Agenda Item - 2024-02-12 - Number 07.1.2 - Exh G-1 Ltr fm K-Chavez 02-12-24 (LU 23-0036) February 12th 2024
Philip Stewart, Chair
City of Lake Oswego Planning Commission
PO Box 369
Lake Oswego, OR 97034
Re: Comments on LU 23-0036(Community Development Code Annual Amendments)
West Lake Grove Design District
Dear Chair Stewart:
Thank you for the opportunity to provide input on the Community Development Code Annual Amendments,case
file number LU 23-0036.While we have no comments on the proposed list of amendments,we would like to
request that the Planning Commission consider additional amendments related to specific standards applicable to
West Lake Grove Design District, as described below.
Hacienda Community Development Corporation(CDC)has been selected by Metro to develop affordable housing
at the southwest corner of Boones Ferry Road and West Sunset Drive. This project will provide 55 units of much-
needed housing for the community and will enliven a vacant site that formerly served as a staging yard for the
Boones Ferry Road improvement project.
We are currently in the design stage of the project and have identified some code standards that deserve attention as
part of LU 23-0036, specifically pertaining to requirements to provide shared driveway and parking lot access with
the neighboring property to the west,per LOC Figure 50.05.005-C: Internal Parking and Circulation,reproduced
below:
Figure 50.05.005-C:Internal Parking and Circulation (with site marked)
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Washington Ct
West Lake Grove Design District
Figure 50.05.005-C
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Hacienda CDC agrees that in some circumstances, shared vehicle access can provide for efficient vehicle
circulation among neighboring sites,particularly sites which may be developed with complementary commercial
uses. In such a context, customers may frequent multiple businesses on abutting properties without adding vehicle
trips to adjoining roadways.
However,in the case of abutting residential and commercial sites, shared vehicle access may not yield the desired
reduction in roadway trips due to differing user profiles,and introduces safety and security concerns for residents.
Accordingly,we are requesting that the code be amended to exempt our site from this requirement if the site is
developed with multifamily housing.
Our site is zoned West Lake Grove Office Commercial(WLG OC),which allows for a range of commercial uses.
However,in recognition of the need for affordable housing, City Council adopted Ordinance 2872 pursuant to case
file number LU 21-0019,allowing affordable housing at this site as now codified in LOC 50.03.003.2.d:
2. Residential Uses in Commercial and Special Purpose Zones
d. WLG OC Zone
Residential uses are limited to multifamily residences in the vicinity of Boones Ferry Road and
West Sunset Drive, as depicted on Figure 50.03.003-A.1, and shall consist of 20 or more units
where at least ten percent of the units are continuously rented, leased or made available for an
amount of rent plus expenses associated with occupancy, such as utilities and fees, totaling not
more than 30%of the income level that is 80%of area median income according to the
Clackamas County Housing Authority's income limits for affordable housing, adjusted for
household size.
Figure 50.03.003-A.1:Area of Residential Use Allowance in WLG OC Zone
. a
est Sunset Dr wV\Psr wnset Dr
ArQr UPr9t
Case file number LU 21-0019 does not mandate housing at this location,but it does allow for it. If the site were
developed with a commercial use,then shared circulation as depicted on Figure 50.05.005-C would be appropriate.
However,if the site is developed with affordable housing,then shared circulation as depicted on Figure 50.05.005-
C would no longer be appropriate for the following reasons:
• The shared circulation easement would introduce commercial traffic into the subject site, leading to
potential conflicts between vehicles and pedestrians(particularly children).
• Providing vehicle access to the neighboring property would result in an interruption of landscape areas and
buffering between the subject site and neighboring property.
• Providing vehicle access to neighboring property would result in an overall reduction in on-site parking
capacity since parking spaces would be displaced to accommodate vehicle through movements.
• The shared circulation will inevitably result in commercial parking in residential dedicated parking stalls,
burdening residents(families)to seek offsite parking.
We have enclosed suggested changes to LOC 50.05.005.4.b that would treat this code standard differently
depending on the proposed use (multifamily or otherwise). We have also proposed analogous changes to LOC
50.05.005.9.d.ii for those projects utilizing the Clear and Objective Housing Standards for Approval.
Thank you for your consideration in this matter.
Sincerely,
Kevin Chavez
Project Manager
Hacienda CDC
Enclosures: Requested code amendments
City of Lake Oswego
Comments on LU 23-0036(Community Development Code Annual Amendments)
Hacienda CDC's proposed code amendments
Hacienda CDC requests that the City incorporate the following amendments to the Community Development Code
as part of LU 23-0036. In the text below, only those sections with amendments are listed. Proposed language
additions are double-underlined.
CHAPTER 50: COMMUNITY DEVELOPMENT CODE
50.05.005 WEST LAKE GROVE DESIGN DISTRICT
4. STANDARDS APPLICABLE TO THE ENTIRE WLG DESIGN DISTRICT
a. General Requirements
Development which occurs within the West Lake Grove Design District shall create an aesthetically
pleasing entry into Lake Grove through the following design elements:
i. Architecturally designed structures of high design quality that are in scale with the site, in proportion to
similar buildings in the West Lake Grove Design District and which utilize a pleasing variety of
harmonious earth and muted tone materials, colors, finishes and textures;
ii. Preservation of substantial trees to retain the landmark status imparted by these resources;
iii. Orientation of building entrances shall conform to the provisions of LOC 50.06.001.5, Commercial,
Industrial, and Multi-Family Development Standards for Approval;
iv. Building design and orientation shall provide for effective screening and buffering of the subject
properties from adjacent residential neighborhoods; and
v. High quality designed landscapes involving native plant materials or those which have naturalized to
the locale,which will grow to significant size and impart seasonal color and interest.
b. Streets and Circulation
Access to Boones Ferry Road,new streets, internal vehicular driveways,parking,pedestrian and bike
facilities shall be provided and developed in accordance with the Streets and Circulation Element of the
West Lake Grove Design District shown below in Figure 50.05.005-B: Auto and Transportation
Circulation,Figure 50.05.005-C: Internal Parking and Circulation, and Figure 50.05.005-D: Street
Pedestrian Facilities and Pathways. If the site depicted on Figure 50.03.003-Al: Area of Residential Use
Allowance in WLG OC Zone is developed with multifamily residences as permitted by LOC 50.03.003.2.d,
then it is exempt from the shared driveway parking lot standard depicted on Figure 50.05.005-C: Internal
Parking and Circulation.
Figure 50.05.005-B: Auto and Transportation Circulation
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Figure 50.05.005-D: Street Pedestrian Facilities and Pathways
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Through provision of shared access and driveways,parking and pedestrian systems,development shall
occur in a manner to ensure the phased construction of the planned circulation and access system and in no
circumstance shall prevent the development of a cohesive access and circulation system. Furthermore,
public bike and pedestrian facilities shall be provided on both sides of Boones Ferry Road as illustrated by
Figures 50.05.005-B, 50.05.005-C, and 50.05.005-D. Figures 50.05.005-E, 50.05.005-F, 50.05.005-G,
50.05.005-H, and 50.05.005-I illustrate the desired design treatment of West Sunset Street, Lower Boones
Ferry Road and a pedestrian path intended to serve a portion of the WLG R-2.5 Residential Townhome
zone.
Figure 50.05.005-E: West Sunset Street Typical Street Section A-A
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Figure 50.05.005-F: West Sunset Street Typical Section B-B
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Figure 50.05.005-G: Lower Boones Ferry Road Typical Section C-C
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Figure 50.05.005-H: Pedestrian Walkway Typical Section
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Figure 50.05.005-I: Lower Boones Ferry Road Typical Section E-E
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The number of access points on Boones Ferry Road shall be minimized through the use of consolidated
driveways sufficiently wide enough to allow for simultaneous ingress and egress. This shall require
property owners to agree to construct or share in the cost of consolidated driveways either:
i. At the time of development; or
ii. At such future time when sufficient land area is developed to make driveway consolidation practical.
This provision does not apply to the site depicted on Figure 50.03.003-A.1: Area of Residential Use
Allowance in WLG OC Zone if it is developed with multifamily residences as permitted by LOC
50.03.003.2.d.
If it is impractical, due to the timing of development,to develop consolidated driveway access for more
than one parcel,the location of future consolidated access shall be determined by the approval authority
based upon the:
(1) Streets and Circulation Element of the West Lake Grove Design District, Figure 50.05.005-B,
Figure 50.05.005-C, and Figure 50.05.005-D;
(2) The ability to serve the maximum number of land uses and properties;
(3) Traffic safety and operational characteristics; and
(4) Use of more than one property to ensure future consolidated access, such as at property lines.
The approval authority may approve interim individual driveways access to Boones Ferry Road subject to
the findings of a traffic analysis and the condition that when adjoining properties develop,permanent
shared access be developed pursuant to this section. In circumstances where the location of permanent
shared access is not in the same location as an interim driveway,the driveway shall be removed and the
area landscaped or otherwise integrated into the design of the subject site under the provisions of this
section.
Driveway consolidation shall require the execution of reciprocal,nonrevocable easements in a form
necessary to ensure unimpeded property access and driveway maintenance.
All driveways shall include safety features such as changes in surface material, signage and lighting to alert
drivers to the potential presence of pedestrians.
9. CLEAR AND OBJECTIVE HOUSING STANDARDS FOR APPROVAL
d. Standards Applicable to the Entire WLG Design District
i. Site Design Standards
(1) Purpose
Development which occurs within the West Lake Grove Design District shall achieve an
aesthetically pleasing site and building design that:
(a) Preserves substantial trees in order to retain the landmark status imparted by these resources;
(b) Through building design and orientation,provides effective screening and buffering of the
subject properties from adjacent residential neighborhoods;
(c) Through high quality designed landscapes involving native plant materials or those which have
naturalized to the locale,plants will grow to significant size and impart seasonal color and
interest; and
(d) Incorporates landscape features which contribute to a unifying design theme and continuity
within the West Lake Grove Design District, such as paving materials and textures, lighting,
street furniture, signage and plant material selection, especially trees.
ii. Streets and Circulation
Access to Boones Ferry Road,new streets, internal vehicular driveways,parking,pedestrian and bike
facilities shall be provided and developed in accordance with the Streets and Circulation Element of the
West Lake Grove Design District shown below in Figure 50.05.005-0: Auto and Transportation
Circulation,Figure 50.05.005-P: Internal Parking and Circulation, and Figure 50.05.005-Q: Street
Pedestrian Facilities and Pathways. If the site depicted on Figure 50.03.003-A.1: Area of Residential
Use Allowance in WLG OC Zone is developed with multifamily residences as permitted by LOC
50.03.003.2.d,then it is exempt from the shared driveway parking lot standard depicted on Figure
50.05.005-P: Internal Parking and Circulation.
Figure 50.05.005-0: Auto and Transportation Circulation
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Through provision of shared access and driveways,parking and pedestrian systems,development shall
occur in a manner to ensure the phased construction of the planned circulation and access system and in
no circumstance shall prevent the development of a cohesive access and circulation system.
Furthermore,public bike and pedestrian facilities shall be provided on both sides of Boones Ferry Road
as illustrated by Figures 50.05.005-0, 50.05.005-P, and 50.05.005-Q. Figures 50.05.005-R, 50.05.005-
S, 50.05.005-T, 50.05.005-U, 50.05.005-V and 50.05.005-W illustrate the desired design treatment of
West Sunset Street,Lower Boones Ferry Road and a pedestrian path intended to serve a portion of the
WLG R-2.5 Residential Townhome zone.
Figure 50.05.005-R: West Sunset Street Typical Street Section A-A
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Figure 50.05.005-S: West Sunset Street Typical Section B-B
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Figure 50.05.005-T: Lower Boones Ferry Road Typical Section C-C
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Figure 50.05.005-U: Pedestrian Walkway Typical Section
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Figure 50.05.005-V: Lower Boones Ferry Road Typical Section E-E
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L -aver Soonee Ferry Road Typical Street Section -E
Access points on Boones Ferry Road shall be consolidated to allow for simultaneous ingress and
egress. This shall require property owners to agree to construct or share in the cost of consolidated
driveways either:
(1) At the time of development; or
(2) At such future time when sufficient land area is developed to make driveway consolidation
practical.
This provision does not apply to the site depicted on Figure 50.03.003-A.1: Area of Residential Use
Allowance in WLG OC Zone if it is developed with multifamily residences as permitted by LOC
50.03.003.2.d.
If it is impractical, due to the timing of development,to develop consolidated driveway access for more
than one parcel,the location of future consolidated access shall be determined by the approval authority
based upon the:
(a) Streets and Circulation Element of the West Lake Grove Design District, Figure 50.05.005-0,
Figure 50.05.005-P, and Figure 50.05.005-R;
(b) The ability to serve the maximum number of land uses and properties;
(c) Traffic safety and operational characteristics; and
(d) Use of more than one property to ensure future consolidated access, such as at property lines.
The approval authority may approve interim individual driveways access to Boones Ferry Road subject
to the findings of a traffic analysis and the condition that when adjoining properties develop,permanent
shared access be developed pursuant to this section. In circumstances where the location of permanent
shared access is not in the same location as an interim driveway,the driveway shall be removed and the
area landscaped or otherwise integrated into the design of the subject site under the provisions of this
section.
Driveway consolidation shall require the execution of reciprocal,nonrevocable easements in a form
necessary to ensure unimpeded property access and driveway maintenance.
All driveways shall include safety features such as changes in surface material, signage and lighting to
alert drivers to the potential presence of pedestrians.