '''''' ... l ` '';..ter +t ', •• ` , = +> 114/t 1 11 1111 i K. L• ff' J}\ 'S A. cis, 111111111 1 + 1 ♦ •r 4 w� S .. vfr ' qq J ').. . ra 1 7a. 0 2.75Aa 1 2017 ti 0/s:j�2/ > .. 1500 /' Zr., e /! ; 2016 ?026 '" U t �erp 4, [� A�.At ♦t/'d�1112024 \� 'ttl \�CAOya ;I: • 1430 F-- COURT .. BLOCK 3 I"'`;•,,. 1 d;. ` r- .tl. z r+♦. =- i is r:;r,. F 3 •770...' -'+ 4 ri 'C i. 20'L3 2300 ++\'+ `* • ,; 20I4 • 0 :2021 , 2022 ' g I.24 Ac ,. 1 I 3,1 Q a o--1 , 4 1 6 ! t. hBLUCK 4 ,f'+ viJyr"A J + •. • 3 till, h 4 tl• 1?.tl�.__- h 7� AJ J+ , +}J•1 of, -µ2 ClQ . er tr t+ ,.... -:.r rt I \ + 2013 . r2019 2018 I 1 ;;$a 1410 .• 0 A 2020 11150 11100 '140 1° ) �UA1 4 EXHIBIT d t `1' , Ia �J { 3 l.+ 2 N t :" t r I ... 4n___f_+ -'1“'"' ,r 4„ r �•.. 1• •rc.Y.d.af rq•I.+trottl: a try.. �. -.. + �, '. pnn ri ,w h p. ,r�0 rtl A - t• . .�. Nl ► r 1• ti . y .'24 Pi i r t ••` 1M1 t. �1 •tl (, CITY OF LAKE OSWEGO • PLANNING DEPARTMENT STAFF REPORT r •`J, APPLICANT Lynda & William O'Neill FILE NO. VAR 05-86-03 OWNER Lynda & William O'Neill DATE June 5, 1986 LOCATION 961 Lake Front Road LEGAL DESCRIPTION Tax Lot 1500 of Tax Map 10DB NEIGHBORHOOD McVey-South Shore ,•, j` e REQUEST ` t• The applicants are requesting approval of a 5' 6" variance to the required 25' rearyard setback. Additionally, they are requesting a variance to the nonconformity as the existing structure is a nonconforming structure. .., .,;• 4 Y CRITERIA AND STANDARDS LOC 48.195-48.220 R-7.5 Zone Description LOC 48.650-48.660 Variances .,w '•:. '' LOC 48.700 Nonconforming Uses, Structures LOC 49.200 Minor Development Application LOC 49.300-49.335 Major Development Procedures LOC 49.615 Criteria for Approvals APPLICABLE STANDARDS Parking Drainage for Minor Development w�• Utilities Access Hillside Protection/Erosion Control AUTHORITY TO REVIEW r Class II variances may be granted after consideration at a public hearing pursuant to LOC 49.610-49.620. • ti '> EXISTING CONDITIONS t As seen on Exhibit 1, the applicant's parcel is approximately a 6500 �' sq. ft. lot within an R-7.5 zone. The site has been improved with an existing residence that has a rearyard setback of approximately 20' ' 6". The residence encroaches into the 25' rearyara setback and is '. classified as a nonconforming structure. By definition, this ":► . 4 ., structure shall not be altered in a manner to enlarge or expand or reconstruct the structure unless a variance to this nonconformity is requested and granted. k• 31'7'r Staff Report/VAR 05-86-U3 June 5, 1986 Page 2 The applicants have contacted the Lake Corporation and obtained a revocable license and permit (Exhibit 4) . APPLICABLE DEVELOPMENT ORDINANCE AND STANDARDS AND ANALYSIS The following standards are not applicable as they apply only to major development: Building Design, Transit, Parks and Open Space, Landscaping, Screening and Buffering, and Drainage for Major Development. The site does not include any Historic Resources, Stream Corridors, Floodplains, Wetlands or Weak Foundation Soils. No Fences are proposed. APPLICABLE STANDARDS Parking (7.005) - An offstreet parking area for two vehicles (excluding a garage) is required for single family residential development. The variance request will not impact this requirement. ' Drainage for Minor Development, (12.005) - Application of this standard is to insure that any alternations of drainage patterns due to development will not adversely H r `' ` affect other properties. Conformance with this standard will be reviewed. 6 ' Utilities (14,005) - Utilities exist and are presently servicing the residence. Any further installation of a utilities must be installed underground unless exempted by the City Manager. The cost of all utility improvements are to be paid by the applicant. Access (18005) - The Access Standard is not affected as the variance request Will not lessen the lot frontage on Lake Front Road, Hillside Protection/Erosion Control ( (16.005) - J According to the Comprehensive Plan, the site is located in an area with the potential for landslide hazard, Where development is to occur on a site with a potential _,; ; landslide hazard, a report prepared by a registered • soils engineer or engineering geologist must be submitted [in accordance with LOC 46.035(3)) which , evaluates soils conditions and potential hazards. The proposal can comply with this standard if a favorable report is submitted. . : ' DESCRIPTION AND ANALYSIS a , The request involves the construction of an addition in the rearyard • ,w of the parcel where an old porch currently exists, This addition . A 1” ^ t ` ! I c �1 d J. 4 �71:.'�.�d 4' 1,�,. 4Y j., " ' ',..dqtss A: ak y • w - ,4,,' � ' { s ` r rs. « • , , Staff Report/VAR 05-86-03 June 5, 1986 Page 3 ' requires a variance to the 25' rearyard setback as the addition will be 19' 6" from the rear property line. Additionally, a variance must � . ,• also be considered to allow an expansion of a nonconforming structure. The applicant has addressed the following applicable criteria as seen on Exhibit 3. A. The request is necessary to permit unnecessary hardship. B. Development consistent with the request will not be injurious to the neighborhood in which the property is located or to property established to be affected . by the request. ; C. The request is the minimum variance necessary to makr reasonable use of the property. D. The request is not in conflict with the Comprehensive Plan. RECOMMENDATION r '. Staff recommends approval of the variance to the rearyard setback and the expansion of the nonconforming structure. , ' w EXHIBITS i 1. Tax Map •k 2. Site Plan , , , f 3. Applicant's Narrative ky 4. Lake Corporation Approval 3893P/RD/mas 3179 . ! f,.'i. V. .., . di • •''6H •FHG r~ 74•,',,. .4 i•"•J4, • •I�. ,• . • ^ '�,• ,, �+ ~��� SEE MAP 2 IE I0A' r i r • $..opi1/WI I..•7/.+ !�:/�IMW/• •r /I!! •f.l.t Rw7b1 :.; LAKE d Sir' OSWEGO 4 I.;NE j a n•,/ w .,psr'»• Vi f r 7+ ``. / 1400 30Q 2 IE 10 " ,.r• 1600 ,.. /3 •/ „141.y ``4+ AD 1 T OF IL tI�1 ITQO Yy. o ;rim, �•I, J 7 600 1. R i o A. C. FA „t 00 Iy 41a4J p,21P ,N PEE JII++ �� • 4• ` 119. "'aZj9 4• �1 ri••'" I 0Q J.. ;' 6 " Q00 , 611' �. ••., x,."Q�'+� l0 Ifl f M e trt....y,4 DO Z rr �' ' ie/x'.4, '• f. ..\� ff•6 t i7 p"/' p \ • QQ G 1. . 0o r 2 \� f If+ }Aq1 p w1 �` r .x\\ If;[ 0.19AC, G Nerp a . '(1 0 If• 4`ll a 1, .r o 10 R I! 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This hardship wmm part of tha house when we purchased it. . , ' u^ The proposed -Jncloser,we feel will cut down on the � coanres for inJurxe � � buth on the tune wall And the . ^ ' st Air,*. ^ `^ This w|�` rpduoo tho noise to the neighbors and will | . ' ''' P Of' this space to enjoy to lake yearjs i �n�r�aooT�u' u�l1 nm� impact the view to the neighbor or ! ` have any rnvinrmpntal problems. . | The rr4ue� � m t ` � min� um va ���*nc to ma k0 u�q of the | ^ | o~ the hardship ev �� iting property. We are triny to improve h�e �1,padv ueen rrLattd. �f the question arises ` this tchen is closer- to abput LA-to p.ming of | ` ^ the wao`, ^nd so aru both our noightbors huuSes° ^ d. �ur rmqu�u� ,� not in conflict with the oumprehe"��v� P1�n. . ` | . . - ��� � w ` ..— ' EXHIBIT 0 WORKS 3182 � , . , . . . .., 4 • . . , , ' ,. a. • .... . a. e• a ',a..., rift". 'Y • , . 61 REVOCABLE LICENSE AND PERMIT LA OSWEGO CORP9RATION, hereinafter called Licensor,hereby gives and grants • ,. . to t•-•\/14)P1' 6 . fy.. 1.(1A.,itx-m, tz. • P'ru hereinafter called Licensee,whose address is q 42 .1....LA-kre-1531TY1-4- _,.... . a revocable license and permit to construct and use....rk CA, a.,,Wra.f.A"..,.(;)to r"(ply 1 t.....) byt ,„k -cl_...D.4— louvt,5.0z_ • fOw ,041,4.-A al-- • A.R . .ft,,( s ,. ai •• . • . on the property of said corporation, lying on the lake side of and adjoining the following • . described property:.:7-x\\..e,OkbY0. .. IS -a-12-,. .e.,)44'11X-. geS.4- ...100.a -..AAN12-,..SCPC.L-5.i z...1... .. . .. . ..;...„1,„.).„g-Ag—,A,A_D . ovthed by Licensee: 65 I . ceeAti, i I-- 15.23-e7 By the acceptance of this license and the enjoyment of its privileges,the Licensee agrees: (I)The Licensee covenants and agrees that he will and his successors and assigns shall pay all assessments •. , heretofore or hereafter assessed and levied against the real property above described by Licensor or its successors in interest. ., (2) To complete the improvement herein licensed within six (6) months from the date hereof or this license is void, • (3)To complete the licensed improvement strictly in accordance with the terms of this license or at his own expense to remove the improvement upon written request of the Licensor mailed to the Licensee at the address shown above. (4)That this license to use such land of said corporation is subject to such rules and regulatio as said 70 corporation now has adopted or imposed,or hereafter may adopt or impose,and is subject to any buildintastric- rn , ,. tions or setback lines now or hereafter imposed upon said property. r Is:, rl (5)That the failure on the part of the Licensee to pay the annual assessment on said propertaor tars( , year,or to comply with any of the rules and regulations of the corporation,shall render this license sislitect to "I - cancellation at the option of the corporation, 7.0 (6)That in accepting this license the Licensee agrees that upon sale of the above described projes3y Ile --'.. will,prior to consummating said sale,pay all assessments to the date of sale;notify the corporation of siatald7r1 TTI • end obtain from the corporation an assignment of this license to the purchaser. O Cil (7)That if this license is cancelled,said Licensee agrees that he will at his own expense removeraWim• provement made under this license.In the event that the Licensee fails to do so,the corporation may upon written notice to the Licensee remove said improvements and Licensee shall be liable for all costs and expenses incurred or paid by the corporation in the removal thereof, (8) In the event any suit or action is instituted by Licensor to enforce any term,covenant or condition contained in this license,then Licensee agrees to pay such sum as the court may adjudge reasonable as attorneys fees in such suit or action. ' . IN WITNESS WHEREOF, LAKE ()SAGO CORPORAT N causes this license and permit to be executed by its President,this. day of 1 ,19fEk 114 permit EXHIBIT • I accept the)(tremolo'licerue mut LAKE EGO OR/ ION at arid agree to all the terms dwreol, , / 4it.- '4 . • 1 / i _u , • • q "LT -4 dia 1 ....... By Is, • ft...4.- CITY OF LAKE OSWEGO .. PLANNING DEPARTMENT STAFF REPORT APPLICANT Ron and Linda Olson FILE NO. SD 03-86-02 OWNER Ron and Linda Olson DATE June 4, 1986 , LOCATION 3275 Lake Grove LEGAL DESCRIPTION Tax Lot 900 of Tax Map 2 lE 8DB NEIGHBORHOOD ASSOCIATION Lake Grove REQUEST The applicants are requesting approval to partition their .95 acre parcel into two lots of 15,838 sq. ft. and 23,764 sq. ft. respectively. CRITERIA AND STANDARDS LOC 48.195-48.220 R-10 Zone District Description LOC 49.300-49.335 Major Dev.• LOC 49.200 Minor Development aApplication tion ure LOC 49.120 Future Street Plan LOC 49.615 Criteria for Approvals APPLICABLE STANDARDS Parking and Loading Access Site Circulation-Private Streets/Driveways Street Lights Utilities Drainage for Minor Development AUTHORITY TO REVIEW AND NOTICE , LOC 49.215(2)(c. ) gives the City Manager the authority to forward to a hearing body an application for a minor development permit. BACKGROUND The applicants made an application for a minor land partition in , March 1986. During staff review of the application, the question of further partitioning on the site, as well ao the potential for partitioning adjacent parcels, resulted in the consideration of a Future Street Plan for this area. The applicants were notified and d meeting With staff Was held to discuss the partition in relationship to a Future Street Plan. In May 1986, the applicants chose to pursue the partition request • Without addressing the Future Street Plan. City staff initiated a neighborhood meeting on the Future Street Plan on May 22, 1986 to 3184 • • Staff Report/SD 03-86-02 June 4, 1986 Page 2 064) inform and receive input from both the neighbors directly affected and those living in the vicinity (within 300' of the properties directly affected) (Exhibit 2) . EXISTING CONDITIONS The applicant's property is a 41,580 sq. ft. parcel located in an R-10 zone. There is an existing house located in the front of the lot facing Lake Grove Avenue. A Douglas Fir grove is located in the rear of the lot. A 5' hedge exists in the front of the parcel and runs approximately 3/4 the width of the parcel. The site is essentially level and contains no distinctive natural areas, landslide, or erosion areas, weak foundation soils, wetlands, stream corridors or floodplains. Neighboring single family residences are located on parcels similar in size and the potential for partitioning is evident. FUTURE STREET PLAN - LOC 49.120 As noted in the background section of this report, staff recognized the potential for further partitioning of the applicant's parcel and the surrounding parcels. Additionally, staff had concern about individual parcels partitioning and creating numerous access points along both Lake Grove Avenue and Douglas Circle. As the code allows a Future Street Plan to be requirei as part of any • development permit application, staff believes such a plan is necessary to ensure that adequate access to newly created lots is available. Without consideration of some conceptual plan, the psossibility of individual access points could result in hazardous traffic conditions on both Lake Grove Avenue and Douglas circle. Staff recommends a Future Street Plan be required and recorded in combination with the applicant's partition request for the lots oUtlined on Exhibit 3. Staff recognizes the difficulty in pinpointing an exact location, at this time, for the future street on each parcel. Each property owner (current and future) must be allowed to develop his/her property in the R-10 zone in a manner that best fits his/her development plans. The Future Street Plan envisioned by staff is a conceptual street ` plane allowing for that flexibility. Exhibit 4 illustrates a simple and conceptual street plan that could service all of the large parcels outlined on Exhibit 3. The arrows were chosen to reinforce the conceptual nature of this Future Street Plan. The actual right-of-way width for this street Would be 40, allowing for a 24' Wide street, 4 r•� 31 �., • Statt Report/Su 03-86-U2 June 4, 1986 . ! Page 3 Exhibit 4 illustrates the future street begins at Lake Grove Avenue and follows both the westerly boundary and the northerly boundary of the applicant's parcel (Tax Lot 900) . Staff recommends this alignment be used and that dedication as depicted on Exhibit 6 be required by the applicant. Due to the M°• uncertainty of When/if the other parcels will decide to partition, staff is recommending dedication only, with no improvements at this time. A nonremonstrance agreement will be required for Future Street Improvements (Exhibit 5) . ZONING CODE REQUIREMENTS AND ANALYSIS The site is located in an R-10 residential district, requiring 10,000 sq. ft. of land per dwelling unit. The applicant has proposed to partition the parcel into two parcels both exceeding 10,000 sq. ft. Lot coverage shall not exceed 30%. The proposed lot that includes the existing structure will not exceed 30% and the lot coverage for the second lot Will be reviewed when building plans are submitted. Due to present and anticipated traffic volume, a special street setback exists for Lake Grove Avenue between Reese Road and Upper Drive (LOC 48.535(4. ). Lake Grove Avenue has an existing 30' right-of-way and the proposed total right-of-Way is 60' . • The applicants were aware of this requirement and have proposed to dedicate the additional 15' of right-of-way needed on their side of • Lake Grove Avenue (Exhibit 7). DENSITY CALCULATION • The gross area for the applicant's parcel is 41,580 sq. ft. There are no floodplains, stream corridors, wetlands; hillside protection/erosion control, Weak foundation soils or slopes over 25%. No dedication or land for park or open space is required when • minor development is proposed. 15' of dedication along Lake Grove Avenue, 25' of dedication along the westerly boundary and 20' of ti dedication along the northerly boundary of the site equals 11,120 sq, ft, of dedication for right-of-Way purposed. The gross developable area minus the tight-of-Way dedication equals a net developable area of 30,440 sq, ft. The applicants meet the density calculation as their proposal requests two lots and the R-10 zone allows for three lots in this area. APPLICABLE DEVELOPMENT ORDINANCE STANDARDS AND ANALYSIS The following standards are not applicable as they apply only to major development: Building Design, Transit; Parks and Open Space, 3186 • ' " Staff Report/SD 03-86-02 4 June 4, 1986 , ,,• Page 4 Landscaping, Screening and Buffering, and Drainage for Major Development. The site does not include any Historic Resources, Stream Corridors, Floodplain, Wetlands, Hillside Protection/Erosion Control, or Weak Foundation Soils. No Fences are proposed. Applicable Standards: Parking and Loading (7.005) - An off-street parking area for two vehicles (excluding a garage) is required for single family residential development. Both of the proposed parcels has adequate area to meet this ,• requirement. Access (18.005) - Every lot shall abut a street for a width of at least 25' . The applicant has proposed the rear parcel be a flag lot with the pole abutting Lake Grove Avenue by 25' . However, as staff is recommending 25' dedication on the westerly side of the parcel, the Access Standard cannot • be met. if the Board adopts the Future Street Plan and , dedication, staff recommends a Class I variance to the • Access Standard be granted. Staff Would support this for the following reasons: s 1. The request is necessary to prevent unnecessary hardship. When the dedication of right-of-way is improved to include a street, the rear parcel Will have . more than the required 25' of street frontage. To deny this variance would prevent the applicants from developing their property as allowed by the R-10 zone. 2. DeVelopment consistent with the request will not be injurious to the neighborhood in which the property is located or to property established to be affected by the request. Several of the properties within this neighborhood have similar lot configurations and access off of private driveways. This request will provide temporary access for the rear parcel Until the future street is improved. 3, The request is the minimum Variance necessary to make reasonable use of the property. This request is the minimum variance necessary to be able to partition the parcel into two 3i.3r (7' . "'“ -• Staff Report/SD 03-86-02 June 4, 1986 r Page 5 lots. The R-10 zone allows a parcel to ' partition if each lot has a minimum of 10,000 sq. ft. of land per, dwelling unit. To deny this request would be to deny the parcel to be further developed. 4. The request is not in conflict with the comprehensive Plan. • The request is in conformance with the • Comprehensive Plan as it meets the residential density requirements. The granting of this variance will not have any impact as there are no significant natural features which require protection under the Comprehensive Plan. Site Circulation-Private Streets/Driveways (19.005) - As previously stated, although dedication of right-of-way is being recommended by staff, at this time, no street improvements are required. An all weather surface driveway may be constructed in this right-of-way and used as primary access for the rear parcel until such time as the improvements for the future street are required. This driveway should also service the front lot. Street nights (5.005) - See Utilities Standard. Utilities (5.005) - A 24" water line and 8" sewerline exist in Lake Grove Avenue and can adequately serve the rear parcel. Sewer connection for the rear parcel is feasible as the as-builts show approximately a 1 foot to 2 foot rise in ground elevation from the front to the back of the parcel-. A street light is located on the south side of Upper . • Drive at the intersection of Upper Drive and Lake Grove Avenue. Lake Grove Avenue has currently a pavement width of 18'. In addition to the 15' right-of-way dedication along Lake Grove Avenue, staff is requiring the applicant to improve Lake Grove Avenue to a minimum pavement width of 20' with a 3 foot gravel shoulder. Drainage for Minor Development (12.005) - At present, there is no existing drainage system Within this area. Consequently, When building plans are submitted for the rear parcel, all roof and foundation drains will be required to be connected to an engineered drywell. • 3188 . . a •'a • Staff Report/SD 03-86-02 June 4, 1986 Page 6 CONFORMANCE WITH THE COMPREHENSIVE PLAN The request is in conformance with the Comprehensive Plan as it meets the residential density requirements. There are no significant natural features which require protection under the Comprehensive Plan. RECOMMENDATION S The staff recommends approval of the partition, Future Street Plan and Class I Variance subject to the following conditions: ' � 1. The following land be dedicated to the pulic for right-of-way purposes: o A 15' strip of land along the southern boundary of Tax Lot 900 o A 25' strip of land along the western boundary of Tax Lot 900 o A 20' strip of land along the northern boundary of Tax Lot 900 2. A minor partition survey, showing the two parcels and the right-of-way dedication be registered with the Clackamas County's Surveyor's Office. 3. Legal descriptions (metes and bounds) be specified on legal instruments for title transfer and be • recorded with the Clackamas County ClerK's Office. The legal descriptions for the parcel shall: o Reference this land use application -- City of Lake Oswego Planning Department File No. SD 03-86-02. 4. Lake Grove Avenue be improved in front of Tax Lot 900 to a minimum Width of 20' of pavement and a 3' gravel shoulder. 5. The applicant sign a nonremonstrance agreement for future street improvements for both Lake Grove Avenue and the future street. 6. The applicant Will Work with hhe City's Traffic Coordinator to eliminate any vision clearance caused by the ekisting 5' hedge. 7. All roof and foundation drains must be connected to an engineered drywell. mom. 8. Street addressing for rear parcel be visible from Lake Oswego Avenue to maximize response of emergency • services. 3.jJ:) Staff Report/SD 03•-86-02 June 4, 1986 Page 7 , 9. A driveway design to serve the rear parcel be coordinated with the Engineering Department. 10. Evidence of the above conditions be provided to the City Planning Department. 11. The Future Street Plan (boundary map and narrative) be recorded by the City at the Clackamas County Recorder's Office. EXHIBITS 1. Tax Map 2. Notice of Neighborhood Meeting ; 3. Area of Future Street Plan 4. Conceptual Future Street Plan 5. Engineering Memo 6. Dedication Requested for Tax Lot 900 • 7. Applicant's Partition Map 3887P/RD/mas % Ip p :O n :+ • f . 0 y ..�8o p pN N ��� . j�/ a .ApQ M tp ' �� >/ � 1� w ; < n" •L.. a I.4 'rrr \'t1 � ...... N I INI 1 ��., kg,,, =iiy ►a.' ��'"` N N N '" . g • fN 1 18 i � ; 481 11 i ° 11 — � •" � �� % Iv I �� s. FA, .s-ir 4d . tel�� <<. I ti e N= w•sirs o a•� ••I L • '19, t i Z. I I +7�r I - ti ,w . IN d. m O .N � Nn N t ' Q'•' • ,. .• es �; - - N > ( Z oy CJ p ap OID 1 j= po 1n . t� Cl_- IA.- ,»Irn,rr v re) •, .„ . .,,. ,. , N ' N -� prya \ 4 N !PIPv N co 01 ailacr rn R ? N IIC t 4 k oo. ry vs •� i a v. �' 4 Nl esr Ur/Loov + r N� w " • h r . cr .... a 0 ® s�,t•7/Jr � w 4 0 h ,5 N kil r .V.11. Or *Si • * „rt'N Y1 1 i O 0 4;po pyto #RD 5 .'4aCtp... t i 8 \ ••Q� �'4• al". Qa/J�s w v N'•'cc• N ti'� 1�Sy� N l -o+` ^^ O L '_."\ .. Irj,T� ... xa.~n •�, M11 t 7�e t J7` 0 O 7 I. ,w '� . "S lir �, to "•�1O a N: N �'^ ti c .110 11 t r 'iIt ii y i� 4 EXHIBIT ^ ` r %e at1J1 ( `;i = 0 43 0• X A. o c ;t y NOTICE OF NEIGHBORHOOD MEETING ,e You are invited to participate in a neighborhood meeting on May 22, 1986 to discuss the creation of a future street plan to accommodate future development in your area. A future street plan is a fin... conceptual plan that would ensure that adequate access to newly created lots is available. Without such a plan, the possibility for numerous access points along Lake Grove and Douglas Circl.: exi , ti and could result in conjested traffic conditions. As you may be aware, in this neighborhood, a sizeable nut-- ,:f . homes ate located on large lots and the potential for partit_uuing or dividing these parcels exist. This is an opportunity for you to become involved and work with the City to create a future street plan that will best serve you and your neighbors as future development occurs. Please join us on May 22, 1986 at 7:00 p.m. at the Lake Grove Presbyterian Church, 3957 Upper Drive. . For further information, contact: Renee Dowlin Planning Department 636-3601, Extension 53 RLD:kh/750z 4 EXHIBIT ° • 2_ yr1 03-86_0-1., • 3192 • d.• • ,p,.. f •,•• jO , . • 101.•1..... fur I. Mt, I. ^y •,r ; ,11t •••,, 1 u•. •Ila 1 al •/1r bt *1, • A• .1, 1 C ' tlr OS r 10s, nl. 1f1r 1 ' f .1fllr,1 a1 Ill' .t, MIt •• o,. ,./ d v t\`6 a`0 •pr ` ' et , • � d I ......nd;4.1a l •6s +Imuraii 1 le I f 1xpt '� *� o ,.. I .1 yi . l 44444, tr rt. 7 tH iat• ° • Oat true 1� 011LI • • • all` spa 1w tt f-► k4.~,tu ]•"`ri.nn�' ,. I e up/t , h • •flit'• '•t.4 e'S all .. 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A, ,..-- -i r*: , EXHIBIT 41 .. vA r . V 0 3 19 9 1 a__ . .,. -,, .p . •-• „el to is.., • . 12 •x I 50 0 - 3 • ' cr:r 0 vit•• . . Lent ere -e e,le , ''-'•,: rz,.0:1,,N..4. 4,,teo•tre ererwe ' -F..T're..!'': •; ,e'l. ..„ , ., • , ,„ Irk eke, 05 11 ,,, t ., q,..', i , on• a.c,4,t,...,., , ,. ,-......, . . --- - ' ' •;.• . . w . . ' ' . MEMORANDUM TO: Renee Dowlin Planning Department1�1A� FROM: Wayne Halverson i�'W Engineering Development Coordinator SUBJECT: Olson's MLP off of Lake Grove Avenue 1 ' DATE: May 14, 1986 � A field check this morning indicated that the application does not . have a circular driveway as shown on their plans. LOC 19.020(2a.) P. allows circular driveways for lots with frontage greater than 75 feet poviding that the additional intersection does not provide a traffic r • The applicant has an existing hedge that causes a vision clearance problem. This hedge should be required to be trimmed back to meet vision clearance requirements as per LOC 48.530(2b.)(4) of the zoning code. • A special right-uf-way setback is required on Lake Grove Avenue of. 30 feet each side of centerline. The applicant is required to dedicate 15 feet of right-of-way along Lake Grove Avenue (as shown on applicant's site plan). An existing 24" waterline and 8" sanitary sewerline are located in Lake Grove Avenue. As-bUilts show , approximately a 1 to 2 foot rise in ground elevation from front to . back so there shouldn't be any problem for sewer connection. Since the parcel was only given one sewer service, the new lot will need to be provided with a new sewer and water service. Also as part of a future street layout, the applicant should dedicate the westerly 25 feet of his property and the northerly 20 feet for future street purposes. No improvements Will be required at this time; although, they shall sign a nonremonstrance agreement for future street improvements on both Lake Grove Avenue and the future streets. In lieu of not having the property owner provide a portion of the future streets at this time, the City would allow them to only provide a driveway to the new lot. If, in the future, the City changes the future streets plan and thereby no longer needs the . right-of-Way, the City Would vacate the Unneeded portion back to the \r property owner. ..N., Lake Grove Avenue is presently an 18 foot wide street. We Will require that the applicant add 2 feet of asphalt With a 3 foot shoulder along Lake Grove Avenue to bring the street Up to minimum street standards. Last of all, since there is no existing drainage system, the roof and 9 foundation drains Will be required to be connected to an engineered drywell. 3837P/WH/mas /4 EXHIBIT 31GG S . . Sr)03-U,-o1 , , • i 20' R.b,W, an OE aN.,NN\NNN.N. 4.—N\-\\ AS pt.o.w. x VEIN • Zie )10 . •I‘ , / ���''.\��....• 15 I R.o AA): r 'DFDNnaN I az, LAKE COoVE AVENUE' • j EXHIBIT I"L: i& 3197 to a C S r __\--.I . a : a _ , 4, 8 g iJ I �,,pp , - m JJJ tl n 7 HI Jl J Jsl �, W 1. 'l1 tv y J .w 4 ul Jj C.)III x z .1,j7.L. _ ...._*.uurt,.4 c-----ovi,e,,,,m\s_ d . w , 1/4, I ,/ 7 .."--------------- --:-''' ' \itr+ EXHIBIT ( LkEed01G AJ , \,5 Vi s-g6-bZ 3 3193 t { CITY OF LAKE OSWEGO . . PLANNING DEPARTMENT STAFF REPORT APPLICANT Raymond J. Bartel FILE NO. DR 02-86-03 OWNER Don and Ann Anderson DATE June 6, 1986 LOCATION East of Bryant Road and North 90TH DAY July 22, 1986 of the new rear access road near Boones Ferry Road. ' LEGAL DESCRIPTION Tax Lots 4601 and 4900 of Tax Map 2 lE 8CB NEIGHBORHOOD ASSOCIATION Lake Grove 1 REQUEST Approval to remodel an existing restaurant and to construct additional office/retail space to total 11,560 sq. ft. CRITERIA FOR APPROVAL Zoning Ordinance and Development Ordinance: . LOC 48.300 - 48.315 Commercial Density LOC 49.610 - 49.620 Quasi-Judicial Evidentiary Hearing Procedures LOC 49.300 - 49.320 Major Development Procedures • f Development Standards: , Building Design Landscaping Street Lights Drainage Transit Utilities Parking Site Circulation-Private Park and Open Space Steets SiterCirculation-Bikeways and Walkways Comprehensive Plan APPLICATION COMPLETENESS (Compliance With 49.315) The applicant has submitted a complete application; however, parking plans must be finalized to meet City Standards. Parking compliance may affect other aspects of the design. These items are discussed .n • the body of this report. BOARD ACTION The Development RevieW Board is charged with the review of this major development application in a Quasi-Judicial Hearing. The application and review is governed by LOC 49.300-49.320 listed in the criteria and Standards portion of this report and the hearing procedures ate governed by LOC 49.61U-49,620, Any decision of the Board is final 3190 • STAFF REPORT/DR 05-86-01 June 16, 1986 Page 2 unless appealed to city Council; however, LOC 49.125 allows minor modifications to be reviewed and approved by the staff. The criteria by which the project should be judged are listed in the Criteria and Standards section of this report. EXISTING CONDITIONS The site (Tax Lots 4900 and 4601) is just south of the Bryant Road, Boones Ferry intersection and is between a Far West Branch Bank on the corner (Tax Lot 4700) and an auto parts store to the south (Tax Lot 5000). The Lake Grove Shopping Center is across Bryant Road. The current restaurant is a 2,000 square foot sit-down restaurant on 27,166 square feet of total site area. The site is nearly flat sloping from the north to the south at approximately a four percent grade. There are several large fir trees on the site as well as hedges at the property lines. Approximately 25 parking spaces exist on the site and a private driveway access exists to Bryant Road. The owner of D'Lites Restaurant (now under construction), in cooperation with property owners along Boones Ferry Road, is constructing a rear access roadway along the south property line of the site. The access point for this roadway is at the Anderson's • south property line at Bryant Road. The site inventory drawing (Exhibit 3) reflects the rear access project as approved; however, the driveway access across the roadway for the property to the south has been modified and is not shown on the drawing. Additional site information can be found on the vicinity map (Exhibit 2), the site inventory map (Exhibit 3, and the slope diagram (Exhibit 4). PROJECT SUMMARY The applicant proposes to remodel an existing restaurant of about 2000 sq. ft. and to add office/retail space to total 11,560 sq. ft. The Uses proposed will occupy the area presently used for parking; however, the present construction of a rear access roadway Will allow parking at the south boundary of the site and allow connection to surplus spaces in adjoining development. The applicant proposes a reciprocal parking agreement to provide required parking. Parking is proposed along the rear access roadway which Will function as an alley. The proposal complies With the applicable criteria and standards as follows: Building Design/Signs - The 11,560 sq. ft. of building proposed will be one-Story in height and will be finished with cedar lap siding, bronze-tone aluminum sash and bronze-tone glass. The exposure on the siding and color of the stain has not been indicated. This should be required. 3 2)t1 • STAFF REPORT/DR 05-86-01 June 16, 1986 ?age 3 The staff recommends that the retail/office facade is complementary to adjacent buildings of good design which include the auto parts store, the Far West Bank, and the Lake Grove Shopping Center; however, the buildings overall proportions and siting should address the following additional items: I. The location and screening of mechanical equipment. 2. The location and screening of trash storage ,4 ' areas. 3. The long unbroken, horizontal north elevation. The staff recommends a jog in the wall and a more varied landscape treatment (including trees). General building and site lighting will be placed on a photo cell and time clock in a manner directing light away from neighboring properties. Signage will be directed toward Bryant Road; however, signage is not d�illustrated in plans and should be required, as well, Transit/site Circulation-Bikeways and Walkways - The applicant has provided a walkway which meets City Standards to connect the project with the walkway along Bryant Road. This walkway provides access to transit. The staff recommends that the walkway along the face of the building be extended to the east property line and that 5' (minimum) walkway segements be extended southward to allow for potential crosswalks and to provide for connection to reciprocal parking areas. With these provisions, the project will meet both the Transit Standard and Site Circulation-Bikeways and Walkways Standard. Landscaping/park and Open Space - The applicant has illustrated that 16% of the site will' be landscpaed (Exhibit 8). A landscape plan (Exhibit 11) which illustrates a variety of plant materials including scarlet oak as street trees and blireana plum planted in the tree wells in the Walkway along the parking aisle has been provided. The staff finds that the plans meet City Standards; however, it is recommended that trees planted in the sidewalk along the parking aisle should be aligned with stall lines to minimize interference With car bumpers. The irrigation plan should be required prior to the issuance of building permits. Utilities/Drainage/Site circulation/street Lights - All Utilities exist to serve the site. The applicant has illustrated that onsite Water (run-off) including the 3201 4 •I • + STAFF REPORT/DR 05-86-01 June 16, 1986 Page 4PIN parking area, will be collected and directed to the storm sewer in Bryant Road. The building plans appear to be proposed over the sanitary sewer line. The applicant should demonstrate that no structures are located over public lines and that adequate access exists for maintenance. The applicant has revised the site plan which shows 23 parking spaces along the rear access roadway. A penninsula of landscaping has been added at the curve by eliminating one space. The staff recommends the following additional modifications to the parking shown on the revised site plan: 1. Provide 60', measured from the property line at Bryant Road, to allow for stacking distance prior to the first parking space along the rear access roadway. 2. Widen the penninsula at the curve another 10' (approximately) to maximize vision clearance, to provide a curb to guide cars from "cutting" the corner, and to provide for a future pedestrian crossing and traffic control signage. 3. Increase the space between the last parking stall and the east property line by about 10' to provide adequate separation between Uses and to minimize conflict at a potential future driveway location. It should be noted that the rear access roadway is • considered an alley by the city and that vehicle speed and movements Will be monitored to determine potential • needs for traffic control. Signage (stop signs, etc. ) and crosswalks may be placed along the roadway at some future date. Street lights are presently being constructed along the rear access roadway and are adequate along to meet city Standards for this project. Parking - The applicant has proposed a total of 52 park n spaces that Will be aVailable for Use in a variety of ways (See Exhibit 6). Twenty-three new parking spaces will take the place of about twenty-five spaces Which now exist on the site after construction of the rear access drive. The existing spaces are in the area proposed for expansion and not all spaces meet existing city Standards with regard to size and backing distance (aisle dimensions). Seven parking spaces are proposed to be Used as part of a reciprocal parking agreement with the property oWner of Tax Lot 4400; hoWever, those spaces are not part of this application for reVieW. 3202 STAFF REPORT/DR 05-86-01 --Tune 16, 1986 gage 5 • The applicant has been,adivsed that the spaces on Tax Lot 4400 should be part of this application. No Overall Development Plan and Schedule (ODPS) will be necessary since all work would be completed in one phase and no restrictive condition will be necessary to restrict building size on Tax Lot 4400, since the applicable codes and standards will govern future development. An additional 22 spaces are listed as surplus on the D'Lites Restaurant (Tax Lot 4200) site which is presently under construction. These spaces are also available to the applicant through a reciprocal parking agreement (Exhibit _). The applicant has illustrated that 52 spaces exist to meet the needs of 11,560 sq. ft. of development proposed. By the applicant's calculations (Exhibit 6), 53 spaces are required. The staff takes exception to the following items relating to parking numbers: 1. 4,004 sq. ft. of proposed speculative development should not be listed as a use which requires only one space/600 sq. ft. of building. It is unlikely that a tenant with such limited parking needs will be found and the space will remain vacant since a use with a greater parking requirment could not be approved without variance, or additional parking. 1, 2. The transit modifier should not be used for calculating parking requirements on Tax Lot 4400 since it has no street frontage with transit availability. • 3. In general, the staff finds that the proposed development will be seriously "underparked". The use of all surplus spaces and the application of all modifiers results in too little parking. In addition, the applicant has not provided a delivery area. This should be illustrated to determine potential circulation conflicts. The staff recommends that the • building area be reduced so that less parking will adequately serve the development, Parking should be recalculated prior to any further review. Access The applicant proposes to abandon the private access to Bryant Road and to take advantage of the rear 'j'6 access roadway, The staff finds that this proposal will maximize stacking distance from Boones Ferry Road along 303 • STAFF REPORT/DR 05-86-01 June 16, 1986 Page 6 em) Bryant and that it will reduce the total number of driveways. Provided that the parking changes addressed previously in this report are complied with, the project will meet the requirements of the Access Standard for both Bryant Road and the rear access roadway. RECOMMENDATION The staff recommends that final consideration by the Board be tabled until the applicant has provided compliance with the items listed in this report. Since approval without a variance to the Parking and Loading Standard or without changes is not possible, the staff will not list conditions of approval at this time. The staff finds that most major issues listed in this report can be addressed best by reducing the size of the building. The staff recommends the applicant consider this suggestion. EXHIBITS 1. Tax Map 2. Vicinity Map 3. Site Inventory Map 4. Slope Diagram • 5. Applicant's Narrative, 3 pp. 6. Applicant's Letter of 5/7/86, 3 pp. 7. Applicant's Letter of 4/22/86 • 8. Site Plan 9. Floor Wan 10. Elevveio.s 11. 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L"P' i'3 , }� 7'��1 t'"I f ti� �u .�Y wt � ��"° u rr r���i .UL��r �. t t r ',Y � f,(�4x.r� h\ r . ,fi•" i i� i�tz t"!«- i 1 � t ty+r .'3..� ^},•�r� L w -4 4 ,y'�•6p`rt f � ,i.. r R r j,��r'.gr e'!'�k,yr��a X 1 JA , r tr 1r ra �;,��., .} "L '�,*,. yt. .r �.'}-'..;. ,; [ N:`F t4'SIl . ;: Lt° .rec• tF 4,,,,,,,,..p t,,,,.{ t�t\r- Ty r•\73 `.t'•„1 ,��, Y I. . ., J ,re �1,ice V '. ,„ , t }s...1, .6� •fl ir,y�1. ..i, .M 7I ,.. e r`, r rfr ?N 1 ,,ks's b• . �r, � t , t y .1 v'P;GS c1\ .� r w+ nt. , i,.'4••n ;. q'`a �,�1 ti,r, ii� O.i�!r 1 4 A, u r�' • f`. 'r• ,} • y.�-��ii .;•'°fit I .-..in.:" , tr.%. ' d•. "> \y'4y L. ',', f•*t'', 'i 'a.�a '+; Y ✓� '1.. t•' !t� �« tf",f 'h! "4 5 .f:tt• . !. si -'f •"' ..gi; t • �1. �.C1,,,, ,,•M 141 4 1j'h'�• "4?^N � ,♦ ¢; ♦r�•�",� j EXHIBIT �1 0.y�y ` .q� y� `!� ! rr•. , 2 . I i •f t, q,1.vl M '�' 1 { kv-'" ,rj‘ry'tp D °F%'+- r:; °1!< :2. ,rs L-•"" ot .' • t;q, c RP, It tt' h`v 1)re !: r{{Oe 1.�J r • if• ', +ff^�d.,i{ '.a\ a tr r t,�°i d• t,re4 '� A�It jam` ` • p r 1 t 1 ✓ ' , h+ /.-.. tF* . f i�',d, .y '1ti• R l b. .k t x :7p4,,p. ▪ r^.• fie( Is? /E' I<t+'t X,f rn"" �1i 'it,,jt l�F 0' ki.se r rp 41 r Jr. r��,.;,,, .bfl. N vIPI NfTV MnP„ i x ."� k„,, 'fit Y'.'� t ff.. ,,,,,'r ,;r �' /A. i "'o,i}. r: yt' '' ' ...,, ` 4 �., ....•...t6...3„4. 'Pr ...42i�2'�d r`,;•1 ry u r'•t., FOrI:�.+d.��6L�.at' • • 3r�U , .' - ausc-ava eamauo'aisnved IIW 'lfl ryaSmtlVH'atl gum , dVW AtlO1WYAN, ■il® : w• " b. NNV1d '•3 1ZJ.YHZ d 1 'V'I•a' laiut'E7 r ❑RICIIAIAV'd ju a P jj i- ' i\ \` i : �. \\ , • t \ ,' 40 "• I ` \ '� ' I : et t �� • M � ' I 1 , l 4 • li 1 5 i 1 1 . 4 ,... .. 1t I Q ._...�.�u.. ��� Q t Z( S s 41 7,--iTi \ , \ ....t 0.01 1N•0.4W 11 4 .l EXHIBIT • 1, • iq • .r • L; I••. I`; hYh t •il•i ey%!.. ,41`,.••• A•i day\ .. '% I`'�".t) . 1, .1\ • �. AMlM i I' ,I , I I J4 ' ,,Y`tL Vf Rq PJ e.pY-;'i 4+tld''• Ail 1, I w 0, � I� t� .. ••.•n! . . : �, �4, ,, . •r..., Llr, �,>,,:• rt �x'"•I>i.�,.�;:4 ,4, i. ! 1oeec-OOO NOODUO'CI)1•TON11IW 'J.0 NCIOUltIVN'➢v CLue - -"' •,. .-1 -. wYHLIV1U ■MOl• I� • "V.I.b' la.LUVE1 1 ©NC]WAb)1:1 • 1 1 1' t' �t( I 44 li v �� , \ �:.. 1 1, ` t • f F a I4. t, • .\ I 0 I °b yr• • u" • ..a r G,• F 1 F.. _l k- .t .►.. E1.,r 4 . ,iu .. EXN1a1IV <n LI 3208 n' .). I)Y.. 'gin i 4' ',y5•q'`' 7 „ r h\ 1e- 11r,Irt�ij I 1. - � , i• � . _ . il9, II n ka.� .,Y .�•;t� r11•-.�"n ,I.+1T II - I lf r'1•..4:, if,4'.` rn fir. tV h l4'.Y 1 0 .r 1. !, ! r,,aa' � rduy� u'y planning to develop their property °' r Cir341A ifa p' i� ! �1 r �'1 ,t ri -:tvt4 p,.,4 0 z to its maximum potential. The site M�aK s'1,,�,t , d�a'k"? ,: Z..z0?e,a .o..taurant. The plans propose • . .�ak4°d$14' yam ' '',+ r , ; a t`'r ' {r *)."rf�fi '� ("� d' , :rtur�p office/commercial. building �:77 „ .,,4, ;,,'t•p '"',Y.AW" , M1 ,.E expansion of the restaurant +5 r ' [ �".fi }�Il�; ` +ik �Si; 11Y�i U•9. These uses a e allo.red Outright 'S f; r mT? �¢-r1r,•r ,,Y.• l0,. rj�i,)x;Ti :; K 7r']yy`P,,, pt"•41.��yc, wy 3 is ust south of the Bryant Road, 'i.r xt T tV j),t, ' '� uet' cen a Far ',,rest Branch Bank on �e cf('n t t mmi,',. ;rr 'f r„, .r 'h, 1'^(''• ,f, Y J ,1 13 "r li.rtM t q . ar:,�,iS::, a � ,t � icy rsg�7'^ TT "�*'' 1 c 1° its Building to the south (Tax Lot •r 1 tr �}+ YLY a •dM'�yy J,'��k',y$ liy dY- r "ts „ 1. . atiter is across Bryant Road. The .• '•.�4 :p„..„p I.At'd 1k4iV ' ,-au re foot sit-dorm restaurant} F44; r)Pt'Kvi�IIITit• .j4t�qyf% p".wfM, -'a ure''a. The average grade slopes 1is i,5NI" r ,1wS + •, 1, , a , '> r,` ,,.fir„? ,,,'il ty' ,.„ rolt t ately four percent. There Y' 'e" 0j,7rr)°7U p 'F1't *Is; 1't !. �'�{hIt„ xy»* 4� �,'-'p;, ...,... on the site as well as ry,J r• 'i''4' +''IV h.Y'••• ''42 tin ' , 1`,tr AP "� 4 i'.'^, '_'.i along Boones rerry Road, a .. �., q ,• -, N ry"Xr r (''..z'ad and approved for construction 5) °+ A• ) /.,, •' +s • +,5 'f4 '' *r; a The access point for this roadway , 'I a'Yv r, tr,�1l �',d 1 x ` , '"• S >""o.te '� i+i t sate at Bryant Road. Our site . ' i ^ �; IU t'1v t � 4v1• ! act built as approved. . iLy{ t y ti ` 14 9 �4,,.,•L1 y IV,I I',,,f l"*•�ry y,sJh, 4 1 . •5• i�.,y a wr 40 itr: 14'141 p �., . <s the pritrate access to the ' et b' h 5 r• h : • ,. Ak •tV s lJ<<.firtn'7,„r �fy.��4#V+i!7V "" : i,il, ,d. 4' r7 sac' roadway. Twenty four a',y R r•,p, v3 �u- z. } r. 1Kr1 .! r4 - L - " '''",a rr5 �i�:"NI'1�•.•' S.�y � ' q�� to �. a Lr`f;G':iG drive with I1;tA-, , , r�" y ' r 'vviri" ,t;1•J�"ai.. ! + w EXHIBIT . r )b/ ,�, r`M '^�t`4d� 1 If .4('1 '4 rN 1A4 i'�4• _ 1 jai p i,M.' ( q^ 1 kr$NFXy 1 1p,( °,,, -ii 1 i..E �xi». Sn �C would be cc J 1Cfi 1 N IW 1 d p'M',{'y4 4, �t r ,1. ,,Y luaa 4 trio, , F rJ V� J �!j � , earl• W :I Sx' ,`24 y .,1 r G`'y i°irho J,.R•" I 3 2 ....��� h r , 4 5 nx 1 ^{,,..,,l ,� 2*w .4tt1 4,e t u Id r7,i4'.• _ '. . x ti� 1y ",'.ter IY ;1'i ,rt��� 7u�1Y1) ,}?Yf�„�F p'M� �. Yr•1 A .-: .Y i11 �' 1+F ,t Nv� .+., ` ..,i. 1; - r,. • I• a u 3.. • _ 2 - • '4, 1' �. r by crowning the road at the parking li.e and draining the parking ' spaces toward relocated catch basins which now drain the restaurant . parking lots. New construction and landscaping can then efficiently occupy space which was previously parking lot and driveway. In additi n to the on site parking spaces, an agreement (refer to /,' • attached letter) with v'Lites Restaurant to the East for reciprocal parking provides twenty four additional parking spaces. Public services are available to the site. Storm and sanitary sewers are available in an easement along the roadway. ',cater, gas, power and telephone are available to the ,lest in Bryant Road. . The proposed development plan is equal or in excess of all site development standards as shown below. Required by Required Yards Proposed Zoning ;� Prom a Structure 5 2 ft. 25 ft. d,', From a Parking Lot 25 ft. 10 ft. From a Vehicular 5 ft. 5 ft. �ccessway , ' Lot Coverage 42 50,0 P.A.R. .11 .25 , ` height 16 ft. 45 ft. (.they site statistics are us follows: site fret 27,166 sc__ ft. Building Area 11,560 sq. ft. 42 of Site Landscaping 6,706 sq. ft. 25 S of Site Parking b,900 sq. ft. 35:.; of Site y ' . 3210 • • • _ 3 - • Parking Spaces 24 Reciprocal Parking Spaces 27 Parking/Building Ratio 1 space/227 Sq. ft.• General building and site lighting Will be placed on a photo cell and time. clock in a manner directing light away from neighboring properties. Signage will be directed toward Bryant Road. Construction • is wood frame. Finish tlaterials Lre light stained lap cedar siding end trim, bronze-tone aluminum sash and bronze tone glass. The building configuration reflects the shape of the site, curving • along the south and emphasizing landscaping surrounding three fine large fir trees in a lawned area. A i .. • • • y 3211 • • ' ♦ • • RAYMOND J BARTEL A ! A ARCHITECT AND PLANNER 2515 S.E.Harrison • ® MILWAUKIE,OREGON 97222 (503)659.3998 • May 7, 1986 • Mr. Bob Galante Oity of Lake Oswego A 348 N. State Street • Lake Oswego, Oregon 97034 • Dear Bob: Re: D.R. Application for Don and Ann Anderson on Bryant Road • Attached are required parking calculations for Tax Lots 4601, 4900, 4200 and 4400. The owners have reciprocal parking agreements for • all lots considered. The calculations show a combined total of 114 spaces available "- _ compared to a required combined total of 115 spaces. We are one space short before considering offsetting peak loads. We feel the parking counts are justified considering that D'Lites Restaurant heaviest use will be midday and the Kyoto Restaurant heaviest use will be evening. I hope this answers your current questions. s truly ct: ' R n J. Bartel R Bnc . rc: Don and Ann Anderson • RECEAVEn MAY 8 190(1 PLANNING DEPT. EXHIBIT j 3212 Parking Requirements for Reciprocal Parking for Tax Lots 4601, 4900, 4200 and 4400 Criteria • Parking Requirements Restaurant 1 space/75 sq. ft. G.F.A. • Office-Retail 1 space/300 sq. ft. G.F.A. Service-Repair 1 space/600 sq. ft. G.F.A. Allowed Reductions Transit available .90 x req'd. Pedestrian access .90 x req'd. Parking Analysis Tax Lot 4200 - D'Lites Building size 3,255 sq. ft. a • Parking 56 spaces 3,255 sq. ft./75 = 43 spaces 43 spaces x .90 transit = 38 spaces , 38 spaces x .90 pedestrian access = 34 spaces 34 spaces req'd. - 56 available - 22 surplus • Tax Lot 4400 - (Undeveloped) Proposed building size 10,800 sq. ft. Parking.proposed 35 spaces 10,800 sq. ft./300 = 36 spaces 36 spaces x .90 transit = 32 spaces 32 spaces x .90 pedestrian access a 28 spaces 28 spaces req'd. - 35 available - 7 surplus Tax Lots 4601 4900 - Current Kyoto Restaurant 7rith Space Additions • Current Restaurant 2,560 sq.ft./75 - 34 Possible restaurant addition 990 sq.ft./75 - 13 Office/retail 4,004 sq.ft./300 - 13 Service 4,004 sq.ft./600 - 6 Total - 66 66 spaces x .90 transit = 59 spaces 59 spaces x .90 pedestrian access =•= 53 spaces On site parking 23 spaces Surplus Lot 4200 22 spaces Surplus Lot 4400 spaces 52 spaces Total required parking for Lots 4601, 4900, 4200 and 4400 as follows; 3213 • Parking Requirements - Page 2 LOT REQUIRED, ACTUAL 4200 34 56 4400 28 35 4601, 4900 Total 115 114 . I . / A ` P DRAYMOND J BARTEL A I A ARCHITECT AND PLANNER 2515 S,E,Harrison MILWAUKIE,OREGON 97222 (503)659.39Be April 22, 1986 City of Lake Oswego 348 N. State Street Lake Oswego, Oregon 97034 Attention: Bob Galante , Design Review Planner Re: D.R. Application for Don and Ann Anderson on Bryant Road Dear Bob: • • Per your request, we have made the following revisions to our application. - Division of parking with a landscape island. : - Separating walkway areas from landscape areas in square footage and percentages. - Addition of east and north building elevations. - Clarification has been made as to the restaurant size. • - Commercial area has been declared a mix of office, service and commercial uses. - Letterx of agreement parkkiifonnr�reciprocrocale) enclosed. Sixty two (62) p If you have any questions, please do not hesitate to call. Yo . : trtly, o, % Raym. d ii Bartel , RJB:R, Encl. cc: Don and Ann Anderson Fr) 3214 NV1r■•It Y � b3NNtl Id 917711H7NV •V•1•V 13114'dB r ONOUNAVd . eligS 1 . A doiii r ►1t; # c:� ItA S $ 1° th 51: lit S 1 i `it F r,5 ,t� I I� 'b y .pi* — i •, %,‘ . I vi, 7 , , . , %1 . „.___„..._, . . it , , ,„ .- ,, , i N. ramI , , f t i . ‘, Li t1 , ypiii .i '� •ad ANVAN• EXHIBIT 8 . 3 2 iri • • • fl9NNV9d 910311H7tl1, ' '12'1'11 '131FiV9 f`ONOWAVU \ \ PP b\ . 1 r, • 1 \\ . 1 1d o • . i ...11 C a LL1 1 . 0 S 1 • ' .i 1 L .1 4 IXHIlIT'' 3 2 16 ___5_,___, . • •w w•••••••••rei ■11101 it d3NNVIct 9.1.031U140U1! v r' ,il.dae r DNOINA'Old • i . „i • • �r • 1 � 111.1 tlLL M ■ • ■ J • I ■ . . I 1 D 4 RXHIi1T' iy 321�( . , . . , . . . , . . . • . . . . . . . , • ,. . . . . . -.... . -,—.-......- .•-•-... „ 16,1•..u... ..........r•mngge...•abr......4 moo 1/1.4/0.01 • ' egergraririd MP.LilLUNZikni "1/1”cf 13.1.11V131 r timainwni ---.., . . . . . .. ; . .. . . II . . . . % i 1.• • . • 1:11i ;1 ' VI, , 4 • . I % fl li t 1 I i tl A At ,. i 31k kilih;i: ( 1 1 , !.. • 1!•, ‘.1",Ytil 4 11 )t4 . 5 \ I;•. . I. k ill i'llili111 II ' \I l'il . , i I 1,1 ,ii,,‘,•,!. i :.' IS , #1 \\b.\ , 0 . 4 • 1 ,:: eett;hi,: : ° ..... .... , • 1 • 1 ,3t # 2 ;, e la ; G . ,,. 111\3,,N.. 11 . . . ll 1 ',i 111 i . " . . :. , ,....1 . . .t i •.\,. . , 1 . , • . ...:-t i 1 1 Ilk ) I rit. P . jii 1 t'RIP '..-:. t I# .1- ,:ri ,. t 9 imit 1 1 _ .4 KII*1 .II V.......: Ns 4h V 1 1.: .allSmionir, * 1 . 11111M111=1111. 1 - I h 11-:'i I I I • t I tali 1.00t•Alite . . .! '. ''' F : NXHISIT - . . 3 218 .................... t 0 • . ..—......... w 1 CITY OF LAKE OSWEGO PLANNING DEPARTMENT STAFF REPORT • APPLICANT Fisher, Wallin & Long, FILE NO. DR 05-86-01 Architects - Planners OWNER Lake Oswego United DATE June 6, 1986 Methodist Church • LOCATION East of the National Guard 90TH DAY August 27, 1986 Armory, north of South Shore Blvd. & west of Conifer Dr. 1 LEGAL DESCRIPTION Tax Lot 3600 of Tax Map 2 lE 10CC NEIGHBORHOOD ASSOCIATION McVey/South Shore • REQUEST The applicant is requesting approval to renovate the existing church building which involves remodeling of the entry, porch, lobby and the addition of windows. , Also, additional parking, landscaping and . signage are proposed. CRITERIA AND STANDARDS I zoning Ordinance and Development Ordinance: LOC 48.195-48.225 R-10 Zoning LOC 49.610-49.620 Quasi-Judicial Evidentiary Hearing Procedures LOC 49.145 Major Development LOC 49.300-49.320 Major Development Procedures , LOC 49.615-49.620 Criteria for Approval Development Standards: Building Design Fences , . Transit Utilities Parking Hillside Protection/Erosion Control Park & Open Space Access 4. Landscaping Site Circulation-Private Streets Drainage Site Circulation-Bikeway/Walkways. comprehensive Plan APPLICATION COMPLETENESS The applicant has submitted a generally complete applicationt in accordance with LOC 49,3151 however, a tree survey has not been provided which is discussed later in this report. 321J . I STAFF REPORT/DR 05-86-01 • June 6, 1986 Page 2 BOARD ACTION . The Development Review Board is charged with the review of this major development application in a Quasi-Judicial Hearing. The application and review is governed by LOC 49.300-49.320, listed in the Criteria and Standards portion of this report and the hearing procedures are governed by LOC 49.610-49.620. Any decision of the Board is final unless appealed to City Council; however, LOC 49.125 allows minor j modifications to be reviewed and approved by the staff. The criteria by which the project should be judged are listed in the Criteria and Standard section of this report. PREVIOUS ACTION The original Conditional Use for the church was granted on December 2, 1963. The Planning Commission approved, with conditions, an expansion of the Conditional Use at their hearing of January 10, , ' 1983. This expansion included a 6,215 sq. ft. multiple purpose room on the ground floor and 2,750 sq. ft. on the upper floor with a connecting hallway of 1,072 sq. ft., a new entry area of 1,017 sq. , ft. and 26 additional parking spaces. EXISTING CONDITIONS The site contains approximately 3.81 acres which includes the existing church, an educational building, and a parking lot and Wooded area at the north portion of the site, zoning for the site and the westerly abutting property is R-10. Palisades Lake Estates r Planned Development is to the north, the National Guard Armory to the . west and R-7.5 development to the south and east of the site. The c City's South Shore fire station is to the south across South Shore Boulevard from the site. The site slopes downward gently from south to north, dropping approximately 55 feet through a distance of 460 feet. The area of the new parking lot is relatively flat except for the northerly portion which is at a steeper grade (Exhibit 4). Some fill Will be necessary in the steeper areas if the parking lot is to be constructed as proposed. There are a variety of evergreen and deciduous trees on the site, particularly in the northern portion (Exhibit 4) . The southern portion contains an existing landscaped area with ivy groundcover and a variety of shrubs and trees. PROJECT SUMMARY , The applicant is proposing to remodel the entryway, porch and lobby areas. The church and educational building Will be joined by a flat roof and the new lobby area. Additional parking and landscaping are proposed. 3220 • • 1, . lj STAFF REPORT/DR 05-B6-01 '''',June 6, 1986 . Page 3 . , COMPREHENSIVE PLAN The proposal conforms to the uses and improvements allowed under the conditional use approval for expansion previously granted which also ' addressed the applicable Plan Policies. • The applicant has addressed the development standards, thereby complying with the Plan Policies which are implemented by the standards. , • ANALYSIS OF CODE REQUIREMENTS AND DEVELOPMENT STANDARDS The site does not contain any significant historical resources, distinctive natural areas, wetlands, or weak foundation soils. A stream corridor exists north of the site. Building Design/Fence - The applicant is proposing to • connect the existing 'A' frame church and gable roof , V educational wing with a flat roof. The remodeling in • this area will include additional glazing and chages to the entry, porch and lobby to provide more protection for the unloading area. The exterior 1 x 4 T & G siding will be stained to match r'. the existing siding. The windows are designed and located to break up the overall proportions of the building. The windows reduce the scale of the large mass of the steep gable end of the structure by their , transparent quality and strong vertical mullions which , echo the vertical character of the building. The siX foot high fence will be constructed of 1 X 4 ; . cedar boards along part of the front and west side of h, the church. The staff recommends that the proposed ;)`ls '':�, changes meet the Building Design Standard. `V. Transit - An interior sidewalk system exists along with ". two driveways Which connect to South Shore Boulevard. This standard allows for an analysis of the intensity of {�_ , the project to determine the extent of improvements to a,,+,= meet this standard. The intensity of use will not ° ,,ip: , significantly increase as no additional square footage . � will be constructed to increase the seating capacity of x1A', ... j the church of educational Wing. Therefore, staff ^{: believes that no additional improvements are necessary. 3'.` Parking - The applicant is proposing to add 3/ parking '` spaces (18 compact and 19 standard). The existing ;•,+� ,„ , parking spaces totaled 103 however, eight spaces Will {. ,,, r be lost to neW landscape islands and another eight � ; 1, spaces will be lost as a result of moving the sidewalk k ..).q 10' south to provide £or additional landscaping at the , front of the church. Sixty-seven parking spaces are ,'' ; 4 rt 1'• . 6 • l .11 J!t taM ° ,amr , / a. .p a .r. i i .' .4" a ' 0 ,1t'f,74tt fi C `4 u le r , 1,. r v; 2 � 44.00ir a +h; r�, C 4 a o- tl ,r,1. - �k „ti `��' u# : • ` TtSy •, 1• _ a '•4', ,-re;} ny code. (269 seats divided by 4 seats = 67 y t;,. 1,'00 . A total of 124 spaces will be provided. 1 ,:o a plicanr has indicated that significantly more L�ar1u.ng spaces are necessary than the required amount to �• �atween theffirstlandasecondkserviceseandopeaklchurcliurs attendance when all 269 seats are full. Staff concurs with this proposal. . As proposed, the new parking lot does not allow adequate • back-up space for the last four spaces along the north a side. Staff recommends that the parking lot be modified , �, to allow adequate maneuverability for the rear spaces. 3" . • This will minimize grading and the potentially negative k,•,• impacts of fill that would be necessary if constructed , ; • as proposed. Staff believes that the 18" fir tree near the north boundary of the lot should be saved. Redesigning the rear portion of the lot will also ensure the preservation of this tree. Staff also recommends that the native vegetation disturbed during the tss,' , construction of the parking lot be restored. G r A 15' high light pole is proposed for lighting of the parking lot. The type and intensity of lighting has not been indicated. Staff recommends that the final parking lot plan indicate the type of lighting for staff review and approval. Landscaping/Park & Open Space - The applicant is proposing five new landscaped islands and an additional ii�'. ,.. landscaped area at the rear of the church (Exhibit 4) . • The planting include scotch pine and red maple trees :. with periwinkle for ground cover. • E1 The proposed parking lot will result in many trees being . `` cut which are not illustrated on the site plan. However, after all the imptoVements are completed 61.3% !, of the site Will be in landscaping or open space as indicated on the chart shown on the site plan. Thus, the proposal meets the landscaping and open space ,,. standards. Beyond the parking lot will be an undisturbed area of about 360' in width by 55-85' in depth. Drainage• - The applicant is proposing a drainage system that includes a catch basin and a rip rapped outlet pipe at the northeast corner of the parking lot. As proposed, the runoff from the catch basin Would be directed down to Oak Street. staff recommends that the • catch basin be moved to the northwest corner of the parking lot. The outlet shall be directed to the swale u2:;)j ' a's c s i . . STAFF REPORT/DR 05-86-01 ((,June 6, 1986 Page 5 i northwest of the parking lot (Exhibit 3) . The parking • lot shall be sloped sufficiently to drain across the lot to the catch basin. A soils report is necessary to •, ensure that the proposed drainage improvements will function properly. Utilities - Adequate public facilities exist on the ' site. The only additional improvements will be those • related to the construction of the parking lot described above. • Hillside Protection/Erosion Control - There are no i severe slopes upon which construction will take place. There is a small portion of the parking lot at the north end with a slope of about 35%. The recommended redesign of the parking lot will ensure that the amount of fill is minimized and that this standard is met. , Access/Site CirCLL Ation-Private Streets & Driveways - • Adequate access is provided from one, one-way driveway on the west side and a two-way driveway on the east side of the lot as illustrated on the site plan. No ^ improvements to the accessWays are necessary and therefore are not recommended by staff. An additional 10' right-of-way is needed along the site's frontage on South Shore Boulevard for future improvements. Staff recommends that half street improvements nut be required at this time. It is difficult to design this small of an improvement and the improvement may result inl a patch-work effect. Staff o recommends that the applicant sign a nonremonstrance agreement for future improvements along South Shore Boulevard and sign a petition for an LID: Site Circulation-Bikeways/Walkways - The ComprehensiVe . I Plan indicates a bikepath planned along South Shore Boulevard. The future improvements along south Shore will include bikepath improvements. Signage The applicant is proposing a 2' x 3' double • faced, redwood sign that is approximately 30" in height (Exhibit 6). One sign, a maximum of 24 sq. ft, in size is alloWed per street frontage. only one of these two signs can be approved. The applicant should address this issue at the hearing. PECOMMENDATION - Approval, with the following conditions: 1. That the rear portion of the parking lot be redesigned to ensure adequate maneuverability and 3223 . f STAFF REPORT/DR 05•-86-01 , June 6, 1986 Page 6 ability to save the large tree just north of the proposed lot (Exhibit 4). The final parking lot ' plan shall indicate the type and intensity of lighting to the satisfaction of staff. Native vegetation disturbed as a result of constructing the parking lot shall be replaced with like material. • 2. That the applicant sign a non-remonstrance agreement for future street and bikepath improvements along South Shore Boulevard, along with a petition for a future LID, prior to the issuance of any building permits. In addition, the applicant shall dedicate 10' of right-of-way along South Shore Boulevard. 3, A Drainage Plan shall be submitted for staff review and approval prior to the issuance of any building permits. In addition, a soils report shall be provided to ensure that the proposed drainage system Will function properly. . EXHIBITS 1. TaX Map 2. Aerial Photo 3. Topographic Map Showing Site & Adjacent Development to ', the North 4. site Plan 5. Elevation Drawings • 6. Signs - TWo Drawings 7. Applicant's Narrative 8. 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I 1 lifsizAiawis -vzarvP eacif 1 . 3 2 3 l 0 olki-t-D /A -alcioc -r- 6t.3 st)(sl- m)- vCOD _ CAntieD ..Vhc.V..__ ..; -ptim;L. 6 le, 1J 61-11 1 J IsiN-rurt.nt Wok)13 ..„ . . . , . r Fisher,Wallin & Long ARCHITECTS . ,� PLANNERS DESIGN REVIEW LAKE OSWEGO UNITED METHODIST CHURCH BUILDING: Renovation of existing church building with new details and • materials to match existing and be complimentary with the forms of the existing 'A' frame church and gable roof educational wing joined together with a flat roof. • Remodeling to entry, porch and lobby to provide more protection for unloading. Add windows in the east, north andthe soutvieww walls of of f sanctuaryto provide more light and open up site. MATERIALS: Match existing wood details. . COLORS: Match existing colors (dark brown stain and natural cedar shingles. PARKING: The addition of a parking area to the north to create: (1) a paved recreation area for volleyball and basketball, (2) additional off-street parking to relieve traffic flow . between first and second services and peak church attendance when all 269 seats are full. Note that eight parking spaces are lost to new landscape islands and an ) additional eight spaces will be lost in the moving of the sidewalk 10' south to provide for additional landscape at the front of the church. Existing parking, 87 cars. . Additional parking for staff & teachers, 37 cars((1819sc compaact) Required parking: 269 seats divide by 4 = 67 cars. . Total parking provided: 124 cars. DRAINAGE: , Of new parking area is provided with a continuous French drain 116 ft, long and one ft. wide. This will control fast run-off of surface water on this parking area and, because of its low use of 3 hours on Sundays, surface oil will not be a problem. toThe existing eliminate tree edremovalyand extensive to the neW a cut nand g sfill.to beused .., B211r-; The parking lot has four landscape islands with planting as raq• mr. M�nnirtJ�Dt shown on the Site Plan. The existing sidewalk at the church has been replaced by a 1�► 660dN new sidewalk that allows more landscape at front of the ' church; The landscaping along South Shore Blvd, has a 15-ft. sodded MAY 2 8 1086 lawn. .Landscape the cut & fills of new parking WATER TOWER . area with ivy and existing shrubbery to 2201 220 THE HE MACADAM AER return the area to natural landscape. PORTLAND,OAEGON 91201 SIGNS: Are at each driveway. The signs will be 4 EXHIBIT less than 24 sq, ft, and 6 sq. ft, of incidental sign. See attached sheet. 3 2 3; .---. ' D: 65-0-01 lo r .. • 1 • • r 1 0 1 i . 1 i ' I F g 0 • n • • CITY OF LAKE OSWEGO DEVELOPMENT REVIEW BOARD 104 COUNCIL CHAMBERS, CITY HALL, 352 FIRST STREET JUne 2, 1986 7:30 P.M. *MMNkkM********* **** **************YYMM%MUM********IF************MUNMIM******MM%MIIMMM**********MiW******** ITEM MEETING FORMAT M*****MYN4„k**** ************ **********,*********MMMMNM*****M%MFMM*******************************N**** *** I. CALL TO ORDER I. Staff Report II. ROLL CALL 2. Correspondence III. APPROVAL OF MINUTES 3. Applicant's Presentation • AprIl 21, 1986 4. Public Testimony from others In • May 5, 1986 support of application May 19, 1986 5. Public testimony from those in opposition of the application IV. PETITIONS AND COMMUNICATIONS 6. Comments or questions from V. PUBLIC HEARINGS Interested persons who neither are A. OR 04-86-02/VAR 05-06-04. A request proponents nor opponents by American Lube Co./Greenhill Assoc. for 7. Pabuttal Testimony from applicant approval to construct an 011 Can Henry's 8. Questions from Development Review auto service center located at 780 N. Board State St. (TL's 1600 6 1700 of TM 2 IE 9. Closing of public hearing 3DA). A variance to the vision clearance 10. Board discussion/action requirements is also requested to allow access to State St. Tho time limits established in the Development code will bo applied to B. DR 03-86-02. A request by John the applicant's presentation and all Godsey, acting as agent for Speer those giving testimony. (See reverse Dev. Co., for approval of an 82 unit side of agenda for specific time multifamily apt. project located W. of limits.) Scones Fry. Rd. d E. of Davis Ln. (TL's ' 4300 & 4400 of TM 2 IE 5CD & TL 200 of Questions from the ORB may be asked of TM 2 IE 88A), those testifying before the Board or of any other Individual, whenever the C. PD 03-86-01. A request by Consulting Board deems It necessary. Engineering Services, acting as agent for Shelter DeV. Co. for approval of a 33-lot planned development located S. of S. Shore Blvd., W. of Greontree Rd., N. of Greontree Circle A E. of Wall St. (TL 101 of TM 2 IE 90C &TL's 2800, 2890, ' 2900& 2990 of TM 2 1E 9DD). )Ax* 4� 1� '7� 5 � 4III- ,' ;f F e.yiw �. ' tiii 4 `�?' AGENDA/Development Review Board {r. h June 2, 1986 Page 2 •1,.. i 000) 'rt 1i k n D. PD 04-86-01/VAR 04-86-04/VAR 05-86-06 ` qp,3 ' . A request by Farr Dev. Co. 8 Don Lindsay for approval of a 7-lot planned develop- << ; .bA merit located N. of Lakeview Blvd., S. of " Rosewood St. & about midway between a. Pllkington & Tualatin Sts. The appll- �'�•s ••• ?` cant Is also requesting approval of a ' variance to the Transit Std. In addl- tlon, a variance to tho Access Std. Is requested as one lot Is proposed With 'a less than the required 25' of street ( '" . frontage. (IL 1700 of TM 2 IE I8AC). r') VI. GENERAL PLANNING VII. OTHER BUSINESS - Findings, Conclusions and Order - DR 03-86-03/VAR 03-86-03 (Ward Architecture) r' . - DR 03-86-01 (Don Schollander) - DR 02-86-04 (Caravan 011) - DR 04-86-01 (Marylhurst Education Ctr.) . VIII. ADJOURNMENT j.� t,.j • .00„4 V. The Lake Oswego Development Review Board welcomes your interest In these agenda Items. Feel free to comp '` , ', ,,r and go as you please. ;i,y �3_ t�,A� Board Members( Richard Esllck, Chairman Staff( Topaz Faulkner, Director k � Robert Blackmore Robert Galante DeV. ReV. Planner '�'`�'��� ' Kenneth ZInsil Lori Mastrantonio, Bev, Rev. Planner a Curtis Finch Marlon Stulken, Secretary . ,, John Glasgow ' Vern Martindale, Vice Chairman Anthony Wright i •> y .. r• �' 1 ,i . t4' N f. Y '' 1 • CITY OF LAKE OSWEGO DEVELOPMENT REVIEW BOARD COUNCIL CHAMBERS, CITY HALL, 352 FIRST STREET ^ J"a lune 2, 1986 7:30 P.M. b ' 4***4******1,MYM4MNMYMt,MNM%M**********kMM%MMMYkM%1****************** ****M%%MMM**Omi*****4**** *********%MM ',: t ***** ITEM MEETING FORMAT r ' *n***IMMMsty.{NMq*MMMMMMMNNM%M1,NRMY*********,MNNYbyNNMMM****YMkMNM **** ,MMM„;********************1IMUMMM q t ' 1. CALL TO ORDER I. Staff Report• t II. ROLL CALL 2. Correspond�,nce • , t x III. APPROVAL OF MINUTES 3. Applicant's Presentation -, !' April 21, 1986 •1. Public Testimony from others In h h•.: 0i'1 May 5, 1986 support of application , '1" y `; .. May 19, 1986 5. Public testimony from those In a1 .. opposition of the application • ` IV. PETITIONS AND COMMUNICATIONS 6. Comments o- quesllons from V. PUBLIC HEARINGS Interested persons who neither are `k ^ j �" A. DR 04-86-02/VAR 05-86-04. A request proponents nor opponents C} I • by American Lube Co./Greenhill Assoc. for 7. Rebuttal Testimony from applicant "* .•,-,.'sl `V., approval to construct an 011 Can Henry's 8. Questions from Development Review auto service center located at 780 N. Board State St. (TL's 1600 & 1700 of TM 2 IE 9. Closing of public hearing . y a 3DA). A variance to the vision clearance 10. Board discussion/actionrequir r"t ,i,x access to State Is also requested to allow The +lme limits established In the ' • ' .access to St. u Development Oda will be applied to B, DR 03-86-02. A request by John the applicant's presentation and all , '• Cudsoy, acting as agent for Speer those giving testimony. (See reverse • Dev. Co., for approval of an 82 unit side of agenda for specific time Iimits.l mutt fo fly apt. project located W. of ' µ Boones Fry. Rd. & E. of Davis Ln. (TL's 4300 & 4400 of TM IE 5CD & TL 200 of Questions from the DRB may be asked of ._•1 5{' r.1 TM 2 IE BBA)1 those testifying before the Board oY '!v�1 -.� of any other Individual, whenever the "ti p { ,' C. PD 03-86-01. A request by Consulting Board deems It necessary. 1, • Cngineering Services, acting as agent '{ for Shelter Dev. Co. for approval of a • 33-lot planned development locarad S. of r. W t ,! ti S. Shore Blvd., W. of Greentree Rd., N. Yfl of Greentree Circle & E. of Wall St. (IL W. 101 of TM 2 IE 9DC d TL's 2800, i890, •' • 2900 & 2990 0 TM 2 IE 90D)1 'fi • a pp y • k 3 2 3 5 i4!,•.;,••4'1,-; . .FA,,4.,.",:A:. e`; s • d tiii ,- i " Ii ti .1 �, � id.. fl/ h ' � Y h n t..40t t I. '�' 1 • `. 'IaN. k r ht`' �J, .Jl 1 t 1•p1 P. t.. t' ,iA 'te 'i t44..''il 01 ..ti ft • AGENDA/Development Review Board June 2, 1986 Page 2 0. PD 04-86-01/VAR 04-86-04/VAR 05-86-06 ' • A request by Farr Dev. Co. 8 Don Lindsay for approval of a 7-lot planned develop- r ment located N. of Lakeview Blvd., S. of Rosewood St. & about midway between Plikingtcn d Tualatin Sts. The app11- cant Is also reques,ing approval of a v,rlance to the Transit Std. In addi- ',.' Lion, a variance to the Access Std. Is requested as one lot Is proposed with less than the required 25' of street frontage. (IL 1700 of TM 2 IE I8AC). VI. GENERAL PLANNING VII. OTHER BUSINESS - Findings, Conclusions and Order - DR 03-86-03/VAR 03-86-03 (Ward Architecture) • - DR 03-86-01 (Don Schollander) . - DR 02.86-04 (Caravan 011) - DR 04-86-01 (Marylhurst Education Ctr.) VIII. ADJOURNMENT • , The Lake Usvago Development Review Board welcomes your interest in these agenda Items. Feel free to come and go a,you please. t Board Members: Richard Eslick, Chairman Staff: Topaz Faulkner, Director Robert 8lackmore Robert Galante, Gov, ReV. Planner Kenneth xinsli Lori Mastrantonio, Dev, Rev. Planner ` "P' Curtis Finch Marian Stulken, Secretary John Glasgow • + + Vern Martindale, Vice Chairman Anthony Wright iA • }'...' Z., ;n* J »+i + r g I tii. r w .. .S ,A 1 :�. 'i �. „a. 1 � +r+ 4 h4, A� .� �f, '�`l ,a , p 5,'{ t +: i> r ' , $+ . ,h,r1 r P j r+ }1. 4a b,r d , 67' �:`sµC 4 ,"•,I . 1 e,: rf!•gyp N ��� � (�• N » 'r � t ,+ 1 „.4.; 1 HEARINGS PROCEDURES 48.810 Quasi-Judicial Evidentiary Hearing Procedures • 48.890 (1)(b) a. For hearings held pursuant to LOC 48.810 i. 20 minutes each for proponent's case and � + opponent's case ii. 5 minutes for other persons. 10 minutes for a representative of a group or organization. iv. 5 minutes for all persons on rebuttal i. 48.835 Legislative Hearing Procedures 48.840 (1) (b) b. For hearings held pursuant to LOC 48.835 `! i. 15 minutes for a representative of a group or organization ii. 5 minutes for other persons. • o-i ril + • • V ,.L I ' evil* . z 336 • 1. 4 r. '1 !' +{ '.. o: R6 M + + + !a •lo �} r• ?♦ 1 •,4.4 ♦ 1 4 tt �1 r J•F r,x '�:,�' ^ a i . t �`r . ' ej r� - ,r4? '�... ,+ l �r JS '�1 � � M fr <'1. 1 al; 1r a '�' §:. ^ 1.,rf a .1 F .� 1t +a1.'u+ 1$ *+ w+ M 3 :. ....Irk rr! •��P.. .♦.�. ` d ' �r+`" p ^al t.' �. .14- 40, t`+ .r 1�•�� a4' . CITY OF LAKE OSWEGO r PLANNING DEPARTMENT STAFF REPORT . j' APPLICANT John Godsey FILE NO. DR 03-86-02 Consulting Engineering Services OWNER Speer Development Co. DATE May 22, 1986 LOCATION West of Boones Ferry Road 90TH DAY August 25, 1986 and East of Davis Lane '-*:::::: LEGAL DESCRIPTION Tax Lots 4300 & 4400 of Tax Map 2 lE 5CD Tax Lot 200 of Tax f_. Map 2 lE 8BA ; , NEIGHBORHOOD - None �' a • .; l.a a REQUEST - Approval to construct 82 multi-family apartment Units. •40 r CRITERIA AND STANDARDS Zoning Ordinance and Development Ordinance: .' -'a'+,'I iev, 41 LOC 48.120 - 48.155 R-3 Zone District ' ` s' Y' LOC 49.610 - 49.620 Quasi-Judicial Evidentiary Hearing Procedures I LOC 49.300 - 49.320 Major Development Procedures 1 Development Standards: :::.,*„.:. ::: Building Design Utilities Street Lights Hillside Protection/Erosion Transit Control Parking Site Circulation-Private Park & Open Space Streets Landscaping Site Circulation-Bikeways f •,' , Drainage and Walkways Weak Foundation Soils Comprehensive Plan a APPLICATION COMPLETENESS (Compliance With 49.315) The applicant has submitted a generally complete application; ''4/ however, a stamped survey and finalized plans showing the design of 1, ''. minor structures have not been provided. These items are discussed , ,' in the body of this report. ' BOARD ACTION fit n.• .w .' The Development Review Board is charged with the review of this major ., ',' development application in a Quasi-Judicial Hearing. The application r; and review is governed by LOC 49.300-49.320 listed in the Criteria and Standards portion of this report and the hearing procedures ate f' 323 i ',.�.A 'J 1 .,, ...' , 'J • r ,b,r:, -'4, ,.. na r 't a .` o., '. .... , ., y .,.' ., . r •1,u f �e !1 I. i Z .. W ''` ..'W p i *r 4 '�y .4. 10'a'al' ,• 1 •. . a1, •+�.,. A ��, STAFF REPORT/DR 03-86-02 \ ►' May 22, 1986 Page 2 pit • governed by LOC 49.610-49.620. Any decision of the Board is final Iv,.,ir.;• unless appealed to City Council; however, LOC 49.215 allows minor ?YF :�` ' modifications to be reviewed and approved by the staff. The criteria ', by which the project should be judged are listed in the Criteria and Standards section of this report. • EXISTING CONDITIONS y :fi,r, `s•' The nearly triangular 6.48 acre site is located at the northwest f.. ' corner of S. W. Boones Ferry Road and S. W. Kruse Way Place. Zoning , , for the site and the northerly abutting property is R-3. Property to the west is developed as office commercial. To the north the property is also zoned R-3, but it is only developed with a few single-family residences along Carman Drive. Across Boones Ferry •" . y'' Road lies Springbrook Creek with residences beyond. The nearby office buildings are concrete in grey and grey-green hues with grey 4 " concrete roof tiles. The nearby Carman Oaks senior housing has bevel d c wood siding stained grey with dark grey concrete roof tiles. The single family residences vary in color and materials. The aerial photo (Exhibit 3) shows the surrounding structures and vegetation. ":,, The site slopes uniformly to the southeast at a 10% grade and easterly up to a 20% grade, except for the cut slopes along Boones Ferry Road. Soils are described in the report prepared by .. Rittenhouse-Zeman (Exhibit 16). Existing utilities are described in the applicant's narrative (Exhibit 4) and are shown on the site plan (Exhibit 5) . Existing trees have been shown on the site plans; however, it is difficult to distinguish all trees. A survey has not been provided. Of the 550 trees on the site approximately 425 are ' • maple and cherry. About 50 are oak and there are 60 fir. Smaller amounts of apple, willow, alder, cedar and ash exist on the property. . . ' PROJECT SUMMARY The applicantsapartment pp propose to build 82 multi-family units on the 6.48 acre site. L' Accesa to the site will be one and two bedroom units. The structures , ' ^ ' ,". will be finished with four inch (Exposure) bevel cedar siding and + ; tile . roofs. Garages will be constructed to provide secure parking ' for tenants, and onsite recreational facilities will also be provided .„ '' ',. for their use. 1y_ . r. COMPREHENSIVE PLAN ,,o.''} r r . the projectlisowithin the the MSDGrowth Urban GrowthManagement BoundaryPolicy andlservices Since are , .' ,, } available to the site. The proposed density conforms to the Comprehensive Plan and the : ` Zoning Ordinance for R-3 development. 323 1 r F fs :;� fib, .. P + Y �' • mow• � • ',`•• a �� , r , r r " .4ji ) a. . ,,,; STAFF REPORT/DR 03-86-02 1 a, May 22, 1986 --Page 3 s: 1: ° " Policies raised in the Comprehensive Plan have been further addressed '"-' .v + „ by the adoption of the Development Ordinance and Standards by the +: Following is a discussion of those standards. ': City. tii t. � Building Design/Fences (2.005 and 10.005) - The ,--... buildings are set back 200 feet from the intersection of - ; Kruse Way Place and Boones Ferry Road to buffer the residential uses from the traffic. '' The proposed structures complement the neighboring office, commercial and residential uses by utilizing compatible materials, increasing setbacks, harmonizing :.4.: . ' roof lines with the topography and by minimizing the ti" 'r:. height of the r :ructures. .; ik The gable roof structures are covered with dark grey concrete roof tiles and the walls are clad with beveled � . ' ' cedar siding and cedar shingles in accent areas. All - ", %' '' , + : siding is proposed to be grey with trim bing a grey-brown. Bronze anodized aluminum window frames will r. ,1 ' . ,, be used, as well. Final plans should illustrate the t elevations of all buildings. i, • . ' The height of structures meet Code provisions and has , y.7tr 'r been minimized by utilizing lower end units on some buildings and by siting buildings along the contours to '•.. ' minimize grading. The reduced grading allows for greater preservation of trees which help screen the ,,. buildings and reduce their overall proportions. The materials, roof lines, overall proportions, and height of structures are complementary to adjacent buildings of good design by the choice of the proposed design Which harmonizes with existing buildings. The buildings have also been sited in a manner which , (, • preserves natural features of the site. The units will ', be located to give most units a view to the southeast A • without unnecessarily blocking the views of others. " ,' .,- The applicant`s narrative (Exhibit 4) illustrates that dumpster enclosures will be constructed of the same t materials as the buildings, however, the plans (Exhibit M 12) illustrate concrete block enclosures. Plans should � , ' . be finalized to illustrate the use of the same siding as } ` •, the buildings and to show carport and mailbox enclosure �' designs. The only fence proposed is a 6' high wood fence which encloses the pool area. With the modifications discussed, the applicant's proposal meets the Fence Standard and the Building Design Standard. 32 0 '.4' .•y rM s r t' r rr i.. I ML 0� 4+ r a r + ''< 3., r + . .r-N.,.A�r,.`r n d� � 'g` • rCrJ ¢ i, . 4•11+' r . r., + r• , � 4'_ 't.'' ♦ -.N' J.TF,,. 4 '' d,J k.'..1.7},+•A.�,y . ,,,,,rtI,t„ti � • .. . 1 . , 3' +�,olt rr If 1,•' �.. rY' rj f .. 1 14. +�'/.. . _. .x';.,. ! ij, r r • 1 n ' STAFF REPORT/DR 03-86-02 :. May 22, 1986 ., Page 4 i ' ,d „pr Street Lights (5.005) - Street lights are proposed to be ,• f itis provided in conjunction with the improvement of Davis , :51 ` Lane and on all interior driveways. The location of the F `• ;: ' r-!:;•S;, lights as shown on the plans will maintain a level of �A r, -. .,,Ai',' "` illumination between 0.15 average footcandles and 0.40 ;," average footcandles measured on the driving surface. Low level lighting of pathways and accessways as shown •! a, ,` 't,b on the plans will maintain a level of illumination less than 0.3 average footcardles, with a maximum uniformity of illumination ratio not to exceed 20:1. Parking areas i will be illuminated as shown on the plans. The �ir applicant's lighting plans conform to City Standards. ' Bikeways and Walkways Transit System/Site Circulation - Y T6.005 and 20.005) - Pathways onsite will connect to the existing pathway in the vacated Davis Lane which will . r;, provide hard surfaced paths to Boones Ferry Road. '.,4t Routes for transit exist along Bocnes Ferry Road. All A , walkways should be dimensioned to demonstrate compliance with City Standards. Parking and Loading (7.005) - Section 7.020(8)(a. ) (iii) a #' '' requires 1-1/2 spaces/unit for one bedroom and two M;'*.7 , spaces/unit for two bedroom units, In conformance with . this standard, 157 spaces are being provided for 14 one ,'.6 " i;l bedroom units and 68 two bedroom units. Standard , ;ri spacing and configuration as shown on the site plan ,, ':„C :'1 conforms to the standards of Section 7.020. Bicycle . j racks for 41 bicycles will. also be provided. Park and Open Space/Landscaping (8.005 and 9.005) - The proposed site is not designated as a distinctive natural ,, • area nor part of the planned City open space system in the Comprehensive Plan. The site, however, contains t over 550 trees of which approximately 425 are maple and cherry. There are over 50 oak trees, 60 firs and smaller amounts of apple, willow, alder, cedar and ash. , + The proposed layout of the project preserves a majority ,.; of the trees and utilizes them to maintain a wooded ''. character on the site. The applicant has provided tree " 'Y4` cutting data (EXhibit 15)3 however, a final tree cutting plan should be provided which shows ali trees proposed + ' to be cut and all trees proposed to be saved. This plan is necessary for field review during construction. i As a multifamily development, 20% of the buildable area ,�) must be landscaped. This project provides 55% of the lot area in landscaping and will also meet the 20% open ;, space requirements for the site. An irrigation plan is proposed to be supplied prior to the issuance of building permits. Screening and buffering along Boones 1: Ferry Road is proposed to mitigate traffic impacts. 241 I F k ��+'b:lJJ Y _ .•e 4 i Y4 •"` • .r 1`•• • 1 STAFF REPORT/DR 03-86-02 r• ,'r May 22, 1986 . page 5 i:4 Provided the applicant fils any gaps in street tree :< h� ,; plantings along Davis Lane (near the recreation y M. ` +,'• building) and along Boones Ferry Road (south end of the site), both the Landscaping and Park and Open Space ,I} Standard will be met. .•' Utilities/Drainage (1.4,005 and 11.005) - The applicant '! r` nas iiiustrate7 an onsite stormwater collection system With drainage discharge to existing 18 inch pipes that cross under Boones Ferry Road and empty into Spring ' ! ' Creek. The Spring Creek drainage system has been constructed to provide detention for an area that includes the proposed site. Cnsite detention, therefore, is not necessary. A final plan with adequate spot elevations, illustrating `he use of pollution control devices should be provided. Easements for all public utilities on the t,.$ ,,`'�,', site should be proved. 0Additional information regarding utilities can be found . ,'`, in the applicant's narrative (Exhibit 4) and on the site `+ "`�,i; plan (Exhibit 5) . y " , -1,';',' Hillside Protection and Erosion Control (16.005) - The } �,; /� ,s' Y`'* report from Rittenhouse Lieman, Engineering soils + Geologists (Exhibit 16) , presents test logs and `K • recommendation regarding the proposed site. Three ;, alternatives are available to deal with the bank ;;; A '` stability along Boones Ferry Road. Retaining walls can ' r: o ` t, be constructed, the banks can be cut back to a more stable slope or the slope can be left as it is. + 4j '- '' 1'ne unstable slope areas are totally within public P l ' right-of-way arid with the width of available �' 1 �., right-of-way and the setbacks provided for the - t ry structures, the leave-it-alone option would not be Ufa,` `' detrimental to the development. Utility lines * t 1 + ,, constructed between the structures closest to Boones dr e ,Ferry Road and the top of the bank will be at an elevation low enough to not adversely affect the slope, and by providing perf pipe in the trench, ground water ,�.�, will be channeled into the storm drain system. This �• ,' 'a '; action will serve to remove the aggravation of seeps to ,,,,i, 'P. the existing bank. Surface water and roof drainage will , ''"* be collected into the storm drain system further . !' ' Va alleviating the water/slope problem on Boones Ferry Road. ac " The development schedule anticipates site clearing, + , <, ,, utility, parking and foundation construction between _ July 1 and October 1. Areas that have been stripped and jrr .;;,1.,�,` ;�' cleared of vegetation are proposed to be protected from i.d., '3 2 4 3, .1 . .h I' r $, a..wl ' t ,, + r 4,.':-::: -''' k* ° ly yk7.� IAt • i,, ,4 _ -,,1,.,_ a �;r {I-r Ai ,,, "A •J ' L'T . ++ . ). p 1•h 4n Ap i``�+ { 1j' {,' i ♦ { . .�$.. t 11 ' 4j STAFF REPORT/DR 03-86-02 May 22, 1986 1 Page 6 erosion by reseeding prior to the autumn rains. Check ' ` ;+ dams of straw bales are proposed to control runoff and ,c; remove sediment. ♦ .. Access/Site Circulation/Streets (18.00 and 19.005) - Davis Lane will serve as access to this site. This * y. development and the senior housing complex at Carman and Davis Lane will be the only accesses to Davis Lane. ,r',,,, The site is expected to generate approximately 525 r�;r vehicle trips per day, and at that level the capacity of ° Carman Drive is sufficient to accommodate the increased " ` traffic. Carman Drive will carry around 2,000 trips per •'- ' day after development, and it has a capacity approaching 8,000 trips per day. 6 All onsite accessways will be 24-26 feet in width. The ' circular drive will provide good access for emergency and service vehicles. The circular drive is provided to serve as a turnaround in lieu of a col-de-sac at the end +,f of Davis Lane; however, the adequacy of this plan has ,� 9 Y not yet been demonstrated to the satisfaction of the City Engineer. If a public turnaround is required on %''1 x, the site, an easement should be required. r The applicant proposesto construct Davis Lane to a 24' " s fully improved road as required. A vacation of the xs remainder of the unused right-of-way of Davis Lane is also planned. The applicant will be required to comply iz with City Charter requirements for road widening and �x ; ♦-' will need to process a street vacation request. With •_ " these provisions, City Standards will be met. r ' Signage - The applicant proposes a sign of approximately i °r ` 2 sq. ft. (Exhibit 13) which exceeds the 16 sq. ft. .ti, restriction of the Sign Code. No variance has been v applied for. The sign should be revised and final sign K' �` plans should illustrate proposed incidental signs, as a ,= '," well. v, M Other - The Engineering Department ha:3 irdicated that a J conflict may exist wilth another apartment site in sake , Oswego with the same name. If this provides a problem ♦`� for emergency services, the name should be changed; �V' �' ¢ r ` however, a preliminary check indicates no problem. ' Emergency services normally uses street addresses and the name will not be recorded as on a plat, 's ,. r The applicants are in the process of shifting the y', sr''. , ,.q" northernmost structure to meet setback requirements and +, avoid a variance request. Verification will be made �t :• � a.; " l', 32.fl d 1''ri•N A s : . J ♦ if ': STAFF REPORT/DR 03-86-02 ,.r ".',;',4'“,;..-.. !:::, May 22, 1986 Page 7 prior to the Board meeting. It should also be noted that plans will appear somewhat different from the reduced (8-1/2 x 11) plans since they have been recently J':` modified to better meet City Standards. New plans will `V. + be forwarded to the Board and are now available in the ' , ' Jr..A,P.d file. RECOMMENDATION - Approval, with the following conditions: '+ 1. That a stamped survey be provided illustrating the items listed in 49.315. 2. That a finalized development schedule be provided. *. 'i 3. That final plans illustrate all building elevations. 4. That trash enclosures be sided with the same , material as the buildings and that carport and mailbox enclosure designs he provided to the satisfaction of staff. 5. That a final tree cutting plan showing all trees proposed to be cut or saved be provided. 6. That the pl an landscape illustrate the use of street ., { ` r. , trees along all street frontages where there are not , :. a . '.�,,M+ existing trees.f',6 ." e i S , p 1� , , , 7. That an irrigation plan prepared to meet or exceed ik:. the standards of the Turf Irrigation Manual be rS ` k•! provided. utility and 8. That final drainage plans, prepared to �x the satisfaction of the City Engineer be provided. :F •;" 9. That easements for all public utilities on the site be provided prior to occupancy, or prior to the acceptance of public utilities, whichever occars LL first. + • q"• 1 10. That the applicant provide plans to widen Davis Lane � t ,,• ,�• + to 24' to the satisfaction of the City Engineer. '" City Charter requirements for road widening shall be r` ' 4,,,, •nmplied With and a Street Vacation request shall be •� : required. t r 11. That lighting plans be finalized to the satisfaction Y L ,y ,,) of the City Engineer. •- 12. That fire hydrant locations be to the satisfaction "' of the City Fire Marshall. a a, �l ' P . { r .- y yy1 �1 ifs s x, 7 ;, 1• X.,s 1n haY S '�`r.... ° ° 'f i ! .n - a ` °j `" e fJ n t . , !- At',9 ` y`` , STAFF REPORT/DR 03-86-02 May 22, 1986 '" • Page 0 '' i- •. 0 ySY1. 'Y lo 13. That the "Oak ridge" name be revised if a conflict ,•, % ,, for emergency services exists. x; 14. That a final soils report and construction measures consistent with that report be provided. Sections •j3 .• r• 4 through graded right-of-way areas shall be provided t' , as determined to be necessary by the City Engineer. ,;,,., • 15. That signage plans be finalized and that the ' Y identification sign not exceed 16 sq. ft . :4 r ;1 16. That a turn-around, and any necessary easements, be ' ;. ;, ' .; provided to the satisfaction of the City Engineer. r : ,'.+. EXHIBITS y � ; 1. Tax Map „, A tr. 2. Vicinity Map t.,' ,r:' y 3. Aerial Photo rar. O..: 4. Applicant's Narrative 5. Site Plan 6. Landscape Plan 7. Apartment Elevations t 8. Recreation Building Elevations 9. Apartment Floor Plans 10. Recreation Building Floor Plan T ;< 11. Garage Elevations d 12. Trash Enclosure Plan 13. Project Sign 14. Lighting Data, 2 pp. 15. Tree Cutting Data 16. Geologic/Geotechnical Summary y{T d' n,z,; A'' 4 •1 • f• i a • af: N1� 3861P/RG/mas .1 e y . $i imonsuomay '�'sommr. ..,1/• Irs,• ac,. 3600 ,II_ °° a1, N,. ....7... ,C J4 _ 0',. It:0'3500 a It . '1 • •..,, t ./off ~�tie 4,, 011 i, o i • �, { " A • i CS A l , ,• eA.• , ter/ JJ•�: N 1 n ''NI ,y.°y� ^� I S/ �w 1,1 t`V / r. .. tt.. J' I / RA, +t '' rl al, .. • •+rq'y ~' -Ie.••li3•A I r/ "'i'I 4000 6LOM0 •A"PROPERTIES r . COM rI.. • ,..•��-DRVEI "r / '='P��: 1i 5200'� 2r ��=u,r� / •�f.. •� ♦t T�,.r r.. l i Q /. 1, di / • r .rtl1. ••• ,; 10ro� -- - 4201 4200 , e n 1 C hit MAP 21E 5CD A� �Q,ptI 7. oAM [ ' +jx II 1 }''I " y 8 J.vt 4300 . �•; 4290..•e.� 1 I 4400 x IAA!. IOOM "4 41 4002 IOU oae, Pi 45. a ' t -t i11 . / $ / . 0 , Y I Z ti A J ('•,. •cty / • 1 INITIAL POT IT I_1 '•. • / - /I/4C li f J t(4 ' �: 3 ',; "N PROJECT BOUNDARY :/+;' E :.., .y 0 • Q a /• � 4 n00 An t 11 r• la 9 ,'�- 21E 8BA k • w I MAP !T°I JJ{( / "r j� I!N..g. 7r ,�•� 0/('./''1 TRACT"A" ( i,:;1. ,..J...'_ -R... J�.��= _.2tl 1. r1 t L I•.�'/// �.. CPCC1,✓ ••1 { ', b1�@] v ` RJ ; 115S "'� t axe. ^+�Cf •y s prow r66 l t+ uoi�1 a j�/ `"s I +eurwl 3 : 1 l s ,\...,�.� 3600 '• �°! ' 2�"•.,1 4 'tt •, r', p4/, ;j . 3er •Bfldd� �_, /i.,, 4L .LrJ S' ``t �,+1 IP.�r�Jl. /'I'�1511. •"��. 00 I3400 / `V , N I AA A t .• / !1'0 '/° 30 7�I / 1 rP. T 1111tt ;. 4 r' _ J.1.r ti/ )p- , /' / t rt+ .r.. ulli i/ f/06 t �, Cu 3100 •'' /q"l I! 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L i t c O tt P 1 `'',9 rJ`"- r Itl J .')", ti 'apt; 1`}i 'Y'lkX >r`y'1 Y)^i 0,N,4'* v qr " 1 ,• I Ji+7 y t4�C h ‘,04 k a:'` i /l 111 97 \ i��y • • �_ `'� {I,.".. �43;" ` • ",1 ? � I f`1..li'• SFr ?.?, `,' ,4j ' 4. rip • • it rl f • �� M "�" ,+.�� _ ib t..� 1,i.'1) �l�rG�, t" ; iy •/{!j 1 w «• a �.' y,�.il L } J'l��y.�r^{> p�� x,�,•� p � • N•' ` ,`' '`,�` 1 cf .,, ,,.^'� i ", , , .',t'1" I!17Je'!);+ ,- 7..., rt'{St f)4'-'*4• �,t/.,$'; 'M c. .''.''''', 14, '. .. .LA-. , .-:.,,i,\ vk ., , ,,i. t ,‘., ,,-. ';.. -,' . -. - ,i, n,z,),,,, \y,„,„ ,_ ., , ',-..‘A:„0..e(fr! `�.., `� r. ,. J : -, ,L trr n{kt� by o�1.�1, tr •k rG /v A f .n.1 '� i q R w ► 1 k, 1 i\ ' 1 t • • y p Ar „', f I1 i 7. _\ •F' . tt yt� 1 Sl%+ N,•:'.n,t ._ 11 S{ , a-! •,t ►VLe ,. ,fir 1i^^ • � it s, t, 6; ¢,t.. T ¢ o,J++ �L, ,t,�,�. "_...".-,r ` 4 y * *r , '+`ty;r )t,y +'} L `r e y ��ry�'1}� t .•' fi ,4Inr ., w. ±~ 11 1 1 f, • ..,. a'. MA4-• �- L r 'Mitt i \ c 1 .; � 1 M1 A �i1 r "�I, ' 4h � .''� � V�" Pr. . : 1I { '— " � `' L r' a _ e' + r.. •fib h '. • f � u.l*� a•' ' '' , ',. r.�.. {pttr . CONSULTING rNr rrniFt¢;r i n.it P, h• • tt,' • rprtter t'I tAthelt ' ne - I .� I ^.{ •g r„ • I265SW Cplttpr Gt I n r a 1 T T�"Iiy r d,1 4.r, ` 11p11vptlnn.;,,q y. I 6A6A40q "1r' `t'^ • t s e A , „ + . CONSULTING ENGINEERING SERVICES _ t r H•.Pa ilm.le,.q,0•IVIbrl'iWtr•alnrtil •IR,wt him(Mown fY70d5-.mot•443)646.4509 046.5436 ^y• OAKRIDGE APPLICATION FOR MAJOR DEVELOPMENT " ,u ' 82 UNIT MULTIFAMILY APARTMENTS PROJECT DESCRIPTION Consulting Engineering Services, as agents for Speer Develop ment Company, are requesting approval of an 82 unit multifamily development called Oakridge. The development site is on 6.32 , acres at the northwest corner of S.W. Boones Ferry Road and S.W. j . » Kruse Way Place. Zoning for the site and the northerly abutting property is R-3. Property to the west is developed as office commercial. Speer Developoment Company intends to construct 82 apartment; ' units on 6.32 net site acres. This intended use complies with the Lake Oswego comprehensive plan and the zoning ordinance. Access to the site will be via Carman Drive and Davis Lane. _ An existing single family residence will be removed in conjunction with the development, which is planned to start this summer and will be completed by Spring 1987. The apartments will be one and two bedroom units. The structures will be finished with 4 inch bevel cedar siding and tile roofs. Garages will be constructed to provide secure v'j parking for tenants, and on site recreational facilities will also be provided for their use. The site uniformly slopes to the southeast at 10% and • easterly Up to 20%, except for the cut slopes along Boones Ferry Road. Those cut slopes will be terraced and landscaped as part of the development. The units will be located so each will have a view to the southeast. The circular interior accesaway will , provide for optimum circulation for residents as well as emer- gency and service vehicles. • COMPREHENSIVE PLAN COMPLIANCE The proposal conforms to the Growth Management Policy • 1 Element since the project is within the MSD Urban Growth Boundary and services are available to the site. ., EXHIBIT r • 3241 4 4 ', . u 2 • The proposed density conforms to the comprehensive plan and the zoning ordinance for R-3 development. Policies raised in the comprehensive plan have been further addressed by the adoption of the development ordinance and standards by the city. Following is a discussion of those standards. i. DEVELOPMENT STANDARDS COMPLIANCE d 2.005 Building Design • ' The buildings are set back 200 feet from the intersection of Kruse way Place and Boones Ferry Road to buffer the residential uses from the traffic. �I The proposed structures complement the neighboring office, commerical and residential uses by utilizing compatible . • materials, increasing setbacks, harmonizing roof lies with the topography, minimizing the height of the structures and fitting ' the development to the site. All accessory structures on site will be constructed of like design and material to provide • ' continuity. The proposal takes advantage of the existing trees to buffer and blend the units into the site. 5.005 Street Lights °', Street lights will be provided in conjunction with the • improvement of S.W. Davis Lane and on all interior driveways. The location of the lights as shown on the plans will maintain a ' level of illumination between 0.15 average footcandles and 0.40 • average footcandles measured on the driving surface. Low level lighting of pathways and accessways as shown on the plans will • maintain a level of illumination less than 0.3 average foot- candles, with a maximum uniformity of illumination ratio not to exceed 20:1. Parking areas will be illuminated as shown on the plans. i". j 6.005 Transit System Pathways on site will connect to the existing pathway in the vacated Davis Lane which will provide hard surfaced paths to Boones Perry Road. Routes for transit exist along Boones Ferry • Road. ` tr 7.005 Parking and Loading \ Section 7.U20, 8.a.iii. requires 1 1/2 spaces/unit for one , bedroom and 2 spaces/unit for two bedroom units. In conformance with this standard, 157 spaces are being provided for 14 one • bedroom units and 68 two bedroom units. standard spacing and configuration as shown on the site plan conforms to the Y. standards of Section 7.020. Bicycle racks for 41 bicycles Will also be provided. 0 • 3 8.005 Park and Open Space The proposed site is not designated as a distinctive natural area nor part of the planned city open space system in the comprehensive plan. The site, however, contains over 550 trees of which approximately 425 are maple and cherry. There are over 50 oak trees, 60 firs and smaller amounts of apple, willow, alder, cedar and ash. The proposed layout of the project preserves a majority of the trees and utilizes them to maintain a wooded character on the site. Since the site is not included in the above preservation designations, the park and open space standard will be accommodated through the acquisition and development fee. 9.005 Landscaping, Screening and Buffering As a multifamily development, 20% of the buildable area must be landscaped. This project will provide 55% of the lot area in landscaping. An irrigation plan will be supplied prior to the issuance of building permits. Screening and buffering along Boones Ferry Road is proposed to mitigate traffic impacts. 10.005 Fences There are no fences planned except around the pool area and r as enclosures for dumpsters. The enclosures will be constructed of the same materials as the structures. 11.005 Drainage for Major Development Storm runoff from the site and the adjacent roadway will be accumulated through design features that will minimize pollutants in the discharge. Drainage discharge will be accom- modated through existing 18 inch pipes that cross under Boones Ferry Road and empty into Spring Creek. The Spring Creek drainage system has been constructed to proviae detention for an area that includes the proposed site. On site detention, therefore, is not necessary. 14.005 Utility standard a. Sanitary sewer system Sanitary sewer will be extended from the northwest corner of the intersection of Kruse Way and Boones Ferry Road. b. Water distribution system A 12 inch water line exists in Davis Lane and runs from Kruse Way Place to Carman Drive. This line will provide • adequate pressure and flow for the development. 3251. 41< • ;fir ' 1i r • c. Sidewalks, bicycle and pedestrian paths The pathway that exists in Davis Lane between Carman Drive and Kruse Way Place will be tied into by the development pedestrian facility. d. Street name signs No additional public streets will be created in conjunction with the development. e. Traffic control signs and devices • Additional traffic control devices are not necessary as a consequence of development. f. Street lights Street lights to city standards will be provided on Davis Lane and on interior accessways. g. Underground utility and service facilities Facilities including power, telephone, gas, water, sewer, storm drains, and television cable will be installed under- ground. h. Streets The completion of Davis Lane into the site will be provided for in conjunction with development. i. Provision for underground T.V. cable Interior wiring in each unit and major connecting cables will be installed with the development. 16.005 Hillside Protection and Erosion Control The attached report from Rittenhouse Zieman, Engineering Soils Geologists, presents test logs and recommendation regarding the proposed site. Three alternatives are available to deal with the bank stability along Boones Ferry Road. Retaining walls can be constructed, the banks can be cut back to a more stable slope or the slope can be left as it is. The unstable slope areas are totally within public right of way and with the width of available right of way and the setbacks provided for the structures, the leave-it-alone option would not be detrimental to the development. Utility lines constructed between the structures closest to Boones Ferry Road And the top of bank will be at an elevation low enough to not a'tersely affect the slope, and by providing perf pipe in the trench, ground water will be channeled into the storm drain system. This action will serve to remove the aggravation of seeps to the existing bank. Surface water and roof drain Will be collected 3nJ J �� • • • "° into the storm drain system further alleviating the water/slope problem on Boones Ferry Road. We feel the preferable solution is to leave the existing vegetation and remove as much water from the slope as possible. Our recommendation, therefore, follows the steps outlined above. The development schedule anticipates site clearing, utility, parking and foundation construction between July 1 and October 1. Areas that have been stripped and cleared of vegetation will be protected from erosion by reseeding prior to the autumn rains. Check dams of straw bales will be used to control runoff and remove sediment. Site slopes range from 10 to 20 percent and, therefore, damage potential from erosion is not expected to be a critical issue. 18.005 Access Davis Lane will serve as access to this site. This development and the senior housing complex at Carman and Davis Lane will be the only accesses to Davis Lane. The site is expected to generate approximately 525 vehicle trips per day, and at that level the capacity of Carman Drive is sufficient to accommodate the increased traffic. Carman Drive will carry around 2,000 trips per day after development, and it has a capacity approaching 8,000 trips per day. 19.005 Site Circulation Standards All on site accessways will be 26 feet in width. The p circular drive will provide good access for emergency and service vehicles. The circular drive will also serve as a turn around in lieu of a cul-de-sac at the end of Davis Lane. 20.005 Site Circulation Standards, Bikeways and Walkways A A pathway exists in Davis Lane between Carman Drive and 1 Kruse Way Place. On site walkways will provide pedestrian access from each unit to Boones Ferry Road via Davis Lane. 3 53 NYld AlnIJ.11 /' O3SOdONd ONY _ N (: .� S1N3WllltldY "^ ".M ONIOYNO 'NY'1d 31JS• t.1 '� ' 3OOIHNY0 urnw..r.w'w. °a ��.rr",..:,2..i'T " 1 nratrar nr— r e�,i ? {f . !i Ili,;;11. :\ , 9 i' 1 ...I I ` 1 Ii;l S.. II)! , ca ^ Ifs ,,,i I`°; 1 111 i A I'i Ix-14„ , l i'''..'s jI 1 N { ! t ` 1. 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N I, i/i r/ //// ,,s, ., % � ` - I., 4 i4. ..;,/-'//. ,G?� _ ,� ` , e •.+ EXHIBIT r 32(l2 C ?r n • elf 114 I. rt ( NFL 111Zx H , I 3z. L. 1 7,2------- . . , O 7 1 = _ - ..... % v_ ,t\o . III a Q 1 c w 1"-- I. J_ 3 Q aN O. o , , 0 01 o .. L__....,. 1 . . ) l ,..,.................1 ....:• , ,,,..... . 4. A EXHI!!IT A • 4 Photomet rics 1 . t 6 CCL Curvilinear Cutoff Luminaires , L. i i fi.:d 1 . Ord _ � 'Pa • Side Arm Mounted ' • + • • 201 25"and 29"Diameter yFixturees n' • o, v.,. ..i 5,'., • 'YA(fatuwiw�ii. t�zi�■40 . ;\*./4e --04,',.....•%... 1:... aillliFi,-,,P."—Ltarliiiitill 'iv WA'rerdiiNk... lit fillingleillnilkiiilD filzkti.._131 4 ,J Io11�F;iz' italIC�dllds II • 3 2 G 4l ' ____J14 ., 6 1 • • ' • ' CCL70 watt I -J- I 1 70 watt 1_n1 1 1 High Presst Sodium cc L High Pr essure Sodium E•3'/z,Clear E•23r12,Clear . 5,800 India!Horizontal Lumens 5,800 Initial Horizontal Lumens LOI/ p 5,220 Mean Horizontal Lumens ry//''��ll /� 5,220 Mean Horizontal Lumens , �I/'�■ ANSI Code S62ME 70 Dual 2V ®'H■ ANSI Code S62ME-70 QuatPA d (( Initial Catalog No 2B/CCL520/70HPS initial Catalog No.4C/CCL520/70HPS Horizontal Distribution:Square Horizontal Distribution:Square Foolcandles al I T L.Test No:28690 Dual Foolcandles at I T.L.Test No:28690 Quad Listed Mounting Listed Mounting Heights Heights ' f Longitudinal Distance Longitudinal Distance in Mounting Heights in Mounting Heights 20' 16' 14' 12' 1 2 3 4 5 20' 16' 14' 12' ) 1 2 3 4 5 j 5 7.8 10 14S�I I ,j ' 10 16 20 28 �I A 2 3.1 4.1 56 , 1 5 78 10 14 I 1 1.6 2 2.8 ' 2 3.1 4.1 56 5 78 1 1.4 1 16 2 2 8 I i 2 .31 .41 .56 2 .5 .78 1 1.4 f I 4 2 .1 .16 .2 ,28 .05 08 .1 .14 1 1 " .2 .31 .41 ,56 / ' t 3 1 .16 ,2 .28 `r 3 .02 .03 .04 ,06 . I .05 .08' .1 .14 �-t-• .O1 .02 .02 .03 ✓j- j - .02 .03 .04 .06 j I -- 4 .01 .02 .02 •03 '�� I 4 1 1 i I 1 t 5 1 j I 1 5 ' I Longitudinal Pole Spacing Chart Longitudinal Pole Spacing Chart l - ' `� ♦r Pole Spacing« For Area Lighting r•Pole Spacing..4 For Area Lighting . , ( 1 ♦ a ,Tr 1G' f��• ��• k i6 Lateral Lateral Pole Spacing Portion of curve betw,an Pole Spacing Portion of curve between S S mounting height marks I mounting height marks 1 is within 4 1 uniformity, 0:0 �h is within 4 1 undormity, ' average to minimum average to nuninnum as \ /6, 6, Average Maintained 1-lorizontat Foolcandles Average Maintained Horizontal Foolcandles i ' I I i f IT: I__ _ __ __ _ ` a= __ _ . _ 150 15050 30 20 191 -to 100 ` _ 100- 'Y � O, iw '3. {yr u a .'u' rn ar 41i a' Ili ib, - - 5 r'' ' n 50 in - -L o 50 r i 1 t Y w I i lu In r,• e. it• e- ,Yf }..„,,, r 1 ,_ -- V. c5'' Sul ✓ I m iJ 3 50 100 150 9 50 trjip I 150 nnildurhiHI I'ulu ill i,ii out Illnill -..a I uluptnllln,il th ili'lti,u IIIi1(114 in . Kim Lighliny,Inn AU 41 COGO 1 STARTING FILE NAME Ir'- OAKRIDGE TREE SURVEY -- A POINT QUAD BEARING DISTANCE NORTHING EASTING • • POINTS IN USE FROM 100 TO 610 POINT NORTHING EASTING 100 20733.953 20061.523 9" APPLE 101 20734.638 20164.431 14" OAK 102 20712.208 20152.503 (3)26"OAKS 103 20666.430 20136.851 (2)14"OAKS 104 20652.328 20137.815 (5) 16" OAKS 105 20600.834 20131.120 28" OAK 106 20590.015 20156.060 (3) 14" OAKS . 107 20576,149 20162.470 16" OAK 108 20635.381 20181.621 6" CHERRY 109 20641.267 20165.655 5" MAPLE 110 20645.186 20008.660 36" OAK 111 20694.814 20188,830 (2) 8" BIRCH 112 20655.246 20202.495 8" CHERRY 113 20495,218 20010.307 16" CHERRY 114 20720.698 20212.478 (3)9"OAK 115 20699.170 20215.811 (2)10"OAKS 116 20686,221 20217.275 36" MAPLE , 117 20681.652 20228,638 8" OAK 118 20681,203 20226,228 10" OAK 119 20671,782 20234.447 10" OAK 120 20670.175 20226,524 10"&15" OAK 121 20664,512 20230.364 10"&15" OAK ) 122 20649.459 20249,682 (2)8" FIRS 123 20648,516 20247.010 (2)6-8" OAKS 124 20640.470 20240.415 11" OAK , 125 20632,838 20242,385 8-10" OAK 126 20649,631 20264.407 7" OAK 127 20645,450 20264.928 20" OAK 128 20642.827 20266.288 8" CHERRY 129 20653,940 20266,05E 10" OAK 130 20652.846 20271,490 6" CHERRY " 131 20664,628 20256,932 8" OAK 132 20678,684 20247,697 10" OAK 133 20680,135 20250.346 10" OAK 134 20686.833 20261.433 5" FIR 135 20685,237 20267.003 9" CHERRY 136 20679,576 20271.947 7" OAK 137 20686,068 20283,187 6" CHERRY 138 20667.861 20285,235 9" MAPLE 139 20686.095 20283,372 16" MAPLE 140 20671,803 20301,909 6" CHERRY • 141 20675,915 20297.652 6" MAPLE 142 20728,584 20318.869 18" FIR ' 143 20727,162 20296,491 15" FIR . 144 20734,667 20289,223 20" FIR 1 145 20730,808 20246.978 32" OAK 146 20722,209 20241.083 6" FIR 147 20701,083 20246.216 (2)10" OAKS �,,. 148 20719,166 20267,132 36" OAK 149 20'712,656 20276,954 18" FIR It150 20622.802 20268,199 6"MAPLEEXHIBIT 151 20626,487 20255,501 6" MAPLE 'c) 152 20624.577 20231.302 ., , • COGO PROGRAM FILE NAME IS OAKRID, " POINT QUAD BEARING DISTANCE NORTHING 1RTING DESCRIPTION (6)11" OAKS 153 20643.103 20211.558 (3) 10" OAKS • 154 20626.071 20204.188 17" CHERRY te, 155 20619.896 20202.604 12" OAK F f 156 20606.379 20219.521 20"&14" OAK 157 20607.016 20224.553 5" CHERRY 158 20609.720 20226.810 5" CHERRY 159 20621.798 20235.495 7" CHERRY 160 20593.381 20231.399 26" ASH 161 20619.460 20251.627 6" CHERRY 162 20644.113 20278.601 6" CHERRY 163 20622.918 20302.826 6"&8" CHERRY 164 20625.989 20342.236 6" CHERRY 165 20626.194 20349.577 6" MAPLE 166 20654,560 20337,696 11" CHERRY 167 20670.842 20336.593 8" CHERRY 168 20599,002 20351,124 8" CHERRY 169 20596.483 20353.940 6" CHERRY 170 20607.379 20364,172 6-8" CHERRY 171 20586.974 20350.407 (3)6" MAPLES 172 20589.081 20330.303 (3)8"MAPLES 173 20573.893 20328.944 (4)8" MAPLES 174 20582,653 20315.719 8" CHERRY 175 20599.364 20292.676 8" CHERRY 176 20601.371 20293.135 8" CHERRY 177 20568.026 20287.662 11" FIR 178 20564.462 20284.244 7" FIR 179 20561.261 20280.513 10" FIR 180 20562.994 20272.551 9" MAPLE 181 20573.595 20275.801 7" CHERRY 182 20561,737 20260.478 (2)6" CHERRY 183 20556.161 20260,710 6" MAPLE 184 20558,057 20252.603 7" MAPLE 185 20561.963 20248.673 8" MAPLE ' 186 20568,433 20250.223 6" CHERRY 187 20559.271 20240.981 8" MAPLE 188 20572,760 20229,768 8" CHERRY 189 20553,264 20243,607 8" MAPLE 190 20550,886 20247.092 6" MAPLE 191 20543.617 20247.612 6" MAPLE 192 20540.495 20267,763 9" MAPLE • 193 20526.137 20271.501 6" CHERRY 194 20533,602 20284,852 11" FIR 195 20532,951 20288.650 7" FIR 196 20533,207 20290,569 9" FIR 197 20531,233 20290,859 6" FIR 198 20524,709 20293,222 11" ALDER 199 20526,461 20291,537 6" FIR 200 20528,219 20303,709 6" FIR 201 20514,151 20308,730 6" CHERRY 202 20513,203 20309,033 6" CHERRY 203 20614.009 20376,201 8" CHERRY 204 20524,534 20322,977 (3)6-9"MAPLE 205 20532.965 20325,507 8" MAPLES 206 20538,032 20309,922 (2)8" MAPLES 207 20535,808 20304,439 9" CHERRY 3207 208 20542.539 20302,567 9" CHERRY 209 20554,368 20297.934 6" MAPLE 210 20658,236 20301,984 COGO PROGRAM FILE NAME IS OAKRID, _ POINT QUAD BEARING DISTANCE NORTHING 1 ;TING DESCRIPTION (3)6" CHERRY 211 20555.998 20315.110 7" MAPLE . , .-` 212 20548,414 20316.407 6" CHERRY 213 20550.664 20319.611 6" MAPLE 214 20548.985 20325.510 8" MAPLE 215 20547.457 20326.784 5" MAPLE 216 20546.912 20292.776 7" FIR 217 20544.510 20284.856 6" CHERRY m 218 20544.067 20289.625 6" WILLOW 219 20543.131 20290.095 6" FIR 220 20540.800 20287.899 6" FIR 221 20514.720 20289.309 6" MAPLE 222 20514.435 20285.852 8"-10" WILLO 223 20497.118 20293.796 (6)6"WILLOW 224 20519,757 20271,144 6" WILLOW 225 20513.729 20328.099 6" MAPLE 226 20490,795 20342,598 15" FIR 227 20518.395 20337,754 7" CHERRY 228 20522.796 20339.187 5" CHERRY 229 20524.444 20344.578 6" WILLOW 230 20527,642 20349,793 12" FIR , 231 20528.401 20347.663 7" MAPLE 232 20529,738 20352,005 5" FIR 233 20580.603 20194.339 24" OAK 234 20576.385 20211,211 8" CHERRY 235 20574.472 20216,459 6" CHERRY 236 20562,634 20210.386 7" CHERRY 237 20560,196 20212.873 5" CHERRY 238 20556,104 20206,138 14" ASH 239 20553.729 20223.115 6" CHERRY 240 20561.017 20226,361 6" CHERRY 241 20522.120 20235.758 6" CHERRY 242 20520,345 20240,880 6" CHERRY 243 20512,555 20257.159 9" WILLOW 244 20512.513 20240.982 15" OAK 245 20515.661 20238,213 5" CHERRY 246 20516,297 20235.937 7" CHERRY 247 20496.722 20222,893 7" CHERRY 248 20501,653 20210.864 10" CHERRY 249 20504.622 20207,555 8" CHERRY 250 20504,122 20203,111 12" CHERRY 251 20514,428 20216,045 8" CHERRY 252 20522,500 20209.987 12" CHERRY 253 20526.290 20204,161 12" CHERRY 254 20513.077 20199,211 18"CHERRY 255 20545.283 20140,243 24" OAK 256 20523,080 20146,654 15" FIR 257 20504,194 20140,699 (2)10"CHERRY 258 20503.110 20138,732 11" CHERRY 259 20497,548 20139.186 9" CHERRY 260 20493.183 20137,088 9" CHERRY 261 20503,270 20125,017 8" CHERRY . 262 20507.283 20121,027 8" CHERRY 263 20479,977 20100.044 7"CRAB APPLE 264 20477,767 20100,624 6" CHERRY 265 20478,945 20096,190 8" CHERRY 266 20471,421 20123.832 (4)6" WILLOW 267 20503,778 20155,642 (2)8" CHERRY 3268 268 20499,009 20156,064 .. COGO PROGRAM FILE NAME IS OAKRID, POINT • QUAD BEARING DISTANCE NORTHING . .STING DESCRIPTION 7" CHERRY 269 20505.888 20158.614 9" CHERRY 270 20501.456 20163,822 7" CHERRY 271 20494.611 20159.999 8" CHERRY 272 20500.265 20172.062 6" CHERRY 273 20499.801 20182.425 5" CHERRY • 274 20486.025 20184.325 (2)6" CHERRY 275 20481.544 20187.028 9" CHERRY • 276 20477.217 20191.455 6" CHERRY 277 20479.499 20194.144 6" CHERRY 278 20475.305 20194.363 8" CHERRY 279 20477.007 20195.934 6" CHERRY 280 20459.652 20191.034 6" CHERRY 281 20465.268 20144.290 6" CHERRY 282 20506.037 20176,619 8" CHERRY 283 20502.446 20197.611 6" CHERRY 284 20502,463 20201.937 8" CHERRY • 285 20679.811 20340.703 7" CHERRY 286 20685,802 20336.619 5" MAPLE , 287 20635.525 20358.565 5" CHERRY 288 20628,688 20359.060 10" MAPLE 289 20618.663 20365.437 (2)8" MAPLE 290 20620.676 20377.011 (3)7" MAPLES 291 20625.058 20382,499 7" MAPLE 292 20636.243 20384,628 8" MAPLE 293 20646.319 20403.802 (2) 9"MAPLES 294 20647.507 20407.431 12" MAPLE 295 20656.345 20415.581 6"&10"MAPLES 296 20657,984 20426.488 9" MAPLE 297 20676.741 20416.706 (3)10"MAPLES 298 20669,933 20405,910 8" MAPLE 299 20668.909 20396.885 8" MAPLE 300 20672,025 20389.601 10" MAPLE 301 20676.558 20392,505 6" CEDAR 302 20677,218 20386,734 6" CEDAR 303 20678,737 20384.769 5" CEDAR 304 20676.469 20374,305 6" CHERRY 305 20687,588 20394,857 8" MAPLE 306 20680.786 20398,090 8" MAPLE 307 20682,429 20403,376 6" MAPLE 308 20692,338 20404.504 7" MAPLE 309 20691,846 20407.782 7" MAPLE 310 20718,504 20398.210 (12)9"MAPLES 311 20726.068 20422.632 8" MAPLE 312 20706.519 20421,907 16"&8"MAPLE • 313 20704.054 20428.216 5" MAPLE 314 20691,298 20424,973 (2)6" MAPLES 315 20695.691 20449,582 (3)6"MAPLES 316 20706,256 20458,769 (2)6"MAPLES 317 20699.203 20467.503 6" MAPLE 318 20683,695 20463.472 8" MAPLE 319 20677.928 20447,619 6"&12"MAPLES 320 20669,792 20445,148 10"MAPLE 1 321 20667,578 20452,597 14" MAPLE 322 20723,673 20488.395 10" MAPLE 323 20701.673 20487,490 10" MAPLE 324 20681.704 20488.195 7" MAPLE 325 20680.787 20486,418 7" MAPLE 3all � 326 20665.889 20476,715 +r . . .COGO,PROGRAM FILE NAME IS OAKRID, • ^ POINT QUAD BEARING DISTANCE NORTHING : .STING DESCRIPTION 12" MAPLE 327 20665.556 20482.183 SEE NOTES 328 20665,551 20486.427 6" MAPLE 329 20663.046 20485.154 (2)7" MAPLE 330 20661,218 20462.430 SEE NOTES 331 20635.117 20472.559 6" CHERRY 332 20630,398 20476,406 6" MAPLE -�•» 333 20630.941 20479.438 6" CHERRY 334 20617.760 20460.071 8" MAPLE 335 20630.127 20439.286 (4)8"MAPLES 336 20641.620 20440.034 8" CHERRY • 337 20604,712 20443.344 15" FIR 338 20604,203 20458.020 6" CHERRY , 339 20588,218 20480,902 SEE NOTES 340 20582,170 20477.212 6"&10"MAPLE 341 20572.279 20489.453 14" FIR . 342 20563.001 20479.815 12" FIR 343 20555.947 20482,651 15" FIR 344 20555,238 20471.009 6' CHERRY • 345 20555,199 20463.478 (2)6" MAPLES 346 20559.455 20450,700 8" CHERRY 347 20575,850 20428.095 18" FIR 348 20587.741 20414,130 7" CHERRY 349 20595,121 20401.488 (6)10"MAPLES '350 20583.219 20392.100 6" CHERRY 351 20585.741 20388.597 (3)6"MAPLES 352 20583,557 20384,536 6" MAPLE 353 20564,352 20375.272 12" FIR 354 20555,896 20369.066 8" CHERRY 356 20541.710 20370.694 8" MAPLE 356 20540,571 20364.405 11"FIR 357 20546,446 20360,287 7" MAPLE ' 358 20548,815 20350,754 8" CHERRY 359 20567.008 20341.590 11" MAPLE 360 20580,219 20352.291 5" CHERRY 361 20575.298 20362.821 (2)5"MAPLES 362 20602,929 20398,502 6" MAPLE ' 363 20611.638 20409.142 7" CHERRY 364 20616,519 20414,488 5" MAPLES 365 20663,561 20508.409 (4)9"MAPLES 366 20652,157 20515,663 7" MAPLE 367 20674.205 20511,558 6" MAPLE • 368 20673,151 20508,233 (3)8" MAPLES 369 20677.802 20506.740 7" MAPLE 370 20702.426 20506,455 (7)6"MAPLES 371 20701.165 20513,200 8" MAPLE 372 20705,432 20510,706 5" MAPLE 373 20706.942 20515.143 8" MAPLE 374 20716,389 20511,856 (2)7" MAPLES 375 20702.154 20523,455 (3)9" MAPLES . 376 20692.275 20522.649 (3)8" MAPLES 377 20695.640 20531,588 (4)7" MAPLES 378 20712,201 20540.930 9" CHERRY 379 20720.991 20549.816 12" WILLOW _„, 380 20715.211 20653,768 13" ALDER 381 20721,095 20569,406 (3)9"MAPLES 382 20709,871 20575,925 7" CEDAR 383 20708,014 20577,645 5" CEDAR 384 20707.696 20580,739 3270 COGO PROGRAM FILE NAME IS OAKRID, . POINT QUAD BEARING DISTANCE NORTHING .�,TING DESCRIPTION • 7" CEDAR 385 20701.200 20584.893 14" MAPLE • 386 20687.812 20588.385 6" MAPLE , 387 20685.993 20569.925 (6)7" CHERRY °"y ,, 388 20696.818 20561.808 (4)8"MAPLES 389 20695.610 20553.555 (2)8" CHERRY 390 20684.087 20549.005 (2)8" MAPLES 391 20688.426 20566.969 (2)8" MAPLES 392 20670.778 20534.732 (2)6" MAPLES • 393 20668.663 20561.577 (6)6" MAPLES . 394 20668.678 20570.867 6" MAPLES 395 20669.758 20572.667 7" MAPLE • 396 20689.994 20573.639 5" MAPLE 397 20661.026 20583.906 7" MAPLE • . 398 20662,859 20595,835 11" ALDER 399 20656.242 20604.883 8" CHERRY 400 20648.181 20603.133 11" ALDER 0' 401 20651.063 20587.382 6" CHERRY 402 20843,340 20591,988 6" CHERRY 403 20639.830 20582.567 5" FIR 404 20637.376 20584.851 10" WILLOW 405 20626.125 20581,327 6" FIR . 406 20627.514 20573,935 (6)6" MAPLES ' 407 20622,142 20573.605 (3)6" MAPLES . 408 20618,354 20564,328 (3)8"MAPLES 409 20600.659 20559.357 8" MAPLES 410 20610,292 20556,180 6" MAPLES i 411 20817,109 20554.124 8" MAPLES 412 20659.141 20528,938 0 413 20630,209 20548.635 5" MAPLE 414 20627.909 20544,736 (3)6" MAPLES 415 20636.069 20544,803 10" MAPLES 416 20642,271 20535.217 (2)6" MAPLES 417 20653,349 20551.197 (3)9" MAPLES 418 20579.141 20557,841 7" ALDER 419 20588.892 20544.723 8" MAPLE - 420 20605./86 20526,737 11" FIR 421 20594,220 20532,148 6" MAPLE 422 20586,405 20535,149 5" MAPLE 423 20569,392 20535.656 (2)8" MAPLES . • 424 20572,487 20513,603 5" MAPLE . 425 20563,552 20512,452 6" MAPLE 426 20582,585 20502,475 7" FIR 427 20593,241 20508.557 5" MAPLE 428 20589,705 20514,218 6" CHERRY 429 20611.643 20481,684 6" CHERRY • 0 430 20609,068 20492,377 (2)8" CHERRY ' 431 20637.091 20503.058 5" MAPLE 432 20626.945 20508.753 9" CHERRY 433 20630,342 20520,534 6" CHERRY 434 20608,292 20525,009 8" DEAD 435 20701.175 20602,455 (4)7" MAPLES 436 20699,505 20603,368 5" MAPLE 437 20692,061 20605,628 6" MAPLE 438 20707,775 20596.127 (3)6" MAPLES 439 20718,128 20585,445 6" MAPLE • 440 20726,073 20594,808 17" FIR 3271 71 , 441 20711,028 20813.560 6" MAPLE ' , . • 442 20715.849 20620.159 . . , 'COGO'PROGRAM FILE NAME IS OAKRID, • POINT QUAD BEARING DISTANCE NORTHING 1 ;TING DESCRIPTION • 11" MAPLE 443 20718.487 20619.381 (2)11" MAPLE • ' - 444 20720.587 20616.936 8" MAPLE 445 20715.945 20615.991 12" MAPLE 446 20717.487 20626,897 6" WILLOW 447 20715.208 20637.241 6" WILLOW 448 20713,107 20650,769 9" CEDAR 449 20705.498 20654.131 9" CEDAR 450 20509,076 20475.448 6" CHERRY 451 20519.807 20478.925 8" MAPLE 452 20500,617 20480,258 6" MAPLE 453 20532.520 20493.954 6" FIR ` 454 20534,754 20500.019 16" FIR 455 20536,043 20501.694 9" FIR ' 456 20550,597 20510.365 6" MAPLE 457 20567.541 20513.086 5" MAPLE \ 458 20561.474 20492,685 5" MAPLE 459 20542.710 20479.016 6" MAPLE 460 20536.685 20479,365 (5) 7" MAPLE • 461 20527,483 20458.429 6" MAPLE 462 20536,957 20457,068 9" ALDER 463 20535.408 20437,872 (6) 8" MAPLE . 464 20439,168 20439.980 (3) 5" WILLO • 465 20537.422 20408.610 8" MAPLE 466 20548,087 20400.390 6" CHERRY 467 20522.079 20426,511 (3) 8" MAPLE 468 20515.457 20413,808 12" ALDER 469 20530,495 20382.741 16" FIR `, 470 20515,101 20385,586 18" FIR • 471 20514.132 20390.415 (5) 6" CHERR 472 20511,860 20405.034 5" CHERRY • 473 20511.796 20376.479 6"-12" ASH 474 20524.839 20367,125 11" FIR ` 475 2058i.'.654 20368,784 7" CHEERY • 476 201-'7. 08 20363,493 6" FIR 477 20' J.j,d74 20356,498 6"-8"-18" MA 478 20.''H ':.:4 20342.528 17" FIR 479 2006.,0-0,i 20367,518 8"-14" OAK 480 20481,304 20373.183 8" CHERRY 481 20479,815 20382,466 16" MAPLE 482 20469,762 20382.831 9" OAK 483 20463.181 20370.602 14" MAPLE 484 20470.841 20364.174 6" CHERRY 485 20490.119 20325,310 7" CHERRY 486 20489,704 20316,364 8" CHERRY 487 20479,267 20319.195 12" MAPLE 1 488 20474.167 20330,835 7" MAPLE 489 20467,148 20333,648 10" MAPLE a 490 20457,693 20352,777 (2) 7" CHERR 491 20456,410 20348,784 11" CHERRY ' 492 20444.706 20338,059 8" MAPLE 493 20442,934 20357.269 6" FIR ; 494 20441,376 20360,212 15" FIR • 495 20437.371 20362,192 8" FIR 496 20437,331 20355,516 8" FIR 497 20452.593 20366,159 7" MAPLE 498 20443,947 20374,591 6" FIR 499 20450,132 20375,971 (2)7" MAPLES 500 20456,784 20389,414 3272 ' LOGO PROGRAM FILE NAME IS OAKRID, • ' POINT QUAD BEARING DISTANCE NORTHING �,. 3TING DESCRIPTION 12" FIR Y 501 20458.603 20395.189 6" FIR 502 20469.662 20396.041 6" FIR 503 20463.628 20410.528 6" FIR fm 504 20480.751 20414.646 12" OAK ' 505 20484.379 20398.049 6" CHERRY ' 506 20490.170 20434.309 6" CHERRY . 507 20484.818 20435.577 (3)6" MAPLES 508 20499.656 20462.673 (2)6" MAPLES 509 20502.030 20470.468 7" MAPLE 510 20486.906 20460,563 7" CHERRY 511 20475.033 20453.617 6" CHERRY . 512 20472.067 20452.380 5" CHERRY ' 513 20467.474 20431.451 (2)6" CHERRY 514 20457,175 20431.952 6" FIR 515 20448.337 20427.996 6" CHERRY 516 20452,062 20417.945 30" MAPLE 517 20435.542 20403.036 16" FIR 518 20436.750 20402.026 6" CHERRY • 519 20430.638 20405.436 14" FIR 520 20432,939 20414.929 8" FIR 521 20435,963 20417,889 6" CHERRY 522 20436,233 20414.800 6" CHERRY 523 20429,793 20418,765 12" FIR ' 524 20427.893 P.0421,514 5" CHERRY 525 20427,876 '20416,135 6" CHERRY 526 20421,237 20406.440 7" CHERRY , „ 527 20412,236 20405.058 (2)6" MAPLES 528 20419.878 20398,868 6" MAPLES 529 20423.868 20398,563 (2)8" CHERRY ' • 530 20423.984 20401.182 6" CHERRY 531 20421.845 20391.462 6" CHERRY 532 20440,353 20394,996 6" CHERRY 533 20437.951 20392.910 (2)5" CHERRY 534 20432.596 20384.025 6" CHERRY 535 20408.566 20394.361 (2)6" CHERRY 536 20404.993 20379,251 6" CHERRY 537 20401,682 20376,893 5" CHERRY ' 538 20405,162 20372,185 6" CHERRY 539 20393,777 20387,728 21" FIR 540 20385,648 20385,413 10" FIR 541 20388.318 20391,375 6" MAPLE 542 20375.768 20382.853 18" FIR 543 20369,780 20379.197 16" FIR 544 20376,706 20378,533 15" FIR 545 20367,962 20371,806 12" MAPLE 546 20371.565 20372.326 7" MAPLE 547 20485.345 20023,963 12" CHERRY ' 548 20481,850 20042,054 5" CHERRY 549 20485,076 20050,559 6" CHERRY 550 20486,633 20057,655 6"STEEL CASE 551 20491,081 20053.291 6" CHERRY 552 20492,052 20048,078 6" CHERRY 553 20495,884 20045,655 5" CHERRY 554 20493,323 20054,435 6" CHERRY 555 20493,936 20052,511 6" CHERRY 556 20492,052 20056.043 6" CHERRY 557 20496,967 20059.131 6" CHERRY 3 21 3 ' 558 20501.201 20048.939 •"OGO'PROGRAM FILE NAME IS OAKRID, _ POINT QUAD BEARING DISTANCE NORTHING L ,TING DESCRIPTION 5"CHERRY 559 20481.156 20052.542 5" CHERRY ,' 560 20489.423 20089.110 9" CHERRY 561 20491.065 20070.831 9" CHERRY 562 204944373 20071.949 6" CHERRY 563 20499.788 20072.298 9" CHERRY 564 20460.787 20076.103 7" CHERRY 565 20475.730 20076.743 7" CHERRY ' 566 20476.746 20075.021 5" CHERRY 567 20487.913 20080.327 5" CHERRY 568 20491.420 20083.591 6,7&8"CHERRY 569 20496.537 20086.943 10" CHERRY 570 20489,717 20039.345 9" CHERRY 1, 571 20482.712 20091.088 6" CHERRY r , 572 20478.510 20088.323 5" CHERRY 573 20477.343 20087,780 8" CHERRY 574 20469.353 20082.240 6" CHERRY • 575 20466.990 20080.672 6" CHERRY 576 20470.653 20046.921 6" CHERRY 577 20463.637 20049.541 6" CHERRY 578 20461,994 20050.681 5" CHERRY • 579 20463.093 20052.213 5" CHERRY 580 20455,412 20053,447 6" CHERRY 581 20453,730 20059.730 6" CHERRY 582 20419.201 20020,305 (3)5" CHERRY o 583 20423.517 20026,654 7" CHERRY 584 20426.196 20021.996 5" CHERRY • 585 20407,439 20024.411 (2)5" CHERRY . 586 20404.352 20018.467 6" CHERRY 587 20404.177 20028.405 5" CHERRY O" 588 20406.318 20028,982 5" CHERRY 589 20401.096 20039.832 7" CHERRY 590 20446.292 20034.141 7" CHERRY 591 20448.016 20030.867 6" CHERRY 592 20450.867 20027,202 7" CHERRY 593 20446.721 20019,209 6" CHERRY 594 20445,597 20013.588 6" CHERRY 595 20449.021 20012,638 5" CHERRY 596 20451.097 20012,621 6" CHERRY 597 20457.306 20021,988 8" CHERRY 598 20455,730 20012.882 5" CHERRY 599 20456.906 20012.366 6" CHERRY 600 20458,773 20013,002 6" CHERRY 601 20445.396 20049.272 6" CHERRY 602 20325.652 20017,693 (4)5" APPLE 4 603 20333,987 20045.844 16" APPLE 604 20339.137 20051,136 6" CHERRY 605 20340,305 20074,576 (4)8" APPLES 606 20348,602 20104,745 (3)10" APPLE 607 20356,833 20132.200 (3)10" APPLE 608 20313.991 20032,699 5" ASH 609 20311,606 20039.615 7" CHERRY 610 20303,730 20011,058 (2)10" APPLE 0" . 32'74 _ • • RrJ 4 Rl7TENHOUSI-ZEMAN&ASSOCIATES,INC. LJ Geotechnica!Consultants yowl . 8050 S.►Y.Cirrus Drive Beaverton,Oregon 97005 (503)0d4 914t •. March 13, 1986 0-4116 Speer Development Co. • 1620 N. Carpenter Road Suite C-26 Modesto, CA. 95351 . Attn: Mike Crosley " , SUBJECT: PRELIMINARY GEOLOGIC/GEOTECHNICAL SUMMARY OAKRIDGE APARTMENTS LAKE OSWEGO, OREGON s , Gentlemen: As per our agreement with Mr. John Godsey of C.E,S. , we are 1 presenting a brief summary of our findings on the subject / project. A complete geotechnical report will follow next week. , i 1 In general, the soils are suitable for the proposed a development. They consist of clayey silts with bouldery gravels at depth. Test pit logs are attached and test pit locations are shown on the Site Plan. No signs of gross instability were noted although some shallow fills were encountered, The steep cut slopes along S. W. AP Hooves Ferry Road are slumping and sloughing With springs running almost year-round. This area will require stabilization or the establishment of a minimum building ' setback. The soils are fine-grained and will be difficult to Work in wet weather: dry weather grading is recommended, if possible. o a IT 4 EX'H//IB , 3w(J rs I. • Speer Development Co. 0-4116 , , March 13, 1986 Page 2 „ Drainage will be a factor for the completed project, including under-slab and foundation drainage. f. 'i If any test pits fall within building or paved areas, they should be excavated out and filled with compacted gravel. If you have any questions or wish to have specific concerns addressed, please let us know. Respectfully submitted, RITTENHOUSE-ZEMAN & ASSOCIATES, INC. GgµTIFlo) OrREGON Ann Y; MINE • Richard W. Rinne, C.E.G. 0 NEW7 i • r Termven, P.E. . IMO OREGON ✓G1 y 30.�,.Acc: C.E.S. (John Godsey) (4) Iq NCE Cv4: ....,) . I 3,76 . 1 AessioamssocsasommemMotmemmammiesimeroom `\�` • _ / ' :e s-R y o w I J Q Q. : /!11 W LIJ ` ' �I HC / ` 0. C ' r ill it 6 3 a" u Q Y �> y r ' o. 0i l 1, 1 , . n fir �— n a 0 /.' Or / , 9(.4:0 „lo- .t.. 11 ' , , 1.-\! -.7 .l r ��`. ' J• . t . r: 'a yam•. , ' $ ..r?‘ . .... $ ' k-0, ,s ,' -•',:11,- 0 SI ....\ 4 ::%'•1,..• , • (1.‘ •dt . • . 1... 1 ! ' • • /_177> ':ZIL.,_ I—' . .4, k .--'— h,.., • • Speer Development 0-4116 March 12, 1986 Page 1 - TEST PIT LOGS . Depth(ft.) Materials Encountered Test Pit No. 1 0-0.7 Soft, moist, wet, dark brown to black, organic SILT, some fine sand (TOPSOIL) . • 0.7-3.0 Medium stiff, moist, varigated black, ° yellow-brown and gray clayey SILT, some organics (FILL) . 3.0-8.0 Stiff, moist, mottled to slightly mottled, dark yellow-brown with gray clayey SILT. Note: Desiccation surfaces or jointing, blocky texture, and saturated zones along these faces prevalent. 8.0-12.0 Stiff, moist to wet, slightly mottled dark yellow-brown with gray, clayey SILT, trace ' ) red and black oxide staining. 12,0-14.0 Stiff, moist to wet, slightly mottled dark . , yellow-brown with gray clayey SILT, trace to some slightly rounded vesicular basaltic bouldery gravel. Test Pit No. 2 _ 0-2.0 TOPSOIL/FILL. - 2.0-5.0 Medium stiff, moist, mottled yellow-brown clayey SILT. • 9.0-9.0 Stiff, moist (to wet in zones) , bright to a j dell mottled with depth, yellow-brown with gray, clayey SILT. Note: Desiccation surfaces or jointing; blocky texture. . 3 2'7 1 _ • • Speer Development 0-4116 March 12, 1986 Page 2 TEST PIT LOGS Debth(ft.) Materials Encountered Test Pit No. 2 (Cont) 9.0-12.0 Stiff to medium stiff, moist to saturated, dark yellow-brown with trace rust-brown staining, clayey SILT. Some desiccation or blocky texture noted. 12.0-13.0 Stiff, moist, dark yellow-brown, clayey SILT, some basalt gravel to boulders. Test Pit No. 3 0-0.5 TOPSOIL. 0.5-2.0 Medium stiff, moist, varigated black, yellow-brown and red-brown clayey SILT, some organics (FILL) . 2.0-5.0 Medium stiff, moist, bright mottled, yellow-brown with gray, clayey SILT. 5.0-8.0 Stiff, moist (to saturated in zones) bright mottled yellow-brown with gray, clayey SILT. • Note: Desiccation surfaces or jointing; �•,, blocky texture, and saturation zones along these surfaces, 4 8,0-12,0 Stiff, moist to wet, dull brown clayey SILT. Some desiccation or blocky texture noted. 12,0-13.0 Same, with some rounded gravel to boulders. Note: Small seepage at 10 feet, 3N`I,y 0 Speer Development 0-4116 March 12, 1986 Page 3 TEST PIT LOGS Depth(ft.) Materials Encountered Test Pit No. 4 Note: some boulders nearby at surface . 0-0.8 TOPSOIL. p 0.8-5.0 Medium stiff, moist, bright mottled yellow- brown With gray clayey SILT (possible old ` FILL) . 5.0-9.0 Stiff, moist, dull, slightly mottled, yellow-brown clayey SILT, trace basaltic gravel. Desiccation surface or joints noted. 9.0-10.5 Stiff, moist, dark yellow-brown clayey • silt, some gravel to boulder sized fresh BASALT fragments. Note: Slowly developing abundant seepage at 2.5 feet, Test Pit No. 5 Test pit located across brush line • 0-0.5 TOPSOIL e 0.5-1.5 Soft, moist, varigated black to yellow- brown, rooty clayey SILT, some organics (FILL) . 1.5-4,5 Medium stiff, moist, brightly mottled yellow-brown and gray clayey SILT. v ;.( 4.5-8.0 Stiff, moist to wet, dull dark yellow- brown, clayey SILT, Desiccation or joints noted with wet zones along these surfaces. 8,0-11.0 Stiff, moist to wet, dull brown, clayey SILT trace to some rounded gravel to fresh boulders With depth, 3 2 b 0 a 1 • Speer Development 0-4116 a Page 4 March 12, 1986 TEST PIT LOGS Depth(ft.) Materials Encountered I ,1 Test Pit No. 6 Forest 0-0.6 TOPSOIL. • 0.6-3.0 Medium stiff, moist, slightly mottled,yellow-brown with gray, clayey SILT, rooty. 3.0-6.0 Medium stiff to stiff, moist, brightly mottled, yellow-brown with gray, clayey SILT, trace black oxide staining. 6.0-9.0 Stiff, moist, slightly mottled, dark yellow-brown with gray, clayey SILT. Desiccation surfaces or joints, blocky texture noted with rusty stains along surfaces. 9.0-10.0 Stiff, moist, dull brown clayey SILT, some subrounded basaltic gravel and cobbles. Test Pit No. 7 Property line, forest, 0-0.8 TOPSOIL. 0.8-3.0 Soft, moist, yellow-brown, clayey SILT, some roots, organics. 3.0-6.0 Medium stiff, moist, brightly mottled, yellow-brown with gray clayey SILT, 6.0-9,0 Stiff, moist, slightly mottled, dark yellow-brown with gray, clayey SILT. Desiccation surfaces or joints, blocky texture noted, 9.0-10.0 Stiff, moist to wet, dull dark yellow-brown clayey SILT, some subrounded to angular basaltic bouldery gravel. 3,�31 Speer Development 0-4116 March 12, 1986 Page 5 •'' TEST PIT LOGS Depth(ft.) Materials Encountered Test Pit No. 8 Forest, near Boones Ferry Road. 0-1.0 TOPSOIL, decaying wood. . 1,0-2.0 Soft, moist, dull dark yellow-brown, clayey , SILT. 2.0-6.0 Medium stiff to stiff, moist, brightly mottled, yellow-brown with gray clayey SILT. 6.0-10.0 Stiff, moist to wet, dull, slightly mottled, dark yellow-brown with gray, clayey SILT. Some desiccation surfaces or . joints, locally wet. Test Pit No. 9 Forest, near Boones Ferry Road 0-1.0 TOPSOIL. 1.0-3.5 Medium stiff, moist, dull, slightly mottled, yellow-brown clayey SILT. 3.5-7.0 Stiff, moist, brightly mottled, yellow- . brown with gray, clayey SILT. 7.0-10.0 Stiff, moist, dull, slightly mottled, dark yellow-brown clayey SILT. Desiccation surfaces or joint, blocky texture noted, Test Pit No. 10 Forest, near Booties Ferry Road, popout 0-1,3 TOPSOIL. 1.3.4.0 Medium stiff, moist, dull, slightly mottled, dark yellow-brown, clayey SILT, trace black oxide staining. 4.0-7.3 Medium stiff, moist, mottled, yellow-brown, clayey SILT. 3282 y .. 5 01 • • Speer Development 0-4116 March 12, 1986 Page 6 Depth(ft.) Materials Encountered • Test Pit No. 10 (cont), 7.3-10.0 Medium stiff, moist, dull, dark yellow- brown, clayey SILT. Desiccation surfaces or joints noted. ti 3283 CITY OF LAKE OSWEGO PLANNING DEPARTMENT STAFF REPORT APPLICANT Farr Development Co. FILE NO. PD 01 4-86-014 VAR 05-86-06 • • OWNER Don Lindsay DATE May 21, 1986 LOCATION North of Lakeview Blvd., 90TH DAY August 4, 1986 south of Rosewood St., about midway between Pilkington & Tualatin Streets LEGAL DESCRIPTION Tax Lot 1700 of Tax Map 2 lE 18AC NEIGHBORHOOD N/A REQUEST The applicant is requesting approval of a 7-lot planned development. The applicant is also requesting approval of the following two variances: 1. To vary the Transit Standard requiring a hard surface path to connect a development to the nearest transit facility. 2. To vary the Access Standard which requires that each lot abut a public street for a width of at least 25!. One lot will share a common 20t Wide driveway with an adjacent lot. BOARD ACTION The Development Review Board is charged with the review of this major development 'application in a Quasi-Judicial Hearing. The application and review is governed by LOC 49.300-49.330 listed in the Criteria and Standards portion of this report and the hearing procedures are governed by UOC 49.610-49.620. Any decision of the Board is final unless appealed to City Council; however, LOC 49.215 allows minor modifications to be reviewed and approved by staff. The criteria by Which the prpject should be judged ate listed in the Criteria and Standards section of this report. CRITERIA AND STANDARDS LOC 48.120 - 48.155 R-5 Zone LOC 48.470 - 48.490 Planned Development Overlay LOC 49.145 Major Development LOC 49.300 - 49.330 Major Development Procedures LOC 49.500 - 49.510 Variances LOC 49.610-49.620 Quasi-Judicial Evidentiary Hearing Procedures LOC 49,615 - 49,620 Criteria for Approval 32,84 I . Staff Report/PD 04-86-01/VAR 04-86-01 VAR 05-86-06 May 21, 1986 Page 2 e Applicable Development Standards: Street Lights Weak Foundation Soils Transit Utilities Parking Hillside Protection/Erosion Control Park & Open Space Access • Landscaping, Street Site Circulation-Private Trees, Screening & Streets, Driveways Buffering Site Circulation-Bikeways , and Walkways Comprehensive Plan APPLICATION COMPLETENESS The applicant (in accordance with LOC 49.315) has submitted a . complete application. EXISTING CONDITIONS The site is vacant and heavily treed With a thick understory. Those trees over 8" in diameter are indicated in Exhibit 2. The site is designated R-5 by the Comprehensive Plan and zoned R-5. i .' The surrounding area is zoned R-5 and contains homes on larger lots (over an acre in size), in particular, to the north, east and one lot to the west (Exhibit 1). ' • The gross site area is approximately 1.06 acres. Minus the 10' of dedication along Lakeview Boulevard. and the street improvement within the development the net buildable area is .81 acre resulting in 7 units. There is a 10" sanitary sewer and 8" line on the south side of Lakeview Blvd. There is no developed storm drainage system in Lakeview Blvd. Lakeview BlVd, is designated as a collector street. It is substandard with a pavement width of approximately 201 and curbs and gutters. PROPOSAL The applicant is proposing a 7-lot planned development With lot areas ranging from 4,671 sq. ft. to 5,322 aq. ft. The request includes two Variances as cited on page one of this report. Exhibit 3 details the applicants' proposal, ZONING CODE REQUIREMENTS AND ANALYSIS Use of the Planned Development Overlay is allowed in any zone provided the overall site density is not exceeded, As outlined in . Staff Report/PD 04-86-01/VAR 04-86-01 VAR 05-86-06 M y 21, 1986 n emle 3 the Applicant's Narrative (Exhibit this proposal is in 3), conformance with the overall density requirements. Under the Planned Development Overlay, setbacks and lot width/depth requirments can vary from the underlying zone requirements. In addition, lot areas can be smaller than the minimum required. The applicant is proposing 10' front and rear yard setbacks and 5' ne is io' . Staff sftbTtherequired 5' sideyardoverall setbackssetback as the the pr jectzincludes si Staff supportsAny type of dwelling unit is allowed in the R-5 single zone.fa St housing. R-5 Staff believes that attached units were proposed, then 10' sideyards would be more appropriate. ANALYSIS OF CODE REQUIREMENTS AND DEVELOPMENT STANDARDS + The building design standard does not apply to development involving single family detached units. The site does not contain any • Significant historical andodoessnotihavective potentialral foralandslideeam corridors, hazard or weak foundation soils. Street Lights - one street light is required within the f development and an additional light is requiredaont the existing pole located at the westerly prop Lakeview Blvd. Transit - This standard is applicable to all major development. A hard surface pedestrian path is required to connect the proposed development to the nearest bus stop. The Applicant's Narrative (Exhibit 3) includes the justification for a variance. The conditions for authorizing a variance are cited in LOC 49.500. staff finds the variance request has been justified. .Parking and Loading - This standard is applicable to all development which genetates a parking need. An off-street parking area for two Vehicles (excluding a garage) is required for single family residential I development.this All proposedparcels have adequate area to meet Park and Open Space - All major residdential luproposalsto must provide open spade in an aggreg , at least 20% of its gross land area. If land is not provided as open space, payment of fees equal to the assessed Vahe of gisred notopropoen sing toace area provide 20% oequhees. The applicant of the of the site in open spacet therefore, payment fees or a schedule outliningethe heeassessment and randimethod .�j of payment of the app p d prior to the approval of the final plat. 3286 . r K • Staff Report/PD 04-86-01/VAR 04-86-01 VAR 05-86-06 May 21, 1986 Page 4 (°'"� Landscaping, Street Trees, Screening and Buffering - The applicant has not submitted a Street Tree Plan. Staff recommends that the applicant submit a Street Tree Plan illustrating the size, type and location of the street • trees. Drainage - As indicated in the Applicant's Narrative (Exhibit 3), there are no developed storm drainage improvements in Lakeview Blvd. The applicant is proposing to utilize a drywell system. The Soils Conservation Service maps indicate well draining soils in this area. However, staff recommends that a soils + report be submitted to confirm that the soils are adequate for a drywell system. Future improvments along Lakeview Blvd. will include a storm drainage system which the development could tie into in the future. Utilities - The existing sewer and water lines Will be extended to serve the site. A fire hydrant is required by the corner of Lot 4 Which will be served by an 8" line to be extended to the north property line for future looping. Access - Each lot is required to abut a public street . for a width of at least 25 feet. As described in the applicant's narrative, a variance from this standard is • required. Lots 2 and 3 are proposed to have a 20' wide accessway shared between them. There will be reciprocal cross easements for these lots ensuring adequate access and maintenance of the driveway. Lot 3 requires a variance as it will not have the required 25' of street frontage. Technically Lot 2 has frontage along Lakeview Blvd.; however, access from the newly created street is preferred, limiting additional access points from LakevieW which is a collector zereet. Staff supports the Variance request which is addressed in the applicant's narrative. Site Circulation - Private Streets & Driveway.! - The proposed development will be served by a 20' wide street With curb and gutter on the east side. As discussed in i the applicant's narrative, staff recommends a street 1 pattern Which took into account the potential future development of adjacent lots. The street improvement as proposed can be extended to the West, north or east, if and When development occurs in those areas. LakevieW Blvd. is required to be Widened to 20' along the site's frontage. In addition, a nonremonstrance agreement is required for future improvements along 3 2,8 7 Staff Report/PD 04-86-01/VAR 04-86-01 VAR 05-86-06 ` w,y 21, 1986 , ..ge 5 Lakeview Blvd. The City has requested and the applicant has g 10' -of-way along Lakeview eBlvd.d to dfor cthe nfuture o f t street improvements. Site Circulation - Bikeways and Walkways - Sidewalks are not required along the new street baseitts serves rvesolless than • 14 lots as per LOC 44.387(c) . ~ sidewalk are part of the future improvements along Lakeview Blvd. CONFORMANCE WITH THE COMPREHENSIVE PLAN The applicant's narrative describes compliance with the Comprehensive . Plan policies. RECOMMENDATION Staff recommends approval of the PD 04-86-01/VAR 04-86-04/VAR 05-86-06 subject to the following conditions: 1. That a reproducible of the final plat shall be submitted to the City which clearly depicts; a) sidewalks; b) utility easements; and, c) setbacks. • 2. That the final r &before shall finaleplat submitted approval.the Cilty and approved t hall e roVid 3. ftortfuturerstreetrance improvementsnonsLakeviewpBlvd. . 4. That the applicant shall dedicate 10 feet of right-of-way along Lakeview Blvd. • 5. That final construction plans shall meet all City • standards and specifications prior to approval. 6. That a soils report be submitted along with the ' final construction plan to assure that the design of the drywall is adequate due to soil percolation s.. tests and that a positive roof and foundation system be constructed to each individual lot if individual drywells are not acceptable. 7. That the applicantro riate park shall pay the appropriate and open space fees or submit a schedule outlining the assessment and method of payment of the appropriate fees prior to approval of the final plat. 8. That the applicant shall provide one street light Within the development and an additional light to be installed on the existing pole at the westerly property line at Lakeview Blvd. as per the specifications of the City Engineer, 3288 M. t Staff Report/PD 04-86-01/VAR 04-86-01 VAR 05-86-06 , May 21, 1986 Page 6 9. That the applicant shall submit a Street Tree Plan illustrating the size, type and location of street trees for staff review and approval prior to . approval of the final plat. 10. That reciprocal crose easements for access to Lots 2 .f' and 3 along with a maintenance agreement be submitted for staff review and approval. aK EXHIBITS i. Tax Map 2. Site Plan and Preliminary Plat 3. Applicant's Narrative 17 4. Memorandum from Engineering Department dated May 19, 1986 ' ..c • 3867P 3269 . • - • . . , •licOop . , e , u N tool �+����' 83� 43 1n I 2000 '' 7J 1 1s' • r Nz ,off m �OQ s v 13 531t .0'el 7 oO • 1 Q 43\\ , ' N A492 "+' 1 0 :,,ei . ': ti\ : 1 '. A9 0►59 Id'G s ,, 5 • A�° t 43 �, Op �u Q Air ,_ \,� 9 E \O •6 e� .E ./ v �1 e''q^9 t r 2`,9 �+ 0" ti \60p I P4�11? •\O �o f1°1'�u Sti . • 95! ko\ e 1400 es' \0� $so' 6900M1 0v. 1402 . �ti .9COMI a 51 `/ '�• \c+ f�'y�yqta �,e, 00 y. '�e(ZipS\b''' F Sa \ rh i :r 1401 \t 11lP "�• ,\I', o•o. • ^MO 52G1 op 1 �' (0 80, 1 u N w U A o 1:_% f`�n,$ Ial O k�• V. O e 81. a �, "b.AClt: •,rds•ar•E ',et•es••-- �nt0.0 1 ilea% CR; B. •''11 1 PM 1 • 0 b 1 1• .. ,\ =ii f .t' a 1,ItoY<•t•s..� .:e � rmvr.. ' }ED rr" / w6 v. • ° say. 2A•4d•'£.. SSJ•$S'. . - , rn i v. w ,?�4: e ., ; 3700 . 4500 4600 4700 ' 4800 ' y 04 q�$ 2.8 Aa 11519 • Q* ,.r •• 5225 o ''" 11555 a 11541 ; 11555 h a 1 Sck vt 4446 ` JP o10,r k'" 4400 " 28� Z. .;, v. ' 11555 ryu•! �Pa 1 • •' \o a R•1•. r EXHIBIT '1 i Si CI . y y I I " rdtd'27 e �' 2900 4' n lo•w 1 .vew Z 4{"?'+a ' -�►`b 1,03Ae, 4300 A,:a a • 6111 ,e i1651 la 2 '+552 1 it .to 11655 '1 • 4 4 .. , • M Harris-McMOnagle Associates, Inc. ENGINEERS-SURVEYORS J 123SS S.9V.HALL BLVD. TIGARD,OREGON 97223 RECEIVED ,i; Telephone(303)639.3453 May 6, 1986 v MAY 'r 1986 - City of Lake Oswego CITY Of LAKt uSWEGO DUI. OF, PUBLUC WORK$ 4Planning Department Attn: Lori , 348 North State St. Lake Oswego, OR 97034 Re: Lindsay Park A Planned Development a The following information is submitted as justifications for the grant- 0 • ing of the requested variances. Variances from 25 foot lot width at street for Lots 2 and 3 to proposed width 10 feet for each lut with reciprocal easement for utilities and "�, .' , driveway purposes. 1. The property contains 1.02 net acres after the proposed dedication e' • of additional right-of-way to Lakeview Blvd. , 2, A previous plan submitted and reviewed by Staff contained 7 ',Mid- • , ing sites with access from Lakeview Blvd, via a 30 foot wide pro- '4 posed public roadway. This development plan did not require any , ` variances to be implemented. 3, During the pre-application conference Staff requested that we try to devlop a plan that would provide for the eventual extension . of a street along our southwesterly boundary to extend in the future to the north and connect to Rosewood Street providing street cir- culation. We agreed to try to develop a plar and Staff understood the amount of area that would be required for the roadway. 4. Staff agreed to support variances to accomplish this revised plan due to the overall benefit to the City. , + t 5. The proposed buidable area will support 7 lots averaging 5000 s.f. which is consistent with the existing zoning. Due to the bite con- (7 figuaration and the location and width of the proposed public road- way the access to Lots 2 and 3 as shown is requested to efficiently utilize the land area involved, 6. Variance to transit standard The project site is approximately 1/2 mile from the bus stops at Pilkington Rd, and Bryant Rd. . There is not sufficient right-of�way along Lakeview Blvd. to construct a pathway to connect to these • roads. EXHIBIT 3 2 91 Cep) , • .1 . • . b H-McASSOC., INC. 4 City of Lake Oswego , Lindsay Park 5/6/86 . Page 2 . 6. (Cont.) • . We have agreed as a condition of development to enter into a non- remonstrance agreement to provide our proportionate share of the future improvement of Lakeview Blvd. . There are other subdivisions and minor partitions along Lakeview Blvd. that have been granted variances to the transit standard. As this area is developed, a bus route along Lakeview Blvd. will probably be established to serve the adjacent lands. To impose the pathway requirement of the transit standard would result in an ex- treme economic hardship to the development which would make it un- feasible to t • struct. • 7. Request for 5 foot side yards. It is proposed that the building sites will utilize 5 foot side yards and will not be injurious to this property or the adjacent neighborhood. Similar zones in surrounding Cities utilize 4 foot and 5 foot side yards and I am not aware of any adverse conditions because of them. By allowing the use of. 5 foot side yards, the size and type of home , that can be constructed is greatly enhanced, and will allow the q amenities that today's buyer requires in a home. 8. Conformance with Development Standards. The site does not contain any significant historical resources, o ` stream corridors, wetlands, weak foundation soils, flood plains, • hillsides or areas with erosion potential. Therefore, those stan- dards are not applicable. There are no building structures or • fences proposed in this major development applications. Street Lights - will be provided per City standards whick will include one light within the project and one light on an existing I power pole on Lakeview Blvd. . The lights within the project will be standard residential town and country light fixture on cedar . light pole. ' 9. Street Standards I ' The interior street will be constructed to the interium width As shown on the preliminary plat in conformance with the structural section shown in conformance with Lake Oswego standards, • 3292 i . 1 q H-McASSOC., INC, • h City of Lake Oswego Lindsay Park . 5/6/86 Page 3 9. (Cont.) A non—dremonstrance agreement will be entered into for the future improvement of Lakeview Blvd. . • 10. Sanitary Sewer • A 10 inch sanitary sewer exists on the southerly side of Lakeview • Blvd. approximately 10 feet deep. This sewer will be connected to ' and extended within the proposed public roadway to it's terminus which will provide future service to lands to the North and West. 11. Water System ' /, A 6 inch water line will be extended from the existing 8 inch water main in Lakeview Blvd. in the proposed public street and stub out for future service to adjacent lands. 12. Storm Drainage ' At this time there is not an underground pipe system to collect the storm drainage. This system will be constructed during the future 1 improvement of Lakeview Blvd. . From the observation of the under- ' ground soil conditions on lands to the South of Lakeview Blvd. , the top 8 to 10 feet Is composed of a free draining, round gravel strata ranging in size from 1 inch to large boulders. • We propose to construct a dry well to City standards as a temporary receiving system for the storm drainage. This system will be de— ' signed to eventually connect into the Lakeview Blvd. system in the future. 13. Park and Open Space Due to the small site size and roadway location, we propose to con— tribute 20% of the assessed value of the buidable portion of the property. 14. Comprehensive Plan Policies The project site is designated residential with the zoning R-5, The General Policy V is to encourage inovative building and site design to provide a full range of housing choices, located in suitable living enviroment for all incomes, ages and familty types. 3 2 9,n ) . W•McASSOC., INC. City of Lake Oswego Lindsay Park 5/6/S6 Page 4 14. (Cont.) Our proposal is to utilize the existing R-5 zone, thereby in part implementing the Comprehensive Plan for this area as well as pro— ' viding the in fill of small parcels as required by the L.C.D.C. and the Comprehensive Plan. The proposed housing will be single—family detached and will range in price from approximately 60 to 80 thousand dollards. V.Fy r ly yours — __ ._. arras —McMom le Associates, Inc. WLM:ds • • 329it . t ri s CALCULATION . RECEIVED Sample Calculation: Gross Developable Acre: .► 1,02 Ac. Less Right-of-Way , n 71 An Net. Developable Acre: 0.81 Ac. Maximum Number 0.81x43560 = 7_0q Units of Units 5000 Less Density Transfer Acre: 1 Floodplain ever 25% Slope Landslide Stream Buffer , ' public Open Space 0 0 , Base No. of Units: = 7,nq units Portion of Density Transfer Allowed: . Floodplain See Over 25% Slope Justification Landslide Pg. _ thru _ Stream Buffer of the Public Open Space 0 application Total Portion of Density Transfer ' Area Allowed: Total Developable Area Allowed: 0 Total Developable Area Allowed = = 7.037nits xx1fIx inontmvx • R-5 Zoning I 2258P ' '3296 MEMORANDUM DATE: May 19, 1986 • . TO: Lori Mastrantonio,,LDevelopment Review Planner . �`15evelo t Review Engineer FR(M: Wayne Halverson, F SUBJECT: Lindsay Park, PD 4-86-01 The applicant has proposed a. seven-lot development served by a 20-foot improvement with verticle curb and gutter on the east side. This improve- ^ meet will become part of an overall future street plan for the area. When the property to the west of the applicant's site is developed, an additional four feet of asphalt with verticle curb and gutter will be require2.4-f Thisi will bring the new street, which still needs to be named, up to • asphalt street. The only street improvements that will be required an Lakeview Boulevard at this time will be widening Lakeview from the existing 8-foot width n of 20 feet with athree-foot shoulder. This would upgrade Lakeview to meet the city's minimuun street standard, A non-remonstrance agreement though will be required for the future street improvements an Lakeview Boulevard which would include curb and gutter, storm drainage, • street lights and bikepath. The applicant has shown the location of utilities to serve the properties, 'd A fire hydrant will be required by the corner of Lot 4 which wi llobl eLserved by an eight-inch line to be extended to the north property looping. The applicant has shown all utilities to be extended to the end of the property as required by 14.020(4) of the city's development standards, The applicant has shown 10 feet of right-of-way dedication along Lakeview F 's Boulevard which is required in order to make a future 50-foot right-of-way. The applicant will also be dedicating a 26-foot strip of right-of-way along . the full length of the west side of their property. The plans show a one-foot access reserve strip along the edge of the proposed road; This is only acceptable to the city according to City Code 44,470 if it is "placed definitely within the jurisdiction of the city under conditions of the development permit,' . The applicant has shown the street drainage to be collected and taken to a drywell, An easement to the city will be required around the drywell, and a private storm system run from the drywell to provide positive roof and foundation drains, if possible, IXHI1 :'4 . 329E ,' . .p kJ +• Pr. ,, Lori Mastrantonio Lindsay Park, PD 4-86-01 May 19, 1986 Page 2 Recommend approval with the following conditions. 1. A non-remonstrance for future street improvements on Lakeview Boulevard. 2, Dedication of 10 feet of right-of-way along Lakeview Boulevard. 3. That final construction plans meet all city standards and specifications prior to approval, 4. An engineer's soils report with perculation tests submitted with construc- tion plans must demonstrate that a dry well will provide an adequate and positive drainage system for the project and lots. 5. That the applicant provide one street light within the development and install a temporary cobra head (150 w) light on existing pole on the westerly property line at Lakeview Boulevard. dm 3297 „ . W �-` CITY OF LAKE OSWEGO 004 PLANNING DEPARTMENT STAFF REPORT APPLICANT: Consulting Engineering FILE NO. PD 03-86-01 Services ' OWNER: Shelter Development Company DATE: May 26, 1986 LOCATION: South of South Shore Blvd., 90TH DAY: August 11, 1986 West of Greentree Road, North of Greentree Circle and East of Wall Street NEIGHBORHOOD: Palisades McVey/South Shore REQUEST: • The applicant is requesting approval of a 33-Lot planned development located south of South Shore Blvd., west of Greentree Road, north of Greentree Circle and east of Wall Street. PREVIOUS ACTION i On February 25, 1974, the Planning Commission approved a 41-lot subdivision on this site minus Tax Lot 2800 and 2900 of Tax Map 2 lE 9DD subject to four conditions. There was a public road through part of the site which Was vacated by Ordinance No. 1543 in 1974. r BOARD ACTION The Development Review Board is charged with the review of this I major development application in a Quasi-Judicial Hearing. The application and review is governed by LOC 49.300-49.320, listed in e. the Criteria portion of this report; and, the hearing procedures are governed by LOC 49.610-49.620. Any decision of the Board is final i Unless appealed to City Council; however, LOC 49.125 and LOC 49.215 allow minor modifications to be reviewed and approved by the staff. The criteria by Which the project should be judged are listed in the 1 Criter section. of this report. LOC 19,020(1)(i) states the following: "A dead-end street of more than 300 feet in length shall be designed With a turnaround unless ia otherwise approved by the City Manager prior to the layout of the development.” LOC 44.387(c) states the following "Cul-de-sacs shall generally be designed With a circular closed end With sufficient radius and right-of-way to allow for utilities, street lights, ` sidewalks, bikeways, etc. Use Of a "fish tail" or "hammerhead" ' configuration must be approved by the City Engineer. Where 14 or more lots have access to a cul-de-sac, sidewalks shall be provided on at least one side." Staff believes that the decision regarding whether or not dead-end streets greater than 300' in length can be designed as cul-de-sacs or hammerheads is an engineering issue. The applicant is proposing hammerheads for all four of the dead-end streets. As indicated in the memorandum from the Engineering 3298 Staff Report/PD 03-86-01 May 26, 1986 , Page 2 Department (Exhibit 11) analysis of the information provided the City demonstrates that cul-de-sacs are feasible. LOC 44.387(c) and 19.020(1) (i) allow for the construction of hammerheads. Staff recommends that the City Manager (or his designee, the City Engineer) have the authority to decide between hammerheads or . • cul-de-sacs if appropriate justification is submitted. Staff further recommends that the four dead-end streets be constructed as cul-de-sacs unless it can be determined by the City Engineer that cul-de-sacs are not reasonably feasible. ' CRITERIA LOC 48.195-48.220 R-10 LOC 48.470-48.490 Planned Development Overlay LOC 49.145 Major Development LOC 49.300-49.330 Major Development Procedures ,, LOC 49.610 Quasi-Judicial Evidentiary Hearing Procedures LOC 49.615-49.620 Criteria for Approval Applicable Development Standards Stream Corridor Drainage for Major Development ' Street Lights Utilities Transit Hillside Protection/Erosion Control Parking Access Park and Open Space Site Circulation-Private . streets/Driveways Landscaping, Street Site Circulation-Bikeways/Walkways ,. ' Trees, Screening, Buffering ` Comprehensive Plan APPLICATION COMPLETENESS The applicant (in accordance with LOC 49.315) has submitted a complete application. EXISTING CONDITIONS '0 The site is designated R-10 by the Comprehensive Plan andf zoned R-10. The site is vacant and heavily treed. The tree inventory includes those trees over 8" in diameter, generally (EXhibit 6). over 700 trees are included in the inventory. Some areas of the site include slopes from 25-50% (the northeast, southeast and northwest portions of the property) and slopes eXceeding 50% (the northwest portion of the site) (EXhibit 5). From the end of wail Street to South Shore at Greentree, the site slopes at about 15%, I", ) • I i• : 1 Staff Report/PD 03-86-01 May 26, 1986 Page 3 The site contains a stream corridor and a thick understory of brush. As indicated in the Comprehensive Plan, a potential for landslide hazard exists on the site. A preliminary and a detailed soils report ave been these reportsh hare discussedlthroughoutded lthe stafft 9 & �report The results of The gross site area is 16.1 acres. Minus the street right-of-Way • (3.2 acres), the net buildable acre is 12.9 acres or 56 units. Utilizing density transfer for 2.75 acres with over 25% slopes, 1.6 • acres with landslide hazard, and 1.71 acres as open space (includes .89 acres within the stream corridor and buffer area), the total . density transfer area equals 6.06 acres. ` 1 There are existing 8" sanitary sewer and water lines in Greentree Road. There is an 8" sanitary sewer line in Palisades Terrace. There is a 5 to 6" water line in south shore Blvd. and a 6" water line in Cherry Crest Avenue. South shore Blvd. is designated as a collector Street. It is substandard with a pavement width of about 20' and has no curb or gutters. Greentree Road is designated as a collector street with a pavement width of about 20' with no curb or gutters adjacent to the site. PROPOSAL . The applicant is proposing a 33-lot residential planned development with lot areas ranging from 9,348 to 49,950 square feet. (Please refer to Exhibit 4) . The large variation in lot sizes is primarily due o the thesste of unstablells is alsoltions at requestinghthatrtheerear portion i on of the site, The applicant yard setbacks for Lots 13 and 14 be reduced from 25' to 10' due to the location and preservation of the stream corridor. No other setback variations are proposed. Thus, the setbacks1arede perr the' R-10 requirements Which are generally: 20' front, minimum width with a total combined minimum width of 15' for side yards. Exhibit 8, the applicant's narrative details the applicant's proposal, ZONING CODE REQUIREMENTS AND ANALYSIS Use of the Planned Development Overlay is allowed in any zone provided the overall site density is not exceeded. As outlined in the Applicant's Narrative (Exhibit 8), this proposal is in conformance with the overall density requirements. , • Under the Planned Development Overlay, setbacks and lot Width/depth requirements can Vary from the underlying zone requirements. In addition, lot areas can be smaller than the minimum required. Only • two of the proposed lots are Under 10,000 sq, ft. in size (Lot 13 - 9,348 sq. ft. & Lot 14 - 9,900 sq. ft. ). , • Staff Report/PD 03-86-01 May 26, 1986 • • Page 4 ANALYSIS OF CODE REQUIREMENTS AND DEVELOPMENT STANDARDS . The building design standard does not apply to major development involving single family detached Units as proposed. The site does • • not contain any significant historical resources, distinctive • natural areas, wetlands, or weak foundation soils. The site is designated in the Comprehensive Plan as having potential landslide . hazard over the entire site. Stream Corridor - The stream corridor adjacent to Greentree Road serves as an essential element of the drainage system and, therefore, is a major stream corridor as defined in ' • the standards. Development within the stream corridor will be limited to a street crossing to provide access to the site. An inlet control structure will also be constructed at the entrance to the pipe Under South Shore Boulevard to allow part of the corridor to be used as a detention basin. All other development will occur outside of the stream corridor buffer zone. • • The improvement of Greentree Road adjacent to the site . should be limited to the installation of curbs and a half street overlay to avoid filling the stream corridor. Due to the proximity of the stream channel and the steepness of the slopes, widening along Greentree for the southerly 600 feet of the site would require the installation of culvert and filling of the stream corridor. LOC 3.020(4)(a.-e.) allows Unavoidable road or Utility crossings over stream corridors. Staff concurs with the extension of Wail Street through the site over the stream corridor to Greentree Road. The sanitary sewer lines originally proposed Within the stream corridor have been moved to a point above the corridor that is acceptable to 1 staff. Street Lights - Street lights are to be provided in conformance with the street light standard. Final street light locations and accompanying photometric information Will be submitted according to the specifications of the City Engineer. Transit - The applicant is proposing to construct a sidewalk along the north side of Wall Street and the West side of Woodsman Court. The proposed pathway or sidewalk between the open space area and Lot 19 at the end of Woodsman Court will be required to be constructed along with the development in order to provide the link of the sidewalk to South Shore Boulevard, thus meeting this standard. ;3301. 4. o • Staff Report/PD 03-86-01 ,. May 26, 1986 Page 5 • Parking - Two onsite parking spaces (excluding the garage) can be 'accommodated on each lot, thus meeting this standard. Park and Open Space - All major residential proposals must provide open space in an aggregate amount equal to at least 20% of its gross land area. If land is not provided as open, payment of fees equal to the assessed value of the required open space area is :7equired. The applicant is proposing to dedicate 1.71 acres to the City as Open Space. An additional 1.51 acres as park and open space land is required or a fee in lieu of this . deciation. Since the additional open space is not proposed, payment of the fees or a schedule outlining the assessment and method of payment of the appropriate fees is required prior to the approval of the final plat. Landscaping, Street Trees, Screening, Buffering - The applicant has proposed a berm along South Shore Boulevard with Oregon Grape, English Ivy and Douglas Fire Trees. The proposed berm along the north side of the site and adjacent to south Shore Boulevard is proposed at a 2:1 slope. The • soils report indicates that fill or grading in these areas should not exceed a 4:1 slope. However; if, according to • the geotechnical engineer, a berm in this area can be constructed under special measures at a 2:1 slope then it Would be allowed. A Street Tree Plan has not been proposed. Staff recommends that the applicant submit a Street Tree Plan illustrating the size, type and location . of existing trees to remain and the size, type and location • of the new street trees. Fences - No fences are proposed as part of this project. Drainage - The existing stream channel on the site is part of the Lost Dog drainage basin. Ah inlet control structure will be designed to accommodate site detention as well as • addressing the needs of the basin above the development. The existing channel will be used as a detention basin . Which Will minimize the chances for downstream erosion. • • The potential for onsite erosion Will be minimized by controlling the exposure time, channelizing and filtering runoff, and re-establishing Vegetation as soon as practicable. The applicant has indicated that detailed erosion control measures Will be implemented during the construction of this site. This is more thoroughly • addressed under the Hillside Protection and Erosion Control Standard. ' -- The applicant is proposing to construct 10" storm lines throughviut the site. Staff recommends 12" storm lines as • 3302 Staff Report/Pe 03-86-01 May 26, 1986 e41 Page 6 per City policy. A 12-15" storm line is proposed along South Shore Blvd. which runs into the detention facility which staff supports. The outlet structure for the detention basin will be through a 42 or 48" culvert under South Shore Blvd. A road providing safe access for the maintenance of thise facility is required. The final construction plans will illustrate how the storm system is to be extended up South Shore Blvd. to the end of the property frontage and include a Landscape Restoration Plan for the construction of the detention basin facility. Utilities - Adequate water, sewer and storm water facilities can be extended to serve the site. The applicant has shown split water services and hydrants served from 6" waterlines which are both contrary to City policy and specifications. All utilities will be designed and constructed to meet City policies and specifications. The applicant is proposing to terminate the sanitary system at Quail Court. Staff recommends extension to the limits of the development as pet LOC 14.020(4). Staff also recommends that the sewer pipe be provided from Tyndall Court to Nelson Court through the old slide area. Mitigating measures listed in the geotechnical report will be sufficient to build the proposed roadways, houses and this sewer pipe. The applicant does not propose to build this sewer line. The city requires that sewer systems be extended, as per code, and this line must connect with the dry system in Nelson Court. The deletion of this sanitary line Would require the construction and maintenance of a costly pump station by the City. Hillside Protection and Erosion Control - A Very extensive geotechnical engineering report has been submitted by the applicant (Exhibit 10) . According to the report, there are three areas of major concern: 1) Lots 25-30 (old landslide); 2) the ravine slopes along the east side of the deVelopment; and, 3) Lets 5-16 (soil creep). According to the soils report, mitigating measures can be taken insuring safe development of the site Which include variations of the followings special setbacks for specific building sites, deep foundation system below actiVe soil zones, remedial grading, surface Water management and special dry and wet Weather construction methods. The report indicates that the soils generally consist of clayey silts overlying bedrock at varying depths. The report has recommendations for utility and street construction. Final construction 3303 Staff Report/PD 03-86-01 • '-'",, May 26, 1986 Page 7 plans will require approval of the geotechnical engineer. The City concurs with the geotechnical engineer's analysis and all lots will be required to have a positive roof and M foundation drainage system that connects to a gravity storm sewer. The applicant's narrative has a very complete , erosion control measures list for disturbed areas during • and after construction. The applicant, as a condition of • approval, will be required to follow those erosion control , measures and also incorporate the recommendations in the • geotechnical report for both dry and wet weather , construction. The applicant has indicated that the developer intends to . . • • follow the recommendations and guidelines indicated in the K , soils report in order to provide for cut and fill slope stability and erosion control. • Site Circulation-Private Streets, Driveways - Development access will be from Wall Street to Greentree Road. The applicant proposes to construct Wall Street as a 24 foot " roadway. However, staff recommends that Wall Street be a 32 foot roadway with vertical curbs as this will conform With the design of the existing Wall Street Which will connect to Greentree Road. Wall Street functions as a neighborhood traffic collector street and 32 feet will allow normal parking, pedestrian and traffic safety. The • • applicant desires to build all other streets 20 feet in ' width. Staff recommends 24 feet due to 19.020(lb) of the Development Standards to allow the passing of fire trucks by emergency vehicles. R Staff recommends the turnarounds shown on the plans as hammerheads and fishtails be replaced with cul-de-sacs. Analysis of the information provided the City demonstrates cul-de-sacs are feasible. Only cul-de-sacs provide postal delivery to the end of the street according to a letter from the postmaster (Exhibit 12). However, the City • , Engineer will entertain new data submittals from the applicant supporting fishtails and hammerhead turnarounds as per LOC 44,387(c) and 19.020(1)(i) . The applicant prefers to limit Greentree Road improvements to curbs and a half street overlay due to the stream corridor. Plans submitted show the existing width of Greentree Road and its locatibn to the centerline of the right-of-way. Greentree Road southwest of the proposed development is already an existing 36 foot street With Vertical curb and gutter. Staff recommends that the , applicant provide half street improvements on Greentree Road for a future 36 foot street, including stn3t lighting and storm drainage improvements, but due to the locaH,on of ' the stream corridor, the final street Width may vary itt the discretion of the City Engineer. try • 1 • .. ' Staff Report/PD 03-86-01 s' '1 May 26, 1986 ,b ,; Page 8 t . The applicant in his narrative has proposed to grade South T '+ - Shore Boulevard out in order to provide for a future 36 foot street and size the storm line in South Shore 't, Boulevard in order to provide drainage for the future • street. This is acceptable to staff. The applicant will . also be required to widen out SoUrh Shore Boulevard at Greentree and South Shore in order to provide for a left turn lane as projected in the Lake Oswego Comprehensive Plan. Even though the City is not requiring tht applicant • to provide half street improvements on South Shore Boulevard at this time, it is recommended that a nonremonstrance for future street improvements be required „.. '. of the developer for future improvements to South Shore Boulevard. The reasons half street improvements are not required at this time include the following: 1) the County requires no improvements since the developer is not taking access from South Shore. 2) South Shore Boulevard should be designed in its entirety at one time due to the existing topography. The proposed berm along South Shore will require both design and approval by the Geotechnical Engineer due to the potential landslide hazard as described earlier in this report. ' . • Site Circulation-Bikeways and Walkways - The applicant is ..-' proposing a sidewalk along the north side of Wall Street and the west side of Woodsman Court. The Comprehensive x, Plan requires all sidewalks to be property line. As in past developments, staff recommends that the location of the sidewalks be in accordance with the Comprehensive Plan, but may meander around obstacles such as trees, mailboxes, street lights; fire hydrants, etc. In those cases, a . i'..' • public utility and sidewalk easement will be required where '' the sidewalk will need to meander out around the obstacles, ' ;Ta thus placing the sidewalk outside the 41 foot right-of-Ways. The final construction plans should include y .' • a utility plan showing the proposed location of the future • ' sidewalk in relation to hydrants, street lights, mailboxes, etc. prior to approval of the final plans and plat. ; .. A sidewalk exists on the east side of Greentree Road south '• I', of the site. As indicated in the applicant's narrative ' • requiring a pathway and/or sidewalk along the west side of Y Greentree Road would require clearing and filling in the •+ '• •„y stream corridor adjacent to the site. . ,..*0" The half street improvements required along the site's ' +'i,.d frontage on Greentree Road will not accommodate a bikepath. There will not be adequate space and would pose a safety problem. However, When the full street is t improved, there will be adequate Width for a bikepath, and ,. 1. at that time, bikepath improvements Will be provided. .Y{ «. M y` ..y .. , s . y , ye. kA u Y. VF . u ., . � } •J I 4, } i a,t�, ... � .... ..._... ••. ,.__ 1. � ar 1 u u Staff Report/PD 03-86-U1 May 26, 1986 - Page 9 \ The future improvements along South Shore Boulevard will u c' include a bikepath. CONFORMANCE WITH THE COMPREHENSIVE PLAN The applicant's narrative describes compliance with the Comprehensive Plan policies. RECOMMENDATICM "• " µ Staff recommends approval of the 33-lot planned development subject to the following conditions: 1. A reproducible of the final plat shall be submitted to " the City which clearly depicts: a) sidewalks; b) i' ' ' utility easements; and, c) setbacks. 2. The final CC & R's shall be submitted to the City and approved before final plat approval. 3. The applicant shall pay the appropriate park and open y ' .• space fees or submit a schedule outlining the �- , assessment and method of payment of the appropriate fees prior to approval of the final plat. 4. The applicant shall submit a Street Tree Plan illustrating the size, type and location of existing • trees to remain and the size, type and location of new trees for staff review and approval prior to approval+,, of the final plat. � . ( 5. That the final construction plans be reviewed and approved by the geotechnical engineer for compliance .• with their recommendations in the report dated April, 1986. In addition, a Landscape Restoration Plan shall be submitted for the detention basin facility. ,, 6. That positive proof and foundation drains be provided ° ; • •`•1 to all lots and shown on the construction plans prior ,.;., '' to approval. u• 7. That the erosion control measures listed in the . " applicant's narrative be incorporated in the final construction plan notes along with the geotechnical •`" report's recommendations for 'at and dry weather , construction requirements ant, d landscaping and restoration plan for the +tention area be submitted along with final construction plans. 'S 8. That Wall Street be a 32 foot street with vertical curb and gutter and that all other streets be 24 foot sY streets with curb and gutter. 3306 '�»•4 `' ' 1. -,a '„ f:�' _�, .�� �• a a� 1 p, ..`V Y ae' =A:•Y t . •'A r'� Y �r�,P +* '"�fi I,1' Staff Report/PD 03-86-01 • May 26, 1986 • Page 10 • a'' 9. That cul-de-sacs be provided at the end of all streets • unless the applicant can satisfy the City Engineer that cul-de-sacs are not reasonably feasible. 10. That Greentree Road be built with half street improvements for a 36 foot street including street lights, vertical curb and gutter and storm drainage to ' the satisfaction of the City Engineer, but that the final width may vary at the discretion of the City •' Engineer. 11. That a nonremonstrance for future street improvements , on South Shore Boulevard be required along with a petition for a future LID prior to approval of the final plat. aQts �" 12. That a left turn lane with appropriate tapering shall be constructed on South Shore Boulevard at Greentree Road as per specifications of the City Engineer, 13. That the applicant provide a utilities plan with final construction plans for future sidewalks and their location in relation to mailboxes, street lights, hydrants, etc. and that the section of pathway between Lot 19 and the open space be built along with the `.i development. The sewer line shall be extended from Tyndall to Nelson Court unless the applicant can satisfy the City Engineer that constructing this line `. is r reasonably feasible. • ' 14. That a final street lighting plan and photometrics be submitted to the City Engineer prior to final approval of the construction plans. 15. That final construction plans for water, sanitary sewers and storm drainage and streets meet the City's code, standards and specifications prior to approval. .1 16. That prior to all building permits, individual soils and foundation reports be provided to the satisfaction of khe building Department and approved by the developers geotechnical engineer. • • 17. That the proposed berm along the north side of the site and adjacent to South Shore Boulevard be reviewed and approved by the geotechnical engineer and staff ensuring appropriate slopes due to the potential hazardous features of the site in this area. J 1' 330'7 • ♦ 1 tls, y•, 0.i _�.y # Cr... `u ` f.A° • ♦,A:71 .1 1.. • � . ♦�1 t; ..yk ' ‘Y,w..7' }, ,I 4, 1, l �} �y,�:1 ';.I v�y *T :1• .14.+ 1� r A w� ,�, 1 4 « M ! �;1 • • Staff Report/PD 03-86-01 May 26, 1986 Page 11 EXHIBITS • 1. Aerial Photo of Site 2. Tax Map 3. Preliminary Plat (Includes Utilities and Cross-Sections of Proposed Streets) 4. Lot Area Data Sheet 5. Slope Analysis (Too Large to Reproduce) 6. Tree Inventory - Two Sheets (Too Large to Reproduce) • ' 7. Index of Trees 8. Applicant's Narrative (Includes Density Calculations) 9. Preliminary Soils Report dated March 14, 1986 10. Detailed Soils Report dated April 1986 11. Memorandum from Engineering Department dated May 26, 1986 12. 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''• �,I „ �1 fiROJ�CT �:� CONSULTING ENGINEERING SERVICES tenlerPlat.WNt SUI1�360 SNf11ITER SUBDIVISION TAX MAPS ` 4. nliw 126S5wettan,S.Wr Center St, \ ee Ofegort 97005 DATE .r EXHIBIT 4 G 6464609 6464436 0 FEBRUARY 26, 1986 `: "3 310 P�• e sld•ol I • , y� \. t • , ,,, ,�7 y..:.'.•?r a.r�,A r , ^ a• "t ,6 A 7 -4 1 'if ,*.•' � .:r.4 , 7 .6 1 ) (�� t.4 • • • I ,� .�• • I ,4 ,"': . i r yt ! •.1t 14 J • . 1 I f,'E — nen 0-, A-4AI i•• ,A.,v. ' 4 , -I • s3o0nirn Isixl • •1' S31VIS3 3UOMS Hinos IiELS=4)j °":1P.,4:1d,13:45,. ••••-•••••""---- ........... . 1!'ti•hi_j ''''."'""""'''''''''' ME32Eiga:•••••..1-4W 'T 0 . . 10-,8-£0 Cl 4 cv.:\ 14 ' -----S-- I, -..' • 5• 5... ri r r1 . 4 ' 1191HX3 g ki ,h 3:'.• tl, '':.--- •::,--'7-1.0174"s• ; . -* 1-(A-1,•.--47 tl ..„ 0 h , • st: ,g 4 •• 'IV. ?; 1. 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' WIT IN) 1.01 n11nn 1 u«l •^• • 1, 10,450 18 12,420 ' 'r;( Ib,S50 I0 19,110 . '' 3. 10,450 2U. 16,910 '" , 11,000 21. 19,240 v o} 4 11,7U0 22 18,844 / 5 0, 11,000 23. 18,200 l' F"1 7, 10,450 24 21,500 n 10,450 25 27,265 9 12,800 9,, 19,430 In 10,230 27 9n,no0 11 10,260 28. 49,050 " , 1 12 11,400 29 311,980 Yl 13. 9,348 30, 22,400 14. 9,000 31 18,720 15. 11,480 32. 19,240 IG 11,700 33 18,910 I'l. 13,440 ' SITE DATA 5' y, . ACRES 16.20 .' ZONED R-10 PROPOSED NUMBER OF UNITS 33 z ` `' t° OPEN SPACE AREA/ACRES 1.71 .> 7 6r A` ry SITE RESTRICTIONS: POTENTIAL '°;' r ''; le ^,,I LANDSLIDE HAZARD '4, . .1 ! i NATURAL RESOURCES STREAM CORRIDOR , ' ' , ',;t CONTOURS: CITY OF LAKE OSWEGO +? AERIAL CONTOURS , WATER SUPPLY ZONE BERGIS 1 r . ; t PREPARED FOR: SHELTER DEVELOVMENT ' CO. 16055 S.W. BOONES FERRY ROAD , r LAKE OSWEGO, OREGON 97034 I � ':,:,i, 1° `' , a v { .>p 1 1, ; 1 ' z SLOPE until,:, i Y.�' ` ;I:1 MAX SLOI'E ! . '. 1, fl‘41.' . .. 5 \ r '1 .a , . GIIAIIE RIGHT OF WAY TO �` - 1 !,i °� t PROVIDE FOR FUTURE IMPROVEMENT -.- -``1 . EXHIBIT •� 1 ' T SECTION 1 OP SOUTH SHORE BLVD. ' °p .�.. 1�. 3312 4/ 1 s '' J 4 . ! .,t, INSTALL STORM SYSTEM Pb O3- `o t.1f ,,, , , ti �', TO SERVE FUTURE IMPROVIIIDIl' ' • r.lt 'ti: ' t II„n.'r N A C 1i j u' ' .' 1 d a:°� :qr I', s •Kl 'r �•' M , 1 a 4 4 ''' a l'' w 0 I y' __ CONSULTING ENGINEERING SERVICES }K ::e1111,1 I "..1 Vs€'.1•Suite 360•1P655 SW Ceater St •Beaverton,Oregon 97005.1601•(503)646.4509 646.5435 ;' `fir INDEX OF TREES n + ' PT, NUMBER LOCATION CORRDINATES SIZE &TYPE • 182 ' 1}89 :i8 ' 8 18:��q 1FilitPE 102 11063.157 9260.672 2^11"MAPLES .,w''1 ` 103 11082.037 9265.144 14"MAPLE , ','' !I i..c 'f 104 11083.000 9278.957 8"MAPLE h' 105 11034.733 9266,976 17"MAPLE 106 11035.134 9281.035 11"MAPLE 4` t 107 11036.772 9286.908 5-13"ALDERS t; C 108 11040.165 '9291.851 19"ALDER 109 11079.851 9327.165 10-9"MAPLE 110 11072.741 9343.025 8-7"MAPLE 111 11062.837 9365.322 11."MAPLE h i 112 11043.588 9403,779 9 MAPLE . s 113 11021.839 9386.706 8"MAPLE 114 11018.579 9083.879 8"MAPLE ` ... I! 115 11026,636 9374,647 37"FIR „" 1. 116 11019.565 9373.566 12"MADRONE ' t `7Y' 117 11029.841 9357,127 10"MAPLE "� x 118 11034,066 9352.890 10"MAPLE 119 11035.691 9341.609 26"FIR .' 120 11024.171 `9316.378 12"MAPLE 121 11012.671 9296.216 19"MAPLE 122 10978.185 9324.711 2-11"MAPLES .0• ' 123 10966.242 9324.999 14"-12"MAPLE 124 10987.985 9334,314 10"MAPLE `.; 125 11002.765 9364.802 9"MAPLE 126 10991.633 9371.081 12"MAPLE 127 10988.963 9377,744 2^8"MAPLES 128 10928.163 9382.066 13"MAPLE 1 '' •{ 129 10926.555 9375.518 29"FIR ,•'' rs ! 130 " 10927.246 9370.529 14"MA2LE ?.' 131 10904.799 9369.471 15"MAPLE 132 10890,324 9387.175 30"FIR ' q 133 10908.046 9407.425 14"MAPLE 134 '10894.241 9423.288 2-16"MAPLES ••i 135 10882.635 9433.332 6"HAPJTHORNE a s 136 10860.013 9447.600 19"MAPLE 137 10676.970 9407,994 24"FIR , $' 138 10864.699 9408.850 10"MAPLE ., , N . NT ,N' tk 139 10890.674 9366.217 r ; `ria POINT QUAD BEARING DISTANCE NORTHING EASTING DESCRIPTION 27"FIR ' 140 10879.953 9380.375 18"MAPLE A� 141 10653.094 9383.854 35"FIR 142 10902.030 9358.573 16"MAPLE 143 10895.763 9355.492 12"MAPLE 144 10880.507 9343.703 26"FIR ` ' 145 10898.682 9329.281 34"FIR ° ,:•' 146 10882.413 9326.583 14"MAPLE r 147 10872,113 9311.515 17"FIR 148 10871.739 9297.880 29"FIR 149 10851.064 9267.141 34"FIR e. _ 150 10845.157 9266.470 12"FIR , 151 10666.671 9270.848 9"MAPLE � 152 10873.744 9276.476 10"MAPLE 153 10863.840 9285.284 8"MAPLE , . a .., 154 10680.861 9287„961 10"MAPLE `''. 155 10887.167 9300.981 30 FIR 158 10906.480 9318,643 9"MAPLE 157 10923.540 9321.892 8"FIR 158 10923.155 9324.722 10"FIR -- +• 159 10928.604 9320.327 15"MAPLE 160 10931.420 9319.015 13" 1APLE ,'f• I 161 10914.254 9305.525 10"MAPLE ,.. y, , 162 10904.747 9294.675 10"MAPLE '`_'` 163 10933.296 9348.264 14"MAPLE 164 10638.233 9252.699 28"FIR 165 10839.006 9265.633 18"FIR 1 6 10848,555 9297.419 26"FIR tor10823.356 9314.811 13"HEMLOCK 168 10813.056 9298.714 13"MAPLE ,, ;' 169 10791.548 9300,414 14"FIR NI, " 170 10791.334 9330.168 31"FIR , :• 171 10842,695 9326.357 31"FIR r 172 10784.144 9320.367 48"FIR I ' 173 10793.959 9269.526 34"FIR %; � r 174 10791.083 9265,090 38"FIR �t 175 10815,223 9274.355 33"FIR 176 10820.051 9268.501 18"FIR '.: ' ' 177 10816.555 9262,028 19"FIR ly 178 10812.733 9255,519 25"FI1t 179 10788,149 9254.339 20"FIIt 4 I', 4' ., 180 10793.310 9247,214 22"FIR ..'+.. 181 10810.648 9224,483 10"MAPLE �,•` 182 10792,247 9221.266 29"FIR 183 10782,673 9225,859 38"FIR ' 184 10758.545 9245,489 14"CEDAR h,"b" • a 185 10760,573 9252,986 14"PINE 't P • , 186 10757,037 9250.567 16"PItE 187 107r:,`'64 9259.355 2-10"HEMLOCK • 188 107( 1 044 9272,289 17"HEMLOCK w•;; 189 10774.732 9288,017 8"MAPLE k , 190 10668.155 9401.158 44"FIR �; 191 1066/.821 9330.943 39"FIFt 192 10814.509 9494,090 20"MAPLE b • •;: 4 193 10782,095 9490,260 24"1IR 3 n I + 194 10778,885 9401.077 36"FIR ' 195 10751,822 9481.170 22"FIR r' . "` 198 10748,661 9483.858 28"FIR -• 197 10743,948 9489,300 ( ; .,i ,w • , .- k key ?04, • COGd PROGRAM FILE NAME IS 8509021, SOUTH SHORE HILLS 03/11/86 i 1 POINT QUAD }SEARING DISTANCE NORTHING EASTING DESCRIPTION . ' ° 33 FIR ' 198 10743.161 9501.067 15"FIR 199 10730.011 9514.936 33"FIR 200 10712.349 95"'L.110 36"FIR �'`•: ' 201 10705,910 9501 .15 54"FIR , :,. 202 10660,731 94+'4.551 14"OAK 203 10570,931 9512.734 28"FIR ?t 204 10210.80'1 96411.437 22"FIR ' 205 10200.314 9636.657 9"FIR ' .., ;1 206 10197.087 9631.599 22"FIR 207 10188.61H 9647.736 18"-14"FIR 208 10175.65' 9653.136 22"FIR *` 5 209 10177.631 1628.557 21"FIR 1 41" i3r, 210 10168.810 1630.051 10"FIR 211 10156,75: 9632.042 25 FIR • . 212 10144.264 9637.322 9"FIR J{i* + `• '�•`� 213 10014.327 9560.933 9"MAPLE ;',��i� sr i 214 10009.116 9573.174 12"MAPLE + S, ,I I - 215 10011,633 9583.332 22"FIR , +,_{�,.F.. 216 10016.267 9593.361 18"FIR r 4" r.2" 217 10015.50*.; 95.96.252 •18"FIR • ; ' ` ,�N , 218 10009.717 9619.749 20"FIR ; 219 10016,864 9635.100 15"FIR ` • 220 10020,862 9636.473 14"FIR 4 ' 221 10023,381 9640.153 10"FIR 222 10032.683 9639.084 12"FIR 1• u 223 10034,836 9637,340 9"FIR }It ' 224 10028.498 9652,860 15"FIR ' " 225 10037,354 9646.960 11"FIR 226 10042.924 9656,000 11"FIR 227 10047,307 9642.790 9"FIR • 228 10049,703 9639.740 16"FIR 229 10057.819 9633.159 26"FIR �• 230 10057.879 9635.813 26"FIR 231 10040.879 9635,814 18"FIR ,,' ,,: ,aw 232 10055.733 9624.980 17"ALDER 233 10048,195 9619,851 10"MAPLE 234 10087,527 9614.502 30"FIR • 235 10072,326 9608.804 2-8"MAPLES 236 10015,422 9661.225 9"FIR ; 237 100'.4,064 9664,995 6" 1ADRONE • 238 10023.810 9673.817 20"FIR . `i..!.1 239 10037,667 9685,098 2-•8"APPLES + ° 44c ' 240 10018,839 9687.129 9"FIR v +y ,+ 241 10007.186 9687.357 11"MADRONE ' `� 1 242 9996.607 9700.999 15"CHERRY 7' 4 ; ;,,,� 243 10003.933 9779.526 14"Fit? •$y'r 244 10014.980 9757.628 20"FIR ;. 245 10067,472 9762.990 16"•-14"MAPLE ;•. 246 10040.308 9810.610 13"FIR .,-, 247 10039,509 9816,775 13"FIR 0 • 248 10050,256 9820.017 15"k'IR 249 10022,278 9808.588 14"FIR 250 10020.760 9600.125 9"FIR `51 10023.581 9797,229 16"FIR 2b2 10027.315 9824.518 12"FIR t'. ' 253 10033,471 9833.832 10"FIR _ 254 10024,057 9833.669 11"F'IR 1i " 255 10021,654 9834.042 331.5 COGO PROGRAM FILE NAME IS 8509021, SOUTH SHORE HILLS 03r/11'/86 , , r POINT QUAD BEARING DISTANCE NORTHING EASTING DESCRIPTION 1, l .w� {Ie 8 FIR:'.. ' 256 10027.448 9842.209 9"FIR 257 10036.662 9844.230 9"FIR :` 258 10031.376 9853.869 11"FIR •.�, • '`• 259 10036,140 9863.818 14"FIR 't ` ` • 260 10038.588 9856.428 2-8"FIRS , 261 10024,303 9869,364 15"ALDER r 4. 262 10036.679 9879.309 11"FIR 263 10047,645 9873.212 9"ALDER °'` P64 10048,380 9884.466 8"ALDER `� �t 265 10053,356 9893.139 11"ALDER 266 10034.296 9897.655 10"FIR 267 9991,260 9873.572 32"FIR 268 10039.646 9337.635 14"FIR a 269 10061.196 +''36.762 10"FIR 270 10072,361 9831.698 15"FIR ' 271 10070.449 9820.828 16"FIR 272 10072.980 9813.180 9"FIR 273 10076,112 9816.680 12"FIR "• 274 10082.254 9820.392 9"FIR • 275 10085.111 9817.918 10"FIR } 276 10079.037 9834.018 9"FIR 1 277 10097,503 9828.452 3-12"FIRS r11' ry;x, ° 'h' 278 10104.137 9816.394 18"-16"FIR �' '' 'k. 279 10112.929 9822,053 20"FIR ' ° 280 10124.554 9852.179 14"FIR rr ' '� ' - 281 10127,409 9833.073 19"FIR 282 10113,425 9856.607 8"FIR 283 10115.178 9857.570 12"FIR , i• 1''` 284 10104,096 9850.746 15"FIR 285 10103,636 9855,621 8"FIR 286 10105.430 9858.465 12"FIR 287 10103.934 9858.994 12"FIR • 288 10098.072 9864.238 13"FIR �, 289 10081,473 9851.341 14"FIR 290 10074.103 9844.401 12"FIR 291 10073.808 9841.180 10"FIR :"•+ 292 10071.431 9863.738 10"FIR �► 293 10064.880 9861.867 9"FIR 294 10063.611 9860.309 9"FIR L•'. 295 10059,913 9861.100 9"FIR • 296 10121.134 9758.513 28"FIR 297 10131,242 9759.602 14"FIR ,;. 298 10130.254 9747.518 9"FIR 299 10132.106 9743.831 12"1IR 300 10142.127 9733.063 16"FIR 301 10140,267 9731.527 16"FIR 302 10153.660 9740.790 19"FIR x + ` .,'4, 303 10152,245 9752.848 14"FIR 304 10157,831 9755,652 9"FIR 305 10153,136 9758,654 9"FIR 306 10143.653 9752.588 16"FIR • "'"; 307 10146,605 9/58,944 9"FIR 308 10144.528 9763,251 12"FIR 309 10135.962 9768,465 15"FIR 310 10148.094 9769,146 13"FIR `' "•' 311 10149,443 9776.574 18"1IR 3316 ,�. 312 10158.132 9779.250 10"FIR ` , 313 10159,612 9772.985 4 ' way A n n. 1. ',IX+if ' .h\4 viM1 -� ", r ''. 1 • i F,} "l ♦o J o r'., C0G0 PROGRAM FILE NAME IS 8509021, SOUTH SHORE HILLS 03/11/86 •.; POINT QUAD BEARING DISTANCE NORTHING EASTING DESCRIPTION 8"FIR ; ` •- 314 10160.685 9763.041 9"FIR 315 10166.007 9759,632 20"FIR . ..?.a, , 916 10169.770 9768.795 11"FIR 317 10165,434 9771.453 12"FIR 31'z 10170.285 9778.794 18"FIR .e 'wi 319 10164.346 9786.699 14"FIR 320 10159.218 9784,124 8"FIR 321 10163.820 9793.837 20"FIR . a 322 10157.512 9793.620 16"FIR 323 10187,416 9801,552 22"FIR 324 10189.463 9812.724 24"FIR 325 10190.249 9817.861 30"FIR •...o 326 10199.005 9817.622 20"FIR 327 10219.634 9775.928 25"FIR 328 10213.460 9770.642 26"FIR 329 10195.262 9754.384 14"CHERRY ` 330 10196,886 9744.998 8"CHERRY 331 10188.641 9742.982 9"CHERRY 332 10163.001 9849,814 21"FIR :;, 333 10167.812 9860.976 21"FIR •;'... 334 10161,394 9854.432 8"FIR • 335 10154.933 9856,389 9"FIR 336 10153,865 9866.024 17"FIR 337 10144.282 9857,106 16"FIR 338 10139.815 9847.707 19"FIR 339 10149.213 9852.309 9"FIR 340 10154.985 9849,618 15"FIR 341 10147.436 9877,815 21"FIR 342 10122.784 9863.949 14"FIR 343 10119,562 9862.137 12"FIR 344 10118.036 9860.129 9"FIR e 1 345 10120,682 9841.042 12"FIR . ti I 346 9993.667 9971.294 37"FIR , �, 1 ,0; J 347 10001.867 9968,326 9"MAPLE r 348 10007.245 9970.999 9"MAPLE 349 10011.666 9955.280 8"MAPLE 350 10024.302 9946.291 8"MAPLE .1,4; 351 10038,553 9928,662 15"FIR 352 10030.970 9917.713 12"FIR 353 10034.216 9919.431 9"FIR co' --,i. "r 354 10034.682 9914.052 8"FIR 355 10032.585 9905,304 14"FIR ' " ,40",� ' 356 10037.518 9903.262 13"FI1 irw _•. 357 10038,390 9890.531 10"FIR 1k 358 10046.819 9954.805 18"ALDER 359 10069,413 9960.906 20"MAPLE A 360 10020,603 9992,915 GRD/BRK . . 361 10019,483 9999,655 TOB 362 10015.387 10002.246 FL/CREEK ' 363 10015.387 10002.246 24"CCP(IE) • .. 304 10012.836 10011,426 TOB 365 9094.472 9999,632 TOC/EOCURB 366 10064.330 10022,403 16"MAPLE ' ' ;�J' 367 10096,491 10034.487 32"FIR '' t `}`. 368 10104.942 10035.170 21"FIR o • ..' c, ) 369 10108,041 10033.627 13"FIR 3317 ,� , 370 10101.319 10035.121 GRD/uRK a+ ,t+',✓ !,! 371 10102,813 10031,404 ; ;rP ... , A,. 1 , , ' • 4 r s w . COGO PROGRAM FILE NAME IS 8509021, SOUTH SHORE HILLS` 03/11/86 , POINT QUAD BEARING DISTANCE NORTHING EASTING DESCRIPTION TOB • r 372 10103.670 10027.385 FL/CREEK 373 10107,062 10021.243 TOB 374 10114.545 10008.200 GRD/BRK 375 10126,546 9978.502 10"FIR 376 10127.808 9975.782 16"FIR 377 10184,295 9986,424 19"FIR • .,, 378 10185.607 9993.022 16"FIR y, .i ' 379 10187,627 9989.309 18"FIR 380 10194.889 9999.670 18"FIR ,'' 381 10201,164 9996.520 17"FIR '?- 382 10206.038 10006.009 24"FIR 383 10204.011 10008.656 10"FIR 384 10124.766 1004.0.268 35"FIR 385 10142.757 10056.178 36"FIR 1 w . '` 386 10153.396 10069.895 28"FIR 387 10156.622 10064.932 16"FIR 388 10173.516 10079.529 25"FIR !.`r 389 10174.975 10084,311 16"FIR 390 10189,948 10098.833 36"FIR #.• 391 10189,070 10069.843 20"MAPLE g, ,. 392 10228.740 10021.249 24"FIR 393 10253.886 10035.104 21"FIR a' 394 10258.956 10038.276 16"FIR 1a ,, 395 10249.318 10035,908 10"FIR ` •.'': 396 10245.911 10035.208 14"FIR ' '`' 397 10237,397 10039.888 15"FIR • , 398 10252.274 10051.661 20"FIR `'' 4,R: 399 10248.920 10056,557 16"FIR 400 10258,210 10066.395 15"MAPLE �•'. 401 10274.117 10040.923 4-14"FIRS .` ' 402 10275.040 10055,077 13"FIR 4, 403 10287.413 10059,729 17 FIR 404 10293.125 10067,086 18"FIR ': •. ;' .," 405 10302,052 10069.894 8"-17"FIRS ti•: 406 10320.493 10049.232 23"FIR 407 10319.751 10048.188 8"FIR 408 10332,003 10050.520 28"FIR ;a+ ' 409 10340.225 10046,972 13"FIR ' 410 10342.155 10056.030 18"FIR 411 10324.910 10078,037 11"-19"FIRS �• ,� 412 10335,337 10069,973 11"FIR ` ., V4 •� 413 10350,604 10085,151 18"FIR 414 10244.457 10089.118 28"OAK ' , 415 10282.839 10119,387 20"OAK 5' 418 10301.896 10139.939 24"FIR " al 417 10321,821 10144.163 12"MAPLE I 418 10325.838 10158.988 17 FIR .11, , , 419 10315,160 10165.191 14"FIR I. 420 10302.795 10170.253 34"FIR 1 0 421 10307.122 10173,325 14"FIR 422 10251,365 10122.225 GRD/BRK {,, 423 10245,537 10123,675 TOB 424 10238.873 10122.641 FC./CREEK 425 10234,599 10122.663 TOB 3 3 LB 426 10228.438 10126.504 GRD/ARK 427 10355.063 10154.670 9"ALDER • ,r` 428 10340,815 10156,922 4-8"MAPLES 429 10376,369 10180.587 . r ,ii .k h .�k' �. de �✓, 1, t, " r.�S •� �., yS ,�� ` u `nr �,��, 't' - - t r , Y .r+ .��� � r � r '�♦ • 1 COGO PROGRAM FILE NAME IS 8509021, SOUTH SHORE HILLS 03/11/86 J POINT QUAD BEARING DISTANCE NORTHING EASTING DESCRIPTION 8"ALDER 430 10381.194 10185.390 2-8"MAPLES • • 431 10382.067 10178.562 9"ALDER " : 432 10407.300 10206.023 8"MAPLE 433 10442.179 10189.881 8"CHERRY 434 10442.134 10205.496 6-9"MAPLES 435 10466.132 10185,215 9"WILLOW •? 436 10470.051 10203.436 9"WILLOW 437 10455.852 10209.306 8"MAPLE 438 10445.393 10229.097 8"CHERRY .-.R. . 439 10441,416 ' 10229.954 10"CHERRY ' ' 440 10454,469 10233.945 20"2-10"MAPS 441 10437,466 10233.103 11"MAPLE 442 10423.334 10227.896 12"MAPLE 443 10426.149 10224,484 10"MAPLE 444 10416.875 10221.433 9"MAPLE • :; 445 10415.077 10223.878 8"MAPLE Viz? 446 10393.379 10229.598 3-12"MAPLES 447 10389,410 10230.497 11"MAPLE - 448 10387.452 10232.167 10"MAPLE , - 449 10365,393 10215.479 5-11"MAPLE • 450 10359.672 10224.572 8"MAPLE 451 10364.011 10227.868 9"MAPLE , 452 10357.831 10226.007 10"CHERRY 453 10350.369 10222.948 8"CHERRY ' 454 10324.787 10191,923 22"ALDER 455 10318,428 10185.274 20"OAK • p ` 456 10385.140 10237.208 10"MAPLE A. 457 10415,328 10255.754 9"WILLOW • 458 10392.188 10256.520 GRD/BRK ' 459 10388,972 10261,426 TOB 460 10383.089 10263.457 FL/CREEK • 461 10381.870 10267,605 TOB ' 462 10379,257 10271.903 GRD/BRK 463 10379,257 10271.903 17"-15"WILLO . 464 10413.699 10265.936 8"MAPLE 466 10429,153 10259.863 13"WILLOW 466 10446.217 10243,095 9"CHERRY ' 467 10464,534 10260.191 8•-9"MAPLES , 468 10498,405 10239.250 10"-17"MAPLE , , 469 10506,402 10239,495 2-9"MAPLES ' 470 10500.501 10210.277 8"MAPLE ' ' , 471 10438,641 10287,121 20"WILLOW . 472 10448.779 10308,975 27"MAPLE 473 10444.850 10333,329 12"ALDER . 474 10428.485 10335.525 5-•9"MAPLES 475 10419,037 10312,388 16"FIR . 0 '•'' 476 10414,123 10316,641 2-11"MAPLES 477 10404,888 10298,829 12"-8"CHERRY 478 10399.717 10299.948 12"-9"CHERRY 479 10389,264 10101,867 36"FIR 480 10375,131 10079,910 15"HADRONE 481 10389,954 10074,370 15"FIR ' r' 482 10376.285 9925.717 40"FIR 483 10418,075 9998.407 4-12"MAPLES 484 10440,602 9991.125 10" 1APLE - 485 10488.039 9985,278 3-12"MAPLES • 486 10521,504 9940,431 30"MAPLE 331,0 r 487 10488,227 9953,372 5 . 4 , r COGO PROGRAM FILE NAME IS 8509021, SOUTH SHORE HILLS 03/11/86 . r• ,'•• POINT QUAD BEARING DISTANCE NORTHING EASTING DESCRIPTION "`'" 3-12"MAPLES 488 10496.180 9993.994 34"FIR �,,� 489 10414.545 10089.242 16"FIR ' • 490 10424.355 10087.179 15"FIR •, 491 10418.773 10080.720 15"FIR 492 10437.948 10094,664 34"FIR T. . .-4 493 10435.472 10088.457 9"FIR 494 10440.701 10087.853 9"FIR , 495 10446.656 10086.514 10"FIR 496 10452.642 10088.163 13"FIR 497 10452.110 10084,005 11"MADRONE 498 10457.192 10089.190 9"FIR 499 10467.552 10089,023 15"FIR s.. , 500 10467.927 10090.473 15"FIR • �+ 501 10479.813 10088.569 24"FIR • 502 10480.272 10090,613 10"FIR 503 10490,149 10088.992 1.0"FIR 504 10400,992 10093.599 14"FIR 4, 505 10506.512 10076,243 26"FIR . 506 10522.975 10080.116 11"FIR • , :r ,, 507 10530,050 10084.917 21"FIR 508 10532.019 10084.569 16"FIR 509 10528,163 10075.787 14"FIR 510 10544.687 10081.321 14"FIR 511 10543,302 10066,553 14"MADRONE • 512 10498.932 10383.866 4-13"MAPLES • 513 10511,034 10394.373 4-10"MAPLES 514 10504,319 10376.913 9"MAPLE • 515 10520,107 10373.983 GRD/BRK 516 10521.693 10369.574 TOB ' 517 10521.803 10368.538 FL/CREEK 518 10523.291 10358.175 TOB • 519 10626,696 10348,709 GRD/BRK • 520 10529.139 10332.469 14"MAPLE 521 10511,360 10334,929 8"-10"MAPLES - 4 522 10501.213 10330,286 27"MAPLE 523 10483:324 10303,525 8"-9"MAPLES 524 10511.452 10272.993 5-6"MAPLES 525 10575.332 10272,404 5-9"MAPLES 526 10665.593 40298,992 3-9"MAPLES 527 10551,980 10354.468 4-8"MAPLES . 526 10570.693 10364.076 2-8"MAPS/GB 529 10566.710 10362.926 TOB 530 10567.720 10362.692 FL/CREEK 531 10563,362 10369,566 TOB ` 532 10608,847 10424.908 24"MAP/GB , 533 10503,421 10392,718 10"CHERRY 534 10607.296 10402.405 12"MAPLE 536 ;.0631,164 10385.937 18"MAPLE 536 10630,288 10371.656 2-9"MAPLES , 537 10644,333 10376.851 16"MAPLE 538 10646.764 10,398.999 8"MAPLE 1 539 10655,894 10405,087 10"-8"MAPLES . 540 10655.644 10396,773 10"MAPLE 542 10700,686 10436,229 5-8" s M PLES 3 3 20 ` 543 10698,856 10422.020 3-9"MAPLES I 544 10576,717 10443,192 22"MAPLE 545 10578,624 10415,860 . r . c ;J COG0 PROGRAM FILE NAME IS 8509021, SOUTH SHORE HILLS 03/11/86 POINT QUAD BEARING DISTANCE NORTHING EASTING DESCRIPTIYSN'N "' 8-8"MAPLES 546 10566.828 10428.325 10"MAPLE 547 10551,536 10443.280 10"MAPLE 548 10541.864 10431.969 10"MAPLE 549 10536.513 10427.240 18"MAPLE 550 10533.281 10411.371 14"MAPLE 551 10631.888 10500,636 3-13"MAPLES 552 10588.875 10495.794 6-12"MAPLES 553 10573.585 10469,361 10"MAPLE 554 10615.899 10520.224 17"FIR 555 10719.579 10407.429 2-9"MAPLES 556 10723.561 10403.253 8"MAPLE 55i 10713.466 10380.521 9"MAPLE 558 10723.827 10365.884 3-8"MAPLES • 559 10709.895 10354.709 8"-10"MAPLES •`''' ' 560 10698.256 10369.438 28"MAPLE 561 10695,397 10349.190 10"MAPLE 562 10702.558 10342.515 GRD/BRK 563 10705.103 10334.713 TOB 564 10707.223 10332.378 FL/CREEK 565 10707.372 10328,067 TOB 566 10712.205 10321.476 GRD/BRK 567 10711,356 10325,466 10"MAPLE ' 568 107094072 10311.186 14"MAPLE 569 10692,722 10313,607 20"MAPLE 570 10671.788 10311.459 3-8"MAPLES , 571 10660.909 10325.772 3-10"MAPLES ) 572 10647.192 10234,875 8"-10"MAPLES 573 10686,415 10216,542 10"-8"CHERRY 574 10677.842 10211,892 2-9"MAPLES • 575 10683,718 10210,401 9"CHERRY 576 10681.771 10205.372 9"CHERRY , - I 577 10671.911 10207.882 8"-10"CHERRY 578 10616,134 10207.353 10"CHERRY 579 10598,914 10211.232 9"-8"MAPLES 580 10613.802 10194.768 10"-12"CHERR 581 10621,879 10195,691 10"-12"CHERR 582 10626.529 10185,764 4-10"CHERRY 583 10625,868 10175..686 12"CHERRY • 584 10603.449 10179,429 2-12"CHERRY 585 10579.319 10186,221 12"MAPLE 586 10659,964 10178.979 3-12"MAPLES 4 587 10650,836 10165,903 10"MAPLE 588 10666,126 10144.218 4-8"MAPLES 589 10650,373 10113.718 28"MAPLE 590 10672.401 10100.968 3-12"MAPLES 591 10852,135 10089.717 i0"FIR 592 10673.012 10069.580 2-8"MAPLES 593 10671,711 10066.714 12"MAPLE 594 10675.971 100624501 9"MAP1jE 595 10682,563 10079.355 10"-8"MAPLES 596 10692,339 10083,315 13"FIR 597 10699,792 10076.527 9"MAPLE • 598 10698.899 10094,736 20"FIR ?% 599 10706,316 10094.224 30"FIR 600 10721.452 10088,186 9" 1APLE 601 10722,437 10085,165 9"1APLE 3 3 ui 602 10728.605 10090.479 8"MAPLE 803 10720,749 10055,003 A. •M , ( C0G0 PROGRAM FILE NAME IS 8509021, SOUTH SHORE HILLS 03/11/86 POINT QUAD BEARING DISTANCE NORTHING EASTING DESCRIPTION 16"MAPLE 604 10737.677 10037.667 8"-10"MAPLES 605 10747,252 10054,288 8"CHERRY 606 10754,142 10049.636 8"CHERRY 607 10762,694 10060.185 8"CHERRY 608 10765,998 10053.735 8"CHERRY 609 10754.320 10067.688 8"CHERRY 610 10757,660 10066.932 8"CHERRY 611 10772,485 10092,568 12"-16"MAPLE • 612 10783.511 10075,564 12"FIR 613 10789,449 10049,530 14"FIR p 614 10795.742 10041.267 14"FIR 615 10796,355 10024.398 19"FIR • 616 10802.825 10014.273 15"FIR ,617 10804.354 9997,530 13"FIR 818 10805.366 9990,681 15"FTR 619 10783.990 10091.107 11"FIR _,. 820 10779,575 10107.894 14"FIR 621 10778,478 10117.862 15"FIR 622 10771.012 10121.460 8"CHERRY 623 10749,201 10119.533 28"FIR 624 10726.721 10180,734 17"MAPLE 625 10721,534 10185.051 5-9"MAPLES 828 10718.184 10201.600 16"MAPLE 627 10709.312 10203,961 10"CHERRY • 628 10704.247 10207,268 3-8"CHERRYS . 629 10709,509 10216,461 2-8"MAPLES , 630 10727.963 10211.264 3-9"MAPLES 831 10736.760 10219,002 10"MAPLE 832 10760.425 10221.506 9"MAPLE 833 10768,960 10188.084 13"-8"MAPLE5 634 10788,636 10177,148 11"MAPLE 635 40756,633 10335,788 22"MAPLE 636 10732,694 10344.184 20"MAPLE 837 10749,798 10317,846 10"MAPLE 638 10754,328 10304.460 10"MAPLE • 639 10738,833 10311,092 18"FIR 640 10743,252 10307.171 17HFIR 641 10741,567 10302,589 23"FIR 642 10709,803 10280,917 9"FIR 643 10808,868 9974,388 14"FTR 844 10813,840 9972,975 14"MADRONE 848 10831,810 9948,883 11"FTR 847 10828,458 9942,865 11"FIR 848 10832,281 9943,127 8"FIR ' 849 10832,840 9934,915 10"FIR 850 10838,085 9934,801 9"FIR 862 10833,082 9919,788 2"10RFIR5. 853 10836,873 9897,832 12"FIR 854 10837,484 9893,714 17"FIR 855 10840,849 9883,814 18"FIR 858 10848,758 9010,642 15"FXR 867 10814,398 9860,747 35"FIR 858 10828,970 9804,894 24"FIR 659 10808,571 9811,795 12"FIR �`��`� 880 10880,778 9798,852 18"SPRUCE 881 10895,800 9741,314 ' C0G0 PROGRAM FILE NAME IS 8509021, SOUTH SHORE HILLS 03/11/86 POINT QUAD BEARING DISTANCE NORTHING EASTING DESCRIPTION_N 2-12"HAWTHRN ^^N 662 10917,705 9719.891 2-12"APPLES 663 10969.259 9594.166 15"FIR 664 10976.154 9578.480 11"FIR 665 10978.793 9569.858 10"FIR 666 10989.188 9542.535 11''FIR 667 10997.454 9527.089 10"FOR , ,; 668 10999.947 9520.511 9"FIR • 669 10975.991 9510.288 34"FIR 670 11013.328 9484.472 13"FIR 671 11016,297 9481.139 8"MAPLE 672 11019.598 9461.313 10"MAPLE *"'. ' 673 11030.697 9436.378 12"FIR 674 10893,964 9588.711 16"FIR 675 10719.040 9999.719 4-11"MAPLES 676 10678.390 10003.164 3-14"MAPLES 677 10653.781 10055.852 2-9"MAPLES 678 10623.013 10070.705 9"MAPLE 679 10580.829 10081.418 15"FIR 680 10574.546 10076.278 22"FIR 681 10577,916 10108,886 30"FIR 682 10578.014 10114.799 34"FIR 683 10557,740 10090.598 19"FIR 684 10556.865 10092.143 13"FIR 685 10554.261 10076,022 10"MAPLE 686 10537.096 10045.566 10"MAPLE _ 687 10531,923 10037.884 2-10"MAPLES ' 688 10518.900 10039.934 12"-10"MAPLE 689 10521,227 10031.319 2-11"MAPLES t ,.' 690 10547.885 10021.420 8"MAPLE 691 10552,327 10025,392 8"MAPLE 692 10560,001 10020.196 9"MAPLE 693 10559.309 10018,050 8"MAPLE 694 10552,435 10040.953 10"MAPLE 695 10556.653 10038,159 2-10"MAPLES 696 10563.131 10024.716 10"MAPLE 697 10571,928 10030.844 10"MAPLE 698 10576.071 10030,420 8"MAPLE 699 10571.418 10022.798 94MAPLE 700 10574,913 10017.829 8"MAPLE d' 701 10584,135 10022,705 8"-9"MAPLES 702 10590.672 10020.342 12"MAPLE 703 10589,105 10024.353 2-6 MAPLES 704 10593,385 10024.252 12"MAPLE • 705 10800.124 10022,208 11"MAPLE • 706 10602.292 10026.889 8"-9"MAPLES ' • 707 10599,481 10027,959 10"MAPLE 708 10606,570 10026,537 10"MAPLE 709 10595.344 10015,843 10"MAPLE 710 10614.489 10030,800 8"-10"MAPLES 711 10582,697 10039.090 8"MAPLE 712 10579,093 10043.018 10"MAPLE , 713 10581.410 10055,347 12"FIR 714 10581,766 10066.993 14"FIR 715 10585.952 10064,269 9"MAPLE 716 10595.460 10068,921 10"MAPLE 3323 717 10617,357 10042,957 8"-10"MAPLES 718 10628.797 10040.115 9"-10"MAPLES 719 10551.206 9996.177 a a LOGO PROGRAM FILE NAME IS' 8509021, SOUTH SHORE HILLS'03/11/66 POINT QUAD BEARING DISTANCE NORTHING EASTING DESCRIPTION /, 2-11"MAPLES' 720 10551.899 9874.697 4-13"MAPLES 721 10586.408 9909.514 9"-14"MAPLES 722 10661.022 9907.862 4-14"MAPLES , .� 723 10643.924 9828.809 18"FIR 724 10654.730 9825.370 28"FIR '. 725 10665.607 9771.468 28"FIR ati • 726 10662.316 9720.962 26"FIR 727 10714.951 9658.845 46"FIR 728 10644.515 9817.889 17"FIR d' • 33?.A 1 0% ue VI. 1. a V G Ike MAY 2 71986 •• CITY C►f umU UsWEGO r OU!T. QE PUIIlC WORKS SOUTH SHORE ESTATES • APPLICATION FOR MAJOR DEVELOPMENT A 33 LOT SINGLE FAMILY SUBDIVISION PROJECT DESCRIPTION Consulting Engineering Services, as agents for Shelter • Development Company, are requesting approval of a 33 lot single family subdivision called South Shore Estates. Section 48.470 (2) requires any residential development in excess of 20 or more units or four or more acres to use the Planned Development Overlay. This development is proposed as one phase and, therefore, under Section 48.475 (2) no ODPS is required. This application, the attached material and drawings address the requirements of Section 49.400 et seq. as specified in Section 48.475 (1) . The overall density is less than the allowed density of • R-10, yet some lots may not meet the strict requirements as to size or allowable setbacks of the R-10 zone. We request , , approval of this flexibility due to the attempt to preserve the unique site features and reduce the impact on those features. Shelter Development Company intends to develop the lots this 4 ' summer and start home construction in early fall. • Access to the site is proposed from Greentree Road at Cherry Crest. From the end of Wall Street to South Shore at Greentree , . the site slopes at about 15%. The steepest part of the site is in the northwest corner where the slopes exceed 50% for a small area. Undeveloped open space is proposed for the northeast corner ,- of the site to protect the stream corridor and provide a natural • area for basin detention. EXHlRI? A[9pp) ?a .i.44,-o( 't?1ri 2 r r ,, . y COMPREHENSIVE PLAN COMPLIANCE r The property has been zoned in compliance with the Compre- l j hensive Plan, and services are available to the site. The • proposed density of 33 lots on this parcel is less than the 56 units allowed by code. This decreased density allows the development of this site into single family lots while dealing with steep slopes, landslide hazard potential and preserving open space in conjunction with the stream corridor. The Community Resource Policy Element of the Comprehensive Plan is addressed through the pertinent development standards as discussed in detail in following sections. • Under the General Policies of the Residential Land Use } ` Policy Element, the overall site design includes: . - preservation of open space Open space is preserved along the stream corridor and . ',,. .• detention area adjacent to South Shore Boulevard. - preservation of natural features compatible with structures and site • . The area around the stream corridor is being preserved and the potential landslide area is proposed to be regraded to stabilize the slopes and reduce the risk of a major earth movement. f' - efficient, energy-conserving street and circulation system , 'i The proposal utilizes existing streets for access, one from Greentree Road and another from Wall Street. The vertical and horizontal grade and alignment will allow access to the property safely and efficiently by using street widths and K slopes to control the speed of traffic. - safe, convenient pedestrian and bicycle circulation • , ti Access will be provided to South Shore Boulevard through the . . 4 site in addition to access to the system on Greentree Road. drainage management compatible with natural hydrologic systems , � The existing stream channel will be preserved to insure • system operation. Improvements to the system will include an inlet structure at •South Shore Boulevard. - privacy and quiet • Larger than minimum zoned lots are proposed that will decrease the intensity of the development. A berm is proposed along South Shore to deflect traffic noise away • from the homesites. 3326 3 - energy conservation Development at less than the maximum allowed density will require less streets and utilities to be constructed, thus conserving resources and energy. •" - protection or buffering from adjacent uses and streets . `' . �; r . The open space along the stream corridor separates the lots from Greentree Road, and the berm along South Shore Boulevard protects the abutting lots from traffic. The • existing lots south of the site are buffered by existing trees and vegetation. . DEVELOPMENT STANDARDS COMPLIANCE 3.005 Stream Corridors The stream corridor adjacent to Greentree Road serves as an essential element of the drainage system and, therefore, is a major stream corridor as defined in the standards. Development within the stream corridor will be limited to a • street crossing to provide access to the site. An inlet control structure will also be constructed at the entrance to the pipe under South Shore Boulevard to allow part of the corridor to be used as a detention basin. All other development will occur ,f outside of the stream corridor buffer zone. The improvement of Greentree Road adjacent to the site should be limited to the installation of curbs and a half street overlay to avoid filling the stream corridor. Due to the proximity of the stream channel and the steepness of the slopes, widening along Greentree for the southerly 600 feet of the site • would require the installation of culvert and filling of the stream corridor. • 5.005 Street Lights Street lights will be provided in conformance with city standards and as shown on the proposed site plans. • 6.005 Transit System South Shore Boulevard is an existing transit route, and pedestrian access is allowed from the site to South Shore via Greentree. r • 7.005 Parking and Loading Two off street parking spaces per lot will be provided in addition to garage spaces. 3 3 f n7W 4 , • 8.005 Park and Open Space The proposed site is not designated as a distinctive natural area nor part of the planned city open space system in the '•>•, comprehensive plan. The site does include a stream corridor and • a natural detention basin adjacent to South Shore Boulevard. The Open Space designated on the plan in conjunction with the Park and Open Space fee will comply with the requirements of the standard. .A' 9.005 Landscaping Screening and Buffering Buffering along South Shore will be provided by a landscaped • berm and existing vegetation. The site contains 16.2 acres which are zoned to yield approximately 59 lots. This proposal contains 33 lots which will allow considerable amounts of existing trees to remain on the rest of the site. x . 10.005 Fences A. No fences are planned as part of this development proposal. M 11.005 Drainage Standard for Major Development The existing stream channel on the site is part of the Lost Dog drainage basin. An inlet control structure will be designed to accommodate site detention as well as addressing the needs of the basin above the dev Lopment. The existing channel will be used as a detention basin which will minimize the chances for downstream erosion. The potential for onsite erosion will be minimized by controlling the exposure time, channelizing and filtering runoff, and reestablishing vegetation as soon as • practicable. 14.005 Utility Standard a. Sanitary sewer systems Sewer exists in Greentree Road at Cherry Crest and in Palisades Terrace north of South Shore. Service extensions from . both lines are planned to minimize the depth of excavation on site to serve all lots. Existing lots on Nelson court have not developed since gravity sewer service has not been available to those lots. Sewer service through this proposed development would require an additional 500 feet of sewer line through steep terrain. In addition, the area through which the line would have to be constructed will continue to creep csven after remedial measures have been taken. The future of that sewer line laid transverse to the slope would be continual movement, breakage, and repair. • The original and long-term cost of that sewer line would be • prohibitive when compared to the option of individual pumps for 3 or so lots in Nelson Court. • 3328 .t .. 5 • b. Water distribution systems ',, Water is available in Greentree Road with adequate volume and pressure to serve the site. • c. Sidewalks, pedestrian ways and bicycle paths Sidewalks will be provided in conjunction with building permits on site. The conceptual intracity pathway system map in • the comprehensive plan shows a pathway on Greentree Road from the Palisades Grade school to South Shore. A sidewalk exists on • the east sidse of Greentree Road from the school site down toward South Shore, and an extension along the east side would seem more practical. Construction on the west side would require clearing and filling in the stream corridor adjacent to the proposed site. Y4 d. Street name signs ��' 1 Street name signs will be provided on all streets in conjunction with development. e. Traffic control signs and devices •" A stop sign at the intersection of the access road and Greentree Road is the only anticipated device. f. Street lights street lights will be provided in conjunction with development as specified in the standards. g. Underground utility and service facilities Power, telephone, sewer, water, storm drains, gas and cable R facilities will be constructed underground to serve each building site. 16.005 Hillside Protection and Erosion Control The attached report from Rittenhouse Zieman, Geotechnical Engineers, and the test data indicate minor problems that can be addressed through foundation designs for specific structures on most of the site. The northwest part of the site, however, has • indications of problems that without substantial remedial measures pore potential problems for development and immediate • hazards for South Shore Boulevard. , Our proposal is to relieve the landslide potential from the northwest corner by removing the vegetation and regrading the slope to achieve a constant 4:1 slope from the property line to south shore Boulevard. Additional recommendations regarding j individual house foundations will be followed to further ` 1 stabilize the slopes. 3 3 21 6 • This proposed remedial work will not only provide safe building sites in an unstable area but will also provide for the future improvements of South Shore Boulevard and remove a sub- stantial risk to South Shore Boulevard and the private proper- ties below. According to the soils engineer, South Shore Boulevard is at risk to similar slides that previously damaged the roadway and threatened substantial property damage below the roadway. The above remedial work involves the movement of over 20,000 cubic yards of material. Our proposal is to remove the material, extend a storm drain sized to accommodate developed runoff from South Shore, and to provide preliminary grading for the anticipated section of South Shore Boulevard. The alternative to removing the hazard would be to 4•nirna.f : the area as open space and not develop it. This option it viable if South Shore Boulevard is not widened or improved • any activity at the toe of the existing slope could trigger rapid soil movement. This option ignores the existing hazard and potential for landslide similar to the one that occurred west of this site on South Shore Boulevard. The development of the remainder of the site will follow the recommendations and guidelines in the report in order to provide for cut and fill slope stability and erosion control. Check dams of straw bales will be used to control erosion potential and reduce sedimentation downstream. Erosion control measures for disturbed areas: 1. All disturbed slopes greater than 3:1 that are graded and compacted prior to October 1st shall be hydroseeded using the following specifications: A. Seeding shall not be done durinrj windyiweather or when the ground is frozen, excessively wet or otherwise untillable. B. Seed may be sown by the following method: Hydroseeding which utilizes Water as the carrying agent and maintains continuous agitation through paddle blades. Xt shall have an operating capacity sufficient to agitate, suspend and mix into a homogeneous slurry of the specified amount of seed and water or other material. Distribution and discharge spray nozzles ` . which will provide a uniform.distribution of the slurry. C. Grass shall be seeded at the rate of not less than one hundred thirty (130) pounds per acre. Seed mix shall be: "State Highway Roadside Seeding Mix." • 3330 7 1 D. Fertilizer shall be applied at the rate of 300 pounds ' per acre and shall have the following composition: nitrogen - 22%, phosphoric acid - 16%, soluble potash - 8%. ., l e d lied B. Wood celulserate ofloneoandfoneiberhalfshal(lbl/2jetonsdperpacre,at the - F. The exact time for seeding will be determined by actual weather conditions. The normal satisfactory period for seeding shall be considered between March 1 to June 1 and September 1 to October 1 unless otherwise authorized by the owner except that contractor may perform tseeding operations from June 1 to September 1 provided waters the new grass to the satisfaction of the owner. G. When delays in operations carry the work beyond the most favorable planting season, or when weather conditions are such that satisfactory results are not likely to be . obtained for any stage of the seeding operations, the contractor will stop the work and it shall be resumed only when the desired results are likely to be obtained. , If operations extend past October 1, alternate hay replacement and spring seeding shall be substituted. H. The contractor shall protect all seeded areas from erosion until final inspection and acceptance has been made. Areas damaged by erosion shall be repaired by the contractor at his own expense. 2. All disturbed areas with slopes less than 3:1 graded and a,' " compacted prior to October 1st shall be seeded with the same seed and fertilizer mix used in hydroseeding and spread evenly over the site between September 1 and October 1. 3. All disturbed areas not graded and compacted prior to October 1st shall be seeded with 200 pounds per acre of highway mix and spread with a hay mulch layer 1/4 inch to • 1/2 inch thick. 4. Erosion succesSfulntrol when argrassion matshasl be beenconsidered complete and established. 5. Additional temporary mporaryaerosion control measures during r Construction A. Straw bales will be placed at the toe of the fill slopes ' • when necessary to control eroionndotoipre existingent s ilt IN from washing onto adjoining property drainage ways. B. Temporary ditches will be Constructed as necessary to assure drainage is channeled to the facilities being provided. 3331 ,rc 8 • C. Straw bales and "Mirafi" 140S fabric will be used at all ( inlets to the storm drain system. This will control • silt prior to rocking and paving of streets. 18.005 Access Two points of access were evaluated for the site. One would 1 ilitersect South Shore Boulevard at Palisades Terrace, and the other intersects Greentree 'Road at Cherry Crest. The access to ( South Shore would create another intersecting street close to Greentree Road and part of that road would require filling within the stream corridor. The intersection at Greentree Road 1 creates less conflicts with traffic and requires a crossing of the stream corridor. The intersection at Greentree Road is preferable due to a lesser impact on the stream corridor and a safer intersection. Three hundred thirty vehicle trips per day are expected to be generated by the development. Even after development of the property to the west, the majority of the traffic will use the Greentree •Roa1 access. 4 4 • • 3332 Sample Calcu.:'', ion: Gross Developable Acre: 16.1 , Less Right-of-Way 3.2 ,4 Net. Developable Acre: 12.9 Maximum Number 561'924 = 56 units { of Units Less Density Transfer Acre: • Floodplain Cver 25% Slope 2.775 Landslide Stream Buffer 0.89 Public Open Space 0082 6.06 Base No. of Units: 263,973 So Ft = 26 Units a portion of Density Transfer Allowed: Floodplain See Over 25% Slope 2.75 Justification • Landslide 1.6 Pg. thru Stream Buffer 0.09 of the Public Open Space 0.82 application Total Portion of Density Transfer Area Allowed: Total Developable Area Allowed: 12.9 Total Developable Area Allowed = 561,924 56 R-lU zoning 2258P 3333 t .. I� RITTENHOUS ZEMAN&ASSOCIATES,INC. ICJ` Geolechnteal Consultants 8050 S.N.Cirrus Drive lg- . �_,A� Beaverton,Oregon 97005 (503)044.91,11 March 14, 1986 0-4118 RECEIVED ' Shelter Properties r'Vti 1 19fs3 15055 S.W. Boones Ferry Rd. CITY car LM,. vovvEGO '� Lake Oswego, OR. 97034 DEPT. OF PUDUC WORD Attn: Mike Crossley . SUBJECT: PRELIMINARY GEOLOGIC/GEOTECHNICAL SUMMARY , \ SOUTH SHORE ESTATES LAKE OSWEGO, ORLGON Gentlemen: As per our agreement with Mr. John Godsey of C.E.S. , we are • • { presenting a brief summary of our findings on the subject ,' ( project. A complete geotechnical report will follow next week. In general, the soils are suitable for the proposed development. They consist of clayey silts with basaltic lik. • " •. '` bedrock at various depths. Test pit logs are attached and the 12 teat pit locations are shown on the Site Plan. 1 Y - 1 In addition to our subsurface backhoe exploration, we performed 0 • a visual geologic reconaissance to determine whether any signs of instability exist. We have three areas of concern; they ., include: • 1. Lots 26-30 in the northwest portion of the property '4� (possibly a portion of 25) . • 1 2. Slopes along the ravine at the east margin of the property. • 3. Lots 5-16 in the southeast portion of the property. EXHIBIT q la42) • ft Shelter Properties 0-4118 March 14, 1986 Page 2 Lots 26-30 This area shows signs of previous logging activity in the form of cat trails, skid roads and associated cuts and fills. Some of the cut/fill areas have slumps and sloughage representing a ' �• localized instability. Several years ago (less than 10) a large slide developed on the adjacent property to the west, closing South Shore Blvd. for awhile and causing some alarm to upslope residents. The slide may, or may not have started in an old slide area, This portion of the property strongly suggests that an old rotational slide occurred before, or shortly after, South Shore Blvd. Was built. In addition to the possible unstable slopes, it appears that steep cuts and fills will be required to install the access road to the lots. Old landslides are easily triggered by man's activities. It is our recommendation th:.t no construction take place in this area until a detailed subsurface exploration is performed, consisting of drilled borings into bedrock,, below the effective reach of a backhoe. More concise recommendations could then be made regarding safe development of this area. 4 Ravine Slopes The slopes bordering the ravine,, are quite steep and are prone to slumping and sloughing. Over a 20 to 30+ year lifespan of a . p house, the slopes could regress sufficiently to damage structures, A reasonable setback, or a deep foundation system is recommended for buildings in this area, 3335 1 Shelter Properties 0-4118 . • March 14, 1986 Page 3 00,4%, • Lots 5-16 These lots exhibit signs of near-surface soil creep. For structures in this area, we recommend that foundations be • embedded below the active soil zone (3 to 4 feet deep) . • Daylight basements would be ideally suited to these structures. . Other findings worthy of note include hard, shallow bedrock along the north margin of the property (TP-4, 5, 6, & 11) that could obstruct utility installation. Minor fills should be expected along the west margin of the , ! ,� property, probably associated with spoils from the development of Quail Ridge to the west. Only TP-1 showed the fill (2.5 feet deep), but visual observations indicate that it may be fairly extensive in plan view, not appearing to be more than a few feet deep. The soils are fine-grained and will be difficult to work in wet • weather; dry weather grading is recommended, if possible. Drainage will be a factor for the completed project, including under-slab and foundation drainage. • If any test pits fail within building or paved areas, they should be excavated out and filled with compacted gravel. • r • • 1 , \./ yr r Shelter Properties 0-4118 March 14, 1986 Page 4 . If you have any questions or wish to have specific concerns addressed, please let us know. Respectfully submitted, ' RITTENHOUSE-ZEMAN & ASSOCIATES, I• , GEaTIFIEO J, ' P / OREGON RICHARD W RINNE Richard W. Rinne, C.E.G. co y • c'+kFRrN GGee Terry N.. C` + n;1':E: ���E��51NEEf�i0y� oc 8700 cc: C.E.S. (John Godsey) (4) OREGON, ' �U1N30,�g1,� • : N • • 3337 0 1 , N1 C 0 0! y Y/ J 4 y .f • •:1 G e. CO a w� 3 p 1 ' ,..t: co I-- E 1..iii �UQ tG.l to�. m x k. . F3! \ ' , M1� L 4 t'S � / n m C. > �Wo ti � O., \.p co o° .s .' a `\��c T�, CI) • e .s • ' 1 M L o : g r 1 C = � / 1 •44"v \ u .� 3 m o In 'fir .i.--) , ioi I/ 1-9..0,cs i. 'o ,_ ......,...II 13p.I Lt.:i,::-w-"e -t:: i.al.,.In, ''''') .p o ` 1� 6r 0 .11y .. . `, `- j1 I Ii� ���� �� 5S3ad a ddn,J T"— n� ' y� N 5 .f —_-_--- --_..-4' \ 0 i . ,..,2 • /, -0. ,.„.., r--.74--=- .,. , ! J -- — 1 / , .. . n 1 r� / �N 'u, ? G "'u �f . . , 1 /At 0.O N al IS 0� al f 6 1 �' 1+ ~,>b Li • O / f,4 / r nO, p 11 J��� `11 17 ''a. f 17".."...----.14. � t--•- ` t l ❑ drf o 1 * i/s in r�� o 1 • / ;i, , rr• M e ~I 1 "/ /L I • .0: ' 1 m m to At, .� .•-�,� W , le : \\\ Y . ,. _ 0 x / ,,.,‘„, L- •-A 11 N �1 t J h l/�� tl �`^,y 01 1 i nab .r (i I '!., .., • A, -I-\0 t', ....\--------"----..\ \ v. $ ‘-"\......c".. , \ "!, 4,__A M .,.x.... wa r�� p N • .., \ ..., \\............„..\. c4 .,..,,,..' b•P ', CI a 4 {iJ ° . �dpz Shelter Properties 0-4118. March 12, 1986 Page 1 TEST PIT LOGS Depth(ft.) Materials Encountered Test Pit No. 1 Thick grass 0-1.0 TOPSOIL. 1.0-2.5 Medium stiff, moist, orange-brown clayey SILT (FILL?) . 2.5-5.0 Medium stiff to stiff, moist mottled orange-brown clayey SILT, some fine sand, black oxide stains. 5.0-8,4 Stiff to very stiff, red-brown, clayey SILT with gravel and cobbles (with depth) of completely to moderately weathered gray to red-brown BASALT. Backhoe refusal. Test Pit No. 2 Grassy, hummocky • 0-1.5 TOPSOIL. 1.5-6.0 Medium stiff to stiff, moist, bright to dull mottled yellow-brown to yellow-gray SILT, some clay, fine sand, trace black oxide. Note: Hard desiccation surfaces or joints noted at 4-6 feet. 6.0-10.5 Stiff, moist, reddish-brown Clayey SILT • (completely weathered vesicular BASALT texture). Note: Abundant black oxide at 7 feet. Test Pit No. 3 Forest, brush 0-0,5 TOPSOIL. 0.5-1.3 Soft, moist, gray-black, rooty, organic SILT. • • r e 4 • .... Shelter Properties 0-4118 March 12, 1986 Page 2 • TEST PI'P LOGS Depth(ft,, Materials Encountered • ' Test Pit No. 3 (Cont) 1.3-6.0 Medium stiff, moist, reddish to yellowish- brown SILT, some cobbles of vesicular gray • basalt at 4 feet and deeper. . 6.0-7.0 Hard, multicolored, bouldery clayey SILT (completely to moderately weathered vesicular BASALT) . Backhoe refusal. . Test Pit No. 4 Grassy 0-0.5 TOPSOIL. • 0.5-1.4 soft, damp, gray-black SILT, some sand, organics. • 1.4-2.0 Medium stiff, damp, reddish-brown clayey SILT. 2.0-3.7 Hard, damp, reddish-brown clrpey SILT matrix with competent, broken (gravel to boulder sized) chunks of gray vesicular BASALT. Backhoe refusal. ' Test Pit No. 5 0-0.5 TOPSOIL. 0.5-1.4 Soft, moist, reddish-brown, clayey SILT with some rounded gravel and cobbles. 1.4-3.6 Very hard, gray competent vesicular. BASALT (in broken chunks) . Backhoe refusal. Test Pit No. 6 Blackberry patch 0-1.0 TOPSOIL. 33 i'r , Shelter Properties 0-4118 March 12, 1986 Page 3 A• TEST PIT LOGS Depth(ft.) Materials Encountered Test Pit No. 6 (Coat) 1.0-2.0 Medium stiff, moist, yellow to reddish • - brown, clayey SILT. 2.0-2.5 Very hard, gray, competent BASALT. Backhoe refusal. Test Pit No. 7 0-0.5 TOPSOIL. 0.5-1.0 Soft, moist, dark yellow to red-brown clayey SILT. 1.0-4.0 Medium stiff, moist, slightly mottled t yellow-brown with some reddish-brown chunks clayey SILT. 4.0-9.0 Stiff to hard, moist, mottled yellow-brown with gray clayey SILT. Note: Hard, gray, desiccated jointed clayey SILT noted at 5-8 feet. 9.0-11.0 y Hard, moist, reddish-brown clayey SILT, some black oxidized vesicular, completely • weathered basalt gravel and cobbles, 11.0-12.0 Hard, moist, multicolored silty CLAY (completely weathered BASALT) . , Test Pit No. 8 Blackberry patch . 0-1.0 TOPSOIL. 1,0-2.0 Soft, moist, gray clayey SILT, • • 2,0-3.8 Medium stiff, moist, slightly mottled dark ,yellow-broon clayey SILT, • -- n 3341 ' ,, . 1 • • Shelter Properties 0-4118 March' 12, 1986 Page 4 TEST PIT' LOGS Depth(ft.) Materials Encountered Test Pit No. 8 (Cont) 3.8-5.0 Stiff, moist, bright mottled yellow-brown with gray, clayey SILT with jointed desiccation surfaces, some black oxide stains, trace rust-brown stains. —'� 5.0-10.0 Stiff, 'moist, slightly mottled, dull, brown ' clayey SILT, "with jointed desiccation L • N.. surfaces. 10.0-11.0 Hard, moist, "Mot"tled yellow-brown with gray clayey SILT. •' • Test Pit No, 9 0-1.2 TOPSOIL. 1 1.2-4.0 Soft, moist, yellow-brown, clayey SILT. 4.0-6.6 Stiff, moist, mottled yellow-brown with gray, clayey SILT, some desiication joints, , black oxides, rust stains. -4 6.6-8.6 Hard, moist, bright mottled brown and gray clayey SILT. ' 8,6-9.0 Stiff to hard, moist, multicolored (completely weathered to silty CLAY) BASALT. . Test Pit No. 10 Top of ravine slope ' • 0-0.7 TOPSOIL 0,7-1.5 Soft, moist, brown clayey SILT. 1,5-3,5 Medium stiff, moist, yellow-brown, gravelly to, cobbly SILT, some 'clay. ' t x . 3342 , . 1s Shelter Properties o0-a1-41age 8 March 12, 1986 TEST PIT LOGS , Depth(ft.) Materials Encountered Test Pit No. 10 (Cont). 1.5-3.5 Notes Rock is completely to moderately weathered, subangular to rounded, vesicular BASALT. • 3.5-9.0 Dense to very dense, moist, reddish-brown silty GRAVEL (to boulders) . Note: Clasts are rounded, lightweight, vesicular BASALT (Mud Flow?) . Backhoe refusal. Test Pit No. 11 0-0.7 TOPSOIL. , 0.7-1.2 Soft, moist, gray-brown clayey SILT. 1.2-3.0 Medium stiff, moist, reddish-brown clayey SILT, trace roots. r 3.0-4.0 Very grayish-green, completely weathered (to a silty CLAY) vesicular BASALT. Backhoe refusal. Test Pit No. 12 Slope above Test Pit No. 6 0-0.5 TOPSOIL. 0.5--3.0 Soft, moist to wet, reddish-brown clayey SILT. 3.0-8.0 Medium stiff, moist to wet, mottled to slightly mottled dark yellow-brown, clayey • SILT, some gravel, boulders below 5.5 feet. • 8.0-8.5 Medium stiff to hard, moist to wet, gray to yellow-brown slilty CLAY to clayey SILT (completely weathered, BASALT with greasy gray clay (gouge?) . Backhoe refusal. I . I+ SUBSURFACE EXPLORATION AND GEOTECHNICAL ENGINEERING REPORT 0 SOUTH SHORE ESTATES .� Lake Oswego, Oregon • Prepared for: ' Shelter Properties 1 0-4118 APRIL, 1986 RECEIVED 4 ` APR 11 1986 CITY OF LAh! USWEGO DEFT, OF. PUEsIC WORKS ; EXHIBIT , H,X HII B 1 t 331 11 �D bj". o). RITTF.NHOUSE-ZEMAN&ASSOCIATES,INC. AL Geotechnical Consultants All 8050 S.W.Cirrus Drive Beaverton,Oregon 97005 (503)644.9141 April 8, 1986 0-4118 i Shelter Properties : 16055 S.W. Boones Ferry Rd. • Lake Oswego, OR, 97034 Attn: Mike Crossley SUBJECT: SUBSURFACE GEOTECHNICAL EXPLORATION SOUTH SHORE ESTATES ` LAKE OSWEGO, OREGON Gentlemen: 1 . As per our proposal dated February 28, 1986, we are presenting • the results of our findings on the subject project. In general, the soils are suitable for the proposed development. They consist of clayey silts with basaltic bedrock at various depths. In addition to our subsurface backhoe exploration, we performed , a geologic reconaissance to determine whether any visual signs • . of instability exist. We have three areas of concern; they ' ' includes 1. Lots 25-30 in the northwest portion of the property is ' an old landslide. A 2. Slopes along the ravine at the east margin of the ° property tend to slough and slide and should be avoided. • 3. Lots 5-16 in the southeast portion of the property ' exhibit soil creep requiring deepened foundations, 0 a . Shelter Properties 0-4118 April 8, 1986 Page 2 Other findings worthy of note include hard, shallow bedrock along the north margin of the property (TP-4, 5, 6, & 11) that could obstruct utility installation. ` Minor fills should be expected along the west margin of the property, probably associated with spoils from the development • , of Quail Ridge to the west. The soils are fine-grained and will be difficult to work in wet weather; dry weather grading is recommended, if possible. Drainage will be a factor for the completed project, including under-slab and foundation drainage. • If any test pits fall within building or paved areas, they should be excavated out and filled with compacted gravel. V , If you have any questions or wish to have specific concerns addressed, please let us know. • Respectfully submitted, RITTENHOUSE-ZEMAN & ASSOCIATES, INC. /21-2-77.014'7 4ji ..,).1 i a Richard W. Rinne, C.E.G. f ndrilenas, Geologist --"" - Terr.. -firt2L.2 - , cc: C.E:G. (John Godsey) (4) /1 334(i •a Shelter Properties 0-4118 April 8, 1986 Page 1 HS4 . . 1.0 SUMMARY The site is generally suitable for the proposed construction. Key design items are summarized below and are discussed in r .. greater detail in the following sections of this report. -Fill, possibly variable, can be found around the west side of the site. Fills consist of reworked native clayey silts, '.�r probably underlain by organic topsoil. . -Native soils underlying fill consist of wet mottled clayey . . silt of medium stiff to very stiff consistency. At depth, ' weathered basalt was encountered. ; -Ground water was not encountered at the time of our . " • exploration. Springs and seeps were noted on the slopes of the '4 N, ' ravine. -Fill soils may be suitable for reuse as structural fill j provided they can be dried. Moisture contents at the time of , • our exploration Were in the 'range of 30%. These would have to ;4, be decreased to about 17%. Temporary cut slopes may be made at 1/2H:1V provided ground water seepages are not encountered. -Special construction and grading should be employed on Lots ' 25-30, due to the presence of a sensitive historical landslide. • 2.0 INTRODUCTION This report presents the results of our two phased subsurface exploration and geotechnical engineering study for the proposed - South Shore Estates project. The proposed development and -, "_ 3347 r .�, r • Shelter Properties 0-4118 • April 8, 1986 Page 2 • eN locations of the subsurface explorations are presented on the Site Plan, Plate 1. The purpose of our studies were to establish general subsurface conditions at the site on which to base our conclusions and . recommendatienr, for foundation design and construction considerations. The scope of work consisted of literature and past report research, a geologic reconnaissance, field explorations, laboratory testing, and geotechnical engineering analysis. • This study has been completed in general accordance with our • original proposal of February 28, 1986, and with a follow-up specific proposal for Lots 25-30. This report has been prepared • for the exclusive use of Shelter Properties and their agents, for specific application to this project, in accordance with generally accepted geotechnical engineering practices. 3.0 SITE AND PROJECT DESCRIPTION • The site is located south of South Shore Blvd. between Greentree and the Quail Ridge Subdivision. The property is somewhat steep, sloping to the north and east with a drainage Way trending to the north near the east property line. The property has been logged off sometime during the past decades and much of the vegetation consists of blackberries and alder with a scattering of fir. Access for installation of a powerline across the site has probably disturbed the ground in some areas, The development will consist of the installation of streets and / utilities for single family residential development of about 30 �I 334} • Shelter Properties 0-4118 April 8, 1986 Page 3 ' , . lots. The major grading operation will involve a culvert and fill for crossing the ravine to gain access from Greentree Road. ' Other considerations will involve utilities in areas of shallow • , ' bedrock, cut and fill slopes and drainage. +, ' 4.0 SUBSURFACE EXPLORATION AND CONDITIONS ' 4.1 Subsurface Exploration Field exploration for the project commenced on March 7, 1986 y and consisted of 12 backhoe-excavated test pits. Approximate locations of test pits appear on the Site Plan, Plate 1: Test pit logs appear in Appendix A, Test hole excavation was . performed under the observation of a geologist from our firm. Bag samples and undisturbed shelby tube samples were taken at selected, but representative locations, examined and logged in the field, and returned to our soils laboratory for further examination and testing. A second phase of field exploration was carried out to characterize apparent landslide features located on Lots 25-30 on March 27, 1986. This exploration consisted of seven deeper test pits excavated with a 0225 trackhoe subcontracted to our firm by a local contractor. The test pits were observed by the same geologist using similar observational, sampling, and . testing techniques. 4.2 Surface Conditions , Based on our geologic reconnaissance, a number of surficial features are worthy of note, some of which were included in our summary letter dated March 14, 1986, and will in part be included in this section. . I r • - T Shelter Properties 0-4118 }' April 8, 1986 Page 4 r Lots 25-30 This area shows signs of previous logging activity in the form of cat trails, skid roads and associated cuts and fills. Some of the cut/fill areas have slumps and sloughane representing a localized instability. , Several years ago (less than 10) a large slide developed on the • adjacent property to the west, closing South Shore Blvd. for ; , • _ awhile and causing some alarm to upslope residents. The slide A_ may, or may not have started in an old slide area. This portion of the property strongly suggests that an old rotational slide occurred before, or shortly after, South Shore L Blvd. was built. . Ravine Slopes The slopes bordering the ravine are quite steep and are prone to slumping and sloughing. Over a 20 to 30+ year lifespan of a house, the slopes could regress sufficiently to damage • structures. A reasonable setback, or a deep foundation system �e ' is recommended for buildings in this area. Lots 5-16 # These lots exhibit signs of near-surface soil creep, For ., • I structures in this area, we recommend that foundations be embedded below the active soil zone (3 to 4 feet deep) . / Daylight ,basements would be ideally suited to these structures. f - • 4.3 Subsurface Conditions • In general, our subsurface exploration encountered six soil/rock types. They consist of native silt fill (includes buried topsoil zones) , native silts, bouldery mudflow deposits, • 33,)1) r Shelter Properties 0-4118 April 8, 1986 Page 5 ash deposits, weathered basalt bedrock, and hard unweathered basalt. Fill was only observed in TP-1 and may well affect four or five lots and associated streets. Depending on final grades, much of the fill may be removed or penetrated during the course of o normal development construction. The native silts were encountered in all test pits and generally are only a few feet thick. The exceptions were noted in TP's 7-9, and A-C where thicknesses are about 8.5 to 11+ feet. Material resembling a mudflow deposit was observed in TP-10 near the edge of the ravine, but it may well be a portion of a . buried stream channel. Test pits A, B, F, and G also encountered mudflow deposits in Lots 25-30. Mudflow deposits were found in the central portion of the historical landslide: • Deposits appear to be thick locally, but wide variation was , v noted. This is a common attribute of such deposits which F. generally follow ancient drainages. Mudflow deposits die out laterally to the east, being replaced by completely weathered lava flows and to the west grading into ash flows. The ash ' flows appear to be a younger deposit, but past landslide , deformation has created mixing and superposition of layers. . Weathered basalt was encountered in all teat pits except TP-8 , ' and 10. occurrence of distinct layers of weathered basalt were , generally indeterminate due to past landslide activity in Lots 25-30. In general, these materials are multicolored, with rock fragments and rock texture, but are of a hard silt consistency. . 3351 Shelter Properties 0-4118 April 8, 1986 Page 6 Hard basalt, for the purposes of this report, is defined as resisting excavation by a conventional, rubber-tired backhoe. We observed these materials in 10 of the test pits (I, 3-6, 11 and 12, D-F) , ranging from 2.5 feet (TP-6) to 12.0 feet (TP-F) . Basalt occurrence is generally shallow in the northern portions • of the site, but rises more slowly than existing topography to the south. The shallow bedrock could restrict utility installation and possibly foundation excavation. Lots 25-30 Second phase field exploration of this area supports the existence of a historical rotational landslide undergoing slow creep, but with a high potential for reactivation by man's activities, Test pits B and G excavated along the top portion of this area exhibit discordantly dipping volcanic beds (beds which dip into the hillside) in relation to beds nearby which are horizontal or dipping downslope with the topography. This phenomena is often seen near the head scarp in a rotational slide. In addition, other test pits revealed zones of landslide debris (inhomogenous mixtures of layers) , repetition • of layers, inversion of layers, gouge, soil fractures, metallic stainings, slickensides, etc. Another expression of the slide is evident from the westward shift of surface water drainage along the West side of this area. In general, it is apparent from our second phase exploration, that sliding occurred at the contact between the underlying, competent, gray basalt and overlying ash or mudflow deposits, . Most of the slide debris consisted of inhomogenous mixtures of all overlying deposits. However, depth to the stable basalt layer increases to the south in the affected area and, therefore, the volume of the slide wedge increases. TP-2, , ' 33j2 Shelter Properties 0-4118 April 8, 1986 Page 7 . excavated in Lot 33 to the southeast, revealed horizontal stratigraphy without apparent slide deformation and was devoid of ash or mudflow deposits. The inclined bedding in TP-B and G, therefore is probably close to the actual slide head scarp. Long-term gradual gravity creep appears to be continuing as evidenced by tilted trees, power poles, small slumps, etc. • This area can be developed provided certain remedial grading, and surface water management work is performed as outlined in this report, • 4.4 Ground Water No ground water was observed during our subsurface exploration, nor is it expected to cause problems with construction during normal dry months. It must be noted that the summer, fall, and winter of 1985 were about the driest en record, so conditions in the Portland metropolitan area are abnormal with respect to ground water. However, wet zones were noted within the historical landslide mass as is typical for these types of deformations. Because there is a causative indirect • relationship between ground water and slope stability, good • surface recharge management of adjacent areas as well as Lots • 26-30 will be an important factor in keeping marginal • stability, We would ehpect that during normal, or wetter than normal years, perched ground water and springs would be present on the site, ' 3353 Shelter Properties 0-4118 April 8, 1986 Page 8 5.0 DESIGN RECOMMENDATONS 5.1 Site Preparation Prior to beginning construction, all areas of the site that will receive foundations, floor slabs, pavement or structural fills should be stripped of organics, roots, toposil, and existing fill. We estimate that from six to 12 inches of topsoil removal will be adequate in most areas, but deeper stripping will be required areas around large trees, In known I filled areas, generally one and one-half to three feet of i stripping will probably be required, but deeper areas of fill may exist. It is possible that site preparation may begin soon, during the relatively dry summer months. Since we have not been informed of the construction schedule, we are providing recommendations for both wet weather and dry weather construction, 5.1.1 Dry Weather Construction - In building or pavement areas, the stripped surface should be scarified to a depth of at least six inches, brought to near optimum moisuture content, and a • compacted to a minimum of 92% relative compaction. Relative compaction should be based on the modified AASHTO test methods (designation T-180) . It is possible that even during dry weather construction, soft areas will exist, These areas may be dealt with in accordance with recommendations provided below for Wet Weather Construction. 5.1.2 Wet Weather Construction - During wet weather, or when adequate moisture control cannot be obtained, it may be ( necessary to install a granular working blanket to support construction equipment and provide a firm base on which to place subsequent fills, base course and pavements. Commonly the working blanket consists of a bank run gravel or pit run 335,1 , II i , . Shelter Properties 0-4118 March 12, 1986 Page 1 , TEST PIT LOGS Depth(ft.) Materials Encountered • Test Pit No. 1 Thick grass • 0-1.0 TOPSOIL. 1.0-2.5 Medium stiff, moist, orange-brown clayey . ,. SILT (FILL?) . 2.5-5.0 Medium stiff to stiff, moist mottled orange-brown clayey SILT, some fine sand, black oxide stains. 5.0-8.4 Stiff to very stiff, red-brown, clayey SILT with gravel and cobbles (with depth) of completely to moderately weathered gray to red-brown BASALT. Backhoe refusal. • Test Pit No. 2 Grassy, hummocky 0-1.5 TOPSOIL. 1.5-6.0 Medium stiff to stiff, moist, bright to dull mottled yellow-brown to yellow-gray SILT, some clay, fine sand, trace black oxide. Note: Hard desiccation surfaces or joints noted at 4-6 feet. 6.0-10.5 Stiff, moist, reddish-brown clayey SILT (completely weathered vesicular BASALT texture) . Note: Abundant black oxide at 7 feet. . Test pit No, 3 Forest, brush 0-0.5 TOPSOIL. • 0,5-1,3 Soft, moist, gray-black, rooty, organic SILT. . 3355 Shelter Properties 0-4118 April 8, 1986 Page 9 quarry rock (six inch to eight inch maximum size with no more than 10% by weight passing a No. 200 sieve) . We recommend that . we be consulted to approve the material before installation. The working blanket should be installed on a stripped subgrade • • in a single lift with trucks end-dumping off an advancing pad of granular fill. It may be possible to strip the site with the careful operation of crawler-mounted equipment. However, during prolonged wet weather, operation of this type of equipment will cause excessive subgrade disturbance and final stripping may have to be accomplished with a large backhoe or • similar equipment, working from the advancing pad of fill. After installation, the working blanket should be compacted by a minimum of four complete passes with a moderately heavy steel drum or grid roller. The working blanket must provide a firm base for subsequent fill installation and compaction. It has been our experience • that about 12 to 18 inches of working pad is normally required, depending on the gradation and angularity of the working pad material. This assumes that the material is placed on a relatively undisturbed subgrade in accordance with the . preceding recommendations, and that it is not subjected to frequent heavy construction traffic. Areas used as haul routes for heavy construction equipment may require a work pad thickness of two feet or more, Approved filter fabric installed on the subgrade may be substituted for up to five inches of working blanket, Filter fabrics should be of a non- degradable type similar to Fibertex 180, Ten-2 or equal. If desired, we can provide you with sample specifications for this material. • 3356 • Shelter Properties 0-4118 • April 8, 1986 Page 10 1 Lime-treated subgrade can somtimes provide an acceptable • substitute for a rock blanket during periods of marginal weather (normally early fall and mid to late spring) . Lime- treatment allows grading and compaction when soil moisture is six to 10% above optimum, but is not recommended during prolonged rainy weather. Lime-treatment is not advised for coarse grained soils or organic soils. If lime-treatment is to be attempted, we should •be contacted for further recommendations. 5.1.3 Proof-rolling - After surface preparation, as discussed above, we recommend that prior to fill placement or base course installation, the subgrade should be proof-rolled with a fully- loaded 10 to 12 yard dump truck. Any areas that pump, weave or appear soft and muddy should be overexcavated and backfilled with compacted granular fill. If a significant length of time passes between completion of fill installation, base course installation and paving, or if significant traffic is routed • across the site, we recommend that the site be similarly proof- rolled again prior to floor slab or pavement installation. , 5.2 rills Any fills on this project should be installed on a subgrade that has been prepared in accordance with the recommendations in Section 5.1 of this report, rills should be installed in horizontal lifts not exceeding about eight inches in thickness, and should be compacted to at least 92% relative compaction for silty soils and 95% for sands and gravels (AASHTO T-180) . This criteria may be reduced to 85% in landscaping or planter areas, except where fills are placed oh existing slopes greater than I, 5H:1V, rot further recommendations concerning fills on or near slopes greater than 5H:1V see Section 5.2.1. During dry 3357 1 • Shelter Properties 0-4118 April 8, 1986 Page 11 weather, structural fills may consist of virtually any relatively well-graded soil that is free of debris and organic matter and that can be compacted to the preceding specifications. The natural silty soils encountered at this ' , site (excluding topsoil) would be adequate for these fills. 4, We point out, however, that the natural soil moisture content for silts is generally in the range of 20% to 30%, but may be as high as 50 to 60% in some areas. This would have, to be reduced to about 15% to 17% to obtain adequate compaction. During dry summer weather this could require one day per 5% to 10% depending on the soil gradation (coarse grained soils tend to dry more quickly, whereas fine-grained soils may take longer) with occasional tilling or discing. If native soils are to be used for fill, and dry weather co..struction is anticipated, we recommend designating large areas to spread and . dry fill prior to installation and compaction. Designation of " , more than one area may be economically desirable due to the topography. • . In order to achieve adequate compaction during wet-weather, we recommend that fills consist of well-graded granular soils (sand or sand and gravel) that do not contain more than 5% r material by weight passing the No. 200 sieve, In addition, it is usually desirable to limit this material to a maximum six to i eight inches in diameter for future ease in the installation of utilities, We do not recommend filling in sub-freezing a weather, ° 5,2.1 Slope Tills - If fills are placed in areas where ground slopes exceed 511:1V, the fills should be benched into existing native, non-organic, ground in conformance with Figure 5.2.1. , GENERAL ' GRADING RECOMMENDATIONS TYPICAL FILL ABOVE NATURAL SLOPE , ., TT- ...1. Variable fill slope height Top of Fill Slope Fill Toe of, slope — shown on grading plan - ------ • --' --- • Projected — III minimum — - •'\"'� --- - q' Typical • -' - - Bench 1 Natural °p�i- le Typical I. slope /' -�� Bench Width Varies I/ r zd! ..r .vC TG �ryl.1 �'f.,M,1•, ,v �st,,N 1,.1 . .,,v“, Minimum + 151 Minimum ' DoKneylope Bose Key Width w Depth Note, Where natural slope gradient Is 511 or less benching is not necessary, however fill is not to be placed on compressible or unsuitable• RITTENHOUSE=ZEMAN&ASSOC, material. MoUN°ATION AND soma aNnlNeseiNa.°scLoeY , 3333 I Figure 5.2.1 Shelter Properties 0-4118 April 8, 1986 Page 12 N In addition, the existing slopes that bisect this site are only marginally stable in many areas. Fills to be installed near the. crest of existing slopes should be set back and benched in, as shown below. Drainage away from } ••--'' slope face I 2:1 slope ' • previous slope FILL Drainage ditch to :ro:::tefl over.xistig p • / 0 Bench Dimensions 10 feet min set back See Figure S'.2.1 ----from face of ex Ming slope This figure does not apply to the landslide area (Lots 25-30) where nu filling is recommended. 5.3 Areal Settlements Pill weight will increase soil stresses in the underlying subgrade and can result in some consolidation and settlement, Fills up to 10 feet in thickness that are installed on a ' properly stripped and prepared subgrade are estimated to result in minor settlements) less than one inch. Settlements should occur very quickly upon application of the applied loads, with approximately two-thirds occurring during the first month. . 5,4 Slope Stability Because of the wide variety of soil (and possible ground water) conditions at this site, we recommend that permanent cut/fill • slopes be designed at the moderate value of 21.1:1V (fpr Lots 25- `, • .A • Shelter Properties 0-4118 April 8, 1986 Page 13 t e 30, see Section 5.4.1) . This value will provide an acceptable factor of safety against landsliding for most soil conditions. y "- If necessary, this value may be steepened in some areas for low slope heights or for high fill material, but this should be .{ based on a case by case basis. This value assumes that the i slopes will be protected from erosion and that significantil' : ' drainage will not occur over the face of the slope. Any fills should be benched into existing slopes and the fills placed and a compacted in horizontal lifts as discussed in Section 5.2. r Bench cuts may encounter spring or surface water. If springs, seeps, or surficial free water appear in cuts or slope faces, they must be individually dealt with. Normally this consists of excavating into the slope face and installing a perforated m° drainage pipe within an envelope of free-draining gravel. e< Specific drainage details depend on the causative hydrologic • regime and therefore must be provided on a case-by-case basis. Failure to install drainage may result in soil slumps, piping erosion, or pop-outs. We emphasize that some of the existing slopes are very fragile, and we recommend leaving these slopes undisturbed, if possible. If proposed grading will include reshaping or stripping of existing slopes we should be contacted for site specific recommendations. 5.4.1 Lots 25-30 - The historical landslide found in Lots 25-30 appears, at this time, to be marginally stable, although long- . • term slow creep effects are evident. Reactivation could occur through a variety of mechanisms, even if the area were not developed, and would probably cause distress to the lower-lying o l South Shore Blvd, These mechanisms include simple gravity flow + to modify existing steep terrain, human action, surface or r • ground water recharge along past slide surfaces, etc. It is 3361. Shelter Properties 0-4118 April 8, 1986 Page 14 v^) our opinion that long-term stability of this area would be enhanced by partially unloading the slide wedge through remedial grading. A stable minimum slope configuration for • • Lots 25-30 would be 4H:1V. This will reduce the chances of a • recurrence of large scale deformation, although we expect that some minor long-term creep may still be expected, , Long-term creep deformation could be mitigated in several ways, The most practical approach would be to extend building foundations into the competent basalt, which underlies the • slide-disturbed soils. The foundations should then be designed as structural retaining walls in conformance with recommendations in Section 5.5 of this report. Because the top of the competent basalt layer appears to rise more slowly to the south than existing topography, this means that buildings • � •,. anticipated for the south portions of the inclusive slide zone • (see Site Plan) could have prohibitively deep foundations. We, therefore, recommend that buildings be located to the north on downslope portions of Lots 28 and '30. Lot 29 as , it is presently considered, appears to be a high risk lot to develop. This condition could be lessened if the general east-west property line between Lots 28 and 29 Were realigned to a north- south configuration. That way both lots could be developed with buildings located on the lower, northern slope portions where competent basalt was encountered relatively shallow (TP-3 at 6,0 feet; TP-12 at 8.6 feet; TP-F at 12.5 feet) , Site remedial grading ,and any foundation excavation should be carried out during dry, summer conditions. Wet conditions or Wet seasonal construction will greatly increase the risk of sudden slide activation :and/or short-term creep, In addition, prudent surface-water management will be a very, important r • 3362 • • • * a • ^ .nth Shelter Propertiec 0-4118 April 8, 1986 Page 15 factor in long-term stability of this area. Recommendations provided in Sections 5.2.1 and 5.9 will contribute to the overall stability. 5.5 Retainin4 Structures The following tables summarize our recommendations for design pressures on retaining structures. These values represent our best estimates of longterm pressures , that will develop in an active or at-rest state of stress. No factors of safety are included in these numbers. These values assume that retaining structures will be adequately drained by either weep holes spaced no more than six feet on center or by a perforated pipe subdrain installed in a properly graded filter atrial or i wrapped in a filter fabric (also see Section 5.9 of this ' report) . Retaining wall backfill should consist of relatively , free-draining granular soil lightly compacted to about 90% of the maximum density obtained by the Modified AASRTO method of compaction, 0vercompaction can greatly increase retaining wall • pressures, , Retaining walls that are over 12 feet high, that will be • subject to surcharge loadings, or that do not conform to the above recommendations, should be individually desiOned, ;7 5,5,1 Restrained Walls Restrained walls are any walls that ' are prevented from rotation during backfilling. Most basement ." walls are restrained at the top by a floor and fall into the , oategory of restrain;,td walls. We recommend that basement walls be designed for the pressures shown below, 3363 k • . ` r a . - Shelter properties 0-4118 April 8, 1986 Page 16 ,ram Lots 25-30 (Slide Area) . Backfill Slope Equivalent Fluid Pressure Horizontal/Vertical -lbs./cu. ft.- Level 50 • 4H:1V 75 Greater than 4H:1V Not Recommended All Other Areas Backfill Slope Equivalent Fluid Pressure Horizontal/Vertical -lbs./cu. ft.- • Level 40 3H:1V 60 2Hi1V 100 Greater than 2H:1V Not Recommended These pressures represent our best estimates of actual pressures that may develop and do not contain a factor of safety. 5.5.2 Non-Restrained Walls - Non-restrained walls have no restraint at the top and are free to rotate about their base. Lateral movement at the top may be up to .005 times the Wall • height, Most cantilever retaining walls fall into this category. We recommend that non-restrained walls be designed for the pressures shown herein, r 336,1 Shelter Properties 0-4118 April 8, 1986 Page 17 fr Lots 25-30 (Slide Area) f w • Backfill Slope Equivalent Fluid Pressure • ' , Horizontal/Vertical _ -lbs./cu. ft.- :` Level 40 4H:1V 60 Greater than 4H:1V Not Recommended All Other Areas Backfill Slope Equivalent Fluid Pressure Horizontal/Vertical -lbs./cu. ft.- Level 30 3H:lV 50 2H:1V 90 ` , Greater than 2H:1V Not Recommended These pressures represent our best estimate of actual pressures that may develop and do not contain a factor of safety. , 1 , 5.6 Foundations With the exception of existing fill areas or areas of thick topsoil (see Section 5.1) , or Lots 25-30 (see Section 5.4.1) the near-surface soils are suitable for support of foundations ' on conventional spread or continuous footings. Building foundations that are established on natural soils or engineered fill (in conformance with Section 5.2 of this report) may be designed for bearing pressures up to 2000 psf. This applies to r dead plus frequently applied live load and may be increased by one-third to account for wind of seismic forces. This assumes that foundations are a minimum of 12 inches deep, and are . established on relatively undisturbed soil beneath any topsoil or significant roots. 3365 y • • _ ..... CCfJ1 e 1 T k Shelter Properties 0-4118 April 8, 1986 Page 18 ) Iw . For conventional residential construction (wall loads less than ' 3000 pounds per foot and column loads less than 60,000 pounds) we estimate that settlements of foundations will be less than three-fourths an inch. Foundations that are placed near the edge of slopes should be set-back from the slope face as shown • below. For buildings near slope faces this may require excavating footings to depths of eight to 10 feet, or alternatively drilled piers may be used. / //// H/2,but need ' not exceed 15 feet. H • Drilled piers that penetrate into the underlying native silts, and that are a minimum of six feet deep, may be designed for end bearing pressures of 3000 psf (4000 psf for wind or seismic , forces) . Drilled piers that extend to the hard surface of the basaltic bedrock' may be designed for 4000 psf end bearing (5300 psf for wind or seismic forces) . We point out that drilled piers may experience caving during high ground water conditions: the contractor should be prepared with casing and pumps. Driven pile support may also be used. Piles should be driven ` ' to the basalt bedrock. ' • 3366 6, Shelter Properties 0-4118 April 8, 1986 '' I Page 19 ' Pile design is beyond the scope of our present services, but it is probable that treated timber piling could develop capacities near the structural strength of the pile material. c 5,7 Floor Slabs After preparation, in accordance with the Grading Section of this report, we recommend that any floor slab areas be proof- rolled with a loaded dump-truck. Any areas that pump, weave, or appear soft or muddy should be overexcavated and compacted fill reinstalled. A minimum four inch thick compacted crushed rock layer should be installed over the prepared subgrade. Due to the probable high ground water table during winter months, it would also be advisable to install an impermeable membrane between the crushed rock and the floor slab if floor moisture } • is a concern. To maximize water tightness, the membrane must be installed in accordance with the manufacturer's recommendations. Normally a thin sand layer is placed both above and below the membrane to protect it from punctures during construction. . 5.8 Utilities and Temporary Excavations With the possible exception of deep trenches in basalt, site soils are generally easily excavated and should not obstruct utility installations. Although these soils will stand on near • vertical slopes for short periods of time, they may collapse suddenly and without warning, Any excavations deeper than four feet should be adequately sloped or shored. In the absence of ground water, unshored temporary cuts may be sloped up to 1H:1V for slopes not exceeding 10 feet high. If groundwater is encountered in any excavations, or if cuts will exceed 10 feet, the walls should be braced or else we should be contacted for additional recommendations. i • 3367 1 Y • i Shelter Properties 0-4110 1 April 8, 1986 Page 20 5.9 Subsurface Drainage Because of the anticipated spring activity at this site, and because of the excavations proposed, we consider the installation of an adequate drainage system to be a very important design factor. Subsurface drains should be installed around all perimeter footings and behind retaining walls. All drains should be protected by a properly graded sand and gravel , filter or filter fabric to prevent internal soil erosion and a potential clogging. In addition, any building spaces that will be located below existing grades (basements or daylight basements) should be provided with an undersiab drainage system. A typical detail is presented below. We would be happy to work with you in developing alternate details, if desired. 4 ( ) i G Filter Fabric Perforated Pipe , .Falter Fabric y Open—graded crushed lg ft, typ.' rock s r Crawl spaces should also be sloped to drain to a suitable collector. All drains should be designed to drain by gravity to a storm sewer or other positive outlet. Water from downspouts, and surface water should be independently collected and routed to a storm sewer. This water must not be allowed to , enter the subsurface drainage system. too water should be allowed to flow over slope faces. . • • , Shelter Properties 0-4118 April 8, 1986 Page 21 �..►� 6.0 FUTURE GEOTECHNICAL SERVICES The recommendations contained in this report are based on information gathered during our field and laboratory study, and on design information provided by C.E.S. We have not yet received a detailed copy of the grading plans for this project. We recommend that we be provided an opportunity to review the final plans and specifications when they become available. This will allow us to determine whether any change in concept may have affected the validity of our recommendations, and whether our recommendations have been correctly interpreted. In order to correlate preliminary soil data with the actual soil conditions encountered during construction and to check for construction conformance to our report, we also recommend that we be retained for construction observation of stripping, grading, compaction, foundation excavations and other soils related portions of this project, We appreciate the opportunity to have+worked with you on this project and look forward to continued involvement during construction phases. If you have any questions or if we can be of further assistance, please contact the undersigned. Respectfully submitted, RITTENHOUSE-ZEMAN & ASSOCI Ttg .HC, OREGON RICHARD W ONE I / , / +/ Richard W. 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( GT 1 I Q 1 'y ,.,, sr, L F • „,•.6..1.',.• h H� �'� , UI 1 1 , (. 1 t M i/ ,,.1 \ ` ,r`,�.. .,, § 4 Z \\\i `. .J 1 I 1 I Shelter Properties 0-4118 April 8, 1986 Page 1 THST.PIT,LOGS ' . Llepth ft.J Materials..Encoiintered , Test Pit No,_ ,1 Thick grass " 0-1,0 TOPSOIL, 1,0-2.5 Medium stiff, Moist, orange-brown clayey SILT (FILL?) . 2.5-5,0 Medium stiff to stiff, moist mottled • ` ,_ orange-brown clayey SILT; some fine sand , black Oxide stains. 5,0-8,4 Stiff to very Stiff, red-brown, clayey SILT with gravel and cobbles (with depth) of , • contjlletely to Moderately" Weathered gray to • red-brown BASALT, Backhoe refusal. • Test Pit No, 2 Grassy, hummocky I • 0-1,5 TOPSOIL, 1.5-6.0 Medium stiff to stiff, moist, bright to ' dull mottled yellow-brown to yellow-gray SILT, some clay, fine sand, trace black oxide. Note: Hard desiccation surfaces or joints : • noted at 4-6 feet. 6,0-10,5 Stiff, moist; reddish-brown clayey SILT , (oonpletely weathered vesicular BASALT , texture) . Note: Abundant black oxide at 7 feet. Test Pit No, 1 F'oreSt, brush 0-0,5 TOPSOIL, 0.5-i.3 Soft, moist, gray-black, sooty, organic ° SILT. • . -.- 4 • I z • • • Shelter Properties 0-4118 April 8, 1986 Page 2 TEST PIT LOGS Depth(ft.) Materials Encountered Test Pit No. 3 (Cont) a • • 1.3-6.0 Medium stiff, moist, reddish to yellowish- brown SILT, some cobbles of vesicular gray basalt at 4 feet and deeper. 6.0-7.0 Hard, multicolored, bouldery clayey SILT • (completely to moderately weathered vesicular BASALT) . Backhoe refusal. Test Pit No. 4 Grassy 0-0.5 TOPSOIL. 0.5-1.4 soft, damp, gray-black SILT, some sand, organics. 1.4-2.0 Medium stiff, damp, reddish-brown clayey SILT. • 2.0-3.7 Hard, damp, reddish-brown clayey SILT matrix with competent, broken (gravel to boulder sized) chunks of gray vesicular BASALT. Backhoe refusal. Test Pit No, 5 0-0.5 TOPSOIL, 0,5-1.4 Soft, moist, reddish-brown, clayey SILT with some rounded gravel and cobbles. 1.4-3.6 Very hard, gray competent vesicular BASALT (in broken chunks) . Backhoe refusal, Test Pit No. 6 Blackberry patch 0-1.0 TOPSOIL, 337 r • Shelter Properties 0-•4118 • April 8, 1986 Page 3 TEST PIT LOGS Depth(ft.) Materials Encountered Test Pit No. 6 (Cant) 1.0-2.0 Medium stiff, moist, yellow to reddish- brown, clayey SILT. 2.0-2.5 Very hard, gray, competent BASALT. Backhoe refusal. ' ? Test Pit No. 7 0-0.5 TOPSOIL. 0.5-1.0 Soft, moist, dark yellow to red-brown clayey SILT. 1,0-4.0 Medium stiff, moist, slightly mottled yellow-brown with some reddish-brown chunks clayey SILT. 4.0-9.0 Stiff to hard, moist, mottled yellow-brown with gray clayey SILT. • Note: Hard, gray, desiccated jointed clayey SILT noted at 5-8 feet, 9.0-11.0 Hard, moist, reddish-brown clayey SILT, some black oxidized vesicular, completely weathered basalt gravel and cobbles, 11,0-12,0 Hard, moist, multicolored silty CLAY (completely weathered BASALT) . Test Pit No. 8 , Blackberry patch 0-1.0 TOPSOIL, 1.0-2,0 Soft, moist, gray clayey SILT, 2.0-3,8 Medium stiff, moist, slightly mottled dark yellow-brown clayey SILT, 1 • !f ` , 4• 0-4118 Shelter Properties Page 4 April 8, 1986 TEST PIT LOGS Depth(ft. ) Materials Encountered , . r Test Pit No. 8 (Cont), • 3.8-5,0 Stiff, moist, bright mottled yellow-brown • with gray, Clayey SILT with jointed desiccation surfaces, some black oxide stains, trace rust-brown stains. 5.0-10.0 Stiff, moist, slightly mottled, dull, brown clayey SILT, with jointed desiccation surfaces. 10,0-11.0 Hard, moist, mottled yellow-brown with gray clayey SILT. J Test Pit No. 9 ' 0-1.2 TOPSOIL. 1.2-4.0 Soft, moist, yellow-brown, clayey SILT. 4.0-6,G Stiff, moist, mottled yellow-brown with gray, clayey SILT, tsome dessication joints, black oxides, rust stains. 6.6-8,6 Hard, moist, bright mottled brown and gray clayey SILT. • 8.6-9.0 Stiff to hard, moist, multicolored (completely weathered to silty CLAY) BASALT. Test Pit No. 10 Top of ravine slope • y 0-0.7 TOPSOIL • 0,7-i,5 Soft, moist, brown clayey SILT. •/ r , 1.5-3.5 Medium stiff, moist, yellow-browns gravelly • to cobbly SILT, some clay. . ,d • • . 337E1 1 . d,. 1 A . I Shelter Properties 0-4118 April 8, 1986 Page 5 s5 r TEST PIT LOGS Depth(ft.) Materials Encountered 1 ` Test Pit No. 10 (Cont), r" 1.5-3.5 Note: Rock is completely to moderately weathered, subangular to rounded, vesicular BASALT. 6, 3.5-9.0 Dense to very dense, moist, reddish-brown silty GRAVEL (to boulders) . Note: Clasts are rounded, lightweight, vesicular BASALT (Mud Flow?) . Backhoe refusal. Test Pit No. 11 • 0-0.7 TOPSOIL. +� a 0.7-1.2 Soft, moist, gray-brown clayey SILT. 1.2-3.0 Medium stiff, moist, reddish-brown clayey SILT, trace roots. 3.0-4.0 Very grayish-green, completely weathered ; . (to a silty CLAY) vesicular BASALT. Backhoe refusal. Test Pit No. 12 Slope above Test Pit No. 6 0-0.5 TOPSOIL. 0.5-3.0 Soft, moist to wet, reddish-brown clayeyAir �, ♦,. " SILT. 3.U-8.0 Medium stiff, moist to wet, mottled to slightly mottled dark yellow-brown, clayey ' 1. SILT, some gravel, boulders below 5.5 feet. 8.0-8.5 Medium stiff to hard, moist to wet, gray to y., .• yellow-brown slilty CLAY to clayey SILT (Completely weathered, BASALT with greasy i . gray clay (gouge?) . Backhoe refusal. 4. 1 3375 ti» '.'�i�.d �':'.?.Z :'`. , �, �6 ; 1 w ,IYF► Y ,� .,�.. �. �,: rr•.�4 y�. Isi f'. Shelter Properties 0-4118 " ! A rl 8, 1986 p Page 6 TEST PIT LOGS Depth(ft.) Materials Encountered Test Pit A 0-1.0 TOPSOIL. ', 1 � . 1.0-8.0 Medium stiff to stiff, moist, mottled orange-brown clayey SILT. 8.0-15.0 (Top of Slide Zone) Stiff, wet, } multicolored (orange-brown to yellow to red) silty CLAY matrix containing light- weight (punky) cobble sized clasts of completely weathered BASALT to SCORIA (ash and/or mudflow) . 4 15,0-18.0 Very stiff, moist, dark gray to green vesicular BASALT, completely to moderately weathered silty CLAY with some bluish-gray metallic oxide staining, on joint or ' fracture surfaces. 18,0-20.0 Medium stiff to stiff, moist to wet, gray to dark brown clayey SILT matrix with. cobble sized clasts of basalt in an inhomo- genous mass (SLIDE DEPOSIT) . ,r 20,0 End of test pit at trackhoe limit. . • f .r .i+1 i1' , °.r Test Pit B gl'il t'+ 0- 1.0 TOPSOIL. tr. 1.0- 3.0 Medium stiff, moist, orange-brown clayey SILT. 3,0- 9,0 Stiff, moist, mottled yellow-brown clayey SILT, desiccation jointing noted, .'t. . 9.0-17.0 (Top of Slide Zone) Stiff to very stiff, ... moist, yellow-brown (with black to red- I • brown staining) clayey SILT; some jointing with metallic stains on joint surfaces, '' y l.;i ''..•_.�... `,1' f, 3376 raA M r. t t. 1. ", 1 -i y, � ' _,, ~ u�- � i• �G 4. A� 'S 1 d i t - . ,� !i, 1 �'i _' i yd M ,, ry. .,•F D .A "� ..'�..vwq �,�•,.� r•4 �.,? w.M. •1'� 1\'L,� +`rat��M' +, rti^� ,t'. } o } Shelter Properties 0-4118 April 8, 1986 Page 7 pia°: . /= . TEST PIT LOGS ea: t? Depth(ft.Z Materials Encountered 4 , Test Pit B (Cont) 17.0-20.0 Top of beds inclined to the southeast such that two distinct 'ayers present in test pit. Uphill(south) : stiff, moist, slightly rounded, weathered basalt clasts in multi- colored silty CLAY matrix (volcanic mud- flow) . Downhill(north) : stiff, dry to damp, whitish-yellow, silty CLAY (volcanic ASH FLOW) . 20.0 Discordant dip of beds with topography suggests slide zone. End of test pit. Test Pit C 0- 1.0 TOPSOIL. 1.0- 6,0 Medium stiff, damp, mottled dark yellow- brown clayey SILT. J. r Lk 6.0-10.0 (Top of Slide Zone) Very stiff, dry, t ' °' whitish-yellow brown (with some dark brwon u stainings) cl.,yey SILT; slickensides, gouge in soil fractures (volcanic ASH FLOW) . a :::::::::: 10.0-18.0 Stiff, dry, crumbly dark yellowish-brown to reddish-brown with black, red and metallic '� { 7-, stains (limonitic) clayey SILT, some ' ;,I completely weathered basalt clasts, • ' slickensides, soil fractures with gouge, End of test pit. i y Test Pit D �' ° 0- 1.0 TOPSOIL, trace basalt boulder, 1.0- 3.0 Medium stiff, moist, red-brown clayey SILT, 3.0- 6.0 Stiff, moist, mottled yellow-brown, clayey ri • SILT. • 1z +N{ .M....,,,I!.. Yt• ,.� 4 ,1 '. 1 •l 11 'r,: '`. ". ` ".": 1 'a R. .f{‘ ' .-0 I , 0. • . .il� .1. oi., M !V.44.i„ J`C6. .' 'i.'.14.4; A, .1 '� Ik 's , . :It 1.1 , ,1.- , V •i Ar •'�.' • �• r Shelter Properties 0-4118 ' April 8, 1986 Page 8 TEST PIT LOGS Depth(ft. ) Materials Encountered Test Pit D (Cont) 6.0- 6.5 Competent, gray, vesicular BASALT. End of hole at refusal. Test Pit E 0- 0.5 TOPSOIL. • 0.5- 4.0 Medium stiff, moist, orange-brown, clayey 4. SILT. 7tir 4.0- 4.5 Competent, gray, vesicular BASALT. End of ,'; Y, • y ,s. hole at refusal. Test Pit F 0- 1.0 TOPSOIL, 1.0- 8.0 (Top of Slide Zone) Soft, moist, orange- brown, clayey SILT'showing inhomogenous mixing (SLIDE DEBRIS) . 8.0-10.0 Soft, wet, inhomogenous mixture composed of gray CLAY (gouge?) , brown SILT, and cobble sized clasts of wethered BASALT (volcanic MUD FLOW/SLIDE DEBRIS) . 10.0-12.0 Medium stiff, friable, orange to red-brown (Bottom of Slide Zone) clayey SILT with slickensides, soil fractures. 12,0-12,5 Competent, gray, vesicular BASALT, ik i" 3373 i 11 1w ,M.s i �fi , ? r*•` . ,.; `. i. r. v w J v .. . },! 4 ••ff iF1 J • N r f �a }, ,•M. i i i.� \ 4 , .d r 'i,'w ' � �- - ,.If .• , it_. „ :.• h s._� t Y., tl �.. `w '.- k�. : '1 wf" � ,y'i•,v r , Shelter Properties 0-4118 't`� , '.• .I April 8, 1986 Page 9 TEST PIT LOGS ti Depth(ft.) Materials Encountered •., ;� Test Pit G ;. 0- 1.0 TOPSOIL. Note: (Top of Slide Zone) Underlying beds ' dip 25° into hillside (south 60° east) . 1.0- 6.0(U)* Soft, wet, reddish-brown to reddish-black, 1.0-(D)*** cobbly clayey SILT; cobbles are rounded, lightweight (punky) , completely weathered BASALT. (volcanic MUDFLOW) . • 6.0- 8.0(U)* Medium stiff, damp to moist, light yellow- 1.0- 3,0(D)** brown clayey SILT, slickensides. (volcanic ASH FLOW) . . 8.0-10,0(U)* Medium stiff to stiff, moist, gray CLAY • S,0 -5.0(D)** (Slide gouge?) . I., 10.0-18.0(U)* Stiff, moist to wet, friable, inhomogenous ' 5.0-16.0(0)** reddish-brown to gray to black, gravelly to ' cobbly, clayey SILT; cobble to gravel sized clasts are rounded; lightweight (punky) .„ completely weathered, grayish-green vesicular BASALT, with gouge, slickensides, (volcanic MUD FLOW/SLIDE DEBRIS) . 18.0(U)* End of test pit. 16,0(D)** *Because of tilted beds (U) designates contacts noted on `. . f uphill (south) side of test pits. **Because of tilted beds (D) designates contacts noted on downhill (north) side of test pits. .1, rj9 ***At downhill contact (south) , this layer was not present. J . 1L 337,E r ' , ,• .;t `. i ' :1 s r,$ ��,Y•.,' _.` r + dt.`O ,j:; ti ': t }. p,, } `1 .r ',uh r ,.•r t `, ( `.-, e MEMORANDUM • e TO: Lori Mastrantonio, Development Review Planner FROM: Wayne Halverson, Engineering Development Coordinator y. SUBJECT: Engineering Comments on South Shore Estates DATE: May 26, 1986 •• HILLSIDE PROTECTION/EROSION CONTROL ° ` 3 The project site is locatad South of South Shore Boulevard and West of Greentree Road. A very extensive geotechnical engineer- ing report has been submitted by the applicant. According to the ; , report there are three areas of major concern: 1) Lots 25-30 'i " • (old landslide); 2) the ravine slopes along the east side of the development; and 3) Lots 5-16 (soil creep) . The report indicated that the soils generally consist of clayey silts overlying bed- t,, rock at varying depths. The report has recommendations for .•'':`•; utility, street construction. Final construction plans will require approval of the geotechnical engineer. The City concurs • ' with the geotechnical engineer's analysis and all lots will be •''' `' required to have a positive roof and foundation drainage system that connects to a gravity storm sewer. The applicants narrative received on May 9, 1986 has a very complete erosion control measures list for disturbed areas during and after construction. The applicant also, as a condition of approval, will be required to follow those erosion control measures and also incorporate the recommendations in the geotechnical report for both dry and wet ,• ,• weather construction. :' 4 ACCESS/SITE CIRCULATION 1 Development access will be from Wall Street to Greentree Road. t ;., The applicant proposes to construct Wall Street as a 24 foot roadway. However, the staff recommends that Wall Street be 32 foot wide with vertical curbs. This is to conform with the design of the existing Wall Street with which it will eventually , ! connect. Wall Street functions as a neighborhood traffic t; :. 4.' collector street and 32 feet will allow normal parking, • . pedestrian and traffic safety. The applicant desires to build all other streets 20 feet in width. Staff recommends 24 feet due a�. •, , to to 19.020(lb) of the Development Standards to allow the '` passing of fire trucks by emergency vehicles. The staff recommends the turn-a-rounds shown on the plans as , hammerheads and fishtails be replaced with cul-de-Sacs. Analysis of the information provided the City demonstrates cul-de-sacs are feasible. Only cul-de-sacs provide postal delivery to the end of i � , ,., �.. EXHIBIT�' y ".•`. V May 26, 1986 r}! Lori Mastrantonio -2- y the street as per attached letter from the postmaster. However, the City Engineer will entertain new data submittals from the applicant supporting fishtails and hammerhead turn-a-rounds as per City Code Section 44.387(c) & 19.020(i) . 7 ,•ti' Referring to the applicants narrative, they would like to keep ' ;.i., Greentree Road improvements only to curbs and a half street s ,,,0. overlay due to the stream corridor. Their plans show the W + xaF+ existing width of Greentree Road and its location to the A t?v centerline of the right-of-way. Greentree Road southwest of the proposed development is already an existing 36 foot street with > '; vertical curb and gutter. Here again, staff has recommended that i the applicant provide half street improvement„ on Greentree Road '4 5 $ ,, for a future 36 foot street, including street lighting and storm :w+ drainage improvements, but due to the stream corridor the final "• street width may vary at the discretion of the City Engineer. The applicant in his narrative has proposed to grade South Shore ro • ; Blvd. out in order to provide for a future 36 foot street and size the storm line in South Shore Blvd. in order to provide ,u a, i' ' drainage for the future street. This is acceptable to staff. to,•!,*v The applicant will also be required to widen out South Shore i'.V,' ' Blvd. at Greentree anc' South Shore in order to provide for a left , f 4'; turn lane as projected in the Lake Oswego Comprehensive Plan. Even though the City is not requiring the applicant to provide half street improvements on South Shore Blvd. at this time, it is F• -,wf , t recommended that a non-remonstrance for future street improve- ` ments be required of the developer for South Shore Blvd. in the •°j ` future. The reason half street improvements are not required at this time is 1) the County has no requirements since the ., ,: develoi,ur is not taking access from South Shore, but a more " important reason is that South Shore Blvd. should be designed in , ' ` its entirety at one time due to the existing topography. The proposed berm along South Shore will require both design and 4:64, approval by the Geotechnical Engineer for landslide potential. TRANSIT The applicant is proposing a sidewalk along the North side of • . Wall Street and the West side of Woodsman Ct. The Comprehensives ° Plan requires all sidewalks to be property line. As in past , , .y• \ developments, staff recommend, that the location of the sidewalks be in accordance t•'ith the Comprehensive Plan, but may meander • around obstacles such as mailboxes, street lights, fire hydrants, etc. In thn ; cases, a public utility and sidewalk easement will „. be required where the sidewalk will need to meander out around , ' +, the obstacles, thus placing the sidewalk outside the 40 foot , rh;:;;;!t, right-of-ways. The final construction plans should include a ',„ ;� utility plan showing the proposed location of the future sidewalk in relation to hydrants, street lights, mailboxes, etc, prior to approval of the final plans and plat. The proposed pathway 3 J 1 ;, U `„ t, 4, y4 • t i Lori Mastrantonio -3- May 26, 1986 ° s 1;; + " , between the open space area and Lot 19 at the bottom of Woodsman k '"•.`i Court will be required to be constructed along with the ' ` development in order to provide a link of the future sidewalk to South Shore Blvd. thus meeting the transit standard. �. STREET LIGHTS + 'e Street lights will be required to conform to the street light asa •, , standard. Final street light locations and accompanying photo- 6 ;: `'' metrics will be required to be submitted to the City Engineer ,,N;:' prior to approval of the plans. .' ` BIKEPATHS • ' Bikepaths a - projected along South Shore Blvd. and Greentree " ,•; r ' ' ' Road according to the City new city-wide bicycle plan shortly to � l , ,, be adopted by the City Council. It is staff's position that the xi 'ii "?"'4. : t bicycle paths along South Shore will be included in the future • ,+.i '�\ ,, ,, street improvements for which the applicant will be giving the :i „ A;, city a non-remonstrance agreement. Also, the bike facilities on the Greentree half street improvement will be classified as a bike route and mixed with auto traffic until conditions warrant ` ar .: F., striped lanes. At the time of full street improvements, a specific design for bike lanes will be done. r 1 + ,' `04 UTILITIES ,,,i ,s s Water } „ �J rr1 The proposed development is served from Greentree Road by an 8" � 5: �" waterline of sufficient capacity and pressure for the develop- ment. The applicant has shown split water services and hydrants served from 6" waterlines which are both contrary to City policy and specifications. This has been brought to the attention of 4% 1 the applicants engineer although no changes were made on the plans. It will be required that all utilities will meet City 'i , ` ,4 specifications and policies prior to approval. 'Iv • i1.!J ;p -; . sanitary 1 ' ;• The applicant desires to terminate the sanitary system at Quail °-' ,'• Court. Staff recommends extension to the limits of the ' development as per 14.020(4) . ,'`i V. i . a t r,tyr ,. Staff also recommends that the sewer pipe be provided from , - Tyndall Court to Nelson Court through the old slide area. 11 t Mitigating measures listed in the geotechnical report will be SY ;, , sufficient to build the proposed roadways, houses and this sewer " •�'' t "' pipe. The applicant does not propose to build this sewer line. u't'`; Nelson Court was built in 1974. It is common knowledge that the v' r,;; City requires that sewer systems be extended, as per code, and this one must connect with the dry system in Nelson Court. The vaA ; ' deletion of this sanitary line would require the construction and maintenance of a costly pump station by the City. The City " ".i -•e „ ti. F '. i. 1F e � x i,.yl"Y Pik-•- }� rt".5 +;.�.. A.''.' 1 . +J °•+5 ,, 4 .. . , - ' - s. `�` a ?' wy • j' tt �, 0} ',• ' 1 Lori Mastrantonio -4- May 26, 1986 Engineer will consider any new data generated by additional � t • } feasibility studies by the applicant regarding the decision to f , place this sanitary line. Storm Drainage The applicant proposes to construct 10" storm lines and bring it before the board. Staff recommends 12" lines as per City policy. The final construction plans will also be required to show the storm system to be extended up South Shore Blvd. to the end of '', ,; ',. the property frontage in order to meet development ccie for extending utilities. The area provided and proposed for a regional detention basin is in the Northeast corner of the property. Staff has reviewed their submittals and will require changes in the outlet structure i •''Y't,,1 since a future 42" or 48" culvert will be required under South ` y'` ''r� '`p.'; Shore Blvd. A safe access road to the detention area and outlet structure will be required prior to approval of the final a a • construction plans. In constructing the regional detention basin °,. , some landscaping restoration may be needed in the basin area. ;' " ds ', ;`', Final landscaping plans will be required to be submitted along � � � ' with the construction plans prior to final approval. .; ,i r }`11; Recommended •approval with the following conditions: :+`'� 1. That the final construction plans be reviewed and approved ,", by the geotechnical engineer for compliance with their ' recommendations in the report dated April, 1986.t ",' • ,'': 2. That positive roof and foundation drains be provided to all , lots and shown on the construction plans prior to approval. 1 3. That the erosion control measures listed in the applicants ,0, ; 1 latest narrative be incorporated in the final construction :VL , 1 ,' plan notes along with the geotechnical reports recommenda- tions: for wet and dry weather construction requirements and a landscaping and restoration plan for the detention area be ,; t ` '' submitted along with final construction plans. ;Y +,�', '"a+ri 4. That Wall Street be a 32 foot street with vertical curb and gutter and than all other streets be 24 foot streets with ` j curb and cutter, R ; A 5. That cul-de-sacs be provided at the end of all streets + , w'' unless the applicant can satisfy the City Engineer that cul- de-sacs are not reasonably feasible. 4, " 6. That Greentree Road be built with half street improvements "« for a 36 foot street including street lights, vertical curb and gutter and storm drainage to the satisfaction of the City Engineers but that the final width may vary at the discretion of the City Engineer. 1 , 3383 ,,r .;,: , Lori aastrantonio -5- May 26, 1986 4 j 7. That a non-remonstrance for future street improvements on South Shore Blvd. be required along with a petition for a future L.I.D. 8. A left turn lane with appropriate tapering shall be constructed on South Shore Boulevard at Greentree Road. 9. That the applicant provide a utilities plan with final construction plans for future sidewalks and their location to mailboxes, street lights, hydrants, etc. and that the section of pathway between Lot 19 and the open space be built along with the development. 10. That a final street lighting plan and photometrics be „ submitted to the City Engineer prior to final approval of the construction plans. " 11. That final construction plans for water, sanitary sewers and storm drainage and streets meet the City's code, standards and specifications prior to approval.• 12. That prior to all building permits, individual soils and 4 ;}` " a ° foundation reports be provided to the satisfaction of the ' St, Building Department and approved by the developers geotechnical engineer. x ! rev. jb/ppk rev.jb/kh }az,. • o{4 • F x O tr 338d • �. .:� • i'v."' ► J !fin u • ' 4 i d ' y � n " .�'` RECEIVED li.-ie, '1,' " ''"' �' saes POST,. : 1 W k C S M 1, 1 /, '- ,• t ICU ' CITY OF ME W.vEGO ` i ; �' LA OPT. OF PI:9LIC lJrlit'�States NO2KS � + Postal Service ;. IJl s' E" V"e' rt • Cyh JERRY BAKER May 14, 1986 . ri yy n 4 City Traffic Engineer City Of Lake Oswego . P.O. Box 369 �' t Lake Oswego, OR 97034 w. I , if sir '.r Dear Jerry: 5 + ' a!, Current Postal regulations are quite well defined with regard to extending or establishing street delivery to new homes or subdivisions. Our order of preference for type of delivery ' ' '' is: 1) Neighborhood Delivery and Collection Box Units (NDCBU's) , ",: r 2) Grouped Curb-side mail boxes, and 3) Individual Curb-side mail boxes. r ' Porch delivery is only provided in the rare instance in which a ro �f' i new house is built between two existing houses which already receive this type of service. For obvious cost considerations associated With differing delivery times, the NDCBU's are our . first choice for new subdivisions. And we contact builders early during development in an effort to promote this type of ` , rt delivery. In addition to providing more efficient delivery, r these structures are attractive, sturdy, and provide a high level of security for our customer's mail. 5 We place a great deal of emphasis upon where mail delivery receptacles are placed. We strive to select locations which are safe for us to deliver, and which in turn are safe for our customers. Also of prime concern is establishing a delivery } point which will not be unnecessarily blocked by parked 0, .. vehicles when we are attempting to make deliveries. This is "` E especially critical to us When we are making iindividual •-.h... curb-side deliveries, and also in round cul-de-sacs where on-street parking always causes us some problems. ^' The major safety constraint that We have is that We do not allow our carriers to make deliveries tt any location which would require backing to eithor get to the receptacle, or to s leave it. We require delivery locations that we can service `. in a continuous forward motion. Because of this, there are .'i •. e many narrow streets which we cannot enter, and must therefore make deliveries to a grouped location on the connecting street. k • Hammer-Head and Fish-Tail type cul-de-sacs also eliminate the possibility of having mail delivery close to some of the homes. These type of cul-de-sacs sometimes prevent us from even entering the street altogether, for once we do enter, it re.uires I a backing maneuver to turn around and exit. ��X WIbI ` k r� - 11 a .1, rr °y"5c J t 1 / . . Vr J 1; If we can be of any service to you or your staff, pl ease let 1' y •'1 ,; me know. Our delivery foreman in Lake Oswego is Bob Opoka (636-8455) and our delivery foreman in Lake Grove is Brad Cate (635-3451) . ' Sincerely, , 1y r `h I 1 1 nr /�''r//�-� d 1 ..,., S. , .D. C. Postma er Lake Oswego, OR 97034-9998 ` P cc: Wayne Halvorsen y �; 1 1 ' , . A k ' >A. , ^r. . z . a ,`t4.• A �c • y. • ',. ,CAI LL ,1� 1 • 1•j 4. 1 q. 1 ... µ .� i . to i,A�