Agenda Item - 2007-01-10 ``t{O LAKE Os k,ECO
,� CommunityDevelopmentDepartment
De artment
Planning Division
Memorandum
OR[GON
TO: Infill Task Force
FROM: Denny Egner
DATE: January 5,2007
SUBJECT: Sloped Lot Information
The Task Force has discussed sloped lot information on numerous occasions. This
memorandum consolidates some of the materials from previous memos and meeting
notes in preparation for our work session on sloped lot issues. The materials include:
• Task Force Recommendations—July 5, 2006
• Memo and Draft Code - May 31, 2006
• Handout - December 14, 2006
• Meeting Notes—Subcommittee 1 and Task Force
At the meeting on January 10, I hope to bring a few site plans for sloped lot development
and we can test the concepts on actual sites. At the last meeting, task force members
asked for some photo examples of sloped lot development.
I have not yet attempted to reconcile any issues that might result from combining the
December 14 concepts with the May 31 draft code. The materials follow.
Page 1 01/25/2007
1
•
Task Force Recommendations —July 5, 2006
(Note these recommendations were never finalized)
12. Sloped Lots
Issues: Provide greater flexibility on steeply sloped lots.
Recommendations:
■ Increase height up to 45 feet on steeply sloped lots.
■ Apply special design standards to homes greater than 35 feet.
■ Define "steep slope" as an average slope of 20% or more, measured between
the front lot line and the most distant point of the building.
■ Measure building height on sloped lots from the middle of the lot.
■ Require that no exterior wall plane on sloped lots exceed 35'in height.
■ For lots sloping downhill from the street at more than 12%, set measurement
point for front setback plane height at either 3'below the curb line or the
average grade of the front property corners.
■ Allow 18'minimum setback on steeply sloped lots.
■ Do not require support structures to be enclosed.
■ Base front setback plane on the average slope of the land on steeply sloped
lots.
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Memo and Draft Code - May 31, 2006
Sloped Lots
1. Except as noted below, apply the proposed sloped lot standards recommended by
the Planning Commission(Exhibit F-2).
The recommendations allow building height to be up to 45 feet on steeply sloped
lots. Additional setbacks and landscaping are required when height exceeds 35
feet.
2. Adjust the standards so that support structures do not need to be enclosed.
A more open, less imposing design can be provided if the base does not need to be
enclosed.
3. Define "steep slope"as an average slope of 20%or more. Measure the average
slope between the front lot line and the most distant point of the building.
This would measure the slope in the area that slope is a problem for a building
rather than measuring it across the full length of a property where slope can vary
greatly.
4. Front Setback Plane—On steeply sloped properties (a slope of 20% or more),
rather than require a 6:12 front setback plane,the slope of the front setback plane
should be established based on the average slope of the land.
The proposal provides greater flexibility for application of the front setback plane
on sloped lots.
5. Front Setback Plane—On lots sloping downhill (away from the street) at more
than 12%, the point at which the front set back plane height is measured should be
set at either of the following locations:
1) Three feet below the elevation of the curb line(measured at the midpoint
of the house frontage); or
2) At the average grade of the front two property corners.
This provides flexibility for down slope lots.
Page 3 01/25/2007
Point at which Height of the Front Setback Plan is Measured
Slope
Option 1 — 3 ft. below Option 2 - average
curb at midpoint of house grade at property
6. Setbacks on Sloped Lots—Allow an 18 foot minimum setback (from the right-of-
way) on lots with an average slope of 20% or more.
The proposal allows less site disturbance on a sloped lot.
Exhibit F-2
Proposed Code Amendments for Development on Sloped Lots
(Subcommittee #1 amendments are shown in the track changes mode)
A. Definitions
Section 50.02 Definitions
Amend Section 50.02 Definitions to include the following:
Slope. Slone is measured by the following eauation S=E/D, where S is the slope, E is the
vertical elevation change from the highest point to the lowest point, and D is the
horizontal distance from the highest point to the lowest point [cross reference sloped lotl.
B. Amendments to Height Requirements
Section 50.06.055 Height of Structures (R-0, R-2, R-3, and R-5 zones)
Add the following section:
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6. Exceptions to Maximum Building Height on Sloped Lots.
The maximum building height on sloped lots may be increased one foot for every 3% of
slope over 25%.provided:
a. Maximum building height does not exceed 45 feet. and
b. For every one-foot increase in height above 35 feet. a corresponding two-foot
increase in the yard setback shall be provided. This increased setback shall be
applied only to the portion of the structure exceeding 35 feet in height. The
setback increase shall be in the down slope direction and may affect the rear yard,
side yard. or both the rear and side yards depending on the direction of the slope.
No increase to the front Yard setback is reauired.
Section 50.07.030 Height of Primary Structures (R-6 Zone)
Add the following section:
3. Exceptions to Maximum Building Height on Sloped Lots
The maximum building height on sloped lots may be increased one foot for every 3% of
slope over 25%. Provided:
a. Maximum building height does not exceed 45 feet. and
b. For every one-foot increase in height above 35 feet. a corresponding two-foot
increase in the yard setback shall be provided. This increased setback shall be
applied only to the portion of the structure exceeding 35 feet in height. The
setback increase shall be in the down slope direction and may affect the rear yard,
side yard. or both the rear and side yards depending on the direction of the slope.
No increase to the front yard setback is required.
Section 50.08.035 Height of Structures(R-7.5,R-10, and R-15 Zone)
Add the following section:
3. Exceptions to Maximum Building Height on Sloped Lots
The maximum building height on sloped lots may be increased one foot for every 3% of
slope over 25%. provided:
a. Maximum building height does not exceed 45 feet. and
b. For every one-foot increase in height above 35 feet. a corresponding two-foot
increase in the Yard setback shall be provided. This increased setback shall be
applied only to the vortion of the structure exceeding 35 feet in height. The
setback increase shall be in the down slone direction and may affect the rear yard.
side yard. or both the rear and side yards depending on the direction of the slope.
No increase to the front yard setback is required.
Page 5 01/25/2007
D. Appearance Standards
Section 50.06.060 -Dwelling Design—R-5 Zone
Add the following sections:
1. Front Setback Plane
a. Except as set forth in LOC 50.06.060(n(c), the The front profile of a structure
shall fit behind a plane that starts at the front yard setback line and extends
upward, to 20 feet in height,then slopes toward the rear of the lot at a minimum
slope of 6:12, up to the maximum allowed height at the peak highest point of the
roof, as illustrated in Appendix 50.07-C.
c. Front Setback Plane on Sloped Lots.
i. Down slone (Lots sloping downhill away from the street). The front
setback plane shall fully apply on lots that slope down from the street or
right-of-way. On lots where the average slope is 12% or greater as
measured between the front lot line and the front of the house, the front
setback plane shall be measured at either of the following locations:
1) Three feet below the curb line at the midpoint of the house frontage: or
2) At the average grade of the front two property corners.
ii. Upslone. On sloped lots that rise up in elevation from the street or right-
of-way and -where the average lot slope is 20% or more as measured from
the front lot line to the most distant point of the dwelling, the front setback
plane shall be determined as follows: the front profile of a structure shall
fit behind a plane that starts at the front yard setback line and extends
upward, to 24 feet in height.then slopes toward the rear of the lot at a
slope eeaual to the average lot slope for a horizontal distance of ten
feet. at which noint the structure may rise to the maximum allowed height
of 35 feet. as illustrated in Appendix 50.07-D.
3. Maximum Rear Wall Plane.
When the height of a structure exceeds 35 feet in the R-5 Zone,the rear elevation of the
structure must be divided into smaller areas or planes to minimize the appearance of bulk
to properties abutting the site on which the structure is located. When the rear elevation
of a structure is more than 500 square feet in area, the elevation must be divided into
distinct planes of 500 square feet or less. For the purpose of this standard, areas of wall
planes that are entirely separated from other wall planes are those that result in a change
in plane such as a recessed or projecting section of the structure, that projects or recedes
at least two feet from the adjacent plane, for a length of at least six feet. Windows and
doorways are exempt from the 500 square foot limitation.
I 4. Support Structures—Finished Appearance.
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When supporting structures are exposed,the underside of the dwelling shall have a
finished appearance. Mechanical and utility systems shall be screened or enclosed within
the building.
When the height of a structure exceeds 35 feet in the R 5 Zone. supporting structures
shall be enclosed. The enclosure shall be sidt:rr:ith ►m.teri l ►hat i lire resistant
. iir wMll p LAYS Q viT ric.
5. Landscape Screening of Wall Planes on Steeply Sloped Lots.
When the height of a structure exceeds 35 feet in the R-5 Zone. landscape screening shall
be provided along the down slope facade or facades of the structure. Landscape
screening shall meet the standards of LOC 50.47.015. No screening is reauired in front
of building entrances or where the property line of the down slope facade abuts public or
private open space. At a minimum, the following plant materials shall be provided:
a. A minimum of one tree shall be required for each 12 feet of buildine length alone
the down slope facade or facades.
b. Trees shall be of a species that reaches a minimum height of 18 feet at maturity.
c. Trees shall be planted within 20 feet of the wall or walls that they are intended to
screen.
6. Special Setbacks for Sloped Lots.
Where the average lot slope is 20%or more as measured from the front lot line to the
most distant point of the dwelline.the minimum required front yard setback shall be 18
feet.
Section 50.07.040 -Dwelling Design
Add the following sections:
3. Front Setback Plane
a. Except as set forth in LOC 50.07.040 (31(c).the The front profile of a structure
shall fit behind a plane that starts at the front yard setback line and extends
upward, to 20 feet in height,then slopes toward the rear of the lot at a minimum
slope of 6:12, up to the maximum allowed height at the peak highest point of the
roof, as illustrated in Appendix 50.07-C.
c. Front Setback Plane on Sloped Lots.
i. Down slope(Lots sloping downhill away from the street). The front
setback plane shall fully apply on lots that slope down from the street or
right-of-way. On lots where the average slope is 12%or greater as
Page 7 01/25/2007
■
measured between the front lot line and the front of the house. the front
setback plane shall be measured at either of the following locations:
1) Three feet below the curb line at the midpoint of the house frontage: or
2) At the average grade of the front two property corners.
ii. Upslope. On sloped lots that rise up in elevation from the street or riaht-
of-way and where the average lot slope is 20%or more as measured from
the front lot line to the most distant point of the dwelling. -the front
setback plane shall be determined as follows: the front profile of a
structure shall fit behind a plane that starts at the front yard setback line
and extends upward. to 24 feet in height, then slopes toward the rear of the
lot at a slope eaual to the averaae lot slope of 6:12 for a horizontal
distance of ten feet. at which point the structure may rise to the maximum
allowed height of 35 feet. as illustrated in Appendix 50.07-D.
5. Maximum Rear Wall Plane.
When the height of a structure exceeds 35 feet. the rear elevation of the structure must be
divided into smaller areas or planes to minimize the appearance of bulk to properties
abutting the site on which the
structure is located. When the rear elevation of a structure is more than 500 square feet in
area. the elevation must be divided into distinct planes of 500 sauare feet or less. For the
purpose of this standard, areas of wall planes that are entirely separated from other wall
planes are those that result in a change in plane such as a recessed or projecting section of
the structure, that projects or recedes at least two feet from the adjacent plane, for a
length of at least six feet. Windows and doorways are exempt from the 500 square foot
limitation.
6. Support Structures—Finished Appearance.
When supporting structures are exposed. the underside of the dwelling shall have a
finished appearance. Mechanical and utility systems shall be screened or enclosed within
the building.
The closure shall be sided viich turitcriaf th�xati is-{rne-resistant. -sty' tturee
enclosures shall be considered part of the exterior mall elevation for purposes of
addressing wall plane standards.
7. Landscape Screening of Wall Planes on Steeply Sloped Lots.
When the height of a structure exceeds 35 feet, landscape screening shall be provided
along the down slope facade or facades of the structure. Landscape screening shall meet
the standards of LOC 50.47.015. No screening is required in front of building entrances
or where the property line of the down slope facade abuts public or private open space.
At a minimum, the following plant materials shall be provided:
Page 8 01/25/2007
a. A minimum of one tree shall be required for each 12 feet of building length along
the down slope facade or facades.
b. Trees shall be of a species that reaches a minimum height of 18 feet at maturity.
c. Trees shall be planted within 20 feet of the wall or walls that they are intended to
screen.
6. Special Setbacks for Sloped Lots..
Where the average lot slope is 20% or more as measured from the front lot line to the
most distant point of the dwelling. the minimum required front yard setback shall be 18
feet.
Section 50.08.045 - Dwelling Design
Add the following sections:
1. Front Setback Plane
a. Except as set forth in LOC 50.08.045 (1)(c).the The front profile of a structure
shall fit behind a plane that starts at the front yard setback line and extends
upward, to 20 feet in height,then slopes toward the rear of the lot at a minimum
slope of 6:12, up to the maximum allowed height at the peak highest point of the
roof, as illustrated in Appendix 50.07-C.
c. Front Setback Plane on Sloped Lots.
i. Down slone(Lots sloping downhill away from the street). The front
setback plane shall fully apply on lots that slope down from the street or
right-of-way. On lots where the average slope is 12% or greater as
measured between the front lot line and the front of the house, the front
setback plane shall be measured at either of the following locations:
1) Three feet below the curb line at the midpoint of the house frontage: or
2) At the average grade of the front two property corners.
ii. Upslope. On sloped lots that rise up in elevation from the street or right-
of-way and where the average lot slope is 20%or more as measured from
the front lot line to the most distant point of the dwelling,the front setback
plane shall be determined as follows: the front profile of a structure shalt
fit behind a plane that starts at the front yard setback line and extends
upward, to 24 feet in height. then slopes toward the rear of the lot at a
slope equal to the average lot slope of 6:12 for a horizontal distance of ten
feet. at which point the structure may rise to the maximum allowed height
of 35 feet. as illustrated in Appendix 50.07-D.
3. Maximum Rear Wall Plane.
When the height of a structure exceeds 35 feet. the rear elevation of the structure must be
divided into smaller areas or planes to minimize the appearance of bulk to properties
Page 9 01/25/2007
abutting the site on which the structure is located. When the rear elevation of a structure
is more than 750 sauare feet in area, the elevation must be divided into distinct planes of
750 sauare feet or less. For the purpose of this standard. areas of wall planes that are
entirely separated from other wall planes are those that result in a change in plane such as
a recessed or projecting section of the structure, that projects or recedes at least two feet
from the adjacent plane. for a length of at least six feet. Windows and doorways are
exempt from the 750 square foot limitation.
4. Support Structures—Finished Appearance.
When supporting structures are exposed. the underside of the dwelling shall have a
finished appearance. Mechanical and utility systems shall be screened or enclosed within
the building.
The enclosure shall be sided with material that is fire resistant. Support structure
enclosures shall be considered part of the exterior wall elevation far uurnacaQ if
addre&iri.r,e wall Wane-standards,
5. Landscape Screening of Wall Planes on Steeply Sloped Lots.
When the height of a structure exceeds 35 feet, landscape screening shall be provided
along the down slope facade or facades of the structure. Landscape screening shall meet
the standards of LOC 50.47.015. No screening is required in front of building entrances
or where the property line of the down slone facade abuts public or private open space.
At a minimum, the following plant materials shall be provided:
a. A minimum of one tree shall be required for each 12 feet of building length along
the down slope facade or facades.
b. Trees shall be of a species that reaches a minimum height of 18 feet at maturity.
c. Trees shall be planted within 20 feet of the wall or walls that they are intended to
screen.
6. Special Setbacks for Sloped Lots.
Where the average lot slope is 20% or more as measured from the front lot line to the
most distant point of the dwelling, the minimum required front yard setback shall be 18
feet.
Page 10 01/25/2007
Appendix 50.7-D
Front Setback Plane
Sloped Lots—Unslone Direction
A
Averaue Lot
Slope
Minimum 6:12
Pane B
e�baG�tc`
Pto .\ri� Qe 35
2 I
A
I �
� I
J I
2E'
a I
o
a
2 Sloped Lot
a
ROW 14A i 10'
Side View
Legend
-I Permitted Building Envelope
A Front Yard Setback
B Maximum Building Height
01/25/2007
Handout - December 14, 2006
Sloped Lot—Height Measurements/Application of Side Yard Setback Planes
Problem: Sloping lots may have problems complying with side yard setback plane
requirements. Lots that are sloping but don't meet the City's definition of sloped lot(10
feet of elevation change across the building envelope)may also face problems.
Solutions:
Option 1: For lots/houses that aren't currently classified as sloped lots, measure height at
the midpoint of the house along the side of the house.
Option 2: Consider a sliding scale for heights related to the elevation change across the
footprint:
R-6 and R-7.5 Zones
Fall across 0 1' 2' 3' 4' 5' 6' 7' 8' 9' 10'
lot—in
feet
Height 28' 28' 29' 30' 30' 31' 32' 32' 33' 34' 35'
Side Yard Setback Plane Examples:
The following pages include conceptual illustrations of side yard setback planes under
different lot slope scenarios. Example 3 includes an option to increase the slope of the
side yard setback plane when slopes are very steep.
Page 12 01/25/2007
w
Example 1
Side Yard Setback Plane on Sloped Lots
Approximately 22% Slope
Current
- - ___ _ building New building envelope- Side
` s, envelope yard setback plane 12:12 slope
- -----_ _ at 12' above property line
T
,/,4::' --
12:12 -- -- ITI
10
7.5' 35'
f-- ►
>1iH . _2:
7.5'
_
60' >
Section from side yard to side yard
Page 13 01/25/2007
Page 14 01/25/2007
Example 2
Side Yard Setback Plane on Sloped Lots
Approximately 16% Slope
Current
building New building envelope - Side
envelope yard setback plane 12:12 slope
at 12' above property line
1?:12
♦
10'
ss
28'
7 5'
60'
Section from side yard to side yard
Page 15 01/25/2007
Example 3
Side Yard Setback Plane on Sloped Lots
Approximately 44% Slope
ter` ,,
,
,
24:12 - 200% slope—
option for side yard
setback plane
12:12 -
100%
-:, slope
I, • 7:\r:___
7.5'
,...,,,i,.....,...—j--: ,, ,,
T— ,
>10' _
i •
I
f 60' Y
Section from side yard to side yard L
Option for an increase to the slope of the side yard setback plane.
Page 16 01/25/2007
Meeting Notes
Subcommittee 1 - Meeting Notes — January 19, 2006
Work Session—Sloped Lots
Dennis Egner said the Planning Department had drafted sloped lot standards but decided
to shelve them when Measure 37 passed. Dennis gave a PowerPoint presentation
highlighting various aspects of the proposed standards, including measurement
clarifications, new height limits indexed to slope,and appearance and screening standards
for structures over 35 feet. Brad Beals suggested that strict appearance standards should
only apply to building segments visible from the street or from neighboring properties.
Ralph Tahran expressed concern that those appearance standards could make structures
seem more imposing. Dennis Egner explained that the goal was to push the bulk of these
houses away from the street.
Sheila Ostly noted that sloped lots were increasingly considered buildable because so few
vacant flat lots were left. Dennis Hartman asked how many sloped lots were in Lake
Oswego, and Stephan Lashbrook said there were hundreds. Stephan also said that
reviewing development applications for these lots was complex and consumed a lot of
staff time. Dennis Hartman said standards should be as straightforward as possible, and
Ted Argo added that complying with complex rules significantly increases design and
construction costs. Ted said he thought the proposed sloped lot standards made sense
overall, but he made several suggestions. He said minimum slope vs. maximum slope
should be addressed explicitly in the Code. He recommended front setback plane—
upslope standards should be tested. Finally, Ted expressed concern that landscape
standards could require more trees than would be viable.
Patt Thomas asked about safety and seismic risk on sloped lots. Stephan Lashbrook said
that many geological and soil qualities factored into risk, not just slope. Brad Beals noted
that the homes currently threatened with mudslides in Oregon City were cheaply-built.
Subcommittee 1 - Summary Memo - February 2, 2006
Sloped Lots—It was emphasized the front set back plane is a problem for sloped lots.
Proposed changes include:
Front Setback Plane -Rather than require a 6:12 front setback plane,the front setback
plane slope should correspond to the average slope of the site.
Front Setback Plane—Lots sloping downhill (away from the street) at more than 12%
should set the point at which the front set back plane height is measured at one of the
following locations:
1) Three feet below the elevation of the curb line; or
2) At the average grade of the front two property corners.
Page 17 01/25/2007
Setbacks on Sloped Lots—Allow an 18 foot minimum setback (from the sidewalk) on
lots with an average slope of greater than 20-25%.
Subcommittee 1 - Meeting Notes - February 2, 2006
III. Work Session— Sloped Lots
Denny Egner then discussed the proposed slope lots standards that he, Ted Argo, and
Ralph Tahran had crafted. One component would tie the front setback plane of a sloped
lot to its average slope, since the 6:12 standard severely limited buildable space on some
lots. Another component would allow 18-foot front setbacks for steeply sloped lots. Ted
Argo explained that driveways could not climb too steeply, so deeper setbacks made
some lots unbuildable. Ted added that houses on sloped lots should be no more imposing
from the street than two-story houses on flat lots. The group discussed various methods
and starting points from which to measure front setback plane. Patt Thomas suggested a
method drawing a line from the midpoint of the lot frontage to the midpoint of the back
side of the lot. Denny Egner agreed to discuss this question further with staff. Dennis
Hartman emphasized the need for easy-to-understand standards, especially since
neighborhood associations would play a role. Brad Beals said an infill handbook with
graphics was essential.
Subcommittee 1 - Meeting Notes - February 16, 2006
Work Session —Sloped Lots
The group continued to discuss the recommendations summarized in Denny Egner's
memo:
1. Except as noted below, apply the proposed sloped lot standards recommended
by the Planning Commission.
There were no comments on this item.
2. Adjust the standards so that support structures do not need to be enclosed.
The group did not reach consensus on this issue. Several members expressed concerns
about tall, unsightly support structures, but most were unsure whether enclosing them
would be better or worse. Sheila Ostly noted that the placement of mechanicals could be
an issue. Others noted that maximum plane area standards would require frequent wall
offsets in enclosed support structures.
3. Define "steep slope"as an average slope greater than 20%. Measure average
slope between the front lot line and the most distant point of the building.
Page 18 01/25/2007
Ralph Tahran said designers could manipulate building outlines to meet the sloped lot
definition and obtain greater height. Patt Thomas asked if slope averaging could provide
greater height potential with less slope than the current standard. Denny Egner said that
was possible. Sheila Ostly asked about flag lots and Ted Argo responded that
measurement on flag lots should not include the pole.
4. Front Setback Plane—On steeply sloped properties (a slope greater than
20%), rather than require a 6:12 front setback plane, the front setback plane
should be established based on the average slope of the land.
Patt Thomas suggesting changing"greater than 20%"to "20%or more." Denny Egner
said he would ask the Current Planning Department to review this item.
5. Front Setback Plane— On lots sloping downhill(away from the street)at more
than 12%, the point at which the front set back plane height is measured should
be set at one of the following locations:
1) Three feet below the elevation of the curb line; or
2)At the average grade of the front two property corners.
Sheila Ostly asked what the rationale was for the 12% standard and Ted Argo explained
that driveway incline was the constraint.
6. Setbacks on Sloped Lots—Allow an 18 foot minimum setback (from the right-
of-way) on lots with an average slope of greater than 20%.
Task Force - Meeting Notes — April 6, 2006
V. Work Session—Sloped Lots
Denny Egner explained that current sloped lot standards encourage multi-level houses
and some homeowners had complained about limited space on the main floor. He
explained how the proposed revisions attempted to address this concern. Adrianne
Brockman said the proposal's impact on downslope neighbors was alarming. Patt
Thomas suggested the proposal would lead to smaller houses.
Denny said Subcommittee 1 thought supporting beams under sloped lot houses should be
open rather than enclosed and the ground landscaped to the extent possible. Marylou
Colver agreed that big,blank walls on enclosed structures were undesirable.
Ted Argo thought the proposed options for height measurement locations could be
abused and recommended careful wording to avoid this. Brad Beals mentioned problems
when side slopes were combined with back slopes. Sherry Finnigan asked about houses
that front downhill streets,and Ted Argo responded that front setback planes would step
down the hill. Ralph Tahran noted that the maximum street grade in Lake Oswego was
20%. Jim Bolland suggested increased side yard setback areas on sloped lots. Patt
Thomas added that the proposed side yard setback plane would apply. Dennis Hartman
Page 19 01/25/2007
questioned whether the City was obligated to accommodate conventional houses on
sloped lots.
Denny explained how the current front setback plane was especially restrictive on
upslope lots and presented a proposal to tie the front setback plane to lot slope. Ted Argo
added that there were limits to how steep driveways could be.
Dennis Hartman suggested a smaller group of experts consider these issues and then
present findings to the full Task Force. Patt Thomas said sketches would be helpful. Jim
Bolland added it would also be helpful to see examples from other cities.
Marylou Colver asked that the question of design review for large houses be put on the
agenda for a future meeting.
Task Force - Meeting Notes — December 14, 2006 (draft)
IV. Work Session
Sloped Lot Issues—Stephan Lashbrook said the Task Force may want to consider
simplifying height standards and adopting a default height standard that would allow all
applicants to build at least a 1 'A story house regardless of the location and slope.
Ted suggested the following methodology to measure height for the front setback plane
on sloped lots:
Measure from the average of the front two property corners and subtracting two
feet.
He said the same type of methodology should be applied to side yard setback planes.
The Task Force discussed characteristics of sloped lots and side to side relationships.
Doug Cushing asked how the Glenmorrie house with the sloped side yards (on the tour)
would fare under the proposals. Testing was proposed. Ted suggested that new trees will
mitigate most large walls. Brad suggested looking at examples of sloped lots to see what
works and what doesn't. Denny agreed to collect images of sloped lot properties for a
work session.
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