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Agenda Item - 2011-06-27 PM (03) 5-4 „Aiwiri mmo �� �o�li\ I:Na....; Ii■inim ■■u inu i��.. i gym' 1I.Mil ri 7 T �ii III r N N 1n um n■■Mil �N � N IN- fi1 INN i i L 1�1 MIN 1111IIIa=�1 N.-Umum I111N1ONNNININIIMINNINIIMONNIN �■i. .i IINNININIMI IIIIfIIIIN1.1N../Nr RESIDENTIAL INFILL HANDBOOK CITY OF LAKE OSWEGO , OREGON EXHIBIT B (PP 10-0017) THE USE OF THIS HANDBOOK IS NOT INTENDED TO ACHIEVE MINIMAL DESIGN SOLUTIONS; RATHER, THE GOAL IS TO GUIDE THE DEVELOPMENT OF HIGH QUALITY AND INNOVATIVE DESIGNS . ThisHandbooklsWrittenFor: • RESIDENTS • HOMEBUILDERS • DESIGNERS • PLANNERS • NEIGHBORHOOD GROUPS TABLE OF CONTENTS RESIDENTIAL INFILL HANDBOOK Introduction 1 BACKGROUND 2 EXISTING INFILL CHARACTER 3 EXISTING LOT TYPES Design Principles 5 HOW TO USE THIS DOCUMENT 6 SAMPLE DISTRIBUTION OF LOT TYPES 7 TOPOGRAPHY OF THE SITE >> MASSING AND SCALE 15 PRIVATE TO PUBLIC PROPERTY TRANSITION 19 ROOF FORMS 23 EXTERIOR FINISH MATERIALS 27 WALL OPENINGS 33 ACCESSORY STRUCTURES 37 LANDSCAPING, RETAINING WALLS, AND FENCES ACKNOWLEDGEMENTS Prepared by: DAB Urban Design&Planning Portland,Oregon Myhre Group Architects Inc.Portland,Oregon Kelly Perso Design Portland,Oregon Prepared for: City of Lake Oswego,Oregon June 2011 INTRODUCTION RESIDENTIAL INFILL HANDBOOK Background All new residential development is considered infill development in Lake Oswego. Examples of infill include a new house on a vacant lot,a house that replaces a house that is torn down,a two or three parcel partition, or a multi-lot subdivision. In 2001, in response to citizens' concerns about the character and impact of new infill development, the City Council appointed an Infill Task Force to develop concepts to make infill more compatible with existing neighborhoods. The Task Force included citizens representing neighborhood associations as well as building industry representatives.Their recommendations for code amendments were adopted by the City Council in 2003. Following a few years of home construction under the new standards, the Task Force was Copies of the following adopted neighborhood reappointed to test the effectiveness of the standards and to address a variety of additional plans that can be picked up at the City or issues including residential design review,structure design and setback planes,flag lots,sloped viewed at http://www.ci.oswego.or.us/plan/ lots,and the use of open space in Planned Developments.The City Council adopted revisions to Neighborhoods/naplan.htm include: the infill standards in 2010. Included in the adoption was the charge to create an Infill Handbook which graphically describes key guidelines for good infill design. • Evergreen Neighborhood Plan (LOC 50.08A) Provisions of the development code related to residential infill will continue to be evaluated over • First Addition Neighborhood Plan time to ensure that the best possible infill standards are adopted. • Glenmorrie Neighborhood Plan(LOC 50.08B) • Lake Forest Neighborhood Plan To achieve compatibility, a house when viewed from the street should appear to fit in with both • Lake Grove Neighborhood Plan(LOC 50.08C) new and old houses in the neighborhood. Many of the neighborhoods in Lake Oswego have • Old Town Neighborhood Plan different compatibility measures. The City has adopted neighborhood plans which identify and • Palisades Neighborhood Plan describe additional guidelines for neighborhood compatibility. These plans are listed in the box • Waluga Neighborhood Plan to the left. Existing Infill Character •,. ' !, ,";-f,...4.,,LA _ ,• -_. , ,....; , A...-... -,,,, ,,,,,,:i ''..i..4,i.:.:•.k.;.4''..' • pt 1!111111 ,I �����1� 1 ••' ate ...,.. „!' , Y s o01•1 . .r.. 1 S pl_ ,l' 1 ' ` I I i � : • - ^x i,/ '' p�6 '2 ,,ass. iJ -J F., ' 'r• I. 114--:,.4;.'''..-,,,-;.0:-.',, I�} G7 i rt l,`� _ Win. Li �. • "< $ --« ._.,.,,. ,.. S _' W 11,1' • 5LI ,< 7�/ice- ■1 y a 1'4'4- .. i ii, . ....„1.. __:,...._,,_. rr,R'/ ■�� TTTr+ryg� S/ _ ap + +[6� 6' °tom'., 1 "A - n 1' r, 6 j, .. H2: . / .- r1 ._i l e.,ey e. _ h ;:u—� .. 11 I��I F .P" s ,A MT tij ~ —' '• '- 1 4 F �_C �� - '�t ,' �'. - x. d XF ASP 2 Existing Lot Types Based upon dimensions and shape,lots in Lake Oswego can be classified as one of the following three types. ----'� --- -j---� 1 . SMALL - TRADITIONAL GRID '1 11 :, ;,�� Characterized by rectilinear street pattern commonly seen in older neighborhoods. .L__11(.: i ' 'I�'_ :I Lots are small, typically 5,000 to 6,000 square feet. Infill houses on these lots tend to be large relative to the size of the lot. The footprint typically covers 30-35 percent of it 1;�} Ir-- --i a--,; the lot. Lots of this type are most commonly found in the older neighborhoods of Lake lI' 0IjIE ! Oswego such as First Addition, Old Town, Evergreen, portions of Hallihan, and portions of '�� _i ____ McVey South Shore. 2. IRREGULAR --7- Characterized by non-parallel property lines formed by curvilinear roads or uneven I ~`� i-- topography. The size of the lot often exceeds the minimum lot size but is either normally i i j I I; ! not large enough to be partitioned or cannot be partitioned because of its irregularlity.Their )471/ ;�� ,�' challenging geometries are sometimes additionally impeded by the presence of trees or wi, —I I water features which may influence the siting of a house. Lots of this type occur throughout Z4j-,,,,:,:t �� the city but are concentrated in neighborhoods such as Palisades, Lake Grove, Waluga, '�.J; Lakewood, Bryant, and Lakeview. ---- 3. LARGE - PARTITIONABLE Characterized by either irregular or rectilinear property edges.The size of the lot is at least ®, , r , ' twice as large as the minimum allowable size in the zone. While compatibility and context will drive the design of infill houses on small and irregular lots, infill houses constructed 11=,' large and partitionable lots have greater flexibility in the building envelope design because ._ --.. i there are more opportunities for siting. Lots of this type occur throughout the city but can be commonly found in Forest Highlands, Lake Forest,and Glenmorrie. 3 DESIGN PRINCIPLES RESIDENTIAL INFILL HANDBOOK How to Use this Document TO TOPOGRAPHY OF THE SITE Unlike a community development code or building code which tells what cannot be done, the purpose of this handbook is to provide visual inspiration and best practices for what can be done. \, Each design principle listed below contains an intent statement and backgound summary. The 11%/ MS MASSING AND SCALE guidelines that follow will help the user apply each design principle.The guidelines are illustrated with photos and sketches as applicable. PP PRIVATE TO PUBLIC PROPERTY The principles apply to all three lot types described on page 9. When meeting the principle is TRANSITION critical for a particular lot type,the icon will be highlighted in each section. Some photos will contain structures or conditions that could not be constructed on one or more R F ROOF FORMS of the three types of infill lots in Lake Oswego because they do not meet certain infill standards. Therefore when studying the images, only consider it in relation to the design guideline that it is illustrating. d MA EXTERIOR FINISH MATERIALS Some of the principles and guidelines may not apply to your infill lot. While the principles and ' guidelines contained herein contain good design strategies for any infill house and lot,if your infill lot is located in an existing Planned Development, it may not be subject to actual Infill standards. —1 OP WALL OPENINGS Infill houses should blend into their context. This can be challenging for many reasons. r Oftentimes, the context predates the proposed house by 40 years or more. Construction ` means and methods change over time. The real estate market, as well as the value of land,Vi O \ A S ACCESSORY STRUCTURES has significant influence on the size of the house that is built. This can easily result in a new IP , infill house being much larger than neighboring older houses. When this condition arises,there may be multiple treatments required to create a greater sense of compatibility between houses. Working with the City's development code,an adopted Neighborhood Plan if applicable,and the lie Hill LA LANDSCAPING, RETAINING following design guidelines will help formulate the ideal design for a site. if- ��" WALLS, AND FENCES s Sample Distribution of Lot Types iil - SI . �Y _.a ` .-,_ - • -�p0i�{ ", �1! ,u411 - _ -11 1 1 1 1 r i ,: ,��'/,' ' I f f c� r __% y •C. •.yyy.' w R-1 ' �, } e .j.9 �`-e.'Vg J N ,1 P I i} 1 R-0 _i _ _ -. +1 111`r 1_1 ram`' • PNA I �I / =:. 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I 7 '1I`.1:rA.,u-, _ _ ; -t I` ,k. \3 I !1 PHIS _ 111j,j, ,'irF 111 %� 11•• / - r�-1° =�' �ll�r1��% -�t+ .� � ,IRREGt1tAR �� ,, ,�,-<(' :Y., e '� I- i. ^=ram .' r,J__ h_ ' II �. r l-.l I d�nd-�_�' - r11 - y'- J �,"- `` N. - 1♦ ♦I♦ • • • •• , '�9�z `' ]"i'+. • c1 "-r[u =-'.N-d•'' ":r -'_I=: . 11-;.' - _ .. . . LARGE PARTITIONABLE ... :._ y i k TOPOGRAPHY OF THE SITE MINIMIZE THE IMPACT TO EXISTING TOPOGRAPHY IN THE SITING OF A NEW HOUSE IN ORDER TO BLEND WITH THE CONTEXT OF THE EXISTING NEIGHBORHOOD . /'r--r-1 H j ; lr 1 1 • Lake Oswego is a city comprised of a vast array of topographic variation and natural resources q.., ,. _ '. including: natural hillside; an extensive tree canopy; water features such as Oswego Lake, its 1 4 1 . ;. , • canals and tributaries; and the Willamette River. These features can present both challenges •' and opportunities when siting a house on a piece of property. si . . ..:• Topography directly affects the design of a house.The required setbacks from tree groves and 0+r`k4''. 4 "• - t., 4.. R streams limit the position of a house on its site and affect the potential of a large site to partition. xrt'- ' ' ' Given special attention, natural features can be an asset to a site. Strategic location and •''' •`; :e„ • = orientation of a new house can take advantage of shading provided by an existing tree grove.A • • �_ • . • - - deck can capture the view of a beautiful stream channel. • Topography is one of the most challenging variables of a site-Slope conditions can vary from site • r I.j - to site which can make contextual design challenging. Large lots that contain both topographic variation and natural resources may mean the house is unseen from the street. However,when •- • ' . • • • • - • -. t : a house is sited on a slope and can be viewed from the street, stepping the massing along the L •• _ •+ - �' slope to reduce the bulk will create compatibility as well as a well-designed site-specific house. • - 1 S.I' '. •, • _ . .. 'Y+ _,�. -IA f 2 • ` 7 t ,, a l,4 i TO-1 Step the Massing . 1 mom Step the massing of a house at a consistent rate with the slope of the site to minimize the impact I of bulk created on the downslope side of a lot. a. a(r • This is important when the house and the steepness of the slope can be seen from the street. 1 t. £ 1 t 4..._._..._______. , . .,, 47 . .. . .,„,. - , .442..A.,„4,1, , . . 3 jain"'"'"onnik.1 1 t L!) ofr: 1 0 '. jjI llfflu1iiii,t n _____ M----....--- -7: :EL] .•:Jj P ....., . , . I . ,____ t r•- LI ___,, ,..„----,-,_ -_, _ ,, ,,,,,, , , __ . . i!Iiiimit,i ; ., , D ' ,,`-_ - "' TO-1(T) The high part of the massing of this t = ,}, r house occurs at the highest grade on site. l The bulk of the larger volumes is softened ....Lii '''' ' by strategically located landscaping. (M) The _. ` volume of the building steps down the hillside 7--------'� away from the street, so that the bulk cannot be seen from the front. The driveway(not TO-1 Step the massing of a house as it goes down the hill. On the downslope side, designing porches shown)is accessed on grade. (B)Locating or decks not only minimizes bulk but takes advantage of a potential view down the hillside. Shallow the porch on the downslope side of a site pitched roofs as shown here may not be seen from the downslope side of a site. breaks up the scale of what would otherwise 8 be the largest volume of this house. . r, ,6� TO-2 Use Topography to Diminish Scale ?‘ x -w• - For houses that can be viewed from the street, use pre-existing site topography to diminish the scale and appearance of both attached and detached garages by locating them on grade with or closest to the street grade. ` '"-p ' `` • Refer to the development code for additional site design flexibility when the slope of the site exceeds 20 percent. 1 ! '1 y i y .: It 44 ., -`4 o V. y. , ,. Y. ,. ` ''' 1 tix`1, ,, " ,•.4' 3 -moo ti,v ti� x .o ti, J \ • - , i 1 I in'�, is TO-2(T) The position of the garage of this ', ____ house is cut into the terracing of the front yard allowing vehicular access directly from # m ra SF . IX-��,�r., °""'- the street grade. Note the common use of • T ..r brick masonry at the recessed front facade, _..: the terrace walls, and the arch detail over the • . - - ` garage. (M)The position of the garage of this ifilliF r ;,,,E: • r. �. hilltop house is at the lowest grade which -Y, �Y •..' _'' '�.r• _ `�._ minimizes the bulk created by the garage. TO-2 The position of this garage is at the highest grade of the site which is also at street grade. (B) The garage on this house is at the lowest The bulk of the house steps down the hillside to the left and behind the garage. point of the slope, minimizing the impact of both the garage doors and the presence of the driveway on the site. 9 MASSING AND SCALE IN ORDER TO BE COMPATIBLE WITH SURROUNDING EXISTING CONSTRUCTION, MINIMIZE THE BULK OF A HOUSE PARTICULARLY ALONG THE SIDE PROPERTY LINES THROUGH THE USE OF DETAIL ELEMENTS SUCH A A ALL OPENINGS, BAYS, AND OTHER ARCHITECTURAL FEATURES . ,�,, I: 019i: ikri I. I let { - _==-=�-�_4. )/I '!! i How a house's mass is distributed on its site will influence its overall appearance as well as the streetscape. The mass of a house defines the locations of rooms. It also establishes the location of the front door and other wall openings. Windows on upper floors should be located ` and oriented to preserve the privacy of neighboring houses when possible. 41, A vio: rl — Roof forms and roof pitches contribute to the massing of a house. Minimizing the height and .�\ =I _ _'i span of roof pitches can reduce the perceived massing of a house. - fr-41=-_-_-_-_-_---.. El .4 -.. .-1 r. 'sue _. The perception of a building's massing is also affected by the sizes and locations of wall `` �� N %_ — + openings, the texture of exterior finish materials, and shade and shadow patterns created by v • 1 JI\] Ilk_ architectural features. _ " _all .ftNV- The following guidelines illustrate a set of strategies that designers can utilize to reduce the L. — — — — perceived scale of a new infill house through its massing. i n A �r a-i i.�i j.;I e .':a x 4 1,� ' AL ,14,44: MS-1 Scale and Cohesion I Create a sense of scale and cohesion of massing between adjacent houses on small lots and h-J��P _ when houses can be viewed together in context. 1_„ ❑ • Where possible, match grade lines, floor heights, and roof heights with adjacent houses to � 'F1�f_ � create compatibility. -----: i„, ' vi 1111111. lui �1b Q ' MS-1 Cohesive streetscape ° =14, y containing compatibles, •'1Qa OW la + I IA TTL ' w r ✓ .. _ jv itl y4'7' its:II f "r. '4. �y ,•, as ���A l a2 r .. l'� y i 1,.: '''4'; ."''-'5.6"-L-'''.=•••A:.,.--'_'...c, . . . .,' .., L..A..,„....4 -.;,-.L;7-2,, --,.*,,,44-.,;,... ...._ _...„Apnr---_ . s '? 0..0 fit.. ,., " MS-1(T)Though different styles, these two houses share similar second floor heights, ' Y .1 - _ roof heights, and projecting elevation bays(circled). (M) These houses, though A: constructed at the same time, contain varying historic detailing,yet their relative - - massing and similar front yard treatments MS-1 These two houses share the same second floor height, ridge height, and footprint. Though one of create a contextual streetscape. (B) While the elevations suggests a third floor, the massing of both is generally the same. stylistically different, this in fill house follows the gable pitch and massing qeues of the 12 older home to the right. 1%/ LLB ` .r.;. a MS-2 Break Down the Mass II,Q r • Break down the mass of large houses into a series of smaller forms, particularly when houses - . are built to the setback lines on small lots. When possible on larger lots, set the structure back i enough from the property lines to allow for greater design flexibility. W ff MS-3 Use Architectural Features For all lot types, incorporate appropriate architectural features such as porches, bay windows, and chimneys,to scale down large volumes and reduce visual impact. -.._ f' Y: • Architectural features such as porches,bay windows,chimneys,and roof projections should ! (� �' demonstrate a likeness in scale from house to house for greater compatibility. ..+ • Use natural site features such as existing trees to augment architectural features on large _,AL. V. `-'` �_ ,_ ____ li , � lots so that the house blends better to its site. • On large lots, set the house back from the property lines to create more opportunities for x landscaping and privacy. rt * ',:z. *////// "*".................„. . • • Ilf111Ii:ni I IIIIII1 ' MI I al v❑ 41" t MS-2(TL) The secondary mass on the side of this house breaks down the scale of the side elevation at the property line. This is a good II technique for all lot types in which houses are sited on a side setback line. (TR) The side of this house on a corner lot contains a secondary I mass on the setback line while the rest of the house is stepped back c D into the site. MS-3(M)This house is sited close to its property edges yet utilizes secondary masses at front(porch)and side. The second floor is built into the roof area which allows this sizable house to diminish in scale and be compatible the neighboring older houses. MS-2 Here are a few examples of how to augment primary masses(yellow) (B) The secondary massing elements of this house, consistent with its with secondary masses(purple). architectural syle, help to break down the scale of the house. Note that the side-loading garage to the right follows the window fenestration of the house, which gives the front elevation a consistent appearance. 13 1/ LINT IR 1111 �• rr MS-4 Lar a Wall Planes �s� _ 1:11-'2-i' `l''.:1';''.7:::1:$1''''':::17:'t Design alternative and functional treatments to break up the continuity of large wall planes. R M _. I , ? n'-, • Use functional architectural features such as bay windows, chimneys, porches, or decks to , +q+ �� Ill' ri1,1 - =a- reduce the perceived size of large side wall planes. • Use landscaping and/or trellising to reduce the perceived scale of side wall planes. 'N • When constructing long two-story houses, step the side elevation back from the property - 1 I line as much as possible to reduce the impact on privacy to the adjacent lot. 0 ` `; ill /I %)II'I tl4 r.IiV + J �,Ho ill „I, Fk, N -1 ;tip, -• \ \ 411 ----.------...^ MS-4(T)Large side wall and roof plane broken up with trimmed windows and iii "- dormers. The accessory structure matches the roof pitch of the primary structure r e` -, creating compatibility within the site. (ML) M" � �7�. �r The presence of this chimney and porch I Smwt-tp6F, oR break up an otherwise uninteresting side 0% NEW5 ik �p�gg elevation. (MR) Tall planes are broken up by material changes and porch. Note that this house could be built on large lots provided that the house is set back from the property lines enough. (B)The long wall plane of MS-4(T)Long side wall plane on narrow lot. (B)Landscape and trellis wall treatments this house is broken up by a projecting bay, an entry porch, and a series of shed roofs 14 between the first and second floors. PRIVATE TO PUBLIC PROPERTY TRANSITION PROVIDE AN APPROPRIATE TRANSITION BETWEEN PRIVATE PROPERTY AND THE STREET. \4,,,.0• -----i-6--+-4--4 -,,, ti rz , _ G 4 a► Infill design on small traditional grid lots or irregular lots with shallow depths should contribute to : t • a safe and inviting neighborhood character.The transition from private to public property should ' �\ "„ a�` % ip‘ ' •k "4)w 1.1.' -� 3 not be apparent; rather, the elements such as hardscape and landscape should blend. Visual '`'- ,t� " ,..F r , connection between the front of a house and the street will help to create a sense of safety. ' '"""°';` On larger lots, the transition fromprivate property to thepublic waywill not always connect to f 9 p p Y Y , ` >+ "I " front of the house. However, hardscape paths, driveways, and landscaping can create a sense • � , of connection between the public way and the interior of a large lot. �4a x yf �, Overall,the design of the transition should be consistent with the pattern of development in the -' 4 ? r� , t :- i '''_ , � .. neighborhood. tad « 15 ilk /p tir I 'h; F• { . }. spy y� �;Gs s: PP-1 Sloped Lots On sloped lots, use a combination of retaining walls and erosion-preventing landscaping to step -- the lot to the street and/or to neighboring lots. r i Sc'i �?"..T f $ a _ .�Y \ ''' .'' %... ' 1. 4 '.:,.,A .:,:..,, ! 1 I00,k I! titip`.. ro J • z s A ni-- L d •, ri i • Li L.- , - . T l� i i In - '---- I . ... _ , , r li dI:'� .'n w s - PP-1(T)Terraced retaining walls up to -- front setback line help prevent erosion and contain storm water. (M)Retaining wall --- ._ provides clean edge between public and private property. (B)This rock wall and shrub PP-1 Retaining wall provides clean edge between public and private property. treatment retain the sloped site and slow the flow of run-off to the street. 16 IT �f f°h I ! ♦. �W'L PP-2 Transition Elements ill _dash_ ilium,. Use effective transition elements such as low masonry walls, low gates or trellises, or steps on sloped lots to define the public—private edge. IU--i1Ij PP-3 Connect to the Public Way iiimii Connect the front of a house to the public way through the use of porches, decks,walkways, or A �; •■■mom other private outdoor spaces. • On traditional grid or small irregular lots, all these elements may be seen together. • On large lots,tree canopies or topography may buffer the view of a house from the street. f 1 1, �x 1 * >x .4 i , i''-'4 ' 76.1. 4t". -.2`IL.' , Cr ,, , ___ , ,.,.. ., , , , , . .A. / T. N i , . I ____ 9/ I 3� ,1,_ -#- ig,froiN: -1:.': -1:-. °. 4.1111' ' '' . _. ; (I wk,r r' ,., ,,,, 4 .' '� ,.- �� , '�%.. '. de, ' PP-2(T)This gate serves as a formal • d , I• +:.x'd .j , 'y/;f 1'0,.� transition portal between public and private '*`�k hi "`,t" t ' ' space. (M) This low brick wall serves to define the edge betweenprivate and public . '4s� e p (, }' 9 •� ~� � �n c i, space. PP-3(B)Hardscape path constructed from flagstones set in permeable gravel PP-3 This wide flagstone path and stairway present an inviting connection between the street and house. connect the porch to the public street. 17 #6, 19T1Tur, ---- ,?-4.-.;..,,,,i,ii "f: „,-.2.--v. .11,14 LPL ✓ �•/ - Fii lY PP-4r : ; Design of Porches � ��,� � f -� For all lot types, design porches as a detail element that both compliments the overall design '"` and scale of the house and is large enough to accommodate seating. 4— 1 • The porch should work with window and door patterns and connect the door to a path lead `' -,:amilm. ing to the street or driveway. — • Size and position of porches should contribute to a compatible streetscape on small grid lots where houses are seen close together. • When porches are located on the side or rear of houses on small or narrow lots, or close to =_- the property edge on larger sites, they should be designed to minimize their impact upon the privacy of neighboring lots. 1 "e- —1;1111111I11111 , <� � �� fbbbl9��____________ &�p•5lo L I 11111 ��,iiiZ111 IIiillli1"r ,,Jo. i 1 _J _ i �, 1 PP-4(T)Front porch helps to reduce I the apparent scale of the front elevation ' =^` while functioning as one of the connecting ❑ IID © o ©q *H elements between the front door to the 1.__ m in.1 al \ street. (ML)Raised porch directs visitors to I 1 Itir an otherwise obscure front door. This works (iii i _ 1j- -l1 well for houses containing side entries on small traditional grid lots. (MR)Small porch symmetrically frames the front door. PP-4 Some common porch configurations. (B) This wrap around porch works well for large gatherings and can easily be 18 accommodated on large or corner lots. ROOF FORMS WHEN DESIGNING THE ROOF PORTION OF A HOUSE, USE ROOF FORMS THAT CREATE ARCHITECTURAL INTEREST AND BREAK DOWN THE PERCEIVED SCALE OF A HOUSE WHEN AMONG NEIGHBORING HOMES . r0rrT� . , i Dial L.L_L___1 ii/1"/ _ , r�- u, , ., : , The composition of roof forms on a house is a definitive element of its style.Careful consideration f e. '` i - ,, 11,. ., must be given to the design of roofs. Many neighborhood plans outline recommendations for t roof design while other neighborhoods may exhibit patterns of development to guide the design of roof forms. Exaggerated roof forms that are inappropriate to the scale of the house are \ discouraged. Roofs of houses that contain a unique style can rely on other design cues in the neighborhood such as matching cornice or eave elevations, creating similar roof masses, or as . using similar finish materials. •i_ ■ L +'' „ `.i �' Though finished attics count toward floor area, building a floor within the roof of a house will ' minimize its mass. Adding windowed dormers will bring light into the floor and also can reduce `4• '• `\ the perceived bulk of the roof. --^,c4, , - ' I. The aesthetic requirements of roofs must be balanced with their function to effectively shed water. . ., A good aesthetic roof design minimizes the mass of a house and demonstrates compatibility with ;, , neighboring houses. 1. MI ME I MS NMI IMI MIN NM I 19 Ti``4 4 six. RF-1 Appropriate t I �"to the Style e Design the roof forms to be appropriate to the style of the house for all lot types. =-- fi RF-2 Roof Pitches Design roof pitches to reduce the perceived bulk of the house and to complement neighboring �Y I properties. F` • Vital on small lots and when building near the property line. - it it 1 11fAi OM .� AlI , I 40 *- :. . , _ r _ ,, _ ____ ..:. . ...i.: :-,,r,. .. YS 7 , ___ ,,,_ , _ __ _. , . i ,, . , 1 . .,.- 0 _ ,,,,, ____ ....: H I ii II ,,::k .,: ''. , 7--"---"ii---- 0, . RF-2(T) The bulk of the roof is reduced by p;,. y . I • • I -,,; the use of multiple dormers which provide C II 'I pill'; '•`,i MI III i ' �' .�. �I•, a rhythm and align with the space between illi IIIIIIIIV �� '+'` the columns below. (M) The low slope of these secondary roof forms reduce the perceived scale of this large dwelling. (B)Secondary roof forms at corner lots RF-1 This Queen Anne uses a style-appropriate conical roof over a corner window bay and a detail present two frontages to the street. The sub- embellishment at the top of the gable facing the street. gables, shown here, moderate the scale of the primary roof and increase compatibility 20 with neighboring houses. APE ,♦ .: ; 4/ RF-3 Secondary Roof Forms i ,, Geometry of secondary roof forms should match the roof geometry of the primary roof form in I order to create design harmony within the site for all lot types. RF-4 Build into the Roof I ' Finish out the interior of a useable attic created by tall roof forms.Adding windowed dormers will — — . bring light into the floor and can reduce the bulk of the house. • This is important for small lots because useable square footage is maximized while reduc t . , ing the overall perceived bulk of the house. . z/ 4'r, r� in f_' v.:. A_ III El t Q�\ id I�-i L and - OS - gar- lawiii .... L _ __---___e- „egsSIIII tri OM • - -----z_—_,_ - ------- WI- 4*k \ _____________ iz. m _;,... , , : _ , 1 t 11111 V-# -,--7---------imi t''—-- 7:*: :fr, ,` ._ „.;. rail l RF-3(T)Projecting front room at ground ; _- floor follows roof line and pitch of primary _ Ems__ « structure. RF-4(M)Large street facing shed ,� 1 ! w dormer brings light to this second floor which • :• has been built into the primarygable roof I '14 i ;- i w 1 , la - _> 4 (B)Roof of dormer matches style and pitch RF-3 Roof of porch matches style and pitch of primary roof. of primary roof, creating design harmony within the structure. 21 EXTERIOR FINISH MATERIALS WHEN CONSTRUCT HOUSES WITH EXTERIOR FINISH MATERIALS THAT ARE OF GOOD QUALITY, ARE CONTEXTUAL IN NATURE TO QUALITY NEIGHBORHOOD DEVELOPMENT, AND ARE APPROPRIATE TO THE PACIFIC NORTHWEST. il 0.L ... -154 Ii ' I BI�I ��_ Mr LJ_ L_ L_1 Building materials should function well together. The proper detailing of certain finishes such �G--__ as painted or stained hardwood trim around wall openings in wood siding or multiple coursing patterns in masonry provides visual interest. For traditional style homes, use good details from — older homes in the neighborhood. _ Use of building materials such as masonry at the base conveys a sense of permanence.Quality hli materials show a sense of pride in both the design of the house and in its neighborhood context. I,; II Use of poor quality materials causes a house to look cheap and temporary. 1q —___ Color also provides richness to the design of a house. Color can accenuate detail such as trim _ = 1 �_ around wall openings. It can also be expressive of function such when the color of cladding — tr ____` + `{_ �' materials is different than the color of masonry, conveying structural support. The colors of a hf ;' palette should be complementary to each other. ', Study the use of exterior finish materials within the existing neighborhood pattern. Draw from I , _ .,. , < good design seen in the neighborhood to achieve compatibility. In turn, a well designed infill ,_;,, house will encourage similar quality construction in the neighborhood in the future. a yy y��tgr,Q. iiiglalll➢11111p - ie :i I?�:�''' - iw' dil ��f9Rllnillili 23 Alp, A MA-1 Reduce Bulk ® - i Vary materials or masonry coursing as appropriate to reduce the perception of bulk. _ :h',, A�.� I IN III � • Use eave or cornice accents, knee braces, and belly bands at siding transition locations to ii �1 create detail. N °. 9 MA-2 Treatment of Transitions Locate a transition of materials at inside corners rather than outside corners. I FP ,r Ri .. . • fir.: 7-1, ir,, , , •^'► v , t"z 0,04 r am; , . -----_,.....siii i• ---7-z- _;;-.AL` I# .:.--%.4C,'-, . ,yam ^. —_ ;,�^�� ' MA-1(TL)Knee braces provide an additional :'' ' level of detail at the intersection between the roof and wall plane. Note that the bold color MI' of the trim brings attention to the detailing. - (TR)White trim color, heavy material at _ base, and a shed roof over window all help lirto add visual interest to this wall plane. • • MA-2(M)This brick masonry is properly wrapped around the outside corner and also MA-2 Brick finish terminates at inside corner of window bay. provides a sense of thickness when seen from the street. (B)Material transition occurs 24 at inside corner. '- + MA-3 Location of Exterior Finish Materials =_ Lay Use materials in appropriate locations. 1 • In masonry construction,express headers and sills at openings such as windows and doorsII II j '�' by using a secondary masonry component or through a change in coursing. I' • Do not use lighter materials such as siding at the base of a wall with a heavier material such _ _ --ill --_ as stone above it. - • Use masonry when it is reflective of the design language of the neighborhood. MA-4 Use Local L` - F "�!° 51 The use of locally produced materials will likely result in better compatibility with surrounding houses. w� 6111 irr ,....� • Locally produced materials age better and are more suitable to the local climate. �" Ei ___ — s. , ,-- - —, . .-. , ,_ ,..„..-d...--- „L , 4. . `•,,,-.:- f _ ,._ rJ Y sL5 11 -M t .i. +per ��` C f v i , L I I- �. '` I . • - ' r'. iL . —v_ 11E:im II, jui Irr.:, 111.1. I 11°......MIrlinrimt: 1 1-4-1.+•••. 1--,- :: i A lognmi . � -f. 1 'T Tom___, - `, - CIETI E aim m mic • Ri-*•:we ,14, ot qt,,,,c,,9 , , .iik... .i;_ 1,1,tif,'.,t;'7,_,..?;. „‘'!.:=, i'V•<, •'. •• - ' ■E .9. -W d - �,x ,, -4:. ,, MA-3(TL)The bay window is articulated t £ ,t ; ti'' 1 4; \ • -, with siding finish. (TR) The change of ` w- _ C. ;: materials demonstrates functionality: ,,;-"; , i - / 1 -, concrete at the foundation and horizontal illia41,' ""•-•` �,.•.r°:: ._. .` .� ._'_ . v� • siding for the cladding. (M)Painted window MA-3 Brick used at column base expresses the function of masonry supporting the columns and in turn, frame allows for greater visual separation the weight of the porch roof above. from masonry wall. (B) Window heads are expressed by a secondary masonry coursing creating a focal point in the wall. 25 WALL OPENINGS ORIENT AND SIZE OPENINGS SUCH AS WINDOWS, DOORS, AND GARAGE DOORS TO COMPLIMENT THE DESIGN AND FUNCTION OF THE HOUSE WHILE RESPECTING THE PRIVACY OF NEIGHBORING LOTS. ._-,,, i f---Iii-÷-i-6-4 WI!i r i lima /;; Privacy concerns between neighboring houses have become an important design consideration L i 1 — as houses have been built closer to property lines. Locating window and door openings in ways /] ,,.� �B®� t to respect the privacy of neighboring houses will result in a more livable neighborhood. Locating 1poDr� ot� y I non egress windows high on walls allows for privacy while still providing natural light. Exterior t1 0 0 , doors can be buffered with landscaping or a site-obscuring fence along the property line. The MI i, i C �dQ - i relationship of fences, retaining walls, and landscaping to the privacy of neighbors is discussed aao Qo ®® elsewhere in this handbook. The articulation of windows and doors greatly influences the appearance of a house. Careful r Th - `- r 1 r , .y consideration must be made to both the design and placement of windows and doors while 7,��') 1 II being mindful of their internal functionality. Windows and doors containing a greater amount of �;oiail �� ii ornamentation such as divided lites are more appropriate for a traditional style of house, while ' . minimally detailing openings is appropriate for modern house designs. ■ 1 Locate garage doors to minimize their impact on the front elevation, and consequently, the streetscape. The door can be buffered with landscaping or a trellis. On wider lots, it can be oriented away from the street. On large lots and lots with varying topography, the garage can Some examples of traditional window and door treatments. be completely detached from the house or tucked under it.When siting the garage,position it to minimize the size and length of the driveway. 27 OP-1 Minimize Garage Door Appearance te I.Locate garages to minimize their impact on the site and on the context of the neighborhood. ®M H ., • Orient garage doors away from the street on larger or wider lots. 1-• Set garages back from the front of the house as much as possible. E� • Buffer the appearance of garage doors with landscaping or a trellis. A: . ,v Z. . r „ /1111%111h `s,N., At— ,---- . 1/ ‘14 > ,- • j1 OP-1 (T) This garage is sited at the back of \ the house, diminishing its impact on the front - elevation. Being connected to the primary structure only at the roof allows for a path to J/ link the front and back of the site. (M)On this - \______.- corner lot, the garage is buffered from the street by an accessory structure seen in the OP-1(T)Side loading garage shown, typically accommodated on large lots or wide irregular lots, foreground. (B) The stained wood finish of gives front elevation a better street presence. (B)Front-loading garages should be set back as far as this garage door which matches the house possible from the front elevation. The zone in front of the doors, shown dotted, can contain an additional helps to diminish the appearance of the 28 buffering element such as a trellis. garage door. PLI Ii11 14 - OP-2 Position Windows ` 1 \ A Position windows on second floors to minimize their impact upon the privacy of neighboring rear yards. iii--___,___ium i - '' S r. '—,aill'h r,I') tit :Air • • C ubiw+ III 1w i gab inif. _ __ . _..., . . ,.. , 0111111rOP-2(T)Orient window dormers serving V 7 rooms such as bedrooms toward the front or _„ ./ rear of a house rather than to the side facing ,Y /- a neighbor's backyard. (M) When upper floor windows are positioned opposite a sloping roof plane rather than a neighboring window, there is more opportunity for natural light or solar gain. (B) The houses shown here OP-2 Avoid the positioning of second floor windows that look directly into a neighbor's house as shown here. are sited in a non-parallel pattern resulting in windows which do not directly face neighboring houses. 29 OP-3 Orient the Front to the Street _-. f.---i-- „ -4pp„.-- '} `` On small lots, orient the front door and primary elevation to the street. On large lots that are set ;.. g3''., back from the street, incorporate pathways, lighting and landscaping to foster the relationshiprv},` '.k , • p p Y 9 9 p 9 '-, s P between the building and the street. 162 w I � OP-4 Connect Entry Doors • ri ` Connect entry doors to site features such as secondary structures, driveways, and patios -- — _ __ - through the use of transition features like porches,steps,and hardscape or softscape pathways. � }. �� fir- A. '�'... ,.. . .. .. . .:--. _.401 ,., I ", i-' _ 1 _ ice- moo ^-y \* �� ., li I_ irk... -- - :J- ' — _ '�. — u► ..ram+ 1 i T y Il 7 i!- } tr9.'' .11� �yy■■IIIIIII 4 -,'l.t..1.1..,....e••: -•;••,,,,,-,e•,4,:''1 l,'---:I-:z-.v,.4.?'1, -rJ r� •I' Y1111III hift . ' t ). J 1p-r'. :7�� '], lull. _.-_. -_ 1. ... s f R :.,.w-ate. ' Jti Y i , 'I {. t } OP-4(T)This house on a corner lot orients its front door to the street. OP-3(M) This house on a large wide lot has a strong street presence as a result of its traditional design OP-4 The pathways in the foreground leading to this grand porch and entry combine to create a strong features and connectivity from the street to sense of arrival. the front door. (B)By locating the garage and its access away from the front, this house on 30 a small lot posseses a strong street presence. Ili LEIER 41116 OP-5 Use of Trim Use trim to highlight openings on all facades when appropriate to the design of a house. When use of trim may not be appropriate,properly treat and flash openings to protect them fromlir 111 - - water intrusion. • Accentuate trim to break down the mass of a wall. - R: OP-6 Shade and Shadows Accenuate openings with shade and shadows that reflect typical construction practices l j i j and techniques. 1 ` 1 ii i 1`� j ,11. a • Aiiii 4, r k ti Y U r,..4 . . . .-. . ....__ . ., 1 i' ihi ill"; --- — i�� - } ` _ iiiFr 7- ' �= =_ . _�__—=ter_� - . NI 1 .rihms•ii_ •_,. T.' 3 -,,_,,, -=7,in.7 =_ .� VILL ! OP-5(T)Contrasting paint color of trim ' _ highlights this window. (M)Minimal flashing „ detail at window head is appropriate to this + •ain 1. contemporary design. (B)Shutters and door 5 � ill +. surround are all appropriate trim features to OP-6 These windows, set back in the wall, articulate the depth of the masonry, adding a level of detail. the style of this dwelling. 31 ACCESSORY STRUCTURES ACCESSORY STRUCTURES AND DETACHED GARAGES SHOULD COMPLEMENT THE STYLE OF THE PRIMARY STRUCTURE, BUT BE SECONDARY IN SCALE . ..\ r�goy" I; 11 . Privacy and the impact on a neighboring lot's access to natural light should be considered when it , � x V1/44: �Y d siting and constructing accessory structures. For example, construct accessory structures with t,ra ' "H<r , 5 1° '`� second floors within the roof space to reduce the perceived scale of the structure. r." �Lw .4R •r �.P �L['r y.J M �-i�t wi4ri r, * ., r_ Strong connectivity between houses and accessory structures creates a functional site.Construct fill' ..c,•,. as pathways out of pervious pavers rather than concrete to minimize the impact on the soil. Locate ": t_j� -', " w• gig detached garages to minimize the driveway length on both small and large lots. On large lots, • __ , , ' s there is more opportunity to tuck a detached garage behind the house, , rir' - ' ;-. Use of similar exterior finish materials is encouraged between primary and accessory structures. • "'r -Y ate_w _!Y, •`,•• •"''"', : — The guidelines below describe how to design accessory structures that are compatible with the ''' .1..w ',:•- r Y••7:4, primary structure on the site as well as with surrounding structures.Orient windows into the yard y , � 1 ` "'+ ' rather than a neighbor's yard. i V tV•1 „-, K t ! 'IPdr h ' y' 33 t� - l°�+ + Ion.. o_p_ - a ` AS-1 Buffer Accessory Structures [ On all lot types, locate and buffer accessory structures to minimize the visual impact upon 1 t adjacent lots. a a • Buffering strategies can include any combination of landscaping,fencing,or low masonry walls. ttat AS-2 Respectfully Locate Windows and Doors o� Locate window and door openings of accessory structures that are respectful of the privacy of adjacent lots. ,, , • Consider buffering views from windows and doors that face neighboring properties 1 _� with landscaping. /N//N — Ill1 ,- 10 I 0 ALLEY — — - -I T::x::—i I--- r4 r , Ei> : t I l � 1 I II ";I I I tI I i I+I t t t cef � w i 01 1 ce CO I i 1 - I ___ a : rtkt.',l'i.t',,,- ; - r11 t E t L____ , .. �� I 1 / y:j i I AS-1(T)This house buffers its own - J L _ _ j,,,..J� L, ow - J detached garage through the use of a Icarport. AS-2(M)Dormer windows over the ---- - — - detached garage shown here orient toward STREET STREET STREET the street and away from neighbors while presenting a nice additional level of detail to AS-1 Some common positions of Accessory Structures, in this example, show detached garages with the accessory structure. (B)The accessory vehicular access either from alleys or the front of the property. The condition on the left is typical for structure(left foreground)is buffered from small grid lots. The conditions in the middle and the right are typical for small grid or irregular lots. the neighboring lot by landscaping seen to 34 the right. qlfik 11 U I ypR " , AS-3 Connect With Site Features r LYS Use hardsca a and landscape to connect accessory structures to the primary house and other = structures on the lot. , 1 I. a • Orient hardscapepaths awayfrom property edges when able toprotect privacy. �r P p P Y 9 P Y 4, fi K• •r;: R e. ' t 'a• r :r.4t,,e. ram y,R� '4 ' a•[s4. R`> Yt' .'vim ?. >, i •wr 1 7 R L sl 1�1i� �I I 5 - q r L�,' 4' ! ,A ! I w • 1 _ Alr a.•; .:;.:.:cam= - -- -4 .. -. .,. naillil .„,,,i AS-3(T)This accessory structure is aesthetically connected to the primary house by the surrounding landscape when { viewed from the street. (M)This alley-loading detached garage on this small narrow lot is connected to the primary house by a walk that is buffered from the neighboring lot by AS-3 This driveway is finished in brick pavers which functions both as a surface to park cars and as a shrubbery, maintaining privacy for both lots. pathway between the accessory garage structure and the house. (B)Access to detached garage is closed by a decorative gate matching the style of fence at the front of the property. 35 LANDSCAPING, RETAINING WALLS, AND FENCES USE LANDSCAPE, RETAINING WALLS, AND FENCES TO ARTICULATE PROPERTY EDGES, TO PROTECT EXTERNAL AND INTERNAL PRIVACY, AND TO CONNECT THE HOUSE AND ITS YARD TO THE STREET. IL-re 71 1, a The goal is to strike a balance between maintaining walkable friendly neighborhoods and creating private outdoor spaces. As appropriate,a combination of landscaping, retaining walls, -i \ and fences can be installed at the edges of properties to create enclosures to protect pets and 4 I' children while respecting neighbor to neighbor privacy. —o 0 • a " f i ' ;iJ _ .... kp'- A, - -.. - b , , ,a. iiiii. LF-1 Gradually Sloped Lots = .��-: . ... � �� � On gradually sloped lots, use a combination of retaining walls or erosion-controlling landscape 'i - to visually step the slope to the property edge. ` �, t k. LF-2 Open Space . 1 Provide a gentle transition between property edges and adjacent open space where privacy is t r...voi - ,3, not essential. :,.' , lx44„,kiit 4iiiitdit.' -,,t; - - ./ ,, • f R lJ; r: 4! J , 1l! ,-. - . .. , .\, 4;A 1 i i''; ' 'II, ,,,i•'' kr wotts, . 4 ,., P"' '=''''''!''-'1 ..--- ' ..iti;S: '44Z`,.:4•t-"- •N.iN' i^;. •J �.r _ _ 1 N .. f A< _ to 1 i 1 A ..1 ..i Illiti i I t i inn 1 1 II ri- , . , . ,... , , , - , g ' I LF-1 (T) The retaining walls and landscaping ' "` Iliii jii -� • -° • of this sloped condition effectively step the -..doestmeieht^! — lot to the street. LF-2(M) Transition between �'- - private property to the right and open space -•_. �� �, to the left is marked with a fence and shrub --_----, line, the latter blocks the view of the fence when viewed from the open space. (B) The LF-1 A combination of retaining walls and tiered landscaping stabalize the slope of this front yard. line of demarcation between private property and open space-the edge of the driveway- 38 is not apparent. IT k ul I ---1 ---- Ili - PR ' LF-3 Low Scale Edge Treatment for Narrow Lots r _. 2. On property lines between small narrow lots,use short edge defining walls,fences,or landscaping - >l_ ` 4dirto maximize penetration of natural light to the side yards while maintaining a consistency of scale. - - ` • The height of the edge-defining features should not cause side yards to feel enclosed and 011ir I to prevent the penetration of natural light. 1 LF-4 Site-Obscuring Landscaping " .' % I „ ,: , s r Use site-obscuring landscape elements to screen transformers and other site utilities from the '.e': * i i' ' ' public view for all lot types. = • `r ``:: i f Th` -4 Atry. `mo.144 .. ` _ .� = / ` ,4 + --^ ,- z> �� ti �.1� "+ LF-3(T) This short retaining wall between � �" 'V `',' ' � • - — .". ' 1; narrow lots reflects the scale of the space and v H : 6 �. , yam , u�?� {� �.; ,� i°�, �, ,��s��wi, �i Nk.,,;: w._ r allows the space between each house and the / I\� \` ��v ) ' - wall to not feel narrow. (ML)Both a landscape edge and a fence edge are seen along this LF-3 Two edge conditions border this public path:a landscape edge treatment which also buffers the pedestrian path. LF-4(MR)Shrubbery helps view of the side elevation of the house, and a painted wood fence for privacy or containment. buffer the view of utility equipment from the street. (B)Formal landscape planting can soften a property edge. 39 a� LPL, - --- LF-5 Soften the Ede : .� Use landscape elements such as shrubs and/or small trees at side property lines rather than " fences in order to soften edge conditions. I - h.. i .2.,,'.,,,,".1:eitk..4;0-14'!,:,::'rt'•,'...t, !:c A.,,..) A a f I ° ern.+ y f r •J. Xh� :• Y. j • se •• . - w f1'• A ..r; '."- it ,,.. ''.3: .''.7::;gwilk 4.----..,....:'0--_.:t-ii ''''' - ,*...VV.--- , -*I';',.P4.-..'Lf,•-•.. . —,:—, I .„ .gyp . - yy,,��,,,�yy� x, 4' '' c � 4 T- •r,r tit - y.'.l�,F r- LF-5(T)Ornamental trees and shrubs(when - 'd:'0{ . mature)can provide a sufficient visual buffer - i• r - • ` ,� of this window from the adjacent neighbor's _ X. drivewaywithout the need for a fence. - __ _ �� __ • akf$ % (M) This site obscuring shrub line adjacent a to the neighbor's driveway is a softer alternative to a fence or retaining wall. LF-5 Soft landscape edges border each side of this public path. (B)Mature landscaping can easily buffer views across property lines while masking ao the property edge. CITY OF LAKE OSWEGO PLANNING AND BUILDING DEPARTMENT WWW.CI.OSWEGO.OR.US/PLAN PLANNER ON DUTY: 503.635.0260