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Agenda Packet - 1993-12-20
Y' • d tic=As. *0 AGENDA l CITY OF LAKE OSWEGO DEVELOPMENT REVIEW BOARD CITY COUNCIL CHAMBERS, CITY HALL,380 'A' AVENUE • a • ,'a •.'may�, ' • 04260,, ' Monday,December 20, 1993 7:00 P.M. Agenda Book r. L CALL TO ORDER IL ROLL CALL IIL APPROVAL OF MINUTES r • .`x q,4_ December 6, 1993 :r IV. PETITIONS AND COMMUNICATIONS r °'. V. PUBLIC HEARING Y ,. •" ,`' DR 7-93,a request by Lake Oswego School District#7J for design review approval to construct and install ball field lighting at Lakeridge High School. The site is located at 1235 Overlook Drive(Tax Lots 100 & 101 of Tax Map 2 1E 16). Staff coordinator is �izabeth Jacob, Associate '-'. .; 0 Planner. DR 8-93,a request by Lake Oswego School District#7J for design review approval to construct and install ball field lighting at Lake Oswego High School. The site is located at 2501 Country Club Road (Tax Lot 500 of Tax Map 2 1E 5). Staff coordinator is Elizabeth,Jacob. Associate Planner., PD 2-21111VIod ,a request by ACE 1, Inc. for approval of an extension for a 4-lot single family residential planned development. The site is located at 1620 Country Club Road(Tax • Lots 5300 & 5400 of Tax Map 21E 4CA). Staff coordinator is Elizabeth Jacob. Associate Planner. • DR_5.93,a request by the City of Lake Oswego for approval to construct a permanent restroom facility within the Greenway Management Overlay District at Roehr Park in order to serve the park,amphitheater and water sports center. The site is located at Roehr Park (Tax Lot 401 of �: Tax Map 2 1E 11BB). Staff coordinator is Elizabeth Jacob,Associate Planner. — SD 12.93/DR 6 g�/VA u �� 0 3�o hl a .,a request by ,Northern Star,Inc. for approval to create four r ' lots(i.e.,subdivision) from an existing10 622 s ., q ft. lot. Also, the applicant is seeking development review approval of an attached dwelling structure housing four dwelling units, one ": on each of the subdivided lots. Also, the applicant is seeking approval of two variances as follows: a a. A 55.5 percent Class II variance to LODS 16.020(7) which requires that on land in excess of 50 percent slope,at least 70 percent of the area over 50 percent slope shall remain free f, , f '1 r .. . . r �'. .i ..'� ,l. s, .•t � � y Ark- ti 1 /�' I of structures and impervious surfaces. The applicant proposes to leave 14.5 percent of the a.r j area free of structures and impervious surfaces; and A .1410 b. An 11 percent Class II variance to LODS 16.025(2)(c)which requires that no more than to 50 o 65% of area in slopesff 20 percent shall be graded or stripped of vegetation. The applicant proposes to disturb up to 76 percent Of such areas. 11 'A The site is located on the south side of Cervantes,east of Erasmus(Lot 7,Block 42,Mountain Park Blocks 42-44,Multnomah County Tax Map#4224). Staff coordinator is Michael Wheeler, Associate Planner. VI. GENERAL PLANNING • VII. OTHER BUSINESS - Findings,Conclusions and Order VIII. ADJOURNMENT The Lake Oswego Development Review Board welcomes your interest in these agenda items. Feel free to come and go as you please. DRB Mem .rs: Staff: Skip Stanaway,Chair Tom Coffee, Assistant City Manager Martha F.Stiven,Vice Chair Ron Bunch,Senior Planner William F.Horning Hamid Pishvaie,Senior Planner �. • Lawrence M.Magura Catherine Clark,Associate Planner Julie Morales Jane Heisler,Associate Planner Charles Oldham Elizabeth Jacob,Associate Planner Barbara Sinolak,Associate Planner Michael R. Wheeler,Associate Planner Teri Marshall,Code Enforcement Specialist Steve Chung,Assistant Planner Craig Walkenhorst,Planning Aide ' Barbara Anderson,Administrative Secretary Yvonne DeBartola,Senior Secretary Cindy Phillips,Assistant City Attorney • • • • `e. • • • IC • STAFF REPORT . 0 . . CITY OF LAKE OSWE , . .. . .. PLANNING DIVISION . . tt' n P..e CA�y.,.. b:, !11 r' .IV. wI FILE NO: ' 4 Lake Oswego School District#7J DR 7-93 P.3UPERTY OWNER, STAFF: Lake Oswego School Dist.�ict#7J Elizabeth Jacob .�` ri r , LWAL DESCRIPTION: .DATE OF REPORI, , • • Tax Lot 100 and 101 Tax Map 21 E 16 • December 10, 1993 TI SATE OF H'F.A R i1vQ. December 20, 1993 Lakeridge High School 1235 Overlook Drive `' 1_B:rGHBOR OD SSOCIATION: - GOMP, PLAN DESCRIPTION: Palisades P(Public) aHONING DESIGNA (,)N: • ' R-7.5 ' I. APPLICANT'S REQUEST The applicant is requesting approval to construct and install ball field lighting at Lakeridge High School. g gh II, APPLICABLE REGULATIONS City of Lake Oswego Zoning Ordinance: LOC 48.195-48.225 R«7.5 Zone Descriptions p .4 ,a • ps B. City of Lake Oswego Devcloht Code: . LOC 49.090 Applicability of Development Standards , ., ., ' r . , DR 7-93 , Page 1 of " • 0 , ' ,.� . • r . t Y , 1f.! . LOC 49.145 LOC 49r300-49r335 Major Development Major Development Procedures • , LOC 49.615 Criteria for Approval LOC 49.620 Conditional Approval .. 0 , .. ,. • City of Lake Oswego Development Standards: l 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 } .-.9OOS 9040 1 r Landscaping, Screening and Buffering 10.005 - 10.040 • Fences 11.005 - 11.040 Drainage Standard for Major Development 14.005 - 14.040 Utility Standard ,•., . . 18.005 - 18.040 Access 19.005 - 19.040 Site Circulation - Driveways and Private Streets 20.005 - 20.040 Site Circulation - Bikeways and Walkways ,. a i ►• City Charter Section 46A Conditional Use Approval CU 2-69 III. ENDINGS + ' r ��,•. rys. Background/Existing Conditio,'is: 0 ' ..!. - ,.' 1• Lakeridge High School is a 40.07-acre complex located north of Overlook Drive ." and west of Stafford Road. 2• Surrounding land uses and zoning are as follows: South: R-10 & R-15: Single-family residences; two churches; large , parcels of undeveloped land outside City limits West: R-10; Single family residences North: R-7,5; • Single family residences; Lake Oswego Municipal Golf Course; Palisade,, Grade School�' ;r East: R-7.5 & R-15 Lake Oswego Golf Course; Single family "� residences; large parcels of undeveloped land Y ' 'Y' outside City limits }' 3. The high school campus is accessed from several points on Overlook Drive neighborhood collector, a rr • 4• The varsity baseball field is an existing activity area on the high school campus, i The field is located in the southeast corner of the property (Exhibits 3 and 4), 'r. • DR 7-93 ` Page 2 of 7 w M1 • ' I� ry ,. y• 1 • ' t r . "1* y y , ` • ,A , ,. t •Y • , 5, The baseball field lighting is being developed in cooperation with volunteer ,/„• �t groups, the school district and the City of Lake Oswego (Exhibit 2). kI/ r , 6. Conditional use approval was granted by the Planning Commission in 1969 (CU !f 2-69) to construct the high school. b v: B. Proposal: The project will provide sports lighting to upgrade the varsity baseball field at the high t Y + .. school. Currently, the field is a day use field. It is used by the varsity baseball program and the Babe Ruth League. Use of the field extends from April through September. Lighting will provide safer field conditions for late evening games and in some cases allow additional games to be played. The system will utilize eight steel poles measuring 70-to-80 feet high with approximately d, 88 fixtures using glare shields. Exhibits 6 and 7 illustrate the location and design specifications of the lighting structures. t C. Compliance with Criteria for Approval: '•' � As per LOC 49, 615, the Development Review Board must consider the following criteria when evaluating minor or major development, • 1. The burden of proof in all cases is upon the applicant seeking ,Approval. The applicant has submitted the information required by LOC 49,315(1)-(12), These documents are listed as exhibits which accompany this report, M• ' 2. For any development application to be approved, it shall first be established ' that the proposal conforms to: a. The Citv'6; Comprehensive Plan According to a recent State statute [ORS 197.195(1)], after September 29, 1993, Comprehensive Plan approval standards will no longer be applicable to limited land use �� ; decisions, ORS 197.015(12) defines "limited land use decisions to include site and design review of permitted uses in a zone." The subject application meets the "limited land use" definition as a site and design review, Whereas, Comprehensive Plan policies .. ,. may continue to be used to aid in the interpretation and application of the Development r Code criteria, review of the subject proposal is not affected by any Comprehensive Plan policies. ' y b. The applicable statutory and Code requirements and regulations. ' . • • r • ` r DR 7-93 . Page 3 of 7 • ' Zoning Code Requirements and Analysis Lakeridge High School is located in a R-7.5 zone. Schools, defined as "institutional uses" by LOC 48.015(28), are permitted as conditional uses in the R-7.5 zone, The 0 .,.,.,.., i . review of this application will consider yard setbacks, height limitations, glare from lighting on adjacent residential uses, access, and levels of operation. s • Setbacks in the R-7.5 zone are 25 feet for the front yard; 20 feet for side yards adjacent to arterial and collector streets, 10 feet for side yards adjacent to local streets, 10 feet for an interior side yard, and 30 feet for a rear yard. The site plans (Exhibits 3 and 4) illustrate the light structures will not be located in the required yards. The light poles are proposed to be 70-to-80 feet high. The height limit for sport lighting prescribed by the City Charter was amended in March, 1992, to exempt city and school / sports fields from the 50-foot maximum. Section 46A Maximum Height of Structures in Residential Areas,"states: "....The City may, however, construct or allow the construction of a lighting structure which is more than 50 feet in height in a public park • or school sports field located in a residential zone." The intensity or level of operation may change somewhat from existing conditions in that, in some instances, a second ball game may be played because of the lighted field, The potential for additional traffic will be addressed under the access and parking '• standards. City Code [LOC 34.6111 requires park property to be closed by 10:00 p.m. Precedence has been established in other ball fields (for example, Westlake Park) that 0 :,. ,:',. . lights are turned off by 10:00 p.m. with a 15 minute night light" to ensure safe access to parking lot vehicles. A condition of approval should be that the ball field lighting will be restricted to 10:00 p.m, with a security light to 10:15 p.m., at the maximum, . -"• Of primary concern in the review of the lighting is that light overspill and glare he ' • minimized on adjacent properties. Glare shields for light cutoff should be used to prevent any spill lighting. Design specifications have been submitted as Exhibits 6 and 7 which demonstrate the location of the light poles and the area of light coverage. The use ' of glare shields should be made a condition of approval. • Development Code Requirements and Analysis • d LOC 49,125 requires that an increase in the intensity of any use shall be processed as a new development. Hence, this development review application is appropriately being •_ 4 processed as a major development. LOC 49.300 - 49.335 - Major Development Procedures The development review procedure for major development is found in LOC 49,300 » 49.335, The applicant has submitted a complete application as illustrated in the exhibit .. ... section of this report, The applicant held a neighborhood meeting with Palisades 0 . .: .i a n ... g DR 7-93 Page4of7 o A l Neighborhood Association and the property owners who live within 300 feet of the site. • 4 The minutes of the meeting are included in this report as Exhibit 8. Of ten neighbors �! who attended the meeting, seven supported the project, one opposed the project and two 1'• others had questions. Concern was expressed about a potential increase in traffic, the hours of lighting operation, and who would use the ball fk 1d, c. The applicable Development Standard • '', ,i The ball field site does not contain any historic resources, stream comdors, wetlands, hillsides or floodplain; therefore, these standards are not applicable. The applicant has addressed the applicable standards in Exhibit 5. This report will address those standards which require additional q discussion or where modifications to the ..-,. applicant's proposals are recommended. I + Street Lights - (5.005 -5.040) fi No additional street lighting or parking lot lighting will be required, The campus parking j lot and Overlook Drive provide night lighting to the City standard, This standard is met, Transit System - (6.005 - 6.040) The campus is served by school bus. No transit system is avfalable, Parking & Loading Standard - (7.005 - 7.040) On-site parking spaces are available for 360 vehicles, According to the narrative, at specific times of the year overlap in parking needs may occur due to additional traffic • entering the parking area with players and families prior to the end of a game in progress. However, this overlap will occur after normal school hours and during the summer ' months when school traffic and the related need for parking for other school services are { at their lowest. No additional parking space requirements are recommended, +' • Park and Open Space. (8.005 - 8.040) 'p tl 1 Y • The narrative comments that this standard is met by providing over 50 percent of the -' gross land are;t in open ace, . C P The proposal will contribute to the active recreational needs of the community by providing lighted athletic fields which provide more usable IP. } sports time and flexibility in scheduling, V y. d. Landscaping,Screening and Buffering - (9.005- 9.040) The ball field site is screened from residential properties to the north by the topography of the surrounding land and adjacent trees, One single family dwelling is located south of Overlook Drive near the corner of Overlook and Stafford Road, This property is , screened with heavy vegetation along the street, The light fixtures will be fitted with glare shields for light cutoff of any spill lighting (Exhibits 6 and 7), The requirement for bR 7-9 . Page5of7 :i, . fit b.� ,� +,< • r ? w j : glare shields shoald be made a condition of approval. Review of the lighting plans ,. (Exhibits 6 and'7) indicate that no additional landscaping or screening is required to buffer the ball field lighting from adjacent properties. • "' Fences - (10.00.5 .10 040) 0 . f'' a , . .... . .._ A chain link perimeter fence will separate the lights from the field of play for safety1,:,:d ...:. reasons. r t Drainage Standard for Major Development- (11.005 - 11.040) ` t The narrative (Exhibit 5)comments that structural loading of the light system will be calculated during the construction drawings process. The building permit process will review drainage and the bearing capacity of the soils and will require compliance with all "t " relevant codes. I Utility Standard - (14.005 - 14.040) ►. r, I. • Electrical service to the light poles will be undergrounded as required by the utility standard. No other requirements are applicable, Access - (18.005 . 18.040) ®�'': The school and adjacent athletic field are currently served by several access points from Overlook Drive. Vehict ar traffic for ball field usage will utilize the same access points ,,i • ' during nonschool hours. During the transition between games, traffic on Overlook Drive % 7 ymay increase for a short period of time. No additional access requirements recommended, r. Site Circulation - Driveways and Private Streets - (19.005 - 19.040) if ■ The site currently meets the development standard for driveways and interior circulation. • :. : No additional requirements are recommended. This standard is met, Site Circulation - Bikeways and Walkways - (20.005 - 20.040) •' • A A sidewalk adjacent to the athletic field exists on the north side of Overlook Drive, Pathway linkage also exists along Overlook Drive, This standard is met. d. Any applicable future streets plan or ODPS "'•t There are no such plans which affect this site, . ,. 6 s • w DR 7-92 A Page 6 of 7 • __ • J.� .. . I ..:♦ ,,. i s 1 • / } t,, e ' • ; µ i } r, IV. CONCLUSION { Based upon the materials submitted by the applicant And findings presented in this report, staff Y concludes that DR 7-93 can be made to comply With all applicable criteria by the application of . ' . certain conditions. • ' V. 1R1COM� IENDATION �,4• < Staff recommends approval of DR 7-93, subject to the following conditions: L ° . 1. Clare shields shall be provided on each of the light fixtures to cut off anyspill ., P lighting. 2. The ball field lights shall be turned off by 10:00 p.m., with the "night light" securit li restricted to 10:15 p.m. at the maximum. Y ght 1XHIBITS tr ; / I. Tax Map 2 Letter to Mike Henley from Bill Korach, Superintendent of Schools, dated May12, 1993 •�' • 3. Site Plan _•' ;' 4. Topographic Map 5. Applicant's Narrative "" 6. Location of Light Poles and Category of Luminaires 0 "' 7, Design Specifications of Light Poles and Luminaires 8. Minutes from Neighborhood Meeting, November 17, 1993 3 ..K 4J R, I } • . a. ,n , • DR 7-93 • }. Page 7 of 7 W • • • •P_ • • • • .v I i s • • . •,.}, ! • gyp•:• .f'� X. • •. • • A uvz l •tit • • �.o • • • e. L LL 0,0 S E ,,7� �M A P �'r' CAMPUS--- 70 WAY `( SW C QAa COUR D__Y� 7*y , *apw. wl. DLC NO 45 Z F A,COLLARD !1N ECOR INE DLG A . ', ' c - E I BA _ r' C 45 s 46 tit ' h+r N LINE DLC '�_ P loan �.. • NW COR ANGLE COR ` � � �� ,. . w�^2� U L C 46 n ( F'� ¢ MAPLELEAF� + p LL `rr�. z I STREET S 14 J rtT w r w ti _ EE =64 P MAP w - ;, .:, . ._ .__«_ ''''-un-1 1.1 S E E w v W Sk.E MAPS , SEE MAP �'0 2 I E I �'AC 2 IE I6 A �N' 1( 2 I E I fit') a 49 i a' III A U 0 II s. • ?'� ‘' 33.91 A d 6.IbAc� / •4 n • • rrMA�� ` m yr , \ \ T��//•�j.','•y�r iT1', hai3. r, Ewa. eixofil 4034 �w ti'r. rn. 1. 4 7 OEM ( ,!k 4) I. irA \%\- .44N4\1 NI' rq O :Q..r•r..ldyt•r..ra•-. i.- ,' 1' arras ,I 1,1 ta ly^ A(� SSE MAF' 4 .. ..... .a N','\1\, - +.X, Ili , 0 • isi I • , ►1NGIP•leyenef,N.1. 7 y �� /� 3 ate. Q w ,JJ3.r: 3 1 • - _ b ,11 urr / 1 ill + m r p . JESSE BULLOCK • a • Ib'S c w DLC N0. 46 .,i j �--1 "�' ' ••. I[�C,A •� 5, 1.. I N E DLC 4 6 . • ."o �, _ .. ....... ' a2IG' 1h ,,SE . MAP - , .7 o .- . lit - -- -- // ,c EFU - 20 LAKE OSWEGO 7J ` w, Lake Oswego School District , Office of the Superintendent , "v A r.1.,,q 2455 S.W. Country Club Road t qr r r, P.O. Box 70 Lake Oswego, Oregon 97034.0070 "' k Ca: I.'?" (503)636.7691 .,C COL DISTRICT • May 12, 1993 ,, Michael Henley Parks and Recreation Director City of Lake Oswego \ ° P.O. Box 369 Lake Oswego, Oregon 97034 Dear Mike This letter is to communicate Lake Oswego School District support of the volunteer effort to provide labor, resources and expertise to light the baseball fields at Lakeridge F-igh School and Lake Oswego High School. Know the school district is very willing to work with thu city and the volunteers to insure the best possible conditions for the success of the project. As we all know, in a Measure 5 environment, our ability to cooperate and share resources is going to be critical to the continued health and growth of our Lake Oswego community. The district . is also quite mindful of the responsibility for the appropriateness and feasibility of the project which rests with the city, I(' Sincerely, n �� C&E2 741ts.J., • Bill Korach Superintendent of Schools . :t . m: `., , " WAK:ca . . \ I. rXIT 0 /:: 1.. ' • . ;4i 4 • • f ' t , . ` M • I. A..� wpm' S 16 CO. w�'oYar ; KI I. • 1 g` i .- 8 4 :II' I; , ..C;t; t - ...� <►�4Tee1 resey ►� W} V II desii._)1/4....L.v...ir...7.1......71.,1, v.,...4......_..../1..........._._ ..... . . 41- IqM I,, i%, Lgtt Ioloo= I I•�i f ; 1 ( I� I ". $ / ,4�n, ,`� �,� W= .0 ROAMItraorstt� a0e� �!' 1 �— �`rI1a11 'rW1 -L ti�N • �L 1 9 I I� l� L. J_' s "'�1. 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L , T•w t t, _ ty ai "• �' ♦.1 . 4! p{['', • t hyt t,t'.• fir r j jj .:, • ry �'�r } " ! 1,� ah 1 • •. .r i I r ., t , \t .t ,may' i • ^it t f j. >C.Y^ L 1 . I.r s • .'.,r. La, ,1 • 'r .1': '+ , . .'� , , , • tiif (;�a , ...6 •>*i • •!. .jd,'f:.,+ !:.Y' .1 ,rJ Ati • Lakeridge High School '.' 0 Athletic Field Lighting PROJECT]PROPOSAL Purpose This project will provide sports lighting to upgrade the varsity baseball field at Lakeridge High School. Currently, the field is a day use field. It is used by the varsity baseball program, as well as by Babe Ruth League. Use runs • from April through September. Lighting will provide a safer field condition ' for the late evening games and in some cases allow for the addition of extra • games. Detailed Project Description Provide a pure baseball lighting system utilizing 8, 70 to 80 foot steel poles with approximately 88 fixtures. The light fixtures will use glare shields for light cutoff to minimize spill lighting away from the field. (Provided in this proposal is a detailed set of product specifications). 7 .. ZONING CONSIDERATIONS Lakeridge High School is situated in a R7.5 zone, medium and low density residential zone. In the R7,5 zone schools are a conditional use, 48.585 'Specific Standards for Major Public Facilities and • Institutional Uses Not Covered by Other Specific Standards'; states • that "the height limitation of a zone may be exceeded to a maximum height of 50 feet....". Response. In addressing the height limit for sport lighting a City Charter . amendment was past of March 24, 1992 exempting City and school sports fields. Section 46A "Maximum Height of Structures in Residential Areas", states that "The City may, however, construct or allow the construction of ay. lighting structure which is more than 50 feet in height in a p school sports field located in a residential zone", publicpark or Y 48.585,6 states,"Lighting shall be designed to avoid glare on adjacent residential uses," . . . 0 EXHl9Ifi l -5- . Response. There is only one residential unit located adjacent to the athletic field. However, the fixtures to be used will be fitted with glare shields for 0 . light cutoff of any spill lighting that may occur. DEVELOPMENT STANDARDS Chapter 5.015 'Street lighting': Drive provide night lighting he City atandard. The arglot and Overlook athletic • will include a 15 minute "night light" to ensure safe accessto parking llot s vehicles. City Charter specifies that all athletic field lights at Cit or • . 10:00 p.m. Schools must be out by y . Chapter 6.005 'Transit". The campus is served by school bus, Chapter 7.005 'Parking". On site parking exists directly adjacent to the baseball field. Total number of parking spaces available is ,.',v specific times of year overlap may occur due to additional traffic enterin At he ^,parking area with players and families prior to the end of a game in progress.However, this will occur after normal school hours and during the summer months when school traffic and related need for parking for other school e-1") services are at their lowest. During the transition between games traffic on Overlook Drive will probably increase for a short period of time. Chapter 8.0005 'Park and Open SpaCe' This project contributes to the active recreational needs of the community by providing needed lighted athletic fields that provide more usable sports time and flexibility�in scheduling. Over 50% of the gross land area of development is in open space, therefore this project meets the open space requirement of the City, ` Chapter 9.005 'Landscape, Screening and Buffering': along the north side Overlook Drive. Street trees exist Chapter 10.005 'Fences". For safety, an existing chain link perimeter• fence will separate the lights from the field of play, • ' Chapter 11.005 'Drainage Standard for Major Devei!opment': The light ` . g a • system will be engineered for loading when construction drawings are 'assembled. This will be determined through the building permit process, • The soil type in this area is Cascade Silt Loam, • Chapter 13.005 'Weak Foundation Soils': Does not apply. • . Chapter 14.005 ''Utilities': All utilities are to be undergrounded 2 _ • 1. ' - Ir y r.fs Chapter 18.005 'Access': The school and adjacent athletic field is currently e • served by several access point from Overlook Drive to the campus. This ' project will utilize the saris access ptkints during nonschool hours. • Chapter 19.005 'Site Circulations Driveways and Private Streets': Does not apply. Chapter 20.005 'Site Circulation-Bikeways and Walkways': Sidewalk adjacent to athletic field exists on the north side of Overlook Drive. Pathway linkage also exists along Overlook Drive. • • • II • .• .�` ♦ a • • • A• J • • ' ® •' 1 • ._ 3 e . g: ti a d.r41s/ • r .. r • • • .--i. • • • • • • • • • 0 8', .0 • • • • • 0 • • • •0 , • • .. • • 19 • • • r.• a ) : .. :lw 0 1 • . s • • a • rr -o bk. IR XI z a } 9 1 • 11 MO 0 , a" MtTD4 CAM • r • • y d�5 a A • A I. \ - 0 i peApro, hapeAli-ok er eoz edif • • 1 . = 1 EXHIBIT • ® $ -1- 9. 3 ",, :ale°; : "•�° 14 PIJAN LAKERIDGE HIGH BOOSTER CLUB LIGHTING —' rrr �•`��r (C0:11—::"R"'" OSWEGO, OREGONJ . • • • . • r. . . • l .J •. yw 1H4w0 4 445 toaaoo 0.053 Iryoao KW CONSU61P11011 �' 15 0547 100000 Donsts7100 �,r .ro System Onlist ootdndtto Cl 0 Grid Av Avp/Illn H•xfHln CY HAxIn+' HlnInun tHoInts 70.0) ORIENT CROSSARM Infield 61. 1.37 1.41 6.t1f 74.5 46.3 x3AT 2110 BASE 37.3 1.43 1.01 6.t3 47.z 06.0 103 .... 31.7 / 11 .1`. 3.6 • ..›.,.....N.N 11% . 3�.3 38.8 4.6 34.' 4.: 43.: 4 26.9 • 4 .5 ,9.4 .1 31.5 27.8 13013 6 . 39. 37.4 2 4 26. + + 4- + 14 + + • + / + • 40.6 41.• 7.9 33.2 2.9 p5lo 3).6 33.4 3y 3*.6\ 0. 45 2.7 37.0 34.0 I38 I1 34,0 3 . / 33.6 4 . 4 ..• 4.7 + 4- 4- + + + 1 + (80.0) / I / '. .0 40.0 39.5 38.4 36.6 42.2 35,2/5.4, 36.9 38,: 3: oRlulr cRossARM B + + + + + A' 4• + .1. 4. AT 2110 UAS6 . I KW CONSUMPT1oli ` ` e!► ` 1�(UWACKW UTAP110N :^ ' • 20.4 KW • .7 41.1 45.7 45.1 44.9 44/2:3 38'.3-..35.2._ 30.8 2 . .. C; __� r .. - - . _ -- 6r2 6:.0 �b"3,3�664 6 45.0 36.9 4,2 33.0 29.2 3 .�1 C2 • + + ` 1 + •1• '+' + + + + (80,0) • ..� i ,1 • , : • r,' + 6.9\ 51.5 59.1 , 7.3 33.4 30.8 32.7 2.6 .(88.0) 1•-- •.-1.-- •+ + I 1 + 4 + + + + s r - /70 1 8:9 4 2 0,7 �3.6 39.0 5.5 .9 3".0 Al -` 57.8 67.9 / 44 649\ 6► 14 4 .7 46. 4 .5 39.9 32.6 A• 1 Ni +' 1 + t. + • KW coNsutAPnoN 13.6 KW .�........�, ..�. . ,t�� �. .4 3 43.% 39.6 L._ -_ 1I / ' KW co11sU1.iPnoil I 20,4 KW .;. (80.0) " '4 kW CONSUMPTION + 13.6 KW Iv .i . , (7n1 -.. ., "'. t ." .. A -q.. ,. '. .a .v. . r• - GE Lightin g g Systems 0--------------------- . P® ® po ' III floodlight • svcG> n APPLICATIONS a '.• Recreational,competitive and professional sports fields '' at ail levek,from neighborhoods to major leagues. 1 " ""� t;r - .♦ • General floodlighting when long setbacks or high q lumninaire mounting require maximum optical perfar- I` nmancx f\ 4 ' / I ti • FEATURES H S `' 11 MN • - • Die-sat aluminum housing with eledr000at Ipta ' ) paint finish inside and out y ® corrosion resistance,long ballast life ^ , 40''-\ • gasketed and filtered reflector with • High corrosion resistance,superior optical performance r`;. and excellent lumen maintenance • Lamp isolated from ballast; ballast construction • Cooler ballast operation,longer ballast life provides optimum heat transfer • Choice of heavy-duty(with heavy gauge aluminum • Wide range of applications r outer optical housing)or general purpose(NEMA) construction • • • Heavy-gauge galvanized steel trunnion • Structural strength and corrosion resistance a Choice of NEMA Type 2,3,4,5 or d beam spreads • 1MGzimura design flexibility • Built-in two-element rifle aiming sight • Easyaka �•.. `' a Aiming degree marker with re-aiming to a during'�y�t boars for predicted results�8 stop • System can be degree-aimed while on ground,maintained • • without disturbing aiming rge,formed aluminum front access panel allows • Allows wiring and maintenance with optical in place free access to ballast components,wiring a Ballast�ccess panel facilitates condensation • Eliminates need for"weep holes" in pole mounted units �� 0 c Built-in cable and strain relief bushing • Withstands rough handling in field—eliminates need for additional materials or accessories • Hot restart available for 1000 and 1500 watt:petal a Reduced chance for power supply related outages halide—contact factory a Mogul base socket with split outer shell,lamp grips, a Accurate lamp seating;resists back-out dueto vibration 4 spring-loaded center contact for standard lamps • • Available with position oriented sockets for use with • Potential owning and operating savings minimum tilt factor lamps . • Remote ballasted available ° a 2 Listed d system FOR WET • Some structural and maintenance advantages _ LOCATIONS a Meets national code requirements for outdoor use • ' r' • GE designed ' • and fabricated system • Single vendor responsibility • A. • 5-year fixture failure warranty • H1gh confidence in quality ; • Field convertible glare control for 20-inch(508 nun) • �i E X H I I T diameter reflector general purpose and heavy duty Inexpensive solution to on-site glare proble fixes7 �G ��� 43 • r • 4 ,. . v F1O®DL/GIIT v APPLICATIONS Recreational and competition sports t ula at all I ` neighborhoods to major leagues. General floodlighting performance of reflectors cf won am needed, where the SPECI.FICA: ON 'EAru L , ❑1t19672 .� / n Listed SUITABLE YFOR YET ��+�-���t • .., t. nktct factory • and out with paint�11�9 Inside �� ?/ .. . D temperede ,'Mterod optical wA,u�,gge t on akunlnum and4g ,� D,2et„utiaW, bailed horn so and key �:,�holm •, • . CI0;JAI w p_�F'�,,,,1.0le condensate drain�� mined down '�' �/f ;JAI cable cnd strain 1 g D Heavy gouge deer tnrnnn14/ D lamp grIps—standard Mid base socket With sit oer she.and Cener contort and lance D Corrosionare :�,i 0%slice Wonted socket available far Initlirrum"MI D 1000W and 1500W meld halide hot factorP—cartacf factory ' p,+ Field 4lare control available.See taffy 0 Remote ballasted system available.See Amessories ; . / ORDERING UMSER'LaGIG� . P WATTAGE PRODUCT S BALLAST NEMA TYPE BEAM SPREAD m00( X VOLTAGE TYPE HaRtZ X VERT REFLECTOR � � *"•.40p S=MPS 0=1 X X X � OPTIONS ?Cz75'J See Ballad Select NEMA Spot M=MH 240177 and Photometric from Ballast and See Ballastction Table F=Wti m(Not available SkIncla' uFt�odliphf 09=1000 Sfandar+d: tHvott Selection Table Photmetric With mulHvoN) PatviwOPticals 59=1500 Lamp not 1=120 A=Autorop Selection Table, HI?0 =Heavy Duty P=meter) with 6 ft(2 61=1650 Included 2=2 M=MapReq Exampto. (500mm)diameter metots)+1413 (Contact 3=240 3=3X3 =General Purpose Factory) 4=� In,(508mm) S=daQ diameter • ND2= Heavy Duty 22•In, ' (559mm)diameter = General Purpose . D= GP2 ;� 22•in.(559mm) diameter asso Y ro c%srp•Wthoot notice r ® TM catalog flWnL«+,option and modifications on ' ' �°'RW TT"d""irk of x El.ev ,p ` ' 2 --7 I • - , - , a w s Q•� •, . • Copp POWa p.sp /A/ FLOODLIGHT D01ENSIONS r DOTS LINE—GENERAL PU• RPPOSEO SE OPTICAL • ' • iz:macilierscattlai A 7 KZ. /// / J / zZirli 1 .. .1 A I! .... ..14§tolto‘, gym)A,,-1 `, y // ill I! .875in.(22mm)DIA HOLE "' EI j f BALLAST.AND`PHOTOMETRIC SELECCTIN•TAaL> AN light sources are clear unless_ • ' • ': .. •/` � - otherwise indicated, • • 090 ReflBallast Listed byMamefar,Photometric Number and Actual seam Angle In degrees •Light TAll ype 224n.i56�► 1 Manlier Wattage Source Voltages 1Q1x1 2'2x2 2aln.(508mm1 SmaX5w ," 400 HPS�• HPS (5663)(12x12,5) (5664X20x20) p613 41k41 8�•b.KS 6�rdX6 7500 UPS N/AA N/A (8180)(40x38) �88t477 56x55 479 3x 2 (6271X65x66 7609 q6 (7610g105X103) 'y 400 MHill, (6532)(18x18) N/A � X94 N/A 1000, 1500"' MH (5951)t13z12) 5952 27x27 (7468 q p6tOX142xt07) i 0 0,1 MH N/A (6947(25x25) (7608 f 44x45? (7462 59x56 1467 7x 71 7466 107X 102 NOTE:N/A= ( j �1461 87z77� i7460(<i0@x1 • 'Premium h Ndt available CIF=Contact.f�c�CIF �� "Mluitivolt notavailable.performance 22�in.(559mm)NEMA type 2 � r'�olab le-cvnioct factory for photometric data, "'347 volts not available In mulrivott,750 watt HPS or 1 ';!+or 1650 watt ratings, k DATA. ' ' '" ..Reterencos See 17-21 kgs GE Lighting Systems Product • , • Approximate Net Weight 45-55 Uos Effective Projected Area (5 Projected 3,1 sq max 0.30 M max NEMA Type/Beam Spread Designation,Catalog for —22In,(508mm)59 2,6 sq it mmc 0 Z4sq M max Accessories, Pole and Bracket Selectin ' P T � ,,ie� «, 3 „ ., 1) • \ •o �/y b t l' / g :,, �. . . L• IIGHT/NC` SYSTEMS PHOTOMETRIC DATA • • POWRSPOT®III FLOODLIGHT _ PHOTOMETRIC DATA 2611TSO4Y011 altnalat Boottio POWR•SPOT FloodtlgTM IBOCANO4U1 CURVE LUMEN Dl$1fl1P 110 ' • Ca■0aA M•CAO Rotbector No.06.231M0005.Retractor Ctort Flat Glass te1MNItt01,T•l A■II UI �.••: LAaiP-ISM 01116011 WATT METAL HAUDE } i1 L ■ % % ■■■■■�aii ia� �b I r _ • » ■ .��■■� ■■■�`■■■■■■■ NE1dA TYPE 2X2 xi, 4 U u t t i r u e le t• li ■■■ ■■■ Irr■■■■■■■ BEAM afflEA0...VERT.a1,25• tLL 6 II I; ,: i ■■■■r�r�■0111■■■■■■ SEAM EFFICIENCY3 HONIZ se% Jr__EL W7_ 1 .ll e'a • ■■%■■■■%■■■■■■■■�% BEAM t1Llx. .. LUMENS +• ,� <L��Itm:?1st ', 1 ■■■■■■ ■JA/■■■■■■■ MAX.CANDEIJ. WTI •” 4 _B': IdEtt1!/!ff#fl�, ■■■■■■ %%■■■■%■■■ Me7ewlsrenaTAaDAn0co �, 1 ,l� r M 0,�■■10■ ■n1:��■■■■■■■ te%t1t111011I■a C1/IOfAA - f�,6,'� • ■■■■■ ■.�r7■■■■■■■ VALtIEsf DP CANDELA AND I' ,'4lP Ili1 •• .. 1N t t, T - ■r■■ �■Pt■■L�■■■■■■IN LI01enARE BASED UPON A , r"��7-} °t 1 ` ° M ■■■■_■■(,�■■k■■1■■■■ CAMP OBVIATED AT 1.000 IM! s1 1•� 4 I. t o - , ■■■I■■1I%■■■.'1■■■■■■ O FON Aip�T�MT - I .11 d t tit" ., U 1 2 ■■ *�/,1■■■■Mr■■■■■ LAMP LUMEN RATING. 1 ., "'ir 14 eR-iyal, rip II . • a ■U*Uwell, ■■■ \\■*■■ MOWS ALL CANDELA AND ^ I• 41 6 11 t1 I, A If 1 I �• ■1m�.■.�/�.:i��7■■■■■INIrr�■■■ RATIO: DIIFFERRENES TrLA THE .I lent it 1L I u u II 1 ILL.,. ii •• ,rl..!ii iiiimoomis■■■i unia LUMEN RATING. vex 'tip r• 4 a M •rt� 11 nariral�.•orrr.w tow* 1.■r.r.I-...11■11 PER 1000 LAMP LUMENS r' rmarrFararria ri l • st % P Llt r•r • PHOTOMETRIC DATA 211•41Tal401 G■■eral Bort*:POWR•SPOT Floodlight IOOCANUELA CURVE LUMEN OI$TRIEUTION GDICOeIA 2 R 4Mctor No. 74502.Retractor Clear Flat Glass 1 IMr fOa1A4 Arr«laa4(01W • I.Iaa■■li■i■■■■■■■■■I� LAMA-t OAR 160000 WATTon PMEEdTAL NAUDE t ax ° W 4 • ■ ■■■■�■�■r■■■■■■■■■ Hat STYPE ..VERT.aUS r Ir/ r'N A i ■■■■■■■■■■■■■■aa■■ r .. -1 I O. ■■■■■■ai ■■■■■■■a■■ HCIl6i.aoT L' / 1 in _ A O T ' • • ■■/%■■■I•P1■■■■■■1•■ �FLUX .saey LUaaE S Itn El/d r f 1 I I ,' ■a■U■■■�MI♦U.■yN■■■■■ MAX.CAMOELA In. �p „E'u .`re ; 1 .I (Lu A T si■■ ■■■rdis\w■■■■%■ lono®w IBa MI SIMIL OOR r`0� _ e, If! t1 Kh r'• 1I • ■■■■■■■'I■■111■■■■%%■ NMW3.4"4CAICetA aa., �y .• iT ' ` r■■11■■r,�■■■;r■■■■■■ VALUES of CANDELA AND . . � .' ,i .; �. o • r ■■■■■■w/■S�■\\■■■■■■ LUMENS ARE EASED UPON A _ r r ,• r ■■■■■�,■■�■■■■■� LAMP OPERATED AT 1.000 �"J IN• , M IIMIll l.ii 1 r • - ■■■■■I/■■■■■■Lr�■Ifu■ DESIRED �A DFFFERENT R. fr" ����S 1\R►il;�u Wi r A ■■■■�'�■■■■�■11■■■■■ LAMP LUMEN RATING, �I i'1`T►`rliR\'I■L�R6 • b A■I■/■■■■■■■r.�■■•■ W EN YVALu sH°Bv�TItiE `;. i r." �-•^-.,t• � w • ■U■er/U■■�■■I■�5*■■ RATIO: DIFFERENT LAMP • I• i 1 A N40 * i I��l■■■■■■■■��■■�\ LUMEN RATING . 1,000. MU 4 1 I 'I n aq as ■ u1 r7 o••r,•u PER 1000 LAMP LUMENS }r'�'t krrr•nwI°�vllrvytoull •. 1eenett.•arni la■ MoaCOrrAI-tt0lre Loa i.J if it ti 435 4 11 a U sl II a I1/I11. . •••LAMP LUMINA • I° PHOTOMETRIC DATA 7i1TT4*01 Gwent Mottle POWR•SPOT Floodlight ISOCANDELA CURVE LUMEN DISTRIOUTION CANONA � Roi-- actor No.35.23274604,Retractor Clam Flit Class HN OtoperAl AiQt.0 o(antal Socket Position Haled Q r I +I tt a II to i 44 L aa: %�■i■■�■■■�■1.�10� LAMP-NEN OR 1600 WATT METAL HALIDE *rk l{I ir_ t� it In 14 111 14 11 11"0`_ . par�■■%■■■■%■■�■■,■■ t1e1U TYPE 4X4 a H 1• p 1r u 11 q to 1q 1� r,a 1 ■■■■■■■�■■■■■A■■■■ SEAM SPREAD.. VERT.'60• s ih u i II Ly. t v H si 1 n ,r�-.4 ts I i ■■■■■/■■ ■■H■■■■■ BEAM EFFKaENCY .L9 ag tut to itr Ia to 1 Q M-tl a'M T a ■■■■■■■■I�■■■■■■■■ REAM FLUX....SOS UIMENO .4.Z IY O ti.tr 10 1, 1e A a.e■■■■■■■/%\\■■■■■■■ MAX CANDELA....,...223t `�-E"" RE V F �t.151 a �r1� •rn�i'`I a , • T ■■■■■■■Itf■■\1■■■■\■III Min n ON lea Ian STANDARD OF ^e N, It i►' lit I - ' to al n , p . M ■■■■■■%%■■■n■■■■■ MRtliAxlleri4CANoau (4.1 ► - • y . • ■■■■■■Il■■■■lw■■■■■■ VALUES OF CANDELA AND S fey at it It 1 I l t' 1e MII I.'a i rr■Q■�■I/■■■■�1■ ■■■ LUMENS ARE BASED UPON A _� �*IIo rl 1r 11i_t 1 IM qt o 10 N■■■■■I.■■■rl�■■:�■■■■ LAMP OPERATED AT 1 DDD JH`° a� It it i g 1 I w it • LUMENS, IF THE DATA IS e a ar U 11 Ir •1t1 I I • ■■■■■I/■■■ ■ LI■■■■II DESIRED FOR A DIFFERENT IaliM a T t1I It IL IS Iti r I N �;' M ■■r■E■■■■■■�•r■■■■ i LAMP LUMEN CANOR N RATING, • r I/ it H it 1' v le II 1t • , I.N i 0 o ,■■I�■■J■■■■■■■■��■■■ LUMEN VALUES BY THE .0 1 III 4 I11 ( tit t,u 1 a ■■�%■■■U■■■■■■,�U■ RATIO: DIFFERENT LAMP at n u it Iq IA (II I' In IA 1A Ai i • irr■R■■■■■�■■■■atad/ LUMEN RATING - 1,000, i a 11 ul 11 �� opt i ILA q Li I l 1 aim w . ll!t in IIr . A as u r op. nlsse PER 1000 LAMP LUMENS raLturrAlosi or rlArcµ •1•. Ya est-aonsua n■skwuwklsLae :SII:PHLITII >oturit 1' LA S►L a PHOTOMETRIC DATA 3101T110111.01 GcneNai Etectrim POWR•EPOT Ftoodllght ISOCANDEI.A CURVE LUMEN DI$TRIBUnDN • CAMI A 1RAC0 ieefactor 35.2321404*Refractor Class Flat Glass • A<ANal1a.0aonm , t■I ." 500R 1 POaltlon Fisted b u uI I s � ° It L Sl�// %■ ■■�r�%11i LAMP-urno OR TB00 WATT METAL MUDS ii .■■■=m■r■a■■U■■■ p It -Itl u , ; n M ■■■ ■■ ■■�■■■ ■■■ HEMA TYPE 07q • at , t I III ° ■■■■■■■G�!,I,\\■■■■�■■ BEAM SPREAD.•NERT,•46' (.... Edfr A u • ' A -. �■■■■■■■`ia■■■e■■�re■�■■ BEAM EFFlCIENCY 62'A • °t I •1 a Ir ' • I ■■■■■■�I■■■■1�■■e•■1■1■■ BEAM FLUX....621 LUMENS 1 T ■■■■■■/I■■■■I1■■■■■■ MAX.CANDELA 3320 I Xt F 1 I/t t I U A l 1� M as■■■■■■I1■■■■II■■ ■■■ AAf[0 ON its ion aTAFoAao OF M ii a a 6 1■ ■ a • • ■■■■■Ir■■■/1■■■I■■■ 11%""lhi"I CA"" �..r b F t11 l ur l I 1 T ■U■■■/l■■r■■■1�■■ ■■ VALUED OF CANDELA AND p ' a u, ►t► r ° 1 M •C ■?L^'�►Q T■'�L*�''lR7 , , • * ,uIII■■■II■■■■■■N■■N■■ LUMENS ARE BASED UPON A 1 1 1 N 40 . - 1111111111111541M111111,11111111111110.0.0 LAMP OPERATED Al' 1,000 Iry. a it a LUMENS IP THE OATH IS �. �� it ■■■►/■■■■%�■■■■\■■■ DESIRED FOR A DIFFERENT /4'�' ,' �L ► tR� ■ it r■■■■■ ■■■■■•\■■ LAMP LUMEN IATING, J Eg ' ^ttT /�H + i ■I%■■■■■■S■■■■■■m MULTIPLY AILCANDELAAND .•�" G � i � ' t�,��t4„ l LUMEN VALUES SY THE '1, r EtI�tL' �E•'1 n • • ��■■�■■■■■■■■�■■�� RATIO: DIFFERENT LAMP I.JI� lL t�r;LhL • • • , ' LUMEN RAT4 0 • 1,000. Ir.,1 r,1 1 i,' J1,] - It , + . I fuse iwonsaat sateuse PER 1000 LAMP LUMENStiltt,Al -ELLS viola t 111 • OPI 4011..1,X,•..IN*••••.-.....6.r. .•/ *1 — • • • drs Lh r tv^+ 4iy P \ 2,,, • ' • >�"U €S & [JACKETS l"' �,t � 1' c vc�;J �:� rElxiG usYsEm' • STEEL FLtiODLIGIITING POLES 60 TO 140 FEET P (CATIONS .t ' .z t SUGGESTED LUNIINAIRIS . 1 PFaS,PF4>T ►I ILXG i -pi 7 lik.t. Ami ti 13.,, cr-7117.1""i I SPEGIF(CA 1ONFEATURES , ' 0 Round a lasided tapered steel shaft(Fig,4) ( i ❑Prime pointed or galvanized Figure 1 ❑Shaft lengths from 60 to 140 feet 0 Platform mounting(Fig,2)of 8 to 24 floodlights ❑Provision fa flat surface mounting adapters • a ❑Internal wiring from pole shaft to luminaire mounting supports ❑Integral??%sided brio plate ❑Steps spaced al 15'Intervals y :INFORMATION ONLY: IS, CATALOG NUMBER IdGIO, ' t , `SEE SELECTION 7el TABLE F012 ACTUAL ORDERING NUMBERS F R TP S 6 .- • ti PRODUCT ,.. -, .. ID POLE ! • 7 ...•a . •. • )IUM USAGE) f SECTION •SttAPE »w SHAFT POLE MOUNTING +�� '` LUMI►UVRE� i. k IMik I� HEIGHT(�) ,. ''..,Mgr LOAD FINISH F=Floodlightlnq &=Round • 1P�iapered S Steel XX 1''a. ' 'ovilh steps 'L:Plotfovm 8 r,a Aoodlightt peg pie 01l t�olvant:ed i :µ•, 100 , ..•t r ,,., 1I2=42 floodlights ��, Dh�P�pole PP s Prlrne palnlod e: i r, J r� T 1Q0■,� 2�;�:'16a 4b floodlights per pole s'(SlondatdJ �ti, •a • ��M 1�'y.c�u� , 120= t .":`,�4 ' t�,.', 24 m?A floodllphh per polo NOTE N gotvantzed finish 1s ,•E edd • .. ., �, , ;7X r 140 3,r • �., r ulr sulutttuttd 6V ' • :* ,�ry;yvu��^*g1+.x t J 'r" "�, NOi1rShlpP{c�d[h :+ a 1 �u �4. , :. PPP norderk►S�numberl�rated '' Y . n „ r i iy Iv • W r ^,d,l l• r,e ,..+.:y•" r.,' F••i;,4sectionsupR755 '•''' �'.,, T�/ .'.t•• , R••„eft InSelacilonkblel "�� �tltt11E:solely ;i 'rl,I'i tY.1w1�ti,=' �!r,`:ay , ♦,�uH•J.1 Foei In length. 1 ''�'• n •nV,'ry p.R il'd`.1,��i•YdJli''• �•�5 +'��,:r,+ru C 1 .+N•��`jC�' . ;w k cable and riaiety climbing equipment available. "` • '• • "f " } �'; . r t r a with OrCtf� r ^•}rt 1(3 � r ri4 r r - u s !rn Lt 4.L J, n t�`l+''l Specify R .r, J1 • t 'S'r. "'�. h t n + • �'••) (�•1�. .ir ti�4ra1 , :1�•,v:a• t. ,t „u �� u2� Mp + ".• i, ., , ,- , r W,,• .r u�.`1 y Kiu F ' �� :, f'�r9F 4 3}',iI,,,�.pt^r t�' � �y�/',' •/ ,n'A' is Page• �� ! Dec. {.,. ,r„ iizy gyt )w�j�fJK'1L`r¢:.y`• .'; . ' ALV r ' �Yr� • r • ( / �. ��• LfltlJ y J�Y.h•.3J ?"4'L Ali J V r POLES,: r 8R;4CKETS STEEL r- FLOODLIGHTINGPOLES 60 TO 140 FEET • 3" EXPANDED METAL FLOOR GRATING 0 „ WELDED TO FLOOR MOUNTING ANGLES 137/1' x 1r/." x 3/Ia'AND LUMINAIRE PIPE SUPPORTS ALL FLOOR MOUNTING ANGLES ' AROUND. HINGED DOOR • END CAP ,..� _•-�, T.- _ 2" STD, SCHED, 40 ►•••••:t:-•••'•a•.•.•a+-`- ---- LUMINAIRE PIPE SUPPORTS •• +►�.�• a'�i•.•w'•• a`�`r,w'•'•� - .r._."�,..-emu_ ►•••i•••i�••�'i5i�ii+Y4•i•t •iiiwiw•i• +ii•i�iti •��o�,�iiti' 1 rr •• ••iaai•. ••a•••i• •t•••• �•w��•+•��►�'�L• 1.'r.� /2 '�' 10 GA, tt ;►.+�t�i••14:4�`ticik�1%w��. •_.•i! � � •"� mow•i b' +�' it TUBING sI1 ss�' j� r`" I REMOVABLE COVER I I 1 1I 111 `' I • I I �' S�I �'I II 3Y�" x3" x !/n" x5" LONG III LUMINAIRE MOU Figure2 NTING ANGLES CAGE DETAIL 3" x 5" HANOHOLE r ON MAIN TUBE ' BOLT CIRCLE BOLT CIRCLE Ngure 3LENGTH w • DETAIL BASE PLATE ,, fi ' L. 0 SQUARE ° 0 WIDTH °' J • 5" CONCENTRIC SLOTS, WIDTH OF SLOT - ANCHOR BOLT DIA. + /e" MAX. v BOLT BASE PLAN • POLEELECTfON TA�If�,,�t > `k,' y tom 4 BOLT BASE PLAN •••�. 1� W,,, ',fit, tFh Yy r •'i 94 1...,� t •r t.. s. , • Shipped with pole:platform,steps,a ,r+.,V� , p ,anchor bolts,anchor bolt covers,handhole cover,hardware,and anchor boll K` 4 ' r Norntnal `Recommended Total load N circle template.Shan Dimensions Moulting ;swath Anchorage Dula Height Number of Zone Bottom OD X Top OD X Approximate Anchor Botts i luminaires mope thin Length X Thickness Weight Number Diameter X Length(Fig.3) Foundation 60 9 On.X in.X Rein.X in.) Obs) Per Set Bolt Circle Design 60 FRTtS60PL9PP 12.50 X 5.0 X 600 X ,2391 2,140 % X 60 B20. Oro f Moment'9 3 Ibs) 60 182 8800 60P112PP 16.82 X 9.3 X 60-0 X .1875 2,930 4 1% X 60 22,75 218,238 80 9 80 60Pt18PP 16,82 X 9,3 X 60-0 X .1875 3,145 6 1 X 60 22,75 218,238 80 {2 80P19PP 16.82 X 6.5 X 80-0 X .1875 3,160 1%% X 60 22,75 218,238 • 80 12 8800 80PL12PP 16.82 X 6,5 X 80.0 X ,1875 3,975 6 1% X 60 22,75 218,238• 80 21 80Pt18PP 17.34 X 7,2 X 80-0 X .2500 4,570 1 h X 60 +75 218,238 {80 1221 80 80PL21PP 18.46 X 8.3 X 800 X .2500 5,735 6 1% X 90 23.00 347.972 100 1880 • 100P112PP 18.46 X 5.5 X {00-0 X .2500 623.00 347,972 100 2180 100P110PP 1955 X 7,1 X 1000 X .2500 5,990 1%% X 90 25.50 347,972 100 8 80 100►t21PP 22.35 X 9,9 X 100-0 X .2500 7,490 4 2!/ X 131 27.50 513,71i • • 120 8 80 420P118PP 23.55 X 8,3 X 120.0 X .3125 8,305 4 2%� X 131 27,50 718,478 420 2118 80 120P124PP 4,85 X 9.7 X 120-0 X .3125 12,305 6 2% X 1 33.75 790,578 140 2180 14OPL18PP 25.75 X 7,7 X 140-0 X .3125 13,0202% X 148 30.75 :. 140PL24PP 26.18 X 8.8 X 140-0 X ,3125 4 2% X 122 31,75 2�' • NOTE:'Design moments ore}he maximum arer}um moments 17,020 6 2'% X 102 879,072 ' foundation designer expected to be applied to the lourldoilon 32.00 9 • ` by the pole,Appropriate ,.•�•IOOd�nxvdmum d 24 luminaires,conloct today. opriate safety loofas muss , i e REFERENCES! ,. • • N "'' ' (II , . y.. , . rJ7e1� • . ! ,. .. ti , .• , . . ; , ;µ ^ ,,,�1 page far Pole Selection Guidelines ,�,, ' ; +W . . • r Page 8120 .. • _.� „+1. , h. Deo.199i , ~'' ,a , • ' 4 NOVEMBER 18, 1993 , NOTES - INFORMATIONAL MEETING - PROJECT TO LIGHT VARSITY BASEBALL FIELD AT LAKERIDGE HIGHSCHOOL , ., THE MEETING WAS HELD NOVEMBER 17, 1993 ; AT 7:00 PM IN THE LIBRARY AT LAKERIDGE HIGHSCHOOL. DICK THOMAS, ASSISTANT SUPERINTENr.INT FOR BUSINESS OF THE LAKE OSWEGO SCHOOL DISTRICT PRESIDED. OTHER ATTENDEES FROM THE SCHOOL DISTRICT INCLUDED: SANDRA NELSON - PRINCIPAL - LAKERIDGE MIKE COULSON - ATHLETIC DIRECTOR - LAKERIDGE • DAVE GASSER - VARSITY BASEBALL COACH - LAKERIDGE BOB KINCAID FROM THE CITY OF LAKE OSWEGO WAS IN ATTENDANCE. CASEY MICKELSON, PRESIDENT OF THE DREAM FIELD COMMITTEE ATTENDED REPRESENTING THE GROUP OF CITIZEN VOLUNTEERS WORKING WITH THE SCHOOL DISTRICT AND THE CITY TO COMPLETE THIS PROJECT. ' THE PURPOSE OF THE MEETING WAS TO DESCRIBE THE PROJECT, GATHER INPUT AND ANSWER QUESTIONS POSED BY THOSE IN ATTENDANCE. MAIN POINTS OF QUESTION/DISCUSSION: A. DONALD PARK: CONCMNED ABOUT A POTENTIAL INCREASE IN TRAFFIC SPOKE IN OPPOSITION TO THE PROJECT B. SCOTT SCROGGS: QUESTIONED WHETHER ADDITIONAL TRAFFIC GENERATED OVER OVERLOOK/STAFFORD RDS. WOULD OVERFLOW ONTO FERNWOOD/CLOVERLEAF. WAS UNDER IMPRESSION THAT SCHOOL DIS- TRICT FUNDS WOULD BE USED FOR PROJECT. DICK THOMAS EXPLAINED Y THAT THE PROJECT IS BEING FUNDED BY A BOND ISSUE VOTED ON IN THE FALL OF 1990 - AND THAT CITY FUNDS WOULD BE USED, NOT ` SCHOOL DISTRICT FUNDS. C. WHO WOULD BE USING THIS LIGHTED FIELD? DURING THE SCHOOL'S SEASON, THE LAKERIDGE TEAMS. ADDITIONALLY, IT WOULD BE USED BY RECREATIONAL BASEBALL ORGANIZATIONS - BABE RUTH AND AMERI- • CAN LEGION. . • • D. WHAT WOULD THE HOURS OF LIGHTING BE? DAVE GASSER EXPLAINED THAT GAMES WOULD BEGIN APPROX. 7: 00 PM, ENDING APPROX 9:30 -9:4 5 PM E. STEVE DODDS: SUPPORTED THE PROJECT - SPOKE ABOUT A TRAFFIC BENEFIT AS THE FLOW OF CARS INTO THE BASEBALL GAME WOULD BE ;,,� DELAYED DUE TO A 7 : 00 PM START, THUS ALLEVIATING THE CURRENT HEAVY TRAFFIC FLOW DURING THE EVENING RUSH HOUR. EXHi �� r 1 I.DRT- 9-3 _______ ` 11: • LIGHTING PROJECT - INFORMATIONAL MEETING - PAGE 2 411/1 ' F. SHARON MOORE: WHO WOULD MANAGE THE FACILITY? DICK THOMAS EXPLAINED THE CITY AND THE SCHOOL DISTRICT HAVE A JOINT USE AGREEMENT - AND SHARE IN THE RESPONSIBILITY OF MAINTAINING • THE FIELD. ,. G. COMMENTS REGARDING THE DESIRABILITY OF A QUALITY, LIGHTED FACILITY IN OUR COMMUNITY - WILL UPGRADE THE BASEBALL PRO- GRAMS, AND WILL HELP TO ADDRESS A CRITICAL LACK OF FIELD SPACE IN OUR COMMUNITY. IN ATTENDANCE: IN SUPPORT: IN OPPOSITION: THOSE W$ _T O IONS: SCOTT SCROGGS DODDS DONALD PARK S GREG DANIELS JIM KELLY SHARON MOORE MIKE GOLD CHRIS FOSTER DOUG JACKSON CASEY MICKELSON • • , • • J• STAFF REPORT • P' CITY LAKE oswEGo PLANNING DIVISION 1 'o • APPLICANT: o FILE NO: Lake Oswego School District#7J DR 8-93 PROPERTY OWNER: STAFF: • Lake Oswego School District#7J Elizabeth Jacob • LEGAL DESCRIPTION: DATE OF REPORT: Tax Lot 500 December 10, 1993 Tax Map 21 E 5 DATE OF HEARING: LOCATION: December 20, 1993 Lake Oswego High School 2501 Country Club Road NEIGHBORHQOD AsN rera : • p . COMP, PLAN DESCRIPTION: i Forest Highlands P(Public) ZONING DESIGNATIQN: R-10 I, APPLICANT'S REQUEST The applicant is requesting approval to construct and install ball field lighting at Lake Oswego High School, IL APPLICABLE REGULATIONS A. City of Lake Oswego Zoning Ordinance: • LOC 48,195-48.225 R-10 Zone Descriptions • 5 B. City of Lake Oswego Development Code: LOC 49.090 Applicability of Development Standards El) DR 8-93 Page 1 of 7 • • J LOC 49.145 Major Development LOC 49.300 49.335 Major Development Procedures • LOC 49.615 Criteria for Approval •, k::' LOC 49.620 Conditional Approval 0 , C. City of Lake Oswego Development Standards: , ... • • ' • 5.005 - 5.040 Street Lights , e • 6.005 - 6.040 Transit System V 7.005 -7.040 Parking&Loading Standard • 8.005 - 8.040 Park and Open Space 9.005 - 9.040 Landscaping, Screening and Buffering 10.005 - 10.040 Fences .. • 11.005 - 11.040 Drainage Standard for Major Development �; 14.005 - 14.040 Utility Standard 18.005 - 18.040 Access 19.005 - 19.040 Site Circulation - Driveways and Private Streets 20,005 - 20,040 Site Circulation - Bikeways and Walkways . D. City Charter Section 46A UT. FINDINGS v. A. Background/Existing Conditions: 1, Lake Oswego High School is a 19.28-acre complex located north of Country 0 ... . . °". Club Road and east of Boones Ferry Road, 2, Surrounding land uses and zoning are as follows: . • �.: South: R-10: Single-family residences; Springbrook Park; Lake Oswego Junior High School; and Uplands Elementary School West: R-10 & R-7.5 Single family residences R-3 & R-0 Townhouses and condominiums • North: outside City limits Large parcels with single family residences and undeveloped lots, East: R-10 Single family residences outside City limits Large parcels with single family residences and undeveloped lots 3. The high school campus is accessed from Country Club Road (a major arterial), • A secondary access exists from Hazel Road to Goodall Road and another road at , • • the northwest corner of the campus accesses Boones Ferry Road. 4. The varsity baseball field is an existing activity area on the high school campus, • The field is located in the southwest corner of the property (Exhibits 3 and 4), :...•. • . .' r . • DR 8-93 ..• '.. • Page 2 of 7 '= ...• 1<', ✓ • 5. The baseball field lighting is being developed in cooperation with volunteer groups, the school district and the City of Lake Oswego (Exhibit 2). ., B. Proo: ". The project will provide multipurpose field lighting of the baseball field with consideration for football/soccer practice area lighting. Use of the field extends from . . u March through November. Lighting will provide safer field conditions for late eve ' games and in some cases allow additional games to be played, Wing The system will utilize eight poles measuring 70-to-80 feet high with approximately • ' 1500 watt fixtures using glare shields. Exhibits 6 and 7 illustrate the location ly 80, u . ry specifications of the lighting structures, and design C. ��/�lance with ,,� Com�l CTIfPria for AUUTOVni: As per LOC 49.615, the Development Review Board must consider the following when evaluating minor or major development, criteria 1. The burden of proof in all cases is upon the applicant neekin approval. g PP val. The applicant has submitted the information required by LOC 49,315(1 - 12 , T documents are listed as exhibits which accompany this report, ) ( ) hese 2. For any development application to be approved, it that the proposal conforms to: Pshall first be established ' a. • a. The City's Comprehensive Plan y r ' According to a recent State statute [ORS 197,195 1 )), after September 29,Comprehensive Plan approval standards will no longer be applicable to limited land9 ' decisions. ORS 197.015(12) defines "limited land use decisions to include sit use ' design review of permitted uses in a zone." The subject application ea land use" definition as a site and design review. meetsthe �limmited may continue to be used to aid in the interpretation and application of the Plan policies Code criteria, review of the subject proposal is not affected byan of the Development • policies, Y Comprehensive Plan • b. The applicable statutory and Code requirements and regulations. Z,S2.n2S2de RenulrPments nd AnhLtita Lake Oswego High School is located in a R-10 zone, uses" by LOC 48.015(28), are permitted as conditional in�the R p one defined as stitutional The review of this application will consider yard setbacks, height limitations, glare from ,, • lighting on adjacent residential uses, access, and levels of operation, • , DR 8-93 Page 3 of 7 . • �» „ "'" Setbacks in the R-10 zone are 25 feet for the front yard; 20 feet for arterial streets (Country Club Road and Boones Ferry Road), 15 feet for an interior side yard, and 30 feet for a rear yard. The site plans (Exhibits 3 and 4) illustrate the light structures will not be located in the required yards. The light poles are proposed to be 70 to 80 feet high. The height limit for sport lighting prescribed by the City Charter was amended in March,1992, to exempt City and school sports fields from the 50-foot maximum. Section 46A Maximum Height of Structures in Residential Areas,"states: "....The City may, however, construct or allow the construction of a lighting structure which is more than 50 feet in height in a public park a or school sports field located in a residential zone." • The intensity or level of operation may change somewhat from existing conditions in that, in some instances, a second ball game may be played because of the lighted field. The potential for additional traffic will be addressed under the access and parking standards. City Code [LOC 34.611] requires park property to be closed by 10:00 p.m.. • Precedence has been established in other ball fields (for example, Westlake Park) that lights are turned off by 10:00 p.m. with a 15 minute "night light" to ensure safe access to parking lot vehicles. A condition of approval should be that the ball field lighting will be restricted to 10:00 p.m. with a security light to 10:15 p.m., at the maximum. • Of primary concern in the review of the lighting is that light overspill and glare be • minimized on adjacent properties. Glare shields for light cutoff should be used to prevent any spill lighting. Design specifications have been submitted as Exhibits 6 and • , which demonstrate the location of the light poles and the area of light coverage, The use ., • of glare shields should be made a condition of approval, • Development Code Requirements and Anal_y ,ii-- LOC 49.125 requires that an increase in the intensity of any use shall be processed as a new development, Hence, this development review application is appropriately being processed as a major development, LOC 49.300 -49.335 - Major Development Procedures The development review procedure for major development is found in LOC 49.300 - 49,335. The applicant has submitted a complete application as illustrated in the exhibit section of this report, The applicant held a neighborhood meeting with Spring',irook • Neighborhood Association and the property owners who live within 300 feet of the site, The minutes of the meeting are included in this report as Exhibit 8, 0 DR 8-93 • Page 4of7 • r•_ • c. The applicable Development Standards The ball field site does not contain any historic resources, stream corridors, wetlands, . A , 0 hillsides or floodplain; therefore, these standards are not applicable. • The applicant has addressed the applicable standards in Exhibit 5. This report will address those standards which require additional discussion or where modifications to the applicant's proposals are recommended. Street Lights- (5.005-5.040) No additional street lighting or parking lot lighting will be required. The campus parking lot and Country Club Road provide night lighting to the City standard. This standard is r met. Transit System - (6.005 - 6.040) '"' The campus is served by school bus and Tri-Met route number 78. The narrative demonstrates compliance with this standard. I Parking & Loading Standard - (7.005 - 7.040) On-site parking spaces are avat:able for 340 vehicles. According to the narrative, at specific times of the year overlap in parking needs may occur due to additional traffic entering the parking area with players and families prior to the end of a game in progress. However, this overlap will occur after normal school hours and during the summer months when school traffic and the related need for parking for other school services arc at their lowest, No additional parking space requirements are recommenduzi. Park and Open Space - (8.005 - 8.040) The narrative comments that this standard is met by providing over 50 percent of the gross land area in open space. The proposal will contribute to the active recreational needs of the community by providing lighted athletic fields which provide more usable sports time and flexibility in scheduling, Landscaping, Screening and Buffering - (9.005 - 9.040) • • The ball field site is screened from adjacent properties by the topography of the , surrounding land, adjacent trees and shrubbery,• ry The light fixtures will be fitted with glare shields for light cutoff of any spill lighting (Exhibits 6 and 7), The requirement for glare shields should be made a condition of approval. Review of the lighting plans(Exhibits 6 and 7) indicate that no additional landscaping or screening is required to { A ,......r>". buffer the ball field lighting from adjacent properties, •• • • • DR 8-93 • Page 5 of 7 Fences (10.005 -10.040) An existing chain link perimeter fence will separate the lights from the field of play for safety reasons. • • v • Drainage Standard for Major Development- (11.005 - 11.040) The narrative (Exhibit 5) comments that structural loading of the light system will be calculated during the construction drawings process. The building permit process will review drainage and the bearing capacity of the soils and will require compliance with all relevant codes. " .' Utility Standard - (14.005 - 14.040) Electrical service to the light poles will be undergrounded as required by the utility • standard. No other requirements are applicable. Access - (18.005 - 18.040) The school and adjacent athletic fields are currently served by one main access point from Country Club Road to the campus. Two secondary accr'sses exist, one from Hazel Road to Goodall Road and a second access at the northwest corner of the campus to Boones Ferry Road. Vehicular traffic for ball field usage will utilize the same access points during nonschool hours. The intersection of the access with Country Club Road is t° a lighted, four-way intersection. During the transition between games, traffic on Country • Club Road may increase for a short period of time. No additional access requirements t are recommended. Site Circulation - Driveways and Private Streets - (19.005 - 19.040) The site currently meets the development standard for driveways and interior circulation, No additional requirements are recommended, This standard is met. •, ' : w Site Circulation -Bikeways and Walkways- (20.005 - 20.040) The site is completely developed. Both road shoulders of Country Club Road are paved • 1 `' P Y P and striped, accommodating pedestrian and bicycle traffic, No additional walkways or bikeways are required. This standard is met. d. Any applicable future streets plan or ODPS There are no such plans which affect this site, 64 4 . • I 1_ • 41) • DR 8-93 Page 6 of 7 IV. CONCI,JSION Based upon the materials submitted by the applicant and findings presented in this report, staff I. concludes that DR 8-93 can be made to comply with all applicable criteria by the application of • certain conditions. a V. RECOMMENDATION Staff recommends approval of DR 8-93, subject to the following conditions: 1. Glare shields shall be provided on each of the light fixtures to cut off any spill lighting, • 2. The ball field lights shall be turned off by 10:00 p.m., with the "night light" security light restricted to 10:15` p.m, at the maximum. s EXHIBITS • t 1. Tax Map 2. Letter to Mike Henley from Bill Korach, Superintendent of Schools, dated May 12, 1993 3. Site Plan 4. Topographic Ma • p 5. Applicant's Nas;ative 6. Location of Light Poles and Category of Luminaires 7. Design Specifications of Light Poles and Luminaires r ' '` � 8. Minutes from Neighborhood Meeting, November 19, 1993 0 N. •. ,, x• • .-4' 4 i ip, . .., DR 8.93 ' Page 7 of 7 1,v • • • • • • • • • • • • r . ♦ tl, • v r) • • •ft i J t 4• . • d.. • • • • • • s • '1 w w , .1 y p . . r•"r fly. Wl' .•.a.+fM t•..•... N: M:!f• -R. ..V!R: .w•1MVW'.' i. w• .•.r.. / . , /*: Cy . SEE • ‘Y1 �f ' I:1 •'� Q UP 2 a. I + �` ' .\J 2 l E 5AA S ,� 03 OO N.1 Ch q, - SE a • SEE MAP A P W SEE MAP aP IE 5AA7-17 a . Cu • 2 I E � SA� SUP NC!I ',h pVl ■ l<.T „.; ,� 5AA ` ' 7:. .. ,f/..' co v \ , /' EE eRrn MAP .�`, - if• eN SEE1...:„.',...iAP 4� I �: , •2 I 5AE a '' ''' ` `' SUP 2 k m , D '� ^; .�� SEE MAP _ SEE MAP I , 4'4 n•��J. 2 IE 5 AD ' ... i 29Ac r.. , .' , 1P .,9Q . 01r 20;.'�.� '" p ..�0.1 �, 2 AC ti a. a ;..a ye .,�" - Q w so: p Of e uJ I SEE MAP '' ��1-E e IE 5BD 2 IE 5AC SUP. ''. ` ``� n .i! r� MOUNTAIN` • .0 , \ '`�e... \ SUP. N0.2 ct \\\ a, i b y „I TEMPE T 4g ' eV i) 0+ . , .. .. . _. , . , . . CO �; /", ,•. c�`,� n NO c0 I ji --�Y'S E E 600 • / % " d t:r CJ /'� � IDS/ " MAP C // 4 - 2 1En _DRIVE Inul ' . , .,.,. V.A1 • ►. i EXHIBIT , P�P�'. . \....5 pbLO11U9 �tv9 +" � � ' ��4 o • ' LAkE OSWEGO 7J Lake Oswego School District �. i. ': �• " k �. 01flcs of the Superintendent 1?E .' 245 5 S W. Country Club Road `�a RQ Box 70 •'''yt. Lake Oswego, Oregon 97034-007'0 ` > ' scHcoL casti o' �?67L9f May 12, 1993 Michael Henley Parks and Recreation Director Cit.', of Lake Oswego P.O. Box 369 Lake Oswego, Oregon 97034 Dear Milce: This letter is to communicate Lake Oswego School District sip ort of the volunteer effort to provide labor, resources and expertise to light the baseball fields at Lakeridge High School and Lake Oswego High School. Know the school district is very willing to work with the city and the volunteers to insure the T. possible conditions for the success of the project, As we all best easure 5 environment,, our ability to cooperate and share resources is going Ito be critical to the continued health and growth of our Lake Oswego community, The district is also quite mindful of the responsibility for the appropriateness and of the project which rests with the city. feasibility Sincerely, 4) `1 Bill Korach Superintendent of Schools WAK:ca , • • •� • 4 ' 0 . EXHIBIT 1 I • 4 ca PAC¢ �_ • II �1��ral 1 i ,,.f1--,° —tsp.Ili • ^ ` „1!I, ±. , »71MN Ar. 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I},t,.y (} ,i;"♦ r„"••2 •.�..'' ` �r,1 • • t'�,l ,4' ,, .•' '' 'isl( , , , !yid.Ir it. ... , ,- 41 ' 11 . ' /•+ .- . ••...i:.4r.`f•Pub''..�.r , '+'r�..! •• r « 1. Lake Oswego High School Athletic Field Lighting PROJECT PROPOSAL Purpose This project will provide sports lighting to upgrade the varsity baseball field and the adjacent football/soccer practice field at Lake Oswego High School. Currently, the field is a day use field. It is used by the varsity baseball program, as well as by Babe Ruth Leag ue and school and community soccer and football. Use runs from March through November. Lighting will provide •' a safer field condition for the late evening games and in some cases allow for the addition of extra games. •. Detailed Project Description This project will provide multipurpose field lighting of the Lake Oswego High School fields for baseball with consideration for football/socc,r practice area lighting. The system will utilize 8 poles measuring 70 to 80 feet with approximately 80, 1500 watt fixtures using glare shields. (Provided in this proposal is a detailed set of product specifications). ZONING CONSIDERATIONS • ne Oswego High School is situated in a R-10 zone, medium and low sity residential zone. In the R-10 zone schools are a conditional use, 48.585 'Specific Standards for Major Public Facilities and • Institutional•Uses Not Covered by Other Specific Standards', states 4 that "the height limitation of a zone may be exceeded to a maximum height of 50 feet,..,", • Response. In addressing the height limit for sport lighting a City Charter '" amendment was past of March 24, 1992 exempting City and school sports • fields. Section 46A "Maximum Height of Structures in Residential Areas", states that "The City may, however, construct or allow the construction of a t ' lighting structure which is more than 50 feet in height in a public park or school sports field located in a residential zone", 48,585,6 states,"Lighting shall be designed to avoid glare on adjacent residential uses," • .` ,, I - J Y`1 EXHIBIT � . . r e . • • • Response. There are no homes directly adjacent to this project. The closest 0 , , homes are located across Country Club Blvd. However, the fixtures to be used will be fitted with glare shields for light cutoff of any spill lighting that may occur. DEVELOPMENT STANDARDS Chapter 5.015 'Street lighting': The campus parking lot and Count• Club Drive provide night lighting to the City standard. The athletic field lights will include a 15 minute "night light" to ensure safe access to parking i lot vehicles. City Charter specifies that all athletic field lights at Cityor Schools must be out by 10:00 p.m. . Chapter 6.005 'Transit': The campus is served by school bus and Tri-met, route number 78. Chapter 7.005 'Parking': On site parking exists north of the football field. Participants will have to walk to the fields from the parking lot, Total number of parking spaces available is _____ale) At specific times of year overlap may occur due to additional traffic entering the parking area with players and families prior to the end of a game in progress. However, this 0t .:• , • . .' . will occur after normal school hours and during the summer months when school traffic and related need for parking for other school services are at• their lowest, During the transition between games traffic on Country Club will probably increase for a short period of time, This islighted, • intersection. a four way Chapter 8.005 'Park and Open Space'! This project contributes to the • active recreational needs of the community by providing needed lighted • athletic fields that provide more usable sports time and flexibility in rr scheduling, Over 50% of the gross land area of development is in open space, p therefore this project meets the open space requirement of the City, r Chapter 9.005 `Landscape, Screening and Buffering': CountryyClub Road is heavily tree lined its entire length, 1, Chapter 10.005 'Fences': For safety, an existing chain link perimeter fence will separate the lights from the field of play, t. R • Chapter 11.005 'Drainage Standard for Major Development'; The light system will be engineered for loading when construction drawings are., . . . . 41 .,. . . . . . • . . . 1 2 �- f R ti. , • , , y assembled. This will be determined through the buildingpermit r The soil type in this area is Cascade Silt process. Loam. • Chapter 13.005 'Weak Foundation Soils': Does not apply. Chapter 14.005 'Utilities': All utilities are to be undergroufded. Chapter 18.005 'Access': The school and adjacent athletic fields are currently served one main access point from Country Club to th` campus. A ,.' secondary access exists from Hazel to the northeast of the campus. This project will utilize the same access points during nonschool hours, . Chapter 19.005 'S'ite CirculationDriveways and Private Streets': not apply. Does Chapter 20.005 'Site Circulation-Bikeways and Walkways': No sidewalk exists on either side of Country Club in front of the campus. Both »' road shoulders are paved and striped. They currently accommodate • pedestrian and bicycle traffic. • • • • • d' r p 410 • 3 » ,- a� 't mi e • • • • • • } • • AJ,1 • • • • ....0 9• ;.....'.„..,.v.....:....''',...'...'' ti II L aau-v • .-... • ' . .. . . . .- \ • • 211. • • 4 b.• a , A • 1 • i h r r t . . Lroo► ' e, et"tel:1114 011%;14),44. . . ..‘. . • ii EXHIBIT I • -R— �LL.'1_., '.• .'. CI 111114titli .� COUNT ont utc ,�. I�! ,; ,,, LAKE OSJEGO BOOSTER CLUB LIGHTING PLAN rm me 11441141014.4. OREGON 1 J J JP, • /j • W ,••• 11 ,,v . • J 1 .. KW CONSUMPTION: KW CONSUMPTION: Fixture Quantity Curvc 19,56 KW 19,56 KWPOWRSPOi 20 IN a !nit tun l.lF Design Lun POWRSPUT 20 IN 50 746e 165000 0,055 141075 POVRSPOT 22 1N 10 7462 165000 0,115'J 141075 (90,0) Cl 34 6947 165000 0,055 141075 (90•0) C?. Systan Unitsl Fcet/FootCandles Grid T, I�i Average Avg/Hip Hax/Hln CV N°klnun Hininun Points Itite 43 '''' .� —° Infield 79,0 1.07 1,I5 0,05 84.9 tift1 u 4 4 i, 6. 1, : Outfield 53,6 1.23 1,46 0,10 63,3 43,5 85 u 46.2 50.. 46 f '. ., 4. + 4 �.: 60.5 63 . 4 6 ,5 0.5 • 4.4 49.8 5'_,6 5 ,0 • .. + + + * 5,9,9 +, :.3 63,1 59, 50.5 i Ate.; N 43.6 2.3 ',6,3 55 5 5; 0 52., 49.9 .4,9 55 63,1 :1.5 .0,;. ° ". + + + + + 4..3 57.. 9,1 60.1 52.9 55,0 -7,4 61. 54.9 53.3 4 .. • : ' C3 • + �, + • • -+,1 ' 56* 1 58 Z 58,8 58 : 57.4 49.9 4-7•:9 49 / (90,0)81 � ,✓+ 1<W CONSUMPTION: 19,56 KW • ,•--60;8--6-1..1-61 58,8 55,0 5 9,9 6.e; 5. KW CONSUMPTION: �' + 29.34 KW -- s' el 7' •. StA� 78,5 . : 6 CI I + -y` 61+,t 59 52,9 oG`6 G0.5 8, ' '1�• + + '/ : 7:.5 � .0,, 5:,6 60 5 5 51,0 .8,6 • + + • 73 • 84 77, 75.1� 8 ---.. \� C4 . . . . .• o ► N + . 5�,1 9,1 56,3 52.6 46 B;3 (90,0) (90,0) -,••—' / KW CONSUMPTION: . ... ®• 4 Al I • +.. 83,' I 51,. :4,1 57 52,3 s55 KW �,1: + , 49,8 5/ a 40. • KW CONSUMPTION: — .:./I 14,67 KW 76, t:*. r ►�.�► . G 7 46.EA+w� + + 4 3 43.6 44.4 ..• + 3 . 82 •1••r 11 :+ -�t-4...., '*I .t' • (90,0) A2(90.0) 2s 3 CONSUMPTION: rlktu �. PpVRSPOi 20 IN Dunntfty Curve 1 Gilt Lun LLF POVRSPO 20 IN 50 7600 O14107 Lur 165000 0,055 f41075 KW CONSUMPTION; POVRSf'O1' 22 IN Ib 7462 I65047 0,655 141075 34 6947 165000 0,055 141075 14.67 KWSystem fMltrri Feet/1'oattandlcs Grid Average Avg/Nlh Nax/Hln CV Haklnun HIhlnun MPolnts • . 10 . Bullpen 53,4 l.ee 1.50 0,1e 65,7 43,0 60 4 IP . ` wuun c i•cy LUrve 1I In it Lum LLF es I gp Lum, , .<, , ; *‘A' • PCIWRSPCII 20 IN 0 32 7608 165000 0,855 .41075 • . System Units' Fee t/Foo1 cand les ' III' `'. Grid Average Av /M I n Max/M I n CV Maximum Minimum #Po I n is /' tt Football 31 ,8 1 ,21 1 ,44 0, 10 38, 0 26,3 72 :•F•, (70.0) Al A2 (70.0) "c KW CONSUMPT1ON ►• 1 MN CONSUMPTION .4 ' 13.04 KW 13.04KW � , _ ;AA _• ,4 2.2 3 gdiIJ!! .,, ►, 31./ 3..0 24,2 ;2.4 '4.4 .2 35 • 34. 32.. 34,Z 3: .0 1.5 U1 / / I 26,6 9.9 ':‘8.4 2 9 30.7 32.7 32.7 30,7 2 '.9 28. t 29.E 26.6 ,, 6" + + + + + + + + + + + + ,. , 26,6 29.9 28,4 27.• 30,7 32.7 32.7 30.7 7.9 28.4 29,9 26.6 + + I+ + + + .H •. + + + + ' 311.5 3•,0 *.2 •.4 3...4 35 5,2 3 ,4 32.. 34.2 36 0 3�.5 . • p 32 3. ,2 5.4 28,0 26.3 8.0 3 ,8 3 ,8 3$,� 26.3 28.0 35, .. + , + + + + + + + , r • r ' y , • VI\\/Y KW CONSUMPTION KW CONSUMPTION 13.04 KW 13,04 KW (70,0) • • W'. O r4 M{ ' • . • •{ 1 yyyyrrrr++++ i .. r �. } r' GE Lighting Systems GrAriElecet,,_ Caw" C ara • F Po ®S of III floodlight ii, . Svc�. APPLICATIONS -- • Recreational,competitive and professional sports fields i ea , t as all levels,from nci�.,l;. , ')oods to major leagues. , r• '. General floodlighting where long set backs or high uminaire uiou ng require maximum optical perfor- — 1 a �,, t q• Ili mance AA L FEATURES BENEFITS a - a Die-cast aluminum housing with electrocoat gray • High corrosion resistance,long ballast life ' and paint finish inside out 1 ► • Enclosed,gasketed and filtered reflector with • High corrosion resistance,superior optical performance ALGLAS•finisb and excellent lumen maintenance • Limp isolated from ballast; ballast construction • Cooler ballast operation,longer ballast life • • `'` provides optimum heat transfer • Choice of heavy-duty(with heavy gauge aluminum • Wide range of applications ►r• outer optical housing)or general purpose(NEMA) construction. • Heavy-gauge galvanized steel trunnion • Structural strength and corrosion resistance o Choice of NEMA Type 2,3,4,5 or 6 beam spreads • Maximum design flexibility • Built-ia two-element rifle aiming sight • Easy to aim during dayllgt;t hours for predicted results a Aiming degree marker with re-aiming stop p • System can be degree-slimed while on ground,maintained / without disturbing aiming '' • La,ige,formed aluminum front access panel allows • Allows wiring and maintenance with optical in place feat access to ballast components,wiring . • Ballast access panel facilitates condensation • Eliminates need for"weep holes" In pole mounted units ,� draining � • • Built-in cable and strain relief bushing • Withstands rough handling in field—ellminates need for t additional materials or accessories • • Hot restart available for 1000 and 1500 watt metal • Reduced chance for power supply related outages halide—contact factory a Mogul base socket with split outer shell,lamp grips, Accurate lamp seating; resists back-out due to vibration spring-loaded center contact for standard lamps • • Available with position oriented sockets for use with • Potential owning and operating savings minimum tilt factor lamps • Remote ballasted system tem available • a Some structural and maintenance advantages• UL1572 Listed SUTTABLt FOR WET • Meets national code requirements for outdoor use• LOCATIONS • �•o GE designed and fabricated system a Single vendor responsibility • 5-year fixture failure warranty a High confidence in quality • Field convertible glare control for 20-inch(508 rum) • Inexpensive solution to on-site glare prob,`2ms ° 4 ; diameter reflector general purpose and heavy duty • fixtures _._______: di EXHIBIT 1 �� /-7 J)RCS 7 e M > 1' 4 V V • + • * • C ., . Y • • ° ° 1 • *. / • 4)) L:•iauh 1111` r. 15y.'. �.•\ ) POWR•SPOT°I// FLOODLIGHT 'APPLIC'ATIONS ` ` ` . - �` Reaeaflond and competition sports fields at all levels from ''c neighborhoods to major leagues.General floodlighting where the performance of reflectors of revolution are needed. +, • SPE.01 ,.ATI ON''P.EATtJRES 1 - !•� Cl UL457`1 lbled S A A9LE FOR WET LOCATIONS ••�� Die-cast ig,pending—contact belay point finish 0 Mir-drift akr1y1�inum ballast�h with arc . troy point III Wi °� -'and oil 1i•w 0 Enclosed.Qask���filtered •YIIte W with •'/fit/,fig finish aluminum �� •' tempered glass closure optical with ALGillSa III M:N!on V1A11>tl�n reflector Q� ,\�:,' '/ '.)�. • 0 Thermal separailan of ballast from socket and lamp i,, �ulluuiq� , • 4 0 Removable cover for as to ballast and wiring comportment ,'( ✓'% 0 Noep-hole condensate drain when aimed down t( i V, 0 Buhl-i n cable and strain relief bushing \"�! 0 Heavy gauge steel trunnion V • Mogul base socket wife split outer stroll,and spring-loaded center contact ' � �p gaps—standard lames and \���„4^ ',>/', 0 Corrosion resistant hardware ``��`'` " 0 Posiaan oriented socket available for*minimum"lilt factor lamp—contact factory • Cl MORN and 1500W metal halide hot restart available—contact factory 0 Raid convertible glom control o><roiiabie.See Acceasorinc 0 Remo*baYasted system avaliobie.See Accessories gl�D qIN'G NUMBER LQGI .!. 1 —r— -- 7— ---i--- I ss LIGHT BALLAST BEAMNREAD OPTICAL PRODUCT WATTAGE SOURCE VOLTAGE TYPE ;*: XXXX X HORIZ X VERT REFLECTOR OPTIONS - X X X Siiandaad 40=400 S=HPS 0=12012081 See Ballast Select NEMA type See Ballast and Photo- F=Fusin PowroSpot 75=750 M=MIT 2401277 and Photometric from Ballast and metric Selection Table with mu(Itivol�allable FloodlightMuttivdff Selection Table Photmehtc , 04=1000 Standard: 4=120 A=Autor Selection Table: HDO :--Heavy Du 20InI P=Prewired with 6 ft(2 Aft Opiicals 54-1500 Included 2=209 M=Ma Example: (508mm)diameter meters).1413 • 61=1650 3=240 9Re9 3X3 GPO =General Purpose • (Contact 20 in.(508mm) • Factory) 4=271 diameter 5=480 HD2= Heavy Duly 22•1n, p_ (559mm)diameter GP2: ivenaral Pu p ) 22•1n.(559mm ... diameter It • , • • • ill Data Mange without rankly '1 r euti ePcetOtes LLIeA Ielloee tMrw i® tlieuktlnI N,baa opUoe aond madltkatone on •�o d Trademark of Goner.Mecum iesn aiY. T • 'L6I , ; y ` �I _ I L 161117NG JSYS TEMS • POWR®SK'6'/®/// FLOODLIGHT SOW LINE—HEAVY DUlY OPTICAL DO UNE—GENERAL PURPOSE OPT(CA(• OPTICAL ADA 1 C 0 • 2210. 23.000 12.436 17,e75 34.312 • 5171bem 614 316 454 e72 29m 20.700 12.575 1®a 000 3�1.3 2 ,.,• I00mon 6a6 319 467~796 D • ` i ' • 1 A 0111, \., . . 11.812 In.A \\ (300n1m)p \y \ All I •` • 65° s • 876in.(22mm)DIA HOLE 6 • BA LLAS`1"ANIJ:PHOTOMETRIC SELECTION TABLE '? 'M +° All light sources are dear. Unless otlulrwise Indicated. • ballast Usted by Diameter,Photometric C Curve Number and Actual Beam Angle In degrees , U Type 22-In.(56'9mm)Diameter '�W 9� All20an.(508mm)Diameter Wattage Source Voltages 1=1;r1 2@2X2 3=3X3 4$4X4 5105X5 6=6X6 400 HP3 A,M '(5663X12x12,5) (5664)(20x20) (76131f41x41) 465 55x51 464)73x72 (7463X105x103) HPS A N/A N/A (8186n40x38)) 8177"56x55 8179 96x94 N/A�: • 11000 HPS A N/A (6532X18x18) N/A €6271t'65x66 €7609�92x92 (7610)(112)4107 460 1000,1500"' MH A (595 N/A3x12) '6947'(252 5x25)) (77608 468(44x45) (7462)(59x56) 461 87x77 7460)(1008x103 1650'.• MN A C/F C/F C/F CJF ( )(�x103( i NO um highavailable no rfor mance le, (559mm)NEMA Type 2 optical avalolable—contact factory for photomehlc data, ava �.J7 volts not available In multCvolt,750 watt HPS or 1500 or 1650 watt ratings, 'DATA ,,' •: ' ,,, . -ferences ," ' I. Lighting Systems Product Catalog See GE for Approximate Net Weight 45-55 Um17-z1 Kgs Effective Projected Area , NEMA Type/Beam Spread Designation, y' —22 In,(559mm) 3,1 sq ft max 0,30 sq M max -20 In,(508mm) 2,6 sq ft max 0,24 sq M max Accessories, Pole and Bracket Selection 1• ` 3 — , ''1 , Trade 4 Niscak . 7 Campa,y s `y,c r • , .. ,,,,• LIGHTING � �; EMS ,r' • intI'OTOMETRIIC DATA ., . , .- • 7WR®SPOT®fl/ FLOODLIGHT u PHOTOMETRIC DATA 3161?6�f7DO Gomm!ElaO4t1O f�WR•3PQT Flotwi CJI1t61M TRACO. Iialllotor No.35.23106843.Rarraetor Clew Flat� INN matroDELA n.AMILIVII-..Oq°R6''LUMEN DISTRIBUTION L ■r/■�/Nrr�rrrrr I.AaIP—tt1tM OR 16081t7ATT MEAL HALIDE r r ° e rrrr,/■■r rrr rr NEAM TYPE T r n• ///rrrr rrrr/r��/■ BEAM SFREAD...VEiir.■� r MIN■ rr//rrr■■N/■ NDraz.al,: t :• rw/■rC/rrrrrrrrr BEAM FUJX CY 309k L'/• � s �.I ■■ BEAM rust, 36R iilAia ilf: .■/rrrr/■/■rrrr■/.■ MAIL CANDELA' taDD, >� '' tT • - INN INNrrrrrr�rrrrrr olmo aN 11s•a0•STANDARD OP ,at //o/rlmiumra\■r/rrrau A,;. r, ' y t �f■■■//■r�I�Cr■■rrrr *..,rrr■■■■ ./■E:\r■rr/r■ LIPA ARE D„ A 7., I � ■/rr/rot rmr!rrrr/rr VAMP °P6MATm AT 1,009 b ! 1!4 , w� 1� 4rrrr■rr1ir■rttrr■rro LUMENS IFTwE DATArS `.t • 1,+\ .� �_ .�I•I>a t ■Nr■■rrtirr ■r‘rr/rr L°EMPLUMEN FiAT1NG.°N ►1 . i il'"' .�fi iA' r//■r;a■/r�rr�r■rr■ MULTmLYALLCANDELAANOl1 'rrIr■rr■rrrr,,,■ LUMEN VALUEFaY THE :L RATIOATING .4NT LAMP E fT E� 0;T $A. 1 L''srrr■rrrrrrrr� '7 LurtETd MTIN(4 . ,Goa . . a,�.�,t, r vaelolt-eorles laa Oaa1MQa a Creme aixs,rare a •NOAaOtlrAt-aWw W PER 10170 LAMP LUMENS �'M "I"^':s,E51rLall:rWIM tlr3.1 rlYyu,r0 a. ,. ill ` PNOTONETRIC DATA 361771//O1 li�leo►>rl D faOl�pi+f3P0T �Y caNOsw'MACES Rallaetot No.30�i?7Aa02.Retractor Ow FW 1 1110CANOt60 yUAM►NALUMo a$;q DISTRIBUTION L „,,. Seclurt Position FluidIN riru/rr■rr�ii.ruir L F--10M OIl ma WATT METAL HAUOE ?b .;tt' -u li 1 1 ��r■r■rNNr ■rrrrrN■■ NEMA TYPE c 1•R' .p II 1.M1 W 4 i+ Nrrrrrrr�rrr■rr■rr BEAM SPREAD...VERT.a r y�.% * r u VV rrr/■rrrrrrrrrrrrr ' �,�` NCI' r -•.< rr/■■■.■rrrrrrrrr■ eEAAiM1 Luer�a � .� �'r jr ,1, rrr■■rrNl■/rrrrrrr MAxcAtfl)Ef�, 'ITN !�+' r�/ 1 .y n • T 11■■o=■rAll101r■rrr/■ amIEDONataIo tSTA+AMI,of OA •'j4 tr. I�,V rrrr ■aor►Tr■■rrr■ ' „ N, >, N 1 t rrr■■■rrr■r■rrrrr■ VALUESOF CANDELAAND ► > r; rrrrrrr ■rrr11r■rrr! LUMENS ARE EASED UPON A S b 0 a '� , r t n y, O t , rrr■■r�irrrr�►rrrrr� LAMP OPERATED AT 1,000 w rrr�N/arNrrrrl�■rrrr DESIRED FOR A DIFFERENT % i p Rr t+ Qom!• , + w d ( 2, rr• r��■r■N■rnrrr■rr LAMP LUMEN RATING, p�, �.• X 1 i I• a� t tl 3 I z •, rrr■�rrrrrrr■■�■rr■ MULT,PLY ALL CANDELA AND l�/ei!,' a t �{ e N i4�■ rle4r■r■rrrrrSrr■ RATIG UIFERENTYLAMP •` A• l Ar•�r■rr■r■■■■■■��r LUMEN RATING- 1,000. o S 11 1 I •�. . iIN num 11 11 I. iqI ,il ArN '{r. votcu-eomowr nianara'wamNINt-soinWm PErR 1000 LAMP LUMCNS I •�' fl �and�vtz•�c.', o MLrI 8314:11P WEIR , II , ""�` h IMlNa • PNOTOMETWC DATA d 36.11 4.241 Gotto le POWR•SPOT Floodlipf•I IROCANDELA CURVE LUMEN DISTRIBUTION T a GrrO®.A TRACES No 3343274.344, W t,Ctw FIM Olaaa a y to.ANOIu_oesosta Scorn Flrod f L 3 Man/rr■rrrr%lallEM L -..1100 044 nee WATT METAL HAWN r b tor,• or irtor in" �` ■■rr■■rrrrrrrrrrrr NEMA TYPE tEtL' oritr . 4• rrrr■■■,/■rrrrrrr■ BEAM sPREAD..,vERT.maw r•rnrr rriirTrr�„ F ■N■rrr/ rr ■r ■ NItLLrmit rraBEAM EFFNSENCY r r■, rr ■, rrr BEAM FLUX...,see LUM, r e iE rm r riv.et• ,rrr=orr/i!�rrrrrrr MAX.CANDELA 2E11 I +t• !.-i MT N •�Mr■rr//rr\lrrr■r■r At=ot11n Ion PANco, iC'.`.' rtr.�ip��'r lrAr...Lr__ u t ' I I. t1!/IIJATRT/dIrQERt1 rrr■Ir■rr\■rrrri 'Q%IUtl/LA GNOI�A �, ,� =� QARI:/rs! t rrrrrr/arrrr1r■r■rrr VALUES OF CANDELA AND blmy�rL/TIEn��I • i , ■.1r■■r1/■■rr�1■■r■r■ LUMENS ARE BASED UPON A r 1.0®<p� ►ITMTIO IMEOR I t , v ,rrrr/■r■rrrr■r■■ LAMP OPERATED AT t.00u LUMENS• IF TED DATA IS I" Ar.'7cranlrAlr�r�.ro�,ayD•___ " N ` wNr rl/■r■■rr��■■■r DESIRED FDA A DIFFERENT /'. ■r �■■■■■■■rrrr■,■ LAMP LUMEN RATING. r 6C �WIETIR�•-�""""o ri A .�� fE �IEA/11tL�1/6►MC�3ti""'p„N rr■■%■r■r■r■■\\ MULTIPLY ALL CANDELA AND a ��RAltr tn� is '"or/%/rr■■or■r■•rr■ LUMEN ALUESNTYLAMP .`' e�tnla�� „ • A. l�III�I�so/■romr��r�rs LUMEN RATING . ,,one u I � �®� wOrcr-wnslss 0 Nearrrµ-eotrlwe Per 1000 LAMP LUMENS — tIl t1II1@/RM,T ter a • F AtTTIIFICEFF.EjEEMEiE+QF.IFF � II ' PHOTOMETRIC DATA as tneom of c .l Boothegown• ,t • N , CAr1D191A 11tAtp MffeOtor 301337 >y1a0T Floodlight us Mt ISOCANDELA CURVE LUMEN DISTRIBUTION L % i��mirr■■rr■��\rr Socket PosItIon Fluid ' Retractor char FIN Glee ,IIo;»7MI i A►alaa•.oaORFsa e 1 ■r■r■A■rr■rrrrr■rr LAC1P—toad OR tat10 WATT METAL NAUDE E!EF:Erz�� —�-�jt , M. NNrrrr■■ rpr■rrrrrr NEMA TYPE C ����r�/r' Q n ,°,� Nor■rrr ■,,rrrr BEAM SPT,EAO,..VERT.■ r I ��� ► rrL•-.�rEsrn 1 e■ Nr■r■►r■■■r■■■■ p NONG.a 4' C II;Q r�iEn►¢Cr1 r r:+a�Iro I ..or ■Nr/I/ o■1�orr■rr BEAM FLUX IEN C21 LUMENS C•!''rrrien iszordl n • :• r■ r■rar�i■rn■,rrrr MAX,CANDELA .„SUy C 1TL!IleIll ► I[l:ErilSf�Lr■.1 ...■ Norm/■ rr\Ir■ ■r■ tusto oN Its ism BTAtiwrro of ``.: rIN in in * li us[Dr[Lm rL;Et7 MN rr■I■■■■■■r=rrr _,01t MAXIMU l GNOEU r■■■■►2r■rrrr►1rr■rr �� ' bEprn■cr .T.r�.m►�. VALUES OF CANDELA AND IFcfLti'��CfI\R<L� �1 , 410 N■MArrar�■rrr11rrrrr LUMENS ARE BASED UPON A / I •C C WriVIE Qa�nCRONE► 1 N ro■�tirr■Nrrrr��orr. LAMP OPERATED AT t o0o r r a(' [IArril►'TlRrQ\aC!?Lrt£R►�u • 0 Nou//Nor/■■orrllr■o LUMENS, IF TI1�{E DATA IS C� �r���.r�� ` Q • • I �� ■r►.r■■■■■■/rrrr\r■ LAMP LUMEN aRAT N0 ��1 ,► \ r irn[*t)?r�e�raw.�etIn'I 4. i Ii►.rr■rr■rr■rrr■ror MULTIPLY ALL CANDELA AND a`-', CQm rrwrorrA'�ikiltr•ertL 1n„ ati ! •I a rrrr,■■r■rrr�1/.r# RATIO DIFFERENT BY HE C C rr li[rrQ1t �T trLrl � LUMEN r`tle'•m o;sg�rorroriiaaia'f N amati-anae W �aaAOla ileeeemi-sous W MEN RATING + 1r000 A all1 A l fRlaLL`! 0 ■1 •.,ffur r1r 1l.ir,i.u•�r ,,v .,. F11tt,Alt4 t a.ttL.t+;us PER 1000 LAMP LUMENS d .7 .., , ., tat . 7 • • • "' r ^ , . ` i� a l< • �1'14ES '& BRAG .I•TS + �t d6) • ST E , FLOODLIGHTING POLES 60 TO 140 FEET C . 'APPLICATIONS r; :C , r ., ,. r�., • SUGGESiEl7LUfuNf,IRESi Q ;r�. PF4,PR I • PStA IUXG • 4 07----.----74' . i.,1„,(14) p'. • •w ' far - , .. , 40 SP.EG(FI• •TION EE4TURtS ti ,4,4 ,, i ❑Round or 1&sided tapered steel shaft(Fig.11 0 Prime painted or galvanized Figure 1 0 Shah lengths from 60 to 140 feet a 0 Platform mounting(Fig.2)of 8 to 24 floodlights ❑Provhion for flat surface mounting adaplen O In1emol wIving ham pole s.'�aft b Iumkxdre mourtfing ' c ports s r. n 1' — - 0 Integrally Mid'ed base plate I • 0 Steps spaced al 15'Intervals 41 E • �,• h `, •v`, KNFORMATIgN:ONLY: ' 4• CATALOG, CMG NUMBER LOGIC ' SEE SELECTION TABLE FOR ACTUAL ORDERING NUMBERS • ' .�A -�. . F R Tp t S 60 p� • PITOINICT PP NOMINAL • ' 'LUMINAIRE CROSS SHAFT POLEkti4 RECOMMENDED ' ::--• SECTION ••SHAPE MATERIAL. W ��R� LIILOAD E • X X ,, r' LOAD FINISH F�Flood llghtlnp IN Round TP=Taoered SxSleet 60=60 XX , pl.Platform !m if noodll hta r • , 4 wllhatapa -- g per DV=Golvanl:ed `° • 801'80 nti 42s12tloodh Prime t ,r• 1t?0 too •a floodlights per U PP Stand Infect i' •} 120 120 a,) pet poled) '� rr4* C + a. . ,r 24=24 floodlights per e NOTE:it galvanized ...,, pole odd bzr rN/flUnls finish e• i` '•• .1: 4,1 ��•yr •1 •7+;•0 r �'�1W 314Q f�J1k.t`yS�..V r' „ r Ulr ,rin nUm rr ( �1":,{ Y•., :,•� �w; ��• �,•„ NOIE:5hlppodIn �1 '.l;�,�. , 1P�norderin bar Ilst �. . t t`' r .Tt 4.r; n n: "1 secllonsU• " .n!1}�s,� r .i .�r•' In 5oieollon "4' �.,, Ism, �+u, P1o55 S�, ar- ? able,• .,• �4"1 .. f •. s,r.,•e.;Eq�.f' c'1.1�y:: t 'r h feel(n 16npth .... ,ra. �}Y-�,'}}F.f��tt1t 1. r. , { `. '1'ikk'I" "� r ;f�4t ; VOTES Safety OCb a and `r:f dtnlbin UI r 4,177.7.......................... -=•�� �:� 'S,•,t,..1 '/ �rr ,M. >,� .. •r ely g ec pment(ridable,Sped with{lydes r 'I :/' r w. a r.", �, • • �` j 1 ,� li -i rl.r •a n )r • ,, r Y,y'1• ! r F`�,/r*rM♦.j* ,;• r, f _ •1 f'� ` .,. a, , ''4 /r; t ;�/1 �ry r ..t, ' , t /eft ,, J{.�� tirti r,,. , - �, 'VO',,rI , •i `•1. ,:r �"`: •' 0Au�/•1 M«,d�,i�S tih ti, • ,t h" r /' t a'� i y .� �' p?i• I PageUILU''�p.2'Yir{",.••,,N._. .•,it,4,. �I• f.! t�.y'L.? �t,¢•r�t," P. rM ^F;'�1 /y� • Dec.1991 r • 1 • t, {; lad t� '��.,' rcHTrNs sif$r0M§. POLES CiACI(EFS r� STEEL • -- FL000L ;HTING POLES 60 TO 140 FEET 410 . . , : . . 3" EXPANDED METAL FLOOR GRATING 11/ x 11/e" x 3A0'WE DED TO FLOOR MOUNTING ANGLES ' A D LUMINAIRE PIPE SUPPORTS ALL FLOOR MOUNTING ANGLES AROUND. END CAP HINGED DOOR 2" STD. SCHED, 40 • +� LUMINAIRE PIPE SUPPORTS �w+i�ii • ••*ii•«•ii• +[L,�iw••+w••r • �M• � �.D: 1 G A, tlif. TUBING • .• •.1 •• •ice•••• P•••«+•.• •••'.•••••.0:* •.1►.�It*i• ►.•. • ••••.•+ .. Jm 1••••• 40 '�'y' +'=`%`Q'=•%'=•... ......y.4:,_ y `� :,1.11% .• REMOVABLE COVER �l III �• fll II!Igirl.311111111' I I I LUMINAIRE 31/2' x 3" x 1/2" x 5s' LONG _ III III UMINAIRE MOUNTING ANGLES Figure 2 • CAGE vETi _ 3" x 5" HANDHOLE • ON MAIN TUBE BOLT, CIRCLE • Figure 3 BOLT CIRCLE LENGTH BASE PLATE Lq.---f , �, Ni - ,.DETAIL IJARE • y t ° � WIDTH C t. 5" CONCENTRIC SLOTS. WIDTH OF SLOT - ANCHOR BOLT DIA. + %" MAX. ii" I I BOLT BASE PLAN 4 BOLT BASE PLAN .;POL E �(,ONTABrr���..':, �M',v ,I(��.1,``Y.1,...k�,,,T.�k�t7 j 44.4.11,, a. X4 r�.tr• .Lr `� 1.} 1, , { if, nt , ....1. . •.,, +•tip 0,••J' l.'''' I A.' "'V 1•tc +a f r fit' ,.ett '4 .•!.�✓*.41.•,Ft 11't,1 t. 24, e • "$,.. � .. .i+htt f .7E4f, ,'�• ✓',4rtr {+. qti • s,i N ��t,f^{�^ Art . Shipped' h pole:platform,steps,anchor boils,anchor bolt covers,hondhole cover,hardware,and anchor bolt circle template, Ma eccmmended Total load Shaft Dimensions Nominal • -- Anchorage Data Mounting Isolach Bottom OD X Top OD X Approximate _ Anchor kits(rig'3) o , Height P ,t>nr o1 Zone Ordering Length X Thickness �- FtrDedanon (m ! Incites (MPlB) Number yiloight Number Diameter X Length Aotl Circle Design • ,, On,X In,X It;In.X In.) Obs) Per Set On,X In,) "B.C."(In.► Moment'(fl ibs)• 60 9 FRTPS60P1.9PP 12,50 X 5.0 X 60-0 X .2391 2,140 4 1% X 60 80 20,00 126,963 • 60 42 80 601112PP 16,82 X 9,3 X 60.0 X .1875 2,930 6 1'% X 60 22,75 / 60 18 80 60P11b'P 16,82 X 9,3 X 60c X .1875 3,145218,238 80 9 80 80P19PP 16.82 X 6,5 X 80-0 X ,1875 3,160 6 1% X 60 22,75 218.238 •' 80 12 80 60P112PP 16.82 X 6.5 X 80-0 X .1875 3,975 6 1rh X 60 22,75 218,238 • 80 18 80 00PL16PP 17,34 X 7.2 X 80-0 X .2500 4,570 6 1%r X 60 24.50 218,238 • • 80 21 80 80P121PP 18.46 X 8,3 X 80-0 X .2500 5,735 6 1% X 90 24.501 306,220 100 12 80 100P112PP 18.46 X 5.5 X 100-0 X .2500 5,215 6 1t/4 X 90 2;k. 347,972 " ' •i •100 46 80 ' 100PLI6PP 19.55 X 7,11% X 90 24.25 391,165 100 21 80 X 100-0 X .2500 5,990 4 2r/ X 102 24.25 391,165 100 21 80 100P121PP 22,35 X 9.9 X 100-0 X .2500 7,490 4 2% X 131 27,50 543,711 420 120PL18PP 23.b5 X 8,3 X 120-0 X .3125 8,305 4 2% X 131 33.00 708,478 • 21 80 120P121PP 24.85 X 9,7 X 120-0 X ,3125 12,305 6 7 140 18 80 440PL18PP 25,75 X 7,7 X 140-0 X ,3125 43,020 4 2 X 122 3 6 649,S09 140 21 80 140F121PP 26.18 X 8.8 X 140-0 X .3125 17,020 6 2% X 122 34,76. 0 849,929 " 2% X 102 32,00 879,092 NOTE:'Design xnents are the maximum oVertum moments expected to be applied to the foundation by the pole Appropriate safety(actors muss be used by the • • foundc o n designer, 1 g maximum of 24 Iuminolres,contact fcclory, • ,�., •' I , , 0 . ,. • • , .,"�NSee Page 000 for Pole Selection Guidelines ; ' y,j', ty I'; ,t'W;• A ki ylirirN,w i)+,y,,i ,..Yi ,•fh,+r. , - A. y .., ± „ ♦ • �'.. • • tit' {. .," Page 2 8120 Dec.1901 �• ._'� - ' I , ', ` '' i • .. • '� r a fM1 ,.• • , . - ' .. < _ , •�_ • • ` • O 4 • : November 19, 1993 , ' 0 Minutes' Neighborhood meetingon LOHS field lighting g g project, .,: The meeting was held at Lake Oswego High School in room 1010 on November 18th, 7993 at 7:00 Pm a In attendance: Rah t. •Dick Curtis,Athletic Director,Lake Oswego High School c Chris Foster, President, Friends of Laker Baseball Boosters Mike Bubalo, Baseball Coach, Lake Oswego High School Rick Noonan,Asst. Baseball Coach, Lake Oswego High School After a brief introduction by Dick Curtis and Chris Foster, the meeting was opened up for pubic imput. • T IN SUPPORT OF THE PROJECT; . Ruth Pennington, Chairperson, Springbrook Park Assn., (2121 Wembley Pork Road, LO 97034) spoke In behalf o;f herself and nelgbhors. Ruth said she had contacted several neighbors In the area about the proposed project, This inauded neighbors on Sundeleaf Ct., which opens onto Country Club directly across from the field that will be lighted. She had a very favorable endorsement for the project, Ruth indicated she was In strong support of these kind of projects that promote greater field utlllzation: She Indicated that the neighbors in the immediate area felt the some way. . The neighborhood assn, had a few Items that they would like to see, 1. A timer that would shut off the lights at 10:15 pm. • 2. Fixtures that would not twist and shine directly Into homes, 3. The higher the poles, the better, so as to prevent light spillage. e. 4. To aim the fixtures so that light does not shine Into the drivers eyesight as they pull out of Sundeleaf unto Country Club Rd, .?he continued to express her pleasure about she project. Her main points of Interest were: City • and School joint cooperation, effeclent use of to nds to Increase field usage and the fact that the liked the fields In her neighborhood to be used effectively, The following were In attendance In support of the project, but did not give testimony, Dean Bullock, John Tachouet, Matt Rotkowski, Dick Paulson and Christine Griffin. . • • gaT 1N OPPOSITION TO THE PROJECT; None, a. THE MEETING WAS ADJOURNED AT 7:25 PM. . EXHIBIT 6 ksuLiz . Irb vt + 1 • t It r1JF Ark • •1. ^4, /. • • •• .1• v • • • ' T • L • _ ,• • • 1 • w ... • i STAFF REPORT. • Y OF LAKE OSWEGO , PLANNING DIVISION ' `` A1'PICANT: BILE NO: ` Lewis Moller/ACE 1 Inc. PD 2-90(Mod, 11-93) .. .\ PROPERTY OWNER: STAFF: !° Mike Seuito Elizabeth Jacob a , LEGAL DESCRIPTION: U TE OF REPORT; Tax Lots 5300 & 5400 Tax Map 21E 4CA December 10, 1993 LOCATION; DATE OF HEARIIr; $' 1620 Country Club Road < December 20, 1993 w 1P, PLAN DESCRIPTION: NEIGHaQuis n � OCIATION: R-10 Springbrook Park •,s{, _ZONING DESIGNAT IN, ' R-10 I, APPLICANT`S REQUEST The applicant is requesting an extension of approval for a 4-lot single family planned development, p IL APPLICABLE REGULATIONS A, Ci y of Lake Oswego Zoning Ordinance; LOC 481195 -48.225 •. , R-10 Zone Description ' s ,I• 40 Il . . . , , . PD 2-90(Mod, 11-93) • Page 1 of 4 • • I / B. aty of Lak Oswego Development Code: LOC 49.090 Applicability of Development Standards „\ LOC 49,145 Major Development 0 • ' . LOC 49.300- 49.335 Major Development Procedures LOC 49.615 Criteria for Approval L : LOC 49.620 Conditional Approval C. City of Lake Oswego Prior Approvals: PD 2-90-4-Lot Planned Developmea �' One Year Extension of PD 2-90 Approval PD 2-90 (Mod. 10-92) III. ,BINDINGS ; A. Background/Existing Conditions: 1. Approval of PD 2-90 was granted by the Development. Review Board on June 13, 1990, and the Findings were signed July 16, 1990, (Exhibits 2 and 3), Per LOC ' 49.330, the final plat had to be submitted within one year from the drte of the order. The applicant was unable to meet this deadline, A one year extension, as permitted by LOC 49,330, was requested and was granted, This extension expired June 21, 1992. 2. Due to complications regarding the final landscape plan and the terms of a maintenance contract, the project was stalled until July 1992, At this point, the 0 . applicr.nt found that the previously arranged financing was no longer available and he requested a second extension,q In accordance w';^ LOC 49.330, a second request for an extension must be submitted to the hearing, body for review, An • extension was granted by the Development Review Board on December 21, 1992 ' cam' (Exhibits 4 and 5), Findings, Conclusion and Order were signed January 20, 1993, Because the applicant had requested the extension only to October, 1993, . (Exhibit 4, page 5), the extension was granted to October 31, 1993, • '' B, Proposal: \ y. a _ The applicant is requesting an extension of approval for a 4-lot single family planned development, p According to the narrative (Exhibit 6), s,.7e applicant expects to complete ' :� . the site construction in the summer of 1994 and the final plating in the fall of 1994. C, Compliance with Criteria for Approval: 4 As per LOC 49,615, the Development Review Board must consider the following criteria when evaluating minor or major development. 0 . . , PD 2.90(Mod, 11.93), Page 2 of 4 . ,- ° 1. The burden of proof in all cases is upon the applicant seeking approval. ,x The applicant has submitted the information required byLOC 49.315 1 12 These II. PP q � O-( )� • documents, including a revised preliminary plat (Exhibit 7), are listed as exhibits which ., ; 0 accompany this report. • t'I 2. For any development application to be approved, It shall first be established that the proposal conforms to: a. The City's Comprehensive Plan n Comprehensive Plan policies were addressed as part of the development review approval for PD 2-90 (Exhibits 2 and 3). Nothing in this extension request affects compliance with the Plan policies. No new Plan policies have been adopted which are applicable to r the request. b. The applicable statutory and Code requirements and regulations. ,.."1:`, . Zoning Code Requirements and Analysis •. 5 The site is zoned R-10 which requires a minimum lot area of 10,000 square feet per dwelling unit; required minimum lot width at the builuing line is 65 feet; required minimum lot depth is 100 feet. ` The minimum lot area and dimension requirements are met by this proposal (Exhibits 2 and 7). Since the approval of this project in June, 1990, the setback and lot coverage ;: requirements in the R-10 zone have changed. However, since this project was approved prior to these changes and in accordance with the Planned Development Overlay [LOC ,.. 48,470], staff is ret-ommending that the previous R-10 setback and lot coverage requirements be adhered to by this proposal, PD 2-90 met all of the zoning requirements at the time of the original approval and is therefore in compliance with the zoning code. Development Code Requirements and Analysis LOC 49.300 -49.335 - Major Development Procedures i LOC 49.330 permits the granting of extensions for the submittal of a final plat, The request for a second extension shall be reviewed by the hearing body (Development Review Board) for conformance with the current law, development standards and compatibility with development which may have occurred in the surrounding area, Although the applicant requested the subject extension to December 1, 1994, staff '' r recommends the extension be granted for the full one year, dated from the signing of the • .` ,,o• .;:' Order. PD 2-90(Mod, 11-93) Page 3 of 4 yry • . a• • R ,, y " ur . I 5 • t. c. The applicable Development Standards All the development standards were addressed as part of the original development t approval in the Staff Report of May 25, 1990 (Exhibit 2), and the subsequent extension application Staff Report of November 6, 1992 (Exhibit 4). No new development standards have been adopted which are applicable to the request for an extension, d. Any applicable future streets plan or ODPS • t , There are no such plans which affect this site. .: IV. CONCLUSION • Based upon the materials submitted by the applicant and findings presented in this report, staff concludes that the request for an extension for PD 2-90 complies with ail applicable criteria. V. RECOMMENDATION jY ( Staff recommends approval of PD 2-90(Mod. 11-93), a one-year extension of PD 2-90, subject to all the conditions in the Findings, Conclusions and Order for PD 2-90(Exhibit 3) and the Findings, Conclusions and Order of PD 2-90(Mod. 10-92), the approval of the extension in 1992 (Exhibit 5). 11 EEXHIBITS 1, Tax Map 2, PD 2-90 Staff Report, dated May 25, 1990 (without exhibits) 3. Findings, Conclusion and Order for PD 2-90 4. PD 2-90(Mod. 10-92) Staff Report, dated November 16, 1992 (with exhibits 2 & 3 only) 5. Findings, Conclusion and Order for PD 2-90(MvMod. 10-92) • 6. Applicant's Narrative 7, Revised Preliminary Plat • • • ve• ae e.. PD 2-90(Mod, 11-93) Page 4 of 4 • , . ...• te 9 0 . . 1, h t� ' It,U tt �� ��?..o i' 7- ' a .. 1 4A},... • pd ' ` ci ' \J ,r•3 t rat 0nmesa••. /w. .,/iriMN 7 •_ .I •,• -.L..0 • r` 9w' F't900 n. '\ •; .1: .. Iat061 r 1300 j Iiil� 90U110,00 ot ;Y1 lt' 0O° « • , J ' 1 •U \AO a- r CC j .1 I �ylJ �y ' 1. ' , , 1^I�•y(�� [, r +.\♦ .I+.. ••13 ta,-.it1 1\ Y , 1.Iall M• 1 . ryv r1■•• ;� • 'App \r*'rIW +'110\Q,1y :"t W •, r. Iy j{• U w " • ` \\ ; f• �,/` 4 i • `' 'JL'O�ly�I•el� • . l. FFF L . •i c + 7�2 A 5gpt4r O •. )I ••.. •..a r 1100 • )I a ::— ,.. I . � t 1 ",� INN c IOOU � I v+ • • 1 is jS • ,, L' .r - ^`' . 1 �,.�tr '�t�p{Nc� y, 1 t(�+ 1 1 ..44:r$ O VI 1 t*I ;r. UN1`i? t S 7t �"o°oltµ 3 1,1 : 16U0 o:, . �s� �v O ,pN t • I i 1 lull • ?, a i 1 ,� _, pd`tt6► ."JV t , 17Up 1 �.` v 1• • .1 s J " . P• y ,i ,•. • ..Ills `. It" I W ) _ , � . •R �. C L :+ :; V dg00 vC7 -, l l,•'' :• r.iC�}•+rf••• u� - 91 !::,•°,•;;4 �,4e Si.-. _._ ..=_-..0 'Ls."' rsa r"• �"nn , I, - `. dpltr ��p0 ,.,,1 • tt"l-..0Sw100� ' ' 2 a •':,z •:� AD lr1..,,•MKT RD. N0. 3 4,100 p +! .F•.+, .r. 4. r ; ..• (} ) f ,11 it ,,,...„t„ .\ • • ` j+•.. rr..,1 . '''`'I \Tip • 4,�,,• ' f�.( �1� 'r�7�tit 0t � N1,Al ' +4ul1 `I it,'t'' rJ" �, '1.14 r. 1.: 1l t 101 1 1 nee At \ Inn.•,,, Sill wl ; 1 �� t •• 1 p` 1m1 .I . y tt !IOW ��. ' i t O AgIA + n•' IA n��,c �nnbt4 \' % nti"'+t r=F);'1t. yr of r)()1 i'I-I� :�p�• , } I •. uNNC or .'0�1111 5002 •� ,,, .iv-t issl 1 t�pN�6 t l; e Y bons ,.40 nnuc u rr oss ....-yI "]a` IAJ00 . ' , r1 11.1 , u a '' 1 fl j O11 Q k' \ç:4 a rk c " 4titN] y ,, oo. 1 I . 0 F.1. .,,., \W ril s t, �js,. ,li' ��6.r 1 2 IE 4l Q A °°"" LAKE OSWEGO %.M '" •'. '*'• •••• •'•' •• '••••' ;' ' ••••,••• '.• .••.'. ••••• '. ..:,••. '.. •• '•••••• •.:.•. '',,..*: '.. .' •••:. .,,.....;•.',. •:,.•• •.•-•.-.,,*.r..'..•'...,'::•. • ':•:,`.••.....•,;:•,••.,; .•. , .,.,•i•.-.:..'' • •. , ..;..' ;,•:.,:z•.:......„.'•r.:. •• •••;,•'.•:•••,,','•,...'•••• •••••,%;-••''''.-''',....,':.,--,..' ••.•••••.•'.•.',. •.,''.* •••';••.•• ,,',...:.:,..,.:: .,i''..,,.„...,,...... • : ,',•4` • '.,' •,''..•At.'.:',. :..•.-';,'•':' ....` '', ffJP/-,..,,,, • ,,; ;. '.,; .,••, 1, .::-.•'' ' ',••, - ,.. .,.'....'",., ••••,.•••'.;•..:•:•.,,, 1.'•'.•'; •••,• ,., ..**,.. , .''',,,..,,,:',.„...', .• . ,.. . ,•. . .,.. •'.. .:.,''',—•• %'. '',.'' •.• ••••` •, .-., . .••', ,. _•••'..'.'...,,l, ;..,. "••••• •• •'........,' ; ..‘t" • ••••.,• - .....'....•••. '•'•:., '.-.• ...,• ,.,'.'• '"..., •.•... :•••' '.' •11,1' :.:-',: -•,• ;.,, .., • \.n,.,,•• (1,*,41••••;.-.•,..: •,, I. . , ..,, ,, .•.`,. .• . '':'. '•• . J..' • .• .. .. ,. ... . • t's • • • . ,n •••.1.` .. i,, n n -.•... '. ,.!. • • • • • • , . • .• .‘;'.. . / •„/ / • n .. ..:://* ,.n„. •,. '••.••'. . '....',f'..:'`n• .....,, . , .., I. ••• : . • •''',' , . . •••••.;• ,. • . • .•• • • "..` • • .•• ,' •.', n • , . . .r. ...,., ,..• . . . . 1. 4‘ ' _ •• .4'..1 ' ..- ,.. ,. Nt : . , • .' " . • ,', . • . ' . ."'• .c , . ,,,, • . .; . a • '• ' ., • . • I . . . . , . . • STAFF REPORT ' t'''.....', ...' ',. k r. 2 r a 141• 4'. , CITY OF LAKE EGO ` ..,4. t,•, } r :;y .. --LAND DEVELOPMENT SERVICES DIVISION --- r -: •. APPLI AIYT: FILE NO,: ', ACE Partners PD 2-90 PROEER'1�Y OW $: STAFF: ` ` Sand Scuito Catherine Clark x. LE_CiAI.DESCRIPTIQII DATE OF REPORT: ,o, Tax Lot 5300 &5400 of May 25, 1990 • x Tax Map 2 1E 4CA DATE OF I-I,EARINCl; LOCATION: ' June 4, 1990 South of Country Club Road and east of Dolph Court (16520 Country Club Road) NEIGHBORHOOD ASSSC•IATIO,Lj: '4"` C P PLAN DESIGNATION: Springbrook Park C?M , L NDI:S U ATI N:O p rin r g� R-10 ZONING DESIGNATIQN: R-10 I. APPLICANT'S REQUEST L a The applicant is requesting approval for a 4—lot planned development, II. APPLICABLE REGULATIONS A. City of e Oswego Comprehensive Plan: r ' Impact Management Policies General Policy I, II, III Urban Service Boundary Policies General Policy III, Specific Policy 4 r Potential Landslide Area Policies General Policy II, III, IV Potential Erosion Area Policies General Policy II, III, IV ' EXHIBIT PD 2-90 (.yi I Page Iof14 '' Z _ . , • • yin ;i ),,, r;. , _ • / •x t: • .;. s �!P s '.� .'1 i / •,,; s • (51 r • ' Ij ' H Energy Conservation Policies ,. General Policy II c Stream Corridor Policies General Policy I, II, III Protection Open Space Policies General Policy I, II Bikeway Policies General Policy II Pedestrian Pathway Policies General Policy II Transportation Policies General Policy I, III B. S t Ls•�k_ a O go Wing Code• LOC 48.195-48.225 R-10 Zone Description (setbacks, lot area, lot coverage) C. Cityof ak Osv o D v loo t ragial LOC 49.145 Major Development LOC 49.300-49.315 • LOC 49.610 Major Development Procedures LOC 49.615 Quasi—Judicial Evidentiary hearing Procedures Criteria for Approval r-: D. �itv of Lake Otwe D velonmPnt Stand�rr��: 3.005 S tr, 5 005 tream Corridors ` 6 Street Lights 6005 7.005 Transit System Parking and Loading 8.005 9.005 Park and Open Space 11.005 Landscaping, Screening and Buffering Drainage for Major Development ' .005 Weak Foundation Soils 1 13.005 16 005 Utilities 18 005 Hillside Protection and Erosion Control 19.005 Access 20.005 Site Circulation—Private Streets/lriveways Site Circulation —Bikeways and Walkways E. Ci y of Lake Osweeorutti7e Ordi once: LOC 55,0$0 Criteria for Issuance of Permits 1 0 • . • e . ' ' PD 2-90 Page 2 of 14 " ' r 4 • ai if .• ! tl • / J h4, r 1 F. C of ake Oew gi solar Access Ordinance LOC 57.020 Applicability .,.',,,,, ',...,,,•,,, :' 0 • LOC 57.01S LOC 57.025 Design Standard LOC 57.05 Exemptions from Design Standard Adjustments to Design Standard III. ENDINGS A. Background; 1• The applicant is requesting approval of a 4—lot planned development on site located at 1602 S.W. Country Club Road _ p anda 41 72 will be 14,200 sq. ft., Lot 1 will be 21,000 sq. ft. and Loto(Exhibits s 2. Lots ft The siteis in the R- 10 zone. q is 2. The surrounding land',uses include: North Country Club Road and single family homes South The Lake Oswego Country Club Golf Course West Single family homes in the Dolph Place Development M1 East Single family homes 3. Public services including water, sewer and storm sewer are or can become available to serve the site. Access will be from Country Club Road on a new public road 1 proposed to be called Bridge Court. 4. The existing site has one single family home which may either remain or be c. demolished. Accessory bui!dings include a shop and a shed. The property is moderately steep and drains from north to south into an unnamed stream that is part ,• t„. of the Tryon Creek drainage basin. There are 41 trees scattered around the site Those in the interior are mostly apple and cherry trees. Those around the perimeter are predominantly alder, with two fir trees. The existing stream is fed from a storm drain detention pond in the Dolph Place development to the west of the site, The stream runs wound the perimeter of the site, first running north to south along the west property line and then turning east along the south property line (Exhibit 4). Many of the alder trees along the west property line lean over the stream bed, which has cut sharply into the hillside. The stream banks are extremely steep and there is a cc slide area in the southeast corner of the site. 5. The applicant is proposing a minor realignment of the stream channel so that it will run directly west to east across the middle of the site instead of around the perimeter (See Exhibit 2, Applicant's Narrative), The existing stream is a diversion of the historic stream channel which was filled prior to the stream corridor standard. It is in very poor condition and has been a severe erosion problem for many years. The applicant proposes to restore the stream to approximately �' and will landscape the stream corridor with nativ riparian vegetation.its A locationinal e . stream corridor conservation easement is proposed to protect the creek and to provide open space. k. I/ w . a PO 2-90 Page3of14 p, . �� tr The stream alignment will include a bridge crossing, two rock weir dams with '` �. '. • waterfalls and a new detention pond on the property to the east (1590 Country Club ` i'`• t• ' Road). Since the proposal in% Ives extensive off—site construction, the project • ` . depends on the provision of an easement from the adjacent property owner to l,' accomplish the realignment. , 1 • Y B. Compliance With Criteria for Approval: As per LOC 49.615, the Development Review Board must consider the following criteria when evaluating a planned development request: ' 1. City of Lake Oswego Comprehensive Plan: The following policies of the Comprehensive Plan apply to this application: a. Impact Management Policies These policies require protection of natural resources from development, , y" 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 that distinctive areas will be preserved, soil will be protected from erosion, trees be . ' protected from removal, streams be preserved and that density be limited to achieve i' •d these results. Compliance with the applicable Development Standards reviewed below will assure conformance to these Plan policies, Conditions of approval will be imposed when necessary to assure compliance, b. Urban Service Boundary Policies ' These policies require the City to manage and phase urban growth within the Urban ,` i Service Boundary, with a logical planned extension of basic services. Specific y Policy 4, which is used as a guide in interpreting the meaning of General Policy Ill, • ` states that new development shall 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 13 (the City .., ' Council memorandum of December 5, 1989) demonstrates that the current level of •`' V. • school planning and coordination between the City and School District satisfy this ' '. General Policy, The recent passage of the 17 million dollar school levy would •`" further assure adequate school facilities. c, Potential Landslide Area Policies These policies require that land use activity in landslide hazard areas be in accord ., with the degree of the hazard. The southeast corner of the site has a landslide area resulting from stream erosion. This condition is addressed by the Hillside Protection and Erosion Control Development St'ndard, which will be reviewed later ,• in this report, •, "- • a d. Potential Erosion Area.Policies These policies require designation of areas of severe potential for erosion as Protection Open Space, and require erosion control and drainage measures during , ' ,= site planning and construction, Development is subject to the Hillside Protection iii) and Erosion Control Development is subject to the Hillside Protection and Erosion .. PD 2-90 Page 4 of 14 . } .• /i;f t f , • f T- , ,f • ttl.ii"t , y� yx : ;.! ..- .), , ,„ '.;* '': ., .'",!.. ri • . , ....:. ,:. Control Development Standard adopted to implement these Plan policies. The • related development standards are reviewed in this report following an analysis of " `. n the applicable Plan policies. e. Weak Foundation Soils Policies • These policies are intended to protect development from damage caused by weak foundation soils. A soils report is required to assess the soil condition of the site and to suggest recommended construction methods to address those conditions. These �, policies are implemented through the Weak Foundation ° Standard, Batton Soils Development • f• Energy Conservation Policies u 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)be reviewed later in this report. which e M A„ ' g. Stream Corridor Poli i ' These policies designate major stream corridors as Protection Open Space, These a " , policies allow the City to require dedication of easements in stream corridors as a condition of new development where needed for storm drainage management. These policies also require a determination of a stream corridor buffer zone to ' protect steep slopes, soil and vegetation from erosion haz,►rd, Grading is required to be regulated to protect stream corridors. Setbacks are required to achieve the above 1 • objectives. ` h. P tection pen Snag p„i c.ie These policies further protect the natural resources identified in the Natural • Resource Policy Elemelit. These policies are implemented through a variety of applicable Development Standards, These are reviewed for compliance later in this report. J i. Bikeway Policies These policies require development of bikeway segments identified in the Conceptual Pathway Master Plan, These policies are implemented through the Site L Circulation—Bikeways and Walkways Development Standard, Pedestrian ,p athw�iv Potj es j. ` These policies require development of pathway segments identified in the Conceptual Pathway Master Plan, These policies are implemented through the Site Circulation—Bikeways and Walkways Development Standard. g d k Trd . . usp4 iadon ag t s These policies require that the City require that streets be improved as planned when . Y- demand requires. The applicant will be providing all the necessary street ` improvements needed for this development at this time, This issue will be reviewed in more detail later in this report, `'' PD 2-9d Page5of14 T _ 4 w _ .a „ . , . . , . ,, , ,.. , .;, „ 1i .. ., . City of Lake Oswego zoning Code(LOC 48,195-48.2291: a. The site is zoned R-10 which requires a minimum lot area of 10,000 sq. ft,per 0 .--,.• , .. dwelling unit; required minimum lot width at the building line is 65 ft.; required minimum lot depth is 100 ft. Maximum Iot coverage allowed in the zone is 30%. . ' The applicant proposes the parcels to be the following sizes: • Area Width Depth Parcel 1 21,000 sq. ft. 107' 220' .1 Parcel 2 14,200 sq. ft. 80' 188' Parcel 3 15,200 sq. ft. 107' 145' Parcel 4 14,200 sq. ft. 80' 187' t .. The minimum lot area, dimension and coverage rrquirenunts are met. • b. The zone requires the following minimum setbacks; ' Front Yard: 20' Rear Yard: 25' Street Side Yard: 20' (along a collector or arterial) Side Yard: 5' minimum, total combined minimum 15' t The proposed setbacks shown in Exhibit 3 are within the required setbacks. c. LOC 48.205 requires an analysis of the maximum density allowed in a0 development. Using the formula outlined in LOC 49.315(14), the total number of lots allowed in this development is 6. This is achieved by subtracting the public and private street right—of-way (approximately 0.29) acres) from the gross acreage. The resulting net developable acerage (1,43 acres) is then divided by the minimum lot area in the R•-4 10 zone (10,000 square feet) to determine the number o''allowable lots in the .r` project. 3. City of Lake Oswego Development Code: • a. Solar Access Ordinance (LOC 57.015-57.0401 The four proposed lots have a north—south depth of 220', 188', 145' and 187' . respectively, which exceeds the 90' minimum depth required. The front lot lines are • within 30 degrees of true east—west, as required. The proposed lots comply with the Solar Access Ordinance, .• b. Tree Cutting Ordinance (LOC 55.030-55,130) This ordinance requires a Tree Cutting Permit for removal of any trees of 5” or more in diameter. Reasons for allowing tree removal include criteria such as disease, hazard, site improvements and traffic safety. Trees which are to be retained on a site are regulated by the Landscaping Standard, which requires that no construction w occur within the drip—lines of trees which are to remain [LOC 90.020(4)1. PD 2-90 . Page 6 of 14 j u , '.,• ,yam .4, i. . ..., .,. 47)...i ( ,), ..4. : . , , ., , .... ,,,_ .,.. - There are 41 trees shown on the site, 6 of which are proposed to be removed to • construct improvements. A 9"apple and a 5"pear tree are shown in the middle of s t` ,`` the new Bridge Court Road, but there is no indication that the trees are to be +,.Y°• ;••' "` removed. Also, there are 4 alders in the County Club right-of-way east of the new road which are in the vision clearance area and should be removed. The grading ' ` plan should indicate removal of the 9" apple, 5" ' PP pear, and 4 alders in the Bridge Court and Country Club rights-of-way. The grading plan should also contain a note that all trees which are not to be removed shall be fenced with 6' high fencingprior to chain link • grading. The fencing shall be placed under the drip-line of trees' ° remaining. No fill or materials storage shall occur within the drip-lines of these r, trees. At the building permit stage, additional tree cutting permits must be obtained prior to the removal of any trees which have not been approved for removal on the construction grading plans. Y' The proposed planned development is being processed as major development.Other than the applicable Development Standards, there arc no other Development Code requirements. �• x, i 4. City of Lake Oswego Development Standards: } Zk The Building Design Standard does not apply to major development involving * , single family detached houses as proposed. The site does not contain any Historic Resources; therefore, these standards are not applicable, No fences are proposed by the applicant. • The applicant's narrative and plans illustrate substantial compliance with the applicable standards, This report will only address those standards which require additional discussion or where modifications to the applicant's proposal are recommended. Section 3.005-Stream Corridors • This standard requires development plans to show the location of the stream corridor °" !' boundary or buffer zone. The buffer zone is a minimum of 25' measured from the top of the stream bank. As described in Findings ILA. (4) and (5), the applicant is proposing a minor realignment of the existing stream from the perimeter of the site , to the center. Minor realignment of stream channels are allowed under LOC 3.020(4)(c). If constructed properly, the proposal realignment will improve the functioning of the stream corridor with gentler banks, settling ponds and riparian vegetation. Two letters of intent to provide an easement for stream corridor improvements have been submitted (Exhibits 8 and 9). The actual easement will need to be granted before final plat approval. No development may occur within this buffer zone, There are two concerns regarding the proposed realignment of the steam, The first is that the proposed stream channel will be constructed through an old fill area. It is } important that the proposed stream channel is designed and constructed to be stable Y . in light of the fill, to have the capacity for the 100-year stoma, and to have a safe and natural appearance. The second concern is that the landscape restoration is planted properly and that it is maintained until it becomes established. The stream corridor easement must be PD 2-90 ' Page 7 of 14 • • shown on the final plat. Detailed engineering drawings and a final landscape >. restoration plan will be required for the stream corridor improvements for final construction plans. • Section 5.005—Street Lights The typical street light locations are shown on Exhibit 3; however, no specifications have been provided. The applicant will be required to submit a final street lighting plan along with photometric information prior to approva, of final construction ; ;' plans. Section 6.005—Transit Based on an analysis of Section 6.020(1)(a), the applicant is providing sidewalks on both sides of the new street, providing access to Country Club Road where there is a regular Tri—Met bus route. Y • Section 6.020(1)(b) is not applicable since the scale of the project does not warrant a paved connection to a bus stop. :` Section 7.005—Parking and Loading Two on—site parking spaces (excluding the garage) can be accommodated on each lot, thus meeting this standard. Section 8.005—Park and Open Space • All major residential developments shall provide open space in an aggregate amoun equal to at least 20% of their gross land area. If land is not provided as open space, then payment of fees equal to the assessed value of the required open space area is „ '" required. b. The applicant's proposed private conservation easement is shown on Exhibit 3. This area accounts for.34 acres or 20.02% of the required open space. Section 9.005—Landscaping,Screening and Buffering Exhibit 6 illustrates the landscape restoration plan for the stream corridor only. A • final plan which includes installation and maintenance methods should be provided. • ti. • ; The plan also does not include a plan for street trees on Bridge Court. A final landscape plan should be submitted showing the typical location, size and type of .• ' street trees, Each lot should provide for at least two trees where possible. Section 11.005 Drainage for Major Development Exhibits 3 and 4 illustrate the proposed storm water system for this project. Drainage will be to the realigned stream corridor, through a manhole in the street and tight line roof and foundation line (See Applicant's Narrative,Exhibit 2), In addition to the stream realignment, a grassed drainage swale is proposed in the southeast corner, and a new off—site detention pond is proposed just east of the property line, The proposed drainage system is adequate in concept. The final design of the drainage system may require modifications to meet the City's design requirements and drainage policies. • PD 2-90 Page 8 of 14 rN. . . .„,„ . Section 13.005—Weak Foundation Soils ' . ` This property is identified as having potential for moderate to severe limitations because of fill materials placed here in the past. However, the soils report(Exhibit 7) concludes that the site is suitable for the proposed development if certain foundation modifications are made and there is adequate compaction. All recommendations from the report should be incorporated in to the final construction , plans. ` + ✓` Section 14.005—Utilities The preliminary utility plans and the applicant's narrative (Exhibits 2 and 3) indicate that adequate water, sanitary sewer and stone sewer facilities are available and can be extended to service the development. Water An 8 inch water line exists in County Club Road to serve the site. It will need to be • extended across the road to connect to the proposed fire hydrant on the new street. Individual water services can then be tapped into the line. A construction schedule for installation of the water line should be reviewed and approved by the City • Engineer to insure the minimum disruption to Country Club Road traffic. "F Sewer I l There is a 15" sanitarysewer line along Country Club Road. The site is below the f1;+ „.• road, so that gravity flow is not possible. The applicant is proposing step systems d ' with pumps to reach the main sewer line. Final sewer service plans should be approved by the City Engineer. storm Drainage Drainage will be provided by channeling runoff to the stream on the site, as described in Findings B.2.6., "Drainage Standard", • Fire Protection A new hydrant is proposed in the new street. It will be a maximum of about 400' to " ' the furthest parcel. This meets the requirement that hydrants be within 1,000' of the ;''17,, •''• all residential parcels. The new bridge should be designed to be capable of q supporting fire fighting equipment. Also, the cul—de—sac should be designed to City standards and approval by the City Engineer and Fire Marshal prior to acceptance, .. General Ttili yReguirements Utility easements should be shown on the final plat of adequate width for those lots where public and/or private utilities are to be installed. Where utilities or , landscaping will be constructed on side or rear lot lines, provide a note to future ,- property owners that removal or replacement of fences for public access to utilities shall be at the homeowner's expense. • All utility lines are required to be placed underground along with street improvements. The final utility plan should conform to all City standards and he . PD 2-90 . Page 9 of 14 • r r; . , . . ,.... .. �a approved by the City Engineer prior to acceptance. Reciprocal agreements should 0 .. . ¢' be provided for the four lots for access, lights, utilities and maintenance. :, The applicant is proposing to serve the development with 28 foot wide street ending 1 in a cul-de-sac. The applicant is proposing a sidewalk along both sides of the streets. All sidewalks ,4 � '' ;�' should be required to be property line sidewalks, thus leaving adequate spacing for street trees, street lights, fire hydrants, and mailboxes. Section 16.005-Hillside Protection, Erosion Control , • The existing stream corridor of the site is identified as having a potential for severe limitations. The hillside standard requires protection against soil erosion by limiting the extent of clearing, cutting and filling of soils on slopes greater than 12%. Compliance with this standard has been demonstrated in the grading plan (Exhibits 4 and 5). Protection of slopes along the new stream bank will be provided through drainage and conservation easements required by this action, Additionally, a final erosion control plan will be required in accordance with the "Erosion Control Plans Technical Guidance Handbook". Section 18.005-Access All the proposed lots exceed the minimum 25' frontage requirement to a public street, Exhibit 3, Section 19.005-Site Circulation -Driveways and Private Streets y 41, ., No private streets are proposed in this development. Individual driveways will be a r reviewed under Section 19.025 at the time the building permits are issued, ' ' . Section 20.005-Site Circulation -Bikeways and Walkways The applicant is proposing 5' sidewalks on both sides of Bridge Court. The existing right-of-way from Country Club Road includes a bike path. The applicant will match the new street grade to the bike path, as shown in Exhibit 3. `' IV. CONCLUSION • rti Based on findings presented in this report, the applicant can meet the applicable criteria for approval by the application of certain conditions. . V. RECOMMENDATION Based on the conclusion above, staff recommends approval of PD 2-90(subject to all the requirements of R-10 zone, subject to the following conditions: . ' A. Prior to Final Plat Approval: 1. Submit a reproducible duplication of the final plat which is separated from the utility ," plan and contains all of the information required in the following conditions. • 2, Label the private conservation easement on the plat and clearly depict its boundaries. (1) - . Provide the following note on the plat: . PD 2-90 Page 10 of 14 • CY "The private conservation easement shall remain in its natural condition for the purpose of providing a scenic, aesthetic appearance,protecting natural processes and maintaining natural vegetation. Improvements in this area, which are in keeping with the above purposes, must be approved by the City of Lake Oswego. No buildings or fences shall be allowed in this area. Maintenance of the landscaping shall be the responsibility of the lot owners in this plat." 3. Show utility easements of adequate width on the final plat for those lots where public •and/or private utilities are to be installed. Where utilities or landscaping will be .'• constructed on side or rear lot lines, provide a note to future property owners that removal and/or replacement of fences for public access to utilities shall be at the • homeowner's expense. • 4. Submit a signed easement from the property owner at 1590 Country Club Road permitting slope stabilization, stream relocation, ponding and landscape vegetation activities. One of the following notes shall appear on the final plat to ensure solar ' access: , a. Habitable structures built on the lot will have their long axis oriented within 30 degrees of a true east—west axis and at least 80% of their ground floor south wall protected from shade by structures and non—exempt trees; or, , • a '�• b. Habitable structures built on the lot will have at least 32% of their glazing and 500 �y ? square feet of their roof area which faces within 30 degrees of south and is 1's . • protected from shade by structures and non—exempt trees, ••`,; ,,, - B. Prior to Final Construction Plans Approval: 1. Detailed engineered construction drawings shall be provided for City approval, These plans shall be designed to provide a natural and safe appearance of the stream ' corridor, to provide the capacity for the 100—year storm, and to provide a stable stream • ' channel through the fill area. 2. The developer shall be responsible for and provide maintenance for the stream channel improvements and for the landscape restoration of the stream corridor for a • three year period. A performance bond equal to 100% of the stream improvements and landscape restoration shall also be provided. 3. The actual design and location of the drainage improvements shall be provided at the ,,, r construction plan stage, 4. The final drainage plan shall include detailed engineering information on the extent of work to be done on the downstream property to the east of the site, : • . 5. All drainage management measures, whether located on private or public property, • shall be accessible at all times for City inspection. When these measures have been accepted by the City for maintenance, access easements shall be provided at such a width to allow access by maintenance and inspection equipment. • 6, All drainage systems shall include engineering design features to minimize pollution such as oil, suspended solids, and other objectionable material in storm water runoff, • . 0 • • 2-90 --, PD Y Page 11 of 14 y. • (. y l I r t Engineering design features include: a. Structural Measures such as pollution control manholes, vaults, and sump type ' catch basins; and • • v h Biofiltraticm Meas►► s such as grass—lined swales, wetlands (existing or created), .�► vegetated detention basins, stream corridors (existing, created, or restored), and other vegetative measures designed to remove phosphates and nitrogen from storm •• water runoff. • The new stream channel and corridor shall be designed to provide biofiltration of storm water runoff. The channel shall also be designed with riparian vegetation within the stream channel and within the corridor. 7. Submit a final grading plan, as per City standards. Additional details shall be submitted for the cul—de—sac to show how drainage will be provided. Cross section "H" shall be made to match the grading plan. All trees to be removed during construction shall be shown on the grading plan, including the 9" apple ne:, Country Club Road and the 5" pear near Country Club Road. It is recommended that the four alders east of the new road be removed. 1 �, The grading plan shall contain a note that states that all trees which are not to be removed shall be fenced with 6' high chain link fencing prior to grading. The fencing shall be placed under the drip—line of trees to remain. No fill or materials storage shall • • occur within the drip—lines of those trees. 8. Submit a final drainage plan, as per City standards. . 9. Submit a final landscape plan shoving the type, location and si: ; of street trees for all t' the lots (a minimum of two, if possible), as per City standards, • 10. Submit a final street lighting plan and accompanying photometric data, as per City r standards. 11. Submit a final erosion control plan in accordance with the "Erosion Control Plans N Technical Guidance Handbook", • 12. Submit a final landscape restoration plan for the private conservation easement. This ,, r plan shall be reviewed and approved by the City and shall include the following information: — The location, types and quantities of all plant materials. — The method used to establish these materials; and 4 — Provisions for the maintenance of plant materials during the one year establishment J' • period. 13. Submit copies of all necessary permits from .he Division of State Lands and the Army Corps of Engineers. 7 14. Incorporate all recommendations in the final soils report into the final construction ' ' plans. PD 2-90 • a' Page 12 of 14 • • 4 If U i ‘ ' (111 15. All utility ines shall be placed underground along with street improvements. Y 16. The cul—de—sac shall be redesigned to City standards and shall be submit ted tted for approval by the City Engineer tend.Fine Marshal prior to acceptance. 17. The final utility plan shall conform to City standards and be approved by the City '' Engineer prior to acceptance. zti 18. All uncontrolled fill under the Pew public street shall be removed,or the street subgrade and design section shall be reviewed and approved by a registered geotechnical engineer. l 19. The new street shall have a 20—year design life. 20. Reciprocal agreements shall be provided for the four lots for access, lights, utilities t 21. The new bridge shall be capable of supporting fire equipment to the satisfaction of the d V and their maintenance. , City Fire Marshal, • 22, A construction schedule for construction of the water line shall be submitted for review and approval by the City Engineer, • C. Prior to Issuance of Building Permits: • 1. All construction improvements shall be completed, accepted and as—builts submitted •.� to the City. 2. A tree cutting permit shall be obtained prior to removal of any trees which have not `.1•, been previously approved for removal on the construction Grading Plans, A tree cutting permit application shall accompany any building permit application where trees are to be removed. CYt :,�i: •D. Prior to Issuance of Final Certificates of OccuA an `. The property owner shall complete installation of street trees as required by the City. E. Miscellaneous: • • ' 1. The final plat shall be submitted within one year of the date of the Order reflecting the • Board's decision, 2, If fill is placed on any lot, the extent of the fill shall be shown on as—builts, a accompanied by a statement that the fill meets the minimum requirements for bearing soils adopted by the Uniform Building Code. I •1 .. , 1 . • • PD 2-90 , Page 13 of 14 t • • (6) ,n • • .• • , . , ic ) E2031BIES. 1. Tax Map 2. Applicant's Narrative 3. Site Plan • 4. Grading Plan 5. Grading Plan Cross-Sections 6. Landscape Plan 7. Soils Report 8. Letter from N. Hermanson,dated April 26, 1990. 9. Letter from F. Harris,dated March 3, 1990 10. Letter from D. Scuito,dated May 1, 1990 11. Wetland Fill Application (Army Corps/DSL) 12. Grading/Erosion Control Information 13. Council Memorandum on Schools,dated October 17, 1989 • ; .+ •, • • . . . PD 2-90 fr Page 14 of 14 • Y • • 'n. • • %•, , • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • r • • ' � r • • 1 • • • • • .. '` .: • • . • BEFORE THE DEVELOPMENT REVIEW BOARD . 1 OF THE •.ir- 2 CITY OF LAKE OSWEGO ' 4) . 4 • ' A REQUEST FOR APPROVAL OF ) PD 2-90-789 ,• 5 A 4—LOT PLANNED ) (ACE Partners) 1 6 DEVELOPMENT ) FINDINGS,CONCLUSIONS &ORDER •. 7 8 k: • g NATURE OF APPLICATION 10 ° The applicant is requesting approval for a 4—lot planned development. The site is located south of CountryClub Road and east of Dolph Court 11 P (Tax Lots 5300 and 5400 of Tax ' 12 Map 2 1E 4CA). 13 14 HEARINGS 15 The Development Review Board held a public hearing and considered this application at 16 its meetings of June 4, 1990 and June 13, 1990. 17 ' " 18 CRITERIA AND STANDARDS 19 A. City of Lake Oswego Comprehensiye Platt: 0 ':.... 20 Impact Management Policies General Policy I, II, III 21 22 Urban Service Boundary Policies • General Policy III, SFecific Policy 4 23 Potential Landslide Area Policies ' 2'4 General Policy II, III, IV . 25 26 Potential Erosion Area Policies ' General Policy II, III, N • 27 2 8 Energy Conservation Policies , General Policy II • , 29 Stream Corridor Policies • General Policy I, II, III • 31 3 2 Protection Open Space Policies General Policy I, II • 33 Bikeway Policies .• 3.4 General Policy II PAGE a EXHIBIT ' • 1 PD 2-90-789 &flys 17 z-9'06444.1113 /-3 • • I + i 0 i• ram--- -� . ..-._,._.._ c ; • • 9 N M " 1 Pedestrian Pathway Policies 2 General Policy II • 3 Transportation Policies 4 General Policy I,III • • 5 B. City of Lake Oswego Zoning Code: 6 �. LOC 48.195--48.225 R-10 Zone Description (setbacks, lot area, 7 lot coverage) 8 C. City of Lake Oswego Development Code; • 9 10 LOC 49.145 Major Development LOC 49.300-49.315 . Major Development Procedures • 11 LOC 49,610 Quasi—Judicial Evidentiary Hearing 12 Procedures LOC 49.615 Criteria for A_proval • 13 • ; 114 D. City of bake Oswego evelopment_ Stand rd. : • ! `A 15 3.005 Stream Corridors 16 6.0055.005 Street Lights Transit System 17 7.005 Parking and Loading 18 8.005 Park and Open Space • 9.005 Landscaping, Screening and Buffering , 19 11.005 Drainage fc-Major Development 20 13.005 Weak Foundation Soils 14.005 Utilities 21 16.005 Hillside Protection and Erosion Control 22 18.005 Access 19.005 Site Circulation—Private 23 Streets/Driveways 24 20.005 Site Circulation—Bikeways and -,t• '. 25 Walkways • 26 E. City of Lake Oswego Tree Cutting Ordinance: • 27 LOC 55.080 Criteria for Issuance of Permits : \ • 28 , F. City r't La_ke Oswego Solar Access Or ina_nce: ' 29 : 4{ • 10 LOC 57.015 Applicability • . . LOC 57.020 Design Standard 31 LOC 57.025 Exemptions from Design Standard 3 2 LOC 57.030 Adjustments to Design Standard 33 , , ♦p 34 0t' • PAGE . . . • ' 2 PD 2-90-789 J. • `.Z kaFy , • CONCLUSION 1 ' The Tevelopment Review Board concludes that PD 2-90 can be made to comply with all 0 ' ,..* • - '1. F 2 applicable criteria by the application of certain conditions. 3 , 4 S IN ,S IE2-REASONS. ~. ', velo_ment Review Board adopts the y 25, 1990 staff report , 6 The De p, P May on PD 2-90 as support for its decision as modified by staff at the June 4, 1990 hearing, supplemented by 7 the following: ' 8 1. Additional exhibits listed below were presented to the Board at the hearings on June :•4 ' 9 4, 1990,and June 13, 1990 and entered into the record: 10 Exhibit 14 Letter from Russell and Shari Schilden,dated June 4, 1990 11 Exhibit 15 Existing/Prososed.Stream Corridor Cross Section Exhibit 16 Grading Plan: Trees to be removed 12 Exhibit 17 Greenway Landscape Plan I to • Exhibit 18 Topographic Survey '' Y 13 Exhibit 19 Site Plan • i „ .,` 14 Exhibit 20 Grading Cross Section ' 15 Exhibit 21 Photographs Numbered 1 —31, submitted by John Shonkwiler Exhibit 22 Tree Survey of Dolph Court, submitted by John Shonkwiler 16 ' Exhibit 23 Rebuttal Statement from Lewis Moller • 17 2. After receiving testimony from the applicant and the public, and after reviewing 18 evidence in the record, the Board found that: 19 • a. The existing pond level at Dolph Place can be maintained by the weir dams proposed by the app.scant when the stream is relocated. The function of the 20 Dolph pond as a wildlife habitat should not be affected by the stream ••'' 11 relocation. b. The fill placed on the site contains both organic and inorganic materials, such $. 22 as tires. This raised concerns by opponents about soils testing, the adequacy of ` 23 proposed structural support systems and the possibility of buildings collapsing 24 if an object in the fill shifted, or if organic materials decomposed. There were five test holes for the soils test. The Board found this to be an adequate • 25 number because it exceeded the amount of testing usually done on a site, and 26 because some of the bores were taken in the area where the new bridge is • °" proposed. The applicant's soils engineer testified that the foundation system to 27 be used would distribute the weight of the structures so that any shifting would • • 28 be absorbed. Also, the fill removal and compaction will be controlled and supervised by a soils engineer to ensure that the fill is as stable as possible and • 29 that large objects such as tires will be removed as needed during excavation. 10 Based on the soils engineer's testimony and report(Exhibit 7), the Board a 31` found that the proposed foundation systems, combined with proper monitoring of grading and filling, are acceptable for development of the site, In order to 3 2 ensure proper monitoring during grading and filling operations, the Board • ' . added a condition (B.18.a) to require that a soils engineer be present at critical ,' 3 3 times during site preparation and for final grading, ' 34 y,' PAGE 3 PD 2-90-789 • , J • • t; ` v • X j l . r ,... b. 11; ..r. •• 1 V i'. 1 • c. Another issue associated with the fill was the presence of a water table below it, and the adequacy of drainage methods above ground and within the fi;i, 2 Runoff and the possibility of a spring on the Country Club property were discussed at length. Also, the effect of seasonal variability of the water table 3 was of concern. 4 The applicant's soils engineer explained that the water table v.i.,,s well below ► Y g any of the building foundations and shouldn't present a problem,even if the water table fluctuates in wet and dry seasons. Runoff from the Country Club is 6 principally at the surface. A new drainage swale will accommodate Country 7 Club runoff at the southwest corner of the site, according to the testimony of the soils engineer'and the grading plan in Exhibit 4. There are no drain tiles 8 proposed within the fill. 9 used on the testimony and report of the soils engineer, the Board found that 10 the underlying water table should not pose a development hazard. The Board also found that in general, the proposed drainage system should work, but 11 additional measures such as drainage tiles placed within the fill may be 12 needed. 'In order to ensure that the specific drainage measures used are • adequate, the Board added a condition (B.3.a.) to require that staff review 13 technical details in the drainage plan with final approval by the City Engineer. 14. d. The applicant shows the trees proposed for removal in Exhibit 16. A total of 15 18 trees are proposed to be removed. The Board found that it is necessary to remove the trees because of site construction plans, but required that there be a 16 one to one replacement of trees so that neighbors to the west will be provided • • 17 with screening and there will be no net loss of trees (Condition A.S.) 18 Exhibit 22 shows,;a tree survey done for a property west of the site with some s'. . 19 trees shown on the property line. The Board found that the applicant's tree survey, stamped by a registered engineer, should be relied upon for'location of , • 20 the trees on the site (Exhibit 16). 21 The Board also found that the trees to remain on the site needed additional protection during construction (beyond the drip line fencing in staff Condition 22 7) and additional measures to maintain their health. They added a condition 23 (B.7.a.) to require a fencing and health maintenance plan from an arborist. • • 24 e. The size of plants in the proposed landscape plan was found to be inadequate • where quarts were specified instead of gallons. This would not meet the 25 American Nursery Standards required by LOC 9.025(1). The Board added a 2 6 condition to require that the landscape plan be revised to change quarts to gallon sizes except for the sedge and eel grass which are typically planted in 27 small sprigs as ground cover(B.9.a.). Staff should have final approval of the 28 revised landscape plan. , • {I• •)9 ' f. The proposed street lighting may cause glare for residents to the west of the site. Therefore, the Board required that the lights be screened to prevent glare �0i (Condition E.3.). ' 311 g. The slope of the proposed road was raised as an issue by opponents. Based on 32 Exhibits 5 and 23, the Board found that the slope will be within City standards, 4. 33 h. Recreational vehicle parking on the street and cul-de—sac was raised as an ' issue by opponents, This is not an issue under the Board's jurisdiction, • 34 Recreational vehicle parking on streets is not allowed under current City ordinance, PACE 4 PD 2-90--789 w 4-3 i ',y, 3. The zone requirements for PD 2-90 are the'R-10 standards described in LOC 1 48.195-48.225. The applicant did not request to vary from any of these standards 2 through the planned development overlay process. 3 lb . - •. , r 4 g w' 5 IT IS ORDERED BY THE DEVELOPMENT REVIEW BOARD of the City of Lake Oswego that: 6 P 1. PD 2-90 is approved(subject to all the requirements of R-10 zone) subject to • compliance with the conditions of approval set forth in Subsection 2 of this Order, 8 2. The conditions for PD 2-90 are as follows; ' 9 A. Erior to Final leaat Approval: , 10 1. Submit a reproducible duplication of the final plat which is separated 11 from the utility plan and contains all of the information required in the ' • 12 following conditions. 13 2. Label the private conservation easement on the plat and clearly depict its , boundaries. Provide the following note on the plat: • 14 "The private conservation easement shall remain in its natural condition 15 for the purpose of providing a scenic, aesthetic appearance, protecting 16 natural processes and maintaining natural vegetation. Improvements in this area,which are in keeping with the above purposes, must be 17 approved by the City of Lake Oswego. No buildings or fences shall be r 18 allowed in this area. Maintenance of the landscaping shall be the • responsibility of the lot owners in this plat." 19 3. Show utility easements of adequate width on the final plat for those lots 20 where public and/or private utilities are to be installed. Where utilities or 21 landscaping will be constructed on side or rear lot lines, provide a note to future property owners that removal and/or replacement of fences for 22 public access to utilities shall be at the hometowner's expense. • 23 4. Submit a signed easement from the property owner at 1590 Country Club 24 Road permitting slope stabilization, stream relocation, ponding and 25• landscape vegetation activities. 5. One of the following notes shall appear on the final plat to ensure solar 26 access: 27 a. Habitable structures built on the lot will have their long axis oriented , 2$ within 30 degrees of a true east—west ax s and at least 80% of their ground floor south wall protected from shade by structures and non— l9 exempt trees; or, 10 b. Habitable structures built on the lot will have at least 32% of their • 31 glazing and 500 square feet of their roc(area which faces within 30 ' degrees of south and is protected frotr, shade by structures and non— " • 32 exempt trees. • , ' 3 3 6, The final plat shall contain a note that states: , • • 3 4 "For Lob 1 three trees shall be planted in the northwest corner to , ' replace the three Alder trees removed in accordance with the PAGE 0 ' • t 5 PD 2-90-789 ' .4, , S" 3 ' • ,, ,. �' Y r • approved grading plan. The three new trees shall be placed within 1 the western side yard setback in the immediate vicinity of the ® 2 locations where the Alders were removed from. The trees shall meet .American Nurserystandards and shall be of a type that will provide 3 a vegetative screen when mature. This shall be the property owner's , 4 • responsibility and shall be noted on plans submitted for building 14 % • permit review." . 5 B. Prior,to Final Construction lans Ap removal: , 6 1. Detailed engineered construction drawings shall be provided for City - 7 approval. These plans shall be designed to provide a natural and safe '. appearance of the stream corridor, to provide the capacity for the 100— 8 year storm, and to provide a stable stream channel through the fill area. 9 • 2. The developer shall be responsible for and provide maintenance for the -- 10 . stream channel improvements and for the landscape restoration of the 11 stream corridor for a one year period. In addition, the developer shall be • responsible for stream channel and landscaping improvements until a 12 home is built and occupied on each lot. A performance bond equal to 13 120% of the stream improvements and landscape restoration shall also be provided. 3. The actual design and location of the drainage improvements shall be • , . 15 provided at the construction plan stage. • 16 a. Staff shall review technical details of the final drainage plan, , . ' 17 especially in regard to drainage from the Country Club in the io southeast corner, and the plan shall be approved by the City 18 Engineer prior to acceptance. . 19 4. The final drainage plan shall include detailed engineering information on 20 the extent of work to be done on the downstream property to the east of the site. 21 ^5. All drainage management measures, whether located on,private or public 22 property, shall be accessible at all times for City inspection. When these 23 measures have been accepted by the • City for maintenance, access , easements shall be provided at such a width to allow access by 24 maintenance and inspection equipment. . 25 6. All drainage systems shall include engineering design features to : : 26 minimize pollution such as oil, suspended solids, and other objectionable material in storm water runoff. 27 Engineering design features include: 28 a. Structural Measures such as pollution control manholes, vaults, and 29 sump type catch basins; and 0 • 10 b. Biofiltration Measures such as grass—lined swales, wetlands (existing 31 or created), vegetated detention basins, stream corridors (existing, • created, or restored), and other vegetative measures designed to 32 remove phosphates and nitrogen from storm water runoff 0 33 The new stream channel and corridor shall be designed to provide ° � 34 biofiltration of storm water runoff. The channel shall also be designed with riparian vegetation within the stream channel and within the , . n corridor. !• PAGE 6 PD 2-90-789 • 3 �. e . 7. Submit a final grading plan, as per City standards. Additional details shall be submitted for the culdesac to show how drainage will be v. provided. Cross section "H" shall be made to match the grading plan. All 2 trees to be removed during construction shall be shown on the grading41) • ,'' 3 plan,including the 9" apple near Country Club Road and.the 5" pear near Country Club Road. It is recommended that the four alders east of the 4 new road be removed. ` . 5 a. Submit a tree fencing and health maintenance plan from a qualified : `a' 6 arborist describing how all trees to be retained will be protected before,during and after construction. 7 The grading plan shall contain a note that states that all trees which are '. 8 not to be removed shall be fenced with 6' high chain link fencing prior to .. • 9 grading. The fencing shall be placed under the drip-line of trees to ?: 10 remain• No fill or materials storage shall occur within the drip-lines of those trees. 11 8. Submit a final drainage plan, as per City standards. 12 �) Submit a final landscape plan showing the type,location and size of street 13 trees for all the lots (a minimum of two, if possible), as per City 14 standards. 1S .. ...:'s •-• a. The landscape plan shall indicate plant sizes which conform to American Nursery standards. Specifically, gallon containers shall be ' • 16 • used for all shrubbery and ground covers except for sedge and eel 17 grass, which may be quart sizes. 10. Submit a final street lighting plan and accompanying photometric data, as 18 per City standards. • 19 11. Submit a final erosion control plan in accordance with the "Erosion410 ., 20 Control Plans Technical Guidance Handbook", 21 giSubmit a final landscape restoration plan for the private conservation easement. This plan shall be reviewed arid approved by the City and shall 22 include the following information: • 23 - The location, types and quantities of all plant materials. • `' • ' 24 - The method used to establish these materials; and 25 - Provisions for the maintenance of plant materials during the one year ' establishment period • . 26 • 27 13. Submit copies,of all necessary permits from the Division of State Lands 28 and the Army Corps of Engineers, 14, Incorporate all recommendations in the final soils report into the final • d9 construction plans. • • 10 15, All utility lines shall be placed underground along with street ry 31 improvements. 3 2 16. The culdesac,hall be redesigned to City standards and shall be submitted for approval by the City Engineer and Fire Marshal prior to acceptance, 33 ' - ' • 17. The final utility plan shall conform to City standards and be approved by „ 3 4 the City Engineer prior to acceptance. PAGE 7 PD 2-90-789 I ? • 7-3 it ' •rr • 18. All uncontrolled fill under the new public street shall be removed, or the Ali1 • street subgrade and design section shall be reviewed and approved by a . ' a' 2 registered geotechnical engineer. '' 3 a. The final construction plan shall contain a note that a registered geotechnical engineer shall be present continuously at critical , • 4 grading,and filling times during site preparation and for final 5 grading_ 6 19. The new street shall have a 20—year design life. h , H 7 20. Reciprocal agreements shall be provided for the four lots for access, lights, utilities and their maintenance, 8 21. The new bridge shall be capable of supporting fire equipment to the ` 9 satisfaction of the City Fire Marshal. ,; 10 22. A construction scisedule for construction of the water line shall be ►1�' 11 submitted for review and approval by the City Engineer. 12 C. Dior to ss uan of Building hermits; • •., 13 1. All construction improvements except for landscaping of the stream corridor shall be completed, accepted and as—builts submitted to the City. 14 2. A tree cutting permit shall be obtained prior to removal of any trees which 15 have not been previously approved for removal on the construction 16 Grading Plans. A tree cutting permit application shall accompany any building permit application where trees are to be removed. 17 D. Prior to Issuance of Final Certificates of Occupancy: 18 D ,r 1. The property owner shall complete installation of street trees as required • 19 by the City. E 20 2. Landscaping shall be installed in the stream corridor prior to occupancy, 21 but no later than November 1, 1990. • r, 4.. 22 E. Miscellaneous: ` 23 1. The final plat shall be submitted within one year of the date of the Order reflecting the Board's decision. 24 2. If fill is placed on any lot, the extent of the fill shall be shown on as— 25 builts, accompanied by a statement that the fill meets the minimum . 26 requirements for bearing soils adopted by the Uniform Building Code. " ' 27 3. Street lighting shall be screened so that glare will not affect adjacent properties. • • 28 •nf 19 10 a, • 31 ►` 32 33 • 34 A • �, • PAGE 8 PD 2-90-789 Y. 5 , • .• r It r i , , i I CERTIFY' , n 1 THAT •THIS ORDER was presented to and 2 Development Review Board of the City of Lake Os APPROVED by the 3 DATED 16 Oswego. DA • 5 this fit,_______,day of v ,•199Q, 6 6• 8 Robert0 H. Foster, ,,h an • 9 Development Review Board ' 10 64,, 11 12 Secreta ry 13 ATTEST: 14 plia. , f 15 qk 16 AYES: 17 ROES: Sybrowsky, Greaves, Foster, Remy and Starr None 18 ABSTAIN: None ` 19 ABS .ENT -Stanaway and Moonier 11. '. • , • 21 IG _ .tuly 2 19 0�;,r* 22 AYES: ,,.. 23 Greaves, Remy and Starr • NOES: None - 24 ABSTAIN; 25 ABSENT: Bloomer 2 6 27 Seaway • • ; l • II 29 AYES: Foster, • 0 NOES; ' Remy and Starr • , • None 31 ABSTAIN St .....Levert anaway and 32 ABSENT; Greaves and Bloomer 33 ,, 34 PAGE 9 PD 2-90--789 r. • ,. I • •. it n . . • - • • • • • • • • • • • • • • • h • • •• '• 1 • • y , A • W' • •., .• a ' .. a Ip . - . o. tl. ) STAFF REPORT ' a ; , •••• .... , •., OF LAKE OS WEG 0 . .. . , . ., , , , .. _.... PLANNING DIVISION APPLICANT: + ",F1ZE N0•: Lewis Moller/ACE I Inc. PD 2-90(Mod. 10-92) , PROPERTY OWNER: . Sando Seuito Barbara Smolak LEGAL DESCRIPTION: DATE OF REPORT: Tax Lots 5300& 5400 of Tax Map 2 1E 4CA November 6, 1992 LOCATION: DATE OF HEARINQ: November 16, 1992 South of Country Club Road and east of Dolph Court(1620 Country Club Road) EI�I ORH ASS_--OCCATION: 0 • , ' COMP. Pi,AN nFcr QNATION: Springbrook Park R-10 ZONING DESIGNATION: R-10 • . I+ APP_ LA ICA NT'C R EOL.�T The applicant is requesting an extension of approval for a 4-lot single family planned 1 • development. ° ' II. APPLICABLE REGULATIONS A, City of hke Om o Zoning Ordinance: • LOC 48.195-48,225 ` R-10 Zone Description (setbacks, lot area, lot . . • coverage) r r • B. GiLv c'f Lake Oswego Development Code: LOC 49,090 Applicability of Development Standards 1.00 49,145 Major Development LOC 49,215 Authority of City Manager E X H B J T •. ` 44, (6-/,') PD 2-90(Mod, 10-92) . Page 1 of 4 • • ' + Zr i n t (171 el • 1 LOC 49.300 Major Development Procedures LOC 49.330 Preparation & Submittal of Final Plan or Plat LOC 49.615 Criteria for Approval C. City of ak Oed= go Development Steads: 11.005 — 11.040 ,Drainage Standard for Major Development 14.005— 14.040 Utility Standard D. City of Lake Oswego Prior Approvals: PD 2-90--4 Lot Planned Development One Year Extension of Approval Granted (LOC 49.330) III, FINDINGS A. Background: Approval of PD 2-90 was granted by the Board on June 13, 1990 (Findings signed July 16, 1990, Exhibit 5), Per LOC 49,330, the applicant had one year from the date of the order to submit a final plat. The applicant was unable to meet this deadline; and therefore requested and was granted a one year extension as allowed by LOC 49,330. Due to complications regarding the final landscape plan and the terms of a maintenance contract the project was stalled until July 1992. At this point the applicant found that the previously arranged financing was no longer available, The applicant is now requesting another extension for the previously approved PD 2-90,In accordance with LOC 49,330 this request for extension must be submitted to the hearing body for review, The Board is required to review the proposal against current + } Codes and policies to insure that the proposal continues to comply with the applicable criteria, B. Compliance with Criteria for Approval: , As per LOC 44.9,615, the Development Review Board must consider the following criteria when evaluating minor development. 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 w „ that the proposal conforms to: a. The City's Comprehensive Plan Applicable policy groups are: The Comprehensive Plan concerns have already been addres';ed as part of the development review approval for PD 2-90 which was approved by the Development Review Board on June 13, 1990, Nothing in this extension request affects compliance with the Plan policies. No new Plan policies have been adopted which are applicable to the request. ` • PD 2-90(Mod, 10-92) Page 2 of 4 . . 1 • [y� p] ' b. The applicable statutory and Code requirements and regulations. v 7�nin ode Re irement� and An y.j The site is zoned R-10 which requires a minimum lot area of 10,000 sq. ft, per dwelling unit; required minimum lot width at the building line is 65 ft.; required minimum lot depth is 100 ft. The minimum lot area and dimension requirements are met by this proposal. Since the approval of this project in June of 1990, the setback and lot coverage requirements in the R-10 zone have changed. However, since this project was approved prior to these ` changes and in accordance with the Planned Development Overlay [LOC 48.470] staff is recommending that the previous R-10 setback and lot coverage requirements be adhered to by this proposal. PD 2-90 met all of the zoning requirements at the time of the original approval and is therefore in compliance with the Zoning Code. • . c. The applicable Development Standards All the Development Standards have already been addressed as part of the original development approval in the staff report of May 25, 1990. The Development Standards ' applicable to this extension request are addressed below: I 'image Standard for Mwior Development (11.005— 11.0401 The drainage standards for approval have been addressed and conditions of approval ' ` were included in the original staff report. The water quality standard is being met by providing a pollution control manhole and biofiltration in the vegetated new stream channel40 . . ,„ . - . . . . Since the approval of this project, the Oregon DEQ has developed strict phosphorus removal standards, However, the DEQ standards for phosphorous removal do not apply to this development because the application was submitted prior to July 1, 1990, Phosphorous removal is being provided, but the DEQ standards are not applicable in this application as determined by the City's Engineering staff(Exhibit 6). Utility Standard (14.005— 14,0401 • The applicant proposed and received approval to serve the development with a 28 ft, wide public street ending in a cul—de—sac. During its review of the extension request the Engineering staff recommended that the applicant build a private street and request a variance to the Access Standard of the • Development Code, This original concern, together with a new Council policy requiring a . rural street sections (where possible) has prompted the current review of the applicant's street design. However, the applicant submitted construction plans which reflect the original decision, ` These plans have been on file with the City Engineer. For these reasons, staff is .• , recommending that the public street requirement stand. The applicant has also stated that a considerable time and expense has already been spent in order to meet the public street requirements (Exhibit 7), . . e .. ..: . . . PD 2-90(Mod, 10-92) Page 3 of 4 • + ,t • , E 1 1) d • The applicant shall submit a signed easement from the property owner at 1590 Country t . ° Club Road permitting slope stabilization, stream relocation, ponding and landscape vegetation activities. This easement agreement shall be submitted prior to final construction plans approval by the City Engineer. This will be a condition of approval, if this extension request is approved by the Board. d. Any applicable future streets plan or ODPS There are no such plans which affect this site. . C. Conclusion: Based upon the materials submitted by the applicant, staff concludes that the request for an extension for PD 2-90 complies with all applicable criteria, Ili. RECOMMENDATION: , Staff recommends approval of PD 2-90(Mod. 10-92), subject to all the conditions in the original Findings, Conclusions and Order(Exhibit 5) along with the following additional condition: Prior to Final_Construction Plans Approval: 1. The applicant shall submit a signed easement from the property owner at 1590 Country Club Road permitting slope stabilization, stream relocation, ponding and landscape • vegetation activities. The City Engineer will provide the applicant with the appropriate easement form. ,EXHIBITS 1. Tax Map 2 Applicant's Narrative 3. Site Plan 4. Previous Staff Report PD 2-90,dated May 25, 1990 5, Findings, Conclusions and Order for PD 2-90 6. Memo from Andy Harris,Engineering Staff, dated October 26, 1992 7. Letter from Lewis Moller, Ace Development I, dated November 2, 1992 8. Preliminary Plan (Too large to reproduce, on file) . • ® ' • PD 2-90(Mod, 10-92) Page4of4 • y; .. .. .. . ... • • , • (11) (111 .,,..: .. . . .. ,,, .. , .,.41 . .. ... ..i. , ..;, ,,. ... Bridge Court P.D. 2-90 • v.. Project History 0 `;tt Bridge Court is a four lot planned development located at 1602 Country Club Rd. in Lake Osvveeo. The 1.72 acre parcel is zoned R 10(six lots)and lies within the Forest Hills Platt. In June of 1991 the Development Review Board approved the initial application By ACE Partners now known as - ACE I Inc. This original application proposed relocating a displaced stream to its original channel to ` create two lots that would border Oswego Lake Country Club and two lots fronting Country Club Rd. This design solved a severe erosion problem caused by the placement of fill dirt on the property by various government agencies including the City of Lake Oswego. The plan also provided fot extensive re- vegitation of the new stream corridor and replacement of numerous dead or dying tress surrounding the a ' property. The approval (See Attached)was conditioned upon ACE obtaining approval from the Oregon Division of State Lands and the U.S. Arni Corps of Engineers for the relocation of the Vivant. The State Lands permit was obtained in October of 90 and the Army Corps perm was finalized in January of 91 ACE then submitted construction plans for review in March of 91. Numerous revisions and additions were made throughout the summer but the negotiations were suspended at the end of September. Negotiations resumed in Mai of 92 with hopes of beginning construction in June. Further complications regarding the final landscape plan. and the terms of a maintenance contract stalled the project until July when ACE found that the previously arranged financing was no longer available. This request for an extension of approval of P.D. 2-90 is made with the expectation that ' construction will start in March of 93 or sooner weather permitting, The request is to extend the ^+• ..: approval to October of 93 to allow for a complete construction season. A . 0 New Development Standards a Upon review of the prey sous approval ACE is confident that the proposed development still • meets all codes and standards The new water quality standard is addressed with installation of a '� pollution control manhole for the street run of and the dissipation of the flow from this manhole down a t'. stair stepped grass and fern lined bank leading to the relocated stream. In addition the design calls for the creation of a down stream pond to retain excess ninon'and provide a setting area. Status of Construction Plans . The eighteen months of negotiations between the applicants engineer and city staff have resolved • all preconsiniction requirements, except the landscape maintenance agreement wItleh letis submitted with this application. For specific information regarding other development code issues please refer to the • attached staff report or DRB findings ' EXHIBIT A. a d • • a • ill , .. pQ",c-. ✓ e .4,'b 04 74 l d _ ! i ' 1 CouN1111 LLUO R00O y 17 _ Q®W tl y±,Y,IUIn Illy WO. ^ 1.1,/1M 11 M11 1%14 yyy v 1 .�- -.. 11f,11 r 1 ,y W •.tl. yN lii r11 .. �.. I...' '. :� '. _, 11: •. ,IX w i r _ af . - 1 I I I �' . w ...../• '. t i lot ! I I i tul a I 'N'tuwArl•Gt9N1/ /v,1 a,` �t.um/ �p /p ♦ �1,��••1 , 1//I 11y1 tN1.4'•� I .. " VIE 1,`w+ ...Nll.41.«. • I U1111y 11 1 1. 1 -� �`xa M/1t 1 s W, yule I0100 'i- I t✓E We I wt I.� tYill.IY11 - •'y 1 ly /I t7r• lrovt�t voa $kontlN L. HniiY t �/ t• :,u\.1 I 1." PUEUC , 11 �..1 y IIi'lat' 1.11. M`. �1 t \11�M i .� V • nfNy1'o- . 1. t .ey\ ,all. �. __ fr „, .. �� ` 44 a ..Ito 13. ` • ,t J kart _I � ' �`511E MAP I 1a�y1'---••. .1 • • Soto 1••tcr „I. I I I t N lot 1 LN; N'., tot I 1 - - '.t•1' N I I,�, �-..I I 1y1/11 I CJI f 1, i -- s'ID s� , SITE UTILITIES PLAN oiklw ItyllA ptlltlflM ••• • Mt Seed Canw E.W.Na�tC1ooN a,t f E,N t Kw W.U. IOW 1.,—rt"" ` COMPASS CORPORATION r 6nedCanw\ytonM tr�11 rw+t t+aNt IL II ttb' ,�qYy trill Uw cucftW. rir(Ylt4na • t,l Mtltltl ua11/\t 1\�Illlrt h1"'1 rtl. lwiO • 1 ,.. ------.lul Mh �::,j.w.,�. ~ ..«� LAME nlwlon.til, - sly _• _,Lt 1—' N•fl N•Ipl row 1 • 0 . ., '. ,, • - - • . N 1, 1, '',{�•` . 1 BEFORE THE DEVELOPMENT REVIEW BOARD OF THE ° 2 CITY OF LAKE OSWEGO 3 4 5 A REQUEST FOR AN EXTENSION) PD 2-90(Mod. 10-92)-989 OF APPROVAL FOR A 4-LOT ) (ACE I Inc.) 6 SINGLE FAMILY RESIDENTIAL ) FINDINGS,CONCLUSIONS &ORDER 7 PLANNED DEVELOPMENT ) • w •'i 9 NATURE OF APPLICAIIO 10 The applicant is pp ' requesting an extension of approval for a 4-lot single family residential 11 planned development. The site is located at 1620 Country Club Road, Tax Lots 5300& 12 5400 of Tax Map 2 1E 4CA. 13 ' • 14 HEARINGS 15 The Development Review Board held a public hearing and considered this application at 16 its meeting of December 21, 1992. ' 17 18 CRITERIA AND STANDARDS . 19 A. itY of J nlc Owego n ing inancr�: • 20 LOC 48.195-48.225 R-10 Zone Description (setbacks, lot area, 21 lot coverage) • • 22 B. City of Lake Oswego Development Code: 23 LOC 49.090 Applicability of Development Standards 24 LOC 49.145 Major Development • 25 LOC 49.215 Authority of City Manager • LOC 49.300 Major Development Procedures • 26 LOC 49.330 Preparation&Submittal of Final Plan or Plat , 27 LOC 49.615 Criteria for Approval 1 28 2 C, City of Lake Oswego Development Standards: • .i0 11.005- 11,040 Drainage Standard for Major Development ,' • 31 14.005- 14.040 Utility Standard • 3 2 D. City of Lake Oswego Prior Approvals: • 33 �: ... PD 2-90-4 Lot Planned Development , 3 4 One Year Extension of Approval Granted (LOC 49,330) PAGE • ai1 PD 2-90(Mod. 10-92)-989 x X H ( 9 J T . ) 1Pn 2.`R0(N01,11.93 ���r ev ' a • • •' 9 'e. _ - 1 �� • • 2 CONCLUSION 3 The Development Review Board concludes that PD 2-90(Mod. 10-92) can be made to - 4 comply with all applicable criteria by the application of certain conditions. S 6 FINDINGS AND REASONS 1 • 7 The Development Review Board incorporates the November 6, 1992 staff report on PD 8 2-90(Mod. 10-92)as support for its decision. 9 10 ORDER 11 IT IS ORDERED BY THE DEVELOPMENT REVIEW BOARD of the City of Lake 12 Oswego that: 13 1. PD 2-90(Mod. 10-92)is approved subject to compliance with the conditions of 14 approval set forth in this Order and to all the conditions in the original Findings, 15 Conclusions and Order(Exhibit 5) along with the following additional condition: 16 Prior to Final Construction Pl r,s Approval: 1. 17 1. The applicant shall submit a signed easement from the property owner at 1590 18 Country Club Road permitting slope stabilization, stream relocation,ponding 19 and landscape vegetation activities. The City Engineer will provide the 20 applicant with the appropriate easement form. 21 22 , 23 24 25 26 2 `�7 • 8 9 10 • • 31 .. 32 . y 33 _ r • 34 PAGE 2 PD 2-90(Mod. 10-92)-989 i i 1 2 I CERTIFY THAT THIS ORDER was presented to and APPROVED by the 3 Development Review Board of the City of Lake Oswego. 0 4 • e,-, DATED this c7'(/ _ day 5 of et.41.14, , 1993. }. 6 7 a ...wz•-'4g1-7,--44.1,„4„...?7,...,--// 8 _: , ;'p . Ski S away, Chairman 9 Development Review Board 10 &-A-.1")#1,),A1,...,. " 12 13 Secretary 14 A'1'1EST: 15 16 ORAL DECISION-December 21. 1992 • 17 AYES: Bloomer, Stiven, Sievert and Remy • 18 NOES: None . . 19 ABSTAIN: None 40 . , 20 ABSENT: Foster and Stanaway : 21 22 WRITTEN FINDINGS -January 4. 1993 (First Vote) 23 24 AYES: Bloomer, Stiven and Sievert 25 NOES: None 1' 26 ABSTAIN: Stanaway '" 27 ABSENT: Foster and Remy 28 RiTTEN FINDINGS-January 20. 1993 lcecond Votel y .49 10 AYES: Bloomer, Stiven and Sievert 31 NOES: None • 32 ABSTAIN: Foster & Stanaway 3 3 ABSENT: Remy 34 • PAGE1) •. 3 PP 2-90(Mod. 10-92)-989 3 ~s • • • • •• • 1'. • fa At 11 • ` _rd'. • • ' • • • • • 1 .r, i• _ ' • • • S • y .�.�' g•.. •tl - _ i • f ' , v . • 0 •:' : ... . Project narrative Bride court is a four lot subdivision on 1,72 acres at 1602 Country Club Rd. The site is zoned R10 and as ' such could accommodate six building sites, The proposal before you today intentionally reduces the • . • density to relocate a displaced stream to its original position. The stream was put in a pipe and the City r and the County used the site as a depository for 20 plus years, These actions were accepted practice at the time but today would be controlled if not prevented by current stream and water quality regulations. By bringing the stream home, the developer at his own expense will solve a severe erosion problem that 7 , threatens the water quality of the stream. . Today ACE 1 Inc. is asking for an extension of the original DRB approval to allow the completion of this • l • ' environmentally sensitive development plan, The coalitions of the financial markets and the narrow I window of constniction allowed by the Army Corp, permit(June 1 thru October 1) have prevented ACE 1 from starting work in the only two windows available, Ace has completed all of the preliminary ' construction requirements and paid all City plan check and permit fees in addition to three hearing fees q, ,. and Army Corp, and State Division of land fees, ►-�, ' The request is for an extension to December 1 1994 to allow for competition of the construction in the summer of 94 and final platting in the fall. This will be ACE 1 Inc.'s last request for an extension of the previously approved development plan for this site. The financial conditions of the Corporation have improved and it is expected that a firm commitment for financing will be obtained soon, We ask that the Board grant an extension to allow ACE 1 to stabilize an environmental hazard, make 0 . ' ,,�, ,. available larger and well spaced building sites, recover its expenses, and improve the water quality of this�`�, increasingly important drainage corridor, ` Sincerely, .. 'O' ° ' Lewis Moller ACE 1 Inc. i:.. e .,. f ' . 4 'p . d• EXHIBIT . . . .1 6 • ,D 2-706Q.1,13) 1 -1---..-- °. i r I CONT'BACTott' Touse EXISTING PAVED Club Road I ENTRANCE OR CONSTRUCT A BOCKED ENTRY, .. 1 , : ....: ' , 5X iST:NC. EOC/E OF 1A,MMittit 4 k • •. _.......___...... ,--,......... ,...... 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( r • • • �•a 4. • • r r. • a • STAFF REPORT , • LAKE O . . . , PLANNING DIVISION• 4 APPLICANT: FILE NO: City of Lake Oswego DR 5-93 • PROPERTY O ,E: STAFF: City of Lake Oswego Elizabeth Jacob Ll✓GAL DESCRIPTION � DATE OF REPORT: Tax Lot 401 • Tax Map 21E 11BB December 10, 1993 LOCATION: DATE OF H .A R rrrr.: f ' Roehr Park December 20, 1993 • • COMP, PLAN DESCRIPTION: • • NEIGi�B4ItHOOD ASnrrerinN: P1UOS None ZONING.DESIGNATION: R-0/EC . ' ' I, APPLICANT' CL ESj The applicant is requesting a approval to construct a permanent restroom facility within the Willamette River Greenway Management Overlay District in Roehr Park, . , II, APPLICABLE B,�ULAT_ IONS • A, City of Lake Oswego Zoning Ordinance: , LOC 48015 < Definitions :,r.T LOC 48,120.48,155 R-0 Zone Descriptions , LOC 48,300 -48,315 East End Commercial Zone Descriptions -k r * • :1 . . DR 5-93 Page 1 of 10 . • . LOC 48.430. 48.436 Greenway Management Overlay LOC 48.500 Maintenance of Minimum Ordinance Requirements u B. City of Lake Oswego Development Code: • LOC 49.015 Definitions LOC 49.020 Scope and Compliance LOC 49,025 Interpretation, Regulations, and Procedures .. LOC 49.085 Development Standards. LOC 49.090 Applicability of Development Standards LOC 49.100 Development Permit Required -' LOC 49.110 Concurrent Review of Permits LOC 49.115 Issuance of Permit, Records, Interpretation LOC 49.130 Classification of Development LOC 49.140 Minor Development LOC 49.215 -49.220 Minor Development Procedures LOC 49.600-49.625 Hearing Procedures, Appeals LOC 49,640 Miscellaneous Provisions ' C. City of Lake Oswego Tree Cutting Ordinance: LOC 55.010- 55.110 • :D. City of Lake Oswego Development Standards: . . 3.005 - 3.040 Stream Corridors 0 7.005 - 7.040 Parking &Loading Standard • 12,005 - 12,040 Drainage Standard for Minor Development 14.005 - 14.040 Utility Standard 15,005 - 15.045 Erosion Control 16.005 - 16,040 Hillside Protection • • 17.005 - 17.035 Flood Plain E. Prior Actions: ODPS 1-87/PD 4-87 ODPS 1-87(Mod. 1-88) DR 7-87 • III, FINDINGS A. Background/Existing Conditions: 1. Roehr Park is a ten-acre City park located along the Willamette River. DR 5-93 Page 2 of 10 0 • • w • • 2. The development of the park was approved as part of the Riverfront Overall ✓Development Plan and Schedule (ODPS) 1-87/PD4-87, ODPS 1-87(Mod, 1-88) and DR 7-87. Restroom facilities for the park were approved as part of the development plan, but were proposed to be located adjacent to the parking lot. 3. Access to Roehr Park is provided from State Street via Foothills Road (Exhibit 3). 4. The proposed location for the restrooms lies within the Willamette Rive 100- ear floodplain and the Greenway Compatibility Review Boundary(Exhibit 4). y B. Emma: The proposal is to construct a permanent restroom facility adjacent to the greenway path, the amphitheater and within easy access to the Water Sports Center. The project consists of a 1,072 square-foot, single-story building built into the existing slope. The building will contain a women's restroom, a men's restroom and a unisex, restroom, for a total of six toilets. Each restroom will have handicap facilities (Exhibits 6, 7 & 8). The roof of the building will serve as an extension of the viewing deck for the amphitheater(Exhibits 9 & 10). Exhibits 7-10 illustrate the location of a kiosk which will be used as a community informational board to announce park and waterfront activities, The building design will relate to the adjacent old industrial use concrete retaining wall. The exposed portions of the restroom are proposed to be constructed of concrete or stone. a The surface of the roofdeck and handrails are proposed to match the walking surfaces in • • the adjacent office areas and existing viewing deck. To the extent possible, the building will be designed to "disappear" from the site (Exhibits 5 & 10), C. Compliance with Criteria for A r val: . As per LOC 49.615, the Development Review Board must consider the following criteria when evaluating minor or major development. 1. The burden of proof in all cases is upon the applicant seekingapproval.pp val. The applicant hits submitted the information required by LOC 49,315(1)-(12), These documents are listed as exhibits which accompany 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 ,'' . di Accorng to a recent State statut.►. [ORS 197.195(1)], after September 29, 1993, . Comprehensive Plan approval standards will no longer be applirabl�e to limited land use decisions, ORS 197,015(12) defines "limited land use decisions to include site and • , 0design review of permitted uses in a zone," The subject application meets the "limited • , .. . . ' . DR 5-93 , Page 3 of 10 . 9 • . " _ land use" definition as a site and design review. Whereas, Comprehensive Plan policies may continue to be used to aid in the interpretation and application of the Development ' Code criteria,review of the subject proposal is not affected by any Comprehensive Plan policies. • • 'a . ., b. The applicable statutory and Code requirements and regulations. / • Zoning Code Requirements and Analysis Roehr Park is located in the R-0 residential zone and the EC commercial zone. Parks are . permitted as conditional uses in residential zones and are permitted uses in the EC zone. r.Jilding height and setback limitations are more restrictive in the R-0 zone than the EC • zone. The building is 14 feet high. Exhibit 4 illustrates the restroom facility is located 14 feet from the property line. The building meets the height and minimum 10-foot setback requirements for the R-0 zone. Willamette River Greenway Management Overlay• r ' r LOC 48.430••436 describes the purpose, permitted uses, and restrictions within the f Greenway Management Overlay District (GM). The purpose of the Overlay District is "to protect the natural, scenic and recreational qualities of lands along the Willamette River in Lake Oswego." LOC 48.434 prescribes that all development within the GM Overlay District shall be reviewed pursuant to LOC Chapter 49 and the Development Review Board shall consider the specific objectives and shall make findings as applicable. The restroom facility is proposed to be recessed into the bank adjacent to an old industrial-use retaining wall (Exhibits 2, 5, 11). Adjacent grades will not be significantly changed. The area currently is not in a native type natural state, Recessing the building • into the existing bank will provide a low profile and minimize the visual impact from the river, the pathway, and from adjacent office and residential uses (Exhibits 4, 6, 10), Locating the building in this area will also minimize the disturbance to the river bank and • natural vegetation and wildlife habitat prevalent in other areas along the river front. • • A restroom facility is an integral aspect of parks and recreational uses, Though the subject site is not the one originally proposed for the park, development of park facilities• '.;. in recent years has pointed up the need to move the restrooms closer to the high activity • • ' , areas (the greenway path, the Water Sports Center, and the amphitheater), The proposed design and location will permit the least impact to the river, greenway and surrounding • . ® land uses. The following is a list of the Greenway Management objectives, prescribed by LOC 48.436, which the applicant has adequately addressed in the narrative (Exhibit 2). This • report will provide additional discussion on these objectives, . r n DR 5-93 , Pagel 4 of 10 ,.. ♦ . '1 • • . ' • . - • ♦ -,• I � 1•: a. Significant fish and wildlife habitats will be protected. The restroom is proposed to be recessed into the bank above the greenway trail. This area is an active area which has previously been disturbed for pathway development and construction of adjacent buildings. No fish or wildlife habitats will be impacted. b. Significant natural and scenic areas, viewpoints and vistas will be protected and enhanced. The restroom facility is a small building which is partially recessed into the bank. Public access will be provided to the roofdeck as one of the viewing areas of the river(Exhibit 9). The facility will eliminate the necessity for bringing in "port-a- potty" facilities which is the current practice. Plantings will be placed around the ' edges of the building to enhance the appearance. c. Areas of ecological,scientific, historical or archeological significance will be protected, restored,or enhanced to the maximum extent possible. According to the narrative (Exhibit 2), the adjacent concrete and stone retaining , walls relating to the historic industrial usei3 of the site will be protected. The structure will use a compatible concrete or stone construction technology which will relate to and enhance the quality of these walls. There are no other areas of r special significance at the restroom site. ' .. . .•:.::: , 41) d. The quality of the air and water in and adjacent to the river will be maintained or enhanced in the development, change of use,or intensification of use of land with the GM Overlay. • The toilet facility will provide needed sanitary facilities for the large number of } people who utilize the park. A lack of sanitary facilities in the immediate area could, over time, result in a potential risk to air and water quality. : : e. Areas of annual flooding, water areas,and wetlands will be retained in their natural state to the maximum possible extent to provide for water retention, • overflow and other natural functions as well as protect the health,safety and welfare of the public„ Areas subject to the 100 year flood level are also • • regulated by the Flood Plain Standard. • ' Exhibit 4 illustrates the structure is proposed to be located within the 100-year ' flood level, The Flood Plain Development Standard, addressed below, discusses h... t how the proposed design and construction will minimize disturbance of the natural state and protect the health, safety and welfare of the public,• f. The natural vegetative fringe shall be maintained or enhanced to assure •_• ' scenic quality, protection of wildlife, protection from erosion and screening of uses from the river. • :lk ,f DR 5-93 Page 5 of 10 . , ;ti T e • • As discussed under the "Tree Cutting Ordinance" section of this report, one native cottonwood(Populus trichocarpa) will need to be cut. Two native poplars are proposed as replacement trees. Exhibit 2 comments that plantings will be placed .) around the edges of the restroom to aid in screening the facility and protect the ` bank from erosion. Exhibit 6 illustrates that the area disturbed by construction will be relandscaped and the existing irrigation system will be revised and reconnected. • g. Areas considered for development,change or Intensification of use which have erosion potential will be protected from erosion by means compatible with the natural cl.aracter of the Greenway. According to the narrative(Exhibit 2), plantings will he placed around the structure and on the recontoured slope. These plantings will help control erosion. • An erosion control plan, discussed under the Erosion Control Development Standard, shall be required. • h. Recreational needs will be satisfied by public and private means in a manner consistent with the natural limitations of the land. Conflicts with adjacent land uses will be minimized. • Public sanitation facilities are an integral supplement to public usage of the park. The structure is being located in an area of high usage adjacent to the pathway to the Water Sports Center, the greenway pathway and the amphitheater. The • restroom will be recessed into the bank so that it does not block views from ' adjacent land uses (Exhibit 4). i. Public safety and protection of public and private property will be provided to On maximum extent practicable,especially from vandalism and trespass. • . The facility is proposed to be located in a highly traveled area, thus minimizing security risks. Exterior lighting will be provided. The park is closed at 10:00 '• p.m. and the restrc-om facility will be locked at that time. According to the narrative, no known problems are anticipated with vandalism or trespass. j. Non-water related or dependent structures shall be located west of and no closer than 23' to the following setback lines; (described further under LOC 48.434(2)(j)(i.)(ii.)(iii.). • The restroom facility is a structure upon which park usage is dependent. As a dependent structure to water related uses, the restroom is permitted to be located within the 25 foot setback described above. • lc. Necessary public access will be provided to and along the river including • pedestrian, bicycle and water related uses. • 40 \ DR 5-93 Page 6 of 10 The restroom design provides public access to the roofdeck as one of the viewing areas for the park(Exhibits 4, 9& 10). The proposal includes paving the existing gravel pathway between the upper parking lot and the greenway trail which will improve pedestrian and bicycle access to the river. Construction of the restrooms . will not impede access to the river. • Development Code Re uirement'q and Analysis LOC 49.300-49.335-Minor Development Procedures As prescribed by LOC 49.140(1)(0)(vi,),park improvements which will not create additional motor or foot traffic impact on the surrounding neighborhood are minor development, which generally tare reviewed administratively, The development review .. procedure for minor development is found in LOC 49.215 -49.220. The restroom facility application is being reviewed by the Development Review Board because LOC 48.434 requires all development within the Greenway Management Overlay District to be approved by the Board. The applicant has submitted a complete application as illustrated in the exhibit section of this report. Although there is no neighborhood association, the applicant held an • informational meeting with property owners, tenants, and residents of property within 300 feet of the site. The minutrjs of the meeting are included in this report as Exhibit 12. Tree Cutting Ordinance Requirements and Analysis The tree cutting ordinance permits only those trees which are within the construction area to be cut [LOC 55.080(2)]. Exhibit 11 illustrates that one native cottonwood (Poplins trichocarpa) will need to be removed in order to construct the building A tree cutting permit will be issued with the building permit. The applicant proposes to plant two native poplars nearby to mitigate for the one tree which must be removed. Two replacement trees should be required and specified by Sci; and ,specie as a condition of • approval. , c: The applicable Development Standards ,5 The applicant has addressed the Development Standards in Exhibits 2 and 4. The applicant addressed the standards for major development. Because the subject proposal b is minor development, this report will address only the applicable minor development standards which require additional discussion or where modifications to the applicant's proposals are recommended, Stream Corridors - (3.005- 3.040) Exhibit 4 illustrates the proposed restroom is in the Willamette River stream corridor. The stream corridor boundary is at the 100-year flood plain shown on Exhibit 4, The restroom is an accessory use to the existing recreational uses permitted by LODS . • DR 5-93 • e., Page 7 of 10 , 3.020(4)(d) within the Stream Corridor Buffer Zone. The narrative (Exhibit 2) • adequately addresses the appropriate standards for approval. i • Parking & Loading Standard - (7.005 -7.040) • • rr The restroom is an accessory use to the existing recreational uses of the greenway area, accessible to river traffic and park pedestrian traffic. Parking requirements for the park were established and approved during the review of the ODPS and development review proposals cited previously. No additional parking requirements will be generated by the restroom facility. Drainage Standard for Minor Development- (12.005 - 12.040) The narrative does not adequately address the drainage standard. There is an existing •` ' public storm drain line next to the restroom. The roof drains shall be connected to a pollution control catch basin which shall be provided during construction. The catch • basin shall be connected to the existing public storm drain line (Exhibit 4). Public Works Department, as allowed by Section 11.035-3, has determined that storm water detention will not be required for this development. The public storm drain serving the site has , • adequate capacity. '..4) • The Public Works Department further recommends that additional water quality facilities not be required for this proposal. This recommendation is based on the requirement to • provide one pollution control catch basin, and the DEQ exemption for one or two single family dwellings which in Lake Oswego are larger than the proposed increase in impervious area, Utility Standard - (14.005 - 14.040) •''"" , ' • Sanitary sewer, water and electrical power are available to the site (Exhibits 4 and 11), Electrical service will be undergrounded as required by this standard. Compliance with ` • the standard will be assured during the building permit review and approval process. Erosion Control - (15.005 - 15.045) `'k'• � 1. ;r •, An erosion control plan shall be submitted for approval at the building permit stager / r This plan should be prepared in accordance with the State mandated erosion control " requirements outlined in "Erosion Control Technical Guidance Handbook," as adopted by the City. This requirement shall be made a condition of approval. .• • ' Hillside Protection - (16.005 - 16.040) r • The proposed structure will be built into a hillside slope which was partially recontoured during previous construction of adjacent buildings and the pathway. There will be no '• , 'rt' significantPlantings 1 establish the hillside and protect frome erosion. structure. will be provided to DID 5-93 • Page 8of 10 �r , .v . , 1 !! • , ..v i• .. • ;'• Flood Plain - (17.005 - 17.035) Exhibit 4 illustrates that the proposed restroom is within the 100-year flood plan,:. LODS 17.020(8) and 17.025 prescribe the standards for construction which is permitted within a flood plain. Exhibit 2, pages 3 and 15-16, describes how the structure will be designed to be "floodproofed" such that the walls will be impermeable to water, electrical wiring will meet floodproof requirements, the sewer line will be provided with a backflow preventer and valve which can be closed during flooding conditions. A condition of • approval shall be that prior to the building permit approval, the applicant shall provide documentation and plans for approval that satisfy City Flood Plain "standards of approval," "standards for construction," and the building code flood plain requirements. d. Any applicable future streets plan or ODPS There are no such plans which affect this site. • IV. CONCLUSION a 'a. Based upon the materials submitted by the applicant and findings presented in this report, staff concludes that DR 5-93 can be made to comply with all applicable criteria by the application of certain conditions. ^ V. RECOMMENDATION Staff recommends approval of DR 5-93, subject to the following conditions: A. Prior to the Issuance of Building Permit, the Applicant Shall: 1, The applicant shall provide documentation and plans that satisfy City Flood Plain "standards of approval," "standards for construction," and the building code flood i :.,,• plain requirements, to the satisfaction of the City Engineer. ,, ,", 2, Submit a final erosion control plan in accordance with "Erosion Control • Technical Guidance Handbook" for review and approval of the City Engineer. L. tN;1 • ,. 3. Submit a final drainage plan showing the pollution control catch basin and ,. A :1,.r,' connection to the public storm drain, for review and approval of City Engineer, • , 4. Submit a plan and schedule which shows the location of two replacement trees and lists both the common and botanical names of the trees and their caliper size, B. Prior to the Issuance of Occupancy Permit, the Applicant Shall: . 1. Relandscape disturbed areas to match existing plant types. Revise and reconnect existing irrigation system as illustrated on Exhibit 6 to the satisfaction of staff, r ) • . • 2, Plant the two replacement trees per Condition A.4 above, , DR 5-93 Page 9 of 10 • EXHIBITS 1. Tax Map • 2. Applicant's Narrative 3. Vicinity Site Plan 4. River Flood Elevations• • � u 5. General Site Plan 6. Detailed Site Plan 7. Lower Level Plan 8. Restroom Elevation and Section >`� 9. Upper Level Plan t 10. Sketch View from South 11. Topographic Survey 12. Minutes from Neighborhood Meeting, October 28, 1993 • 5Y. Ri f • . 1 DR 5-93 Page 10 of 10 fb . • 1 I' • J iv . 0 • :iI . �.. 201 SCL .ar 2 IL 2 IMOC4 O.e/ .. . f a COI 1� I 1-.... • ,L rIAP 2 IE 2CC •�.�. 1.'' ,.,, i CL ° OO iitti � S20p l / 1ou,SpUtl , II . a, olaac 9OOaI • • r lu• 1• oars. sl I• ,l4I 1 ' , I , . 1 /JIr I t ,,; •••,....•. 1'1,1 I _ , 1 l., .// /I a e tp ;'a1•• I ta' x 8"IT 1 11� 3UR / ,1.' e. 1! \1 1 .o r r • it 1 +S 01•a 1 ,t it /, 1 'J j , •v1'� I. tit l/+: • / / \\ 4 / ';,II. P /1,s / rI `r • • • / l J/ 4. •'1 • I / • r ,bV • ', I 4.1 , ,," I,i).; �' EXHIBIT • • of pp,, w �• 2 IE 11BB ! r I,ut I LAKE OSWEGO ' k. ! • 1 44. • 4t • • • • ' ' • • • x r 1.: r • • • I, (7 • • • • • • • • 4)4 • • • 0 Y g4,• J J r r2 ' :A. • - 0 . ' ' 4+ L ROEHR PARK , .STROOM PROJECT PROPOS¢ Bestroorn for Roehr Park Greenway Recreational Uses • It is proposed that a permanent toilet facility be provided at Roehr Park • adjacent to the Greenway Amphitheater and with easy access from the Water Sports Center. The Greenway Amphitheater and Water Sports Center have been approved under previous Development Review Board action and City of Lake Oswego action. This proposal provides for permanent toilets which directly serve those activities. For information on previous approvals see "Riverfront Village at Lake Oswego: Development Review Board Submission", dated April 10, 1987, • staff report, File #DR7-87/VAR21-87. *t` No Existing Restroom Facilities Available During events at the Greenway Amphitheater the Parks Department 0 currently brings in "port-a-potties" for use by attendees. The Water Sports Center and the greenwway trail have no associated toilet facilities. The goal ; `, ., .4. of this project is to provide permanent toilet facilities which have minimum impact to the river and surrounding upland uses. Detailed Project Descriotion The project consists of providing a women's restroom (including one • handicapped toilet, one non-handicapped toilet, and two lavatories), a men's restroom (including one handicapped toilet, two urinals, and two lavatories),and a single unisex restroom (providing one handicapped toilet and one lavatory), Thus all together there are six toilets provided. During low use winter months, only the unisex restroom will be open. This will promote a minimum of required maintenance and a minimum of potential vandalism of +r the facilities, • To minimize the impact of the facility on the river and adjacent uses, the restroom would be excavated into the bank. Thus, from the river the ',, . building will not increase the height of the bank or otherwise disrupt the •openness of the view. Likewise, by setting the restroom into the bank there Y 'd will be no blocking of views from the office building to the northwest nor the residential units to the southwest. Finally, there has been a general call , for additional ability to view events at the Greenway Amphitheater, so the • IP flat roof of the restroom will provide a viewing platform for additional • attendees to view events at the Greenway Amphitheater, • • 4 .. , • The design of the restroom will incorporate the same handrail details as are used on the adjacent commercial development, The concrete columns .,.- • • `.1 EXHIBIT,. I �r7i ) 41 2. 1,D o s-R3 h D i I .ter v i T t / �• i �• r Roehr Park Restroom .. Project Proposal Development Review Board Submission November 3, 1993 Page 2 .., ., , supporting the front of the restroom will be either rough formed, poured-in . • ,.: : .,.. - • place concrete or faced with rock so that it relates to the historic concrete and rock retaining walls which are ac: acent to the site. There will be no significant change to the asphalt greenway trail which crosses in front of the restroom. As part of the restroom construction, the adjacent greenway trail asphalt will be redone as construction would likely V ' damage the trail materials. The elevation of the pedestrian viewing roofdeck will be set to incorporate direct access to the adjacent commercial • pathways, thus providing a continuity of the existing pedestrian system on site. A handicapped accessible ramp will be provided, as well, ,, ' + One existing native poplar (Popu/us trichocarpa) will be removed from the site. Two replacement native poplars will be planted at the locations shown a L on the adjacent site plan. Additional plantings will be provided as part of the restroom work and all surrounding areas will be replanted and reconnected to the existing irrigation system. • In summary, the restroom design is intended to provide for restroom facilities adjacent to two high-use areas of Roehr Park, while protecting the open view corridors of the Willamette River Greenwa . 1 J The construction work will include a communication component to ensure • that there is on-going communication between the contractor, the neighbors, and the City to ensure that there is a minimum of noise or other annoyances to the neighbors in the area. Through a series of regular meetings, an attempt will be made to avoid construction work at times which would he most bothersome to the neighbors, ENGINEERING CONSIDERATIONS ' • r Sewer A sewer line located approximately 50' to the south-southwest is available for connection to this restroom facility. It is noted that there is a 42" diameter special storm outfall sewer line in between the restroom connecting sewer line, The connection will go either above or elcwnd the ;' depending on actual grades uncovered during installation. • Jectricity ...4..,.‘ An electrical supply transformer is located adjacent on the west side of the proposed restroom site, It is believed that this transformer can provide all service necessary for the restroom. Electrical service for the restroom will •incorporate electrical needs for the Greenway Amphitheater. Thus panels and electrical outlets needed for Greenway Amphitheater activities will be • designed so that they can originate within the mec`�anical room behind the.,. I restroom proper. •r . , . .. .. . a._ ! .. , Roehr Park Restroom - Project Proposal Development Review Board Submission November 3, 1993 Page 3 • ei r ,loodproofing of Restrooatl . ; •u: The entire restroom facility will be located below the 100 year flood level. L Therefore it will be designed so that during 100 year flood conditions there ;' would be no damage to the facility. Thus wall and floor construction will be of concrete and ceramic tile. Electrical installations will be designed as v..,,, ,,-; • required for floodproofing and the sewer drain facilities will be provided with a backflow preventer and a shut-off valve. In fact during any flood condition, all connecting sewer pipes will be valved to an "Off" position, thus preventing any risk of interaction between the river and sewer system. Restroom doors will be provided with grilles so that the water can flow • ' freely in and out of the restroom during floor conditions. Finally, because the restroom is dug into the bank, there will be no constriction of the river I which would affect flooding on adjacent properties. o p 1 ,. {i q r• • • YM • " i .. . fip * i . 0 3l ♦R i • y A4 — Lake Oswego Review Thursday, September 16,1993 ! • .•i. f O I.a Waterfront Concerts need room t® grow The city's summer waterfront concert series was a huge suc- cess— almost too huge, It put to rest all doubts the skeptics had about whether it was possible to have a music festival among noisy boats. That wasn't a problem. \� • The main robiems were occasional lack of seating and limite yen or options or oo and bev . Event organizers were wise enough to survey the crowds at each concero attendees generally agreed that more space and more fo d od would be nice. •- The concert series has a great deal of promise. In its first 0 ' year, the series packed in as many as 450 listeners in a night,and that was in a summer with few warm evenings. It's decision time for the city. Does it want to keep the hometown flavor of the series or "' encourage growth by inviting bigger-name entertainers, having more concerts, lining up a - variety of food vendors for each concert, providing shuttle ser- vices from parking lots to the concert site and expanding the amphitheater to accommodate crowds destined to grow? All of ,,. that could be done fairly readily. We believe the city should attempt to keep the series a local event, not necessarily encouraging listeners from the Greater • Portland area to attend. It's basically a hometown event, some- thingg neighbors can attend and enjoy. But judging from the at- t- tendance this year, if the cityty p g plansto accommodate even the 500-600 local attendees next year, changes will need to be made— beginning with additional seating space. At times this year people seemed cramped,. • . even reluctant to stay and get comfortable. The space problem will only worsen. We encoura a city officials and event organizers to consider• create``a ez` nsior,� o the am hitheater seatin not onlyfor n the waterfront concert series ut for of er entertainment that • may use the facility. School band and choral concerts, holiday entertainment, talent shows and the like could use the am- 4 phitheater regularlyif its seating capacity was adequate. ill .: Address the food and transportation issues, but most im or- tantly give the concert series room to grow. p , I s A l �- �. .. , .mow 2 f �t II has been a long process. The iflCa "xH'r;r�•&•t h..'''.xdr�l +"r�k"S •``MAm`• rs� 1sr1'.i ,' , atartec1 in 1988,but here we are, t.. r`''-'' Chortle Brown, t,,i J , r•. r 'T, ; dakmaster. ' .:" A • I Lake Oswego , "'r•', -,'' water sports center ,:fir,' ' > 4•h • '„*' I � 'r` br st ti' 1 t ®® I� Oswego v t'i ti'iA s t`1r l ,fry}5'"y} sy�?l�yi k s p., •I l 1! ,S ,-" • • ' �� 1 �� � �_. ,°un'p' .. ,.•, .t`•riY... f 'v ' , 11y" . �.. Lis, L am!` •r �, ri i ••c:..>•z ... I. •,• !•►iM 9 w IV ' ,, • I water sports µ a t- ,7..„ ,, r r tl, ,:).,. • lr• , 0 ` I , , ""'r� w_� -. u c I r,. 'M Y!' Xhi1:,Y .v. tf r • floating , III gf..4Y 1 •,ti t..-,-4•11,{,,,t' RYA . ,i J y4 ',.t.. ' I y . 7 ' Still �� _� acae►.wr��N ` •*+nv.toot r; v��1•Y.`. .. ♦� � �,VV� ' ', 1� y� Myrw. e ) siActivity slows down during the tall,but ,rrI.`w' ww :l •`1•rN.lr . h, 4:1. V ti (11'°�'f,.rVs ,tt?i, ,e .}' c ' 1 I , classes are still befog offered on the „'{v: ICvv j.,.• t,. ' `,'4•,,, 1 rttv ,,;�. • `4 • l 1 I Willamette River by the new center • '� */1;''' 't /' , •�+ Q ,•vw • ' •• 'In e _ 41, Mil h xi * A . t By JOHN FUREY t} r ty 'r, 4 l�l.ui. rrd 'J P. �' '�bvyt�—IN' + '1'' I Corrs,aan teal The t7rot7nnun \ y �'��, {�,,,N; ytiI Al.• ! o IIF,, M; r� $.f,'F1T '�1r'111 r.-. W CAKE OSWEGO--The Willamette River was 1 glassy calm as Charlie Brown stood outside the y at �,� A:. \ I I city's new water sports center shortly after A wr r'e\� ,:..I', 'if t � �7,N�•" ;�•' ,., .t a , ' 1 �,;,q�d� ilrown.the city ni'Lake Oswego's first dock. i I. 1)� f rb• ,-fir �fc`("� � )•�11'W J 4., master.said the morning hours are best for ca. ti7 ' I, P. 1`;'", .�ti ta'• f} `, • neeIng, rowing and kayaking because of the 41..s.. r 'kMY' r+d'' 0• s r, . '.+Z4L • still waters. t�� 1�` +,i.�h� >r ,� { r 't 'i • 14 kits'"; J. r " heating activity has dropped since the sum• �`' `�'sv, "{ 1\, N L + , i mar ended, but Brown said classes still are ' �� , .• ;1 •. 1'. 0 aAailable trough Thanksgiving, And he pre. ,; ,•,� 1 n .w f•,i p ;b�' ,tillt dieted a bigger boating season next year as the t • �' - , rt •• " community becomes more aware of what Is l t•� "t ' t. iv available a f t04 •tL , •,k I expect this place to be like a beehive next 4 t, 1 ' \� 1�,�'I�' '�f 1 • !! summer"said Brown,9l,a graduate of LewisGewis & Clark College and former crew coach. "It's s nm 121ng to see how this old cement works has �' 1 1, C:• been reclaimed." N 1, '`I ,'I ( I The sports center opened in early di ly Just ; • • lf,: , I below the Oswego Pointe apartment.., which '' 1 were built on the site of the former Oregon t I Portland Cement Plant. i The center is part of a city redevelopment •' • • •• • • project that had been under discussion for sev. '.......1.7......�—` ' ' r '"�"""""'"'` 'I ' , • ,j;; { era) years, It is tln seven acres of Waterfront ` "'� ' park that the city gained In a land•use exchange u arnn,oNauau with developer Ed Darrow. Charlie Brown,the city of Lake Oswege's first dockmaster hells on to a kayak at the he water :I+ Brown superv,ses classes at the center that sports center,which otters classes In canoeing,rowing,k,ly7'king,water skiing and sailing. ; ' +i are contracted out to various boating opera• r lions commercial boats canting downstream heal a,.urc 01 iiiiiii. Lion for 15 brans in rnwlrlg,and ` The Classes include canoeing,kayaking,row. Oregon r''u) and the wateI ,put is rentl'l fir . " 1n 1l., !III .,t , ,,,toll„ Ingo water skiing and sailing. All masses are crntur ,I!•n has WI'. wutulunlrntu,ns "„un, 1- •.nlrhr • ,tregtnl itnwulu Cnliinu " held at the canter except for selling, whlCh I city pone and�4ta guar, otir a1s I Mat I,I,,,;.uul'attar mg IA 1ldrtcreek,soil • • i , "1'11) tart• 711'1it41 I' VIA both has been woer a.,lit I,•tr e,,Q 1 41t k t'nileur and water.skiing '.i` ', done two mll'5 doscn91CCam on proryel'ty UWIIOd 1 '' by Lewis&Clark College. ing together runner It•,ef1 ltrntrn ,u l t out I,St I'do rttddcnit • $ales}'on the river was a concerti when city Brown Is ,1 lormei pimit11111 ttlrerlin lid tin' Ilili II •lid peupte gratlually' the learning • J officialsSaiet were planning the center,and It Is an lUivei'Plare.StIietc Chili and It,vurl'Inre Vann about lilt 1 mud ,Ind now accessible It is from ' issue brown stresses as enter, stet, ly YMCA Heinle,.taint: to Lake Oswego he downtown Lake Oswego "1e that have a very p was head I uaeli or cis sears lit the Luwi. & Not tau many pt•uple lime had an upportuni. ry safe o eratlah down hero," Clark never and woolen's utrtcnllrgimt'crew t1'to gel to the aster tirawr.said "Now we're ! ;'r•• Brown said reruns ,,, I nu7lt it up to the i(immunity • a • The sports center consists pritniu'il) ul two slue opening in tat 11 .July.the center has to During Ole vunlirler the center was open storage buildings on floating cement docks,The lured classes to annul :;b)people accul ding to dolly trout ,a in to p m In the fall a Is open i'buildings are used primarily to store canoes, Iliuwn „ r (tint teach kaks and scull s Thal era owned by the groups t.'al1nes and ka}Jks.Ire mailable IUI'Iellhiis onI ill tidiilfliily'trlttis open from 1.10 a alh(it at lite ureter for tlt'1e1•whu pass the rlty s sandy II III .mil"II ti,;tuI.l c it"m 4 a m in i p m . • 1 Metal railings have been built aroutid till the eo11Yses Brown said the center etetnliallt lamp, 1t1 tru,lting '''Ors,a ••%,ept sailing, ale al ,' walkwa}'s al the center,which also has a rescue to ulfer ulfer a Irsi to ill ientats to these .t1111 hied in'lle 1,o1 "Is , • boat and several pieces of communication haven't taken the classes there ll has keen,)lung er'itrcc brown Said of ef. •'1' t equipment I'llt'Cost ut classes Include Sill he lour hours I'•Is I', Link! ;tie,t n',r The Idea slatted in 1 kes' colntnuhtcato11 link occiits between 'il ran'mi lllg'it k,11Jktlia=,1,11 impel Slit tar pi I"d1 hill rrle uI I.I 1 r.. • I le) ... 1....17 0 rV 2— 4K • • • 19. COMPLIAN(,'L UITH CODES WRITTEN W 1RR_ATVE The following written narrative provides detailed information, as called for on the development review boar.; application check-off list. Items are • provided in the order listed on the check-off list. .. A. Develoomenit Schedule The proposed development schedule for the restroom is as follows: ' t.. Submit DRB application with follow-up as necessary 11-5-93 DRB meeting/approval (15 day appeal: January 5) 12-20-93 Complete drawings specs review by staff/architect 1-15-Q t Bid package prepared 2-1-94 Advertisement of invitation to bid in 2-3-94 Daily Journal of Commerce and Lake Oswego Review - Advertisement in Daily Journal of Commerce 2-8-94 ' Advertisement in Daily Journal of Commerce 2-10-94 , `'' and Lake Oswego Review ' Pre-bid meeting and site tour 2-15-94 Bids due 2-22-94 Report to City Council due to City Recorder's Office 2-24-94 City Council awards bid 3-1-94 ( Contract signed/bond/insurance 3-11-94 Start construction 3-15-94 Complete construction July, 1994 r, B. Mgterials Descri to ion The restroom will be recessed into the earth to minimize visual impact to the greenway, river, and surrounding land uses. Concrete and stone materials will be utilized oh walls where the restroom is exposed to view, These I a r •• n ! 7; r Roehr Park Restroom - Code Compliance Development Review Board Submission V November 3, 1993 Page 2 • materials are intended to blend and match with the existing concrete and stone retaining walls adjacent to the site and were used when the land supported industrial activities. Plantings will be provided at perimeter locations to partially screen the view of the structure. • , . Handrails and guardrails will be of painted steel and will match the color and design of the adjacent handrails located on the property. The flat roofed viewing deck will utilize a concrete surface similar to that used for walking surfaces at the Greenway Amphitheater and adjacent commercial development, C. Compliance with Comprehensive Plan Policies. Zoning Coal • eVllo�rra�nt ©rrlin gnrn/C*...,.a..�a.. •� and '' [1. 1 Comprehensive Plan/Growth Management Policy Element: Impact Management/General Policy I: Protect natural resources and i processes. 1. Assure that each development seeks to preserve and maintain natural features and processes. The restroom is proposed to be recessed into the bank to minimize �: visual impact from the greenway, river and surrounding land uses. The y facility is located above the greenway trail and will not impact the direct • ° ` river flow roc• p esses. The restroom would be located directly behind i 3 the large Greenway Amphitheater structure and adjacent to an old industrial concrete retaining wall. As such it does not greatlyimpact tom. natural features. An existing native poplar will be removed .and mitigated by replanting of two native poplars. 2. Provide sufficient flexibility and regulations and procedures . . .to achieve innovative solutions . . . • . [I The restroom facility as proposed would be recessed in the bank to minimize impact to the greenway, This requires some flexibility in regulations as relates to setback lines as discussed in these materials. " 6. Assure thy addition or replacement of trees removed during building • l I and development. . . One native poplar would be removed, It is proposed that two native s' poplars be planted as mitigation, • Comorehensive Plan/Growth Manaaement_Polc�E/ernpn ® I 'meet Monageml '/Gengr LPoiicy II: Evaluate development proposals f • comprehensively. . This submittal information is intended to provide a comprehensive . . ., : description of the proposal and discussion of potential impacts, The City of 7-2-- • Roehr Park Restroom - Code Compliance Development Review Board Submission November 3, 1993 Page 3 � . .N Lake Oswego has established many goals, zoning ordinances, end development standards which will result in a comprehensive analysis of the proposal as concerns the issues of impact management policies. d Comprehensive Plan. Community Resources Poelcv Element ' Gener l Policy II• Protect Stream Corridors E o The restroom is proposed to be recessed into the bank. Thus the restroom would not divert the stream che•einel in any way. The restroom would be i placed adjacent to a large concrete retaining wall in an area which currently �" ' I does not have a large amount of native vegetation. An existing native R,' poplar would be removed and two native poplars would be planted in a ° nearby site area as mitigatior. Comprehensive Plan. Community • Seneca/Pc/%yr lii: Prevent DamageetoePublic and Policy vateeProperty s Adequate setback of structures from the hi - gh water mark is required to prevent damage to public and private property. In this case the restroom • *, . . . ii facility is being recessed into the bank to minimize visual impact. In addition, the structure is being constructed.of floodpreof materials so that it can withstand flooding conditions. Since the structure is recesed into the bank there would be no change to flow conditions and thus no anticipated g damage to public or private property. 0 a 1 Comprehensive Plan/Community Resource Policyb. ? Willamette Greenway: General Policy I: Protect Willamette River Greenway 3A. Direct development away from the river and establish a setback for non-water related or non-water dependent structures which will i separate structures from the river in order to maintain natural, scenic, historic, and recreational qualities of the greenway; The proposed restroom directly serves the Greenway Amphitheater and :‘ .. Water Sports Center, which exist directly along the river edge Recessing the structure into the bank maintains the natural, scenic, and �' • historic qualities of the adjacent greenway. The restroom itself promotes the recreational uses of the greenway. In that the restroom is '' an integral part of the water-related facilities, the restroom may be , considered water-dependent. 3B. Maintain natural vegetation in areas viewed from the river (including areas outside the 150'greenway): , " In its current configuration the restroom Is recessed into the bank . 0 i . directly behind the large Greenway Amphitheater structure, Recessing the restroom into the bank minimizing the visual impact of the structure upon the adjacent natural vegetation while viewed from the river, 10 ' . - • • • • tiY 4 • • Roehr Park Restroom - Code Compliance Development Review Board.Submission November 3, 1993 • Page 4 O ` Pla ,ing the structure higher up on the bank would visual impact from the river. in fact cause greater 07 ii. Provide U p blic views of the River and increase public across to the River: The restroom is recessed into the bank of the river and given a flat roof structure. The flat roof structure connects directly to pedestrian • on the adjacent site areas and will thus provide for public viewingthe paths f river. Included in the project is the paving of the path from the • parking lot down to the greenway trail. This work will provide peer increased public accessibility to the river.r` Limrh niv / n ramn% _01st%active Nat era/ a /I cesv Gen ra/Po/% v //- { �__._.g,_.•. Preserve distinctive areas. �`. The proposed restroom is in Distinctive Area #5, Roehr Park, as shown �r; they Distinctive Natural Areas Map on page 34 of the Lake Oswego on il� _. Comprehensive Plan. go The restroom is proposed to be recessed into the bank to minimize visual impact from the greenway, river and surroundin land the restroom provides a sanitation facility which directly serves and integrates with the adjacent uses of the greenway trail, Greenway Amphitheatr, and p the Water Sports Center. It2mrrrehen$%Ne Plae O %a/Resniorre ID../8.. u�f esourc�rT• .,,, ";. genera/Pa/er_v 1• Develop and protect features valuable to community Identity and preserve natural and aesthetic qualities. , ' 2. Preserve and enhance the natural environment . . . the Natural Resources Element contains specific policies to accomplish such preservation. See discussion above concerning detailed responses to Natural Resources Element. 4. Encourage preservation of views of the lake, rivers, . , Te visual restroom is proposed to be recessed into the v isual impact from the greenway, river, and surrounding and uses, aDesign of public and private facilities and structures which enhance ' " community beauty, including: • C. Underground placement of utilities, and proper siting of transformers, meters, signposts, etc. 4 9- Z • Roehr Park Restroom - Code Compliance Development Review Board Submission a November 3, 1993 Page 5 3 0 * f ' ► The restroom is proposed to be recessed into the bank to minimize I:.' ` visual impact to the greenway, river, and surrounding land uses. Comprehensive Plan/Oaen Space Land Use (Page 1291 :I r;p. , Renera/Po/%yJ: Develop a public open space plan, which will preserve fragile natural areas and provide for public access to unique natural areas, view spots, historic sites and neighborhood greenspaces. - The proposed restroom would be recessed into the bank to provide . minimum visual impact to the river, greenway, and surrounding land uses. •. In addition, the facility provides a view spot for overlooking the river and 1Greenway Amphitheater. Li General Policy Ill: Public Open Space Plan will be coordinated with other land uses and actively implemented through acquisition policies and (( development standards. The restroom provides an important sanitation facility to allow the extensive 3 recreational uses along the greenway trail, at the Greenway Amphitheater, and at the Water Sports Center. , 1e Comprehensive Plan/Parks & Recreation Policies General Policy I: The city will plan and implement a Parks and Recreation ID -A) , - system adequate to serve the expected saturation population of 49,000 in i 1 the Lake Oswego Urban Service Area. r ` 4. ! 7 The restroom provides an important permanent sanitation facility for users of the greenway trail, the Greenway Amphitheater, and the Water Sports "-: iii Center. fining A • ' 4J3.430 Greenwav Management Overlay ' B 2A. Significant fish and wildlife habitats will be protected. The proposed restroom would be recessed in the bank above the greenway trail adjacent to a large retaining wall dating from industrial use times. Thera would be no impact on fish and wildlife habitats, • 2B. Significant natural and scenic areas, viewpoints and vistas will be 4 protected and enhanced. . The restroom is recessed in the bank in order to minimize Impact to the I natural and scenic areas, The roof of the structure provides a viewpoint • for the river and Greenway Amphitheater and will thus enhance the use • of the site for viewing. Currently "port-a-potty" facilities are provided ili which do not fit In with the natural and scenic qualities of the area, .Mra IThe restroom provides toilet facilities which are an important accessory /c)..,-2...... , . . • i . , 0. . . lir a • � d •• . .a , , Roehr Park Restroom - Code Compliance Development Review Board Submission November 3, 1993 Page 6 J, x use for the greenway trail, Greenway Amphitheater, and Water Sports 4t Center users. • 2C. Areas of ecological, scientific, historical or archaeological I significance will be protected, restored, or enhanced to the . maximum extent possible. The adjacent concrete and stone retaining walls relating to.the historic industrial uses of the site will be protected. The structure of the restroom will use a compatible concrete or stone construction technology which will relate to and enhance the quality of the adjacent old retaining walls. 2®. Quality of the air and water in and ad aces: to the m maintained or enhanced in the development. Change or use,o •r •o intensification of use of land within the GM overlay. ' J The toilet facility will provide needed sanit ary facilities for the large ' ; en, ' •• lli number of people that utilize this park area. A lack of sanitary facilities • in the immediate area could in the long term result in a potential risk to water quality. ` 2E. Areas of annual flooding, water areas, and wetlands will be retained kJ a natural state to the maximum possible extent to provide for " • water retention, overflow, and other natu.4 functions as rose//as ! , protect the health, safety and welfare of the public. Areas subject to the 100 year flood level are also regulated by the Flood Plain Standard. The restroom is proposed to be recessed into the bank adjacent to an'• ' . .. LI old industrial-use retainingwall. The area is not in a native typenatural ;1 " state. The replacement plaiv1,: s around the proposed restro will be R . replanted. Since the facility is recessed into the bank there would be no negative effect from flooding. Since it will be recessed into the bank and will also be a floodproofed structure, there will be no Impact on flooding conditions. 2F. The natural vegetative fringe shall be 1-' i a assure scenic quality, protection of wildlife, protection froth erosion and screening of uses from the river. The restroom facility �.lit✓ will be recessed into the bank to minimize impact to the surrounding areas, Plantings will be made around the structure - to further enhance the scenic qualityyof the area, protect from erosion, ea, protect wildlife, and ` p ..b • I 2G. Areas considered for development, change or Intensification of use ,which have erosion potential will be protected from erosion by means compatible with the natural character of the greenway. '' 4 I -z_. f, ': • • a . • • Y Roehr Park Restroom - Code Compliance " Development Review Board Submission ° November 3, 1993 Page 7 t .v 4' a The restroom will be recessed into the bank. Adjacent grades will not be significantly changed to result in any increased possibility of erosion, Plantings will be made around perimeter areas to protect from erosion. ,,.' 2H. Recreational need;: will be satisfied by public and private means In a manner consistent with the natural limitations of the land. Conflicts `R i with adjacent land uses will be minimized, , , The restroom provides a sanitation facility all recreational users of the ` trail, Greenway Amphitheater, and Water Sports Center. The restroom ° will be recessed into the bank so that it does not block views from the ' adjacent land uses. •t U 2/ Public safety and protection of public and private property will be provided to the maximum extent practicable, especially fromI. vandalism and trespass. r ) ti i The proposed site area is already in use as a park site. The proposed Y restroom as designed will provide an important sanitation facility to be used in conjunction with the greenway trail, the Greenway - Amphitheater, and the Water Sports Center. There are no known M, problems to be anticipated with vandalism or trespass. 2J. Non-water related or dependent structures shall be located west of ` and no closer than 25' to the following set back lines; I. for property located from the northern city limits to the northern bank of Oswego Creek fin George Rogers Park), the setback line is the f.I contour elevation line that establishes the ArmyCorps 50 year flood plain line. of Engineers The proposed restroom would be within the 50 year flood plain line, The restroom is proposed to be recessed into the bank to minimize impacts to the river and surrounding land uses. The restroom serves as u a sanitation facility for the greenway trail, the Greenway Amphitheater, and the Water Sports Center. As such, the restroom is a direct and • ,, '', 12 integral part of the water-related recreational uses on the site. Thus as a water-related structure the restroom would not need to meet this ` , . setback. (See attached letter dated 10-22-93 from Planning staff.) » } , The Compatibility Review Boundary Line becomes the setback line at any point where the above-described setback fines lie to the west of the Compatibility Review Boundary Line. „ Setback line not applicable since project is water-related, 2K. Necessary public access will be provided to and along the river ;�, Including pedestrian, bicycle and water-related uses. The restroom would be recessed into the bank, thus providing 10) ( . :, ,; 1 pedestrian (including handicapped) access to the roofdeck as part of the `2,. , G l d Roehr Park Restroom - Code Compliance Development Review Board Su)mission November 3, 1993 Page 8 4, • viewing areas for the park. In addition, the project includes paving of the existing gravel pathway between the upper parkinglot and the u greenway trail (including connections to the Greenway Amphitheater -, and the Water Sports Center). Thus this project improves pedestrian ° and bicycle access to the river. Public sanitation facilities are an important aspect of providing public access to the greenway, especially for water-related uses. The restroom will serve those from the Water Sports Center as well as boats which tie up at the Greenway Amphitheater dock. Tree Cutting Ordinance See below, Section 55.080. } Development Standards - 2.005 Building Design The proposed restroom is recessed into the bank to minimize visual impact. + 4 It is located adjacent to an old industrial use concrete retaining wall. The exposed portions of the restroom are proposed to be constructed of concrete or stone in order to relate to the old retaining walls, , � � The horizontal walking surfaces on the roofdeck of the restroom would be concrete to match that of the walking surfaces in the adjacent office areas of the site as well as the Greenway Amphitheater surfaces. As much as possible, the building will be designed to "disappear" from the site, `t 3.0Q5; Stream Corridors 3.020 Standards for Approval 3. The hearing body shall find, based on specific slte r_ analysis of the plans for the proposed development,ntha all on and 11 il following criteria are met: of thei * '..,. [.1 ,.. 4 A. The development cannot feasibly be located elsewhere than in the Stream Corridor Buffer Zone because of physical or topographic conditions; 3 The restroom is recessed into the bank to minimize impact on the greenwayand adjacent land uses. 9 • - j It is located within the stream corridor so that it can be directly available to and integrated with the ° existing greenway recreational activities such as users for the greenway trail, Greenway Amphitheater, and the Water Sports Center. B. Location of the development within the Buffer Zone is necessary_' ' to allow reasonable use of the property; The restroom is recessed into the bank to minimize impact on the greenway and adjacent land uses. It is located within the stream corridor so that it can be directly available to and integrated with the /3„ , 1 Roehr Park Restroom - Code Compliance Development Review Board Submission November 3, 1993 Page 9 existing greenway recreational activities such as users for the ':.' greenway trail, Greenway Amphitheater, and the Water Sports Center. ` 4 1 C. The da veiopment will cause the minimum degradation, or loss of natural features in the Stream Corridor necessary to accommodate such work; and s P The restroom is recessed into the bar,,< to minimize impact on the greenway and adjacent land uses. It is located within the stream corridor so that it can be directly available to and integrated with the existing greenway recreational activities such as users for the - greenway trail, Greenway Amphitheater, and the Water Sports Center. D. The development uses design techniques including density • transfer, to minimize intrusion into the Buffer Zone. ` i3 The restroom is recessed into the bank to minimize Intrusion into the Buffer Zone. . a 4. The following types of developments are allowed in the Stream U Corridor or Buffer Zone. The Standards set forth in Subsection 3 shall guide the actual development, but shall not prohibit it. 0 D. Open space or recreation activities, such as pathways, nature . study sites, picnicking; and, t, r The restroom is a necessary sanitation facility which directly serves the users of the greenway trail, the Greenway Amphitheater, and the ' ..., i !\ 0 Water Sports Center. Currently temporary "port-a-potty" type , ' ' facilities are trucked in for large scale events and no facilities are available for the average user. The restroom provides an integrated 4 r facility that serves the recreational activities of the greenway. E. Storm and sanitary sewers. li The restroom is a sanitation facilit , As such, ' sanitary sewer. y �t may be classed as a y , 4 .Q05 Street Lights Lighting for the greenway trail is being installed under a different project. • The proposed restroom would not impact the lights being installed. Lighting , , will be provided at the entrance to the restroom under the roof overhang, A photocell will turn the lights on at dusk and a tine clock will turn them off ,. • . Il later in the evening, M .l 41) , V Roehr Park Restroom - Code Compliance Development Review Board Submission November 3, 1993 :'i Page 10 , , f.005 Transit System The restroom does not currently relate to any existing bus stops, park-and- ride stations, carpool parking spaces, or any other existing transit facilities. Should a water taxi landing ever be developed at this site, the restroom would be appropriately sited to serve that facility. . 7.005 Parking & ( ;ding Standard The restroom is an accessory to the existing recreational uses of the - greenway area. There would be no additional parking requirements generated by the restroom. `y_. U 8.005 Park & Oven Spate The design for the proposed restroom has been developed through close ..' ? ' coordination with Parks staff. It is believed to be the best solution for a • sanitation facility which serves the greenway trail, Greenway Amphitheater, . ' . . and the Water'Sports Center while minimizing impact to the river, the b ' greenway and surrounding land uses. 9.005 Landscaping, recnirrgr & Suffering • , • ' — Ill .. ti Plantings will be placed around the edges of the restroom to add screening ' *. .-, 41, of the facility. 10.005 Fences There are no fences proposed as part of the project. `w. a:. .: ' . . [I 11.005 Drainage Standard for Major Denrelopment • It is proposed that drainage from the viewing rc'ofdeck would be combined 2 , " " . i with the sanitation sewer. 14.005 Utility Standard • '. ' . § e ; • • Sanitary sewer and electrical power is available adjacent to the site. 16.005 Hillside Protection & Erosion Contrgj The restroom is proposed to be recessed into the bank. There will he no significant change in contours outside o this structure, New plantings will be provided to establish the hillside and protect from erosion, YY "f 17.005 Flood Plain ° The proposed restroom would be recessed in the bank above the greenway trail, but within the 100 year flood plain. As such, the structure would be • designed to be "floodproofed" such that the walls would be impermeable to water and louvers on the door would allow water to enter or depart the i rs-.. • . ' ,t,, Roehr Park Restroom - Code Compliance Development Review Board Submission ' t November 3, 1993 Page 11 • ,, , , , . • . . . . , i o structure without creating hydrostatic forces. Tha electrical wiring will be `^ 1 designed to meet floodproof requirements. The sewer line will be provided with a backflow preventer and a valve with can be closed during flooding conditions. Mr 18.005' Access . s' The proposed restroom serves an existing recreational use area. There • would be no anticipated increase in traffic volume since the restroom serves only as an adjunct to the existing uses. , p 19.005 Site Circulation Standards The proposed restroom is located alongside the greenway trail, and does I connect directly to any street system. • �. 6f 20,005 Site Circulation Standards - Bikeways & IMalkwayg The proposed restroom is located along the greenway trail. The grades for the restroom are established to allow for handicapped use directly from the ' j trail. An additional connecting trail from the greenway up to the upper t „:•, parking lot is provided as part of the construction work to Imprcyve bicycle and pedestrian access. g { Other Ordinances , .11 , ' • 1 Tree Cutting - Chapter 5 , �} 55.080 Criteria for Issuance of Permits01 t :, 0 2. Trees that are Not Dead, Dying or Dangerous: The city shall issue a tree cutting permit for a tree that is not dead, dying, or dangerous if the applicant demonstrates: , . . 0 A. The tree is proposed for removal. . . in order to construct • development approved or allowed pursuant to the Lake Oswego Code or other applicable development regulations; One native cottonwood (Populus trichocarpa) must be removed to construct the restroom. It is proposed that two new native poplars be planted in an adjacent area as mitigation. R. Romoval of the tree will not have a significant negative impact on erosion, soil stability, flow of surface waters, protection of ° , adjacent trees or existing windbreaks; and The proposed restroom as designed will not result in erosion, soil, or ` . ,, p surface water problems and there are no adjacent trees to be ` t ` protected. It is proposed that two native poplars be planted nearby `y' .4 . as mitigation for one tree which must be removed. ,. I •. r /6-2 ` % {P 7 '_), Roehr Park Restroom - Code Compliance ' Development Review Board Submission •' November 3, 1993 Page 12 • G < i C. Removal of the tree will nwt have a significant negative impact on i , the character, aesthetics, property values or property uses of the neighborhood In making of this determination, the city may • ':;: consider any proposal by the applicant to mitigate for the loss of the tree by planting new trees or other vegetation. The city may • impose such mitigation requirements as a condition of approval of * the permit. By planting two native poplars in an adjacent area of the park it is believed that there would not be a significant negative resultant impact on the area. ' • Li ' S Y P. y PI El • I et rii , • I aY r Z ' i �• +.y rt •l'� /' Sri: ` 'i ♦; a: J .{I M { try• r • • ti r k r a .• a. ,,i+ b. , I . • e' e' • ., •1 l i p ,t • $ 1 p • SA• le ,•1 is J R "' • " '�C 1.V a1, . '1 1 -• ? ' '',1 \: . 'c I \\ \` '^�� \.", i„I w�.5 y+avpl ?rn 1 1 1,. ` .` I . 11 Ir ,L�'=1 ,1 I`, I. '1 o^A. �c lul. . ..�7 c. 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Al `� _ ww Y: err? or IAr$ onto() ; < 0 uc!tkTvrNr or PUeuc roars!!� anuo.r ® oats W W/- [NCINIIeINb bIVISNIN !! 4) W - WI OMM 8N Y•a. •r/Y a.m.Y 1 On torts CM ..� +IMEMIMMIe�'.awl .41 k 00 SY Y` • r, r Q! 9 ,I q c �t t •, t, °r' 1 1• MINUTES FROM THE NEIGHBORHOOD INFORMATIONAL MEETING ON a 1 IM PRELINARY'DEVELOPMENT PLANS FOR REST ROOMS AT ROEHR PARK • 7 b N ,. The meeting was held on 28 October 1993 at 7:00 p.m. at the Lodge at Oswego Pointe, 5000 Foothills Road, Lake Oswego, • A small but enthusiastic crowd attended, The sign—in sheet is attached, Attendees included: "` ' • Aron Faegre and Jim Holohan of Aron Faegre &Associates;Ted R. Schneider, CD) Director; , ., Mike Henley, Parks & Recreation Director. z; The following comments that were received' 1. Jim Wiklund (320 Oswego Point Road). As Manager of Oswego Pointe Bar & Grill we receive repeated requests for the use of our rest room facilities, While we're happy to try �x es be to oblige, it can create conflicts and we feel that our restaurant customers come first, Well ,1 ,�, i • , 1 maintained adequate public rest rooms for use during the concert wouldseri • . welcomed. 2. Scott Arena (5033 Foothills Road), As the Prop erty Manager and a resident of Oswego r�, ;�` Pointe, the proposed rest rooms will make the area more usable by both residents and the f 4 general Lake Oswego population. I have a concern about construction noise and ` Y` , disruption to the residents in the most adjacent apartments, In particular a resident that is �`a {' quite ill and on a life support system,PP Y Steps to keep the noise and adverse impact from construction to a minimum would be greatly appreciated. I also recommend early, frequent and continuous communication with residents about the project, its purpose •• its progress during construction. and The meetingended at 7:40 ,m. p ! t ' Respectfully submitted, kJ r ; ;)i J ` Ted R. Schneider CIP Director R; 1ri e , r ,{ c9 . a EXHIBIT • /g .DtZS- c? • a • 4 t µ . t ' • n STAFF REPORT • , . CITY O LAKE ,.. _ , .,. ... . , . . SW � - -DEP'T. OF PLANNING & DEVELOP .� ME�� V. APPLICANT: FILE NO,: Lynne Minich,DBA Northern Star,Inc. SD 12-93\DR 6-93\VAR 21(a—b) PROPERTY OWNER: STAFF: Bashar Tappouni Michael R. Wheeler LEGAL DESCRIPTION: ..' DATE OF REPORT; Tax Lot Lot 7, Block 42, Mountain Park Blocks 42--44 of December 10, 1993 Mult. Cty. Tax Map 4224 DATE OF HEARING: LOCATION: December 20, 1993 South side of Cervantes, east of Erasmus NEIGHBORHOOD ASSOCIATIQ1y: • COMP, PLAN DESIGNATION: Mountain Park R-0 , ZONING DESIGNATION: R-0 I. APP ICANT'S REQUEST The applicant is requesting approval to create four lots (i.e., subr;ivision) from an • ••.1 ' existing 10,622 sq. ft. lot. Also, the applicant is seeking development review approval • of four townhouses, one on each of the subdivided lots, Also, the applicant is seeking approval of two variances, as follows: a. A Class II variance to LODS 16.020(7) which requires that on land in excess of 50 percent slope, at least 70 percent of the area over 50 percent slope shall remain free of structures and impervious surfaces. The applicant proposes to leave 14,5 percent of the area free of structures and impervious surfaces (a 55,5 percent variance); and . b. An 11 percent Class II variance to LODS 16,025(2)(c) which requires that no more • than 65 percent of area in slopes of 20 to 50 percent shall be graded or stripped of vegetation, The applicant proposes to disturb up to 76 percent of such areas (an 11 percent variance), P. ' SD 12-93/DR 6-93/VAR 21-93(a—b) • Page 1 of 20 • , 4 ' • II. APPLICABLE REGULATIONS ° A. GituaLake Oswego Compretmnsive Plan• 0 /.:,J 1. Urban Service Boundary Policies • General Policy III, Specific Policy 4 •. Impact Management Policies General Policy I, Specific Policies 1,3,5,6 General Policy II, Specific Policies 1,2,3,8 �? General Policy III, Specific Policy 1 ' �'• Wildlife Habitat Policies General Policy II, Specific Policy 1 Distinctive Natural Area Policies General Policy I, Specific Policy 2 •General Policy II, Specific Policy 5 • a • Potential Landslide Area Policies i' General Policy II, Specific Policies 1,2,3,4,5 ; General Policy III, Specific Policy 3 General Policy IV, Specific Policies 1,2 •Potential Erosion Area Policies " General Policy I, Specific Policy 1 General Policy II, Specific Policies 1,2 ." "' General Policy III, Specific Policies 1,2,3 0 ` , General Policy IV, Specific Policies 1,3,4 ', Quiet Environment Policies i General Policy II, Specific Policies !,2,3,6 Energy Conservation Policies '1 General Policy II, Specific Policy 5 Residential Density Policies General Policy I, Specific Policies 1,3,4 Residential Site Design Policies General Policy III, Specific Policies 1,2 General Policy IV, Specific Policies 2,3 - `'• General Policy V, Specific Policy 1 ' Protection Open Space Policies General Policy I, II • Transportation Policies • General Policy V. Specific Policy 9 General Policy VI, Specific Policy 3 • • 0 :. ,` • • '* . SD 12-93/DR 6-.93/VAR 21-93(a-b) Page 2 of 20 • t • } s B. ' City of Lake Oswego Zoning Ordinance (LOC Chapter 48): r ' • v.,,q ' 0 LOC 4&015 Definitions ,. , ...' LOC 48.075(2) Prior Approvals LOC 48.110 Concurrent Hearings LOC 48.120-48.155 R-0 Zone Description ' LOC 48.500 Maintenance of Minimum Ordinance .. Requirements •r. LOC 48.515 General Exceptions LOC 48.520 Projection from Buildings LOC 48.530 Vision Clearance r'. Jw' V C. City of Lake Qswego Development Code(LOC Chapter 49): • • a� LOC 49.015 Definitions `Y. LOC 49.020 Scope and Compliance ", LOC 49.025 Interpretation, Regulations, and Procedures LOC 49.085 Development Standards LOC 49.090 Applicability of Development Standards LOC 49.100 Development Permit Required • LOC 49.110 Concurrent Review of Permits LOC 49.115 Issuance of Permit, Records, Interpretation of Permits _ .. LOC 49.130 Classification of Development , LOC 49.145 Major Development LOC 49.300-49.410 Major Development Proc•dures LOC 49.500 Variances; Classifications LOC 49.510 Variance Standards LOC 49.600-49.625 Hearing Procedures, Appeals D. city of Lake Oswego Development Standards (LODS): era" 2.005-2.040 Building Design ' 5.005 -5.040 Street Lights 6.005 -6.040 Transit System 7.005-7.040 Parking &Loading Standard 8.005 -8.040 Park and Open Space 9.005-9.040 Landscaping, Screening and Buffering . 7 : ' 10.005 - 10.040 Fences 11.005 - 11,040 Drainage Standard for Major Development 14.005- 14.040 Utility Standard x • 15.005 - 15.045 Erosion Control 16,005 - 16.035 Hillside Protection 18.005 - 18.040 Access Standard 19.005- 19.040 Site Circulation-Private Streets/Driveways 20,005 -20.040 Site Circulation -Bikeways and Walkways 4. , E. City of Lake Owego Sign Code (LOC Chapter 57): ' • ' r LOC 47.020 Permit Required SD 12-93/DR 6-93/VAR 21-93(a-b) • • Page 3 of 20 • s. F. 'of I ke Osmo'I'ree (�uttin�Ordinance (LOC`('hopt Sc;. LOC 55.030(2) Tree Cutting Without Permits Prohibited; .. LOC 55.071(2) Land Use Permits LOC SS.080 Applicability of Tree Cutting Criteria ^ Criteria for Issuance of Permits G. City of Lake Oswego SolmAcccss Ordinance (LOC Chapter 57): LOC 57.015 Applicability H. City of Lake Oswego Ordinance: .;: Ordinance No. 1466 Order Amending Ordinance No, 1418 Adopting Final Development Plans for Phase 5-B,Mt. Park Planned Unit Development I. $ior Approvals: PUD 1-67(Mod. 10-93 " ) Findings, Conclusions and Order • Amending Ordinance No. 1418 ' Adopting Final Development Plans for Phase 5-B,Mt. Park Planned Unit Development �' • . . III. FINDINGS40 . . , . , A. Background; 1. On April 18, 1972, the City Council adopted Ordinance 1466 which amended Ordinance 1418, adopting final development plans for Phase 5-B of the Mt. Park PUD [Exhibit 23, portion]. 2. Exhibit "B" of Ordinance 1466 specifically allocates a four-plex to each site [Exhibit 23,po rtion]. rtion]. ro 3. On December 6, 1993, the Planning Commission approved the applicant's • • • request for approval to modify Phase 5-B of the Mt. Park PUD in order to remove a restriction which limits the development opportunity on the site to a four-plex, so that the lot can be subdivided into four lots, each supporting an attached dwelling (Exhibit 22) [LOC 48,075 2 This type of housing is a permitted use in the R-0 zone [LOC 48.120 8,155], B. Existingo diti= "'. 41 1. Adequate public services, including streets, water, sanitary sewer, and• storm sewer currently exist to serve the site. Police and fir) services are provided to the site by the City of Lake Oswego. Additional storm drainage improvements are proposed (Exhibits 6 and 8), 2. The lot is 10,622 square feet in size, The lot drains from north to south with elevations dropping from 725' to 690' (Exhibit 5). 40 . . . :. • SD 12-93/DR 6--93/VAR 21-93(a-b) ,:'i • Page 4 of 20 . ' • . • . a ' ,, , , 11 r e 3. The site is currently vacant. The adjoining lots contain four—plexes which are contiguous (i.e., all four units in one building on one lot). 4. The site is bordered on the south by, the Mt. Park common area Tract "D" • (Exhibit 1). The surrounding land uses include the following: • North: Four—plexes South: Multi—family dwellings (beyond Tract"D") East: Four-plea West: Four—plex The housing type varies greatly in the neighborhood ranging from attached townhouses to condominiums and apartments. f 5. The site is noted in the Comprehensive Plan as having a potential for landslide hazard. The applicant has provided a soils investigation to address this potential (Exhibit 16). 6. The site is vegetated with a number of existing trees, as illustrated on the . Existing Conditions Site Plan (Exhibit 5). • . 7. The applicant has submitted a complete application as illustrated in the exhibit section of this report. The applicant has also held a neighborhood ' meeting with neighbors who live within 300' of the site regarding the proposed modification, subdivision and subsequent construction, as required by LOC 49,301. The Mt. Park Homeowners Association did not attend the meeting held, but was notified. The required notices and • minutes of that meeting are attached as Exhibit 13, 8. A structure on Lot 6, adjacent to the west, is built on the west property line of the site (Exhibit 5). B. Proposal: • • The applicant is requesting approval to create four lots (i.e., subdivision) from an existing 10,622 sq. ft, lot, and to construct four townhouses, each on one of the subdivided lots. The dwellings are each two—bedroom units with a loft. Each unit has a • . one—car garage, Decks are proposed on two levels of each unit. Also, the applicant is .+ • ', seeking approval of two variances as follows: a. A 55.5 percent Class II variance to LODS 16.020(7) which requires that on land in excess of 50 percent slope, at least 70 percent of the area over 50 • percent slope shall remain free of structures and impervious surfaces. The • • ' applicant proposes to leave 14.5 percent of the area free of structures and impervious surfaces; and • • b. An 11 percent Class II variance to LODS 16.025(2)(c) which requires that no more than 65 percent of area in slopes of 20 to 50 percent shall be graded or stripped of vegetation. The applicant proposes to disturb up to 76 percent of •• such areas. • SD 12-93/DR 6-93/VAR 21-93(a—b) Page 5 of 20 r C. Compliance with Criteria for Approval: As per LOC 49.615, staff must consider the following criteria when evaluating major development. .,, 1. The burden of proof in all cases is upon the applicant seeking approval. The applicant has submitted the information required by LOC 49.315(1)—(14). These documents are marked as exhibits, accompanying this report. 2. For any development application to be approved,it shall first be • • established that the proposal conforms to: • v a. The City's Comprehensive Plan According to a recent State statute [ORS 197.195(1)],after September 23, 1993, Comprehensive Plan policies are no longer applicable to limited land use decisions. ORS 197,015(12) defines limited land use decisions" to include subdivisions, and site and design review of a use permitted in any zone. The subdivision [SD 12-93] and development review ,DR 6-93] components of the subject application meet the "limited land use" definition. While Comprehensive �. Plan policies may continue to be used to aid in interpretation and application of the Zoning Ordinance and Development Code criteria,review of these two components is not affected by any Comprehensive Plan policies. 4 ,. The Comprehensive Plan policies continue to apply to "land use decisions" and "permits" as defined by ORS 227.160—227,185, and ORS 197,015(10). These0 , * applications include variances and conditional use permits, among others. Policy groups applicable to the two Class II variances are are listed on page 2 of • • this report and discussed below. The applicant's narrative (Exhibit 3) provides a , thorough analysis of these policies. Impact Management Policies These policies require protection of natural resources from development, • comprehensive review of development proposals, and payment La an equitable share of the costs of public facilities. These policies are implemented through several Development Standards, addressed further below. The policies require assurance that distinctive areas will be preserved, soil will be protected from ,, , erosion, trees will be protected from removal, streams will be preserved and that density will be limited to achieve these results. Compliance with the applicable Development Standards reviewed below will assure conformance to these Plan policies. Conditions of approval will be imposed when necessary to assure compliance. potential Landslide Area Polici,o, These policies require that land use activity in landslide hazard areas be in accord with the degree of the hazard, City resources compiled from U.S. Soil ' Conservation District mapping indicates that the site is in a landslide hazard area. A soils report is required to address this condition and has been presented in i Exhibit 16, ,M1 SD 12-93/DR 6-93/VAR 21-93(a—b) Page6of20 . '. 1 r _ P d'. `' 'a' li a 7.. Distinctive Natural Area Policies These policies require the City to preserve tree stands and those features listed as distinctive, including the slopes of Mt. Sylvania (also known as Mt.Park). These policies are implemented through LOC Chapter 55, the Tree Cutting Ordinance t, • and the Erosion Control and Hillside Protection Development Standards. The II.,, provisions of this ordinance are reviewed in this report following an analysis of the applicable Plan policies. Potential Erosion Area Policies • These policies require designation of areas of severe potential for erosion as Protection Open Space, and require erosion control and drainage measures during site planning and construction. Development is subject to the Hillside Protection "• • and Erosion Control Development is subject to the Hillside Protection and`'' Erosion Control Development Standard adopted to implement these Plan policies. r The related development standards are reviewed in this report following an analysis of the applicable Plan policies. Residential Density and Site Design Policies • These policies require the City to assure that residential density is appropriately related to site conditions, surrounding land uses and capacity of public facilities. These policies require density to be limited in potentially hazardous areas. These policies are implemented through several of the applicable Development Standards reviewed later in this report. / Protection Open Space Policies These policies further protect natural resources listed in the Plan, including stream corridors, hillsides, erodible soils and sites with landslide potential, These policies are implemented through the Erosion Control and Hillside Protection Development Standards, which are reviewed later in this report. r b. The applicable statutory and Code requirements and regulations. Zoning Code Requirements and Analysis + The following requirements were in effect for development defined as "new . construction" by LOC 48.015(44,2) on November 5, 1993, the date the application was first submitted: a. LOC 48.075(2) Prior Approvals • e The site is a part of Phase 5—B of Mt. Park (Exhibit 23, portion). Despr'ty the modification of the original approval by the Planning Commission, which 1" removed the limitation of the site's use to a four—plex, p ex, the setbacks of the - approved master plan remain in effect. The lot coverage and height of the underlying R-0 Zone are now applicable to the site. These will be reviewed later • below. The setbacks from the Mister Plan are as follow • j • . 1 SD 12-93/DR 6-93/'VAR 21-93(a—b) Page 7 of 20 1 4 ' 'it • } • t I Y4 r,9 f 5 .°` Front yard: 5 ft. • ' ` 1 � Rear yard: 20 ft. u` Side yard: 0 '`` 5 ft. (exterior wall) • r •: , ' {, ' . b. LOC 4$,015 Definitions ' r LOC 4$.10-48.155 R-0 Zone Description ' •• LOC 48.500 1Vlaintenance of Minimum Ordinance Requirements In addition to the setbacks and height prescribed by the Mt. Park Master Plan, the site is zoned R-0, which requires no minimum lot area per dwelling unit; instead a maximum floor area ratio (FAR) of 1.2 is allowed. The zone requires no a minimum lot width at the building lines nor a minimum lot depth [LOC ' 48.210(1)]. Maximum lot coverage allowed in the zone is 60 percent, including ` buildings and required parkin [LOC 48.225(1)]. m • w zone is 43 ft. for a sloped lot as defined [LOC .015(34.3) LOC 48.155 2)e These issues are addressed below, in detil. ( )' ( ��' c. LOC 48.130 Maximum Density LOC 48.135 Lot Size, Density Transfer Because the underlying zone has no minimum lot area requirement, any number ' of dwelling units could be proposed for the site. The applicant proposes four dwelling units. Limitations are imposed on the site ,,y the FAR, which would allow development of each proposed lot as follows: Lot A,ea Maximum Floor Area Prey Floor Arm (sq, ft,) (so, ft•1 14 --- Lot 1 2,858 3,429,6 1,717 • Lot 2 2,439 2,926.8 1,902 Lot 3 2,445 2,934.0 1,902 Lot 4 2,3$2 3,458 4 L2� Total 10,624 12,748.8 (project) 7,238 (project) The proposal meets the maximum FAR allowed for each proposed lot, and for the project as a whole. d. LOC 48.145 Unified site plan The applicant has provided a unified site plan for the four proposed lots, as illustrated on the Proposed Development Site Plan (Exhibit 6). e. LOC 48.150 Setbacks, Buffers • ` The site is subject to the minimum setback requirements of the Mt. Park Master Plan for Phase 5-B. These setbacks are as follows: , • • • . 9 4 , • t i SD 12-93/DR 6-93/VAR 21-93(a-b) • Page 8 of 20 , • . P N 1, 1' tom z ,i h t) H Front yard: 5 ft. Rear yard: 20 ft. �; `� Side yard: 5 ft. (exterior wall) The applicant has illustrated compliance with these requirements on the Proposed Development Site Plan (Exhibit 6). • 'i'• 1. LOC 48.140 Lot Coverage LOC 48.155 Height of Structures The maximum lot coverage allowed in the zone is 60 percent, including structures and required parking. The applicant has noted the proposed lot coverage on the Proposed Development Site Plan (Exhibit 6). Each is proposed to comply with the requirement. • } The maximum height in the zone is 43 ft. for a sloped lot as defined [LOC 48.015(34.5),LOC 48.155(2)]. The site is a sloped lot, according to LOC 48.105(34.5). The height of the proposed structure is illustrated as 43 feet on the West and South Building Elevations (Exhibits 12 and 14). The applicant correctly calculated the height of the building based upon a definition [LOC 48.015(25)]. g. LOC 48.515 General Exceptions LOC 48.520 Projection from Buildings LOC 48.530 Vision Clearance As allowed by the Zoning Ordinance, projections (e.g., eaves, chimneys, etc.) are ' allowed to project no more than 24 inches into a required yard [LOC 48.520(1)], •�' A 10—foot by 10—foot triangle at the intersection of the driveway and the street pavement is required to be kept clear of obstructions taller than 30 inches above ' the centerline of the adjacent street or driveway pavement [LOC 48.530(4)]. The w applicant's proposal complies with the above requirements (Exhibit 6). The eaves proposed by the applicant comply as allowable projections, An existing power vault is located on Lot 6, adjacent to the west, and does not affect 'a ` vision clearance, because the vault is located below the surface of the ground. • The driveways proposed for each lot are designed to provide no obstructions, as required. The Zoning Ordinance limits the length of time that the setbacks, lot coverage and • height limitations may remain in effect for subdivisions [LOC 48.515(3)]. While • the setbacks required by the Mt, Park Master Plan are permanent (unless revised • through an approved modification), the lot coverage and height limitations applicable to the site are not, The lot coverage and height limitations listed in this • *, report and on the final plat will remain in effect for a period of one year from the •• ' date that the final plat is recorded. Following that date, whatever such provisions ' are in effect at that time shall apply to all subsequent development of the site. A notation to this effect will be required as a condition of this action, if approved, Development Code Requirements and Analysis a The following requirements were in effect on November 5, 1993, the date the • applicat;on was first submitted; • SD 12-93/DR 6-93NAR 21-93(a—b) ' Page 9 of 20 0,. , • .I , • .. _.. •ti t. ,1 ti � a. LOC 49.025 Interpretation, Regulations,and Procedures LOC 49.090 Applicability of Development Standards LOC 49.130 Classification of Development - LOC 49.145 Major Development LOC 49.300—49.410 Major Development Procedures Based upon the list of minor developments found in LOC 49.140, the staff has determined that the proposed subdivision/development review/Class II variances , • . are appropriately being processed as a major development. Other than the • applicable Development Standards and the variance standards [LOC 49.510], there are no other Development Code requirements applicable to this request. The applicant has complied with all neighborhood notification requirements (Exhibits 17 and 18). The City of Lake Oswego has provided notification of public hearing and an opportunity to comment as required by the Development Code and state law. s. The applicant will be required to submit the final plat of the subdivision within ` b ~ one year of the date of an Order reflecting the Development Review Board's decision regarding this application [LOC 49.330(1)]. Once the final plat has received authorization through the signature of the chair of the Development Review Board, the applicant will be required to record the final plat within 30 days of that signature [LOC 49.335(2)]. i b. LOC 49.500 Variances; Classifications LOC 49.510 Variance Standards ` . The applicant has requested two Class II variances to the Development Standards. Of the two variances, VAR 21-93(a) concerns the development of slopes in . excess of 50 percent grade, beyond the limits allowed; VAR 21-93(b) concerns the development of slopes between 20 and 50 percent grade, beyond the limits allowed. For siopereater than 50 percent grade [VAR 21-93(a)]: i Slopes of greater than 50 percent compose 53% of the area of the site,or 5,629 square feet. Based upon the limitation imposed by LODS 16,020(7)(a),only 30 percent of that area could be used for development,or 1,688 square feet of this ' 10,622 square foot site, Slopes between 0 and 20 percent grade compose 18.5% of the site, or 1,965 square feet, though about half of it would be required to maintain the required front and • side yard setbacks. The area available without a variance to LODS 16.020(7)(a) is 4,637 square feet, or approximately 43.6 percent of the net site area. Irrespective of the constraints due to slope, approximately 7,938 square feet of the site is devoted to required setbacks, some of which may be used for driveways, patios or paved walkways. Remaining for development of the 10,622 square foot , . lot is 2,684 square feet. • The steepest slopes are centrally located on the lot, and are typical of the slopes • found on in Mt. Park, which is built on the slopes of Mt, Sylvania. • SD 12-93/DR 6-93/VAR 21-93(a—b) Page 10 of 20 r y a ?. t • For slopes between 20 and 50 percent grade fVAR 21-93(b): Slopes of between 20 and 50 percent grade compose 28.5% of the area of the site, - • or 3,027 square feet. Based upon the limitation imposed by LODS 16.025(2)(c), '?. , only 1,967 square feet could be disturbed by stripping vegetation, grading or the y/ iy placement of structures on the site. 49.510(1), the Development Review Board must consider the followiAsperngLOC criteria when evaluating a request for a Class II variance: a. The request is necessary to prevent unnecessary hardship; ;, b. Development consistent with the request will not be injurious to the neighborhood in which the property is located or to property established to be affected by the request; • c. The request is the minimum variance necessary to make reasonable ° use of the property; d. The request is not in conflict with the Comprehensive Plan. rY The applicant has addressed the variance criteria in the narrative (Exhibit 3). Statf has determined that the applicant has adequately addressed the criteria and that they are satisfied by the proposal. The property is similar in character to other lots o on Cervantes. All other lots are developed with four—plexes or other types of multi—family housing units. Staff supports the applicant's request for the two ''f variances as being the minimum necessary to make use of the property in the same . ,`' way as these surrounding uses. Staff concludes that it is appropriate to approve the two variances for the reasons cited by the applicant. Solar Access Ordinance Requirements and Analysis The requirements of this ordinance are applicable only to detached single—family dwellings [LOC 57.015, LOC 57.0551 The applicant proposes attached dwellings, and is therefore exempt from cot.'dliance with this ordinance, Tree Cutting Ordinance Requirements and Analysis • a. LOC 55.071(2) Applicability of Tree Cutting Criteria • LOC 55.030(2) Tree Cutting Without Permits Prohibited; Land Use Permits LOC 55.080(2) Criteria for Issuance of Permits This ordinance is intended to preserve trees, The applicant has indicated the location of trees on the Existing Conditions Site Plan (Exhibit 5). Ten trees located on the site will be required to be removed to site the improvements • proposed; five trees can remain. Of the five, one is an Incense Cedar which is not native to the area and should be protected, The applicant will be required to obtain the services of a qualified arborist, who must prepare an evaluation of the trees proposed to remain and recommending measures to be taken before, during and after construction of the proposed improvements to the site, This will be required as a condition of this action, if approved. SD 12-93/DR 6-93/VAR 21-93(a—b) i ` Page 11 of 20 • 7 [. The applicant has not addressed the criteria for tree removal found at LOC 55.080(2), as required by LOC 55.030(2). This criteria involves a demonstration of the need to remove trees in order to site an improvement allowed in the zone; an assessment of the impact of the tree removal on soil stability, erosion and adjacent trees; and an assessment of the aesthetic impact of the removal on the neighborhood. The criteria also enables the City to require replanting to mitigate ' the loss of trees through removal. , The applicant is proposing an extensive landscape planting plan (Exhibit 7). This plan is adequate mitigation to compensate for loss of trees resulting from construction. Only those trees which must be removed in order to site proposed improvements will be granted tree cutting permits. The applicant shall position proposed dwellings so as to minimize the number of trees removed in compliance with LOC 55.080(2). This will be required as a condition of this action, if approved. „,:I . c. The applicable Development Standards (LODS) The site does not contain anyHistoric Resources, Stream Weak Foundation Soils, or loodplain; therefore, these standards are notlands, applicable. Except as otherwise noted, the applicant has provided substantial evidence with the applicable standards, listed below. This report will address those standard which require additional discussion or where modifications to the applicant's proposals are recommended. Building Design (2.005 --2,040) 010 ' 1 The standard establishes criteria for the appearance of proposed structures, requiring those structures to be complimentary to adjacent structures, structural components and related landscape landscape furnishings. This standard also • requires that buildings be designed to complement and preserve the existing natural land form and vegetation. The applicant has submitted the floor plans (Exhibits 9-11), building elevations • (Exhibits 12-14), site plan (Exhibit 6), landscape plan (Exhibit 7), narrative (Exhibit 3) and color and materials board (Exhibit 25) in order to demonstrate compliance with this standard. These materials adequately address the requirements of the Building Design Standard. The proposed townhouse appearance provides variety and visual interest in the project. To address how the proposal complements the surrounding structures, the applicant must provide either an elevation drawing of the appearance of the project as it will appear between the existing dwellings on either side of it on Cervantes, or a narrative description of same, Staff has identified concerns about two elements of the project's design: 1)The , absence of windows or other elements to break up the large, blank surface of the two end walls of the building (Exhibits 12 and 14); and, 2) The large area of lattice employed as a texture on the South Building Elevation (Exhibit 13), Q 1♦ While the proposed elements were intended to assure privacy between40 . . neighboring properties and to disguise the foundation and understory of the ,. ' SD 12-93/DR 6-93/VAR 21-93(a—b) Page 12 of 20 n � • • structure, the resulting mass is too large to be visually comforting, and is unbroken so as to be monotonous. Staff recommends that these two elements be redesigned utilizing different -• materials or in a way which better differentiates each unit from the next and '' t provides a greater visual interest. The applicant is proposing a combination of construction materials for the building. As illustrated in the Color and Materials Board(Exhibit 25), the ti building will utilize a wood composition siding and an asphalt composition shingle roof. Staff recommends that only wood(cedar) siding be allowed on this building. Staff further recommends that roofing be architectural grade composition shingles to create more texture and a heavier shadow—line. Staff finds that the combination of architectural grade shingles will create a more textured, heavier—appearing roof. Due to the design issues noted above, staff recommend that the Board continue . the hearing to allow the applicant an opportunity to address these concerns or Code requirements. • Street Lights (5,005 —5.040) • . An existing street light is located at the northwest corner of the site on Cervantes (Exhibit 5). This light is adequate to comply with the requirements of the standard. Transit System (6,005—6,040) • The nearest transit route is a Tri—Met bus line located along Kerr Parkway, one block north of Cervantes, with its nearest transit stop at the intersection of McNary and Kerr Parkway, There are no hard—surfaced paths or sidewalks adjacent to the site which lead to this transit stop. As a result, the applicant is not required by the standard to provide any path extensions to enable access to the • transit stop. The standard is therefore satisfied, ` ! ` `: Parking and Loading (7,005 —7,040) This standard requires off—street parking based upon the number of bedroom in • • each dwelling unit, not including a garage (or carport) [CODS 7,020(8)], These off—street spaces must be designed to not interfere with one another [LODS 7,020(4)], The dimensions of the spaces are provided in a table at LODS 7.020(7), Fifty percent of the spaces may be designed for compact cars [LODS 7.020(1)]. Phase 5—B of the Mt. Park Planned Unit Development prescribed the ability of a site to provide its off—street parking behind the curb,rather than fully on the site itself. • The applicant proposes each of the four lots to have two off—street parking spaces, measured from behind the curb. The applicant is providing one standard, ,,nd one • compact space per lot as allowed. µ SD 12-93/DR 6-93/VAR 21-93(a—b) Page 13 of 20 tl If ' Park and Open Space (8,005-8.040) This standard requires that all major residential development provide open space equal to 20 percent of the gross site area. :•'t. The approval of the original Mt. Park PUD master plan had designated the '` amount of open space required for that development. That open space. land has already been set aside as Mt. Park common property within die PUD The applicant is not therefore required to designate additional open space on the site. Landscaping. Screening and Buffering (9.005-9,040) This standard requires all multi-family residential development to provide landscaping equal to 20 percent of the net buildable area of the site [LODS 9.020(2)]. Screening and buffering is required between dissimilar uses, such as the proposed attached dwellings and the adjacent four-plexes [LADS 9.020(6)]. The standard lists species prohibited for use as landscaping or street trees [LODS ,,. 9.025(8)]. The applicant has provided a landscape plan for the site (Exhibit 7). The applicant indicates in the narrative that 54 percent of the site will be in landscaping. This differs from the Proposed Development Site Plan, which, when calculated indicates that 47 percent will be in landscaping. The applicant illustrates the intention to install street trees along Cervantes " (Exhibit 6). N This standard requires the applicant to submit an irrigation plan [LODS 9.025(3)]. The applicant has not submitted an irrigation plan to date. This will be required as a condition of this action, if approved. _ This standard requires the applicant to submit an maintenance schedule [LODS 9.030]. The applicant has not submitted an maintenance schedule to date. This will be required as a condition of this action, if approved. Eences (10.005- 10,0401 This standard requires that fences in the front yard or side yard forward of the . front building line not exceed four feet in height [LODS 10.020(1)]. Other fences ., shall not exceed six feet in height [LODS 10.020(2)]. The structural side of a +l • ' fence must face the owner's property [LODS 10.025], The applicant has proposed fences to surround an entry court for each of the four 4. : ,• , lots (Exhibits 12, and 14), As proposed these fences meet the requirements of the standard mentioned above. + ! Drainage Standard for Major Development (11,005- 11.040) The applicant proposes to route storm drainage from roof and foundation drains to -0 '1a 75 foot-long, 15-inch-diameter detention pipe located in a proposed 6-foot- . , wide storm drainage easement below the proposed dwellings. Additionally, a i ^�.' vegetated drainage swale is proposed on Lots 1 and 2, at the southwest corner of • the site, to accommodate required phosphorus removal, • • " . SD 12-93/DR 6-93/VAR 21-93(a-b) Page 14 of 20 1 ' 4. p' r • • The Proposed Development Site Plan (Exhibit 6) shows an existing 12—inch storm drainage line along the easterly property line of the site. The proposed building is too close to this existing line. The applicant must either move the building away • from the line so that the load of the building falls below the line,or reconstruct the line to meet this requirement relative to the location of the proposed structure. This will be required as a condition of this action, if approved. This standard requires drainage management measures, such as the detention pipe and the drainage swale, to be accessable at all times for City inspection [LODS 11.020(1)]. Both a storm water detention facility and a water quality facility (i.e., swale)are proposed to meet this requirement. The provision of maintenath;;e easements and a maintenance agreement benefiting each of the affected lots, will be required as a condition of this action, if approved. t' The applicant has provided a preliminary drainage report, which is confirm the detention capacity of the site. A final report will be required ras aent to condition of this action, if approved. • Utility Standard (14,005— 14.040) 1 The applicant is proposing that the existingwater line stub be split on the property to serve the four proposed dwellings (Exhibit 6). This configuration would • require a demonstration of the adequacy of the existing stub to provide required flows and pressures, and would require the dedication of a public water line easement for a portion of the designed route. The applicant has not illustrated ' such an easement on either the Proposed Development Site Plan (Exhibit 6), nor on the Preliminary Plat (Exhibit 8), This will be required as a condition of this action, if approved, The applicant's narrative (Exhibit 3) describes, and the Proposed Development ' .' Site Plan (Exhibit 6) and the Preliminary Plat (Exhibit 8) illustrate the location of proposed utilities on the site, Adequate streets, water, and sanitary sewer are ' available and can be extended to serve the development. Staff review of the preliminary utility plans only verified the location and capacity of utilities to serve the site. All final utility (construction) plans shall be designed to the satisfaction of the City Engineer. Erosion Control (15,000— 15,045) This standard requires that an erosion control plan be filed with a development application, The applicant has not provided an erosion control plan to date, A detailed erosion control plan will be required to be submitted for review and approval by the City Engineer prior to approval of final utility (construction) plans. This plan must comply with the State—mandated erosion control requirements outlined in the "Erosion Control Technical Guidance Handbook" adopted by the City. • Hillside Protection (16.000— 16.035) • -• This standard limits development on all slopes, but most particularly on slopes greater than 20 percent grade, More than 80 percent of the site is in this slope range. SD 12-93/DR 6-93/VAR 21-93(a--b) Page 15 of 20 v . For slopes in excess of 50 percent grade, the standard requires that 70% of that 0 . . . . . slope remain free of structures and impervious surfaces [LODS 16.020(7)(a)]. The applicant proposes to exceed this limit by 55.5 percent. The applicant has requested a Class II variance to this requirement, which was reviewed regarding applicable Development Code variance standards,earlier in this report[VAR 21. 93(a)]. For slopes between 20 and 50 percent grade, the standard requires that no more than 65% of that slope be graded or stripped of vegetation [LOOS 16.025(2)(c)]. The applicant proposes to exceed this limit by 11 percent. The applicant has requested a Class II variance to this requirement, which was reviewed regarding applicable Development Code variance standards,earlier in this report[VAR 21— 93(b)]. `•Conclusions about whether the applicant has satisfied applicable variance stand<�t is for the two requested variances is found on pages 10 and 11 of this ► '.` ' report ;. Access standard (18,005— 18.040) This standard requires that each lot abut a street for a minimum of 25 feet [LODS 18.020(1)]. Direct permanent access to a residential street i;t required[LODS 18.020(4)]. . 4. The applicant has illustrated that the proposed lots will ei.ch provide 25 feet of • frontage on Cervantes, as required (Exhibit 6), ,... The staff(i,e,, Public Works Department), acting in behalf of the City Manager [LOC 49.015(10)], has determined that no traffic study is necessary to develop this site, because the proposed four units, while different from surrounding uses in terms of proposed ownership, the numbers of units and their function are similar (Exhibit 26), • Site Circulation—Private Streets/Driveways (19.005— 19.0401 , . •)' x This standard requires that the grade of driveways for single—family dwellings not exceed 20 percent grade, nor 5 percent cross—slope [LODS 19.020(7) and (14)]. • ' The applicant has proposed to provide a driveway grade of between 5.4 percent • (Lot 1) and 4.6 percent (Lot 4), based upon the finished floor elevations found on • the West and South Building Elevations (Exhibits 12 and 13) and the contours • • found on the Proposed Development Site Plan (Exhibit 6). These grades are . adequate to comply with the requirement of the standard, The cross—slope will be verified upon application for a building permit for the dwellings requested G:\ subsequent to this action, if approved. Site Circulation Bikeways and Walkways (20,005 —20,040) While this standard requires that sidewalks and bikeways be constructed to tie • into public streets at locations determined by the City Manager, the Pathways " • Master Plan adopted by the City Council to achieve this objective does indicates that Cervantes is not a proposed location for bikeways or pathways (Exhibit 24). • As a result, the standard is satisfied by the existing conditions found in Cervantes. • SD 12-93/DR 6-93/VAR 21-93(a—b) • : .: • Page 16 of 20 . p • r V' d. Any applicable future streets plan or ODPS There are no such plans which affect this site. The Final Development Plan for Phase 5-B of the Mt. Park Planned Unit Development [P1 JD 1-67] was modified by the Planning Commission on December 6, 1993 to enable the division of the v • site into lots, and to construct structures other than multiple-family dwellings [PUD 1-67(Mod. 10-93)]. C. Conclusion: Based upon the materials submitted by the applicant and staff findings presented • . in this report, staff concludes the following: • 1. That the proposed subdivision [SD12-93] can be made to comply with all applicable criteria through the imposition of certain conditions. These ` • conditions will address the need to provide easements for public and private drainage facilities, final utility, grading and landscape plans, and the schedule for submittal of these materials. 2. That the proposed development review of the multiple-dwelling structure ` [DR 6-93] does not yet satisfy the Building Design Standard, and can be made to comply with all applicable criteria through presentation of required graphics or narrative as discussed in the body of this report, or, at the discretion of the Board, through the imposition of certain conditions. •s: • 3. That the proposed Class II variance to LODS 16.020(7)(a) [VAR 21-93(a), regarding 50 percent slopes] complies with all applicable criteria, 4. That the proposed Class II variance to LODS 16,025(2)(c) [VAR 21-93(b), regarding 20 to 50 percent slopes] complies with all applicable criteria. • RECOMMENDATION The staff recommends that consideration of SD 12-93\DR 6-93\VAR 21(a-b) be •• • • continued to a date certain to enable the applicant to provide evidence demonstrating • compliance with the provisions of the Building Design Standard discussed earlier in this report. In the event that the applicant provides such material at the hearing to the satisfaction of the Board, staff recommends approval of SD 12-93\DR 6-93\VAR 21(a-b), subject to { the following conditions: A. Prior to Approval of the Final Plat, the applicant shall: 1. Submit a final plat in compliance with LOC 49,330(1) which clearly depicts or describes the following information: • a. Utility easements; and, b. Setbacks as follows: Front yard: 5 ft, • • SD 12-93/DR 6-93/VAR 21-93(a-b) Page 17 of 20 • r Rear yard: 20 ft. Side yard: 5 ft. (exterior wall) • ., . 1•( c. Maximum lot coverage allowed: 60 percent(including required parking) r. d. Maximum height allowed: 43 feet (for sloped lots) e. The following note: 41 "T he setbacks are subject to the Mt.Park Master Plan,Phase 5—B, and , may only be revised with the approval of the City of Lake Oswego. Lot • coverage and height limitations noted above shall remain in effect for a period of one year from the date of recording of the final plat of this subdivision. Following that date, the lot coverage and height limitations of the underlying zone in effect shall apply to development of the site." , 2. Provide the following notes on the final plat: "Trees shall be preserved on each lot, as shown on Exhibit 6, Trees may •only be removed after they have been shown to be hazardous to life or i property by a certified consulting arborist, and after a tree cutting permit has been obtained from the City of Lake Oswego. A detailed landscape plan shall be submitted along with any tree cutting application, for review and approval by the City. The City may recommend revisions to the plan in order to preserve the wooded character of the neighborhood." "Street !sees, if planted outside the public right-of—way shall not be removedSo �. without the approval of the City of Lake Oswego." x 1 "Where utilities are constructed in utility easements, removal and/or replacement of fences or landscaping for public access to utilities shall be at • the homeowner's expense." • "These notes are conditional requirements of the City of Lake Oswego for reference only, are not a part of the final plat and may only be revised with the approval of the City of Lake Oswego." ; B. Prior to Issuance of Building Permits, the applicant shall: 1, Submit a final drainage plan for review and approval of the City Engineer showing the following, per City standards: a. Revise the location of either the building on Lot 4,or:'econstruct t to storm drainage line on the east property line of Lot 4 in accordance with the setback requirements of the Public Works Department and the , Building Division, .,_ b, Revise the proposed grading and landscape planting plan to allow access for maintenance of the storm water detention and water quality facilities (i.e., swale), 4. SD 12-93/DR 6-93/VAR 21-93(a—b) Page 18 of 20 •• 1/ a • c. Provide revised detention calculations to reflect the City's detention requirements, • d. Provide water quality design calculations, includingi square feet), facilityused, facility impervious area (in q types size calculations, facility design. criteria, removal efficiency calculations, and references used. e. Provide an engineer's certification that the design of the water quality • facilities meets the 65 percent phosphorus removal requirements. • p,• • f. Provide a maintenance schedule for-each facility. Provide a letter signed by the owner of the property agreeing to maintain these facilities during construction. g. Provide final construction plans for the storm water detention and water quality facilities. 2. Submit a final grading plan for review and approval of the City Engineer showing the following (per City standards). • 3. Submit a final erosion control plan in accordance with the "Erosion Control Plan Technical Guidance Handbook" for review and approval of the City Engineer. 4. Incorporate the recommendations listed in the soils investigation (Exhibit . 16) into the final building and construction plans. • Retain a qualified arborist to recommend protective measures to be taken prior to, and during, construction, to supervise construction activities (around trees to be retained per Exhibit 6), and to monitor any root cutting or pruning, The arborist shall keep a log of all inspections and provide it for staff review on request. 6. Submit a final utility (construction) plan for review and approval of the City Engineer(per City standards), All public utilities shall be designed and sized to the the satisfaction of the City Engineer. C. Prior to any On—site Work, the applicant shall: 1, Install any tree protection measures according to arborist recommendations, • as required by Condition B,5., above. 2, Obtain an approved tree cutting permit prior to the removal of any trees that are five inches in diameter, or larger, , 3. Comply with the approved final erosion control plan in accordance with the "Erosion Control Plan Technical Guidance Handbook", as required by Condition B,3,, above, D. Prior to Receiving Final Building Inspection Ap proval, the applicant shall: 1. Complete all utility (construction) improvements, have them inspected by the City and submit as—built drawings, to the satisfaction of the City Engineer, SD 12-93/DR 6-93NAR 21-93(a—b) Page 19 of 20 : • r .�. , r' r . lr • 2. Install all landscaping (including sweet trees) as noted in the narrative (Exhibit 3) and illustrated in the Planting a P Plan (Exhibit 7), as • required by Condition Number B.1.b., above. , ' ExiuBITS 1. Tax Map 2. Vicinity Map 3. Applicant's Narrative; dated November 5, 1993 , 4. Density calculations; dated November 23, 1993 5. Existing conditions site plan; dated November 23, 1993 ~� 6. Proposed development site plan; dated November 23, 1993 7. Landscape planting plan; dated November 23, 1993 • 8. Preliminary plat; dated November 23, 1993 9. Main level floor plan; dated November 8, 1993 10. Lower level floor plan; ,fated November 8, 1993 • ' 11. Upper level floor plan; dated November 8, 1993 • 12. North and west building elevations; dated November 8, 1993 13. South building elevation; dated November 8, 1993 `' • 14. East building elevation; dated November 8, 1993 t; 15. Runoff rate worksheet; dated November 5, 1993 16. Soil investigation by J. McDonald; dated October 3, 1993 17. Neighborhood notification documentation; dated November 8, 1993 18. Neighborhood meeting minutes; dated September 21, 1993 19. Memorandum from R. Chevrette, Engineering Technician; dated November 19,\'''',,..„„\\. •. 1993 • 20. Letter from G. Lauer; dated December 6, 1993 21. Memorandum from J. Condit, City Attorney; dated August 26, 19930 ;,• : 22. Findings, Conclusions and Order, PUD 1-67(Mod. 10-93); dated December 6, 1993 23. Staff report and exhibits,PUD 1-67(Mod, 10-93); dated November 9, 1993 24. Pathways Master Plan (Map), dated December, 1988 25. Color and Materials Board [Note; Too large to reproduce] 26. Memorandum from R. Chevrette, Engineering Technician; dated December 9, 'j 1993 ,•,,.,. 27. Property Owner's Authorization; dated October 8, 1993 28. Memorandum from A. Harris, Engineering Technician; dated December 7, 1993 • 29. 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This property is described as Lot 7, Block 42, Moun- tain Park Blocks 42-44. B. Request Summary o :' • li ,,y This application seeks development review approval of a four unit townhouse project,including a subdivision of the property to create four separate parcels. Also requested is r •' •; ' approval of a variance to the provisions of LODS 16.020(7)a, which requires that develop- ment on slopes over 50 percent maintain at least 70 percent of the site tree of structures or impervious surfaces, and 16.025(2)c,which requires that no more than 65 percent of area in slopes 20-50 percent be stripped of vegetation or graded. The proposed townhouse project is compatible with the character of the existing neighbor- t , ` hood. This report will demonstrate that, other than the variance requested, the proposal conforms with the City's Comprehensive Plan, zoning ordinance, and development standards. C. Project Description y The townhouse project will offer a two bedroom, two and one-half bath living unit with kitchen, living and dining area, deck, loft and one car garage with private entry. The build- ing's exterior appearance will be a contemporary style, similar to the neighborhood, with the 4. r selection of exterior materials of painted horizontal lap wood siding with contemporary ' colors (see sample submittals), and composition roofs with a slope of 6/12. The building's height will be approximately 1-1/2 stories on the street elevation, with an additional lower • • level on the south elevation. Each townhouse unit will have parking for three cars (a one , ' . car garage and two driveway parking spaces). Trash and recycling items will be contained ' inside the garages. 1 The landscape concept for the project is to offer each unit as a fully completed package, .. gym including completed landscaping. The planting plan illustrates the concept for the treat- _:t • ment of each property (see landscape plan). The east and west end units will include ','• A. 'rt . e , . , • • ornamental shrubs, trees and ground cover planting in the front as well as along the sides of the building. The two center units will offer trees, shrubs, and ground cover around the e . .: entrance areas and street frontage. The street trees will be chosen to match the existing street trees. The other ornamental trees will include selections for seasonal color and a balance of evergreen and deciduous materials. The lower part of the four lots will be treat- • ed in similar fashion. Plant materials for the lower bank will he chosen for drought toler- ance and erosion control. The schedule for development calls for submission of construction documents in December • m.: 1993,. commencement of construction in January 1994, and completion in June 1994. IL SITE INFORMATION A. Public Facilities and Services :; The subject property is serviced with all necessary public facilities and services to support the development of this site in the manner proposed. Public water is available from the • existing 8 inch line in Cervantes. Sanitary sewer is provided from an existing line in the common area immediately to the south of the subject property. Storm drainage will be ° provided from an existing open drainageway located immediately to the south of this site. A • storm water detention facility will be developed on the southern portion of the site, below the lower bank and between the greenway path. This facility will be planted in grasses se- lected for their ability to mitigate sediment and pollutants found in the surface water run-off. „�•:. Utility services for electrical, gas, and telephone are located in S.W. Cervantes. T.V. cable is available in the open space along the south boundary of the property. ` r• B. Land Use • The project site is vacant. Neighboring structures to the north (across the street), east and ', west are multi-family residences of two or more stories in height. These units are developed A • with either garages or carports for parking needs. To the south is a common area that is greenway with a paved walkway, tall trees and dense shrub growth. On the other side of the j, common area is a multi-family residential project called Jefferson Condominiums. to C. Physical Features • • , The subjectproperty ;is located on a hillside which slopes downward to the south from Cer- vantes. Slopes near the street are less than 10 percent in grade, but increase to more than • ° • 50percentgrade • pproximately 30 feet from the right-of-way. Slopes at the rear of the lot ' a become more shallow, dropping to 11 to 16 percent in grade. The site is open, with the d . Y exception of scattered deciduous trees (alder & ash) near the south and west borders of the site. Common area, including a paved walkway, abuts the south border of the property, 0 . , . • . s .,..., . . • . . Y y • III.COMPLIANCE WITH COMPREHENSIVE PLAN Y'� • x A. Growth Management Policy Element • 1. Impact Management Policies: Objectives: To ensure that new development and redevelopment is compatible with community objectives related to the natural environment, community character,provision of public facilities, and programs and enriches the quality of life. To minimize adverse effects on - Natural resources or processes - Physical facilities .:.z - Aesthetic character a, General Policies: f I. The city will protect natural resources and processes from adverse impacts of devel- opment, within reasonable cost limitations. 4 Comment:.. ‘ .. , 0 The subject property has no significant natural resources present on the site. The most significant potential impacts upon natural processes involved in the development of this property relate to erosion control and storm water ,, ,`. management. Erosion control measures will be provided to City standards during construction. Storm water quality will be assured by maintaining the exist- ing open drainageway to the south of this site so that sediments and pollutants can be filtered by vegetation in the drainageway. H. 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. Comment: The development review process provides for the comprehensive ;valuation of this project, consistent with this policy. The proposed townhouse development is consistent with the R-0 designation. All required utilities and services are available. This policy is met. III The city will require new development to pay an equitable share of the costs of • public facilities,particularly sewer; water drainage,parks, open space and streets or . . traffic improvements. IV. The city will require new development to pay an equitable share of the cost of gov- ernmental administration, required by the development, , . 3 . - u v: Comment: The proposed development will contribute to,the provision of these I) .. •„ v public facilities and governmental administration through required systems development fees. ' Y. The city will plan and program for the provision of adequate public services and facilities. Tic, public facilities required for the proposed four unit townhouse project are already available to the site, as shown on the plans submitted with this applica- tion. B. Community Resource Policy Element 1. Natural Resources Policy Element ` a. Air Quality Policies Comment: The scale of this project is such that it will have negligible impact upon air quality. Therefore, approval of this application is consist- - , ent with these policies. b. Wildlife Habitat Policies Comment: The subject property contains no significant wildlife habitat areas. The open drainageway at the foot of the slope along the rear property line provides a water source for birds and small animals. This area will remain open and the water area will be widened to accommodate `° ,i a storm water treatment facility. The few trees on this sire provide a poten- ' r • tial nesting area for birds. Many of these trees, however, are in poor condi- . tion and would need to be removed for safety reasons in the near future • b even if this site were not developed. The most significant trees, in terms of 1 • potential wildlife habitat, are those located along the drainageway. As shown on the site plan, these trees will not be disturbed by the proposed construction. • c. Distinctive Natural Area Policies ' • Comment: The subject property is located on Mt. Sylvania, which is identi- • fled as a Distinctive Natural Area in the Comprehensive Plan. Consistent with the Distinctive Natural Area policies, significant areas of Mt. Sylvania `` were preserved as open space in the development of the Mountain Park Planned Unit Development, The subject property was approved for development under that Planned Unit Development, This site does not 0 ,. i .f • contain any valuahkN natural featu;es, in terms of wildlife habitat, endan- d t yr + �: 7 e gered plant species, or significant stands of trees, which would warrant its preservation as open space. d. Potential landslide Area Policies ' Comment: The subject property is located within an area identified as having potential for landslide hazards by the "Potential for Landslide Hazard" map in the Comprehensive Plan. Consistent with City policies for such sites, the applicant has retained a soils engineer to evaluate the site t', for stability. This report, containing recommendations for construction techniques to safely develop the proposed project, is attached to this appli- cation. sr'' e. Potential Erosion Area Policies Comment: Because the property is on a• subjectP P y hillside, potential for' erosion hazard exists on the property. With app.'opriate erosion control measures, however, this site can be safely developed in a manner consistent with city standards -- as have adjoining parcels with similar conditions. Details of the erosion control plan will be reviewed during the develop- ' ment review application process. a' I f. Weak Foundation Soil Policies 1 t Comment: The subject property is indicated on the Potential for Landslide Hazard Map in the Comprehensive Plan as being outside of the areas having potential for this hazard. The site soils investigation attached to this 4: ` application details construction methods which can be used to allow safe • development of the proposed townhouse project, g. Quiet Environment Policies .gip Comment: The subject property is not located near any significant noise sources. Because of the small scale of this project, it will not result in any significant noise increase in this neighborhood. Therefore, these policies are not directly applicable to this proposal. h. Energy Conservation Policies Comment: The proposed development is located on a south-facing slope ' ' ', with excellent solar access. The proposed townhouse lots will be oriented on a north-south axis allowing for the units to take advantage of this solar orientation. Approval of this request is consistent with these policies. ., , 4. yl K• V . • • , a ,., 11 t� Y • 'i. j. Water Resource Policies . 0 .: „ . Comment: The subject property does not contain any water resources and • is not located in an area with a high water table. Therefore, these policies are not applicable to this request. C. Social Resources Policy Element • Objective: J The development of a community environment designed to encourage creative community living and sense of identity. Comment: The subject property contains no historic sites or struc- tures, or any other features relevant to this policy element.PPY There- fore, this policy element does not directlyapply to this proposal. D. Economic Resource Policy Element • • Objective: To conserve existing economic resources, to maintain and improve the • health of the local economy and to contribute to the overall well being ; ` of the regional and state economies. Comment: The subject property is located in a residential area and has no historic use for commercial or industrial purposes. The only 0 . . economic impact associated with this proposal relates to temporary . A job production during site development. Therefore, this policy element does not apply to this proposal. E. Residential Land Use Policy Element • 1. Residential Density Policies Comment: The subject property is designated R-O on the Comprehensive Plan Map. The proposed tour lot townhouse development on approximately 1/4 acre would permit a density of 16 units per acre --well under the maximum density permitted. Portions of the site are steep, but the soils investigation describes ' • construction methods which will allow for safe development of the proposed use. • . This application conforms to residential density policies. 2, Residential Site Design Policies Comment: The proposed site plan satisfactorily implements the Comprehensive , Plan policies relevant to this property. Site design policies are implemented by the Development Standards. The applicable development standards will be addressed below. e . . , . ,.. , . . . . . , 6 ' , 3. Residential Neighborhood Policies Comment: The subject property is not located in any of the neighborhoods included in this section of the plan. Therefore, these policies do not apply. F. Commercial Land Use Policy Element • Comment: Not applicable. This site is not designated for commercial development nor is commercial development proposed. G. Industrial Land Use Policy Element Comment: Not applicable. This site is not designated for industrial development nor • is industrial development proposed. R. Open Space Land Use Policy Element 1. Public Open Space Policies l Comment: No public open spaces or pathways are identified near the subject property on the "Planned Opens Space System Map" in the Comprehensive , Plan. These policies do not apply. • ra ' . I. Parks and Recreation Policy Element dt, • j; Comment: No parks or future park acquisition sites are identified on the "Planned City Parks System" map in the Comprehensive Plan as being located in the vicinity of the subject property. These policies do not apply. J. 'Transportation Land Use Policy Element ' *4-) . - Comment: These `policies guide planning by the City for transportation facilities. They do not directly apply to this proposal. K. public Facilities Land Use Polley Element • Comment: These policies guide public facility planning efforts by the City and are not , applicable to this proposal. As previousoy discussed, however, all public facilities d required to serve the proposed use are presently available to the subject property, 1 4 i L. Role of Government Policy Element 0 Comment: Not applicable. This proposal has no impact on city government. • . Ca - • M. Special Area Plans Comment: Not applicable. No special "pp eci p i l area plans are identified in the vicinity of the �. . subject property. 0 ,,h IV. COMPLIANCE WITH ZONING CODE PROVISIONS A. Residential High Density Standards (R-0) 1. LOC 48.130 Maximum Density, Density Bonus -As discussed above, the pro- posed density of development is approximately 16 units per acre; well within °' • acceptable standards for the R-0 district. • • 2. LOC 48.135 Lot Size, Density Transfer-No minimum lot area is established for the R-0 district. The FAR for the proposed townhouse units will comply with the maximum FAR standard of 1.2. The Floor Area for each of the middle units is 1902 sq. ft. The Floor Area for each of the end units is 1,778 sq. ft. The FAR of r` Lot 1 is .622 (1,778 sq. ft./2,858 sq. ft.). The FAR of Lot 2 is ,780 (1,902 sq. ft./2,439 sq. ft.). The FAR for Lot 3 is .778 (1,902 sq. ft./2,445 sq. ft.). The FAR of Lot 4is .617(1778 sq. ft. 882 s ft.). • 3. LOC 48.140 Lot Coverage - The R-0 district permits a maximum lot coverage for buildings and required parking of 60 percent of the site area. Lot coverage • data for each parcel (including parking stall area and the building pad) is as follows: • Sq. Ft. Sq. Ft. Lot Coy. Lot Area Percentagg Lot 1: 1,325 2,858 46.0 Lot 2: 1,461 2,439 59.9 Lot 3: 1,461 2,445 59.8 Lot 4, 1,325 2,882 46.0 4. LOC 48.145 Unified Site Plan Required - Information required under this sec- tion is contained in the site plans submitted with this application. 5. LOC 48.150 Setbacks, Buffers - Special setbacks were approved in the Moun- tain Park PUD which apply to this parcel. These setbacks require a five foot setback five feet on the side yards, five feet in the front(except for the garage ' '' which is required to be 20 feet from the curb line), and 20 feet in the rear, As noted on r,, Site Plan, the proposed development plan complies with these •t dimensional requirements. . . • • 6. LOC 48.155 Height of Structures - The maximum height standard is 43 feet on sloped sites under 1/2 acre in area. The proposed townhouse units comply with P P P PY this maximum height,as shown on the site plan and building elevations. . y; • V. COMPLIANCE WITH DEVELOPMENT ORDINANCE STANDARDS 1.005 — Historic Resource Preservation The site does not contain any significant historical resources. 2.005— Building Design The proposed townhouse project, as discussed previously, will incorporate a hori- zontal 6-inch lap wood siding,vinyl windows, and a composition shingle roof(see sample material board). These materials are similar to materials used on other developed properties in the area. The roof line on the front and rear elevation is a gable end design on each unit. The building height is less than most nearby devel- opment due to changes in height standards. Setbacks are proposed to conform to , minimums established in the Mountain Park PUD. ° The building responds to the steep landform by stepping down the hillside and by pulling the unit forward on lot. Site vegetation includes several trees, as shown on the site plan. Many of these trees are in poor condition and are not a significant natural resource. 3.005 — Stream Corridors • There is a drainage swale at the bottom of the hill which is a part of the storm drainage system for the area. However, the subject property does not contain any stream corridors. This set,tion is not applicable. p .. 4.005 -- Wetlands • . The subject site does not contain any wetland areas. This section is not applicable. 5.005— Street Lights • This standard is applicable to all developments which include public or private streets. Existing street lights are in place on Cervantes. No new street lights arc • required or proposed. • • • 9 4 6.005— Transit System a) 4i,. , , The closest'Tri-Met service is located on Kerr Road. This neighborhood was developed without sidewalks and no paved access is available to this transit line • . ' from the subject property. 7.005— Parking and Loading All lots within the proposed townhouse development will provide for two off-street { parking spaces,consistent with the requirements of this standard. 8.005— Park and Open Space Open space was previously dedicated with the development of Mountain Park. No , new open space dedication is required in conjunction with this Major Modification of the original Planned Unit Development. 9.005 — Landscaping, Screening and Buffering Landscape plans for this project are included with this application. Multi-family ,' y projects are required to provide a minimum of 20 percent of the net buildable site ` area in landscaping. The minimum landscaped area for the parcels in this property 0 , , is 54 percent. • 11.005 --Drainage for Major Development As discussed previously, storm drainage will be provided via the existing open drainageway along the south boundary of this site. Storm water detention is pro- �; posed to be provided in a subsurface system, as shown on the utility plan, A storm water treatment facility is proposed to be provided in the drainage swale at the rear .., property line, as shown on the utility plan. r 13.005 —Weak Foundation Soils , ti N. The subject site is identified as having potential for landslide hazard. As discussed previously, a soils study has been prepared for the subject property and is attached . to this application. Thi% study identifies construction measures which will allow for the safe development of this property. 14.005 --Utilities • The proposed single family dwellings can be served from the existing utilities in S.W. Cervantes and those locate in the open space to the south of this site, No • new utilities are proposed. . 10 • ��♦ rya a � . �� : . . • . . r e• • • • '.• 16.005 --Hillside Protection and Erosion Control 10 • The subject property is located on a steep hillside and is subject to the provisions of - .. ° this section. Section 16.020(1) thro ° h (3) require that all developments be de- • signed to minimize disturbance of nate al topography, vegetation and soils; mini- ' mize cuts and fills; and that cuts and fills conform to LOC Chapter 45. The pro- posed site plan complies with these standards by pulling the building forward, as close to the street as possible, and by use of a floor plan which steps down the hill- side by putting living space on a lower level. Proposed grading is depicted on the i '' site plan and will be designed to conform to LOC Chapter 45. Section 16.020(4) prohibits development where landslides have actually occurred or where field investigation confirms severe landslide hazard. A soils report by John McDonald Engineering is attached. An old fill is present on the site and the fill Y' material is not suitable for construction. This fill was deposited on the site several • • • years ago when Cervantes Street was developed, increasing ground slope above 50% grade over a large portion of the site. The soils engineer's report provides information regarding depth of the fill and recommendations for boring through • this material and using cast in place piers. These recommendations will be followed • in the construction of this project. . Section 16.020(5) regulates cuts and fills. Fill is proposed around the rear portion '', ,,.... 0 of the foundation, as shown on the grading plan. Required setbacks will be main- tained. No structural fills are proposed. Retaining walls will be designed to comply with the State Structural Specialty Code. r e • Section 16.020(6) relates to road construction and does not apply to this proposal as no new roads will be developed. LODS 16.020(7) requires that development on slopes over 50 percent be permitted c ;. •only when density transfer is not feasible. In this instance the subject property • v; contains a significant area of slopes in excess of 50 percent slope, These slopes occur in the central portion of the property and, therefore, there is no suitable area on the subject property to which the development could be transferred. Thus, development on these slopes is permitted by this standard, subject to the provisions , of subsections "a" through "d". • .. . t ' percent in slope remain free of structures or impervious surfaces. This is not feasi- ble on the subject property because of the central location of the steeply sloped • area. The proposed project leaves about 14.5 percent of the 50 percent sloped area undeveloped. A variance to this standard is being requested and is discussed in the Y later in this application. r' r 4 14 ' .t 40 , . . 4 . , 4 •, . C • , ,• . . 11 i ,, t : a r 0 . - 4 .. , • . _ .• * . 1. "ham , Y ( Subsection "b"requires that emergency vehicle access be available. Such access will be available from the existing public street. 0 . ' .- , . Subsection "c" requires that the design and construction of the project not cause . r'. " erosion or land slippage. A soils report is attached which recommends methods for safe construction on this property. These methods will be followed in the construc- tion of the development. Erosion control methods consistent with City standards will also be followed during construction. Erosion control measures are depicted on • the site pia% • °� Subsection "d" requires that grading, stripping of vegetation, and changes it terrain be kept to the minimum necessary for development of the project. In this instance, the building pad has been pulled forward on the lot to minimize the extension of the building into the sloped area. Additionally, the building has been designed to step down the hill with lower level bedroom areas. Proposed grading is depicted on the {� site plan. Section 16.025 establishes construction standards for hillside development. Con- sistent with this section, the proposed development minimizes grading and stripping activities, as discussed above. A grading plan has been submitted with this applica- tion and no grading activities will occur prior to approval. Subsection "c" requires `' that no more than 65 percent of area in slopes in the 20 to 50 percent range be , graded or stripped. The proposed site plan provides for development on about 76 '`� + percent of the area sloped 20 to 50 percent. A variance to this standard is being ' requested and is addressed later in this application. • 17.005 --Floodplains ,Ati,`-!' • • The subject property does not contain any areas identified on the Flood Hazard a` "'' '' Boundary Map for the City of Lake Oswego. The standards of this section do not °�bu apply to this request. R `; • 18.005 Access The site plan submitted with this application demonstrates that every lot within the proposed townhouse development meets the street frontage requirements. • ' z.. 19.005--Site Circulation-Driveways and Private streets • Access to all townhouse lots will be provided directly from Cervantes, No private • streets are proposed. Driveways will be developed to city standards. The provi- ' • , sions of LODS 19.025(7) require that driveway widths not exceed one-half the lot • width, or 24 feet, whichever is less, In this instance, the townhouse lots are only 25 t. :•. feet wide at the frontage, The driveways are 16.5 feet wide (the minimum neces 410 . - . , sary to provide for two side-by-side parking stalls). This width is greater than the f X 12 A • 50% of lot width maximum. This section provides for a waiver of this standard, subject to City Manager approval. The applicant is seeking approval of such a waiver. 20.005--Site Circulation-Bikeways and Walkways No bikeways are identified in the Comprehensive Plan which would affect the W subject property. Therefore, standards relating to bikeways are not applicable to this request. Pedestrian pathways are installed in the common area along the south property line of this site. VARIANCE REQUEST: As discussed previously, a variance to two provisions of the Hillside Protection Standard will be required in order for this project to be constructed. LOOS 16.020(7)n requires that • development on slopes over 50 percent maintain at least 70 percent of the site free of strut- ' tures or impervious surfaces. The proposed project maintains 14.5 percent of these slopes free of structures or impervious surfaces. LODS 16.025(2)c requires that no more than 65 percent of area in slopes 20-50 percent be stripped of vegetation or graded. The proposed development plan provides for up to 76 percent of such areas to be disturbed. Because of . the central location of the steep slopes on the subject property, compliance with these standards is not feasible and a variance is requested. • • LOC Chapter 48.650 states that a variance may be granted if it is established that the crite- ria listed below are satisfied: a. The request is necessary to prevent unnecessary hardship; • r-► Response: LOC 48.650(2)a lists the following considerations to be used in determin- • • • • •2, - ing whether a hardship exists: . (1) Physical circumstances related to the piece of property involved. • Comment: he variances requested relate to the steep slope of the subject property. Further, the central location of the slopes on the site limit development such that there is no alternative but to develop on much of the steep area, The entire site is 10,622 square feet in area. Of this total, 5,630 square feet (53 percent) is made up of slopes 50% or greater, and 3,025 square feet (28.5 percent) have slopes in the 20 to 50 per- , , cent range. The terrain is moderate for the first 20 to 30 feet front the road and then drops steeply through the central portion of the property. Unless the variance is granted, this property cannot be developed for residential purposes. 7 ,w di • a N 13 . C/ J (2) Whether a reasonable use similar to like properties can be made of the property without the variance. •',ro' J, : A . ' t Comment: Other multi-family uses along the north side of Cervantes have structures developed on slopes well in excess of fifty percent grade. All adjacent properties are ''4;;, developed with multi-family structures similar to that proposed for the subject proper- ty. Unless the variance is granted, the subject property cannot be put to a similar use. . (3) Whether the hardship was created by the person requesting the variance Comment: The hardship relates strictly to the topography of the property, not to any • action by the applicant. •a (4) The economic impact upon the person requesting the variance if the request is denied. Comment: If this variance is denied, the applicant will stand to lose considerable monies which have been expended in project design. Services for surveying, architec- tural, and project planning would be of no value if the project is denied. The property owner would stand to lose even more due to the fact that the subject property would be unbuildable without approval of this variance request. • , a b. Development consistent with the request will not be injurious to the neighborhood in I . which the property is located or to property established to be affected by the request; Response: LOC 48.650(2)b lists the following considerations to be used in determin- ingwhether development consistent with the variance request would be injurious: (1) An analysis of the physical impacts such development will have, such as visual, noise, ` traffic and the increased potential for drainage, erosion and landslide hazards. Comment: The variance request relates only to the percentage of slope which can be • impacted by development. The granting of the variance request would have no impact upon noise or traffic. Obviously, any development upon steep slopes increases the potential for drainage and ero,on problems. In this instance, however, measures are included in the proposal for control of erosion and storm drainage. The soils report provided with this application demonstrates that the site t,an be developed without • ' it landslide hazard if the recommendations of the soils engineer are followed. • 1 • • (2) The perceptions of residents and owners of property in the neighborhood concerning the ' incrernen,,4l impacts occurring as a result of the proposed variance. Comment: The public hearing process allows for the residents of the area to comment .� ~ upon potential impacts of the project. An initial meeting with the residents of this0 • • area which was held prior to st1bmittal of this application, as required by City code, r • • t . 14 . l: - i. 'r P !• The only concerns expressed by area residents related to provision of adequate park ing. Development on the slope was not noted as a concern, t r' „ c. The request is the minimum variance necessary to make reasonable use of the property; Comment: The subject property is zoned R-0, which allows a maximum FAR of 1.2. The total FAR of this project is only.693, or 58 percent of the maximum permitted. • Thus, the applicant is proposing a use which is much less intense than that envisioned by the R-0 zoning district. The Mountain Park PUD Master Plan which was approved by the City shows the use of this site for four multi-family dwelling units. Adjaeent . d properties which are similarly zoned and which have similar slope constraints have �* r n been permitted to develop at the same, or greater, density. Based upon these factors we conclude that the proposed use of this site for four townhouse units is a reasonable use of the site. The only issue under this criterion, then, is whether the site could be developed for this use in a manner which places less development upon the sloped portions of the site. As shown on the slope analysis drawings on the site plan, the r. steeply sloped areas fall within the center of the building envelope of the subject , property, as determined by required setbacks. Thus, there is no opportunity to build in another area of the site such that the slopes are less affected. The units proposed maintain a small footprint by providing for living space on three levels. The design provides for a modest living space which cannot reasonably be decreased while being compatible with the surrounding area. Therefore, we conclude that the proposed design provides for the minimum variance nec essary to allow for reasonable use of this • property. - d. The request is not in conflict with the Comprehensive Plan. Comment: The policies in the Comprehensive Plan which relate most directly to this variance application are those which deal with problems which may arise on hillside properties: landslide hazard, erosion hazard, and weak foundation soils. Develop- ment on this hillside does not conflict with Potential Landslide Area Policies or Weak • Foundation Soils Policies because the soils study submitted with this application • demonstrates that the site can be safely developed without risk of landslide or struc • - 6 tural failure. Erosion control measures, including methods for controlling storm water run-off, are indicated on the plans submitted with this application which will ensure that the project does not conflict with Potential Erosion Area Policies, Other policies of the Comprehensive Plan have been addressed. It has been shown that the proposed '~ ` development is not in conflict with the applicable sections of the Plan. CONCLUSIO1N: • • • This report has demonstrated that this application for approval of the proposed preliminary subdivision plan, development review, and variance conforms with City Comprehensive .: Plan, Zoning Ordinance and Development Standards, Based upon this analysis, approval of this project is requested. • 15 �•' , i •I/ 'l r • t , 1 yas� . • • •.1 • r , 1 1 J • • • • • • . • • • • • • • • • t , BALDWIN HEIGHTS . f DM\sITY CALCULATIONS A. Net Development Area = 10,622 sq. ft. -0 sq. ft.Streets = 10,622 sq. ft. B. Deduction for existing dwelling = 0 sq. ft. (No existing dwellings) t w C. Calculation of Density Transfer Area - There are no floodway, streams, wetlands, stream buffer, or public open space/park areas present on this site, All of the site is within the Distinctive Natural Area for Mt. Sylvania. Additionally, all of the site is within an area identified as having potential for landslide hazard. Portions of the site are over 25 percent slope. Therefore, the DensityTransfer Areah s .4' 10,622 sq. ft. �. D. Net Developable Area - 10,622 sq. ft. y. Density TranSfrr Area - 10,622 sq. ft. Area for Density Calc. - 0 sq. ft. . Base Allowable FAR = 1.2 for R-0 zone Base Floor Area Permitted: 0 sq.ft. X 1.2 = 0 sq. ft. F. The subject property has been determined to be stable for construction per recom- mendations in the site soil investigation by John McDonald Engineering (see report .� submitted with application). Therefore, the Density Transfer Area may be added to ' the Net Developable Area for purposes of density calculations. Net Area for Density Calculation - 10,622 sq. ft. X 1.2 = 12,746 sq. ft. W'.. G. Total Floor Area permitted = 12,746 sq.ft. + 0 sq. ft. = 12,746 sq. ft. Total Floor Area proposed in this project = 7,360 sq. ft. , S Nnv : 3103 di EXHIBIT i ____4._ tSD 12-93ft+AA ` ,1 r e «. ,' . y .. a.,........... 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( 'j �1.1 `N(N '�1 II 1� ICIT Ir�N 4aS �T I� 4— I�ITGHoN i 1, M KITCHEN v �1 -,w L.1 t y ., a � 'r ,llf ,,.v I I ' I 1 11 e v y"` e I 1 I i,.. . o Q • aW I Cwr.4, ' Iwu1R ,, �r..R 1M f 44 tr3 VINIIICJ DINING DININLI [ MIii A *Odor ,' lil o °'i 11.04....1'" •ti LoLC:I, DECK { MCI<. a`� o .�1R,,..- ..71.., �, it b^b , • • no orb or 661 IYY Mill AILA. MIt IMYI ,YY W/1 All A. link 1R.r tin NN l Uy ANf A. loin.4M ,1.WN A1+1IA. RR l M law • 1AM M,bN rlbN . 1 - '. 1AM u•in 1A641 to in h,a NbN laa r�W N Ira 0 n N FCC 1 n .i •�f 1,1, 1.4 ..�. .NbN NCRtN .�,.� ,NWN ..a,. Inbi. ,, EXHIBIT I �� :' .,.� MAIN LE /EL FLOOR FL.\N . t { } rj ,. Il+ n ♦.IN 60 12-ci3 of f l h.0 9 . r i, rYhww ' LL! t LitgOVi 1993 . • ,.. ; Iv Iu. m i ,,,g. " - cfMr." i • o,r �= ,.,:,;;,..- a .t ..ki opo, i unc iiii g' H HL lL • ALL i .„ ® 4, 1^t ok1 I C E i�1,'` • I h1HC'bM M DORM II) I (I! LIONNI I) S 1 I .I<3 Pl o • r` I 1 I • ° plp,c J ,•.�?" �:.. .. 1 ie t .w• 'GEC`• K 1.. -- _, I DECK DECK I _.._ *a� 41 0 .4. ...... , 'j q1 21 • � } LaM wr Hs- ww>•r♦♦.IM 1 y�'����� \ �"wo hrw.wlyJ -waits�\U n+.11N R N 'wurww.YwU 0^kl to. �. H u I I 22',t7 naal u+ca + • • ncioa utia • 11w `.an I.N W W+1 n(%X7/JM'a MA'kIN Akio*. - bi'aei`••--. f..* II+..i IR. 4* M+bn ,•.p \.Id I. la:i f.141.1 IAn/ r\.0 �p a.. ]3 LCW LEVEL FLOORLary '. rya ,.b� ra "�iu R 14. . I i.i. f g) i-— it-rt • ♦ / 1 C".) . (f7ii . l .• Y` , • r. s / .ii w -iY ti ..1. 1 ti a P I i ry' y S1 ' K ;NOV, V 19013 ... I I I r 1 r —+ I I I I I I I I I 1 g1 • ' nrnc 41T1C ,L 1k- Ar11C ATTIC ,_ a�� 7....ar............ 102"4H 44 Re = • ,6,.. . ,i)1 . .. ,. . ,._, ,,, ,:,, lii ji-_-_\...., 1 - 1 1 ---r- ---:' - [4,...-] I .11tl t11K I ^ lr -;e Irr:ra I ,Ii t111C I r_ 3 . '''. ...„I LDFT I I LOFT' I lw..l x." I LOFT I I IOFr I 7a e) '��,. r.R • I p.M1I . 4 • 1 ♦Y.R.• MII>• IQ p, y �' • I I I I . ,1 I I �... I � g nM ,.- __YT 1..1. WgM1 1 1st 6 IA..M111r✓ I I OM N*Km I v. 'M I MN b 11Y. I I l.«14 Wadi I '� }_ e.g. N.1 tld111 Rirwf � RM t1Al.1 1.1 .1 RM rt�IH 1t� lt+v tl n,NM 1.W1 E Ire <.,, f �� � �.. 1 ,� ,, I 13 QUN � -� l� I I �_ 1, I e$to to w _ . _... I I ......_,_ I era N V. lttK , DECK DECK DECK �' d i 1 a. • ��,1 .._..-. I. -�I �- 14`. -1.-...fll--- r„ top o ,,� to u 1 tt� t . r.....I-" I 1 I tl1 CFI N ,I 4' IM lM lit Q F (p 1 �I+iM11 WU 'n V�wrt.wU M U�MIWU h , a.to Ni; ,t e •AM MLA. AMA. AIICA. 4 ..,11: , I +. I,M MVI1 0..1 .14h IhW 1111.1h ""4 NI,R 1 EXHIBIT r_lF War • 1,• NuRTI-N yi E1), UPFER LEVEL FLCCR FL4N r ;� lit• 1- ,♦ M n -, ��,/1 �' c., • I I J ICE .v�..-•.�.�-j 1,�-� ff 1 I j War. t0 , 'JD `��iVG `r 11 1.1.1 n ' I i . o 0 0 * 1.. ;%li f •...>A well.M ' ry ..... ©V•I 3 .� �ar/ .I.r.1 - ( `11 ' ,• Fly .N Gc.h1� A ry._+�•--1� �,�, � _.,Q•.. _� • /. • _ �y iiiu 'i ilv _ r„. _ _.... ..._r _. [-.1 ,. .. ,Z-.7.--:I 1 i i 1 eill . . 111 22..0' 7.1•CY' 1 24'0" 22'-0" i A° NORTH BUILDINCx ELFVATICN - Front Elevation From Cervantes gr'�' :.I FEET ,.h.. I fd , . . ri_ J _ r' V• f • I w..... 4 t ui.,l k y C ,•_'' lMn T .. �, .__ .m cif. . �• __ -- -. _ tIM!•l Il0c.C.1 O( r1 �°.. FJY� t . 1% e tea, or-i 7 a a MAW - az� - - -- _ �,� _ -_ ..t t.7 L ... �pp O •+ 1 , - _.—�, Aso _ _ C11..I d. ; 4 EXHIBIT ai 3.i l41 it Jr u tl v/.I/ 'ivy �/C4�I • 1✓A IY II.�..., n Yd ;• �;�Y it I a .I WE6T P_I..IILDINC� ELEVATION - RI8ht Side Elevation I' ,, (s . , 1, r I 114 r-----, _ LL ,.,1441 .O Y: 4 : ,.... 1, G .l`. , y 10 �, .vi.....w../Nli.l _ .y+i'.II r IS /.1% ,.. Pt E1 Y,. ^ '•' i .. •I r,l J • i, ....,........ `if (.; .100.0 Mrls. 1 i.1.r.,l �1 L �. _.. _ _a I J r - a iJ!� awl E • Imo•\�aI . It' Atwell- 1 l � _-�I3 -a_I l(w.M. i7i ■ ip li•'. r ..� 'M .Yrf fIt ; .1• T � �i I * {. � t � ,'*' . c; c / 1/4 / % - - ! N. :::1 -= M- " -..—.M..---- ,' .1 , ., __ EE. N• %,..'S'‘'..\.. -%.)' \\\ ..N. -• • R •YY •.' ;tti;?}_rr;Y r' 1'.�hh y 'SSS • rhyi''•'. .^✓V�+f,'{r' m • I % ) \ . ..,...%:ON, %*..,„,. ''''. " •% :.%,..‘•••••4 \ 1.21:'.'0 II/t ° \'''$,::::X\::. . IR.'.A emy•%./▪..j" :P. .41.4;..X.:4.• S 6) (..) lI ` A.I.•:.` h I h " JL••�••••% , a) p Ina .v✓ •••� "T '- . C x.. N f. a to .AN N y •r:$• • 1 f[3 tp«11 r I I It Q 1 �� n .ram BUILDING EL V.=iTIQN - I v 1ion rtz+m Fear , 1/4 5nr+ - EXHIBIT rGCr � � 0 0 , ` L. e ,NOV., 3 'I'3"'i • , . • i1 .. '-. .. . fficry.11 i i I rt ,. - 1 • a,...,.a�........ ,, I > U a yt .01p i••.,. . • , •i4 EAST EUILDINCx ELEVATION - Left Side Elevation ; EXHIBIT gl m . yr . r Ir r9 r1 �' 14 . 2. � % . „ I r an, c‘i rLET i X d, SD 1Z.a°0 e+0.1 a Q N a _v1o�i,ram.. X R----. �11 4-11 .-. Y r . y e " • . . • • . . „• • .• _ • ' • • ' • •* • ,• . • . .` • •. , • • .•• • . • 4 V• •. • V., 1'14..• , •••• • v . • • • • v •.•• • ••••, V .v• • 4'• V • , • . . . • •.•• n 4.... • • •.1041 . . • v • 4• • . v • . • • •• • 61. • v ••• .. . • • • • • . • • 1. . • .0 • . • . .16 • .• 4 am • . " • , ., • * • 4 • ,• • **4 • . - 0: ' ' • . • L '' . • I , , 1.•11 per•.....•. • .. . •.. • ,.N-- •.. .... ,..' ii EXHIBIT '.. .. iIs ( . RUNOFF RAPE WORKSHEET • ..ZZL1A1_I , 4L . ' Project Name: , , , 'NOV 5 1U3 City File Number: • 1 1 Computed By: � .r / , . Date: di /9/n '' I. REQUIRED RELEASE RATE +rO=Year Storm) 1• Total Site Area' lowice-tot ,24( 2. Existing Land Use ,V -.. . { 3. General Site Slope ...i250,4 t 4. Runoff Factor (use enclosed table) , Cexist", °.. 5. Longest Travel Route of RunO se • • • • • • a • • • • • • e •JZ" feet 6. Drop of Runoff alone Travel Route /5' feet ' 7. Condition (overland flow, channel, pipe, etc. ) eddq•. 0 .p • 0. Time of Concentration, T t (5 minute minimum) ��--++ c �• d h - min• (Use nomograph) . • 5• a • '��)�z� c e 9. Rainfall Intensity, for )—Year Storm I .�jin hr (use precipitation table) s / 1 10. Peak Runoff Rate, Q=CIA • /�f (line 1 x line 4 x line 9) . e • . • . . . -• =s • . . . . . es .Quk / 7L cfm • II. Developed Site Runoff Factor - . . 11. Impermeable Area.ti t . . .Aim Q+d ac. 12. Permeable Area AP (�Q-ac. ' 13. Runoff Factor for Permeable Areas (use enclosed table ) . . • . . .0 e (A1� 14. Composite Runoff Factor . (line 11) X (0.9 / line 1) .4. •/ (line 12) X (line 13 / line 1) 0 • . . . e e • rCCOmG1•' "'J"' , f 15. Site Area (line' 1) X rcomn (line 14) . . . woo. . . woof9/r'S , III. Detention Volume Required ' " 16. From Detention Volume Work Sheet. . . . • • . • • •VOI.s f ., . ( cuff .1.. . 1 1 1' ` • DETENTION VOLt]ME WORKSHEET Project Name s t- Ci/Grit// • r City File Number: irrra -= STORM ' Sill-yi •AREA•X• �INL OWE RELEASE STORA " � •uc '.4444444 VO • . • • �i TIME inten C comp . D X C line 10 • p w E F X A X GO � ' mins. in hr line 15 cgs eta eta cu . ft . 5.00 3 .43 e),/b�• 0 a 6.00 3.14 1 c9''I( , QI2s.- tit..Q r 7.00 2.91 Or LJe. 8.00 2.72 �; a • 9.00 2. 56 _ , 10.00 2.42 •1 • i 11.00 2.30 . ••• r ..7----------------- .• . - ,,,' 12.0 0 2.20 " r 1 r' 13• .00 2.11 1 ,• 1 .., . - 14 .00 2.02 n _ 15.00 1 .94 16.00 1.86 1 • 17.00 1 .79 , � 18.00 1 .73 .� • . 19.00 1.67 , 20.00 1 .61 21.00 1 . 56 M y 22.00 1 .52 e y 23.00 1 .40 24.00 1.44 25.00 1.40 �. 30.00 1 .24 • 35.00 1 .13 , 40.00 1.04 • , • • • �2s i• • • 1* ' ' • • 1 • • • • H (FT.) + • 4. 500 ' . • 400 Tc (MIN.) EXAMPLE goo • 300 a,. . Height a 100 Ft.. . '• =- ISO , le. 200 L engths3,000Ft. • : ' r' 150 Time of concentration el4 Min. =- i0® • 1' �' u o �100' L (FT.) "' 4 "" q*e � • - ao ® ,`. e z -- 40 •a r-•. 50 `... 5,000 ® ,,. a r--• 30 Q �3.000 cc = 20 W Nate: '+.. „� x • ` 20 U . nomograph Tc for natural 2,000 "v► .t . 15 Patine with well defined channels, o ... 1500 z,`` roi .. • . , , low on bare m - + u N „- 10 •arfh,ond for mowed-gran-rot �:�r0 + �� !. ' de channels., z ,- o : For • 'rland flow, grossed sur• Liw On tsi.• faces, lliply Tc by 2. "' • aE r4- 6 o 5 For oVarlon � •w, concrete or 500 �:. .._ 5 I•", •. 4 asphalt surface• multiply Tc ti ,— 4 s,7 by 0.4. x -- 300 3 For concrete channels,mu, •ly "� �° 3 1p c by 0.2. -• 200 2 • -• 150 r' 2 • r • • l l �� � Y • �.' � 1 w • . Bored on study say P.Z. girpich, ' Civil Engineering,Vo1.10, No.6, June 1940,p•362 " Fig. 1-46 Z. . . . , '- Time of concentration of Email drainage basins. • • , . . , , + • • • ' ` t 1 •. • •• , , • ' • v • I I N',t •'1 '11' h' o' 1 .. • RUNOFF COEFFICIENTS FOR THE RATIONAL/' METHOD ' '► • • I,•4. i • 1 1 1' I t, a'<rr j . - 1 ' 111 1 •, ' ' ' ',. 1 Pavement & Roofs 0.90 ' , 0.90 0 j'"� ' ` • Earth Shoulders a 0.50 0.50 " Q,50 , �'+i� ,I • Drives & Walks • 0.75 , Q3 0 Gravel Pavement 0.50' 0�©5�1 11 i 1,',' ��: 0.55• • 0.60 .• 1• t. i,1 City Business Areas 0.80 ••'+•' ,•0 85 • 0 86 J " • Apartment Dwell I ng Areas 0.50 .,•''' 0.60 0,70M ; ' Light Residential 1 to 3 units/ac. 0.35 ' ' • 0.45.)� f1 ',,:• ' ao• » ` Normal Residential : 3 to 6 units/ac. • 0.50 '• • 0.55 Dense Residential : 6 1 �' 0.60 '••� •'• � '� •� •�`• Lawnse '11 `, • , to 15 units/ac. • 0.70 0.75 0.80 1,,f• •,'�t.., J t••• !Grass Shoulders 0.17 t' 0.22 ' • 0.35 '� ►+1;1f.. 1l• ; 0.25 '' !Side S1 opes,' Earth . ;... •. .. 0.60 0.25 + • i : 0.25 Ir I '' g Slopes, a „? 0.6(� 0.60 1 'lI.,1 �. ide Turf: 0 30+V,1�,.. 1.•t..,, { r i Median Areas, Turf 4.30 I � /� ►� ;!•�+ �; Cultivated Land Clay &'Loam o.so 0.30 ► . 0 + �' ;� '`' ` ' Cultivated Land,. Sand & Gravel .5525 1£ 55 Indust ial Areas, 0 ' I.I:'' ►t ; ` r r as, Light ' 0 50 4 ; 0,70 . 0.80. .�� 1 1 1. ,t 1, Industrial • r, t' 1 1 11' . 4.8,. , ,"; Areas, Heavy . . ..� • t• 0.60 , !�'•;• ..;, „ , 0'.80 0 90 ,. I 'j �' �....iJ. . {• Playgrounds. & Cemeteries L,, ,.„ ,, • ., � • 0,10_•.,. , 0.15, . '•,, ;.,, 1' �?�,�.�, rounds. 0�25 t Woodland & Forests 0.10 0.15 `,3p fit. I'''r '' Y ' Meadows & P• asture Land0.15 • 1 .3 •,,• l"" • 4� Unimproved Areas • 0.25. 0.30 ' •3 1. ! 0.3q' 1.�• ' 1. . • ,�. ' ' .,Ip .• ,. ••I., P..Milt'..{i ..'I, 1 I , • 1. ..'I. .I , , , �4 ,U .I . I „� ' t1�/•.rt ' J A it. 1 i; ,� .'' Ii • . 1 ••t,f ii:V.�; ;.f,t l'ii,,�1 • ti • J- ' • 21�./.2 Rainfall Intensity 1'ili , ' •; lu j�'1 1 • +� , ' The a ,, • r rainfall, intensity" "i" indicates the"severity''of the :rainfall'. Rai '� r, , ; � ;rainfa ' '� ". ' . intensity is related to the rainfall duration and. the statistical• 'recterep p interval of the design storm. In the rational method' the rainfallintensity, , ,, I I corresponding to a duration equal to the time' of concentration (Sec. •; . '•� {t is used to ca c ate_ the ea �'7: 3 • 1 f • the. yl , p k,flaw. The rainfall• intensity can beselectecrfpp �' ''',i,'•,,,'l . appropriate,, intensity-duration-frequency '(Ir0-F) .•C0rve found •t'"t" ,�",'ku,`�"'" ' j - ' • .. p•. t..• J.....1...!L.A..1.JM ••1 , ,..,...M: ,e ,I,„1 t IA, 11 ijIt1 ' • • I. t,t. f' • t .1 H.11 pl •.r, > I 1 i • • 1 1 ""' ' • - • I ' a. • I - . , .•I,• • .• .,' . 1 • •, ' I n I 0 • • I V ,p MAN-MADE CHANNELS V ABLES LIST: Y - FLOW DEPTH B - CHANNEL BOTTOM WIDTH S - CHANNEL SLOPE 0 - FLOWRATE M - CHANNEL SIDE SLOPE N - CHANNEL ROUGHNESS VARIABLE TO BE SOLVED (Y. O. B.M. S OR N) ? Y ri. } , O (CFS) ? .24 RESULTS B (FT) ? 1 ======___= M (FT/FT) ? . 2 Y= 0.27 FT S (FT/FT) ? . 03 A= 0.29 SF ' N (FT^1/6) ? . 1 P= 1 . 56 FT V= 0. 83 FPS F= 0• 29 SUN"-CRITICAL FLOW 1 p= . i r•, <Shift> <Prt Sc> print <Return> repeat <Space Bar> back to menu ' ♦Q p_. • . . . el it , Y r .1 ti a.- p yy d • . , . . . , •MAN-MADE CHANNELS . , - VARIABLES LIST: ' , . Y - FLOW DEPTH B - CHANNEL BOTTOM WIDTH S - CHANNEL SLOPE , . .1' • 1 % - FLOWRATE M - CHANNEL SIDE ELOPE N - CHANNEL ROUGHN- ., . , • . • VARIABLE TO BE SOLVED (Y.O. B. M. S OR N) ? Y - -. ... . )' :, . . • 0 (CFS) ? .24 RESULTS • . . - I. , B (FT) ? 1 ================= M (FT/FT) ? . 2 Yrz-- 0. 8 FT .. • • .: S (FT/FT) ? . 03 A= 0. 41 SF , • i . . .'. '. ' N (FT-'%1/6) ? . 167 P= 1 . 7E) FT 1, • . • . v .. . Vrz-. 0.58 FPS • „ ., . . F 0. 17 SUB-CRITICAL FLOW ., . • . .',. , , <Shift> <Prt Sc> print •••••:Return.\-: repeat <Space Bar> back to ment.i • .. . . •:, , .. 0 .. .. .. . . . ... . • . . r . . . : . . . • . ' ' • • ,. • r . . • •, •. • •. t. 4 • • • I t• 4. I. . • I 1• • 410 • . • i t , • • • ' • . • ! '1 • • . . . A A. ' • • • I -. . , • 4 •• I I / .._._._____,_iperpao.,r.vces- 4 : .,. „. ... : iefr ...1),2&-elc&. i_:., elan pvaei /1;44d i1r/di . * 7&:C1 112//V/r"ft. ge., 4/0,vc.,ce,-- _. .. .e oh.)(9/4. • • ..... . • , / 7/`-�C�! ia I 2. .'" ''Al"ilf): ! -5e-92.?-_,..._._ . 0!..,.,3 .// ,=. ,1.?.5 JO ; I ______. Aw..e/AQA .,,,....dityi.e.. ..... . . • • • • 0 ..,,•• *_._.__.•_-...._„.»+_w..._ v.. ._.._..�..� ..�.._«._ •. --_• ,w.• _.w.• .. ... .., • c-.n.......w o.. ..., .. . rt, • . • • • • • • • • • • • • • ti 6, EXHIBIT • I (ate) JOHN McDONALD ENGINEERING 1� edir rc 1 , , SOILS•CIVIL•GEOTECHNICAL Ground-Penetrating RADAR , , 10116 S.E. STANLEY AVENUE Nov I C, •13^ ' • PORTLAND,OREGON 97222-4351 Jerry C. Robinson AIA 1,0., r , ,a• (503)774.0077 • October 3 , 1993 PO Box 23541 Tigard, Oregon 97223 SOIL INVESTIGATION FOR CERVANTES CIRCLE SITE IN LADE OSWEG O pi, The Cervantes Circle site in Lake Oswego is 100 b ,' in size and four units y 103 feet ff • investigation was to check onathed• The purpose of the site, presence of fill soil on the The lot sloped °� p gradually down from the street and then broke sharply down. Viewed from below, the sharp contour changes and the buried tree trunks confirmed that a fill was present. Boreholes were made with continuous sampling . were p g . Soil samples given hand classification tests to decide whether they were of clayey, silty, or sandy nature. Their colors were e the standard Munsell soil color plates for clues to thee to moisture regime and to the pattern of soil development. soil " t�, � pSoil firmness was assessed usin a driven by a 31 .5-pound weight dropped 1" diameter penetrometer ' `� kept of the number of blows needed to driveches the while a etert was ' given increment into the soil . p netrometr a • been converted and are expressed asequivalent Standand rdormit thelts have Penetration Blow Counts. Borehole #1 was made 10 feet from the street curb. 0 to 5 ' Yellowish brown silt with he top couple of feet and then withd streaks vel in tof dark reddish brown silt 5 ' Dark reddish brown silt. Definitely original ground 2 .5 to 3 ' Equiv. SPT Blow Count 12 Borehole #2 was made at the shoulder of the fill surface. 0 to 3 ' Silts of mixed brown colors with occasi ±gravel pieces . . 2 .5 to 3 ' onal Equiv. SPT Blow Count 6 3 to 5 .5 ' Dark grayish brown silt with bits of organics s`. 5 to 5 .5 ' Equiv. SPT Blow Count 4 65 .5 to 6 .5 ' y dark grayish brown with bits of organics .5 to 9 ' '. , Very gray to black silt with bits of wood, wet and soft "' 9 to 10 .5 ' • Silts of mixed colors, dark reddish brown, dark• .. • yellowish br4-'n and grayish brown 10 .5 to 12 ' A soft stone, black and brown silt, and woo d • (/ •111 Jerry C. Robinson AIA 1... • ;. October 3 , 1993 , 12 to 13 ' Verydark gray and dark reddish brown �i • ,' 13 to 14 ' Very dark gray, dark yellowish brown, and dark reddish brown 14 ' Dark reddish brown silt. r In the first borehole it was hard to tell whore the original ground ended. The normal soil sequence is dark yellowish brown, • then mixed with dark reddish brown for several inches before the ,, '+ solid dark reddish brown soil starts . In the second borehole it • is possible that the original ground starts about 12 feet down and the soil below that is stained from the organics . The fill soil is concluded to be not useful for structural 4 support. Removing the large quantity of fill soil is impractical . • Steel piles would be expensive for such short distances to firm • '` soil . My recommendation is to consider the use of cast-in-place piers. A contractor with an auger arrangement on a trackhoe can reach out considerable distances to reach various parts of the site. A graph is attached that shows allowable loads for different depths of fill and total pier depths . To make use of this the soils engineer would have to inspect the augering and determine where the original ground started so that the correct total depth would be angered . When cast-in-place piers are made the critical operation is • in having a firm base on which to pour the concrete. Where there • , is water in the bottom of the hole the end of the concrete pump tuck line has a steel pipe end section about ten feet long that can push down through the mud and start the concrete below the mud so that all of it can be lifted out by the concrete. Where ;�' the hole is dry the loose soil clods on the bottom of the hole can be thumped with a hand tamper on a rope to make a firm surface. However, where neither of these conditions are present, a PVC pipe with protected bottom opening has to be inserted down to the bottom of the hole so that cement after the concrete has set up, grout can be injected • Very truly yours, ,\<*,\) PROS �S �01N@$ at. #.p.*:/ /e. ' °.? c ' eet vyti��, a rs����o �. ; . �� p� '1('�Z,Y'4r45,N;{tiq'tt4 :e•' i ' I ' ./. ` p /0—! e- MI {Pa, 2`o® fb - I . 00 0 0 - • , , I 1 cil Al /4 4- x I ,''e fA© Pl C i i f NT S c /O /� G.. I I I • a • • ZO ®® I Prato c ' • • ; I 1 4; ' To //ie.°. Pe,0r V w• I I i • �s,¢DI f i I ! i i I 1 • ; • I 1 . �}LL9u/4, 'GF G, d�D J' � o/E' 1 t ; $©O b . I , fit-0 crp R s o S141r•Pry,• r i ; I I 1 I , 2. fo A ,rit/,v f-/e / c 7-r 4,4✓ I I I I . �•SA/ . .r /cr/ ow /74 L 3o• .Jo/G �ENr/ry /Do 41/fry •' 0i I I . I ' i I IIIIMIIIIIMMIlin I I ' ' I ' ; a • ' ' • I I '' JOHN McDONALD ENGINEERING • 10116 S.E, STANLEY AVE,i I , ; PORTLAND, OREGON 972 2, • • ' I I i II i f r ; I I ! i I I I I , ,i 1 , i F. I I I i - • , , I • }' n 1 4' •1 ji •S y{\a . . • i'r.' • b r • • I • • • • • • • '4. ,A d+ . • 1.v I ` • • 1 1 • • • • • • Phai„e of ______4iteaxu,,,,...."442:2yzadf•. Pre—App. No. Subject Property: Tax Lots Tax Map(s Address or General Location: �� P( ) AFFIDAVIT OF POSTING NOTICE : CAA , do swear or affirm that I am (represent) the party initiatinginterest a proposed *.ii o' .affecting,the land located at �'° '^'►-� 'y�fe j��'1 ,k, and that pursuant to LOC 48.801/49.301, did on the , day of c. ,r? Hilt)A,o.r g , 19 'personally post the notice indicating that the ,.''4• ' site may be proposed for a . 5-'1_4.. Ei c:f f✓;.s,' n /ti application. The sign was posted at 4p1r , -t,�t_ it, c cj I ,-•,i\e L.o j ' (state location on proprty) ;4 +This / day of 5:7 '7 ?r t 4 !r9 ` • / ,,. „ . • Subscribed and sworn to, or affirmed, _ before me this ��� day of � �.t, , 19,y� L OFFICIAL. SEAS_ °"-- 10.A.9/1..... L,L. ��tr.♦ � K�1tt�N L LIL E "----- . .• '":'">r' . NOTARY 55la' • a EGON Notary Public for the State of Oregon C� COMMISSION NO. C?2Ju"o MY CC6,EtISSIOH EMPIRES t'E9,:1,1gg1 My Commission Expires: a-a t cj WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO , City of Lake Oswego • Land Development Services Division b :. P.O. Box 369 , Lake Oswego, OR 97034 - EXHI- BIT' t—7 (lots) ON V 8 1003 . t - _ . ; ` _ • _ •,' ' •�e `♦ 1 ,r Art.' ,. '1 ., Y. • .. 1l . • r p, z r b AFFIDAVIT OF MAILING I ° { Q a • l- u: i • • b ,NOV, 8 1093 STATE OF OREGON ) ) SS County of Clackamas ) d 47 I, 1..._ill n e IL4,«n ;c beingduly y sworn, orn, depose and say that on /—"J-3" 9-3 , I caused to have mailed to each of the persons on the attached list a n dce of a meeting to disc s a proposed development at i n i , •'rt9(2•h. L/(Ati C; '" , a copy of which notice so mailed is attached hereto and :; made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were 1 deposited on the date indicated above in the United States Post Office at Lake Oswego, Oregon with postage prepaid thereon. w. fi.,04,14 .‘....f 1 'gnat Subscribed and sworn to me before this 4,4�h day of "C1` . l 9•�, ^`ti^ OFI ICil1l SEAL { �s M KAREN l LULt �' :;I:4,,,;�� � � t10TAR I'Ui tI IG • o., �uF) I� l:.' . . • c:om(.11R5ION !\l7 °:.:.3';' 6 .4i COf,'H:;:24 EXPiill'S�t5 a Z { cla31.0, _ 4 '( ,.. , Notary Public '' My commission expires: a .., _' '''Cl 1 . M ' 10 . : . . Pre—App. . .. . No,. 4 , i r James Neff Joseph & Dawn Gonzales Duane Peterson +. 56 Cervantes Cir 58 Cervantes Cir 7616 SW Afton Ln ke Oswego, OR 97035 Lake Oswego, OR 97035 Portland, OR 97224 • , Vincent Gimarelli C D & P L Criswell. Roxanne Alviar • 62 Cervantes Cir Po Box 642 66 Cervantes Cir Lake Oswego, OR 97035 Estacada, OR 97023 Lake Oswego, OR 97035 . Russell Taylor Zoann Brown Susan Potter Richard Taylor `► • 6,3 Cervantes Cir #9-E 70 Cervantes Cir Po Box 1764 Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035 " Grace Tr Brown Harold Chandler Laura Sullivan Garthe Brown 74 Cervantes Cir 76 Cervantes Cir #9-A 2211 SW 1st Ave #1802 Lake Oswego, OR 97035 Lake Oswego, OR 97035 Portland, OR 97201 • Joan Newman Julie Cunningham Darlene Helme 2212 Oak Dr 82 Cervantes Cir 84 Cervantes Cir #10-C Newberg, OR 97132 Lake Oswego, OR 97035 Lake Oswego, OR 97035 ' - 0' . , . 0 Kimberly Livingston • Timothy Wheeler Albert & Sarah Hirsch 90 Cervantes Jefferson 86 Cervantes Cir 1705 S 3rd Ave Park Lake Oswego, OR 97035 Arcadia, CA 91006 Lake Oswego, OR 97034 • Albert Tr Hirsch • Sarah Hirsch Virginia Barker Eric Key Martin 92 Cervantes Cir #11-E 94 Cervantes Cir 6534 SE 36th Ave Lake Oswego, OR 97035 Lake Oswego, OR 97035 Portland, OR 97202 Kathryn Sherman Helen Murray Sheila Compton 98 Cervantes Cir 100 CerVantes Cir 241 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035 • r ' , • James Clark Megan Clark William & Mary Jones 6000 Arizona Dr 245 Cervantes Cir 247 Cervantes Cir 'Y.,: Vancouver, WA 98661 Lake Oswego, OR 97035 Lake Oswego, OR 97035 • • • . Charles Criswell Ward Svart & E Viola B Jane Penter Po Box 642 274 Cervantes Cir 276 Cervantes Cir Estacada, OR 97023 Lake Oswego, OR 97035 Lake Oswego, OR 97035 ", Richard Berg Donald & Dorothy Pittman Kelsey Eastan Po Box 28 278 Cervantes Cir 280 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035970v2e8nment Camp, OR , Jennifer Leigh Mannileill - Gordon Collett Terry Arnold Sherrill Hoepner 282 Cervantes Cir 283 Cervantes Cir 284 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035 Albert Tr Hirsch Albert Tr Hirsch Sarah Hirsch Nancy Connors Sarah Hirsch • 1705 S 3rd Ave 286 Cervantes Cir 1705 S 3rd Ave Arcadia, CA 91006 Lake Oswego, OR 97035 Arcadia, CA 91006 Frederick Meikle III Josh Adam Reiter �' Rhoda Collier Lesley Carrell L3urton Dennis 309 Cervantes Cir 311 Cervantes Cir 312 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035 �1 Jack & Danne' Greene Karen Clarkson John & Judith Barr 17460 Blue Heron Dr 314 Cervantes Cir 315 Cervantes Cir Lake Oswego, OR 97034 Lake Oswego, OR 97035 Lake Oswego, OR 97035 . :. , 4 James & Kathleen Foote Stephen & Vicki Beal Sydnia Kanitz410" ' °': 132 SE 49th Ave ' 317 Cervantes Cir 318 Cervantes Cir Portland, OR 97215 Lake Oswego, OR 97035 Lake Oswego, OR 9703t: F _ ' A Sherman & Grace Gowans Estela Zamora Jerome Schell • . 319 Cervantes Cir Po Box 3775 15962 Boones Ferry Rd Lake Oswego, OR 97035 Eugene, OR 97403 Lake Oswego, OR 97015 , i Donald Miller Michael Heenan Barbara Miller Barbara Hermanson 322 Cervantes Cir 323 Cervantes Cir 8124 WilliSW SW eev Lake Oswego, OR 97035 Lake Oswego, H o OR 97035 Hillsdale HweHwyrton y • Portland, OR 97225 Elizabeth Carrier Dennis Nordin & J Karen Richard Stark 326 Cervantes Cir 7212 SW 33rd Ave 330 Cervantes Cir #13-C ` • Lake Oswego, OR 97035 Portland, OR 97219 Lake Oswego, OR 97035 : : ' Diana Nicolay Larry & Lavonne Floyd d 332 Cervantes Cir 334 Cervantes Cir Laurie Sae Buckle. 336 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97015 Lake Oswego, OR 97035 . • Gerret-Tr Lauer Ursula- Lauer Helen Viera 802 Amiford Dr 5632 SE 15th Ave gar, marten r'A g71n7 Portland . OR 97202 • • r '1 1 .. • - - ... a .. ... . Betsey Mcquire Carrillo is Kenneth Cristos & Claudia Lolas Laurence Oeth III Cervantes Cir 3177 Stonebridge Way 3674 Bernice. Ln , I,- Lake Oswego, OR 97035 Lake Oswego, OR 97034 Sarasota, FL 34238 Fred & Grace Sunahara Gloria Kowalski Dale Orr a> 75 Nonohe P1 10 Cervantes Cir #7-15 12 Cervantes Cir • Wahiawa, HI 96786 Lake Oswego, OR 97035 Lake Oswego, OR 97035 John Patcha Janet McDonald James & Karen Smith iss. ' ' 100 Kerr Pky #51 16 Cervantes Cir 18 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035 Michael McConnell Kimberly Boyce Cheryl Hall ° 20 Cervantes Cir 22 Cervantes Cir 134 Sutton Manor Rd • • ` Lake Oswego, OR 97035 Lake Oswego, OR 97035 New Rochelle, NY 10801 • . ,4 a obin & Kenneth Curtin Arthur Matsunami Mary Bartell 4355 Fosberg Rd 28 Cervantes Cir 9185 SW Greenhill Ln " ake Oswego, OR 97035 Lake Oswego, OR 97035 Tualatin, OR 97062 Paul DeBonney Joann Hoeda Lynne Palmer 9841 SW 34th P1 34 Cervantes Cir 36 Cervantes Cir #4e • Portland, OR 97219 Lake Oswego, OR 97035 Lake Oswego, OR 97035 Pak Hay Lee & Chi Fung Bradford Vincent Leonard Pardue Jr. 1 Jefferson Pky #93 40 Cervantes Cir 7147 SW 4th Ave • Lake Oswego, OR 97035 Lake Oswego, OR 97035 Portland, OR 97219 • 6 Susan Murray Susan Lombard Susan Winn 44 Cervantes Cir 46 Cervantes Cir 2765 S Tara Trl Lake Oswego, OR 97035 Lake Oswego, OR 97035 Beavercreek, OH 45434 Christopher Goetz Timothy Bolen Darl Synoground 0,. 0 Cervantes Cir #3b 52 Cervantes Cir Po Box 529 ake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97034 • Kathleen Marta William & Yvonne Happ Eduard Valik 338 Cervantes Cir #2-E 2765 E Tara Trl 342 Cervantes Cir Lake Oswego, OR 97035 Beavercreek, 'OH 45434 Lake Oswego, OR 97035 . . 0 I . Robin & Kenneth Curtin Kathleen Anne Skillings Sandia Caplen • 14355 Fosberg Rd 346 Cervantes Cir #2-A 73 Tanglewood Dr •_ , Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035 , • Gerard Dernbach Linda McDowoll Judith Davis 350 Cervantes Cir 352 Cervantes Cir 354 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035 ', Mary Gomm Virginia Hanson Lynne Carroll 356 Cervantes Cir 358 Cervantes Cir 360 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035 Joan Johnson Richard Ackerman Jack Lee 17505 Kirkwood Rd 15 Grouse Ter 366 Cervantes Cir Gladstone, OR 97027 Lake Oswego, OR 97035 Lake Oswego, OR 97035 ''. , 410 . . . Nicole Paul Lydia Tate 368 Cervantes Cir 3204 SE loth Ave Lake Oswego, OR 97035 Portland, OR 97202 Elven Sinnard '` Basher Tappouni Geraldine Sinnard Gary & Karen Rossow • 2651 Overlook Dr 23 Becket St 25 Becket St 4: Lake Oswego, OR 97034 Lake Oswego, OR 97035 Lake Oswego, OR 97035 • Care Joro William Smith Paul Williamson Po Box 8317 Cervantes f 27 Becket St 7422 SW Virginia Ave Black Butte Ranch, OR Lake Oswego, OR 97035 Portland, OR 97219 97759 1 Cameron Hawley Val & Elizabeth Marguth Cameron Hawley 5755 Jean Rd 10015 SW Kennedy St 264 Gil Blas Rd Lake Oswego, OR 97035 Beaverton, OR 97005 Danville, CA 94526 Diane George Kenneth & Robin C Giusa Anthony n • g osber Rd 270 Cervantes Cir 4180 Tynebourne Cir 14355 F g Lake Oswego, OR 97035 San Diego, CA 92130 Lake Oswego, OR 97035 , v . N R or Robert Ericsson ) Mt . Park Homeowners Association ) • 1. K 2 Mt. Jefferson Terr. ) Lake Oswego, OR 97035 ) , RE: Pre-Application ;.r Dear Neighborhood Resident/Owner: •• I am the intended future owner of the property located at Lot 7 , Cervantes , Mountain Park, Lake Oswego. I am considering proposing a 4 unit building at this location. Size and Design to be similar to existing, surrounding buildings . Prior to applying to the City of Lake Oswego for the necessary like to discuss the permits , I would the neighborhood association and msurrounding wpropert membersith the o of • residents . Per the requirements of LOC Chapterp 48 . 801/49 . 301 ,ners ! you are invited to attend a meeting on: :, • Tuesday, September 21 , 1993 at 6 : 45 p.m. Oswego Summit Condominiums Meeting Room , 1,,` Please note that this will be an informational meeting on r preliminary development plans . These plans may be altered `' to submittal of the application to the C;.ty. prior • I look forward to more specifically discussing the you. Please call me at 697-9464 if you have any questions with 1 , Sine ely, x ,--,////- '' 42 •''' L nrha Minich P.O. Box 200 , 'Suite 236 Lake Oswego, OR 97035 • ., • ,. r „ '` UNITED STATES POSTAL SEAM �Q;...�' ,�;�� _ 1' I ''1\ '.r: 1 ,1i�j ° O 1, , !s,"pK' r 1�G T 't y o- Is sEa,l a` FAMILY.' OfficialBusks is4i, 1���3 '�`ta�l PENT AM ` iri ►•;711e--.. ` , ' ' • . ., `'•'F USE T( AVOID PAYME'' •Li': 1 TAIL' • . ' . ' ' 1 ' 11 'Ng1M'�' ,• •.1`' jl 1 ,, 1' . I t,1 , ,C1 , l. , ,1 ?4,1%4 , i . ;.;4;4 Print yourrna a ddress an ZIP Code here • Sii` s �. y j • •i 1, t till ��, •, a }` ,�? '° • 1' e Cie 2 1 . • • • G . • • IP',i 3 10(13 • 0 • . III 1111 • • • ./ J 1 '• '. 1 7 .try ' 1.1Y 1/ eSE itr a , en • Complete Items tend/or 2 fo0r sddltlonsl os ?• , tt.1 .h 1 olio e u i w +111' nl 1Crn ) iii , � . , a 2 Com late Items 3,and As 6 b, 1 11�9 U • Print your name end address on the rgveroo of f•' , °+� �',the y return this card to you, a , ; serHillxaa Ito/ err;extra , �� • Attach thla form •�Ui91�a ,•. ,1 •.„..- I 41) to the front of the me ` does not permit. fie.or on the book If apace p +: "�•e�•i�ddree�ae a Addrora `q�t • Writs"Return Receipt Requested"on the maliplece below the article number ',til.� N 1 • I C • The Return Receipt will show'o whom the article woe delivered and the date 9• I C delivered, 2. • D�Nootricted Delivery : 3, Article Add eased to: y 1. f Consult oatm���er for tee. i �n ' f t,�i'• ��•, r �i �•� f„� aa. Article Number +, •, r '1 �p 4Jr ^►�/art L. o' • IP Q 1 1 S.t - } • 1 ,��,r YI,I�,Y • 1 �f �}r�f ^'. >��h'• •• 'silica T d a i + rf• 'i' .iY1•ii .r r� r?'!r r 1 ''p Replete R 1 o' '1 • I to t i, , 13 144.,•try 1�1" r ® le i l7'Ineure., r' m i _' , 1i� J i'1. �''j tY}:i �4 a'r. � Certlfled?��;,Q CDD`a I 1 • 61C l • i i t' ► ,, I l� )4.• t • r r. •- . . •6 r'. ® '' I ?j 4 �' ,� r y..WSJ c '}� 1. ti i !Ex rii 1 1 • 1., t• 1 `,'ra. + ,,�►tar"' 'ti r n ,7Mi. p'Y � Return Receipt for 1 Y �/ 'AIR .iI +illiti �d 'E' 14 Ata �ii 41 ►,jgit 'w Z,rI _ 1� 1, t`Yy�'Ln"�` "" / 7�,,, .�•t',CS ,d« t"e,�t Y',:, t' -'►. c 'i7S. G1.�}r� �ji i B�fSj !� 'it ,1 i,It,'qua i;;r r . '11«).`,�,0'', tf ,., 1 IC� ,,.. -', `, fY "').�k. q Itp4led ,ii Ph:l n • w�1. n r, �r i�1 r a ,w t, r l / 7J•t 1 ,>s t,' a ,. i, +e .tt S'� e h d r .1 3 ' •i+w qe � 0.1 j6. / ,;4...�1, .,•• rY+0.rr. i'i I. . i,. r'r'1 �eti:�.� •yy4 ri't I�tn I ' Po w P3 Form Decelnber,1881rpi ` ° f` ,;I ° v • • • •• 10 '/ 3 .1003 J • • • , 1. 1 r • • • • • • • • • • • • r • • • •• r • ,• ♦IT-1 • • • I ♦ ' _ t ' . • • NEIGHBOR ASSOCIATION MEETING 21 September 1993 ,. y • The meeting started at approximately 6;50 P.M. Those in attendance were Jerry Robinson, Architect; Lynne Minich, Developer; Sheila Carlson, MRC Builders, N.W.; Rod Barthalomew, Real Estate Broker. , The only neighbor who attended the meeting was Ward Svart, as evidenced by his signing the guest register. Mr. Svart, was, in effect, representing the opinions of a few of his neighbors. They do want to see the property developed, and their only concern Ls parking. We showed him our preliminary plans and addressed the parking situation which actually will reduce parking on the street, due to the 4 driveways. h. The neighbors commented that they want single unit ownership vs rentals (i.e. apartment • t development). p • He was pleased with our report and left wishing us well. c • M1` Minutes by Jerry C. Robinson , . Aege........_. • • • NO 8 :1_0'07 "':` a EXHIBIT p ; le , :L Va.-9'4,v4-..1 • JERRY C, ROBINSON, AIA, CSI / ARCHITECT Y.. Y < • • • ti e • • O N„ REGO DEPARTMENT OF PUBLIC WORKS «. • • MEMORANDUM • TO: Michael R. Wheeler, Associate Planner • FROM: Russ Chevrette, Engineering Tech. III }4, • RE: Driveway Widths for Lynne Minich's Townhouses (SD 12-93) DATE: November 19, 1993 The proposed driveway widths for lots on this townhouse proposal are 16.5 feet per lot, and the lots are 22 or 24 feet wide. Development Standard 19.025(16) stipulates that driveway widths are limited to a maximum of 24 feet and shall not exceed half the lot frontage unless authorized by the City Manager. I recommend that the 16.5 foot wide driveways be approved on the basis that they are k the minimum necessary to afford reasonable access to two off-street parking spaces and that they would not be out of character with other driveways built for similar structures in the neighborhood. To avoid the appearance of continuous pavement, landscape areas between each driveway should be imposed as a condition of approval. • RC/kaa • • t : f C:\wlnwon1\pw\ntos\SD12.93.G•[R • 1., =„ � •, -' 'n... EXHIBIT • 19 5. . . `...1\untie • I1ti t Off'C4'lio ltAI • I O4N ego,Oregon 0'04 • 000 hli•112711 • 1.,\\l ll'{1 111"4.I2.N01 6 •. r F r 4 'P1 '• ti • 7 ,w A ., G • u 802 Amiford Drive DEC 6 1993 San Diego, CA, 92107 29Dec93 City of Lake Oswego 380 "A" Ave Lake Oswego, OR, 97034 , Attn. Mr. Michael Wheeler, Development Review Board Subj: Case File No: SD 12-93/DR 6-93/VAR 21(a-b) • Map #: Mult, Cty. 4224 _ Lot 7 Block 42, Mt. Park . • • 4.• . Dear Mr. Wheeler: A..' This is to urge rejection of subject proposed action o n the basis that original zoning/development ordinances and rules .' were established for a good purpose. Moreover, we had to comply and live with those sets of rules and • • expect others to abide by same, Therefore, deviation from these rules u are an affront and injustice to current owners who were constrained by these rules and hence deprived of opportunities (and profits) about to be granted others, • �• We would expect some kind of compensation if the variance is granted after all. Thank you, (;f2.0,.. .,„„„.„, , . . . EXHIBIT G 'd� • ret Lauer 5::. 1' .-31I • '• • 619-222-8436 , 4 t / , t J:. • • 5 � • • • t i'. • • • • 1 I 1 YI , • .1 • • • • • • 1 • . yi.� / To: Tom Coffee, Assistant City Manager From: Jeffrey G. Condit, City Attorn 'I EXHIBIT / Re: Impact of ORS 197 . 195 (1) . Date: August 26, 1993 , So t�„,Ai.3e�4.1 Question Presented: You ask how the deadline in the above noted statute will affect City review of land use applications after September 29, 1993 . Answer: ORS 197 . 195 (1) States, in pertinent part : Within two years of September 29, 1991, cities and counties shall incorporate all comprehensive plan standards applicable to limited land use decisions into their land use regulations. A decision to incorporate all, some or none of the applicable comprehensive plan standards into land use regulations shall be undertaken as a post acknowledgement amendment under ORS 197 . 610 to 197 . 625. Until a city or county has undertaken the post- acknowledgement process, all applicable comprehensive plan standards shall continue to apply to limited land use decisions. The proposed Development Code amendments incorporate the "limited land use decision" requirements of ORS 197 . 195 (1)` , These amendments will not, however, be adopted by September 29, 1993 , nor will all of the potentially applicable Comprehensive Plan Policies be incorporated into the Code or the Development Standards by that date. lou question what effect this will have on the review of City decisions after September 29, 1993 , but prior to adoption of the amendments . �:. . ORS 197 . 195 and 197 . 015 make the "limited land use decision" • process mandatory on local governments . Although the last line of the above-quoted section creates some confusion, the deadline established in the first line would be meaningless if0. unincorporated Comprehensive Plan Policies continued to apply after September 29, 1993 . Read together, as ORS 174 , 010 requires when interpreting a statute, the above quoted statute allows direct application of Comprehensive Plan provisions until they are incorporated into the local code by post-acknowledgement amendment or until September 29, 1993 , whichever occurs first , i The City will therefore be prohibited after September 29, 1993 , from applying Comprehensive Plan Approval Standards to applications for developments which would qualify as limited land use decisions .ORS 197 , 015 (12 ) defines "limited land use decisions" to include partitions, subdivisions, and site and design review of permitted uses in a zone . Planned developments, variances, conditional use• permits, zone changes or OOPS applications are regular "Land use y decisions " and so will not be affected. Note that applications for A • • / Htl "limited land use decisions" filed Se ptember to 29, 1993 , will continue to be subject to the Comprehensive Plan pursuant to 227 .227 . 178 (3) , which requires the City to apply the standards in effect at the time of application. In practice, this should not create significant problems in the �,. . interim between September 29, 1993 and completion of the Code revisions, because all "limited land use decisions" are permitted • uses under the City Code which rarely raise Comprehensive Plan compliance issues . Further, Comprehensive Plan policies may still be used to aid in the interpretation and application of applicable �� •. Development Code criteria. (For example, the provisions in the Code and Development Standards designed to protect DNA's will continue to be applicable, even though the DNAs are actually described and listed in the Comprehensive Plan) . The City will not, however, be able to approve, modify or deny a "limited land ' • use decision" based solely on a Comprehensive Plan policy. • 1 r. • Passage of the ORS 197 .195 deadline does provide some additional . incentive to proceed with Development Code revision as quickly as we can. • • r r N • rM b , • • • • • • • • BEFORE THE PLANNING COMMISSION 1 OF THE EXHIBIT ' 'c.. 2 CITY OF LAKE OSWEGO .2O A REQUEST FOR APPROVAL OF) PUD 1-67(Mod. 10--93)-1041 5 A MODIFICATION TO THE ) (Lynne Minich,dba Northern Sr,iaInc.) 6 MOUNTAIN PARK PLANNED • UNIT DEVELOPMENT PHASE FINDINGS, CONCLUSIONS & ORDER . 7 5-B MASTER PLAN ) 8 • 9 NATURE OF APPLICATION 10 The applicant is requesting approval of a modification to the Mt. Park Planned Unit 11 Development, Phase 5-B Master Plan, affecting Block 42. This modification would 12 result in the removal of an existing multifamily restriction on the site and would allow 13 construction of four attached dwelling structures (one on each of four proposed lots), in 14 accordance with the existing Comprehensive Plan and Zoning designation of R-0. (252- 15 256 Cervantes; Lot 7, Block 42 of Mountain Park, Multnomah County Map Number ,, , 16 4224). 17 18 HEARINGS 19 The Planning Commission held a public hearing and considered this application at its 20 meeting of November 22, 1993, 21 • 22 CRITERIA AND STANDARD • 23 A. City f Lakesw O g nm*+rehensive Plan: • o • 24 Growth Management Policy Element 25 Urban Services Policies , 25 General Policy III; Specific Policy 4 27 Residential Land Use Policy Element 28 Housing Choice Policies • 29 General Policy II; Specific Policies 1, 3 1d 31 B, City of Lake Oswego Zoning Ordinance: • 3 2 LOC 48.075(2) Relationship to Prior Approvals and Conditions of 3 3 Approval 3 4 LOC 48,120-48,155 R-0 Zone Description r. 4110 LOC 48,760 Quasi-Judicial Amendments to the Map • • PAGE 1 . i 1 ` : tl 1 LOC 48.810 Quasi—Judicial Evidentiary Hearings 2 LOC 48.815 Criteria for Approval 3 4 C. City of Lake Oswego Ordinance: 5 Ordinance 1466 Order Amending Ordinance 1418 and Adopting Final • • • Development Plans for Phase 5—B 6 7 8 CONCLUSION • 9 The Planning Commission concludes that PUD 1-67(Mod. 10-93)complies with all 10 applicable criteria by the application of certain conditions. 11 12 FINDINGS AND REASONS �• 13 L 14 The Planning Commission incorporates the staff report on PUD 1-67(Mod. 10-93),dated 15 November 9, 1993 as support for its decision. >i 1 6 •a.. 17 ORDER, 18 IT IS ORDERED BY THE PLANNING COMMISSION of the City of Lake Oswego 19 that: 0 . . , 20 1, PUD 1-67(Mod. 10-93) is approved. : 21 22 23 • t#'`: 24 ;, -, 25 26 27 • 28 29 10 . ` 31 • 32 •pi , ' 3 3 • 34 • • • PAGE 2 • Y a ' N _ / , I CERTIFY THAT THIS ORDER was presented to and APPROVED by the 1 Planning Commission of the City of Lake Oswego. 2 3 ZtS� � DATED this day of Y� ''-'-n•L o_,�. 1993. - 4 f • ,v. 5 6 a ,...........---eipe---/..,?E,.....e.....,......._______ Y1, 7 Martin W. Rohrer, Chair 8 Planning Commission • F 9 10 C.11 • 11 I Mk a Laalt\-71 -.) ' ,. Sec g'tary t 12 13 ATTEST: ,' 14 . 15 Substantive Decision Approving this Application at the Meeting of I�nvcmber 22, 1993, ' 16 AYES: Beebe, Blecher, Colquitt,DeLacy, Finnigan,Garten, Rohrer 17 NOES: None • 18 ABSTAIN:None 19 ABSENT:None 20 21 Vote at the meeting of December 6. 1993 approving these Findings as accurately �! reflecting the decision of the Planning Commission; 23 AYES: Beebe, 'Colquitt, Finnigan, Rohrer, i.• 24 NOES,1 f . 25 ABSTAIN: 26 ABSENT: Blecher, DeLacy, Garten • . .: 27 • 29 • 31 32 , • 33 34 • i. PAGE ./ 3 a c• • • • • • • • • • • ' •0 q.: . q ro r , r ' i r pp� • z 4• STAFF REPORT ; rq • . CITY LAKE OSWE Y yl•: - .�� OININTIONSMIIIIMINNIMI=MIMOI1111M2i -PLANNING DIVISIOl • APPLICANT: FLLE NO•: • Lynne Minich; Northern Star, Inc. PUD 1-67(Mod. 10-93) PROPERTY OWNER: STAFF: Bashar Tappouni Michael R. Wheeler LEGAL DESCRIPTION: DATE OF REPORT: Lot 7,Block 42 of Mt.Park, November 9, 1993 • Multnomah County Map Number 4224 • • LOCATION: PATE OF HEARING: 256-252 Cervantes November 22, 1993 • .. NEIGHBORHOOD ASSOCIATION: COMP, PLAN DESIGNATION: R-O • Mt. Park • . ZONING DE SIGNATION: • • • APPLICANT'S REQUEST • The applicant is requesting approval of a modification to the Mt. Park Planned Unit • ` Development, Phase 5-B Master Plan, affecting Block 42. This modification would result in the removal of an existing multifamily restriction on the sites and would allow construction of four attached dwelling structures (one on each of four proposed lots), in s, accordance with the existing ComprehensiLy,,Plan and Zoning designation of R-O. IL APPLICABLE REGULATIONS • Y y.• . 11 A, City of Lake Oswego Comprehensive Plan: E x H I i T Growth Management Policy Element 1o% Urban Service Policies PUD 1-67(Mod, 10-93) • F Page 1 of 5 �. u.' l ti Y e General Policy III; Specific Policies 4 Residential Land Use Policy Element Housing Choice Policies General Policy II; Specific Policies 1, 3 B. City of Lake Oswego Zoning Ordinance: LOC 48,075(2) Relationship to Prior Approvalz and Conditions of Approval ; LOC 48.120-48.155 R-0 Zone Description LOC 48.760 Quasi—Judicial Amendments to the Map LOC 48.810 Quasi—Judicial Evidentiary Hearings LOC 48.815 Criteria for Approval • B. City of Lake Oswego Ordinance: Ordinance 1466 Order Amending Ordinance 1418 and Adopting Final Development Plans forPhase 5—B III. FINDINGS A- Back und: 1. The applicant is requesting approval to modify Phase 5—B of the Mt.Park PUD in order to remove a restriction which limits the development opportunity on Lot 7 of Block 42 to a four—plex, so that the lot can be ' , subdivided into four lots, each supporting an attached dwelling. This type of housing is a permitted use in the R-0 zone. 2. The site is currently vacant. The adjoining lots contain four—plexes which .. are contiguous (i.e., all four units in one building), , ". +' 3. On April 18, 1972, the City Council adopted Ordinance 1466 which amended Ordinance 1418, adopting final development plans for Phase 5— B of the Mt. Park PUD (Exhibit 10). ' a 4. Exhibit "B" of Ordinance 1466 specifically allocates a four—plex to each ' ' ' site (Exhibit 11). Since the applicant's request to subdivide the site to enable the ' `• construction of attached single family dwellings on individual lots represents a departure from the 1970 approval,only the Planning Commission is authorized to take action on this request as per LOC ' " y 48.075(2). This provision will be discussed in more detail later in this • ' • report. 5, The lot is 10,622 square feet in size. The lot drains from north to south with elevations dropping from 725' to 690' (Exhibit 6), " A 6. The site is bordered on the south by the Mt. Park common area Tract "D" 0 ' - • . (Exhibit 1), The surrounding land uses include the following: • • PUD 1-67(Mod, 10-93) -t Page 2 of 5 '/ • 1 • .r North: Four plexes South: Multi—family dwellings (beyond Tract "D") . East: Four—plex West: Four—plex The housing type varies greatly in the neighborhood ranging from attached ownhouses to condominiums and apartments. 7. The applicant has submitted a complete application as illustrated in the exhibit section of this report. The applicant has also held a neighborhood ' meeting with neighbors who live within 300' of the site regarding the proposed modification, subdivision and subsequent construction, as • ° required by LOC 49.301. The Mt. Park Homeowners Association did not • attend the meeting held, but was notified. The required notices and R ' minutes of that meeting are attached as Exhibit 13. B. Compliance with Applicable Regulations; City of Lake Oswego Zoning Ordinance LOC 48.075(2) Relationshipto Prior Approvals pprovals and Conditions of Approval Planned unit development approvals,conditional use permits, variances and Design Review Board approvals,and conditions attached to those approvals,and conditions attached to zone change approvals, granted prior to December 16, 1982 shall remain in effect until specifically amended or deleted by action pursuant to this Code. A request to amend approvals or delete or amend conditions of approvals is classified as a request to amend the zoning map and shall be considered as such unless the subject matter of the request is regulated by LOC Chapter 49 in which case the request will be processed pursuant to the provisions of LOC Chapter 49. `. Since the Mt. Park PUD and subsequent amendments to Phase were approved on December 1, 1970 and April 18, 1972, respectively, the proposed modification to Phase 5—B will be processed as an amendment to : ',. the zoning• map, However, the applicant only proposes to remove a condition which requires multi—family (four—plex) development on the sites. The intent is to provide the owners an opportunity to subdivide the lot, construct four attached dwellings, and sell them, No increase in • density will result. LOC 48.120-48.155 R-0 Zone Description Both the Comprehensive Plan and Zoning Maps designate the sites as R-0. While the R-0 zone is intended as a high density residential zone, LOC 48,120(1) allows all types of dwelling units, including single family . dwellings. The proposed attached dwellings are allowed in the zone, LOC 48.815 Criteria for Approval PUD 1-67(Mod. 10-93) Page 3 of 5 • • . • ' ,...r . « A. t ., ii The Planning Commission must consider the following criteria when 0 , . evaluating a quasi-judicial zone change request(although this case ` involves only a change in the housing type listed for the site): • 1. The burden of proof,in all cases,is upon the applicant seeking ,,/' approval. a . • The applicant has submitted the information required by LOC 48.760(2), This information is attached as exhibits at the end of this report. 2. For any application to be approved,it shall first be established that the proposal conforms to: a. The City's Comprehensive Plan,and, The proposed modification will not change the IL-O zoning designation, ` therefore, it is consistent with the Comprehensive Plan designation of R-0 for this site. Staff finds that the applicant has adequately supported the request in the narrative (Exhibit 3). This report provides a summary of the application and addresses the most important issues. Growth Management Policy Element: ; r.. , The site is currently being served by adequate public services including • streets, water, and sanitary and stonn sewers (Exhibit 6). The proposed modification will have no impact on any public facility or utility, •,t • - Residential Land Use Policy Element: • The proposed modification will simply provide the opportunity for division of the site into four lots, and a change in the ownership of the future lots and each attached dwelling without changing the composition of the dwellings. Any type of dwelling unit is a permitted use in the R-0 v zone. This action will also satisfy General Policy I of the Housing Choice Policy which requires that the City . . encourage the provision of a range of housing types to meet the needs of various life-styles and family types." `r b. The applicable statutory and Code requirements and regulations including,.. - . i , , iii. For a zone map amendment, the site is generally suitable to accommodate development consistent . with the change and that public facilities and :: services are available or are programmed to be • .• available and area adequate to service • development that is consistent with the proposed change. If the request is to modify or delete a . "• condition of a prior approval, it must be •.' M .1 ,PUD 1-67(Mod, 10-93) 0 , Page 4 of 5 ,1 . - , f - - • f, • determined the condition has been satisfied,is no , • v. '4' longer necessary or that deletion of the condition is in the public interest. The applicant's proposal is not a zone map amendment [but is required to , be processed as such per LOC 48.075(2)). It is a modification to a planned unit development approved in 1972. The current R-0 zone will not change as a result of this application. As reviewed on pages 3 and 4 of this report,adequate public facilities are currently available to the sites. Regarding the proposed modification to the Mt. Park PUD Master Plan, staff finds that removal of the "four-plex only"restriction will not be x injurious to the public interest because (as discussed earlier in this report) • it will enable the division of the site and constructioo of attached dwellings similar to those in the vicinity and allowed by the underlying • R-0 zone. III. CONCLUSION Based upon the material submitted by the applicant and the findings presented in this y: ,,.'..... • report, staff concludes that all of the applicable criteria are met, , IV. 1 ECQMMENDATION • Staff recommends approval of PUD 1-67(Mod. 10--93). EXHIBITS ITS 1, Tax Map s 2. Vicinity Map 3. Applicant's Narrative, dated November 1, 1993 ' 4. Property owner's authorization, dated October 8, 1993 "' 5. Soil investigation by J. McDonald,dated October 3, 1993 6. Existing Conditions,dated November 8, 1993 7, Proposed Development, dated November 8, 1993 8, Landscape Planting Plan, dated November 8, 1993 9. Preliminary Plat,dated November 8, 1993 , 10, Ordinance Number 1466 11. Exhibit "B" of Ordinance Number 1466 'f• 12, Mt. Park Phase Divisions 4r;,a • 13, Neighborhood notification documentation ' • 14, Minutes of Neighborhood Meeting, dated September 21, 1993 • 15. Letter from R. Ericsson, Mt, Park Home Owners' Association; dated October 7, 1993 16. Letter from A. Hirsch, dated November 4, 1993 r r. (dIkM &cAMIPL wDo,.67(Moalo.9a)nrr33.U►.o9 •y . • PUD 1-67(Mod. 10-93) Page 5 of 5 • . 1 r'. • 1 ». 6' y Y•. • y • •r J f w 4. C �. 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EXHIBIT ,� -�„ 1� I1q (—Iv7&Do b wi3 i t. • 16 A V 17 ° • 1 •• BALDWIN HEIGHTS Project Narrative ,NO", 1 I. INTRODUCTION • '+ EXHIBIT foa) A. Property Description • The property included in this request is a 10,622 square foot lot parcel locate yin ountain`' Park. The project site is situated on the south side of S.W. Cervantes and is approximately • 100 feet in width by 102 feet in depth. This property is described as Lot 7, Block 42, Moun- tain Park Blocks 42-44. B. Request Summary b , • The subject property is zoned R-0, a High Density Residential zone, and has been previous- ly approved for development with a four-plex under the original Mountain Park PUD (PUD • }'. 1-67). The applicant proposes to develop this property in a slightly different manner as a } four unit townhouse project. The distinction between the two types of development lies in the proposed ownership pattern. Rather than the single ownership with rental units presently approved, under the new proposal the property will be divided into four tracts so that each unit lies on a separate parcel and can be individually owned. The applicant is seeking approval of a Major Modification of the Mountain Park Master ,. Plan to allow the proposed change in use. Upon approval of this proposal, subsequent applications will be filed for approval of the preliminary subdivision plat and Development Review. The proposed townhouse project is compatible with the character of the existing neighbor- hood. This report will demonstrate that the proposal conforms with the City's Comprehen- sive Plan, zoning ordinance, and development standards. • C. Project Description • , • The townhouse project will offer a two bedroom, two and one-half bath living unit with kitchen, living and dining area, deck, loft and one car garage with private entry. The build- r. ing's exterior appearance will he a contemporary style, similar to the neighborhood, with the selection of exterior materials of brick, lap wood siding with solid stain contemporary colors, • and wood roofs with a slope of 6/12 or less. building's height will be approximately 1- 1/2 stories on,the street elevation, with an additional lower level on the south elevation, • • Each townhouse unit will have parking for two cars (a one car garage and a driveway park- ing space). Trash and reqcling items will be contained inside the garages. • • 1 , v n l/ The landscape concept for the project is to offer each unit as a fully completed package, 0 , . including completed landscaping. The planting plan illustrating the concept for the treaat- ment of each property will be submitted at the time of development review. The east and west end units will include ornamental shrubs, trees and ground cover planting in the front as well as along the sides of the building. The two center units will offer trees, shrubs, and ground cover around the entrance areas and street frontage. The street trees will be chosen • ' to match the existing street trees. The other ornamental trees will include selections for seasonal color and a balance of evergreen and deciduous materials. The lower part of the • four lots will be treated in similar fashion. Plant materials for the lower bank will be chosen '. for drought tolerance and erosion control. • "' The schedule for development calls for submission of construction documents in December 1993, commencement of construction in January 1994, and completion in June 1994. ` : II. SITE INFORMATION • A. Public Facilities and Services ,� The subject property is serviced with all necessary public facilities and services to support the development of this site in the manner proposed. Public water is available from the • existing 8 inch line in Cervantes. Sanitary sewer is provided from an existing line in the common area immediately to the south of the subject property. Storm drainage will be provided from an existing open drainageway located immediately to the south of this site. A storm water detention facility will be developed on the southern portion of the site, below v the lower bank and between the greenway path. This facility will be planted in grasses se- lected for their ability to mitigate sediment and pollutants found in the surface water run-off. • ' Utility services for electrical, gas, and telephone are located in S.W. Cervantes. T.V. cable is •• available in the open space along the south boundary of the property. B. Land Use ;. The project site is vacant. Neighboring structures to the north (across the street), east and west are multi-family residences of two or more stories in height. These units are developed - with either garages or carports for parking needs. To the south is a common area that is . greenway with a paved walkway, tall trees and dense shrub growth. On the other side of the common area is a multi-family residential project called Jefferson Condominiums. ;, C. Physical Features '' The subject property is located on a hillside which slopes downward to the south from Cer- - vantes, Slopes near the street are less than 10 percent in grade, but increase to more than v 50 percent grade approximately 30 feet from the right-of-way, Slopes at the rear of the lot become more shallow, dropping to 11 to 16 percent in grade. The site is open, with the • • -• �" exception of scattered deciduous trees (alder & ash) near the south and west borders of the 4 • •, site. Common area, including a paved walkway, a abuts the south border of the property. a a + . 2 y C r V • • IIL COMPLIANCE WITH COMPREHENSIVE PLAN A. Growth Management PolicyEleme nt 1. Impact Management Policies: Objectives: , J To ensure that new development and redevelopment is compatible with community objectives related to the natural environment, community character, provision of public facilities, and programs and enriches the quality of lift: To mbz%tnize adverse effects on - Natural resources or processes - Physical facilities - Aesthetic character General Policies: L The city will protect natural resources and processes from adverse impacts of devel- o opment, within reasonable cost limitations. Comment: The subject property has no significant natural resources present on •, the site. The most significant potential impacts upon natural processes involved:.... .:.,.. ,. , 40 in the development of this property relate to erosion control and storm water management. Erosion control measures will be provided to City standards ' • during construction. Storm water quality will be assured by maintaining the exist- ing open drainageway to the south of this site so that sediments and pollutants can he filtered by vegetation in the drainageway. It should be noted that the proposed change to townhouse development from the approved four-plea changes only the ownership pattern for this site. The impacts upon natural processes from both types of development are substantially identical, . 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. • Comment: As stated above, the proposed change to a townhouse form of multi- family development from the approved four-plex use will result in no significant imp act. The number of units proposed, four, is the same under both proposals, The. physical appearance, lot coverage, parking requirements, traffic generation and other physical characteristics are virtually identical for these alternative • types of multi-family development. All required utilities and services are avail- able, Detailed evaluation of the project will be conducted during the•develop- ''4 .fit • ment review process. This policy is met. • 410 . . • . . 1 III. ;rte city will require new development to pay an equitable slime of the costs of public facilities, particularly sewer, water drainage, parks, open space and streets or traffic improvements. IV. The city will require new development to pay an equitable share of tfie cost of gov- ernmental admin stration, require by the development. • Comment: The proposed development will contribute to the provision of these • ' public facilities and governmental administration through required systems t 'e' development fees. Y. The city will plan and program for the provision of adequate public services and facilities. The public tac:ilities required for the proposed tour unit townhouse project are `'`` identical to those required for the four-plex project previously approved. Therefore, the proposed change in use has no implications on the city's planning ' for public facilities. B. Community Resource Policy Element 1. Natural Resources Policy Element 0 ::: ' ''. :.' a. Air Quality Policies Comment: The subject property is approved for the development of four multi-family units. The air quality impacts of the proposed four townhouse units would he identical to those resulting from the Four-plex project -- '.' primarily relating to vehicular use. The scale of this project is such that it will have negligible impact upon air quality. Therefore, approval of this application is consistent with these policies. b. Wildlife Habitat Policies Comment: The subject property contains no significant wildlife habitat • areas. The open drainageway at the foot of the slope along the rear property line provides a water source for birds and small animals. This , area will remain open and the water area will be widened to accommodate • a storm water treatment facility. The few trees on this site provide a poten- k` , tial nesting area for birds. Many of these trees, however, are in poor condi- don and would need to he removed for safety reasons in the near future , "' • even if this site were not developed. The most significant trees, in terms of "' • ... � . t ilocated potential wildlife, habitat, are those located along the drainageway. As . shown on the site plan, these trees will not be disturbed by the proposed0 • construction. i rn • . • • • c. Distinctive Natvral Area Policies Comment: The subject property is located on Mt. Sylvania, which is identi- v�. , tied as a Distinctive Natural Area in the Comprehensive Plan. Consistent with the Distinctive Natural Area policies, significant areas of Mt. Sylvania were preserved as open space in the development of the Mountain Park ' Planned Unit Development. The subject property was approved for • development under that Planned Unit Development. This site does not J u .. contain any valuable natural features, in terms of wildlife habitat, endan- gered plant species, or significant stands of trees, which would warrant its preservation as open space. d. Potential Landslide Area Policies Comment: The subject property is located within an area identified as having potential for landslide hazards by the "Potential for Landslide Hazard" map in the Comprehensive Plan. Consistent with City policies for such sites, thtl applicant has retained a soils engineer to evaluate the site for stability. This report, containing recommendations for construction . '' techniques to safely develop the proposed project, is attached to this appli- cation. . i,:'7,.1..: e. Potential Erosion Area Policies • Comment: Because the subject property is on a hillside, erosion hazard exists on the property. With appropriate erosion control measures, however, this ,site can he safely developed in a manner consistent with city standards -- as have adjoining parcels with similar conditions. Details of the erosion control plan will he reviewed during the p develop- ment review application process. . ...- f. Weak Foundation Soil Policies Comment; The subject property is indicated on the Potential for landslide r (•, Hazard Map in the Comprehensive Plan as being outside of the areas having potential for this hazard. The site soils investigation attached to this • � � ` application details construction methods which can be used to allow safe development of the proposed townhouse project. g. Quiet Environment Policies Comment: The subject property is not located near anysignificant svurceti. ,. noise Because of the, small scale of this project, it will not result in any ' ., significant noise increase in this neighborhood. Further, the noise that is • 5 11 , • „ 1 r ,• associated with this development will be no different for the four unit 1,' ; townhouse than for the four-plex. Therefore, these policies are not directly. 0 applicable to this proposal. t 4' h. Energy Conservation Policies Comment: The proposed development is located on a south-facing slope with excellent solar access. The proposed townhouse lots will be oriented on a north-south axis allowing for the units to take advantage of this solar orientation. Approval of this request is consistent with these policies. i. Solid Waste Policies Comment: This application will have no impact upon solid waste materials because the amount of waste generated relates to the number of multi- family housing units proposed and not to the ownership pattern. The ` ` number of units will remain the same under the townhouse proposal as presently exists under the four-plex use previously approved. •''': �• j. Water Resource Policies • Comment: The subject property does not contain any water resources and 0 ..,• . . is not located in an area with a high water table. Therefore, these policies are not applicable to this request. '• C. Social Resources Policy Element Objective: The development of a community environment designed to encourage creative community living and sense of identity. rP: r ' Comment: The subject property contains no historic sites or struc- • ' ',�. tures, or any other features relevant to this policy element. There- fore, this policy element does not directly apply to this proposal. N D. Economic Resource Policy Element . Objective: To conserve existing ecornomi4 resources, to maintain and improve the • ` health of the local e .onomy and to contribute to the overall well being of the regional and state economies, Comment: The subject property is located in a residential area and has no historic use for commercial or industrial purposes: The only ... , . economic impact associated with this proposal relates to temporary jch production during site development. Therefore, this policy40 element does not apply to this proposal, 6 ` K 1 u u... , . . 1. . ai ./• • O .. , 7j V E. Residential Land Use Policy Element 1. Residential Density PolieiPs • Comment: The subject property is designated R-0 on the Comprehensive Plan �.' Map. The proposed four lot townhouse development on approximately 1/4 acre would permit a density of 16 units per acre --well under the maximum density permitted. The site was previously approved for 4 multi-family dwellings and that density will be maintained under the present proposal. Portions of the site • •: are steep, but the soi's investigation describes construction methods which will allow for safe development of the proposed use. This application conforms to `" residential density policies. 2. Residential Site Design Policies Comment: The proposed site plan satisfactorily implements the Comprehensive Plan policies relevant to this property. To assure compliance with the minimum ; criteria for overall site design, the applicable development standards will be addressed in the Development Review application. p. 3. Residential Igei6hborhood Policies Comment: Thr, subject property is not located in any of the neighborhoods included in this section of the plan. Therefore, these policies do not apply. , • F. Commercial Land Use Policy Element Comment: Not applicable. This site is not designated t'or commercial development ," R` ' •' • nor is commercial development proposed. G. Industrial Land Use Policy Element . . Comment: Not applicable. This site is not designated for industrial development nor q, : ( • is industrial development proposed. A. Opea Space Land Use Policy Element J 1. Public Open Space Policies Comment: No public open spaces or pathways are identified near the subject property on the "Planned Opens Space System Map" in the Comprehensive Plan. These policies do not apply. •.. ., 411 p. II . . % . . , . r� • 7 f y� y / r r • 60 Jt • • M1 I. ) fi • I. Parks and Recreation Policy Element Comment: No parks or future park acquisition M . ..quisition sites are identified on the "Planned City Parks System" map in the Comprehensive Plan as being located in the vicinity of v the subject property. These policies do not apply. Jr ,. • ' J. Transportation Land Use Policy Element f Comment: These policies guide planning by the City for transportation facilities, .= .., They do not directly apply 1 to this proposal. It should be noted, however, that the a transportation impact of the proposed four townhouse units is identical to the previ- ously approved four-plex. , IG Public Facilities Land Use Policy Element Comment: These policies guide public facility planning efforts by the City and are not applicable to this proposal. As previously discussed, however, all public facilities required to serve the proposed use are presently available to the subjectproperty. . .•� L. Role of Government Policy Element Comment: Not applicable. This proposal has no impact on city government. M. Special Area Plans Comment: Not applicable. No special area plans are identified in the vicinity of the subject property. 1 0 IV. COMPLIANCE WITH ZONING CODE PROVISIONS Detailed review of compliance with zoning standards will occur at the time of Deve;l- opment Review. The following information, however, demonstrates that the proposed r use is generally in conformance with these provisions• A. Residential 'High Density Standards (R-0) 1. . - . 1. LOC 48.130 Maximum Density, Density Bonus = As discussed above, this site41. posed with this application , • . • .• y b planP ,•• . has been previouslyapproved for four multi-family dwellings. The ro- 4, p maintains this density. , ' • 2. LOC 48.135 Lot Size, Density Transfer - No minimum lot area is established for the R-0 district, The proposed townhouse units will comply with the maximum FAR standard of 1.2, • 8 , t V ' J 3. LOC 48.140 Lot Coverage - The R-0 district permits a maximum lot coverage for buildings and required parking of 60 percent of the site area. Preliminary design plans indicate that the proposed development will be very close to this maximum coverage standard. Compliance with this standard will be den;:in- strated at the time of Development Review or, if necessary, a variance may be requested. 4. LOC 48.145 Unified Site Plan Required - Detailed site plans will be prepared at the time of Development Review application. a 1 5. LOC 48.150 Setbacks, Buffers and LOC 48.155 Height of Structures - The proposed townhouse units will comply with these standards. No variances or modifications of these standards are planned. V. COMPLIANCE WITH DEVELOPMENT ORDINANCE STANDARDS • Detailed review of compliance with development standards will occur at the time of Development Review. The following information, however, demonstrates that the proposed use can be designed to conform with these standards. 1.005 — Historic Resource Preservation 4 • - 41) • The site does not contain any significant historical resources. p 2.005 -- Building Design Conformance with these standards will be demonstrated at the time of develop- ment review application. • 3.005 — Stream Corridors The subject property does not contain any stream corridors. This section is not applicable. • 4.005 - Wetlands • The subject site does not contain any wetland areas. This section is not applicable. 5.005-- Street Lights ' This standard is applicable to all developments which Include public or private • • streets, Existingstreet lights are inplace on Cervantes. street 6 A No new street lights are required or proposed. 9 t• • .1' • '1 • b I. 6.005 -- Transit System fill) ,,• ''' The closest Tri-Met service is located on Kerr Road. This neighborhood was• ♦ ' developed without sidewalks and no paved access is availa le to this transit line from the subject property. . • 4'` 7.005 — Parking and Loading : h. All lots within the proposed townhouse development will provide for two off-street parking spaces, consistent with the requirements of this standard. 8.005 — Park and Open Space A. Open space was previously dedicated with the development of Mountain Park. No new open space dedication is required in conjunction with this Major Modification of the original Planned Unit Development. 11 ' 9.005 -- Landscaping,Screening and Buffering Landscaping consistent with the requirements of this section will be provided in the development of this project. Detailed plans for the landscaping will be submitted with the Development Review application. . .. 110 . 11.005 --Drainage for Major Development As discussed previously, storm drainage will be provided via the existing open drainageway along the south boundary of this site. • 13.005—Weak Foundation Soils `i y The subject site is identified as having potential for landslide hazard. As discussed previously, a soils study has been prepared for the subject property and is attached to this application. This study identifies construction measures which will allow for the safe development of this property. 14.005 --Utilities The proposed single family dwellings can be served from the existing utilities in S.W. Cervantes and those locate in the open space to the south of this site. No new utilities are proposed, 16,005 —Hillside Protection and Erosion Control r The geology study provided with this application demonstrates that the develop- 0 • meat of the proposed hillside site can be accomplished in a safe manner. The 't r 10 M t. erosion control plan and other information required by this section will bib provided ' .:^ with the development review application. ?" M• 17.005—Floodplains q The subject property does not contain any areas identified on the Flood Hazard Boundary Map for the City of Lake Oswego. The standards of this section do not %apply to this reques 18.005-w Access The site plan submitted with this application demonstrates that every lot within the proposed townhouse development meets the street frontage requirements. 19.005--Site Circulation - 'Driveways and Private Streets Access to all townhouse lots will be provided directly from Cervantes. No rivate streets are proposed. Driveways will be developed to city standards, p • • 20.005—Site Circulation-Bikeways and Walkways No bikeways are identified in the Comprehensive Plan which would affect the ,, subject property. Therefore, standards relating to bikeways are not applicable to >, •this request. Pedestrian pathways are installed in the common area along the south .1 property line of this site. CONCLUSION: This report has demonstrated that this application for the proposed Major Modification of the Mountain Park Master Plan conforms with City Comprehensive Plan, Zoning and Development Standards. Based upon this analysis, approval of this projects rrer uesteddinance n q • r , Y s ' t • y 1 11 v • - • •" h " . • • n - IQ V 1'. ' N • . . •• •.. ••.. . • . •. • .• •1 • r• • • .• • e • Y .• ♦ • 14 ry. �. Y • • . v • DATE: OCTOBER S, 1993 TO: LAKE OSWEGO PLANNING DEPARTMENT • LYNN MINICH HAS AUTHORITY TO SIGN AS PROSPECTIVE OWNER PERTAINING TO HER APPLICATION FOR PROPERTY DEVELOPMENT ON LOT 7, BLOCK 42, MQTJNTA IIN PA RK, LAKE OSWEGa PER THE EARNEST MONEY AGREEMENT • DATED 9-1-93, • } BASHAR TAPPOUNI R OF RECORD ,y • • • i tii• EXHIBIT A • L. rl: . 1-4i �1c 1s•1y• ;fir • itl• . . 4 r ♦„ • • L \ ui ,• II 1 1 Y A �Y 1 • JOHN McDONALD ENGINEERING EXHIBIT SOILS-CIVIL•GEOTECHNICAL C I 3 \ '.. :,, : 0Ground-Penetrating RADAR 10116 S.E.STANLEY AVENUE PORTLAND,OREGON 5,7222.4351 rR90 l-4764«0.0-93 (503)774.0077 October 3 , 1993 Jerry C. Robinson AIA PO Box 23541 Tigard, Oregon 97223 • • SOIL INVESTIGATION FOR CERVANTES CIRCLE SITE IN LAKE OSWEGO • The Cervantes Circle site in Lake Oswego is 100 by 103 feet in size and four units are planned. The purpose of the investigation was to check on the presence of fill soil on the Q', site. The lot sloped gradually down from the street and then broke sharply dawn. Viewed from below, the sharp contour change, and the buried tree trunks confirmed that a fill watt present. Boreholes were made with continuous sampling . Soil samples 1 r. b N were given hand classification tests to decide whether they were of clayey, silty, or sandy nature. Their colors were referred to the standard Munsell soil color plates for clues to the soil moisture regime and to the pattern of soil development. . Soil firmness was assessed using a 1" diameter penetrometer , driven by a 31 .5-pound weight dropped 27 inches while a count was kept of the number of blows needed to drive the penetrometer a given increment into the soil. For uniformity the results have been converted and are expressed as equivalent Standard Penetration Blow Counts. Borehole #1 was made 10 feet from the street curb. 0 to 5 ' Yellowish brown silt with gravel in the top couple of feet and then with streaks of dark A. reddish brown silt P 5 ' Dark reddish brown silt. Definitely original ground 4 • 2 .5 to 3 ' Equiv. SPT Blow COunt 12 -'" Borehole #2 was made at the shoulder of the fill surface. 0 to 3 ' Silts of mixed brown colors with occasional .� gravel pieces 2 .5 to 3 ' Equiv. SPT slow Count 6 3 to 5 . 5 Dark grayish brown silt with bits of organics ti 5 to 5 .5 ' Equiv. SPT Blow Count 4 5 .5 to 6 .5' Very dark grayish brown with bits of organics s 6 .5 to 9 ' Very dark gray to black silt with bite of wood , �. ` wet and soft 9 to 10 .5 ' Silts of mixed colors, dark reddish brown, dark yellowish brown and grayish brown 10 .5 to 12 ' A soft stone, black and brown silt, and Wood . • 1• o • • n:- Ili - `�� ' \.,_ '�♦-r. ' • 2 Jerry C. Robinson AIA October 3 , 1993 •s 12 to 13 ° Very dark gray and dark reddish brown • i 13 to 14 ' .Very dark gray, dark yellowish brown, and dark reddish brown 14 ' Dark reddish brown silt. v In the first borehole it was hard to tell where the original ground ended. The normal soil sequence is dark yellowish brown, then mixed with dark reddish brown for several inches before the �';• solid dark reddish brown soil start-S. In the second borehole it is possible that the original ground starts about 12 feet down , ` and the soil below that is stained from the organics. p � The fill soil is concluded to be not useful for structural support. c Removingthe largequantityimpractical . `•',' g of fill soil is Steel piles would be expensive for such short distances to firm ,. soil . My recommendation is to consider the use of cast-in-place ' A piers. A contractor with an auger arrangement on a ,trackhoe can reach out considerable distances to reach various parts of the °" site. A graph is attached that shows allowable loads for different depths of fill and total pier depths. To make use of this the soils engineer would have tc inspect the augering and • . ` determine where the original ground started so that the correct " total depth would be augered. When cast-in-place �', p piers are made the critical operation is • , in having a firm base on which to pour the concrete. Where there 4v, � is water in the bottom of the hole the end of the concrete pump 0 , truck line has a steel pipe end section about ten feet long that can push down through the mud and start the concrete below the ' mud so that all of it can be lifted out by the concrete. Where the hole is dry the loose soil Clods on the bottom of the hole 4 , 1., can be thumped with a hand tamp,= on a rope to make a firm `' surface. However, where neither of these conditions Nre present, a PVC pipe with .~ protected bottom opening has to be inserted down to the bottom of the hole so that cement grout can be injected e• I. .•• --- • , ,• after the concrete has set up. 4 • • Very truly yours, . , „;• .fr ' 2; . INE,,''Y� r .. R / e c ill '; 01lr6otl r , '� M aD0 s • W .k .' • • .] `9° -ti 1! t CO • !( 1 t ,.. V �I Ad 1• • iro • '1. k • •� f `�: • 1 /� /L G. .r, 444 Nerd jvv se /4 I /C F/G. C.. —M1 } • �, 2 1 • I 1 1 , • 1 • 1 6f /.„1-®0 d '�, F/G.4,4 telv4 L I , • 1 1 1 . • 1 .�PsP'6 4, d�O .l sQ • /.'°dp lr9 P/F.(' S C4 .r-/N- pt./4 cF 1 • I { :5'O o a r"o I 2 Fo r S",r/ ' /4;1 / c v'A/ i i f /=oR 'AXE" degR l.vyr 1 1 y S'b/G- �e2 /Cr/ 0* efoti,.4c 30 .I"o/4 PF�firr /Dp fir,� / ' I I { O 'I � 1 • 1 I X ® ' ° /.' +, I • 1 1 , acs, ,,: ° ; • P/c--• le pe�r1-/ it J JOHN McDONALD ENGINEERING . ' j . 10116 S,E, STANLEY AVE. i 1 • I , ' I I PORTLAND, OREGON 97722 ;I I i I I H Ii I 4110I 1 1 I 1 J ' ° • 1 y I j • y 1 t 1 " " Y A M r r • r/ G • r . a.` z • ...; A, ; . .` C Ya ', A 1 r. rk • .r • 0 • i' 4 4 ` ,. , • p • , . . . . . . ., . . .i • 0 * • . . ., M ... . ..... . . ._ .... ...,.. _____ _ __ ,.... ,* 4,1 g! fir i i 1 • ...r... i....v,` I. S.1r r,. , Tlks 4.f-----�..,..��.^�•....%�_., �-.�_ ,NOV 8 .�;���, }♦ A'r.) `.. `.^.O ``�� a* -. YICINY llAt y•,, : . . *\•:.1' ' u8.1,1.;:.. -•i, .. ----- ' --/ ..,.._ i_.., ,--- C-4-- 1111141/411 aI M `�� )`\ r�.:i aw.i 9`.09 I. Ion-,y.(`'r I ..r/�p �I�hl 1 ( avn Nomtlr qf. ` ,11 ) (ctbJ .,} `7�,.. ' .t�l� 1 ,i•tl Ala. 1 M�+.i•..r riN • � 1 4 \\\ Ni Y 1 n '..a♦, .lit♦ �•�•�.:I..N 1...1I1.N fir i.4 `�,� 11\ \`\, \ <..n. �I ,11� • f!r 115,,"VI N�.•..+,A 1.N 14.4 1w 11... / 4 \ ''O d`. _. i1 i i 'r`. 'y ' C.41,0"�+w N•....d�M w.N.. , rt _,Y / / i ' t�'u I /_ / IN LCT u 1 MICIIIT • rt ��../ __ ::: -, -, t,. l i j y is \NN �\tC i▪°a(wlliro II ell I „"N' / w • _ 4 T 1 / LEGAL 0ESCItIL'TIGN LANIISCAPE.AIN,111TECT • N.. J � I j I ... .� 1{. `7 �.- '' �.r,.N - ,,,,;;. i / 11 .u.1.N�'�'� WlN)I�/0t11S1 C♦INfi/TI PARS.WUCrl 11 11 rll lNI♦L1"SNIT SIN LUNLIN INI1 . `'.4 . �. wr •:nl w•�aw.<r S N 1 f Mu. �.l o5M'1.IMtJM SIIU1. • / 1,. ""�-•- `'�.� w' �"'1 1 1A.1 O1<1 GU,WIMW/.I KOMI/ 104 COI NM wi 611 SISO .rr N..+.w. fi•:n' r.`�.�. •"`'- �'� •6'i� �,'+w �.,�..,. .41��. MICA LIIIIAN 1'IANNING ',•\ .r 11 ' �� M-.'1• r 1. 1 y ^- .,�r / / ,V(I, fa11 SO 11 ;uwNc P11011441t wt r' �„' �, .�'=w w r..�.,q I 1 . . SN.1t IM. POLO _.-�. ,• «,,,.�\ l. 1:GNTGWi INTEItYAL w.u.<.n1iu.1 .1))i -Y ( <..- MINK(S01)IS/•fIHI C.., `r...N«I..r) ' P 1 S A r inn 4 N r.r ��--�� �•2"�"^ +.„ 4` ^""'n r j '�, '�• YCItiICAL DATUM CIVIL CNCINLEIIINGL&UIIYEYING •« �.Ni g4l t�. "Nt + \,� Ipg.>` .. 1 /E,. (°.l Os.s Uu oit1N1 tG....ss t«rw(1.«1¢ „M 1 SSSi SC IrMI NOM t+k_.y, � .... a �,' [1((•0� I , "a„q Ki1< S SWOT rift W 1111MLM1 M/hNNi1. YS<41.i,b1IUr1 rl))) TO;t .. ..` . yi,,,,, • i 1 N1U K U/SIwOSK SiNI[f♦)IMIIr MMI NNYR(SUl)LSI 1U'1) ,�1.:: • _ ., _`"-fir -a ` 1 - a.R 1.«rr.N.N. • l�' . 'N. i..W. EXIS7INGCONDITIONS 'J.irs.. .. SITX PLAN i11UK� �- .NM. 11TM .. ...« COMPASS 111'1 ' _ �, _ A S CORPORATION LYNNk NlNicll r , 1 t♦t i ... I.wIMNc si.+11.s n♦1•..c.,_.�._.�.�.�a�... WM eI YWSrS OP,Sum III ... S 1 7 l� ...-. _- ---.. 1.4...r..'�� F 1111 Mrrc4 UYII'All 01611 ►uaNS OP f�N ��. 1_ IiAI 1)WIN Ilt'1 _ N.�l {.y :r. - r.�S1S1)i.l>r1 L.W _ .�1Ww.i ryr�tw'i ., a ' 4 EXHIBIT Rol-GI( y44- 1$; '-•4- •.1 ..i' 1. ;rat 19 • • • „s tt 1 f_. . 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" 7 II .MI.O amens y.» w•..4::.W1 y `; . "` Id �w, r '•• re IUNu Lor reuL�_ • I, 1. 7-- 1 �BAYYL..mti raucriltt ENT IANI:E y w•..�.:.h..,1.... •�,.,Y.."`Y .r- / ` _,�'' ` �1..'...r l... s �•11'..a.--yi* y.1—-7..-'>li,:'.'�.. T14 i y.-•1 1/ ( I S • • IIL_ 1 w 1 II 1 t ! - W\. • r '+-.R " ." ,� PROPOSED IMVI-i 1.OP1/7GNT 1 , " .—w.. ` w • _ .-_ SIT PLAN COMPASS CORPORATION iwil no '_ W •-,— �----- ME 1INICNr.r lc7 ma�' 10.11% 111..1111.4 n. t3nt.t)wIN ur�1ct 'rs ,,• ,•1 .,�.a..�l lui 0„Cl.1114Gell 111074 WONtl 0,1•SIIII• • • . • 1 NOV I 1 1 al EXH.1SI a r 41) 0 1 *7 . f ,l + 4007.131 t - 4 r ♦ a b . • I1 • 0 9 • • , . .. . . . .. ... .,. . . • HAM UPt 4.• -..1 1144144104 rs 44440*.6.h.i Comm Pkw.4 AU. .w....r i yard 1444 • a ►,r...., D r.1 •1• r EXHIBIT a1 0060•.e*.r 1 r r u1 • Mk " --- -.. -.,_s._� oi r ureelO� i r• r Of p'0..° '"'''`44 1.40444440444 '"°n r'-` _ - • ILto I•-to? 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R 1 -.,v tea. • —.....s ._- - �ss .4+` f r r , al .41 limo if,••• 6 ...... .... . .....„. k ..,,,,„ ....,_ • 4p f ..`:inzl ' rya a ' aff/ I i ...'''IL'",....7k4 144.:.',..*:::Z.. \7..... ,...:.1 \......i Ia.a impUK / YrY`..y • PI 1 EXHIBIT NOV 8 _ 1.\ \I.f 1 ,.`f Lr NIA rutuf WI] ' I 1 1 I; A ; .1M11W1 1 q 1 t l.,I RED 1- 7 lU.1J� rq 1I I`I � �„r I �. I ,I 1 1 ANL`IIIIE t 1 .w K»un >V ®,.,t I 1 '((/4,,I \\ l....v 11 u1 Ail \�(/ j� Y6JMU 1w1GM I.•t��i I f r s ,_\ �� r..r.{� 4s'"'_ j �f `i i.•..rw nowt IMII ICU 1111PO POI 11141 ,,...r,.y�•-`IL l,.! a... I v_'� i.":a•• i""`"' tiwlir'r:� 1�yH. I e"'�ar^,' 11113AL pL9CNl1`110fi , '1 ' V , •"--4•./ kl T ':v-Y•. Imo` ,i��'// /1 lul r,wirilui ru a wcNr►1 IANp$�Al l AlILI111f LY 1 Y:. ♦4�I^v i I•�,a` l'1 '4 ."i5'�t,r ,4`I„i.,.4J1 C11 III CYI IIa11CN 11WY11W11}} r ( i1 `• `• +'� 1`' lAal U1M ^ UiW UIL(W IAS1+ - 4� "`.�--1'." ® "•.'-•j k `" i 1'y I W YIA tiKKlul CIMWII (MILiW 1:',1 i11/1M1 IMII In ,• a•1..•..1-t trite:AItu J. I _ i/� 1a11 w I t LhUAN t'IANNIfIU 'N.'`."t.,r r.M .(' .. l by r a`'�t If , 11111 f N 01,001 AK �< S r + ' "� ` I j 1 I StINIp<ill INtf11VAi • w �1. / • 1 wow 4K W11K1 MUM Irlll /l na •�'�., i .( 1 1 C i lilt haµ IIAl)1Al 1111 �' .1//yam `! F ` , 1 .� If1 itIIL'AL p®iNY Gh'14 tNGINEKWNG/gUNYi YINp F . .w.w .,_ L/ '\� .. ._ Jam' ` �<} 1 (MI UtN 4U Uh11K1 CiYa 1111bIa11 MIA! r... <'• w/,) /` •• ltl0 C V W AfIIYWa MAhaY11 P/11 11+1 Illell trwrr..r..Mr Mi.l.e w- E. "� ..,,1_ ,. ,lip,wrri... w'Y11MaulA CMl1 A11N11 P111 aMIIW11111WWN11111 4.i. — IU1C 1 W It Vt.RP .., 1 •I. Iw1 W_ a IN • ♦• "-�-. K'f •�.-1 1I II It1.1•IAIINAItt PLv-_:r.r »; COMPASSCORPORATION LYNNC IIINICI 1 °_ -yrI11, „j .�w1 } �I�:s111 YIC 1 :J:1a1w _, _._ 1u1u1e•InUIuCuI 11cwoN.►umm1!lal NUN IC1 /Yi1� .. .a. .IIAI,U1YIN 11 ?I(ill"1' iA . • •� 0 0 0 * ; .,',' '' u. ° .. n ,,..� • .- Y • .�d .Lit.` - 1.. • - • r} ' a Y AN ORDINANCE AMENDING 'ORDINANCE NO, 1414 ,ADOPTING ;FINAL DEVELOP- MENT PLANS FOR PHASE V-B OF MOUNTAIN PARK PLANNED ;,UNIT DEVELOPMENT; CHANGING THE ZONING ON CERTAIN PROPERTY AS DESCRIBED HEREIN PROM R-30 TO BECOME A PART OF SAID PHASE V-B; AND DECLARING A, '. EMERGENCY. •: 10 : THE CITY OF LAKE OSWEGO ORDAINS AS FOLLOWS: SECTION 1. Ordinance No. 1418 is hereby amended Cy the addition of the following Section 7.1. The provisions of said Section 7.1 (together with exhibits incorporated therein) shall be adopted • as the amended final development plans for Phase V-B as described ` therein. • „ 1 • ' Section 7.1. The City does hereby approve and adopt amend- ments to Phase V as shown on the development plans and exhibits • for Phase V-B as, shown:on:.the 'attached 'exhibits -subject. to the following: _ _ r} . 1. Mountain Park Planned Unit'Development, Phase..V-B• as adopted as shown on Exhibit "A".. dated 'llpr41 '10i 1972 ,: ;y Vicinity Map, subject. to the conditions as set forth :. in this Section 7.1. . 2. Mountain Park Planned' Unit'.Development, Phase•'WB'is + adopted as shown on Exhibit ',JP, Land Use, tensity, ' Setback and Street Address Plan and amendments there- ' on dated' April 10, 1972 . • 3•• . The underlying zone for',said Planned•Uni,f'Developmenit is 'SR-10. . , % ,. . 4. Apartment shall mean 'a multi-family•buildi.ng. wh.i� �... ich shall be limited in height ,to 'four. ,• • •stories ��ith the overall height of the entire 'structure .not 'exceeding, :, . ti forty-four feet'over the average point 'of th,e'•adjacent grade. Apartiu i-its shall be limited to"30''units per•,. 't • structure• with a minimum of.•10 ''feet' botWoan structures unless otherwise approved by the Planning,Commiss.•ion' ,, ' as.'compatible with"the' development,as• a whole'. '' ' ., . ,, • t ,nr - • 5• T•a.1 ou, ' is a dwelling,•unit,, :for:,occux9ancy, by. 'a'single .x'`' d. � fariiily, which may-have one or both:'s�d@�ia1ldiaoaitigµ°ous ` .t� with •another'similar unit •'•,,Such•st ' hall be i �. r rLtG tLxZ'@,S 6 . , :limited in;hiehgt,..,to two,_stories and:air, attic',or •3,5 ` 'feet a �- r bove'•`iha lowest piailt.•'of''t a aajadai g�raabt" '`-'.:•• , ` whichever is less. Townhouses shall, bo' limited to : , :48 units per structure with .8`feet between.`,structures. unless otherwise approved-by the Planning' Commission ' • .. as compatible with the development as a whole �;'• 6., One,.visitor;.or,,guest parking„space;.shall.be provided .E'or each living unit in the townhouse area, Mt. Park 't. *'i Planned Unit Development, Phase V-B. ..These spaces shall be in addition .to garage and driveway parkway spaces. '',-::, 7. The height of four-plexes.shall be limited by the stare. dards as set forth in paragraph #4 of this section, 8, Chapter 50, Section 50. 219, 50.220 and 50. 230 of the Code of the City of Lake Oswego relating to off•-street Q---, : parking end loading regulations for all of Mt. Park'LI Planned 'unit Development, Phase V-B, except as pr-, . :4 • in paragraph 6 above is adopted.. : _ . : I _ 0 "r EXHIBIT - • "' • 4 .. i • Ord. •No. 14661 , l' 'Page 2 • i v 9. Garages and/or carports for, single family properties shall be located to allow for automotile parking with • driveway lengths at least 22 feet, measured from the curb. 4; , A., . 0 :':-.'.t''''..: .:'--:'-T 6''..' 10, The building setb,Rck line on Kerr Parkway shall be five feet from the slopt easement as indicated on Exhibit "D", y';' 11. The removal of trees for the purpose of roadway construe- tion is hereby approved in accordance with the street plans as set forth in Exhibit ��" p Grading, Street and Storm Drainage plan. 'J 12. The trailer arc': recreation vehicle storage,area shall be developed in accordance with the standardai,and plans as set forth in Exhibit "H" dated April '10 for '� 13• Fire Zone be adopted for SI shall , 2 r.,=•. .S---. `p commercJ,al ?and apartment; uses• (including four-plexes) and Fire.+Zone 'III for. all -, other lands ,within Phase V-B of Mt. 15.44k` Planned Unit Development, r., I? y Ac 14, 'All buildings shall conform to L,O.C•:' •Chapter 45, ! Building Code of the City of Lake Oswego.: n.. . , : 15. En'all i•nstana+es where the ;provisio `ns'o•f the.,Zoning Code are'not modified, expressly, or by necessary implication, by the P.U.D. Ordinances of,the City'•ox'•the oXhibi'ts and resolutions hereby adopted,, the provisions o'f,:the Zoning Code shall' apply as follows: ' ,,t SR-10 standards shall apply to _ .Single Family , DR-3• 75 standards shall a' 1 to �' ami_y dwelling,- t , PP Y Duplex dwellings & Townhouses MR-2 standards• shall apply to ",Apartment & four-plexes GC standards shall apply to 'Commercial (with service • stations as a permitted, • .not -conditional'use) T •16. Mountain Park Planned Unit Development P.haso V.-B •is adopted i •as ,shown- on Exhibit '•"C" dated . Apri1:10;. '19?2 •, .Preliminary • •?• Plat and amendments thereon. 17. An .additional 10 feet of right of along Peters Road. g way �hll,.bs dedicated. 18. Platting of .subdivision is required in'acco,rd• •' \ i` City Ordinances and State Statutes. Submittal dance with •,;.0 properties to unit ownership shall be in addition to, and not in lieu of, compliance with subdivision require- .' ' meets. 19. Mountain Park Planned Unit Development, Phase V-B as ." shown on Exhibit "D" dated April 10, 1972 Street and Storm Drainage plan , Grading, g and amendments thereon is adopted, ,� ., 20. Direct access to Kerr Parkway and Jefferson Parkway • from abutting single family, duplex and four-p1ox- 1oi:;, shall be prohibited, 21. The portion of Jefferson Parkway outside the City limits Jha_?` ` be constructed by the developer. The developer shall pro- • vid'e' the right: of''way d'edjcatiow • .( ?'37°) ' : • ' ',''''''' . . - may. S •v r • V 1 ! ... `.� .. � .,• .. 1•�r\, � .Ir. . • 11 ? M. u•'' Ord. No. 1466 • Page 3 22. The right of way and fill slopes on Kerr Parkway shall conform to the road alighznent as required by Multnomah County. 0 23. Mountain Park Planned Unit Development, Phase V- ° shown on Exhibit "E" dated _ April 10, 1972 h Sanitary sewer and Water Plan, and amendments thereon is adopted, 24. Mountain Park Planned Unit Development, Phase V-B, as shown on Exhibit "F" dated April 10, 1972 Lighting, Utility Trench, Park Trail Street and Landscaping Plan, and amendments thereon is adopted, 1i4 25. The standardsof street lighting shall mootl�fthe same requirements as the street light system;'approved b the City Council for Mountain Park Phase .'x • y y '" ; -- --_ Unit Development. , Planned t 1� mot,,;. r 26. :The developer shall install street .lights••in Kerr Parkway. Installation shall be coordinanted with the improvements of Kerr Parkway. P ements The type shall be the• same as designated for Jefferson Parkway. ,. 1.; r�l 27• The developer shall + • :I' ? P install trail lighting. Spacing and type shall be the same as approved for'' asa V-A. Ph ' ° 28. Exhibits G-1 through 15 , • 9 dated March' 27''�•1972 .are adopted as architectural sketches depicting the types of buildings to be constructed in Phase II•-B of • ' Mountain Park Planned Unit Development, required .by L.O.C. 53.330. 29. Exhibit "WI is adoptpsed '� pts for the trailer and .recreationalevehicle storage and oarea. and is dated April 10, 1972 • " Section 2. All, other sections of Ordinance.1V'o; m'1418'`shall remain ° in full force and effect except as•,necessari] 'addition of the aforesaidn Sectio .7:1, .Y m'�dified by the • Section 3. The- area consisting •1' �:,•t of 9.64 acres,, more ox less, • ' '' + described .as follows: (Beginning at the northeast corner. of Section 6, T2S) •R1E of the WM, in ,the '•Gaunt f .; d ' • State of 0rego'n;, thence south on the east linefoflsa{d secamas iori¢ i +� 654.07 feet; thence west 646.92 feet; thence ,north 654;46 feet' to • the north line of Said section;. thence 'east• 646,$ 5 feet to the • A place of beginning; EXCEPT the wes• ' Clackamas•`County for road p,urposes,t)fisere-zonedefrom Cl ckamasto County R-30 to Planned Unit Development as part of said Phase V-B subject to the conditions set ,forth in Section 7,1. , • Section •4• Inasmuch as this ordinance is immediately for the preservation of the public health and welfare of fctheary citizens of the City of Lake Oswego, an emergency is hereby declared to exist and this ordinance shall take effect 'immediately upon it, passage. by the Council and approval by the Mayor, Mead the first time at a regular meeting of the Council of the City of Lake Oswego on the r 18th day of April 1972. 1 .f. : !'I �•i. .+..�' . t'�. . -mot + '.w + 11 t • Ord. No, 1466 Page 4 Read the second time and passed by majority vote of the . members of(the Council present on the 18th day of April . . . a. yor • 1972. April 19: 1972 Date • , - — ? .•r .. ATTEST: • • • • City Recorder • Date April 19, 1972 APPROVED AS TO FORM: a71/e/AZ. Jim'Cox, City Attorney • • r y • •e' • • • • • • d . . +J . a 1 . 0 0 Ilt. . ,.. ..., Est 14 1 fiYi T 0 ., . . . .,.. .... . \ . 1... '!,....„..1.,,, .t... .:..,:•,:. , ...j . .. di /' \ ` C*2tilbtmikii ���� ALL"RAVI I MIAR StBACA3 ARC PO'(N1/SS UJNtRJV/Sf e ' L • \� ,,,„„A, • MOON LW PLAN \ \ `v ALL SlOt SL'ILUEAb AR!S UNLESS O/NLRI✓/SE S//OWN AV PLAN .i.. •If �� `�o \ Alt TA8 / A7JoN . \Is kii:.\ \\ JYN00 PEL{'!Irr/� ��nvl.NGewrJ !� _r - ,�. 1 MRR l cIn MtWCR/Y -- Is ii 4 /!. �y`•..• ' / \ \N ® Pm i /AINI M .......—— t0 -.--. �.Id 0'Of /J s '. pl/PLLI c,J01 �.• i o \ l9 /OUNPNs(Ir) �•.✓•-n•IN --• �•'101l..�_ Ill t1�. �L�• 9 w `��3 + fG7l �M /9SN.•".JII• El .`S, r�J •Il1 �rNrrr3 _ is r1u _ is.ti•` rya • . wv !Nt MRLW/L LWI/A4NIlR:Y'..M//11/M�4N/(.Nl /N/f••'��.11/ 3 7^ � 01/If Lt/ANtlr W lYf1YN 1, 'l(,iLY/MN/Of MAW f•.1 ,�l .• fNi iOIA(Mf/Ilt#H NMfMI/II fIf11N WI d I.M /il� lr • // 789.294 �, Ea filit S • `` - ;� "� ,�� `' 296.30 ` 2� s �� 243 P. C:14,7 �s'� `-•-�_"ti_ -4_-- cT��j/ 1::.3i pi ��1 2 's �`�6,-286 ` va 33 239 10 22��5" � a ``�' Asa5- • Q. 1 -.....„ - apr ao4 3/0 " ' =' 2a9 15, • ,- ' 3 ` i•5:----...,,Ts'''''N 2r) 264.27' ia- - __.}_ y• • o -ate• ,1, r`/► : 2 r�, 261 ' . �� :,.....-1---___2•.'-' • py ,'� z NV �„1 .:_-_-_-_-_-7._.....„ . 2fq- �3 Lam! 13_01 _ 'S' >r & 2 , .. . ... \ „ `�. �/ .t B 1 (.1 \< ' rc n n 98 I . 5 /9 2-/ • � \ \ \ It \ , s: f3l.0t"K V,. 1 ' 1 • o h 690 . .3.--IP - / 4; A. ,,-..., - \ ') ', , 1."----"'"".sq—.." ' \ \ EI 02 AC h r . yr. ic)iyyliOU55s crj \q) . IN \ .„_, ..l = y ,t t n_ Y ..- [ 1 \I\ , ‘ • ".4?'. i L II 1 L........i alm......o.....1.1. . .ram C� L_J[`_1 �" _ �i, [-'if t ii )j"' 1 ( -! , .� 1. ii"' q !I =d lam^ i _ . ,j.,arm—_lL ,�_��._..J __,I I , u �- — t,��� �L° ic 1? 4) �\ �nr.a+ r GR. L\,.„, ?I `\•.\\ \ -. ._., \ ii\eS.%.. %//') '1 1 1/4)-* • • ( r= ......:.. \.....- ;,...______ _____ ,,,-\ ,,..:..\... - . ,, ., d ,..„ . „,,i. ..., ... ., ... . , , ., . : . ,,, ... . . . ,,..„...., . _ . . ...e ,` ; e ter .....q f• ,ice . , • I `�;�_. �� .r \ \ ,1 r�i ,� .., , ., .,.; , - il ?.--.„ , '',4.1r1. . , .--&;.... .,,, r ' i-:"=)• I ; ...—L-T 4 .45 4. _ , 4 J 9 ,,s" •(--) n ,J,//•r -. . ., e , 0 ''.... : • ... —'___ ,,� i J vi I il . e � . . 4 �. -! Il»,e_ �,. `• a� � f:�•C�_« �. .i' ) r r . s ♦ • •r Y . . •. . lit 1 4 i\ • d▪ EXHIBIT r Name of applicant l jij,, 4Pm—App. NoSubject Property: Tax Lot(s C.' Tax Map(s) Address or General Location: r, ,,.. ' .z- • AFFIDAVIT OF POSTING NOTICE //f I, L►n i ? Z/ ' ; , do swear or aff'ta-rrt that I am (represent) the panty initiating interest in t a propos _��'c., ,brJ, tea; c';r^2./ affecting the land located at 49 5" 7 ee e`Lici.wi c 4/0 l /'. k , and that pursuant to LOC 48.801/49.301, did on the .'A day of �.�`: , y �.�./.� 11-@ i'y,A,,,.r , 19i ��'personally post the notice indicating that the site may be proposed for a . �'�.. 4c/ ✓ s 'f': .' Al application. 1 d ' The sign was posted at /4pri,y_ 4��e it) �� ice. e--`- ke. Loft-- • (state location on property) .•''' This �� day of '� f •!r9 ., / t , • ' , . //4;e, A ,„. -_-_/ -, , i i, . . ,'. • gn • s Subscribed and sworn to, or affirmed, before me this \ L\ day of___ Rt„, , 19 L L 1 . OFFICIAL. SEAS. (� itar;�N L ult: NotaryPublic for the State of Oregon ' \ `4)t; NOTArI F 5;ila • GtiEGOPJ \"/, COhiMISaIQiJ iVO. M.,.23�0 .�I �1 + , a CLlri gif e►P1RE,fEg•_t :Ist My Commission Expires: , WTTHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO. City of Lake OswegoX 1 ' .. Land Development Services Division ., ' P,O. 13ox369 d EXHIBIT w • Lake Oswego, OR 97034 I s (gv) Luc:,i-`1 u+•a a-10. y' 1' 0 *. , ♦ . a V - \ 1 r M 1. AFFIDAVIT OF MAILING \. e STATE OF OREGON ) ) SS County of Clackamas ) I, _ n n c'', A4 t n r C l , being duly sworn, depose and say that on ,,cs.3'- .3 I caused to have mailed to each of the persons on the attached list a n dce of a meeting to disc; s a proposed development at {JJ,n'f `7 C -../ (2.-h f'1;,.//ift-r� a copy of which notice so mailed is attached hereto and made a part of hereo,: I further state that said notices were enclosed in envelopes plainly addressed to said persons and were • deposited on the date indicated above in the United States Post Office at Lake Oswego, Oregon with • postage prepaid thereon. 41 . , ignat S9ubscribed and sworn to me before this l ash day of , , -^ OF OFFICIAL saAi_ AF4t }6'\ KArrN I. 1.11.E : �`ti' /' CC7Mf 11F�ION 1\l1 U.':3vG hC\-)fo.\\0,„.__ 4 4.L L,_.H 4 1,1Y CUt!HtSbA EXPiiiIS(lb ?).1.01 4 " Notary Public �, My commission expires: a -�. 1 ( 7 111. ' -App, No.: • C r } Robert Ericsson ) Mt . Park Homeowners Association ) • tt 2 Mt. Jefferson Terr. Lake Oswego , OR 97035 ) • RE: Pre-Application • Dear Neighborhood Resident/Owner: Y' I am the intended future owner of the f<. property located at Lot 7 , r Cervantes , Mountain Park, Lake Oswego. I am considering proposing a 4 unit building at this location. Size and Design to be similar to existing, surrounding buildings. Prior to applying • • to the City of Lake Oswego for the necessary permits , I would iA• 4, l4.ke to discuss the proposal in more detail with the members of „•., the neighborhood association and surrounding property owners and • residents. Per the requirements of LOC Chapter 48 , 801/49 . 301 , . you are invited to attend a meeting on: Tuesday, September 21 , 1993 at 6 : 45 p. m. Oswego Summit Condominiums Meeting Room ,• ' Please note that this will be an informational meeting on preliminary development plans . These plans may be altered prior to submittal of the application to the City, I look forward to more specifically discussing the proposal with • you. Please call me at 697-9464 if you have any questions , Sinc ely, s• L ruhe Minich P.O. Box 200 , uite 236 • J Lake Oswego , OR 97035 } • r,R 'r• • • • • • • • h• ,_ A _ I • _ r • • _ �• _ ': Y �. ' _ ... • 1 1 1+R 1 :. James Neff Joseph & Dawn Gonzales Duane Peterson .,, 56 Cervantes Cir 58 Cervantes Cir 7616 SW Afton Ln • Lake Oswego, OR 97035 Lake Oswego, OR 97035 Portland, OR 97 Vincent Gimarelli C D & P L Criswell Po Box 642 Roxanne Alviar 62 Cervantes Cir Lake Oswego, Oh 97035 Estacada, OR 97023 66 Cervantes Cir Lake Oswego, OR 9701,4 • \ Russell Taylor. Zoann Brown Susan Potter Richard Taylor 68 Cervantes Cir #9-E 70 Cervantes Cir Po Box 1764 Lake Oswego, OR 97035 Lake Oswego, OR 97035 g Late Oswego, OR 9703E Harold Chandler Grace Tr Brown r, Laura Sullivan Garthe Brown ` a, 74 Cervantes Cir 76 Cervantes Cir #9-A 2211 SW 1st Ave #1802 Lake Oswego, OR 97035 Lake Oswego, OR 97035 g Portland, OR 97201 ,,S., ka' Joan Newman Julie Cunningham g Darlene Helme w 2212 Oak Dr 82 Cervantes Cir 84 Cervantes Cir #10-C Newberg, OR 97132 Lake Oswego, OR 97035 Lake Oswego, OR 97035 410 '.... . . . . TimothyWheeler Kimberly Livingston • Albert & Sarah Hirsch 90 Cervantes Jeffersor, '. ,86 Cervantes Cir 1705 S 3rd Ave Park '"•,,'. Lake Oswego, OR 97035 Arcadia, CA 91006 Lake Oswego, OR 97034 . Albert Tr Hirsch "..+ Sarah Hirsch Virginia Barker Eric Key Martin 92 Cervantes Cir ,#11-E 94 Cervantes Cir 6534 SE 36th Ave Lake Oswego, OR 97035 Lake Oswego, OR 97035 g ► Portland, OR 97202 Kathr n Sherman Y Helen Murray Sheila Compton 98 Cervantes Cir 100 Cervantes Cir 241 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 9703') ' . James Clark Megan Clark • t . 6000 Arizona Dr William & Mary Jones 245 Cervantes Cir 247 Cervantes Cir Vancouver, WA 98661 Lake Oswego, OR 97035 g Lake Oswego, OR 9703 Charles Criswell Ward Svart & E Viola B Jane Penter Po Bok 642 274 Cervantes Cir 276 Cervantes Cir , Estacada, OR 97023 Lake Oswego, OR 97035 ' Lake OsWego, OR 97035 Richard Berg Betty Marshall ' Donald & Dorothy Pittman Kelsey Eastman Po Box 28 • 278 Cervantes Cir 280 Cervantes Cir Government Camp, OR Lake Oswego, OR 97035 Lake Oswego, OR 97035 97028 , ' . • : Jennifer Leigh Mannila • •" , '. ordon Collett Terry Arnold Sherrill Hoepner ' 282 Cervantes Cir 283 Cervantes Cir 284 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035 • • Albert Tr Hirsch Albert Tr Hirsch Sarah Hirsch Nancy Connors . Sarah Hirsch •• 1705 S 3rd Ave 286 Cervantes Cir 1705 S 3rd Ave Arcadia, CA 91006 Lake Oswego, OR 97035 Arcadia, CA 91006 .' he. Frederick Meikie III Josh Adam Reiter ' Rhoda Collier Lesley Carrell. Burton Dennis • 309 Cervantes Cir 311 Cervantes Cir 312 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035`; Jack & Danne' Greene Karen Clarkson John & Judith Barr 17460 Blue Heron Dr 314 Cervantes Cir 315 Cervantes Cir Lake Oswego, OR 97034 Lake Oswego, OR 97035 Lake Oswego, OR 97035 '� amen & Kathleen Foote Stephen & Vicki Beal Sydnia Kanitz 4 , 32 SE 49th Ave 317 Cervantes Cir 318 Cervantes Cir Portland, OR 97215 Lake Oswego, OR 97035 Lake Oswego, OR 97035 - 1. a A Sherman & Graze Gowans Estela Zamora Jerome Schell 319 Cervantes Cir Po Box 3775 15962 Boones Ferry Rd Lake Oswego, OR 97035 Eugene, OR 97403 Lake Oswego, OR 97035 , • Donald Miller Michael Heenan Barbara Miller Barbara Hermanson William Happ •' 322 Cervantes Cir 323 Cervantes Cir 8124 SW Beaverton Lake Oswego, OR 97035 Lake Oswego, OR 97035 Hillsdale Hwy Portland, OR 97225 ' Elizabeth Carrier Dennis Nordin & J Karen Richard Stark 326 Cervantes Cir 7212 SW 33rd Ave 330 Cervantes Cir #13-C • :'A Lake Oswego, OR 97035 Portland, OR 97219 Lake Oswego, OR 97035 iana Nicolay Larry & Lavonne Floyd Laurie Sue Buckley 32 Cervantes Cir 334 Cervantes Cis: 336 Cervantes Cir ake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035 - ' •,' ' Gerret-Tr Lauer Ursula- Lauer Helen Viera 802 Amiford Dr 5632 St 15th Ave .. . .. cs„ ni orfr' rn 471 n7 Portland . OR 97202 • a j ' "'' +1 Betsey Mcquire Carrillo Ellis Kenneth Cristos & Claudia Lolas Laurence Oeth Is ,. ' 2 Cervantes Cir 3177 Stonebridge Way 3674 Bernice Ln t Lake Oswego, OR 97035 Lake Oswego, OR 97034 Sarasota, FL ` 34238 .: : Fred & Grace Sinahara Gloria Kowalski Dale Orr 75 Nonohe P1 10 Cervantes Cir #7-B 12 Cervantes Cir Wahiawa, HI 96786 Lake -Oswego, OR 97035 Lake Oswego, OR 97035L Y John Patcha Janet McDonald James rs Karen Smith 100 Kerr Pky #51 16 Cervantes Cir 18 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 9703S • Michael McCcimen Kimberly Boyce Cheryl Hall 20 Cervantes Cir 22 Cervantes Cir 134 Sutton Manor Rd r Lake Oswego, OR 97035 Lake Oswego, OR 97035 New Rochelle, NY 10801 Robin & Kenneth Curtin Arthur Matsunami Mary Bartell ' 14355 Fosberg Rd 28 Cervantes Cir 9185 SW Greenhi n Lake Oswego, OR 97035 Lake Oswego, OR 97035 Tualatin, OR 9 2 m ' •; Paul DeBonney Joann Hoeda Lynne Palmer 9841 SW 34th P1 34 Cervantes Cir 36 Cervantes Cir #4e Portland, OR 97219 Lake Oswego, OR 97035 Lake Oswego, OR 9703E Pak Hay Lee & Chi Fung Bradford Vincent Leonard Pardue Jr. , � 1 Jefferson Pky #93 40 Cervantes Cir 7147 SW 4th Ave Lake Oswego, OR 97035 Lake Oswego, OR 97035 Portland, OR 97219 • Susan Murray Susan Lombard Susan Winn r. 44 Cervantes Cir 46 Cervantes Cir 2765 E TaraTr1 Lake Oswego, OR 97035 Lake Oswego, OR 97035 Beavercreek, OH 45434 Christopher Goetz Timothy Bolen Darl Synoground 50 Cervantes Cir #3b 52 Cervantes Cir Po Box 529 ;make Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 411,34 ,y• '• 4- `: n. f " bI Kathleen Marta 338 Cervantes Cir #2-�E 2765iEmTaravTle Happ Eduard Va:kik y s" Lake Oswego, OR 97035 Beavercreek, OH 45434a Cervantes ORir Lake O Oswego, 97035 •obln & Kenneth Curtin Kathleen Anne S 14355 FosbergRd k�'.11ings Sandra Caplan " 346 Cervantes Cir #2-A 73 Tanglewood Dr Lake Oswego, OR 97035 Lake Oswego, OR 97035 g Lake Oswego, OR 97035 '_ ' ", • Gerard Dernbach Linda McDowoll Judith Davis 350 Cervantes Cir 352 Cervantes Cir 354 Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Cervantes ORir Lake Oswego, 97035 : .. ..fir•. Mary Gomm Virginia Hanson ,.f 7 356 Cervantes Cir° Lynne Carroll Lake Oswego, OR 97035 Lake Oswego, ORes 97035360 Cervantes Cir Lake Oswego, OR 97035 • Joan Johnson Richard Ackerman Jack Lee 17505 Kirkwood Rd 15 Grouse Ter 366 Cervantes Cir Gladstone, OR 97027 Lake Oswego, OR 97035 Lake Oswego, OR 97035 •, • r ri ' 'Cole Paul Lydia Tate 68 Cervantes Cir 3204 SE 10th Ave Lake Oswego, OR 97035 Portland, OR 97202 • Basher Ta ouni Elven Sinnard pP Geraldine Sinnard Cary & Karen Rossow 2651 Overlook Dr 23 Becket St 25 Becket St v, Lake Oswego, OR 97034 Lake Oswego, OR 97035 ' Lake Oswego, OR 97035 ', �' ` • William Smith Paul Williamson Care Joro ��� Po Box 8317 Cervantes 27 Becket St 7422 SW Virginia Ave Black Butte Ranch, OR Lake Oswego, OR 97035 Portland, OR 97219 97759 Cameron Hawley Val & Elizabeth Marguth Cameron Hawley 5755 Jean Rd 10015 SW Kennedy St 264 Gil Bias Rd Lake Oswego, OR 97035 Beaverton, OR 97005 Danville, CA 94526 Giusa Anthony Diane George Kenneth & Robin Curtir• ; j ' 70 Cervantes Cir 4180 Tynebourne Cir 14355 Fosberg Rd Wake Oswego, OR 97035 San Diego, CA 92130 Lake Oswego, OR 97035 ' , , • • • • a► UNITED STATES POSTAL SE V1 P,C•{'''• ''� 'tr ' .... • • • orahhl®urins®®,1, .' I °' 15 9Ep?L�` 'SHE FAMILY:" . . ' ��9 �'�1, PEN /ter • 1 1 `••••USE 1 11V�V .'� i'' ' AVOID pAYME ICIII .t • '1 • ]J r . J• {r. {t 4: ',. t{p io .•� , <,:1ai'+ Print y r,na 1 R1T •/ ou •I' :ddre41 �a en ZIP Cod® hors , ;,'i t rr 6 121.4(Age.':el e 4 9,01---1 •.... , {t at {• . htle ,.. . . ;S • 1 4,i it 'i • • 0 41) 411 w . • y i r. SENDER: Dip. $RIO anti tloj i .nci fitly'iu I�(q°j.:Iho ` 0 6 H • Cdntgompiets Items t endlor 2 for eddltiooel ee . .,Ilo services Or aril extra g 0• Cdngilete Items 3,end 4e 6 b, , � ,. Iwo I E • Print your name end address on the reverse g14his fort.' to+►' isoi �' " ' , return this cud to you. ` ' lli 1. d►ddreoeee+e Address e1 41 • Attach this form to the front of the mafplacs,or on the bock II specs t . to i does not permit, ' 4a: m • Write"Reiwn Receipt Requested"on the m.1 plecs below the article number ``•v 2.t© Restricted Delivery E.1 16- • The Return Receipt will show to whom the article was delivered end the dale Consult postmaster for loo. �o delivered, i t, 3, Article Add ossed to: ;•,,,,:1 ' ;t-.: c• i•,�A.i�,�S,i 4a. Article Number r f •• m , , OJ , w \• v 1••' .w�J lkivr�• �jpt�7t• aI� :, _.]? E „ •- i.- I `r.,R•• ' tr1 t;I41)i1,rjr l'',1� „NUService T:pa. i' t• �. 1 E 1411, I r 1 n •0 Piapletere O'Insured ! i r� :i:; h�i't 1r t it a t it r 1pa. ,t14r''�,COD • .6 f N • �' '`' !'` y''' pit k j tiEn tee ' AID" (�;PidtUPn Rocoipt Portii ; ��,, totcilt- , ,l I, ,i'}•,,• .i �m4fi(11,4x,tr4, I , p., 4f� . •.1,► ;rp endivg I 1= :,• ` iverG`,ii „•• r .�` " ` e� rt r•T s 40 11 e' , r• r1 uJ'+•11" V• t2'1) (a • e ., ar ,, ,'T,, t; i , 0,.ess it6• ,t 1. or,,ail ,S� stoo,.ta,;] + i.. ,,.-as-ti ? r,Y'.t►. �,� it.• ''f• k ii„�:•�t�',� �rr 1`�` �u "+ i' • r , K '' R N Cif Y s' 1, f'.' r r;1',) �� , l tii S� 1341l n � ,:nil; 1; ''r�•+�t.-;�,i."r.. H• . 14��• M,• ''I•v-4'.•t 4 "f :° 41 '+�'!All"I 1>• PS Form 3811i Decembe 80k 4U•aa�;O$ 1�;DOMESTIC RETURN PECEIPT %°I vi q• . • p , • • • 11.. • • • o. • nt • J t ' • . f•. 11 W• .. •+ • • -• i' • • 9 NEIGHBOR ASSOCIATION MEETING 21 September 1993 The meeting started at approximately 6;50 P.M. Those in attendance were Jerry Robinson, Architect; Lynne Minich, Developer; Sheila Carlson, MRC Builders, N.W.; Rod Barthalomew, Real Estate Broker. • The only neighbor who attended the meeting was Ward Svart, as evidenced by his signing the guest register. Mr. Svart, was, in effect, representing the opinions of a few of his neighbors. They do • want to see the property developed, and their only concern is parking. We showed him our preliminary plans and addressed the parking situation which actually will reduce parking on the street, due to the 4 driveways. The neighbors commented that they want single unit ownership vs rentals (i.e. apartment • development). He was pleased with our report and left wishing us well. iy4, • Minutes by Jerry C. Robinson • • teg7P • . • EXHIBIT . PAO 1-4.7 ► lo.121 • JERRY C. ROBINSON, AIA, CSI / ARCHITECT ti Mountain Park, Horne Owners Association • a ' `` #2 Mt, Jefferson Terrace Lake Oswego, Oregon 97035 phone 635-3561 • October 7 , 1993 Lynne Minich Jones and Associates Suite 151 5335 SW Meadows Rd. • Lake Oswego, Oregon 97035 RE: MP Block 42 , Lot 8 Dear Ms . Minich: You have discussed your plans to bu:;ld a 4-plex on Cervantes . Since • this area is in a multi-family zone containing other 4-plexes , the Home Owners Association is supportive of the concept. You still will need to have the detail construction plans reviewed and approved by our architectural committee before construction can begin. That committee meets on the third Tuesday of each month at 6 : 30 recreation center . p•m. in the If I can be of further assistance, please call . Sincerely, _,---- y.. d .� r- , ` Robert Ericsson -a Executive Manager • • EXHIBIT rR►o1- 10-is 4 A• , , J. :1 • o .r 6, 1... , , . . i i : ' 4 O Pr1 5-412-d-Af-e12-141t-i . 0.......r.419.„.„) 6f.A.4.0-c,0 ,..9 ,Z1 ...1.-r-f-e-7-7-7"-J -1d9,-.41-, ozz. ....„...4.re_ ., erAgfi ?..83,, .gs---,te-- 1-g 7 ei2--0-t.retit.7 ) . .......7/4„.e.74... "1344 jziz.„ . 1 -..7J _ _ A-lb-& 7 `,, Hrescr J ` 9/0 0 111A41 *; !J 11Ig (1/4,.-L11/4.-.7.-4..)..N.1O: (i '` Ati: ;'fi��i'v;,I 1 ' . . '•I J,, \, •, j1 /, �1 ..I,•:l, (� �. TL$ ',,,, ,. • 41 • a EXHIBIT Ib • . If Ao 1-`7C1,tro I....„ .. ... . . . . . Y 1 .J1 • • • • • , • • •�:'� is-. .. • • • i4 . • y yd • (. • • • ,\ y �1! .� QaL,• I�I L. r "'t'c IJVr• i \\ U I <, /f,r 1_I 1 1 n 1 • 1 .4 ' •�'•ti0 , yr,'• ray '..ni1.=3+cs .�,.�,y(\�\\/r I .. '•l\1 or n.l !-• V �ri-�~.` { m ll /1ll Gam" ! b•10•••".1 Inl•,./ ' r�1 qq ►„,..., Y'1�!t�PI,- _'• `i btnlln 411•••nJ �'r y tp�ylk 1 I I 1 r•...'_ i'( Ir1•Lw I • • '/1. 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I114111N J�1 ^--� Al 1 V :il � c�11 , n�_,,, »_I ,1 �..I�n.�...� r.. •m..4ts(�'�' AND VICINITY -=' ,y1 Yi !-� fir' ,.� •i b +� x H B r . : • ; .,�_.)lll f .� t j �Ln (j' L)ECtMt; It ��uu 1 `�L [lRj a� d ___. fir,.w'..'. , • ,.t 4 -ii ):„ I�M H ••, nc.�. y r 1 \ `�"'4 , IJl.�,... i--.h.,// I, / 11!/{ _hN...ss l •, .tC/ ' fps...._ - • , . • . • • t1. tt.. d`x rn; t' • , 1` �1 • • >� c •Y01 • T• 5,• • 'f 1. . •'4 • ° • • • rl Pi! EXHIBIT TOO LARGE TO REPRODUCE • • • • .. ... . . //� .1 1•yf:. NP a+ EXHIBIT • •• :, i • 1 .r' e' • • • • • • • • • • • • . '4 • �r V` �OF kt• v • +fir. ,A1111 `D OREGON I DEPARTMENT OF PUBLIC WORKS 6 � MEMORANDUM TO: Michael R. Wheeler, Associate Planner FROM: Russ Chevrette, Engineering Tech. III 02.2 • RE: Traffic Studyr • • Requirement for SD 12-93 DATE: December 9, 1993 ... . . ' '. '. 0 This proposal is subject to the access standard (DS 1.8.035) which requires that the ' location and configuration of accesses be subject to a traffic study, unless otherwise approved by the City Manager. • The proposal is for a townhouse type of development consisting of four dwelling units, each platted on its own lot, as opposed to the previously approved 4-plex to be • constructed on one master lot, Four driveways would have been approved to serve the 4-plex,so a proposed change in the form of ownership that does not increase the E intensity of use will not require a traffic study, • RC/kaa Ct\wlnWetd\Pw\rues\WNF.F1.F32NEM • gi r EXHIBIT . Sc12-Q'bekAY1 Yf i • Y 380"AY"Avenue • Post Office Box 36l9 • Lake Care ion 97034 Oswego, !, (503)635-0270 • PAX(503)635.0269 • • • • • • � • • r ' • f . i• It,• t • 0 k • 4,j i• a. 4 • Lr / • • °� .. . s ti 1 •� 7 DATE; OCTOBER 8, 1993 TO; LAKE OSWEGO PLANNING DEPARTMENT ao LYNN MINICH HAS AUTHORITY TO SIGN AS PROSPECTIVE OWNER PERTAINING TO HER APPLICATION FOR PROPERTY DEVELOPMENT ON LOT 7, BLOCK 42, MOUNTAIN PARK, LAKE OSWECrO PER THE EARNEST MONEY AGREEMENT DATED 9-1-93, 1 ( >4 .fy EASHAR TAPPOUNI R OF RECORD e S r d h I,,: I' I• a 1 . tl • l, . M ,NOV ii EXHIBIT �... 7 . . a • J t- • ci L l • v • t„ • • li • b'r 4 .i wb • 3 40. { • •• r • 11- Y . • DEVELOPMENT REVIEW COMMENTS Date: December 7, 1993 TO: Mike Wheeler/Wayne Halverson FROM: Andy Harris PROJECT: Partition (Cervantes) DR 6-93 / ` •` 3 .005, Streams , A stream is not present on the site . 4 . 005, Wetlands . There is no evidence of wetlands on the site. 11 .005, Drainage, 1• Existing Drainage System. There is a 12 inch public; storm drain line along the east side of the property. The site plan shows an existing 12 inch storm drain line along , ,.. the Easterly property line. The � • +:� proposed building �,r this line. The building department and the public works° close to k 1 J department both have setback requirements from the existing utility lines. The options are to move the buildings back to meet the setback requirements or to reconstruct the storm drain line as needed to meet setback requirements . Recommended Condition of Approval: Provide construction plans for approval and reconstruct the existing such that it meets setback requirements ufor ethe opublic rm yworks n eand building departments . Access. Design detention and water uality vehicular access for maintenance equipment, facilitl�ds to allow Recommended Condition: Design the grading to allow access for maintenance of the storm dwater sdetenntionng aand water quality facilities . Drainage Report: The application contains a preliminary drains e report , it is sufficient to determine that there is space g ' provided to construct the storm water detention and water y .. facilities required for the development . The applicant needs provide additional information in the final drainage report to _: comply with the drainage standard. ti .. EXWiBT tr • . . . CS \ � . . . ° SD 12-°I3o�-c►.1 Page 1 w Y. • . • • • • • tf • t, Y'r • • • • • • • • • 1. rb 19 Recommended Conditions : • Provide revised detention calculations that reflect the City's detention requirements . Provide additional water quality design calculations . Include impervious area in square feet, facility types used, facility size calculations, facility design criteria, removal efficiency calculations, and references used. Provide an engineer' s certification that the design of the water • quality facilities meets the 65% phosphorous removal requirements . , a Provide a list of maintenance requirements for each water quality facility. At construction stage, provide a letter of agreement by the owner to maintain these facilities . • Provide final construction plans for the storm water detention "` , and water quality facilities . 17 .005, Flood Plains . A flood plain is not present on the site . 15 .000, Erosion Control. The erosion control standard is now in • • • Section 15 . 000 . Recommended Condition: Provide an Erosion Control Plan for approval at construction }1 permit stage. • Page 2 r • • i • j • • I • r • . I • s.. + 1•y r' • • lit 410 ', , . , ).. . ; 41 6\ 0 N jpol� N �• Pi 4 NI •s f, 111 `� V�i to y In Q �; 6161 �• -- o 1 61 c� y t� rt. �� 43 -.1 /, :.., ,. 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I. -,,,,..1i y-Fis4 CI \ f ..�'3 _ t •I,� `., f W (. ...-N � �6.1. )' t/ � Y i�� , 'I mo, • . ,,s, ^ti-cr/t tS f _.i 1 J1•_ I 1 j w . _ �+ J •r• ' '�t.l �� ..�±_IQ�11��11 I�L9 r.i.,R; - ,.0' Q , LCr ti - • l •`..=.. '-„. Ctl n .V -- -. A- `r tIlyUlalla •-' (p\ Elf A`N ,. ; ` `'r�`�Y _ lit r_I. ,� 'J r,l � � ` r� �� �AYS S'i`. � 1xr.�...�,��li /� r w�., _ 1 µ) WI Ar \ r "'NNEfl �' }/� `11 p yy'}� �y �-+�+ llm�:u` y ..L r� � y. u p i •� ;. • u1i111M' f A�+�^�I I ,� � b+ :/¢l j lam,A G V S W IC�70 _� J r Nvy'1 r -1 (r , E X H I B 1 1 er Adll11II+yy /w a,MI.••sl f 1li� I,y Ns.. F r � 1 i_ ) ��� a AND YICENITY , r' ( ]f • roc :lt ,1 ▪ %~� t (l` r `—'_ - `do- t;> cCh'113Ca 1')88 -_ w . .1 , j t I Ai,\ 't(f.40 V .41 I • .1 ,..4) 12.hibe.,4-4.1 - .. +. j.'.1� .. I ,., ...K ill. 4 ILIA, rM L..4 �j� . 11 ' r�; \\ "'' .{,�1 .4�r ..n • .. J 1 1 1 1 1ur.,re .,.«y IUlpaw V • • Y Y' EXHIBIT TOO LARGE TO REPRODUCE • • • • 0.1 • • • r •� V:., • d; •• +Y EXHIBIT ESD1�.-16�t- I • • w p . ' • r I I q I h c� v\I<E 0 r sti• S a, 0 °REGON D1;1'ARTMJ NT OF PUBLIC' 1NORI<S i', MEMORANDUM TO: Michael R. Wheeler,Associate Planner FROM: �' f Russ Chevrette, Engineering Tech. III ' n ,, \ e RE: Traffic Study Requirement for SD 12-93 DATE: December 9, 1993 • This proposal is subject to the access standard (DS 18.035) which requires that the , location and configuration of accesses be g subje ct t to a trafficunless s stud y, u nl t approved by the City Manager, Y� otherwise ' The proposal is for a townhouse type of development consisting of four dwelling units, each platted on its own lot, as opposed to the previously approved 4-plex to be constructed on one master lot, Four driveways would have been approved to serve the . x 4-plex,so a proposed change in the form of ownership that does not increase the ' intensity of use will not require a traffic study. RC/kaa C:\W1nwoid\pW\rum\WI MELEtt..H!M •A EXHIBIT So 12-93 ek a, • A .` \ \i.t.mii. • I'iwl( 1IItt`Hn». , i • 1.4, 1. i`.1\ (1Ir.,i,I't 1"Ily.l. • ±II: i, , ,I r., . `.. ,.1, 1 `Q., w'il , it i,i-Idl i r r ► it • .1 DATE; OCTOBER 8, 1993 TO; LAKE OSWEGO PLANNING DEPARTMENT • .......- -. '' ih. a LYNN MINICH HAS AUTHORITY TO SIGN AS PROSPECTIVE OWNER PERTAINING 9• TO HER APPLICATION FOR PROPERTY DEVELOPMENT ON LOT 7, BLOCK 42, MOUNTAIN PARK, LAKE OSWEGO PER THE EARNEST MONEY AGREEMENT DATED 9-1-93, ` ' r' r 4 BASHAR TAPPOUNI R OF RECORD . ., . - . ‘..t • ,.. : . . . . . _ . . . : w., .. U. �.i , . . .". . ,.,., ,. ... i .... • . ., . , . . .,,, 01 .. , ... • , .., . . , . .0 EXHIBIT d ,. 27 411 ,. ., . w 8 , , • DEVELOPMENT REVIEW COMMENTS Date: December 7, 1993 TO: Mike Wheeler/Wayne Halverson FROM: Andy Harris PROJECT: Partition (Cervantes) DR 6-93 ` Jq 3 .005, Streams. A stream is not present on the site. 4 .005, Wetlands . There is no evidence of wetlands on the site. 11.005, Drainage.a Existing Drainage System. There is a 12 inch public; storm drain line along the east side of the property. •l 1. The site plan shows an existing 12 inch storm drain line along the Easterlyproperty pro ert line. The proposed building in too close to this line. The building department and the public works department both have setback requirements from the oxisting utility lines . The options are to move the buildings back to meet the setback requirements or to reconstruct the storm drain line as needed to meet setback requirements . , Recommended Condition of Approval: Provide construction plans for approval and reconstruct the existing public storm drain line such that it meets setback requirements for the public works and building departments . Access . Design detention and water quality facilities,, to allow vehicular access for maintenance equipment . a` ; Recommended Condition: Design the grading and landscaping plans to allow access for maintenance of the storm water detention and water quality facilities . Drainage Report: The application contains a preliminary drainage report . It is sufficient to determine that there is space . ',. provided, to construct the storm water detention and water quality facilities required for the development . The applicant needs to provide additional information in the final drainage report to comply with the drainage standard. • a EXHIBIT rie (2ms) - . .1 •. . So ia-13 Af 4. , . Page 1 k 0 7 4 0 , Recommended Conditions : Provide revised detention calculations that reflect the City's detention requirements. Provide additional water quality design calculations . Include impervious area in square feet, facility types used, facility size calculations, facility design. criteria, removal efficiency calculations, and references used. 1, Provide an engineer's certification that the design of the water quality facilities meets the 65% phosphorous removal • s . requirements . Provide a list of maintenance requirements for each water quality facility. At construction stage, the owner to maintain these facilitie3de a letter of agreement by Provide final constructions plans for the storm water detention and water quality facilities . 17 .005, Flood Plains , A flood plain is not present on the site. 15.000, Erosion Control. The erosion control standaa;'d is now in Section 15 . 000 . q , F. .,. ...:v., a • Recommended Condition: Provide an Erosion Control Plan for approval at construction k��� • permit stage. • :d • • • r l- a. • • 411) + . Page 2 ` . t 0 nio• Iii kjtlin: NI1 � s AS2 I. N V® v 4 jpOim • o (�% •1 ljh : 0 61 rev` 0 Flo I r. 'O C L ' - two A • "� '1 r let a' -3 . ., N till111111111111111111111 .. O u IN A I 4 Q hc, o0 o ti\~'. N Vt,li '1 . . t N \ . a b c �;� ''` ti Du yw • w 4 k zIs m C o 0 • � ;c II • z m (y v M d • • N Q a . MN64.ebyanm,N 1. �' 4 0 or It 4. © E: a N X it w p u a x to MOUNTAIN PARK PHASE ' y W ainI e u `° MOUNTAIN DEVELOPMENT CO•PPO • w ta c $ z STREET it STORM, PJ N t' N N' LAKE OSWEGO, " _ ' ' 11IIIJ�1� V ' , � _..©O ICK ENVIRONMENTAL CO. ., ,. • C8 Er' 0 THE _ b qinpig •I •I V1'1"' ECOSYSTEMS' ANALYSIS a PLANN.aNO r a LAND SURVEYS' b IT ,. FN GI 1 �Pa• b ,.. } r .- _ - 911aog -"44 Mf-1/i P411.48O4/: CROWN—' le Ai" C0" ' 4 A'' 314ILO ROct 806e TYP/CAL STREE 7" SEC di, I to.O RX @SSE - -- •A- v - ' , CJPB SEC TICPI - CE '/.0.)7 E. 14.EIeASMUS . JEF-F-ERSON PAR k'VVA r ----:"----.."'"--'-----------____, I , r • , , 1 1 \ , • , .. 1. L .. . . ,....,_ . ..... t , . ...e. oti'r 7t 50 1 V k C8. a1 'i ./U /J�' _ tc aR.gT . 72 7•ti �� z:-sr— ge,' 'err .. „ . 62 � I s 3 /O /NAGe /,/ C•7 EASEMPRAENT G `- - �qr�. vki ?= IS' An 85.30'27 L:= 22.39 0 Fes'= 15' A=A5-30-27 L:2 39 ® R.19' 6 0 85.53'40 L•22.49 ® 12`15 .". \ 25+'89,66JEFF TC, 622.55 25+34.17 JEFF TC. 427 21 17+ 70.66 J l'F: TC, 639,36 17+ 13, 11DPOINT TC. ( 23.53 MIDPOINT TC, 625.65 MIDPOINT T.C. 630.98 MIDP011 at31.82 CERV tG. 623.89 0+3182 CErt.l. TC. 624. 29 24 +.86.18 C2IRV, T.C. 638,49 3.6' 4'0 .)+ 36 CERV(LOW) tC, G23.84 0+42 60 Ct.RV, (LOW) TC. 624.03 24 4-74.60 CmRV (LQt1) TC.(e38.I9 24+06. +45 CERV. TC,G23,93 O+100 C.tkV • 7.G, te24.44, 24 +63,07 CERV. +60 CERV. TC, f:O24.46 O+75 C 3RV. T C. G38.S2 24+ 78,/ 'GC, G25.44 , )+75 CERV. TC,625,44 I • / o#92.24 ?ER); �/ . TOWNH0I • • • 39_F /2'4 cP a a,o3$ CB 0042.00 Rr, DR0 i -0a , DEP ART be OP PLANNING,AND DEVELOPMENT -a ' Meeting JULY through D) +CEl1Illt,1993 it • • y pllcatioq.I2uJmcwingnatt\ (Fridays, typically) 12t lice o b ZA j) tl to Second&Fourth Mondays . ally) (Typi \ $May14 . . .. . / , ,day2 . . , , . - July 12 ,,, . . , . . y , . ., . . . . . .. .. 1 .June 11 July 26 Ji�e11 . + .June 2 . .y 11. , . . . , August 9 Jute25 . . . . . . . . . . . . . . . .July 9 . . . o. . .. . 1 . , August 23 July16. July 30 . . . . . . . . . . . . . . . . . September 13 Jul 30, � , \\\\ y . . 1 . 1 . . . . . . . .1A,u�gust 13 / , • . . • . • . . . . . . . September 27 August 13 . .. August 27 October 11 August 27 ., 11 . September 10 . . . . 1 , , , . 1 . . October 25 September 10 . ., . . Septembe. 24 . . November 8 - September 24 . . , . �. October 8 November 22 October 15 October 29 December 13 October 29. . , . . , . / . . . / P. . . . 1 November 12 w • . . . . , .. : . . . . ,. . December 27 SEE OTHER SIDE FOR DEVELOPMENT REVIEW BOARD SCHEDULE 380"A"Avenue * Post Office Box 369;,4 Lake Oswego,Oregon 9/034 • I'ianni• ng Division:(503)635.0290 w building Division:(503)635.0390 + FAX(503)635-0269 • ... • f A ` U � t 1 LA, � .,�i"_`*"+rYf'."! 't ^`Y.r- � �-•h Sty 4..��� ...,f • t t i •1 ' '�'' YttiS�4.1!,1, 4 �z t r: `,e. •-4 yt ,„li_.�LA,it. �,e` i V4 .-�•.� *♦ ,',,• op .�Sr• ••S,, .*,�' �1y,i •w e;.'1 •i r..J4+�� ''yk `.• p, 1 ,1{ � L7. '� '" b t. 1 1 �i {S.r-• �,1. PI ;q r,,,• o L '' '' 'd1 1 t � I • .I c,� 11 0 � �y4 • � O 8 I _ �r•mP' ;� a '. ) QiteGpN c c D' ',� '-s.JR 6* ' 'b PARTVIENT OF PLANNING A D I 1 1LaToMF1!+t'T' n '6 4 • DEVELOPMENT REVIEW BOARD Meehiag Schedule I t, o ,YIUI�,� through�J11E�,'1:Y1/6JB�+'R�19 d L�ii_ ac►r �e Dntey� � 'aie a (Fridays,typically) Plrst.ati llstritI On/tayy��..}• "typically) Q. '�/•p�pp .. .YMay M'�1 • • • • • • • • • ♦ • • • • • • • • ♦a •.• •.f .. ' i ♦ • f but y 7 ( J'ednesday) 0 f June 4 ♦ • • • • • • i • • • J • • • ♦ ♦• 66 .ituly19 y . ' J 2 r.•' � ., �,�.� .• Y Y ♦ • •,'i ♦ • i i i f.♦ i ♦ i ♦ i Y i F.• i Y i •f i i i Y • Y I . • •August 16 ' • Julv 23 .44164 {4 {'6'46i . Y • • / • ♦ ♦ •i • • i4I ♦'. i"♦ ♦ •September$ ('Wednesday) August'6 f Sep tember,z0 Auglist 20 September 3c • ♦ • • i . . i ti• ♦ . . • • • ••a i October 18 1 o i�gi, S �eptejtober 17 November 1 ,� • ni) () toter • • ,• r November 15 , . October /�)// ,: /f,}1�y♦Jry / j .. o ctobel 22: Y ♦ • Y ♦ • i •• Y i • x i F i i ft ♦ .. 1 • • ♦ i • . •'1Decernber 6 r� / •.. I • rY ( Hoye V./r V•+ • r . • f''• ♦ • . ♦ i 1 4444444444 • . ♦ •Y • i . • i 1 ♦ i i Decexube` 20. ° fI \' ,I) rl n _ I) QQQ S (1`1`1 R S1T F(� ��� R PLANNING COMMISSIC)t4 SCkLE11111,E I{ 4 1 ' / • 3450„A 4"Avenue Post Office lox 369 • Lake Oswego,Oregon 07034 3 ,I P1anning iStyt»lon,(5 4) )35-0290+ Botilding btvimtor;(503)635•0300 • COAX(503)635.1)269 U • .. Y' • d tic=As. *0 AGENDA l CITY OF LAKE OSWEGO DEVELOPMENT REVIEW BOARD CITY COUNCIL CHAMBERS, CITY HALL,380 'A' AVENUE • a • ,'a •.'may�, ' • 04260,, ' Monday,December 20, 1993 7:00 P.M. Agenda Book r. L CALL TO ORDER IL ROLL CALL IIL APPROVAL OF MINUTES r • .`x q,4_ December 6, 1993 :r IV. PETITIONS AND COMMUNICATIONS r °'. V. PUBLIC HEARING Y ,. •" ,`' DR 7-93,a request by Lake Oswego School District#7J for design review approval to construct and install ball field lighting at Lakeridge High School. The site is located at 1235 Overlook Drive(Tax Lots 100 & 101 of Tax Map 2 1E 16). Staff coordinator is �izabeth Jacob, Associate '-'. .; 0 Planner. DR 8-93,a request by Lake Oswego School District#7J for design review approval to construct and install ball field lighting at Lake Oswego High School. The site is located at 2501 Country Club Road (Tax Lot 500 of Tax Map 2 1E 5). Staff coordinator is Elizabeth,Jacob. Associate Planner., PD 2-21111VIod ,a request by ACE 1, Inc. for approval of an extension for a 4-lot single family residential planned development. The site is located at 1620 Country Club Road(Tax • Lots 5300 & 5400 of Tax Map 21E 4CA). Staff coordinator is Elizabeth Jacob. Associate Planner. • DR_5.93,a request by the City of Lake Oswego for approval to construct a permanent restroom facility within the Greenway Management Overlay District at Roehr Park in order to serve the park,amphitheater and water sports center. The site is located at Roehr Park (Tax Lot 401 of �: Tax Map 2 1E 11BB). Staff coordinator is Elizabeth Jacob,Associate Planner. — SD 12.93/DR 6 g�/VA u �� 0 3�o hl a .,a request by ,Northern Star,Inc. for approval to create four r ' lots(i.e.,subdivision) from an existing10 622 s ., q ft. lot. Also, the applicant is seeking development review approval of an attached dwelling structure housing four dwelling units, one ": on each of the subdivided lots. Also, the applicant is seeking approval of two variances as follows: a a. A 55.5 percent Class II variance to LODS 16.020(7) which requires that on land in excess of 50 percent slope,at least 70 percent of the area over 50 percent slope shall remain free f, , f '1 r .. . . r �'. .i ..'� ,l. s, .•t � � y Ark- ti 1 /�' I of structures and impervious surfaces. The applicant proposes to leave 14.5 percent of the a.r j area free of structures and impervious surfaces; and A .1410 b. An 11 percent Class II variance to LODS 16.025(2)(c)which requires that no more than to 50 o 65% of area in slopesff 20 percent shall be graded or stripped of vegetation. The applicant proposes to disturb up to 76 percent Of such areas. 11 'A The site is located on the south side of Cervantes,east of Erasmus(Lot 7,Block 42,Mountain Park Blocks 42-44,Multnomah County Tax Map#4224). Staff coordinator is Michael Wheeler, Associate Planner. VI. GENERAL PLANNING • VII. OTHER BUSINESS - Findings,Conclusions and Order VIII. ADJOURNMENT The Lake Oswego Development Review Board welcomes your interest in these agenda items. Feel free to come and go as you please. DRB Mem .rs: Staff: Skip Stanaway,Chair Tom Coffee, Assistant City Manager Martha F.Stiven,Vice Chair Ron Bunch,Senior Planner William F.Horning Hamid Pishvaie,Senior Planner �. • Lawrence M.Magura Catherine Clark,Associate Planner Julie Morales Jane Heisler,Associate Planner Charles Oldham Elizabeth Jacob,Associate Planner Barbara Sinolak,Associate Planner Michael R. Wheeler,Associate Planner Teri Marshall,Code Enforcement Specialist Steve Chung,Assistant Planner Craig Walkenhorst,Planning Aide ' Barbara Anderson,Administrative Secretary Yvonne DeBartola,Senior Secretary Cindy Phillips,Assistant City Attorney • • • • `e. • • • IC • STAFF REPORT . 0 . . CITY OF LAKE OSWE , . .. . .. PLANNING DIVISION . . tt' n P..e CA�y.,.. b:, !11 r' .IV. wI FILE NO: ' 4 Lake Oswego School District#7J DR 7-93 P.3UPERTY OWNER, STAFF: Lake Oswego School Dist.�ict#7J Elizabeth Jacob .�` ri r , LWAL DESCRIPTION: .DATE OF REPORI, , • • Tax Lot 100 and 101 Tax Map 21 E 16 • December 10, 1993 TI SATE OF H'F.A R i1vQ. December 20, 1993 Lakeridge High School 1235 Overlook Drive `' 1_B:rGHBOR OD SSOCIATION: - GOMP, PLAN DESCRIPTION: Palisades P(Public) aHONING DESIGNA (,)N: • ' R-7.5 ' I. APPLICANT'S REQUEST The applicant is requesting approval to construct and install ball field lighting at Lakeridge High School. g gh II, APPLICABLE REGULATIONS City of Lake Oswego Zoning Ordinance: LOC 48.195-48.225 R«7.5 Zone Descriptions p .4 ,a • ps B. City of Lake Oswego Devcloht Code: . LOC 49.090 Applicability of Development Standards , ., ., ' r . , DR 7-93 , Page 1 of " • 0 , ' ,.� . • r . t Y , 1f.! . LOC 49.145 LOC 49r300-49r335 Major Development Major Development Procedures • , LOC 49.615 Criteria for Approval LOC 49.620 Conditional Approval .. 0 , .. ,. • City of Lake Oswego Development Standards: l 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 } .-.9OOS 9040 1 r Landscaping, Screening and Buffering 10.005 - 10.040 • Fences 11.005 - 11.040 Drainage Standard for Major Development 14.005 - 14.040 Utility Standard ,•., . . 18.005 - 18.040 Access 19.005 - 19.040 Site Circulation - Driveways and Private Streets 20.005 - 20.040 Site Circulation - Bikeways and Walkways ,. a i ►• City Charter Section 46A Conditional Use Approval CU 2-69 III. ENDINGS + ' r ��,•. rys. Background/Existing Conditio,'is: 0 ' ..!. - ,.' 1• Lakeridge High School is a 40.07-acre complex located north of Overlook Drive ." and west of Stafford Road. 2• Surrounding land uses and zoning are as follows: South: R-10 & R-15: Single-family residences; two churches; large , parcels of undeveloped land outside City limits West: R-10; Single family residences North: R-7,5; • Single family residences; Lake Oswego Municipal Golf Course; Palisade,, Grade School�' ;r East: R-7.5 & R-15 Lake Oswego Golf Course; Single family "� residences; large parcels of undeveloped land Y ' 'Y' outside City limits }' 3. The high school campus is accessed from several points on Overlook Drive neighborhood collector, a rr • 4• The varsity baseball field is an existing activity area on the high school campus, i The field is located in the southeast corner of the property (Exhibits 3 and 4), 'r. • DR 7-93 ` Page 2 of 7 w M1 • ' I� ry ,. y• 1 • ' t r . "1* y y , ` • ,A , ,. t •Y • , 5, The baseball field lighting is being developed in cooperation with volunteer ,/„• �t groups, the school district and the City of Lake Oswego (Exhibit 2). kI/ r , 6. Conditional use approval was granted by the Planning Commission in 1969 (CU !f 2-69) to construct the high school. b v: B. Proposal: The project will provide sports lighting to upgrade the varsity baseball field at the high t Y + .. school. Currently, the field is a day use field. It is used by the varsity baseball program and the Babe Ruth League. Use of the field extends from April through September. Lighting will provide safer field conditions for late evening games and in some cases allow additional games to be played. The system will utilize eight steel poles measuring 70-to-80 feet high with approximately d, 88 fixtures using glare shields. Exhibits 6 and 7 illustrate the location and design specifications of the lighting structures. t C. Compliance with Criteria for Approval: '•' � As per LOC 49, 615, the Development Review Board must consider the following criteria when evaluating minor or major development, • 1. The burden of proof in all cases is upon the applicant seeking ,Approval. The applicant has submitted the information required by LOC 49,315(1)-(12), These documents are listed as exhibits which accompany this report, M• ' 2. For any development application to be approved, it shall first be established ' that the proposal conforms to: a. The Citv'6; Comprehensive Plan According to a recent State statute [ORS 197.195(1)], after September 29, 1993, Comprehensive Plan approval standards will no longer be applicable to limited land use �� ; decisions, ORS 197.015(12) defines "limited land use decisions to include site and design review of permitted uses in a zone." The subject application meets the "limited land use" definition as a site and design review, Whereas, Comprehensive Plan policies .. ,. may continue to be used to aid in the interpretation and application of the Development r Code criteria, review of the subject proposal is not affected by any Comprehensive Plan policies. ' y b. The applicable statutory and Code requirements and regulations. ' . • • r • ` r DR 7-93 . Page 3 of 7 • ' Zoning Code Requirements and Analysis Lakeridge High School is located in a R-7.5 zone. Schools, defined as "institutional uses" by LOC 48.015(28), are permitted as conditional uses in the R-7.5 zone, The 0 .,.,.,.., i . review of this application will consider yard setbacks, height limitations, glare from lighting on adjacent residential uses, access, and levels of operation. s • Setbacks in the R-7.5 zone are 25 feet for the front yard; 20 feet for side yards adjacent to arterial and collector streets, 10 feet for side yards adjacent to local streets, 10 feet for an interior side yard, and 30 feet for a rear yard. The site plans (Exhibits 3 and 4) illustrate the light structures will not be located in the required yards. The light poles are proposed to be 70-to-80 feet high. The height limit for sport lighting prescribed by the City Charter was amended in March, 1992, to exempt city and school / sports fields from the 50-foot maximum. Section 46A Maximum Height of Structures in Residential Areas,"states: "....The City may, however, construct or allow the construction of a lighting structure which is more than 50 feet in height in a public park • or school sports field located in a residential zone." The intensity or level of operation may change somewhat from existing conditions in that, in some instances, a second ball game may be played because of the lighted field, The potential for additional traffic will be addressed under the access and parking '• standards. City Code [LOC 34.6111 requires park property to be closed by 10:00 p.m. Precedence has been established in other ball fields (for example, Westlake Park) that 0 :,. ,:',. . lights are turned off by 10:00 p.m. with a 15 minute night light" to ensure safe access to parking lot vehicles. A condition of approval should be that the ball field lighting will be restricted to 10:00 p.m, with a security light to 10:15 p.m., at the maximum, . -"• Of primary concern in the review of the lighting is that light overspill and glare he ' • minimized on adjacent properties. Glare shields for light cutoff should be used to prevent any spill lighting. Design specifications have been submitted as Exhibits 6 and 7 which demonstrate the location of the light poles and the area of light coverage. The use ' of glare shields should be made a condition of approval. • Development Code Requirements and Analysis • d LOC 49,125 requires that an increase in the intensity of any use shall be processed as a new development. Hence, this development review application is appropriately being •_ 4 processed as a major development. LOC 49.300 - 49.335 - Major Development Procedures The development review procedure for major development is found in LOC 49,300 » 49.335, The applicant has submitted a complete application as illustrated in the exhibit .. ... section of this report, The applicant held a neighborhood meeting with Palisades 0 . .: .i a n ... g DR 7-93 Page4of7 o A l Neighborhood Association and the property owners who live within 300 feet of the site. • 4 The minutes of the meeting are included in this report as Exhibit 8. Of ten neighbors �! who attended the meeting, seven supported the project, one opposed the project and two 1'• others had questions. Concern was expressed about a potential increase in traffic, the hours of lighting operation, and who would use the ball fk 1d, c. The applicable Development Standard • '', ,i The ball field site does not contain any historic resources, stream comdors, wetlands, hillsides or floodplain; therefore, these standards are not applicable. The applicant has addressed the applicable standards in Exhibit 5. This report will address those standards which require additional q discussion or where modifications to the ..-,. applicant's proposals are recommended. I + Street Lights - (5.005 -5.040) fi No additional street lighting or parking lot lighting will be required, The campus parking j lot and Overlook Drive provide night lighting to the City standard, This standard is met, Transit System - (6.005 - 6.040) The campus is served by school bus. No transit system is avfalable, Parking & Loading Standard - (7.005 - 7.040) On-site parking spaces are available for 360 vehicles, According to the narrative, at specific times of the year overlap in parking needs may occur due to additional traffic • entering the parking area with players and families prior to the end of a game in progress. However, this overlap will occur after normal school hours and during the summer ' months when school traffic and the related need for parking for other school services are { at their lowest. No additional parking space requirements are recommended, +' • Park and Open Space. (8.005 - 8.040) 'p tl 1 Y • The narrative comments that this standard is met by providing over 50 percent of the -' gross land are;t in open ace, . C P The proposal will contribute to the active recreational needs of the community by providing lighted athletic fields which provide more usable IP. } sports time and flexibility in scheduling, V y. d. Landscaping,Screening and Buffering - (9.005- 9.040) The ball field site is screened from residential properties to the north by the topography of the surrounding land and adjacent trees, One single family dwelling is located south of Overlook Drive near the corner of Overlook and Stafford Road, This property is , screened with heavy vegetation along the street, The light fixtures will be fitted with glare shields for light cutoff of any spill lighting (Exhibits 6 and 7), The requirement for bR 7-9 . Page5of7 :i, . fit b.� ,� +,< • r ? w j : glare shields shoald be made a condition of approval. Review of the lighting plans ,. (Exhibits 6 and'7) indicate that no additional landscaping or screening is required to buffer the ball field lighting from adjacent properties. • "' Fences - (10.00.5 .10 040) 0 . f'' a , . .... . .._ A chain link perimeter fence will separate the lights from the field of play for safety1,:,:d ...:. reasons. r t Drainage Standard for Major Development- (11.005 - 11.040) ` t The narrative (Exhibit 5)comments that structural loading of the light system will be calculated during the construction drawings process. The building permit process will review drainage and the bearing capacity of the soils and will require compliance with all "t " relevant codes. I Utility Standard - (14.005 - 14.040) ►. r, I. • Electrical service to the light poles will be undergrounded as required by the utility standard. No other requirements are applicable, Access - (18.005 . 18.040) ®�'': The school and adjacent athletic field are currently served by several access points from Overlook Drive. Vehict ar traffic for ball field usage will utilize the same access points ,,i • ' during nonschool hours. During the transition between games, traffic on Overlook Drive % 7 ymay increase for a short period of time. No additional access requirements recommended, r. Site Circulation - Driveways and Private Streets - (19.005 - 19.040) if ■ The site currently meets the development standard for driveways and interior circulation. • :. : No additional requirements are recommended. This standard is met, Site Circulation - Bikeways and Walkways - (20.005 - 20.040) •' • A A sidewalk adjacent to the athletic field exists on the north side of Overlook Drive, Pathway linkage also exists along Overlook Drive, This standard is met. d. Any applicable future streets plan or ODPS "'•t There are no such plans which affect this site, . ,. 6 s • w DR 7-92 A Page 6 of 7 • __ • J.� .. . I ..:♦ ,,. i s 1 • / } t,, e ' • ; µ i } r, IV. CONCLUSION { Based upon the materials submitted by the applicant And findings presented in this report, staff Y concludes that DR 7-93 can be made to comply With all applicable criteria by the application of . ' . certain conditions. • ' V. 1R1COM� IENDATION �,4• < Staff recommends approval of DR 7-93, subject to the following conditions: L ° . 1. Clare shields shall be provided on each of the light fixtures to cut off anyspill ., P lighting. 2. The ball field lights shall be turned off by 10:00 p.m., with the "night light" securit li restricted to 10:15 p.m. at the maximum. Y ght 1XHIBITS tr ; / I. Tax Map 2 Letter to Mike Henley from Bill Korach, Superintendent of Schools, dated May12, 1993 •�' • 3. Site Plan _•' ;' 4. Topographic Map 5. Applicant's Narrative "" 6. Location of Light Poles and Category of Luminaires 0 "' 7, Design Specifications of Light Poles and Luminaires 8. Minutes from Neighborhood Meeting, November 17, 1993 3 ..K 4J R, I } • . a. ,n , • DR 7-93 • }. Page 7 of 7 W • • • •P_ • • • • .v I i s • • . •,.}, ! • gyp•:• .f'� X. • •. • • A uvz l •tit • • �.o • • • e. L LL 0,0 S E ,,7� �M A P �'r' CAMPUS--- 70 WAY `( SW C QAa COUR D__Y� 7*y , *apw. wl. DLC NO 45 Z F A,COLLARD !1N ECOR INE DLG A . ', ' c - E I BA _ r' C 45 s 46 tit ' h+r N LINE DLC '�_ P loan �.. • NW COR ANGLE COR ` � � �� ,. . w�^2� U L C 46 n ( F'� ¢ MAPLELEAF� + p LL `rr�. z I STREET S 14 J rtT w r w ti _ EE =64 P MAP w - ;, .:, . ._ .__«_ ''''-un-1 1.1 S E E w v W Sk.E MAPS , SEE MAP �'0 2 I E I �'AC 2 IE I6 A �N' 1( 2 I E I fit') a 49 i a' III A U 0 II s. • ?'� ‘' 33.91 A d 6.IbAc� / •4 n • • rrMA�� ` m yr , \ \ T��//•�j.','•y�r iT1', hai3. r, Ewa. eixofil 4034 �w ti'r. rn. 1. 4 7 OEM ( ,!k 4) I. irA \%\- .44N4\1 NI' rq O :Q..r•r..ldyt•r..ra•-. i.- ,' 1' arras ,I 1,1 ta ly^ A(� SSE MAF' 4 .. ..... .a N','\1\, - +.X, Ili , 0 • isi I • , ►1NGIP•leyenef,N.1. 7 y �� /� 3 ate. Q w ,JJ3.r: 3 1 • - _ b ,11 urr / 1 ill + m r p . JESSE BULLOCK • a • Ib'S c w DLC N0. 46 .,i j �--1 "�' ' ••. I[�C,A •� 5, 1.. I N E DLC 4 6 . • ."o �, _ .. ....... ' a2IG' 1h ,,SE . MAP - , .7 o .- . lit - -- -- // ,c EFU - 20 LAKE OSWEGO 7J ` w, Lake Oswego School District , Office of the Superintendent , "v A r.1.,,q 2455 S.W. Country Club Road t qr r r, P.O. Box 70 Lake Oswego, Oregon 97034.0070 "' k Ca: I.'?" (503)636.7691 .,C COL DISTRICT • May 12, 1993 ,, Michael Henley Parks and Recreation Director City of Lake Oswego \,': P.O. Box 369 Lake Oswego, Oregon 97034 Dear Mike This letter is to communicate Lake Oswego School District support of the volunteer effort to provide labor, resources and expertise to light the baseball fields at Lakeridge F-igh School and Lake Oswego High School. Know the school district is very willing to work with thu city and the volunteers to insure the best possible conditions for the success of the project. As we all know, in a Measure 5 environment, our ability to cooperate and share resources is going to be critical to the continued health and growth of our Lake Oswego community. The district . is also quite mindful of the responsibility for the appropriateness and feasibility of the project which rests with the city, I(' Sincerely, n �� C&E2 741ts.J., • Bill Korach Superintendent of Schools . :t . m: `., , " WAK:ca . . \ I. rXIT 0 /:: 1.. ' • . ;4i 4 • • f ' t , . ` M • I. A..� wpm' S 16 CO. w�'oYar ; KI I. • 1 g` i .- 8 4 :II' I; , ..C;t; t - ...� <►�4Tee1 resey ►� W} V II desii._)1/4....L.v...ir...7.1......71.,1, v.,...4......_..../1..........._._ ..... . . 41- IqM I,, i%, Lgtt Ioloo= I I•�i f ; 1 ( I� I ". $ / ,4�n, ,`� �,� W= .0 ROAMItraorstt� a0e� �!' 1 �— �`rI1a11 'rW1 -L ti�N • �L 1 9 I I� l� L. J_' s "'�1. 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L , T•w t t, _ ty ai "• �' ♦.1 . 4! p{['', • t hyt t,t'.• fir r j jj .:, • ry �'�r } " ! 1,� ah 1 • •. .r i I r ., t , \t .t ,may' i • ^it t f j. >C.Y^ L 1 . I.r s • .'.,r. La, ,1 • 'r .1': '+ , . .'� , , , • tiif (;�a , ...6 •>*i • •!. .jd,'f:.,+ !:.Y' .1 ,rJ Ati • Lakeridge High School '.' 0 Athletic Field Lighting PROJECT]PROPOSAL Purpose This project will provide sports lighting to upgrade the varsity baseball field at Lakeridge High School. Currently, the field is a day use field. It is used by the varsity baseball program, as well as by Babe Ruth League. Use runs • from April through September. Lighting will provide a safer field condition ' for the late evening games and in some cases allow for the addition of extra • games. Detailed Project Description Provide a pure baseball lighting system utilizing 8, 70 to 80 foot steel poles with approximately 88 fixtures. The light fixtures will use glare shields for light cutoff to minimize spill lighting away from the field. (Provided in this proposal is a detailed set of product specifications). 7 .. ZONING CONSIDERATIONS Lakeridge High School is situated in a R7.5 zone, medium and low density residential zone. In the R7,5 zone schools are a conditional use, 48.585 'Specific Standards for Major Public Facilities and • Institutional Uses Not Covered by Other Specific Standards'; states • that "the height limitation of a zone may be exceeded to a maximum height of 50 feet....". Response. In addressing the height limit for sport lighting a City Charter . amendment was past of March 24, 1992 exempting City and school sports fields. Section 46A "Maximum Height of Structures in Residential Areas", states that "The City may, however, construct or allow the construction of ay. lighting structure which is more than 50 feet in height in a p school sports field located in a residential zone", publicpark or Y 48.585,6 states,"Lighting shall be designed to avoid glare on adjacent residential uses," . . . 0 EXHl9Ifi l -5- . Response. There is only one residential unit located adjacent to the athletic field. However, the fixtures to be used will be fitted with glare shields for 0 . light cutoff of any spill lighting that may occur. DEVELOPMENT STANDARDS Chapter 5.015 'Street lighting': Drive provide night lighting he City atandard. The arglot and Overlook athletic • will include a 15 minute "night light" to ensure safe accessto parking llot s vehicles. City Charter specifies that all athletic field lights at Cit or • . 10:00 p.m. Schools must be out by y . Chapter 6.005 'Transit". The campus is served by school bus, Chapter 7.005 'Parking". On site parking exists directly adjacent to the baseball field. Total number of parking spaces available is ,.',v specific times of year overlap may occur due to additional traffic enterin At he ^,parking area with players and families prior to the end of a game in progress.However, this will occur after normal school hours and during the summer months when school traffic and related need for parking for other school e-1") services are at their lowest. During the transition between games traffic on Overlook Drive will probably increase for a short period of time. Chapter 8.0005 'Park and Open SpaCe' This project contributes to the active recreational needs of the community by providing needed lighted athletic fields that provide more usable sports time and flexibility�in scheduling. Over 50% of the gross land area of development is in open space, therefore this project meets the open space requirement of the City, ` Chapter 9.005 'Landscape, Screening and Buffering': along the north side Overlook Drive. Street trees exist Chapter 10.005 'Fences". For safety, an existing chain link perimeter• fence will separate the lights from the field of play, • ' Chapter 11.005 'Drainage Standard for Major Devei!opment': The light ` . g a • system will be engineered for loading when construction drawings are 'assembled. This will be determined through the building permit process, • The soil type in this area is Cascade Silt Loam, • Chapter 13.005 'Weak Foundation Soils': Does not apply. • . Chapter 14.005 ''Utilities': All utilities are to be undergrounded 2 _ • 1. ' - Ir y r.fs Chapter 18.005 'Access': The school and adjacent athletic field is currently e • served by several access point from Overlook Drive to the campus. This ' project will utilize the saris access ptkints during nonschool hours. • Chapter 19.005 'Site Circulations Driveways and Private Streets': Does not apply. Chapter 20.005 'Site Circulation-Bikeways and Walkways': Sidewalk adjacent to athletic field exists on the north side of Overlook Drive. Pathway linkage also exists along Overlook Drive. • • • II • .• .�` ♦ a • • • A• J • • ' ® •' 1 • ._ 3 e . g: ti a d.r41s/ • r .. r • • • .--i. • • • • • • • • • 0 8', .0 • • • • • 0 • • • •0 , • • .. • • 19 • • • r.• a ) : .. :lw 0 1 • . s • • a • rr -o bk. IR XI z a } 9 1 • 11 MO 0 , a" MtTD4 CAM • r • • y d�5 a A • A I. \ - 0 i peApro, hapeAli-ok er eoz edif • • 1 . = 1 EXHIBIT • ® $ -1- 9. 3 ",, :ale°; : "•�° 14 PIJAN LAKERIDGE HIGH BOOSTER CLUB LIGHTING —' rrr �•`��r (C0:11—::"R"'" OSWEGO, OREGONJ . • • • . • r. . . • l .J •. yw 1H4w0 4 445 toaaoo 0.053 Iryoao KW CONSU61P11011 �' 15 0547 100000 Donsts7100 �,r .ro System Onlist ootdndtto Cl 0 Grid Av Avp/Illn H•xfHln CY HAxIn+' HlnInun tHoInts 70.0) ORIENT CROSSARM Infield 61. 1.37 1.41 6.t1f 74.5 46.3 x3AT 2110 BASE 37.3 1.43 1.01 6.t3 47.z 06.0 103 .... 31.7 / 11 .1`. 3.6 • ..›.,.....N.N 11% . 3�.3 38.8 4.6 34.' 4.: 43.: 4 26.9 • 4 .5 ,9.4 .1 31.5 27.8 13013 6 . 39. 37.4 2 4 26. + + 4- + 14 + + • + / + • 40.6 41.• 7.9 33.2 2.9 p5lo 3).6 33.4 3y 3*.6\ 0. 45 2.7 37.0 34.0 I38 I1 34,0 3 . / 33.6 4 . 4 ..• 4.7 + 4- 4- + + + 1 + (80.0) / I / '. .0 40.0 39.5 38.4 36.6 42.2 35,2/5.4, 36.9 38,: 3: oRlulr cRossARM B + + + + + A' 4• + .1. 4. AT 2110 UAS6 . I KW CONSUMPT1oli ` ` e!► ` 1�(UWACKW UTAP110N :^ ' • 20.4 KW • .7 41.1 45.7 45.1 44.9 44/2:3 38'.3-..35.2._ 30.8 2 . .. C; __� r .. - - . _ -- 6r2 6:.0 �b"3,3�664 6 45.0 36.9 4,2 33.0 29.2 3 .�1 C2 • + + ` 1 + •1• '+' + + + + (80,0) • ..� i ,1 • , : • r,' + 6.9\ 51.5 59.1 , 7.3 33.4 30.8 32.7 2.6 .(88.0) 1•-- •.-1.-- •+ + I 1 + 4 + + + + s r - /70 1 8:9 4 2 0,7 �3.6 39.0 5.5 .9 3".0 Al -` 57.8 67.9 / 44 649\ 6► 14 4 .7 46. 4 .5 39.9 32.6 A• 1 Ni +' 1 + t. + • KW coNsutAPnoN 13.6 KW .�........�, ..�. . ,t�� �. .4 3 43.% 39.6 L._ -_ 1I / ' KW co11sU1.iPnoil I 20,4 KW .;. (80.0) " '4 kW CONSUMPTION + 13.6 KW Iv .i . , (7n1 -.. ., "'. t ." .. A -q.. ,. '. .a .v. . r• - GE Lightin g g Systems 0--------------------- . P® ® po ' III floodlight • svcG> n APPLICATIONS a '.• Recreational,competitive and professional sports fields '' at ail levek,from neighborhoods to major leagues. 1 " ""� t;r - .♦ • General floodlighting when long setbacks or high q lumninaire mounting require maximum optical perfar- I` nmancx f\ 4 ' / I ti • FEATURES H S `' 11 MN • - • Die-sat aluminum housing with eledr000at Ipta ' ) paint finish inside and out y ® corrosion resistance,long ballast life ^ , 40''-\ • gasketed and filtered reflector with • High corrosion resistance,superior optical performance r`;. and excellent lumen maintenance • Lamp isolated from ballast; ballast construction • Cooler ballast operation,longer ballast life provides optimum heat transfer • Choice of heavy-duty(with heavy gauge aluminum • Wide range of applications r outer optical housing)or general purpose(NEMA) construction • • • Heavy-gauge galvanized steel trunnion • Structural strength and corrosion resistance a Choice of NEMA Type 2,3,4,5 or d beam spreads • 1MGzimura design flexibility • Built-in two-element rifle aiming sight • Easyaka �•.. `' a Aiming degree marker with re-aiming to a during'�y�t boars for predicted results�8 stop • System can be degree-aimed while on ground,maintained • • without disturbing aiming rge,formed aluminum front access panel allows • Allows wiring and maintenance with optical in place free access to ballast components,wiring a Ballast�ccess panel facilitates condensation • Eliminates need for"weep holes" in pole mounted units �� 0 c Built-in cable and strain relief bushing • Withstands rough handling in field—eliminates need for additional materials or accessories • Hot restart available for 1000 and 1500 watt:petal a Reduced chance for power supply related outages halide—contact factory a Mogul base socket with split outer shell,lamp grips, a Accurate lamp seating;resists back-out dueto vibration 4 spring-loaded center contact for standard lamps • • Available with position oriented sockets for use with • Potential owning and operating savings minimum tilt factor lamps . • Remote ballasted available ° a 2 Listed d system FOR WET • Some structural and maintenance advantages _ LOCATIONS a Meets national code requirements for outdoor use • ' r' • GE designed ' • and fabricated system • Single vendor responsibility • A. • 5-year fixture failure warranty • H1gh confidence in quality ; • Field convertible glare control for 20-inch(508 nun) • �i E X H I I T diameter reflector general purpose and heavy duty Inexpensive solution to on-site glare proble fixes7 �G ��� 43 • r • 4 ,. . v F1O®DL/GIIT v APPLICATIONS Recreational and competition sports t ula at all I ` neighborhoods to major leagues. General floodlighting performance of reflectors cf won am needed, where the SPECI.FICA: ON 'EAru L , ❑1t19672 .� / n Listed SUITABLE YFOR YET ��+�-���t • .., t. nktct factory • and out with paint�11�9 Inside �� ?/ .. . D temperede ,'Mterod optical wA,u�,gge t on akunlnum and4g ,� D,2et„utiaW, bailed horn so and key �:,�holm •, • . CI0;JAI w p_�F'�,,,,1.0le condensate drain�� mined down '�' �/f ;JAI cable cnd strain 1 g D Heavy gouge deer tnrnnn14/ D lamp grIps—standard Mid base socket With sit oer she.and Cener contort and lance D Corrosionare :�,i 0%slice Wonted socket available far Initlirrum"MI D 1000W and 1500W meld halide hot factorP—cartacf factory ' p,+ Field 4lare control available.See taffy 0 Remote ballasted system available.See Amessories ; . / ORDERING UMSER'LaGIG� . P WATTAGE PRODUCT S BALLAST NEMA TYPE BEAM SPREAD m00( X VOLTAGE TYPE HaRtZ X VERT REFLECTOR � � *"•.40p S=MPS 0=1 X X X � OPTIONS ?Cz75'J See Ballad Select NEMA Spot M=MH 240177 and Photometric from Ballast and See Ballastction Table F=Wti m(Not available SkIncla' uFt�odliphf 09=1000 Sfandar+d: tHvott Selection Table Photmetric With mulHvoN) PatviwOPticals 59=1500 Lamp not 1=120 A=Autorop Selection Table, HI?0 =Heavy Duty P=meter) with 6 ft(2 61=1650 Included 2=2 M=MapReq Exampto. (500mm)diameter metots)+1413 (Contact 3=240 3=3X3 =General Purpose Factory) 4=� In,(508mm) S=daQ diameter • ND2= Heavy Duty 22•In, ' (559mm)diameter = General Purpose . D= GP2 ;� 22•in.(559mm) diameter asso Y ro c%srp•Wthoot notice r ® TM catalog flWnL«+,option and modifications on ' ' �°'RW TT"d""irk of x El.ev ,p ` ' 2 --7 I • - , - , a w s Q•� •, . • Copp POWa p.sp /A/ FLOODLIGHT D01ENSIONS r DOTS LINE—GENERAL PU• RPPOSEO SE OPTICAL • ' • iz:macilierscattlai A 7 KZ. /// / J / zZirli 1 .. .1 A I! .... ..14§tolto‘, gym)A,,-1 `, y // ill I! .875in.(22mm)DIA HOLE "' EI j f BALLAST.AND`PHOTOMETRIC SELECCTIN•TAaL> AN light sources are clear unless_ • ' • ': .. •/` � - otherwise indicated, • • 090 ReflBallast Listed byMamefar,Photometric Number and Actual seam Angle In degrees •Light TAll ype 224n.i56�► 1 Manlier Wattage Source Voltages 1Q1x1 2'2x2 2aln.(508mm1 SmaX5w ," 400 HPS�• HPS (5663)(12x12,5) (5664X20x20) p613 41k41 8�•b.KS 6�rdX6 7500 UPS N/AA N/A (8180)(40x38) �88t477 56x55 479 3x 2 (6271X65x66 7609 q6 (7610g105X103) 'y 400 MHill, (6532)(18x18) N/A � X94 N/A 1000, 1500"' MH (5951)t13z12) 5952 27x27 (7468 q p6tOX142xt07) i 0 0,1 MH N/A (6947(25x25) (7608 f 44x45? (7462 59x56 1467 7x 71 7466 107X 102 NOTE:N/A= ( j �1461 87z77� i7460(<i0@x1 • 'Premium h Ndt available CIF=Contact.f�c�CIF �� "Mluitivolt notavailable.performance 22�in.(559mm)NEMA type 2 � r'�olab le-cvnioct factory for photometric data, "'347 volts not available In mulrivott,750 watt HPS or 1 ';!+or 1650 watt ratings, k DATA. ' ' '" ..Reterencos See 17-21 kgs GE Lighting Systems Product • , • Approximate Net Weight 45-55 Uos Effective Projected Area (5 Projected 3,1 sq max 0.30 M max NEMA Type/Beam Spread Designation,Catalog for —22In,(508mm)59 2,6 sq it mmc 0 Z4sq M max Accessories, Pole and Bracket Selectin ' P T � ,,ie� «, 3 „ ., 1) • \ •o �/y b t l' / g :,, �. . . L• IIGHT/NC` SYSTEMS PHOTOMETRIC DATA • • POWRSPOT®III FLOODLIGHT _ PHOTOMETRIC DATA 2611TSO4Y011 altnalat Boottio POWR•SPOT FloodtlgTM IBOCANO4U1 CURVE LUMEN Dl$1fl1P 110 ' • Ca■0aA M•CAO Rotbector No.06.231M0005.Retractor Ctort Flat Glass te1MNItt01,T•l A■II UI �.••: LAaiP-ISM 01116011 WATT METAL HAUDE } i1 L ■ % % ■■■■■�aii ia� �b I r _ • » ■ .��■■� ■■■�`■■■■■■■ NE1dA TYPE 2X2 xi, 4 U u t t i r u e le t• li ■■■ ■■■ Irr■■■■■■■ BEAM afflEA0...VERT.a1,25• tLL 6 II I; ,: i ■■■■r�r�■0111■■■■■■ SEAM EFFICIENCY3 HONIZ se% Jr__EL W7_ 1 .ll e'a • ■■%■■■■%■■■■■■■■�% BEAM t1Llx. .. LUMENS +• ,� <L��Itm:?1st ', 1 ■■■■■■ ■JA/■■■■■■■ MAX.CANDEIJ. WTI •” 4 _B': IdEtt1!/!ff#fl�, ■■■■■■ %%■■■■%■■■ Me7ewlsrenaTAaDAn0co �, 1 ,l� r M 0,�■■10■ ■n1:��■■■■■■■ te%t1t111011I■a C1/IOfAA - f�,6,'� • ■■■■■ ■.�r7■■■■■■■ VALtIEsf DP CANDELA AND I' ,'4lP Ili1 •• .. 1N t t, T - ■r■■ �■Pt■■L�■■■■■■IN LI01enARE BASED UPON A , r"��7-} °t 1 ` ° M ■■■■_■■(,�■■k■■1■■■■ CAMP OBVIATED AT 1.000 IM! s1 1•� 4 I. t o - , ■■■I■■1I%■■■.'1■■■■■■ O FON Aip�T�MT - I .11 d t tit" ., U 1 2 ■■ *�/,1■■■■Mr■■■■■ LAMP LUMEN RATING. 1 ., "'ir 14 eR-iyal, rip II . • a ■U*Uwell, ■■■ \\■*■■ MOWS ALL CANDELA AND ^ I• 41 6 11 t1 I, A If 1 I �• ■1m�.■.�/�.:i��7■■■■■INIrr�■■■ RATIO: DIIFFERRENES TrLA THE .I lent it 1L I u u II 1 ILL.,. ii •• ,rl..!ii iiiimoomis■■■i unia LUMEN RATING. vex 'tip r• 4 a M •rt� 11 nariral�.•orrr.w tow* 1.■r.r.I-...11■11 PER 1000 LAMP LUMENS r' rmarrFararria ri l • st % P Llt r•r • PHOTOMETRIC DATA 211•41Tal401 G■■eral Bort*:POWR•SPOT Floodlight IOOCANUELA CURVE LUMEN OI$TRIEUTION GDICOeIA 2 R 4Mctor No. 74502.Retractor Clear Flat Glass 1 IMr fOa1A4 Arr«laa4(01W • I.Iaa■■li■i■■■■■■■■■I� LAMA-t OAR 160000 WATTon PMEEdTAL NAUDE t ax ° W 4 • ■ ■■■■�■�■r■■■■■■■■■ Hat STYPE ..VERT.aUS r Ir/ r'N A i ■■■■■■■■■■■■■■aa■■ r .. -1 I O. ■■■■■■ai ■■■■■■■a■■ HCIl6i.aoT L' / 1 in _ A O T ' • • ■■/%■■■I•P1■■■■■■1•■ �FLUX .saey LUaaE S Itn El/d r f 1 I I ,' ■a■U■■■�MI♦U.■yN■■■■■ MAX.CAMOELA In. �p „E'u .`re ; 1 .I (Lu A T si■■ ■■■rdis\w■■■■%■ lono®w IBa MI SIMIL OOR r`0� _ e, If! t1 Kh r'• 1I • ■■■■■■■'I■■111■■■■%%■ NMW3.4"4CAICetA aa., �y .• iT ' ` r■■11■■r,�■■■;r■■■■■■ VALUES of CANDELA AND . . � .' ,i .; �. o • r ■■■■■■w/■S�■\\■■■■■■ LUMENS ARE EASED UPON A _ r r ,• r ■■■■■�,■■�■■■■■� LAMP OPERATED AT 1.000 �"J IN• , M IIMIll l.ii 1 r • - ■■■■■I/■■■■■■Lr�■Ifu■ DESIRED �A DFFFERENT R. fr" ����S 1\R►il;�u Wi r A ■■■■�'�■■■■�■11■■■■■ LAMP LUMEN RATING, �I i'1`T►`rliR\'I■L�R6 • b A■I■/■■■■■■■r.�■■•■ W EN YVALu sH°Bv�TItiE `;. i r." �-•^-.,t• � w • ■U■er/U■■�■■I■�5*■■ RATIO: DIFFERENT LAMP • I• i 1 A N40 * i I��l■■■■■■■■��■■�\ LUMEN RATING . 1,000. MU 4 1 I 'I n aq as ■ u1 r7 o••r,•u PER 1000 LAMP LUMENS }r'�'t krrr•nwI°�vllrvytoull •. 1eenett.•arni la■ MoaCOrrAI-tt0lre Loa i.J if it ti 435 4 11 a U sl II a I1/I11. . •••LAMP LUMINA • I° PHOTOMETRIC DATA 7i1TT4*01 Gwent Mottle POWR•SPOT Floodlight ISOCANDELA CURVE LUMEN DISTRIOUTION CANONA � Roi-- actor No.35.23274604,Retractor Clam Flit Class HN OtoperAl AiQt.0 o(antal Socket Position Haled Q r I +I tt a II to i 44 L aa: %�■i■■�■■■�■1.�10� LAMP-NEN OR 1600 WATT METAL HALIDE *rk l{I ir_ t� it In 14 111 14 11 11"0`_ . par�■■%■■■■%■■�■■,■■ t1e1U TYPE 4X4 a H 1• p 1r u 11 q to 1q 1� r,a 1 ■■■■■■■�■■■■■A■■■■ SEAM SPREAD.. VERT.'60• s ih u i II Ly. t v H si 1 n ,r�-.4 ts I i ■■■■■/■■ ■■H■■■■■ BEAM EFFKaENCY .L9 ag tut to itr Ia to 1 Q M-tl a'M T a ■■■■■■■■I�■■■■■■■■ REAM FLUX....SOS UIMENO .4.Z IY O ti.tr 10 1, 1e A a.e■■■■■■■/%\\■■■■■■■ MAX CANDELA....,...223t `�-E"" RE V F �t.151 a �r1� •rn�i'`I a , • T ■■■■■■■Itf■■\1■■■■\■III Min n ON lea Ian STANDARD OF ^e N, It i►' lit I - ' to al n , p . M ■■■■■■%%■■■n■■■■■ MRtliAxlleri4CANoau (4.1 ► - • y . • ■■■■■■Il■■■■lw■■■■■■ VALUES OF CANDELA AND S fey at it It 1 I l t' 1e MII I.'a i rr■Q■�■I/■■■■�1■ ■■■ LUMENS ARE BASED UPON A _� �*IIo rl 1r 11i_t 1 IM qt o 10 N■■■■■I.■■■rl�■■:�■■■■ LAMP OPERATED AT 1 DDD JH`° a� It it i g 1 I w it • LUMENS, IF THE DATA IS e a ar U 11 Ir •1t1 I I • ■■■■■I/■■■ ■ LI■■■■II DESIRED FOR A DIFFERENT IaliM a T t1I It IL IS Iti r I N �;' M ■■r■E■■■■■■�•r■■■■ i LAMP LUMEN CANOR N RATING, • r I/ it H it 1' v le II 1t • , I.N i 0 o ,■■I�■■J■■■■■■■■��■■■ LUMEN VALUES BY THE .0 1 III 4 I11 ( tit t,u 1 a ■■�%■■■U■■■■■■,�U■ RATIO: DIFFERENT LAMP at n u it Iq IA (II I' In IA 1A Ai i • irr■R■■■■■�■■■■atad/ LUMEN RATING - 1,000, i a 11 ul 11 �� opt i ILA q Li I l 1 aim w . ll!t in IIr . A as u r op. nlsse PER 1000 LAMP LUMENS raLturrAlosi or rlArcµ •1•. Ya est-aonsua n■skwuwklsLae :SII:PHLITII >oturit 1' LA S►L a PHOTOMETRIC DATA 3101T110111.01 GcneNai Etectrim POWR•EPOT Ftoodllght ISOCANDEI.A CURVE LUMEN DI$TRIBUnDN • CAMI A 1RAC0 ieefactor 35.2321404*Refractor Class Flat Glass • A<ANal1a.0aonm , t■I ." 500R 1 POaltlon Fisted b u uI I s � ° It L Sl�// %■ ■■�r�%11i LAMP-urno OR TB00 WATT METAL MUDS ii .■■■=m■r■a■■U■■■ p It -Itl u , ; n M ■■■ ■■ ■■�■■■ ■■■ HEMA TYPE 07q • at , t I III ° ■■■■■■■G�!,I,\\■■■■�■■ BEAM SPREAD.•NERT,•46' (.... Edfr A u • ' A -. �■■■■■■■`ia■■■e■■�re■�■■ BEAM EFFlCIENCY 62'A • °t I •1 a Ir ' • I ■■■■■■�I■■■■1�■■e•■1■1■■ BEAM FLUX....621 LUMENS 1 T ■■■■■■/I■■■■I1■■■■■■ MAX.CANDELA 3320 I Xt F 1 I/t t I U A l 1� M as■■■■■■I1■■■■II■■ ■■■ AAf[0 ON its ion aTAFoAao OF M ii a a 6 1■ ■ a • • ■■■■■Ir■■■/1■■■I■■■ 11%""lhi"I CA"" �..r b F t11 l ur l I 1 T ■U■■■/l■■r■■■1�■■ ■■ VALUED OF CANDELA AND p ' a u, ►t► r ° 1 M •C ■?L^'�►Q T■'�L*�''lR7 , , • * ,uIII■■■II■■■■■■N■■N■■ LUMENS ARE BASED UPON A 1 1 1 N 40 . - 1111111111111541M111111,11111111111110.0.0 LAMP OPERATED Al' 1,000 Iry. a it a LUMENS IP THE OATH IS �. �� it ■■■►/■■■■%�■■■■\■■■ DESIRED FOR A DIFFERENT /4'�' ,' �L ► tR� ■ it r■■■■■ ■■■■■•\■■ LAMP LUMEN IATING, J Eg ' ^ttT /�H + i ■I%■■■■■■S■■■■■■m MULTIPLY AILCANDELAAND .•�" G � i � ' t�,��t4„ l LUMEN VALUES SY THE '1, r EtI�tL' �E•'1 n • • ��■■�■■■■■■■■�■■�� RATIO: DIFFERENT LAMP I.JI� lL t�r;LhL • • • , ' LUMEN RAT4 0 • 1,000. Ir.,1 r,1 1 i,' J1,] - It , + . I fuse iwonsaat sateuse PER 1000 LAMP LUMENStiltt,Al -ELLS viola t 111 • OPI 4011..1,X,•..IN*••••.-.....6.r. .•/ *1 — • • • drs Lh r tv^+ 4iy P \ 2,,, • ' • >�"U €S & [JACKETS l"' �,t � 1' c vc�;J �:� rElxiG usYsEm' • STEEL FLtiODLIGIITING POLES 60 TO 140 FEET P (CATIONS .t ' .z t SUGGESTED LUNIINAIRIS . 1 PFaS,PF4>T ►I ILXG i -pi 7 lik.t. Ami ti 13.,, cr-7117.1""i I SPEGIF(CA 1ONFEATURES , ' 0 Round a lasided tapered steel shaft(Fig,4) ( i ❑Prime pointed or galvanized Figure 1 ❑Shaft lengths from 60 to 140 feet 0 Platform mounting(Fig,2)of 8 to 24 floodlights ❑Provision fa flat surface mounting adapters • a ❑Internal wiring from pole shaft to luminaire mounting supports ❑Integral??%sided brio plate ❑Steps spaced al 15'Intervals y :INFORMATION ONLY: IS, CATALOG NUMBER IdGIO, ' t , `SEE SELECTION 7el TABLE F012 ACTUAL ORDERING NUMBERS F R TP S 6 .- • ti PRODUCT ,.. -, .. ID POLE ! • 7 ...•a . •. • )IUM USAGE) f SECTION •SttAPE »w SHAFT POLE MOUNTING +�� '` LUMI►UVRE� i. k IMik I� HEIGHT(�) ,. ''..,Mgr LOAD FINISH F=Floodlightlnq &=Round • 1P�iapered S Steel XX 1''a. ' 'ovilh steps 'L:Plotfovm 8 r,a Aoodlightt peg pie 01l t�olvant:ed i :µ•, 100 , ..•t r ,,., 1I2=42 floodlights ��, Dh�P�pole PP s Prlrne palnlod e: i r, J r� T 1Q0■,� 2�;�:'16a 4b floodlights per pole s'(SlondatdJ �ti, •a • ��M 1�'y.c�u� , 120= t .":`,�4 ' t�,.', 24 m?A floodllphh per polo NOTE N gotvantzed finish 1s ,•E edd • .. ., �, , ;7X r 140 3,r • �., r ulr sulutttuttd 6V ' • :* ,�ry;yvu��^*g1+.x t J 'r" "�, NOi1rShlpP{c�d[h :+ a 1 �u �4. , :. PPP norderk►S�numberl�rated '' Y . n „ r i iy Iv • W r ^,d,l l• r,e ,..+.:y•" r.,' F••i;,4sectionsupR755 '•''' �'.,, T�/ .'.t•• , R••„eft InSelacilonkblel "�� �tltt11E:solely ;i 'rl,I'i tY.1w1�ti,=' �!r,`:ay , ♦,�uH•J.1 Foei In length. 1 ''�'• n •nV,'ry p.R il'd`.1,��i•YdJli''• �•�5 +'��,:r,+ru C 1 .+N•��`jC�' . ;w k cable and riaiety climbing equipment available. "` • '• • "f " } �'; . r t r a with OrCtf� r ^•}rt 1(3 � r ri4 r r - u s !rn Lt 4.L J, n t�`l+''l Specify R .r, J1 • t 'S'r. "'�. h t n + • �'••) (�•1�. .ir ti�4ra1 , :1�•,v:a• t. ,t „u �� u2� Mp + ".• i, ., , ,- , r W,,• .r u�.`1 y Kiu F ' �� :, f'�r9F 4 3}',iI,,,�.pt^r t�' � �y�/',' •/ ,n'A' is Page• �� ! Dec. {.,. ,r„ iizy gyt )w�j�fJK'1L`r¢:.y`• .'; . ' ALV r ' �Yr� • r • ( / �. ��• LfltlJ y J�Y.h•.3J ?"4'L Ali J V r POLES,: r 8R;4CKETS STEEL r- FLOODLIGHTINGPOLES 60 TO 140 FEET • 3" EXPANDED METAL FLOOR GRATING 0 „ WELDED TO FLOOR MOUNTING ANGLES 137/1' x 1r/." x 3/Ia'AND LUMINAIRE PIPE SUPPORTS ALL FLOOR MOUNTING ANGLES ' AROUND. HINGED DOOR • END CAP ,..� _•-�, T.- _ 2" STD, SCHED, 40 ►•••••:t:-•••'•a•.•.•a+-`- ---- LUMINAIRE PIPE SUPPORTS •• +►�.�• a'�i•.•w'•• a`�`r,w'•'•� - .r._."�,..-emu_ ►•••i•••i�••�'i5i�ii+Y4•i•t •iiiwiw•i• +ii•i�iti •��o�,�iiti' 1 rr •• ••iaai•. ••a•••i• •t•••• �•w��•+•��►�'�L• 1.'r.� /2 '�' 10 GA, tt ;►.+�t�i••14:4�`ticik�1%w��. •_.•i! � � •"� mow•i b' +�' it TUBING sI1 ss�' j� r`" I REMOVABLE COVER I I 1 1I 111 `' I • I I �' S�I �'I II 3Y�" x3" x !/n" x5" LONG III LUMINAIRE MOU Figure2 NTING ANGLES CAGE DETAIL 3" x 5" HANOHOLE r ON MAIN TUBE ' BOLT CIRCLE BOLT CIRCLE Ngure 3LENGTH w • DETAIL BASE PLATE ,, fi ' L. 0 SQUARE ° 0 WIDTH °' J • 5" CONCENTRIC SLOTS, WIDTH OF SLOT - ANCHOR BOLT DIA. + /e" MAX. v BOLT BASE PLAN • POLEELECTfON TA�If�,,�t > `k,' y tom 4 BOLT BASE PLAN •••�. 1� W,,, ',fit, tFh Yy r •'i 94 1...,� t •r t.. s. , • Shipped with pole:platform,steps,a ,r+.,V� , p ,anchor bolts,anchor bolt covers,handhole cover,hardware,and anchor boll K` 4 ' r Norntnal `Recommended Total load N circle template.Shan Dimensions Moulting ;swath Anchorage Dula Height Number of Zone Bottom OD X Top OD X Approximate Anchor Botts i luminaires mope thin Length X Thickness Weight Number Diameter X Length(Fig.3) Foundation 60 9 On.X in.X Rein.X in.) Obs) Per Set Bolt Circle Design 60 FRTtS60PL9PP 12.50 X 5.0 X 600 X ,2391 2,140 % X 60 B20. Oro f Moment'9 3 Ibs) 60 182 8800 60P112PP 16.82 X 9.3 X 60-0 X .1875 2,930 4 1% X 60 22,75 218,238 80 9 80 60Pt18PP 16,82 X 9,3 X 60-0 X .1875 3,145 6 1 X 60 22,75 218,238 80 {2 80P19PP 16.82 X 6.5 X 80-0 X .1875 3,160 1%% X 60 22,75 218,238 • 80 12 8800 80PL12PP 16.82 X 6,5 X 80.0 X ,1875 3,975 6 1% X 60 22,75 218,238• 80 21 80Pt18PP 17.34 X 7,2 X 80-0 X .2500 4,570 1 h X 60 +75 218,238 {80 1221 80 80PL21PP 18.46 X 8.3 X 800 X .2500 5,735 6 1% X 90 23.00 347.972 100 1880 • 100P112PP 18.46 X 5.5 X {00-0 X .2500 623.00 347,972 100 2180 100P110PP 1955 X 7,1 X 1000 X .2500 5,990 1%% X 90 25.50 347,972 100 8 80 100►t21PP 22.35 X 9,9 X 100-0 X .2500 7,490 4 2!/ X 131 27.50 513,71i • • 120 8 80 420P118PP 23.55 X 8,3 X 120.0 X .3125 8,305 4 2%� X 131 27,50 718,478 420 2118 80 120P124PP 4,85 X 9.7 X 120-0 X .3125 12,305 6 2% X 1 33.75 790,578 140 2180 14OPL18PP 25.75 X 7,7 X 140-0 X .3125 13,0202% X 148 30.75 :. 140PL24PP 26.18 X 8.8 X 140-0 X ,3125 4 2% X 122 31,75 2�' • NOTE:'Design moments ore}he maximum arer}um moments 17,020 6 2'% X 102 879,072 ' foundation designer expected to be applied to the lourldoilon 32.00 9 • ` by the pole,Appropriate ,.•�•IOOd�nxvdmum d 24 luminaires,conloct today. opriate safety loofas muss , i e REFERENCES! ,. • • N "'' ' (II , . y.. , . rJ7e1� • . ! ,. .. ti , .• , . . ; , ;µ ^ ,,,�1 page far Pole Selection Guidelines ,�,, ' ; +W . . • r Page 8120 .. • _.� „+1. , h. Deo.199i , ~'' ,a , • ' 4 NOVEMBER 18, 1993 , NOTES - INFORMATIONAL MEETING - PROJECT TO LIGHT VARSITY BASEBALL FIELD AT LAKERIDGE HIGHSCHOOL , ., THE MEETING WAS HELD NOVEMBER 17, 1993 ; AT 7:00 PM IN THE LIBRARY AT LAKERIDGE HIGHSCHOOL. DICK THOMAS, ASSISTANT SUPERINTENr.INT FOR BUSINESS OF THE LAKE OSWEGO SCHOOL DISTRICT PRESIDED. OTHER ATTENDEES FROM THE SCHOOL DISTRICT INCLUDED: SANDRA NELSON - PRINCIPAL - LAKERIDGE MIKE COULSON - ATHLETIC DIRECTOR - LAKERIDGE • DAVE GASSER - VARSITY BASEBALL COACH - LAKERIDGE BOB KINCAID FROM THE CITY OF LAKE OSWEGO WAS IN ATTENDANCE. CASEY MICKELSON, PRESIDENT OF THE DREAM FIELD COMMITTEE ATTENDED REPRESENTING THE GROUP OF CITIZEN VOLUNTEERS WORKING WITH THE SCHOOL DISTRICT AND THE CITY TO COMPLETE THIS PROJECT. ' THE PURPOSE OF THE MEETING WAS TO DESCRIBE THE PROJECT, GATHER INPUT AND ANSWER QUESTIONS POSED BY THOSE IN ATTENDANCE. MAIN POINTS OF QUESTION/DISCUSSION: A. DONALD PARK: CONCMNED ABOUT A POTENTIAL INCREASE IN TRAFFIC SPOKE IN OPPOSITION TO THE PROJECT B. SCOTT SCROGGS: QUESTIONED WHETHER ADDITIONAL TRAFFIC GENERATED OVER OVERLOOK/STAFFORD RDS. WOULD OVERFLOW ONTO FERNWOOD/CLOVERLEAF. WAS UNDER IMPRESSION THAT SCHOOL DIS- TRICT FUNDS WOULD BE USED FOR PROJECT. DICK THOMAS EXPLAINED Y THAT THE PROJECT IS BEING FUNDED BY A BOND ISSUE VOTED ON IN THE FALL OF 1990 - AND THAT CITY FUNDS WOULD BE USED, NOT ` SCHOOL DISTRICT FUNDS. C. WHO WOULD BE USING THIS LIGHTED FIELD? DURING THE SCHOOL'S SEASON, THE LAKERIDGE TEAMS. ADDITIONALLY, IT WOULD BE USED BY RECREATIONAL BASEBALL ORGANIZATIONS - BABE RUTH AND AMERI- • CAN LEGION. . • • D. WHAT WOULD THE HOURS OF LIGHTING BE? DAVE GASSER EXPLAINED THAT GAMES WOULD BEGIN APPROX. 7: 00 PM, ENDING APPROX 9:30 -9:4 5 PM E. STEVE DODDS: SUPPORTED THE PROJECT - SPOKE ABOUT A TRAFFIC BENEFIT AS THE FLOW OF CARS INTO THE BASEBALL GAME WOULD BE ;,,� DELAYED DUE TO A 7 : 00 PM START, THUS ALLEVIATING THE CURRENT HEAVY TRAFFIC FLOW DURING THE EVENING RUSH HOUR. EXHi �� r 1 I.DRT- 9-3 _______ ` 11: • LIGHTING PROJECT - INFORMATIONAL MEETING - PAGE 2 411/1 ' F. SHARON MOORE: WHO WOULD MANAGE THE FACILITY? DICK THOMAS EXPLAINED THE CITY AND THE SCHOOL DISTRICT HAVE A JOINT USE AGREEMENT - AND SHARE IN THE RESPONSIBILITY OF MAINTAINING • THE FIELD. ,. G. COMMENTS REGARDING THE DESIRABILITY OF A QUALITY, LIGHTED FACILITY IN OUR COMMUNITY - WILL UPGRADE THE BASEBALL PRO- GRAMS, AND WILL HELP TO ADDRESS A CRITICAL LACK OF FIELD SPACE IN OUR COMMUNITY. IN ATTENDANCE: IN SUPPORT: IN OPPOSITION: THOSE W$ _T O IONS: SCOTT SCROGGS DODDS DONALD PARK S GREG DANIELS JIM KELLY SHARON MOORE MIKE GOLD CHRIS FOSTER DOUG JACKSON CASEY MICKELSON • • , • • J• STAFF REPORT • P' CITY LAKE oswEGo PLANNING DIVISION 1 'o • APPLICANT: o FILE NO: Lake Oswego School District#7J DR 8-93 PROPERTY OWNER: STAFF: • Lake Oswego School District#7J Elizabeth Jacob • LEGAL DESCRIPTION: DATE OF REPORT: Tax Lot 500 December 10, 1993 Tax Map 21 E 5 DATE OF HEARING: LOCATION: December 20, 1993 Lake Oswego High School 2501 Country Club Road NEIGHBORHQOD AsN rera : • p . COMP, PLAN DESCRIPTION: i Forest Highlands P(Public) ZONING DESIGNATIQN: R-10 I, APPLICANT'S REQUEST The applicant is requesting approval to construct and install ball field lighting at Lake Oswego High School, IL APPLICABLE REGULATIONS A. City of Lake Oswego Zoning Ordinance: • LOC 48,195-48.225 R-10 Zone Descriptions • 5 B. City of Lake Oswego Development Code: LOC 49.090 Applicability of Development Standards El) DR 8-93 Page 1 of 7 • • J LOC 49.145 Major Development LOC 49.300 49.335 Major Development Procedures • LOC 49.615 Criteria for Approval •, k::' LOC 49.620 Conditional Approval 0 , C. City of Lake Oswego Development Standards: , ... • • ' • 5.005 - 5.040 Street Lights , e • 6.005 - 6.040 Transit System V 7.005 -7.040 Parking&Loading Standard • 8.005 - 8.040 Park and Open Space 9.005 - 9.040 Landscaping, Screening and Buffering 10.005 - 10.040 Fences .. • 11.005 - 11.040 Drainage Standard for Major Development �; 14.005 - 14.040 Utility Standard 18.005 - 18.040 Access 19.005 - 19.040 Site Circulation - Driveways and Private Streets 20,005 - 20,040 Site Circulation - Bikeways and Walkways . D. City Charter Section 46A UT. FINDINGS v. A. Background/Existing Conditions: 1, Lake Oswego High School is a 19.28-acre complex located north of Country 0 ... . . °". Club Road and east of Boones Ferry Road, 2, Surrounding land uses and zoning are as follows: . • �.: South: R-10: Single-family residences; Springbrook Park; Lake Oswego Junior High School; and Uplands Elementary School West: R-10 & R-7.5 Single family residences R-3 & R-0 Townhouses and condominiums • North: outside City limits Large parcels with single family residences and undeveloped lots, East: R-10 Single family residences outside City limits Large parcels with single family residences and undeveloped lots 3. The high school campus is accessed from Country Club Road (a major arterial), • A secondary access exists from Hazel Road to Goodall Road and another road at , • • the northwest corner of the campus accesses Boones Ferry Road. 4. The varsity baseball field is an existing activity area on the high school campus, • The field is located in the southwest corner of the property (Exhibits 3 and 4), :...•. • . .' r . • DR 8-93 ..• '.. • Page 2 of 7 '= ...• 1<', ✓ • 5. The baseball field lighting is being developed in cooperation with volunteer groups, the school district and the City of Lake Oswego (Exhibit 2). ., B. Proo: ". The project will provide multipurpose field lighting of the baseball field with consideration for football/soccer practice area lighting. Use of the field extends from . . u March through November. Lighting will provide safer field conditions for late eve ' games and in some cases allow additional games to be played, Wing The system will utilize eight poles measuring 70-to-80 feet high with approximately • ' 1500 watt fixtures using glare shields. Exhibits 6 and 7 illustrate the location ly 80, u . ry specifications of the lighting structures, and design C. ��/�lance with ,,� Com�l CTIfPria for AUUTOVni: As per LOC 49.615, the Development Review Board must consider the following when evaluating minor or major development, criteria 1. The burden of proof in all cases is upon the applicant neekin approval. g PP val. The applicant has submitted the information required by LOC 49,315(1 - 12 , T documents are listed as exhibits which accompany this report, ) ( ) hese 2. For any development application to be approved, it that the proposal conforms to: Pshall first be established ' a. • a. The City's Comprehensive Plan y r ' According to a recent State statute [ORS 197,195 1 )), after September 29,Comprehensive Plan approval standards will no longer be applicable to limited land9 ' decisions. ORS 197.015(12) defines "limited land use decisions to include sit use ' design review of permitted uses in a zone." The subject application ea land use" definition as a site and design review. meetsthe �limmited may continue to be used to aid in the interpretation and application of the Plan policies Code criteria, review of the subject proposal is not affected byan of the Development • policies, Y Comprehensive Plan • b. The applicable statutory and Code requirements and regulations. Z,S2.n2S2de RenulrPments nd AnhLtita Lake Oswego High School is located in a R-10 zone, uses" by LOC 48.015(28), are permitted as conditional in�the R p one defined as stitutional The review of this application will consider yard setbacks, height limitations, glare from ,, • lighting on adjacent residential uses, access, and levels of operation, • , DR 8-93 Page 3 of 7 . • �» „ "'" Setbacks in the R-10 zone are 25 feet for the front yard; 20 feet for arterial streets (Country Club Road and Boones Ferry Road), 15 feet for an interior side yard, and 30 feet for a rear yard. The site plans (Exhibits 3 and 4) illustrate the light structures will not be located in the required yards. The light poles are proposed to be 70 to 80 feet high. The height limit for sport lighting prescribed by the City Charter was amended in March,1992, to exempt City and school sports fields from the 50-foot maximum. Section 46A Maximum Height of Structures in Residential Areas,"states: "....The City may, however, construct or allow the construction of a lighting structure which is more than 50 feet in height in a public park a or school sports field located in a residential zone." • The intensity or level of operation may change somewhat from existing conditions in that, in some instances, a second ball game may be played because of the lighted field. The potential for additional traffic will be addressed under the access and parking standards. City Code [LOC 34.611] requires park property to be closed by 10:00 p.m.. • Precedence has been established in other ball fields (for example, Westlake Park) that lights are turned off by 10:00 p.m. with a 15 minute "night light" to ensure safe access to parking lot vehicles. A condition of approval should be that the ball field lighting will be restricted to 10:00 p.m. with a security light to 10:15 p.m., at the maximum. • Of primary concern in the review of the lighting is that light overspill and glare be • minimized on adjacent properties. Glare shields for light cutoff should be used to prevent any spill lighting. Design specifications have been submitted as Exhibits 6 and • , which demonstrate the location of the light poles and the area of light coverage, The use ., • of glare shields should be made a condition of approval, • Development Code Requirements and Anal_y ,ii-- LOC 49.125 requires that an increase in the intensity of any use shall be processed as a new development, Hence, this development review application is appropriately being processed as a major development, LOC 49.300 -49.335 - Major Development Procedures The development review procedure for major development is found in LOC 49.300 - 49,335. The applicant has submitted a complete application as illustrated in the exhibit section of this report, The applicant held a neighborhood meeting with Spring',irook • Neighborhood Association and the property owners who live within 300 feet of the site, The minutes of the meeting are included in this report as Exhibit 8, 0 DR 8-93 • Page 4of7 • r•_ • c. The applicable Development Standards The ball field site does not contain any historic resources, stream corridors, wetlands, . A , 0 hillsides or floodplain; therefore, these standards are not applicable. • The applicant has addressed the applicable standards in Exhibit 5. This report will address those standards which require additional discussion or where modifications to the applicant's proposals are recommended. Street Lights- (5.005-5.040) No additional street lighting or parking lot lighting will be required. The campus parking lot and Country Club Road provide night lighting to the City standard. This standard is r met. Transit System - (6.005 - 6.040) '"' The campus is served by school bus and Tri-Met route number 78. The narrative demonstrates compliance with this standard. I Parking & Loading Standard - (7.005 - 7.040) On-site parking spaces are avat:able for 340 vehicles. According to the narrative, at specific times of the year overlap in parking needs may occur due to additional traffic entering the parking area with players and families prior to the end of a game in progress. However, this overlap will occur after normal school hours and during the summer months when school traffic and the related need for parking for other school services arc at their lowest, No additional parking space requirements are recommenduzi. Park and Open Space - (8.005 - 8.040) The narrative comments that this standard is met by providing over 50 percent of the gross land area in open space. The proposal will contribute to the active recreational needs of the community by providing lighted athletic fields which provide more usable sports time and flexibility in scheduling, Landscaping, Screening and Buffering - (9.005 - 9.040) • • The ball field site is screened from adjacent properties by the topography of the , surrounding land, adjacent trees and shrubbery,• ry The light fixtures will be fitted with glare shields for light cutoff of any spill lighting (Exhibits 6 and 7), The requirement for glare shields should be made a condition of approval. Review of the lighting plans(Exhibits 6 and 7) indicate that no additional landscaping or screening is required to { A ,......r>". buffer the ball field lighting from adjacent properties, •• • • • DR 8-93 • Page 5 of 7 Fences (10.005 -10.040) An existing chain link perimeter fence will separate the lights from the field of play for safety reasons. • • v • Drainage Standard for Major Development- (11.005 - 11.040) The narrative (Exhibit 5) comments that structural loading of the light system will be calculated during the construction drawings process. The building permit process will review drainage and the bearing capacity of the soils and will require compliance with all relevant codes. " .' Utility Standard - (14.005 - 14.040) Electrical service to the light poles will be undergrounded as required by the utility • standard. No other requirements are applicable. Access - (18.005 - 18.040) The school and adjacent athletic fields are currently served by one main access point from Country Club Road to the campus. Two secondary accr'sses exist, one from Hazel Road to Goodall Road and a second access at the northwest corner of the campus to Boones Ferry Road. Vehicular traffic for ball field usage will utilize the same access points during nonschool hours. The intersection of the access with Country Club Road is t° a lighted, four-way intersection. During the transition between games, traffic on Country • Club Road may increase for a short period of time. No additional access requirements t are recommended. Site Circulation - Driveways and Private Streets - (19.005 - 19.040) The site currently meets the development standard for driveways and interior circulation, No additional requirements are recommended, This standard is met. •, ' : w Site Circulation -Bikeways and Walkways- (20.005 - 20.040) The site is completely developed. Both road shoulders of Country Club Road are paved • 1 `' P Y P and striped, accommodating pedestrian and bicycle traffic, No additional walkways or bikeways are required. This standard is met. d. Any applicable future streets plan or ODPS There are no such plans which affect this site, 64 4 . • I 1_ • 41) • DR 8-93 Page 6 of 7 IV. CONCI,JSION Based upon the materials submitted by the applicant and findings presented in this report, staff I. concludes that DR 8-93 can be made to comply with all applicable criteria by the application of • certain conditions. a V. RECOMMENDATION Staff recommends approval of DR 8-93, subject to the following conditions: 1. Glare shields shall be provided on each of the light fixtures to cut off any spill lighting, • 2. The ball field lights shall be turned off by 10:00 p.m., with the "night light" security light restricted to 10:15` p.m, at the maximum. s EXHIBITS • t 1. Tax Map 2. Letter to Mike Henley from Bill Korach, Superintendent of Schools, dated May 12, 1993 3. Site Plan 4. Topographic Ma • p 5. Applicant's Nas;ative 6. Location of Light Poles and Category of Luminaires 7. Design Specifications of Light Poles and Luminaires r ' '` � 8. Minutes from Neighborhood Meeting, November 19, 1993 0 N. •. ,, x• • .-4' 4 i ip, . .., DR 8.93 ' Page 7 of 7 1,v • • • • • • • • • • • • r . ♦ tl, • v r) • • •ft i J t 4• . • d.. • • • • • • s • '1 w w , .1 y p . . r•"r fly. Wl' .•.a.+fM t•..•... N: M:!f• -R. ..V!R: .w•1MVW'.' i. w• .•.r.. / . , /*: Cy . SEE • ‘Y1 �f ' I:1 •'� Q UP 2 a. I + �` ' .\J 2 l E 5AA S ,� 03 OO N.1 Ch q, - SE a • SEE MAP A P W SEE MAP aP IE 5AA7-17 a . Cu • 2 I E � SA� SUP NC!I ',h pVl ■ l<.T „.; ,� 5AA ` ' 7:. .. ,f/..' co v \ , /' EE eRrn MAP .�`, - if• eN SEE1...:„.',...iAP 4� I �: , •2 I 5AE a '' ''' ` `' SUP 2 k m , D '� ^; .�� SEE MAP _ SEE MAP I , 4'4 n•��J. 2 IE 5 AD ' ... i 29Ac r.. , .' , 1P .,9Q . 01r 20;.'�.� '" p ..�0.1 �, 2 AC ti a. a ;..a ye .,�" - Q w so: p Of e uJ I SEE MAP '' ��1-E e IE 5BD 2 IE 5AC SUP. ''. ` ``� n .i! r� MOUNTAIN` • .0 , \ '`�e... \ SUP. N0.2 ct \\\ a, i b y „I TEMPE T 4g ' eV i) 0+ . , .. .. . _. , . , . . CO �; /", ,•. c�`,� n NO c0 I ji --�Y'S E E 600 • / % " d t:r CJ /'� � IDS/ " MAP C // 4 - 2 1En _DRIVE Inul ' . , .,.,. V.A1 • ►. i EXHIBIT , P�P�'. . \....5 pbLO11U9 �tv9 +" � � ' ��4 o • ' LAkE OSWEGO 7J Lake Oswego School District �. i. ': �• " k �. 01flcs of the Superintendent 1?E .' 245 5 S W. Country Club Road `�a RQ Box 70 •'''yt. Lake Oswego, Oregon 97034-007'0 ` > ' scHcoL casti o' �?67L9f May 12, 1993 Michael Henley Parks and Recreation Director Cit.', of Lake Oswego P.O. Box 369 Lake Oswego, Oregon 97034 Dear Milce: This letter is to communicate Lake Oswego School District sip ort of the volunteer effort to provide labor, resources and expertise to light the baseball fields at Lakeridge High School and Lake Oswego High School. Know the school district is very willing to work with the city and the volunteers to insure the T. possible conditions for the success of the project, As we all best easure 5 environment,, our ability to cooperate and share resources is going Ito be critical to the continued health and growth of our Lake Oswego community, The district is also quite mindful of the responsibility for the appropriateness and of the project which rests with the city. feasibility Sincerely, 4) `1 Bill Korach Superintendent of Schools WAK:ca , • • •� • 4 ' 0 . EXHIBIT 1 I • 4 ca PAC¢ �_ • II �1��ral 1 i ,,.f1--,° —tsp.Ili • ^ ` „1!I, ±. , »71MN Ar. 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I},t,.y (} ,i;"♦ r„"••2 •.�..'' ` �r,1 • • t'�,l ,4' ,, .•' '' 'isl( , , , !yid.Ir it. ... , ,- 41 ' 11 . ' /•+ .- . ••...i:.4r.`f•Pub''..�.r , '+'r�..! •• r « 1. Lake Oswego High School Athletic Field Lighting PROJECT PROPOSAL Purpose This project will provide sports lighting to upgrade the varsity baseball field and the adjacent football/soccer practice field at Lake Oswego High School. Currently, the field is a day use field. It is used by the varsity baseball program, as well as by Babe Ruth Leag ue and school and community soccer and football. Use runs from March through November. Lighting will provide •' a safer field condition for the late evening games and in some cases allow for the addition of extra games. •. Detailed Project Description This project will provide multipurpose field lighting of the Lake Oswego High School fields for baseball with consideration for football/socc,r practice area lighting. The system will utilize 8 poles measuring 70 to 80 feet with approximately 80, 1500 watt fixtures using glare shields. (Provided in this proposal is a detailed set of product specifications). ZONING CONSIDERATIONS • ne Oswego High School is situated in a R-10 zone, medium and low sity residential zone. In the R-10 zone schools are a conditional use, 48.585 'Specific Standards for Major Public Facilities and • Institutional•Uses Not Covered by Other Specific Standards', states 4 that "the height limitation of a zone may be exceeded to a maximum height of 50 feet,..,", • Response. In addressing the height limit for sport lighting a City Charter '" amendment was past of March 24, 1992 exempting City and school sports • fields. Section 46A "Maximum Height of Structures in Residential Areas", states that "The City may, however, construct or allow the construction of a t ' ° lighting structure which is more than 50 feet in height in a public park or school sports field located in a residential zone", 48,585,6 states,"Lighting shall be designed to avoid glare on adjacent residential uses," • .` ,, I - J Y`1 EXHIBIT � . . r e . • • • Response. There are no homes directly adjacent to this project. The closest 0 , , homes are located across Country Club Blvd. However, the fixtures to be used will be fitted with glare shields for light cutoff of any spill lighting that may occur. DEVELOPMENT STANDARDS Chapter 5.015 'Street lighting': The campus parking lot and Count• Club Drive provide night lighting to the City standard. The athletic field lights will include a 15 minute "night light" to ensure safe access to parking i lot vehicles. City Charter specifies that all athletic field lights at Cityor Schools must be out by 10:00 p.m. . Chapter 6.005 'Transit': The campus is served by school bus and Tri-met, route number 78. Chapter 7.005 'Parking': On site parking exists north of the football field. Participants will have to walk to the fields from the parking lot, Total number of parking spaces available is _____ale) At specific times of year overlap may occur due to additional traffic entering the parking area with players and families prior to the end of a game in progress. However, this 0t .:• , • . .' . will occur after normal school hours and during the summer months when school traffic and related need for parking for other school services are at• their lowest, During the transition between games traffic on Country Club will probably increase for a short period of time, This islighted, • intersection. a four way Chapter 8.005 'Park and Open Space'! This project contributes to the • active recreational needs of the community by providing needed lighted • athletic fields that provide more usable sports time and flexibility in rr scheduling, Over 50% of the gross land area of development is in open space, p therefore this project meets the open space requirement of the City, r Chapter 9.005 `Landscape, Screening and Buffering': CountryyClub Road is heavily tree lined its entire length, 1, Chapter 10.005 'Fences': For safety, an existing chain link perimeter fence will separate the lights from the field of play, t. R • Chapter 11.005 'Drainage Standard for Major Development'; The light system will be engineered for loading when construction drawings are., . . . . 41 .,. . . . . . • . . . 1 2 �- f R ti. , • , , y assembled. This will be determined through the buildingpermit r The soil type in this area is Cascade Silt process. Loam. • Chapter 13.005 'Weak Foundation Soils': Does not apply. Chapter 14.005 'Utilities': All utilities are to be undergroufded. Chapter 18.005 'Access': The school and adjacent athletic fields are currently served one main access point from Country Club to th` campus. A ,.' secondary access exists from Hazel to the northeast of the campus. This project will utilize the same access points during nonschool hours, . Chapter 19.005 'S'ite CirculationDriveways and Private Streets': not apply. Does Chapter 20.005 'Site Circulation-Bikeways and Walkways': No sidewalk exists on either side of Country Club in front of the campus. Both »' road shoulders are paved and striped. They currently accommodate • pedestrian and bicycle traffic. • • • • • d' r p 410 • 3 » ,- a� 't mi e • • • • • • } • • AJ,1 • • • • ....0 9• ;.....'.„..,.v.....:....''',...'...'' ti II L aau-v • .-... • ' . .. . . . .- \ • • 211. • • 4 b.• a , A • 1 • i h r r t . . Lroo► ' e, et"tel:1114 011%;14),44. . . ..‘. . • ii EXHIBIT I • -R— �LL.'1_., '.• .'. CI 111114titli .� COUNT ont utc ,�. I�! ,; ,,, LAKE OSJEGO BOOSTER CLUB LIGHTING PLAN rm me 11441141014.4. OREGON 1 J J JP, • /j • W ,••• 11 ,,v . • J 1 .. KW CONSUMPTION: KW CONSUMPTION: Fixture Quantity Curvc 19,56 KW 19,56 KWPOWRSPOi 20 IN a !nit tun l.lF Design Lun POWRSPUT 20 IN 50 746e 165000 0,055 141075 POVRSPOT 22 1N 10 7462 165000 0,115'J 141075 (90,0) Cl 34 6947 165000 0,055 141075 (90•0) C?. Systan Unitsl Fcet/FootCandles Grid T, I�i Average Avg/Hip Hax/Hln CV N°klnun Hininun Points Itite 43 '''' .� —° Infield 79,0 1.07 1,I5 0,05 84.9 tift1 u 4 4 i, 6. 1, : Outfield 53,6 1.23 1,46 0,10 63,3 43,5 85 u 46.2 50.. 46 f '. ., 4. + 4 �.: 60.5 63 . 4 6 ,5 0.5 • 4.4 49.8 5'_,6 5 ,0 • .. + + + * 5,9,9 +, :.3 63,1 59, 50.5 i Ate.; N 43.6 2.3 ',6,3 55 5 5; 0 52., 49.9 .4,9 55 63,1 :1.5 .0,;. ° ". + + + + + 4..3 57.. 9,1 60.1 52.9 55,0 -7,4 61. 54.9 53.3 4 .. • : ' C3 • + �, + • • -+,1 ' 56* 1 58 Z 58,8 58 : 57.4 49.9 4-7•:9 49 / (90,0)81 � ,✓+ 1<W CONSUMPTION: 19,56 KW • ,•--60;8--6-1..1-61 58,8 55,0 5 9,9 6.e; 5. KW CONSUMPTION: �' + 29.34 KW -- s' el 7' •. StA� 78,5 . : 6 CI I + -y` 61+,t 59 52,9 oG`6 G0.5 8, ' '1�• + + '/ : 7:.5 � .0,, 5:,6 60 5 5 51,0 .8,6 • + + • 73 • 84 77, 75.1� 8 ---.. \� C4 . . . . .• o ► N + . 5�,1 9,1 56,3 52.6 46 B;3 (90,0) (90,0) -,••—' / KW CONSUMPTION: . ... ®• 4 Al I • +.. 83,' I 51,. :4,1 57 52,3 s55 KW �,1: + , 49,8 5/ a 40. • KW CONSUMPTION: — .:./I 14,67 KW 76, t:*. r ►�.�► . G 7 46.EA+w� + + 4 3 43.6 44.4 ..• + 3 . 82 •1••r 11 :+ -�t-4...., '*I .t' • (90,0) A2(90.0) 2s 3 CONSUMPTION: rlktu �. PpVRSPOi 20 IN Dunntfty Curve 1 Gilt Lun LLF POVRSPO 20 IN 50 7600 O14107 Lur 165000 0,055 f41075 KW CONSUMPTION; POVRSf'O1' 22 IN Ib 7462 I65047 0,655 141075 34 6947 165000 0,055 141075 14.67 KWSystem fMltrri Feet/1'oattandlcs Grid Average Avg/Nlh Nax/Hln CV Haklnun HIhlnun MPolnts • . 10 . Bullpen 53,4 l.ee 1.50 0,1e 65,7 43,0 60 4 IP . ` wuun c i•cy LUrve 1I In it Lum LLF es I gp Lum, , .<, , ; *‘A' • PCIWRSPCII 20 IN 0 32 7608 165000 0,855 .41075 • . System Units' Fee t/Foo1 cand les ' III' `'. Grid Average Av /M I n Max/M I n CV Maximum Minimum #Po I n is /' tt Football 31 ,8 1 ,21 1 ,44 0, 10 38, 0 26,3 72 :•F•, (70.0) Al A2 (70.0) "c KW CONSUMPT1ON ►• 1 MN CONSUMPTION .4 ' 13.04 KW 13.04KW � , _ ;AA _• ,4 2.2 3 gdiIJ!! .,, ►, 31./ 3..0 24,2 ;2.4 '4.4 .2 35 • 34. 32.. 34,Z 3: .0 1.5 U1 / / I 26,6 9.9 ':‘8.4 2 9 30.7 32.7 32.7 30,7 2 '.9 28. t 29.E 26.6 ,, 6" + + + + + + + + + + + + ,. , 26,6 29.9 28,4 27.• 30,7 32.7 32.7 30.7 7.9 28.4 29,9 26.6 + + I+ + + + .H •. + + + + ' 311.5 3•,0 *.2 •.4 3...4 35 5,2 3 ,4 32.. 34.2 36 0 3�.5 . • p 32 3. ,2 5.4 28,0 26.3 8.0 3 ,8 3 ,8 3$,� 26.3 28.0 35, .. + , + + + + + + + , r • r ' y , • VI\\/Y KW CONSUMPTION KW CONSUMPTION 13.04 KW 13,04 KW (70,0) • • W'. O r4 M{ ' • . • •{ 1 yyyyrrrr++++ i .. r �. } r' GE Lighting Systems GrAriElecet,,_ Caw" C ara • F Po ®S of III floodlight ii, . Svc�. APPLICATIONS -- • Recreational,competitive and professional sports fields i ea , t as all levels,from nci�.,l;. , ')oods to major leagues. , r• '. General floodlighting where long set backs or high uminaire uiou ng require maximum optical perfor- — 1 a �,, t q• Ili mance AA L FEATURES BENEFITS a - a Die-cast aluminum housing with electrocoat gray • High corrosion resistance,long ballast life ' and paint finish inside out 1 ► • Enclosed,gasketed and filtered reflector with • High corrosion resistance,superior optical performance ALGLAS•finisb and excellent lumen maintenance • Limp isolated from ballast; ballast construction • Cooler ballast operation,longer ballast life • • `'` provides optimum heat transfer • Choice of heavy-duty(with heavy gauge aluminum • Wide range of applications ►r• outer optical housing)or general purpose(NEMA) construction. • Heavy-gauge galvanized steel trunnion • Structural strength and corrosion resistance o Choice of NEMA Type 2,3,4,5 or 6 beam spreads • Maximum design flexibility • Built-ia two-element rifle aiming sight • Easy to aim during dayllgt;t hours for predicted results a Aiming degree marker with re-aiming stop p • System can be degree-slimed while on ground,maintained / without disturbing aiming '' • La,ige,formed aluminum front access panel allows • Allows wiring and maintenance with optical in place feat access to ballast components,wiring . • Ballast access panel facilitates condensation • Eliminates need for"weep holes" In pole mounted units ,� draining � • • Built-in cable and strain relief bushing • Withstands rough handling in field—ellminates need for t additional materials or accessories • • Hot restart available for 1000 and 1500 watt metal • Reduced chance for power supply related outages halide—contact factory a Mogul base socket with split outer shell,lamp grips, Accurate lamp seating; resists back-out due to vibration spring-loaded center contact for standard lamps • • Available with position oriented sockets for use with • Potential owning and operating savings minimum tilt factor lamps • Remote ballasted system tem available • a Some structural and maintenance advantages• UL1572 Listed SUTTABLt FOR WET • Meets national code requirements for outdoor use• LOCATIONS • �•o GE designed and fabricated system a Single vendor responsibility • 5-year fixture failure warranty a High confidence in quality • Field convertible glare control for 20-inch(508 rum) • Inexpensive solution to on-site glare prob,`2ms ° 4 ; diameter reflector general purpose and heavy duty • fixtures _._______: di EXHIBIT 1 �� /-7 J)RCS 7 e M > 1' 4 V V • + • * • C ., . Y • • ° ° 1 • *. / • 4)) L:•iauh 1111` r. 15y.'. �.•\ ) POWR•SPOT°I// FLOODLIGHT 'APPLIC'ATIONS ` ` ` . - �` Reaeaflond and competition sports fields at all levels from ''c neighborhoods to major leagues.General floodlighting where the performance of reflectors of revolution are needed. +, • SPE.01 ,.ATI ON''P.EATtJRES 1 - !•� Cl UL457`1 lbled S A A9LE FOR WET LOCATIONS ••�� Die-cast ig,pending—contact belay point finish 0 Mir-drift akr1y1�inum ballast�h with arc . troy point III Wi °� -'and oil 1i•w 0 Enclosed.Qask���filtered •YIIte W with •'/fit/,fig finish aluminum �� •' tempered glass closure optical with ALGillSa III M:N!on V1A11>tl�n reflector Q� ,\�:,' '/ '.)�. • 0 Thermal separailan of ballast from socket and lamp i,, �ulluuiq� , • 4 0 Removable cover for as to ballast and wiring comportment ,'( ✓'% 0 Noep-hole condensate drain when aimed down t( i V, 0 Buhl-i n cable and strain relief bushing \"�! 0 Heavy gauge steel trunnion V • Mogul base socket wife split outer stroll,and spring-loaded center contact ' � �p gaps—standard lames and \���„4^ ',>/', 0 Corrosion resistant hardware ``��`'` " 0 Posiaan oriented socket available for*minimum"lilt factor lamp—contact factory • Cl MORN and 1500W metal halide hot restart available—contact factory 0 Raid convertible glom control o><roiiabie.See Acceasorinc 0 Remo*baYasted system avaliobie.See Accessories gl�D qIN'G NUMBER LQGI .!. 1 —r— -- 7— ---i--- I ss LIGHT BALLAST BEAMNREAD OPTICAL PRODUCT WATTAGE SOURCE VOLTAGE TYPE ;*: XXXX X HORIZ X VERT REFLECTOR OPTIONS - X X X Siiandaad 40=400 S=HPS 0=12012081 See Ballast Select NEMA type See Ballast and Photo- F=Fusin PowroSpot 75=750 M=MIT 2401277 and Photometric from Ballast and metric Selection Table with mu(Itivol�allable FloodlightMuttivdff Selection Table Photmehtc , 04=1000 Standard: 4=120 A=Autor Selection Table: HDO :--Heavy Du 20InI P=Prewired with 6 ft(2 Aft Opiicals 54-1500 Included 2=209 M=Ma Example: (508mm)diameter meters).1413 • 61=1650 3=240 9Re9 3X3 GPO =General Purpose • (Contact 20 in.(508mm) • Factory) 4=271 diameter 5=480 HD2= Heavy Duly 22•1n, p_ (559mm)diameter GP2: ivenaral Pu p ) 22•1n.(559mm ... diameter It • , • • • ill Data Mange without rankly '1 r euti ePcetOtes LLIeA Ielloee tMrw i® tlieuktlnI N,baa opUoe aond madltkatone on •�o d Trademark of Goner.Mecum iesn aiY. T • 'L6I , ; y ` �I _ I L 161117NG JSYS TEMS • POWR®SK'6'/®/// FLOODLIGHT SOW LINE—HEAVY DUlY OPTICAL DO UNE—GENERAL PURPOSE OPT(CA(• OPTICAL ADA 1 C 0 • 2210. 23.000 12.436 17,e75 34.312 • 5171bem 614 316 454 e72 29m 20.700 12.575 1®a 000 3�1.3 2 ,.,• I00mon 6a6 319 467~796 D • ` i ' • 1 A 0111, \., . . 11.812 In.A \\ (300n1m)p \y \ All I •` • 65° s • 876in.(22mm)DIA HOLE 6 • BA LLAS`1"ANIJ:PHOTOMETRIC SELECTION TABLE '? 'M +° All light sources are dear. Unless otlulrwise Indicated. • ballast Usted by Diameter,Photometric C Curve Number and Actual Beam Angle In degrees , U Type 22-In.(56'9mm)Diameter '�W 9� All20an.(508mm)Diameter Wattage Source Voltages 1=1;r1 2@2X2 3=3X3 4$4X4 5105X5 6=6X6 400 HP3 A,M '(5663X12x12,5) (5664)(20x20) (76131f41x41) 465 55x51 464)73x72 (7463X105x103) HPS A N/A N/A (8186n40x38)) 8177"56x55 8179 96x94 N/A�: • 11000 HPS A N/A (6532X18x18) N/A €6271t'65x66 €7609�92x92 (7610)(112)4107 460 1000,1500"' MH A (595 N/A3x12) '6947'(252 5x25)) (77608 468(44x45) (7462)(59x56) 461 87x77 7460)(1008x103 1650'.• MN A C/F C/F C/F CJF ( )(�x103( i NO um highavailable no rfor mance le, (559mm)NEMA Type 2 optical avalolable—contact factory for photomehlc data, ava �.J7 volts not available In multCvolt,750 watt HPS or 1500 or 1650 watt ratings, 'DATA ,,' •: ' ,,, . -ferences ," ' I. Lighting Systems Product Catalog See GE for Approximate Net Weight 45-55 Um17-z1 Kgs Effective Projected Area , NEMA Type/Beam Spread Designation, y' —22 In,(559mm) 3,1 sq ft max 0,30 sq M max -20 In,(508mm) 2,6 sq ft max 0,24 sq M max Accessories, Pole and Bracket Selection 1• ` 3 — , ''1 , Trade 4 Niscak . 7 Campa,y s `y,c r • , .. ,,,,• LIGHTING � �; EMS ,r' • intI'OTOMETRIIC DATA ., . , .- • 7WR®SPOT®fl/ FLOODLIGHT u PHOTOMETRIC DATA 3161?6�f7DO Gomm!ElaO4t1O f�WR•3PQT Flotwi CJI1t61M TRACO. Iialllotor No.35.23106843.Rarraetor Clew Flat� INN matroDELA n.AMILIVII-..Oq°R6''LUMEN DISTRIBUTION L ■r/■�/Nrr�rrrrr I.AaIP—tt1tM OR 16081t7ATT MEAL HALIDE r r ° e rrrr,/■■r rrr rr NEAM TYPE T r n• ///rrrr rrrr/r��/■ BEAM SFREAD...VEiir.■� r MIN■ rr//rrr■■N/■ NDraz.al,: t :• rw/■rC/rrrrrrrrr BEAM FUJX CY 309k L'/• � s �.I ■■ BEAM rust, 36R iilAia ilf: .■/rrrr/■/■rrrr■/.■ MAIL CANDELA' taDD, >� '' tT • - INN INNrrrrrr�rrrrrr olmo aN 11s•a0•STANDARD OP ,at //o/rlmiumra\■r/rrrau A,;. r, ' y t �f■■■//■r�I�Cr■■rrrr *..,rrr■■■■ ./■E:\r■rr/r■ LIPA ARE D„ A 7., I � ■/rr/rot rmr!rrrr/rr VAMP °P6MATm AT 1,009 b ! 1!4 , w� 1� 4rrrr■rr1ir■rttrr■rro LUMENS IFTwE DATArS `.t • 1,+\ .� �_ .�I•I>a t ■Nr■■rrtirr ■r‘rr/rr L°EMPLUMEN FiAT1NG.°N ►1 . i il'"' .�fi iA' r//■r;a■/r�rr�r■rr■ MULTmLYALLCANDELAANOl1 'rrIr■rr■rrrr,,,■ LUMEN VALUEFaY THE :L RATIOATING .4NT LAMP E fT E� 0;T $A. 1 L''srrr■rrrrrrrr� '7 LurtETd MTIN(4 . ,Goa . . a,�.�,t, r vaelolt-eorles laa Oaa1MQa a Creme aixs,rare a •NOAaOtlrAt-aWw W PER 10170 LAMP LUMENS �'M "I"^':s,E51rLall:rWIM tlr3.1 rlYyu,r0 a. ,. ill ` PNOTONETRIC DATA 361771//O1 li�leo►>rl D faOl�pi+f3P0T �Y caNOsw'MACES Rallaetot No.30�i?7Aa02.Retractor Ow FW 1 1110CANOt60 yUAM►NALUMo a$;q DISTRIBUTION L „,,. Seclurt Position FluidIN riru/rr■rr�ii.ruir L F--10M OIl ma WATT METAL HAUOE ?b .;tt' -u li 1 1 ��r■r■rNNr ■rrrrrN■■ NEMA TYPE c 1•R' .p II 1.M1 W 4 i+ Nrrrrrrr�rrr■rr■rr BEAM SPREAD...VERT.a r y�.% * r u VV rrr/■rrrrrrrrrrrrr ' �,�` NCI' r -•.< rr/■■■.■rrrrrrrrr■ eEAAiM1 Luer�a � .� �'r jr ,1, rrr■■rrNl■/rrrrrrr MAxcAtfl)Ef�, 'ITN !�+' r�/ 1 .y n • T 11■■o=■rAll101r■rrr/■ amIEDONataIo tSTA+AMI,of OA •'j4 tr. I�,V rrrr ■aor►Tr■■rrr■ ' „ N, >, N 1 t rrr■■■rrr■r■rrrrr■ VALUESOF CANDELAAND ► > r; rrrrrrr ■rrr11r■rrr! LUMENS ARE EASED UPON A S b 0 a '� , r t n y, O t , rrr■■r�irrrr�►rrrrr� LAMP OPERATED AT 1,000 w rrr�N/arNrrrrl�■rrrr DESIRED FOR A DIFFERENT % i p Rr t+ Qom!• , + w d ( 2, rr• r��■r■N■rnrrr■rr LAMP LUMEN RATING, p�, �.• X 1 i I• a� t tl 3 I z •, rrr■�rrrrrrr■■�■rr■ MULT,PLY ALL CANDELA AND l�/ei!,' a t �{ e N i4�■ rle4r■r■rrrrrSrr■ RATIG UIFERENTYLAMP •` A• l Ar•�r■rr■r■■■■■■��r LUMEN RATING- 1,000. o S 11 1 I •�. . iIN num 11 11 I. iqI ,il ArN '{r. votcu-eomowr nianara'wamNINt-soinWm PErR 1000 LAMP LUMCNS I •�' fl �and�vtz•�c.', o MLrI 8314:11P WEIR , II , ""�` h IMlNa • PNOTOMETWC DATA d 36.11 4.241 Gotto le POWR•SPOT Floodlipf•I IROCANDELA CURVE LUMEN DISTRIBUTION T a GrrO®.A TRACES No 3343274.344, W t,Ctw FIM Olaaa a y to.ANOIu_oesosta Scorn Flrod f L 3 Man/rr■rrrr%lallEM L -..1100 044 nee WATT METAL HAWN r b tor,• or irtor in" �` ■■rr■■rrrrrrrrrrrr NEMA TYPE tEtL' oritr . 4• rrrr■■■,/■rrrrrrr■ BEAM sPREAD..,vERT.maw r•rnrr rriirTrr�„ F ■N■rrr/ rr ■r ■ NItLLrmit rraBEAM EFFNSENCY r r■, rr ■, rrr BEAM FLUX...,see LUM, r e iE rm r riv.et• ,rrr=orr/i!�rrrrrrr MAX.CANDELA 2E11 I +t• !.-i MT N •�Mr■rr//rr\lrrr■r■r At=ot11n Ion PANco, iC'.`.' rtr.�ip��'r lrAr...Lr__ u t ' I I. t1!/IIJATRT/dIrQERt1 rrr■Ir■rr\■rrrri 'Q%IUtl/LA GNOI�A �, ,� =� QARI:/rs! t rrrrrr/arrrr1r■r■rrr VALUES OF CANDELA AND blmy�rL/TIEn��I • i , ■.1r■■r1/■■rr�1■■r■r■ LUMENS ARE BASED UPON A r 1.0®<p� ►ITMTIO IMEOR I t , v ,rrrr/■r■rrrr■r■■ LAMP OPERATED AT t.00u LUMENS• IF TED DATA IS I" Ar.'7cranlrAlr�r�.ro�,ayD•___ " N ` wNr rl/■r■■rr��■■■r DESIRED FDA A DIFFERENT /'. ■r �■■■■■■■rrrr■,■ LAMP LUMEN RATING. r 6C �WIETIR�•-�""""o ri A .�� fE �IEA/11tL�1/6►MC�3ti""'p„N rr■■%■r■r■r■■\\ MULTIPLY ALL CANDELA AND a ��RAltr tn� is '"or/%/rr■■or■r■•rr■ LUMEN ALUESNTYLAMP .`' e�tnla�� „ • A. l�III�I�so/■romr��r�rs LUMEN RATING . ,,one u I � �®� wOrcr-wnslss 0 Nearrrµ-eotrlwe Per 1000 LAMP LUMENS — tIl t1II1@/RM,T ter a • F AtTTIIFICEFF.EjEEMEiE+QF.IFF � II ' PHOTOMETRIC DATA as tneom of c .l Boothegown• ,t • N , CAr1D191A 11tAtp MffeOtor 301337 >y1a0T Floodlight us Mt ISOCANDELA CURVE LUMEN DISTRIBUTION L % i��mirr■■rr■��\rr Socket PosItIon Fluid ' Retractor char FIN Glee ,IIo;»7MI i A►alaa•.oaORFsa e 1 ■r■r■A■rr■rrrrr■rr LAC1P—toad OR tat10 WATT METAL NAUDE E!EF:Erz�� —�-�jt , M. NNrrrr■■ rpr■rrrrrr NEMA TYPE C ����r�/r' Q n ,°,� Nor■rrr ■,,rrrr BEAM SPT,EAO,..VERT.■ r I ��� ► rrL•-.�rEsrn 1 e■ Nr■r■►r■■■r■■■■ p NONG.a 4' C II;Q r�iEn►¢Cr1 r r:+a�Iro I ..or ■Nr/I/ o■1�orr■rr BEAM FLUX IEN C21 LUMENS C•!''rrrien iszordl n • :• r■ r■rar�i■rn■,rrrr MAX,CANDELA .„SUy C 1TL!IleIll ► I[l:ErilSf�Lr■.1 ...■ Norm/■ rr\Ir■ ■r■ tusto oN Its ism BTAtiwrro of ``.: rIN in in * li us[Dr[Lm rL;Et7 MN rr■I■■■■■■r=rrr _,01t MAXIMU l GNOEU r■■■■►2r■rrrr►1rr■rr �� ' bEprn■cr .T.r�.m►�. VALUES OF CANDELA AND IFcfLti'��CfI\R<L� �1 , 410 N■MArrar�■rrr11rrrrr LUMENS ARE BASED UPON A / I •C C WriVIE Qa�nCRONE► 1 N ro■�tirr■Nrrrr��orr. LAMP OPERATED AT t o0o r r a(' [IArril►'TlRrQ\aC!?Lrt£R►�u • 0 Nou//Nor/■■orrllr■o LUMENS, IF TI1�{E DATA IS C� �r���.r�� ` Q • • I �� ■r►.r■■■■■■/rrrr\r■ LAMP LUMEN aRAT N0 ��1 ,► \ r irn[*t)?r�e�raw.�etIn'I 4. i Ii►.rr■rr■rr■rrr■ror MULTIPLY ALL CANDELA AND a`-', CQm rrwrorrA'�ikiltr•ertL 1n„ ati ! •I a rrrr,■■r■rrr�1/.r# RATIO DIFFERENT BY HE C C rr li[rrQ1t �T trLrl � LUMEN r`tle'•m o;sg�rorroriiaaia'f N amati-anae W �aaAOla ileeeemi-sous W MEN RATING + 1r000 A all1 A l fRlaLL`! 0 ■1 •.,ffur r1r 1l.ir,i.u•�r ,,v .,. F11tt,Alt4 t a.ttL.t+;us PER 1000 LAMP LUMENS d .7 .., , ., tat . 7 • • • "' r ^ , . ` i� a l< • �1'14ES '& BRAG .I•TS + �t d6) • ST E , FLOODLIGHTING POLES 60 TO 140 FEET C . 'APPLICATIONS r; :C , r ., ,. r�., • SUGGESiEl7LUfuNf,IRESi Q ;r�. PF4,PR I • PStA IUXG • 4 07----.----74' . i.,1„,(14) p'. • •w ' far - , .. , 40 SP.EG(FI• •TION EE4TURtS ti ,4,4 ,, i ❑Round or 1&sided tapered steel shaft(Fig.11 0 Prime painted or galvanized Figure 1 0 Shah lengths from 60 to 140 feet a 0 Platform mounting(Fig.2)of 8 to 24 floodlights ❑Provhion for flat surface mounting adaplen O In1emol wIving ham pole s.'�aft b Iumkxdre mourtfing ' c ports s r. n 1' — - 0 Integrally Mid'ed base plate I • 0 Steps spaced al 15'Intervals 41 E • �,• h `, •v`, KNFORMATIgN:ONLY: ' 4• CATALOG, CMG NUMBER LOGIC ' SEE SELECTION TABLE FOR ACTUAL ORDERING NUMBERS • ' .�A -�. . F R Tp t S 60 p� • PITOINICT PP NOMINAL • ' 'LUMINAIRE CROSS SHAFT POLEkti4 RECOMMENDED ' ::--• SECTION ••SHAPE MATERIAL. W ��R� LIILOAD E • X X ,, r' LOAD FINISH F�Flood llghtlnp IN Round TP=Taoered SxSleet 60=60 XX , pl.Platform !m if noodll hta r • , 4 wllhatapa -- g per DV=Golvanl:ed `° • 801'80 nti 42s12tloodh Prime t ,r• 1t?0 too •a floodlights per U PP Stand Infect i' •} 120 120 a,) pet poled) '� rr4* C + a. . ,r 24=24 floodlights per e NOTE:it galvanized ...,, pole odd bzr rN/flUnls finish e• i` '•• .1: 4,1 ��•yr •1 •7+;•0 r �'�1W 314Q f�J1k.t`yS�..V r' „ r Ulr ,rin nUm rr ( �1":,{ Y•., :,•� �w; ��• �,•„ NOIE:5hlppodIn �1 '.l;�,�. , 1P�norderin bar Ilst �. . t t`' r .Tt 4.r; n n: "1 secllonsU• " .n!1}�s,� r .i .�r•' In 5oieollon "4' �.,, Ism, �+u, P1o55 S�, ar- ? able,• .,• �4"1 .. f •. s,r.,•e.;Eq�.f' c'1.1�y:: t 'r h feel(n 16npth .... ,ra. �}Y-�,'}}F.f��tt1t 1. r. , { `. '1'ikk'I" "� r ;f�4t ; VOTES Safety OCb a and `r:f dtnlbin UI r 4,177.7.......................... -=•�� �:� 'S,•,t,..1 '/ �rr ,M. >,� .. •r ely g ec pment(ridable,Sped with{lydes r 'I :/' r w. a r.", �, • • �` j 1 ,� li -i rl.r •a n )r • ,, r Y,y'1• ! r F`�,/r*rM♦.j* ,;• r, f _ •1 f'� ` .,. a, , ''4 /r; t ;�/1 �ry r ..t, ' , t /eft ,, J{.�� tirti r,,. , - �, 'VO',,rI , •i `•1. ,:r �"`: •' 0Au�/•1 M«,d�,i�S tih ti, • ,t h" r /' t a'� i y .� �' p?i• I PageUILU''�p.2'Yir{",.••,,N._. .•,it,4,. �I• f.! t�.y'L.? �t,¢•r�t," P. rM ^F;'�1 /y� • Dec.1991 r • 1 • t, {; lad t� '��.,' rcHTrNs sif$r0M§. POLES CiACI(EFS r� STEEL • -- FL000L ;HTING POLES 60 TO 140 FEET 410 . . , : . . 3" EXPANDED METAL FLOOR GRATING 11/ x 11/e" x 3A0'WE DED TO FLOOR MOUNTING ANGLES ' A D LUMINAIRE PIPE SUPPORTS ALL FLOOR MOUNTING ANGLES AROUND. END CAP HINGED DOOR 2" STD. SCHED, 40 • +� LUMINAIRE PIPE SUPPORTS �w+i�ii • ••*ii•«•ii• +[L,�iw••+w••r • �M• � �.D: 1 G A, tlif. TUBING • .• •.1 •• •ice•••• P•••«+•.• •••'.•••••.0:* •.1►.�It*i• ►.•. • ••••.•+ .. Jm 1••••• 40 '�'y' +'=`%`Q'=•%'=•... ......y.4:,_ y `� :,1.11% .• REMOVABLE COVER �l III �• fll II!Igirl.311111111' I I I LUMINAIRE 31/2' x 3" x 1/2" x 5s' LONG _ III III UMINAIRE MOUNTING ANGLES Figure 2 • CAGE vETi _ 3" x 5" HANDHOLE • ON MAIN TUBE BOLT, CIRCLE • Figure 3 BOLT CIRCLE LENGTH BASE PLATE Lq.---f , �, Ni - ,.DETAIL IJARE • y t ° � WIDTH C t. 5" CONCENTRIC SLOTS. WIDTH OF SLOT - ANCHOR BOLT DIA. + %" MAX. ii" I I BOLT BASE PLAN 4 BOLT BASE PLAN .;POL E �(,ONTABrr���..':, �M',v ,I(��.1,``Y.1,...k�,,,T.�k�t7 j 44.4.11,, a. X4 r�.tr• .Lr `� 1.} 1, , { if, nt , ....1. . •.,, +•tip 0,••J' l.'''' I A.' "'V 1•tc +a f r fit' ,.ett '4 .•!.�✓*.41.•,Ft 11't,1 t. 24, e • "$,.. � .. .i+htt f .7E4f, ,'�• ✓',4rtr {+. qti • s,i N ��t,f^{�^ Art . Shipped' h pole:platform,steps,anchor boils,anchor bolt covers,hondhole cover,hardware,and anchor bolt circle template, Ma eccmmended Total load Shaft Dimensions Nominal • -- Anchorage Data Mounting Isolach Bottom OD X Top OD X Approximate _ Anchor kits(rig'3) o , Height P ,t>nr o1 Zone Ordering Length X Thickness �- FtrDedanon (m ! Incites (MPlB) Number yiloight Number Diameter X Length Aotl Circle Design • ,, On,X In,X It;In.X In.) Obs) Per Set On,X In,) "B.C."(In.► Moment'(fl ibs)• 60 9 FRTPS60P1.9PP 12,50 X 5.0 X 60-0 X .2391 2,140 4 1% X 60 80 20,00 126,963 • 60 42 80 601112PP 16,82 X 9,3 X 60.0 X .1875 2,930 6 1'% X 60 22,75 / 60 18 80 60P11b'P 16,82 X 9,3 X 60c X .1875 3,145218,238 80 9 80 80P19PP 16.82 X 6,5 X 80-0 X ,1875 3,160 6 1% X 60 22,75 218.238 •' 80 12 80 60P112PP 16.82 X 6.5 X 80-0 X .1875 3,975 6 1rh X 60 22,75 218,238 • 80 18 80 00PL16PP 17,34 X 7.2 X 80-0 X .2500 4,570 6 1%r X 60 24.50 218,238 • • 80 21 80 80P121PP 18.46 X 8,3 X 80-0 X .2500 5,735 6 1% X 90 24.501 306,220 100 12 80 100P112PP 18.46 X 5.5 X 100-0 X .2500 5,215 6 1t/4 X 90 2;k. 347,972 " ' •i •100 46 80 ' 100PLI6PP 19.55 X 7,11% X 90 24.25 391,165 100 21 80 X 100-0 X .2500 5,990 4 2r/ X 102 24.25 391,165 100 21 80 100P121PP 22,35 X 9.9 X 100-0 X .2500 7,490 4 2% X 131 27,50 543,711 420 120PL18PP 23.b5 X 8,3 X 120-0 X .3125 8,305 4 2% X 131 33.00 708,478 • 21 80 120P121PP 24.85 X 9,7 X 120-0 X ,3125 12,305 6 7 140 18 80 440PL18PP 25,75 X 7,7 X 140-0 X ,3125 43,020 4 2 X 122 3 6 649,S09 140 21 80 140F121PP 26.18 X 8.8 X 140-0 X .3125 17,020 6 2% X 122 34,76. 0 849,929 " 2% X 102 32,00 879,092 NOTE:'Design xnents are the maximum oVertum moments expected to be applied to the foundation by the pole Appropriate safety(actors muss be used by the • • foundc o n designer, 1 g maximum of 24 Iuminolres,contact fcclory, • ,�., •' I , , 0 . ,. • • , .,"�NSee Page 000 for Pole Selection Guidelines ; ' y,j', ty I'; ,t'W;• A ki ylirirN,w i)+,y,,i ,..Yi ,•fh,+r. , - A. y .., ± „ ♦ • �'.. • • tit' {. .," Page 2 8120 Dec.1901 �• ._'� - ' I , ', ` '' i • .. • '� r a fM1 ,.• • , . - ' .. < _ , •�_ • • ` • O 4 • : November 19, 1993 , ' 0 Minutes' Neighborhood meetingon LOHS field lighting g g project, .,: The meeting was held at Lake Oswego High School in room 1010 on November 18th, 7993 at 7:00 Pm a In attendance: Rah t. •Dick Curtis,Athletic Director,Lake Oswego High School c Chris Foster, President, Friends of Laker Baseball Boosters Mike Bubalo, Baseball Coach, Lake Oswego High School Rick Noonan,Asst. Baseball Coach, Lake Oswego High School After a brief introduction by Dick Curtis and Chris Foster, the meeting was opened up for pubic imput. • T IN SUPPORT OF THE PROJECT; . Ruth Pennington, Chairperson, Springbrook Park Assn., (2121 Wembley Pork Road, LO 97034) spoke In behalf o;f herself and nelgbhors. Ruth said she had contacted several neighbors In the area about the proposed project, This inauded neighbors on Sundeleaf Ct., which opens onto Country Club directly across from the field that will be lighted. She had a very favorable endorsement for the project, Ruth indicated she was In strong support of these kind of projects that promote greater field utlllzation: She Indicated that the neighbors in the immediate area felt the some way. . The neighborhood assn, had a few Items that they would like to see, 1. A timer that would shut off the lights at 10:15 pm. • 2. Fixtures that would not twist and shine directly Into homes, 3. The higher the poles, the better, so as to prevent light spillage. e. 4. To aim the fixtures so that light does not shine Into the drivers eyesight as they pull out of Sundeleaf unto Country Club Rd, .?he continued to express her pleasure about she project. Her main points of Interest were: City • and School joint cooperation, effeclent use of to nds to Increase field usage and the fact that the liked the fields In her neighborhood to be used effectively, The following were In attendance In support of the project, but did not give testimony, Dean Bullock, John Tachouet, Matt Rotkowski, Dick Paulson and Christine Griffin. . • • gaT 1N OPPOSITION TO THE PROJECT; None, a. THE MEETING WAS ADJOURNED AT 7:25 PM. . EXHIBIT 6 ksuLiz . Irb vt + 1 • t It r1JF Ark • •1. ^4, /. • • •• .1• v • • • ' T • L • _ ,• • • 1 • w ... • i STAFF REPORT. • Y OF LAKE OSWEGO , PLANNING DIVISION ' `` A1'PICANT: BILE NO: ` Lewis Moller/ACE 1 Inc. PD 2-90(Mod, 11-93) .. .\ PROPERTY OWNER: STAFF: !° Mike Seuito Elizabeth Jacob a , LEGAL DESCRIPTION: U TE OF REPORT; Tax Lots 5300 & 5400 Tax Map 21E 4CA December 10, 1993 LOCATION; DATE OF HEARIIr; $' 1620 Country Club Road < December 20, 1993 w 1P, PLAN DESCRIPTION: NEIGHaQuis n � OCIATION: R-10 Springbrook Park •,s{, _ZONING DESIGNAT IN, ' R-10 I, APPLICANT`S REQUEST The applicant is requesting an extension of approval for a 4-lot single family planned development, p IL APPLICABLE REGULATIONS A, Ci y of Lake Oswego Zoning Ordinance; LOC 481195 -48.225 •. , R-10 Zone Description ' s ,I• 40 Il . . . , , . PD 2-90(Mod, 11-93) • Page 1 of 4 • • I / B. aty of Lak Oswego Development Code: LOC 49.090 Applicability of Development Standards „\ LOC 49,145 Major Development 0 • ' . LOC 49.300- 49.335 Major Development Procedures LOC 49.615 Criteria for Approval L : LOC 49.620 Conditional Approval C. City of Lake Oswego Prior Approvals: PD 2-90-4-Lot Planned Developmea �' One Year Extension of PD 2-90 Approval PD 2-90 (Mod. 10-92) III. ,BINDINGS ; A. Background/Existing Conditions: 1. Approval of PD 2-90 was granted by the Development. Review Board on June 13, 1990, and the Findings were signed July 16, 1990, (Exhibits 2 and 3), Per LOC ' 49.330, the final plat had to be submitted within one year from the drte of the order. The applicant was unable to meet this deadline, A one year extension, as permitted by LOC 49,330, was requested and was granted, This extension expired June 21, 1992. 2. Due to complications regarding the final landscape plan and the terms of a maintenance contract, the project was stalled until July 1992, At this point, the 0 . applicr.nt found that the previously arranged financing was no longer available and he requested a second extension,q In accordance w';^ LOC 49.330, a second request for an extension must be submitted to the hearing, body for review, An • extension was granted by the Development Review Board on December 21, 1992 ' cam' (Exhibits 4 and 5), Findings, Conclusion and Order were signed January 20, 1993, Because the applicant had requested the extension only to October, 1993, . (Exhibit 4, page 5), the extension was granted to October 31, 1993, • '' B, Proposal: \ y. a _ The applicant is requesting an extension of approval for a 4-lot single family planned development, p According to the narrative (Exhibit 6), s,.7e applicant expects to complete ' :� . the site construction in the summer of 1994 and the final plating in the fall of 1994. C, Compliance with Criteria for Approval: 4 As per LOC 49,615, the Development Review Board must consider the following criteria when evaluating minor or major development. 0 . . , PD 2.90(Mod, 11.93), Page 2 of 4 . ,- ° 1. The burden of proof in all cases is upon the applicant seeking approval. ,x The applicant has submitted the information required byLOC 49.315 1 12 These II. PP q � O-( )� • documents, including a revised preliminary plat (Exhibit 7), are listed as exhibits which ., ; 0 accompany this report. • t'I 2. For any development application to be approved, It shall first be established that the proposal conforms to: a. The City's Comprehensive Plan n Comprehensive Plan policies were addressed as part of the development review approval for PD 2-90 (Exhibits 2 and 3). Nothing in this extension request affects compliance with the Plan policies. No new Plan policies have been adopted which are applicable to r the request. b. The applicable statutory and Code requirements and regulations. ,.."1:`, . Zoning Code Requirements and Analysis •. 5 The site is zoned R-10 which requires a minimum lot area of 10,000 square feet per dwelling unit; required minimum lot width at the builuing line is 65 feet; required minimum lot depth is 100 feet. ` The minimum lot area and dimension requirements are met by this proposal (Exhibits 2 and 7). Since the approval of this project in June, 1990, the setback and lot coverage ;: requirements in the R-10 zone have changed. However, since this project was approved prior to these changes and in accordance with the Planned Development Overlay [LOC ,.. 48,470], staff is ret-ommending that the previous R-10 setback and lot coverage requirements be adhered to by this proposal, PD 2-90 met all of the zoning requirements at the time of the original approval and is therefore in compliance with the zoning code. Development Code Requirements and Analysis LOC 49.300 -49.335 - Major Development Procedures i LOC 49.330 permits the granting of extensions for the submittal of a final plat, The request for a second extension shall be reviewed by the hearing body (Development Review Board) for conformance with the current law, development standards and compatibility with development which may have occurred in the surrounding area, Although the applicant requested the subject extension to December 1, 1994, staff '' r recommends the extension be granted for the full one year, dated from the signing of the • .` ,,o• .;:' Order. PD 2-90(Mod, 11-93) Page 3 of 4 yry • . a• • R ,, y " ur . I 5 • t. c. The applicable Development Standards All the development standards were addressed as part of the original development t approval in the Staff Report of May 25, 1990 (Exhibit 2), and the subsequent extension application Staff Report of November 6, 1992 (Exhibit 4). No new development standards have been adopted which are applicable to the request for an extension, d. Any applicable future streets plan or ODPS • t , There are no such plans which affect this site. .: IV. CONCLUSION • Based upon the materials submitted by the applicant and findings presented in this report, staff concludes that the request for an extension for PD 2-90 complies with ail applicable criteria. V. RECOMMENDATION jY ( Staff recommends approval of PD 2-90(Mod. 11-93), a one-year extension of PD 2-90, subject to all the conditions in the Findings, Conclusions and Order for PD 2-90(Exhibit 3) and the Findings, Conclusions and Order of PD 2-90(Mod. 10-92), the approval of the extension in 1992 (Exhibit 5). 11 EEXHIBITS 1, Tax Map 2, PD 2-90 Staff Report, dated May 25, 1990 (without exhibits) 3. Findings, Conclusion and Order for PD 2-90 4. PD 2-90(Mod. 10-92) Staff Report, dated November 16, 1992 (with exhibits 2 & 3 only) 5. Findings, Conclusion and Order for PD 2-90(MvMod. 10-92) • 6. Applicant's Narrative 7, Revised Preliminary Plat • • • ve• ae e.. PD 2-90(Mod, 11-93) Page 4 of 4 • , . ...• te 9 0 . . 1, h t� ' It,U tt �� ��?..o i' 7- ' a .. 1 4A},... • pd ' ` ci ' \J ,r•3 t rat 0nmesa••. /w. .,/iriMN 7 •_ .I •,• -.L..0 • r` 9w' F't900 n. '\ •; .1: .. Iat061 r 1300 j Iiil� 90U110,00 ot ;Y1 lt' 0O° « • , J ' 1 •U \AO a- r CC j .1 I �ylJ �y ' 1. ' , , 1^I�•y(�� [, r +.\♦ .I+.. ••13 ta,-.it1 1\ Y , 1.Iall M• 1 . ryv r1■•• ;� • 'App \r*'rIW +'110\Q,1y :"t W •, r. Iy j{• U w " • ` \\ ; f• �,/` 4 i • `' 'JL'O�ly�I•el� • . l. FFF L . •i c + 7�2 A 5gpt4r O •. )I ••.. •..a r 1100 • )I a ::— ,.. I . � t 1 ",� INN c IOOU � I v+ • • 1 is jS • ,, L' .r - ^`' . 1 �,.�tr '�t�p{Nc� y, 1 t(�+ 1 1 ..44:r$ O VI 1 t*I ;r. UN1`i? t S 7t �"o°oltµ 3 1,1 : 16U0 o:, . �s� �v O ,pN t • I i 1 lull • ?, a i 1 ,� _, pd`tt6► ."JV t , 17Up 1 �.` v 1• • .1 s J " . P• y ,i ,•. • ..Ills `. It" I W ) _ , � . •R �. 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'....',f'..:'`n• .....,, . , .., I. ••• : . • •''',' , . . •••••.;• ,. • . • .•• • • "..` • • .•• ,' •.', n • , . . .r. ...,., ,..• . . . . 1. 4‘ ' _ •• .4'..1 ' ..- ,.. ,. Nt : . , • .' " . • ,', . • . ' . ."'• .c , . ,,,, • . .; . a • '• ' ., • . • I . . . . , . . • STAFF REPORT ' t'''.....', ...' ',. k r. 2 r a 141• 4'. , CITY OF LAKE EGO ` ..,4. t,•, } r :;y .. --LAND DEVELOPMENT SERVICES DIVISION --- r -: •. APPLI AIYT: FILE NO,: ', ACE Partners PD 2-90 PROEER'1�Y OW $: STAFF: ` ` Sand Scuito Catherine Clark x. LE_CiAI.DESCRIPTIQII DATE OF REPORT: ,o, Tax Lot 5300 &5400 of May 25, 1990 • x Tax Map 2 1E 4CA DATE OF I-I,EARINCl; LOCATION: ' June 4, 1990 South of Country Club Road and east of Dolph Court (16520 Country Club Road) NEIGHBORHOOD ASSSC•IATIO,Lj: '4"` C P PLAN DESIGNATION: Springbrook Park C?M , L NDI:S U ATI N:O p rin r g� R-10 ZONING DESIGNATIQN: R-10 I. APPLICANT'S REQUEST L a The applicant is requesting approval for a 4—lot planned development, II. APPLICABLE REGULATIONS A. City of e Oswego Comprehensive Plan: r ' Impact Management Policies General Policy I, II, III Urban Service Boundary Policies General Policy III, Specific Policy 4 r Potential Landslide Area Policies General Policy II, III, IV Potential Erosion Area Policies General Policy II, III, IV ' EXHIBIT PD 2-90 (.yi I Page Iof14 '' Z _ . , • • yin ;i ),,, r;. , _ • / •x t: • .;. s �!P s '.� .'1 i / •,,; s • (51 r • ' Ij ' H Energy Conservation Policies ,. General Policy II c Stream Corridor Policies General Policy I, II, III Protection Open Space Policies General Policy I, II Bikeway Policies General Policy II Pedestrian Pathway Policies General Policy II Transportation Policies General Policy I, III B. S t Ls•�k_ a O go Wing Code• LOC 48.195-48.225 R-10 Zone Description (setbacks, lot area, lot coverage) C. Cityof ak Osv o D v loo t ragial LOC 49.145 Major Development LOC 49.300-49.315 • LOC 49.610 Major Development Procedures LOC 49.615 Quasi—Judicial Evidentiary hearing Procedures Criteria for Approval r-: D. �itv of Lake Otwe D velonmPnt Stand�rr��: 3.005 S tr, 5 005 tream Corridors ` 6 Street Lights 6005 7.005 Transit System Parking and Loading 8.005 9.005 Park and Open Space 11.005 Landscaping, Screening and Buffering Drainage for Major Development ' .005 Weak Foundation Soils 1 13.005 16 005 Utilities 18 005 Hillside Protection and Erosion Control 19.005 Access 20.005 Site Circulation—Private Streets/lriveways Site Circulation —Bikeways and Walkways E. Ci y of Lake Osweeorutti7e Ordi once: LOC 55,0$0 Criteria for Issuance of Permits 1 0 • . • e . ' ' PD 2-90 Page 2 of 14 " ' r 4 • ai if .• ! tl • / J h4, r 1 F. C of ake Oew gi solar Access Ordinance LOC 57.020 Applicability .,.',,,,, ',...,,,•,,, :' 0 • LOC 57.01S LOC 57.025 Design Standard LOC 57.05 Exemptions from Design Standard Adjustments to Design Standard III. ENDINGS A. Background; 1• The applicant is requesting approval of a 4—lot planned development on site located at 1602 S.W. Country Club Road _ p anda 41 72 will be 14,200 sq. ft., Lot 1 will be 21,000 sq. ft. and Loto(Exhibits s 2. Lots ft The siteis in the R- 10 zone. q is 2. The surrounding land',uses include: North Country Club Road and single family homes South The Lake Oswego Country Club Golf Course West Single family homes in the Dolph Place Development M1 East Single family homes 3. Public services including water, sewer and storm sewer are or can become available to serve the site. Access will be from Country Club Road on a new public road 1 proposed to be called Bridge Court. 4. The existing site has one single family home which may either remain or be c. demolished. Accessory bui!dings include a shop and a shed. The property is moderately steep and drains from north to south into an unnamed stream that is part ,• t„. of the Tryon Creek drainage basin. There are 41 trees scattered around the site Those in the interior are mostly apple and cherry trees. Those around the perimeter are predominantly alder, with two fir trees. The existing stream is fed from a storm drain detention pond in the Dolph Place development to the west of the site, The stream runs wound the perimeter of the site, first running north to south along the west property line and then turning east along the south property line (Exhibit 4). Many of the alder trees along the west property line lean over the stream bed, which has cut sharply into the hillside. The stream banks are extremely steep and there is a cc slide area in the southeast corner of the site. 5. The applicant is proposing a minor realignment of the stream channel so that it will run directly west to east across the middle of the site instead of around the perimeter (See Exhibit 2, Applicant's Narrative), The existing stream is a diversion of the historic stream channel which was filled prior to the stream corridor standard. It is in very poor condition and has been a severe erosion problem for many years. The applicant proposes to restore the stream to approximately �' and will landscape the stream corridor with nativ riparian vegetation.its A locationinal e . stream corridor conservation easement is proposed to protect the creek and to provide open space. k. I/ w . a PO 2-90 Page3of14 p, . �� tr The stream alignment will include a bridge crossing, two rock weir dams with '` �. '. • waterfalls and a new detention pond on the property to the east (1590 Country Club ` i'`• t• ' Road). Since the proposal in% Ives extensive off—site construction, the project • ` . depends on the provision of an easement from the adjacent property owner to l,' accomplish the realignment. , 1 • Y B. Compliance With Criteria for Approval: As per LOC 49.615, the Development Review Board must consider the following criteria when evaluating a planned development request: ' 1. City of Lake Oswego Comprehensive Plan: The following policies of the Comprehensive Plan apply to this application: a. Impact Management Policies These policies require protection of natural resources from development, , y" 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 that distinctive areas will be preserved, soil will be protected from erosion, trees be . ' protected from removal, streams be preserved and that density be limited to achieve i' •d these results. Compliance with the applicable Development Standards reviewed below will assure conformance to these Plan policies, Conditions of approval will be imposed when necessary to assure compliance, b. Urban Service Boundary Policies ' These policies require the City to manage and phase urban growth within the Urban ,` i Service Boundary, with a logical planned extension of basic services. Specific y Policy 4, which is used as a guide in interpreting the meaning of General Policy Ill, • ` states that new development shall 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 13 (the City .., ' Council memorandum of December 5, 1989) demonstrates that the current level of •`' V. • school planning and coordination between the City and School District satisfy this ' '. General Policy, The recent passage of the 17 million dollar school levy would •`" further assure adequate school facilities. c, Potential Landslide Area Policies These policies require that land use activity in landslide hazard areas be in accord ., with the degree of the hazard. The southeast corner of the site has a landslide area resulting from stream erosion. This condition is addressed by the Hillside Protection and Erosion Control Development St'ndard, which will be reviewed later ,• in this report, •, "- • a d. Potential Erosion Area.Policies These policies require designation of areas of severe potential for erosion as Protection Open Space, and require erosion control and drainage measures during , ' ,= site planning and construction, Development is subject to the Hillside Protection iii) and Erosion Control Development is subject to the Hillside Protection and Erosion .. PD 2-90 Page 4 of 14 . } .• /i;f t f , • f T- , ,f • ttl.ii"t , y� yx : ;.! ..- .), , ,„ '.;* '': ., .'",!.. ri • . , ....:. ,:. Control Development Standard adopted to implement these Plan policies. The • related development standards are reviewed in this report following an analysis of " `. n the applicable Plan policies. e. Weak Foundation Soils Policies • These policies are intended to protect development from damage caused by weak foundation soils. A soils report is required to assess the soil condition of the site and to suggest recommended construction methods to address those conditions. These �, policies are implemented through the Weak Foundation ° Standard, Batton Soils Development • f• Energy Conservation Policies u 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)be reviewed later in this report. which e M A„ ' g. Stream Corridor Poli i ' These policies designate major stream corridors as Protection Open Space, These a " , policies allow the City to require dedication of easements in stream corridors as a condition of new development where needed for storm drainage management. These policies also require a determination of a stream corridor buffer zone to ' protect steep slopes, soil and vegetation from erosion haz,►rd, Grading is required to be regulated to protect stream corridors. Setbacks are required to achieve the above 1 • objectives. ` h. P tection pen Snag p„i c.ie These policies further protect the natural resources identified in the Natural • Resource Policy Elemelit. These policies are implemented through a variety of applicable Development Standards, These are reviewed for compliance later in this report. J i. Bikeway Policies These policies require development of bikeway segments identified in the Conceptual Pathway Master Plan, These policies are implemented through the Site L Circulation—Bikeways and Walkways Development Standard, Pedestrian ,p athw�iv Potj es j. ` These policies require development of pathway segments identified in the Conceptual Pathway Master Plan, These policies are implemented through the Site Circulation—Bikeways and Walkways Development Standard. g d k Trd . . usp4 iadon ag t s These policies require that the City require that streets be improved as planned when . Y- demand requires. The applicant will be providing all the necessary street ` improvements needed for this development at this time, This issue will be reviewed in more detail later in this report, `'' PD 2-9d Page5of14 T _ 4 w _ .a „ . , . . , . ,, , ,.. , .;, „ 1i .. ., . City of Lake Oswego zoning Code(LOC 48,195-48.2291: a. The site is zoned R-10 which requires a minimum lot area of 10,000 sq. ft,per 0 .--,.• , .. dwelling unit; required minimum lot width at the building line is 65 ft.; required minimum lot depth is 100 ft. Maximum Iot coverage allowed in the zone is 30%. . ' The applicant proposes the parcels to be the following sizes: • Area Width Depth Parcel 1 21,000 sq. ft. 107' 220' .1 Parcel 2 14,200 sq. ft. 80' 188' Parcel 3 15,200 sq. ft. 107' 145' Parcel 4 14,200 sq. ft. 80' 187' t .. The minimum lot area, dimension and coverage rrquirenunts are met. • b. The zone requires the following minimum setbacks; ' Front Yard: 20' Rear Yard: 25' Street Side Yard: 20' (along a collector or arterial) Side Yard: 5' minimum, total combined minimum 15' t The proposed setbacks shown in Exhibit 3 are within the required setbacks. c. LOC 48.205 requires an analysis of the maximum density allowed in a0 development. Using the formula outlined in LOC 49.315(14), the total number of lots allowed in this development is 6. This is achieved by subtracting the public and private street right—of-way (approximately 0.29) acres) from the gross acreage. The resulting net developable acerage (1,43 acres) is then divided by the minimum lot area in the R•-4 10 zone (10,000 square feet) to determine the number o''allowable lots in the .r` project. 3. City of Lake Oswego Development Code: • a. Solar Access Ordinance (LOC 57.015-57.0401 The four proposed lots have a north—south depth of 220', 188', 145' and 187' . respectively, which exceeds the 90' minimum depth required. The front lot lines are • within 30 degrees of true east—west, as required. The proposed lots comply with the Solar Access Ordinance, .• b. Tree Cutting Ordinance (LOC 55.030-55,130) This ordinance requires a Tree Cutting Permit for removal of any trees of 5” or more in diameter. Reasons for allowing tree removal include criteria such as disease, hazard, site improvements and traffic safety. Trees which are to be retained on a site are regulated by the Landscaping Standard, which requires that no construction w occur within the drip—lines of trees which are to remain [LOC 90.020(4)1. PD 2-90 . Page 6 of 14 j u , '.,• ,yam .4, i. . ..., .,. 47)...i ( ,), ..4. : . , , ., , .... ,,,_ .,.. - There are 41 trees shown on the site, 6 of which are proposed to be removed to • construct improvements. A 9"apple and a 5"pear tree are shown in the middle of s t` ,`` the new Bridge Court Road, but there is no indication that the trees are to be +,.Y°• ;••' "` removed. Also, there are 4 alders in the County Club right-of-way east of the new road which are in the vision clearance area and should be removed. The grading ' ` plan should indicate removal of the 9" apple, 5" ' PP pear, and 4 alders in the Bridge Court and Country Club rights-of-way. The grading plan should also contain a note that all trees which are not to be removed shall be fenced with 6' high fencingprior to chain link • grading. The fencing shall be placed under the drip-line of trees' ° remaining. No fill or materials storage shall occur within the drip-lines of these r, trees. At the building permit stage, additional tree cutting permits must be obtained prior to the removal of any trees which have not been approved for removal on the construction grading plans. Y' The proposed planned development is being processed as major development.Other than the applicable Development Standards, there arc no other Development Code requirements. �• x, i 4. City of Lake Oswego Development Standards: } Zk The Building Design Standard does not apply to major development involving * , single family detached houses as proposed. The site does not contain any Historic Resources; therefore, these standards are not applicable, No fences are proposed by the applicant. • The applicant's narrative and plans illustrate substantial compliance with the applicable standards, This report will only address those standards which require additional discussion or where modifications to the applicant's proposal are recommended. Section 3.005-Stream Corridors • This standard requires development plans to show the location of the stream corridor °" !' boundary or buffer zone. The buffer zone is a minimum of 25' measured from the top of the stream bank. As described in Findings ILA. (4) and (5), the applicant is proposing a minor realignment of the existing stream from the perimeter of the site , to the center. Minor realignment of stream channels are allowed under LOC 3.020(4)(c). If constructed properly, the proposal realignment will improve the functioning of the stream corridor with gentler banks, settling ponds and riparian vegetation. Two letters of intent to provide an easement for stream corridor improvements have been submitted (Exhibits 8 and 9). The actual easement will need to be granted before final plat approval. No development may occur within this buffer zone, There are two concerns regarding the proposed realignment of the steam, The first is that the proposed stream channel will be constructed through an old fill area. It is } important that the proposed stream channel is designed and constructed to be stable Y . in light of the fill, to have the capacity for the 100-year stoma, and to have a safe and natural appearance. The second concern is that the landscape restoration is planted properly and that it is maintained until it becomes established. The stream corridor easement must be PD 2-90 ' Page 7 of 14 • • shown on the final plat. Detailed engineering drawings and a final landscape >. restoration plan will be required for the stream corridor improvements for final construction plans. • Section 5.005—Street Lights The typical street light locations are shown on Exhibit 3; however, no specifications have been provided. The applicant will be required to submit a final street lighting plan along with photometric information prior to approva, of final construction ; ;' plans. Section 6.005—Transit Based on an analysis of Section 6.020(1)(a), the applicant is providing sidewalks on both sides of the new street, providing access to Country Club Road where there is a regular Tri—Met bus route. Y • Section 6.020(1)(b) is not applicable since the scale of the project does not warrant a paved connection to a bus stop. :` Section 7.005—Parking and Loading Two on—site parking spaces (excluding the garage) can be accommodated on each lot, thus meeting this standard. Section 8.005—Park and Open Space • All major residential developments shall provide open space in an aggregate amoun equal to at least 20% of their gross land area. If land is not provided as open space, then payment of fees equal to the assessed value of the required open space area is „ '" required. b. The applicant's proposed private conservation easement is shown on Exhibit 3. This area accounts for.34 acres or 20.02% of the required open space. Section 9.005—Landscaping,Screening and Buffering Exhibit 6 illustrates the landscape restoration plan for the stream corridor only. A • final plan which includes installation and maintenance methods should be provided. • ti. • ; The plan also does not include a plan for street trees on Bridge Court. A final landscape plan should be submitted showing the typical location, size and type of .• ' street trees, Each lot should provide for at least two trees where possible. Section 11.005 Drainage for Major Development Exhibits 3 and 4 illustrate the proposed storm water system for this project. Drainage will be to the realigned stream corridor, through a manhole in the street and tight line roof and foundation line (See Applicant's Narrative,Exhibit 2), In addition to the stream realignment, a grassed drainage swale is proposed in the southeast corner, and a new off—site detention pond is proposed just east of the property line, The proposed drainage system is adequate in concept. The final design of the drainage system may require modifications to meet the City's design requirements and drainage policies. • PD 2-90 Page 8 of 14 rN. . . .„,„ . Section 13.005—Weak Foundation Soils ' . ` This property is identified as having potential for moderate to severe limitations because of fill materials placed here in the past. However, the soils report(Exhibit 7) concludes that the site is suitable for the proposed development if certain foundation modifications are made and there is adequate compaction. All recommendations from the report should be incorporated in to the final construction , plans. ` + ✓` Section 14.005—Utilities The preliminary utility plans and the applicant's narrative (Exhibits 2 and 3) indicate that adequate water, sanitary sewer and stone sewer facilities are available and can be extended to service the development. Water An 8 inch water line exists in County Club Road to serve the site. It will need to be • extended across the road to connect to the proposed fire hydrant on the new street. Individual water services can then be tapped into the line. A construction schedule for installation of the water line should be reviewed and approved by the City • Engineer to insure the minimum disruption to Country Club Road traffic. "F Sewer I l There is a 15" sanitarysewer line along Country Club Road. The site is below the f1;+ „.• road, so that gravity flow is not possible. The applicant is proposing step systems d ' with pumps to reach the main sewer line. Final sewer service plans should be approved by the City Engineer. storm Drainage Drainage will be provided by channeling runoff to the stream on the site, as described in Findings B.2.6., "Drainage Standard", • Fire Protection A new hydrant is proposed in the new street. It will be a maximum of about 400' to " ' the furthest parcel. This meets the requirement that hydrants be within 1,000' of the ;''17,, •''• all residential parcels. The new bridge should be designed to be capable of q supporting fire fighting equipment. Also, the cul—de—sac should be designed to City standards and approval by the City Engineer and Fire Marshal prior to acceptance, .. General Ttili yReguirements Utility easements should be shown on the final plat of adequate width for those lots where public and/or private utilities are to be installed. Where utilities or , landscaping will be constructed on side or rear lot lines, provide a note to future ,- property owners that removal or replacement of fences for public access to utilities shall be at the homeowner's expense. • All utility lines are required to be placed underground along with street improvements. The final utility plan should conform to all City standards and he . PD 2-90 . Page 9 of 14 • r r; . , . . ,.... .. �a approved by the City Engineer prior to acceptance. Reciprocal agreements should 0 .. . ¢' be provided for the four lots for access, lights, utilities and maintenance. :, The applicant is proposing to serve the development with 28 foot wide street ending 1 in a cul-de-sac. The applicant is proposing a sidewalk along both sides of the streets. All sidewalks ,4 � '' ;�' should be required to be property line sidewalks, thus leaving adequate spacing for street trees, street lights, fire hydrants, and mailboxes. Section 16.005-Hillside Protection, Erosion Control , • The existing stream corridor of the site is identified as having a potential for severe limitations. The hillside standard requires protection against soil erosion by limiting the extent of clearing, cutting and filling of soils on slopes greater than 12%. Compliance with this standard has been demonstrated in the grading plan (Exhibits 4 and 5). Protection of slopes along the new stream bank will be provided through drainage and conservation easements required by this action, Additionally, a final erosion control plan will be required in accordance with the "Erosion Control Plans Technical Guidance Handbook". Section 18.005-Access All the proposed lots exceed the minimum 25' frontage requirement to a public street, Exhibit 3, Section 19.005-Site Circulation -Driveways and Private Streets y 41, ., No private streets are proposed in this development. Individual driveways will be a r reviewed under Section 19.025 at the time the building permits are issued, ' ' . Section 20.005-Site Circulation -Bikeways and Walkways The applicant is proposing 5' sidewalks on both sides of Bridge Court. The existing right-of-way from Country Club Road includes a bike path. The applicant will match the new street grade to the bike path, as shown in Exhibit 3. `' IV. CONCLUSION • rti Based on findings presented in this report, the applicant can meet the applicable criteria for approval by the application of certain conditions. . V. RECOMMENDATION Based on the conclusion above, staff recommends approval of PD 2-90(subject to all the requirements of R-10 zone, subject to the following conditions: . ' A. Prior to Final Plat Approval: 1. Submit a reproducible duplication of the final plat which is separated from the utility ," plan and contains all of the information required in the following conditions. • 2, Label the private conservation easement on the plat and clearly depict its boundaries. (1) - . Provide the following note on the plat: . PD 2-90 Page 10 of 14 • CY "The private conservation easement shall remain in its natural condition for the purpose of providing a scenic, aesthetic appearance,protecting natural processes and maintaining natural vegetation. Improvements in this area, which are in keeping with the above purposes, must be approved by the City of Lake Oswego. No buildings or fences shall be allowed in this area. Maintenance of the landscaping shall be the responsibility of the lot owners in this plat." 3. Show utility easements of adequate width on the final plat for those lots where public •and/or private utilities are to be installed. Where utilities or landscaping will be .'• constructed on side or rear lot lines, provide a note to future property owners that removal and/or replacement of fences for public access to utilities shall be at the • homeowner's expense. • 4. Submit a signed easement from the property owner at 1590 Country Club Road permitting slope stabilization, stream relocation, ponding and landscape vegetation activities. One of the following notes shall appear on the final plat to ensure solar ' access: , a. Habitable structures built on the lot will have their long axis oriented within 30 degrees of a true east—west axis and at least 80% of their ground floor south wall protected from shade by structures and non—exempt trees; or, , • a '�• b. Habitable structures built on the lot will have at least 32% of their glazing and 500 �y ? square feet of their roof area which faces within 30 degrees of south and is 1's . • protected from shade by structures and non—exempt trees, ••`,; ,,, - B. Prior to Final Construction Plans Approval: 1. Detailed engineered construction drawings shall be provided for City approval, These plans shall be designed to provide a natural and safe appearance of the stream ' corridor, to provide the capacity for the 100—year storm, and to provide a stable stream • ' channel through the fill area. 2. The developer shall be responsible for and provide maintenance for the stream channel improvements and for the landscape restoration of the stream corridor for a • three year period. A performance bond equal to 100% of the stream improvements and landscape restoration shall also be provided. 3. The actual design and location of the drainage improvements shall be provided at the ,,, r construction plan stage, 4. The final drainage plan shall include detailed engineering information on the extent of work to be done on the downstream property to the east of the site, : • . 5. All drainage management measures, whether located on private or public property, • shall be accessible at all times for City inspection. When these measures have been accepted by the City for maintenance, access easements shall be provided at such a width to allow access by maintenance and inspection equipment. • 6, All drainage systems shall include engineering design features to minimize pollution such as oil, suspended solids, and other objectionable material in storm water runoff, • . 0 • • 2-90 --, PD Y Page 11 of 14 y. • (. y l I r t Engineering design features include: a. Structural Measures such as pollution control manholes, vaults, and sump type ' catch basins; and • • v h Biofiltraticm Meas►► s such as grass—lined swales, wetlands (existing or created), .�► vegetated detention basins, stream corridors (existing, created, or restored), and other vegetative measures designed to remove phosphates and nitrogen from storm •• water runoff. • The new stream channel and corridor shall be designed to provide biofiltration of storm water runoff. The channel shall also be designed with riparian vegetation within the stream channel and within the corridor. 7. Submit a final grading plan, as per City standards. Additional details shall be submitted for the cul—de—sac to show how drainage will be provided. Cross section "H" shall be made to match the grading plan. All trees to be removed during construction shall be shown on the grading plan, including the 9" apple ne:, Country Club Road and the 5" pear near Country Club Road. It is recommended that the four alders east of the new road be removed. 1 �, The grading plan shall contain a note that states that all trees which are not to be removed shall be fenced with 6' high chain link fencing prior to grading. The fencing shall be placed under the drip—line of trees to remain. No fill or materials storage shall • • occur within the drip—lines of those trees. 8. Submit a final drainage plan, as per City standards. . 9. Submit a final landscape plan shoving the type, location and si: ; of street trees for all t' the lots (a minimum of two, if possible), as per City standards, • 10. Submit a final street lighting plan and accompanying photometric data, as per City r standards. 11. Submit a final erosion control plan in accordance with the "Erosion Control Plans N Technical Guidance Handbook", • 12. Submit a final landscape restoration plan for the private conservation easement. This ,, r plan shall be reviewed and approved by the City and shall include the following information: — The location, types and quantities of all plant materials. — The method used to establish these materials; and 4 — Provisions for the maintenance of plant materials during the one year establishment J' • period. 13. Submit copies of all necessary permits from .he Division of State Lands and the Army Corps of Engineers. 7 14. Incorporate all recommendations in the final soils report into the final construction ' ' plans. PD 2-90 • a' Page 12 of 14 • • 4 If U i ‘ ' (111 15. All utility ines shall be placed underground along with street improvements. Y 16. The cul—de—sac shall be redesigned to City standards and shall be submit ted tted for approval by the City Engineer tend.Fine Marshal prior to acceptance. 17. The final utility plan shall conform to City standards and be approved by the City '' Engineer prior to acceptance. zti 18. All uncontrolled fill under the Pew public street shall be removed,or the street subgrade and design section shall be reviewed and approved by a registered geotechnical engineer. l 19. The new street shall have a 20—year design life. 20. Reciprocal agreements shall be provided for the four lots for access, lights, utilities t 21. The new bridge shall be capable of supporting fire equipment to the satisfaction of the d V and their maintenance. , City Fire Marshal, • 22, A construction schedule for construction of the water line shall be submitted for review and approval by the City Engineer, • C. Prior to Issuance of Building Permits: • 1. All construction improvements shall be completed, accepted and as—builts submitted •.� to the City. 2. A tree cutting permit shall be obtained prior to removal of any trees which have not `.1•, been previously approved for removal on the construction Grading Plans, A tree cutting permit application shall accompany any building permit application where trees are to be removed. CYt :,�i: •D. Prior to Issuance of Final Certificates of OccuA an `. The property owner shall complete installation of street trees as required by the City. E. Miscellaneous: • • ' 1. The final plat shall be submitted within one year of the date of the Order reflecting the • Board's decision, 2, If fill is placed on any lot, the extent of the fill shall be shown on as—builts, a accompanied by a statement that the fill meets the minimum requirements for bearing soils adopted by the Uniform Building Code. I •1 .. , 1 . • • PD 2-90 , Page 13 of 14 t • • (6) ,n • • .• • , . , ic ) E2031BIES. 1. Tax Map 2. Applicant's Narrative 3. Site Plan • 4. Grading Plan 5. Grading Plan Cross-Sections 6. Landscape Plan 7. Soils Report 8. Letter from N. Hermanson,dated April 26, 1990. 9. Letter from F. Harris,dated March 3, 1990 10. Letter from D. Scuito,dated May 1, 1990 11. Wetland Fill Application (Army Corps/DSL) 12. Grading/Erosion Control Information 13. Council Memorandum on Schools,dated October 17, 1989 • ; .+ •, • • . . . PD 2-90 fr Page 14 of 14 • Y • • 'n. • • %•, , • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • r • • ' � r • • 1 • • • • • .. '` .: • • . • BEFORE THE DEVELOPMENT REVIEW BOARD . 1 OF THE •.ir- 2 CITY OF LAKE OSWEGO ' 4) . 4 • ' A REQUEST FOR APPROVAL OF ) PD 2-90-789 ,• 5 A 4—LOT PLANNED ) (ACE Partners) 1 6 DEVELOPMENT ) FINDINGS,CONCLUSIONS &ORDER •. 7 8 k: • g NATURE OF APPLICATION 10 ° The applicant is requesting approval for a 4—lot planned development. The site is located south of CountryClub Road and east of Dolph Court 11 P (Tax Lots 5300 and 5400 of Tax ' 12 Map 2 1E 4CA). 13 14 HEARINGS 15 The Development Review Board held a public hearing and considered this application at 16 its meetings of June 4, 1990 and June 13, 1990. 17 ' " 18 CRITERIA AND STANDARDS 19 A. City of Lake Oswego Comprehensiye Platt: 0 ':.... 20 Impact Management Policies General Policy I, II, III 21 22 Urban Service Boundary Policies • General Policy III, SFecific Policy 4 23 Potential Landslide Area Policies ' 2'4 General Policy II, III, IV . 25 26 Potential Erosion Area Policies ' General Policy II, III, N • 27 2 8 Energy Conservation Policies , General Policy II • , 29 Stream Corridor Policies • General Policy I, II, III • 31 3 2 Protection Open Space Policies General Policy I, II • 33 Bikeway Policies .• 3.4 General Policy II PAGE a EXHIBIT ' • 1 PD 2-90-789 &flys 17 z-9'06444.1113 /-3 • • I + i 0 i• ram--- -� . ..-._,._.._ c ; • • 9 N M " 1 Pedestrian Pathway Policies 2 General Policy II • 3 Transportation Policies 4 General Policy I,III • • 5 B. City of Lake Oswego Zoning Code: 6 �. LOC 48.195--48.225 R-10 Zone Description (setbacks, lot area, 7 lot coverage) 8 C. City of Lake Oswego Development Code; • 9 10 LOC 49.145 Major Development LOC 49.300-49.315 . Major Development Procedures • 11 LOC 49,610 Quasi—Judicial Evidentiary Hearing 12 Procedures LOC 49.615 Criteria for A_proval • 13 • ; 114 D. City of bake Oswego evelopment_ Stand rd. : • ! `A 15 3.005 Stream Corridors 16 6.0055.005 Street Lights Transit System 17 7.005 Parking and Loading 18 8.005 Park and Open Space • 9.005 Landscaping, Screening and Buffering , 19 11.005 Drainage fc-Major Development 20 13.005 Weak Foundation Soils 14.005 Utilities 21 16.005 Hillside Protection and Erosion Control 22 18.005 Access 19.005 Site Circulation—Private 23 Streets/Driveways 24 20.005 Site Circulation—Bikeways and -,t• '. 25 Walkways • 26 E. City of Lake Oswego Tree Cutting Ordinance: • 27 LOC 55.080 Criteria for Issuance of Permits : \ • 28 , F. City r't La_ke Oswego Solar Access Or ina_nce: ' 29 : 4{ • 10 LOC 57.015 Applicability • . . LOC 57.020 Design Standard 31 LOC 57.025 Exemptions from Design Standard 3 2 LOC 57.030 Adjustments to Design Standard 33 , , ♦p 34 0t' • PAGE . . . • ' 2 PD 2-90-789 J. • `.Z kaFy , • CONCLUSION 1 ' The Tevelopment Review Board concludes that PD 2-90 can be made to comply with all 0 ' ,..* • - '1. F 2 applicable criteria by the application of certain conditions. 3 , 4 S IN ,S IE2-REASONS. ~. ', velo_ment Review Board adopts the y 25, 1990 staff report , 6 The De p, P May on PD 2-90 as support for its decision as modified by staff at the June 4, 1990 hearing, supplemented by 7 the following: ' 8 1. Additional exhibits listed below were presented to the Board at the hearings on June :•4 ' 9 4, 1990,and June 13, 1990 and entered into the record: 10 Exhibit 14 Letter from Russell and Shari Schilden,dated June 4, 1990 11 Exhibit 15 Existing/Prososed.Stream Corridor Cross Section Exhibit 16 Grading Plan: Trees to be removed 12 Exhibit 17 Greenway Landscape Plan I to • Exhibit 18 Topographic Survey '' Y 13 Exhibit 19 Site Plan • i „ .,` 14 Exhibit 20 Grading Cross Section ' 15 Exhibit 21 Photographs Numbered 1 —31, submitted by John Shonkwiler Exhibit 22 Tree Survey of Dolph Court, submitted by John Shonkwiler 16 ' Exhibit 23 Rebuttal Statement from Lewis Moller • 17 2. After receiving testimony from the applicant and the public, and after reviewing 18 evidence in the record, the Board found that: 19 • a. The existing pond level at Dolph Place can be maintained by the weir dams proposed by the app.scant when the stream is relocated. The function of the 20 Dolph pond as a wildlife habitat should not be affected by the stream ••'' 11 relocation. b. The fill placed on the site contains both organic and inorganic materials, such $. 22 as tires. This raised concerns by opponents about soils testing, the adequacy of ` 23 proposed structural support systems and the possibility of buildings collapsing 24 if an object in the fill shifted, or if organic materials decomposed. There were five test holes for the soils test. The Board found this to be an adequate • 25 number because it exceeded the amount of testing usually done on a site, and 26 because some of the bores were taken in the area where the new bridge is • °" proposed. The applicant's soils engineer testified that the foundation system to 27 be used would distribute the weight of the structures so that any shifting would • • 28 be absorbed. Also, the fill removal and compaction will be controlled and supervised by a soils engineer to ensure that the fill is as stable as possible and • 29 that large objects such as tires will be removed as needed during excavation. 10 Based on the soils engineer's testimony and report(Exhibit 7), the Board a 31` found that the proposed foundation systems, combined with proper monitoring of grading and filling, are acceptable for development of the site, In order to 3 2 ensure proper monitoring during grading and filling operations, the Board • ' . added a condition (B.18.a) to require that a soils engineer be present at critical ,' 3 3 times during site preparation and for final grading, ' 34 y,' PAGE 3 PD 2-90-789 • , J • • t; ` v • X j l . r ,... b. 11; ..r. •• 1 V i'. 1 • c. Another issue associated with the fill was the presence of a water table below it, and the adequacy of drainage methods above ground and within the fi;i, 2 Runoff and the possibility of a spring on the Country Club property were discussed at length. Also, the effect of seasonal variability of the water table 3 was of concern. 4 The applicant's soils engineer explained that the water table v.i.,,s well below ► Y g any of the building foundations and shouldn't present a problem,even if the water table fluctuates in wet and dry seasons. Runoff from the Country Club is 6 principally at the surface. A new drainage swale will accommodate Country 7 Club runoff at the southwest corner of the site, according to the testimony of the soils engineer'and the grading plan in Exhibit 4. There are no drain tiles 8 proposed within the fill. 9 used on the testimony and report of the soils engineer, the Board found that 10 the underlying water table should not pose a development hazard. The Board also found that in general, the proposed drainage system should work, but 11 additional measures such as drainage tiles placed within the fill may be 12 needed. 'In order to ensure that the specific drainage measures used are • adequate, the Board added a condition (B.3.a.) to require that staff review 13 technical details in the drainage plan with final approval by the City Engineer. 14. d. The applicant shows the trees proposed for removal in Exhibit 16. A total of 15 18 trees are proposed to be removed. The Board found that it is necessary to remove the trees because of site construction plans, but required that there be a 16 one to one replacement of trees so that neighbors to the west will be provided • • 17 with screening and there will be no net loss of trees (Condition A.S.) 18 Exhibit 22 shows,;a tree survey done for a property west of the site with some s'. . 19 trees shown on the property line. The Board found that the applicant's tree survey, stamped by a registered engineer, should be relied upon for'location of , • 20 the trees on the site (Exhibit 16). 21 The Board also found that the trees to remain on the site needed additional protection during construction (beyond the drip line fencing in staff Condition 22 7) and additional measures to maintain their health. They added a condition 23 (B.7.a.) to require a fencing and health maintenance plan from an arborist. • • 24 e. The size of plants in the proposed landscape plan was found to be inadequate • where quarts were specified instead of gallons. This would not meet the 25 American Nursery Standards required by LOC 9.025(1). The Board added a 2 6 condition to require that the landscape plan be revised to change quarts to gallon sizes except for the sedge and eel grass which are typically planted in 27 small sprigs as ground cover(B.9.a.). Staff should have final approval of the 28 revised landscape plan. , • {I• •)9 ' f. The proposed street lighting may cause glare for residents to the west of the site. Therefore, the Board required that the lights be screened to prevent glare �0i (Condition E.3.). ' 311 g. The slope of the proposed road was raised as an issue by opponents. Based on 32 Exhibits 5 and 23, the Board found that the slope will be within City standards, 4. 33 h. Recreational vehicle parking on the street and cul-de—sac was raised as an ' issue by opponents, This is not an issue under the Board's jurisdiction, • 34 Recreational vehicle parking on streets is not allowed under current City ordinance, PACE 4 PD 2-90--789 w 4-3 i ',y, 3. The zone requirements for PD 2-90 are the'R-10 standards described in LOC 1 48.195-48.225. The applicant did not request to vary from any of these standards 2 through the planned development overlay process. 3 lb . - •. , r 4 g w' 5 IT IS ORDERED BY THE DEVELOPMENT REVIEW BOARD of the City of Lake Oswego that: 6 P 1. PD 2-90 is approved(subject to all the requirements of R-10 zone) subject to • compliance with the conditions of approval set forth in Subsection 2 of this Order, 8 2. The conditions for PD 2-90 are as follows; ' 9 A. Erior to Final leaat Approval: , 10 1. Submit a reproducible duplication of the final plat which is separated 11 from the utility plan and contains all of the information required in the ' • 12 following conditions. 13 2. Label the private conservation easement on the plat and clearly depict its , boundaries. Provide the following note on the plat: • 14 "The private conservation easement shall remain in its natural condition 15 for the purpose of providing a scenic, aesthetic appearance, protecting 16 natural processes and maintaining natural vegetation. Improvements in this area,which are in keeping with the above purposes, must be 17 approved by the City of Lake Oswego. No buildings or fences shall be r 18 allowed in this area. Maintenance of the landscaping shall be the • responsibility of the lot owners in this plat." 19 3. Show utility easements of adequate width on the final plat for those lots 20 where public and/or private utilities are to be installed. Where utilities or 21 landscaping will be constructed on side or rear lot lines, provide a note to future property owners that removal and/or replacement of fences for 22 public access to utilities shall be at the hometowner's expense. • 23 4. Submit a signed easement from the property owner at 1590 Country Club 24 Road permitting slope stabilization, stream relocation, ponding and 25• landscape vegetation activities. 5. One of the following notes shall appear on the final plat to ensure solar 26 access: 27 a. Habitable structures built on the lot will have their long axis oriented , 2$ within 30 degrees of a true east—west ax s and at least 80% of their ground floor south wall protected from shade by structures and non— l9 exempt trees; or, 10 b. Habitable structures built on the lot will have at least 32% of their • 31 glazing and 500 square feet of their roc(area which faces within 30 ' degrees of south and is protected frotr, shade by structures and non— " • 32 exempt trees. • , ' 3 3 6, The final plat shall contain a note that states: , • • 3 4 "For Lob 1 three trees shall be planted in the northwest corner to , ' replace the three Alder trees removed in accordance with the PAGE 0 ' • t 5 PD 2-90-789 ' .4, , S" 3 ' • ,, ,. �' Y r • approved grading plan. The three new trees shall be placed within 1 the western side yard setback in the immediate vicinity of the ® 2 locations where the Alders were removed from. The trees shall meet .American Nurserystandards and shall be of a type that will provide 3 a vegetative screen when mature. This shall be the property owner's , 4 • responsibility and shall be noted on plans submitted for building 14 % • permit review." . 5 B. Prior,to Final Construction lans Ap removal: , 6 1. Detailed engineered construction drawings shall be provided for City - 7 approval. These plans shall be designed to provide a natural and safe '. appearance of the stream corridor, to provide the capacity for the 100— 8 year storm, and to provide a stable stream channel through the fill area. 9 • 2. The developer shall be responsible for and provide maintenance for the -- 10 . stream channel improvements and for the landscape restoration of the 11 stream corridor for a one year period. In addition, the developer shall be • responsible for stream channel and landscaping improvements until a 12 home is built and occupied on each lot. A performance bond equal to 13 120% of the stream improvements and landscape restoration shall also be provided. 3. The actual design and location of the drainage improvements shall be • , . 15 provided at the construction plan stage. • 16 a. Staff shall review technical details of the final drainage plan, , . ' 17 especially in regard to drainage from the Country Club in the io southeast corner, and the plan shall be approved by the City 18 Engineer prior to acceptance. . 19 4. The final drainage plan shall include detailed engineering information on 20 the extent of work to be done on the downstream property to the east of the site. 21 ^5. All drainage management measures, whether located on,private or public 22 property, shall be accessible at all times for City inspection. When these 23 measures have been accepted by the • City for maintenance, access , easements shall be provided at such a width to allow access by 24 maintenance and inspection equipment. . 25 6. All drainage systems shall include engineering design features to : : 26 minimize pollution such as oil, suspended solids, and other objectionable material in storm water runoff. 27 Engineering design features include: 28 a. Structural Measures such as pollution control manholes, vaults, and 29 sump type catch basins; and 0 • 10 b. Biofiltration Measures such as grass—lined swales, wetlands (existing 31 or created), vegetated detention basins, stream corridors (existing, • created, or restored), and other vegetative measures designed to 32 remove phosphates and nitrogen from storm water runoff 0 33 The new stream channel and corridor shall be designed to provide ° � 34 biofiltration of storm water runoff. The channel shall also be designed with riparian vegetation within the stream channel and within the , . n corridor. !• PAGE 6 PD 2-90-789 • 3 �. e . 7. Submit a final grading plan, as per City standards. Additional details shall be submitted for the culdesac to show how drainage will be v. provided. Cross section "H" shall be made to match the grading plan. All 2 trees to be removed during construction shall be shown on the grading41) • ,'' 3 plan,including the 9" apple near Country Club Road and.the 5" pear near Country Club Road. It is recommended that the four alders east of the 4 new road be removed. ` . 5 a. Submit a tree fencing and health maintenance plan from a qualified : `a' 6 arborist describing how all trees to be retained will be protected before,during and after construction. 7 The grading plan shall contain a note that states that all trees which are '. 8 not to be removed shall be fenced with 6' high chain link fencing prior to .. • 9 grading. The fencing shall be placed under the drip-line of trees to ?: 10 remain• No fill or materials storage shall occur within the drip-lines of those trees. 11 8. Submit a final drainage plan, as per City standards. 12 �) Submit a final landscape plan showing the type,location and size of street 13 trees for all the lots (a minimum of two, if possible), as per City 14 standards. 1S .. ...:'s •-• a. The landscape plan shall indicate plant sizes which conform to American Nursery standards. Specifically, gallon containers shall be ' • 16 • used for all shrubbery and ground covers except for sedge and eel 17 grass, which may be quart sizes. 10. Submit a final street lighting plan and accompanying photometric data, as 18 per City standards. • 19 11. Submit a final erosion control plan in accordance with the "Erosion410 ., 20 Control Plans Technical Guidance Handbook", 21 giSubmit a final landscape restoration plan for the private conservation easement. This plan shall be reviewed arid approved by the City and shall 22 include the following information: • 23 - The location, types and quantities of all plant materials. • `' • ' 24 - The method used to establish these materials; and 25 - Provisions for the maintenance of plant materials during the one year ' establishment period • . 26 • 27 13. Submit copies,of all necessary permits from the Division of State Lands 28 and the Army Corps of Engineers, 14, Incorporate all recommendations in the final soils report into the final • d9 construction plans. • • 10 15, All utility lines shall be placed underground along with street ry 31 improvements. 3 2 16. The culdesac,hall be redesigned to City standards and shall be submitted for approval by the City Engineer and Fire Marshal prior to acceptance, 33 ' - ' • 17. The final utility plan shall conform to City standards and be approved by „ 3 4 the City Engineer prior to acceptance. PAGE 7 PD 2-90-789 I ? • 7-3 it ' •rr • 18. All uncontrolled fill under the new public street shall be removed, or the Ali1 • street subgrade and design section shall be reviewed and approved by a . ' a' 2 registered geotechnical engineer. '' 3 a. The final construction plan shall contain a note that a registered geotechnical engineer shall be present continuously at critical , • 4 grading,and filling times during site preparation and for final 5 grading_ 6 19. The new street shall have a 20—year design life. h , H 7 20. Reciprocal agreements shall be provided for the four lots for access, lights, utilities and their maintenance, 8 21. The new bridge shall be capable of supporting fire equipment to the ` 9 satisfaction of the City Fire Marshal. ,; 10 22. A construction scisedule for construction of the water line shall be ►1�' 11 submitted for review and approval by the City Engineer. 12 C. Dior to ss uan of Building hermits; • •., 13 1. All construction improvements except for landscaping of the stream corridor shall be completed, accepted and as—builts submitted to the City. 14 2. A tree cutting permit shall be obtained prior to removal of any trees which 15 have not been previously approved for removal on the construction 16 Grading Plans. A tree cutting permit application shall accompany any building permit application where trees are to be removed. 17 D. Prior to Issuance of Final Certificates of Occupancy: 18 D ,r 1. The property owner shall complete installation of street trees as required • 19 by the City. E 20 2. Landscaping shall be installed in the stream corridor prior to occupancy, 21 but no later than November 1, 1990. • r, 4.. 22 E. Miscellaneous: ` 23 1. The final plat shall be submitted within one year of the date of the Order reflecting the Board's decision. 24 2. If fill is placed on any lot, the extent of the fill shall be shown on as— 25 builts, accompanied by a statement that the fill meets the minimum . 26 requirements for bearing soils adopted by the Uniform Building Code. " ' 27 3. Street lighting shall be screened so that glare will not affect adjacent properties. • • 28 •nf 19 10 a, • 31 ►` 32 33 • 34 A • �, • PAGE 8 PD 2-90-789 Y. 5 , • .• r It r i , , i I CERTIFY' , n 1 THAT •THIS ORDER was presented to and 2 Development Review Board of the City of Lake Os APPROVED by the 3 DATED 16 Oswego. DA • 5 this fit,_______,day of v ,•199Q, 6 6• 8 Robert0 H. Foster, ,,h an • 9 Development Review Board ' 10 64,, 11 12 Secreta ry 13 ATTEST: 14 plia. , f 15 qk 16 AYES: 17 ROES: Sybrowsky, Greaves, Foster, Remy and Starr None 18 ABSTAIN: None ` 19 ABS .ENT -Stanaway and Moonier 11. '. • , • 21 IG _ .tuly 2 19 0�;,r* 22 AYES: ,,.. 23 Greaves, Remy and Starr • NOES: None - 24 ABSTAIN; 25 ABSENT: Bloomer 2 6 27 Seaway • • ; l • II 29 AYES: Foster, • 0 NOES; ' Remy and Starr • , • None 31 ABSTAIN St .....Levert anaway and 32 ABSENT; Greaves and Bloomer 33 ,, 34 PAGE 9 PD 2-90--789 r. • ,. I • •. it n . . • - • • • • • • • • • • • • • • • h • • •• '• 1 • • y , A • W' • •., .• a ' .. a Ip . - . o. tl. ) STAFF REPORT ' a ; , •••• .... , •., OF LAKE OS WEG 0 . .. . , . ., , , , .. _.... PLANNING DIVISION APPLICANT: + ",F1ZE N0•: Lewis Moller/ACE I Inc. PD 2-90(Mod. 10-92) , PROPERTY OWNER: . Sando Seuito Barbara Smolak LEGAL DESCRIPTION: DATE OF REPORT: Tax Lots 5300& 5400 of Tax Map 2 1E 4CA November 6, 1992 LOCATION: DATE OF HEARINQ: November 16, 1992 South of Country Club Road and east of Dolph Court(1620 Country Club Road) EI�I ORH ASS_--OCCATION: 0 • , ' COMP. Pi,AN nFcr QNATION: Springbrook Park R-10 ZONING DESIGNATION: R-10 • . I+ APP_ LA ICA NT'C R EOL.�T The applicant is requesting an extension of approval for a 4-lot single family planned 1 • development. ° ' II. APPLICABLE REGULATIONS A, City of hke Om o Zoning Ordinance: • LOC 48.195-48,225 ` R-10 Zone Description (setbacks, lot area, lot . . • coverage) r r • B. GiLv c'f Lake Oswego Development Code: LOC 49,090 Applicability of Development Standards 1.00 49,145 Major Development LOC 49,215 Authority of City Manager E X H B J T •. ` 44, (6-/,') PD 2-90(Mod, 10-92) . Page 1 of 4 • • ' + Zr i n t (171 el • 1 LOC 49.300 Major Development Procedures LOC 49.330 Preparation & Submittal of Final Plan or Plat LOC 49.615 Criteria for Approval C. City of ak Oed= go Development Steads: 11.005 — 11.040 ,Drainage Standard for Major Development 14.005— 14.040 Utility Standard D. City of Lake Oswego Prior Approvals: PD 2-90--4 Lot Planned Development One Year Extension of Approval Granted (LOC 49.330) III, FINDINGS A. Background: Approval of PD 2-90 was granted by the Board on June 13, 1990 (Findings signed July 16, 1990, Exhibit 5), Per LOC 49,330, the applicant had one year from the date of the order to submit a final plat. The applicant was unable to meet this deadline; and therefore requested and was granted a one year extension as allowed by LOC 49,330. Due to complications regarding the final landscape plan and the terms of a maintenance contract the project was stalled until July 1992. At this point the applicant found that the previously arranged financing was no longer available, The applicant is now requesting another extension for the previously approved PD 2-90,In accordance with LOC 49,330 this request for extension must be submitted to the hearing body for review, The Board is required to review the proposal against current + } Codes and policies to insure that the proposal continues to comply with the applicable criteria, B. Compliance with Criteria for Approval: , As per LOC 44.9,615, the Development Review Board must consider the following criteria when evaluating minor development. 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 w „ that the proposal conforms to: a. The City's Comprehensive Plan Applicable policy groups are: The Comprehensive Plan concerns have already been addres';ed as part of the development review approval for PD 2-90 which was approved by the Development Review Board on June 13, 1990, Nothing in this extension request affects compliance with the Plan policies. No new Plan policies have been adopted which are applicable to the request. ` • PD 2-90(Mod, 10-92) Page 2 of 4 . . 1 • [y� p] ' b. The applicable statutory and Code requirements and regulations. v 7�nin ode Re irement� and An y.j The site is zoned R-10 which requires a minimum lot area of 10,000 sq. ft, per dwelling unit; required minimum lot width at the building line is 65 ft.; required minimum lot depth is 100 ft. The minimum lot area and dimension requirements are met by this proposal. Since the approval of this project in June of 1990, the setback and lot coverage requirements in the R-10 zone have changed. However, since this project was approved prior to these ` changes and in accordance with the Planned Development Overlay [LOC 48.470] staff is recommending that the previous R-10 setback and lot coverage requirements be adhered to by this proposal. PD 2-90 met all of the zoning requirements at the time of the original approval and is therefore in compliance with the Zoning Code. • . c. The applicable Development Standards All the Development Standards have already been addressed as part of the original development approval in the staff report of May 25, 1990. The Development Standards ' applicable to this extension request are addressed below: I 'image Standard for Mwior Development (11.005— 11.0401 The drainage standards for approval have been addressed and conditions of approval ' ` were included in the original staff report. The water quality standard is being met by providing a pollution control manhole and biofiltration in the vegetated new stream channel40 . . ,„ . - . . . . Since the approval of this project, the Oregon DEQ has developed strict phosphorus removal standards, However, the DEQ standards for phosphorous removal do not apply to this development because the application was submitted prior to July 1, 1990, Phosphorous removal is being provided, but the DEQ standards are not applicable in this application as determined by the City's Engineering staff(Exhibit 6). Utility Standard (14.005— 14,0401 • The applicant proposed and received approval to serve the development with a 28 ft, wide public street ending in a cul—de—sac. During its review of the extension request the Engineering staff recommended that the applicant build a private street and request a variance to the Access Standard of the • Development Code, This original concern, together with a new Council policy requiring a . rural street sections (where possible) has prompted the current review of the applicant's street design. However, the applicant submitted construction plans which reflect the original decision, ` These plans have been on file with the City Engineer. For these reasons, staff is .• , recommending that the public street requirement stand. The applicant has also stated that a considerable time and expense has already been spent in order to meet the public street requirements (Exhibit 7), . . e .. ..: . . . PD 2-90(Mod, 10-92) Page 3 of 4 • + ,t • , E 1 1) d • The applicant shall submit a signed easement from the property owner at 1590 Country t . ° Club Road permitting slope stabilization, stream relocation, ponding and landscape vegetation activities. This easement agreement shall be submitted prior to final construction plans approval by the City Engineer. This will be a condition of approval, if this extension request is approved by the Board. d. Any applicable future streets plan or ODPS There are no such plans which affect this site. . C. Conclusion: Based upon the materials submitted by the applicant, staff concludes that the request for an extension for PD 2-90 complies with all applicable criteria, Ili. RECOMMENDATION: , Staff recommends approval of PD 2-90(Mod. 10-92), subject to all the conditions in the original Findings, Conclusions and Order(Exhibit 5) along with the following additional condition: Prior to Final_Construction Plans Approval: 1. The applicant shall submit a signed easement from the property owner at 1590 Country Club Road permitting slope stabilization, stream relocation, ponding and landscape • vegetation activities. The City Engineer will provide the applicant with the appropriate easement form. ,EXHIBITS 1. Tax Map 2 Applicant's Narrative 3. Site Plan 4. Previous Staff Report PD 2-90,dated May 25, 1990 5, Findings, Conclusions and Order for PD 2-90 6. Memo from Andy Harris,Engineering Staff, dated October 26, 1992 7. Letter from Lewis Moller, Ace Development I, dated November 2, 1992 8. Preliminary Plan (Too large to reproduce, on file) . • ® ' • PD 2-90(Mod, 10-92) Page4of4 • y; .. .. .. . ... • • , • (11) (111 .,,..: .. . . .. ,,, .. , .,.41 . .. ... ..i. , ..;, ,,. ... Bridge Court P.D. 2-90 • v.. Project History 0 `;tt Bridge Court is a four lot planned development located at 1602 Country Club Rd. in Lake Osvveeo. The 1.72 acre parcel is zoned R 10(six lots)and lies within the Forest Hills Platt. In June of 1991 the Development Review Board approved the initial application By ACE Partners now known as - ACE I Inc. This original application proposed relocating a displaced stream to its original channel to ` create two lots that would border Oswego Lake Country Club and two lots fronting Country Club Rd. This design solved a severe erosion problem caused by the placement of fill dirt on the property by various government agencies including the City of Lake Oswego. The plan also provided fot extensive re- vegitation of the new stream corridor and replacement of numerous dead or dying tress surrounding the a ' property. The approval (See Attached)was conditioned upon ACE obtaining approval from the Oregon Division of State Lands and the U.S. Arni Corps of Engineers for the relocation of the Vivant. The State Lands permit was obtained in October of 90 and the Army Corps perm was finalized in January of 91 ACE then submitted construction plans for review in March of 91. Numerous revisions and additions were made throughout the summer but the negotiations were suspended at the end of September. Negotiations resumed in Mai of 92 with hopes of beginning construction in June. Further complications regarding the final landscape plan. and the terms of a maintenance contract stalled the project until July when ACE found that the previously arranged financing was no longer available. This request for an extension of approval of P.D. 2-90 is made with the expectation that ' construction will start in March of 93 or sooner weather permitting, The request is to extend the ^+• ..: approval to October of 93 to allow for a complete construction season. A . 0 New Development Standards a Upon review of the prey sous approval ACE is confident that the proposed development still • meets all codes and standards The new water quality standard is addressed with installation of a '� pollution control manhole for the street run of and the dissipation of the flow from this manhole down a t'. stair stepped grass and fern lined bank leading to the relocated stream. In addition the design calls for the creation of a down stream pond to retain excess ninon'and provide a setting area. Status of Construction Plans . The eighteen months of negotiations between the applicants engineer and city staff have resolved • all preconsiniction requirements, except the landscape maintenance agreement wItleh letis submitted with this application. For specific information regarding other development code issues please refer to the • attached staff report or DRB findings ' EXHIBIT A. a d • • a • ill , .. pQ",c-. ✓ e .4,'b 04 74 l d _ ! i ' 1 CouN1111 LLUO R00O y 17 _ Q®W tl y±,Y,IUIn Illy WO. ^ 1.1,/1M 11 M11 1%14 yyy v 1 .�- -.. 11f,11 r 1 ,y W •.tl. yN lii r11 .. �.. I...' '. :� '. _, 11: •. ,IX w i r _ af . - 1 I I I �' . w ...../• '. t i lot ! I I i tul a I 'N'tuwArl•Gt9N1/ /v,1 a,` �t.um/ �p /p ♦ �1,��••1 , 1//I 11y1 tN1.4'•� I .. " VIE 1,`w+ ...Nll.41.«. • I U1111y 11 1 1. 1 -� �`xa M/1t 1 s W, yule I0100 'i- I t✓E We I wt I.� tYill.IY11 - •'y 1 ly /I t7r• lrovt�t voa $kontlN L. HniiY t �/ t• :,u\.1 I 1." PUEUC , 11 �..1 y IIi'lat' 1.11. M`. �1 t \11�M i .� V • nfNy1'o- . 1. t .ey\ ,all. �. __ fr „, .. �� ` 44 a ..Ito 13. ` • ,t J kart _I � ' �`511E MAP I 1a�y1'---••. .1 • • Soto 1••tcr „I. I I I t N lot 1 LN; N'., tot I 1 - - '.t•1' N I I,�, �-..I I 1y1/11 I CJI f 1, i -- s'ID s� , SITE UTILITIES PLAN oiklw ItyllA ptlltlflM ••• • Mt Seed Canw E.W.Na�tC1ooN a,t f E,N t Kw W.U. IOW 1.,—rt"" ` COMPASS CORPORATION r 6nedCanw\ytonM tr�11 rw+t t+aNt IL II ttb' ,�qYy trill Uw cucftW. rir(Ylt4na • t,l Mtltltl ua11/\t 1\�Illlrt h1"'1 rtl. lwiO • 1 ,.. ------.lul Mh �::,j.w.,�. ~ ..«� LAME nlwlon.til, - sly _• _,Lt 1—' N•fl N•Ipl row 1 • 0 . ., '. ,, • - - • . N 1, 1, '',{�•` . 1 BEFORE THE DEVELOPMENT REVIEW BOARD OF THE ° 2 CITY OF LAKE OSWEGO 3 4 5 A REQUEST FOR AN EXTENSION) PD 2-90(Mod. 10-92)-989 OF APPROVAL FOR A 4-LOT ) (ACE I Inc.) 6 SINGLE FAMILY RESIDENTIAL ) FINDINGS,CONCLUSIONS &ORDER 7 PLANNED DEVELOPMENT ) • w •'i 9 NATURE OF APPLICAIIO 10 The applicant is pp ' requesting an extension of approval for a 4-lot single family residential 11 planned development. The site is located at 1620 Country Club Road, Tax Lots 5300& 12 5400 of Tax Map 2 1E 4CA. 13 ' • 14 HEARINGS 15 The Development Review Board held a public hearing and considered this application at 16 its meeting of December 21, 1992. ' 17 18 CRITERIA AND STANDARDS . 19 A. itY of J nlc Owego n ing inancr�: • 20 LOC 48.195-48.225 R-10 Zone Description (setbacks, lot area, 21 lot coverage) • • 22 B. City of Lake Oswego Development Code: 23 LOC 49.090 Applicability of Development Standards 24 LOC 49.145 Major Development • 25 LOC 49.215 Authority of City Manager • LOC 49.300 Major Development Procedures • 26 LOC 49.330 Preparation&Submittal of Final Plan or Plat , 27 LOC 49.615 Criteria for Approval 1 28 2 C, City of Lake Oswego Development Standards: • .i0 11.005- 11,040 Drainage Standard for Major Development ,' • 31 14.005- 14.040 Utility Standard • 3 2 D. City of Lake Oswego Prior Approvals: • 33 �: ... PD 2-90-4 Lot Planned Development , 3 4 One Year Extension of Approval Granted (LOC 49,330) PAGE • ai1 PD 2-90(Mod. 10-92)-989 x X H ( 9 J T . ) 1Pn 2.`R0(N01,11.93 ���r ev ' a • • •' 9 'e. _ - 1 �� • • 2 CONCLUSION 3 The Development Review Board concludes that PD 2-90(Mod. 10-92) can be made to - 4 comply with all applicable criteria by the application of certain conditions. S 6 FINDINGS AND REASONS 1 • 7 The Development Review Board incorporates the November 6, 1992 staff report on PD 8 2-90(Mod. 10-92)as support for its decision. 9 10 ORDER 11 IT IS ORDERED BY THE DEVELOPMENT REVIEW BOARD of the City of Lake 12 Oswego that: 13 1. PD 2-90(Mod. 10-92)is approved subject to compliance with the conditions of 14 approval set forth in this Order and to all the conditions in the original Findings, 15 Conclusions and Order(Exhibit 5) along with the following additional condition: 16 Prior to Final Construction Pl r,s Approval: 1. 17 1. The applicant shall submit a signed easement from the property owner at 1590 18 Country Club Road permitting slope stabilization, stream relocation,ponding 19 and landscape vegetation activities. The City Engineer will provide the 20 applicant with the appropriate easement form. 21 22 , 23 24 25 26 2 `�7 • 8 9 10 • • 31 .. 32 . y 33 _ r • 34 PAGE 2 PD 2-90(Mod. 10-92)-989 i i 1 2 I CERTIFY THAT THIS ORDER was presented to and APPROVED by the 3 Development Review Board of the City of Lake Oswego. 0 4 • e,-, DATED this c7'(/ _ day 5 of et.41.14, , 1993. }. 6 7 a ...wz•-'4g1-7,--44.1,„4„...?7,...,--// 8 _: , ;'p . Ski S away, Chairman 9 Development Review Board 10 &-A-.1")#1,),A1,...,. " 12 13 Secretary 14 A'1'1EST: 15 16 ORAL DECISION-December 21. 1992 • 17 AYES: Bloomer, Stiven, Sievert and Remy • 18 NOES: None . . 19 ABSTAIN: None 40 . , 20 ABSENT: Foster and Stanaway : 21 22 WRITTEN FINDINGS -January 4. 1993 (First Vote) 23 24 AYES: Bloomer, Stiven and Sievert 25 NOES: None 1' 26 ABSTAIN: Stanaway '" 27 ABSENT: Foster and Remy 28 RiTTEN FINDINGS-January 20. 1993 lcecond Votel y .49 10 AYES: Bloomer, Stiven and Sievert 31 NOES: None • 32 ABSTAIN: Foster & Stanaway 3 3 ABSENT: Remy 34 • PAGE1) •. 3 PP 2-90(Mod. 10-92)-989 3 ~s • • • • •• • 1'. • fa At 11 • ` _rd'. • • ' • • • • • 1 .r, i• _ ' • • • S • y .�.�' g•.. •tl - _ i • f ' , v . • 0 •:' : ... . Project narrative Bride court is a four lot subdivision on 1,72 acres at 1602 Country Club Rd. The site is zoned R10 and as ' such could accommodate six building sites, The proposal before you today intentionally reduces the • . • density to relocate a displaced stream to its original position. The stream was put in a pipe and the City r and the County used the site as a depository for 20 plus years, These actions were accepted practice at the time but today would be controlled if not prevented by current stream and water quality regulations. By bringing the stream home, the developer at his own expense will solve a severe erosion problem that 7 , threatens the water quality of the stream. . Today ACE 1 Inc. is asking for an extension of the original DRB approval to allow the completion of this • l • ' environmentally sensitive development plan, The coalitions of the financial markets and the narrow I window of constniction allowed by the Army Corp, permit(June 1 thru October 1) have prevented ACE 1 from starting work in the only two windows available, Ace has completed all of the preliminary ' construction requirements and paid all City plan check and permit fees in addition to three hearing fees q, ,. and Army Corp, and State Division of land fees, ►-�, ' The request is for an extension to December 1 1994 to allow for competition of the construction in the summer of 94 and final platting in the fall. This will be ACE 1 Inc.'s last request for an extension of the previously approved development plan for this site. The financial conditions of the Corporation have improved and it is expected that a firm commitment for financing will be obtained soon, We ask that the Board grant an extension to allow ACE 1 to stabilize an environmental hazard, make 0 . ' ,,�, ,. available larger and well spaced building sites, recover its expenses, and improve the water quality of this�`�, increasingly important drainage corridor, ` Sincerely, .. 'O' ° ' Lewis Moller ACE 1 Inc. i:.. e .,. f ' . 4 'p . d• EXHIBIT . . . .1 6 • ,D 2-706Q.1,13) 1 -1---..-- °. i r I CONT'BACTott' Touse EXISTING PAVED Club Road I ENTRANCE OR CONSTRUCT A BOCKED ENTRY, .. 1 , : ....: ' , 5X iST:NC. EOC/E OF 1A,MMittit 4 k • •. _.......___...... ,--,......... ,...... 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( r • • • �•a 4. • • r r. • a • STAFF REPORT , • LAKE O . . . , PLANNING DIVISION• 4 APPLICANT: FILE NO: City of Lake Oswego DR 5-93 • PROPERTY O ,E: STAFF: City of Lake Oswego Elizabeth Jacob Ll✓GAL DESCRIPTION � DATE OF REPORT: Tax Lot 401 • Tax Map 21E 11BB December 10, 1993 LOCATION: DATE OF H .A R rrrr.: f ' Roehr Park December 20, 1993 • • COMP, PLAN DESCRIPTION: • • NEIGi�B4ItHOOD ASnrrerinN: P1UOS None ZONING.DESIGNATION: R-0/EC . ' ' I, APPLICANT' CL ESj The applicant is requesting a approval to construct a permanent restroom facility within the Willamette River Greenway Management Overlay District in Roehr Park, . , II, APPLICABLE B,�ULAT_ IONS • A, City of Lake Oswego Zoning Ordinance: , LOC 48015 < Definitions :,r.T LOC 48,120.48,155 R-0 Zone Descriptions , LOC 48,300 -48,315 East End Commercial Zone Descriptions -k r * • :1 . . DR 5-93 Page 1 of 10 . • . LOC 48.430. 48.436 Greenway Management Overlay LOC 48.500 Maintenance of Minimum Ordinance Requirements u B. City of Lake Oswego Development Code: • LOC 49.015 Definitions LOC 49.020 Scope and Compliance LOC 49,025 Interpretation, Regulations, and Procedures .. LOC 49.085 Development Standards. LOC 49.090 Applicability of Development Standards LOC 49.100 Development Permit Required -' LOC 49.110 Concurrent Review of Permits LOC 49.115 Issuance of Permit, Records, Interpretation LOC 49.130 Classification of Development LOC 49.140 Minor Development LOC 49.215 -49.220 Minor Development Procedures LOC 49.600-49.625 Hearing Procedures, Appeals LOC 49,640 Miscellaneous Provisions ' C. City of Lake Oswego Tree Cutting Ordinance: LOC 55.010- 55.110 • :D. City of Lake Oswego Development Standards: . . 3.005 - 3.040 Stream Corridors 0 7.005 - 7.040 Parking &Loading Standard • 12,005 - 12,040 Drainage Standard for Minor Development 14.005 - 14.040 Utility Standard 15,005 - 15.045 Erosion Control 16.005 - 16,040 Hillside Protection • • 17.005 - 17.035 Flood Plain E. Prior Actions: ODPS 1-87/PD 4-87 ODPS 1-87(Mod. 1-88) DR 7-87 • III, FINDINGS A. Background/Existing Conditions: 1. Roehr Park is a ten-acre City park located along the Willamette River. DR 5-93 Page 2 of 10 0 • • w • • 2. The development of the park was approved as part of the Riverfront Overall ✓Development Plan and Schedule (ODPS) 1-87/PD4-87, ODPS 1-87(Mod, 1-88) and DR 7-87. Restroom facilities for the park were approved as part of the development plan, but were proposed to be located adjacent to the parking lot. 3. Access to Roehr Park is provided from State Street via Foothills Road (Exhibit 3). 4. The proposed location for the restrooms lies within the Willamette Rive 100- ear floodplain and the Greenway Compatibility Review Boundary(Exhibit 4). y B. Emma: The proposal is to construct a permanent restroom facility adjacent to the greenway path, the amphitheater and within easy access to the Water Sports Center. The project consists of a 1,072 square-foot, single-story building built into the existing slope. The building will contain a women's restroom, a men's restroom and a unisex, restroom, for a total of six toilets. Each restroom will have handicap facilities (Exhibits 6, 7 & 8). The roof of the building will serve as an extension of the viewing deck for the amphitheater(Exhibits 9 & 10). Exhibits 7-10 illustrate the location of a kiosk which will be used as a community informational board to announce park and waterfront activities, The building design will relate to the adjacent old industrial use concrete retaining wall. The exposed portions of the restroom are proposed to be constructed of concrete or stone. a The surface of the roofdeck and handrails are proposed to match the walking surfaces in • • the adjacent office areas and existing viewing deck. To the extent possible, the building will be designed to "disappear" from the site (Exhibits 5 & 10), C. Compliance with Criteria for A r val: . As per LOC 49.615, the Development Review Board must consider the following criteria when evaluating minor or major development. 1. The burden of proof in all cases is upon the applicant seekingapproval.pp val. The applicant hits submitted the information required by LOC 49,315(1)-(12), These documents are listed as exhibits which accompany 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 ,'' . di Accorng to a recent State statut.►. [ORS 197.195(1)], after September 29, 1993, . Comprehensive Plan approval standards will no longer be applirabl�e to limited land use decisions, ORS 197,015(12) defines "limited land use decisions to include site and • , 0design review of permitted uses in a zone," The subject application meets the "limited • , .. . . ' . DR 5-93 , Page 3 of 10 . 9 • . " _ land use" definition as a site and design review. Whereas, Comprehensive Plan policies may continue to be used to aid in the interpretation and application of the Development ' Code criteria,review of the subject proposal is not affected by any Comprehensive Plan policies. • • 'a . ., b. The applicable statutory and Code requirements and regulations. / • Zoning Code Requirements and Analysis Roehr Park is located in the R-0 residential zone and the EC commercial zone. Parks are . permitted as conditional uses in residential zones and are permitted uses in the EC zone. r.Jilding height and setback limitations are more restrictive in the R-0 zone than the EC • zone. The building is 14 feet high. Exhibit 4 illustrates the restroom facility is located 14 feet from the property line. The building meets the height and minimum 10-foot setback requirements for the R-0 zone. Willamette River Greenway Management Overlay• r ' r LOC 48.430••436 describes the purpose, permitted uses, and restrictions within the f Greenway Management Overlay District (GM). The purpose of the Overlay District is "to protect the natural, scenic and recreational qualities of lands along the Willamette River in Lake Oswego." LOC 48.434 prescribes that all development within the GM Overlay District shall be reviewed pursuant to LOC Chapter 49 and the Development Review Board shall consider the specific objectives and shall make findings as applicable. The restroom facility is proposed to be recessed into the bank adjacent to an old industrial-use retaining wall (Exhibits 2, 5, 11). Adjacent grades will not be significantly changed. The area currently is not in a native type natural state, Recessing the building • into the existing bank will provide a low profile and minimize the visual impact from the river, the pathway, and from adjacent office and residential uses (Exhibits 4, 6, 10), Locating the building in this area will also minimize the disturbance to the river bank and • natural vegetation and wildlife habitat prevalent in other areas along the river front. • • A restroom facility is an integral aspect of parks and recreational uses, Though the subject site is not the one originally proposed for the park, development of park facilities• '.;. in recent years has pointed up the need to move the restrooms closer to the high activity • • ' , areas (the greenway path, the Water Sports Center, and the amphitheater), The proposed design and location will permit the least impact to the river, greenway and surrounding • . ® land uses. The following is a list of the Greenway Management objectives, prescribed by LOC 48.436, which the applicant has adequately addressed in the narrative (Exhibit 2). This • report will provide additional discussion on these objectives, . r n DR 5-93 , Pagel 4 of 10 ,.. ♦ . '1 • • . ' • . - • ♦ -,• I � 1•: a. Significant fish and wildlife habitats will be protected. The restroom is proposed to be recessed into the bank above the greenway trail. This area is an active area which has previously been disturbed for pathway development and construction of adjacent buildings. No fish or wildlife habitats will be impacted. b. Significant natural and scenic areas, viewpoints and vistas will be protected and enhanced. The restroom facility is a small building which is partially recessed into the bank. Public access will be provided to the roofdeck as one of the viewing areas of the river(Exhibit 9). The facility will eliminate the necessity for bringing in "port-a- potty" facilities which is the current practice. Plantings will be placed around the ' edges of the building to enhance the appearance. c. Areas of ecological,scientific, historical or archeological significance will be protected, restored,or enhanced to the maximum extent possible. According to the narrative (Exhibit 2), the adjacent concrete and stone retaining , walls relating to the historic industrial usei3 of the site will be protected. The structure will use a compatible concrete or stone construction technology which will relate to and enhance the quality of these walls. There are no other areas of r special significance at the restroom site. ' .. . .•:.::: , 41) d. The quality of the air and water in and adjacent to the river will be maintained or enhanced in the development, change of use,or intensification of use of land with the GM Overlay. • The toilet facility will provide needed sanitary facilities for the large number of } people who utilize the park. A lack of sanitary facilities in the immediate area could, over time, result in a potential risk to air and water quality. : : e. Areas of annual flooding, water areas,and wetlands will be retained in their natural state to the maximum possible extent to provide for water retention, • overflow and other natural functions as well as protect the health,safety and welfare of the public„ Areas subject to the 100 year flood level are also • • regulated by the Flood Plain Standard. • ' Exhibit 4 illustrates the structure is proposed to be located within the 100-year ' flood level, The Flood Plain Development Standard, addressed below, discusses h... t how the proposed design and construction will minimize disturbance of the natural state and protect the health, safety and welfare of the public,• f. The natural vegetative fringe shall be maintained or enhanced to assure •_• ' scenic quality, protection of wildlife, protection from erosion and screening of uses from the river. • :lk ,f DR 5-93 Page 5 of 10 . , ;ti T e • • As discussed under the "Tree Cutting Ordinance" section of this report, one native cottonwood(Populus trichocarpa) will need to be cut. Two native poplars are proposed as replacement trees. Exhibit 2 comments that plantings will be placed .) around the edges of the restroom to aid in screening the facility and protect the ` bank from erosion. Exhibit 6 illustrates that the area disturbed by construction will be relandscaped and the existing irrigation system will be revised and reconnected. • g. Areas considered for development,change or Intensification of use which have erosion potential will be protected from erosion by means compatible with the natural cl.aracter of the Greenway. According to the narrative(Exhibit 2), plantings will he placed around the structure and on the recontoured slope. These plantings will help control erosion. • An erosion control plan, discussed under the Erosion Control Development Standard, shall be required. • h. Recreational needs will be satisfied by public and private means in a manner consistent with the natural limitations of the land. Conflicts with adjacent land uses will be minimized. • Public sanitation facilities are an integral supplement to public usage of the park. The structure is being located in an area of high usage adjacent to the pathway to the Water Sports Center, the greenway pathway and the amphitheater. The • restroom will be recessed into the bank so that it does not block views from ' adjacent land uses (Exhibit 4). i. Public safety and protection of public and private property will be provided to On maximum extent practicable,especially from vandalism and trespass. • . The facility is proposed to be located in a highly traveled area, thus minimizing security risks. Exterior lighting will be provided. The park is closed at 10:00 '• p.m. and the restrc-om facility will be locked at that time. According to the narrative, no known problems are anticipated with vandalism or trespass. j. Non-water related or dependent structures shall be located west of and no closer than 23' to the following setback lines; (described further under LOC 48.434(2)(j)(i.)(ii.)(iii.). • The restroom facility is a structure upon which park usage is dependent. As a dependent structure to water related uses, the restroom is permitted to be located within the 25 foot setback described above. • lc. Necessary public access will be provided to and along the river including • pedestrian, bicycle and water related uses. • 40 \ DR 5-93 Page 6 of 10 The restroom design provides public access to the roofdeck as one of the viewing areas for the park(Exhibits 4, 9& 10). The proposal includes paving the existing gravel pathway between the upper parking lot and the greenway trail which will improve pedestrian and bicycle access to the river. Construction of the restrooms . will not impede access to the river. • Development Code Re uirement'q and Analysis LOC 49.300-49.335-Minor Development Procedures As prescribed by LOC 49.140(1)(0)(vi,),park improvements which will not create additional motor or foot traffic impact on the surrounding neighborhood are minor development, which generally tare reviewed administratively, The development review .. procedure for minor development is found in LOC 49.215 -49.220. The restroom facility application is being reviewed by the Development Review Board because LOC 48.434 requires all development within the Greenway Management Overlay District to be approved by the Board. The applicant has submitted a complete application as illustrated in the exhibit section of this report. Although there is no neighborhood association, the applicant held an • informational meeting with property owners, tenants, and residents of property within 300 feet of the site. The minutrjs of the meeting are included in this report as Exhibit 12. Tree Cutting Ordinance Requirements and Analysis The tree cutting ordinance permits only those trees which are within the construction area to be cut [LOC 55.080(2)]. Exhibit 11 illustrates that one native cottonwood (Poplins trichocarpa) will need to be removed in order to construct the building A tree cutting permit will be issued with the building permit. The applicant proposes to plant two native poplars nearby to mitigate for the one tree which must be removed. Two replacement trees should be required and specified by Sci; and ,specie as a condition of • approval. , c: The applicable Development Standards ,5 The applicant has addressed the Development Standards in Exhibits 2 and 4. The applicant addressed the standards for major development. Because the subject proposal b is minor development, this report will address only the applicable minor development standards which require additional discussion or where modifications to the applicant's proposals are recommended, Stream Corridors - (3.005- 3.040) Exhibit 4 illustrates the proposed restroom is in the Willamette River stream corridor. The stream corridor boundary is at the 100-year flood plain shown on Exhibit 4, The restroom is an accessory use to the existing recreational uses permitted by LODS . • DR 5-93 • e., Page 7 of 10 , 3.020(4)(d) within the Stream Corridor Buffer Zone. The narrative (Exhibit 2) • adequately addresses the appropriate standards for approval. i • Parking & Loading Standard - (7.005 -7.040) • • rr The restroom is an accessory use to the existing recreational uses of the greenway area, accessible to river traffic and park pedestrian traffic. Parking requirements for the park were established and approved during the review of the ODPS and development review proposals cited previously. No additional parking requirements will be generated by the restroom facility. Drainage Standard for Minor Development- (12.005 - 12.040) The narrative does not adequately address the drainage standard. There is an existing •` ' public storm drain line next to the restroom. The roof drains shall be connected to a pollution control catch basin which shall be provided during construction. The catch • basin shall be connected to the existing public storm drain line (Exhibit 4). Public Works Department, as allowed by Section 11.035-3, has determined that storm water detention will not be required for this development. The public storm drain serving the site has , • adequate capacity. '..4) • The Public Works Department further recommends that additional water quality facilities not be required for this proposal. This recommendation is based on the requirement to • provide one pollution control catch basin, and the DEQ exemption for one or two single family dwellings which in Lake Oswego are larger than the proposed increase in impervious area, Utility Standard - (14.005 - 14.040) •''"" , ' • Sanitary sewer, water and electrical power are available to the site (Exhibits 4 and 11), Electrical service will be undergrounded as required by this standard. Compliance with ` • the standard will be assured during the building permit review and approval process. Erosion Control - (15.005 - 15.045) `'k'• � 1. ;r •, An erosion control plan shall be submitted for approval at the building permit stager / r This plan should be prepared in accordance with the State mandated erosion control " requirements outlined in "Erosion Control Technical Guidance Handbook," as adopted by the City. This requirement shall be made a condition of approval. .• • ' Hillside Protection - (16.005 - 16.040) r • The proposed structure will be built into a hillside slope which was partially recontoured during previous construction of adjacent buildings and the pathway. There will be no '• , 'rt' significantPlantings 1 establish the hillside and protect frome erosion. structure. will be provided to DID 5-93 • Page 8of 10 �r , .v . , 1 !! • , ..v i• .. • ;'• Flood Plain - (17.005 - 17.035) Exhibit 4 illustrates that the proposed restroom is within the 100-year flood plan,:. LODS 17.020(8) and 17.025 prescribe the standards for construction which is permitted within a flood plain. Exhibit 2, pages 3 and 15-16, describes how the structure will be designed to be "floodproofed" such that the walls will be impermeable to water, electrical wiring will meet floodproof requirements, the sewer line will be provided with a backflow preventer and valve which can be closed during flooding conditions. A condition of • approval shall be that prior to the building permit approval, the applicant shall provide documentation and plans for approval that satisfy City Flood Plain "standards of approval," "standards for construction," and the building code flood plain requirements. d. Any applicable future streets plan or ODPS There are no such plans which affect this site. • IV. CONCLUSION a 'a. Based upon the materials submitted by the applicant and findings presented in this report, staff concludes that DR 5-93 can be made to comply with all applicable criteria by the application of certain conditions. ^ V. RECOMMENDATION Staff recommends approval of DR 5-93, subject to the following conditions: A. Prior to the Issuance of Building Permit, the Applicant Shall: 1, The applicant shall provide documentation and plans that satisfy City Flood Plain "standards of approval," "standards for construction," and the building code flood i :.,,• plain requirements, to the satisfaction of the City Engineer. ,, ,", 2, Submit a final erosion control plan in accordance with "Erosion Control • Technical Guidance Handbook" for review and approval of the City Engineer. L. tN;1 • ,. 3. Submit a final drainage plan showing the pollution control catch basin and ,. A :1,.r,' connection to the public storm drain, for review and approval of City Engineer, • , 4. Submit a plan and schedule which shows the location of two replacement trees and lists both the common and botanical names of the trees and their caliper size, B. Prior to the Issuance of Occupancy Permit, the Applicant Shall: . 1. Relandscape disturbed areas to match existing plant types. Revise and reconnect existing irrigation system as illustrated on Exhibit 6 to the satisfaction of staff, r ) • . • 2, Plant the two replacement trees per Condition A.4 above, , DR 5-93 Page 9 of 10 • EXHIBITS 1. Tax Map • 2. Applicant's Narrative 3. Vicinity Site Plan 4. River Flood Elevations• • � u 5. General Site Plan 6. Detailed Site Plan 7. Lower Level Plan 8. Restroom Elevation and Section >`� 9. Upper Level Plan t 10. Sketch View from South 11. Topographic Survey 12. Minutes from Neighborhood Meeting, October 28, 1993 • 5Y. Ri f • . 1 DR 5-93 Page 10 of 10 fb . • 1 I' • J iv . 0 • :iI . �.. 201 SCL .ar 2 IL 2 IMOC4 O.e/ .. . f a COI 1� I 1-.... • ,L rIAP 2 IE 2CC •�.�. 1.'' ,.,, i CL ° OO iitti � S20p l / 1ou,SpUtl , II . a, olaac 9OOaI • • r lu• 1• oars. sl I• ,l4I 1 ' , I , . 1 /JIr I t ,,; •••,....•. 1'1,1 I _ , 1 l., .// /I a e tp ;'a1•• I ta' x 8"IT 1 11� 3UR / ,1.' e. 1! \1 1 .o r r • it 1 +S 01•a 1 ,t it /, 1 'J j , •v1'� I. tit l/+: • / / \\ 4 / ';,II. P /1,s / rI `r • • • / l J/ 4. •'1 • I / • r ,bV • ', I 4.1 , ,," I,i).; �' EXHIBIT • • of pp,, w �• 2 IE 11BB ! r I,ut I LAKE OSWEGO ' k. ! • 1 44. • 4t • • • • ' ' • • • x r 1.: r • • • I, (7 • • • • • • • • 4)4 • • • 0 Y g4,• J J r r2 ' :A. • - 0 . ' ' 4+ L ROEHR PARK , .STROOM PROJECT PROPOS¢ Bestroorn for Roehr Park Greenway Recreational Uses • It is proposed that a permanent toilet facility be provided at Roehr Park • adjacent to the Greenway Amphitheater and with easy access from the Water Sports Center. The Greenway Amphitheater and Water Sports Center have been approved under previous Development Review Board action and City of Lake Oswego action. This proposal provides for permanent toilets which directly serve those activities. For information on previous approvals see "Riverfront Village at Lake Oswego: Development Review Board Submission", dated April 10, 1987, • staff report, File #DR7-87/VAR21-87. *t` No Existing Restroom Facilities Available During events at the Greenway Amphitheater the Parks Department 0 currently brings in "port-a-potties" for use by attendees. The Water Sports Center and the greenwway trail have no associated toilet facilities. The goal ; `, ., .4. of this project is to provide permanent toilet facilities which have minimum impact to the river and surrounding upland uses. Detailed Project Descriotion The project consists of providing a women's restroom (including one • handicapped toilet, one non-handicapped toilet, and two lavatories), a men's restroom (including one handicapped toilet, two urinals, and two lavatories),and a single unisex restroom (providing one handicapped toilet and one lavatory), Thus all together there are six toilets provided. During low use winter months, only the unisex restroom will be open. This will promote a minimum of required maintenance and a minimum of potential vandalism of +r the facilities, • To minimize the impact of the facility on the river and adjacent uses, the restroom would be excavated into the bank. Thus, from the river the ',, . building will not increase the height of the bank or otherwise disrupt the •openness of the view. Likewise, by setting the restroom into the bank there Y 'd will be no blocking of views from the office building to the northwest nor the residential units to the southwest. Finally, there has been a general call , for additional ability to view events at the Greenway Amphitheater, so the • IP flat roof of the restroom will provide a viewing platform for additional • attendees to view events at the Greenway Amphitheater, • • 4 .. , • The design of the restroom will incorporate the same handrail details as are used on the adjacent commercial development, The concrete columns .,.- • • `.1 EXHIBIT,. I �r7i ) 41 2. 1,D o s-R3 h D i I .ter v i T t / �• i �• r Roehr Park Restroom .. Project Proposal Development Review Board Submission November 3, 1993 Page 2 .., ., , supporting the front of the restroom will be either rough formed, poured-in . • ,.: : .,.. - • place concrete or faced with rock so that it relates to the historic concrete and rock retaining walls which are ac: acent to the site. There will be no significant change to the asphalt greenway trail which crosses in front of the restroom. As part of the restroom construction, the adjacent greenway trail asphalt will be redone as construction would likely V ' damage the trail materials. The elevation of the pedestrian viewing roofdeck will be set to incorporate direct access to the adjacent commercial • pathways, thus providing a continuity of the existing pedestrian system on site. A handicapped accessible ramp will be provided, as well, ,, ' + One existing native poplar (Popu/us trichocarpa) will be removed from the site. Two replacement native poplars will be planted at the locations shown a L on the adjacent site plan. Additional plantings will be provided as part of the restroom work and all surrounding areas will be replanted and reconnected to the existing irrigation system. • In summary, the restroom design is intended to provide for restroom facilities adjacent to two high-use areas of Roehr Park, while protecting the open view corridors of the Willamette River Greenwa . 1 J The construction work will include a communication component to ensure • that there is on-going communication between the contractor, the neighbors, and the City to ensure that there is a minimum of noise or other annoyances to the neighbors in the area. Through a series of regular meetings, an attempt will be made to avoid construction work at times which would he most bothersome to the neighbors, ENGINEERING CONSIDERATIONS ' • r Sewer A sewer line located approximately 50' to the south-southwest is available for connection to this restroom facility. It is noted that there is a 42" diameter special storm outfall sewer line in between the restroom connecting sewer line, The connection will go either above or elcwnd the ;' depending on actual grades uncovered during installation. • Jectricity ...4..,.‘ An electrical supply transformer is located adjacent on the west side of the proposed restroom site, It is believed that this transformer can provide all service necessary for the restroom. Electrical service for the restroom will •incorporate electrical needs for the Greenway Amphitheater. Thus panels and electrical outlets needed for Greenway Amphitheater activities will be • designed so that they can originate within the mec`�anical room behind the.,. I restroom proper. •r . , . .. .. . a._ ! .. , Roehr Park Restroom - Project Proposal Development Review Board Submission November 3, 1993 Page 3 • ei r ,loodproofing of Restrooatl . ; •u: The entire restroom facility will be located below the 100 year flood level. L Therefore it will be designed so that during 100 year flood conditions there ;' would be no damage to the facility. Thus wall and floor construction will be of concrete and ceramic tile. Electrical installations will be designed as v..,,, ,,-; • required for floodproofing and the sewer drain facilities will be provided with a backflow preventer and a shut-off valve. In fact during any flood condition, all connecting sewer pipes will be valved to an "Off" position, thus preventing any risk of interaction between the river and sewer system. Restroom doors will be provided with grilles so that the water can flow • ' freely in and out of the restroom during floor conditions. Finally, because the restroom is dug into the bank, there will be no constriction of the river I which would affect flooding on adjacent properties. o p 1 ,. {i q r• • • YM • " i .. . fip * i . 0 3l ♦R i • y A4 — Lake Oswego Review Thursday, September 16,1993 ! • .•i. f O I.a Waterfront Concerts need room t® grow The city's summer waterfront concert series was a huge suc- cess— almost too huge, It put to rest all doubts the skeptics had about whether it was possible to have a music festival among noisy boats. That wasn't a problem. \� • The main robiems were occasional lack of seating and limite yen or options or oo and bev . Event organizers were wise enough to survey the crowds at each concero attendees generally agreed that more space and more fo d od would be nice. •- The concert series has a great deal of promise. In its first 0 ' year, the series packed in as many as 450 listeners in a night,and that was in a summer with few warm evenings. It's decision time for the city. Does it want to keep the hometown flavor of the series or "' encourage growth by inviting bigger-name entertainers, having more concerts, lining up a - variety of food vendors for each concert, providing shuttle ser- vices from parking lots to the concert site and expanding the amphitheater to accommodate crowds destined to grow? All of ,,. that could be done fairly readily. We believe the city should attempt to keep the series a local event, not necessarily encouraging listeners from the Greater • Portland area to attend. It's basically a hometown event, some- thingg neighbors can attend and enjoy. But judging from the at- t- tendance this year, if the cityty p g plansto accommodate even the 500-600 local attendees next year, changes will need to be made— beginning with additional seating space. At times this year people seemed cramped,. • . even reluctant to stay and get comfortable. The space problem will only worsen. We encoura a city officials and event organizers to consider• create``a ez` nsior,� o the am hitheater seatin not onlyfor n the waterfront concert series ut for of er entertainment that • may use the facility. School band and choral concerts, holiday entertainment, talent shows and the like could use the am- 4 phitheater regularlyif its seating capacity was adequate. ill .: Address the food and transportation issues, but most im or- tantly give the concert series room to grow. p , I s A l �- �. .. , .mow 2 f �t II has been a long process. The iflCa "xH'r;r�•&•t h..'''.xdr�l +"r�k"S •``MAm`• rs� 1sr1'.i ,' , atartec1 in 1988,but here we are, t.. r`''-'' Chortle Brown, t,,i J , r•. r 'T, ; dakmaster. ' .:" A • I Lake Oswego , "'r•', -,'' water sports center ,:fir,' ' > 4•h • '„*' I � 'r` br st ti' 1 t ®® I� Oswego v t'i ti'iA s t`1r l ,fry}5'"y} sy�?l�yi k s p., •I l 1! ,S ,-" • • ' �� 1 �� � �_. ,°un'p' .. ,.•, .t`•riY... f 'v ' , 11y" . �.. Lis, L am!` •r �, ri i ••c:..>•z ... I. •,• !•►iM 9 w IV ' ,, • I water sports µ a t- ,7..„ ,, r r tl, ,:).,. • lr• , 0 ` I , , ""'r� w_� -. u c I r,. 'M Y!' Xhi1:,Y .v. tf r • floating , III gf..4Y 1 •,ti t..-,-4•11,{,,,t' RYA . ,i J y4 ',.t.. ' I y . 7 ' Still �� _� acae►.wr��N ` •*+nv.toot r; v��1•Y.`. .. ♦� � �,VV� ' ', 1� y� Myrw. e ) siActivity slows down during the tall,but ,rrI.`w' ww :l •`1•rN.lr . h, 4:1. V ti (11'°�'f,.rVs ,tt?i, ,e .}' c ' 1 I , classes are still befog offered on the „'{v: ICvv j.,.• t,. ' `,'4•,,, 1 rttv ,,;�. • `4 • l 1 I Willamette River by the new center • '� */1;''' 't /' , •�+ Q ,•vw • ' •• 'In e _ 41, Mil h xi * A . t By JOHN FUREY t} r ty 'r, 4 l�l.ui. rrd 'J P. �' '�bvyt�—IN' + '1'' I Corrs,aan teal The t7rot7nnun \ y �'��, {�,,,N; ytiI Al.• ! o IIF,, M; r� $.f,'F1T '�1r'111 r.-. W CAKE OSWEGO--The Willamette River was 1 glassy calm as Charlie Brown stood outside the y at �,� A:. \ I I city's new water sports center shortly after A wr r'e\� ,:..I', 'if t � �7,N�•" ;�•' ,., .t a , ' 1 �,;,q�d� ilrown.the city ni'Lake Oswego's first dock. i I. 1)� f rb• ,-fir �fc`("� � )•�11'W J 4., master.said the morning hours are best for ca. ti7 ' I, P. 1`;'", .�ti ta'• f} `, • neeIng, rowing and kayaking because of the 41..s.. r 'kMY' r+d'' 0• s r, . '.+Z4L • still waters. t�� 1�` +,i.�h� >r ,� { r 't 'i • 14 kits'"; J. r " heating activity has dropped since the sum• �`' `�'sv, "{ 1\, N L + , i mar ended, but Brown said classes still are ' �� , .• ;1 •. 1'. 0 aAailable trough Thanksgiving, And he pre. ,; ,•,� 1 n .w f•,i p ;b�' ,tillt dieted a bigger boating season next year as the t • �' - , rt •• " community becomes more aware of what Is l t•� "t ' t. iv available a f t04 •tL , •,k I expect this place to be like a beehive next 4 t, 1 ' \� 1�,�'I�' '�f 1 • !! summer"said Brown,9l,a graduate of LewisGewis & Clark College and former crew coach. "It's s nm 121ng to see how this old cement works has �' 1 1, C:• been reclaimed." N 1, '`I ,'I ( I The sports center opened in early di ly Just ; • • lf,: , I below the Oswego Pointe apartment.., which '' 1 were built on the site of the former Oregon t I Portland Cement Plant. i The center is part of a city redevelopment •' • • •• • • project that had been under discussion for sev. '.......1.7......�—` ' ' r '"�"""""'"'` 'I ' , • ,j;; { era) years, It is tln seven acres of Waterfront ` "'� ' park that the city gained In a land•use exchange u arnn,oNauau with developer Ed Darrow. Charlie Brown,the city of Lake Oswege's first dockmaster hells on to a kayak at the he water :I+ Brown superv,ses classes at the center that sports center,which otters classes In canoeing,rowing,k,ly7'king,water skiing and sailing. ; ' +i are contracted out to various boating opera• r lions commercial boats canting downstream heal a,.urc 01 iiiiiii. Lion for 15 brans in rnwlrlg,and ` The Classes include canoeing,kayaking,row. Oregon r''u) and the wateI ,put is rentl'l fir . " 1n 1l., !III .,t , ,,,toll„ Ingo water skiing and sailing. All masses are crntur ,I!•n has WI'. wutulunlrntu,ns "„un, 1- •.nlrhr • ,tregtnl itnwulu Cnliinu " held at the canter except for selling, whlCh I city pone and�4ta guar, otir a1s I Mat I,I,,,;.uul'attar mg IA 1ldrtcreek,soil • • i , "1'11) tart• 711'1it41 I' VIA both has been woer a.,lit I,•tr e,,Q 1 41t k t'nileur and water.skiing '.i` ', done two mll'5 doscn91CCam on proryel'ty UWIIOd 1 '' by Lewis&Clark College. ing together runner It•,ef1 ltrntrn ,u l t out I,St I'do rttddcnit • $ales}'on the river was a concerti when city Brown Is ,1 lormei pimit11111 ttlrerlin lid tin' Ilili II •lid peupte gratlually' the learning • J officialsSaiet were planning the center,and It Is an lUivei'Plare.StIietc Chili and It,vurl'Inre Vann about lilt 1 mud ,Ind now accessible It is from ' issue brown stresses as enter, stet, ly YMCA Heinle,.taint: to Lake Oswego he downtown Lake Oswego "1e that have a very p was head I uaeli or cis sears lit the Luwi. & Not tau many pt•uple lime had an upportuni. ry safe o eratlah down hero," Clark never and woolen's utrtcnllrgimt'crew t1'to gel to the aster tirawr.said "Now we're ! ;'r•• Brown said reruns ,,, I nu7lt it up to the i(immunity • a • The sports center consists pritniu'il) ul two slue opening in tat 11 .July.the center has to During Ole vunlirler the center was open storage buildings on floating cement docks,The lured classes to annul :;b)people accul ding to dolly trout ,a in to p m In the fall a Is open i'buildings are used primarily to store canoes, Iliuwn „ r (tint teach kaks and scull s Thal era owned by the groups t.'al1nes and ka}Jks.Ire mailable IUI'Iellhiis onI ill tidiilfliily'trlttis open from 1.10 a alh(it at lite ureter for tlt'1e1•whu pass the rlty s sandy II III .mil"II ti,;tuI.l c it"m 4 a m in i p m . • 1 Metal railings have been built aroutid till the eo11Yses Brown said the center etetnliallt lamp, 1t1 tru,lting '''Ors,a ••%,ept sailing, ale al ,' walkwa}'s al the center,which also has a rescue to ulfer ulfer a Irsi to ill ientats to these .t1111 hied in'lle 1,o1 "Is , • boat and several pieces of communication haven't taken the classes there ll has keen,)lung er'itrcc brown Said of ef. •'1' t equipment I'llt'Cost ut classes Include Sill he lour hours I'•Is I', Link! ;tie,t n',r The Idea slatted in 1 kes' colntnuhtcato11 link occiits between 'il ran'mi lllg'it k,11Jktlia=,1,11 impel Slit tar pi I"d1 hill rrle uI I.I 1 r.. • I le) ... 1....17 0 rV 2— 4K • • • 19. COMPLIAN(,'L UITH CODES WRITTEN W 1RR_ATVE The following written narrative provides detailed information, as called for on the development review boar.; application check-off list. Items are • provided in the order listed on the check-off list. .. A. Develoomenit Schedule The proposed development schedule for the restroom is as follows: ' t.. Submit DRB application with follow-up as necessary 11-5-93 DRB meeting/approval (15 day appeal: January 5) 12-20-93 Complete drawings specs review by staff/architect 1-15-Q t Bid package prepared 2-1-94 Advertisement of invitation to bid in 2-3-94 Daily Journal of Commerce and Lake Oswego Review - Advertisement in Daily Journal of Commerce 2-8-94 ' Advertisement in Daily Journal of Commerce 2-10-94 , `'' and Lake Oswego Review ' Pre-bid meeting and site tour 2-15-94 Bids due 2-22-94 Report to City Council due to City Recorder's Office 2-24-94 City Council awards bid 3-1-94 ( Contract signed/bond/insurance 3-11-94 Start construction 3-15-94 Complete construction July, 1994 r, B. Mgterials Descri to ion The restroom will be recessed into the earth to minimize visual impact to the greenway, river, and surrounding land uses. Concrete and stone materials will be utilized oh walls where the restroom is exposed to view, These I a r •• n ! 7; r Roehr Park Restroom - Code Compliance Development Review Board Submission V November 3, 1993 Page 2 • materials are intended to blend and match with the existing concrete and stone retaining walls adjacent to the site and were used when the land supported industrial activities. Plantings will be provided at perimeter locations to partially screen the view of the structure. • , . Handrails and guardrails will be of painted steel and will match the color and design of the adjacent handrails located on the property. The flat roofed viewing deck will utilize a concrete surface similar to that used for walking surfaces at the Greenway Amphitheater and adjacent commercial development, C. Compliance with Comprehensive Plan Policies. Zoning Coal • eVllo�rra�nt ©rrlin gnrn/C*...,.a..�a.. •� and '' [1. 1 Comprehensive Plan/Growth Management Policy Element: Impact Management/General Policy I: Protect natural resources and i processes. 1. Assure that each development seeks to preserve and maintain natural features and processes. The restroom is proposed to be recessed into the bank to minimize �: visual impact from the greenway, river and surrounding land uses. The y facility is located above the greenway trail and will not impact the direct • ° ` river flow roc• p esses. The restroom would be located directly behind i 3 the large Greenway Amphitheater structure and adjacent to an old industrial concrete retaining wall. As such it does not greatlyimpact tom. natural features. An existing native poplar will be removed .and mitigated by replanting of two native poplars. 2. Provide sufficient flexibility and regulations and procedures . . .to achieve innovative solutions . . . • . [I The restroom facility as proposed would be recessed in the bank to minimize impact to the greenway, This requires some flexibility in regulations as relates to setback lines as discussed in these materials. " 6. Assure thy addition or replacement of trees removed during building • l I and development. . . One native poplar would be removed, It is proposed that two native s' poplars be planted as mitigation, • Comorehensive Plan/Growth Manaaement_Polc�E/ernpn ® I 'meet Monageml '/Gengr LPoiicy II: Evaluate development proposals f • comprehensively. . This submittal information is intended to provide a comprehensive . . ., : description of the proposal and discussion of potential impacts, The City of 7-2-- • Roehr Park Restroom - Code Compliance Development Review Board Submission November 3, 1993 Page 3 � . .N Lake Oswego has established many goals, zoning ordinances, end development standards which will result in a comprehensive analysis of the proposal as concerns the issues of impact management policies. d Comprehensive Plan. Community Resources Poelcv Element ' Gener l Policy II• Protect Stream Corridors E o The restroom is proposed to be recessed into the bank. Thus the restroom would not divert the stream che•einel in any way. The restroom would be i placed adjacent to a large concrete retaining wall in an area which currently �" ' I does not have a large amount of native vegetation. An existing native R,' poplar would be removed and two native poplars would be planted in a ° nearby site area as mitigatior. Comprehensive Plan. Community • Seneca/Pc/%yr lii: Prevent DamageetoePublic and Policy vateeProperty s Adequate setback of structures from the hi - gh water mark is required to prevent damage to public and private property. In this case the restroom • *, . . . ii facility is being recessed into the bank to minimize visual impact. In addition, the structure is being constructed.of floodpreof materials so that it can withstand flooding conditions. Since the structure is recesed into the bank there would be no change to flow conditions and thus no anticipated g damage to public or private property. 0 a 1 Comprehensive Plan/Community Resource Policyb. ? Willamette Greenway: General Policy I: Protect Willamette River Greenway 3A. Direct development away from the river and establish a setback for non-water related or non-water dependent structures which will i separate structures from the river in order to maintain natural, scenic, historic, and recreational qualities of the greenway; The proposed restroom directly serves the Greenway Amphitheater and :‘ .. Water Sports Center, which exist directly along the river edge Recessing the structure into the bank maintains the natural, scenic, and �' • historic qualities of the adjacent greenway. The restroom itself promotes the recreational uses of the greenway. In that the restroom is '' an integral part of the water-related facilities, the restroom may be , considered water-dependent. 3B. Maintain natural vegetation in areas viewed from the river (including areas outside the 150'greenway): , " In its current configuration the restroom Is recessed into the bank . 0 i . directly behind the large Greenway Amphitheater structure, Recessing the restroom into the bank minimizing the visual impact of the structure upon the adjacent natural vegetation while viewed from the river, 10 ' . - • • • • tiY 4 • • Roehr Park Restroom - Code Compliance Development Review Board.Submission November 3, 1993 • Page 4 O ` Pla ,ing the structure higher up on the bank would visual impact from the river. in fact cause greater 07 ii. Provide U p blic views of the River and increase public across to the River: The restroom is recessed into the bank of the river and given a flat roof structure. The flat roof structure connects directly to pedestrian • on the adjacent site areas and will thus provide for public viewingthe paths f river. Included in the project is the paving of the path from the • parking lot down to the greenway trail. This work will provide peer increased public accessibility to the river.r` Limrh niv / n ramn% _01st%active Nat era/ a /I cesv Gen ra/Po/% v //- { �__._.g,_.•. Preserve distinctive areas. �`. The proposed restroom is in Distinctive Area #5, Roehr Park, as shown �r; they Distinctive Natural Areas Map on page 34 of the Lake Oswego on il� _. Comprehensive Plan. go The restroom is proposed to be recessed into the bank to minimize visual impact from the greenway, river and surroundin land the restroom provides a sanitation facility which directly serves and integrates with the adjacent uses of the greenway trail, Greenway Amphitheatr, and p the Water Sports Center. It2mrrrehen$%Ne Plae O %a/Resniorre ID../8.. u�f esourc�rT• .,,, ";. genera/Pa/er_v 1• Develop and protect features valuable to community Identity and preserve natural and aesthetic qualities. , ' 2. Preserve and enhance the natural environment . . . the Natural Resources Element contains specific policies to accomplish such preservation. See discussion above concerning detailed responses to Natural Resources Element. 4. Encourage preservation of views of the lake, rivers, . , Te visual restroom is proposed to be recessed into the v isual impact from the greenway, river, and surrounding and uses, aDesign of public and private facilities and structures which enhance ' " community beauty, including: • C. Underground placement of utilities, and proper siting of transformers, meters, signposts, etc. 4 9- Z • Roehr Park Restroom - Code Compliance Development Review Board Submission a November 3, 1993 Page 5 3 0 * f ' ► The restroom is proposed to be recessed into the bank to minimize I:.' ` visual impact to the greenway, river, and surrounding land uses. Comprehensive Plan/Oaen Space Land Use (Page 1291 :I r;p. , Renera/Po/%yJ: Develop a public open space plan, which will preserve fragile natural areas and provide for public access to unique natural areas, view spots, historic sites and neighborhood greenspaces. - The proposed restroom would be recessed into the bank to provide . minimum visual impact to the river, greenway, and surrounding land uses. •. In addition, the facility provides a view spot for overlooking the river and 1Greenway Amphitheater. Li General Policy Ill: Public Open Space Plan will be coordinated with other land uses and actively implemented through acquisition policies and (( development standards. The restroom provides an important sanitation facility to allow the extensive 3 recreational uses along the greenway trail, at the Greenway Amphitheater, and at the Water Sports Center. , 1e Comprehensive Plan/Parks & Recreation Policies General Policy I: The city will plan and implement a Parks and Recreation ID -A) , - system adequate to serve the expected saturation population of 49,000 in i 1 the Lake Oswego Urban Service Area. r ` 4. ! 7 The restroom provides an important permanent sanitation facility for users of the greenway trail, the Greenway Amphitheater, and the Water Sports "-: iii Center. fining A • ' 4J3.430 Greenwav Management Overlay ' B 2A. Significant fish and wildlife habitats will be protected. The proposed restroom would be recessed in the bank above the greenway trail adjacent to a large retaining wall dating from industrial use times. Thera would be no impact on fish and wildlife habitats, • 2B. Significant natural and scenic areas, viewpoints and vistas will be 4 protected and enhanced. . The restroom is recessed in the bank in order to minimize Impact to the I natural and scenic areas, The roof of the structure provides a viewpoint • for the river and Greenway Amphitheater and will thus enhance the use • of the site for viewing. Currently "port-a-potty" facilities are provided ili which do not fit In with the natural and scenic qualities of the area, .Mra IThe restroom provides toilet facilities which are an important accessory /c)..,-2...... , . . • i . , 0. . . lir a • � d •• . .a , , Roehr Park Restroom - Code Compliance Development Review Board Submission November 3, 1993 Page 6 J, x use for the greenway trail, Greenway Amphitheater, and Water Sports 4t Center users. • 2C. Areas of ecological, scientific, historical or archaeological I significance will be protected, restored, or enhanced to the . maximum extent possible. The adjacent concrete and stone retaining walls relating to.the historic industrial uses of the site will be protected. The structure of the restroom will use a compatible concrete or stone construction technology which will relate to and enhance the quality of the adjacent old retaining walls. 2®. Quality of the air and water in and ad aces: to the m maintained or enhanced in the development. Change or use,o •r •o intensification of use of land within the GM overlay. ' J The toilet facility will provide needed sanit ary facilities for the large ' ; en, ' •• lli number of people that utilize this park area. A lack of sanitary facilities • in the immediate area could in the long term result in a potential risk to water quality. ` 2E. Areas of annual flooding, water areas, and wetlands will be retained kJ a natural state to the maximum possible extent to provide for " • water retention, overflow, and other natu.4 functions as rose//as ! , protect the health, safety and welfare of the public. Areas subject to the 100 year flood level are also regulated by the Flood Plain Standard. The restroom is proposed to be recessed into the bank adjacent to an'• ' . .. LI old industrial-use retainingwall. The area is not in a native typenatural ;1 " state. The replacement plaiv1,: s around the proposed restro will be R . replanted. Since the facility is recessed into the bank there would be no negative effect from flooding. Since it will be recessed into the bank and will also be a floodproofed structure, there will be no Impact on flooding conditions. 2F. The natural vegetative fringe shall be 1-' i a assure scenic quality, protection of wildlife, protection froth erosion and screening of uses from the river. The restroom facility �.lit✓ will be recessed into the bank to minimize impact to the surrounding areas, Plantings will be made around the structure - to further enhance the scenic qualityyof the area, protect from erosion, ea, protect wildlife, and ` p ..b • I 2G. Areas considered for development, change or Intensification of use ,which have erosion potential will be protected from erosion by means compatible with the natural character of the greenway. '' 4 I -z_. f, ': • • a . • • Y Roehr Park Restroom - Code Compliance " Development Review Board Submission ° November 3, 1993 Page 7 t .v 4' a The restroom will be recessed into the bank. Adjacent grades will not be significantly changed to result in any increased possibility of erosion, Plantings will be made around perimeter areas to protect from erosion. ,,.' 2H. Recreational need;: will be satisfied by public and private means In a manner consistent with the natural limitations of the land. Conflicts `R i with adjacent land uses will be minimized, , , The restroom provides a sanitation facility all recreational users of the ` trail, Greenway Amphitheater, and Water Sports Center. The restroom ° will be recessed into the bank so that it does not block views from the ' adjacent land uses. •t U 2/ Public safety and protection of public and private property will be provided to the maximum extent practicable, especially fromI. vandalism and trespass. r ) ti i The proposed site area is already in use as a park site. The proposed Y restroom as designed will provide an important sanitation facility to be used in conjunction with the greenway trail, the Greenway - Amphitheater, and the Water Sports Center. There are no known M, problems to be anticipated with vandalism or trespass. 2J. Non-water related or dependent structures shall be located west of ` and no closer than 25' to the following set back lines; I. for property located from the northern city limits to the northern bank of Oswego Creek fin George Rogers Park), the setback line is the f.I contour elevation line that establishes the ArmyCorps 50 year flood plain line. of Engineers The proposed restroom would be within the 50 year flood plain line, The restroom is proposed to be recessed into the bank to minimize impacts to the river and surrounding land uses. The restroom serves as u a sanitation facility for the greenway trail, the Greenway Amphitheater, and the Water Sports Center. As such, the restroom is a direct and • ,, '', 12 integral part of the water-related recreational uses on the site. Thus as a water-related structure the restroom would not need to meet this ` , . setback. (See attached letter dated 10-22-93 from Planning staff.) » } , The Compatibility Review Boundary Line becomes the setback line at any point where the above-described setback fines lie to the west of the Compatibility Review Boundary Line. „ Setback line not applicable since project is water-related, 2K. Necessary public access will be provided to and along the river ;�, Including pedestrian, bicycle and water-related uses. The restroom would be recessed into the bank, thus providing 10) ( . :, ,; 1 pedestrian (including handicapped) access to the roofdeck as part of the `2,. , G l d Roehr Park Restroom - Code Compliance Development Review Board Su)mission November 3, 1993 Page 8 4, • viewing areas for the park. In addition, the project includes paving of the existing gravel pathway between the upper parkinglot and the u greenway trail (including connections to the Greenway Amphitheater -, and the Water Sports Center). Thus this project improves pedestrian ° and bicycle access to the river. Public sanitation facilities are an important aspect of providing public access to the greenway, especially for water-related uses. The restroom will serve those from the Water Sports Center as well as boats which tie up at the Greenway Amphitheater dock. Tree Cutting Ordinance See below, Section 55.080. } Development Standards - 2.005 Building Design The proposed restroom is recessed into the bank to minimize visual impact. + 4 It is located adjacent to an old industrial use concrete retaining wall. The exposed portions of the restroom are proposed to be constructed of concrete or stone in order to relate to the old retaining walls, , � � The horizontal walking surfaces on the roofdeck of the restroom would be concrete to match that of the walking surfaces in the adjacent office areas of the site as well as the Greenway Amphitheater surfaces. As much as possible, the building will be designed to "disappear" from the site, `t 3.0Q5; Stream Corridors 3.020 Standards for Approval 3. The hearing body shall find, based on specific slte r_ analysis of the plans for the proposed development,ntha all on and 11 il following criteria are met: of thei * '..,. [.1 ,.. 4 A. The development cannot feasibly be located elsewhere than in the Stream Corridor Buffer Zone because of physical or topographic conditions; 3 The restroom is recessed into the bank to minimize impact on the greenwayand adjacent land uses. 9 • - j It is located within the stream corridor so that it can be directly available to and integrated with the ° existing greenway recreational activities such as users for the greenway trail, Greenway Amphitheater, and the Water Sports Center. B. Location of the development within the Buffer Zone is necessary_' ' to allow reasonable use of the property; The restroom is recessed into the bank to minimize impact on the greenway and adjacent land uses. It is located within the stream corridor so that it can be directly available to and integrated with the /3„ , 1 Roehr Park Restroom - Code Compliance Development Review Board Submission November 3, 1993 Page 9 existing greenway recreational activities such as users for the ':.' greenway trail, Greenway Amphitheater, and the Water Sports Center. ` 4 1 C. The da veiopment will cause the minimum degradation, or loss of natural features in the Stream Corridor necessary to accommodate such work; and s P The restroom is recessed into the bar,,< to minimize impact on the greenway and adjacent land uses. It is located within the stream corridor so that it can be directly available to and integrated with the existing greenway recreational activities such as users for the - greenway trail, Greenway Amphitheater, and the Water Sports Center. D. The development uses design techniques including density • transfer, to minimize intrusion into the Buffer Zone. ` i3 The restroom is recessed into the bank to minimize Intrusion into the Buffer Zone. . a 4. The following types of developments are allowed in the Stream U Corridor or Buffer Zone. The Standards set forth in Subsection 3 shall guide the actual development, but shall not prohibit it. 0 D. Open space or recreation activities, such as pathways, nature . study sites, picnicking; and, t, r The restroom is a necessary sanitation facility which directly serves the users of the greenway trail, the Greenway Amphitheater, and the ' ..., i !\ 0 Water Sports Center. Currently temporary "port-a-potty" type , ' ' facilities are trucked in for large scale events and no facilities are available for the average user. The restroom provides an integrated 4 r facility that serves the recreational activities of the greenway. E. Storm and sanitary sewers. li The restroom is a sanitation facilit , As such, ' sanitary sewer. y �t may be classed as a y , 4 .Q05 Street Lights Lighting for the greenway trail is being installed under a different project. • The proposed restroom would not impact the lights being installed. Lighting , , will be provided at the entrance to the restroom under the roof overhang, A photocell will turn the lights on at dusk and a tine clock will turn them off ,. • . Il later in the evening, M .l 41) , V Roehr Park Restroom - Code Compliance Development Review Board Submission November 3, 1993 :'i Page 10 , , f.005 Transit System The restroom does not currently relate to any existing bus stops, park-and- ride stations, carpool parking spaces, or any other existing transit facilities. Should a water taxi landing ever be developed at this site, the restroom would be appropriately sited to serve that facility. . 7.005 Parking & ( ;ding Standard The restroom is an accessory to the existing recreational uses of the - greenway area. There would be no additional parking requirements generated by the restroom. `y_. U 8.005 Park & Oven Spate The design for the proposed restroom has been developed through close ..' ? ' coordination with Parks staff. It is believed to be the best solution for a • sanitation facility which serves the greenway trail, Greenway Amphitheater, . ' . . and the Water'Sports Center while minimizing impact to the river, the b ' greenway and surrounding land uses. 9.005 Landscaping, recnirrgr & Suffering • , • ' — Ill .. ti Plantings will be placed around the edges of the restroom to add screening ' *. .-, 41, of the facility. 10.005 Fences There are no fences proposed as part of the project. `w. a:. .: ' . . [I 11.005 Drainage Standard for Major Denrelopment • It is proposed that drainage from the viewing rc'ofdeck would be combined 2 , " " . i with the sanitation sewer. 14.005 Utility Standard • '. ' . § e ; • • Sanitary sewer and electrical power is available adjacent to the site. 16.005 Hillside Protection & Erosion Contrgj The restroom is proposed to be recessed into the bank. There will he no significant change in contours outside o this structure, New plantings will be provided to establish the hillside and protect from erosion, YY "f 17.005 Flood Plain ° The proposed restroom would be recessed in the bank above the greenway trail, but within the 100 year flood plain. As such, the structure would be • designed to be "floodproofed" such that the walls would be impermeable to water and louvers on the door would allow water to enter or depart the i rs-.. • . ' ,t,, Roehr Park Restroom - Code Compliance Development Review Board Submission ' t November 3, 1993 Page 11 • ,, , , , . • . . . . , i o structure without creating hydrostatic forces. Tha electrical wiring will be `^ 1 designed to meet floodproof requirements. The sewer line will be provided with a backflow preventer and a valve with can be closed during flooding conditions. Mr 18.005' Access . s' The proposed restroom serves an existing recreational use area. There • would be no anticipated increase in traffic volume since the restroom serves only as an adjunct to the existing uses. , p 19.005 Site Circulation Standards The proposed restroom is located alongside the greenway trail, and does I connect directly to any street system. • �. 6f 20,005 Site Circulation Standards - Bikeways & IMalkwayg The proposed restroom is located along the greenway trail. The grades for the restroom are established to allow for handicapped use directly from the ' j trail. An additional connecting trail from the greenway up to the upper t „:•, parking lot is provided as part of the construction work to Imprcyve bicycle and pedestrian access. g { Other Ordinances , .11 , ' • 1 Tree Cutting - Chapter 5 , �} 55.080 Criteria for Issuance of Permits01 t :, 0 2. Trees that are Not Dead, Dying or Dangerous: The city shall issue a tree cutting permit for a tree that is not dead, dying, or dangerous if the applicant demonstrates: , . . 0 A. The tree is proposed for removal. . . in order to construct • development approved or allowed pursuant to the Lake Oswego Code or other applicable development regulations; One native cottonwood (Populus trichocarpa) must be removed to construct the restroom. It is proposed that two new native poplars be planted in an adjacent area as mitigation. R. Romoval of the tree will not have a significant negative impact on erosion, soil stability, flow of surface waters, protection of ° , adjacent trees or existing windbreaks; and The proposed restroom as designed will not result in erosion, soil, or ` . ,, p surface water problems and there are no adjacent trees to be ` t ` protected. It is proposed that two native poplars be planted nearby `y' .4 . as mitigation for one tree which must be removed. ,. I •. r /6-2 ` % {P 7 '_), Roehr Park Restroom - Code Compliance ' Development Review Board Submission •' November 3, 1993 Page 12 • G < i C. Removal of the tree will nwt have a significant negative impact on i , the character, aesthetics, property values or property uses of the neighborhood In making of this determination, the city may • ':;: consider any proposal by the applicant to mitigate for the loss of the tree by planting new trees or other vegetation. The city may • impose such mitigation requirements as a condition of approval of * the permit. By planting two native poplars in an adjacent area of the park it is believed that there would not be a significant negative resultant impact on the area. ' • Li ' S Y P. y PI El • I et rii , • I aY r Z ' i �• +.y rt •l'� /' Sri: ` 'i ♦; a: J .{I M { try• r • • ti r k r a .• a. ,,i+ b. , I . • e' e' • ., •1 l i p ,t • $ 1 p • SA• le ,•1 is J R "' • " '�C 1.V a1, . '1 1 -• ? ' '',1 \: . 'c I \\ \` '^�� \.", i„I w�.5 y+avpl ?rn 1 1 1,. ` .` I . 11 Ir ,L�'=1 ,1 I`, I. '1 o^A. �c lul. . ..�7 c. 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Al `� _ ww Y: err? or IAr$ onto() ; < 0 uc!tkTvrNr or PUeuc roars!!� anuo.r ® oats W W/- [NCINIIeINb bIVISNIN !! 4) W - WI OMM 8N Y•a. •r/Y a.m.Y 1 On torts CM ..� +IMEMIMMIe�'.awl .41 k 00 SY Y` • r, r Q! 9 ,I q c �t t •, t, °r' 1 1• MINUTES FROM THE NEIGHBORHOOD INFORMATIONAL MEETING ON a 1 IM PRELINARY'DEVELOPMENT PLANS FOR REST ROOMS AT ROEHR PARK • 7 b N ,. The meeting was held on 28 October 1993 at 7:00 p.m. at the Lodge at Oswego Pointe, 5000 Foothills Road, Lake Oswego, • A small but enthusiastic crowd attended, The sign—in sheet is attached, Attendees included: "` ' • Aron Faegre and Jim Holohan of Aron Faegre &Associates;Ted R. Schneider, CD) Director; , ., Mike Henley, Parks & Recreation Director. z; The following comments that were received' 1. Jim Wiklund (320 Oswego Point Road). As Manager of Oswego Pointe Bar & Grill we receive repeated requests for the use of our rest room facilities, While we're happy to try �x es be to oblige, it can create conflicts and we feel that our restaurant customers come first, Well ,1 ,�, i • , 1 maintained adequate public rest rooms for use during the concert wouldseri • . welcomed. 2. Scott Arena (5033 Foothills Road), As the Prop erty Manager and a resident of Oswego r�, ;�` Pointe, the proposed rest rooms will make the area more usable by both residents and the f 4 general Lake Oswego population. I have a concern about construction noise and ` Y` , disruption to the residents in the most adjacent apartments, In particular a resident that is �`a {' quite ill and on a life support system,PP Y Steps to keep the noise and adverse impact from construction to a minimum would be greatly appreciated. I also recommend early, frequent and continuous communication with residents about the project, its purpose •• its progress during construction. and The meetingended at 7:40 ,m. p ! t ' Respectfully submitted, kJ r ; ;)i J ` Ted R. Schneider CIP Director R; 1ri e , r ,{ c9 . a EXHIBIT • /g .DtZS- c? • a • 4 t µ . t ' • n STAFF REPORT • , . CITY O LAKE ,.. _ , .,. ... . , . . SW � - -DEP'T. OF PLANNING & DEVELOP .� ME�� V. APPLICANT: FILE NO,: Lynne Minich,DBA Northern Star,Inc. SD 12-93\DR 6-93\VAR 21(a—b) PROPERTY OWNER: STAFF: Bashar Tappouni Michael R. Wheeler LEGAL DESCRIPTION: ..' DATE OF REPORT; Tax Lot Lot 7, Block 42, Mountain Park Blocks 42--44 of December 10, 1993 Mult. Cty. Tax Map 4224 DATE OF HEARING: LOCATION: December 20, 1993 South side of Cervantes, east of Erasmus NEIGHBORHOOD ASSOCIATIQ1y: • COMP, PLAN DESIGNATION: Mountain Park R-0 , ZONING DESIGNATION: R-0 I. APP ICANT'S REQUEST The applicant is requesting approval to create four lots (i.e., subr;ivision) from an • ••.1 ' existing 10,622 sq. ft. lot. Also, the applicant is seeking development review approval • of four townhouses, one on each of the subdivided lots, Also, the applicant is seeking approval of two variances, as follows: a. A Class II variance to LODS 16.020(7) which requires that on land in excess of 50 percent slope, at least 70 percent of the area over 50 percent slope shall remain free of structures and impervious surfaces. The applicant proposes to leave 14,5 percent of the area free of structures and impervious surfaces (a 55,5 percent variance); and . b. An 11 percent Class II variance to LODS 16,025(2)(c) which requires that no more • than 65 percent of area in slopes of 20 to 50 percent shall be graded or stripped of vegetation, The applicant proposes to disturb up to 76 percent of such areas (an 11 percent variance), P. ' SD 12-93/DR 6-93/VAR 21-93(a—b) • Page 1 of 20 • , 4 ' • II. APPLICABLE REGULATIONS ° A. GituaLake Oswego Compretmnsive Plan• 0 /.:,J 1. Urban Service Boundary Policies • General Policy III, Specific Policy 4 •. Impact Management Policies General Policy I, Specific Policies 1,3,5,6 General Policy II, Specific Policies 1,2,3,8 �? General Policy III, Specific Policy 1 ' �'• Wildlife Habitat Policies General Policy II, Specific Policy 1 Distinctive Natural Area Policies General Policy I, Specific Policy 2 •General Policy II, Specific Policy 5 • a • Potential Landslide Area Policies i' General Policy II, Specific Policies 1,2,3,4,5 ; General Policy III, Specific Policy 3 General Policy IV, Specific Policies 1,2 •Potential Erosion Area Policies " General Policy I, Specific Policy 1 General Policy II, Specific Policies 1,2 ." "' General Policy III, Specific Policies 1,2,3 0 ` , General Policy IV, Specific Policies 1,3,4 ', Quiet Environment Policies i General Policy II, Specific Policies !,2,3,6 Energy Conservation Policies '1 General Policy II, Specific Policy 5 Residential Density Policies General Policy I, Specific Policies 1,3,4 Residential Site Design Policies General Policy III, Specific Policies 1,2 General Policy IV, Specific Policies 2,3 - `'• General Policy V, Specific Policy 1 ' Protection Open Space Policies General Policy I, II • Transportation Policies • General Policy V. Specific Policy 9 General Policy VI, Specific Policy 3 • • 0 :. ,` • • '* . SD 12-93/DR 6-.93/VAR 21-93(a-b) Page 2 of 20 • t • } s B. ' City of Lake Oswego Zoning Ordinance (LOC Chapter 48): r ' • v.,,q ' 0 LOC 4&015 Definitions ,. , ...' LOC 48.075(2) Prior Approvals LOC 48.110 Concurrent Hearings LOC 48.120-48.155 R-0 Zone Description ' LOC 48.500 Maintenance of Minimum Ordinance .. Requirements •r. LOC 48.515 General Exceptions LOC 48.520 Projection from Buildings LOC 48.530 Vision Clearance r'. Jw' V C. City of Lake Qswego Development Code(LOC Chapter 49): • • a� LOC 49.015 Definitions `Y. LOC 49.020 Scope and Compliance ", LOC 49.025 Interpretation, Regulations, and Procedures LOC 49.085 Development Standards LOC 49.090 Applicability of Development Standards LOC 49.100 Development Permit Required • LOC 49.110 Concurrent Review of Permits LOC 49.115 Issuance of Permit, Records, Interpretation of Permits _ .. LOC 49.130 Classification of Development , LOC 49.145 Major Development LOC 49.300-49.410 Major Development Proc•dures LOC 49.500 Variances; Classifications LOC 49.510 Variance Standards LOC 49.600-49.625 Hearing Procedures, Appeals D. city of Lake Oswego Development Standards (LODS): era" 2.005-2.040 Building Design ' 5.005 -5.040 Street Lights 6.005 -6.040 Transit System 7.005-7.040 Parking &Loading Standard 8.005 -8.040 Park and Open Space 9.005-9.040 Landscaping, Screening and Buffering . 7 : ' 10.005 - 10.040 Fences 11.005 - 11,040 Drainage Standard for Major Development 14.005- 14.040 Utility Standard x • 15.005 - 15.045 Erosion Control 16,005 - 16.035 Hillside Protection 18.005 - 18.040 Access Standard 19.005- 19.040 Site Circulation-Private Streets/Driveways 20,005 -20.040 Site Circulation -Bikeways and Walkways 4. , E. City of Lake Owego Sign Code (LOC Chapter 57): ' • ' r LOC 47.020 Permit Required SD 12-93/DR 6-93/VAR 21-93(a-b) • • Page 3 of 20 • s. F. 'of I ke Osmo'I'ree (�uttin�Ordinance (LOC`('hopt Sc;. LOC 55.030(2) Tree Cutting Without Permits Prohibited; .. LOC 55.071(2) Land Use Permits LOC SS.080 Applicability of Tree Cutting Criteria ^ Criteria for Issuance of Permits G. City of Lake Oswego SolmAcccss Ordinance (LOC Chapter 57): LOC 57.015 Applicability H. City of Lake Oswego Ordinance: .;: Ordinance No. 1466 Order Amending Ordinance No, 1418 Adopting Final Development Plans for Phase 5-B,Mt. Park Planned Unit Development I. $ior Approvals: PUD 1-67(Mod. 10-93 " ) Findings, Conclusions and Order • Amending Ordinance No. 1418 ' Adopting Final Development Plans for Phase 5-B,Mt. Park Planned Unit Development �' • . . III. FINDINGS40 . . , . , A. Background; 1. On April 18, 1972, the City Council adopted Ordinance 1466 which amended Ordinance 1418, adopting final development plans for Phase 5-B of the Mt. Park PUD [Exhibit 23, portion]. 2. Exhibit "B" of Ordinance 1466 specifically allocates a four-plex to each site [Exhibit 23,po rtion]. rtion]. ro 3. On December 6, 1993, the Planning Commission approved the applicant's • • • request for approval to modify Phase 5-B of the Mt. Park PUD in order to remove a restriction which limits the development opportunity on the site to a four-plex, so that the lot can be subdivided into four lots, each supporting an attached dwelling (Exhibit 22) [LOC 48,075 2 This type of housing is a permitted use in the R-0 zone [LOC 48.120 8,155], B. Existingo diti= "'. 41 1. Adequate public services, including streets, water, sanitary sewer, and• storm sewer currently exist to serve the site. Police and fir) services are provided to the site by the City of Lake Oswego. Additional storm drainage improvements are proposed (Exhibits 6 and 8), 2. The lot is 10,622 square feet in size, The lot drains from north to south with elevations dropping from 725' to 690' (Exhibit 5). 40 . . . :. • SD 12-93/DR 6--93/VAR 21-93(a-b) ,:'i • Page 4 of 20 . ' • . • . a ' ,, , , 11 r e 3. The site is currently vacant. The adjoining lots contain four—plexes which are contiguous (i.e., all four units in one building on one lot). 4. The site is bordered on the south by, the Mt. Park common area Tract "D" • (Exhibit 1). The surrounding land uses include the following: • North: Four—plexes South: Multi—family dwellings (beyond Tract"D") East: Four-plea West: Four—plex The housing type varies greatly in the neighborhood ranging from attached townhouses to condominiums and apartments. f 5. The site is noted in the Comprehensive Plan as having a potential for landslide hazard. The applicant has provided a soils investigation to address this potential (Exhibit 16). 6. The site is vegetated with a number of existing trees, as illustrated on the . Existing Conditions Site Plan (Exhibit 5). • . 7. The applicant has submitted a complete application as illustrated in the exhibit section of this report. The applicant has also held a neighborhood ' meeting with neighbors who live within 300' of the site regarding the proposed modification, subdivision and subsequent construction, as required by LOC 49,301. The Mt. Park Homeowners Association did not attend the meeting held, but was notified. The required notices and • minutes of that meeting are attached as Exhibit 13, 8. A structure on Lot 6, adjacent to the west, is built on the west property line of the site (Exhibit 5). B. Proposal: • • The applicant is requesting approval to create four lots (i.e., subdivision) from an existing 10,622 sq. ft, lot, and to construct four townhouses, each on one of the subdivided lots. The dwellings are each two—bedroom units with a loft. Each unit has a • . one—car garage, Decks are proposed on two levels of each unit. Also, the applicant is .+ • ', seeking approval of two variances as follows: a. A 55.5 percent Class II variance to LODS 16.020(7) which requires that on land in excess of 50 percent slope, at least 70 percent of the area over 50 • percent slope shall remain free of structures and impervious surfaces. The • • ' applicant proposes to leave 14.5 percent of the area free of structures and impervious surfaces; and • • b. An 11 percent Class II variance to LODS 16.025(2)(c) which requires that no more than 65 percent of area in slopes of 20 to 50 percent shall be graded or stripped of vegetation. The applicant proposes to disturb up to 76 percent of •• such areas. • SD 12-93/DR 6-93/VAR 21-93(a—b) Page 5 of 20 r C. Compliance with Criteria for Approval: As per LOC 49.615, staff must consider the following criteria when evaluating major development. .,, 1. The burden of proof in all cases is upon the applicant seeking approval. The applicant has submitted the information required by LOC 49.315(1)—(14). These documents are marked as exhibits, accompanying this report. 2. For any development application to be approved,it shall first be • • established that the proposal conforms to: • v a. The City's Comprehensive Plan According to a recent State statute [ORS 197.195(1)],after September 23, 1993, Comprehensive Plan policies are no longer applicable to limited land use decisions. ORS 197,015(12) defines limited land use decisions" to include subdivisions, and site and design review of a use permitted in any zone. The subdivision [SD 12-93] and development review ,DR 6-93] components of the subject application meet the "limited land use" definition. While Comprehensive �. Plan policies may continue to be used to aid in interpretation and application of the Zoning Ordinance and Development Code criteria,review of these two components is not affected by any Comprehensive Plan policies. 4 ,. The Comprehensive Plan policies continue to apply to "land use decisions" and "permits" as defined by ORS 227.160—227,185, and ORS 197,015(10). These0 , * applications include variances and conditional use permits, among others. Policy groups applicable to the two Class II variances are are listed on page 2 of • • this report and discussed below. The applicant's narrative (Exhibit 3) provides a , thorough analysis of these policies. Impact Management Policies These policies require protection of natural resources from development, • comprehensive review of development proposals, and payment La an equitable share of the costs of public facilities. These policies are implemented through several Development Standards, addressed further below. The policies require assurance that distinctive areas will be preserved, soil will be protected from ,, , erosion, trees will be protected from removal, streams will be preserved and that density will be limited to achieve these results. Compliance with the applicable Development Standards reviewed below will assure conformance to these Plan policies. Conditions of approval will be imposed when necessary to assure compliance. potential Landslide Area Polici,o, These policies require that land use activity in landslide hazard areas be in accord with the degree of the hazard, City resources compiled from U.S. Soil ' Conservation District mapping indicates that the site is in a landslide hazard area. A soils report is required to address this condition and has been presented in i Exhibit 16, ,M1 SD 12-93/DR 6-93/VAR 21-93(a—b) Page6of20 . '. 1 r _ P d'. `' 'a' li a 7.. Distinctive Natural Area Policies These policies require the City to preserve tree stands and those features listed as distinctive, including the slopes of Mt. Sylvania (also known as Mt.Park). These policies are implemented through LOC Chapter 55, the Tree Cutting Ordinance t, • and the Erosion Control and Hillside Protection Development Standards. The II.,, provisions of this ordinance are reviewed in this report following an analysis of the applicable Plan policies. Potential Erosion Area Policies • These policies require designation of areas of severe potential for erosion as Protection Open Space, and require erosion control and drainage measures during site planning and construction. Development is subject to the Hillside Protection "• • and Erosion Control Development is subject to the Hillside Protection and`'' Erosion Control Development Standard adopted to implement these Plan policies. r The related development standards are reviewed in this report following an analysis of the applicable Plan policies. Residential Density and Site Design Policies • These policies require the City to assure that residential density is appropriately related to site conditions, surrounding land uses and capacity of public facilities. These policies require density to be limited in potentially hazardous areas. These policies are implemented through several of the applicable Development Standards reviewed later in this report. / Protection Open Space Policies These policies further protect natural resources listed in the Plan, including stream corridors, hillsides, erodible soils and sites with landslide potential, These policies are implemented through the Erosion Control and Hillside Protection Development Standards, which are reviewed later in this report. r b. The applicable statutory and Code requirements and regulations. Zoning Code Requirements and Analysis + The following requirements were in effect for development defined as "new . construction" by LOC 48.015(44,2) on November 5, 1993, the date the application was first submitted: a. LOC 48.075(2) Prior Approvals • e The site is a part of Phase 5—B of Mt. Park (Exhibit 23, portion). Despr'ty the modification of the original approval by the Planning Commission, which 1" removed the limitation of the site's use to a four—plex, p ex, the setbacks of the - approved master plan remain in effect. The lot coverage and height of the underlying R-0 Zone are now applicable to the site. These will be reviewed later • below. The setbacks from the Mister Plan are as follow • j • . 1 SD 12-93/DR 6-93/'VAR 21-93(a—b) Page 7 of 20 1 4 ' 'it • } • t I Y4 r,9 f 5 .°` Front yard: 5 ft. • ' ` 1 � Rear yard: 20 ft. u` Side yard: 0 '`` 5 ft. (exterior wall) • r •: , ' {, ' . b. LOC 4$,015 Definitions ' r LOC 4$.10-48.155 R-0 Zone Description ' •• LOC 48.500 1Vlaintenance of Minimum Ordinance Requirements In addition to the setbacks and height prescribed by the Mt. Park Master Plan, the site is zoned R-0, which requires no minimum lot area per dwelling unit; instead a maximum floor area ratio (FAR) of 1.2 is allowed. The zone requires no a minimum lot width at the building lines nor a minimum lot depth [LOC ' 48.210(1)]. Maximum lot coverage allowed in the zone is 60 percent, including ` buildings and required parkin [LOC 48.225(1)]. m • w zone is 43 ft. for a sloped lot as defined [LOC .015(34.3) LOC 48.155 2)e These issues are addressed below, in detil. ( )' ( ��' c. LOC 48.130 Maximum Density LOC 48.135 Lot Size, Density Transfer Because the underlying zone has no minimum lot area requirement, any number ' of dwelling units could be proposed for the site. The applicant proposes four dwelling units. Limitations are imposed on the site ,,y the FAR, which would allow development of each proposed lot as follows: Lot A,ea Maximum Floor Area Prey Floor Arm (sq, ft,) (so, ft•1 14 --- Lot 1 2,858 3,429,6 1,717 • Lot 2 2,439 2,926.8 1,902 Lot 3 2,445 2,934.0 1,902 Lot 4 2,3$2 3,458 4 L2� Total 10,624 12,748.8 (project) 7,238 (project) The proposal meets the maximum FAR allowed for each proposed lot, and for the project as a whole. d. LOC 48.145 Unified site plan The applicant has provided a unified site plan for the four proposed lots, as illustrated on the Proposed Development Site Plan (Exhibit 6). e. LOC 48.150 Setbacks, Buffers • ` The site is subject to the minimum setback requirements of the Mt. Park Master Plan for Phase 5-B. These setbacks are as follows: , • • • . 9 4 , • t i SD 12-93/DR 6-93/VAR 21-93(a-b) • Page 8 of 20 , • . P N 1, 1' tom z ,i h t) H Front yard: 5 ft. Rear yard: 20 ft. �; `� Side yard: 5 ft. (exterior wall) The applicant has illustrated compliance with these requirements on the Proposed Development Site Plan (Exhibit 6). • 'i'• 1. LOC 48.140 Lot Coverage LOC 48.155 Height of Structures The maximum lot coverage allowed in the zone is 60 percent, including structures and required parking. The applicant has noted the proposed lot coverage on the Proposed Development Site Plan (Exhibit 6). Each is proposed to comply with the requirement. • } The maximum height in the zone is 43 ft. for a sloped lot as defined [LOC 48.015(34.5),LOC 48.155(2)]. The site is a sloped lot, according to LOC 48.105(34.5). The height of the proposed structure is illustrated as 43 feet on the West and South Building Elevations (Exhibits 12 and 14). The applicant correctly calculated the height of the building based upon a definition [LOC 48.015(25)]. g. LOC 48.515 General Exceptions LOC 48.520 Projection from Buildings LOC 48.530 Vision Clearance As allowed by the Zoning Ordinance, projections (e.g., eaves, chimneys, etc.) are ' allowed to project no more than 24 inches into a required yard [LOC 48.520(1)], •�' A 10—foot by 10—foot triangle at the intersection of the driveway and the street pavement is required to be kept clear of obstructions taller than 30 inches above ' the centerline of the adjacent street or driveway pavement [LOC 48.530(4)]. The w applicant's proposal complies with the above requirements (Exhibit 6). The eaves proposed by the applicant comply as allowable projections, An existing power vault is located on Lot 6, adjacent to the west, and does not affect 'a ` vision clearance, because the vault is located below the surface of the ground. • The driveways proposed for each lot are designed to provide no obstructions, as required. The Zoning Ordinance limits the length of time that the setbacks, lot coverage and • height limitations may remain in effect for subdivisions [LOC 48.515(3)]. While • the setbacks required by the Mt, Park Master Plan are permanent (unless revised • through an approved modification), the lot coverage and height limitations applicable to the site are not, The lot coverage and height limitations listed in this • *, report and on the final plat will remain in effect for a period of one year from the •• ' date that the final plat is recorded. Following that date, whatever such provisions ' are in effect at that time shall apply to all subsequent development of the site. A notation to this effect will be required as a condition of this action, if approved, Development Code Requirements and Analysis a The following requirements were in effect on November 5, 1993, the date the • applicat;on was first submitted; • SD 12-93/DR 6-93NAR 21-93(a—b) ' Page 9 of 20 0,. , • .I , • .. _.. •ti t. ,1 ti � a. LOC 49.025 Interpretation, Regulations,and Procedures LOC 49.090 Applicability of Development Standards LOC 49.130 Classification of Development - LOC 49.145 Major Development LOC 49.300—49.410 Major Development Procedures Based upon the list of minor developments found in LOC 49.140, the staff has determined that the proposed subdivision/development review/Class II variances , • . are appropriately being processed as a major development. Other than the • applicable Development Standards and the variance standards [LOC 49.510], there are no other Development Code requirements applicable to this request. The applicant has complied with all neighborhood notification requirements (Exhibits 17 and 18). The City of Lake Oswego has provided notification of public hearing and an opportunity to comment as required by the Development Code and state law. s. The applicant will be required to submit the final plat of the subdivision within ` b ~ one year of the date of an Order reflecting the Development Review Board's decision regarding this application [LOC 49.330(1)]. Once the final plat has received authorization through the signature of the chair of the Development Review Board, the applicant will be required to record the final plat within 30 days of that signature [LOC 49.335(2)]. i b. LOC 49.500 Variances; Classifications LOC 49.510 Variance Standards ` . The applicant has requested two Class II variances to the Development Standards. Of the two variances, VAR 21-93(a) concerns the development of slopes in . excess of 50 percent grade, beyond the limits allowed; VAR 21-93(b) concerns the development of slopes between 20 and 50 percent grade, beyond the limits allowed. For siopereater than 50 percent grade [VAR 21-93(a)]: i Slopes of greater than 50 percent compose 53% of the area of the site,or 5,629 square feet. Based upon the limitation imposed by LODS 16,020(7)(a),only 30 percent of that area could be used for development,or 1,688 square feet of this ' 10,622 square foot site, Slopes between 0 and 20 percent grade compose 18.5% of the site, or 1,965 square feet, though about half of it would be required to maintain the required front and • side yard setbacks. The area available without a variance to LODS 16.020(7)(a) is 4,637 square feet, or approximately 43.6 percent of the net site area. Irrespective of the constraints due to slope, approximately 7,938 square feet of the site is devoted to required setbacks, some of which may be used for driveways, patios or paved walkways. Remaining for development of the 10,622 square foot , . lot is 2,684 square feet. • The steepest slopes are centrally located on the lot, and are typical of the slopes • found on in Mt. Park, which is built on the slopes of Mt, Sylvania. • SD 12-93/DR 6-93/VAR 21-93(a—b) Page 10 of 20 r y a ?. t • For slopes between 20 and 50 percent grade fVAR 21-93(b): Slopes of between 20 and 50 percent grade compose 28.5% of the area of the site, - • or 3,027 square feet. Based upon the limitation imposed by LODS 16.025(2)(c), '?. , only 1,967 square feet could be disturbed by stripping vegetation, grading or the y/ iy placement of structures on the site. 49.510(1), the Development Review Board must consider the followiAsperngLOC criteria when evaluating a request for a Class II variance: a. The request is necessary to prevent unnecessary hardship; ;, b. Development consistent with the request will not be injurious to the neighborhood in which the property is located or to property established to be affected by the request; • c. The request is the minimum variance necessary to make reasonable ° use of the property; d. The request is not in conflict with the Comprehensive Plan. rY The applicant has addressed the variance criteria in the narrative (Exhibit 3). Statf has determined that the applicant has adequately addressed the criteria and that they are satisfied by the proposal. The property is similar in character to other lots o on Cervantes. All other lots are developed with four—plexes or other types of multi—family housing units. Staff supports the applicant's request for the two ''f variances as being the minimum necessary to make use of the property in the same . ,`' way as these surrounding uses. Staff concludes that it is appropriate to approve the two variances for the reasons cited by the applicant. Solar Access Ordinance Requirements and Analysis The requirements of this ordinance are applicable only to detached single—family dwellings [LOC 57.015, LOC 57.0551 The applicant proposes attached dwellings, and is therefore exempt from cot.'dliance with this ordinance, Tree Cutting Ordinance Requirements and Analysis • a. LOC 55.071(2) Applicability of Tree Cutting Criteria • LOC 55.030(2) Tree Cutting Without Permits Prohibited; Land Use Permits LOC 55.080(2) Criteria for Issuance of Permits This ordinance is intended to preserve trees, The applicant has indicated the location of trees on the Existing Conditions Site Plan (Exhibit 5). Ten trees located on the site will be required to be removed to site the improvements • proposed; five trees can remain. Of the five, one is an Incense Cedar which is not native to the area and should be protected, The applicant will be required to obtain the services of a qualified arborist, who must prepare an evaluation of the trees proposed to remain and recommending measures to be taken before, during and after construction of the proposed improvements to the site, This will be required as a condition of this action, if approved. SD 12-93/DR 6-93/VAR 21-93(a—b) i ` Page 11 of 20 • 7 [. The applicant has not addressed the criteria for tree removal found at LOC 55.080(2), as required by LOC 55.030(2). This criteria involves a demonstration of the need to remove trees in order to site an improvement allowed in the zone; an assessment of the impact of the tree removal on soil stability, erosion and adjacent trees; and an assessment of the aesthetic impact of the removal on the neighborhood. The criteria also enables the City to require replanting to mitigate ' the loss of trees through removal. , The applicant is proposing an extensive landscape planting plan (Exhibit 7). This plan is adequate mitigation to compensate for loss of trees resulting from construction. Only those trees which must be removed in order to site proposed improvements will be granted tree cutting permits. The applicant shall position proposed dwellings so as to minimize the number of trees removed in compliance with LOC 55.080(2). This will be required as a condition of this action, if approved. „,:I . c. The applicable Development Standards (LODS) The site does not contain anyHistoric Resources, Stream Weak Foundation Soils, or loodplain; therefore, these standards are notlands, applicable. Except as otherwise noted, the applicant has provided substantial evidence with the applicable standards, listed below. This report will address those standard which require additional discussion or where modifications to the applicant's proposals are recommended. Building Design (2.005 --2,040) 010 ' 1 The standard establishes criteria for the appearance of proposed structures, requiring those structures to be complimentary to adjacent structures, structural components and related landscape landscape furnishings. This standard also • requires that buildings be designed to complement and preserve the existing natural land form and vegetation. The applicant has submitted the floor plans (Exhibits 9-11), building elevations • (Exhibits 12-14), site plan (Exhibit 6), landscape plan (Exhibit 7), narrative (Exhibit 3) and color and materials board (Exhibit 25) in order to demonstrate compliance with this standard. These materials adequately address the requirements of the Building Design Standard. The proposed townhouse appearance provides variety and visual interest in the project. To address how the proposal complements the surrounding structures, the applicant must provide either an elevation drawing of the appearance of the project as it will appear between the existing dwellings on either side of it on Cervantes, or a narrative description of same, Staff has identified concerns about two elements of the project's design: 1)The , absence of windows or other elements to break up the large, blank surface of the two end walls of the building (Exhibits 12 and 14); and, 2) The large area of lattice employed as a texture on the South Building Elevation (Exhibit 13), Q 1♦ While the proposed elements were intended to assure privacy between40 . . neighboring properties and to disguise the foundation and understory of the ,. ' SD 12-93/DR 6-93/VAR 21-93(a—b) Page 12 of 20 n � • • structure, the resulting mass is too large to be visually comforting, and is unbroken so as to be monotonous. Staff recommends that these two elements be redesigned utilizing different -• materials or in a way which better differentiates each unit from the next and '' t provides a greater visual interest. The applicant is proposing a combination of construction materials for the building. As illustrated in the Color and Materials Board(Exhibit 25), the ti building will utilize a wood composition siding and an asphalt composition shingle roof. Staff recommends that only wood(cedar) siding be allowed on this building. Staff further recommends that roofing be architectural grade composition shingles to create more texture and a heavier shadow—line. Staff finds that the combination of architectural grade shingles will create a more textured, heavier—appearing roof. Due to the design issues noted above, staff recommend that the Board continue . the hearing to allow the applicant an opportunity to address these concerns or Code requirements. • Street Lights (5,005 —5.040) • . An existing street light is located at the northwest corner of the site on Cervantes (Exhibit 5). This light is adequate to comply with the requirements of the standard. Transit System (6,005—6,040) • The nearest transit route is a Tri—Met bus line located along Kerr Parkway, one block north of Cervantes, with its nearest transit stop at the intersection of McNary and Kerr Parkway, There are no hard—surfaced paths or sidewalks adjacent to the site which lead to this transit stop. As a result, the applicant is not required by the standard to provide any path extensions to enable access to the • transit stop. The standard is therefore satisfied, ` ! ` `: Parking and Loading (7,005 —7,040) This standard requires off—street parking based upon the number of bedroom in • • each dwelling unit, not including a garage (or carport) [CODS 7,020(8)], These off—street spaces must be designed to not interfere with one another [LODS 7,020(4)], The dimensions of the spaces are provided in a table at LODS 7.020(7), Fifty percent of the spaces may be designed for compact cars [LODS 7.020(1)]. Phase 5—B of the Mt. Park Planned Unit Development prescribed the ability of a site to provide its off—street parking behind the curb,rather than fully on the site itself. • The applicant proposes each of the four lots to have two off—street parking spaces, measured from behind the curb. The applicant is providing one standard, ,,nd one • compact space per lot as allowed. µ SD 12-93/DR 6-93/VAR 21-93(a—b) Page 13 of 20 tl If ' Park and Open Space (8,005-8.040) This standard requires that all major residential development provide open space equal to 20 percent of the gross site area. :•'t. The approval of the original Mt. Park PUD master plan had designated the '` amount of open space required for that development. That open space. land has already been set aside as Mt. Park common property within die PUD The applicant is not therefore required to designate additional open space on the site. Landscaping. Screening and Buffering (9.005-9,040) This standard requires all multi-family residential development to provide landscaping equal to 20 percent of the net buildable area of the site [LODS 9.020(2)]. Screening and buffering is required between dissimilar uses, such as the proposed attached dwellings and the adjacent four-plexes [LADS 9.020(6)]. The standard lists species prohibited for use as landscaping or street trees [LODS ,,. 9.025(8)]. The applicant has provided a landscape plan for the site (Exhibit 7). The applicant indicates in the narrative that 54 percent of the site will be in landscaping. This differs from the Proposed Development Site Plan, which, when calculated indicates that 47 percent will be in landscaping. The applicant illustrates the intention to install street trees along Cervantes " (Exhibit 6). N This standard requires the applicant to submit an irrigation plan [LODS 9.025(3)]. The applicant has not submitted an irrigation plan to date. This will be required as a condition of this action, if approved. _ This standard requires the applicant to submit an maintenance schedule [LODS 9.030]. The applicant has not submitted an maintenance schedule to date. This will be required as a condition of this action, if approved. Eences (10.005- 10,0401 This standard requires that fences in the front yard or side yard forward of the . front building line not exceed four feet in height [LODS 10.020(1)]. Other fences ., shall not exceed six feet in height [LODS 10.020(2)]. The structural side of a +l • ' fence must face the owner's property [LODS 10.025], The applicant has proposed fences to surround an entry court for each of the four 4. : ,• , lots (Exhibits 12, and 14), As proposed these fences meet the requirements of the standard mentioned above. + ! Drainage Standard for Major Development (11,005- 11.040) The applicant proposes to route storm drainage from roof and foundation drains to -0 '1a 75 foot-long, 15-inch-diameter detention pipe located in a proposed 6-foot- . , wide storm drainage easement below the proposed dwellings. Additionally, a i ^�.' vegetated drainage swale is proposed on Lots 1 and 2, at the southwest corner of • the site, to accommodate required phosphorus removal, • • " . SD 12-93/DR 6-93/VAR 21-93(a-b) Page 14 of 20 1 ' 4. p' r • • The Proposed Development Site Plan (Exhibit 6) shows an existing 12—inch storm drainage line along the easterly property line of the site. The proposed building is too close to this existing line. The applicant must either move the building away • from the line so that the load of the building falls below the line,or reconstruct the line to meet this requirement relative to the location of the proposed structure. This will be required as a condition of this action, if approved. This standard requires drainage management measures, such as the detention pipe and the drainage swale, to be accessable at all times for City inspection [LODS 11.020(1)]. Both a storm water detention facility and a water quality facility (i.e., swale)are proposed to meet this requirement. The provision of maintenath;;e easements and a maintenance agreement benefiting each of the affected lots, will be required as a condition of this action, if approved. t' The applicant has provided a preliminary drainage report, which is confirm the detention capacity of the site. A final report will be required ras aent to condition of this action, if approved. • Utility Standard (14,005— 14.040) 1 The applicant is proposing that the existingwater line stub be split on the property to serve the four proposed dwellings (Exhibit 6). This configuration would • require a demonstration of the adequacy of the existing stub to provide required flows and pressures, and would require the dedication of a public water line easement for a portion of the designed route. The applicant has not illustrated ' such an easement on either the Proposed Development Site Plan (Exhibit 6), nor on the Preliminary Plat (Exhibit 8), This will be required as a condition of this action, if approved, The applicant's narrative (Exhibit 3) describes, and the Proposed Development ' .' Site Plan (Exhibit 6) and the Preliminary Plat (Exhibit 8) illustrate the location of proposed utilities on the site, Adequate streets, water, and sanitary sewer are ' available and can be extended to serve the development. Staff review of the preliminary utility plans only verified the location and capacity of utilities to serve the site. All final utility (construction) plans shall be designed to the satisfaction of the City Engineer. Erosion Control (15,000— 15,045) This standard requires that an erosion control plan be filed with a development application, The applicant has not provided an erosion control plan to date, A detailed erosion control plan will be required to be submitted for review and approval by the City Engineer prior to approval of final utility (construction) plans. This plan must comply with the State—mandated erosion control requirements outlined in the "Erosion Control Technical Guidance Handbook" adopted by the City. • Hillside Protection (16.000— 16.035) • -• This standard limits development on all slopes, but most particularly on slopes greater than 20 percent grade, More than 80 percent of the site is in this slope range. SD 12-93/DR 6-93/VAR 21-93(a--b) Page 15 of 20 v . For slopes in excess of 50 percent grade, the standard requires that 70% of that 0 . . . . . slope remain free of structures and impervious surfaces [LODS 16.020(7)(a)]. The applicant proposes to exceed this limit by 55.5 percent. The applicant has requested a Class II variance to this requirement, which was reviewed regarding applicable Development Code variance standards,earlier in this report[VAR 21. 93(a)]. For slopes between 20 and 50 percent grade, the standard requires that no more than 65% of that slope be graded or stripped of vegetation [LOOS 16.025(2)(c)]. The applicant proposes to exceed this limit by 11 percent. The applicant has requested a Class II variance to this requirement, which was reviewed regarding applicable Development Code variance standards,earlier in this report[VAR 21— 93(b)]. `•Conclusions about whether the applicant has satisfied applicable variance stand<�t is for the two requested variances is found on pages 10 and 11 of this ► '.` ' report ;. Access standard (18,005— 18.040) This standard requires that each lot abut a street for a minimum of 25 feet [LODS 18.020(1)]. Direct permanent access to a residential street i;t required[LODS 18.020(4)]. . 4. The applicant has illustrated that the proposed lots will ei.ch provide 25 feet of • frontage on Cervantes, as required (Exhibit 6), ,... The staff(i,e,, Public Works Department), acting in behalf of the City Manager [LOC 49.015(10)], has determined that no traffic study is necessary to develop this site, because the proposed four units, while different from surrounding uses in terms of proposed ownership, the numbers of units and their function are similar (Exhibit 26), • Site Circulation—Private Streets/Driveways (19.005— 19.0401 , . •)' x This standard requires that the grade of driveways for single—family dwellings not exceed 20 percent grade, nor 5 percent cross—slope [LODS 19.020(7) and (14)]. • ' The applicant has proposed to provide a driveway grade of between 5.4 percent • (Lot 1) and 4.6 percent (Lot 4), based upon the finished floor elevations found on • the West and South Building Elevations (Exhibits 12 and 13) and the contours • • found on the Proposed Development Site Plan (Exhibit 6). These grades are . adequate to comply with the requirement of the standard, The cross—slope will be verified upon application for a building permit for the dwellings requested G:\ subsequent to this action, if approved. Site Circulation Bikeways and Walkways (20,005 —20,040) While this standard requires that sidewalks and bikeways be constructed to tie • into public streets at locations determined by the City Manager, the Pathways " • Master Plan adopted by the City Council to achieve this objective does indicates that Cervantes is not a proposed location for bikeways or pathways (Exhibit 24). • As a result, the standard is satisfied by the existing conditions found in Cervantes. • SD 12-93/DR 6-93/VAR 21-93(a—b) • : .: • Page 16 of 20 . p • r V' d. Any applicable future streets plan or ODPS There are no such plans which affect this site. The Final Development Plan for Phase 5-B of the Mt. Park Planned Unit Development [P1 JD 1-67] was modified by the Planning Commission on December 6, 1993 to enable the division of the v • site into lots, and to construct structures other than multiple-family dwellings [PUD 1-67(Mod. 10-93)]. C. Conclusion: Based upon the materials submitted by the applicant and staff findings presented • . in this report, staff concludes the following: • 1. That the proposed subdivision [SD12-93] can be made to comply with all applicable criteria through the imposition of certain conditions. These ` • conditions will address the need to provide easements for public and private drainage facilities, final utility, grading and landscape plans, and the schedule for submittal of these materials. 2. That the proposed development review of the multiple-dwelling structure ` [DR 6-93] does not yet satisfy the Building Design Standard, and can be made to comply with all applicable criteria through presentation of required graphics or narrative as discussed in the body of this report, or, at the discretion of the Board, through the imposition of certain conditions. •s: • 3. That the proposed Class II variance to LODS 16.020(7)(a) [VAR 21-93(a), regarding 50 percent slopes] complies with all applicable criteria, 4. That the proposed Class II variance to LODS 16,025(2)(c) [VAR 21-93(b), regarding 20 to 50 percent slopes] complies with all applicable criteria. • RECOMMENDATION The staff recommends that consideration of SD 12-93\DR 6-93\VAR 21(a-b) be •• • • continued to a date certain to enable the applicant to provide evidence demonstrating • compliance with the provisions of the Building Design Standard discussed earlier in this report. In the event that the applicant provides such material at the hearing to the satisfaction of the Board, staff recommends approval of SD 12-93\DR 6-93\VAR 21(a-b), subject to { the following conditions: A. Prior to Approval of the Final Plat, the applicant shall: 1. Submit a final plat in compliance with LOC 49,330(1) which clearly depicts or describes the following information: • a. Utility easements; and, b. Setbacks as follows: Front yard: 5 ft, • • SD 12-93/DR 6-93/VAR 21-93(a-b) Page 17 of 20 • r Rear yard: 20 ft. Side yard: 5 ft. (exterior wall) • ., . 1•( c. Maximum lot coverage allowed: 60 percent(including required parking) r. d. Maximum height allowed: 43 feet (for sloped lots) e. The following note: 41 "T he setbacks are subject to the Mt.Park Master Plan,Phase 5—B, and , may only be revised with the approval of the City of Lake Oswego. Lot • coverage and height limitations noted above shall remain in effect for a period of one year from the date of recording of the final plat of this subdivision. Following that date, the lot coverage and height limitations of the underlying zone in effect shall apply to development of the site." , 2. Provide the following notes on the final plat: "Trees shall be preserved on each lot, as shown on Exhibit 6, Trees may •only be removed after they have been shown to be hazardous to life or i property by a certified consulting arborist, and after a tree cutting permit has been obtained from the City of Lake Oswego. A detailed landscape plan shall be submitted along with any tree cutting application, for review and approval by the City. The City may recommend revisions to the plan in order to preserve the wooded character of the neighborhood." "Street !sees, if planted outside the public right-of—way shall not be removedSo �. without the approval of the City of Lake Oswego." x 1 "Where utilities are constructed in utility easements, removal and/or replacement of fences or landscaping for public access to utilities shall be at • the homeowner's expense." • "These notes are conditional requirements of the City of Lake Oswego for reference only, are not a part of the final plat and may only be revised with the approval of the City of Lake Oswego." ; B. Prior to Issuance of Building Permits, the applicant shall: 1, Submit a final drainage plan for review and approval of the City Engineer showing the following, per City standards: a. Revise the location of either the building on Lot 4,or:'econstruct t to storm drainage line on the east property line of Lot 4 in accordance with the setback requirements of the Public Works Department and the , Building Division, .,_ b, Revise the proposed grading and landscape planting plan to allow access for maintenance of the storm water detention and water quality facilities (i.e., swale), 4. SD 12-93/DR 6-93/VAR 21-93(a—b) Page 18 of 20 •• 1/ a • c. Provide revised detention calculations to reflect the City's detention requirements, • d. Provide water quality design calculations, includingi square feet), facilityused, facility impervious area (in q types size calculations, facility design. criteria, removal efficiency calculations, and references used. e. Provide an engineer's certification that the design of the water quality • facilities meets the 65 percent phosphorus removal requirements. • p,• • f. Provide a maintenance schedule for-each facility. Provide a letter signed by the owner of the property agreeing to maintain these facilities during construction. g. Provide final construction plans for the storm water detention and water quality facilities. 2. Submit a final grading plan for review and approval of the City Engineer showing the following (per City standards). • 3. Submit a final erosion control plan in accordance with the "Erosion Control Plan Technical Guidance Handbook" for review and approval of the City Engineer. 4. Incorporate the recommendations listed in the soils investigation (Exhibit . 16) into the final building and construction plans. • Retain a qualified arborist to recommend protective measures to be taken prior to, and during, construction, to supervise construction activities (around trees to be retained per Exhibit 6), and to monitor any root cutting or pruning, The arborist shall keep a log of all inspections and provide it for staff review on request. 6. Submit a final utility (construction) plan for review and approval of the City Engineer(per City standards), All public utilities shall be designed and sized to the the satisfaction of the City Engineer. C. Prior to any On—site Work, the applicant shall: 1, Install any tree protection measures according to arborist recommendations, • as required by Condition B,5., above. 2, Obtain an approved tree cutting permit prior to the removal of any trees that are five inches in diameter, or larger, , 3. Comply with the approved final erosion control plan in accordance with the "Erosion Control Plan Technical Guidance Handbook", as required by Condition B,3,, above, D. Prior to Receiving Final Building Inspection Ap proval, the applicant shall: 1. Complete all utility (construction) improvements, have them inspected by the City and submit as—built drawings, to the satisfaction of the City Engineer, SD 12-93/DR 6-93NAR 21-93(a—b) Page 19 of 20 : • r .�. , r' r . lr • 2. Install all landscaping (including sweet trees) as noted in the narrative (Exhibit 3) and illustrated in the Planting a P Plan (Exhibit 7), as • required by Condition Number B.1.b., above. , ' ExiuBITS 1. Tax Map 2. Vicinity Map 3. Applicant's Narrative; dated November 5, 1993 , 4. Density calculations; dated November 23, 1993 5. Existing conditions site plan; dated November 23, 1993 ~� 6. Proposed development site plan; dated November 23, 1993 7. Landscape planting plan; dated November 23, 1993 • 8. Preliminary plat; dated November 23, 1993 9. Main level floor plan; dated November 8, 1993 10. Lower level floor plan; ,fated November 8, 1993 • ' 11. Upper level floor plan; dated November 8, 1993 • 12. North and west building elevations; dated November 8, 1993 13. South building elevation; dated November 8, 1993 `' • 14. East building elevation; dated November 8, 1993 t; 15. Runoff rate worksheet; dated November 5, 1993 16. Soil investigation by J. McDonald; dated October 3, 1993 17. Neighborhood notification documentation; dated November 8, 1993 18. Neighborhood meeting minutes; dated September 21, 1993 19. Memorandum from R. Chevrette, Engineering Technician; dated November 19,\'''',,..„„\\. •. 1993 • 20. Letter from G. Lauer; dated December 6, 1993 21. Memorandum from J. Condit, City Attorney; dated August 26, 19930 ;,• : 22. Findings, Conclusions and Order, PUD 1-67(Mod. 10-93); dated December 6, 1993 23. Staff report and exhibits,PUD 1-67(Mod, 10-93); dated November 9, 1993 24. Pathways Master Plan (Map), dated December, 1988 25. Color and Materials Board [Note; Too large to reproduce] 26. Memorandum from R. Chevrette, Engineering Technician; dated December 9, 'j 1993 ,•,,.,. 27. Property Owner's Authorization; dated October 8, 1993 28. Memorandum from A. Harris, Engineering Technician; dated December 7, 1993 • 29. As—Built drawing of storm sewer line (portionl; dated November 11, 1977 IdliaatkoCAS6F11IISD12-93/DRNARAPT97.1207 N d ,' i ar SD 12-93/DR 6-93/VAR 21--93(a-b) Page 20 of 20 A Paste ,.\\10\\ , 1 g • 0 • ,;x `•,r ` . nq dye 9 /d' \•• 9904 *Pao 0111°-i I 4 * ,, ' , 4.1 s' \ ,p as y Cps /{ ° • ,/\\*\\\\;\:\ ' '''' I# ',. if 4 , 91 gli ' 7 Welr"riCk r: 0 t. . if ., • .., . - _ #--„, NI N:.y---- 4...... , 3 , , ea -•e il r • e► i t., C e '.1.•imp•1:,..:3 . . sopa • Ili du •e,,� 6il Sf +.,tAs -�r.m. I � ' ryTrf� ° �ti ?‘,...4. y � � 'wr� .,,,tee I +b �,��,. r 9 r ...437.4, 7f1 4 , ,. ,i 14 Mee 49,row or . \k‘s,\,. ....g... ...............,..41.44%...„.......s.,,its.\\ ..1 .q ag -�. , • r +.. 's., rJ �� a • rr • e#cu I. • ord�) I , ° J II � yy i • tom ! 109t 0ri,1 . 1 np '1CM_ee n ^7'�■P7gg4 , F.y.to^ � ° . eI °q.°u` �t'�'�—' 10 G l • 1� e.�._,. �+Yq. .1 ... , L.�. '6 „� ASADENA � � '� �. „,,, 40 no. 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J L__ \ . .0, `..'.. ,t00' ) / ' \< " • . ..: 74.-r 7 ' s .:. . r . 8 i 1 . . ..... 0. /I( ' ',., .s4 /4, .!,. ` { J 41 setice, ftrwAp n., f, F.• r. r 7 , t I ,, i t` Ilse! tit �. - ., a .,..�OV +\0-it .. 1 1 j sort LAIm c o. PrrSTY c ou.EQaa nts • �•. i`r-C'/ r~,, ,/ , # e. 441414'1 . 4• �tnee i1.t. /� ,: / v.,cr_r+ccsrre._. ^1><->•..»an^ ...ww ./�' A+ ,i �,,, 1. I-• , _ /� i�_ r'M ��1 yam,, +�� /1 • `-I a""u+.G�'7 / u'!. • O,W. Sir I• 3 IL' H L-1 • y J 1 4.•,,.. ,. `� i °� � e ° ,. �, �+ EXHIBIT \y Ipag:r r 1t-93 uA'4.1 9 VG 1 - M - • BALDWIN HEIGlTg'S DEVELOPMENT REVIEW APPLICATION Project Narrative NOV, 5 1003 4 EXHIBIT I. INTRODUCTION .'1 4 (1'�p�) A. Property Description 1 SD I2`13e.t.1I The property included in this request is a 10,622 square foot lot parcel located in Mountain , Park. The project site is situated on the south side of S.W. Cervantes and is approximately 100 feet in width by 102 feet in de! th. This property is described as Lot 7, Block 42, Moun- tain Park Blocks 42-44. B. Request Summary o :' • li ,,y This application seeks development review approval of a four unit townhouse project,including a subdivision of the property to create four separate parcels. Also requested is r •' •; ' approval of a variance to the provisions of LODS 16.020(7)a, which requires that develop- ment on slopes over 50 percent maintain at least 70 percent of the site tree of structures or impervious surfaces, and 16.025(2)c,which requires that no more than 65 percent of area in slopes 20-50 percent be stripped of vegetation or graded. The proposed townhouse project is compatible with the character of the existing neighbor- t , ` hood. This report will demonstrate that, other than the variance requested, the proposal conforms with the City's Comprehensive Plan, zoning ordinance, and development standards. C. Project Description y The townhouse project will offer a two bedroom, two and one-half bath living unit with kitchen, living and dining area, deck, loft and one car garage with private entry. The build- ing's exterior appearance will be a contemporary style, similar to the neighborhood, with the 4. r selection of exterior materials of painted horizontal lap wood siding with contemporary ' colors (see sample submittals), and composition roofs with a slope of 6/12. The building's height will be approximately 1-1/2 stories on the street elevation, with an additional lower • • level on the south elevation. Each townhouse unit will have parking for three cars (a one , ' . car garage and two driveway parking spaces). Trash and recycling items will be contained ' inside the garages. 1 The landscape concept for the project is to offer each unit as a fully completed package, .. gym including completed landscaping. The planting plan illustrates the concept for the treat- _:t • ment of each property (see landscape plan). The east and west end units will include ','• A. 'rt . e , . , • • ornamental shrubs, trees and ground cover planting in the front as well as along the sides of the building. The two center units will offer trees, shrubs, and ground cover around the e . .: entrance areas and street frontage. The street trees will be chosen to match the existing street trees. The other ornamental trees will include selections for seasonal color and a balance of evergreen and deciduous materials. The lower part of the four lots will be treat- • ed in similar fashion. Plant materials for the lower bank will he chosen for drought toler- ance and erosion control. The schedule for development calls for submission of construction documents in December • m.: 1993,. commencement of construction in January 1994, and completion in June 1994. IL SITE INFORMATION A. Public Facilities and Services :; The subject property is serviced with all necessary public facilities and services to support the development of this site in the manner proposed. Public water is available from the • existing 8 inch line in Cervantes. Sanitary sewer is provided from an existing line in the common area immediately to the south of the subject property. Storm drainage will be ° provided from an existing open drainageway located immediately to the south of this site. A • storm water detention facility will be developed on the southern portion of the site, below the lower bank and between the greenway path. This facility will be planted in grasses se- lected for their ability to mitigate sediment and pollutants found in the surface water run-off. „�•:. Utility services for electrical, gas, and telephone are located in S.W. Cervantes. T.V. cable is available in the open space along the south boundary of the property. ` r• B. Land Use • The project site is vacant. Neighboring structures to the north (across the street), east and ', west are multi-family residences of two or more stories in height. These units are developed A • with either garages or carports for parking needs. To the south is a common area that is greenway with a paved walkway, tall trees and dense shrub growth. On the other side of the j, common area is a multi-family residential project called Jefferson Condominiums. to C. Physical Features • • , The subjectproperty ;is located on a hillside which slopes downward to the south from Cer- vantes. Slopes near the street are less than 10 percent in grade, but increase to more than • ° • 50percentgrade • pproximately 30 feet from the right-of-way. Slopes at the rear of the lot ' a become more shallow, dropping to 11 to 16 percent in grade. The site is open, with the d . Y exception of scattered deciduous trees (alder & ash) near the south and west borders of the site. Common area, including a paved walkway, abuts the south border of the property, 0 . , . • . s .,..., . . • . . Y y • III.COMPLIANCE WITH COMPREHENSIVE PLAN Y'� • x A. Growth Management Policy Element • 1. Impact Management Policies: Objectives: To ensure that new development and redevelopment is compatible with community objectives related to the natural environment, community character,provision of public facilities, and programs and enriches the quality of life. To minimize adverse effects on - Natural resources or processes - Physical facilities .:.z - Aesthetic character a, General Policies: f I. The city will protect natural resources and processes from adverse impacts of devel- opment, within reasonable cost limitations. 4 Comment:.. ‘ .. , 0 The subject property has no significant natural resources present on the site. The most significant potential impacts upon natural processes involved in the development of this property relate to erosion control and storm water ,, ,`. management. Erosion control measures will be provided to City standards during construction. Storm water quality will be assured by maintaining the exist- ing open drainageway to the south of this site so that sediments and pollutants can be filtered by vegetation in the drainageway. H. 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. Comment: The development review process provides for the comprehensive ;valuation of this project, consistent with this policy. The proposed townhouse development is consistent with the R-0 designation. All required utilities and services are available. This policy is met. III The city will require new development to pay an equitable share of the costs of • public facilities,particularly sewer; water drainage,parks, open space and streets or . . traffic improvements. IV. The city will require new development to pay an equitable share of the cost of gov- ernmental administration, required by the development, , . 3 . - u v: Comment: The proposed development will contribute to,the provision of these I) .. •„ v public facilities and governmental administration through required systems development fees. ' Y. The city will plan and program for the provision of adequate public services and facilities. Tic, public facilities required for the proposed four unit townhouse project are already available to the site, as shown on the plans submitted with this applica- tion. B. Community Resource Policy Element 1. Natural Resources Policy Element ` a. Air Quality Policies Comment: The scale of this project is such that it will have negligible impact upon air quality. Therefore, approval of this application is consist- - , ent with these policies. b. Wildlife Habitat Policies Comment: The subject property contains no significant wildlife habitat areas. The open drainageway at the foot of the slope along the rear property line provides a water source for birds and small animals. This area will remain open and the water area will be widened to accommodate ,i a storm water treatment facility. The few trees on this sire provide a poten- ' r • tial nesting area for birds. Many of these trees, however, are in poor condi- . tion and would need to be removed for safety reasons in the near future • b even if this site were not developed. The most significant trees, in terms of 1 • potential wildlife habitat, are those located along the drainageway. As shown on the site plan, these trees will not be disturbed by the proposed construction. • c. Distinctive Natural Area Policies ' • Comment: The subject property is located on Mt. Sylvania, which is identi- • fled as a Distinctive Natural Area in the Comprehensive Plan. Consistent with the Distinctive Natural Area policies, significant areas of Mt. Sylvania `` were preserved as open space in the development of the Mountain Park Planned Unit Development, The subject property was approved for development under that Planned Unit Development, This site does not 0 ,. i .f • contain any valuahkN natural featu;es, in terms of wildlife habitat, endan- d t yr + �: 7 e gered plant species, or significant stands of trees, which would warrant its preservation as open space. d. Potential landslide Area Policies ' Comment: The subject property is located within an area identified as having potential for landslide hazards by the "Potential for Landslide Hazard" map in the Comprehensive Plan. Consistent with City policies for such sites, the applicant has retained a soils engineer to evaluate the site t', for stability. This report, containing recommendations for construction techniques to safely develop the proposed project, is attached to this appli- cation. sr'' e. Potential Erosion Area Policies Comment: Because the property is on a• subjectP P y hillside, potential for' erosion hazard exists on the property. With app.'opriate erosion control measures, however, this site can be safely developed in a manner consistent with city standards -- as have adjoining parcels with similar conditions. Details of the erosion control plan will be reviewed during the develop- ' ment review application process. a' I f. Weak Foundation Soil Policies 1 t Comment: The subject property is indicated on the Potential for Landslide Hazard Map in the Comprehensive Plan as being outside of the areas having potential for this hazard. The site soils investigation attached to this 4: ` application details construction methods which can be used to allow safe • development of the proposed townhouse project, g. Quiet Environment Policies .gip Comment: The subject property is not located near any significant noise sources. Because of the small scale of this project, it will not result in any significant noise increase in this neighborhood. Therefore, these policies are not directly applicable to this proposal. h. Energy Conservation Policies Comment: The proposed development is located on a south-facing slope ' ' ', with excellent solar access. The proposed townhouse lots will be oriented on a north-south axis allowing for the units to take advantage of this solar orientation. Approval of this request is consistent with these policies. ., , 4. yl K• V . • • , a ,., 11 t� Y • 'i. j. Water Resource Policies . 0 .: „ . Comment: The subject property does not contain any water resources and • is not located in an area with a high water table. Therefore, these policies are not applicable to this request. C. Social Resources Policy Element • Objective: J The development of a community environment designed to encourage creative community living and sense of identity. Comment: The subject property contains no historic sites or struc- tures, or any other features relevant to this policy element.PPY There- fore, this policy element does not directlyapply to this proposal. D. Economic Resource Policy Element • • Objective: To conserve existing economic resources, to maintain and improve the • health of the local economy and to contribute to the overall well being ; ` of the regional and state economies. Comment: The subject property is located in a residential area and has no historic use for commercial or industrial purposes. The only 0 . . economic impact associated with this proposal relates to temporary . A job production during site development. Therefore, this policy element does not apply to this proposal. E. Residential Land Use Policy Element • 1. Residential Density Policies Comment: The subject property is designated R-O on the Comprehensive Plan Map. The proposed tour lot townhouse development on approximately 1/4 acre would permit a density of 16 units per acre --well under the maximum density permitted. Portions of the site are steep, but the soils investigation describes ' • construction methods which will allow for safe development of the proposed use. • . This application conforms to residential density policies. 2, Residential Site Design Policies Comment: The proposed site plan satisfactorily implements the Comprehensive , Plan policies relevant to this property. Site design policies are implemented by the Development Standards. The applicable development standards will be addressed below. e . . , . ,.. , . . . . . , 6 ' , 3. Residential Neighborhood Policies Comment: The subject property is not located in any of the neighborhoods included in this section of the plan. Therefore, these policies do not apply. F. Commercial Land Use Policy Element • Comment: Not applicable. This site is not designated for commercial development nor is commercial development proposed. G. Industrial Land Use Policy Element Comment: Not applicable. This site is not designated for industrial development nor • is industrial development proposed. R. Open Space Land Use Policy Element 1. Public Open Space Policies l Comment: No public open spaces or pathways are identified near the subject property on the "Planned Opens Space System Map" in the Comprehensive , Plan. These policies do not apply. • ra ' . I. Parks and Recreation Policy Element dt, • j; Comment: No parks or future park acquisition sites are identified on the "Planned City Parks System" map in the Comprehensive Plan as being located in the vicinity of the subject property. These policies do not apply. J. 'Transportation Land Use Policy Element ' *4-) . - Comment: These `policies guide planning by the City for transportation facilities. They do not directly apply to this proposal. K. public Facilities Land Use Polley Element • Comment: These policies guide public facility planning efforts by the City and are not , applicable to this proposal. As previousoy discussed, however, all public facilities d required to serve the proposed use are presently available to the subject property, 1 4 i L. Role of Government Policy Element 0 Comment: Not applicable. This proposal has no impact on city government. • . Ca - • M. Special Area Plans Comment: Not applicable. No special "pp eci p i l area plans are identified in the vicinity of the �. . subject property. 0 ,,h IV. COMPLIANCE WITH ZONING CODE PROVISIONS A. Residential High Density Standards (R-0) 1. LOC 48.130 Maximum Density, Density Bonus -As discussed above, the pro- posed density of development is approximately 16 units per acre; well within °' • acceptable standards for the R-0 district. • • 2. LOC 48.135 Lot Size, Density Transfer-No minimum lot area is established for the R-0 district. The FAR for the proposed townhouse units will comply with the maximum FAR standard of 1.2. The Floor Area for each of the middle units is 1902 sq. ft. The Floor Area for each of the end units is 1,778 sq. ft. The FAR of r` Lot 1 is .622 (1,778 sq. ft./2,858 sq. ft.). The FAR of Lot 2 is ,780 (1,902 sq. ft./2,439 sq. ft.). The FAR for Lot 3 is .778 (1,902 sq. ft./2,445 sq. ft.). The FAR of Lot 4is .617(1778 sq. ft. 882 s ft.). • 3. LOC 48.140 Lot Coverage - The R-0 district permits a maximum lot coverage for buildings and required parking of 60 percent of the site area. Lot coverage • data for each parcel (including parking stall area and the building pad) is as follows: • Sq. Ft. Sq. Ft. Lot Coy. Lot Area Percentagg Lot 1: 1,325 2,858 46.0 Lot 2: 1,461 2,439 59.9 Lot 3: 1,461 2,445 59.8 Lot 4, 1,325 2,882 46.0 4. LOC 48.145 Unified Site Plan Required - Information required under this sec- tion is contained in the site plans submitted with this application. 5. LOC 48.150 Setbacks, Buffers - Special setbacks were approved in the Moun- tain Park PUD which apply to this parcel. These setbacks require a five foot setback five feet on the side yards, five feet in the front(except for the garage ' '' which is required to be 20 feet from the curb line), and 20 feet in the rear, As noted on r,, Site Plan, the proposed development plan complies with these •t dimensional requirements. . . • • 6. LOC 48.155 Height of Structures - The maximum height standard is 43 feet on sloped sites under 1/2 acre in area. The proposed townhouse units comply with P P P PY this maximum height,as shown on the site plan and building elevations. . y; • V. COMPLIANCE WITH DEVELOPMENT ORDINANCE STANDARDS 1.005 — Historic Resource Preservation The site does not contain any significant historical resources. 2.005— Building Design The proposed townhouse project, as discussed previously, will incorporate a hori- zontal 6-inch lap wood siding,vinyl windows, and a composition shingle roof(see sample material board). These materials are similar to materials used on other developed properties in the area. The roof line on the front and rear elevation is a gable end design on each unit. The building height is less than most nearby devel- opment due to changes in height standards. Setbacks are proposed to conform to , minimums established in the Mountain Park PUD. ° The building responds to the steep landform by stepping down the hillside and by pulling the unit forward on lot. Site vegetation includes several trees, as shown on the site plan. Many of these trees are in poor condition and are not a significant natural resource. 3.005 — Stream Corridors • There is a drainage swale at the bottom of the hill which is a part of the storm drainage system for the area. However, the subject property does not contain any stream corridors. This set,tion is not applicable. p .. 4.005 -- Wetlands • . The subject site does not contain any wetland areas. This section is not applicable. 5.005— Street Lights • This standard is applicable to all developments which include public or private streets. Existing street lights are in place on Cervantes. No new street lights arc • required or proposed. • • • 9 4 6.005— Transit System a) 4i,. , , The closest'Tri-Met service is located on Kerr Road. This neighborhood was developed without sidewalks and no paved access is available to this transit line • . ' from the subject property. 7.005— Parking and Loading All lots within the proposed townhouse development will provide for two off-street { parking spaces,consistent with the requirements of this standard. 8.005— Park and Open Space Open space was previously dedicated with the development of Mountain Park. No , new open space dedication is required in conjunction with this Major Modification of the original Planned Unit Development. 9.005 — Landscaping, Screening and Buffering Landscape plans for this project are included with this application. Multi-family ,' y projects are required to provide a minimum of 20 percent of the net buildable site ` area in landscaping. The minimum landscaped area for the parcels in this property 0 , , is 54 percent. • 11.005 --Drainage for Major Development As discussed previously, storm drainage will be provided via the existing open drainageway along the south boundary of this site. Storm water detention is pro- �; posed to be provided in a subsurface system, as shown on the utility plan, A storm water treatment facility is proposed to be provided in the drainage swale at the rear .., property line, as shown on the utility plan. r 13.005 —Weak Foundation Soils , ti N. The subject site is identified as having potential for landslide hazard. As discussed previously, a soils study has been prepared for the subject property and is attached . to this application. Thi% study identifies construction measures which will allow for the safe development of this property. 14.005 --Utilities • The proposed single family dwellings can be served from the existing utilities in S.W. Cervantes and those locate in the open space to the south of this site, No • new utilities are proposed. . 10 • ��♦ rya a � . �� : . . • . . r e• • • • '.• 16.005 --Hillside Protection and Erosion Control 10 • The subject property is located on a steep hillside and is subject to the provisions of - .. ° this section. Section 16.020(1) thro ° h (3) require that all developments be de- • signed to minimize disturbance of nate al topography, vegetation and soils; mini- ' mize cuts and fills; and that cuts and fills conform to LOC Chapter 45. The pro- posed site plan complies with these standards by pulling the building forward, as close to the street as possible, and by use of a floor plan which steps down the hill- side by putting living space on a lower level. Proposed grading is depicted on the i '' site plan and will be designed to conform to LOC Chapter 45. Section 16.020(4) prohibits development where landslides have actually occurred or where field investigation confirms severe landslide hazard. A soils report by John McDonald Engineering is attached. An old fill is present on the site and the fill Y' material is not suitable for construction. This fill was deposited on the site several • • • years ago when Cervantes Street was developed, increasing ground slope above 50% grade over a large portion of the site. The soils engineer's report provides information regarding depth of the fill and recommendations for boring through • this material and using cast in place piers. These recommendations will be followed • in the construction of this project. . Section 16.020(5) regulates cuts and fills. Fill is proposed around the rear portion '', ,,.... 0 of the foundation, as shown on the grading plan. Required setbacks will be main- tained. No structural fills are proposed. Retaining walls will be designed to comply with the State Structural Specialty Code. r e • Section 16.020(6) relates to road construction and does not apply to this proposal as no new roads will be developed. LODS 16.020(7) requires that development on slopes over 50 percent be permitted c ;. •only when density transfer is not feasible. In this instance the subject property • v; contains a significant area of slopes in excess of 50 percent slope, These slopes occur in the central portion of the property and, therefore, there is no suitable area on the subject property to which the development could be transferred. Thus, development on these slopes is permitted by this standard, subject to the provisions , of subsections "a" through "d". • .. . t ' percent in slope remain free of structures or impervious surfaces. This is not feasi- ble on the subject property because of the central location of the steeply sloped • area. The proposed project leaves about 14.5 percent of the 50 percent sloped area undeveloped. A variance to this standard is being requested and is discussed in the Y later in this application. r' r 4 14 ' .t 40 , . . 4 . , 4 •, . C • , ,• . . 11 i ,, t : a r 0 . - 4 .. , • . _ .• * . 1. "ham , Y ( Subsection "b"requires that emergency vehicle access be available. Such access will be available from the existing public street. 0 . ' .- , . Subsection "c" requires that the design and construction of the project not cause . r'. " erosion or land slippage. A soils report is attached which recommends methods for safe construction on this property. These methods will be followed in the construc- tion of the development. Erosion control methods consistent with City standards will also be followed during construction. Erosion control measures are depicted on • the site pia% • °� Subsection "d" requires that grading, stripping of vegetation, and changes it terrain be kept to the minimum necessary for development of the project. In this instance, the building pad has been pulled forward on the lot to minimize the extension of the building into the sloped area. Additionally, the building has been designed to step down the hill with lower level bedroom areas. Proposed grading is depicted on the {� site plan. Section 16.025 establishes construction standards for hillside development. Con- sistent with this section, the proposed development minimizes grading and stripping activities, as discussed above. A grading plan has been submitted with this applica- tion and no grading activities will occur prior to approval. Subsection "c" requires `' that no more than 65 percent of area in slopes in the 20 to 50 percent range be , graded or stripped. The proposed site plan provides for development on about 76 '`� + percent of the area sloped 20 to 50 percent. A variance to this standard is being ' requested and is addressed later in this application. • 17.005 --Floodplains ,Ati,`-!' • • The subject property does not contain any areas identified on the Flood Hazard a` "'' '' Boundary Map for the City of Lake Oswego. The standards of this section do not °�bu apply to this request. R `; • 18.005 Access The site plan submitted with this application demonstrates that every lot within the proposed townhouse development meets the street frontage requirements. • ' z.. 19.005--Site Circulation-Driveways and Private streets • Access to all townhouse lots will be provided directly from Cervantes, No private • streets are proposed. Driveways will be developed to city standards. The provi- ' • , sions of LODS 19.025(7) require that driveway widths not exceed one-half the lot • width, or 24 feet, whichever is less, In this instance, the townhouse lots are only 25 t. :•. feet wide at the frontage, The driveways are 16.5 feet wide (the minimum neces 410 . - . , sary to provide for two side-by-side parking stalls). This width is greater than the f X 12 A • 50% of lot width maximum. This section provides for a waiver of this standard, subject to City Manager approval. The applicant is seeking approval of such a waiver. 20.005--Site Circulation-Bikeways and Walkways No bikeways are identified in the Comprehensive Plan which would affect the W subject property. Therefore, standards relating to bikeways are not applicable to this request. Pedestrian pathways are installed in the common area along the south property line of this site. VARIANCE REQUEST: As discussed previously, a variance to two provisions of the Hillside Protection Standard will be required in order for this project to be constructed. LOOS 16.020(7)n requires that • development on slopes over 50 percent maintain at least 70 percent of the site free of strut- ' tures or impervious surfaces. The proposed project maintains 14.5 percent of these slopes free of structures or impervious surfaces. LODS 16.025(2)c requires that no more than 65 percent of area in slopes 20-50 percent be stripped of vegetation or graded. The proposed development plan provides for up to 76 percent of such areas to be disturbed. Because of . the central location of the steep slopes on the subject property, compliance with these standards is not feasible and a variance is requested. • • LOC Chapter 48.650 states that a variance may be granted if it is established that the crite- ria listed below are satisfied: a. The request is necessary to prevent unnecessary hardship; • r-► Response: LOC 48.650(2)a lists the following considerations to be used in determin- • • • • •2, - ing whether a hardship exists: . (1) Physical circumstances related to the piece of property involved. • Comment: he variances requested relate to the steep slope of the subject property. Further, the central location of the slopes on the site limit development such that there is no alternative but to develop on much of the steep area, The entire site is 10,622 square feet in area. Of this total, 5,630 square feet (53 percent) is made up of slopes 50% or greater, and 3,025 square feet (28.5 percent) have slopes in the 20 to 50 per- , , cent range. The terrain is moderate for the first 20 to 30 feet front the road and then drops steeply through the central portion of the property. Unless the variance is granted, this property cannot be developed for residential purposes. 7 ,w di • a N 13 . C/ J (2) Whether a reasonable use similar to like properties can be made of the property without the variance. •',ro' J, : A . ' t Comment: Other multi-family uses along the north side of Cervantes have structures developed on slopes well in excess of fifty percent grade. All adjacent properties are ''4;;, developed with multi-family structures similar to that proposed for the subject proper- ty. Unless the variance is granted, the subject property cannot be put to a similar use. . (3) Whether the hardship was created by the person requesting the variance Comment: The hardship relates strictly to the topography of the property, not to any • action by the applicant. •a (4) The economic impact upon the person requesting the variance if the request is denied. Comment: If this variance is denied, the applicant will stand to lose considerable monies which have been expended in project design. Services for surveying, architec- tural, and project planning would be of no value if the project is denied. The property owner would stand to lose even more due to the fact that the subject property would be unbuildable without approval of this variance request. • , a b. Development consistent with the request will not be injurious to the neighborhood in I . which the property is located or to property established to be affected by the request; Response: LOC 48.650(2)b lists the following considerations to be used in determin- ingwhether development consistent with the variance request would be injurious: (1) An analysis of the physical impacts such development will have, such as visual, noise, ` traffic and the increased potential for drainage, erosion and landslide hazards. Comment: The variance request relates only to the percentage of slope which can be • impacted by development. The granting of the variance request would have no impact upon noise or traffic. Obviously, any development upon steep slopes increases the potential for drainage and ero,on problems. In this instance, however, measures are included in the proposal for control of erosion and storm drainage. The soils report provided with this application demonstrates that the site t,an be developed without • ' it landslide hazard if the recommendations of the soils engineer are followed. • 1 • • (2) The perceptions of residents and owners of property in the neighborhood concerning the ' incrernen,,4l impacts occurring as a result of the proposed variance. Comment: The public hearing process allows for the residents of the area to comment .� ~ upon potential impacts of the project. An initial meeting with the residents of this0 • • area which was held prior to st1bmittal of this application, as required by City code, r • • t . 14 . l: - i. 'r P !• The only concerns expressed by area residents related to provision of adequate park ing. Development on the slope was not noted as a concern, t r' „ c. The request is the minimum variance necessary to make reasonable use of the property; Comment: The subject property is zoned R-0, which allows a maximum FAR of 1.2. The total FAR of this project is only.693, or 58 percent of the maximum permitted. • Thus, the applicant is proposing a use which is much less intense than that envisioned by the R-0 zoning district. The Mountain Park PUD Master Plan which was approved by the City shows the use of this site for four multi-family dwelling units. Adjaeent . d properties which are similarly zoned and which have similar slope constraints have �* r n been permitted to develop at the same, or greater, density. Based upon these factors we conclude that the proposed use of this site for four townhouse units is a reasonable use of the site. The only issue under this criterion, then, is whether the site could be developed for this use in a manner which places less development upon the sloped portions of the site. As shown on the slope analysis drawings on the site plan, the r. steeply sloped areas fall within the center of the building envelope of the subject , property, as determined by required setbacks. Thus, there is no opportunity to build in another area of the site such that the slopes are less affected. The units proposed maintain a small footprint by providing for living space on three levels. The design provides for a modest living space which cannot reasonably be decreased while being compatible with the surrounding area. Therefore, we conclude that the proposed design provides for the minimum variance nec essary to allow for reasonable use of this • property. - d. The request is not in conflict with the Comprehensive Plan. Comment: The policies in the Comprehensive Plan which relate most directly to this variance application are those which deal with problems which may arise on hillside properties: landslide hazard, erosion hazard, and weak foundation soils. Develop- ment on this hillside does not conflict with Potential Landslide Area Policies or Weak • Foundation Soils Policies because the soils study submitted with this application • demonstrates that the site can be safely developed without risk of landslide or struc • - 6 tural failure. Erosion control measures, including methods for controlling storm water run-off, are indicated on the plans submitted with this application which will ensure that the project does not conflict with Potential Erosion Area Policies, Other policies of the Comprehensive Plan have been addressed. It has been shown that the proposed '~ ` development is not in conflict with the applicable sections of the Plan. CONCLUSIO1N: • • • This report has demonstrated that this application for approval of the proposed preliminary subdivision plan, development review, and variance conforms with City Comprehensive .: Plan, Zoning Ordinance and Development Standards, Based upon this analysis, approval of this project is requested. • 15 �•' , i •I/ 'l r • t , 1 yas� . • • •.1 • r , 1 1 J • • • • • • . • • • • • • • • • t , BALDWIN HEIGHTS . f DM\sITY CALCULATIONS A. Net Development Area = 10,622 sq. ft. -0 sq. ft.Streets = 10,622 sq. ft. B. Deduction for existing dwelling = 0 sq. ft. (No existing dwellings) t w C. Calculation of Density Transfer Area - There are no floodway, streams, wetlands, stream buffer, or public open space/park areas present on this site, All of the site is within the Distinctive Natural Area for Mt. Sylvania. Additionally, all of the site is within an area identified as having potential for landslide hazard. Portions of the site are over 25 percent slope. Therefore, the DensityTransfer Areah s .4' 10,622 sq. ft. �. D. Net Developable Area - 10,622 sq. ft. y. Density TranSfrr Area - 10,622 sq. ft. Area for Density Calc. - 0 sq. ft. . Base Allowable FAR = 1.2 for R-0 zone Base Floor Area Permitted: 0 sq.ft. X 1.2 = 0 sq. ft. F. The subject property has been determined to be stable for construction per recom- mendations in the site soil investigation by John McDonald Engineering (see report .� submitted with application). Therefore, the Density Transfer Area may be added to ' the Net Developable Area for purposes of density calculations. Net Area for Density Calculation - 10,622 sq. ft. X 1.2 = 12,746 sq. ft. W'.. G. Total Floor Area permitted = 12,746 sq.ft. + 0 sq. ft. = 12,746 sq. ft. Total Floor Area proposed in this project = 7,360 sq. ft. , S Nnv : 3103 di EXHIBIT i ____4._ tSD 12-93ft+AA ` ,1 r e «. ,' . y .. a.,........... 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VERTICAL DATUM • •u • 4 / • '' 'A ("" 1."8•b -..�✓ 1 I 1 Y 1,1U114%4(Hrp111N11U F '. 1+ AI tU 1 11/ IAYI IISM f.0 UAfllu A'�ll/Sr IAAI ROAD �`•, A••• 7 f10) 1 j /`•',t J:IM,14 41N Ip A111 NSIUI 1'ANI hI1 0.114 S p,WlGRO p/!!! .Fi ! ♦ ~ - _ - _ 11 , 11Jp 1 11I%gN(14A Ulllltl AI IIUIt 14At IF14N1 lnlll)e!1 4W1 •. •.. a - .• 1 1 I N.. r p / "/ n« p tS GXIS ING CONDITIONS N..�,...,Inl ' ' :MITI; t)LAN UA•YFN wpm • COMPASS CORPORATION /.. .......Iw„t LYNNE MINICIIM etlr[ 1 1) t �1{Y11�r III IC'II1I'-1 y .•:w �... ..1•.1 � ......s f.wvl..t MA1� dpldnUY[AUU0U n. IA I3A 1) 1 A • • •41 .!1!f•111.1 41.a.,_ _ • ��• �.w IZIW^u IA[K mete,4UpG4N p/[]e 1•11UN11 API Jal .. U • .a N(1�/ 7. 3 1.303 EXHIBIT 0 . , 4110 1 . 02- - + r ,, . . 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'"' ' ' 1 i 4, \11 ii... s....,,ll , I tit 1 il 411/ /if i . y . , ,..t , 1.g.,'"hrira 1 r 1,1 •, r h., r -.-,, N., II ', 1 ,,,,,._.- _ /// , -., . i'l . • , , .) „ ...I :Jr• `7.... . , • -I „,,„„,,,,,j1, , „.•,. . • 41 - ,\k. ,..... ,7, -,--1-ii, -=''1.-,, I 1 i .N.V...t 1.1 '. 1' /1 I i"s / 1'. )..: ; mh 1.I I I I •‘ . ' ''i I 6 ..' . ' i',... \ i d \\: ,..,„ ,...,/ , ,.... \ 94.4.11 t., i i I:',. ' StahlItilt/Whet De l e Or .11..1.. tit /I' IliiiI/i‘ -.'• , . • Fa. I,b ii If,. -4.r.::kV.„ •1•.filir.•::p.....I• k, -" ;!,/il \-, --,, ... 4(,/ 4,;. 0,...,:i, '- ,,ha tiltjay...t..II •-•••.'./.'-4-- •.:/ 4 i'''''.1'N nunn imhht .1 „, '' ...1/141.; • . Ns:4''''.."'"" oh twgilattl„44 i i f\'''‘'. ‘,\\N # ,'-‘''',..'41 4. ' g ' g .,,Vt ' • a 4.."''..a.`,C,14,4 '#4.'`P',,,....., • '.1. ''‘' .: 1 / /IP 74. -:.''''.titt:'./ It 1"; .1''1, lh 1 g ts 0 440.....hi \ 7*•••.•.1,1' 17f_f,.., .,1.444.*'N 91: ' „ '•74441',91 ,:"4 f I : , 1` i`,".+„"4:711''''' (4`....,,..\41•. NM/ s.\\:., ''.1 0 101% 1 '-, , 4(i_1,, I /..,-:,s-'•,".-"14:-, _-- ',' s. * ., ,., i...: ..•:,..00',0 4,t,$' - . ' ''11` ., , ' ,., • • ' vm•..-.-r_.4..\i(,, A i *4144. ' PK,N)31/, •-,., ' ' Atti, , ' 1 i.,,,,..„......,,,,,,,„It: .4t., ,. II, i ) .,t)x LETA "' 11 .\ ) • 1 1 . • ‘,,,., LLON:ANALlailU HAP I: .ANI t'll'g 4 1 ite-%A.... .„.'.. ,..: 1,1," 7 "4;-... , ' ' ill. r......... .}..,• A ,,..)i \f &• IV 4 t .• -4. . • . ....ei.....on i'wish 114.he,,, 1,1"4`,....,111• 44 ... h / / 4/4'. • .-..' !=1:74;rt l'•'-' ....z..•4.444.4r...., . Ah '•"•,/,, 4".;.•4, ,„.. n lg. I l'AIINIMI 1.01 TAIll.r. . . ,,., I I 4 1,V h 1 1 ; ....,-,-1.. y / 1 - ,....., - _ . . „......,_ ottAvo,,tatm-niutriou orninrice, "I'''-',11 .'-'7.1 ' i • .• ' .4.1, , li. 4111 . Y. . ".'t 41. "'r,r! ..." nrr 1 I Ot,IV:111 7.4 .• 4 I: ' =1.It.614.1*41 1" i I 1,•1 lami 141.4 ili 11 I Int 1....6•1 ..„.1 leee,-...;.• • .,. le. HO el. le, I it I . ' i . .-••,.._ ... .-,,..tt_,.., .....•, ,) ; .. ••••_, i .. , s... ..... . • ._. ,.. .._ _, pitorosu DEVIZOPMINT . , SI1T PLAN ..,0 COMPASS 7ORPORATION LYNNt: WWII ar./1 ikowit.c a0.4141141 11.4.....0 I, isss sr lit...mitt 1441,mit II [ 'JAM)WIN 111.11till'N -VI WI Mt .........44. =4=1* 9t11:: tri. Mkt 019199,0111190/4 97033 puma 014 3.1011 .N011 F. 3 1003 . . 4 . . . . 61 EXHIBIT . . . • • ' ' 60 12'91 C.4 at . Ot • 1 . • i • . II . • I 0• . , • • 4 DAM Issi I ..:.. " Vaal • NY Mu...u.Y 7 rYrW t1.6UNAlor.IN • u rr.•a+.•.n 1.aao.n b rm r.• ' - - ._.....—, PI Canalboat,1•04 1 r.• r.t .; ..: �fe� IN Dv Dm/N 1 St Pock e••••.• WC114 A--•- 4 - --- •• .�.rJ.Gs`�uq►111 (-�� AOA trr W>r ! r.• tot W - ,��j'� r*y� _ N ANN IN122 II 17.Ir3oc �,• 1 �r� T NI NON 7 lr.lr See ®-,........z...._ Y/�i, �`/ Fn.ufq �. t..�., CC [�ae.rn'w M s Jr b•t 11�ofi/ ILl r �r' a 7r le �if' r '1 flilq.t. 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Ir•a l'i --...........2.._s•-•.,—.-4. ......... 41"-• 1 ) 01111116 **4."-44,,--„.VI y -- „rp, ............ I vd11 c b raw rot —? .. G�/� *&Oa 1,- MAlOV1Ir�dK. ', 0 . r•a•ra~ tl'ra 1 ? `. `, / v ,�. 471d0 (11i was aown 1 A 'N •, • 1. , ... w...- ►N1i�r.dnovdbnvunle....u....w.l.al goad «scut!vi.or +..eY1r ..•••t Oramalb.f+w'b.OYb --- ,w . . ' •le.,,. µ. ` ae,.",--,. e --.�n%• �l.=:,r'41 LANDSCAPIR HI.hs1NTONG .. _— 1f�� -�. ' 0 YL Mr*•e4o,.r7tl pssnq PLAN\ tt.., bn.nrww% In rant n•Ilm s/l • • m p.m ti•r.m ern ti-"� " / Y441'11.1 al/. k)WINn.a Mr Mi al.7Ylr1•YIJ . LI • ..t.14) ay �... rai•�Y•4. It. OlOYION , s 10.40.y Oa. Mal e �� ��..•tuti11/1N"rr• A. Albd�a»a.n..b.Moa•1w.haw ttnenr l.ln. It Aldo .t. 'f wait +0.11.1buva..at rr.w.11tt.114• ra� rw.rw le w wry ,1 al,•..l has 11.... .11 I. ....red b.alaa.ka..•0.4I.o.1.,1..kr.a.r.Ito g EXHIBIT , /tNMu hOrr at t• 410 • �....j �. �r� 1;30�i , r !Sc) 12=136-1-c.1 A 40 . .. ;i , . � 1 • c yi' 7: t' • Jr °1.' + . III r II 4 1 1 J 1 f • .. r•' :L *, / ..1•241.,...a*°. r:.*:/':* ..../.2.'.. ***. ' ,.. / ,. • �� : • ti, 0:18 CM11:711:(:'4::::7:;4":4E4141:11A14:601AVEViliC '' I. .* . . . A V n.- . !4 ' 1 v •y. 1 N ' p �.' �v ♦ • 1 ' y• �• I rr. INN. • v�I• • 1 r - • f Imo{ . I • K J ° 1. r � {C i 11 i If• • J ""httl".." R �1iOila 8 .10n� .« ' ° Ii ti i lMR'M) UaIMT.. V�� I^c Ulll ..y Vl » ,• .q :.::: •. ra>sJ;a. • �n .., :. I - _. -1; ,_7s ' "1I I -wos.r k. , ..n64wer L A I ra. I 1 w I `\`}. e I M . i I I\ rw I .. R , 1 I I I �E� :��. I i ,f i I CNIIJ ENTRY I I I I E Nf[.l' EN1RY i i I . , d 1 i • k C1altidi/f UARAfiE' uAFL1aaE � uAttAuE _.. yy 141..Mr ivl�� 9 ..�� I °a:.wrI' hn:aww �'G7 �•�*' I� FVt[F. Ft�YER � •tR3 V ...-,- V V ,.....,ti_. r . _ .... ...•,, . V • • ....,.. . . • ...„......_ N§ ‘. ...,., , . , ftl (^ PqR NA[t 4 -=i r--^.1 NAl-1 NAl[ 3� NAZI T r.«, 9� d L--J r.w, .. rK a ._1 . el „ y " C r r ^ rl... ( 'j �1.1 `N(N '�1 II 1� ICIT Ir�N 4aS �T I� 4— I�ITGHoN i 1, M KITCHEN v �1 -,w L.1 t y ., a � 'r ,llf ,,.v I I ' I 1 11 e v y"` e I 1 I i,.. . o Q • aW I Cwr.4, ' Iwu1R ,, �r..R 1M f 44 tr3 VINIIICJ DINING DININLI [ MIii A *Odor ,' lil o °'i 11.04....1'" •ti LoLC:I, DECK { MCI<. a`� o .�1R,,..- ..71.., �, it b^b , • • no orb or 661 IYY Mill AILA. MIt IMYI ,YY W/1 All A. link 1R.r tin NN l Uy ANf A. loin.4M ,1.WN A1+1IA. RR l M law • 1AM M,bN rlbN . 1 - '. 1AM u•in 1A641 to in h,a NbN laa r�W N Ira 0 n N FCC 1 n .i •�f 1,1, 1.4 ..�. .NbN NCRtN .�,.� ,NWN ..a,. Inbi. ,, EXHIBIT I �� :' .,.� MAIN LE /EL FLOOR FL.\N . t { } rj ,. Il+ n ♦.IN 60 12-ci3 of f l h.0 9 . r i, rYhww ' LL! t LitgOVi 1993 . • ,.. ; Iv Iu. m i ,,,g. " - cfMr." i • o,r �= ,.,:,;;,..- a .t ..ki opo, i unc iiii g' H HL lL • ALL i .„ ® 4, 1^t ok1 I C E i�1,'` • I h1HC'bM M DORM II) I (I! LIONNI I) S 1 I .I<3 Pl o • r` I 1 I • ° plp,c J ,•.�?" �:.. .. 1 ie t .w• 'GEC`• K 1.. -- _, I DECK DECK I _.._ *a� 41 0 .4. ...... , 'j q1 21 • � } LaM wr Hs- ww>•r♦♦.IM 1 y�'����� \ �"wo hrw.wlyJ -waits�\U n+.11N R N 'wurww.YwU 0^kl to. �. H u I I 22',t7 naal u+ca + • • ncioa utia • 11w `.an I.N W W+1 n(%X7/JM'a MA'kIN Akio*. - bi'aei`••--. f..* II+..i IR. 4* M+bn ,•.p \.Id I. la:i f.141.1 IAn/ r\.0 �p a.. ]3 LCW LEVEL FLOORLary '. rya ,.b� ra "�iu R 14. . I i.i. f g) i-— it-rt • ♦ / 1 C".) . (f7ii . l .• Y` , • r. s / .ii w -iY ti ..1. 1 ti a P I i ry' y S1 ' K ;NOV, V 19013 ... I I I r 1 r —+ I I I I I I I I I 1 g1 • ' nrnc 41T1C ,L 1k- Ar11C ATTIC ,_ a�� 7....ar............ 102"4H 44 Re = • ,6,.. . ,i)1 . .. ,. . ,._, ,,, ,:,, lii ji-_-_\...., 1 - 1 1 ---r- ---:' - [4,...-] I .11tl t11K I ^ lr -;e Irr:ra I ,Ii t111C I r_ 3 . '''. ...„I LDFT I I LOFT' I lw..l x." I LOFT I I IOFr I 7a e) '��,. r.R • I p.M1I . 4 • 1 ♦Y.R.• MII>• IQ p, y �' • I I I I . ,1 I I �... I � g nM ,.- __YT 1..1. WgM1 1 1st 6 IA..M111r✓ I I OM N*Km I v. 'M I MN b 11Y. I I l.«14 Wadi I '� }_ e.g. N.1 tld111 Rirwf � RM t1Al.1 1.1 .1 RM rt�IH 1t� lt+v tl n,NM 1.W1 E Ire <.,, f �� � �.. 1 ,� ,, I 13 QUN � -� l� I I �_ 1, I e$to to w _ . _... I I ......_,_ I era N V. lttK , DECK DECK DECK �' d i 1 a. • ��,1 .._..-. I. -�I �- 14`. -1.-...fll--- r„ top o ,,� to u 1 tt� t . r.....I-" I 1 I tl1 CFI N ,I 4' IM lM lit Q F (p 1 �I+iM11 WU 'n V�wrt.wU M U�MIWU h , a.to Ni; ,t e •AM MLA. AMA. AIICA. 4 ..,11: , I +. I,M MVI1 0..1 .14h IhW 1111.1h ""4 NI,R 1 EXHIBIT r_lF War • 1,• NuRTI-N yi E1), UPFER LEVEL FLCCR FL4N r ;� lit• 1- ,♦ M n -, ��,/1 �' c., • I I J ICE .v�..-•.�.�-j 1,�-� ff 1 I j War. t0 , 'JD `��iVG `r 11 1.1.1 n ' I i . o 0 0 * 1.. ;%li f •...>A well.M ' ry ..... ©V•I 3 .� �ar/ .I.r.1 - ( `11 ' ,• Fly .N Gc.h1� A ry._+�•--1� �,�, � _.,Q•.. _� • /. • _ �y iiiu 'i ilv _ r„. _ _.... ..._r _. [-.1 ,. .. ,Z-.7.--:I 1 i i 1 eill . . 111 22..0' 7.1•CY' 1 24'0" 22'-0" i A° NORTH BUILDINCx ELFVATICN - Front Elevation From Cervantes gr'�' :.I FEET ,.h.. I fd , . . ri_ J _ r' V• f • I w..... 4 t ui.,l k y C ,•_'' lMn T .. �, .__ .m cif. . �• __ -- -. _ tIM!•l Il0c.C.1 O( r1 �°.. FJY� t . 1% e tea, or-i 7 a a MAW - az� - - -- _ �,� _ -_ ..t t.7 L ... �pp O •+ 1 , - _.—�, Aso _ _ C11..I d. ; 4 EXHIBIT ai 3.i l41 it Jr u tl v/.I/ 'ivy �/C4�I • 1✓A IY II.�..., n Yd ;• �;�Y it I a .I WE6T P_I..IILDINC� ELEVATION - RI8ht Side Elevation I' ,, (s . , 1, r I 114 r-----, _ LL ,.,1441 .O Y: 4 : ,.... 1, G .l`. , y 10 �, .vi.....w../Nli.l _ .y+i'.II r IS /.1% ,.. Pt E1 Y,. ^ '•' i .. •I r,l J • i, ....,........ `if (.; .100.0 Mrls. 1 i.1.r.,l �1 L �. _.. _ _a I J r - a iJ!� awl E • Imo•\�aI . It' Atwell- 1 l � _-�I3 -a_I l(w.M. i7i ■ ip li•'. r ..� 'M .Yrf fIt ; .1• T � �i I * {. � t � ,'*' . c; c / 1/4 / % - - ! N. :::1 -= M- " -..—.M..---- ,' .1 , ., __ EE. N• %,..'S'‘'..\.. -%.)' \\\ ..N. -• • R •YY •.' ;tti;?}_rr;Y r' 1'.�hh y 'SSS • rhyi''•'. .^✓V�+f,'{r' m • I % ) \ . ..,...%:ON, %*..,„,. ''''. " •% :.%,..‘•••••4 \ 1.21:'.'0 II/t ° \'''$,::::X\::. . IR.'.A emy•%./▪..j" :P. .41.4;..X.:4.• S 6) (..) lI ` A.I.•:.` h I h " JL••�••••% , a) p Ina .v✓ •••� "T '- . C x.. N f. a to .AN N y •r:$• • 1 f[3 tp«11 r I I It Q 1 �� n .ram BUILDING EL V.=iTIQN - I v 1ion rtz+m Fear , 1/4 5nr+ - EXHIBIT rGCr � � 0 0 , ` L. e ,NOV., 3 'I'3"'i • , . • i1 .. '-. .. . fficry.11 i i I rt ,. - 1 • a,...,.a�........ ,, I > U a yt .01p i••.,. . • , •i4 EAST EUILDINCx ELEVATION - Left Side Elevation ; EXHIBIT gl m . yr . r Ir r9 r1 �' 14 . 2. � % . „ I r an, c‘i rLET i X d, SD 1Z.a°0 e+0.1 a Q N a _v1o�i,ram.. X R----. �11 4-11 .-. Y r . y e " • . . • • . . „• • .• _ • ' • • ' • •* • ,• . • . .` • •. , • • .•• • . • 4 V• •. • V., 1'14..• , •••• • v . • • • • v •.•• • ••••, V .v• • 4'• V • , • . . . • •.•• n 4.... • • •.1041 . . • v • 4• • . v • . • • •• • 61. • v ••• .. . • • • • • . • • 1. . • .0 • . • . .16 • .• 4 am • . " • , ., • * • 4 • ,• • **4 • . - 0: ' ' • . • L '' . • I , , 1.•11 per•.....•. • .. . •.. • ,.N-- •.. .... ,..' ii EXHIBIT '.. .. iIs ( . RUNOFF RAPE WORKSHEET • ..ZZL1A1_I , 4L . ' Project Name: , , , 'NOV 5 1U3 City File Number: • 1 1 Computed By: � .r / , . Date: di /9/n '' I. REQUIRED RELEASE RATE +rO=Year Storm) 1• Total Site Area' lowice-tot ,24( 2. Existing Land Use ,V -.. . { 3. General Site Slope ...i250,4 t 4. Runoff Factor (use enclosed table) , Cexist", °.. 5. Longest Travel Route of RunO se • • • • • • a • • • • • • e •JZ" feet 6. Drop of Runoff alone Travel Route /5' feet ' 7. Condition (overland flow, channel, pipe, etc. ) eddq•. 0 .p • 0. Time of Concentration, T t (5 minute minimum) ��--++ c �• d h - min• (Use nomograph) . • 5• a • '��)�z� c e 9. Rainfall Intensity, for )—Year Storm I .�jin hr (use precipitation table) s / 1 10. Peak Runoff Rate, Q=CIA • /�f (line 1 x line 4 x line 9) . e • . • . . . -• =s • . . . . . es .Quk / 7L cfm • II. Developed Site Runoff Factor - . . 11. Impermeable Area.ti t . . .Aim Q+d ac. 12. Permeable Area AP (�Q-ac. ' 13. Runoff Factor for Permeable Areas (use enclosed table ) . . • . . .0 e (A1� 14. Composite Runoff Factor . (line 11) X (0.9 / line 1) .4. •/ (line 12) X (line 13 / line 1) 0 • . . . e e • rCCOmG1•' "'J"' , f 15. Site Area (line' 1) X rcomn (line 14) . . . woo. . . woof9/r'S , III. Detention Volume Required ' " 16. From Detention Volume Work Sheet. . . . • • . • • •VOI.s f ., . ( cuff .1.. . 1 1 1' ` • DETENTION VOLt]ME WORKSHEET Project Name s t- Ci/Grit// • r City File Number: irrra -= STORM ' Sill-yi •AREA•X• �INL OWE RELEASE STORA " � •uc '.4444444 VO • . • • �i TIME inten C comp . D X C line 10 • p w E F X A X GO � ' mins. in hr line 15 cgs eta eta cu . ft . 5.00 3 .43 e),/b�• 0 a 6.00 3.14 1 c9''I( , QI2s.- tit..Q r 7.00 2.91 Or LJe. 8.00 2.72 �; a • 9.00 2. 56 _ , 10.00 2.42 •1 • i 11.00 2.30 . ••• r ..7----------------- .• . - ,,,' 12.0 0 2.20 " r 1 r' 13• .00 2.11 1 ,• 1 .., . - 14 .00 2.02 n _ 15.00 1 .94 16.00 1.86 1 • 17.00 1 .79 , � 18.00 1 .73 .� • . 19.00 1.67 , 20.00 1 .61 21.00 1 . 56 M y 22.00 1 .52 e y 23.00 1 .40 24.00 1.44 25.00 1.40 �. 30.00 1 .24 • 35.00 1 .13 , 40.00 1.04 • , • • • �2s i• • • 1* ' ' • • 1 • • • • H (FT.) + • 4. 500 ' . • 400 Tc (MIN.) EXAMPLE goo • 300 a,. . Height a 100 Ft.. . '• =- ISO , le. 200 L engths3,000Ft. • : ' r' 150 Time of concentration el4 Min. =- i0® • 1' �' u o �100' L (FT.) "' 4 "" q*e � • - ao ® ,`. e z -- 40 •a r-•. 50 `... 5,000 ® ,,. a r--• 30 Q �3.000 cc = 20 W Nate: '+.. „� x • ` 20 U . nomograph Tc for natural 2,000 "v► .t . 15 Patine with well defined channels, o ... 1500 z,`` roi .. • . , , low on bare m - + u N „- 10 •arfh,ond for mowed-gran-rot �:�r0 + �� !. ' de channels., z ,- o : For • 'rland flow, grossed sur• Liw On tsi.• faces, lliply Tc by 2. "' • aE r4- 6 o 5 For oVarlon � •w, concrete or 500 �:. .._ 5 I•", •. 4 asphalt surface• multiply Tc ti ,— 4 s,7 by 0.4. x -- 300 3 For concrete channels,mu, •ly "� �° 3 1p c by 0.2. -• 200 2 • -• 150 r' 2 • r • • l l �� � Y • �.' � 1 w • . Bored on study say P.Z. girpich, ' Civil Engineering,Vo1.10, No.6, June 1940,p•362 " Fig. 1-46 Z. . . . , '- Time of concentration of Email drainage basins. • • , . . , , + • • • ' ` t 1 •. • •• , , • ' • v • I I N',t •'1 '11' h' o' 1 .. • RUNOFF COEFFICIENTS FOR THE RATIONAL/' METHOD ' '► • • I,•4. i • 1 1 1' I t, a'<rr j . - 1 ' 111 1 •, ' ' ' ',. 1 Pavement & Roofs 0.90 ' , 0.90 0 j'"� ' ` • Earth Shoulders a 0.50 0.50 " Q,50 , �'+i� ,I • Drives & Walks • 0.75 , Q3 0 Gravel Pavement 0.50' 0�©5�1 11 i 1,',' ��: 0.55• • 0.60 .• 1• t. i,1 City Business Areas 0.80 ••'+•' ,•0 85 • 0 86 J " • Apartment Dwell I ng Areas 0.50 .,•''' 0.60 0,70M ; ' Light Residential 1 to 3 units/ac. 0.35 ' ' • 0.45.)� f1 ',,:• ' ao• » ` Normal Residential : 3 to 6 units/ac. • 0.50 '• • 0.55 Dense Residential : 6 1 �' 0.60 '••� •'• � '� •� •�`• Lawnse '11 `, • , to 15 units/ac. • 0.70 0.75 0.80 1,,f• •,'�t.., J t••• !Grass Shoulders 0.17 t' 0.22 ' • 0.35 '� ►+1;1f.. 1l• ; 0.25 '' !Side S1 opes,' Earth . ;... •. .. 0.60 0.25 + • i : 0.25 Ir I '' g Slopes, a „? 0.6(� 0.60 1 'lI.,1 �. ide Turf: 0 30+V,1�,.. 1.•t..,, { r i Median Areas, Turf 4.30 I � /� ►� ;!•�+ �; Cultivated Land Clay &'Loam o.so 0.30 ► . 0 + �' ;� '`' ` ' Cultivated Land,. Sand & Gravel .5525 1£ 55 Indust ial Areas, 0 ' I.I:'' ►t ; ` r r as, Light ' 0 50 4 ; 0,70 . 0.80. .�� 1 1 1. ,t 1, Industrial • r, t' 1 1 11' . 4.8,. , ,"; Areas, Heavy . . ..� • t• 0.60 , !�'•;• ..;, „ , 0'.80 0 90 ,. I 'j �' �....iJ. . {• Playgrounds. & Cemeteries L,, ,.„ ,, • ., � • 0,10_•.,. , 0.15, . '•,, ;.,, 1' �?�,�.�, rounds. 0�25 t Woodland & Forests 0.10 0.15 `,3p fit. I'''r '' Y ' Meadows & P• asture Land0.15 • 1 .3 •,,• l"" • 4� Unimproved Areas • 0.25. 0.30 ' •3 1. ! 0.3q' 1.�• ' 1. . • ,�. ' ' .,Ip .• ,. ••I., P..Milt'..{i ..'I, 1 I , • 1. ..'I. .I , , , �4 ,U .I . I „� ' t1�/•.rt ' J A it. 1 i; ,� .'' Ii • . 1 ••t,f ii:V.�; ;.f,t l'ii,,�1 • ti • J- ' • 21�./.2 Rainfall Intensity 1'ili , ' •; lu j�'1 1 • +� , ' The a ,, • r rainfall, intensity" "i" indicates the"severity''of the :rainfall'. Rai '� r, , ; � ;rainfa ' '� ". ' . intensity is related to the rainfall duration and. the statistical• 'recterep p interval of the design storm. In the rational method' the rainfallintensity, , ,, I I corresponding to a duration equal to the time' of concentration (Sec. •; . '•� {t is used to ca c ate_ the ea �'7: 3 • 1 f • the. yl , p k,flaw. The rainfall• intensity can beselectecrfpp �' ''',i,'•,,,'l . appropriate,, intensity-duration-frequency '(Ir0-F) .•C0rve found •t'"t" ,�",'ku,`�"'" ' j - ' • .. p•. t..• J.....1...!L.A..1.JM ••1 , ,..,...M: ,e ,I,„1 t IA, 11 ijIt1 ' • • I. t,t. f' • t .1 H.11 pl •.r, > I 1 i • • 1 1 ""' ' • - • I ' a. • I - . , .•I,• • .• .,' . 1 • •, ' I n I 0 • • I V ,p MAN-MADE CHANNELS V ABLES LIST: Y - FLOW DEPTH B - CHANNEL BOTTOM WIDTH S - CHANNEL SLOPE 0 - FLOWRATE M - CHANNEL SIDE SLOPE N - CHANNEL ROUGHNESS VARIABLE TO BE SOLVED (Y. O. B.M. S OR N) ? Y ri. } , O (CFS) ? .24 RESULTS B (FT) ? 1 ======___= M (FT/FT) ? . 2 Y= 0.27 FT S (FT/FT) ? . 03 A= 0.29 SF ' N (FT^1/6) ? . 1 P= 1 . 56 FT V= 0. 83 FPS F= 0• 29 SUN"-CRITICAL FLOW 1 p= . i r•, <Shift> <Prt Sc> print <Return> repeat <Space Bar> back to menu ' ♦Q p_. • . . . el it , Y r .1 ti a.- p yy d • . , . . . , •MAN-MADE CHANNELS . , - VARIABLES LIST: ' , . Y - FLOW DEPTH B - CHANNEL BOTTOM WIDTH S - CHANNEL SLOPE , . .1' • 1 % - FLOWRATE M - CHANNEL SIDE ELOPE N - CHANNEL ROUGHN- ., . , • . • VARIABLE TO BE SOLVED (Y.O. B. M. S OR N) ? Y - -. ... . )' :, . . • 0 (CFS) ? .24 RESULTS • . . - I. , B (FT) ? 1 ================= M (FT/FT) ? . 2 Yrz-- 0. 8 FT .. • • .: S (FT/FT) ? . 03 A= 0. 41 SF , • i . . .'. '. ' N (FT-'%1/6) ? . 167 P= 1 . 7E) FT 1, • . • . v .. . Vrz-. 0.58 FPS • „ ., . . F 0. 17 SUB-CRITICAL FLOW ., . • . .',. , , <Shift> <Prt Sc> print •••••:Return.\-: repeat <Space Bar> back to ment.i • .. . . •:, , .. 0 .. .. .. . . . ... . • . . r . . . : . . . • . ' ' • • ,. • r . . • •, •. • •. t. 4 • • • I t• 4. I. . • I 1• • 410 • . • i t , • • • ' • . • ! '1 • • . . . A A. ' • • • I -. . , • 4 •• I I / .._._._____,_iperpao.,r.vces- 4 : .,. „. ... : iefr ...1),2&-elc&. i_:., elan pvaei /1;44d i1r/di . * 7&:C1 112//V/r"ft. ge., 4/0,vc.,ce,-- _. .. .e oh.)(9/4. • • ..... . • , / 7/`-�C�! ia I 2. .'" ''Al"ilf): ! -5e-92.?-_,..._._ . 0!..,.,3 .// ,=. ,1.?.5 JO ; I ______. Aw..e/AQA .,,,....dityi.e.. ..... . . • • • • 0 ..,,•• *_._.__.•_-...._„.»+_w..._ v.. ._.._..�..� ..�.._«._ •. --_• ,w.• _.w.• .. ... .., • c-.n.......w o.. ..., .. . rt, • . • • • • • • • • • • • • • ti 6, EXHIBIT • I (ate) JOHN McDONALD ENGINEERING 1� edir rc 1 , , SOILS•CIVIL•GEOTECHNICAL Ground-Penetrating RADAR , , 10116 S.E. STANLEY AVENUE Nov I C, •13^ ' • PORTLAND,OREGON 97222-4351 Jerry C. Robinson AIA 1,0., r , ,a• (503)774.0077 • October 3 , 1993 PO Box 23541 Tigard, Oregon 97223 SOIL INVESTIGATION FOR CERVANTES CIRCLE SITE IN LADE OSWEG O pi, The Cervantes Circle site in Lake Oswego is 100 b ,' in size and four units y 103 feet ff • investigation was to check onathed• The purpose of the site, presence of fill soil on the The lot sloped °� p gradually down from the street and then broke sharply down. Viewed from below, the sharp contour changes and the buried tree trunks confirmed that a fill was present. Boreholes were made with continuous sampling . were p g . Soil samples given hand classification tests to decide whether they were of clayey, silty, or sandy nature. Their colors were e the standard Munsell soil color plates for clues to thee to moisture regime and to the pattern of soil development. soil " t�, � pSoil firmness was assessed usin a driven by a 31 .5-pound weight dropped 1" diameter penetrometer ' `� kept of the number of blows needed to driveches the while a etert was ' given increment into the soil . p netrometr a • been converted and are expressed asequivalent Standand rdormit thelts have Penetration Blow Counts. Borehole #1 was made 10 feet from the street curb. 0 to 5 ' Yellowish brown silt with he top couple of feet and then withd streaks vel in tof dark reddish brown silt 5 ' Dark reddish brown silt. Definitely original ground 2 .5 to 3 ' Equiv. SPT Blow Count 12 Borehole #2 was made at the shoulder of the fill surface. 0 to 3 ' Silts of mixed brown colors with occasi ±gravel pieces . . 2 .5 to 3 ' onal Equiv. SPT Blow Count 6 3 to 5 .5 ' Dark grayish brown silt with bits of organics s`. 5 to 5 .5 ' Equiv. SPT Blow Count 4 65 .5 to 6 .5 ' y dark grayish brown with bits of organics .5 to 9 ' '. , Very gray to black silt with bits of wood, wet and soft "' 9 to 10 .5 ' • Silts of mixed colors, dark reddish brown, dark• .. • yellowish br4-'n and grayish brown 10 .5 to 12 ' A soft stone, black and brown silt, and woo d • (/ •111 Jerry C. Robinson AIA 1... • ;. October 3 , 1993 , 12 to 13 ' Verydark gray and dark reddish brown �i • ,' 13 to 14 ' Very dark gray, dark yellowish brown, and dark reddish brown 14 ' Dark reddish brown silt. r In the first borehole it was hard to tell whore the original ground ended. The normal soil sequence is dark yellowish brown, • then mixed with dark reddish brown for several inches before the ,, '+ solid dark reddish brown soil starts . In the second borehole it • is possible that the original ground starts about 12 feet down and the soil below that is stained from the organics . The fill soil is concluded to be not useful for structural 4 support. Removing the large quantity of fill soil is impractical . • Steel piles would be expensive for such short distances to firm • '` soil . My recommendation is to consider the use of cast-in-place piers. A contractor with an auger arrangement on a trackhoe can reach out considerable distances to reach various parts of the site. A graph is attached that shows allowable loads for different depths of fill and total pier depths . To make use of this the soils engineer would have to inspect the augering and determine where the original ground started so that the correct total depth would be angered . When cast-in-place piers are made the critical operation is • in having a firm base on which to pour the concrete. Where there • , is water in the bottom of the hole the end of the concrete pump tuck line has a steel pipe end section about ten feet long that can push down through the mud and start the concrete below the mud so that all of it can be lifted out by the concrete. Where ;�' the hole is dry the loose soil clods on the bottom of the hole can be thumped with a hand tamper on a rope to make a firm surface. However, where neither of these conditions are present, a PVC pipe with protected bottom opening has to be inserted down to the bottom of the hole so that cement after the concrete has set up, grout can be injected • Very truly yours, ,\<*,\) PROS �S �01N@$ at. #.p.*:/ /e. ' °.? c ' eet vyti��, a rs����o �. ; . �� p� '1('�Z,Y'4r45,N;{tiq'tt4 :e•' i ' I ' ./. ` p /0—! e- MI {Pa, 2`o® fb - I . 00 0 0 - • , , I 1 cil Al /4 4- x I ,''e fA© Pl C i i f NT S c /O /� G.. I I I • a • • ZO ®® I Prato c ' • • ; I 1 4; ' To //ie.°. Pe,0r V w• I I i • �s,¢DI f i I ! i i I 1 • ; • I 1 . �}LL9u/4, 'GF G, d�D J' � o/E' 1 t ; $©O b . I , fit-0 crp R s o S141r•Pry,• r i ; I I 1 I , 2. fo A ,rit/,v f-/e / c 7-r 4,4✓ I I I I . �•SA/ . .r /cr/ ow /74 L 3o• .Jo/G �ENr/ry /Do 41/fry •' 0i I I . I ' i I IIIIMIIIIIMMIlin I I ' ' I ' ; a • ' ' • I I '' JOHN McDONALD ENGINEERING • 10116 S.E, STANLEY AVE,i I , ; PORTLAND, OREGON 972 2, • • ' I I i II i f r ; I I ! i I I I I , ,i 1 , i F. I I I i - • , , I • }' n 1 4' •1 ji •S y{\a . . • i'r.' • b r • • I • • • • • • • '4. ,A d+ . • 1.v I ` • • 1 1 • • • • • • Phai„e of ______4iteaxu,,,,...."442:2yzadf•. Pre—App. No. Subject Property: Tax Lots Tax Map(s Address or General Location: �� P( ) AFFIDAVIT OF POSTING NOTICE : CAA , do swear or affirm that I am (represent) the party initiatinginterest a proposed *.ii o' .affecting,the land located at �'° '^'►-� 'y�fe j��'1 ,k, and that pursuant to LOC 48.801/49.301, did on the , day of c. ,r? Hilt)A,o.r g , 19 'personally post the notice indicating that the ,.''4• ' site may be proposed for a . 5-'1_4.. Ei c:f f✓;.s,' n /ti application. The sign was posted at 4p1r , -t,�t_ it, c cj I ,-•,i\e L.o j ' (state location on proprty) ;4 +This / day of 5:7 '7 ?r t 4 !r9 ` • / ,,. „ . • Subscribed and sworn to, or affirmed, _ before me this ��� day of � �.t, , 19,y� L OFFICIAL. SEAS_ °"-- 10.A.9/1..... L,L. ��tr.♦ � K�1tt�N L LIL E "----- . .• '":'">r' . NOTARY 55la' • a EGON Notary Public for the State of Oregon C� COMMISSION NO. C?2Ju"o MY CC6,EtISSIOH EMPIRES t'E9,:1,1gg1 My Commission Expires: a-a t cj WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO , City of Lake Oswego • Land Development Services Division b :. P.O. Box 369 , Lake Oswego, OR 97034 - EXHI- BIT' t—7 (lots) ON V 8 1003 . t - _ . ; ` _ • _ •,' ' •�e `♦ 1 ,r Art.' ,. '1 ., Y. • .. 1l . • r p, z r b AFFIDAVIT OF MAILING I ° { Q a • l- u: i • • b ,NOV, 8 1093 STATE OF OREGON ) ) SS County of Clackamas ) d 47 I, 1..._ill n e IL4,«n ;c beingduly y sworn, orn, depose and say that on /—"J-3" 9-3 , I caused to have mailed to each of the persons on the attached list a n dce of a meeting to disc s a proposed development at i n i , •'rt9(2•h. L/(Ati C; '" , a copy of which notice so mailed is attached hereto and :; made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were 1 deposited on the date indicated above in the United States Post Office at Lake Oswego, Oregon with postage prepaid thereon. w. fi.,04,14 .‘....f 1 'gnat Subscribed and sworn to me before this 4,4�h day of "C1` . l 9•�, ^`ti^ OFI ICil1l SEAL { �s M KAREN l LULt �' :;I:4,,,;�� � � t10TAR I'Ui tI IG • o., �uF) I� l:.' . . • c:om(.11R5ION !\l7 °:.:.3';' 6 .4i COf,'H:;:24 EXPiill'S�t5 a Z { cla31.0, _ 4 '( ,.. , Notary Public '' My commission expires: a .., _' '''Cl 1 . M ' 10 . : . . Pre—App. . .. . No,. 4 , i r James Neff Joseph & Dawn Gonzales Duane Peterson +. 56 Cervantes Cir 58 Cervantes Cir 7616 SW Afton Ln ke Oswego, OR 97035 Lake Oswego, OR 97035 Portland, OR 97224 • , Vincent Gimarelli C D & P L Criswell. Roxanne Alviar • 62 Cervantes Cir Po Box 642 66 Cervantes Cir Lake Oswego, OR 97035 Estacada, OR 97023 Lake Oswego, OR 97035 . Russell Taylor Zoann Brown Susan Potter Richard Taylor `► • 6,3 Cervantes Cir #9-E 70 Cervantes Cir Po Box 1764 Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035 " Grace Tr Brown Harold Chandler Laura Sullivan Garthe Brown 74 Cervantes Cir 76 Cervantes Cir #9-A 2211 SW 1st Ave #1802 Lake Oswego, OR 97035 Lake Oswego, OR 97035 Portland, OR 97201 • Joan Newman Julie Cunningham Darlene Helme 2212 Oak Dr 82 Cervantes Cir 84 Cervantes Cir #10-C Newberg, OR 97132 Lake Oswego, OR 97035 Lake Oswego, OR 97035 ' - 0' . , . 0 Kimberly Livingston • Timothy Wheeler Albert & Sarah Hirsch 90 Cervantes Jefferson 86 Cervantes Cir 1705 S 3rd Ave Park Lake Oswego, OR 97035 Arcadia, CA 91006 Lake Oswego, OR 97034 • Albert Tr Hirsch • Sarah Hirsch Virginia Barker Eric Key Martin 92 Cervantes Cir #11-E 94 Cervantes Cir 6534 SE 36th Ave Lake Oswego, OR 97035 Lake Oswego, OR 97035 Portland, OR 97202 Kathryn Sherman Helen Murray Sheila Compton 98 Cervantes Cir 100 CerVantes Cir 241 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035 • r ' , • James Clark Megan Clark William & Mary Jones 6000 Arizona Dr 245 Cervantes Cir 247 Cervantes Cir 'Y.,: Vancouver, WA 98661 Lake Oswego, OR 97035 Lake Oswego, OR 97035 • • • . Charles Criswell Ward Svart & E Viola B Jane Penter Po Box 642 274 Cervantes Cir 276 Cervantes Cir Estacada, OR 97023 Lake Oswego, OR 97035 Lake Oswego, OR 97035 ", Richard Berg Donald & Dorothy Pittman Kelsey Eastan Po Box 28 278 Cervantes Cir 280 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035970v2e8nment Camp, OR , Jennifer Leigh Mannileill - Gordon Collett Terry Arnold Sherrill Hoepner 282 Cervantes Cir 283 Cervantes Cir 284 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035 Albert Tr Hirsch Albert Tr Hirsch Sarah Hirsch Nancy Connors Sarah Hirsch • 1705 S 3rd Ave 286 Cervantes Cir 1705 S 3rd Ave Arcadia, CA 91006 Lake Oswego, OR 97035 Arcadia, CA 91006 Frederick Meikle III Josh Adam Reiter �' Rhoda Collier Lesley Carrell L3urton Dennis 309 Cervantes Cir 311 Cervantes Cir 312 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035 �1 Jack & Danne' Greene Karen Clarkson John & Judith Barr 17460 Blue Heron Dr 314 Cervantes Cir 315 Cervantes Cir Lake Oswego, OR 97034 Lake Oswego, OR 97035 Lake Oswego, OR 97035 . :. , 4 James & Kathleen Foote Stephen & Vicki Beal Sydnia Kanitz410" ' °': 132 SE 49th Ave ' 317 Cervantes Cir 318 Cervantes Cir Portland, OR 97215 Lake Oswego, OR 97035 Lake Oswego, OR 9703t: F _ ' A Sherman & Grace Gowans Estela Zamora Jerome Schell • . 319 Cervantes Cir Po Box 3775 15962 Boones Ferry Rd Lake Oswego, OR 97035 Eugene, OR 97403 Lake Oswego, OR 97015 , i Donald Miller Michael Heenan Barbara Miller Barbara Hermanson 322 Cervantes Cir 323 Cervantes Cir 8124 WilliSW SW eev Lake Oswego, OR 97035 Lake Oswego, H o OR 97035 Hillsdale HweHwyrton y • Portland, OR 97225 Elizabeth Carrier Dennis Nordin & J Karen Richard Stark 326 Cervantes Cir 7212 SW 33rd Ave 330 Cervantes Cir #13-C ` • Lake Oswego, OR 97035 Portland, OR 97219 Lake Oswego, OR 97035 : : ' Diana Nicolay Larry & Lavonne Floyd d 332 Cervantes Cir 334 Cervantes Cir Laurie Sae Buckle. 336 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97015 Lake Oswego, OR 97035 . • Gerret-Tr Lauer Ursula- Lauer Helen Viera 802 Amiford Dr 5632 SE 15th Ave gar, marten r'A g71n7 Portland . OR 97202 • • r '1 1 .. • - - ... a .. ... . Betsey Mcquire Carrillo is Kenneth Cristos & Claudia Lolas Laurence Oeth III Cervantes Cir 3177 Stonebridge Way 3674 Bernice. Ln , I,- Lake Oswego, OR 97035 Lake Oswego, OR 97034 Sarasota, FL 34238 Fred & Grace Sunahara Gloria Kowalski Dale Orr a> 75 Nonohe P1 10 Cervantes Cir #7-15 12 Cervantes Cir • Wahiawa, HI 96786 Lake Oswego, OR 97035 Lake Oswego, OR 97035 John Patcha Janet McDonald James & Karen Smith iss. ' ' 100 Kerr Pky #51 16 Cervantes Cir 18 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035 Michael McConnell Kimberly Boyce Cheryl Hall ° 20 Cervantes Cir 22 Cervantes Cir 134 Sutton Manor Rd • • ` Lake Oswego, OR 97035 Lake Oswego, OR 97035 New Rochelle, NY 10801 • . ,4 a obin & Kenneth Curtin Arthur Matsunami Mary Bartell 4355 Fosberg Rd 28 Cervantes Cir 9185 SW Greenhill Ln " ake Oswego, OR 97035 Lake Oswego, OR 97035 Tualatin, OR 97062 Paul DeBonney Joann Hoeda Lynne Palmer 9841 SW 34th P1 34 Cervantes Cir 36 Cervantes Cir #4e • Portland, OR 97219 Lake Oswego, OR 97035 Lake Oswego, OR 97035 Pak Hay Lee & Chi Fung Bradford Vincent Leonard Pardue Jr. 1 Jefferson Pky #93 40 Cervantes Cir 7147 SW 4th Ave • Lake Oswego, OR 97035 Lake Oswego, OR 97035 Portland, OR 97219 • 6 Susan Murray Susan Lombard Susan Winn 44 Cervantes Cir 46 Cervantes Cir 2765 S Tara Trl Lake Oswego, OR 97035 Lake Oswego, OR 97035 Beavercreek, OH 45434 Christopher Goetz Timothy Bolen Darl Synoground 0,. 0 Cervantes Cir #3b 52 Cervantes Cir Po Box 529 ake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97034 • Kathleen Marta William & Yvonne Happ Eduard Valik 338 Cervantes Cir #2-E 2765 E Tara Trl 342 Cervantes Cir Lake Oswego, OR 97035 Beavercreek, 'OH 45434 Lake Oswego, OR 97035 . . 0 I . Robin & Kenneth Curtin Kathleen Anne Skillings Sandia Caplen • 14355 Fosberg Rd 346 Cervantes Cir #2-A 73 Tanglewood Dr •_ , Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035 , • Gerard Dernbach Linda McDowoll Judith Davis 350 Cervantes Cir 352 Cervantes Cir 354 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035 ', Mary Gomm Virginia Hanson Lynne Carroll 356 Cervantes Cir 358 Cervantes Cir 360 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035 Joan Johnson Richard Ackerman Jack Lee 17505 Kirkwood Rd 15 Grouse Ter 366 Cervantes Cir Gladstone, OR 97027 Lake Oswego, OR 97035 Lake Oswego, OR 97035 ''. , 410 . . . Nicole Paul Lydia Tate 368 Cervantes Cir 3204 SE loth Ave Lake Oswego, OR 97035 Portland, OR 97202 Elven Sinnard '` Basher Tappouni Geraldine Sinnard Gary & Karen Rossow • 2651 Overlook Dr 23 Becket St 25 Becket St 4: Lake Oswego, OR 97034 Lake Oswego, OR 97035 Lake Oswego, OR 97035 • Care Joro William Smith Paul Williamson Po Box 8317 Cervantes f 27 Becket St 7422 SW Virginia Ave Black Butte Ranch, OR Lake Oswego, OR 97035 Portland, OR 97219 97759 1 Cameron Hawley Val & Elizabeth Marguth Cameron Hawley 5755 Jean Rd 10015 SW Kennedy St 264 Gil Blas Rd Lake Oswego, OR 97035 Beaverton, OR 97005 Danville, CA 94526 Diane George Kenneth & Robin C Giusa Anthony n • g osber Rd 270 Cervantes Cir 4180 Tynebourne Cir 14355 F g Lake Oswego, OR 97035 San Diego, CA 92130 Lake Oswego, OR 97035 , v . N R or Robert Ericsson ) Mt . Park Homeowners Association ) • 1. K 2 Mt. Jefferson Terr. ) Lake Oswego, OR 97035 ) , RE: Pre-Application ;.r Dear Neighborhood Resident/Owner: •• I am the intended future owner of the property located at Lot 7 , Cervantes , Mountain Park, Lake Oswego. I am considering proposing a 4 unit building at this location. Size and Design to be similar to existing, surrounding buildings . Prior to applying to the City of Lake Oswego for the necessary like to discuss the permits , I would the neighborhood association and msurrounding wpropert membersith the o of • residents . Per the requirements of LOC Chapterp 48 . 801/49 . 301 ,ners ! you are invited to attend a meeting on: :, • Tuesday, September 21 , 1993 at 6 : 45 p.m. Oswego Summit Condominiums Meeting Room , 1,,` Please note that this will be an informational meeting on r preliminary development plans . These plans may be altered `' to submittal of the application to the C;.ty. prior • I look forward to more specifically discussing the you. Please call me at 697-9464 if you have any questions with 1 , Sine ely, x ,--,////- '' 42 •''' L nrha Minich P.O. Box 200 , 'Suite 236 Lake Oswego, OR 97035 • ., • ,. r „ '` UNITED STATES POSTAL SEAM �Q;...�' ,�;�� _ 1' I ''1\ '.r: 1 ,1i�j ° O 1, , !s,"pK' r 1�G T 't y o- Is sEa,l a` FAMILY.' OfficialBusks is4i, 1���3 '�`ta�l PENT AM ` iri ►•;711e--.. ` , ' ' • . ., `'•'F USE T( AVOID PAYME'' •Li': 1 TAIL' • . ' . ' ' 1 ' 11 'Ng1M'�' ,• •.1`' jl 1 ,, 1' . I t,1 , ,C1 , l. , ,1 ?4,1%4 , i . ;.;4;4 Print yourrna a ddress an ZIP Code here • Sii` s �. y j • •i 1, t till ��, •, a }` ,�? '° • 1' e Cie 2 1 . • • • G . • • IP',i 3 10(13 • 0 • . III 1111 • • • ./ J 1 '• '. 1 7 .try ' 1.1Y 1/ eSE itr a , en • Complete Items tend/or 2 fo0r sddltlonsl os ?• , tt.1 .h 1 olio e u i w +111' nl 1Crn ) iii , � . , a 2 Com late Items 3,and As 6 b, 1 11�9 U • Print your name end address on the rgveroo of f•' , °+� �',the y return this card to you, a , ; serHillxaa Ito/ err;extra , �� • Attach thla form •�Ui91�a ,•. ,1 •.„..- I 41) to the front of the me ` does not permit. fie.or on the book If apace p +: "�•e�•i�ddree�ae a Addrora `q�t • Writs"Return Receipt Requested"on the maliplece below the article number ',til.� N 1 • I C • The Return Receipt will show'o whom the article woe delivered and the date 9• I C delivered, 2. • D�Nootricted Delivery : 3, Article Add eased to: y 1. f Consult oatm���er for tee. i �n ' f t,�i'• ��•, r �i �•� f„� aa. Article Number +, •, r '1 �p 4Jr ^►�/art L. o' • IP Q 1 1 S.t - } • 1 ,��,r YI,I�,Y • 1 �f �}r�f ^'. >��h'• •• 'silica T d a i + rf• 'i' .iY1•ii .r r� r?'!r r 1 ''p Replete R 1 o' '1 • I to t i, , 13 144.,•try 1�1" r ® le i l7'Ineure., r' m i _' , 1i� J i'1. �''j tY}:i �4 a'r. � Certlfled?��;,Q CDD`a I 1 • 61C l • i i t' ► ,, I l� )4.• t • r r. •- . . •6 r'. ® '' I ?j 4 �' ,� r y..WSJ c '}� 1. ti i !Ex rii 1 1 • 1., t• 1 `,'ra. + ,,�►tar"' 'ti r n ,7Mi. p'Y � Return Receipt for 1 Y �/ 'AIR .iI +illiti �d 'E' 14 Ata �ii 41 ►,jgit 'w Z,rI _ 1� 1, t`Yy�'Ln"�` "" / 7�,,, .�•t',CS ,d« t"e,�t Y',:, t' -'►. c 'i7S. G1.�}r� �ji i B�fSj !� 'it ,1 i,It,'qua i;;r r . '11«).`,�,0'', tf ,., 1 IC� ,,.. -', `, fY "').�k. q Itp4led ,ii Ph:l n • w�1. n r, �r i�1 r a ,w t, r l / 7J•t 1 ,>s t,' a ,. i, +e .tt S'� e h d r .1 3 ' •i+w qe � 0.1 j6. / ,;4...�1, .,•• rY+0.rr. i'i I. . i,. r'r'1 �eti:�.� •yy4 ri't I�tn I ' Po w P3 Form Decelnber,1881rpi ` ° f` ,;I ° v • • • •• 10 '/ 3 .1003 J • • • , 1. 1 r • • • • • • • • • • • • r • • • •• r • ,• ♦IT-1 • • • I ♦ ' _ t ' . • • NEIGHBOR ASSOCIATION MEETING 21 September 1993 ,. y • The meeting started at approximately 6;50 P.M. Those in attendance were Jerry Robinson, Architect; Lynne Minich, Developer; Sheila Carlson, MRC Builders, N.W.; Rod Barthalomew, Real Estate Broker. , The only neighbor who attended the meeting was Ward Svart, as evidenced by his signing the guest register. Mr. Svart, was, in effect, representing the opinions of a few of his neighbors. They do want to see the property developed, and their only concern Ls parking. We showed him our preliminary plans and addressed the parking situation which actually will reduce parking on the street, due to the 4 driveways. h. The neighbors commented that they want single unit ownership vs rentals (i.e. apartment • t development). p • He was pleased with our report and left wishing us well. c • M1` Minutes by Jerry C. Robinson , . Aege........_. • • • NO 8 :1_0'07 "':` a EXHIBIT p ; le , :L Va.-9'4,v4-..1 • JERRY C, ROBINSON, AIA, CSI / ARCHITECT Y.. Y < • • • ti e • • O N„ REGO DEPARTMENT OF PUBLIC WORKS «. • • MEMORANDUM • TO: Michael R. Wheeler, Associate Planner • FROM: Russ Chevrette, Engineering Tech. III }4, • RE: Driveway Widths for Lynne Minich's Townhouses (SD 12-93) DATE: November 19, 1993 The proposed driveway widths for lots on this townhouse proposal are 16.5 feet per lot, and the lots are 22 or 24 feet wide. Development Standard 19.025(16) stipulates that driveway widths are limited to a maximum of 24 feet and shall not exceed half the lot frontage unless authorized by the City Manager. I recommend that the 16.5 foot wide driveways be approved on the basis that they are k the minimum necessary to afford reasonable access to two off-street parking spaces and that they would not be out of character with other driveways built for similar structures in the neighborhood. To avoid the appearance of continuous pavement, landscape areas between each driveway should be imposed as a condition of approval. • RC/kaa • • t : f C:\wlnwon1\pw\ntos\SD12.93.G•[R • 1., =„ � •, -' 'n... EXHIBIT • 19 5. . . `...1\untie • I1ti t Off'C4'lio ltAI • I O4N ego,Oregon 0'04 • 000 hli•112711 • 1.,\\l ll'{1 111"4.I2.N01 6 •. r F r 4 'P1 '• ti • 7 ,w A ., G • u 802 Amiford Drive DEC 6 1993 San Diego, CA, 92107 29Dec93 City of Lake Oswego 380 "A" Ave Lake Oswego, OR, 97034 , Attn. Mr. Michael Wheeler, Development Review Board Subj: Case File No: SD 12-93/DR 6-93/VAR 21(a-b) • Map #: Mult, Cty. 4224 _ Lot 7 Block 42, Mt. Park . • • 4.• . Dear Mr. Wheeler: A..' This is to urge rejection of subject proposed action o n the basis that original zoning/development ordinances and rules .' were established for a good purpose. Moreover, we had to comply and live with those sets of rules and • • expect others to abide by same, Therefore, deviation from these rules u are an affront and injustice to current owners who were constrained by these rules and hence deprived of opportunities (and profits) about to be granted others, • �• We would expect some kind of compensation if the variance is granted after all. Thank you, (;f2.0,.. .,„„„.„, , . . . EXHIBIT G 'd� • ret Lauer 5::. 1' .-31I • '• • 619-222-8436 , 4 t / , t J:. • • 5 � • • • t i'. • • • • 1 I 1 YI , • .1 • • • • • • 1 • . yi.� / To: Tom Coffee, Assistant City Manager From: Jeffrey G. Condit, City Attorn 'I EXHIBIT / Re: Impact of ORS 197 . 195 (1) . Date: August 26, 1993 , So t�„,Ai.3e�4.1 Question Presented: You ask how the deadline in the above noted statute will affect City review of land use applications after September 29, 1993 . Answer: ORS 197 . 195 (1) States, in pertinent part : Within two years of September 29, 1991, cities and counties shall incorporate all comprehensive plan standards applicable to limited land use decisions into their land use regulations. A decision to incorporate all, some or none of the applicable comprehensive plan standards into land use regulations shall be undertaken as a post acknowledgement amendment under ORS 197 . 610 to 197 . 625. Until a city or county has undertaken the post- acknowledgement process, all applicable comprehensive plan standards shall continue to apply to limited land use decisions. The proposed Development Code amendments incorporate the "limited land use decision" requirements of ORS 197 . 195 (1)` , These amendments will not, however, be adopted by September 29, 1993 , nor will all of the potentially applicable Comprehensive Plan Policies be incorporated into the Code or the Development Standards by that date. lou question what effect this will have on the review of City decisions after September 29, 1993 , but prior to adoption of the amendments . �:. . ORS 197 . 195 and 197 . 015 make the "limited land use decision" • process mandatory on local governments . Although the last line of the above-quoted section creates some confusion, the deadline established in the first line would be meaningless if0. unincorporated Comprehensive Plan Policies continued to apply after September 29, 1993 . Read together, as ORS 174 , 010 requires when interpreting a statute, the above quoted statute allows direct application of Comprehensive Plan provisions until they are incorporated into the local code by post-acknowledgement amendment or until September 29, 1993 , whichever occurs first , i The City will therefore be prohibited after September 29, 1993 , from applying Comprehensive Plan Approval Standards to applications for developments which would qualify as limited land use decisions .ORS 197 , 015 (12 ) defines "limited land use decisions" to include partitions, subdivisions, and site and design review of permitted uses in a zone . Planned developments, variances, conditional use• permits, zone changes or OOPS applications are regular "Land use y decisions " and so will not be affected. Note that applications for A • • / Htl "limited land use decisions" filed Se ptember to 29, 1993 , will continue to be subject to the Comprehensive Plan pursuant to 227 .227 . 178 (3) , which requires the City to apply the standards in effect at the time of application. In practice, this should not create significant problems in the �,. . interim between September 29, 1993 and completion of the Code revisions, because all "limited land use decisions" are permitted • uses under the City Code which rarely raise Comprehensive Plan compliance issues . Further, Comprehensive Plan policies may still be used to aid in the interpretation and application of applicable �� •. Development Code criteria. (For example, the provisions in the Code and Development Standards designed to protect DNA's will continue to be applicable, even though the DNAs are actually described and listed in the Comprehensive Plan) . The City will not, however, be able to approve, modify or deny a "limited land ' • use decision" based solely on a Comprehensive Plan policy. • 1 r. • Passage of the ORS 197 .195 deadline does provide some additional . incentive to proceed with Development Code revision as quickly as we can. • • r r N • rM b , • • • • • • • • BEFORE THE PLANNING COMMISSION 1 OF THE EXHIBIT ' 'c.. 2 CITY OF LAKE OSWEGO .2O A REQUEST FOR APPROVAL OF) PUD 1-67(Mod. 10--93)-1041 5 A MODIFICATION TO THE ) (Lynne Minich,dba Northern Sr,iaInc.) 6 MOUNTAIN PARK PLANNED • UNIT DEVELOPMENT PHASE FINDINGS, CONCLUSIONS & ORDER . 7 5-B MASTER PLAN ) 8 • 9 NATURE OF APPLICATION 10 The applicant is requesting approval of a modification to the Mt. Park Planned Unit 11 Development, Phase 5-B Master Plan, affecting Block 42. This modification would 12 result in the removal of an existing multifamily restriction on the site and would allow 13 construction of four attached dwelling structures (one on each of four proposed lots), in 14 accordance with the existing Comprehensive Plan and Zoning designation of R-0. (252- 15 256 Cervantes; Lot 7, Block 42 of Mountain Park, Multnomah County Map Number ,, , 16 4224). 17 18 HEARINGS 19 The Planning Commission held a public hearing and considered this application at its 20 meeting of November 22, 1993, 21 • 22 CRITERIA AND STANDARD • 23 A. City f Lakesw O g nm*+rehensive Plan: • o • 24 Growth Management Policy Element 25 Urban Services Policies , 25 General Policy III; Specific Policy 4 27 Residential Land Use Policy Element 28 Housing Choice Policies • 29 General Policy II; Specific Policies 1, 3 1d 31 B, City of Lake Oswego Zoning Ordinance: • 3 2 LOC 48.075(2) Relationship to Prior Approvals and Conditions of 3 3 Approval 3 4 LOC 48,120-48,155 R-0 Zone Description r. 4110 LOC 48,760 Quasi-Judicial Amendments to the Map • • PAGE 1 . i 1 ` : tl 1 LOC 48.810 Quasi—Judicial Evidentiary Hearings 2 LOC 48.815 Criteria for Approval 3 4 C. City of Lake Oswego Ordinance: 5 Ordinance 1466 Order Amending Ordinance 1418 and Adopting Final • • • Development Plans for Phase 5—B 6 7 8 CONCLUSION • 9 The Planning Commission concludes that PUD 1-67(Mod. 10-93)complies with all 10 applicable criteria by the application of certain conditions. 11 12 FINDINGS AND REASONS �• 13 L 14 The Planning Commission incorporates the staff report on PUD 1-67(Mod. 10-93),dated 15 November 9, 1993 as support for its decision. >i 1 6 •a.. 17 ORDER, 18 IT IS ORDERED BY THE PLANNING COMMISSION of the City of Lake Oswego 19 that: 0 . . , 20 1, PUD 1-67(Mod. 10-93) is approved. : 21 22 23 • t#'`: 24 ;, -, 25 26 27 • 28 29 10 . ` 31 • 32 •pi , ' 3 3 • 34 • • • PAGE 2 • Y a ' N _ / , I CERTIFY THAT THIS ORDER was presented to and APPROVED by the 1 Planning Commission of the City of Lake Oswego. 2 3 ZtS� � DATED this day of Y� ''-'-n•L o_,�. 1993. - 4 f • ,v. 5 6 a ,...........---eipe---/..,?E,.....e.....,......._______ Y1, 7 Martin W. Rohrer, Chair 8 Planning Commission • F 9 10 C.11 • 11 I Mk a Laalt\-71 -.) ' ,. Sec g'tary t 12 13 ATTEST: ,' 14 . 15 Substantive Decision Approving this Application at the Meeting of I�nvcmber 22, 1993, ' 16 AYES: Beebe, Blecher, Colquitt,DeLacy, Finnigan,Garten, Rohrer 17 NOES: None • 18 ABSTAIN:None 19 ABSENT:None 20 21 Vote at the meeting of December 6. 1993 approving these Findings as accurately �! reflecting the decision of the Planning Commission; 23 AYES: Beebe, 'Colquitt, Finnigan, Rohrer, i.• 24 NOES,1 f . 25 ABSTAIN: 26 ABSENT: Blecher, DeLacy, Garten • . .: 27 • 29 • 31 32 , • 33 34 • i. PAGE ./ 3 a c• • • • • • • • • • • ' •0 q.: . q ro r , r ' i r pp� • z 4• STAFF REPORT ; rq • . CITY LAKE OSWE Y yl•: - .�� OININTIONSMIIIIMINNIMI=MIMOI1111M2i -PLANNING DIVISIOl • APPLICANT: FLLE NO•: • Lynne Minich; Northern Star, Inc. PUD 1-67(Mod. 10-93) PROPERTY OWNER: STAFF: Bashar Tappouni Michael R. Wheeler LEGAL DESCRIPTION: DATE OF REPORT: Lot 7,Block 42 of Mt.Park, November 9, 1993 • Multnomah County Map Number 4224 • • LOCATION: PATE OF HEARING: 256-252 Cervantes November 22, 1993 • .. NEIGHBORHOOD ASSOCIATION: COMP, PLAN DESIGNATION: R-O • Mt. Park • . ZONING DE SIGNATION: • • • APPLICANT'S REQUEST • The applicant is requesting approval of a modification to the Mt. Park Planned Unit • ` Development, Phase 5-B Master Plan, affecting Block 42. This modification would result in the removal of an existing multifamily restriction on the sites and would allow construction of four attached dwelling structures (one on each of four proposed lots), in s, accordance with the existing ComprehensiLy,,Plan and Zoning designation of R-O. IL APPLICABLE REGULATIONS • Y y.• . 11 A, City of Lake Oswego Comprehensive Plan: E x H I i T Growth Management Policy Element 1o% Urban Service Policies PUD 1-67(Mod, 10-93) • F Page 1 of 5 �. u.' l ti Y e General Policy III; Specific Policies 4 Residential Land Use Policy Element Housing Choice Policies General Policy II; Specific Policies 1, 3 B. City of Lake Oswego Zoning Ordinance: LOC 48,075(2) Relationship to Prior Approvalz and Conditions of Approval ; LOC 48.120-48.155 R-0 Zone Description LOC 48.760 Quasi—Judicial Amendments to the Map LOC 48.810 Quasi—Judicial Evidentiary Hearings LOC 48.815 Criteria for Approval • B. City of Lake Oswego Ordinance: Ordinance 1466 Order Amending Ordinance 1418 and Adopting Final Development Plans forPhase 5—B III. FINDINGS A- Back und: 1. The applicant is requesting approval to modify Phase 5—B of the Mt.Park PUD in order to remove a restriction which limits the development opportunity on Lot 7 of Block 42 to a four—plex, so that the lot can be ' , subdivided into four lots, each supporting an attached dwelling. This type of housing is a permitted use in the R-0 zone. 2. The site is currently vacant. The adjoining lots contain four—plexes which .. are contiguous (i.e., all four units in one building), , ". +' 3. On April 18, 1972, the City Council adopted Ordinance 1466 which amended Ordinance 1418, adopting final development plans for Phase 5— B of the Mt. Park PUD (Exhibit 10). ' a 4. Exhibit "B" of Ordinance 1466 specifically allocates a four—plex to each ' ' ' site (Exhibit 11). Since the applicant's request to subdivide the site to enable the ' `• construction of attached single family dwellings on individual lots represents a departure from the 1970 approval,only the Planning Commission is authorized to take action on this request as per LOC ' " y 48.075(2). This provision will be discussed in more detail later in this • ' • report. 5, The lot is 10,622 square feet in size. The lot drains from north to south with elevations dropping from 725' to 690' (Exhibit 6), " A 6. The site is bordered on the south by the Mt. Park common area Tract "D" 0 ' - • . (Exhibit 1), The surrounding land uses include the following: • • PUD 1-67(Mod, 10-93) -t Page 2 of 5 '/ • 1 • .r North: Four plexes South: Multi—family dwellings (beyond Tract "D") . East: Four—plex West: Four—plex The housing type varies greatly in the neighborhood ranging from attached ownhouses to condominiums and apartments. 7. The applicant has submitted a complete application as illustrated in the exhibit section of this report. The applicant has also held a neighborhood ' meeting with neighbors who live within 300' of the site regarding the proposed modification, subdivision and subsequent construction, as • ° required by LOC 49.301. The Mt. Park Homeowners Association did not • attend the meeting held, but was notified. The required notices and R ' minutes of that meeting are attached as Exhibit 13. B. Compliance with Applicable Regulations; City of Lake Oswego Zoning Ordinance LOC 48.075(2) Relationshipto Prior Approvals pprovals and Conditions of Approval Planned unit development approvals,conditional use permits, variances and Design Review Board approvals,and conditions attached to those approvals,and conditions attached to zone change approvals, granted prior to December 16, 1982 shall remain in effect until specifically amended or deleted by action pursuant to this Code. A request to amend approvals or delete or amend conditions of approvals is classified as a request to amend the zoning map and shall be considered as such unless the subject matter of the request is regulated by LOC Chapter 49 in which case the request will be processed pursuant to the provisions of LOC Chapter 49. `. Since the Mt. Park PUD and subsequent amendments to Phase were approved on December 1, 1970 and April 18, 1972, respectively, the proposed modification to Phase 5—B will be processed as an amendment to : ',. the zoning• map, However, the applicant only proposes to remove a condition which requires multi—family (four—plex) development on the sites. The intent is to provide the owners an opportunity to subdivide the lot, construct four attached dwellings, and sell them, No increase in • density will result. LOC 48.120-48.155 R-0 Zone Description Both the Comprehensive Plan and Zoning Maps designate the sites as R-0. While the R-0 zone is intended as a high density residential zone, LOC 48,120(1) allows all types of dwelling units, including single family . dwellings. The proposed attached dwellings are allowed in the zone, LOC 48.815 Criteria for Approval PUD 1-67(Mod. 10-93) Page 3 of 5 • • . • ' ,...r . « A. t ., ii The Planning Commission must consider the following criteria when 0 , . evaluating a quasi-judicial zone change request(although this case ` involves only a change in the housing type listed for the site): • 1. The burden of proof,in all cases,is upon the applicant seeking ,,/' approval. a . • The applicant has submitted the information required by LOC 48.760(2), This information is attached as exhibits at the end of this report. 2. For any application to be approved,it shall first be established that the proposal conforms to: a. The City's Comprehensive Plan,and, The proposed modification will not change the IL-O zoning designation, ` therefore, it is consistent with the Comprehensive Plan designation of R-0 for this site. Staff finds that the applicant has adequately supported the request in the narrative (Exhibit 3). This report provides a summary of the application and addresses the most important issues. Growth Management Policy Element: ; r.. , The site is currently being served by adequate public services including • streets, water, and sanitary and stonn sewers (Exhibit 6). The proposed modification will have no impact on any public facility or utility, •,t • - Residential Land Use Policy Element: • The proposed modification will simply provide the opportunity for division of the site into four lots, and a change in the ownership of the future lots and each attached dwelling without changing the composition of the dwellings. Any type of dwelling unit is a permitted use in the R-0 v zone. This action will also satisfy General Policy I of the Housing Choice Policy which requires that the City . . encourage the provision of a range of housing types to meet the needs of various life-styles and family types." `r b. The applicable statutory and Code requirements and regulations including,.. - . i , , iii. For a zone map amendment, the site is generally suitable to accommodate development consistent . with the change and that public facilities and :: services are available or are programmed to be • .• available and area adequate to service • development that is consistent with the proposed change. If the request is to modify or delete a . "• condition of a prior approval, it must be •.' M .1 ,PUD 1-67(Mod, 10-93) 0 , Page 4 of 5 ,1 . - , f - - • f, • determined the condition has been satisfied,is no , • v. '4' longer necessary or that deletion of the condition is in the public interest. The applicant's proposal is not a zone map amendment [but is required to , be processed as such per LOC 48.075(2)). It is a modification to a planned unit development approved in 1972. The current R-0 zone will not change as a result of this application. As reviewed on pages 3 and 4 of this report,adequate public facilities are currently available to the sites. Regarding the proposed modification to the Mt. Park PUD Master Plan, staff finds that removal of the "four-plex only"restriction will not be x injurious to the public interest because (as discussed earlier in this report) • it will enable the division of the site and constructioo of attached dwellings similar to those in the vicinity and allowed by the underlying • R-0 zone. III. CONCLUSION Based upon the material submitted by the applicant and the findings presented in this y: ,,.'..... • report, staff concludes that all of the applicable criteria are met, , IV. 1 ECQMMENDATION • Staff recommends approval of PUD 1-67(Mod. 10--93). EXHIBITS ITS 1, Tax Map s 2. Vicinity Map 3. Applicant's Narrative, dated November 1, 1993 ' 4. Property owner's authorization, dated October 8, 1993 "' 5. Soil investigation by J. McDonald,dated October 3, 1993 6. Existing Conditions,dated November 8, 1993 7, Proposed Development, dated November 8, 1993 8, Landscape Planting Plan, dated November 8, 1993 9. Preliminary Plat,dated November 8, 1993 , 10, Ordinance Number 1466 11. Exhibit "B" of Ordinance Number 1466 'f• 12, Mt. Park Phase Divisions 4r;,a • 13, Neighborhood notification documentation ' • 14, Minutes of Neighborhood Meeting, dated September 21, 1993 • 15. Letter from R. Ericsson, Mt, Park Home Owners' Association; dated October 7, 1993 16. Letter from A. Hirsch, dated November 4, 1993 r r. (dIkM &cAMIPL wDo,.67(Moalo.9a)nrr33.U►.o9 •y . • PUD 1-67(Mod. 10-93) Page 5 of 5 • . 1 r'. • 1 ». 6' y Y•. • y • •r J f w 4. C �. N �, 1 • • ♦• • • S., • • • • I.a ' • s 4. i ` ♦yea ' 1 'It Plot p • ai n �• 1 fie+ '/• Ito II/Rot . i'4 . 1, 4.• IV4). •".- . . d $11'Cap ' r, rr " ` :111 J IRI VOsa �I , oil a iir !fib `''r--.-v' d6• • ••,'moo .;� a�1fe ���' 9` p .�y ' 14 t. ..0.4aun•• 81 .'. .. � � 4 �" � r'I° °�� • 1,,, o ". \ tie' �1 ° 0 j• VW.Nli 4t ad+1 ` IT. 4 P 6,y • 41 p 1,1 I , .YI ti .: '•�r`� y0 'I .........................)..j.t.......010i tia + p�'�.i * ..ocys, / PARK f' ~�"� dEXHIBIT o • a . ,q 1 r e♦ �,rw ,. o r 1» I �' ,ie ► alto o 4,6 194Rk'or (11 ,�* ie .ri,..T1-r 1� INb »!. ^ILiti;!!a' i B I:.M Ar P �II , . . lith , ' ,` Kan i -' Li Lilo'o' - o711.6.. cam Putt cavoo.N s illFANM9Y �► $ ' 40 �, 4t611 lone 74 y" juEitt OF . 144042 (limn� _� • • .. 4 dui. . . . 1 1 1 1 Li , , •` P1Y" ,♦.PN� !I „1 WU din1 , ' II l I �,}�{RM}Y`.����.;;1;iLL^Lr _Li.'� I I ,(�,,__ • 0 UMW / • s 11t� i E. 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EXHIBIT ,� -�„ 1� I1q (—Iv7&Do b wi3 i t. • 16 A V 17 ° • 1 •• BALDWIN HEIGHTS Project Narrative ,NO", 1 I. INTRODUCTION • '+ EXHIBIT foa) A. Property Description • The property included in this request is a 10,622 square foot lot parcel locate yin ountain`' Park. The project site is situated on the south side of S.W. Cervantes and is approximately • 100 feet in width by 102 feet in depth. This property is described as Lot 7, Block 42, Moun- tain Park Blocks 42-44. B. Request Summary b , • The subject property is zoned R-0, a High Density Residential zone, and has been previous- ly approved for development with a four-plex under the original Mountain Park PUD (PUD • }'. 1-67). The applicant proposes to develop this property in a slightly different manner as a } four unit townhouse project. The distinction between the two types of development lies in the proposed ownership pattern. Rather than the single ownership with rental units presently approved, under the new proposal the property will be divided into four tracts so that each unit lies on a separate parcel and can be individually owned. The applicant is seeking approval of a Major Modification of the Mountain Park Master ,. Plan to allow the proposed change in use. Upon approval of this proposal, subsequent applications will be filed for approval of the preliminary subdivision plat and Development Review. The proposed townhouse project is compatible with the character of the existing neighbor- hood. This report will demonstrate that the proposal conforms with the City's Comprehen- sive Plan, zoning ordinance, and development standards. • C. Project Description • , • The townhouse project will offer a two bedroom, two and one-half bath living unit with kitchen, living and dining area, deck, loft and one car garage with private entry. The build- r. ing's exterior appearance will he a contemporary style, similar to the neighborhood, with the selection of exterior materials of brick, lap wood siding with solid stain contemporary colors, • and wood roofs with a slope of 6/12 or less. building's height will be approximately 1- 1/2 stories on,the street elevation, with an additional lower level on the south elevation, • • Each townhouse unit will have parking for two cars (a one car garage and a driveway park- ing space). Trash and reqcling items will be contained inside the garages. • • 1 , v n l/ The landscape concept for the project is to offer each unit as a fully completed package, 0 , . including completed landscaping. The planting plan illustrating the concept for the treaat- ment of each property will be submitted at the time of development review. The east and west end units will include ornamental shrubs, trees and ground cover planting in the front as well as along the sides of the building. The two center units will offer trees, shrubs, and ground cover around the entrance areas and street frontage. The street trees will be chosen • ' to match the existing street trees. The other ornamental trees will include selections for seasonal color and a balance of evergreen and deciduous materials. The lower part of the • four lots will be treated in similar fashion. Plant materials for the lower bank will be chosen '. for drought tolerance and erosion control. • "' The schedule for development calls for submission of construction documents in December 1993, commencement of construction in January 1994, and completion in June 1994. ` : II. SITE INFORMATION • A. Public Facilities and Services ,� The subject property is serviced with all necessary public facilities and services to support the development of this site in the manner proposed. Public water is available from the • existing 8 inch line in Cervantes. Sanitary sewer is provided from an existing line in the common area immediately to the south of the subject property. Storm drainage will be provided from an existing open drainageway located immediately to the south of this site. A storm water detention facility will be developed on the southern portion of the site, below v the lower bank and between the greenway path. This facility will be planted in grasses se- lected for their ability to mitigate sediment and pollutants found in the surface water run-off. • ' Utility services for electrical, gas, and telephone are located in S.W. Cervantes. T.V. cable is •• available in the open space along the south boundary of the property. B. Land Use ;. The project site is vacant. Neighboring structures to the north (across the street), east and west are multi-family residences of two or more stories in height. These units are developed - with either garages or carports for parking needs. To the south is a common area that is . greenway with a paved walkway, tall trees and dense shrub growth. On the other side of the common area is a multi-family residential project called Jefferson Condominiums. ;, C. Physical Features '' The subject property is located on a hillside which slopes downward to the south from Cer- - vantes, Slopes near the street are less than 10 percent in grade, but increase to more than v 50 percent grade approximately 30 feet from the right-of-way, Slopes at the rear of the lot become more shallow, dropping to 11 to 16 percent in grade. The site is open, with the • • -• �" exception of scattered deciduous trees (alder & ash) near the south and west borders of the 4 • •, site. Common area, including a paved walkway, a abuts the south border of the property. a a + . 2 y C r V • • IIL COMPLIANCE WITH COMPREHENSIVE PLAN A. Growth Management PolicyEleme nt 1. Impact Management Policies: Objectives: , J To ensure that new development and redevelopment is compatible with community objectives related to the natural environment, community character, provision of public facilities, and programs and enriches the quality of lift: To mbz%tnize adverse effects on - Natural resources or processes - Physical facilities - Aesthetic character General Policies: L The city will protect natural resources and processes from adverse impacts of devel- o opment, within reasonable cost limitations. Comment: The subject property has no significant natural resources present on •, the site. The most significant potential impacts upon natural processes involved:.... .:.,.. ,. , 40 in the development of this property relate to erosion control and storm water management. Erosion control measures will be provided to City standards ' • during construction. Storm water quality will be assured by maintaining the exist- ing open drainageway to the south of this site so that sediments and pollutants can he filtered by vegetation in the drainageway. It should be noted that the proposed change to townhouse development from the approved four-plea changes only the ownership pattern for this site. The impacts upon natural processes from both types of development are substantially identical, . 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. • Comment: As stated above, the proposed change to a townhouse form of multi- family development from the approved four-plex use will result in no significant imp act. The number of units proposed, four, is the same under both proposals, The. physical appearance, lot coverage, parking requirements, traffic generation and other physical characteristics are virtually identical for these alternative • types of multi-family development. All required utilities and services are avail- able, Detailed evaluation of the project will be conducted during the•develop- ''4 .fit • ment review process. This policy is met. • 410 . . • . . 1 III. ;rte city will require new development to pay an equitable slime of the costs of public facilities, particularly sewer, water drainage, parks, open space and streets or traffic improvements. IV. The city will require new development to pay an equitable share of tfie cost of gov- ernmental admin stration, require by the development. • Comment: The proposed development will contribute to the provision of these • ' public facilities and governmental administration through required systems t 'e' development fees. Y. The city will plan and program for the provision of adequate public services and facilities. The public tac:ilities required for the proposed tour unit townhouse project are `'`` identical to those required for the four-plex project previously approved. Therefore, the proposed change in use has no implications on the city's planning ' for public facilities. B. Community Resource Policy Element 1. Natural Resources Policy Element 0 ::: ' ''. :.' a. Air Quality Policies Comment: The subject property is approved for the development of four multi-family units. The air quality impacts of the proposed four townhouse units would he identical to those resulting from the Four-plex project -- '.' primarily relating to vehicular use. The scale of this project is such that it will have negligible impact upon air quality. Therefore, approval of this application is consistent with these policies. b. Wildlife Habitat Policies Comment: The subject property contains no significant wildlife habitat • areas. The open drainageway at the foot of the slope along the rear property line provides a water source for birds and small animals. This , area will remain open and the water area will be widened to accommodate • a storm water treatment facility. The few trees on this site provide a poten- k` , tial nesting area for birds. Many of these trees, however, are in poor condi- don and would need to he removed for safety reasons in the near future , "' • even if this site were not developed. The most significant trees, in terms of "' • ... � . t ilocated potential wildlife, habitat, are those located along the drainageway. As . shown on the site plan, these trees will not be disturbed by the proposed0 • construction. i rn • . • • • c. Distinctive Natvral Area Policies Comment: The subject property is located on Mt. Sylvania, which is identi- v�. , tied as a Distinctive Natural Area in the Comprehensive Plan. Consistent with the Distinctive Natural Area policies, significant areas of Mt. Sylvania were preserved as open space in the development of the Mountain Park ' Planned Unit Development. The subject property was approved for • development under that Planned Unit Development. This site does not J u .. contain any valuable natural features, in terms of wildlife habitat, endan- gered plant species, or significant stands of trees, which would warrant its preservation as open space. d. Potential Landslide Area Policies Comment: The subject property is located within an area identified as having potential for landslide hazards by the "Potential for Landslide Hazard" map in the Comprehensive Plan. Consistent with City policies for such sites, thtl applicant has retained a soils engineer to evaluate the site for stability. This report, containing recommendations for construction . '' techniques to safely develop the proposed project, is attached to this appli- cation. . i,:'7,.1..: e. Potential Erosion Area Policies • Comment: Because the subject property is on a hillside, erosion hazard exists on the property. With appropriate erosion control measures, however, this ,site can he safely developed in a manner consistent with city standards -- as have adjoining parcels with similar conditions. Details of the erosion control plan will he reviewed during the p develop- ment review application process. . ...- f. Weak Foundation Soil Policies Comment; The subject property is indicated on the Potential for landslide r (•, Hazard Map in the Comprehensive Plan as being outside of the areas having potential for this hazard. The site soils investigation attached to this • � � ` application details construction methods which can be used to allow safe development of the proposed townhouse project. g. Quiet Environment Policies Comment: The subject property is not located near anysignificant svurceti. ,. noise Because of the, small scale of this project, it will not result in any ' ., significant noise increase in this neighborhood. Further, the noise that is • 5 11 , • „ 1 r ,• associated with this development will be no different for the four unit 1,' ; townhouse than for the four-plex. Therefore, these policies are not directly. 0 applicable to this proposal. t 4' h. Energy Conservation Policies Comment: The proposed development is located on a south-facing slope with excellent solar access. The proposed townhouse lots will be oriented on a north-south axis allowing for the units to take advantage of this solar orientation. Approval of this request is consistent with these policies. i. Solid Waste Policies Comment: This application will have no impact upon solid waste materials because the amount of waste generated relates to the number of multi- family housing units proposed and not to the ownership pattern. The ` ` number of units will remain the same under the townhouse proposal as presently exists under the four-plex use previously approved. •''': �• j. Water Resource Policies • Comment: The subject property does not contain any water resources and 0 ..,• . . is not located in an area with a high water table. Therefore, these policies are not applicable to this request. '• C. Social Resources Policy Element Objective: The development of a community environment designed to encourage creative community living and sense of identity. rP: r ' Comment: The subject property contains no historic sites or struc- • ' ',�. tures, or any other features relevant to this policy element. There- fore, this policy element does not directly apply to this proposal. N D. Economic Resource Policy Element . Objective: To conserve existing ecornomi4 resources, to maintain and improve the • ` health of the local e .onomy and to contribute to the overall well being of the regional and state economies, Comment: The subject property is located in a residential area and has no historic use for commercial or industrial purposes: The only ... , . economic impact associated with this proposal relates to temporary jch production during site development. Therefore, this policy40 element does not apply to this proposal, 6 ` K 1 u u... , . . 1. . ai ./• • O .. , 7j V E. Residential Land Use Policy Element 1. Residential Density PolieiPs • Comment: The subject property is designated R-0 on the Comprehensive Plan �.' Map. The proposed four lot townhouse development on approximately 1/4 acre would permit a density of 16 units per acre --well under the maximum density permitted. The site was previously approved for 4 multi-family dwellings and that density will be maintained under the present proposal. Portions of the site • •: are steep, but the soi's investigation describes construction methods which will allow for safe development of the proposed use. This application conforms to `" residential density policies. 2. Residential Site Design Policies Comment: The proposed site plan satisfactorily implements the Comprehensive Plan policies relevant to this property. To assure compliance with the minimum ; criteria for overall site design, the applicable development standards will be addressed in the Development Review application. p. 3. Residential Igei6hborhood Policies Comment: Thr, subject property is not located in any of the neighborhoods included in this section of the plan. Therefore, these policies do not apply. , • F. Commercial Land Use Policy Element Comment: Not applicable. This site is not designated t'or commercial development ," R` ' •' • nor is commercial development proposed. G. Industrial Land Use Policy Element . . Comment: Not applicable. This site is not designated for industrial development nor q, : ( • is industrial development proposed. A. Opea Space Land Use Policy Element J 1. Public Open Space Policies Comment: No public open spaces or pathways are identified near the subject property on the "Planned Opens Space System Map" in the Comprehensive Plan. These policies do not apply. •.. ., 411 p. II . . % . . , . r� • 7 f y� y / r r • 60 Jt • • M1 I. ) fi • I. Parks and Recreation Policy Element Comment: No parks or future park acquisition M . ..quisition sites are identified on the "Planned City Parks System" map in the Comprehensive Plan as being located in the vicinity of v the subject property. These policies do not apply. Jr ,. • ' J. Transportation Land Use Policy Element f Comment: These policies guide planning by the City for transportation facilities, .= .., They do not directly apply 1 to this proposal. It should be noted, however, that the a transportation impact of the proposed four townhouse units is identical to the previ- ously approved four-plex. , IG Public Facilities Land Use Policy Element Comment: These policies guide public facility planning efforts by the City and are not applicable to this proposal. As previously discussed, however, all public facilities required to serve the proposed use are presently available to the subjectproperty. . .•� L. Role of Government Policy Element Comment: Not applicable. This proposal has no impact on city government. M. Special Area Plans Comment: Not applicable. No special area plans are identified in the vicinity of the subject property. 1 0 IV. COMPLIANCE WITH ZONING CODE PROVISIONS Detailed review of compliance with zoning standards will occur at the time of Deve;l- opment Review. The following information, however, demonstrates that the proposed r use is generally in conformance with these provisions• A. Residential 'High Density Standards (R-0) 1. . - . 1. LOC 48.130 Maximum Density, Density Bonus = As discussed above, this site41. posed with this application , • . • .• y b planP ,•• . has been previouslyapproved for four multi-family dwellings. The ro- 4, p maintains this density. , ' • 2. LOC 48.135 Lot Size, Density Transfer - No minimum lot area is established for the R-0 district, The proposed townhouse units will comply with the maximum FAR standard of 1.2, • 8 , t V ' J 3. LOC 48.140 Lot Coverage - The R-0 district permits a maximum lot coverage for buildings and required parking of 60 percent of the site area. Preliminary design plans indicate that the proposed development will be very close to this maximum coverage standard. Compliance with this standard will be den;:in- strated at the time of Development Review or, if necessary, a variance may be requested. 4. LOC 48.145 Unified Site Plan Required - Detailed site plans will be prepared at the time of Development Review application. a 1 5. LOC 48.150 Setbacks, Buffers and LOC 48.155 Height of Structures - The proposed townhouse units will comply with these standards. No variances or modifications of these standards are planned. V. COMPLIANCE WITH DEVELOPMENT ORDINANCE STANDARDS • Detailed review of compliance with development standards will occur at the time of Development Review. The following information, however, demonstrates that the proposed use can be designed to conform with these standards. 1.005 — Historic Resource Preservation 4 • - 41) • The site does not contain any significant historical resources. p 2.005 -- Building Design Conformance with these standards will be demonstrated at the time of develop- ment review application. • 3.005 — Stream Corridors The subject property does not contain any stream corridors. This section is not applicable. • 4.005 - Wetlands • The subject site does not contain any wetland areas. This section is not applicable. 5.005-- Street Lights ' This standard is applicable to all developments which Include public or private • • streets, Existingstreet lights are inplace on Cervantes. street 6 A No new street lights are required or proposed. 9 t• • .1' • '1 • b I. 6.005 -- Transit System fill) ,,• ''' The closest Tri-Met service is located on Kerr Road. This neighborhood was• ♦ ' developed without sidewalks and no paved access is availa le to this transit line from the subject property. . • 4'` 7.005 — Parking and Loading : h. All lots within the proposed townhouse development will provide for two off-street parking spaces, consistent with the requirements of this standard. 8.005 — Park and Open Space A. Open space was previously dedicated with the development of Mountain Park. No new open space dedication is required in conjunction with this Major Modification of the original Planned Unit Development. 11 ' 9.005 -- Landscaping,Screening and Buffering Landscaping consistent with the requirements of this section will be provided in the development of this project. Detailed plans for the landscaping will be submitted with the Development Review application. . .. 110 . 11.005 --Drainage for Major Development As discussed previously, storm drainage will be provided via the existing open drainageway along the south boundary of this site. • 13.005—Weak Foundation Soils `i y The subject site is identified as having potential for landslide hazard. As discussed previously, a soils study has been prepared for the subject property and is attached to this application. This study identifies construction measures which will allow for the safe development of this property. 14.005 --Utilities The proposed single family dwellings can be served from the existing utilities in S.W. Cervantes and those locate in the open space to the south of this site. No new utilities are proposed, 16,005 —Hillside Protection and Erosion Control r The geology study provided with this application demonstrates that the develop- 0 • meat of the proposed hillside site can be accomplished in a safe manner. The 't r 10 M t. erosion control plan and other information required by this section will bib provided ' .:^ with the development review application. ?" M• 17.005—Floodplains q The subject property does not contain any areas identified on the Flood Hazard Boundary Map for the City of Lake Oswego. The standards of this section do not %apply to this reques 18.005-w Access The site plan submitted with this application demonstrates that every lot within the proposed townhouse development meets the street frontage requirements. 19.005--Site Circulation - 'Driveways and Private Streets Access to all townhouse lots will be provided directly from Cervantes. No rivate streets are proposed. Driveways will be developed to city standards, p • • 20.005—Site Circulation-Bikeways and Walkways No bikeways are identified in the Comprehensive Plan which would affect the ,, subject property. Therefore, standards relating to bikeways are not applicable to >, •this request. Pedestrian pathways are installed in the common area along the south .1 property line of this site. CONCLUSION: This report has demonstrated that this application for the proposed Major Modification of the Mountain Park Master Plan conforms with City Comprehensive Plan, Zoning and Development Standards. Based upon this analysis, approval of this projects rrer uesteddinance n q • r , Y s ' t • y 1 11 v • - • •" h " . • • n - IQ V 1'. ' N • . . •• •.. ••.. . • . •. • .• •1 • r• • • .• • e • Y .• ♦ • 14 ry. �. Y • • . v • DATE: OCTOBER S, 1993 TO: LAKE OSWEGO PLANNING DEPARTMENT • LYNN MINICH HAS AUTHORITY TO SIGN AS PROSPECTIVE OWNER PERTAINING TO HER APPLICATION FOR PROPERTY DEVELOPMENT ON LOT 7, BLOCK 42, MQTJNTA IIN PA RK, LAKE OSWEGa PER THE EARNEST MONEY AGREEMENT • DATED 9-1-93, • } BASHAR TAPPOUNI R OF RECORD ,y • • • i tii• EXHIBIT A • L. rl: . 1-4i �1c 1s•1y• ;fir • itl• . . 4 r ♦„ • • L \ ui ,• II 1 1 Y A �Y 1 • JOHN McDONALD ENGINEERING EXHIBIT SOILS-CIVIL•GEOTECHNICAL C I 3 \ '.. :,, : 0Ground-Penetrating RADAR 10116 S.E.STANLEY AVENUE PORTLAND,OREGON 5,7222.4351 rR90 l-4764«0.0-93 (503)774.0077 October 3 , 1993 Jerry C. Robinson AIA PO Box 23541 Tigard, Oregon 97223 • • SOIL INVESTIGATION FOR CERVANTES CIRCLE SITE IN LAKE OSWEGO • The Cervantes Circle site in Lake Oswego is 100 by 103 feet in size and four units are planned. The purpose of the investigation was to check on the presence of fill soil on the Q', site. The lot sloped gradually down from the street and then broke sharply dawn. Viewed from below, the sharp contour change, and the buried tree trunks confirmed that a fill watt present. Boreholes were made with continuous sampling . Soil samples 1 r. b N were given hand classification tests to decide whether they were of clayey, silty, or sandy nature. Their colors were referred to the standard Munsell soil color plates for clues to the soil moisture regime and to the pattern of soil development. . Soil firmness was assessed using a 1" diameter penetrometer , driven by a 31 .5-pound weight dropped 27 inches while a count was kept of the number of blows needed to drive the penetrometer a given increment into the soil. For uniformity the results have been converted and are expressed as equivalent Standard Penetration Blow Counts. Borehole #1 was made 10 feet from the street curb. 0 to 5 ' Yellowish brown silt with gravel in the top couple of feet and then with streaks of dark A. reddish brown silt P 5 ' Dark reddish brown silt. Definitely original ground 4 • 2 .5 to 3 ' Equiv. SPT Blow COunt 12 -'" Borehole #2 was made at the shoulder of the fill surface. 0 to 3 ' Silts of mixed brown colors with occasional .� gravel pieces 2 .5 to 3 ' Equiv. SPT slow Count 6 3 to 5 . 5 Dark grayish brown silt with bits of organics ti 5 to 5 .5 ' Equiv. SPT Blow Count 4 5 .5 to 6 .5' Very dark grayish brown with bits of organics s 6 .5 to 9 ' Very dark gray to black silt with bite of wood , �. ` wet and soft 9 to 10 .5 ' Silts of mixed colors, dark reddish brown, dark yellowish brown and grayish brown 10 .5 to 12 ' A soft stone, black and brown silt, and Wood . • 1• o • • n:- Ili - `�� ' \.,_ '�♦-r. ' • 2 Jerry C. Robinson AIA October 3 , 1993 •s 12 to 13 ° Very dark gray and dark reddish brown • i 13 to 14 ' .Very dark gray, dark yellowish brown, and dark reddish brown 14 ' Dark reddish brown silt. v In the first borehole it was hard to tell where the original ground ended. The normal soil sequence is dark yellowish brown, then mixed with dark reddish brown for several inches before the �';• solid dark reddish brown soil start-S. In the second borehole it is possible that the original ground starts about 12 feet down , ` and the soil below that is stained from the organics. p � The fill soil is concluded to be not useful for structural support. c Removingthe largequantityimpractical . `•',' g of fill soil is Steel piles would be expensive for such short distances to firm ,. soil . My recommendation is to consider the use of cast-in-place ' A piers. A contractor with an auger arrangement on a ,trackhoe can reach out considerable distances to reach various parts of the °" site. A graph is attached that shows allowable loads for different depths of fill and total pier depths. To make use of this the soils engineer would have tc inspect the augering and • . ` determine where the original ground started so that the correct " total depth would be augered. When cast-in-place �', p piers are made the critical operation is • , in having a firm base on which to pour the concrete. Where there 4v, � is water in the bottom of the hole the end of the concrete pump 0 , truck line has a steel pipe end section about ten feet long that can push down through the mud and start the concrete below the ' mud so that all of it can be lifted out by the concrete. Where the hole is dry the loose soil Clods on the bottom of the hole 4 , 1., can be thumped with a hand tamp,= on a rope to make a firm `' surface. However, where neither of these conditions Nre present, a PVC pipe with .~ protected bottom opening has to be inserted down to the bottom of the hole so that cement grout can be injected e• I. .•• --- • , ,• after the concrete has set up. 4 • • Very truly yours, . , „;• .fr ' 2; . INE,,''Y� r .. R / e c ill '; 01lr6otl r , '� M aD0 s • W .k .' • • .] `9° -ti 1! t CO • !( 1 t ,.. V �I Ad 1• • iro • '1. k • •� f `�: • 1 /� /L G. .r, 444 Nerd jvv se /4 I /C F/G. C.. —M1 } • �, 2 1 • I 1 1 , • 1 • 1 6f /.„1-®0 d '�, F/G.4,4 telv4 L I , • 1 1 1 . • 1 .�PsP'6 4, d�O .l sQ • /.'°dp lr9 P/F.(' S C4 .r-/N- pt./4 cF 1 • I { :5'O o a r"o I 2 Fo r S",r/ ' /4;1 / c v'A/ i i f /=oR 'AXE" degR l.vyr 1 1 y S'b/G- �e2 /Cr/ 0* efoti,.4c 30 .I"o/4 PF�firr /Dp fir,� / ' I I { O 'I � 1 • 1 I X ® ' ° /.' +, I • 1 1 , acs, ,,: ° ; • P/c--• le pe�r1-/ it J JOHN McDONALD ENGINEERING . ' j . 10116 S,E, STANLEY AVE. i 1 • I , ' I I PORTLAND, OREGON 97722 ;I I i I I H Ii I 4110I 1 1 I 1 J ' ° • 1 y I j • y 1 t 1 " " Y A M r r • r/ G • r . a.` z • ...; A, ; . .` C Ya ', A 1 r. rk • .r • 0 • i' 4 4 ` ,. , • p • , . . . . . . ., . . .i • 0 * • . . ., M ... . ..... . . ._ .... ...,.. _____ _ __ ,.... ,* 4,1 g! fir i i 1 • ...r... i....v,` I. S.1r r,. , Tlks 4.f-----�..,..��.^�•....%�_., �-.�_ ,NOV 8 .�;���, }♦ A'r.) `.. `.^.O ``�� a* -. YICINY llAt y•,, : . . *\•:.1' ' u8.1,1.;:.. -•i, .. ----- ' --/ ..,.._ i_.., ,--- C-4-- 1111141/411 aI M `�� )`\ r�.:i aw.i 9`.09 I. Ion-,y.(`'r I ..r/�p �I�hl 1 ( avn Nomtlr qf. ` ,11 ) (ctbJ .,} `7�,.. ' .t�l� 1 ,i•tl Ala. 1 M�+.i•..r riN • � 1 4 \\\ Ni Y 1 n '..a♦, .lit♦ �•�•�.:I..N 1...1I1.N fir i.4 `�,� 11\ \`\, \ <..n. �I ,11� • f!r 115,,"VI N�.•..+,A 1.N 14.4 1w 11... / 4 \ ''O d`. _. i1 i i 'r`. 'y ' C.41,0"�+w N•....d�M w.N.. , rt _,Y / / i ' t�'u I /_ / IN LCT u 1 MICIIIT • rt ��../ __ ::: -, -, t,. l i j y is \NN �\tC i▪°a(wlliro II ell I „"N' / w • _ 4 T 1 / LEGAL 0ESCItIL'TIGN LANIISCAPE.AIN,111TECT • N.. J � I j I ... .� 1{. `7 �.- '' �.r,.N - ,,,,;;. i / 11 .u.1.N�'�'� WlN)I�/0t11S1 C♦INfi/TI PARS.WUCrl 11 11 rll lNI♦L1"SNIT SIN LUNLIN INI1 . `'.4 . �. wr •:nl w•�aw.<r S N 1 f Mu. �.l o5M'1.IMtJM SIIU1. • / 1,. ""�-•- `'�.� w' �"'1 1 1A.1 O1<1 GU,WIMW/.I KOMI/ 104 COI NM wi 611 SISO .rr N..+.w. fi•:n' r.`�.�. •"`'- �'� •6'i� �,'+w �.,�..,. .41��. MICA LIIIIAN 1'IANNING ',•\ .r 11 ' �� M-.'1• r 1. 1 y ^- .,�r / / ,V(I, fa11 SO 11 ;uwNc P11011441t wt r' �„' �, .�'=w w r..�.,q I 1 . . SN.1t IM. POLO _.-�. ,• «,,,.�\ l. 1:GNTGWi INTEItYAL w.u.<.n1iu.1 .1))i -Y ( <..- MINK(S01)IS/•fIHI C.., `r...N«I..r) ' P 1 S A r inn 4 N r.r ��--�� �•2"�"^ +.„ 4` ^""'n r j '�, '�• YCItiICAL DATUM CIVIL CNCINLEIIINGL&UIIYEYING •« �.Ni g4l t�. "Nt + \,� Ipg.>` .. 1 /E,. (°.l Os.s Uu oit1N1 tG....ss t«rw(1.«1¢ „M 1 SSSi SC IrMI NOM t+k_.y, � .... a �,' [1((•0� I , "a„q Ki1< S SWOT rift W 1111MLM1 M/hNNi1. YS<41.i,b1IUr1 rl))) TO;t .. ..` . yi,,,,, • i 1 N1U K U/SIwOSK SiNI[f♦)IMIIr MMI NNYR(SUl)LSI 1U'1) ,�1.:: • _ ., _`"-fir -a ` 1 - a.R 1.«rr.N.N. • l�' . 'N. i..W. EXIS7INGCONDITIONS 'J.irs.. .. SITX PLAN i11UK� �- .NM. 11TM .. ...« COMPASS 111'1 ' _ �, _ A S CORPORATION LYNNk NlNicll r , 1 t♦t i ... I.wIMNc si.+11.s n♦1•..c.,_.�._.�.�.�a�... WM eI YWSrS OP,Sum III ... S 1 7 l� ...-. _- ---.. 1.4...r..'�� F 1111 Mrrc4 UYII'All 01611 ►uaNS OP f�N ��. 1_ IiAI 1)WIN Ilt'1 _ N.�l {.y :r. - r.�S1S1)i.l>r1 L.W _ .�1Ww.i ryr�tw'i ., a ' 4 EXHIBIT Rol-GI( y44- 1$; '-•4- •.1 ..i' 1. ;rat 19 • • • „s tt 1 f_. . 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" 7 II .MI.O amens y.» w•..4::.W1 y `; . "` Id �w, r '•• re IUNu Lor reuL�_ • I, 1. 7-- 1 �BAYYL..mti raucriltt ENT IANI:E y w•..�.:.h..,1.... •�,.,Y.."`Y .r- / ` _,�'' ` �1..'...r l... s �•11'..a.--yi* y.1—-7..-'>li,:'.'�.. T14 i y.-•1 1/ ( I S • • IIL_ 1 w 1 II 1 t ! - W\. • r '+-.R " ." ,� PROPOSED IMVI-i 1.OP1/7GNT 1 , " .—w.. ` w • _ .-_ SIT PLAN COMPASS CORPORATION iwil no '_ W •-,— �----- ME 1INICNr.r lc7 ma�' 10.11% 111..1111.4 n. t3nt.t)wIN ur�1ct 'rs ,,• ,•1 .,�.a..�l lui 0„Cl.1114Gell 111074 WONtl 0,1•SIIII• • • . • 1 NOV I 1 1 al EXH.1SI a r 41) 0 1 *7 . f ,l + 4007.131 t - 4 r ♦ a b . • I1 • 0 9 • • , . .. . . . .. ... .,. . . • HAM UPt 4.• -..1 1144144104 rs 44440*.6.h.i Comm Pkw.4 AU. .w....r i yard 1444 • a ►,r...., D r.1 •1• r EXHIBIT a1 0060•.e*.r 1 r r u1 • Mk " --- -.. -.,_s._� oi r ureelO� i r• r Of p'0..° '"'''`44 1.40444440444 '"°n r'-` _ - • ILto I•-to? 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I _ i/� 1a11 w I t LhUAN t'IANNIfIU 'N.'`."t.,r r.M .(' .. l by r a`'�t If , 11111 f N 01,001 AK �< S r + ' "� ` I j 1 I StINIp<ill INtf11VAi • w �1. / • 1 wow 4K W11K1 MUM Irlll /l na •�'�., i .( 1 1 C i lilt haµ IIAl)1Al 1111 �' .1//yam `! F ` , 1 .� If1 itIIL'AL p®iNY Gh'14 tNGINEKWNG/gUNYi YINp F . .w.w .,_ L/ '\� .. ._ Jam' ` �<} 1 (MI UtN 4U Uh11K1 CiYa 1111bIa11 MIA! r... <'• w/,) /` •• ltl0 C V W AfIIYWa MAhaY11 P/11 11+1 Illell trwrr..r..Mr Mi.l.e w- E. "� ..,,1_ ,. ,lip,wrri... w'Y11MaulA CMl1 A11N11 P111 aMIIW11111WWN11111 4.i. — IU1C 1 W It Vt.RP .., 1 •I. Iw1 W_ a IN • ♦• "-�-. K'f •�.-1 1I II It1.1•IAIINAItt PLv-_:r.r »; COMPASSCORPORATION LYNNC IIINICI 1 °_ -yrI11, „j .�w1 } �I�:s111 YIC 1 :J:1a1w _, _._ 1u1u1e•InUIuCuI 11cwoN.►umm1!lal NUN IC1 /Yi1� .. .a. .IIAI,U1YIN 11 ?I(ill"1' iA . • •� 0 0 0 * ; .,',' '' u. ° .. n ,,..� • .- Y • .�d .Lit.` - 1.. • - • r} ' a Y AN ORDINANCE AMENDING 'ORDINANCE NO, 1414 ,ADOPTING ;FINAL DEVELOP- MENT PLANS FOR PHASE V-B OF MOUNTAIN PARK PLANNED ;,UNIT DEVELOPMENT; CHANGING THE ZONING ON CERTAIN PROPERTY AS DESCRIBED HEREIN PROM R-30 TO BECOME A PART OF SAID PHASE V-B; AND DECLARING A, '. EMERGENCY. •: 10 : THE CITY OF LAKE OSWEGO ORDAINS AS FOLLOWS: SECTION 1. Ordinance No. 1418 is hereby amended Cy the addition of the following Section 7.1. The provisions of said Section 7.1 (together with exhibits incorporated therein) shall be adopted • as the amended final development plans for Phase V-B as described ` therein. • „ 1 • ' Section 7.1. The City does hereby approve and adopt amend- ments to Phase V as shown on the development plans and exhibits • for Phase V-B as, shown:on:.the 'attached 'exhibits -subject. to the following: _ _ r} . 1. Mountain Park Planned Unit'Development, Phase..V-B• as adopted as shown on Exhibit "A".. dated 'llpr41 '10i 1972 ,: ;y Vicinity Map, subject. to the conditions as set forth :. in this Section 7.1. . 2. Mountain Park Planned' Unit'.Development, Phase•'WB'is + adopted as shown on Exhibit ',JP, Land Use, tensity, ' Setback and Street Address Plan and amendments there- ' on dated' April 10, 1972 . • 3•• . The underlying zone for',said Planned•Uni,f'Developmenit is 'SR-10. . , % ,. . 4. Apartment shall mean 'a multi-family•buildi.ng. wh.i� �... ich shall be limited in height ,to 'four. ,• • •stories ��ith the overall height of the entire 'structure .not 'exceeding, :, . ti forty-four feet'over the average point 'of th,e'•adjacent grade. Apartiu i-its shall be limited to"30''units per•,. 't • structure• with a minimum of.•10 ''feet' botWoan structures unless otherwise approved by the Planning,Commiss.•ion' ,, ' as.'compatible with"the' development,as• a whole'. '' ' ., . ,, • t ,nr - • 5• T•a.1 ou, ' is a dwelling,•unit,, :for:,occux9ancy, by. 'a'single .x'`' d. � fariiily, which may-have one or both:'s�d@�ia1ldiaoaitigµ°ous ` .t� with •another'similar unit •'•,,Such•st ' hall be i �. r rLtG tLxZ'@,S 6 . , :limited in;hiehgt,..,to two,_stories and:air, attic',or •3,5 ` 'feet a �- r bove'•`iha lowest piailt.•'of''t a aajadai g�raabt" '`-'.:•• , ` whichever is less. Townhouses shall, bo' limited to : , :48 units per structure with .8`feet between.`,structures. unless otherwise approved-by the Planning' Commission ' • .. as compatible with the development as a whole �;'• 6., One,.visitor;.or,,guest parking„space;.shall.be provided .E'or each living unit in the townhouse area, Mt. Park 't. *'i Planned Unit Development, Phase V-B. ..These spaces shall be in addition .to garage and driveway parkway spaces. '',-::, 7. The height of four-plexes.shall be limited by the stare. dards as set forth in paragraph #4 of this section, 8, Chapter 50, Section 50. 219, 50.220 and 50. 230 of the Code of the City of Lake Oswego relating to off•-street Q---, : parking end loading regulations for all of Mt. Park'LI Planned 'unit Development, Phase V-B, except as pr-, . :4 • in paragraph 6 above is adopted.. : _ . : I _ 0 "r EXHIBIT - • "' • 4 .. i • Ord. •No. 14661 , l' 'Page 2 • i v 9. Garages and/or carports for, single family properties shall be located to allow for automotile parking with • driveway lengths at least 22 feet, measured from the curb. 4; , A., . 0 :':-.'.t''''..: .:'--:'-T 6''..' 10, The building setb,Rck line on Kerr Parkway shall be five feet from the slopt easement as indicated on Exhibit "D", y';' 11. The removal of trees for the purpose of roadway construe- tion is hereby approved in accordance with the street plans as set forth in Exhibit ��" p Grading, Street and Storm Drainage plan. 'J 12. The trailer arc': recreation vehicle storage,area shall be developed in accordance with the standardai,and plans as set forth in Exhibit "H" dated April '10 for '� 13• Fire Zone be adopted for SI shall , 2 r.,=•. .S---. `p commercJ,al ?and apartment; uses• (including four-plexes) and Fire.+Zone 'III for. all -, other lands ,within Phase V-B of Mt. 15.44k` Planned Unit Development, r., I? y Ac 14, 'All buildings shall conform to L,O.C•:' •Chapter 45, ! Building Code of the City of Lake Oswego.: n.. . , : 15. En'all i•nstana+es where the ;provisio `ns'o•f the.,Zoning Code are'not modified, expressly, or by necessary implication, by the P.U.D. Ordinances of,the City'•ox'•the oXhibi'ts and resolutions hereby adopted,, the provisions o'f,:the Zoning Code shall' apply as follows: ' ,,t SR-10 standards shall apply to _ .Single Family , DR-3• 75 standards shall a' 1 to �' ami_y dwelling,- t , PP Y Duplex dwellings & Townhouses MR-2 standards• shall apply to ",Apartment & four-plexes GC standards shall apply to 'Commercial (with service • stations as a permitted, • .not -conditional'use) T •16. Mountain Park Planned Unit Development P.haso V.-B •is adopted i •as ,shown- on Exhibit '•"C" dated . Apri1:10;. '19?2 •, .Preliminary • •?• Plat and amendments thereon. 17. An .additional 10 feet of right of along Peters Road. g way �hll,.bs dedicated. 18. Platting of .subdivision is required in'acco,rd• •' \ i` City Ordinances and State Statutes. Submittal dance with •,;.0 properties to unit ownership shall be in addition to, and not in lieu of, compliance with subdivision require- .' ' meets. 19. Mountain Park Planned Unit Development, Phase V-B as ." shown on Exhibit "D" dated April 10, 1972 Street and Storm Drainage plan , Grading, g and amendments thereon is adopted, ,� ., 20. Direct access to Kerr Parkway and Jefferson Parkway • from abutting single family, duplex and four-p1ox- 1oi:;, shall be prohibited, 21. The portion of Jefferson Parkway outside the City limits Jha_?` ` be constructed by the developer. The developer shall pro- • vid'e' the right: of''way d'edjcatiow • .( ?'37°) ' : • ' ',''''''' . . - may. S •v r • V 1 ! ... `.� .. � .,• .. 1•�r\, � .Ir. . • 11 ? M. u•'' Ord. No. 1466 • Page 3 22. The right of way and fill slopes on Kerr Parkway shall conform to the road alighznent as required by Multnomah County. 0 23. Mountain Park Planned Unit Development, Phase V- ° shown on Exhibit "E" dated _ April 10, 1972 h Sanitary sewer and Water Plan, and amendments thereon is adopted, 24. Mountain Park Planned Unit Development, Phase V-B, as shown on Exhibit "F" dated April 10, 1972 Lighting, Utility Trench, Park Trail Street and Landscaping Plan, and amendments thereon is adopted, 1i4 25. The standardsof street lighting shall mootl�fthe same requirements as the street light system;'approved b the City Council for Mountain Park Phase .'x • y y '" ; -- --_ Unit Development. , Planned t 1� mot,,;. r 26. :The developer shall install street .lights••in Kerr Parkway. Installation shall be coordinanted with the improvements of Kerr Parkway. P ements The type shall be the• same as designated for Jefferson Parkway. ,. 1.; r�l 27• The developer shall + • :I' ? P install trail lighting. Spacing and type shall be the same as approved for'' asa V-A. Ph ' ° 28. Exhibits G-1 through 15 , • 9 dated March' 27''�•1972 .are adopted as architectural sketches depicting the types of buildings to be constructed in Phase II•-B of • ' Mountain Park Planned Unit Development, required .by L.O.C. 53.330. 29. Exhibit "WI is adoptpsed '� pts for the trailer and .recreationalevehicle storage and oarea. and is dated April 10, 1972 • " Section 2. All, other sections of Ordinance.1V'o; m'1418'`shall remain ° in full force and effect except as•,necessari] 'addition of the aforesaidn Sectio .7:1, .Y m'�dified by the • Section 3. The- area consisting •1' �:,•t of 9.64 acres,, more ox less, • ' '' + described .as follows: (Beginning at the northeast corner. of Section 6, T2S) •R1E of the WM, in ,the '•Gaunt f .; d ' • State of 0rego'n;, thence south on the east linefoflsa{d secamas iori¢ i +� 654.07 feet; thence west 646.92 feet; thence ,north 654;46 feet' to • the north line of Said section;. thence 'east• 646,$ 5 feet to the • A place of beginning; EXCEPT the wes• ' Clackamas•`County for road p,urposes,t)fisere-zonedefrom Cl ckamasto County R-30 to Planned Unit Development as part of said Phase V-B subject to the conditions set ,forth in Section 7,1. , • Section •4• Inasmuch as this ordinance is immediately for the preservation of the public health and welfare of fctheary citizens of the City of Lake Oswego, an emergency is hereby declared to exist and this ordinance shall take effect 'immediately upon it, passage. by the Council and approval by the Mayor, Mead the first time at a regular meeting of the Council of the City of Lake Oswego on the r 18th day of April 1972. 1 .f. : !'I �•i. .+..�' . t'�. . -mot + '.w + 11 t • Ord. No, 1466 Page 4 Read the second time and passed by majority vote of the . members of(the Council present on the 18th day of April . . . a. yor • 1972. April 19: 1972 Date • , - — ? .•r .. ATTEST: • • • • City Recorder • Date April 19, 1972 APPROVED AS TO FORM: a71/e/AZ. Jim'Cox, City Attorney • • r y • •e' • • • • • • d . . +J . a 1 . 0 0 Ilt. . ,.. ..., Est 14 1 fiYi T 0 ., . . . .,.. .... . \ . 1... 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C:14,7 �s'� `-•-�_"ti_ -4_-- cT��j/ 1::.3i pi ��1 2 's �`�6,-286 ` va 33 239 10 22��5" � a ``�' Asa5- • Q. 1 -.....„ - apr ao4 3/0 " ' =' 2a9 15, • ,- ' 3 ` i•5:----...,,Ts'''''N 2r) 264.27' ia- - __.}_ y• • o -ate• ,1, r`/► : 2 r�, 261 ' . �� :,.....-1---___2•.'-' • py ,'� z NV �„1 .:_-_-_-_-_-7._.....„ . 2fq- �3 Lam! 13_01 _ 'S' >r & 2 , .. . ... \ „ `�. �/ .t B 1 (.1 \< ' rc n n 98 I . 5 /9 2-/ • � \ \ \ It \ , s: f3l.0t"K V,. 1 ' 1 • o h 690 . .3.--IP - / 4; A. ,,-..., - \ ') ', , 1."----"'"".sq—.." ' \ \ EI 02 AC h r . yr. ic)iyyliOU55s crj \q) . IN \ .„_, ..l = y ,t t n_ Y ..- [ 1 \I\ , ‘ • ".4?'. i L II 1 L........i alm......o.....1.1. . .ram C� L_J[`_1 �" _ �i, [-'if t ii )j"' 1 ( -! , .� 1. ii"' q !I =d lam^ i _ . ,j.,arm—_lL ,�_��._..J __,I I , u �- — t,��� �L° ic 1? 4) �\ �nr.a+ r GR. L\,.„, ?I `\•.\\ \ -. ._., \ ii\eS.%.. %//') '1 1 1/4)-* • • ( r= ......:.. \.....- ;,...______ _____ ,,,-\ ,,..:..\... - . ,, ., d ,..„ . „,,i. ..., ... ., ... . , , ., . : . ,,, ... . . . ,,..„...., . _ . . ...e ,` ; e ter .....q f• ,ice . , • I `�;�_. �� .r \ \ ,1 r�i ,� .., , ., .,.; , - il ?.--.„ , '',4.1r1. . , .--&;.... .,,, r ' i-:"=)• I ; ...—L-T 4 .45 4. _ , 4 J 9 ,,s" •(--) n ,J,//•r -. . ., e , 0 ''.... : • ... —'___ ,,� i J vi I il . e � . . 4 �. -! Il»,e_ �,. `• a� � f:�•C�_« �. .i' ) r r . s ♦ • •r Y . . •. . lit 1 4 i\ • d▪ EXHIBIT r Name of applicant l jij,, 4Pm—App. NoSubject Property: Tax Lot(s C.' Tax Map(s) Address or General Location: r, ,,.. ' .z- • AFFIDAVIT OF POSTING NOTICE //f I, L►n i ? Z/ ' ; , do swear or aff'ta-rrt that I am (represent) the panty initiating interest in t a propos _��'c., ,brJ, tea; c';r^2./ affecting the land located at 49 5" 7 ee e`Lici.wi c 4/0 l /'. k , and that pursuant to LOC 48.801/49.301, did on the .'A day of �.�`: , y �.�./.� 11-@ i'y,A,,,.r , 19i ��'personally post the notice indicating that the site may be proposed for a . �'�.. 4c/ ✓ s 'f': .' Al application. 1 d ' The sign was posted at /4pri,y_ 4��e it) �� ice. e--`- ke. Loft-- • (state location on property) .•''' This �� day of '� f •!r9 ., / t , • ' , . //4;e, A ,„. -_-_/ -, , i i, . . ,'. • gn • s Subscribed and sworn to, or affirmed, before me this \ L\ day of___ Rt„, , 19 L L 1 . OFFICIAL. SEAS. (� itar;�N L ult: NotaryPublic for the State of Oregon ' \ `4)t; NOTArI F 5;ila • GtiEGOPJ \"/, COhiMISaIQiJ iVO. M.,.23�0 .�I �1 + , a CLlri gif e►P1RE,fEg•_t :Ist My Commission Expires: , WTTHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO. City of Lake OswegoX 1 ' .. Land Development Services Division ., ' P,O. 13ox369 d EXHIBIT w • Lake Oswego, OR 97034 I s (gv) Luc:,i-`1 u+•a a-10. y' 1' 0 *. , ♦ . a V - \ 1 r M 1. AFFIDAVIT OF MAILING \. e STATE OF OREGON ) ) SS County of Clackamas ) I, _ n n c'', A4 t n r C l , being duly sworn, depose and say that on ,,cs.3'- .3 I caused to have mailed to each of the persons on the attached list a n dce of a meeting to disc; s a proposed development at {JJ,n'f `7 C -../ (2.-h f'1;,.//ift-r� a copy of which notice so mailed is attached hereto and made a part of hereo,: I further state that said notices were enclosed in envelopes plainly addressed to said persons and were • deposited on the date indicated above in the United States Post Office at Lake Oswego, Oregon with • postage prepaid thereon. 41 . , ignat S9ubscribed and sworn to me before this l ash day of , , -^ OF OFFICIAL saAi_ AF4t }6'\ KArrN I. 1.11.E : �`ti' /' CC7Mf 11F�ION 1\l1 U.':3vG hC\-)fo.\\0,„.__ 4 4.L L,_.H 4 1,1Y CUt!HtSbA EXPiiiIS(lb ?).1.01 4 " Notary Public �, My commission expires: a -�. 1 ( 7 111. ' -App, No.: • C r } Robert Ericsson ) Mt . Park Homeowners Association ) • tt 2 Mt. Jefferson Terr. Lake Oswego , OR 97035 ) • RE: Pre-Application • Dear Neighborhood Resident/Owner: Y' I am the intended future owner of the f<. property located at Lot 7 , r Cervantes , Mountain Park, Lake Oswego. I am considering proposing a 4 unit building at this location. Size and Design to be similar to existing, surrounding buildings. Prior to applying • • to the City of Lake Oswego for the necessary permits , I would iA• 4, l4.ke to discuss the proposal in more detail with the members of „•., the neighborhood association and surrounding property owners and • residents. Per the requirements of LOC Chapter 48 , 801/49 . 301 , . you are invited to attend a meeting on: Tuesday, September 21 , 1993 at 6 : 45 p. m. Oswego Summit Condominiums Meeting Room ,• ' Please note that this will be an informational meeting on preliminary development plans . These plans may be altered prior to submittal of the application to the City, I look forward to more specifically discussing the proposal with • you. Please call me at 697-9464 if you have any questions , Sinc ely, s• L ruhe Minich P.O. Box 200 , uite 236 • J Lake Oswego , OR 97035 } • r,R 'r• • • • • • • • h• ,_ A _ I • _ r • • _ �• _ ': Y �. ' _ ... • 1 1 1+R 1 :. James Neff Joseph & Dawn Gonzales Duane Peterson .,, 56 Cervantes Cir 58 Cervantes Cir 7616 SW Afton Ln • Lake Oswego, OR 97035 Lake Oswego, OR 97035 Portland, OR 97 Vincent Gimarelli C D & P L Criswell Po Box 642 Roxanne Alviar 62 Cervantes Cir Lake Oswego, Oh 97035 Estacada, OR 97023 66 Cervantes Cir Lake Oswego, OR 9701,4 • \ Russell Taylor. Zoann Brown Susan Potter Richard Taylor 68 Cervantes Cir #9-E 70 Cervantes Cir Po Box 1764 Lake Oswego, OR 97035 Lake Oswego, OR 97035 g Late Oswego, OR 9703E Harold Chandler Grace Tr Brown r, Laura Sullivan Garthe Brown ` a, 74 Cervantes Cir 76 Cervantes Cir #9-A 2211 SW 1st Ave #1802 Lake Oswego, OR 97035 Lake Oswego, OR 97035 g Portland, OR 97201 ,,S., ka' Joan Newman Julie Cunningham g Darlene Helme w 2212 Oak Dr 82 Cervantes Cir 84 Cervantes Cir #10-C Newberg, OR 97132 Lake Oswego, OR 97035 Lake Oswego, OR 97035 410 '.... . . . . TimothyWheeler Kimberly Livingston • Albert & Sarah Hirsch 90 Cervantes Jeffersor, '. ,86 Cervantes Cir 1705 S 3rd Ave Park '"•,,'. Lake Oswego, OR 97035 Arcadia, CA 91006 Lake Oswego, OR 97034 . Albert Tr Hirsch "..+ Sarah Hirsch Virginia Barker Eric Key Martin 92 Cervantes Cir ,#11-E 94 Cervantes Cir 6534 SE 36th Ave Lake Oswego, OR 97035 Lake Oswego, OR 97035 g ► Portland, OR 97202 Kathr n Sherman Y Helen Murray Sheila Compton 98 Cervantes Cir 100 Cervantes Cir 241 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 9703') ' . James Clark Megan Clark • t . 6000 Arizona Dr William & Mary Jones 245 Cervantes Cir 247 Cervantes Cir Vancouver, WA 98661 Lake Oswego, OR 97035 g Lake Oswego, OR 9703 Charles Criswell Ward Svart & E Viola B Jane Penter Po Bok 642 274 Cervantes Cir 276 Cervantes Cir , Estacada, OR 97023 Lake Oswego, OR 97035 ' Lake OsWego, OR 97035 Richard Berg Betty Marshall ' Donald & Dorothy Pittman Kelsey Eastman Po Box 28 • 278 Cervantes Cir 280 Cervantes Cir Government Camp, OR Lake Oswego, OR 97035 Lake Oswego, OR 97035 97028 , ' . • : Jennifer Leigh Mannila • •" , '. ordon Collett Terry Arnold Sherrill Hoepner ' 282 Cervantes Cir 283 Cervantes Cir 284 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035 • • Albert Tr Hirsch Albert Tr Hirsch Sarah Hirsch Nancy Connors . Sarah Hirsch •• 1705 S 3rd Ave 286 Cervantes Cir 1705 S 3rd Ave Arcadia, CA 91006 Lake Oswego, OR 97035 Arcadia, CA 91006 .' he. Frederick Meikie III Josh Adam Reiter ' Rhoda Collier Lesley Carrell. Burton Dennis • 309 Cervantes Cir 311 Cervantes Cir 312 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035`; Jack & Danne' Greene Karen Clarkson John & Judith Barr 17460 Blue Heron Dr 314 Cervantes Cir 315 Cervantes Cir Lake Oswego, OR 97034 Lake Oswego, OR 97035 Lake Oswego, OR 97035 '� amen & Kathleen Foote Stephen & Vicki Beal Sydnia Kanitz 4 , 32 SE 49th Ave 317 Cervantes Cir 318 Cervantes Cir Portland, OR 97215 Lake Oswego, OR 97035 Lake Oswego, OR 97035 - 1. a A Sherman & Graze Gowans Estela Zamora Jerome Schell 319 Cervantes Cir Po Box 3775 15962 Boones Ferry Rd Lake Oswego, OR 97035 Eugene, OR 97403 Lake Oswego, OR 97035 , • Donald Miller Michael Heenan Barbara Miller Barbara Hermanson William Happ •' 322 Cervantes Cir 323 Cervantes Cir 8124 SW Beaverton Lake Oswego, OR 97035 Lake Oswego, OR 97035 Hillsdale Hwy Portland, OR 97225 ' Elizabeth Carrier Dennis Nordin & J Karen Richard Stark 326 Cervantes Cir 7212 SW 33rd Ave 330 Cervantes Cir #13-C • :'A Lake Oswego, OR 97035 Portland, OR 97219 Lake Oswego, OR 97035 iana Nicolay Larry & Lavonne Floyd Laurie Sue Buckley 32 Cervantes Cir 334 Cervantes Cis: 336 Cervantes Cir ake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 97035 - ' •,' ' Gerret-Tr Lauer Ursula- Lauer Helen Viera 802 Amiford Dr 5632 St 15th Ave .. . .. cs„ ni orfr' rn 471 n7 Portland . OR 97202 • a j ' "'' +1 Betsey Mcquire Carrillo Ellis Kenneth Cristos & Claudia Lolas Laurence Oeth Is ,. ' 2 Cervantes Cir 3177 Stonebridge Way 3674 Bernice Ln t Lake Oswego, OR 97035 Lake Oswego, OR 97034 Sarasota, FL ` 34238 .: : Fred & Grace Sinahara Gloria Kowalski Dale Orr 75 Nonohe P1 10 Cervantes Cir #7-B 12 Cervantes Cir Wahiawa, HI 96786 Lake -Oswego, OR 97035 Lake Oswego, OR 97035L Y John Patcha Janet McDonald James rs Karen Smith 100 Kerr Pky #51 16 Cervantes Cir 18 Cervantes Cir Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 9703S • Michael McCcimen Kimberly Boyce Cheryl Hall 20 Cervantes Cir 22 Cervantes Cir 134 Sutton Manor Rd r Lake Oswego, OR 97035 Lake Oswego, OR 97035 New Rochelle, NY 10801 Robin & Kenneth Curtin Arthur Matsunami Mary Bartell ' 14355 Fosberg Rd 28 Cervantes Cir 9185 SW Greenhi n Lake Oswego, OR 97035 Lake Oswego, OR 97035 Tualatin, OR 9 2 m ' •; Paul DeBonney Joann Hoeda Lynne Palmer 9841 SW 34th P1 34 Cervantes Cir 36 Cervantes Cir #4e Portland, OR 97219 Lake Oswego, OR 97035 Lake Oswego, OR 9703E Pak Hay Lee & Chi Fung Bradford Vincent Leonard Pardue Jr. , � 1 Jefferson Pky #93 40 Cervantes Cir 7147 SW 4th Ave Lake Oswego, OR 97035 Lake Oswego, OR 97035 Portland, OR 97219 • Susan Murray Susan Lombard Susan Winn r. 44 Cervantes Cir 46 Cervantes Cir 2765 E TaraTr1 Lake Oswego, OR 97035 Lake Oswego, OR 97035 Beavercreek, OH 45434 Christopher Goetz Timothy Bolen Darl Synoground 50 Cervantes Cir #3b 52 Cervantes Cir Po Box 529 ;make Oswego, OR 97035 Lake Oswego, OR 97035 Lake Oswego, OR 411,34 ,y• '• 4- `: n. f " bI Kathleen Marta 338 Cervantes Cir #2-�E 2765iEmTaravTle Happ Eduard Va:kik y s" Lake Oswego, OR 97035 Beavercreek, OH 45434a Cervantes ORir Lake O Oswego, 97035 •obln & Kenneth Curtin Kathleen Anne S 14355 FosbergRd k�'.11ings Sandra Caplan " 346 Cervantes Cir #2-A 73 Tanglewood Dr Lake Oswego, OR 97035 Lake Oswego, OR 97035 g Lake Oswego, OR 97035 '_ ' ", • Gerard Dernbach Linda McDowoll Judith Davis 350 Cervantes Cir 352 Cervantes Cir 354 Lake Oswego, OR 97035 Lake Oswego, OR 97035 Lake Cervantes ORir Lake Oswego, 97035 : .. ..fir•. Mary Gomm Virginia Hanson ,.f 7 356 Cervantes Cir° Lynne Carroll Lake Oswego, OR 97035 Lake Oswego, ORes 97035360 Cervantes Cir Lake Oswego, OR 97035 • Joan Johnson Richard Ackerman Jack Lee 17505 Kirkwood Rd 15 Grouse Ter 366 Cervantes Cir Gladstone, OR 97027 Lake Oswego, OR 97035 Lake Oswego, OR 97035 •, • r ri ' 'Cole Paul Lydia Tate 68 Cervantes Cir 3204 SE 10th Ave Lake Oswego, OR 97035 Portland, OR 97202 • Basher Ta ouni Elven Sinnard pP Geraldine Sinnard Cary & Karen Rossow 2651 Overlook Dr 23 Becket St 25 Becket St v, Lake Oswego, OR 97034 Lake Oswego, OR 97035 ' Lake Oswego, OR 97035 ', �' ` • William Smith Paul Williamson Care Joro ��� Po Box 8317 Cervantes 27 Becket St 7422 SW Virginia Ave Black Butte Ranch, OR Lake Oswego, OR 97035 Portland, OR 97219 97759 Cameron Hawley Val & Elizabeth Marguth Cameron Hawley 5755 Jean Rd 10015 SW Kennedy St 264 Gil Bias Rd Lake Oswego, OR 97035 Beaverton, OR 97005 Danville, CA 94526 Giusa Anthony Diane George Kenneth & Robin Curtir• ; j ' 70 Cervantes Cir 4180 Tynebourne Cir 14355 Fosberg Rd Wake Oswego, OR 97035 San Diego, CA 92130 Lake Oswego, OR 97035 ' , , • • • • a► UNITED STATES POSTAL SE V1 P,C•{'''• ''� 'tr ' .... • • • orahhl®urins®®,1, .' I °' 15 9Ep?L�` 'SHE FAMILY:" . . ' ��9 �'�1, PEN /ter • 1 1 `••••USE 1 11V�V .'� i'' ' AVOID pAYME ICIII .t • '1 • ]J r . J• {r. {t 4: ',. t{p io .•� , <,:1ai'+ Print y r,na 1 R1T •/ ou •I' :ddre41 �a en ZIP Cod® hors , ;,'i t rr 6 121.4(Age.':el e 4 9,01---1 •.... , {t at {• . htle ,.. . . ;S • 1 4,i it 'i • • 0 41) 411 w . • y i r. SENDER: Dip. $RIO anti tloj i .nci fitly'iu I�(q°j.:Iho ` 0 6 H • Cdntgompiets Items t endlor 2 for eddltiooel ee . .,Ilo services Or aril extra g 0• Cdngilete Items 3,end 4e 6 b, , � ,. Iwo I E • Print your name end address on the reverse g14his fort.' to+►' isoi �' " ' , return this cud to you. ` ' lli 1. d►ddreoeee+e Address e1 41 • Attach this form to the front of the mafplacs,or on the bock II specs t . to i does not permit, ' 4a: m • Write"Reiwn Receipt Requested"on the m.1 plecs below the article number ``•v 2.t© Restricted Delivery E.1 16- • The Return Receipt will show to whom the article was delivered end the dale Consult postmaster for loo. �o delivered, i t, 3, Article Add ossed to: ;•,,,,:1 ' ;t-.: c• i•,�A.i�,�S,i 4a. Article Number r f •• m , , OJ , w \• v 1••' .w�J lkivr�• �jpt�7t• aI� :, _.]? E „ •- i.- I `r.,R•• ' tr1 t;I41)i1,rjr l'',1� „NUService T:pa. i' t• �. 1 E 1411, I r 1 n •0 Piapletere O'Insured ! i r� :i:; h�i't 1r t it a t it r 1pa. ,t14r''�,COD • .6 f N • �' '`' !'` y''' pit k j tiEn tee ' AID" (�;PidtUPn Rocoipt Portii ; ��,, totcilt- , ,l I, ,i'}•,,• .i �m4fi(11,4x,tr4, I , p., 4f� . •.1,► ;rp endivg I 1= :,• ` iverG`,ii „•• r .�` " ` e� rt r•T s 40 11 e' , r• r1 uJ'+•11" V• t2'1) (a • e ., ar ,, ,'T,, t; i , 0,.ess it6• ,t 1. or,,ail ,S� stoo,.ta,;] + i.. ,,.-as-ti ? r,Y'.t►. �,� it.• ''f• k ii„�:•�t�',� �rr 1`�` �u "+ i' • r , K '' R N Cif Y s' 1, f'.' r r;1',) �� , l tii S� 1341l n � ,:nil; 1; ''r�•+�t.-;�,i."r.. H• . 14��• M,• ''I•v-4'.•t 4 "f :° 41 '+�'!All"I 1>• PS Form 3811i Decembe 80k 4U•aa�;O$ 1�;DOMESTIC RETURN PECEIPT %°I vi q• . • p , • • • 11.. • • • o. • nt • J t ' • . f•. 11 W• .. •+ • • -• i' • • 9 NEIGHBOR ASSOCIATION MEETING 21 September 1993 The meeting started at approximately 6;50 P.M. Those in attendance were Jerry Robinson, Architect; Lynne Minich, Developer; Sheila Carlson, MRC Builders, N.W.; Rod Barthalomew, Real Estate Broker. • The only neighbor who attended the meeting was Ward Svart, as evidenced by his signing the guest register. Mr. Svart, was, in effect, representing the opinions of a few of his neighbors. They do • want to see the property developed, and their only concern is parking. We showed him our preliminary plans and addressed the parking situation which actually will reduce parking on the street, due to the 4 driveways. The neighbors commented that they want single unit ownership vs rentals (i.e. apartment • development). He was pleased with our report and left wishing us well. iy4, • Minutes by Jerry C. Robinson • • teg7P • . • EXHIBIT . PAO 1-4.7 ► lo.121 • JERRY C. ROBINSON, AIA, CSI / ARCHITECT ti Mountain Park, Horne Owners Association • a ' `` #2 Mt, Jefferson Terrace Lake Oswego, Oregon 97035 phone 635-3561 • October 7 , 1993 Lynne Minich Jones and Associates Suite 151 5335 SW Meadows Rd. • Lake Oswego, Oregon 97035 RE: MP Block 42 , Lot 8 Dear Ms . Minich: You have discussed your plans to bu:;ld a 4-plex on Cervantes . Since • this area is in a multi-family zone containing other 4-plexes , the Home Owners Association is supportive of the concept. You still will need to have the detail construction plans reviewed and approved by our architectural committee before construction can begin. That committee meets on the third Tuesday of each month at 6 : 30 recreation center . p•m. in the If I can be of further assistance, please call . Sincerely, _,---- y.. d .� r- , ` Robert Ericsson -a Executive Manager • • EXHIBIT rR►o1- 10-is 4 A• , , J. :1 • o .r 6, 1... , , . . i i : ' 4 O Pr1 5-412-d-Af-e12-141t-i . 0.......r.419.„.„) 6f.A.4.0-c,0 ,..9 ,Z1 ...1.-r-f-e-7-7-7"-J -1d9,-.41-, ozz. ....„...4.re_ ., erAgfi ?..83,, .gs---,te-- 1-g 7 ei2--0-t.retit.7 ) . .......7/4„.e.74... "1344 jziz.„ . 1 -..7J _ _ A-lb-& 7 `,, Hrescr J ` 9/0 0 111A41 *; !J 11Ig (1/4,.-L11/4.-.7.-4..)..N.1O: (i '` Ati: ;'fi��i'v;,I 1 ' . . '•I J,, \, •, j1 /, �1 ..I,•:l, (� �. TL$ ',,,, ,. • 41 • a EXHIBIT Ib • . If Ao 1-`7C1,tro I....„ .. ... . . . . . Y 1 .J1 • • • • • , • • •�:'� is-. .. • • • i4 . • y yd • (. • • • ,\ y �1! .� QaL,• I�I L. r "'t'c IJVr• i \\ U I <, /f,r 1_I 1 1 n 1 • 1 .4 ' •�'•ti0 , yr,'• ray '..ni1.=3+cs .�,.�,y(\�\\/r I .. '•l\1 or n.l !-• V �ri-�~.` { m ll /1ll Gam" ! b•10•••".1 Inl•,./ ' r�1 qq ►„,..., Y'1�!t�PI,- _'• `i btnlln 411•••nJ �'r y tp�ylk 1 I I 1 r•...'_ i'( Ir1•Lw I • • '/1. 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I114111N J�1 ^--� Al 1 V :il � c�11 , n�_,,, »_I ,1 �..I�n.�...� r.. •m..4ts(�'�' AND VICINITY -=' ,y1 Yi !-� fir' ,.� •i b +� x H B r . : • ; .,�_.)lll f .� t j �Ln (j' L)ECtMt; It ��uu 1 `�L [lRj a� d ___. fir,.w'..'. , • ,.t 4 -ii ):„ I�M H ••, nc.�. y r 1 \ `�"'4 , IJl.�,... i--.h.,// I, / 11!/{ _hN...ss l •, .tC/ ' fps...._ - • , . • . • • t1. tt.. d`x rn; t' • , 1` �1 • • >� c •Y01 • T• 5,• • 'f 1. . •'4 • ° • • • rl Pi! EXHIBIT TOO LARGE TO REPRODUCE • • • • .. ... . . //� .1 1•yf:. NP a+ EXHIBIT • •• :, i • 1 .r' e' • • • • • • • • • • • • . '4 • �r V` �OF kt• v • +fir. ,A1111 `D OREGON I DEPARTMENT OF PUBLIC WORKS 6 � MEMORANDUM TO: Michael R. Wheeler, Associate Planner FROM: Russ Chevrette, Engineering Tech. III 02.2 • RE: Traffic Studyr • • Requirement for SD 12-93 DATE: December 9, 1993 ... . . ' '. '. 0 This proposal is subject to the access standard (DS 1.8.035) which requires that the ' location and configuration of accesses be subject to a traffic study, unless otherwise approved by the City Manager. • The proposal is for a townhouse type of development consisting of four dwelling units, each platted on its own lot, as opposed to the previously approved 4-plex to be • constructed on one master lot, Four driveways would have been approved to serve the 4-plex,so a proposed change in the form of ownership that does not increase the E intensity of use will not require a traffic study, • RC/kaa Ct\wlnWetd\Pw\rues\WNF.F1.F32NEM • gi r EXHIBIT . Sc12-Q'bekAY1 Yf i • Y 380"AY"Avenue • Post Office Box 36l9 • Lake Care ion 97034 Oswego, !, (503)635-0270 • PAX(503)635.0269 • • • • • • � • • r ' • f . i• It,• t • 0 k • 4,j i• a. 4 • Lr / • • °� .. . s ti 1 •� 7 DATE; OCTOBER 8, 1993 TO; LAKE OSWEGO PLANNING DEPARTMENT ao LYNN MINICH HAS AUTHORITY TO SIGN AS PROSPECTIVE OWNER PERTAINING TO HER APPLICATION FOR PROPERTY DEVELOPMENT ON LOT 7, BLOCK 42, MOUNTAIN PARK, LAKE OSWECrO PER THE EARNEST MONEY AGREEMENT DATED 9-1-93, 1 ( >4 .fy EASHAR TAPPOUNI R OF RECORD e S r d h I,,: I' I• a 1 . tl • l, . M ,NOV ii EXHIBIT �... 7 . . a • J t- • ci L l • v • t„ • • li • b'r 4 .i wb • 3 40. { • •• r • 11- Y . • DEVELOPMENT REVIEW COMMENTS Date: December 7, 1993 TO: Mike Wheeler/Wayne Halverson FROM: Andy Harris PROJECT: Partition (Cervantes) DR 6-93 / ` •` 3 .005, Streams , A stream is not present on the site . 4 . 005, Wetlands . There is no evidence of wetlands on the site. 11 .005, Drainage, 1• Existing Drainage System. There is a 12 inch public; storm drain line along the east side of the property. The site plan shows an existing 12 inch storm drain line along , ,.. the Easterly property line. The � • +:� proposed building �,r this line. The building department and the public works° close to k 1 J department both have setback requirements from the existing utility lines. The options are to move the buildings back to meet the setback requirements or to reconstruct the storm drain line as needed to meet setback requirements . Recommended Condition of Approval: Provide construction plans for approval and reconstruct the existing such that it meets setback requirements ufor ethe opublic rm yworks n eand building departments . Access. Design detention and water uality vehicular access for maintenance equipment, facilitl�ds to allow Recommended Condition: Design the grading to allow access for maintenance of the storm dwater sdetenntionng aand water quality facilities . Drainage Report: The application contains a preliminary drains e report , it is sufficient to determine that there is space g ' provided to construct the storm water detention and water y .. facilities required for the development . The applicant needs provide additional information in the final drainage report to _: comply with the drainage standard. ti .. EXWiBT tr • . . . CS \ � . . . ° SD 12-°I3o�-c►.1 Page 1 w Y. • . • • • • • tf • t, Y'r • • • • • • • • • 1. rb 19 Recommended Conditions : • Provide revised detention calculations that reflect the City's detention requirements . Provide additional water quality design calculations . Include impervious area in square feet, facility types used, facility size calculations, facility design criteria, removal efficiency calculations, and references used. Provide an engineer' s certification that the design of the water • quality facilities meets the 65% phosphorous removal requirements . , a Provide a list of maintenance requirements for each water quality facility. At construction stage, provide a letter of agreement by the owner to maintain these facilities . • Provide final construction plans for the storm water detention "` , and water quality facilities . 17 .005, Flood Plains . A flood plain is not present on the site . 15 .000, Erosion Control. The erosion control standard is now in • • • Section 15 . 000 . Recommended Condition: Provide an Erosion Control Plan for approval at construction }1 permit stage. • Page 2 r • • i • j • • I • r • . I • s.. + 1•y r' • • lit 410 ', , . , ).. . ; 41 6\ 0 N jpol� N �• Pi 4 NI •s f, 111 `� V�i to y In Q �; 6161 �• -- o 1 61 c� y t� rt. �� 43 -.1 /, :.., ,. 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I. -,,,,..1i y-Fis4 CI \ f ..�'3 _ t •I,� `., f W (. ...-N � �6.1. )' t/ � Y i�� , 'I mo, • . ,,s, ^ti-cr/t tS f _.i 1 J1•_ I 1 j w . _ �+ J •r• ' '�t.l �� ..�±_IQ�11��11 I�L9 r.i.,R; - ,.0' Q , LCr ti - • l •`..=.. '-„. Ctl n .V -- -. A- `r tIlyUlalla •-' (p\ Elf A`N ,. ; ` `'r�`�Y _ lit r_I. ,� 'J r,l � � ` r� �� �AYS S'i`. � 1xr.�...�,��li /� r w�., _ 1 µ) WI Ar \ r "'NNEfl �' }/� `11 p yy'}� �y �-+�+ llm�:u` y ..L r� � y. u p i •� ;. • u1i111M' f A�+�^�I I ,� � b+ :/¢l j lam,A G V S W IC�70 _� J r Nvy'1 r -1 (r , E X H I B 1 1 er Adll11II+yy /w a,MI.••sl f 1li� I,y Ns.. F r � 1 i_ ) ��� a AND YICENITY , r' ( ]f • roc :lt ,1 ▪ %~� t (l` r `—'_ - `do- t;> cCh'113Ca 1')88 -_ w . .1 , j t I Ai,\ 't(f.40 V .41 I • .1 ,..4) 12.hibe.,4-4.1 - .. +. j.'.1� .. I ,., ...K ill. 4 ILIA, rM L..4 �j� . 11 ' r�; \\ "'' .{,�1 .4�r ..n • .. J 1 1 1 1 1ur.,re .,.«y IUlpaw V • • Y Y' EXHIBIT TOO LARGE TO REPRODUCE • • • • 0.1 • • • r •� V:., • d; •• +Y EXHIBIT ESD1�.-16�t- I • • w p . ' • r I I q I h c� v\I<E 0 r sti• S a, 0 °REGON D1;1'ARTMJ NT OF PUBLIC' 1NORI<S i', MEMORANDUM TO: Michael R. Wheeler,Associate Planner FROM: �' f Russ Chevrette, Engineering Tech. III ' n ,, \ e RE: Traffic Study Requirement for SD 12-93 DATE: December 9, 1993 • This proposal is subject to the access standard (DS 18.035) which requires that the , location and configuration of accesses be g subje ct t to a trafficunless s stud y, u nl t approved by the City Manager, Y� otherwise ' The proposal is for a townhouse type of development consisting of four dwelling units, each platted on its own lot, as opposed to the previously approved 4-plex to be constructed on one master lot, Four driveways would have been approved to serve the . x 4-plex,so a proposed change in the form of ownership that does not increase the ' intensity of use will not require a traffic study. RC/kaa C:\W1nwoid\pW\rum\WI MELEtt..H!M •A EXHIBIT So 12-93 ek a, • A .` \ \i.t.mii. • I'iwl( 1IItt`Hn». , i • 1.4, 1. i`.1\ (1Ir.,i,I't 1"Ily.l. • ±II: i, , ,I r., . `.. ,.1, 1 `Q., w'il , it i,i-Idl i r r ► it • .1 DATE; OCTOBER 8, 1993 TO; LAKE OSWEGO PLANNING DEPARTMENT • .......- -. '' ih. a LYNN MINICH HAS AUTHORITY TO SIGN AS PROSPECTIVE OWNER PERTAINING 9• TO HER APPLICATION FOR PROPERTY DEVELOPMENT ON LOT 7, BLOCK 42, MOUNTAIN PARK, LAKE OSWEGO PER THE EARNEST MONEY AGREEMENT DATED 9-1-93, ` ' r' r 4 BASHAR TAPPOUNI R OF RECORD . ., . - . ‘..t • ,.. : . . . . . _ . . . : w., .. U. �.i , . . .". . ,.,., ,. ... i .... • . ., . , . . .,,, 01 .. , ... • , .., . . , . .0 EXHIBIT d ,. 27 411 ,. ., . w 8 , , • DEVELOPMENT REVIEW COMMENTS Date: December 7, 1993 TO: Mike Wheeler/Wayne Halverson FROM: Andy Harris PROJECT: Partition (Cervantes) DR 6-93 ` Jq 3 .005, Streams. A stream is not present on the site. 4 .005, Wetlands . There is no evidence of wetlands on the site. 11.005, Drainage.a Existing Drainage System. There is a 12 inch public; storm drain line along the east side of the property. •l 1. The site plan shows an existing 12 inch storm drain line along the Easterlyproperty pro ert line. The proposed building in too close to this line. The building department and the public works department both have setback requirements from the oxisting utility lines . The options are to move the buildings back to meet the setback requirements or to reconstruct the storm drain line as needed to meet setback requirements . , Recommended Condition of Approval: Provide construction plans for approval and reconstruct the existing public storm drain line such that it meets setback requirements for the public works and building departments . Access . Design detention and water quality facilities,, to allow vehicular access for maintenance equipment . a` ; Recommended Condition: Design the grading and landscaping plans to allow access for maintenance of the storm water detention and water quality facilities . Drainage Report: The application contains a preliminary drainage report . It is sufficient to determine that there is space . ',. provided, to construct the storm water detention and water quality facilities required for the development . The applicant needs to provide additional information in the final drainage report to comply with the drainage standard. • a EXHIBIT rie (2ms) - . .1 •. . So ia-13 Af 4. , . Page 1 k 0 7 4 0 , Recommended Conditions : Provide revised detention calculations that reflect the City's detention requirements. Provide additional water quality design calculations . Include impervious area in square feet, facility types used, facility size calculations, facility design. criteria, removal efficiency calculations, and references used. 1, Provide an engineer's certification that the design of the water quality facilities meets the 65% phosphorous removal • s . requirements . Provide a list of maintenance requirements for each water quality facility. At construction stage, the owner to maintain these facilitie3de a letter of agreement by Provide final constructions plans for the storm water detention and water quality facilities . 17 .005, Flood Plains , A flood plain is not present on the site. 15.000, Erosion Control. The erosion control standaa;'d is now in Section 15 . 000 . q , F. .,. ...:v., a • Recommended Condition: Provide an Erosion Control Plan for approval at construction k��� • permit stage. • :d • • • r l- a. • • 411) + . Page 2 ` . t 0 nio• Iii kjtlin: NI1 � s AS2 I. N V® v 4 jpOim • o (�% •1 ljh : 0 61 rev` 0 Flo I r. 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