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Agenda Item - 2022-11-14 - Number 07.1.1 - Staff Memo 11-04-22 w-Exh (PP 21-0005) p4 E�s� MEMORANDUM V _- O isolor OREGO\-‘ TO: Planning Commission FROM: Erik Olson, Long Range Planning Manager SUBJECT: Palisades Neighborhood Overlay (PP 21-0005)—Work Session #2 DATE: November 4, 2022 MEETING: November 14, 2022 INTRODUCTION The Planning Commission will conduct a work session on November 14 to review and provide direction on a draft work plan and tentative study area boundary for a potential overlay district in the Palisades Neighborhood. The Commission included the Palisades Overlay project on their list of 2022 goals at the request of the Palisades Neighborhood Association (PNA). Subsequently, a subcommittee of the NA (Overlay Subcommittee) led by Frederique Lavios and Chris Durkee has conducted significant outreach, coordination, and information gathering in order to garner support from neighbors and develop the specifics of the overlay proposal. Due to limited staff resources and lack of City Council direction, City staff involvement in the project has been limited to assisting the Overlay Subcommittee with research and analysis when requested. The City has not opened a land use case file (official record) for this project because it is still early in the planning process and the PNA has not presented a proposal to the Planning Commission or City Council as of yet.The City will not schedule a public hearing on a proposed code change unless and until the PNA Board formally approves a recommendation to the City, which must take place in a duly noticed neighborhood public meeting. All residents and property owners of the Palisades neighborhood, including those who would be directly affected by an overlay, will have a right to participate in that process. BACKGROUND Palisades is one of nine neighborhoods that has an adopted neighborhood plan, which is part of the City of Lake Oswego Comprehensive Plan (see Attachment C). Any proposed overlay for Palisades must be consistent with the Palisades Neighborhood Plan. More information about the NA can be found on the association's website, here: https://www.palisadesneighborhood.org/. Respect. Excellence. Trust. Service. 503-675-3984 380 A AVENUE PO BOX 369 LAKE OSWEGO,OR 97034 WWW.LAKEOSWEGO.CITY Page 2 of 12 The Overlay Subcommittee hosted a tour of the overlay study area on August 22, 2022, which also served as the Commission's first work session for this project.This tour allowed subcommittee representatives to provide more context about the issues the PNA is trying to address, and allowed the Commission to see a representative example of the area(s) where an overlay might apply. See Attachment B for the materials provided by the subcommittee for the tour. Staff worked with the Overlay Subcommittee during the months of September and October to agree upon a project schedule (see Attachment A). Staff also provided technical assistance, at the request of the PNA, in order to identify common characteristics and develop a sound rationale for the overlay. Most recently, the Overlay Subcommittee held a meeting on November 2, 2022 targeted towards neighbors who could potentially be impacted by the Overlay. PROPOSED WORK PLAN The proposed work plan and schedule (Attachment A) would provide the opportunity for the overlay district to potentially be adopted by City Council before the end of 2023. The schedule includes a total of four Planning Commission Work Sessions, two City Council Study Sessions, multiple PNA Board meetings, a neighborhood forum, and a neighborhood association meeting dedicated to approving recommendations related to the overlay proposal. Though the project is being led by the Overlay Subcommittee, as illustrated by the schedule in Attachment A, a significant amount of staff time will be required for coordination with the NA, assistance with public outreach, code concept review, and the preparation of materials for multiple Planning Commission Work Sessions, City Council Study Sessions, and public hearings. As a result, this may reduce the amount of time that staff is able to dedicate to other Planning Commission goals. Staff's availability is also contingent on other workload requirements that are beyond staff's and the Commission's control, including any new City Council goals in 2023. DRAFT OVERLAY STUDY AREA Representatives from the PNA requested that staff generate maps and data relevant to the proposed overlay study area (depicted with a red line in each of the figures below) in order to identify common characteristics in the built environment. The Palisades neighborhood is the City's largest recognized neighborhood association boundary, in terms of both geography and population. Figure 1, below, depicts existing zoning districts in the Palisades neighborhood in relation to the tentative study area boundary. The map illustrates that, as currently proposed, the study area includes a portion of the neighborhood that is zoned R-10, as well as another portion of the neighborhood that is zoned R-7.5. Respect. Excellence. Trust. Service. Page 3 of 12 Figure 1: Palisades Neighborhood Association—Zoning 4 wr SouLi.;h 1C �p ss� Mil SI 4aa Ar • tdrea Ter � " sl �� ` 4 . Tern I Park Academy L-urol E. a4 Nolson C± " L F. h, Flre SlAlon pF `� W ul!4' f trrra't•i q n C� C} 1 wg •P n 3 {z*11Y l r ,,Ih CresW Godson Cl9. s4 4 `r fix] ,t�, / • r e.x , Rd c6 Eft ■■ *.r*:{ rT T RA 'P 9Y X �Cir� xudnr4 li''n ;Ill; C. 13/4,3nre . •..:*4i'r# o i •Gimord,en m Rd m SO `Y ti p' ny;:un 5 # 4ir }Ztiti` '-.�j lPateedeawondm {+nnyd� tit ! i lid l "7 Language 8dgol%;c,F Glaia Cl` 1 -i' • r�Z. 4*''' II d �, lid i J .71 1 � y li a it' K�awoo ❑r 4 ` ,Nor._ !k _ake Cs'x'ag5 5 LJ .!' d2.Ai sr.- C-_ e PLLb OGOT ba, 3 1� i1e°T�-- °� Course , �� e y - Cl o € = VP °a 8 Per City Zoning Data r_ ,.i (Updates Ongoing) �' O"'g''- C�ly{vck Lekerldge INN ''1�'nx:4iaw i It Hip School kW yti R PF wnsl;l:; gF �y �n ❑r 4 _a.• •\re. r° - Px'- -01— De f R-15 School sl. i ; - -- - RLLISCIlerFarr! rlay, Study Area r City of Lake Oswego -y. R s Tulkian 1 u t.6111,e . m x Stevem Parisedes.Neighborhood - e I' o w a r aell Meadow �`--- Association:Zorurrg Districts- s l„} --Way' River, k, CL r 6 Inca x F.1 Ell s �lteado*z For ts.matbrw pulses.anyt The Overlay Subcommittee has suggested that the overlay be designed to protect the character of the primarily mid-century architecture and site design in this portion of the neighborhood, with a particular focus on preserving the 'Mid-1940's to 1950's Development' and '1960's Development' residential character typologies identified in the Palisades Neighborhood Plan (Attachment C). As identified in the Neighborhood Plan, the dominant characteristics of Mid-1940's to 1950's Development include: • Zoning: R-7.5 & R-10; minimal potential for future lot partitioning. (Lot size matches zoning designation) • Building Size 1,000 to 3,000 sq. ft. • Scale: Low, at 1 to 1 1/2 floors. • Style: Early Ranch informal, low profile, horizontal orientation, low-pitched roofs. • Double-hung windows; some divided lites. • Materials include painted wood siding, board and batten, white contrasting trim common at fascia and windows. • Mild grades; lower elevations; no view sites— homes not oriented for views. — Respect. Excellence. Trust. Service. Page 4 of 12 • Curb-less "rural" street edge with wide shoulder. • Distinctive decorative signs identify entry points to neighborhood. • Backdrop of mature evergreen trees; lush natural vegetation. The Neighborhood Plan also outlines the dominant characteristics of 1960's Development as follows: • Zoning: R-7.5 & R-10; minimal potential for future lot partitioning. • Building Size: 2,000 sq. ft. to 4,000 sq. ft. • Scale: Low to medium to low scale. Split level and 1 to 2 floors typical. • Styles: Eclectic including traditional Cape Cod, Craftsman, and Ranch styles, and Northwest Modern. Northwest Modern features include broad gabled roofs with overhanging eaves and wood-frame construction. • Traditional styles feature double-hung windows. Modern styles feature large fixed glass windows to enhance views. • Materials: Painted wood siding with white trim typical on traditional styles. Northwest Modern styles feature unpainted or natural stains on wood siding. • Medium to steep grades; views are featured in the siting of homes in Palisades Heights. • Urban curb and gutter. Few sidewalks. • Backdrop of mature evergreen trees; lush natural vegetation. Due to year-built data being relevant to the tentative rationale for the overlay district, NA representatives requested maps with information related to year built within the tentative study area. Year Built Figure 2, below, depicts the years that homes throughout the Palisades neighborhood were constructed based on Metro's Regional Land Information System (RLIS) database. As shown on the map, the area within the tentative study area primarily includes homes built between 1941 and 1970, with some newer redevelopments sprinkled in amongst the older housing stock. Figure 2 also includes the locations of homes that were demolished in the last two years (shown with a red dot), based on building permit data from the City, in order to analyze the relationship between the vintage of a home and recent demolition patterns in Palisades. Respect. Excellence. Trust. Service. Page 5 of 12 Figure 2: Palisades Neighborhood Association—Year Built and Recent Demolitions Liii ;, ''{ 45#��� {ovvi.41. .,0n-'6 104_i hrof urT] �*��, `wy Sid.' rri Ia:l; ,^,I Iv lki HarJr Area .A TBr : �Ikrar,r .^,I k '�7' os o ,i' - # i Park Acalamy ye Lugo' F. ,r � Suit I Shoe :F 7 1'r _ "&� FIr2 Slam r of r # qa + y +s. • �n� al.iit.l,l ili il:l'‘.r: C,—'o','...'.—N:......,...•...:....;,T......... TA.0'o„...,).::.N_....,:.--._0:Al::s,:a..,.0.r.)4,111i1 1t?.4/1.?ih..m!rs'r4I.m,-o„4-1V1..r.e1.FA9...IS4. z>w l �t � r *#� F"" - A�+a. �,..��/ ' rya' r1• ■a , _�;`�k f *!� - '1 R`ill'1�It;H .i. #� .. - ■ eirg i..• ti mJI Ilnl f1 14i 1 .iyl 1111111 .1 . itl ■r --0-'- r . 4. .. � �#•�' iiiii,III a;Irw . .* 'tX,..al �1111 'lliil ■ 1 MN l■ mo.. ' �4, s/ it 7 ~if1�e'"r�rsR- a11� { i�� ■ilIliti .. e11::::'raeemeaw. a + .,_ LIN II F -'47 • ° 1411640.1 II MINI -akecs a T7 o1 � r v�e� 1 FJG.e Lett � f i n ip a w , ; • $ 4* Hkah School tI1 M Mill ti _ A.vim• .y,: . - i Per August 2022 Taxlat Data �_ - Laken■ge. K i • ',' scHI Ha Before 1941 LI 1971 -199D WI weetere e . '� Demen�ry i i■ '.�' --- 1941-196D - 1991 -Present scnuor n 1 �11� {,. 1981-197D No Data ,IL ; coots 1 I 2020-2022 Tentative a.L( '.O i j Butte Park S r Dernolilion PNA Overlay Permits Study Area 1 . Ail' _ 1 r''I City of Lake Oswego .. E AL TV —Skill,* Stevens .� Pah'sades.Neighborhood '. Association-Year Hur�f ' y Meadows. } 't 6 1 C.] 2, Facet Ella 1.1 Meadows :o.•Mrmatmw px.rposes a* The Overlay Subcommittee also requested that staff develop maps that depict information related to floor area, distance between buildings, and estimated building height. Floor Area Figure 3, below, depicts the percentage of built floor area constructed relative to the maximum floor area permitted on each property in the PNA. Information on the amount of floor area constructed was pulled from the RLIS database. Maximum floor area for all residential zoning districts in Palisades was calculated using the following base calculation from the Community Development Code: 3,000 sq. ft. + [(actual lot size—5,800 sq. ft.) x 0.19] + [additional garage allowance]. As detailed in LOC 50.04.001.1.a, additional floor area is allowed when a primary residential unit provides a garage, as follows: • 600 sq. ft. in the R-7.5 District • 750 sq. ft. in the R-10 District • 850 sq. ft. in the R-15 District Respect. Excellence. Trust. Service. Page 6 of 12 Figure 3: Palisades Neighborhood Association—%Maximum Floor Area Constructed �i I�TiGaili �0‘;°a south sho 71t': a,� JEra.ral t r�� Natural Area k IErptpor t_0° Ter r I , A 1N B g 0 .„ r -C Park Academy OS +, .fie° r � liir`ii r `�� Y.,y, a Sauth Share ee ■ Nelson C[ b� d�.�,� Fire Slalion �i r ,-a , '"rtlman a? r' �Rawl i �i-� (mW,n --c�h, wall 0 r ..i1., �� r c' S Crests Cr Carlson Ct,^. - 40011110 f~t`ce I �:J *�1��_tio i m me fi Lf 'P° ryen" _arch u-een'.•ee N c a d � '�.��-1� • ��ec ■fr ■ `■■■■ reestree q y Rd Parb. LsLo e ypm Aspen St • * a ¢Palisades Worldo -£. 0 '. . k #4 �_ '�� gd SA Language Schaal-A Ter GVata Ct J� C�BLryaR:•• `�� r+ 'Eh : � �G� 10t Rdcr ! I dm dm �. R ������r .� c 4 Per August 2022 7� diCT. "r ¢ Taxlot Data ��`�'. 1 yan _ c Lake Oswego Q- �` m ���1{■L 1 • a �op��y '°.°"1ea9 dTZ Pgu eolf ¢4D3'n y�IICI * X f p: �,`2.de GI 4 �t 5, oo- ra S�`.a v, A "4 / $ .pvetl� S. . Lakeridge Oar r 40e/a-55% �mor es iview Crr G're� U High School I f �1k� n. y :$� 55%-70% 0,ti\ f r. Weslyesv ci mMeYars Lr, III I 70%-85% ~fir Lakeridge w d o111,§ High /Ha7Plla Field m / 85%-10LI% m °ryce Way ,y_f-r School • fElemei[ary Va\e cree'" I M lkt '1� _.. ���>,/t >1DD3'o School _c, } +�r Sri Ydestrid. a —• .,,tm . Q 14..?/t` — No Data Park:,4`# # r :,. Luscher Farm - ■ �I Tentative weslr�°° I.ntitCt I� au P x mix,„...... I Famen PNA overlay Boundary °r Cf 101411 4M Ro-7 a: Property = e.. -••• -��■� ili ham- ,lin !iv 'poi ap ,.I City of Lake Oswego Avii,pi;?i► t=; 1R 't_...-- Stevens Palisades Neighborhood V� rt l r� liner.i a Meadows °'Associat on Percent of Maximum s 40�11� ��IVIErA" �f• Floor Area Constructed 111111.1.11 4� L Feet � _ r St Slavers .Meadows ! rror;Pm„rrar;onarp rPore:eery. The data shown on Figure 3 indicate that the majority of homes in the tentative study area were built at 55% or less of the maximum amount of floor area currently available under today's zoning. This may indicate that many of the homes within the tentative study area were constructed prior to the adoption of contemporary zoning regulations in Lake Oswego, or it may indicate that there was a preference for smaller homes with less floor area when the homes in this area were first constructed. Table 1, below, includes a summary of the average built floor area, average permitted floor area, and average percentage of maximum floor area constructed for properties within the tentative study area, as compared to properties in the rest of the Palisades neighborhood. Notably, the properties within the tentative study area are built out to an average of 46% of the maximum floor area permitted under the code, as compared to 57%for the rest of the neighborhood. Consistent with this trend, the average built floor area —or overall size—of homes in the tentative study area is 2,507 sq. ft., which is smaller than the average built floor area of 3,175 sq. ft. throughout the rest of Palisades. Respect. Excellence. Trust. Service. Page 7 of 12 Table 1:Palisades Neighborhood Association—Built vs. Permitted Floor Area Study Rest of Area Palisades Average Built Floor Area (sq. ft.) 2,507 3,175 Average Permitted Floor Area (sq. ft.) 5,418 5,572 Average Maximum Floor Area Constructed (%) 46% 57% Distance Between Buildings Figure 4, below, depicts the nearest distance between buildings for properties in the neighborhood. This data set was generated through a spatial analysis of the building footprint layer in the RLIS database that determined the nearest distance between adjacent buildings using vector-based data. As is evident on the map, there is an established pattern of buildings that are sited relatively closer to one another within the tentative study area when compared with the remainder of the neighborhood. This phenomenon holds true even when excluding recently built houses. Figure 4: Palisades Neighborhood Association—Nearest Distance Between Buildings (ft.) wvd y_. 9c G= Map!. Si b.+r uth S M • _. kPa°e`J Ash_- i II LaKg Natural a ter r°1 /01 La l re y r, Oak 1 11 w e 0 t' : T Park Academy ,yar br Laurel Q 5 -�. 0 y �`0 South Share o._u Nelson Cr 'S 1 , Fire Station Yl,- ��nn�� m �c qH Wall _ _ Ubman Ct. ,,,fN�o n --` e wk, - {y s� Crestv�s� C'r Carlson Ct- rs yZ. ,{.'• ;t — d' - Ig �"' ' ti:�IP'' _ a r, © Pine Sr rrj m Cir ro 'kennLi. y� w 4): Al _ .. lAaven Rd r. ,Pz- cJ Larch -c St y fey �� Y, '. 1. n ��/ 7.2I ` Green y Rd Par' 0 Ct 5' a4. r r+i#■ tea/. �!1�r� __ plans e swt c,wn a� P 1�i��!' *To,** a , le mom-... m ¢Palisades Warldc 9 _ �� rysP� �: y�* �` Wa}: Language School° GSata C[' _ek1�..' 1' �[-4 `` w e i • ■ I,. Ter tar ♦��rik ' i Fr*���ti114�'`�� k wool!or II 4olf gill, ,AT/4�i`w olit �i �+• a overleaf. 4_11 course 2� m Per Structure Data iri.� �Its ` r f#rk' ° a U dates Ongoing)■Rt44.46 u 40111-�0 �10"-" o i Lakeridge mo P g 9) L- *�. I.I 4 K F4•\6: V � i�r 4 High School 1 :.-" ..- 4 tin■�. IrMr +t�0 r'+ a ■♦a■ Lakeridge M�,i is Rel -- ,IIl�t II riff,* VI V`��!•. ' scHigh o 1 r� 20-30 m Westridge r ■ •�1 I ��� f?"6• -..��—.1 Elements It.4I1 ■ t�, 4Ari A mrr mJ A& [ ?30 School -� ■ rzarir SVeFvrid.3: villi +*+■k.y Vacant + !#Lil• rail -I Luscher Farm R� P►��4 • K��:� Cooks /�IItY Tentative r■i11111W . • � NiTQ. r hi tPart �s Illii -: _.. ,,„....4r-d.,. .: Rime = PNA Overlay gr.A r'j► � eve :a�� Prope Y Boundary Rrnrk ■�►� i� i*�11ihro■■ir4\� :, •5 ;v. Cityof Lake Oswego 4 �i■ �jrt �irr III/0 Stevens 1,,V Palisades Neighborhood 'tIT/ �Iw 111011*, :t �w■ R ♦411101114 '� Meadows �'-' Association.-Nearest Distance WE �-i■"4 " \ri Between Buildings(Feet) �fi�>�IC ,i o 000 2,000 —■` �rs�l Stevens Feet _Meadows + Forin&.mra lional purposes only. — Respect. Excellence. Trust. Service. Page 8 of 12 Table 2, below, includes the average distance to the nearest structure for homes within the tentative study area as compared to homes throughout the rest of Palisades. The average distance to the nearest structure in the tentative study area is approximately 23.6 ft., which is lower than the average 27.5 ft. distance to the nearest structure in the rest of the neighborhood. In general, these distances exceed the minimum interior side yard setbacks (times 2). Minimum interior side setbacks are 10 feet in the R-10 zone; in the R-7.5 zone, minimum interior side setbacks are and 5 feet—with a minimum of 15 ft. total when both side setbacks are combined. Table 2:Palisades Neighborhood Association—Average Nearest Distance Between Buildings Study Rest of Area Palisades Average Distance to Nearest Structure (ft.) 23.6 27.5 Building Height The maximum building height allowed under zoning for Palisades NA properties ranges from 28 ft. in the R-7.5 District to 35 ft. in the R-15 District, though these maximums are based on lot coverage (size of a building's footprint to the size of the lot). In general, the more lot coverage, the less height the code allows. Figure 5, below, shows the average estimated building height for properties in the neighborhood. These building heights reflect RLIS average building height values, as derived from 2010 Light Detection and Ranging (LiDAR) data, supplemented by spot heights as estimated by City Geographic Information Systems (GIS) staff, using Pictometry oblique imagery for properties missing from the RLIS data set. Respect. Excellence. Trust. Service. Page 9 of 12 Figure 5: Palisades Neighborhood Association—Estimated Average Building Height ate+ .„,. ;--' e ,,:�::. sl ter•,. \ Nr to.5 a k'3'4. . ' - ll.l: 31 II F�Wral Area O Ter ,., 4(E Park Acatlem � 3I ${30 `` :,:is -rea I / f a.F.. D:La,rul s, OSI t: it �� mail Q re Anon �� a }v ve s _Y III II�`-r; ,M1�v Crr;,tip ''r Carl,u1 i F' 4b�B ,, 'sr r.' #yyx*.*x e ' �J-L'�. a r. a p -: =it ,;ianr.}'$ SPii:n , se Rd a rrnm rI .. 1- li ps • , �'}�' Alp tiarvk I. SI + , ��t�=, Q I V. .4.. �•,r ti O r rse-i'eEE. I * � * *i l �^'4 0.1_ c ■i■ �RI o Sam /411,♦ A +� 0J ■ 4 :0. ' ,2011 **11 4.,e 4 Pal leatlee Viorla 1: .J.,• 10 1f1 4 +ice 44-4 � � �•,� �. P �. woo ❑r •'A Dr . oru g _3kE OswegoY(� 3 T k -$s' -..-ri..... Rug' FJt o Golf r yP F ',1,r,Y o a a ,z. course r1.41& N.,,,, ,oNAIL' '�' LakerlOge `• A � 1 r r t O I High School - .. anug,x li t1 I. �,y -. '., Stir 1: Per2016 LiDAR Data,and January& � .,...,, _ - ,. _ _• February 2622 Oblique Aerial Imagery I<t �. - '. ,hF1' 11 ... Laken e 1114f~ I ib+ �i� High H - 10 - 20-25 ce ri'aY V* , za }# el ■ „,..6 School mWaehltlge ■ f I 4•. ,-� �� :��If1# �.�rf �� fr 10-15- 25� Daman�ry ■ 3 ' sortoor el # * ■ 15-20 Vacant .v ,.•. i sue + 1F Pf LuccherFarm ► '!# N` ! - Ihii Tentative 'NecloS: • M: INEra' ;A '1 Butte Part /•# ram- PNA Overlay 3 *; 1 Study Area t'* •ai * 0 I .. + : .`: � fy II■t 4� I will '► ' i1 City of Lake Oswego ,+ s. l Palisades Neighborhood "{w ^.*f51me'i# g s - V . MeadowsAssocratrorr:Average • 71 am r- 1 �� L 8uiUng Heigh?(Feet] �' . e11lCI — — III f] Sievenc. 1,66G 2,6 I _ Meadows I For rm.aPaatena.pAny.,o.', Though the data depicted in the above map can provide a general sense of the relative building heights in the neighborhood, staff cautions that the methodology used to measure building height in this map is different than the methodology for determining building height in the code, which is based on detailed construction drawings with more precise information about the elevation of building surfaces in relation to adjacent at-grade elevations prior to construction. For this reason, staff notes that the information in Figure 5 should be viewed as a rough estimate of building heights in the neighborhood, and that additional data is needed in order to make sound conclusions about building height patterns in the study area. In order to provide this needed context regarding building height, staff conducted a survey of homes in the neighborhood —using a combination of Google Street View and multiple in-person site visits—in order to more accurately estimate of the relative height of buildings in the neighborhood by looking at the number of stories per structure. Figure 6, below, depicts staff's survey-based estimate of the number of stories contained in buildings within the tentative overlay study area. This map shows concentrations of single-story homes along several of the mid-block portions of the study area, including portions of Fernwood Drive, Fernwood Circle, Greentree Road, and Mapleleaf Road. There are similar Respect. Excellence. Trust. Service. Page 10 of 12 concentrations of two- and three-story homes in the study area, particularly along portions of Greentree Road, Dellwood Drive, Canyon Drive, and Banyan Lane. Split-level homes are also common within the study area, as are homes that have clearly-visible daylight basements— often as a result of the sloping topography that characterizes much of Palisades. Such daylight basement conditions result in buildings that can read as single-story from some viewpoints, but read as two-story homes from others. For this reason, staff decided to include split-level homes and homes with visible daylight basements in the same category for the purposes of the map. Figure 6: Palisades Neighborhood Association—Estimated Number of Stories .rti ' -.r h v tir,\ I : _ 1" Per Google Street View Imagery and • Field Verification-November 2022 Oswego Lake law alfit4.1;7111111111170—.' 1 story 'I 1X illii iv Split-Level or Visible Daylight Basement , ihd mil 11 2 Stories ' 'iiiii ' -3 Stories.. No Data r 1„111 MrIllit =I Tentative Ph/A Overlay Study Area ; Arit(rt 4 �Alma* m Lmuiu..0 II is AVM r■ gib 1Mt 1 1111 hu tit%win minim 01 7-5—, hgt, / ■ lir IN Alilirt O. 1.111**411)1116 iiiiiiiIIC•07.r1 AIME:gil•-4, lifor ill ill illairliiIII AMIN.: mi.i-h- ..m.) .-%..Air diiih,ir., Imo. ika ---1,..11 _...„.i. ii7 Niiii.,4104w, 4p. Elm inninenam..•• **It al VilliCIIIIWII'• i e ‘dr. • W IF -'N111-1...111. ism t. .... 1.:. ID, 1 14w*Art i . ♦ .I irir, V 111111,110441‘1111114110.Jr. (,440 as ilAveivipiiiir NI ail .4** ii P Garr NO School 71 Offi IAIS$$1 10 Tt r_ .i.l.1hTwi0t'ri1p1 aI,N.3.t1011110i116 I ; City of Lake Oswego r _N Pafi'sades Neighborhood u1 . :i Association.Number ofSiorres til -7ri . im 0 5a0 1,006 (Y�, A1 { Feet Table 3, below, depicts the amount of homes within the study area based on the estimated number of stories in each building. The table shows that single-story homes account for 45% of the properties in the study area, with two-story homes comprising 28%, and split-level homes or homes with a visible daylight basement accounting for 25% of the properties in the study area. There are also a handful of three-story homes in the study area, though they only represent 2% of the total number of buildings. Respect. Excellence. Trust. Service. Page 11 of 12 Table 3:Palisades Neighborhood Association—Estimated Number of Stories In Study Area Number of Homes One Story 163 45% Split-Level or Visible Daylight Basement 92 25% Two Stories 103 28% Three Stories 6 2% Total 364 100% Staff has included additional analysis related to lot coverage, below, to provide further context for the potential overlay district in Palisades. Lot Coverage Figure 7, below, depicts lot coverage patterns for properties in the neighborhood based on the ratio of the size of a building's footprint to the size of the lot on which the building is located, using RLIS data. Figure 7:Palisades Neighborhood Association—Lot Coverage .om r: rr Mapi, ���ti /—AraiirP 'art 'a> ,- . mi 'ter��� _south Shv „Alto' S� �rrY��) ,,,,���yy�+I� �.`� r�atural,hkla �0-!NAP. I�IAj■ �1paMtIN�R�u��rvii \z� 05 g° ya�$ 1 _ �����i`-'�•� _ Park Academy "pp" V • +` �! TY South Shv•I•Yi ice.All .>: 5. m 4♦ br NelsonC[ '4 Fire Station �.::' ■' t. EEL .111� +l1,.' e O r U ebmanCt.• `�� `.`��1 [ c P�iu a� �`°,Hg,r Wall a` Sf i —^ -,o=h r CrestNO Cr Carlson Ct. h - /^_ 1■t�IIIIII a a ct p h '3iy1J4• s y Rd [n • -..,, *_.i: 11111 ,gym <,', j• m y,o Pine Sr n 1� r 1111 • �P-p �P® ♦ C'enng®. u` %kno o Y-: , � n�' _� � 17N7.11���11ar11� � �-. ���mres - �� t� n � °`as i � ,� st a r 1**11! + • i s? '-'11-11" 11.E ■rH ,,v s ysit ■�_P • r_ m 5�r L 4 Pa ,; �� ■ ■ fin. �--�'g'�.l ' Palisades Warldo �• � seen -C maa ���tiy`...MAW. 4 ,,awry".�� # ■ •Language School Sp Ter 1Q:. . ct c' OO/ =ena Rd .`.. i—,-'l`f■,f■■■f . O+ minim: ii r i VVI n1g� e� 111111 r\11a E, . Nail m z 111111rl:ti.;a; : N w ► r `''' v° 1 •91111111— ::. Lake Oswego 4���'i1MT r .•- ♦ F cf' n -i'ay Public Golf Er` `�y e�� ct o` O • 2 Qa Course W Per Structure Data F;i6 g /� 6°, ,h g -� 3. (Updates Ongoing) 't IA i1 • 4 eveitc,`r •5. oye�,cok •a .■ Lakeritlge �rv-'t and August 2022 ,ew; 'r4 �411 �. E High School IA Taxlot Data . 11040111.+.� $ y VVas7w %`•~ �S a MsYors t r. - a - <25% e+v `■*•��d��tti�i n 1 LakerH 9h�� Hazel la Feld'; o o — _ school » 25/o-35/0 Elementary ,e I •�a A � t�' a v >35% School 55°l- V i P ,e; Dr .'.�'Y •idestridge O`,: .00 AM! .. a oin oLusrher Farm Vacant Park-, ! '� t. R1d9 Siena Tentative '� +-O•' Cooks a w eslirmc _6'S't Ct m Butte Park , . Fdane Q PNA Overlay N 2 •g a u I Study Area o ct a 0 'I% : ., Properly Y111r■�,� Rj u tv4/1 rgra& ti •.,,♦l.hill "1111111►� City of Lake Oswego w.leaF n8hire- #1 R �+■ ■� Stevens Paksades Neighborhood ■•_ M� ERi Meadows Association:Lot Coverage „,er ,- 211•419/I*1111Mitian ..�n 1,000 z,ogo IfLigrrre Stevens Feet —.. .Meadows Forinbrma h'mal purposes only. — Respect. Excellence. Trust. Service. Page 12 of 12 The RLIS lot coverage data represents a generalized version of the way the City defines "lot coverage" in the Community Development Code, and does not pick up all of the nuances of how the City measures lot coverage for building permit applications. For example - as defined in LOC 50.10.003.2— "lot coverage" generally refers to the ratio of all permanent structures over 30 inches in height in relation to the size of the overall lot. This definition of lot coverage does not include design features such as vent shafts, eaves, courtyards, balconies, arbors/trellises, fences, and other similar elements as permanent structures that count towards lot coverage. Staff notes that, while these elements may be inadvertently included in the building footprints used for the analysis below, the information should still generally be reflective of patterns in the neighborhood related to the size of a building in relation to the size of a lot. As is evident on the map, the lot coverage of properties in the tentative study area is generally under 25% -which is the lowest maximum lot coverage that can be required in the area under current zoning (lowest lot coverage applies to the tallest structures permitted by the zone). As shown in Table 4, below, the average lot coverage in the tentative study area is 19%, which is less than the average lot coverage of 23% in the rest of the neighborhood. Lot coverage of up to 35% is currently permitted in the code for properties containing a primary structure with a height equal to or less than 22 ft. in the R-7.5, R-10, and R-15 Districts. Table 4:Palisades Neighborhood Association—Average Lot Coverage Study Rest of Area Palisades Average Lot Coverage (%) 19% 23% ATTACHMENTS (LINKS) A. Palisades Overlay Draft Work Plan, 11/2/2022 B. Palisades NA Overlay District Walking Tour Materials, 8/22/2022, click here C. Palisades Neighborhood Plan, 6/16/2009, click here Respect. Excellence. Trust. Service. Draft Work Plan 11/1/2022 Project: Palisades Mid-Century Overlay District Purpose: Consider modifications to the R-10 and R-7.5 zone development standards for a subarea of the Palisades Neighborhood to protect neighborhood character in fulfillment of the Palisades Neighborhood Plan (2009). See Relevant Palisades Neighborhood Plan Goals and Policies, below. Sponsor/Applicant: Palisades Neighborhood Association Previous Milestones: Portions of the Work Plan completed by 10/31/2022 Discussed at 5 PNA Board Meetings since October 2021 6 PNA Overlay Subcommittee meetings since Sept 2021 Aug 23, 2021 PNA Presentation to Planning Commission (PC) March 14, 2022 PC adopts goal to pursue Palisades Overlay project May—June 2022 Desired Neighborhood Character Survey—Identify Values, Key Issues July 26, 2022 Meeting w/ Planning Staff to discuss survey Aug 22, 2022 PC Walking Tour/Work Session #1 Sep 6, 2022 Meeting w/ Planning Staff on schedule/next steps Coordination to analyze properties within boundary to identify common characteristics/rationale for overlay area Oct 24, 2022 Meeting w/ Planning Staff on maps and overlay boundaries Proposed Schedule: To be completed by Oct 2023 Nov 2022: PNA Board Meeting(s) on Overlay boundaries/rationale, other updates (ongoing) Nov 2, 2022: Public meeting w/affected property owners Nov 14, 2022: PCWS#2—Proposed Boundary+ Rationale, Outreach Update Dec 2022—Jan 2023: Board Meeting(s) on Overlay Concept Alternatives, rationale, other updates (ongoing) Refine Overlay Boundary/ Rationale based on PC input Develop Overlay Concept Alternatives for further discussion PNA to create and coordinate mailer with the City re: Feb. Neighborhood Forum Key: PNA= Palisades Neighborhood Association; PC= Planning Commission; CC= City Council; WS= Work Session; SS= Study Session PH = Public Hearing Page 1 of 3 Draft Work Plan 11/1/2022 Feb 2023: Neighborhood Forum with live polling on Potential Overlay Concept Alternatives Prioritize Overlay Concepts based on Neighborhood Forum input Review results of Forum and work towards consensus with NA on Initial Overlay Concept recommendations (at Board Meeting in Feb) Draft Initial Overlay Concepts based on input Mar 13, 2023: PCWS#3—Initial Overlay Concepts, Outreach Update Mar 21, 2023: City Council (CC) Study Session#1 Mar—May 2023: Board Meeting(s) on Overlay priorities and final recommendations, other updates (ongoing) Refine Overlay Concepts based on CC+PC input and finalize Draft Overlay code amendments for NA vote (late Mar—Apr ongoing) Overlay subcommittee to solicit input from Metro Home Builders Association before board vote Vote on Draft Overlay at NA Meeting June 12, 2023: PCWS#4 Draft Code Amendments June 20, 2023: City Council (CC) Study Session#2 July-August 2023: PCPH Sep—Oct 2023 CCSS; CCPH City Tasks/Deliverables: Neighborhood newsletters-subsidy and printing for 3 mailings GIS mapping; land use and demographic analysis Neighborhood Survey- review and comment on draft prepared by PNA Code concepts- review concepts prepared by PNA subcommittee for Comprehensive Plan consistency and legal sufficiency Attend PNA subcommittee or Board meetings on request-approx. 3 total Planning Commission work sessions including meeting notices and staff memo for each -approx. 4 total Planning Commission public hearings (approx. 2 total), including public hearing notices, Measure 56 notice (for any regulation limiting land use on private property), staff reports, draft ordinance, and legislative findings City Council public hearings(approx. 2 total), including public hearing notices, Council reports,final ordinance, Council findings Key: PNA= Palisades Neighborhood Association; PC= Planning Commission; CC= City Council; WS= Work Session; SS= Study Session PH = Public Hearing Page 2 of 3 Draft Work Plan 11/1/2022 Legal/Policy Issues: Clear and Objective Standards, ORS 197.307 Compliance with HB 2001 (Middle Housing), due June 2022 Comprehensive Plan Housing Needs Analysis, due 2023 (HB 2003) Housing Production Strategy, due 2024 (HB 2003) Measure 49 (ORS 195.300—195.336) limits the imposition of new land use regulations or requires just compensation Relevant Palisades Neighborhood Plan Goals and Policies: Land Use Goal: Maintain and enhance the neighborhood's established character and quality of life based on the predominant development pattern of single-family homes surrounded by scenic views, heritage landscapes, and nature. Land Use Policy#1:Strengthen the Palisades neighborhood character by maintaining and enhancing scenic resources, heritage landscapes, and natural resources identified in the Lake Oswego Open Space Plan (adopted in 2001). a. Preserve views that are essential to the character of the Palisades neighborhood. Land Use Policy#3: Ensure development occurs and functions in a way that is compatible with the predominant character and conditions of the surrounding area and addresses residents'objectives as identified in the Neighborhood Character section of this plan. (See Land Use, Existing Conditions, Neighborhood Character). a. Ensure that new non-residential development creates a positive contribution to the pattern of single-family homes surrounded by scenic views, heritage landscapes, and natural resources. b. Support ongoing observation and continued improvement to City development standards for residential infill design to ensure they have their intended effect. City Action Step#1: Consider new overlay zones for the Palisades neighborhood to preserve and enhance existing neighborhood character: a. Conduct an in-depth survey of properties in each Residential Development Typology area to determine the frequency of dominant neighborhood characteristics. Using the results, work with neighbors within each area to explore new regulations that would help to ensure that future development is consistent with the existing neighborhood character.Adopt an overlay zone/s to apply any additional regulations that are supported by the neighborhood. City Action Step#2: Develop a pilot lakefront zone or overlay zone for Area 1 of the Palisades neighborhood that would address the unique aspects of lakefront properties and properties with lake views. The zone would be intended to serve as a model for the development of lakefront zoning citywide. Key: PNA= Palisades Neighborhood Association; PC= Planning Commission; CC= City Council; WS= Work Session; SS= Study Session PH = Public Hearing Page 3 of 3