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HomeMy WebLinkAboutApproved Minutes - 1999-09-08 `,�OELAKEostvt CITY OF LAKE OSWEGO DEVELOPMENT REVIEW COMMISSION MINUTES September 8, 1999 OREGON I. CALL TO ORDER The Development Review Commission meeting of Monday, September 8, 1999 was called to order by Chair Julie Morales at 7:07 PM in the Council Chambers of City Hall, at 380 "A"Avenue, Lake Oswego, Oregon. II. ROLL CALL Members present were Chair Morales, Vice Chair Nan Binkley and Commissioners Douglas Cushing, Douglas Kiersey, Sheila Ostly and Bruce Miller. Commissioner William Horning was excused. Staff present were Hamid Pishvaie, Development Review Manager; Elizabeth Jacob, Associate Planner; Evan Boone, Deputy City Attorney and Jean Hall, Senior Secretary. III. APPROVAL OF MINUTES Ms. Ostly moved to approve the Minutes ofAufust 2. 1999. Mr. Kiersey seconded the motion and it passed with Chair Morales and Commissioners Kiersey, Ostly and Miller voting yes. Commissioners Binkley and Cushing abstained from voting. Mr. Horning was not present. IV. APPROVAL OF FINDINGS, CONCLUSIONS AND ORDER None. V. PUBLIC HEARING LU 99-0038. a request by Lake Oswego School District for approval of Conditional Use and Development Review permits to install lighting and permanent seating for the existing athletic field at Lakeridge High School. The athletic field seating is proposed to accommodate the high school student body (approximately 1,200 seats). The installation of lighting will permit evening use of the athletic field. The site is located at 1235 Overlook Drive, Tax Lot 100 of Tax Map 21E 16. Staff coordinator is Elizabeth Jacob, Associate Planner. City of Lake Oswego Development Review Commission Page 1 of 17 Minutes of September 8, 1999 Chair Morales opened the hearing and explained the rules and procedures to be followed. She asked commissioners to report any ex parte contacts, site visits, biases or conflicts of interest regarding the application. Commissioner's Morales, Binkley and Ostly reported they had driven by the site. Commissioners Binkley, Morales and Cushing related that their families played soccer. Commissioners Kiersey and Miller indicated they were familiar with the site. No one challenged any commissioner's right to hear the application. Elizabeth Jacob, Associate Planner, explained that the applicant was requesting approval to install athletic field lighting and permanent seating at the site. She related City records showed that a conditional use permit for construction of the high school had been granted in 1969, and the application had included an athletic field and seating. She noted that the applicant had provided the landscape plan from the original application which provided for seating for over 3,000 people on the south and north sides of the field. She noted the field now featured all-weather turf. She presented an aerial photograph of the site and pointed out the site was surrounded by the City golf course and residences. She also noted the area south of Overlook Road was outside the City limits. Ms. Jacob advised that under the Zoning Code public schools were designated as major public facilities that were conditional uses in the R-7.5 Zone. She also advised that the current proposal for intensifying use by the installation of field lighting in the evenings was to be treated as an additional conditional use to be reviewed to determine compatibility with the neighborhood. She stated the compatibility issue was to be resolved based on applicable Comprehensive Plan policies; zoning requirements; applicable development standards; any other statutory provisions; and previous development permit conditions. She explained the staff report addressed the impacts of the proposal and concluded that sound quality provisions of Goal 6, Section 4, could be met by conditions of approval, and compliance with parking policies in Goal 12: Transportation and Parking could be met by adequate off-street parking and enforcement of on-street parking restrictions. She recalled that Zoning Code requirements had been reviewed at the time of the original application and the application also complied with current setback and height limitations. She also noted that the original application had included a document expressing concern about lighting compatibility with the neighborhood, which was less developed at that time. She clarified that there was no evidence in the record of how the concern had actually been addressed before the application was approved. Ms. Jacob related the proposed seating was to fit into the steep slope (in the same location as it was in the original development plan) and would present a minimal profile. She stated that the four proposed light poles were to be located at the 15-yard lines on either side of the field. She clarified the seating would be at least 300' from any residence and the closest light would be at least 45' from the school property line. She reiterated that setback and height requirements of the zone had been met and were not at issue. She advised that the City's Charter allowed field lighting installations in city parks City of Lake Oswego Development Review Commission Page 2 of 17 Minutes of September 8, 1999 and on school athletic fields to exceed the Charter's 50' limitation in residential zones. She stated that other special conditions for schools had been met, including provisions regarding walkways, public services, safe-loading standards and development standards had been met. She advised the site was physically capable of accommodating the proposed use (seating and location of the lights), and the functional characteristics of the site could be made reasonably compatible with the surrounding area with the imposition of conditions of approval. Ms. Jacob related the neighborhood had expressed concern about the following issues: • Noise—due to extended hours of play and more teams playing at the site • Onstreet parking along Clover Leaf Road • Visual appearance of 80'-90' tall light poles • Ambient light created by the new lighting The planner acknowledged that the field had been in use for many years by teams and spectators at high school and sports organization events and such use would continue whether or not the application was approved. She advised the decision to be made by the City related to hours and times the site could be used, and not whether spectators would be allowed there. She described the proposed lighting as four 80'-90' poles, each carrying eleven 1500-watt luminaries. She noted the applicant proposed to use lighting technology that would shield the nearby residences from intense light. She noted the applicant had provided documentation from Musco Lighting concerning the proposed lighting; however, a specific vendor had not yet been chosen. She recommended that the lighting be approved with a condition that the applicant be required to provide assurance from a lighting engineer the final lighting selected would be the minimum necessary to provide safe playing conditions. Ms. Jacob pointed out that Exhibit 14 included the applicant's schedule of proposed high school uses for the lit field and indicated intensified use. She noted varsity soccer games would be played on the home field, which was not usually possible on the unlit field. She noted that residents' letters expressed concern regarding the intensified use by the school and sports clubs. She related that since the City funded the new artificial turf on high school fields, the City Parks & Recreation Department was responsible for scheduling event there on weekends. She pointed out Exhibit 15, a memorandum from the department showing potential uses of the field after installation of lighting. She suggested the most effective way to mitigate potential impacts on neighborhood from noise, parking and nightglow would be to limit the hours and days of use of the field. She noted the proposed seating would be dug into the hillside, limiting any visual affront to the residents. She recommended a condition that the applicant be limited to the 1,200 seats it was proposing even though the 1969 plan had called for more seats. She clarified such a condition should be added to the recommended conditions in the staff report. She also recommended a condition that the light poles be painted a brown color to blend into the hillside from the perspective of residents across the street. She related that drivers were not obeying the four existing "No Parking" signs along one side of Clover Leaf Road. She recalled suggestions had been presented that more signs be City of Lake Oswego Development Review Commission Page 3 of 17 Minutes of September 8, 1999 installed, and the curb there be painted red to indicate a fire lane. She also recalled the original proposal had included fencing along the street. She explained the police and fire officials did not believe additional signage or a red-painted curb would be effective and they opined the City would continue to have an enforcement problem in the area. They also had noted that more drivers would park on the unsigned side of the street. She clarified that the City typically only painted red curbs were it was absolutely necessary to assure sufficient fire lane for emergency vehicles. She related the residents did not want their access to the field to be restricted by a fence and gate. She advised that the City was currently installing boulders along the roadway that would present a physical barrier to vehicles while allowing people to pass through. She recommended that no fence be required. Ms. Jacob related that sports organizations had suggested a "self-monitoring" system whereby teams using the facility would be required to sign a statement agreeing to advise parents to park in onsite parking lots and not in the roadway. She noted the applicant's parking study showed there were 340 onsite-parking spaces and that number would more than adequately accommodate vehicles coming to practices or games. She said staff recommended the game schedules on page 12 of the staff report, which included information supplied by the School District and sports team personnel, as a condition of approval. The schedule showed that the field would not be lit after 6:00 PM on Sundays and the timing of games was also limited on Saturdays. She related that although City parks lighting and the lights at the Lakeridge ballfield were turned off at 10:00 PM; staff recommended that lights at the Lakeridge fields be turned off at 9:30 PM except for a15- minute safety light. She noted that a City computer system regulated lighting in the parks and at elementary and middle schools. She recalled complaints that the Lakeridge ballfield lights were not turned off at 10:00 PM by individual users and recommended that the Lakeridge field lighting also be tied into the City's system to ensure they were turned off at 9:30 PM. She described this schedule as a reasonable compromise between the applicant and opponents of the proposal. Ms. Jacob advised that one tree was to be removed to make room for the proposed seating. She clarified the seating was not going to be constructed immediately. She recommended that an arborist report be required to show how the other trees on the site were to be protected during construction and that the applicant was to mitigate the removal of the tree on a one-for-one basis. She also related that the applicant also intended to plant trees around a future scoreboard, which was not being requested as part of the current application. In addition, she recommended that 10'-high conifer trees be planted around the base of the two lights nearest the street to help screen them. Ms. Jacob concluded that the applicant's plan for field lighting and construction of permanent seating could be made to comply with Comprehensive Plan policies and Conditional Use criteria and could be made reasonably compatible with the neighborhood with the imposition of the recommended conditions of approval (see pages 17— 19 of the staff report). She recommended such approval. Ms. Jacob showed a video from Musco Sports Lighting Inc. (provided by the applicant) describing the type of lighting proposed for the field and demonstrating the extent to City of Lake Oswego Development Review Commission Page 4 of 17 Minutes of September 8, 1999 which their lighting technology would protect neighboring homes from glare. She clarified for Ms. Binkley that the recommended conditions of approval did not include a condition regarding seasonal use. She also clarified that the City was installing a significant number of deciduous trees along with boulders along Clover Leaf Road as a part of the project to install artificial turf at the field (see Exhibit 10). She clarified for Mr. Kiersey that under the City lighting-control system lights would be controlled by the City's computer program and individuals at the site would not be able to change their timing. Staff clarified that they recommended brown-painted light poles based on the City's successful experience camouflaging other poles and cell towers. Ms. Jacob explained that recommended Condition C(4) restricting scheduled events to those which did not exceed available onsite parking spaces was to be primarily applied to the School District's schedule. She recalled the District and others had told her that a varsity football game would definitely exceed the existing spaces at the school. She noted they might use a nearby vacant field for parking or arrange for busses. She also advised that if the current application was not approved, there were no existing conditions that would prevent such a use at the site. Mr. Cushing noted that non-athletic events inside the high school might generate a need for parking that would exceed the existing parking spaces. Ms. Jacob clarified for the commissioners that if other offstreet parking was made available to the applicant at Luscher Farm or another site, they would need to apply to the City for a change in the parking condition. She suggested the DRC might reword the recommended condition to cover that circumstance. Mr. Pishvaie clarified for Chair Morales that City streetlights were typically 20'-25' tall. Applicant Bill Korach, Superintendent of Schools, 352 Livengood, Lake Oswego, 97034, presented the School Board's perspective regarding the application. He noted that five members of the school board were in the audience. He explained the installation of lighting at Lakeridge High School would significantly reduce the competition for playing time at fields at other schools in the District, especially at Lake Oswego High School. He stated the District desired to utilize the two fields featuring new all-weather turf (funded by the recent successful bond measure) as effectively as possible. He said it was critical the Lakeridge High School field be lit to accommodate the fall soccer season, when teams would play after dark. He explained that the District would continue to schedule varsity football games at the Lake Oswego High School field and stadium and not at Lakeridge High School. He said Lakeridge did not have the capacity for a major high school event at their field. He stated that most sports contests took place in the evening and lighting was necessary for an adequate facility for the players. He noted the increase in the types of sports programs (including soccer and adult play), and increases in the number of teams and players put pressure on all school fields and reduced practice opportunities. He indicated the District's desire to balance the use of the two high school fields. He recalled that at the time of approval of construction of Lakeridge High School in 1969, the development plan had called for a major primary use field and with more seating than the District was currently applying for. He opined that the lighting and seating the applicant sought approval for carried out the intent of the previous City of Lake Oswego Development Review Commission Page 5 of 17 Minutes of September 8, 1999 approval. He stated that the type of lighting the District intended to install would have the least impact on the neighborhood while meeting the athletes' and the District's needs. Mr. Korach related that the fields at Lake Oswego High School, Lake Oswego Junior High, and Waluga Junior High School were all lit and Lakeridge High School was the only major secondary school in District with an unlit field. He said the District desired to maintain a partnership between City schools and other local organizations and utilize the fields in the most effective manner. Mr. Cushing noted the DRC had received written testimony that argued that the application should be approved because of the significant investment that had already been made in improvement of the turf at the fields. He asked why the Commission had not been apprised of the need for lighting and seating improvements until after artificial turf improvements had been approved and funded. Faith Chapel, Principal, Lakeridge High School, recalled that the original plans for Lakeridge High School had called for a stadium and it had been a long-term desire of the school to have a lighted home field for varsity events. She explained that lighting and additional seating was being proposed now because there had been an expansion of uses at the high school level that required more complete utilization of the field and she noted the improved turf and recent funding for field improvements made that possible. She explained that because Lakeridge was the only high school in its league that did not have a lighted multi-use playing field many varsity games had been played at other sites, including Westlake Park (where such play was stopped due to field damage) and Waluga Junior High School. She said that now that the high school had a quality field it could release other fields for other community uses. Ms. Chapel stated that the proposed scoreboard met City guidelines and the District proposed that the light fixtures would feature special hoods to shield the surrounding area from glare. She explained the District proposed four light poles 80' to 90' high that would generate 30 foot-candles of light, as recommended by the OSAA. She noted the amount of seating currently being proposed was only half of what had been originally planned and would accommodate the entire 1,133-member student body during outdoor pep assemblies and other events (as shown in Exhibit 14, Main Field: Current and Anticipated Schedule of Use for High School Athletics). She explained that the number of varsity soccer and other winter and spring events would be increased after installation of the lighting. She observed that the School District was a partner with the community and all fields in the City were considered multi-use fields and utilized by many different organizations. Ms. Chapel confirmed for Mr. Kiersey that the District concurred with the staff recommendation regarding traffic mitigation (policing) and planned to locate the new seating the farthest possible distance from Clover Leaf Road and encourage game attendees to park in school parking lots. She related that 350 spectators had recently attended a lacrosse game in the middle field and she had observed that drivers had utilized the parking lots and not Clover Leaf Road. She noted the proposed seating was City of Lake Oswego Development Review Commission Page 6 of 17 Minutes of September 8, 1999 to be next to a parking lot and she agreed that any groups using the facility should be required to formally agree to patrol and police the lot, or lose their privilege to use the field. She clarified that the proposal specified that no spectator seating was to be on the Clover Leaf Road side of the field and she explained that it was customary practice for the opposing team to sit on the opposite side of the field from the home team. She advised against requiring that opposing teams sit on the same side of the field Donna Zaiohc, Chair, Athletic Field Committee, observed that as community density increased the school's need to maximize utilization of its available land also increased. She opined the school's fields were currently underutilized and she related her Committee was considering ways to change that. She also related that she had co- chaired Save Open Space and Fields (SOS), which had advocated the bond measure to fund installation of synthetic turf on the fields. She explained the timing of the applicant's proposal for lighting and seating was due to the short amount of time between the Council decision to put the bond measure up for a vote and the public vote had been too quick to coordinate the follow-up proposal. Ms. Zajohc recalled issues brought forth at neighborhood meetings regarding the proposal. She pointed out that notice of the public hearing had been mailed to 175 residents, which she said far exceeded the City's requirement to notify residents within 300' of the site. She agreed that no parking should be allowed along Clover Leaf Road and she suggested increased signage and policing to address the problems there. She also suggested that permits granted to organizations that used the field specify that parking and picking up or dropping off of children along the roadway was not allowed on penalty of loss of field privileges. She explained that the District proposed to take advantage of advanced technology in lighting design and use a type of fixture (most likely from Musco Sports Lighting, Inc.) that would significantly reduce glare into the neighborhood. She explained the proposal would improve aesthetics at the site by replacing the existing rusted aluminum bleachers on top of the hill with new seating located further down and into the hillside. She addressed the issue of noise generated from the field by indicating her Committee agreed that no games should be played later than 7:30 PM. She related that much of the field time would be for team practices without spectators. She stated the District agreed that the proliferation of trash after games was a problem and all sports teams should do a better job of arranging for garbage pickup. She agreed that more discussion was necessary between the District, City and neighborhood regarding appropriate arrangements to secure the field while allowing for neighborhood access to the fields. She stressed that the applicant had strived to identify the specific uses utilizing the field and major football games would not be played there. She noted the residents were also concerned about aesthetics of the development. And would maintain the beautiful setting as much as possible. She concluded that the applicant had addressed neighborhood concerns in the application and believed the development would achieve reasonable compatibility with the neighborhood. Ms. Zajohc clarified for Mr. Cushing that sound system announcements during soccer games were typically limited to introduction of the teams and announcement of a score. She indicated the applicant was willing to work with the residents to resolve noise City of Lake Oswego Development Review Commission Page 7 of 17 Minutes of September 8, 1999 problems. She clarified for Mr. Kiersey that the District was proposing either the system of lighting described in the Musco Sports Lighting video or some system very similar to that. She also confirmed that school representatives had actually observed the system at another location where it was in use. She clarified for Ms. Ostly that during construction of the school the District had proposed to use earth from the excavation to install a berm to help mitigate noise, but the neighborhood had opposed it. She related that the dirt had subsequently been removed from the site. Ms. Chapel observed the staff had recommended that approval of the application be subject to conditions that were more stringent than for any other athletic fields in the City. She requested that teams and their coaches be allowed to sit on the Clover Leaf Road side of the field. She asked that the restriction against use of lights after 9:00 PM Monday through Friday be lifted for an occasional or exceptional situation such as a game delayed by a medical emergency or to allow a game to continue after it had been delayed. She noted a game would be forfeited if the lights were turned off during play. She requested an exception be allowed to the requirement to turn off lights after 7:00 PM on weekends and pointed out that Exhibit 14 included a schedule of use by traveling teams that might need a schedule adjustment due to exceptional circumstances. She also noted the restriction would adversely impact community groups that needed to use the field on Saturday evenings. Ms. Chapel requested that the application be approved on the basis that it was in compliance with City Codes and regulations and it carried out what had been intended at the site at the time of the school's construction. She estimated for Chair Morales that the cost of painting the light poles brown would be between $6,500 and $7,500. She noted the applicant had agreed to plant trees to soften the effect of the poles, but she questioned the necessity of painting them brown. Proponents David Bergeron (no address on sign-in sheet) stated that he was a senior at Lakeridge High School, ASB Council Athletic Coordinator, and co-captain of the football team and represented the athletes and student body at the hearing. He related they supported the proposal because a lit field would help generate more school support at soccer games, provide a home field for student rallies and the athletes would benefit from a home field advantage during competition. He noted the field would no longer be muddy in the winter and it would be a waste of resources if they were allowed to be idle then. Tarvn Haladav, 18420 Old River Landing, Lake Oswego, 97034, stated she was a member of the Lakeridge Girls Soccer Team. She related that she had acted as an advocate of the bond measure and was disappointed the lights had not been installed in time for the current school year. She expressed her hope that interest in girl's soccer would be increased by the presence of field lighting and she opined the team would play better with spectators cheering them on. She also indicated her team's desire to compete on their home field. She observed that the Waluga field was overused, which resulted in injuries from playing there. She related that there were fewer injuries from playing on artificial turf. City of Lake Oswego Development Review Commission Page 8 of 17 Minutes of September 8, 1999 Steve Dodds, 17963 Riasclala Drive, Lake Oswego, 97034, stated he chaired the Team Sports Advisory Board. He provided written testimony that he said included suggestions for solving parking and garbage problems. He suggested that all sports clubs be required to commit to prevent parking on Clover Leaf Road and provide a parking monitoring plan prior to receiving a City permit to use the field. He also suggested that a permanent garbage receptacle be installed near the field. He related that the use of field lights could easily be monitored because the City already had a system that allowed field lighting to be turned on by a "light card" issued to each coach that identified the coach to the system. He proposed that lights be allowed until 9:00 PM on Saturdays during September and October in order to fully utilize the field and allow adult teams to play in the evening. He stressed the newest lighting technology provided better control of glare into the community. Art Reid, 14084 Edenberry Drive, Lake Oswego, 97035, related that he was a past president of Lake Oswego Youth Football and was also a Team Sports Association (TSAC) coordinator. He recalled an instance when three girls' soccer teams and five other teams were practicing at the same time at the fully lit facility at Lake Oswego Junior High School. He added that a band was also practicing on the Lake Oswego High School field, but no one was using the Lakeridge field at that time, even with its new turf. He testified that he resided approximately 108 feet from the west fence of Westlake Park, which featured a baffled lighting system. He observed that even during free concerts at the park (held under lights) there were no parking problems there. He opined that divisional Little League playoff sound was not noise, but music. He explained that both Lake Oswego High School soccer and football practice jockeyed for the same playing field at that facility but did not play on the Lakeridge field. He related that youth soccer and football clubs had met to schedule on field uses. He asked that the application be approved for the benefit of the entire community. Mindy Winningham-Reed, PO Box 2056, Lake Oswego, 97035, related that she and her son had attended Lakeridge High School. She opined that lights should be installed at the field for the benefit of the students there after 27 years without field lighting. She observed that parks also generated noise during the summer months and she suggested that parking be allowed on the nearby church parking lot. Nick Schwartz, 13324 Hidden Bay Ct., Lake Oswego, 97035, stated that he was president of the Lake Oswego Soccer Club. He related that approximately 3,000 children played soccer in the City in 18 competitive teams and over 300 recreational teams. He recalled that the previous evening at 6:00 PM there had been 16 teams attempting to practice at the same time on a 60' x 100' field. He advised that the Oregon Youth Soccer Association had determined the City had too many teams and an insufficient number of playing fields. He explained the Association could fine the Club $2,000 to $3,000 per team or place a cap on the number of teams formed by the Club. He clarified that since one field was required by the Association for every two teams, 18 competitive teams required 9 fields, but there were currently only four fields for them to use. He said the Association might fine the Club or place a cap on the number of teams City of Lake Oswego Development Review Commission Page 9 of 17 Minutes of September 8, 1999 it could form. He said the soccer club would work together with the community to resolve problems associated with field use. He asked the City to act in the best interest of the young players. Cvndie Burkhart Glazer, 19166 35th Pl., Lake Oswego, 97034, stated she was co- president of the Pacer Athletic Club at Lakeridge High School. She requested that top priority be given to the installation of lighting and seating at the field and that the application be recommended for approval. Dick Curtis, 14112 Edenberry Dr., Lake Oswego, 97035, testified he was Athletic Director at Lake Oswego High School. He related the Lakeridge soccer program suffered from insufficient field time to practice. He also related the soccer league recommended a starting time of 7:00 PM for games in order to help the league recruit officials for the games. He advised that crowd control was more challenging on the Waluga Junior High School field. He clarified for Mr. Cushing that play-off games held at Wilsonville High School had attracted a couple of thousand people and the first-round games hosted by Lake Oswego High School typically attracted between 250 and 600 people. He confirmed for Ms. Binkley that games typically ended at 8:30 to 8:45 PM with no overtime was allowed, so games could end in a tie. He noted times when varsity football practice was cut short in order to allow others to use the field and he indicated that use of the field was tightly scheduled to allow as much play there as possible until 10:00 PM. He related the Soccer League had allowed a schedule for this season in which one game started at 6:00 PM and another followed at 8:00 PM. John Feltis, Musco Sports Lighting, Inc., 5300 Butterworth Road, Mercer Island, Washington, advised that current lighting technology was available that was 20% better than that shown in the videotaped presentation. He presented a fixture hood to the Commissioners and explained how it would reduce the "headlight effect," in the neighborhood (See Exhibit 9 for a picture of the hood). He clarified for Mr. Cushing that the proposed pole height was the most effective elevation for lighting the field and the fixtures proposed by his firm reduced the "skyglow" that impacted surrounding areas. He indicated the fixtures were located so they would provide sideline-to-sideline lighting overlap and the system could be fine-tuned. He cited an example of a system that had been successfully installed 40' from a seven-story complex in Pullman, Washington. Chair Morales announced a five-minute break in the proceedings, then reopened the hearing at 9:25 PM. Jav Haladav, 18420 Old River Landing, Lake Oswego, 97034, testified he was a youth athletics coach. He recalled areas in Florida where athletic field lighting was in use near residential neighborhoods and opined the proposed lighting would work at the applicant's field. He described the challenge as how to best utilize space within a community. Opponents City of Lake Oswego Development Review Commission Page 10 of 17 Minutes of September 8, 1999 Jeffrey Kleinman, 1207 SW 6th Avenue, Portland, 97204, testified that he represented Citizens for Neighborhood Compatibility which included residents along Clover Leaf Road to the south of the site. He submitted a memorandum for the record. He advised that public need was not included in the approval criteria for a conditional use application. He further advised that the impact of the development on the community was a criterion to be considered and the applicant's and proponent's testimony had revealed more impacts on the neighborhood than had been discussed in the application. He recalled the Superintendent of Schools had expressed the District's desire to maximize field use; and other testimony had revealed that the band, football and lacrosse teams and 300 youth soccer players needed practice fields. He observed the site was at a higher elevation than the homes across Clover Leaf Road and loomed over them. He declared that 8- to 9-story high light poles could not be made compatible with the neighborhood. He observed the recent field improvement bond measure had called for turf, but not lighting. He pointed out a grandstand was not part of the 1969 conditional use application but had been included in a landscape plan drawn in June, 1970. He advised the grandstand must also comply with the conditional use criteria and no effort had been made to show such compliance. Mr. Kleinman addressed approval criteria. He cited Goal 6, Section 4 of the Comprehensive Plan, which addressed sound quality. He stated that the application was missing essential evidence because no noise study had been accomplished and no sound baseline had been established. He pointed out the applicant's traffic study was insufficient because it did not deal with Clover Leaf Road and relied on the applicant's assumptions concerning the number of games to be played and maximum estimated attendees and did not consider the multitude of other organizations' games and practices or the grandstand seating. He held that the applicant needed to accomplish another traffic study to support their application. He clarified for Chair Morales that he had been referring to games to be held under lighting, although he acknowledged that the presence of artificial turf had also increased field use. Mr. Kleinman addressed the adequacy of public services at the site. He advised the applicant had failed to show how the site would accommodate ice-fall from the poles and luminares and he related that issue was always addressed in cell tower applications. He advised that functional compatibility criteria required that the proposed use be made reasonably compatible with uses in the vicinity and had nothing to do with public need. He held that the functional characteristics of the proposed use could not be made reasonably compatible with the community. He summarized that noise mitigation; onstreet parking, visual appearance of the poles and the increase in ambient light had not been adequately addressed. He suggested the need for an actual metered study analyzing lighting at the site. He noted that the applicant anticipated that after installation of lighting and permanent seating they could schedule events at times when the neighborhood needed the highest level of quiet and low light. He noted that the lighting vendor would be chosen via a public contracting process and Musco Sports Lighting might not be the chosen vendor. He also noted the house in the demonstration video was further away from the light source than the residences across Clover Leaf Road would be from the field lights. He advised that feasibility was to be demonstrated based City of Lake Oswego Development Review Commission Page 11 of 17 Minutes of September 8, 1999 on evidence in the record before compliance could be determined. He questioned whether good-intentioned contracts with non-school users of the facility (a majority of the users)would satisfactorily resolve neighborhood concerns. Mr. Kleinman advised the compatibility requirements in the City's Building Design Standards (LODS 2.005 through 2.0040) require all new buildings, including lighting and seating structures, be designed to be compatible with nearby structures regarding setbacks, height and overall proportions. He stressed that even if the light poles were painted brown they loomed over the residences across the street and could not be rendered compatible with them under any conditions of approval, including a requirement to plant 10' conifers around the bases of the poles. He clarified for the commissioners that although other communities may have allowed similar lighting to be installed, the City Codes provided that a conditional use should be compatible with the existing neighborhood in specific physical respects, including height and materials. Bob Kroll, 1545 Clover Leaf Road, Lake Oswego, 97034 testified he resided across the street from the west end zone of the athletic field (the second lot west of Marjorie Avenue). He submitted written testimony and showed slides of the view from his house and driveway with graphics of the proposed poles (using information from the staff report and a school map) superimposed on them (see Exhibits 157 — 165). He pointed out the proximity of the field to his residence. He related that he had moved there two years ago after the neighbors had assured him it was a quiet neighborhood and the athletic field received light use. He clarified that the street light near his house was 20' tall. He used slides to show vehicles parked along the narrow street in spite of the "No Parking" sign there. He demonstrated the visual impact of the proposed poles on his home. He noted the tallest house along Clover Leaf Road was approximately 20' tall, but the field poles would be as tall as a 9-story building. He noted the residences were of wood construction but the poles were to be metal, and visually outstanding. He showed a slide with a superimposed graphic of the poles painted brown and noted that color was not sufficient to hide them from view. He related that after the new turf was installed activity at the field increased significantly. He worried that installation of lighting would also serve to accelerate activity there. He opined the applicant was not proposing a limited use field, but a sports center that belonged along a major arterial street. J.J. Bulev, 1515 Clover Leaf Road, Lake Oswego, 97034, held that the applicant should have applied for a conditional use permit to install the new turf because it resulted in increased activity at the site and allowed wintertime field use. He opined that if the proposed seating was to accommodate the student body it should be installed on the baseball field to create a stadium. He indicated he was concerned about the impact of noise, glare and ambient light from the field. He showed photographs taken through various windows of his house and observed that nothing would impede noise and light from the facility. He recalled that at a previous time the applicant had planned to construct a berm to provide seating for games and to remove a tree between his home and the field. He worried that if the proposed improvements were allowed he would not be able to sleep at night and his children would be unable to go to sleep at their bedtime City of Lake Oswego Development Review Commission Page 12 of 17 Minutes of September 8, 1999 because of the noise. He asked why the turf improvement had been installed before the entire scope of the project had been presented. Don Rohrbacker, 5251 SE McLoughlin, Portland, 97202, stated he was rental manager of Pacific Grip & Lighting, which supplied lighting for productions. He related that he had also consulted with a lighting designer from Hollywood Lights and they had both agreed that a field test should be accomplished (using portable Musco lighting) in order to accurately determine the impact of the proposed lighting on the Buley residence. He recommended that two portable poles be used for the field test. He confirmed that the Musco representative's recommendation regarding pole height and pole locations was correct for field lighting, but he advised that the lights' net impact on the neighborhood would be greater than the representative had estimated after taking still and spillback light into consideration. He confirmed for Mr. Cushing that polished metal bleachers would reflect more light than wooden bleachers and that a duller surface would lessen the impact of the light. He advised Chair Morales that the level of light under the existing street light was 36 foot-candles, or greater than the proposed lighting. He acknowledged the street light already impacted the Buley residence; however, he said the proposed lights would impact a much larger surface area than the directed cone light from the street light. Bonnie Trumbull, 17704 SW Treetop Lane, Lake Oswego, 97034, testified that she had discussed the proposal with a City representative, Chris Jordan, in October, 1998. She recalled he had assured her then that no lights would be installed at the field near her residence; however, she pointed out the staff was now recommending installation of the lights. She expressed her concern regarding noise, traffic, safety and ambient light issues. She opined the proposal did not comply with the Comprehensive Plan. She held there was no quantifiable information in any public document that would allow the DRC to recommended approval of the application. Pat Dulin, 1445 Clover Leaf Road, Lake Oswego, 97034, stated he lived 90' from the proposed new light pole. He recalled a 1993 application by the District proposed to light the baseball diamond at the school using Musco Lighting but the District had subsequently used a different vendor and the lighting created glare. He reported the baseball field's loudspeaker system blared throughout the neighborhood and the players played loud music while they practiced. He observed that over the 12 years he had resided near the field that the varsity team had practiced at the field only on weekdays and the field had been closed during winter until track season. He stated he could hear coaches voices from the playing field. He worried that there would be no limitation on activity at the field after the lights were installed. Stephen Attinasi, 1801 SW Clover Leaf Road, Lake Oswego, 97034, expressed concern regarding parking and garbage problems and lack of restroom facilities near the field. He worried about the increase in traffic to the lit field. He showed photographs taken along Clover Leaf Road one week prior to the hearing and he pointed out that drivers disregarded the "No Parking" signs and parked in the wrong direction. He recalled there was activity on the field every night. He said attendees did not pick up the City of Lake Oswego Development Review Commission Page 13 of 17 Minutes of September 8, 1999 garbage they generated there. He stressed the site was in his neighborhood, and was not "Civic Stadium." He related the City police told him they had more pressing issues to address than parking problems along the street. An audience member recalled that one vehicle in the photographs had been ticketed three difference times. Mary Ann Madison, 17754 Treetop Lane, Lake Oswego, 97034, testified she had resided along Treetop Lane for 23 years and her children attended Lake Oswego schools. She described the Lakeridge field as a "bowl" which generated noise in all directions and as far as Greentree Avenue. She related she could hear the conversations of people walking by her home. She noted that parking was an issue in the neighborhood and the church across the street from the applicant's southwest parking lot did not have an adequate parking lot for its attendees, who parked along Overlook Road and in the applicant's lots on Sundays. She asked the commissioners to consider the full extent of the parking problem. Scott Scroggs, 1685 SW Clover Leaf Road, Lake Oswego, 97034, contended the proposal was not in keeping with the character and nature of the neighborhood. He reported that two unsightly portable restroom units currently served the field and additional facilities would be necessary if the application was approved. He also noted vandals had targeted the units. He opined it would be impossible to make them blend into the neighborhood. He explained that he was a health care provider and was worried that emergency access to the neighborhood would be impeded by illegally-parked vehicles. He opined the proposal would allow excessive use of the field and he urged the application be denied. Allyson Wallace-Scroggs, 1685 SW Clover Leaf Road, Lake Oswego, 97034, testified that she and her husband, Scott, had resided in the area for 16 years. She recalled that the provision for quiet and privacy in residential areas (see Goal 10 of the Comprehensive Plan) would be violated by allowing installation of field lighting. She reported that players and spectators parked wherever they desired. She presented a graphic showing the relationship of the field to Overlook, Clover Leaf and Marjorie Streets. She observed that people parked on both sides of the streets. She noted that other activities at the tennis courts and church put additional demand on the parking system. She recalled that during a recent football jamboree there would have been no way a firetruck could have responded to a problem in the neighborhood due to vehicles parked along the roadway. She recalled that the attendees to the jamboree had received a letter instructing them regarding onstreet parking, but had parked along the street anyway. She opined the police were not concerned about the illegal parking there. She reported she had to pick up a large amount of garbage in her yard due to that event. She requested the City deny the application. Randy Lewis, 17326 SW Greentree Road, Lake Oswego, 97034, recalled that the site had accommodated band practice, track events and Saturday football at the far end of the field in the seven years he had resided in the area. He reported that recently activity City of Lake Oswego Development Review Commission Page 14 of 17 Minutes of September 8, 1999 there has generated so much noise and traffic that his child could not go to sleep and was not allowed to bikeride. He held there was already too large a breach to make the proposal reasonably compatible with the neighborhood. He worried that drivers would tend to park in his yard and that players from other parts of the metropolitan area would come to use the field if the application was approved. Dave Baretich, 1510 Fernwood Drive, Lake Oswego, 97034, testified he had resided one block from the soccer field since 1983. He expressed his concern that noise from the field would violate Goal 6, Section 4: Sound Quality policies. He related that he was a consultant and often worked at home in the evenings. He opined that games that started at 7:00 PM went too late into the evening for a quiet neighborhood. He worried about additional evening noise generated by the sound system and cheering of the teams. He said his only option if the application was approved would be to move from the area and he related that one of his neighbors had already made that decision. He questioned the proposal could be made reasonably compatible with the neighborhood. He opined that "Darth Vader" hoods on the light fixtures would not make them compatible. He related he had not heard the applicant's request for an exception to the conditions that would allow opposite side seating and scheduling exceptions until the hearing. Russ Chapman, 1855 SW Clover Leaf Road, Lake Oswego, 97034, stressed the site was zoned for residential use. He worried the sound generated at the field would flow downhill toward the residences. He related that he was a fireman and worried that a fire truck would not be able to get through the street and someone would not get the help they needed. He opined that even if the curbs were painted red drivers would ignore them as they ignored the "No Parking" signs. He reported the sound of the current system on the baseball field could be heard across Stafford Road. He predicted the sound would be reflected off the proposed seating and trees into the neighborhood. Mike Duvendack, 17389 Banyan Lane, Lake Oswego, 97034, testified he resided directly across from the football field and would have a direct view of one proposed pole. He encouraged the DRC members to review a report by an environmental engineer before making their decision. He stated that the applicant's traffic plan did not address all traffic issues related to the proposal and neither had they addressed all related lighting issues. He added that the issue of stormwater had not been addressed. He suggested that the proposed condition relating scheduling of events with parking be modified to read "or combination of events" and to refer to "fields." He opined the separation of the turf improvement and lighting improvement projects had been a deliberate plan of the proponents and residents had not received timely notification. He stated there should be more opportunity for the public to participate in the decision-making process. He also opined the field improvement funding should have been used to purchase other land for the field. Katy Dulin, 1445 Clover Leaf Road, Lake Oswego, 97034, testified she resided across the street from the field and her children played soccer. She indicated the proposed use was incompatible with the area. She cited multiple activities held there all day long since the new surface was installed. She said the site's balance with the City of Lake Oswego Development Review Commission Page 15 of 17 Minutes of September 8, 1999 neighborhood would be tipped if evening activities were allowed at the field. She asked that site parking be reviewed after noting all the activities to take place there at the same time. She described the proposal as unacceptable. She said the City should be concerned about liability related to nuisance and trespass issues. Molly Miles, 17766 Treetop Lake, Lake Oswego, 97034, testified that garbage generated at the site blew along the fenceline into a marshy area. She reported that drivers parking along both sides of Clover Leaf Road and in opposite directions and some accessed the area via Treetop Lane. She worried the proposal would significantly increase traffic during game times and in the evenings. Neither for nor against None. The applicant requested that the hearing be continued. Staff offered to provide copies of the written testimony that had been submitted at the hearing available to the parties and the public the next day. Mr. Kleinman indicated for the record that he would take the opportunity at the continuation of the hearing to respond to the new evidence. Ms. Binkley moved to continue LU 99-0038 to September 20, 1999 with the record to remain open for additional written testimony until the following Wednesday at 5 PM. Mr. Cushing seconded the motion and it passed with Commissioners Morales, Binkley, Cushing, Kiersey, Ostly and Miller voting yes. Mr. Horning was not present. There were no votes against. AP 99-05 FLU 99-00071, An appeal of the Planning Director's Decision approving a two-parcel minor land partition request. The applicant had proposed to divide a 29,750- sq. ft. lot into two parcels, each measuring 11,658 sq. ft. and 18,092-sq. ft. in area. The site is located at 1066 North Shore Road, Tax Lots 7100 and 7101 of Tax Map 21E 1 OBB. Staff coordinator is Michael R. Wheeler, Associate Planner. Mr. Cushing moved to continue AP 99-05 FLU 99-00071 to the next meeting. Ms. Binkley seconded the motion and it passed with Ms. Morales, Ms. Binkley, Mr. Cushing, Mr. Kiersey, Ms. Ostly and Mr. Miller voting yes. Mr. Horning was not present. There were no votes against. LU 99-0042, a request by Venture Properties to modify DR 27-97 in order to modify the existing site plan by increasing the length of the three most westerly parking spaces from 18 feet to 28 feet. This modification will require the redesign of the storm water quality facility and landscaping will be reduced from 38.7% to 37.8%. The site is located at City of Lake Oswego Development Review Commission Page 16 of 17 Minutes of September 8, 1999 4230 Galewood Street, Tax Lot 2000 of Tax Map 21E 8BC. Staff coordinator is Elizabeth Jacob, Associate Planner. Mr. Cushing moved to continue LU 99-0042 to the next meeting. Ms. Morales seconded the motion and it passed with Commissioners Morales, Cushing, Binkley, Kiersey, Ostly and Miller voting yes. Mr. Horning was not present. There were no votes against. VI. GENERAL PLANNING & OTHER BUSINESS Fister Appeal Mr. Pishvaie updated the Commission on the status of the application and the commissioners indicated they would prefer that the City Council remand the matter back to the DRC. VII. ADJOURNMENT There being no further business before the Development Review Commission, Chair Morales adjourned the meeting at 11:30 PM Respectfully submitted, Jean Hall Senior Secretary I:\dre\minutes\9-8-9 9.do c City of Lake Oswego Development Review Commission Page 17 of 17 Minutes of September 8, 1999