HomeMy WebLinkAboutAgenda Packet - 1986-12-15 .
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CITY OF LAKE OSWEGO DEVELOPMpNT REVIEW BOARD ,
CITY COUNCIL CHAMBERS, CITY HALL. 380 'A' AVENUE
December 15, 1986
% 7:30 p.m. o
I. CALL TO ORDER
II. ROLL CALL
Y " y . III. APPROVAL OF MINUTES . "I.
November 3, 1986
November 17, 1986
{ December 1, 1986 •
IV. PETITIONS AND COMMUNICATIONS
V. PUBLIC HEARINGS a'
. •I A. VAR 55-86-11. A request by Dan and Sali Bernhardt for
„ . . approval of the following six variances to enclose an
existing, second-story deck (1060 North Shore Rd., Tax Map
2 lE l0BB, Tax Lot .7000: (See attached for specifics)
VI. GENERAL PLANNING
VII. OTHER BUSINESS - Findings, Conclusions and Order
1 SD 28-76 (Mod.-86) (Carlson Custom Homes)
- DR 19-86-09 (Veterinary Clinic)
- DR 21-86-11 (Elm Street Investors) •'`I
VIII. ADJOURNMENT
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Ttio Lake Oswego Development Review Board welcomes your interest
in these agenda items. Feel free to come and go as you please. e
DRB Members: Staff:
Richard Eslick, Chair Karen Scott " • c
Robert Blackmore Assist. City Mgr. 0 '
Kenneth Zinsli Planning & Dev. ��
Curtis Finch Mike Wheeler ,
•' Vern Martindale, V. Chair. Associate Planner ` ,
Anthony Wright Marian Andersen
B. Daniel Ingrim Secretary4. '%
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CITY OF LAKE OSWEGO . r,
'4, PLANNING DEPARTMENT STAFF REPORT . iR,
APPLICANT: Dan & Sali Bernhardt FILE NO. : VAR 55-86-11
OWNER: Dan & Sali Bernhardt DATE: December 3, 1986
LOCATION 1060 North Shore Road
LEGAL DESCRIPTION Tax Map 2 lE IOBB, Tax Lot 7000
NEIGHBORHOOD ASSOCIATION: None . ' F
REQUEST:
The applicant is requesting approval of the following six
variances: ` ,.
1. Approval of a variance to the restrictions placed on
nonconforming structures [LOC 48.700(2) (b) ] ;
2. Approval of a variance of 8' 6" to the 25' rearyard t .
setback [LOC 48.215(1) ] ; =
3. Approval of a variance to the 30% maximum lot coverage
[LOC 48.225(1) ]
':::::::* * '':'
4. Approval of a variance to the required 25' setback from
Oswego Lake, measured from the applicant's property
line [LOC 48.535(3) ] ;
5. Approval of a variance to the code restriction
{ requiring nonconforming structures, damaged or ;
destroyed by any means to the extent that the cost of
rebuilding the damaged portions would exceed 50% of the
current replacement cost, the rebuilding shall conform
., fully to City Codes and Standards (LOC.715) ; -' ; •r
' # r'' 6. Approval of a variance to the requirement that no yard
or other open spaces, existing on or after December 2, 4„',, ,,
' ; 1982 shall be reduced in dimensit.n or size below the a•" �;
minimum required by Chapter 48 (LOC 48.500, 46.020) . .. r+
' CRITERIA • '
M >
LOC 48.195 - 48.225 R-7.5 Zone Description
,, (Setbacks, Lot Coverage, Etc.)
. ` LOC 48.535(3) Oswego Lake
LOC 48,535(4) Special Street Setback ' ..
LOC 48.535(5) General Exceptions to Yard
Requirments '
•
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:, Staff Report/VAR 55-86-11
Page 2
ti ( LOC 48.700 Nonconforming Structure '' '
Defined, Rights Granted
LOC 48.650 Authorization to Grant Variances • `',
Z''. ! LOC 48.655 Classification of Variances
LOC 48.690 Action on Class II Variances, •
Appeals ¢ '
LOC 48.810 Quasi-Judicial Evidentiary Hearing
Procedure
1•1 LOC 48.815 Criteria for Approval
I APPLICABLE DEVELOPMENT STANDARDS
,
I Street Lights (5.005)
Parking (7.005)
Drainage for Minor Development (12.005)
( Utilities (14.005)
Hillside Protection and Erosion Cuntrol (16.005)
Fences (10.005)
% ' AUTHORITY TO REVIEW ,
Mr : LOC 48.665 classifies the variance requests into either Class I
` or Class II. Requests for Class I variances are administrative
i and requests for Class II require public hearings. Hearings on
requests for Class II variances will be conducted pursuant to LOC
48.810 (Quasi-Judicial Evidentiary Hearing Procedures) .
, b
The existing dwelling was constructed in the 1930's, prior to the
r,tablishment of the current land use standards. The lot is
c,pproximately 7700 sq. ft. in size and is located in an R-10 zone
(10,000 sq. ft. minimum per delling unit) . LOC 48.515(1) states
that, if on December 16, 1982, a lot does not meet the minimum •
lut area per unit or lot size requirements of the zone in which
the property is located, it may still be occupied by a use
• permitted outright in the zone subject to the other requirements
• of the zone and zoning code. Therefore, as the lot existed prior
to this date, and contains only a single family residence, it is •
' a legal lot within the zone.
• The applicants purchased the property in 1985 from the second
Owner, who had lived in the residence for 20 years, Prior to the
purchase, the house sat vacant for two years while on the market. •
The dwelling and accessory structures maintain yards indicated on ,
.ry the applicants' site plan (Exhibit 2) .
PROJECT SUMMARY
The 'applicants propose to update the existing dwelling from its .,• •'
original condition, comensurate with that of the area. The
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Staff Report/VAR 55-86-11
Page 3
applicants state that the dwelling's amenities offered very
little when compared to the market value of the property based
upon its location. It is the objective of the applicants to
improve the house to the same standards as the other homes in the
area.
. + The applicants prose t� enclose an existing, second-story,
covered deck to take advantage of the space on a year-round
basis. The proposal involves the need for the variances listed
earlier in this report. The residence is a nonconforming
•
structure as it encroaches into the required rearyard setbacks, • � :
setback of Oswego Lake, and exceeds the maximum lot coverage
currently allowed. Despite the need for the numerous variances
prescribed by the Code, the improvement proposed will result in •
no further encroachments than currently exist. �.
APPLICABLE DEVELOPMENT STANDARDS
_.;- ".; .
The following standards are not applicable as they apply only to
major development: Building Design; Transit; Parks and Open
Space; Landscaping; Screening and Buffering; and, Drainage for 't:• � .
Major Development. The site does not include any Historic ,.
, Resources, Stream Corridors, Wetlands, Weak Foundation Soils, or
Floodplains. No Fences are proposed. •.. "
Street Lights (5.005) - The nearest street light is located ,
in front of the dwelling. No additional street light is
,, required in connection with this application as it does not i, •
M A, include public and private streets, public pathways and
accessways, or parking lots. .r •
I
Parking (7.005) - This standard provides that a single '�
family residence shall have two offstreet parking spaces in
addition to the garage. The applicant's variance request
> will not affect this Standard. Two offstreet parking spaces
will continue to be provided. •
Drainage for Minor Development (12.005) - This standard
ensures any alterations of the drainage patterns due to
development do not adversely affect other properties.
Conformance with this standard will be met by a condition or'
building permit approval. , f
Utilities
W
waterline (14.005) - The existing house is serviced by a 24" r[
in NorthShore Road.
• An 8" sewer line is located on the north side of North Shore
1`
Road.
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Staff Report/VAR 55-86-11 '
Page 4
North Shore Road has a 40' right-of-way and is listed in LOC
48.535(4) as requiring a special 25' setback measured from ,;
the center of the proposed right-of-way. The dwelling is
located 14' in excess of the requirement.
Hillside Protection and Erosion Control (16.005) - This
standard applies to all development which includes hillsides
' or areas with erosion potential. According to the
Comprehensive Plan, the site is located in an area with the
potential for landslide hazard. Where development is to
occur on this site, a report prepared by a registered soils
engineer or engineering geologist must be submitted (in
accordance with LOC 16.035(3) which evaluates soils
conditions and potential hazards. The proposal, in terms of
construction, may not requirer such a report due to the
limits of the improvement proposed. This determination will
be made by the Building Division upon application for a
building permit.
Fences (10.005) - No new fence will be required or is
proposed.
' VARIANCE STANDARDS (LOC 48,650)
A variance may be granted from the requirements of the code if
1 it is established that:
1. The request is necessary to prevent unnecessary •
hardship.
Development consistent with the request will not be
2. injurious to the neighborhood in which the property is
located or to property established to be affected by the request. y�
'..
3. The request is the minimum variance necessary to make
reasonablE use of the property.
4. The request is not in conflict with the Comprehensive
«., Plan.
The applicants have addressed the variance criteria in their
. `;aa:a\ narrative. Staff is in agreement with the narrative (Exhibit 5) .
a` t,. " •^,� ' The applicants proposal requires more than one variance. ; ;i
Virtually all of the variances are related to the structure's , .
`�`` nonconformity, though two of the five variance requests involve
, • ` 1 the specific standards of the underlying zone and one involves
the special setback from Oswego Lake.
i
b.
8 .' v; In addition to the applicants' supporting statements, the t .'
following facts should be noted:
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Staff Report/VAR 55-86-11
Page 5
•o The lot size is smaller than that of the underlying ; 0
zone. As a result of this fact and the noted date of
construction of the dwelling, the lot coverage
requirement is exceeded. The lot is 23% smaller than
required by the current zone, and the lot coverage is •
10.2% in excess of that currently allowed. '/
S dy.
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43F`' s No expansion of the structure beyond the limits of its
existinglot coverage is
propose to be maintainedpaspthey�presentlybexist.
• Due to the floorplan of the dwelling and the location of
entry and garage, expansion of the dwelling to suit the
applicants' intent would be impractical. The applicant
proposes to utilize existing setbacks, and while the
proposal requirires several variances, no new
encroachments or variances are proposed.
ANALYSIS
lffr Staff beli yes the applicant's narrative adequately addresses and
justifies the six variances.
RECOMMENDATION
• y '
Staff recommends approval of the six variances which compose this
request.
EXHIBITS
1. Tax Map
2. Site Plan
3, Floor Plan
4. Elevation
5. Applicantls Narrative
•
6, Survey, Andy Paris & Associates, dated 12/5/85 ` 4
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