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HomeMy WebLinkAboutAgenda Packet - 2001-12-17 CITY OF LAKE OSWEGO DRC I DEVELOPMENT REVIEW COMMISSION AGENDA December 17,2001 i City of Lake Oswego Trent Review Commission Ajfyof��►xEosN, DevelopDecember 1'1,2001Monday,0 ir I -� Hall Council Chambers City 380A Avenue OR 97034 moo, Lake Oswego' 635-0290 For Information: Members: u Douglas P.Cushing, A(3 ejlda Bill Tierney Nan Binkley, Bruce Miller i-' Bader Chair Julie Morales Dave Powers Sheila Ostly odations,Please contact Janice For any special accomnl I a handicapped accessible location. Agenda Book.* This meeting is to e meeting. I. at 635- 0297,48 hours before th CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES September 19,2001 October 1, 2001 • October 5 November ,2001 CONCLUSIONS AND ORDER APPROVAL OF FINDINGS IV. Ment HEARING royal of a Develop PUBLIC nesting V. ICA.Nguyen is requesting the al ofresidentialaD to Devfooelopment . nest by Dr.Tuan an existing single-family and a 630 q is LU 01-00341 a req partially demolished,constructed. The property ermitforachangeofusetOC wilbep constru residence floor addition will be Review P The existing 21E sCB to a 451 square foot second Tax Map st medical office. The a Tax Lot(s) 600 of floor addition 2.0 Quant'Rd , located Associate Plarir�er' staff coordinator is Elizabeth Jacob,The GENERAL PLANNING &OTHER BUSINESS VI. VII. ADJOURNMENT 0 -- STAFF REPORT • CITY OF LAKE OSWEGO PLANNING DIVISION APPLICANT: FILE NO: Dr. Tuan A. Nguyen LU 01-0034 PROPERTY OWNERS: STAFF: Dr. Tuan A. and Phyllis Nguyen Elizabeth Jacob LEGAL DESCRIPTION: DATE OF REPORT: Tax Lot 600 of Tax Map 21E 8CB December 7, 2001 LOCATION: DATE OF HEARING: 15820 Quarry Road December 17, 2001 Lake Oswego, Oregon III 120-DAY DECISION DATE: COMP. PLAN DESCRIPTION: March 13, 2002 GC/R-0 ZONING DESIGNATION: NEIGHBORHOOD ASSOCIATION: GC/R-0 Waluga I. APPLICANT'S REOLTEST The applicant/owners are requesting approval of a Development Review Permit for a change of use to convert an existing single-family dwelling to a medical office. The existing dwelling will be partially demolished, and a 630 square foot first floor addition and a 451 square foot second floor addition will be constructed. A new driveway is proposed along the south property line to access eight parking spaces in the rear(east side) of the property(Exhibits E2 and Fl). II. RECOMMENDATION • Approval of LU 01-0034 with conditions. The complete listing of conditions is provided on pages 14 through 16 of this report. • LU 01-0034 Page ] of 17 • III. APPLICABLE REGULATIONS A. Comprehensive Plan Policies Westend Commercial District: Oakridge Mixed Use Sub Area Policies IV-B • B. City of Lake Oswego Zoning Ordinance (LOC Chapter 48): LOC 48.02.015 Definitions LOC 48.02.025 —48.02.100 Interpretation, Regulations and Procedures, Delegation LOC 48.02.100 Record of Proceedings; Approval Interpretation LOC 48.10.300 - 48.10.315 GC (General Commercial) Zone Descriptions LOC 48.20.530 Vision Clearance LOC 48.20.535(4) Special Street Setbacks C. City of Lake Oswego Development Code: LOC 49.16.015 Definitions LOC 49.16.020 - 49.16.030 Application of Code, Planning Director Authority, Fees LOC 49.16.035 Development Permit Required LOC 49.16.040 Development Permits Restricted LOC 49.20.110(2)(d) & (i) Minor Development LOC 49.22.200 Burden of Proof LOC 49.22.205 Development Standards LOC 49.22.215 Review Criteria for Minor Developments LOC 49.22.225 Conditions of Approval LOC 49.30.500 - 49.30.510 Application Requirements LOC 49.36.700 - 49.36.720 Application Procedures LOC 49.44.900 - 49.44.920 Review by Hearing Body/Notice of Public Hearing LOC 49.46.1000- 49.46.1035 Hearings Before Hearings Body LOC 49.58.1400 - 49.58.1430 Compliance with Approved Permit D. City of Lake Oswego Development Standards: 2.005 -2.040 Building Design 5.005 - 5.020 Street Lights 6.005 - 6.040 Transit System 7.005 - 7.040 Off-Street Parking, Loading and Bicycle Access 8.005 - 8.040 Park and Open Space 9.005 - 9.040 Landscaping, Screening and Buffering 11.005 - 11.040 Drainage Standard for Major Development 14.005 - 14.040 Utilities 18.005 - 18.040 Access 19.005 - 19.040 On-Site Circulation - Driveways and Fire Access • Roads 20.005 - 20.040 On-Site Circulation—Bikeways, Walkways and Accessways LU 01-0034 Page 2 of 17 • • E. City of Lake Oswego System Development Charges {LOC Chapter 391 4110 LOC Chapter 39.02.031 System Development Charge Established LOC 39.06.081 Collection of Charge LOC 39.06.105(2) Exemptions, Reductions and Waivers F. City of Lake Oswego Streets and Sidewalks Ordinance {LOC Chapter 421 LOC 42.03.005 - 42.04.210 Street Design Standards, Construction Permits LOC 42.12.610 - 42.12.670 Permit Required, Conditions, Corrections LOC 42.08.400—42.08.470 Sidewalks G. City of Lake Oswego Fence Code ILOC Chapter 45.151 LOC 45.15.005 - 45.15.035 Fences H. City of Lake Oswego Sign Ordinance (LOC Chapter 47) LOC 47.06.200 Construction and Design Standards LOC 47.10.400 Signs Requiring Permit LOC 47.10.410 Permanent Signage in GC Zone I. City of Lake Oswego Tree Ordinance (LOC Chapter 55): • LOC 55.08.020 Tree Protection Plan Required LOC 55.08.030 Tree Protection Measures Required IV. FINDINGS A. Background/Existing Conditions: 1. The subject property is described as "Part of Lot 1, Lake View Villas First Addition." The lot is 9,100 square feet in area. (Exhibits El and E:.2 ). 2. An existing one-story, single-family dwelling and attached garage are located on the property. The site is relatively flat and contains trees along the northerly and easterly property lines (Exhibit E2) 3. The property is zoned R-0/GC. The two lots to the south of the site (Tax Lots 700 and 800) also carry these designations. Properties to the north are zoned R-7.5, properties to the east are zoned GC, and properties to the south across Oakridge Road are zoned R-0 and one lot is zoned NC. Properties west of Quarry Road are zoned R-5, R-7.5 and R-0. B. Compliance with Criteria for Approval: • Per LOC 49.22.200, thea applicant for a development permit shall bear the burden of PP p proof that the application complies with all applicable review criteria or can be made to comply with applicable criteria by imposition of conditions of approval. LU 01-0034 Page 3 of 17 The applicant has submitted the information required by LOC 49.30.500 - 49.30.510 and LOC 49.36.700 - 49.36.710. These documents are listed as exhibits which accompany this report. .. LOC 49.20.110 -Minor Development LOC 49.20.110(2)(i) defines as minor development a change of use from one permitted use to another that increases on-site parking or loading requirements, changes access requirements pursuant to LODS Chapter 7, or that will result in the construction or the increased use of private streets, driveways or parking lot aisles pursuant to LODS Chapter 19. LOC 49.20.110(2)(d) also defines as minor development the exterior modification of a structure, other than a single family dwelling or duplex,which does not qualify as a ministerial development pursuant to LOC 49.20.105. The applicant held a neighborhood meeting on September 26, 2001, to satisfy the requirements of LOC 49.36.705. The meeting minutes are provided in Exhibit F3. The City has provided adequate public notice and opportunity for citizen comment on this application as required by LOC 49.40.805. The Waluga Neighborhood Association and owners of property within 300 feet of the subject property's boundaries were notified of the subject application. A letter from one neighbor expressing concerns about proposed tree removal is included as Exhibit G100. Per LOC 49.22.215, for any minor development application to be approved, it shall first be established that the proposal complies with: 1. The requirements of the zone in which it is located; a. GC/R-0 (General Commerc1al/Residentiall-ii2h Density) Zone Description 1LOC 48.06.195 - 48.06.2251 The site is zoned GC/R-0. The dual zone designation allows a site to be used for either a commercial or high density residential use with corresponding site development limitations of the zone. Office use is a permitted use in the GC zone. LOC 48.10.310 specifies site development limitations for the GC zone. There are no general setback requirements except where a property is located adjacent to a residential zone. Because the R-7.5 zone abuts the property on the north and the R-5 zone is adjacent to the property on the west,LOC 48.10.310(1)(1) prescribes setbacks of 25 feet from a structure, 10 feet from a parking lot, and 5 feet from a vehicular accessway. Exhibit E3 indicates that the existing structure is five feet from the north property line and 25.5 feet from the west property line. The proposed addition will be 29 feet from the north property line and behind the existing building; therefore,this standard is met. The handicap parking space meets the 10-foot requirement;however,the most northeasterly parking area along the north property line is only 9'-6" from the north property line,not 10 feet as required. The parking space should be able to be moved six inches to the south to meet the III 10-foot setback requirement. LU 01-0034 Page 4 of 17 ratio (FAR) or vehicle trip limitations in thof zone; Thereware LOCo 48.10.310(1)(3)8 area prescribes a maximum lot coverage percent ofthepercent.e Accords Exhibit2,lot p e will be approximately p rento dedication.h to E2,lot coverage right-of-way Accordingor 20 percent after rig (prior to right-of-way dedication) es that structures placed closer than 60 feet to the prescribes anon sheet have a • LOC 4ty line of a lot p carries any residential zone designation feet the structure property line height a lot which minusand ES elevations),the structure the of 40 feet one foot forEadcuhbf°E3ethan will be 10- maximum ro(the ev io addition at 29 feet from the north pr gable)e second story is from the residential zone. As illustrate on of height of the new one-story midpointrequirements high(measured to the thus satisfying the req a addition feet. The 39 feeot ro erty line, setback in the front oftspecial height feet fromethe north p p Special requirementsby the proposed (the the 5zonidjctsetback site etionthe Jest) are not impacted R-5 zone is adjacent to the site on the addition. b. Vision Clearance 1LOC 48.20.5301 that will be object, including landscaping, dsc pavement. The This standard prohibitsnthe installation of any 1used in concert with the more inches above the level of the centerline tiof the adjacentis safety higher than an30 e triangle required by this code mWhen public vision clearance found in LODS 19, discussed in detail below restrictive standards is at stake,the more restrictive standard applies. Special Street Setbacks 1LOC 48.20.535(411 c. special street setback neighborhood collector, with a 30-foot LOC 48 �t setback • Quarry Road m ta h e e right-of-way ured from the centerline of the existing measured be discussed later in this report under LOC Chapter Compliance with ack will 42, Streets and Sidewalks. • Oakridge Mixed Use Sub Area Policies IV- d. Westend Commercial District. specificB conditions for each commercial area LOC 48.10.315(5)iedonheomrequreh that and text of the cpm Comprehensive Plan are ' ed the Comprehensive Plan Map areas the identified are conditions and limitations f the eZone, addressed � Chapter 48 and residential made a part e protection of adjacent areas from pedestrian policies require the p reservation of major below. These p lighis of commercial activity,pthe commercialfdistrict trees, the noise and bight ays Waluga Park andto the costs and bikeways connecting require an equitable sharing o paths The policies also fh by the and public facilities. These policies will be implemented adjacent residential areas' applicable necessary streets standards and the Tree Ordinance addressed below. development o ment Standards applicable to major developments; 2. The Devel p standards applicable to major 49.22.115(2)Tequires that the development traction or exterior modification of non-detach( LOCThe following development be considered for cons duplexes. discussion of this single-family p zero lot evestructuresent standards,which are listed on page • analyzes the applicable development LU 01-0034 report Page 5 of 17 Building Design (2.005 - 2.040) involving a structure for ofeiicneen e• The to development in designed to complement of • applicable s be located and trees and e This standard is ent. Also, standard requires that new building define buildingn proportion • sand other elements of helbuilt environment. otherrng buildingwhole. e scale to the structure as a natural elements should be usedto between a relationships and prove make a transition to subsequent reuse for that it is frequently difficult architecturally a s trap le-family residence and Staff finds was designed as a sing when a neede story, °`"'" office purposes.that transition is compounded thereis top newof a nsieed This trana second story add more office particularly when constructing on Exhibit E5 illustrate these difficulties. floor area,Acture. Y resented l with The elevations p in trying to comply pitched structure. amount of effort downers spent a consideranletr requirements for additional floor 5 The applicant meeting requirements zone additional a o Code requirements while mpreviously designation, a R-7.5 Zoning h this site carries a General Comm P,lthoug erty on the north. As the site has limited space. designation abuts the prop and 5 of this reportwest sides• single family design 4 the north and cussed unsbofl because pages special setbacks on under the setback requirements eq sion of including the location where a second opportunities for ratesexpt Exhibit E3 illustrates these setback constraints, a story could be constructed, Neighborhood ition needs to relate in scale abutting ' o renovation add thatit is an office building. would"retain • While the buildinghoped the building and 0 indicate meeting zones, it should also indicate „ Exhibits ES r Exhibit F3) indicate that citizbusines• minutes ( appear as a meeting look and not overtly architectural elements of building sd the residential match the existing the applicants intend rO d by the continued use of board and batten components, as illustrated preservation of the existing window style. pr made to update the look of the building, es be addition, indicateethat the Staff recommends thatnsome Chang the second story • and proportion of the various elements in order to sates fy minimize the scale proposed for office use, and unify building is p standard. Design the Building hall on the south elevation. window in the second story gables. ed to relate Add a matching back porch i shingleS in the front andd north orchelevshould be Chang ii. Use cedar west ws The opening could be divided inns o a The e clo sly t othe windo cg cru d be div um iii. to the smallwtins and between the un Windows more closelyto with upper men the smaller, side-by side pattern on casing illustrated unit with muntins to reflect the p large d the new windows to matchthe existing ca. porches and Install casinghpen not as illustrated rear iv. Note size ofthe(Exhibitoposts/columns ns supporting the front and capitals. and in the p ould b lum wide,with bases and • e the size the p minimum of 8 able roof• v. Enlarg s should be a are centered with the g ovove the• stCoM t ht or a douhee dble ro vi. Move the posts in the front so that la s sidelight Install a new front door with a g vii. LU 01-0034 emphasize the entry. Page 6 of 17 except over the door,with a • the "eyebrow" roof on the south addition and wraps around the east viii. Replacelength ofthe north end of bellyband tell bancould be aligned with the roof fascia on side. The bellyband III the east elevation. ix. Provto provide visual relief. It appears that the overhang on th second story roof is disproportionate to the Provide a vent in the west elevation f the second story size of the facade. away from the should be designed to deflect glare lot lighting proposed,it should consist of lighting is rop 16 feet All exterior building If parking ghting p no taller than high pressure sodiuml properties. es between 150-175 watts, ormit S)luminaries high a lot lighting should be illustrated on the building p high. Building and parking tans, for the review and approval of staff. p should be screened. Trash complementMech enclosuressueequipment, surface er roof-mo tori should not located thein a also be screened with materials that match or dngdhould Trash enclosures building siding materials and colors. required setback. Street Lights (5.005 - 5.040) public or private streets, ent which include standard is applicable to all development Road does not have Thiswas, or parking lots. This section of Quarry recommended becauseestreetit would public pathways, isolated streetlight is not recomm denot normally the roadway. The City lights. The installationfoof an dws or changes of use in developed impact the uniformity of illumination along increasing is on infill prof require he the installationdunlss h street lspecific hazard that could be slave alleviated by between increasing and 62 • neighborhoods unless development willg afteran Theproposed residence, some of may moree]eve] e illumination.deday an a single-family and which bel trip ends willl o from employees and clients. Thecumulative hereforef est e that contribute to the cumulative traffic impact dark use, stem pedestrian use the stu d aynthe re. Staff, sign a would warrant street illumination in the tore. of redevelopmentapplicants/owners sign recommends that prior to issuance of the building permit, described later in o participation in a future street Local Imp ret Bement for p process,non-remonstrance aur r of providingr rovement which will include streetlights. The LID p District (LID), Chapter 42, assures that the assessed proportion acts along the scree ligh under LOC and reasonably related to the imp from the 1 pedestrian traffic resultingfrom by the U.S. adjacent t streett is roughly proportional development, l req increasedcreaof ofincuse r abed by the subjectd. The as requinon-rered by the uprme intensity euse v. the City of Tiger ance Supreme Court in the case of Dolan agreement will satisfy this standard. Transit System- (LODS 6.005 - 6.040) Road and goones Ferry Road, Quarry Road. nearest transit stop is at the intersection of Qum' Quarry Road that leads The are no pedestrian facilities on the °eastf side of Q rrY west sed 700 feet to the however, There pathway on the There is,however, to the intersection with the bus stop. LU 01-003 • Page l °f17 Off-Street Loading and Bicycle icycle Access - (x.00 -1.040) LpD5 .020--Table 7.1 requites 3.9 parking spaces per 1p00 square e� of gross floor o or " 10 area for medical offrces' p illustrated on the plan( Ituee,gt parking spaces are proposed. Based a 2,138 square npet builds using one percent modifier for access o100armore residential.units 1,000 feet the permitted by 1aDg 7.020,Tae '7.5 OT eight parking p s�e required. 020(1)(f)(iii) allows 54perntf the required parking to be compact vehicle sized. The site plan. B2)illustrates that the parking spaces will need tO be moVed six inches � south inorder t0 meet the 10- t setback requirement along the north property lle parking space and aisle dimensional requirements eS �encs efTable'I.2 are satisfied line. 'The for bicycles will satisfy IOT � 2 -'fable'7.4. This le 05'8.fl��) ace rn an standard is met. e open sp Open Space- (g.0 meat provide area of therequirement k and Op commercial develop the gross lap landscaping req Par that comm percent°f requirement for commercial and rent eq t 15 p er cents the e 5 percent lap at leas uu Conservation uirem 'This standard equal t the standard permits e open space ZeCensery are n° d agegatanent H°wever�ment to meet th tion(�)°r Resource e site As there f this standar develop development Protection t° r commercial de esourark land are located on t uirem ere n°g etcial ren 0 \1 f o anent where public p the comm below development e°t 0p gesources or ounces°n the site, as discussed els natural res ing provided,designated the landscaping, g p05-9.040) of the be rnet by Buffering- ( ' e 15 percent will and Buff provide Exhibit ing�Screening e mems shall plan{ will be ercial d velop dedication)Landscaping, m space. site that cont dyer open p t lands f the e wires anright-of-way 8 percent o to th lord ren dscaping site(before righ rely 33. din the incorporated front , This buildable area in i percent°f cation,approximately will be for m net that 3 ded trees reposed bra w illustrates right-of--way way existing, is p ru property ed, d aver scaled After h plan indicates l(ousa' dogwood, maple,an h side land landscaped. ,Chinese Cedar,vin t and north visually lap Dasa, will be A cornus k inGluding�°g osed along the the driveway to property trees, le,are prop sides°f the south e fete overall plan.. s ne other wnel map along both coed along d cover corny yard'and Searle provided -will,be constructed and ground ht S line ne Landscaping will b ee fencing variety of shrubs color and coo lines• rued areas. � is and a vari o.materials, street tree the eptly exists soften paved carr most appropriate t should be here none provides a variety °f pan line w lap p tree is net them The applicant oVed at e the plan' Thep proposed dogwood is not to nee need to be removed e Road. Th gists that the prop another more app t of-`'`'ay may side°f Quarrym around it suggests be replaced with e 14-foot right-of-way igh' the east Staff dsCapia within cted along ay could be constructed on d show stru and are that l e if pathway is constructed. path elude a that a and. should in same fuee ture should be located a rthen into the front y permit application n'b feet to 8 street should beds plant building p a minimum L� 01-0034 OT it sh an submitted wiConifer trees should be 0 landscape plan.avid spacing page g of 17 A final l theplant specie,size a 2" caliper diameter at breast hould hav e a M1 ee gm°n sale s shall be us trees s 'materials from the 0 um bs should aminim and deciduous S 9.430 all landscape m season � month growing landscaping feet i abh) t that per LOD one twelve0,all aof the total o med canbe met. h note period°f of five percentis stand should'The applicant he owner frity n the amountryeplacezner't' This guar teedta;anon Security necessary dot of izisbe provided to pp5—11.040) Lely 4,000 squaw cost shalls area by appxoxxma inner e Development—(11. geotechnical engineer a s pro tor lyl ado e site s iznper�'iodum from his ro based on t deep Dr ase the memorandum for '' of 20"f°° that was l will ch in vs a p a m design for a pail se layer her 'This proposa applicant has provided a pxelizninax`Idesign calls once the den ns are further feet. The app which includes dxy`'Jell modification cf 20-o the oa soil street surfacethe it F2}, vee feet b ect to rn underlying ood(for six eludes that (Eenco a depth of se of which is sand the neighborhood ndi concludes case test topenetrated, probable t the depth feet is ells in this Staff, as a pzoba drywells, e it is no encountered at seven installed dty`�`' work well. Staf ,therefore,exempt the counter City has as found they tion,is 1 is ex a alyned• . e g nti and a`e not a final solution, this proposal is ed t be gement plan water management) wh quality standards, ta creeks 1 applicant's proposal, water o dram: otet quality w\ 4) ateznears°' to e Citys ecsub-surface stormwater discharging that requires a specific should include a engineer,based on area threshold Lica sh essiOn eng tion al building pert application pp registered professional ongine he by a zeg and app d already sy tem'designed or the review a available an west side percolation .ops-14.040} asy utilities �e n rth on theed upon d aaCa- (14 All necessary about 244 be dnterm detgr0' e the site hydrant lines:JcottvetteAt0 l jlti/�' Stop " erservioeatsfor neceuti1� s��uze. uTh e standard °ape specific Asenecessary the existing xt t'd. Upgrading e head utilitiessstan d an d physical g d o f Quarry R°a it review• Overhead x zexnodel per right-of-way lieu°f making an t building peen a major deficient in n traffic o f_w ay with d Eurax t- a street L°cal der ciao t Quazzy Road,i�anticipated additional n mote detail un cony' ae tcipation in in xncomn' participation ai-t frontage streetal, Staff fox filture p discussed e fun ure o atai times remonstrance s will.be its c nets this of rete°n roces improvements znpr°tvuexe on a waiver (LID} S �d is rant. signature igna t Dis •trict 'This street,which \iTt pt x 42,below a public Onon p as south �, s—1S.040) f 25 foot of frontage collector), olns along the chasige —(18.00 imam° a neighborhood cess Accessbo a min Road( two-way roposed ac ones°f prescribes on Quart-NJ wide' Thep e r°°t 2 DS 18.020(1)onp t it frontage 2. A 15-foot rear of the site. age too he so L p�o in the 10 f habits ss and arking in the effort toe site. point of 0 m 4 0 i illustrated on wl 1 access the from rom a traffic ka e 9 of 11 ropei'ty line to the south property line. p g ," pfrom the north along the north p , � large trees _ , shifting the driveway to the south property line will produce an unanticipated safety problem, as discussed under LODS 19, below. On-Site Circulation—Driveways and Fire Access Roads - (19.005 - 19.040) • This standard is applicable to all development proposing a new use or increased use on a site when the development will result in the increased use of driveways and parking lot aisles. This standard prescribes location and dimensional widths and grades and standards of construction for driveways and fire access roads. The applicant/owners propose to construct an ingress/egress driveway along the south property line from Quarry Road to the parking lot at the rear of the property. The driveway does not need to serve as a fire lane because the structure is accessible from Quarry Road, and the most remote corner of the parking lot is less than 150 feet from the edge of the road. Therefore,there are no special geometric requirements for the construction of this driveway. LODS 19.020(1)(d) requires driveway approaches to be located such that"the driver entering or exiting the driveway can see approaching traffic for a sufficient distance to make a safe entrance and exit. AASHTO (American Association of State Highway and Transportation Officials) standards shall be used in determining compliance with this standard." In this case, the exiting driver should be able to see oncoming northbound traffic as it leaves the four-way stop-controlled intersection of Oakridge and Quarry Roads, some 180 feet to the south. The applicant's site plan(Exhibit E2) does not contain enough information to conclude 41) that the proposed driveway approach complies with this standard; therefore, the Engineering staff investigated the available sight distance in the field. Exhibit E9 illustrates these findings. Staff finds that the sight distance is severely impaired to the south (looking left from the exiting driver's perspective) due to a very large double trunked fir tree (39.3" dbh) on the edge of the road, and a hedgerow along the southerly neighbor's front property line (Exhibit E8). Specifically, when the front bumper of an exiting car is up against the edge of Quarry Road,the exiting driver's line-of-site is completely blocked. Traffic in the northbound lane is completely blocked from sight from about 30 feet north of the intersection to within 40 feet of the driveway. Positioning the exiting car farther behind the edge of pavement(to look behind the tree) is no help because the tree is so wide that most drivers would be uncomfortable in positioning themselves that far back to observe the traffic. Even if this were a viable option, the neighbor's hedge along Quarry Road effectively blocks the view of oncoming traffic. Staff recommends that the double trunked fir tree in the right-of-way be removed in order to minimize hazardous sight conditions for vehicles egressing onto Quarry Road. 4. Any additional statutory, regulatory or Lake Oswego Code provisions which may be applicable to the specific Major development application; . LU 01-0034 Page 10 of 17 meet Charges f LOC Chanter 391 System Develop for use of the of Lake Oswego es(SDCs) storm C systems development charges parks, eat of water, sanitary subject to transportation Code requires payment These include will be This infrastructure. development use from residential to City's existing ation. This de change in stems and transportation. (SDC)because the d traffic. Credit will residential allowed for drainage, mens ChargeSchedule,the • Systems Develop Well generate increased s Master Fee will be commercial office building According to the City including the building residential use. 175 square foot building( a condition credit)of any the ,027.1 C for this 2, required as Payment of these charges will be req transportation SD $15,027.10. ter 421 permit Chap City of Lake Oswego Streets and Sides Ordinance f LOC sidewalks upgrading of adjacent streets and construction or goad is classified aa constru ed• Quarry wide In the section ter requires the is develop This Chap property ht-of-way is 40 feet standards when . P existing ng athwaY adjacent thea he site's to Cite o d collector. The travel lanes, a p e of the road along neighborhood the street has two The edge properties,presumably vel adjacent to the site, e and no curbs or sidewalks.� the adjacent lane on the west std somewhat widened relative e has been som area for visitors. frontage additional parking ct bike lanes and a to create an Plan identifies a need to construct construction in the 11- Systemare slated for volume improvements availability. Traffic The City's TransportationThese imp funding iftcant—the on the east side• plan, subject to fu traffic is sign pathway improvement p •cies p School bus year capital imp vele per day.to-20 is over 5,200 north. on QuarrynRoad the adjacent street to then o demand for street is located on ever-increasing • bus barn the available 1-Mit-of-way use contributes to anro'ements on proposed change to However at 40 feet the envisioned m t e future The site's prop goad. Implementing improvements on Quarry ands. Imp right-of-way Staff meet those dem acquire additional right-opment is insufficient to to require the City to acq o this site's Road will req royal of new Quarry condition Of app t of-way be dedicated aloe= artless it is dedicated as aconsistent permit. This additional dedicationoadand is of ads that ten additional feet of right-of-way on Quarry � recommends ce of a building occurred etback ed section or to issuance that havethe Special Street S rough}�' frontage prior other dedications prescribed in feet is justified and consistent with end right-of-way f-way P Staff finds the ten meat, as with the recomn� imposed by the proposed develop Code[LOC 48.20.535(4) the Zoning degree of impact proportional to the described below wring that development does not cause public transportation governmental interest in assuring inefficient p safety,bicycle and The City has a g uate,unsafe andaesthetics, property that is Mitig ti inadequate,of n ative impacts (noise, er of the a public problem Mitigation negative the develop facilities. Mitig should be paid for by pedestrian mobility) land use intensity• Road. The proposed proposing tO increase along Quarry ends per day, has 70 feet of frontagevehicle trip 42 and 62 addition Bute to the 0034 The subject property that will contribute LU 01- mens will generate rdsfor offices page 11 of 17 • develop TO standards for and clinics, based on AASH �S using pedestrians/ vehicles arid eaettrian anaion of for ©then d lessen pedestrian reduGe safety the street the stzeet ensure that d aesthetics ve traffic impact, f increased vehicletrips on Sze sire to dConstruction bicycle ti of incze it scan etics� rumina Road dr ngca,p comply vrith safety,aest extent possible• andage to Quarry'Road', .mobility is to e street, imu ent fro bicycle improve it capacity tained to the max d lacks s possible. e lieu of cb street to caztY' , . is main all� t a this rim • d which adequate d o pedestrian mobility ent is too small ac at benefit and the e development eet imp en e sheet p zop°sed fulhalf-stt offers no recon ' furor ovrevez,the P d a Meaningful eaning °vement that plus z participation In a appl andbo ss signeet mp the of remonstrance strance f o val design abep compatible with a v et °f Gondit on of appz° thecosts°f the special May not owners nt . ct as a whereby to the applicant! oveznentDlttrl sent process roc oterties,„according ent„ e d dee to Local imp lodes an :oeiietteAt eal im° io the lot from e local ent street andel proportion Z 2, L�p ent are 'flits Gczuis t zocess wi the aate the asses to the improve he onliar benefits assessment e impacts to wring that related fefi ORS and r e t i �c� ent nt has caused thereby a and reasonably assand ess as tlial 22of street t epro eme the pr0pezty'roportiona vehicular velated to axd Which the aimprovements ong he to is roughly proportional increased the sabred development, City of traffic her street itnp v ementt street°f aced by plan v' cted by gtr et gfro th d a eas density created case of constru e adjacent J °f starts along the iz,creased Courtin the e road system imp from the S Supreme • \ resulting will oeost to them. aired by the their clients at no feet•,in retie owners and the City, .ter x15.15 retial Zones rex propose The LCC.Cha reside o then de de Fen t o f fences in the applicant! e where s res' h• eon lin that citizen o the height feet high. th property rop to gu mm C (9)lima eight the sou Indica remain andbe up to along it F3) sed to not 15 p20t1i may e fencing res e son is proposed ere old LOC cu 45' i Zones,fences borhy lin meeting mina fisting fencing i and e citizens commercial the pope p rhood m ced• Ex °n then occupied by sing unless taffrti ct e Ne1atnee„oyez” fenced.fencing th orth erty owner, , to currently is none.property t°b replacem are currentlythe pr p opposite four cu c ant the prop that new or properties side facing e it the°pp ore that' in dont recommends e since these he stra°tural owner to face Verty not be more r, inches Staff re feet high, ust have ert`i a street should not exceed Geed six Ging to abutting Pr0palong exceed ppioveon the vis o clearance triangle previoustivr'tenfeet tl,evisjOn F enchigh Fences �within34) OC Chaster 41 ce BLOC Chef eet -feet height f La 48.20.530). $ Si• Ordinance L of the Sign Ordinance to 32 s d pis Lake Os e ° the provisionssor thnamatxe so permitted. with City of with 11 sign . height to be acent all comply its one in 24 inchdetare also and with.aJelerr'ents° 0034 ter All signage Al.101 as ,tl'a m ra signs d site e a relationships of thea e01-0034 2 of 1'1 4�� oval sign bands C 4'7.06.200(4), '1 �6 Zp0(�is of street by the r P g Add b LO rel ha 0 bed y , other be determined pzesc nearby slsatibility shall other es• Comp structures., form, proportion, scale, color, materials, surface treatment, overall sign size and the size and style of lettering. The applicant is proposing an unlit, 3 foot by 4 foot wall sign located on the front facade north of the entrance(Exhibit E7). The background is proposed to be white with black letters. Staff questions the need to have such a large background if the sign is meant to have only two lines of lettering on as indicated by the illustration. If additional lines for the doctor's name and/or address is required, a larger background may be more reasonable;but, the signage needs to be proportionate to the building. A sign permit application, consistent with the designs approved by the subject application, should be required for the review and approval of staff prior to the manufacture and installation of any sign. City of Lake Oswego Tree Ordinance (LOC Chanter 55): This ordinance is intended to preserve trees. Only those trees which must be removed in order to site proposed improvements will be granted tree cutting permits [LOC 55.080(2) . All trees over five caliper inches in diameter measured 4-1/2 feet above grade require a tree cutting permit. Although no trees on-site are proposed for removal to develop the site, trees are located close to the construction area (Exhibits E2 and E4). Staff is concerned about the impacts of the driveway removal, new landscaping, and irrigation around the existing trees along the north property line. Staff recommends that a certified arborist be retained to analyze these impacts and make recommendations to minimize negative impacts on the trees. Tree protection fencing consisting of six-foot high cyclone fencing should be located around any tree that is within 15 feet of the construction zone or as recommended by a certified arborist [LOC 55.02.030 and 55.08.020]. This fencing should be illustrated on the building permit plans and installed prior to any excavation or construction. Based on findings discussed above under LODS 19.020(1)(d), the 39.3" dbh (diameter at breat height) Douglas fir tree in the Quarry Road right-of-way needs to be removed to provide adequate line of sight for vehicles egessing from the site onto Quarry Road. Removal of this tree will need to be processed separately as a Type II permit and mitigation should be required. Options were considered by the applicant and staff for locating the driveway along the northerly property line. However, this option would impact and potentially require the removal of four fir and cedar trees and a large deciduous tree in the rear yard. If on-site trees over five caliper inches are required to be cut to redevelop the site, they will need to be processed as a Type II permit, since they were not included in the subject application. In addition, a note should be placed on the construction documents that informs the 11111 site contractors about the necessity of preventing damage to the trees, including bark and root zone, and that no materials should be stored or compaction occur within the root zones of the adjacent trees [LOC 55.55.08.030]. The contractor shall be subject LU 01-0034 Page 13 of 17 • to fines, penalties and mitigation for trees that are damaged or destroyed stroyed during 5. Any conditions of approval imposed as part of an approved or prior development permit affecting the subject property. ODPS There are no conditions of site. Prior approvals which affect the proposed redevelopment V. CONCLUSION Based upon the materials submitted by theapplicant and staff concludes that a Development Permit forLU 01-0034 can findings made presentedointhis withpa applicable criteria by satisfying the following conditions. Staff also on to comply all approval should be contingent upon the approval of a T concludes that 39.3"Douglas fir tree in the Quarry Type II tree removal permit for the Road right-of--way. VI. RECOMMENDATION Staff recommends approval of LU 01-0034, subject to the following conditions: A. Prior to Issuance of any Building Permit, the Applicant/Owners Shall: 1• Submit final plans for the review and approval of staff that illustrate the following: a. Final site/construction plans that illustrate the following: 1111 1 An engineered plan for a sub-surface storm water dis os system based on a site-specific percolation test. p a] II All cable services are converted to underground . iii. All parking spaces shall meet the 10-foot setback alon north property line. g the iv. All exterior building lighting shall be designed to de away from the abuttingdeflect residential properties. If parking lot glare lighting is proposed, it shall consist of high pressure sodium (HPS) luminaries between 150-175 watts, no taller than 16 feet high. v. Mechanical equipment, surface or roof-mounted, shall be screened. vi. Trash enclosures shall be screened with materials that complement the building sidingmatch or enclosures shall not be located i a materials and setbaccolorsk. Trash • required setback. • LU 01-0034 Page 14 of 17 the dnp fencing along one°T as otavy e �Otection OT�stri'cti0n Tone the al • of to s wit :i 15 feet of cee trtic °to steel tion within l5 OTist. TT attached d The location all tzees ce 'fjed avb fencing 0$p20 an vii line°f the dedby a of chain"hOf �C 55 ctioni is ` Teco po t p the l eTOents constvu tTuction concis e veAuly apply to all until cons shall -posts, Th the shall app in-place fence 03p This�shall temaln tzactoYs 55.08.030. e�o section an all site cOn including f°ems the trees, or c°n�plete ant that clearly ng da da s shallbr • s,including the plans f preventing znatev1 the adj enaltiles p'note lc the necessity° d that n toot a Zones of ect to fines'p during viii about and T°Ot Zone,an in the all be sUbj destvOyed bark on Occur within shall Triaged c can d.vait i�'t anov trees that ate da the plans 'the p, . anon f ce with and Tn�t g,oTi 1 cOmplian below. c°nstzu stvate subst nti as ended on the south nsthatts- 5,and sec ddbelhall Build1Vgdp1an,,xhi archin� ow in the on abler' o shall h b• appTo ing wend back pouch a snatch Ont and h elevationsws the i• elea arson' shingles in thee est and the all windows. w Widow: os. ut with 13 se cedar elateo closely t ids by sl alavgelw \ ii. 'The ening windows relate divided.into two the y side °existing n ing be \ Vit. changed be di bets' e mins , the exis • \ pundit That ye and casing tet on the ows to axigt v not as � upper zns�vefiec n�he newo i ph��x�lbit e pont and ri�untin the urn of Install casing asU tgva ed in thphotos-01P °t ens suppo;be a minim lv casin to ed on�x o f the posts cCOlmnns shat d with the wi iUesty e size oval-tangs.ectis. c t OT a double v• teas patches w'thb the' °n full glass stdeligh e g„ w,de, e Osts in Oven th Move t o OOT with a e,except dire°n V.I. able T° w front d envy. e south side, of the ad aligr'ed \ g 11 a ne ye the„ font e levy a be ldoo emphasize Ow T°° tends the, band y elevation. \ vv d°at to the"eyebrow"e that e de 'The bellyband the east ay bestory to \ viiiepla with abell a the east side. ooh end°f the second. � clo°T, s avoun on the n tion of \ and`vid the f fascia west elevation°° e wTty de a vent r 1 of• sal c°m41ianCOnifev Pyovide visual substantial d spacing. us trees iX pvOvid illusttates subsea size an d decide° dbh�. that ntsp ,�' height� landscape n des the pee to g feethigh, and ec es 0.-0(134 1'i c- final Eta an hall be a ninln'un,6 a1ipev dl amOn size page 15 °f E ees bs shall ll benne s un1 thTee'g shallbs Shalbe a�lnivn 0 • Shu other specie that is ood tree with another Sugg - the proposed dogwood See the City's ested • Replace P or street tr • i. p appropriate f more app 1st. Road Street Tree L along the Quarry additional ten(10) feet of right-of-way Dedicate an a a future Local hts, 2' anticipation in sheet lig frontage Bement for p including ents, been t the emonstrance agreement improvements, has me appl a Wont LID) for condition that all necessary 3• Sign District( e that this Improvement D order to ensure demonstrating Road. provide a title report for Quarry shall p errionstrance agreement. Douglas fir tree persons shay ex the nonr dbh persons have executed al permit for the 39.3" ee emov p is permit shall be approved Apply for a'Type anS'Road right-of-way. Th 4. in the Q demolition. b a certified ', locatedsite grading or ort prepared Y o f the prior to any ce rep es the Impacts and and maintenance reservation air of staff,that analyzes existing trees Submit a tree presentation and approval d irrigation around Tevent damage to 5 for the re landscaping,an procedures to p arborist, oval,newct landscaping P driveway ren' ction and ends construction Applicant/Owners • recomrn the Site•tile App the trees. Demolition Activity on Grading or D located within 15 'Prior to any above. B. d all trees that are 1 a (vii), Ste' fencing aroun Conditions A( )O fencing tree protection required by of this Install the construction zone, as reel ect the installation 1. staffscontacted to inspect feet of the shall be or building permit. Sha►l: Planning ce o f any grading Applicant/Owners prior n to the issuance tile Applican t a Final Building Inspection.Prior to Approval o byCondition A(1)(a)(iii). C. -� spaces, as approved Stripe the parking p P, l)(c)• 1. approved by Condition ( of the total landscaping,as enod of one twelve Install Ian amount of five percent 2• in the replacement fo Provide a guarantee/security ensure necessary installation. 3 landscaping cost to ens from the date of season onstranCe required by montl'growing waiver of rem sten evidence that the 4. Submit o written has been recorded. Condition on the eons: hereby,or any inspections conducted olation Miscellaneous.. iscellan ted h d as authorizing any activity In D. royal gran 0034 The permit or approval construe LU O1- 1 shall n page 16 of 17 site hereafter, • of any applicable federal or state law or regulation, including but not limited to the federal Endangered Species Act and its regulations. • 2. The land use approval of this project does not imply approval of a particular design,product,material, size,method of work, or layout of public infrastructure except where a condition of approval has been devised to control a particular design element or material. EXHIBITS A. [No current exhibits; reserved for hearing use] B. [No current exhibits; reserved for hearing use] C. [No current exhibits; reserved for hearing use] D. [No current exhibits; reserved for hearing use] E. GRAPHICS/PLANS El. Tax Map E2. Proposed Site Plan E3. Site Plan Illustrating Special Setbacks E4. Proposed Landscape Plan E5. Proposed Elevations E6. Proposed Floor Plan E7. Proposed Signage E8. Photographs • F. WRITTEN MATERIALS Fl. Applicant's Narrative, dated October 25, 2001 F2. Soils Report prepared by West Coast Geotech, Inc., dated May 18, 2001 F3. Neighborhood Meeting Minutes for meeting held September 26, 2001 G. LETTERS Neither for nor Against: G100. Letter from Patt Dolan, owner of property at 15760 Quarry Road, dated June 27, 2001 Support: None Opposition: None S Date of Application Submittal: June 6. 2001 Date Application Determined to be Complete: November 13. 2001 State Mandated 120-Day Rule: March 13. 2002 LU 01-0034 Page 17 of 17 LAKE OSWE .- NW 1/4 SW 1/4 SEC. 8 0 .00 C LAC K AM AS Ml III= I00 • SE. COR: CHARLES 1 iii4 COR. /r°:srQ Q.L.C. NQ ' E j I S E / 1KITca6 .paiNr• - - I ,1 ,-j6.NORTH _ �. . . ,/32" <�— `�„i+-� 7..f.-0' __�S L//VE 1.9K2' G.90vC E57RTBS�NC'4O4S•W � Pd.__ A - ;a�.az'-- _ _ Lc':'lzo., `r, i�7o ,3a• ,.•. Fd '/r-o -- -_-_I . - • X60 X00 400 30C 1 200 co �N582 \ 4309 4255 422 �� SITE\ ' 0 700 :; 0 15850 . 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SW a r t , October 151 Va SIAa\I f A Lt 01-4)()34e 5 • -:,_-)97ô0v t ti ___------ • ' _____-- _______- 1-,-0 sw. 9.\:\oe v>00.\0,z,c,ek • SvI‘ct:224 • Vot113.11d.OTert 9.... \ 7221- ' N.‘"'•73-297-6VB4 ::: - --,--- '� � _ 552 �carr Road / i remodel,guildin • e �Pxo s osed medical clinic Dake V "~ err ati f or his new ortland to the used as en as the sitevactice from 1' office Will b evf orn'ed 0 out►d r Tpan�gu otic surgery d The medico all surgezy �e possible A.1336____---- ----)tit by p ting cosmetic complete feces only' �s(with eery was putchased care his existing has been offices n0 dvu.. phis?ropey O proposes t the place at to will serve.aAs an outpatient ,guy site on the hospitals. rem Oswego 1 e at toe used not stored on p t clinic, an'outpatient u�p yen tomes place b by p of Lydocaine) lnimiZr the tom • exception ,o t Features and serves community'.B• leve 'tren teres and landscaping ps surrounding com at the teat Of \, Ge�eral nius the hapTopetty Telative t all addition occ mmun an 1 design rrcog use of thisp a sm addition will be cAnent d mercial ser`'ea,with p ll addition o currin structure0 \ the act of the cOm be largely pv a modest 630 SF' of the existing, imp structure will be S consist Approximately 360 access at the south The existinghis addition ddiof 451 S�•neppazv eW av acc the parcel. na oor oda necessity °f al 2 fl to then the additional to accommodate street access to eliminate es at one d tee i�►g and lively revised 'The cypress driveway and real,all �andscap has been extensively be presee�Sting concrevstems.In general, 2• Trees, len vee 5' the ex of s. r t teres a ed� current development p will be retai the existing tires toot will be r All th The curt sting tyres. erty tect construction mitigate Doing exp the prop her pT0 the constzu lint to buffet will remithwest cornet O 'be removed es affected by northern pv°pe escaping buff no trees long then ...This len sidewalks eat 0 and es be created a neighbor property lint and a existing buffer Will tial neig property a �dscaping on the ves'denear (east)p . e Landscaping, A lazge 1 f�e parkingon required 1� feet. . 1 be cheated at the propeas well as along impact e move than th buffer Will the sopthe building facade average of landscaping reared along e°f the new ce the Ily a 5-foot �f°buffet will be d to enhance Additionally by aced along,the south a ding�' 3,foot landscaping and,P be cT tructuve site to screen the buil and buffets w of the s ut the s incorporate ah accentuate, S bhe start slat throughout d,Hill incorp and acre utilized e fzont yard ent to coven be With Landscaping to willlcr o f the srtr' street,the tzeatm area the s hoof bicycle parking Lan 1 e side an cess form With gable d bicy natural encourage publicic front entva Sur faced covey fi er to en rw pub a hard lnova sidewalk, aswellas surface sae s entrance bicycles' the building for three accommodations f �.2.- 11 -. \ III,in a design Engineering T echnlciinto the final n retentionake Oswegoa drywell system waterevxette,L corporate • 3� Per the comments°f Russ 2 h20pI,`''4 will incorporate A.C. paving. to accommodate dated 4,0 runoff frOn,the and batten to accomm°date aimed board �Ialuga design utilizing painted of the t Aesthetics ch style and Tepresen exterior trnd ba n 4. Aesth of a ran anted constructed the local residentsbatten P sWego for structure with the desires af board and The existing we have retained the City of Lake O In accordance fitted to the siding• ood association, previously subm ne1ghborh have been Pre elevations. fish samples building w d west ne d finish into the east an r delineate the Color an ted clearly driveway and review and app incorporated will more new as office. have been elevation monument sign, encs west new monum this building dew gable roofs ea for the street side(west) a n combined clearly e area_ gable env' ental'garage facade will clew ents th The This new tial g will provide acceSi residers mercial vide areas pedestrian of the other commercial w south elevation the elimination similar to new landscaping,to pro The overall design�s w roof along the new so r la. T ar,e ncor into the perimeter purposes, orated Also for aesthetic p nd will be incorporated f the two-story soften the effect architectural interest a of climbin� vegetation t° an outpatient j 48.10.3��•9'B, m ComPiin= with section _ =ate eri tl Zoned GC In accordance 25' _the �s Curren Y e` residential The Toperty use tial zone a structure reSid Th Pis an approved ck to a residential Required ore than t1 ' —th from clinic required setback. to the average m tial zone area will 4S-10.310.1,fromtlaresidenear parking Sectionwill be 29 _the r addition overhang necessary wtithin ap parking lot north. to e existing the structure zone from the residentialAdditionally, Zone to the roof odificatio planned at the front°f than a ante, To modification other no development Additionally, new entrance, accommodate a n special ent street setbacks• accf ron or . . 7:- the front yard t - 3 _ footprint will be building, allowable—the total 50°/0the coverage..GC of 19%, dential/one— confotrn 48.14 0.3,log a lot vera u e w 0' °ras been designeda1 sone 31 co within 6tial Section resulting ' allowable addition , of e res A th 1,bui 124 S .5 l not ext ed 4 he second floor' °urs within 60 otal prop°sodand 310 t ns ash development 1p04 GFN.1' ul zone.Suction 48'lOht will n° 1 ' � spaces pefor hard surfaced p building height height limitations equal reduction n of the with ,� requited parking Table 7.3 rovidud. Chapter arkingTablug 34 space reQTequ red_8 spaces p ed in accordance with S o ' .5 spaces stru 2,115 ess" will be con ct bicycle access ent,n°r'"lightud sl�n new rnonum Sign Code. S • West Consu tan Job N°' 'N-1565 I / nc ts Geotechnical hntcal COn . 64) ME' 5118101 Date 2 411 gox 388 gT068 ORANDUM p.O• Oregon Friday 1 of West Linn, a pay Page {503655-23 Field Report Dr•Tuan Nguyen To= Touchstone 15820 Quarry Road .. 10 OR gT 035 prywetls Lake pswe9°� protect: Attn.. Or.Tusr.Nguyen Wednesday, 5121011 Les Smothers request l back yard at the Grove. Arrived g:30 am per L e project iacatioH(the , SamPiin9 of porest t Party Cloudy,mild property who confirmed SSA,from Vanpe hence, the Met Dr.Nguyen at t roP stte). vgrsadriil 2 direction;hence, test prthtno�heas The second above-referenced project nt onsite. downhill in a n backyard ver so gently downh' was already p t corner of the house o erty appeared to stage a at the northeast near the ravels conducted of the yard, P weathered gravels u The property r p side Dense, re conducted tion test the easterly testswe ' fiitra round surface. firs incondu as at along below g Two tnfnse,i e down T feet b th of 3-112 feet. w drill do ate deg rillgdthe drill was only able within approximate yard• at the bottom of the weathered,end appeared present with clary of the ba ;pe placed the gravels v++ we recommend the easterly boon diameter pvc p Because ed on our tests, Safety inch rent surface. gas ded factor along istedof 2- ground thought' recommended tewere n t as beiaw current gCOhaye first thought, hour which includes a r at The infiltration llo cable the of s we Would well, approximate pp imate es not as high a inches per infiltrate water necessary cox were to 2 tiara a infiltrators rate to d to hold the infiltration d do not appear more time to an cause clayey an stem have relatively ell systernbe desigledt o' 2' ravels are mend that the d►Yvr e underlying from g wg recon underlying a will that the n infiltrate. shalt are is 20 Because the test results, n storms() the SoiC s ca that the asphalt p that estethat understand coon based on from a drate we and of water water at the 4:2001, an access drive that the valume ephoon Friday,May 65 feet and understand storm is 3 inches will infiltrate the collected55 feet by wea also ed design e Cali from Les about In addition, assumed of 12,557 gallons• on a telephone Section that is paving area• project• Based arkt the lot care{get of p ed in our analysis. for this p cof rain f a p 715 period also tnclud volume of water ` 57 feet for roof will be inut® period which resultsin a feet byfromb�/y� water m � ... . -...P tBt� F•2 storm in a 60 By TIT�. ...-- Schrieber, B 01-0034 - of rain 1,.,U Michael F Engineer Geotechnical Eng ,oma $ 2 ' i� l FORM MEMO22t92 �.L - l W.1506 Job N°' — __ .. 11111\ Ge°tech,int. 4g° West Coast ai consultants Geotechnical 5f 18101. M�M� oats °{ � 2 0 Friday - page \ p.O.B°X 3gOreg°n g70�8 pay 1d'Report tL�nn, ,.--� Fie d Wes 5 234'2 \✓, r 'Road k503)655-234/ 50g�65 oyer 15820 Quarry �a 1" Or ,luau N9 e\is @ T°; °uGhstone �' .. 10 Oswego,OR g�fl35 prOjeGt: excavation �S ng \, Os a exca fake d concrete. oncret��b°tto��e Q the { e+�°rate stacked. T e oatst _ -- - so P dsta around Nguyen ed ring ole an a arou Or 'Tuan N9 stet, stack in the h lar space tentiai Atka' a 4.fo°tdiac n be lowered placed,the arra eti has teae�to h°ed sistso{ he rings s are each dam'\l be needed 0 \ con s at t A rings at w� d closely ide Atypical reo r set Wat bottom. °t o,nr°Gk a 20 feet Hees so that do/Wells e ir,stai\e 5 ally \\ outs concretedra be apprOXimaUiac space). °drywel\s can espeG� about*? o h a bbtut 6,d With elf he ann -Mese ells o es tW e rings are that the dryW ciuding is Project' anon °f the chap to \{the fiend gallons lin �{or this the excavation {i\trat�on Ca may e,We ret recommend about 6,�0e design sten tto observe eet \{the a des` t mated• Or,v4ater true k to hold volume for the i{ desired. be present depth°f Z on{irtn tr be eiirnin ro�ide a \,, nince ° netted, ed to to a dep ed to G able to onto P 'th to d interconnected, nter n that We be abbe°pen that we be aiioel5 May y be called upon p the om end Was only t°b end one the dryn Contractor fi sWarranted.llee o ha aat m s +n of tra d t We ce the drill r,aepth.We with depth,;led• the a test appears Installer Will ore entiped since with become Clea" can be modtestif such a Ds \need to rem kat the character the dgrave infiltration hard, 'Ce and flay td td to the W°C and#irrnthard\aY s and the std gthe depth an additional or adjacent • conduct are clayey though••any thin reporttions at arnn'ende ��►aN to ed gravels .poke thr fission°{ tt�on°pets d,it is retd • ,4,0,/.1 �i ,� e W eather uiPment t° en the sub f tonstru that assumed ret°mm necessary as Well. time bei lural causes dified fromctus�Onsan fie boulders, nt�aiiapse of due to significantly pitta Citi of the G° ter'cn+ne'�",4,0,rg taking ere is a sabnshaJe changed sghefie is the apps able of be fully d 5{reQaent\ a 00100 that ► there conditio ed to determine nd time lapse. d and cannot tondit�on ,mere{or` oto contingency 20 �� Site.nor if the bask it c encounters t j".....,..„ , 'F $CHQl ieW conditionsand nexpec dpro jet ' tt th s reP° 'b the changed G° to fim°ni wrings' Such u c°ngttte extra tort considering sate testa oda�e erly co tent�a d 5°'\Gondr drilling to attain a properly e any, e e o tco fire p. ant�ctipat les, b . Unanticipated n soil satnP end\tures ends t a �T. �"-" -rrieber�p' � � d that additional expenditures a is ret°mm BY i F•Sc r en Y fun Michie Geotechnical engineer Gont►ng c �,eo G 2 .2-- B:FORM M�Mp22192 • _ . .�V A. I'',X5 LLC I • r`''--�''� l�guyen ."Vuan uaxr R°adg20 SW CZ. OR g7p35 o1:Yr 15 swego Lake '7:00 pmt er 26' 200Minutes Septemb ood Meetinge trees along hb°rh that the ed ab �el� s$ed satisfaction a�sf acsoktit on Concern o the iyorthv ap`rress this sfac busy Street. Dolan lneig,bt°es�,ould � saved to their already only possible drug Nlrs property d traffice ♦ adjoiningbrs he Over incl ease r it already surgery,the e theirarance,expressed concern Were: Office is not fo (traffic related) nsors°n a ion ut appearance, Other er ars exp concern expressed e' er lidocaine) clinic .ltr of mot'on Only an oc ♦ N Cher areas rent drug se would be e proposed the addition dmit Mme use,w'th e Stated that e • 4 ° on p on the pOrs utilizing Discussed be daYt e Someo etaken off the a to be A doctors lighting,. inic would prtn'a es and storage.a, will exam coon's' \ o nu Alcessive so,the clinic 'Iwo offices° extseer r venins use• e for Tic. W e reiwillterated house sial s to access to lights. envy evening lane a cl'nstru to storage ccamn "emergency' upstairs.Sac f°r the structure file toga , turn 0 e,layout pti like a e itingarea building and t e offices and sufficient uf storm psta for ve arkin� paces Lt se side o area and v,,ay width big eno r of p South reception/ proposed �pond lye mainly if itt is d the numb r ,enerat on whether king area' ng area, arking S an resulting,trip° rear par the parking the p r day d re o Regar a o reverse tient load peremises same) atedl around city th e estimat number op Staff°r�'�• ain vizt�ia�the �Cap data hag nlOval °f r ov rdi e the front of pShould re land fully 1 ned about estimated o reSard'n$ fro ed y 0' Strip of was c°ncer Vie eStim \ o Sidewalk dux fele ins tof tneighbors.h food Association construction time. hb° k o Screening over m the �kak t the length of co he residential d g • A gentleman nif i ant tees and shrubs know about construction.Out Z'l ill retain t with surrounding uri significant wanted days of actual(Answered to be ab w property Igo ed the that the building the pr° (answered,he • Near ren t - acture the fact (integration location s betty ht of structure? liked business. specific ♦ Total height in attendance as a b terns picked thisE10311 F.3 • 'veaot Overtlytra appear c were why the Doctor p LU 01-0034• and es and +F propert►question arose as to ��'���y" �' Lie • C. r... • • One �'nearby) ,cin 9-7221 hues ne Vottlail .pcc� • Saar' �'���': S�`,,n„fou\e�'�d is on suns,glittery neon, {dashing lights n s concern e. (Answered that's dem over big resseA c start` `t street and e� Neighbors s k signage.ited construction side °t the increased ds • Signage non obtrusive know estlYna on the opposite street and the A battling requested wanted to mailboxes Side °f the street s Neighbors process.) with n' their • on approval prk of discontent mailboxes canoe °f running across Neigr�erpos s poke i and will not e he mail be how traffic makes it traffic. 1 S • F3 -2, _0 15760 Quant' Road, RECEIVED Lake Quarry JUN 2 7 2g01 Oregon OSWEGO5 Tel: 503-6752928 (Home) CITY OF LAK&Development Tel: 503-310 6658 (Cell) Dept.of Phnnmg Fax: 503-6752928 (Home) 27 June 2001 Liz Jacob Assistant Planner ing Division Community Development Plane 380 A Avenue PO Box 369 OR 97034 Lake Oswego. Dear Ms. Sarver. ro erty located at 15820 Quarry Road,Lake Oswego. Re:Nguyen property pproperty. We are concerned IIP b as soure of those changer will have an homeby is located on the north side the above referencedp P Our changes to the neighborine property. i proposedact ntheeha lu enjoyment that we gain from our own property. impact on value and Our concerns are: Nguyen, inaccurately department by Mr. and Mrs. r© ecc line. In 1. The map submitted e your they wish e, on hadpointed this out to Nguyen ve of the trees that to remove located on the p a shows oneour ro erty. I that the N Mrs. h fapr this s ccasion.s I have enclosed a copy of the map a previous o given to us and have marked the tree in question. We do not wish to have our proximity' tree o f the that the N guyens wish to remove ve is damage tolclose prox upon 2. One of . 3 treesWe are concern ( pprox. 3 feet)to our tree. a removal of their tree. the area"�' the presence of the mobaished trees are older, One thing that attracted us to 3. `"natural" feel. The trees that are slated for r and the ruraledtees concerned that removal of the trees will substantially established trees. We are says that.in e the characteristics and estheticsof n by an arborist, our tree. ea. Chang given us a report will have to which cut says 4. The Nguyenahave g 50% of the roots of our tree will order ep install goeshe driveway, will cause rot and the stability to see.uI guess w ll on to say that this of this report for y The coport I have enclosed a copy be '`compromised' 0 EXHIBIT G-100 LU 01-0034 O e we do Aslhave said befox o ouz ttee' aged' tween the tom' will kill tree dam e be is that it want our fence nage( henfox p vacy ., 111. I\ 11 saying not do we along the usly,w xi what he is actually rem°ved'blished sibs buffet. pxedence,the-heed tions`Nth want our olden established a ptivacY ovate xesi friendly telations as a lip not e a few bs cxe out asap ate v i'id e is e be erica of Thar exio s- h es greaertYt was xe tti fo us as we as the house and the'presence e teal that a ptwholueing Prop eat hence 'ow,though, traffic to the house bxeabe u wa n°t such in the house. the t tha likelihood about feet in ad evet lived this will increase ce k ab concexxi whom al business'business will t than ever ht 0-feel-ice iff oxen ` W e axe atairitng medical the ox ° th is a guy • ditto, w x xn ed in. e ixnp era oris prop . n of a 10 dogs v buffet is of tha pxopaxg • n the t the a than ou zivat Chex d with e p e front pais being him will lea see th 6 In t hes, t prop tt a drive\ a ` oyez titrna an axe sad to Whilst thee is places, in oa lotion of°ux pxope live d osi° *bete we a xesidenca' axaa can be twall,to ax n of Laky Oswego rather tha flavor of out anal lova the area use as as,`hope thatri s as is possibl y family door bought that,w a carta established px°pe ,e can d about�as tian� °f th x. nothtn•-e. b.,:ret matte maintained vont attention in this .thank you f ox Y outs sincetely, q A 0 it P aft Dolan S 04 0