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MEMORANDUM
Lake Oswego Boones Ferry Road Zoning and Code Amendment
Housing Stakeholders Meeting—Summary Notes
DATE May 7, 2021
TO Scot Siegel
Frank Angelo and Courtney Simms, Angelo Planning Group (APG)
The Housing Meeting for the proposed Zone/Comprehensive Plan Map Amendment and
Development Code Amendments was held via Zoom on May 5, 2021 at 11 am. While this
meeting is not required for the proposed applications, the City sought the input of housing
advocates about the City's work towards affordable housing. Separate from this meeting, a
discussion with the Lake Forest, Lake Grove, and Waluga Neighborhood Associations, and Lake
Grove Business Association, was held on May 4, 2021 at 7pm to receive feedback.
Project Staff Present:
• Scot Siegel, City of Lake Oswego
• Frank Angelo, APG
• Courtney Simms, APG
• Ralph Tahran, Tahran Architecture and Planning, LLC.
1. Welcome (Scot Siegel, Lake Oswego): Scot Siegel introduced the team and gave participants a
chance to introduce themselves. This is part of ongoing work plan that City has had underway
for several years to streamline the permit process and provide financial incentives for affordable
housing. In addition, the City's implementation of HB 2001 will help focus on meeting the
community's housing needs. The City is asking for insight on how to move forward from the
housing experts in the field during this meeting.
2. Tonight's Meeting (Frank Angelo, APG): Frank Angelo discussed agenda for the meeting. He
noted that no development is proposed at this time.
3. Project Background (Frank Angelo, APG): Frank discussed the background on the proposed
code and zoning amendments, existing site, surrounding uses, and reasoning for the proposed
changes. His presentation followed the slides in the attached PowerPoint.
4. Development Study (Ralph): Ralph reviewed the development study. His team was asked to
take a look at studies that respond to existing code requirements for WLG DD. Ralph has
handled the architecture for a number of projects in the area. His firm designed the Bank of the
Boones Ferry Road Zone/Code Amendment Housing Stakeholders Meeting(May 5,2021)-Summary Notes 2 of 5
West Building, which is in the West Lake Grove Design District (WLG), and has designed
affordable housing projects. He has also designed market rate apartments in Lake Oswego and
understands the balance that needs to be found between design requirements and affordable
housing.
The goal of the development study was to estimate the site's capacity for housing and to verify
that an affordable housing project could be developed in the future on the site. The study
specifically addressed required parking, access, and building and site design requirements of the
WLG Design District.
5. Next Steps (Frank Angelo, APG): Frank explained that the application will be submitted on
May 10th, with notice to DLCD on that day. The Planning Commission will review the application
in June and make a recommendation to the City Council. The decision will be made by the City
Council.
The meeting was opened up for questions and comments.
Questions /Answers
Q: Does the City have a land use attorney for this project?
Evan Boone, the Deputy City Attorney, is advising on this application.
Q: What are the deciding factors not to do RMU zoning?
WLG-RMU would require that housing share a commercial use in each building, and WLG-R-2.5
is strictly for townhomes. The R-0 zone would be taller and does not currently exist within WLG.
The intent is to maintain integrity of WLG by using zones that currently exist within the District.
In addition, the RMU zone is designed for townhomes, not larger buildings like offices and
multifamily, with a maximum building footprint of 5,000 sf and a maximum building size of
8,000 sf.
Q: Why did the City choose an 80%AMI goal?
If code amendments contain inclusive zoning, the City would want them to align with the City's
existing affordable housing policy . The City Council has adopted this as a minimum standard for
their affordable housing incentives.
Q: Please confirm: only 0.25 acres of the site will have a zone change.
Confirmed.
Q: If all you need is five extra feet of height to make the desired design more attainable, why
not add extra 5 feet to the site building height maximum as part of the Development Code
Amendments proposed?The City has an obligation to meet fair housing.
The extra five feet could make the design more livable with taller ceilings and ground floor
office or commercial space. It may not be noticeable from neighboring properties.
Q: What will the ceiling heights be?
Boones Ferry Road Zone/Code Amendment Housing Stakeholders Meeting(May 5,2021)-Summary Notes 3 of 5
The design study assumed 9 ft ceilings. However, the Kruse Way apartments (other apartments
in the area) were about 8 feet, which would overall save 3 ft of height. (The initial study had a
building height of approximately 40 feet where 35 feet is allowed in the WLG-OC zone.)
Comment: Design standards will impact costs. Cost containment is key, especially for the
Metro Housing Bond projects. More articulation costs more money, as do balconies and
decks. These are also ongoing maintenance issues for the building envelope.
Comment: Design should include a community room (and possibly one for kids)?These are
important, especially for families to have for homework, laundry, and a leasing office.
Comment: Commercial uses are hard to have as a use for a smaller complex (like 50 units).
Q: Can the City incentives less parking?
The unit mix requires 73 parking spaces, but a 10% discount was included as the site is within a
1/4 mile of a transit stop. The code allows a reduction in parking lot landscaping where mature
native trees are protected.
Q: HB 2001 makes jurisdictions look at parking. Is the City looking at parking for this?
Yes, the City is separately reviewing parking and other HB 2001 requirements.
Comment: If City was looking at an increase to 45-ft height, we would support.
Q: If the City wants to design three separate buildings for this project, it would be difficult to
monitor activity of residents. Is the three buildings a standard?
The team said they would take this under advisement. The WLG-OC zone does not have a
building footprint standard like the standards in the WLG-RMU and WLG-R-2.5 zones. The code
does require 20 percent open space and 20 percent landscaping, for a total of 40%.
A different style of building could be a T-shaped building that looks like three buildings.
Mercantile Village is not in the WLG-DD but could be used as an inspiration.
Q: Why is the zoning so mixed?
The zoning is based on a very specific plan for the area, initially referred to as "the gap" because
it consisted of the unincorporated area between the more intensive commercial uses in the
Lake Grove Village Center and commercial areas to the west. The intent was to allow some
commercial uses while providing a transition.
Q: Is the City looking at townhomes?
Townhome style multifamily units, rather than fee simple, for-sale lots, would be allowed as
multifamily development. It would be very difficult to develop an affordable housing project on
a such a small site with a mix of rental and for sale units. The current WLG-R 2.5 zoning on 0.15
acres allows townhomes, but the small size and split zoning of the property would not work;
hence, our proposal to unify the side with WLG-OC.
Boones Ferry Road Zone/Code Amendment Housing Stakeholders Meeting(May 5,2021)-Summary Notes 4 of 5
Comment: The City should look at for-sale options, cottage cluster, and vertical house
development zone as well.
Q: Is there a property tax abatement for residential over commercial uses?
The City is not interested in creating financial incentives for market-rate, mixed use
developments (vertical housing zone). The market is already producing mixed-use without
incentives. The City Council has previously discussed property tax incentives for affordable
housing but has not adopted any.
Comment: Tigard has land banking tax abatement.
The City owns the subject site, so it is already "banked" and tax exempt.
Q: Is podium parking prohibited?
The design standards of the WLG code make this impractical.
Q: Can the City use URA funds?
The URA funds were used to purchase the site. Once the site is purchased, the funds will go
back into the URA fund.
The team agreed to send the Design Overlay and Zoning Code to participants. The meeting
adjourned at 12:15 pm.
Attachments:
Sign-in Sheet
Presentation
Meeting Notice
Boones Ferry Road Zone/Code Amendment Housing Stakeholders Meeting(May 5,2021)-Summary Notes 5 of 5
Sign-In Sheet
Project Team
Scot Siegel, City of Lake Oswego
Frank Angelo, Angelo Planning Group
Courtney Simms, Angelo Planning Group
Ralph Tahran, Tahran Architecture and Planning, LLC
Attendees
Jennifer Bragar, Housing Land Advocates
Alma Flores, Reach Community Development
Roseann Johnson, Home Builders Association of Metropolitan Portland
Josh Carrillo, Northwest Housing Alternatives
Trell Anderson, Northwest Housing Alternatives
Emily Lieb, Metro
Boones Ferry Road / West Sunset Drive
Zoning Map Amendments
Housing Advocates Meeting
Wednesday, May 5, 2021
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Agenda
❑ Welcome Scot Siegel
❑ Proposed Amendments Frank Angelo
❑ Development Site Study Ralph Tahran
❑ Questions & Answers All
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Site Location
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Background
❑ The Lake Oswego Redevelopment Agency purchased the property in 2018
for construction staging for the Boones Ferry Road Project.
❑ Once the Boones Ferry Road Phase 1 Improvement Project is complete
(est. December 2021 ), the City intends to sell the property.
❑ On March 16, 2021 , the City Council adopted Resolution 21-05, authorizing
an agreement with Metro and the Housing Authority of Clackamas County
to explore options for adding housing to the site.
❑ The action will allow for future housing development on the 1 .38 acres
Boones Ferry Road Construction Staging site.
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Housing Need
❑ City's 2013 Housing Needs Analysis indicates a need for housing that is
affordable for lower-income households and young families with children.
❑ Goal is to provide opportunities for housing diversity for these families.
❑ There has been no new low-income housing units created in the City for
over ten (10) years.
❑ Affordable for low-income households - defined as households earning
80% or less of Area Median Income (AMI) in Clackamas County and Lake
Oswego.
❑ According to HACC, 80% AMI for the Portland area calculates to $73,700
for a family of 4 (2020), which is the starting pay for a Lake Oswego
firefighter; or the earnings of a household with an entry-level teacher in
Lake Oswego Schools and a partner earning minimum wage.
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CitySupport for Affordable
Housing
❑ Since 2016, the Lake Oswego City Council has prioritized the creation of
multifamily affordable housing by:
o Amending its Development Code to streamline permitting for housing
o Adopting financial incentives such as system development charge and
fee waivers for accessory dwellings and eligible multifamily projects.
❑ In 2019, the Council established a goal of realizing a Metro Housing Bond
funded project in Lake Oswego
❑ In 2020, the Council established the following Goal/Initiative for this site:
"Begin work to construct at least one new affordable housing project by
rezoning the Boones Ferry Road staging area to allow for an affordable
housing development. "
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Proposed Amendments
In order to permit residential uses on the site, the
following actions must occur:
❑ Code Amendments to allow residential uses in the WLG-OC
zone, because they are not currently allowed in WLG-OC
❑ Zone Change / Comprehensive Plan Map Amendment to unify
the site in the WLG-OC zone
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Zoning Ordinance Text Amendments
50.03.002 - Use Table
• Permit multifamily residential within the WLG-OC Zone, limited to the Boones Ferry
Site
50.03.003.2 — Use-Specific Standards: Residential Uses in Commercial and
Special Purpose Zones
• Permit multifamily residential within the WLG-OC Zone, limited to the Boones Ferry
Site
50.05.005.6.a - Design Standards for the Office Commercial (WLG-OC) Zone
• Change the Purpose Statement of the Design Standards to include limited
residential uses, similar to OC zoning elsewhere in the City.
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Zone Change / Comprehensive
Plan Map Amendment
Zone Change / Comprehensive Plan Map
Amendment - West Lake Grove (WLG) District:
❑ WLG-OC = 1 . 13 acres — no change in zoning
❑ WLG-R 2.5 = 0. 15 acres — change to WLG-OC
❑ WLG-RMU = 0. 10 acres — change to WLG-OC
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Proposed ZoningMap
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Standards for App of
Amendments
The following review factors will be applied to the proposed
amendments:
❑ Comprehensive Plan Policies
❑ Lake Forest Neighborhood Plan Policies
❑ Housing Needs Analysis
❑ Traffic Analysis
❑ Metro Functional Plan
❑ Statewide Planning Goals
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Next Steps
❑ May: File application for proposed Zone Changes and Code
Amendments
❑ May / June: City Review
❑ June / July: Planning Commission Hearing and City Council Hearing
❑ TBD: Development proposals
❑ TBD: Development review
❑ TBD: Transfer of property
Questions / Comments
Scot Siegel, FAICP, LEED-AP
Planning & Building Services Director
City of Lake Oswego
PO Box 369
Lake Oswego, OR 97034
503.699.7474
ssiegel@ci.oswego.or.us
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Courtney Simms
From: Frank Angelo
Sent: Thursday, April 15, 2021 2:26 PM
To: steve@habitatportlandmetro.org; Emily.Lieb@oregonmetro.gov;
Jonathan.Williams@oregonmetro.gov; billv@noah-housing.org; TAnderson@NWHousing.org;
jsmith6@clackamas.us;jkirkpatrick@clackamas.us;joshtei@clackamas.us; malloy@clackamas.us;
tonik@clackamas.us; dellin@clackmas.us;vbrown@clackamas.us; RoseannJ@hbapdx.org;
alazo@fhco.org;Jennifer Brager (jbragar@tomasilegal.com); aflores@reachcdc.org
Cc: Siegel, Scot; Ralph Tahran; Courtney Simms; Frank Angelo
Subject: Lake Oswego Housing Project
Attachments: BFRS Exist Zoning.pdf
Hello-Angelo Planning Group (APG) is working with the City of Lake Oswego to initiate changes to the City's
Comprehensive Plan Map, Zoning Map and Community Development Code to create an opportunity for an affordable
housing project. We are contacting you because of your expertise in affordable housing development.The City will be
proposing changes to these planning documents for the six properties that it owns at the southwest corner of Boones
Ferry Road and SW Sunset Road. (See attached Zoning Map).The 1.4-acre site is currently used as the Boones Ferry
Road Construction Staging Site.
The City is interested in holding a meeting with housing representatives to provide information to learn more about the
project and to provide input into the process. Because of your interest in housing, I am inviting you to attend a virtual
meeting to become familiar with the City's proposal.This meeting will be in addition to the Neighborhood Meeting that
will be held with the community.
The meeting will be held during the day. We are suggesting that the meeting be held either the morning of Wednesday,
May 5th or the afternoon of Tuesday, May 11th. I am providing the following Doodle Poll link to determine which date/
time would be best for the virtual meeting. We are setting aside one-hour for the meeting.
If you are interested in attending, please review the time and date options in the link below and share your preferred
times for participating in the virtual meeting with us by Tuesday,April 20th.The options are the morning of May 5
(Wednesday)and afternoon of May 11 (Tuesday).
https://doodle.com/poll/ipwzreagbk2mgrta?utm source=poll&utm medium=link
We will send out a formal meeting invitation with the meeting link once a date/time has been selected. We look forward
to your participation and the opportunity to present the steps the City is taking to provide this housing opportunity. If
you have any questions, please email me. Otherwise, I look forward to your response to the Doodle Poll.
Thanks, Frank Angelo
A
441°§6/444' Frank Angelo/Principal
503.227.3664/fanaeloC anaeloolannina.com
921 SW Washington St.Suite 468
Portland OR 97205
htto://www.anaeloolannina.com
, Please note-I'm working remotely for the time being.The best way to reach me is via email or voicemail.
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