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2022-04-11 PCPH Staff Presentation LU 22-0007 4/11/2022 vv..--0.\14, it ... i it'" . . viz, . ....„ 41111 prillni \\'\C‘Css\st -' (C:CAE°, Proposed Middle Housing �' Code Amendments OREGO„%: Planning Commission Public Hearing - LU 22-0007 April 11, 2022 1 N7t Overview f 4 1. Process { 4 • 2. Proposed Code Amendments 4' '�'•1; 1 a. Definitions 1.I, `!' b. Applicability,Uses,Locations,and Density . 1�, t , c. Review Procedures 0 ' d. Conversions and Additionseir i +} e. Design and Dimensional Standards 1. '' _ II f. Parking and Access A 1 ,, f g. Overlay Districts �r �. I . ' Ve.„,./ ,, : 3. Related Policies Not Within Scope _ "� a. Expedited Middle Housing Land Divisions t • b. Public Improvement Standards441 a'' c. ::d1 :5l Structuresd. ty �� !i� 2 • LU 22-0007 1 4/11/2022 Process Phase 1 : 2020 2021 NOV DEC JAN FEB MAR APR MAY JUNE Progress Analyze Neighborhood Conditions Identify Neighborhood Patterns ca rr NeighborhoodAudit Comprehensive Plan Association Interviews and Development Code VirtualEngagement develop Alternative Implementation Options engagement P P P O nonlrq Commission Phase 2:Code Amendments 1100. CC/approves Phase 2 public involvement plan 4 LU 22-0007 2 4/11/2022 Phase 2: 2021 2022 SUMMER FALL WINTER SPRING SUMMER Progress Advisory Committee Meetings Mddle Housing Code Advisory C mmlllee Meets and Develops necommendations Community Engagement can.,,unarodm,l cam,smyt>umr: Economic Feasibility Analysis and Code Writing HE 2001 Code Adoption Dian Code aamew pumIa Homo.process %1 rr We are here 5 Proposed Code Amendments LU 22-0007 3 4/11/2022 Definitions a.r Add"Middle Housing"definition to align with Division 46 '° r'"``� CO Separate"Triplexes","Quadplexes"and other middle , housing types from"Multi-family"in residential zones . where Division 46 applies Modify"Duplex"definition to align with Division 46 �T +a -, Add definitions for Cottage Clusters 'i fi �10 . " :.,. o New definitions of"Cottage Cluster","Cottage Cluster Dwelling", `.- "Common Courtyard",and"Cottage Cluster Footprint"added to IL �' align with state requirements ,` — Add definitions for"Townhouse"and "Townhouse Project" o Use these new terms to replace other,similar terminology in the code—such as"Attached Townhouse Dwelling"and"Zero Lot- -- - Line Dwelling" _AP 7 Applicability ri Allow middle housing types in all residential '"' zones where it's required % - „. lty,+r 0,�.:. o Residential Low Density:R 15,R 10,and R 7.5 � %� - ell o Residential Medium Density:R-6,R-5,and R-DD f , 1 o Residential High Density:R-3,R-2,R-0,and R-W ., i° r f, ` L Update purpose statements to include middle housing "` f t r , �� Remove references to single-family zones ;AP L i'_-iiii.0, - .*Ialk. ! - LI 8 LU 22-0007 4 4/11/2022 Covenants, Conditions, and Restrictions (CC&Rs) ,� so Covenants, conditions, and/or restrictions - - -,25• -' 125 adopted prior to January 1,2020 remain f ` ` \ ` -. 1 Unit y 2 Units enforceable. / 7.Odulacre i 13.9du/acre However, HB 2001 prohibits Homeowners ,��' �\ Associations (HOAs)or other parties from - adopting new provisions that prohibit middle housing development on or after January 1,2020 „ es �� 7 ,, „,,, ii.,,..... 125 4 Units \ 8 Units 27.4dulacre �/ 55.8 du/acre Source:Opticos Design;du=dwelling units 9 Use Table Table 3.Analysis of Use Regulations Dwelling,. Lake Oswego Dwelling, Housing Type Single Duplex Dwelling,Townhome Multi-Family None Family Division 46 Middle Housing N/A Duplex Townhouse Triplex/Quadplex Cottage Type(s) Cluster R-15 P N N N [N/A] R-10 P N N N [N/A] R-7.5 P N N N [N/A] c R-6 —P N N N [N/A] N R-5 P P P P [N/A] r2 R-DD P P P P [N/A] a R-W P N j N N [N/A] n cc R-3 P P P P [N/A] R-2 P P P N [N/A] R O P P P 1 P [N/A] FMU P P P P [N/A] Complies with Division 46 Does not comply with Partially complies with 1 I Division 46 I I Division 46 P=Permitted use N=Use not permitted [N/A]=Use/housing type not listed 1 D LU 22-0007 5 4/11/2022 Locations Lijuj o❑❑o ❑� [�]41R A. ❑ o(7f M Qil!o '❑ ❑' 71 Duplex construction permitted on o��9 All middle housing types nonconforming lots,as required by R-6,R-5,R-DD,R-W,and R-3 Division 46 o Other middle housing types must still meet _- 6- ❑ ❑ r In underlying siting standards—minimum lot 0 0 9 Duplexes and Triplexes size,lot width,building setbacks,etc. R-6,R-5,R-DD,R-W,and R-3 Lots for triplexes,quadplexes, and cottage s clusters must be larger than what is —► required for single-family houses in the R-3, sQ Duplexes and Triplexes R-W, R-DD, R-5,and R-6 Districts - R-5,R-DD,R-W,and R-3 o Triplex:6,000 sq.ft.minimum lot size frill' o Quadplex:7,000 sq.ft.min.lot size ..?s ❑ onno❑ o Cottage Cluster:7,000 sq.ft.min.lot size ,!,-` Duplexes R-W and R-3 11 • Density Middle housing other than townhouses exempted _ _ ' � from maximum density provisions . .—i El I. i ,.. :: . ,..J ,,.._ For townhouses,maximum density is 4x the densityA 1 ,W i for single-family dwellings in that zone .' IL._. \` - I Minimum density of four(4)units per acre established . for cottage clusters - Density limitations that apply on a per-dwelling basis \ were removed 12 LU 22-0007 6 4/11/2022 Review Procedures New middle housing development (in residential zones only)to be classified as a ministerial decision, except: • Townhouses require a land division—which is still considered • R minor development—but design review of townhome buildings will no longer be required in residential zones • In the R-DD Zone,a//development—including single-family ' I and middle housing dwellings—will still be minorII��! ! development "l !. .r. • Variances will continue to require minor development review* #'�N' ' i, �� � 'I 111 _e-. — ter *Minor variance standards(and design variance standards in the R- DD Zone)were modified to apply to single-family residences and middle housing equally 13 Conversions and Additions tb,.ta v Y Y\S$' idly t �:,,y Middle housing created through the conversion of a single- family y dwelling is exempted from building design standards , , 4�4 j,L.y For additions to a single-family dwelling that result in the $04.4v,trip,i447-11,..creation of middle housing, building design standards "shall , apply only to the newly-added and any replaced portion(s)of '. the structure' Regulates non conforming development for middle housing :ava and single-family dwellings equally r 14 LU 22-0007 7 4/11/2022 Dimensional Standards (1 of 4) Existing bulk and massing standards (or "dimensional" standards) for single-family housing will be applied to duplexes,triplexes, quadplexes, and townhouse projects ' o Minimum setbacks o Maximum floor area ..._: — .% : „ . o 4%.Maximum lot coverage o Maximum height o Setback planes Example of how the City's existing dimensional standards would be applied to the construction of a quadplex 15 Dimensional Standards (2 of 4) ifir- .7 lk:1,1,. II 1111 r.lEtt' .i 16 a Id 6 I. .. \ *SW 1 \ 14: /11# i \ f \ Single Family House Duplex Triplex Quadplex Townhouses Example of how the City's existing dimensional standards would be applied to the construction of different middle housing types on the same size parent lot 16 LU 22-0007 8 4/11/2022 Dimensional Standards (3of4) Height exceptions allowed /•' �' ,�, for buildings that provide Irk wider setbacks F A 0 Different setback standards apply to steeply-sloped lots 0 Setbacks 0 Max Height/Setback Planes 17 Dimensional Standards (4 of 4) 14111111c11°)1111114---'. i0 Max Lot Coverage 0 Max Floor Area 18 LU 22-0007 9 4/11/2022 Design Standards Existing design standards for single-family �- :. housing will also be applied to duplexes, , .�� - tri triplexes,quadplexes,and townhouses T J_ '' p q p .,� •,• +; ■11IIIN 1 i 4 (._IMF, ;- o Side Yard Appearance and Screening,Long Wall Planes,Solar Access I I s, 1 y 111 10i�!11 �.. 1 -- r p o On-Site Circulation,Street Connectivity,Transit ; ,' _ t I' y o Overlay-specific design standards o R-6 Zone-specific design standards •-- ..-'77-",, ,.--"0-....,ilrill ...Y%-:--7-__-_ ______:_.t.V''' . Proposed amendments go beyond 1 # I. minimum compliance to enhance existing ..�_ � ry� •:, ��� .a *?, single-family garage appearance standards Elliiii-_, �I�^ - IApii, .. to better address the negative visual impacts of front-facing garages and - -'4)'Y - driveways for middle housing 19 Driveway Standards for Duplexes, Triplexes, and Quadplexes Existing driveway standards for single-family `i dwellings will be applied to duplexes,triplexes, and quadplexes On lots with less than 75 feet of frontage, only y one driveway will be allowed for both single rr .....1;'.. . ;--- family and middle housing developments _ ;p. I'1 • ` o Intended to maintain consistency with single- ® _ s� ;"E r �. ,. p family housing �13 M 111.1 -i ciiti�� o Will result in more widely spaced driveways,which -- - may reduce paving,grading,and tree removal rfi o Reduces the number of access points to the street - o Encourages more of the front yard to remain unpaved and landscaped 20 LU 22-0007 10 4/11/2022 Driveway Standards for Townhouses - ' Existing standards permit one driveway per - lot for townhouses kii‘tiOt . Staff proposed modifications to these ---- standards intended to mitigate potential negative impacts of townhouse development: o Limit the width of driveways on smaller lots to reduce excess paving that is not consistent with neighborhood character o Driveways that are wider than their associated garage opening will now be prohibited 4411.111 • 7 Mil C MI 1r : Cal r 21 Modified Garage Design Standards (1 of 3) Existing garage appearance and location standards will apply to all middle housing = -� {-'', Staff is proposing several modifications to r-411� these standards intended to minimize the ��� - � ,.a °.:\ visual prominence of garages: 'l-* o Require garage recessing(at least 2 feet) -" if behind the main façade or behind a porch,for I __— garages occupying 30%or more of the width • of the façade o Allow exceptions to increase the width of the :1 i' F'1, i '` ' 14- 4.rt' 1-4' 71 garage to 75°%o only for lots that are narrower than 50 feet II ??� m Ra' T11p.p11 T�a 22 LU 22-0007 11 4/11/2022 Modified Garage Design Standards (2 of 3) Scale design standards based on the width of the garage relative to the façade: Width of Garage as Minimum Garage Minimum Number of Percent of Front Setback Garage Appearance Facade Standards Less than 30% None 2 30%to 60% 2 feet 3 60% to 75% 4 feet 4 Proposed:Table 50.06.001-2:Garage Location and Appearance Standards 23 Modified Garage Design Standards (3 of 3) Garages shall comply with a minimum number of the MI A �� following appearance standards: o Provide individual garage doors for each parking stall o Provide separate garage openings offset from one another by at A ' ;a • u least two feet horizontally �� M©I! o Provide windows on each garage door o Provide a decorative trellis,pergola,or other feature giving the `. �" J perception that the garage opening is recessed ;�. wr o Provide a covered porch that occupies at least 25%of the combined facade of the dwelling and garage �. b o Provide a patio with a surrounding screening wall at a height of 4 Nor it `x feet located between the front of the house,the garage,and the ii r r public right-of-way `. �l 24 LU 22-0007 12 4/11/2022 Cottage Cluster Standards The proposal is to adopt the standards of the DLCD • Model Code that apply to cottage cluster housing, which include that: .iR 1 `ll„ • o A cottage cluster will have 5 to 8 cottages oriented around -r a common courtyard • . o The footprint of each cottage(the size of the first story) must be 900 square feet or less o Cottage clusters are exempt from lot coverage standards ? f' I' o 10 ft.minimum setback required on all sides,10 ft. f+ " m m minimum separation required between buildings o Parking lots must be screened from view from the street Stl `:gym A.1 �n.: rs, o The common courtyard must be landscaped and have �• ^yi walkways r 'r t 25 Cottage Cluster Alley Courtyard Design Standards OA minimum of 50%of cottages must be oriented to the common courtyard_ V 7 XD © Cottages oriented to the common courtyard must be within 10 feet of the courtyard_ O O O Pedestrian D Porch Path OCottages must he connected to the common courtyard by a pedestrian path_ ' coininon carMam OCottages must abut the courtyard on at least two sides of the courtyard. O The common courtyard must be at least 15 feet wide at it narrowest width. 15'MIN' a Sidewalk I I I 1 1 J Street Parking ' Public Street 26 • LU 22-0007 13 4/11/2022 Cottage Cluster Alley Parking Design Standards � Collage A i III 7 O Parking allowed in clusters of up to 5 spaces. r)Clusters separated by minimum 4 feet of landscaping. © No parking or vehicle area within 20 feet from street property line(except alley). O I 4'El Lands'c�,e Buffer Pedestrian Porch 0 No parking within 10 feet from other property lines(except alley). /—Path Driveways and drive aisles permitted within 10 feet. ` carp�n 1U \ Common OScreening required between clustered parking areas or parking structures and ! -, cO1fryard 22 public streets or common courtyards. ><1 �Dirveway y� ... O Garages and carports must not abut common courtyards. f R 1 Garage doors for individual garages must not exceed 20 feet in width. O l MIN Screening G.!rage rewalk Street Parkin J Public Street 27 Cottage Cluster Maximum Floor Area Standards Proposed code amendments apply maximum floor area requirements to individual cottages within a cluster: o In the R-7.5,R-6,R-5,R-DD,R-3,R-2,R-0,and R-W - �' Zones,the average floor area of individual cottages within a cottage cluster may not exceed 1,000 sq.ft. ,-orio op o In the R-10 and R-15 Zones,the average floor area • • •m' lea of individual cottages within a cottage cluster may 120•. not exceed 1,200 sq.ft. o Intended to replicate the maximum floor area permitted for single-family dwellings and other cottage cluster development middle housing types to the fullest extent possible with an average floor area for while still maintaining compliance with Division 46 each dwelling of 1,000 sq ft. 28 LU 22-0007 14 4/11/2022 Parking Requirements Per Division 46 requirements, a minimum of � ;Y �s-A_ one(1)parking space per dwelling unit will be required for all middle housing types o There is no capon the number of spaces that �r� may be provided / o Required parking spaces do not have to be - sr located within a garage or carport o Parking space dimensions currently required for . -- �. detached single-family dwellings will also be 1 ;, � required for middle housing - "p, . . , 29 Access Lanes and Flag Lots Access lanes currently allow housing to be built in 4,, . areas that do not have frontage on a public street as . an exception to street frontage requirements °" ` Per Division 46,duplexes must be permitted the same exceptions to public works requirements as -I detached single-family residences z . Therefore,duplexes must now be permitted on flag —ro lots served by access lanes in order to comply with J. Division 46 �` � ` ' • Additionally,on-lane parking spaces located on the ., access lane must be counted towards minimum parking requirements to comply with Division 46's maximum-minimum parking standard , r ....f.-- - I °,= - J wre WOVE MIASE 7- 30 LU 22-0007 15 4/11/2022 INF 4124,1 ��f rl '!'„- Neighborhood Overlay Districts I ;�grei ,, ��o,,,o .%' .oil! 7. �,� ylL i40 90 R 10'Overlay � 44 �� t'3:/�Ir�� Olshltl� �'■ ,� Clarify that design standards for detached single- lfige ; , .. family dwellings in applicable Overlay Districts will ■ ifigis •• •t. t; s,��r �11)�I�lr�$ now apply to middle housing a Impervious surface limitations will remain effective, �% ��� • though cottage clusters will be subject to use-specific ``" ,-.*-° i��r9+'� impervious surface standards that only apply impervious sr �'�% ` �oI F. ? e ,r '' surface limits to the common courtyard �ovrayd . ct,v 99►, " i- Modify the following standards not to scale by the --tale' rIy�I� „ ; number of dwellingunits,as required under .+� Algolo r"' �'r. Division 46: •�'4.��-�.-- o Front entry design standards in the Old Town ! .� - Neighborhood Design(R-DD)Overlay District o Front porch design standards in the R-6 Zone . Detached single-family dwellings and middle housing to be treated the same for the purposes of ;- 11111 alley surfacing standards in the R-6 Zone 11 Nu nil 31 1. - -:- 4i• 1111■ fi^1t Sensitive Lands Overly District �_ _•tiiip i; _ s.; ¢.- ti ■r R!M-S�# \ ti � r' bill. Per Division 46,duplex development will be allowed i '� F■e r „r ,t,f'N- .,u, within the Resource Protection (RP) District �.';i—a 11■ a r ,,11«, �f, o Because the code currently allows detached single-family * •� � ..iw - .4 >• development within RP Districts,duplex development U' - 1 -- '' ' "' s y must also be allowed . `":i Ala . F e it k .. "■ o Triplexes,quadplexes,townhouses,and cottage clusters ,w,.0.1:11 _ i sY�t�tw . _ ,_.,, ,1; �� _-' not already allowed by the zone will continue to not be 11,-'"'evve ' �`•_ , , �., .� *' permitted within RP Districts _ _ °ti,�'"' '= ' y i ", .� �; �.A?r3 A'S 1! — ,/ tea'.+ 'F.: Duplexes will be allowed on sites otherwise ,-14441 .'JR� J ,rp�*/ "'"'" , encumbered by an RP District %-� ; , s era° 4s�.� ,:, , F !'- '�'a'F"' '': Density transfer provisions and mitigation planting �i``°°°'''� u'��',, � f. ` `` '' P .„� ,ice■ 3„. standards within the RP District will also be •- ,,, 3Eti •�; /r;ti:' .y:.; ; ,•4:1.t extended to duplexes : a ; : ,11tib _ ,; `i iii' e:�r $ a 1#'1/ I,./.-,.r■i :ice •. 111 ef� ' Iii. IlL ir it 1 w. n.. 32 LU 22-0007 16 4/11/2022 Related Policies Not Within Scope x?:sr / bia4..., ,.Expedited Middle Housing Land DivisionshI � ; rru hllh//h 'air. Under Senate Bill 458,the City must allow expedited land l , divisions for middle housing to enable each dwelling unit to '" be owned and sold individually. ,/����/H • - S7�/��/i4 o "Parent lot"must comply with applicable middle housing land use ,a ��1 I.` - 'il��j_s... regulations;cannot result in more than one dwelling unit per each .. ,. \`'' resulting lot or parcel �� � ./ r m'r,r N o Structures must comply with all relevant building code ;`/:`vex requirements(i.e.firewalls) :0111ppe _ ` xiSr o Must provide separate utilities for each resulting middle housing - unit/lot;easements required for utilities,common areas,parking, I �'-------- 71::r driveways rt.,' `' - _ ' r There will be no reference to Senate Bill 458 or expedited land •- \`- /• divisions for middle housing within the code itself ���/ a City will defer to ORS 197.360-197.380 when processing �;i ..�N i expedited middle housing land division applicationsr•V ''r 'K,4 `t •---- - •' .44... 34 LU 22-0007 17 4/11/2022 Public Improvement Standards Changing the classification of certain types of housing _ - from minor development to ministerial development - impacts requirements that development provide public ' • improvements to mitigate the impacts of their approved ,�,;-i , development. .1 r.o Currently no opportunity for the City to require mitigations or offsetting public improvements for ministerial development x: "y - City is working to develop new clear and objective public . 'a4~ems improvement standards for ministerial applications to t• iiik ir' ' mitigate impacts of development f - o Will differ from the City's current minor development process,which requires a case-by-case,rough proportionality analysis o These standards will be newly-applicable to single-family.-' - dwellings and middle housing 35 Demolitions and Non-Conforming Structures The City Council is reviewing the eat `� EAR ` r � definition of demolition in the Building �=" Code(LOC Chapter 45)to better b M % -• ,- j �' address significant structural � T.s± ;'r - x removal �,_ e . � : �r ,: t " v r .� a °R Policies related to the continuation of `r ' �-. non-conforming development are i under review ''' ' tea„..,= *',., .r w 4 I s , ' „ tea.. •• -- 36 LU 22-0007 18 4/11/2022 Affordability and Accessibility One goal of HB 2001 is to create more housing that is 11111411 affordable to families with low or moderate incomes .. Middle housing also has potential to create housing that is �� • accessible to people with disabilities and seniors - However,new middle housing is unlikely to be affordable to 111 :r ■" did c. lower income families in Lake Oswego or accessible without NEU ;' ' : subsidy or assistance �x. .. Programs and policies to encourage the construction of deed- - restricted affordable housing and housing with accessibility features that exceed the ADA requirements will be explored in Ir the City's upcoming work to comply with House Bill 2003: �. o Housing Needs Analysis update-2023 • o Housing Production Strategy(as required under HB 2003)-2024 37 Questions and Discussion LU 22-0007 19 4/11/2022 L. 7 ' t . 2',', - . ---714kMP.- 1 ' 4 \, 0 , -._ , ‘.__\- . , 0 ii! OP !4 1*/110 . ��' Next Steps :‘,/, , . - .. `..c' „, )474 , ,,, ,: ' s, ,1 . ,.!-- .::::-, .. ,007 !t � , .ti .r,i � , /f y- 4 �' 1 PI "7/ 1 39 LU 22-0007 20