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HomeMy WebLinkAboutAgenda Packet - 1993-01-04 • AGENDA CITY OF LAKE OSWEGO DEVELOPMENT REVIEW BOARD CITY COUNCIL CHAMBERS,CITY HALL,380 'A' AVENUE Monday,January 4, 1993 4 , 4 • 7:00 P.M. L CALL TO ORDER Agenda Book a. ROLL CALL 1 . APPROVAL OF MINUTES September 23, 1992 October 5, 1992 ". PETITIONS AND COMMUNICATIONS • .. PUBLIC HEARING DR 13-90H (Remand), a request by OTAK,Inc. for approval to construct a 33,000 sq. ft. retail/office center in four buildings. The proposal is a redesign of a project that has been remanded from Council • • following an appeal. The site is located at the northeast corner of the intersection of Parkview and Westlake Drives (Tax Lot 107 of Tax Map 2 1E 6), Staff coordinator is Robert Galante.Senior Planner. Continued from December 21, 1992 • DR 18--92, a request by Roy Montague (Northwest Spring Mfg. Inc.) for design review approul to construct a new 30,096 square foot light industrial building. The site is located at 5858 SW Willow Lane (Tax Lot 2000,2100& 2200 of Tax Map 2 1E 18BD). Staff coordinator is Humid Pishvaie, Development Review Planner, • 1 L GENERAL PLANNING Appoint Development Review Board member to serve on East End Development Committee • VEL OTHER BUSINESS—Findings, Conclusions and Order • DR, 17-84(Mod.9-92)1HR S-92 — Thompson Vaivoda & Associates, Inc. • PD 2-90(Mod. 10-92) — ACE Partners • • ' • • 16 Vim. ADJOURN1VlENT • • The Lake Oswego Development Review Board welcomes your interest in these agenda items. Feel free to come and go as you please. • DRB ►sembers: : Skip Stanaway,Chair Torn Coffee,Assistant City Manager Norman J,Sievert,Vice-Chair Robert Galante,Senior Planner James A.Bloomer Ron Bunch,Senior Planner • Robert H.Foster Hamid Pishvaic,Dev.Review Planner Ginger Remy Catherine Clark,Associate Planner • Martha F.Stiven Jane Heisler,Associate Planner Elizabeth Jacob,Associate Planner • Barbara Smolak,Associate Planner Michael R.Wheeler,Associate Planner Eric Holmes,Assistant Planner • Cindy Phillips,Deputy City Attorney Barbara Anderson,Administrative Secretary 4111) Yvonne DeBartola Senior Secretary • r • • • 411• .. a . • • • • • • • y ' U: ti STAFF REPORT ti . CITY OF LAKE OSWEGO ... . _. , .., .. . , .. . .. ... . , PLANNING DIVISION I APPLICANT: FILE NO,: r. t Roy Montagi e DR 18-92 PROPERTY OWNER: STATE Northwest Spring Manufacturing, Inc. Hamid Pishvaie ` . • LEGAL DESCRIPTION: DATE OF REPORT: Tax Lots 2000, 2100 and 2200 of December 23, 1992 Tax Map 2 1E 18BD DATE OF I'IEARINN: LOCATION: SI5858 Willow Lane (South of Jean Road& January 4, 1993 West of Pilkington Road) NEIGHBORHOOD ASSOCIATION: • • ' COMP. PLAN DESIGNATION: Rosewood Action Group "' IP ZONING DESIGNATION: b' IP , I. APPLICANT'S REQUEST . The applicant is requesting approval to construct a 30,096 square foot light industrial building. IL APPLICABLE REGULATIONS ` A, City of Lake Oswego Comprehensive Plan: ," E , , Impact Management Policies • Social Resources Policies r Industrial Land Use Policies Transportation Land Use Policies r. i . DR 18-92 Page 1 of 9 y Y • • B. City of Lake Oswego ign Ordi ance• 0 .. LOC 47.105(4) Sing.Tenant Multiple Building Industrial Development C. City of Take Oswego Zoning Ordinance: LOC 48.340-48.375 Industrial Districts ``,. LOC 48.535(4) Special Street Setbacks LOC 48.530 Vision Clearance D, City of Lake Oswego Development Code: • LOC 49.090 Applicability of Development Standards LOC 49,300-49.335 Major Development Procedures LOC 49,615 Criteria for Approval LOC 49.620 Conditional Approval E. City of Lake Oswego Development Standards: 2.005 —2.040 Building Design 5,005 —5,040 Street Lights 6.005 6,040 Transit System 7.005 —7.040 Parking &Loading Standard 8.005 —8,040 Park and Open Space - 9.005 —9,040 Landscaping, Screening and Buffering• -% 11.005 — 11.040 Drainage Standard for Major Development 0 14,005 — 14.040 Utility Standard ' 15.005 — 15.040 Erosion Control 18,005 — 18,040 Access Standard 19.005 — 19,040 Site Circulation —Private Streets/Driveways 20,005 —20.040 Site Circulation —Bikeways and Walkways F. City of Lake Oswego Tree Cutting Ordinance: LOC 55.080 Criteria for Removal "-t III. FIND1N A, Existing Conditions:, 1, As Exhibit 3 illustrates, there are several structures on the site, including a • • • single family dwelling which will be removed sometime in the future, The majority of the site has been graveled and used as overflow parking for the 0, existing industrial use. . • 0 2, The site is approximately 82,500 square feet in size (78,000 square feet after 15' right—of—way dedication along Willow lane) and is relatively flat, sloping about 2% from southwest to northeast, Exhibit 3, Of 27 trees on site, , 9 are located within the future right—of—way and may be removed as part of pending street improvements on Willow Lane, Of remaining 18 trees, only 5 will be removed as part of the proposed site development. All significant fir 0 . . . • trees are incorporated into the proposed site design and landscaping, Exhibits 4 and 7, DR 18-92 { Page2of9 , . Y_ j c 3. Access to the site is provided via Willow Lane, a local street. As Exhibit 4 t illustrates, the applicant will be dedicating 15' of additional right—of—way in order to accommodate the necessary street improvements on this road. On w ' December 98, 1992, the City Council adopted resolution 92-63 to form a local improvement district (LID 219) in order to provide full street improvement on Willow Lane. The improvements will include 36' pavement, sidewalks, storm drainage, street lights and undergrounding of overhead lines. • 4. The surrounding area is predominantly developed as industrial with some remaining single family dwellings and some vacant land, 5. On May 18, 1992, the Development Review Board approved a request to N construct a 21,840 square foot industrial building on the westerly portion of the ' . , site (Tax Lot 2100),Exhibits 1 and 20. This project was not constructed. ,, B. Proposal: • The applicant is requesting approval to construct a 30,096 square foot, two—story , light industrial building on the site (Tax Lots 2000 and 2100), As Exhibit 4 • illustrates, a shared access between the site and property to the west will facilitate •,, internal circulation and reduce the number of direct access points on Willow Lane, C. Compliance with Criteria for Approval: As per LOC 49.615, the Development Review Board must consider the following . , criteria when evaluating minor or major development. 1. The burden of proof, in all cases, is upon the applicant seeking approval. The applicant has submitted the information required by LOC 49.315(1)—(12), These documents are listed as exhibits which accompany this report. 2. For any application to be approved,it shall first be established that the proposal conforms to : a. The City's Comprehensive Plan,and, ' Applicable policy groups are listed on page 1 of this report. The applicant's narrative Exhibit 9( ) provides a thorough analysis of these policies, • • Impact Management Policies: • •`` These policies require protection of natural resources from development, comprehensive review of development proposals, and payment of an equitable share of the costs of public improvements. The policies require assurances that distinctive areas will be preserved, soils will be protected from erosion, trees will be protected from removal, streams will be preserved and that density will be limited to achieve ' a these results, Compliance with the applicable Development Standards reviewed below will assure conformance to these Plan policies, Conditions of approval will be • , • imposed when necessary to assure compliance. . —Social Resources Policies: These policies require protection of features valuable to community identity and preservation of the natural and aesthetic qualities which are the pride of residents, • DR 18-92 ' Page 3 of 9 • These policies also encourage citizen participation in the development review • process. The applicants have held a meeting with representatives of the Rosewood Action Group and the neighbors. The neighborhood views are presented in Exhibit 16. Other policies are implemented through application of specific development u standards such as the Park and Open Space Standard. Compliance to the applicable 41) Development Standards reviewed below will assure conformance to this Plan policy. —Industrial Land Use Policies: These policies encourage environmentally compatible industrial development. • 3: Specific policies, including Lake Grove Industrial Park District policies, have been adequately addressed by the applicant in Exhibit 9. These polices are implemented • through the IP (Industrial Park) zone requirements and Development Standards, • reviewed later in this report. —Transportation Policies: • These policies require that streets be improved as planned when demand requires. ' They also require that a developer be required to dedicate additional right--of—way as necessary to provide for widening. As Exhibits 3 and 4 illustrate, the app;:^ant will be dedicating 15' of additional right—of—way along Willow Lane to accomna ,date the necessary street improvements on this road. These improvements and the L1L be discussed in more detail under the Utility Standard later in this report. b. The applicable statutory and Code requirements and regulations • z. :, including, ' City.._of Lake Oswego Sign Ordinance.• • The applicant is proposing to relocate the existing monument sign from Tax Lot 2200 to the site. Exhibit 4 illustrates the proposed location of this sign on Willow Lane, • At this time it is riot clear as to whether this sign complies with the current sign code provisions. In addition, Exhibit 5 illustrates a sign above the building entrance; however no graphics or color specifications have been provided at this time. To assure compliance with the provisions of this ordinance, the applicant will be • required to apply for a sign permit application to the satisfaction of staff, • City of Lake Oswego Zoning Ordinance: LOC 48.345--48.37E— Industrial Zone Descriptions U Exhibits 4 and 9 adequately address the applicable requirements of the Industrial Park zone, including use, setbacks, floor area ratio (FAR) and height, The proposed FAR • ,. (.38) is well within the allowed maximum of 1,0, and the 25'-3" high building is less { than the 45' maximum, LOC 48.535(4)—Special Street Setbacks • Exhibit 4 illustrates the necessary right—of—way dedication (15') along the site • frontage on Willow Lane, LOC 48.530— Vision Clearance An analysis of Exhibit 4 indicates that the required sight distance (10') can be easily achieved at the proposed access point on Willow Lane, The final construction plans • DR 18-92 • .' • Page 4 of 9 r should note the sight distance triangle and specify that nb structure (including the ground monument sign) or landscaping over 30" he installed in this area to preserve •• c clear vision. ..*, . s. : itv of Lake Oswego Development Ordinance: LOC 49.300-49.335 — Major Development Procedures This development review application is appropriately being processed as a major development. The applicant has submitted all the information required by subsection 1-12 of this section. The information provided can be reviewed in the exhibit section of this report. City of l.ake0swego Tree Cutting Ordinance: The applicant has demonstrated compliance with this standard in Exhibits 3,4, 7 and ` 9. Of 27 trees on site, 9 are located within the future right—of—way on Willow Lane • and may be removed as part of street improvements. Of remaining 18 trees, only 5 will be removed as part of the proposed site development, All significant fir trees are incorporated into the proposed site design and landscaping, Exhibits 4 and 7. The applicant should retain the services of an arborist to develop specific recommendations for construction and post—construction treatment for trees that are to be protected in landscape islands or are close to the curbline in the parking area, ` Exhibit 4. Any tree removal as part of the proposed grading and utility construction, including street improvements, will require a tree cutting permit, C. City of Lake Oswego Development Standards; N • The site does not contain any Historic Resources, Stream corridors, Wetlands, Weak Foundation Soils or Floodplain; therefore, these standards are not applicable. • The applicant has provided substantial evidence to demonstrate compliance with the , applicable standards in Exhibits 2-15, and 17, This report will address those • standards which require additional discussion or where modifications to the , • applicant's proposals are recommended, • Building Design —(2.005-2.040) • The applicant has provided a narrative (exhibit 4) and graphic material (Exhibits 3-5 • • and 16), including a color board, adequately addressing the requirements of the Building Design Standard. These materials illustrate how the design of the proposed building relate to adjacent structures. The new structure is designed to be complementary to the existing industrial building to west (with a similar texture) and it provides a positive relationship to the existing natural environment by preserving a majority of the existing trees,Exhibits 4 and 5, The proposed details on the north . elevation provides scale and proportion to the building, A comparison of the • a. proposed and the original building elevations for the earlier request demonstrates improvements itt the new building design, Exhibits 4, 5 and 20, These include elimination of the metal fascia and canopies, a 4 foot canopy along the entire width of the building, additional horizontal window treatment, additional smooth finish concrete bands at top of building and along the window band, and vertical wall separations (at 24' increments) to provide deep shadow lines, The applicant has not provided any information or details on the proposed trash • enclosure or mechanical equipment. This information should be submitted for review and approval of staff prior to issuance of any building permits. • DR 18-92 • Page5of9 •' ��' " . z` ,..f, _/ Street Lights—(5.005-5.040) Street lights will be provided as part of LID 219; therefore, this standard is satisfied. 0 ' :. .. Transit—(6.005-6.040) The applicant's narrative (Exhibit 9) adequately addresses this standard. r: Parking and Loading—(7.005-7.40) As required by LODS 7.020(8)(h)(i), the applicant is providing 34 parking spaces, i.e., one space per employee based on maximum shift. Exhibit 4 illustrates proposed layout of the parking area, including handicapped spaces and loading areas (2), per LCDS 7.020(7). The applicant has also provided a reciprocal easement (Exhibit 17) . in order to utilize the existing parking area on Tax Lot 2200, • Park and Open Space——(8.005-8.040) Landscaping,Screening and Buffering—(9.005-9.040) Since the site contains no Distinctive Natural Areas (DNA), protection open space or public acquisition land areas, the 15% landscape requirement of LODS 9.020(1) will also satisfy the open space requirement of LODS 8.020(1) and(2), The applicant is proposing approximately 49% of the net buildable land area in landscaping and has provided a landscape plan for Board's review, Exhibit 7. As Exhibit 4 illustrates, the landscape area will be reduced in order to accommodate future building and parking v : expansion. Staff recommends that the landscape plan be finalised to show the following information: — A mix of evergreen and deciduous trees/shrubs along the south property line in ^ order provide a more effective screening and buffering. — Ground cover between the buildings and other open areas. Y 14 . ' An irrigation plan has also been provided by the applicant, Exhibit 8. b' Drainage for Major Development— (11.005-11.040) The storm drain and water quality issues have adequately been addressed by the applicant in Exhibits 6 and 9-12. The proposed storm drainage system is designed to . .: infiltrate the 10—year storm on site, The final design of the storm water quality ' facility will be reviewed and approved by the Public Works Department prior to approval of the final construction plans. Staff also recommends that a maintenance •, • plan for the proposed water quality treatment facility be submitted for the review and • approval of City Engineer along with the final construction plans, The recently approved LID 219 will provide a public storm system in Willow Lane, ' However, if the proposed project is developed prior to completion of the above mentioned public improvements, the applicant will be required to construct a ';. .' temporary storm water detention facility to address on—site detention requirements, After completion of LID 219, the on—site storm water will be channeled through the " public storm drainage system to the regional detention facility, fib ' : ' . DR 18-92 • Page 6 of 9 Utilities—(14.005-14.040) Based upon analysis of the site and utility plans (Exhibits 4 and 6) and applicant's narrative (Exhibit 9), staff makes the following findings: Water: As illustrated on Exhibit 6, the proposed layout can adequately serve the site, Sanitary Sewer: As illustrated on Exhibit 6, the proposed layout can adequately serve the site. Streets: LID 219 adopted by the City Council on December 8, 1992, will provide full street improvements (36' width) on Willov, :.,ane. Staff review of the utility plans only verified the capacity of public facilities and services to serve the development. Final determinations regarding the exact location and size of these services will be made prior to approval of the final construction plans. All off—site easements must be obtained and provided to the Cityprior to approval of the final construction plans. All on—site easements over ne ublic utilities must be provided to the City prior to issuance of any occupancy permits. Erosion Control— (15.005-15.040) • The site is relatively flat, sloping at approximately 2% southwest to northeast. No `� erosion control plan has been submitted by the applicant. A detailed erosion control plan should be submitted with the final construction plans. This plan must comply with the state mandated erosion control requirements outlined in the "Erosion Control Technical Guidance Handbook" adopted by the City. Access— (18.005-18.040) " As Exhibit 4 illustrates, the site will be served by a single access point on Willow , Lane. The applicant has provided a report by a traffic engineer(Exhibit 21) which discusses the adequacy of the driveway design, The report states that internal circulation for heavy vehicles (a 55' long tractor) must be limited to entering straight from Willow Lane (from existing access on Tax Lot 2200) and exiting to the left' from the new driveway, Exhibit 4, The applicant will be required to post the site entry with proper signage to the satisfaction of City Traffic Engineer, The applicant also has provided a reciprocal access easement (Exhibit 17) for a • shared access connecting Tax Lots 2100 and 2200 in order to minimize the number of direct access points on Willow Lane. Site Circulation —Private Street/Driv eways— (19.005-19.040) • The applicant's site plan (Exhibit 4) and narrative (Exhibit 9) adequately address this . standard, The proposed driveway width of 24' is in conformance with LODS 19,020(1)(d) and LODS 7,020(7), This standard is met, Site Circulation — Bilcewnys/Pathways— (20.005-20.040) Exhibit 4 illustrates the proposed sidewalks along Willow Lane and pathways in the development, This standard is met, ri 4 • p, DR 18-92 Page 7 of 9 d. Any applicable future streets plan or ODPS There are no such plans which affect this site. IV. CONCLUSION Based upon the information submitted by the applicant and staff findings presented in this report, staff concludes that DR 18-92 can be made to comply with all applicable criteria by • •v '• the application of certain conditions. V. RECOMMENDATION Staff recommends approval of DR. 18-92, subject to the following conditions: A. Prior to Issuance of Building Permits: • e ., 1. The applicant shall submit a final drainage plan designed to City standards, including the storm water quality facility, for review anti approval of City Y; ` Engineer. The final drainage plan shall also include a temporary storm water detention facility if the project is to precede the completion of the planned street improvements (LID 219) on Willow Lane. 2. The applicant shall submit a maintenance plan for the storm water quality Citystandard) for review and approval of City facility (designed to pp Engineer. ;. 3. The applicant shall submit a final erosion control plan in accordance with "Erosion Control Plans Technical Guidance Handbook" for review and approval of City Engineer. 4, The applicant shall submit a final landscape plan showing the following; information for review and approval of staff: — A mix of evergreen and deciduous trees/shrubs along the south property line, — Ground cover between buildings and other open space areas. • • ' • 5, The applicant shall illustrate the vision clearance area on the final construction . • plans, per LOC 48,530. • . , 6. The applicant shall submit the design of and location of trash enclosure and any •• ' '�` mechanical equipment for review and approval of staff, y 7, The applicant shall work with the City Traffic Engineer to develop an acceptable sign at the project entry to address the internal circulation pattern for heavy vehicles (per Exhibit 21), • , B. Erior to Issuance of Any Occupancy Permit: ; 1. The applicant shall submit final plans for all signs, including color `' specifications, for review and approval of staff, per City standards, The applicant also shall demonstrate that the existing monument sign conforms with the requirements of LOC 47,105(1)(B). DR18-92 ' n � . Page 8 of 9 2., The applicant shall install the landscaping and irrigation system approved by condition A.4, above, and submit the as—builts for the irrigation system. 3. The applicant shall provide all public easements to the satisfaction of the City C. Ditthi lMtruction of UI project: 1. The applicant shall atlher,e to the erosion control guidelines in the Erosion • •,Control Plans Technical Guidance Handbook, as approved by condition A.3, above. ► ADDITIONAL INFORMATION: 1. Staff review of the preliminary utility plans only verified the location and capacity of utilities to serve die site. 2. A tree cutting permit shall be obtained prior to removal of any trees that are 5" •' or greater in diameter, 3. All construction plans shall be designed to the satisfaction of the City Engineer. :, • • Yr.. :. 1. Tax Map 2. Vicinity Map/Project Information i . 3. Site Analysis/Topographic Survey • 4. Site Plan 5, Building Elevations 6, Utility Plan 7. Landscape Plan 8, Irrigation Plan ',; 9, Applicant's Narrative 10. Letter by Nicoll Engineering and Construction, Inc., dated November 20, 1992 • 1.1, Percolation Test by Nicoll Engineering and Construction, Inc„ dated March 20, 1992 12, Soils Investigation by Carlson Testing, 'nc., dated February 13, 1992 13. Photometric Data ).' , • 14. Environmental Survey/Wastewater Generating Characteristtes . '. 15, Development Schedule 16. Color Board * 17. Reciprocal Easement for Automobile Drive wa18. Letter by Rosewood Action Group, dated November 30,Adjoinin1992• rcels 19. Letter by the Applicant with Attachments (Ground Lease Agreement), dated December 2, 1992 20 Building Elevations for DR 6-92 21. Letter by Richard Woelk (ATEP), dated November 25, 1992 t, * Too large to reproduce /hp tDR 92.5krepons5DR 18-92/12-23-92 • V . DR 18-92 • Page 9 of 9 ' • • ' 0 . • + 0 .. • •, ' 1 • i 1• • • • • • • • • • e ... • • 1 +4 • • • • t1 1 • . 0 • '�. ., .. ... .. •. �.•�•-.•.v.-,.•-. •,., •.c7r-s%'a�.�.kdw•w. .•. , ..- V,,,,,......»•.t.••••w-•+•r._.�r' . . ^/ Y / 1.4 700 •. I // �,. • . / I e 1200 /� 1300 Jrr9.64 O ,5•3 I op.'s'.i / , \ , hi. 1� r • 0V el r- S a l' • u y •, ., a IV.011e.2... — 1 r� �a ° w� I100 �� lJ t , • H 1000 b% : S• _ • 4 ►• A I 12LC t ,. • ... ..« UI,1' ,rto' •• tc � Ida' CO' 00' Tx 1 ,15. 1 e, 0 re WILLOW kt: r1/t� • /t. fo' - - i.,.- .. DSO' +." c 41''� p •0 1'','�•° 1900 1E • 0 -"rt.,* ' . ' , • '9 4 i i 4,p.,,,e Aoo' I�••• l • , Zit e . , ... • .., . ... ,, ;. , , . . ., . , .„xj . . . ...., , , . . ..,, ,, .,, , .,/ ,ii, , . . , ...4-4 , . . . , . ,e"" , • H' ,. i - -roil, i'-- ur•41• it .42. ...i•..•J t' 2 800 2900 r- •.• 3002 . 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(r .3---.., '14/14 Y'.j..w,,Ml,a 1M �111,, r� et IS4l �w •"Il hat ,..4„ > ur3nlp' i,..i:n 'N IrI Mr i`D3 1r „e.w> ,bNa.! •• t INI� .• t..krrNSI "'C'l' Ise/ Vr"• f+alfl PARCEL'A" / I1>.r .ul✓-'„>e' °,�e:. 1141 0 NI I11111,DINC • rot crrNc cai7uu 1.✓1 1ISa1 ! FOR •arf•.e'a1a+a N Iawto 1t /'` x o4t• -4. NORTlIIYES'P " / SPRING • Cs k\11.b nits 1a•t1{ ` PARCE 'A"(THIS PROJ T) ` 7o voGFlAro1�21C SURVEY MANUFACTURING " • 1 I,a• .INu � •' 0 14114 PO4110N6 d/1.07•R.10,1114 Pt la w1Ca 1,", / KAY 0r NrJ•IIV/t>OU, 11rt plrll,D (alurl e ,,,u _..- µ4 I,a. ssu li4W / +nf t ,att ei�e:���'N 4eG sees Ip,ueraal _ -..- _. �•. _ tNNe W1 E11.1:KAMM CO I Olt lil • •.�• L • MANUFACTURING 'r Dr1,1. '' b'4MV A' ' SPRING tl Y K 6�+1•,�ND1 .cta.. SwAK ER =It, INwlllwf t• .I.rMM 1.11 , I INN. 1 liana•N A\\ `, Associates Inc. ,N.1 ,y ALL..•\rp..wi AA Ia MIDI oat ~' `/ Y In11 Yrwrylwl.,u, Woos Ir,t M>tG= a1GM MO .. yl�-d=`•--..:� A.�.'l.. ,•,1+1.vIMr,...ti,�, ' il•Jq (Y.t11.1\VIo �.... 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SOUTH ELEVATION • nr:ra.- , I�r•�'xIIU NII,t/[Iw•1.4?LnIr14 • • fM,'i�(�"tN�,u}e} y""`te.Z.:i41UH Yxx11N • �•1 f.IM�VYrry•p IIwllMltl M tl ::41 /1''W,rWa WW 1 • '• I/O n • • •rM� .qL d lrwr `• t. • MINN Y I e - r .6 .o w .L• `' guru N u�RCR r II4Lat. ..(. t11111111111111111 ■ • �,flair ���� nr' 4 :{{ ■ ••4 A�sm� .` ■fit• ,rJ•Iw ,', - �1 C w .:11111 nr V may. • I.i �f I 1 � } r� +' L. LI NEW BUILDING It�r_ _ 1. NGRTIIWt5T s11 , x - Ydll 'I w+.w 1 } Mt. er^ I l t�Ya a�•r' , ,� k..1r �C�.f d •W>S;.�" SPRING • a.,,... - . 'f 1'.r� l ;ill"' ,I•,�, 7ltef4M11�1.�Vr, .•. MANUFAC.rURING t.*to.IN NORTH ELEVATION (Willow Lane) "'YUfKtO a"ru* '4$ Y. ' Olxl YR.r I.(+ NORTHWEST SPRING ,r • MANUFACTURING- au It,a n u.0 +41fl.IHI• . +V• - 61.1 If.4,11 (1ItlNIr.♦ .. y .. t :4 M. Ilfl I aaxr 1, Ir11lt - 1 "1111WD tIrynn1.R 1. y- D R. r ,lNsf)1 , �t = WEST ELEVATION (East Slm$Iar� ELEVATIONS y — yAtr rr bd 1 `• N ,-.1 R1+ , v t Y.. ry 4� • 1 . I CLIFF FORD J.I � • MrDONALD I 1.--1.�t11 it t11 'All Ile mr • pall al ON Mir 1/11.'1. j1 I11-- --"' «.-.t. ,« .. f1 ?s .. ---•.._. ...N ...-....1.W,LI�,�A110 .....�-. - w ,�>. Y'W l 1 .�.•._.�� \ _ +•-a�M' --*. ^w N N \I N 11 u 1'IIN.'µMw.1f b1A •♦ ' w14 [If1.W.f .,r1.11 MM•MI tat WI11 .-}�+! Ma.WWI Wag lint I f1A I.1.) {� ._r ._...�. __ N ._ �yeN1111[L71Ll�14).. - ` M .�........._•... .... - III, f�I ..w11a1W h1.01 IMI wl/I,lnl 's'' r .... ,,i' ,,' 11wlwlf.M Wwl..I WO _ ,1 j..._ I ILO._ ftoI jL1's'r •,i i ~t,}ty rru'rRtruf+iAWinll{ In eA�il � f� ,......,11..,.— JJ I• 11 \, Hl Alt•/MN!{I •WOI..I w.W 1111111 fA1 II WV**.NIIMI• I ' :1• . Aw01MM/H1 M.+111 vtrtn l/VIYM y .tll� 1. „ 4. ..1i ] 1 iw;.n l.,.11. l , l': • / 1jIJLLfII!lU. 1[tI 1LIlt I11-1 t]l IL1,•J1I-��_ :11 �� ��1'4J+sH Nbi o.ew{ sword _ -- r-.��. CA.I I 1 ..'i1~I uM,� .I'1� r..N.Nlnr[[w p<.t • ,�; I y j 1 .L.. 1 1..._.... f I`«.. ,.IC'MN0 eitAul _••• v..«.Wil01!?J[AW a.f11 I / I 1r s I SPCTION AT INFILTRATION TRENCH. room ,_« , T I LL NEW IIUILIENG (1... FOR ... &AlI NORTHWEST SPRING L . MANUFACTURING PROPOSED BUILDING r-- 7 11/I a.1w m,., =mil 2,10 S I • Mmow lot TV NORTHWEST •8 I- II= .'l il1 1U.N €XI6TING N W SPNING 11w1 SPRING M1 p;,,,t ill' I MANUFACTURING :1A t*woo.Ux1 tot O 4Co. O•IC i WOIf ,r a1/ a II.P.a._ .1..4.w. L. .. 9n 15�' ,I Who'11'.v1\ a bl.Itootolf ,ItY.Is (4141 Lim. - ...._....1 r.w,...-.1.......a_...,_...i I«_r-__.� la At 1151 'PIND.h GAronnf,NI r ..' l_. rIIVI UTILITIES PLANi_r�^ ,ill. CI Y f / s Jill U r 1 • od 1 {2 i MP II)F-i , • 1 . 1 1 t1 { „ '1 4. r ! a i• { . ! V 1 r 1 r 1 0 r0 0 ' 1. _• CI,IFFORD J I NtcDONALD • ,, ARCIIITICT t • tun It lb4 Mel l i t 4•BM4� _1Y 1A.*M w to Inq owls 4 WILI44.1 L.,uIR.,..........,..T..a _. _ -. A*...,..., m... .... _-,,..* .._..._.,,..fir • '' O ._ a.... .• , .•.a__...1._._.•, � ........+• y 1• i ..�.....».-.._� WIN.• •Kj'rIM1 ,� �' I• �a.,..� 1�1'IlCtli, I , I. , + I t`.L.1 :�r /•• • •1pY�`... '� ,n...UM'Al ltruial lilt !lj , I JI""' .. .� l .ro1I, .1S ..0 .rtwet ^.w,A11Julu .`L_.L 1 I LLJ rw MM VIfuLI lj.,tn•. u11y)rtul „.j11UyunD Nat • , 1: , 1 1 ..u •u u.. rltnlgp , 1 lwuut Hint .1 t .; i.«,I. �� 1 L4,ru.ruIt1t4t1t,MINI...,yWti. t tttu il,A. .. .. I L.. L 1t 1d4 u4tuu[ut. _ 211 I I I I" riot nitu 1 i u j 1 Al,61.'1 L 1t1j41Y.,WYla'IYtIVI r1. _....1L,.11. I•t Je-, 1 I r,tnll LesuuLl.so,,.__itaudis1 l��t�•d,U�„ .� .1 .Gl..flluywr.lu etyl4_..UUIYJLL'/ sel4A� NwhM .._. ._. � .. u - « _ r.„ C.y y 1 N.t.lutru_1ue1u.�- lueu,uwuuuu—1 L ,Li. t, • a tL La at 1,1u1 out LLWtu...,yWlk Jb. -.� 14 r�utxui nta/� umal euuw tl' e lt.\ U ws I tutu I tutl111t... tllyy/uL11/LLLO:(.111.L 1LLIAILLI IAYU yylt 1l: L �• '11. • - e1i lute.,UU11�..,.11JC YIufIILA, .J• it LWer ®_ _..« .` _ �C .j ',iu f NEW bUtld)ING '° .. �.,t�, Sll NPRING EST 1 • • A L..-• 'l MANUFACTURING �1L PROPOSED BUILDING (// r 1 ) ' t,'-• t.141a IW • y lL .4 h1r.�i.11 yt.AK♦ / V • T•r _.' •Y •krI1Vd uLUf1.4A 11` ,rs ♦ 1.�'_.. 1 IAA1 DSMtS lw((xll • C%IS11NG N W SPRING =•k NORTIIREST • n., I.IM1b11. N li,1i' -'..., .. A-, I ..,.. ��' $�\j ri„,./ SPRING • ,. _ 1w MANUFACTURING ./ t' r:l . r`I/ • tMf OS♦UC b,1:41 v. 0111 II tr 4j a.. IAMt1111 S' ntltI 11t Ws. It Ilp, i').ilr, �wH4 W111 v` :y k CJ f. LANDSCA)E PLAN . u u 'i !r � 1 \ t +im Hoax ;1,4 LANDSCAPE ' N W ��+SfJttl S— Li • • kJ .. 1 / • I CI,IFIOltD J. MCDONALD tt rIPItcTr ,_—• mil tw1 Nw ors R,/lU1 N. t. ..-x....._1v1 11110M Id I+oll tt"'!0'MY W " — w 1 _ — — -- j — a _ _ 'f _-� 6EGC11'V II I o rill l•1/1Yr 411101 ...i ,...1. I I I t 1 I I1 I O.• I I I I • I I "', L .., 1 j. • im, O :: s'::s::::::1' � _ — 1 , © trNruluR I .4. 0 f1Nu; I�Df tl • I t null' NFEW RUILUING • • �1J IL—1 1'•.„r NORTHWEST I SPRING 1 ( tl". __ _ .'6 'r .. MANUFACTURING I PROPOSED BUILDING I t'` 1.wta•`ut ' I Hi" trW1.e Prury. LW 0,•t0A.` I0I1CL''I ..r h.•., rr iw+F Nlfr rIIRNrn 11 r11 At tor.:.nuhr+ NU•t i }TN IIN YtfitLER I Qrvr1) LL • I .ltiw� NORTHWEST GxlsnnG rIw sasau,u I SPRING MANUFACTURING r•nsN:11,.. !bl 1.*MN 114 A. (/1(0M.l00 Ott LIN Vol! o r� 1 LN • . _ ...<� _ ., ... , _ r.-.. —....._— �...._..�_�....— �..'.— -._. • �..._.-- ...�. �..—.. ....•1.—..— Do-.11 t Y 1 11 1111 Nit.,a 1011R i" nNcio.o.y.RDR,N. ., c 1- k r tieN�� u rJlrpl MYIIA git,p .4. — `mil C.?2 1 - 40 • ! - t - - i tW, W'. ..' • e'W� 1 .• . , 4. 4 • • ' * l, • .. 0 , ,, NORTHWEST SPRING AND MANUFACTURING ` • REQUEST FOR DEVELOPMENT REVIEW APPROVAL APPLICATION PACKAGE CONTENTS Project Team .' •: 4111 Project Narrative Engineers Letter Percolation Test Report •` Drainage Calculations Site Lighting Information �. vA- r. I ( EXHIBIT 0 . iv 1 OA. I'd —12 , F'• { • A a- Y • e 'I. r ` . . , ` , a H NORTHWEST SPRING AND MANUFACTURING v: . ;. °v REQUEST FOR DEVELOPMENT REVIEW APPROVAL APPLICATION NARRATIVE CASE FILE //PR-8-92 + The proposal is to construct a new 30,096 s.f. building as a manufacturing facility for an existing business currently located on a parcel adjacent to the proposed site. Northwest Spring and Manufacturing has been in business since 1975 and tam been locatci on a site adjacent to the proposed j �• development since 1982. It has enjoyed steady, measured growth and has now outgrown its existing facility. The company manufactures small sized coil and stamped � . specialty springs, primarily for the high-tech industry. It markets its products both regionally and nationally. It is a A"• , ' clean, quiet, labor intensive industry dependant on skilled employees which it has recruited and trained from the surrounding 1 communities. The subject property is tax lots 2000 and 2100, Sec, 18 T2S, R1E, W.M. , C'ty of Lake Oswego, Clackamas County, n. It is zoned IP (Industrial Park) and is located on the south oside of S.W. Willow Lane within the boundaries of the designated "Lake Grove Industrial Park". EXISTING SITE CONDITIONS The site is rectangular, 300' x 275' for a Gross area of I'' 82,500 s.f. When the 15' wide dedication along Willow Lane is i• removed, the Net site area will be 78,000 s.f. The surrounding area is predominantly developed as industrial with some vacant land and some remaining single family residential. The subject property contains a single family residence with a detached garage that is currently a rental. property. The residence is located on a portion of the property 6 designated for expansion and future development and is occupied by an elderly resident who has lived in the home for many years, the home will be removed at some future t.'.me. A demolishian permit will be obtained at the appropriate time. The remaining majority of the site has been graveled and is currently used as overflow parking for the applicant's business. There are a variety of trees located along the Willow Lane property line - site survey). The site (refer to accompanying '� p p Y � slopes appro..imatly 2Z for a total of 4' from southwest to northeast. r. n a • 410 :1 •.d •:..,. • COMPLIANCE WITH COMPREHENSIVE PLAN STANDARDS • � IMPACT MANAGEMENT POLICIES General Policy I 1. (a.) The building area is concentrated at the rear of the site which adjoins other industrial properties with similar buildings. The area between the building and the street remains as a significant open area containing the parrking but surrounded and interspersed with landscaping and buffered with the required front yard. (b.) No "Distinctive Natural Features" as defined and identified by the city of Lake Oswego exist on the site. (c.) The proposal will only require the removal of those trees that interfere with access to Willow Lane and the remainder of the significant vegetation is located within the required front "r ' yard. Of the Ten trees within the net site area (after 15' dedication), only the one, an 8" maple will be removed. The parking area was configured to preserve Four larger fir trees which were outside the required front yard area. As a o 'f developed site, there were no tree cutting restrictions previously lplacedon': the project but the trees have been preserved at the owners expense and effort. (d.) The site is relatively flat, changing in elevation only 4' with a 2% slope from southwest to northeast, and is not ,; " subject to erosion hazard. All unimproved areas of the site will be landscaped which will control soil erosion. c plan, for control of erosion during the construction,, willbetrol submitted with the building permit application. (f• ) A Half-Street improvement is shown on the site plan i ce/ : as recommended by the City Engineering staff. It will include a sidewalk for pedestrian traffic. remains unimproved so there is no bicycle�lane)the ovsidewalk erall rortother , developed access to either Lower Boones Ferry Road or Pilkington Road. It is the hope of this Applicant that the city will impliment an L.I.D. for the entire street rather than require this otrnei: to improve only a small portion of the right of way. The combination of city owned property, or property owners with which the city has Non-Remonstrance agreements, exceeds the p••~centage ; ; required to impliment an L.I.D. It would be safer, more economical, and more in conformance to this Impact Management , , • Policy, to improve the street entirely instead of incrementally. (g. ) The site is not subject to flooding as there are no �t " stream corridors or wetlands and the soil is extremely • b The building is designed to meet current seismic requirementsand .1 ., imposed wind and snow loads. •a• • r. •t , ei / - r ,J•: AIL. r A. ti 2. We endorse the concept of providing flexibility in 1 regulations and proceedures to encourage innovative solutions to further the goals of these Impact Management Policies. We are y;.. • requesting no special consideration or interpretation of the city 411/ S /' requiremnents because in practice the city will not "flexibly" interpret its regulations. Required Variances are almost always perceived as an invasive attetpt to extract extra beniftts for the developer, rather than to further the goals of achieving maximum densities within developed areas before encroaching further into undeveloped land. 3. While not a "Planned Unit Development"� prosaes p the roject p fr a shared access through the parking areas of this, and the site ', ° `' °9 immediatly to the west. In the future the applicant may occupy ,• •:f:' both properties as a "campus"(refer to 2.020(1)b. in the building • design portion of this narrative). 4. Refer to 1(d.) and 1(g.) described above. 5. The F.A.R. for the is . project 3t35, or only 39% of the allowable F.A.R. of 1.0. The building's position and the ," : ' configuration of the property contributes to the projects "open" appearance from the street. The project exceeds the open apace requirements of the Development Code. ' 6. Only one of the smallest of the ten existing trees will need to be removed as a result of this development. There w.ill, be ten • new trees planted and also numerous schrubs. Refer, to the. Landscape Plan submitted with this application. General Policy II 1. This developer is demonstrating how this development meets the policies and standards of the comprehensive plan through this narrative and the accompanying drawings. t. 2. (a.) The city is requiring a dedication and improvements to the Willow Lane right of way as a part of this development. Parking and circulation is designed to the city's development standards and shown on the site plan. No public trnnnpnr,tation currently serves this site, but the project is approx;l.matty 300' from Boones Ferry Road, a major transportation thoroughfare. (b.) Because the circulation is designed to accomodate the trucks that will serve the business, clearances will be adequate for emergency vehicles. (c.) City sewer and water services are available and • adequate as confirmed by the city's engineering staff, Storm water runoff and treatment has been designed to the requirements of the city. Storm drainage is shown on the site plan. A percolation test 0 report and details showing the engineered water treatment system is included with this application. (d.) Trees have been preserved as much as possible and new trees added to enhance the site. The project blocks no veiws and contains no streams. The soils have been disturbed an a previously developed site. • 44, t . • (e.) The development produces no excessive noise. The applicant developed and has occupied the building to the west of this development for 10 years and has generated no complaints. The first neighborhood meeting was conducted within the building while ,,,`' ' in ''ull production without even closing the doors from the office to ,he production area. Several neighbors commented on how well the building and grounds have always been maintained. (f.) The applicant will be required to pay system development charges or make improvements at his own expense. Often owners of businesses providing good jobs and a clean industry ask for public subsidies for improvements as a condition of locating within a certain city. We are making no such requests. -- (g.) The bulding will be designed to meet the current energy requirements for non—residential buildings. 3. The city is responsible for the review of the development ; .~ proposal. The project as designed will be only 39% of the maximum density allowable for the site. 4. We are requesting no increase in allowable density. 5. N/A 6. N/A 7. The city provided an effective preliminary review process. 8. The city has adequate requirements to ensure responsible site design. General Policies III & IV Not requred by city staff to be addressed in this narrative. General Policy V ' 1. Public services and facilities are adequate to nerve the needs of this site. 2. It is, assumed that the current SDC's reflect the actual costs of the services to be provided. ' A 3. The site exists within an identified Industrial Park Area and the applicant is making a proportional share of the improvements. INDUSTRIAL LAND USE POLICIES i! General Policy I 1. The project is within the Lake Grove Industrial Park and the ' city has established specific policies which will be discussed under the "Specific Policies) 1. (a, through f. )". 2, Noise generated is well below any applicable standards. • Water quality is addressed both in the drawings and in the accompanying engineering information. This business generates no ' regulated industrial effluents. The building is designed in �.•: conformance with applicable building codes regulating fire and life safety. The trash enclosure will be within the building �: ;' • envelope near the truck loading area. :1. 3. The city has requirements defined and a review process to . ensure compliance. ^ •U 4. This owner/developer is known to keep his property well . maintained as was commented on by several nearby property owners attending the neighborhood meeting. An automatic irrigation system will be installed as a part of this development and is shown on r the irrigation plan incuded with this submittal. 5. Not the responsiblity of this applicant. 6. All manufacturing: operations occur within the building. There is no outside storage required. 7. N/A 8. An engineered storm drainage system is part of this application and includes information shown on the site plan, a •` -` separate site details drawing, and a percolation test report. 9. The project includes parking lot lighting shown on the site �; •. ' plan. The site is entirely surrounded by industrial zoned property. There are several houses remaining in the area near the site, however the lighting levels required for parking and security will bo .5 fc maximum at the edges of the parking area - which is less than commonly used for residential exterior lighting. 10. There is no outside storage proposed. 11. There are no major stands of trees on the property although effort was made to preserve the 9 largest of the 10 existing trees. Ten new trees are shown on the proposed landscape plan. General Policy II 1. A flow test was conducted by the Lake Oswego Fire Department ' which confirmed adequate flow for a fully fire-sprinklered type • , ' , �'`• IIIN building of the size proposed. 2. This is a city responsibility and this owner would he happy 4111 to participate in the program if implimented. '' 3. This applicant would prefer a general improvement to Willow Lane as a part of an L.I.D. rather than a half-street improvement 11 at this property only. • General Policy IV 1. This property is in the central part of the Lake Grove Industrial Park. " 2. N/A . SPECIFIC POLICIES 1. Lake Grove Industrial Park • (a.) This has been done. (b. ) Circulation has been improved by the major improvements to Boones Ferry Road and a P y general improvement to Willow Lane would also improve circulation. An engineered drainage system is proposed as a part of this development. This site is not positioned to help identify the southwestern entrance to the city. (c.) No major stands of trees exist on the property. 44 (d.) This proposal includes a shared access with the property immediately to the west. An access and parking easement from the adjoining property owner is included with this pplication. 4111 • ° l � , y . /� • (e•) The applicant has occupied the property adjacent to this development for ten years and has proven to be a good neighbor. He operates a clean, quiet industry and has reputation for maintaining the building and grounds well. Neighbors attending l'•the pre-development application meeting were unanimously supportive of the development. (f.) It is the responsibility of the city to enact this • policy, to which this development would easily conform. ' TRANSPORTATION POLICIES �`� '' I. The Lake Grove Industrial Park is contained within a I. rationally organized system of major and minor streets that have d convenient access to a major interstate freeway. II. A reasonable right of wry expansion is occuring this development by the dedication of a 15' wide str.,ipaalongs a art of Y • Willow Lane. The proposed improvements to the street will a, accomodate expected vehicular traffic as well as encourage alternate forms of transportation. III. Willow Lane connects to Boones Ferry Road, a major arterial street, to the west and to Pilkington Road, a collector street, to ` p . . the east. IV. Willow Lane is not considered a residential street.V. The site is approximately 300' from Boones Ferry Road which is along a Tri-Met bus route. VI. A fully improved Willow Lane would accomodate a bicycle lane ' a and w.il l include sidewalks for pedestrians. •- VII. All of the proposed parking is on-site and meets the needs of the development and the requirements of the development code. VIII. The site is not located within a residential area and is • sufficiently connected to a street system such that employees or shipping will not be required to be routed through any neighborhood. 1 COMPLIANCE WITH ZONING CODE STANDARDS • 48.340 ;• a This site is zoned IP (Industri,- . Park) . 48.345 Manufacturing is a permitted use withi,a this zone. 48.370 Required yards, 20' front with 10' side and rear, are shown on the site plan. The FAR of the project is less than the 1.0 s maximum, which is a special requirement of the "Lake Grove Industrial Park" district. The 25' high building is less than the 45' allowable, 4111 '1 d d 1 • , , . , t` v COMPLIANCE WITH DEVELOPMENT ORDINANCE AND STANDARDS S . BUILDING DESIGN Refer to elevation drawings included with this submittal. 2.020 1(a.) The proposed building is of Tilt—up concrete wall panels with a combination of exposed osed aggregate finish The roof structure is "Berkley" wocdi1 system.smoothd concrete building is type IIIN. u� 1' The building height is 25' . The front elevation facing Willow Lane is 168' long, 24' of which is set back giving an effective lenght of 144' . The panel sizes are 24' with 4' deep fins set perpendicular to the face of the building and supporting a contunuous 5' deep spandrel band overhang accroes the front of the building. The Elevation is further subdivided by a 4' module used as the window width and spacing and as the distance from the edges of the panels to the window openings. The window and storefont components are grouped within openings centered within the panels. The top of the building is banded by a 5' high concrete facia panel which creates a 4' deep overhang. The westernmost bay of the building, containing an overhead door and a P pair door, has a 6' deep overhang. The building entry in a single 3' x 7' door centered within a 16' band of storefont material and " protected by the 4' deep overhang. A dark brown prepainted metal is used for the building cap flashing. The entry storefont and the windows are a bronze—anodized extruded aluminum storefront system. P The ground floor windows are configured with a combination of fixed rectangular window units and a rectangular hopper typeIII at each end of each band of windows. atar unit long with an exposed aggregateThe side elevations are 154' P finish and a smooth finished one . • foot deep band along the top; they contain no openings. The rear �. ,. elevation contains lower level windows to match the front of the building. The buildings simple overall form is consistant with its use as a flexible, open plan manufacturing facility and nimimar in ,! - scale, materials and form to the surrounding industrial buildings. • The overall effect is to sub--divide and balance an otherwise long, plain elevation with a combination of horizontal banding of different concrete textures, vertical joints and concrete fins, and a full lenght overhang all within a strong repeatative structural system. The buildings entrance is purposely downplayed; intended to. ` be apparent and accessible yet visually proportional to its purpose and function within the business. The entrance is within the strong regular rythme of the building's elevation. The building is a "fabric" building and not an "object" building, Its entrance is intended to serve the employees and few vendors and 1 r. customers who occasionally visit. Y " '�. •. , ' is x , r • r • 1(b.) The buildinf, :s designed to relate strongly to the .;; neighboring buiding to the west. Although not technically the same e "site", it is the current location of Northwest Spring and is owned by the applicant. It is proposed that the properties share access through the parking lots to consolidate access to Willow kr •, r Lane. The current plans are to lease the existing building to another business but as the needs of N.W.S grow, the building 4 '' ` could be attached and the lots consolidated into a "campus". The buildings s'Llre the exposed aggregate finish and the metal cladding and details. The color of the metal is dark brown to compliment the dark brown metal of the existing building. 2. Most of the .significant trees on the site are located in the required front q yard. Other trees have been preserved by the parking configuration. 3• The building is occupied 24 hours a day with 3 work shifts reducing the opportunity for vandalism and theft. Site and building lighting will add to the safety of the occupants. 4. The building is located on a quiet street. The building has sound deadening concrete walls. The manufacturing process does not produce excessive noise and the business has been in the same location for 10 years and has generated no complaints. 5. The roof drains to a continuous gutter along the rear of the building and is collected and routed into an on site vegetated swale. 4 1, • j 3.005 N/A 'I 4.005 N/A IF 5.020 Street lights will be provided as per city specifications or as part of the Willow Lane L.I.D. 1 4 6.020 r 1. The site is not located along a bus route. however, the site is located 1/2 block from Lower Boones Ferry Road, a major transportation thorou,hfare which is along a Tri-Met bus route. When fully improved, Willow lane will be connected to Boones Ferry Road by sidewalks. 7.020 1. There are 34 total parking spaces provided (2 �.' spaces of the 36 shown on the site replace the 2 spaces lost on the neighboring site to accomodate the the total employees in the maximum shift. There eare�noMcompactore n spaces. J 2. All parking spaces are off street and outside the required yards. 3. Two handicapped parking spaces have been provided, • 9' wide sharing a 12' wide loading isle for a tonal width of 211 . 4. All spaces can be independently accessed. e. • • y. r I'' .. ` + ._,t r « i,A,4 -r p.. l p 1 ,r •,a i Y I i ' +ro,. 5. Two truck loading bays have been provided, sufficient for this development. 6. Additional parking is available on the undeveloped portion of the site and shown on the site plan and also by agreement on the adjacent property, also wed by the applicant, if ever required. No reduction being requested. 7.025 . Parking areas to be of asphaltic concrete paving with heavy sections in areas of truck maneuvering. 7.030 Owner will•perform required maintenance. k a 7.035 Parking information is shown on scaled site plan included with this submittal. 8.020 1. Refer to item 2 below. 2. The site contains no Distinctive Natural, Areas and is located in an Industrial zone, therefore the 15% landscape requirement also satisfies the open space requirements. The $ T. ro osal p p provides 48% of the net site area(after dedication) as landscape. 9.020 1. See item 8.020(2.) above. : . Refer to Landscape and Planting plans included wit, this � :. submittal for the balance of this section. 10.020 N/A ' 11.020 111, • ` '. 1. A drainage system has been engineered and is shown on the drawings and supported by documents included with this K application. The system is located adjacent to the street right of way and an access easement and will be legally described, if o required, when the system has been accurately located. 2. The water will be routed through e separation chamber for the isolation of contaminates and then routed into a ;• vegetated absorbtion swale for further removal of phosphate and ,.., other contaminates. ° 3. The site contains no streams or ditches and the 4 proposed grading will not alter surface runoff on the neighboring sites. The site is located in an area of high soil permeability so ' thore is little accumulated surface water. � •' 4. The city staff did not require storm water detention for this site. However, the absorbtion rate and the y design of the storm water treatment system result in capacity to accomodate the ten year storm criteria. 5. Refer to item 4 above. Refer to seperate Engineers report included with this submittal. 12.020 N/A 1 ,4A• 1 -�: ,.a ! tN 13.020 N/A ' l 14.020• 1. All necessary utilities will be engineered in accordance with City Standards, Plans and Specifications and are shown located on the site plan. They include: (a.) Sanitary sewer ; (b.) Water, potable and for fire suppression and irrigation. (c.) Sidewalks as a part of the street improvement. (d.) N/A (e.) N/A !t (f. ) N/A ,, (g•) Underground electric service to building. (h.) A half-street improvement or improvement by the L.I.D. . (i•) N/A 2. N/A 3. Yes { 4. Sewer main is existing. 5. Yes ,0. 6. Water service lines are existing in street. A fire t��'" hydrant will be installed and is shown on the site plan. Exact ', d �y` r 7. N/A location to be confirmed by city engineering staff. ,, .', Tic ��,;, 8. The project is a single lot with one service. 16.020 I. i ' The site includes no hillsides or areas with erosion potential. An erosion control plan for the construction phase will ' " prepared and submitted during � r be r d building permit application. • 17.020 N/A 18.020 r =' 1. Lot frontage is 300' . 2' 2. The property is relatively flat and abuts a collector street. One 24' wide drivewayis d . ' proposed as access to •' , this site as well as a connection through for circulation to the property to the west. Combining the access and circulation benefits both properties and reduces the number of closely spaced openings on to the public street. 19.020 1. All aisles and drivea have been designed in ac-ordance with City Standards. Internal truck circulation requirements have resulted in a design is excess of that required ' r for fire truck access. 2. Site frontage is 300' , although only one driveway is proposed. r 20.020 kways at the entrance to the building are shown on the site p 'a�4. eM + • ,s s '" a ' I `�. •fir ,',rr , " � �, I • 1 • , • • • ` r V U• 55.020 • This property is "Developed Land" by the definition -0n this chapter and is therefore exempt from its provisions. Most of the 4110 . significant trees of the site are to remain. Those trees to be A\ removed are shown on the Site Topographic Plan submitted with this application. 47.020 �. It is proposed that the existing ground sign currently located of the adjacent property be relocated on to this site near the driveway entrance. The existing sign is two-sided, constructed of wood and painted, and well within the size limitations described in this chapter. A permit will be obtained prior to the actual relocation. • • t S.t b F v t b i $t Y'- t .'r t Y{ U, v° t r, v 4 -V r• � t ti •. • 'i 410 • i • ■r■■■■■■■U■rr■ mu ■■■ ■ r■■■■■R■ar■$r ■r■■■ �i■■■■ ._`"u . r■■■■■■■r ■r■■■■■■a�■ ■r ■■■■■■■ ■ r■ ■ ■■■■r ■■ m inumminammunumn�■■ui■■■�iir■■■■■■■■■rr■■ num .■■■■ ■■r■■i iir=ii■ ■r■■■■■■rr umur .■. ,r q , ■■ ■■r■C■■r■■■ rrc;rrsor.4 ■ii=ii■ii ■r■r■. irolr i r i■■ni a momminiii■iiiirir■■■■ r■■■■■ ., �ir■■■■■ I■.�i ��.rrn:�■s�� �■ .fir ■■■r■ ■■r■■■■r■ ■ ° • M ■ ■■■r■■r■r■ . . i nrenlh .ou ■■r ■ ■■ ■monom MMINU r EMEN�r. ,i -- anal 1 i �C7■■ �■U■ ■■E■■■MM■■■ • _ i �i�iiii 'rii/if•■ f/fiOfiff•fffif•/ NOM ;'., and Construction Services, Inc. 9025 Southwest Center Street P.O. Box 23784-Tigard. Oregon 97223 (503)620-2086•FAX (503)684-3636 November 20, 1992 . . Mr. Cliff McDonald . ' • Architect P. 0. Box 23784 a ' 'a Tigard, Oregon 97281 ,AAA ,r. • Dear Mr. McDonald: The site storm drainage design and water quality facilities v` ' design have been completed and, to the best of my knowledge, meets the City of Lake Oswego's requirements for these facilities. The � ` new system, as presently designed, incorporates an infiltration trench , with an overflow device that will allow heavy winter rains to overflow � ' ` into the new storm drainage system that is proposed for Willow Lane. In addition, we have incorporated a large trap system that would catch a large spill ( 50 gallons ) prior to most of that reaching the infiltration ditch. This requirement is not part of City of Lake 4 Oswego's standards but was suggested by their staff. If you or the City staff have any questions please do not hesitate to call. . Since ely t ,, es R. N 'coli, P . JRN:mlh • , EXHIBIT 0 I io �, • Np1 vT2 AT I 0%1 -rgENx.I 1 pieS/6 t) re._•01.4/ •AL4%OC.A71 o,J5 t AS P DA) A 10_ 670R1 • ' • . . . . . . , ., ,... .. . ., ,, ,0 --., 6 1 A � Q T ti 1 ' reAbUrAt.1.. /P17,G'NS I77' (5- "ri14) a 2,COoo in N R A = 14, Ilt.r 5, pAQKiiuei 2 � s 5F, ..r �oT / . 42, 27 . S, r: 707A C. ll'•-1 eotek io%s 5-up, is a = (0,10)( 06p)( /5-111-6' )- - a, B ( c j- S (PAr2K)ob4..or) . „ (aq )( )( L/ �"//) _ /, `r6�" GP�S ter, p) .. • •r , .1(D cps (a?,46) R' Pr RCO4.,47)0✓) 7g:s7 Sfb4)ED -7 iAT SoJG GAA) Ar3s6Ei o,0O 44; cps/4 /N F/G72,7/0n1 -fl'r/vert 15 7a ;'6 00 F'r A FT 2.1(/ cis .:. • • y ft.%kQ PROF 41.4. sVGtY17, `P vN MFs A.rit°° r- FFC JECT Nita 5P2)A)4 • - : PREPARED BY ,�g.� DATE ' ' /�GO c7'Z JOB No, 1 / PACE NO. 0r a +. • ks • .. 1,f n• • r ' ,n...t 1 ., Q_ a .. .�._.... .. •. N...... ,. ,, .... i • , 40 ,, NI • and Construction Services, Inc. 025 Southwest Center Street ' P.O, Box 23784•Tigard, Oregon 97223 :. (503)620-2086•FAX (503)684-3636 v. March 20, 1992 Y ;ti [l Mr. Clifford J. McDonald Architect P. O, Box 23784 Tigard, Oregon 97281 '• Re: Percolation test results for Northwest Spring project on Willow Lane Dear Mr. McDonald: On February 7 , 1992 , I conducted a percolation test at the Northwest Spring site on Willow Lane. Approximately thirty feet behind the existing residence a hole was excavated to approximately } seven feet in depth. Samples of the soil were taken at this depth and delivered to Carlson Testing. The result,, of that test are attached . A fifty gallon barrel was lowered to the bottom of the excavation . The barrel had numerous holes in the bottom that would allow passage out of the barrel into the surrounding soil. Water was then discharged into the . ifty gallon barrel. The measurements were then taken calculating the amount of water t discharged . ";. At no time during the test was there any back up of water in the barrel or the surrounding area. The soil immediately absorbed 100 percent of all water. Based on the area of the barrel and the amount of water, We obtained a � . 'percolation of .0044 cfs per square foot . It is my opinion that this is they low end of what this soil ~' can accept . We were restricted on the amount of water we could co .. place into the soil. Clad we had a better water supply I am sure ..Z ✓ ✓ y, ^-W Ni. - ' A ' : f Nw.• M1 g1hN11 ` e .Miaei r . . ti t ! r Mr. Clifford J. McDonald March 20 , 1992 0 , '.'...,'. • Page 2 we could have obtained twice the percolation. If you have any questions regarding this test please do not hesitate to call. Sincerely, 3ii.D P p�- `�., ,o i r" c��'c� l N11 :� ,135 y, lif James R. . ,V ! v UCy 1,,,,• ;Jrnt:�nlh IA. Ft. t_. C i tinclosure } `lj r! r kJ (`.rmtrv.•h,n ln,p i ' R Maya i siv Carlson Tee Inc ` � P.0.Box 23814 r..:, Tigard,Oregon 97223 Phone(503)884.3460 r • FAX 804'0954 February 13, 1992 �' #CP-7037 k` +1 Nicoli Engineering & Construction PO Box 23784 Tigard, Oregon 97223 A Re: Nicoli Engineering & Construction Miscellaneous Sandy Silty Gravel Material Gentlemen: Following are results of a sieve analysis run on a sample of Sandy Silty Gravel material sampled by your representative on February 7, 1992 . This material was received in our laboratory on February 7, 1992, and tested on February 12, 1992 . SIEVE ANALYSIS - AASHTO T11 and T27 : Sieve Percent Size Passina Specifications 4 " 100 . 0 3" u 100 . 0 2 " 75 . 1 1" 56 . 9 1/2 " 47 . 8 1/4 " 40 . 6 ,:'. #10 35 . 4 #40 31 . 4 • #80 25 . 9 #200 20. 8 Our reports pertain to the material tested/inspected only. Information contained herein is not to be reproduced, except in full, without prior authorization from this office. r' If there any further questions regarding this matter, please do not hesita,_a to contact this office. Respectfully submitted, Immemmus CARLSON TESTING, INC. F- Michael F. Schrieber, P.E. r ` ' Soils Engineer mew A • 0' J �. "n . SIEVE ANALYSIS HYDROMETER ANALYSIS SIZE OF OPENINGS IN INCHES I NUMBER OF MESH PER INCH, U.S. STANDARD I GRAIN SIZE IN MM - , N g pp so dp COM NN (p V C) N n �o 7 N NO O t7 O O p O S 0 O p k o 90 10 li mg 8 ;;::...:: :: »•. ,`:�:d Yam__. _ — �» tlE, .»+ ._too 0 .w 20 67.1 80 40 03 IX LU SO SO IX Ill 30 _ U CL 70 • 20 80 10 0 ++. -.... rt 1..1-_ t ...1-.. .. - --1 HI 't ».t.._1.__.,, ..»._.__.I_t t- 1�_ _...r..... ._._-t ._. . .a___ __......»._ . ._+, ....+"....w».. too ^ao (0 V• M N tV to COcn N 0 N O CO 0 Cr m N CO 10 'tl' CO .•� O O 0O O O CIO O 8 $ • ,: GRAIN SIZE IN'MILLIMETERS ff 1 COA119E I PINE COBBLES I GRAVEL saNO FI FINES s U.S.C. • AMPLE DLPTH+FT, CLASSIFICATION NAT, LL PL PI , NICOLI ENGINEERING&CONSTRUCTION N.A N.A. N.A. SANDY,SILTY GRAVEL N.A. 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' .. ... - Sos .•.'i - 6980 for If ,;.��.; �{,� �; ►�,a � '• ®, ,dormerM ! 111 - IIa�6ai4 S Po 8900 for start ,,. ...__ L+ u a �a stn uo _ �o�R of Acaeall o oe •r is Nro ILN KIN A I KIN N.M ILN $,N AN See Pape 9000 fbr Polo ! • rt a,1 ow) NMI AN AK N !I,►A,N KIA,N ILkiN {I b M.N Q`a I 4' . ' ?Ib HI! A AH,N A.AN Kh,N A A A AAII $ A11 2 NI A A,H,N A,KN A,ILN A A A AliN EXHIBIT TMZIO _ M1 A !A A w A A A A A d:. 0 AWN c a,ILN c ,. �N+N 3 ` + • P. • .. . i � i 60f0 Caa 1M1 • a 1 • • k -tJ4-vZ O',,4UrM FKuh! K. A, UKAi Q du, 'lU bb4ib,ib P003/004 k1C111iit •au" '�t'l� `!:Y ti;lfi. �iti ,(M, di.' 1. 4 ' qua t: r• \•1 i .. - • ' , IN , ,-. *+/11 gotta bM Altd Imo • I ' ak • s 0 PlawAtAcciAt Wad win* OfffIrrdepila . • 09 1 It whirnitourtoMOMR • pall thh 0 o NINI tell I h • • • 1t • . . . , , .!3 . . 11. . .,!- -.. , Ww rim sG# Roma 11lAIM 1174111101 0 NnlfiiWe NM , 0111104 • • in:i XX X �.�rno. X X X X X X X X XDQi am. d4•AO .} �b. Sae IOW , ,,.:,,.,., ■?'0 1I■I1717 �o tiat I I.FAaif F�. !(0.401 0•�IJoro . Q A■,q�b�q aNOM�1ER NMcgat �} 11 tf0l0 Pat {A■FAO Nam 4 r van c rAcioo $148.1 4° hN�11Vtittl OW bnod. " °ta q e t or • 10■ ■ 1310 ril■ Num� .„ ��{-� a ri N s WOK �4 4 I • ‘ledul NO16 • , . 1r.Wby . } ■ ` h■Iyp.IN + • 1 • I ` . r. '; *,: `°`" -0.4-92 02:40PM FROM R, A, GRAY ,s Cu, TO 6843636 P004/004 •' . • 5832296322 ASSOCIATED WESTERN! 746 Pfaff MAR 04 '92 14133 ` �.---""_. I �w brand few Pt10Aft1417�"I ui7LIT1AN CURVE 4 ":"._,." t::',1-1-":2. . innillla IIII e Eta . r :rr�,,rtrl-ni�t■ �.: r tzt• Ar ....1.1 01111111111. 1,ri > i ii , LUMENS oe �u .._ _;r•t•.►r` 14 y01 MN Minn a11r i■ 1 I i. l P i,EO� , llo 00 .� •-7... ■ nun! Ran R '�[ AIRS • r ._..,�.,..�.. -. M �+-:-,.. aid MC •‘Y tildoltilil II _-..�........ 1 iiIiIIiiJIiiii REFRACTOR 51111Yf��i ■ • : . .' g � --, • �'. 1�. "�::F" :�� SOCKET POSITION! IB a .- . - . •--. . .. 1�. rr . . .. I.. r.Maltllrrr r of-ne Ohl mum WM.twat w mi. / Ilia n.NO AB l%or nn 5 ,l •"` -. -... . r.� � �. ' �sQ/I Es 7"�Pi nary • a 1E .. ._dd - _ o jai :a.R�i PEDauM SEMI CUT-OFF II . irir .. —.,... r 0 9 2 3 a , . RATIO OP TfANSVEIIQt fL'TAMCE to MowGTTNQ HaIQIIT C RATIO OF LONGITlid)IRIAI flIRTAIIcE TO MOUNT1140 HEIGHT! .. 4 11�' t�CNEt1III INPpRfWI,TIoIN _ • • 7 8 2 4 TEST QIS ANCE 7,0 IP1ERS . — a MAX CANDELA054.0 I . a — II `--�- �,- MAX DONE 70.0 �! 1 l z MAX VBRTICJIL pLANe 77.V 202,5 x MAX CANDELA AT PO° 24.0 1 r„s g MAX CANDOLA AT l7 III,8 1 Q••9(p �,,.•--•'' NADIR FOOTCl1NDl_E$ O.'ICI ill '� �''� NADIR CANDELA tZO.I 1 `ss • MULTIPLY ALL LUM&N. CANDELA,AND a 4 0,1 FOOTCANDLE VALUES BY THIS RATIO • I J , 0.02 TIATIO�• I,Cdli!!$ I— 2 •....,._. �\\\\::::*7 _ ol !'NOTOMETRIC TEST IN ACCORDANCE °�•r �O.o WI'TII IES GUIDE d I - ► �` _ LIGHT FLUX VALUES . • , i N a 0.002 UIMENd { L.�if�i}� • 0.00i ounce vAteo THTT - InRn1T*0® S I 1 51 . i , • PER 1000 LAMP LUMENS ,1>0"" 7 20, NOTE!I FOOTCANDUie I0.70 LUX e1n=bolt b_ 0,6 . 4111) -' MOUNTING HEIGHT COnRECI'ION FACTORS FOR OTHER TNAi EET. L 732 73.2 ` USE TAELE 'ELOW OR FACTOR■ !MITI L Malta tisreo -9► - " DATB �M e1..i►s ' ' hODUNTING . 1► i • • • AI'PRO Dd,�e..a . DAT! r__ NE GHT•PEET 20 a"- ' 3d 35 45 5o DATE�� sr• r FACTOR 44 ,.ea 4,' •• • r .. , .. . . . .. . ... . . . . .• . . . e . . . . . • ••„, .. , . . . . . .:.,_.. . • .. . . • . ._ . . . . . . .. . . . . ...... .. ,... ... .. • . . • • . . . . . . . • . . . . .. . ., • • • .. . .. ... .. • .• . . • .• . . ... . .. . . . ,, • , , . . „. . . . . • , . . . • . . . .... .., •. .. . . . . . .. . . . , . . , • ,. . . . , . . ....... . . • ..:... . . . . • . . .. , . . , . .. .. . . . . • . • • .:1 Y ® 0- • • • • • • 0 . • • • .) , ... .:. •, .• _... .. •,. . .,. ,- 1, ,Q 503 604 3636 NICOLI ENO. '92 11/20 11$..4 uu4 . �r. id EXHIBIT ,� CITY OF LAKE OSWEGO �,,,r DEPARTMENT OF PUBLIC WORKS . . iw°'n-Away*•rat woe also 781•IaAG al rq Mal i°f 14FO,th.FAX pun ammo. pZ 19^ al �."'1..'0 Environmental Survey L13AYkl BLANK tt>r abtyWastcwatcs Cp�cilg Characteristics t.ae T P4ohello*oon,gc e p roll,calm eypoi or wised clout,. SBCItON A GENERAL IR.i inA pi po mp At a Opf swam AI. Cenapacty'me: AZ viriaa,e 1' E'I�INIa �l MFG., INC. ,t Ax. Addatu of O■, LAKE OSWEGO, OREGON 97035 °i - °: A�/7 C As. Re petrtltre c°144c Lyl this(o : ''� • S,/ Nano O N'77g R�tie' • Tale /"/tt3. Thicptime0.' '~eI SI A6. i de �-� "' u rimrim6 b - .�q . kl24hS 4-nit, 61 •e:r73-(....S;is•,-n,Q/ CGS. , A7, le din bungles eurtualy etetented Go public sewer tyaroot / If no.Nye yea appli d fora sewer oo�o sieu? linkmen dile d a ourol Yes j_j No U.YIN L1 No At 5itetdenl ladattrial cardamonNdnbor(s)MC Code if Ionown)). ,' i e At. Do you ar inli s'�dish:eat,veal;or fart to the public term? f j Ya ,64 NO "..• • . .„ Ala Do you use any of the folks•;at dcmicesa s• oa oral wrier repatator • b. Oil earl Chase j Yte No e. Imp L.1 Yet No All. Ik w oAm do yam core doe oil and stem OW/ When do you dpooe amoral Ll YetMo aapt�od eq.m! � N/ All Do you or moat you hove theta/cal ramp comoloter,bets,or pools et your facility? you lam lay�rowtd UAW? 'lai 7es No • likl No • l • • A l S. I IaMe�boos hero!a loll Roe.or Eaten!esehuaene sal f 1 Yes ,/ ; ' • u Yes. se list the type et parmk(s� Li Yea No please Aid Do you or will yet hero floor dtalat is your aeetLatint or storage If yoo km:cynical twrsg oth deem. t T•a floor drams to m run lraCQi Yes jNo dt mac ton ceslta!Lipari system(e..,through a floor&ir or nun.errs coda an lewd t0 e V ' To a public sewedt ' f. ..... L{Yet No To a MOO&ala7 ' L1 Yai No To ground?. l Yu; No AiX ............... Li Ya No or elw9ffill`C wastewater(other(17M1 doesoaele �1 TO I from=wee Ih�ife0i19t.talkies ea.)b H molar waste Axe moan? .,........•:.... Yee No , A 16 Do you or r.m d!> to •ter(other War domamlo wm is (.j Yrs I�(N. , freer b.lhmoaa,toelctn,esc.)b tbo pnUic,e.Q.ypn,r LI y"' I peachy d haw thin this dotvrsesa Bred all were Yi1 N. , • • '. nit aliPtsd ruder esy dkcedns or quern to team a rams tnpoarlQ,le rot tea ev.laaao d",i domwdon ssbntklod Deat,i an my inquiry of the *n3ott b imatrd+am tN�o wrens . , 0 oa that dim > ll the Idotmatlen,the isfasossion**Wined ed le.to the both d cry oram mesa via a ee moon.or those S . 1 for sobndtting false isfonaalioe4,iec dknr ledp►owl and oea, y, r cat . � Qn of rya sal ieptieo�„for 6ow�yam, 5itirrntrre+ �� "5. t'C�'A10 _......e... thou ��" '�✓ n . • • , • d , A) • WORK SCH.ACT NOV92 DEC92 JAN93 FEB93 MAR93 APR93 MAY93 JUN93 JUL93 AUG93 SEP93 .1"j NUMB ACTIVITY DESCRIPTION AREA START , 02 , ,, 07 , , 04 , , 01 , , , •01 , 05 03 . 07 , 05 , , 02 , , , 06 F k, • 3 1 STARTING MILESTONE S290CT92 * . 2 SUBMIT PRE-APPLICATION S290CT92 0 • 3 SEND & POST NOTICES 290CT92 /17X • • 4 NEIGHBORHOOD MEETING 18NOV92 : b 'c1 • ` 5 DEVELOPMENT REVIEW APPLICATION 20NOV92 iMl DEC 7 ' • 6 PLANS REVIEW 8DEC92 GARS • 7 PUBLIC HEARING SO4JAN93 ' . REM f 8 ORB REPORT S15JAN93 / . j • F 9 APPEAL PERIOD 8JAN93 4' 10 FINAL DRB REPORT S03FEB93 j y d, S '4' 11 BUILDING PERMIT APPLICATION SISJAN93 t_____.3 wassowssanwsisa rIecAo h .M ,N. r 12 BUILDING CONSTRUCTION rm S15FEB93 '% , U . ✓ 1 r, 13 OCCUPANCY .;' \i'l • 03 Z • ;' . C �.- RpRpNG 0810[2u r1qNUFACTURING Uadet!. , URC�LL IfJC. Update dater 280CT92 . ., - RECIPROCAL EASEMENT 0 l w� For Automobile Driveway Adlointng Parcels r• r• THIS��R CIPROC ASEMNT,Area an entered into this 2° day of 1���..�'.•!-1 IP,�1 � ' i between (' tl. V vi R� -P N` ,,' £hc:thaItcr called first party, and ,, �'1•�ru '� ' �J .� .-SPil--t N•C.i'i'M rr= ,..I 1 two ', hereinafter called second party, WITNESSETIXt ' , WHEREAS the first party is the owner in tea simple of She following described teal property lit the County 1 ♦' ' of t A N1 l , State of '{�'(a-e-4WON , to-wit: • • j Tract °G" , being a part of Lots 20 .and 31 , ROSEWOOD, described as follows ; A Beginning at the northeast corner of Lot 30, Rosewood; thence „' South 0° 05 ' East along the easterly line of said Lot 30, a distance of 211. 2 feet to an iron pipe; thence South 09° 03'' A 1 East and parallel to the north boundary of Lot 31, Rosewood, 120 feet to an iron pipet thence North 0° 05 ' West parallel to the west boundary of said Lot 31, •a distance 'of 290 . 4 feet 1 to an iron peipe; thence North 89° 03 ' West and parallel to the north boundary of said Lot 31, a distance of 120 feat to an iron pipe; thence South. 0° 05 ' East 79 . 2 feet to the point of beginning. j EXCEPTING THEREFROM the northerly 15 feet. and the second party is tho owner in lee simple of the following described real property in said county and state, to4c'It: 0 ...?art of Lots 20 and 31, ROSEWOOD, in Clackamas County. Oregon. described as ti follows: BEGINNING on the line between tots 20 and 31, ROSEWOOD, 60.00 feet Waaterly from the Northeast corner of said Lot 31; thence North 0° 05' Went parallel, to the East boundary of said Lot 20, d distance of 79,2 feet to an iron pipe; , ' thence North 89° 03' West parallel to the South boundary of said Lot 20, a distance of 150 feet to an iron pipe; 'thence South 00 05' East parallel to the East boundary of said Lots 20 and 3%, a distance of 290.4 feet to an iron pipe; thence South 89° 03' East parallel to the North boundary of said Lot 31, ROSEWOOD, 150 feet to an iron pipe; thence North 0° 05' Went parallel to the East boundary of said Lot 31, a distance of 211.2 feet to the place of ' l beginning, EfCEPTINC TRERZ 'ROH the Northerly 15 feet thereof. • . •` and said two parcels of real estate adjoin each other; and 1 • `WHEREAS, the parties desire to grant to each other art easement and right to use a certain automobile driveway now or about to be constructed along and upon a portion of both of said parcels; , NOW, TNERJ:FORE, In consideration of each party's granting to the other an easement here` ,, and other valuable consideration each to the other In hand paid, the receipt of which is hereby acA 14 EXHIBIT 44 4bZ/17 on/At_ t! /145/ t eA777N, 17 / y `` ttot • � M! ram•- -zrivy\.1#* �I , 1_- - •.a FIRST:-First party convoys to second party , 319'"` easement' automobile driveway purposes, al _1 and upon that portion of first party a property doscrhed as follows, to-wit: A arlg, i f The Northerly 190 feet. i ,I 1 S I5 I 1 SECOND; Second party conveys to first party a oaaomon�lor automobile driveway purposes nlon I and upon that portion of second parey's property described s follows; to•wit ' 1 ,1, The Northerly 190 feet. I� I • THIRD; It is mutually agreed that each party may use in common with the other party, the whole of said II automobile driveway, including that portion thereof situated on the property of the other party, for ingress end l . ogress of automobiles and uses incidental thereto. FOURTH: Maintenance and the cost of maintenance of all of the real estate described in ti is reciprocal ji easement shall bo the responsibility of(cheelk,,one)t (� both parties equally, share and share alike. both particle, With. the first party being responsible for Cl % and the second party being responsible lots .f •0....%. (II the I last alternative is selected, the percentages allocated to each party should total 100,) • FIFTH: In construing the foregoing agreement, the plural shall mean and Include the singular wherever the context so requires, "" SIXTH: This Reciprocal Easement to be in effect for the same period of time as the Ground Lease dated January 21, 1981 between t George Jones , Vivian Jones, Charles Montague, and laugurit: Kollom for the property described on the reverse side of this agreement 1 —as the property owned by the First Party. i IN WITNESS WHEREOF, the poetics have hereunto set their hands in duplicate on this, the day and year • " firs einabove Men, ... ..,,P,. „1 V"�'"`"— it it 00000 1 ,1,.1. l /11...•i.•.,1141�1........•I fY .�I( ' 1.....---e. . .. hy ak#nek.,37? ... 1111. • ,,, .14L t^111 111 la.,,,1111111 1, " 11111111111111 ,p . II PARTY eLe0110 McTY STATE OF o17EcON, STATE OF OltE00N, County of,,.,�,�.�,. •.,S,r'Y.d(. t ;,,{',�.��,'t,.1�',,,,,,,,,,,,,,,,1 County o!,,,,.,,,,,.,,rG kt l i .t l..[rt,71,•� f 1 /,((y�� /f./��7'h1,11 lash- /men!wia rck��ni'o/wlyd od Wore nu own)+ /A^JL.(/�� -7Tilli Initru •nt wee ocknowloddod balers TO on ill .., l... .,'(•..,,19 \ by.1116I.ITiI g 7114:1•. I1R� .•••i '/ I., 14111 . 1!9• IJ, ,..11.,,•........ .. 1 • u•.u.aa..., i ( .. .• ,�Z:�11iif illn,ur,•uR;•.1 1111,>!+�' ee/r/. .%rd., .. ,..„,• n m otary pu81Jo or Oregon r��;�+.'� OF�ICIAt, 9 At 'try Public lot Oteion ; yam- ( ,Jtt�, hSRII Y itll"t!: Its p " err•t11 �� .„ s• .fr , 1.,1;;,, ., Mat.LY A. �rk�lgr#Qufono: all ,\`':�if,��r COMMIS I ._'_ant N tor, N r. Pt C�le1 1 r=�=.,'' - Cattily of }su, 1III,N.H1,,..1,1.111H,U1.UnH1,.1.. 13L�7'WEEN ! cattily that the within instru+ Ii • meat was received for record on the .•11011.- - day of ,19,......,, • :. -.: ' 11.,........1........1..11.........1.1,,1111.111.,11111.....,......sow .: at 111111 ease..1....,O'clock...,,M,, and recorded 1 • .I+,,,•n.nu nu nuu nunuuu t.,,,1 . „n.1 ,1l.11u, l . + +. nu.,1,1 IiAC*A& Vcn rn book/reel/volume No.....n,,,,,1.,1unh,on AND .eR page ..,11..............1111, or as ice/fife/insttu. y . a«o<ocn1.u1c wont/microfilm/rece,ntlon No. , l Record of 11,11.,,,.,1111111..11011111..........1............... . + ................un,,..,.•,u......n111111,uu1111+111i/1,.,,,1.11.11 of said County, H.. ,„1,,,,,,;,11,1,R..1,,..;,r..1, ' Witness my hand and seal of County allixcd, AITCR RECOAbING RETURN TO r 1,11 . 1 .,N1.......1.11..,...•............1H.fl11,,....,,,,,.1,.,....1111,.1, 1 MAUI TItL.0 - i ay boput • tt:r ��t1 to--'.: �+- . _� r • ' • �' . �. , . • • • . • V V', F , November 30, 1992 • .. d City Of Lake Oswego Attn: Hamad 348 N State Street ' .'; Lake Oswego, OR 97034 RE: PR 47-92 N W Spring The Rosewood Action Group reviewed plans of the proposed building for Northwest Spring and Manufacturing Co. and concluded that all requirements were satisfied for approval at the he November 18, 1992 meeting. `'. Sincerely, ROSEWOOD ACTION GROUP • Connie Emmons Chairperson I EXHIBIT 411) . •• i M CUtt kt 1� u n �.i • VI • . •o • '\gf• w • • • r ✓• • • • • ' • t e 1 4 • ' t', j� • rr V J 7' RTH WEST ,yam • IIIlIIiSujjjTURIN® 5858 S.W.WILLOW LANE/LAKE OSWEGO,OR 97035-5343 ��. PHONE:(503)635.8151/FAX:(503)636-1398 e r • r�FF.".C r' • i. • December 2, 1992 (DEC a- �G� Hamid Pishvaie City of Lake Oswego • Planning Department Lake Oswego, Oregon Dear Hamid, Attached is a copy of our Ground Lease for the property at 5858 Willow Lane, Lake Oswego. You'll note that Section 9, Improvements, allows the Tenant • to "construct upon the leased premises such improvements and • structures as Tenant may elect. " • • This should take care of any concerns The City may have with • improvements at 5858 Willow Lane that relate to our new development (DR 18-92) . Please be sure to let me know if this requires additional • clarification. v Sincerely, .• / ..-. • -. Roy Montague • • o id EXHIBIT • ' . . 0 �1� IS)w ''7Y . r p y , i - .. , - - _ • .4 Y ., .. 0 . . , • • p • • 0 .. . ' • • • • • • • • 1 • • • • I V 1 ,M 4 4 J SSU 4,-)/'4 4. to c: ,4, e. 09i v asc i�G-c? F7 v 31. ' GROUND LEASE • DEC '!9�` This Lease is made and entered into this ?/ day of January, 1: 91, by and between GEORGE B. JONES and VIVIAN A. + •,, JONES ("Lessor" ) , and CHARLES MONTAGUE and AUGUST KOLLON ( "Tenant" ) . Upon the terms and conditions herein contained, Lessor demises and leases to Tenant, and Tenant rents and ],eases from , Lessor, that certain parcel of real property situated in Clackamas County, Oregon, as more particularly described in Exhibit "A" attached hereto, together with all rights, privileges, and ease- ments appurtenant thereto (the "leased premises" ) . 1. Lease Term. The term of this lease ( "Lease Term" ) shall be for a period oil; thirty (30) years from the Commencement Date. The Commencement Date shall be the date Tenant shall have• ✓ 0 obtained (a) all land ute approvals necessary to establish a light industrial use on the Property; (b) all necessary building and construction permitt for a build:;ng of approximately 5, 000 square feet on the leased premises for such use, and (c) reason- • ably adequate construction and long-term financing to construct • a building of approximately 5, 000 square feet on the leased premises for such use. 4 In the event the conditions set forth above have not been satisfied within six ( 6 ) months from the date hereof, tenant shall have the option of terminating the Lease by serving Written notice of the election personally on Lessor. In such event, neither party shall have any further liability to the other ' . 0 party on account of the Lease. a Page 1 - GROUND LEASE i;' 4. Assignment, Subletting, and Mortgaging of Leasehold. Except for collateral assignment of the leasehold interest as required by a lender in connection financing the improvements on the leased premises, and an assignment to an entity in which Tenant is a principle or shareholder, Tenant shall not assign, sublease, transfer, pledge, hypothecate, surrender or otherwise dispose of this lease, or any interest therein, without the prior written consent of Lessor, Which shall not be unreasonably withheld. Tenant' s interest, in whole or in part, cannot be Involuntarily sold, assigned, transferred, seized or taken by operation of law, or under or by virtue of any execution or • legal process, attachment or proceedings instituted against Tenant, or under or by virtue of any receivership or insolvency proceedings had in regard to Tenant, or in any other involun- tary manner. Notwithstanding any sale, transfer or assignment of • any interest under this lease by Tenant as allowed hereunder, : Tenant shall remain liable for the ';erformance of all of his covenants and agreements herein. 5 . Use . Tenant may use the leased premises for any . purpose permitted by law. • :t. 6 . Taxes , Assessments and Insurance. p a (a) Tenant shall pay, as additional rent and `,. before delinquency, all real estate taxes and assessments here- after levied or assessed against the leased premises, including those arising by reason of the occupancy, use or possession of • Page 4 - GROUND LEASE • the leased premises by Tenant, all of which are hereinafter collectively referred to as "taxes. " The taxes to be paid by �. Tenant shall not include any income, inheritance, dissolution, gift, franchise, corporate,rP , gross receipts, capital levy or estate tax which may be assessed against or becom e a lien upon IR, � a the leased premises and Lessor shall keep the leased premises free of any such liens by timely payment of such taxes. Lessor • shall pay the sole existing lienagainst the leased premises as of the date hereof consisting of an assessment for sewer improve-ments prior to the date which Tenant specifies in writing to • Lessor as the date on which Tenant intends to make application for a mortgage loan pursuant to paragraph 17 herein. Tenant shall furnish to Lessor for inspection, within ten (10) days after written request, official receipts of the appropriate taxing authority or other proof satisfactory to Lessor evidencing payment of taxes . Tenant shall be permitted to pay any taxes by installments and to defer payment of all or part of such taxes as permitted under any applicable statutes or regulations ,. of the taxing authority. Lessor shall join tenant in taking • any steps necessary to allow such deferral or installment payment. In the event Tenant shall desire to contest in good faith any x • tax, Tenant, at their sole cost and expense, may file in the name of Lessor all such protests or other instruments and insti- tute PIA prosecute proceedings for the " purpose of such contest, and Lessor hereby authorizes and empowers Tenant to act as its attorney-in-fact without cost to Lessor in proceedings to contest any +.:,.r Tenant shall , if required by Lessor, furnish to Lessor • reasonable indemnity against any loss by reason of such contest. Page 5 - GROUND LEASE �. • 4 (b) Tenant shall, at their own expense, keep v the improvements to be erected upon the leased premises contanu- 0 • ally insured against loss by fire and such other hazards as are covered by the customary extended coverage endorsement in an amount equal to the full insurable value of the improvements . The insurance policies shall provide coverage from first clearing and construction through the Lease Term and the term of any Land Sale Contract executed pursuant to paragraph 25.E Said q insurance policy Y or policies shall be placed with one or more responsible companies qualified to do business in the State of Oregon, shall, include Lessor as an insured to the extent of its interests under this lease, and shall contain a clause that the insurer will not cancel or alter the insurance without first > ' giving Lessor at least thirty (30) daysprior written notice. Copies of certificates of such insurance policies shall be delivered by Tenant to Lessor. 7. Utilities . Tenant shall ' • pay for all water, gas, heat, light, power, telephone and other utilities and services supplied to the leased premises, together with any taxes thereon. 8. Maintenance and Repair. Tenant, at their sole ' P, cost and expense, shall keep and maintain the leased premises , including sidewalks adjacent to said leased premises, in good av and sanitary order, condition and repair. Tenant, at their • sole cost and expense, shall comply with all valid requirements of all municipal, state and federal authorities now in force or which may hereafter be in force, pertaining to the leased pre- • F' mises and shall faithfully observe in the use of the leased `0 J Page 6 - GROUND LRASt r` • F 1J ,k, _�• a r\.'_ premises all municipal ordinances and state and federal statutes • `'"' now in force or which may hereafter be in force. Tenant may contest in good faith the validity or enforceabil.1,ty of any of such governmental requirements at their solo cost and expense, provided that Tenant shall, if required by Lessor, furnish to ti Lessor reasonable indemnity against any loss by reason of such contest. The judgment of any court, or the admission of Tenant • in any action or proceeding against Tenant, whether Lessor be a party thereto or not, that Tenant has violated any such ordinances • or statutes in the use of the leased premises shall be conclusive of that fact as between Lessor or Tenant. 9. Improvements. Tenant, at their sole cost and expense, may construct upon the leased premises such improve- , ments and structures as Tenant may elect. Tenant shall cause all such work to be performed diligently in a good and workman- like manner and in compliance with valid requirements of governmental and administrative authorities having jurisdic- tion. Tenant may contest any such governmental and administrative requirements as provided in Paragraph 6 above. The contractor for any such improvements shall give • Lessor and Tenant a bond guaranteeing the payment of all mechanics, material, laborers, artisans, technicians and providers of rental equipment and further guaranteeing the performance by said contractor of all undertakings, covenants, terms, conditions and agreements of the construction contract. If the contractor or surety defaults in the performance of the y undertakings, c v entant3 , tc� ;� conditions anuy y 3 ,i�dG.. U• 410 Page 7 - GROUND LEASE the said contract or of the bond terms, Tenant shall hold and assert all rights of Lessor and Tenant under the bond in trust for Lessor and Tenant as their interests may appear, to the extent of damage or injury occasioned by the default. Unless Tenant exercises the option to purchase or right of first refusal herein, upon the expiration of the Lease ,-/) Term or upon any sooner termination of this lease, Lessor shall be the owner of all improvements erected on the leased premises, and Tenant shall surrender to Lessor the leased premises and all improvements located thereon, broom-clean, peaceably, . quietly and in good order and condition, reasonable use, wear : '.t and unavoidable casualty excepted. 10. Mechanics ' Liens. Tenant shall not suffer nor permit any mechanics ' , laborers ' , or materialmen' s liens to stand against the leased 0 g premises or any part thereof or against the interest of Tenant or Lessor therein by reason of any work, labor, services or material done for, or supplied to or claimed to have been done for or supplied to, Tenant or anyone holding r' . the leased premises or any y part thereof through or under Tenant, • unless consent to contest such lien is obtained in writing from Lessor, which consent shall not unreasonably be withheld if Tenant has provided Lessor with reasonable indemnity against any loss by reason of such contest. Any amount paid or deposited by Lessor because of Tenant' s failure to keep the leased premises free and clear of any lines, and all costs and other expenses a of Lessor, including reasonable attorney' s fees incurred by Lessor in defending any such action or in procuring the dis- . , . N • . . . , Page 8 - GROUND LEASE i t' + . . . a charge of such lien, shall be payable by Tenant to Lessor upon y-• presentation of a statement therefore. 11. Tenant's Indemnification; Liability Insurance. (a) Tenant shall indemnify and save harmless Lessor of and from any and all claims, demand, actions, losses, costs, expenses, damages, liabilities or recoveries in connec- tion with loss of life, personal injury and/or damage to property resulting from the negligent acts of Tenant, their invitees, servants and agents. (b) Tenant shall maintain at all times during the Lease Term, at their sole cost and expense, a policy or policies of comprehensive general public liability insurance covering bodily injury and property damage, with limits of not less than Three Hundred Thousand Dollars ($300, 000 . 00 ) for injury or death to one j Y person, Three Hundred Thousand Dollars ($300, 000. 00) for injury or death arising out of one accident, and One-Hundred Thousand Dollars ( $100, 000. 00 ) for each accident as to property damage. Said policy or policies of insurance shall cover the entire leased premises, shall be placed with one or more responsible companies qualified to do w • • business in the State of Oregon, shall name Tenant and Lessor '. r as insured, and shall contain a clause that the insurer will not cancel or alter the insurance without first giving Lessor at least thirty (30 ) days prior written notice. Tenant shall • obtain, and pay any additional premium required for, a waiver • • of subrogation by the insurer. Copies of certifieites of policies of insUrance shall be delivered to Lessor. Page 9 - GROUND LEASE i•. .IY e l ^' 12. Default, Insolvency, and Lessor's Remedies. �t • (a) It shall be a material default and breach of this lease if at any time during the Lease Term (and regardless of the pendency of any bankruptcy, reorganization, receivership, insolvency, or other proceedings, in law, in equity, or before any administrative tribunal, which have or might have the effect of preventing the Tenant from complying with the terms of this lease) if: • (i ) Tenant shall fail to make payment of any installment of rent or of any other sum herein specified to be paid by Tenant within ten (10) days after written notice from Lessor that said payment or sum is past due; or ' (ii ) Tenant shall fail to observe or perform 41110. • any of the Tenant' s other covenants, agreements or obligations hereunder, and such failure shall • continue for a period of thirty (30 ) days after Lessor shall have given to Tenant written notice thereof; provided, however, if any such failure cannot be cured within said thirty (30 )-day period, • Tenant shall be deemded to have cured the failure if within said period they commence to cure the failure and, in good faith and with due diligence, complete v.lt. m: the curing thereof; or • - ( iii ) Tenant shall become insolvent, or shall make a transfer in fraud of creditors, or shall make an asslgtunent for the benefit of creditors , or • Pace 10 - GROUND LrASE • (iv) A receiver is appointed for Tenant by reason of Tenant's insolvency or alleged insolvency and such petition or appointment is not vacated or permanently set aside within ninety (90) days after the date of filing or appointment. (b) In the event of any such material default, . Lessor may at its option elect: ry (i) By summary proceedings or by any other appropriate legal proceeding, to terminate this lease and retake possession of the leased premises and there- upon all of Tenant's rights granted hereunder shall. 4 ; , • come to an end, and the Tenant hereby covenants peaceably and quietly to surrender the leased premises to Lessor and to execute and deliver to • �: Lessor such instruments as shall be required by W Lessor as will properly evidence termination of ,: Tenant's rights hereunder and his interest therein. (ii) With or without resuming possession of the leased premises or terminating this lease, to sue for •'' .; and recover all rents and othe sums, including damages at any time and from time to time accruing hereunder f. a• and such other rights as may be provided by law, ' including the right to retake possession of the leased premises and relet said premises for they, • account of Tenant without terminating this lease, • , 1 • If this lease shall be terminated by law or by Lessor • by reason of any breach hereof by Tenant, Lessor shall thereupon Page it - GROUND LEASE :' , 1. -.. . f + - - - N 1 be entitled to recover from Tenant the amount by which the total } of all rent, taxes, insurance and other charges which Tenant • would have paid periodically during the remainder of the Lease r ' �. : Term exceeds the reasonable rental value of the leased premises • for such period. No right or remedy herein conferred upon or reserved to Lessor is intended to be exclusive of any other right or remedy, and each and every right and remedy shall be cumulative and in addition to any right or remedy of Lessor • given hereunder or now or hereafter existing at 1,aW or in equity or by statute. 13 . Condemnation. (a) If the entire leased premises shall be taken as the result of, in lieu of or in anticipation of the exercise of the right of condemnation or eminent domain, this lease shall • terminate and expire as of the date that physical possession of410 • the leased premises is taken. • (b) If more than twenty-five percent (25%) of the areas of the leased premises is taken and the part remaining is not susceptible to the continued conduct of the business then conducted thereon, or if, regardless of whether any part of the • leased premises is so taken, said premises are so damaged by the taking of access or similar valuable rights thereto or connected therewith that, said premises are thereafter not susceptible to such Use, then and in either of such events e , Tenant may elect to terminate this lease by giving Lessor written notice. Such election, to be effective, must be eXercised within sixty (60 ) days after service of summons in ;a Page 12 - GROUND LEASE any condemnation action or eminent domain proceeding brought by the condemnor and the termination shall be effective as of the • ' date physical possession is ta;:en. If the threatened condemna-" tion is not completed, then this lease shall remain in full force and effect. • , ; ',' (c) If Tenant shall elect not to terminate this • leacie under subparagraph (b) above, or if, under the provisions of said subparagraph Tenant shall not have the right to make an election to terminate this lease, then and in either of such events this lease shall remain in full force and effect as to the portion of the leased premises remaining after such taking and the rent hereunder shall be reduced in that • - proportion which • the value of the part taken bears to the value of the entire leased premises. If Lessor and Tenant are unable to agree upon , ,.. , 010 such values, the matter shall be submitted to appraisal in the • manner provided for in subparagraph (d) (iii ) below. r ,. (d) All awards and other payments on account of a taking, less costs, fees and expenses incurred in the collec.- tion thereof ( "net award" ) , shall be divided between Lessor and • Tenant as follows : (i ) Lessor shall receive an amount equal to the Total Fair Market Value of the land taken as if in an unimproved and vacant condition; (ii ) Tenant shall receive an amount equal to the Fair Market Value of all improvements on the . ' leased premises . Page 13 - GROUND LEASE .. , r•.v.. (iii) The Fair Market Value of the Lessor' s or the Tenant's interests or both interests, as the case byappraisal may be, shall be determined if the parties cannot agree in a like manner as provided in Paragraph 3 herein. (iv) Notwithstanding the foregoing, if at the time of any taking or at any time thereafter, Tenant shall be in default under this lease and such default shall be continuing, Lessor is hereby authorized and empowered, in the name and on behalf of Tenant or otherwise, to file and prosecute Tenant's claim, if any, for an award on account of any taking and to collect such award and apply the same, after deduct- • ing all costs, fees and expenses incident to the collection thereof,, to the curing of such default and • - any other then existing default under this lease . • (v) Notwithstanding the foregoing all awards or F k payments subject to this paragraph 13 are subject and subordinate to the rights of the holders of the mort- • gages, if any, referred to in paragraph 17 herein. 14. Notices . All notices given under this lease • shall be in writing and delivered personally or sent by registered or certified mail or telegram (postage and charges prepaid) addressed (i ) if to Lessor, at: 203 5 44 , ^4 'I 4 J , or to such other address as Lessor may designate • by written notice, or (ii ) if to Tenant, at: .585.c.7 w 4)/4 4 “; , with a copy to Terry c. Hauck, Attorney 1 • • Page 14 - GROUND LEASE T/. • at Law, 1200 Standard Plaza Portland, Oregon, 9720.4, or to such other address as Tenant may designate be written notice. 15.�• Wailer. No waiver by Lessor of anyJ• 'Provision hereof shall be deemed a waiver of any other provisions hereof or of any subsequent breach by Tenant of the same or any other provision. Lessor's consent to or approval, of any act shall not be deemed to render unnecessary the obtaining of Lessor's • consent to or approval of any subsequent act by Tenant. 16. Lessor's Access. Lessor and Lessor's agents :a • •f shall have the right to enter the leased premises for the purpose of inspecting the same and for posting notices of non- responsibility. 17. Subordination. Upon request of Tenant, Lessor agrees to subordinate this lease, Lessor's rights hereunder and Lessor's interest in the leased premises to the lien of any mortgage placed upon the leased premises by Tenant upon the following conditions : (a) The mortgage is solely for the purpose of securing a loan for the construction of an approximately ten thousand (10, 000 ) square foot light industrial improvement on the leased premises . (b ) The amount of said construction loan shall not exceed seventy percent (70%) of the fair market value of the improvement. • (c ) The mortagagee shall agree to give Lessor written notice of any default by Tenant under the mortgage, and IDthe opportunity for Lessor to cure the same Within sixty (60 ) . • • Page 15 - GROUND LEASE • • • days of said notice before mortgagee shall have the right to . � foreclose its mortgage. The term "mortgage" and "mortgagee" as used herein shall include, respectively, a deed of trust and the benefi- ciary under a deed of trust. t,:. Tenant agrees to faithfully perform all the terms and conditions to be performed by Tenant under any such mortgage, including payment of all amounts secured thereunder, as and when the same becomes "due. 18. Performance on Behalf of Other Party. In the event that either party shall fail to make any payment or perform any act required hereunder to be made or performed by tt tt that party, then the other party (after such notice, if any, as may be reasonable under the circumstances ) may, but shall be under no obligation to, make such payment or perform such act with the same effect as if made or performed by that party. *�. Entry by Lessor upon the leased premises for such purpose shall• not waive or release Tenant from any obligation or default here under. Tenant shall reimburse Lessor for all sums so paid by Lessor and for all costs and expenses incurred 1,y Lessor in connection with the performance of any such act, plus interest I . ;, ' thereon at the rate of twelve percent (12%) per annum. Tenant • may set off any such payments against the rent payments required • herein. 19 . Estoppel Statement. Lessor and Tenant shall, M.. ., . upon not less than ten (10 ) days prior request by the other, promptly execute , acknowledge and deliver to the requesting V y . .1 b.. Page 16 - GROUND LEASE • e party a written statement certifying (a) that this lease is unmodified and in full force and effect (or if there have been any modifications, that the same is in full force and effect as modified and stating the modifications) , (b) the date, if any, to which the rent and other sums payable hereunder have been paid, and (c) whether there are then existing any defaults under • 'A •'° this lease or any defenses or offsets to the payment of rent .0 , and other charges and, if so, specifying the same. Any such stat'ment delivered pursuant to the foregoing may be relied upon • by any prospective p purchaser or encumbrancer (including assignees ) of the fee interest in the demised premises or the leasehold • s ; estate creased hereby. 20. Conveyance by Lessor. The term "Lessor" as used in this lease, so far as the covenants and obligations on the Y part of Lessor are concerned, shall mean only the owner or owners at the time in question of the leased premises, and in the event of any transfer or transfers of title thereto, the Lessor named • (and in the case of any subsequent transfer, the then grantLr) • • shall be released from and after the date of such transfer of all personal liability as respects the performance of any o". covenants or obligations by the Lessor thereafter to be per- formed; provided that any funds in the hands the Lessor or the then grantor, at the time of such transfer, in which Tenant has an interest shall be delivered to the grantee. It is the intent of the foregoing that the Lessor' s covenants and oblige- tions hereunder shall be binding on Lessor, its successors and assigns, only during and . n respect to their respective succes- - • • . 14 0 sive period of ownership of the demised premises. Page 17 - GROUND LEASE , 21. Net Lease. It is intended that the rent pro- vided in this lease shall be a net return to Lessor for the term hereof, free of anyloss,s costs, expenses or charges with .� respect to the leased premises, including without limitation, maintenance, repairs, cost of replacement of buildings or improvements, insurance, real estate taxes and real estate assessments. • 22. Short Form Lease. Upon the request of either Lessor or Tenant, they shall each execute, acknowledge dnd cause to be recorded a memorandum of this lease which shall set forth the description of the lease premises, the Lease Term and such other information respecting this lease as may be agreed upon by Lessor and Tenant. 23 . Eoldinq Over. In the event Tenant holds over after the termination of this lease, such holding shall not be 4 considered as being a renewal of this lease, and such holding '' • over shall be construed to be a tenancy from month to month only at the same rental aaud under the same terms and conditions as are provided in this lease. 24. Tenant' s Right of First Refusal . Lessor agrees , ... that if at any time during the term of this Lease, Lessor receives a bona fide offer to purchase the fee of the leased premises, any contract which may be entered into between Lessor and such bona fide purchaser shall provide that the sale of the fee shall be subject to and contingent on the Tenant' s right of first refusal as hereinafter set forth. In the event of any sale to anyone other than Tenant herein, the sale shall be Page 18 - GROUN b LEASE • F' I, •! 1 ;.. subject to this Lease and shall be so affirmed by the purchase r. , In the event that Lessor receives a written offer or executes a contract as above set forth, Tenant shall have the option, to • be exercised within sixty (60) days after receipt byTenant ant of written notice of the terms of such offer, to enter into a and Lessor agrees to enter into such . � contract with Lessor, .' contract with Tenant, on the same terms and condi?: ' Ions as said _ offer to purchase. If such offer or contract involves an exchange of properties, Tenant shall P only be required to tender ?• an amount of cash equal to the Fair Market Value of such exchange • 4 \ property and Lessor agrees to accept such cash in lieu of the exchange property offered. The Fair Market Value of the exchange 9 Property shall be determined in the same Manner provided in Paragraph 3 herein. Lessor shall submit a duplicate original of the offer or executed contract embodying all of the terms and conditions of said offer or executed contract to Tenant for such u P rpose. ,, ' If, after the receipt of such n.. '•ice, Tenant shall fail to exercise its option by signing and returning within the sixty (60)-day period an identical offer or contract to Lessor together with the down payment therein provided, Lessor shall have the right to conclude the proposed sale on the same terms , and no other, as in the offer or contract originally forwarded to Tenant, Notwithstanding Tenant's failure to exercise such option, Tenant's option shall remain in force and be binding on y any subsequent owner or owners of the leased premises in connec- tion with anysubse " 0 quent sale to the same extent as if said subsequent owner or owners were Lessor herein and said Page 19 - GROUND LEASE 4'r subsequent owner or owners shall be required to do all of the v` things required of Lessor in this Lease prior to any such sale of the leased premises. The price provided to be paid by Tenant, subject to the provisions of this Paragraph, shall be subject only to such mortgage or mortgages as may have been placed against the fee of the leased premises by Tenant or by Tenant's successor in interest, and such other items as Tenant shall have caused to become exceptions to title. 25. Tenant's Option to Purchase. Commencing on the ti ' ead of the Lease Term, Tenant shall have the option to purchase the leased premises for a period of ninety (Cu) days for a pur- chase price equal to the Fair Market Value of the Property determined in the same manner as provided in Paragraph 3 herein. The option shall be exercised by Tenant giving Lessor written notice thereof specifying a title company in Clackamas County, ° Oregon, as the escrow for closing and the date of closing, which shall be not later than sixty (60 ) days after the end of the 1 ninety (90) day option term. Prior to closing, Tenant shall • caused to be prepared and submitted to Lessor a land sale contract providing for the purchase price to be payable in twelve (12 ) or more equal annual installments of principal with accrued interest payable monthly. The contract shall provide that the purchase price shall bear interest at a floating rate equal to one percent (1%) above the prime rate of interest, as in effect on the first day of each month, which First National Bank of Oregon charges its best commercial corporate borrowers for short term loans . The contract shall provide that Tenant • shall not be permitted to prepay p y any part of the purchase price Page 20 - GROUND LEASE a without the prior written consent, of Lessor. The contract shall provide for conveyance by statutory warranty deed when the pur- chase price is paid in full, subject only to those encumbrances created by Tenant. In the event the parties s cannot agree to a -• form of contract, the parties shall execute a contract in the form attached hereto as Exhibit "B" . "' , 26. Entire Agreement. This Lease sets forth all the • covenants, promises, agreements, conditions, and understandings between Lessor and Tenant concerning the leased premises, and there are no covenants, promises, agreements, conditions or understandings, either oral or written, between them other than • as herein set forth. No subsequent alteration, amendment, change or addition to this lease shall be binding upon Lessor or Tenant unless reduced to writing and signed by them. 27. Attorneys ' Fees. If suit or action is commenced to enforce compliance with any term, covenant or condition of this instrument or to collect rental which may become due, the • party not prevailing shall prey to the party prevailing, a sum , which the trial judge determines is reasonable as attorneys ' fees to be allowed in the suit or action and if appeal is taken from any judgment or decree in the suit or action, the party not prevailing on the appeal agrees to g pay such further sum as • the appellate court shall adjudge reasonable as attorneys ' fees I ' to the party prevailing on appeal . 28 . Miscellaneous , • (a) Successors , This lease shall be binding upon and inure to the benefit of the parties hereto and their Page 21 - GROUND LEASE • • AMENDMENT TO GROUND LEASE 411 : .. . . . . , . . . . .. . . • This amendment removes August Kollom as tenant r ' to the Ground Lease executed on January 21 , 1981 between George and Vivian Jones, owner, and August Kollom and Roy Montague, tenant. This agreement will become effective on the date the building located at 5800 Willow Lane, Lake Oswego is transferred in ownership from. August and Malle Kollom and Roy Mantague and Joan Montague to Roy Montague and Joan Montague only. August and Malle Kollom will have no i • ,.` further obligation regarding this property. . 1. Lessor: % , _Q 2" to rge B. Jones . . . , /- . • ,. . .. . Vivian A. Jove W,,,,, ' . Roy Meg, ague +'"d (2)6'..&?.-(61..ea/447v,-) ,August/Ko11om (former tenant) • • • ,' F 0 •: i . �, . N , ° respective successors and assigns; provided, however, no transfer of this lease by Tenant or their successors or assigns, whether • by operation of law or by voluntary or involuntary assignment ;. with or, without the consent of Lessor, shall diminish, alter, or reduce the direct and primary liability of Tenant under this lease for the full and complete performance during and throughout the Lease Term of all of the covenants, obligations and agreements contained herein. 4 . r • 1 (b) Severability. Any provision of this lease determined to be invalid by a court of competent jurisdiction shall in no way affect any other provision hereof. - , (c) Approvals Reasonable. If the consent or approval ,r either Lessor or Tenant is required hereunder as to any matter, such consent or approval t+hall not be unreasonably withheld. (d) Captions. Paragraph headings are inserted „ 1 . herein for convenience only and are not intended to, nor do �,. they, construe, modify or interpret the contents of this lease. • q ill IN WITNESS WHEREOF, Lessor and Tenant have caused this lease to be executed as of the day and year first above written. LESSOR: ` E � � • G orge B. Jon s t i. ' Aloe L/• 1`.4rnGe.., Vivian A. Jones,/ • TENANT: //1T `�t� arles Montague. (2.62/ ..,(fgee(94-4---.........., . V igust/Kollom • • Page 22 - GROUND LEASE 5'a:- :If OREGON I + _c..... cr Cladkniati c st. ' aE - REMEh9lERED that on this 21at day of Jgn,, , l9 81 , , ' r ' ' •etzet =t. the tuidersigned, a Notary public In and for said County and State, personally appetred the within named ' ?' - 'nnP:t - Vivinn A. ,7nnr .t - t'hnrlert Mnntnpitdare • . ., � _ , who ;.sown to me to be W and August Koliom ...s. .titvidualII described In and who executed the within instrument and acknowledged to me that A Ite..ti'' t'' ' _exccutedlhe • t sane!,-•et.v and voluntarily, . d C, STIMONY WHEREOp, t have hereunto set my hand and offl.:ial seal the day and year last above written, ". y , ,, . •,, ` e , fir• .rr 1 J , • Amendment to Ground Lease , recorded 'Jan. 22, 1981 This amendment replaces Exhibit "''+ . . " s 1"ee no. 81-2359 the Ground Lease executed on January which'is incorrect, on lc del i J 19an, between ague, and Vivian Jones, Owner, and August Kollom and Roy Montague, Tenant. The correct description of the real read as follows: property should IN THE, COUNTY OF CLACKAMAS AND STATE OF OREGON Tract "G", being a part of Lots 20 and 31, ROSEWOOD, described as follows: Beginning at the northeast corner' of Lot 30, Rosewood; thence South 00 05' East along the easterly line of said Lot 30, a distance of 211.2 feet to an iron pipe; thence South 890 03' East and parallel to the north boundary of Lot 31, Rosewood, 120 feet to an iron pipe; thence North 00 05' to the west boundary of said.Lot Sly a distance of feet • to an iron pipe; parallel • north boundary oft said eLot r31 th 8aodistancetofn120 iron pipe; parallel to the • ` P P r thence South 00 05' East 79.2 feet to thet to an beginning. Point of EXCEPTING THEREROA1 the northerJ.y 15 feet. This amendment does not change the remaining erms' •r conditions as set forth in the Ground Lease mentioneddabove. LESSOR: 1 Or t_ . , of Clackamas I rw George Jones County STATE OP of ~ -' B. cio R I,George O.Poppan,Court Clark,E Recorder of Conveyance and Ere.Ottlelo Mork of the ClrcWt Court of the State of Oregon, for `"�, / the County of Clackamas, do hereby certify that `"L Le �i•yG L�r ��tvCVa V Vian A. Jo the within Inettument of writing wee received for and recorded In the records of 'aid county at $ TENANT: Cr.��' te � 82FE8 10 alp ' /2 , 0 , ,. . Charles Montague 2t../.>. eedee,(7.,,,,.. PI'U Q�� OF CpNv Aug l v . • 'fix �o�' � `,y�fqL , LA.i Ca " • a arh:. ii , ''I W r. r i. . II Wltnou iv O Recording Certificate County ,Clark OPPEN -it• . . County • • t. b v. 8 re 7444.- '.. - �. _ 2 40'75 EXHIBIT "A", Amended February 9, 1982 N s. -0TE OF OREGON, i .. rO M No,a3_,ACkNoWLEbQMcNY • 'rtereNe.4mlJw.1 Ce .tlnrL.Np ie ••• ," :win*, of Clnckana5PebrU jss. . BE IT REMEMBERED, That on this 9th day f. • bdr'sr me, the undersc ne' a Notary Public in and for said County nand state, p rs ngallr dp eared the Within aa_ George S. 1oh s, Vitrifin A. Jone13, Chxrlea hontague and �u August hollum , krnua ll,to me (0 6c'the identical individual tj a krolleilgrd`tome tlhe ,hey described in and who ed the within instrument and 0 " executed the same freely and voluntarily, • • y` IN TE5tIMO VY LVt1EttEOF, 1 have hereunto sat my hand and affixed my official seal the day and year last a ve written, 1. ^^ e ' l..JVbt'"Jr � trtk.iit , My Commission tee l Public forlt Oregon.,„, ., .. _... • - r.j .7 t. J . y - ` r • { r ` ., to ESCROW NO,9190873 • DEC 7 Page 2 lb . When you are In receipt of all of the above, you are Instructed to record the documents and disburse funds in accordance with these Instructions, and In accordance with the attached closing statements as adjusted. Alt disbursements shall be made by your check or chocks.The balance remaining to be paid to: Charles R. Montague and Joan Montague lona amount duo no seller in escrow 9190411. You are authorized and instructed to Issue the specified title Insurance policy or policies,In the specified amounts, to-wit: _ I,EASEIIOLD • OWlJefISXS 255.000.00 MORTGAGEE'S$ PURCHASER'S S ALTA MORTGAGEE'S S • • ° t Showing title vehbold dn: renurr A tnNPc Awn VTVTAM k InNF$ leteInsuring the/Interest of., n,x nav Nnrt uerg! riag,-& M f fl QCpgon-6QrjiAra-t4-o1---- , free and dear of encumbrances, except building and use restrictions, easements, zoning and building laws and ordinances,if any,printed conditions and exceptions contained In form of title Insurance policy herein provided for, • and 6148.410.412 and Annignment of Leanee'a Interest i11...q.Cvund t,englLnnd Note Modification and Aneumption Agreement to be recorded You are to prorate as of the following date: t/9/e2 ,Please refer to the closing statement attached hereto, The above date Is: >fa pursuant to the earnest money agreement dated 10/29/91 , • 0 thereby amending the earnest money agreement dated _.-.•_„ Miscellaneous Instructions: THE UNDERSIGNED PARTIES HEREIN ACKNOWLEDGE THAT TITLE INSURANCE WILL BE ISSUED FOR A LEASEHOLD INTEREST IN THE PROPERTY ONLY • IN ADDITION, THE PARTIES ACKNOWLEDGE THAT ESCROW IS CLOSING TRANSACTION WITH THE UNDERSTANDING THAT VALUE OF THE LEASEHOLD r } IS REFLECTED IN ASSIGNMENT OF LESSEE'S INTEREST IN THE GROUND LEASE AND THAT THE i• ACTUAL BUILDING IS NOT BEING CONVEYED AND IS SUBJECT TO THE TERMS AND CONDITIONS OF THE GROUND LEASE RECORDED 1/22/81 AS FEE 81 2359 AND AS MODIFIED AND RECORDED 2/10/82 AS FEE 82 4675. ALSO, ESCROW 11AS NOT CONTACTED GEORGE B. ,ZONES OR VIVIAN A. JONES 'I da rliysr8n''batT UEe`Ro nll8'Yrf"i'salon+ osf)��' 61siianfb�,t� cso5 'il lb iSt,{T,r;N Tllit foTl+gc&6?trtro* ' Q ;:, 0 The prindpat, n,herein agree to pay airy charges,advances and e eneee that areproperly chargeable to them,At the close of escrow you at. to mall an documents,ate, to the persons entitled thereto,You are to furnish a copy of these Instructions,amendments thereto,eiosing statements and/of any other document deposited In this escrow to the lender or lenders and/of the real artele bloke of brokers involved In this transaction upon request of such lenders or brokers,This Is declared to be the essence of these Instructions,My amendment of and/or ' supplement to these Instructions must be In writing,Thew Instructions constitute the entire escrow between the escrow holder and the parties hereto. 'N Should you before or after close of escrow receive or become aware of any conflicting demands of claims With respect to this escrow or the (' rights of any of the parties hteleto,or Any money of property deposited harem or affected hereby,you shall have the tight to discontinue any of u" + all further acts on your part until such conflict Is resolved to your sauefaction,and you shall have the further light to commence or defend any action or proceedings for the determination of such conflict. The parties hereto lointly and severally agree to pay all costs,damages. ludgments,and eepenses Including reasonable attorney fees,suffered or incurred by you In connection with,of nosing out of this escrow. Including,but without limiting the generality of the lonegoing,a stilt in Interpleadet brought by you • Those instructions are effective anti ,19 •and thereafter,unless revoked by written demand , 0 and authorization satisfactory to you and In accordance with the laws of the State of Oregon, 4 IT IS UNDERSTOOD BY THE PARTIES SIGNING THE ABOVE ESCROW INSTRUCTIONS OR THOSE ESCROW ' INSTRUCTIONS WHICH ARE ATTACHED HERETO THAT SUCH INSTRUCTIONS CONSTITUTE THE WHOLE " AGREEMENT BETWEEN THIS FIRM AS AN ESCROW AGENT AND YOU AS A PRINCIPAL TO THE ESCROW ' ace TRANSACTION. THESE INSTRUCTIONS MAY NOT INCLUDE ALL TERMS OF THE AGREEMENT WHICH IS " • +' f THE SUBJECT TO THIS ESCROW, READ THESE INSTRUCTIONS CAREFULLY, AND DO NOT SIGN THEM d UNLESS THEY ARE ACCEPTABLE TO YOU. Dated this?7n L day 1.-'6 �' 19 • `^ S R. 7 , ft‘i : ARLh'S R. i0NTAGUE 1 �� _. --_ TAGp ., '.. -Address: BUYER: _-_ a — '.K NnRTHWE9:f 5pRTN0 A MEG • ( la/ ere'' -7 2,11)-zr,":Ly---Ld (4iã Address- Y • w We hereby acknowledge receipt of the above money,documents and Instructions,this.r _L day of•_t�,� 19 'here, �t t Pits'American Title Insurance Company of Oregon By, . • A(,1 a 1.1' :41Y(1.!1t :,ff,NEin L i I i1,,4i ;• ;1kA1t'H' or , .. f ., • • . / r ' • .. .. a .. . r ., .,1 r: . ,, . . (2) �,Nz A a,,,,, r a:' STATUTORY QUITCLAIM DEED -0 CHARLES R. MONTAGUE AND JOAN MONTAGUE CiEC 7 '-1-.' reitsnses and quitclaims to NORTHWEST SPRING & MFG.,INC., an Oregon corporation + Grantor, ®® ail-ight,title and interest in and to the following described property: , Grantee, • •• A Leasehold Interest: . E7CL Tr "G", being a part of Lots 20 and 31, ROSEWOOD, in Clackamas County, Oregon, described as follows: 31et:nning at the Northeast corner of Lot 30, ROSEWOOD; thence South 0° 05' East ai.rg the Easterly line of said Lot 30, a distance of 211.2 feet to on iron pipe; • thence South 89° 03' East and parallel to the North boundary of Lot 31, ROSEWOOD, 12'.: feet to an iron pipe; thence North 0° 05' West parallel to the West boundary of said Lot 31, a distance of 290.4 feet to an iron pipe; thence North 89° 03' Wet t and parallel to the North boundary of said Lot 31, a distance of 120 feet to sa iron pipe, thence South 0° 05' East 79.2 feet to the point of beginning. • c (EXCEPTING THEREFROM, The Northerly 15 feet. c EX ITT ALSO, that portion thereof conveyed to the City of Lake Oswego by deed • reccrded March 5, 1982, as Recorder's Fee No. 82-6458, Clackamas County Records. 1. L. THIS' n0CUNENT IS BEING RECORDED TO RELEASE ANY AND ALL INTEREST Or THE LESSORS IN TEAT CERTAIN LEASE RECORDED APRIL 3, 1987 AS FEE 87 15613 A!.D WHERE LESSORS* a : THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS, BEFORE SIGNING OR ACCEPTING) a` THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH'NIP N APPaOPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES, • € *LN'f' EST WAS ASSIGNED BY INSTRUMENT RECORDED MARCH 16, 1990 AS FEE 90 11754. jme ti tie consideration for this conveyance is 3----0 �n+ +i-.+iM Kvor.m.gn DIM rr nlnr DAT,L-: this3O��rn da of •I-- P,.f•V4.+[9Q�' 19 9/, • 1 e t / / 26 �'`�162 J1 GDy�' , ram e 7-1�• x.C.- C`w*ties R. Montague y~��(�/ an Mont STATE OF OREGON,Countyof r i:irk CORPORATE ACKNOWLEDGMENT )ss, STATE OF OREGON,County of )Ss, The '''a-,,egOiin$ instrument was acknowledged before The foregoing Instrument was acknowledged before • me that ,^SD day of Uc-ecm; r- 19 '/ me this day of 19 _� by ,"-°ripe R. Mnnhnpjtn and .Tnnn by and • .. Stoat••_•,., by • of "--......) a corporation,on behalf of the corporation, • .• 1.6 1 {19(---- _ Notary Public for Oregon Notary Public for Oregon f1 c] cf • SEAL ���+t�~• . OFFICIAL....EAI.,,.. ).. 1 ``ty Commission expires: �7�i O�,G .): PNYLLISE.STONER SEAL r NOTARYPUBIIC•OREGON COMMISSION NO.009695 I.....r.,......I.. ................ ....» ........„....»..•6.1. MY COMMISSION EXPIRES OCT.0 1995 `-+camv��. �` Title Ocuer No. 7D123? ~_�~�~ r Escrow `Ma. 9190A 13 a g V - C 3e az Ott fee r,na felons to: `E E p,S �t \ ,' d ll� $f rt a ,, M ,I. Norri. ct.Spring h.MEg�„.,. Lac,. i _ . -G r- • 4 1 -„,j -0 • , '` 999 O •51;53-y illost.Lane... ._. ;� ''"+ t"v'4i ``� ' • 4 tL " O Lako•.wst:a o -DR ..9.,713 ., \ , u s NAME.ADDRESS.21P g 'o'4. O••' k, 1N.,'a,'` vrr - + , Or f`Z , •. Until i.nauq.r a tequelled ill Ill Nllrml�nll Shill b!tint N Iht ttllltlW,ni. D eC " N , �7 CC- 1 ' t , ,� CI {: a,j @ t .� ,,, '• a Y . same ds Ab.nVe. J e . .,i .¢ �7o 5 /' ;, 4.4 y r J • NAME,ADONESS,Y.IP V1 1 5 . p . .' ,N/i' • 0 . .• • It l'' - .•. •,1, I CLIFFORD J. McDONALD ` �ncnrt!gt nnl.tw 4.1M rliw n l lS..um -h.l.•I.,6661110. Nr I11 1N Y .. • M �� III 1 _1 III . ... . ,.. .. . . . .. . . . •• SOUTH ELEVATION 1 `r 1 1 ' '4• IIIYiIIN IIIIIIINI IIYY I Olin i.1 IHiIIIIIni• iiilll'�AIIIHINNIiNI�uHN�IIHGW IIIIIIIIIh'II 11.0IIHHI GIIIYIIIIHI'IIIIIIllIINIplllllli �� S . . M N/o'r N h+�r _ • d i'a ;�* i IIIVIVYYYYIYYI III JI IIIIIIIIIINIIIIVIIIIIIII IIUII:i 1 IL.J 11111 II 1111 I II1W IHIl1111 5 ` i --- '1;40;1' ' •Ilpl1I . 11.1.1W- PIM 111111111 • r FOR BUILDING I_..•SG 111s.11C` I Cv'7y.....n""I""w NORTHWEST .. aW � .d4 0-0 ii, SPRING • • R Ir q•t Wet _ 41— _ TTw ........_.tt __ —ite . _..i`a•`l��._ im'•_ . MANUFACTURING S■wwn lW lot maw, (*UM NOLInl ELEVATION(WILLOW LANE) c�ai» l)r�L"r�` +�r4N^ur"pN}wl et.i' }Yl•11.+ NCE T I I R EST SPRIK MANUFACTURING 11II 051.c0 (Wm IIVI1 " III HHIIHiiHHNGHIi1 it _..a. . w; " VJ•��;I I,..a e1., b.1d1,J vih Mir II11 • 6..r 1. 11111i • NNIII I I ELEVATIONS ►IMrateOnlrwl ICI' n 1T1 1 lei/ T ` +n II1. I^�v = WEST,EiEVAT1ON(EAST,SWIIAII) ; L r. Od '4" ..I • ,,.—,p 1 M Ifax � ' ~�` 1 nl�1t'r 0 !Fir 0 25, 1992 +� ,'" N Nnvn h McDonald r. cliffS,�'Q�'I �a�5 S�v A M TED • Center Street Tigard ')R 97223 A ►7 O 1 ��11( ) V GJNEERINc� ` ! J1AN.NJNc (A 'p' )RI: NW Spring I sake Oswego, Oregon i (so) ssc-szoz OM) 943.4491 Dods c`1;ry' As we discussed, I have reviewed your site plan and have the following comments: •I The intersection curb radii shown on the plan will work for the largest design vehicles that you would use. The AASHTQ WB50 design vehicle is a 5 foot long tractor trailer with a 45 foot turningradius, As long as these vehicles only exit the new driveway these radii are ok1 If the vehicle tries to make a right turn from this driveway, the radii will not be sufficient. The internal circulation as described, i.e, heavy vehicles entering straight Willow Lane and then exiting to the left from the second drivewaywill wo k from The driveway width of 24 feet will be adequate for normal operation, fins The only scenario that could be of concern is if a large vehicle (WB50) is leavingtl • o site and a vehicle would be turning into the driveway at the same time A sVP designed the vehicle entering would have to wait in Willow Lane until the large vehicle exits the driveway. Based on the number of deliveries and the fact thatg little traffic is generated by the site other than employees, I don't belinv(. that this will ever be a problem, l z Hopefully this will help with your review by the City of Lake Oswego. If you have any questions w pleagr+ r• )ntact me at 743-4491, y bons Sinc-rrrol% A,SSfl Ii,TFD TRANSPORTATION ENGINEERING & PLANNING, (ATEP) , R eikP. E,, T, E Principal 4040 IDOL CLAs WAY LAKE OSWEGO, OR 97035 P.O. BCA 13185 SALEM, OR 97309 t 2NIBIT • •'