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*Narrative Lake Oswego Boones Ferry Road Amendments to Zoning Map, Comprehensive Plan Map, and Community Development Code.- Boones Ferry Road-West Sunset Drive Property Prepared by Angelo Planning Group140N\ . On behalf of the City of Lake Oswego 'J o Submitted to City of Lake Oswego RE G° A May 2021 PG Boones Ferry Road Map and Code Amendments May 2021 TABLE OF CONTENTS LIST OF EXHIBITS II PROPOSAL SUMMARY INFORMATION III PROJECT TEAM IV SECTION 1 : PROJECT INFORMATION 1 Land Use Requests 6 Community Outreach 7 SECTION 2: PROCEDURES 8 ARTICLE 50.07.003 8 SECTION 3: COMPLIANCE WITH STATEWIDE PLANNING GOALS 11 STATEWIDE PLANNING GOAL 1 -CITIZEN INVOLVEMENT 11 STATEWIDE PLANNING GOAL 2-LAND USE PLANNING 11 STATEWIDE PLANNING GOAL 5-OPEN SPACES, SCENIC AND HISTORIC AREAS,AND NATURAL RESOURCES 11 STATEWIDE PLANNING GOAL 7-AREAS SUBJECT TO NATURAL HAZARDS 11 STATEWIDE PLANNING GOAL 9-ECONOMIC DEVELOPMENT 12 STATEWIDE PLANNING GOAL 10 HOUSING 12 STATEWIDE PLANNING GOAL 12 TRANSPORTATION 13 STATEWIDE PLANNING GOAL 14 URBANIZATION 14 SECTION 4: COMPLIANCE WITH CITY OF LAKE OSWEGO COMPREHENSIVE PLAN POLICIES 15 LAND USE 15 A. Development(Community Development Code) 15 B. Development Review 17 C. Design Standards and Guidelines 17 D. Land Use Administration 18 E. Comprehensive Plan Amendments 19 CITIZEN INVOLVEMENT 24 COMPLETE NEIGHBORHOODS AND HOUSING 25 LAKE FOREST NEIGHBORHOOD PLAN 27 SECTION 5: CONCLUSION 31 Land Use Application Narrative i Boones Ferry Road Map and Code Amendments May 2021 LIST OF EXHIBITS Exhibit A: Proposed Code Amendments Exhibit B: Neighborhood Meeting Documentation (Not Required by Code) Exhibit C: Housing Advocates Meeting Documentation (Not Required by Code) Exhibit D: TPR Memo Exhibit E: Public Works Engineering Comment Exhibit F: Development Capacity Site Study (Submitted Under Separate Cover) Land Use Application Narrative ii Boones Ferry Road Map and Code Amendments May 2021 Proposal Summary Information Applicant: Scot Siegel, Planning & Building Services Director City of Lake Oswego PO Box 369 Lake Oswego, OR 97034 503-699-7474 ssiegel@ci.oswego.or.us Applicants Representative: Frank Angelo Angelo Planning Group 921 SW Washington Street, Suite 468 Portland, Oregon 97205 503-227-3664 fangelo@angeloplanning.com Request: Amendments to Zoning Map, Comprehensive Plan Map, and LOC Chapter 50 - Community Development Code Site Size: 1.38 acres Current Site Zoning*: WLG-OC (1.13 acre) WLG-R-2.5 (0.15 acre) WLG-RMU (0.10 acre) Proposed Site Zoning*: WLG-OC (1.38 acre) *Approximate acres, not including right-of-way Land Use Application Narrative iii Boones Ferry Road Map and Code Amendments May 2021 Project Team Owner Representative Architects City of Lake Oswego Tahran Architecture & Planning, LLC PO Box 369 13741 Knaus Road Lake Oswego, OR 97034 Lake Oswego, OR 97034 Scot Siegel, Planning & Building Services Director Ralph Tahran, Principal 503-699-7474 503-539-8802 ssiegel@ci.oswego.or.us ralphtahran@comcast.net Land Use Planner Transportation Angelo Planning Group Kittleson and Associates, Inc. 921 SW Washington Street, Suite 468 851 SW 6th Avenue, Suite 600 Portland, Oregon 97205 Portland, OR 97204 USA Frank Angelo, Principal Matt Hughart, Principal Planner 503-227-3664 503-535-7425 fangelo@angeloolanning.com MHUGHART@Jkittelson.com Courtney Simms, Assistant Planner 805-535-0124 csimms@angeloolanning.com Land Use Application Narrative iv Boones Ferry Road Map and Code Amendments May 2021 Section 1: Project Information The City of Lake Oswego is initiating changes to its Comprehensive Plan Map, Zoning Map, and Community Development Code for a unified site consisting of six properties that it owns at the corner of Boones Ferry Road and SW Sunset Road. The property is 1.38 acres in size and is located in the West Lake Grove Design District (WLG) and the Lake Forest Neighborhood Association (See Figure 1). The Lake Oswego Redevelopment Agency purchased the property in 2018 to be used for construction staging for the first phase of the Boones Ferry Road Improvement Project. The property is currently being used as the staging area for this project which is expected to be complete in 2021. The purpose of the proposed amendments is to allow for the development of housing on the site after the road project is complete, specifically to help meet the needs of low-income individuals and families in the City. No development is planned at this time; any future development of the site would not begin until after the road project is complete (estimated December 2021) and land use permits are reviewed and approved through the City's development review process. The property is currently zoned WLG-OC (does not permit housing), WLG-RMU (allows residential only as a part of a commercial mixed-use building), and WLG-R-2.5 (allows townhomes). Figure 2 shows the current zoning pattern on the site. The code amendments are intended to add Multifamily Dwellings as a permitted use to the WLG-OC zone on this property. The Zoning and Comprehensive Plan Map amendments will change the portions of the site that are currently designated WLG-RMU and WLG-R-2.5 to WLG-OC (See Figure 3). As noted in Table 1, 0.15 acres of WLG R-2.5 and 0.1 acres of WLG RMU land will be changed to WLG OC. The properties that are the subject of this application narratives are: Table 1 Description of Properties Lot Address Acres Current Zone 21E07DC07400 5126 West Sunset Dr 0.16 WLG-OC 0.05 WLG-R-2.5 21E07DC07300 5110 West Sunset Dr 0.11 WLG-OC 0.10 WLG-R-2.5 21E07DC07200 16719 Boones Ferry Rd 0.34 WLG-OC 21E07DC09200 16731 Boones Ferry Rd 0.18 WLG-OC 21E07DC09100 16745 Boones Ferry Rd 0.17 WLG-OC 21E07DC09000 16759 Boones Ferry Rd 0.17 WLG OC 0.10 WLG-RMU Land Use Application Narrative 1 Boones Ferry Road Map and Code Amendments May 2021 Figure 1 Vicinity Map Boones Ferry Zone Change - Vicinity Map ems_ 4• — OW II/ \ 4 ' .<''''' / . . . 11 re • • WEST SUNSET DR MINN 4 ` ' ones e� l . T� % e a•1g ♦ tI a 1I. _ `f 1 % sar 4 �p1 F� 111 1 :`� 1 e t ^�1 , � � 1 Legend y O SelededSite �i r • n� T L i City Limits 4t I. UPP@R — i� As. S� ••. IZr-1Fea { . , A e s typPEIt �aR 411. � r ` • + - 'e ` Procur119 e lenynin93ruP Date 040012021 Coordlnele System. MAD 1983 HAHN _ _ SickPuene Oregon Nwih HMS]901 Feel Intl •• • • ( . YY Data Sources:Melon NLIS.WASP `~ �� -• 1i a s .• ThIs map Is Mended for Informational pu�ose Dory wn,ue enie map represents tee u , "11_ ,. • �� qp data aevaoaetaa�me map, pmueeeason, �. g` r. t werranles as morns accuracy or completeness 'km 1 A •• - - - - - - Memrala ai Comity gbwvn m seavveerton m mtenm Land Use Application Narrative 2 Boones Ferry Road Map and Code Amendments May 2021 Figure 2 Zoning Map Boones Ferry Zone Change - Zonin • Map '' 1 D2 � -CAC A, r r1 Legend r • / 1- 1 SelectedSite oak, •!/ 1 1 L_IcayLma5 tO 1i ` 1 ZONE 1 1 R8.5 • X. I 1 rrr I WLG CC 1 \ M r rr =WLG R-2.5 1 eft rrr i I I WLG RMU I C �L�Feet V /101' _ . 1 o ze na p� ; n a: Date: Are em Planning m�a eng 0¢l0es2021 II X Coordinate System. N Metro SAD 19. NARN SlatePlane Oregon North PIPS 3601 Feel Intl = — = • 1 , TM1lo Sources �Io4VM1tledeis mars PMrmtiresents Me hest data available at IM1e time of public.. \ 1 ' APG makes ttoits claims,represents...completer e racy or completeness • rr a o availableupon B ' n ,eenen is in term .zoning nin9 wn Land Use Application Narrative 3 Boones Ferry Road Map and Code Amendments May 2021 Figure 3 Proposed Zoning Map Boones Ferry Zone Change - Proposed Zoning Map li II u.itiu,SUNSET ON ....%) 7/„. -----"\,‹ i /11 4� ,/ Ill ��` Legend Q�'�� /y 111 11A O Seclected Site a.,. /� 11 11 C�I City Limits �O� I % ‘ ZONE 111 1% I I R-T5 % 11 % I I R8.5 1i 11 )1 I I WLG OC 1 11,` 1 I—I WLG R-25 1 111 I I WLG RMU �� 11 n.p� I 6 s IFeer o au Ak 11 v� �'� g P ae o r j _��� Angela Planning Group BSN)nozl CarePae System. HAS 1983 HARN Oregon North FIP53601 Feet Intl % Oata SYYlees.Metro RLIS NtiVSP This map Is intended for Informational �1 Purposes only l tors map represents me beet data ureilable eble a at Na lime of publlcuhon. APG mares ne slab ,repreunntmos,er warranties as Sias accuracy or completeness. Me/agate upon request � igRle Beaverton Ie Interim. Land Use Application Narrative 4 Boones Ferry Road Map and Code Amendments May 2021 Background On March 16, 2021, the Lake Oswego City Council adopted Resolution 21-05, authorizing a Memorandum of Understanding (MOU) with Metro and the Housing Authority of Clackamas County (HACC) to explore the development of affordable housing on the property. Once the Boones Ferry Road Phase 1 Improvement Project is complete, the City is considering redevelopment of the site for affordable housing to meet Lake Oswego's housing needs as identified by the Comprehensive Plan. See Housing Needs Analysis (2013). There is a well-documented need for housing that is affordable to low-income households (defined as households earning 80% or less of Area Median Income -AMI) in Clackamas County and Lake Oswego. That need is detailed in the City's Comprehensive Plan Housing Needs Analysis (2013). Specifically, page 28 of the HNA breaks down needed housing by income strata, including approximately a net of 45 percent of new dwelling units needed to serve households earning 80 percent or less of AMI by 2035. Of this, the planned mix of multifamily would need to rise to about four percent of all new dwellings to meet this demand. The City currently does not have any vacant buildable land to meet this need, and the land that is designated for high- density residential use is being redeveloped with luxury apartments and market-rate senior housing. While Lake Oswego would appear to be on target for meeting its need for market-rate multifamily housing, there have not been any new low-income housing units created in the city for over ten years (Oakridge Park Apartments). Of the 893 new multifamily units approved for a permit in Lake Oswego since 2010, a total of 462 (or 52%) of the units are in either residential congregate care facilities (Mary's Woods) or assisted living facilities (The Springs Living and Kellogg at Mary's Woods); these units are only available to seniors or the infirm.The new units that are not limited to seniors (including The Windward, and, soon, The Mercato) are not income-restricted and command rents'that exceed what the median-income household can afford. The recent approval of 160 multifamily units on Meadows Road (Shorenstein) similarly is expected to provide workforce housing at rates that are not affordable to low-income families. In 2020, the City approved code amendments allowing multifamily affordable housing in a portion of the CI zone (LU 20-0016/Ordinance 2855, Marylhurst Campus).The code change provides for approximately 10-100 units of housing for families earning 80% or less of AMI. There are no other vacant lands within the Lake Oswego Urban Services Boundary zoned for high-density residential use. 1 The following rental rates were observed online on May 6,2021 for Mercato Grove (https://mercatogrove.com/floorplans/),the new apartment complex leasing at the corner of Kruse Way and Mercantile Drive:Apartment 247: 1 bedroom/1 bathroom,597 square feet,$1,893/month;Apartment 228: 2 bedroom/2 bathroom, 1,069 square feet, $3,501/month Land Use Application Narrative 5 Boones Ferry Road Map and Code Amendments May 2021 According to HACC, 80% of the current AMI for the Portland area calculates to $73,700 for a family of 4 (2020). This is roughly equivalent to the starting pay for a Lake Oswego firefighter, or the entry-level pay for a teacher in the Lake Oswego School District ($42,400) combined with a family member working full-time and making $15 per hour. In order for a housing unit to be "affordable" for either family, using HACC criteria, the amount spent on rent plus expenses associated with occupancy, such as utilizes and fees, cannot exceed 30% of their income, or $1,842. According to the US Department of Labor and Statistics, 8.5% of housing expenditures is generally allocated to "utilities, operations and supplies", which leaves only $1,685 for rent. For a family earning only 50% of the area median income ($46,050), the maximum affordable rent is $1,053. Family-sized apartments generally do not exist in Lake Oswego at this rate. Land Use Requests This application narrative includes three land use requests: • Zone Change to the three properties which are not wholly WLG-OC (portions zoned WLG- R.5 and WLG-RMU) to WLG-OC. • Comprehensive Plan Map Change to the properties which are not wholly WLG-OC (portions designated WLG-R.5 and WLG-RMU)to WLG-OC. • Code Amendments to allow multifamily development on the site (discussed in Exhibit A): • 50.03.002 - Use Table & 50.03.003.2 - Residential Uses in Commercial and Special Purpose Zones • Permit multifamily residential within the WLG-OC Zone, limited to the Boones Ferry Site • 50.03.003.2 - Standards Applicable to Specific Locations • Add Boones Ferry Site as a specific location where multifamily residential is allowed. • Require any multifamily residential development in this location meet a certain housing affordability criteria. • 50.04.001.4.b.iii - Dimensional Table for Commercial, Mixed Use, and Industrial Zones: West Lake Grove Zones • Allow 5 feet additional height for multifamily development when located at least 80 feet from all R-7.5 zoned properties. • 50.05.005.6.a - Design Standards for the Office Commercial (WLG-OC) Zone • Permit multifamily residential within the WLG-OC Zone, limited to the Boones Ferry Site Land Use Application Narrative 6 Boones Ferry Road Map and Code Amendments May 2021 Community Outreach While a formal neighborhood meeting was not required for this application, the City held two outreach meetings to present the proposals to the neighborhood and affordable housing providers and housing experts. Due to the current pandemic, meetings were held virtually: • May 4th meeting with the Lake Forest Neighborhood Association. Representatives of the Lake Grove Neighborhood Association, Waluga Neighborhood Association, Lake Grove Business Association, and other area residents attended. See Exhibit B. • May 5th meeting with the housing providers and stakeholders. See Exhibit C. Land Use Application Narrative 7 Boones Ferry Road Map and Code Amendments May 2021 Section 2: Procedures Article 50.07.003 15. MAJOR DEVELOPMENT DECISIONS a. Major Development Classification i. A major development is a development which requires a permit from the City involving the greatest level of review. ii. "Major development"includes: (1) Conditional uses; (2) Any development defined as major development pursuant to this section which is proposed to be phased pursuant to adoption of an Overall Development Plan and Schedule (ODPS); and (3) Any development which requires a quasi-judicial Comprehensive Plan and/or zoning map amendment. iii. A major development is subject to public notice, hearing and opportunity for appeal as described in this section. [Editor's Note: Rezone of a parcel is not a "development"and hence is not a major development but is to be processed as a major development. Also see LOC 50.05.009— Greenway Management Overlay District.] Response: As discussed in the Editor's Note of the LOC, the change in zoning of the subject properties is processed as a major development. This application, and the Code Amendments for the specific site, will be reviewed as a quasi-judicial action, as discussed in the response to Subsection 50.07.003.16, below. b. Application c. Public Notice/Opportunity for Public Comment d. Review and Decision i. Decision-Making Authority Major developments are reviewed by a hearing body. Land Use Application Narrative 8 Boones Ferry Road Map and Code Amendments May 2021 Response: The Applicant understands that the Planning Commission will review and make a recommendation to the City Council for this application. The City Council will make the final decision on the proposed changes. ii. Review Criteria for Major Developments (1) Major Development Other Than Rezoning to FMU in the Foothills Special District Plan Area. A major development shall comply with: (a) Any applicable regulatory policies of the Lake Oswego Comprehensive Plan; Response: Responses to applicable policies of the Lake Oswego Comprehensive Plan are included in Section 5 of this narrative. (b) The requirements of the zone in which it is located; Response: The requirements of the zone will change; no development which would be subject to the zone requirements is proposed. (c) The development standards applicable to major developments; Response: No development which would be subject to the development standards is proposed. (d) Any additional statutory or Lake Oswego Code provisions which may be applicable to the specific major development application, such as the variance provisions, Storm water Management Code (LOC Article 38.25), the streets and sidewalks chapter(LOC Chapter 42), and the tree cutting chapter(LOC Chapter 55); and Response: No development is proposed. (e) Any conditions of approval imposed as part of an approved ODPS or prior development permit affecting the subject property. Response: There are no ODPS for the subject property or conditions of approval imposed as part of prior development permits which would affect the proposed amendments. (2) Rezoning to FMU in the Foothills Special District Plan Area. Rezoning within the Foothills Special District Plan to the FMU zone shall comply with the following: Response: No rezoning to FMU in the Foothills Special District Plan Area is proposed. Land Use Application Narrative 9 Boones Ferry Road Map and Code Amendments May 2021 16. LEGISLATIVE DECISIONS a. Legislative Decisions Defined i. A "legislative decision"is an amendment to the policies, procedures, standards, criteria or map designations of the Comprehensive Plan, and this Community Development Code, unless such amendment applies to a small number of identified properties only or is required to effect a particular development permit application. ii. An amendment to the policies, procedures, standards, criteria or map designations of the Comprehensive Plan or this Community Development Code which is not a "legislative decision"as defined in subsection 16.a.i of this section shall be considered "quasi-judicial"and shall be processed as a major development. Response: An amendment to the Comprehensive Plan Map, Community Development Code, and Zoning Map is proposed. The amendments to the community development code are applied to a small number of identified properties (six tax lots total); therefore, due to requirements of this section, they will be processed as a quasi-judicial major development decision. b. Criteria for a Legislative Decision Response: As noted above, this will be considered quasi-judicial and processed as a major development decision. Therefore, this section does not apply. c. Required Notice to DLCD Response: DLCD notice was provided on May 10, 2021. Land Use Application Narrative 10 Boones Ferry Road Map and Code Amendments May 2021 Section 3: Compliance with Statewide Planning Goals Statewide Planning Goal 1 - Citizen Involvement Response: Although the requirement for Neighborhood Contact prior to submitting certain development applications (LOC 50.07.003.1.f)does not apply to this proposal, a virtual meeting was held with the Lake Forest Neighborhood Association on May 4, 2021 (due to the COVID-19 pandemic, only virtual meetings are currently allowed). In addition to inviting the Lake Forest Neighborhood Association and surrounding property owners within 300' of the site, the Lake Grove Neighborhood Association, Waluga Neighborhood Association, and Lake Grove Business Association were invited and participated in the meeting. A summary of the meeting and the agenda for the meeting is in Exhibit B. In addition to the neighborhood meeting, the City held a virtual meeting with multifamily and affordable housing stakeholder groups on May 5, 2021 to discuss the project and receive input. A summary of this meeting is in Exhibit C. Statewide Planning Goal 2- Land Use Planning Response: The City has complied with the Goal 2 requirements for establishing and maintaining a land use planning process. The Oregon Land Conservation and Development Commission has acknowledged the City of Lake Oswego Comprehensive Plan to comply with the Statewide Planning Goals. Statewide Planning Goal 5- Open Spaces, Scenic and Historic Areas, and Natural Resources Response: There are no known scenic, historic, natural, or cultural resources on the affected parcels. Statewide Planning Goal 7-Areas Subject to Natural Hazards Response: There are no known natural hazards existing on the subject property. According to the City of Lake Oswego GIS (LO Maps), the site is not within a FEMA flood hazard area or any known landslide hazard area. Land Use Application Narrative 11 Boones Ferry Road Map and Code Amendments May 2021 Statewide Planning Goal 9-Economic Development Response: While the proposed Comprehensive Plan Map and Zoning Map changes will allow multifamily use on the subject site, they will not remove office-commercial uses as allowed uses. The WLG-OC (Office Commercial) zone will continue to be on the site and the site could develop with commercial uses. In fact, the proposed changes will rectify a current pattern of zoning that splits multiple parcels, making development permitting unclear and unpredictable. Having uniform WLG-OC zoning will provide greater predictability in land use permitting. Therefore, the proposed amendments are consistent with Goal 9. Statewide Planning Goal 10 Housing Response: There is a well-documented need for housing that is affordable to low-income households (defined as households earning 80% or less of Area Median Income -AMI) in Clackamas County and Lake Oswego. That need is detailed in the City's Comprehensive Plan Housing Needs Analysis (2013). Specifically, page 28 of the HNA breaks down needed housing by income strata, including approximately a net of 45 percent of new dwelling units needed to serve households earning 80 percent or less of AMI by 2035. Of this, the planned mix of multifamily would need to rise to about four percent of all new dwellings to meet this demand. The City currently does not have any vacant buildable land to meet this need, and the land that is designated for high-density residential use is being redeveloped with luxury apartments and market-rate senior housing. While Lake Oswego would appear to be on target for meeting its need for market-rate multifamily housing, there have not been any new low-income housing units created in the city for over ten years (Oakridge Park Apartments). Of the 893 new multifamily units approved for permit in Lake Oswego since 2010, a total of 462 (or 52%) of the units are in either residential congregate care facilities (Mary's Woods) or assisted living facilities (The Springs Living and Kellogg at Mary's Woods); these units are only available to seniors or the infirm.The new units that are not limited to seniors (including The Windward, and, soon, The Mercato) are not income-restricted and command rents2 that exceed what the median-income household can afford. The recent approval of 160 multifamily units on Meadows Road (Shorenstein) similarly is expected to provide workforce housing at rates that are not affordable to low income families. 2 The following rental rates were observed online on May 6,2021 for Mercato Grove (https://mercatogrove.com/floorplans/),the new apartment complex leasing at the corner of Kruse Way and Mercantile Drive:Apartment 247: 1 bedroom/1 bathroom,597 square feet,$1,893/month;Apartment 228: 2 bedroom/2 bathroom, 1,069 square feet, $3,501/month Land Use Application Narrative 12 Boones Ferry Road Map and Code Amendments May 2021 Since 2016, the Lake Oswego City Council has prioritized the creation of multifamily affordable housing by: • Amending its Development Code to streamline permitting for housing and adopting financial incentives such as system development charge; and • Offering 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 as a response to the new Metro Housing Bond that voters passed. In 2020, the Council established the following Goal/Initiative for this site specifically: "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." Also in 2020, the City approved code amendments allowing multifamily affordable housing in a portion of the CI zone (LU 20-0016/Ordinance 2855, Marylhurst Campus). The code change provides for approximately 10-100 units of housing for families earning 80% or less of AMI. There are no other vacant lands within the Lake Oswego Urban Services Boundary zoned for high density residential use. As previously noted, 80% of the current AMI for the Portland area calculates to $73,700 for a family of 4 (2020). For a family earning only 50% of area median income ($46,050), the maximum affordable rent is $1,053. Family-sized apartments generally do not exist in Lake Oswego at this rate. Statewide Planning Goal 12 Transportation Response: Goal 12 is implemented by the Transportation Planning Rule (TPR). The TPR requires local governments to adopt Transportation System Plans (TSPs) and requires local governments to consider transportation impacts resulting from land use decisions and development. The key provision of the TPR related to local land use decisions is Oregon Administrative Rule (OAR) 660-012-0060. This provision is triggered by amendments to comprehensive plans and land use regulations that "significantly affect" a surrounding transportation facility (road, intersection, etc.). Where there is a "significant effect" on a facility, the local government must ensure that any new allowed land uses are consistent with the capacity of the facility. In the context of a site-specific comprehensive plan change request, such as this proposal, a "significant effect" is defined under Oregon Administrative Rule (OAR) 660-012-0060(1) as either an amendment that "allows types or levels of land uses which would result in levels of travel or access which are inconsistent with the functional classification of a transportation facility," or an amendment that would "reduce the performance standards of an existing or planned facility below the minimum acceptable level identified in the TSP." Land Use Application Narrative 13 Boones Ferry Road Map and Code Amendments May 2021 The applicant for a comprehensive plan map and zone change is required to submit a Transportation Planning Rule (TPR) analysis to demonstrate that their request will not have a "significant effect" on the surrounding transportation system, as defined above. The applicant has prepared and submitted a Transportation Assessment (Exhibit D) which includes a TPR analysis. The analysis was prepared by Kittleson and Associates and the methodology for the analysis was coordinated with City of Lake Oswego staff. The TPR Assessment concluded: "Comparing a reasonable maximum buildout under the existing zoning (which allows higher generating uses such as restaurants and day care facilities) against a reasonable maximum buildout with the proposed multifamily housing allowance modification, the proposed amendment would result in a decrease in daily and peak hour trips associated with the site. For this reason, it can be concluded that the proposed land use modification would not have a significant effect on the transportation system as defined by the TPR. As such, no additional transportation analysis is needed to address the fundamental requirement of the Transportation Planning Rule." The code amendments and zoning changes do not have a significant effect on the number of trips that may result from the development of the site. As discussed in the Neighborhood Meeting Summary (Exhibit B), neighbors expressed concerns regarding how new residential development might affect the surrounding circulation and characteristics of local traffic. Any potential traffic impacts related to a specific development proposal will be assessed as a part of a future development review application. The extent of any future required improvements to mitigate impacts will be determined when a specific development application for the site has been submitted to the City. Statewide Planning Goal 14 Urbanization Response: This proposal is within the regional UGB. By providing the opportunity for potential housing, this site will allow more efficient use of urban lands. Land Use Application Narrative 14 Boones Ferry Road Map and Code Amendments May 2021 Section 4: Compliance with City of Lake Oswego Comprehensive Plan Policies Land Use A. Development (Community Development Code) Policies A-1. Maintain land use regulations and standards to: b. Promote compatibility between development and existing and desired neighborhood character; Response: A new multifamily use of the site would be subject to the West Lake Grove Design District standards. These standards have been written to create a built environment complementary to the surrounding character of the Lake Grove area, addressing an aesthetic entry to the City and architecturally designed structures of high design quality sited oriented towards the public streets. Any type of future development on the subject site will be required to comply with the West Lake Grove Design District standards and other Development Code requirements, including minimum open space, landscaping, parking, etc. These standards are designed to implement the Comprehensive Plan and promote compatibility between development and the surrounding neighborhood. c. Minimize and/or mitigate adverse traffic impacts generated by new development on adjacent neighborhoods; Response: The proposed zone changes and amendments to the development code application package includes a TPR Memo, shown in Exhibit D. As discussed in the TPR Memo, the zoning map and code changes that will allow future multifamily development at the Boones Ferry/ Sunset site would not generate significantly more trips than current zoning will allow. A specific development project has not been proposed as a part of this application. Any potential traffic impacts related to a specific development proposal will be assessed as a part of a future development review application. The extent of any future required improvements to mitigate impacts will determine when a specific development application for the site has been submitted to the City. d. Provide for the implementation of adopted neighborhood plans; Land Use Application Narrative 15 Boones Ferry Road Map and Code Amendments May 2021 Response: Responses to applicable policies from the adopted Lake Forest Neighborhood Plan are included in this application package. e. Provide for necessary public facilities and services; Response: As stated in Exhibit E, the City's engineer has provided input on required public facilities and services. Water, sewer, and transportation facilities are available to the site. Future development would be required to provide storm drainage facilities consistent with the City's stormwater code and manual, and street frontage improvements consistent with the TSP, including sidewalks and paving on Boones Ferry Road and West Sunset Drive. f. Protect life and property from natural hazards; Response: The site is not within a FEMA flood hazard area. According to the City's Natural Hazards Mitigation Plan, it has a low earth liquefaction hazard, low landslide susceptibility, and low overall wildfire risk. g. Promote architectural and site design quality; Response: No development is currently proposed. Once development is proposed, the site will be subject to West Lake Grove Design District standards. h. Increase opportunities for alternate means of transportation; and Response: The site has a bus stop for the #37 bus line adjacent to it. TriMet's Southwest Service Enhancement Plan calls for increasing bus service frequency on Boones Ferry Road between Bridgeport Village and Portland Community College, which includes service to this site. Bike lanes abutting the site are provided along Boones Ferry Road. Any future development on the site will have access to Tri-Met service on Boones Ferry Road. Boones Ferry Road is currently undergoing improvements in increase the quality of walking, cycling, and transit options. This will include wider sidewalks with more amenities, safer pedestrian crossings, and bicycle lanes on either side of Boones Ferry Road. Land Use Application Narrative 16 Boones Ferry Road Map and Code Amendments May 2021 A-5. Allow mixed-use commercial and residential development within commercial zones. Response: The site is currently zoned a combination of WLG-RMU (Residential Mixed-Use), WLG-R-2.5, and WLG-OC (West Lake Grove- Office Commercial). The proposed amendments will unify the entire 1.38-acre site in the WLG-OC zone. While WLG-OC does not currently allow multifamily development, the proposed code amendment changes will allow for residential development within this specific area that will be zoned WLG-OC. Outside of the West Lake Grove Design District, Office Commercial zoning allows for residential uses. The proposed map and code amendments will support the policy to allow mixed-use commercial and residential development with commercial zones. A-6. Require that residential densities and allowed land uses within the Lake Oswego Urban Services Boundary not exceed the capacity of planned public facilities and services. Response: The proposed change to allow multifamily residential uses in the Boones Ferry Road site applies to a site within the Urban Services Boundary. As stated in Exhibit E, the City's engineer has provided input on required public facilities and services. Water, sewer, and transportation facilities are available to the site. Future development would be required to provide storm drainage facilities consistent with the City's stormwater code and manual, and street frontage improvements consistent with the TSP, including sidewalks and paving on Boones Ferry Road and West Sunset Drive. The changes in allowed uses to the site will not exceed the capacity of existing or planned public facilities and services. B. Development Review Response: As no development is proposed at this time, the policies of this section do not apply to the proposed amendments. C. Design Standards and Guidelines Policies C-1. Enact and maintain regulations and standards which require: a. New development to enhance the existing built environment in terms of size, scale, bulk, color, materials and architectural design; b. Landscaping; Land Use Application Narrative 17 Boones Ferry Road Map and Code Amendments May 2021 c. Buffering and screening between differing land uses; d. Measures to foster a safe and interesting transit and pedestrian environment; and e. Minimize and/or mitigate adverse traffic impacts generated by new development on adjacent neighborhoods. Response: The West Lake Grove Design District regulates building size, scale, bulk, color, materials and architectural style/design; landscaping; buffering and screening between land uses; and measures to foster a safe and interesting transit and pedestrian environment. The addition of multifamily dwellings as a permitted use in the WLG-OC zone, and the proposed Zoning Map and Development Code changes, complement the existing standards and maintain compliance with this policy. Existing setbacks and required buffers between WLG-OC development and lower density residential uses to the west are maintained. D. Land Use Administration Policies D-1. Coordinate the development and amendment of City plans and actions related to land use with other affected agencies, including county, state, Metro,federal agencies and special districts. Response: The proposed Zone Change and Development Code amendments were prompted as part of the March 16, 2021 Resolution 21-05 adopted by the City of Lake Oswego City Council. As part of this Resolution, the City Council authorized an agreement with Metro and the Housing Authority of Clackamas County to explore options for adding housing to the site. In addition to this coordination with the County and Metro, the City gave notice to DLCD on May 10, 2021 of the proposed changes. D-2. Maintain a Development Review Commission to review quasi-judicial land use matters. Maintain a Planning Commission to review quasi-judicial and legislative land use matters and, when necessary, make recommendations to the City Council. Response: This application will follow the quasi-judicial procedures and be reviewed by the Planning Commission, who will make a recommendation to the City Council. Land Use Application Narrative 18 Boones Ferry Road Map and Code Amendments May 2021 E. Comprehensive Plan Amendments E-1. Ensure that amendments to the Comprehensive Plan Map (Figure 2) and Zoning Map are subject to specific locational criteria* and other standards, including: a. Location in relation to arterial or collector streets; Response: The proposed amendments to the Comprehensive Plan Map and Zoning Map will change 0.15 and 0.10 acres, respectively, of WLG-R-2.5 and WLG-RMU land to WLG-OC, which will allow for a more consistent application of the Community Development Code, including standards for transportation access and connectivity across the entire site. The WLG-OC zone currently abuts both West Sunset Drive (which has a local street designation) and Boones Ferry Road, which is a major arterial. The relationship between future development of the site and Boones Ferry Road, including required vehicular access points and building orientation, is regulated by the West Lake Grove Design District standards and other Community Development Code standards. b. Capacity of public facilities and services; Response: As discussed in previous responses to Comprehensive Plan Policies, the site after rezoning can be served with adequate public facilities, including water, sewer, and stormwater, in conformance with the City's facility master plans. c. Consistency with adjacent land use patterns or ability to buffer, screen and blend dissimilar land uses; Response: The site subject to these amendments will be unified in the WLG-OC zone. Identical zoning is adjacent to the site to the northeast, east, and southeast. There are more commercial uses along Boones Ferry Road to the east and less intense residential uses further to the west along Boones Ferry Road. Allowing for multifamily use will help buffer the medical office use northeast of the site (across West Sunset Road) and, professional offices to the southeast along Boones Ferry Road, with the residential uses to the west of the site and small retail building to the south. The WLG code is a "form-based code" that provides detailed standards for building height, bulk, setbacks, orientation, architectural design, landscaping, buffering, and screening. In the WLG- OC zone, multifamily residential development will have no greater buffering or screening requirement than those for offices, restaurants, childcare, and other already allowed uses. By allowing multifamily development in the WLG-OC zone, this higher density residential use blends the more intense commercial uses on other WLG-OC lands and other residential and mixed uses to the west and southwest of the site. Land Use Application Narrative 19 Boones Ferry Road Map and Code Amendments May 2021 By limiting the 5-foot height increase to portions of the site that are at least 80 feet from any R- 7.5 zoned property, the proposed zoning map changes and allowance of multifamily development on the subject WLG-OC-zoned site maintain compatibility between multifamily development and the surrounding uses.The height increase is proposed to accommodate development of affordable housing and compliance with the architectural styles of the WLG Design District, which require steep roof pitches - slopes of either 5:12 (Oregon Rustic) or 10:12 (Arts and Crafts and English Tudor). All other development standards of the WLG Design District and WLG-OC zone are maintained. These standards address or refer to standards addressing traffic and circulation, building and site design, buffering, screening, tree preservation, and other landscape treatments. d. Conformance with Comprehensive Plan goals and policies, applicable and adopted neighborhood plans and applicable land use regulations; Response: Conformance with the applicable Comprehensive Plan policies, including the Lake Forest Neighborhood Plan policies and Development Code regulations, is shown within this narrative and its responses. e. Effect on overall land supply, and the Metro Housing Rule (OAR 660-07-000); Response: The Metro Housing Rule is intended to increase the housing supply within the Portland Metro area. The proposed rezoning and development code amendments will increase the supply of land zoned for housing. f. Demonstration of public need for the change and that the proposed amendment will best meet identified public need versus other available alternatives; and, Response: The 2013 Housing Needs Analysis identified a need for more mixed housing types to provide opportunities for families and individuals of different income levels, which would allow for future population growth in the city. There is a well-documented need for housing that is affordable to low-income households (defined as households earning 80% or less of Area Median Income -AMI) in Clackamas County and Lake Oswego. That need is detailed in the City's Comprehensive Plan Housing Needs Analysis (2013). Specifically, page 28 of the HNA breaks down needed housing by income strata, including approximately a net of 45 percent of new dwelling units needed to serve households earning 80 percent or less of AMI by 2035. Of this, the planned mix of multifamily would need to rise to about four percent of all new dwellings to meet this demand. The City currently does not have any vacant buildable land to meet this Land Use Application Narrative 20 Boones Ferry Road Map and Code Amendments May 2021 need, and the land that is designated for high-density residential use is being redeveloped with luxury apartments and market-rate senior housing. The City of Lake Oswego lacks a supply of vacant lands zoned for high-density residential use. As discussed in the Memorandum of Understanding (City Council Resolution 21-05), a 50-unit development is considered to be the minimum size project for funding with Metro Housing Bond funds, the region's largest source of affordable housing capital. There are no other locations in Lake Oswego where this amount of housing could be built without redeveloping existing, privately-owned housing or commercial buildings. Affordable housing development by its nature is not profitable, and there have not been any new low- income housing units created in the city for over ten years. These projects typically require public subsidies to close a financing gap and a willing seller of property. The City of Lake Oswego is in a unique position to help meet an identified public need for housing where the private market has been unable to produce this housing. The proposed zoning map and code changes are the best way to help meet this identified need. The City is not proposing a larger, legislative zone change to the area due to the current street pattern. The land south of Boones Ferry Road (also zoned WLG-R-2.5, WLG-OC, or under Clackamas County jurisdiction) has relatively poor connectivity and transportation access. While future connectivity improvements are planned for this land, options are limited due to physical and topographic constraints. Similarly, the WLG-R-2.5 land north of the site (across West Sunset Drive) does not abut any arterial or collector street, which is required for a higher density residential use. E-2. Maintain residential neighborhoods at existing zone and plan density designations, except where changes to higher residential density designations: a. Are necessary to be consistent with development on the subject property at the time of this policy's adoption; or, Response: The site itself is not in a residential neighborhood. The West Lake Grove Design District is a commercial and mixed-use district. The Comprehensive Plan identifies specific areas where high-density residential uses may be permitted. These include Town Centers, Employment Districts, and Neighborhood Villages on the Comprehensive Plan's 2035 Vision Map. The West Lake Grove Design District is a Neighborhood Village. The surrounding residential neighborhoods will remain at their existing zone and plan densities, due to street connectivity and capacity. The changes to allow multifamily residential use in the WLG-OC zone will allow for the subject property to be developed with housing that is affordable to the area's lower-income individuals Land Use Application Narrative 21 Boones Ferry Road Map and Code Amendments May 2021 and families, meeting a specific need the City identified on page 7 in the 2013 Housing Needs Analysis. b. An applicant demonstrates that a proposed zone/plan density change complies with the following criteria: i. If the property is subject to an adopted neighborhood plan, the zone/plan change complies with applicable density change criteria as contained in the neighborhood plan; and Response: The property is subject to an adopted Neighborhood Plan (Lake Forest Neighborhood Plan). Responses to the density change criteria of the Lake Forest Neighborhood Plan are included in this application narrative (Section 4). ii. The zone/plan change complies with all applicable Comprehensive Plan Policies and Goals, including the Housing Density policies contained in the Complete Neighborhoods and Housing chapter, and all of the following: (A)A proposed zone/plan density change shall not allow development that would exceed the capacity of planned public facilities and services and shall be appropriately related to the capacity of such public facilities, especially residential streets; Response: The Complete Neighborhoods and Housing policies are addressed in a separate section, below. As discussed previously, existing and planned public facilities and services capacity can serve a potential use of multifamily residential at the site (Exhibit E). (B)A proposed plan/map density change shall be appropriately located in relation to the functional classification of the access streets; Response: The plan and map change will allow for a higher density of residential development along a major arterial (Boones Ferry Road). (C) Density changes shall be consistent with adjacent land uses or can be made compatible through the ability to buffer, screen and blend dissimilar land uses; Land Use Application Narrative 22 Boones Ferry Road Map and Code Amendments May 2021 Response: The adjacent land uses include Office Commercial to the northeast and southeast, residential mixed-use zoning to the west, and high-density-townhome residential (WLG-R-2.5) zoning to the north. Through this combination of mixed use, office commercial, and high- density residential zoning, any multifamily use on the site will blend and be consistent with adjacent land uses. (D)A proposed plan/map density change shall address the effect of the change on overall land supply and shall comply with the Metro Housing Rule (OAR 666- 07-000); Response: As demonstrated in the Development Site Capacity Study (Exhibit F), the effect of the change on the overall land supply could potentially add approximately 50 units. (E) The applicant shall demonstrate a public need for the proposed plan/map density change and that the proposed change will best meet the need when compared to alternatives; Response: As discussed in the Memorandum of Understanding (City Council Resolution 21-05), "There is a well- documented need for housing that is affordable to low- income households defined as households earning 80% or less of area median income) in Clackamas County and Lake Oswego. That need is detailed in the City's Comprehensive Plan Housing Needs Analysis 2013. While Lake Oswego would appear to be on target for meeting its need for market-rate multifamily housing, there have not been any new low-income housing units created in the city for over ten years (Oakridge Park Apartments). Of the 893 new multifamily units approved for a permit in Lake Oswego since 2010, a total of 462 (or 52%) of the units are in either residential congregate care facilities (Mary's Woods) or assisted living facilities (The Springs Living and Kellogg at Mary's Woods); these units are only available to seniors or the infirm.The new units that are not limited to seniors (including The Windward, and, soon, The Mercato) are not income-restricted and command rents3 that exceed what the median-income household can afford. The recent approval of 160 multifamily units on Meadows Road (Shorenstein) similarly is expected to provide workforce housing at rates that are not affordable to low-income families. 3 The following rental rates were observed online on May 6,2021 for Mercato Grove (https://mercatogrove.com/floorplans/),the new apartment complex leasing at the corner of Kruse Way and Mercantile Drive:Apartment 247: 1 bedroom/1 bathroom,597 square feet,$1,893/month;Apartment 228: 2 bedroom/2 bathroom, 1,069 square feet, $3,501/month Land Use Application Narrative 23 Boones Ferry Road Map and Code Amendments May 2021 (F) The applicant shall demonstrate that the proposed density is appropriate for the location given public facilities, natural resources and hazards, road or transit access and proximity to commercial areas and employment concentrations; and, Response: No development (density) is proposed at this time. As described previously, the site can be served by existing and planned public facilities. The site is not a high risk to natural hazards and will not impact existing natural resources. The adjacent roads include Boones Ferry Road (major arterial), which includes a Tri-Met bus route. There are nearby commercial uses to the east. Future uses on the subject site will have good access to employment and commercial opportunities in the West Lake Grove Design District, the Lake Grove Village Center, and the larger market area. (G) The applicant shall demonstrate that development allowed by the proposed zone/map residential density change will be compatible with the surrounding neighborhood, or can be made compatible pursuant to development review of an individual application pursuant to the criteria contained in the Community Development Code. Response: The adjacent land uses include office commercial to the northeast and southeast, residential mixed-use zoning to the west, and high-density-townhome residential (WLG-R-2.5) zoning to the north and south. As it is at the confluence of these commercial and residential uses, the residential use of the site will blend between the more residential uses to the west and the commercial uses to the east. The site will continue to be subject to West Lake Grove Design District requirements when a specific development is proposed for the site. Future development will be subject to the City's development review procedures. If a future housing project is proposed it will need to comply with the West Lake Grove Design District requirements which include requirements addressing building size, scale, bulk, color, materials and design; landscaping; buffering and screening between land uses; and measures to foster a safe and interesting transit and pedestrian environment. Citizen Involvement 4. Provide opportunities for citizens to engage in land use planning and decision-making, including opportunities for individual citizens who may not otherwise participate. Response: The City held two meetings to engage with interested community members, including a meeting with surrounding property owners on May 4' and a meeting with housing stakeholders on May 5th(see Exhibits B and C). Land Use Application Narrative 24 Boones Ferry Road Map and Code Amendments May 2021 5. Ensure direct and ongoing two-way communications between the City and Lake Oswego citizens regarding land use issues. Response: As discussed above, the City engaged with interested citizens about the proposed zone change and development code amendments. Community members were given the contact information of project staff as a way of ensuring open communication around the site's land use process is ongoing. 9. Utilize broadly representative, special citizen advisory bodies to provide input on implementation of the Comprehensive Plan and other related land use planning matters. Response: A virtual meeting was held with the Lake Forest Neighborhood Association on May 4, 2021 (due to the pandemic, only virtual meetings are currently allowed). In addition to inviting the Lake Forest Neighborhood Association and surrounding property owners within 300' of the site, the Lake Grove Neighborhood Association, Waluga Neighborhood Association, and Lake Grove Business Association were invited and participated in the meeting. A summary of the meeting and the agenda for the meeting is in Exhibit B. In addition to the neighborhood meeting, the City held a virtual meeting with multifamily and affordable housing stakeholder groups on May 5, 2021 to discuss the project and receive input. A summary of this meeting is in Exhibit C. Complete Neighborhoods and Housing A. Housing Location and Quality A-1. When reviewing requests for residential zone changes, in addition to applying the criteria outlined in the Land Use Planning policies, the following locational criteria apply: Response: The WLG-R-2.5 property (0.15 acres) will be changed to WLG-OC. The proposed change will have no effect on these policies and will essentially correct a previous poor planning decision that created a spot zone that split portions of two tax lots. The current WLG-R-2.5 zoning pattern is impracticable to implement. A-3. Develop and maintain land use regulations and standards that promote orderly transitions and compatibility between different residential densities and other land uses, Land Use Application Narrative 25 Boones Ferry Road Map and Code Amendments May 2021 such as measures that address traffic and circulation, building and site design, buffering, screening, tree preservation and other landscape treatments. Response: The proposed zoning map changes and allowance of multifamily development on the subject WLG-OC zoned site are designed to maintain compatibility between multifamily development and the surrounding uses. For example, buffering of low-density residential areas is maintained by limiting the 5-foot height increase to portions of the site that are at least 80 feet from any R-7.5 zoned property. The height increase is proposed to accommodate development of affordable housing and compliance with the architectural styles of the WLG Design District, which require steep roof pitches - slopes of either 5:12 (Oregon Rustic) or 10:12 (Arts and Crafts and English Tudor). All other development standards of the WLG Design District and WLG-OC zone are maintained. These standards address or refer to standards addressing traffic and circulation, building and site design, buffering, screening, tree preservation, and other landscape treatments. A-4. Maintain land use regulations and standards that provide for mitigation*of adverse impacts such as noise, traffic, privacy and visual aesthetics, on differing, adjacent land uses through site and building design. Response: Standards to reduce potential impacts between differing land uses are provided in the West Lake Grove Design District standards (50.05.005.1). This includes specific requirements for internal and off-site circulation patterns, buffering and screening, and cohesive aesthetic qualities in architecture and site design. The amendments proposed in this application will not change any of these standards. The proposed 5-foot height for multifamily development is limited to portions of the site that are at least 80 feet from any R-7.5 zoned property to maintain aesthetic compatibility with uses in that zone. A-5. Provide land use regulations and standards, including special development setbacks for specific streets, to mitigate the impact of close proximity of traffic to residential uses. Response: Specific standards related to access and circulation on Boones Ferry Road and West Sunset Drive will continue to apply to development in the WLG-OC zone after amending the code to allow multifamily uses in the zone. Changing the requirements to allow multifamily residential within the site will not change the setbacks or the existing standards for buffering between parking areas, noise, and lighting where development in the WLG zone abuts residential uses. Land Use Application Narrative 26 Boones Ferry Road Map and Code Amendments May 2021 B. Housing Choice and Affordability B-1. Provide and maintain zoning and development regulations that allow the opportunity to develop an adequate supply and variety of housing types, and that accommodate the needs of existing and future Lake Oswego residents. Response: As discussed previously, the proposed amendments will allow for future opportunities to increase the supply and variety of affordable housing types to accommodate the needs of residents. The height increase is specifically proposed to accommodate development of multifamily affordable housing in compliance with the architectural styles of the WLG Design District, which require steep roof pitches - slopes of either 5:12 (Oregon Rustic) or 10:12 (Arts and Crafts and English Tudor). Lake Forest Neighborhood Plan Goal 1:Land Use Planning 2. An applicant for a plan and zoning map change to a commercial designation shall be strictly required to demonstrate substantial evidence of the public need for the change, plus substantial evidence that the proposed change will best meet the identified public need versus other available alternatives, as required by Comprehensive Plan Goal 2, Policy 14(f). Response: The zoning map and plan amendments are to change small areas of WLG-RMU (mixed-use) zone and WLG-R-2.5 (townhome) zone to WLG-OC, which is a commercial zone. As discussed previously, the public need for more housing diversity and affordable housing options, including housing for young families, has been demonstrated. The proposed zoning map change will require a relatively small amount of land (0.25 acres, or 10,890 sf) to be changed to a commercial designation (WLG-OC). As the current owner, the City of Lake Oswego will be able to realize its goal of a Metro Housing Bond-funded project in Lake Oswego. As further movement toward this goal, 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."This specific site has been prioritized as most likely to meet this public need, as the City is the current owner and able to control the future direction of the property. The City has not had new affordable housing develop in ten years, and by taking this direct action, it will be able to ensure this need is more likely to be met. Land Use Application Narrative 27 Boones Ferry Road Map and Code Amendments May 2021 4. Maintain residential areas at existing zone and plan density designations, except where an applicant demonstrates that a proposed zone/plan density change to R-0, R-2, R-2.5 or R-3 complies with the Comprehensive Plan criteria for zone changes and the following additional criteria: a. The area proposed for a zone/plan density change is first annexed to the City of Lake Oswego; Response: The proposed zone/plan change is to WLG-OC zone, with the added code amendment changes to allow multifamily residential at the Boones Ferry Road site, similar to allowed uses in R-3 and R-0 zones. The entire site is currently within the City of Lake Oswego. b. That the need for the zone/plan change is balanced with the need to ensure the cohesiveness and design integrity of single-family residential neighborhoods by requiring the subject parcel to abut a major arterial street and be within walking distance (1/4 mile) to bus lines or transit centers; Response: The subject site abuts a major arterial street (Boones Ferry Road) and is within mile of transit stops for Route#37 (see Vicinity Map, Figure 1). The design standards of the WLG Design District will continue to apply to all future development on the site. These standards implement the purpose of ensuring that "Effective buffering and screening occurs between land uses allowed within the West Lake Grove Design District and existing single- family residential neighborhoods." c. Demonstrate that the proposed density is appropriate for the location given public facilities, natural resources and hazards, road or transit access and proximity to commercial areas and employment concentrations; (new CPA/ZC amendment criteria) Response: The site density is controlled by requirements of the WLG Design District for open space and landscaping (40% of the site total), setbacks, required parking, and limitations on building height. Based on a Site Capacity Study in Exhibit F, the code changes would allow approximately 50 housing units on the site. This level of development is appropriate given the availability of public facilities, as noted previously, lack of significant natural resources and hazards, good access to an arterial street (Boones Ferry Road) and transit, and proximity to major employment areas. East of the site along Boones Ferry Road is the Boones Ferry Corridor, a high employment area, which will be able to provide potential economic opportunities for any future residents. As stated in the Lake Oswego Economic Opportunities Analysis (2013), "the Lake Oswego Boones Ferry Road Corridor is one of the leading clusters of employment activity within Clackamas County (map depicts level of relative annual economic output per 10-acre Land Use Application Narrative 28 Boones Ferry Road Map and Code Amendments May 2021 grid that occurred in 2008). In 2008, the businesses within the Kruse Way Corridor (the 81 net acre area extending along Kruse Way from 1-5 to Boones Ferry Road) included 199 separate businesses with a total covered workforce of 2,747 direct jobs (on site) and generated an annual direct payroll of$243 million, and annual direct/indirect regional economic output of $1.4 billion." According to the recent Lake Oswego Retail and Office Market Trends (2020), the Lake Grove Village is well-occupied despite the COVID-19 pandemic, in part due to lower rents. Market analyses indicate this area has notable an amount of convenience shopping, dining, and services; businesses which often require lower-cost labor. Availability of lower-income housing in the vicinity would increase the pool of hiring for those businesses. In addition, the Boones Ferry Road improvements are expected to be complete later in 2021 (this year). The Boones Ferry Road Project is creating a safer street that provides benefits to all transportation modes and all people. The improvements have added capacity and efficiency to the area's traffic, improvements to the pedestrian experience, and have attracted investment and opportunities for new businesses in the area. d. A proposed plan/zone density change shall have no negative effect on the City's compliance with the Metro Housing Rule (OAR 666-07-000). Response: The effect of the change on the overall land supply will potentially add approximately 50 units, potentially increasing housing density and the mix of attached or multifamily units in the City consistent with the Metro Housing Rule. Goal 6:Air, Water and Land Resources Sound Quality: 1. Prevent noise problems by requiring the consideration of the compatibility of noise- sensitive and noise-producing land uses during Zone Changes, Comprehensive Plan Amendments, conditional uses, variances and home occupations, through enforcement of City regulations. Separate incompatible uses where feasible. Response: The zone change and plan amendment will change the zoning and plan designation to ensure the site is completely zoned WLG-OC. The West Lake Grove Design District standards will continue to apply to future development on the site. Land Use Application Narrative 29 Boones Ferry Road Map and Code Amendments May 2021 Goal 9:Economic Development and Commercial Lands 3. Ensure that land use regulations for commercial and multi family development foster compatibility with surrounding residential neighborhoods through measures such as: a. Outdoor lighting controls b. Separating noise sources from adjacent noise sensitive uses; c. Containment and screening of trash collection areas; d. Utilizing setbacks, buffering and screening to mitigate the visual and operational impacts of outdoor storage areas and other outdoor activities, and; e. Enforcement of prior conditions of development approval per LOC 48.02.055- 48.02.075 Response: The zone change and plan amendment will change the zoning and plan designation to ensure the site is completely zoned WLG-OC. The West Lake Grove Design District standards will continue to apply to future development on the site. The clear and objective standards for residential development will apply to future multifamily development, and standard 50.05.005.9.d(x)(3)(e) that "Exterior site elements such as storage, trash collection areas and noise-generating equipment shall be located away from abutting residential districts and sight- obscuring fencing and landscaping shall be used to screen and buffer these features." The standards also require outright that adjoining residential uses should be buffered and screened from land uses within the Design District. The zone change and plan designation change will not remove these requirements from the site. Goal 10:Housing/Residential Land Use 4. The City will develop and consider for adoption new regulations to increase compatibility of development on residential infill lots in the incorporated portion of Lake Forest. Items for review include building design standards and orientation, setback, lot coverage and buffer requirements height averaging, increased side yard setbacks commensurate with proposed height of structure and requiring adjacent property owners to grant easements for access when flag lots are proposed so that wide accesses can be avoided. Response: This policy is not applicable because the subject site is within the City of Lake Oswego (incorporated) and is not a residential infill lot. Furthermore, the existing infill development standards in the Community Development Code that apply to residential development already implement this policy. The proposed code amendments will not alter those standards. Land Use Application Narrative 30 Boones Ferry Road Map and Code Amendments May 2021 Section 5: Conclusion In summary, the proposal complies with the applicable approval criteria and the Applicant requests that the City approve the following actions: • Community Development Code Amendments contained in Exhibit A. • Comprehensive Plan Map and Zoning Map amendments to WLG-OC, as shown in Figure 3. Land Use Application Narrative 31