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Exhibit C - Housing Advocates Meeting A LAND USE PLANNING TRANSPORTATION PLANNING PG PROJECT MANAGEMENT MEMORANDUM Lake Oswego Boones Ferry Road Zoning and Code Amendment Housing Stakeholders Meeting—Summary Notes DATE May 7, 2021 TO Scot Siegel Frank Angelo and Courtney Simms, Angelo Planning Group (APG) The Housing Meeting for the proposed Zone/Comprehensive Plan Map Amendment and Development Code Amendments was held via Zoom on May 5, 2021 at 11 am. While this meeting is not required for the proposed applications, the City sought the input of housing advocates about the City's work towards affordable housing. Separate from this meeting, a discussion with the Lake Forest, Lake Grove, and Waluga Neighborhood Associations, and Lake Grove Business Association, was held on May 4, 2021 at 7pm to receive feedback. Project Staff Present: • Scot Siegel, City of Lake Oswego • Frank Angelo, APG • Courtney Simms, APG • Ralph Tahran, Tahran Architecture and Planning, LLC. 1. Welcome (Scot Siegel, Lake Oswego): Scot Siegel introduced the team and gave participants a chance to introduce themselves. This is part of ongoing work plan that City has had underway for several years to streamline the permit process and provide financial incentives for affordable housing. In addition, the City's implementation of HB 2001 will help focus on meeting the community's housing needs. The City is asking for insight on how to move forward from the housing experts in the field during this meeting. 2. Tonight's Meeting (Frank Angelo, APG): Frank Angelo discussed agenda for the meeting. He noted that no development is proposed at this time. 3. Project Background (Frank Angelo, APG): Frank discussed the background on the proposed code and zoning amendments, existing site, surrounding uses, and reasoning for the proposed changes. His presentation followed the slides in the attached PowerPoint. 4. Development Study (Ralph): Ralph reviewed the development study. His team was asked to take a look at studies that respond to existing code requirements for WLG DD. Ralph has handled the architecture for a number of projects in the area. His firm designed the Bank of the Boones Ferry Road Zone/Code Amendment Housing Stakeholders Meeting(May 5,2021)-Summary Notes 2 of 5 West Building, which is in the West Lake Grove Design District (WLG), and has designed affordable housing projects. He has also designed market rate apartments in Lake Oswego and understands the balance that needs to be found between design requirements and affordable housing. The goal of the development study was to estimate the site's capacity for housing and to verify that an affordable housing project could be developed in the future on the site. The study specifically addressed required parking, access, and building and site design requirements of the WLG Design District. 5. Next Steps (Frank Angelo, APG): Frank explained that the application will be submitted on May 10th, with notice to DLCD on that day. The Planning Commission will review the application in June and make a recommendation to the City Council. The decision will be made by the City Council. The meeting was opened up for questions and comments. Questions /Answers Q: Does the City have a land use attorney for this project? Evan Boone, the Deputy City Attorney, is advising on this application. Q: What are the deciding factors not to do RMU zoning? WLG-RMU would require that housing share a commercial use in each building, and WLG-R-2.5 is strictly for townhomes. The R-0 zone would be taller and does not currently exist within WLG. The intent is to maintain integrity of WLG by using zones that currently exist within the District. In addition, the RMU zone is designed for townhomes, not larger buildings like offices and multifamily, with a maximum building footprint of 5,000 sf and a maximum building size of 8,000 sf. Q: Why did the City choose an 80%AMI goal? If code amendments contain inclusive zoning, the City would want them to align with the City's existing affordable housing policy . The City Council has adopted this as a minimum standard for their affordable housing incentives. Q: Please confirm: only 0.25 acres of the site will have a zone change. Confirmed. Q: If all you need is five extra feet of height to make the desired design more attainable, why not add extra 5 feet to the site building height maximum as part of the Development Code Amendments proposed?The City has an obligation to meet fair housing. The extra five feet could make the design more livable with taller ceilings and ground floor office or commercial space. It may not be noticeable from neighboring properties. Q: What will the ceiling heights be? Boones Ferry Road Zone/Code Amendment Housing Stakeholders Meeting(May 5,2021)-Summary Notes 3 of 5 The design study assumed 9 ft ceilings. However, the Kruse Way apartments (other apartments in the area) were about 8 feet, which would overall save 3 ft of height. (The initial study had a building height of approximately 40 feet where 35 feet is allowed in the WLG-OC zone.) Comment: Design standards will impact costs. Cost containment is key, especially for the Metro Housing Bond projects. More articulation costs more money, as do balconies and decks. These are also ongoing maintenance issues for the building envelope. Comment: Design should include a community room (and possibly one for kids)?These are important, especially for families to have for homework, laundry, and a leasing office. Comment: Commercial uses are hard to have as a use for a smaller complex (like 50 units). Q: Can the City incentives less parking? The unit mix requires 73 parking spaces, but a 10% discount was included as the site is within a 1/4 mile of a transit stop. The code allows a reduction in parking lot landscaping where mature native trees are protected. Q: HB 2001 makes jurisdictions look at parking. Is the City looking at parking for this? Yes, the City is separately reviewing parking and other HB 2001 requirements. Comment: If City was looking at an increase to 45-ft height, we would support. Q: If the City wants to design three separate buildings for this project, it would be difficult to monitor activity of residents. Is the three buildings a standard? The team said they would take this under advisement. The WLG-OC zone does not have a building footprint standard like the standards in the WLG-RMU and WLG-R-2.5 zones. The code does require 20 percent open space and 20 percent landscaping, for a total of 40%. A different style of building could be a T-shaped building that looks like three buildings. Mercantile Village is not in the WLG-DD but could be used as an inspiration. Q: Why is the zoning so mixed? The zoning is based on a very specific plan for the area, initially referred to as "the gap" because it consisted of the unincorporated area between the more intensive commercial uses in the Lake Grove Village Center and commercial areas to the west. The intent was to allow some commercial uses while providing a transition. Q: Is the City looking at townhomes? Townhome style multifamily units, rather than fee simple, for-sale lots, would be allowed as multifamily development. It would be very difficult to develop an affordable housing project on a such a small site with a mix of rental and for sale units. The current WLG-R 2.5 zoning on 0.15 acres allows townhomes, but the small size and split zoning of the property would not work; hence, our proposal to unify the side with WLG-OC. Boones Ferry Road Zone/Code Amendment Housing Stakeholders Meeting(May 5,2021)-Summary Notes 4 of 5 Comment: The City should look at for-sale options, cottage cluster, and vertical house development zone as well. Q: Is there a property tax abatement for residential over commercial uses? The City is not interested in creating financial incentives for market-rate, mixed use developments (vertical housing zone). The market is already producing mixed-use without incentives. The City Council has previously discussed property tax incentives for affordable housing but has not adopted any. Comment: Tigard has land banking tax abatement. The City owns the subject site, so it is already "banked" and tax exempt. Q: Is podium parking prohibited? The design standards of the WLG code make this impractical. Q: Can the City use URA funds? The URA funds were used to purchase the site. Once the site is purchased, the funds will go back into the URA fund. The team agreed to send the Design Overlay and Zoning Code to participants. The meeting adjourned at 12:15 pm. Attachments: Sign-in Sheet Presentation Meeting Notice Boones Ferry Road Zone/Code Amendment Housing Stakeholders Meeting(May 5,2021)-Summary Notes 5 of 5 Sign-In Sheet Project Team Scot Siegel, City of Lake Oswego Frank Angelo, Angelo Planning Group Courtney Simms, Angelo Planning Group Ralph Tahran, Tahran Architecture and Planning, LLC Attendees Jennifer Bragar, Housing Land Advocates Alma Flores, Reach Community Development Roseann Johnson, Home Builders Association of Metropolitan Portland Josh Carrillo, Northwest Housing Alternatives Trell Anderson, Northwest Housing Alternatives Emily Lieb, Metro Boones Ferry Road / West Sunset Drive Zoning Map Amendments Housing Advocates Meeting Wednesday, May 5, 2021 Irtv t °REG0 Agenda ❑ Welcome Scot Siegel ❑ Proposed Amendments Frank Angelo ❑ Development Site Study Ralph Tahran ❑ Questions & Answers All •.OgEGOc' ./ Site Location L 0 Site • • --- , Z7 City Limits + Streets 1 } _1 ik - - ,o. WEST SUNSET OR ■ NI;#; P rt. 4 ► ,. • '1 # . //j\/ o 4. .".1 1.11:11 leis z ap \ �. 4'i • I. d If.3 1 ''�' NoREGD Background ❑ The Lake Oswego Redevelopment Agency purchased the property in 2018 for construction staging for the Boones Ferry Road Project. ❑ Once the Boones Ferry Road Phase 1 Improvement Project is complete (est. December 2021 ), the City intends to sell the property. ❑ On March 16, 2021 , the City Council adopted Resolution 21-05, authorizing an agreement with Metro and the Housing Authority of Clackamas County to explore options for adding housing to the site. ❑ The action will allow for future housing development on the 1 .38 acres Boones Ferry Road Construction Staging site. dile*4., J AWE 2 Housing Need ❑ City's 2013 Housing Needs Analysis indicates a need for housing that is affordable for lower-income households and young families with children. ❑ Goal is to provide opportunities for housing diversity for these families. ❑ There has been no new low-income housing units created in the City for over ten (10) years. ❑ Affordable for low-income households - defined as households earning 80% or less of Area Median Income (AMI) in Clackamas County and Lake Oswego. ❑ According to HACC, 80% AMI for the Portland area calculates to $73,700 for a family of 4 (2020), which is the starting pay for a Lake Oswego firefighter; or the earnings of a household with an entry-level teacher in Lake Oswego Schools and a partner earning minimum wage. dile*4., JWIMP , 9REG0 CitySupport for Affordable Housing ❑ Since 2016, the Lake Oswego City Council has prioritized the creation of multifamily affordable housing by: o Amending its Development Code to streamline permitting for housing o Adopting financial incentives such as system development charge and fee waivers for accessory dwellings and eligible multifamily projects. ❑ In 2019, the Council established a goal of realizing a Metro Housing Bond funded project in Lake Oswego ❑ In 2020, the Council established the following Goal/Initiative for this site: "Begin work to construct at least one new affordable housing project by rezoning the Boones Ferry Road staging area to allow for an affordable housing development. " I. J Air 2 Proposed Amendments In order to permit residential uses on the site, the following actions must occur: ❑ Code Amendments to allow residential uses in the WLG-OC zone, because they are not currently allowed in WLG-OC ❑ Zone Change / Comprehensive Plan Map Amendment to unify the site in the WLG-OC zone '. Zoning Ordinance Text Amendments 50.03.002 - Use Table • Permit multifamily residential within the WLG-OC Zone, limited to the Boones Ferry Site 50.03.003.2 — Use-Specific Standards: Residential Uses in Commercial and Special Purpose Zones • Permit multifamily residential within the WLG-OC Zone, limited to the Boones Ferry Site 50.05.005.6.a - Design Standards for the Office Commercial (WLG-OC) Zone • Change the Purpose Statement of the Design Standards to include limited residential uses, similar to OC zoning elsewhere in the City. F 11/11 Zone Change / Comprehensive Plan Map Amendment Zone Change / Comprehensive Plan Map Amendment - West Lake Grove (WLG) District: ❑ WLG-OC = 1 . 13 acres — no change in zoning ❑ WLG-R 2.5 = 0. 15 acres — change to WLG-OC ❑ WLG-RMU = 0. 10 acres — change to WLG-OC },A F :1r, •.OgEGOc� / ExistingZoningMap Lake Oswego Zoning R-7_5 ®WLGCC W34CL3 WLG R-2.5 .. . -- 1 WIG RMU 1 Clackamas CO. Zoning 1 / SFR 4.,,. err l �. // yam. •((_ " to.-, �-- O • �1p,t' �_� let . / fi i, // N Proposed ZoningMap _______ Lake Oswego I Zoning R-7.5 WLG CC ---- - - ---I- _ C , WLG R-2.5 ZUMUMI WLG RAC ' Clackamas Co. Zoning 1 SF Change to WL3-OC \ I 14 I le . .:1k_ =_m PFCC4r)j.4.- iill' o?:,0:'_ D' II~ :AU SI uggioNIP \ N — e 0/ n Development j / \ / �.� �; Study ;Ir1t ' - 5126 5110 - ; ) " -0 - il - I -A*' ' % 3 buildings, 3 stories each j i I 16731 % q 0 \ ./ / 35 ft. & 30 ft. height limits •__—_ '� . - ��*At` /. /// 50-54 units, depending on ) j 4 �,.� �� % /' 16745 number of bedrooms i '�''� � ;%/ /,' I �:::.:'. ' \ s / ,/ I y y//////::::i/ j.68 arkin s aces for i 6 6!`p g p /, assumed unit mix of: i 16759 � 1 /- � / ,- ° I ��•��r //" // fps.,i. ❑ 20 /o Studios �, CI30% 1 -bedroom ) _ '/ ❑ 30% 2-bedroom 1 ' �/ j , '`• / CI20o/0 3-bedroom j / j // / / 0 SITE PLAN ,,16_,, O I ' / / �' / \ Development Study L::::: .:'-. 1- '--" .. .i.- -.L..,t,''. _1 : L.: .'.-• . i :. J -- Es • ....... .. .. 1 ,IN .. iii„ 11E1111111 nun de Into moll . . .-1.,.... ... _._.:. .,.: • • 4 ,...._66.1._ H 1.1. ...: ...,,, „ , , . : ! _. ., . . • - • . .._.... L • - till ., otp...., ... ... .2 ii ii ill as ii; • • h...i• „--, •—..'t: ;;-f-,•-• •:•-•.,-,-,e.-.•_• a • - •17: •:-E • •I • 11 . !!",..:.: , .._ . . L'. , • • - - • ' - , -- I - 1 NM. . I, I il 1. 1111 Standards for App of Amendments The following review factors will be applied to the proposed amendments: ❑ Comprehensive Plan Policies ❑ Lake Forest Neighborhood Plan Policies ❑ Housing Needs Analysis ❑ Traffic Analysis ❑ Metro Functional Plan ❑ Statewide Planning Goals 0,/k tO, '. Next Steps ❑ May: File application for proposed Zone Changes and Code Amendments ❑ May / June: City Review ❑ June / July: Planning Commission Hearing and City Council Hearing ❑ TBD: Development proposals ❑ TBD: Development review ❑ TBD: Transfer of property Questions / Comments Scot Siegel, FAICP, LEED-AP Planning & Building Services Director City of Lake Oswego PO Box 369 Lake Oswego, OR 97034 503.699.7474 ssiegel@ci.oswego.or.us �. Courtney Simms From: Frank Angelo Sent: Thursday, April 15, 2021 2:26 PM To: steve@habitatportlandmetro.org; Emily.Lieb@oregonmetro.gov; Jonathan.Williams@oregonmetro.gov; billv@noah-housing.org; TAnderson@NWHousing.org; jsmith6@clackamas.us;jkirkpatrick@clackamas.us;joshtei@clackamas.us; malloy@clackamas.us; tonik@clackamas.us; dellin@clackmas.us;vbrown@clackamas.us; RoseannJ@hbapdx.org; alazo@fhco.org;Jennifer Brager (jbragar@tomasilegal.com); aflores@reachcdc.org Cc: Siegel, Scot; Ralph Tahran; Courtney Simms; Frank Angelo Subject: Lake Oswego Housing Project Attachments: BFRS Exist Zoning.pdf Hello-Angelo Planning Group (APG) is working with the City of Lake Oswego to initiate changes to the City's Comprehensive Plan Map, Zoning Map and Community Development Code to create an opportunity for an affordable housing project. We are contacting you because of your expertise in affordable housing development.The City will be proposing changes to these planning documents for the six properties that it owns at the southwest corner of Boones Ferry Road and SW Sunset Road. (See attached Zoning Map).The 1.4-acre site is currently used as the Boones Ferry Road Construction Staging Site. The City is interested in holding a meeting with housing representatives to provide information to learn more about the project and to provide input into the process. Because of your interest in housing, I am inviting you to attend a virtual meeting to become familiar with the City's proposal.This meeting will be in addition to the Neighborhood Meeting that will be held with the community. The meeting will be held during the day. We are suggesting that the meeting be held either the morning of Wednesday, May 5th or the afternoon of Tuesday, May 11th. I am providing the following Doodle Poll link to determine which date/ time would be best for the virtual meeting. We are setting aside one-hour for the meeting. If you are interested in attending, please review the time and date options in the link below and share your preferred times for participating in the virtual meeting with us by Tuesday,April 20th.The options are the morning of May 5 (Wednesday)and afternoon of May 11 (Tuesday). https://doodle.com/poll/ipwzreagbk2mgrta?utm source=poll&utm medium=link We will send out a formal meeting invitation with the meeting link once a date/time has been selected. We look forward to your participation and the opportunity to present the steps the City is taking to provide this housing opportunity. If you have any questions, please email me. Otherwise, I look forward to your response to the Doodle Poll. Thanks, Frank Angelo A 441°§6/444' Frank Angelo/Principal 503.227.3664/fanaeloC anaeloolannina.com 921 SW Washington St.Suite 468 Portland OR 97205 htto://www.anaeloolannina.com , Please note-I'm working remotely for the time being.The best way to reach me is via email or voicemail. 1