The URL can be used to link to this page

Home My WebLink AboutAgenda Packet - 1990-05-21 or . . 0 . • • \ C\ 0 11 • \*, t • • • • • • • ti x y,i a lip AGENDA CITY OF LAKE OSWEGO DEVELOPMENT REVIEW BOARD CITY COUNCIL CHAMBERS, CITY HALL, 380 'A' AVENUE MONDAY, MAY 21, 1990 _.... 7:30 P.M. ' I. CALL-,TO ORDER -II. ROLL CALL III. APPROVAL OF MINUTES IV. PETITIONS AND COMMUNICATIONS V. PUBLIC HEARING j DR 3-90\VAR 6-90 (a-b) , a request by Oregon Management Group to `\. reconsider right-of-way improvements for DR 3-90\VAR 6-90 (a-b) , `` (Eight duplexes on 8 individual lots) . The Board approved the applicant's request for 8 duplexes and 2 setback veriances on April 2, 1990. The site is located between Church Street and Wilber Street on the west side of Furnace Street (Tax Lot Lot 10 2200 of Tax Map 2 lE 10AD) . DR 5-90/VAR 12-90, a request by MKF International for approval of 14 multiple family dwellings in two (2) duplex, two (2) °__ three-plex and one (1) four-plex structures; also, the applicant is requesting approval of two variances as follows: a) A Class II variance to the Hillside Protection and Erosion Control Standard which requires that land over 50 percent slope shall be developed only where density transfer is not feasible [DS 16.020(7) ) ; b) A Class II variance to the Hillside Protection and Erosion Control Standard to exceed the minimum 70% area free of structures and impervious surfaces [DS 16.020(7) (a) ] . II The appl,a. :ant proposes to construct multiple family dwellings s on land in excess of 50% slope. The applicant suggests that density transfer is not feasible. The site is located west of Botticelli, north of Melrose Street (Tax Lot 8400 of Tax Map 2 lE 5BC) . Continued from April 16, 1990. y SD 1-2-90\VAR 9-90, a request by Douglas B. Wilkins for approval of ' t'minor partition to create two parcels from a 20,500 sq. ft. lot. The parcels are each proposed to exceed the 10,000 eq. ft minimum required by the R-10 {Residential zone. er achieve this, the applicant is also requesting axfiven �footoClass 2 variance to the 25 foot special street setback required for Pine Valley Road. The special street setback is usually met through, a required dedication of right-of-way necessary to provide for future street widening. The applicant wishes to \' ' have this requirement waived. t 260 , Valley Road q(Tax Lot 2500 of TaxhMapx2e1Es1088). Pine April 16, 1990. Continued from 0 " - DR 7-90, a request by Lake Oswego School District 7J for approval to construct an elementary school on this property. The site is located at,,;(Tax Lot 600 of Tax Map 2 lE 6AC) . VI. GENERAL PLANNING VII. OTHER BUSINESS - Findings, Conclusions and Order ' 1 DR 23-88III - Oswego Properties, Inc. SD 60-89/VAR 43-89 Nick Bunick Custom Homes, Inc. SD 7-90/VAR 4-90 - Blue Heron Development VIII. ADJOURNMENT _ r The Lake Oswego Development Review Board welcomes your interest in these agenda items. Feel free to come and go as you please. DRB Members: Staff: Robert H. Foster, Chair Robert Galante, Acting Planning Director Ginger Remy, Vice-Chair Sandra Korbelik, Senior Planner James A. Bloomer Hamid Pishvaie Dev. iewRobert D. Greaves Lynn Bailey, AssociateePlanneranner o Skip Stanaway Jane Heisler, Associate Planner Harry N. Starr Elaine Sybrowsky Michael R. Wheeler, Associate Planner Catherine Clark, Associate Planner Cindy Phillips, Deputy City Attorhey } Barbara Anderson, Secretary , . 4 t 0 . , (2 7; , (l ; ,/ f I ' `VI360P'0'BAv.26u.9 \r wego WOrepan 97034 35 o2� MEMORANDUM V 503 r Engineering ~ 507•{7S•35.020Y70 auua o9 TO: Delopment Review Board SO]•675.0790 W FAX 503•675.0269 FROM: Lynn Bailey, Associate Planner � ( „ I /1. RE: DR 3-90/VAR 6-90(a-b) imm DATE: May 11, 1990 ` Z • W On March 19, 1990, the Board approved the applicant's request for 8 duplexes and 2 setback variances. , The applicant has requested that the record be reopened for discussion of right-of-way improvements. a..0 1 i iip The Board a roved there nest� PP q with a condition to provide a half street W improvement consisting of a 20 foot wearing surface, 3 foot gravel shoulder and asphalt pathway on Church Street and Furnace Street. O > The applicant is concerned that compliance with the condition would fP nn result in a full overlay including work in the half of the right-of-way not • V" abutting the site. w The half street improvement included in the Board's approval is the 3 0 minimum improvement required to improvepedestrian safety,2 y, to provide • I/I for 2 lane passing and to provide street parking area for the neighborhood. Staff finds that this would meet the intent of the Design District to O C preserve the character of the neighborhood as much as possible while providing minimal needed safety improvements. • w VI = = Attachments JM 1, Staff report dated March 9, 1990 2. Exhibit 12, letter dated April 27, 1990,from William A. Headlee • U. 0 LB/jk O_ [DR90]<reports>DR3-9oD RB.MMO f } �',,ttv,‘"h ' .... e .i ' 1 =‘ ci3 0 , , u , , \ . STAFF REPORT CITY OF LAKE OSWEGO • \7 LAND DEVEL OP1Vr.► NT SERVICES DIVISION ,, FILE NO. : APPLICANT: , r f A Oregon Management Gr'oup\ DR 3-90\VAR 6-90 (a-b) PROPERTY OWNER: i STAFF: c, J• I Old Town Villa Partnership Lynn Bailey LEGAL DESCRIPTION: II DATE OF REPORT: Tax Lot Lots 1-4, 11-19,' March 9, 1990 Block 4, Oswego of Tax Map 2, 1E 10AD ` DATE OF HEAR ING: LOCATION: March 19,, 1990 WilburnStreet on the w h Street and NEIGHBORHOOD ASSOCIATION: west side of Furnace Street, Old Town Neighborhood , , 411/0 COMP. PLAN DESIGNATION: ZONING DESIGNATION: DD DD e I . APPLICANT' S REQUEST The applicant is requesting approval of the following minor development: ' - Eight duplexes on 8 individual lots (16 units on 1 acre) . The applicant is also seeking approval for the following Class 2 variances: a) feetReductionon of the required 10 foot setback to 7 .5 all of the lots (LOC 48 .260 (1) ) ; and, b) Reduction of the setback based on height (LOC 48 ,260 (5) ) from 24 to 10 feet for one of the lots , The applicant intends to have the right-of--way, shown on Exhibit 1, vacated prior to development of the site. ,\ IP DR 3-90\VAR 6-90 (a-b) Page 1 of 13 p w II. APPLICABLE CRITERIA 1111 A. City of Lake Oswego Zoning Ordinance: LOC 48 .240-48.275 DD Zone Description (set- backs, lot area, lot coverage) LOC 48. 650 Variances D. City of Lake Oswego Development Code: rf LOC 49. 090 Applicability of Development Standards LOC 49. 140 Minor Development LOC 49.220-49.210 Minor Development Procedures LOC 49. 615 Criteria for Approval C. City of Lake Oswego Development Standards: 2 . 005 - 2i040 Building Design 5.005 5'. 040 Street Lights 7 .005 - 7 . 040 Parking & Loading Standard 10 . 005 - 10. 040 Fences 12 .005 - 12.040 Drainage Standard for Minor Development 13. 005 - 13.040 Weak Foundation Soils 14 .005 - 14 . 040 Utility Standard 16.005 - 16. 040 Hillside. Protection and Erosion Control 19. 005 - 19.040 Site Circulation Private Streets/Driveways D. City of Lake Oswego Comprehensive Plan: Impact Management Policies General Policy I, II, III Distinctive Natural Area Policies General Policy I, II, III Weak Foundation Soul Policies General Policy I, IV Social Resource Policies General Policy I, V Residential Site Design Policies General Policy IV, V Transportation Land Use Policies General Policy IV • DR 3-90\VAR 6-90 (a-b) Page 2 of 13 • E. City of Lake Oswego Tree Cutting Ordinance: 411/1 LOC 55.010 - 55.130 y III. FINDINGS A. Existing Conditions: , - 1 . The site consists of 8 lots of record, consolidated under one tax statement, one of which contains an undeveloped 20' x 116' ' section of public right-of-way. The site is one acre in size including the right-of-way to be vacated. 2. _The site slopes downward from the northwest to the southeast at an average rate of 3.5 percent. 3. Several significant evergreen trees exist $ , around the perimeter of the site. Two large evergreen trees are proposed for removal inside the site. There is an Empress tree in questionable condition on the east property line that is designated as a Distinctive • Natural Area (DNA #66) in the Comprehensive 41110 Plan. r 4 . There is an 8" sanitary sewer in the right-of- way of the three streets abutting the site. 5. An 8" water line exists in Church Street and Furnace Street and a 6" line exists in Wilbur Street. 6. A storm drainage system exists downstream from the site in Egan Way. 7. The site abuts Church Street to the north, Furnace Street to the east and Wilbur Street to the south. Church Street and Furnace Street are 14' wide unimproved streets in a 50' right-of-way. Wilbur Street is a 36' • improved street with curb and drainage within • a 60' tight-of-way. 8 . No sidewalk abuts the site. 9. There are street lights that do not meet the City standard at the following locations: 4110 DR 3"90\VAR 6-90 (a-b) Page 3 of 13 0 , b G • - Northwest corner of the intersection of church Street and Furnace Street 4111 - Northwest corner of the intersection of Wilbur Street and Furnace Street - Southwest corner of the site. 10. The surrounding uses are:;, - North: Multifamily and single family residences ) - ESt: , Steep, wooded, vacant lots - South/southeast: Single family residences `� - West: Single family residences (partly vacant) B. Compliance with Criteria for Approval: As per LOC 49. 615, the following criteria must be ' considered when evaluating development proposals: 1. The burden of proof in all cases is upon the applicant seeking approval. S`C. The applicant has borne the burden of proof through submittal of documents marked as exhibits, accompanying this report. 2. For any development application to be approved, it shall first be established that i the proposal conforms to: 1 ^ % �r a. The City's Comprehensive Plan The applicable Plan policies have been addressed ., as follows: Impact Management Policies li These policies require q protection of natural. resources from development, comprehensive review of development proposals, and payment of an equitable share of the costs of public facilities. These policies are implemented through several Development Standards, addressed further below. The policies require assurance soil will be protected from erosion, trees be ed from removal, and that density be limittedtotachieve DR 3-90`VAR 6-90 (a-b) Page 4 of 13 .p r 1 • r ,, • I • } It [nf 3 these results. wig-,.. Compliance h the applicable -,,. ! Development Standards reviewed below will assure 4,�'' confiirmance to these Plan policies. Conditions of approval will be imposed when necessary to assure 1 compliance(1, Distinctive Natural Area Policies These policies require the City to preserve tree s . // stands and those features listed as distinctive. The site contains trees which should be and are being considered for preservation by the applicant including one Empress tree in questionable condition which is listed as a Distinctive Natural Area tree (DNA #66) . These poliicies are implemented through LOC Chaptez 55, the Tree Cutting Ordinance. The ordinance criteria are reviewed in this report following an analysis of r''+, . . ; the applicable Plan policies. The Empress, tree cannot be considered for cutting unless a Comprehensive Plan amendment to re'Enove it from the DNA list. `o Weak Foundation_Soils Policies ` The site is designated as having a potential fog' weak soils. These policies require an applicant for a building permit to provide a soils report, prepared by a registered engineer, to certify 'soil stability for a particular development. Compliance with these policies is assured by the impos',.tion of a condition to provide a soils report and to adhere to any findings and recommendation's made in the soils report. Social Resource Policies 1 These policies require protection of features valuable to community identity. These policies are implemented through the adoption of the Zoning Code Design District. By complying with the District standards, which requires Development r + r Review Board approval of minor development proposed in the District, these policies are met. The Zoning Code requirements are addressed below following the analysis of the Plan policies. Residential Site Design Policies Th ese policies require providing residential streets which enhance residential livability. They also require innovation in residential wilding types and site planning. These policies DR 3-90\VAR 6-90 (a-b) Page 5 of 13 \ . • are implemented through the applicable Development Standards fow Streets and Building Design. They are also implemented through the underlying zoning, which requires all minor development in • the Design District to be reviewed by the Board. The applicable stindards are addressed below, after the analysis of the Plan policies. Transportation Land Use\Policies These policies require development of an adequate neighborhood street system scaled to preserve neighborhood living. These policies are implemented through specific Development Standards which require adequate access and roads necessary to serve the site. To presere neighborhood character, full improvement to City Standard may not be required in this case. The applicable Development Standards are addressed below. An analysis of road needs is in the Utility Standard. Conditions of approval may be added as determined necessary to assure compliance with these policies. b. The applicable statutory and Code requirements and regulations. Zoning Code Requirements and Analysis 1110 Pursuant to LOC 48 .2 45, duplexes are permitted uses in the Design District zone. The minimum lot area required for each duplex is 5, 000 square feet. Each lot in this proposal meets this requirement . The maximum density for the site is ' computed by dividing the net developable acreage by 2, 000 square feet. The site is one acre in size (including right-of-way to be vacated) . Using the above formula, the maximum allowable density is 21 units. The proposed 16 units does not exceed the maximum allowable density. The required setback is 10 foot. The proposal as depicted in Exhibit 4 meets this standard. The applicant has requested a 2.5 foot variance to this standard for all yards except the perimeter yards. An additional setback requirement is imposed by LOC 48.260 (5) for a setback on the northwestern most lot that matches the height of the structure proposed for that lot, which in this case, is 24 foot. The applicant has requested a variance to reduce the required 24 foot to 10 foot. The variance criteria are addressed below. DR 3-90\VAR 6-90 (a-b) Page 6 of 13 , ......... ... % • • Height requirements are established based on LOC 48.265. A maximum height of 50 foot and average III height of 40 foot is imposed for a project encompassing a 1/2 acre or more. A 35 foot limit is imposed on lots less than 1/2. No building in the proposed development exceeds these standards (See Exhibit 5) . Pursuant to LOC 48.270, the Board may establish lot coverage for anyndividual project in the DD zone, and such determination shall be based upon the purpose of the district and the criteria in the development standards. LOC 48.270 also Q specifies a maximum lot coverage of 60% for parking areas and structures. Based on review of (o Exhibit 4, this requirement is met since the proposed lot coverage is 36%. Lot coverage in each individual lot also does not exceed 60%. LOC 48.275 requires that proposals for duplexes (minor development) be reviewed by the 'Bbard. The applicant has requested the required review. As stated previously, the applicant has requested two variances to setbacks required by the Zoning Code. Both are Class 2 variances. The first variance (a) is a 2.5 foot reduction to the required 10 foot setback for all lots and all yards except for the perimeter yards around the t;> site [LOC 48 .260 (1) ] . The second variance (b) is a 14 foot reduction to the required 24 foot yard for the northwestern most lot [LOC 48.260 (5) ] . _ The applicant' s narrative for the requested variances is attached as Exhibits 7 and 8 . As per LOC 48. 650, the following criteria must be considered when evaluating variances : (a) The request is necessary to ,prevent unnecessary hardship; and ` The applicant contends that variance (a) is necessary to allow flexibility to shift structures during construction, if necessary, to avoid disturbances to tree root structures. The applicant has not provided evidence that the variance will, in fact, be necessary to avoid // -\_ hardship of having to remove trees. A requiretent for an on site inspection by an arborist during excavation and for fencing around tree drip lines could assure protection of existing trees. The applicant contends that variance (b) is necessary to avoid 'a hardship of an excessively DR 3-90\VAR 6-90 (a-b) ,, -;, Page. '1 of 13 1 ` large setback for the northwestern lot. Staff concurs that compliance with the 24 foot setback would result in hardship in the form of loss of the density for the site, which is already 5 lots less than that allowed by Code. tA (b) Development consistent with the re not be injurious to the neighborhood request which the property is located or to property •e , establishedto be affected by the request; and The applicant states that variance (a) will not be injurious to the neighborhood because there are several houses in the neighborhood with setbacks "�` that do not comply with the 10 foot requirement. A "blanket" reduction of setbacks would allow unreviewed changes to occur to the Site' s on-site circulation, access and parking facilities. Staff finds that inadequate evidence has been submitted • to demonstrate that the request would not be injurious to the neighborhood or the site itself. The applicant contends that variance (b) will not be injurious to the neighborhood because the 4 ' resulting setback would meet the 10 foot setback required by LOC 48.260 (4 . Staff concurs that a reduction of the 24 foot setback to 10 foot will not be injurious to the neighborhood or to the site because LOC 48 .260 (1) would still be met. (c) The request is the minimum variance necessary to make reasonable use of the property; and, The applicant suggests that a reduction of the required 10 foot setback to 7.5 feet is the ,,',. minimum necessary to allow flexibility during f' as` construction to move structures to save trees. Staff finds that without a site plan of potential setbacks that may be 'needed, and due to the. absence of an:arborist! s report on the condition of the trees inadequate evidence exists to t demonstrate compliance with this standard. With respect to variance (b) , staff concurs that a reduction of the 24 foot setback to the 10 foot as requited by other Code requirements demonstrates compliance with this criteria. Staff concurs that variance (b) is the minimum variance necessary to • make reasonable use of the property because the • proposed setback would match those of other lots in the proposal. . 4111 ,! DR '3-90\VAR 6-90 (a-b) • Page 8 of 13 (d) The request is not in conflict with the Comprehensive Plan. The variance requests are not in conflict of the applicable Comprehensive Plan policies. Development any p . ._ Development Code Requirements and Analysis The proposed duplex proposals are appropriately being processed as minor development subject to Board approval. Referring to Exhibit 1, platted lots 1-4 and 11-14 may be considered as separate lots of record even though they are currently encompassed in one tax lot. A re-recording of these lots must be required as a condition of approval since the request is being processed as minor development. The proposed variances are appropriately being processed as Class 2 variances, which require a Board review. Tree Cutting Ordinance Requirements and Analysis 11 This ordinance requires a q permit prior to removal of ny trees from the site. There are several lar e. trees around the perimeter of the site and two large trees inside the site. The applicant is proposing to retain all the perimeter trees and to ® cut the two internal trees. The proposed tree cutting meets LOC 55. 080 (2) , because structures are proposed where the two internal trees% are located. The applicant will be required to retain an arborist during construction to ensure survival of remaining trees. c. The applicable Development Standards Building Design (2. 005 - 2 . 040) This standard does not apply to minor development. Since Board review of duplexes in the Design District is a Zoning Code requirement, the applicant addressed this standard to assist the Board in its review of the proposal (See E'rihibit 6, page 5) . The applicant also provided a�color board, which will be available at the hearing. Street. Lights (5.005 - 5. 040) The existing street lights at Church and Furnace, Wilbur and Furnace, and at the southwest corner of the site are not to City Standard. Prior to the issuance of a building permits staff recommends that the applicant be required to replace these ADR 3-90\VAR 6-90 (a-b) Page 9 of 13 lights to City Standard. Such measure would assure compliance with thy:,°standard 110 . • Parking and Loading (7..005 - 7.040) This standard requires that each duplex provide", 2 parking spaces per unit (4 per lot) . Exhibit 41j provides evidence that this requirement is mete, Fences (10.005 - 10. 040) The applicant is proposing "good neighbor" style fencing between 3' and 5' in height around each patio for each unit. The proposed fencing meets this standard. Drainage Standard for Minor Development (12.005 - 12 .040) The applicant is proposing to collect all on-site drainage and route it to the storm drainage system in Wilbur Street. The City Engineer has determined that, underground drainage facilities to City Standard need to be extended north along' � '. Furnace Street from the existing drainage improvements in Wilbur Street (See Exhibit 11) . To meet this standard and City Engineering standards, staff recommends that the applicant be required to construct underground drainage 1111 improvements to Furnace Street. Weak Foundation Soils (13. 005 13. 040) The site is designated as having the potential for weak soil. This standard requires the applicant to provide a soils report prior tc,? ;.the issuance of a building permit. To meet this standard, the applicant will be required to provide a soils report, preparedeb� a registered engineer. The a i ?`equired to adhere to any recommendations made in that report. Utility Standard (14 . 005 - 14 . 040) All required utilities are adequate to serve the site except for sidewalk, street lights, underground power and streets. Exhibit 11 describes the improvements necessary to meet City standard. Staff concurs that, in keeping with the purpose of the zone, and to help delineate the residential from the commercial subareas of the district, minimum street improvements should bet, explored as an alternative. To meet the minimum 1111 DR 3-90\VAR 6-90 (a-b) Page 10 of 13 w standard, the applicant should be required to •gib'.`• provide a 20 foot width of pavement with 3 feet 'r{ ' 41110 , 'gravel shoulders on Church and Wilbur Streets. Storm drainage .mprovements, sidewalk and * 40 underground cable should- also be required ata minimum. City ;;Engineering staff are' scheduled to l.''�. meet with the Old Town Neighborhood Association �*1 4-' `� regarding this`�matter prior to the scheduled Board hearing. Staff will provide the Board, with the . results of that meeting and with more specific . recommendations for improvements needed to meet the minimum standard on March 19, 1990. Hillside Protection and Erosion Control (16.005 - ' - \ 16.040) • To meet this standard, the applicant will be , '',, required to adhere to the requirements set forth �;�,'` ,` in the Erosion Control Plans Technical Guidance '` ' Handbook. No unusual grading is necessary to `\ accommodate the proposed development. . . _. Site Circulation - Private Streets/Driveways I. (19.005 -��19.040) This standard requires that driveways for single family dwellings\not exceed 20% grade Dior 5% cross slope. The proposed driveways meet this standard. • d. Any applicable future streets plan or ODPS n There are no such plans which affect this site. C. Conclusion: , n, Based upon the materials submitted by the applicant, staff concludes that the minor development (duplex proposal) and variance (b) (to reduce the 24 foot setback to 10 foot) comply with or can be made to comply with all applicable , , criteria. Staff also concludes that the applicant' s variance request (a) to reduce the 10 , ,,, foot setback to 7.5 foot does not comply with the variance criteria specified by 'LOC 48. 650 (1)b and T • C. III. RECOMMENDATION Staff recommends denial of variance (a) . Staff • recommends approval of the duplex proposal and variance (b) , subject to 'the following conditions: DR 3-90\VAR 6-90 (a-b) • Page 11 of 13 i 1. Prior to the issuance of a building permit,., the app—licant shall: 1111 a) Provide evidence that the right-of-way on the. northwest portion of the,, site has been vacated. b) Provide evidence that Lots 1-4 and 11-14 have ' ' been re-recorded with Clackamas County. c) Submit a soils report, prepared by a registered engineer. The applicant shall adhere to recommendations made in the coils report. • d) Submit plans for City Engineer approval for street, sidewalk, drainage improvements anclo underground power for Church, Furnace and Wilbur Streets. e) Submit erosion control plans as set forth in the Erosion Control Plans Technical Guidance Handbook. 2. During excavation of the site the applicant shall have a registered arborist on site to assist in special excavation around roots of trees 1111 designated for preservation. 3. During construction, the applicant shall provide temporary fencing around the drip lines of trees along the perimeter of the site. 4 . Prior to final inspection approval for any duplex, the applicant shall: • a) Install all landscaping around tbel unit as depicted in Exhibit 3. b) Complete all right-of-way improvements as described in Condition 1.d. c) Install street lights to City Standard at Church and Furnace, Wilbur and Furnace, and • the southwest corner of the site. 5. The City shall allow the removal of only the 30" Cedar on Lot 11 and the 24" Spruce on Lot 13. This removal shall comply with LOC 55.050-55.080 (Tree Cutting Ordinance) . • DR 3-90\VAR 6-90 (aub) Page 12 of 13 . ,i,, , AO. • . . . . . .. . . . , ' - - , . . :. 0 . , . \., v . 11111 , , 0 EXHIBITS .. 1 . Tax Map 2. Vicinity Map 3. Site Analysis and Landscape Plan 4 . Site Plan and Floor Plans 5 Building ElevationS----\ 11 6. Applicant's Narrative (Project Summary, • Development Schedule, Zoning Code and Development i t , . . , 0 Standards) ,' , . 7. Applicanil's Narrative for Variance to reduce 10' setback 'to 7.5 feet. . . , . . 8. Applicant's Narrative for Variance to reduce 24' ( . - setback to 10' . , .. • , , . ' 9. Applicant' s Narrative addressing Comprehensive Plan policies. 10. Letter from Janet and Clair Hanks dated February • 21, 1990. Ai ' 11 . Memorandum from Russ Chevrette ,Engineering t ‘, Technician II, dated February 27\; 1990. .. . . • . ., . . , . , . . .,, . , . . , I i C7(1 • 41 DA 3-90\VAR 6-90 (a-b) H , Page 13 of 13 , . . , , ....,.„ ,..-.. ,..,.....,. i 1 . . / - i r, i ("ATE sTRL. _ r R.-�.� y '.CC:%'%%. •l ^ I I. r '. --t• --ti% ,41 6 .11,`'r-175:7-4•3 • • • • i --t•-x.-.7:-••I 1 ; " � A .. •fir .r-r I ^- iV . .1 0 A _iaa. , II li fV !c rik ,..._A_t _ ... ,f. • ct - -- 31 m ' . t ._ t8Ios t..it .c3,t:1 Ir.11... .l......... 8 ., iy I,R O t ._..�...__. ;_ up tea N O ti�4 \ �,� W ; . A - ...;_..._—__ E 4iifl V kL_ i _ 1 �. l. .1 .16 a ,‘ , , • -, ..4„,..i. § .1 • 0 ..ul 0 , Sb - ,4 )a ' ..•••• 4 ,.., ... Iv „ t �vds a �. t � U- a ro - • ._,,e: . . _ rn r r .wa_ 0 �.rJ.M,0_..." ... j . t DURHAM 0 8 t no ? i O If1 a C/7 ?� f V o _ �,qi r?i ;reV - — d.,..I := 11 m rVIZ rn � i . . w 1 t 1 • • e Q 1C7:t1 ILL et — ^.!!' _-. .. ".'.... t14... f*i.,,>�— - ib a 141 =I • ? g (.1 , Q 2 I, t ' g t virn b ' r • -4 G • �w 0 • Ir k A .h ': Q Cli! 'L 11'�4l!a^S;�j,f! t��- /ff Se.. .) -77 --� io w Vp• OP^ 01 o ;---� —�,..—_ �n ------,sue 0 q , ,•� �d . § r .4 I. _` �. VACATED •• FURNACE Ca. 23 p400 u , r -. _% i..\...1._A-. ..�i._ l-._.1_ :.. 1..�t.__..4»S._L....\....._i._L...1._._►--►._.t.»1.,..._i_.J. ► _L.._►_1\_l`_L.._L.� i A • i it i k _� '�X 0I i' �r CNkAlpcL ) . c 'hN �111I �; ' MAP Z • l I©AP 4 l m a EXHIl1•iT . • Cer „ P q6,90) •1` 622 l 4-6 + n ` •,.�-, [�[ [ �11ittila.rpH iltiL1rl41,--0. 1li l: LAKE OSWEGO . ORE t r� :leri0 yu u: ,---1, 1LEGEND ---, L ,l Z runic slots A ARMORY Z „t, cNuncll ,01 r ��.� f ` I ( 'g SCHooI iiukti �/ ' _ TRAVELED ROAD ki" �. Le/ __ aq tens rIMPROVEO ROAD , ' , O.1--qi lc+ AYM., tc•u 1'•. e. T rAn11 �; '��' kiJ E •f' gtYlsco ►OVEMetn,ives ^fit l�r `'.�1 1 BY • ANDY PARis AHD ASSOCIATE REGISTERED OREOOft IAND SURVEYOR w r ✓ •%1 �' LANL o.wt.o,oet.oN 'Hoot,,.►.tl • ��:AM j 0 r I r. CLI I_10 L • ,, �C SIC t� ,.. `\ / 1 „,.. •\\;....,,,N , .,,,f4 4.... .c,\'' , i IAA .sori6;iia=r_____ys-Am 6 'j1 .1-3 Rit, q=iAiii ...1 1. e: -0`;'` , : . , .' '. i'; , . . 0 OM �It e� IIrt.'. , u!sl 4 .,.tili : ,,,: . j J r• f • .'=". 7471 wi-L---14t../b. y ! J iNU oMArOlo • a �� at? M tIW� tuvott i , 4 EXaIBIT (Lc,,,,, c4014 •"ib ,, 64 0) 1 , �P A`i . Ito EJI1I vat . . . ' iiI1N ,� , , • . 1. ..F. i tl l'it.sil ., . -11 it . 1 ..4 . . r t, �", a il• 1 i pa , • • .s , ..) t 11 ....., II . 1, ,, , ,) 777-i} 1 • nu : _./.".: it. ,..........__J--- .. _ . i4. ir ,,/., OIL , fni ,If. '' ''., .„iri,-.: _, .,,,. ,..4 4. 1,11,1:•li t:,...pi"...:: .41: ,ss:1 ,F-s , i - . , . . ..-11.... .' ' ‘.,• r� 11 .00 in ,.. ., '� � al e /% 9 "lir- 1, 0 . c't., Wm� of f � ,I610' . i oiei i 1pr-----:., 111' a .,/.. . ' rIti . It .. 1 i „,,..- , ,. e ' ' ‘, ii �'--�:;-°,m+,, a 1 ; III Ilei . .arl.. . ...,. ;�� Oi i . ei , 115-.11 il'ii • • 64 0 EXHIBIT M 1 • �.� O 0 . 1ii �� Iii111.11111 . fa .. .1F . 0_, l. . . ..._ jj II_ ._w� Y\1_ I _ ._1 . .r • c .... L.l, 1 txp, , pi i • , pj, +.11 _ III r. 0 ill i I IIf� .I� I ENV I '' . i . "4 . 1 A ' ' A ,, . , � . ....._..........................._.........._........._............. ,,,,, . . ...._____ ,F„,,,,...,,. _1 ram, �` .I .� � i. k 't .71 u ice. ..1j i 1. "'u{ i ,, ,, _ /I "[k‘ i. 1 ' n o -• 0 {'1 _ 1 • c, I ► c> •V ® 1 t r`r;""r AI ' I (I) IA ® r .1 O d 's I' A El 11 -i. 1 u, l _.. TA, . ..• ON \ ),, '1/4, • el r'' ' r r G • • n ssi 1 EXHIBIT . 0 d G , / t: , . r ,, ,. 0 I Eirk) , . $ i , ri. .ii'a 1' s 41 il ' i if i %, HMI III111:IT —1111 l • 1go tc, : I. pm! \ 1 i' I'IY1 i r lull 11111111 �!In1l 1111111 I — . ._ Or" lit — 1 II III�.1t° 1 41 l ril � 11 Ii2R i I • I J7J `W4I 1 ilarHf r ill I 1 R „fill', .,.10 . to LLllf 1)1111,1 ' hi « �Ih n Itlpll m u! l j- AI I I 1 �)11 , 1 IM/IlI Hill �� *ill F1 la It ili(1i1 ' 11ni �� n n .,_ 4 � � 1, ° .,�._ • -- � 1r y _ i iv, •. .,. ,, , 41 1‘ 1 o �� µ__ • +''r I 1 III uil ' r tI 111 • 1 • ;I I �— I _ I II th I ''I 1 n ►Y g , ► Il1 • - {{, 141) hIr _ il't'~', /t ' ? 1!, ;pm, ill g • +t,.y . , t , , i EXHIBIT Y 40 Otg f3 e '5 r �7 i. 4 o O C.- . , `?y f `l n \r1N,i i. OLD ZtMN DUPLEXES e ' Development Application Owner: • Old Town Villa Partnershipli(‘ • c/o Walter A. Durham 311 S.W. "B" Avenue ) e Lake Oswego,- Or. 97034 Applicant: Oregon Management Group „ ., III 47 :: :w :: eo:t..reet�, Lake , 97034 29 January 1990 i) Presented to: J CITY OF LAKE OSWEGU`1 380 "A" Avenue , Lake Oswego, Or. 97034 y By: Olson Group Architects ATA 0 17150 SW. ° Err I. Upper Boones Durham, Oregon 97224 , FEB 2 1990 . 1110 - 1/- ti EXHIBIT • , J « 1g. [ 111/1 ir ;1 CCDr i TOWN DUPLEXES Development Application ' 29 January 1990 AVI INTRODUCTION The following is a formal l uest for Develo pment .Review Board approval of the design of 6 :+it duplexes on eight ''separate lots ir.,> the old town district. TI�*site is approximately .99 acres in size and is described as�'Lots, , 2, =3, 4, 11, 12, 13, Block 4 on Oswego tax map 21E10AD, a is located in the o 4 old town district and i 1s bounded by Church Street the north, Furnace Street to the east and Wilbur Street to the south. i II PROJECT SUMMARY 0 A. Description of project: The applicant proposes to`build eight duplexes located on eight separate lots. The site is fully accessible from any of the three streets mentioned above / but the access to the individual units will be off Church Street to the north and off Wilbur Street to the south, with no vehicular traffic access off Furnace Street. 1 Shared driveways will be utilized for vehicular traffic and this will reduce the number of driveway accesses to Church and Wilbur to one for each two duplexes or a total of four driveway accesses. 111/1 • Church Street to the north is a fifty foot right of way unimproved street. Furnace Street to the east is also a an foot right of way and is likewise an unimproved street. Wilbur. 1 Street to the south is a sixty foot right of way and is an improved I street that is curbed and has storm drainage catch basins. B. Site description: . The site, which is rectangular and .99 acres in size slopes gently from northeast to southwest. There are several significant located on the property primarily at its periphery and are noted on the attached site inventoryisthe `ed application to preserve thes plan' It is intent of thi§ individual units and to preserve their contribution trees to enhance the perimeter timed liveability of the neighborhood. There areentwo large/ trees located ih the center of the eight lots and these are both indicated to bo removed. They are not as significant perimeter trees and are located in the building envelope. the - 2 111/1 1 + I0 P 1. ggg 4 ,1 B • • 111/0 OLD TOWN DUPLEXES Development Application 29 January 1990 C Additional considerations A twenty foot portion of Lot 11 is currently recorded as an alley way and is shown on the tax maps as a county alley way dedication was originally excised from toad. Thist is therefore being requested that the alley way be vacated and:' returned entirely to Lot 11. The formal application for this • vacation will be made by the current owner of the property, Mr. Walter H. Durham. III PROJECT SCHEDULE'6 Development Review Board approval 16 March 1990 Submit Architectural drawings 1 April 1990 City Building Department review \ ° 1 April - 15 Begin construction 1 June - 30 June April 1990 End construction 31 December 1990 - 1 July 1991. IV COMPLIANCE: LAKE OSWEGO DEVELOPMENT ORDINANCE o11110 rD, iRAL: The following are written responses to the applicable sections of the Develo pment Ordinances relating to this project. The preliminary ° plans, details and pictoral information enclosed in the , also iii response to these standards and should be reviewed ppend7 are junction with this narrative. Additionally this single request is being submitted coffering` all eight lots, rather than eight separate applications in the interest of consolidating public hearings, (DRB) and Planning Department review and staff report, as requested by the Planning Director. This project has been classified as a MINOR , O PT andshould comply with the ordinance and procedures outlined49.200 ' of the Ordinance. CITY OF LAKE OSWEGO ZONING ORDINANCE: 48.240 DESIGN DISTRICT (Old Town) The purpose of this district is to assure that single family homes ` in surrounding area are protected from noise, light, glare and reduction In privacy to the maximum extent possible during the areas transition to higher density residential use and to facilitate good architectural design and site planning. This design zone is also intended 'ti` y v goin transitio to increaseeidens densities which have residentialare alder- features that should be integrated with new developments. 3 - 0,„ Po° C 4 .... ...M .....,-........... - ....' _ .r.....1 -... .. .... 1) � ° OLD TONfi1 DUPLEXES Development Application 29 January 1990 4 ", l ill ;1 S Both of these major criteria are met, nicely �� designed, moderately duplex by construction of well 9 y priced units on each individual lot with shared driveways to bring automobile entry and parking into the I interior of the lots thereby,rpresenting the entire house face to I " the street scape. These duplexes are specifically designed to prese t 1 I a single entry face to the street thereby integrating this basic design with that of the single family neighborhood. Were this \\, �J property to be developed as a single entity and as a mq')or developme t )1 the total density allowable would be 21 writs. By only building twit, i units on each site inila duplex form this lower density succeeds in being a transition tot higher density apartment and condominium use Il to the north. 1 48.245.3 Allows an outright permitted use on each lot of a duplex dwelling. I 48.255.1 Requires a minimum lot size of 5000 familydwellin s or duplexes and that is met squareths for singlr g by this application. 11 48.260.1 Setback requirements are ten feet from all side) front and, rear property lines and this application is requesting a variance to the side yard setback from ten feet to seven and one half feet•iin order - in sure nsure clearance to existing tree root structure. As construction ' occurs it may not be necessary to use all of this requested variance . to the setback standards in order to eliminate interferehce with root structures, in which case the building will be so located as to follow ` the required setbacks in the design district zone. 48.265.2 The height of these structures will not !exceed'35 feet and there fore comply. 48.270 Lot coverageis sixty percent maximum allowable for parking areas and structures and this duplex plan provides in the worst case scenario a total lot coverage of fifty seven percent. This includes all building, parking and driveway coverage. Units 2, 3, 7 and 10 have a smaller foot print in order to stay further away from existing root structure and therefore these lots have less coverage than the fifty seven percent. i I I • I i Ij I _ 4 _ I i_ 1lila .. 11i1/11111 , , • , . , • Y1, ‘' ‘ • , A • • \i r / a OLD 1CWN DUPLEXES Development Application 29 January 1990 • • CITY OF LAKE (SWEGO DEVELOPMENT STANDARDS 2.005 Building Design These individual duplexes are designed to be complimentary in ,, • appearance to the adjacent surrounding structures by retaining the traditional colonial appearance of a majority of the old town • district. Roof pitches of 10/12 with roof dormers, gridded windows, „ . shutters, and detailed colonial entry ways with six panel doors are the simple but effective tools used in)a very restrained way to present a distinctly colonial appearance that is understated in , • . order to preserve the existing character of the old town district. The street scape will have a variety of appearances by alternating the gable end to the street on one unit with the adjacent unit having its slope portion of the roof presented ton the street, much A . in the same character as the homes across Wilbur. The individual proporaons of the building face in its overall height are held to , . .1 a minimum in order to insure the buildings are scaled properly for i the neighborhood and that as much open space as possible is left • Fh• between units. Each individual duplex will be fully landscaped , . ' 11111 with the landscape maintenance responsibility being assumed by the owner to insure its longevity and continued proper appearance. The existing trees and other natural elements on the site, such as its gentle dope from the northeast to the southwest, are major help in developing building proportion relationships and they will continue to provide scale to the duplexes as a whole. While the street scape • will have a variety of frontal appearances for interest from the neighborhood, the individual building elements such as windows, doors, siding, roofing and trim will be the same from duplex to duplex in order to unify the overall general appearance. Mechanical equipment will be placed inside and therefore not be visible from the exterior. 5005 Street Lights There are currently three existing street lights at the boundary of this project and no more are anticipated to be installed adjacent to any of these duplexes. Two of the lights are located on Wilbur Street, - . one at the northeast corner and one at the southwest corner, and the • remainder at the intersection of Church and Furnace at the northeast 4 / .. ... corner of Lot 14. A , 6.005 Transit System \ While this is not applicable to minor development, suffice it to say 4 1 , “hat wA-or transit facilities are available a block and a half to the West oh State Street as are major shopping facilities, all within easy Walking distance of this group of duplexes. - 5 _ • , ... .. - J • oo l .. * Q.OLD TOWNTOWNmayXEWC•DUPLEXES ` Development Application 29 January 1990 " yk Al 0 7.005 Parking and loading Standards >., • All required parking is located off street and each duplex has one fully enclosed parking space within an attached garage to provide i, security both for cars and additional storage area. Each unit will have a second uncoveredI 'parking area adjacent to itself thereby �\ providing two full parking spaces per unit off street. This complies ' with the parking requirement. , '. 10.005 Fencing • Fences will be used to provide privacy on the exterior patio areas and are So indicated on the site plan thatshows the individual // duplex units. rts. It is not proposed that r fencing will be used adjacent to the streets nor will the individual lot lines be /�' fully fenced. The fencing will be "good neighbor" style and range from 3 to 5 feet in height depending on the grade steps adjacent' to the patio. As with the other details there will be one design that will help to unify the appearance of all the duplexes. 12.005 Drainage Standard for Minor Developments There are no streams, ditches, swales, and surface run off that currently adversely affect the adjacent properties. However it is ''' proposed that the individual site storm drainage run off from roof drains and from parking areas will be collected on site and discharged through underground lines to the storm system in Wilbur. l 14.005 Utility Standard It is anticipated that a single house sewer line and a single tap will be used for each duplex and that the duplexes facing Wilbur will tap directly into the sewer line located in Wilbur anct_:that the units facing Church will disdharge to Wilbur through a common sewer easement between eachpairs of duplexes under the parking and paved .driveway area. This , A will also carry storm water lines and will provide for the least amount of disruption to the existing ground area. Public sanitary sewer. lines are located in Wilbur and on Furnace and the duplexes on Lot 1 and 14 will also connect to the line in Wilbur in ' the same, manner as the remainder of the units. It is anticipated that • a single water meter will be used for each duplex and that will tap into the existing water lines in Church and in Wilbur. . ' • * : ' ,, _ 6 _ • • Vi 1 OLD TOWN DUPLEXES Development Application 29 January 1990 Under this section it is also requested both by the applicant and by the Old Town Neighborhood Association, that at this time no further inprovements' be made to either Furnace or Church Streets, rather the applicant be required to sign a non-remonstrance agree-4 meet for future development of these two streets at such time as the city and the surrounding neighborhood form an LID for their improvement. Sidewalks do not currently exist this far east on Wilbur and are now currently only adjacent to State Street and the cvmmmrcial develo pment at the intersection of Wilbur and State. Sidewalks will,be installed in front of the duplexes facing Wilbur as this is an improved street with curbs. It is the request of the Old,Town Neighborhood Association that further sidewalks not be 11111 installed at this time in order to preserve the current character of the street system. A non-remonstrancegreement:iiril]ahlso;.be signed'by applicant for these future improvements in the same manner as for the streets. 19.005 Driveways The driveways and the parking areas will be those as shown on the site plan and will be constructed of asphalt paving to meet city • standards and will be sloped so that storm drainage can be collected on site through a proper catch basin and disc lines to the storm sewer system in Wilbur. Drivewayridthrough ainpproaches PP�ches will be concrete and constructed to meet city standards. • 1f i3 ' ` 7 OLD TOWN DUPLEXES 1, 11111 Development Application Additional Narrative 13.005 WEAK FOUNDATION SOILS: This area has been identified�a.. "potential weak foundation soils" area. on the physical inventory resource map. Buildings have been constructed throughout this whole entire area and bordered immediately on the north- west and south sides and at one time in the past there was a residence on this particular site. Because of its designation as gn potential weak foundation sryils aSplicant will provide the City Building Department a report on the structural capacity of the soils°prepared by a professional soil engineer or geologist. It is normal that this report will indicate the bearing capacity of the soil and the recommendations for footings and foundations. These will be incorporated in the actual construction drawings for the project and will be reviewed by the City Building Department for conformance with the soil engineer's recu mendations. 11111 Q t . 1 0 11111 -8_ l7 • • OLD TOWN DUPLEXES �- VARIANCE REQUEST (1) The following is a formal, request for a Variance related to: Oregon Management Group Old Town Duplexes.. General: This variance request concerns the sideyard setbacks requirement . I listed in 48.260.1 of ten feet for this A.D. zone. A reduction of 21/2 feet is requested in orderito provide a greater flexibility where the individual units are sited close to an existing tree structures root zone. Thus the setback minimum would be F>stablished at 71 feet. It is the intent of applicant to maintain as much as possible the full 10 foot setback, but where major roots are en- countered during excavation we feel that the additional 21 feet will provide a highly desirable additional protection to these natural features. DECISION CRITERIA: A A. "Hardship" The inflexible imposition of a 10 foot sideyar.,d setback, treats 111/1 this area, and specifically these duplexes, _with the same restrictive .,setbacks that are imposed on an R15 zone wit, the lot area minimum requirement three times that of this zone. This by itself is a distinct hardship for Lots of a 5000 square foot minimum size. By ccIparison the smallest current zone of R-7.5 only requires a side yard of 5 feet. This creates a distinct hardship in affording flexibility to be able to adjust the units far enough away from several significant trees existing on the site to enhance their preservation and avoid to the greates possible degree imposing damage to their root structure. This request is made specifically for lots 1, 2, 3 and 4 and 13 and 14. This request will not be necessary for lot 11 and 12, however to preserve the°maximum spacing between duplexes on lots 12 and 13 should 13 have to move to the west as 14 moves to the west we request that this variance apply to all eight lots. It is the intent of applicant to use this minimum set back only in the case that it is absolutely required to avoid root structures, and that will only be apparent after excavation. B. "Non injurious to Neighborhood" Impact of this srtback reduction will not be injurious to the neigh- bbrhood, and will scarcely be noticed as there are several houses within the immediate neighborhood and specifically the one-' immediate- C ly west of the duplex on lot 11 which is situated.on lot 10. This house as near as can be measured at this point is approximately 5-6 feet away from the property line. This spacing between all of the 1110 duplexes is approximately 20 feet and this provides not only substantial open space but is for the most part substantially greater than Most of the houses in the immediate surrounding area, specifically , houses directly to the south across Wilbur Street. '' EXHIBIT OS _ 4/ d)-9 b • a , I o I. 111/1 OLD TOWN DUPLEXES Development Application 29 January 1990 b , . by the applicant and Under this section it is also requested both by the Old Town Neighborhood Association, th, t at this time no further improvements`be made to either Furnace or Church Streets, rather the applicant be required to sign a Ion-remonstrance agree ment for future development of these two 6tieets at such time as the city and the surrounding neighborhood form an LID for their improvement. Sidewalks do not currently exist this far east on Wilbur and are now currently only adjacent to State Street and the Lvumercial development at the intersection of Wilbur and State. Sidewalks will be installed in front of the duplexes facing Wilbur as this is an improved street with curbs. It is the request of the Old Town -Neighborhood Association that further sidewalks not ,be . installed at this tine in order to preserve the current character of the street system. A non-remonstranves,agreemeat:wilizalso:..be signedlby applicant for these future improvements in the. same • manner as for the streets. 19.005 Driveways The driveways and the parking areas will be those as shown on the • site plan and will be constructed of asphalt paving to meet city :i standards and will be sloped so that storm drainage can be collected on site through a proper catch basin and discharged through inground lines to the storm sewer system in Wilbur. Driveway approaches will r be concrete and constructed to meet city standards. o , 1 • N,, - 7 - ti • u '/ + , , r • 0 OLD TCWN DUPLEXES ' 40 "VA1 IANCE REQUEST (2) ' The following is a formal request for a variance relating to Oregon J) Management Company Old Town Duplexes. General: The variance request concerns the sideyard setback requirement specifically for lot 11. Pursuant to LOC48.260.5, • of property-%in a DD zone abutting:an existing less intensive residential use shall have a setback equal to the height of the new building. We are , setback for a DD zone.• ' sting the standard 1A foot side yard 1 + The issue of less intensive use is questionable. This par clearly allows the construction of a single family r s dencg�raph 35 feet tall, 100)feet from the property line as an outright use.B„.. y contrast the duplex designed for 'lot 11 dill be between 10 • and 11 feet tall at its most westerly side and the roof will slope sharply away from the single family residence on lot 10 to a peak '' centered in the lot of approximately 23 or 24 feet tall. It is distinctly clear that this is imminently more desirable, and yet this variance' ' ' ' Ill/ request is necessary in order to be able to do so. DECISION CRITERIA A. "Hardship" This request is necessary to provide an adequate building area foro this site to be developed feasibly. This excessive setback require- ment would be injurious to the applicant by requesting standards that were not imposed on the property immediately to the north. By imposing the 24 foot height of this building as a setback on this property on the west side and 10 feet on the east side would only leave a width of 16 feet for the building and no room to bring the driveway up the side as designed. The garages then would have to ,i be at the front of the building which destroys the architecturally clean appearance of this duplex. B. "Non In'urious to Neighborhood'' Thneighborhoodfot setback The 10 foot requested would not be injurious to either the or adjacent properties. This is twice the setback of the neighbor immediately to the west and by sloping the roof sharply away from the west property line we are pr�vviding substantial open space and separation ration which is the intent of the development of all r these duplexes. N "Minimum Variance Required" , This request is the minimum re ' qu�redl to allow this'"duplex to follow �" ' the pattern and spacing of its adjacent neighbors on lots 12, 13 and 14► This will create the least act on the overall neighborhood by " providing a continuit of design`impact p ter and unit size. " 1j EXHIBIT 1 _,, 5\1, r e , ,' , i . OLD ZOWNI DUPLEXES ° VARIANCE c11/11 REQUEST (2) , , j/ (c).> Cbnt'd. Both the type of unit, location of parking and drives open space between units has the support , and overall hood Association. of the Old Town Neighbor- hood D. "Conflict With Ca prehensive Plan" This request is ih accord with the as it does not comprehensive plan ,for the` DD zone Est a greater density than this application requests, and is substantially less than the the purpose of 48.240.1 continuing allowed. Rather it supports desi and site ,planningbY continuing to facilitate 'architectural a 6 r v • 111!{! •irt• i . h 1{ , 4 il ; il L2 4 �l jl / oz. , " ,,, , • 0 II 29 January 1990 0 OLD 1t *J DUPLEXES ' Ill, Development Application Comprehensive Plan Policy Narrative IMPACT MANAGEMENT POLICIES: • This group of duplexes oonrplies with the General Policies 1 through 5, but most specifically: • Policy 1 to protect natural resources by designing the ind 4dual units around the existing significant trees in order to retain them 1 enhancement of this b? h for project and for the continued enhancement and liveability of the neighborhood. General Policy 2 speaks of impact on the community, and this group , appearance s Colonial scaled duplexes of a residential size in a is appropriate for this neighborhood. This le most project has far ess impact on both this site and the 91d Town Neighborhood than a:high density multi-story apartment unit which is allowable in this area. This project, further, was submitted to the. Old Town Neighborhood Association prior to submission to the City for their study and response. The Association was most enthusiastic in response to this solution for this site.and will so support the proposal in the submission to the Development Review Board public hearing. By designing and utilizing shared driveways between adjacent units the impact 41 of traffic circulation in to and exiting the site is minimized zed considerably and will have the least �-rru impact on the adjacent circulation patterns. The site is also reached on all sides by/exsisting road surfaces thereby providing immediate accessibility for emergency services. • By providing two bedroom units thee' projected market will be emptynesters or professional working couples with few or no children anticipated for these duplexes. This provides the least impact on City and school facilities, while at the same time providing an enhancement in the assessed valuation of this property. These eight duplexes or sixteen units are much more suitable to this particular site and neighborhood than a multi-story apartment project. H • or sixteen units are approximately25percent These eight duplexes '' allowed for thin particular site, and such impact less than the maximumd density moderate the in 'act on the adjacent facilities hC,weve the almoderate growth to the overall City's plan. ) DISTINCI'TVE NATURAL AREA POLICIES: General Policy 1: //Specific Policy 1: ,) ( This thielr,tment will preserve the natural features of the property, specifieal1Y : ° 1 -, by retaining the tnaximtm number of significant trees tan site Wich are either 11111 Sitka Spruce, Douglas F'ir, Monkey Pod' or Cedar, p Y and of course, Tess Tree. the identified 1 -41 EXHIBIT ' , • �� • i • li • .. ram,.. ,......;-..._ss..:.! +A.�... . 1 Q • .. • 29 January 1990 c I OW TOWN DUPLEXES Development Application I 11111 me Comprehensive Plan Policy Narrative • General Policy 2: Specific. Policy 2: Preservation of the identifiedEnpress Tree in the Distinctive Natural Area list will comply with this policy. WEAK FOUNDATION SOIL POLICIES: General Policy 4: . Because this site has been identified as oundation soils, applicant: will cause a soil examination tolbe performed by area for weak fa registered soil engineer and the results and recommendations will be made available to the Building Department at the time of application for the Building Permit. SOCIAL RESOURCES POLICY: General Policy 1: Specific Policy 6: These duplexes are scaled both in size and design to complement and fit in with the neighborhood of "Old Town Area". 11111 General Policy 3: Specific Policy 1: By submitting the plans for these groupsso �1 Association prior to submittal to the ityf for their consideratione Old , this�thisghborhaod —' complies with the requirement to involve the citizens' decision making process. participation in this General Policy 5: Specific Policy 6: This project from its inception has involved the Neighborhood Association in the design of the type of residential units as well as the public facilities that border it. The Old Town Neigborhood Association had been very that there will be no specific in their request improvement or widening of E'urnace Street and Church ' 6Street, as they Wish these two streets to remain the small neighborhood trans- portation corridors that the y presently are, rather than increase them sub- stantially at this time, to the point where they become speedways and dangerous to the community. - 2 - 0 N' n o • 11, \t\ 29 January 1990 OLD TOWN DUPLEXES Development Application Comprehensive Plan Policy Narrative General Policy 6: Specific Policy 3: By providing duplexes that are specifically designed for:, it is anticipated that retired nu ity when people can remain in this 'immunity when they can no longer choose to remain in la rge homes with substantial upkeep. Further, by design, it is not anticipated that there will beychildren occupying these units, which will lessen considerably the intact of this particular area on the local school district. RESIDENTIAL DESIGN POLICIES 7 • General Policy 1: Specific Policy 1: . These duplexes are suitable for this series of eight lots as they meet the physical conditions of the site as outlined below. A.1. - Slope. 11111 For all intents and purposes this site is nearly flat, as across the entire • combined eight lots from the northwest corner to the average slope is only3.7 southeast corner, the percent. This slope is uni,i4Ox'm �diac3onally across ti each individual lot as well. A 3. - Preservation Of natural features are addressed by retaining all of the perminter existing trees ,and eliminating only two interior trees that are in the building envelope (s) , The tree indentified as an Empress Tree in the Comprehensive Land Plan will be retained. B. - Capacity of adjacent streets. As mentioned elsewhere in response to designe . 4 ' hood Association desires that these street remain ins their�presd �t chi Neighbor- n which is unimproved street on Church, unimproved street with curbs on Wilbur. Four ofthese h duplexes street xit onto Wilbur I improved anticipated as these units are built that thF; will be installed. Further Irovements are sidewalk adjacent to the curband bythe Old requested both by the applicant Town Neighborhood Association not to take place at this time. Instead, have applicant sign a waiver-remonstrance for future improvements Furnace and Church Street at such time as either the City or thepNeighborhood form an LID for their improvement. - 3 - 111/0 f) • • . • 0 OLD TOWN DUPLEXES i, o Development Application CcupTehensive Plan Policy Narrative I C. Public facilities are available on all sides of this site and specifically on Church and Wilbur. This includes water, sewer, storm drainage systems, and street facilities. • D. These eight tes can adequately handle the proposed density ai of one • duplex per building site because their size of 5400 square feet and the shape of 50 x 108 meet the required 5000 square feet for an outright allowed use of a duplex building. D.2. Each lot fronts individually on a street, making them individually immediately available for public safety services such as fire and police and other emergencies. D.3. All parking required will be adjacent to each individual unit on the interior of the site and reached through the common shared driveway. D.4. As described in the DesignStandard se patios and privacy areas screeed from the set by woodenfenUnits will ,have exterior D.5.-Drainage. Storm water drainage will;',be collected at the shared co+mion , driveways through pollution conta:olled devices (catch basin) and distributed Wilthbur usnderground lines to the storm water system' in Wilbur. The line in a 12 inch concrete line that exits into Succer Creek adjacent to George Rogers Park and appears to handle storm water only from the area immediately surrounding these sites. E. Public transportation is immo diately available on State Steet, two blocks to the sliest of this site. General Policy 3: Specific Policy 2: .. The Old Town design district is exempt from this general policy concerning existing density designations in single family neighborhoods. General Policy 4: In accordance with this section this application will provide medium density housing in accordance with the comprehensiveplan in an area where duplex units ate an outright by providing duplex units g permitted use. ii el 3 -4- Q Y:n, d OLD TIME DU L'EXES • Development Pppplication COmprehensive Plan Policy Narrative . RESIDENl,'ZAL SITE DESIGN POLICIES: w . .. , General Policy 1: Specific Policy 1 through 6: While this section is meant to deal with, the development more units, and this application is for eight individual uplexesfon our or individual sites, the obvious advantage of making the most efficient use of Staff Review time and Development Review Board Public Hearing time dictates that some of these criteria:apply in this case. This proposal complies with this,fseclhion in that a site analysis plan has been prepared which identifiesthe various physical characteristics Of this site as well as an overallf,site Plan showing the individual duplex . units, driveways, P, y , patios, walk areas and landscaping which show the relationship between the adjacent units as well as that to the surrounding neighborhood. The only incentive requested under this section is that of providing flexibility of setback distances on the interior property lines of all eight sites. , This policy states that a latitute of judgement is to be incurred, and this is requested at the end of this; application for a variance to the 10 ft. setback line, should a lesser setback be necessary in order to avoid the maximum amount of root structure on existing trees during `'the construction and excavation process. General Policy 4: eci.`i S � c Policy 3: ` This application complies with the section under Traffic Management the Old Town Neighborhood residents aretr wherein Furnace Street remain as unimprovedrequesting that Church :'treat and to slow vehicular traffic in these two areas with the object of continuing General Policy 5: Specific Policy 1: Innovative building and site design are met by providing multiplexes on single lots. Flexible setbacks have been addressed previously and are requested where needed to avoid root structure on several significant existing trees. These are special measures that applicant requests to natural features of this site. Lastly, by notimprovingeChurch serve the tr existing Furnace Street, this will have the effect of continued slow traffic on these streets which will serve to protect the , 'J ' that use these streets on a pedestrians and cyclists frequent basis. -5 o ,' ?� ty 29 January 1990 OLD TOWN DUPLEXES Development Application Comprehensive Plan Policy Narrative TRANSPORTATION LAND USE POLICY General Policies: This application conforms to and meets the requirements of Specific Policies 1 through 8 as follows: 1. The City has previouslydeveloped oped the transportation system which is in place and surrounds this site by three sides. 2. These streets have adequately planned rights of way for, pxesent��' and future developments. No additional right of way is required for } the development of these lots. 1' 3. This section is specifically limited to arterial and collector streets for major streets systems And is not applicable to this area. 4. These streets have previously been developed to adequately han`i e, the current and expected volume from this particular group of duplexes ' r and are at a minimum necessary scale to preserve the quiet; privacy aid k+ safety of the present neighborhood living. The Old Town Neighborhood Association has requested that these streets remain in theiY, current state of development. 11 i 5. The Public Transportation System has been developed arid in place on State Street approximately 2 blocks to the west of thin site. 6. No byways and/or pedestrian paths have been designated for this site and none are planned. 7. Required parking for each residential unit is located on the individual sites. 8. The City has previously developed street design standards for the streets bordering this site and those were used for the previous develop- , went of Wilbur Street and will be used for the future„ development of Church and Furnace Streets. • _ Y rt , \ f 4 c urn c e t 11 Lake I tsvvi2c , uredon • Feb • ] l C, To rtsm evc1Gpment Nev ievb c r c cef , to LR 3- SO / VAR 6- C ( G ..,b ) il 4e would like to express our approval of the 8 duplex project planned by rr . he Clee , on FurnP ce Street G t 4 i ltur a. nc Church . Of the four projects that have been rccosed for that site since the rett i r; ger- '{c ermctt home was rrcvec,, from it , this project rt i ll be the most cnr9pst i ble with the surrcrunc - i r, n e ��' . n I G, h1 ►� Cri'iGUC. . �_ a , AlbThe number of ; �� ;;:.��i 'pen'ts will be relatively loaf , the style of arch i t & cture Sri 1l fit in with the surrounding homes , and the 1ar �: e trees ' will be saved . If we were " millionaires " , we ' .( c have lurchasec the property to make a ne i hb ( rhooc r � � '' pre : n " . 3ut since that Acs not pessi_ ; 1e this < c e : C © cw �. li c ` r �: ,,� c f'' ,t I� . i•� 1 +C e ' s i s , i r E:� < i v e a Yours truly , ! . 2.4...74.4../----",. ..„.„44_, fit„, i s u LJ z. net L+ i. r o s 0 ' r� ity,rs . u1C4 i r , . • rr14, s a EXHIBIT f1 .tf • (,> 1 MEMORANDUM r, • TO: Lynn Bailey, Associate Planner FROM: Russ Chevrette, Engineering Technician III SUBJECT: DR 3-90, Street Improvement Requirements 2-- DATE: February 27, 1990 1 • w� _.. 41 The above referenced,; project consists of the construction o. . }' ' eight duplexes on eight lots of record in the Old Town District. Access to shared '''parking areas is proposed form Church Street and �1 + �I �r,I, Wilbur Street. in- arriving at recommendations for street and l'` . utility improvements, the engineering staff has taken the following facts into consideration: • a) Church Street is a thinly paved street with no provision for drainage. It is about 14 feet wide and pede9tr. ians must • either walk in the street) on the graveled or grassy shoulders. There is a street light mounted on a power pole at the Church/Furnace intersection. Overhead wires cross ' IDChurch Street and a portion of the subject site to provide a residential service to 124 Church Street. ... b) Furnace street is almost identical to church Street in structure and character . On the west side of Furnace Street there are two power poles on the subject block and the pole at the southeast corner of the block contains a street light and an overhead residential service line to another pole on the east side of Furnace. Surface drainage appears to occur southerly along the west edge of pavement, crossing the Furnace/Wilbur intersection, and into a catch basin on the west side Of Furnace south of Wilbur. Neither Church Street nor Wilbur Street meet standards for two way traffic. . c) Wilbur Street is a standard, fully improved street with curbs , " on each side. There are no overhead wires on the north side but there is a pole-mounted street light mid block. There is no catch basin at the northwest corner of the Wilbur/Furnace intersection so surface water leaving the subject property would flow easterly along the north gutter line of Wilbur ° Street, then sheds across the intersection to the catch basin on the west side of Furnace. There are no; sidewalks „or paths on Wilbur Street. position the above conditions, engineering staff has taken the el s be improved to current , at all standardstand specifbcations� condztaonl EXHIBITI\ ' i11,0 fr-111-- . tas/.) 4 I - o a) Church Street and Fur.nade Street should be improved to minimum standards by being reconstructed to a typical' half �{ street cross section, i .e. , 20 ' of pavement, ryvicas oulf on the non-project side, vertical curb and gravel shoulder � gutter on the project side, underground the existing overhead wires, re- install street illumination to current standards, and construct a 5 ' wide property line sidewalk. b) Wilbur Street should have a 5,' wide property line sidewalk installed on the north side. c) The public storm drainage system should be extended northerly from the existing catch basin on the west side of Furnace Mouth of Wilbur and a catch basin installed at thenorthvest corner of the Wilbur/Furnace intersection. The system should • terminate at a catch basin at the intersection of Church and Furnace. ,; Although the above recommendations are designed to bring the frontage streets into compliance with present standards of width , drainage, and pedestrian safety, staff recognizes that the , existing character of the neighborhood and certain other (+provisions of the zoning code must also be considered. The site is in the residential portion of the Old Town Design District. In keeping with the purpose of the District (LOC 48. 240) and helping to delineate the resid %ntial from the 41110 . commercial subareas of the district, minimum street improvements should be looked at as an alternative. Minimum standards for, residential streets are specified in LOC 44 . 382, and call for 20 of asphalt with 3 foot gravel shoulders. While meeting these standards would bring the streets up to an adequate two-way driving width, storm drainage improvements, sidewalks, and \ undergrounding overhead cables should still be required. With the incremental development of vacant properties or rehabilitation of older buildings (i.e. the Oddfellows Hall ) serious consideration must be given to improving ,,(street widths v and drainage in the area, h .„ ID • , , .... ...... , , , v ,, O \';1 it liOM , , OREGON MANAGEMENT GROUP ,, (, ..., April 27, 1990 ,>, 0 APR 2 7 1990 Lynn D. Bailey ., Associate Planner City of Lake.Oswego o 380 'A Avenue Lake Oswego, Oregon 97034 Dear Lynn. This letter is to serxe as a formal request to reopen File NDR 390, our ,a proposal for developmnt in the Old Town District. Il It has now been four \,eeks since the hearingand we have been� unable to • , � obtain the letter of findings. In our review with you, Bob, and Russ ^" earlier this week there appears to be a real question on the Boards instructions on propos d roadand sidewalk improvements. 'h I have reviewed the to of the deliberations and have furtherquestions `' P • quest i ^ on what was decided. I the closed discussions some new areas were • brought up without the applicants ability to provide factual data relating to safety and pavement improvement. .q We therefore request the reopening of this hearing to allow-us to submit data related to these areas. It is our understanding that this . cannot be accomplished without futther public notice and there►jore cannot be heard prior to the May 21st hearing. 1 S3i�erely_ " n NW.:. Liam Hea e - ' - Pre ' nt s , : 'I ,,, . E kit ISIT 1 ci J, c, .4io L3* // 0 47 North State Street,Lake Oswego,Oregon 97034/f603)636.5891 iM • . STAFF REPORT CITY' OF LAKE OSWEGO . , . \, . , . , • - c LAND DEVELOPMENT SERVICES DIVISION �-- ! � APPLICANT: ' FILE NO. :, ' • • MKF International DR 5-90/VAR 12-90(a) and 4 (b) PROPERTY OWNER: ?' STAFF:` I ' MKF International Michael Wheeler LEGAL DESCRIPTION: DATE OF REPORT: Tax Lot 8400 of ; , • Tax Map 2 lE 5BC April 6, 1990 , revised May 11, 1990 . LOCATION: , DATE OF HEARING: West of Botticelli, north ,' .4 of Melrose Street May 21, 1990 COMP. PLAN DESIGNATION: NEIGHBORHOOD ASSOCIATION: R-3 Mt. Park 1-.. - • ' BONING DESIGNATION.: ( - '' R-3 I. APPLICANT' S REQUEST The applicant is requesting approval of 14 multiple __ farm ' dwellings in two (2) duplex, two (2) three-plex , and one (1) four-plex structures. The applicant is also seeking approval of two Class II variances to the Hillside Protection and Erosion Control Development Standards. II. APPLICABLE REGULATIONS • A. City of Lake Oswego Comprehensive Plan: Urban Service Boundary Policies General Policy III Impact Management Policies General Policy I, II, III a . DR 5-90 Page 1 of 20 ; , . a , rr ° • Wildlife Habitat Policies General Policy II 411) -\\.\\„1 Potential Erosion Area Policies General Policy II, III, IV 'pb• Quiet Environment Policies General Policy II Energy Conservation Policies ' General Policy II Residential Site Design Policies General Policy I, IV, V * , , Protection Open Space Policies :. _J. 6 . General Policy I, II Bikeway Policies General Policy II , �d, Pedestrian Pathway Policies ' •.4 . General Policy II fit Public Facilities Policies General Policy VI 0 , Weak Foundation Soil Policies General Policy II, IV f B. City of Lake Oswego Zoi'linq Ordinances LOC 48. 120-48. 155 R-3 Zone Description (set- • backs, lot area, lot , coverage) C. City of Lake Oswego Development Code: LOC 49. 090 Applicability of Development Standards ' LOC 49. 105 Development Restricted on "' Improperly Created Lot LOC 49. 130 Classification of Development LOC 49. 145 Major Development LOC 49. 300-49. 315 Major Development Procedures LOC 49. 615 Criteria for Approval D. City of Lake Oswego Development Standards: ' 2. 005 - 2. 040 Building Design 5. 005 - 5. 040 Street Lights 0" 6. 005 - 6.040 Transit System A DR 5-90 Page 2 of 20 r j o .: fn f( p I • 0 7. 005 - 7.040 Parking & Loading Standard f* 8.005 - 8.040 Park and O den Space ' 9.005 - 9. 040 • Landscaping, Screening and Buffering • • }' 11.005 - 11.040 Drainage Standard for Major • Development 13.005 - 13.040 Weak Foundation Soils 14.005 - 14.040 Utility Standard 16.005 - 16.040 Hillside Protection and Erosion Control 18.005 - 18.040 Access 19.005 - 19.040 Site Circulation - Private Streets/Driveways 20.005 - 20.040 Site Circulation - Bikeways • and Walkways is n, E. City of Lake Oswego Solar Access Ordinance: LOC 57.005 - 57. 135 F. City of Lake Oswego Tree Cutting Ordinance: LOC 55. 010 - 55. 130 G. City of Lake Oswego Pathways: • LOC 42.900 - 42. 920 ' LOC 44. 374 tr'? III. FINDINGS A. Prior Approvals and Background: 1. The site is the subject of the following ' earlier land use actions by the City: K 'f� e" DR 17-78 Approval of design review for 56- r unit townhouse project -- August 9, ... 1978 ..1 , . DR 13-80 Approval of 57-unit multiple- dwelling project -- March 1, 1982 SD 22-87 Minor partit. jh approving creation of two parcels with conditions - September 21, 1987 SD 1-88 Lot line adjustment involving one • of the parcels approved in SD 22- . f ;.. 87 -- March 21, 1988 - IP DR 5��90 `' Page 3 of 20 • Only 43 of the 57 units approved for the original site have been constructed. Since • then, the site has been approved for division into two parcels (SD 22-87) and adjusted with six lots in Mountain Park (SD 1-88.) . Extensions have been granted in order to complete SD 22-87; several conditions of that action remain unsatisfied (Exhibit 28) . The conditions of SD 1-88 have been satisfied (Exhibit 26) . Compliance with outstanding conditions will be made a condition of this "0' action, if approved. , B. Existing Conditions: 1. The site is composed of 1. 72 acres in an o irregularly shaped configuration. pl 2. Water, sanitary sewer and storm drainage lines d are located on the site as shown in Exhibits 40 12 and 16. • 3 . The site is composed of slopes ranging from 0 to 100% (Exhibit 15) . 4. A street light is located at the entry to the si-' e on Silver Court (private street) . A street light is located on the west side of Botticelli adjacent to the northeast corner of the site. • 5,.‘ The site is zoned R-3 Residential. The site abuts an R-5 rune on the west (vacant) , and an R-3 zone on the n'rth (0 multiple-dwelling units) ; the site is adjacent to an R-3 zone on the east (undetermined number of multiple dwelling 'Inits) and adjacent on the south to an R-10 2" a (single-family detached Y dwellings) . , ' C. Proposal: The applicant proposes to construct 14 dwelling ,IIP units in five structures. Two structures are - 4 proposed to house two units each, two structures will have three Units each, and one structure will house the remaining four units. The proposal will employ the existing private street (Silver Court) and utilities. I\ The applicant is also seeking approval of two Class II variances to the Hillside Protection and Erosion Control Development Standard. One DR 5-90 Page 4 of 20 11 variance is to the requirement that land over 50 • '' ' percent slope may be developed only where density `, transfer is not feasible. The applicant contends that density transfer to areas less steep than 50% is not feasible. The second variance seeks to . exceed the 70% minimum of areas in excess of 50r slope required to remain free of impervious • surfaces and structures. The applicant intends to "' cover a percentage of the areas in excess of 50% slope to an unspecified degree. D. Compliance with Criteria for Approval: As per LOC 49.!15 (Development Code) , the Development Review Board must consider the following cr3teria when evaluating a major developments , 1. The burden of proof in all cases is upon the ~ • applicant seeking approval. The applicant has submitted documents marked as exhibits, accompanying this report. 2. For any development application to be approved, it shall first be established that the proposal conforms to: 411/ a. The City's Comprehensive Plan Applicable policy groups are: Urban Service Boundary Policies Specific Policy 5, which is used as a guide in , interpreting the meaning of the General Policy, "` states that new development shall 11 be serviced by an "urban level" of services, including schools. This specific policy also states that these services are to be available or committed prior to approval of development. Exhibit 34 (the City Council memorandum of December 5, 1989) demonstrates that the current level of School planning and coordination between the City and School District satisfy this General Policy. The ;' r recent passage of the 17 million dollar school levy Would further assure adequate school facilities. Impact Management Policies y 1 These policies require protection of natural resources from development, comprehensive review ' . 410 DR 5-90 Page 5 of 20 a 1 I . f t I I • • of development proposals, and payment p of an equitable share of the coats of�,- These policies are implemented through severaublic lies. 410 ..• ,, !--." Development Standards, The policies require ssuranceethatr ist below. areas will be preserved, soil will be distinctive • from erosion, trees will be Protected • removal, and that density will these results. to applicable Development Standardscreviewdhb below policies. will assure conformance to these Plan Conditions of approval will be imposed when necessary to assure compliance. Wildlife Habitat Policies These policies require protection of upland habitat in the form of natural vegetation or fragile slopes. relatedaThee • development standards are reviewed in this following an analysis of the applicable Plan policies. • • Distinctive Natural Area Policies These policies require the City to preserve stands and those features listed asdist�i,hctivee These policies are implemented through LOC Chapter. 55, the Tree Cutting Ordinance and the HillsideII Protection and Erosion Control Development Standard. The related developmentP tit reviewed in this report following an are the applicable Plan policies. analysis of + " Potential Erosion Area Policies These policies require designation of areas of ' '. severe potential for erosion as Protection Open Space, and require erosion control and drains measures during site planning and constructions Development is subject to the Hillside Protec '. and Erosion Control Development Standard adoptidn to implement these Plan policies. development , p standards are reviewed inethisarep r following an analysis of the applicablepart policies, Plan kt Environment Policies These • policies require the consideration of noise control in land use planning. Plantings are encouraged to reduce noise, The Screening and Buffering DevelopmentnStandang, 1 dard DR 5-9p Page 6 of 20 ` s r, o implements these policies and will be reviewed ;4M3. . following this section regarding Plan policies. . • Weak Foundation Soils Policies These policies require the City to encourage the use of high risk areas of potential for weak foundation soils (page 43, Comprehensive Plan) for open space. The policies require developers of these areas to specify engineering methods to prevent structural damage. These policies are implemented through the Weak Foundation Soils • Development Standard reviewed later in this report. Energy Conservation Policies These policies encourage energy conservation • through solar orientation and site planning which % takes into account the site's 'natural features. ,` ` These policies are now implemented through the City' s Solar Access Ordinance (LOC Chapter 57) ' which will be reviewed later in this report. Residential Site Design Policies These policies require new residential development of four or more units to meet minimum design criteria regarding open space preservation, buffering from adjacent uses, variety of building �;` types, and building appearance. These policies are implemented through the Building Design; Park and Open Space; and Landscaping, Screening and i.; � '. Buffering Development Standards. These standards ;, v will be reviewed following analysis of applicable ,� Plan policies. �'d • a .� • Protection Open Space Policies " H These policies require the protection of hillsides and slopes with potential for erosion hazard as ,� •, Protection Open Space. These policies are • implemented through the Hillside Protection and Erosion Control Development Standard which will be �. reviewed later in this report. Bikeway Policies These policies require implementation of the City' s Bikeways Plan (Exhibit 32) . Its implementation is administered by the Public Works r Director through provisions found in LOC 42. 900 - 42. 920 and 44 . 374. Compliance with these y • .' , DR 5 -90 Page 7 of 20 . . provisions will be discussed in the section of II, ' ' . . this staff report regarding applicable code requirements. Pathway Policies These policies requite implementation of a pathway system for pedestrians. These policies are also implemented through LOC 42.900-42.920 and 44. 374. • Compliance will be reviewed in the section regarding applicable Code requirements. Public Facilities Policies These policies require the City to coordinate ,' public facility planning with the Lake Oswego School District. Such coordination has been ongoing and is currently represented in. the City's � n position on schools found in Exhibit 34. Transportation Policies These policies require that the City require dedication of right-of way necessary to implement the Transportation Plan. This is implemented through LOC 48.535 (4) Special Street Setbacks, which will be reviewed below. Compliance will be achieved through a condition of approval of this action. b. The applicable statutory and Code requirements and regulations. Zoning Code Requirements and Analysis (Chapter 48) The site is zoned R-3 which requires a minimum lot . area of 3 , 375 sq. ft. per dwelling unit. Maximum lot coverage allowed in the zone is 50%, including required off-street parking [LOC 48. 135 (1) # 48. 1401 . '< The zone requires the following minimum setbacks .;p`'� [LOC 48 . 150J : a; • Abutting a zone other than R-3 : Setback at \ least equal to height of principal building on 1' ' the lot zoned R-3 . Abutting an existing, less intensive residential use: Setback at least equal to height of g principal building on the lot zoned R-3 . DR 5-90 Page 8 of 20 ' .Y` , • - . , - , ♦ . t Except as noted above: 10 ft. minimum. , The zone allows a maximum height for structures on • . site which exceed one-half acre not to exceed an average of 40 feet and no individuai structure is allowed to exceed 50 feet .FLOC 48.155) . Based upon the site's 1. 72 acre size a total of 22 dwelling units would be allowed. However, the site is composed of slopes in excess of 25%, the amount of which reduces the net buildable area. A review of this reduction will be made in the section of this report regarding compliance with the Development Code. Units 2, 9 and 14 are required to maintain a setback of 25 ft. , 21 ft. and 26 ft. from the westerlyproperty P P Y line' (respectively) . Unit 2 is proposed to maintain a 31 ft. setback; Unit 9 proposes a 25 ft. setback; and Unit 14 proposes a 25 ft. setback. The setbacks ro osed for Unit 14 proposed do not meet the requirement. Development Code Requirements and Analysis ,Chapter 49) This development review application is appropriately being processed as a major development. The development review procedure for `v major development is found in LOC 49. 300-49. 315. The applicant has provided most of the materials .required by those provisions (Exhibits 10, 12, 13- 25) . Of the site's 1. 72 acres, an 43% (0. 73 acres) is composed of slopes in excess of 25%. (Exhibit 42) The applicant's soils report (Exhibit 10) indicates that the site is stable where there is a good vegetative cover and drainage. The y engineering geologist consulted recommends measures necessary to protect cut slopes from erosion and failure. The measures will be further 7'' ' evaluated regarding the Hillside Protection and Erosion Control Development Standard, reviewed following this section. Based upon this soils �. report, the site appears to be able to support 22 dwelling units, which is in excess of the proposed 14 dwelling units. The applicant has provided a density calculation as required by LOC 49. 315 (14) (Exhibit 381 This calculation indicates that a total of 17 units is the maximum density allowed by the zone and the DR 5-90 Page 9 of 20 . - 1144, • • Development Code and Standards. The applicant's proposal of 14 units complies with this determination. The applicant has requested two Class II variances to the Hillside Protection and Erosion Control Development Standard. Both of these variances have been described in sections I and II.0 of this report. AS per LOC 49. 510 (1) , the Development Review Board must consider the following criteria when evaluating a Class II (Development Code) variance: 1. The request is necessary to prevent unnecessary hardship; . . ' VAR 12-90(a) :' The applicant's addendum (Exhibit 37) describes the principal circumstances of the site' s earlier development and the resulting 50% slopes as illustrated in Exhibit 42. The applicant indicates that only 19% of the areas of r0% slope are natural; the remaining 81% of areas exceeding 50% slope were created upon the grading of Golden Lane and Thunder Vista Lane. The applicant' s narrative does not include a comparison of ''like properties' and as a result . a does not describe what constitutes reasonable use by way of this comparison. The applicant has oo instead provided photographs of neighboring multifamily projects and concluded that the • proposed 14 units are similar to those in the same zone, that these units constitute reasonable use • of the property. VAR 12-90 (b) : The applicant indicates that a AI higher percentage of impervious surfaces would r result from building on slopes less steep than 50%. The applicant has not indicated what percentage will be covered in the current proposal, and provides no assessment of how much more would be covered if other areas were • developed in compliance with the code. Without this data, a confirmation of hardship is unable to be made. • 2. Development consistent with the request will not be injurious to the neighborhood in which the property is located or to property established to be affected by the request: . . 4111 DR 5-90 Page 10 of 20 • 1 VAR 12-90(a) : The applicant's addendum (Exhibit 37) indicates that the proposed use of areas in ' excess of 50% slope will stabilize these slopes rather than disturbing more substantial areas of lesser slopes in order to avoid those in excess of 50% as required. The applicant also indicates the probability of saving more existing trees on areas of less than 50% slope by building on the slopes of more than 50% grade. The applicant does not compare the number of trees that''-pay be saved by • alternative to the ten proposed ' or removal under • the proposal (Exhibits 14 and 15) . The applicant's photographic and graphic exhibits ,,,M (Exhibits 39, 40, 41 and 21, 22 and 23) illustrate that the resultant appearance of the proposed • development will not be injurious to nearby residences if allowed to be built upon areas steeper than 50% grade. Rather, the proposed ' structures will compliment existing multifamily 5 dwellings already developed in the R-3 zone. VAR 12-90(b) : The applicant indicates that construction on slopes in excess of 50% will stabilize those slopes, reducing the potential for any injury that might result. 3. The request is the minimum variances necessary to make reasonable use of the property; ►.I . VAR 12-90 (a) : The portion of the site which is a composed of slopes in excess of 50% grade amounts to 7% of the site (Exhibit 42) . The applicant proposes to remove the "non-natural" fill placed earlier at the southwest corner of the site. While the fill may not be natural (a term not defined by the standard) removal of this fill can only occur upon appr611 of VAR 12-90 (a) . The applicant must demonstrate that development cannot occur on land other than 50% or steeper slopes, and that the grading to these earlier fills or natural slopes must be the minimum necessary to 4 . construct the development. The applicar , indicates that the use of the areas greater than 50% slope is in consideration of leaving more "flatter" ground for landscaping and outdoor uses and an effort to provide more .4 separation between structures, resulting in better "views" due to the higher elevations the structures will achieves. The applicant has not ' , 0 demonstrated that these characteristics support a determination that the variance is the minimum. • DR 5-90 Page 11 of 20 ,4 l t , 4• ISl k I 7{ • • 1U. • • II k'4' . VAR 12-90 (b) : The applicant has PP provided no !4 , `.. assessment of how much of the areas in excess of 50% slope are proposed to be covered by structures " , and impervious surfaces. The applicant claims that the proposal will result in less area of impervious surface than would result from leaving those areas undisturbed. No data has been provided to confirm this contention. As such, no determination can be made as to whether the proposal is the minimum necessary to make reasonable use of the property with regard to impervious surfaces or structures. • 4. The request is not in conflict with the Comprehensive Plan. VAR 12-90 (a) and (b) : The policies applicable to slopes in excess of 50% grade have been 'C implemented through the Hillside Protection and Erosion Control Development Standard and the Weak Foundation Soils Development Standard, the proposal does not conflict with any of the general ., policies. Solar Access Ordinance Requirements and Analysis „"1t (LOC Chapter 57) The provisions of the Solar Access Ordinance are not applicable to new development in the R-3 zone for other than single family detached dwellings. These multiple dwelling units are exempt from •' compliance with the Solar Access Ordinance [LOC 57. 015, 57. 055] . Pathways Requirements and Analysis (LOC 44. 900 -�, 44. 920, LOC 44 . 374) U The City has adopted a procedure for the public review of pathways design and routing (Ordinance ' No. 1981) . To implement this where major development is , ., p proposed, the Public Works Director is charged with implementation of the public review process and construction of the pathway. As an alternative, the Public Works Director may allow a deposit of a cash amount reserved for future bikeway construction. This deposit may be required for the 209 ft. of the site' s frontage along Melrose Street. • 4111 DR 5-90 Page 12 'or20 Tree Cutting Ordinance Requirements and Analysis • GI (LOC Chapter 55)This ordinance , implements several Plan policies . intended to preserve tree stands which provide habitat, soil stability, and pleasant views. Two , groups of trees are present on the site as shown in the Site Analysis (Exhibit 13) , the Tree Preservation and Removal Plan (Exhibit 14) and the Site Plan (Exhibit 14) . The applicant indicates on page 5 of the Narrative (Exhibit 2) that an objective of the design proposed was to preserve as many trees as possible on the site. The ten (10) trees scheduled for removal are impacted by ' building location or necessary grading (Exhibits 14 and 15) . Further discussion of the trees proposed to remain will occur regarding the Parks • and Open Space Development Standard. An approved tree cutting permit is required prior to removal of any tree in excess of five inches in diameter. • c. The applicable Development Standards • Building Design (2. 005 -2.040) ; This standard establishes criteria for the appearance of proposed structures, requiring those structures to be complementary to adjacent . structures, structural components and related landscape furnishings. This standard also requires that buildings be designed to complement and preserve existing natural landforms and vegetation. The elevations found in Exhibits 21, 22 and 23 illustrate the proposed appearance of the structures. The applicant has provided photographs of the appearance of surrounding uses (Exhibits 39, 40 and 41) . These photos document that the proposal is complementary to existing features and structures. Based upon the steep slopes present on the site (Exhibit 15) , its development is dependent upon grading in order to achieve a vehicular approach to the dwellings and parking from the existing A private streets system. The extent of this grading is illustrated in Exhibit 15 and is subject to the approval of two requested variances, discussed earlier. The applicant has adequately addressed this , standard in the narrative (Exhibit 2) and through -.. • photographs (Exhibits 39, 40 and 41) . DR 5-90 Page 13 of 20 w . Y e f , , . 3'* ° Street Lights (5.005 - 5. 040) \' Street lights are located at two existing locations along Silver Court and Botticelli • (Exhibit 16) . This lighting is adequate for vehicular use. The applicant has provided additional lighting along the private street for • traffic and pedestrian safety (Exhibits 16 and 7) . Transit System (6.005 - 6. 040) • This standard requires hard surface pedestrian paths to provide connection to nearby transit , `• facilities. The nearest facilities are unimproved transit stops along Kerr Parkway. Similar facilities are located along Kruse Way and Boones Ferry Road. There are no hard surfaced paths leading from the site to any of these locations. ' As such, no pathways are required relative to this \ ' standard. Parking and Loading (7. 005 - 7. 040) \-- This standard requires the following amounts of : ' parking for multi-family or multiple dwelling development: "Studio/Efficiency / iciency 1 1/4 spaces/unit 1 Bedroom 1 1/2 spaces/unit 2 Bedrooms 2 spaces/unit 3 Bedrooms 2 1/2 spaces/unit A portion of the required parking for multi- family shall be located to provide for common or visitor use. There shall be 25% of the spaces available for common or visitor use. Bicycle racks 1/2 space/unit" e. The applicant proposes two car garages for each dwelling unit (Exhibit 2) . However the garages for all units "A" are only one vehicle wide. The design provides for two end-to-end vehicles in those six dwelling units. The standard requires • t that "parking of any vehicle shall not interfere with parking or meandering of any other vehicles. " r• [DS 7. 020 (4) ) . As such, the app1,4,cant cannot count one of the spaces provided for dwelling units "A" . • DR 5-90 ' Page 14 of 20 , r / V 1\ ' 1 The applicant's proposal includes the following: Six 3 Bedroom units "A" @ 1 garage apace = 6 • Six 3 Bedroom units "B" @ 2 garage spaces = 12 Two 2 Bedroom units "C" @ 2_garage spaces = 4 Subtotal garage spaces 22 Common Spaces (south) 9 Common Spaces (north) 5 --------------------- 5iitttotal Common spaces 14 v , Total parking spaces provided 36 w r Based upon the standard, the following is . required: Six 3 Bedroom units "A" @ 25 spaces = 15 Six 3 Bedroom units "B" . @ 2.5 spaces = 15 Two 2 Bedroom units "c" @ 2.0 spaces = 4 Subtotal spaces required if all for common use 34 (34 x 0.25 = 8.5 rounds to 9.0) • Less common spaces if covered storage usedlred (rounded) - 9.0 Subtotal covered spaces required 25 Subtotal common spaces required 9 Total parking required 34 The applicant's proposal complies with the applicable parking requirements despite the end-to-end design of garages for units "A" . Ali Park and Open Space (8.005 - 8.040) This standard requires that 20% of the and area of this major' development be provided sins lopen space or parks land. The applicant is providing a total of 56.4% of the 1. 72 acres in landscaping and open space (Exhibit 2) . ;' The approval of the Mt. Park P.U.D. designated the amount of open space required for development. That land area has already been set aside as, Mt. Park common property within the P.U.D. The applicant need not designate additional open space" • on the site. i DR 5-90 .. Page i%5 of 20 i • y• �> Landscaping, Screening and Buffering (9.005 • - 9.040) As noted above, the%a licant pP proposes 56.4% of the site in landscaping and has provided a landscape plan ad i�(r..r>igation plan for Board review (Exhibits 2, 24, 25) . Twenty percent of the site is required to be landscaped. Screening and buffering of adjacent uses and objectionable features is required. Desirable views are currently available from the • site (Exhibits 13 and 17) . Trees proposed for the west side of the site (Douglas-fir and Cedar) will attain 75 to 125 ft. heights a 'maturity= potentially impeding those desired views. Choice of another, shorter native species would preserve the views and enable solar access despite the absence of any requirement to provide for either. Drainage Standard for Major Development (11.005 - 11.040) A storm drainage system exists to serve the site. Connection of all improvements to this system will be required upon application for grading construction and building permits requested • subsequent to this action. Weak Foundation Soils (13.005 - 13. 040) This site is identified on page 43 of the Comprehensive Plan as having a potential for weak foundation soils. The applicant's soils report indicatescthat no problems exist in this regard. Compliance with the recommendations found in Exhibit 10 should be required as a condition of approval, if granted. Utility Standard (14.005 - 14. 040).. This standard requires that infrastructure' improvements be installed underground, where possible. Much of the infraatruct'ure to serve this site is existing, but because this plan differs from DR 13-80, some modifications may be necessary. This has been anticipated by the applicant (Exhibit 2) . DR 5-90 Page 16 of 20 r At Hillside Protection and Erosion Control (16.005 - • 16.040) This standard requires, protection against soil erosion by limiting the extent of clearing, cutting and filling of soils on slopes greater than 12%. The standard also requires that "developments ke designed to minimize disturbance of natural top`rr�caphy. " [DS 16.020(1) ] . "Land • over 50% sloped 5tall be developed only where density transfer is not feasible" [DS 16.020(7) J . • "At least 70% of the site (over 50% slope) will remain free of structures or impervious surfaces. " [DS 16.020(7) (a) ] . "No more than 65% of the area in slopes of 20-50% shall be graded or stripped of • vegetation. " [DS 16.025 (2) (c) J . The applicant has addressed the inability to transfer density allowed to the areas of` less than 50% slope. The applicant has not indicated the amount of the area in excess of 50% slope which will remain free of structures or impervious surfaces. The applicant has not indicated the percentage of the area in slopes of 20-50% percent " which are scheduled to be graded or stripped of vegetation. These calculations are necessary to determine whether compliance is achieved by the II proposal. These matters are discussed in detail in Section III.D. 2.b regarding Development Code compliance. Site Circulation - Private Streets/Driveways (19.005 - 19,040) This standard requires that driveways for multi- family dwellings not exceed 15% grade nor 5% cross slope. Golden Drive (north) and Silver Court (south) were previously constructed as approved by the City in DR 13-80. Some amenities remain incomplete to allow the circulation and drainage to function properly. The applicant must construct a handicap ramp to connect the existing sidewalk on the west side of Thunder Vista Lane to Melrose Street. The applicant must continue a 5 foot wide sidewalk along the west side of Thunder Vista Lane. The applicant must complete the curbing of Silver Court and must repair areas of soft spots and broken pavement. The applicant must install handicap ramps at corners where Silver Court intersects Thunder Vista Lane. • DR 5-90 Page 17 of 20 • • +. \ 0 • Site Circulation - Bikeways and Walkways (20.005 - 20.040) This standard requires the construction of bikeways and walkways necessary to implement the Bikeway Policies and Pathway Policies of the Comprehensive Plan. Melrose Street is the route of a future pathway as identified in the City's • adopted Pathways Master Plan (Exhibit 32) . This plan is administered by the Public Works Director through the provisions of LOC 42.900 - 42.920 and 44.374 as discussed previously. The applicant shall either construct the pathway according to the procedures set forth in the Code, or pay a deposit, to be used to construct the pathway when designed. d. Any applicable future streets plan or ODPS There are no such plans which affect this site. IV. CONCLUSIONS Based upon the materials submitted by the• applicant, staff/ concludes thatthe proposal does not presently comp.y with all applicable criteria. The applicant's proposal does not adequately address applicable variance criteria. The applicant has not provided a • comparison of "like properties" by which to demonstrate what constitutes reasonable use. The applicant has not indicated the amount of land in %' excess of 50% slope that, is proposed to be covered by structures and impermeable surfaces, ar7d has not provided similar data for alternatives`which are suggested to provide greater impermeability. The • applicant has not provided an assessment of the number of trees that may be saved by the proposal versus a more impervious alternative in compliance with the standard. The applicant has not demonstrated that the proposal is the minimum variance necessary to make reasonable use of the property. V. RECOMMENDATION Staff recommends denial of the application based upon the conclusions noted above. Staff believes that the applicant can address the critical criteria and that if this can be done to the Board's,;satisfaction, would recommend approval of DR 5-90, subject to the following conditions: 1. The outstanding conditions of SD 22-87 shall be satisfied prior to the issuance of building 1111 permits requested subsequent to this action. DR 5-90 Page 18 of 20 2. The setback for unit 14 shall be increased to 26 111/0 feet from the westerly property line. 3. The applicant shall provide a pathway deposit to • the City, in an amount to be determined by the Public Works Director, for the 209 ft. frontage of the site along Melrose Street. 4. The City shall allow the removal of only those trees necessary to site the proposed improvements, this removal shall comply with LOC 55.050-55.080 (Tree Cutting Ordinance) . 5. The applicant shall construct a 5 ft.-wide sidewalk along the west side of Thunder Vista Lane as a condition of building permits requested subsequent to this action. 6. The applicant shall install handicapped ramps at ' Thunder Vista Lane an Silver court as a condition of building permits requested subsequent to this action. 7. The applicant shall install curbing along Silver Court and repair broken soft spots and broken pavement in its existing surface as a condition of building permit approval requested subsequent to this action. EXHIBITS 1. Tax map 2. Applicant's narrative 3. Vicinity map (Thomas Brothers) 4. Tax map showing site 5. Vicinity map (City of Lake Oswego Atlas) 6. Postal cluster box detail 7. ExtQrior light detail 8. Statement of Intent; SD 22-87; dated August 11, 1987 9. Site plan, SD 22-87; dated August 10, 1987 10. Soils report, DR 13-80; dated June 26, 1978 11. Unified soil classification system 12. Utility plan 13. Topographical survey and site analysis 14. Tree preservation and removal plan 15. Slopelinalysis and grading plan 16. Lighting and utility plan 17. Site section (A-A) 18. Floor plans, Unit A 19. Floor plans, Unit B 20, Floor plans, Unit C • 21. Elevations, Units 1, 2, 3; sign elevation DR 5-90 Page 19 of 20 22. Elevations, Units 4-9 23. Elevations, Units 10-14 24. Preliminary landscape plan 25. Preliminary irrigation plan 26. Staff report and decision, SD 1-88, dated February 4, 1988 27. Letter to David L. Bantz, dated March 21, 1988 28. Staff report and decision, SD 22-87, dated September 21, 1987 29. Staff report, DR 13-80, dated May 22, 1980 30. Staff report, DR 13-80, dated January 20, 1982 31. Findings, Conclusions and Order, DR 13-80, dated March 1, 1982 32. Bikeways plan (Pathways Master Plan) 33. Zoning map 34. Council's memo regarding schools, dated December 5, 1989 35. Artist's sketch, Exhibit 17 of DR 13-80 showing, original design 36. Color board 37. Applicant's addendum to narrative, dated April 13 1990 38. Density calculation by applicant 39. Photos: north and west of site 40. Photos: east of site 41. Photo: southeast of site 42. Site analysis and area exceeding 50% slope 11110 • I • i •I • DR 5-90 Page 20 of 20 III • Nla 141 4- /....:::&a.,.`4.".- l0 0 \ 71( s. -‘ 0 ' 9,14 de . •^.' ik.0 44 L.) tit to "'''' *4/ Cris';%:. t,, 0 . .1 0 r " w!Y — ,0 ... r- 0 1 t..) - ie.''' Is cr "A o; III (74 • •y •0 • f� p , W to ` • •an • O m • •.• p rq"w° � 1 ... co w, p ►. •. O d � p 1 ! t1 - h,,.r - t•) 1.. .. - r.74 \\\ 1... , .. ........., oo, § .1 vst 04.1 v • • i. (\ a _ W 2 CC `n. I h a =./ G w „ —" -' 1 a :a F-^ 2 a OII ,r.r y f, `. a. „ �. N 4 1~ • '11 / J " W 2 • �� ; ; N . 00 n.; a.. I T r ns.. I1 Cil W W \ It til ` O Y ' -V� \ N \,... tn 1' 1 4,1 1� IS J , r 1 '.� .. /‘ 1 / .. '•.\,.. , i / ;/ ' t4 \.. " N 1 O 0,, I. ill ... .N. ' 1 ' 7,.. .• „ a cy, 0/ --. .o �'� N �,/ f,. I / czi. I X* , 0 v 4 / \ �� a 1u 1 t 4o '�`'gib \�. / • V 1 Li a i N v, + -ih / to zts,z I 1 lL • . II•awe 1 • .. .......... .... .,,....,-..« ..., .... .-:,ram..-,.. «,,.-,. . .wr.�.......nr.-. .-,...,.... - _.._,......... .......... .,..«-..,..,....«.....+,.r..,.. I.. _...�_., ..... I. 1 ^ V • DEVELOPMENT APPLICATION OSWEGO HILLS March 2, 1990 S aa Request for: f " Development Review Approval of 14 Attached Condominium Units in Mountain Park Owner: MKP International 1201 S.W. 12th, Avenue, Suite 320 Portland, Oregon 97205 Applicant: MEP International 1201 S.W. 12th Avenue, Suite 320 Portland, Oregon 97205 g EXHIIIT �.0 _ .•••""vst OSWEGO HILLS Table of Contents TIT PAGE Project Summary 1 Development Schedule Design Development Concepts 4 Landscape Design 5 Utilities 6 Development Standards 7 1111 o-1 armendix Site Maps Mail Boxes Lighting Minor Partition Geotechnjcal InVestigation Bs Built Utilities • 4111 ktt 1111 • SITE SUMMARY LAND COVERAGE Gross Site Area: 74, 915 Square Feet 1.72Acres Gross Building Coverage 15 , 426 Square Feet 20 . 6% Parking 5, 929 Square Feet Streets (Existing)• 11,210 Square Feet 23 .0% Open Space/Landscape 42,350 Square Feet 56. 4% BUILDING UNIT AREAS «11 No of Square Feet Total Unit Type Units /Unit $cuare Feet 1,798 + A 6 931 Gar/Bsmt 16, 374 1,770 + B 6 752 Gar/Bsmt 15,132 1,770 + C _._.2. 752 Gar/Bsmt 5.044 Total Units 14 36,550 • 1 - s .. n yi, ' : ' AL h.. ` r� OSWEGO HILLS IP Surrounding Boning and Land Usg This site is located at the bottom of Mountain Park on the south side with views to the south and west. It is part of a project built about 10 years ago Zoned 3.1. It is bordered to the north by Casa Del Sol Apartments, East by Botticelli Condominiums all N��, Zoned R-3, and single familyhousin is vacant lot zoned R-10, and west i ( ) salso vacant� lot, zoned across l,�-5e Site Condi•tiens The site is partly wooded with oak, fir, and maple (see site „ survey) . The property slopes up from the south and there is a flat portion near the center with an existing street (Silver Court) the remaining site continues the slope. Some of the slope 4.' is fairly steep at the north side (see slope. analysis) . Na drainage channels, stream corridors, or wetlands are found on the subject Lail' 1111 The comprehensive plan for Lake Oswego indicates that the site has a potential for weak foundation soil . A soil report completed by. P.W. Hughes and Associates provides a guideline for foundation P Work, recommendations are normal for this type of construction, with extra care to be exercised when encountering boulders typical on this site. A copy of the report is included in the appendix of this document . Existing Streets • All street have curbs installed already, except Silver .Court, which will need repaving. There ii, no 'plan to widen any street . ' ).-.,..,-. Traffic Studv f A stop sign is to be placed at the Thunder Vista Lane exit onto Melrose Street. ID- 2 - • titer • oe DEVELOPMENT SCHEDULE Construction will begin as soon as construction documentation is completed and building permits can be obtained. Estimated receipt of Building Permit: May IS, 1990 . Construction will proceed in the first week of June and will be fully complete in approximately six months . Completion of Construction: Early DeceMber, 1990. _ 3 - L) " _ . . , , , . IIIv., DESIGN DEVELOPMENT CONCEPT \ This site is located in the southerly base of Mount Park. Consequently, views are primarily tooth. south/west of the Kruse Parkway area. The site has several clusters of beautiful trees , which will remain. The original plan for the site see dictates the placement of units along Silver Court and GoldenLane. Design Proaram This site was previously approved for 14 units. for 12 three bedroom units, and two, two bedroom�units nall lof approximately 1 ,800 square feet on two levels. The parking ratio by code is 2 1/2 =�_ per us• t, three spaces per unit �t has been s. designed, one outside and two garage space spaces are full sized; uncovered , 4n Deveor l me o Since much -6of the development has been completed in Phase I , (roads, sewer, water,and storm drains) we have worked within parameters of the original Casa Del Sol . The. units are broken down into smaller clusters to achieve a more residential feel , and the design fits into a more traditional residential form. The units are compact and allow a very large ratio of landscape area as well as allowing the trees to remain.designed for light and view to common The units are we have avoided the "tunnel" effect of most row houses. Patiosdare used ' for all ,"uphill" units, to be screened by fences and landscape. The "downhill" units all have multilevel decks oriented to the 'close in views. The buildings are all designed to conform to the fairly steep contours of the land. The basement levels are to pro'Vide extra storage and utilities, and generally y begin at the natural contour elevations. The buildings are of two basic types . Type A is a uphill p pelB three edobedroom unit` with at basement level . isgarage On the . downhill three bedroom unit with the . garage on the top level . Type lt similar to 8, and occurs as inside unit with 2 bedrooms,any cluster. ype H is an outside unit in 1111 , 4 i ' - LANDSCAPE DESIGN I One of the main considerations is the preservation of as many as possible of the existing medium to large size maples, oaks, and firs varying from 6" to 18" diameter. These existing species • . occur in random clusters along the southerly, down-hill portion of the site near the existing intersection, of Melrose Street and Thunder Vista Lane, and in smaller groups through the mid-portion of the site with a larger cluster of mostly maples and firs bordering Thunder Vista, Lane at the curved, easterly property , line. These existing groups of trees offer an excellent "natural" visual barrier from the south and east and add additional screening and shading in those areas of the site. The proposed buildings and internal vehicle routes and parking areas have been situated to impact the existing trees in as minor a manner as possible in order to take advantage of their obvious value to the site. I" As this project was originally to have been a phase of the existing "Casa Del Sol" project to the north, an additional objective was to have the new landscaping featuter.."merge with the existing planting design so as not to create a conflicting scheme. This objective includes adding native type cedars, firs and hemlocks to the westerly boundary area of the site and near i the new buildings also, both evergreen and deciduous shrubs are added through out the site to screen and delineate public spaces i and to provide both a more refined character and to soften the °' . visual impact to buildings and vehicle areas . Th;14se trees and "Casa are species also used in the Del Sol ' project and will blend with that projects scheme. Azaleas, rhododendrons, cotton easter, salal , forsythia, abelia and "brooms" have been chosen to add seasonal colors and fragrances at borders of walks and parking areas and at or near unit entrances as well as throughout the site, mixing With the existing and new tree species . Many of the plants are evergreen to provide year-round -+ foliage and screening and the overall scale of the landscaping will be balanced by low shrubs and ground covers. An additional objective was to provide a visual delineation for the unit entranoe areas . This is accomplished with curbed and mounded isle,ids with azalea, rhododendrons, mugho pines and vine maples for both year-around and seasonal interest. These features will not only delineate the entrances; but will also . provide an area of greenery to separate public from private areas and will add a more natural look to the buildings facing paved, vehicle routes . Overall, the objective of this landscape scheme is to preserve s • ' and utilize existing trees to their best features of proving shading, screening and a natural '"canopy effect" along with adding new trees, shrubs and ground covers that will blend with a;.4 both the sloping nature of the site and the surrounding, existing • 4110 landscaping to the north and east and that will compliment the proposed buildings and human scale that will be introduced. - 5 \1 r =r2? ~. UTILITIES • Separate water meters. As built drawing included (see addendum) . 1nitary Sewers As built drawing included (see addendum) some modification of sewer at the point of connection with the units 4, 8, 9, and 10 is required. e Storm Drajnaae As built drawing included (see addendum) , Modification of line to holding tank at wrest end of Silver Court is required. 11lk 0 o o - 6 a in '' 4 •�1 ' L) n " 410 DEVELOPMENT STANDARDS - COMPLIA NCE HISTORIC PREasr VATTnw There are no historic structures or features found on the subject properties. BUILDING DESIGN 2. 020 - Standards for Approval 2 .020 - 18 This project is in an area of established homes and apartments . • We have designed the project with a smaller residential character with no more than 4 units are attached in any cluster. The materials used in the construction will be similar to other 7g structures surrounding the project. Tile roofs and wood lap siding will be used. The roof pitch of 5/12 will match other projects and houses in the area. The height is consistent with other projects built on 20% + grades and is built into the • hillside. 2.020 = 1$ Not applicable. ' 2.020 - 1C Mailboxes shall be consistent with the existing Casa Del Sol • mailboxes. They are stainless steel single units at the entrance to Silver Court. 2 . 020 lb Window0, are oriented wherever possible toward views or treed areas . Flush wood trim will frame the windows and will be consistent with door and y privac wall trim. Single hung windows are paired wherever possible to create a residential character. Doors will occur in a wash of color. Mechanical Equipment existing electrical transformer is underground. Downspout& will follow the lines of the buildings and be painted • to match -adjacent surfaces . -7 _ Gtilit_+ onnecti,o-ns and meters , electrical meters are served by, underground cables and are flush mounted inside the walls. They will be located discreetly and conveniently. Chimneys . class "B" flues will be the only chimneys. Lights have been selected and placed to minimize the glare and • maximize security and convenience. The road has an existing 12 ' high pole light. Sian The sign will be set at the southwest corner of Thunder Vista Lane at the entry to the project. It will be carved wood with 8" letters. See drawings. Bwninos are not applicable. Foundations see Section 2.020 28. Vents Roof vets will be painted to match the color of the roofing. Other ve\ is will be minimally detailed and painted to match adjacent Bur' aces. Stairs The stairs on type A units face the street, and will have a detailed railing this will be an important design element . Decks and Railings are a major component of the design. Highly 411/ detailed railing gives a residential quality to the units . 2.020 - 1g Not applicable. No retail in this project. 2 .02Q ` Existing trees are similar in height to these units . The size of the trees will give the established look to the project. 2.020 - 1G All elements of design will repeat within the three basic unit types. 2.020 - 1H See mechanical equipment above. • 2 .020 - .,L The site slope will keep upper units about 30 feet above the ihiddle units, views will be unobstructed over the roofs and through view corridors . 8 - • • O , 2.4 020 - . 2A All major wooded areas have been left unchanged in grade all 0 contours will be minimally changed to preserve natural landform. Major revising of natural grade was done 10 years ago along the south side of Silver court. 2,020 - 2$ Grading will be kept to original contours as much, as possible. Siding over exposed foundations will cover concrete where grade is kept low to preserve existing contours. 2.020 - 2C • The decks will be over ground kept to the approximate original • contours. Trees will be close in to the railings and will require some selective limbing. 2.020 - 3 " To minimize personal security risk we have provided ample illumination to the unit fronts. Units are located across from $ others both on Silver Court and Golden Lane . for better 0 supervision. All front doors will be equipped with peep holes and security strike plates . 2.020 _ - 4A Setbacks from Melrose are about 80 feet or greater, 85 feet or greater from Botticelli . Dense tree cover also buffers sound from Melrose. An earth berm buffers the sound from Botticelli . 2.020 - 4B but t Views to the south do look over. Melrose, his is the only long range view and these are necessary windows. 2.020 - Not applicable. , 2.020 5 The roof slopes are front to back and will not drain onto adjacent structures, 2.020 - 6 Not applicable. II - 9 - • 1 ~ . Cam\ • 4111 STREAM CORRIDORS There are no stream corridors on the subject property. WETLAND Neither existing records or an; on site review have indicated the presence of wetlands on the subject property. • STREET konTrim No additional street lighting is Sotticelli . proposed for Melrose fir, TRANSIT No transit facilities are planned. No transit serves this area at this time. PARR BIND OPEN SPACE operty is ct p s The ubjer The subje whip part of the overall Mountain Park provided an overall park and open space system for the entire planned unit develfo'pment. LANDSCAPE SCREENING AND BUFFERING The proposed landscape plan is sensitive to screening the landscape area and it is much greater than required under 9.0_` 20_2. street trees have been plante, on the east side of Thunder Vista Lane. FENCING Privacy fences are used between patios on all A type Units . fEsINAGE Storm drainage/detention is existing in site see addendum. NEAR F UNDATIONSOY .a n This site is identified in the comprehensive plan as having "potential weak foundation soils". This is addressed in a soils report by P.W. Hughes and Associates (done for the original Casa Del Sol , Phase 1 & 2) . RESIDENTIALSENSITY The site has been approved for 14 units. 1111 • - 10 - • • 0 • • jJILLSIDE PROTECTION AND EROSION CONTROL Erosioi4 control measures will be taken during construction. Detention facilities are existing and the very wide flat area at the bottom of the hill contain runoff within the site. FLOOD PLAIN No flood plains exist within the subject .1 property. ' 1 BEETS AND ACCESS • The subject property abuts Melrose Street. Melrose street is a city road designated as a collector. Access to Melrose is existing A stop sign shall be placed at the exit of the project on Thunder Vista Lane onto Melrose. SITE CIRCULATION DRIVEWAYS 16, The streets existing are a minimum of 25 foot width this shall be maintained on Silver Court . Because of the short length of Silver Court, no fire truck turn around is required. One 15 foot wide turn around is located near the end of Silver Court. SITE CIRCULATION - BIKE PATES AND WALKWAYS A five foot wide sidewalk will be built along Melrose Street. The existing sidewalk will be continued to Unit ten on Golden Lane. Wheelchair, access will be provided at the end of the sidewalk and at the intersection of Silver Court. MT. PARK HOMEOWNERS ASSOCIATION MKF International met with the Mt. Park Homeowners Association Review Committee on February 20, 1990. The propOsed project design was reviewed and approved. A landscape plan was not submitted at the time of the review and will be scheduled at the next meeting March 20, 1990. 1 . The homeowners will require the sidewalk on Melrose to continue to Botticelli . The homeowners will erect a monument on the existing landscape area to Melrose and Botticelli . 4111 11 0 • t r V eU_ULLrm ,G 17.. Or-D/lU41c1p. . ANW, eri&I P ricr Ec X7� k)(2. C>er"../LD DESC/t/..P"r/04QS) ) /�lV MlN1 Mt G/ .. . ._.._.__ .___. 31__.. ____........ .... krtr...IMPA _O J Sh�'G �,4 (N r E�tQc� ?fin._ _P 04ecr: B E�1 ...1ry 'r w C E ,tsE ohm w beA.)5/771 ° - -;t Zoid5P g- 3 7 t 5 Pft..cvecr 6.16_Lcre--_e_ec -3 wiz wtLourc_y_Aol-rAr ,*/g oU, z/T. JL__ J, -- - —' p/S?'/ivGT'l try m `•,r-v/ `�' .� GAAipS riP �^ p© , . r, s't c AA.CAS .__C G�Or"'l MG ---- S L )/L.L F e bES!61u- �.. Apt Elc)6/1kJ_"EIz c o ? c)(C 6 Lep()/lL ENl EM'T_'S SST & / 5O1 Ls A xiek LH St 5' .56" " Ii15 •600 rzo51 01 A4 POL ,c ieS N , A IotJc,a K Fo o N or 774.nJ 50/ L 5 (5- adV e) -- C titer- faiii0P1 .6Arr Q L I cc€c - see s r- A J L`- .r/ 2 0,0 "EQ .),rr 1 Po L/C/c S ; SE b/ - 41)- ----- EFtc7cC Err Co , " . L, P 6X-ri.N. .4C.-___rP-t-L ..E S_ ...t 1 ...___-17 Z<_ _ • Nq► 1 tirl'A( _t_N_ 'r 1z-r�-._QF �e Utz • _ ha _. . _ __.. .__ W lTi4 ptz u t ou SLy _ A cegz =D Pt7.o.1 s'bT . . . . A ?-� vat' � ---•-- �a2.4�r�t1,,�__ oeLAc. Access' f4A5 seem Deeoe - -- race P05Sc t3 �E p 1:> S -RcAM 'Se (Tokk .9-r-) , ' __....._ - Sl pezri L 1`E tri __ Pot:.(C( - 1.2GSt12 1• /ht_ S(Tm PE5(GN ) ro(..t c-(CS S €-r r __________4P‘ +) '' __ "-' +4O US file; c C f- (cam 'P o c.-t C c c S - c O Lyyt ST Lk 1 t-TIA "OL.I C i S ?Mole1" 0 FP- AST€ rrt uc 'To RCS t of ur!A L KJEtc:!4;oR.rtcro Q (-.ct. G. ?mat T 1 s comst r _ __. 'lN c'T�} S U 2 Mot.) tf-• O ciks G- p ojecTS . lc P i4A:SE f C AS14 DEL $0(... d-r-rGc -dUlM) t ux, S - O. E' N � ptat GE C.AAiz U SG Pa LC a/ CAM G,JT., S_ r r-.rrisporr."r,& T( aN LSD USG PoL1 c _ �L. 'f? cT A c Ext 5T Aga rest:, To mAro A. F � _._. � (" - i SF3 �- 5 ► w �c----_ , l M P2e (c ON MecizasF Y . ~ . . ' � . , ~ � ^ ' * MPEJNDIX , ° � � . � . - , . ` � ^ ' ' � ' ^ ^ " . � ^ . � . . ^ . ^ . . . - . - ` . . ' ^ �~ , ^ ` . . ' ' n | " o . . ^ . � -- ` ' ' ^ . . . . . . • , . , . • • . .. .. • . . . , i.. Vicinity Map • 0 . 11 _,. . 1 it••a - .. _ „71. . ..._ •,.7 I wag 1 C-1•00. I...11.1.-__r- • ......_._ •. ii-fa' • !,,,, aiiiiiiik 13 .-,-----,,,, 11 . ---, zi„ :.. . , 1, I r•••• et... .. i , . ‘ • „i •••.7.1 , 1 ,,4" . 11- 1 IA um II 1 4o/ . • Ir ' -Jr-- ilk . , ..f.s..,.1..... tr. OM ' mkt, (10 i m • .,_ .. 11. • .., ii. 1 Nr., 1111 ..P ., II . . mit i 1 . • *..,... . .v, . • . •"217r. itittP, - V ,' . ri 4 ' 1,.' ..,... 1 Min. ..1•110, ,. 1 - N. Lie, (-7 • ''N., 4 A i, • 11:: • . 1 1 Tfikil I 1 • %sr. . 4... iirt.... . ,, , ..._..,,,r ,_.....1 . Air El ik 1 I V fifik\ai . IM - 4.f:'.,1;' )i i411111„,lfilt "- j int. . . / I. 0 . • 3.,k ,. I , 1 iii . •,callto. r , OS. t\‘, 4 ,.. \ %S. ... NO ,.... :lie •F Ir 1 1 • i \-7r:71 . \‘' , ,.., • IP 1 1 ' I F •' • Oh . /• „ . . 0 N ! .". 0.6 , 0, ' 'Inil u 11164'S — /cL.Al _ ,)- ,ii 0 0 ,Z.—......-..• . . vtu,, . . ...,.,, •••MI. 1 Lir ,... 'AP OM III i A i """:4-11:mre 4 44 1 tbteg.,10;46., 1".... •...11;:•,:vi. *I • I • , , • , •:,..4 4; • • .s.,.... •. . 1 . ,....,;„ .., ....f. .4-7....... I : , .----------.. i. .0„,.,— -...,,t -:,s1,...„: .4• ise.r." hr• et A ..e R.. „,N771M ' U ft ...; ''..• "4,..,..4:4i...1 pow shimairusolli,le(11 row.,pi! .. . ,... • • , .. A. • ••.V.....1. 4A " 1 — " I.; .1071. 1 docci • ,':. . 4 A. , .. —. kw:usu. en A 1. () I ) tN a 44 •. k I 1 I 1 Mr"117.:00...' 0111-SP'' g ' 1..4A.i' ..2.1 1 — ..i .,44 ILIA_ I 6 4., wir .r m••• 1 %":-'iti; OSWEGO II--1.1 dr I ...' • MI mo• am • 'MO 4 NO ''' NAIL i 8 Illi in I. $ • a ...4 , • ' 0 • , 1, • \, 4111, EXHIBIT S ) , • . O ' t ii a n • 1 y! 73 • • �,00;t 4600 *• 450V 4400 ''• ,•" 74i'.. :_, `� • 121 33 ' !� 1 4300 ' 4200 4900 • 7 � 21 21 I21 c 1 �// • o' \�7s 5000 " • .Qoti ♦ 121 C'� C� A • I. �7 69 ssi 45.1i♦ 76 / . . !/ •,,,,„„. DEL p R o •s 4 .. .A., N. '� 5200 ' ADO, . ., �! A ` 5 21 rr ./ , •2 • i� TRACT 1 . rwb. 4,,,....: I ~� oi.' L'.. , ea low. Eq i� a a.s„ / ! J ,.1 N TA J \ Pi\ R 11 \ J. J 2 • l'' ' \I/ ) ' vasraIc • r ' \I (J,�, * 4. J e1 3C. .r?' =1 J � ArP'"'` ,, COMMON PROPERTY ,17'• 1 \ 4.tr� PARCEL `\LI 'At1 �, y3 ' ') M , . 1 ' ..S?$1°4. / >/ /e. 44‘. I PI 041 SEE MAP 2 1E 58C SUPPLEMENTAL 2 • ' e / . I ' • s` �. Wr b14 con , FORSBERG �� (r1Hhh1T1S Aa " ' '• SEE MAP 2 II. n .,. ••1• - .as • • a .• .• . \, • .\ ie.. rk 4,1 i - i .0 .;i\ill.,.... . • ) 14: in . \\,„. • / ro .15., , ' \-:—`1 a , _. 477.."..P.col \°451. .. ••,..11 1 i 1 i i # GUMMI sees •lit\..... ' ! . :itj .2•*4. "40 c...,,fil 6.` ' . i� l• , I.: f .1 1 • r, 4•••a 1 1 Ii1N , '• /-7•�/� As• l• , ' "4t'+,�VV..�`^ 1:1:1 lig , c ,,, , ...1.1 -a, . 11.4. 144 .15• es N ` 1 �.bw.�•1M •i + •Nwr ; 19io IMI, • N , 1\ ,. •■....r. __•• • N 4r,w . i i. Si10. '13 ram. t �s ,fir"• it L . N i ,, • • •1 ��\ . �., V ~nrJ �I• •r► h ,, it. Z t Mp /r hC" ws f— J INw ! t, ` # # t q 1 '\�" 1 \MS.' 4trterni• . l'-' . • "s ' • �¢ y , : ; + ' hair t J�., 'w' 'AFL.- 1N �! ~••?. .•+•.�I ' •+�'i � , I 1 ' lot' Lie C •Iw,eN• •GIs •Nh •,' N•• I. 1 .C • WSSTLAKS ►A K ,- ' .. !1 r•• _• p 1 �" S` l ilr' MO • sh' ._) L—. • .,•'' •..., ,.. -'... \ „....... —.- -1—Trilf. Li•--_, 2211:— ,....." ,1',01..--1...".:Ps: . 1/4 '116' .r.....,i‘ i...I' :Node, i 1-..:if.. •'.• wet Gq v4 a I••M' j •Z i... ! , .L uses 1 HI (, j MN ,•or.. —I !i_ E�N I i`! 1 I n••••- 1k.. i•1, 1�' GI• 1 NM4 1 1 ' •i 4.I 1,.. tY laill M•M I .• ) tXw1SIT WAY �r' • i ��. C-- rIPT ,z ,t,-. Ly / • •- • • ,j , ". 1 // 1 '` + , ,' " . ; CLUSTFP BOXES/PARCEL T ~� R LOCKERS losso cur `•-�;t • -: ' r•• . POSTAL SE. CE APPROVED ,. � Buy Lind'•' .;� fi,..;-- a3 Ji / • /• • A. G. .J :"` D DELIVER"AND COLLECTION BOXES OUT-DOOR,ALL-WEATHER PARCEL LOCKER ti • " •• In strict accordance with Publication 18 of the Manufactured In strict accordance with Publication 15 of the ' Postal Service. With the use of NOCBUs, mail United States Postal Service. Outdoor Parcel Lockers are • osvalized in convenient locations throughout nsiden• designed to accommodate parcels that are too large, fit In developments, town houses, condominiums and NDCBU compartment;. • ,-4, Y +- ••• • pots. NOCBUs are available in gangs with eight, • . ,. compartments.r. • A,. eo •�� aMM be Cutler ModelCB.B SPECIFICATIONS: , C8.12, or 1. Out-door,All-weather Parcel Locker shall be '140 _ _. ',,;k� ,Ee constructed of elec Cutler Model,Type 8. and front a�; •ear doors with enamel 2. Unit shall be constructed of ale hood with enamel topcoat&extruded alvanlzecl .,,,�, .--~. leluminuin ._ _ _ __, •,1 to tie Provided to receive Poet Office front doors. • .L _ ^ g system). 3• Front doors provided with Cutler's exclusive„ on tenant doors to be embossed captive locking mechanism. a t. 1 (C88/i. . CS-12/1.12. C8-16/1.16). 4. Id'pdncation to be pressure sensitive label's J� , svided w/steel mounting pedestal and shipped loose. ° - Hardware, 5. Units provided with steel mounting pedestal and ;/ ir rr` '' ;' necessary hardware. • f4- °r UNITD STATES POSTAL SERVICE '• " APPROVED ` •`^ ` •', 1 �__•` J, (a« + t . . ' ,'.\ •' Ny .inn= tow, .�ti_ u • 4 .• I• • lr ' I I• I• le 1 EfE? 1 ,TTT_:> • •arummanramoom f / y • t i ffh�w�.r_ ( .1 r Istl1 / i •'1, y owe' • ' . 1 ��rJ. I J �� 0 , .- .1Y,,..,y .I3 r ._ • -7 • .��.� i,' _, IBINIIMIIIIIIIINIIIIIIINIIIIIIIIIIIRVI11111I/If / , . . . , r,ixiiritiirli iiii• § • . •• . ., • ,,,/ I/ . . ,1 1 TRIMLINE DRUMS. 0 II i'll, rt / / P , / ""`sle low-cost unbreakable, c; f .ind and square drums of 9 4 °...go- _ I, - Ivo . - .1.. . . • ,, va, , inieCtiOn molded Acropal•sre, . / RC , -•:-.--,„,lib, / if ,I. , Iti•T answer tarnany'lighting / / .:1;' , ,,. / , / ,, . , "IN ,, . , , , ' ,1, problems vetch application wise r , , / ,-, . -.., , ,, , 3/ Ill corridors,bathrooms,lob- ( i . ;.,, ./- / .,, ..,,......°1,-,..: - ',/ . , , _,,____ bilis andas porch lights, /.... _ir . „ .• .. / v .•• / c,i,z4 _, Units horn black canopy wits,- / snap7on. mai diffuser and inn' r -r- ! / ./C:5) ' / , ; ii.'•-• % , i ''' akurilnum reflector, .• /' , P' ' ;,1 . ri , . , ,, 7. ......; • - . . ' - . ' • f n• _ A. ''') „ , r , / . ' ,I I i •i.,,'t......;,„,-, ..:, ,,, . . , ,,, :,, ,, ,,). , I , r 0 , l'. 45 2 1V: .. 1.. " —.•-q..- , .... A, ._.1 , ' • • '''" . e ' ,•.., 7' :17.:' .;,' I ..,1, •1 .' '' • ',' ' ; . ' ‘'t /,''' - . f-a - •,:.1...:;r7-: -- -•,., , . : , " ' h'' ) , , I i % i I AY ..... . • Y ' ,,.7 . ' • I • ' ' :1 • '-'11:-...:7"1" ' -;L. •-, i -,-...--' ,.. .1),,i• .. 4 • 'if' -V.,---.sr-.• --, - '-',,' ,•• ,' _. . , / • • ••- ,..,I'. /• .,. , -- '--.'- ' -. • , 1.y in .A•li 4/410 I 4 ' ; ' ..-•14. • .._.„ ,,, , •' •4•- _" i . , ..-. • .. .' I .4,,. t .•.1 4,1 t , j /.4 i' / / , ' 0 , 1 i 7, • (...ii.. - i; 'A- '.,•-•.-, n //1 7 . . -„,,..,,, /".• •.. . . ,-.,,,...... . ...., I , :/ I.,,• ' 7/ / / ! v..•,:, — re,- -1 1----rds.- ,,, r/ 7/ ..• , // / . ,i... ....., , ..e.., / ,/ „ •(1/4 PI' • 9424 Round incanducant 4,1c,Li'. 60W;A-19 Wail mount only. 9427 Round Fluorescent .., ,..-.....‘ l"., ,,....,,.....11,,,, Soda' Ola for vat locations. 20W,FCST9 Dry locations onty , . ' - r •. ..,•,'f "' 1... •-L,nri.t 1.t*t4:4i, / ' •' . •, .: „.. , ma 4 Ye“ '...1 ' , ... 1... .......rigi. ..........4. -, . ir. tzsI r . , . . I ' . , . • ahl/ . , " 411i:cr .... • , . .. • - 9428 Square Incandescent . . ,..,:%,.....•.. - • .-, .;-.,•-•,•,7• 'sow,A-I9 Wail mount only, 9428 Square Fluorescent .-— ' • • '‘.. %Nab*hir hist locations. 20W,FC8T9 Dry locations onht „ . ...747,77-4;•.73'.77,.."7;.**74=;:"1,'":-.7 .: .r.„.'/ f.:`..`,: ,: - " :,- ..r. lict‘._, ,• te;;tr,:,::.., :, .. ,, ., , . • ... .....,,,.... .., .... _. .. . 4.f, , t r.• t:r." . :. , , - 4 , . . ,...:, . .,: . . .„. ... • kqk ' • s '' ' ;•,,,,' '. 3 , .,.. „,....- ',' •1'',N,' 7 idi . -..o• . , ,..._.... „f... •...' . EXHIBIT ,.., ? ' •• C.S.A.Certified M : RESCOUTE __ .. DX Skate. ,. . .. . , .. • , , • V e p , !, , M 4 �� - vJ(] -/ ,,o 1. t 't. l� fI-n. • 6)9 . Y° `1..' ® .I CASSA DEL SOL MINOR LAND PARTITION �h STATEMENT OP INTENT a The intent of this request is to ,.divide Tax Lot 8400 of Tax Map 21 E SEC into two parcels of 4.05 acres and 1.72 acres. Parcel 1 will contain all of the existing 43 units and Parcel 2 will be vacant except for existing utilities and streets. O The,`subject property is zoned R-3. All setbacks, lot areas and land uses will comply with the restrictions of the R-3 zoning district. "Both parcels will continue to abut S.W. Botticelli. 1 III• II • EXHIBIT 4 ' III 2 I OR 5-dte ) 0 . , . . " .. , .....„. 11 • FT., . yr „ ji . , 'AUG ± 1± 1987 0 . (44 /71 . / N' I1♦ ♦ / A� • ♦ .. :I s ., ?�rs1l •`'. i '..... 0.24 ,r**, -..,,,, , , . , ,' ,, • x. r • 4.•♦♦ / / •-• r , . ••,f49f ./ 2 n 8 8, , ' n • ' a „.. x pm r t< E. i . t g „ . 1 • 1 r 1 g. E B ,.. \ ♦ '0 r a i IS •1111MINnomillimm. 1 IXHIBIT irri1ct _ 4 OR. 5-90 22.-87 • ,-.: 'il' 1 MCIFIC 1�ItSTiRN RtAITY r 1 ONLLar�1tNT C^3N DE1 Sol. ", 1 J v&WAKER 11'1 Assocl�ltos Inc MINDR LAND PISa?ITIaN rrrr. 1.ww0 r.0 Y..l.ri •• •r000 J r+ • +S r'. W. HUGHES & ASSOCIATES INCOAPORATIED 1590 WOODLAND TERRArift LAKE OSWC00,OREGON 97 Telephone 503 - 636.25 • June 26, 1978 u V tril Li, C Al dhFig AY 16 198p The Culver Companies PLANNING ��P 3701 S.E. Belmont Ave. T. Portland, Oregon Re: A Proposed Townhouse Development Tract 1, Mountain Park 012 In Sec.S, T.2S. , R.1E. , W.M. At the request of Mr. A. Robert Jensen, Architect, I have examined the above referenced property to determine the suitability of the site for construction of multi-unit structures. This investigation is in com- pliance with the Uniform Building Code. Site Description: The property fronts on Botticelli and is located on the south slope of 41111 Mt. Sylvania. Slopes vary form 20% to 25% over most of the 5.77 acre tract except the southwestern corner where they lessen to 10%. A mature stand of conifers with- a dense understory covers the site. • Geology and Soils: Bedrock consists of volcanic flows which are probably basaltic in comp- osition. The rock crops out near street level in the road cut which - fronts the property. Large boulders of basalt are scattered through the overlying soil. These boulders are thought to be remnants of bed- rock and were formed by differential erosion. �' The surface soil is a clayey silt (a). This soil is stable on steep slopes where there is a good vegetative cover and drainage. Cut slopes can become tun table unless a revegetation program is planned immediately following construction. The site is stable with no evidence of soil creep or landslides. There is no evidence of ground water seeps or springs on the site. Excavations for foundations and utilities will encounter large residual boulders. Bedrock may be encountered at the southeast corner of the property in the excavation for the access road. g IDCHIOITI a EXHI �0 .0�3 fill 11 Ga. S-Rp DR GEOLOGY — HYDROLOGY d/ • -2- 11110 • Conclusions and Recommendations: 1. The site is suitable for the intended use with consideration of the ', following factors. 2. The structures maybe supported on native soils using conventional spread footings placed at a minimum depth of 18 inches below the surface of undisturbed native soil. A differential settlement could occur if the spread footing is in contact with a residual boulder within the soil mass. • 3. Spread footings may be designed for contact pressures of 2000 psf with a minimum footing width of 16 inches. 4. Lateral earth pressures on foundation walls, retaining walls, etc. may be calculated on the basis of equivalent fluid pressure of 35 pcf for level backfill and 45 pcf for steeply sloping backfill. 5. There is a small mound of older fill in, the southwest corner of the property (corner of Fosberg Road and Botticelli) which should // s be removed. 6. All backfill, retaining walls, foundation walls, etc. should be (( • . made with select granular material (sand and/or gravel) . On-site material will not be suitable for this necessaryto purpose and it will be import material to the project for structure backfill. 7. Temporary earth slopes may be cut near-vertical to heights of 5 or 6 feet, _above which height lower declivities will be required. I estimate that slopes of 1 vertical to 1 horizontal may be used for slope heights of 10 to 12 feet. Above 10 to 12 feet, 1 vertical to 1.5 horizontal should be used for temporary excavations in which no bracing is applied. 8. Permanent earth slopes should be dressed 1 vertical to 1.5 horizontal. 9. An adequate drain system should be provided behind all subsurface walls. All subsurface and surface storm water must be carried to an approved disposal point. 10. Cuts and fills should be made when the contractor can control the moisture content of the soil. 11. During the rainy season, a 3 to 4 inch thick clean sand may be placed in excavations for footings prior to concrete placement. • gXw11iT l • io � , OQ. $ ga - .. .• , • -3- , . • , I will be available for further consultation as this project progresses. • . y , Paul W. Hughes l.) • -- , Engineering Geologist '-i - a GanTuriflo • PWH/ah (., OREGON PAM W.HUGHES " ig4IPAPMP2' ,Z,7, 44 tiliNielpri 4.41N0 00. li. / , .. • . , , . . 4 10 g EXHIBIT 0 • ,.. i . ,,z,.. k. / e • • MAJOR DIVISIONS SYMBOL I. I srrpwL SYMBOL TYPICAL OUCiil►Tt�INl6 V*•9, 45 A •4 WELLARADao aR�s'alisl,GIIAveL EiRAV{L i NO MIKTURUS,LIRTLS OR NO • • • GRAV%LlY CL{AN GRAVEL! do SOILS turns on NO Y:••~::: FINES pooFIND, -,• •—•• OF 011AVfL No1W KTURp I'POO.{ »:::l::• OR NO FINES .•,..) fErsf 1114011010 A' w••E SILTY 011AVSLf,ORAv[4IAN0• MORE THAN SD% GRAVEN W1TN PN1{! l I GPI $IL•MI*TU111! > OF COMM'FRAC. IAFFNICIA{LE I II 11 I� TION AITAINGD AMOUNT OF PINES, ••••/ ,,1' . ; r • r ONNO. IIEV` CLAYEY CIRAW LS,GRAVELiANO OC CLAY MIXTURES •. • ' WILL-0RAOID SANDS,GRAVELLY • i ' E • SAND{,LITTLE OR NO FIN CLEAN REIN° • • w• s AND SAND y••• • • SANDY IL17TL5 011 MO A'•a•• FINE{! �(�� `�� SOILS "�y�r�J, 'OOOLY O11A0110 SAND{,QJIAV/L• '' aDlil[1tw+rW{O% • ' ' f ., EF LY SANDS.LITTL{0R NO FINE ' �� of P.AS'ENiAL N f.• .911.11 Ali .IM Nil NO. I I N n ; k WI 5I SIA .uSAN0S,SAND•SILTr,MORI TNAN SOA {A�IOY NriTH FINES ii 'OP COANSI MAC• IAFMMCIAELII ' N0 1TOON rep AMOUNT CP PINUI f� 5r �/! seCLAYEY SANDS,SANGCLAY MATURES I INORGANIC SILTS AND VERY;FINE • ML {AND{,ROCK FLOUR,SILTY On CLAYEY FINE SANDS ON CLAYEY SILTS WITH SLIGHT PLASTICITY p1INC SILTS11 IN CLAYS OR LOW TO e - . •• CiA1N[O AND LIQUID LIMIT .:/ MlDIUM PLASTICITY,GRAVELLY C CLAY{ THAN SO CI. CLAYS,SANDY CLAYS,SILTY CLAYS,LEAN CLAYS 4+I ORGANIC SILTS AND ORGANIC , 144+ OL SILTY CLAYS OP LOW PLASTICITY " . 1 ' 11JJ f l'"II Shill INORGANIC SILTS,MICACEOUS OR ,i I DIATOMACEOUS FINS SAND 00 I,;,� MH sILTY SOILS f "li1,l �� MOUE/••..Ml011 EILTJ v I� , . a raTLNIAL IS AND LIOUID LIMIT INOl1 ANI 4 j�at11,1 1E"NO, CLAYS GIIEAT�R TNAA'W / % /� CH PLASTICITY,FLAT CLAYpIGN • Cat • ' �� ' ON ORGANIC CLAYS OF MEDIUM TO ' ��• HIGH PLASTICITY,ORGANIC SILTS : .�1 HIGHLY ORGANIC SOIL{ ►IAT,HUMUS,SWAMP SOILS WITH \ PT HIGH 011GANIC CONTENTS • NOTE: DUAL SYMBOLS ARE USED TO INDICATE BORDERLINE SOIL CLASSIFICATIONS UNIFIED SOIL CLASSIFICATION SYSTEM j Q.9a14e IXHISIT iii, . . ........... FIG: 10 1 . . I, • j ® . ��``� ;.ems '• w.,. «,,, t / ; apr - , i • \' 1►. OW* t 0** ••'•• ` , j AO \ L�1 �11 ,, 1 Si i : If. \ SPSIleaol 4., l• I*-lj fr. � �►' \ i .....4,.. ,I I � I ,� • 4 �del: � II + ' ' , • * w`.p'A enthreise 44 b:44°‘ •[►' \•i � �s i ► ` r w 11% / 'rig 00 i e elk . '', stab ,' �,' • • , IA. „.' \it , 40 Ii • / + o o ' 0 ® ,. 0....0'k tol�pty4, ' • / nn , .0 ,4 0 q IsLi.ali.. N. N\\\ /,' 1 ..,_ ., \ ik,N...,'S 4 Np:. ‘ ,e• \I:4,Z 41. II. •• ' �� 4 40".64 N.\s% •ok O r - . /\ te,sI �y r G. l,. / sib/ MrJf1 * /�+ k:aq/�i61 �b •�A _ :Wier ♦+�� 0� ,'`w1»s a.4.10 arrhrinat,yea• 4,�' ! 4.4. ii'f +" �• fat O / `�1• / / ♦if•r•r.�' • • �;) �:,4, ..•s r. gt"rl. 41/4 r EXHIBIT /r*w1-'2 _ la•s�.r i,. `� b2 S-10 r moy,.,.gnomon's amounr A; `` dimm..,t sa s _, i r o - .,1121. sul. 1 .1 I LI., . i -,I. I il 1 III 1 1, . ii 1, 1111 . 101 I i I r....t........., 1 1,,,, . , ,, , , 9 'J �, ,) i .% I( ,IE.1" Ill ' X ' . •'`.,•,r ,, ♦ i1.. Iir 7 OS o . • . . , , .4 N . , irt J ' I 4 c4' •, 4,••1 .. ; , . „,„,„: ... ii ,..74 ,j . • • • F i J �. s"\ ° 1 1 /— '''' .:e. , 1 ..."1 '' .,;:*S41 tk i I ll L.S.1. . —1►�0... ; „ •.10 ,evl0•NN•• .wrly fyt Vr 4 .1 tip. €,,.' '.S. . , N . , . \ / �/ a� Y l. i ♦ .ti..,... a r•.I��, r • �' ,• = t • .d / r/ 4 l yr' / ) I, )• Y E ., a . , ,,:... . (..,../2,... .. ,a , ` • t T.w .i�{,KN 440 O74 1 • • ..' / , 7 , 4 \ . " ' .. .� J i I ,� 0 , i . , .., . , li,, ,-,L - s . • 11111!jipdd p ' � c m"C�• to • ,. • ra i '1'‘r. • ,.. 1,"..., e \::\\.''••\\ N i IN taattestenil ... , \ ,. .:,r • ,, , , .. `i,�, „, 1 t . , ., ' ...... I, -.,. ,, Apiv . t.., . ti rt *bp ' s ,. to.. e.‘ 0 . . i4:% ' '''' ik 4. , 0 . ./ k. 4 g 1 -mirmit••.....) J I l sit ti i • `` L 1 I , r i _' 1• 1, 1:;1 Li.it 1. 2 / 0:4 1 I:.t ✓ e----...„, .I,: I! , , 'iiw �,! „� r ,/ t =t;�...II ✓� " A-�'. •I. ' o h t 4a_ r tl / ,d 1.1 ' rI fit wJ. • . .... ....j 0 1,1 �a , • 1, r , • lilt! „ . _ , , , . 0) 1 . 0 . 1 LI f a Li1iiI i1'1i lip: -: J111 I !t w ri r 0 4 0 . . II r 41 4 / In . . , )1,4 ...MO Et , _.*AttAkNi„, . ,,, t •• ..":"414 b 0 ''.."••••... ...:,----',....,,*-7""--- -\� i ... , 0 *It *got/ ,,. 'A Nssii* ,., 1 _. , alit ^. ia* i#44,C1P1 lifrire. 1 A.$' 0 , r 4kolk,.." ,A*;0•4,-- , Igli Sml t � 8iv : ' Jr • . • 0 Ir. _ , cp. , . , ___..... , Arottp ; :,- ,..!=-4., / 4:-.. /re _ ii _ „, . `,, 0 , c, , . r v a. ,/ <Z.---..\\ . N • Z + t ' �- 4 . % a � � i � 's l /' 1 i \ i . ,,,o,opin , , ..„-,,,, . • , 44 V-- - I !-. '1 ' , ' ,r 0 y, 4 7 +.r, ..... , .. r -- a 2 . ` A Y' 0 10 o: , , 0 . i - 0 11 I ); 0 I ;r r 9 . y • 1 1 ' • 11 ' LL'ilf A gii I t og i ' 14 ii fi i. F 101. - I ;III IIMMOI .011.1.111....7., . 1) „ . it 7110 ...b \--- i t, 4"/i#W \ , . / NI lAii /40,A ill ; , 11 4111hp / 4*4 tiV7,,,,' ' c• %,„ 1 114 . *Wil 1' . A* ; 141114;41°:(A 11 ..t'' "-. i 4114 011 1/411111ir•/ ,/ 1 1 . ''0,/' 4 , ,,„ . ,, , ,,„/. ,,, .;„, , , ; ., • . , , ...,,,,41, - ii,k,„ lit ,- 40e. ,,;--,., \ ' .4 . ��I I \..„..........- Asp. 1,..i., - ... . , M .. . , .. . , ,, ,,, 0 _ � � 1 .,,, '\----1. 1': ' ' . „:„,,,, c, ,s.:: 4............„( :..'Z. :'''\.. , 4 _.e.,\,,,,4,,i, r,.. ''': ` Z''''''.'77( C. 1 a ' p--- , Ili i vY( I -. .. ---�, ,° 1 h'1 " I r / f !/ 1 C) 0 • I ,,) F • o „ . . V l• .1, . , • / • r • , • I. .. ' ' . " -''• ' . . .Yr ,... . : • ' -.•solowirl.....-,-.........- ,AMVIITIMMVIIMI 411111111111/1/1W/ 1 i• 1 1 1 I 111 I , ,.. , , 44! I,i I, if 13 1 1111 1 1 Laill LIEU i ill I . ..liti gift' 1 1* 1 - . , ) ' .' • ITINNININDIN1 . , o . •., • 0 I 41 I 11 In I 1 11 11 I I I , ga il e , • . •. ... r,..., to .r , OCarr. NW . , .,....4..... . I I 1 • NIIIIIMEMMINIMIO •4 1„,:..t...,.. ,' •> :• 'S• , •''.. Sr I N , II 1 I ',' ,, S*,,\ • . 1 ' A '9 .-....... SPriiff'i:I. • - -‘• '''',N , $,l' 14'L..\i• ir ,4‘. . . ,, 4• .. 1. s,.\:0‘ • .i ......-. , ,,i• ,, '.si)1 , . .. ' i • . 6 4 , . 1 0 ,,.... , , .:,, , \ . . . ) ' t .a•X ' I i• e o I 1, " 0 k\*ti)4.\ .• • .`,. . .. . , . / 0 . . . • , . • -, *tl I . ` '4 • 4,..• 0 VI 1 1 .\. 'lc , •i• .,, .:....4.,••:-.....,,,., :: • • Sr... % . 1 • 7,,:*'•„ ..N. . , , h , CI • • , . . •' • .. ' . i • .• ' . . . VLIVINNIM=alIV 1411•4•1100. . . , .. „ , .,V I I • '• .. • •.• M. 4, ' '1., ..••••.: . h . • w • ".., - - _ O Y ,ii 1 1.1'1 ji # ♦ I . ' , w il /' 11111111711' Lii, i II. . . .., , . 1 . • ,. 1 , I i 1 al iiu I [ 1 sfi I r 14 1 0 i . . 7 • 4".rnmie : . in • c 1 514 .a.9.1grov - 0 • s ci Q ' I .� `�s L i15• L — .. ]] !7 „ i ______ —�� 5- i.-� a, I Z0 , II p 1 4. e [S, . li II \___i 1 I 4 J'1• , +i ! II 1f i '� F / ItJu ll -. 'i Z M . C �n� I • , , • i /f k .1 1 A •' I ` 1" d Iw( o . - • . . . .,, . .. . / . - .ANIIIIIIIIINIM , I ' ‘ ; i i s k % I I . , 41. I. pliill gll I 1 ' Slit f 1, s 150ei IP 111 111 * tl ' 1' ._ r dIAIIIIIIIIRWINIft ., 0 ,, ' • , \ P. n .... ..., .. Ai ' tr , 1 . % I _____I ' n rir' 1 — • . i" v.,ciamme I Ill I 1 4 . /' '', p rk`k*AtanYall . • I 1 . Ihrisimmitimitaff illEfilkl e - It i ' . , 1"'"—' 1....11111111 L•ow.-Im"•• 11 I t: • 0 . . a 1E I .41 Inlil le ' • 30, , . § I, ON 111. r . r ,r . 1 t . ..I 1 ri 0: [ %, Z 3 , ,oridt I Plan lir 01. \ > I 0_r_________ 11. L ii II - II : r 1 __________ L,_....i mi •ow g f 0 ti. kli' ,. I o i . a :I , _ k N 1 iiiiiplin _41 J X 11111 t II 111111 I 0 . J f ` 1 1 . / . . 1 7 -\\ z , 3 I \ . 1 i z 411 444' I A i , 1, 0 at • c •o, 41••• .0. 0 q 4.h. ......44 0 • 0 L „ . o . r ••N•immwm..1•••••• r • d . • • 0 . • .. ..k • , i I'l! . ' ' • ' . , ' .• & '• • . . • „ . .. . . . . .1 . .. . --......-----...,.....4 .. Liqlutill 1111 Iii11 I 11101 f 1 . 1 .,,i 0 i 1 II 11 di il ,.. .,...„_a I 1 1----- II —1—........ Al ° am 0 Ilic . , 2 al a . . 1 %'''- ' ' • ' 'rrdlimostavotne . I I ii11101114111! ii 1 1 , 1 ..1 i _, . Hai . 6.1.17mi mmilimimi J___I .1 I r,___._ . pio . '.....---...moo.... 4 ., I I , 1 - I • 2 I a 1 e e 4iiiirioiih, \ I Mil . _ ._ 1 [....... , I it . IL i • . . '11.—:_ 1..._ L. __ 't II : \ 0 r il \ ' lil! i ;nue —I n. • t 11112171 1 , . . ' a • ., \ r— 1 s, 1 . r%I I. \ I I I . . '1 . gl 1 •4$ n . * • \ ' 1 # A C. i 40 „ Ft . . 0 . .. , r . . . , ••••••••••••••••• ••••••••••••• •••••••••••• ••••••••mmum•••L. i) ' I 4 . . '1, 7 • . ram' . Ix!' mi.01 111 I .L N N - to i it 1 i . 1 1 10 Si Cr I I 11 _ �, �1111!11I.r!111 I c T I U. , r gel EN . \ I „ 41111i 0 , t.• MN 1 \ I hJ__[J} _ , tit ii" 1 I � _7 ; In.. } � �� MR I ET. II rl, ■■ I isE. , I - ■i■ sa —r ' SIN ■■ � I ��, , ,, / N"` Fa : _ Ail MI f - ; i� it 0 al i ,i 4 . f ii 1,*, .` ,: —,,,No w-.,-..., it , J zt II It li 4.0 M ___ I I tr 1 .� ' J k .cm (1. .. k „, ii 0 n • ,, IL71 Lit II 1 II - I i 11j1t1 I !, .. , 1 • ...... . , if , .. . . ., . . •, .17-1 ,. , .0 • o6 ... . 0 4 X � � I W a ■N ■� La-i . i k . 11101! Irl■ II, �IrI j Ell I I 1 JIt\ !Ii°"�''(0/ '1 ('-. ' ',.1 ; traluavatcretad I fr 0 1 - Ei , a s' ■■ El \i r �'� IEn 1ti �'" 6* II rl s I r it . •s 4:4:01 ,, E 1.._....,. , 1 !,.. , , 1 111.11 ri1'1:-; ' ' , , . �. <1:: Ef 1 . ,.. . f .,,,,, z , , �.., �� FR ! . . , 91 F.1.. . ii..E.1 INFIINNIMMI = 7 1■� ' m �e1 Ij .i [� �, 4. Y. ,, ' <rill FE E ` El (r : E .1 J ° S . . p, t • irri gi iii .' LVIIII it i fit: iiiJi I P o iI . . ' 0 ', 0 sm , 8 I 11. a . , /1 /* I! y"M' ROMHdl■■ Li 1 .. + ■al ■/ . I anal mit in ! III aimia °Atil .., „ „ . • �t HEN M• Ir // 1 y 4 IE I. I I II''si rir ;I - 0 n, . , , ,, ,..,,.. , ,. ,. ,., . 2 1„ . ` Pi.. 4% \/' J,J _ I .a' !1 I1 0 0 R.i� 1�� J ■■a u e ■/■ wile; E8 r M. ' C /ki1 1'_i a ili II! 111 111"EF- , 0 1 , v ....._.... . i fig ; 0 �3 t�;, r V .... _ • • ... . - . - • • . , r .......... „4, t domminor ..I 1 1 I (ks •••,...0...... i Pr 1 li I I 1 1 linni ji i , I— 'il - • .....•....... •• LLIZf I 41 III IL IL4 / 11 ' • gliiiilt I IPA PI' il , i ,, • ... i iliF 0 41•11.1M11111 1 . I , 0 . • AglIONEM . , , .. . I , ON 1 i 1 II 7 I k/ i . t: I. ' : : • '; ; ; I °. ,4.... - i • r . • r • 4 • • A hillillai,4%01w_ L ‘ "'. X C4 tn X .. OPPIM,R11114 --4011\ ..... I ...;_•_...7.4 tie iyalerayorcu , . A 4 10A 1 i,e ,,,., 4 • 441 \ ,„siii / IV , , 7 Aunimummoir 1.11,1,\ , fiD04 4k,\411r. .9_411,• ,,,4.4.1..u.,- 14 .4,_„....: , . . •, : eole, . ., A ; 4 • • . tp', .. f , . 4 41 Iti1/40 1404. ' kiptiCk.4. \Iii:1*11 'r 0•• 1\ itiW\pg. ,.:4t4P. J'r ,,,-1--It 1- .• ' . li !, AdOK: Ilfeeivii,/k, .‘", , 1 . v• i, ,, • i nx_41116,1b II MP. : • Cciii% ? 14, T r . ..,... 4 44., • 1; ih ...,4, . .- 1 0 , $ ,), 4.cariklepoLk, .r, wilooma,v- I,* i: 4 4, 1!,.. lt_ , 1 _AL Als. Alai". '40:6447,0,...fillirafak ; I 6f-g .; mirr— Nip- I i ' , . , t ., , . . , . 1lithllii .! 1 li ilit ' I • 1 F, ; i fir : i .t . . i 0 I\ • . .. + 4. * .11 • •. •• • • C \ , .. • . •• . , • • o., C 1 a • ,, . , ., . . II I 0 . ,1 ., I , ..... / .IMMIL •, ' . . .. , . , • , . , . , . ,,, 1 4 . 4., 04.0114111110111000411=1•11 , --...... , q I 1 \1 i I 1 1 t . ' ilth it I II '01 r 1 P , . 14.7f Will ' 111 ' A illial r 1 111 go. . ilINIIIIIIMMIlik i 1p . i , sz •3 cr m • X (.0 0 IIII . x em a s 4, --->, . 42 ,.` tri ..... , &lir * ' TN'ausletavotad .ihumnsimmOr ,, k 4111117 41.A.7•6'V . ' At„-4114:1".. , f " ,4 • INIr 4$r 4*S 1 V . 1 , /Aktai r ‘.. • i)4 404 ,17 lir \ : .,41.. . 1--„ Alb. , 4r, ar /pt. ...Iiii,,.091,1461, ' igur . . --,__ 4 f;._,1/4.4,, a,,' 46\ 40 11). s' I r) * • l' ? , , 4/1410 11111"' Ii Ili I; • 41,. .. .. .,..41,1 11.11;1 ,,,,,,,., . . ,.... _,• . ) .4 • III I . Ni , . . t 1 I i I IP L .0 r I I I it i i i in i 1 l , h II I ( 4, .,„a / 111,...,,h,._ ..t ... .0 , 4, 4101 ,0 , .,. , „..,,, 114 0 11%iiiiiiii Iiiite.i.9 .I tlidll ' \ 1 lit inlini Mi•igir I:4,4i ""i 'Poillitglilli \ • ' , . . I . , 1 .. .. • 0 • ,. .• 0 . . ) i 0 t . ,imommui I . ..._.., (I I. .. • . I ... „ _.. -"-' STAFF REPORT w (1 CITY OF LAKE OSWEGO . . ( 111L.'m."."""* LAND DEVELOPMENT SERVICES DIVISION APPLICANT: FILE NO. : • 14 Waker Associates, Inc. SD 1-88 Oh a PROPERTY OWNER: • • Mt. Park Homeowners , Association; California Oswego Ltd. Investors; STAFF: Theodore & Claudine Werner; "' : John & Donna Davis; Edwin & Michael R. Wheeler �.. Martha Gibson; Jerry & �' 0, Corrine Nothman; Jack Trachsel; Edward & Donna Burke 4 LEGAL DESCRIPTION: DATE: % t 41) . Tax Lot 5000, 5100, 5200, February 4, 1988 5300, 5400, 5500, 8400 and ` . 8600 of Tax Map 2 lE 5BC LOCATION: NEIGHBORHOOD ASSOCIATION: w • 4. ., Between Fosberg, Botticelli Mt. Park a " & Del Prado 1' COMP. PLAN DESIGNATION: ZONING AIGNATION.: 7 " R-3 , R-7. 5 R-3 , R-7.5 ` 4 I . APPLICANT' S REQUEST ; ,, The applicants are requesting approval to adjust the lot lines between siX low density residential lots, an open space (common area) and a parcel zoned for multi- ' family use. ® 4 EXHIBIT e 4 1, <` SD 1-88 Staff Report 7 Page 1 of 8 . 5-qo a ,-� C II. APPLICABLE REGULATIONS 4111 : , A. City of Lake Oswego Zoning Code: LOC 48. 120-48 . 155 R-3 Zone Description (set- backs, lot area , lot coverage) LOC 48. 195-48. 225 R-7. 5 Zone Description (etc. ) ; ." LOC 48. 49 Authority to Approve Changes 7 in Planned Development >> Approval B. City of Lake Oswego Development Code: _ ; LOC 49. 140 Minor Development' • LOC 49. 200-49. 210 Minor Development Procedures ' LOC 49. 215 Authority of City Manager • . LOC 49. 615 Criteria for Approvals • LOC 49.090(2) , (4) Applicability of Development Standards , C. Development Standards: 5. 005-5. 040 Utilities Standard 00�h 7. 005-7. 040 Parking &, Loading ,�;.,• •,ig Standard 12. 005-12. 040 Drainage Standard for Minor , ', Development 13 . 005-13 . 040 Weak Foundation Soils , 18. 005-18. 040 Access Standard 19. 005-19.040 Site Circulation - Private Streets/Driveways D. Comprehensive P1•Ln None /. f t + III. FINDINGS A. Background: 1 . The 5. `17 acre parcel (Tax Lot 8400) was the subject of a minor partition application (SD • 22-87) . The partition requested was generally intended to separate the undeveloped portion a of the site for mortgage purposes. The conditions, oofwichbwasttoo sea of request was approved, process a lot- • line adjustment, • h • r' III SD 1-88 Staff Report Page 2 of 8 .• i • 2. The need for a lot-line adjustment was T determined, based upon the discovery that property transactions had occurred between Tax Lots 8400 and the others which comprise this request, but without appropriate City approvals. 3 . A chronology of pertinent previous actions is • as follows: 1 ▪ An original application for a 64 unit townhouse project was denied on February • ' .A 23, 1977, and again on May 18, 1917 (62 • units) . No decision upon reapplication was rendered on July 6, 1977 (58 units) and the project remained incomplete [DR 3-77] . ▪ A subsequent application for a 56-unit townhouse development was approved May 24, 1978 . The final plan was approved August 9, 1978 (DR 17-78] . ▪ Following some revisions to the original approval, a 57-unit condominium project was approved June 2, 1980. Several modifications followed (DR 13-80) . The applicant' s narrative (Exhibit E) in DR 13-80 noted the following: " . . . As a result of the 1977 proposal the • homeowners to the north purchased 50 ' of the parcel as an additional buffer area . . " '' No evidence exists which indicates that the • City of Lake Oswego has approved the lot- , , line adjustment reflected in the current configuration of Tax Lots 5000-5500 of Tax Map 2 lE 8BC. ; B. Existing Conditions k '' 1. The parcels (prior to the property transactions) which comprise this request are composed of the following areas and in the noted zones : • • SD 1-88 Staff Report Page 3 of 8 :„t' 0 i 0. p - , - •\ • . .,.� TL LT/SUB SIZE ZONE 5000 76/Mt. Pk. 12 R-7. 5 5100 77/Mt. Pk. 12 R-7. 5 5200 78/Mt. Pk. 12 R-7. 5 " 5300 79/Mt. Pk. 12 R-7 . 5 ' 5400 80/Mt. Pk. 12 R-7 . 5 5500 81/Mt. Pk. 12 R-7. 5 8600 (portion) Parcel D/Mt. Pk.' 12 R-3 8400 Tract 1/ Mt. Pk4 l�2 R-3 2. Tax Lot 8600 is dedicated on the plat as Parcel "D" or common property associated with Mountain Park No. 12. A public utility easement of 10 feet in width encumbers a portion of this common area between Tax Lots 5000 and 5300. The easement further encumbers the southerly 10 feet of Tax Lots 5000, a portion of 5200, 5300, 5400 and 5500 . f B. Compliance with Applicable Regulations: A. k As per LOC 49. 615, staff must consider the fo.J.lowing • " criteria when evaluating minor development: I 1. The burden of proof in all cases is upon the applicant seeking approval. The applicant has borne the burden of proof through • / ' submittal of documents marked as exhibits, accompanying this report. . 2. For any development application to be approved, it shall first be established that the proposal conforms to: ' . a. The City's Comprehensive Plan 0 There are no Plan policies which are applicable to the request: b. The applicable statutory and Code requirements and regulations. ru: Zoning Code Requirements and Analysis The relative simplicity of the proposed lot-line adjustment is affected by two considerations : ;. SD 1-88 Staff Report Page 4 of 8 ' 4' t " 1. The area being added to Tax Lots 5000-5500 is currently a part of Parcel "D, " a common area which is platted as part of Mt. Park No. 12. Mt. Park is a planned development (PI)) . LOC 48.490(3) states that a minor change„. in a Planned Development may be approved , by the City Manager when it "will not • cause any deterioration or loss of any . . open space. " The open space will be lost to the several property owners. The owners of Tax Lot 8400 propose to convey ". 0.48 acres to Mt. Park Homeowner ' s • Association, owners of Tax Lot 8600, for • use as open space. Mt. Park Homeowner ' s Association, in turn, will convey 0. 47 acres, formerly in open space, to the owners of Tax Lots 5000-5500 for residential use. A net gain of 155 square `' '` feet or 0.003 acres of open space will occur . 2. Similarly, for the common area to be relocated from the platted area to the l.. proposed location, the use of that portion � r of the plat of Mt. Park No. 12 needs to be II. : relabeled. This can be accomplished , . through this lot line adjustment. ':.,,` Development Code Requirements and Analysis 1 This application is being appropriately - ' processed as a minor development. There are ' - I . no requirements unique to the lot-line • . adjustment. •. c. The applicable Development Standards r ° Parking and Loading ( 7 . 005-7.040) A,, , Each single-family homesite (Tax Lots 5000-- 5500) will continue to maintain two off-street parking spaces as required . Parking in appropriate numbers has been approved (DR 13- 80) on Tax Lot 8400 . • Drainage Standard for Minor Development (12. 005-12, 040) No alterations to the sites are proposed as a part of this report. ,y: ' SD 1-88 Staff Report Page 5 of 8 y : y. . 1 - •#r1M .( 6 ,, i ,` • Weak Foundation Soils (13 . 005-13 . 040) A soils report is required when development will involve proposed structures in areas identified as "Potential Weak Foundation Soils. " No structural changes are proposed for Tax Lots 5000-550Q1. A soils report will • be required prior to construction of the remaining phase of multi-family dwellings on Tax Lot 8400. Utility Standard (14. 005-14 . 040) All utilities presently exist and are 'not proposed for change. Easements regarding • utilities were addressed and required in approving a minor partition for Tax Lot 8400 (SD 22-87) . Hillside Protection and Ee osion Control (16 . 005-16. 040) • The soils report mentioned earlier must identify erosion hazards resulting from proposed development of the multi-family 4111 . parcel and propose methods of mitigation. No additional development is proposed on Tax Lots 5000--5500. . Access Standard (18 .005-18 . 040) • Each parcel will continue to achieve the n required 25 feet of streAt frontage. Site Circulation Private Streets/Driveways (19. 005-19. 040) . No changes in driveways are proposed for Tax Lots 5000-5500 or Tax Lot 8400. Easements •. regarding access were addressed and required ' in approving a minor partition for Tax Lot 8400 (SD 22-87) . rr d. Any applicable future streets plan or ODPS tn� d . 'v, There are no such plans which affect this ..; site. t .p. i .: . ,. SD 1-88 Staff Report Page 6 of 8 ., C. Conclusion Based upon the materials submitted by t► e applicant, staff concludes that the proposal complies with or can be made to comply with all a applicable criteria . III. ACTION TAKEN The staff approves the proposed lot-'l ine adjustment f , subject to the following conditions: 1. A lot line adjustment survey (as depicted in Exhibit 3) shall be submitted to City staff for review and signature of approval within one year • of the date of this decision. Upon written application, prior to expiration of the one year period, the City Manager shall, in writing, grant • a one year extension. Additional extensions may be requested, in writing, and must be submitted to the City Manager for review of the project for conformance with the current law, development standards and compatibility with development which may have occurred in the surrounding area. The extension may be granted or denied and if granted , •° may be conditioned to require modifications to bring the project into compliance with then , . • current law and compatibility with surrounding { • development. 2. A notation shall appear on the lot line adjustment 4,4 •\. survey regarding the affected portion of Mt. Park .' -. No. 12 to account for the relocation of the affected common area, and so labeling. 3 . The lot line adjustment survey shall be registered with the Clackamas County Surveyor ' s Office and recorded with the deeds for each lot at the Clackamas County Clerk ' s office. i" 4 . Legal descriptions (metes and bounds) to be specified on legal instruments for title transfer for recording with the Clackamas County Clerk ' s ° • Office, shall be provided to City staff for review. Actual recording shall be a condition of • approval of this decision . When recorded the instruments for each parcel shall reference this -,�, land use application -- City of Lake Oswego Land " ' Development Services Division, File No, SD 1-88 . 5 . Evidence of the above to be provided to the Public b. Works and Development Services Department prior to + SD 1-88 Staff Report Page 7 of 8 t 0 the issuance of building permits requested subsequent to the date of this approval. Prepared by: 01114:64.4.(2. /2. 19/24.4_,....,-, 2- 4 4. Michael R. Wheeler Date . Associate Planner Approved by: ' • „.„....„.„..,, '' c.,.✓:-(4/y;-7 Vim- , /6/ / 0 Karen M.• Scott �' '(�' Date Assistant City Manager `` Planning and Development h o � Exhibits 1. Tax Map 2. Applicant' s Narrative 3 . Site Plan 4 . Plat of Mt. Park No. 12 (portion) S . Former Open Space (Calculated) 6 . Resulting Open Space (Calculated) Sri 1-88 Staff Report ' Page 8 of 8 0 o " .^`, a� • , \ "1 rw - . \, ,..:•'10 0 °. ,i ".. ta (..)0 r— ,I,` ° 71hwYM1PM119• V F , r t00- \\t • i r 4.' •h' L7f.r I 4 \ / '♦•, IO Stt`, Imo,,, ,° • • M 4 o.. p m tr- m O_ : Si?♦ r`, ar ~ •"• ^1 cur+ r ' 111 o m= • v '� �+ c,.. c r 8 �n� o ��. 01 � J• • .��,= try ir1 t ,''' I. i,1, ,.� :r '•� + 009g ' ' 0•" (n,N �('' ,'� - .i) 4 . 0 .4I • 0 c7"—i77--, '• 0\ , • \\ri° / . . . 03 • • • b,ra • I . • ^r•• \ \ O • A 1,i/7 .P Cr.'-'0-1.7'%.'r-...\`° ,', / . '' .11•' •rIl T. d. `;Ind/,f DtJ'Nrr••" . •Y'•, 1 i ..T.... / .` • m O..o.. ; ; i k IZ I • W H v nl up au z NC,� p • I: e a !\ •6. • • +,:o � ' • Q- wrnrr IJ,, ' • Ia to W.I h` am W,.•• y ., t' ' I ,, I C) .. 1 N \; Ai t ; ^ r-1 -_ I ,r(• ,. , „ , . d • ,, - , lig // rif; . / yr + I I I U G v: , �{ t7 ,W - Ix •, 4' y....5 I I W II IX at I •t-.. \ , • ' V ' 'I s. CIVIL ..I WAWA E. PLANNINGIN SURVEYING /� Associates inc. 0 ,, ti - �r ' r December 8, 1987 r II DEC 8 t 87 9 _. Mr. Michael Wheeler CITY OF LAKE OSWEGO P.O. Box 369 Lake Oswego, Oregon 97034 \ RE: LOT LINE ADJUSTMENTS TAX LOTS 5000- 5500 • 21E 5 BC 85401 Dear Mike: • I am enclosing a check for $220.00, eight copies of a site plan and 40 applications signed by the individual property owners. As you will recall, this application is being submitted as a condition • of our minor land partition involving Casa Del Sol (SD 22-87). All lots meet the dimensional requirements of the R7.5 section of the • Development Ordinance and Standards. ,,.., Please contact me if any additional information is needed. \ Very truly yours, • WAKER ASSOCIATESs INC. c"--- D,A,.AA David L. Bantz Planning Director • EXHIBIT 11080 SW ALLEN BLVD. / SUITE 100 / BEAVERTON, OREGON 97005 / (503) 643.9410 E a . ' .• • r . . • • • . • . . ••`.. . . INSIMIONW • VIIIINIUManumumemommer ..."WM% arsatta NIMO11111116111•11•111111111M111111110...../ IMIIIIIA 1 , . . . • i . . l, I •• 1 , . o . . .,.. ‘ . ' , \ 1 ‘ ‘ , . I . . , • .. . 0 . . g II in I • . . . . . • II ii ' 11 j I g B // o 3, . / "33 Circ ;11 EXHIBIT 1 ‘ S I I . .5c, I-815 Auld • . . TAC* k ,a. • l . ' li ..,..1•4 two. ,..)............... B . P • MILIIIIIIIIIR MiNiiiiii& DeN 104412. •r rl 1...OT Li h./M iN=PXL.D'Sor NI mr,l-r • t•Ac-,L5 N-1-01.I N P•12 t< Clew r ' IFAWAKEFR1)I thou.ENGINEERING APP PLANNING•SURVEYING DOI I Dec'ef-t , • Associates Inc. KALE i Orico' , . . . ItOso SW ALLEN ROO.SUITE 100)RIAYER TON,OREGON MOS/'SO ell Olio /OS Ns.,854.=I .' • ANIIIIIIIMIs . i • • • . •ij . • . . • / 1 ,* • . , • ' ‘‘ ., . . . . . . . ... • •4 • . . „ . .• . , , . .• . . `,',\ It' •. . . . ..4• - ' rc. ..s ,...............,, ,, • • cs.• cz,r) , . 1'. ....cc M. ° • J..' ... / , . . • . , x x-1-•• ,t, . o x 1 ' , , I• ., 1/43 us "..'.... a . . . .•'..,''r''' ' 1,...... t .' . ...I. . -Ilinemiminir % i%. . .1) , . . .,.• 3. "• 4.. ; •t i ... ‘. • I '.. $, l'. • / ,t e4 14, 3... '.21 4 ,••• • •• •• • :: .4,i t...s %. P, ',''',...1- 1 ••• •••A• '• •• . 44' •• V. ,14 1:4 .r•-4:: .. A.4. ... A 0) .1.,• ,.. • .4 •. ...,, „", •,41, „.. • •• . „.„ ..,.. 4t• . 2• ' A t• . '• , ,,, • ., ••'0 .9 A•,04'' l'..5.• .1 " 16 " •• '...Y11) 3 L . • • J•,• • • s, .7 ns(‘J %.. 1•4:"1 A :4 4i.'4: t . °11,•''.... • .! 4 :41 N9, ,3•• • • 4•••, •• I• 'I • . L !•,' 94 1,.. •'' 1 -• 4,,, • •, -,,••• .t• jt,,, ...... • , •. .•‘.• .1;, ,,, •. .r, 6'••2 f t'^' . . • ,-.. f. . . •ss t, •••• if 9'.‘11 'I'411° '"2 ' • ,,,,)g° ,0 ' ‘••••.. . .,.. 114, -.4:.-.17,1',4it...' ,..,.. 1•, 43), ,,A • L • ' , ' ''. 01 ti, , . • .41• ., f..,; .,, , .,'.,,* .. 0 (.,... .• . re.....0. •414. • J '.4 ,,,,,' , 0..,' ' .,' ... • 045 •,..:. 4 4 61.• " Or •••• ,.. • P v , 0. •r t P ' `04,;.. • • ,.• ..I 1. .. ; :..• Oi . ., .. 0 . t nr . 4 • P....''N4 I.: i' C.' CO '^ •'‘,4;i gl •A 4, • 4 40 4 • • CO 4' 4, 4," „ o.. ,I,...• ., ..4; i . ;.. ' , .t,:.!..,.,M. , "nr, , • ..• 1 , , I. a y • t 0‘ '''. " i.0 A •• ' 1... •,4 .4 4.441 t)i • • t'.. ...r ' 4.4 gv ,.r N 45,• Cil I/ t, C)... t....,...%^.., '.1• 44,.: 4.....'"r "4( ''' s sox. , • ,o,, :. ,' ' PP 42, • ` 4; : 1 ' •r CO •. ‘' 4° • 4:1(1 ..el) '4 ott ...... 2.. .....„1.....-6 , . • ; *rot..,, ....t.,.1,,,.. ir ...1-1.•••,?,, °.itNl ".H.,,., •• ., ,, J.'s". ..'N . , , /.214,,, 04.4) ik, V i 4. .. , •4 ..... 4' ..• V• Pits *4.1 •1' • 4 4:4 1 I II „ •,:e '' 43 1 '... F. . *• V ' '' ''t l'k . .4. '7 "4".• •' ' i ,._''''•• •r•• - b .•••• ..... 0,4. ,.1•• tr ,'. 1 . 4 , -.I.1/4, r r . s% a. :0,1,, 4. , ,740,;•,..„,e0.1---7 .1., ,, •,, . i• ,;.• 11. 4 4) ''' .Np2 ,.. ,. Ie. ,, •4.4.2 , r ., :. &'' , v.:1•7•& r i i‘ 14 °) 4'' ‘b IC" ,...• .."•,. • '6 •Si: ••••,,c1 8 • I:. ,44".1•• • ' 1,t; •411 A l:' . ' , 4,. ., , ”'"•••7 : ‘' 3'. , .. . )11..,.:• . . q. ' v. .: -'41.:•..?"'.t., 'A ':'.t•.'••J•'i ' ., • ‘V • 66 lte..) 14;f'''''' • , 0 t . ().v. .• & ........ ,1/4 ,. v ...cp A .t• , .I.,• .... `•,... •-.. 4 ' . etN tr2 Z, •,? v• 01 4„,,a) ,, . ...„,.,,• r oe . . ,,,,..r, C k.,. l' • (0 or e. C1 :1 h .iti '1.. , ''':- , • '' ; 1. tP, 1.-• •4 ' 1/4, • ' .. * 4* * " 4,1 ". S..) tto • ' '.. L ^ .. 1/4' g ..„.•., .. .' ; ‘1.4 ..... '144,111'..V1)) 4 ‘..., \te. ... ....„,t t.,4,, t t .t r •„ , )s .r,7 ,, .,..t .1. co .,, ..., "b... • 4 " • 40/ ,.. .r.. .4 ... ...,:,, N• "" 44 Ve.',,... ••: . .'.' '. ,„-k a • '". .. %•'' .C.) ‘i'Is C.). AN 7.".. ' i •'''„,-' ', (0 • '' , -' " s .; ,...... „ ' 2 1 to t,. • .. „4,!;,,,,,,,,.." 7,,1 ' 7 .4' -4.1 ,i):"' . 1:' • 0 '..0 1. "I",•1 ,• A ,... A % , A •, ,,. . ' 414 • • 11'a , ,/ , st, :* ,.. .. '41 ' '.: A• ...'.14 . \•F9 I° •./. tp 1' ,I• '• . , 4 ..0°:'11'4 .. '11 • r--... 444' . a. 7,..14i •4 b i .''‘•• ,• `.• .4 I. 0.46,,.' *• k., 0-0.• •4. to .„,,,,2,1 41• •,,e '.1.8.0:..-4.---6i7•47&/°19'44::/, 0 e • "1. r. 4, •4 , '4. + ••• •1 Ji Up •"., . '• .• •• .r 4 %, „. i• • ow, / % 01, F.; ,. . 03 1',,: • '", ,' •••• . I .1 \ *II. 1 I .,„4 s. . '4 S., ',,, 1 ....1 ct % ..A .. ‘" 1 cz, .....1 „ h. 1 t 44• • f Ck 1•. :r .."' ''''-.... ; ... '''; '44 , a (..) : k -• •, ,." ' : . ., ..,.... ,., ,, i'alt ./ .1 , :: , „; ..1 • 4. • & ••••.. z, • • al :,......: ' 1 ir 9 ••••• ;4 r., .k. !,, ,, L.) /...,.. . .., f ,••••... l• , , A &l: 44 A C) ry.,,k ., co Fc ^ • . . k., . •-7,•-....t. .1 al ,„4,,,, •• 4 ...•IT •'+ • A, cz) ; . ..., cl. , k.i , • '6. „ :.:ff r .1? . e k i".or ' 03.`'' , •rf .„ \\\.\\,. .„.........., , . .., •.. 4.. • IZ:i ,li K. ., 1 . N, . • p,$,. z , , '"Af$ -..):,,, , N i .),,ce•\,. 4,....t:$...t4,, ,b• 2177 , f •t N.'..,,1 ' ' '''L pt,,,. k '''" " il It`i/ •)",:o... 1.,,, ,..; L.) 1. ."tt."7.1 , '\'' ,I1 . cj, • 4"''''' '6 , ,t_4::Z....., 'ji W I'" , • . 1 r,.) ‘'‘‘\j.:.17. :•,,t,1 I: I 1K . ' ; , . ,.,..*. ''' ' -b ifi.$4 I.1 . , • 1 . i ,•••••• Atk.l.,..,., , ° 1.' • . .(13 ,• . iil:, V. ., • I • 4, I it • ..;. ,4 ..,'„i •:4. . •• . '' LiL 1, ,•' • • . 1 ) •• . 1 ;:I •• '•it ILII;! ''•,! .;••• ty• , ,. i) • * • '• j ' 1 • . .. .,, ......,...„ tt . • i 1' h 1 Al t. 1 ., • .1 N, 4,1. .1 ay,c,.. ..:{s\ . f' • . ..,•' tkv ik1/4 1, i sd ,'. c0 .0• ' , as, l:! , ..... .. . .............-..... ..... , . • .4. i i 4.0 . . l• VP AO e VIA. •• ) • LO9c..0,z,) fr*rot,o,,' (sver/. ti,) 'I• .3:..'.4 N.70,00 .15'.1/0 ' dol 7s4 fro* cl , k A • . • I . . . • • n I . . • . . ' ' . . . A • • . ' . . • . o � ,d /4 o O or`,/ M. � /• O � �` Pry • •�/i If1 O �r p `�'r ce •. /: ,r4 ao/ Z 0 O La e �O mH y, . iir. l O 1 \�•.. �� r' I l0 tJ \ �, of t • e . 1 1 •' O ` .II �+ I `��•`..• / O 61 on 0 gm 0 a • 0 •I'T i *t\ .7. 7, 1 ci 'd ci •..... ,,,,:" .-.:.. •e ,5„.",.. 0 tt It 1 4 • f f•. • w in N 1 • �� .A.,/ ' r Y • [� w it 1 I.., N % ♦. a a'r 01 y 01 w0e• •• • . o t0i,.. o 1 �.. •` q (• 1 / g o , z'/ 0 ...... ....... !0 ,- h./ I — 1 0 k w O I� M? 1q ti ' — f s: L �• •� •• 4L47 ,l 0 ;O ` . a N j / /'1 • Jib /0 ./ \,i. • • ti 1, 11 1 1 N1\, ��• N ,O h ' • ; ter. I / , a. •�, ` .... • • in ,p� /1 /\ r .. O ♦ \ • / •' , r/ / ;'a 0 • • ` °y/I / ' ,/ 1i / 1 �� I , f r iOel � y I\ `r '' • • �'' > ✓ / ►�- ?'' 1� E X///��•'''H II B I Y / ��/l /Vr� • . ��' .,1 So I...alb 0 2 ' 0 � 43— N // q ,• • \4 % v Q w ti c. ' /1 ti , G��QP to \/____ ' • • • 4: Ih re) \ • O m ` O ` , �, • • ' iii }. ' /i/' 9 4 . ., ,. / o �09 'gym« S •' .," $- ,o O. •W • '+�. N •+ r gz cz • O p / 2 rn to tr, i a •••• p.. 01 ‘ . ` f ' �' � O • \ t \N at ti 1 �Y,] op '„ 1 \ ,� 0 I � (0 §..) \ O I CO ••. •r N ..49 iiiii." • 4-1 413c/6'3.-10 5'''' f 2 on 6.1•r L f 1 i / ' ,•• o O � , , . oM f S1 �~ ! IA N r . 8 � .\ ,N .n � ., Q ....f, Li N • , „.4 \ 0 -1,4 • in .r•or ,.Y. t..' / : r '`„ R 8 m I2a1a• Q4./ t I •1 ` N• a +' O • O �r 1 • to) U ..\\\\•• ", O • o ijt •/ •,k '< I .• V 1p / :( ... -v j d; LL, e��/ "/ ,� y•. �l 98 4. M s ••: 11. 8 • • .4. a\ 01 ...., k 0 4t/....-,, •� • ��•� '> / .' w Cr i /� / N �4% O w I, K/ L � , / 0 .. O N / •• -i' 1 • \ /� ' • 'Wet` 1' / ) �� • ` M ` .O♦• t;E'0u • \ h I W / \ 7 , ',11 E X i AA le G ( N Lim 1-se, s ►.•84• ,„ ,„!„, c5c� • CITY 'OF LAKE OSWEGO March 21, 1988 David L. Bantz Waker Associates, Inc. 11080 S.W. Allen Blvd. Suite 100 Beaverton, OR 97005 RE: SD 1-88 I Dear David: Enclosed is a copy of the staff report for SD 1-e8 . The report has been revised as per your discussions with Robert Galante and with regard to your correspondence dated February 17, 1988. Please be advised that the survey which accompanied your ® correspondence (P.S. 15473 by L. Brian Weigant, filed with Clackamas County on February 9, 1978) serves to comply with Condition Number 1 and part of Condition Number 3 . Please note that while metes and bounds descriptions for each parcel are still required, reference to this approval by file number and inclusion of the approved survey map will not be required until the next property transfer occurs. I trustthat these revisions will have addressed your concerns, while still meeting the intent of the City ' s procedures. Respectfully, OX:41"e,g91(ge- MICHAEL R. WHEELER Associate Planner MRW/jaf Enclosure • g 1XHIBIT flziL late '.( StAll tilklI1 Poo t1IIit I lit std. IAF.I (hWj tit t;t,kltd)ti ;II+I i�tI t�atf 0 II . I, I / x _ el a . o° :% Pe) w' I , ,; ~ ^� 'PI tri td z 15 fli!tf M maves cr u k\* 1 \ h °x• o ae'Z W cNI C • O w -4 r5: >try • q a5 4 ' \ h " Z / . . " ��. p ..1 rN' aar>N�a • r 0 ? I e e..;�.� o o h �J 0 N. it 1 �a�S) I*�.. r. .,y ►► } 1 Q V s toss t• 41 t. `,I �� 4. NJ v: PC C 14. . O /(1) �� >Ntre i *..t S 'AO/ i\ IA.... . . ON. .r, I.. Sul °;r`R)•;` B 1 '"r �, t.r.'n•+,..s' 0' MM O 0 \ t Nam ' s I .I 0 N o d I i t cV n to Vy (0; 1,f.00(R7 I • q ,v �'� o +Iv J.. `V 0 h *l4 k ° °. bI ► n \ 4 fa) . . r 'vNi Q a 7. •Jvior •r lu •,; " t ��'�r� 4 4 tip , i "I ,, ` ' � 41 03 " i c), ,0 i.. :... y).1,1:L,,, 41 . k, • V U 6L .J I�. / w`' f"...i'•' :� is /I 0• Q w`a.tii oo.o�+•d° • I `� N 1� c ;' •• 4. °"s.. :tiff `O 1, -- 1.4 al ► .b► } '/., "� N 4 \ L7 #°ti ' it,/ `,5, 4., c' v z w" O Q 3 tl 0 c. 1 / ..^41' d ti pit. v V O Q u Q kt h � " ki 44 q . -,. k )'' ,._. «: ♦r. .L. ..,»... . «r. _ •_».i,a�Gr - ,...... ... 6 h•.-' • ..,---,a 44 44 .6.44.641r6 STAFF REPORT CITY OF LAKEOSWEGO LAND DEVELOPMENTµSERVICES DIVISION APPLICANT: FILE NO. : Waker Associates SD 22-87 PROPERTY OWNER: STAFF: California Oswego Ltd. , Investors Michael R. Wheeler LEGAL DESCRIPTION:- DATE: Tax Lot 8400 of Tax Map 2 1E 5BC September 21, 1987 Supplemental, Map #1 Block 4 of Quail Ridge LOCATION: NEIGHBORHOOD ASSOCIATION: 11111 Boticelli at its intersection Mt. Park with Fosberg Road COMP. PLAN DESIGNATION: ZONING DESIGNATION: R-3 R-3 APPLICANT'S REQUEST: The applicant is requesting approval to divide a 5. 77 acre into two parcels, each 4. 05 and 1. 72 acres for the purpose ofaat securing a mortg P age for the remaining 14 units of a multi-family • develo ment a pP�'�oved under the file designation DR 13-80. I . APPLICABLE CRITERIA: A. Zoning Code: LOC 48 . 120 R-3 Zone Description (set- backs, lot area, lot covraLOC 48 . 710 Applicability of Approvals, Uncompleted Construction r 2 EXHIBIT SD 22-87 g hl Page 1 of 8 4 1110 B. Development Code LOC 49.140 Minor Development LOC 49.200 - 49.210 Minor Development Procedures LOC 49. 215 Authority of City Manager LOC 49.615 Criteria for Approvals C. Development Standards 5.005 - 5.040 Utilities Standard 7.005 - 7.040 Parking & Loading Standard ° 12.005 - 12.040 Drainage Standard for Minor Development 18.005 - 18.040 Access, Standard 19.005 - 19.040 Site Circulation - Private (li Streets/Driveways D. Comprehensive Plan None II FINDINGS A. Existing Conditions 1. The parcel is composed of 5.77 acres in an irregular configuration. ` 2. The parcel is located at the northwest corner of the intersection of Fosberg Road, Melrose Street and Botticelli. 3 . The right-of-way of Melrose Street is currently 40 feet wide and is under the jurisdiction of Clackamas County. The right-of-way of Botticelli is 50 feet wide and is maintained by the City of Lake Oswego. 4. The parcel is currently the site of 43 dwelling units (apartments) , located on the Northeast 2/3 ' s of the site. 5. An 8" water line is located in Botticelli . 6. An 8" sanitary sewer line is located in Botticelli . 7. A storm drainage system is installed on site and is discharged into a utility easement on the west property line. 410 • SD 22-87 Page 2 of 8 ® B. Previous Actions . 1. An original application for a 64 unit townhouse " project was denied on February 23, 1977, and again on May 18, 1977 (62 units) . No decision upon reapplication was rendered on July 6, 1977 (58 units) and the project remained incomplete (DR 3-• i ,k ' • 771 , 2. A subsequent application for a 56-unit townhouse development was y,;pproved May 24, 1978. The final plan was approved August 9, 1978 [DR 17-78] . 3. Following some revisions to the original approval, a 57-unit condominium project was approved June 2, 1980. Several modifications followed [DR 13-80] . • 4. The applicant's narrative (Exhibit E) in DR 13-80 noted the following: . As a result of the 1977 proposal the homeowners to the north purchased 50' of the parcel as an additional buffer area. . . " y No evidence exists which indicates that the City of ID Lake Oswego has approved the lot line adjustment reflected in the current configuration of Tax Lots 5000 5500 of Tax Map 2 lE 8BC. C. Compliance with Criteria for Approval • As per LOC 49. 615, staff must consider the following criteria when evaluating minor development: 1. The burden of proof in all cases is upon the A' applicant seeking approval. a The applicant has borne the burden of proof through T submittal of documents marked as exhibits, accompanying this report. 2. For any development application to be approved, it shall first be established that the proposal conforms to: a. The City's Comprehensive Plan There are no Plan policies which are applicable to the request. 1111 . . SD 22-87 Page 3 of 8 • b. The applicable statutory and Code requirements and regulations. Zoning Code Requirements and Analysis The R-3 zone requires 3 , 375 square feet of lot area per dwelling unit, with no minimum lot dimensions specified. The proposed parcel, upon which the existing 43 dwelling units are located, is 31,293 square feet • • in excess of that required. The currently vacant parcel, upon which the additional 14 dwelling units may be built is 27,673 square feet in excess of that required. Other applicable zoning requirements include setbacks. Care has been taken to maintain the required setback of 10 f;7n;;u': between the two proposed parcels. Lot coverage shall not exceed 50 percent. Development Code Requirements and Analysis The proposal is a minor development and is being considered as such through this administrative review. c. The applicable Development Standards The following standards are not applicable as they apply only to major development: Building Design; Transit; Parks and Open Space; Landscaping, Screening and Buffering; Drainage for Major Development, and the Site Circulation for Bikeways and Walkways. The site does not include any Historic Resources, Stream Corridors, Floodplains, Wetlands, Hillsides, or Weak Foundation Soils. No • fences are proposed. Utilities Standard (5. 005 - 5.040) The parcel is served by water, sanitary sewer and storm sewer as depicted in Exhibit 3 . Utility easements will be required to assure access for maintenance to these services, by both private and public entities. In the event that the parcels are no longer held by the same owher, all access roads must be treated as reciprocating easements due to the nature of the loop circulation system. SO 22-8'7 Page 4 of 8 c u a 4..,E • Parking and Loading (7. 005 - 7.040) The off-street parking requirement is based upon,., numbers of bedrooms per dwelling unit. The applicant has not provided an inventory in this regard as a part of this application. This will be , reviewed as a part of a future construction phase. , ' Drainage Standard for Minor Development (12. 005 - 12.040) , This standard requires that drainage from development not adversely affect other "property. An existing on-site storm drainage system accommodates this requirement as evidenced by Exhibit 3. , Weak Foundation Soils (13.005 - 13.040) The Comprehensive Plan (page 43) indicates that the site is affected by weak foundation soils. As a result, a soils report will b(. 'required prior to future construction. Hillside Protection and Erosion Control (16. 005 - 16.040) 4111) The Comprehensive Plan indicates that landslide hazards may affect hillside stability. These factors must rely upon a soils report to be • determined and be mitigated. Access Standard (18 . 005 - 18.040) This standard requires that every lot abut a street for at least 25 feet. The applicant' s proposal meets this standard. Site Circulation - Private Streets/Driveways (19. 005 - 19.040) An existing circulation (loop) system is present on the site and meets the requirements of this standard. d. Any applicable future streets plan or ODPS. There are no such plans which affect this site. SD 22-87 Page 5 of 8 �• rj P , 1 ' C. Conclusion4111 a Based upon the materials submitted by the applicant, staff concludes that the proposal complies with or can be made to comply with all applicable criteria . III. ACTION TAKEN The staff approves the proposed minor partition, subject to the following conditions: 1. The applicant/owner shall apply for a lot line adjustment regarding Tax Lots 5000 through 5500 of Tax Map 2 lE 5BC and Tax Lot 8400 of the same map as existed prior to August 9, 1978. A decision shall be forthcoming before proceeding with further conditions of this approval. 2. A final plan (as depicted in Exhibit 4) shall be • submitted to City staff for review and signature of approval within one year of the date of this decision. Upon written application, prior to expiration of the one year period, the City Manager shall, in writing, grant a one year extension. Additional extensions may be requested in writing and must be submitted to the City Manager for review of the project for conformance with the current law, development standards and compatibility with development which may have occurred in the surrounding area. The extension may be granted or denied and if granted, maybe conditioned to require modifications to bring the project into compliance with then current law and compatibility with surrounding development. 3 . The final plan shall be registered with the Clackamas County Surveyor ' s Office and recorded with the Clackamas County Clerk' s Office. 4. Legal descriptions (metes and bounds) to be specified on legal instruments for title transfer for recording with the Clackamas County Clerk ' s Office, shall be provided to City staff for review. Actual recording shall not be a condition of approval of this decision. However, when recorded the instruments for both parcels shall reference this land use application -- City of Lake Oswego Land Development Services Division, File No. SD 22-87. 5. In the event that the parcels are no longer to be held by the same owner, public and private utility easements Page SD 6 o 22-f8• 8 lJ • as shown in Exhibit 3 shall be illustrated on the final plan and shall be described and® conveyed as described in item 4 above. Said easements �'shall be shown and described as follows: a. Sanitary sewer: Minimum 10 ' width over all lines highlighted in yellow. b. Water line: Minimum 10 ' width over all lines highlighted in blue. c. Storm drain: Minimum 15 ' width over the 172' of 42" CMP in the southerly street "for purpose of, maintaining and repairing a storm water detention structure" and the storm line downstream of its outlet shown in green. • 6. All access roads (including parcels 1 and 2) shall be declared as fire lanes. 7. In the event that the parcels are no longer to be held by the same owner, reciprocal easements for access shall be illustrated on the final plan and shall be • • described and conveyed as described in item 4 above. Said easements shall be shown and described as follows: a. Reciprocating easements for vehicular and pedestrian traffic over the private streets. b. South parcel needs to grant north parcel easement for drainage over streets in south parcel and through storm drains in south parcel, along with some sort of joint maintenance agreement. 8. Evidence of the above to be provided to the Public Works and Development Services Department prior to the issuance of building permits requested subsequent to the date of this approval. IV. MISCELLANEOUS A. Because only 43 of the approved 57 units approved by DR 13-80 were constructed by December 16, 1983 , the , approval granted by the City at that time is now void (LOC 48. 710) . Since completion of DR 13-80 was not achieved a modification of the approval must be sought, establishing a new schedule of completion for DR 13-80 . A planned development is considered to be a "major development" by the City (LOC 49 . 145) . Development standards applicable to major development will be required to be met, including, but not limited to the following: SD 22-87 Page 7 of 8 ' • • • 1. All construction drawings for utilities will be subject to review for compliance with current City standards and specifications. ,71 2. Provide a soils report with regard to weak •'� � foundation soils and slide area present, as indicated by the Comprehensive Plan. 3. Construct a handicap ramp to connect existing sidewalk on west side of Thunder Vista Lane to Melrose Street; continue a 5 foot sidewalk on the west side. 4. Complete curbing of Silver Court; repave areas of soft spots, broken pavement; install handicap ramps at corners as required by the Development Standard for Bikeways and Walkways (20.005 -°20. 040) .• Prepared by: 2 � ( /44-(F '9,Q7 Michael R. Wheeler Date 4111 Associate Planner • Approved by: 1< Sr +eAAA-tger )) (6tri curcn Karen M. Scott Date Assistant City Manager Planning and Develspmnt v„\ Exhibits 1. Tax Map 2. Applicant' s Narrative 3 . Sanitary Sewer, Storm Drain & Waterline Plan View 4 . Site Plan SD 22-87 Page 8 of 8 • 0 • a 4\ i o. ( t.0 1~ ti 1 ti r Q U O O o c O ti P 7-.. tD 1 •• g�' 1 0 ` p qr`,,r el CO o O et (r i •.. \ A i,•.t 1 1(1 a '-i1 'i s 441 ;• ''�'* / fib' 0 • •dr 1..../ • ( ,) , , \O•• iLY•� 4+ O k. o ••.• 1,.. ' p‘ \ 0 O.r n Ci �.7�`'-Z.' ' e' �N •,•�j •w /"rye _ '��3d� d�-•��1..�, .,,,♦ ,O• '4," ,v • i1�V YY • 2•, Al t ' O r •O : •. CO : O w ,I I to �Q v , . � 1 o. Zv n : , A I � Ill 'I ; .; 0 "ct • OD 41 EL •� :'•• ' o 1 .. " , EXHIBIT } to • LL, „1.� 5D2x.-s • ti • II " �n ^ / �/ ' - _ , s . , 4 . , cr ......, , .., , -, , ,_ i----7..... ; .,„ � tD I ,�i � �C') /I . i n ti/ •., / d ` r , •. / r ,/ O r ° ( (.L. a II i �.. .-.••• ra. .rd.a •• •, . ice • ,M t> /1 ,n1 0 . CASA DEL SOL - MINOR LAND PARTITION , f STATEMENT OF INTENT 1� The intent of this request is to divide Tax Lot 8400 of Tax Map 21E SBC into two parcels of 4.05 acres and 1.72 nacres. Parcel �/. 1 will contain all of the existing 43 units and Parcel 2 will be vacant except for existing utilities and streets. • ' The subject property is zoned R-3. All setbacks, lot areas and land uses will comply with the restrictions of the R-3 zoning district. ° Both parcels will continue to abut S.W. Botticelli. o L c1 • , 1 , ') .y • . / 40 .. „ I f/ • . , , ... „ . . . . . ,, raw R y., 4 EXHIBIT , 2 4 ,, J' 40 ., i f� ,, AUU 1 ± 1G87 :;8, ii ll � • • • • • • • • • • EXHIBIT TOO LARGE TO REPRODUCE r a t • • • • _ \\ 2 t .., ..i.m eh-,._-. �. ..-w....w,...,w..,.-«..... �......•..�......✓. � ,........-....,.........-. ...�... _.. ...._H..... .� ..:is • . i 1 ' . / Y�It• oI� ., . Id ' , P P •t" iI _ i y i [, f :1:I vim N I'` ` �f ,{ ` •� J / g 8 , . . 0 . , , . , . ............., ........ •, .: ,......_........ r�q,, a L.l 7 , , . . .„ f,, el] ... 0 . r i "i f.�...\\) 4 EXHIBIT —1 01 .......___, . ..) 22.-s7 _. !!1t III = VJESyERD+ »ALTY r otv6topMgilr GASA DEL SO L 6 ! I3�1� �WIi1LLR IM, AN vAr{71TiaM 1; ! '� , IIt' l `- MINOR L A As�oclat�s ina . • - . STAFF REPORT EXHIBIT a May 22, 1580 29 51305 111/1 - DR FILE pR 13 80 , APPLICANT Thunder Development Inc. FIZ /3 -•8''a LOCATION North side of the intersection of Botticelli Road and Melrose Street LEGAL DESCRIPTION Tax Lot 8400 of Tax Map 21E 5BC Supp. 1 APPLICANTS REQUEST Preliminary and final design review approval to allow construction of a 57 unit condominium development. SURROUNDING ZONING AND LAND USE Zone PUD, the site is surrounded by multi- family and single family housing as well as presently undeveloped land. EXISTING CONDITIONS The 5.77 acre site slopes 20-25% to the southwest with a bank of30-35% slope and a more gentle slope of 5-10% in the southern portions of the site. There re excellent views to the south and southwest. ') The site is heavily treed with mature stands of Douglas Fir, Big Leaf Maple and Oregon Oak. The higher northern portion of the site is; solidly covered by mature firs with an understory of Vine Maple, Ferns, Salal , Oregon Grape; and wild flowers . • Soils and geologic studies indicate adequate bearing capacity for(typical construc- tion. There is no concentrated surface drainage or springs evident on the site. - o The site is surrounded on all sides by Mt., Park common property. Along Botticelli there is a 10' common property strip which continues along Melrose. On the west side is a 20' strip which forms the boundary of Mt. Park. The north side origina1'lY had a- 30' common area. This has been increased by the purchase of an additional 50' by the homeowners to the north. The east property line is bordered by a common strip 30' to 50' wide, through which an open drainage channel and paved pedestrian path runs. P The required building setback along the west, north and east property lines is 1 ' . The property line along Botticelli and Melrose requires a 5' building setback. The west boundary requires a 15' evergreen planting buffer. DESCRIPTION AND ANALYSIS OF PROPOSAL Several proposals have been previously 111. presented to the board for approval (DR 3-77 and DR 17-78) , In August 1978, final design review approval was given for 56 condominiums with several conditions including requirements for a soils and geologic 'report and minor design revisions, , A soils investigation was done, the building plans were checked in January 1979, and a building permit was issued in May 1979. The only work done on the site was preliminary brushing of the road location. The topographic survey was determined '1 to be insufficient and the tree survey was questioned. The Design Review Board approval was revoked and the previous applicant has sold the property. A new on r �` • site topographic survey has been done (the previous grades were taken from'�; lr photos) and the tree survey corrected. Both are stamped by a registered urveyor. . " IllThis proposal calls for 57, 2 bedroom, 1500 sq. ft. (approximately), condominium units. The design and siting of the units provides for the utilization of " passive solar energy techniques to reduce the need for non-renewable fuel sources, 1 , ,. wW • M w� • Staff Report (OR 13-80) May 22, 1980 Site coverage has been mirnimized by making smaller, narrower units with no �! driveways. The building area coverage is 20%, paved area 22% and open area 58%. Each unit has an integral carport with two spaces. In addition to those spaces , 26 guest parking spaces have been provided making a total of 140 spaces. Access to the site is achieved from Melrose at a point 100' from the intersection which is the flatest portion of the property. All units are served from a two- way loop road with one short spur. The roadway throat at the ,access point from Melrose is proposed to be 35' wide. This width is not acceptable and should be narrowed to meet City standards. The street width is 24' plus 6' of walkway area in front of each unit. The portions of the street not in front of the units and not needed for manuevering for parking are reduced tb a 20° width. The curves have a minimum centerline radius of 57' and maximum grade of 15%. The maximum grade in front of the units is 10%. Curbing will be cast-in-place concrete. The staff believes that the parking and circulation plan is adequate and that it has been sensitively tuned to this site. The units are combined in clusters of three to five units and are of two types, an • uphill unit and a downhill unit. The units are placed to preserve trees , maximize solar access and views, and to reduce the impact of grading. The units take full advantage of the site's solar access and views to the south. Each unit has two floor levels, plus a loft, one or two fireplaces, a private deck and a solarium. Each of the units will have direct access to the outdoors from one of the living levels., The unshaded south wall glazing will maximize solar gain particularly in months normally excluded, April and August. The applicant proro.'es to avoid summer overheating by providing mass storage, natural and forced air ventilation, and blinds or drapes. Underground ducting will draw cool air for cooling. In addition, seating and activity areas are set back from south glazing. The combination of solariums and thermal mass to provide heating through solar gain, coupled with a program for energy conservation (see Exhibit 0) will pro- vide for year-round heating requirements with only a minimal backup system. The staff believes that this application of passive solar energy techniques is a sensitive and responsible proposal For condominium housing. Utilizing unshaded south wall glazing, however, which partially Is dependent upon blinds or drapes to reduce summer overheating can result in the loss of view during a good portion of the day. The amount of thermal mass required and the setback of seating and activity areas will further restrict views and natural light. The thermal mass should be designed to maximize access to light and views. The roofing is glazed grey concrete tile. Exterior siding will be vertical t 1 g cedar stained a light grey. Staff Report (DR 13-80) -3- May 22, 1980 a • Four accent color schemes have been chosen for the building clusters. A bright °:t':d ® orange, red, blue, or yellow will be used on the canvas roll down awning cover- , ing the open rafters above the south facing deck. This awning provides for , summer sun control . Shades of the accent color will also be used for the front entry door and rear wall of the carport. The entry area is highlighted by patterned paving and a small portion of the roof above the entry is open to allow daylight in.,, In addition the downhill units have a skylight to allow daylight into the carport area. Each unit has a raised planter and an entry garden with a combination of vines, shrubs, and groundcover to provide interest and detail at the entry. This proposal calls for 40% of the existing trees to be saved with the possibility of sav!ng an additional 6% that are within 7' of construction. Trees in the common areas will be preserved by fencing the area off from heavy construction equipment. The applicant proposes to retain an arborist for the treatment of trees to be preserved that have any cutting in their root area or that need to be trimmed. Large areas of open space have been preserved to maintain groves of trees and provide an amenity to residents which is accessed by a network of pathways. The paths, constructed of bark chips on top of crushed gravel and railroad tie steps , connect to the existing paths in the Mt. Park common property to the north and to the east. Benches and decks are installed along the pathways. 1111 Evergreen buffers will be planted on all Sides of the project. The bank along Botticelli will be regraded to a softer slope. Ground cover will be planted which will extend to the curbline,and evergreen trees and shrubs will be planted to screen headlights and view. this bank will serve as a sight-obscuring buffer between Botticelli and the propsoed loop road. The requirements for a 151 wide • evergreen buffer will be met with plantings of several species of evergreen trees and tall shrubs planted in groups. All cut and fill slopes graded for the road and building construction are planted with shrubs and groundcover. The road is lined with trees and shrubs while the native understory is preserved and supplimented in the ungraded open areas. The benches and decks are screened by evergreens and rhododendrons. Deciduous trees are planted to shade the hot west sun and to shade parking areas. Evergreen trees are planted on the north side of the structures to soften the appearance of the building exterior. • An inground irrigation system of lines, quick coupler valves, and hose bibs will be installed. Satisfactory methods of erosion control for cuts and fills have been proposed by the applicant (See Exhibit 0) and are supported by recommendations of a soils report (see Exhibit i1) . All areas outside grading limits will be fenced off during construction. Staff Report (DR 13-80) -4- May 22, 1980 The applicants proposal for utilities and drainage calls for storm water to be drained in underground overszed pipe. In addition the four units at the lowest portion of the site will require pumping of sewage until such time as a gravity flow sanitary sewar is provided through the Westlake Development. Those units have been pushed as far up the slope as possible to reduce pumping requirements. The utility system is designed to avoid additional tree cutting and an engineer • will be retained for field supervision of all grading and staking. The staff believes that this proposal for utilities and drainage is adequate, however, additional hydrants may be required by the City Fire Marshall and all water lines servicing hydrants must be a minimum of 8" in diameter. Finalized plans, reflecting City standards should be submitted before application fora building permit. In addition, a proposal to revise the grading or provide other means of drainage at the rear of uphill units should be supplied by the applicant. The plans, as proposed, do not address that area. Street lighting will be provided by four 12' high post mounted 70 watt sodium vapor lamps which have light distribution cut off patterns to throw light only on the street. A wall mounted fixture is located on the front entry wall of each unit to light the driving area in front of the units , a lamp by the front door, in the planting area, and downlight wall washer ceiling fixtures in the carport supplement the exterior unit lighting. The applicant has proposed both directional signs and a entrance marker with the name of the development. The directional signs indicate general locations of the numbered units and are acceptable to staff, provided they are coated with a flame retardant or a variance is applied for to allow a combustible sign. The staff believes that the entrance marker does not match the character of the development and that it would be difficult to read the sign when approaching from the west. The entry marker design should be revised. RECOMMENDATION Approval , with the following conditions: 1 . That the roadway throat at the access point from Melrose be narrowed to meet City standards. 2. That the thermal mass be designed to provide additional natural light and views to the units. 3. That the applicant provide fire hydrants and water service to the satisfaction of the City Fire Marshall . a5. 4. That a finalized utility plan be submitted to the City Engineer prior to application for a building permit. 5• That the "entry" sign proposal be revised and be brought back to the board for approval . 6. That signs of combustable materials be treated with a flame retardant paint, varnish, or stain, or that a variance be for to allow a combustable sign. 111/1 • applied 7. That the applicant propose a method to drain water away from the foundations of the uphill units, 1) , • r . . ,. Staff Report (DR 13-80) -5- May 22, 1980 ' , • EXHIBITS "A" -- Tax Map "B" -- Survey . . "C" -- Site Plan "D" -- Site Section and Details .. "E" -- Landscaping Plan "F" -- Planting Plan "G" -- Elevations (Uphill Units) ° "H" -- Plans and Sections (Uphill Units)\ "I" -- Elevations (Downhill Units)' "J" -- Plans and Sections (Downhill units) ' . ) "IC" -- Grading Plan "1" Utility Plan ' 1 "M" -- Tree Cutting Plan "N" -- Soils Report "0" --,Proposal Narrative "P" -- Isometric Studies' .. "Q" -- Plant Schedule ti " ,, 1 iip ., ,,, . , . r , , , , . ,, ..4 . . . ., .. , , .. . . . . . ,, :, . . . ,,) ., ,, ,, . .,.., ., „ ,J}., , i . , .. . ,,, . . . ,. . . . , )i . „ ,. „ , , ,:,, • .. ,. . • IP .. I, ..,_. ....._...._..,...__., m .. , (�tt • • STAFF REPORT' • 11111 January 20, 1982 DR FILE DR 13-80 APPLICANT European American Management Corporation { LOCATION The intersection of Botticelli •and Melrose Street in Mountain Park LEGAL DESCRIPTION ,Tax Lot 8400 of Tax Map 2 <lE 5BC, Supplement 1 NEIGHBORHOOD ASSOCIATION Mountain Park APPLICANT'S REQUEST Approval of modifications to allow a change in siding application, building setbacks, construction schedule and in the landscape plan for an already approved 57-unit condominium project now under construction. CRITERIA AND STANDARDS Previous approval and conditions of DR 13-80 LQ,C 49,300 to 49,335 Major Development Procedures Development Ordinance and Standards : • 11110� Building Design p. 3 Landscaping, street trees, screening and buffering p. 29 EXISTING CONDITIONS A hearing on this matter was held on December.21 , 1981 . Appearances were made and exhibits entered as indicated in the minutes of that meeting (Exhibit B) . The applicant was not in attendence and the Board tabled further action until the applicant submitted a landscape plan for review. A complete description of the project and site conditions as originally described can be found in Exhibits D and E. • DESCRIPTION AND ANALYSIS The applicant has submitted a revised landscape plan which shows the actual setbacks of the units along the North property line and which shows additional plantings between the unit and the property line. The Staff believes the setbacks and the landscaping shown provides )adequate buffering for the neighbors to the North. The Staff believes that plantings should be sized and spaced as originally approved (minimum standard) and that the applicant should post a bond of $15,000.00 to insure that restoration and landscaping be completed as approved. The bond should specifically be used to remove excavated soil from natural and landscaped areas , to restore the common area as described in Exhibit 0 and to provide plantings necessary for buffering and the control of erosion. The bond could be used by the City upon failure of the applicant to complete work per an approved construction schedule. A revised schedule has not yet" been submitted, as requested, T EXHIBIT 2r DA. $-10 • A ' 1 9 n 1, if I ' A. f( 1 I t STAFF REPORT (DR213-80) anuary 20, 1982 Page 2 kThe applicant has eliminated some of the paths originally proposed and has consolidated outdoor seating areas ('�y providing one larger common area deck. The Staff believes these changes w01 provide more privacy to unit residents on this site. 1 I In addition to the landscape change, the applicant wishes to change the siding ' from the 1 x 4 T 6 G, applied verti, aliy, as originally approved, to 1 x 6 lap siding applied horizontally. Someof this siding has already been applied. The Staff believes the horizontal 3yiding aids in reducing the apparent height , of the buildings and is acceptable. Finally, the applicant proposes to combine two units into one and eliminate one of the garages. The staff believes the revised elevation is acceptable and that the concept of combining the units is acceptable. RECOMMENDATION Approval with the following conditions: 1 . That a revised construction schedule be subm itted to the satisfaction ' of Staff. 2. That a $15,000.00 bond be posted with the City to insure adequate restoration and landscaping of the site and common area. 3. That planting sizes and spacing be to the specifications of the original approval . \\ • 0 EXHIBITS A Tax Map ��' B Minutes of December 21 , 1981 C Petition From Neighbors of Project , D Staff Report of May 22, 1980 ' E Applicant's Project Narrative F Construction Schedule (Original) G Applicant's Letter of December 2, 1981 , 4 H Applicant's Letter of December 11 , 1981 , Revised Elevation t J Photos K Revised Landscape Plan' K-1 Landscape Details L Original Landscape Plan , M Rendering of Developynent 1 N Surveyed Building Corner Locations 0 Correspondence Between Applicant and Mountain Park Homeowners Assoc. , Opp. \ , P Minutes of June 2,, 1980 i „l I' /, o o • • BEFORE THE DEVELOPMENT REVIEW BOARD OF THE 3 CITY OF LAKE OSWEGO ,/ 4 A REQUEST FOR APPROVAL TO ALLOW ) DR 13-80 (European American MODIFICATIONS TO THE PREVIOUS ) Management Corporation) 5 APPROVAL TO CONSTRUCT 57 ) CONDOMINIUM UNITS. ) FINDINGS, CONCLUSIONS AND 6 ) ORDER NATURE OF APPLICATION • 7 A request for approval of modifications to allow a change in siding 8 application, building setbacks, construction schedule and in the 9 landscape plan for a 57-unit condominium project located at the 10 intersection of Botticelli and Melrose Street in Mountain Park (Tax 11 Lot 8490 of Tax Map 2 1E' SBC, Supp. 1) 12 HEARING 13 Hearings were held on' this request on June 2, 1980, December 21, 1981 fi. 'and February 1, 1982. Appearances were made and exhibits entered as 15 indicated in the minutes of those meetings and in the staff reports 16 of May 22, 1980 and January 20, 1982 . 1 CRITERIA AND STANDARDS 18 Development Ordinance and Standards: 19 Major Development Procedures and all Standards 20 Comprehensive Plan: 21 r, Residential Land Use Policy Element, pp 51-60. �{ 22 CONCLUSIONS 23 The Development Review Board concludes that this project fulfills all 24 criteria and standards to the extent that preliminary and final 25 approval can be granted with the following conditions : 26 • 1 (DR 13-80) tXHlsl1' • 313P D2 S-9• • • l 1 . That a revi3ed construction schedule be submitted to the 2 satisfaction of mtaff. ( } tl 2. That a $15,000.00 bond be posted with the ,City to insure adequate restoration and landscaping of the site andl 5 .common area. 6 3. That planting sizes and spacing be to the specifications • of the or iginal(i;approval. 8 4. That the applicant propose landscaping in the Mt. Park 9 Common area to then approval of the Mt. Park pp governing body 10 and to the satisfaction of staff. If a plan is not 11 approved, the landscaping plan for the site itself shall 12 be revised with additional planting 13 The seven conditions listed in the Staff Report of May 22, 1980 were 14 adopted by the Board, however, they have already been complied with. 15 FINDINGS Atli) REASONS 16 , The staff reports prepared on this item, dated May 22, 1980 and 17 January 20, 1982 are, by,":his reference adopted as the Findings and / • 18 Conclusions of Law to support the decision of the Development Review 19 / . Board. ' 4 20 IT IS ORDERED BY THE DEVELOPMENT REVIEW BOARD that approval be 21 granted for DR 13-80 With conditions. 22 DATED THCIS day of erla4.14- , 1982 , 23 24 25 Cha m , evelopment Review Board ::ge 0 .-^/ 4111 / '1'TEaT cretary, Development Review Board 2 (DR 13-80) A . e . ,., Ayes: Bates, Bonney, Petrie., Eslick, Nishimura NOES: None ABSTAIN: None 0 ABSENT':. Clarke, Henick 3 , 0184? 4 5 6 7 i; 8 9 10 r' 11 , 12 I ., . Se 3 (DR 13-80) { 0 ,, a i ., . •. .. -A"'!z,P 1.i.31I&.ItI a,1•? 1..1i gla.1.%l-,iir.-.,i4,.4 i:i.7,z12.;' ',i:Mil:l4 4i7,,.4. ,a•r_.1••. 7 i r r ; f :: ". i1:-.1:jil ij i ini 1. �1+i�! Ertl r:i• " \ t r* 1- 1�:5.� ...,...,"o.4''.''...1.',''.7,:',..,.•')'.'.).,s.5\.,,-...,3..,s.,'..,.0'_A'.‘.i\_.•,'_1 lLtilill..4111 iliiitillii2allidaia Ip,.!•i■f�i t-•7 `7lp iQ ' P ` i '4'7: L7.44 ..... .5.7.7. 4'4,:7ty.:'.':::::: •M.1 ,7',Li `. rr 1 •' f+.` eei . Al 1 iii4.173a. . •,....., . \.. . , . .,.s...t.:4Lei,•/...............w!a. ..447.',i;:.42t, S. . i ,.i,; :! iy 11 ,‘,4 ,t,,,,..,,,,..,. 1,10,;, :,z,:„..t. 110. , - i - 1.•V•� ' � `~, P ,p• , 7, rJi ye. i. , 7' 11 ",- t ' ,.l:,•4 I ( • � , r. r 4 ' •; 1 .iriliP or:, .4n• .. Kr s tie, I- ! ,n, -• ob:',. A , ,IIIIP .44, No ' , / s, 1.,.‘e / rr I j I c �� t i ••=.t • ' c '�i,�,�,y '' ,, •1,r ilk'fIIr ., Zi g .. I- ��` , F. �. ,u.: .:14 , Q+ . 1 ' '',IIL ...e0-4,3,, -7, g .ii) r„ 1 t. '4‘„.,a1t li4*.'.2J.'T.'1.o,''It.ir0f,ilti:,.x �t' 1 i 0. '",M d,%‘L4,1( (' V ��y, 17 \t a,z.;,..i.i .ll.•'.,.-k•..1I 1.,... w Mi S�)V J • t'N re't1V'JN3d I ... litlyri le.' .k;fil,t'l‘ \r I I , ilit'S, ., ', I . rffer 10 #) F., Le ..-.• c4 u; i i .. I '. * :. -. ,1' 1 ,,,,„ii. .....,.... ,. ,, „..,,, .. . , ,,. : • „:,.„., : .1. 2 x filk i • 4 4 '', `, w.ii"'ij `'- ," 1•'\ ,1 �r re ;\�4;J 1 1 • ,..; „',,, _ I '1/`h: ® r 1l 4 ;,...ii I, ....4r3.-- o,... . 6 40 0 . -4. 1 t ;Tlatil jy.... ., . , , , , ,,, , •„,,,..{.. . ,...:, ....e. . " te-,Ap„ il \ •, -,-1.4.oh:L , :, , , : ; ,. . _.,, . . .., '1.1-...; i ,/dr. if.--.„.41s,„,.'ir...I\T:r4t1111 a Ailime ' ‘ it \v".:11111111111111m • . , , ... . 1.. , 1 t, ` "" --- ,- ' :175 , t'-!',' ' 1 .1Pc-Zs.:4 ! I iitA! 1,0 % .47,Z\ ,,, ' v ,' , •, 'I AV.' . o' A ab-aft". 1 , i `n, ' ,. ,syle.,, . r, , . qpit_-! ,, \ p.. :1,.-.,- A, .54 , . ,4r.,.. ,, . . . . , , -- -4 fit .2, ,., , )1 11..4.1191.1 t- , _ k %.%`..., Art.., ,L,... . :..../, , ..... ye , %, s. ',r,"..\\L ir.‘, ',Ini, . ,-,• . • • •,.. ''!'e (' 4144. :- ' \ 1 if. '•,1 .' 7 ,,,A.?..,z, , Irk*. —,s--..11i't,''kts .4td )0.,.-:-..,,,, , , , ,„,,_,,,,, ,.. , . \ , 1 • . il ~� it r. ir. l..S �� 7 J,. li f . r__,,, . l ••,_ �7 , t i t ,, ,,u , �•� _, . . , , -1.-, ,I ,,,,.,\, , , ,. , ,..4.,.., . - f-(--,.., .„,e, 1 ! .4..,,\ •"1.,"6' ; r,-..,,-1* .1, , .-1 /,,,,.;: .. t , . ... _ -, ., . . 4, ''''' .,•,. \)'. ; A 1111,t4, 4 . 4.4 • —\14:01-\• • IziAill • - -k••_ily -••• * . Ai . , 11,1 1r `'MONF, i- ,_. . , €4 4.1 j•s,' ', , m , 1 I • . �ill 21111.4111 � \ L r 1.4 %a III 41, R ,•,--f,-. .-L'...„,,,, -0• .3.1 '''' ----- ` }. r_ ice, e I- , ' > ,k, , f L� i 14 0 , , . I' .4« • 11ii •' ; c\....,71t.....1 1 • g4 1 1 " ir- .11 . 0 4 a st r / - 0 .N. .,: "a ,',s vet, %4\ ,n ', 1 .f� ._. , \ ac ,� III �.� ,._.„)./ .... . �� ''' ( •li; t 4'•••�., I II ' • n".•••"•.'"N\ --41.1.A.,14. \ '. 411767. , n...7, • 1 . 1 r . , _ , . 0 _ 11.‘ir zt. ,......,_. . . 1, t‘t /1 i . C i / . A .,......... 1 . 1 „s • \. .„. ! • i . . I ii...)-. ... ti.,A\ t . . x .7 , .. ... ... I // ' , ''.• 7 . 6 ,,, . .....,,,, , , ,,,,,,..__ e ., , _ IF , ). % 0.) 1 ? . cc -... c 114,11kk 0 'kr '71kra ___ . ._ , *':$ ' . 4 pi i w 4.-• 4 �' �, / e , / f _ e \r 1 . 4 . ' Ala' ' - . - ::.• 11 .t:-, t• . r,.. , ..,,i7 . ill .•. 49 Ifr i . • * ' .4, - I: I-: , • • . .. 1 s. ..,. 1 .... .. ,... ... 0 . 1 , . ,..1.., % ' _._-_...._ _ • .t C � • • in ,,.. '' \ • 1111111 -t � .`iiceal • . ,, ,.1 : � • A._�0g �� ' �'' r • ' r Ys }. *ac . r, , „, ,,,.'t /fi A, • • Lt.- . '} ..• � " .1131.111.11r . J . t . - �• +S1 ,C. . �tic{ ,.1 • -x y'A,C .I+I N ti �, • NQZ Y /�K.tl `Z fn •r ,!1• ON ! .. �I• ' 'at t //"�„ ... •F a4 °-1' , •'4 d 1 1 l'' �, ,.q �I , • W 3. itL, a 1. 1 7 Y '" "Vacate to. the _October 17, 1989 .,Aemorandum (which updated the " . • August 19, 1989 memorandum). Adopted by Council December 5,._ -) 1999. MEMORANDUM To: Development Re'('view Board Members 41111 p Planning Commission Members " tXH1SIT I From: Mayor and City Council S lajp Date: December 5, 1989 00." rao Subject: Interpretation of Comprehensive Plan Policies Relating to School Capacity This memorandum is an update to the City Council's priOtr memoranda of August 19, 1989, and October 17, 1989. The initial August 19 memorandum contained the City Council's initial determination of the school capacity issue. The October 17, 1989, memorandum contained updated information and data received by the City Council at a joint meeting with the Lake Oswego School District Board held on October 2, 1989. This memorandum contains updated information and data relating to voter approval of a $17,800,000 Lake Oswego School District facilities improvement bond issue on November 7, 1989. As a result of recent determinations by the Development Review Board in its consideration of two applications for residential 11111 development that there is a lack of elementary school capacity, the City Council has conducted an inquiry into the necessity for the enactment of a moratorium on residential development, in accordance with the provisions of ORS 197.505-197.540. A pattern of denials of residential development applications is defined by , state law as a moratorium. The Council has been made aware of • the exclusion from that definition of actions "in accordance` with" an acknowledged Comprehensive Plan, and, on the advice of the City Attorney, concluded that the exclusion is not applicable to the current situation. State law does not permit the adoption of a moratorium without the City first making the findings required by the statute. The conclusion of 6 of the 7 Council members at the end of that inquiry was that the facts currently existing do not provide the basis for the Council to make the findings required by state law to justify the need for a moratorium. The resulting dilemma is obvious: on the one hand the Development Review Board denied two applications for lack of school capacity based on City Comprehensive Plan policies (a pattern which state law classifies as a moratorium ) , and yet the Council has concluded that facts do not exist to make the required findings under state law that are a precondition to the enactment of a moratorium. . 11111 It is the purpose of this memorandum to provide to both of the City land use hearing bodies the Council 's interpretations of the Comprehensive Plan policies regarding school capacity. It is necessary to have consistency in decision making from application to application, and between the hearing bodies and the Council. / , 1 0 Memc Development Review Board and planning Commission Members Deco Aber 5, 1989 Page 2 Thee ,interpretations reconcile the apparent inconsistencies bets en state and local law in a way that gives deference to the supe 'i;or state law while giving effect to the Plan language thrc ,c, h an interpretation process that has historical precedent. ' Thee ► interpretations are based upon factual determinations set fort . in Attachment No. 1. , 9 The nterpretations provided in this memorandum will maintain a cons stency between state and local law. The Comprehensive Plan poll i'es, with regard to school capacity, will be satisfied unle s the Council in the future declares a moratorium. Because fact will change over time, so may the conclusions concerning Comp ehensive Plan compliance and the current lack of the factual prec nditions for the enactment of n moratorium. Staff will upda e the factual portions of this memorandum on a regular basi , in coordination with the school district, and keep the Coun it and District aware of the changing circumstances. Futu e Planning staff reports will rely on this memorandum when addr ssing the school capacity issue. The Council expects that if C :aprehensive Plan compliance based on the school capacity • issu is raised during a hearing on a residential development IIII appl cation, each hearing body will reach the conclusions set fort in this memorandum. This issue is not Static and will be with as for the foreseeable future. The Council is committed to • impr ,e the current data exchange efforts between the District and le City. The )uncil wants to insure that applicants receiving development appr gals are aware of the current school capacity situation and unde stand that the Council is very concerned about this issue and Is the authority to enact a moratorium at' a later date if just !Led by the facts. The Council directs staff to develop �� appr )riate language to be included in the approval orders, to be revi ,ed by the hearing bodies, to accomplish this purpose. Atta anent No. 1 provides the factual findings of the Council with regard to the school capacity issue upon which these inte )retations are based. Attachment No. 2 is a listing of the fact' tl information relied upon to support those findings. Atta, tment No. 3 contains the interpretations of the relevant Plan )olicies. The r .ty Council sincerely expresses its gratitude to the members of tl + Development Review Board who have been faced with the jiff :ult job of dealing with this issue in the first instance, and t xo have done so with professionalism and obvious great cone+ It for the community as a whole. Atty, :orrespond-7 Attar +ments 1-3 �� ATTACHMENT NO. 1 FACTUAL FINDINGS ( 12-5-89) The City and the School District have coordinated concerning the impact of development on: the ability of the District to meet its legal obligations to educate the children of the District. A significant portion of the School District lies outside the city limits and the City has no control over the impacts of growth occurring outside its boundaries. The City has received no communication from other jurisdictions served by the District ' that they perceive a problem or intend to limit development due to school capacity problems. The District has provided the City the following facts: 1 . Attendance in the 1988-89 school year at the Lake Grove Elementary School exceeded the capacity the District `{ determined necessary • to provide an urban level of service at that school. The Lake Grove Elementary School population has been reduced for the 1989-90 school year. Enrollment on June 1, 1989 was 651 students. Enrollment as of October 2, 1989 is 530 students. 2. The District has short term plans in place that address 11111 the current capacity problems on a District wide basis . By implementing these plans, the District stated it will continue to provide an educational experience to its students that meets District standards. 3. Through use of the short term plan, the District can accommodate a maximum capacity of 3,726 elementary students. 4 . The District as of October 2, 1989, had an elementary school enrollment of 3,157 students. Based on maximum capacity and current projections, on October 1 , 1989 the District by implementing the short term plan will have unused capacity system wide that will accommodate 578 • additional elementary students . 5 . The District has a long term plan to provide capacity in addition to the 578 seats to be made available through the short term plan. These long term plans include an additional elementary school and remodeling existing facilities. 6. The maximum capacity of 3, 726 students, assuming a continuation of the current rate of growth, will accommodate new students into the 1991-92 school year. 1 - , Attachment No. 1 December 5, 1989 411V , Page 2 7. The earliest completion date for the new school authorized by the November, 1989 bond facility election is Fall, 1991. The remodeling of existing facilities, to be funded by the bond issue will be completed before that date and will provide at least 250 additional seats. The new school will have an ideal capacity of 500 students. 8. The District as a practice does not construct facilities ' in anticipation• of growth, but attempts to coordinate the construction of facilities so they will meet a current demand at completion and not stand empty or be' underutilized. 9. The District projects student populations using a r computer model. The projections are based on school 0attendance areas and the District does not attempt tZ ` project at the level of individual subdivisions or -- hzuses. Projections are compared with actual student: counts. Based on these comparisons, modifications to: the computer program factors are made if warranted. The ,, Dis:trict 's projections in the last 2 years have been • quite accurate. The physical counting of children in • the district on a regular basis, as the data base for projections, does not provide a significant enough improvement in accuracy to justify the additional expense it would take to carry out such program. By comparing data p g compiled p ed over the last six years concerning development approvals and vacant lots with the actual growth in school population, the conclusion can be drawn that there is not a quantifiable and direct relationship between the school population and those 2 factors that will assist the District in making short term student projections. Other factors such as market reception, interest rates, the health of the Oregon economy and family size of buyers and sellers of existing homes also affect the number of new children in the District 's population. Based upon the p present level of sophistication of the Cityand District planning procsses, it it s not possible to edictwith any degree of certaintyhow soon 'af ter approval children from new residential developments will enter the school system. a , • .. ' . . . E -I Attachment No. 1 1110 December 5, 1989 Page 3 The District voters in May, 1989 approved a new district tax base by an approximate 2:1 margin. The old tax base was $19,542,310. The new tax base is $29,975,000. The new tax base contains levy authorization above that levied by the District in the current fiscal year and is intended to fund growth and staffing and maintenance for the new capital facilities to be funded from the ;, November, 1989 bond issue. This community has a solid history of support for school funding measures. The November 7, 1989 facility bond issue passed by a substantial margin. The District has been planning to meet the demands generated by growth. During the middle 1980's , the District proposed using a middle school concept. A switch to middle schools would have freed space in the elementary schools for additional students. The debate caused turmoil in the District and the concept was dropped. Coupled with the change in Superintendents occurring soon thereafter, the District planning and implementation of funding measures to accommodate elementary school population growth was • . delayed. The growth was anticipated but the community debate over how to best address the impacts of growth has delayed the provision of the District's solutions . 4A The City Council may, at anytime when !justified by the facts, enact a moratorium on building permits \pursuant to ORS 197.520. The District has the responsibility under state law to educate the children of the District. The Council views the District as an expert in educational matters. The Council accepts the statement of the District that it will provide an educational experience for its students that meets District standards. ?►tty/Correspond-7 • II ?c,, a y. fl rA,1;� ATTACHMENT NO. 2 FACTUAL INFORMATION CONSIDERED BY CITY COUNCIL (12-05-89) 1. Bill, Korach, Lake Oswego School District Elementary \' Enrollment - August 8, 1989 2. Karen Scott, packet containing: - Building permits by year, single-family, graph - Building permits by year, multi-family, graph • - Total single family lots recorded by year Inventory of vacant lots, July 1, 1989 - Number of lots recorded from 7/1/83 to 6/30/89 - Number of building permits issued„ for single-family from 7/1/83 to 6/30/89 = /7 - Number building permits issued for multi-family from • 7/1/83 to 6/30/89 - School enrollment K-6 from 1983 to 1989 3. Class size and public policy: Politics and Panaceas, Office of Educational Research and Improvement, U.S. Department of Education 4. Opinion issued by James A. Redden, Attorney General, • June 11, 1979 5. Memorandum from City Attorney to Mayor and City Council, July 31, 1989 6. Report from Lake Oswego School District, July 5, 1989, with attachments 7. Proceedings of joint City Council/School Board meeting, July 31, 1989 8. Proceedings of City Council meeting, August 8, 1989 9. Letter from Susan Brody, Director, Department of Land Conservation and Development, dated August 8, 1989 10. Handouts from Bill Korach, Lake Oswego School Superintendent a. Teacher-Student ratio and classroom space b. Enrollment projections, service level, and short and long teem solutions 0 11. Lake Oswego School District: The Facts, submitted by Nick Bunick 41. 12. Transcript excerpt from August 7, 1989 Development Review Board meeting (tape including excerpt also submitted ) .1 4 B • • Attachment No. 2 December 5, 1989 Page 2 13. Enrollment graph showing actual enrollment from 1962-1967 and projections thro,:,ugh 1989-1996 submitted by Warren Oliver 'F 14. Statistical chart titled "Determination of K-6 Student Factor" submitted by Erin O�7ourke-Meadors 15. Letter from B. Ayres dated u •y 24, 1989 16. Letter from Jae ,;Rieg 'dated August 3, 1989 17. Letter from Pam Sparks dated August 8, 1989, 18. Letter signed by Chamber of Commerce past presidents Tony'` Decker, Paul Graham, and Rob Barrentine and Bob Chizum, Chamber members, dated July 28, 1989 19. Letter from Douglas Oliphant, Lake Oswego Chamber of Commerce President, dated July 20, 1989 20. Letter from William T. Ryan dated August 8, 1989 21. Letter from Leonard G. Stark, dated August 7, 19891110 22. Letter from Robert and Mary Larsen, dated August 5," 1989 23. Letter from Mr. and Mrs. Clark, dated August 6, 1989 24. Letter from Robert Butler, '' 3 ated August 4, 1989 25. Letter from Lynora Saunders, Chair, Forest Highlands Neighborhood Association, dated August 1 , 1989 26. Letter from D.R. Norris, dated July 29, 1989 27. Letter from Judith D. tjmaki, dated August 1 , 1989 28. Charles Hales, Staff Vice President for Governmental Affairs , Home Builders Association of Metropolitan Portland, letter dated August 14, 1989 29. Gregory D. Meadors letter, dated August 13, 1989 30. Celeste Ward letter, dated August 14, 1989 , Y. 31. Debby and Doug Kemper letter, dated August - 14 , 1989 32. Carol Webb letter, dated August 14 , 1989 • C ti • 0 Attachment No. 2 tis December 5, 19�19 Page 3 33. Bi .rl` Bache letter, dated August 14, 1989 34. Debbie Seitz letter (undated) received August 14, 1989P 35. Benjamin Schwartz, M.D. letter, dated August 14, 1989. „ 36. G, • Kyle Bache letter, dated August 14, 1989 ' \ , 37. Martha Rothstein letter, dated August 14, 1989 38. Ala F. Rothstein letter, dated August 13, 1989 39. Robert S. Dahlman Sr. letter, dated August 13, 1989 40. Janice A. Burt letter, dated August i989 41 . Jane Culberton letter, dated August 14, 1989 42. Toni Smith letter, dated August 13, 1989, including attached newspaper articles and copy of Bill Korach's memorandum dated July 5, 1989 43. Deborah B. Feldsee letter, dated August 14, 1989 1 ° 44. Steven M. Berne letter, dated August 14, 1989 45. Wilma McNulty letter, dated August 14, 1989 46. Leonard G. Stark letter, dated At gust 14, 1989 47. Gay Graham letter, dated August 11 , 1989 48. Marilyn Roberts letter, dated August 10, 1989 49. Mary Avery letter, dated August 10, 1989 ..... , 50. Bill Tucker letter, dated August 11, 1989 51 : Kim and Barb Ledbetter letter, dated. August 14, 1989 52. Richard M. Bullock letter, dated August 11, 1989 53. Charles D. Ruttan letter, dated August 9, 1989 54. William Sorenson letter, dated August 11 , 1989 55. Marci Nemhauser letter, dated August 10, 1989 56. Charles A. Mansfield letter, dated August 10, 1989 1 (---,,, ,, _ (., . _ 0 ' . tk- , „ , 4 .„-) , , . . , ., .. • \v Attachment No. 2e, December 5, 19S9410 r Page 4 0 • 57. Larry E. Walker, letter, dated August 10, 1989 58. Katherine and. Donald McMahon letter, dated August 14, 1989 " 59. Stephen Swerling letter, dated August 14, 1989 60. Karen, Griffin, League of Women Voters letter, dated June 20, 1989 61. Cheryl N. Petrie letter, dated August 13, 1989 62. Letter from' Rick Newton, dated August 15, 1989 , * 63. Letter from JoAnn Gillen, dated August 14, 1989 . • 64. Letter from Patrick F. Stone, dated August ' ,I;i 1 -H.9 {' ' 65. Map of City and District boundaries `r 0 66. Determination of impact as of July 28, 1989, submitted day. Erin O'Rourke-Meadors ,, • 67. Bill ttorach, "Questions and Answers: How is the School W District Coping with Growth. " (Presented ,to City' Council at Joint School Board/City Council Meeting of October 2, 1989. 1 i 68. Bond issue information, November 1989, prepared byLake Oswego School District. p ,, ' 69, Election results, November 7, 1989, Lake Oswego School • ' co District 1989 Facilities Improvement Bond. 'r \ Atty/COrrespond-7 • v 41111 1„ ,. I • ' 0 r. r d • , 1' I p • ,,1 '.. I 11 . • , ` - • • ATTACHMENT NO. 3 , PLAN POLICY INTERPRETATIONS 0 •( 12-05-89) In the consideration of the school capacity issue within the , framework of a quasi-judicial hearings considering specific land use applications, one Specific Policy has been focused upon by ° ° r those seeking denial of .,the applications ohthe basis of/ a lack of school capacity. . That policy is Specific Policy 4 for Urban •r Service Boundary General Policy III. A few other policies have also been raised. Before stating the Council's interpretation of those policies, it is necessary to restate 'the rational for the City's interpretation thatcthe General Policies of the Plan are the regulatory language of the Plan. The City's Compr€lhensive Plan was first adopted in 1978 and was developed as a result of legislation at the state level in 1969 and 1973 which required local jurisdiction to adopt a comprehensive plan which was consistent with established statewide land ,use planning goals. etA "comprehensive plan" is defined by state law as: n , " (A] generalized, coordinated land use map and policy statement of the governing body of a local government that interrelates all functional and natural systems and • activities relating to the use of ('_>ands, including, but not ° limited to, sewer and water systems, transportation systems, • educational facilities, recreational facilities, and natural resources and air and water quality management programs . 'Comprehensive ' means all-inclusive, both in terms of the geographic area covered and functional and natural .') activities and systems occurring in the area covered by the plan. 'General nature' means ' a summary of policies and proposals in broad categories and does not necessarily • indicate specific locations of any area, activity or use. A 4 ' ' plan is 'coordinated ' when the needs of all levels of . ,lt governments , semipublic and private agencies and the citizens of Oregon have; been considered and accommodated as much as possible. 'Land ' ,includes water, both surface and subsurface, and the air. " ` v At man the state level each statewide planning goal, which are a&ory statewide planning standards and are general in nature, A is accompanied by "guidelines" . The guidelines are: " (S]uggested approaches designed to aid cities and counties in preparation, adoption and implementation of comprehensive ' ' ' plans in compliance with goals and to aid state agencies and special districts in the preparation, adoption and implementation w.,, of plans, programs and regulations in compliance with goals . Guidelines shall be adv,i`sory and shall knot limit state agencies, i cities, counties and special disc`-'ices to a sing1q approach . " 1 ° • / I' - , 0 ,, 41116 Attachment No. 3 December 5, 1989 111, Page 2 j The City's Plan, at page v, explains the difference between Objectives, General Policies and Specific Policies in the following way, "The adopted plan contains Objectives, which are short ; „ statements 'of the purpose of the policies, General Policies , which are major methods of achieving objectives, Specific Policies, which are more detailed steps to carry out General Policies, . . . ." There are also strategies for carrying out the plan found, in Volume II, which is the background information and supporting documentation for the plan. The language has historically been applied as follows: N The general policies of the plan are the portions which are "regulatory ' in nature. They are the "generalized policyI/ statements" which constitute a comprehensive plan as defined by • state law. A hearing body, in order to approve an application, , must conclude that the applicable general policies of the comprehensive plan have been followed. Each land use decision must identify and explain why the requirements of the applicable general policies have been satisfied by the application. Not all general policies are applicable to every decision. ./ In reaching a conclusion concerning compliance with a general policy the hearing body will be guided in its decision making by 4 the specific policies for the particular general policy and the narrative language and strategies for the policy element. In .04 many cases the specific policies for a general policy are extremely detailed, to the point of describing area limitations to the one/hundredth of an ;acre and specific building square footages and many contain multiple detailed subsections. If the specific policies are given the same regulatory weight as are the general policies policies then each provision of a spe.dfic policy r will need to be complied with to the letter in order for an application or project to be approved. pp • . There is no provision for the granting of variances from the regulatory provisions of the Plan. When an application or project conforms to the general policy, but perhaps not to the letter of a subsection of one of the specific policies for the general policy, the application or ` ` project as a whole must be denied if the specific policies are construed to be regulatory in nature. All regulatory standards ' • must be complied with in order for an application to be approved. }00 Pr s / Attachment No. .3 , December 5, 1989 Page 3 The specific policies are considered during the analysis of an application or project. If the staff recommendation is that a `► . project complies with a general policy, but the detail of a specific policy is not followed, an explanation should be I provided why, notwithstanding that inconsistency with the , specific policy, the recommendation is nonetheless consistent i with the applicable general policy. This appr; ash has been employed in City decision making cdnsistently for 7 years and has twice been considered by LUBA without a,l\r,eversal on this point. This methodology implements . the Plan in a manner Which is consistent with the state law definitions which govern local, land use planning eland at the same time does not minimize the level effort and scrutiny that went into the original plan development. Each of the applicable General Plan Policies will be discussed below. No General Policy specifically requires tat adequate school capacity be established prior to the appro al of a residential development. Schools are mentioned ir“ few specific policies and it is from these references that the policies become applicable in the review of a development application.111, 1. Ortr,rall Dennity, Genera l Policy I II The Comprehensive Plaiil will maintain the overall, average ( ) residential density of the 'Urbana' Service Area within the � '"� capacity, of planned basic public facilities systems, including at least water, sewer, streets, drainage and public safety. '_ Specific Policy 3: • u The City will coordinate planning of facilities with the Lake Oswego School District, to assure that school capacities and expansion costs are considered. " This policyrequires tat the do not resultin land us�sity be such , that the, lanned densitiesComprehensive �- � s that will exceed the capacity of public facilities systems available or, • planned: This policy regulates Comprehensive Plan map densihies and is not applicable in the development review stage. The appropriateness of the plan map designation or zone designation on a given site is not an issue in a hearing on a development . application. F \,' 4 ? • Attachment. No. 3 December 5, 19894111 Page 2. Impact Management General Policy II The City will evaluate zoning and development proposals comprehensively for their impacts on the community, requiring the developer to provide appropriate solutions before approval is granted. Specific Policy 6: Encourage the Lake Oswego School District to provide specific information on school capacity to be taken into consideration • in development review." P This policy is the one most directly focused upon school capacity in the development review process. This policy requires that a • detailed review of projects take place and it directs that the City seek capacity information from the District. The development review process and the development standards insure that this review takes place. The City is coordinating with the School District on school capacity issues and is encouraging the District to provide the City with school capacity information. The July 5, 1989 report from the District and the July 31, 19891111 and the October 3, 1989 joint meetings are examples of this coordination and "encouragement" . Because of the variety of factors that impact school population, it is not currently . possible to predict with a great degree of accuracy school populations beyond the coming year. It is equally uncertain and unpredictable when a child from a home on a lot in a newly approved development will enter the school population. However, once a building permit has been issued for a dwelling, it becomes reasonably certain that the structure will be occupied in the • near time frame (3-6 months) . By monitoring actual school populations and outstanding building permits, forecasting over 3- 6 month time frame can be done with an acceptable degree of reliability. If this coordination results in the development of data which supports the findings required by the state moratorium statute to establish a capacity shortage, a moratorium on building permits • can be enacted in sufficient time to minimize the inflow of new students to the district. 3. Impact Management General Policy V. The City will plan and program for the provision of adequate public services and facilities. 1111 4 , I pit 1 I o , • • , , . Attachment No. 3 410 December 5, 1989 Page 5 Specific Policy 3: Prohibit land uses or intensities which tax or exceed the . normal capacity of public services except in instances where the developer pays all costs of providing additional required • capacity, subject to City Council approval.' The General Policy requires that City to plan and program for the provision of adequate facilities. =This City cannot plan or program for the School District. The City does coordinate with the District. This policy does not require the city to plan . , facilities for the school. Through the enactment of the moratorium statute, the State Legislature has prevented the City from carrying out Specific Policy 3 on a case by case basis due to a lack of school capacity. The moratorium statute is available to temporarily prohibit on a system wide basis land • uses which exceeded the capacity of the schools. 4. Urban Service Boundary,General Policy III The City will manage and phase urban growth within the Urban 4111 Services Boundary, with a logical planned extension of basic services: To establish priorities for the phased extension of services, the City will identify areas within the Urban Services t Boundary as follows: (1) Lands suitable for near future development (IMMEDIATE GROWTH) . (2) Lands in long range growth areas. (FUTURE URBANIZABLE) . The City will schedule public facilities through a capital improvements program and financing plan. • Specific Policy 4: New development shall be served by an urban level of servicaeei of the following: a. Water • b. Sanitary sewer • c. Adequate streets, including collectors r d. Transportiftion facilities e. Open space and trails, as per Open Share Element f. City policy protection g. City fire protection h. Parks and recreation facilities, as per Parks and Recreation Element • 4 ( V It I j #4 1 . , ' 1• , -, ..-., ' • , , . Attachment No. 3 • 1110 December 5, 1989 Page 6 i. Adequate drainage j . Schools Services shall be available or committed prior to approval of , r development. Such facilities or services may be provided concurrently with the land development for which they ariA necessary if part of an adopted capital budget at the time of approval of the development, or if provided by the developer with adequate provisions assuring completion, such as performance bonds." t 2 The Urban Services Boundary Policie direct that the City define 4:: the future growth area for which it intends to be the major .. , provider of public services. Within, the ultimate growth area, / • General Policy III direct: that basi0 services will be logically extended and that the phasing of serAi4ce extensions be first to • immediate growth areas and secondly 0 the future urbanizable areas. The City is then to schedule public facilities• through a • capital improvements program and financing plan. Specific Policy 4 relates directly to nothing in the language of \ . IT*. the General Policy. • The Specific Policy almost seems misplaced, and would be more logically placed in the Plan as a Specific \ , ' Policy for Impact Management General Policy II, discussed above, / which ' addresses the impacts of development on services . It is j notable that the specific policies for that General Policy do not q . require the type of precise fit in timing between development, , approvals and the provision of services that is contained in Specific Policy 4. ii ( The most relevant language of this General Policy to the issUo at' hand is that the CitycAll "manage and phase" growth with a "logical planned" extension of "basic" services. The School . District is logically planning to provide new facilities to serve demands generated by growth. The District, like school districts in general, provides facilities in response to demand--not in anticipation of demand. The Director of the Department of Land Conservation and Development Urges recognition of this fact and identifies schools, along with police and fire services , as "responsive" facilities. The Director draws a distinction, fOr planning purposes, between these responsive facilities and ) transportation, water, sewage and drainage facilities which 4h, , I her words "must attend, rather than follow or respond to, , \ / construction. " , 1 , ) • 1 li ( 0I 1 j P , 4 i ' )I i t 1 a ' - .."-. It i - n . . , o ,t Attachment No. 3 December 5, 1989 'tir' Page 7 Specific Policy 4, on the other hand, directs that schools be available or committed "prior to approval" of development. If that has not occurred, the Specific Policy states that schools may be provided "concurrently" with development "if part of an adopted annual capital budget at the time of approval of the development. " The Specific Policy contradicts the language of its General Policy in that it is illogical, and inconsistent with how schools function in this state, to require schools to be constructed o'c funded prior to the approval of the development which they will serve. The City has experienced the result of a strict application of (' the language of this Specific Policy. A defacto moratorium resulted in circumstances which did not justify the enactment of,, a moratorium pursuant to state law. The current level of school planning and coordination between the City and School District • satisfy this General Policy. In summary, the three General Policies listed above which are applicable to the school capacity issue in the consideration of a specific development application, when read together, require the City to plan for services sufficient to accommodate growth, coordinate with the School District on capacity issues, and evaluate applications and determine impacts. School capacity is a system wide issue and forecasting when new growth will impact the school system is not precise. A quasi-judicial hearing on a single land use application is not the appropriate forum within which to make determinations concerning system wide school capacity. There is not reliable data concerning future impacts that will .'esult from a single application or the timing of those impacts. The current level of coordination and planning, with continual monitoring of actual school population changes satisfy these policies. If it is determined that school capacity will be exceeded, with certainty, the City Council may employ the state moratorium law to prevent an overtaxing of the school facilities while the District implements programs to correct the problem, (, , I Atty/Correspond-7 • 4 1 , 1 • • :"try.!•,Y-�W' `^O•• .7-3 •;., ,�'Y `4.^.. • ��' `t o • _ '•,,t �• ''•rid••.' C ' .r ...a.-... ••t ..fc .T ' • •, ' e �•'• •► ' * ,('4 11•'.=• 1' - �', .- ' , Y { "'1'EW;t:��'1 '♦•,J•�•t va%�.`i A t ' -. .e.,,, tGh�•s . � 11�f V • 7-• ••,'- -.. , ar+� t, .i"`� s.Y ,, 4 , ` 1 :• .,-C ,••:,y ram'`i••= •f-•T . -, "70. ay .•'i. 'iR.�t ♦ ,- ►V +ri :4e 'J✓� 34 Z , 1 i r_ .'y _ry, 1 t ytil �' 1. • i .,`x - ;- 1 ,, , ' y 1 k , .t; . ;, tit , . ,. t •L.'.La 0► , - ' `bra 'p-!. I♦' T* ‘-,....'i 1" Rya. �. • '. .i,,1vhNw,'1"!',4I+tk. r, , _ . o •- J• • ...x • V--- L t 0'�,. Fpi• .t t,' L. f.,• .�11a:1�`t i q4 ..• a ;VIM•r r.:.�11 .3. %. • ,-•.. IL.. a ?' ^:- jr,'.A _ R T _Y// ti•.• t + `.t, Lt 'If • t : '' '''': 1. 7 1 Z. j •mot.� ♦ f 4 i• ;i " _ .f t � •' lir. `.yyr,• g``S•s� { 1 �': .+ 2. • t.Lt. t C ;� .1.. .'• ; a"7 •_ _ a>r ;�• `»,4i,y,•►1,• , 1, .....1 )... !o•rt ,i i•"= .1. :max,,, ,y .•. • • .14 �,,, � i . .t�1`0, •[ , 4, yt•'t:+i '7y . -i1: 04 '..i. {sill•�tM Ia • •r►x1, -,; t +y y� C • ( fit4 1 A T ��`7 t �F �. Ca ggqv� • . r.:..cl. 1.-- • s�Z _ - ' ' ' •! ''- D'.., J1 •',♦ I' rR_.r1 �•,- 1 1 1`. _ •�Y, „k1 •It.', a cir/ - 'X 7k-!_ qi t. ••• +T ' 7J .4 (i I, r,= t •'4'J:. .,. r at _;•.• ,. .Y.....A-' 1,r;+..•+It. .7—•'� t• ,� •,` , tL r ~• a' ;• ir,4e,,,, • . "1'f,z�^ .' NO - ." • VI 1 �y_.�, •SQL S ('' • - ,. .:l' �k -M`v:�`;y� • a , •�'^ •••.�-„� `.`'• }t f 'rr�- _r ��. �.1 ...E • •_ r `>,,. 'S 11• • 1 y 'Yi i , E. t, i- at ih, a 4i.,,- . r • , ,, • lick. Tr 1 ` t .tom '1�'.sf1...v, fyi. . 4 YC �r•'' � yy..•' :;f.'mil i' s 1:-.;:i-•-., Ta.'-tA"ea:.`,4 '- •-...1 ItH 0 ""f .-,40.- iir ,.„kii:, • 4;14,ji - ---7.4.-.L' 1. %. -1K . ••• :^, :r•„S +''-. I --'1"4 t a 7 t.te. •',`• .` ';. ,` 0•h. "... fit., ` i4JA� 'Sl�l�c• �• `�!"yat.�.os�.1f r ` ,' � p� -i-'14 •"�Z. - r 7•�...� R'r.• • '-'`y,•.., •,+ .? + r f--. 1 r .52.,•,- '-.•..---.--.•K7-II."_,.1 7..7_,:•:-7—--•'•:1`.-".1Z.,...,... a---.,6 rci•',1(''" : _'- � '. r ) ./, r'' i4‘ r - 'r ii; r fir•: • or ��'17•f•Y. lL'�, 7� �y-1*7 I �'n!1f,L�14 (-IleAKr {- .r �, + :1 9 _�„... J •• r,.l - �• _ • .n, __-t,:i I M -'• •t• - S-tip 4\ „ �fi �, 0r -+. `�, it'1 • • l�L !EXHIBIT•. .2_ �_ �� 9 ki , • - .. C'a ', u t:i•� �.s..,— h i„ :•- qY a- •�� • �40, s : t •• IPRL - �r,)• pe) 4 • w n_ INTERNATIONAL Da/elopers of RU!Euaes arid BuMdig: April 13, 1990 Mr. Michael Wheeler City of Lake Oswego Land Development Services Division 380 "A" Avenue - Lake Oswego, OR 97034 [APR; 13'� ' 1990 RE: Proposed 14 Unit "Oswego Hills" ,Condominium Development g EXHIBIT File No. : DR-5-90 Dear Mr. Wheeler: This letter and additional exhibit submittal are intended to address the "conclusions". stated on page 16 of the staff report, dated April 6, 1990. The report asks for more information regarding landscaping, hillside protection, and density calculation. As to landscaping, on page 14 of the staff report, narrative is given under the paragraphs titled "Landscaping, screening and buffering 9.040)" that appears to indicate that staff has objectiio C O ntothe • proposed new Douglas Fir and Cedar trees located along the westerly side of the site. Staff recommends that "shorter native species" would be more appropriate in this area. The owner/developer, MEP International , believes that this is a valid point and is willing to work with staff to revise those species, preferably as a condition of approval . Regarding Hillside Protection, additional exhibits are included chat show the areas proposed to be developed and that left free �f structures or impervious surfaces occurring in the 50% slope areas of the site. Also shown is the ratio of developed area proposed within the 25% slope areas of the site. Additionally, we would like to point out that the vast majority of the 50% + slopes occurring on this site are not natural., features . Along the Northerly property line the developer of the "Casa Del Sol" complex in creating the roadway of Golden Lane, placed fill material over the existing grade surface to create a "shoulder" area that slopes gradually from the south edge of Golden Lane for a few feet then slopes sharply down, to the south and merges with the true natural grade, this fill area of 50% + slopes adjacent to Golden Lane comprises approximately 74% of the total area of 50% + slopes occurring on the site. This area is proposed for the location of two buildings and their associated paved parking and driveway areas for several important , ,reasons . Firstly; this entire site was originally part of the existing "Casa Del Sol" complex and buildings located along Golden Lane were part of that • • proposal and were originally in similar locations as to those shown on the current plans, Secondly, if an attempt was made to 120i S.W 12TH AVENUE, SUITE 320, PORTLAND, OREGON 97205 TELEPHONE 503 6 222 69141 n • locate the structures away from this area of 50%+ slopes a higher percentage of impervious surface would result in order to add an additional private street from Golden Lane to buildings located in the northern portion of the site. Also, by locating structures close to Golden Lane a larger area of "Flatter" ground is available for usable landscaping and outdoor uses for the residents and a more "open" feel is created by providing as large a separation between structures as site conditions allow. Thirdly, as mentioned on page 14 of the staff report, in the second paragraph of "Landscaping, Screening, etc. ", "desirable views are currently available from the site". The most, desirable views are from the highest (north) portion of the site and locating structures in that areas insures those views. 9 • Additionally, it is probable that more existing trees would Sneed to be removed from the areas of less than 50% slopes either by the building location or required grading/construction around the structures, if located other than as proposed. Structures located in the northern most portion of the site, along Golden Lane, within the area of "non-natural", filled, 50%+ slopes will comply with th& intent of the "Hillside Protection and Erosion Control" standard, as stated on page 15 of the staff report, "the standard also requires that developments be designed to minimize disturbance of natural topography", by the fact that much less area ' of "natural" topography of slopes lower than 50% are H affected by this proposed development. The 50%+ slope areal in the south-westerly portion of the site is fill material placed II I by others during previous construction, most likely as that soil removed to (;create the existing private roadway intersecting with Thunder Vista Lane which was deposited in the present location for future removal or for use as back-fill for the prior, planned, Casa Del Sol , phase II . This material will be removed under the current proposal there-by bringing gradoa back to a "natural " or as close to "nattirr,l" as possible. This area was not considered as pallt of the 50%+ slope area previously mentioned, nor is it included in the residential density calculations . As one of the additional exhibits submitted with this letter, the just mentioned "residential density calculation" sheet should be self-explanatory, the calculations do show that 17 units area allowed, following the form and method given us by staff . This should satisfy the requirement of loc 49. .315 (14) as stated on page 10 of the staff report . The last exhibit sheets in this submittal are photczraphs showing the appearance of the existing "Casa Del Sol" complex immediately to the north, the "22 Botticelli" complex to the east of this site, and of the existing residences to the south east of the intersection of Melrose Road and Fosberg Road. Theses ;„hould allows the hearing body to determine the proposed project 's compatibility to existing features and structures as indicated on page of the staff reports 4111 -2- " ,‘) • • ‘,1S Hopefully this letter and new exhibits will allow you to complete or modify your staff report conclusions and recommendation regarding the development application. Please contact our office if you have any questions regarding this submittal . Hest regards, /I. . ' Farouk H. Al-Hadi,4P..E. Consulting Structural Engineer General Partner / • • 11111 -3- • 1 e . VIEWS OF CASA DEL SOL COMPLEX NORTH AND NORTH WEST OF OSWECO . HILLS SITE i io ., , . . . . . , •...... ........ .,... ......... . ..1....t .... . . ... • :.• ., . . ..7.1... .. :401.7.. ,..... , , .. ...... . .:........ . . ... , .. • • Y 1 1.*..•✓Itr }1`•-I. y s f..,. •,.. ..1.••t.'Rr Ir.� a • lo t •. ,r+ • '• M 2 _1' - r:-•1L•h.e• `r,' r1r1 !li.'. t } j -fr' . i s � 'awl ( 144. . ,1,}.t!. 7ti. { r min qra yj,t (y ,.i •�,• 41' .N '' ��.5'.•� — 4i.tj'Jw• 1 r•• 1w• .. I • s, .r� ,..4�;1' cif.r1 -,y"(r��s�w>,. t • .:' 'i• ,' ,'" :-....,....4 ' 1 ,t.. ,+ 1..4,. •ti p t• . I 9- -- +_�..-.4 rA .7.7.i .r.0.....20. ','-ti.. ,1 rrht'�:/' .+.a. , r^ r L �yy a i l-1 v�r�'t•"`: I • i '. fir. .:V �, ?r�qM 1 yr ifYn r 1 ' •. �..ti 1 r A: \ ..•C,' .f �,•r y^a••i 4 Mf'"i4. �•'r 1'•'4'11• .y '•••. ,fir." r �k�' • t r:.: ,I•t r.1 t !i4.0, w,.- y 1a••.•• ,..- ,. '•--- ..1.Tta ... ,,,,.._' • p{1��•!h /^►I i� I t ;.�1� ,.r ; '. a �,-I.�. /!rt+. �'i �(s�r � .,�"►Li"J^.r•..r ' -'• ,, • .: 4,),4 17. .r•• i, '. ti'z M.. Tit rl. . ;Y• �f-.if.'a! pti4,.t'�a r,,rn{ •t�acrs t. 11. ,1 C11 r!R•�ri��,• ` v�?w�r, e' ",,t r ••• y°.F t t ,at:s+�Cj,t 'Y jb•. 4 t , ,rT ,•, % + �tt',-e"..i,r'ti^f.rKl ..I r�f.i. •-".r .4. -,5 .• ,tr ice/ t�iL.( r r A t 4{.. }4r j`.-•`• +r. '1. '. '5 1I. •w%1 5;:4:�,S�.i t•'' .,• - A !l. • (f ,• � iY•1..2 `1 r b:. -10'"rA.: ' r,• •1 i ';A'• r f •. � • t f s , t .1 h r • �•• s 1•,..Y .• J 1 ltr- I -.- '� • +i1 V r a ,,!.h..r•Lk,- ,.. N ,4 r '4••+tt i`t ,i .-y: . . ♦ ,, t w•.�. ,. L , Mr ,�/ k wM ;� r �,r ?i-r4•.',Y '11, ,,„' ' . , - �' 1_�i :'', •1)% Y } '•• f. ,t.'�;�1 r' yo. a•G T. f>t'_'r '11 4 ' T- •••1`.i•'.1.: .'ten .,.l.' r r[[.w('1! .,yt /.� R •._.. .,4-1i�,a.•�-a:��I'f� �, Yt'•L`►ty�.a.+:.n.;,.y 41't+ l"fl ' p,! - 40 •v ti, , w•0^ • �yt8 -II • ' ,. . • - • '• �1,�.�.y ..✓6 `��.,W }� i T" •a• ice+ ' 1 • I.,I a ' Ar• 'C' i•, .yp 7.:711e.........'.,&:1,....7,.• ;: 1.!_e,‘,,ii.,...:...4_71.* :'7,11b—alZ.P.-ir".;,;.:1'N:":"::,,-..[:..4,1-4.:'t•.;'L., -...r:.*:,„„:: ..‘. ' ....•:.".*:.."7"4.111L-11.1 :t. :.A.Air:::"..."*. 4. -.1.-.: '''...e.' • py ' •�, r -*• ' "''IN a . *,e- u.. (r�'*_'•� fir .,.i [E. � „` it•d:/aow. ltlli .(„lei. i Y. ii I 1 ' ��rtT+ �;� •�+'''�;•. 't111111111 1Ete■{\ tom-�. • 1.--s....a .w♦ •r • , •.. •• /.• • u ��rLt[L".��Il�A1rr r 1 = r�A'..• •t�... 4.tf• •� '( ti.- '^• - ' ma• y.... r.. • • "`N, • e 1 r a •. i A i• • .... • i • EXHIBIT . bR A. 5410 , • • 1 II 4 . • • VIEWS OF 22 BOTTICELLI COMPLEX DIRECTLY• EAST OF THE OSWEGO ._,' HILLS SITE moor 1 it 1 n ,l ( (• r ... ‘,1,,,, . 7,- \,,,,111, c, 4 :4., • ,...........e-,- „ Y .. .,.-/-•� •;t•.-•- A` �' , � fidY '"'-.y .,,i.�� C;71'",:1�571i.i� - •M'�.,�.' • tom,. t • r •, , i 1 r . 9.t 2 e r t ti 'y •s_ • .9 a )`Vyj,( 7 a or,'r' �. :+ •• e.A , • •i'i-r-1,-, ,' •r • ••iiff"iiii I t v +~ K. z 1 "k. '! %S a 4t "•I' ni ...ti."'.•7�."3.7Kr'y•4'dT s r` 7) o tiL C. 1'' ' .k ' 's''.• .. , sq^.N j', v!. t•,y}r' 1 f.r'-`11 sG'e7V Ny1"`" ! of r 7 ,fit '7:" 6• ,G G• Aa,r'r .+ 1 - .•I.�~ • , T%1. V • `7• ,(f• Z'F,G i•1'Y l l ( 1Tir - r 1, . . 1 r�. t:>i e1! s^•„1 1 .'tr ;},t•:•s y *T,,, 1; = iff w 1 Y ' s r , '"IG'4.'. 'A.t'yt.LI 11','.T f.d•g',• S.YW•,..„1±1• ,,�1,;) 1 bl 7 ,. ' ' • tk✓Ste, -. -t i - , 4e tiy`,s;I,,- `...41-•1 .444•f f is '�\{'• •1'1 ' tit a 11,4t4 1S rt 1•1 l w,ve Y 1..r A. i G ,e ,' \'; _ .,rr ••"A.ur '?'>w •1•If 1,•per{ dam,.? r } .tGL 'PA4...:. if . ,p' ),?t,-./ ' ' a..q ,� r . .,..4-7-A.,}{',i w..s71'S ,I,.,..r..tlTd>• 1,4„,,'rlf is• .k2,,..,Ir i,lN S ' ., Is rr: . �G '`r N.. •- .�..... 4t:•`I)'.'i7 A f 1S N`4yt.1'u1 `4, rtt1i j•*Iee+'�'!'G1,3•! `41.? i• ! r ? 'f ' ?�` t ' 1i.-1 :a1 .«+?,+-e}f'S}'t ry Y' ,t 'r • i>'t SF�'y,�. 7 k j+t 1 y�1` ' ,. - . N7.yT; <S,l:,,,( 14 Hirt., i" ti " 1 k1.1•f P tG _.M1G,11• 1,, •! •f it v• `•q i•, 4, r7' -r•''fGt T a^,A . r:'," '4` jn f t i,/ 1i• 4Y 1 ' ' `r ,+ 1h` i.,,te r. . •'',^ ..;l,..I,:I1r snt. ,y,,�lr!„t' f ?t F fir}' i 1,•' (!<. 1 1 • ., :,,,. I ti....y k.•.` ' .. -..; .i .,, ,.,.'�'.1 1 0e.. i r•.} y ,,y ft k—R.)t o}r'. +! r"'w�,. ,, { '„ .. ., ,.. •e-,...ice :rr�'k_ -ta. r-!.-.. , .. 7"b y 1;''.a N i. ,ir. X,`1 *•1' .''+ e:L 1 r.' P • e • • • .. 1 % • ^. . "{ '✓ a �J.: IAirC •Y .* �1iiigill •'/y Al ,...n..• .,. t' •... .a• It •. .1 A., t a , • r ..+ .,• . r, et,�'s^• .w.• re�'s 1..4,.r,•' ail•-_'1 r,� , .4... ,,I v;.l i„.,.. - ta,.. ter.+fM.4. •-� 4:i.l .V !t« !a,?`!1�ti,PT; :y,. �. , 4. !' r �.Y r. 'T'r'y''I ."'"' ,y t d WW I• ,'`W„PP.•.k LJ icy ': k � ttl.•l,'�,1, ',w.il.•. s;�'! „�'ti • �'e t • . . ��...,��j.�,.r rit,{:�►��L{1. ,1•Kr. "ttY", ,".i l �+ wA A .•'�� 1' ,.^.,. ,:• r.' ,� %I1t ,1).t17`:1, r�•^'. . y' 4''•7F • yy. I.,Gy"'1'.. ,, r �l'..i1'oC'i,• • ``) r•4444'''y 1�.c4,.'u• di`..',iii• � ,�,��'�^4t,� ."v./. :. f•}t-1t. (Siff 1. r" 1 ��' 1i, 1'I,kf� At.i--P.'',m:"1' % �, , G', ,. tiri +ri'EP y,'�Ij•/A7a'•'• ,I� art ♦ �1v T' I� t; �fY �.: v +:+ •'' M ,ap • �t Gi+ 1 ., ti j i . u r• •Y'i j�1Y'i,I!"x. ' 4 r1`N ihe.• JI,..} 41) IN �L 1 EXHIBIT b2. 5-qa • L • F,`'''•'V e • VIEW OF RESIDENCES SOUTH EAST • • OF THE OSWEGO HILLS SITE • • . •CCE:fr.' '1 • ler:' , y, z i ,+ r� r . ... ll. "b if�iC� ice,_ �. r 1. - I , �' t q, JI ..., ;. r 1 Y• 4r y a fir•"•z.1 15..+'i r•L ,�w` 1 r i ,r r r . �. ,C'v''N, +, _ • � .• yr+ rr 4 t, r r a . • rr ti " .-.� r 1 'i-, } , F, `•• ; ,h • ,� +r y " ,,.1,. • s C + r t�• ..ri. 1 r • 1 .;. ,:,. �. ryn. ,,Sekt 't1.1li N N�.. r��r. o•-• Y~y. • t �`}1....4r�.GrTff^R F t1• 1'.,"'•• ----.r .. r r •+ _(.•� •7 A.,. j.tto,4.4(Lsr Iv '� .1 1.a. .., n1 • ,lr ..'Ai,.'•.. -�'.014. c ' ''. •r ,,, " . ,.i . ?1•w1n it t'+ i 4V;t,Np,Ar.�r•444..�R. .: 1i •fat, r...4.4.t.�i.,," ." �r'.1'l .ftiit�lµ'",.,„s-y•V%;;Z.?�'�r •.•1 .. p .•4 • ....IOW.�•••• • ••h••�:ut. .. e4t' b r,r"4".`,,� �;'l;''"' T+r?'r4 ..1,r'T�d,t.•••.!yi�i r!I. 1'.;4,., 0 • • • (( • r t ♦ r , • Y l • EXHIBIT i 41 - IP be., 5-qo • r.>�• p .*i. Al 1 •• ... • �" , iLI II ifi Min I a r x +t t d '. = ,. I •' 1 . r . .. . I I , • e! ; r 1 Li 0 I • '� . , "' p s I .ra.r c , f N'wuMt9JN3d • N 0 • t. e a ,. , r.♦ r ) 1' _.\.;gym / 1 \� V ♦ ! \ `I •...sue": 'N J Z * . _ 1• /iYa•,,,„, r it ` ti . • ti, .. teie.iiii... 1, ' ,., ' • • • i 31 it Ili 1 d , .' aru r,, � ... _ . ili tSD *♦`� ~� r \4 J I 04 9 d 4 • r W l a ' 1 o a i di t II 1! � ` 1 ... �� n y r •`itir \♦ •.l� ti. L.� \\`e`er,.° 4/ o, j s I. \ [ a,1 r a_ fk 4 �c.6 ill , ,,___) . . , a , a . � (1.94/- ,. ........i. p .. A 380 Avenue V P .9on 350 W Lake Oswego i Oregon 07 o7034 503.8315 0200 MEMORANDUM ' , � eeeees 503.535.0270 Building 503.635.0390 TO: Development Review Board W FAX 503.635.3209 FROM: Mike R. Wheeler,Associate Planner RE: SD 12-90NAR 9-90 ' j I DATE: May 11, 1990 t W The applicant has provided the following for your review since the Q. hearing on April 16, 1990: °•' t 0 Exhibit 11: Site Plan showing tree locations Exhibit 12: Revised site plan showing trees, finished grades ,.•;; ger Y 0 `Q.) L.I. 3 a LA z . \fl r/ � y . 1. , . . 1/41) 0 . ... = x ..J 10,\= • , 1 . . 0 3 io . > o _� o' y �e M)11110) r t '1. • 1, j,, . . . . . i ‹.... . ' • • AN Nef‘ 4P <\(b 4 . * 0 t . , . . . ... .., N • r (4% I • f• lC r • . S•• » / I I/ » ' f •fie . \ . \ / ,, , el $ / / . • 0 /0 II ...le • 1 • I. ...,„.„„.............,-.....-...„ 0 ..0.0,004.S. . / 12Eel 1 4 \ , .. / / •i i/ , , ...."'"".....4\\?? ' '' 11 •••0° • \:\ i �• 0,, )1 �. • , / ® ' h / may. I / • 0 \ f l . • \<\I I\ 4\/ .. . • / 7 / ♦! •0111" • , �� • / ,' • i• f+ % 4 /• . 7s...... '1 / J/ • ' 4 .41(0 a 6 ' t91171:4147L6114•044•4744weampaik' • // 1 :. • . • ... / , , ',........, • 0, g EXHIBITtf (,t. . lisp 0 , S•4•f� • ' " 4 ' \ ` II • • • • 149 ,. • ,. ‘ .. 49 . ....of 4/4. e 4,-) ...0:31 P 4-1A. ..,,-cp .,,,p i.e. . r i 1' , i ®... 1 ., L...11 • ;4:)./ • • A i 1 a� klg . , r I >, 1 / , / , 1 IP 1 /:i ' ___________ es 1/ I 6 f i .."i6 I . 1, a/ f/ �` :,..4,,,,L,,,--Ei, / '' • //../ ..," „,..••"/ .. / 4 X/ ., ." • • / 0 / /4 / / /• / 110 / ik. //if / / . i ',:.: • dit l""ga"Ml.n"..""M"I"M""e"'""" • L( es , 0 f • tI • ` p I I , � \ . • I r ti .. \ %1 \ . 7/ / I v r , , r •Afp `i\ '`` • / -7, ) 1,<CIEJVc):93:2/1* ma% ot• / 4 .• , „ -1, 1 ., / ./........T Idig se' I '‘1"27)Ull 1:21:: T• • , ///7/ / \'•'`.44,,,,.. ••••••:•Allb far use I \\IkelICI C' Ir-O 6. ' r /00 --ram •'�' / 6 1 r 40 • }, • r . ' : y' 1 k , I ::)1 li\E \i)ALIZr . •• • !� i . .. /0 At __„,cN ,—Ilk ''-7614-'1.V . ,, .. / -**-• ..... —.Nee° 1\ii , .,,,,,„. - ..r• .."/ \ s**.4%.-„*,.-,. fp"....-- `,.%,,s,u.„..,1/4 �` IDVP, r 4 , :\.9: ,. dr, — ��'r�s / • O t , r y Y' ( 1 \ o C�a , s' I 1 I r ,0,�9 { r L /, r / , . ci§i 449/ . 1 A31 Akl, I l‘ 4YCV ''. , 4 . , ., .. ,--. . , . ,,,s, yQ'x,_/gyp//+.)1 / 016 e / 0 '� • , .. 1 ,•'•' ,/ • 1 `� O,�^ • .. �-t \ \ f 11 0% \ TL,141: 44., ' •.. 't 1, �0 calf*,oFdri c/ � 42.,-, \ \ %.� A, • # ..;,..._.__....., ...,....,. .....-:' . S/ 0 . ,, .. , �o��, � �b 1 0 riz d ," . G74' •. V . (ilt . s , ti .. ' ., • ,......„,/ l's `" '• ...„, ..„ , , d , • ,. /,� v. ,, • ' , r V ' '• ° 14 . , • • STAFF REPORT CITY OF LAKE• OSWEGO . - - LAND �� L A N D DEVELOPMENT SERVICES DIVISION tr APPLICANT: FILE NO. Lake Oswego School DR 7-90 District 7J PROPERTY OWNER: STAFF: Lake Oswego School Hamid Pishvaie District 7J DATE: LEGAL DESCRIPTION: May 11, 1990 Tax Lot 600 of DATE OF HEARING: Tax Map 2 1E 6AC LOCATION: May' 21, 1990 Melrose & Kingsgate NEIGHBORHOOD ASSOCIATION: ® COMP. PLAN DESIGNATION: Bonita (Inactive) 4' R-S ZONING DESIGNATION: a R-5 (Future) ' I. APPLICANT'S REQUEST The applicant is requesting approval to construct a public elementary school. II. APPLICABLE REGULATIONS A. City of Lake Oswego Comprehensive Plan: ' n Urban Service Policies General Policy III Impact Management Policies General Policy i General Policy II General Policy III Wildlife Habitat Policies i General Policy IIel \ DR 7-90 Page 1 of 22 Y i . " i • ! ' , R 1 * , Weak Foundation Soil Policies lb ' General Policy I • General Policy IV Wetland Policies , ' General Policy I General Policy II 'J Stream Corridor Policies General Policy I General Policy II General Policy IIT } \,, Social Resource Policies • , General Policy T ' General Policy V Protection Open Space Policies General Policy I Bikeway Policies General Policy I Pedestrian Pathway Policies General Policy I General Policy II 1111• Transportation Policies General Policy I • General Policy VI B. City of Lake Oswego Zoning Ordinance: LOC 48. 120-48. 155 R-5 Zone Description LOC 48.530 Vision Clearance . C. City of Lake Oswego Development Ordinance LOC 49. 300-49 . 335 Major Development Procedures LOC 49. 615 Criteria for Approval LOC 49. 620 Conditional Approval ., D. City of Lake Oswego Development Standards: ' 2. 005 - 2. 040 Building Design 3 . 005 - 3 . 040 Stream Corridors 4. 005 - 4 . 040 Wetlands 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 4111 DR 7-90 Page 2 of 22 r • r , .• 9.005 - 9. 040 Landscaping, Screening and Buffering , 10.005 - 10.040 Fences • ,.,f' 11. 005 - 11.040 Drainage Standard for Major ''`' Development 13 .005 - 13 . 040 Weak Foundation Soils 14.005 - 14. 040 Utility Standard 16.005 - 16.040 Hillside Protection and • Erosion Control 18.005 - 18. 040 Access Standard ' 19.005 - 19.040 Site Circulation - Private ,y Streets/Driveways 20.005 - 20.040 Site Circulation - Bikeways and Walkways E. City of Lake Oswego Tree Cutting Ordinance: \ LOC 55.080 Criteria for Issuance of /r Permits i; . F. City Charter, Section 46A: , Maximum Height of Structures in Residential Areas III. FINDINGS d A. Background: . 410 h 1. The applicant is requesting approval to construct a 63 ,000 sq. ft. , two story elementary school. The building will contain 22 classrooms, a library, music room, a gym and related support facilities, Exhibit 16. • The site development plan also includes a " , covered play area, a 5,000 sq. ft. outdoor playground and a 64, 350 sq. ft. multipurpose "' play field (a regulation-sized soccer field) , ° � Exhibit 8. To accommodate the large playing '\. field, the applicant is proposing to fill the westerly wetland and to mitigate the loss by enhancing the size arid value of the other wetland oh the site, Exhibits 8 and 23 . 2. The 8.5 acre site is located on the northeast ` corner of the intersection of Melrose Street and Kingsgate Road. The site is square in .. shape, is heavily wooded and slopes downward from the north to the south, Exhibit 5 . Slopes in excess of 20% exist on the northern half of the site, Exhibit 6. 3 . The site was recently annexed into the City. , A City initiated zone change application to DR 7-90 . Page 3 of 22 , ; , • • a 1' r t place an R-5 zone on the property, in • accordance with the Comprehensive Plan designation, is scheduled to be reviewed by the Planning Commission on June 11, 1990. 4. The Plr ,aing Commission will have reviewed a conditional use request on this site by the time of the Development Review Board hearing. However, due to some outstanding issues regarding transportation, wetlandm, utilities and drainage, staff is recommending that the Planning Commission continue the conditional use request until all issues are adequately addressed by the applicant. ,; 5. The site contains several significant ' resources, including two wetlands and a stream corridor, Exhibit 7. The wetlands are generally located at the south and southwest portions of the site. These issues will be addressed in more detail later in this report. 6. Melrose Street, which runs in an east-west direction along the south boundary of the site, is a two lane roadway with sidewalk on its south side (to the east of the site) and m on its north side (to the west of the site) , 4110 Exhibit 30. Melrose is designated as a collector street in the Comprehensive Plan. 7. Kingsgate Road, which runs in a north-south ' direction along the west boundary of the site, has a 36 foot paved width and curb along both sides. Sidewalk does not exist along the east side of Kingsgate north to Jefferson Parkway. A major portion of the west side has sidewalk, though not contiguous, Exhibit 30. Kingsgate is a local road which is functioning as a collector until the Jefferson Parkway extension from Kingsgate to Fosberg Road is completed. • • 8 . An 8 inch sanitary sewer line exists in Kingsgate Road. A sewage pump station exists at the southwest corner of the site Exhibit 29. The design of this pump station did not include impact of effluent from the site or from the rest of the unincorporated area to the east of the site. An 8 inch gravity line exists in Westlake Drive approximately 750 . feet west of the site. n 4111 r DR 7-90 Page 4 of 22 1 • $ b 1 ' ,1 . 4 A9. A 10 inch water line exists in Kingsgate Road. The City is in the bidding process for 4110 construction of a water line in Melrose �r`'�i \ , Street. , ) `1 10. Underground storm drainage lines exist the LJJ entire length of Kingsgate Road and under Melrose Street where the stream on the site intersects Melrose. 11. Additional site features are described in the following exhibits: Exhibit 3 - Aerial Photo Exhibit 4 - Sun, Wind and View Chart Exhibit 5 - Site Survey and Tree Survey Exhibit 6 - Slope Analysis Exhibit 7 - Survey of Driveway and Vegetation to the North and Stream Corridor on the Site Exhibit 8 - Site Plan B. Compliance with Criteria for Approval: 1. City of Lake Oswego Comprehensive Plan For an analysis of the applicable Plan policies, please see pages 4-9 of the May 4, . 1990 staff report for the conditional use request (CU 1-90) , Exhibit 32. As explained • on Page 9 (Exhibit 32) , Compliance with Transportation, Wetlands and Impact Management Policies has not yet been established. 2. City of Lake Oswego Zoning. Ordinance . The site was recently annexed. A City- initiated zone change application to designate the site as R-5 is scheduled to be reviewed by the Planning Commission on June 11, 1990. This designation is consiste�nt with the current R-5 Comprehensive F.Lan designation on the site. An analysis of the R-5 zone requirements is provided below: LOC 48. 120-48. 155, R-5 Zone Description Major public facilities, including schools, are listed a& conditional uses in the R-5 zone pursuant to LOC 48. 125 (4) . The Planning Commission is scheduled to review a conditional use request by the school district on May 140 1990. Due to E)everal outstanding • DR 7-90 Page 5 of 22 wwr:.. ..w.:.ww..�,s...-.e w-..... ., ... ....... ........-,...........+..:.4wx.«... _. ....i .. :!F.-o+. xa ,. rNt • r 4i , • ' / r i • issues, staff is recommending that the Commission continue the hearing, until they are adequately addressed by the applicant. Those issues including transportation, wetland, utilities and drainage will be addressed in more detail later in this report. Similarly, staff will recommend that the Board continue this hearing until the Planning Commission renders a decision on the conditional use request (CU 1-90) . If the Commission approves the request based on the submittal of new evidence, staff will update the report. The setback required in the R-5 zone is 10 ' (-for all yards. As Exhibit 8 illustrates, this -requirement is being met. Additional setback is specified in LOC 48.150(4) 'and (5) for development which abuts an existing less intensive zone or a less intensive residential use, respectively. The existing zoning along the southeast property line is R-7 (in the County) , and the existing land use along the east property line is single family residential. The setback required along this line is established by the height of the proposed school. The proposed height at the east side of the structure is 32 feet and theIIII proposed setback on the east yard is approximately 43 feet, therefore, LOC 48.150(4) and (5) are met. Pursuant to LOC 48.155 (1) , the maximum height ~ allowed by the Zoning Code is 40 feet averaged LP over the entire site with no individual • structure exceeding 50 feet. demonstrate that this requirementlis metbits a-15 since the proposed structure measures 32 feet ' at its highest point (at east elevation) . In addition, the proposed 74 ' flag height limitation 75 ' pole meets the 46A of the City Charter. established by Section i The maximum lot coverage in the R-5 zone is 50%. The proposed lot coverage (building and parking areas) measure approximately 16.5 ; afore, this requirement is met. 3. Cit it of Lake Osweao Development Code: a. Major Development Procedures DR 7-90 Page 6 of 22 f ._ i Y -LOC 49.300-49.330 - Major Development Procedures , While .applicant has borne the burden of . proof as evidenced by the attached Exhibits 3- 28 and 32, there are few significant omissions that will be discussed in detail below. ?� 4. City of L k _ O eswego pm Develoent Standards: (,59(% The site does not contain any Historic Resources; therefore, this standard is not '' applicable. The applicant's narratives (Exhibits 19-27) M1 . and plans (Exhibits 5-16, 22-24) illustrate compliance with the applicable standards. +' This report will only address those standards! which require additional discussion or where ' ji modifications to the applicant's proposal are recommended. a. Building Design (2.005-2.040) ' The applicant has provided substantial information, addressing the requirements of this standard, with which to judge the • complementary nature of the site's design and II how the proposed building is complementary to surrounding uses. This information includes the following: Exhibits 13-15 Building Elevations Exhibit 16 Floor Plans Exhibits 17-18 Photos of North and South Sides Exhibit 19 Written Narrative Exhibit 31 Color Boards The building is illustrated to be a maximum of 32 feet in height, Exhibits 13-15. The • proposed flag pole `'falls within the 75 foot , .limitation of the City Charter-for a symbolic 0appurtenant structure. As stated previously, the building meets the height requirements of r `, . the Zoning Code, as well. Y • , b. Stream Corridors (3.005-3.040) p 4 �+ The site contains a major stream corridor. The 1966 City topographyppy map P an d the 1975 Lake , Oswego Physical Resources Inventory (LOPRI) V. DR 7-90 Page 7. of 22 • . iJ r map both show the stream flowing across the bottom of the site connecting the two wetland 4111 areas mapped by Scientific Resources, Incorporated (SRI) , Exhibits 5 and 23. The stream still exists and has been confirmed on the site by staff. The stream flows through the wetland areas and the stream channel tends to broaden out as it flows through the flatted portions of the site, Exhibit 34. The stream survey (Exhibit 7) does not include • the portion of the stream that flows across the bottom of the site. The stream corridor map needs to be drawn at the same scale as the other site plans. The width of the stream channel should also be noted on the map so that the 25 foot stream corridor width can be confirmed. There is physical evidence on the site that the stream flow has been diverted by ditching. The ditches have altered the hydrology of the wetlands and may have caused a reduction of wetland area. The natural stream flows could be reestablished to the stream corridor by filling in the ditch cutting off flows to the went wetland area and by connecting the stream to its natural coarse through the east wetland area. This can provide hydrology to the westerly wetland area (discussed in Section "C" below) . As a1\owed by DS 3. 020 (4) (c) , a minor realignment of the stream channel is proposed by the applicant (pg. 2 of Exhibit 21) . It appears that the new alignment, a sidewalk and perhaps the east corner of the building will be inside the stream corridor. The following issues should be addressed by the applicant: - Explain the reasons for the proposed • realignment. - The applicant should provide conceptual plans which show how any work in the stream corridor will minimize the impact on natural features and how the stream corridor will be restored using native riparian vegetation. DR 7-90 Page 8 of 22 • , • 1 1 c. Wetlands (4.005-4.040) • The applicant is proposing to fill the wetland on the south central portion of the site in order to construct a multipurpose playing field, Exhibits 5 and 19, page 6. A mitigation plan (Exhibit 8) has also been submitted by the applicant. Staff has the ` following concerns about the mitigation plan: �, - The mitigation plan proposes to create a ' new wetland area adjacent to a public sanitary sewer line and PGE utility line. The creation of wetlands adjacent to these facilities would restrict physical and legal access for maintenance purposes. - The mitigation concept involves the creation of a diversion pond and a network of diversion channels and weirs. This concept would involve constant maintenance to assure that water was properly diverted, it would require removal of trees to build the diversion pond and upland vegetation in the proposed new • wetland areas would be lost due to increased water levels. - There ace other areas on the site that are more naturally suited for mitigation such IIIas the areas between the two wetlands. The applicant has applied for a fill permit from the Division of State Lands (DSL) . If staff, in conjunction with DSL, determines that the wetland proposed to be filled is essential, then the fill required for the proposed soccer field would not meet this standard without a variance. In addition, DSL approval for the proposed wetland mitigation plan (Exhibits 8 and 22) should be obtained to demonstrate compliance with this standard. The location of the school building itself does not appear to fall within potential wetland areas, as evidenced by preliminary wetland boundary maps (Exhibit 5) and the proposed site plan (Exhibit 8) . . The purpose of the City' s wetland standard is to protect wetland areas and the values performed by their functions. This is also the goal of state and federal wetland regulations. The basic objective is to have II , DR 7-90 Page 9 of 22 , r no net loss of wetland area or wetland values. Therefore, where wetlands are present, wetland boundaries must be delineated and wetlands functions must be identified And evaluated. v If a wetland is found to be ''essential" the City standard is very restrictive and would not allow mitigation, without a variance. The site contains three wetland areas, Exhibit 5. These wetlands have been delineated by Scientific Resources, Inc. (SRI) and are mapped on Figure 4 of the wetland report, Exhibit 23 . The applicant is proposing to fill the westerly wetland in order to accommodate a regulation-sized soccer field, Exhibit 9. The loss of this wetland is proposed to be mitigated by expanding and enhancing the other wetland, as shown on Exhibit 8 and discussed in Exhibits 20-22. According to the SRI report (Exhibit 22) , there is an area between the east and west wetlands which has wetland characteristics but does not meet the wetland definition due to lack of hydrology and existence of marginal wetland vegetation. Staff finds that this area exhibits forested wetland characteristics but has lost its hydrology due to a diversion 410 of stream flows. Staff recommends that by restoring the natural stream flow to this area 4 it could become a forested wetland (see the Stream Corridors Standard discussed above for more information) . 1 ' .. As required by DS 4. 035, a description and evaluation of wetland functions for each wetland area is needed to determine whether or not the wetland area meets the criteria set forth in this section. This information has not been provided by the applicant. • The standards for approval listed in DS 4 .020 need to be addressed in more detail. The applicant needs to submit the following information in order to determine the application's compliance with these standards: - The wetland report (Exhibit 23) should describe and evaluate the functions performed by each wetland area, in accordance with DS 4. 035. 1111 DR 7-90 Page 10 of 22 _r Staff recommends that alternatives to a regulation size soccer field be required to ® meet, the school 's needs for playing fields in order to minimize the need to fill the easterly wetland. With this modification, the • applicant's proposal would preserve more trees and could more easily meet the requirements of the Wetland Standard. d. Street Lights (5.005-5.040) This standard requires that street lights be provided •and that lighting of public pathways and accessways be nonobtrusive to surrounding uses. Lighting of the outdoor playing field on the south portion of the site is not proposed. • The utility plan (Exhibit 10) , lighting plan (Exhibit 12) and the applicant's narrative (Exhibit 21) demonstrate that this standard is met. Staff recommends that proper shielding • be provided for the proposed lights along the north and west property lines in order to prevent glaring into the adjacent residential developments. e. Transit System (6.005-6.040) As Exhibit 8 illustrates, walkways are • proposed along Kingsgate and Melrose Street. The applicant states in the narrative (Exhibit 19) that this standard is met but does not identify the location of existing stops. To meet this standard, the applicant should be required to submit information with respect too existing stops along with the pedestrian access analysis discussed elsewhere in this report. f. Parking and Loading (7.005-7.040) This standard requires one parking space for every four portable seats for schools with auditoriums without fixed seating. The applicant states that 260 non-fixed seats are proposed. Therefore, a minimum of 65 parking • spaces are required. Since 66 spaces (45% compact spaces) are proposed, this standard is met, Exhibit 8. DR 7-90 Page 11 of 22 4 g. Park and Open Space (8_005-8.040) This standard does not prescribe a specific percentage of site area to be set aside as park or open space for institutional uses, but does require that Protection Open Space as defined in the Comprehensive Plan and tree groves be considered as highhpriority for reservation as open space. Staff recommends that a minimum of 20% be dedicated of park or open space land, since .the project is located in a residential area. As discussed previously under the applicable Comprehensive Plan Policies, the site contains wetlands and a stream corridor which are required to be preserved as open space. There are also some significant tree groves which can be preserved and included in the open tl space calculation for the site. As Exhibits 8 and 19 (pg. 5) indicate, approximately 60% of the site will be retained in a combination of park and open space land. While there are some questions about the feasibility of filling the westerly wetland, the overall amount of open space/park land would not be affected. 110 h. Landscaping, Screening and Buffering (9.005 - 9.040) This standard provides flexibility in the amount of landscaping required for "public" uses (DS 9.020 (3) 1 . Due to the site's proximity to residential uses, staff recommends that a minimum of 20% of the site area be provided as landscaping. Pursuant to DS 9.020(2) , the 20% is required in addition to park and open space requirements. The landscape plan (Exhibit 11) demonstrates that this standard is met. i. Fences (10.005 - 10.040) This standard requires that all fences not exceed 6 feet in height in residential zones Unless otherwise approved by the Development Review Board. The applicant is proposing a 4 ' fence around the wetland area to provide • security for school students and a 4 ' fence at the south of the playing field to stop errant balls, Exhibits 19 and 21. A colored sample of the fence is provided on Exhibit 31. Staff4111 DR 7-90 Page 12 of 22 II • • F i recommends that at a minimum a 6' fence be ID provided;, along the south property line along Melrose Street to increase protection form n errant balls entering Melrose, to minimize iscaling of the fence and to control access points to the school site. Staff also recommends a 6 ' fence along the ", wetlands for the same reasons listed above. Additionally, a 6' fence will provide better security for the students. The Police Department recommends that access to the wetlands be controlled by a locked gate, and • that the gate be placed at a point that is highly visible to school staff. j. Drainage for Major Development (11.005- 11.040) After reviewing the proposed storm drainage plans (Exhibits 10 and 27) , staff makes the following observations: o Access and Easements (11.020(1) ) : The detention facilities, as proposed are accessible either from Melrose or from the 4110 fire lane north of the playing field, Exhibit 10. Drainage easements are needed over all storm water detention facilities and all public facilities. Any storm system collecting runoff from upstream areas is a public line. This includes the storm drain collecting water from the swale and from the apartments to the north and the stream corridor. The applicant should show easements on the site plan. o Storm Water Runoff Quality (11.020(2) ) : Two pollution control manholes are provided, one serving the playing field and the other serving the buildings and parking areas. An additional pollution r control manhole is needed to serve the parking area. Biofltration is also required to filter nutrients and other suspended pollutants from runoff. One grassy swale is proposed at the south side of the site to filter 110 DR 7-90 Page 13 of 22 • runoff from the playing field but it is located in an area that would require tree removal. Biofiltration is also needed for the north side of the site to filter runoff from the buildings, parking areas, and play areas. Grassy swales or other biofiltration facilities should be located in areas that would minimize removal of trees ,or other open space features. Runoff from the majority of the site drains to the wetland areas at the present time. The wetlands are now providing water quality filtration for this site end upstream areas as well. The proposed drainage system needs to be designed so that the wetlands continue their water \ quality functions. o Drainage Pattern Alteration (11.020(3) ] : rr The site contains several drainage patterns including swales running across the site, a stream, a spring feeding the west wetland area, and two drainage ditches that have altered the flow of the stream. These drainage patterns should be shown on the site plan to determine where the drainage systems should be located. The proposed drainage system should incorporate the natural drainage patterns. Runoff collected from the buildings and parking areas should be taken to the southeast portion of the site to maintain the existing natural drainage pattern of the site. Storm drains and other utility lines also should be located in areas that will • minimize removal of trees and other natural features. For example, the utilities in the southwest corner of the site are proposed within a significant treed area and where other alternative locations exist. o Storm Water Detention (11.020 (4) 1 : Detention volume calculations (Exhibit 27) have been provided but need to be revised to properly determine the required 1111 detentiofi volumes. DR 7-90 Page 14 of 22 w r 4 s p • Y/ i As noted at the pre-application • conference, above ground detention facilities would be required. The detention facility was discussed to be located at the southeast corner of the site in the wetland area. However, the utility plan (Exhibit 10) illustrates • underground detention facilities. Staff recommends that the following information be submitted by the applicant to fully ascertain the application's compliance with this standard: - Show pollution control manholes to serve the upper parking area. " - Show biofiltration measures for runoff from the building, parking area, the play areas and the playing field. - Design the drainage system to direct runoff to the wetland areas (after they have been filtered through • pollution control facilities) . - Show the natural drainage patterns such as springs, swales and streams on the site plan. Locate and design storm drains to minimize removal and disturbance of trees and other natural features. - Revised storm water detention volume calculations (as needed to reflect actual site conditions) . - Utilize the natural storage c,apacity of the wetlands for storm wat&\r • • detention. Any berm needed k':c+.- provide . freeboard for stormwater detention should be incorporated into the desi'gn of Melrose Street and sidewalk improvements where possible. The berm into the southwest corner of the site should be removed. - Show drainage easements over all storm water detention facilities and other public storm drainage systems. DR 7-90 Page 15 of 22 • ii r 11 h 1 k. Weak Foundation Soils (13.005-13.040) 4111 The site is designated as having the potential for weak soils. The applicant has addressed . this standard by submitting a preliminary geotechnical report (Exhibit 26) . The report indicates that the site will be suitable for the proposed development subject to special requirements, including final field exploration and laboratory testing so that specific recommendations for construction methods and materials can be made. As provided in the standard, when applying for a building permit, the applicant shall provide a soils analysis' by a registered engineer, to identify whether the site can accommodate the proposed structure's foundation. 1. Utilities (14.005-14.040) This standard requires that the following utilities be provided to all development in 1,'). the city: Sanitary sewer, water, ,, sidewalks/bike paths, traffic control devices, 0 • street lights, underground utilities and adequate streets. ' Sewer: As discussed previo%sly in this4111" report, sewer service is av6ilable to serve i the site via the gravity system west of the site in Westlake Drive. Connection to the pump station at the southwest corner of the site (as proposed by the applicant) will not provide adequate Sewer service because there is not enough reserve capacity at the pump station to accommodate ei}r'ected effluent generated by the school uva;'f. Exhibit 29 provides calculations fci .�e reserve capacity and page 5 of Exhibit 21 provides calculations for effluent to be generatO by the proposed 41 development. The existing teserve capacity is approximately 69. 4 gallons whereas the i�,, schools peak effluent flow will be between 58- 87 gallons per minute. Water: Water service is available to serve the site via the existing water line in Kingsgate and by the future line in Melrose. • Construction of the Melrose line is expected to occur this summer. • Sidewalks: As discussed previously 10 this report, thorough analysis of pedestrjan access 4111 DR 7-90 Page 16 of 22 4 O • t v to the school has been provided. Exhibit 30 CI illustrates the existing and future sidewalks-N in the vicinity of the school site. , The applicant submitted a traffic report, Exhibit 24, to address traffic issues. The applicant's traffic engineer recommends that 3-way stop signs be provided at the intersection of Melrose and Westlake/Fosberg, a and,' .at tple intersection of Kingsgate and i,. Melrose. The applicant has proposed that crosswalks be' installed at the north and east' legs Of the Westlake/Melrose intersection and II at the north and east legs of the Kingsgate/Melrose intersection. Staff concurs that the stop signs are necessary to provide adequate stopping distance for crosswalks but does not concur with the crosswalk locations ' Fmme nded ya is he f aplsciang s ne ngneee. , --sidewalks in the vicinity should occur before a final determination for the crosswalk location is made. Staff recommends that sidewalks along Melrose and Kingsgate, if curbline, be 8' in width in order to provide added safety to students by allowing them to walk farther away from the vehicle travel lane. A Streets: The capacity analysis in the applicant's traffic study, (Exhibit 24, pages 2-17) adequately demonstrates that the • surrounding streets can accommodate the ,' vehicular impact of the P proposed development, subject to construction of a half street improvement on Melrose Street along the south side of the site. Exhibit 10 illustrates 5 ' of right-of-way dedication on Melrose Street. While this dedication is sufficient to accommodate the proposed half-street improvement, it will not provide an adequate planting strip for the,proposed street trees. This issue can be resolved by providing adequate sidewalk easethents on the site. As demonstrated in the above analysis, all utilities are available to serve the site a except for sidewalks and crosswalks. While sewer is available, the applicant has not yet demonstrated how access to sewer will be provided. • . . DR 7-90 t\ Page 17 of 22 , // r .4 1 0. Note: The site plan must be revised to show adequate easements for all public utilities. a. Hillside Protection and Erosion Control This standard requires that the development be designed to minimize disturbance to natural topography, vegetation, and soils. As Exhibits 6 and 21 illustrate, the proposed structure will disturb over 65% of land area that is sloped between 20% to 50%. DS 16.025(2) (c) limits such disturbance to a maximum of 65%. Any departure from this requirement would require a variance. No variances have been requested by the applicant. Staff recommends the followin ) considerations that would further implement this standard: - Relocate the pathway and utility lines in • the tree grove at the west end of, the soccer field to the open area adjacent to Kingsgate Road. There is ample room in this new location ancv, it would allow for the protection of the tree native understory vegetation,�ove and its The soccer field should also be shortened to, protect more of this tree grove. - Remove the pathway from the forested area at the east end of the soccer field and connect them to K ingsgate Road along the north side of the soccer field. This would both reduce the impaCt on tree removal and ondisturbance to wildlife and would route 6tudents to a safe place to \1 cross Melrose Street • o Remove the berm from the forested area east of the soccer field. It requires the I. removal of a great deal of native vegetation and there are other design alternatives to the berm in this location. - There are several g that could be made throughoutithea site 9 that would save trees and native • understory vegetation. DR 7-90 ' Page 18 of 22 n - There is a concern by the applicant that native understory and ground cover 111/1 vegetation on the site is a safety hazard to the school students and a problem to the landscape maintenance of the school grounds. There is also a concern " expressed in City policies and codes that i wooded areas and the habitat values they provide be protected. These concerns need to be addressed more. fully.`� Native landscapes require less maintenance and • less use of herbicides. They can also be selectively pruned or fenced if safety is a concern. n. Access (18.005 - 18.040) () This standard requires that safe and efficient ' . ingress and egress be provided to the site. A double access is proposed at the north corner of the site onto Kingsgate Road. The applicant's traffic engineer (in Exhibits 24 and 25) evaluates the sight and stopping distance for the proposed accesses and finds them to be adequate. Some vegetation to the north of the site adjacent to the right-of-way may need to be trimmed to provide additional elvision clearance. o. Private Streets/Driveways (19.005 - 19.040) The proposed parking lot design, grading and utility plans (Exhibits 8, 9 and 10) adequately show compliance with this standard. All vehicular aisles must be declared fire - lanes in the deed and signed as required by [DS 19.020(1) (e) ] • p. Bikeways and Walkways (20.005 - 20.040) This standard specifies that all required bikeways and walkways be constructed to City standard. As mentioned previously in this report, some adjustments shoulld be made in the proposed pathway/sidewalk locations in order to preserve more vegetation and to provide added security for the students. To achieve this, staff recommends that the proposed pathway through the wooded area along the east property line be eliminated, Exhibit 8. This • is also recommended by the Police Department for security reasons. The existing Mt. Park el DR 7-90 Page 19 of 22 t 4 Ica � ) pathway along the north property line can be 4111 accessed through the parking area along the north, Exhibit 8. 4. City of Lake Oswego Tree Cutting Ordinance • The applicant states in the narrative that "m approximately 36% of the 489 trees on the site, that exceed 8 inches in diameter, will be preserved, Exhibit 21. This ordinance requires that all trees greater than 5 inches in diameter be reviewed. The applicant has o. provided a tree survey (Exhibit 5) and indicated on the proposed landscape plan (Exhibit 11) the tree canopies that will be preserved. The recommendations listed in the Stream Corridors, Wetland, Utilities and =_ Hillside Protection of this report would also lead to greater protection of trees on the site. In accordance with the tree cutting ordinance, { removal of only those trees necessary to make way for proposed improvements should be approved. IV. CONCLUSION 1111 Based upon the findins ort, staff concludes that additdionallinformationsiseneeded in order to review the request for compliance with the applicable regulations. Until pedestrian access to the school is fully analyzed, compliance with the Transportation Plan Policies and Utility Sewer Standard cannot be determined. Pedestrian circulation must also be addressed to determine compliance with the Special Requirements for Schools of the Zoning Code. Without a final delineation of the wetland boundaries and without a decision from the Division of State Lands for the proposed fill and wetland mitigation proposal, compliance with the Wetland Comprehensive Plan Policies and Wetland Standard cannot be ' determined. If the wetland proposed to be filled is determined to be an essential wetland, the site may . not be capable of accommodating the proposed playing field. In addition, a variance may be necessary. It is possible that two other variances may be necessary for this application. A fence exceeding 60 -1, in height may be necessary around the proposed playing field along Melrose and would require a variance. A DR 7-90 $ige 20i,of 22 variance to the Hillside Protection and Erosion Control Standard for grading on slopes in excess of A 204 may also be needed in order to approve the grading plan (Exhibit 9) . Due to the strong community need for the school, the applicant should be given every opportunity to address and resolve the outstanding issues described in this report. V. RECOMMENDATION Staff recommends that the hearing be opened to allow the applicant to address the outstanding issues and submit additional evidence and to allow the public to testify. The request should be continued to a date certain for the review of specific issues and should be scheduled to follow the Planning Commission decision on the conditional use application (CU 1-90) . • EXHIBITS 1. Tax Map 2. Vicinity Map 3. Aerial Photo 4. Sun, Wind and Views Chart 5. Site Survey and Tree Survey y 7. Slope Analysis to the north of 7. Survey of driveway and vegetation the site and of stream corridor on the site B. Site Plan 9. Preliminary Grading Plan 10. Preliminary Utility Plan 11. Landscape Plan 12. Lighting Plan 13. Building Elevations 14. Gymnasium Elevations 15. Library and Gymnasium Elevations 16. Floor Plans 17. Photo of north side (mode of building) 18. Photo of south side (mode of building) 19. Applicant's narrative, dated April 5, 1990 20. Applicant's narrative, dated April 11, 1990 21. Applicant's narrative, dated April 24 , 1990 22. Applicant's narrative, dated April 24, 1990 23. Wetland Impact Assessment and Conceptual Mitigation Plan, dated March 28, 1990 24. Transportation Analysis, dated March, 1990 25. Addendum to Transportation Analysis, dated April 23 , 1990 26. Preliminary Geotechnical Report, dated June 13, 4 1989 27. Drainage Analysis • ® ; DR 7-90 Page 21 of 22 II r 0•28. Lighting Cut-Sheets • 29. Calculations for reserve capacity of Melrose Pump Station and Map of Service Boundary c.1) • 30. Map of existing and future sidewalks and bikeways 31. Color Board* • 32. Pages 4-9 of the May 4, 1990 staff report for Cu 1-90 33. 1966 City Topography Map for Section 6 *Too large to reproduce. • HP:kaa • . • \\, ,( (1, DR 7-90 Page 22 of 22 • • • • • • \,�' Th34 `'C� 45, ' ,• • V eI36 :SO �� 4,2. e 0 , „ y Gb y 40 _ :;�.. �J . • � t • • 1h. • **GOO Om. Att.e.., • _ ads3s•>» .-, ., 5/ .. 8.54l1c. • / . 1"4%. m.... • • 14•.... 10' •r5400' , ..im• • • • -7 ,- 54 . . .. s_ ,_ �' 1 19, !t " '. , , • , . • �z'bl!t7M''�j -r R.' 74 e•0 i 0 0,.,,,, n 2 - 4 e.: .... • ØI Ad = O • ) te -' A �do•L 2!� • ) v - �, _� 7 • .10 �`� tV ' .., • ti Pt \� 19 1 o ^Y �s z , a i' • I • 41 ev R . t a SEE 2 tE 6 , xHi � lT t I '�� 1 ' 1 .t r;.r.. .y\ .. ..:.I:. ' : J l' ti'r<'}:.•'I Ofi::v0rr"1 k 't' ' •. 'II •. 1 t4( 1♦►,.may 1,-,rp 1. w ',- ,�i ��`�. S h t,,/ hv, ";.1= 1 . r; ,toff..y5 • 4•E &e:f,' I', '""t> 4.'A r IWillIt it C 4. !:i .,,r�I \ R, J 5 '.'+t t •ft'•h M} f t�� S,\ -'N _. " .t1 ' tri t+ 1 , r + S• i• t. • f•'t,5% 1. t ,A . ...„, , . .. o ,,.�. •y V I�� " j t (., rr • r.�% r .4� �S,.l ,,r,'�� /C .. X •` '' %,„ 1/ "• • . ► ;:1�, ti••:V Y t tAi n=•?yy. lr�yf'a t�l:• �tom. 1 t * .,V lm�.' •i r,• (•}I'• oy . ,,:.1It.. tt`\iv Kt,}; 'N y�M!;� . ',y`•t �.{{:iCl • fi' \ Ik�. ., A , .1 ` t .74 ..ti f ri:.r .It ' •I,:..; < ��,{•t•i5"•i L( t3 -��fS;tf S 1 ' 1 . .�.' .. • . .4.• •1Rt r..• ? • •d II'/ r� +T•� J 3`5.t± ,5± '=' :{ `�IJltr.*'•(•t}t , _ ., ','1 - 1.1 • f. '. :3(..:.t )• :�Q.. .1 i• jr �Se.t: !�M•r5� :,. •k 'rf.` "r I.• Ilfr'• 't6 • i.d•i. P ..1 • -I+•1 �' ...i4 St[ti 5. i4A•' }''.ft..4 :f.• grj♦':7^X: 1 Wit 1`.,,„ � RN.A.° i` \ _� 1I r rl + >t�tlt• .T t .R }:t it tiyt.:ay` +2.• g.j.ti.,:."%41!);7?.1:..:;.1ti.:.i il i ..i s.34: .i•';:> ,triK4.1.f,4, , •• -' - • —.. ' ' .....•� H_ 1I i t'0 �'yi'.. 1'•'` ;•ty,NiF+t 'r.� .rr..,,��♦}��tc�� ?,� ,N r ,�, . • tl ...'.". ,. .....A. , - '.1 k' j�.• .l ' +1 fit. 1•l. ti• ^!,"�f .,;j?.�•..�,t, +C" :( tCu. •• r' giiikmilik, • *no.i. ,,,14(.41... • (S:I•z1 I 1 • 0: 1 ' '. . ill ;. , '.. I .I: ' I 1171 , 1.,./I • . .de• ' ' „ •• I!, . .:: I� 1 R-5 j'� R—5 ' ' , ' i riff,'„,,.,4,,..,._lis-....;,,,....-. . ; 11: jr1,.,„,,,\. • '''''''.' " ',' Fx . ,... . - , . ,. . . 4 . . . .,._ , - \ .,, , ., . . Li--...1* d ,, ii t 'Mr; -1 •• 11 1 e I LI ( y ,' �, I '5: N.�.ykyyi . �`/�y •0}•,� 't',,_i''N' 7 i �" y 51'''Sf Q �j ` • :Li 1.1 I : . ' — t .''..,,/ illletl n ''‘ •+, MIIIII H : rr•i , 1• t . . L. . ' ^� • ''4'-'' '''• - 14Ni, Ki‘t.t's41;;4;q, 4 • • • . - clitsi&,..,.....,..rc, ., • ; I � .r) I, 7) • % H C 1, ' 6 -.• '/N-A'> ! p 5\ F, • i ,, \ I., LJLY . I• R • ,+ t +, 1 ; � `�� Lr y.cJ;; Jam' '•••. iat • 1740:. V i �..N1. '4. t ? ,4 a ,' , �.. ' v.i,s..i. , t, N. .. a P,,',,j• /. ,. , .i S fi s, 1 • • —'7l.suu-. ... ,r• f (- ,• /... ♦...9 „� ;�...� v±` y. tip/ • . . , r. • . , . . . . “ . . • • , . . ,. .. . , . ., .. .... :,...c 4.-. "•43it...6 - ."" A..J ...C, • 1.0g•'...; -' :4 tk..' 4A' '•ii.'4:, . . '4. .4 .0,6, :ift••or .0-', ' i iy)rs• • ska 6 t• " 1.'1 " lilt; - '''.:-'101,4,;, .- ..t.,A.P.'w, I. .0."' ••• .T.N.Art. 4.....---W . • -t •='• 41.• • '- X t.l. A• %',.... . • 1....11. ,• ' AP$1.41.1.&._ .'" 1 .Pc.,111,317 %....le!A4.,,,7-•..,,..7,/ ••••••• • :111Zi t: -T.;3-•...'• . ,•'-"" 1" 41 •".' 4,,,t ›. 4 ..)` -r ‘44.1.'4.1...:tY • i ' ... 4.4gig4., in, f ..44. -r. 15-4,.. ,, ,•.: I .4. , ,,, .3.. ,..,L, . • . '.. . . ••••-,' .• • - 14.• .., •,, .3.• , ' •it:.../ 4e't"...;b. • 4:„.., • '.1441 yt,,. •-:,.....j0.4 . ,, •• .., • r,,..) , .. '0'%,,t V. • .a rie4r4.'• ••L • •. • .....9•4•• •.*4.79.41.h,"1 t fk- " • ^••j 1•Lree'l 4•1•••r.1,••••.•, • ,# ire• .. r•..2.•t• ' .L1• •,,A 1 2V•••.44 •-`•,. Y•4,..i.ttr:i1L,91r•so , ...„ , 4 ' *• it14 .= -a, g. k .. - ,.: , _" •• ,...j..21--,-,_....,......x.- ,*- r,_. d. , r,: •- -3-p •*4i • ,, "...,3' .....itte . 4,.. ., . ,,,c:No....4.:;.:•;:..,,, . .. . 0... •„,-*.• .3 t., -....3..ir• ,....erio.li . ..r.r. , L ': •••: i, ‘'/4-1,.. '''• , " I./ 217: ' 1,1412$art.,nit:•,../Iiirilr-'r• ' ::`Z' •• ",• P..._..,t_.11- '.'...14`. •'•/•":sn di. ••••X-Vf• ' ••0 • fit trsiv .1 • / 7 '-4.,Q.4.4w,..t..... ,,i' • --,,ii.c. ,' ' ' '' '•.',461.4""- - € -i• . 0 ••-• ,-, ''' .1"-''',A1 .. fl' ' - 'ify. ."'W.7- 'r,• • ' -17,:.,,iL.. "--.-YC-I:;k:,'.2•• . , ,,434..,-.1 • .., vr,„....., •••••••,..y..... • -.,..L.' - ,,,.-. E. ._f04. 4,44. HT.,. .,,,e, .viz;k4,.,,, ,14:•frz.,...tcv,-..314, pr,c,'Il'*'/, • -,:titur;„...... bg't-r s" ' 4, 4.v , . -&-,at.r."• - ezi ,,, 1 El• l' 't.• ,-2'. ' '4.•••It, sr r4.-r%t .W414704r .2 ' ,4: • 11•10".1-• 'r4c.,*F.fii-1 •44••••3;;Al& , • 1*"4'.'..4-** ' : '4'4.'4, •.1 4 A 4 ‘-. ' ,r PO to 44'....41 . ,,,y,toll*, .:,,,,•-g-..,._,.4,et-, A- 4„, ..-,v . .:,'.',v,N1 -1.,,, ast .. .,. •,,,,,f, • t., . r ,. 1 7'? .11,r .....,-* - .7.'r.,/,-. ...•. io 4/.57-,,i .. • .. :Ir.:. ',.,wiechri.--••/,'94-•,t, ' ,t,...1, 44.,,e4,1.,,,, 1., ,,,„ , . ft. r iitett.ti 4. r•, ..P I,";1•tilt; 4 ,. r--tffA444-2--1•Si'-'ettf-44-•. '...,'„;A:17. '*4. %,". •.•4-1 '•••,,,k'.4'.4•4-kr..41#..v..3 '.' t '•• 4.14.44 •• air) iikl .44•kgrAt7.../•.",t'..."- V;1"--V4**44't.,e_,I* 7,„ :.....: _Qiii.- , -741U11.3'clef%,%1 :.... ..... 1 . , ...42,4. ,fildri. . . pre er • Az* , , ,k u 3 ,.,t•••T,••••-rlirit::•_ , 71; .:44,4,1r.-4.,e .• . :4#11 Irs limousine. 3 its••,-,,ezt4,,,,,-;-T.,•;-'.7„.;.3)7.:__..zr,...,t.i".r...,..,‘,•• 4 .. .- •44.1i . ' . 7•Zi'•-•?A:P1-4 0.4 -,41-1e-, 4 • '''. •to .'-;, ...IN' , ' ,„,'- '.•1;r•iiv•7477 1 1 . •",:.. tAe.... .4, .#0.; 4 1 , k41,4.Y 4 • 4,441 IV. trg Vliv EH t,.211,XV. ,44:4?. 1.A. -.4---,Ar I' '-li 'lila i„,14,..1,3.,,,• „ ,,,, II_ .A. fil yr - 4-.' 1144,144 " 44...• r••••••4- -1 . ••,•••,•vtc..- --•-•••17;41,,r,%••••414'• .......,..°R ••. 1 . .-.. ' -,•••• ••• 3,1i PI, 1.7.11, ,r,!4,.....,6•4,,,,_,• o''' . •.4- :) f tyk.'.'• - - r•Zi 4-"r? ' , '' :,V;,-tP,1*-4-1,-."..7-r,,,--=`,,,-'- .r..4.;.4-1,.;,;Z., , y 0,, 3 .3,- .kr ._, .„,,, .3....t. 3,-..31., .., • _„9, . .. ,•-‘, -....• •..e..-,,,,,.;2;p , 2.1, ic,rxiir,-t•tz.,41:•41 ' "" :IC is.•- 4--4 .7,74 ..,..7.' #k,,, Tr'''',I; *-, , v't.T, "t,-_,h,J.:,,,t.Z.' 4ir..3m7 - k„vaL.,, . “:-• -4,1,,....P.„,,,,, ..... ......-er: , .0„.....4„„ „,t..339,j'irtF.7„41 n- treltz-4•=.•-,10,4, ";-•.:3.1.••... - , 414 ar '''..pk 3--;*,-i:l.e./...t...;3,-.31.‘,,143,.4_, ,-T",„,,,,,-, ••• ,i•-•fr .! .t, :, le,,,. ..•.,-• . .-1, 1. •ru---0, '4,.. .1.3-3,,r ' .. ",i,-,A.• 133„.4 3,14 ••• ,,• -. 4., • .I. 3 .4 • • ,,,,„, .... St... I t•I` „', ''.,.......-L...toV:_3,,i, '. ,...-., .,:..1 • ••'',..11...••.....4.• on 16.• -lh, ...x.:...ityg ri IS d, .c..„.,'S...., . P.,'"4 ,Art "'14. , .1.;14...1.... , • ' . , 1 PN:'.'1 1.4e 7.7' ''''''''''.4°4' . 1..4,7 '',7,...oe.k, '•••• ::1•111 . th , •l;kist.144, • j. • : ',••••z;t•rP1...14,&• -,..-•31, 4. •*•r s' ''•••••• 1.4-••••• tr., •.r -144-r I. - • • ••• '3, L . 3' r ;..ye • +.•” **tr..' ,44,•• -• "•-s5,•••12. '. ' i•tbrl•'-''''VC-10k'i''-' 4•.-fx!,.&'-'1I4‘..,"-"e.?.4"aildr•'".. • 3:•,•- ,,ZA*11',4,X., T:r., .. .-... . ;',,-;- ..-- -kit; . -'4"44 " ''''' • , al* -. • •t••• 1 ;., .,INI,L;."4-,:;fr•ti. ..,:4',41,01.•,,.1..."1:,s,,. 944O-1":„_;,-k„r",, '19.tit'•.,l'i.V.A.:',1-1-.C', !RAC•,..13. ..L.'• -k•Yls*-/'t,•4'`--,„.7* -•-ik-14,1; . . ' 1,),•-‘{......o 4..........,-,4" ...4.105,,,..44- 47,-44....k.,4k...I .1.).'di.f.:5,- ‘..1.4' 3,,,4„.4.1-4-- 1,,..A "„••••r-,`•41t.,".."••-.....,,,, 11 . I(' fr.4,'"Iifr 4.7.. ..' ,,..t.'' .•'L.••111....'"Ij. .':1:1•1'.t....%It, 1•;11irti''';4r..1.1:1'2.••••-e'e...F.ile':...4411':.'a4 .1" 1.•0!7'.*.i?V-'''''64".1 : ''. .--i•r . .h. J ''1%.,i*.......-14410: %itten.:. ...‘"-.aci';' CS...17,.."4:.'-,41rPPr... _i?1.7.".• a, $pr,k. .0.1 ` is .-.• 1.0 - 41. 4.:y'4 -- ' , '''- '''',:•-•7'''4.::-•••!"-•rx:4-sr- "I'"•-3••,•••,••t,•-•-.1p- - •-7-•.?•„.. •• it J'al'...,..4 4.1.1..;3;L° • r''.. '.K,,, ..t.te' .. tP.,!.. 4A LI' .1„,,,8„.•••\....1- xr.„`e*A.4.• 0,,f,..,,it oki.,..-g,, , -•nie---,-:‘-:' •11,4E-At'•:' .•2 .t•'-'7 pt ,,,4,,, .-,, , 4. - •r., .,...t.,. „.....;..4. -..... iscirl 41. ..fi t' ,i." ii '.1r1.4 • ROW•-• •,, . ...),,..-,•'-• '4,•°‘•-•',-;y• 'Is",.t•'•r•;',,,tri,''.•r`Zi-t. 143 .-1-3"".".1Zt.,1 tx.,--,t.,; :4:2 . ..i„,4, .i„St7.54 4. ,....,Tfc,,,g:'...14,:?+;;;: r t. 42i7,6' ....-. :,,,,.„.. .......?4,,,.,-., .,r4.-,...,..,,„--F, .r.1.-...t. .7 C•-VC::21,.....,»%.,..,:i...•::jc?1,:ti••,1.,1,.‘......"?.. VI 1 •.;. ,f.t."./"'4 u..•it• .••••%,, etq:'-7--.- ' .1 1 4',...i-`11,"-:"rk,"••••••• •'",•,;..-ps,i-4y,,c,',.,t-).,,,,,,,104, e'4, 1,.0-1_•'' • '''.:',...' "• .".'•1 •I''q?,44,,* T.''' • ••-it.Kt.41; 7.'4 1.''''44-T''let': • . .-_•'-----4.-•'4.1‘.*....4:C4',„4"- •..t"'- - •-- - ....:-..4....1.,, .-•-_,L.,..,.,_,.7.. .,. .,-.11.-- • -4Y-0. • _-.. -- •-• i• :.:;./4.,,., ,s.,;•',..-7.-: „,-;..L.,:-........___-...z.... 4. ........ .....5:-...-...,.....-m.--7,_ . . ...„..„„ ..,... „„,.._. i . .____ ... ,,..,„,, ,,F•r.....rtri,- -...,• . , rl, ...RI .L.,..54,... ' r". r, 'WI!' ''''i 11;....-7-A---• .1..1-mr.cle.•:-.1,-.a,.2;_atyll.„-r,4A.. z„,..i..,t t2i:4,....41i.A....4.,v,.. .... •,,,.....,.. 174?-.....,..4,„ - .-,- • 4. ;„,.. ,-.3„,v,-Aram-..;;-:".-r-.4...L.3.4 ....1.,•• ••7•13..-4,:,..- ...33-.-r•••rt..t.„ 3.!"„-•43- ..d •':7.41.4i.7,41":4,-.71...,.......,....;4.r" tot.... ,. mit'A 1515 5 15 1 tr '' '41.144:I..'...i...\. i.44 tlit":'"4'91 . ]. i: 4 elf•-v• r"..P.,,,---',•„-e•t!./'h•'•51..'-fte:/1"1 1..A.5d7; ‘,,,21,..,4e.,,,,i.-.F.,Ire.;=o',....T.. - . if-4.1'. ^• -P4it'41..1.•'``.r."."ii'-'.-•''''7...-,-,'.'-:-.--t',,"--47-t-'-k11-.11-1..i_,P -, 744.-7,r61 "`'1,,,- ..11 .. ,N .-,•1".7.-n--4..-',', -.1..---'-'-;-•-ai_' ..-.1/#'.'"•:,;,. ,. . . :,. 1• i•-•.ir•r•--7..,n ,1 _ or- -0.-t;z4s41.10-.4 4,-4 .2.f. t ___ ,.2,-,-.L1:„7-1. .._•.•1 ...ra.i. , Lr',.••f•:••1:161. -, • •'-‘,•.,,".-,- • N ,.'. Tt 4..-, --,-to•,---- =.1...- . ,-Ngs&7--,--_ -....,s. K ,,-- ..'1.4.f:r..2...i, 7.-c- •• ,'.7.ff.EfT.:..-'. . • -- • ... --,. .ic; ,....,,:,---.---,4,i-.....,,...4.- !---- tr.7.,-.,,-,....,.424,,, ..,-,7,.....,,is..,.4.1..4..-- .,„, . '"`""'-•••••••••-'1...z.---4,..,;, M1,44,43.. • -.) '' ''•;4••• ..,.,';'1.-rr... :.'••143•7`4:''..,4;V:.-V.,•ki •-•-,7 •4••••r•-;;;•14';' ' , '4'41!'"•'‘ 4:r-,..34r,. „„• .,„„.„,.'w.ert•---•.4.1421-s.„:•, • • i• .-....-.. .• i ..•'• .,-.-._•_.- - 4 ;,44.-1,4-•-:=It..14'.1r4 lit 7 .....,.: 1'.. ....;....1 ...,'...", Irtl.T.t.".". .,.''''44.1,.. pit,t,1.• '71. F.;.,9• ,,,•...,,,• :...--t,...;,-,•,-...., . :....1'•• • ,,P,,, , . • . • , . • -,„..,...„, •- ,.---4.. ..t al-"" - •--• ...4.4' U-4-r-7142-4--• 4,... ' 1 t..* 1 6 vF 4... '. •7• ' . •''.-4-f.--7x'1--r-' - 44'-e t' -= -•••.`7 414r-±-11-1-1444n' I:i.' 7-;37---";-:- .1.• t•!•,-.---7.;•3•1-•-; " •• t'' "• * -4' '•• ' . "-••' '33'r", 'r -7-..?--•-j:::;;;_•:V„.._.i.:r,_i -,,..:,..iff,'.4,.,'•3.4-. 1"..tryrti•:-.A-:ni'.•.-4A iz....._,„tr jir: - -• - ..••X,. "...A.":,-,...•1•..1_t• .P' ' •''; tc. '•' '..' "...'4.,.NI,'• • fv;... ” .1 - ,- -.-11 -.7: -.. --1•:'K-r- .i.:.c.,..0.41-,T.I..--_...,,,i2.....,-.?. 'tot t. ..'7111 .. '..:-.1-."'• .".."*.in.t.i.Z:41. 41,....7"3.:• ' '.1 .;1! . '''''.:**6' . "r1r.--.47 .t...".'44t9' ,/, v.•'s ";''',V4.r_W.0 --...r.4, -- ...,..,-,,,-@-- . ,,,..„ . .4. ---.4e1/4-.• ..''• --7-• . r ...,--= .-.-;e1'. ' -....,-.•- •44.--..,.-4,---:-,....1--, -..i.fi• ''-'..-‘ ----.'f-- . •,-,E...t___ •:: :.-:.,7,,%_,..7....7. . •i%75;;•,,,,„ntl.3 •t,z giler..• 'now' "Ni....--- ' 7, %I., • 1,...S..V..-4g..;--47.,"4,,,,,g... .f.Z.W;3-,,,,',..1,1... ap-,4,-.'4V" ' ---„rix ikr"..1 -r.,, '1.-or --•60'.: "T-v...__L;;•"44.t.. ' ' +r•' ,1-- ...- 4-..•-•'TiVile44:-.-•E_A_,,,j,.: ..yrt-14'7, • 1 „,t4-3 ...-zi •• ---.42-4.-•47." '....07.1 ‘• --."P Li. ==...1.41,r-"' "T. •• ..-"" ...-.. ' -----..a„.•••rAtt•_„....t"-,: i-zr , Inv 3i.4;;•; •* Iti.,+ '•-. ... z•••"-:4 •••-f,,a4-Ac4.W•4=4,nt„-„41„C'a...ka ;,--45•Fe••. 4.-: t, .13 .-• .- 1,. 4. . i q , I . 6,1' .. i. •."-- --7...., .... • . . .. k 1.taqson.itA , t APrizIti •i4.= e' -•":-- T • ,... .... --'--.11:, ,..-.• i-2_4.4 • ...„,.,,, - .' '''.•171 . 't*N-tlr !:‘-/-:4-7--V-tr '''' - 'riw' :. ..e, --•11 „--...,\ L___-.-_._,,, 1.41n ti.„..41*--#..-----tr4;,.i.-i.:,:r.,t_ii-, ..5 . , l 41,4 "-T."' -'-, t"....srr, ..-.11.V.,. 7".....1-,,-,.--,..,...1-_-• . 9-o" -.••_ it.....! -tit,. , ....••••••r.e-i-..41, i 4.....4.411 -, , - -4)0.... :4'.f.e.,?,,r4A-4 11j7..,f,r,`,. -5 , ...10,,•••T-i IA,rv÷..7.414:1.6.T.-41ti-45•0;,t i • '•sy."..r.r=• 47-..4.4-.`•,,e.-- •roAl-t..-.41.1 .F.,,..., s `i.4.,,,4• • , *-.•:.--• .•....z• • . '•"' '• ' '''' 1 41 11 1 ri, ....., , :..-...akr_ .., . .,.....--_ ''' 0$•••• ".••• ••"34-.2rI-,s,•••-•.1 S.4,1:-"--'''-•4.4•••41z.. 33-•,,,,..--*$ „, r . • . , .n...• ‘.....,‘N i'Jle. -'7 . • _/".."11'4...,• ,,..- ' "'`..4 IA , -tti,..s.33333rt.3,3,,,,a„4.--41„,t,..3,4 ."-••-•3.-.. .,,:3- • • ,_ ; •_, 4.'4A --..!......- A Zlo EP; ,;. :.,I ..;,1'• stgi'll•:-....•'••• -terr..4.714.•11,..,17.:'Erit • . 't ' ,1,1t.,,,,,..''',‘.44.511..a. ....A......;:- 'fr.'21 ....,_.' 1... "'''' -r? '9'•; ' ' -...,=., -_ lia•g47„c. ..-3. ,..-1.:, 1?•":%:5 e4-7. .:'•- •U.'"."..%-7/1;.**--,z1,-•""ir'iligt. •71.1-4..,:,' ...-4, -" ._14.: . • 1 • 3 ',', ,' 'I/ 1 r ' 1.,1,,,T-,.....e...,444,-.7. 44e . ,. , : 4..,711..,,:-. .......4 t."44...dal..4."-• '-.., WI ''''''t",:-.14111ritt=".,•••.. '--1.•..r •. -••• • .7....o. .D.... • t• •-• V. 1 ,..4... p• .7. •k.'II' ••••17, .r-"-_. _--.L/Ar -'."'&_:••- :......-o••• • 7,1"- 11=4 • - I.t 1 1.41 !.1 ---75•4•:, l'"1. - ;-1,,,, . 7.1„, , t" :'.•::.4•7.•fr '''''''5 ' ''''..:".:1W4 1V__• NE •-• - •-r---:-.••.::.i.taL-÷r.s..1.•1 :.--.1 4 i-j- '1 1 .r7=•'......•'.•• '... .. ....14: ,4.144. '''"- ''.• ,k......-...6 ,6.,..-az„.;...- ,..-;.-- , ;••'''' 3. -•" '''.1\74:---=,•••••v.,-..4::---- --.,•111..1,-.4•14-33 .1=5"-7. •Li--•-•-•1 ,...ui s- p .„, ,-.,-t.v9kt,2 . ut„,.._„q•,,..4,-..„. • ** 't t'-'..qs"'Irr 7'-......!..M •••?;..-_-,„,,„.1....,4, . •:::F.,....:.11,..,.....::,t ...,.)..t... ..r., . • Pe 441 `P-.._.,t,4---•••="-. 4,'.01'-415Fv-451, -._ 7:.,,-,t,,. . 1, 1 o ;ape', ,\ i 1 nrg...,- . : ..,-cur-.7-4- .....":,7,..=...:_. . '..,..e+171-m,,'' '... • "1""41-‘-----"•j....-:Cfp...%,..,...4 •T.-.."1,7137•-• i' -,' ...s...,. -Z•r.;. ct-4,...7.---7,--"1.tf.,..„-iii 4:..::-... .,...?....-.;_,-.47.t.14t, -I ,'` t-AY.7"3"7.1.• 'tr "' "I.14;„4.4,,,,,--rF:-'.-4-:c• 3„. ` ,3%..-.. . 4-m•_-...- --T•ef-k":4:A4,-r-.7-31,,..•.4 .41 , ...r.,":„•."34-1•11:7147.1 •1 lift 1,7 i oN 3 A ati, , 3 7..A...3.2...:0.-..., - -e.. "rim.,a-,1 -..• • , r -'Nip.'3;f*, l'rM:i r'IN- '-`-,-, -':--11*4 4 i•-f.-,•c g....6.. .... , ,p, -- ,,---.4-,,-,-,,,,„,, ,,,..,,,,,-„,,,,,... „,,,,,...,, , ,, i,4 '14T..44.W';',4zel,..3414X.... ,%,4,--•A,c`,n ,, .cie.3 .t.4 , , .... '.._•1..7.1...4...4,43,.-....-,. • la , ...• '..“. AtrX.K. -.0'. ti4C•ITt"Jfk.te•11 n.T.I.4.144::,1;:ei,,,.. lAst.11 . ' I •••I h,".:Ail:ip.•_•.:,-.7tV,TV•Wpiej,;4,,ax...;..."7,•••14.* . ;V. ,./.. 4.f.../,I.,, .4 h•••:...,pi-Tare.".--4.1-2.14-,-4,; ' ' , e .t.i , i•-,,--.• -1-14,,, • ., /., •.....--......-:.-- . • . - ..'d'ai,r.,....,,At'-vs-,-kdk-. 1.--r...,,,:,e-•...,---ra.,..."-A-,..• 41..1.t42 c L 'K. ' ' I %Vie."1;1'1 `;',14'-"-,4'" '"'I-•-a •-, 0 rIlL40._,Z. is'f•thr---',-•', ..' ,.t.'"'i:14-,.. .....1.'1,2---- If'1.'4...-i•-•"-,:..!• 1 * - --.'- '' •,7 I i . --...,,,, - ...Az-rs, •(-L., '----•--.-____----r----- -• '._--„r-.....::-....t....•-• --:`.. . •'-• ....1,2V-ils '''' '::•.:..-,tr,lt.--`41-.7,,,.---•-•.:--•:-., -.--- • • "--.'_... S'''-‘' ......-.4-4-,,4...:404•;::44.47%"*.'.!!......-..1:' ,,1 Wr`ri .4 . -....--- . '•,-1.... , i , ...-.:,.. -,••,,:q...4 ..T.z... . E3,•”-•-:•...--;40-,---, -,"•••,. . .• ..., .... -.-...7.:;....,:,...t....0,.1.,....,...i...-•.... •-,,,,......-....... .....h. . rx-,44: rt.',iii.11•7'.•4 • . :A i N•'",t." wp-,---,_, I- • •`•.1-........1jx- .t.r.:,.7:-&-CP--....-ri 4 7,4.4" .,,ply-, -a-7.-. ''`'••••• i- ,...1-47-.......,•:•-:.'7 '-`).7.7:137.2Q,,Isi 1,,,.1 .'•',T., '.,,''''' . ."1 ...1 .V.I I•..•. ,,.........,..„,_.,..,,,...•••-•4ti:•=14, to t: '......,41,...-_,::,-1.1...„:›...k!...:*., ,..:,,t1,,,....4.•••••-!,••• I,(•••••••• :,'`roa•„Os t••-• ,, • 0,...1 ..:7.'4/7•;;:l•t:t aliil."...-1;71.lY:Se •,t•t•.‘,,,`q`',..!7.•••-- • .4.:."74P..2:......1•:..."'•714 i'24.4:..,-•..°.,*•:'.t.71:1,, 4,...tti....,'.I.L....4..it,- "..*/•4•14ctt`- r.5ii...“•, viitt::*5;.•41, 1 r"VI", 'I..;•.........--...-,---'5:2:.4•,...A.-!I.,:,11.;,.f.'"",3 ,i,-.....'r••-•_-,iiir:ir•r4,40,-.,•,,,,'...t,L;17,i*I•1.4 ' ..., i-4."-•:`"•,•:.;-7,t.'-.1.„ .'-1•337,„•'3..:..'„IA,.V.4f•tr,-.• ,•;_ „,r'1,.., •'`:-.„-••134-3..41 ,3 :At___....------' :,-..1••••':*•:,2.",•-•---t ..."•-..,•-i0;•_•, ,;.,r,' . .3-r, 1..t.,..• ., .6' ,:,, . 1 ...,..:.:.... . 11"-:,-..-477 •' -• '..7 •',.:-4- -"..)er":"•'14'`d -•••••:-"'-' A*4 c":4--?"..--7'7-rt.. ...-.."*..',,,‘ to--,:.-t-•-•:-'d w 3 -3, . ,,- - • • - ..:4-••4,.'....q..r."..'4 41' •:43`..7'1A, ,' '•••-.:It ...-..-ci,t. i v,--7--,:..--. ,•-•:, %i--.,.(-a.13 r... .'...::c';=•:,...t • ..'".--.4, 4- 3,„re..4.7. , „ , ,.„,,.., , -•-_••••:-• ?Si:a-. - t•3,......• -..4r4..-. ',,,. -r.t.t \r \•i •$.,„ ....LT,. :cit..;. $1....„)..‘„••,/ .. .....:••-,--. p, i t ila.", ,•-„_., , .4..!.., .. . .. :1.••••.,..er •!4.7..1.-44, -.:I. :0-7107.....,.:,tr10..3111‘4:."11..r M 4 X1 X . rt••. .3-s•-**/. -!"z•VLA•Al.4"`"• 4.•••'" -.t-,.4•'1••••.1'.4' ' ...-1111...T. I;V944f.J.C.g-,A4'9-31 ti"..-t•'Lir:3•`"-.74j1-V-Orl•••••• i•.3.i 1 1 t'I't l''' '‘-.4"":3,17-7:tt••14-‘"4--'•"11-;it-''3." t• •I't:3"!...4",•,'• '1 o.t.4•.`,., ../,`, -, • _„'tr%,1.141,ice .1.4 A ..1,, 1. ,...1_, ,,.,.,. ,,..q., ,-,, ...,.:, -„,_ , 1't se 1\" `.... ‘,..:Vr•11 ..,'.1. ....i,"... ..‘ ,. ,I• ...t.e. t . . " . 0 ,:;?:;;;6..,Are,.4-,, ,13::".,.,:;") r.'t ",2,...,1.`4....'"::4..*v t ' .'''. ",'. :i . . ;'.t.....,"1'Iri.: ;it:,--""Zi"..,:::.+.4.4.1.cir, •,. ',41-.'4-0•-•:. ,......."' •. .. ...'4 k '. ., - • ...r..... 2, .0 141 • ..... , .•-• . .' ' 7 t..., .... .„ ,a,,,...... -/ ..„.:,-•,....w. • ti •••• ; I ..i.. ". ire-••)•, ..,.... •tr -1, ,,,yr/ 1 • . „,,-.,,,‘,74r17 4..0 1 .4 ..Y1,1'.4`-t ci ,.. 1/2f''''.' .•,. ", .•'''' i 1.. '. ,, a•••• 4..• 4.4i if 4 i . . 1 . • ,Ami 1..1: •.14.41..•1...::,...j 01e. ." . ,,. ,...A ... /1.4...........o, / ,..1'1 ....\ . . •1.4. 069 1,1 Al k, ... •‘4.•4. • ;.,;01,3i..1.* .,3..•3.3:••Jr.'.f 0, ,rti ,"t.. .-.* . , 1. • k 1 • • . . • t • '11. ''":‘'Ilk ' . ' * ... ...r---.1 „ 1,1., ,,,,,, ....4...:At--„, , . 4. , . ,,,,, , •4 I c'.' 0. e•:`".4...r...."-... .-.4 4. .. t e.,, ,, -1 Ai-K. • A••- 4.+-'. . •..• ..'• " '. . 1" .• t• ''''•«t.... • ! ' '1 ' °,!'•' .• ••••,.... 11 .-- "LI' . . 0 • . k• ' - . - • •10 • ' • •. • .i * .•:'.6 t.33 ...= 41.s....1'- ....".r- 413 i;4, ' "--•,- - -.• , -_,'''" 'L-L--,•....-..1 -...-........i......Z--":.2 .1.....--z.i......-4 ....1 . e•-- . • ._ • -...„. . • • 1 • • , , .., ,, 1 , 1 . ... g , P... . iiii 1/Ili b , ti a • Z.1' j o • 7N • alb' ut VilE ,o 0 7l $ N >3 • ... o illei .„ .ii. ..t. s ,s ' , ' .. . .41 •slir;iiiP. , e'a ,I; fa' , o 1/13 :‘.1°;••••• • O ,i fir' : ;} ► • r, '40 ) ' '' .. 416 1 it.o. V, \ . i ( 4 10,:, ,. 4 . 1 • t 1 to r., 2 0 • a • \ I , 'I : l;li 1 \�_�j ;11 F •. I Itr • 4 r T ii 4VA , C .,1(,. i ,4 2.,:hi) % 4i i il!4t\, t I r; 4:11; . 4 ' . Illi 111 1 1 • _ lam. .r • • ''+;►"l/��A '.r.jl• : ,/� , a. {`,_. 1++•. y — +' • • r • '� 44e l I 1 1 7 //,,I - 3 i Z \\\\ Exaelrl, .. e • 4 • , to a �r II 1 P U IX :. H • 0 cn ad G °oi v1 .; y1 C a° 0 1 I J1. a o � �I I `4 :i ; � I �il1l �i � i! � 11 CA tad!, MI1 i.11 ••M . . 1>r. r:ai• i.', i le ' 1 . I • , 1 ' \ 1/1-7"/! ' 1 , I/. / 1 1 .. J f , k it Vi• I • ' . .•� i, y . -A)) ' yo (#1. 1/.. ...! 01� d: �I i I t. �I C 0 i,f11� \ • Ly �i� I. I% ; ti , • / 1. 1 i • • I,: • 1 \\:,'It,''\ 777 v (1 ` 1 I `, a1 �� • I1 r�4 I . 0\.,1/4 .. \\ \\\0 I,j .i . . ,•-:, A f.,../ < 1 \'--) ' t i.1 ti ti , , 1 i �1 I Of,,q ,,N., : (. ! 0 10 1 I k• J ; " , ° 1,-, 1 i ) ‘ r T 0 fy`,3 , i 1 1 a .rt., \)! N !a I, I .ice... .+I ,�,, , : . 1 //1'..0. 1� i� �� •i•, 7, Y I j � .1 1 i1t (�'' 10. 1 (\t1 \ b TA it �1 t 1 11 I l' o),(v., / 1 ,, , , IIA yli ,!IW''• . i , , . , --- . 1, . i (� r i •—tr- '4. —=t'•1`-;—•---.-.� !_\�11 i, ,sV it 1134 if ill Biz!..:/1. \ ‘ \ 1 1. 1 61 1 filre),...d*. ' I `. I .�,IJ.. 4—s '—'4.- r '�- :.�:., { ---r - i 4 S. _�. L..._,. ., a , ��.. sir ., ui 7 (fa1 t ,p Sy�y <<1 Sgg S 4 t,__ _ LE ' EXHIBIT '3 . 1 P V M ,, • . .. yj0 I' C ry • 5-1 v: t3._ b w. i I III . C d li - I f •artr�Alit J 1°.'.liorp A j 41 ,of 1 1 1 /411i. tel j 1 $1 /0 4/ i kg j A vlo 4. . a °` of F F# �g fOr•at, d i 41 it. e li Li .?so Op .-.; OP' j t 613 ' j c4 ili4) ? I, J P°1 1 1f4- . 1 no A It g / 13‘cl 3 i/a i 1 .1 2 ? % i 010 � � o � � • 9t, odrd �° ! g l ' too1dt ! Lb o !oe ql, !71 ! rbjt,m oo lob oc,1 ° I . Iv,- 11) w a • 1 a ,i if ✓ ' /o °1 ibbb ci p ! tGil o ,i „` ,:al•, u. k o4P ! �>bl! da 6 '$ 0 tool�° ° 01 "4i o a oo z! Ql Q ; of cd c O !°o ! y o 1° d dof ! o '° o1•4 ! ! ` l• q dd . a i ` Ay it g o- J ? tilt 'Ql °l it ...... 1 ! ___01 .!°yo il! ! ,I 1 d I , i) !/ / • • • • a 0 l� f Q • W II r • • f �..1 :�i}1 rn•'Pt i g =f i�•«! i�jai t i Y. _. _,. it 1 ill o 1.'1 F. Lj i i i., 1 . • . 'N } •V‘. 'C rik • • .-:-.-r. , .. .__,...f.—..40.-—... ..4:; .. T_•_•__:,..1 :., . :- . i'4,i 1 1''');,.. :4'14.:' ♦• • , ,..t. ..� •t II �( � i'L*t /(• 41 I l s , I r, 0 �1.1. \,. i j ,1 .' \ , , • k \.\\--it-. . ; , , t • �. � t I ( �� -fit ! , I. = 'i ! '''‘Sl. \6,11\''''''‘ .A\i‘N))1 \ t • t .1 !, ' It;.', `t f f• ; ". . 1,. t,V111,,''\I gl \, : ! . rI ij ., ,z l , \ 1 1 \)1) ' . " • . 1 • ' '',- 4 ,;ots"°Ft\ . t • ir ♦ . t II n i yym, EXHIBIT • (U J)/2 7-' D a. • • • • A. • . . • ,, ,. . , t , p, 11 o • O yp, • hi 11 11 tO 1 i iii r, i' i o it i 1i s , ! 111 i 0 yy R iili j , t ``',...-.... - .err--� I IMAM �.. - ,� - r, PI1. olv ,.may ,g' _.. . u, O` '4S� i i • . Ii 1 �' 1 ,., .. ... . . II r �`" +. ' avast 2106inAoi` • 0 { a EXHIBIT 7 li .. ----A'� -II— t f Y !Nil it 1 (j III 1 i ; Ilj LNil let!.i 1 b. • • 0 i IC c t .1 ,. Ijtj: .. 1 • i ' :f t i ! j 11: '^llytr ' " . ••• . . •t .. :_ „A--- �;"_t.•,{ ; +e..._.• — - , i-,� I ,, :tir..... . 1: , , :4 t ,.., • 1 by ` 1 , .1 ,I ^•�� f' ^••'WI ' • 1 1 , f t / I I 4. t ' 1�,`` till. • ! 't ..•�! , w 11 ,.,.. li ‘, y . • : , 4)g . 4.,.. 1, , t , 1? :: , 1. r:.: 'I/ €4 i •"1 •ilfr i r . ., r' • : ' r' 1 a — t . L. 1 i • y . 1 t I. 7 • 1 I �p 1► • f r r t f L i r it l r li t It , »J . Ti— t '�ti1� / el I `' Qy t` 1 a ' .1 4 .7 \JO\ . s Q01,1\,7 , 1 1 , . . ; i t. ',. .. I i -' , -• I V° \ 1 ., ."' 4 it - V 4: .* " , tl �..� '? 1\� u`• ' r !t r t 1 r • •• 'r :1 tit , *, a, ' ' ,i ; ;t t iI t:Q 1 �t 1.. fi I;1i t; ' - to:geigg'° ay . '' 1 t ', r '" • I • j o• •i 4 I t r d..,.�4...pri•,..,••y ' r ,1� 4. 1. �y �. . I e i_. _... L , _ •_ , �. , EXHIBIT 6 ,,Drt. ? .° 0 e a' l () 4 y a . el '• w � f . • i / dig: its i:i 3 �I • �' 1 :�! o 4' ..,, �`� , ) CZ i !r . , '4 I. , ",',I ,;.,:ti,,,, •yr 0' . • ` 1 .. ti 1 10 J/i/ / i tom-. , ,/✓ ,°‘ ',, 1/ . ,, J,, • \ic.; ;( ^l :•I % •.: ,..., l . . .' , „, � _t, . ; , 1 f i • .;1. r � ,,,,,L \ • ,i ,. :. a, t t • f. 0 V i ,,, . I r , • � 1 /. . . --c. 0•• , ,t ,,,. , . . , ., .... \ , 1.• i. 1. . I 1.4 : f' / 11104) ' A ,,„,iiscr .t\ , ,, . , , (....,,, , i ,, , ,,, .\ , ... .. . . . .\r , \\ „ ......„,- t . -4. __ i i ,, . .. - • , . , 1 _ 1 i, ��y •�r i ' y ' h: 11.1L"' .. , . It vil, , \3 \'„.1 ' , .•-- ' • • • . ' , � � ' 1 � err ,, • ►'� 1d. * �� S� ~ . , 4 /✓/� r ^ . . , . µ, pto vW.o \i-' •rVo'er:ie _ i.:0milp �- , n n.l � •n - e II o e • ^ v p _ 9 ) a.e.isJim1». u it O C 1 r v • i U 4. EXHIBIT l i z 7 `?U y ., . . .t.. . , ..!,... ,'' • . . , fp. , ' 0 t p ,-, 4 4 1 1 4 41. 1 .'11 , .— [1 , iit 1-----i 1 i i , .., 1 1 . , , •, I , „.-- ! I ., )I ' I ..,. I. ,.... , . I I. , / i 1.1 • ".) 1 0 • '.' A 0 I'„11 ,,,-, ., '....I - ..... . a0 I . 1 ,• I ' . ll;\‘‘) 0 ! to 1/41 1/41 'i , . , i 4 1 il ... .. 0 • ''''' • , . . {, • f / .1 10 I ' ). • Y I/I r i , , . i 4 / , . •11 . 4 ir IIT ri / 6 ,, :, ;, .4 x 1. p i 3c/ riii 1.1i li '!/I i 1 .1 I II / [ . .• al 1 1 / I / 1 ./ ......1 • .• • • / . -Api,—.......... i. ............II .. iI •Iii ..... . . ..... • ...••.. . . It 1 4 .1 $ $ II \ • 4- . .4 S ,• . . . . , . ... . . . . . . i . , ,.., . . . • .. , • . w • � I •i 1 1 W" INN B , . ` }ty eggill l� _ �� ! lh A _ �.r h n + ' ' `' ,- s !!I IIr.( ji I • 1,1,! r. 11111 = , ili 11116 ! 'r , 1 �'t �� !�! ? ir!liiilliiigj..Eii ' . I. �y �0 .II 1 )( lit h . . i fir e . V . 1r . I W r 1 1 I. ' • /r I ,' r ,' " ,`..II II • ' ''• i 1...�,• • ,lI i /� �. ` rl� t , ..ji' /;• t r �, e t. • • \'1\It • `� I 1 •' ' �- • I ii3 O i' , •+ .," ' 11 ,1 :i A.' ` 1 I t •1 .,'111l'kk.' ,\ 1 i cc f t'C S I e • J wk . ..f.) r t' I 1 ' i� 1 i psi ,r� `` I I F 5 1tt i i r 1 ':''' ' .41 \7 li . li '' - i . ,i , ,» , .1 i , : • ... • ‘ .1 I .. $: ' S f p 1 eV..r,:..rsn..i OdOal /j 71rONl>l . ., ;l it 0 E Nlg � T . D IS C . ,1! 1 t 1 y ; t � d I 0 +1 t !iI j;'j' l.Ij't. i• „ Il 1 IIl ' i i II i f I r 1i . 1.11 . 111111 { �IIi11 • + . fll• 1 . 1 1 • • Itlil li � iif 111 � � 111,1 { { . 111 • 11Ii1 { II3331Elii1„ „. 111311111 , , , , , i11 {1 ! 11 { li . , . . . 11111IIII1( 1 si) ! II II ► IIIIi ►. I :: : : I ► IIii It ! ! is ' II ; ► ► ► III ► ► : „ I I 111111iII11 111 Ill Is/ 0111111,1 , II II , ► I 9 I 1 I1101 ,1 II 11 n li 1� I�I111I411 11! i t I11� 1111 !) I I i I ► I ( i I ill iIII i II` I i,Il !!l i i 1�1111111iI'I1(1111111Iilililillll11111. • f { { 11NIIIpd{ II11 �rI1dUll { ► IlI ! r : { ► III �II111111pIlillllliiol,llil ` I�'v'� 11 f , f Ilf fi , I , if , 11 ill , lff fl • II 1 El I ' 1 likiii g '1 f 11N,i ` •? Flitir16 I.'. ' ‘ . ed;- --.‘ , i : ' '' . . t s. c$41:41 ;:p...- '' i .04,A.747#7 A 1 i 1 1 I I .. * ..,•of r 114 /111 le' ,; ' ' 0 . . t i .c_.-::- *••-,. ....= .i.,: . 1111 t. 1, jj4ii 1 • • 1 ` •af vl A ��• II I i �t r{ 4Oilv. il1jt a I ; +r Ali `\ i �y 1: ,j ' 116 fw �-rI� i 1 lir l'elP * 'Ai: V 0/ V-.•'-r: . a '11 CFI ill �' �f. Ili:. ', t _ fry, . lil " 4 L (dS„ .k‘ -.rm., •✓ -Cm. Q•-- �1w � �. _ • a ,1 fit } y k f ' , I I , '� 0..,...7t.•o.....rM ' + y I ��'+ '�! 2 ` p) �1 N. FIO-C1 t 0 1 11 r t �7 i I t i I � Sit • IiiPlf,i's 1 - i1 I • '1 l'll 11e 1 irj •Lyy i 1g EXHIBIT lI • . . 1»' 7 - 'I 0. ! i 1 0 t I rj4iii ItZ il II aii 1 �� I 1 It r . , !1 1 1 1 , , .. r. 1!; 11 ;;;;Ili t= te.te I • ' ,t ,1 . 1 . ,. •.1,,t 1 ,1 .1 .t ,t ,t .1 ,i ,1 ,t ,1 01 .. ,1 ,! ,1 01 ,t .t\, . 1 ,- . I, 1 - 1 ,1 ,r t s �.- -! i';1�-i",T,r t,t ,1 ,1 1 t 1 ,t,,t ,1 ,t I r `11 ,,t . ' at,t',V ,1 ,1 ,r t�1 ,1 ,i ! t tl 4`1 /if t f 1,I .1`il ,1 1 1 ,1 1 /,1 ,r t .t • / . t� , S. I\t t 7i,i,t ,e 1 ,�;1 s 4r_,t_,�,•,Y;r;r t^�;t ,t/, ,1 "'.t' .t . ' ! t' �I• �. t i,3 ,�{.._ .. 1 1 t ,$ ,1 .f ,�+;t I 1,,1,, t>7 I t • 'I It' •;,t: •. • •' 61 t .r •tt,\1-�t ; ,t ,t ,1 1 ,1 ,t 11 .1.N.t .1 :� 1 , 7 q 1 . •: t_ •• I ,r ,v.t ,t, r t ,?,`1e il,,! :C",1.,J ,t ,t .t J tt...,1' �`.: t • f V .,t .t .ti..t�i 11 ,s e t 1 ,I �,ef,s .!••f t 'd ..o . t .! . t ,t ,f 1 ,`•11, t 1 ;a � ,:•,./ ,11 ,1 ,1 t ,1• •t•.1 ,7 1.....3�� 'Yr�ll ,1 ,1 ,I ,1;,, i t�_ • 1` '' .t ,1 •,1. ,1 ,7 t ,t ,t ,t =. i•t ,i t., '1... f • 1 t •r J •1 .' \ t t ,t ,t,t 1 .t ' ., .1 .1 .I .1 ,t ,. , .t ,t 1 1 J r e. '� •t 't , • `• . ate t � '1 , '1, .t A t , ,1 ,t ,1 . .t .1 ,• •1 .i i . •.1 .t..t , ,t ,1 ! , •. i it.� .� , t ,t , ,t 7 t t ! .t .,1 .t .t 'S It ,t ,7 • ". 1 ,C ,t ,t 1 •• .�7• ,t �,•,' ,1 t 1 I . t h • .t. • CI1 . .•t.4* l •! C. . 1 t 1 ' .. 1 j t 7 ,! i t J* r r 1 M1. ,t :t .1. x.t . ,1 1 t .- / � i 4 C I 9 1 ,7 ,f ,i t ,1 .w �t ! .1� .!'1�+ 1 . . _ , • . .•1 ,d lid� ,a t 1 1 ,t ,1 ,1 t ,t f I. .�'^�^'^� I ,1 I t 1 Ott 1L.M, , • t 1 r ^ • __ EXHIBIT 1 . , M t a DR 7 ~ 1� e r . , . • , , . . • , '• ' , . . , . . , . 1 A , •,.. . . ... "7,:r'ear'_•,-.—•.,-"'•F r" P_.. I • . • .,• • • . . ..i• , J—...........0 4 , .. 1 Id . . .‘ 16 , —...., 111.111. 1 . I . NI .11 , ,; • ;‘,I., ....1 NI v, . 1 «01 • \\'‘ • .1111:0'..... I ro '-'-' ,,_ ..... '•' ''''- -* ill 1•i • 6 .. 10.1 - I, 1 • • . mi .. • ,1 . : . ..... ; : ... ., . - . II Et, _ III NI i 41 1 a' .0 IIIMMIII , ' II . , . ... • • — . , — i . •/61"' . , I PUN MINIM 1 I — • _ Now - p Ian • . . t + _ IIIIIIIIIII II ••-r-.....•wiry., 0 1 . A i-I —: ' • — . —'''''''' .• ^ •...• I -4-44.,..m. -'-----•-•f.. 'I .-•11/ --"" -17-,..rzA,TR 1.111"... • El: .....• It:: '' • .' . . . . . I ,...... ..., ,, .. I ••.• riii4.11.$4'i I I 1 b Nli°11 I tili • .... , . .— ..... , . t . . ..- 1 . .., ...•• •p146 0. , 14 , -ars.-- i, ' , • , il - • ,,,• ,-......le...4... '7 —•• ,r, . - Pii4,1it ir . ,-:,V A'4.411, ' 1/1 :1 >• ... ___ MI . • I 1111, cc . — MI • ••--r lie Mil - 'ig,; ,.t....• . . .. ....Az 1-. _ ... 111 1*.t-,%47,'.-1,..7riaTI:.t • i „ • , Z A . _ 1111 ..- 1.11 I'— .. ....:4-... )11 .-• 0 LU . ---........— ' II' ' '" 1111 IIIP; i 1 t i - 2 •Ilki, I.! 11111 • 7 ,. /,..• 6 uj 7 1 Ila 0 .. i. J . —• ,..b..1 ii—i t r .-.— . 4 u j '.../ ei 4°i 1 A '—' 1:11 a 6 &i. ?•• • I V .: I .,„A. A. • b tA EL .. A t • iit'i!..d.A . 4 ..,; • L....2:4 t1 0 . •• 41 4 ° 1.0.i A $.'1 A i 6,16....,....6.4..v,44.. d J uj ‘ ..-4*. ta. 14 ;4‘ H I B1 T ;x , . 13 . , , . ,... , .. • f O 1 11 U . I . . 4 r .. • 72 R 1 ;��! " 1 . I 171!i 7:I , �I 6. IN. • . Y' • 1 O • . { i I •n;4 •"• I. ,, Ti 4.4► , _ Ill H 1 1 1ti il 4 t'i o ■ ■l 0 h , � Ili _ torit - a• •1.1, y _' �^ :r. Ali VII y 1 / 1:;,....!is 1 11' _ 1� �,Itl i 1. 1 ,' 774 L .ii: • i , , .i 14: Y I t• 1•4 .-B- .., , ....,.... ..„,..4b,, , ,..., f 1'.11 -T-'® 1..1.: ..1 ' R _ _t; J y 7 ,_r'! z_0 • 0 : N�'1r_—._,......- . • i 0 1 1 _._ 1, 01 = .. :._. L _, I1 >. AC I-. . Z LU ' 1 wJ . J — r' , 7 W e o 4 I:_ 7 1 y OI ra J Y M JU, 1 .7 r � 7 i. • I • in • • 1 O o 7 ! •• i �' • 1• 1 LLf .1 1 4 . I • „ J e t • 7 ., J, HIBIT I4 ' 4 J • S 1 i i i t0 i f ' j, (i i 1 N•1 k, to 0 0 •• "' f r( i ix 'f t' \ 0• 'r‘l w L 1 r r i•-•---•• I ...,,.. ......9 li Y..e"I.trf, 71:1:q .....-_—• R!I / , t4-1( l El" �1 '_..M1 ��' M1 f-- • 411 0, ________ . ti,... .., . . .. ( ; . , , . • .. !_ . ..4 "A': titi t•it ,, �t f_. — ` - }i OG 4 1 W F• M ! V{;i r ; e i S w Jr rV it . .i 1 S W 7 T i. ♦ i • .. j lf1 • • J i/ J f • J �� W S �1. t J 0 4 EXHIBIT i, II , II 1;0 & (y� : +•i W ?it rJ«+++�•' � t ; ,, ',r (• •I + • :., i. ' e. t , : :, . .v • if Oil II • li ..� illoill F,......„ .. 1 • • II J 1 I Y +a. ; • I ' ^' •..+sue -.. ., arm us I r 1 1. ;,1 ..I11 1 : '.� 1 • r • • I. I v. t • .•. • V. �� Lg., n • 1 — .Y v ��__ i rye" 'r lr 1 V r. . .. .♦ ..'" I Vim"--' ,~III ^- lN.. • • -- • �!�;! � lw :Q W ,t... ; M� ! I �y 1:,l,' !%a �•� p� s 8 JI `� F • (^... �,�, r i y ' �_ L.N.. _.�c�� TT' . ` !(�! E, it1 —VIM i] wii ! . ! Ila lii�e.. ... i v� ui 1 re '—„4' —1O 1 r ^ t .2 r r .. .,j:._ sir!' .r:? I ..r — Tr'._._, .. r! ! 8 UT' , J • —• a • _I Y . • . t IF !I - .-1,110' ,..-'1; .• .171 f • t Y ,�11 ; Y i + t ; ry • K 1 ��, •� Y ill d R 1 . )p �8 11 N� III ,: , r . 0 ./..: • 1. „ • l �xH ��Blr , 7-elD. - 1 •, - . , . • . . . 4 . , 7..,..',.,,,,,, ,, b.•..-/,./.77.••• ' . "R.•* • 0, ..a•-•2 r'" . • • • '. .);(.,/..;-'' ••,51,..,. •Ntikv„..d.,. - ' ' ,"••••••` ...:.• * •••r •••••,:',,-..,.... ,,. .-4,- ••• t \ ''' ii..'1'il 0'2 • ••N. ..•4, ,.k 4 • II' . V ''' e4 •••• • ' .1 ...••••••••••••i• ,'••••• • ••••Aiir• i / .A.r'AO 4., .• i••••*61 IT lio 44'Al.,.. ' . •:..Y.• . tlIft '• . 1,-. • ......i,t, • .2, vy, „„.‘"ez,, t .....h....:;0., , . g”. t 47 to •Ai e. 1• 14 •..... "'....,7 ' ' " ''`1...""!. i •',,Y./..'.'• • .1 „,.,.rt•,..v,,,,04,4 . ,f r 1"!,, '4.. 4-•• -30'.,,, :, , .*7.,,,,I,„ , I, , . ••• •-•",'-•-• . h 0...1 , .•••• ‘1111 47, is•. , .r.,,. . -,.4. - . •'" - . . . ., k • . , 2 • 1..•• -• ‘r ' •". II ;• 4` r, 4 . .,_ I• . . •') ...., ,, • . • • , • • , . i, 1 e . 7:i I, - . A , .. , • - ..*• .. , I 0 . 4 A 6*4 4....i. A. 1 II •li: . . • •"'Firkt • t . •; ,koi ' ' : '.'' . • 1• t ..11,10: i,,1 ''- 1' ' ..4 ... , . • .. , • .-.) it,,,t.a.:,.. •01 . .• . • '. '41 . •.,-•••-. • • if, 1 .I , —4. 'A ,". . I-17• f. • ..e.••‘.'4.i‘' ' .4 , • 1• ::•Itei••!•'LA / , ,•66.....1,4,... ..• . . . t• ..1¢,„ . , r . ' N41).74 . ''r •rt,.. '4 ', .• . ill 4 • \, ,, .. -•• • A 0., 44!.1144( I .1 • ... . , ..,... 4,,,,,,,_ . •.• '••;i: 'd , .11 . 3,,,'•• ., ..,....r„ , L. , :, •••r:••it ' .. . / .... ..L. ? , . ., ,.• . ,), . , . ., , • , 1. • . . •t.. •,-, ..",1 • r•k • .. V.' i Pi •,. ,.•• 1 , • ".1 i 4 1 A .6 • e . .. 1 ,, . .•A: ' . . • . 1 ' I ,),VA, Of'. ,1.• A • •4.1•4• 40 i . . .... ...- .- • '.* ? , ' • ' \ ftf 4..."-:t 't. r . . . •/, . , '4.**•‘••7. . , •,. • • : 44;44 . .: let , . I. • •^•."- • • v- . .. S. ....;f1.4.. .r.- • .. ....4.. 4 . • , ‘' A2,11 ..• . . . ...r..rt,. .: .1* . ., ,. • • 0,•t_t ,.k..,41-,, ,,, •,• , -,>;,..,, ..,,,,,:-••„ • , .r.• -!' \ , ' - '. • I . • . ... . .._ ..i, - a I •Ao140,......drii.b..1L011.4.14. •414 . ...... .., • 1•44 n • , .I. • .....:44$1•'‘X•04••.:1 ,1114.Aul * •,AV4 4,4P 1421 ,1%.1.7;i:F4A,...,7'4, 11.,. 1.11•A•4.004!,‘.....4. • i . 1 , . • . • 1..,.. ' •AAjlt,O'Vt.j_ Ar,14%..4akil4:141.14./.. • ' i• '1 •'. .• ,....• ,•4• '•• •1 , . 4 • M • • .. , I I• 44,,Il r 3......Li. .ris 144••-tiIEV .00g1,- A6t r, • Ali I'4'...0.1,-7.7.1...:17,11-,;:-...'`."---F , ) . .,. . • , •a. ,,,.4.. . . , , t, -;. • , P. ; tr.`..:::14:,-,.....r,tty,..ii7e.,it.,64 ...--. e,..,,,,i r r• i. •,...:-..;.-,t :,t,;.,....,j,;;;:..... '..-411 , • , ' .••r . . "' , t•r 't • ,,, 1... 1.41.44:.it.1,1'4.,+.4404..11 r•.?NZI•ii.?t , .• ' . • •1 .:1.' • 4;7 • . _.. ..16411‘ 4:.4":"'..•'4:11•tf• .. An.. ? • '''' '4fr f 1 "J. v 44 0.0 . '''''''''" ‘f,. 4 ••••444"40.01 4,4411.444t.4'4.1.17,1:„.7.45440e . . A •4 Ot.•..t,It 4;•41.,14 If,q.:••. '.' \if . ( '.• • " ,‘:4!..')AetiL... ""..s' 4t..1 ti;`".,!..44; ,4 . . ,:. -. ..... pt. p f t...1,........r.•,..,,,.' :.....i..,..• 0‘',...1 1.7,1--$ff1.7.14 if*4.4 •••.!6.4 • •od 4.44. 4.N.i i,...%•••A ",.. ' I , • • ..k.c ,,„„,, "at... ... . ..- 4.44.. ir..kt -..• •-..* .al EXHIBIT 1 e ; )7 i? r 4 ' ' • , ,,•,k, , , 1 , • 1., • •. :— n,; .,, ...74S.•.‘i/?•4•.,'••:,,t.....- r•d•1.'sboi.',e.,...,•1,'.......'.`‘'''I,•0•,".`.1..i tA,,"',.y,.,.i,,i,,•e`:.'.‘4,';.,',,,',./4#',.1"."'.,,'‘,.1'•-•'.2•.';)„.'.,.:i:.. .. ` t,. Z?tr••_y R, ►� 1',' .'i1f1 '1 +il"L";•y! r_. i,. r t •�1k�!• ti ".•i.:.":fA..'‘:-,4•‘' ,,/4':: '; 0:./'I it:)-.,.'1....,....',•,1./....•!l'..-,t..4-./4J•1 A,•••,1.•',.',•.•7',4'.,3 • I ; ` 2 i4• `I.'7 i'4C�^y,Lrl .• .. y••l. f':'\I•' 1 r. ii/ '2! /' » l ! yam, • V ' . S i T yi, ,,,,,,,,, . il ‘'' ''. '' ' 3' 1:� P 1�,. • ! 1 i.. _. j • j ' 4.••4-r . • •4110 i i .41 • Y r ,, .' ' .,,,• • i -1 . ; 4:7, • ` elAill 0 , r 4 , .. ., ;Al a. .� vl e• r i s �'f?i' 'mil L •I • v -Y�7. v I II , 41• S t i'.-�'! wN f ._ ,,,_.... - f 4 i t.}.: irt; 0. $ t { ,, , ZL*.F, y / a r % ! • . r ; \mil' �ti �A. `�•Y `�+t i • p^ 1 i,��+ ..+� ..�yiffy�1�l�+y, t'., t,� r•'�� 1~��a� , ' y t� �•. • • N. t.' f, Lcpy• rj.1Zt I t. :1.t;!�4.A lr5,4 • . +! , i 1 Sig f a •1 •a-• ! S i a. �t , r 4 :4;.lrir.vv !t1 S ; .t..r .a�sli` i'a r ., �„r- ''L , n `- r5 ,t J F l �4 1r , ;',.L' `n :I i �., t.• t t,,, . .i ,k. J of .:Sr... ,tt+j�U:�!'sin ,1- t"11 y;~j., i . l'' .,i r .` '• 0 , -4 la it..I.:,-.C.,•., b. EXHIBIT N. LJ ...... /I .y a L • rgal.PH o BA • TES P.C. BOOWA • 411,—;:j- ARCHITECTURE 5, 1990 Irk Nr �N • p733RTLk 2oTH fi 9 209.1397 PF H54222261 75 To: k Department of Development Services ,,,CITY OF LAKE OSWEGO �� ` � . . 380 A Avenue Lake Oswego, OR 97034 From: John Meadows Re: LAKE OSWEGO ELEMENTARY SCHOOL Melrose and KIngsgate �'!F R ;��::v • Development Review Board-Project Summary Project No.: 89057.01-i The Lake Oswego School District proposes to build a new elementary school for 500 students at the corner of Melrose and Kingsgate. The new"school site is approximately 8.5 acres, is wooded and sloping to the south. The site is currently zoned R-5 and has been designated as a school site by the School District since 1963. The 0\ be a 64,000 square foot, two-story school building, including22 classrooms, a li school will music room, gym, and related support facilities. •Site development will include ar5000 square foot covered play area, paved and unpaved playground areas, a multipurpose playing field (one soccer field with two overlapping softball fields including fixed backstops), , parking for 85 cars, a parent drop-off and bus drop-off area, a loading/delivery area, and a wooded wetland area of approximately six acres. A. COMPLIANCE WITH LOC 48.555 (1. a-d) REQUIREMENTS: 1. The requirements of the zone are met. All requirements of the R-5 zone are met, and the school's use is allowed as a conditional use in this zone. Building setbacks, lot coverage, building height, and all other requirements of the R-5 zone will be met. Based on our current understanding of the project, no variances will be requested. 0 2. Special conditions found in LOC 48.565 to 48.605, If applicable, are met. • Special conditions of LOC 48.575 are applicable to a school, and all conditions ' of this section are met by the project. 3. The site is physically capable of accommodating the proposed use. The site as demonstrated by the attached plans and documents, is physically . capable of accommodating the proposed use and offers the potential of an outstanding elementary school, 4 EXHIBIT rep 0 VPi 19 (pr3 , , r. 9-- ,, __ I' $ ., MEMORANDUM/LAKE OSWEGO April 5, 1990 Page 2 ELMENTARY SCHOOL i . A. COMPLIANCE WITH LOC 48.555 (1. a-d) REQUIREMENTS: (cont.) 4. The functional characteristics of the proposed use are such that it can be made ' to be reasonably compatible with uses in its vicinity. Elementary schools are compatible, and it essentially supports activities for the adjacent residential use and the proposed city park on Melrose. The site and building design is organized to increase the compatibility with the adjacent uses by locating the outdoor play areas away from the residential area and using the building to screen these play areas from residential areas. The gym is dug into the hill to lower its effective mass and make it more compatible with the scale of existing development. The site design maximizes the preservation of existing trees and vegetation. B. COMPLIANCE WITH DEVELOPMENT STANDARDS: 1. Historic Resource Standard: Not Applicable. , 2. Building Design Standard: ' Site Design (lc Organization: The site is organized to accommodate the school program, maximize the protection of existing natural resources, and create a good "fit" with the surrounding neighborhood. The basic site organization protects the wetlands to the south east and many of the major trees on the site, al , uses the area of steepest slope for the two story building and preserves areas of least slope for a new play field and for parking. Parking is accessed from Kinsgate and located at the north east corner of the site. The parking lot is cut i into the hill to lower and screen the parking lot from apartments to the north. The school building is entered from the north and overlooks the play areas to the mr south. Playing areas are located to the south where they receive passive supervision from the school and where they are screened from moss adjacent residential areas to provide a good acoustic separatit n. The play areas to the , south also allow a greater community use of the school's play fields in • connection with the new City Park on Melrose. Site Open Space Development: Open spaces developed in the site design are located to protect existing resources, provide a good buffer between the school i and adjacent properties, and to maximize'views from the school and into the school property. Major open spaces include a 2.5 acre wooded area to the south % ' • • east that includes an existing stream and existing vegetation usi a new 1.5 acre play field south of the school along Melrose. The play field will be screened with large existing trees along Melrose and Kingsgate protecting the wooded community view into the site. Several significant trees are planned for preservation, including a 48" diameter oak tree east of the play field that could be between 200-500 years old. All other site edges will include planted screening rising existing trees at the north east and east boundaries of the site and new landscape materials at the northwestern edge of the site. All required building setbacks will be met. III ;�. o } O ' ti i 1 • MEMORANDUM/LAKE OSWEOO April 5, 1990 Page 3 ELMENTARY SCHOOL , ' B. COMPLIANCE WITH DEVELOPMENT STANDARDS: (cont.) Landscape Design: Landscape design will maximize the use of the existing mature vegetation and will use new plant materials to extend and enhance the °existing vegetation. The wetlands area will be preserved and enhanced, buffers surrounding the property will maintain existing large trees and provide new lawn and lower plantings in the understory that complement the existing landscape. The play field will be new lawn. Trees and other natural elements will be used to help define building proportion relationships and to provide scope to the 1 structure as a whole. Building Design: The proposed elementary school building will be;, complementary in P y appearance with the site, neighborhood, and proposed city park. As mentioned the site organization, setbacks and open apace are designed to highlight the site as a natural amenity for the community. The building is designed to be a refined but quiet building neighbor. „ Building massing and height are designed to minimize the impact of the scale of • the building on the neighborhood. The building is tucked into the hill so that the northern exposure of the building (facing the residential areas) is one story (15,, feet high) while the internal exposure to the playing fields and wetlands is two stories ( 30 feet high). The typical large mass of the gym has also been reduced with this same strategy that lowers the gym into the ground to provide a one story height, This siting of the building also maximizes the view from the residential areas to the north. IIIThe building design is broken down into smaller el ements to provide a scale more complementary to the neighborhood and the building elements are simply and consistently detailed. Mechanical equipment is screened and roofs are designed to be minimally visible from the public right of way and adjacent property. Building materials will be brick, glass, painted aluminum windows and painted metal panels. Brick will be a warm red-orange color and all windows doors and metal panels will be painted with a light, warm neutral color (cream or off-white). This material and color scheme allows the building to relate to the adjacent brick and painted siding of residential areas and to provide a warm and quiet backdrop to the mature landscape of the site. Material selected are designed to minimize opportunities for vandalism. Retaining walls in the site , will be poured concrete. Some walls will be designed to serve as seats and other walls will have plant materials that soften their public exposure. The main entry to the school will have an entry canopy attached to the building and a freestanding bus canopy adjacent to the bus drop off area. The main entry canopy will have a small "tower'' element to mark the entry and support the school's flag. The site will have an "identification sign" at the entry to the parking lot on Kingsgate. The sign will be designed and submitted for approval at a later date and is anticipated to be integral and complementary with the landscape design. j Aih .4p, , i 1) • ` y • , /' • MEMORANDUM/LAKE OSWEGO April 5, 1990 ELMENTARY SCHOOL Page 4 B. COMPLIANCE WITH DEVELOPMENT STANDAR DS. (coot.) 3. Stream Corridor Standard: A small stream flowing across the elementary school site from the north to the south at the east property line will be maintained and directed through an expanded wetland area. The stream corridor will be protected and developed per the requirements of this standard. A minimum 25-foot stream corridor buffer zone will be provided from the stream corridor as required. All development will provide the necessary and required controls r► .- for aiosion control, drainage management, and appropriate landscaping, and the /project will take necessary construction measures,to protect the stream corridor during construction. Parking lot and roof storm water will not be directed to the existing stream. 4. Wetlands_,Standard: Situated high on the watershed, the new school site is a wooded parcel with two small areas of wetland. The District proposes to fill 0.28 acres of this wetland, which cannot be maintained due to site program requirements and the location of the wetland on the site. Compensation for the loss of this marginal quality ash wetland will take place in a zone which ' surrounds the existing wetland at the opposite end of the parcel. An equal area ' of open space will be set aside and fenced for a new wetland area. Hydrology will be improved in the mitigation site to allow natural vegetation (which already has some,ash and isolated clumps of slough sedge) to respond to the wetter site conditions thus created. The present trend, before mitigation, is toward drier site conditions as evidenced by the spread of sword fern and trailing blackberry. 110 Storm water from on-site sources will be directed away from the wetland amenity and treated with an oil and grease separator before discharge into the City of Lake Oswego's drainage system. Finally, Lake Oswego Public Schools will create two small ponds (to be planted with cattail and soft rush), install control structures (weirs with adjustable stop logs), create a berm (to be planted with wildlife food and cover plants), and monitor vegetation succession on the site for five years. See the attached wetlands study by Scientific Resources for more detail on the existing wetland area. A detailed design proposal will be provided for Design , Review and for permits to fill and relocate the existing wetland area. 5. Street Lights Standard: The street light standards will be met in new street lights provided in the half street improvement provided at Melrose and in the lighting of on-site parking and path areas. New street lights at Melrose will be r provided to match existing or City standards. ' 6. Transit System Standard: �-" `' � yard surface pedestrian paths will be provided to s::,.,si' i connect the development with adjacent transit stops. On-site transit !ceding areas will be provided for school transit systems with appropriate pedestrian paths to the building entry. i • 0 // ♦ 0 1. • ♦ MEMORANDUM/LAKE OSWEGO April 5, 1990 Paige 5 ELMENTARY SCHOOL • 4 B. COMPLIANCE WITH DEVELOPMENT STANDARDS: (cont.) 7. Parking Standard: The off-street parking standard will be met with the provision of 65 on-site parking spaces, including handicapped spaces as required. Parking of 65 spaces is based on the auditorium (gym) size which anticipates 260 nonfixed seats. This on-site parking exceeds the School Districts parking needs for staff and visitors. In addition to these dedicated spaces, ° after-hours school use, which does not require bus loading or service functions, will provide for an additional 20 parallel parking spaces for an after-hours total of 85 parking spaces. 9. Park and Open Space Standard: It is not clear if this standard applies toll school, since all reference is to residential, office, commercial, and Industrial developments. In any event, this project provides for approximately 60 percent of open space retained in either its natural conditions, providing a scenic and natural resource or as playing fields and open areas landscaped for the public's use and enjoyment. 9. Landscaping, Screening, and Buffering Standard: All requirements of this standard are met. Street trees, parking lot plantings, and screening and buffering areas are provided per the standard. The design mitigates noise, lighting, and other impacts of the site; screens loading and service areas; and provides a separation between adjacent 'residential uses and the new school. The landscape design will reinforce and enhance the existing native vegetation in the wetlands and in buffers surrounding the site. 410 l0. Fence Standard: The fence standard applies since there will PP will be a fence around the wetland area to provide security to the school children and a fence at the south of the playing field to keep soccer balls from going onto Melrose Street. All applicable requirements of this standard will be met. The fence will be partially screened with new landscape materials. 11. Drainage Standard for Major Developme'nti All requirements of this standard will be met and easements, as required, ill'be providgt to the city. Drainage of storm water from paved areas, rooftops, and imprmb'd exercise areas will be collected and detained in underground detention p104 ,Detained storm water be released through control manholes des6ned for telease of water at a reduced rate of flow and will include water quality enhancement features. ♦i Stormwater leaving the elementary school site will be discharged through existing storm drains at the intersection of Kingsgate and Melrose and at the southwest corner of the property. \„. The existing creek and wetlands area will include control features to reduce flow rates through the wetland area during storm events. Major stormwater flows may be diverted from the wetland area to control erosion. MEMORANDUM/LAKE OSWEGO �� ELMENTARY SCHOOL April 5, 1990 Page 6 �� B. COMPLIANCE WITH DEVELOPMENT STANDARDS: (cont.) ,,i) . . 12. Weak Foundation Soils Standard: This standard is not applicable. relnary geotechnical testing indicates soils suitable for the proposed construction. Preliminary geotechnical information is provided as an attachment to this ` submittal. Detailed geotechnical information IS currently being developed by a consultant to the School District and will be provided as soon as testing is complete. 13. Utility Standard: All utility services will be provided in accordance with city standards and using existing services designed'to serve the site as so indicated In the sites annexation report. The sanitary sewer will be provided from an existing line and pumping station at the corner of Melrose and Kingagate at an existing 8-inch lateral from the existing sanitary sewer system. Water service will be provided from the existing 10-inch line at Kingsgate. New sidewalks will be provided at Melrose and Kingsgate. Street Lights will be provide,/at Melrose, and a new half street improvement will be provided at Melrose. , • 14. Hillside Protection and Erosion Control Standard: All requirements of this standard will be met, Including all necessary and erosion control devices. Detail grading and erosion control plans are bes provided. 0 15. Flood Plain Standard: This standard is not applicable. 16. Access Standard: All requirements of this standard will be provided.is a copy of a traffic study by Associated Transportation Engineering andached Planning (March, 1990) for projected traffic use and recommendations. 17. Site Circulation Standard Drivewa s and Private Streets: All applicable requirements of this standard are provided in on-site parking areas, drives, curb cuts, fire truck access lanes, and service drives. ' 18. Site Circulation Standard Bikewa s and Walkwa s: All applicable requirements • of this standard are provided. All required walkways are provided per city requirements. END OF MEMO JAM:akp 0484J • .. P • Y • • •' TES P.C. • MEMORANDUM illr-- .....___ pA�RCHITECTURE� INTERIORDESIGN March 29, 1990 p7p33�Nw 25��jjTIAVE` ppgg mum:503•2264375.1397 Revised April II, 1990 ,_ � ifr i • Tos Department of Development Services CITY OF LAKE OSWEGO 380 A Avenue Lake Oswego, OR 97034 From: John Meadows ` Re: LAKE OSWEGO ELEMENTARY SCHOOL APR 1 2 1990 Melrose and Kingsgate Conditional Use Permit - Project Narrative • Project No.: 89057.01-1 The Lake Oswego School District proposes to build a new elementary school for 500 lio students at the corner of Melrose and Kingsgate. The new school site is approximately 8.5 acres and is wooded and sloping to the south. The site is currently zoned R-5 and has been designated as a school site by the School District since 1963. The proposed new 4 school will be a 63,000 square foot, two-story school building, including 22 classrooms, a library, music room, gym, and related support facilities.PP Site development will include a 5000 square foot •overed play area, playground play areas, a multipurpose playing field ) (one soccer field with two overlapping softball fields), parking for 85 cars, a parent drop-off and bus drop-off area, and a loading/delivery area. A. COMPLIANCE WITH LOC 48.555 (1. a-d) REQUIREMENTS: 1. The requirements of the zone are met. All requirements of the R-5 zone are met, and the school's use is allowed as a conditional use in this zone. Building setbacks, lot coverage, building height, and all other requirements of the R-5 zone will be met. a. Major public facilities and institutional uses such as schools are permitted as a conditional use. x ' . b. A 50 percent lot coverage for buildings is allowed in the R-5 zone. This project provides a 12 percent building lot coverage. r al . I8IT 14 C I 2_o r�' t • S. :-. �• • s. MEMO/LAKE OSWEGO ELEMENTARY March 29, 1990 Pa e 2 SCHOOL Revised April 11, 1990 g fir � ' c. Minimum 10 foot building setbacks are required in the R-5 zone. Actual setbacks provided are a minimum of 40 feet. d. The allowable building height in the R-5 zone is 35 to 50 feet depending on the setback. The school's building height is 15 to 30 feet high. 2. Special conditions found in LOC 48.565 to 48.605, if applicable, are met. a. Site area is required at a ratio of 1 acre per 75 pupils or 2-1/2 classrooms, If whichever is greater. This school, at 500 pupils, requires 6.66 acres (500/75) which our 8.6 acres exceeds, or 8 acres (20/2.5) which is also exceeded by the 8.6 acres available. b. Seventy-five feet of outdoor play area is required for each kindergarten student unless groups of children are scheduled for outdoor play at different times, allowing the area to be reduced by one half. With a total kindergarten enrollment of 50 students, 3,750 square feet of outdoor play area is required. The outdoor play area is scheduled to be used at different times by the two kindergarten classrooms, thus requiring 3,750/.5 or 1,875 square feet of outdoor area. This design provides more than the required 1,875 square feet of outdoor play area.. c. Walkways on and offsite will be provided for safe pedestrian access to the school. New walks will be provided at Kingsgate and Melrose, es,well as • walks from Kingsgate and Melrose to the school building. d. A site obscuring fence of 4 to 6 feet in height is required to separate the n play area from adjacent residential uses. This project does not provide such a fence, but provides a greater visual and acoustical barrier by locating the play areas on the site so as to have extensive setbacks from the property line (65 to 70 feet) at residential areas), which are well landscaped to provide the Intended buffer. Playing fields are also screened from adjacent residential areas by the building itself providing a °� solid visual and acoustical screen. This solution is better in performance than the required fence, and more attractive to the neighborhood than a fence. e. Public'services are adequate to serve the facility. All existing utility lines and street improvements are adequate to serve the school, except for the width and quality of Melrose street, which will be widened and improved as a part of this project. f. Safe loading and ingress will be provided on to the site. Separate bus and parent loading areas will be provided on the site with safe passage from these loading areas to the school building. Public sidewalks do not cross parking areas and provide direct access to the building. Vehicular access is organized to provide a direct and safe one way drive and parking system. 4111) , • r O A MEMO/LAKE OSWEGO ELEMENTARY March 29, 1990 SCHOOLPage 3 Revised April 11, 1990 lisp e> Special conditions of LOC 48.575 are applicable to a school, and all conditions of this section are met by the project. a. Street improvements required will be provided by the school district. Adequate utility services are available to the site as noted in the site annexation process and will not require improvement. b. Site access is provided from a collector street at Kingegate. A traffic study has been provided by the school district. c. The lot areas is sufficient to provide building setbacks that are at least 2/3 of the building height (30' x .66' = 20'). d. Noise generating equipment is sound buffered and screened from adjacent residential areas. The equipment is inside the building. r e. The lighting will be designed to avoid glare on adjacent residential areas. / . f. The school levels of operation are aligned to avoid conflict with adjacent / uses. The building will have limited, early evening use for "community use", which will not conflict with the adjacent uses. 3. The site is physically capable of accommodating the proposed use. iiiii • The site, as demonstrated by the attached plans and documents, is physically capable of accommodating the proposed use and offers the potential of an outstanding elementary school `4. Tile,functtional characteristics of the proposed use are such that it can be made to be reasonably compatible with uses in its vicinity,, Elementary schools are compatible, and it essentially supports activities for the adjacent residential use and the proposed city park on Melrose. The site and building design is organized to increase the compatibility with the adjacent uses ;. by locating the outdoor play areas away from the residential area and using the building to screen these play areas from residential areas. The gym is dug into the hill to lower its effective mass and make it more compatible with the scale ' of existing development. The site design maximizes`the preservation of existing trees and vegetation. 1, B. COMPLIANCE WITH LAKE OSWEGO PLAN • POLICIES:B. The proposed school is in compliance with relevant plan policies as noted below: �I 1. Impact Management Policy: Per the City',i policies, this project will project natural resources from adverse Impacts of development within reasonable cost ' lirr~•itations. Later discussion will detail response to open space, wetlands, • 0 native vegetation, stream corridors, and soils. ii «. �% " J o °. „ . MEMO/LAKE OSWEGO ELEMENTARY March 29, 1990 • SCHOOL Revised April 11, 1990 Page 4 project • , . supports , The I the existing community and provides needed public services and facilities. The project will pay it's fair share of costa for,public Improvements, including the widening of Melrose street. The project offers an extension of the new park with playing fields, open space, and public paths on the north side of Melrose street for.-community use. ,;, 2., Wildlife Habitat Policy: This project supports your policy of protectin g wildlife habitats by maintaining or increasing the available wetland area, g protecting the •' existing stream corridor, and protecting a large quantity of native woodland vegetation. This project also provides a "public" path-through the s►te f1.t j adjacent to the wetland/native vegetation area, to allow for a community' viewing area as encouraged by this policy. u The site helps preserve the general wooded character of'Lake.Oswego, and " protects the natural functions serviced by native tree stands. This project goes to great expense to site the building, parking, and playing fields in order to preserve large areas of the existing wooded area, and especially to preserve some of the more significant trees at the site. Existing stands of trees are generally maintained at the property edges so the community experience of the site is that of allwooded setting and the building is arranged on the site to provide minima exposure to the public with maximum tree exposure. New trees will be piantedto complement and extend the native vegetation where possible. This developmf nt protects significantly more existing native trees than would a residential devielopment allowed under this zone, thus offering a significant community resource. 3. Landslide/Wea� Founriati,on Policie s:es: Preliminary geotechnical reports indicate that this site doles not have weak foundation soils. The project design is such that the sloped s'reas are strengthened and reinforced through the building ` design and location; and through the design of new retaining wells that provide gentle slopes ratl er than steep banks subject to slide or erosion. Detail geotechnical testa are being conducted by the school district and will be made ° available within a few weeks. 4. Erosion Area Policies: Erosion will not be an Issue on this Large stands of existing trees and vegetation will be protected and maintained, the project will control peak runoff from t:he'site In order to protect the site, the channel, and the downstream property. Retaining walls will be provided to terrace the site minimizing runoff and erosion problems and a large is of the site will be maintained in preamble abil rather than with the building, street, or parking " areas. 5. Quiet Environment Policy: As suggested by this policy, trees and mature native e used to buffer noise generating areas (outdoor play fields) of • this use,' �and the site design locates the building between adjacent residential uses and the playing fields. 0 6. Energy_ Conse:',ation Policies: This project will meet and exceed building code req,_ ',`rents regarding energy Conservation. The project team is working with the Oregon Department' of Energy to develop a buildingdesign that i III'�', efficient and will promote energy conservation. 9 s energy • , '! 4 1 • • MEMO/LAKE OSWEGO ELEMENTARY March 29, 1990 Page 5 • SCHOOL Revised April 11, 1990 • 7. Wetland Policy: This project meets this policy by maintaining the existing ' ' . • wetland and assuring that the water quality will be protected. All runoff from the parking areas and the roof areas will be directed away from the wetland to assure water quality. Additional open space will be developed around the wetland providing additional buffer and protEction that is required by code. 8. Stream Corridor Policy: The existing stream corridor will be protected as an open spate with a buffer that generally exceeds that which is required by code. Runoff and stream velocity will also be controlled to protect the stream. Water quality is protected by diverting all building and parking runoff away from the stream corridor. 9. Social Resources Policy: This project meets this policy by strengthening • neighborhood identity by providing a common resource and landmark, this will . . facilitate social interaction in and around the school, will preserve the natural • environment, and will provide a center for nefnhborhood activity and • organizations (meeting rooms, a gym and outdoor areas (a neighborhood park) • are available for community use). 10. Transportation Policy: This project supports a balanced transportation system that works with the existing transportation system. A traffic study is included with this submittal Indicating the impact of the project on the transportation system. Adequate parking facilities are provided to support the use and Melrose , . i, street will be improved by this project to the city's standards. This will helping • • • to complete the neighborhood road system. New sidewalks are provided on . • Melrose and Kingsgate to improve the pedestrian and bicycle transportation system, and an extension of the pedestrian path to the north of the site is • �" �J. ' provided south to the playing fields and connecting to the new city park on ;• Melrose street. ' 0 11. Public Facilities Policy: This school provides a much need community R. y elementary school facility to serve the immediate needs of the existing population, as indicated in the inventory of probable public facilities needed for Lake Oswego. •R m C. COMPLIANCE WITH DEVELOPMENT STANDARDS' 9• 1. Historic Resource Standard: Not Applicable. p 2. Building Design Standard: The proposed elementary school building will be complementary in appearance to the neighborhood and proposed city park in the use of materials, site organization, landscape design, setbacks, open space, and building height. Overall proportions of an elementary school are obviously • unlike that of single family residential structures, and the school design uses the extensive open space and mature landscape to provide scale to the structure and . buffer adjacent residential areas from the school's activities and potential noise • impacts. • , • • • MEMO/LAKE OSWEGO ELEMENTARY March 29, 1990 Page 6 SCHOOL g Revised April 11, 1990 ip , . 3. Stream Corridor Standard: A small stream flowing across the elementary school w ' site from the north to the south at the east property line will be maintained and directed through an expanded wetland area. The stream corridor will be { protected and developed per the requirements of this standard. A minimum 25-foot stream corridor buffer zone will be provided from the stream corridor as required. All development will provide the necessary and required controls ' for erosion control, drainage management, and appropriate landscaping, and the project will take necessary, construction measures to protect the stream S corridor during construction. • 4. Wetlands Standard: Situated high on the watershed, the new school site is a . ' r d wooded parcel with two small areas of wetland. The District proposes to fill 0.28 acres of this wetland, which cannot be maintained due to site program . • requirements and the location of the wetland on the site. Compensation for the loss of this marginal qu€ ity ash wetland will take place in a zone which '� surrounds the existing wetland at the opposite end of the parcel. An equal area • , of open space will be set aside and fenced for a new wetland area. Hydrology ,Y • will be improved in the mitigation site to allow natural vegetation (which " already has some,seh and isolated clumps of slough sedge) to respond to the wetter site conditions thus created. The present trend, before mitigation, is toward drier site conditions as evidenced by the spread of sword fern and • trailing blackberry. • ,..,. 1.:N Storm watt:'r from on-site sources will be directed away from the wetland amenity and treated with an oil did grease separator before discharge into the City of Lake Oswego's drainage systei',1. Finally, Lake Oswego Public Schools will create two small ponds (to be planted with cattail and soft rush), install control structures (weirs with adjustable stop logs), create a berm (to be planted with wildlife food and cove plants), and monitor vegetation succession on the site for five years. See the attached wetlands study by Scientific Resources for more detail on the . • existing wetland area. A detailed design proposal will be provided for Design • Review and for permits to fill and relocate the existing wetland area. . 5. Street Lights Standard: The street light standards will be met in new street lights provided in the half street improvement provided at Melrose and in the • lighting of on-site parking and path areas. ; 6. Transit System Standard: Hard surface pedestrian paths will be provided to connect the development with adjacent transit stops. On-site transit loading ari s will be provided for school transit systems with appropriate pedestrian • paths to the building entry. , i 7. Parking Standard: The off-street parking standard will be met with the provision of 65 on-site parking spaces, including handicapped spaces as required. Parking of 65 spaces is based on the auditorium (gym) size which anticipates 260 non-fixed seats. In addition to these dedicated spaces, after-hours school use, which does not require bus loading or service functions, ` will provide for an additional 20 parallel parking spaces for an after-hours total of 85 parking spaces. ' .. , r • • • V . . r MEMO/LAKE OSWEGO ELEMENTARY March 29, 1990 Page 7 . SCHOOL Revised April 11, 1990 , 1 8 Park and Open Spate Standard: It is not clear if this standard applies to a school, since all reference Is to residential, office, commercial, and industrial •developments. In any event, this project provides for approximately 60 percent . . of open space retained in either its natural conditior,t, providing a scenic and natural resource or as playing field and open areas landscaped for the public's use and enjoyment. • 9. Landscaping, Screening, and Buffering Standard: All requirements of this standard are met. Street trees, parking lot plantings, and screening and '. buffering areas are provided per the standard. The design mitigates noise, • lighting, and other impacts of the site; screens loading and service areas; and ' provides a separation between adjacent residential uses and the new school. • • 10. Fence Standard: The fence standard applies since there will be a fence around • the wetland area to provide security to the school children and a fence at the • • south of the playing field to keep soccer balls from going onto Melrose Street. All applicable requirements of this standard will be met. 11. Drainage Standard for Major Development: All requirements of this standard will be met and easements, as required, will be provided to the city. Drainage • of storm water from paved areas, rooftops, and improved exercise areas will be ' collected and detained in underground detention piping. Detained storm water . will be released through control manholes designed for release of water at a reduced (ate of flow and will include water quality enhancement features. ' '*. 411) Stormwater leaving the elementaryschool site will be discharged ge through •• existing storm drains at the intersection of Kingsgate and Melrose and at the • southwest corner of the property. The existing creek and wetlands area will Include control features to reduce • • flow rates through the wetland area during storm events. Major stormwater flows may be diverted from the wetland area to control erosion. 12. Weak Foundation Soils Standard: This standard is not applicable. Preliminary geotechnical testing indicates soils suitable for the proposed construction. Detailed geotechnical information will be provided as soon as testing is complete. 13. Utility Standard: All utility services will be provided in accordance with city standards. The sanitary sewer will be provided from an existing line and pumping station at the corner of Melrose and Kingsgate at an existing 8-inch ;1: lateral from the existing sanitary sewer system. Water service will be provided from the existing 10-inch line at Kingsgate. New sidewalks will be provided at N Melrose and Kingsgate. Street Lights will be provided at Melrose, and a new • half street improvement will be provided at Melrose. 14. Hillside Protection and Erosion Control Standard: All requirements of this standard will be met, including all necessary provisions for sediment barriers and erosion control devices. Detail grading and erosion control plans will be . • provided at the Design Review application. „•. O 1 o f e MEMO/LAKE OSWEGO ELEMENTARY March 29, 1990 Page 8 ii, . , SCHOOL Revised April 11, 1990 `, 15. Flood Plain Standard: This standard is not applicable. 16. Access Standard: All requirements of this standard will be provided. Attached is a copy of a traffic study by Associated Transportation Engineering and Planning (March, 1990) for projected traffic use and recommendations. • 17. Site Circulation Standard Driveways and Private Streets: All applicable requirements of this standard are provided in on-site p`rking areas, drives, curb cuts, fire truck access lanes, and service drives. `o7"%• '' � 18. Site Circulation Standard Bikeways and Walkways: All applicable requirements of this standard are provided. All required walkways are provided per city requirements. • • END OF MEMO JAM:jmf 0478J , • , 4 I " 1. . , r V1` /I 9 , 41) ", `w `'t % , `' BROOME ORINGDULPH RUDOOLFE BOLES& ASSOCIATES P.C. • MEMORANDUM . _ BOOEVA . ARCHITECTURE PUNNING INTERIOR DESIGN April 24, 1990 733 NW 20TH AVE • PORTLAND OR 97209.1397 PHONE:503-2264575 To: Hamid Pishvaie Development Review Planner Public Works and Development Services CITY OF LA!<E OSWEGO . From: John Meadows HR , . - N. 4 .. Re: LAKE OSWEGO ELEMENTARY SCHOOL ., F " DR 7-90 and CU 1-90 Project No.: 890' . ni , Distribution: Lynn D. Bailey, Jim Schell s, • This memorandum is in response to your letter of April 17, 1990, requesting additional • , information to assist in your review of our application. The following is the information . alrequested: I. ADDRESS THE FOLLOWING DEVELOPMENT STANDARDS: • A. Bull('(ing Design: r, 1. Details on "Building Lights" are included in the attachment to this • memorandum. Attached are cut sheets including photometric data on building lights and a site plan indicating the proposed location of the , '' building lights. 2. A "Color Board" is attached for your review indicating samples and colors for exterior materials and finishes. ' B. Stream Corridors: I. Attached is an additional survey drawing, as requested, indicating the stream corridor center line and the stream corridor boundary measured 25 feet from the stream channel bank. While our surveyor failed to indicate on the drawing the width of the channel, they have provided the critical .. location of the stream corridor boundary measured from the channel bank. 2. You asked for an elaboration on how the proposed wetland mitigation plans �within the stream corridor buffer zones comply with Sections 3.020 (3) end • _ \ • b 15 7,1.7 • a' �� • w •0 .. A.I $ . "b • . + a ' MEMO/LAKE OSWEGO April 24, 1990 Page 2 ELEMENTARY SCHOOL • 3. Our proposed development is not located In the stream corridor buffer zone insofar as this includes the builiings, parking areas, site utilities, or play fields as defined by the location identified on the attached stream A-, • corridor survey. We have allowed for and designed for a 25 foot buffer around the "wetland" and "stream corridor". The only construction • activities proposed for the stream corridor are activities specifically requested or required to enhance the stream corridor to minimize upstream/off-site erosion and to enhance the wetland characteristics of the stream corridor. 4. In our opinion the development will result in the enhancement of the • stream corridor, specifically through erosion control features and • hydrology enhancement devices (i.e., wire reinforced bagions Installed along the presenC incised channels for every two vertical feet in drop). The design in the Wetland Impact Assessment and Conceptual Mitigation Plan proposes to enhance the stream corridor and favor the growth of riparian vegetation such as Oregon Ash (Fraxinus latifolia). The present design complies with Section (4) in every respect, since we are only " \ proposing allowed activities. We are providing for drainage management improvements recommended (i.e., retention ponds and check dams, and minor realignment of the stream channel) to accommodate the above. • • C. Wetlands 1. We have requested the wetland boundaries to be verified by the Division of State Land. Attached is copy of a letter sent by Jonn Miller of Scientific /.. Resources, Inc. to Bill Parks at the Division of State Lands requesting A verification. While obtaining this verification is out of our control, we have requested by letter and phone asking that verification be completed and forwarded directly to you today. We also understand that the joint DSL/Army Corps of Engineers Fill • Permit for the wetlands will not be issued until the agencies verify the SRI wetlands delineation. : r L 2. You asked for an elaboration on how the proposed mitigation plans comply with Section 4.020 (1)-(3). ,, 3. The wetland in which the proposed fill and development will take place is • �, not an essential wetland. SRI notes that much of the site is losing its wetland characteristics due to waning hydrology. The relative absence of ' a hydrologic indicators as defined in the "Federal Manual For Identifying and C\ Iineating Jurisdictional Wetlands" (FICWD) plus the dominance of trailing blackberry (Rubes vitifolius) and sword fern (polystichum munitum) indicate successional change toward upland conditions. , Development within the wetland along the stream corridor fully complies with Article (l). • t• . 4. I , .. a \• • s , ° MEMO/LAKE OSWEGO April 24, 1990 Page 3 ELEMENTARY SCHOOL • SRI's conceptual mitigation strategy is to collect availabie water and distribute surface hydrology across these successional areas in order to , coax small pockets of hydrophytic vegetation (Carex obnupta and Fraxinus latifolia) into a situation where they will compete against the trailing blackberry and sword fern. The presence of cove silty clay loam soils in . . •. the mitigation area plus its known high shrink swell potential, supports our contention that this effort will result in success. A five year monitoring plan is proposed, which will document the success of the plan. r 4. The permitting authority for wetland fills Is the United States Army Corps ' • • ' of Engineers and the Oregon Division of State Lands. Criteria listed under Section (2) are not required for fills less than one acre and for essential wetlands. The area of wetland to be filled is not an essential wetland per SRI's evaluation and per the City of Lake Oswego's maps. Section (2) constitutes an analysis of alternatives. Such an analysis is not required by , the United States; issuance,of a fill permit will quite likely be a routine , matter. • Wetland pollution will be not be increased since all storm water and parking lot run-off will be directed away from the wetland and mitigation ' areas. , 5. The wetland, which will not be filled, might qualify as an essential wetland since the stream corridor passes through this area. Development in this • • wetland along the stream corridor is fully in compliance with this standard. 6. Resolve conflicts in the wetland delineation report between the boundary � ' map and field reports. SRI conferred with Andy Harris of the City of Lake Oswego on this + specific matter. There is no apparent conflict, since area CI of Figure 4 of the Wetland Delineation, which appears as Appendix B of the Wetland Impact Assessment and Conceptual Mitigation Plan, is a wetland. The --1 figure caption clearly indicates that 96 square feet of wetland occurs in the immediate vicinity of Cl. Y D. Landscaping: c� Attached is a plan indicating the specific areas to be irrigated and the method of irrigation proposed. Detail irrigation plans will not be developed until the DRB review is complete, so it can be developed in response to final DRB ' • ' conditions, if any. Also included is a revised landscaping plan providing the dimensions requested t and revising the scope of landscape work proposed. - I ° 'r n , J • • MEMO/LAKE OSWEGO April 24, 1990 Page 4 • • • ELEMENTARY SCHOOL E. Drainage: 1. The proposed drainage system complies with 11.020 (2) as follows: Engineered design features to minimize pollutants carried to stormwater ,• • run-off include detention piping and pollution control manholes. Shallow swales will provide biofiltration benefits for run-off generated in the southwest portion of the site. In addition, stormwater entering the site from off-site sources will pass through catchment and wetland areas, where pollution control through sedimentation and biofiltration will take place. Proposed pollution control and biofiltration features are indicated on the • site plans as pollution control manholes, grassy swales, and wetland areas. Biofiltration of all stormwater flows west of the proposed wetland mitigation area would create an attractive nuisance liability and is inconsistent with the proposed site utilization. 2. Intermittent overland run-off during heavy rainfall has been observed in an existing shallow swale at the northern property boundary. The collection of these Intermittent flows in a proposed area drain and the conveyance of such flows through the proposed drainage system will not adversely affect other properties and results in the alteration of on-site drainage patterns '• only. Identified drainage patterns are shown on the site plan through topographic delineation and specific notations. 3. Adequate drainage systems to carry on-site and upstream run-off though • the site are provided. Upstream and on-site drainage is addressed through • the use of area drainage collection basins, swales, and control structures consisting of wetland flow control, piping, and manhole structures. Stormwater flow entering the site has been calculated by others and , • ! 'f', ' provided to the Applicant by Lake Oswego Department of Public Works and Development Services personnel. Such information wilt be utilized in conjunction with rates calculated for on-site stormwater flows, in order to • prepare final designs of stormwater control facilities. Modifications to the stream along the east side of the site will be made to adequately carry upstream run-off. Consideration of the stream corridor standard will be carried out during the detailed design of the stream modification. • F. Street Lights: 1. Street lighting will be included as indicated to provide safe access for •• pedestrian and vehicle uses on site and along Melrose Street. Lighting will be provided as shown on the site plan at approximately 150 feet on center :Y adjacent to the street side sidewalks. , .• . 0 . , .. ,. .. . . . • . . • ... . , ,AI • • • it • ' . MEMO/LAKE OSWEGO April 24, 1990 Pane 5 ELEMENTARY SCHOOL Street lights will provide between,0.15 average foot candles and 0.40 average foot candles as measured on the street. The uniformity of illumination ratio will be between 4:0 and 10:1. Cut-off light distriction ' of Illumination is proposed. Proposed fixtures with protective finish and • • .. 30' posts(5' below grade) made of fiberglass or other nr,`qterisls.approved by the City of Lake Oswego are proposed. The fixture ,;,4ill meet all requirements of the City and will be approved by the City. _• ' l IF,G. Fences: qq 1. All fences proposed will be a maximum of 4 feet in height end, therefore, will meet all requirements of Section 10.020 (1). A sample of the proposed fence material is included in the exterior finish and color board. ", - H. Utilities: 1. I understand from your discussion with Jim Schell of the Lake Oswenn • School District that you require a calculation of effluent that will be generated by this project and introduced to the existing sanitary sewer system. Our calculations are as follows: Using Oregon Department of Environmental Quality's rules, this school will generate a maximum sewage flow of 10,500 gallons per day. Assuming most of this flow is over a 12-hour period, this results in 875 .• gallons per hour or 14.5 gallons per minute. Peaking rates of 4-6 would be conservative (6 would be high) resulting in peak sewage flows of 58-87 gallons per minute. • 2. Existing easements are shown on the site plan (specifically the easement •' along the eastern property line of the site). Proposed access easements for inspection of stream corridor facilities are indicated on the site plans. • 3. A 5-foot right-of-way dedication along Melrose Street is indicated on the site plan. • 4. All existing driveways, trees, and other sight obscuring objects on Kingsgate for a minimum of 200 feet north of the site are indicated on the supplemental survey site plan. I. Hillside Protection And Erosion Control: I. Enclosed is a slope analysis map indicating slope areas on the site. 2. No slopes over 50 percent exist in areas of the site to be developed (Section 16.020 (7)). • •. ' MEMO/LAKE OSWEGO April 24,li1990 ELEMENTARY SCHOOL Page 6 The building covers more than 65 percent of the slopes that exceed 20 percent. While this does not meet the letter of Section 16.025.2.c, it does meet the intent of the section. This section is intended to protect slope • stabilization and provide erosion control. Buildings were intentionally placed on the site areas of greatest slope, and this results in site .., development that uses up less area of site for buildings, thus saving ' natural vegetation and open space and results in reduced requirements for soil stabilization and erosion control,'`since the building in itself provides .• this control The three primary site uses of this project (building, parking, and play fields) require a substantial area of level or gently sloping surface. Of these three the building is the most flexible with respect to grade,since multi-story buildings can accommodate areas of steeper slope. • • The parking area has some flexibility with regards to the slope; however, . in terms of efficiency, practicality, comfort, and safety the 5 to 6 percent 7` slopes are a desirable maximum slope and the 3 to 4 percent slopes are optimum. The play field uses need to be essentially level with slopes of 2 to 2.5 • • percent maximum to balance function and drainage. On this site, where all slopes exceed 5 percent, site planning is a4110 . ; challenging task. Our solution has been to develop a two story building and to place it on the steepest portion of the site to solve the soil staility issues; to preserve the maximum amount of the lesser sloped site areas for parking and playing fields; and to protect open space and existing vegetation, yet reduce cut and fill. In this location building walls can double as retaining walls, solving stabilization and erosion control • measures. • II. TREES: ' Our tree survey indicates all existing trees and our landscape plan indicates all t existing trees to remain. Of the 489 existing trees 8" or greater in diameter, we are • ' saving 177 of 36% of the existing trees. Saving 36 % of the trees is the result of a • commitment to the qualities of this site and a good site plan. This accomplishment is noteworthy for a program like ours or for any other potential uses for this site. III. DIMENSIONS: The site plan is revised to indicate accurate dimensions for setbacks, parking areas - and spaces, vehicular aisles, play field, and sidewalks. IV. LOT COVERAGE: Lot coverage for buildings and parking areas is 16.5%. • MEMO/LAKE OSWEGO April 24, 1990 Page 7 ELEMENTARY SCHOOL V. TRAFFIC STUDY: Dick Wolk of Associated Transportation Engineering and Planning has discussed your requests for additional information with you and other City Planning staff. His response to your requests is included in the the attached memo dated April 23, 1990. VI. PLAY FIELDS: While not a part of your original request, I understand that you want clarification on the School Districts need for play fields. • A. Instructional Need: For a 500 student elementary school, the amount of open flexible play area indicated in the plan is required. This is a small site for such a sehool and much of the open space is dedicated to wetlands and preservation of trees eliminating the amount of usable space available. Creative instruction and scheduling will assure that the space available is adequate. Instructional needs of the • elementary school do not require a regulation soccer field in configuration and could allow the same area to be configured differently as long as the space was essentially large and flexible for a variety of instructional purposes. • The School District has inadequate soccer playing fields for their junior and high • school instructional programs and is using elementary school fields where • available to support these programs for practice fields. The elementary school , play areas is thus configured as a regulation soccer field to support this District • instructional need. • B. Community Need: While not as critical as the instructional need, the School District has a joint use • agreement with the City allowing use of the District's soccer fields for recreational and sports community use. The community would like to see two • soccer fields as a part of this project, although the site does not allow this development. Since the one field is required for instructional uses, it is intended to supplement the community use program. • I trust this additional information assists in your evaluation and review of our project. If I can provide additional assistance please give me a call. END OF MEMO JAM:jmf • 0496J d.. 11810 S. V. Kerr Parkway Scientific Resources, Inc. - Lake Oswego, OR 97035 :.' \ 503/245.406 • April 25, 1990 Bill Parks . Staff Biologist Oregon Division of State Lands , 1600 State Street Salem, Oregon 97310 SRI Project 90003 Dear Bill: • The City of Lake Oswego has requested in a letter to BOOR/A Architects, Inc. (the site designer), that the wetland delineation we completed on the new • 1. school district site in Lake Oswego be verified by ODSL On behalf of BOOR/A • and our client, Lake Oswego Schools, we would like to request that ODSL verify our wetland call for this parcel. A copy of the wetland delineation report as it appears in Appendix B (Appendix A is the joint ODSL/COE fill permit application) of the Wetland Assessment and Mitigation Plan is enclosed with this letter. please fib . tryto have a response (even if it is oral) to Andy Harris i " i possible, byMonday afternoon or early Tuesday or Hamid Pishvaie, City of Lake Oswego, hone number is 635-0290. This tight , Their telephone mornir►g, April 23 or 24, 1990. schedulepp is necessary forward commentsw s to to theq Planning Commissio review the n and • use application and Development Review Board. . ' ' Best regards 014 i , s ♦ Jo n Miller Senior Scientist and Project Manager ' Scientific Resources, Inc, ., A 1 0 . ,,, , . , . . • ., . . . , '' 1 6t , IV.0 ouvnin� tw- i BR OOM !N DUIPH ASS% TES P•C,li :" �' :l` � MEMORANDUM ' Ap�R R�E URE . April 24, 1990 INTERIORSIG•N • 7pp��3��Nll1ANA 2��jjA��gg�� ppgg PHONE:503.226-i73�1397 r To: Humid Niefovale CITY OF LAKE OSWEGO From: John Meadows • • Re: LAKE OSWEGO ELEMENTARY SCHOOL D.R. 7-90 APR Protect No.: 89057.01-1 • _ Distribution: Jim Schell, Lake Oswego School District ' The following is in response to your:telephone request.fur a quantitative clarification on • • the School Dletrict'e play field requirements to supplement our ORB narrative (April 24, • • , ' 1990, Article VI A).•' E '+ , ® . 1. The Instructional requirements for an'open play area for a 500-student school is a MINIMUM area of 100,000 square feet of open, relatively level - area for flexible play, including soccer, softball, and other field sports as •'` • well as a general play area for instruction and recess. As noted in my • narrative, the elementary, instructional needs do not require a regulation • ' soccer field but do require en area larger than a regulation soccer field. 11 Ae you knot, a site for an elementary school of this size should he between 8 and 12 acres. Typically, every available square foot of suc fa . site, which is not used for parking, building, and front yard setbacks,)J '• needed and used for play fields, •Most elementary schools would have and • would use 150,000 squarelfeet of open play field area. This site is small ., • • to begin with, and a large;portion is not unable due to the School District's commitment ta!preserving Wetlands and existing mature ` vegetation. This leaves the District with play areas that are at the absolute minimum for the student enrollment. , 2. The instructional requirement referenced in the narrative for the junior • , and senior high school programs is to have a minimum of one regulation soccer field U75' x 330' a 57,750 square feet). While this requirement . • controls the configuration of the play area, you can see It Is lees than the ' • _ ' area required for the elementary school instructional needs. ' I trust this information will assist ybu in your review. If you require additional 40 information, please cell me. END OF MEMOal AMA llmf t2 0497J 16 _... _ . s_::m...,....,_ , ._ • • ♦ ® WETLAND IMPACT ASSESSMENT • AND CONCEPTUAL MITIGATION PLAN C) Elementary School Site, Kingsgate & Melrose Lake Oswego, Oregon 411/ n r, 11 o Prepared for: Lake Oswego Public Schools Lake Oswego, Oregon Prepared by: John M. Miller Scientific Resources, Inc. Lake Oswego, Oregon March 28, 1990 i;' III 4, DR._7-2r S ( WETLAND IMPACT itZ03Z7SSMENT-ANIp.CONCEPTUAL MITIGATION PLAN Elementary School Sitk/Kingsgate & Mslrose, Labe Oswego, Oregon ' I LAKE OSWEGO PUBLIC SCHOOLS March 28, 1990 SRI Project 90003(ADD) TABLE OF CONTENTS 1.0 SUMMARY OF PROJECT IMPACTS AND MMGATiONI 2.0 THE MITIGATION SITE PLAN 3.0 MONITORING \\ 4.0 APPENDIX A. Joint ODSL/COE Permit Application B. Wetland Delineation (SRI) 4111 IIP \,} I ,'' ''•, 1.0 SUMMARY OF PROJECT IMPACTS AND MITIGATION o ' . Regional Setting. The proposed site for the new Lake Oswego . '°" • Elementary School was purchased more than 25 years ago for the purpose of creating a new school in the NW corner of the city. Sharply increasing enrollment due to rapid urbanization of the area has lead to an accelerated planning process • for development of this site. The site is located not far from the headwaters of.the • Peters Road tributary to Ball Creek, T. 2 S., R. 1 E., Section 6, Tax Lot,600, Clackamas County Assessor's Map No. 21 E6AC (Fig. 1). Scientific Resources, Inc. (SRI) was contracted by Lake Oswego Public Schools to address the potential impacts of the development on wetland identified in an earlier wetland delineation (Scientific Resources, Inc., 1989). In addition we have been asked to prepare this plan, consult with BOOR/A Architects, Inc., Westlake Engineering, Inc., and Andy Rice Landscape Architects, Inc.; and submit a wetland fill permit application to the United States Army Corps of Engineers (COE) and Oregon Division of State Lands (ODSL). This document is also intended to complement the site design to comply with the City of Lake Oswego planning requirements. The mitigation plan was prepared following a site visit on March 5, 1990 with recommendations tendered by Bill Parks (ODSL), Gene Herb of Oregon Department of Fish & Wildlife (ODFW), and Andy Harris ((City of Lake Oswego). • �.11 Impacts The current land use of the site is open space. Ruins of a tree house and ill associated litter indicate past human activity in this area. Wildlife use the upland and wetland portions of the site for food and cover. The parcel is joined with a riparian corridor which leads up the slopes of Mount Sylvania. The corridor , however, is severed in many locations by the Mountain Park development, Melrose Avenue, and Westlake Boulevard. Movement of animals toward the general direction of the Tualatin River is hindered by extensive urbanization including heavily traveled Kruse Way. The wetland on the site occurs in two main _ areas; one on the W side of the parcel; the other on the E side of the parcel (Fig. 2) We propose to fill the westerly wetland which contains 12,091 sq ft (0.28 ac), Filling of this wetland and removal of all vegetation prior to grading would L effectively eliminate 0.28 ac of wetland from the site (Figs. 3 & 4). The westerly wetland would remain intact and relatively undisturbed aside from some hydrology enhancement discussed below. • Clearing of vegetation outside of the mitigation area will take place. An a effort will be made to save some of the largest oaks on the parcel. w 1.2 Assessment of Issues The wetland issue. SRI delineated wetland on the site using the Federal Interagency Method for Delineating and Identifying Jurisdictional Wetlands (see Appendix B; Scientific Resources, Inc. 1990). We staked the boundaries of the wetlands and these were later surveyed by Andy Paris and Associates. The Paris survey was incorporated into the BOOR/A and Andy Rice site computer assisted , 0 drafting (CAD) site and grading plans. The wetland areas are shown on this site F (Figs, Fen3 & 5). i n SCIENTIFIC RESOURCES, INC. -- _if i _ i7// '/i r 7• • lii (. r Irl *`..'•�� ) ' -::1; •�. r `a, -..- i � i / , / . , ;---.; i1;�ti( lam_ / /- ' ..... A PI--7..--:- .:•-.-ilr\\' ..r \ \.,_:.;: V,o'ij,_,":_ti';,..-- .• 1 , - LA 4 )1) ‘\\,\S'..\-' .„:„. ,/•_•,---,, .. _ ,: 3/4 -..---;,"_; . - ;� \ i `\• 0• . ,,i 11 / r1i • • ♦ r.�` `.�``' —" \ �.. �`._.�. — '�..._.7.---NZ.,`•,:', . /C0..-.— , ',-1PT kl • 3 ,,,„ . \„...___ - ---1-?:.\ /i , \ .... \ .......2-.N......\-----...\:._\.:„.... ••:,..., --a0-...- ', .... • •. .. ''..., :111 1.71,, ,... ....... ‘N.."Nia,'"...i.............';\\,..\ woe/ 1 k, . \1, •-•.. 's 411 ' 111, ' *P\ \ rs . . . 1 ._.... .............\ \ ..,..........„.............. t..... ....,.___ i. \.,„, \ . ._..,....,........., ......... .............,...,...., \Nr ......---:-mt ...„-...11•N •••1 4. .,... .4'''i 1\,.\\*****44 ..--.......'-t.::...,..•_2.,t,;:t ...—.;a I .. • , .•••,:::",. ........„......eSitz....c i 1 %.1 I .......z.......... ;/ce \,,t\ k;.\\,,,, , 0 .. . . , ... • ........... ,..? ld r op./ '(:% 11.,,....,,.:1,..:..s.,. el. . , • 1 1///(' •;44.. •,P, •i‘`,.'(/i \4 -• 1 ( 11 ', 1 •,V+, .tis , +-" zl •' •• • i((II \ ,ems`` 414, , ... ---...:-._ -1,,\,\ N\ I , , \••‘1,4„, .. ... , - •... ...___-------_____.-, •41-1‘ \...,4\ _ . ::',„.k.:. .1. •••• *'------. VirAo. Alteak.. 44, 16, l . '.,' w ` r 1/ . , \ 1 141 ... \ . 1 .....: —5.03.....;) \\\ AM T FAR �I ��'' 1 - l } .;�.�---�. I R PO 3/4 I W -ht •__,._ j��.''.4.-'J !}.�a,� V (...... J ,-------. • -• 1 • • , y ,... to, .._..., , .• i + : ,'ir--... s *"...''.... ".....;• 40/ , .... r "Z." i .O,H .• . : :•1:„.....:::;"9fi 1,.....:...ki l3°/ Figure 1, 'Vicinity flap within Lake Oswego Oregon which shows the area of the proposed development, The wetlands on the site are not connected to the , Tualatin River (source: USGS), a .. o. U SCIENTIFIC RESOURCES. INC. — . . •N i , II . • ,. / a PROJECT BOUNDARY , is j .............. .......i......... i,.. %,.,, i) C1 _ ill (6 ...°...----"'-'71 ` s1 ,•• I I Z 3Z5 ' i ' B3�./" ` j4 ! • ` 'o I •A3 p :: :•;.:.•• h.••\•• • A2 1 I MELROSE STREET • Soil sampling site n . / Stream corridor mapped by City 0 too 200 Wetland FEET Sourct:s Cily UI Lnkr Okiwe4io 5001c:et E Grass Ptlolourommttiry, Andy, PatIS & Attsoc Figure 2+ Wetland map (from SRI, 1990) which shows the areas of possible C�E/ODSL jurisdiction within the development site - ... ... •...,.:... ..., .�..-...,.„ ..,.....,,.-.�.,.. ...r...... YN...-.-..r.ws...n««..-r-... -: w-.-.T.,., ��..�.m,1+ ,.,ywK ,m,.+.-s..-... y. —IF. ..w�..�r...w,.4i..-.+-...+n.�+-.-..,. -.+...•.,..n n..-•h-.. p n ry. Y •.i�...�_. .. . • I - . i 1 , - z 1 c' 2 o v d a w 3 3 , :,),..., • i I 1 n N 1 I 0., . , .. 1 . . ..,_, �.1 3 \ 1 / 4 \\l � 1 Q �� l 4n \\1 t► \\ :\ �s J a g i `�:w .n ll 1 \1 .-' 4, • V' 1-- � E c I IIL, LI 1 I i -1 \11-il 9, I N. W ' ix i _W I . V H I• ' • , • '`% / u-'"" Iz /m __ ` I Ira r,I, ITj. tin i ,` V"% �k . /..... 0�ill " I • -= I •://": I a ! r \ *I• 111, A N // i • . 1 \ ) I • • A r , ► • l I ra , 1 •n \ i Gtoss ecion �'1 g. i C w3 2 s ' c i # I a \ SP . ............\ co c \ \ . ' ) .I 1 i I' i . I ; ' r ‘,...... All I a.• A it Z2 rir ._... � 'z AlV A .A•�-- T ).. , W A , UIt I A D �� A n A W , cc ILLv. •,�� A t. Ailt.^\ Aill I W ' , / , t7Air • n c ri T T",' .)l', ' \. 4 c, . 4:1 -4.1 .',N 1-,i . I , . , „ L._._..._._._________._.__._.__ ,) • M r 1%r ir 9 Y ♦ 4 A • A 4 If 9 , , • • • • • • 41• • li C/) 9z... •••,.::i .•,,,..• •:•.:•!,•,:•• ".•,,,11,‘ \\ \\\\ %•..,.•,, \\ • • ''':,::::i:::i:r.:::'.. 1::ti.:iif,,.‘:•:y.s -11,.,\\ \ \ , \. \ \ \•., ...-..... 4/4 .. %••......K.:::::::..4:::::•,,,,,,...::, ..::::::. \\ ..\ \'''\ X 9 x::::::::::::•:•::::•:::::.•%::•:::,:•:::•%:••,', ‘.":•',,., ,:,\ k,-*.'; \\,.. .1. ''••• Ili fi.!:ti.2.::..:.:2:;:.ti:::::::::.i:;f::::::' At,•.••••„ \k \ ,,,itt\ ,.........— • 0/ • ' 71\ * ).,%,,\L,.....k%,.. ai ` I♦: 3 `%" ti ;•. J�: ;.4:,L•}:' '•::pti;ti : /,. • ..k. t ; , rz"' . . .k„*O":\,... ' \‘' .'' , \\ • • • Or I 1.. h 1 . ,,::.&,.,, ,1,..,:...„.:, ..*„....*,i*:.....m,:::,::::::..,,,...„,,,.:,„ ,..„.:,...., ...-J • ;fir,'.'•..•: ' •;\ t•`: i ::*••'} • O • lay,„......i,.,..isole40,.....:.t.,e.iiiili:..i...p..,.:::::•. ..-,,,..s",.*::i.,:,-..-.:„ii,,,,:f::: . • o 0 • �; ::mac "�ta \4.......\''... ........P.. i t 1 '''............. '''''' ' ''''' k::::.,,,,• ....,7, 4e to i ::...'.'.:''''''''.:,::3.:.:::::.:2::: :::.':.... ..n."' , ,,,-.7-..,,.. • s o ` ,/ \ Z�1‘i c ' yj i0 :' '`f 7a• -� �iii onk -if , N ..---------------\ irre*.el: S a - — - • • ti ® Briefly, the method for delineating wetland uses three criteria to define wetlands: presence of wetland hydrology, presence of hydric soils, and • dominance of hydrophytic vegetation. Wetland indicators were found in only two areas (Fig. 2). From our site study it was apparent that hydrology on the"site was altered at least once in the past. This has apparently resulted in slow successional changes in wetland vegetation on the site, toward drier conditions. Specific evidence for such change is indicated by spread of trailing blackberry (Rubus vitifolius) and sword fern (Polystichum munitum) in an area having Oregon ash (Fraxinus latifolia) and isolated clumps of slough sedge (Carex obnupta). Weak hydrology indicators were found in these areas (Appendix B). Much of the site'is cut-over douglas fir and hazelnut upland forest with lesser elements of big-leaf maple, and Oregon oak. The wetter portions of the site • tend to have more Oregon ash and Douglas spiraea than Oregon oak and barberry. The ash wetland on the lower portion of the parcel is situated on Cove silty clay loam which is noted for its high shrink/swell potential (SCS, 1987). Much of the water on this site emanates high on Mount Sylvania and in the subdivisions upslope. Thisj'water forms a small stream which is locally known as the Peter's Road tributary(pf Ball Creek. Vegetation and wildlife habitat. The tree survey for the parcel (please refer to the BOOR/A tree survey which is a separate document) indicates several individuals with a diameter at breast height which exceeds 6 inches. Our brief botanical assessment of the site revealed the presence of Douglas Fir Maple menziesb�, Western Red Cedar (Thufa plicate), Big-leaf cer macrophyllum), black cottonwood (Populus balsamifera) and Oregon ash Fraxinus latifolia). Important shrubs in terms of wildlife cover and food value . include wild hazelnut (Co lus cc rnuta), hawthorne (Crategus douglasii), Oregon grape (Berber's mahonit , ocean spray (Holodiscus discolor), and Douglas spiraea (Spiraea douglasii . Stormwater, noise and human impact to the wetland. The present site design will not channel stormwater from the development into the wetland or proposed mitigation strip. The relative lack of space with which, to install bubblers, sediment traps, and a pretreatment wetland precluded consideration of this alternative. Stormwater discharge into the wetland from onsite sources is therefore not an issue from ;.he point of view of wetland impact. Stormwater will be directed into a pollution control manhole and directed offsite into the City of Lake Oswego drainage system. Construction of an elementary school on this site necessitated an assessment of noise and possible intrusion effects on wetland, The City of Lake Oswego has suggested installation of a 25 foot buffer strip between the wetland/wetland-wildlife mitigation area and the student use areas: We propose that some of the 25 foot buffer be left in the unaltered state as dense foliage is now present. This will serve as a visual and noise screen between the wetland- wildife amenity and the areas of heavy use. A four foot high, brown or black vinyl- - coated chain link fence would be installed to minimize student intrusion into the mitig• on and wetland/wildlife tl ilteu illustrates e peonfiguation of the Athower end of the mitigation area, the bur" would merge Into a graded, 3 foot high berm. This berm should be constructed of an Impermeable clay core so that water from the wetland mitigation area would not flow down the natural slope gradient toward g e o w and the southwest. The clay core Scientific Resources, Inc. Page -2- VY r--- SCIENTIFIC RESOURCES,INC. , c--i......E„,e--\.„, _ . I,. 1-.......„. ,,ye......„,„ ..,.c.....,............. i, .,.!.. .. I / 1114 ,.../a5, \e‘__ ,__, , . , , „ , „.1.,,,, ,, ,,,................ ,..\tc 1. .... .... 4. o• ,,;", .-- -,_ I 1.14 e ( . "I" C— /‘r— !li ' .0 .--- io\IL.,,r•-•—•" . Schoolyard / ''''' 17::::i" f( Fenced y. Ay - 0 fit, Berm * pt' , , i A 1 ..-- ...1 ,li) _ • l 25 Ft 1 Ash Wetland • • Figure 8+ Detail of berm construction and planting, Native vegetation such as barberry, hazelnut, and selected conifers would be introduced, • n would be covered with suitable topsoil and dressing in order to facilitate introduction of native species• according to the planting plan. It is recommended that the entire wetland and wetland/wildlife mitigation area be fenced. A gate and an observation platform could:,be constructed at a later date in order to facilitate educational value of the mitigation project. 2.0 Mitigation site plan The amount of wetland to be filled as indicated in the fill permit application (Appendix A) would constitute 12,090 sq ft (0.28 ac). An equivalent area has been set aside for creation of new wetland. It is proposed that two types of wetland would be created: (1) since some Oregon ash and isolated clumps of slough sedge occur in the upland fringe which surrounds the existing wetland on the eastern portion of the parcel, we recommend improvement of surface hydrology to coax plant succession in the direction of wetland development. (2) since some palustnne, forested wetland would be filled, we propose construction of two small 'ponds to compensate for the loss of relatively high quality ash wetland. Each mitigation action will be discussed in detail: 2.1 Strategy for creating wetland in a forested zone without grading or vegetation removal. - The high shrink-swell potential of the Cove silty clay loam which covers• -� much of the mitigation area will allow for the retention of surface water, given positive hydrology. We propose to route streamwater from the upper collecting pond through a control weir (see next section) into a HY" shaped dividing culvert to 1111 permit equal flow down both artificial channels. The channels would be hand excavated to a depth of six inches (and three feet wide) for most of the length of ()/( the mitigation area. Wire-reinforced gabions (approximately six to ten feet long by 2 feet high and one foot wide or buried logs would be placed at intervals to be determined by the slope of the site, and 50 year event stormwater parameters: One gablon or log would be placed across each respective channel for every two vertical feet in drop. The purpose of these devices is to trap sediment and spread the flow of water over the surface of the wetland. This work will be done by hand without intrusion of heavy equipment into or near the mitigation area. Natural vegetation will be left in the unaltered state except where logs and/or gabions are } .,{. installed or where the stream channel is hand excavated. Our strategy is to favor the spread of existing ash and slough sedge (wetland favoring species) into areas now covered with trailing blackberry and swordfern (upland favoring species). The clay core berm near the SW end of the mitigation area would keep water from intruding into the athletic fields and across the pedestrian sidewalk. 2.2 Strategy for controlling hydrologic input and discharge: the upper and lower collecting pond We propose that the incised tributary of Ball Creek be diverted down a boulder strewn channel to be landscaped with native vegetation: Examples of tasteful redirection and enhancement of urban streams in the area may be seen in the Mercantile Village shopping center or Spring Creek residential areas near the junction of Boones Ferry Road and Kruse Way, A collecting pond as shown on the site plan (Fig. 5) would be excavated to a depth of not more than three feet. A .� concrete utility vault would be set In place along a small retention structure so that tongue and groove, pressure treated stop logs could be installed to regulate the Scientific Resources, Inc. Page -3- r . t depth of the pond. The small pond would be planted with cat-tail (Typha latifolla) , at a density of one plant per sq. foot. The pond fringe would be planted with soft rush (Juncus effusus), IP i The lower collecting pond would be planted in the same way as the upper pond. A similar control structure would allow water to flow into the City of Lake Oswego ditch/stormdrain system which presently-channels the tributary of Ball Creek, under Melrose Avenue. 2,3 Mitigating wildlife Impacts • " Clearing of upland vegetation which will remove food plants such as barberry and hazelnut, necessitates mitigation for the impact to wildlife on the site. The site is now nearly surrounded by urban areas, mainly single family housing . a subdivisions. A city park is being built across the street to the south,, The riparian , M corridor and wetland area on the east side of the parcel however, allows for possible movement of wildlife frog—the Mount Sylvania area down to the Kruse •' ash-oak forest open space corridors. This corridor would be preserved. It is -4- , , w.. suggested that the sewer easement area be planted with red-osier dogwood and • Douglas spiraea to compensate for the loss of cover on graded portions of the site. The berm would be replanted with native species as already discussed which will serve as additional mitigation for loss of wildlife values on graded portions of the site. 3.0 MONITORING It is proposed that a five (5) year vegetation monitoring program be6instituted within the mitigation area in order to document the success in .J. transformation of the site from a transitional oak-ash forest into an ash-slough, ' sedge wetland. Photodocumentation points would be established and a photographic record would be made at the onset of each growing season. A permanent vegetation transect/field plot would be established across the mitigation area and existing wetland. Each summer, the permanent 20cm X 1 m rectangular plots (established at 5 m intervals along the ;transect) would be studied for evidence of successional change toward wetter site conditions. Each year,a monitoring report would be prepared which documents the • changes to this mitigation site in response to alteration of hydrology. The report would be sent to the Ore on Division of State Lands)(ODSL) and United Stated Army Corps of Engineers (COE). 4.0 REFERENCES BOOR/A. 1990. Site plan. Scientific Resources, Inc. 1990. Wetland Delineation of the New Lake Oswego School Site. USDA, Soil Conservation Service. 1987. A soil survey of Clackamas County. • .. io . , , Scientific ResoUrcesinc. Pepe -4 } w; 4 S ' .. APPENDIX • ,., A . . • ^r y% '' C `k,::;,. ..,,11;').1s//4,...., 4iSr-q'kb'N- • r ka)',...; •I 1, 1 t,ss.s,,,,%,•c z, , G ~ fir. h ,, f J 11 L• • • • • • . • • h ' • n 1 1� I' 0 • /' ' / I • 4 • • • • A PE TD1 A • • 1 rl • • • • 14 140 I • r .. .. .-., ..... _.--..m. ar..xa Mea r n_.-.......... ...........e.r.n. ._e»-... n+... .......... .-.fM..lh .u.a_— ...:r-.-M«,. .....a.. .. ... .. I ... ..M. -- .... y1 0 u t . , o JOINT APPLICATION FOR PERMIT • U.S. ARMY CORPS OF ENGINEERS • STATE OF OREGON, DIVISION OF STATE LANDS " wraRL,AS Department of the Army permits for proposed work in or effecting navigable eaters of the United States, the discharge o1' dredg•d or fill materiel into those water., and the transport of dredged material for the purpose of dumping it into ocean voters are authorized by Section 10 of the River and Harbor Act of 1699. Section 404 of the Zlean Eater Act of 1977. and Section 103 of the Marina frotectioo Research end Sanctuaries Act of 1972, respectivsly, •A,t---pcnolts for that part of those project activities which includes the removal or fill in the usterveya of Oregon of rock, gravel, silt, and clay are authorised by the State of Oregon under 0.R.S. 341.603 to $41.693---18/g APPLICATION WILL KZtT THE mulittmtmrS or DOTI AGENCIES, A a. e Corps of .. a O Engineers I , o State of Oregon I ' -e ., • I� A • w w t,, c c ., Y o Date received o 6. Date received .rime of vat.rway N/A 1uui N/'A Localmu, tributary of Ball Creek , , a Section 6 Township 25 Range IE Istlawted Starting (n� Estimated Completion Date of Project April, 1990 December 1992 Date of ProjectNAM! OF Aurnouzeg tk + APPLICANT Oswego School District .� Scientific Resources, Inc. w Address 2455 SW Country Club Road Address 11830 SW Kerr Parkway, Suite 375 city. State City. State, zip code . 'Lake Oswego, Oregon 97034 Zip cod, ' Lake Oswego, Oregon 97035 /l�� ¢ Area Area ?hone: Work p'!1J) 636-7691 Boos ( ) .__,______._. Phone: Work j503) 245-4068 gom,e L ) PROJecc'SUPERVISOR Jim Schell ,, Prone: Work (SU)) 636-7691 no,,,,, (Area) ktOPCRry WICK IPPLICF THAN N/A PROJECT Lake Oswego, Clackamas, Oregon �' A .ANTADURLS6 Addruss Spy, county, State - Zip Code 97035 City, State, Asseesor'e Aacord.-- r Zip Code Shove on Nap i 21ECAC Tax Lot i 600 ; Area Area( Name of N/A a Phone: Work ( ) Rom. ( ) SUbdivision Lot Block In ordne to expedite the proceastng of this application, the totlovtng city end/or county department, '+filch has local„lurisdietlan ovsr the proposed project, has been.'contaccedb Name of Depart.entt City of Lake Oswego, Dept. Public Works & Development Svc. Addree s l 380 A Avenue, Lake Oswego, Oregon 9 70 34 Phone Number: (503) 635-0284 .7PRnVALS OA CLRTirICAtIOhi applied for or already obtained fro, other egsncte. (Peden!, Lntorecate, stete, county.city, aver) for any of the proposed pioj Eta described in this epplleationi 1sihinie,AReney 11.7.0 of APprovat Identification I bate of Application Date of Appro•r.k City of Lake Oswego �I March 304 1990 IP i . , ,, ,, , H . ‘ L P q trpty fora, ]se Enclosure 1 . . , , OCT 1980 l ii.i.11.ni. do f�. w • " e . • • has anp` agency diluted Approval for the activity deecribed hereto or for any ocher activity directly related to to Yee Ej No If yes. please explain In Remarks, • ADJOINI`:. PROPERTY ON THE WATERWAY: G'�1 names,addresses, and phone numbers of vvners and/or occupants. Please refer to the attachment • PLF.tSE EXPLAIN IN,DETAIL your plans to restore thA,IIarea to its natural condition. Please refer to the Mitigatisln Plan and supporting documents — i.'gORtlATION FOR FILL OR REMOVAL: • YILL wILL IWOLVE 2000� cubic y erde annually, a ,d ,-2000 cable yards for the total project. d Riprep l_.J hock ® Gravel 0 Sand E•Siit (] Clay 0,Orgaoic yardsy., and 0 cubicyards for WILL INVOLVE � cubic anew!! the total project. sock 0 Gravel 0 Sand ❑_Silt Q Clay .• I of` of ereial --- PROPOSEDpf ACTIVITY---its typepof vessels usingdE ctlity---faciltttes 'for DESCRIBE e ( ,�uSli't, coesrereisl)---type of atrUetur{, we t -pconveyance And manner of extraction of any fill or removal---the quantity and composition of, And the s and disposal sites for any fill or removal. (IZ•additionalnapace is needed, use plain sheet of paper.) The purpose of the wetland fill is to create a suitable building site for a new public elementary school in the City of Lake Oswego. An athletic field will be the 01% specific site use over the fill. Fill will be derived from upland, onsite sources. 1, Compensation for the loss of this marginal quality wetland will be creation of a wetland-wildlife amenity oti'the school site (please refer to the mitigation plan) . • Application Is hereby made for a permit or permits to authorize rho activities described herein. I certify that l as , mp + a application, and that, to the beet of my knowledge and belief, such familiar u I sttrinformation, C loee containedndaccurate. further certify that I possess the authority to undertake the proposed " activities. Sims Lire of Applicant or Authorised Agent • tfniE•d Stateirkvno'wIs in rwil hoever, in any manner 'within the juriidictioa of any department + . , of the Part: i nt y ly talaiflei , . , a ratertai fact or Makes any falls . . . statement or . use soy false , . , document . . . 'hall be fined not mors then t,Lo,OOO or imprisoned not more than five year'„ or both," o , 1 , t;,'fi ( ,, ' \ \ f-, A LAKE OSWEGO PUBLIC SCHOOLS ,,Joint ODSL/COE Permit Application Attachment Names and addresses of adjoining property owners to NE 1/4 • section, Section 6, Township 2)South, Range 1 East, map number 21EEAC, Tax Lot 600 in the County of Clackamas George L. Beauregard ., P. 0. Box 2739-A Palm Springs, California 92263 (Tax Lot 700) Gloria K. Bartels )\ 28550 NW Olson Road �y Gaston, Oregon 97119 (Tax Lot 300U2) Russell Bassindale 15784 NE Becke Road Aurora, Oregon 97002 (Tax Lot 300U1) 4 Sierra Pacific Development, Inc. P. O. Box 1754 Lake Oswego, Oregon 97034 '. . 0 (Westbrook Lot No. 19) Richard M. Maiero 14373 SW Amberwood Circle ' Lake Oswego, Oregon 97034 (Westbrook Lot No. 20) i 'r ' Kurt G. Wollenberg 14232 Meadowgrass Lake Oswego, Oregon (Westbrook Lot No. 21) Paul A. Hough • 15790 Murwood Court Lake Oswego, Oregon 97035 (Westbrook Lot No. 22) James B. Stewart 15790 Murwood Court Lake Oswego, Oregon 97035 (Westbrook Lot No. 23) Donald A. Lavelle 4855 SW Melrose Lake Grove, Oregon 97035 (Tax Lot 800) y t' • _ lN\s ,')i I. e o Watson D. Robertson Trust 1 13749 Regency Court, III Lake Oswego, Oregon 97035 (Sterling Heights Lot 1) • Marcus Hank ,,) ;,, , 13735 Regency Court Lake Oswego, Oregon 97034.:, (Sterling Heights Lot 2) - - Arthur W. Parker 13721 Regency Court " Lake Oswego, Oregon 97034 (Sterling Heights Lot 3) Richard J. Kerkering 13707 Regency Court Lake Oswego, Oregon 97035 1, (Sterling Heights Lot 4) • b Blazer Homes, Inc. 5950 SW Jean Road Lake Oswego, Oregon 97035 (Sterling Heights Lot 18) ir , Randall C. Myers 15800 SW Boones Ferry Road Lake Oswego, Oregon 97035 0 4111 , - (Sterling Heights Lot 19) J Karyn Denise Smith 13791 Regency Court r�, Lake Oswego, Oregon 97034 (Sterling Heights Lot 20) Howard M. Cohn 13777 SW Regency Court ; Lake Oswego, Oregon 97034 (Sterling Heights Lot 21) City of Lake Oswego ` 380 "A" AVenue Lake Oswego, Oregon 97034 (Tax Lot 180) Church of Latter Day Saints 50 E North Temple Salt Lake City, Utah 84150 (Tax Lot 118) . . lill , . 7 k • • O " r ,,- - Sf.IfNt1f1(, RI Sr)tJ1(C'1 S, 1N(- Irl',, ' .. : ' .'/ .„----....— ' • ----' ',, •\•\ ,, •- —-Cks,\4 .Ss i . • —1. \ ) •- ..- ••i/.i ,i/•c,.'• ",l-u..,i_-,r,-,.',)41,1. i/.. r /r ;•,,."'" '/;-•• -J , Ili; `';, ' " .----: '' '1 , f _ 1.. "*"--"A:c1'.. --.:'•\ +V, .t-- i ''7,' „ ,,,,„ . • ; ' i „filiiirwr / 1 ' / ,,,„..;ry\--§'N.\N 4 1\ \' • \r(k7',1//„.. /f:...• , I ". ul if ei 1-/401 1.4. ‘1, , ‘,..s,„...,,,I\V‘ ,t%,‘,, ..‘..7,, .A.0 ii, . .r.,..... c I Cil.r.i: ( '....''':.. ." ( t . .f. )I)))ii N 4 .\Ns,)11\ 1‘,, ,,..-..._••(//. -.:-. .......,.. . (,,,,.1.4,. . ilt.N\\N. . '....•••••..........••••••••'.‘ 1 ''...Z....•: ••:',., ''-•••'.:7'4.7.‘' 'S,'''''.7:•:•".I• ..M ,.., ,N.: (///d/isN .,„„s , .,i (.... ._, , , . I • , •sp '''' \, 4\6 + C`�` { \. "yam '�T..•.... k '0 ` .h `•`♦ '`;\ + e♦ „ ,,,‘, I'.\ + 1•\L",i '•r• •1 \ 4 ,t '\ ' `• II . , It‘ „ ' \ ,.• 1 .-'. - ' ,, , ,..:,.1 \/ .---- •.' \ Am/0! .. • , • „, . ii/I'1 ifikic . " ---\ '. \I " ' .11`,#, • t'. .`.'"‘„,L--- -.,-, ','--,.., \ ;1 %."......' \\I L. ,. „If,4k , 4 _.,...,:i„,,,...,...,-z,-,-...-,....-_,::-....,. • .,...,\\,..: ,--:,) • 1. ...... ,),p .. ..... ••••••,............ _,.._ .. IP ' 'ON 't N., ___.... • -.,••r .. ,.... 11 • ! , ,... . .. . . . ‘ \,-.\\ 8 i (1 9 i!''' ' -s.'......•4,.i;':::::::::‘, ,:,...L.77.13ii;/,., / t'a r 'I , - 1' ,, j• ) \ 1/4.,...\ t it ri, • c AM -T. FARM _�' �•« r M , ) , „........____,..... ... • p • l ,li:I.N.........._..ri....„... . "ye ?)..i.,..61. .`r • •17%. / • •• 0 1122.11, •• .4 „ „ ir-17K-. ' .... .k4x...' .....14,-_-. ..*.%r".' 1,i'' r ' • it 1 l' — r 7 _,.....______ . 1 , . . Figure 1, Vicinity map within Lake Oswego Oregon which shcws the area of the proposed development, The wetlands on tie site are not connected to the Tualatin River (source: USGS). C. • V 1 4 S(,11►.tiIrlC RtSOURCtS, INC -- _ ""` L------;----"-- ------- ,—Y( I-_,...__ / rM1., /--- / PROJECT BOUNDARY . / / 14 --'� Aso - :\ I II • J ..„..,.......".............................................„/"...."'' , ) ----/(4,.........„11 ../ ci I az° Ili , a / B1 ................ . ` .........::.....::::::::::::. I �.-- B2 I� . • 4-----L:'r------...__ :�►:; J „ __Li • :::;.: r A 1 1 MELROSE ,.. STREET t • Soil sampling site n . . Stream corridor • mapped by City o�� too 200 Ej Wetland FEET • Souuccg COv tit Ltiko Oswt'tttt Stii's ti a ElGn+e� Phnitlttt,HJmu.liy nru4y Palo; & A1:eM 1/', \ I Figure 2. Wetland map (From SRI, 1590) which shows the areas of possible COE/ODSL jurisdiction within the development site. J . . - . ' . . . . . . . . i . .0.2m..1111.111.. .... ................. ........init ' 0. . . Z. 0 o • ••• / . L:..1 I.. I IF Po - _ r 1 2 ,/ ' • „,. • , „. , ........ ; .,, , t ,:, ....., r__-- 7' • I \ ,) , 1 t...-- , • ,0 , , ,4,.. ...- ry / I c r / s- r . • I r , , ... . . . _________l /i .:. . \ i , , / , . . . . • !1 I \/ \,.1 / . .. ... i . . . . . l'/ . 4 / 1 ' -7 .7" ,1 I ..) ,:,0 , • . 1 • ,„-- • i I . . , • Ni 1 i I / • ,, g ' \\. t I iliiilik , A -a . . . I I .. VIII bi 11 , 141411,1r.. 1 4114 r li 'I ;soon 1104111 Z —4. 1-•-I g.t. • . , . il u., q . • , ._ . . ., , it / g g „. . 1\ / . . , m v ri f. , 1 '+' 6.16.11 c) , c:____.--• . II ,,N \ 1 Fs, ...tb .„, 1.11 A / \' \\ 1 -„ F , ,, 2 ii • '''' 22 , . . -'-="7:17.4=--------144--____.:. j\. 11.1 1 4 ,,,,,,,, , 1011 4440404 ' 4 ) ... "•11 - T i ,, 3 I K 6a ,s., ,, ........ 0111411 - i 6 6 .. i 1 U ) ... 111AWM lal • C., • i.I U•i \ l . n 1T , \ L. . . . . i ,, •L'.,,•" , ,.,..„..„„ _ _ t, \ I . . r, t0 ___ ... ... 1 oir „ ,,, , • -P U ). I Yd • S 0 0 Co C b �` v.' '3i ' 01 F , I 1 I a o I I Z = c 0 . i I ) W t _ I ,, `I-- , ro a) , I i ..4 .., . „ , . \._. . , 1 . . , . , „ ! i .- 1 , , ; . T ' ,F-) ' c 1/ • o r i ( }' cn ' I V ! �, 1 i -- \\ \ 1.-- Z ai E i I \l.I. 1 ~\ air o 3 = E 4 i < < I Z ;r) �0o .... . �' A" 1 i • s I 1 �, 11 2 6 , s (... . y, I!3_ c • • • ••• • APPENDIX B • • • 0 4 • • if-•, d4, .4„ I - • • • • jl Yl ` o WETLAND DELINEATION AT THE NEW LAKE OSWEGO SCHOOL SITE . LAKE Ogi VEGO,OREGON I. . . O S A II , hti tit Prepared for: "�, (.r Lake Oswego Public Schools 2455 SW Country Club Road Lake Oswego, Oregon 97034 Prepared by: Steven Helm John. M. Miller Scientific Resources, Inc. `' 11830II/ • SW Kerr Parkway, Suite 375 • �, Lake Oswego, Oregon 97035 January 18, 1990 ‘ 2.3 Field Methodology W Prior to beginnihg field work, a compilation of soil series boundaries and topography was laid over an aerial photo to develop a preliminary idea of possible wetland locations. An nitial visit to the site provided observations of vegetation, Y topography, and drain,apge. Sampling locations were selected to gain information on upland and wetland and to determine wetland/upland boundaries. Nine sites were sampled which documented wetland and upland conditions on the site. 09 3.0 RESULTS 3.1 Project location The project site is bounded to the N by a housing subdivision, to the E by a powerline corridor easement, to the W by Melrose St., and to the S by Kingspate St. The land ,S of Melrose St., which is at a lower elevation than the project site, been cleared and is currently being developed. has 3.2 Topography Elevation on the;,site drops steadily from the NE corner, which is at about 360 ft msl, to the SW corner which is at about 310 ft msl. This drop of about 50 ft occurs over a linear distance of about 850 ft, Mount Sylvania,which rises to an elevation of approximately 970 ft, is located just NE of the site. Elevation decreases in a'NE to SE manner from the mountain to SW Bonita Rd. (Fig, 1). III 3.3 Hydrology it . onded situations do not which a ears occur due to the slope of the site. An incised stream, pp to have been ditched in places, occurs along the eastern edge of the parcel. The stream is about 3 ft wide and 2 ft deep. Stream water flows into a ditch • which parallels Melrose St. Water also enters this ditch from the. east. This water eventually enters Ball Creek (Personal communication with Andy Harris, Lake Oswego City Hall, 1/11/90). Two springs and one seep were found on the site. Wetland is associated with • these areas and part of the unditched portion of the stream. Oxidized root channels ; were found in several of the soil pits (e.g. soil pits B1, B3, Cl, D1, D2) but the ' coloration of the channels was relatively weak. Wetland hydrology is apparently confined to the immediate areas around the springs, seepps and small stream. The USFWS has not inventoried wetland in this vicinity(Fig. 2). 3.4 Site Soils. The main soil units on the site are Helvetia silt loam and Cove silty clay loam, Helvetia silt loam is a well-drained soil found above the river on terraces, It is a product of ancient alluvial deposits (Fig.3). On the other hand, the Cove silty clay loam is a Vertic Haplaqquoll found 41111 pr imarily in bottom lands. It is a poor to very poorly drained soil., TThis soil has formed in deep alluvium on ancient flood plains. The slow permeability of this soil `� makes it unsuitable for buildings or sidewalks unless measures are taken to drain , i • , , \ • . ' . . . , aN. • , , , • r• • . •. , . , 1 • - n . . . n ,, lf .4 11 y•-, di i t v . „, •Is SCIENTIFIC RESOURC(S, INC.----------:,1 ,. i b.3 ' ". r . , • • ,, ! */: ' •L. ,11.4.1..-..1.-.: 's.,• '.--- ). ' ): ::i \ --- e ' , # , , :'.,-. ' *• <-",:4_,A. ' - •i,,a " ,..,....4,--t.1:1 . •'. . .,•`' , ‘..,,3„,,lp,„000,41.,„ .,,.. iii • . 0 • , . illigil'Or' Z. °• ' . • . • i • • • ' .‘. )1\.4.9..Stib74/00 .*''11' 0 ' .'''° •''''.P60.1 ..° /;t• " •' / . 4.: .. '-I • k . , • •• iiWt•••• .s rer 4, 1 , . ' . . irr',.(r$ .e, •.• ' et ',•:"e'j. .4 •.'-• • a,. • .. ... 3),, ,, • .. .04 •••, .isrive` i ,.... 4....w Ai- %, .,. :)I 1 . ' .1.1A V'”"."/ ,''V t././.. ..,‘,•, • _•_.i. • . , ?Se ••• ••• e / •(1 ••1 • • r..‘ 1. ' ti . 11 ' ..1• • .. '/. • ,•''••••• •a...4 , " , . . kr 4 • . i ' ‘ ‘111.,..'').1' ' ' ' f/:• .0 • .0 '•, /1 • . V• ., e „ \ / •• , •• ' ..) .-.,..... ..)--. N J e :1• ••" . • . ,,,, ?•f* .. . 1,. • • ,, , ,„ - - ,. ,.i• . ., . .••IP • 1•• *1767 1 •.,104151. •.•41. ,\'\,k irn. ..r. , . rs t,, 1,4411.,:,..,7•4, 4.1'.;:, '. , , Ito!III:111h,„.,,. .")1,,jr,....... • • 'I: .IL' • : .•• •(_,. ,_,';‘ •. '11*'••.,\TAI, '..'••:. ' .. ''',..,;_ 42,..-....... ... „••••,, •• ,••• , • •• 4 it.Ir.Pi, . o •r. " ci''' \ • I',.:?..ii;. • ',6,.* :,. . ..,e.v.,41.4a q 4•::.....;,-;•,,,.\...1:‘ ,... ..,-Nivoll .0 %,. , , . • . ,... • • %. %.,_it.:y1111: '‘'''°'P'''..•1:btitt, '44111141k:: .:;'...„.'::•::17.11';..." '..t ..r•:t11,,'.%.•rik ' ,(‘‘. - .• ef, , , .. .. Ir. t • ' .5„.....-Ia. -4T4 a„,-.......:,_ .. i) . . ,...•t„ ),,.. t t .Nt ," •' •••':‘••' ''''' ( " , ' N V., . • ! \7.' CL : . '"6.- T.4tilkecill, • I ". • 04. I • ,40. .,\,.e. i; , 1 i ..,',,-.I, iL q, ". 1:11-4,)/;::.:.;!!"'1:::::!::"'. ''....'.....•\ilitili71/* „ . . . •. a ''''-...., 1 '':'''. .otr,9 . . ti , 14),. .... 1%.7,41. , . •• ,. *. ‘ , , I 400 ,,, •. • `' I ,,,;,iib• I •• •'• •' . A, ii i,1%. \It-,v9' ..,i.::: , .tiq ..,vei . . , -._-- , •• . ••1•11,4 ro• • I•• • . '.' 1:" '• • •I t 1 •••••:,.:.•.t.• , • • . , . . i No ',e,,, • .. . • , we \ • - -..... w• , ,, • h S ...,z, ;.,-• ::, ell i: ,ril.lcidri • e ' iiik :. , ':::.i '‘,!....ilt.. ..4 kt-1.:T.!„° . . . . .•„•.:..•.3..•..:•:•a\:m0m,,,,•,o,1.:=,..•.• ...1:'.10:.1.•,:J..I..14•.:C.ri..i.i E.ii•..a..;r,:z.4 ,i.;,- ,.-.b.., ,J..,. PH,l-,i r..1•.W- “t•.t.'•....t.:.\.`14,4,. ...:,:.;.it•''...1:6':0-451'* •j z. '.'%',5• .0.•':4.0.!,' .,l.'.,,,,0 ... , 4 ...• '' t To 0 • . ' C Ci• .'•re,d AM T r•ITM .,Iti , 4•1 '0,1 . 0 • 1 ..1• af. * . • Ji 4 .: . i -• '•'• , 441100:91 ia:3 0 *1 itibalb . i . ke Oee . ./..... y•„,ir, ih., , • 111` \s,/ , .,. , .,.. 4‘.z• ,0 1 S':-L, • ' •' • .3.• / :„.. High CP - ....I •.,.. ,-,, • ? $'14:‘ • \ 0 ,, e •......,,, 4‘,....,;‘. ,,, , . - ,.. :. , — , •,..., :,1 s,, ...„ .....-. - , • n 1. . - - • • - . 1 • % ,i. . •• ,* .....1)sw i .,, .., ;, .• ' 1 . ' , i.`"'• .4 ,„.,-.#17. to., • ': L,' --'' ,1 6. ..li'... .. ),,,j .f ' e ,n ......• 0_..,•,..z.....,„ a . - ... i , , .xi. o• _)11 .,..t. '' .1 --.: .' ,,t k....,-,----.......-• • . tr*. 'am.twiLo sr ,,I,ni',...,, 1 4,• .4. ••'• •I ....', 0;40' a Niii....:7•• -•7••J,' ••••••11 ••• 0 d s, Illw.. i.yi ., ._ ,, !s .„,_ il.,• ..... - • •..._.,._:...77... -,„...,.....:_.. • A,....4—-... .,,, • . . • .w•BO • -:,...'44" •Ato.,.. .......," OT:. ,'' ...•-••••:............4.•••::-.....•••'.4, r...- v.,//, , -e_ , •-• ,. P • .4r •• ... 70,...e...„.......„4 • s. ,•_.4 ... 5,,,. „.. . . . . .. . 1 ...• .......___.....4iii_ . ..„,.„.-1:thAt , , . ....„, „....,... .. ...,:x., .4/ .„..• „---...*".. %II. 1- ' ' " I b • „ , imam-\•\..‘, u,... . . I .. 11.' .,. ) 2.......-....--e.i•••. 1-, • n. s rLAram IS. 1 M /I 1-.., x. . „ _ . / VC8 oli _ A DI • ' :l 0..-40(- .....7.....„„ .5.,,,f,„ , a ... 44, - . • .. „,•_e•-..„-:"-o!F--.1/4-.'. :.-. , . • \. , • i r .i . •1 , , 1,1 6t, -.-44,.111,, , .,...1,;.,e5r . ...„--,.... ,*.........,-- , ... , .w., ,.,,,,,,. . ., ,4. ,.,......:....„..,...... ..,74. .., _,. . ,... ., _,..„. . IF'.r 7 ,.,, .... P ' -7---7:vy. •;"i.r.,-•!'"r./..;r4d, .,.....1'eTi.. . .,. . . ,kri::.,. .r•. F,...re T.,[• 1,, •TT , .- , I. • .., • .,N . - t•;/,',411, V. i Ail.'• \ !.•.•_ .,..%,. ....1 .A..-..;,.-$.:.-".n...1, ,-,(,,•,,,,,-..---......... _.---,.......2'es,,,,/,_ ••±,, i .._ __ -*".11'. ..0.•%, ,,... „, . . _ • tr. . 7" ' '.‘t1V tiki;"7-.•10.41 el:.,-Tis^;•-•f5';!:_.,, -.'---,--3 ,-;e1W w•vi:-.Apnyy,it;' 4%, ,,. ' 1? ..........,:..._,. . ,.e...-,0,....._.-4,,,,) 0.4 . , . , \,,.....,__ „...,,,,,...„._,-. oz.. .c.,..t..,. e ' ,.,!•-•i I. — GO 1: . ' '1,,,-‘-c-nti'l al " ----4...,•••-•:.-•,-., -.,- - ,-,,...._.; 174:1`':", 11" n ..5%..1,/ Al A.V.Z1;•d I i illi I I g r lc.. - ., '._„..4,,,IP,„,.. ,, ' ..I...•,`. 0; • '," 0' 101 ', '-',..7.f•-•‘_..---'=i, •,0'.6 • • ''''•-• _.re''./ . I., I P A..'./7 pow." '. ',;•. 41' .• ,,, -*iv— .." . „.•(>4-., •,;• , • , r, ,,.. I :ill:, .. -,!.• ...\,, ,,, •Ls..k .. • :4, .., -....--,r ear . '.! • 404. • • •• • :.9"3 - .. ' i' ,,,— '0",.. ..i,1.• ,, - ' .::" -=..7.' '. •.. . i•t, ',-;., .. , 7i,„,' • . .. 111110 , .' - Figure 1. A portion of the USGS Lake Oswego 7.5 minute quadrangle,which shows . c , the development site, II A• i ' . ' • . • • C . • SCICNTIfIC RCSOURCCs, INC. 1, _ _� -�� _ 13 ,+s. /^-."'-.-s-�7-`••. ,.Lr v\ ( .. /• ;v' ! _/1_ ,y�rt;1 v.v.....` / ,.1'' ;( 1 44b`.�'`7J,r�• './ ••�iii ri(d6.1L.S 4r 'rr 1'-� � ♦'� r1•�� /1�' .,'_ •'_i L.1:8iN9�'A ,:1Qy bn11 ;,.�., -.,il. r' ) c..; r'jW •I ':, _bt G> "l a ( i r C1��r• 1- 111:<1',...".•4.,rff. . 5"`• • •• 1►• ,r,',• ..! ai , G' ",i ro•Y T 1 •:,. 4 1 ,,,•1 "* \\ 1_A1_ .,r(dre 1` •: ,, $0' 1 1^ . • J /•-N C -. ..,1I. • r'.Oil . • •�`,,' ,'',.i • , . •I \ �'• 1 ! .011 ,) ' iiii, ,•.—•� h•• ..it 1\ ! :4•1'• .---,1•`, .•s., 1 • i'I 1 j ''' ,1 1,1• / •: '','� '}' .:\`.J' ,'•-n, ,c' i. • •] ~ r• :•f l/K�. ` s` , • ��. % \v. �•..,.•• I i i'iJ �/ ; ar, 0 . '''0 4. • . ' .ro -..7 \ • . si J'...' . '', ` ,�'� 4 ' \ , s IC 1lIZIOYD" .kr(l.'r u ••••16,t,.. s..4A)tP.2...fsa,.1.s., ak.k\:-e1\1 ti 4 i�yri \ Y -. •:°•• _.. -,, , • ,C,' / ' yJ' H1g11 h,.1 .01 4 1 ..l .J ` ,-1•• r4 4 �) 14 1 •POWK Zh • 1 . L-411� 1,�♦ \ ` 1.1•LL '7+•—• Sa ,4t.,1w:14v y• yY� MI. i 1 r.� • ,,_ . .p..47.:V RV.1,444.- .....••pb. ,64: • , .„,_,. •• ,r• ,..4,. , ,, .2...--rr:. V. 1 1 1-", IJ �h'• ' ,,\,��~J 1.Y u„ •P.'V1' :/ t.. J. •' ,G\"•i IUG �, • , tr1 • 1• • .1 ' J • I tr OR vc c._\. 141, it,71.,fe,, — :i I I f i 1 2 . , .;a i . .. , 1. !,;', , . 7.. 00007: ,, ,''' — c 1 r NoirF {"� , . TA vx: • I 0 . Figure 2, A portion of the USFWS National Wetland Inventory which shows the .' site, 1 • I « U • SCII;N111IG RESOURCES, INC. - ._. _ .�_ C� 0 • . • 13E3 13C 12 3D " `� .............13 2 3C' .:,•, ; fr. 37C ' • Vim, •!�•• 25 •' ' / , �► 54C 54014j ', 3 , •�, y,,,, / 13G54D • t • `41• 37C ' 4 — �' ,+ ' ' / . ` 25 'S-- 2// • , - . 6 23C .4.. /7" �A. . 25 41 13 23B 1 . • 25 78C Ily 41 71B / �. w., ,�,.�a0..L� 41 7 ' 25 C • 71C 76B L r.........1•••••memmaimk. 01 Figure 3, Sheet 1 of the Clackamas County Soil Survey (1975) which shows the « development site. • 11 f„ away water. This is consistent)wtth its high shrink/swell potential. Cove soils are • ID frequently associated with evelopment of hydrophytic vegetation, provided adequate hydrology is present. The Cove silty clay loam is listed by the National Technical Committe, SCL as a hydric soil (SCL, 1987). We found the fine textured Cove soils at soil pits Al, A2, B1, B2, B3, Cl, D1, • D2. At these locations the soil matrix color ranged from a 10YR 3/1 to 10YR 4/2 dark brown silty clay loam with some mottles being present. Toward the western end of the site, the soils matrices became slightly lighter in color. At soil pits A3 and B2 10YR 3/3 soil matrix were found. We interpret these as inclusions of Quatama silt loam. At only one location did we find gleyed conditions. At soil pit B1,we found•a 5B 4/1 gley which had a sulphitic odor. • q , 3.5 Vegetation. Most of the site is a Pseudotsuga menziesii/Polystichum munitum (Douglas fir/sword fern) forest which may be regarded as second or third growth forested land. At the lower end of the site on Cove silty clay loam, Quercus garrayana (Oregon oak) is a dominant s ecies. Other upland elements in the vegetation include Gaultheria shallop salal), Holodiscus discolor (ocean spray), and Physocarpus capitcti4 (ninebark (Table 1). Wetland vegetation according to Reed (1988), consists of obligate wetland plants (OBL) which occur in wetlands 99% of the time. Facultative wetland species (FACW) occur in wetland more than two-thirds of the time. Facultative species • FAC) may be found in either upland or wetland situations half the time. Species with occur in uplands more than one-half of the time are classified as NACU. Upland vegetation is classified as UPL. The principal OBL species on the site is Carex obnupta (slough sedge), it s ts presence is limited to areas of Cove silty clay loam. Unlike many forested wetlands we have encountered in the region where slough sedge and similar species form continuous expanses of vegetation, the Lake Oswego School site exhibits a patchy, infrequent distribution of,the sedge. This may be reflective of a seral stage of plant succession on the site which is leading toward drier site conditions. The relative absence of Oregon ash, a FACW, species, might be explained this way. Concomitantly, upland vegetation was frequently encountered growing with the isolated clumps of slough sedge. Species such as Oregon oak and Rubus vitifolius (blackberry) appear to be out-competing the ash and sedge on the a) heavier Cove soils at the S end of the site. This may indicate a general lack of wetland hydrology on the lower end of the site. • Hydrophytic vegetation was dominant only in the immediate vicinity of the small springs and seeps or along the small creek. It was here that we found • Oenanthe sarmentosa (water parsley) and Spiraea douglasii (Douglas spiraea), in addition to slough sedge. .4 , o e.-- SCIENTIFIC RESOURCES, INC, / 0 l • , PROJECT BOUNDARY q ' • 0 "..%/1 N........,. ........"......................../ 1, • • • LN l X' 74/ : ' ,' ~3SQ• )„.....--"/(4......„.. ., / w 1.�/ C B 1c �z 325 . ..::x:::::: 0 ".\--r-------; .10§:,::*:•:::..:•::::•:0. ;.. B2 • f " 1 _ I �-� • ' `D • A2 ' i i MELROSE STREET • Soil sampling site = n ‘‘ik / Stream corridor mapped by City a loo zoo IN Wetland FEET Sources Cily C,l Lake Onwego, Spentur B Gross Photogrammelry, Andy Paris a, At soc • r- 0 ,, Figure 4. SRI Wetland map of the new Lake Oswego School site, D1-D2 wetland is 12,091 sq. ft., B1-B3 is 14,717 sq. ft., C1 wetland is 96 sq. ft. cr — J : u " rt ++ Z U j ..3 va ,aa.,.Au.aUaaUauauU ,06 • . c• , , „._ <m<omo<m <0O<0<0« <a ;c _ d wwozwowzozwowzzwzwzwwzww . •. . ro m v „!. e tY a •°'° a� Ra + U U EMu �; q �JU/4< a c� w ci 4ILIo..aq gp z DwOwOwzozwOwzzwzwzwwwww . , . • z a a i` 1 z az�az`4 azw. 44wzz..zzz z „ ... .et .8 t) 1 I' i **1 . oz w N ' 4 2 .L. Oa1.B a • m I 114 1.35 �'a _JI1i:it1flhit Eihsv . •` .0 = v•G . , Allo .4 A ...si , Lt . P.' 4ES LT: ii § 8 II aA• i T•. a 5 II (ix utwva w p zo , 8 a SzJ �caa.�.�.3bZ .faC73C�oox • it m um '�' q Or 7 WIiI!II]tLfl11IIIIUII a' ,gr rJ�++ •�r•'v�.: `i7 i,D G ft1 OO CL �y N TJ 0 ti O1 i 0 150 i. e u i ern "�i� g u.2.4 ``�� `3 ' � mcv 0 r.1. , .0 O O O 1 r O v = ., , . ° a= O < UUUww00=.,0aaao.aXogggo-w `a u , W WQ , s gli @ 2glig=1- 4 $ - 2 btwY2 . . ,, t_4 . J U p� 7pLUU aU aVUUU¢U 2 .. w ��OulONwc cd3pgy : <►›. t<7vgtvig—g N ® 0 uo>4aaa 0 .4000< 0<000 0 0 t-, w auumaUOwog., aaarnaawaaa a E-+ , . ` 1 f M fa/-1 - ,, it it p , r 0 . pmalmec ca4aa¢aaa <-.0000a0 OOOowwwwwwt>.wrLwwwzZZZZZZz 0 a.T m +UU.40 U ro 3C Owj149 .a 12mmmaaaaaaaaaaaa0.a000000 0000wcr,Wwr�www'wwwDwzZzzzz tol i z4z...04EilobtuImo ww mmE.! �m . 'A d+ Zz4zzWzrrzyZ_ „ • i s. a IS F a , �R1 Z u. I hJ 1 1 tile 14111114u475 1N7S1 u muzchww000.mm wmummowo v,AO , !�a � �A 8 411 , S=,o s Z- '�' 6u^ 3 Z..Za o W a Z va��i; a :'C a a ' ` 8 �,. 2 z.. ,-."4 >, .�'. a •a ..i .644.4zma..Zi iar� U� uw'.., °,,a � d',-1MM,-,N,O a44y C A8 ua eat ., 11 fl 11 If II II ii Ilo11 el o 11111 * orom o.94° cav°,A R`a ,�'w4 8� y: § e g m<adaaa..o both 4,wwww11,zz 42 u y .�a u .� '� 3 A a a a a V1 A,e0 g m sayy) a • 'ri u t ,n a3c M I Y f C Hi, Y N a i.5. U L ge g ,y gin. ' waa ° NI zo w � w � u �w - 26W4w w MiJ w N '-� WWUUAIUt� "' AA E. 04 w ,4 -11i =ociou6600.00.-loc-)04 o m ., Ww mz� v�v3r�jvQiJy�Ag�hQ at XZW 000Q ` oo®o�io oOOzo E-4 Eno o o S . ks • 1 • I, .. 1 o Y.$ A ^ 11 , 0 4.0. DISCUSSION AND CONCLUSIONS, , Most of the site is clearly upland. The only wetland found by SRI, is confined to narrow incised channel of the small stream or outflow channels from small seeps. (Fig. 4). The general paucity of strong hydrologic indicators on the heavier Cove soils and the absence of,hvdrophytic.vegetation precludes a wetland call for the majority of the§ite that is dominated by the Cove silty clay loam soil. The acreage • of wetland on the site as surveyed and plotted on Fig. 4., is 0.62 ac. • / 5.0 REFERENCES. City of Lake Oswego. 1987. Aerial photograph of the Melrnse/Kingsrale area. 1" = 200.ft Federal Interagency Committee for Wetland Delineation. 1989. Federal Manual for Identifying and Delineating Jurisdictional Wetlands. U.S. Army Corps of Engineers,U.S. Environmental Protection Agency, U.S. • Fish and Wildlife Service, and U.S.D.A. Soil Conservation Service Washington, D.C. Cooperative Technical publication. Personal Communication. 1990. City of Lake Oswego, Andy Harris. Reed, Porter B.,Jr. 1988. National list of plant species that occur in wetland. 40 1988, Oregon. Prepared by USFWS, St. Petersburg, FL. NERC-88/18.37 0' U.S.D.A., Soil Conservation Service. 1971. Soil Survey of Clackamas County. U,S.D,A., Soil Conservation Service. 1987. Hydric Soil of the United States, In • cooperation with the National Technical Committee for Hydric Soils. U.S. Geological Society. 197S. Lake Oswego 7.5 minute topogra' laic quadrangle. I 0/' 40 / , • P r I APPENDIX • , WIMINIMMIIIIMMIIIMINNIMIIW ' el i, = v fZ ,07,.; .',V ";;•-..:.1.?:;,t. \ 8• a9 y C ��~ ''' e.m..........................................d........-....., .. • • ` 1 f • • (i/ • • ri NATURAL, UNDISTURBED SITES ROUTINE ONSITE 1VMETHOD APPLICANT NAME APPLICANT NUMBER: I SRI PROJECT/# Lid-4. Oy.,p P,.1c. :�r: I I 9O0O3 „. III COUNTY AND STATE: LEGAL DESCRIPTION: Cl4C/.,'ri 3 Co. , (;.)re I Township: Range: (,:" Section: 4 Plot I:A- (' DATE f //6 /90 I PLANT COMMUNITY NAME: Frci.V eltd5. fit.41 I.t c h t.n1 j Series and Phase; Cove 3 AT y C/a y 040 1 I On fiydric soil list: Yes Z. NoImil Matrix Color. /0 f? 3 /2 I Mottled: Yes //y ✓ No Mottle Color. �'� r I yg 5f ' I , �p O Gleyed: Yes No / c I Other Indicators: 47 Hydric Soils: Yes_i No I Basic C/ •MINI �P� ?PM x7o 4/ Aatr;4t.arr. /rn, ,4 `` DOMIMANT SPECIES I FWS INDICATOR STA'T US r I PERCENT COVER(30'RADIUS) Ay4 '' TREES Fr.acx;4Us lati''AI FA V'/ 90, 5 2. 3. \ tAPGINGS/SHRUBS O2 �Ub4S oI%S1J(A t FA c t4 ' 9 s 3u tmj H HERBS J I t�. ti.'fu.>7 �,',Vr L,'s >~ 90 bo ' � 2 r �i n C4rL) 3. WOODY VINES 2. 3. Percent of Dominant Species that arc OBL,FACW,and/or PAC 3;'; I Other Indicators: Hydrophytic Vegetation: Yea No / I Basic CI .1,�, Ir r; 1� Inundated: Yes No Depth of Standing Water. OSaturated Soils: Yes ✓ No I Depth to Saturated Soil: O I Depth to Water Table. • 1/ Other Indicators: e) 0C+.1,. " Wetland Hydrology, Yes No ✓ ( Basis: C i ;..• I. '' , _4., WETLAND DETERMINATION: Weiland(W): Non-Wetland(N): Comments: h III , , I Investigator, s'�ye illekv) F SCIENTIFIC°RESOURCES; INC. DATA FORM 11,, , r • Om ,:,,NATURAL,.UNDISTURBED SITES ROUTINE ONSITE METHOD . (htacw�r Arrr NAME: I ,APPLICANT NUMBER I SRI PROJECT#: 900Q3) • COUNTY AND STATE I LEGAL DESCRIrT1ON: o (/QChy/n4S ('0. f C)a I Township: Range: i E Section: 6' Plot e:12._.. DATE ;' N'//C /90 I PLANT COMMUMTY NAME .1, . , " .I Series and Phase: c oVtJ '5,/ix C.la "G OQ/yf I • On hydric soils list: Yzs ✓ No Matrix Color. /U ) R 3/2 I Mottled: Yes No ✓ " I Mottle Color 0 Gleyed: Yes No. I Other Indicators: /✓)p/)ger/J:'Si? [a lt'r(4 pis 4 Cip Hydrie Soils: Yes "e# No�_ I Buis: I 0 Ye° 3/2 4,N r o /►''i - 7Ov? c TaI01 (.4.,le4•7.M.( (/.!':ic.J re- • t DOMTMANfT SPECIES I f WS INDICATOR STATUS ray) I PERCENT COVRR(30'RADIUS) "on. li TREES Q uPeCWS a v,try i q i,.101, c C, _i<i : /op c /Cued z • ,;-;1 APUNGS/SHRUBS , z � :{; ;,l:.i,.,1:t,- FA C !JI 30 2 0 t . 3 VERB •°�,,-, - , 'rig. �.�um,ltM Jr a: . ► 56 i1_ t) / (arc) . '' "Ire+/ ohwiapir+ a 3 L J l)• �7 , WOODY VINES 1 —ter— , 2. ' 3. .. ... I . Percent of Dominant Species that are OBL,PAC'W,and/or FAG: 'Z y, I Other Indicators: i Hydrophytic Vegetation. Yes No ✓ I Basis: C,,t ' , ' . i , ,, ` 'r ✓'t • r� �1 ( p Standing Wricr, Inundated: Yes No ( DeP h of r , j` . 40./., O Saturated Soils: Yes / No I // 'Depth to Saturated Soil: 0 I Depth to Water table: Ct!) Other Indicators: }•t , 0 •1 : •.x_ r,.,J ' r , , Wetland Hydroto6Y Yes, 1i No I Basis: ( t .4. i 1~ WETLAND DETERMINATION: Wetland(W): Non-Wetland(N): Comments: 1( I Investigator. 1,-4 i e r�P/,n it �. SCIENTIFIC RESOURCES, INC. DATA FORM 1 • ate , ._ . NATURAL, UNDISTURBED SITES ROUTINE ONSITE METHOD APPLicA rr NAME APPLICANT'NUMBED SR1 PROJECT I: 1 a.i:.t '.Jrs, , , >,. . _ , .- . 9� 3 �,' �. COUNTY AND STATE:„" I LEGAL DESCRIPTION: f c /a t'h 04f1 aS C O c f I Township; 2 >,. Range: /r_ Section; G Plot I:A 3 — (�DATE: / // /90 I PLANT COMMUNITY NAME QU.1,ey �S , ,IV;•t,t fl't✓tl.. 1 r , Series and Phase: Q U_n 4 ,,�v. s 1 ( !a 0, ,rk0 . I ' On hydtic soils list Yes ✓ No_ '_ �F~y Matrix Color: !O Ye 3/.3 I Mottled: Yes No ✓ I Mottle Callon •+. `,:) Gleyed: Yes— No ,L I Other Indicators: // 11 Hydric Soils: Yes No /� I Basis: e_ 1. ',.1 r „ • TO/4 • T0TQ/ ";4emu' i'�. > " DOMINANT SPECIES I FWS INDICATOR STATUS -rim I PERCENT COVER(30'RADIUS) 0o p TREES q:A,a,..• ' l ca/1 -IA ed i r u f on 1., ;L l Jv S ✓ 1 (LPL) " 2. 0 — V. APLINGS SHRUBS • , , ;(n 4 tir./Jr. t r/AO Z_ (cJ 1 T. i ) 2. a0t,,.I c'�1,,;-ie' i , 4VT on Lis 2� �'0 g 3 EBBS t o e k�'..) / �/ry � 2, M 3. ' WOODY VINES ' 1. 2. ' 3• Percant of Dominant Species that art OBL,FACW,and/or FAC G 27 .1 Other Indicators: , Hydrophytie 1le6Gtation: Yea_ No V 1 Basis: ..t ','• , , !i 'r t.4. ,, v �o O Inundated: Yes No ✓ I Depth of Standing Water 1� 0 l� Saturated Soils: Yes No I Depth to Saturated Soil: 0 I Depth to Water Table: 0 4 Other Indicators; rl�,) O y, • Wetland Hydrology. Yes No�/ 1 Maxis: 0 t ' , i"\d't yyi t I w WETLAND DETERMINATION: Weiland(W): Non,Wetland(N) • Commend; ., I lnVcstlgalot; ,S•-let/tor7]"li� . i SC'IENTIFICRESOURCFS, INC. DATA FORM 1 ( o r. ,. • r , • NATURAL, UNDISTURBED SITES ROUTINE ONSITE METHOD PA PLICr NeNAME: r. I APPLICANT NUMBER I SRI PROJECT ill: 0L.L,_O3 We,o pull; JtiwiJ I 1000 3, t. COUNTY AND STATE 1 LEGAL DESCRIPTION: �j Q ;,. _C/t c inn J / Of'.E6 ON I Township:-T'Z h Range: ,I °Section: 6Plot it: tJ/ /A PLANT COMMUNITY NAME DATE': h �rlD l -I 22 0 like ptitL . „ , Sericsand,Pbuuei CPMe. s i ($y tit:), LAP- I On hydric soils list: Yes No 'N, 12 Matrix Color. 5 B 4/I I Mottled: Yes i✓' No S/. I Mottle Color: memo ' Q (Hirt Yea✓ No I Other Indiatora 51A(Pitt/s c �0K i f �r • Hydr c Soils: Yu ✓ No I Basis: e 1 ft't id. `')'1 t: r' . DOMIMAN'T SPECIES I FWS INDICATOR STATUS I D1f 1 PERCENT COVER(30'RADIUS) NV„( I' aIAeit.ii. f 01V412.y4Ar_ _lat IOD, 1., iet 17 2, J , 3, ts PUNOS/SHRUBS 0 2, rw/ y, HERBS < L Ix,tit 0 ii tnv, a,. DBL- S 0'�� ,�'!, . 7ir.i`tui.. ff .uu FP'c w s&I. Zc l. ;r41 ' p OODY'VI / 0 2, r 3. i percent of Dominant Species thaq are OBL,FACW,and/or PAC': 504 I Other Indiatotx: ),. , . Hydrophytic Vegetation: Yes ✓No_ by VAc•,+N l', t '� 'L I Basic C 1.i ► d_ -E��rl�QI�Q , 3f InundNed: Yea No I Depth of Standing Water. S U (A to,_ r Saturated Soils: Yu V No I Depth to Saturated Soil: )'4a r2_1 Depth to Water Table: fi4y46-, ((1:1g Other Ind/alma! 04,100.4 PA, k u tiLPolle IL _ p1-Wa)1."1- : 15 Wetland)Iyriraiogr. Yu t ' Aso�,,,_� � Bails: ! ', 4.. d _ �.,�t'�Ltt'. hoc _ ,. nd(N): W'i111J1NU DETERMINATION: Wetland(V1): EiU / NomWctfa i i N' - Comments: A OK silo rh l eVUN. 4k 1. U��4hL�t 11V.i i 41 i 1 L^A S 14 tim'c 54('li%. J r I i. .i df-e 1�j 1/ _ I {,In'estlgator, ,,,1 011 SCIENTIFIC RESOURCES, INC, DATA FORM 1 / • NATURAL, UNDISTURBED SITES ROUTINE ONSITE METHOD APPLICANT NAME: I APPLICANT NUMBER I SOU PROJECT a/: Lola. osv 50 Pv.�,I,,. Stka.,,f_I I, I 7 DUD 3 11111/ CO NTY AND MAT!:p c/ I 1.EGAL.DESCRII'770N fj ' e.,1l1 if'(,aThaL / Of .EA DM 1 Township: 1 L\s Range: g 16 Section: Plot N: 82 DATE: 'TariUell '1 Ii1' D I PLANT COMMUNI'IYNAME f L?C�/1 1 i 411- �]�4�'��Q%Qe0./ l�b/1 Y J Series and Phase: / S 1 t /0/,.. " lX l401,47:JM",. I On hydric toils list: Yes ✓ No 14 Matrix Color. �� 4 /2_ I Mauled: Yes No ✓ Il) Mottle Color. / DI el h41' hid;IA 0 Oleyed: Yea No ✓ I Other Indieatorrx holed I Mr . 414',talc_. Lit u ram L J I i /' - Cek eltJr►ii/liE-i Hydric Soils: Yes No /.0:2. I Basis '11 ii �I lielip,. r1uM'yMi r DOMIMArfF SPECIES I FWr.INDICATOR STATUS `(D M PERCENT COVER(30'RADIUS), ) url 2. 3 P APUNGS/SHRUBS y l 2 „ 1I PE' � Cary abilur ch.. D(3L Iuo'!u LId'/ ;, w 2. ii �� 3 I WOi. ODy� 7-7 ' I L I KutiL s.. U.1,1iPi N ub l6U,/l� Ai0t I V " 2. C It3. Percent of Dominant Species that are OBL,FACW,and/or FAC 3 3 t 1 Other Indicators: h wit_ Hydrophytic Vegetation: Yes No_ I Basin �?(,j,1�I i✓` h 6�,. hi C. ,�/ Inundated: Yes. No I Depth of Standing Water. Saturated Soils: Yes No i// I Depth to Saturated Soil: 41,.4 t_ I Depth to Water Table: ,161-.614h.I . ' g Other Indicators: pi o et q_ , Wetland Hydrology: Yes No C I,' 11,0,t,.. I Basis: '' t U I 4' �C j ' /D . -' WETLAND DETERMINATION: Wetland(W)': Non-Wetland(N): ,' 1. Comments: „ i i ( Investigator: 7,1 . \ - , SC ;�ENTIFI� J SOURCES, INCu DATA FORiVI s _ ,, 4 • `fit/ [1JRA.L, UNDISTURBED SITES ROUTINE ONSITE METHOD Arrr. CANT NAME I APPLIC4IA I�NUMBER I SRI PROJECT*: cot rr y AND STATE: I DE SCRIPTION: L'SCRIP710N• ,.. C t/ 4ina Co . v R I Township: ` 5• Range: i_ Section: G Plat on Q 3 DA' - / / ,,iv / 90 1 .PLAnrr COMMUNITY tie Za racyeas, str.,',ez►, Cuii'y1 Seri and Phase: CG►de S. ! Y ('lay e O uy) I On hydrie soils list: Yes ✓ No -- 01,4.4 Mat Color: I Q `�R 3/2 I Mottled: Yes ✓ No I Mottle Color. 7,to yR s'6 0 Ole• I: Yea_ No I Other Indicators: .. Hyd :Soils: Yes k'__ No I Basis: C ri ril./ /h e/" T oil - 7CYt r Qy41 4a, re /V t h tit`, • • DOMIMANT SPECIES )I FWS INDICATOR STATUS vyti I PERCENT COVER(30'RADIUS) I b ,e) TRH 7L 100 5 o '�; T (u/L 3• INGS/SHRUBS 2 15 /. i ` 3. bra.).A.:+ d i t or r h C 'i — M' 1/', ,� E IS Carei! 06^-rTd ot3L h.,) 0 . z. 3 Wt JOY VINES 2, Pe nt of Dominant Species that are OBL,FACW,and/or FAC�up I. I Other Indicators: A 1 i, ... I �,; H; ophytR Vegetation: Yes V No J. ` > 1 Basics 1 :/t\( ' • V In fated: Yes_ No I Depth of Standing Water. 0 — OS. ated Soils: Yes ,/' No I Depth to Saturated Soil: O I Depth to Water Table: g 0 r Indicstots: enk,J,`.o, i /coT rnrJ/.'l 1, ?e.se9 ( l ctinT`i 1i and Hydrology. Yes ✓ No I Basis: /t,ai' (; itA ;LAND DETERMINATION: Wetland( ): � Non�Wetland(N) C ments: tl t I Investigator .;''` ve 1TC'l/n, ' SCIENTX 1? C RESOURCES, INC, DATA t'ORM I r ' NATURAL, UNDISTURBED SITES ROUTINE ONSITE METhIOD APPLICANT NAME: t. I APPLICANT NUMBER ''-' 1 SRI PROJECT I ' \?0003 • . COUNTY-, ND STATE: r� I LEGAL DESCRIP'i1ON: ' C(af w4,2n1q.S Co o�'` I Township: 2 s Range: I I_ Section: 6 Plot Si / DATE 0 i / is? / 50 I PLAN`rcoMMUNrIY NAME: 4 NPregs, SSr'r(341 G /y cot 14 lr'_ Series and?base: Cave s '/1 y cloy/ Coq/Y2— I On hydro soils list: Yes, No , ►- Mattis Color, /O ye 3 /11 I Mottled: Yes No I Mottle Color. . i tt rip Q Gleyed:,Yes 4 No_ I Other Indicators: S'(//i;dr.0 inel Teer'a esto 7"u e i_�l Hydric Sods: iY,es Z:, No I Basis: c//'r'rr4 coe7• 7041 - 7 a/ t)(e ,•�Nif tiPa I D1 MIMANC SPECIES I FWS INDICATOR STATUS PERCENT'COVER PERC COVER(30'RADIUS) Doty) p LIk?i.us .,:iffy.4ri! /'.IU* on I iS ` • NO `� ✓ C PC . " 3 ip UNGS/SHRUBS 1,1 Z 2. Spree! r.�o4Nlels , FA c t^,I fQu 2tJ E'"( 3,ERGS , • Wi 2. �" ' .G a •�':7r p� DS ,�/?," I Z 0 3 WOODY VINES 2. 1l 3. Percent of Dominant Species that arc ODL,FACW,and/or PAC: 75 1 Other Indicators: Hydrophytic Vegetation: Yet J No_ I Basis: ('t+ t fr;Cj (Y)Q'f Inundated: Yes i No I Depth of Standing Water. © Saturated Soils: Yes_ u/ /No�^ I Depth to Saturated Soil: 0 +I Depth to Water Table: �` Other Indicators: e.)) d rco1 C i144/ eir fie.es't 7 fool')' Wetland Nydrologyr Yes /, No I Basis: `r, t%/�;' a WETLAND DETERMINATION: Welland/N� � Non•Wttland(N),{/1 ,,-- -4,- 40 , .... Comments: .. , , .__._. ,,, ,..___, ,,,, .� 0-iI I Inucstigatori 5' t,IQ_1 SCIENTIFIC,RESOURCES, INC. DATA CORM 1 ' I 1 o NATURAL, UNDISTURBED SITES '� ROUTINE ONSITE METIIO�D r APPL.IGlNT NAME . i APPLICANT NUMBER 1 SRI PROJECT#: ©� LalJ 0...l': ) p'Ai, . A I 3 r COUNLTjY� �STATE: I LEGAL DESCRIPTION: C kKlt. 4/r745 Co., 0 0 _ ( Towiuhip: 2 $ Range: /(;, "Section: O Plot M: 0 1 ` . DATE / / ,'2 / go I PLANT COMMUNrrY NAME: 4 i.APr(c/S l ii tbNs e ct e p/ i\., Series and Phase: (dye S;/4 C lay Login I On hric o_-=---� wilt lies; Yes' ✓ N Mattis Color. t0 rR 3 // I Mottled: Yes / No___._ I Mottle Color, 7.g yR �r/4 C Gleyed: Yes`./. No ) Other Indicators: • 11 - Hydrie Stella: Yes 14 No__.. I Bale: CIti er,q ell e T 7r0,4 'T r`7 er7 a e f y04?;/) r � Pk e DOMIMANT SPECIES I FWS INDICATOR STATUS ZDM I PERCENT T COVER(30'RADIUS) 04Ni 0 upergs 9Nt yQO;1 Ncwy 01 1,'.74 100 5 2. ('PL) YAPUNGS/SHRUBS h. 2. �u.44s J: .;U hit FA C u A p I 30 �a E 3' u e''"'.f —. J J)f`�.so'1 .� - r r 30 aSvl / Sell 1F'. ,c71C I0 5 NEW& W 2. COreX °;nur(' :.)(3L 6)4 50 • pr4 3. WOODY VINES 2. 3. Percent of Dominant Species that arc OBL,FACW,and/or F�%G J,0( I Other Indicators: 1 Hydrophytic Vegetation: 'Yes ✓ No 100, M I ��` C 1 t}l , r r : lei c i- Q Inundated: Yea_ No ✓ I Depth of Standing Water OSaturated Soils: Yes v' No I Depth to Saturated Soil: 6 I Depth to Water Table: a/ Other Indicators: O X. 14-2et;� four r h trip/J r'�/cs."'t L (.T t f,/7 T ..Y Wetland Hydrology, 'Yes t/ No I Basis: CC.12eP�/ me i'' r WETLAND DETERMINATION: Wetland(W): W Non-Wetland(N): t o4ients: • v I investigator. ,5' ,,v /4041 • SCIENTIFIC RESOURCES, INC. DATA FORM 1 e • y t e ✓�.. u NATURAL, UNDISTURBED SITES ROUTINE ONSITE METHOD APPrLIC1ANT NAME: �? I APPI:ICArtr NUhMDER: 1 SRI PROJECT I: n///��- • t, 1...D 1u 'J'i'”.! 7 ..4, • .• . . / r COUNTY AND STATE I LEGAL DESCRIPTION: I Township: Z S Range: I E. Section: G Plot N: 0 2 : DATE / /i / 9D I P : 044trews/se r�'✓ Uena01, e up Series and Phase: Cove ,6',1 IY C la/ 4 oo.,2. I On hydrie soils list:: Yes ✓ No 1,4 M Matrix Color. /Q yR 3/, I Mottled: Yes No "" I Mottle colon V Gleyed: Yes t/ No I Other Indicators: jLi/,• /•' n ii;j71P/iN/S pre,S.11 Hydric Soils: Yes No I Basis: CdP'r,,q MQ 74 T 4,4 ° 'I o14i 113'r'1lo?7(e Measure_ DOMINANT SPECIES I FWS INDICATOR STATUS rpyll PBRCENr COVER(30'RADIUS) 00 4ii PEES p t4Ptc4.4..5 9arryaOa AZDIL on /.'s 7(e4a) $0 5 ✓ 2. %ax;r?uS JaTA/r f-AC v✓ 20 Z.a. 3. • SAPLINGS/SHRUBS z 2. 5p ,111Q'i1 rACw' 5p 30 Fwit 3. Ru6t' ;'s-J Ior r`"fr C:#( - D i'. E--4 m HERBS I 0 E.4 Osee )4,' 7e ‘.5 Ern, .1 .,'4 0 l'..)•-• 31 ti.o ,,.. Wro, L Ca rP1 3k6r)upfu ,lz� 3; 20 , 3. P'.114s Cvrn, i'Y,,,r,,,,tu//i. ./074 6 e? l.5+ 33 10 WOODY VINES (LAP( 2. 3. Percent of Dominant Species that are OBI.,FACW,and/or PAC: 31�.I, I Other Indicators: Hydrophytic Vegetation: Yes✓ No I Basis: C r;lee 4 err! V O Inundated: Yes / No_ I Depth of Standing Water. j ,✓ Saturated Soils: Yes_ No I Depth to Saturated Soil: O I Depth to Water Table: • Other Indicators: I et sip aerg 0(,r:�' I_ t ,J.) Z hto i r .- ( Weiland Hydrology: Yes No I Basis: {10 a Mp-� ; ' w t ' WETLAND DETERMINATION: Wetland(W): 7 Non=Wetland(N): • Comments: , 0 ., 4 I investigator, SA've tie Wt. SCIENTIFIC RESOURCES, INC. DADA FORM' 1 l F ' . • . ' . . 4 Aih I F , p iiit: :: 1Is S 0 C IATED ,, . ••:.:....: /, LII 11,; ANSPOTATIO \ ::::::::::, r„,___„. IL_,. GINEERINGa& 4441::,::.::::: .......... j 1 ANNING :ciii v, .....,„ FCLANNING • , . TRANSPORTATION ANALYSIS FOR LAKE OSWEGO ELEMENTARY SCHOOL LAKE OSWEGO, OREGON . w , i a, h) C a99�J = c\I t� x w , . 0 • TRANSPORTATION ANALYSIS LAKE OSWEGO ELEMENTARY SCHOOL LAKE OSWEGO, OREGON PREPARED FOR a ` LAKE OSWEGO SCHOOL DISTRICT LAKE OSWEGO, OREGON11111 puff sz Gine _) 67,1,, 641 4_. A • OR e '�j GA1701Y 17, 1°�$, �, CHI ;�. L. PREPARED BY ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING, (ATEP) 4040 DOUGLAS WAY LAKE OSWEGO, OR. 97035 90-374 MARCH 1990 (i • „ .0 'TABLE OF CONTENTS INTRODUCTION 1 EXISTING CONDITIONS 1 STUDY AREA LOCATION 1 TRAFFIC CONTROL 2 TRAFFIC VOLUMES 2 CURRENT LEVELS OF SERVICE ') 2 PROPOSED DEVELOPMENT 11 TRIP GENERATION 11 TRIP DISTRIBUTION 12 FUTURE LEVELS OF SERVICE" 17 SAFETY CONSIDERATIONS 17 STOPPIk SIGHT DISTANCE • ' I 18 TRANSIT CONSIDERATIONSIl' 19 CONCLUSIONS f, ' • 20 RECOMMENDATIONS • •, • 00000 t. • • • • •1•40 • A ' n • 1 . TABLES 110 1. Level of Service Definitions (Signalized Intersections) 7 2. Criteria for Signalized Intersections �. 3. Level of Service Definitions (Unsignalized', ntersections) 4. Criteria for Unsignalized Intersections 9 5. Existin Levels of Service at Critical''Intersections tA ' ' ' 1011 6. Projected Trip Generation for Total Development " 7. Future Levels of Service at Critical Intersections2\ 1 17 II )� c 1, r„ , M • -II- i`, 1,11' L ii i� Tr i i7 4 1. • 411110 \ FLPURES . 1. Vicinity Map 3 2. Existing AM Peak Hour Traffic Volumes 4 3, Existing PM Peak Hour traffic Volumes 5 ' 4. Site Generated Trips AM Peak Hour 13 • 5. Total Traffic Volumes AM Peak Hour 14 6. Site Generated Trips PM Peak Hour 15 • 7. Total Traffic Volumes PM Peak Hour 16 a 1 ; iF iik . � A i `y `4 . , . . t t,•. ti. j.. . • .. . J . . . t p . ,.. -„,,,,.,. , _„,_ • . . , , Y . _ y • ' i li +, . tl : y b r i " \ j 1• TRANSPORTATION ANALYSIS OF •, . .. THE LAKE OSWEGO ELEMENTARY SCHOOL 0 , LOCATED IN LAKE OSWEGO, OREGON , Introduction - This report represents the ,i d' :, 4 IN7RODUCI7ON findings of a transportation analysis for the '4.' d dammilmot development of a 500 student elementary school located at the northeast quadrant • • of the Kingsgate and Melrose Street intersection located in Lake Oswego, Oregon. • The purpose of this transportation analysis is to assess the transportation impacts of the proposed development on the surrounding road system. The data collected and all key technical calculations made fjr this report is contained in an appendix to this report and is available upon request. Iminarun DUSTING CONDITIONS • 41) ; ' ' STUDY AREA LOCATION , The study area consists of area '.soUnded by Melrose Street, Kingsgate and Westlake/Fosberg Road, The area is mostly residential with some of the land in the ,. vicinity vacant. A new city park is to be constructed on the south side of Melrose Street a 1 just to the east of Kingsgate and to the east of the park, the City of Lake Oswego has recently opened a new Fire Station. '` Access to the site will be Kingsgate approximately 500 feet north of the of Kingsgate/Melrose Street intersection. No secondary access to the site is proposed. Melrose Street is a designated Collector street in the Transportation Element of the Lake Oswego Compiehensive Plan. Through this area, it is a two lane roadway with sidewalks ' 0, on the south side to the east of the proposed site and on the north side between .•• . Fosberg Road and Kingsgate• Melrose Street has a posted speed of 40 MPH with an , ' average daily traffic volume of approximately 3700 vehicles east of Fosberg Road. • s Fosberg Road/Westlake Drive is a designated Collector Street with Fosberg Road north „ and south of Melrose Street approximately 36 feet in width with sidewalks on both sides �I` , „, of the road. • +, ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING (ATEP) PAGE 1 , O Kingsgate is a designated Neighborhood Collector Street approximately 36 feet in width with no sidewalks on east side of the street. The study area for this development according to Lake Oswego Staff includes those intersections adjacent to the development and the specific intersections mentioned above. See Figure 1. TRAFFIC CONTROL Currently all the intersections along Melrose Street and Fosberg/Westlake Drive are controlled by stop signs. As proposed, the school will be oriented towards Melrose Street with all access to the site from Kingsgate. • • TRAFFIC VOLUMES �. • The traffic volumes used in this analysis were supplied by the City of Lake Oswego traffic staff. Where data did not exist, ATEP conducted manual turning movement counts. The counts taken during preparation of this report can be found in the Technical Appendix. See Figures 2 & 3. CURRENT LEVELS OF SERVICE Level of Service (LOS) is a concept that was developed to measure how the driver • perceives the conditions surrounding them as they travel through an intersection or roadway segment, This degree of perception includes such elements as travel time, number of stops, total amount of stopped delay, and impedances caused by other vehicles, The 1965 Highway Capacity Manual originally defined six grades of Levels of Service, these grades are shown in Table 1. Using this definition, it is generally agreed ti that "D" LOS is the minimum acceptable for an urban area. For the purposes of this analysis, the assumed relationship between the calculated stopped time delay per vehicle and the associated LOS for signalized intersections is given in Table 2. • • ASSOCIATED TRANSPORTATION ENGINEERlNt`"`. r PLANNING (ATEP) PAGE 2 e rl • NORTH 0 • i • 03 Q v�i v z ...SiTE': q .•1 • • • LIJ Cn Ct 0 0 O. V) Cr . I 1 W 03 n • • KRUSE WAY • • i Figure LAKE OSWEGO ELEMENTRY SCHOOL 1 VICINITY MAP Page 3 MRM i . • 5 e ° • .:f. • • L ti.s. • &• • 4116 , ZIXr • a 0 < 0 )4...41 , ;:141:" .; .. O 1�! 4 • ,. cn in • l c_ ti 9 i .�.2g :si400•re0.4 167 / Li2 .0 1A,'Ci1 • 0 48...A s.r O 0 — 1J.J ., l4 N m Opt' H` •,P• Ar 9 _.i • QFt 1;`r �Gh MEN YoM KRUSE WAY , t.,,,„11 ,v..! q it' P. Ftgure LAKE OSWEGO ELEMENTRY SCHOOL ', ,1 j EXISTING TRAFFIC VOLUMES Page 4 t; • ` 2 . AM PEAK HOUR • AT FP b,. tq • .. P i A , • NORTH o• a I g cit o c) , Csi CO g O ' ./ g14%.18 �j , . • 0-.119 • y' W $ $ • i. Q 103..E 0..59 0 ' r: W 84 tee. 78 D_ ,,. Cr 1 Q e . • • • q f ., KUS E WAY ) X , . yy \ „ v\r gg x �` ' ° u" LAKE OSWEGO ELEMENTRY SCHOOL Figure f ,�� EXISTING TRAFFICV Page " Ny ►umES g 5 q r�" ` PM PEAK HOUR r A' EP / r a V • f• t Unsignalized intersections require a somewhat different approach to determine the . ill capacity of the intersection. The 1985 Highway Capacity Manual offers the concept of • "Reserve Capacity" as the guideline for measuring the capacity. "` Reserve Capacity is defined as "that portion of available hourly capacity that is not used." It should be noted that the concept of Reserve Capacity only applies to the individual movements of traffic at an intersection approach, either in an individual lane or a shared S' lane, not to the overall operation of the intersection. This determination is made after i. all approaches are analyzed and the LOS determined is usually that approach that typifies the 'Worst Case" condition or worst Level of Service. A description of the levels of service relating to the Reserve Capacity Concept is shown in Tables 3 & 4. LOS analyses presented in this report were performed in accordance with the procedures described above. For each intersection, these analyses estimate the overall intersection LOS during the peak hour flow. N. 0 '. . •, - 1. 1r • / i , , : y ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING (ATEP) PAGE 6 . , Table 1 - Level Of Service Definitions (Signalized Intersections) ' Level of S, grvice Traffic Flow Characteristics A Very low delay, less than 5.0 seconds per vehicle. This occurs when • progression is extremely favorable, and most vehicles arrive during the green phase. Most vehicles do not stop at all. Short cycle lengths may also contribute to low delay. • • B Average delay in the range of 5.1 to 15.0 seconds per vehicle. This generally occurs with good progression and/or short cycle lengths. More vehicles stop than for LOS A, Causing higher levels of average delay. ,i. C Average delay in the range of 15.1 to 25.0 seconds per vehicle. These higher delays may result from fair progression and/or longer cycle lengths. Individual cycle failures may begin to appear in this level. The number of vehicles stopping is significant at this level, although may still pass through � the intersection without stopping. • D Average delay in the range of 25.1 to 40.0 seconds per vehicle At LOS D, the influence of congestion becomes more noticeable. Longer delays may ; result from some combination of unfavorable progression, longer cycle g. lengths, or high v/c rations. Many vehicles stop, and the proportion of • vehicles not stopping declines. Individual cycle failures are noticeable. Frequent signal cycle failures and associated congestion. E Average delay in the range of 40.1 to 60 seconds per vehicle. This is considered to be the limit of acceptable delay. These high delay values generally indicate poor progression, long cycle lengths, and high v/c ratios. Individual cycle failures are frequent occurrences. F Forced flow, with average delay in excess of 60.0 seconds per vehicle. This r is considered to be unacceptable to most drivers. This condition often occurs with oversaturation, i.e., when arrival flows rates exceed the capacity '' of the intersection. It may also occur at high v/c ratios below 1.00 with may 1=: individual cycle failures. Poor progression and long cycle lengths may also be major contributing causes to such delay levels. •, Note: A signal cycle failure is considered to occur when one or more vehicles are forced to wait through more than one green signal indication for a "'. particular approach. Source: Transportation Research Board. "Highway Capacity Manual", Special • • Y Report 209 (1985). 0 . mmeesommirmagams ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING (ATEP) PAGE 7 • • •s • ,. •• • , / 0 • kl Table 2 - Criteria For Signalized Intersections Stopped LOS delay per " vehicle (seconds) A .00 - 5.00 ;^ B 5.1 - 15.0 R C 15.1, 25.0 D 25.1- 40.0 E 40.1- 60.0 0 F >1.00 i r Source: Transportation Research Board, "Highway Capacity Manual", Special Report 209 (1985). 'fit., , fF t , • 1N e • ' l . e y Y •4 r 1. S ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING (ATEP) PAGE 8 • ` IN' • 4 4 i * • Table 3 - Level Of Service Definitions (Unsignalized Intersections) '•ti • Level of Service Traffic Flow Characteristics • A Average delay per vehicle between 0 and 10 seconds Free-flowing with no congestion. Very few vehicles waiting in a queue. • B Average delay per vehicle between 10 and 20 seconds. Slight delay to vehicles little or no vehicles in queue. C Average delay per vehicle 20 to 30 seconds. Occasional delay and • congestions, more than one vehicle in queue. • D Average delay per vehicle 30 to 40 seconds. Frequent delay and congestion,more than one vehicle per queue. 411) • E Average delay per vehicle in excess of 40 to 60 seconds. This condition exists when the demand is near or equal to the capacity of the rr intersection or movement. Unstable flow which includes almost continuous vehicles in the queue. F Forced flow, with average delay per vehicle in excess of 60 seconds. Queue is extensive • Source: Transportation Research Board. "Highway Capacity Manual", Special Report 209 (1985). •e • • • • • • • • • ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING (ATEP) PAGE 9 • • F' ! .. �' ... - C, • r fir- • 1 '. ``'�. • Table 4 Criteria For Unsignalized Intersections • Reserve Expected delay to Capacity LOS minor street traffic >400 A little or no delay 300-399 B Short traffic delays 200-299 C Average traffic delays 100-199 D Long traffic delays 0- 99 E Very long delays f ek„ * When demand volume on any approach or movement exceeds the capacity of the lane, extreme delays will be encountered with queuing which may cause severe congestion affection other traffic movements in the intersection. This • condition usually warrants improvement to the intersection. Source: Transportation Research Board. "Highway Capacity Manual", Special Report 209 (1985). • • • • • • Ank ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING (ATEP) PAGE 10 Table 5 - Existing Level of Service at Critical Intersection;,, " a \t Intersection LOS Reserve LOS Reserve AM Capacity PM Capacity Melrose and Kingsgate A 503 A 486 . M Melrose and Fosberg,/ A 476 A 439 Westlake Drive _ '. Y PROPOSED DEVELOPMENT Proposed Development - For the purposes of this report, the development consists of a 500 student elementary school. The school is to be constructed during the 1990 construction season and be open for school in the fall of 1990. • The development proposes to have three (1) access points onto Kingsgate located approximately 500 feet north of Melrose Street. 4 TRIP GENERATION Estimating the number of vehicle trip ends that will be generated by the proposed development is of prime importance to the City of Lake Oswego. ,:,110 , Two basic procedures are available to traffic engineers for estimating the number of ' driveway vehicle trips generated by a proposed but not -yet -existing development: 1. Apply averages observed through field studies conducted at other similar facilities located throughout the United States. A number of sources are available for this information including Trip Generation Manual (4th Edition) 1987, which is published by the Institute of Transportation Engineers (ITE); and summary trip generation reports prepared by the California Department of Transportation, the Arizona Department; of Transportation, and other public transportation agencies. All of these sources provide • excellent guidance in estimating the trip generation rates for various land uses, but obviously do not take into account the effects of local conditions and unique characteristics of the proposed land use. 2, Observe through field studies the actual trip generation characteristics of other similar and existing developments within the local area. Procedure one above was used in the development of this report. The figures shown in Table 6 below,represent the expected number of vehicle trip ends to be generated bythe proposed osed development on a dailyam and pm 4111) � . u p p p peak hour basis based on the ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING (ATEP) PAGE 11 r a • mathematical regression equations found on page 756 Section 520 of the Trip Geneeation • . Manual 4th- Edition). Table 6 - Projected Trip Generation For Total Development Eli ' iimmi 1 A Generated Y Trips (B) tp ?1 AM PEAK HOUR ' P M PEAK HOUR Type o 9 Size of Daily -:a - r--- hand Use Land Use (A) Volumes Tota), In `Out Total In Out Elementary school 500 students 516 115., 69 46 . 8 2 6 Note: The pm peak hour of the roadway does not ci i nclde with the pm peak generation of the NOTES: A. Units = number of proposed students B. Includes both inbound and outbound trips For the purposes of this analysis, it is assumed that none of the home-related person 1. , trips will be made by mass transit. This assumption ignores the recent projections that 4-6 percent of all home based person trips for purposes unrelated to work will be made • by transit. Therefore, this assumption tends to cause the analysis to reflect a worst-case condition, and over estimate the traffic impacts associated with this development. TRIP DISTRIBUTION it',_, The distribution of generated trips onto the roadway system within the site area was determined by reviewing the school boundary area and the distribution pattern ° determined by field observations. This distribution was verified with the distributions of the morning and afte�!noon peak hour travel patterns shown in Figures 2 and 3. n This trip distribution was used to develop the site generated traffic for the specific driveway and street distributions as shown on Figures 4 through 7. ° III , . ,, ASSOCIATED TRANSPORTATION ENGINEERING StPLANNING (ATEP) PAGE 12 . , • •• . • . 1 , u , a• , . • , • '' .1 \ II/ , 11 • 1,• . . .•• Iiii.M.111014,0:46,WM101•10MOTh 01 1 i 411111, 1' • ') • o . NORTH 0 .0 0 . 0 CT 02 • o ......s- , cc ...v.,. LI co , 0 I th IL.5 .166...611“444444 ddbie •••041•604i4“1606.64 .1.6•164.1444100•6 •610•161.••••••••*6• •411.044.6444•••••••••• d 464". 4.1461* •••••• SITE ••••••• t dito 6•• •• •••O•i.4 , ••••••••0 61•••06.64d do . .666,41,166646414066 044.1460•106141.6•••• ' 4.6.4666600406•66*.• 616641,4•44.61.666606• f214( 1 I I•• ti 12 . Li t'A 4—y Ce Y C..., .. 14..1 II— OD , U..1 V). . 0 \ • t'lli. . C00191 , ,) .. KRUSE WAY , ••• • ......., . . 11 LAKE OSWEGO ELEMENTRY SCHOOL 0 • 0 Figure 4 SITE GENERATED TRAFFIC Page 13 ,AM PEAK HOUR , . . •„. gi( • . , • 0 , , . . „ • • [FORTH ... 44 O rIX t �31 �Q Ix co • co i A� L. ° cs.„...: �ti3CI• :.SITE':.• rr ....4...")/118 • W• L] (a-7r), Q W I V) m W V) 0IA ;. . , \ • . , . IGPR • KRUSE WAY " Fi• ure LAKE OSWEGO ELEMENTRY SCHOOL 95 TOTAL TRAFFIC VOLUMES Page 14 II AM PEAK HOUR ATEP--.-J • .,_ 0 w /- • 4111• (d• ° • , , ,„ NORTH 0 - , ,-_-_.., ; I 0 2 l r4 a oIX �� CD CIC W . m • .14• ::SITE••••••; o_ 1\ i W N 01 > 00 10 ..„. �� O O0 W . Y CO g w . LLI o 1 • • KRUSE WAY Figure LAKE OSWEGO ELEMENTRY SCHOOL 1111 6 SITE GENERATED TRAFFIC Page 15 PM PEAK HOUR ATEP . b / / il M A 11 iimmew mimmingmmeimIade `fir H . A NORTH Ol' se...4 tjr �� w _ m 7/".--re 0 f IL..18 t � ,gyp LLJ a h 0 1041 4111 III) ��,. S9 0 Cr H W W CID p Li— \O-\ p�' ON KRUSE WAY Figure LAKE OSWEGO ELEMENTRY SCHOOL TOTAL TRAFFIC VOLUMES ,Page 16 0 7 PM PEAK HOUR r '1 ' 4 •44 4 ,. SITE IMPACT AREA• _ � • Based on the above analysis it was determined that the site impact area included the intersections shown in Figure 1. 411) FUTURE LEVELS OF SERVICE ` In order to determine the impact of any development on the surrounding street system, the total traffic generated by the development must be distributed onto the street system and then analyzed for any deficiency at the most critical intersections. The levels of service for those critical intersections are shown in Table 7 and are based on the existing improvements. Table 7 - Future Levels of Service At Critical Intersections Intersection LOS Reserve LOS Reserve AM Capacity PM Capacity Melrose and Kingsgate A 436 A 483 Melrose and Fcsberg/ A 435 A 43Y Wesda.4e' Kingsgate/Site drive A 651 A 710 tta'� A comparison of Table 5 and Table 7 indicates that the development will have little or no effect on the overall operation of the surrounding street system when fully developed. ir "'""me�'ess,■s, Safety Requirements - Currently the speed SAFETY CONSIDERATIONS zone on Melrose Street is posted at 40 mph. The majority of traffic generated by the proposed site will use Melrose Street to the east or west which has little or no provisions for pedestrians to walk along the roadway. From data supplied by the Lake Oswego School district, approximately 288 existing students will have to walk or be driven to the school since they live in a 1/2 mile radius of the site. Some of these students are listed as kindergarten and should be considered as being driven to school instead of walking to school. This leaves approximately 200 students eligible to walk to school. ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING (ATEP) PAGE 17 The safety of the school children is an important consideration. The ability to walk safely • to school is a great concern to the parents and the City of Lake Oswego as well. Currently, Fosberg Road at its intersection with Melrose St. is a posted 30mph. Speed ® studies in the area indicate that the 85 percentile speed of traffic on Fosberg/Westlake is approximately 36 mph. The speed of vehicles added to the crest vertical curve on Fosberg Roc to the north of the Melrose Street intersection and the lack of traffic control devices at the intersection poses a severe safety hazard to the pedestrians crossing ° Fosberg Road at.Melrose Street. Additionally the lack of sidewalks on the south side of Melrose Street between Fosberg Road and Kingsgate requires that pedestrians either cross Melrose or Fosberg to the north side of the street and walk to the school. The available stopping sight distance on STOPPING SIGHT DISTANCE Kingsgate north of the site driveways is milim n limited due to the presence of a horizontal and vertical curve. The site driveways intersect Kingsgate at the end of horizontal curve and the beginning of a crest vertical curve to the south of the intersection and will have an approximately 6% slope at the stop bar. The available sight distance for anyone exiting the site driveways onto Kingsgate was measured, both directions north and south along Kingsgate. In conducting the sight distance investigation,ation theprocedure followedwas6" g g g , to place a high object in the site driveways at the proposed stop bar location and then measure along Kingsgate to a point where at 3 ft 6 inches above ground the 6" object could be seen. This method of determining "STOPPING SIGHT DISTANCE" as indicated by the "American Association of State Highway and Transportation Officials" publication "A Policy on Geometric Design of Highways and Streets", 1984., page 158, "It is considered that a 6-in.-high object is representative of the lowest object that can create a hazardous condition and be perceived as a hazard by a driver in time to stope before reaching." This was done for both directions along Kingsgate and it was found that to the south along Kingsgate the available sight distance was 165 feet. The sight distance available to the north along Kingsgate toward the horizontal curve was measured at approximately 240 feet. In order to determine the required stopping sight distance for vehicles on Kingsgate, the actual speed of the vehicles using Kingsgate needed to be measured. The City of Lake ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING (ATEP) PAGE 18 • Oswego conducted a vehicle speed study approximately 500 feet north of the proposed driveways. During the four day traffic speed count it was found that the 85% speed of ' vehicles through this area was approximately 30 mph. The posted speed on Kingsgate is 25 mph. The required stopping sight distance for a vehicle travelling 30 mph was calculated using the formula for stopping sight distance as shown on page 143 of the "American • Association of State Highway and Transportation Officials" publication " A Policy on Geometric Design of Highways and Streets", 1984. using a grade factor for a 3% down grade. This grade factor was chosen because at the point of decision for the vehicle on Kingsgate (approximately 175 to 180 feet north of the site access point) the grade was established to be approximately 3%. Using the methods described above as the Worst possible condition, the required stopping sight distance for a vehicles travelling at 30 mph on a 3% negative (down) grade was 210 feet. This is adequate for the south sound traffic. The stopping sight distance for the north bound vehicles was measured using the same criteria mentioned above and was found to be 165 feet. The required sight distance for this movement was calculated to be 132 feet. This investigation indicates, that there is minimum safe stopping sight ht distance along g Kingsgate for the vehicles entering and exiting the main site driveways. The stopping sight distance was measured alongFosberg •• Road to thy, north of Melrose Street and was determined to be approximately 330 feet of stopping sight distance available. The required sight distance was calculated by the methods mentioned above and was found to be approximately 360 feet. • This indicates that the there is not adequate stopping sight distance along Fosberg Road at the Melrose Street intersection. No transit service is provided within the TRANSIT CONSIDERATIONS vicinity of the proposed site ASSOCTED TRANSPORTATION ENGINEERING & PLANNING (ATEP) PAGE 19 • i a A, CONCLUSIONS ..maw. • 1. The site will generate approximately 516 new vehicle trips per day and 8 trips (2 in and 6 out) during the pm peak hour when complete. 2. The intersections within the study area will operate at an acceptable level of service after construction. 3. The main site access point will operate at a good level of service. 4. The intersection of Fosberg Road and Melrose Street does not have adequate stopping sight distance for vehicles southbound on Fosberg Road.summu .. Recommendations - Based on the results RECOMMENDATIONS of the traffic access analysis described in ... w. this report, it is concluded that the property as proposed can be constructed with minimal impact to the surrounding street system. To ensure the safe and efficient movement of traffic and pedestrians within the area, the following traffic operational improvements are recommended. 1) Designated school crosswalks be installed at the Fosberg Road/Melrose Street at the north and east leg of the intersection. 2) Designated school crosswalks be installed at the Melrose Street/Kingsgate intersection across the north and east legs of the intersection. 3) A sidewalk be installed on the south side of Melrose Street from the end of the existing sidewalk to Melrose Street. 4) The City of Lake Oswego consider making the Fosberg Road/Melrose Street intersection a three way stop to protect pedestrians crossing Fosberg Road. 5) In the future, the City consider closing kingsgate at the north line of the proposed site driveways" This should be considered at the time the property to the west IIIThof the site develops, residential through traffic from passing is will eliminate directly in front of the main school 'entrances. ASSOCIATED11- TRANSPORTATION ENGINEERING & PLANNING (ATEP) PAGE 20 4.- -. 6) The proposed school crossing from the school site to the park entrance be relocated to the southwest corner of the site to take advantage of the designated school crosswalk mentioned under item 2 above. 7) The internal circulation of the school parking lot be redesigned to accommodate only one way traffic to avoid congestion and confusion at the site driveways. The driveways should be signed and painted entrance and exit only. 11111 • w ASSOCIATED TRANSPORTATION ENGINEERING & PLANNING (ATEP) PAGE 21 • t + • %:_.SOCIATED GI�NSELKIING I&N NNING (ATEP) MEMORANDUM DATE: April 23, 1990 TO: Hamid Pishvale FROM: Dick Woelk PROJECT: Lake Oswego Elementary School SUBJECT: Request for additional information As requested by your April 17, 1990 letter regarding the ATEP report for the above mentioned project, please find the attached information. The traffic study boundary as known at this time includes the area within walking distances to the school. All associated Intersections and roadways were analyzed in the report. Pages 1 and pages 17 through 19 address the adequacy of the transportation and pedestrian facilities in the study area. Bus route information has not been prepared by the school district at this time and is unavailable for this report, BIT• 4-4 EXHIBIT �sa i • Lake Oswego Elementary School - Page 2 April 23, 1990 II I, - The existing traffic volumes and critical lane capacity analysis of the existing • 4 intersection is included on page 17 of the report. g - I have reviewed the regional transportation plan as produced by METRO for the 20 year traffic volumes and the addition of 8 vehicles to the roadway volumes will not have a significant impact to the 20 projected traffic volumes in this area and therefore were not included in the original report. - I have reviewed the Kruse Way report prepared by Carl Buttke and have conclude that the addition of 8 vehicles to the projected pm peak hour traffic volumes at any of the Kruse Way intersections will not have a significant impact to the LOS D operation of those intersections. 4 1 • - The impact of the Jefferson Parkway extension is completely outside the scope of this report. This improvement will certainly reduce the need for vehicles to use Klngsgate to get to I.5, but without an extensive study of travel patterns within the area, it Is impossible to predict with any accuracy the impact of such an improvement on the surrounding road system. .. ,,. ., 1 The adequacy of the intersection sight distanceIP , along Kingsgate is described in detail on pages the 8eandp19 h driveway locations ofthe report. The analysis of the driveways indicates that they have adequate sight distance as described in the "American Association of State Highway and Transportation Officials" publication " A Policy on Geometric Design of Highways and Street?' 1984. Ir Since the driveways to the site are approximately 500 feet from the stop sign at Melrose, I still am of the opinion that stoppingsightdistance as described above m ' sakes precedent over intersection sight distance for vehicles exiting the driveway, • If drivers can see a 6 inch object in the roadway In time to safely stop, the driver should be able to see an object 4.75 feet off the ground (a vehicle) In time to safely stop. While the require intersection sight distance for vehicles exiting onto a roadway is greater, the proximity to the stop signs at the bottom of the hill does not affect the speed of vehicles on Kingsgate. Hopefully this is what you need for your staff report. If you have any other questions, ift please contact me at 636-9232. N. 1 IIIIIIIIIIIIIIIIIIIIP • r L i • LRS 1. R. SQUIER ASSOCIATES INC. • , 1 e geatechnical consultants II L....„,j c:::: 4255 oak ridge road lake oswego. ore on 97035 p.o, box 1317 tel. (503)635-4419 G 89323 Lake Oswego School District June 13 , 1989 , Office of the Superintendent 2455 Country Club Road Lake Oswego, Oregon 97034-0070 0 y P . Attn:, Mr. Dick Thomas F, 17 C 1": "�y� Re: Preliminary Subsurface Investigation, Proposed Elementary School Site, (Westlake) , Lake Oswego, Oregon ` y. A, (I bear Mr. Thomas: .F . 1 Zbil A new elementary school is proposed for constructio+ , on about ' a 8.5-acre site located at the northeast corner of Melrose and ID Kingsgate intersection in Lake Oswego, Oregon. We have com- pleted a preliminary subsurface investigation for the proposed ° school project. Presented in this letter report are the re- suits of our field explorations, laboratory testing, and of- Lice studies. Preliminary conclusions and recommendlations concerning foundations and earthwork are included. The sub- drainage systems, and design of the pavements for the access roads and parking lots will be provided in our final founda- tion investigation report. The Site Plan, Figure 1, shows the approkimate location of the site. The site, is covered with relatively dense vegetation, and occasional relatively large deciduous trees. The vegeta- tion makes it difficult to walk the site to observe site con- ditions, A small i 1 mall shallow water coarse extends from the north to the south end of the site rPnning along the eastern edge. This water coarse jr' approximately 12 feet wide and 3 feet 411, 1; ;41 EXHIBIT 26 by l i• y i l i Y l 1 .j /1 ♦ ` 11 4• • 1 1 i . s I J I- r i 1 i i 1 i 1 1 A1 �� '' "'q {/t • C.`.". Im 1 deep. Surface elevations vary from a high at the northwest corner sloping relatively uniformly downward to the south and east. The attached Site Plan indicates the water coarse loca- ° . tion and some approximate topographic features of the site. We understand that the proposed project will include a new one-story elementary school building; associated access drives and parking; and playground facilities. ,\\ Geology Published geologic literature (Bulletin 99) as\ well% as our nearby project experience, indicate that the site is probably • . underlain on the north by silts of the Portland Hill Silt formation, in turn, underlain by residual soils of the Boring Lava formation. Boulders may be present at depth that may pose excavation and disposal problems. on the south, the site is most likely underlain by silts of the Willamette Silt formation, an alluvial deposit laid down 4111 by flood water during the late Pleistocene time. 4,6 Field Explorations In order to confirm the geologic setting outlined above, And to obt1in information on the subsurface conditions and mate- rials underlying the site, three test pits were made at the • locations shown in Figure 1. The test pits were excavated to depth 7.5 to 12 feet. The test pits, designated TP-1 through TP-3, were excavated on May 18, 1989, using a backhoe .provided by a local contractor. A representative from our firm located the general areas for the excavations and maintained detailed descriptive soil logs of the explorations. 2 1111 • Representative disturbed samples were taken at selected depths in the test pits for classification and for physical testing. The disturbed samples were sealed in glass jars. In situ undrained shear strengths of the soils exposed in the side- walls of the test pits were evaluated using a Torvane shear device and/or a pocket penetrometer. All the samples were returned to our laboratory for check classification and lab- oratory testing. The logs of the test pits are presented in Figures 2 through • 4. Each log presents a general description of the types 'of soils encountered and the depths where the soils changed in composition and/or characteristics, although the changes may be gradual. Further to the right, the number, depth, and types of samples that were obtained are shown, as well as the • in situ shear strength estimates, and natural moisture (water) contents of the samples. At the time of the test pit excava- �. . • tion, no ground water seepage was observed. However, a perched ground water condition may exist at the site as evi- • denced by ponded water at the ground surface during the wet, winter season. Laboratory Tests • All the samples were returned to our laboratory for futher examination and check classification. During classification, certain phys_cal characteristics of each sample were noted; for example, the color, the degree of plasticity, unusual odors, and if the sample was dry, moist, wet or saturated. ., The natural moisture (water) content of each sample was meas- ured. The moisture content is the ratio of the Weight of water to dry weight of soil, expressed as a percentage. The • 1111 3 values of moisture content are plotted on the logs of the test pits, Figures 2 through 4 . 1111 Discussion of subsurface conditions The field explorations disclosed differing geologic deposits, as discussed in the section entitled "Geology", between the r; north and south portions of the site, i.e. , between TP-1, and TP-2 and TP-3 . Regardless, however, the basic subsurface materials consist of a topsoil unit, some 12 to 14 inches thick. The topsoil consists primarily of dark brown silt with trace sand. and clay, which is moist and contains numerous organics or roots. Underlying the topsoil, almost similar soil materials were observed, consisting of medium stiff to stiff light-brown, gray silt with trace to some clay and fine sand. The silts in -test pit TP-1 are part of the Portland Hills Silt formation; the silts in test pits TP-2 and TP-3_,are part of the Willamette Silt Formation. • Of interest, the silts in TP-1 cap residual soils and basalt bedrock of the Boring Lava formation. The Boring Lavas came from vents in Mt. Sylvania, located to the northeast of the site. As shown in test pit TP-1, the backhoe met refusal on boulders at a depth of 7.5 feet, after passing through a 2-foot thick layer of cobbles in a matrix of silt. In our opinion, if the project is designed for the minor cuts and more extensive fills, we do not believe that significant • boulders will be encountered in the grading. However, diffi- culti. s ;in the form of numerous boulders may be experienced in utilitty trenches. 4 1111 e . j' Ground water seepage was not observed in our test pits excava- tions and observations. Based upon our experience, however, we anticipate that a perched ground water table exists close to ,the ground surface during the wet, winter months. Also, in localized areas, ponded water may be present during the wet, winter season. ryr` Conclusions and Recommendations-Foundation/Earthwork (Prelim- s inary) General. The field explorations made as part of this prelim- inary investigat).on disclosed that a relatively thick topsoil, or organic soil unit, caps the ground surface. However, the underlying silt appears to be relatively firm. Therefore, school building, in our opinion, may be ,founded on a spread footing foundation system. Other considerations for the de- velopment of the site are discussed in the following para- graphs. Site Preparation/Earthwork. The sites of building, parking lots and access drives should be stripped and grubbed so as to remove all grass, organic soils, and any roots greater than 1-inch in diameter. At the present time we recommend that the top 12 to 14 inches of topsoil be removed. Locally, organic zones or large roots may require deeper stripping and grub- bing. The topsoil may be stockpiled and used in landscaped • areas. Structural Fill. Site development, particularly within the building limits and in parking areas and access drives will require some excavation and the placement of compacted struc- . tural fill. The material for the structural fill may consist a of onsite silt. With the silt material, the water content at 'A, the time of compaction becomes important. If too wet for op- timum compaction, the material will be difficult to place and m . 5 / to compact to a suitable density. Because of-the need for moisture control, silts and similar fine-grained materials are not generally suitable for use during the wet rainy season. Because of the fine-grained soils encountered, we suggest that earthwork in connection with site development be accomplished during the summer construction season, generally considered to extend between mid-June and late October, in any given year. If the structural fill is constructed well into the rainy season, it will not be practical to dry the native soils by aeration. In this case, imported fill material will be re- quired to raise the site to proposed grade. Imported fill materials should be sand or sand and gravel, or crushed rock, with not more than 5 percent passing the No. 20'0 sieve (wet sieve analysis) . • Excavationg. Excavations below a depth of 7 to 8 feet in the vicinity of TP-1 most likely will encounter basalt boulders. Deeper excavations will most likely encounter more competent basalt bedrock. Subdrainage. It is generally experienced that some spring activity may occur during the wet, winter months, with the springs coming onto the site close to the contact between the Portland Hills Silt and Willamette Silt units, i.e. , some • where between test pit TP-1 and test pits TP-2 and TP-3 . The spring activity results in a general wetness of the site in the wet, winter season, and supports a perched ground water )i table close to the ground surface during the wet, winter • months, also. A ground water condition was not observed at the time of ex- plorations. However, in consideration of site development a 61111 , subdrain 'system may be required at the locations of cut slopes; underlying playground areas; and in some portions of ® the school building, also, particularly if the school building is founded in a cut or excavation, in part. Details of a t.: subdrain system would be worked out during subsequent geotech- nical investigation in connection with final design. Footings. Based on our preliminary subsurface investigation, , we believe that spread footings may be used to support all • column and wall loads of the proposed elementary school build- ing. The spread footings may be founded on undisturbed nat- ural ground or in compacted structural fill. In either in- stance;, an allowable soil pressure of 2000 ,lbs./sq. ft. can be used to proportion the footings. The width of continuous i spread footings should not be77less than 16 inches, and iso- lated spread footings should not be less than 24 inches wide. • All perimeter footings should be embedded a minimum depth of '4' 18 inches, measured from the top of the floor slab or lowest adjacent finished grade to, the base of the footing unit. , 4110 Settlements should be within acceptable limits. '' . ,, z Steel Corrosivity. Some published reports suggest that the Portland Hills and Willamette Silts have a high steel corro- sivity within the upper 0 to 30 inces. Concrete corrosivity is moderate. Laboratory tests can be conducted during a sub- Sequent geotechnical investigation to evaluate corrosivity , further, and the steps needed to minimize impact on utility lines and similar. , Limitations `r The scope of the preliminary investigation presented herein '° is limited to an investigation of the subsurface conditions for suitably founding the proposed elementary school building, II 7 t • 1 M l r , and associated parking lots and the access drives. This re- port has been prepared to aid you and the City of Lake Oswego in the evaluation of the site. (( 411 . ,. We recommend that a final foundation investigation be under- taken that would include additional field explorations and laboratory testing and the development of conclusions,+ and recommendation concerning the following ite;ds: 1) site preparation and earthwork . 2) structural fill 3) cut and fill slopes 4) wet weather construction 5) utility trench backfill 6) floor slab base • 7) foundations ''M 8) subdrainage 9) lateral earth pressures (embedded walls) 10) pavements We appreciate the opportunity to work with you and look for- ward to being of continued service on this project. Should you have any questions, we would be pleased to confer with you 41, ' at your convenience. ' Very truly yours, L.R. Squier Associates, Inc. r 4111: by . ()) Saud Behboodi Project Manager SB/LRS/es g P . ,. 1 . . • • . , _.--- . . ( , i ,..i ,, . . . •IP-I ' \ . • to4� -' i i a�� - yoQ .' 0 b/ CD y c .. °a� .- TP-3 III , . k 7 0% , ci 1 , A Drainage channel O 0 ■TP-2 Relatively flat with slight southerly slope 1 L____ S,W MELROSE STREET ;'; LEGEND TP-3� Test Pits excavated May 18, 1989 k SCHOOL SITE LAKE OSWEGO; OREGON SCALE 11=I00' SITE PLAN • JUNE 1989 89323 L,R SOldIER ASSOCIATES lNC, oEoreclrN�c�t coNsuir�Nrs FIGURE I n Y SURFACE ELEVATION IN FEET' x r- w ODAv DENSITY, •C I Q W 2 W OJ W a.?W �NATURAL WATER CONTENT, % ' S ;< c `` CLASSIFICATION OF MATERIAL in `` 0 50 100 ' 0.0 TOPSOIL: Soft dark brown SILT with trace fine sand and 0.0 numerous fine roots; moist becomes medium stiff brown and grades with decreasing fine ro sand, occasional organics, root dia. Increasesill I 2.0 Medium stiff mottled yellow, brown, and tan SILT with trace 2.0 g•I ®- to some clay, grades w!th decreasing roots; moist I 4.0 • .• . i . becomes stiff V2 ® ' .. l occasional cobbles Q ' 0 6.0 . S-3 ® 4. �, BOULDERS in matrix of SILT (REFUSAL) g.4 I V • ' 7.3 BOTTOM OF TEST PIT w~"�' ' . ,y.• R .. (5/18/89) ,, ' y . . 4. . , P irW• M •. vMW 1 • r • t .. ■.Mix A... • 6.... • •. . •••v.♦ • r .4 I • LEGEND 09 zs 50 v SMEAR STRENGTN, T S r IAPPROK ) 2 0" 0 0. SPLIT SPOON SAMPLE 4 I TOfIVANE ` u n 30r 00 THIN-WALLC0 SAMPLE 2 OPOCItET PENETROMETER °"'. GROUND WATER LEVEL AS A • I SAMPLE NOT RECOVERED MEASURED ON 'SATE Si4OWN '' (MAT VAIN WITH TIME Of TEA11i ®i JAR SAMPLE � r ! LOG , ❑i SAG SAMPLE ATTER BERG LIMITS TEST PIT TP- I 47, (Eli CDR TEST SAMPLE I---4--{4.LloUlo Limit r ..a s SEEPAGE �+►ATUTA.IC MET CONTENT JUKE 1989 8932 NOTE Limit +epOiginh na 114 )nlilbii 1i1a0••i•)i lreti. WON it A)Nil•)A A.iir»IAA I..A SOUIER ASSOCIATES, INC. •ri isNii)m&♦ M11 iM *sT rI dstel• ErN.AI IrioIriliNM GEOT'ECNNICAL CONSULTANTS) �f: FIGURE 2 • o i im, 1 CC 1.. SURFACE ELEVATION IN FEET zVI • Q.=yI 4.7 0_i— 00r1r DENSITY, ►�r 4 W t" J W W •NATURAL *ATE11 CONTENT, % °� ;� CLASSIFICATION OF MATERIAL " 0 50 160 .. 0.0 TOPSOIL; Soft dark brown SILT with trace fine sand, 0,0 numerous organics (roots to tin, dia); moist .11111 � I 0 Stiff mottled gray and brown SILT with trace clay, moderate S,i ►;4 a i iron oxide stains, and occasional roots; moist ` 2.0 - r t j grades with some clay S-2 ❑ I I , 0 4.0 S-3 Ca 0 r i / • • te 6.0 ^^ ,. P ,.. .. -.,y IO J iF 4 M uM., , �., .h.,. �.. .,.. _ 5.5 ,M.M ... P rIN e J I I,0 BOTTOM OF TEST PIT +" ® „ , 15/18/891 , / women _ ♦. LEGEND �t oo z.s so' I 2 0' 0 D SPLIT SPOON SAMPLE SHEAR STRENGTH, ;S/ IAPPROIf I 1111 TOIIVANE Q 1 3 0" 0 0 THIN,WALLED SA1MPLil-%,` GROUND WATER LEVEL As SAMPLE NOT RECOVERED MEASUPED ON OATt SHOWN ',POCKET PENETROMETER 01 Jam SAMPLE (WAY VAIN WITH TIME Of TEAM I ❑i •AG SAMPLE LOG ®, cox TfsTSAMPLE ATTERBERG LIMITS TEST PIT TP-2 M i sEEPaGE 1— \♦�If.11oulo Liw(T �NATUIIAL wore CONTENT NOTE PLASTIC LIWIT JUNE 1989 89323 Limos 1,,r,r,,Aeu•S IM ,elerteeI AAi.Aia tell/lete WWI eI A1f(NMt Ies11r*'A L.A.SOUIER ASSOCIATES, INC. es nAleei.ai. wilt on. war••di si t/e46M t sAe11y11 GEOTECHNICAL CONSUL rANrs 1 FIGURE 3 .r 0 c0: = SURFACE,-ELEVATION IN FEET 1 r 1 g W °-Z W 0 H_H W DOAr DENSITY, PC G W JJ W NATURAL HATER CONTENT, V. 5 CLASSIFICATION OF MATERIAL c 0 SO . 100 ni 1."--- -T0 TOPSOIL: Soft dark brown SILT with trace clay, numerous - 0.0 organics (roots to 1 in. dia.); moist ' . 1,0 Stiff mottled light gray and brown SILT with trace clay and occasional roots; moist 0 ■ 2.0 5.1 0 - • - 3,0-- I Stiff mottled tan and light brown SILT with moderate iron I oxide stains, trace clay; moist 4.0 • '=-,IM \tea S-2 ® • 6,0 . .. .. S-3 ® " . 8.0 ..p.::. ... .r.,.p...v.w:w.ww,.. 1 IP ,,,( 10.0 '� . • . 4. �, . 12.0 BOTTOM OF TEST PIT 12.0 S•4 (E.. :. .... ., a E:.• 0..,.• (5/18/89) , . w. , , - . N ♦ na. • F n LEGEND o0 z 5 50' • I + t 0° 0 0 SPLIT SPOON WHOLE STRENGTH, T S f (APP110r I •TORVANE Q I S 0" 0 0 THIN•WALLED SAMPLE GROUND WATER LEVEL AS • + SAMPLE NOT 11ECOvEllIE D MEASURED ON ME SNOwN aPOCRfT PENETROMETER ®+ JAN SAMPLE IMAY VARY WITH TIME Of YEARI ,,• s FAO SAMPLE (ElcuTEST SAMPLE ATTERBERG LIMITS TEST PIT'TP-3 0 w-+ SEEPAGE LiOUId LIMIT NATURAL WIDEN CONTENT Mort PLASTIC LIMIT JUNE 1989 89323 Lows +Air1••e+le. IAA IeleN•ue iel.•o« foil Milli k«+lo el AIHu«al loeeTNfiN+ =L,R. SOUfER ASSOCIATES, INC, •.• oiaiginrili MIT ior. siT IeAitili embroil 11•MN+N111 \_ GEO rECNNIC:AL CONSUL T'ANTS ' .log 5aZ,OL -Lkies O ar: `5fa 00/... WESTLAKE CONSULTANTS, INC. miners Planners Say sour me. t (r 7 7340 S.W. Hunziksr Sulu 204 . TIGARD, OREGON 97223 accuurto IV DATE 3'(7-1 0' • (503) 684.0652 r,.' CHICKS!)IY DATE 4,. ICALI .......IP..w.•4'wl►1Y.px • r I ! 1 tr 1 I rl \, ' 1 ' ! ' 1 ( 1• { t I _.__l..rL_._�h.; - i A ...{....w.4-"--.....__.__...w.w_.t x*,,.. �_ _..:T_;L2:RP� bE�-: ia,) .S4-s r ., .6. a...... ,8�,.t sG. -. • , ...-....�_ a t. iR .pACt krReL�r._L �S r 1 ( q ._._1 , ' .. r , t d 2 fry I d • It' El ..... .n o4.325r.CF�.. Y£ I , 1 , , _ I ! , 1 h -'r- uasi , _.,.act- s'. r`s 141 2 --'---; T pi T _,_ • i _,_r_.,,_;,__., ' ` 1. AQr k'. 2.L �. TOc4r -.L.41K =,-a 0.t.. rL ' . I ` '(o.W6 • i a. 01. ' CiKZ_..�`.61...s�.1 Ts4k.LR.�,t7 _ p i I fb 1 ' ' I s t Q;6s �c� �' {a .� SI.O. d.r ox.r r " i i , . C ' r i i i 6 1 { , I I ' ! I II ! I P i l 1 ;1 r I I i I.• i i I I i A I I 1 ; I I r , ' 11 , ' r • s.,cr 7� 1 I 1 i ! iI I .{ : I , P , i Yr I` .. P I { p . i r ' r I .--,--.---.-3E0-ii:91,PJaii.4 a-:-,-C.1. -"Tir•P•1/ '. 4.5.5-6-a-:-Cr-YA-0 . 27 It 7-'el 0 Raw1e.1 . r...Mr man. n • • a RUNOFF RATE WORKSHEET Project Name: Ep't E ?ehuyi. • City File Number:_ Computed By: 0174 • Date: 3-IZ-1) I. REQUIRED RELEASE RATE (10-Year Storm) 1 . Total Site Area Atot= 8+2y ac. 2. Existing Land Use ec'• °aK aF51*, w(7.. 'Da4+•t 3. General Site Slope 0.3 (C1,) , 02.(:07.)1 B•3 % 4. Runoff Factor (use enclosed table) Cexist• 0,16 7.• otlor Jorr err. 5. Longest Travel Route of Runoff 975 feet 6. Drop of Runoff along Travel Route.M` 3°6 56 feet 7. Condition (overland flow, channel, pipe, etc. ) . 5w1...a,1 co,,►c0,.-Q.rra 8. Time of Concentration, Tc, (5 minute minimum) i( (Use nomograph) T = 14 min. mot, 34.5 1R•55 'fns or ors Cruawbnc 9. Rainfall Intensity, for 10-Year Storm \ ' ' (use precipitation table) I= 1,55 in/hr • TMAAa,"b•FA o ate*, ;24166 -..iu:a.+serr• ...1 10. Peak Runoff Rate, Q=CIA (line 1 x line 4 x line 9) cfs II. Developed Site Runoff Factor • 11. Impermeable Area A _' Z.67 ac. 12. Permeable Area . Ap= 557 ac. 13. Runoff Factor for Permeable Areas (use enclosed table) C = 02.3 3,u%eali SS%e,' 0.30 3570a 022 P 14. Composite Runoff Factor (Line 11) X (0.9 / line 1) + (line 12) X (line 13 line 1) Ccomp= 0,y5 15. Site Area (line 1) X Ccomp (line •14) _ S7( III. Detention Volume Required 16. From Detention Volume Work Sheet Vol.= cUft •i • I 1' a ( ' ' Worksheet 3: Tln�e of concentration ('I'�;) or travel time (Tt) 3 ? - Project LiE�f4-1>10..E 64649," By ITN`, Date 3q2'9c) Location (.a16c6 O%jc. 0 Checked Date , ID Circle one: Present Developed Circle one: 40 . Tt through; subarea NOTES: Space for as many as two segments per flow type can be used for each worksheet. Include a mop, schematic, oc description of flow segments. Sheet flow (Applicable to T only) Segment ID . I " 1. Surface description (table 3-1) (T1'55) ( , 2. Nanning's roughness coeff., n (table 3-1) .. , 0,40 , 3. Flow length, L (total L < 300 ft) ft , 100 '', it°, IkM Zys.-Z'4 . - 4. Two-yr 24-hr rainfall., !2 is Z5 .4 ct;.,orm..» n^► rue, Cama..1 5. Land slope, s a` - ft/ft 0.14 6. T .007 nL- 0 Compute Tt hr Or 7 +I 10 N,IJ t\ � , ; P2 s . , Shallow concentrated flow Segment ID Z. . /j , . ", IA • 7. Surface description (paved or Unpaved) Vw7auGt , :,\ 6. Flow length, L it 075 9. Vatercourse slope, a ,ft/ft 1 0.0 10. Average velocity, V (figure 3-1) ( -5 ) r ft/s 33 11. Tt 3600 Y Compute Tt hr Q,O7 +1 , ' ,Jn 11.) . Channel flow - Segment ID / / , 12. Cross sectional flow area, a ft2 13. Wetted perimeter, pw . ft 14. Hydraulic radius, r a a. CoapuCe r ........ ft p -.15. Channel slope,,s i ft/ft ._____..... 16. Nanning s roughness coeff., n ANG Table 3-2) , 17. V - 1,49 rn2/3 •1/2 Compute V ft/s l; 18. Flow length, L ft 7 19. Tt .0 260-0 VCompute Tt hr *( , -V , • 20. Watershed or subarea Tc or Tt (add Tt in steps 6, 11, and 19) hr 14 to.) OR-0-3 ' 1210-11I.-ORHG,Sept. 1987) S . H ! ‘17-7 ' ' 411V-s .JQ airs ll 1T.1 :, —.r•rama a•aa• .iral arm •�r�..� slim am MI� \at maw ••�— —ammummour-m�� r�rr•ra� r�rr r �•rd� • • — r-rrrarraasaar�arrar.--ir•�r�=�� • —MMMMI-'r IMI•sr•.aaw.•MBrMMOMMOMMIar r.rASMrrOM - IfIIIII! III ; . nra1■r ' r c',. ) . • ■ , :::. ��, , . ,.0 . . '. ,. -1 _ IN , ,.. ;_; ; ; , . . .4. . . , 1.,., .i.o . .• . am" i " ., , ; 1 'f .' f . ! j+ ; , r ; ... I 1 ! ! ! 1 i ! + l l 1 w j i t4u ,E� l : r l 1 ! „ . v o —r-�- I1H1IIHLJ ; : : I i.. .04 r I , r L rl - o1r411It,H I .rtI { I' ; k ; �;a ; s 1sr • V Ft . r r li !1 l lr l r { ! ! I i { i l 1 l! f i. II `i 17r h ` - [I III III I ` I A2 �;? 4nn.■1r IRI i ,i - �Q11111 � .a't I/1111■■I�■■■■ �� ■■ A -.,1MIN 1111101111111 01 — I i' , 1 I I Ir I I I I ' ,f ! i 1I rl 1 ; 1 1 I ! I 1AI I IiI. 005 I I I II I1 , , . ... 1 I 1 I 1 1 1 1 1 , 1 2 4 . 6 10 20 Avo,ragf: velocity, ft/sec flik ' Figure 3.14-.Average velocities for estimating travel time for shallow concentrated flow, i 3-2 (210.11I•TR•5. Second Ed.• June 19861 • 1 1 Sheet flow where Sheet fords flow over plane surfaces. It usually Tt • travel time (hr), ' occurs in the headwater of streams. With sheet flow, n • Manning's roughness coefficient (table 3-1), the friction value (Manning's n) is an effective L is flow length (ft), roughness coefficient that includes the effect of P2 . 2-year, 24-hour rainfall (in), and raindrop impact; drag over the plane surface; a • slope of hydraulic grade line (land slope, obstacles such as litter, crop ridOes, and min; and ft/ft). erosion and transportation of sed';Iment.These n - TWINS are for very shallow flow depths of about 0.1 This simplified form of the Manning's kinematic .. foot or so.Table 3-1 gives Manming's n values for solution is based on the following: (1) shallow steady sheet flow for various surface conditions. uniform flow, (2) constant intensity of rainfall excess ;�1�ti., :' (that part of a rain available for runoff), (3) rainfall For sheet flow of less than 300 feet, use Manning's duration of 24 hours, and (4) minor effect of kinematic solution (Overton and Meadows 1976) to infiltration on travel time. Rainfall depth can be • compute Tt: obtained from appendix B. F. r:.Jl..- vJri' ' 0.007(nL)Oa ..,Qa WI,1... 5...4.:1 .. T [Eq. 3.3] Ra..l,, r,...�...r" •_-k. t '(p2),O.5 ep,4 Shallow concentrated flow ..,9 After a maximum of 300 feet, sheet flow usually becomes shallow concentrated flow. The average • velocity for this flow can be determined from figure .-"'ill Table 3-1.—Roughness coefficients (Manning's n) for 3-1, in which average velocity is a function of ;; sheet flow watercourse slope and type of channel. For slopes less than 0.005 ftift, use equations given in appendix ' Surface description nl F for figure 3-1. Tillage can affect the direction of shallow concentrated flow. Flow may not always be directly-down the watershed slope if tillage runs ... Smooth surfaces(concrete. asphalt,gravel, or across the slope. bare soil) 0.011 After determining average velocity in figure 3-1. use Fallow(no residue) 0.05 equation 3-1 to estimate travel time for the shallow Cultivated soils: concentrated flow segment. Residue cover 420% 0.06 Residue cover >2041,; 0.1? Open channels Grass: grassShortprairie 0.15 Open channels are assumed to begin where surveyed Dense g sa 024 ' cross section information has been obtained, where Bermudagrass 0.41 channels are visible on aerial photographs, or where blue lines (indicating streams) appear on United Range(natural) , . 0.13 States Geological Survey (USGS) quadrangle sheets. Manning's equation or water surface profile Wooden information can be used to estimate average flow Done underbrush .... 00� velocity. Average flow velocity is usually determined a Dense underbtvah for bank-full elevation. 'Then values art a composite of infora+adon compiled by Engma i rlsee1., . 'Includes spaded such Ye weeping lovegrass.,bluegrass.bask 1 grass.blue grams Kr1re.sad native dears mixtures. 3Whea soliciting n.consider cover to u height of about 0.1 R.This is the only part of the plant',liver that will obstruct duet flow. tt • (210:VI-TR•35. Second Ed., June 1956) 3-3 • r - t . DETENTION VOLUME WORKSHEET Project Name: Lgycc 056c4o ram, 7 0 PP,pc tvriNz,a4.1 Fop. City File Number: , P4.►,i4 4 P.00r u,os . .A. . . . .B. . . ► . . . D E F G , Ill) ' STORM 50-yr AREA X INFLOW RELEASE STORAGE DET4 VOL. TIME inten C comp. BXC line 10 D - E FXAX 60 mins. in/hr line 15 cfs cfs cfs cu. ft. . zrr.0 to • . 5.00 3.43 Z.40 6.Z,3 (.2.3 7,0(� ZOO 6.0 0;:_ 3.14 7.00 2.91 . • 5.00 2.72 _ , • 9.00 2.56 10.00 2.42 5,4DJI 4. ?) Z747 11.00 2.30 ' 12.00 2.20 13.00 2.11 . 14.00 2.02 15.00 1.94 y,6� � 3,43 306,3 1111 , ° . , 16.00 1.86 _ 17.00 1.79 18.00 , 1.73 _ 19.00 1.67 20.00 1.61 3.1 2.43 3161 • 21.00� ? 2,5 r 3 i 6 a 22.00 1.52_..._ 3.65 2,47. 31 23.00 1.48 3,51" 2,32 ___ . 24.00 1.44 3.46 Z,z3 (32 , 25.00 1.40 • su 2,t3 319$ / 30.00 1.24 Z.43 bT .3fW 35.00 1.13 , 411 40 .00 1.04 -2- • DETENTION VOLUME WORKSHEET Project Name: LAB 06r.Ecu . `._ 7 t City File Number: • 2terox404 FoR. Soccat CA7 ' ii• . .A. . . . .B. . . ► C D E F ` G • STORM 50-yr AREA X INFLOW RELEASE STORAGE DET. VOL. TIME inten C comp . BXC line 10 D - E F X A X 60 , mins. in r line 15 cfs cfs cfs cu. ft. 5s .as3 5.00 3.43 1,'2,0 Z.,Z.L 0,44, (.4.0 48 6.00 3.14 7.00 2.91 8.00 2.72 9.00 2.56 , 10�.00_, 2.42 __,3 1�:) 2.44- (463. ,. 11.00 2.30 12.00 2.20 13.00 2.11 14.00 2.02 _ ill15.00 1.94 2,45 1,32. I641 A 16.00 1.86 17.00 1.79 , 18.00 1.73 19.00 1.67 20.00 1.61 Z. - (#40 16e4 • 21.00 1.56 Z.00 1.3,4 16347i c 22.00 1.52 1,45 1,2T 1617 23.00 1.48 1,34 t,Z.3 _(703 ' i. 24.00 ' 1.44 (;,34 1,i ! I r cf ti' 25.00 1.40 I,?.1 (,13 Ie$ _ gyp;'1 v�3 30.00 1.24 t5/ , • 35.00 1.13 I -2- • • 4.--,,^ TYPE /4- 1- / 6 •„ . • ' ' - .+. • • dA� .. t• J 1..0. } t '(r• , * M-,L,,(. 1, '4., • r / V . .•✓ r • • • III i • N . . . . • 1• • . i 11 'off'_' .l C' ;r , - r ,'1 •A• / ' Ili'. . '1 . ' ' . . t 'aciii,:.;, M...11111.1.1111011P. \ \.4 .., t. t 1 ' ,.... ), ,, h ti • t o 1 :1 ��. • �' �' ~ 1 S .•t S •j, ..t • • r• • • • • • 11 ,, - Ie..�. - !ram , '�, _;. - t 1 1 ♦' e - VTR j • - d - , �,=' • ° '' �1 'J ..Is_ L,1• .,, 1, 4 •1 7%I 1 • -1 .I _ µ ,, •. •1♦..11�+. •t •• , A �,-/.. � : J ,L l 4.44 r� r al SPAULDING 2 t4 ... EXHIBIT 81 ..4..4• J J :::,.a.' -- 1NDALux .'it 7yD • as ...r ✓�, — _ ._._ i w w ISOFOOTCANDLE CURVES(HORIZONTAL) LUMINAIRE SERIES: CIII.400M•3 LUMINAIRE SERIES: CI 11.400 3 ISOLUX DIAGRAM ISOLUX DIAGRAM i INITIAL HORi2. FOOTCANOLES iNl ORi2 FOOTCANOLES •- _- •`"-- MOUNTING HEIGHT ' IMOUNTING HE 2 • • _ 15' 20' 25' 30' 35 2 .� 15 20'20' 25' 3 N _ I . 1 A 24 14 89 82 45 i A 26 15 96 8 �i- f t r- "� FRONT C 9 i7 10 sa 44 3,2 i FRONT CC 12 70 44 3,1 2,2D '6-650322.216• • E 5,3 3.0 1.9 1 3 <96 1.7 1 0 64 t F 1 7 I 64 44 33 2 -_. F 88 SO 32 2. • , 3 G 88 50 32 22 16 - "• I G 53 30 19 3 2 3 II . 3 2 1 . LUMINAIRE SERIES: CI II.400M•S5 LUMINAIRE SERIES: CI II-400HPS-FT 3 ISOLUX DIAGRAM ISOLUX DIAGRAM INITIAL HOR12. INITIALNORM NORM ,4 "► FOOTCANOLES �+ - FOOTC TOLES , 2 t:• MOUNTING HEIGHT If • HEIG 15' 20' 25` 30' 35' 2 _A _ 20' 25' 30' 35 A 26 15 966.749 _. FRONT '-' - - f , A 20 12 8.8 6.5 E D C B,/ a ty to 6.a 4.4 3.3 REAR — - _r- _ _FRONT _•_—G D H 8 - 9 10 6,4 4 4 3.2 C 8,95,03,22,2 1.6 0 __.—+ C 5,0 3.2 2,2 t 6 , REAR 0 3,5 2.0 1.3 .90 65 - D 2.0 1,2 89 65 2 _ \ E 1,8 1,0 .60 .40 33 E 1,0 64 44 33 . F .90 .50 ,30 20 18 2 F 50 32 22 t6 • 3 - - G .40 20 13 09 06 — - - ..___ _ - G 20 is 09 07 3 2. 1 3 3 2 1 . RATIO . DISTANCE MOUNTING HEIGHT This report has been prepared in accordance with IES guides on testing procedures. It is representative of luminaires tested under standardiz ' and stabiltted laboratory onditions,Various operating factors can cause differences between laboratory data and actual field performance. 4 • III --. SPAULD NG .j c�: :, I r 1J .r �.n.�, �.1 L .�� .• INOALUk 5 I , 0 Form'Ten Post Top ' • Specifiers Catalog • • A ......",/1 , , , • . • • 40. •• . . „•• ,.,,,..‘,...,: .,,..... , . , . . .„.•.. • \ h r r rJ,.��.Lr TV •v�..7L• y- t_ti t I, ly.,, tl T', 0 , . , .A, ' y Y I •. .r • .fir • tI�-; , 1'1 y1•..•' M:1 ) .'try y.', S im•14 'r 1r 4r•o VrJ' L .11 ti r •. f. • I .5 .•II,T4 e.„C;� ^2h 3�'2'4544 'w`• ,. /•1-'t ' d v yr i• ce. •G• 'x !• i. "' ' ., 1 Y1 f • nA • • t " . . r • , ' ' •, ` * , • 0t40 NIS • i' . 1• s' ,✓ Gardco Lighting • a • o ,,. n ! • • 4 " Ordering information. 0 p , .40. . , --------------_________,_._...._________„ . ., . PrefixSfze ....Conf. CPiguration' ation' Reflector m I ` • .La inish ' r, CP17 1 , •V' Refer to Rotor to i MP 17 3 Lamp Finish - MP" CISelector Selector • • • . • VS1,4 •, v Distribution Patterns " • • • , • •1 r Type t t�,f,C)�>) Type III - 1 �, 1 , ` Type VG ;; / r , t • f t /, TYPQ FM • :to -!., , • ' Lamp Selector \ CP1 ,�F • «r•'�. •I� rr v• t rriy ,4 t y. i 7 CP22 , . , MP17 • • I 'x 70 HPS �' Mph ' '� ` .r v I a' 250 HPS 70 HPS ' + >!QO HPS , 250•MV - ):i„ .1 •c ,1' —. 250 HPS .0 a� .,Y^ i.' 100 MV "\ 250 MH 00 HPS 250 MV. ' � t 100 MV �:,;y 4i•��: D : �.. 150 HPS2 , . 400 HPS ` .250 MH r 150 HPS7 - 0 HPS u 175 MH 400 MV 175 MV �._•:-.• .40 ` _ >- 00MV •,.,' . u.r,;. 250 MV 400 MH -175 MH ' r ' 400 MH ci=' ..4 , w 250 MH ,1\' . , • Finish Selector • Anodized BLA BRA NA Polyurethane f BLP BRP NP WP RP • BGP • • y� r. . - uorocarbon3(KYNAR 5000) Contact factory for availability BUP GP „. Black 'Bronze . : Netural • White Red '•.Blue ' Beige , Green" x r; .,, :., • Example: _' e:•c• _ only Votes I VS reflector available with CP MP22 models Ballast only 2 Supplied with ballast to operate 55 volt tamp un• -: _, at on 7 Voltage ess otherwise specified 3 Contact factory for availability 4 A sag polycarbonate'ens's standard with VS reflectors - 6e--- Lamp See F.nishes See page f 1 for comotete finish sbectftcations `•�' x ' ' --Finish page Ail tens frame and yoke assembues are finished satin t Options 13 black. Luminaire and pole reveals are satin black 1 t point-by-point I Photometric reports. design templates and 2 • ? 1 3 120 400MH BRA- I POLE ° footcandle computer printouts are available through your Gardco lighting representative r• r' C:.t o n s „ c = F J5i^g • CWi ` Sag Polycarbonate Lens C = P'ptccell •CP Models Only• (on 480 volt, receptacle ) 4 CO\C9 <ROJ\D) ' - , 1 . . APPLICATIONS . ,. Apartments, Motels, Hotels, Parks. Walkways, Malls, Entrances , .. , , . alCONSTRUCTION FEATURES • r; Housing-Spun one-piece aluminum ' ,T A., with a recessed integral flange'which conceals two stainless steel door lock r , :ti `� r i , • , , t1; C t�f y�•. screws and housing hinge. Continuous • �'� �"' s;�r�,,} ~ti ' neoprene gasket seals lens assembly ' r' ` .4.4 '•• , .,, to housing Lamp access is through th ( • . 'j,;,'i•et.44.r •F, ,. ,, �: -` :'`', • top for ease of servicing, Spun aluml• Y`r. ka.. ,&4,. �'` num anodized reflector is mounted with . ` , 4,a''i�� f 'r socket in housing, • ► • "•fir .r',,a rA,� • » Lens-Clear acrylic conical one-piece ,414 ,"5, t, 7, • lens. '• r 1,...ir,Aff.��y ^ • • , •' ''- Mounting-Cast aluminum adaptor • •.r•.' _ 4..,,•.- ,;,,1 ` r 't-•.. • slips into pole and is secured with three ^fl.:.,ti,,� • i. ^ ,`. 4 stainless steel set screws, _ •e . t<r~` ..... 4• 4 "ws ,• Lampholders-Enclosed mogul per- • % ' ,�.4"•', a; ` -,1 celain socket with spring-loaded, • ''• rM • t • . 1 nickel-plated center contact and screw cf .� "�` ' . shell, HPS sockets are pulse rated. ° ` ' r • ` Ballast-Starting rated to • 20°F. Into- `a' gral ballasts for Metal Halide are con- . • ', _ ' • • .'- • , stant wattage autotransformer type. • " ;� r Ballasts for High Pressure Sodium are \ -,o High Reactance HPF, r" Finish-Standard baked-on enamel r � ; �;'',� ' 11 pain linish is Dark Bronze. Other • ;A " ,:i : s• • ••,k` `,- finishes available i yy 1 ; •' Y • • Poles-,�' OD aluminum poles for 8' ,.-. i ,; t f.•• • , and 12' heights. 54 OD steel for 12' to '•.'s • ..'4 . '`; 20' heights are complete with anchor •. :, •F� • •,; •• 1 Y r k bolts, base cover and hand hole with ,•.• 1 . ... .. • .,,f . ..r. cover, Pole his enamel paint finish to '• '' ' ''" ' `,,•. match luminaire. l �' ;';i' `�. • �e,xt„ . ` I Effective Projected Area:• Sq.Ft - .. ,, ;, t �,' k`', , ,;0, ' • - . . . �1.':•'r •._ ^.,y,'.:- -.-1... 1.. 1' t.t' i.•e `•i;;; P.41... b J SPAULDING ' 4 •tr 41.0. o ,,,..,, co\coR") (RouNn) . , ,.....„., , , . , . . .. iiSOFOOTCANDLE CURVES (HORIZONTAL) d • . vim, LUMINAIRE SERIES:.CD-150HPS LUMINAIRE SERIES: CDA-100HPS • ISOLUX DIAGRAM ISOLUX DIAGRAM f , IIJI1lAL HOI.I 3 } { i . FOOTCANGLE9 3 . .. ., i FOaTCANM E t f » • .,.r.... MOUNTING NEIGHT 1......-; ' "., MOUNTING HEIGHT 2 1 12' 14' 16' I e' 20' • 'J A 4.2 3.1 2.3 1,8 1.5 1 . i c,. .,. 1 . . �,. a A 11 8.2 6r3 4.9 4 0 ,\ FRONT i.,. 0 3.6 2.7 2.0 1.6 1,3 I 0 5.6 4.1 3,1 2.5 FRONT I... C 2.A 2.0 1.6 1.2„2,0, 0 1 . - I I 1 C 2.8 2,0 1,6 1,2 1,0 0 I �l 1 8 1.0 NEAR ,G F ED p j B.�.. REAR { D 1,9 1.4 1.1 .9 .7 1 D t.4 10 7A n2 C�(1 { + ' � E I.1 , . 10 e s s E 56 41 31 .2 an d C ( i t• • 2 F 1.1 .0 .6 .5 ,4 2 f , ,,. F 29 '...)0 .16 12 10 G 8 G 5 4 3 i .. , G 14 ,1U .OH oo .05 I RATIO DISTANCE MOUNTING HEIGHT • ' •.•"4. ORDERING INFORMATION d .LUMINAIRE WITH SYMMETRIC REFLECTOR--ROUND LUM1NAIRF'WITH ASYMMETRIC REFLECTOR--TYPEIq 'WATTAGE ORDERING NO." m00E.1. NC) I WAl"rAC , ORDERING NO,' 1 MODEL NO. " ' �� 41ETAL HALIDE METAL HALIDE °'•9W C0.17 5M 39497.009 t 75W CDA0 75M ;39497 0291 ii . C:1r)•�50M '54W 39497.029 250W CDA 250M 30497"029< •* Hii;,H PRESSURE SODIUM HIGH PRESSURE SODIUM '111N C D•T0HPS 39497.037 70W 60A-7O1•IP 39497.037 ' UOW CD•100HPS 39497.037 100W CDA.IOOHF'S 394117•0:17 » ToW CD 150HF'S 10417 045 1 v1t1W ':fA 1'?l '+ 't'1G47 t1.1', o s` �4L'1;E ,U�.�cdy twat auilattu 120,200,L'40.27? w 406 wll 'N i 'Spuudy vim:tutu (Ut)All onus arts U.L.Iislnd , :«LE ' Base Detail Base Detail ' -IEIC1HT OFADEHING NC) o MODEL NO ' 3"00 Alum. Pole 5"OD Steel Pole a 3 INCH 0.0,ALUMINUM 8CDP 41351.018 tacOP 4351=107 <,p' '. 5 INCH 0.0.STEEL 7" 13a1t' , , 131'„ ( o) '�' 14CDP 41346•145 . ,• 16CDP ,11348•100 i 'i' I8CDP 41348=180 i' 8"•1 iV'Golf Circle .,lOCDP 41348 20 o F �Cr x t.,-) . �✓ t I b Q. yk,i c l:, v1 c c-:-i 6 l l✓e c It`. b et', c / , ' r I bG>r ct lc�Ss 150� �, ' i i �J I, `' SPAULDING • Yam • // r v I: lr A l „ . // I1a;llrl , P 1. 1 DOST TOPS OocdRD( R92so)/\ w YORKF . _. . . . • . .. *•`..".,:.,,;,ti. �1•e'+ra}�"� 1.s 1t f.•''ry7•1 '.a,�.'-. �•;t44':j y.> Wt..f•' _ •+**v,'•r •r ' l• '4 .. `; T 1 3 r ' •5 ? ird'7r' a. e.Y07� F.•. tl� ;' �'� y ' 1.,1 .:. .4 j' , ••• •1.. 1 rt'4 4, �w�2• •}v`V`•.taA (Y„r••t!•' r . •. .4''�,+ 1�••?'l''� • T�*,f_..i/•1� .'t� 1 w•+r_1 ,.� :.IC•j \ r r_ 1 1 ., ++ 1 d„t•.? r•l ,sF ^ • .,• • el 43..E. �r l �!♦ • R. ti i r r• } 1 )•3 •t y �' a : r x •�.t T.Pt r,+r .4'I'.10.,. ,-j,'d 7.1:-I'''. -- 1'7*• 4-t d'N•.\ ."..1.144,43..i• tk A . . ,A,,, 1 r "1 1. ?..4 t.t•;:.,. '','•,,v,.••; .. ,, . *.;••": t.•,,,..34-4,4'. ,,,„2„,c,r5„,,/, .6,..,„ 4,,.,3'..i...,e. . , ' j� •` y' �I�..`-.' ,,,, ' �% ;iN P ex14 b 1:• --41 lt :1• .i1 r• �1� rr• tT S i,?,7..'T;• 4.0• /, P-4.,-,:e �14••:•,,,.`•'� 4 .'•F•lt., ' •� ?' `-�__+ • r-,,•i_ ,II, �,,d' .�y 0-- 4• j1�� . Srf c�•r` .A1. • .; 1 .�ry�ri '�l+ �Q ,y• . `r• � • ! ,� •ir) a •�• • r,..•. vr��r-?,., (,•�1�ry'Q' '�*. - ' 7' c1 V,'�'F4 ••N . .� _ 44 •1...e iv~ fir; • �,F' • t ` •"��. '-',- 'rt , .' • J'` s.. • .% ' '�' • • J1 V^.t.,�t �r •J 1{• r•„�«fw`jR 1 •t 5' :y., •ti:.� „'- !'jam, r'T�; ti'Tj'�' -� �.I``+ ,,�r ° ' N. S� 4� �V�. i.. :^3 r t • t1 .4 p- �r. - •- •+ �..:.�r • +'�'' e .+•••".• , Y .s K .�Q•H4}.r-r � j T., � " t.y • ' �:{^ 4!'�,1••y,x ...i '' .`r ., • r 1 M4.,• ,, 0.am•,.• _1.�Y ... .4. Ag•. , t. '•.^.tiGt •i•�, t• •« .M4 t 4. .. *1.4 '% :i J":1 ' L•• 't;., }., r , y1�'� � -�¢+� v ._� . �' ,-, �•- ..-.- t '� ,,,_, , •�� ti . ,• s; vet• . :vt. •`', 4,,',.•L, .f .,.� ttk�,�t ..+-(?� ,ii.q i• ,1.r f f• ! "• ,,xr`, . _! +1+•t . A , ' .. �• • �F�L"71..•�^�`i'' jr 1'��J! -• ,r,✓-1. '',"•Id '4.4 ,,.t ‘ Y•�,,..... '". •( d4 ,rt ,7 .' ..... ••t ,,If`�, �. ' •I�� lL, •�'441,':� {`L.eF�l. - 1\�yT"�'.�1�'►N n,,,..-G ,. i. jr•�•rkC,1"�,n„ T ,'p .,. ' /1. •.`4.:^;, • ... ;.,/r ,N,.•,:r:" t a • • •try j y, y�; ),.n , 4 . :.tC'.' fir ,�.•, •,a• '«,5 ,,- '`• 1 • ti^.1 6 > ,. .- 1 �"'ram-•• t 4' ,, •� c . 11a •�r�rs1-, t^t•'• (3," t:• "'�- TMty ».. :%'4. ,„ r ' e.., .r1. s5>"•r, 4444 -4 C• r 1- �^;,�" •;i'b+•V*'"j7.i: 1.R•'t'� ,r ,' :`,3.'./,.)_.Z•44I • d t. , 1*,..,^`tom r\ V �'r.- 7.`m '• _ ; vA•!y,1 • ...-..1. 1 4% •• 1 '* .••^ /'yY. ' ,.. •Y'•\�♦(.f /� .+.1.rr•,N.V• �•+' , •. 1 ''" Y. ,fir•,'�`'�. I jy. ,yr,,..4, Y C� "�. ••t,- ` h.y �►.. ` }' lsgf°4, -�" 9l r•r, t'1. f,, r: /• • • • It 1 . .•• • �.'x.. "'.]"9►.� sr µ-. t • •,�' * • v (1, „ .� ^ti'1 ,„„,„ • •n`.4"�t 1' ',�j•..Z�.. ""'11c•�}}[[•'sue 'i. ,•,,,„..•,r , ••' ^ ••ry'..x,..iiir1 4i {i.../CrT..If '. '1. "• •. • " R.rI '-�'• 1' .4, 1� :F r , i�.,.i"R thti-71l. v.s.' tii•, .,.. r •-i �+�••R . .^i t•1. 1� ♦•, . ,,., 'r 1.:1Y�` .. ,,,,l •i "� �,••Lk t•tr4',.••..z.J�q,,I,�A • `i,i.;:f:ow ♦� •_•' _ 41i. 7 :'t'•w."!ii,,a ,44r 1t a 1 - .? ,„•,, .a -,. .+.. ?., 'liY' y' . ,j,. �� V•Cr�.r. •.;, ', •. - -3• . ,,. .7I tip..-; ,,,-atC„;...._ r.. �`^,t•1' •'� ��..�'Ir � .'ti 4.,f�'1�4r�►.i"i,�„7.Z �'�.'��.� � � „,,,.,.......I, �,�,,•M�• i -'+1]�4t� .• •a .,1ii�i��+ - ; •`•.L.v4 .�� - ,..-z'. "�yY. ' F� % r'.-srt7T :r vC•+`1`1 is tA4np 'i).c4r•4+ .+•:;„, .. ►, `= ` _ tit1`� i r ,�+�l3'-'Sy.•i` =" �!3`'�• CcC � �+)j} y �� lam••''"�;�J:a"" r,; y' t, • . i, e. 'tid.C4+ s �11 �' L7�° ` i •JIt 7• �. Y / �6f•^M' f',r' ' • tf /!� { � .. 'f'I,cPr T' R IKt' � r' �� /� 4•: .+ 1•'i •'�'� 1 w kt'.� vn' 4�M + ^ �. '�•A i._ y.1 _ r�,=' •.�•-S••�C.;SA-t"? J( ry k• .4.....,,,-,..,*," = " ,.` U' , ;.• .k -- x x'4 ,►•r+,`• ''r '�•. )+qv. '�,w ,,, .r.sl �C►,r"yy �b �O,'�.`+1 �» '4'�� ' , 1r `to TT •h�y�y,•'•''� 4.'0�••••i t ,'"4 • k R a� '' -4i, 1 •?- v -7.1 '. ' . � �,C�txv,ge.'if '1 '• Mr..1.-:, i•r• ♦ .'7•C.t.f'•rfr��1'7;..1.-.0- 1*1 • • 1, i.: s. R•, r<, .' ;1 h",4.,'�Et i•r.... • �y, y,, '�A((�.7 ^..4'•�t,l tv•� *'1 K •t t c...•. I;�`''rx�''4�•7'a''" �?;`7 f7 f y L= �'``%I"' �•j.�/�,:. . �a.,.' �,. �' i." ^-"•- ?� 9a•• +� � r ►.00\ 1.`*1`�,,J.rii* 'xi 'N..1,1 •/r'�..t t•` ~ r•44 :4- .. , �'� 1 '. ,•• ). .' 0, '';T• i• +•rJ I '<' - "j• 1 li --'xis.- ,/y�'(. .CCP•^Y' '.? - \y ti ti `P--.. Qr,�F1•j+, $ t,YI4 . �{� I�'L^ -}.►y:,,e7.-.�iC•• .` �1 .•-M fi�lir.;t,• a•w•r,•1 ••fir(r•.^/'��.r• •t�, t- y;t J , ./J�y ;A`�•�"'^^'�`� `!R,"-a•f'i.�' :•^ • ,•�� .. `� ti �r,, A L _"!'r"t. ,, 1''^� ;.., r .��•� l� ��'r •,�`lw._+tlr !Ac' S x .�t. '� �• K}•.'•i�y � ..44.Fy-' ((�++':ti' • ;e,.7 \7''!t� J' i ,, � 4.fjr-b•7."i '0-l' •" ' ••• p ;. r.• �r;.7••• •iri ri•s'4y�''1�•'•,'•w ."1 ,r�� t+� „1.- .. _ '� * 1 Jr i. 1 Ifk-,„,... • Mi4l n 4. ,.- ' l% ;R - •1; , .",i:: '* ;I,..,.,y_.'4". � '..,,, _c_. .' .t 6 ..f. 1{W.1•.�.1 �' ;4.: ..`ty •`'t"� ',1 ,tam �,1!1 .. ,� 'TAN,11- r .fluty •:` � �• .e'..._ K • t71e.., 't��:\ 0 y/ F4.'.,, •Vjt A,�It 1 r1 'Jf, �, r ry tr' �. 1:,}/�'Y ' }., �-W , ;+*`fO' ••;1(j Rp r.. .h + p&p" rr •a. +1. 'a '1•• ':k' .�1 �'' ' •• i�.^'t''.• t '. �1. i ti - j Aw . "I't re' 54;•cAlS) / 4 u • . y -r/ t,.;:•:, 1.T • 0,. .,-. -~`SPAULD►ING I LU \ UUHD SUUAHE ORDERING INFORMATION LUMINAIRE 'w• ORDER NUMBER LAMP :. . „ ».,...» WATTAGE, SQUARE TYPE V i ROUND TYPE V TYPE NI TYPE I i W T./ METAL HALIDE S »». U ,.• __..P , _..» 1 MOUNTING' .. ..,_ . -\ 18 I 10 175W CDS 17,5M b5 CD i 17bM AS IF " Cf1S�17'M 5 IF CDS•175M•I IF »" `, ' ... Intern fitter 175W CDS 175M 55•SF COS-175M-R5•SF CDS-175M•3-SF 2 "i ......................». .. ..,, ...,,.»,.,.,».»...,......,.,..,..,.»....,...,.•,,,,.,.,.„,.._._.... CDS•175M•1-SF � slip ► X 3 r5OW CDS 250M•S5•IF .torn 42 CC)S 25UM R5»Ir CDS•250M•3•IF COS•?SOM 1 IF Interntrl htt� 250W CDS•250M S5•SF COS•250M R5•SF CDS•250M•3-SF • CD S � " 43 CDS»Ilii1M 55 IF COS-400M R5 IF CDS•400M 3•dF CUS 400M n IF Internalllit brt } 400W CDS•400M S5•SF „„CDS-400M H5•SF _. .„.»CDS-400M-3wSF • CDS 4004: -SF ,„, sp ,,. 2"sm. filler ;0"' HIGH PRESSURE SODIUM 70W CDS rOHPS S5•{F' COS-70HPS R5 1h CDS'7011PS•3-IF CDS•70HPS•1.1 ...._ .»�. .» ...............•..•• »».».,....».»»».....„CDS-• Irnernal litter 70W CDS 70HPS•S5•SF COS-70HPS•AS•SF CDS•70HPS-3-SF' " »•' ' • 39 • 'OHPS•1•SF 2'al.,filter ,."...,, 1oow CDS•100HP5 S5•IF t. �._i. 40 • CDS-1SNk'IPS•R5•IF (.DSIOOHPS•;I•IF CDS•t00NPS-1IF Internallittor • 100W COS•100HPS•S5•SF CDS 100HPS-AS•SF COS.100HPS•3 SF COS•100HPS-1 SF ""••"""""•""' 150w CDS 150HPS-SS-IF COS 1504PS•R;,-IF COS-150HPS 3 l CO'S 150HPS-1•IF ' " r slip fitter 4) 150W CDS 150HPS SS•SF COS 150HPS•R5•SF COS•I5OHPS 3•SF OS '•'••' 3 Internal filer 4 ... »...,,,,»»...»....,,.....••.»» • .,...,.• cos•15oHP5.1 Sr,•__•. 2"slip 4.f 50W CDS 2S01IPS SS-IF CO ,250HP5 R5 IF CDS-2.5t11'IPS-3 IF COS.250HPS-1 IF Internal fitter 45 250W CDS•250HPS SS SF CDS 250HPS RS SF CDS•250HPS-3•SF CDS•250HPS-1 SF 2"»slip titter 46 400W CDS•1f1L}HPS SSIF 400HP.S R5 IF CDS 400HPS:3-IF CD S.400HPS•1 Ip Internal litter • 400HS•3• ,-400W COS-d00HPS•55•"F CDS 400HPS•RS SF CDS PSF CDS-4t�OHPS,1 SF 2'slip Idler 56 'Fot Internal fitter luminaires use poles listed on this page.For 2"slip fitter luminaires refer to Section E for poles with 2'pipe tenon, ' NOTE:Specify Wow vdttgn we,20e,240,277 Of4B0 Vats, (1-9 All units we U L,Wt.(' OPTIONS DESCRIPTION ORDERING NUMBER: Pholatslnctric Control Add Suffix"PE- POLE HEIGHT ORDERING NO. MODEL NO, •• •• '.','..4 t•,- i t0 10 SOANY d131Q 10lI x • , ...4 e i `;'>• l\ I2. 12.10ANY 41312 125 r ti Mor,/ . �c`."., .44. ,.,„ 14..a• 1, - ': 1 t SOANY ,> fit'" .,ry „'1 at. ' „'� �+ 'Alr I • 10. 1Ei It3 SOANY t1:11211i1i '' ' ` . " +�'w 14 Ia MAW: 41312•1t1e", fti: + ,./..`i" 1 ,y S �e r 4 rk • 1 Pole-High grade 4"square aluminum, � ?,;� ' ,r t' ' �,. *, ti'"' Pole complete with anchor bolts, base "� y+t';„ . .' as - cover and hand hole with cover. Poles �` b' ,,y1..a i . 4. ' have an enamel paint finish to match -c , :4•444 luminaires, r i r—�w . • Base Details � lO a 8"BC DIAMOND ; --►--\ PATTERN I POLE HEIGHT t3OLT SIZE '�,,_•,� 1 ' 4 - i ' 10' to 18" 4a"x 15" • „ • 18' S',"X 30" 11'yl!' " 1 ji i if 1 0 , � • , ' N ' • . - .Y *.l..seir .:r7''':4{ it,' • 4 • • ' ' ' t r{ Oyu • *" - ,, .�1•`iilr: t • PAULDIN , 1 1 • t•.=at t,, ��., 388 't ' liy i'N,r...1,.I to,4nt l •••rwu!A•,,,.4.al 1'iIIt;•JI't1iu; Iytil,-I:••IneIn N . •.uit.1re!,Pu!:71 I.t•4ItAtMd+l•,+.•'. st 1.11 ssuestst:N 'I 4 4• w • y !E... CC ISC?FQtJ'IC:AN L CURVES (HORIZONTAL) LUMINAIRE SERIES: LUMINAIRE SERIES: LUMINAIRE SERIES: i FN100.DX-DUAL _. FN70-HPS-TUBE - FN100-M-LUV ISOL_UX DIAGRAM lSOI UX DIAGRAM SOL »._AG, `'—, I p tSOLUX DIAGRAM "M\ 12' —,yi.,, , 1 ..� . \ ..�.. 1. 1` i. . 0 OW.. T fr.• •••)• . 3 K6' ,f r 6' .r �1 9•M . --f 6' '.%r /,, ,, j.. ,441 I. »».. 1 t 1 »» �i« 1 i- This report has been prepared In accordance with IES guides on testing procedures.It is representative of luminnkes tasted under standard and stabilized laboratory conditions,Vanous operating factors can cause differences between laboratory data and actual field performance, , • c')(iC E.f ING 'NFO MATION WATTSP SQUARE MCri)!:L LA OR[)t FT,YJ • T «,...; f RO'. 6ppE 1 MUOEL NO ORDER NO, 7 Ot uCRIPTION MERCURY VAPORi MOUE L NO , METAL HALIDE • HIGH PRESSURE SODIUM ~~ , • 7 a ....,., ,«,..... „ . 1 1)oN FNI1110•NI'S•" t94o .0/3 fNII.100•HPS 39409•140 • ar I IIGH BOLLARD„INCANDESCENT NOTE: oficlly voltage 120,200,P40,or 277..v ots for Mnic:ny. ,..,, ..,.. „• . ,,.,,.. .,,, VWror*Koh Prashlea Sodium., Incenooscani are 1110 volts only lU All units are U.L,Ilstod,SufifyDplSffiLuvfx' Optic's Suffix "L"Tuba vth T , a w i ' 7 �, :Y, °t $.. t f lid` I` ",f kyy M1 • �wkw RaaVSS>r * ad�. » '' d4 { t:`Sl fit �, e '}�F 'S. ry! h - + ,, r d y*W � � k } A �l t N'r r " ft` ,If nR"ypG s;. ' x 1 { Y + Mr... 7 file '+' Il, . r { + ..4.tii 'v a+ ?a v' �' 1 0 t l, 6 Y t I Q• <'u r 4 M, "` !"yt�y"y* t litRitriti' ; t+¢t 4:1.?IJ�"+'k r! t, M�33='t.dY`fit ' iV•'1y�;7•',,, .`�' } — A } ,k, t!i�v:�j�r.1 C`_,t:,,. -'„ . i' 1 ., c;��er ; ,`I.V. Ar k VIII,t:t 4 .1 ,. tt".�+C"; Vo .� £ P 441. }' F.:*a A�+ ,�rr�d ltiyN6 ,.•�... ` .u► a ytrig* �pj�r �y i•i - �+Y ire "R•, ry _• y �jJy • k.,�' ; • ' {{R'It+`tr`F� y,Y},Yq T�•' • •t1".�'s ��l1+RR;,i� , ! y :i II.J ;t �. 0 a ` jl'a li N� :' . n'rY4 r•,+"'Q1' I , ^ t r T+..'t -. t,Y` t fyyc 'i ., ' 1, •�Y R ,{� yj� h} % V1 �a DUAL OPTICS ' t ° " `" .f n TUBE OPTICS " +LOUVERED OPTICS . oil ,. • • jj +, • 4 • • a • APPLICATIONS Ar�Z,w � y �r,�.� , ' � 17+ wt, .��rr �7!a � 4•+r�x t e :r rd y ...� e. `er� , H5.'�.r..r.x t,.,* T+• . Planters, Malls, Walkways, Steps. r , ,l 'ia + k 40s , r �F h» 'fir 4A.,.,.h : <` t'fr • ',�Y�R-"` x ` N �� + 'r d4•rt 1• =�,t°wat .f' .� 7 R s4tn'"'. ,��71J' /• r� ' `ikt ''"Sa � '• `�.�. •t2,rtir?y{r.+ '4e • r�i�]Si'' aIY 7 CONSTRUCTION . . . �K 41•y$E, . d$ ssL,,� ' 'r " ; A CTION FEATURES N �. ,. .: {� ,r .; s:, .;' I<r \, Housing—Extruded aluminum hour 1 �� . ' •r' `vr ing with a high impact clear acrylic lens1•14 �;�": . to form a water tight enclosure, All P-w _ � - ' S ,- .T i exposed screws are tamperproof. :�. ` Ir v�y ,: %' ",�, •r ry�,�; . Opt c lRssembly—Anodized alums- »-.rAl t 14;,, -;4 A dA t� ` s; . num reflector system is utilized to give n,,,,.." r s„ r '.- • ' 1 "'�• I ,� ' the optimum photometric performance, �" �` . tx r t '' , f ' if ,,t 1 ' N .i 4r,, 4 r 1 !fit r Lamphoider—Enclosedglazed or• ''',II"- + =r; t H . ' '' t1 p S., )A• t 1'"• x 1P r 4 •4, . t f glky celain medium base socket with spring- .;z �° t ' •+' ~ ,; � t ,. '°`�� loaded, nickel-plated center contact �"' ". •, � '' '"� t. 'r i 4 s'4 4 and reinforced lamp grip screw shell, ?„,le,,,',,-"I `t • 4 � t' ;1 dlttg� ' �HPS sockets are pulse rated, �' ' '''�'1- "-�,, (j vit.A., _ ¢ " r t l }t lrr� h 1, ��X 'yi. , • •tZ+ .fxj,4 • Integral Ballast—Starting rated to ;d ,, • - x 4 , , ,I Y >�3 > � ', "K Y ;� "'20°F,Ballast for Mercury Vapor lamps „ r;,; �t rw• ,4 are constant wattage autotranstormer ° � a '�� ' „�� y"r type. Ballast for High Pressure Sodium `e lamps are'high reactance type. All bal• ,"""� , ' : l' ` 'sue ,4Il 1 4� , d3 •-4. , last are high power factor. :,eft y~ t. _, NT' •;` x 41 �z Co 7,s 0, Finish—Standard baked-on en -� 2 a y Mrt, r `I ,45; 1 F.. enamel paint finish is Dark l3ronze.Other finishes „'.„„ `", a* ^ '' 0 available, See page.9, tt. ''yL •. �`tN�r"„ �� "�> Yr ^ A,^:"' it".'• te'•tiirj , E -T9 •rema�• i A {{• 3� >s� ° r t �r4a� 4r 4 � to- � c �:4 •44j V% . 1Y• 1'�,t X, 7r y. tn�,S u r7.4" ee-f �'x tw/,,5, "4��;s1't t , 1}' y t v #r, e, .17 ' r ,,,,�«�� ' ' ' e ss� 114 "�Si VP", . ..ay.•iYl„E'L# ; 1,I*6 t , r ;}'•c'N11 .�I }, { ty1 �,{ 1 • , '31�y t9:.nT. �4 � �Y u •, 04i1 YEA l �` w 4.3,-, 1 r•t�r ftt ly , I•iy x7vi14e • 3 �. a, r x' LJ� ,,,;t Vtli'AP f� ,• p1 f { •x 4 .S' to t na N N A ,}...w,.„e:..« ar«..ww»..... K... .a._....,>a_ w.t..,r• ,-w I • T. 44 7 1 RASE DETAIL HD { '� HASE DETAIL so r, 42 F w l 1 h..,l," Ci' '1 t1 BC SQUARE PATTERN X 10"ANCHOR BOLTS TOP VIEW 10P VICW ____. � .1 • ____ ...-i _1 G1,.. r 2 • n • - -a,. , C ' I, . u ' , 6 . . 8" R UND LOUVERED BOLLARD DEVINE LIGHTING' A3.10 d / • L. ..7 , . ., ," i • ..i • - . t'IKIl;r1( TNT'. `�YPE CO\e" , Ner ia1'11,1,ou I•u mei'.14 `not . 1 . .. .. .!At'�f'1'ii'J.d.w.tS:f it I., I q ,. , »,.. .,, , 1 r P,110 F t, / • w r ! , f . CA$-SOHPS-170V UL S P' , I , ,'•.t .+. "L j`+i `t'4v5 r N: i y rr,+ ri . . CATAIAO IHro MATION "' 41. (i.,,. %r"A9 "r ; t• * ,, .1� APPLICATIONS Saute '' Watts` Lamp w.'�°"'"w v, :i+f:aiak>O Np:".; Z,. Q•," • WaIkWayr • Patios H PP sodium. 35 35W/MED , ` ,'CAI7.35HP$ ?'1rt : a;• • DrIVUW�1yv • �3arci(3r'i H.P Sodium: ', 50 .• 50W/MED ,, ", CAB-SOHPS ,}�h� [,a�"!� • +r • • r it ,, t')Oar Finir�rll;e E�plr�n<ltic.l !i P.Sodium 70 70W/MED`x( x, tCAB•70HPS ." r L.. f ',,:1 v. H P Sodium . 100 •100W/MED '.' ' CAB-100HPS L'J'' c " Mercury Vapor 50 SOW/MED ..• . ,CAB•50MV " .0 1 Mercury Vapor 75 75WIMED . CAB-7SMV •w' t7 ' Mercury Vapor 10t7 ° ` 10OW/MOG'y""11t`"''"CAB.100MV ' ' Cl°" i DESCRIPTION metal Halide 100 t00WJMcd " ''s CAd%1OOMH - CI •A CGrr'II;Illrtlpl•y ' l imIdod low i0Vr�l litjht t OL,':,!+ F,xWescrtnt 7 7PL .�• CAB•PL7 t�I • L�Afrlrnaill•ot,1,1,11111r111fi'I It_yLIVOr • EkItI,I(,Ic'rI " • f r,.oresdent ' 9 9PL CAB-PLO t� LrllirnirlurTr►ic.• uicl. • Opti.ally Clir"I Irt()Cl !Gr Ff,1trEsr nl 13 I3PL CAB-PL13. ri ' `lyrltrrlt'tr+tMi li(il.l rli;IrIbUt.011 •• 0t)tlOrl13I 4:Ilt•01t1 j Iruatxiyfitbttt too 100WJMEbfA'. CAB%INC �� rlVr'ItII11:)10 IC Ir).t'' r:(.,t`o!1 for rl�)1•)Itc ttic l veil-Ito "•"•tl•"' only ti tor4Af 1rd II'row 01 light 1%;tio9lrot.1 ttIolo:111.ir 1 ;lan<larlJ voltat';1n for oil H LD units.oxceat 351N H,P,3„sow H,p,3,100w M.H.and I;)I IU')ttt S(`il dr +;' "+I luritln mow 1004{/ fvll)IUI Nc111t10 nuviescents era for 120V,208V and 24OV,,35W{i,P,$„j;for 120V only,SOW H P S,and F avaablllyof3 7VCSA.rlsltr+,t1'1�,r1)IlastgV lconsultlociory,DeulreUwllaipNrth,stbe "IFi,rr'`PIT:'i1t•r�"t'f'inlinjor1I atto:f,WO )ccIlr,llll HMOS!'r�rtl', ,ipc. nued to Om Colallxl No,e rj CAB-50HPS.120V, !,'•lCtUry , ' Larnos are by olt+rrrs or Irom DEVINE on special older. - " C..xno t ion low levet I ghth g til,luvos for accordant design, e WAll,BRACKET LCh4I'�VLL OPTIONS y llM' ..,110 ,I 1 u wilt ,I. t11,.Y II.II) '4 -.1,'i �� , r. I Ilr—I° ,ff, Dier";i ii� ;Owiii• '8i) '.11 ,)+1 D a1ll "`"� • , �.1;, r'l, . 1,110 I Itt pal,ii lr :'i t GPI r , i Iw • , ::i''_y.,...ii + II itsf I'i+'Ill''�tl'IU'l''I' 'OM 0410ltl+vl'llI`fl,+.:'1 '' ' ' i� ' 'A ., X .r,.r:'I f, II, n+".ii},dlNiII, ,lotr11:Iy 11N)'•1 1.I) • ? 1 ' ,`wltl",..�,:;�i°I :'. CAB+SOHPS•I20V-36" 110 % � l0,100,1.i.l:'uSi tr1'1 ',111.lard tl,'I''Atilt(' • • 1 i{ bl'r I :It r i!'I I. «... .,. ' in(II:iirl dull:.III' .1 :IIH1('I,ItI rett'Al,o.tr.'i• al,t r')Ise, I1,i r •-• CA©,SQHPS•I2OV,36I.D • • . rK ` 1,' 41 /1.4I • • , p �tfi•()Sa9C�i'YyO.'e$�•. t51e�1'•'K� flCttrr£r+IliY•N,IoY� f 1. + , L Y ' 1ut`,A "�y tr Lei 411 t<:,, ' "^I'.* a xe-t g •Si1 M , "tf iT,Yri t374,IxM.r.r " r,',. ,(p fM e k A ta ..iw'�srL.'i. .s.,La3tSc.F ++IL.a.dk.4.uiNint[..• .u3:+vui 's,li«:st}`w `i'3* ri.v.��il.M ,"ei>..,b6%fi� wya `�q+`� .`.Jx.,•ji r, Nf.:U:iltl(i ('•+elrct.lt.+r,t.91un1.n.,r11 SO alrrer1 to 1116 tlatso v iIr Ih.0 BALI AST olarrf)h:• "t'trlt+vat,ite for rnainttmallee Mt)rctu y Vapor-'CWA I Ihr (,)0.1r:It 1.FrIX'MENT CI,Wt silunlIne.nn louvt^t,•iwieinbly•.w.ttt an Inlr)rn), H f.S anti tytl•'t—High Reactance,I•IPF 0 . . opal lr„tyirr.pruit,r1e',0 Ilm,fljlskHtr,fl to 111•1 hou inr.t Fluorescent NFF BA sr. (;n�,t'woman wnh 0 1 inqut*It wnr plate mat neuron tmert', Al l•)aiiarlir;,except 35W l 1 P5 ('i0W H PS,. 100W M H.and pbsit,on.f,(l of tPt tinuein41 t I.0 t:hocl With lout 'Af"by 12"cadrtanrt fluo•t*,ttc bits are for standard VOililpeS 120V Through,'?,t0V.35W• ,+l atr,d Her tlttr boils' H.P S.Is tot I 20V anly 50W H.PS.,'I00W M.H and fluor• U l t;tlfri for A.01 101:01+011 C 5 A fisted are Ior I20V ortly • rNlSH Standard Itrnsrl is 'rHhfit+•1(7TEX `ttohuocl dark bierize All H I 1) baliaela are rated fur•204F(29'C)slatting,Fluorest.rnt ' onlirasts provide reliable starting to 32"(0") 4 �•�ZC 1 -. t9.• IA •• - 4,t4 t t r p . # �' L 7;9 1.4 ij x �� .t. • . 4 � , y . E ilt q „r, IIOLLARD MOUNTING DETAIL WALL.BRACKET M.tip ! „: ° "rn"`LOW LEVEI. . ';'' 't Y 203111rrt r a? MOUNTING DETAIL ✓n '! /OLLARD MOUNTING DETAIL': I�'�-,� n 440,in ec-e -, xrrr t,Hr kal •. w ,w.• v E. , _ 1 J t I " `�%• 114 rnwll ' �_a J •? H e Y t',*r4'. r r ,1 yt�1n, 1 .. s a' ,.r r/r'•+3 w`s, • C 5140-,,,,k-' r- r,1,- f,'tint.t 10in f //I"' ,y's 130mm�! 4•11 w Y i •p.r "r.; Arnf11A 254 fIM11 t 1 1! 1 t •'1.L.a h"tit $i h. �� f+: (��.wR a+'Tr") w.t• 'M ,! I (� 1,k I 'w see. L • • 124 own_ ! I.i Itl4 rem*« H, to ,, t ,' , 1 - V.•2t)'st1 bockel heao ., . . y.. 615 9 min) 0 ., Rieiscr 1"(�) `�"by r�fl, w 4'y 7+* mm a a Tb mfn ° ^1 Al, :7,29,4;"'nwn'te .",:;::,.7.,t7,11,:",•;!,;,".•:(203.1'8,11n.: ) ` .. fie. r ^ 4 r `} ' ' bM0 la , '>;fn 9 ,., 0 u•'' Stu1tacemusttw " >✓/�y (?Srrn)1Y01 a `? 'i 1 ra ha "'WfrkwfertdGrnt,Wrt le . 1 iho t lr L ' math.bn,enuoh fl�yy 4 0 0 ��WI I1011y .,.s.. 1 'Rf t ;� J. j F „.GfwlC.„,e J. 1"-'. Iristagabai. /, pima •� , y . }►� 'sl„,' 71 nn$K �; '1I .. . b*negltlBll /, 1` ► l�+j r lvr ' / >,_.. stow,rms1 be- i� ,.a ' yr.!. «l , / flat,level Ann Sfnoaf11, ° + �' r � ' . 2 in Cro edk>rl ;r A'��i`.'r Mount base flush )Minx 12111 • d `" 'A ,'` 4 " . t a t4' if is, r CfMGf�rf!()N,e, , J I mm '....., 1 ►..�� .. a .., e ,,� On concrete. anct1p o011' +. r J '� 1Y ink 12 in Anther bct n a, r.ORGraI 'j ' (4)regtumd �11,� JI t,x 1` _i r a.`' r," Installation must be by a licensed electrician and In accordance with National Electric Code and any local codes. rCM t7.�fal1N , . II , e �. '17,: rM• a ,e �»., r ,Flv•. ' ' r ., .. t •+'Y/ a. '� a • :sailer.'. „fp ••,)'.Q.'t{t•'�'[i j�•+ {S i "4.,s� �Ld4��I�u64:a • CRti.l11011t/. f:J►bdgWfnO IUfry TAU 14200limInt 0, 1 �'� 1G0+'f NI"�149001WItwrN1 ''ti '! I i n / J , i ') I, jf I I . I •,•.,.., , .- a �_ r,, 1.._ lc..., ,... � ' .! / ,,� ,'.• sT°awetcl oae f; i 1�t"„CNVEf111t] , / .t,YJ NPS—FC r0,24 fit /� / 1sWtuv—FC.Oe7 , �' / r4aerl4Ps.Fct,a42 n• 1' i00WMN—F�'at.W . , / 70WIIPS FCr001 r .l «/ • WiPt—FC1101/ D. 1 9 "1 rr,t. 1 SYV Pt. FC Y O IO _ .;t,' r 100W INC $0./? 12' 1 • ;..i . r Y 0 ,1 e' ire 1:' It.' 0' a' ' II' re 12' 16' .r r 1?:Vrt.r.„tratt..wl' 1*u Jl .bill ./Otto,rt• Ib 7.!,,,v "`+n 1.,:rt N+6r v .t^'qt" , try +J1OFT .,.•wy y�telov,r11.,n.,...•,r.ve•^•1'.e�,'w.,,.r»wn.«.•:e,• ! p ; '*'V t'!•"4 a q�`,'iX"Sx�7Mk' tay..'.rr H �� ..,.N..u.411/11 ..*tfae„! 3.411:tJ.`ISA..!.14.kf.N....:. i ..f.-.1'...o...t•.. 4 Y•:, . . J f. 1,41 t ,• •,. . ,.,..,:r{.,r•.�rr.4.i.:.: .x..,,..11,t,.3, "+,�•luww..L:u«�w4Yt.L..s3a.:.s;.4«cry.:,.:af�.u::t'.cw,w4t4WL.�e;.J,..:..X,n..r,a-.:.w..a►+t..:.;. • r'- y•lt4i' ( Ii to) 'efl •,le,t'In I l:t, tttl 144,1 f+.',Ai I ilr e-1 1 b I tf n',,•.Ithl IU..'r,elterl tl •f'I:3,ii1111n.,..4lli tlti t.xi tl ,b)vt':filitl I.t"t' I ItI'' *II t• t';ft.,r 14ry V-11,Gt'Iflufr:..Iut ,41,ftiltlllnil with.i „ —W:."NA ef' . 'III (iMt 1..1 ' It,,'itiUtlii.'h IMP..)I' , •. Y191rt'I r tnl;.h II1 't°-'I'lle,lt'.4t11 xlIrtt '�e1 b•'t,)tj HII <. r+lti tit Ly l0tWh)Iu hilt l•I;'IV:11!'tl it °ItFIr 1 ,I Vt;.db1•.t Aft . ' t11.)eA11js• t'At:AI A Uri+0)1r:ra f t.,Jim BffiigNE O` 1)rklf.NUliVii 11VNAk0,1tf1,Ir_. kt.V Sits Il'Ai kakl'IIKkNraiit ri' A1(I At i Viifec MiVs Cid Mith t.'.14AI)A I.IT119A tlti fl fitl I331�91tf) 1'ntrirl4Nl,71.iiti4 ItAt(NIA)171•:IF li VAX eSId,:31 Nhl'I . yy ,♦ • , DEVINE LIGHTING B2 DLS ,,- ' . . ' .. .1 • • Y �Y 1 err . ' SYSTEM t_ , . . . . , TEN `°r *p ,1,,;� tl a ti �" - { • Another innovative lighting. �. system from DEVINE g , ;� I, 4r_ •1 , It, ii i�i • A totally new lens design employ- i .r.t it ;if:% r � e • r .? i' ;• mg the exclusive lenticular $';il''' principal introduced by DEVINE ' ,,14 �, in 1983, ' ,k, "; • A selection often precision ` *1‘111% 1\\\\\\\----R,�� designed lighting systems for specific interior or exterior illumi- nation applications, Nk , ' / , • First in quality, style and performance. 1144.1.1 Ell LENTICULAR ------,_»_..,»,...,....••.,.., ..,.,•,», ._. »_ ._..�..•�,. .. EgGFINE .... ,. . ,..•- .,-, .„..,.",lt° \ .,7. / . .;,,, t- . , . ...--- .i...z.---- ' .. - 1 z:,,..:...4—'4" ' I I ,7,9•• ' ..../.7' , ;:„...1........... .....\ • /r J ,• I tT I-"ti /J • i. DLS1 DLS2 DLS3 DLS4 DLSS Wall Mount 82-1 Wall Mount 02.2 Wall Mounl 92•3 Wall Mount 02.4 Coiling Mount 02.5 ' '‘ 0 / c . NI'‘, / 1 tr p ttr ;i . ' t I ,,1 n1 1 L I ,.r"\\ ,, I j „ 411 , 1 1 , i . DLS6 DLS7 DLS8 DLS9 DLS10 Ceiling Mount 132.6 Ceiling Mount B2.7 Wall Mount B241 Coiling Moue 82.9 Ceiling Mount S2.1O ,0 ., Di , 1 : a ""-•1'* li 1► 1 �. 1 . �. 1 •a1 ' DEVINE LIGHTING B2-1 4 .. ,-Jrr_ .,•-•••• -DLS 1. •' F- MI-,.v.w.' "4 .�'-fir J h `y \ ;. - fry1 ��.�Ir•P � � «•. r Titre r ,-47 7nei(,4 . , • may w • + • • • • • ; ;2, A ..,.:4. . . . 07 ;,...41. . ., l. I1 �•10 t .... . ......«��' � • n ' � � tbuiiI:7L; � , .>•t{ri1711N!t"{ r, t t .. � ' - � , j .. . .,,..,: .. a YY �--r� . f r, ..� s .ri4 _., h '; t fK r-m, ii Jr rn ai• ii , ' It t l: J ,.. y wt' 1 M r- ... *spur x y,,,t C.'. IIry�I IY3 Wit^-�✓.:S`++2+ :ram «lF r 1,1T►'JN ytiPM i .!p I�lO!d lk l � ' ' r' r''ew.ljw t.**0.t`�.'itrl•T• 0V01.G"r,�w , Artrw . '1 '. C•^�,�ix,s' .w , J• J➢I tlWhl9hlBlrflw7 YM��. r RfJ•. 0,.�r :{r..,,. Syr tµ,Yi.► r!w �..►4.?�".. f' "-" • 4 �YyJL ., .• ,•' <%Vt.tL•`•.PJ'4., iLr 4�, J, Jr•,r w :1 ,t...n/+•.ttct 1 IA tool Ip.'t e•tiottqlIw r'0`"'i**.'.. ' (1,..../0 9 WALL MOUNTED MORE THAN 5 FEET ABOVE GRADE P,. .. +�s•., .«.YwJ.,,.> e. ...a n.�: , r,,. .....rai r w>Y." .Aj;•�+,Y .„..i.,.-. .,,rJ /. �w . - CATALOGIHFARMATIpN . ',, , APPLICATIONS • Parking Areas • Platform Lightingso: ��.. Wens Lamp Catalog No. • Loading Docks • Courtyards H.P,Sodium 35 35W/MED DLS1.35HPS ,Q ' • Patios • Building Perlrno H,P.Sodlum 50 • 50W/MED DFS1•SOHPS ,, 40 • RP.Sodium 70 70W!MED' DLS1-70HPS ❑ DESCRIPTION Metal Halide 70 70W/U/MED DLS1•70MH 0 D Morcury Vapor 50 "aOWtMELS1•saMv 0 ' Engineered to provide a low glare lighting source Vapor 75 75W/MEDD LS1-TSMV' 0 With a sharp Cut Ctff for installations five lent or more • Incandescent 100 1 WW!MED!A DLSt-tootMc , 0above grade, • Injection molded one piece polycarbonattt lures • Exclusive linear lenticular Inns Standard voltages for all M V, Units are 120V, 208V,240V or 277V. 70W M,H, is for design and compound reflector system ate 120V.1177V only,35W H,P5.is for 120V only.SOW H.P.S.Is for 120V or 120V!277V only, engineered for procise beam control. • Diu-cast 70W H,P,S, is for 120V,208V,240V,277V or 120V1277V Alt fixtures are available with 8Iut111110M housing, • 'Tamper-resistant 347V C.5 A,listed ballast Dosirad voltage must be appended to the Catalog No.,e.g„ . DLs1.50HPS-12aVJ construction is r;tarltlUrd. • Other fixtures with Lamps are by others or from CAVING or)special order, c;pE'O1f i0 photometric applications Illustrated trio d on ------- pages H2•2 through 82-10 , , Optional Mounting. OPTIONS LA 3,Jtt r re, . 1 ►, L:,.t,t j&i t ti m txrx—!a"KO tttnrtdard C a5 f ,'r� 5rrrnl.revos:Bd—�plats tor or dry w.;tll HD1 I ,, il ;tirdi rt>t cs;41t 4,,.concretkt liOui KtC 1 I o , l GdlkllJy r';YGUt1Y CM 1 '. I� i�. Pdrapctr c.uri WM1 u��i1 i. tat ;Init�trtllf;lilt5;.1">l4-tr�ttYnu) PM I ` 1"ttrtrrnallirt111trtinti i r • Int Oa i-rtitterl4lxf no I FoolI r • Int,itidetitiONmatallrniitWonts TCi / ,s illWMi Itit'It1 illy;rrGlraCttar,Ib/uiiN r ' lot.rlrni retostrab i.l I IGI tr l li irtsfatlkxl iivicwte 7C2. jt• �';a Putia,po loot wdhriot PcI,f;Mt PC IIIP "� I'it I min oilier titansituidr{td,sun rulalrxf j 50CUUi1'Ffni511N5 —CMI PM Toord.iuottonj,tippperldifirsi htf4uffig+toCdiS,rX)tJtf-)t+.t1. DLS I.50HP5.120V.FRC 1, ,r 1f r i , 4 "A I d CI sad S";aw.»L 1 ' ti ( r oto t, HOUSING;Din•rast aluminum '4"conduit opening in copier°leach BALLAST' We.Smooth contourad exterior. All ballasts are HPF.HPS ballasts are rated for rnliidtle starting ei • REFLECTOR Compound syStont wdh hydroforinod reflector and -40°F(-40°Cl and are available in(OW for all standard voltagos . die-footled collector,loaned from aluminum,mocnnna:ally t20Vihrough277Vor 120V:277V;SOW for 120V or I20Vr277V; and otoctrci•chemicaliy brightened and permanently sealed to J5 W for 120V only Metal Halide and Mercury Vapor ballasts are Prevent oxidation rated for reliable starling at-20°F(-29"C),70W Metal Halide is l . . ill LENS One plena injection molded from ultraviolet stabilized,impact available in 120V/277V only.50W and 75W Mercury Vapor are resistant polycarbon.le,Smooth exterior minimises dirt dopreciation, available in all standard voltages t20V through 277V Delusive linear lenticular Ions design provides tow brightness and FINISH,Standard finish Is'•T HERMOTEX"i'textured dark bronze precise beam control,Secured to housing with captive.tamporproof Other"THEHMOTEX""colors aro available,see"FINISH'section, stainless steel screws. U.L.listed for wet location,C.S A.approved. . For additional technical information sae inside back page of DLS brochure. ... .'t1 *A41 / .15r'1 )A,' 44.1'1.', . ,\hti w:^ 'Ili,-44 -i6V- -'M' .,•:•;7'''/."1'h ,'1.4-r ..:1: v,'. i �. .r S, w"'L. . Standard Mounting gasket, r Ballast assembly and electrical relloctora `. ccxnponentsarelactorywlred t half„ we and ore doargned tor x.`. -` P removal for rucxssetl Tamperproof captive '`""-,, �.a, installations. 5mm" . « I 1f- 7i ' ncreiN listeners(2( ...,.....,,� ,+,•, �i .i '.' ASfYIPA,..,",.. • -0_ ,�SMI'f( , •q., .Standiirdcastjunctionbox(trr I "Ir I ate 60 s'.. LA Drllpattehers or rnfor3Saylne pandAtion 43) u p { 9smm ,_ •` octagonal boxes and gum boxes 3;." I I 1 3Yr" \molded in housing, ' '95mrn'{"^«t' «" "9smm' concealed latches(2► .«.-.-..." • gasket Fixture mounts direct to wall ton - • ' Insido back of housing-four auxiliary iurfaco conduit,Housing has)b' mounting holes for Yr'wall anchors(by lamp socket is medium base, conduit openings in cantor of others(molded in housing.Install for 100 each side, lb,pufl.out' Fox details al optional maintings see back pager of DL,brochure InstaNatkxr must be by a licensed electrician and in accordance with Nattionall Eleyctec Coda and nay' local codes.• C. t 1 '@•'��►Y�' 3 ,'".i Ji:15rY: .;�.r�,�',•;f,��h1r.J :'-• w,g�try t :'-' r1. '..iliP ts4rx..i. M ' .eA'.k HORIZONTAL INITIAL FOOTCANDLE CHART ' To estimate footcandles for other lamps and/or otnor mounting Mounting height-•.10 It. heights,multiply footcandles in Its chart by factor below.Coated Photomotorod with clear tamp lamps will have a nominal effect on the photometric data, ® DLSI.7OHPSI ITl.Repe>ttNo.32509 rrrti •'t5W Soy i 70W 70W 50W ; r5W idilw i �_ In', HPS. IIP( HPn MH. MV MV. INC _. ,......., �1. -;•.' �.` «.......,J : ;: .....'ii? Lr rli s4 0 ri; i 1• �, / I oft 1 SS ! .11f 04Y 0 r ' . ,( , f.,.. . t(I h 0 dU lu r1A I W (Int. 0 i1! o�ltt 0.10 ,\ I rot 0$'r • 0•,0 t 0 t'ie (10ii �1 1 0 i i n`r r i .I g .. T\�•. _ `,r`' 1 t h .. 04 ; 0 is o b i 0 4ii O t.t 0,r5 u i rt ' • 1,,, ... ... .-..1 ~� \ , `r hit t11i1 ()Li' 0.911 I) j; 0 1 0 'tl 1'!tY . 4 � ..,...a.\ i , i '�' } �- -�-�` I+ilt til;> 0PI U31 On doll 0 UUh 55 4 3 ,p t 0 ' 2 0 4 ; r/ ?; Afloppydiskisavadeblulorcompuloritudcaksulaiirr(late ;I( Grid m Units u height l mountingdeterm Wore ure spacing with vnhaus lamp sou aces,mounting J he ULS I has a shaipvenlcni cut•utl at f15° heights and areas of illumination Scu the inside Iron'cover of the t ULS brochure y��.. 'Hy"T YT t •^-...��#_r CrI .`, T' '/ y '�y� c1 Nctm +1y yj$1 . Typo fixture shall be DEVINE Catalog No,DLS 1....,_.._, (insert souit:o and wattage,voltage and aulfrx for arty options desired)with smooth Contoured,dle•.calsl ielumlhutn houatfg.The Ions shall be one piece injection inolded ultraviolet stabilized,clear polycaiIsolate using only a mesh tonticular optical design io provide horitttntal beam control and low Marl brightness.the reflector Shall be aluminum,eloctro•ehemicaliy brightened and sealed,with a hydrufurmed lower relloctor and die-formed upper collector.Ballasts shall be high power Parlor The finish shrill be DEVINE T'HEMAOTEX "r toxiut oil dark bronze loptional colors available)applied in an eight slep solace preparation and thermal salting process The fixture shall be taittpur•tesistalt alai shall bah,UU L listed for wet Ire,alioh `-1C,3 A approved, ID NE 1tS/14L' t.:.,Ili$ t liAl>Ji of lWItJITiNO tt.l(?p.ic!.11+ICI IJ�IIAkxiiwlit k1't,+/HA IbM N S1tieliIkANs sc:ti `itri'iI4i r�l I1Ut . 1fls twtMl MI'x t;ntAu.t 131 f t' I'll'i idiottn.<Utr l'ietlh Lit gl.'1'..U',; • l'Ar, istrw.t11.11 9 hat foil '1l.duti1 tt 0 , ,, • .. . , TOE EE CAT,Na. Go . -OCCE E 60.*VInsa120.111 sFglE SPECIFICATIONS r' , 1 2 1. Die-formed stool upper housing finished with white poly- �� r-^ ester powder baked enamel, t, o �� 2. Adjustable mountingbrackets a with integral nailer tabs. .I ' 3. Horizontally mounted mogul base porcelain socket with Fresnel Square ' ' �,Gs,0 nickel-plated screw shell. Lens Downli ht °A, . .`"4. Diffuse anodized aluminum reflector, g J L ,J r 5. Galvanized steel Junction box with bottom-hinged access HIGH INTENSITY DISCHARGE covers and spring latches,Throe combination 1/2'-3/4' 100W-250W Metal Halide and one 1/2' knockouts are provided which allow for 100W-250W Mercury Vapor Straight thru conduit runs.Capacity:8(4In-4 out)No.12 AWG conductors,rated for 756 C, 70W150W High Pressure Sodium , 6. Prewired HPF core and coil ballast. ((r • )h 7. Thermal protector. 8. Div-cast aluminum,gasketed flush white door with flat 5 9 10 1 4 3 Z i fresnel glass lens.Finished with white polyester powder --1 baked enamel, 9. Ola.cast aluminum lower housing with tnatteblack finish. J 1 m Minimum flange painted white. 10. Self aligning and constant tension door support springs, ?if ____- ,.f..n w----� .L., .�.1 7.3/4' .r._ ii ORDERING INFORMATION II-- 2Catalan (i' 10.7/8'�—•-- s. Number 0 Source 13 6 ��..__............ lamp type »- 12.1/4' LAN 100M 12FW FFL Metal Halide M100/CN.. LAN 175M 12FW FFL Metal Halide MVf1175/CN LAN 250M 12FW FFL Metal Halide M250r1r/U ~-12.5/0' LAN 100H 12FW FFL Mt►culy Vapor H38JA-100101( > LAH 175H 12FW FFL Monty Vapor N39KC-175/0X LAH 250H 12FW FFL MernruyVapor 1137KCO250mX .) 4° q LAN 70S 12FW FFL Ill's LU7O/u LAH 100S 12FW FFL HITS LU10O/D �� LAH 150S 12FW FF1. ►iP5 LU150,5510'•' /"- "'r ' '"� " .F. -1 r �.1 ..r Scamp 12Aur2t/mutt be;medical.LktLA11 100M 121.W Fri. 120 , t. .r =1 I mesh.basC e.ockel. J .I ' .-�' F 5b 0,11 tamp operation i Jr * • 11.1/4' AUDITION/AL ORDERING INFORMATION _1 L. optional Door•0►rl,tr as substitution in catalog number, 'i. eioayuau t'� .58 :;I -Cast Aluminum Stepped Hick Hattie(substitute SN for fW) Otliens•t)'ddr as suffix to cut:dog number, ' i i '‘ 7,4 y.+enonn�� 24' SF Salute fuse •� ORS Ouart/flrst►Ika System(uses b.C,base quartz lamp [C 1 n urgency Cucui(0.C,Is baseesocket or uiltt leads for J ahnucbun to emergency power sa;ffce; is back of this NOTES. I.Flxtursi ale LC.s572.�j!t±d for fhN•bronch chtt:n wog,'ea:*as1 heel fni l ttage restrictions) damp racJflon. SSC i'rovtdos connialibrlity with I Ilhonla Nelue Connector 2. See tick cf l~ds site',r elaclrcal opelaUuu data. f'ystem R20.1 iu 920 System Can be installed lost Ili is option With connecters provided by olhdts, 10 , ,, t Accessiyfles Utallt as uoparalo Latalog number. ". Vo. .e�tauu1y �� /l/76J/Y/4 • � ._..... 0H24 1`oleeltrJrhanders(2)101I,batmoutll,ng D IN//G//'77/t/G GH-46 LuMC 'Aid 4 I bJr mounting hit►» v l7 nl I or Moto det.iils tied Submittal Sheet ACC-1 ��uw or UD4OII a upt°i EA0 1:8y n u • • • • • • ( '7,.:.125f:0../V:itY,,..Q.ce..,1,71.a.7 71., i •,,,,,5_-_-__,..,_.,,g-: ,. „:::1.5.,....2.i,71--P.._.....".. ...,..k7. . e 1 U�' S C�.�l.l. Lt- Yl + a.;d e r �,�AXE ; c� -- SP '1��.TM e rOSie � ro,IrzC .,'., ;4 - • i .... • , --r I 4•A r.•r 0'--e, ''-e,.•• LI :`r 1 i ".---) t , , e • 5� rw a s._ S ex v t - �_.":c .r: - .. :Gi.0 �1 e . .c-E S Y. : -Q- ol�144. . :. "fix.; F E; .a. - g,J144 •O !5 e• r4..n•'c.�.; "e-o iwA..c� oc . . z. ` ! Th.e; :b o c. ar . •Go n-t ciA-vl 5'• i { rs 1 u A� :e ,�;1 ;f 9 1 o � , ci- i i . .C �v ct o• Carv' uclzs ' . _ w i ..• :c -ore.�1 CA-Q..- Y _ 1 . , I . . , • I, g- r . 1 a,Pc tr�:-I,eo/>-e.�..petr1-; g�� ' .'L Yi e,Q Or ._•r,• - . j j , .,o.t ' P.o /,.w,J{t I ,,Jed=1• .pears a" _.i. �;-1. 1 . _ - • i--'—E:P.DAY- 1,-'DAY ---� •G;,M, - «-. • .,. I 1 � -' I ' i • ';: . 4 9 5 o ; i �� o i77 • _« 2 . • , _ . _•:{ . , • x • •. •6I . - 2A2. : 04 I ' -.I SO1 ' 3• : :-; ItS 0 492i w;2 '•:+.": , 1 • ' 1 �� _ • • ; .at.: • "`"• I _ ••; 4. I• • . •• t • I«_. •••, )« ( ..� �. • • x g 144 _ •Ir.. _ . . . .. - , .._.•- ....__ i _I + e' - `:-Q.�'7LV ZL ✓�L._ 'r •g ! •• . - -.r. • ' . ..._. - « _•_ ., I . "- r . . .•«... ( , , ' , ,•_-•.-1 L»«7.»__. „ ._-"� i ) , - 44.•-, ,`•� , • �� r} , • ` _� ::Z1.1.7:-IQ;-�. 'a�iems._ ; wD-ssw,.4te.�2C10"GaP, pen •04 ;.,144ux2oo .•._ , u_._ I. r. •.� 00 p , 1 422 � P ea ° — . 4 316ak , At PROJECT , 1earOSe 1 -Y IG rKO [C. N i •HIBIT 2 N')," iris..sm.eo'.,F. Ad, r al�.>� , cK° a5 �C`T_ oArr 2.8'9° PA Zo', a `¶ • P•0,e011 1371 • I W.os..ipa G• .gary 97631 (Sa 67S•7 1 61E \ ,A02 7- qp * °` y k N e • • • • . r « . .... t _. i • r • C . .. !.I tA j2z4. •" • ,,. ...4 1 e.i-..i.C-.;i• ...........• ". 1.) •- , . .u..,' I .��.; r 1 tt , • I • • • • i• • •••• ilf..•••4 0 41•.0• • \ • • • . - • 1 c:;‘-e-lirt ' 0 " ' e)/..15 e../.1;1A1 ''' rt-'144-1 JP. 15 , . ..,t..el-t..... . ., . ... . I " . ,..f . 1,. I _( .---ice I.• - ; ' t ; • ___. • «. • �a_s 0"C. PCe. 1990 i1• �- I�4o.;. 1 '.----ETD' --c\!...e....-.....--. \--,)--o. \--)--1,4.....- f•. • • ; • _,t.>....e.....0‘.4c1 I • • y IN ^^ nn• ' i nn . , « : 1 ' I i •; LL!_.lf• 1 l�! r/L,w 1/`.q ;.i„(�- p • • • t «_ _ t ..r , _ ^ + 1 '.. j •• ! ..._, I • •I I 1 I • I ••., ! 1-1... • • :r I. • i : • ' ..• ; • ' 1 ._..• .... �. 1 •_.•_ 1 t,i_._ , ; 1•.-_• i I�• 1 ; `.:,_ , ( • r_._. , • • _._ ` 1. O • . • •.,. ..Lw C • . , .._ • I •- _I •• •.•-,may ; I T"_'•� .••,ice! w 1 I ..._,.-; •I r ;'1 ��• . w__w + • _.• . • •«_...• ; ..••-«--, •r.. . 1 1 •...' - r . ....a.r . , , , . .•r_. • ._._._._ • Y . i.-_.• r , _._1...4. -• I I -w . t . 5.._r.�. �• .� t .1_,..Y- L•x •'-1-_'.. • t '• .. • ..�•.I • I ,:,Ti=? j it• • [I • • • • h • _-..e ,, r__.:..- 1 , ....�.� 1•. . . .rw 1 _.- '• . • _ •_.. . . •- ; I.«,_._wt • 1 -`rt--. • ..•.1.:1_. I ._w_ - ,' • :.��• rw_ •.uw, ww. . . • I`r 4_rwl w.w• 1 ' s . -r_.w• .M • • 1 • • ucn.rt.pt:. PROJECT M L.'tzo5 5 E. PA2 JOB No. 2 0 ins.3s.w.boor•."Arm/w,. eY.�.A 1 cK. BY , �- ?I DATE 218, o ro.s4:IJ79 a. Ult. •c..9«t97t731 1sa1�s3eie ' a • • • „ • . _ • , 1 . -.. „...\....,.. ,..,5:4:1, •%. w# / - 501) 1.0 DATZy . 1--r:07 / CO. 1— JI ' c ,3UUt, AGE w9 14,‘ 1 , —) / ilk , . )7 •c: .1,,"r.. •:••••1":\. ,,, ' \ Ct. 1 .1-- . \' p'P'!• < , .i- R .t.rur,r5: / , i ..p.: s , 1.„. .." ... • �•.`..� u� - f� 'a -aft r\\I i J• i ,1 jc �•1; i W • ! .i •I , •i,.. �— _ \ N. � •, I \ • • • f �`f a rf• .. `•i — ^;`,aL fi ;r -� �.r_ � �•. o � �CT$ 1, i • �• � _ •\^/}. I f» ? I I• ,t.) / ... •.! \ I lthArrN.N,__. A RGUL1C-r$ • ."' .....‘. es•\I, I If I i, • - ..» .•._ TT .o ti. ?E ET t- — v- —. .-• •-. .4 q I .►'\ •�, , �' 0 .y aL_.-e� i_.I ' I i wUu1TI t i' I y Y% f,, D,,,_...,-, L .' - F•� I ! . i/�-'�_a'• e 1 1 it 1 . ( ,-/ • - TM.) f r r0�, ►o/.., ;`1-• ut;�.5 B_ 1 1 :�� TOTAL AC2�5 . "�I -�- ;.k,t,:-.:. . mVals"-'--\ 0 s . =- . . ._ . . . .K*% . r ,_. •_. —t, . - — 'tl y t' I f'T I • w I --J '. 1 ? ��' '4� •�, \\ v sEti/AGE. FLOW T_HRU IY 7t0 �' �,t' • tamora\ �� ,�., M �LOSE Llr SAII0Q n \ As Di. 1 PUMP STA LION ). ,,,,....j1. // �0 • r,0I , - _. . { , -�6. r"' A . Feg , IVeerose 9c . , • j ; ,• .. J h • , , '• ', . • •..r r.'••••.: - `I . -1 ►o11TUetl CCuuu.'n CCl1.t Of '•:6.! `:,�` ��••,:�' •1• 1'r'�i� • �+� J 11.11 • uJ. ,✓/""•r•-•�_ q - I�r IIT•Sn•IMa / r1..` :.`. ( ti:-.d ..n" r '• c°•s P r t �;\\ • II." I I • 7\ 1 -, fr 'i r .. -. ''•, ,F r..„. lr 111 • , , t le�lL •,•-1.1,� • ',,� - "'`�(r -I !JY •\\j� 1 1:1 I Y / 4�• L.. ir«o1T��r%'�,.�/,r• '• ri i.( :-.:„,„„ ,`:'• • �.-\�I I riNi rr -�T .1 .c.. Y + I. Y` • „.,;..:.1....: / •. el.—.. Ito r:,{;•, 1 L S •• Y /• • /' 1, '•-- urn ' ` ,, ,rPl li•.•z ' au. .. „j•I...1 .•;...) 60,••� .....\.,,,-rj'- '•4,�.r. . y1y11� fl i• 11 I \r«• �� IN,IN ,�rt-c.+r'Y II hF.L "Wet Y• r•1 .• ` • I• '. .'Y,� .••4 t ' •_; • 1 • .'• ` .Ia q • 1.' • w.u.' ,tr•.+..,n:u.p J E1 r 1 ? ...it.::: '.`r 1;"`,"♦ •:,,'y ,.. I,,sill. S t 1 I I it •.I.1r \,\. ''\.:�:41•1� I I 1 .I. lil �IN.•• '74V•' ) �`i J ' ,� `1 Usr.11 In1 •. \ '�, I % . Y •• r.� � •C 1 �%1�I� � `. .'�?�r/11j N ,-'fie �. ' • ur •' -_ uA 3s•:. Ir.l �r� oos 1,Y t 1 / •7•__rev. 5,.i, _ 4..� . --- —,,. [J .I• .J 1• •1_'Jt I' li -IfirC' ula f�'''Y• -.. ' tN" �I,ti 1 +_. • ; • 111 N 1•. .- . I , 1.,/--{ • 1 1 1 cli -•,. !! f l'!-t• ', • F"t+1..wT• " 1// \., •. - .. MYn ., •It I,y ',I.i• ..4 .Li'} ,'.,• .4 N11 I�IK�` • •,'*'1,-Ir ; ;M,, 'n11 u 111 YII 11 11 1 i � ,11 IYIr V , 4y /�'/^'N� "..•• 1.'llnl I J.�,1 •sV,� r 4••, l .. � 11. rll „ICI II �•. •••J'111 r�.r wn!Z�1 • �'b,M .•� -.. - ... « , 1 ^ +,1' ',,' f , r 41, I.• / t•1 R 11�. "•I..II•"t, �:1' ,%1=�..}I .I • ( t y_! . • ��. •/`'' �`/V-. (�L1'11yY ,, • rMN ' // ' 111111f. r.,•M1.tl /IM •....... 11{- 1� _ 1MI� dY /1 _•. .( ,• ,,;•• .• / 'w /J„ , • ,, +Y .1141� •. •.11+[N IY+••f• '?• 1 `.�I�l «r; (•'Y a". I'r LJ�^J• L,,,r-/�.'ISL 'I ..11` -. ..._ ... . ,.i•• • •` • \ ' •' ' •C 11111..1'r•ti •.'•tl 11 NI , 1 �� . 1 NRr .,1MAf'u � 11• 11 MM •• • n.tl , • C S 'o I jl yW' , l s. �, • �. • 11.Nir li `•Ot►IM..j .• r11• •'�-� it j A• •• , i•^rJ'� , 1 MI• i'1 r YeY�'`t 1 u1bu.1,,F ml,{--Tr' ° '�J �'' ___.i II )J iNN : rN. ,1 111.1 l,,.P•I. 1• `•'• `!, u1- y 14.W .. ' 4.y..3▪.1..•'r •1 • 'I,. =�•."f 4 :ass; ` V.i4le \ NII � .•�,'V....yam r(S (Li.7_'` ,�, --- '__.•Y•.-•___• CNN• .I. r .• I 44"+SVIt�.q�,.rJb INI`/1j -`•"Y 1 r ' 1.•'' f', `• i ft ! = r, A r1�11';. �� IrrII ,, b 1 1�„ (JJrLrLTJ • -i • i Cr r ` a;,_.•�1,., - .4,, y 't•,, 3 - _ i1 .{ —•' I Itii•�Y. Ipi••.,ril• -1,11' • 6 , .. �• /t. .�•551. !,• �� 1f 10 j'it 1� -I ,,1, �I+Yt //..'} tll •!, ' ._-•"'}-.•,, , ........'�•/. ,. J / 4 / WISMA1,1 IM111 1 . 're"re ^'i l'�Y•_• • f 1, ' 1▪'�S JM•., 1j '�,� O�f."L':•��•'.r to: N ,./ � (':••�yi u' ..;•�%•t 1I. :S..`„11• '�'' , „•• j :\ .J ,i�r r••pp 11 f:,tea' `d , • •'� ,.--' , I {c r.rrl . .. {11 ' v • 1, .rlr�/y• �1/ • i11 Si•trL,l, er�N)j ".'• ��7 I ..wi 111 • i •I:, 'a .,II, •.;•r,I rr- 2 ti/�i, a rf: • \t" r.,•1 '1 1 •1'1.. II,N •^.,,.1-, •/ 1 •• •„.. \ • .. ,.��1� ` ` !i+ fir'''•,J,•�^I`•I ••''-'• I 11111 ......... �. '• 41 P ;• r,^ `iN `I '11 , •• ,od,Y14�rb•�'">.•�t" ,',• ,1y � ,Iril 5• ,t/ . • '' ...:, St NN - • n rnn'''�+/j�!��v� ' N.11 I 6�liue • 1 1 • , ~ •. • 1 ,/�1 ••�•., I �• Yr OM• •1:IS ' _• :�� i . , 1/1111w 111111 a ' p J /, • �`� I:'I��j/ it..".. ' .d e i 1 If/1 ulaiMlu�.1 - •�: I�:.I•' Itil .i�•1f�1// •Ni: , , 1 1111/� *WM(i'w-.. 1 r..,,• • I' .• —Y�..... •I 1 • LJ 1.. -�\ 1/1111 I IfN I;Mn� .i't11N 11 �Y `• • . . • �1�... S+`,, 1.t�L' rl(+' •,.1�.•.�� I. r 'Y• { I _' . .111uNf • •, .".`. p w- / • W. ... r.. ii„.„, S�iJ `�„ '� �. ..... I'"{«� 1 y • z w14e I.Ia b ..1 - / r' ,, . yl lu ' 1:�C i. .ii ,� r }1 '`I 1r •' 3 -Ji uN.. , .r .�+;ir h,I '• �: `r'1L�Y� r ,'1 L,IC/.-,-+$'. L• �` I I .J�.�.• w•w It« • • • t z 8 d rtt.ir IY .I ,/ • \`a- -i.• 1 • :. 1 1• '-".f'1�-' ,�SJ': /�Fy I" .iu.- rti4,. • �" r t\� 6 " , /�� ...fir G;(S 1`" ' y;'I i= 0,.....t ° 1 n. .• 1 . • 'r. yludy• . 11 .c 4 ...........:_c--..1 ____-___---_,....., ..........„.... 1. „:,„ . • 1 , noon' �' .. I •i .., ,- / , \-._:_ D1 7- g b 1 i • _ 1 .. ' • ` ' SI C 1 - • . 6 . Kingsgate Road, which runs in a north-south direction along the west boundary of the site, has a 36 foot paved width and curb along both i. • (( " sides. Sidewalk does not exist along the east • side of Kingsgate north to Jefferson Parkway. A major portion of the west side has sidewalk, though not contiguous. Kingsgate is a local road which is functioning as a collector until the Jefferson Parkway extension from Kingsgate to Fosberg Road is completed. , 7. An 8 inch sanitary sewer line exists in Kingsgate Road. A sewage pump station a ists " ". w:, at the southwest corner of the site. T1e design of this pump station did not include impact of effluent from the site or from the rest of the unincorporated area to the east of the site. An 8 inch gravity line exists in , Westlake Drive approximately 750 feet west of the site. 8. A 10 inch water line exists in Kingsgate Road. The City is in the bidding process for construction of a water line in Melrose Street. 9. Underground storm drainage lines exist the ,, entire length of Kingsgate Road and under Melrose Street where the stream on the site intersects Melrose. B. Proposal : The applicant is proposing to construct a 63 ,000 sq. ft. , two story elementary school, including 22 classrooms, a library, music roc.m, gym and related ' ( support facilities. The proposed site development • plan includes a 5, 000 sq. ft, covered play area, • an outdoor playground area and a 64 , 350 sq. ft. • multipurpose playing field, (Exhibit 8) . To accommodate the playing field, the applicant is proposing to fill one of the wetlands and increase the size and value of the other wetland on the site. C. Compliance with Criteria for Approval: • 1. City of Lake Oswego Comprehensive Plan Urban Service Policies These policies require that lands within the ,: Urban Services Boundary be designated as F" Q - 4111 i CU 1-90 :»' Page 4 of 22 A , `•1 ° :A 1 C ` suitable for immediate development and that , the City' s Capital Improvement Program give priority to scheduling facilities to serve these areas. This policy is implemented by 4111 requiring development applicants to construct infrastructure improvements as development is Y .v ,, proposed when the current Capital Improvement Program does not provide for the needed �•; facilities within a reasonable amount of time , . `' The applicant is proposing to provide a half- ' street improvement to the north side of Melrose along the frontage of the site and ' • • ` a „ sidewalk along the west side of the site. • Based on the safety analysis found in the �tx,•, traffic report (Exhibit 17, pages 21 and 22) , • the applicant is also proposing to place ` pedestrian crosswalks at the north and east leg of the intersection of Melrose and Westlake and the north and east leg of the intersection of Melrose and Kingsgate. Further analysis of pedestrian facilities in • the vicinity of the site must occur to determine the best location for a crosswalk ' , } (Exhibit 21) . In addition, extension of the sewer line from Westlake to the site should be • required because the Melrose pump station is inadequate to serve the site. ,, • ' Impact Management Policies 4110 The policies require protection of natural . resotrces from development, comprehensive ~„ review of development proposals, and payment of an equitable share of the costs of public facilities. These policies are implemented through several Development Standards, addressed further below. The policies require r assurance that distinctive areas will be • preserved, soil will be protected from uy �,. •� . •,1. erosion, trees be protected from removal and that streams be preserved. Compliance with " the applicable Development Standards reviewed a below will assure conformance to these Plan • 3 policies. Although conditions of approval may be imposed when necessary to assure ••N, compliance, findings for other applicable Plan 4' fr, policies and Development Standards found in M'. a. `'."'• this, report may indicate that these policies are not met by the current proposal. 1, .4.' . a •`.4.': .. ; 11 J M S CU 1-90 .,e. , 01 ,,' • N ' Page 5 of 22 ' wF i •K u, I 1 . Wildlife Habitat Policies . These policies require protection of upland and waterfront habitat in the form of preservation of open space, natural vegetation or fragile slopes . The applicant contends that this policy is met by preserving as many trees as possible on the site as a whole and by increasing the size and value of the stream , corridor and wetland on the east side of the site. The related development standards are ' • reviewed in this report following an analysis of the applicable Plan policies. By meeting the related Development Standards, such as the Stream Cotridor and Wetland Standards, these policies are met. • Weak Foundation Soil Policies • These policies require the applicant to provide a soils study for development proposals on sites that are designated for having the potential for weak soils. This policy is met through submittal of Exhibit 19 , which is a preliminary soils report for the site. The report indicates that the site is • generally suitable for the proposed development. These policies are further implemented through the Weak Foundation Soils al Development Standard (DS 13 . 005-13 . 040) , which is reviewed in this report following an analysis of the applicable Plan policies. ;b '• . Wetland Policies These policies require identification of wetlands and designation of wetlands as Protection Open Space. These policiOJ ,tate that the Wetland Development Standard be used ' ': ' „" ; to implement these policies, which also r require preservation of essential wetlands . , Two wetlands have been identified on the site (Exhibit 18 , page 5) but their final boundary " r .4 has not been determined. The applicant is proposing to fill the westerly wetland ��' (Exhibit 18, page 6) . The applicant contends ' that this standard is met by proposing to 1" • \ " enlarge and enhance the other wetland for no net loss of wetland . Review of the proposed Wetland mitigation plan by the Division of State Lands is currently pending. These . policies are further implemented through . ` compliance with the Wetlands Development • 4' 1 }'1 ' CU 1-90 4 Page 6 of 22 4 1 o r Standard (DS 4 . 005-4 . 040) , which is analyzed in this report after the applicable. Plan policies. , Stream Corridor Policies These policies require identification and protection of major stream corridors by limiting disruptive development in the stream corridor and by designation of stream corridors as Protection Open Space. These policies also allow the City to require * ' dedication of easement in stream corridors as a condition of new development where needed ~' '' .e . for storm drainage management. These policies are implemented through the Stream Corridor and Drainage Development Standards, which are .' analyzed further in this report after the applicable Plan policies. Social Resource Policies • These policies require preservation of natural and aesthetic qualities which are the pride of residents. They also require strengthening of neighborhood identity through public decisions ,{ which, among other things, provide for " pedestrian circulation and protection from 1111 , ,, disruptive land uses and traffic. The applicant contends that these policies are met because the proposed school would provide a " "common resource and landmark" , which will "facilitate social interaction in and around , the school" as "a center for neighborhood ^ - activity and organizations" . These policies p can be met by adherence to the City' s Tree Cutting Ordinance and natural resource-related • o ; ,, Development Standards (Wetlands, Stream • • Corridor) which implement these policies by '` requiring preservation of natural features. The traffic impact of this request has been addressed in the applicant' s traffic report, which indicates, in general, that the capacity of the existing streets can accommodate the impact of the school . Pedestrian needs are discussed in the Site Circulation Development Standard (DS 20. 005-20. 040) which is addressed in this report after the applicable Plan Policies . Conditions of approval may be added } to assure compliance with the applicable y • , • "' regulations which implement these policies . 4 . ' : 410 ,, CU 1-90 , _ Page 7 of 22 ti , • f . Protection open Space Policies ` „ . ' These policies require that stream corridors , wetlands , weak foundation soil areas and high ground water areas be designated as Protection Open Space where necessary to protect the �' natural systems while allowing development , compatible with those systems . Compliance with these, policies can be met after approval of the proposed wetland mitigation plan is granted by the applicable regulatory agencies ' .• • . li:(Corps of Engineers and Division of State Lands) . Staff recommends that the wetland area (whether or not the fill is approved) be _ designated as Protection Open Space to provide compliance with these policies . Bikeway Policies These policies require implementation of a bikeway plan. Such a plan has been adopted in the December, 1988 Pathways Master Plan. The ' Plan requires a pedestrian/bikeway along Melrose Street from Westlake to Fosberg along ' Westlake north from Kruse Way to Lesser Road, 4 r, along Peters Road from Melrose north to Aquinas, and along Fosberg south to Kruse Way via Carman Drive. Bikeways exist along the 1. ';•.. west side of Westlake from Kruse Way to Melrose and along Kruse Way. The City frequently allows sidewalk to be used ate bikeways. Although this policy is met by the v 4 • adoption of the Pathways Master Plan, the applicant should be required to address bike // 4. access to the school along with pedestrian access. The applicant' s traffic report, Exhibit 17 does not adequately address bike '. / access to the school . . assured pathways, bikeways and crosswalks can ' ,,' be found as Exhibit 21. , A map of existing and . Pedestrian Pathway Policies These policies require the City to plan a system of pedestrian footpaths to connect q • I. • parks, schools, public open spaces and residential neighborhoods. These policies are f met through the adoption of the Pathways Master Plan discussed previously under the Bikeway Policies. Exhibit 21 provides an ;\ analysis of the existing and future pedestrian pathways in the vicinity of the site. A CU 1-90 Page 8 of 22 ti ®IMINIMENINNINIM Transportation Policies These policies require development of a balanced transportation system which will '`; provide safe and convenient access and which includes a system of bikeways and pedestrian j paths . The applicant has provided a traffic ' report (Exhibit 17) . The traffic study does I not address some issues that staff finds are relevant to this request and to these policies. Those issues are: )t a. Adequacy of pedestrian facilities in the area to be served by the school. b. Adequacy of intersection sight distance at the proposed driveways on Kinggate. y " Compliance with these policies is not .ij demonstrated until the applicant addresses • ' k these issues . 2. City of Lake Oswego Zoning Ordinance 'r7r The site was recently annexed. A City- • ,*, ..,' initiated zone change application to designate the site as R-5 is scheduled to be reviewed by ,. ' 60 the Planning Commission on June 11, 1990. An analysis of the R-5 zone requirements occurs411) t below: , 11111LOC 48.120 - 48.155 R-5 Zone Description Institutional uses are listed as conditional uses in the R-5 zone pursuant to LOC 48 . 125 (4) . The maximum lot coverage specified for buildings and required parking is 50 percent. Since the site is. approximately 370, 260 sq. ft. , a maximum of 185, 130 sq. ft. 1 r-: may be covered. Required parking and . buildings for the proposed facility encompasses approximately 81,550 sq. ft. , which does not exceed the 50 percent maximum lot coverage allowed. The setback required in the R-5 zone is 10 feet for all yards . As demonstrated by Exhibit 8 , this requirement will be met, Additional setback is specified in LOC • 48 . 150 (5) for development which abuts existing � ., less intensive residential use. The site is surrounded by R-5 zoning for areas currently annexed except for R-7, 5 zoning on the west 41Ik tl•ti CO 1-90 Page 9 of 22 w e • • � ma's �, , / ,- , ) \\\.. ' . : . . ,. • . '744' , .4, ,--7---„ : .--7--,--7.7).-"'—x,.-;;- -----„,---- ..--%.---, v,-----":„....----2--,.....„....--- _______-7 ,....„7--„,../ /) Y :�6 0 2 ./ �i i r��„... f 0 0 r t� E E g — - : ' , • may` 7 � � � .. ----------70:_____---____ -___",-----...... ___—..,------ . ----- _.---- ----------___--------- -------.)\ , s.,:\ '., , . ., . ,.....---__3::__r___:::::__„..---'_________,4, 0 ......----.--__ -----'--:_______----d -'----- -------------l___, \ \ . •V,,Vof. ..,...—___ .....-----....- .77...i,::,/;........1.............. ...,....o..... TREES __� \ \ s• . . • \ \ ,. / 5• / 11S\ . �-- ... � -t V . • -ti � •, �J J � .1 4W :JJ W IJ� wJ�','�a�L� . _ . ►- - � c X309.0 iV7L IZ T3 ,r0 * *- - , ELROS 0 o 16 1 v 0PD6-RA P11. i' mnr Y MATCH SHEET NO. 4424 x MAPPED FROM AERIAL PHOTOGRAPHS DATED DEC.22;1966 r,��s 4.. BY . r °z .. DAVID 0, SMITH . o o`er PHOTOGRAMMETRIST A �� 601 DEKUM BLDG. PORTLAND , OREGON FIELD CONTROL - CHARLES E, REYNOLDS e= -I°35' • y r --m0--y .. EXHIBIT ,; to a 33 , • /782), / ,, \,(< 4- ' ' , • . 9 CITY -f�:f, LAKE OSWEGO 0 A� 0 �:/ ' PLANNING COMMISSION MEETING SCHEDULE `'` , , JANUARY THROUGH DUNE,° 1 990, /1Application Due Dates Meeting' Dates .� "(Frida(Fridays, typically) . Y ► I Plan & Zone Amendment1s Other Applications „ Second & Fourth Mondays: (Typically) 0 •. i/ , 0 'November 13 , 1989 (Mon. ) .November 27, 1989 (Mon. ) January 8 / IYJbvember 27, 1989 (Mon. ) .December 8, 1989 January 22 1 , December 8, 1989 December 29, 1989 February 12 `. December 29,,, 1989 January l2 February 26 January 12 January 26 March 12 January 26 February 9 March 26 February 9. February 23 April 9 .February 23 March 9. April 23 . . March 16 4-. . . .March 30 May 14 .` March 30 April i l 13 • p May 30 (Wednesday) April 6 _ April 27 June 11 April 27 May 11. June 25 A • SEE OTHER SIDE FOR DEVELOPMENT REVIEW BOARD SCHEDULE ` • a_ 380"A"AVENUE/POST OFFICE BOX 369 a!AXE OSWECO OItECON 0034/($0 •=)7I 5 0 � �`' A ' II H o o , • �. CITY OF LAKE OSWEGO . DBVELOPMI OT REVIEW BOARD MEETS NG' SCHEDULE �. JANUARY THROUGH JUNE, 1990 " y' I P; i V - ---7,7, ., . Application Due Dates Meeting Dates (Fridays, typically) First & Third Mondays (Typically) w November 17, 1980. e. . . . January 3 (Wednesday) III , ,Zecember 1, 1989d January 15 ° > December 22, 14'80 February 5AIL ii - ipv,,„ January 5 February 21 (Wednesday) , January 19 March 5 February 2. . ._ March 19 0 ` February 16. . + April 2 March 2 April 16 �� March 23. . . . May 7 April 6. . . .. May 21 April 20. . � June 4 . May ,V . . June 18 ' � I • ' ) •o SE t OTHEtt :3►.D'E FOR PLANNING COMMISSION SCHEDULE 0 1) �" l7 4� r o • 360"A"AVCNL'S/POST Orfla BOX 369/L,,',E OSVViO0,O OON 91034 11$41 5#0"VS