HomeMy WebLinkAboutAgenda Packet - 2007-03-07 PM et' FILE
Lake Oswego Infill Task Force
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Meeting Agenda
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- Wednesday, March 7, 2007 — 4:00 to 6:00 p.m.
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City Hall, Council Chambers
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380 A Ave., Lake Oswego, OR
For Information: 503/635-0290
This meeting is in a handicapped accessible location. For any special accommodations, please contact Iris
Treinen, 503/697-6591,48 hours before the meeting.
MEETING AGENDA
I. 4:00—Introductions (All)
II. 4:05—Citizen Comment (Audience)
III. 4:10—Approve Meeting Notes (Staff/Task Force)
- December 14, 2006 (final version)
- January 25, 2007 (draft version)
IV. 4:15 —Work Session—Development Code Amendments (Task Force)
• Updated Design Review Proposal
• Structure Design/Setback Planes
• Lot Coverage and Floor Area Ratio
• Yard Setbacks
• Sloped Lots
• Neighborhood Plans/Overlay Zones
V. 5:55 - Next Meeting—Lake Grove Neighborhood Association Proposals
VI. 6:00—Adjourn
Case File
TO: Infill Task Force Committee
FROM: Lake Grove Neighborhood Association Plan Committee
DATE: May 3,2006
RE: Infill Improvements
i. TREE CANOPY
a) New single family construction shall have a minimum of i "landscape unit".A
"landscape unit" is a contiguous area consisting of 2 native evergreens, 3 native
shrubs, and native ground cover.Preservation of mature landscaping already
existing on the property is preferred. Selection of plants will be from the city's list
of native species.
b) Other landscaping and buffering.
2. NEW HOUSE SIZE
Applicant may choose one of the following:
a) Reduced house-to-lot size ratio.
b) Replacement house shall not be %larger than the original house.
c) A house above total square footage shall go through a residential design
review process.
3. NEW HOUSE HEIGHT
Maximum height shall be 25 feet in Zone R-7.5.
Maximum height shall be 28 feet in Zone R-io.
4. NEW HOUSE SETBACKS
Change single family side-yard setback for Zone R 7.5 to be the same as Zone R-
io for minimum privacy.
5. TEAR-DOWN PERMIT FEE
This fee shall be 5o%of the most recent tax value of the house,but can be no less
than $50,000.
This money will go into a special fund for:
a) Generating funding for staff support of residential design review
commission.
b) Incentives for retaining single family affordable housing.
c) Incentives for green construction.
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�` /11 ti.A, Infill Task Force
Draft Recommendations
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Infill Concepts and Draft Development Code
Amendments
March 7, 2007 Version
Introduction / Organization
This document includes proposed community development code amendments
and the rationale for those amendments. The code amendments result from
direction provided by the Infill Task Force and its subcommittees. This document
incorporates concepts and code language that were compiled in a memorandum
to the City Council and Planning Commission discussing draft recommendations.
The recommendations were endorsed by the City Council and the Planning
Commission in a joint work session on July 11, 2006. Following the session,
staff began work on development code amendments and program adjustments to
implement the recommendations. These were presented to the Infill Task Force
in the fall of 2006. The Task Force met during the fall and winter to refine
concepts and review draft code language. This document is the product of that
work.
Background
In 2005, The City Council reconvened and expanded the Infill Task Force and
established a charge statement for the group. The charge statement directed the
Task Force to address the following issues:
• Needed changes to the 2003 standards
• Duplexes and Attached Dwellings
• RID Review and Variances
• Sloped Lots
• Flag Lots and Serial Partitions
Over the past two years, the Task Force has researched issues and explored
code options. Ron Kellett of University of British Columbia worked with the Infill
Task Force to address issues related to house size, privacy, and landscaping.
Two subcommittees were formed. Subcommittee 1 addressed development on
sloped lots and standards for duplexes and attached dwellings. Subcommittee 2
addressed flag lots, serial partitions variances and RID Review.
Task Force members were appointed based on experience and involvement in
neighborhood associations. The task force members who were involved in
developing the concepts and code language are listed below. Their experience
or organizational connection is also listed.
2006 Infill Task Force Draft Recommendations
Page 2 of 4
10/11/06
Active Infill Task Force Members
Name Expertise/Organization
Ted Argo Architect
Brad Beals Remodeler
Jim Bolland Neighborhood
Heather Chrisman Citizen-at-Large
Jay Clark Neighborhood
Marylou Colver Neighborhood
Colin Cooper Planning Commission
Doug Cushing Former DRC Member
Sherry Finnigan Neighborhood
Dennis Hartman Neighborhood
Sheila Ostly DRC
Christine Roth LONAC
Ralph Tahran, Chair Planner, Architect
Patt Thomas Citizen-at-Large
Emogene Waggoner Realtor
Organization
This document is organized by topic so that each issue is presented in context.
For example, house size and floor area ratios are addressed together in a
discussion of the base zone requirements within each of the residential zones.
Specialized issues such as Flag Lots and Sloped Lots are addressed in their own
sections. Procedural issues such as Planned Developments, Variances, and
Residential Infill Design Review are addressed in separate sections. Topics
include:
INCLUDED IN MARCH 7 VERSION TO BE COMPLETED
• Overlay Zones/Neighborhood • Duplexes and Attached Dwellings
Plans • Miscellaneous Code Provisions
• Lot Coverage and FAR • Flag Lots/Serial Partitions
• Structure Design/Setback Planes • RID Review
• Yard Setbacks • Open Space/Planned
• Sloped Lots Developments
• Design Review (Concept Only) • Variances
2006 Infill Task Force Draft Recommendations
Page 3 01'4
10/1 1/06
1 •
Format
The Code Amendment Sections in this document are formatted to provide easy
access to explanations and the rationale for proposed code changes. When
printed as a two sided document the left page provides the explanation and the
right side provides the code content as shown in the example below:
Explanation Draft Code
2006 Infill Task Force Draft Recommendations
Page 4 of 4
10/11/06
r
I
•
Chapter
Sloped Lots
Version 03/07/07
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Infill-Code Proposals \ i March 7,2007
Sloped Lots Version I
r
Sloped Lot Concept:
• Provide greater flexibility on sloped lots by creating a sliding scale for
height allowed and elevation change across a lot.
Issues:
In the R-5, R-6, and R-7.5 residential zones the base building height is 28 feet.
On lots where the ground elevation changes by 10 feet or more across the
building envelope, height is allowed to increase to 35 feet. This provides for
greater flexibility in the design of a house on a sloping lot and allows more floor
space on each floor without having to "stairstep"the house down the hillside.
Proposal:
Amend the height requirements in the residential sections of the community
development code to provide greater flexibility. Within each zoning district,
create a sliding scale that allows height to increase with an increase in elevation
change across the building envelope. No change is proposed in the DD (Old
Town) section given that height standards were addressed in updates last year.
Sloped Lot Determination
,
•
Measure from high to low point across building envelope.
Iniill -Code Proposals X-2 March 7,2007
Sloped Lots Version 1
.
J
Draft Code Language
A. Definitions
Section 50.02 Definitions
Amend Section 50.02 Definitions to include the following:
Slope. Slope is measured by the following equation S=E/D.where S is the slope. E is the
vertical elevation change from the highest noint to the lowest noint.and D is the
horizontal distance from the highest noint to the lowest noint [cross reference stoned lotl.
Steen Slope. A steep slone is an average stone of 25%or more.when measured from the
front lot line to the most distant point of the building.
• B. Amendments to Height Requirements
Section 50.06.055 Height of Structures(R-0,R-2, R-3,and R-5 zones)
I.a. On a lot or lots developed as one project of 1/2 acre or greater in total area for the
R-0 and R-3 zones or for attached development in the R-5 zone,the structure
height may average 40 feet over the project lot(s)with no individual structure
exceeding 50 feet.
b. On a lot or lots being developed as one project of 1/2 acre or greater in total area
for the R-2 zone,the structure height may average 32 feet over the project lot(s)
with no individual structure exceeding 35 feet.
2. Except as provided in subsection(1)(a)above and subsection(5)below,the Comment[nonel]:This change is a
height of a structure in the R-0, R-2,R-3 and R-5 zone shall not exceed 28 f housekeeping measure to make it clear
that the existing height exceptions in
the heights set forth in Table 50.06.055 (2). below. subsection(s)apply. These arc the
standard Height exception,that allow Examples of permitted exceptions are illustrated in Appendix 50.06-A.
portion or the roof Form to extend above
the base height.
Table 50.06.055(2)
Heinht in R-0.R-2.R-3.and R-5 Zones
Elevation 0 1' 2' 3' 4' f 5' 6' I 7' 8' 9' 10' or
Change' I greater
Maximum 1 28' 28'8" 29'4" 30' 30'8" 131'4" 32" 132'8" 33'4" 34' 35'
Height
'Elevation change of the original grade in feet.measured across the building envelope
from the highest point to the lowest noint.
Intill -Code Proposals X-3 March 7,2007
Sloped Lots Version 1
a
Sloped Lot Concept—Continued:
• Provide greater flexibility on sloped lots by creating a sliding scale for
height allowed and elevation change across a lot.
Maximum Height Measurements
, Maximum height is
measured at all points
i
along the slope.
,
w.
Maximum height is 35
::://.......4...........000000.-
feet on sloped lots
with 10 feet of
elevation change over
the building envelope.
1
Infill -Code Proposals X-4 March 7,2007
Sloped Lots Version 1
Section 50.07.030 Height of Primary Structures(R-6).
1. Maximum Height. Primary structures shall not exceed 28-f n height en^ flat
the heights set forth in Table 50.07.030(I 1,below,except
as otherwise specified in subsection(2)below. Comment[none2]:Theo are the 1
st:nxlard height exception..
Table 50.07.030(11
Height in R-6 Zone
Elevation 0 1' 2' 3' 4' 5' 6' 7' 8' 9' 10' or
Change' greater
Maximum 28' 28'8" 29'4" 30' 30'8" 31'4" 32" 32'8" 33'4" 34' 35'
Height
'Elevation change of the original grade in feet.measured across the building envelope
from the highest point to the lowest point.
Section 50.08.035 Height of Structures(R-7.5,R-10,and R-15).
1. Primary structures shall not exceed the heights set forth in Table 50.8.035(11.below.
following m heights•
Icone at Lot St t LOt
� �_ et I'
Table 50.08.035(1)
Height in R-7.5.R-10, and R-15 Zones
Elevation 0 l' 2' 3' 4' 5' 6' 7' 8' 9' 10' or
Change' greater
R-7.5 28' 28'8" 29'4" 30' 30'8" 31'4" 32" 32'8" 33'4" 34' 35'
Maximum
Height
R-10 30' 30'6" 31' 31'6" 32' 32'6" 33" 33'6" 34' 34'6" 35'
Maximum
Height
R-I5 35' 35' 35' 35' 35' 35' 35' 35' 35' 35' 35'
Maximum
Height
'Elevation change of the original grade in feet.measured across the building envelope
from the highest point to the lowest point.
Infill -Code Proposals X-5 March 7, 2007
Sloped Lots Version 1
4'
Sloped Lot Concept:
• Provide greater flexibility on sloped lots by increasing heights on
steeply sloped lots.
Issues:
The current code allows 35 feet of building height on lots where the ground
elevation changes by 10 feet or more across the building envelope. For very
steeply sloped lots, the 35 foot height limit impacts floor plans and sometimes
forces desired main floor functions to be on multiple levels.
Proposal:
Amend the height sections with the code to provide greater flexibility. On steeply
sloped lots, allow heights up to 45 feet provided certain conditions are satisfied.
The height is proposed to increase proportionately to the slope. A one foot
increase in height is proposed for each 3% increase in slope over a baseline
slope of 25%. The amendments are not needed in the R-6 zone (no steep
slopes)or the DD zone (provisions already allow taller structures under certain
conditions).
Increased Height on Steeply Sloped Lots
- -
, Maximum height is 45 feet
when the average slope
across the building
envelope is 55% or greater.
•
11
IL
45'
•
/ 12
A 12:12 slope is a
12 100% slope.
Inlill-Code Proposals X-6 March 7,2007
Sloped Lots Version 1
.1
Section 50.06.055 Height of Structures (R-0, R-2, R-3,and R-5 zones)
Add the following section:
6. Exceptions to Maximum Building Height on Sloped Lots.
The maximum building height on sloped lots may be increased one foot for every 3%of
slope over 25%.Provided:
a. Maximum building height does not exceed 45 feet.and
b. For every one-foot increase in height above 35 feet.a corresponding two-foot
increase in the yard setback shall be provided. This increased setback shall apply
only to the portion of the structure exceeding 35 feet in height and shall apply
only in the down slope direction. The increased setback may affect the rear yard,
side yard.or both the rear and side yards depending on the direction of the slope.
No increase to the front yard setback is reauircd.
Section 50.08.035 Height of Structures(R-7.5, R-10,and R-15 Zone)
Add the following section:
3. Exceptions to Maximum Building Height on Sloped Lots
The maximum building height on sloped lots may be increased one foot for every 3%of
slope over 25%.provided:
a. Maximum building height does not exceed 45 feet.and
b. For every one-foot increase in height above 35 feet.a corresponding two-foot
increase in the yard setback shall be provided. This increased setback shall apply
only to the portion of the structure exceeding 35 feet in height and shall apply
only in the down slope direction. The increased setback may affect the rear yard.
side yard.or both the rear and side yards depending on the direction of the slope.
No increase to the front yard setback is required.
Infill -Code Proposals X-7 March 7,2007
Sloped Lots Version 1
Sloped Lot Concept - Continued:
• Provide greater flexibility on sloped lots by increasing heights on
steeply sloped lots.
• Mitigate the visual impacts of increased height.
To mitigate for the visual impacts of increased height, appearance standards are
required. New standards are proposed for rear wall planes, support structure
finish appearance. and landscaping. The photo illustrates an example of what is
to be avoided.
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Off of South Shore Boulevard.
Intill - Code Proposals X-8 March 7,2007
Sloped Lois Version I
s
D. Appearance Standards
• Section 50.06.060-Dwelling Design—R-5 Zone
Amend the section title and add the following text and sections:
Section 50.06.060-Single Family and Duolex Dwelling Design— R 5-one
R-0. R-2, R-3,and R-5 Zones
The following standards apply to single family detached.single family attached and comment[nonesl:Should these
duolex development in R-0.R-2.R-3.and R-5 zones: apply only when two units are attached
since three attached units go through
development review.
1. Front Setback Plane....
3. Maximum Rear Wall Plane.
When the height of a structure exceeds 35 feet. the rear elevation of the structure must be
divided into smaller areas or planes to minimize the annearance of bulk to nroncrties
abutting the site on which the structure is located. When the rear elevation of a structure
is more than 500 square feet in area.the elevation must be divided into distinct planes of
500 square feet or less.For the purpose of this standard.areas of wall planes that arc
entirely separated from other wall planes are those that result in a change in plane such as
a recessed or nroiectine section of the structure.that nroiects or recedes at least two feet
from the adiacent plane.for a length of at least six feet. Windows and doorways are
exempt from the 500 square foot limitation.
4. Support Structures—Finished Annearance.
When supporting structures are exposed.the underside of the dwelling shall have a
finished appearance. Mechanical and utility systems shall be screened or enclosed within
the building.
5. Landscape Screening of Wall Planes on Steeply Sloped Lots.
When the height of a structure exceeds 35 feet. landscape screening shall be nmvided
along the down stone facade or facades of the structure. Landscape screening shall meet
the standards of LOC 50.47.015. No screening is required in front of building entrances
or where the property line of the down slope facade abuts public or private oven space
tracts. At a minimum.the following plant materials shall be provided:
a. A minimum of one tree shall be required for each 12 feet of building length along
the down slope facade or facades.
b. Trees shall be of a species that reaches a minimum height of 18 feet at maturity.
c. Trees shall be planted within 20 feet of the wall or walls that they are intended to
screen.
lnfill-Code Proposals X-9 March 7,2007
Sloped Lots Version 1
Sloped Lot Concept - Continued: •
• Provide greater flexibility on sloped lots by increasing heights on
steeply sloped lots.
• Mitigate the visual impacts of increased height.
This section provides development appearance standards for increased height
on steeply sloped lots in the R-7.5, R-10. and R-15 zones.
Infill - Code Proposals X-10 March 7, 2007
Sloped Lots Version
J
Section 50.08.045-Dwelling Design
Add the following sections:
3. Maximum Rear Wall Plane.
When the height of a structure exceeds 35 feet.the rear elevation of the structure must be
divided into smaller areas or planes to minimize the appearance of bulk to properties
abutting the site on which the structure is located. When the rear elevation of a structure
is more than 750 square feet in area.the elevation must be divided into distinct planes of
750 square feet or less. For the purpose of this standard.areas of wall planes that are
entirely separated from other wall nlanes are those that result in a change in plane such as
a recessed or nrojectine section of the structure.that protects or recedes at least two feet
from the adjacent plane.for a length of at least six feet. Windows and doorways are
exempt from the 750 square foot limitation.
4. Support Structures—Finished Appearance.
When supporting structures are exposed. the underside of the dwelling shall have a
finished appearance. Mechanical and utility systems shall be screened or enclosed within
the building.
5. Landscape Screening of Wall Planes on Steenlv Sloped Lots.
When the height of a structure exceeds 35 feel.landscape screening shall be provided
alone the down slope facade or facades of the structure. Landscape screening shall meet
the standards of LOC 50.47.015. No screening is required in front of building entrances
or where the property line of the down slope facade abuts public or private oven space.
At a minimum,the following plant materials shall be provided:
a. A minimum of one tree shall be required for each 12 feet of building length alone
the down slope facade or facades.
b. Trees shall be of a species that reaches a minimum height of 18 feet at maturity.
c. Trees shall be planted within 20 feet of the wall or walls that they are intended to
screen.
Infill -Code Proposals X-11 March 7,2007
Sloped Lots Version 1
Sloped Lot Concept:
• Adjust the front setback plane for sloped lots.
• Reduce setbacks on sloped lots.
Issues:
The current code establishes the front setback plane at a 6:12 slope. This
standard is a problem for both upslope and down slope lots. In upslope
situations with very steep slopes,
the ground surface may slope up Current Standards—Upslope Lots
at a greater slope than the front 35' height allowed
setback plane. This could result in on sloped lots '
a requirement that one must build
into the hillside to use the lot. On
down slope lots where the lot falls Front Setback
away from the street, the front Plane(6:12 slope) 6
setback plane unnecessarily �� '�� 12
reduces the height of a building at
the front of the lot. The purpose of The front setback
the front setback plane is to force plane restricts height
the mass of the building toward the on upslope sites
center of the lot and off of the Setback
street front so that the building does not dominate the pedestrian scale street.
On down slope lots, the floor level of the building is often lower than the street so
building mass is not an issue.
Front yard setbacks can create problems when siting houses on steeply sloped
lots. A large setback on an upslope site can force buildings into the hillside. On
down slope lots, a large setback can push the building further down the slope or
can create a need for a taller building.
Proposals:
To address front setback plane problems on upslope lots. it is proposed that new
standards be established so that the front setback plane is set by a 12:12 slope
or the average slope of the ground surface, whichever is greater. For down
slope lots, it is proposed that the measuring point for establishing the height of
the front setback plane be the elevation of the centerline of the adjoining street.
Regarding front yard setbacks, it is proposed that setbacks be reduced to 18 feet
on steeply sloped lots.
In till - ('ode Proposals X-12 March 7, 2007
sloped Lots Version 1
4
D. Appearance Standards
Section 50.06.050 Yard Setbacks,Buffers
Add the following section:
9. Special Setbacks for Sloped Lots. Where the average lot slone is f25%or more as Comment[none~]:This was
measured from the front lot line to the most distant point of the dwelling.the minimum the definition
from steep
a to be a threshold
with
the definitom of steep slope threshold for
renuired front yard setback for detached dwellings shall be 18 feet. increased height.
Section 50.06.060-Single Family and Duplex Dwelling Design—-Fr-5 Zone
R-0.R-2.R-3.and R-5 Zones
Add the following sections:
I. Front Setback Plane
a. Except as set forth in LOC 50.06.060(1)(c).the The-front profile of a structure
shall fit behind a plane that starts at the front yard setback line and extends
upward,to 20 feet in height,then slopes toward the rear of the lot at a minimum
slope of 6:12,up to the maximum allowed height at the peak highest point of the
roof,as illustrated in Appendix 50.07-C. ...(Note the Front Setback Plane section
is also amended by other sections of this document.)
c. Street Front Setback Plane on Sloped Lots.
i. Down Slone(Lots sloping downhill away from the street). On sloped lots Comment[none5]:This implies that
where the average elevation of the ground surface at the setback line these lots must have IV feet of fall across
the building envelop.
fronting a street is below the average elevation of the centerline of the
street.the elevation at which the street front setback nlane height is
measured shall be the average elevation of the centerline of the street.as
illustrated in Appendix 50.07-F. For this measurement.the average
elevation of the street centerline shall be measured at points along the
street centerline where a nemendicular line extended from the centerline
would intersect the abutting property corners,as illustrated in Appendix
50.07-G.
ii. Unslone. On stoned lots that rise un in elevation from the street or right-
of-way and where the average lot slope is 25p/0 or more as measured from Comment[none6]:This was
20`the lot line abuting a street to the most distant point of the dwelling.the increased from fste to be consistent with
the definition of steep slope threshold for
street front setback',lane shall be determined as follows: the front nrofile increased height.
of a structure shall fit behind a plane that starts at the setback line fronting
a street and extends upward.to 24 feet in height.then stones toward the
center of the lot at a stone euual to the average lot stone for a horizontal
distance of ten feet.at which point the structure may rise to the maximum
allowed height for the lot as set forth in LOC 50.06.055. The standard is
illustrated in Appendix 50.07-H.
Infill-Code Proposals X-I3 March 7,2007
Sloped Lots Version 1
1
Sloped Lot Concept - Continued:
• Adjust the front setback plane for sloped lots.
• Reduce setbacks on sloped lots.
This section applies the front setback plane amendments to the R-6 Zone (First
Addition Neighborhood). Because there are no lots with slopes exceeding the
25% threshold, the reduced setback concept was not applied.
Neither concept applies in the DD (Old Town Neighborhood). All structures go
through development review and the front setback plane is not a requirement.
Front setbacks in the DD zone are 10 feet.
Infill - Code Proposals X-14 March 7, 2007
Sloped Lots Version 1
4
• Section 50.07.040-Dwelling Design
Add the following sections:
3. Front Setback Plane
a. Except as set forth in LOC 50.07.040(3)(c).the The front profile of a structure
shall fit behind a plane that starts at the front yard setback line and extends
upward,to 20 feet in height,then slopes toward the rear of the lot at a
slope of 6:12,up to the maximum allowed height at the peak hiehest noint of the
roof,as illustrated in Appendix 50.07-C. (Note the Front Setback Plane
section is also amended by other sections of this document.)
c. Street front setback Plane on Sloped Lots.
i. Down Slone(Lots slonine downhill away from the street). On sloped lots Comment[none7]:This implies that
where the average elevation of the ground surface at the setback line these lots must have tO feet of tall across
the building envelop.
fronting a street is below the average elevation of the centerline of the
street. the elevation at which the street front setback plane height is
measured shall be the average elevation of the centerline of the street-as
illustrated in Annendix 50.07-F. For this measurement. the average
elevation of the street centerline shall be measured at points along the
street centerline where a perpendicular line extended from the centerline
would intersect the abutting oronerty corners,as illustrated in Annendix
50.07-E.
ii. Unslone. On stoned lots that rise un in elevation from the street or right-
of-way and where the average lot stone is 25%or more as measured from Comment Inonesl:This was
the lot line abutine a street to the most distant point of the dwelling.the increased room the definition of steep
a to t a thrs h l with
eep sloo pe threshold Car
street front setback plane shall be determined as follows: the front nrofile increased height.
of a structure shall fit behind a plane that starts at the setback line fronting
a street and extends unward. to 24 feet in height.then slopes toward the
center of the lot at a slone cowl to the average lot stone for a horizontal
distance of ten feet.at which noint the structure may rise to the maximum
allowed height for the lot as set forth in LOC 50.07.030. The standard is
illustrated in Annendix 50.07-H. Comment[none9]:It is unlikely that
(here are any lots in the R-G rune where
this standard would apply. Should we
drop it and move the appendix diagrams?
Infill -Code Proposals X-15 March 7,2007
Sloped Lots Version I
Sloped Lot Concept-Continued: •
• Adjust the front setback plane for sloped lots.
• Reduce setbacks on sloped lots.
This section applies the amendments to the R-7.5, R-10, and R-15 Zones.
Infill -Code Proposals X-16 March 7.2007
Sloped Lots Version 1
4
Section 50.08.030—Yard Setbacks
Add the following sections:
6. Special Setbacks for Stoned Lots.
Where the average lot stone is t5% or more as measured from the front lot line to the Comment[nonelo]:This Was
most distant point of the dwelling. the minimum rcauired front yard setback shall be 18 increased from steep
to he etthrsholwith
the definition of stcep slope threshold&x
feet. increased height.
Section 50.08.045- Dwelling Design
Add the following sections:
I. Street front setback Plane
a. Except as set forth in LOC 50.08.045(11(c).the The front profile of a structure
shall fit behind a plane that starts at the front yard setback line and extends
upward,to 20 feet in height,then slopes toward the rear of the lot at a minimum
slope of 6:12, up to the maximum allowed height at the peak highest point of the
roof,as illustrated in Appendix 50.07-C. (Note the Front Setback Plane
section is also amended by other sections of this document.)
c. Street front setback Plane on Sloned Lots.
i. Down Slone(Lots slonine downhill away from the street). On stoned lots Comment[nonellj:This implies
where the average elevation of the ground surface at the setback line that these lots must have feet of fall
amass the building envelop.p.p.
fronting a street is below the average elevation of the centerline of the
street.the elevation at which the street front setback nlane height is
measured shall be the average elevation of the centerline of the street.as
illustrated in Annendix 50.07-F. For this measurement.the average
elevation of the street centerline shall be measured at points along the
street centerline where a nemendicular line extended from the centerline
would intersect the abutting nronertv corners.as illustrated in Annendix
50.07-G.
ii. Unslone. On stoned lots that rise tin in elevation from the street or right-
of-way and where the average lot slope is 251/or more as measured from Comment[nonel2]:This was
the lot line abutine a street to the most distant point of the dwelling.the thereased frome definition of sle of
to he consistent with
thep slope threshold for
street front setback plane shall be determined as follows: the front nrofile increased height
of a structure shall fit behind a plane that starts the setback line fronting a
street and extends unward.to 24 feet in height.then stones toward the
center of the lot at a stone canal to the average lot stone for a horizontal
distance of ten feet.at which point the structure may rise to the maximum
allowed height for the lot as set forth in LOC 50.08.035. The standard is
illustrated in Annendix 50.07-H.
In61l-Code Proposals X-17 March 7,2007
Sloped Lots Version 1
Sloped Lot Concept - Continued:
• Adjust the front setback plane for sloped lots.
• Reduce setbacks on sloped lots.
The following three pages include the appendices for these sections.
Infill -Code Proposals X-I8 March 7,2007
Sloped Lots Version 1
1
j
• Annendix 50.7-F
Setback Planes—Down Slone Lots
Base zone height limit—
The street center- follows the ground slope
line provides the
elevation for
measuring the Front setback
height of the set- plane-6:12 slope
back planes. --------- —_
Allowed
Centerline Height
I< ROW * Front
Setback Measured at the front building
line.the front setback plane
begins 20' up from the average
street centerline elevation
Infill-Code Proposals X-19 March 7,2007
Sloped Lots Version 1
I
Appendix 50.7-G
Measurement Locations I
Street center line locations for
.._]
measurine bast elevation of l I L
setback planes.
---- Y — --
I
Front
setback . -.........±,
Side yard
plane • setback plane
location location
I
Note: Elevation measurement points are located by a oemendicular line I
extendine from the street centerline to the nronerty corner and not by an
extension of the pronertv line to the street centerline. If the centerline is
curved.the line shall be perpendicular to a line that is taneent_to the curve.
lnfill-Code Proposals X-20 March 7,2007
Sloped Lots Version 1
ti
fi
Appendix 50.7-H
Front Setback Plane- l'uslone Lots
Maximum heieht
allowed on sloped lots
_
Front Setback Plane .•
(follows 6:12 slope
or the actual slope of
the lot-whichever '' 6
provides the ereater 12
buildine envelope).
1
24' 1
ROW Setback 10'
Infill-Code Proposals X-21 March 7,2007
Sloped Lots Version I
I .
1
d
Chapter
Neighborhood Plans and Overlay Zones
Version 03/07/07
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1
Neighborhood Plans/Overlay Zones:
• Use neighborhood plans and overlay zones to adapt infill
standards to individual neighborhoods.
Issues: General city-wide infill standards are not always appropriate given the
diversity of Lake Oswego's neighborhoods. The City Council and the Infill Task
Force have received testimony that the general infill standards adopted in 2003
do not fit every neighborhood. For example, the Hallinan neighborhood is zoned
R-7.5 but many of the lots are smaller than 7,500 square feet. The general R-7.5
code requirements and the infill standards related to FAR and setbacks
sometimes result in problems on smaller lots. Another example is from the Lake
Grove neighborhood. Lake Grove Neighborhood Association representatives
have expressed concern that the infill standards did not go far enough in
protecting the scale and character of the neighborhood.
Proposals:
Use neighborhood plans and overlay zones or special zoning districts to adapt
infill standards to the unique characteristics of different neighborhoods. The City
is in the process of developing a neighborhood overlay zone to implement the
Evergreen Neighborhood Plan.
Amend the Comprehensive Plan to provide policy support for this approach.
•
Infill Task Force Draft Recommendations Neighborhood Plans/Overlay Zones
Page 2 of 3 03/07/07
i
Comprehensive Plan Coal 2—Section 1 — Policy 18 !
Develop and adopt specific Neighborhood Plans and implementing measures consistent
with the Comprehensive Plan as the means to enhance neighborhood livability and
Iachieve desired neighborhood character. I f appropriate, implementation may he
accomplished through creation of a new zoning district or a new overlay zone. A
Neighborhood Association may request the Planning Commission and City Council to
initiate Neighborhood Plan Map and text amendments at any time,without fee, upon
finding that the proposed changes are in the public's interest and consistent with the
Comprehensive Plan.
•
Infill Task Force Draft Recommendations Neighborhood Plans/Overlay Zones
Page 3 of 3 03/07/07
Chapter
Yard Setbacks
Version 03/07/07
a .i i /C ..i T.. 1• h +., —_
5
.' — '� - i r 0``
ti
a ;t. .wows
s ....... ..... - - . E i} -- A
Yard Setback:
• Provide an increased setback for side yards adjacent to the street
in the R-7.5 zone.
• Provide increased side yard setbacks for lots with basements in
the R-6 zone.
Issues:
Corner lots have frontage on two streets. Because only a shallow setback is
required along the side yard adjacent to a street, there can be a visual conflict
with the deeper front
yard setbacks of Increase street 25' required front
other properties side yard setback yard setback
along the street. J from 10' to 15' /
In the R-6zone, \1i
many newer homes _
are being built with `' •
basements. Often t T
basement rooms
require window wells
to assure safe egress
in the event of an P.,
emergency. To
provide adequate R-7.5 Zone — Side Yard
yard area around the I Adjoining a Street
window, greater
setbacks are needed.
Proposals:
1. To assure houses have a positive relationship to local streets, side yard
setbacks adjacent to streets should be increased where the difference
between the front yard requirement and the street side yard requirement is
greater than 10 feet. This would increase the R-7.5 side yard that abuts a
street to 15 feet. The R-10 and R-15 zones currently require 15 feet.
2. Side yard setbacks should be at least 7.5 feet when basements are
provided and window wells are to be placed in the side yards.
Infi11 Task Force Draft Recommendations Yard Setbacks
Page 2 of 3 03/07/07
Section 50.08.030 Yard Setbacks (R-7.5)
Amend the existing table as follows:
Zone Front Yard Side Yard Adjacent To a
Street
R-7.5 25 feet 20 feet on arterial and
collector,
4.0 15 feet on local streets
Section 50.07.025 Yard Setbacks (R-6)
Add to the existing table:
Yard Setback Location Required Minimum Yard Setback
Other Side Yards
- Structures with basements and 7.5 feet
window wells in the side yard
Infill Task Force Draft Recommendations Yard Setbacks
Page 3 of 3 03/07/07
4
•
Chapter _
Lot Coverage and Floor Area Ratio
Version 03/07/07
it _ .. • - ii, , i. h. .....„.440,
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�=`. - : t ,
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4 Lot Coverage Concept:
• Revise Lot Coverage scale to eliminate abrupt step changes in lot
• coverage based on height.
Issue:
In 2003, the infill code amendments made lot coverage a function of building
height. In single family zones, if a structure is equal to or below 22 feet in height,
as much as 35% of the lot can be covered by the structure. If a structure is taller
than 22 feet, lot coverage can not exceed 25%. The intent of the lot coverage
and height relationship was to create an incentive to build shorter houses with
lower profiles. There remains support for the basic concept but concerns have
been raised about the abrupt jump in lot coverage. Additional background
information is provided on the next explanatory page.
The existing code section also addresses floor area ratio (FAR) standards. FAR
is addressed in a subsequent section of this report.
Proposal:
First, the code was reformatted to divide Lot Coverage and FAR into two
separate categories. Second, a new table was developed to allow for a
smoother proportional relationship between house height and lot coverage.
The proposed amendments for the R-7.5, R-10. and R-15 zones are presented
on the facing page.
Also proposed is a change to clarify that lot coverage in planned developments
(PDs) can be addressed for the project as a whole rather than on a lot by lot
basis. The planned development section of this report (Chapter_) provides
additional standards for PDs.
Infill Task Force Draft Recommendations Lot Coverage and FAR
Page 2 of 15 03/07/07
p
Draft Code Language _!
Deleted:and Floor Area Ratio 1
Section 50.08.040 Lot Coverage,
Deleted: I. Except as set forth in
UK'Article 50.30.lot coverage shall not
. Except as otherwise specified in this section, the maximum lot coverage for single exceed 35"u for a primary sum:lure 22
family dwellings. single-family attached dwellings, and duplexes shall be established feet in height or25%for eprimary
based on the following table; structure "feet in height
Deleted:.
Maximum Lot('o\erage—R.7.5. R-I0,and R-1 5 (Formatted:Centered
I'eight (li.l 14'laxinttn Lot •• Formatted:Cen e/Don adjust
C overage(%) space between Latin and Asian text
22 or less 35 ° ,
23 34.25{',
24 33.5 "o
25 32.75 a.n
26 32 %
27 31.25%
28 30.5%
29 29.75
30
31 28.25
;2 ,7 5
33 26.75
34 26
35 or more 25 %
3. In cluster developments or planned developments established under I Deleted:2.
Article 50.17, lot coverage requirements may be applied with reference to the project as 'Deleted:Floor ratio areas shall not
a whole and not on a lot by lot basis. exceed the standards as shown in Table
50.08.040 helow:j
1
Infill Task Force Drafi Recommendations Lot Coverage and FAR
Page 3 of 15 03/07/07
Lot Coverage Concept -Continued:
• Revise the Lot Coverage scale to eliminate abrupt step changes in lot
coverage based on height.
Comparative Graph Illustrating Building Height and Lot Coverage
35 me ■ ■ =NT• I I I I I I I
34 •'�•. I Current Code Standard —
33 ' ` • I Proposed Change
32 . k
31 I i • 44.
30 ••.: I
c29 I I �.•
O 28 I I I ♦},r
i
27
•{26 I '
25 Igm sm. Imo _ _. am,
19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 35+
Building Height in Feet
Issue:
Garage Location and Lot Coverage Bonuses—The current lot coverage and
floor area ratio section includes a lot coverage incentive for garages that are
located to the rear of the primary structure. To"the rear"of the primary
structure has not been defined.
Proposal:
An appendix diagram has been prepared to clarify that the garage is to the rear
of the primary structure in cases where all vehicle openings are located behind
the mid-point of the primary structure. In addition, the garage need only be side
loading with respect to the front property line. See Appendix 50.08—A.
Infill Task Force Draft Recommendations Lot Coverage and FAR
Page 4 of 15 03/07/07
p
4. nccial exemntions from lot coverage calculations arc allowed as follows: I Deleted:The floor area oragarage
a. Where thes*round floor arca of a detached garage is located to the rear of .hap he exempt
Deleted:(iround
the nrimary structure:
i. For lots less than or equal to 10,000 square feet in area- up to 200
square feet shall be exemnt.
ii. For lots greater than 10,000 square feet in area- up to 400 square
feet shall be exemni.
b. Where thc.uro_tu r area of an attached garage is located joihe rear of Deleted:(
the primary structure or for side-loading garages: - Up to 200 square feet shall be exemnt. Deleted:
To use this provision.a aaraae only needs to be side loadinu with resnccl to the front Deleted:at
property line. Deleted:or
c. In subsections a. and h. above.a earaee is considered to be located to the —
rear of the primary structure in cases where all vehicle onenines arc located behind the
mid-point of the nrimary structure as shown in Annendix 50.08 A.
Appendix 50.08—A
Garaa_e to the Rear of the Primary Structure
4.
The diagram illustrates three
scenarios where the earauc is
located to the rear of the
f nrimary structure.
4.
l , Mid-point of Structure=
~ Front of House I
joi J Driveway
•
I
Infill Task Force Draft Recommendations Lot Coverage and FAR
Page 5 of 15 03/07/07
f
Lot Coverage Concept- Continued:
• Revise the Lot Coverage scale to eliminate abrupt step changes in lot
coverage based on height and lot size.
Issue: In the R-6 zone, lot coverage is dependent on both structure height and
lot size. There are abrupt step changes resulting from both variables. Lot
coverage and floor area ratio are currently addressed in the same table.
Proposal: Create separate sections for lot coverage and FAR. Develop a
formula for lot coverage to eliminate the step changes.
Proposed Lot Coverage Requirements in the R-6 Zone
Sample Lot Coverage Percentages
Lot Size in Height
Square Feet 22' 25' 28'
6,000 45% 40% 35%
8,500 42.2% 37.2% 32.3%
10,500 40% 35% 30%
12,500 37.8% 32.8% I 27.8%
mull Task Force Draft Recommendations Lot Coverage and FAR
Page 6 of 15 03/07/07
Section 50.07.035 Lot Coverage/Floor r i Ratios.
Section 50.07.035 Lot Coverage/Floor are•• Ratio
I. Lot coverage . in the R-6 zone shall
: be determined by the following
formula:
%Lot Coverage=
125%+110%-((Height'—22')x 5/3)%)1 + 110%- [(Lot Size2—6.000 so. fl.)/9001%)
1 Height means the height of the nrimary dwelling on the site. If height is less than 22'.
use 22' in the formula.
'-If lot size is less than 6.000 square feet.use 6.000 sauare feet in the formula. If lot size
is greater than 15.000 suuare feet. use 15.000 sauare feet in the formula_
T.Ifit]F/ cn11 111C
l•Tiaana ILNf <V�C141 Cc''
I or Siic. PI-i1r11ir--7lnolling P,• ,1-z•nsjalli11r \twin»»»
(Square�/\l Feet)f{1'. c 11 feet in height ,> 22 feet in height Floor Ratio Area*
5<4Qc .� = Zhu
7.000 " S_000 I 43°o 33°o 46
Q MP n main 1 1" 1 1
9,000 10 t>' -
> lU rlrlrl 11.000 0"o .U'b I .41)
i l.ivv i�,i�vi; =/i% = o .fit;
> t;firm 1:J 00(} I 170n 270 I 14----
. ii.vvv i_.vuv i 16=0 j _v=o
•from l�l: . ..:_.._ '.C:'I.4enef
2. FAlk fer uses ether than single family dwellings-and their accessory uses sh ll-ho as
fellows:
L. T!:a Fen F listen diti l hall b„ _tabhsk-tj_ -/:Zito
b. The FAR for other non residential uses shall be no greater than 1:I.
24. Decks less than 5 feet above grade,stairs,pergolas, trellises or other landscaping
structures,and concrete slabs shall be exempt from lot coverage and-FAR calculations.
34. No more than 60%of the lot may be covered with impervious surfaces
45. The ground floor area of a detached garage area shall be exempt from lot
coverage calculations:
a. For lots less than or equal to 10,000 square feet in area- up to 200 square feet.
b. For lots greater than 10,000 square feet in area-up to 400 square feet.
Infill Task Force Draft Recommendations Lot Coverage and FAR
Page 7 of 15 03/07/07
I
Lot Coverage Concept -Continued:
• Revise Lot Coverage scale to eliminate abrupt step changes in lot
coverage based on height.
Issue: In the R-5 zone, lot coverage is dependent on structure height. There
are abrupt step changes that result from this relationship.
Proposal: Revise the existing table to provide for smoother relationship
between height and lot coverage.
mull Task Force Draft Recommendations Lot Coverage and FAR
Page 8 of 15 03/07/07
p
Section 50.06.040 Lot Coverage.
I. Lot coverage shall not exceed the maximums set forth in Tables 50.06.040 A and
50.06.040 B,below:
TABLE.50.06.040A l Formatted:Font: Bold I
t rsi.t>U.tPo.U+11 I Formatted:Centered
Maximum Lot Coverage I I Formatted:Font:Bold
Maximum
Zone Dwelling Trite Lot Coverage
R-0 40°o
Single family detached
R-2 I Row house 550,
Duplex 5 i°o
Other Structures 50°0
I R I 50
aingie iamiiy°aeracnea: j 4Y'o
R __ reef urn ueselit See Table
Single family detached: 50.06.040 B
" feet in heiohr
Single family attached 50°o
Other Structures 50°o I
WR 100°o
TA BL1? 50.06.040 B I Formatted:Font:Bold
Maximum Lot Coverage I Formatted:Normal
R-5=Single Family Detached
1!eight (li.) Maximum Lot - Formatted:Centered,Don't adjust
Coverage CYOspace between Latin and Asian text
22 or less 45%
23 44.25%
24 43.5 U
74 42.75%
36 42%
77 4l25%
28 40.5%
29 39.75%
30 39.%
31 38.25%
32 37.5%
33 36.75%
34 36%
35ormore 35%
Infill Task Force Drafi Recommendations Lot Coverage and FAR
Page 9 of 15 03/07/07
1
Floor Area Ratio Concept:
• Current Floor Area Ratios (FAR) result in abrupt step changes. FAR
calculations sometimes result in inequities.
• Amend the FAR standard to include garages.
Issue:
Floor area ratio (FAR) requirements for single family residential development
were enacted in 2003 and were intended to help manage the size of houses by
making allowed floor area dependent on lot size. The FAR calculation does not
count any floor area used for parking. This creates an inequity since two
structures may have the same FAR but may actually differ in size depending on
the design and number of garage stalls. Additionally, abrupt changes in the
allowed FAR result from the steps in the table implementing the FAR concept.
Two houses with exactly the same size and
Garage bulk. Garages are currently exempt from FAR.
I � n
I I
Meets FAR — large garage Exceeds FAR— small garage
Proposal:
The code was reformatted to divide Lot Coverage and FAR into two separate
categories. Separate formulas were devised for FAR in each base zone to allow
for a smoother proportional relationship between house and lot size and to allow
for a garage that is proportional to the house size. This will replace the discrete
incremental change with a continuous functional relationship between house and
lot size.
The proposal includes garages in the total floor area allowed. To account for the
loss in building square footage, a square footage allowance for garages has
been included in the FAR equation. Each equation has separate garage sizes
that were derived through a study of garage sizes in each single family base
zone. These garage sizes are listed below.
• Up to 600 square feet for the R-7.5 zone.
• Up to 750 square feet for the R-10 zone.
• Up to 850 square feet for the R-15 zone.
!null Task Force Draft Recommendations Lot Coverage and FAR
Page 10 of 15 03/07/07
p
Section 511.08.042 Floor Area Ratio(FART.
1 Floor area is defined in LOC 50.02. For purposes of calculating floor area ratios(FART
for single family.single family attached.and duplex dwellings in the R-7.5.R-10.and R-15
zones,the floor area of attachcd garages or attached covered parking areas shall he included in
the total that is subject to the floor area ratio provisions of this section., Deli:
2. The maximum floor area ratio for R-7.5 is calculated by taking 3000*sauare feel-
[(actual lot size-5000 suuarc feet)x 0.21 and adding 600 sauare feet for an attached or detached
garage. FAR for an R-10 Lot is calculated by taking 3000*sauare feet +((actual lot size- 5000
suuare feet)x 0.21 and adding,750 suuarc feet for an attached or detached garage. FAR for the ! Deleted:
R-15 zone is calculated he taking 3.000 sauare feet+[tactual lot size-5000 suuarc feet)x 0.251
and adding 850 sauare feet for the attached or detached garage.
a R-7.5: (5000 sauare feet x 0.61+ [(the actual lot size-5000 sauare feet)x
0.2 +a 600 sauare foot garage allocation.
b. R-10: (5000 sauare feet x 0.6L1(the actual lot size-5000 sauare feet)x
0.21+a 750 sauare foot garage allocation.
c. R-15: (5000 sauare feet x 0.61+ f(the actual lot size-5000 sauure feet)x0.21 (Deleted:
+an 850 sauare foot mirage allocation.
* 3.000 sauare feet is derived from a lot size of 5.000 sauare feet multiplied by a factor of
0.6.
3. In cluster.or planned developments(LOC Article 50.171.fluor area ratio rcouirements
may be implied with reference to the project as a whole instead of a lot by lot basis. In these
cases.the formula for determining total lot coverage may include an adjustment that assumes one
garage per lot or unit.tc.g.: in the R-7.5 zone.the adjustment would Provide a garage allocation
based on 600 sa.fz_ times the number of lots in the project.). The area of the garage adjustment
shall be based on the area allocations set forth be zone in the section above.
4. Habitable areas of detached accessory structures that would normally be counted as floor
area,shall be exempt from floor area ratio calculations:,a. For lots less than or equal to Deleted:v
10,000 square feet in area-up to 200 square feet.
b. For lots greater than 10,000 square feet in area-up to 400 square feet.
5. FAR for uses other than single family dwellings and their accessory uses shall be as
follows:
a. The FAR for uses listed as conditional uses shall be established as part of the
conditional use process.
b. The FAR for other non-residential uses shall be no greater than I:I.
Infill Task Force Draft Recommendations Lot Coverage and FAR
Page 11 of 15 03/07/07
1
Floor Area Ratio Concept - Continued:
• Current Floor Area Ratios (FAR) result in abrupt step changes.
• Amend the FAR standard to include garages.
The FAR issues in the R-6 zone are similar to those listed for the R-7.5, R-10,
and R-15 zones.
A new section (Section 50.06.037)addressing FAR is proposed in the R-6 zone.
Based on limited data, average garage size in the R-6 zone averages between
400 and 500 square feet. A 500 square foot garage is proposed to be included
in FAR calculation. Currently, garages are exempt from the FAR.
The chart below provides a comparison of the floor areas allowed under current
and proposed FAR by lot size:
R-6 Allowed Floor Area in Square Feet
Lot Size Floor Area w/ Floor Area WI 'roposed FAR
Current FAR w/out Garage w/ Garage
5,500 2.750 2,800 3,300
6,000 2,880 2,900 3,400
7,500 3,450 3,200 3,700
9,500 3,990 3,600 4,100
12,500 4,500 4,200 4,700
14,500 4,640 4,430 4,930
15,500 4,650 4,610 5,110
In the comparison table, the two smallest and the largest lot sizes produce floor
areas that are very close to the current floor area allowed. The lot sizes in the
middle ranges produce floor areas that are 200 to 400 square feet smaller than
what is currently allowed.
Formatted:leghist
Infill Task Force Draft Recommendations Lot Coverage and FAR
Page 12 of 15 03/07/07
p
I Formatted: Font:Bold ,
,Section 50.07.037 Floor Area Ratio(FAR), Formatted: Font:Bold
Formatted: Font: 12 pt
Floor area is defined in LOC 50.02. For nurnoses of calculatine floor area ratios
(FAR)for residential development in the It-6 zone. the floor area of attached earaucs or
attached covered narking areas shall be included in the total that is subject to the floor
area ratio provisions(Willis section. Floor Area in a basement that does not meet the
definition ofa story,shall be excluded from floor area calculations.
2. Development shall not exceed the maximum floor area ratio as calculated by the
following formulas:
a. Lots less than 14.000 square feet: 2900 sauarc feet+ [(actual lot size- 6000
square feat x 0.21 i 500 square feet for a earauc ncr residential unit. b. Lots equal to Deleted: •
or Urcater than 14.000 sauarc feet: 2900 sauarc feet+[(actual lot size-6000 square feet)
x 0.181 + 500 sauarc feet for a earn ue ncr residential unit. , Deleted:•
. 2. FAR for uses other than single family dwellings and their accessory uses shall be as Deleted:
follows:
a. The FAR for uses listed as conditional uses shall be established as part of the
conditional use process.
b. The FAR for other non-residential uses shall be no greater than 1:I.
4. Decks less than 5 feet above grade,stairs,pergolas,trellises or other landscaping Deleted:3 _
structures,and concrete slabs shall be exempt from FAR calculations. Deleted: Ln coverage and
Habitable areas of detached accessory structures that would normally be counted as Deleted:
floor area shall be exempt from floor area calculations:
a. For lots less than or equal to 10,000 square feet in area-up to 200 square feet.
b. For lots greater than 10,000 square feet in area-up to 400 square feet.
Infill Task Force Draft Recommendations Lot Coverage and FAR
Page 13 of 15 03/07/07
•
Floor Area Ratio Concept - Continued:
• Current Floor Area Ratios (FAR) result in abrupt step changes.
• Amend the FAR standard to include garages.
The FAR issues in the R-5 zone are similar to those listed for the R-7.5, R-10,
and R-15 zones.
Amendments to the R-5 section are proposed.
No garage data was collected for the R-5 zone. Garage sizes in the R-6 zone
averaged 400 to 500 square feet. A 500 square foot garage allowance has been
included in the FAR calculation.
The chart below provides a comparison of the floor areas allowed under current
and proposed FAR by lot size:
R-5 Allowed Floor Area in Square Feet
Lot Size Floor Area w/ Floor Area w/ Proposed FAR
Current FAR w/out Garage wl Garage
4,000 Not listed 2.700 3,200
5,000 3,000 3,000 3,500
6,000 3,600 3,300 3,800
7,000 4,200 3.600 4,100
8.000 4,000 3,900 4,400
9.000 4,500 4,200 4,700
10.000 4,000 4,500 5,000
11,000 4,400 4.800 5,300
12.000 4,800 5,100 5,600
13.000 5,200 5,400 5,900
14.000 5,600 5,700 6,200
15.000 6,000 6,000 6,500
1111111 Task Force Draft Recommendations Lot Coverage and FAR
Page 14 of 15 03/07/07
•
Section 50.06.035 Lot Size, Density Transfer,Floor Area Ratio(FAR).
I. New development shall comply with the standards set forth in subsections(a)and(b)
below. Deleted:The standards are as follows
a. Lot area and FAR shall meet the standards of Table 50.06.035.
I Formatted: Font:Bold
•
TABLE 50.06.035
]Iinimum Lot Area
Zone Mminmm Area Per Dwe,ling Maximum FAR
R-0 No maintain' No minimum mi 1.2:1
R No minimum No muumuu 1.2:1
R-3 3.375 sri. ft. 3.375 sq.ft. No maximum
R-5 5.000 scl.ft. 5.000 set.ft. ..t.rr., :Off,-7 f:r,-.
See subsection(b). below
i[R 3,375 sq.ft. 3.375 so.ft. hRo maximum
b. Development in the R-5 zone shall comnly with the following maximum Deleted:
FAR standards:_ i Floor area is defined in LOC 50.02. For numoses , I Formatted:Font: 12 pt,Bold
of calculatine floor area ratios (FAR)for residential develonment in the R-5 zone. {Formatted:Indent:Left: 0 pt,
the floor area of attached earaees or attached covered narkine areas shall be I Hanging: 36 pt
included in the total that is subject to the floor area ratio provisions of this section. Deleted:
Floor Area in a basement that does not meet the definition of a story_shall be
excluded from floor area calculations.
ii. Development shall not exceed the maximum floor area ratio as calculated • Formatted: Indent:Left: 0 pt,
by the followine formula: Hanging: 36 pt
3000 square feet+f(actual lot size—5000 square feet)x 0.31+500 sauare feet_for I Formatted:Indent:Left: 36 pt I
a karate per residential unit.
Infill Task Force Draft Recommendations Lot Coverage and FAR
Page 15 of 15 03/07/07
o
I
Chapter _
Structure Design/Setback Planes
Version 03/07/07
.,� .,
a
Of
lam:'
,.,. .a . *1 • III MOO■
Structure Design Concepts:
• Provide an increased side yard setback for second stories. Use a
step back or slope.
• Create a menu of design options for neighbor facing side
elevations and street facing facades.
• Apply the front setback plane to corner lots.
• Consider landscaping alternatives for compatibility, scale, and
privacy.
Issues:
Tall houses close to a common property line or on corner lots can be
incompatible with adjacent residences or the streetscape. The current wall plane
standards need to be more flexible to include landscaping or alternative designs.
The current front setback plane standards - • 4r1!' •
allow only two dormers to penetrate the front ==- •. 110' •
setback plane. There have been house !` S
designs proposed where three or more •
dormers have been requested but the arbitrary
limit has prevented approval. s
Proposals: _.
1. Front setback plane code sections - "
should be amended to apply to both Example of a house with three
front yards and side yards that abut dormers in FAN.
streets. In addition, to provide greater
flexibility in design. it is proposed that more than two dormers or roof
features be allowed to penetrate the setback planes.
2. Add design standards to require the side profile of a structure to fit behind
a plane that starts at the side yard property line and extends upward to 12
feet and slopes toward the center of the structure at minimum slope of
12:12 or (45 degrees) up to the maximum base zone height. The proposal
is illustrated in the diagram on the following explanatory page.
3. Alternatives to side yard wall planes are proposed. These include wall
offsets, bay windows, and landscaping for interior lots and additional
features such as balconies and porches on corner lots.
4. The proposed landscaping option includes the concept of plant units" to
achieve screening along a side wall.
Infill Task Force Draft Recommendations Structure Design/Setback Planes
Page 2 of 22 03/07/07
-4 . _ . . . •
Structure Design Concepts -Continued:
• • Provide an increased side yard setback for second stories. Use a
step back or slope.
• Create a menu of design options for neighbor facing side
elevations and street facing facades.
• Apply the front setback plane to corner lots.
• Consider landscaping alternatives for compatibility, scale, and 11
privacy.
Side Setback Plane -R-7.5 Zone
Proposed 12:12 Current code:
Current code: side setback , Max. 28' height
10' setback 4 planes • with 10' setback
above 18' in I I /
height I N 1
I � 1
Current code: 28' height
Maximum building •
envelope •
f 1
12' 1 II
5' setback 10' setback
Roof forms may penetrate the side setback planes if they are less than '/.of
the total structure length at 12 feet or more in height. Two or more separate
and distinct roof forms such as dormers or gables may project into the side
setback plane if they are collectively less than 1/3 of the structure height at
12 feet or more in height.
The example provided above illustrates the proposed side setback plane for an R-7.5 lot.
The portions above the plane(the dark dotted line) represent the portions of the building
envelope that would be affected by the setback plane. R-10 and R-15 lots currently
require a 10-foot side yard setback on one side and a 15-foot setback on the opposite
side. The impacts decrease as the required setbacks increase.
Infill Task Force Draft Recommendations Structure Design/Setback Planes
Page 3 of 22 03/07/07
4
4
•
Structure Design Concepts - Continued:
• Provide an increased side yard setback for second stories. Use a
step back or slope.
• Create a menu of design options for neighbor facing side
elevations and street facing facades.
• Apply the front setback plane to corner lots.
• Consider landscaping alternatives for compatibility, scale, and
privacy.
Draft code language to implement the side yard setback plane is provided on the facing
page. This section applies to the low density residential zones: R-7.5, R-10, and R-15.
Infill Task Force Drafl Recommendations Stnicture Design/Setback Planes
Page 4 of 22 03/07/07
4
Section 50.08.045 Structure Design-R-7.5,R-10,and R-15 Zones.
I. Street Front Setback Plane. I Formatted:Font: 12 pt
a. The profile of a structure that fronts on a street shall fit hehind a_glane that starts at Deleted:f-ont
the setback line(front yard or side yard abutting a street)and extends upward to 20 feet in I Formatted:Font: 12 pt
hei jll.then slopes toward the center of the lot up to the maximum allowed height at the Deleted:!Mill) rd
peak.as illustrated in.Annendix 50.07-C. The slope of the street flont setback niane IS Deleted:rear
dependent upon whether it applies to a front yard or side yard abuttine a street. as follows:
Deleted:at a
i. Front yard -6:12 slope.
••
n. Side yard abutting a street— 12:12 Slone. b. Exceptions to the street
front setback plane. Any individual roof form may penetrate the street front setback plane i Deleted:minimum
f Deleted:stops rc._l-,
it is less than one-third of the totaLs1nicj trc width at 20 feet in height.Two or more separate Deleted:1
and distinct roof forms.such as dormers,may nroiect into the street front setback Plane if [Formatted:Font color:Custom ca°rtaGetl'1'11I J
there less than one-half of the total struciure width_aL20 feet in height (Formatted:Formatted:Font: 12 pt 1
Z. Side Yard Setback Plane—Interior Yards. 1 Formatted:Font: 12 pt
a. Except as set forth in section(el below.the side profile of a structure shall fit I Formatted:Font: 12 pt ]
behind a Plane that starts at the side property_line and extends onward to 12 feet and clones - {Formatted:Font: 12 pt ]
toward the center of the lot at a slope of 12:12 up to the maximum allowed height at the neak - [Formatted:Font: 12 pt ]
as illustrated in Appendix 50.07,,D. I Formatted:Font: 12 pt,Not
h. Roof forms may nenetrate into the side yard setback.Dlane required under.(al Highlight ]
above as follows: Formatted:Font: 12 pt,Not
i. Any individual roof form may penetrate the side setback plane if it is (Highlight _
less than one-third of the total structure length at 12 feet or more in height. Two or more 1 Formatted:Font: 12 pt
,separate and distinct roof forms such as dormers or gab roject i to the side setba4 I Formatted:Font: 12 pt 1
plane if they are less than one-half of the total structure length at I2 feet or more feet in , [Formatted:Font: 12 pt I
1 Formatted:Font: 12 pt l
ii_ Buildup;projections allowed under LOC_50.22.045 may nroiect up to - Formatted:Font: a pt )
2 feet into the side yard setback plane Chimneys arc exempt from the setback plane
requirement.
c. On sloped lots where the lot is unslone from the abuttine street.no side yard
setback plane is required(cross reference 50.02 -definition of sloped lot).
Intill Task Force Drafl Recommendations Structure Design/Setback Planes
Page 5 of 22 03/07/07
Structure Design Concepts - Continued:
• Provide an increased side yard setback for second stories. Use a
step back or slope.
• Create a menu of design options for neighbor facing side
elevations and street facing facades.
• Apply the front setback plane to corner lots.
• Consider landscaping alternatives for compatibility, scale, and
privacy.
The appendices for the street front setback plane and the side yard setback
plane are included on the facing pace.
Infill Task Force Draft Recommendations Structure Design/Setback Planes
Page 6 of 22 03/07/07
1
Appendix 50.07- C
Street Front Setback Planes
Street Side Yard
Setback Plane
Front Setback Plane -
°71 6 1? I �
Maximum
height
I I
20'
ROW ROW
* I I
Front Yard Setback Side Yard Setback
Adjacent to a Street
Formatted:Font: 12 pt
Appendix 50.07- D Formatted:Font: 12 pt
Side Yard Setback Plane
Property I `
Line
I12 % Maximum
' I 1 y % height
12 I I
Building Envelope
Side Yard Setback Side Yard Setback
lnfill Task Force Draft Recommendations Stricture Design/Setback Planes
Page 7 of 22 03/07/07
Structure Design Concepts - Continued:
• Provide an increased side yard setback for second stories. Use a
step back or slope.
• Apply the front setback plane to corner lots.
The facing page applies the setback plane options to the R-6 Zone.
mull Task Force Draft Recommendations Structure Design/Setback Planes
Page 8 of 22 03/07/07
•
Section 50.07.040 Structure Design-R-6 Zone.
3 Street Front Setback Plane. I Formatted:Font: 12 pt J
a. Tbe_proftle of a structure that fronts on a street shall fit behind a plane that starts at I Formatted:Font: 12 pt I
the setback line(f'ront yard or side yard abutting a sty and extends t pward to 20 feet in Deleted: [row 7
height. then slopes toward the renter of the lot alp to 28 feet in height at the peak.as Deleted: r, . J ---I
illustrated in Appendix 50.07-C The slope of the street front setback nlane is dependent Deleted:rear
upon whether it annlies to a front yard or side yard abutting a street. as billows: _ -�)
_ — — Deleted:at a
i. Front yard- 6:12 slone.
it. Side yard abutting a street— 1_:1 2_stone. Deleted:minimum
This requirement shall not apply to flag lots. h_ Fxcentions to the street front setback Deleted_4ol+sorb:l2 1
nlane. Any individual roof form may nenetrate the street front setback nlane if it is less than I Formatted:Font: 12 pt I
une-third of the total structure width at 20 feet in heii ht.Two or moresenarate and distinc Deleted:ti
roof forms.such as dormers.may nroiect into_the_streetfronr setback plane if they are less I Formatted:Font color:Custom
than one-half of the total structure width at 20 feet in height. color(RGB(1,1,1)) J
— — [Formatted:Font:12 pt
.1.. Side Yard_Setback Plane—Interior Yards, I Formatted:Font:12 pt
a. Exccnt as set forth in section(ct bt;low tyre side nrnfile ofa structure shall fit -(Formatted:Font:12 pt 1
,behind a nlane that starts at the side nronerty line and extends'inward to 12 feet and slones -1 :Font: 12 pt
toward the center of the lot at a stone of 12:12 un to the maximum allowed height at the neak -(p :Font: 12 pt
as illustrated in Aonendix 50.07..D - Formatted:Font: 12 pt,Not
h_ Roof forms may penetrate into the side yard setback Plane required under ftl I Highlight
above as follows: Formatted:Font: 12 pt,Not
i. Any individual roof form may Penetrate the side setback plane if it is I„ighlight
Jess than one-third of the total structure length at 12 feet or more in height- Twn or more (Formatted:Font:12 pt I
psenarate and distinct roof forms such as dormers or gables may project into the side setback ormatted:Font:_12 pt l
plane if they are less than one-half of the total structure length at 12 feet or more feet in l Formatted:Font: 12 pt
I Formatted:Font: 12 pt I
ii. Building nroieetions allowed tinder.LOC 50.22.045 may nroiect un to rFormatted:Font: 12 pt
2 feel into the side yard setback nlane. Chimneys are exempt from the setback plane
requirement.
c. On sloped lots where the lot is unslonc from the abutting street.no side yard
setback plane is reauircd(cross reference 50.02 -definition of sloped lot).
lnfill Task Force Draft Recommendations Structure Design/Setback Planes
Page 9 of 22 03/07/07
a
Structure Design Concepts - Continued:
• Provide an increased side yard setback for second stories. Use a
step back or slope.
• Apply the front setback plane to corner lots.
The facing page applies the setback plane options in the high and medium density
zones.
Currently, structure design standards apply to development in only one of the high
and medium density zone districts, the R-5 zone. The proposed revisions expand
the structure design standards to apply to detached single family dwellings, zero lot
line, and duplex development in all of the high and medium density zones. Zero lot
line development is defined as two units in one attached building but with each unit
located on a separate lot. A duplex is two units in one building on one lot. See the
section of this report on duplex and attached dwellings for additional structure design
changes in the high and medium density zones.
Infill Task Force Draft Recommendations Structure Design/Setback Planes
Page 10 of 22 03/07/07
Section 50.06.060 Structure Design-R-0,R-2,R-3,and R-5 Zones.. ! Deleted: u-5 Zone
The structure design standards of this section anplvr to the following types of development
:within the R-0, R-2.R-3,and R-5 Residential Zones:
• Detached single family dwellings: I Formatted:Bullets and Numbering I
• Zero lot line dwellings;
• Duplexes:and . Formatted:Bulleted+Level: 1 +
Aligned at: 18 pt+Tab after: 36 pt
• Structures that are accessory to the development types listed above. + Indent at: 36 pt
.1, Street Front Setback Plane. (Formatted_Bullets and Numbering
Formatted:Font:Not Bold
a. __ The.ir:of c of a structure that fronts on a street shall fit behind a plane that starts at {Formatted:Font: 12 pt
thesetback line(front yard or sidc_vard abutting a street)and extends unward to 20 feet in
height.then slopes toward the center of the lot.uo to the maximum allowed height at the I Deleted: in the It-5 Zone
peak.as illustrated in Annendix 50.07-C, The slope of the street front setback plane is f Formatted:Font: 12 pt
dependent noon whether it annlies to a front yard or side yard abutting a street.as follows: ' (Formatted:Font: 12 pt
I. Front yard-6:12 slope. Deleted:from _
ii. Side yard abutting a street- 12:1 2 slope. Deleted: iii,.r,;i,I
This requirement shall not apply to flag lots. h. Fxcentinns to the street front setback , Deleted:ror
nlanc. Any individual roof form may ncnetrate the street front setback 'lane if it is less than Deleted:;,��
I one-third of the total structure width at 20 feet in hciPltt,.Two or more separate and distinct -` --—-
Deleted:minimum_
roof forms_such as dormers_may protect into the street front setback plane if they are less Deleted: , are:l� _a
• �t
1 than one-half of the total structure width at 20 in feet height. Formatted:Font: 12 pt ]
Side Yard Setback Plane-Interior Yards. Deleted:11
a. Excent as set forth in section(c)below.the side_Qrofile of a structure shall fit Formatted:Font color:Custom
behind a plane that starts at the side properly line and extends upward to 12 feet and stones 1 Co a�tl'1'1)1
toward the center of the lot at A slope of 12:12 unto the maximum allowed height at the peak Formatted:Font: tz pt_
as illustrated in Annendix 50.07-D. I Formatted:Font: 12 pt
b. Roof forms may nenetratc into the side y ra Setback plane reo wired under cal Formatted:Font: 12 pt i
above as follows: Formatted:Font: 12 pt j
i. Anv_iladiv-idual r oLform mayor netrate the side setback plane if it is I Formatted:Font: 12 pt I
less than one-third of the total structure length at 12 feet or more in height. Two or more ( 1 Formatted:Font: 12 pt,Not
5eparr to and_distinct roof forms such as dormers or gables may grmec into the side setback I Highlight I
Dlanc if they are less than one-half of the total structure length at 12 feet or more feet in I 1 Formatted:Font: 12 pt,Not
heichi I Highlight 1
ii. BUlldinl' nrojcctiOIns allowed under LOC 50.22.045 may nrniect un IQ' (Formatted:Font: 12 pt )
2 feet into the side yard setback nlanc. Chimneys are exempt from the setback plane l Formatted:Font: 12 pt 1
I requirement. (Formatted:Font: 12 pt 1
c. On sloped lots where the lot is upslone from the abutting street_no side yard (Formatted:Font: 12 pt 1
, setback plane is rcauired(cross reference 50.02-definition of sloped lot). (Formatted:Font: 12 pt
Infill Task Force Draft Recommendations Structure Design/Setback Planes
Page 11 of 22 03/07/07
Structure Design Concepts - Continued. .
• Create a menu of design options for neighbor facing side
elevations and street facing facades.
• Consider landscaping alternatives for compatibility, scale, and
privacy.
The facing page provides the alternative side yard design treatments. Options are
provided to the side yard wall plane and include a building offset option and a
landscaping option. The section on the facing page applies to the R-7.5. R-10. and
R-15 zones.
t4
iit. ;:.-. ""lr'ii:,.:011tr
C N;
I. . rt . ,.. . , _ •3'. q F -1 F'. y',.
_. _.arcr1W -.^a' - 4 R i'" .gyp A. ;!,v e r "l.
i
-4.• r5`-t 7'. y. • . n- 7KA t - err k ice'- ..,io ' Y •-,- t
.
i - �
•-- - - .Il'�i -
Intill Task Force Drafi Recommendations Structure Design/Setback Planes
Page 12 of 22 03/07/07
Section 50.08.045 Structure Design-R-7.5,R-10,and R-15 Zones.
). Side Yard Appearance and Screening )Formatted:Font: 12 pt )
One or more of the following design treatments shall be annlied along side yards or facade Deleted:Maximum Sidc Y1rd Plane.
that lace side yards. The treatments arc applicable to both interior side yards and side yards Formatted:Indent:Left: 0 pt,First
that abut streets.. l line: 0 pt,Right: -18 pt
a. Treatment I - Maximum Side Yard Plane (Formatted:Font: 12 pt 1
i. The side elevation of a structure must be divided into smaller areas or planes I Formatted:Font: 12 pt ]
) to minimize the appearance of bulk to properties abutting the side elevations of a primary De1e ;a
structure. When the side elevation of a primary structure is more than 750 square feet in area, )Formatted;Font: 12 pt I
the elevation must be divided into distinct planes of 750 square feet or less. For the purpose
of this standard,areas of side-yard wall planes that are entirely separated from other wall
planes arc those that result in a change in plane such as a recessed or projecting section of the
structure,that projects or recedes at least 2 feet from the adjacent plane, for a length of at
least 6 feet„ I Formatted: Font: 12 pt I
ji. The maximum side yard plane may be increased by 10%on a side for every Deleted: I 1
additional 5 feet of side yard setback provided beyond the minimum required by the (Formatted:Font: 12 pt I
zone,on the side property line. 1 Formatted:Font: 12 pt ]
b. Treatment 2 -Side Yard Features
i. Side walls shall include a building face with two or more wall Dffsets of 4 - -- I Formatted:Indent:First line: 36 pt I
sixteen inches or greater. Offsets shall be separated by no less than four feet and.at a I Formatted:Font: 12 pt 1
minimum.shall result in a change in the wall plane for a full building story. [Formatted:Font: 12 pt ]
ii. WjndPw bays may be utilized to satisfy the reauirement for offsets. Such _-{Formatted:Font: 12 pt )
windows shall cxtend_aminirttu t twelve inches outward from the main wall of a ---
building and shall for .ahav or_alcovein a room within the structure. Bay windows )Formatted:Font: 12 pt ]
in
used to meet this reauiremenl shall not be exemnt from setback requirements.used Font: 12 pt ]
iii. Walls shall include a roof cave overhang of 16 inches or greater. °`le°`� 7.
'- - - —1
iv. Windows and doors shall occupy a minimum of fifteen percent of the side _- {Formatted:Font: 12 pt )
wall facade on facades that face the street. _Window trim_2_minim_uim of four i ehes in {Formatted:Font: 12 pt 1
width.shall be provided.. ]
-�Formatted:Font: 12 pt
._.Treatment 3 - Screening Formatted:Font: 12 pt )
i The applicant shall provide screening and buffering of the wall nlanc with
I Formatted:Font: 12 pt 1
a minimum of one standard plant unit for every 50 linear feet of side yard property line or s
traction thereof: Standard plant units are defined npendix 50.17-E (Formatted:Font.apt )
ii_ As an alternative.the applicant may use one or a combination of options Formatted:Font:12 pt )
A-D found in Appendix 50.07-E, All landscape plants shall be grouped and clustered to I Formatted:Font:12 pt )
visually break un wall planes into smaller segments, I Formatted:Font:12 pt 1
iii To use the screeninP option. the following standards shall be satisfied, I Formatted:Font: 12 pt ]
1. A minimum distance of at least 15 feet shall be provided between ' (Formatted:Font: 12 pt ]
dwellings, (Formatted:Font:12 pt 1
2_ Tree snecies used shall becouloUble with the distance between ) Formatted:Font: 12 pt ]
dwQlltngs, (Formatted:Font: 12 pt )
3_ Tree vaults or other accicntable barrier techniques shall be used to (Formatted:Font: 12 pt
avoid root growth under the foundations of adiacent structures. Formatted:Font: 12 pt
Formatted:Font: 12 pt )
I Formatted:Font: 12 pt 1
I Formatted:Font:12 pt i
I Formatted:Font: 12 pt i
Infill Task Force Draft Recommendations Structure Design/Setback Planes
Page 13 of 22 03/07/07
Structure Design Concepts - Continued:
• Create a menu of design options for neighbor facing side
elevations and street facing facades.
• Consider landscaping alternatives for compatibility, scale, and
privacy.
The facing page provides the alternative side yard design treatments for the R-6
zone.
Intill Task Force Draft Rcconunrndations Structure Design/Setback Planes
Payc 14 of 22 03/07/07
Section 50.07.040 Structure Design—R-6
4, $ide Yard Appearance and Careening Formatted:Font: 12 pt
•
One or more of the following design treatments shall be annlied alone side yards or facade Deleted: Maxim in-Sjlk Yard,t tang
that lace side yards. The treatments arc applicable to both interior side yards and side yards Formatted:Indent:Left: 0 pt,First
that abut streets., line: 0 pt,Right: -18 pt
a. Treatment I - Maximum Side Yard Plane [Formatted:Font:12 pt 1
The side elevation of a structure must be divided into smaller areas or planes (Formatted:Font: 12 pt
to minimize the appearance of bulk to properties abutting the side elevations of a primary Deleted:a
structure. When the side elevation of a primary structure is more than 500 square feet in area, Formatted: Font: 12 pt
the elevation must be divided into distinct planes of 500 square feet or less. For the purpose
of this standard,areas of side-yard wall planes that arc entirely separated from other wall
planes arc those that result in a change in plane such as a recessed or projecting section of the
structure,that projects or recedes at least 2 feet from the adjacent plane, for a length of at
least 6 feet, I Formatted:Font: 12 pt
ji. The maximum side yard plane may be increased by 10%on a side for every Deleted:b
additional 5 feet of side yard setback provided beyond the minimum required by the (Formatted:Font: 12 pt
zone,on the side property line. {Formatted:Font: 12 pt
b. Treatment 2 -Side Yard Features
i. Side walls shall include a building face with two or more wall offsets of (Formatted:Indent:First line: 36 pt
sixteen inches or greater. Offsets shall be separated by no less than four feet and. at a (Formatted:Font: 12 pt
minimum.shall result in a change in the wall plane for a full building story. {Formatted:Font: 12 pt
ii. Window bays may be utilized to satisfy the reouirement for offsets. Such _ . ( •
Formatted:Font: 12 pt
windows shall cxtendiuininium f twelve inches outward from the main wall of a {Formatted:Font: 12 pt
building and shall form a bav_or t covejn a room within the structure. Bay windows
used to meet this requirement shall not be exempt from setback requirements, Formatted:Font: 12 pt
iii. Walls shall include a roof cave overhang of 16 inches or greater. Dom '
iv. .Windows and doors shall ocqlipv_a minimum of fifteen percent of the side Formatted:Font: 12 pt
wall facade on facades that face the street. .Window trim a minimum of four inches in Formatted:Font:12 pt
width.shall be provided_ Formatted:Font:12 pt
c... Treatment 3-Screening s Formatted:Font:12 pt
i- The applicant shall provide screening and buffering of the wall plane with Fo •Font:12 pt
a minimum of one standard plant unit for every 50 linear feet of side yard property line or • -
• Formatted:Font:12 pt
traction thereof:, Standard oiant_units are defined in Ap t 07tF,E
ii. As an alternative,the a�nlicant may use one or a combination of options Formatted:Font:12 pt
A-D found in Appendix 50.07.7E., All landscape plants shall be grouped and clustered to Formatted:Font: 12 pt
visually break no wall planes into smaller segments, Formatted:Font: 12 pt
To use the screening option. the following standards shall be satisfied: Formatted:Font: 12 pt
1. A minimum distance of at least i 5 feet shall be provided between ' Formatted:Font:12 pt
dwellings, Formatted:Font 12 pt
2. Tree species used shall be ct moatible with the distance(ze4ween Formatted:Font: 12 pt
-dwellings — Formatted:Font: 12 pt
_ 3. Tree vaults or other acceptable barrier techniques shall be used to Formatted:Font: 12 pt
avoid root growth under the foundations of adiacent structures, Formatted:Font: 12 pt
Formatted:Font: 12 pt
Formatted:Font: 12 pt
Formatted:Font: 12 pt
Formatted:Font: 12 pt
Infill Task Force Draft Recommendations Structure Design/Setback Planes
Page 15 of 22 03/07/07
Structure Design Concepts - Continued:
• Create a menu of design options for neighbor facing side
elevations and street facing facades.
• Consider landscaping alternatives for compatibility, scale, and
privacy.
The facing page provides the alternative side yard design treatments for detached
single family, zero lot line, and duplex development the medium high density zones.
Infill Task Force Draft Recommendations Structure Desien/Setback Planes
Page 16 of 22 03/07/07
Section 50.06.060 Structure Design—R-0. R-2. R-3.and R-5 Zones.. Deleted: R-s z000 '
0 2_ Side Yard Appearance and Screening ( Formatted:Font: 12 pt I
One or more of following design treatments shall be annlied alone side yards or facades Deleted: 6 Yard !
t' j
that tee side yards. The treatments arc annlicable to both interior side yards and side yards I Formatted:Indent:Left: 0 pt,First I
that abut streets.. line: 0 pt,Right: -18 pt
a. Treatment I - Maximum Side Yard Plane I Formatted:Font: 12 pt 1
The side elevation of a structure must be divided into smaller areas or planes to minimize the
appearance of bulk to properties abutting the side elevations of a primary structure. When the
side elevation of a primary structure is more than 500 square feet in area,the elevation must
be divided into distinct planes of 500 square feet or less. For the purpose of this standard,
areas of side-yard wall planes that are entirely separated from other wall planes are those that
result in a change in plane such as a recessed or projecting section of the structure,that
projects or recedes at least 2 feet from the adjacent plane,for a length of at least 6 feet.
.b. Treatment 2 -Side Yard Features
i. Side walls shall include a buildig face with two oringr.wall offsets of ' - (Formatted: indent:First fine: 36 pt I
sixteen inches or greater. Offsets shall be separated by no less than four feet and.at a , (Formatted:Font: 12 pt 1
minimum.shall result in a change in the wall plane for a full building story. f Formatted:Font: 12 pt ]
ii. Window bays may he utilized to satisfy the renuirement for offsets. Such (Formatted:Font: 12 pt 1
windows shall extend&minimum of twelve inches outward from the main wall of a
building and shall form a bav_or alcove in a room within the structure. Bay windows (Formatted:Font: 12 pt
used to meet this rcouirement shall not be exempt from setback reuuirements Formatted:Font 12 pt
iii. Walls shall include a roof eave overhang of 16 inches or greater. Deleted`
iv. .Windows and doors shalt.ogoav a minimum of fifteen oercent of the side I Formatted:Font: 12 pt 1
wall facade on facades that face the street. Window trim,a minimum of four inches in I Formatted:Font: 12 pt
—
width.shall be provided,
C Formatted:Font: 12 pt
c. Treatment 3 -Screenin
I Formatted:Font: 12 pt 1
i. The applicant shall nrovide screening and buffering of the wall plane with
a minimum of one standard plant unitfor every 50 linear feet of side yard property line or r
Formatted:Font: 12 pt
I Formatted:Font:12 pt 1
fraction thereof., Standard plant units are defined in Aonendix..5Q.Q7,Ex
ii. As an alternative the annlic nLmav use one or a co bination of options (Formatted:Font: 12 pt 1
A-D found in Appendix 50.077E. All landscape plants shall_4e_arpuned and.elustere into ( Formatted:Font:12 pt 1
visuallv_hreak uU wall planes into smaller segments, (Formatted:Font: 12 pt )
iii To use the screeninm option. the_fbllowint=standards shall be satisfied: (Formatted:Font: 12 pt 1
I. A minimum distance of at least 15 feet shall be.nrovidecLbetw+eett % I Formatted:Font: 12 pt I
dwellings. (Formatted:Font: 12 pt 1
2. Tree species used shall be comnatible with the distance between ( Formatted:Font: 12 pt 1
dwellintts. '. (Formatted:Font: 12 pt 1
3. Tree vaults or other acceptable barrier techniaues shall be used to (Formatted:Font: 12 pt
avoid root growth under the foundations of adjacent structures,
i Formatted:Font: 12 pt
Formatted:Font: 12 pt
•
Fomatted:Font: 12 pt
(Formatted:Font: 12 pt
i Formatted:Font: 12 pt
Infill Task Force Draft Recommendations Structure Design/Setback Planes
Page 17 of 22 03/07/07
Structure Design Concepts -Continued:
• Consider landscaping alternatives for compatibility, scale, and
privacy.
Structure Design Concepts -Continued
Appendix 50.08-E defines Plant Units for side yard screening. The proposal requires
one plant unit for every 50 feet of linear side yard property line or fraction thereof.
Infill Task Force Draft Recommendations Structure Design/Setback Planes
Page 18 of 22 03/07/07
Appendix 50.07-E
•
Plant Unit Alternative Quantirs Site anti'hype of illustration I Formatted Table —
Plants Required
66
Standard Plain Unit 1 - 3"caliper canopy tree
2 - 1 caliper under story tree4 Formatted: Indent:Left: 0 pt,
13 - 3' high shrubs Hanging: 23.4 pt,Tabs: 23.4 pt,
630 i Left t at 30.9 q�
Alternative Unit A* 1 - 3"caliper canopy tree
1 I v2.-caliper under story tree
- 6' high evergreen tree
11 -3' high shrubsCiDCT3
'Alternative Unit B* 2 - 1 ! caliper under story treeC:(43
3 - 6' high evergreen trees /,
7- 3' high shrubs \i
-
Alternative Unit C** 2 - caliper canopy tree
3 - high shrubs
Alternative Unit D* Minimum 10' long trellis.arbor. �( k1011-11or pergola(minimum 6' tall)
t - 1 ! caliper under story tree
10 - climbing plants(native)
*Preferred for vcar arq inc. Screen -** May be required where \ i,i«n clearance is required for safe automobile operation.
Infill Task Force Draft Recommendations Structure Design/Setback Planes
Page 19 of 22 03/07/07
Structure Design Concepts - Continued:
• Create a menu of design options for neighbor facing side
elevations and street facing facades.
• Consider landscaping alternatives for compatibility, scale. and
privacy.
The standards on the facing page implement special concepts for corner lots on the
side yard that abuts the street. Currently, the side yard setback plane applies to this
façade. A greater set of options was desired for these facades. These standards
are options that are in addition to the alternatives for the side yard plane. the offset
wall design, and the landscaped screening.
+. .wq
4.
i,-„,, L, ___ - .. , , ..
_._,,i.:..:*,,...t,::,. si.. ... ,.,,...414. ,.
:
•
4 �4:: - . . -
•r
Infill Task Force Draft Recommendations Structure Design/Setback Planes
Page 20 of 22 03/07/07
e
Section 50.08.045 Structure Design-R-7.5, R-10,and R-15 Zones.
4. Corner Lots- Side Yards That Abut Street; Formatted:Font: 12 pt
As an alternative to the treatments set forth in Section 50.08.045(3).on a corner lot.the Formatted:Font: 12 pt
lollowing additional yard treatments can be used for the side yard facade that abuts a
street:. 1 Formatted:Font: 12 pt
a. Corner Treatment I -Covered Porch. The side Yard facade shall include a
minimum.BQ-sst_uarefoot covered notch. The north shall he a.minimum of five feet deco lFormatted:Font: 12 pt
and shall extend alone a minimum of 25%of the side yard facade that laces the strect._If (Formatted:Font:12 pt
this treatment is employed, the main entry to the house shall be nrovided alone the front (Formatted:Font:12 pt
facade. Formatted:Font:12 pt 1
b. Corner Treatment 2-Balcony. The side yard facade shall include a minimum (Formatted:Font:12 pt
30-sauare foot balcony. The balcony shall he a minimum of three feet deem lf this
treatment is emoloved.the main entry to the house shall be nrovided alone the front _
facade, 1 Formatted:Font:12 pt I
Section 50.07.040 Structure Design-R-6
4. Corner Lots—Side Yards That Abut Streets. Formatted:Font: 12 pt I
As an alternative to the treatments set forth in Section 50.07.040(41.on a corner lot. th:- f Formatted:Font: 12 pt 1
t'ollowine additional yard treatments can be used for the side yard facade that abuts a
street: I Formatted:Font: 12 pt
a. Corner Treatment I -Covered Porch. The side yard facade shall include a
minimum 80.sataare foot covered porch. The porch shall bwninimum of five feet deep I Formatted:Font: 12 pt 1
and shall extend alone a minimum of 25%of the side yard facade that faces the street. If Formatted:Font: 12 pt I
this treatment is emnlovcd.the main entry to the house shall be nrovided alone the front j Formatted:Font: 12 pt .,
facade. Formatted:Font: 12 pt I
b. Corner Treatment 2---Balcony. The side yard facade shall include a minimum I Formatted:Font: 12 pt 1
30-sauare foot balcony. The balcony shall be a minimum of three feet deep. If this
treatment is employed.the main entry to the house shall be nrovided alone the front
facade, . i Formatted:Font: 12 pt 1
Section 50.06.060 Structure Design-R-0,R-2, R-3,and R-5 Zones.-. . i Deleted: R-5Zone
3. Corner Lots-Side Yards That Abut Streets. I Deleted:4
•
As an alternative to the treatments set forth in Section 50.06.060(2).on a corner lot,the I Formatted:Font: 12 pt
followine additional yard treatments can be used for the side yard facade that abuts a 'I Formatted:Font: 12 pt
street- - -. -1 Formatted:Font: 12 pt )
a. Corner Treatment l -Covered Porch. The side yard facade shall include a
minimum 80 st utare foot covered.Qorch. The torch shall be.a minimum of f`.tve 1 t dee0 j Formatted:Font: 12 pt I
and shall extend alone a minimum of 25%of the side yard facade that laces the streeL_If {Formatted: Font: 12 pt
this treatment is emoloved.the main entry to the house shall be nrovided alone the front .[Formatted:Font: 12 pt I
facade. ', i Formatted:Font: 12 pt 1
b. Corner Treatment 2-Balcony. The side yard facade shall include a minimum )Formatted:Font: 12 pt 1
30-sauare foot balcony. The balcony shall be a minimum of three feet deep. If this
treatment is employed, the main entry to the house shall be nrovided alone the front
facade, I Formatted:Font: 12 pt 1
lnfill Task Force Draft Recommendations Structure Design/Setback Planes
Page 21 of 22 03/07/07
Proposal for Design Review for Single-Family and
Two-Family Dwellings - January 31, 2007
A work group met on January 31, 2007 to refine a proposal for establishing a design
review process for single family and two-family dwellings. The group included: Brad
Beals, Jim Bolland, Heather Christman, Mary Lou Colver, Sherry Finnigan, Carolyn
Krebs, and Emogene Wagoner.
Summary of Proposal
Require design review for single-family and two-family dwellings where the dwellings
exceed certain size and dimensional thresholds. Establish a five member Design Review
Board to make decisions.
What is the purpose of design review?
The purpose of residential design review is to assure that any new or remodeled single
family home or duplex fits well within the neighborhood in which it is located. Design
review is intended to assure that development is appropriate in terms of size and scale,
the relationship to neighbors, and the relationship to the street.
What would trigger design review?
• Houses/duplexes over 5,000 sq. ft. in floor area(including the area of the garage).
Floor area includes the floor area of all stories (basements would be included in the
sq. ft. total if more than 50% of the basement exterior wall is exposed).
• Houses/duplexes that exceed the base height requirement of the zone. The use of the
six-foot height exception for roof features would require design review. Exceptions
to the front and side setback planes would not trigger design review provided they do
not exceed the base height requirement for the zone. Chimneys would be exempt but
all other height exceptions would trigger design review.
• Houses/duplexes that are over 80% of the allowed FAR or 90%of the allowed lot
coverage on a site. This requires design review for the homes that are beginning to
push the upper FAR and lot coverage limits in the zones. Based on data collected
from August of 2003 to July of 2005, these design review thresholds would capture
about half of all new single family development. A higher percentage would be
captured in the First Addition Neighborhood.
Floor Area and Lot Coverage (8-03 to 7-05)
Number of Single Family Projects
R-6 R-7.5 R-10 R-15
FAR 6 of 8 > 80% 14 of 28 > 80% 27 of 40> 80% 8 of 19 > 80% I
I Lot Coverage 6 of 8 > 95% 16 of 28 > 90% 19 of 40 >90% 7 of 19> 90%
Residential Design Review 1 03/02/2007
The following table provides a comparison of 80% and 90% FAR thresholds. •
Size Trigger Examples 90% and 80% of Maximum FAR
Zone Lot Area for Maximum 90%of maximum— 80%of maximum—
Example house allowed DR required on these DR required on these
by proposed house sizes house sizes
FAR
R-7.5 I 7,500 sq ft I 4,225 sq ft 3,803 sq ft 3,380 so ft
R-7.5 I 10,000 sq ft I 4,850 sq ft 4,365 sq ft 3,880 sq ft
R-10 I 10,000 sq ft I 5,000 sq ft 4,500 sq ft 4,000 sq ft
R-1 0 I 15,000 sq ft I 6,250 sq ft 5,625 sq ft* 5,000 sq ft
R-15 I 15,000 sq ft I 6,350 sq ft 5,715 sq ft* 5,080 sq ft*
5,000 sq ft limit would trigger DR
• Houses/duplexes with floor area greater than 2,500 sq. ft. when on lots that are:
o Less than the minimum lot size of the base zone, including lots within Planned
Developments.
o Less than 60 feet in width at the front building line.
• Houses/duplexes with side yards less than the minimum listed in the base zone or
where the total side yard dimensions are less than totals listed below:
Lot Conditions Total of Both Side Yards
Less than 65 feet wide 15 feet
66-1 00 feet wide 20 feet
More than 101 feet wide 30 feet
Note: These thresholds need to be tested.
• Additions to houses/duplexes that cause any of the thresholds listed above to be
exceeded.
What is the proposed review process/procedure?
• Establish a five member Residential Design Board (RDB) to make decisions on
houses projects that go through design review. The Board should be made up of four
design professionals and one at-large citizen. All should reside within the urban
services boundary of the City.
• The Residential Design Board will follow a process similar to the current RID
process where the Board will make a decision and then provide notice of the decision.
Notice will be sent to all properties within 100 feet plus additional properties so that
no less than 20 properties are notified. Hearings occur only if requested within a
certain time period following the issuance of the notice.
• An application to RDB will require a site plan, floor plans, building elevations, and a
list of building materials. The plans submitted may be preliminary concept plans but
must be of sufficient detail to allow design review and to allow development of final
plans that conform with the preliminary plans. The RDB does not review plans for
compliance with the building code. Conflicts resulting from building department
review of the plans will need to go back to the RDB or be resolved through a new
process to address minor changes in plans.
Residential Design Review 2 03/02/2007
c
• 1
i
• The fees shall cover the cost of the process. Design review may be combined with
other processes such as variance requests. In such cases, the fees may be reduced.
• Approval criteria will require conformance with design guidelines that are developed
as part of a design handbook and any specific design guidelines that are developed for
an individual neighborhood. Design guidelines are considered essential for the
success of the design review process.
Review Process — Flow Chart
ApproximateTiming
Pre-application Screening with Staff I --
I
Pre-application Conference 15 days
■ Neighborhood Association notice
Application Submitted I --
1
Application Deemed Complete I 15-30 days
Review and Preliminary Decision by DRB 30-45 days
Notice of Preliminary Decision
■ Surrounding properties 15 days
Decision Final if Hearing not Requested— 7 days
Hearing Scheduled if Requested
Notice of Hearing I 30 days
Hearing before DRB --
I
Notice of Decision—Opportunity for 15 days
Appeal to City Council
Residential Design Review 3 03/02/2007
DRAFT
Infill Task Force
Meeting Notes
March 7,2007, 4:00 to 6:00 p.m.
Council Chambers, City Hall
Members In Attendance: Ralph Tahran(Chair),Ted Argo,Brad Beals,Jim Bolland,Marylou Colver,
Heather Chrisman,Doug Cushing, Sherry Finnigan, Sheila Ostly,Patt Thomas
Staff In Attendance: Denny Egner, Stephan Lashbrook
Guests In Attendance: Adrianne Brockman,Jack Hoffman, Carolyn Krebs, Sara Perry,and one
unidentified visitor.
I. Introductions
Ralph Tahran opened the meeting at 4:10 p.m.
II. Citizen Comment
Adrianne Brockman addressed the task force and expressed concern that the work of the task force did
not go far enough to address the size of houses on infill lots. She referred to a new house at 1075
Chandler that met the current infill standards and,based on a quick staff analysis,would meet the
proposed infill standards with only a very small reduction in size. She said that it was a 2-story house
with a 100 foot long east facing fagade that dominated the nearby ranch style houses. She stated that it
was unacceptable that the proposed amendments would continue to permit such a large house. She
expressed disappointment that the side yard plane standards did not do prevent such large facades. Ms.
Brockman left the meeting after making her statement.
The task force continued to discuss the issue. Brad Beals said that one of the major problems was that
this was an oversized lot(18,000 sq it in an R-10 zone)which due to its size, inherently allowed houses
that were incompatible with neighbors. He argued that lot size should govern what standards are applied
and that size needed to be reduced.
Jim Boland expressed concern about how the City would apply design guidelines if a design review
process was established. Denny said if the new design review criteria are written in a way to require
application of the guidelines, the guidelines will function much like other design standards.
III. Meeting Notes
No action was taken on meeting notes.
IV. Work Session
Sloped Lots—Brad raised concern about the proposed height adjustments for lots that had an elevation
change of less than 10 feet. He said that the base zone height should create a height ceiling at the high
point on the building envelope so that the adjusted height does not result in taller structures on the
upslope portions of lots.
Jim Bolland stressed the need for diagrams and architectural images to describe what was intended.
The task force discussed the issue of daylight basements and when floor area is included in the total floor
area governed by FAR. Ralph Tahran described the requirements of the building code. Denny read the
definition from the City Development Code. No changes were proposed.
Infill Task Force Page t
Meeting Notes—March 7, 2007
i
Structure Design/Setback Planes—The task force discussed the issue of bay windows along side yards.
It was agreed that bay windows should not be any closer than five feet to a property line in any zone.
This would allow a 2' extension for a bay window into a 7.5'yard but would not allow any extension into
the yard where a 5' yard is required.
Discussion also focused on the proposed 16"overhang that can extend into side yards. It was noted that
this is not appropriate over a bay window that is already extending into a yard.
Stephan Lashbrook provided task force members with a copy of the ORS requirements for"limited land
use"decisions.
V. Adjourn
The meeting adjourned at 6:00 p.m.
Inflll Task Force page 2
Meeting Notes—March 7. 2007