Loading...
Agenda Item - 2023-05-22 - Number 07.1 - Staff Memo 05-12-23 w-Attach (PP 22-0005) 049 MEMORANDUM trk O OREGO\--‘ TO: Planning Commission FROM: Erik Olson, Long Range Planning Manager SUBJECT: Update on Housing Needs and Production Strategies (PP 22-0005) DATE: May 12, 2023 MEETING DATE: May 22, 2023 On May 22, 2023, staff will provide an update to the Planning Commission with a summary of comments received during public engagement related to initial drafts of two components of the City of Lake Oswego's Housing Needs Analysis (HNA): the Buildable Lands Inventory (BLI) and Housing Capacity Analysis (HCA). The Planning Commission and City Council previously conducted work sessions reviewing the findings of the draft HCA and BLI documents, respectively, on April 10, 2023 and April 18, 2023. The update will identify general themes and topics of discussion that occurred through several avenues and recent engagement events, including an Online Open House, a Neighborhood Forum event, and a Housing Production Strategy Task Force meeting dedicated to discussion of the draft HCA and BLI. See Attachment 1 for a summary of the public input received during these events. Staff and project consultants at MIG and Johnson Economics will revise the draft HCA and BLI documents based on this input and the direction provided by the Commission and City Council. The final HNA Report will reconcile these documents through an analysis comparing the amount and type of land available for future residential uses with the amount and types of housing units needed by the City of Lake Oswego. The Planning Commission will not be taking any action at this time. The Commission will consider whether to adopt the updated HNA at a public hearing on July 24, and the City Council will consider adoption of the HNA at a subsequent public hearing on September 5, 2023. ATTACHMENTS 1. HNA and HPS Summary of Public Involvement, 05/02/2022 Respect. Excellence. Trust. Service. 503-635-0290 380 A AVENUE PO BOX 369 LAKE OSWEGO,OR 97034 WWW.LAKEOSWEGO.CITY 0k4A C0 s kri n a 0$EGoo. City of Lake Oswego Housing Needs Analysis and Housing Production Strategy Summary of Public Involvement—Spring 2023 Introduction The City of Lake Oswego is in the process of drafting a Housing Needs Analysis (HNA) and Housing Production Strategy(HPS) as required by the State of Oregon.This document summarizes the public engagement efforts and comments received in the spring of 2023 as part of this process. More information about the project by the City of Lake Oswego is available at the project website: https://www.ci.oswego.or.us/planning/pp-22-0005-housing-needs-and-production-strategies This summary identifies general themes and topics of discussion that occurred through several avenues and engagement events described below. Public Engagement Opportunities • Online Open House/Virtual Neighborhood Forum.The City created an Online Open House to (1) provide a summary of the project's draft findings to date, and (2) ask for feedback on those materials, as well as participants' opinions and priorities related to housing in Lake Oswego.The Online Open House was made available for public input from March 31 through April 24, 2023.A detailed summary of feedback from the Online Open House is provided in Appendix A. • Neighborhood Forum.The City of Lake Oswego held a virtual neighborhood forum on April 6, 2023 at 5pm. A summary of this event can be found in Appendix B. • Housing Task Force.The City appointed a Housing Task Force that includes a variety of housing stakeholders, including realtors, housing development industry members, homeowners, renters, and representatives of the City's Planning Commission, City Council, 50+Advisory Board, and Transportation Advisory Board, among others.The Board has met twice to date, including a meeting to discuss the project's draft findings on March 24, 2023. A summary of Task Force input on initial project findings is provided in Appendix C. • Planning Commission.The Lake Oswego Planning Commission held a study session on these materials on April 10, 2023.A recording of this meeting can be found here: https://www.youtube.com/live/FAI7earhDwc. • City Council.The Lake Oswego City Council held a study session on these materials on April 18, 2023. A recording of this meeting can be found here: https://www.youtube.com/watch?v=FvHQE-H-ZxE. Key Themes and Topics of Discussion Key themes across the City's various public engagement efforts are described below.This feedback will be incorporated into revisions of the draft documents and will inform later phases of this effort, including the City's Housing Production Strategy(HPS) later this year. Detailed information and specific responses are provided in the appendices to this report. PP 22-0005 ATTACHMENT 1/PAGE 1 OF 41 City of Lake Oswego Housing Needs Analysis and Housing Production Strategy Study Area Discussion of the project's study area was common.The draft Buildable Lands Inventory included land that has a City of Lake Oswego Comprehensive Plan designation but in some cases has not yet been annexed into the City.The project team is coordinating with Metro and DLCD to clarify the geographic scope of the analysis.The revised draft Buildable Lands Inventory(BLI)will address this issue. Middle Housing and CC&Rs The draft analysis assumed the development of about 400 units of new middle housing through the planning horizon. Several members of the community and City decision-makers noted that many neighborhoods have codes, covenants, and restrictions (CC&Rs) prohibiting infill development.The City currently has no detailed inventory of these CC&Rs, but other data may be available to help approximate their impact on the capacity of and need for buildable land within the City. Affordable Housing As with many other communities, housing affordability is a key concern in Lake Oswego. "Housing Affordability" and "Availability of housing for lower incomes" were the two greatest needs identified in the online survey(see Figure 1). In a separate Online Open House question, "Housing specifically for people with lower incomes" was the second highest choice for desired housing types. Other opinions heard include: • Some of the more affordable housing today are older homes that might be considered redevelopable by the analysis—redevelopment would likely result in more expensive homes in those locations in comparison to some of the existing homes in those areas. • The income breakdowns shown in the draft HNA seemed too focused on higher incomes, with roughly half of new housing units being affordable to those below the highest income brackets. • Providing large amounts of new affordable housing is not an appropriate role for the City • The market will set housing prices and the government should get out of the way. Summary of Public Engagement—Spring 2023 Page 2 PP 22-0005 ATTACHMENT 1/PAGE 2 OF 41 City of Lake Oswego Housing Needs Analysis and Housing Production Strategy Figure 1. Online Open House Responses to "What are the greatest housing needs in the City of Lake Oswego"? Value Percent Responses Housing affordability 78.4% 40 Availability of housing for lower 60.8% 31 incomes Availability of housing that supports 58.8% 30 aging in place Availability of housing that is the right 31.4% 16 size for my family Housing supply 23.5% 12 Other -Write In (click to view) 19.6% 10 Housing quality 5.9% 3 Availability of housing for higher 3.9% 2 incomes When asked whether the City should play a strong role in supporting the development of housing for lower income residents, survey respondents generally said yes.The community provided a variety of opinions on the topic of what that role should entail, including: • Multi-unit housing should be concentrated in specific areas, away from single-unit housing and existing neighborhoods. • Middle housing and multi-unit housing should be integrated into all neighborhoods. • Entry-level homeownership units are needed. • Rent control/tax on house flippers/inclusionary zoning is needed. • Workforce housing is critical. A diverse community is a strong community. • Government intervention only makes things worse. • Consider tree canopy. • Preserving neighborhood character should be the top priority. • Large single detached homes are being built;this is problematic. • There are disparate impacts of development and construction across the city. • The City has taken strides toward more affordable housing recently—keep it up. Summary of Public Engagement—Spring 2023 Page 3 PP 22-0005 ATTACHMENT 1/PAGE 3 OF 41 City of Lake Oswego Housing Needs Analysis and Housing Production Strategy Figure 2.Role of Lake Oswego in Supporting Development of Housing for Lower Income Residents What is your level of support for the following statement? The City of Lake Oswego should take a strong role in supporting the development of housing for lower income residents? (100= Very High Support, 0=Do Not Support At All; Mean 66/100) 0-20 20-40 40-60 60-80 80-100 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Aging in Place "Availability of housing that supports aging in place" was identified as a key need for Lake Oswego in the online survey.This generally means housing that has accessibility features for individuals with impaired mobility, and that is located adjacent to amenities that support a high quality of life and/or provide needed services.The affordability of housing is also a consideration, as older people who may be on fixed incomes may find it more difficult to afford to live in the community. Redevelopment and Partially Vacant Land The draft BLI identified properties to be considered "Partially Vacant," generally parcels with low value homes or with very large lots. Respondents suggested that some of these areas might be unlikely to provide new housing units— particularly if restrictions prohibit future subdivisions. Middle Housing Cottage homes, also known as "cottage cluster" housing, were the most frequently chosen housing type that respondents would like to see more of in Lake Oswego. Other Comments on the Initial Housing Needs Projection The online survey provided a summary of the initial housing needs projection and a link to the detailed Housing Capacity Analysis(HCA) report for those interested in reading more. When asked whether these results seem reasonable, responses varied significantly. With an average value of 45/100, about half of respondents thought the results seemed neutral to reasonable, while half did not. Summary of Public Engagement—Spring 2023 Page 4 PP 22-0005 ATTACHMENT 1/PAGE 4 OF 41 City of Lake Oswego Housing Needs Analysis and Housing Production Strategy Do these initial HCA Results seem Reasonable to You? (100= Very Reasonable, 0=Not Reasonable at all;Mean 45/100) 0-20 20-40 40-60 60-80 80-100 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Comments related to the initial housing needs projection included: • Odd that population is expected to grow so little but housing unit need is higher due to decreasing family sizes.Where does this assumption come from? • Population will increase more than is expected by this forecast. • The state should not mandate more development in our small town. • We need even more affordable housing than shown in these projections. • Need more information to provide an informed opinion about projections. • This analysis seems to lack a focus on the City's goals of Diversity, Equity, and Inclusion. Other Comments on the Draft Buildable Lands Inventory (BLI) The online survey provided a summary of the Draft BLI and a link to the detailed report for those interested in reading more. When asked whether these results seem reasonable, responses varied significantly. With an average value of 47/100, about half of respondents thought the results seemed neutral to reasonable,while half did not. Figure 3.Results of BLI Rating Question Do these initial BLI Results seem Reasonable to You? (100= Very Reasonable, 0=Not Reasonable at all; Mean 47/100) ■ 0-20 20-40 40-60 60-80 80-100 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Additional comments included: • CC&Rs are not accounted for in this work—these will preclude infill in many cases. • Private open space has value—don't fill the city to the brim. Summary of Public Engagement—Spring 2023 Page 5 PP 22-0005 ATTACHMENT 1/PAGE 5 OF 41 City of Lake Oswego Housing Needs Analysis and Housing Production Strategy • Look at underutilized commercial land for potential housing. • Erosion, landslides,wetlands are a big concern. • Infrastructure issues may make it costly to develop in many areas, particularly areas outside of the City limits. • We should consider allowing development on slopes, or taller buildings. • Focus density along corridors—State Street, Boones Ferry Road, etc. Conclusion The input provided and summarized here will be incorporated into the revised BLI and HNA documents and will inform later steps of the work.The final BLI and HNA documents will be included in the Final HNA Report,which is expected to be adopted by the City of Lake Oswego Planning Commission and City Council in Summer 2023. Appendices A. Summary of Online Open House/Virtual Neighborhood Forum B. Summary of Lake Oswego HNA Public Meeting—April 6, 2023 C. Summary of HPS Task Force Feedback on Draft BLI and HCA—March 24, 2023 Summary of Public Engagement—Spring 2023 Page 6 PP 22-0005 ATTACHMENT 1/PAGE 6 OF 41 Report for Lake Oswego Housing - April 2023 Community Forum Response Counts Completion Rate: 73.5% Complete 50 Partial 18 Totals: 68 PP 22-0005 ATTACHMENT 1/PAGE 7 OF 41 1. To begin, please think about the different places you have lived throughout your life. What types of housing units were these? Please check all that apply, or write in other answers as needed. 100 75 c a) 50 v 0_ 25 0 Single Multi- Middle Manufactured Unhoused/homeless Family family(5 Housing home Detached or more (attached (such as a (one units in unit such mobile home on one as duplex, home in a its own lot, building) triplex,or mobile separated townhomes) home from park) neighboring units) Value Percent Responses Single Family Detached (one home on its own lot, 98.3% 59 separated from neighboring units) Multi-family (5 or more units in one building) 85.0% 51 Il Middle Housing (attached unit such as duplex,triplex, 56.7% 34 or townhomes) Manufactured home (such as a mobile home in a mobile 5.0% 3 home park) al Unhoused/homeless 5.0% 3 Other - Write In Count Totals 0 PP 22-0005 ATTACHMENT 1/PAGE 8 OF 41 2. In your opinion, what are the greatest housing needs that Lake Oswego faces today? Please check all that apply and add other thoughts below. 50 40 — 30 — c c 0 U 20 — 10 — 0 Housing Availability ofAvailability ofAvailability of Housing Other-Write Housing Availability of affordability housing for housing that housing that supply In quality housing for lower supports is the right higher incomes aging in size for my incomes place family Value Percent Responses Housing affordability 79.6% 43 Availability of housing for lower incomes 63.0% 34 11 Availability of housing that supports aging in place 59.3% 32 im Availability of housing that is the right size for my 31.5% 17 family Housing supply 27.8% 15 Other- Write In 18.5% 10 Housing quality 5.6% 3 Availability of housing for higher incomes 3.7% 2 PP 22-0005 ATTACHMENT 1/PAGE 9 OF 41 Other - Write In Count Apartment Housing 1 Availability of cottage clusters 1 CCRCs, senior facilities which would free up a lot of SFRs for resale and might fix the problem 1 Housing that does not continue to get larger per capita 1 Smaller homes are needed. We should stop the demolition of smaller homes and discourage 1 giant mansions. I know that will never happen because property tax, but we should Supply and demand has created the right sized housing availability in Lake Oswego. Small 1 cottages are only thing left that hasn't been explored.Any more development of apartments and connected massive buildings and it will get even more crowded .The streets are crowded enough,the grocery stores and barely navigable, lake Oswego is at capacity, other than the foot hills district.That can be used for more equitable housing solutions . Today's middle income folks might become tomorrows lower income persons because of 1 inflation. condos and townhomes that work for first time homebuyers 1 maintain older homes 1 too many megahomes 1 Totals 10 PP 22-0005 ATTACHMENT 1/PAGE 10 OF 41 3. What types of housing would you like to see more of in Lake Oswego? 60 40 ++ c N V N 0_ 20 — - 0 5�aa0o �0�e05 ���'`eQ�' \a0 5 `e+eaoe ea a yo o, 5`<\0 A e`�0 a zt •c 5 •c o e 0 •Q a� 5 ae 5 ey O°,csof a� ,Zsof• a� cc e ��`o,,, aoka a.44 e•Jsa,44 a`��'`5c o o. .o- Q\e+PQa� eao f;••`6 o y 0c, eoQ�`cef.., eo 46 eo�eo�`� a a a k �r od` �6 y`e�5 yaJ ee�a��� 00 5r oQe ca 'a ..c`�` .\moo 9 e� a O O to a 4 „cc <<`o' \ 00 00 e N, oa \ ce . ' ` PP 22-0005 ATTACHMENT 1/PAGE 11 OF 41 Value Percent Responses Single dwellings on small lots (less than 5,000 square 29.6% 16 feet) Single dwellings on medium lots (between 5,000 and 25.9% 14 10,000 square feet) di Single dwellings on large lots (greater than 10,000 18.5% 10 square feet) 11 Cottage homes—small units with shared open space 51.9% 28 and parking Duplexes and/or triplexes 31.5% 17 Apartments and condos 29.6% 16 Accessory dwelling units 37.0% 20 Housing specifically for people with higher incomes 3.7% 2 Housing specifically for people with lower incomes 51.9% 28 Other- Write In 20.4% 11 PP 22-0005 ATTACHMENT 1/PAGE 12 OF 41 Other - Write In Count CCRC, other senior housing with services. North Anchor project location would be ideal 1 Condos not apartments 1 I am in favor of all the options above but would like to see similar unit types built near each 1 other rather than spread out throughout the city and mixed in with other types of housing units. Live work/art spaces 1 Smaller affordable homes on normal size lots 1 Smaller single family for lot size 1 Tree preservation is a key priority. By partitioning lots and overloading them with large houses 1 there is no room left for trees.Trees should be a key factor in housing development plans. fixed income 1 i am not looking for more 1 mixed use housing to promote walkability 1 mixed use--promotes walkability 1 Totals 11 PP 22-0005 ATTACHMENT 1/PAGE 13 OF 41 4. To what degree do you agree with the following statement?The City of Lake Oswego should take a strong role in supporting the development of housing for lower income residents. 16 14 12 10 8 O U 6 4 2 I_ iIii— I I I III II I I 11 O ti'L y�o LO LR L0 0L 30 1,0 R� t0 0', h0 00 0b 00 1', ,\O 00 0t 00 0'L ,co y00 Statistics Average 65.6 Total Responses 44 PP 22-0005 ATTACHMENT 1/PAGE 14 OF 41 5. Is there anything else you'd like to tell us about housing in Lake Oswego? ResponselD Response 13 I DO think that the City of L.O. should take a role in supporting the development of housing for lower income residents but my concern is how it's done. For instance, multi- unit homes (whether for low income or not) would benefit from being close to each other (infrastructure, etc.) while other forms of land use, such as single family detached homes and multi-use buildings (living units above retail/commercial) should be located in thier own respective section(s) of the city. 17 Addressing multiple housing types needs to be addressed citywide.A variety of housing types should be integrated into all existing neighborhoods and added density not just clustered (siloed) into a few spots. Improvements to pedestrian infrastructure citywide would help reduce congestion from additional housing density. 21 I believe home ownership opportunities for entry level buyers need to be increased substantially. 22 In the multi-family category, I believe that LO should institute rent control immediately. I mean, affordable housing isn't going to magically appear overnight, so we have to do some right NOW to help the People. And don't worry.The almighty landlord will survive. 23 It is far cheaper for the City to purchase small homes for City employees than the cost of sewer expansion in already flood and landslide prone areas. 24 We've built housing for millionaires for the last three decades. Lake Oswego needs a lot more units affordable to normal people living and working here in town.This is a massive equity issue. Without smaller units for service workers, LO will remain a rich white enclave. 26 The market will determine the types and costs of houses. Government messing around with urban growth boundaries is what got us into this mess. Stay out of it. 27 I think the strides Lake 0 has made on affordable housing are more than enough with the 2x projects on boones ferry for habitat/metro.The states need for housing can't all fall to cities to have to "infill" until unlivable with traffic. We didn't move here for a busy life - the only further development should be small, and disconnected cottages with open space built in. 29 Work harder to preserve the large tree canopy 32 Lake Oswego is an extensively developed affluent community.There isn't broad support for the development of housing for lower income residents.The priority seems to be "preserving neighborhood character". I encourage the City to prioritize these concerns as they explore future housing plans. PP 22-0005 ATTACHMENT 1/PAGE 15 OF 41 ResponselD Response 33 Way too many mega homes going in and tear downs of older homes in our neighborhood. We need more duplexes/triplexes and ADUs as well as truly affordable housing! 37 We should heavily tax house flippers who are driving up prices by adding a tax to any house bought and sold within a fixed number of years with exceptions if the owners lived in the house and can prove hardship or major life event forcing them to move. 38 Setbacks and tree protections are necessary to preserve Lake Oswego's tree canopy. In recent years,there has been a huge net loss of significant trees to the detriment of our quality of life and neighborhood character. 39 City approves too many super-sized houses built so close to lot lines they infringe on adjacent neighbors 41 The trend of developers buying small older houses,tearing them down and building spec "McMansions" is ruining the character of our community.That raises prices for the small homes on large lots beyond the ability of people looking for starter homes (because the value is in the land and not the house) or affordable options and increases the plethora of huge lot line to lot line houses. 42 Developers who build monstrous homes and say they are justified because we need housing - NO that is not the kind of housing we need.We need more affordable homes. 45 Good honest people are being shut out due to housing cost. Please add more affordable housing. 46 Maintain existing neighborhood density and character and honor established zoning laws. 47 Keep the beautiful nature surrounding the housing 48 The current building codes is resulting in unsustainable housing for most median income resident. I see much larger new homes on similar lot.The Max Floor Space calculation needs to result in smaller new homes.Also the pervious surface on lots needs to increase on new development. 50 I would like to see the housing have a uniqueness to it,that makes the entire city stand out. Not end up with "cookie cutter" designs, but thoughtful and sustainable attributes to it. Like situated for using Solar, with EV hook ups, Drip irrigation systems, in someplace with "cottage homes"they share a solar system of some sort, low energy heat pump or similar HVAC systems, and inlcude air conditioning as the summers are growing hotter, so especially for the eldery or others, homes be air conditioned and have air filters that work when wild fire or other smoke events occur. PP 22-0005 ATTACHMENT 1/PAGE 16 OF 41 ResponselD Response 52 Increased density should not cause the loss of the Urban Forest Canopy.The housing should have increased setbacks to allow for more trees to remain.There should be a limit on the square footage of homes and encourage smaller multiple dwellings on one lot. There should be a moratorium on homes greater than 5000 Square footage.There should be incentives to build middle housing perhaps with decreased permit costs or kickbacks from the city. 53 There is a constant gap between how areas of high value homes are treated and those in more modest areas.This includes higher burdens for supporting city programs (e.g, sites for the Boones Ferry construction staging,the location of the bus barn,targeting for increased density development). No one is suggesting these things fall on the residents of Westridge or West Lake or Hallinan. The planning committee really needs to take a hard look at how the policies that get enshrined are applied and if they can be applied with even impact. 57 Our city needs to promote affordable housing in order to ensure that current residents can age in place, and to ensure that families with children can continue to find a place to live here. I enjoy living in my neighborhood with a mixture of older and newer houses, larger and smaller houses--our neighborhood has families with young children and also older adults who are aging in place. A mixture of housing can promote intergenerational friendships and creates a strong sense of community. Right now, Lake Oswego doesn't have a lot of options for young adults who would like to find a place to live in the community where they grew up,for older adults who need to downsize but don't want to leave their community, or for families with young children who are looking for an affordable home. 58 The "medium income" person or family could be later classified as "lower income" due to rapid inflation. Individual or families could get priced out of the area. In other words the person driving the Mercedes today would be driving a Mazda 3 tomorrow because of a change of income. 60 Our city needs to support housing for lower income residents. Our city does not currently have enough affordable housing for young families,young adults, or adults who are aging in place. 61 Important to get housing for lower income so people can work where they live 63 Lake Oswego has an excellent tract record for increasing the number of units over the last 5 years. We have innovative code that tries to incentivize long term rentals of ADU's over using them as Air B&B's.All of this goes towards positively contributing to solutions on a local level. We need to maintain strong development code so that all projects will continue be of quality such that Lake Oswego housing continues to provide excellent quality of life for residents. 66 Build around trees; don't destroy them. Make sure parking is adequate for residents if you expand housing.This is not a cheap area so don't build cheap housing just to build (like Renaissance Homes) PP 22-0005 ATTACHMENT 1/PAGE 17 OF 41 ResponselD Response 68 Developers building large homes have the most clout.They take up valuable land that could be used for lower income housing.The city has a responsibility to address this. I realize that sellers want top dollar and the only buyers are the developers building large homes so it's complicated but regardless, we need to figure this out. 71 I believe there are to many homes built with large square footage that are occupied by two or even less people. If housing is provided I would like to see our Police, Fire, and Maintenance personnel (plus Teachers) living here in Lake Oswego. If there is ever an emergency it will be very difficult for those people to get back to work from their homes in the more affordable suburbs. NOTE: I blame the banking and investment industries for requiring that the housing built on a very expensive lot to be priced in the SM plus price range. If needed,the city should require all developments to provide some percentage of lower income units in any group of housing.That includes the individual developers who build multiple large homes in LO to also build some number of smaller, lower income properties in be excluded from further building permits. 73 I believe there are to many homes built with large square footage that are occupied by two or even less people. I like to see housing available for our Police, Fire, and Maintenance personnel (plus Teachers) to live here in Lake Oswego. If there is ever an emergency it will be very difficult for those people to get back to work from their homes in the more affordable suburbs. NOTE: I blame the banking and investment industries for requiring that the housing built on a very expensive lot to be priced in the $M plus price range. If needed,the city should require all developments to provide some percentage of lower income units as a percentage of housing they build inour city.That includes the individual developers who build multiple large homes in LO per year.Those developers should also build some number of smaller, middle/lower income properties or be excluded from further building permits. 75 There needs to be more affordable and accessible workforce housing. I lived in LO for 12 years, raised my daughter there and, I still work here! I was forced out because housing is too expensive and barriers to housing are too high.A diverse community is a stronger community and I feel like LO is just now waking up to this and is moving in a good direction! PP 22-0005 ATTACHMENT 1/PAGE 18 OF 41 ResponselD Response 76 The inflated prices go beyond my comprehension. I see "McMansions" being built on these tiny lots, and (to my astonishment) sold.An example is on Parker Rd.Tiny lot. Huge house built- no yard, nothing special about this house. Sold in 2 weeks for over 2 million!!! I asked everyone I knew to guess what that place sold for snd to go high, no one came close to two million.Another house, on the end of Parker Rd- used to have a chicken pen on it-the house is king and narrow and again takes up the whole tiny lot- sold for just over a million- and that was over s year ago. I said they'll never get a a million- cramming a weirdly shaped house on a lot that was divided in 2 -forget it! But it did sell.To people from CA. EVERY SINGLE TIME, it's someone from CA.It so oh ears that's the demand being met above someone like me, who has lived here since 1984. Both my Guadians were blue collar.And we had a nice ranch style on a huge lot. On Parker Rd. Now I know that part of Lake Grove is unincorporated, but every time they put in a me mansion, it becomes part of the city f Lake Oswego.And the mow down every tree on the lot.All this is fact. I've been watching it go in for years.As I had no alternative but to live in hotels and couch surf until I gave up and moved to temporary housing in Beaverton. So Lake Oswego's Nantes about inclusiveness and equity is a joke. "If they build it, people will come."There's no sec 8.There's no low income housing.Affordable housing? Based on a median income of$88,000 a year? I don't even make half that. PP 22-0005 ATTACHMENT 1/PAGE 19 OF 41 6. Do these initial findings seem reasonable to you? 10 8 6 +, m u ^� LL 4 2 — — -- — --- 0 O R 0 titi do 0 ,LR , bL 30 �O �R IN <0 ho 00 OR c0 1 L �O (b �R cbb O'L 0o 00 Statistics Average 44.1 PP 22-0005 ATTACHMENT 1/PAGE 20 OF 41 7. Do you have any other comments, questions, or concerns about the housing needs projection? ResponselD Response 13 Hard to give a meaningful answer in that the total number of households in the chart above is not referenced in the link just below the chart (based on a quick search for '1968' in that doc.) and does not match any of the totals in the chart at the top of the page. Does the lower chart refer to 20 year projections? 10 year projections?Although the column in the second chart shows 'Income' I believe the 1,968 refers to housing units but this is not clear. I don't feel I can give a meaningful answer without a) comparison of the existing division of income levels and b) the quantities of existing housing broken down by similar housing types.Additonally, in what context do you mean 'reasonable'? Sociallly equitable? Balance between the middle high income homes vs lower income? How would this affect the City's coffers and city projects? (BTW, I'm OK with a slightly lower tax base City projects in favor of housing for lower income earners). I feel strongly pro social equity but don't have enough information to know whether the projections given above are equitable or what affect it would have on the rest of the citizens of Lake Oswego.There is no question that there is a demand for additional affordable housing. Thank you for all your hard work on this, Erik and staff. I know it's not easy to inform others while trying to confuse or complicate the issue. 15 How can the population increase by only 1% and the needed housing increase by 11%? Where does the assumption of decreasing household size come from? 17 Would like to see an analysis of workforce housing need -for example housing need for teachers, healthcare workers, etc that are necessary to the city but maybe below the income level to be able to afford housing here. How can building or subsidizing certain types of housing make the city more resilient and diverse? 21 I'm wondering how housing that is currently under construction is counted in this assessment of new housing needed. I would want to be sure that the numbers reflect these units also. 22 When did $55k-$73k become "low income." Wow. I think more housing that accommodates this group is what's really needed. And that should definitely include regular homes! (Not giant McMansions). And not just apartments where you are under the thumb of some out-of-state landlord who only cares about profiting off a person's need for housing. 24 I think our population growth has been limited by the incredible constraints on housing for the last 30 years. No one can move here if nobody can afford a house here. I think a 1% pop growth is only realistic if we don't allow further housing production. 1% is 400 people or 20 per year,which seems ridiculously low when we are graduating 100s of kids every year from our high schools. 26 The only way lower income housing will be built in Lake Oswego is if the government subsidizes it and builds it. PP 22-0005 ATTACHMENT 1/PAGE 21 OF 41 ResponselD Response 27 It is insane to me that the state/metro org is trying to define demand for living somewhere and turn it into to a development mandate. It is not the governments job to force a city to develop when it's already packed and getting unlivable. We moved here for some space to move about in a small city. It already seems to be getting too crowded at every grocery visit, event, driving... Housing is a supply and demand issue for the building sector. Innovators in the business sector will come with lower cost ways to produce small cottages.That is the only further development that should be explored , in place of big houses. Lake Oswego is a quiet city- not New York City. 32 To what degree are these ratios tailored to fit the community to which they're being applied? For example,the above breakdown suggests greater than 1/3 of housing in Lake Oswego needs to be Low,Very Low, and Extremely Low housing requiring subsidy. How are those ratios determined, given Lake Oswego is an affluent suburban community that's very different than, say, Canby?Some visibility into how we're arriving at the ratios would be very helpful. 33 Be realistic as to chicken/egg syndrome: perception of LO being unaffordable unless very rich impacts projections. 35 Really in of lower income housing. I work with the school district, my income is limited. Thank you. 38 To avoid building many new large homes, and causing the current inventory of large homes to languish,the City could consider incentives for renovating older homes. 39 Although the groups below upper income combines for 51% of need,this doesn't seem like enough. Must all of LO's service workers,care givers, gardeners, city workers, teachers, restaurant staff, etc, etc. live outside of the city? 41 No 46 Proximity to employment opportunities is an important factor, new housing must imply more transportation options or improved ones. 48 The forecasted growth appears to be dramatically underestimated. We need much more housing at middle and below incomes. If not we will see more unfordable housing and increase in homelessness. 49 The population growth seems too low,therefore, it's hard to comment on the production spread between income segments. In general we need to produce for all income levels, and these findings reflect that. 53 The Metro (via PSU) projections have consistently been low for years. I am skeptical that we will only have 1%growth. People will continue to make sacrifices to move to LO as an ideal school community to raise families in.The per household estimate will not shrink as much as you expect. PP 22-0005 ATTACHMENT 1/PAGE 22 OF 41 ResponselD Response 58 I understand the income stats but these numbers could be changed due to changes in technology creating a decrease in higher paying carees. 60 It seems like our city is currently lacking sufficient housing for low income and very low income residents, and perhaps also for middle income residents. It therefore does not make sense that nearly half of the city's future needs are for housing for upper income households. 61 Looking at the full report too many people are spending more than 30% on their income on rentals. More affordable housing needed to increase the population who are able to work and live within the city. 63 I am not a demographer or statistician. It seems that this last question might be in the survey because someone with the ability to direct the survey does not like the numbers. Do these findings seem reasonable to you?Seriously? How many of us have access to the kind of data and skill set that would be necessary to start to explore much less answer this question. 66 Why 411 people but 1817 households?Are you anticipating lots of 1 person to a unit residences?What about multi-generational (2 generations)? I think that's a big need that is overlooked. 68 I suggest you address the greatest need first-that being the extremely low income through low income first,the middle income next and upper income last-there is plenty of upper income homes in LO - although people making $110K can barely afford to find a home in LO so "upper income" seems an odd choice of words. 71 We need to reduce the 49% upper income housing and increase the 16% and 13% Middle and Lower income housing.Those families are should be the backbone of our community. 73 I would like to see the 49% "Upper Income" number reduced and the 16% and 13%,for Middle and Lower Income, increased.Those families should be the backbone of our city and live out their lives here. Instead of the upper income people who move here, live for a few years,them move on to their"next" investment property. 75 Again, a city that is very well known for being a wealthy community, I feel it lacks any diversity in income. Access to housing for people who work in LO is vital to its growth. People shouldn't have to commute 45-60 minutes each way to work minimum wage jobs. Businesses don't thrive in that type of set up. PP 22-0005 ATTACHMENT 1/PAGE 23 OF 41 ResponselD Response 76 It's not accurate because the unincorporated areas of LO are not included in this analysis. That would definitely change the impact of a few things. And also, homelessness is hard to track. For myself I would not want to admit to anyone on it off the record what my housing siryation house die to feeling Shane and also the fear my daughter would be taken away from me.There truly is a fine line between being housed and homelessness. And that happened to me.The bank charged me$50 for THEIR MISTAKE on my account, and my car insurance went up instead of down that same month, and that's all it took for me to fall behind and I couldn't recover. Im far more secure with my finances now, but I still don't make a heck of a lot of money and qualify hands down for sec 8/low income housing. 82 Lake Oswego is not prioritizing the needs of its lower income residents. PP 22-0005 ATTACHMENT 1/PAGE 24 OF 41 8. Do these initial findings seem reasonable to you? 10 8 6 +. c cii v 4) 0_ 4 — — --- — — 2 — — --- — — 0 0 4 8 12 16 20 24 28 32 36 40 44 48 52 56 60 64 68 72 76 80 84 88 92 Statistics Average 47.8 PP 22-0005 ATTACHMENT 1/PAGE 25 OF 41 9. Do you have any other comments, questions or concerns about the Buildable Lands Inventory? ResponselD Response 15 Some land will need to also be set aside for parks and other infrastructure 17 The city needs more entry level housing to attract families and younger residents. Maybe incentivize something besides 4000 square foot houses 21 How do land divisions affect the partially vacant lot status?Is anyone accounting for homes that are currently under construction? Do the current and future population, household and housing units numbers include the unannexed areas of this map? How are projections for middle housing included in the plans? 22 I think we can find a way to squeeze in more housing if we really think about it. 23 It appears that you have used information from www.oregongeology.org/hazvu for flood and landslide limitations, however, in fact DRC approved a variance in Hallinan Heights within a know landslide zone. 26 You do not acount for lots that have Grandfathered CC&Rs that will preclude them from being developed into denser housing. 27 The city values its owned open space but it's citizens who own property should not? We should fill it to the brim? In the same way the city keeps space natural- private property can also remain untouched- even if it's a half an acre next to the house that has no use other than space from other people.There are already plenty of problems in the city that are caused by people needing more space for themselves 33 Look at unused/underused commercial property 38 As lots are developed,trees are lost and quality of life is diminished.To counter this effect,the City should evaluate options for strengthening tree preservation requirements as well as stronger tree mitigation.Additionally,the City should require improved connectivity for all newly developed lots (e.g. pathways between blocks to improve connections and/or sidewalks & pathways for improved pedestrian safety). 46 Must not build in areas subject to erosion, earthquake faults, river basins or bottom land or wet lands or hillsides subject to catastrophic failure.This may severely restrict open land. 49 "Recent development trends" may not reflect future development trends nor align with climate and affordability goals. 53 With middle housing now being the policy- I think that some accounting for the condo- ization of larger buildings or lots should enter the model. PP 22-0005 ATTACHMENT 1/PAGE 26 OF 41 ResponselD Response 58 I understand the information about buildable land. Given the current and future housing needs we must think"outside of the box". We should be looking at various techniques of building construction that would allow for construction on slopes and taller buildings. 61 None 63 Again, lets start with the same answer as the last category:I am not a long range land use planner. Do these findings seem reasonable to you?Seriously? How many of us have access to the kind of data and skill set that would be necessary to start to explore much less answer this question. 66 Cannot evaluate for#8. Do we have the same definition of what is buildable land 67 Part of what makes LO special is that it doesn't feel like a crowded city 68 You may have to change code to allow for development of the lower income housing that we need. 73 Of that"1,876 additional homes" I hope the higer percentage are designated as Single Attached, Duplex, and 3 &4 plexes.These are homes that our Police, Fire, and Maintenance personnel can afford. 76 Not at this time. 77 I would like to see density increased substantially in the Downtown and along corridors - State Street, Boones Ferry Road, etc. 81 Does the capacity include changing the zone restrictions so that multifamily dwellings can be built from lots that have old single family houses? PP 22-0005 ATTACHMENT 1/PAGE 27 OF 41 10. If you would like to be added to the email list for this project, please provide your email address below. We will provide occasional updates about the Housing Capacity Analysis and keep you informed about upcoming meetings and milestones. Your email address will ONLY be used to send you updates and will not be connected to survey results. ResponselD Response Responses removed PP 22-0005 ATTACHMENT 1/PAGE 28 OF 41 11. What is your relationship to Lake Oswego? Check all that apply. 100 75 c 0) 50 a) 0_ 25 0 I live in I live in I live I work in I regularly the City of unincorporated outside of Lake visit Lake Lake land near Lake Oswego Oswego Oswego Lake Oswego for Oswego reasons (but within other than the Metro work Urban Growth Boundary) Value Percent Responses I live in the City of Lake Oswego 79.6% 39 I live in unincorporated land near Lake Oswego (but 18.4% 9 within the Metro Urban Growth Boundary) I live outside of Lake Oswego 8.2% 4 I work in Lake Oswego 22.4% 11 I regularly visit Lake Oswego for reasons other than 8.2% 4 work PP 22-0005 ATTACHMENT 1/PAGE 29 OF 41 12. What is your age? 2%25-34 38%65+ 38%35-54 23%55-64 Value Percent Responses 25-34 2.1% 1 35-54 37.5% 18 55-64 22.9% 11 65+ 37.5% 18 Totals: 48 PP 22-0005 ATTACHMENT 1/PAGE 30 OF 41 13. What is your approximate household income (before taxes)? ResponselD Response 100000 32,000 55,000 110,000 1000000 $100-,000/- 250k 200,000 500000 75000 3500.00 $70000 50000 Over one million 200,000 85000 150,000 $110000 120,000 $500,000 150,000 100000 133,000 PP 22-0005 ATTACHMENT 1/PAGE 31 OF 41 ResponselD Response $150K 200,000 180000 $150,000 180,000 500000 400000 120,000 $40,000 45500 $38 000 250000 200,000 PP 22-0005 ATTACHMENT 1/PAGE 32 OF 41 14. What is your race/ethnicity? Check all that apply. 100 80 - 60 - +-, c aJ U i a) 0 40 - 20 - 0 White Black or African American Asian Native Hispanic or Other-Write In American Indian or Hawaiian or Latino Alaska Native Pacific Islander Value Percent Responses White 80.5% 33 ii Black or African American 12.2% 5 dm American Indian or Alaska Native 2.4% 1 1 Asian 2.4% 1 1 Native Hawaiian or Pacific Islander 2.4% 1 Hispanic or Latino 2.4% 1 Other- Write In 2.4% 1 Other - Write In Count Totals 0 PP 22-0005 ATTACHMENT 1/PAGE 33 OF 41 15. Do you rent or own your home? / 13%Rent 0 87%Own J Value Percent Responses Rent 13.0% 6 Own 87.0% 40 ii Totals: 46 PP 22-0005 ATTACHMENT 1/PAGE 34 OF 41 Lake Oswego Housing Needs Analysis Community Forum Summary of Questions and Comments Date:April 6, 2023 Time: 5:30pm-7:30pm Location: Online via Zoom 14 attendees Introduction Erik Olson, Long Range Planning Manager introduced the project and consultant team. Housing Needs Projection Brendan Buckley with Johnson Economics presented the initial results of the Housing Needs Projection. Questions and discussion included: • What are the factors for such a historically low population growth between 2023-2043?This is a Common question—our numbers are provided by Metro through their population forecasting process. Metro works with member cities to allocate growth to those communities. Not everyone in area convinced about how realistic forecasts are. Forecasts have been stable but recent population growth has been higher than expected. Will continue to be a topic of discussion for the project team. Additionally, in the future the State of Oregon is expected to change how forecasts occur.The city will need to update this analysis every six years moving forward. • Do people who work from home now, or have hybrid home/office work count in this number of 2,250 that live and work in LO?Given the timing of this census data, we don't think this data is catching increase in work from home very well.A lot of jobs are showing up as people who live in Lake 0 but have jobs located outside City. • Comment: Concern about the impact of tolling and think it is important to get better data about commuting. • Can you define what you mean by middle housing?60-120%AMI?AMI refers to area median income so 60-120%AMI means households making between 60%of that median income and 120%of median income. Essentially lower income through moderate income households relative to the average incomes in the area. Middle housing refers to duplexes,triplexes, quadplexes, townhomes and "cottage cluster" housing. • Comment: My understanding is that Middle Housing in the term being used for the new units being created by allowing previously Single Family lots to be developed in to 2-, 3-, and 4- unit properties. The premise is that these new multi-units will come on the market at prices lower than the current single family units. That may remain to be seen. But that was the idea behind HB 2003 PP 22-0005 ATTACHMENT 1/PAGE 35 OF 41 Lake Oswego Housing Needs Analysis—Summary of April 6 Community Forum • Do you know how an average of how many units are currently being developed/year in LO? There has been an average of 50-60 building permits per year in recent years; can be variation in that depending on the size of the units. • What percentage of the renters are currently cost burdened (>30%)AMI?About 50%of renters are cost-burdened. 29% are severely cost-burdened (spending more than 50% of rents). • Is there a metric that shows the current needs based on existing resident income and median home price?This information is summarized in the HCA report in more detail. • If 80%of existing units are SFH and we have an affordability crisis in the Metro area, why are we predicting that the majority of new units will also be SFH (likely$1m+)?Where do our kids' families live a decade from now?Why aren't we predicting denser housing?Types of future units needed is an important part of the City's housing policy, as enacted in its Comprehensvie Plan. Most strategies the City will consider aim to provide housing for lower income households, but our forecast also recognizes that single family homes are the predominant form of housing in Lake Oswego and most homeowners will continue to want that product. • Does the data include areas outside the city, or just within city limits? Facts and figures are generally for population within City and not necessarily for areas outside the City. We are in the process of looking at the study area boundary for this project. • For the 20-year forecast, can we get a breakdown for renters and owners for New Units Needed? For example, 677 5+ Units MFR, can we project if any of these will be condos? Assessed for rent vs. own equation?Trying to meet needs of some lower income via home ownership of condos? Refer to draft report; includes most of that information. 100 of the MF units are projected to be rental units. Buildable Lands Inventory Andrew Parish with MIG presented the draft Buildable Lands Inventory report. Questions and comments included: • Could infrastructure costs be used as a constraint to"buildable land"?What about areas outside of City where sewer extension is a long-known problem. Generally land within the Urban Growth Boundary is assumed to be urbanizable unless the the City determines a property cannot be served with infrastructure. • Can changes to the Max Floor Space on Partially vacant lots increase the number of units? I have noticed new single family homes increase in size dramatically(1-3 times the size). See lots that could have multiple smaller homes but instead see very large homes being built, making it difficult to fit more homes on a lot in those cases.Those types of potential strategies to increase unit count and/or density are one thing that the community can discuss in the upcoming housing strategy. It is reasonable to assume that homes will be built at high end of market if land is particularly valuable but also could reasonably assume some additional development on parcels with developable acreage. The City can look at trying to incentivize density in some areas, as opposed to building larger individual homes. Cities around state are taking a lot of different approaches towards that. • Lots of the partially vacant areas are in unincorporated neighborhoods. The demographics of those households not reflected in demand side of equation. Areas being targeted for development aren't necessarily being factored into other parts of analysis. How much of Page 2 PP 22-0005 ATTACHMENT 1/PAGE 36 OF 41 Lake Oswego Housing Needs Analysis—Summary of April 6 Community Forum demand will fall on people and NHs in those areas. Concerned that we'll create housing policies and plans that will unduly impact areas without representation. Please be specific and clear in language (e.g., areas within UGB vs.City). Maybe other homes with big houses on large lots also should be considered part of capacity. Possible to do an analysis of demographics in areas outside the city limits.We have tried to design partially vacant definitions/approach to consider those factors. Further refinement is expected as we continue the analysis. • If middle housing is forecasted at 410 units,can we look at incentives for ownership vs. rental opportunities?Yes, that will be part of next steps. • We Seem to be missing equity. DEI has been very important to City Council in last several years. Lake 0 has been considered a very rich enclave where it is hard for anyone who isn't wealthy to live here. Do we want people to be able to live here who can't afford to live here now? Could cut down on commuting,etc. if expanded the range of people who can live here. This will be a focus of the later"Housing Production Strategy" process. We are not quite there yet but will get there and expect many strategies or policies will focus on that aspect of housing. Additionally,the City has convened a task force that has fairly broad representation—those who live and work here; produce housing; owners and renters; and those who have experienced difficulty in accessing housing in Lake O. There has also been concerted effort by Council to look at ways to promote affordable housing here. It is important for City to apply equity lens to greatest degree possible as we move forward. • Middle housing—very new and challenging to think about. Need more info about this for this project. Areas of City that don't have potential for middle housing because of HOAs.. CC&Rs are an issue/barrier. When City adopted middle housing, had to ensure that zoning wouldn't be a barrier. Have heard feedback from others about wanting to see that information. Is a large undertaking and would have to figure out how to fund that analysis. If hear more comments about that and figure out how to pay for that analysis, can consider it along with other more fine-grained analysis related to middle housing. Next Steps Erik Olson discussed next steps, including: • Online OH open through 4/21 • PC Work Session—4/10 • CC Study Session—4/18 Page 3 PP 22-0005 ATTACHMENT 1/PAGE 37 OF 41 Housing Production Strategy Task Force - Comments on Draft Buildable Lands Inventory and Housing Capacity Analysis HPS Task Force Meeting#2 - March 24, 2023 Housing Projections • Forecasted population growth is very modest, the forecasted reduction in household size seems to be responsible for much of the projected housing need. Race and Diversity • Include an analysis of racial diversity in the Housing Capacity Analysis demographic profile; look at more than just economic diversity. Commuting Trends • Surprised about the amount of people that commute to work in LO. o Analysis should include information regarding those who work in Lake Oswego but live elsewhere. o Look at wages, if possible, or specifically focus on City employees, Lake Oswego School District employees, and EMS (Emergency Medical Services) professionals not residing in the City—since there may be data on these subgroups. o Worth noting that only a very small percentage of City employees live in the City; this could have implications for emergency response, among other things. Housing Needs • Analysis should look closer at the people who need housing in LO—often times people in transition do not choose to move, but are forced to move for various reasons. o People move where they feel welcome. o Housing types like accessory dwelling units (ADUs) can facilitate multigenerational living, allow caretakers to live on-site; spreading awareness and marketing ADUs better would help our work be more effective. o Local religious institutions are interested in this "human" factor. • Need to acknowledge the unhoused population in Lake Oswego—folks might be surprised to hear that there are unhoused folks here. o Worth noting that homelessness looks different in different areas— living in cars, sleeping on couches, etc. Unincorporated Areas • Unincorporated areas are included in the Residential Buildable Lands Inventory (BLI) as a potential way to provide more land to meet our housing demand. The demographics in these areas need further study in order to paint a fuller picture, as we need to better understand the people who reside in these areas currently. PP 22-0005 ATTACHMENT 1/PAGE 38 OF 41 • The inclusion of the Stafford triangle area could help to address the City's housing needs. Codes, Covenants, & Restrictions • How much middle housing can we actually forecast in the BLI given the presence of CC&Rs that preclude middle housing in many areas? • Suggestion to gather more precise information about CC&Rs throughout the City for a more realistic sense of capacity. Buildable Land& Density • There is a lot of density that is achievable under zoning that has not been fully built-out throughout the City o This is particularly true with the passing of new middle housing codes that allow for up to 8 units on detached single-family lots o Housing strategies could focus on how to realize this density more fully • The cost of land is incredibly high, particularly in areas identified as "vacant" and "partially vacant" in the BLI o High cost of land could encourage development or a more efficient use of land in certain circumstances, as it could be more valuable for larger properties to sub- divide when land prices are high enough. o However, the resulting housing product would likely not be affordable to the populations we are looking to target through our strategies. o Why would we target our affordable housing strategy towards these areas? Task Force Member comments sent via email From Kelly Reid, representing the Oregon Department of Land Conservation and Development: • Metro's forecast is for 441 new residents by 2043. Metro's numbers are limited to the city limits, however. There are unincorporated areas within the UGB, and these appear to be included in the BLI. If you are doing a BLI and include land outside the city limits (in the City's UGMA), then you should probably also use the Metro forecast for the City limits plus the area within the City's UGMA. Whether or not you include land in the UGMA will depend on how you and the County plan for those lands in your Urban Growth Management Agreement—if you expect the lands to be annexed into the City over time, you would probably want to include them, but if they are likely to remain in County jurisdiction, then you might not. For example, Milwaukie's HCA and BLI included only land in the City limits, because their UGMA allows properties to remain in the County and still develop at urban densities. To determine the population forecast in the UGMA areas, you have to look at Metro's forecast by TAZ. This can be challenging, PP 22-0005 ATTACHMENT 1/PAGE 39 OF 41 especially if a TAZ is half in and half out of the Metro UGB, but Metro staff should be able to assist. • Regarding lands with 25%of greater slope and land in 100-year floodplain -According to the Division 8 definition of buildable land, these areas should not be counted as buildable. If city codes allow some development here, it is "bonus"and not considered part of the city's capacity. • The draft includes an assumption of added capacity of 3%from middle housing, however 1) if Lake Oswego is not really getting any applications for middle housing yet and 2) many of the existing neighborhoods have CC&Rs that prevent ADUs and middle housing, etc, the 3%assumption might be high. Statute allows jurisdictions to assume added capacity of up to 3%. • It appears the BLI includes some capacity in the commercial zones, because residential uses are permitted uses. Is there any recent history of residential development in these zones?If there is not recent development activity, these zones should not be counted on to provide capacity—they can be another source of"bonus capacity"if developed in the future. • The current document may be consistent with this comment, but since this has come up in other jurisdictions, please note that for projects in the development pipeline (Marylhurst Commons is mentioned), the land should still be counted as vacant in the BLI. The future units, along with the land, are part of the city's next 20 years of housing supply. If the City has already issued building permits and wants to assume the land as developed instead of vacant, then the units should be 'removed'from the demand forecast as the land is 'removed'from the BLI. Public comments sent to Task Force The Task Force received email comment from one member of the public with comments on the draft HCA and BLI; these comments are summarized below: • Unincorporated areas should be analyzed for both the HCA and BLI using the same study area. • With middle housing code being recently adopted and its impact still unclear, it will be difficult to develop an accurate projection of how much middle housing to expect in Lake Oswego. This should be analyzed in more detail in the next draft. • Infrastructure costs should be factored into the analysis of buildable land. • City housing policy should aim to be welcoming to those who are transitioning between residences and wish to remain in Lake Oswego. o It would be helpful to focus on young people moving out of their childhood homes and seniors aging-in-place, as well as multigenerational living. PP 22-0005 ATTACHMENT 1/PAGE 40 OF 41 o Housing strategies should focus on lowering the barriers to homeownership and encouraging home retention. The email also included questions for staff and the project consultants; these questions related to how the study boundary was defined for the HCA and which specific developments were included in the housing forecast. City staff and project consultants with MIG and Johnson Economics followed up with this individual to address these questions and requests for clarification soon after they were sent. PP 22-0005 ATTACHMENT 1/PAGE 41 OF 41